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10-02 The Village at Harvest Ridge - Shawnee - Backfile
DATE 1010NING TRACKING SHEE� Check List: Fee & Sign Deposit v Application Form_ Deed Proffer Statement I^ Plat/Survey Impact Analysis ✓ Taxes Paid Statement Adjoiner List i; Impact Model Run ✓ 1-73 - 0 2 Application received/file opened / Reference manual updated/number assigned D-base updated Copy of adjoiner list given to staff member for verification Four sets of adjoiner labels ordered from data processing One 8'/2" x I I" black and white location map ordered from Mapping g- 7.02, rsa-- File given to office manager to update Application Action Summary PC public hearing date ACTION: f BOS public hearing date ACTION: APPROWT) / - 0 Z - 03 Signed copy of resolution for amendment of ordinance, with conditions proffered [if applicable], received from County Administrator's office and given to office manager for placement in the Proffers Notebook. (Note: If rezoning has no proffers, resolution goes in Amendments Without Proffers Notebook.) 1 - Z - 0 3 Action letter mailed to applicant Reference manual and D-base updated O /, 63 - C 3 ile given to office manager to update Application Action Summary (final action) ti 01 eGy� File given to Mapping/GIS to update zoning map Zoning map amended U ,cw0hCommonW"ns rez FU-nd 05/09/02 k CASH uXuAA — Zoo278s 0 • Date r Received From v + Address `� Y 7AZ o> For CA Lj AMi OF ACCOUNT GASH a U Ert - Y AM* PAID CHE BALANCE DUE -- i -.% Y ORDER CREDIT CARDLI By ' RezoninI4 Application Fees t $550.00 $286.29 Base Fee ($35.00 per acre x 16.92 acres) $50.00 Sign Fee ' $886.29 Total Rezoning Application Fee 1 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The follo►Ving information .shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Gilbert W. Clifford & Associates, Inc. Telephone: 667-2139 Address: c/o C. E. Maddox Jr. P.E. VP 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 2. Property Owner (if different than above) Name: Greystone Properties, LLC Telephone: 540-662-7215 Address: 13 S. Loudoun Street, Winchester, VA 22601 Name: Glaize Development, Inc. Telephone: 540-662-2092 Address: P.O. Box 888, Winchester, VA 22604 3. Contact person if other than above Name: C. E. Maddox, Jr., P.E. Telephone: 667-2139 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees X Deep of property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 1 1 ' 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. 1 Please list below all owners or parties in interest of the land to be rezoned: 1 Jim Vickers Richie Wilkins ' Fred Glaize 1 6. A) Current Use of the Property: Vacant 1 B) Proposed Use of the Property: Single Family — Detached — Small Lot _ 1 7. Adjoining Property: See Attached 8. Location: The property is located at (give exact location based on nearest road and 1 distance from nearest intersection, using road names and route numbers). South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County 1 line. 1 1 Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density of intensity scenario for the proposed Zoning District as described on page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 63-A-2 & 63-A-3 2 0 � 0 IE 10 Magisterial: Shawnee Fire Service: Round Hill Rescue Service: Round Hill Districts High School: _ Middle School: Elementary School Sherando James Wood Robinson 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 16.92 RA RP 9.82 RP RP 26.74 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family Home 90 Townhome 0 Multi -Family 0 Non -Residential Lots 0 Mobile Home 0 Hotel Rooms 0 Office Retail Restaurant I 0 in Square Footage of Proposed Uses Service Station Manufacturing Warehouse Other I I 3 i • • • 12. Signature: I (we), the undersigned, do hereby respectfidly make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s) Owner(s) C Date Z3'®2. Date Date j—d-3` d Z--- Date Date a � I u � I � I 11 11 A ) n 11 n 0 Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue IS located on the 2"d floor of the Erederick County Administrative Building, 107 North Kent Street. Name: Kenneth F. Marshall Property # 63-A-2A VNanic: Turner Enterprises, LLC Property # 63-A-21-1 Name: C&W Properties Property # 63-A-2K Name: Kim B. Walls & Marietta Cather Property #63-A-2J Name: George W. Cather Property # 63-A-3A — Namc: Glaize Development, Inc. Property # 63-A-3 964 Cedar Creek Grade, Winchester, VA 22601 949 Cedar Creek Grade, Winchester, VA 22601 221 Millwood, VA 22646 1207 Cedar Creek Grade, Winchester, VA 22602 3296 Apple Pic Ridge Road, Winchester, VA 22603 P.O. Box 888, Winchester, VA 22604 Name: Wine. Church of New Life P.O. Box 1653, Winchester, VA 22604 if Christians Trustee Property # 63-A-4D v Name: Willie McLauren, Jr. Property # 63-5-1-8 „-Name: Blue Ridge Grace Brethren Property # 63-A-2E 139 Mountainview Lanc, Winchester, VA 22602 1025 Cedar Creek Grade, Winchester, VA 22602 q REZONING APPLICATION #10-02 THE VILLAGE AT HARVEST RIDGE Staff Report for the Board of Supervisors Meeting 1µGlA'/ 138 Prepared: December 2, 2002 Staff Contact: Abbe S. Kennedy This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also he useful to others interested in this zoning matter. Reviewed Action Planning Commission: 09/18/02 Tabled Planning Commission: 11/20/02 Recommended Approval Board of Supervisors: 12/11/02 Pending PROPOSAL: To rezone 16.92 acres from RA (Rural Areas) to RP (Residential Performance) District, and to amend the proffers associated with an adjoining 9.82 acre tract presently zoned RP. The combined tracts total 26.74 acres. LOCATION: This property is located south and adjacent to Route 622 (Cedar Creek Grade) bordering the City/County line. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 63-A-2 and 63-A-3 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District Land Use: Vacant Zoned: RP (Residential Performance) Land Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RA (Rural Areas) District South: Zoned RA (Rural Areas ) District East: Zoned LR (City of Winchester) Use: Agriculture Use: Residential; Church Use: Residential West: Zoned RA(Rural Areas) District Use: Residential; Veterinary Clinic 9 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 January 2, 2003 Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox, Jr. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: REZONING #10-02 THE VILLAGE AT HARVEST RIDGE Dear Mr. Maddox: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of December 17, 2002. The above -reference application was approved to rezone 16.92 acres from RA (Rural Areas) to RP (Residential Performance) District. This property is located south and adjacent to Route 622 (Cedar Creek Grade) bordering the City/County line, and is identified with Property Identification Number 63-A-2. An adjoining 9.82-acre tract zoned RP, identified with Property Identification Number 63-A-3, was submitted for proffer amendments to the residential density; and the combined tracts, totaling 26.74 acres, are in the Shawnee Magisterial District. The proffers that were approved as a part of this rezoning application arc unique to this property and are binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Abbe S. Kennedy Senior Planner ASK\cih cc: Greystone Properties, LLC Harrington Smith, Shawnee District Supervisor* Jane Anderson, Real Estate* em: William Rosenberry and Mr. Robert Morris, Shawnee District Planning Commissioners* (* - without proffers) 107 North Kent Street - Winchester, Virginia 22601-5000 0 0 REZ #10-02, The Village at Harvest Ridge Page 2 December 4, 2002 PROPOSED USE: Single-family detached small lots; age -restricted community. REVIEW EVALUATIONS: Virginia Dept. of Transportation: The application to rezone this property appears to have little measurable impact on Routes 622 (Cedar Creek Grade) and 628 (Middle Road). Route 622 and 628 are the VDOT roadways which have been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Village at Harvest Ridge rezoning application, dated July 2002, does address transportation concerns associated with this request. In the event future access desired direct access to VDOT facilities, any such access should be provided to this office for VDOT review. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the ITE Trip Generation manual, Sixth Edition, for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshal: Access for fire and rescue must be maintained at all times. "Fire Lane No Parking" signs required at fire hydrants and normal and emergency access points. Fire hydrants shall be located within 400 feet of any residential structures. Plan approval is recommended. Sanitation Authority: This project is served by the City of Winchester. Frederick -Winchester Service Authority: No comments. Coun Engineer: Please see letter from H. E. Stra►vsnyder, Jr., P.E., Director of Public Works, dated 7103102. Building Official: No comment required at this time. Shall comment at the time of site plan review. Historic Resources Advisory Board: Please see letter fi-om Rebecca Ragsdale, Planner I, dated 5125102. Parks & Recreation: The proposed proffer of $543 per unit for Parks and Recreation appears to be consistent with the county proffer model as implemented by the county. Frederick Co. Public Schools: Since this is an age -restricted senior citizen community, there is no comment at this time. County Attorney: Proffers appear to be in proper form once signed by owner(s). U 10 REZ #10-02, The Village at Hai -vest Ridge Page 3 December 4, 2002 City of Winchester: Please see attached memorandum fi-om Tim Youmans, Planning Director, dated 8116102. Planning & Zoning: 1) Site History The original Frederick County Zoning map (USGS Winchester Quadrangle) depicts the zoning for the two parcels as R2 (Residential Limited) District. Prior to 1980 the two parcels were changed from R-2 (Residential Limited) to A-2. During the comprehensive downzoning of October 8, 1080, parcels 63-A-2 and 63-A-3 were changed from A-2 to RA (Rural Area) zoning district. On September 10, 1997, parcel 63-A-3 totaling 9.81 acres was rezoned from RA to RP as part of the Westridge Subdivision, Section III and was included within the County UDA. The 16.92 acre RA tract was included in the County's Urban Development Area by action taken at the Board of Supervisors meeting of November 10, 1999. 2) Location The property is located south and adjacent to Route 622 (Cedar Creek Grade), bordering the city/county line. Cedar Creek Grade is classified as a major collector road. To the east is proposed residential lots in the city, to the northeast is "Homespun" an adjacent commercial enterprise, to the north across Cedar Creek Grade is farmland, to the west is a single family home site and a veterinary clinic, and to the south is single family residential and a church. 3) Site Suitability The site is characterized by a ridge running through the center of the site. There are no steep slopes or wetlands located on the site. The existing stands of trees are to be preserved where they can provide a buffer to existing roads. The site is an under -layer of limestone and limestone residual clays. 4) Frederick County Comprehensive Plan The site is located in the Urban Development Area (UDA) ; the 9.82 acre tract included in 1997, the 16.92 acre tract in 1999. The proposed residential use is consistent with the UDA expansion. The Urban Development Area expansion for the 16 acre site was approved with the condition that access is provided from Cedar Creek Grade through this parcel to Westview Lane within Westridge, Section III. The submitted rezoning proposal calls for a private street system to be connected at two points to the City of Winchester street system. Therefore, the applicant contends that the low traffic generation of a single family small lot age restricted development precludes the need for an additional connection onto Cedar Creek Grade. 0 0 REZ #10-02, The Village at Harvest Ridge Page 4 December 4, 2002 5) Intended Use The intended use of this property is for a total of 90 single-family small lot units on Parcels 63- A-2, and 63-A-3. Of significance is the proffer of use as an age -restricted community which minimizes the permanent residence by school -age children. On Parcel 63-A-3, 9.82 acres is currently zoned RP, with an existing proffer for single-family detached homes of 12,000 sf. lot area not to exceed 25 lots. The submitted rezoning proposal contains provisions for a change of use for the 9.82-acre site, a previously approved RP rezoning from single-family detached urban to single-family small lot. Should this rezoning be approved, all existing proffers on the 9.82-acre parcel would be eliminated and all proposed proffers in this rezoning would apply to the entire 26.74-acre project of the Village at Harvest Ridge. 6) Potential Impacts a.) Transportation Impact Analysis Statement Traffic generation includes 3.7 trips per day per residential unit under the age restricted elderly housing category. The overall project will have a maximum of 90 units for a total trip generation of 333 trips per day. The project will develop from north to south allowing the first connection to the City street system to be included in the first phase of the City subdivision "Harvest Ridge". The splits assumed provide for 2/3 of the generated trips to use Cedar Creek Grade access (222 TPD) and 1/3 Middle Road access (I I I TPD). Review Agency Comment The documentation within the application to rezone this property appears to have little measurable impact on Routes 622 (Cedar Creek Grade) and 628 (Middle Road). These are the VDOT roadways which have been considered as the access to the property reference. VDOT is satisfied that the transportation proffers offered in the Village at Harvest Ridge rezoning application addresses transportation concerns associated with this request. Planning Staff Comments Staff feels that the two interconnections to the conventional single family neighborhoods represent good planning, however, a county road providing a direct connection to Cedar Creek Grade would provide a more direct access for County emergency response vehicles. Staff is concerned that an age -restricted community may anticipate more frequent medical emergency calls which would be required to navigate the City streets in order to access the Village at 0 • REZ #10-02, The Village at Harvest Ridge Page 5 December 4, 2002 Harvest Ridge community. This would also be the case for other service vehicles such as private refuse collection trucks serving the new age -restricted community. The adjoining commercial enterprise northeast of the site ("Homespun") will be required to construct a commercial entrance off of Cedar Creek Grade. Staff believes this is an opportunity for the developer to work out a shared entrance, which would allow an additional access in and out of the age -restricted community and not overburden the city streets in the adjoining single family neighborhood in the city. As the proposed rezoning request stands, this petition proffers that an emergency -only private road connection shall be made to Cedar Creek Grade in the County. Staff also notes that a connection to Cedar Creek Grade was a condition of inclusion into the UDA. b.) Water and Sewer Impact Analysis Statement At the time of improvements of Cedar Creek Grade by the City ten years ago, the property owner- paid for the extension of sewer utilities along Cedar Creek Grade to serve this site. The owner also provided for the extension of a 10" water main into the site to allow for loop water flow connection with the existing Westridge subdivision. The City of Winchester has approved the extension of their water and sewer system into this project. The County Sanitation Authority has declined interest in servicing this project as part of the UDA expansion. The total demand for water use and sewage flow will be 13,500 gpd for the proposed 90 residential units of the Village project. Review Agency Comments This project will be served by the City of Winchester. c.) Site Suitability Impact Analysis Statement A generalized plan has been proposed as a part of the petition for rezoning and is shown as Figure 2B. The meandering street system allows opportunity for landscaping and visual buffering within the subdivision. The configuration of the site allows ample opportunity to provide the buffers and screens required by the county ordinances. A walkway system is proposed including sidewalks and walking trails. Recreation uses will be discussed during the Master Development Plan. A passive system of trails and open space uses are intended to provide active recreation facilities meeting small lot requirements of the zoning ordinance. A community building is not planned for this project. Individual lot sizes will exceed 5,000 sf. • REZ #10-02, The Village at Hai -vest Ridge Page 6 December 4, 2002 Planning Staff Comments Staff notes that there is no proffer regarding lot sizes to exceed 5,000 s. f., and that the Frederick County Code allows a minimum lot size of 3,750 square feet. The applicant notes that no community building is planned for this project. If the lots fall under 5,000 sf., a recreational facility for each 30 dwelling units must be provided, and in addition, single family small lot housing shall provide a community center providing for the equivalent of three age -appropriate recreational units for each 30 dwelling units. The rear yard setback is 15 feet, and Frederick County code states that decks may extend five feet into the required setback in single family small lot housing. Staff feels that this project will adjoin single family homes on the west and south, and the single family homes of the city on the east. Staff notes the need for perimeter residential separation buffers on the east, south and west of the site. Although county code requirements would not require a residential separation buffer be placed between the single family detached homes of the city and the proposed single family small lots, staff would suggest the residential separation buffer be implemented. A road efficiency buffer will be required along the major collector road, Cedar Creek Grade. The attached proffered generalized development plan shows a walkway system and trails that terminate abruptly at the south ends with no connections back out to the street to form a continuous loop. Staff feels this generalized development plan including sidewalks and a walking trail system should be further clarified. d.) Site Drainage Impact Analysis Statement The generalized plan for drainage shown in Figure 5 includes an enclosed storm drainage system connecting to a stormwater management facility located as shown on the plan. This stormwater facility will discharge into the 54" storm sewer located in the Cedar Creek Grade right of way. Provision for expansion of the existing parcel owned by Mr. and Mrs. Turner (in use as "Homespun") will be made as a part of this project. Joint planning for the uses provides for sharing lands for the stormwater management facility. ReWeiv Agency Connnent The proposed rezoning indicates that the stormwater will flow through a detention pond before discharging into an existing stormwater pipe (54 inches) located within the City of Winchester. Our approval of this subject rezoning will be contingent upon the approval of the City on issues related to stormwater management and traffic. • REZ #10-02, The Village at Hai -vest Ridge Page 7 December 4, 2002 Planning Staff Comment The planning staff has not yet seen an agreement between the parties for sharing land regarding storrnwater management, and the enclosed Site Drainage Plan, Figure 5, shows the pond extending into the area where the proposed emergency road connection to Cedar Creek Grade is proposed to be located as shown in the applicant's Transportation Plan, Figure 3. The storrnwater management could be resolved during the MDP review. 7) Proffer Statement A statement of proffers, signed and dated by the owners on August 23, 2002,was submitted to the Planning Department. The applicant has offered the following proffered conditions: A monetary proffer for the sum of $1,539.00 per residential building lot. This provides for $543.00 for Frederick County Parks and Recreation; $481.00 for Frederick County Fire and Rescue; $87.00 for the Sheriff's Office and $241.00 for the Administration Building; and $187.00 for the Public Library. The Generalized Development Plan which includes the following conditions: a. All housing within the 26.74-acre tract shall be single family small lot in accordance with the County's Zoning Ordinance. A maximum of 90 single family small lot units shall be constructed on the property. b. All streets shall be private with an approved connection to two City -maintained inter - parcel comlector streets. C. The 26.74-acre tract shall be designated by deed to be "age -restricted" tinder the U.S. Fair Housing Act. Stipulations shall require at least 80% of the occupied housing units have an occupant who is 55 or older and that no unit shall be occupied by a child under the age of 19 as a permanent resident. The intent is to provide a project for retirement housing that does not generate an impact on the Frederick County School System. d. An emergency -only private road connection shall be made to Cedar Creek Grade in the County in the location shown. Please note that included in your packet are the proffers of the previously -approved RP 9.82- acre tract. These proffers would be abolished and replaced by the new proffers if the rezoning petition is accepted. Correspondence regarding the UDA expansion of the Allen property is included in your packet. 11 • REZ #10-02, The Village at Hai -vest Ridge Page 8 December 4, 2002 STAFF CONCLUSIONS FOR 09/18/02 PLANNING COMMISSION MEETING: The 26.74-acre site proposed for rezoning is within the County UDA and SWSA, making it conducive to residential development. The subject property is located along a major collector road and adjacent to the City of Winchester. Staff would note that the proffers attempt to address the issues of the age - restricted communities, yet concerns by staff prevail on the following issues: a. Direct connection for County emergency response vehicles and other service vehicles such as private refuse collection trucks and road maintenance vehicles. Also, the contingency of the approved UDA expansion upon creating a direct connection to Route 622, Cedar Creek Grade. b. Storrnwater management clarification. A continuous loop to the hiker trail in open space, recreational amenities, and sidewalks along the private streets for an age -restricted community. d. Adequate perimeter buffering between Frederick County RA single family housing, and single family City of Winchester housing. Preservation of existing trees buffering Cedar Creek Grade, while a stormwater management pond and commercial entrance to "Homespun" will be required. Staff feels the applicant should be prepared to address the preceding issues to the satisfaction of the Planning Commission prior to a recommendation being forwarded to the Board of Supervisors. PLANNING COMMISSION SUMMARY OF ACTION FOR 09/18/02 MEETING The rezoning request for 26.74 acres off Cedar Creek Grade for single family small lot age restricted housing brought forward discussion from the Planning Commission and the public. The issue regarding a county public access to Cedar Creek Grade was first addressed by the planning commission. The existing condition of the 1999 UDA expansion that included the subject property required a public access to Cedar Creek Grade when the subject parcel was developed. With a proposed City access to Cedar Creek Grade, the developers argued that two entrances to the same project within a few hundred feet of each other would be a detriment to Cedar Creek Grade. Two residents urged that the proposed county portion of the development not have direct access to Cedar Creek Grade, as it would create an enticing route for cut -through traffic to Middle Road. The applicant requested that action on the rezoning request be tabled to enable the applicant to address outstanding issues. The Planning Commission so moved. • • REZ #10-02, The Village at Harvest Ridge Page 9 December 4, 2002 UPDATE SINCE THE 09/18/02 PLANNING COMMISSION MELTING: The applicant submitted a revised rezoning request addressing a number of issues of concern. A final plat of the area to be rezoned has been revised in order to adjust tract lines for the boundary line change with the Homespun property. The revised proposed rezoning boundary lines shown on the plat necessitated a boundary line adjustment with the Homespun property. The signed plat, which has received the approval of the Zoning and Subdivision Administrator, must be recorded prior to the advertisement of this application for public hearing before the Board of Supervisors. The revised application requests that the Homespun property be brought into the urban development area as a logical addition to the UDA. The applicant has proposed to extend central sewer- service to the Homespun property, which is zoned Rural Areas (RA) and possesses CUP approval for a country store. The requested UDA expansion is necessary to facilitate this extension. This request was considered by the Comprehensive Plan and Programs Subcommittee (CPPS) at its October 14, 2002 meeting, where committee members agreed that the proximity of the Homespun property to the current boundaries of the UDA and its planned commercial use supported its inclusion in the UDA. The applicant also requests that the condition of the original UDA expansion requiring provision of a state road comiection to Cedar Creek Grade be eliminated. The CPPS also considered this request at its October meeting and expressed no objections to the proposal. Revisions to the design of the project include the provision of a dense evergreen screen to be planted along the entire western and southern boundaries of the property. Existing vegetation along Cedar Creek Grade will also be preserved as shown on the revised rezoning plat. Moreover, the applicant has offered to provide a 10' open space buffer between the proposed small lot parcels and the existing and proposed conventional single-family detached lots located within the City limits. The applicant has further proposed to install fencing or landscaping along the rear lot lines of these parcels. STAFF CONCLUSIONS FOR 11/20/02 PLANNING COMMISSION MEETING The revised application for the rezoning of the Village at Harvest Ridge appropriately meets county requirements. Additionally, the final plat for the requested rezoning includes the revisions necessary to address issues raised by the Planning Commission and citizens at the September 18, 2002, public hearing. A statement of proffers, signed and dated by the owners on August 23, 2002,was submitted to the Planning Department. The proffers have not changed since the September 18, 2002, Planning Commission meeting. • 0 REZ #10-02, The Village at Harvest Ridge Page 10 December 4, 2002 Concerns of staff remain regarding the following issue: • Impact to Surrounding Residential Land Uses The applicant's comments state that the dense evergreen screen along the western and southern boundary, and the 10' minimum open space buffer between small lots and the proposed conventional housing in the city, are not proffered improvements. Staff recommends that a residential separation buffer or landscape screen be formally specified in terms of distance and plant materials as part of this rezoning request. Staff suggests that such buffers be implemented on the east, south, and west of the project, as the small lot housing will adjoin single family detached homes of the city and existing single family homes in the RA (Rural Areas). Staff requests that the Planning Commission forward recommendations to the Board of Supervisors regarding the following: 1) The provision of a state road connection to Cedar Creek Grade near the Homespun property be eliminated as a condition of the original UDA expansion. 2) Inclusion of the Homespun property (PIN # 63-A-2H) in the UDA. 3) Forward a recommendation regarding revised Rezoning Application #10-02. PLANNING COMMISSION SUMMARY & ACTION OF THE 11/20/02 MEETING: The Commission believed that the issue raised by Winchester City's Planning Director concerning setbacks for the proposed homes against the adjacent existing conventional development within the City was a legitimate concern. The concern was that an adjacent City homeowner would expect a 25-35' rear yard for any new homes backing up to their side yard; the applicant's representative stated those expectations will be met. Commissioners also discussed with the applicant the design revisions involving the provision of evergreen screening, the preservation of existing vegetation, and buffers. The applicant's representative stated that the screening between this development and the City of Winchester will meet the County's internal landscape screen requirements; and, in addition, he stated that the perimeter of the proposed development will meet the County's ordinance requirements for a full or landscape screen. An adjacent property owner, a city resident, was pleased with the increased buffer and the elimination of the direct access to Cedar Creek Grade. Another adjacent property owner was concerned about whether or not the existing fence would remain so the property line is well marked. Also, the owner of Homespun stated that he and the developers have worked out a mutually satisfying agreement on the Homespun's access, and he believed the result would benefit the County REZ #10-02, The Village at Harvest Ridge Page 11 December 4, 2002 as one of its entrance areas to the City of Winchester. On November 20th, the applicant also submitted a generalized development plan to the Planning Commission at the meeting. The Plaiming Commission believed the revisions addressed the issues previously raised by the Planning Commission and citizens. The Commission recommended approval of the revised rezoning application with the following stipulations: • The provision of a state road connection to Cedar Creek Grade near the Homespun property be eliminated as a condition of the original UDA expansion. • Inclusion of the Homespun property (PIN # 63-A-2H) in the UDA. (Please note: Commissioner Ours abstained; Commissioners Kriz, Unger, and Rosenberry were absent from the meeting.) UPDATE SINCE THE PLANNING COMMISSION MEETING ON NOVEMBER 20, 2002: The applicant has submitted a revised proffer statement to address some of the concerns of the Planning Commission and staff regarding screening between the county and city development and perimeter buffering of the site. Staff has also received recent comment from the City of Winchester regarding their position on the condition of the county road access to Cedar Creek Grade. City staff stated that their preference would be for a second entrance onto Cedar Creek Grade; however, their fallback position would be to have an un-gated emergency access connection that includes an 8' paved pedestrian and bike path at the connection to Homespun. (New Proffers following 11/20/02 Planning Commission Meeting) Generalized Development Plan including: • All streets shall be private with approved connection to two city -maintained interparcel connector streets. Terms of city streets to have approved turnaround for vehicular traffic. • A landscape screen shall be installed along the west property line between areas of preserved vegetation. • Existing trees and vegetation in designated open space areas to be cleaned up, protected and preserved. This preserved vegetation shall serve as a landscape screen against adjacent uses. Some clearing may be necessary for utilities and stormwater management in which case the vegetative screen shall be supplemented with new planting in order to achieve the purpose of a landscape screen. REZ #10-02, The Village at Harvest Ridge Page 12 December 4, 2002 • Side and rear lot lines of small lot development adjacent to the existing or proposed city single family housing shall be located a minimum of 25' from the project boundary line, and the resulting open space shall have an interior landscape screen or preserved natural vegetation. • Trails and/or sidewalks at least 4' in width shall connect each lot in the development. The walkways to be continuous to allow a pedestrian to walk to all parts of the project without leaving the walkway system. The system is to connect to city sidewalks at (2) in both locations (please refer to the attached Generalized Development Plan). Walkways to be either in front or rear of dwelling units. Staff continents at the Planning Commission meeting of November 20, 2002 recommended that the residential separation buffer or landscape screen be formally specified in terms of distance and plant materials as part of this rezoning request. Staff concludes, that although no distances are noted in the proffer statement or on the newly submitted generalized development plan, it is staffs understanding from the minutes of the Planning Commission meeting that the applicant's representative is planning to meet the internal landscape screen requirements of the Frederick County Zoning Ordinance between the City and County development. Furthermore, that the perimeter of the proposed County development will meet the County's ordinance requirements for a frill screen within a minimum distance of 25 feet, or a landscape screen with a minimum distance of 50 feet with preserved existing vegetation fulfilling some of the elements of the screen. Staff would like the applicant to clarify this understanding of the submitted proffer statement and the comments at the Planning Commission meeting. 0:\Agendas\CO\t\1GNTS\RGZONING\Staff Report\2002\VHR_fnal.\%Tx1 1 0 0 Allen Properly I) ' II. General Criteria and Summary ' The Impact Analysis Statement in Section III is provided in summary form for the property totaling 26.74 acres owned or under contract by Greystone Properties, LLC. ' The property is located south of Route 622 (Cedar Creek Grade) at the City/County line and consists of 2 parcels (See Figure 1). The parcel to be rezoned totals 16.92 acres and is currently zoned Rural Area (RA). The requested rezoning is to change the current ' 16.92 acres of RA to Residential Performance (RP). The other parcel is 9.82 acres and is currently zoned RP with a single family lot type ' proffer. This petition proposes to revise the use and proffer to reflect small lot age restricted housing. ' The Impact Analysis Statement for the Greystone Properties, LLC is prepared as required by the Frederick County Board of Supervisors for rezoning approval of the property. The model projects a negative fiscal impact. The owners/developers have proffered an ' amount that will offset the projected negative fiscal amounts in accordance with directives of the Frederick County Board of Supervisors. Of significance, is the proffer of use as an age restricted senior citizen community which eliminates the permanent ' residence by school age children. For this reason a school proffer is not included; however, all other impact categories are proffered pursuant to the impact model and existing County policy. ' There are residential units proposed as part of this rezoning request. The property will support approximately 106 single-family small lot homes based on 4 per acre. The ' property is planned with interconnected private subdivision streets that link to City of Winchester streets at two points. ' Preliminary engineering design studies have been completed and utilized to fashion the General Development Plan (GDP) which is utilized in the proffer statement. The engineering recommendations have allowed the configuration of facilities used .in the impact analysis that follows. A total of 90 single-family small lot units have been determined to be the highest and best use of this site. The proffer statement limits this rezoning to 90 single-family home sites and this limit is used in the assessment of ' impacts. The property is located in the Urban Development Area (UDA) of Frederick County by ' action of the Board of Supervisors. Analysis of environmental and physical characteristics of this property to be rezoned 'indicated that there is an opportunity for quality development for residential uses. 1 Environmental features that limit the development are identified and incorporated for design consideration. Allen Properly 6 I) r� A) n Public sewer and water service are available to the property. Natural gas and electric service are available to the property. The Village at Harvest Ridge project is an excellent use for the property. It is well situated for the purposes required. The need for public school services is eliminated by proffer under the age -restricted condition. The various impacts on existing conditions are soft compared to other forms of residential development. The single floor nature of the older person residential design will create limited impacts on view sheds and the provision for significant landscaping will further soften the impact on adjacent uses. The combination of the proposal made by the applicant as reviewed by the various agencies and staff shows this is an excellent use for the project and is recommended for rezoning 11 Ity SF indicates Single Family Y 4r 4^ Aw� &*I Village at Harvest Ridge ti Location, Zoning and Use Map N 84CK CREEK M4G15IERIAL DISTRICT FREDERICK COUNTY, Figure 1 gilbert w. Clifford 1� associates, inc. Engineers Land Planners Water Quality 117 E Picadill St. Winchester, Virginia 22601 VOICE (540) 667-2139 FAX: (540) 665-0493 EMAIL: gwdiffOr 10 w Frederick County, Virginia IMPACT ANALYSIS STATEMENT "VILLAGE AT HARVEST RIDGE" FOR REZONING REVIEW AND APPROVAL OF THE Greystone Properties, LLC Glaize Developments, Inc. PROPERTIES Back Creek Magisterial District August, 2002 Prepared by: Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 Phone:540-667-2131 Fax:540-665-0493 E-mail: gwcaram@carthlirLk.net earthlink_net ' 000 0� Allen Properly Impact Analysis Statement L IM M. Impact Analysis A. Site Background and History The 26.74 acre site located and fronting on the south side of Cedar Creek Grade west of U.S. Route 11 is shown on the aerial photograph (Figure 1). This site was formally in use for agriculture but has been unused for many recent years. This parcel was included in the County's Urban Development Area by action taken at the Board of Supervisors meeting of November 10, 1999. This site is presently served by gravity sewer and water supply from the City of Winchester and is adjacent to the Westridge Subdivision located in the City of Winchester. The Village at Harvest Ridge project includes two parcels of land, only one of which requires rezoning for the proposed use. The second parcel is at present zoned RP and is the final section of Westridge Subdivision and administratively approved on March 12, 1998. This site was master planned for 12,000 sq. ft. home sites similar to those in the Westridge Subdivision of the City. The proposal contained in this petition includes a proposed change of use ' for the combined 26.74 acre tract to small lot residential age restricted housing. 1 1 F 00 00 Allen Property Impact Analysis Statement D. Traffic ' Traffic generation is estimated by the ITI reference includes 3.7 trips per day per residential unit under the age restricted elderly housing category. ' Proposed by new zoning on this site are 60 dwelling units maximum which would produce a traffic generation of 222 trips per day. The overall ' Village at Harvest Ridge project, which is the subject of the proffer contained in this application, will have a maximum of 90 units for a total trip generation of 333 TPD. The 333 trips created by this proposal are easily handled by the City street system provided by inter parcel connectors in existing and future planning. ' In addition, an emergency chained connection is provided to Cedar Creek Grade using the proposed commercial entrance planned for "HomeSpun" ' (An adjacent enterprise for which a zoning permit has been granted.) The project will develop from north to south allowing the first connection to the City street system to be included in the first phase of the City ' subdivision `Harvest Ridge", a generalized layout is included on Figure 3. Figure 3 shows the traffic flow characteristics expected at build out for this project and includes trip per day counts on each street entering Cedar ' Creek Grade and Middle Road. The traffic analysis provides for a satisfactory and manageable traffic flow for the proposed rezoning area. ' The splits assumed reasonable provides for 2/3 of the generated trips to use Cedar Creek Grade access (222 TPD) and 1/3 Middle Road access ' (111 TPD). This additional traffic will have insignificant impact on the interconnecting street and collector road system. I LE Singlr Family Small Lot ' Summary of Trip Generation Calculation For 90 Occupied Dwelling Units of Elderly Housing - Attached June 21, 2002 Average Standard Adjustment Driveway ' Rate Deviation Factor Volume Avg. Weekday 2-Way Volume 3.48 0.00 1.00 313 ' 7-9 AM Peak Hour Enter 0.04 0.00 1.00 4 7-9 AM Peak Hour Exit 0.03 0.00 1.00 3 7-9 AM Peak Hour Total 0.07 0.29 1.00 6 ' 4-6 PM Peak Hour Enter 0.06 0.00 1.00 5 4-6 PM Peak Hour Exit 0.04 0.00 1.00 4 4-6 PM Peak Hour Total 0.10 0.32 1.00 9 ' AM Pk Hr, Generator, Enter 0.03 0.00 1.00 3 AM Pk Hr, Generator, Exit 0.03 0.00 1.00 3 AM Pk Hr, Generator, Total 0.06 0.27 1.00 5 PM Pk Hr, Generator, Enter 0.06 0.00 1.00 5 ' PM Pk Hr, Generator, Exit 0.05 0.00 1.00 5 PM Pk Hr, Generator, Total 0.11 0.33 1.00 10 Saturday 2-Way Volume 2.51 0.00 1.00 226 ' Saturday Peak Hour Enter 0.00 0.00 1.00 0 Saturday Peak Hour Exit 0.00 0.00 1.00 0 1 Saturday Peak Hour Total 0.30 0.00 1.00 27 t Sunday 2-Way Volume 2.70 0.00 1.00 243 Sunday Peak Hour Enter 0.00 0.00 1.00 0 Sunday Peak Hour Exit 0.00 0.00 1.00 0 ' Sunday Peak Hour Total 0.55 0.00 1.00 50 ' Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. ' GENERATION BY MICROTRANS TRIP 1 1 11 00 B. Location and Access 00 Impact Analysts Statement The project has excellent access by way of Cedar Creek Grade and an inter parcel connector- to West View Lane which is an existing City street in Westview Subdivision. This site is ideally suited for development and is a natural extension of the urban areas of the City of Winchester. An additional tract of land comprising 25 acres and located within the City is being planned for single-family housing consistent with its adjacent uses. A condition of the Urban Development Area expansion for the 16.92 acre tract being petitioned for rezoning includes a provision that if public streets were to be provided these should connect to Cedar Creek Grade in the County thereby allowing direct access for maintenance vehicles by VDOT into the proposed Westridge Subdivision allowing efficient maintenance. The proposal contained in this petition is for a private street system allowed under the small lot section of the RP ordinance. This private street system will connect at two points to the City of Winchester street system allowing looped road access through the development. The low traffic generation characteristics of the type of development proposed precludes the need for an additional connection onto Cedar Creek Grade. Also the existing vegetative buffer along Cedar Creek Grade can be maintained by eliminating the provision for direct access to Cedar Creek Grade by County portions of the property. The requirement for maintenance by VDOT is also eliminated by the private road. •0 C. Site Suitability 00 ImpactAnalysis Statement The site has good characteristics for development and is similar in nature to other parcels that are already developed in the City of Winchester. It is characterized by a ridge generally running through the center of the 16.92 acre rectangularly shaped parcel. This topographic and boundary configuration allows for excellent pad sites under the small lot ordinance. A generalized plan has been proposed as a part of the petition for rezoning and is shown as Figure 2B. The meandering street system allows significant opportunity for landscaping and visual buffering within the subdivision. A walkway system is proposed including sidewalks and walking trails. Uses to the west are very low density including a veterinary clinic and a single family home site. The configuration of the site allows ample opportunity to provide the buffers and screens required by the County ordinances. Environmental conditions on this 26.74 acre are favorable to the proposed use. Figure 2A shows the soil types existing. No steep slopes or wetlands have been identified. There are sparse strands of trees not usually classified as woodlands existing. Where these trees provide buffers to roads of existing uses, they are to be preserved. This together with an extensive landscaping plan to be presented at master plan. The site is underlayed by limestone and limestone residual clays. The geological condition is usual and well known from extensive previous development and construction issues consistent with quality use can be addressed in the construction drawing phase of development. Recreation uses will be discussed during the Master Plan. A passive system of trails and open space uses are intended to provide active recreation facilities meeting small lot requirements of the zoning ordinance. A community building is not planned for this project. Individual lot sizes will exceed 5,000 SF. 'i1 N N Soil Frederick Village at Horvest Ridge Soils Map CRaX AMG157ER/AG D737R/D7 PR£DERICK � I 00 • • • 0 • • Allen Property u � I Impact Analysis Statement E. Sewage Conveyance and Treatment and Water Supply At the time of improvement of Cedar Creek Grade by the City ten years ago, the property owner paid for the extension of sewer utilities along Cedar Creek Grade to serve this site. The owner also provided for the extension of a 10" water main into the site to allow for loop water flow connection with the existing Westridge Subdivision. The Village at Harvest Ridge will access this existing sewer system by gravity. The City of Winchester has approved the extension of their water and sewer system into this project. The County Sanitation Authority has declined interest in servicing this project as part of the Urban Development Area expansion. Ample capacity is available in the systems to handle the needs. This project will provide housing sites for 90 residential units of the Village project which will generate flows of approximately 150 gallons per day each. The total demand for water services and need for sewer capacity is 13,500 gpd for water use and sewage flow. Figure 4 provides for a preliminary layout for water and sewer showing how the provision of these services can be performed. I I • • • • 1�J Prop. Sanitary Sewer/ 1 m Prop. Water Main I �' ; � F17 • UO rail \ I i, r- 0 EX 1W CITY WATER SYSTEM i EX CITY SEWER 17. CtY 0 unie d y Fiqure 4 I/'Ilage at Harvest Ridge gilbert w. clifford OP associates, inc. ti 0 o SANITARY SEWER & WATER SUPPLY SYSTEM Engineers Land Planners Water Quality 117 E. Picadilly St Vinchester, Virginia 22601 84CK CREEK MACISTUAL D157RICT FRED£RCK COUNTY, KR9NGI VOICE (540) 667-2139 FAX: (540) 665-0493 EMAIL gwcliff®mnsinc.com Allen Property Impact Analysis Statement F. Site Drainage The site drains from south to north towards the Cedar Creek Grade corridor. The provision for a major storm sewer system was made within the Cedar Creek Grade right of way at the time of upgrade by the City. A 54" concrete storm drain was extended into the site for future use on this parcel. The storm drain system provides ample opportunity for drainage control and elimination of issues on downstream uses. The generalized plan for drainage is shown on Figure 5. It includes an enclosed storm drainage system connecting to a storm water management facility located as shown on the plan. This storm water facility will discharge into the 54" storm sewer located in the Cedar Creek Grade right of way. Provision for expansion of the existing parcel owned by Mr. and Mrs. Turner and in use as a country store will be made as a part of this project. Joint planning for the uses provides for sharing lands for the storm water management facility. 0 0 -.: 7. City o/ Wh�mtar ' 4( 7" Figure 5 I/'lloge of Harvest Ridge gilbert w. Clifford & associates, inc. II` ti o SITE DRAINAGE PLAN Engineers Land Planners Water Quality 117 E. Ficadgy St Winchester, Virginia 22601 84" MEW I646f nNk &SnWr f7PMEWV C007Y, MUM VOICE (540) 667-2139 FAX: (540) 665-0493 EMAIL gwclff@mnsinc.cam Allen Property Impact Analysis Statement G. Solid Waste Disposal Facilities Solid waste will be collected by contract carrier from the individual homes within the proposed rezoned area. The generation of solid waste is projected to be 10 lbs. per day per home for 90 homes within the rezoning. This yields 165 tons per year which will be carried to the Frederick County Landfill facility by contract carrier. Allen Property Impact Analysis Statement H. Historic Sites and Structures Figure 6 provides a location for historic sites and structures that have been provided from the County historic database. Currently the home located on the Turner property is the only historic structure affected by this proposed rezoning. The addition of lands to this historic site for buffering and screening and for expanded use provides for good mitigation of issues regarding development around this site. The Historic Resources Board has reviewed this project and recommended approval based on mitigation measures involved. 835 k. LF it 239 %' v,�� ..5, •. -'v 111miz, 919 / %46 w j��`1 A = • • 'i trill ! ' � . • 7 • •. �• 237 > G 180, ' 'r40 ..r �.D rp •-;"+r- s Ping :.Cen r • �Z; i • •/ • '• J VPI 756�-•� .�' 636� Roby Eottr.Memai No. Description Potentially Significant 180 Homespun No 1237 House, Rte 622 No 1238 Chester Shoemaker House No 1239 Stuart Brown House Yes Fgure 6 Village at Harvest Ridge gilbert w. clifford * associates, inc n� RURAL LANDMARK SURVEY Engineers Land Planners Water Qua ry 117 E Pico St Fu&&6u, '(q& 22601 ti OCE (59) 667-2139 FNL (540) 665- 0493 OW-' 9ICOMM"'flC.com B1or CREW AV,2 7ERfK O SnWr A%MGK C CIZO Y, 1 ff~ Allen Property Impact Analysis Statement I. Impact on Community Facilities The retirement age restricted type housing will exert few impacts on community facilities. The Village at Harvest Ridge will be similar in nature to that of Woodbrook and Cross Creek previously developed by the applicant. The master planned community is designed to be self-contained for recreational and other quality of life needs as is the case with older person housing. The provision and need for emergency services is critical. The rescue first responder for this unit is Round Hill Volunteer Fire and Rescue and discussions have been ongoing with this agency. The impact on the SherifFs Office and public administration is reduced over single- family uses. Services normally provided to the elderly by the County will be consistent with other developments of this type. OUTPUT MODULE APPLICANT: PIN 63-A-2 Net Fiscal Impact LAND USE TYPEResidential REAL EST vAL $11,799,000 Casts of Required ImpaKLQredll: INPUT MOnuLElCletL,'J2t2e Ta)v Total Potential Pdlustment For FIRE S RESCUE g �aA11aLFa.CdLLes. (entered in cd sum coil) Cur Budget 9 4A.eLCa2ErZuiA_ Cur_ Budget p d9et Ca F_xy Future C1P! Tax�_Q;her Tax Credits Revenuc> Net Capital Net Cost Per (Unatfjyls�cl) CQeLQB�ancC Ea_cj�s Im parr_1 pi n Ilino Unit Fire and Rescue Department $43,290 Elementary Schools $0 50 SD $43,29D S481 Middle Schools so— _ High Schools SO SO Sp SO b4 Parks and Recreatfon $131.153 Public Library 324.017 333,545 333.545 $33.545 S97,608 St,085 Sheriffs Offices $16,927 � 944 50 57,216 57,216 37,216 316,801 3187 Administration Building $21 723 $3,119 $9,063 S9,053 S7,864 387 Other Miscellaneous Facilities $27,618 382.815 $16.665 $0 So $0 $21.723 $241 $99.479 $99.479 SO $0 SUBT07AL $264,729 LESS: NET FISCAL IMPACT 3�6,425 $88.759 $15,665 $43,880 $149.303 S149,303 3115,426 S1,283 NET CAP. FACILITIES IMPACT $666.425 $066.425 5666 425 . ($7.4051 0 INOE C'1.0" If Cap_ Equip Inciuded 1.0 INDEX: 'I—Cr d Rev -Cost M. "0.0" it Ratio to Co Av g: 0.0 RevCasl Sal = I,()0() PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg = 1.433 METHODOLOGY 1. Capital fac ililies requirements are input to the Frs (column as calculated in the model. 2. Net Fiscal Impact NPV from operations catculalions is input in row total of secared column (zero it negative), included are the one-time faces Nees for one year o* at full value. 3. NPV of future oper cap equip taxes paid in Ihhd column as calculated in fiscal impacts. 4. NPV at futurecapial expendilure taxes paid in fourth colas calculated fn fiscal impacts. S. NPV cl hrture taxes paid to bring current county up I0 slandard for new facilities, as calculated Breach new facility 6. Columns three through free are added as potential credits against the calculated capital facilities requirerrrenis. These are adjusted for percent of costs covered by Itm revenues from the project (actual, or as ratio to avg. for all residential devetopmenq. NOTE: Proffer carcuI26ons do not include include interest because they are cash paymenls upfront Credits do include inletes t if the projects are debt financed. NOTES: Model Run Date 06d25102 ERL P.I.N. 53-.-2 Rezoning: As sumes 16.92 acne zoned RP, with a maxinxrm of 9D dw elling units, age-restrfeted dovelopmem Due to changing condiltons associated with deveJopment in the County, the results of this Output Mcdule may not be val5d beyond a period of 90 day s from the model run date. 6 Q K N 6 CS Q t\ L U 6 or or D OrU LL U 0C rr C T D rr fr Q t-: CY OUTPUT MODULE APPLICANT: HARVEST RIDGE Net Fiscal Impact LAND USE TYPE RP Costs of Impact Credit: Credits to be TakE Total Potential Adjustment For REAL EST VAL $11.799.000 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per FIRE & RESCUE 9 Capital Faciltiies col sum only) Oper Cap Equip Expend/Debt S. Taxes, Other (Unadjusted) Cost Balance Facilities Impact Dwelling Unit Fire and Rescue Department S40,593 SO SO S40,593 S451 Elementary Schools SO ---- Middle Schools SO SO SO SO SO SO SO High Schools SO - - Parks and Recreation $138,150 $31.134 S31,134 $31,134 S107,016 $1,189 Public Library S24,017 S6,717 $6,717 $6,717 S17,300 $192 Sheriffs Offices S14,214 S11,647 SO S2,903 $14.550 S14,550 SO SO Administration Building $18,242 SO SO SO S18,242 S203 Other Miscellaneous Facilities $23,273 S22,442 S24,778 S47,220 S47,220 SO SO SUBTOTAL S258,489 S34,089 $24,778 S40,755 S99,622 $99,622 S158,867 $1,765 LESS: NET FISCAL IMPACT $712,666 $712.666 S712,666 (S712,6.66) W.9.1.9) NET CAP. FACILITIES IMPACT Sol 0 INDEX: "1.0" If Cap. Equip Included 1.0 INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Av g: 0.0 Rev -Cost Bal = 1.000 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg = 1.342 METHODOLOGY 1. Capital facilities requirements are input to the firs t column as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations is input in row total of second column (zero if negative); included are the one-time taxes /fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. 6. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed. NOTES: Model Run Date 08/28/02 ASK Project Description: Assumes 90 Single Family Dwellings on 27 acres zoned RP District, AGE RESTRICTED Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 day s from the model run date. 2001 MODEL OUTPUT MODULE APPLICANT PIN 63-A-2 Net Fiscal Impact LAND USE TYPE Residenual REAL. ES T vAL 511,799.000 CosLs of Impa�-,L�rpsjit; NPUT N1 t ( -- �Ca FIRE 8 RESCUE 9 Required Capital Ea-ril11r1s. (entered in col sum only) Cur Budget Qpot-Ca Cur_ Budget Ca p ExDC'r±d1Pr�4' Fut5joure Future CIPr e Clpt _E 9 49!A. tom_ Ta�aS Qth�r Fire and Rescue Department 34-3 290 Uementey Schools $0 Middle Schools 50 High Sc�,00ls so $0 Parks and Recreation $131.153 Public Ubrar/ 324.017 $33,545 Sheriffs Offces Administration Builc5ng S 16,927 $21 723 55,944 so $7,216 $3,119 Other Miscelraneous Facilities $27.518 S82 815 5o • $16,665 SUBTOTAL S264,729 U8,759 $15,865 SA3,880 LESS: NET FISCAL IMPACT 3566,425 NET CAP. FACILITIES IMPACT INOEY,'1.0" If Cap. Equip Induded 1.0 INDEX: 'I.0' rf Rev-Gost Sal. "0.0- it Ratio fo Cc Av g: 0.0 PLANNING DEPT PREFERENCES 1.0 1.0 rOLaI Potenlial Adjustment For Tax Credits Revenues Net Capital Net Cost Per (Ur-%DdiB;LM) C S Q,1Iance E'PcLges Imgar�l Leir:llinqOinit s0 30 $43,290 $48t $0 s0 s0 b0 $33.545 S33.545 $97.608 $1.085 $7,216 57,210 $16,801 $187 $9.063 S9,063 $7,864 1-87 50 so $21.723 5241 $99,479 $99.479 s0 b0 S149.303 $149,303 $115,426 $1,283 $666,425 $866.425 (3666 s� (37 4�y Rev -Cost Bat = 1.000 Rado to Co Avg = 1.433 METHODOLOGY 1. Capital facilities requiremenis are input to the firs (cclumn as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations is input in row total of second ccYurut (zero if negative), included are the one-time Laces Meer for one year only at tult value. 3. NFV o1 future oper cap equip lakes paid in Ihhd column as Calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV a1 ftrtu2 taxes paid to brirv3 current county up 10 slarldard for new faciBdes, as calculated for each new facility 6. Columns three Lhrough live are added as potential crL-diLs against Lhe calculated capital facilities requirements. These are adjusted for percent of costs covered by, Iha revenues from the project (actual, or as ratio to avg. for all residential development)_ NOTE: Profref c2tcul260ns do not include include interest because they are cash payments up fmnL Credits do inclede interes I if the Pmrlecls are debt financed. NOTES: Model Run Date Ce125M ERL — P.I.N. 83-Ar2 Rezoning: As sumes 15.92 acres zoned RP, with a maximum of 90 dw e(Eng units, ago-resircted devebpn,,-d. Due 10 changing condilions assccialed with development in the County, the results of this Output Mcdule pray not t>c va6d beyond a penod of 90 day s from the modei run date. 0 r C r C C � I Rezoning Comments Village at Harvest Ridge Virginia Department of Transportation Mail to: Virginia Dept. of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 Hand deliver to: Virginia Dept. of Transportation Attn: Resident Engineer 14031 Old Valley Pike Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc. Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street. Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: RA Zoning Requested: RP Acreage: 16.92 Ac . Virginia Department of Transportation Comments See attached VDOT Comments dated July 19, 2002. VDOT Signature & Date' Transportation Engineer 07/19 ' Notice to Advisory Board — Please R turn This Form to the Applicant )2 10 C L COMMONWEALTH of VIRCjINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE JERRYA. COPP COMMISSIONER EDINBURG, VA 22824 RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 July 19, 2002 VDOT Comments to Village at Harvest Ridge Rezoning Routes 622, Cedar Creek Grade and 628, Middle Road Frederick County The documentation within the application to rezone this property appears to have little measurable impact on Routes 622, Cedar Creek Grade and 628, Middle Road. Routes 622 and 628 are the VDOT roadways which have been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Village at Harvest Ridge rezoning application dated July, 2002 addresses transportation ' concerns associated with this request. In the event future access desired direct access to VDOT facilities, any such ' access should be provided to this office for VDOT review. Before development, this office will require a complete set of construction plans ' detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Sixth Edition for review. VDOT reserves the ' right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization; and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use ' permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. I Thank you for allowing us the opportunity to comment. ' Steven A. Melnikoff, TranspqVation Engineer VirginiaDOT.org ' WE KEEP VIRGINIA MOVING ��, Frede 41= rick Coin y Fire and Rescue Departiment off, ice.of the :Rre`Marstial Plan Review and Comments Control number Date received Date reviewed Date Revised RZ02.0009 07/02/2002 07/09/2002 Type Application Tax ID Number Fire District Rezoning 63-A-2 1s Current Zoning RA Recommendations Automatic Sprinkler System Automatic Fire Alarm Syste No Yes Other recommendion Fire extinguishers Emergency Vehicle Access Adequate Siamese Location Not Identified Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Rescue District 7s Election District Back Creek Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Emergency Vehicle Access Comments Access for fire and rescue must be maintained at all times. Fire Lane No Parking signs required at fire hydrants and normal and emergency access points. Access Comments Additional Comments Fire hydrants shall be located within 400 feet of any residential structures. Plan Approval Recommended Reviewed By Signiture Yes K. Steudl Title Rezoning Comments Village at Harvest Ridge Frederick County Fire Marshal Mail to: Hand deliver to: Frederick Co. Fire Marshal Frederick Co. Fire & Rescue Dept. 107 N. Kent St. Attn: Fire Marshal Winchester, VA 22601 Co. Administration Bldg., I" Floor (540) 665-6350 107 N. Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Fire Marshal's Signature & Date Notice to Marshal — Please Return This Form to the Applicant 12 I � L i- Rezoning Comments Village at Harvest Ridge Frederick County Inspections Department Mail to: Hand deliver to: Frederick Co. Inspections Dept. Frederick Co. Inspections Dept. Attn: Building Official Attn: Building Official 107 North Kent Street Co. Administration Bldg., 4`" Floor Winchester, VA 22601 107 North Kent Street (540) 665-5643 Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox_ Jr. P.E. VP 117E PiccadillyStreet, Suite 200 Winchester VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Building Officials Signature & Date: Notice to Inspections Dept.— Please Return This Form to the Applicant 13 July 3, 2002 I I I I Mr. Charles E. Maddox, Jr., P.E. Vice President Gilbert W. Clifford and Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Rezoning for The Village at Harvest Ridge Frederick County, Virginia IDear Chuck: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 ' The proposed rezoning application for The Village at Harvest Ridge indicates that the stormwater will flow through a detention pond before discharging into an existing stormwater pipe (54 inches) located within the City of Winchester. We recommend that the City of ' Winchester be given an opportunity to review and approve this concept before we grant our final approval. The impact analysis references a second parcel of land which was previously approved for RP development. Please clarify the analysis report to indicate that this parcel will also be developed as age restricted housing. Our approval of the subject rezoning will be contingent upon the approval of the City of Winchester on the issues related to stormwater management and traffic control. Sincerely, Hary . Strawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Frederick County Planning and Zoning file C:\Corel\WordPerfect\Rhonda\vilathrstrid gecOnlm'p(I 107 North Kent Street • Winchester, Virginia 22601-5000 0 Rezoninz Comments Village at Harvest Ridge Frederick County Sanitation Authority _Mail to: Frederick Co. Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, VA 22604 (540) 868-1061 Hand deliver to: Frederick Co. Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, VA Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox Jr. P.E., VP 117E Piccadilly Street Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Sanitation Authority Comments 7`0K/ - eod 0,4Li / 5 .5/ 4I- ,44- C0-Y OF Sanitation Authority Signature & Date: k—r Notice to Sanitation Authority�77/Please Return This Form to the Applicant 15 r i Rezoning Comments Village at Harvest Ridge Frederick County Department of Parks & Recreation Mail to: Frederick County Dept. of Parks & Recreation 107 North Kent Street Winchester, VA 22601 (540) 665-5678 Hand deliver to: Frederick County Department of Parks & Recreation Co. Administration Bldg., 2"d Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Dept. of Parks & Recreation Comments The proposed proffer of $543 per unit for Parks and Recreation appears to be consistent with the county proffer model as implemented by the county. ;1 Signature R Date:8/02 Notice to Dept. ofTarks & Recreation — Please Return This Form to the Applicant 13 u 0 Rezoning Comments Village at Harvest Ride Frederick -Winchester Service Authority Mail to: Fred-Winc Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, VA 22604 (540) 722-3579 Hand deliver to: Fred -Wine Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Fred -Wine Service Authority Signature &Date: r Notice to Fred-Winc Service Authority — Please Return "Phis norm to the Applicant 23 L • Rezonine Comments Wilage-at.-Harvest-Ridge.. City of Winchester Mail to: City of Winchester Planning Depar . Attn: Planning Director 15 N. Cameron Street Winchester, VA 22601 (540) 667-1815 Hand deliver to: City of Winchester Planning Dept. Attn: Planning Director 15 N. Cameron Street Winchester, VA Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: City of Winchester Comments SAC i 7-AcH/v/ /L) l City of Winchester's Signature &Date: `� �� Z Notice to County of Frederick— Please Return ,_'s For th to e Appli an AUG 9 2002 21 I I May 25, 2002 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 Mr. C. E. Maddox, Jr., P. E., Vice President Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 I RE: Historic Resources Advisory Board (HRAB) Comments Allan Rezoning - Cedar Creek Grade ' Dear Chuck: The Frederick County Historic Resources Advisory Board (HRAB) considered the referenced proposal during their meeting of May 21, 2002. The HRAB reviewed information associated with the1992 National Park Service ' Study of Civil War Sites in the Shenandoah Valley and information provided by representatives of the proposal. ' Historic Resources Advisory Board Comment The fifteen -acre parcel proposed for rezoning from the RA (Rural Areas) District to the RP (Residential Performance) District is located within the study area for the First Battle of Kernstown and the core area for the ' Second Battle of Kernstown. Located directly adjacent to the subject parcel is the historically significant structure known as "Homespun." The proposed use of the Allan property is an age -restricted housing development. The HRAB considered details of the development plans for the property, and its history. Discussion included the ' existing conditions adjoining the site, its proximity to housing developments in the City of Winchester and residential uses in the County. The applicant expressed their desire to be sensitive to the property's history and explained they would be providing additional landscaping and open space within the proposed development. ' The HRAB felt that the integrity of the battlefields had been compromised and that the proposed development was appropriate. The HRAB recommends that the applicant provide landscape screening along Cedar Creek Grade and ' "Homespun." There were no adverse comments by the HRAB and, after consideration, approval of this rezoning application was recommended. ' Please do not hesitate to contact me if you have any questions regarding this comment from the Historic Resources Advisory Board. ' Sincerely, Rebecca Ragsdale Planner I ' RAR/ch cc: Jim Vickers; Richie Wilkins U:«o,+N,ImES`IIR,%°`C°"'"'E"'S`.ALItVM.77'brth Kent Street Winchester, Virginia 2260 -5000 • 0 Rezoning Comments Village at Harvest Ridge Historic Resources Advisory Board Mail to: Frederick County Dept. of Planning & Development 107 N. Kent Street Winchester, VA 22601 (540) 665-5651 Hand deliver to: Frederick County Dept. of Planning & Development Co. Administration Bldg., 4`Floor 107 N. Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: R N Zoning Requested: g— Acreage: Advisory Board Comments y bi 1 1+9 No 5 I In Vv so e, le it(' 5(AlV dr)6 r Signature & Date: (I�N 11 03 a Notice to Advisory Board — Please Return This Form to the Applicant 8 • 0 Rezonin! Comments Village at Harvest Ridge Frederick County Attorney Mail to: Hand deliver to: Frederick County Attorney Frederick County Attorney Co. Administration Bldg., Suite 202 Co. Administration Bldg., Suite 202 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA (540) 665-6383 Applicant's Name: Gilbert W. Clifford & Assoc.. Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: County Attorney's Comments Assistant County Attorney' Signature & Date: Zoning Requested: Acreage: ZL 7/?-/0 7 9 0 Rezoninil Comments Village at Harvest Rid - Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport Winchester Regional Airport Attn: Executive Director Attn: Executive Director 491 Airport Road 491 Airport Road Winchester, VA 22602 Winchester, VA (540) 662-2422 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Winchester Regional Airport's Comments Winchester Regional Airport Signature & Date: Notice to Winchester Regional Airport — Please Return This Form to the Applicant 22 • 0 Rezoning Comments Village at Harvest Ridge Superintendent of Frederick Co. Public Schools Mail to: Frederick Co. Public Schools Attn: Superintendent P.O. Box 3508 Winchester, VA 22604 (540) 662-3888 Hand deliver to: Frederick Co. Public Schools Attn: Superintendent School Administration Bldg. 1415 Amherst St. Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E.—PiccadillyE.-Piccadilly Street Suite 200 inchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Su erinterident of Public Schools' 01 0N if /"S al el,f Comments //�S�/iC /�� S/2/1/1 e2In /tf(il// Superintendent Signature & Date Notice to School Superintendent — Please Return This Form to the Applicant 14 ' Dear Chuck, Eric wanted me to get with you regarding the comment sheets required for the Harvest Ridge Residential Rezoning. As per the letter from gwc, Thomas Price, dated July 2, 2002, the following review agency comments were requested: Planning Department,'Frederick County Atty; HRAB,'VDOT,'Public Works, 'Fire Marshal; Parks & Rec, Public Schools; FCSA,'City of Winchester, Round Hill Community Fire and Rescue. I hope this helps! Please call or write back with any questions you may have. I will be ' working on this rezoning. Sincerely, ' Abbe Kennedy ,1 L U I 11 � I 11 CITY OF WINCHESTER, VIRGINIA TO: Chuck Maddox, P.E. G.W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, Virginia 22601 FROM: Tim Youmans ` City of Winchester Planning Director DATE: August 16, 2002 MEORANDUIv1 Rouss City Hall 15 North Cameron Street Winchester, VA 22601 5,10-667-1815 TDD 5,10-722-0782 ' SUBJECT: THE VILLAGE AT HARVEST RIDGE I have reviewed the proposed rezoning request for the 60 single-family small lot Units known as the "Village ' at Harvest Ridge." Mr. Vickers and Mr. Wilkins have done an admirable job of attempting t0 master plan a large residential area straddling the City -County line. I offer the following comments and observations: ' The change fl'0111 a conventional single-family layOUt t0 the age-I'estl\ICtccl Sen101- C011111111I11ty Oil the Glalze tract formerly known as Westridge, Section III represents a coils iderablc departure from the previously approved conventional type of development similar to that in the adjacent Westridge, Section II development ' to the east. More attention needs to be paid to how the public strect system in the City will transition to a private street system in the County. I have asked Mr. Vickers to consider extending a traditional Urban street section to an area where larger public service vehicles Such as Cre trucks, school buses, refuse and recycling ' trucks, etc. can safely turn around without using private driveways. Currently, there is a gravel turnaround allowing for safe maneuvering. ' Please provide more information On proposed yards and setbacks so that I can determine what, if any, impact the clustered homes would have on the existing conventional single-family lots at the end of West View Terrace. One version of the overall plan for Harvest Ridge depicts only a 10-foot wide private open space ' strip between the rear of the elderly community lots and the existing conventional residence along the south side of WestView Terrace. How close could a new home be permitted to be built toward the rear yard line on the small lots? Would porches, decks and patios be allowed to encroach into rear yards 1111del' CO1.111ty Z011ing? ' With conventional development, the adjacent City homeowner would expect a 25-35 foot rear yard for any new homes backing up to their side yard. If the Clustered elderly homes are allowed to have much smaller rear yards (e.g. 5-10 feet) with more Of them closer together on narrower lots, then this could cause an impact on ' the adjacent property Owner. Is privacy fencing around the rear yards of the elderly homes proposed? (' "THE APPLE CAPITAL" i • ChuCk Maddox, P.0 ALIgLISt 16, 2002 Page 2 With regard to streets, the two interconnections to conventional single-family neighborhoods in the City represent good planning. I do, however, question the merit of having no direct connection to Cedar Creek Grade or any COUIIty road directly fl'oill the CICICI'ly COI11111LIllity. I appreciate Mr. Vickers' interest in preserving natural vegetation along the south side of Cedar Crcek Grade, but FCC] that a private roa(I connection could be incorporated into this area while still lcavlllg much vegetation. Also, since the recently approved f lomespun project is going to require a COIllIllCl'C181 CIIt'aI1CC, there is an opportunity to wort: with that developer to constvct a shared entrance. A direct connection to Cedar Creek GI'adC would provide a more direct route for County emergency response vehicles to this elderly residential community where medical emergency calls can be anticipated at a higher fi-cquency then that which would occur with nonelderly development. With a direct connection, service vehicles such as private refuse collection tl'LICkS serving the elderly comlllunity would not need to navigate City residential streets either. The additional access would also distribute traffic entering and exiting the development at the Cedar Creel: Gradc end, thus not disproportionately burdening the fLltLli'C single-family residents in the City. The proposed private street system in lieu of public streets is not a colicern for the City, but it would be helpful to know what the typical street section would loot: like. I -low wide are the streets? Are sidewalks proposed along both sides? PIgLII'C 2 of the rezoning booklet depicts a "Hiker Trail" through tile proposed open space around the rear of the units but terminates abruptly at the SOLIth CIICIS with no connection back OLIt to the common areas. They should Connect out to the private st'ect to form a Continuous loop. What would the future City lot owners backing Up to the private open space and hiker trail find in terms of physical trail or path improvement? Would they have a right to access the tail? Thank YOU for pl'OVldillg this OppOrtllllity to comment oil this important residential project. � I 11 � I � I � I n n July 16, 2002 Mr. Charles E. Maddox, Jr. RE, VP G.W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: Preliminary Review of Rezoning Application — The Village at Harvest Ridge Dear Chuck: On July 2, 2002, our office received the Preliminary Rezoning Application for The Village at Harvest Ridge, dated July, 2002. The subject parcel is identified by Property Identification Number 63-A-2 and is located south of Cedar Creek Grade at the City/County line. This Rezoning Application requests a change of 16.92 acres currently zoned Rural Area (RA) to the Residential Performance (RP) zoning classification. Sixty (60) single-family detached small lots are proposed for this property. Based on the initial review of this submission, I offer the following comments for your consideration. Rezoning Application Form. a. Include property owners' signatures. b. Provide present use and zoning of adjoining properties and those located across roadways. Impact Analysis Statement, dated July 2002. a. Please consult with VDOT regarding no access to Cedar Creek Grade as part of this rezoning application, and document their- comments regarding this issue in the Impact Analysis Statement. b. Provide direct access to Cedar Creek Grade as required in the granting of the UDA expansion approved on November 10, 1999. - 107 North Kent Street • Winchester, Virginia 22601-5000 I C Page 2 Mr. Charles E. Maddox, Jr., P.E., V.P. Re: Preliminary Review of The Village at Harvest Ridge July 16, 2002 c. Site Suitability ' 1. Include a statement of the soil types as noted in the Soil Survey of Frederick County, and the soil suitability for development. 2. Provide a statement regarding woodlands and wetlands on the site. Id. Traffic Impact 1. Provide information on the total traffic impact for the complete build -out of the project (City and County) on Cedar Creek Grade and Middle Road. e. Community Facilities & County of Frederick Capital Facilities Impact Model 1. Consider the intensity of impact on Round Hill Volunteer Fire and ' Rescue for an age -restricted community with solely city street accessibility. 2. Reconsider the impact to Frederick County Public Schools, should grandparents within the community have a need to raise grandchildren ' for- a period of time, and also the possible need for public school bus accessibility, if this need arises within the 90-unit, single-family, small - lot, age -restricted community. ' 3. The Frederick County Capital Facilities Fiscal Impact Model shows a net impact per dwelling unit of $1,539.00 per dwelling unit. It ' appears that the impact analysis offers a total monetary contribution to the County of Frederick of $1,539.00 at the issuance of the first ' building permit. 4. The voluntary proffer states that all housing within the tract shall be single-family, small -lot in accord with the County Zoning Ordinance. ' Minimum lot size is 3,750 square feet. For lot sizes less than 5,000 square feet, recreational units are required for each 30 dwelling units. E 0 • Page 3 Mr. Charles E. Maddox, Jr., P.E., V.P. Re: Preliminary Review of The Village at Harvest Ridge July 16, 2002 It may be prudent to inform the Planning Commission members and citizens of the proposed lot size. 5. Clarify whether or not a community building will be provided as has been constructed at Cross Creek and Woodbrook Village. Review Agency Comments. Please obtain review agency comments from the following agencies: Frederick County Attorney, VDOT, Historic Resources Advisory Board, Public Works, Fire Marshal, Round Hill Volunteer Fire and Rescue, Parks and Recreation, Frederick County Public Schools, City of Winchester, Frederick County Airport, Frederick County Sanitation Authority, and Building Inspections. Thank you, and please feel free to call me with any questions or concerns regarding these comments. Sincerely, 1 Abbe S. I Senior PL ASK/rsa File: UAAbt AMENDMENT Action: PLANNING COMMISSION: November 20, 2002 - Recommended Approval BOARD OF SUPERVISORS: December 17, 2002 ID APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #10-02 OF THE VILLAGE AT HARVEST RIDGE WHEREAS, Rezoning #10-02 of the Village at Harvest Ridge, was submitted by G. W. Clifford & Associates, Inc., to rezone 16.92 acres from RA (Rural Areas) to RP (Residential Performance) District. This property is located south and adjacent to Route 622 (Cedar Creek Grade) bordering the City/County line, and is identified with Property Identification Number 63-A-2. An adjoining 9.82-acre tract zoned RP, identified with Property Identification Number 63-A-3, was submitted for proffer amendments to the residential density; and the combined tracts, totaling 26.74 acres, are in the Shawnee Magisterial District; and WHEREAS, the Planning Commission held a public hearing on this rezoning on November 20, 2002;and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on December 17, 2002; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change rezone 16.92 acres, identified with Proeprty Identification Number 63-A-2, from RA (Rural Areas) to RP (Residential Performance) District; and the previously -approved proffers associated with an adjoining 9.82-acre tract zoned RP, identified with Property Identification Number 63-A-3, are hereby amended as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRo 101-02 0 0 This ordinance shall be in effect on the date of adoption. Passed this ITh day of December, 2002 by the following recorded vote: Richard C. Shickle, Chairman Gina A. Forrester W. Harrington Smith, Jr. Lynda J. Tyler Aye Sidney A. Reyes Abstained Margaret B. Douglas Aye Robert M. Sager Aye Abstained Aye Aye A COPY ATTEST 4-.- John"i'ley', Jr. Frederick County Administrator I'DRes. a31-02 O,\ccnd.tc`CO\1\IIiN'(S\Rli%ONWG\KIiSOLU'f'AVilla9c m Hanrsl RWgc wlxl CJ 0 REZONiNG REQUEST Pi OFFER Property Identification Number 63-A-2 Back Creek Magisterial District VILLAGE AT IIARVEST RIDGE Preliminary Matters Pursuant to Section 15.2-2296 et. Seg.,of the code of Virginia, 1950, as amended, and the provisions of the Frederick Count), Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application 410-02 for the rezoning of 16.92 acres from the Rural Area (RA) to Residential Performance (RP) and the rezoning with revised proffer of 9.82 acres from RP (single family) to RP (small lot -age restricted). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board Of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Tile approval of theses proffers shall eliminate and void any pre-existing proffer statement controlling development of the lands involved. Monetary Contribution The undersigned, who own the above described property, hereby voluntarily proffer that if the Board of' Supervisors for the County of Frederick, Virginia approves the rezoning for the 26.74 acres, with Frontage along Cedar Creek Grade in the Back Creek Magisterial District of Frederick County, Virginia to RP(smalllot-age restricted), the undersigned will pay to Frederick County at the time the first building permit is applied for the sum of$1,539.00 per residential building lot. This monetary proffer provides for $543.00 for Frederick County Parks & Recreation; $481.00 for Frederick County Fire and Rescue; $87.00 for Sheriffs Office and $241.00 for !-Administration Building and $187.00 for the Public Library. General Development Plan Voluntarily proffered is the attached Generalized Development Plan which includes the following conditions: All housing within the 26.74 acre tract shall be single family small lot in accordance with the County zoning ordinance. A maximum of 90 single family small lot units shall be constructed Oil the property. 2. All streets shall be private with approved connection to two City maintained interparcel connector streets. Terms of city streets to have approved turn around for vehicular traffic. November 21, 2002 Page 1 of 5 • 0 REZONING REQUEST PROFFER Property identification Number 63-A-2 Back Cr•eelc Niagisterial i)ish•ict Village at harvest Ridge The 26.74 acre tract shall be designated by deed to be "age restricted" under the U.S. Pair Housing Act. Stipulations shall require at least 80% of the occupied housing units have an occupant who is 55 or older and that no unit shall be occupied by a child under the age of 19 as a permanent resident. The intent is to provide a project for retirement housing that does not generate an impact on the Frederick County School system. 4. An emergency only private road connection shall be made to Cedar Creek Grade in the County in the location shown. 5. A landscape screen shall be installed along the west property line between areas of preserved vegetation. 6. Existing trees and vegetation in designated open space areas to be cleaned up, protected and preserved. This preserved vegetation shall serve as a landscape screen against adjacent uses. Some clearing may be necessary for utilities and stormwater management in which case the vegetative screen shall be supplemented with new planting in order to achieve the purpose of a landscape screen. 7. Side and rear lot lines of small lot development adjacent to the existing or proposed City single family housing shall be located a mini rium of 25' from the project boundary line and the resulting open space shall have an interior landscape screen or preserved natural vegetation. S. Trails and/or sidewalks at least 4' in width shall connect each lot in the development. The walkways to be continuous to allow a pedestrian to walk to all parts of the project without leaving the walkway system. The system is to connect to city sidewalks at "2" in both locations. Walkways to be either in front or rear of dwelling units. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNERS Greystone, LJ,C By i Date: C� Date: l ( /Z L�oL November 21, 2002 Page 2 of 5 REZONING REQUEST PROI'ITR Properly Identification Number 63-A-2 Back Creek Magisterial District Village at harvest Ridge STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: ire The foregoing instrument was acknowledged before me this 2. day of 2002, by _)a�(,75, U )I- k n 1 r.—}- _TQ m(s T U c Icy ► 5 My commission expires' l Notary Public`s �Cn Z1 November 21, 2002 Pane 3 of 5 u Commercial Entrance to Cedar Creek Grade ®Emergency Connection to Cedar Creek Grade I, ©Protect Existing s Vegetation ®Trail and/or Sidewalk System to each lot / 1 Parcel for / °f Rezoning / QE 16.92 Acres J 60 SFSL Homes . OLandscape Screen G � 1 ©Protect Existing � Vegetation /� Currently 9.82 Ac, Zon RP Tract (Included in this Proposal) 30 SFSL Homes _ — _ — — — Interior Landscape Screen r Preserve Existing Vegetation Vllage Gt Horvest Ridge gilbert w. clifford & associates, inc. GENERALIZED DEVELOPMENT PLAN Kneen Land P6nn&ra water ckm Ry ti 117E %de St Wmchester 1roa 22601 84CK CREX A64C57DW D67WT cmwm, "gam VOICE (540) 667-2139 FAX: (540) 665-0493 BAAfl. golf o com Sheet 4 of 5 0 i JTES: 1. NO TITLE REPORT FURNISHED. 2. EASEMENTS OTHER THAN SHOWN MAY EXIST. 3. THE LOT SHOWN HEREON LIES WITHIN ZONE "C", AN AREA OF MINIMAL FLOODING, PER F.I.R.M. 510063 0115 B DATED JULY 17, 1978, 4. CITY/COUNTY LINE TAKEN FROM PLAT BY DAVID F, SPRIGGS, DATED OCTOBER 2 2001, RECORDED IN INSTRUMENT # 020001717 (CITY) AND #020007755 (COUNTY) AND WAS NOT FIELD VFRIFIFn ARC=224.90' RAD=1402.39' CREEK GRADE CHORD=N60'05'S4'E CEDAR 224.66'�VA SEC. ROUTE 622 IRS N55'30'09'E IRF 44.14' 4 LZ IR IRS Quo 4 e ry ��3�2 7 ZONE & c �� j• J� o�` iP o° 4; •`�i�o 1 c,L, ,Q btoa. ��' h u e, - 0 0 o ti �� Q4 �� moo= Q �0 w o o Q O a Z '�+ o z ,77 CO / ~ ry 7 � .9' r ss &Se�0/0 1 g8� s>'��q,�'T r b REZONING PLAT OF THE LAND OF LEGEND IRON REBAR SET IRON REBAR FOUND RAILROAD SPIKE FOUND LINE BEARING - DISTANCE DISTANCE L1 SEARIN ' L2 N75.45'13'E 145.37' GREYSTONE PROPERTIES, BACK CREEK MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE, 10/23/02 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 FAX (540) 667-0469 EMAIL office®marshandlegge.com a BRUCE EDENS No. 000162-B 4 f ND SURv��'O Existing Proffers to be abolished on RP zoned, 9.81 acre tract 63-A-3. r 0 Action: PLANNING COMMISSION: BOARD OF SUPERVISORS: AMENDMENT Recommended Approval on August 6, 1997 Approved on September 10, 1997 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP #003-97 of WESTRIDGE SUBDIVISION, SECTION III WHEREAS, Rezoning Application #003-97 of Westridge Subdivision, Section III, requested the rezoning of 9.81 acres currently zoned RA (Rural Areas) to RP (Residential Performance); and identified with P.I.N. 63-A-3. The property is located adjacent to the Westridge Subdivision with access from West View Lane via Middle Road (Rt. 628) in the City; and WHEREAS, the Planning Commission held a public hearing on this rezoning on August 6, 1997; and WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on September 10, 1997; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 9.81 acres currently zoned RA (Rural Areas) to RP (Residential Performance) as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. i • This ordinance shall be in effect on the date of adoption. Passed this loth day of September, 1997 by the following recorded vote: James L. Longerbeam, Chairman W. Harrington Smith, Jr. Charles W. Orndoff, Sr. ONAGEN DAS\REZON BWEMIDGAES PDRcs N011-97 Yea Richard C. Shickle Yea Margaret B. Douglas Yea Robert M. Sager A COPY ATTEST John Miley, Jr. Frederick County Administrator Yea Yea Yea Concept Plan �� �sw�•66,-2',0'° "°°' WE STRID GE 0 Cn Section III r PROPOSED 50' R/W j m �- Frederick County, y� p, dwg. no: *wasLdwq Job no: Sb O 1°o-c ad. o,. .re 0.1y. drawn by. e9 date: February 19, 1996 !l F Koonce r.L r redwkk.D�rp, Wglnla 22401 N/F Cother 1w eoe-211s approved by. CE1A scale: 1'-200' Frederick SMV of N/F Allen _County— Winchester \ in WLn Virginia SHEET 4 of 4 i Fh, 401 �z 200 400 800 11 / 0L, ` 0 PAGE 2 REZONING REQUEST PROFFER Property Identification Number 63-((A))-3 WESTRIDGE GLAIZE DEVELOPMENTS, INC. Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County, at the time a building permit is applied for, the sum of four thousand one hundred seventy-two dollars and twenty- eight cents ($4,172.28) per approved lot ($3,581.20 for Schools and $591.08 for Parks & Recreation) plus, twelve dollars and sixty-one cents ($12.61) per approved lot to be paid to Frederick County for the Stephens City Fire and Rescue Company. In essence, the total sum of four thousand one hundred eighty-four dollars and eighty- nine cents ($4,184.89) will be paid at the time a building permit is applied for, for each lot approval. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER GLAIZE DEVELOPMENTS, INC. STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: The foregoing instrument was acknowledged before me this g)_5 day of July, 1997, by tcor �Q�c� — of Glaize Developments, Inc.. My Commission expires 2/ , /iT7 Notary Public 0 • REZONING REQUEST PROFFER Property Identification Number 63-((A))-3 WESTRIDGE GLAIZE DEVELOPMENTS, INC. Preliminary Matters Pursuant to Section 15.1 - 491.1 et. sect., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 001 c1 for the rezoning of approximately 9.81 acres from RA Zoning District to the RP Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors or assigns. General Development Plan The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will submit a Master Development Plan that will provide for a street layout connecting with the State Route 628 (Middle Road) via West View Lane, and, as shown on the attached Addendum "A" - Proposed 50' R/W, Concept Plan for Westridge, Section III, dated February 19, 1996. The undersigned voluntarily proffers that the rezoned property shall not be subdivided into more than twenty-five (25) single family home lots and there shall not be constructed thereon more than twenty-five (25) single family detached houses and further no apartments, duplexes or other multi -family buildings shall be constructed on the property. Consumer Notification The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 9.81 acre tract, lying on the west side of Middle Road in the Back Creek Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will provide notice to each new lot purchaser that this property is located in Frederick County and that various governmental services may be different than the portion of the Westridge subdivision that is located outside of Frederick County. t REZONING REQUEST PROFFER Property Identification Number 63-A-2 Back Creek Magisterial District VILLAGE AT HARVEST RIDGE Preliminary Matters MIS Pursuant to Section 15.2-2296 et. Seq.,of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of' Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 16.92 acres from the Rural Area (RA) to Residential Performance (RP) and the rezoning with revised proffer of' 9.82 acres from RP (single family) to RP (small lot -age restricted). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of' Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. The approval of theses proffers shall eliminate and void any pre-existing proffer statement controlling development of the lands involved. Monetary Contribution The undersigned, who own the above described property, hereby voluntarily proffer that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 26.74 acres, with frontage along Cedar Creek Grade in the Back Creek Magisterial District of Frederick County, Virginia to RP (small lot -age restricted), the undersigned will pay to Frederick County at the time the first building permit is applied for the sum of'$1,539.00 per residential building lot. This monetary proffer provides for $543.00 for Frederick Comity Parks & Recreation; $481.00 for Frederick County Fire and Rescue; $87.00 for Sheriff's Office and $241.00 for Administration Building and $187.00 for the Public Library. General Development Plan Voluntarily proffered is the attached Generalized Development Plan which includes the following conditions: September 23, 2002 Page 1 of 5 REZONING REQUEST PROFFER Property Identification Number 63-A-2. Back Creels Magisterial District Village at flarvest Ridge i. All housing within the 26.74 acre tract shall be single family small lot in accordance with the County zoning ordinance. A maximum of 90 single family small lot units shall be constructed on the property. 2. All streets shall be private with approved connection to two City maintained interparcel connector streets. Terns of city streets to have approved turn around for vehicular traffic. 3. The 26.74 acre tract shall be designated by deed to be "age restricted" under the U.S. Pair Housing Act. Stipulations shall require at least 80% of the occupied housing units have an occupant who is 55 or older and that no unit shall be occupied by a child under the age of 19 as a permanent resident. The intent is to provide a project for retirement housing that does not generate an impact on the Frederick County School system. 4. An emergency only private road connection shall be made to Cedar Creek Grade in the County in the location shown. 5. A dense evergreen landscape screen to be provided along west and south property lines. 6. Existing vegetation fronting on Cedar Creek Grade to be protected. 7. Trails and/or sidewalks at least 4' in width shall connect each lot in the development. The walkways to be continuous to allow a pedestrian to walk to all parts of the project without leaving the walkway system. The system is to connect to city sidewalks at "2" in both locations. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNERS By: Date: By: Date: By: Date: September 23, 2002 Page 2 of 5 REZONING REQUEST PROFFER Property Identification Number 63-A-2 Back Creek Magisterial District Village at harvest Ridge STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this day of 2002, by My commission expires Notary Public September 23, 2002 Page 3 of 5 Commercial Entrance to Cedar Creek Grade ©Protect Existing Vegetation ^" Trail and/or J Sidewalk System to each lot Parcel for Rezoning 16.92 Acres 60 SFSL Homes i ODense Evergreen Landscape Screen\ i Currently 9.82 Ac. Zone RP Tract (Included in this Proposal) 30 SFSL Homes !page at Have u` GENERALIZED DEVELO O o ti RICK CREEK MIClS7MW DSMICT \ To City of Minrnnlb • • *1402.39' = 99.95' ZONE, RA 02,10, W ,5287' 600' 900, HIC SCALE Composite Drawing of the land of Village at Harvest Ridge Back Creek Magisterial District Frederick County, Virginia Dater Aug. 30, 2002 1 1 SHEET 1 OF 1 1 Marsh & Legge Land Surveyors, P.L.C. 560 NORTH LOUDOUN STREET � WINCHESH, YRGNA 22601 DRAWN BY: K.H.B. PHOfIE (540) 667-0468 � W (540) 667-0469 - 17WL offic cMWg9e.can DWG NAME: Atlen-Gtalze L 11,130 SF R. J. TURNS AGE AT NN T RIDGE X, N, N 1,4 .3 N, N, yl 11, 130 SF IS, 4 WYA) w1frc , YCALE 60 Jo 0 60 120 IN FEET 1 inch = 60 ft. 0 0 REZONING REQUEST PROFFER Property Identification Number 63-A-2 Back Creek Magisterial District VILLAGE AT HARVEST RIDGE Preliminary Matters Pursuant to Section 15.2-2296 et. Seg., of the code of Virginia, 1950, as amended, and the provisions of the Frederick Count oning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in th event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # - for the rezoning of 16.92 acres from the Rural Area (RA) to Residential Performance (RP) and the rezo g with revised proffer of 9.82 acres from RP (single family) to RP (small lot -age restricted). Develop! evelop ent of the subject property shall be done in conformity with the terms and conditions set forth herei \plicant cet to the extent that such terms and conditions may be subsequently amended or revised by thpd such be approved by the Frederick County Board ofSupervisors in accordance with Vin the event that such rezoning is not granted, then these proffers shall be deemed withdro effect whatsoever. These proffers shall be binding upon the applicant and their legal sucgns. The approval of theses proffers shall eliminate and void any pre-existing proffer stateng development of the lands involved. Monetary Contribution The undersigned, who own the above Supervisors for the County of Fredi frontage along Cedar Creek Grade i to RP (small lot -age restricted), t building permit is applied for the s scribed property, he by voluntarily proffer that if the Board of ick, Virginia approves a rezoning for the 26.74 acres, with the Back Creek Magisterial istrict of Frederick County, Virginia undersigned will pay to Fr;rick County at the time the first of $1,539.00. This monetary proffer provides for $543.00 for Frederick County Parks Recreation; $481.00 for Frederick County Fire and Resc e, $87.00 for Sheriff's Office and $241.00 f Administration Building and $187.00 for the Public LibVitry. General Development Plan Voluntarily proffered is the attached Generalized Development Plan which includes the following conditions: I , i • 0 REZONING REQUEST PROFFER Property Identification Number 63-A-2 Back Creek Magisterial District Village at Harvest Ridge 1. All housing within the 26.74 acre tract shall be single family small lot in accordance with the County zoning ordinance. A maximum of 90 single family small lot units shall be constructed on the property. 2. All streets shall be private with approved connection to two City maintained interparcel connector streets. 3. The 26.74 acre tract shall be designated by deed to be "age restricted" under the U.S. Fair Housing Act. Stipulations shall require at least 80% of the occupied housing units have an occupant who is 55 or older and that no unit shall be occupied by a child under the age of 19 as a permanent resident. The intent is to provide a project for retirement housing that does not generate an impact on the Frederick County School system. 4. An emergency only private road connection shall be made to Cedar Creek Grade in the County in the location shown. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNERS By: - Date: r1�-), / U Z, By: Date: By: Date: V-�)7-na REZONING REQUEST PROFFER ' Property Identification Number 63-A-2 Back Creek Magisterial District Village at Harvest Ridge STATE OF VIRGINIA, AT LARGE ' FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this day of , ' 2002, by ' My commission expires Notary Public t 1 t t� f • p �r _ : l LIA Syr . • p +i!� Y p i 1 Currently 9.82 Ac. Zoned r J RP Tract (Included l ' in this Proposal) 30 SFSL Homes V//Gge at Harvest Ridge gilbert w. Clifford & associates, inc. II` GENERAL/ZED DEVELOPMENT PLAN Engineers Land Planners Water Quality 117 E. Picadiliy St Winchester, Virginia 22601 fikX CA%V( AMG67AxYW DSMICT FRED£RICK COUMY, WRC/N[4 VOICE: (540) 667-2139 FAX: (W) 665-0493 EMAIL gwcliff@mnsinc.com -, -7 d. 010 Park Area Westridge ..meow vest Ridge en Crestview Terrace Ak i& Park Area Windwood Drive Bittersweet Court M_. V- '.7 7 . xx-:) � I - vpqww- l�'�=:- ram-[, �� y 5�,,�r, ,,.,� s ►y _ j,� yi. _ .. . - s �• a f (~- �-n,f t � ~.p id w _ *Air i }�4 � +'t F,.4 �. �✓i+.�, �.'f �.aA+ '�i� Fes"• .e. ,� r .� �� ..' ,.-+f- /i�� _J t �F i s.. j y• - e IT Cedar Cre Grade ft Harvest Ridge ar�� ;1Llr:: •!�• Westridg.. -- . rN= r-7M 1 ti V • J i ti -� I • �►Adf- 4 o Im Harvest Ridge' "+ '. L. - 9k OM-M W T.- OT, 1- M View from Harvest Ridge entrance on Cedar Creek Grade View from Harvest Ridge entrance on Cedar Creek Grade View into Harvest Ridge from entrance on Cedar Creek Grade h— - _ii � LS r t c ti H' I I OMA. IL •1 tj �� V � I i R ►ia .'�f �t f• , . � - - - h .�_,__ ____ w + ` � .. • � 'sue � � � _ i' .. � � �` •� _ _ r I v Windv L�l IA HARRISON & JOHNSTON ATTORNEYS AT LAW WINCHESTER, VIRGINIA THIS DEED OF EXCHANGE made this _�--` day of December, 2002, by and between GREYSTONE PROPERTIES, LLC, a Virginia limited liability company, the Grantor, and TURNER ENTERPRISES, LLC, a Virginia limited company, the Grantee. In consideration of the mutual exchange of real property effected herein, and other valuable consideration, receipt of which is hereby acknowledged, the Grantor does hereby grant and convey with General Warranty and with English Covenants of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges and appurtenances thereto belonging, the following property: All that certain lot or property containing .255 acres, more or less, described as "0.255 Acres to Pin 63-A-2H" fronting on Cedar Creek Grade in Frederick countlVirginia, as more fully shown on that certain Boundary Line Adjustment Plat of H. Bruce Edens, L.S., dated September 26, 2002, attached hereto and made a part hereof by reference. In consideration whereof, and for other valuable consideration, receipt of which is hereby acknowledged, the Grantee does hereby grant and convey with General Warranty and with English Covenants of Title, unto the Grantor, in fee simple, together with all rights, rights of way, privileges and appurtenances thereto belonging the following: 1. That certain lot containing .255 acres, more particularly described as "0.255 Acres to Pin 63-A-2" having a common boundary of 145.37 feet with the property retained by the Grantee as shown on the aforementioned plat of H. Bruce Edens, L.S., dated September 26, 2002; and 2. All the Grantee's right, title and interest in that certain Drain Field Easement created in Deed of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 635, at Page 385, which • 0 was appurtenant to the real property retained by the Grantee herein; it being the intent of the Grantee to give up forever all rights it may have in said Drain Field Easement and to extinguish that easement. Witness the following signatures and seals: GREYSTONE PROPERTIES, LLC By: TURNER ENTERPRISES, LLC By: (SEAL) STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, TO -WIT: Subscribed and sworn to before me this �`<<<, day of December, 2002, by James R. Wilkins, III, as Manager of Grleystone Properties, LLC. CLIP- My commission expires Public STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, TO -WIT: Subscribed and sworn to before me this 311-e (day of December, 2002, by R. J. Turner, as Manager of Turner Enterprises, LLC. My commission expires etkC \Notary Public HARRISON & JOHkstQN ATTORNEYS AT utW • • . , . WINCHESTER, VIRGINIA mom • 0 622 N S/TE VICINITY 1 "=2000' APPROVED BY: pa44 -�Da SUBDIVISION ADMINISTRA OWNER'S CERTIFICATE ILLCREST 0 12/oz/o2 TE THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT BETWEEN GREYSTONE ENTERPRISES, LLC AND TURNER ENTERPRISES, L.L.C. AS APPEARS ON THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. GREYSTONE TURNER PROPERTIES, ERPRISES, LLC BY: ����"//6��L—L.L.C. BY: r�fA v,q [t2 STATE OF L�(filiK c A CAW/COUNTY OFo�.r� THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS coqw, DAY OF OAZ;7L+- , 2002 BY �. ON BEHALF OF GREYSTONE PROPERTIES, LLC. MY COMMISSION EXPIRES L30,:2OoQ NOTAiYY PUBLIC STATE OF LW/COUNTY OF THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THISL DAY OF pQ _ �/ 2002 BY ON BEHALF OF TURNER ENTERPRISES, L.L.C. MY COMMISSION EXPIRES �t?uorLc�; 3Jr 2iD: �C�4 & NOYARY PUBLIC SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS BOUNDARY LINE ADJUSTMNET IS A PORTION OF THE LAND CONVEYED TO GREYSTONE PROPERTIES, LLC BY DEED DATED MAY 10, 2002 AND ALL OF THE LAND CONVEYED TO TURNER ENTERPRISES, L.L.C. BY DEED DATED NOVEMBER 26, 2001 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERK'S OFFICE IN INSTRUMENT #020007755 AND INSTRUMENT #010016832, RESPECTIVELY. BOUNDARY LINE ADJUSTMENT PLAT BETWEEN THE LANDS OF,TH OF TURNER ENTERPRISES, L.L.C. AND° GREYSTONE PROPERTIES, LLCBRUC NS9 SHAWNEE MAGISTERIAL DISTRICT No. 000162—B FREDERICK COUNTY, VIRGINIA 4/z.6/a 1 DATE: 9/26/02 SCALE: 1"=100' SHEET 1 OF 3 l-4 D suev1-'�o4 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 DRAWN BY: JGB PHONE (540) 667-0468 FAX (540) 667-0469 EMAIL office®marshandlegge.com DWG NAME: id4579bla VA i�r� g3 TH ZONE \ STATE GRID NOR LEGEND IRS IRON REBAR SET IRF IRON REBAR FOUND \ RRS RAILROAD SPIKE FOUND PIN 63-A-2 AREA TABULATION ORIGINAL PIN 63-A-2 = 16.930 ACRES TO PIN 63-A-2H = 0.255 ACRES FROM PIN 63-A-2H = 0.255 ACRES ADJUSTED AREA = 16.930 ACRES PIN 63-A-2H AREA TABULATION ORIGINAL PIN 63-A-2H = 1.000 ACRES TO PIN 63-A-2 = 0.255 ACRES RF FROM PIN 63-A-2 = 0.255 ACRES ADJUSTED AREA = 1.000 ACRES 50' BRL ____ 100 0 100 PIN 63—A-2� GREYSTONE PROPERTIES, <LC SCALE: 1 " = 100' INSTR. #020007755 ZONE: RA USE: VACANT 16.930 AC. \ 0.255 ACRES G TO PIN 63-A-2H 9 i YR EX. STRUCTUR� 20032 P°G� F1 BOUNDARY LINES g�i �N1623 R� � ARC=261.02' ��'���� HEREBY VACATED �p gi moo, RRS RAD=1402.39' IRF — — — \— — R CHORD=N70'O1'29'E o IRS i — — — \� 260.64' EX.(STRUCTURES �< 0.255 ACRES TO PIN 63-A-2 �� � � ' BRL � 50' BRL — —� 50 � COUNTY OF FREDERICK IRS 250.00' IRF IR S10.57'26 W 1973,09' F CITY OF WINCHESTER PIN 269-1-IA PIN 63—A-2H GREYSTONE PROPERTIES, LLC TURNER ENTERPRISES, L.L.C. INSTR. n020001717 INSTR. #010001683 ZONE: LR USE: VACANT ZONE: RA \ USE: BUS. NOTES: 1,000 AC \ 1. NO TITLE REPORT FURNISHED. 2. EASEMENTS OTHER THAN SHOWN MAY EXIST. 3. THE LOT SHOWN HEREON LIES WITHIN ZONE "C", AN AREA OF MINIMAL FLOODING, PER F.I.R.M. 510063 0115 B, DATED JULY 17, 1978. 4. CITY/COUNTY LINE TAKEN FROM PLAT BY DAVID F. SPRIGGS, DATED \ OCTOBER 24, 2001, RECORDED IN INSTRUMENT #020001717 (CITY) AND \ #020007755 (COUNTY) AND WAS NOT FIELD VERIFIED. BOUNDARY LINE ADJUSTMENT PLAT BETWEEN THE LANDS OF TURNER ENTERPRISES, L.L.C. AND GREYSTONE PROPERTIES, LLC SIIAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 9/26/02 SCALE: 1 "=100' SHEET 2 OF 3 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 FAX (540) 667-0469 EMAIL office©marshandlegge.com I�H 0O' y� c BRUCE EDENS No. 000162-B q/ � c /a LAND SURN���4 DRAWN BY: JGB DWG NAME: id4579bla III • • LINE I BEARING DISTANCE L1 I S16'23'42'E 200.32' L2 I N75.45'13'E 145,3 0.255 ACRES TO PIN 63-A-21-1 ARC=224.90' RAD-1402.39' CHORD=N6(T05'54'E PIN 63-A-2H TURNER ENTERPRISES, L.L.C. INSTR. �010001683 I ZONE: RA USE: BUS. I 224.66' � IRS N55'30'09'E IRF 44.14' IS 0.255 ACRES TO PIN 63-A-2 I w I BOUNDARY LINES v~ HEREBY VACATED = I I o 3 PIN 269-1-2K IJ I Im o N/F C&W PROPERTIES ZONE: RA L) m u JZO io I (IT to `J � Lon cV I. 4N w= TE o PIN 269-1-2J N/F WALLS & CATHER p �j `OI Q a O 9� i o � o z ZONE: RA wl 1 0 CV 4J 'vl'aa z �'3p N w 0 w D BIZ OW N cu az �z I CD FL °" o 0 I Q M� I � U w I N �o I I LEGEND K Z I IRS IRON REBAR SET I I I I IRF IRON REBAR FOUND RRS RAILROAD SPIKE FOUND l I I L 50' BRL J NT8�`55TV9 l IRF 426.04' IRF 100 0 100 PIN 63-1-3 WESTRIDGE - SECTION IIB SCALE: 1 „ = 1 00 N/F GLAIZE DEVELOPMENT, INC. ZONE: LR ZONE: RP BOUNDARY LINE ADJUSTMENT PLAT BETWEEN THE LANDS OF TURNER ENTERPRISES, L.L.C. AND GREYSTONE PROPERTIES, LLC SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 9/26/02 SCALE: 1 "=100' SHEET 3 OF 3 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 FAX (540) 667-0469 EMAIL office®marshandlegge.com �,TH OF t� 9 H. BRUCE EDENS No. 000162-B c% /9— i10 ,L LgND SURN��o4 DRAWN BY: JGB DWG NAME: id4579b1a CD 0 rn c.� 0 n+a rrF� CRE K J �' eas b V G� 644 arket lace M1le' PP G e A E 4* tie M� y LANE 81 ssom r+ Ff UPEO N1 aid za Cor ara bppl� a 622 R0 ° r iI :aville 1s� Shop Ct Blos{ ShpC .>.,,.v trd ¢r4o kas�l6lFrydWeruPe y4 . S/lTLN HILLCREST s Ar �� ti AVE ,P� jl k rlr,,til: 5 ti u D wo°oeFnm o ley, VICINITY = r /S sr� R° ngDn haw °°%'i,�/ l Qy HILT "-2000' P e VA Sf PFPP RlflEE M mES' 1 V ! 0 r,,. m rE� .° ttvis �� WINpY: q APPROVED BY: p4� SUBDIVISION ADMINISTRAT R DATE OWNER'S CERTIFICATE THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT BETWEEN GREYSTONE ENTERPRISES, LLC AND TURNER ENTERPRISES, L.L.C. AS APPEARS ON THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS AND TRUSTEES, IF ANY. GREYSTONE TURNER PROPERTIES,l j �ERPRISES, LLC BY: =� L— ��' e`��j�L�GG L.L.C. BY: 'ems STATE OF C��(J7.,�_� STATE OF C44f/COUNTY OF ce, �c.c�:. 61Fr/COUNTY OF THE FOREGOING INSTRUMENT WAS THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS -jqy-f, DAY ACKNOWLEDGED BEFORE ME THISDAY OF n,o :�- 2002 BY OF2002 BY ON BEHALF OF GREYSTONE PROPERTIES, LLC. ON BEHALF OF TURNER ENTERPRISES, L.L.C. MY COMtvIISSION EXPIRES u,w,'xAt" JO, zw6ow MY COMMISSION EXPIRES NOTA PUBLIC NO ARY PUBLIC SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS BOUNDARY LINE ADJUSTMNET IS A PORTION OF THE LAND CONVEYED TO GREYSTONE PROPERTIES, LLC BY DEED DATED MAY 10, 2002 AND ALL OF THE LAND CONVEYED TO TURNER ENTERPRISES, L.L.C. BY DEED DATED NOVEMBER 26, 2001 OF RECORD IN THE FREDERICK COUNTY CIRCUIT COURT CLERK'S OFFICE IN INSTRUMENT #020007755 AND INSTRUMENT #010016832, RESPECTIVELY. BOUNDARY LINE ADJUSTMENT PLAT BETWEEN THE LANDS OF yjH OF Irr TURNER ENTERPRISES, L.L.C. AND° GREYSTONE PROPERTIES, LLC u� BRUCE EDENS SHAWNEE MAGISTERIAL DISTRICT No. 000162—D FREDERICK COUNTY, VIRGINIA 4/A G/a -1DATE: 9/26/02 SCALE: 1 "=100' SHEET 1 OF 3 I9*D su'ays.�o MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 FAX (540) 667-0469 DRAWN BY: JGB EMAIL office®marshandlegge.com DWG NAME: id4579b[a • VA t4 0 NORTH ZONE STATE GR\D LEG ND � IRS IRON REBAR SET \ IRF IRON REBAR FOUND RRS RAILROAD SPIKE FOUND IRF PIN 63—A-2 AREA TABULATION ORIGINAL PIN 63-A-2 = 16.930 ACRES TO PIN 63-A-2H = 0.255 ACRES FROM PIN 63-A-2H = 0.255 ACRES ADJUSTED AREA = 16.930 ACRES PIN 63-A-21-1 AREA TABULATION ORIGINAL PIN 63-A-21-1 = 1.000 ACRES TO PIN 63-A-2 = 0.255 ACRES FROM PIN 63-A-2 = 0.255 ACRES ADJUSTED AREA = 1.000 ACRES 50' BRL 100 0 100 PIN 63—A-2� GREYSTONE PROPERTIES�\I LC SCALE: 1 " = 100' INSTR. #020007755\ ZONE: RA USE: VACANT 16.930 AC. \ 0.255 ACRES L \ TO PIN 63-A-2H v C� i IRS �Fn EX. STRUCTURES/ Zpp32 BOG BOUNDARY LINES `'(- 6.23 ` ARC=261.02' HEREBY VACATED �� 8��� RAD=1402.39' IRF - - - 5�i �_ _\o• _RRS CHORD=N70'01'29"E IRS i 1 \� 260.64' \0. 0 EX.�STRUCTURES �< 0.255 ACRES I \03� f s so\ TO PIN 63—A-2 50' BRL I �\ ` 50' BRL IRF PIN 269-1-1A GREYSTONE PROPERTIES, INSTR. #020001717 ZONE: LR USE: VACANT IRS 250.00' S10'57'26 W 1973.,ogA A PIN 63—A-2H LLC TURNER ENTERPRISES, L.L.C. INSTR. #010001683 ZONE: RA USE: BUS. NOTES: 1.000 AC 1. NO TITLE REPORT FURNISHED. 2. EASEMENTS OTHER THAN SHOWN MAY EXIST. 3. THE LOT SHOWN HEREON LIES WITHIN ZONE "C", AN AREA OF MINIMAL FLOODING, PER F.I.R.M. 510063 0115 B, DATED JULY 17, 1978. 4, CITY/COUNTY LINE TAKEN FROM PLAT BY DAVID F. SPRIGGS, DATED OCTOBER 24, 2001, RECORDED IN INSTRUMENT #020001717 (CITY) AND #020007755 (COUNTY) AND WAS NOT FIELD VERIFIED. BOUNDARY LINE ADJUSTMENT PLAT BETWEEN THE LANDS OF TURNER ENTERPRISES, L.L.C. AND GREYSTONE PROPERTIES, LLC SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 9/26/02 1 SCALE: 1 "=100' SHEET 2 OF 3 COUNTY OF FREDERICK CITY OF WINCHESTER TH OF �f 4134 U BRUCE EDENS No. 000162—B LAND SURv�':o4 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET - WINCHESTER, VIRGINIA 22601 DRAWN BY: JGB 47 PHONE (540) 667-0468 — FAX (540) 667-0469 EMAIL office®morshandlegge.com DWG NAME: id4579bla 0 LINE BEARING DISTANCE L1 S16.23'42'E 200.32' L2 N75.45'13'E 145.37' 0.255 ACRES TO PIN 63—A-2H ARC=224.90' RAD=1402.39' CHORD=N60'05'54'E 224.66' N55.30'09'E 44,14' IRS i PIN 63—A-2H TURNER ENTERPRISES, L.L.C. INSTR. #010001683 I ZONE: RA IRS USE: BUS. ��— 0.255 ACRES TO PIN 63—A-2 BOUNDARY LINES HEREBY VACATED LX z to PIN 269-1-2K o' Im I� I 0 N/F C&W PROPERTIES =z' ZONE: RA 110 U �I0 ml lb Ii 'I V� I �I `ro I I N ,� Q w� 00ca -ICI N � PIN 269-1-2J N/F WALLS & CATHER o �f j j o o a O W > ZONE. RA w M 0 N� cn�Z j 3 % N w o cn �I C) NN N a i n-o z • U) IFIao Z I M IZI o- I I Of U W Nb-o \N LEGEND a z IRS IRON REBAR SET IRF IRON REBAR FOUND RRS RAILROAD SPIKE FOUND I L 50' BRL IRF 426.04' IRF 100 0 100 PIN 63-1-3 WESTRIDGE SECTION IIB SCALE; 1 " = 100 N/F GLAIZ ZONE:DEVELOPMENT, INC. I ZONE: LR BOUNDARY LINE ADJUSTMENT PLAT BETWEEN THE LANDS OF TURNER ENTERPRISES, L.L.C. AND GREYSTONE PROPERTIES, LLC SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 9/26/02 I SCALE: 1"=100' I SHEET 3 OF 3 MARSH & LEGGE LAND SURVEYORS, P.L.C. 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 FAX (540) 667-0469 EMAIL office®marshandlegge.com �ILTH OF' �f U � H. BRUCE EDENS No. 000162-B LAND SUR,4, �4 DRAWN BY: JGB DWG NAME: id4579bla O CD C�J BRIDGEFORTH 63 A 2D RA C&W PROPERTIES 63 A 2K RA ,4 I Cedar Creek G 63 GRACE BRETHERN CHURCH 63 'A 2E RA CATHEI 63 A RA CLAYHILL FARM MCLAUR 63 5 1 8 RA TRUSTEES OF WINCHESTER CHURCH 63 A 4D RA MARSHALL--!----- 63 A 2A RA 0 TURNER ENTERPRISES, LLC 63 A 2H RA TURNER 1 ENTERPRISES, r 7EN1.ER JRE LLC A 2 H'4 RA GREYSTONE PROPERTIES LLC 63 A 2 RA GLAIZE DEVELOPMENT, IN 63 A 3 RP The City Winch!* Virffijiia I TI City Of Wow Winchester, Virginia Ir 63 A 2 �63 A 3 00 .9b Location Map REZ #10-02 The Village at Harvest Ridge PIN- 63 - A - 2 63 - A - 3 N w E S 0 300 600 Fee SEPT- 3,2002 L. i •'' •4{ � ham,. ' .�`\ iN r1. .•' 1 ' � � \.'... '�yfly r$+ It . w _¢•_..�- y ..�' •y •' � 1''l 4• ..''�� t�/•,• '.see._ '{ i♦�`7 .��!("'�,,.r•'� ` J ��\� �T �,1� � - <. i I M 0 A 1 RAY ROBINSON,. JR., ET ALS * , TO: DEED GLAIZE DEVELOPMENTS, INC. BK603PG477 THIS DEED, made this %J day of October, 1985, by and between Ray Robinson. -Jr. and Elisabeth D. Robinson, his wife, and Boyd J. Hannan and Joyce S. Hamman, his wife, of the one part, hereinafter called the Grantors, and Glaise Develop- ments, Inc., a Virginia corporation, of the other part, hereinafter called the Grantee. WITHESSETH: That for and in consideration of the su■ of Ten Dollars ($10.00). cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the Grantors do grant and convey, with General Warranty and with English Covenants of Title, unto the Grantee, in fee simp Is. together with al rights, privileges and appurtenances thereto b.elonging. all that certain tract,of undeveloped land conta- ining 49 Acres, 3 Roods and 34 Square Poles (but this is a sale in gross and not by the acre), lying and being aituat4 along the North and West side of Middle Road (Route 628), partly in the City of Winchester. Virginia, and partly in Frederick County, Virginia. LESS that certain tract containing 1.45 Acres conveyed to the Commonwealth of Virginia by dead dated November 2. 1962, recorded in the Office of the Clerk of the Circuit Court of Frederick County. Virginia, in Deed Book 290, at Fags 2681 the undivided one-half (j) interest of Grantors Robinson being the some land acquired by Ray Robinson, Jr. by dead from x�nray. a partnership. dated December 21. 1977, and duly recorded in the Office of the Clark of the Circuit Court for the City, of Winchester, Virginia, in Deed Book 151, at Page 824, and in the Office of the Clark of the Circuit Court of Frederick County, Virginia. In Deed Book 485, at Page 219,-and the undivided one-half (1) interest of Grantors Hassan being the same land acquired by I I® (f= BKG03Pc478 Boyd J. Hannan by deed of correction and dead from SR i JR, a General Partnership, dated December 29, 1977, and duly recorded in the Office of the Clark of the Circuit Court for the City of Winchester, Virginia, in Deed Book 188, at fag• 69, and in the Office of the Clark of the Circuit Court of Frederick County, Virginia, in Deed Book 582, at Page 362. A reference to the aforesaid deeds and to the references contained therein is here made for a further and more particular description of the realty,hereby conveyed. This conveyance is made subject to all legally enforce- able restrictive covenants and easements of record, if any, affecting the aforesaid realty. WITNESS the following signatures and sealsi ! (SEAL) inson ir SEAL) Eli;&beth D. Ro Ainson rioyd Or, Nepmah AL) J c ff S. Hamman STATE OF VIRGINIA-AT LARGE, CITY Of WINCHESTER, To —wits• The foregoing instrument was acknowledged before me this L day of October, 1985, by Ray Robinson, Jr. and Elisabeth D. Robinson, his wife. My commission expires .�lcc �rU 1 eaaawea a Jeeam■ � IMPIII �I Notary Public — 2 — • 479 �I • L31 Al MOAN"" a Ieeeet" BKG03PG479 STATE OT VIRGINIA AT LARGE, CITY Of WINCHESTER, To —watt The foregoing instrument was acknowledged before as this day of October, 1985, by Boyd J. Hannan and Joyce S. Hannan, his wife. My commission expires otary Public .t.ditl�A F11F.11Eit1CK CJJ.l1'Y, .,.;!'. Tills rumenAtiZ'kLrLow1—.dament ar produced me o the day os ' 19X, at — M . A with cartlllcee thereto annexed was dmitted to record. Tax imposed by Sao. 66-d4.1 of and 88-54 have been paid, if aw*mblr. Clark 3 0075 o d THIS DEED made and dated this day of May, 2002, by and between co a BAND OF CLARKE COUNTY, Trustee under the Will of Evelyn D. Allen Residual NTrust for the Benefit of Marsha Donna Hauser and Melva Deborah Lissefeld; JOSEPH N A. ALLEN, TRUSTEE OF THE JOSEPH A. ALLEN TRUST FOR THE BENEFIT OF JOSEPH BRADFORD ALIZZI, dated December 29, 1993, and JOSEPH A. ALLEN, ' U O U individually, parties of the first part, hereinafter called the Grantors, and GREYSTONE N PROPERTIES, LLC a Virginia limited liability company, partof the second part, v ohereinafter called the Grantee. o a U WITNESSETH: That for and in consideration of the sum of Ten ($10.00) Dollars, M � r. t cash in hand paid, and other good and valuable consideration, the receipt of which is hereby �? acknowledged, the Bank of Clarke County, Trustee and Joseph A. Allen, Trustee do hereby ' O ¢ o " ,0 grant and convey with special warranty of title unto the Grantee, and Joseph A. Allen, ' o individually, does grant and convey with general warranty of title unto the Grantee, in fee U � H ' simple absolute all of the following tracts or parcel of land TRACT ONE: All of that certain tract or parcel of land, together with the timprovements thereon and the appurtenances thereunto belonging, lying and being situate ' along the southern boundary of Cedar Creek Grade in the City of Winchester, Virginia, 'containing 23.23 Acres, more or less, and described by the survey drawn by Triad ly o Engineering, hic., dated October 24, 2001, attached hereto and by this reference made a part a > hereof as if set out in frill; and being the same property conveyed to the Grantors by the "3 following Deeds: (1) a one-half interest conveyed to Joseph A. Allen by Deed dated June 20, ZwWcn c ti 1986, fi•om Rosemary B. Eadie, et vir., of record in the Clerk's Office of the Circuit Court of z W the City of Winchester, Virginia, in Deed Book 203, at Page 2; (2) a one-half interest by Deed 000 0076 0 rV dated October 8, 1993, from Joseph A. Allen, Executor of the Estate of Evelyn D. Allen, co 1110 deceased, to Bank of Clarke County, Trustee of the Evelyn D. Allen Residual Trust U/W of Evelyn D. Allen, deceased, of record in the Office of the Clerk of the Circuit Court of the City of Winchester, Virginia, in Deed Book 260, at page 1208; (3) a 0.210497 interest by Deed of Gift dated December 29, 1993, from Joseph A. Allen, et ux., to Joseph A. Allen, Trustee under Trust Agreement dated December 29, 1993 known as the Joseph A. Allen Trust for the benefit of Joseph Bradford Alizzi, of record in the Office of the Clerk of the Circuit Court for the City of Winchester, Virginia, in Deed Book 262, at Page 193. TRACT TWO: All of that certain tract or parcel of land, together with the improvements thereon and the appurtenances thercunto belonging, lying and being situate in Back Creek Magisterial District, Frederick County, Virginia, fronting on the South side of Route 622, also known as Cedar Creek Grade, containing 16.93 acres, and further more particularly described by plat and survey of Triad Engineering, Inc., dated October 24, 2001, attached hereto and by this reference made a part hereof as if set out in full; and being the same property conveyed to the Grantors by the following Deeds: (1) By Deed dated November 16, 1989, by Tucker Ltd of Winchester and Bentley Ltd of Winchester, to Joseph A. Allen and Evelyn D. Allen, of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Deed Book 732, at Page 41; (2) a one-half interest by Deed dated October 8, 1993, from Joseph A. Allen, Executor of the Estate of Evelyn D. Allen, deceased, to Bank of Clarke County, Trustee of the Evelyn D. Allen Residual Trust U/W of Evelyn D. Allen, deceased, of record in the Office of the Clerk of the Circuit Court of the Frederick County, Virginia, in Deed Book 806, at page 393; (3) a 0.210497 interest By Deed of Gift dated December 29, 19,93, from Joseph A. Allen, et ux., to Joseph A. Allen, Trustee 2 f W Is 0077 under Trust Agreement dated December 29, 1993 known as the Joseph A. Allen Trust for the benefit of Joseph Bradford Alizzi, of record in the aforesaid Clerk's Office in Deed Book 811, at Page 830, which Deed was confirmed and corrected by Deed of Correction and Confirmation dated May 7, 2002, of record in the aforesaid County Clerk's Office rev 11.0 immediately preceding this Deed. o The tracts conveyed hereby total 40.16 acres in the aggregate. Reference is made to the aforesaid survey, plat, and deeds for a more particular description of the properties herein conveyed. This conveyance is made subject to all rights of way and restrictions of record affecting the subject property. The Grantor, Joseph A. Allen, hereby covenants that he has 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 he will grant such further assurances of title as may be requisite. WITNESS the following signatures and seals. BANK OF CLARKE COUNTY, Trustee under the Will of Evelyn D. Allen Residual Trust for the Benefit of Marsha Donna Hauser and Melva Deborah Lissefeld By .J M-�P�- .'t. d (SEAL) JOSEPH A. ALLEN TRUST FOR THE BENEFIT OF JOSEPH BRADFORD ALIZZI, dated December 29, 1993 • CD tV 7 STATE OF VIRGINIA, G r OF W XOAT/fl- 1, &UGe— t - AWNMV6 (SEAL) ALLEN, individually TO -WIT: a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that BANK OF CLARKE COUNTY, Trustee under the Will of Evelyn D. Allen Residual Trust for the Benefit of Marsha Donna Hauser and Melva Deborah Lissefeld, By E1 � z,\o - � -"Al :k r'_ , Its Tr �'s4- 0���' •-r , whose name is signed to the foregoing Deed, dated May 0 2002, haW personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. Given under my hand this �6 14 day of , 2002. My Commission expires S , 3 0 D 0-�_ I STATE OF VIRGINIA, CITY OF ESTER, - IT: - I, cli , a Notary Public in and for the State and jurisdiction a oresaid, do hereby certify that Joseph A. Allen, both as Trustee of the Joseph A. Allen Trust for the benefit of Joseph Bradford Alizzi, dated December 29, 1993, and individually, whose name is signed to the foregoing Deed, dated May, 2002, have personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. a Given under my hand this day of 92002. M Commission expires 00 S y p a e!c7 +. V NOTbkY PTrC 1'68SAIlenAADEED BCC to Vickers and Wilkins.doc „t 4 L 0292 EVELj�N D. -� ALL�N EST#TE ET.'AL. ;I 40e 76 Ace �� \ TOTAL l CURRENT OWNER: 1. JOSEPH A. ALLEN _ - - -- 2. EVELYN D. ALLEN RESIDUAL TRUST 3. JOSEPH A. ALLEN TRUST FOR THE BENEFIT N OF JOSEPH BRADFORD ALIZZI I. -REF: x� cr 1. WILD BOOK 99 PAGE 335 o „ 2. DEED BOOK 806 PAGE 393 Z .4 J 3. DEED BOOK 811 PAGE 1831 TM 63-A PRCL 2 a TM 269 ((1)) PRCL 1A THIS SURVEY HAS BEEN PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT. THEREFORE, THIS PLAT MAY NOT INDICATE ALL ENCUMBRANCES ON THE PROPERTY. THE EXISTENCE OF VEGETATED OR TIDAL WETLANDS WAS NOT DETERMINED DURING THIS SURVEY. THE EXACT LOCATION OR EXISTENCE OF UNDERGROUND UTILITIES WAS NOT ESTABLISHED DURING THIS SURVEY. U DAVID F. SPRIGGS No.1853 OCTOBER 24, 2001 I 'HEREBY CERTIFY THAT THIS SURVEY AND ANY INFORMATION SHOWN HEREON IS BASED ON AN ACTUAL FIELD RUN SURVEY MADE UNDER MY SUPERVISION AND THERE ARE NO APPARENT ENCROACHMENTS OTHER THAN THOSE SHOWN OR NOTED. ' BOUNDARY SURVEY ON THE EVELYN D. ALLEN ESTATE ET. AL. BACK CREEK MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA CITY OF WINCHESTER, VIRGINIA DATE: OCTOBER 24, 2001 SCALE: 1" = 500' L' TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 1 OF 2 SV-198 N/F _. 1 KIM B. WALLS..- I MARIETTATHER 507I 1 \ - OR•(1� " N/F Ma I GEORGE W. CATHERN/F 'C& W PROPERTIES 731/34 N15°29'53"E 1661-28750/1220 \ a;IRF�----------------------------------- ------ ---------------------- -----\-` �*�7 IRS *,IRS ` w f z Zoow FREDER I CK COUNTY io PORTION. - �!� 16°93 AC. EX.IELd RAINF .,\ a N . I v `r ESMT. FOR I IRF L2 RR SPIKE -I N/F CD ! FREDER I CK ADJ. LOT 635/385 I r FND L3! TURNER INST NO. 01P-R16 3S 3 COUNTY' S15° 26' 35 "W 1607.54'1 — — — L4 IRP, C2 rp — -------------- ------------- LOT 64 O I CITY OF -- -- -- -- ----- -- -- — — IRF — — — — rl, F 5 0 j' �F wm ----=off WINCHESTER EX. POTOMAC RF,�, LOT 63 r,,, EDISON ESMT.2 c� G� , oZQ _ _ ° EX. 15 EVELYN Ds ALLEN ESTATE ET. AL. 251/1635 `L ARM LOT fs2 SHENANDOAH EX. 20' C8P� Dom' 9 ��N Z i � GAS CO. ESMT. 40.16 AC. t TOTAL) ,� ww --- � 234/439 TELE. CO. ESMT. \ ` s 6, DAVID F. SPP.IGGS "' LOT 61 I 247/196 No. 1853 EX. 10' EX. 25' SAN. CITY OF WINCHESTER EX. SAN. --cp_ LOT 50 I SHENANDOAH SEWER ESMT. PORTION SEWER ESMT. IRS GAS CO. ESMT. 273/493 23.23 AC. CITY OF WINCHESTER IRS 257/671 LOT 59 —�-17° 33' 28 LOT "W 2189.4---r----,---- LOT 8, / - 6 'LOT — - LOT 58 / LOT 87 80 78 ( 76T' 74T'LOT' [ LOT 1 ,IRS 40 OCTOBER 24, 2001 Ivl 70T WESTRIDGE SECTION IIB n' ICI OPEQUON `; OPEQUON TERRACE TERRACE_ f "n NUMBER DIRECTION DISTANCE 273/493 n 244/1395 247/1792 BOUNDARY SURVEY ON THE L1 N59°59'19"E 44.14' m vL�. L2 S15°26'35"W 293.64' ' EVELYN D. ALLEN ESTATE ET. AL. L3 S74°33'25"E 131.53' L4 N15°26'35"E 365.55' L5 S18°35'50"W 5.69' NUMBER DELTA ANGLE- ARC LENGTH RADIUS TANGENT CHORD DIRECTION CHORD LENGTH Cl 13°43'31" 335.94' 1402.39' 168.78' N66°51110"E 335.14' C2- DO°17-'26'' 7.11' 1402.39' 3.56' N79°59'17"E 7.11' C3 02°3549" 63.33' 1397-39' 31.67' N81°19'14"E 63.33' C4 05°26'10" 87.28' 919.93' 43.67' N85°20'13"E 87.25' BACK CREEK MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA CITY- OF WINCHESTER, VIRGINIA, DATE: OCTOBER 24, 2001 SCALE: 1" = 300' Nm- 7- TRIAD_ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 SHEET 2 OF 2 SV-198 =1 INSTRUMENT 40*?0001717 RECORDED 1N THE CLERK" S OFFICE OF WINCHESTER ON MAY 10 a 9002 AT ' 02: 53PM t- �11 i 14. 88 GRI "N-FOR TAY WAS PAID AS REQUIRED BY SEC 58.1-80 OF THE VA. CODE iA T Es743. 'S LOCAL: 111I AFL t°i. Ft�-t�1At1 �'LERti a B — (DC) VIRGINLI: F R DERICK COUNTY, SCT. This instrument of writing Tvtn prodmed to me on ai tiv r, c%itificate of aCk110--vJCdl cment thereto mnexed ,,vas: aamittcd to record. Ta• irulxsed by Sec. 58.1-802 of 6eo d ,d 53.1-80 ( hnvc hecn paid, if assessable i �_r �%t /" �r��z•, Clerk � T,X, TICKET T A Y R E C E I P T - Y E A R 2 0 0 2 Ticket #:00112610001 @@ FREDk <.K COUNTY _ Date 5/29/2002 C. VILLIAM ORi1DOFF, JR Register: LMM/LM P.O. BOY 225 Trans. #: 07178 Dept # RE200201 VINCHESTER VA 22604-0225 ACCT# 19977 2002 REAL ESTATE TAXES Previous 8.43 ACRES 63 A 3 Balance $ 154.33 Acres: 8.43 Principal Being Paid $ 154.33 Land: 50600 Imp: 0 Penalty $ .00 Interest $ .00 GLAIZE DEVELOPMENT, INC Amount Paid $ 154.33 *Balance Due PO BOY 888 as of 5/29/2002$ .00 ViNCHESTER, VA 22604 0888 Pd by GLAIZE DEVELOPMENT CORP • ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) E I M E L I T Y E AMR 2 0 0 2 Ticket #:00004260001 @@ FRE,, .,ICK COUNTY Date 6/06/2002 C. V.,LLIAX ORNDOFF, JR ~l Register: MUS/1111i P.O. BOX 225 Trans. #: 04033 Dept # RE200201 VINCHESTER VA 22604-0225 ACCT# 19976 2002 REAL. ESTATE TAKES Previous 16.92 ACRES 63 A 2 Balance $ 619.15 Acres: 16.92 Principal Being Paid $ 619.15 Land: 203000 Imp: 0 Penalty $ .00 Interest $ .00 ALLEN, JOSEPH A Amount Paid $ 619.15 & BANK OF CLARKE CO TRUSTEE *Balance Due 1625 APPLE BLOSSOM DR as of 6/06/2002S .00 UINCHESTER, VA 22601 5185 Check 619.15 # BOC 1006 Pd by ALLEN, JOSEPH A ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) is COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM TO: Finance Department FROM: Beth Ann Hall, Secretary I RE: Return Of Sign Deposit DATE: January 9, 2003 The amount of $50.00 was deposited in line item 93-010-019110-0008 for the person named below as a deposit for a sign for Rezoning Application #10-02. They have now returned the sign and are therefore entitled to the return of their deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $50.00 to: Greystone Properties, LLC 13 South Loudoun Street Winchester, Virginia 22601 RSA/bah J U:\Beth\Common\SIGN DEPOSIT RETURN MEMO.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 0 COUNTY of FREDERI CK Department of Planning and Development 540/ 665-5051 1738 May 8, 2002 Charles E. Maddox, Jr., P.E. G.W. Clifford & Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Westridge Expansion into Frederick County; Joseph A. Allen Property Property Identification number (PIN) 63-A-2 Dear Chuck: FAX: 540/665-6395 It was a pleasure to meet with you, Jim Vickers, and Richic Wilkins yesterday, May 6, 2002, to discuss potential development plans for the Allen property. This tentative development plan would establish 12,000 square foot single-family lots within the City portion of the property, and single-family small lots within that portion of the property located in the County. As you are aware, the Urban Development Area (UDA) was expanded on November 10, 1999 to include the subject site. Upon review of the Board of Supervisors' action on this date, it appears the Board approved the UDA expansion with the condition that access be provided from Cedar Creek Grade through the subject parcel to Westview Lane within Westridge, Section III, to ensure improved public service provisions, without traversing the City of Winchester's street system. Therefore, it appears that in order to utilize the UDA policy boundary, the subsequent development should provide access to Cedar Creek Grade within Frederick County. Please contact me with any questions. AICP lirector ERL/rsa Attachment cc: Jim Vickers, Oakcrest Realty, 2055 Valley Ave., Winchester Richie Wilkins, Wilkins Development Co., 13 S. Loudoun St., Winchester U:\Eric\Conunon\Rezonings\2002\Allen\access issue.wpd 107 North Rent Streit • Winchester, Virginia 22601-5000 ij November 18, 1999 Mr. Stephen M. Gyurisin G. W. Clifford & Associates, Inc. 200 N. Cameron Street Winchester, VA 22601 COUNTY of I RED R CJ Department of PlannIno and Development 5�1t�/ 6T5-5�i51 FAX: 5441V 678-06 32 RE: REQUEST TO EXPAND URBAN DEVELOPMENT AREA Dear Steve: This letter is to confirm action taken by the Board of Supervisors at the November 10, 1999 meeting. Your request for an expansion of the Urban Development Area (UDA) to incorporate parcel 63-A-2 of Joseph A. Allen, et als was approved with the condition that access is provided from Cedar Creek Grade through this parcel to Westview Lane within Westridge, Section M. If you have any further questions on the approval of this request, please feel free to call this office. Sincerely, Evan I Wyatt Deputy Director EAW/ch cc: Steve Melnikof� VDOT Jane Anderson, Real Estate 0:\Ngrndu\Al3PR_DEN.L R\WAP/ER_=.MPVosephikHmiUDj%- cp.wpd 107 North Kent Street v 'VVir.chester, Virginia 22641-5000 0 COUNTY r, f FREDE RI CIS D,epartm-ent of Planning and Development 540/665-5651 FAX: 540/ 673-0632 MEMORANDUM TO: Frederick County Board of Supervisors FROM: Evan A. Wyatt, Deputy Planning Director c ��3 RE: Urban Development Area Expansion Request of Joseph A. Allen, et als DATE: October 22, 1999 The Comprehensive Plans and Programs Subcommittee (CPPS) considered a request to allow for the expansion of the Urban Development Area (UDA) to incorporate parcel 63-A-2 of Joseph A Allen, et als during their August 9, 1999 meeting. Mr. Stephen Gyurisin, representative of Mr. Joseph A. Allen, et als, advised the CPPS that parcel 63-A-2 is a 16.9-acre portion of a 41-acre parcel which is severed by the city/county boundary line. The 24.1-acre portion within the City of Winchester Corporate Limits is zoned LR (Low Density Residential) District which allows single family detached residential units on 12,000-square-foot lots, while the 16.9-acre portion within Frederick County is zoned RA, (Rural Areas) District. Mr. Gyurisin also advised the CPPS that the Frederick County Sanitation Authority Board approved a request to allow this acreage to be served with public water and sewer by the City of Winchester Public Utilities should this acreage be incorporated into the UDA. The CPPS felt that this request was analogous to the Board of Supervisors' approval of expanding the UDA boundary to incorporate the nine -acre tract for the Westridge Subdivision which was also severed by the city/county boundary line. Furthermore, the CPPS felt that this particular request ,would allow for improved public services by creating a local street network between this parcel and the Westridge Subdivision which would connect Cedar Creels Grade (Route 622) and Middle Road (Route 628). The CPPS recommended unanimous approval of this request with a condition that the development of this property provide access from Cedar Creels Grade to a connection with the Westridge Subdivision to ensure improved public services through a complete road network. Mr. Gyurisin advised the CPPS that the developers of the Allen tract would be amenable to constructing a road network from Cedar Creek Grade to Westridge Lane, including the off -site improvement within the Westridge Subdivision. 107 North Dent Street • ti'/inchester, Virginia 22601-5000 Page -2- Joseph A. Allen, et als Memo October 22, 1999 At the Planning Commission's public hearing on October 6, 1999, members of the Commission believed the extension of Westview Lane in Section III was the most important connection needed because it would allow direct access to the Frederick County portion of the development, via Cedar Creek Grade, and County public service personnel, such as the sheriff, fire and rescue, and school buses, would not have to traverse streets in the City of Winchester. There were no citizen comments concerning this UDA expansion request. The Planning Commission unanimously recommended approval of the request with the condition that the development provide access to Cedar Creek Grade from Westview Lane in Section III to ensure improved public services. Please find included under this agenda item a letter from Mr. Stephen Gyurisin to Mr. Evan Wyatt, dated July 30, 1999, correspondence from the Frederick County Sanitation Authority to Mr. Evan Wyatt dated September 20, 1999, a location map depicting the Joseph A. Allen, et als property, a plat of the Joseph A. Allen, et als property within Frederick County and the City of Winchester, and a digital image of the parcel which goes from the southern boundary north to Cedar Creek Grade. EAW/rsa Attachments U:\Evan\Common\CompPlan\WatrSewrllocAlluiUDAExpausionRequestPorPIN63-A-2-BOSNiciiio.wpd Historic Resources Advisory Board (EIRAB) - 10/19/99 Mtg. Mr. Robert M. Morris, BRAG member, reported that the BRAB discussed possible projects the HRAB could embark upon this year. Mr. Morris said that in the past, the HRAB has only responded to zoning requests; however, the HRAB believes there is a great deal more the group could do, perhaps pursuing opportunities for historic overlay districts, or becoming a certified local government for historic preservation. Mr. Morris also reported that Maral Kalbian was present at the meeting with a number of copies of her new, book entitled, "Frederick County, Virginia - History Through Architecture." Sanitation Authority (SA)-10/18/99 Mtg. Mrs. Marjorie Copenhaver, Planning Commission liaison to the SA, said that Wellington Jones, the SA's Engineer/Director, reported that 10'/z" of rain fell in September, which raised and stabilized quarry levels. She reported that the SA concluded test pumping at the Back Creek well and during the test, 1,200 gallons per minute were pumped for 96 hours. She said the results were positive. Mrs. Copenhaver also reported that new connections for water and sewer have been running about 400 per year for the past few years, according to Mr. Jones. She said Mr. Jones had commented that these figures point to the fact that growth within the County is "controlled growth," as compared to the end of the 1930's, when the SA was averaging about 1,000 new connections per year. PUBLIC HEARINGS Request to expand the Urban Development Area (UDA) by incorporation of a 16.9-acre portion of a 41- acre parcel. This parcel is located on the south side of Cedar Creek Grade (Route 622), adjacent to the City of Winchester Corporate Boundary, in the Back Creek Magisterial District, and is identified with P.I.N. 63-A-2, zoned RA (Rural Areas). Action - Recommended Approval with Condition Mr. Evan A. Wyatt, Deputy Planning Director, said that the Comprehensive Plans and Programs Subcommittee (CPPS) considered.a request to allow the expansion of the Urban Development Area (UDA) to incorporate a 16.9-acre portion of 41-acre parcel, which is severed by the City/County boundary line. He said the property is owned by Joseph A Allen, et als. Mr. Wyatt advised the Commission that the Frederick County Sanitation Authority Board approved a request to allow this acreage to be served with public water and sewer by the City of Winchester Public Utilities, as there are no lines from the Frederick County Sanitation Authority in this area. Frederick County Planning Commission Page 427 Minutes of October 20, 1999 -3- Mr. Wyatt continued, stating that the CPPS believed the Allen request was analogous to the Westridge Subdivision UDA expansion request, which was also a portion of a larger tract that was severed by the City/County line. He said the CPPS believed the Allen request would allow for improved public services by creating a local street network between the Allen parcel and the Westridge Subdivision, connecting Cedar Creek Grade (Rt. 622) and Middle Road (Rt. 628). Mr. Wyatt stated that the CPPS recommended approval of the Allen request with the condition that the development of the property provide access from Cedar Creek Grade to a connection with the Westridge Subdivision to ensure improved public services through a complete road network. Mr. Stephen M. Gyurisin with G. W. Clifford & Associates, Inc., the engineering/design firm representing the applicant, was available to answer questions from the Commission. Mr. Gyurisin pointed out, two different connection points that could be made with Westridge Subdivision. Members ofthe Planning Commission believed the extension ofWestview Lane in Section HI was the most important connection needed because it would allow direct access to the Frederick County portion of the development, via Cedar Creek Grade. It was noted that the County's public service personnel, such as the sheriff fire and rescue, and school buses, would not have to traverse streets in the City of Winchester to get to the site. The Planning Commission unanimously recommended approval of the request with the condition that the development provide access to Cedar Creek Grade from Westview Lane in Section III to ensure improved public services. There were no citizen comments. Upon motion made by Mr. Ours and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the request to expand the Urban Development Area (UDA) by the incorporation of a 16.9-acre portion of a 41-acre parcel, identified with P.I.N. 63-A-2 in the Back Creek District, and owned by Joseph A. Allen, et a1s with the condition that the development provide access to Cedar Creek Grade from Westview Lane in Section III to ensure improved public services. Request by Fellowship Bible Church to extend water and sewer service outside of the Sewer and Water Service Area (SWSA). This parcel is located on the south side of Middle Road (Rt. 628) and the north side of Apple Valley Road (Rt. 652) in the Back Creek Magisterial District and is identified with P.I.N. 63-A-14. Action- Recommended Approval Mr. Evan A. Wyatt, Deputy Planning Director, stated that the Comprehensive Plans and Programs Subcommittee (CPPS) considered a request to allow the extension of public water and sewer service to the Fellowship Bible Church property during their September 13, 1999 meeting. Mr. Wyatt said the Frederick: County Planning Commission Minutes of October 20, 1999 Page 428 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 July 16, 2002 Mr. Charles E. Maddox, Jr. RE, VP G.W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Preliminary Review of Rezoning Application — The Village at Harvest Ridge Dear Chuck: On July 2, 2002, our office received the Preliminary Rezoning Application for The Village at Harvest Ridge, dated July, 2002. The subject parcel is identified by Property Identification Number 63-A-2 and is located south of Cedar Creek Grade at the City/County line. This Rezoning Application requests a change of 16.92 acres currently zoned Rural Area (RA) to the Residential Performance (RP) zoning classification. Sixty (60) single-family detached small lots are proposed for this property. Based on the initial review of this submission, I offer the following comments for your consideration. Rezoning Application Form. a. Include property owners' signatures. b. Provide present use and zoning of aujoining properties and those located across roadways. Impact Analysis Statement, dated July 2002. a. Please consult with VDOT regarding no access to Cedar Creek Grade as part of this rezoning application, and document their comments regarding this issue in the Impact Analysis Statement. b. Provide direct access to Cedar Creek Grade as required in the granting of the UDA expansion approved on November 10, 1999. 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Mr. Charles E. Maddox, Jr., P.E., V.P. Re: Preliminary Review of The Village at Hai -vest Ridge July 16, 2002 c. Site Suitability Include a statement of the soil types as noted in the Soil Survey of Frederick County, and the soil suitability for development. 2. Provide a statement regarding woodlands and wetlands on the site. d. Traffic Impact 1. Provide information on the total traffic impact for the complete build -out of the project (City and County) on Cedar Creek Grade and Middle Road. e. Community Facilities & County of Frederick Capital Facilities Impact Model Consider the intensity of impact on Round Hill Volunteer Fire and Rescue for an age -restricted community with solely city street accessibility. 2. Reconsider the impact to Frederick County Public Schools, should grandparents within the community have a need to raise grandchildren for a period of time, and also the possible need for public school bus accessibility, if this need arises within the 90-unit, single-family, small - lot, age -restricted community. The Frederick County Capital Facilities Fiscal Impact Model shows a net impact per dwelling unit of $1,539.00 per dwelling unit. It appears that the impact analysis offers a total monetary contribution to the County of Frederick of $1,539.00 at the issuance of the first building permit. 4. The voluntary proffer states that all housing within the tract shall be single-family, small -lot in accord with the County Zoning Ordinance. Minimum lot size is 3,750 square feet. For lot sizes less than 5,000 square feet, recreational units are required for each 30 dwelling units. 0 • Page 3 Mr. Charles E. Maddox, Jr., P.E., V.P. Re: Preliminary Review of The Village at Harvest Ridge July 16, 2002 It may be prudent to inform the Planning Commission members and citizens of the proposed lot size. 5. Clarify whether or not a community building will be provided as has been constructed at Cross Creek and Woodbrook Village. Review Agency Comments. Please obtain review agency comments from the following agencies: Frederick County Attorney, VDOT, Historic Resources Advisory Board, Public Works, Fire Marshal, Round Hill Volunteer Fire and Rescue, Parks and Recreation, Frederick County Public Schools, City of Winchester, Frederick County Airport, Frederick County Sanitation Authority, and Building Inspections. Thank you, and please feel free to call me with any questions or concerns regarding these comments. Sincerely, Abbe S. Kennedy Senior Planner ASK/rsa File: U:Wbbe\REZ Review Letters\Village at Harvest Ridge.doe gilbbt w. Clifford & associAs, inc INCORPORATED 1972 Engineers Land Planners — Water Quality July 2, 2002 Eric Lawrence Frederick County Planning 107 N. Kent Street Winchester, VA 22601 RE: Village at Harvest Ridge Residential Rezoning Aikens[Route 11 North Commercial Rezoning Dear Eric, Board of Directors: President: Thomas I ()'Toole, P.E. Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Ronald A Mislowsky, P.E. David I Saunders, P.E. Directors: William L Wright Michael A Hammer Ilomas W. Price Thank you for meeting with me last week on the two above referenced rezonings. Per your request, I have submitted comment sheets to the following agencies for their review. Wage at Harvest Ridge: (Residential) • Planning Department • Frederick County Attorney • HRAB • VDOT • Public Works • Fire Marshal • Parks and Recreation • Public Schools • FCSA • City of Winchester • Round Hill Community Fire and Rescue Aikens (Route 11 North: (Commercial) • Planning Department • Frederick County Attorney • VDOT • Public Utilities • Fire Marshal • FCSA • City of Winchester • Millwood Fire and Rescue • HARB RECLlvt J U L (' Z002 117 East Piccadilh Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 c-mail gwcaram�irmarthlink. nct AlemberAmeriean Consulting Engineers Council A •filbert w. Clifford and associates, i. Page 2 If I can answer any questions, please give me a call anytime. Sincerely, gil t w. Clifford & ssociates, inc. Uhl Thomas W. Price ell 0 co o � ���,,Ic, � i of lt6� SAf ilber. Clifford & associat line g INCORPORATED 1972 ew Engineers — Land Planners --- Water Quality 23 October 2002 Mr. Eric Lawrence Frederick County Planning 107 N. Kent Street Winchester, Virginia 22601 RC: Village at Harvest Ridge Proposed Rezoning Dear Eric, Hoard of Directors: President: 'Ihonms J. O'Toolc, P.H. Vice Presidents: Charles F. Maddox, Jr., P.t:. Earl R. Sutherland, RE Ronald A. Mislowsky, P.1?. David J. Saunders, P.F. Directors: William L. Wright Michael A. i iammer Thomas W. Price Attached please find a final plat of the area to be rezoned which has been revised in order to adjust tract lines for the boundary line change with "homespun." Please be advised that the boundary shown on the plat is the boundary which we request to be rezoned to RP or involve a change in RP proffer. Also, we request the minor adjustment of the urban development area along Cedar Creek Grade to include the lands being acquired from "homespun." As has been discussed with the Planning Commission, we suggest that Homespun be brought into the urban development area also as a logical inclusion to the urban development area. As a mininnunn we would need "holnnespun" to be included in the sewer and water service area since we intend to provide sewer service and water service to this site as a part of the development of Harvest Ridge. Finally, we intend to request the Planning Commission recommend to the Board that the provision of a state road connection to Cedar Creek Grade near "homespun" be eliminated as a condition of the original UDA expansion. The reasoning for this action is included in our response to public hearing comments dated September 20, 2002 a copy of which is attached. I appreciate your efforts and assistance in this regard and look forward to meeting with the Planning Commission at the November 20, 2002 Planning Commission meeting to request approval of our rezoning. Sincerely yours, gilbert lifford & associates, iqc. CC-.mildd-o—x, Jr., P.E., resident CEM/kf D Enclosure FifE 9 V I cc: Mr. Jinn Vickers O C l 2 4 2002 Mr. Richie Wilkins Mr. R.J. Turner DEPT, OF PLANNING/DEVELOPMENT 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 is (540) 667-2139 Fax (540) 665-0493 e-mail gwcai-,iiil@eartliliiik.net earthlink.net Afemher American Consnlling 1 'ugineers ( oulicll C� / n 0 4 n c atianl Rentals&Sales Home and Business Dei, lof)11ient5 Office -Stores AparUnenls - Homes 13 SOUl11 LOUCIOIIn Stl•CCi WarehousesimentHWhichestcr, Vlrghlla 22601 Home c& Business Siles• O((ice: (540) 662-7215 October 28, 2002 Mr. Eric R. Lawrence, Director Department of Planning & Development County of Frederick 107 N. Kent Street Winchester, VA 22601 Dear Mr. Lawrence: ti �P:,-- Vic• �i, Turner Enterprises, LLC and Greystone Properties, LLC grant Frederick County approval to consider the RP rezoning petition on the properties they own on Cedar Creek Grade. The property lines will be as shown on the attached plat. The boundary line adjustment plat will be recorded before advertisement and placement on the Board of Supervisor's agenda. TURNER ENTERPRISES, LLC GREYSTONE PROPERTIES, LLC R. . Tu � - � % /�/L�'`"'%`� times R. Wilkins, II/I ( / (/ L �l! ames T. Vickers JRW, III/cg Encl: ridge REG ` 0 0 Subject: Harvest Ridge REZ Date: Mon, 28 Oct 2002 10:34:55 -0500 From: Eric Lawrence <elawren@co.fi-ederick.va.us> To: Chuck Maddox <gwcliff@mnsinc.com> CC: Jim Vickers<jvickers@oakerestbuilders.com>, Richie Wilkins <j1-w3@shentel.net>, Abbe Keiuledy <akeiuledy@co.frederick.va.us> Hi Chuck. (Please provide me with a signed statement from the property owners that i,they intend to record the boundary line adjustment, and that they both grant approval to the County to consider the RP rezoning petition. I will need this statement to include the REZ on the PC's agenda (need by Wednesday, Oct 30). Also, the,plat will need to be recorded prior to advertisement and placement on the Board's agenda. i,Please contact me with questions. -Eric Eric R. Lawrence, AICP Director Department of Planning and County of Frederick 107 N. Kent Street Winchester, Virginia 22601 540.665.5651 540.665.6395 fax elawrenc@co.frederick.va.us www.co.frederick.va.us Development Village at Harvest Ridge Agency Comment Summary RP Rezoning Request September 2002 City of Winchester Historic Resources Advisory Board Owner/EnLiincer Response Age restricted housing is a change from Noted, however, size and value of homes established pattern of SF development. will not be substantially different. Attention to how city streets and private streets are needed to handle public vehicles. How close will elderly home be to conventional homes? Are distances between structures less than allowed in conventional single family use (25' to 35'). Is privacy fencing required on elderly lots? Consider a private road connection with Cedar Creek Grade at "homespun" commercial entrance. How wide are private streets? Are sidewalks added to botli sides? I-liker/biker trails should connect with private streets and open space to create continuous loop. What will physical trail look like behind future city homes? Recommends landscape screening between homes and "homespun" as well as Cedar Creels Grade. Approval is recommended. Need to work out turn movement areas at MDP. New homes to be separated at least 35' from existing homes (rear to rear) and 25' (side to side). A minimum of 10' open space will be provided between lot lines of die different types. Fences may be used but not required. Landscaping will be provided if fences are not. A private road connection using "homespun" commercial entrance has been added, however, it will be posted for emergency access only. 20' with mountable curbs (same as "Cross Creek"). Sidewalks or a hiker trail will be provided to connect each lot with a walkway system. Details to be provided at the time of Master Development Plan. Sidewalk and trails to be fully looped during MDP. Trails to be 6' wide and paved with bituminous surface. Sidewalks to be 4' wide and be concrete. Landscape screening is delineated at MDP. • • Fred. Co. Attorney VDOT Planning Staff Frederick County Public Schools Public Works FCSA Frederick County Parks & Recreation Proffer in proper form when signed. Little measurable impact. Proffers address transportation concerns. If any future access to VDOT facilities proposed, such needs review by VDOT. Needs owner's signature. Provide present use/zoning of adjacent properties. Consult with VDOT re: no access to Cedar Creek Grade. Include soil types Include wetlands and woodlands info. Provide traffic impact info. Consider impact on schools if children are allowed to live in development. Fiscal impact model, monetary contribution. Recreational units required per orduiance if lot size is less than 5,000 SF. Will a community building be provided? Age restricted community — no comment. Storm system discharges to city system. City must review and approve. Clarify the Westiidge parcel will also be age restricted housing. City will serve this project therefore, no comment. Proffer of $543 per unit is consistent with County model. Village at Harvest Ridge Agency Comment Summary Page 2 of 5 Noted and signed. VDOT agrees with posted private access at "homespun" with Cedar Creek Grade. Sighed. Added. Consulted with VDOT which yields comment above. Soil types added. Information provided. Traffic info provided. School age children will be excluded from permanent residency by deed. Noted. All lots to be greater than 5,000 SF. Trail, sidewalk and open space systems are provided. A community building will not be provided on this project. This project will have larger lots and homes so the additional living space provided by a community building is not necessary. Noted. Noted. The application has been amended to specify. Noted. Noted. • Village at Harvest Ridge Agency Comment Summary Page 3 of 5 Frederick County Access for fire and rescue must be Noted. Fire & Rescue maintained atall times. Fire lane signs required. Noted. Frederick County Fire hydrants to be within 400' of all Noted. Fire & Rescue residences. Round Hill Fire Co. A formal comment could not be Noted. obtained however, verbal comment received advises that Rowid Hill Fire Co. to be notified prior to occupancy of homes. Frederick County Planning Commission 9-18-02 Issue #1 Road access to Cedar Creek Grade per UDA action of November 10, 1999. Why does this plan not propose a VDOT road extension? The situation existing at the time of the UDA decision involved the prior owners application with the intent to develop conventional single family lots. The developer owning adjacent land to the south (Westridge Section 4) had by previous action of the PC/BOS received approval of UDA expansion, SWSA expansion, and Iv1DP for 24 conventional single family lots with a VDOT road extension from an existing city street such that all emergency vehicle, school bus and VDOT maintenance including snow removals must pass through a significant length of city streets to access the short section of VDOT road. The mitigation of this condition was the major concern in the UDA action. The applicant was required to provide a state road extension from Cedar Creek Grade to a proposed interparcel connector shown on the approved N41DP for Westridge. Greystone, the current applicant, has now arranged the purchase of both parcels totaling 26 acres of land and have prepared a proposal for a single family small lot development that meets all requirements of County ordinances without the need for construction of a state road system. This "age restricted" community addresses a need in the community for this use and will be of very high quality characteristic of other Oakerest projects located in the County and City. The applicant requests the PC and BOS to remove the need for this state road requirement by action on this rezoning petition_ The important planning issues supporting this decision by the PC and BOS were outlined in the public hearing as follows: (1) The city entrance on Cedar Creek Grade can easily support the additional traffic and this plan is acceptable to the City. (2) There is no planning need for the state to maintain roads in thus development. (3) The land uses surrounding the Village at Harvest Ridge have been determined and the extension of this road system is not appropriate. (4) The city road entrance on Cedar Creek Grade has been preapproved by installation of the connection by the City during the Cedar Creek Grade improvement project over 10 years ago. • • Village at Harvest Ridge Agency Comment Summary Page 4 of 5 (5) The need for two road connections 500 feet apart on Cedar Creek Grade is not in the interest of good traffic planning if traffic volumes can be acceptably handled by one entrance and the access issues of maintenance by VDOT, school buses and emergency vehicles are acceptable. (6) The county entrance would be within a 45 mph zone; the city is within a 35 mph zone. (7) Cut through traffic issues from Middle Road to Cedar Creek Grade would be eliminated. (S) The second entrance will adversely impact Cedar Creek Grade corridor appearance. (9) The "Village" is an age restricted older person development without school age children impacts. This project displaces a conventional RP home project of about 60 homes and 30 school age children. (10) Emergency access issues are acceptable including the addition of an emergency entrance on Cedar Creek Grade using a previously planned commercial entrance by homespun. Issue #2 What will the emergency access proposed to Cedar Creek Grade look like and honv twill it function? By agreement, "Homespun" will construct the commercial entrance to VDOT standards and a parcel entrance roadway into its site for a commercial parking lot. The "Village" emergency access will be aggregate base with grass cover and connection to the north cul-de-sac. The structure will be capable of providing all weather access by emergency vehicles if other routes into the development are blocked. The alignment will be marked and posted for controlled access. Issue #3 Boundwy line adjustment with "homespun" (RJTurnerproperty). "Homespun" has a CUP within its present boundary and is zoned Rural Areas (RA). The "Village" is to be zoned RP for age restricted small lot housing and is included within the County UDA and SWSA within its present boundaries. "Homespun" desires central waste and sewer services to be extended to its use as a part of the "Village" development. It will require a SWSA expansion for this to happen. A boundary line adjustment plat will be prepared and will be recorded upon final action on this petition. (See attached preliminary plat). A revised CLIP application extending the "homespun" use to the new boundary limits is necessary. The PC and BOS will need to (A) Approve the UDA boundary adjustment to match the revised "Village" boundary. This would include elimination of the need for a state road connection per issued #4. (B) Approve the inclusion of "homespun" in the SWSA. (C) Approve the revised CUP for "homespun". (D) Approve the rezoning of the "Village" to the revised boundary pursuant to acceptable proffers. Issue #4 Special screening of adjacent properties pursararlt to comments by public hearing comments and the HRAB. Existing vegetation along Cedar Creek Grade (not disturbed by die BLA) will be preserved. Village at Harvest Ridge Agency Comment Summary Page 5 of 5 A dense evergreen screen is to be planted along the entire western and southern boundary of the property (including Mr. Cathers property). "Homespun" will be separated from the developed areas by a landscaped screen together with extensive plantings and gardens planned by "homespun". A 10' minimum open space buffer will be provided between small lot uses and existing and proposed conventional housing in the city. Small lot housing will have a distance between small lot and conventional structure consistent or exceeding those in the conventional housing project in the city. Rear yards of the small lot project will be fenced or have landscaping provided along the rear lot line. Issue #5 Discuss the hail and sidewalk system to be provided. The master development plan will delineate the specific pedestrian system proposed. As a performance standard, all lots in the Village will be connected to a sidewalk or trail system that loops through the project in continuous fashion and comiects with the city sidewalk system at the mterparcel road locations. Issue #6 Discuss how "age restricted" will be enforced. The U9 Fair Housing Act provides for discrimination in housing practices by age if 80`/ of the resulting living units have a fulltime resident who is at least 55 years of age or older. The covenants and deed for the project applying to each lot will provide for the requirements of the Fair Housing Act be met including the exclusion of the ability to have fulltime domicile by school age children. An extra step by attorneys at closing on each lot both for sale of resale shall insure that the 80% rule is met for die community as a whole. It is possible that sale or resale cannot be allowed if the 80% rule would be violated. The supervision of this rule will be an empowerment of the Home Owners Association. Issue #7 Discuss stormwater management system. The Cedar Creek Grade project performed by the City and VDOT more than 10 years ago brought a direct storm sewer pipe system (54" concrete) to the subject site. The sizing of this storm system was based on zoning densities planned for thus site and provides for a storm discharge direct to Abrams Creek. The combination of stormwater management and this conduit system will provide acceptable stormwater planning. The City and County public works will review and approve all final planning. Issue #8' Discuss City of Winchester comment regarding turn grounds at the end of city streets. The City desires an adequate area to acceptably turnaround city maintenance vehicles and traffic at the project boundary. This will be worked out in a manner acceptable to the City and County planning staff at the time of final design. Pursuant to the above comments, the proffers will be amended and signed/notarized. 0 Road Intersection with Cedar Creek Grade Parcel for - Rezoning 16.92 Acres 60 SFSL Homes Currently 9.82 Ac. Zonect�) ` RP Tract (Included in this Proposal) 30 SFSL Homes Village at Harvest Ridge AL TERNAT1Vf °o o STATE ROUTE EXTENSION PLAN ti 84cx car .wasrtrruc aisrR,cr FEDmiar caunm, harrrvu F/GURE 1 gilbert w. clifford OP associates, inc. Enders Lend Plamem water cualty 117 E Picadilly St. Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 . DAIL• gwdiff®mnsinc.com gilbert m Clifford & afociates, inc. 117 East Pieeadillh .Street, Suite 200 H,'inchester-, Vi%ginia 22601 540-667--2139 Eax:540-665-0493 e-mail: gwca%am a,earthlirrk.rret To: Frederick County Plann 107 N. Kent Street Winchester, VA 22601 1 We are sending you E]Hand Delivered 0 Shop Drawings Copy of Letter x0 Attached 0 Change Order Prints Plats LETTER ATRANSMITTAL Present Date Job No. 9/ 17/02 Attention: Abby Kennedy Re: Village at Flat -vest Ridge aUnder Separate via Samples 0 Plans Copies Date Deseription 1 Agency Comment Surninary Are Transmitted F]For Approval For Your Use aAs Requested aFor Review or Continent For Bids Due Remarks Abby, Approved/Submitted Approved/As Noted Return/Corrections 2002 the following items Specifications Other Resubmit for Approval Submit for Distribution Returned Corrected Prints Loan Print/Return Return/with Signatures These constitute our response to Agency comments on the Harvest Ridge project. Please advise if you have any questions. Copy To: Signed C. E. Maddox, Jr., P.E., VP Rev 3.0 3/10/97 U Village at Harvest Ridge Agency Comment Summary RP Rezoning Request September 2002 AE!ency FWSA City of Winchester Historic Resources Advisory Board Comment No Comment Owner/Engineer Response Noted. Age restricted housing is a change from Noted, however, size and value of homes established pattern of SF development. will not be substantially different. Attention to how city streets and private Need to work out turn around and streets are needed to handle public movement areas at MDP. vehicles. How close will elderly home be to New homes to be separated at least 35' conventional homes? Are distances from existing homes (rear to rear) and 25' between structures less than allowed in (side to side). A minimum of 10' open conventional single family use (25' to space will be provided between lot lines of 35'). the different types. Is privacy fencing required on elderly Fences may be used but not required. lots? Landscaping will be provided if fences are not. Consider a private road connection with A private road connection using Cedar Creek Grade at "homespun" "homespun" commercial entrance has commercial entrance. been added, however, it will be posted for emergency access only. How wide are private streets? Are sidewalks added to both sides? 20' with mountable curbs (same as "Cross Creek"). Sidewalks or a hiker trail will be provided to connect each lot with a walkway system. Details to be provided at the time of Master Development Plan. hiker/biker trails should connect with Sidewalk and trails to be fully looped private streets and open space to create during MDP. continuous loop. 1AThat will physical trail look like behind Trails to be 6' wide and paved with future city homes? bituminous surface. Sidewalks to be 4' wide and be concrete. Integrity of battlefields have been compromised. Recommends landscape screening .Landscape screening is agreed to be between homes and "homespun" as well delineated at MDP. as Cedar Creek Grade. Approval is recommended. Village at Harvest Ridge Agency Comment Summary Page 2 of 3 Fred. Co. Attorney Proffer in proper form when signed. Noted mid signed. VDOT Little measurable impact. Proffers address transportation concerns. If any future access to VDOT facilities VDOT agrees with posted private access proposed, such needs review by VDOT. at "homespun" with Cedar Creek Grade. Planning Staff Needs owner's signature. Signed. Provide present use/zoning of adjacent Added. properties. Consult with VDOT re: no access to Consulted with VDOT which yields Cedar Creek Grade. comment above. Include soil types Soil types added. Include wetlands and woodlands info. Information provided. Provide traffic impact info. Traffic info provided. Consider impact on schools if children School age children will be excluded from are allowed to live in development. permanent residency by deed. Fiscal impact model, monetary Noted. contribution. Recreational units required per All lots to be greater than 5,000 SF. Trail, ordinance if lot size is less than 5,000 sidewalk and open space systems are SF. provided. Will a community building be A community building will not be provided? provided on this project. This project will have larger lots and homes so the additional living space provided by a community building is not necessary. Frederick County Age restricted community — no Noted. Public Schools comment. Public Works Storm system discharges to city system. Noted. City must review and approve. Clarify the Westridge parcel will also The application has been amended to be age restricted housing. specify. FCSA City will serve this project therefore, no Noted. comment. Frederick County Proffer of $543 per unit is consistent Noted. Parks & Recreation with County model. • • Frederick County Access for fire and rescue must be Noted. Fire & Rescue maintained at all times. Fire lane signs required. Noted. Frederick County Fire hydrants to be within 400' of all Noted. Fire & Rescue residences. Round Hill Fire Co. A formal comment could not be Noted. obtanned however, verbal comment received advises that Round I-I111 Fire Co. to be notified prior to occupancy of homes. Village at Harvest Ridge Agency Comment Summary Page 3 of 3 0 • gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality August 22, 2002 Ms. Abbe Kennedy Senior planner Frederick County Planning and Development 107 N. Kent Street Winchester, VA 22601 RE: Village at Harvest Ridge Dear Abbe, Board of Directors: President: Thomas J. O'Toole, P.E. Vice Presidenb: Charles E. Maddox, Jr., P.F.. Earl R. Sutherland, P.E. Ronald A Mislowsky, P.E. David 1. Saunders, P.E. Directors: William L. Wright Michael k Hammer Thomas W. Price Attached is our formal application for RP rezoning and proffer revision for the 26.74 acres planned for 90 small lot -age restricted housing units. We have revised this application and impact statement to reflect staff agency comments received and attached. Please advise if you require any additional information. Thank you for your assistance in sharing quality planning for Frederick County. Sincerely, a i d & a sociates inc.addox, Jr., P.E., VP cc: Mr. Richie Wilkuis Mr. Jim Vickers Mr. Fred L. Glaize III RECEIVED AUG 2 3 2002 DEPT,OFPLANNi%G;DEVELOPMENT �' V 117 East Piccadilly Street. Suite 200, Winchester. Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram(a cartWink.net Afember American Consulting Engineers Council gilbert w. clifford & associates, inc. 117 East Piccadilly Street, Suite 200 Winchester, Frginia 22601 540-667-2139 Fax:540-665-0493 e-mail: bnvcaran?&arthlink.net To: Frederick Count, 107 N. Kent Street Winchester, VA 22601 1 We are sending you 0 Hand Delivered 0 Shop Drawings 0 Copy of Letter 0 Attached Change Order ❑ Prints ❑ Plats LETTER OF TRANSMITTAL Present Date Job No. 9/30/02 Attention: Abby Kennedy Re: Villayc at Harvest R4zc Under Separate via Samples Plans Copies Date Description 1 Response to Planning Commission Issues of 9/18/02 1 Revised Proffer 0 Are Transmitted For Approval For Your Use 0 As Requested 0 For Review or Comment For Bids Duc Remarks Copy To: 0 Approved/Submitted 0 Approved/As Noted 0 Return/Corrections 2002 the following items Specifications Other 0 Resubmit for Approval 0 Submit for Distribution 0 Returned Corrected Prints 0 Loan Print/Rcturn Return/with Signatures RECEIVED S E P 3 0 200? DEPT.OF PLANNINUNFLOPOT, Signed C. E. Maddox, Jr., P.E., VP Rev 3.0 3/I 0/97 Village at Harvest Ridge Agency Comment Summary RP Rezoning Request September 2002 A cnc FWSA City of Winchester Historic Resources Advisory Board Comment No Comment Age restricted housing is a change from established pattern of SF development. Owner/Engineer Response Noted. Noted, however, size and value of homes will not be substantially different. Attention to how city streets and private Need to work out turn around and streets are needed to handle public movement areas at MDP. vehicles. I -low close will elderly home be to New homes to be separated at least 35' conventional homes? Are distances from existing homes (rear to rear and 25' between structures less than allowed in (side to side). A minimum of 10' open conventional single family use (25' to space will be provided between lot lines of 35'). the different types. Is privacy fencing required on elderly Fences may be used but not required. lots? Landscaping will be provided if fences are not. Consider a private road connection with A private road connection using Cedar Creek Grade at "homespun" "homespun" commercial entrance has commercial entrance. been added, however, it will be posted for emergency access only. How wide are private streets? Are sidewalks added to both sides? 20' with mountable curbs (same as "Cross Creek"). Sidewalks or a hiker trail will be provided to connect each lot with a walkway system. Details to be provided at the time of Master Development Plan. 1-1 iker/biker trails should connect with Sidewalk and trails to be fully looped private streets and open space to create during MDP. continuous loop. What will physical trail look like behind Trails to be 6' wide and paved with future city homes? bituminous surface. Sidewalks to be 4' wide and be concrete. Integrity of battlefields have been compromised. Recommends landscape screening Landscape screening is agreed to be between homes and "homespun" as well delineated at MDP. as Cedar Creek Grade. Approval is recommended. Fred. Co. Attorney VDOT Planning Staff Frederick County Public Schools Public Works FCSA Frederick County Parks & Recreation Proffer in proper form when signed. Little measurable impact. Proffers address transportation concerns. If any future access to VDOT facilities proposed, such needs review by VDOT. Needs owner's signature. Provide present use/zoning of adjacent properties. Consult with VDOT re: no access to Cedar Creek Gracie. Inclucle soil types Include wetlands and woodlands info. Provide traffic impact info. Consider impact on schools if children are allowed to live in development. Fiscal impact model, monetary contribution. Recreational units required per ordinance if lot size is less than 5,000 SF. Will a community building be provided? Age restricted community — no comment. Storm system discharges to city system. City must review and approve. Clarify the Westridge parcel will also be age restricted housing. City will serve this project therefore, no comment. Proffer of $543 per unit is consistent With County model. Village at Harvest Ridge Agency Comment Summary Page 2 of 5 Noted and signed. VDOT agrees with posted private access at "homespun" with Cedar Creek Grade. Signed. Added. Consulted with VDOT which yields comment above. Soil types added. Information provided. Traffic info provided. School age children will be excluded from permanent residency by deed. Noted. All lots to be greater than 5,000 SF. Trail, sidewalk and open space systems are provided. A community building will not be provided on this project. This project will have larger lots and homes so the additional living space provided by a community building is not necessary. Noted. Noted. The application has been amended to specify. Noted. Noted. Village at Harvest Ridge Agency Comment Summary Page 3 of 5 Frederick County Access for fire and rescue must be Noted. Fire & Rescue maintained at all times. Fire lane signs required. Noted. Frederick County Fire hydrants to be within 400' of all Noted. Fire & Rescue residences. Round Hill Fire Co. A formal comment could not be Noted. obtained however, verbal comment received advises that Round Hill Fire Co. to be notified prior to occupancy of homes. Frederick County Planning Commission 9-18-02 Issue #1 Road access to Cedar Creek Grade per UDA actknl gj'November 10, 1999. ff1hy cloes this plan not propose a I'DOT road extension? The situation existing at the time of the UDA decision involved the prior owners application with the intent to develop conventional single family lots. The developer owning adjacent land to the south (Westridge Section 4) had by previous action of the PC/BOS received approval of UDA expansion, SWSA expansion, and MDP for 24 conventional single family lots with a VDOT road extension from an existing city street such that all emergency vehicle, school bus and VDOT maintenance including snow removals must pass through a significant length of city streets to access the short section of VDOT road. The mitigation of this condition was the major concern in the UDA action. The applicant was required to provide a state road extension from Cedar Creek Grade to a proposed inlerparcel connector showli on the approved MDP for Westridge. Greystone, the current applicant, has now arranged the purchase of both parcels totaling 26 acres of land and have prepared a proposal for a single family small lot development that meets all requirements of County ordinances without the need for construction of a state road system. This "age restricted" community addresses a need in the community for this use and will be of very high quality characteristic of other Oakcrest projects located in the County and City. The applicant requests the PC and BOS to remove the need for this state road requirement by action on this rezoning petition. The important planning issues supporting this decision by the PC and BOS were outlined in the public hearing as follows: (1) The city entrance on Cedar Creek Grade can easily support the additional traffic and this plan is acceptable to the City. (2) There is no planning need for the state to maintain roads in this development. (3) The land uses surrounding the Village at Harvest Ridge have been determined and the extension of this road system is not appropriate. (4) The city road entrance on Cedar Creek Grade has been preapproved by installation of the connection by the City during the Cedar Creek Grade improvement project over 10 years ago. Village at Harvest Ridge Agency Comment Summary Page 4 of 5 (5) The need for two road connections 500 feet apart on Cedar Creek Grade is not in the interest of good traffic planning if traffic volunies can be acceptably handled by one entrance and the access issues of maintenance by VDOT, school buses acid emergency vehicles are acceptable. (6) The county entrance would be within a 45 mph zone; the city is within a 35 nipli zone. (7) Cut through traffic issues from Middle Road to Cedar Creek Grade would be eliminated. (8) The second entrance will adversely impact Cedar Creek Grade corridor appearance. (9) The "Village" is an age restricted older person development without school age children impacts. This project displaces a conventional RP home project of about 60 homes and 30 school age children. (10) Emergency access issues are acceptable including the addition of an emergency entry ice on Cedar Creek Grade using a previously planned commercial entrance by homespun. Issue #2 611hat hill the enrergelrcy access proposecl to Cecicu• Creek Grade look like and hou, ii,i// it fiazctioO By agreernent, "Floniespun" will construct the commercial entrarice to VDOT standards and a parcel entrance roadway into its site for a commercial parking lot. The "Village" emergency access will be aggregate base with grass cover and connection to the north cul-de-sac. The structure will be capable of providing all weather access by emergency vehicles if other routes into the development are blocked. The alignment will be marked and posted for controlled access. Issue #3 1301117clai3l line a(jusonent u41ll "homespun " (ll.l Turner propert)). "Homespun" has a CUP within its present boundary and is zoned Rural Areas (RA). The "Village" is to be zoned RP for age restricted small lot housing and is included within the County UDA and SWSA within its present boundaries. "Floniespun" desires central waste and sewer services to be extended to its use as a part of the "Village" development. It will require a SWSA expansion for this to happen. A boundary line adjustment plat will be prepared and will be recorded upon final action on this petition. (See attached preliminary plat). A revised CUP application extending the "homespun" use to the new boundary limits is necessary. The PC acid BOS will need to: A) Approve the UDA boundary adjustment to niatch the revised "Village" boundary. This would include elirnination of the need for a state road connection per issued #4. B) Approve the inclusion of "homespun" in the SWSA. (C) Approve the revised CUP for "homespun". (D) Approve the rezoning of the "Village" to the revised boundary pursuant to acceptable proffers. Issue #4 Special screening gfac jacent properties pursuant to comments h}, public hearing cmmnienls and the HRAB. Existing vegetation along Cedar Creek Grade (not disturbed by the BLA) will be preserved Village at Harvest Ridge Agency Conrnnent Suninlary Page 5 or 5 A dense evergreen screen is to be planted along the entire western and southern boundary of the property (including Mr. Cathers property). "Homespun" will be separated from the developed areas by a landscaped screen together with extensive plantings and gardens planned by "homespun". A 10' minimum open space buffer will be provided between small lot uses and existing and proposed conventional housing in the city. Small lot housing will have a distance between small lot and conventional structure consistent or exceeding those in the conventional housing project in the city. Rear yards of the small lot project will be fenced or have landscaping provided along the rear lot line. Issue #5 Discuss the trail and sidewalk -system to be provided. The master development plan will delineate the specific pedestrian system proposed. As a performance standard, all lots in the Village will be connected to a sidewalk or trail system that loops through the project in continuous fashion and connects with the city sidewalk system at the interparcel road locations. Issue #G Discuss how "age restricted" will be enforced. The US Fair Housing Act provides for discrimination in housing practices by age if 80% of the resulting living units have a fiulltime resident who is at least 55 years of age or older. The covenants and deed for the project applying to each lot will provide for the requirements of the Fair Housing Act be met including the exclusion of the ability to have fiilltime domicile by school age children. An extra step by attorneys at closing on each lot both for sale of resale shall insure that the 80% rule is met for the community as a whole. It is possible that sale or resale cannot be allowed if the 80% rule would be violated. The supervision of this rule will be an empowerment of the Home Owners Association. Issue #7 Discuss stol,inivaler management system. The Cedar Creek Grade project performed by tine City and VDOT more than 10 years ago brought a direct storm sewer pipe system (54" concrete) to the subject site. The sizing of this storm system was based on zoning densities planned for this site and provides for a storm discharge direct to Abrams Creek. The combination of stormwater management and this conduit system will provide acceptable stormwater planning. The City and County public works will review and approve all final planning. Issue #8 Discuss Cily of Winchester comment regarding turn arounds at the end of cily Streets. The City desires an adequate area to acceptably turnaround city maintenance vehicles and traffic at the project boundary. This will be worked out in a manner acceptable to the City and County planning staff at the time of final design. Pursuant to the above comments, the proffers will be amended and signed/notarized. Road Intersection with Cedar Creek Grade Parcel for - Rezoning 16.92 Acres 60 SFSL Homes ILI 0 Currently 9.82 Ac. Zone RP Tract (Included in this Proposal) 30 SFSL Homes L_ 7o Cfty o/ lYncheeter oP0 0 - /�� � v - FIGURE I Kllage at Harvest Ridge gilbert w. clifford & associates, inc. o AL TERNATII/E E 0 o STATE ROUTE EXTENSION PLAN ms° Land ��1Ar8 Water °i 117 E Picadilly St. Winchester, Virginia 22601 ti 81CK CREEK MAGISTERIAL O/57R)CT FREDER/CK COUNIY, NRCINU VOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL- gwdiff@mnsinc.com Rezoning Application The "Village at Harvest Ridge" August 2002 Prepared by: Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 540-667-2139 [ I Table of Contents r I. Application H. Summary III. Impact Analysis A. Project Background B. Location and Access C. Site Suitability D. Traffic E. Sewage Conveyance and Treatment and Water Supply F. Site Drainage G. Solid Waste Disposal Facilities H. Historic Sites and Structures I. Impact on Community Facilities IV. Frederick County Impact Model V. Proffer Statement VI. Agency -Comments VH. Survey Plat and Deed VUL Tax Ticket IX. Appendix I , APPLICATION } i Rezoning Application Fees $550.00 Base Fee $286.29 ($35.00 per acre x 16.92 acres) $50.00 Sign Fee $886.29 Total Rezoning Application Fee 1 1' i REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following h forrnation shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Gilbert W. Clifford & Associates, Inc. Telephone: 667-2139 Address: c/o C. E. Maddox Jr. P.E. VP 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 2. Property Owner (if different than above) Name: Greystone Properties, LLC Telephone: 540-662-7215 Address: 13 S. Loudoun Street, Winchester, VA 22601 Name: Glaize Development, Inc. Address: P.O. Box 888, Winchester, VA 22604 3. Contact person if other than above Name: C. E. Maddox, Jr., P.E. Telephone: 540-662-2092 Telephone: 667-2139 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees. . X----- Deep of property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 1 11 �1 11 11 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Jim Vickers Richie Wilkins Fred Glaize 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. Adjoining Property: See Attached Vacant Single Family — Detached — Small Lot 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers). South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density of intensity scenario for the proposed Zoning District as described on page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 63-A-2 &-63-A-3 2 Magisterial: Fire Service: Rescue Service: Round Hill Round Hill Districts High School: _ Middle School: Elementary School: Sherando James Wood Robinson 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 16.92 RA RP 9.82 RP' RP 26.74 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Single Family Home 90 Non -Residential Lots 0 Number of Units Proposed Townhome 0 Mobile Home 0 Sauare Footage of Proposed Uses Office 0 Service Station Retail 0 Manufacturing Restaurant 0 Warehouse Other Multi -Family 0 Hotel Rooms 0 1) 0 0 0 3 12. Signature: ' I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the ' zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible ' from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. ' Applicant(s) Date ' Zj ' O Z. Date Owner(s) Date" _ d Z--- ' Date �oo� Date ' a 3 — d ■ CAI G' 4 I Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner Of the Revenue is located on the 2" d fool. Of the Erederick County Administrative Building, 107 North Kent Street. Name: Kenneth F. Marshall Property # 63-A-2A Name: Turner Enterprises, LLC Property # 63-A-2H Name: C&W Properties Property # 63-A-2K Name: Kim B. Walls & Marietta Cather Property 463-A-2J Name: George W. Cather Property # 63-A-3A Name: Glaize Development, Inc. Property # 63-A-3 964 Cedar Creek Grade, Winchester, VA 22601 949 Cedar Creek Grade, Winchester, VA 22601 221 Millwood, VA 22646 1207 Cedar Creek Grade, Winchester, VA 22602 3296 Apple Pie Ridge Road, Winchester, VA 22603 P.O. Box 888, Winchester, VA 22604 Name: Wine. Church of New Life P.O. Box 1653, Winchester, VA 22604 Christians Trustee Property # 63-A-4D Name: Willie McLauren, Jr. Property # 63-5-1-8 Name: Blue Ridge Grace Brethren Property # 63-A-2E HI I 139 Mountainview Lane, Winchester, VA 22602 1025 Cedar Creek Grade, Winchester, VA 22602 5 1 � II GENERAL CRITERIA AND SUMMARY � I � I � I r it � I � I � I AHen Properly II. General Criteria and Summary The Impact Analysis Statement in Section III is provided in summary form for the property totaling 26.74 acres owned or under contract by Greystone Properties, LLC. The property is located south of Route 622 (Cedar Creek Grade) at the City/County line and consists of 2 parcels (See Figure 1). The parcel to be rezoned totals 16.92 acres and is currently zoned Rural Area (RA). The requested rezoning is to change the current 16.92 acres of RA to Residential Performance (RP). The other parcel is 9.82 acres and is currently zoned RP with a single family lot type proffer. This petition proposes to revise the use and proffer to reflect small lot age restricted housing. The Impact Analysis Statement for the Greystone Properties, LLC is prepared as required - by the Frederick County Board of Supervisors for rezoning approval of the property. The model projects a negative fiscal impact. The owners/developers have proffered an amount that will offset the projected negative fiscal amounts in accordance with directives of the Frederick County Board of Supervisors. Of significance, is the proffer of use as an age restricted senior citizen community which eliminates the permanent residence by school age children. For this reason a school proffer is not included; however, all other impact categories are proffered pursuant to the impact model and existing County policy. There are residential units proposed as part of this rezoning request. The property will support approximately 106 single-family small lot homes based on 4 per acre. The property is planned with interconnected private subdivision streets that link to City of Winchester streets at two points. Preliminary engineering design studies have been completed and utilized to fashion the General Development Plan (GDP) which is utilized in the proffer statement. The engineering recommendations have allowed the configuration of facilities used .in the impact analysis that follows. A total of 90 single-family small lot units have been determined to be the highest and best use of this site. The proffer statement limits this rezoning to 90 single-family home sites and this limit is used in the assessment of impacts. The property is located in the Urban Development Area (UDA) of Frederick County by action of the Board of Supervisors. Analysis of environmental and physical characteristics of this property to be rezoned indicated that there is an opportunity for quality development for residential uses. Environmental features that limit the development are identified and incorporated for design consideration. � I . Allen Property Public sewer and water service are available to the property. Natural gas and electric ' service are available to the property. The Village at Hai -vest Ridge project is an excellent use for the property. It is well ' situated for the purposes required. The need for public school services is eliminated by proffer under the age -restricted condition. The various impacts on existing conditions are soft compared to other forms of residential development. The single floor nature of the ' older person residential design will create limited impacts on view sheds and the provision for significant landscaping will further soften the impact on adjacent uses. The combination of the proposal made by the applicant as reviewed by the various agencies and staff shows this is an excellent use for the project and is recommended for rezoning 'I 4 r r r� r . Winchester' Fred Co: A" �` (SF).� '�y w farm USC�`� 'h t lk -RA �. t N d r a. e`' f rf rr? r Y '� Y, if ii i�l d f � R �� ,.�' (���^ +- k 3 � � 4 � f♦ t� [ ,' y b. 5. Kit.; R13) vg y-9.F < a ;,i.,, � . � �� B �ry9 �" W ^�r;4 "'� `'l • �� �•� r,Y i1s '� Y' ., °:.�;':� � .'ram` "T •'tkN � ����� � ,f,�r. .s. 't�" T t' RA vi �M1Z&Iedf )%no t 17 12 (c,11 n Fs 'Vol A Nk f " .y 1�`� ,� * _ i? 1'4.,6r '+� � '�,<m�,,,caq � '( � v � � t "mac... • � � , i.. �. . x. k Lv 44 �f °`" 41,„. ,....., "` SF indicates Single Family FI-qure l Village at Harvest f; idge Location, Zoning and Use Map gilbert w. clifford TA# associates, inc. Engineers Land Planners WaterQw&ty 117 E Picadl7 St Winchester, Yugnia 22601 ME (540) 667-2139 FAX (540) 665-M B AL• pcift I V- I I III IMPA CT ANAL PSIS ri � I it � I � I AMen Properly Impact Analysis Statement III. Impact Analysis A. Site Background and History The 26.74 acre site located and fronting on the south side of Cedar Creek ' Grade west of U.S. Route 11 is shown on the aerial photograph (Figure 1). This site was formally in use for agriculture but has been unused for many recent years. This parcel was included in the County's Urban ' Development Area by action taken at the Board of Supervisors meeting of November 10, 1999. This site is presently served by gravity sewer and water supply from the City of Winchester and is adjacent to the Westridge Subdivision located in ' the City of Winchester. The Village at Harvest Ridge project includes two parcels of land, only one of which requires rezoning for the proposed use. The second pel..,is_ at present zoned RP and is the final section of ' Westridge Subdivision"and administratively approved on March l_2,'.19�0:- This site was master planned for 12,000 sq. ft. home sites similar to those ' ! in the Westridge Subdivision of the City. The proposal contained in this petition includes a proposed change of use' ' for the combined 26.74 acre tract to small lot residential age restricted housing. ' OL 2 i?,P Cam 1 IL 11 IAllen Property Impact Analysis Statement B. Location and Access The project has excellent access by way of Cedar Creek Grade and an inter parcel connector to West View Lane which is an existing City street in Westview Subdivision. This site is ideally suited for development and is a natural extension of the urban areas of the City of Winchester. An additional tract of land comprising 25 acres and located within the City is being planned for single-family housing consistent with its adjacent uses. A condition of the Urban Development Area expansion for the 16.92 acre tract being petitioned for rezoning includes a provision that if public_ streets were to be provided these should connect to Cedar Creek Grade in -allowing direct access for maintenance vehicles by VDT into the proposed Westridge Subdivision allowing efficient maintenance. The proposal contained in this petition is for a private street system allowed under the small lot section of the RP ordinance. This private street system will connect at two points to the City of Winchester street system allowing looped road access through the development. The low traffic generation characteristics of the type of development proposed precludes the need for an additional connection onto Cedar Creek Grade. Also the existing vegetative buffer along Cedar be maintained by eliminating the provision-fQr direct access to Cedar Creek ade by County portions of the property. The requirement for maintenance by VDU is also eliminated by the private road. Allen Property ImpactAnalysis Statement C. Site Suitability ' The site has good characteristics for development and is similar in nature g P to other parcels that are already developed in the City of Winchester. It is characterized by a ridge generally running through the center of the 16.92 acre rectangularly shaped parcel. This topographic and boundary ' configuration allows for excellent pad sites under the small lot ordinance. A generalized plan has been proposed as a part of the petition for rezoning and is shown as Figure 2B. The meandering street system allows significant opportunity for landscaping and visual buffering within the subdivision. A w s stem is proposed including sidewalks and walking trails. to the west are very low density including a _Uses vete ' aryclinic and a single family home site. The configuration of the site allows ample opportunity to provide the buffers and screens required 1 by the County ordinances. Environmental conditions on this 26.74 acre are favorable to the proposed use. Figure 2A shows the soil types existing. No steep slopes or wetlands have been identified. '. There are sparse strands of trees not usually classified as woodlands existing. Where these trees provide buffers to roads of -uses,th are to be preserved. This wi an extensive landscaping plan to be presented at master plan. T he site is ' underlayed by limestone and limestone residual clays. The geological condition is usual and well known from extensive previous development and construction issues consistent with quality use can be addressed in the construction drawing phase of development. Recreation uses RLbe discussed during the"Master_Plan. A passive system of trails and open space uses are intended to provide active recreation facilities meeting small lot ' requirements of the zoning ordinance. A community building is not planned for this project. Individual lot sizes will exceed 5,000 SF. 1 � I I I � I � I � I � I � I � I � I � I i � I n a' � I Commercial Entrance / .. to Cedar Creek Grade 1 Emergency Connection (% _ to Cedar Creek Grade/ ! J / 1 L71 Q S 1_ Hiker Trail �! pl Parcel for (r Rezoning 16.92 Acres 60 SFSL Homes o r se 1 1 w r i x Ri J W'strid r 1 Currently 9.82 Ac. Zonec! RP Tract Included in this Proposal) i 30 SFSL Homes i 7 / r 1 Kllage at Horvest Ridge SCHEMATIC LAYOUT A94CZ7BW 45"MX7' fR£DiflXX COUh Figure 23 gilbert w. clifford & associates, inc_ Engineers Land Planners Water Quality 117 L Picadilt St Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL gwcriff@mnsinc.corn Allen Property ImpactAnalysis Statement D. Traffic Traffic generation is estimated by the ITI reference includes 3.7 trips per day per residential unit under the age restricted elderly housing category. Proposed by new zoning on this site are 60 dwelling units maximum which would produce a traffic generation of 222 trips per day. The overall Village at Harvest Ridge project, which is the subject of the proffer ' . contained in this application, will have a maximum of 90 units for a total trip generation of 333 TPD. The 333 trips created by this proposal are easily handled by the City street system provided by inter parcel connectors in existing and future planning. In addition, an emergency chained connection is provided to Cedar Creek Grade using the proposed commercial entrance planned for "HomeSpun" (An adjacent enterprise for which a zoning permit has been granted.) The project will develop from north to south allowing the first connection to the City street system to be included in the first phase of the City subdivision "Harvest Ridge", a generalized layout is included on Figure 3. Figure 3 shows the traffic flow characteristics expected at build out for this project and includes trip per day counts on each street entering Cedar Creek Grade and Middle Road. The traffic analysis provides for a satisfactory and manageable traffic flow for the proposed rezoning area. ' The splits assumed reasonable provides for 2/3 of the generated trips to use Cedar Creek Grade access (222 TPD) and 1/3 Middle Road access (111 TPD). This additional traffic will have insignificant impact on the '; interconnecting street and collector road system. Singlr Family Small Lot Summary of Trip Generation Calculation For 90 Occupied Dwelling Units of Elderly Housing - Attached June 21, 2002 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2-Way Volume 3.48 0.00 1.00 313 7-9 AM Peak Hour Enter 0.04 0.00 1.00 4 7-9 AM Peak Hour Exit 0.03 0.00 1.00 3 7-9 AM Peak Hour Total 0.07 0.29 1.00 6 4-6 PM Peak Hour Enter 0.06 0.00 1.00 5 4-6 PM Peak Hour Exit 0.04 0.00 1.00 4 4-6 PM Peak Hour Total 0.10 0.32 1.00 9 AM Pk Hr, Generator, Enter 0.03 0.00 1.00 3 AM Pk Hr, Generator, Exit 0.03 0.00 1.00 3 AM Pk Hr, Generator, Total 0.06 0.27 1.00 5 PM Pk Hr, Generator, Enter 0.06 0.00 1.00 5 PM Pk Hr, Generator, Exit 0.05 0.00 1.00 5 PM Pk Hr, Generator, Total 0.11 0.33 1.00 10 Saturday 2-Way Volume 2.51 0.00 1.00 226 Saturday Peak Hour Enter 0.00 0.00 1.00 0 Saturday Peak Hour Exit 0.00 0.00 1.00 0 Saturday Peak Hour Total 0.30 0,00 1.00 27 Sunday 2-Way Volume 2.70 0.00 1.00 243 Sunday Peak Hour Enter 0.00 0.00 1.00 0 Sunday Peak Hour Exit 0.00 0.00 1.00 0 Sunday Peak Hour Total 0.55 0.00 1.00 50 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS Commercial Connection serving "Homespun" and Emergency road to Residential I i c� On Q q�r \� or ❑` Figure 3 Wloge at Harvest Ridge gilbert w. clifford & associates, inc. II` ti b71?ANSPORTA T/ON PLAN Engineers Land Planners water Quality C7 117 E. Picadilly St. Winchester, Virginia 22601 84CK CREEK MAG9STEWL D457R/C7 £REDER/CK COUNTY, NRG/NW VOICE (540) 667-2139 FAX: (540) 665-0493 EMA L gwcliff®mnsinc.com Allen Property Impact Analysis Statement r E E. Sewage Conveyance and Treatment and Water Supply At the time of improvement of Cedar Creek Grade by the City ten years ago, the property owner paid for the extension of sewer utilities along Cedar Creek Grade to serve this site. The owner also provided for the extension of a 10" water main into the site to allow for loop water flow connection with the existing Westridge Subdivision. The Village at Harvest Ridge will access this existing sewer system by gravity. The City of Winchester has approved the extension of their water and sewer system into this project. The County Sanitation Authority has declined interest in servicing this project as part of the Urban Development Area expansion. Ample capacity is available in the systems to handle the needs. This project will provide housing sites for 90 residential units of the Village project which will generate flows of approximately 150 gallons per day each. The total demand for water services and need for sewer capacity is 13,500 gpd for water use and sewage flow. Figure 4 provides for a preliminary layout for water and sewer showing how the provision of these services can be performed. EX 10' CITY WATER SYSTEM / EX CI SEWER To Gl�y of Win:hry[er �� � � ►��' tiro �� ..� Prop. Sanitary Sewer--' Prop. Water Main i 1 ) 1 � "' 0 hv6" wmvlo'512 Alf, 1 �j1 Figure 4 I/'//age at Harvest Ridge gilbert w. clifford & associates, inc. II` N SAN/TARP SEWER & WATER SUPPLY SYSTEM Engineers Land Planners Water Quality O 117 L Picadilly 5t. Winchester, Virginia 22601 LICK CR@C ,u4ccs7EW D/STRCT FREDERCK COUKIY, WgW VOICE: (540) 667-2139 FAX: (540) 665-0493 EMWL• gwcliff®mnsinc.com Allen Property Impact Analysis Statement F 11 Site Drainage The site drains from south to north towards the Cedar Creek Grade corridor. The provision for a major storm sewer system was made within the Cedar Creek Grade right of way at the time of upgrade by the City. A 54" concrete storm drain was extended into the site for future use on this parcel. The storm drain system provides ample opportunity for drainage control and elimination of issues on downstream uses. The generalized plan for drainage is shown on Figure 5. It includes an enclosed storm drainage system connecting to a storm water management facility located as shown on the plan. This storm .water facility will discharge into the 54" storm sewer located in the Cedar Creek Grade right of way. Provision for expansion of the existing parcel owned by Mr. and Mrs. Turner and in use as a country store will be made as a part of this project. Joint planning for the uses provides for sharing lands for the storm water management facility. � I Allen Property Impact Analysis Statement G. Solid Waste Disposal Facilities Solid waste will be collected by contract carrier from the individual homes within the proposed rezoned area. The generation of solid waste is projected to be 10 lbs. per day per home for 90 homes within the rezoning. This yields 165 tons per year which will be carried to the Frederick County Landfill facility by contract carrier. r Allen Property Impact Analysis Statement H. Historic Sites and Structures Figure 6 provides a location for historic sites and structures that have been provided from the County historic database. Currently the home located on the Turner property is the only historic structure affected by this proposed rezoning. The addition of lands to this historic site for buffering and screening and for expanded_use psovides or food mitigatio�of isst e� regardi. elopmen around this site. The Historic Resources Board has reviewed this project and recommended approval based on mitigation measures involved. No. 180 1237 1238 1239 38- , o pi ng ►1q '': ,;; ` of am ••• • VPI ! .. • • ; ''. .' 756 LI 636 •� � / � Etoba< wt► Ael c? 41 41 oa Description Potentially Significant Homespun No House, Rte 622 No Chester Shoemaker House No Stuart Brown House Yes Village at Harvest Ridge RURAL LANDMARK SURVEY 0 ear CA9W AMMAW DWAVr REM= au Figure 6 gilbert w. clifford = associates, in, Engineers Land Planners Water QuahtY 117 E Pico* St Ke,dkster, f-OiG 2M1 rOK : (540) 667-2139 FAx (5Q) %&-OW BOO 9fCfl*m3iac.mm COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 May 25, 2002 Mr. C. E. Maddox, Jr., P. E., Vice President Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Historic Resources Advisory Board (HRA.B) Comments Allan Rezoning - Cedar Creek Grade Dear Chuck: The Frederick County Historic Resources Advisory Board (IIRAB) considered the referenced proposal during their meeting of May 21, 2002. The IIRAB reviewed information associated with the 1992 National Park Service Study of Civil War Sites in the Shenandoah Valley and information provided by representatives of the proposal. j Historic Resources Advisory Board Comment The fifteen -acre parcel proposed for rezoning from the RA (Rural Areas) District to the RP (Residential Performance) District is located within the study area for the First Battle of Kernstown and the core area for the Second Battle of Kernstown. Located directly adjacent to the subject parcel is the historically significant structure known as "Homespun." The proposed use of the Allan property is an age -restricted housing development. The HRAB considered details of the development plans for the property, and its history. Discussion included the existing conditions adjoining the site, its proximity to housing developments in the City of Winchester and residential uses in the County. The applicant expressed their desire to be sensitive to the property's history and explained they would be providing additional landscaping and open space within the proposed development. The HRAB felt that the integrity of the battlefields had been compromised and that the proposed development was appropriate. The HRAB recommends that the applicant provide landscape screening along Cedar Creek Grade and "Homespun." There were no adverse comments by the HRAB and, after consideration, approval of this rezoning application was recommended. R Please do not hesitate to contact me if you have any questions regarding this comment from the Historic Resources Advisory Board. Sincerely, Rebecca Ragsdale Planner I RAR/ch cc: Jim Vickers; Richie Wilkins WCOMbt ITTE•ESVIRADICONI MGNTSXALIII))".1'[gtbrth Kent Street •'Winchester, Virginia 22601-5000 Allen Property �1 G 1 ImpactAnalysi.s Statement I. Impact on Community Facilities The retirement age restricted type housing will exert few impacts on community facilities. The Village at Harvest Ridge will be similar in nature to that of Woodbrook and Cross Creek previously developed by the applicant. The master planned community is designed to be self-contained for recreational and other quality of life needs as is the case with older person housing. The provision and need for emergency services is critical. The rescue first responder for this unit is Round Ilill Volunteer Fire and Rescue and discussions have been ongoing with this agency. The impact on the Sheriff's Office and public administration is reduced over single- family uses. Services normally provided to the elderly by the County will be consistent with other developments of this type. IV 'FREDERICK CQUNTYIMPACT MQPEL i 1: 1 t OUTPUT MODULE APPLICANT: PIN 63-A-2 Net Fiscal Impact LAND USE TYPERrsidential REAL EST VAL 511,799,900 Costs of Required im iafLC il: LN)S1T 6f0f) I FX r Total Potential Adjustment For FIRE S RESCUE 9 CaRlpt Eaclllltt (entered in cd sum only) Cur. Budget Cep a2E� Cur. Budget Cap. y p� Future CIPI Td_e Q ar Tax Credits U_ Revenue- Net Capital Net Cost Per { na fjsE ls'R) .C.RSLE3 Iarlc acifjjes Imparj Dialling UnF Fire and Rescue Department 543,290 Elementary Schools $0 s0 SD S43,29D 5481 Middle Schools 50 SO -- — High Schools SO s0 S9 SO S() Parks and Recreation $131.153 Public Ubrar/ 324.017 533,545 "3.545 133,545 $97.608 S1,085 SherfPs Offices S 16,927 S5 944 SO 57,216 33,119 $7,216 37,218 516,801 S 187 Administration Building $21,723 $9,063 S9,053 $7.864 S87 Olher Miscelfaneous Facilities $27,gt8 382.815 $16,665 $0 SD $0 321,723 $241 $99,479 $99,479 Sp $0 SUBTOTAL S264,729 LESS: NET FISCAL IMPACT $666425 $88,759 $15,665 $43,860 $149.303 $149.303 $115.426 S1,283 NET CAP. FACILITIES IMPACT $666,425 SB66 425 (S 4 i 0 INDE)C'1.0" If Cap. Equip Included 1.0 INDEX: ' I.D' if Rev -Coss Baf. '0.0- it Ratio to Co Av g: 0.0 Rev -Cost Bai = I.D09 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Cc Avg = 1.433 METHODOLOGY 1. Capital fac ililies rmquiremenis are input to 01e Frs t column as calculated in the model. 2. Net Fiscal Impact NPV from operalions calculations is input in row total of sectored cctumn (zero d negative), included are the one -lime laces !fees for one year only at full value. 3. NPV of future oper c ap equip taxes paid in third c olumn as calculated in fis cal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to br ng cunenl county up 10 standard for new fac3ties, as calculated for eac h new facifrty. 6. Columns three through foe are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent cf costs covered by IFm avenues from the project (actual, or as ratio to avg. for all residential development). MOTE: Proffer calculations do not include inctude inlems 1 because they are cash payments up front- Credits do include interest F the projects are debt financed. NOTES: Model Run Date 06.125102 ERL — P.I.N. 83-A-2 Rezoning: Assumes 15.92 acres zoned RP, with a maximum of 90 dw eiling units, age-restrfcted dervelopment. Due to changing condi(ions assccialeid with development in the County, the results of this Output Mcdule may not be valid beyond a period of 90 day s from the model run date. � I I I ; I� Ir u PROFFER STATEMENT i REZONING REQUEST PROFFER Property Identification Number 63-A-2 Back Creek Magisterial District VILLAGE AT HARVEST RIDGE Preliminary Matters Pursuant to Section 15.2-2296 et. Seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 16.92 acres from the Rural Area (RA) to Residential Performance (RP) and the rezoning with revised proffer of 9.82 acres from RP (single family) to RP (small lot -age restricted). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. The approval of theses proffers shall eliminate and void any pre-existing proffer statement controlling development of the lands involved. Monetary Contribution The undersigned, who own the above described property, hereby voluntarily proffer that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 26.74 acres, with frontage along Cedar Creek Grade in the Back Creek Magisterial District of Frederick County, Virginia to RP (small lot -age restricted), the undersigned will pay to Frederick County at the time the first building permit is applied for the sum of $1,539.00. This monetary proffer provides for $543.00 for Frederick County Parks & Recreation; $481.00 for Frederick County Fire and Rescue; $87.00 for Sheriff's Office and $241.00 for Administration Building and $187.00 for the Public Library. General Development Plan Voluntarily proffered is the attached Generalized Development Plan which includes the following conditions: REZONING REQUEST PROFFER Property Identification Number 63-A-2 Back Creek Magisterial District Village at Harvest Ridge 1. All housing within the 26.74 acre tract shall be single family small lot in accordance with the County zoning ordinance. A maximum of 90 single family small lot units shall be constructed on the property. 2. All streets shall be private with approved connection to two City maintained interparcel connector streets. 3. The 26.74 acre tract shall be designated by deed to be "age restricted" under the U.S. Fair Housing Act. Stipulations shall require at least 80% of the occupied housing units have an occupant who is 55 or older and that no unit shall be occupied by a child under the age of 19 as a permanent resident. The intent is to provide a project for retirement housing that does not generate an impact on the Frederick County School system. 4. An emergency only private road connection shall be made to Cedar Creek Grade in the County in the location shown. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNERS Date: 1�7 / U Z, By: — Date: By: Date: 1 REZONING REQUEST PROFFER Property Identification Number 63-A-2 ' Back Creek Magisterial District Village at Harvest Ridge 1 STATE OF VIRGINiA, AT LARGE FREDERICK COUNTY, To -wit: in instrument was acknowled ed before me this day of The foregoing $ 2002, by 1 My commission expires 1 Notary Public 1 1 1 1 ' 1 1 1 1 1 1 1� 1 i Commercial Entrance To City ,.f Yfhr,FeeFer to Cedar Creek Grade awe �` ( _ - 1 ®Emergency Connection to Cedar Creek Gradef / J f Hiker Trail Parcel for Rezoning 16.92 Acres 60 SFSL HomesLLJ o se l'l 0' p r r D ' 1.7 ILJ 0 Currently 9.82 Ac, Zoned,, Jig RP Tract rincluded f in this Proposal) 30 SFSL Homes v � Village at Harvest Ridge gilbert w. clifford & associates, inc. Its GENERALIZED DEVELOPMENT PLAN Engineers Land Planners water Quality 0 O O 117 E Picadiil St Winchester, Virginia 22601 Na4ar cxmr ARGMIUuc D67R!CT rxEDERICX COWY WR61Aw V010E: (540) 667-2139 FAX: (540) 665-0493 EMAIL gwcl'iff@mnsinc-com w A GENCY COMMENTS 1 1 1 m � I I I Rezoning Comments Village at Harvest Ride Frederick -Winchester Service Authority Mail to: Fred-Winc Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, VA 22604 (540) 722-3579 Hand deliver to: Fred-Winc Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox Jr., P.E., VP 117E Piccadilly Street Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Fred -Wine Service Authority's Comments: Fred-Winc Service Authority Signature & Date: X �*�►�°' ' i'1 '�''� Notice to Fred -Wine Service Authority — Please tceturn 1 firs .corm to one tftWAIUauL 23 Rezoning Comments Village at Harvest Ridge Frederick County Inspections Department Mail to: Frederick Co. Inspections Dept. Attn: Building Official 107 North Kent Street Winchester, VA 22601 (540) 665-5643 Hand deliver to: Frederick Co. Inspections Dept. Attn: Building Official Co. Administration Bldg., 401 Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr.,P E. VP 117E Piccadilly Street Suite 200 Winchester VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Inspection's Department Comments Building Officials Signature & Date: Notice to Inspections Dept.— Please Return This Form to the Applicant 13 i t Rezoning Comments Village at Harvest Ridge Winchester Regional Airport Mail to: )Eland deliver to: Winchester Regional Airport Winchester Regional Airport Attn: Executive Director Attn: Executive Director 491 Airport Road 491 Airport Road Winchester, VA 22602 Winchester, VA (540) 662-2422 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Winchester Regional Airport Signature & Date: Notice to Winchester Regional Airport — Please Return This Form to the Applicant 22 Rezoning Comments Va11a�e ��t .Harvestide.:R; City of Winchester Mail to: City of Winchester Planning Depart. Attn: Planning Director 15 N. Cameron Street Winchester, VA 22601 (540) 667-1815 Hand deliver to: City of Winchester Planning Dept. Attn: Planning Director 15 N. Cameron Street Winchester, VA Applicant's Name: Gilbert W. Clifford & Assoc.. Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox Jr. P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: City of Winchester Comments City of Winchester's Signature & Datedfleaase Notice to County of Frederick — rn is For to the Appli an AUG 9 2002 i 21 �� I � I � I CITY OF WINCI ESTER, VIRGINIA Rouss City Hall 15 North Cameron Street Winchester, VA 22601 5,10-667-1815 TDD 540-722-0782 MEORANDUTA TO: ' Chuck Maddox, P.E. G.W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 ' Winchester, Virginia 22601 FROM: ' Tim Youmans City of Winchester Planning Director DATE: August 16, 2002 SUBJECT: TI-IE VILLAGE AT HARVEST RIDGE I have reviewed the proposed rezoning request for the 60 single-family small lot units known as the "Village at Harvest Ridge." Mr. Vickers and Mr. Wilkins have done an admirable job of attempting to master plan a large residential area straddling the City -County line. I offer the following continents and observations: The change from a conventional single-family layout to the age -restricted senior community on the Glaize tract formerly known as Westridn,. S_ect on>_ III represents a considerable departure from the previously approved conventional type of develapmenL.shnl ar to t: iatun t ie adjacent Westridge, Section H development to the east. More attention needs to be paid to how the public street system in the City will transition to a private street system in the County. I have asked Mr. Vickers to consider extending a traditional urban street section to all area where larger public service Vehicles St1Ch c�S 1re rUc <s, SC too Us s, re fuse and 1'eCyC Ing trite- e C. can Sa e v turn around wlthotl tlSfl�—pC1Va e I'IVCWayS. Ctll"1'Cllt y, t lel'e IS a gl'aVel tt1I'narollnd allowing for safe maneuvering. Please provide more information on proposed yards and setbacks so that I can determine what, if any, impact the clustered 110llleS would have on the existinh conventions singly-JanlH-y—lotsat-tlie-en"f West—V-iew Terrace. One version of the overall plan for Harvest Ridge depicts only a 10-foot wide private open space strip between the rear of the elderly community lots and the existing conventional residence along the south side of WestView Terrace. How close could a new homebe perinittesl_tQ be built toward the rear yard_ line.on_- the small lots? Would porches, decks and patios be allowed to encroach into rear yards under County Zoning? With conventional development, the adjacent City homeowner would expect a 25-35 foot rear yard for any new homes backing up to their side ard. If the cltlstere e c er y tomes are a owe to have much smaller rear yar s e.g5= : T0 feet) with more of them closer together on narrower lots, then this could cause an impact on the adjacent property owner. Is privacy fencing around the rear yards of the elderly homes proposed? "THE APPLE CAPITAL" Chuck Maddox, P.E August 16, 2002 Page 2 With regard to streets, the two interconnections to conventional single-family neighborhoods in the City represent good planning. I do, however, question the merit of having no direct connection to Cedar Creek Grade or any County road directly from the elderly. cammiinity. I appreciate Mr. Vickers' interest in preserving natural vegetation along the south side of Cedar Creek Grade, but feel that a private road connection could be incorporated into this area while still leaving much vegetation_' so, since recently approved Homespun project is going to require a commercial entrance, there is an opportunity to work with that developer to construct a shared entrance. GrariP wni�l nr�yide a more direct route for Count emergency response A direct connection to Cedar Creek - Y g Y P cles to t pis a er resi ential community where medical emergency calls can be anticipate at a ig ier fre enc then that which w nt. ith a direct connection, service vehicles suc as private refuse collection trucks servin the elder) con1d not need to navigate Cif—residentialy streets either. The additional access would also distribute traffic entering and exiting the developmt�iT�TZr�Ce ar reek Grade end, thus not disproportionately burdening the future single-family residents in the City. The proposed private street system in lieu of public streets is not a concern for the City, but it would be helpful to know what the typical street section would look like. How wide are the streets? Are sidewalks proposed along both sides? Figure 2 of the rezoning booklet depicts a "Hiker Trail" through the proposed open space around the rear of the units but terminates abruptly at the south ends with no connection back out to the common areas. They should connect out to the private street to form a continuous loop. What would the future City lot owners backing up to the private open space and hiker trail find in terms of physical trail or path improvement? Would they have a right to access the trail? Thank you for providing this opportunity to comment on this important residential project. "-\� b"..-.k.t $ t = > �--- L - J..pa Zi 7s� c� 0 5 r h fi Rezoning Comments Village at Harvest Ridge Frederick County Attorney Mail to: Hand deliver to: Frederick County Attorney Frederick County Attorney Co. Administration Bldg., Suite 202 Co. Administration Bldg., Suite 202 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA (540) 665-6383 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540.667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester. VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: County Attorney's Comments Assistant County Attorney' Signature & Date: 0 2_ 7 H Rezoning Comments Village at Harvest RidLye Virginia Department of Transportation Mail to: Virginia Dept. of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 Hand deliver to: Virginia Dept. of Transportation Attn: Resident Engineer 14031 Old Valley Pike Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: RA Zoning Requested: RP Acreage: 16.92 Ac. Virginia Department of Transportation Comments See attached VDOT Comments dated July 19, 2002. VDOT Signature & Date' Transportation Engineer 07/19 Notice to Advisory Board — Please R turn This Form to the Applicant 10 02 0 n 11 � I COMMONWEALTH of VIRCjINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 July 19, 2002 VDOT Comments to Village at Harvest Ridge Rezoning Routes 622, Cedar Creek Grade and 628, Middle Road Frederick County JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 The documentation within the application to rezone this property appears to have little measurable impact on Routes 622, Cedar Creek Grade and 628, Middle Road. Routes 622 and 628 are the VDOT roadways which have been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Village at Harvest Ridge rezoning application dated July, 2002 addresses transportation concerns associated with this request. In the event future access desired direct access to VDOT facilities, any such access should be provided to this office for VDOT review. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization! and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit, This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. VirginiaDOT.org WE KEEP VIRGINIA MOVING 11 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 July 16, 2002 Mr. Charles E. Maddox, Jr. RE, VP G.W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Preliminary Review of Rezoning Application — The Village at Harvest Ridge Dear Chuck: On July 2, 2002, our office received the Preliminary Rezoning Application for The Village at Harvest Ridge, dated July, 2002. The subject parcel is identified by Property Identification Number 63-A-2 and is located south of Cedar Creek Grade at the City/County line. This Rezoning Application requests a change of 16.92 acres rrently zoned Rural Area (RA) to the Residential Performance (RP) zoning classification. Siltznm�-ission, n le-famil detached small lots are ro osed for this property. Based on the initial review ofI offer the following comments for your consideration. Rezoning Application Form. a. Include property owners' signatures. b. Provide present use and zoning of adjoining properties and those located across roadways. Impact Analysis Statement, dated July 2002. a. Please consult with VDOT regarding no access to Cedar Creek Grade as part of this rezoning application, and document their comments regarding this issue in the Impact Analysis Statement. b. Provide direct access to Cedar Creek Grade as required in the granting of the UDA expansion approved on November 10, 1999. 107 North Kent Street - Winchester, Virginia 22601-5000 Page 2 Mr. Charles E. Maddox, Jr., P.E., V.P. Re: Preliminary Review of The Village at Harvest Ridge July 16, 2002 c. Site Suitability Include a statement of the soil types as noted in the Soil Survey of Frederick County, and the soil suitability for development. 2. Provide a statement regarding woodlands and wetlands on the site. d. Traffic Impact 1. Provide information on the total traffic impact for the complete build -out of the project City and County) on Cedar Creek Grade and Middle Road. e. Community Facilities & County of Frederick Capital Facilities Impact Model 1. Consider the intensity of impact on Round Hill Volunteer Fire and Rescue for an age -restricted community with solely city street accessibility. 2. Reconsider the impact to Frederick County Public Schools, should r ave a need to raise grandchildren �� P possible nee or pu is sc oo u .accessibility, if this need arises within the 90-unit, single-family, small - lot, age -restricted community. 3. The Frederick County Capital Facilities Fiscal Impact Model shows a net impact per dwelling unit of $1, 539.00 per dwelling unit. It appears that the impact analysis offers a total monetary contribution to the County of Frederick of $1,539.00 at the issuance of the first building permit. 4. The voluntary proffer states that all housing within the tract shall be single-family, small -lot in accord with the County Zoning Ordinance. Minimum lot size is 3,750 square feet. For lot sizes less than 5,000 square feet, recreational units are required for each 30 dwelling units. Page 3 Mr. Charles E. Maddox, Jr., P.E., V.P. Re: Preliminary Review of The Village at Harvest Ridge July 16, 2002 It may be prudent to inform the Planning Commission members and citizens of the proposed lot size. 5. Clarify whether or not a community building will be provided as has been constructed at Cross Creek and Woodbrook Village. Review Agency Comments. Please obtain review agency comments from the following agencies: Frederick County Attorney, VDOT, Historic Resources Advisory Board, Public Works, Fire Marshal, Round Hill Volunteer Fire and Rescue, Parks and Recreation, Frederick County Public Schools, City of Winchester, Fre n _Frederick County Sanitation Authority, and B it ns. Thank you, and please feel free to call me with any questions or concerns regarding these comments. Sincerely, 1 Abbe S. Kennedy Senior Planner ASK/rsa File: U:\Abbe\REZ Review Letters\Village at Harvest Ridge.doe Dear Chuck Eric wanted me to get with you regarding the comment sheets required for the Harvest Ridge Residential Rezoning. As per the letter from gwc, Thomas Price, dated July 2, 2002, the following review agency comments were requested: Planning Department,'Frederick County Atty,'HRAB,*VDOT,'Public Works, Fire Marshal: Parks & Rec', Public Schools; FCS *City of Winchester, 'Round Hill Community Fire and ResMe.. I hope this helps! Please call or write back with any questions you may have. I will be working on this rezoning. Sincerely, Abbe Kennedy Rezoning Comments Village at Harvest Ridge Superintendent of Frederick Co. Public Schools Mail to: Frederick Co. Public Schools Attn: Superintendent P.O. Box 3508 Winchester, VA 22604 (540) 662-3888 Hand deliver to: Frederick Co. Public Schools Attn: Superintendent School Administration Bldg. 1415 Amherst St. Winchester, VA 22601 Applicant's Name: GilbertW. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox Jr. P.E., VP 1�Eiccadilly Street Suite 200 ter. VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Superintendent of Public Schools' sines �jlil %S G•1 ei si7 Comments /j /i�S��il /�� S/2,1l 0 117 6,91,1NIIIII)II If Superintendent Signature & Date �4C Notice to School Superintendent — Please Return This Form to the Applicant 14 Rezoning Comments Village at Harvest Ridge Historic Resources Advisory Board Mail to: Frederick County Dept. of Planning & Development 107 N. Kent Street Winchester, VA 22601 (540) 665-5651 Hand deliver to: Frederick County Dept. of Planning & Development Co. Administration Bldg., 4 'Floor 107 N. Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 1.17 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: N Zoning Requested: _6 Acreage: Advisory Board Comments � bil ENE 5 I ( i Jou 5u) (Allan Signature & Date: - 63 a Notice to Advisory Board — Please Return This Form to the Applicant 8 COUNTY of FREDERICK July 3, 2002 Mr. Charles E. Maddox, Jr., P.E. Vice President Gilbert W. Clifford and Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Rezoning for The Village at Harvest Ridge Frederick County, Virginia Dear Chuck: Department of Public Works 540/665-5643 FAX: 540/ 678-0682 The proposed rezoning application for The Village at Harvest Ridge indicates that the stormwater will flow through a detention pond before discharging into an existing stormwater pipe (54 inches) located within the City of Winchester. We recommend that the City of Winchester be given an opportunity to review and approve this concept before we grant our final approval. The impact analysis references a second parcel of land which was previously approved for RP development. Please clarify the analysis report to indicate that this parcel will also be developed as age restricted housing. Our approval of the subject rezoning will be contingent u2 on the a ro` Winchester on the issues related to stormwater managem nd traffic control. Sincerely, Hary . Strawsnyder, Jr., P.E. Director of Public Works HES/rls CC' Frederick County Planning and Zoning file C:\Corel\%i'ordPerfect\RhondaWilathratrid recOm wpd 107 North Kent Street • Winchester, Virginia 22601-5000 of Rezoniniz Comments Village at Harvest Ride__ Frederick County Sanitation Authority 1VIai-It o• Frederick Co. Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, VA 22604 (540) 868-1061 Hand deliver to: Frederick Co. Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, VA Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox Jr., P.E., VP 117E Piccadilly Street Suite 200 Winchester VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Sanitation Authority Comments 7-///S PlY Sanitation Authority Signature & Date: ! y %�� r �6✓% �, Notice to Sanitation Authority, lease Return This Form to the Applicant 15 IT I I I I L' Rezoning Comments Village at Harvest Ridge Frederick County Department of Parks & Recreation Mail to: Frederick County Dept. of Parks & Recreation 107 North Kent Street Winchester, VA 22601 (540) 665-5678 Hand deliver to: Frederick County Department of Parks & Recreation Co. Administration Bldg., 2'd Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox Jr. P.E., VP 117E Piccadilly Street Suite 200 Winchester VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Dept. of Parks & Recreation Comments The proposed proffer of $543 per unit for Parks and Recreation appears to be consistent with the county proffer model as implemented by the county. Signature & Date: CP Zi'-,2,/ s / 02 Notice to Dept. U..Parks & Recreation — Please Return This Form to the Applicant 13 Rezoning Comments Village at Harvest Ridge Frederick County Fire Marshal Mail to: Hand deliver to: Frederick Co. Fire Marshal Frederick Co. Fire & Rescue Dept. 107 N. Kent St. Attn: Fire Marshal Winchester, VA 22601 Co. Administration Bldg., I" Floor (540) 665-6350 107 N. Kent Street Winchester, VA 22601 11 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: f540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: South and adjacent to Route 622 (Cedar Creek Grade) bordering City/County line. Current Zoning: Zoning Requested: Acreage: Fire Marshal's Signature & Date Notice to Marshal — Please Return This Form to the Applicant L 12 Control number RZ02.0009 Project Name Village at Harvest Ridge Address 117 E. Piccadilly Street Type Application Rezoning Current Zoning Date received Date reviewed Date Revised 07/02/2002 07/09/2002 Applicant Clifford and Associates City State Zip Applicant Ph Winchester VA 22601 540-667.2139 Tax ID Number Fire District Rescue District 63-A-2 75 15 RA Recommendations Automatic Sprinkler System Automatic Fire Alarm Syste No Yes Other recommendion Fire extinguishers Requirements Election District Back Creek Residential Sprinkler System Yes Emergency Vehicle Access Hydrant Location Fire Lane Required Adequate Not Identified Yes Siamese Location Roadway/Aisleway Width Special Hazards Not Identified Not identified No Emergency Vehicle Access Comments Access for fire and rescue must be maintained at all times. Fire Lane No Parking signs required at fire hydrants and normal and emergency access points. Access Comments Additional Comments Fire hydrants shall be located within 400 feet of any residential structures. Plan Approval Recommended Reviewed By Signiture _ Yes K. Steudl Title VII SUR VEY PLA T & DEED 0 7 wareea a weaaTse YfWf.a M uN n...atw. neerr �x-x:r�-:�-k�x;�-irk*:r•�-x**:ram x**�r:r #4831 RAY ROBINSON,. JR., ET ALS ** , TO: DEED GLAIZE DEVEL0PMENTS, INC. �*-�:rkk�l k*-k�kk�c*�•A-�c�c� k� k�c-k�c 8K603PGall THIS DEED, made this /51S� day of October, 1985, by and between Ray Robinson, -Jr. and Elisabeth D. Robinson, his wife, and Boyd J. Hamnan and Joyce S. Hamman, his wife, of the one part, hereinafter called the Grantors, and Claize Develop- ments, Inc., a Virginia corporation, of the other part, hereinafter called the Crania@. WITHESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid and other valuable consideration, receipt whereof is hereby'acknowladged, the Grantors do grant and convey, with General Warranty and with English Covenants of TitIs, unto the Grantee, in fee simple, together with al rights; privileges and appurtenances thereto belonging, all that certain tract.of undeveloped land conta- ining 49 Acres, 3 Roods and'34 Square Pole■ (but this is a sale in gross and not by the acre), lying and being aituati along the North and Watt side of Middle'Road (Route 628), partly in the City of Winchester, Virginia, and partly in , Frederick County, Virginia, LESS that certain tract containing 1.45 Acres conveyed to the Commonwealth of Virginia by dead dated November 2, 1962, recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Deed Book 290, at Page 2681 the undivided one-half (j) interest of ;Grantors Robinson being the some land acquired by Ray Robinson, Jr, by deed fro ■ Kinray, a partnership, dated December 21, 1977, and duly recorded in the Office of the Clark of the Circuit Court for the City.of Winchester, Virginia, in Deed Book 151, at Page 824, and in the Office of the Clark of the Circuit Court of Frederick County, Virginia, in Deed Book 485, at Page 219,,and the undivided one-half (j) Interest of Grantors Hannan being the mama land acquired by 1 BK603Pc478 Boyd J. Haaman by deed of correction and dead from 81 i JR, a General Partnership, dated December 21, 1977, and duly recorded in the Office of the Clark of the Circuit Court for the City of Winchester, Virginia, in Dead Book 188, at ?age 69, and in the Office of the Clark of the Circuit Court of Frederick County, Virginia, in Dead Book 582, at Page 362. A reference to the aforesaid deeds and to the references contained therein is here made for a further and more particular description of the realty,hereby conveyed. This conveyance is made subject to all legally enforce— able restrictive covenants and easements of record, if any, affecting the aforesaid realty. WITNESS the following signatures and seals: ! (SEAL) inson r SEAL) 47Eli&b.th D. Ko inson Boyd r Hrmah J c pf S. Harman STATE OF VIRGINIA'AT LARGE, CITY 01 WINCHESTER, To -wit: - The foregoing instrument was acknowledged before as this L day of October, 1985, by Ray Robinson, Jr. and Elisabeth D. Robinson, his wife. My commission expires aeereea a ueama N Notary Public — 2 — • C 17 I • cremes a a+eeetes I MAM/� K W WI�M114 AMeti ■ 8KG03PG479 STATE OF VIRGINIA AT LARGE, CITY OF WINCHESTER# To —wits The foregoing instrument was acknowledged before me this 1� day of October, 1985, by Boyd J. Beeman and Joyce S. Bauman, his wife. My commission expires O 9P ' � otary Public .t.alN A FREUERICIC WJ.IM Tlils lument wr'U was produced me o the day o , 19, at M . .nd with certificate of acknowledgment thereto annexed was .lmitted to record. Tax imposed by Sea. 58-d4.1 of and 98S4 haw been paid, if amssabin I D t C1ork 3 - I 'a o (j ;, wNj_1 o a�C ' F�._ �> q p ' zwW V) c z� '717 0075 jf THIS DEED made and dated this _ day of May, 2002, by and between BAND OF CLARKE COUNTY, Trustee rsander the Will of Evelyn D. Allen Residual Trust for the Benefit of Marsha Donna Hauser and Melva Deborah Lissefeld; JOSEPH ale A. ALLEN, TRUSTEE OF THE JOSEPI-I A. ALLEN TRUST FOR THE BENEFIT OF JOSEPH BRADFORD ALIZZI, dated December 29, 1993, and JOSEPH A. ALLEN, individually, parties of the first part, hereinafter called the Grantors, and GREYSTONE PROPERTIES, LLC, a Virginia limited liability company, party of the second part, hereinafter called the Grantee. 0 WITNESSETH: That for and in consideration of the sum of Ten ($10.00) Dollars, cash in hand paid, and other good and valuable consideration, the receipt of which is hereby , aclaiowledged, the Bank of Clarke County, Trustee and Joseph A. Allen, Trustee do hereby'' grant and convey with special warranty of title unto the Grantee, and Joseph A. Allen, individually, does grant and convey with general warranty of title unto the Grantee, in fee simple absolute all of the following tracts or parcel of land TRACT ONE: All of that certain tract or parcel of land, together with the improvements thereon and the appurtenances thereunto belonging, lying and being situate along the southern boundary of Cedar Creek Grade in the City of Winchester, Virginia, containing 23.23 Acres, more or less, and described by the survey drawn by Triad Engineering, Inc., dated October 24, 2001, attached hereto and by this reference made a part hereof as if set out in full; and being the same property conveyed to the Grantors by the following Deeds: (1) a one-half interest conveyed to Joseph A. Allenby Deed dated June 20, 1986, from Rosemary B. Eadie, et vir., of record in the Clerk's Office of the Circuit Court of the City of Winchester, Virginia, in Deed Book 203, at Page 2; (2) a one-half interest by Deed 000 0076 r 0 a N dated October 8, 1993, from Joseph A. Allen, Executor of the Estate of Evelyn D. Allen, co deceased, to Bank of Clarke County, Trustee of the Evelyn D. Allen Residual Trust U/W of Evelyn D. Allen, deceased, of record in the Office of the Clerk of the Circuit Court of the City of Winchester, Virgiiva, in Deed Book 260, at page 1208; (3) a 0.210497 interest by Deed of Gift dated December 29, 1993, from Joseph A. Allen, et ux., to Joseph A. Allen, Trustee under Trust Agreement dated December 29, 1993 known as the Joseph A. Allen Trust for the benefit of Joseph Bradford Alizzi, of record in the Office of the Clerk of the Circuit Court for the City of Winchester, Virginia, in Deed Book 262, at Page 193. TRACT TWO: All of that certain tract or parcel of land, together with the improvements thereon and the appurtenances thcreunto belonging, lying and being situate in I Back Creek Magisterial District, Frederick County, Virginia, fronting on the South side of Route 622, also known as Cedar Creek Grade, containing 16.93 acres, and further more particularly described by plat and survey of Triad Engineering, Inc., dated October 24, 200,1,: attached hereto and by this reference made a part hereof as if set out in full; and being the same property conveyed to the Grantors by the following Deeds: (1) By Deed dated November 16, 1989, by Tucker Ltd of Winchester and Bentley Ltd of Winchester, to Joseph A. Allen and Evelyn D. Allen, of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Deed Book 732, at Page 41; (2) a one-half interest by Deed dated October 8, 1993, from Joseph A. Allen, Executor of the Estate of Evelyn D. Allen, a deceased, to Bank of Clarke County, Trustee of the Evelyn D. Allen Residual Trust U/W of Evelyn D. Allen, deceased, of record in the Office of the Clerk of the Circuit Court of the Frederick County, Virginia, in Deed Book 806, at page 393; (3) a 0.210497 interest By Deed of Gift dated December 29, 1993, from Joseph A. Allen, et ux., to Joseph A. Allen, Trustee 2 in 0077 under Trust Agreement dated December 29, 1993 known as the Joseph A. Allen Trust for the benefit of Joseph Bradford Alizzi, of record in the aforesaid Clerk's Office in Deed Book 811, at Page 830, which Deed was confirmed and corrected by Deed of Correction and 0 Confirmation dated May 7, 2002, of record in the aforesaid County Clerk's Office Lr� immediately preceding this Deed. o The tracts conveyed hereby total 40.16 acres in the aggregate. Reference is made to the aforesaid survey, plat, and deeds for a more particular description of the properties herein conveyed. This conveyance is made subject to all rights of way and restrictions of record affecting the subject property. The Grantor, Joseph A. Allen, hereby covenants that he has the right to convey to the Grantee; that the Grantee shall have quiet and peaceable possession of the said property,'!. free fi•om all liens and encumbrances; and he will grant such further assurances of title as may is ;1 be requisite. WITNESS the following signatures and seals. BANK OF CLARKE COUNTY, Trustee under the Will of Evelyn D. Allen Residual Trust for the Benefit of Marsha Donna Hauser and Melva Deborah Lissefeld n a By _ 0 (SEAL) JOSEPII A. ALLEN TRUST FOR THE BENEFIT. OF JOSEPH BRADFORD ALI2ZI, dated December 29, 1993 SEAL) v n n 000 0078 0 fv (SEAL) . JO I ALLEN, individually STATE OF VIRGINIA, _ Cr OF C�UGjJ/�'cPT�� , TO -WIT: )%owNIrv6 , a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that BANK OF CLARKE COUNTY, Trustee under the Will of Evelyn D. Allen Residual Trust for the Benefit of Marsha Donna Hauser and Melva Deborah Lissefeld, By [) � zLb vk A-\ Its whose name is signed to the foregoing Deed, dated May 0 2002, ha)2 personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. t Given under my hand this 16 fi day of A , 2002. My Commission expires S 3o Z00.1— l N TARY PUBLIC STATE OF VIRGINIA, CITY OF STERAlT: !.? a Notary Public in and for the State and :{ jurisdiction a esaid, do hereby certify that Joseph A. Allen, both as Trustee of the Joseph A. or Allen Trust for the benefit of Joseph Bradford Alizzi, dated December 29, 1993, and individually, whose name is signed,to the foregoing Deed, dated May /, 2002, have :personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. , a Given under my hand this 16 day of , 2002. - "' My Commission (L"e_expires-711 a�OJ NOT Y P IC d0383�1IIcitA:Wr D BCC to Vickers and Wilkins.doc S:` 4 02.92 -- CURRENT OWNER JOSEPH A ALLEN- =_ 2.; EVELYN. D :;:ALLEN: RESiDUAL TRUST - 3. JOSEPH A. ALLEN TRUST FOR THE BENEFIT - N OF JOSEPH BRADFORD AL I ZZ I REF: 1..WILL BOOK 99 PAGE 335 . o 2. DEED BOOK 806 PAGE 393 3. DEED BOOK 811 PAGE 1 831 %� �, a TM 63-A PRCL 2 / TM 269 ((1)) PRCL 1A THIS SURVEY HAS BEEN PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT. THEREFORE, THIS PLAT MAY NOT INDICATE !/ ! ALL ENCUMBRANCEeS ON THE PROPERTY. 1/ EVEL N D. i% THE EXISTENCE OF VEGETATED- OR TIDAL WETLANDS WAS NOT ALLTN EST#TE ET. ,'AL. DETERMINED DURING THIS SURVEY. i 4 D 0 6 AC. \ THE EXACT LOCATION OR EXISTENCE OF UNDERGROUND UTILITIES f TOTAL /� WAS NOT ESTABLISHED DURING THIS SURVEY. W r CERTIFY THAT THIS SURVEY AND ANY INFORMATION SHOWN HEREON IS BASED ON AN ACTUAL FIELD -RUN SURVEY MADE UNDER MY ! / / SUPERVISIONS AND THERNE ARE OTED,NO APPARENT ENCROACHMENTS OTHER THAN THOSE DAVID,,, F.. SPRIGGS No 1853 BOUNDARY SURVEY ON THE EVELYN D 'ALLEN ESTATE ET. AL. BACK CREEK MAGISTERIAL DISTRICT FRED_ERICK COUNTY, VIRGINIA CITY_ -OF WINCHzSTER, VIRGINIA DATE: OCTOBER 24 20-0i SCALE: 1 _ 5C)0- ' STIR 4_ TR I AD EN 200 AV.iATION:bRI\� ( 540) - 567'-9300 OCTOBER 24, 20011 SHEET-1 . OF: 2, I.N_EERI:NG INC- ;WINCHESTER, VIRGINIA FAX (540') 667-2260 SV.=198 l GEORGE W. GATHER I I N/F �, 9"• zx :« C d W PROPERTIES 731 /34 N1 5° 29' 53 "E 166q. 28' 750/1220 IRFt----------------------_------------J ----------------------------------- o. IRS SIRS s w •'` I `\ , W o FREDER I CK COUNTY i PORTION. W 0 16.93 AC. EX. a �It° �RAINFIELd . I `T ESMT. FOR I IRF L2 RR SPIKE r-- FREDER I CK I ADJ . LOT r"---------- FND N/F I co TURNER ENTERPRISES COUNTY 635/385 L3! INST. NO. 01-1683 31 S15°26'35"W 1607.54' L4 IRF C2 ------- - ----- ----_ - - - - - - --1-----------=---_--------------- 5 Vol, zx LOT 64 j -�� CITY OF IRF �RF L OF oWINCHESTER EX. POTOMAC R �J�� Q� 0-10 LOT- rh,_ EX. 15' � Y � EDISON ESMT. �• � e �� E EL N D. ALLEN ESTATE ET. AL. 251/1635 � m •� mol LOT 62 o SHENANDOAH EX. 20 C8 `� D`J �A U nF-r- z' co GAS C0: ESMT. 40. 16 AC.(TOTAL) TOTAL } , 3 W N ------ v 2341439 TELE. CO._ ESMT. \ ' DAVID F. SPRIGGS "' LOT 61 I 247/196 �:'s No.1853 _ EX. 10' EX. 25' SAN. CITY OF WINCHESTER EX. SAN. � \� �'_ �� �a LOT 60-- �- —� SHENANDOAH SEWER .ESMT. PORTION SEWER: ES►�T. \ \ IRS; GAS CO. ESMT. 273/493 23.23 AC. CITY OF WLNCHESTER IRS' 04' 257/671 — / _--- — — —%— —�-17° 33 28 "W 2189. 4` I _ T------------- o' LOT 59 , T---r---- ---- --- /' LOT 58 LOT 86 j' ,; LOTj LOT I LOT j LOT % L 2T % L OT % LOT 1 IRS OCTOBER 24 , 2001 LOT 87 �� 80 78 76 / mj NUMBER DIRECTION DISTANCE L1 N59°59'.19"E .44.14' L2 S15°26'.35."W 293.6.4.' L3 S74°33125"E= 131.53' L4 N15'26'357E. 365.55' L5 - S18-.35.'50°W 5.69' WESTRIDGE n' OPEQUON r "n SECTION IIB ICI OPEQUON TERRACE TERRACE-1 273/493 244/1395 247/1792 BOUNDARY SURVEY ON THE "'' EVELYN D. ALLEN ESTATE ET. AL. BACK CREEK- MAGI-STFR I AL DISTRICT FREDERICK.,COUNTY, VIRGINIA CITY -- OF WINCNESTER, VIRGINIA, nATC• nt--rnor-m nA- - nr%�4 c^ Ai r- w // - - - I NUMBER DELTA ANGLE; ARC LENGTH` RADIUS TANGENT CHORD DIRECTION CHORD LENGTH C1 13°43`3t-- 335-,94'.`, 1402.39' 168.78' N66°51'10"E 335.14' C2:- _ 00 17.',26"" 7 1"1_', ." 1402:39' 3.56' N79°59'17"E 7.11' C3,-• 02°35'49'' :. 63 33' _ 139T 39i.' 31.67'. N81'19'14"E 63.33' C4 05°26'10" '' 87.28" 919.93` 43.67', N85°20'13"E 87.25' TRIAD:_ ENG I_NEERI NG, INC. 200_-AV-IATION DRIVE -_=r WINCHESTER, V_IRGINIA ._(540) 667-9300 FAX (540) 667-2260- SH,EE_ ' 2. OF 2 SV-1 98 !4. 1 i' (j Y INSTRUMENT 40?0001717 RECORDED IN THE CLERK'S OFFICE OF WINCHESTER Ohl f' MAY 10) ?002 AT•0`:53PM =-1 i 114. $° GR"-NTOR TAX WAS PAI�'i ::, 5 RcL,%.-� cG BY SEC 5 .1- 02 OF THE tJA; °LOGE 3vTATE iT a743.25 LOCAL: $371 63 L C'I. F� rif) �'LEREi a: f' Y � GC i VIRGINLA: FREDERICIC COUNTY, SCT. his instrument of writing rigs prodmed to me on - l _Z�2, -SZQ. .2--j. at ✓ _ al.id w _certificate of acknowledgement tliereto winexed ,,vas admitted to record. Ta- imposed by Sec, 58.1-802 of a73 CD(�nd 53.1-u01 have', ecn paid, if assessable 12 Clerk 1 1 VIII 1 1 TAX TICKET i 1 1 1' 1 1' 1� 1 1� 1 1 M M. . M. M.-- M_ . M . M . M. M . M-- M. M-- M T A Y R E C E I P T - Y E A R 2 0 0 -- 2 Ticket #:00112610001 @@ FREDL ,<:K COUNTY Date 5/29/2002 C. VIILLIAM ORNDOFF, JR _ Register: L1114%LM P.O. BOY. 225 Trans. #: 07178 Dept # RE200201 VINCHESTER VA 22604-0225 ACCT# 19977 2002 REAL ESTATE TAXES Previous 8.43 ACRES 63 A 3 Balance $ 154.33 Acres: 8.43 Principal Being Paid $ 164.33 Land: 50600 Imp: 0 Penalty $ .00 Interest $ GLAIZE DEVELOPMENT, INC Amount Paid $ .00 154.33 *Balance Due PO BOX 888 as of 5/29/2002$ .00 VINCHESTER, VA 22604 0888 Pd by GLAIZE DEVELOPMENT CORP ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) M M- TA RECEIPT - Y-EAR FRE, .,ICK COUNTY C. 6TiLLIAM ORNDOFF, JR P.O. BOX 225 VINCHESTER VA 22604-0225 2002 REAL. ESTATE TAXES 16.92 ACRES 63 A Acres: Land: 203000 Imp: ALLEN, JOSEPH A & BANK OF CLARKE CO TRUSTEE 1625 APPLE BLOSSOM DR VINCHESTER, VA 22601 5185 —_0 Ticket #:00004260001 @@ Date 6/06/2002 Register: MUS/MV Trans. #: 04033 Dept # RE200201 ACCT# 19976 Previous 2 Balance S 619.15 16.92 Principal Being Paid S 619.15 0 Penalty $ '00 Interest $ .00 Amount Paid $ 619.15 *Balance Due as of 6/06/2002$ .00 Check 619.15 # BOC 1006 Pd by ALLEN, JOSEPH A ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) I 0 I i AUG 2 6 2002 i u 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 INIO'MICAMIONi OF PUBLIC HEWRING, November 26, 2002 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING APPLICATION #10-02 FOR THE VILLAGE AT HARVEST RIDGE On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, December 11, 2002, at 5:00 p.m.* in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to consider the following application: Rezoning #10-02 of The Village at Harvest Ridge, submitted by Gilbert W. Clifford & Associates, Inc. to rezone 16.92 acres from RA (Rural Areas) to RP (Residential Performance) District. This property is located south and adjacent to Route 622 (Cedar Creek Grade) bordering the City/County line, and is identified with Property Identification Number 63-A-2. An adjoining 9.82-acre tract zoned RP, identified with Property Identification Number 63-A-3, is submitted for proffer amendments to the residential density. The combined tracts, totaling 26.74 acres, are in the Shawnee Magisterial District. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely /1 Abbe S. Kennedy Senior Planner ASK/cih * NOTE: Board of Supervisors' meetings normally begin at 7:15 p.m.; however, due to the length of the agenda for the 12/11/02 meeting, the time leas been moved up to 5:00 p.m. For a closer approximation of the time this item will be heard, please contact the County Administrator's office at (540) 665-5683 after December 4, 2002. O \Agcndasb\djoincr 1,tn\2002\Re7,onings\Vi11age at 11a , t Ridge."pd 107 North Kent Street • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on I • al -()a from the Department of Planning and Development, Frederick County, Virginia: 63 - A- - 3- 63 - A- - 2-A ) GLAIZE DEVELOPMENT, INC MARSHALL, KENNETH F 964 CEDAR CREEK GRADE PO BOX 888 WINCHESTER, VA 22601.2704 WINCHESTER, VA 22604-0888 63 - A- - 4-0 63 - A- - 2-H TRUSTEES OF WINCHESTER CHURCH TURNER ENTERPRISES, LLC OF THE NAZARENE PO BOX 1653 2344 JONES RD AVE WINCHESTER, VA 22604.8153 WINCHESTER, VA 22602 63 - 5. 1- 8- 63 - A- - 2-K MCLAURIN, WILLIE JR C & W PROPERTIES 139 MOUNTAIN VIEW LN PO BOX 221 WINCHESTER, VA 22602-2319 MILLWOOD, VA 22646.0221 63 - A- - 2-E 63 - A- - 2-J BLUE RIDGE GRACE BRETHERN WALLS, KIM B & MARIETTA CATHER 1025 CEDAR CREEK GRADE 1207 CEDAR CREEK GRADE WINCHESTER, VA 22602-2335 WINCHESTER, VA 22602-2360 63 - A- - 2- 63 - A- - 3-A GREYSTONE PROPERTIES, LLC CATHER, GEORGE W 13 S LOUDOUN ST 3296 APPLE PIE RIDGE RD WINCHESTER, VA 22601-4777 WINCHESTER, VA 22603.2707 Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox 117 F. Piccadilly Street. Suite 200 Winchester, VA 22601 AT!'(> - STATE OF VIRGINIA COUNTY OF FREDERICK �1 Abbe S. Kennedy, Senior Plannei- Frederick County Planning Dept. a Notary Public in and for the State and County aforesaid, do hereby certify that Abbe S. Kennedy, Senior Planner for the Department of Planning and Development, whose name is signed to the foregoing, dated � � 4 1 �- ' A , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of �� \t M My commission expires on -- NOTARY PUBLIC I November 6, 2002 COUNTY of FREDERICK Department of Planning and Development N O7Ir"ICATION Or PUBLIC HE"AkRING TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) 540/665-5651 FAX: 540/ 665-6395 RE: REZONING APPLICATION #10-02 FOR THE VILLAGE AT IIARVEST RIDGE (tabled at the 9/18/02 meeting) On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, November 20, 2002, at 7:00 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to consider the following application: Rezoning #10-02 of The Village at Harvest Ridge, submitted by Gilbert W. Clifford & Associates, Inc. to rezone 16.92 acres from RA (Rural Areas) to RP (Residential Performance) District. This property is located south and adjacent to Route 622 (Cedar Creek Grade) bordering the City/County line, and is identified with Property Identification Number 63-A-2. An adjoining 9.82-acre tract zoned RP, identified with Property Identification Number 63-A-3, is submitted for proffer amendments to the residential density. The combined tracts, totaling 26.74 acres, are in the Shawnee Magisterial District. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library approximately one week prior to the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, C:�7k� Abbe S. Kern cdy Senior Planner ASK/ch O.\Agcndubldjoincr Ltn\2002\Rczonings\Vi11agc at Ilarvcst Ridgc wpd 107 North Kent Street • Winchester, Virginia 22601-5000 11 6 This is to certify that the attached correspondence was mailed to the following on . L9 • 03 from the Department of Planning and Development, Frederick County, Virginia: 63 - A- - 3- 63 - A- - 2-A) GLAIZE DEVELOPMENT, INC MARSHALL, KENNETH F 964 CEDAR CREEK GRADE PO BOX 888 WINCHESTER,VA 22601-2704 WINCHESTER, VA 22604.0888 63 A- 2 H 63 A- - 4-D TURNER ENTERPRISES, LLC TRUSTEES OF WINCHESTER CHURCH OF THE NAZARENE 317 GREENFIELD AVE PO BOX 1653 WINCHESTER, VA 22602 WINCHESTER,VA 22604-8153 63 A- - 2 K 63 - 5. 1- 8- C & W PROPERTIES MCLAURIN, WILLIE JR PO BOX 221 139 MOUNTAIN VIEW LN MILLWOOD, VA 22646.0221 WINCHESTER,VA 22602-2319 63 - A- - 2-J 63 - A- - 2-E WALLS, KIM B & MARIETTA CATHER BLUE RIDGE GRACE BRETHERN 1207 CEDAR CREEK GRADE 1025 CEDAR CREEK GRADE WINCHESTER, VA 22602-2360 WINCHESTER,VA 226022335 63 - A- - 3-A 63 - A- - 2- CATHER, GEORGE W GREYSTONE PROPERTIES, LLC 3296 APPLE PIE RIDGE RD 13 S LOUDOUN ST WINCHESTER, VA 22603.2707 WINCHESTER, VA 22601 Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 W'inchester. VA 22601 (Lcam�j"Rt Abbe S. Kennedy, Senior Planner Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I. Pffh rn Y 1 o L I , a Notary Public in and for the State and County aforesaid, do hereby certify that Abbe S. Kennedy, Senior Planner for the Department of Planning and Development, whose name is signed to the foregoing, dated I I - (D • V A , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this UiL—dayof 0oVp,1/p %Y' R 00a My commission expires on IT"law ri 1 a �3 a003 ARY PUBLIC COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 1 IOTIFICATION OF MB IC ;- EARII IG September 4, 2002 TO: TIIE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING APPLICATION #10-02 FOR TIIE VILLAGE AT HARVEST RIDGE On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, September 18, 2002, at 7:00 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to consider the following application: Rezoning #10-02 of The Village at Harvest Ridge, submitted by Gilbert W. Clifford & Associates, Inc. to rezone 16.92 acres from RA (Rural Areas) to RP (Residential Performance) District. This property is located south and adjacent to Route 622 (Cedar Creek Grade) bordering the City/County line, and is identified with Property Identification Number 63-A-2. An adjoining 9.82-acre tract zoned RP, identified with Property Identification Number 63-A-3, is submitted for proffer amendments to the residential density. The combined tracts, totaling 26.74 acres, are in the Shawnee Magisterial District. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library approximately one week prior to the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Abbe S. Kennedy Senior Planner ASIUch O \Agcadu\Adjoincr Lm\2002\Rczoning5\Vi11age at Ilarvest Ridge wpd 107 North Kent Street • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on — 4 — from the Department of Planning and Development, Frederick County, Virginia: 63 - A- - 3- 63 - A- 2-A / GLAIZE DEVELOPMENT, INC MARSHALL, KENNETH F 964 CEDAR CREEK GRADE' PO BOX 888 WINCHESTER, VA 22601-2704 WINCHESTER, VA 22604-0888 63 - A- - 2-H 63 - A. 4.0 TURNER ENTERPRISES, LLC TRUSTEES OF WINCHESTER CHURCH OF THE NAZARENE 317 GREENFIELD AVE PO BOX 1653 WINCHESTER,VA 22602 WINCHESTER, VA 22604.8153 63 -A 2-K 63 - 5 1- 8 C & W PROPERTIES MCLAURIN, WILLIE JR PO BOX 221 139 MOUNTAIN VIEW LN MILLWOOD, VA 22646-0221 WINCHESTER, VA 22602-2319 63 - A. - 2-J WALLS, KIM B & MARIETTA CATHER 1207 CEDAR CREEK GRADE WINCHESTER, VA 22602.2360 63 - A- - 2-E BLUE RIDGE GRACE BRETHERN 1025 CEDAR CREEK GRADE WINCHESTER, VA 22602.2335 63 - A. - 2- _- p GREYSTONE PROPERTIES, LLC 63 - A- - 3-A V" 13 S LOUDOUN ST CATHER,GEORGE W WINCHESTER, VA 22601 3296 APPLE PIE RIDGE RD WINCHESTER, VA 22603-2707 Gilbert VA'. Clifford & Assoc., Inc. Attn: Charles Maddox I Abbe S. Kennedy, S nior Planher 1 17 E. Piccadilly Street. Suite 200 1Frederick County Planning Dept. Winchester. VA 22601 STATE OF VIRGINIA COUNTY OF_FREDERICK I. (?� ► 11 1n ffi I I , a Notary Public in and for the State and County aforesaid, do hereby certify that Abbe S. Kennedy, Senior Planner for the Department of Planning and Development, whose name is signed to the foregoing, dated G . q • DQ , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of m ej7 cQL My commission expires on Fcf mi� 1r1i OR[ CQM3 4,- 0j ARY PUBLIC i Adjoining Property Owners Rezoning TO: Barbara ' Data Processing FROM: Carol H� - Planning Department Please print sets of labels by'. THANK YOUII Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is k ated on the 2id floor c f the Frederick County Administrative Building, 107 North Kent Street. Name: Kenneth F. Marshall Property # 63-A-2A Name: Turner Enterprises, LLC Property # 63-A-21-1 Name: C&W Properties Property # 63-A-2K Name: Kim B. Walls & Marietta Cather Property #63-A-2J Name: George W. Cather Property # 63-A-3A Name: Glaize Development, Inc. Property # 63-A-3 964 Cedar Creek Grade, Winchester, VA 22601 949 Cedar Creek Grade, Winchester, VA 22601 221 Millwood, VA 22646 1207 Cedar Creek Grade, Winchester, VA 22602 3296 Apple Pic Ridge Road, Winchester, VA 22603 P.O. Box 888, Winchester, VA 22604 Name: Winc. Church of New Life P.O. Box 1653, Winchester, VA 22604 Christians Trustee Property # 63-A4D Name: Willie McLauren, Jr. Property # 63-5-1-8 Name: Blue Ridge Grace Brethren Property # 63-A-2E 139 Mountainview Lane, Winchester, VA 22602 1025 Cedar Creek Grade, Winchester, VA 22602 SUdj �cf �P