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HomeMy WebLinkAbout10-06 Governors Hill Residential, Commercial - Shawne - Backfiley 1 MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: VDOT Fire Marshal ` Sanitation Authority Inspections Dept. 'Health Department County Engineer City of Winchester ✓— GIS (Mapping) Parks & Recreation Winchester Regional Airport One copy of the master development plan application. 'Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS. meetings. ',- Submission Fee Date 4411 07 �'7 TRACKING Application received (JO Fee Paid (amount: $ 0; 6-6 ) Preliminary MDP heard by Planning Commission - Action taken: Preliminary MDP heard by Board of Supervisors - Action taken: Letter to applicant regarding Board action and revisions (if required). Final MDP submitted with review agency, PC and BOS comments addressed. �9 Final MDP signed by County Administrator and Planning Director (send two copies to applicant). Administratively approved; letter sent to applicant. NOTES: DATE: * 0 File opened. Reference Manual updated/number assigned. D-base updated. 06 List of adjoiners given to staff member for verification. ri 06 One black & white location map requested from Mapping & Graphics. Four sets of labels requested from Data Processing. File given to Renee' to update Application Action Summary. CLOSE OUT FILE: Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works and Jane Anderson in Real Estate receive a copy of the administrative approval letter. Jane wants a copy of the final action letter even if the application was denied or withdrawn.) `7 File stamped "approved"/"denied" or "withdrawn." Reference Manual updated. D-base updated. 5--18-07 ile given to Renee' for final update to Application Action Summary. File in file drawer. U TarohcommonWracktng shectslTRACKINGNDP Rev 01/21/03 1I DATE Z RECEIVED FROM ADDRESS_ U FOR RE ❑FOR - , _S� `360 AMT OF CASH ACCOUNT AMT. PAID CHECK Q BALANCE MONEY DUE ORDER NO. 9038 III jj� f-0 `" (off-A-S Z, 83 BY MILLER SM`CTH CARPER �C Q '' LIAO J S � m m m m m m m m m m m m m mJ Contents: I. Project Introduction Il. Design and Development Standards Cohesive Design Residential Standards Commercial / Retail Standards Employment Center / Government Parcel Standards Suggested Building Characteristics Street Standards Public Streets Private Streets Streetscape Design Landscape, Screening and Open Space Standards Modifications Carpers Valley — Frederick County, " Design & Development Standards 2 1 I. Introduction The site is intended as a mixed use residential and employment center anchored by roughly 100 acres initially reserved for the development of federal government facilities. These significant employment uses will be complemented by a variety of other commercial and service uses as well as moderate to high density residential uses, all of which will be developed in a functionally and aesthetically unified manner. Attainment of such an integrated development program will occur through the application of uniform design guidelines and the implementation of a multi -modal transportation network, both of which will be proffered by the Applicant. The proposed rezoning will establish a neighborhood unique to Frederick County, because of its explicit provision for a balanced mix of mutually supportive uses in an area already served by public facilities and a good road system. The presence of significant employment uses within the project will catalyze a synergistic relationship between land uses that will enhance the economic vitality of the area and achieve a more sustainable form of development than has been the historic pattern in that area. The Comprehensive Policy Plan identifies the planned use of the site as a ' mix of business/office and transitional land uses. The mixed use employment center concept proposed with this rezoning is consistent with this land use vision, and provides for its realization in an efficient and dynamic manner that is preferable to the single use pattern that has predominated within the Urban Development Area (UDA). I Carpers Valley — Frederick County, VA Design & Development Standards 3 II. Design and Development Standards Cohesive Design ' Much of the success of the Carpers Valley project depends on the intimate relationship between structure, parking, street and open spaces. The following topics will be coordinated with respect to the cohesive design of Carpers Valley. ' Structure Location on lot Relationship of primary facade to the prevailing street Setbacks- Allow intimate pedestrian scale to be developed between building and street Materials Height transitions Parking On -Street importance Traffic calming effect Proper screening of vehicles if visible from street or pedestrian area Street Network Pedestrian scale Vehicular efficiency Traffic Calming Streetscape uniformity Landscape uniformity Linkages Mixtures of Uses Mixed uses within landbays allows: Greater flexibility within each landbay Greater use possibilities Core of interest and activity to extend hours of use Carpers Valley — Frederick County, VA Lot Sizes Multiple sizes encourage creative design Setback reductions to enhance the use of land Allowance for a variation of building setbacks to create a dynamic landscape and streetscape. L Design & Development Standards 4 ii Single Family Attached — Alley Served or without Garage Dwelling Units Per Acre TBD Total Number of Units: Parking: Building Height: Building Use: Building Placement: Lot Width: Lot Size: Front Setback: Side Setback: Rear Setback: C TBD 2 Spaces Per Unit garage, parallel, or off street 35' maximum Single Family Attached Units Lot Dimensions Vary 16' Minimum No Minimum- as long as setbacks are met (allows narrower product mix) No less than 10' No less than 10' on ends No less than 5' to garage in rear load condition 20' without garage - --- __---A 14 _ _ _--- 16' Minimum Pavement 5'Minimum Rear Building Setback to Easement I0' without Garage Building Depth Varies 10' Minimum Front Building Setback 4'Minmium Sidewalk 6'Minimum Planting with Trees (X without) Public or Ptitinte Street with on Street Parking Single Family Attached - Rear Load Garage Carpers Valley — Frederick County, VA Design & Development Standards 5 Single Family Attached — Front Load Garage Dwelling Units Per Acre TBD Total Gross Land Area: Total Number of Units: Parking: Building Height: Building Use: Building Placement Lot Width: Lot Size: Front Setback: Side Setback: Rear Setback: TBD TBD 2 Spaces Per Unit garage, parallel on -street, or off street 35' max Single Family Attached Residential Units Lot Dimensions Vary 20' No Minimum- as long as setbacks are met (allows narrower product mix) No less than 10' No less than 10' on ends No less than 20' Single Family Attached - Front Load Garage Carpers Valley — Frederick County, VA Secondary street e l0' Min. Front yard to count parking j spacein front ofgarage i Building Depth Varies 10'Alin. Side Setback on ends 20' Min. Rear Building Setback Design & Development Standards 6 Carpers Valley — Frederick County, VA Single Family Attached — Stacked Flat Garage Units 16 Dwelling Units Per Acre Total Gross Land Area: TBD Total Number of Units: TBD Parking: 2 Spaces Per Unit garage, parallel, or off street Building Height: 55' maximum Building Use: Single Family Attached Residential Units Building Placement: Lot Dimensions Vary Lot Width: No Minimum — to be governed by setbacks andM' product dimensions' Lot Size: No Minimum- as long as setbacks are met. - Front Setback: Building Separation: No less than 20' Building Separation more than 20' k 1 v= Rear Setback: 20' Rear setback w� ; I , : 1 "' a Single Family Attatched - Stacked Flats Rear Load Garage 12' Minimum Pavement 20'Minimum Rear Building Setback to Easement 18' Mitt. to count parking space in front of garage Building Depth Varies 10'Mut.Building Separation 20' Alin. Front Building Setback 4'Minmium Sidewalk 6' Alinimum Planting with Trees (Y without) Design & Development Standards 7 Multi -Family 24 Dwelling Units Total Gross Land Area: TBD Total Number of Units: TBD Max. # of Units per Bldg.: 24 Parking: 2 Spaces Per Unit Surface Lot or Off Street Building Height: 55' maximum Building Use: Multi -Family Units (lease or condo) Building Placement: Lot Dimensions Vary Front Setback: No less than 20' Building Separation: Building Separation no less than 20' Rear Setback: No minimum Carpers Valley — Frederick County, VA 4 e 4 0 Multi- Family surface parking (lat and on-streetl 22't eA.vp 20' Miu _ Separation bet%v Buildings 20' Minimum Front Bufidmg Setback i' Minimium Sidewnik 6' Minimum planting wt,* Trea (Y m&out) Design & Development Standards 8 Suggested Building Characteristics The over -arching goal of building design within Carpers Valley is the creation of a unique sense of place and enduring character. As such, development within Carpers Valley shall be unified through the use of complementary building facades and materials as well as careful attention to the scale and placement of buildings. To achieve the desired design outcome, all new development shall be reviewed and approved by an architectural review committee (ARC) managed initially by the developer and subsequently by the master HOA. The ARC shall ensure that the following guidelines are met: Residential Standards • Individual neighborhoods within Carpers Valley shall be comprised of similar style homes. This provides a sense of identity to the individual neighborhoods. • Similar construction materials shall be used for each individual housing edition, chosen by the builder. • Single Family Attached buildings shall not exceed a height of 35', except for stacked flat building, which shall not exceed a height of 55'. • Multi -Family buildings shall not contain more than 24 units per building and shall not exceed a height of 55'. S �ry19!n Carpers Valley — Frederick County, VA Commercial/Retail Standards • Buildings shall be constructed of similar materials and conform to a specified style. Form and style should be cohesive with the remainder of the development. • Buildings shall not exceed 60' in height Employment Center/Government Parcel Standards • Buildings shall not exceed 55' in height. Design & Development Standards 9 11 1 I 1 I J I Street Design Standards A Principal goal of the street standards for Carpers Valley is to shift the emphasis from merely accommodating vehicular traffic to encouraging pedestrian and bicycle movement, thus assuring a true multi -modal transportation network. The street framework shall support a wide range of land uses, and create a public infrastructure that encourages pedestrian movement, street life, and a sense of community and place. General Standards ■ All public streets will be designed in accordance to VDOT Standards. ■ Private streets shall be developed to VDOT structural and geometric standards, except for alleys and travelways serving parking courts. ■ On -street parking is encouraged in all areas. Such parking further adds to the amount of shared parking available for lot owners thereby reducing the number of spaces required on individual lots. On street parking provides the added value of creating a buffer for pedestrians using adjoining sidewalk or trail facilities. ■ Parallel Parking requires 7' min. designated lane on side(s) of road where parking will take place. ■ Sidewalks shall be a min. of 4' wide. ■ Planting strips between the sidewalk and streets shall be a minimum width of 6' if they are to accommodate plantings. ■ Bike lanes shall be a min. of 6' wide. ■ Alleys require a min. or 20' ROW and minimum pavement width of 16'. ■ The street width will vary to accommodate parallel parking Carpers Valley — Frederick County, VA ■ Curbs along parking shall be straight; curbs along medians shall be rolled. ■ Curb Extensions shall be required at the end of blocks where parallel parking is present. Curb extensions will decrease distance between blocks for pedestrians at crosswalks. Such extensions will further separate parking lanes from driving lanes, thus providing an effective traffic calming measure. ■ Demarcation of crosswalks through paint striping, textured pavement or alternative materials shall be provided at street intersections. ■ Design speed for secondary streets shall be kept at 20 to 30 mph ■ Design speeds of 20 mph shall require a curb radius of 15' for intersections with secondary and private streets. ■ Curb cuts shall be reduced as much as possible on collectors and primary streets to improve traffic safety. Design & Development Standards 10 u n 1 [l 1 Typical Street Sections for Carpers Valley 52' PRIMARY INTERIOR PUBLIC STREET- ADTS TO 400 VPD 5' 14' 14' 5' 28' S 12' 52' 60' PRIMARY INTERIOR PUBLIC STREET- ADTS FROM 401-1500 INCULDES ON -STREET PARKING Carpers Valley — Frederick County, VA Design & Development Standards 11 COVERSTONE DRIVE 80' ROAD WI CURB AND GUTTER INCLUDES LEFT TURN LANE i P o � I i i TRAIL MIN. �—l5+1LEFT TURMEDIAN N LANE .5' S ROW For Major Colleder COVERSTONE DRIVE 80' ROAD WI CURB AND GUTTER Carpers Valley — Frederick County, VA BYROAD WI CURB AND GUTTER WA.0 1ES LER r.OIA E l ALLEY TYP. 2VEASEMENT -16PAVEMENT I ! Q i i 7 16 _Ingress / Egress_ 20' Easement Design & Development Standards 12 r� 1 Streetscape Design Standards The unique sense of place intended for Carpers Valley will be derived largely from its streetscape, which will be defined by the intimate relationship between structure and street. The streetscape within Carpers Valley will be designed pursuant to the following: Residential Standards • Streets trees shall be placed at approximately 60' on center. • Large Canopy trees shall be used as street trees. This will provide protection for pedestrians from motorists. Street trees visually unify a neighborhood. They shall also serve as a traffic calming devices and add character to the neighborhood. On -street parking is encouraged. This too can add character to the streetscape. ' • Primary and secondary residential streets shall place primary structure lots in regards to the "man to enhance," the relationships of the pedestrian and motorist. ' • Materials to be used shall be diverse yet complementary to create a sense of place. Carpers Valley — Frederick County, VA Streetscapes shall maintain a pedestrian scale, which shall be formed by reduced front yards and inviting architectural treatments. Streets shall enhance vehicular efficiency while maintaining natural topography (when appropriate) and serving as a network for pedestrians and bicyclists. Commercial / Retail Standards • Street trees shall be used to create a visual connection between the structure and the street, thus integrating commercial uses with the surrounding neighborhood. • Street trees shall be placed approximately 50' on center. • Street furniture shall coordinate with the character of the surrounding buildings to enhance the character of the streetscape. Employment Center / Government Parcel Standards • Streets and medians shall be lined with trees and shrubs to break the monotony of the parking lot and even out the elevation changes between the parking lot and building. • Large canopy trees shall be installed around perimeter of the parcel. Design & Development Standards 13 I Landscape, Screening, and Open Space Standards The open space and screening standards for Carper Valley are intended to set a landscape standard with a broad range of street plantings, formal greens, parking lot plantings, buffer treatments and natural parks. General Landscape Design Standards Vegetation/Materials • Provide woody plants that are respectful of the surrounding scale of both buildings and streets. • Native plant species should comprise a significant portion of all new landscape improvements. • Lawns and turf zones within the street right-of-ways and other development areas may be seeded or planted with sod. However, a standard turf shall be established throughout the entire project and must meet quality certification requirements of the Virginia Association of Turf Growers. • Portions of existing vegetation, where appropriate, will be preserved and incorporated into the development. • Color and Specimen Material should be used generously at key points in the landscape to aid visibility (i.e. entry signs, directional signs, plazas, etc.). • Plant material massing and grouping can be used to achieve this goal. • Canopy trees shall be used in open spaces and pocket parks to naturalize and shade the area. • Ornamental trees should be used as accents to provide visual emphasis. • All evergreen shrubs (in public areas) must be winter -hardy with a min. size of 18" spread. • Selected vegetation should be compatible with or selected from native varieties. Tree and shrub materials planted as one landscape should be similar in size and shape of surrounding specimens. • Evergreen trees shall be strategically used to provide winter interest, screen objectionable views and parking, and serve as a backdrop for other plant materials. Carpers Valley — Frederick County, VA Design & Development Standards 14 Carpers Valley — Frederick County, VA Openspace • Pocket parks should be designed as secondary focal points to Open Greens located throughout. Pedestrian and Vehicular Routes • Landscaped streets and trails shall be provided as a linking entity throughout the community. Trails shall connect neighborhoods to the commercial, retail areas and to government/businesses. These connections will become a critical part of the pedestrian movement in the community. • Street trees and canopy trees shall be used as a traffic calming device, control views and enhance the visual appearance of the street. • Trees and shrubs which produce fruits and/or nuts shall not be permitted along sidewalks. • Use quality materials that will stand up to daily use and abuse and that will age gracefully. • Provide materials that may be easily maintained over time. • All planting beds should be separated from lawn areas with concrete walks, steel edging or curbing. Design • All landscape designs shall be coherent throughout Carpers Valley. This creates a sense of community and durability can be greatly achieved through simple design. • Plantings shall be grouped, when appropriate, versus scattered and shall incorporate minimal species mix over numerous species. • Topography will be preserved or used, when appropriate, to provide relief to the continuum of development. The combination of topography and vegetation will provide natural areas of interest throughout the project. • Parking Lot Lighting shall provide adequate illumination for security. The pole fixture shall be coordinated with the design and color chosen for pedestrian fixtures (street furniture and signage). o Residential fixture height shall not exceed 14' o Commercial fixture height shall not exceed 24' Design & Development Standards 15 C r� L I 1 Commercial/Retail Standards • For security and surveillance purposes plant material shall not exceed 36" and tree limbs shall be maintained so that the canopy and limbs start at 12' above ground level. • Lights in parking lots shall be downcast to minimize glare and the fixtures shall be properly designed to promote cohesive project design. • Shrub height should not exceed an un-manicured 30' high in focal point areas. All evergreen shrubs must be winter -hardy with a min. size of 18" spread. • Street trees and canopy trees shall be used to control views and enhance the visual appearance of the street. They shall also be used in parking islands to break the monotony of the parking lot and provide shade for parked cars. Employment Center/Government Parcel Standards • Plaza space should be used as a focal point of the site design • Shrub height should not exceed an un-manicured 4' high in high focal point areas.. • All evergreen shrubs must be winter -hardy with a min. size of 18" spread. • For security and surveillance purposes plant material shall not exceed 36" and tree limbs shall be maintained so that the canopy and limbs start at 12' above ground level. • Street trees and canopy trees shall be used to control views and enhance the visual appearance of the street. They shall also be used in parking islands to break of the monotony of the parking lot and provide shade for parked cars. Landscape Practices A standard planting practice shall be used. All plants shall conform to the American Standard for Nursery Stock as published by the American Association of Nurserymen. All plants shall be approved by a Landscape Architect as `hardy' for Fredrick County and most should be grown locally in a nursery. Also, the vegetation must be approved, before installation, as healthy, well -developed, and disease -free. Carpers Valley — Frederick County, VA All property owners shall maintain lawns and plants to be orderly, neat, attractive, weed and disease -free, and healthy. Watering, mowing, fertilizing, and pruning will be necessary to produce this type of appearance. Design & Development Standards 16 Modifications Per Section 165-72.0. of the Frederick County Zoning Ordinance, an applicant for R4 zoning may request modifications to provisions of the Code of Frederick County governing physical development. Such modifications may be sought to enable implementation of a design and/or land use concept beneficial to the community that would not otherwise be permitted by existing ordinances. The following modifications are requested with this rezoning application: 1. Modification of Section 165-68 of the Frederick County Zoning Ordinance governing the procedure for R4 rezoning petitions. Current Standard: A master development plan (MDP), meeting all requirements of Article XVIII of the Zoning Ordinance, shall be submitted with an application for R4 zoning. The master development plan review procedures described by Article XVII must also be completed concurrently with or following the consideration of the rezoning. Proposed Standard: A generalized development plan (GDP) identifying major land bays and the proffered transportation network shall be submitted with the rezoning application in lieu of a master development plan (MDP). A complete MDP application will be submitted to Frederick County for review following rezoning approval, pursuant to the criteria of Article XVIII of the Zoning Ordinance. ers Valley — Frederick County, VA Justification: The R4 District requirements stipulate that a complete Master Development Plan (MDP) shall be submitted with an application for R4 zoning. The MDP is a plan document that is used to evaluate conformance with ordinance and other technical requirements applicable to land development, and has historically served as a bridge between the conceptual nature of a rezoning application and the more precise documents required for subdivision and site plan approvals. As such, it serves a valuable role in applying engineering detail to the generalized land use and infrastructure framework established through the proffer statement of an approved rezoning. This two part process ensures that the rezoning evaluation is focused on policy conformance and impact mitigation, and not overwhelmed by the technical minutiae associated with the MDP. The proffering of a detailed MDP "locks" an applicant into a development plan that cannot be changed without filing a subsequent rezoning petition for amendment of the approved proffers, regardless of the purpose or scope of the necessary change. Alterations to the routes of internal streets, stormwater management facilities, and layout of uses within land bays would require approval of the Board of Supervisors through the rezoning process, whereas a project subject to a typical — "non -proffered" — MDP may often complete such modifications through an administrative process. Such changes are almost certain to be necessary for a given project to respond to evolving regulatory and market conditions over the course of the development cycle. The plan proposed with this application represents a dynamic concept that will require flexibility in all phases of the development process to successfully implement. The Applicants are committed to developing a project that is both innovative and viable, and thus recognize that the design process cannot end at the time of rezoning, but must continue as an ongoing exercise open to emergent information and ideas. A Design & Development Standards 17 1 I Carpers Valley — Frederick County, VA proffered generalized development plan (GDP) will provide Proposed Standard: The residentially designated areas of a appropriate assurances to the community regarding the fundamental mixed use employment center may develop physical components of the proposed development while ensuring with any combination of housing types sufficient flexibility for the Applicants to achieve superior project permitted by the Frederick County Zoning ' design. Ordinance and the approved proffer statement without limitation to the The requested modification would allow submission of a proffered percentage or ratio of any given housing Generalized Development Plan (GDP) at the time of rezoning in lieu type. of the complete MDP. The GDP will identify the relationship of the project site and the proposed development to the surrounding Justification: The proposed rezoning is sought to enable development transportation network and adjoining land uses. Moreover, the GDP of a mixed use employment center, which is a type of planned will provide a general layout for the proposed development, organizing community development that is not expressly accommodated by the the entire acreage into land bays identified for either residential or Zoning Ordinance. The R4 district, however, is the only Frederick employment/commercial land uses, as well as the proffered County zoning category that is suitable for the development of a mix ' transportation network. The GDP will further delineate the of land uses pursuant to a single zoning category, where innovative approximate size of each land bay as well as the planned housing types design concepts and standards may be created and applied. However, ' for residential land bays. The Applicants will submit an MDP the R4 district is oriented toward a predominantly residential application for review subsequent to rezoning approval, at which time development program (as implied by its formal title - Residential greater detail concerning land bay development will be provided. Planned Community) and its requirements for a mixture of housing types as stated above befits a project intended to develop with 2. Modification to Section 165-71 of the Frederick County Zoning residential uses over a majority of its land area. Ordinance governing the mixture of housing types required within a I planned community. In contrast, the land use program for a mixed use employment center emphasizes reservation of greater amounts of land for commercial and Current Standard: No more than 40% of residentially business uses, which results in less area available to locate the ' designated areas of a planned community residential density necessary to achieve a balanced mix of land uses may develop with any of the following within the project. The ordinance requirement promotes a residential housing types: duplexes, multiplexes, atrium mix dominated by single family detached housing types. Such ' houses, weak -link townhouses, townhouses housing types are less conducive to the limited residential areas of a or garden apartments or any combination of mixed use employment center given the greater land area required for those housing types. individual lots. 11 Design & Development Standards 18 The development of single family attached and multi -family dwellings as the predominant housing types in Carpers Valley is necessary to complement and catalyze the business and commercial uses on the site. Moreover, the availability of such housing in a planned community setting within walking distance of employment, shopping, and commercial uses will provide a positive although presently non- existent choice for current and future County residents. 3. Modification of Section 165-72.D. of the Frederick County Zoning Ordinance governing the maximum areas permitted for commercial or industrial uses. Current Standard: No more than 50% of the gross area of the planned community shall be used for commercial and industrial purposes. Proposed Standard: No more than 60% of the gross area of the planned community shall be used for business and commercial purposes. Justification: The proposed rezoning is sought to enable development of a mixed use employment center, which is a type of planned community not currently accommodated by the Frederick County Zoning Ordinance. The R4 district is the only zoning category that is available to develop a mix of land uses pursuant to a single zoning category wherein innovative design standards may be applied. However, the R4 district is intended to facilitate development of a principally residential project complemented by relatively small areas of commercial and/or industrial uses. In contrast, the land uses intended to predominate within a mixed use employment center are business and commercial uses, with residentially designated areas comprising a lesser amount of the total land area. Carpers Valley — Frederick County, VA The mixed use employment center concept advanced through this rezoning application requires the amount of land designated for commercial and business uses to exceed the 50% limit of the R4 district. The essential components of the proposed mixed use development program are the employment and commercial uses planned for the site, which may require significant acreage depending upon the ultimate users. However, to ensure a mix of mutually supportive land uses, a minimum amount of land needs to be reserved for residential uses. The modified standard proposed with this application will facilitate development of a mix of land uses in a planned community setting consistent with the intent of the R4 district, but with the notable distinction of elevating business and commercial land uses to the forefront of the planned development program. Design & Development Standards 19 MILL GSM m m m m m m m =� m m = m m mI Contents: I. Project Introduction II. Design and Development Standards Cohesive Design Residential Standards Commercial / Retail Standards Employment Center / Government Parcel Standards Suggested Building Characteristics Street Standards Public Streets Private Streets Streetscape Design Landscape, Screening and Open Space Standards Modifications Carpers Valley — Frederick County, VA Design & Development Standards 2 I u P u I. Introduction The site is intended as a mixed use residential and employment center anchored by roughly 100 acres initially reserved for the development of federal government facilities. These significant employment uses will be complemented by a variety of other commercial and service uses as well as moderate to high density residential uses, all of which will be developed in a functionally and aesthetically unified manner. Attainment of such an integrated development program will occur through the application of uniform design guidelines and the implementation of a multi -modal transportation network, both of which will be proffered by the Applicant. The proposed rezoning will establish a neighborhood unique to Frederick County, because of its explicit provision for a balanced mix of mutually supportive uses in an area already served by public facilities and a good road system. The presence of significant employment uses within the project will catalyze a synergistic relationship between land uses that will enhance the economic vitality of the area and achieve a more sustainable form of development than has been the historic pattern in that area. The Comprehensive Policy Plan identifies the planned use of the site as a ' mix of business/office and transitional land uses. The mixed use employment center concept proposed with this rezoning is consistent with this land use vision, and provides for its realization in an efficient and dynamic manner that is preferable to the single use pattern that has predominated within the Urban Development Area (UDA). Carpers Valley — Frederick County, VA Design & Development Standards 3 II. Design and Development Standards Cohesive Design ' Much of the success of the Carpers Valley project depends on the intimate relationship between structure, parking, street and open spaces. The following topics will be coordinated with respect to the cohesive design of Carpers Valley. ' Structure Location on lot Relationship of primary facade to the prevailing street Setbacks- Allow intimate pedestrian scale to be developed between building and street Materials Height transitions Parking On -Street importance Traffic calming effect Proper screening of vehicles if visible from street or pedestrian area Street Network ' Pedestrian scale Vehicular efficiency Traffic Calming Streetscape uniformity Landscape uniformity Linkages Mixtures of Uses Mixed uses within landbays allows: Greater flexibility within each landbay Greater use possibilities Core of interest and activity to extend hours of use Carpers Valley — Frederick County, VA Lot Sizes Multiple sizes encourage creative design Setback reductions to enhance the use of land Allowance for a variation of building setbacks to create a dynamic landscape and streetscape. Design & Development Standards 4 Single Family Attached — Alley Served or without Garage Dwelling Units Per Acre TBD Total Number of Units: Parking: Building Height: Building Use: Building Placement: Lot Width: Lot Size: Front Setback: Side Setback: Rear Setback: TBD 2 Spaces Per Unit garage, parallel, or off street 35' maximum Single Family Attached Units Lot Dimensions Vary 16' Minimum No Minimum- as long as setbacks are met (allows narrower product mix) No less than 10' No less than 10' on ends No less than 5' to garage in rear load condition 20' without garage --- 16'MinimumPavement 5'Minimum Rear Building Setback to Easement 20' without Garage Building Depth Varies 10' Minimum Front Building Setback 4' Minmium Sidewalk 6' Minimum Planting with Trees (Y without) Public or Private Street with on Street Parking Single Family Attached - Rear Load Garage Carpers Valley — Frederick County, VA Design & Development Standards 5 Single Family Attached — Front Load Garage Dwelling Units Per Acre TBD Total Gross Land Area: Total Number of Units: Parking: Building Height: Building Use: Building Placement: Lot Width: Lot Size: Front Setback: Side Setback: Rear Setback: TBD TBD 2 Spaces Per Unit garage, parallel on -street, or off street 35' max Single Family Attached Residential Units Lot Dimensions Vary 20' No Minimum- as long as setbacks are met (allows narrower product mix) No less than 10' No less than 10' on ends No less than 20' Carpers Valley — Frederick County, VA _�_ __ see�tdarysa�t -- — — 10' Min. Frost yard to count paddng space in front ofgarage Budding Depth Varies 10' Min Sole Setback on ends 20' Min. Rear Building Setback Single Family Attached - Frost Load Garage Design & Development Standards 6 Single Family Attached — Stacked Flat Garage Units 16 Dwelling Units Per Acre 1 Total Gross Land Area: Total Number of Units: Parking: Building Height: Building Use: Building Placement: Lot Width: Lot Size: Front Setback: Building Separation: Rear Setback: h 2 0 e 0 E `i TBD TBD 2 Spaces Per Unit garage, parallel, or off street 55' maximum Single Family Attached Residential Units Lot Dimensions Vary No Minimum — to be governed by setbacks and product dimensions No Minimum- as long as setbacks are met No less than 20' Building Separation more than 20' 20' Rear setback Single Family Attatched - Stacked Flats Rear Load Garage 11' Minimum Pavement 20' Minimum Rear Building Setback to Easement 18' Min. to count parking space in front ofgarage Building Depth Varies 20' Mut. Building Separation 20' Min. Front Building Setback 4'Minmium Sidewalk 6' Minimum Planting with Trees (3' without) Carpers Valley — Frederick County, " Design & Development Standards 7 Multi -Family 24 Dwelling Units Total Gross Land Area: TBD Total Number of Units: TBD Max. # of Units per Bldg.: 24 Parking: 2 Spaces Per Unit Surface Lot or Off Street Building Height: 55' maximum Building Use: Multi -Family Units (lease or condo) Building Placement: Lot Dimensions Vary Front Setback: No less than 20' Building Separation: Building Separation no less than 20' Rear Setback: No minimum Multi- Family sasjace panting Rot and on -street) Carpers Valley — Frederick County, VA 22' w—n.- 20'Mi.-- Sp.-- I,Buildings 20' Minimum Fran[ 8uildnng Setback 4' M.—Sidexv(k 6' Minimum Planting xItk Treat (3' witkautJ Design & Development Standards 8 Suggested Building Characteristics The over -arching goal of building design within Carpers Valley is the creation of a unique sense of place and enduring character. As such, development within Carpers Valley shall be unified through the use of complementary building facades and materials as well as careful attention to the scale and placement of buildings. To achieve the desired design outcome, all new development shall be reviewed and approved by an architectural review committee (ARC) managed initially by the developer and subsequently by the master HOA. The ARC shall ensure that the following guidelines are met: Residential Standards • Individual neighborhoods within Carpers Valley shall be comprised of similar style homes. This provides a sense of identity to the individual neighborhoods. • Similar construction materials shall be used for each individual housing edition, chosen by the builder. • Single Family Attached buildings shall not exceed a height of 35', except for stacked flat building, which shall not exceed a height of 55'. • Multi -Family buildings shall not contain more than 24 units per building and shall not exceed a height of 55'. Carpers Valley — Frederick County, VA Commercial/Retail Standards • Buildings shall be constructed of similar materials and conform to a specified style. Form and style should be cohesive with the remainder of the development. • Buildings shall not exceed 60' in height Employment Center/Government Parcel Standards • Buildings shall not exceed 55' in height. Design & Development Standards 9 Street Design Standards A Principal goal of the street standards for Carpers Valley is to shift the emphasis from merely accommodating vehicular traffic to encouraging pedestrian and bicycle movement, thus assuring a true multi -modal transportation network. The street framework shall support a wide range of land uses, and create a public infrastructure that encourages pedestrian movement, street life, and a sense of community and place. General Standards ■ All public streets will be designed in accordance to VDOT Standards. ■ Private streets shall be developed to VDOT structural and geometric standards, except for alleys and travelways serving parking courts. ■ On -street parking is encouraged in all areas. Such parking further adds to the amount of shared parking available for lot owners thereby reducing the number of spaces required on individual lots. On street parking provides the added value of creating a buffer for pedestrians using adjoining sidewalk or trail facilities. ■ Parallel Parking requires 7' min. designated lane on side(s) of road where parking will take place. ■ Sidewalks shall be a min. of 4' wide. ■ Planting strips between the sidewalk and streets shall be a minimum width of 6' if they are to accommodate plantings. ■ Bike lanes shall be a min. of 6' wide. ■ Alleys require a min. or 20' ROW and minimum pavement width of 16'. ■ The street width will vary to accommodate parallel parking Carpers Valley — Frederick County, VA ri ■ Curbs along parking shall be straight; curbs along medians shall be rolled. ■ Curb Extensions shall be required at the end of blocks where parallel parking is present. Curb extensions will decrease distance between blocks for pedestrians at crosswalks. Such extensions will further separate parking lanes from driving lanes, thus providing an effective traffic calming measure. ■ Demarcation of crosswalks through paint striping, textured pavement or alternative materials shall be provided at street intersections. ■ Design speed for secondary streets shall be kept at 20 to 30 mph ■ Design speeds of 20 mph shall require a curb radius of 15' for intersections with secondary and private streets. ■ Curb cuts shall be reduced as much as possible on collectors and primary streets to improve traffic safety. Design & Development Standards 10 Typical Street Sections for Carpers Valley 52' PRIMARY INTERIOR PUBLIC STREET- ADTS TO 400 VPD 14' 14' 5' 28' .5 12' 52' 60' PRIMARY INTERIOR PUBLIC STREET- ADTS FROM 401-1500 INCULDES ON -STREET PARKING Carpers Valley — Frederick County, VA Design & Development Standards 11 COVERSTONE DRIVE 80' ROAD M CURB AND GUTTER INCLUDES LEFT TURN LANE 1^IL 10' 6' 15 +/ MEDIAN W/ RAIL MIN. LEFT TURN LANE 5' ROW F COVERSTONE DRIVE 80' ROAD WI CURB AND GUTTER �, P —� 15' VAR.—�- 43' 5' a Carpers Valley — Frederick BYROAD Wl CURB AND GUTTER INCWDES LEFT T FN uW i l ALLEY TYP. N EASEMENT -16 PAVEMENT 1 Q I _Ingress / Egress 2V Easement — , VA Design & Development Standards 12 Streetscape Design Standards The unique sense of place intended for Carpers Valley will be derived largely from its streetscape, which will be defined by the intimate relationship between structure and street. The streetscape within Carpers Valley will be designed pursuant to the following: Residential Standards • Streets trees shall be placed at approximately 60' on center. • Large Canopy trees shall be used as street trees. This will provide protection for pedestrians from motorists. Street trees visually unify a neighborhood. They shall also serve as a traffic calming devices and add character to the neighborhood. • On -street parking is encouraged. This too can add character to the streetscape. Primary and secondary residential streets shall place primary structure lots in regards to the "man to enhance," the relationships of the pedestrian and motorist. Materials to be used shall be diverse yet complementary to create a sense of place. Carpers Valley — Frederick County, VA • Streetscapes shall maintain a pedestrian scale, which shall be formed by reduced front yards and inviting architectural treatments. Streets shall enhance vehicular efficiency while maintaining natural topography (when appropriate) and serving as a network for pedestrians and bicyclists. Commercial / Retail Standards • Street trees shall be used to create a visual connection between the structure and the street, thus integrating commercial uses with the surrounding neighborhood. • Street trees shall be placed approximately 50' on center. • Street furniture shall coordinate with the character of the surrounding buildings to enhance the character of the streetscape. Employment Center / Government Parcel Standards • Streets and medians shall be lined with trees and shrubs to break the monotony of the parking lot and even out the elevation changes between the parking lot and building. • Large canopy trees shall be installed around perimeter of the parcel. Design & Development Standards 13 n J F+ I F Landscape, Screening, and Open Space Standards The open space and screening standards for Carper Valley are intended to set a landscape standard with a broad range of street plantings, formal greens, parking lot plantings, buffer treatments and natural parks. General Landscape Design Standards VegetationlMaterials • Provide woody plants that are respectful of the surrounding scale of both buildings and streets. • Native plant species should comprise a significant portion of all new landscape improvements. • Lawns and turf zones within the street right-of-ways and other development areas may be seeded or planted with sod. However, a standard turf shall be established throughout the entire project and must meet quality certification requirements of the Virginia Association of Turf Growers. • Portions of existing vegetation, where appropriate, will be preserved and incorporated into the development. • Color and Specimen Material should be used generously at key points in the landscape to aid visibility (i.e. entry signs, directional signs, plazas, etc.). • Plant material massing and grouping can be used to achieve this goal. • Canopy trees shall be used in open spaces and pocket parks to naturalize and shade the area. • Ornamental trees should be used as accents to provide visual emphasis. • All evergreen shrubs (in public areas) must be winter -hardy with a min. size of 18" spread. • Selected vegetation should be compatible with or selected from native varieties. Tree and shrub materials planted as one landscape should be similar in size and shape of surrounding specimens. • Evergreen trees shall be strategically used to provide winter interest, screen objectionable views and parking, and serve as a backdrop for other plant materials. Carpers Valley — Frederick County, VA Design & Development Standards 14 1 I Carpers Valley — Frederick County, VA Openspace • Pocket parks should be designed as secondary focal points to Open Greens located throughout. Pedestrian and Vehicular Routes • Landscaped streets and trails shall be provided as a linking entity throughout the community. Trails shall connect neighborhoods to the commercial, retail areas and to government/businesses. These connections will become a critical part of the pedestrian movement in the community. • Street trees and canopy trees shall be used as a traffic calming device, control views and enhance the visual appearance of the street. • Trees and shrubs which produce fruits and/or nuts shall not be permitted along sidewalks. • Use quality materials that will stand up to daily use and abuse and that will age gracefully. • Provide materials that may be easily maintained over time. • All planting beds should be separated from lawn areas with concrete walks, steel edging or curbing. Design • All landscape designs shall be coherent throughout Carpers Valley. This creates a sense of community and durability can be greatly achieved through simple design. • Plantings shall be grouped, when appropriate, versus scattered and shall incorporate minimal species mix over numerous species. • Topography will be preserved or used, when appropriate, to provide relief to the continuum of development. The combination of topography and vegetation will provide natural areas of interest throughout the project. • Parking Lot Lighting shall provide adequate illumination for security. The pole fixture shall be coordinated with the design and color chosen for pedestrian fixtures (street furniture and signage). o Residential fixture height shall not exceed 14' o Commercial fixture height shall not exceed 24' Design & Development Standards 15 rJI Commercial/Retail Standards ' • For security and surveillance purposes plant material shall not exceed 36" and tree limbs shall be maintained so that the canopy and limbs start at 12' above ground level. Lights in ' • parking lots shall be downcast to minimize glare and the fixtures shall be properly designed to promote cohesive project design. • Shrub height should not exceed an un-manicured 30' high in focal point areas. All evergreen shrubs must be winter -hardy with a min. size of 18" spread. • Street trees and canopy trees shall be used to control views and enhance the visual appearance of the street. They shall also be used in parking islands to break the monotony of the parking lot and provide shade for parked cars. Employment Center/Government Parcel Standards • Plaza space should be used as a focal point of the site design • Shrub height should not exceed an un-manicured 4' high in high focal point ' areas.. • All evergreen shrubs must be winter -hardy with a min. size of 18" spread. • For security and surveillance purposes plant material shall not exceed 36" ' and tree limbs shall be maintained so that the canopy and limbs start at 12' above ground level. • Street trees and canopy trees shall be used to control views and enhance the visual appearance of the street. They shall also be used in parking islands to break of the monotony of the parking lot and provide shade for parked cars. ' Landscape Practices A standard planting practice shall be used. All plants shall conform to the ' American Standard for Nursery Stock as published by the American Association of Nurserymen. All plants shall be approved by a Landscape Architect as `hardy' for Fredrick County and most should be grown locally in a nursery. Also, the vegetation must be approved, before installation, as healthy, well -developed, and disease -free. r1 Carpers Valley — Frederick County, VA All property owners shall maintain lawns and plants to be orderly, neat, attractive, weed and disease -free, and healthy. Watering, mowing, fertilizing, and pruning will be necessary to produce this type of appearance. Design & Development Standards 16 Modifications Per Section 165-72.0. of the Frederick County Zoning Ordinance, an applicant for R4 zoning may request modifications to provisions of the Code of Frederick County governing physical development. Such modifications may be sought to enable implementation of a design and/or land use concept beneficial to the community that would not otherwise be permitted by existing ordinances. The following modifications are requested with this rezoning application: 1. Modification of Section 165-68 of the Frederick County Zoning Ordinance governing the procedure for R4 rezoning petitions. Current Standard: A master development plan (MDP), meeting all requirements of Article XVIII of the Zoning Ordinance, shall be submitted with an application for R4 zoning. The master development plan review procedures described by Article XVII must also be completed concurrently with or following the consideration of the rezoning. Proposed Standard: A generalized development plan (GDP) identifying major land bays and the proffered transportation network shall be submitted with the rezoning application in lieu of a master development plan (MDP). A complete MDP application will be submitted to Frederick County for review following rezoning approval, pursuant to the criteria of Article XVIII of the Zoning Ordinance. Carpers Valley — Frederick County, VA Justification: The R4 District requirements stipulate that a complete Master Development Plan (MDP) shall be submitted with an application for R4 zoning. The MDP is a plan document that is used to evaluate conformance with ordinance and other technical requirements applicable to land development, and has historically served as a bridge between the conceptual nature of a rezoning application and the more precise documents required for subdivision and site plan approvals. As such, it serves a valuable role in applying engineering detail to the generalized land use and infrastructure framework established through the proffer statement of an approved rezoning. This two part process ensures that the rezoning evaluation is focused on policy conformance and impact mitigation, and not overwhelmed by the technical minutiae associated with the MDP. The proffering of a detailed MDP "locks" an applicant into a development plan that cannot be changed without filing a subsequent rezoning petition for amendment of the approved proffers, regardless of the purpose or scope of the necessary change. Alterations to the routes of internal streets, stormwater management facilities, and layout of uses within land bays would require approval of the Board of Supervisors through the rezoning process, whereas a project subject to a typical — "non -proffered" — MDP may often complete such modifications through an administrative process. Such changes are almost certain to be necessary for a given project to respond to evolving regulatory and market conditions over the course of the development cycle. The plan proposed with this application represents a dynamic concept that will require flexibility in all phases of the development process to successfully implement. The Applicants are committed to developing a project that is both innovative and viable, and thus recognize that the design process cannot end at the time of rezoning, but must continue as an ongoing exercise open to emergent information and ideas. A Design & Development Standards 17 Carpers Valley — Frederick County, VA proffered generalized development plan (GDP) will provide Proposed Standard: The residentially designated areas of a appropriate assurances to the community regarding the fundamental mixed use employment center may develop physical components of the proposed development while ensuring with any combination of housing types sufficient flexibility for the Applicants to achieve superior project permitted by the Frederick County Zoning ' design. Ordinance and the approved proffer The requested modification would allow submission of a proffered statement without limitation to the ' Generalized Development Plan (GDP) at the time of rezoning in lieu percentage or ratio of any given housing of the complete MDP. The GDP will identify the relationship of the type. project site and the proposed development to the surrounding Justification: The proposed rezoning is sought to enable development ' transportation network and adjoining land uses. Moreover, the GDP of a mixed use employment center, which is a type of planned will provide a general layout for the proposed development, organizing community development that is not expressly accommodated by the the entire acreage into land bays identified for either residential or Zoning Ordinance. The R4 district, however, is the only Frederick employment/commercial land uses, as well as the proffered County zoning category that is suitable for the development of a mix transportation network. The GDP will further delineate the of land uses pursuant to a single zoning category, where innovative approximate size of each land bay as well as the planned hou in =s design concepts and standards may be created and applied. However, for residential land bays. The Applicants will submit an MDP the R4 district is oriented toward a predominantly residential application for review subsequent to rezoning approval, at which time development program (as implied by its formal title - Residential greater detail concerning land bay development will be provided. Planned Community) and its requirements for a mixture of housing 2. Modification to Section 165-71 of the Frederick County Zoning types as stated above befits a project intended to develop with residential uses over a majority of its land area. Ordinance governing the mixture of housing types required within a planned community. In contrast, the land use program for a mixed use employment center emphasizes reservation of greater amounts of land for commercial and Current Standard: No more than 40% of residentially business uses, which results in less area available to locate the designated areas of a planned community residential density necessary to achieve a balanced mix of land uses may develop with any of the following within the project. The ordinance requirement promotes a residential housing types: duplexes, multiplexes, atrium mix dominated by single family detached housing types. Such houses, weak -link townhouses, townhouses housing types are less conducive to the limited residential areas of a or garden apartments or any combination of mixed use employment center given the greater land area required for those housing types. individual lots. Design & Development Standards 18 Modifications Per Section 165-72.0. of the Frederick County Zoning Ordinance, an applicant for R4 zoning may request modifications to provisions of the Code of Frederick County governing physical development. Such modifications may be sought to enable implementation of a design and/or land use concept beneficial to the community that would not otherwise be permitted by existing ordinances. The following modifications are requested with this rezoning application: 1. Modification of Section 165-68 of the Frederick County Zoning Ordinance governing the procedure for R4 rezoning petitions. Current Standard: A master development plan (MDP), meeting all requirements of Article XVIII of the Zoning Ordinance, shall be submitted with an application for R4 zoning. The master development plan review procedures described by Article XVII must also be completed concurrently with or following the consideration of the rezoning. Proposed Standard: A generalized development plan (GDP) identifying major land bays and the proffered transportation network shall be submitted with the rezoning application in lieu of a master development plan (MDP). A complete MDP application will be submitted to Frederick County for review following rezoning approval, pursuant to the criteria of Article XVIII of the Zoning Ordinance. Valley — Frederick County, VA Justification: The R4 District requirements stipulate that a complete Master Development Plan (MDP) shall be submitted with an application for R4 zoning. The MDP is a plan document that is used to evaluate conformance with ordinance and other technical requirements applicable to land development, and has historically served as a bridge between the conceptual nature of a rezoning application and the more precise documents required for subdivision and site plan approvals. As such, it serves a valuable role in applying engineering detail to the generalized land use and infrastructure framework established through the proffer statement of an approved rezoning. This two part process ensures that the rezoning evaluation is focused on policy conformance and impact mitigation, and not overwhelmed by the technical minutiae associated with the MDP. The proffering of a detailed MDP "locks" an applicant into a development plan that cannot be changed without filing a subsequent rezoning petition for amendment of the approved proffers, regardless of the purpose or scope of the necessary change. Alterations to the routes of internal streets, stormwater management facilities, and layout of uses within land bays would require approval of the Board of Supervisors through the rezoning process, whereas a project subject to a typical — "non -proffered" — MDP may often complete such modifications through an administrative process. Such changes are almost certain to be necessary for a given project to respond to evolving regulatory and market conditions over the course of the development cycle. The plan proposed with this application represents a dynamic concept that will require flexibility in all phases of the development process to successfully implement. The Applicants are committed to developing a project that is both innovative and viable, and thus recognize that the design process cannot end at the time of rezoning, but must continue as an ongoing exercise open to emergent information and ideas. A Design & Development Standards 17 proffered generalized development plan (GDP) will provide appropriate assurances to the community regarding the fundamental physical components of the proposed development while ensuring sufficient flexibility for the Applicants to achieve superior project design. The requested modification would allow submission of a proffered Generalized Development Plan (GDP) at the time of rezoning in lieu of the complete MDP. The GDP will identify the relationship of the project site and the proposed development to the surrounding transportation network and adjoining land uses. Moreover, the GDP will provide a general layout for the proposed development, organizing the entire acreage into land bays identified for either residential or employment/commercial land uses, as well . as the proffered transportation network. The GDP will further delineate the approximate size of each land bay as well as the planned housing types for residential land bays. The Applicants will submit an MDP application for review subsequent to rezoning approval, at which time greater detail concerning land bay development will be provided. 2. Modification to Section 165-71 of the Frederick County Zoning Ordinance governing the mixture of housing types required within a planned community. Current Standard: No more than 40% of residentially designated areas of a planned community may develop with any of the following housing types: duplexes, multiplexes, atrium houses, weak -link townhouses, townhouses or garden apartments or any combination of those housing types. Carpers Valley — Frederick County, VA Proposed Standard: The residentially designated areas of a mixed use employment center may develop with any combination of housing types permitted by the Frederick County Zoning Ordinance and the approved proffer statement without limitation to the percentage or ratio of any given housing type. Justification: The proposed rezoning is sought to enable development of a mixed use employment center, which is a type of planned community development that is not expressly accommodated by the Zoning Ordinance. The R4 district, however, is the only Frederick County zoning category that is suitable for the development of a mix of land uses pursuant to a single zoning category, where innovative design concepts and standards may be created and applied. However, the R4 district is oriented toward a predominantly residential development program (as implied by its formal title - Residential Planned Community) and its requirements for a mixture of housing types as stated above befits a project intended to develop with residential uses over a majority of its land area. In contrast, the land use program for a mixed use employment center emphasizes reservation of greater amounts of land for commercial and business uses, which results in less area available to locate the residential density necessary to achieve a balanced mix of land uses within the project. The ordinance requirement promotes a residential mix dominated by single family detached housing types. Such housing types are less conducive to the limited residential areas of a mixed use employment center given the greater land area required for individual lots. Design & Development Standards 18 1 1 1 1 J 1 The development of single family attached and multi -family dwellings as the predominant housing types in Carpers Valley is necessary to complement and catalyze the business and commercial uses on the site. Moreover, the availability of such housing in a planned community setting within walking distance of employment, shopping, and commercial uses will provide a positive although presently non- existent choice for current and future County residents. 3. Modification of Section 165-72.1). of the Frederick County Zoning Ordinance governing the maximum areas permitted for commercial or industrial uses. Current Standard: No more than 50% of the gross area of the planned community shall be used for commercial and industrial purposes. Proposed Standard: No more than 60% of the gross area of the planned community shall be used for business and commercial purposes. Justification: The proposed rezoning is sought to enable development of a mixed use employment center, which is a type of planned community not currently accommodated by the Frederick County Zoning Ordinance. The R4 district is the only zoning category that is available to develop a mix of land uses pursuant to a single zoning category wherein innovative design standards may be applied. However, the R4 district is intended to facilitate development of a principally residential project complemented by relatively small areas of commercial and/or industrial uses. In contrast, the land uses intended to predominate within a mixed use employment center are business and commercial uses, with residentially designated areas comprising a lesser amount of the total land area. Carpers Valley — Frederick County, VA The mixed use employment center concept advanced through this rezoning application requires the amount of land designated for commercial and business uses to exceed the 50% limit of the R4 district. The essential components of the proposed mixed use development program are the employment and commercial uses planned for the site, which may require significant acreage depending upon the ultimate users. However, to ensure a mix of mutually supportive land uses, a minimum amount of land needs to be reserved for residential uses. The modified standard proposed with this application will facilitate development of a mix of land uses in a planned community setting consistent with the intent of the R4 district, but with the notable distinction of elevating business and commercial land uses to the forefront of the planned development program. Design & Development Standards 19 1 COMMONWEALTH of VIRGINIA DEPARTMENT OF ENVIRONMENTAL QUALITY Street address: 629 East Main Street, Richmond, Virginia 23219 L. Preston Bryant, Jr. Mailing address: P.O. Box 1105, Richmond, Virginia 23218 David K. Paylor Secretary of Natural Resources Fax (804) 6984500 TDD (804) 698-4021 Director www.deq.virginia.gov (804)698-4000 -800-592-5482 Mr. John R. Riley, Jr., Administrator Frederick County 107 N. Kent Street Winchester, VA 22601 March 6, 2008 �`OCq '0"G�� ! at\20��e N ti �ZCZ9Z52� Environmental Impact Review: Winchester Readiness Center in Winchester, Virginia Project Sponsor: Va. Dept of Military Affairs-Va. National Guard DEQ Project #: 08-051S Dear Mr. Riley: The Department of Environmental Quality solicits your comments on the attached Environmental Impact Report for the referenced project. Virginia Code §10.1-1188 requires each state agency to prepare a report for any construction or acquisition for construction project that exceeds $100,000. DEQ must review the project and forward comments to the Governor within 60 days of receiving the report. Virginia Code §15.2-2202 provides an opportunity for review and comment by local officials as we conduct our review. In order for us to complete our comments in a timely manner I request that you return your comments to us by April 4, 2008. Please return comments to: Virginia Department of Environmental Quality Office of Environmental Impact Review Post Office Box 1105 Richmond, Virginia 23218 If you wish to comment but cannot return comments by the date specified, please contact me at (804) 698-4326 prior to the deadline. If possible, we will extend the date for comment to accommodate your special needs. This EIR has also been circulated to State agencies and to the Northern Shenandoah Valley Regional Commission for review and comment. Thank you for your attention to this matter. Sincerely, Ernst F. Aschenbach Environmental Impact Review Coordinator ENVIRONMENTAL IMPACT REPORT WINCHESTER READINESS CENTER WINCHESTER, VIRGINIA M, ARCH 2O08 f r .. Whitman, Requardt & Associates, LLP TABLE OF CONTENTS INTRODUCTION.......................................................................................................................................... 1 ' I. Project Contact............................................................................................................................ 1 II. Budget Appropriate Information................................................................................................. 1 PROJECT DESCRIPTION............................................................................................................................. 1 ' I. Proposed Development................................................................................................................ 2 II. Purpose........................................................................................................................................ 2 III. Planning.......................................................................................................................................2 IV. Previous Reports.......................................................................................................................... 3 ' PHYSICAL CHARACTERISTICS................................................................................................................4 I. Site Description and Surrounding Land Uses.............................................................................4 II. Topography................................................................................................................................. 4 ' III. Geology....................................................................................................................................... 4 IV. Hazardous Materials.................................................................................................................... 5 AFFECTED ENVIRONMENT...................................................................................................................... 6 ' I. Natural Resources........................................................................................................................ 6 a. Soils...................................................................................................................................... 6 b. Rare, Threatened and/or Endangered Species....................................................................... 7 ' c. Designated Wetlands and Waters of the United States......................................................... 7 d. 100-year Floodplain.............................................................................................................. 8 e. Forest Land........................................................................................................................... 9 II. Cultural Resources...................................................................................................................... 9 III. t Air Quality...................................................................................................................................10 IV. Agricultural Land........................................................................................................................ 10 V. Forest Land.................................................................................................................................. 10 VI. Parks and Recreation................................................................................................................... 10 VII. Wildlife Refuge and Wilderness Areas....................................................................................... 10 VIII. Scenic Resources......................................................................................................................... 11 ' PROJECT IMPACTS..................................................................................................................................... 11 I. Land Disturbing Activities.......................................................................................................... 11 II. Hazardous Materials................................................................................................................ 11 ALTERNATIVES........................................................................................................................................... 12 MITIGATION................................................................................................................................................. 12 I. Pollution Prevention.................................................................................................................... 12 ' II. Water Conservation..................................................................................................................... 13 III. Energy Conservation................................................................................................................... 13 M IRREVERSIBLE ENVIRONMENTAL CHANGES..................................................................................... 13 FIGURES FIGURE 1 — SITE LOCATION MAP............................................................................................... la FIGURE 2 — USGS TOPOGRAPHIC MAP..................................................................................... 4a APPENDICES APPENDIX A — SITE PLAN APPENDIX B — REGULATORY CORRESPONDENCE Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia I INTRODUCTION At the request of the Commonwealth of Virginia Department of Military Affairs (VDMA)-Virginia Army National Guard (VaARNG), Whitman, Requardt and Associates, LLP ' (WR&A) has prepared an Environmental Impact Report (EIR) to satisfy requirements outlined in Virginia Code §10.1-1188. This EIR has identified and evaluated potential impacts on ' environmental resources associated with the proposed construction project, as well as defined measures to avoid, reduce, or mitigate these impacts. I. PROJECT CONTACT Captain James C. Shaver, Jr., Environmental Officer Virginia Army National Guard VAARNG-FM-E ' Bldg 316 Fort Pickett Blackstone, VA 23824 Office: 434-298-6391 ' Cell: 804-307-1393 Fax: 434-298-6400 DSN Prefix: 441 II. BUDGET APPROPRIATION INFORMATION According to information provided by VDMA-VaARNG, budget appropriation data lists First Year 2007 Fiscal Year for Item C-301: New Construction -Construct New Winchester Armory and Shop (17245) at $13,782,000.00. More specifically, fund sources are $3,237,000.00 from the General fund and $10,545,000.00 from the Federal Trust fund. PROJECT DESCRIPTION The VDMA-VaARNG plans to develop an approximate 10.13-acre parcel of land (herein referenced as "project site"), located approximately 1,800 feet west of Route 50 (Millwood Pike) and approximately 720 feet northwest of the intersection of Arbor Court and Arbor Drive in the City of Winchester, Virginia. The project site is identified as Frederick County Property ID 64- A-82. VaARNG plans to lease the project site from Frederick County to accommodate their new VaARNG Winchester Readiness Center. A Site Location Map is included in this report as Figure 1. Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia 1 a c VlinthestaE- kn f wt e Jar V Ri Sn C of 1lt1Rs Wnahester n ta" 8 Cc a �, .wvy{ry Ca fix' 6 s'mcr� v c 3A. a 1,�oe Ri a° rQ4is ttt nq o:� 4Q-ir LA CrT 9 Q. N �y,AD rEY 0 Apple xEt- @qCr tE >' B mwin , �313 ,� pN 13map tauut .R e c �r V �w cc Piu k el�' _ 'Isr o i -+ anOAKDAl. E, �F F WINDY _ IN EDE 17 �\ Hill DEC IND PK .a � CaE�ers Va))eT , RarEi Winchester _ g CTR Regional 5 Ait rt r i �° 4� III 6RID A13 DTR I Uddi EBERRY 7 RE rTM OR d ' 3 CALICO SCQTCM_ ^ MR 4cuKocr S (1NDtE'MCk OP ./ % flMW00a a0 r:utTE:l BUS I _ UIUMMIl u PARC c <' _I VAsinm000- Ra 1 �P [RICK l_ j 10 al l 75 wga, tw -11 1 ON f0��hsgy ® 65 Project Site PK LA 1 f64 0 Isl Bier SpAl Sulphur_- o� s '4 --w NORTH SITE LOCATION MAP WHITMAN, REQUARDT AND ASSOCIATES, LLP ENVIRONMENTAL IMPACT REPORT Engineers, Architects and Planners WINCHESTER READINESS CENTER FREDERICK COUNTY, VIRGINIA Baltimore, MD • Richmond, VA • Faidw, VA • York. PA • Pittsburgh, PA • Wilmington, DE • Newport News, VA SCALE DATE SOURCE FIGURE Not to Scale MARCH 2O08 Copyright ADC The Map People 1 Permitted Use Number 20703118 is I. PROPOSED DEVELOPMENT The Winchester Readiness Center will consist of an approximate 51,196-square-foot, two-story masonry building used for training, instruction, and physical fitness and an approximate 585-square-foot metal storage building. In addition, an approximate 14,970-square- foot Field Maintenance Facility is proposed to be constructed on this site in the future. It is currently anticipated that a 5,000-gallon diesel fuel -containing above ground storage tank will be constructed concurrently with the Field Maintenance Facility. However, a firm date has not been scheduled for this future construction. Lastly, the current design estimates that approximately 278 parking spaces will be provided on this site. Water and sanitary sewer will be provided to this facility by the Frederick County Sanitation Authority. A Site Plan based on WR&A's 95% design plans is attached as Appendix A. II. PURPOSE The Winchester Readiness Center is the VaARNG response todncreased Force Protection requirements in today's operating military environment. VaARNG currently occupies an existing facility located over two miles to the northwest from the project site at 608 Millwood Pike in the City of Winchester, Virginia. The existing facility is undersized, lacks classroom and other functional areas, cannot be expanded due to surrounding land use constraints and does not meet the needs of the required increased facility capacity for storing and maintaining military vehicles due to Army Transformation. III. PLANNING According to Frederick County Planning documents, the project is included in the Govenors Hill Master Development Plan #10-06, which consisted of rezoning six parcels of land, including 64-A-82, to accommodate commercial and residential units (Zoning Code R4). Approval of this master plan required the applicant to dedicate 10 acres to the Frederick County Board of Supervisors, on behalf of VaARNG, for construction of the new Readiness Center. The Frederick County Board of Supervisors approved the Master Plan on March 14, 2007. Environmental Impact Report' Winchester Readiness Center, City of Winchester, Virginia 2 IV. PREVIOUS REPORTS In order to assess the potential for direct and/or indirect environmental impacts, WR&A was provided with a Phase I Environmental Site Assessment (ESA), dated May 10, 2005, prepared by Triad Engineering, Inc. (Triad), that was prepared for the approximate 330.6-acre Carpers Valley Site, which included the project site. In summary, Triad's investigation of the project site (Parcel 64-A-82) did not reveal that the environmental integrity of this site has been compromised by current or previous land uses. Please see Physical Characteristics: Section IV - Hazardous Materials for a more detailed description of Triad's findings, specific to the project site. WR&A was also provided with a Detailed Wetland Investigation, Letter of Findings, dated August 20, 2007, prepared by Williamsburg Environmental Group, Inc. (WEG) that was prepared specifically for the Winchester Readiness Center. In summary, one emergent wetland feature is present in the southeastern portion of the project site.that reportedly appeared isolated from other jurisdictional features. In response to these findings the site design was modified to avoid all impacts to this wetland feature. Please see Affected Environment: Section I -Designated Wetlands and Waters of the United States for a more detailed description of WEG's findings, as well as associated regulatory coordination. Lastly, WR&A was provided with a Phase I Archaeological Survey, dated September 2006, prepared by the Conservation Management Institute (CMI), Virginia Polytechnic Institute and State University (VA Tech) Cultural Resource Program specifically for the Winchester Readiness Center. In summary, no new archaeological sites or isolated locations were recorded within survey area for the proposed Winchester Readiness Center. Please see Affected Environment: Section II -Cultural Resources for a more detailed description of CMI's findings, as well as associated regulatory coordination. Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia 3 PHYSICAL CHARACTERISTICS I. SITE DESCRIPTION AND SURROUNDING LAND USE The project site currently consists of undeveloped, partially wooded land. Several recreational trails traverse the property. The project site is bordered by a mixture of open and wooded undeveloped land to the north, west, and east and commercial development associated with the JIC Industrial Park to the south. Properties in the surrounding vicinity consist of a mixture of commercial and residential development. Winchester Regional Airport is located approximately 1,400 feet to the west of the project site. II. TOPOGRAPHY Topographic information on the United States Geological Survey (USGS) Topographic Quadrangle Map (Winchester, VA) for the site vicinity indicates that the ground surface elevation within the project footprint ranges from approximately 700 feet above Mean Sea Level (MSL) in the northeastern portion of the project site to approximately 720 feet above MSL in the southwestern portion of the project site. More specifically, WR&A completed a site survey of the project site that indicated similar topography .as depicted on the USGS Topographic Quadrangle Map, approximately 696 feet above MSL in the northeastern portion of the project site and approximately 714 feet above MSL in the southwestern portion of the project site. In general, the ground surface within the project footprint slopes gently to the'northeast. Also, a topographic knoll was surveyed on the southeastern portion of the project site. The groundwater flow direction likely mimics the surface topography and flows northeast. The USGS Topographic Map indicates that a small unnamed tributary is located adjacently northeast of the project site, which eventually discharges into Sulphur Spring Run located approximately 1,950 feet to the northeast. A Topographic Map based on the USGS Topographic Quadrangle Map (Winchester, VA) is included in the report as Figure 2. III. GEOLOGY The Geologic Map of Virginia (1993) indicates that the project site is located within the Valley and Ridge Physiographic Province. In general, the Valley and Ridge Physiographic Province is composed primarily of thick, folded beds of sedimentary rock deposited during the Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia 4 NTE 30 R 1 77 A- '�Neiz� T, ? o" ti,'k k u cc—&' .11Y 4 rAkk ey Project Site tv LTC# -II ✓ Q, k % A 0 J, 17 L; L WA. 7:" 0 RTH P TOPOGRAPHIC MAP WHITMANq REQUARDT AND ASSOCIATES, LLP ENVIRONMENTAL IMPACT REPORT Engineers, Architects and Planners WINCHESTER READINESS CENTER FREDERICK COUNTY, VIRGINIA Baltimore, MD - Richmond, VA - Fairfax, VA - York, PA - Pittsburgh, PA - Wilmington, DE - Newport News, VA SCALE DATE SOURCE FIGURE Not to Scale MARCH 2008 USGS TOPOGRAPHIC MAP 2 1 (Winchester, VA) 4a Paleozoic. More specifically, the project footprint is mapped as the Martinsburg and Oranda Formation (Om). In general the Martinsburg Formation consists of the following: sedimentary rocks, shale, limestone, siltstone and sandstone with the bulk of the formation consisting of a olive-green to gray, lithic sandstone and greenish -gray shale and siltstone. The Oranda Formation is generally comprised of limestone and siltstone. Further coordination with the Department of Mines, Minerals and Energy (DMME) confirmed our interpretation that the proposed project location is underlain by shale, siltstone, and sandstone of the Martinsburg Formation. DMME's response dated December 21, 2007 indicated that karst conditions are unlikely in this formation. Steep slopes cut into this formation can be easily eroded and may need additional support. There will be no significant impact to mineral resources from this project. DMME also urged the facility be planned and designed to comply with state and federal guidelines and industry standards for energy conservation and efficiency. The Department of Military Affairs is urged to review Executive Order 48 on energy efficiency in State government operations and take any appropriate actions that will assist in compliance. For example, energy efficiency can be enhanced by utilizing thermally efficient building shell components (e.g. roof, wall, floor, windows, and insulation), facility sighting and orientation with consideration towards natural lighting and solar loads, and utilizing high efficiency HVAC and lighting systems and equipment. In response to DMME's comments, VaARNG is considering the implementation of geothermal heating for the facility. IV. HAZARDOUS MATERIALS As stated under Project Description: Section IV -Previous Reports, WR&A was provided with a Phase I ESA, dated May 10, 2005, prepared by Triad, for the approximate 330.6-acre Carpers Valley Site, which included the project site. At the time of Triad's report, the project site (Parcel 64-82-A) was comprised of 65.03 acres and consisted of a residential dwelling, barn, and outbuildings on the northern portion of the parcel. The house was confirmed to be heated by an oil burning furnace, supplied by a 275-gallon heating oil -containing above -ground storage tank (AST) located in the basement of the residential dwelling. A limited inspection of this AST did not indicate evidence of a significant petroleum release. Triad reports that the outbuildings were used for storage and contained motorcycles, household items, and debris. Triad observed Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia 5 some used motorcycle batteries stored by one of the outbuildings. Triad reports that the central portion of the parcel was a cleared field and the western and southern portions of the parcel were wooded and contained numerous "dirt bike" trails. Triad also notes a sewer manhole on -site, but does not state its relative location. Triad recommended proper closure of the private drinking water well and septic system should the parcel be developed. Triad conducted an interview on May 5, 2005, with the Mr. Gregory Coverstone, the current property owner of parcel 64-82-A at the time their report was prepared. Mr. Coverstone has been familiar with the parcel for approximately 40 years. He confirmed that the dwelling located on the northern portion of the parcel is served by a private drinking water well and septic system and that no underground storage tanks (USTs) are located on the parcel. Mr. Coverstone indicated that a former residential dwelling used to occupy the east -central portion of the parcel and an unmarked gravesite is located proximal to this dwelling. Triad's description of the western and southern portions of the 65.03-acre parcel as consisting of wooded land with numerous "dirt bike" trails appears to correspond with the 10.13- acre project site for the Winchester Readiness Center. Therefore, recognized environmental concerns do not appear to be associated with the development of the project site. AFFECTED ENVIRONMENT The following section identifies environmental features that may be affected by the project. Regulatory Correspondence associated with this information is attached to this report as Appendix B. I. NATURAL RESOURCES A. Soils According to comments received by the U.S. Department of Agriculture (USDA) -Natural Resources Conservation Service (NRCS), dated. December 10, 2007, the primary soil type at the project site is (913), the Clearbrook channery silt loam. The characteristics of this soil include location on hills and uplands. The parent material consists of residuum formed from acid shale and sandstone. Depth to root restrictive layer, bedrock, is 20 to Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia 6 40 inches. The natural drainage class is somewhat poorly drained. Water movement in the most restrictive layer is moderately high. Shrink -swell potential is moderate. The soil is not flooded or ponded. Clearbrook channery silt loam does not meet hydric criteria. B. Rare, Threatened and/or Endangered Species According to comments received by the Department of Conservation and Recreation (DCR)-Division of Natural Heritage (DNH), dated December 10, 2007, the Opequon Creek Stream Conservation Unit is located downstream from the project site. Stream Conservation Units (SCUs) identify stream reaches that contain aquatic natural heritage resources, including 2 miles upstream and 1 mile downstream of documented occurrences, and all tributaries within this reach. The Opequon Creek SCU has been given a biodiversity ranking of B5, which represents a site of general significance. The only natural heritage resource associated with this site is the wood turtle (Glyptemys insculpta). The wood turtle is classified as threatened by the Virginia Department of Game and Inland Fisheries (VDGIF). The wood turtle inhabits forested floodplains and nearby fields, wet meadows, and farmlands (Mitchell, 1994). As this species overwinters on the bottoms of creeks and streams, a primary habitat requirement is the presence of water (Mitchell, 1994). To minimize adverse impacts to the aquatic ecosystem as a result of the proposed activities, DCR-Division of Natural Heritage recommends the implementation of and strict adherence to erosion and sediment control measures during all land disturbing activities. In its representation of the Virginia Department of Agriculture and Consumer Services (VDACS) in comments regarding potential impacts on state -listed threatened and endangered plant and insect species, DCR-Division of Natural Heritage also stated that the current activity will not affect any documented state - listed plants or insects. C. Designated Wetlands and Waters of the United States As stated under Project Description Section IV -Previous Reports, a Detailed Wetland Investigation, Letter of Findings, dated August 20, 2007, was prepared by WEG specifically for the Winchester Readiness Center. WEG conducted a wetland delineation in July 2007 in accordance with the 1987 Corps of Engineers Wetland Delineation Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia 7 Manual as a basis for identifying areas subject to jurisdiction by the US Army Corps of Engineers (COE) and/or the Virginia Department of Environmental Quality (VDEQ). Methodology included the positive identification of the following three paramenters, hydrophytic vegetation, hydric soils and wetland hydrology, to determine wetland boundaries. As a result of WEG's wetland delineation, one emergent wetland feature was identified in the southeastern portion of the project site. Offsite resources indicated that this wetland feature was likely a result of a historic open water impoundment that filled over time. WEG's site observations concluded that the wetland is isolated with no apparent connection to downstream resources. VaARNG coordinated WEG's findings with the COE and on November 19, 2007, COE representative, Ronald H. Stouffer, Jr. confirmed, "We agree with the wetland delineation described in the letter, report and plans dated August 21, 2007. The small emergent wetland area is not isolated." In order to address potential impacts to this wetland feature identified on the project site, the site design specifically avoided direct impacts to this wetland by designing around it. Further avoidance includes implementation of and strict adherence to erosion and sediment control measures during all land disturbing activities. According to comments received from VDEQ-Office of Wetlands and Water Protection, dated December 11, 2007, "Impacts to wetlands or streams, including filling, excavating, or altering, may require a Virginia Water Protection permit." WR&A forwarded the site plans and WEGs findings to VDEQ for review in order to make them aware that there will be no impacts to the isolated wetland feature. In a response received from Chris Egghart on January 31, 2008, VDEQ had no additional comments due to the planned avoidance. D. 100-Year Floodplain' A review of the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map, Community Panel Number 510063 011513, Page 115 of 200, the project site is designated as Zone C. According to FEMA, Zone C "...corresponds to areas outside the 1-percent annual chance floodplain, areas of 1-percent annual chance sheet flow flooding where average depths are less than 1 foot, areas of 1-percent annual chance stream Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia 8 flooding where the contributing drainage area is less than 1 square mile, or areas protected from the 1-percent annual chance flood by levees. No Base Flood Elevations or depths are shown within this zone." The nearest 100-year floodplain (Zone A) is located ' approximately 1,900 feet northeast and is associated with Sulphur Spring Run. Therefore, construction of the Winchester Readiness Center will not impact the 100-year ifloodplain. E. Forest Land The Virginia Department of Forestry (VDOF) Area Forester, Gerald R. Crowell conducted an evaluation of the project site. Mr. Crowell indicated that the forest type growing on the project location consists primarily of sapling sized mixed hardwoods including red maple, hickories, black gum, ash, sumac, ailanthus, and intermixed conifers, including Virginia pine and eastern red cedar. Scattered sawtimber sized trees are also found, consisting of white oak, scarlet oak, black oak, hickories, loblolly pine, and other miscellaneous species. Mr. Crowell indicated that forest fires will be eliminated as a result of the proposed project. Mr. Crowell did not identify historical trees on or in the vicinity of the project site. II. CULTURAL RESOURCES As stated under Project Description Section IV -Previous Reports, a Phase I Archaeological Survey, dated September 2006, was prepared by CMI, VA Tech Cultural Resource Program specifically for the Winchester Readiness Center. Their survey included background research (i.e. previous land ownership and land use activities); pedestrian surface survey and systematic subsurface shovel testing; and post -excavation analysis and report. A total of 240 of a proposed 277 shovel test pit (STP) locations were excavated, the remaining 37 STPs were eliminated due to severe ground disturbance. CIM did not identify/record new archaeological sites or isolated locations. VaARNG transmitted their report and findings to the Virginia Department of Historic Resources (VDHR), which is the Commonwealth of Virginia State Historic Preservation Office (SHPO). In a letter dated October 24, 2006, VDHR indicated, "...a determination of no historic properties affected is appropriate for this project and no further investigations are warranted." Environmental Impact Report ViffiVA Winchester Readiness Center, City of Winchester, Virginia 7 III. AIR QUALITY The City of Winchester/Frederick County is located an Early Action Compact area, which is a voluntary program that enables communities not meeting the 8-hour ozone standard to take a proactive approach in reducing air pollution. The City of Winchester/Frederick County is designated as "nonattainment deferred". According to correspondence with the VDEQ-Division of Air Quality, Virginia's air regulations have never considered the City of Winchester/Frederick County as nonattainment; however, it is considered to be a volatile organic compound (VOC)/oxides of nitrogen (NOX) Emissions Control Area (Regulation 9 VAC 5-20-206 le and 2e). VDEQ recommends these regulations along with 9 VAC 5-40-560 et seq. — Open Burning and 9 VAC 5-50-60 et seq. Fugitive Dust Emissions be complied with in order to reduce air pollution. All three regulations are approved in the Virginia State Implementation Plan. IV. AGRICULTURAL LAND Prime Farmland soils identify the location and extent of soils that are best suited for production of food, feed, fiber, forage, and oilseed crops. The project site is currently wooded with numerous recreational trails reportedly used for "dirt bikes". Correspondence with USDA- NRCS indicated that the primary soil type at the project site is (9B) Clearbrook channery silt loam, which is rated as `Not Prime Farmland'. Furthermore, the project site is zoned by Frederick County as R4, which is described as mixed residential and commercial for a planned community district. V. PARKS AND RECREATION Review of available zoning documentation for this project indicates that the project site is not included or within the general vicinity of a designated park or recreation area in Frederick County, Virginia. VI. WILDLIFE REFUGES/WILDERNESS AREAS Correspondence with VDGIF and VDCR did not indicate a designated wildlife refuge at or near the project site. According to information provided by National Atlas of the United States, which is maintained by the US Department of the Interior, the project site is not located Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia 10 within a designated wilderness area. The nearest wilderness preservation system is the Shenandoah Wilderness located over 20 miles to the south of the project site. VII. SCENIC RESOURCES There are no rivers that are designated as Wild or Scenic Rivers in the Commonwealth of Virginia. There are no Virginia Byways near the project site. The nearest Virginia Byway is Route 723 (Careers Valley Road) which is located approximately one -mile to the southeast of the project location. PROJECT IMPACTS I. LAND DISTURBING ACTIVITIES The proposed site grading will require up to 8 feet of cut as part of the stormwater management pond construction in the eastern portion of the project site and approximately 9 to 10 feet of fill in the northeastern corner of the project site to accommodate the proposed parking area grade. In general, the site grading is consistent with the existing site grade because it will continue to gradually slope to the east-northeast. Strict erosion and sediment control practices will be following according to the minimum standards and specifications of the VDCR-Virginia Erosion and Sediment Control Handbook and Virginia regulations 4VAC50-30-Erosion and Sediment Control Regulations. II. HAZARDOUS MATERIALS Currently, the project development will consist of installation of a 5,000-gallon diesel - containing aboveground storage tank (AST) for vehicle fueling. Applicable VDEQ regulations regarding the installation, registration, and management methods of the fuel storage will be followed as part of the site development and facility operations. Environmental Impact Report V Winchester Readiness Center, City of Winchester, Virginia 11 ALTERNATIVES The following four site alternatives, including the selected site, were considered for the new Winchester Readiness Center: • Site #1: 608 Millwood Pike: Location of the existing facility. Eliminated due to the site constraints (size). • Site #2: State-owned property approximately 8 miles south of proposed project site off of Rte 522. Eliminated due to earmarking for other purposes by state legislature. • Site #3: Located approximately 6 miles south of selected site near Stevens City. Eliminated due to large ravine located in center of site and the increased potential for natural resource impacts. • Site #4 (selected): Proposed project site located on Parcel 64-A-82. • No -Build Alternative: 608 Millwood Pike: Location of the existing facility. The no -build alternative was eliminated because it does not meet the project purpose. MITIGATION I. POLLUTION PREVENTION All construction and/or disturbance shall be performed in accordance with the Virginia Department of Transportation (VDOT) 2002 Road and Bridge Specification, the VDCR Erosion and Sediment Control manual (1992, Edition 3), Virginia Department of Health, Frederick County Department of Public Works, and Frederick County Sanitation Authority. Dust control during construction activities will be applied as necessary in accordance with Specification 3.39 of the VDCR Erosion and Sediment Control manual. The project site will consist of landscaped islands in the parking lots. Design specifications indicate that pesticides registered and approved by EPA, acceptable to authorities having jurisdiction, and of type recommended by manufacturer for each specific problem will be applied as required for project conditions. There will be no use of restricted pesticides unless authorized in writing by authorities having jurisdiction. The following herbicides will be used onsite: • Pre -Emergent Herbicide (Selective and Non -Selective): Effective for controlling the germination or growth of weeds within planted areas at the soil level directly below the mulch layer. Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia 12 • Post -Emergent Herbicide (Selective and Non -Selective): Effective for controlling weed growth that has already germinated. Lastly, facility design has specified the use of non -toxic and low -volatile organic compound (VOC) interior finishes. II. WATER CONSERVATION The project site will be planted with hardy native plant species for the Winchester, Virginia area in order to conserve water and lessen the need for fertilizers and pesticides. In addition, the facility design has specified the installation of low flow toilets and waterless urinals. III. ENERGY CONSERVATION The landscaped islands in the parking areas will be planted with native tree species, which will cool down the parking area once they are mature in size. In conformance with DoD Minimum Antiterrorism Standards for Buildings, there will be no landscape material, other than grass, located within 33 feet of the buildings. Therefore, there will be no liberal use of trees around the building to help reduce cooling costs. However, the mechanical design for the facility will use geothermal system, high efficiency boilers, tankless hot water heaters and dedicated outside air with energy recovery. The building insulation will exceed ASHRAE standards. The lighting design for the facility will use daylight harvesting, occupancy sensors Iand energy efficient lighting. IRREVERSIBLE ENVIRONMENTAL CHANGES The limits of disturbance for the project site will consist of approximately 8.8 acres of wooded land (86.9%) for the project site. A total of 3.72 acres (37%) of impervious surface (building footprints, parking, site access, etc.) will be present at project completion. The proposed site grading will require up to 8 feet of cut as part of the stormwater management pond construction in the eastern portion of the project site and approximately 9 to ' Environmental Impact Report Winchester Readiness Center, City of Winchester, Virginia 13 it 10 feet of fill in the northeastern corner of the project site to accommodate the proposed parking area grade. In general, the site grading is consistent with the existing site grade because it will continue to gradually slope to the east-northeast. Environmental Impact Report VLARVA Winchester Readiness Center, City of Winchester, Virginia Appendix A APPENDIX A SITE PLAN lu -w UH lyi, -R, I 1NU-1-,L1"S'1'E READINESS CENTER � WINC`�`i'-7-11 -p : � FREDERICK COUNTY VIRGINIA PROPERTY NOTES 1. PARCEL ID NUMBER: 64-A-82 PROPERTY AREA 10.13 ACRES LIMIT OF DISTURBANCE: 8.8 ACRES 2. PROPOSED READINESS CENTER TO BE CONSTRUCTED ON EXISTING SITE WOODED SITE. INCLUDES 2-STORY BUILDING, MILITARY VEHICLE PARKING AND PUBLIC PARKING. 3. THIS PROPERTY IS ZONED R4 AND WITHIN THE GOVERNOR'S HILL MASTER DEVELOPMENT PLAN, 4. AS SHOWN ON FEMA NATIONAL FLOOD PLAIN INSURANCE PATE MAP COMMUNITY PANEL 510063 0115 B DATED JULY 17, 1978, THE PROPERTY IS LOCATED N A ZONE C FLOW HAZARD AREA, WHICH IS AN AREA OF MINIMAL FLOODING- 5. PROPOSED PROPERTY TO BE LANDSCAPED: 6.48 AC (36.0X) WOODLANDS DISTURBED: 8.8 AC (86.97.) LANDSCAPING 1. PROPERTY LINE SCREENING: A EAST PROPERTY UNE ADJACENT TO ACCESS DRIVE - REQUIRED CATEGORY W ZONING DISTRICT BUFFER CONSISTING OF 3 PLANTS PER 10 LINEAR FEET, 4' TALI, 1/3 DECIDUOUS, 2/3 EVERGREEN ON A 6' HIGH BERM - PROVIDED 99 SHRUBS (33 DECIDUOUS, 66 EVERGREEN) FOR A TOTAL DISTANCE OF 328 LF. (328=10 = 33 X 10 PLANTS PER LF.) ON A 6' HIGH BERM B. SOUTH PROPERTY UNE - 10' LANDSCAPE EASEMEWF/SCTEENNG REQUIREMENTS TO BE FULFILLED BY EXISTING VEGETATION. 2. INTERIOR PARKING LOT LANDSCAPING: - REQUIRED PERCENTAGE OF RAISED ISLANDS = SX OF PARKING LOT = 3,498 S.F. (TOTAL PARKING IMPERVIOUS AREA = 69.963 S.F.) - PROVIDED PERCENTAGE OF RAISED ISLANDS = 11% OF PARKING LOT = 7,696 S.F. - REQUIRED ONE SHADE TREE FOR EACH 10 SPACES = 21 TREES (208 SPACES) ES) PROVIDED = 24 TREES GENERAL NOTES: 1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE LATEST STANDARDS AND CONSTRUCTION SPECIFICATIONS OF THE VIRGINIA DEPARTMENT OF TRANSPORTATION (VD0j, VIRGINIA DEPARTMENT OF CONSERVATION AND RECREATION, VIRGINIA DEPARTMENT OF HEALTH, FREDERICK DEPARTMENT OF PUBLIC WORKS, FREDERICK COUNTY SANITATION AUTHORITY AND THE CONTRACT DOCUMENTS, UNLESS OTHERWISE NOTED. 2. THE CONTRACTOR SHNl NOTIFY ALL UTILITY COMPANIES 72 HOURS PRIOR TO CONSTRUCTION - CONTACT MISS UTILITY (BOO) 552-7D01, AT LEST 48 HOURS PRIOR TO ANY EXCAVATION WORK. 3. ANY DAMAGE OUTSIDE OF THE PROJECT AREA AND LIMITS OF DISTURBANCE SHALL BE CORRECTED AT THE CONTRACTOR'S EXPENSE I 4. THE EXISTING UTILITIES SHOWN HEREIN WERE OBTAINED FROM AVAILABLE PUBLIC RECORDS AND VISIBLE SURFACE TOPOGRAPHY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DIGGING TEST PITS, OR OTHER MEANS APPROVED BY THE OWNER, TO DETERMINE THE EXACT HORIZONTAL AND VERi1GUL LOCATION OF ALL UTILITY CROSSINGS AND CONNECTIONS. ALL TRAFFIC CONTROL DEVICES, MARKINGS, AND SIGNING SHALL BE INACCORDANCE WITH THE LATEST EDITION OF THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTC). ALL PLAN DIMENSIONS ARE MEASURED TO THE FACE OF CURB OR FACE OF BUILDING UNLESS OTHERWISE NOTED. DIMENSIONS ARE MEASURED PERPENDICULAR OR RADIALLY BETWEEN ITEMS UNLESS OTHERWISE NOTED. ALL PROPOSED RAMPS SHALL BE IN ACCORDANCE WITH CURRENT ADA STANDARDS. MAXIMUM SIDEWALK CROSS SLOPE SWILL BE (2) TWO PERCENT. ALL CURB FILLETS ARE 5 FT RADIUS UNLESS OTHERWISE NOTED. SPOT ELEVATIONS SHOWN ALONG THE CURB LINE ARE AT THE FLOW UNE UNLESS OTHERWISE NOTED. GUTTER PAN OF CURBS SHALL BE SLOPED TO CONFORM TO THE ADJACFNT PATTFRNS OF TNF 5. 6. 7. 8. 9. 9 S HAWN E E MAGISTERIAL DISTRICT FREDERICK COUNTY SANITATIOri AUTHORITY NOTES: PROJECT CODE N 0 : 12 3 -17 4 2 5 1 SPECIFICATIONS ARE AVAILABLE VAIABLEAAON � W TER C MWATER AND SEWER STANDARDS AND VICINTIY MAP SCALE: 1" = 2,000 LOCAL UTILITIES FREDERICK COUNTY SANITATION AUTHORITY P.O. BOX 1877 WINCHESTER, VIRGINIA 22504 (540) 868-1061 ALLEGHENY POWER 3463 VALLEY PUT WINCHESTER, VIRGINIA 22604 (540) 722-5852 VERIZON 4D4 HILIANDALE LANE WINCHESTER, VIRGINIA 22602 (540) 667-0364 OWNER/DEVELOPER VIRGINIA DEPARTMENT OF MILITARY AFFAIRS BUILDING 316, FORT PICKET BLACKSTONE. VIRGINIA 23824 WASHINGTON GAS 350 HILL NDALE LANE WINCHESTER, VA 22602 (540) 869-1111 SHENTEL CABLE PO BOX 459 EDINBURG, VA 22824 1-800-SHENI1I ENGINEER WHITMAN, REQUARDT k ASSOCIATES, LIP 801 SOUTH CAROLINE STREET BALTIMORE. MD 21231 2. THE WATER AND SANITARY SEWER PORTION OF THESE PLMS ARE VALID FOR TWO YEARS FROM DATE OF FCSA APPROVAL 3. THE CONTRACTOR SHALL COORDINATE WITH, AND ARRANGE FOR INSPECTION BY, THE FCSA. 4. WHEN AN EXISTING WATER MAIN IS TAPPED FOR THE INSIALLATKON OF A NEW LINE: A THE AUTHORITY SHALL FURNISH ALL LABOR AND MATERIAL B. THE DEVELOPER/CONTRACTOR MUST: 1. MALE APPLICATION AND PAY DEPOSIT 2. -MITI THE TAP LOCATION 3. COORDINATE INSTALLATION WITH THE ENGINEERING -ASSISTANT 5. SHOULD WATER SERVICE BE DISRUPTED, THE CONTRACTOR 105 THE RESPONSIBILITY OF NOTIFYING THOSE CUSTOMERS WHOSE SERVICE WILL BE AFFECTED. 6. EXACT LOCATIONS OF WATER AND SEWER SERVICES ON NEW LINES ARE TO BE COORDINATED WITH THE FCSA'S INSPECTOR 7. FOR WATER AND SEWER SERVICES THAT CONNECT TO EXISTING ONES: A THE LOCATION OF THE SERVICE LATERAL IS TO BE COORDINATED WITH THE FCSA'S ENGINEERING ASSISTANT. B. AN APPLICATION FOR SERVICE MUST BE MADE AND FEES PAID BEFORE WORK WILL BEGIN. 8. ANY WATER SERVICE UNE MUST HAVE A BACKFLOW PREVENTION ASSEMBLY. THE ASSEMBLY MUST MEET ASSE STANDARD NO. 1015 OR 1013. 9. ALL FIRE LINES SHAl HAVE A BACKFLOW PREVENTION ASSEMBLY. THE ASSEMBLY SHALL MEET ASSE STANDARD NO.1048 OR 1047. ANY 1DTERKR, PRIVATELY OWNED FIRE UNE SHALL ALSO HAVE A FIRE SERVICE METER. THIS ASSEMBLY SHALL BE INSTALLED IMMEDIATELY BEFORE THE BACKFLOW PRCIBTION UNIT. ALL METERS SHALL HAVE AN ENCODER REGISTER FOR DRIVE -BY READING. 10. FCSA TO REVIEW THE MECHANICAL PLAN(S) FOR DESIGN AND MATERIAL APPROVAL OF: 1) THE DOMESTIC WATER METER AND ITS BVXFLOW PREVENTION DEVICE, AND/OR 2) THE FIRE SERVICE UNE'S BACKFLOW PREVENTION DEVICE. PARKING SPACES PUBLIC PARKING SPACES PROVIDED: 201 SPACES HANDICAP ACCESSIBLE SPACES PROVIDED: 7 PACES TOTAL PARKING SPACES PROVIDED: 208 SPACES SHEET INDEX C-0.0 COVER SHEET C-1.0 EXISTING SURVEY PLAN C-1.1 SITE PLAN C-12 GRADING PLAN C-1.3 EROSION B SEDIMENT CONTROL PLAN C-1.4 DRAINAGE AREA PLAN C-1.5 LAYOUT PLAN C-2.1 ROAD PROFILE C-2.2 STORM DRAN PROFILES C-7-3 WATER AND SEWER PROFILES C-4.1 ENLARGED PLANS C-5.1 SITE DETAILS C-5.2 UTILITY DETAILS C-5.3 STORMWATER MANAGEMENT DETAILS C-5.4 STORMWATER MANAGEMENT DETAILS C-5.5 FENCE DETAILS RESPONSIBLE LAND DISTURBER NAME: CERTIFICATION is DATE: THE RESPONSIBLE LAND DISTURBER IS THAT PARTY BUILDING INFORMATION MAXIMIUM ALLOWABLE FAR 0.3 TOTAL LOT AREA 10.13 AC MAXIMIMUM ALLOWABLE FLOOR AREA 132.379 SF TOTAL GROUND FLOOR AREA 37,740 SF TOTAL FLOOR AREA: 51,211 SF PROPOSED FAR: 0.12 MAXIMUM BUILDING HEIGHT: 41.33 FT C-6,1 EROSION & SEDIMENT CONTROL NOTES AND NARRATIVE C-6,2 EROSION k SEDIMENT CONTROL DETAILS L-1.0 LANDSCAPE PLAN L-1.1 LANDSCAPE NOTES AND DETALS COMMONWEALTH OF VIRGINIA DEPARTMENT OF MILITARY AFFAIRS BUILDING 316, FORT PICEEIT BLACESTONE, VIRODU 23824 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-17245 KEY PLAN GRAPHIC SCALES 1000' 0' 2000' 400E SCALE: 1' = 2 000' SIGNATURE 801 South Caroline Street, Baltimore, MD 21 WIIITW, REQUARDT h ASSOCIATES, 1 COVER SWEEP APPROVED BY FREDERICK COUNTY ZONING ADMINISTRATOR Drawing No. C-0.0 ZONING ADMINISTRATOR APPROVAL DATE GENERAL NOTES: 1. TOOPOGRAPHIC INFORATION WAS PROVDED BY 14ARSH AND LEGGE LAND SURVEYORS, P.L.C. (540) 667-040. COMPLETED JULY 14. 205, DECEMBETt 13, 2005 AND DECEMBER 1, 2OD6. 2. BOUNDARY INFORMATION SHOWN IS EASED ON A BOUNOARY LINE ADJUSTMENT PUT DATED MAY 3, 2DOS AND REVISED JANUARY 17. 2007 BY PAlTON, HARRS, RUSE & ASSOCIATES AND RECORDED AS INSTRUMENT NUNEiER 070001976. 1 3. HORRONTAL ORIENTATION IS BIM ON VA NAD 83 NORTH ZONE STATE GRID; VERTICAL DATUM IS BASED ON NAVD 68 ELEVATIONS. CURVE TABLE I 7CT3:- 2 L " HIC SURVEY LEGEND . CONTOURS -- PROPERTY BOUNDARY ; SOIL BORING PIN 64-t,:183 ' GOVERMS,fIILL LLd (PARCE4 83) / ZONE: V 4 ___1JSE:-VACANT A-1 '., % 1. 'pw 'tea bay ` i „MO \ ++V IRTR 163 \" " N=,099,688.9 = 1 E=1,585,722.7 i rM, ELEV.-7012.42 PIN 64-A-79 WINCHESTER REGIONAL ,. AIRPORT AUTHORITY , ZONE: RA USE: AIRPORT w11 T 1 Nq 'O4� 1 1 1 � /'ply i PIN 64-A-82 10.1321 ACRES/ PARCEL 82 i - -- ..• .: ' PIN 64-A-83 GOVERNOR'S HILL, L.L.C. �,--�- (PARCEL 83) r.. ZONE: R-4 4\\ USE: VACANT OMMONWEALTH OF ZGINIA DEPARTMENT ' MILITARY AFFAIRS BUQDDTG 316, FORM FTCS6T1' BL►CSSEONS, YDiOU 23824 WINCHESTER READINESS CENTER PBOJ= CODS N0: 123-17246 20' 0' 4Y Bc SCALE.. 1" - 40' 801 South Camltae Street, Baltimore, IM i 11mno. REQUARUT & ASSOCIATES, EXISTING SURVEY PLAN Drawing No. C-1.0 CONTROLLED — WASTE FACILITY UNHEATED METAL — STORAGE BLDG , LEGEND PROPERTY BOUNDARY - - SETBACK LIGHT DUTY BITUMINOUS PAVEMENT HEAVY DUTY NUMINOUS PAVEMENT :•:;•_ _f; CONCRETE PAVEMENT FUTURE PAVEMENT — X— 8' HIGH CHAIN LINK FENCE W/3 STRAND BARB WIRE CURB AND GUTTER ►� FIRE HYDRANT FIRE DEPARTMENT CONNECTION STORM DRAIN MANHOLE —- SANITARY MANHOLE o LIGHT POLE BUILDING ♦ BUILDING DOOR (TYP) EARTHWORK REQUIREMENTS 1. OVEREXCAVATE BUILDING FOUNDATION SUBGRADE BY 1 FOOT AND PROOF ROLL TO SATISFACTION OF GEOTEChNICAL ENGINEER SEE SPECIFICATIONS. 2. BORROW MATERIAL SHALL MEET REQUIREMENTS FOR A4SHTO M145 SOIL TYPES A-1 DR A-2-4. 3. ALL BACKFILL MATERIAL SHALL BE PLACED IN HORIZONTAL LIFTS NOT TO IXCEED 8 INCHES, BE WITHIN 2% OF OPTIMUM MOISTURE (SEE ELECTRICAL TRANSFORMER PAD (SEE ELECTRICAL) ��B O 5� => �; Z f , RtllOVE D05�FENCE _ `\ FCtk. FH-1 10 'pe, ;No DUTY ,9 �c� INDUS � � . g a, '•:fir � •� u?�� 3� aIV Al LLANO :1 o ., DENSITY IN ACCORDAJCE WITH AASHTO ■■ "1nmonsommossomme . I woman monamommoms Fs ■m■■m■OnN!■NOnmL�:►. r �� • ■*Nunn ■■■u!■Nun■■ ,an ■!!■■■■ins- in■n■■!P nmt~�nr 1I r 1� • � .gym■� �lmu!■1 e �ONNOI INOm■I 7Omni Omni \!ul ■I I m 8• STUB - AND CAP C-'�WPF SPLASH `t D SI EWAL \ c. C-5. (TYP) MH-1 root 5-3 FCSA 13 B �9� NOSEp DOWN J HLANDIGP �A�r _ CUR-' 1 o C-5. ARI9 FIRE DEFT. CONNECTION (SEE MECH SPEC) ,F 0 FH-2/ L VAN EASEMENC -—�F2 v�uoxt I-1 END1 FFl 3 FCS4 (i CURB CI�B E70S M WETLANDS POND L FOREBAY DRY POND C+ A UNDER - A \GROUND -5.4 DL7ENf1C PIPING I-10 iaTn L=10' t1azl— lh - T04.09 L=10' I,- B�so--2 %WT 01-3C PAr COMMONWEALTH OF VIRGINIA DEPARTMEN' OF MILITARY AFFAIR: BUILDING 316, PORT PICKM BLACOTONE, VIRGINIA 23824 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-17245 KEY PLAN GRAPHIC SCALES 20' 0' 40' 8 SCALE: 1• = 40' SIGNATURE B HEAVY DUTY T -5. Bf1UMN0US %AM" PAVEMEIN NT vom T za w !]41RANCE 801 South Caroline Street, Baltimore, MD 1THITW, REQUARDT & ASSOCIATES, A cum FCSA -1 SITE PLAN 13 Drawing No. C-1.1 i i•. N __ " t.: _ NN Ab 709.75 ; .nw .Pp .i,•„ - -_ `l,'�,. a,.. ..ya-_�_ . I / • t o-t I-6 �og�C�>TC 708.8 tam ta.ot TG 708.7..�L�> 709.65 +w S70975 709.75 1 'ZAJ \ \� •°° 7� 09.55 .�• -YM75 1 toato 1r "'° \�% 710.E , - w 708751 "`+ ►: \ i. h`., B SD-1 ►, ( / a 709.75 : a--1705.55 -- ,-- i,/ -, �w 705.55 710.88 } 05.73 :+ w I-4 y t 10.2 VDOT TG 709.4 1a.o1 J`b\m a_x I-10 / t 1o4.D9 TC 705.92 709.61 .= S-2 Ta, C3 10.VDUT 7 .29., a \� 709.4 1ocot '" �. 706 w i ._ vow 18 / 706'66 + ° ' t /' +,•, 704.87 I` B SD-2 "'"c•.., m, ^"+'.,� •X � •'-� i 104.09 TC 705.92 C _ ,'710.7 706.35 41 707.20 ae ., y PONDx TC 704.5 ,,.696 un ` + i l0 704.79 I wor Fw-I - - _ •'•, � / r., , � � i Env-1rc •� s - • 101.02 ;ti., 2,00 �+ 0 703.40,''�i+oD 704.50 •`_ ' ___aa, I �•' +w EXISTING 1,• ° ° l., 0.42 POND • •t••, +..,: �w/� +'ten .r,,,. �.\, �� ` �' � , / FCSA S-1 \ ° 0529' 13 TC 710.0 +• i • ,.- 709.51 1.�F�BiSY 0 ----------------------------------- ;• o-x I-1 a-x oto S-1 � S- B R-2 >a _ COMMONWEALTH OF VIRGINIA DEPARTMENT OF MILITARY AFFAIRS BUBDING 316, FORT PICU1T BLACKSTONE, VIRGMA 23824 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-17M KEY FUN GRAPHIC SCALES 20' 0' 40' 80, SCALE: 1' - 40' SIGNATURE in m "&, B01 South Caroline Stree4 Baltimore, VD 21 1P NW, REQUARDT k ASSOCIATES, GRADING PLAN Drawing No. C-1.2 Vl]lll llftL liI%VJ1V1, filAV Jli1J11Yllii\1 UU1111\VL, 1YV11iO3 ES —I. UNLESS OTHERWISE INDICATED, ALL VEOATNE AND STRUCTURAL EROSION AND SEDIMENT CONTROL PRACTICES WILL BE CONSTRUCTED AND MAINTAINED ACCORDING TO MINIMUM STANDARDS AND SPECIFICATIONS OF THE VIRGINIA Jil EROSION AND SEDIMENT CONTROL HANDBOOK AND VIRGINIA REGULATIONS/ 4VACSO-30 EROSION AND SEDIMENT CONTROL REGULATIONS. ES-2: THE PLAN APPROVING AUTHORITY MUST BE NOTIFIED ONE WEEK PRIOR TO THE PRECONSTRUCTION CONFERENCE, ONE WEEK PRIOR TO THE COMMENCEMENT OF LAND DISTURBING ACTIVITY, AND OIJE WEEK PRIOR TO ' THE FINAL INSPECTION. "''"` • ES-3: ALL EROSION AND SEDIMENT CONTROL MEASURES ARE TO BE PLACED PRIOR BM CHANNERY''-., TO OR AS THE FIRST STEP IN CLEARING. SILT LOAM ES-4: A COPY OF THE APPROVED EROSION AND SEDIMENT CONTROL PLAN SHALL BE MAINTAINED ON THE SITE AT ALL TIMES. I 7-TSX SLOPES. ES-5: PRIOR TO- COMMENCING LAND DISTURBING ACTIVITIES IN AREAS OTHER THAN INDICATED ON THESE PLANS (INCLUDING, BUT NOT LIMITED TO, OFF —SITE / BORROW OR WASTE AREAS), THE CONTRACTOR SHALL SUBMIT A SUPPLEMENTARY EROSION CONTROL PLAN TO THE OWNER FOR REVIEW AND APPROVAL BY THE PLAN APPROVING AUTHORITY. SF ES-6: THE CONTRACTOR IS RESPONSIBLE FOR INSTALLATION OF ANY ADDITIONAL EROSION CONTROL MEASURES NECESSARY TO PREVENT EROSION AND SEDIMENTATION AS DETERMINED BY THE PLAN APPROVING AUTHORITY. 1 / ES-7: ALL DISTURBED AREAS APE TO DRAIN TO APPROVED SEDIMENT CONTROL MEASURES AT ALL TIMES DURING LAND DISTURBING ACTIVITIES AND DURING ti___s SITE DEVELOPMENT UNTIL FINAL STABILIZATION IS ACHIEVED. �— ES-8: DURING DEWATERING OPERATIONS, WATER WILL BE PUMPED INTO AN --_, APPROVED FILTERING DEVICE. ES-9: THE CONTRACTOR SHALL INSPECT ALL EROSION CONTROL MEASURES + PERIODICALLY AND AFTER EACH RUNOFF —PRODUCING RAINFALL EVENT. ANY NECESSARY REPAIRS OR CLEANUP TO MAINTAIN THE EFFECTIVENESS OF THE — S EROSION CONTROL DEVICES SHALL BE MADE IMMEDIATELY. - ore SF 'w SEE SHEETS C-6.1 AND C-6.2 FOR ADDITIONAL SEDIMENT CONTROL NOTES, �'�,•'"" NARRATIVE AND DETAILS. Ay +*m Ip _l Pal ^�---- - l TEMOPORARY SEDIMENT BASIN PLAN SCALE: 1' = 40' GENERAL SEQUENCE OF CONSTRUCTION CLFARBR00 CHANNERY 2 7% SLOPES i. PERFORM CLEARING AND GRUBBING AS NECESSARY FOR INSTALLATION OF ALL PERIMETER SEDIMENT CONTROL DEVICES INCLUDING STABILIZED CONSTRUCTION ENTRANCE, DIVERSION DIKES, SILT FENCE AND TEMPORARY / �//// 4_ SEDIMENT BASIN. 2. INSTALL SEDIMENT BASIN fI. CONSTRUCT TEMPORARY RISER STRUCTURE AND INSTALL OUTFALL PIPE CONCURRENTLY WITH EMBANKMENT CONTRUCTION MAINTAIN POSITIVE DRAINAGE ALONG DIVERSION DIKE TOWARDS BASIN DURING CONSTRUCTION. --------- j \ \ L+\ ""w IP INSPECT RISER STURCTURE AND EMBANKMENT PERIODICALLY AND AFTER EACH RAINFALL REMOVE ANY OBSTRUCTIONS FROM THE DRAWDOWN DEVICE. REMOVE ALL ,•w - Sf// SEDIMENT FROM BASIN WHEN SEDIMENT ACCUMULATES TO CLEANOUT ELEVATION. + 41 _ 3. CLEAR AND ROUGH GRADE SITE. PROVIDE DUST CONTROL AS NECESSARY. TEMPORARILY SEED AND MULCH DISTURBED AREAS. APPLY EROSION CONTROLMATTING } TO ALL AREASS GREATER THAN 3:1. AS O ADJUST EARTH DIKES AS NECESSARY FOR POSITIVEDRAINATOBROUGHT GE STONE TEMPORARY, SEDIMENT BASIN. 4. CONSTRUCT UTILITIES AND COORDINATE WITH GRADING OPERATION. INITIATE �. CONSTRUCTION OF BUILDING. DEWATER SUMP AREAS AS NECESSARY WITH PORTABLE SEDIMENT TANK. MAINTAIN TEMPORARY SEDIMENT BASIN. DO NOT INSTALL UTILITIES SF WITHIN 5. PERFORM FINE GRADING OF SITE. BRING THE SITE TO APPROPRIATE SUBGRADE FOR INSTALLATION OF CURB/GUTTER AND BASE PAVING. 6. STABILIZE ALL EXPOSED EARTH WITH PERMANENT SEEDING IN ACCORDANCE WITH THE SEEDING NOTES AND PROJECT SPECIFICATIONS. UPON STABILIZATION OF CONTRIBUTORY DRAINAGE AREAS, INSTALL UNDERGROUND STORMWATER MANGEMENT (SWM) PIPING, PERMANENT RISER, REMAINING UTILITIES AND FINISHED GRADING ABOVE BASIN. DO NOT ALLOW SEDIMENT TO ENTER SWM PIPING, y 7. F1N,SH BUILDING IMERK)R WORK AND CLEAN UP. FLUSH STORM DRAINS TO ICLEARBROOK,CHANNERf SILT LOAM.----- TMv- —7% SLOPES _ •, REMOVE ANY ACCUMULATED SEDIMENT WITHIN PIPES. �» / y, 8. UPON STABILIZATION OF ALL CONTRIBUTING DRAINAGE AREAS, CONSTRUCT FOREBAY +n QV AND SANDFILTER. _ --- -- --° , 9. REMOVE ALL ACCUMULATED SEDIMENT FROM BASIN AND BRING TO FINISHED GRADE. UPON STABILZATION OF ALL DISTURBED AREAS AND WITH APPROVAL OF SEDIMENT v CONTROL INSPECTOR, REMOVE DEWATERING DEVICE FROM BASIN RISER, REMOVE MORTAR FROM WEIR, AND INSTALL EXTENDED DETENTION ORIFICE AND TRASH RACK. R-MOVF All RFMAININf. 5Ff)IMFNT f'.(1NTRf11C ——— ------------------------------ --------------- t -- SEDIMENT AND EROSION CONTROL LEGEND CE STABILIZED CONSTRUCTION ENTRANCE O SF SILT FENCE —LOD — LIMIT OF DISTURBANCE ROCK OUTLET PROTECTION DD DIVERSION DIKE O ® INLET PROTECTION — — — 5011 DIVIDE :\ C COMMONWEALTH OF VIRGINIA DEPARTMENT OF MILITARY AFFAIRS RUBDING 316, FORT PICKETT BLACKSPONE, VIRGINIA 23824 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-17246 KEY PLAN GRAPHIC SCALES Wl ��rarLc( 16i LEGEND —wo— CONTOURs — — PROPERTY BOUNDARY EXISTING DRAINAGE AREA --- — — — PROPOSED DRAINAGE AREA EXISTING FLOW PATH — PROPOSED FLow PATH ® SM POINT DISCHARGE SUMMARY SP#I CONDITION tc (WN) RCN AREA (oc) 02 (WN) 025 (WN) 0100 (WN) EXISTING 28.85 77 6.81 6.31 20.40 21.46 PROPOSED 15.72 88 8.12 5.67 14.30 17.61 COMMONWEALTH OF VIRGINIA DEPARTMEN' OF MILITARY AFFAIRS BMWING 316, PORT PIM" BUCSSTONB, YIBCM 23824 WINCHESTER READINESS CENTER PIIO= C01% NO: 123-17245 !8Y PIAN GRAPHIC SCALES 20' O' 40' Bc SCN.E: 1+ = 40' %AMt&vA' 801 South Carollne Strcet, Baltimore, ND 2 1fHPPMAN, REQUARDT do ASSOCIATES, DRAINAGE AREA PLAN Drawing No. C-1.4 STAKEOUT DATA -DRIVEWAY CENTERLINE STATION DESCRIPTION NORTHING EASTNG CURVE DATA A R T 0+00 CA ACCESS DRIVE 7,100.159A2 11,586309.66 2+03. 44 PC 7,100,059.98 11.566 132.06 2+09.01 PI 7,100,057.22 11 586.127.13 34*51'05" 2+14.49 PT 7 100 DS7.77 11 586.121.51 - 6+48.46 POE 7 100100.18 11585 689-62 STAKEOUT DATA -CURB LAYOUT PONT DESCRIPTION STATION OFFSET CURVE A DATA R T 1 P.l FACE OF CURB 0+18.00 17 R 90'00'OD" 35' 35' 2 P1 FACE OF CURB 2+15.30 10.17 R 124'51105- 8' 15.37 3 P.l FACE OF CURB 1+96.78 29AT R 90'00'00" 5 5' 4 CORNER FACE OF CURB 1+79.55 17.13 R 5 CORNER FACE OF CURB 0+50.97 201.7T R 6 IPJ FACE OF CURB 0+72-31 216.6T R 90'OD'OG" SK5`6 7 CORNER FACE OF CURB 0+60.31 233.8T R 8 P1 FACE OF CURB 1+0264 212.1V R 60.00'00" 1S- 9 P.l FACE OF CURB 1+U4.10 194.91' R 120'00'00" 5 10 CORNER FACE OF CURB 1+2242 207.69 R 11 CORNER FACE OF CURB 2+56.30 27 R 12 P.l FACE OF CURB 2+36.30 27 R 90.00'00" 5' 13 PA FACE OF CURB 2+36.30 17 R 90'OD'00" 5 S 14 P.l FACE OF CURB 2+85.30 17 R 90'00'00" 5' S' 15 Pm FACE OF CURB 2+85.30 27 R 9O*OOWI S 5' 16 CORNER FACE OF CURB 2+65.30 27 R 17 CORNER FACE OF CURB 1+29.81 21280' R 18 PA FACE OF CURB 2+87.62 220' R 120'00W S 8.66' 19 FL FACE OF CURB 1+32.45 232.92' R 60'00'W' 15' 8.66' 20 CORNER FACE OF CURB 3+01.30 277' R 21 PA FACE OF CURB 3+01.30 256' R 90'00'00" 5' 6 22 CORNER FACE OF CURB 3+27.30 256 R - - - 23 CORNER FACE OF CURB 3+27.30 27 R 24 P.t FACE OF CURB 3+07 30 22' R 90'WW' 5' 5' 25 PA FACE OF CURB 3+07.30 17 R 90'OO'00" 5' S' 26 P.I. FACE OF CURB 4+64.69 12' R 76'372T 18' 14.23' 27 P.L FACE OF CURB 4+69.43 37 R 103'20'33' 5' 6-37 28 CORNER OF PAVEMENT 4+48.06 31.50' R 29 CORNER OF PAVEMENT 6+80.45 1 58' R 30 P.l PAVEMENT 6+48.46 58' R 90'OD'00" 5' S 31 CORNER OF PAVEMENT 6+48.46 77 L _ _ _ 32 P.l PAVEMENT 6+28.46 77 L 90'00'00" I S S' 33 CORNER OF PAVEMENT 6+28.46 97 L - - - 34 CORNER OF PAVEMENT 4+68.46 97 L 35 P.l PAVEMENT 4+68.46 72' L 90'00'00" 5' S 36 CORNER OF PAVEMENT 4+48.46 77 L 37 CORNER OF PAVEMENT 4+48.46 37 L 38 P.l FACE OF CURB 4+69A3 37 L 103'20W' 5 6.32' 39 PA FACE OF CURB 4464.69 17 L 76'39'27" 18' 14.23' 40 P.l FACE OF CURB 3+81.30 17 L 9000'00" 5' S 41 PA FACE OF CURB 3+81.30 27 L 90'OD'DO" 5 5' 42 CORNER FACE OF CURB 4+01.30 27 L 43 ICORNER FACE OF CURB 4+01.30 220' L - - - 44 PA FACE OF CURB 3+65.56 220' L 2428'03" 10' 5.15' 45 CORNER FACE OF CURB 3+45.51 248.07' L - - - 46 P.I. FACE OF CURB 3+59.3D 206.3l' L 125.31'5T 10' 19.43' 47 P.l FACE OF CURB 3+59.30 175 L 90'00'0O' S 5' 48 CORNER FACE OF CURB 3+3930 175' L 49 CORNER FACE OF CURB 3+39.30 27 L 50 P.l FACE OF CURB 3+59.30 27 L 90'00'00' 5' 5' 51 PA FACE OF CURB 3+59.30 1 17 L 90'00'00' 5' S' 52 PA FACE OF CURB 3+07.30 17 L 90'00'00" 5' S 53 PA FACE OF CURB 3+07.30 22 L 90'00'OD" S 5 54 CORNER FACE OF CURB 3+27.30 22' L 55 CORNER FACE OF CURB 3+27.30 157L - - - 56 PA FACE OF CURB 3+07.30 15T L 90'OD'DO" 5' 5' 57 PA FACE OF CURB 3+07.30 169.1T L 54'2603' S 2.5T 58 P.1 FACE OF CURB 2+85.30 153.46' L 125'31'57' 9' JIT49 59 P.l FACE OF CURB 2+85.30 129.50, L 90'00'00" 5' 1 5' 60 CORNER FACE OF CURB 2+65.30 1 129.50' L - - - 61 CORNER FACE OF CURB 2+65.30 1 27 L 62 PA FACE OF CURB 2+85.30 22' L 90*WW' 5' 5' 63 PA FACE OF CURB 2+85.30 17 L 90'00'00' S 5' 64 PA FACE OF CURB 2+36.30 17 L 90.00'00" 6 S' 65 PA FACE OF CURB 2+36.30 22 L 90'00'00" S 5' 66 ICORNER FACE OF CURB 2+55.30 27 L 67 PA FACE OF CURB 2+55.30 111.50' L 68 PA FACE OF CURB 2+26.54 111.50' L 144-28'03" 5' 15.60 69 END OF CURB FACE 2+13.58 149.31' L - - - 70 CORNER FACE OF CURB 2+19.70 13V L 125'31'57" 5 9.71' 71 CORNER FACE OF CURB 2+12.05 131.37' L 72 END OF CURB FACE 2+07.30 35.1T L 73 PA FACE OF CURB 2+14.42 31' L I 90'00'00• 5' 1 5' 74 PA FACE OF CURB 2+14.38 12.76 L 80'16'33- S 4.27 75 P.L FACE OF CURB 2+07.99 12.94' L 25'OT3B" 3a 6.69' 76 1PAFACEOFCURB I 0+18.00 12' L I 90TOW i 35' 1 35' 6 39.D9 f 10 \ \ \ 33751 R \ j/ 00 339.31'R / 6+39.41 \ (SEE ELECTRICAL) \ `` TRANSFORMER PART (SEE ELECTRICAL) / 40 \ Y 4, I s, 4I T Ri7 A� Sy • ,h6'Z'. a-x 27.00 4+18.96 214.93'L f10 , FCSA 10 107 214.92'L 8' STUBS �s `j �W-_70 AND CAP*"` - - - - - - - - - - + - - - - - - - - - - - - - - - - - - - - - - 0 Cm try EXISTING WERANDS POND FOREBAY co ZZ L Or PAO s ji COMMONWEALTH OF VIRGINIA DEPARTMENT OF MILITARY AFFAIRS BUDDING 316, FORT PICKETT BLACKSTONE, VIRGDQ 23824 WINCHESTER READINESS CENTER PRO]ECT CODE NO: 123-17243 KEY PLAN GRAPHIC SCALES EX r�?An_ ME, 165.99 R 0+783.29 0++00 60l South Caroline Street, Baltimore, MD 21 i A SAND WHITMAN, REQUARDT & ASSOCIATES, C-53 F�TER FCSA S-1 LAYOUT PLAN i 13 0+33 106.551 Drawing No. r V - t / 5 ul 1x Z d COMMONWEALTH OF VIRGINIA DEPARTMEN' _ OF MILITARY AFFAIR" _ z /EXISTING GROUND o o z BUILDING 316, FORT PICSEIR / 0.567e 41y, ` N J o w BL►CESI'ONE, VIRGINIA 23824 00 > U / a s w o ` 100 -- � VC o, 710 PVI 1+00.00 o a N e ELEV 703.17 H FINISHED GRADE LP 1+03.33 �o LP ELEV. 703.635 WINCHESTER z 705 W _ READINESS CENTER W a ~ PROJECT CODE NO; 123-17245 0 3 i orn G Z N G W n 700 O N� N o KEY PLAN �9 7+00 6+00 5+00 4+DO 3+00 2+00 1+ 0 0+00 PROFILE OF DRIVEWAY C/L SCALE: 1" 40HORIZ. 1" = 4' VERT. GRAPHIC SCALES 0 20' 40" 80' SCALE: 1" = 40'-0" 0 4' 8' SCALE: 1' = 4'-0" SIGNATURE 501 South Caroline Street, Baltimore, MD ; UU MAN, REQUARDT k ASSOCIATES, ROAD PROPU..E Drawing No. C CLEANOUT C VDOT CLEANOUT DO I_6 VDOT q-1 I_5 VDOT I_3 q-1 VpOT I_2 VDOT q-3C DI-3C I_I HOPE 715. C-5 104.01 TC 708.75 104.01 TC 708.75 104.01 TG 709.4 104.09 TC 707.7 0409 TC 706.4 -- ----------------- --------------- -- --^_ EXISTING GROUND ----------_-__ 10-YR HCL \ ^ ------------------ - - "---------- -- 10-YR HGL 12" SD FINISHED GRADE 12" HOPE @ O.SOX _ _______ 10_YR FILL INV. 702.93 -� INV. 705.27 15' HOPE 0 p,5j ---------------------- 10-YR HGL 8" SD - - - - - INV. 704.14 INV. 703.89 W. 703.36 (1NV 18" HOPE 0 0.5D% ----------------------- 10-YR HGL 2t` HOPE 0 D.507. -------'------- INV. 701.03 703.11 - - - 10-YR WSEL= 21' HOPE 0.502 PROVIDE WYE INV. 702.43 INN/. 702.18 24' HDPE 0 0.507' 702.02 7 CONNECTIONS AS MIN. I' INV. C INV. NECESSARY FOR INV. 700.78 701.24 7p1,1eIN'✓. 700.53 CONNECTIONS TO INV 700.0 ROOF DRAINS. SEE a PLAN z PROVIDE 15 LF OF VDOT 69: coSITE _ _ _ m = CL I RIPRAP OVER VDOT n Ln RIPRAP FILTER FABRIC. D50= 1.1' G m o o w THICKNESS= 2.2' N + + + + + + + + m + + 4) N + 690 o- + + + + STORM DRAIN PROFILE: I-5 TO ES-1 7 STORM DRAIN PROFILE: I-4 TO I-3 SCALE: 1' = 40' HORIZ. 1' = 4' VERT. SCALE: 1" = 40' HORIZ. 1" = 4' VERT. - r3-L 04 09 TC 704.5 104 09 TC 704.5 SEC pN 70 FINISHED GRADE EXIST'NG GROUND ✓ 70 1 _YR H ---------- PINV. -------- '-°_' Hc�---- 12` HOPE 0 0.507. - - -- ---- NV. 701.51 / 12" HOPE 0 O 507 7 1NQ 700.930.83 _ _ - INV. 700 00 8` SO INV. 695.0 - o 6 8 0 c - o 69 STORM DRAIN PROFILE: I-8 TO ES-2 SCALE: 1' = 40' HORIZ. I" = 4' VERT. N HO2 MH-1 1-10 DI-3 1-9 x I_t 106.07 TC 708.8 TC 705.92 104.0 TC 705.92 104,09 TC FINISHED GRADE _ -I PROVIDE 15 LF OF VDOT CL I RIPRAP OVER VDOT RIPRAP FILTER FABRIC. D50= 1.1' THICKNESS= 2.2' DI-3C `INV. 707.0 \ 8 ERF. PVC 0 0.507. - INV_ 705 7 ---- 10 _YR HCL---- - ------ -- _ - 12` HDPE 0 O.77% ---- ----10_YR_HGL___----_- -- 21 SD (W) _ INV. 703.99 15" HDPE 0 0.50z��----------- INV 70078 MIN. 1' 18" HOPE 0 0.50% 24" SO (E) �� INV. 702.67 (INV. 702.42 _ � NV. 700.53 w m �' "' m r INV. 701.84 = i = 8' SOLID - - - _ _ c L NV. 701.59 rn o V. PVC 3 �_ EXISTING GROUND 701.0 in=' CONCRETErI r ENCASEMENT ,n N o rn e+ o o- SEE D/C-5.3 Q o+ o+ o o + O- o STORM DRAIN PROFILE: I-10 TO I-1 SCALE: 1' = 40' HORIZ. 1' = 4' VERT. 10 10 1. ALL HDPE STORM DRAIN PIPING SHALL BE AASHTO M294-90 TYPE `S- (SMOOTH LINED), UNLESS OTHERWISE NOTED. 2. STORM DRAIN INLETS AND APPURTANCES SHALL BE IN ACCORDANCE WITH VDOT SPECIFICATIONS. COMMONWEALTH OF VIRGINIA DEPARTMEN OF MILITARY AFFAIR; BMING 310, FORT PICKM BUCESTONE, VIRGDQ 23824 WINCHESTER READINESS CENTER PROJECT CODE NO: I23-17245 KEY PIAN GRAPHIC SCALES 20' 40' BO' SCALE: 1" = 40'-0" 0 4' 8' SCALE: 1" = 4'-0" SIGNATURE %%" A& 801 South Caroline Street, Baltimore, ND i WMTMAN, REQUARDT & ASSOCIATES, STORM DRAIN PROFILES Drawing No. C- 2.2 FCSA S-3 13 TC 709.0 S-1 FCSA EX. TC 710.0 13 SAN MH 4 F.F. ELEV. 709.75 71 0 o S-2 FCSA TC 704.0 13 N Z FINISHED GRADE 6' PVC, _ SDR 35/26 / — — 70 MIN. 1' / NV. 705.50 INV. 702.30 / SEE MECH. FOR DIP, CL52 0 1.00% _ — T CONTINUATION 702.53 6' / EXISTING GROUND 7 48" SO 6" PVC, SDR 35/26 1 NV. 695.0 NINV 7110 09 INV. 699.89 OOZ o — INV. 697.20 1 J ro 69 a INV. 9 '31 TN. 696.11 oo� o� oN o 6„ nrmOTT r !lr all orumn PROFILE OF 8" WATER TO FH-1 10 1. UNLESS OTHERWISE NOTED, ALL WATER PIPING S-IALL BE PVC, SDR-21, WITH RESTRAJNED JOINTS IN ACCORDANCE WITH FCSA SPECIFICATIONS. 2. UNLESS OTHERWISE NOTED, Al SANITARY PIPING SHALL BE PVC, SDR 35/26, IN ACCORDANCE WITH FCSA SPECIFICATIONS. COMMONWEALTH OF VIRGINIA DEPARTMENT OF MILITARY AFFAIRS BUUDING 316, FORT PICKETT BLACIMONB, VIRGBU 23824 WINCHESTER READINESS CENTER PROJECT CODE N0: 123-17245 KEY PLAN GRAPHIC SCABS 0 20' 40' 80' SCALE: 1' = 40'-0" 0 4' 8' SCALE: 1' = 4'-0" SIGNATURE 801 South Caroline Street, Baltimore, MD 2 UITMAN, REQUARDT & ASSOCIATES, WATER AND SEWER PROFILES Drawing No. C-2.3 PROFILE OF 8" WATER TO FH-3 \ ` 707.52 \ \ 707.41 707.01 N J 707.42 707.311a 07.36 / / /O 0.5 706.93 HANDICAP H ` \ SIGN M) C-5. 707.0��0 TOP OF CURB/SIDEWALK \ 7D6.74 3 BRAN BE FLUSH WITH ` 706.68 TOP OF PAVEMENT 707,0 \ VAN ACCESSIBLE / 11 7 .89 706.76 \ LJl 709.75 709.12 709.46 70693 706.49 2x MA)( 3�9X 3.69X - �e 709.75 709.52 709.12 706.74 70 .9 706.42 709.66 � 1 06.90 � \ � ` � 1 VAN ACCESSIBLE 1 2 706.93 706.62 1 i 707.0 7.66 06 DOWN wq 9 1 707.70 � TC 07.59 �I QC 0 ACCESSIBLE ROUTE PLAN A NOTE SLOPE WITHIN ACCESSIBLE PARKING AREA SCALE 1 == 10' C_4 SHALL NOT EXCEED 2%. IN ANY DIRECTION. CONCRETE PAD SCORING PLAN g SCALE: 1' = 30' C-4. COMMONWEALTH OF VIRGINIA DEPARTMEN' OF MILITARY AFFAIR' BUILDING 316, FOR? PICKM BLACKSfONE, VIRGINIA 23824 WINCHESTER READINESS CENTER PROJECT CODE 140: 123-17245 KEY PLAN GRAPHIC SCALES 20' 0' 40' 8( SCALE: 1' = 40' SIGNATURE 801 South Caroline Street Baltimore, ND 1 111ITMAN, REQUARDT & ASSOCIATES, ENLARGED PLANS Drawing No. C--4.1 1PERPAVE SM-9.5 A, PG 64-22 BINDER 8 6 VDOT NO. 21A (DENSE GRADED AGGREGATE) COMPACTED SUBGRADE LIGHT —DUTY BITUMINOUS CONCRETE PAVEMENT A NOT TD SCALE C-5.1 1-1/2' VDOT SUPERPAVE SM-9.5 A. PG 64-22 BINDER 4" VDOT SUPERPAVE BM-19.0 A 11-1/2- 6 VDOT NO. 21A (DENSE GRADED AGGREGATE) COMPACTED SUBGRADE HEAVY—DUTY BITUMINOUS CONCRETE PAVEMENT g NOT TO SCALE C-5.1 1' ELASTOMERIC SEALANT ATOP 3/8" PREMOLDED EXPANSION JOINT INDICATED BY BOLD LINES ON PLANS (EJ) 6' x 6' W2.9 x W2.9 WWF (2' FROM TOP) DISCONTINUE MESH AT EXPANSION JOINTS .43/8' x 3/8' SCORING JOINT INDICATED BY THIN LINE ON PLANS (SJ) 6' THICK 4,000 PSI AR-ENTRAINED CONCRETE SLAB FNI=IIL�IE Il=11 IE=I �4• VDOT NO. 21A (DENSE GRACED AGGREGATE) APPROVED COMPACTED HEAVY—'DUTY CONCRETE PAVEMENT C NOT TO SCALE C-5.1 WIDTH VARIES SEE PLAN SLOPE 1/4PER 12' LIGHT BROOM FINISH 2' IN DEECTION OF I AIR ENTRAINED CONCRETE, 4' THICK, SURFACE DRAINAGE I fA = 4000Psi 0 28 Boys nNlShU GRADE x6'-W2.9xW2.9WWM BREAK WWM AT CONTROL _ AND EXPANSION JOINTS 1 4" DENSE GRADED AGGREGATE COMPACTED SUBGRADE V1/2' RADIUS 1" POURED ELASTOMERIC SEALANT ATOP EF�_ PREMOULDED EXPANSION JOINT MATERIAL, 1/2' THICK, FULL DEPTH OF JOINT AND EXPANSION JOINT TRIMMED TO BE SLIGHTLY BELOW SURFACE AS SHOWN. PLACE AT 15' O.C. MAX. SPACING. FORM JOINT AROUND ALL APPURTENANCES SECTION �1/2' RADIUS TROWELED CONTROL JOINT, 1/8" TFIICK, PLACED AT s D.C. CONTROL JOINT MAX. SPACING PREMOLDED JT. FILLER W1 3 8' SEALANT BEAD GRASS , WATERPROOF CEMENT — BLACK ASPHALTIC PAINT ON POLE BELOW GRADE .I .a iV e' � i IF�I81 I II D 1 WEDGE -REM VE AFTER AUGNMENI �TYP.) A DRY SCREENED SAND A TAMPED IN TIGHTLY D Uk COATED D WW ASM4 LT1C SLEEVE 3/16' STEEL PLATE a A 6' x 6' x 3/16" STEEL PLATE I}�- --3/4" DIA. LIGHTNING ARRESTOR SPIKE FLAGPOLE BASE E NOT TO SCALE C-5.1 3000 PSI CONCRETE BUTAPER 12' e W/AVuevnA I I I I I 6' MIN ELEVATION 7/B" DIA HOLE - TOP OF REINFORCING \ \ BAR FLUSH WITH TOP OF BUMPER �-3/4" DIA REINFORC NG BAR IMBEDDED 2'-0' INTO SUBGRADE SECTION PARKING BUMPER �F� NOT TO SCALE C-5.1 1" CONCRETE CAP - CONCRETE SIDEWALK D BE)CIENEN COINTO OR NCRETE THIRDAND CONCR DE AND NY FIX NOT TO SCALE C-5 1 STRUCTURE (BUILDING, CURB, ETC.) SFF SDF PAVING PI AN ON APCHITFC..TIIRAI INSTALL PLASTIC BOLLARD COVER 1/2' EXP. JOINT 7/8' DIA HOLE - TOP OF REINFORCING BAR FLUSH WITH TOP OF BUMPER �7• MIN. 9 6'0 STEEL PIPE GUARD POST ((SCH FILLED WITH CbNCREN A R EMRAINED CONCRETE FOOTING 30 1 D. BOLLARD DIA REINFORCING BAR )ED 2'-0" INTO SUBCRADE 0 �n 1� PENALTY 100-5500 FINE W-AWAY 20N ACCESSIBLE ADD'TIORAL SIGN — TO INDICATE A 'VAN ACCESSIBLE" HANDICAP SPACE AS NOTED ON PLAN 7'- HANDICAP SIGN H NOT TO SCALE HANDICAP 7'-D' PAINT 1' 4" TYP. BLUE PANT ' 4 Clp BLUE PAINT 0 4-1 ACCESSIBLE STENCIL I NOT TO SCALE C-5.1 DEPRESSED D CURB 20' 6' TYP. 6' TYP. I ACCESSIBLV I STENCIL C-5. 5' T F8' FOR VANd ACC SSIBLE SPACES AS SHOWN ON PLAN) HANDICAP PARKING LAYOUT J NOT TO SCALE BEGIN SLOPE CURB 2 CC-2 01.01 _ e —RAMP ' a 5' T- 1/2'R e: • 72:1 MAX I a 2' CONCRETE D - I I I I- I I I PANNIG -5. COMPACTED SUBGRADE NOSE DOWN CURB �K� SIDE`M1TALK RAMP ''-3' 1'-6' CURB COMMONWEALTH OF VIRGINIA DEPARTMEN' OF MILITARY AFFAIR.' BUDDING 316, FORT PICSEl9' BLACKSTONE, VIRGINIA 23824 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-17245 1&1"&, 801 South Caroline Street, Baltimore, ND 2 VHMW, REQUARDT & ASSOCIATES, SITE DEPAIIS Draining No. C-5.1 PIPE DIAMETER MAXIMUM A 'D' 24" k UNDER 12" OVER 24" 18- TRENCH WIDTH BACKFILL SHALL BE IN ACCORDANCE WITH 6" MIN. SPECIFICATIONS Q t 4,ODO PSI NO. 57 AGGREGATE :°• °' CONCRETE MIN. XYAW^ IA CONCRETE ENCASEMENT DETAIL rl NON -PLASTIC PIPE NOT TO SCAT: r-, — INITIAL BACKFILL SPRINGUNE —BEDDING MATERIAL SHALL BE IN ACCORDANCE WITH SPECIFICATIONS PLASTIC PIPE PIPE TRENCHING AND BEDDING A NOT TO SCALE REMOVABLE i —6" GRADEFINISHED THREADED PLUG I(^jl GRADE 3,000 PSI H ,p/�4S CONCRETE 4" PVC PIPE CAP END OF LINE NOTE: FITTINCS FOR CLEANOUT SHALL BE SUITABLE FOR PIPE MATERIALS USED, TYPICAL CLEANOUT NOT TO SCALE 5'-0' VDOT #2 STONE AGGREGATE (DEPTH VARIES —SEE PROFILE) PVC PROVIDE MINIMUM 3 ROWS OIr�'_. SPACED 5' ON —CENTER OR ENTIRE LENCTH OF PiPE. SIDES 1 BOTTOM DRAINROOF SPLASH INDICATOR POST i---FINISHED CRADE INDICATOR POST VALVE TO BUILDING POST INDICATOR VALVE DETAIL NOT TO SCALE COMMONWEALTH OF VIRGINIA DEPARTMEN] OF MILITARY AFFAIRS BUILDING 316, FORT PIC= BLACMNE, VIRGDQ 23824 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-17245 VVI"&T 801 South Caroline Street, Baltimore, Q 2 ' FMTMAN, REQUARDT k ASSOCIATES, uilirii DETAILS Drawing No. C-5.2 6" OBSERVATION PCRT/CLEANOUT AS SHOWN ON PLAN AND PROFILE. PROVIDE THREADED CAP FINISHED CRADE )LIAYER 3 3' TOPSOIL �12' O SOI WASHED 'CONCRETE' SAND YOM, MOM PROVIDE GEOTIDM AROUND ,( r v( PEACE UNDERDRAIN 7' BELOW SAND LAYER ON ALL SIDES, TOP & BOTTOPROVIDE GEOTEXTILE CA6' PERFORATED BENEATH GRAVEL OF UNDERDRAIN6' UNDERDRAIN TYPICAL SECTION NO SCALE MATERIAL SPECIFICATION SIZE NOTES FILTER FABRIC VOOT DRAINAGE FABRIC N/A PROVIDE ON ALL SIDES OF SAND LAYER, TOP AND BOTTOM UNDERDRAIN GRAVEL CLEAN AASHTO W-43 0.375' TO 0.75' GRAVEL SHALL BE CLEAN GEOTEXTILE UNDER GRAVEL VDOT DRAINAGE FABRIC N/A PROVIDE BENEATH GRAVEL LAYER ONLY UNDERDRAIN PIPING F 758, TYPE PS 28 OR AASHTO M- 278 6' RIGID SCHEDULE 40 PVC OR SDR35 318" PERE 0 6' ON CENTER, 4 HOLES PER ROW; MINIMUM OF 3 OF GRAVEL OVER PIPES; NOT NECESSARY UNDERNEATH PIPES. SAND CLEAN AASHTO-M-6 OR ASTM-C-33 CONCRETE SAND 0.02' TO 0.04' SAND SUBSTITUTIONS SUCH AS DIABASE AND GRAYSTONf 10 ARE NOT ACCEPTABLE. NO CALCIUM CARBONATED OR DOLOMITIC SAND SUBSTTTUDON ARE ACCEPTABLE. NO "ROCK DUST' CAN BE USED FOR SAND. SURFACE SAND FILTER A NO SCALE C-5.3 tPC EW-I J6 1 R-2 02 1156.10 PROVIDE 67X4' OPENING ON ALL S DES-INV. 701.1 EXISTING GROUND 710 1 /� l / FINISHED / GRADE 705 p 25-YR EL. 701.26 WQ-701 1 p W0v=701.1 - p 10-YR EL. 699.73 p 2-YR EL. 697.25 24' HOPE @ 0.50% (IW_ 11 696.35 INV. 696.6 LU 696.00 PROVIDE 15 LF OF VDOT I W CL 1 RIPRAP OVER VDOT v ; RIPRAP RLTER FABRIC. S " o D50= 1.1% THICKNESS= 2.2' o o `" + PROFILE OF R-2 TO EW- I SCALE: 1" = 40' HORIZ. 1' = 4' VERT. SAND FILTER PROFILE SCALE: 1" = 40' HORIZ. 1' = 4' VERT. 5-4' PROVIDE I' PERFORATIONS 2.5" 0/C. �PACED 9 PERFORATIONS PER ROW) 6" PERFORATED WRAP W 1/4' HARDWARE CLOTH AND COVER WITH WASHED NO. 2 STONE FLANGE ADAPTER REMOVABLE " CAP 1' MIN D ORIFICE PLATE 15%6'z6' TEE C-53 PERFORATED RISER NO SCALE C-5.3 TS' STEEL BOLTS WITH S AND NUTS BOTH SIDES PROVIDE 1.8' DIA HOLE IN ORIFICE PLATEP�UMINUM FL4' THICK PLATE JjH Ill INVERT OF PLATE HOLE TO ORIFICE INVERT ° SHOWN ON PROFILE ORIFICE PLATE D RUBBER GASKETS ASTM c-a43 NO SCALE C-5.3 A J X1 COMMONWEALTH OF VIRGINIA DEPARTMENT OF MILITARY AFFAIRS BUILDING 316, PORT PICKETT BLACKSPONE, VIRGINLL 23824 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-17245 KEY PLAN GRAPHIC SCALES 0 20' 40' 80' SCALE 1" = 40'-0' 0 48' SCALE: 1" = 4'-0" SIGNATURE 801 South Caroline Street, Baltimore, LID 211 ITMW, REQUARDT & ASSOCIATES, I STORMWATER MANAGEMENT DETAM Drawing No. C-5.3 Z SD-2 B SD -I 8 D06l'O , C 703.23 150' C-5.4 C-5 4 FINISHED GRADE 48' HEADER PIPE 1+50.93 °� 70 -158.12'R—0+67.50 EXISTING GROUND 277.93' 48' HEADER PIPE p 25-YR EL. 701.26- \ 48" SOLID 70 SZ 10-'fR EL. 699.7 5 \ AL2CSP SO 8 C-5.4 p 2-YR EL. 69725 4g' pERFORA E'B ASP SO EX. 21RCP PROVIDE 11" 21' SD 69 ' i ORIFICE. MATCH INVERT WITH INV. 695.00� INV. 695.00 - 21' SO VDOT R 1 8" SOLID INV. INV. 693.88 — - — - - — - — - — - — - - C/L OF JB-1 AL2CSP 694.03 1 +D6.61 — — - — — - PROFILE106.1 127.26'R NOTE: MANUFACTURER SHALL DESIGN ALL HEADERS, x B I 1 CONNECTIONS, FITTINGS, AND PROVIDE NECESSARY 0+23.18 69 C-5.4 I48" � C-5.4 REINFORCEMENT. 247.08'R UNDERGROUND DETENTION PIPING Lj685-- " SCALE: I" = 20' C_54 PROFILE OF 48" SWM PIPE ELEVATION MANHOLE DETAIL B NOT TO SCALE SCALE: 1" = 40' HORIT VADO FABR DRAD 157 STONE FABRIC ......... 1Z GAGE, WITH 2-2/3-x1 2- CORRUGATIONS. 3//8" PERFORATIONS IN ACCORDANCE WITH AASHTO M-36, CLASS 2. 48" CSP SECTION 1 ,[ PLATE MIN NOT TO SCALE C-5.4 18 1/4' BENT TO FIT CURVATURE OE PIPE 6' 2' O 5 ' 10 5/8' 2' 3/4' HOLES PLATE WASHER 1 4 x 5' x 2.0' TE WASHER 5/8' GALVANIZED BOLTS BOLT TO LADDER BRACKET MOUNT DETAIL e�MNIG 4' DEEP 1 3/8" THICK NIMUM) LADDER DETAIL FOR MANHOLES C NOT TO SCALE C-5.4 MAINTENANCE AND INSPECTION NOTES MAINTENANCE SHALL BE THE RESPONSIBIL[TY OF THE DEPARTMENT OF MILITARY AFFAIRS ROU'1NE MAINTENANCE 1. GRASS AND VEGETATION AROUND THE STORMWATER MANAGEMENT FACILITY SHALL BE CONTINUOUSLY MAINTAINED BY MOWING. GRASS ALONG POND SLOPS SHALL BE MAINTAINED TO A MAXIMUM HEIGHT OF 18'. GRASS ABOVE SAND FILTER SHALL BE MAINTAINED TO A MAXIMUM HEIGHT OF 12'. MAINTiENAN'CE REQUIREMENTS 1. REMOVAL OF SILT WHEN ACCUMULATION EXCEEDS FOUR (4) INCHES IN THE FOR -BAY. 2. REMOVAL OF ACCUMULATED PAPER, TRASH AND DEBRIS EVERY MONTH. 3. INSPECTION AND REPAIR OF THE RISER STRUCTURES AND POND FACILITY ANNUALLY AND AFTER EACH MAJOR STORM. 4. SIGNS OF EROSION SHALL BE CORRECTED WITH EROSION MATTING, RIP -RAP, OR OTHER APPROVED ARMORING MEASURES. SAND FILTER FACILITY 1. THE SAND FILTER SHALL BE INSPECTED ON AN ANNUAL BASIS AND AFTER EACH MAJOR RAINFALL EVENT. IF WATER PONDS FOR MORE THAN 72 `LOURS AFTER A RAINFALL EVENT, THE UNDERDRNN SHALL BE CLEANED OUT AND THE TOP 3" OF SAND SHALL BE CLEANED OR REPLACED AS NECESSARY.S DT NAGE RIC COMMONWEALTH OF VIRGINIA DEPARTMEN9 OF MILITARY AFFAIRS BU11DING 316, FORT PICKM BLACIMONE, VIRGINIA 23824 WINCHESTER READINESS CENTER PROIECr CODE NO: 123-17245 KEY PLAN GRAPRIC SCALES 0 20' 40' 80' SCALE: 1" = 40'-0" 0 4' 8' SCALE: I" = 4'-0" SIGN9TOBE Ism"& 801 South Caroline Street, Baltimore, MD 2' WMTMAN, REQUARDT & ASSOCIATES, STORMWATER MANAGEMENT DETAQS Drawing No. C-5.4 to'-o• ' BARBED WIRE OUTRIGGER CENTER OF POST TO CENTER OF POST MAXIMUM — (ON BOTH SIDES AT EACH POSE) r--CHNN UNK FEWX FABRIC I TOP SELVAGE TWISTED 2-7/8' DU END, CORNER OR PULL POST 1-5/8' DIA UWE RAIL (REO'D AT ALL CORNERS, CHANCE IN DIRECTION AND CATE OPENINGS) 3/8' MIN, DIA. ADJUSTABLE TRUSS ROD — (REO'D AT ALL CORNERS, CHANGE W DIRECTION AND GATE OPENINGS) TURNBUCKLE — r FTNISHED GRADE GATE PLAN GATE OPENING (AS SHOWN ON PLANS) 4-POINT BARBED WIRE (3 STRANDS) 2Z II � I ' II ' i II r— U_j CONCRETE FOOTING SINGLE —LEAF GATE LUJ TIE (TYP) CHAIN LINE( FENCE FABRIC BOTTOM SELVAGE KNUCKLED LI I LUJ CONCRETE FOOTING 16' LAIN. 2-7/8" DIA CATE POST BARBED WIRE (3 STRANDS) TENS C31AW LIN FENCE FA (9 GAGE, CHAIN LINK SECURITY FENCE A NOT TO SCALE 2' SQUARE CATE FRAME TYP ALL 4 SIDESj. ALL N1S WELDED TO MAKE A SOLID FRAME 3/8' MIN. DIA ADJUSTABLE TRUSS ROD FULCRUM LATCH WITH STRIKE PLATE TENSION BAR (TYP 4 SIDES) GATE PLAN CATE OPENING (AS SHOWN ON PLANS) 4-POINT BARBED WIRE (3 STRANDS) o Z I I I 1 I iI 1' ID STEEL PIPE I FF U J CONCRETE FOOTING T SAND 16" MIN. CHAIN LINK SWING GATE B NOT TO SCALE C-5.5 DOUBLE -LEAF GATE NOTES: 1. WIRE TES, RAILS, POSTS, AND BRACES SHALL BE CONSTRUCTED ON THE SECURE SIDE OF THE FENCE ALIGNMENT. CHAIN-UNK FABRIC SHALL BE PLACED ON THE OPPOSITE SIDE OF THE SECURE AREA. 2. ONLY 9-GAGE GALVN CED STEEL TIRE WIRES SHALL BE USED FOR FASTENING THE FENCE FABRIC TO FENCE POSTS AND RAILS. HOC RINGS OR 16-GAGE, 6.5 INCH LONG, STAINLESS STEEL DOUBLE LOOP BAR TIE WIRES SHALL BE USED FOR FASTENING FENCE FABRIC TO TENSION WIRES AND TRUSS RODS. DIA GATE POST (TYP _ALL 4 SIDES). ALL doIJIS WELDED TO MAKE A SOLID FRAME 3/8' MIN. DIA ADJUSTABLE TRUSS ROC FULCRUM LATCH WITH STRIKE PLATE TENSION BAR (TYP 4 SIDES) ,TURNBUCKLE CHAIN LINK FENCE FABRIC -FINISHED GRADE COMMONWEALTH OF VIRGINIA DEPARTMENT OF MILITARY AFFAIRS BUBAING 316, PORT PT= BLACUMNR, VIRGINTA 23BZ4 WINCHESTER READINESS CENTER PROJECT CODE NO: IZ3-17M O'k—kyj— k; 44A 801 South Caroline Street, Baltimore, MD 21 WMTIIAN, REQUARDT k ASSOCIATES, FENCE DETAILS GATE POST AT CURB C Drawing No. NOT TO SCALE C-5.5 C-5.5 VESCR MINIMUM STANDARDS MS -I SOIL STABILIZATION: ALL DENUDED AREAS WHICH WILL BE LEFT DORMANT FOR EXTENDED PERIODS OF TIME SHALL BE SEEDED WITH FAST GERMINATING TEMPORARY VEGETATION IMMEDIATELY FOLLOWING GRADING. EROSION CONTROL BLANKETS WILL BE INSTALLED OVER FILL SLOPES WHICH HAVE BEEN BROUGHT TO FINAL GRADE AND HAVE BEEN SEEDED TO PROTECT THE SLOPES FROM RILL AND GULLY EROSION AND TO ALLOW SEED TO GERMINATE PROPERLY. MULCH (STRAW OR FIBER) WILL BE USED ON RELATIVELY FLAT AREAS AND WILL BE APPLIED AS A SECOND STEP IN THE SEEDING OPERATION. MS-2 SOIL STOCKPILE STABILIZATION: SOIL STOCKPILES WILL BE PROTECTED BY SILT FENCES ON THE DOWNSTREAM SIDE OF THE STOCKPILE. STA31LIZIZE IMMEDIATELY WITH TEMPORARY VEGETATION. MS-3 PERMANENT STABILIZATION: ALL AREAS DISTURBED BY CONSTRUCTION SRALL BE STABILIZED WITH PERMANENT SEEDING IMMEDIATELY FOLLOWNG FINAL GRADING. SEEDING SMALL BE DONE ACCORDING TO STANDARD & SPECIFICATION 3.32, PERMANENT SEEDING, OF THE HANDBOOK. EROSION CONTROL BLANKETS WILL BE INSTALLED OVER FILL SLOPES WHICH HAVE BEEN BROUGHT TO FINAL GRADE AND HAVE BEEN SEEDED TO PROTECT THE SLOPES FROM RILL AND GULLY EROSION AND TO ALLOW SEED TO GERMINATE PROPERLY. MULCH (STRAW OR FIBER) WILL BE USED ON RELATIVELY FLAT AREAS AND WILL BE APPLIED AS A SECOND STEP IN THE SEEDING OPERATION. MS-4 SEDIMENT BASINS & TRAPS: ONE TEMPORARY SEDIMENT BASIN IS TO BE CONSTRUCTED AT THE LOW POINT ON THE SITE. N SHALL BE CONSTRUCTED PRIOR TO ANY LAND -DISTURBING ACTIVITY. MS-5 STABILIZATION OF EARTHEN STRUCTURES: ALL EARTHEN STRUCTURES, THE TEMPORARY CONSTRUCTION ENTRANCE, AND DIVERSION DIKES SHALL BE STABILIZED IMMEDIATELY AFTER INSTALLATION. MS-6 SEDIMENT TRAPS AND BASINS: SPECIFIC DIMENSIONS OF THE EMBANKMENTS AND SPILLWAYS ARE SHOWN ON THE DETAIL SHEET. THE TOTAL PROPOSED DRAINAGE AREA IS 8.09 ACRES. MS-7 CUT AND FILL SLOPES DESIGN AND CONSTRUCTION: EROSION CONTROL BLANKETS WILL BE INSTALLED OVER FILL SLOPES WHICH HAVE BEEN BROUGHT TO FINAL GRADE AND HAVE BEEN SEEDED TO PROTECT THE SLOPES FROM RILL AND GULLY EROSION AND TO ALLOW SEED TO GERMINATE PROPERLY. MS-8 CONCENTRATED RUNOFF DOWN SLOPES: CONCENTRATED RUNOFF DOWN SLOPES SHALL BE PROTECTED BY RIPRAP. MS-10 STORM SEWER INLET PROTECTION: ALL STORM SEWER INLETS SHALL BE PROTECTED DURING CONSTRUCTION. SEDIMENT -LADEN WATER SHALL BE FILTERED BEFORE ENTERING THE STORM SEWER INLETS. SPECIFIC DIMENSIONS OF THESE ARE SHOWN ON THE DETAIL SHEET. MS-11 STORMWATER CONVEYANCE PROTECTION: RIPRAP IS TO BE PLACED AT THE OUTLET OF ALL PIPES AS SHOWN ON THE DRAWINGS. MS-12 WORK IN LIVE WATERCOURSE: THERE ARE NO LIVE WATERCOURSES IN THE PROJECT AREA MS-13 CROSSING L'VE WATERCOURSE: THERE ARE NO LIVE WATERCOURSES N THE PROJECT AREA MS-14 REGULATION OF WATERCOURSE CROSSING: THERE ARE NO LIVE WATERCOURSES IN THE PROJECT AREA MS-15 STABILIZATION OF WATERCOURSE: THERE ARE NO LIVE WATERCOURSES N THE PROJECT AREA. MS-16 UNDERGROUND UTILITY LINE INSTALLATION: TRENCH EXCAVATION SHALL BE LIMITED TO AMOUNT THAT CAN BE BACKFILLED AND STABILIZED WITHIN A DAY. EXCAVATED MATERIAL SHALL BE PLACED ON THE UPHILL SIDE OF TRENCHES. RUNOFF WILL BE FILTERED AND PASSED THROUGH A SEDIMENT TRAPPING DEVICE PRIOR TO BEING DISCHARGED IN A MANNER THAT DOES NOT ADVERSELY AFFECT FLOWING STREAMS OR OFF -SITE PROPERTY. BACKFILL MATERIAL SHILL BE COMPACTED IN ORDER TO MINIMIZE EROSION AND PROMOTE STABILIZATION. MS-17 VEHICULAR SEDIMENT TRACKING: A TEMPORARY CONSTRUCTION ENTRANCE SHALL BE INSTALLED AT THE ENTRANCE TO THE SITE. CONTRACTOR SHALL BE RESPONSIBLE FOR DAILY CLEANING/REMOVAL OF ANY SEDIMENT TRACKED ONTO ROADS OUTSIDE OF PROPERTY. MS-18 REMOVAL OF TEMPORARY MEASURES: ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES WILL BE REMOVED WITHIN 30 DAYS AFTER FINAL SITE STABILIZATION OR AFTER THE TEMPORARY MEASURES ARE NO LONGER NEEDED, UNLESS AUTHORIZED BY THE PROGRAM AUTHORITY. MS-19 STORMWATER MANAGEMENT: SURROUNDING PROPERTIES ARE PROTECTED FROM EROSION RUNOFF AND SEDIMENT DEPOSITION DUE TO SILT FENCES SURROUNDING THE PERIMETER OF THE SHE STORMWATER FLOW DURING CONSTRUCTION SHALL BE DISCHARGED INTO A TEMPORARY MAN-MADE SEDIMENT BASIN. POST CONSTRUCTION FLOW WILL BE DISCHARGED INTO A SANDFILTER, ON -SITE DRY POND AND UNDERGROUND PIPE STORAGE FACULTY. KAKKAIIVL PROJECT DESCRIPTION THE DEPARTMENT OF MILITARY AFFAIRS. COMMONWEALTH OF VIRGNIA, PROPOSES TO CONSTRUCT A NEW READINESS CENTER TO REPLACE AN EXISTING CENTER WHICH IS OVER 65 YEARS OLD. THIS PROPOSED 10.1 ACRE SITE IS LOCATED EAST OF WINCHESTER, ARGINIA, AT THE SOUTHEAST CORNER OF THE PROPOSED GOVERNOR'S HILL DEVELOPMENT OFF OF US ROUTE 50 (MILLWOOD PIKE). ZONING OF THE PROPERTY IS R-4 AND IS WITHIN THE SHAWNEE MAGISTERIAL DISTRICT OF FREDERICK COUNTY. VIRGNIA. THE SITE WILL CONSIST OF CONSTRUCTION OF ONE 51,200 SF 2-STORY BUILDING, PARKING AREAS, AND LAWN. A TOTAL OF APPROXIMATELY 8.8 ACRES WILL BE DISTURBED DURING CONSTRUCTION. THE PROPOSED IMPERVIOUS AREA TO THE SITE IS 3.7 ACRES. THE PROJECT IS SCHEDULED TO BEGIN CONSTRUCTION IN SPRING OF 2008 AND WILL BE COMPLETE WITHIN 2 YEARS. EXISTING SITE CONDITIONS THE MAJORITY OF THE PROPOSED SITE SLOPES DOWN TOWARDS THE NORTH EASTERN CORNER OF THE PROPERTY. THE PRE -DEVELOPMENT DRAINAGE AREA TO THIS POINT IS 6.81 ACRES AND THE POST -DEVELOPMENT DRAINAGE AREA IS 8.12 ACRES. THE REMAINDER OF THE DRAINAGE AREA WILL SHEET FLOW THROUGH VEGETATION OFF THE PROPERTY. MOST OF THE EXISTING SITE IS COVERED WITH TREE GROWTH. THE SLOPES ALONG THE EXISTING GROUND AVERAGE 3-5Z. AS THE OVERALL SITE SLOPES GENTLY, THERE HAVE NOT BEEN ANY EROSION PROBLEMS IDENTIFIED ON THE SITE. PROPOSED SEDIMENT CONTROLS WILL IDENTIFY THE PERIMETER OF CONSTRUCTION AND CONTAIN ANY SEDIMENT RUNOFF FROM LEAVING THE SITE. A TEMPORARY SEDIMENT BASIN WILL BE CONSTRUCTED AT THE NORTH EAST CORNER OF THE PROPERTY TO TRAP SEDIMENT. AN EXISTING WETLAND POND AREA WILL SHALL BE PROTECTED BY SILT FENCE AND NOT BE DISTURBED. ADJACENT AREAS THE 10.1 ACRE PROPERTY IS BOUNDED TO THE NORTH BY COVERSTONE DRIVE, TO THE SOUTH BY THE WINCHESTER REGIONAL AIRPORT, TO THE WEST BY A FUTURE COMMERCIAL DEVELOPMENT AND TO THE EAST BY AN INDUSTRIAL PARK SILT FENCE AND DIVERSION DIKES WILL ENCOMPASS THE SITE DURING CONSTRUCTION TO PREVENT SEDIMENT RUNOFF TO ADJACENT PROPERTIES. WITH EXCEPTION OF THE INDUSTRIAL PARK AND THE AIRPORT, IT IS ANTICIAPTED THAT THERE WILL BE NO DEVELOPMENT ON THE REMAINING ADJACENT PROPERTIES DURING CONSTRUCTION. DUST CONTROL N ACCORDANCE WITH VESCH STD & SPEC 3.39 SHALL BE APPLIED AS NECESSARY. THE ADJACENT DEVELOPER WILL BE RESPONSBLE FOR PROVIDING CONSTRUCTION ACCESS TO THE SITE A 21" STORM DRAIN WILL BE PROVIDED FOR DISCHARGES FROM THE SITE AT THE NORTHEAST CORNER OF THE PROPERTY. QE-SITE AREAS NO OFF -SITE AREAS ARE REQUIRED FOR CONSTRUCTION. ALL EARTHWORK WILL BE CONFINED ON -SITE, TOPSOIL MUST BE STRIPPED FROM GRADED AREAS AND STOCKPILED FOR USE IN FINAL GRADING AND PERMANENT STABILIZATION. THE STOCKPILE WI1 BE STABILIZED WITH TEMPORARY VEGETATION TO PREVENT SOIL LOSS AND SEDIMENT TRANSPORT FROM THE STOCKPILE ITSELF UNTIL NEEDED. OILS AS SHOWN ON THE NRCS WEB SOIL SURVEY 2.0, THE PREDOMINANT SOIL ON THE SITE IS CLEARBRDDK CHANNERY SILT LOAM, WHICH 15 Of HYDROLOGICAL SOILS GROUP D. THE K-FACTOR OF THE CLEARBROOK CHANNERY SILT LOAM IS 0.32. A SMALL AREA OF WEIKERT-BERKS CHANNERY SILT LOAM IS ALSO PRESENT AT THE NORTHEAST CORNER OF THE PROPERTY AND A SMALL AREA OF BERKS CHANNERY SILT LOAN IS PRESENT AT THE NORTHWEST CORNER OF THE PROPERTY. THESE SOILS ARE ALSO OF HYDROLOGICAL SOILS GROUP D. L:HII I ;N LNUSION AREAS WITH EXCEPTION OF AN EXISTING WETLANDS POND THAT HIS BEEN IDENTIFIED ON THE SITE, THERE ARE NO CRITICAL EROSION AREAS ON THE SITE. THE EXISTING POND WILL BE PROTECTEC BY SILT FENCE DURING CONSTRUCTION. DURING CONSTRUCTION OF THE TEMPORYARY SEDIMENT BASIN, 2:1 SLOPES WILL BE GENERATED FOR PORTIONS OF THE BASIN. THESE SLOPES SHALL BE STABILIZED BY EROSION CONTROL BLANKETS. EROSION AND SEDIMENT COMRO MEASURES PRIOR TO COMMENCEMENT OF CONSTRUCTION, A SEDIMENT BASIN, TEMPORARY CONSTRUCTKN ENTRANCE AND PERIMETER CONTROLS WILL BE ESTABLISHED TO CONTAIN ANY POTENTIAL SEDIMENT LADEN RUNOFF FROM LEAVING THE SITE. DUE TO THE CONFINED NATURE OF THE SITE AND THE EXTENT OF THE PROPOSED DEVELOPMENT, THE LOCATION OF THE SEDIMENT BASIN WILL ENCROACH ON A PORTION OF THE PROPOSED PARKING LOT. THE SEDIMENT BASIN WILL REMAIN IN OPERATION UNTIL THE STE IS PERMANENTLY STABILIZED. THE UNDERGROUND ALL VEGETATIVE AND STRUCTURAL EROSION AND SEDIMENT CONTROL PRACTICES SHALL BE CONSTRUCTED AND MAINTAINED ACCORDING TO MINIMUM STANDARDS AND SPECIFICATIONS OF THE HANDBOOK. THE MINIMUM STANDARDS OF THE VESCR SHALL BE ADHERED TO UNLESS OTHERWISE WANED OR APPROVED BY A VARIANCE. STRUCTURAL PRACTICES TEMPORARY DIVERSION DIKE - 3.09 A SYSTEM OF TEMPORARY DIVERSION DIKES, TO DIRECT FLOW INTO SEDIMENT THE SEDIMENT BASIN, WILL BE INSTALLED BELOW MAJOR GRADED AREAS AS INDICATED. TEMPORARY SEDIMENT BASINS - 314 A TEMPORARY SEDIMENT BASIN IS TO BE CONSTRUCTED AT THE LOW POINT ON THE SITE. SPECIFIC DIMENSIONS OF THE EMBANKMENTS AND SPILLWAYS ARE SHOWN ON THE DETAIL SHEET. CALCULATIONS FOR SEDIMENT BASINS ARE INCLUDED IN THE REPORT ENTITLED "SITE DEVELOPMENT REPORT'. SILT FENCE BARRIER - 3.05 SILT FENCE SEDIMENT BARRIERS WILL BE INSTALLED DOWNSLOPE OF AREAS WITH MINIMAL GRADES TO FILTER SEDIMENT -LADEN RUNOFF TEMPORARY CONSTRUCTION ENTRANCE - 3 02 A TEMPORARY CONSTRUCTION ENTRANCE SHALL BE INSTALLED AT THE ENTRANCE OF THE SITE. STORM DRAIN INI FT PRYRF(:TN1N - A n7 VEGETATIVE PRACTICES TOPSOIUNG (STOCKPILE) - 3.30 TOPSOIL WILL BE STRIPPED FROM AREAS TO BE GRADED AND STOCKPILED FOR LATER USE. STOCKPILE LOCATIONS SHALL BE LOCATED ON -SITE AND ARE TO BE STABILIZED WITH TEMPORARY VEGETATION. PRIOR TO LAND -DISTURBING ACTIVITIES, THE CONTRACTOR SHALL SUBMIT A SUPPLEMENTARY E&S PLAN TO THE OWNER COVERING THE OFF-S(TE STOCKPILE AREA WHICH WOULD HAVE TO BE APPROVED BY THE PLAN APPROVING AUTHORITY BEFORE ANY OFF -SITE ACTIVITY COMMENCES. TEMPORARY SEEDING - 3.31 ALL DENUDED AREAS WHICH WILL BE LEFT DORMANT FOR EXTENDED PERIODS OF TIME SHALL BE SEEDED WITH FAST GERMINATING TEMPORARY VEGETATION IMMEDIATELY FOLLOWING GRADING. SELECTION OF THE SEED MIXTURE WILL DEPEND ON THE TIME OF YEAR IT IS APPLIED. SEE TEMPORARY SEEDING SUMMARY TABLE ON THIS SHEET. EROSION CONTROL BLANKETS - 3.36 OR MULCH - 3.35 EROSION CONTROL BLANKETS WILL BE INSTALLED OVER FILL SLOPES WHICH HAVE BEEN BROUGHT TO FINAL GRADE AND HAVE BEEN SEEDED TO PROTECT THE SLOPES FROM RILL AND GULLY EROSION AND TO ALLOW SEED TO GERMINATE PROPERLY. MULCH (STRAW OR FIBER) WILL BE USED ON RELATIVELY FLAT AREAS AND WILL BE APPLIED AS A SECOND STEP IN THE SEEDING OPERATION. MANAGEMENT STRATEGIES 1. CONSTRUCTION WILL BE SEQUENCED SO THAT GRADING OPERATIONS CAN BEGIN AND ENO AS QUICKLY AS POSSIBLE. 2. SEDIMENT TRAPPING MEASURES WILL BE INSTALLED AS A FIRST STEP N GRADING AND WILL BE SEEDED AND MULCHED IMMEDIATELY FOLLOWING INSTALLATION. 3. TEMPORARY SEEDING OR OTHER STABILIZATION WILL FOLLOW IMMEDIATELY AFTER GRADING. 4. AREAS WHICH ARE NOT TO BE DISTURBED WILL BE CLEARLY MARKED BY FLAGS, SIGNS, ETC. 5. THE JOB SUPERINTENDENT SHALL BE RESPONSIBLE FOR THE INSTALLATION AND MAINTENANCE OF ALL EROSION AND SEDIMENT CONTROL PRACTICES. 6. AFTER ACHIEVING ADEOU4TE STABILIZATION, THE TEMPORARY E&S CONTROLS WILL BE CLEANED LIP 4@ REMOVED, AND THE SEDIMENT BASINS WILL BE CLEANED OUT AND CONVERTED TO PERMANENT STORMWATER MANAGEMENT BASINS. PERMANENT STABILIZATION ALL AREAS DISTURBED BY CONSTRUCTION SHALL BE STABILIZED WITH PERMANENT SEEDING IMMEDIATELY FOLLOWING FINISH GRADING. SEEDING SHALL BE DONE ACCORDING TO STD. & SPEC. 3.32. PERMANENT SEEDING, OF THE HANDBOOK. SEE PERMANENT SEEDING SUMMARY TABLE ON THIS SHEET. EROSION CONTROL BLANKETS WILL BE INSTALLED OVER FILL SLOPES WHICH HAVE BEEN BROUGHT TO FINAL GRADE AND HAVE BEEN SEEDED TO PROTECT THE SLOPES FROM RILL AND GULLY EROSION AND TO ALLOW SEED TO GERMINATE PROPERLY. MULCH (STRAW OR FIBER) WILL BE USED ON RELATIVELY FLAT AREAS. N ALL SEEDING OPERATIONS, SEED, FERTILIZER AND LIME WALL BE APPLIED PRIOR TO MULCHING. STORMWATER MANAGEMENT CALCULATION OF RUNOFF BEFORE AND AFTER DEVELOPMENT INDICATES THAT THERE WILL BE A NET INCREASE N PEAK RUNOFF AS A RESULT OF PROJECT DEVELOPMENT. CONSEQUENTLY, PERMANENT STORMWATER RUNOFF QUANTITY WILL BE MANAGED AFTER CONSTRUCTION BY A MAN-MADE DRY POND AND UNDERGROUND PIPE STORAGE FACILITY. THESE FACILITIES WILL MANAGE THE POST -DEVELOPED 2-YEAR, 25-YEAR AND 100-YEAR STORMS TO THE PRE -DEVELOPMENT RATES. THE PRIMARY DISCHARGE POINT WILL BE TO THE 21' STORM DRAIN SYSTEM PROVIDED BY THE ADJACENT DEVELOPER. AN EMERGENCY SPILLWAY WILL PROVIDE ADDITIONAL RELIEF FOR LARGER STORM EVENTS. PERMANENT STORMWATER QUALITY WILL BE TREATED ONSTE BY SETTLEMENT THROUGH A FOREBAY, AND FILTERING THROUGH A SURFACE SAND FILTER. A STORMDRAIN SYSTEM WILL COVEY ALL IJPERMOUS RUNOFF FROM THE SITE TO THE FOREBAY AND SANDFILTER. A SANDFILTER WAS SELECTED AS IT WAS THE MOST PRACTICAL FOR THE SITE AND HAS ONE OF THE HIGHEST TARGET PHOSPHOROUS REMOVAL EFFICIENCY RATES AMONG APPROVED BMPS WITHIN THE VIRGINIA STORMWATER MANAGEMENT HANDBOOK. THE FOREBAY WAS DESIGNED TO HOLD AND RELEASE OVER 80% OF THE WOV STORM VOLUME. STORAGE ABOVE THE SAND FILTER WAS DESIGNED TO HOLD OVER 2OZ OF THE WOV. THE WOV IS RELEASED INTO THE SANDFILTER OVER A 24-HOUR PERIOD. TOTAL WOV IS 6,752 CF. AFTER FILTERING THROUGH THE SAND MEDIA, THE EFFLUENT IS DISCHARGED TO THE DRY POND FACILITY. LARGER STORM EVENTS BYPASS THE SANDFILTER THROUGH A RISER STRUCTURE IN THE FOREBAY. THE TEMPORARY SEDIMENT BASIN IS SIZED IN ACCORDANCE WITH VESCH MANUAL AND WILL PROVIDE 2-YR AND 25-YEAR CONVEYANCE. MAINTENANCE IN GENERAL, ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE CHECKED DAILY AND AFTER EACH SIGNIFICANT RAINFALL BY THE CONTRACTOR. THE FOLLOWING ITEMS WILL BE CHECKED IN PARTICULAR: THE SEDIMENT BASIN WILL BE CLEANED OUT WHEN THE LEVEL OF SEDIMENT BULDUP REACHES THE CLEANOUT POINT INDICATED ON THE RISER PIPE THE SEDIMENT TRAPS WILL BE CHECKED REGULARLY FOR SEDIMENT CLEANOUT. THE GRAVEL OUTLETS WILL BE CHECKED REGULARLY FOR SEDIMENT BUILDUP WHICH WILL PREVENT DRAINAGE. IF THE GRAVEL IS CLOGGED BY SEDIMENT, IT SHALL BE REMOVED AND CLEANED OR REPLACED. THE SILT FENCE BARRIER WILL BE CHECKED REGULARLY FOR UNDERMINING OR DETERIORATION OF THE FABRIC. SEDIMENT SHALL BE REMOVED WHEN THE LEVEL OF SEDIMENT DEPOSITION REACHES HALF WAY TO THE TOP OF THE BARRIER. THE SEEDED AREAS WILL BE CHECKED REGULARLY TO ENSURE THAT A GOOD STAND IS MAINTAINED. AREAS SHOULD BE FERTILIZED AND RESEEDED AS TEMPORARY SEEDING SUMMARY APPLICATION SEEDING SEEDING FERTILIZER LIME RATE SPECIES RATE(Ib/oc) DATES DEPTHS RATE (10-20-10) 50/50 MIX OF ANNUAL RYGRASS 50 - 100 9/1 - 2/15 ( OLKIM MULTI-FLORUM) & CEREAL (WINTER) RYE (SECALE CEREALE) PH TEST 1/4"-1/2" 600 Ib/oc < 4.2 3 TONS/AC 4.2-5.2 2 TONS/AC ANNUAL RYGRASS (LOLIUM M TI-FLORUM) 60 - 100 2/16 - 4/30 5.2-6 1 TON/AC GERMAN MILLET 50 5/1 - 8/31 (SETARIA ITALICA) PERMANENT SEEDING SUMMARY SPECIES APPLICATION RATE(Ib/ac) SEEDING DATES SEEDING DEPTHS FERTILIZER RATE' (10-20-10) LIME RATE' LAWN KENTUCKY 31 OR TURF TYPE 200-250 3/1 - 5/15 TALL FESCUE: 90-100Z 15 8/15 -10 / IMPROVED RYE GRASS: 0-107 KENTUCKY BLUEGRASS: 0-10% 1/4'-1/2' 1000 Ib/oc 2 TONS/AC aQE KENTUCKY 31 FESCUE 128 RED TOP GRASS 2 SEASONAL NURSE CROP 20 -ANNUAL RYE 3/1 - 5/15 -FOXTAIL MILLET 5/16 - 8/15 -ANNUAL RYE 8/16 - 10-/31 -WINTER RYE 11/1 - 2/213 *TO BE CONFIRMED BY APPROVED SOIL TESTS COMMONWEALTH OF VIRGINIA DEPARTMENT OF MILITARY AFFAIRS BUDDING 316, FORT PICESPI' BTACKSTME, VIRGRQ 23824 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-17245 801 South Caroline Street, Baltimore, HD 21 KUMAN, REQUARDT & ASSOCIATES,! EROSION & SEDIMENT CONTROL NOTES AND NARRATIVE Drawing No. C-6.1 STONE CONSTRUCTION ENTRANCE PLAN VIEW SECTION A -A .- 8- CONSTRUCTION OF A SILT FENCE (WITH WIRE SUPPORT) l J � I l n.oe Ii1 ,II '- TEMPORARY DIVERSION DIKE Compacted Soil 1• 18" min. I , I , II' 1 1 1 1 I I I I _Flow W I I III 4.5' min. GRAVEL CURB INLET SEDIMENT FILTER C1UKL nrzR' 1 corcAcil wRw � .. ~ •.. 51•tS1r1C APPIICATRNI THtS 1 DD OF 1 ]iT 'ROT._. IS APPIJcA A. CIMB Lrlgi9 •IBA. PONOwC w IRONY CF'��¢ SiHLCI9R IS ROt IfReI.T tD 4U52 «COIrvL�:CL OR DANAGZ TO 1WAtafi STAL'CYVR!3 ARD UNPROTtt-rCD 1JiE 5 GRAVEL AND WIRE MESH DROP INLET SEDIMENT FILTER rn,„ stDIND,T I mSEDRKNfww - `MRE K9t 1%TEASO WAItR SPECIFIC APPLICATION THIS METHOD OF INLET PROrOMOR IS APPLICABLE 117ERE HEAVY CONCENTRATED }TOWS ARE EKP7.,`TED. BUT NOT WHERE PONDING AROUND THE STRUCTURE MHGHHT CAUSE EXCESSIVE INCONVENIENCE OR DAMAGE TO ADJACENT STRUCTURES AND UNPROTEMD AREAS. • GRAVEL, SHAI!. HE VDOT {J. 1057 OR /5 COARSE AGGREGATE. PORTABLE SEDIMENT TANK A rn..0 anus EI EVATION 'o•l�n CROSS-SECTION A -A TYPICAL TREATMENT - J (SOIL STABILIZATION BLANKET) INSTALLATION CRITERIA - n,Dw w ,1 — I— ,• . PLAN~"1 EZ STAPLING DIAGRAM ,¢ •� �� Dr. A. wx IRWT 1 T SEDIMENT BASIN BAFFLE DETAIL fP,j� .� „R o MINIMUM STORAGE VOLUME AND SEDIMENT STORAGE n [.., K' an'slowrt 700.0 =7.0 — D • :ROT-srDKPAn ( ro,Li ' CIFANUR rOR M Fi/Kn) PRINCIPAL SPILLWAY DESIGN fi99.0 700.0 11EAOO,tt 9iLLYAf c,lsr 1 696.0 _ 697 ,®1 694A 1 oAma cmla-¢ esE -.� J.BB M = AO ON rirt 1NrdILN lxsANn,¢/,I = 13i N = NGD OKR RSLR CRCs - 1 - ILNfNN R rlrl TNRODG" (xe NNN[Nf a IT' �= oNNR[. 0[ nrC nwOUCN [NeA1.,•elrt . 3,' q - Duunw w Ausw . x' RECOMMENDED DEWATERINC SYSTEM FOR SEDIMENT BASINS 1[,FNNTLI •Olm.mlK W� �0 ¢ .:ro.Du >I.-y SWf� ti ,rtA siu. 1_mu y� mwcW.f ..1., nm irPdw M�I4i planuvc' li"Y' NOW: WRN CO-171 eL — PNC SoW-1 10 SNe FOe DL AWMNC ORNIOE 'DU—t Ne1MO SHALL COI LT — ASIN 1111 p DESIGN HW=699.0 ANTI -VORTEX 6 DEVICE DEVIATERING p DRY STORAGE=697.0 DEVICE p WET STORAGE=696.0- )w CMP RISER a 0 ANTI- VORTEX DEVICE DESIGN } o 0 0 L � o o 0 0 0 �ar u ,± wc! cnleu�+no o nnK�o /r srt. ur At Any. � wff � sole VO�io05 ul 1[rt fVLL, PLAN VIEW en alou"ne Tcr n � A [R K IA! uY COMW,RD - -- -- nu ran oR .aw+rtD reoN 1 P 54R PU1C. TNl rlsR 1. SW T WS („ KMA Aa w1uRD ro illE Tor lzi.n�mu. 1. for I I a R6EA SECTION A -A ISOMETRIC GRADE TOP OF EMBANKMENi=700-0 !1 TEMPORARY BASIN GRADE TOP OF CUTOFF TRENCH=697.0 EX. GROUND 4' INV. 693.88 21" RCP, CL. III ® 0.50% PRINCIPAL SPILLWAY PROFILE SCALE: I" = 40' HORIL I" = 4' VERT. �I �1 "I TOP OF EMBANKMENT= 700.0 EXISTING GROUND p DESIGN HW=699.0 \\ DRY STORAGE=697.0 I TOP OF CUTOFF TRENCH=697.0 p WET STORAGE=696.0,- 1 / EMBANKMENT FILL MATERIALS SHALL CONSIST OF SC, GC AND/OR CL SOILS AND MIN 20% CLAY PARTICLES BY WEIGHT. COMPACT IN 6-INCH LIFTS TO 95% COMPACTION. ,n - � a i F Do m � o RISER PIPE BASE CONDITIONS 7 le�I­ TTPKALI Zi�CONCRETE BASE TYPKAL STEEL BASE EMERGENCY SPILLWAY OF POND `1U I m o n n 685 CENTERLINE OF BASIN EMBANKMENT PROFILE SCALE: 1" = 40' HORIZ. 1" = 4' VERT. COMMONWEALTH OF VIRGINIA DEPARTMEN'. OF MILITARY AFFAIR' BUILDING 316, PORT PICKEIT BUCKSTONE, VIRGINIA 23624 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-17245 KEY PLAN CRAPMC SCALES 0 20' 40' 80' SCALE: 1" = 40,-0" 0 48' SCALE: 1" = 4'-0" SIGNATURE 801 South Caroline Street, Baltimore, MD 2 WMTW, REQUARDT & ASSOCIATES, EROSION & SEDIMENT CONTROL DETAILS Drawing No. C 6.2 LEGEND -- 2 /UNDERSiORY TREE •, - - --- -. ��.•/ ?= EVERGREEN TREE A y� CC ......._-- ...__ eT 1 CV 0 DECIDUOUS TREE �, CC PV EVERGREEN SHRUB REMOVE IXI$FING FENCE 2 o - -.. DECIDUOUS SHRUB \ 1"c *� EXISTING GRADE ti"' —709— PROPOSED GRADE - \ — x— SECURITY FENCE I OR i111tl1114VRm PAD/ \__•.. GETEFA � Ap .`,• %. ', ;:, .. "� fey � � ___ -- + -- \ % d - _ + 1. y. I T 15 &Y NS 1 1` e • _....... a... / ®® } + i MULCH 8 / 358 S.Y. 5 NS S. W • � 4 NS REQUIRED SHRUBS = 63 (3 2Lh� PER 10 LF.) / DRY 4 UP a .L o l`� 21 VR y 6. 21 VP POND o 4 U 8 v I _ PLANT SHRUBS AS SHOWN. NO MORE THAN 3 OF THE FUTURE FENCING SAME VARIETY SHALL BE GROUPED TOGETHER UWP X EXISTING m i IL WETLANDS POND m . \ _ m REQUIRED SHRUBS = 36 2 NS 2 NI I o (3 1RANTS PER 1D LF.) AA _..1. 12 VP \ — a" FORE BAY I 12 VR ---------- '-------- LANDSCAPE EASFM — — — - - _. _ � w•. . . . - --_,—. _.� i —. .—, =vim. —,—a—•—,—, e-----`—,.—, — . .-- .—,— MULCH BED ,-- - — - 10' - IXISITNG VEGL7AilON TO BE PRESERVED MU I MU S.Y. 22' i XY COMMONWEALTH OF VIRGINIA DEPARTMEN' OF MILITARY AFFAIR.z BUUING 316, PORT PICI4EIT BIACISMNR, VIRGD& Z38Z4 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-Inn BEY PIAN — GRAPHIC SCALES Q 20' 40' 80' SCALE: 1" = 40'-0" SIGNATURE A &I "&, 801 South Caroline Street, Baltimore, MD 21 WI MAN, REQUARDT k ASSOCIATES, LANDSCAPE PLAN Drawing No. L®i.0 LANDSCAPE PLANTING SCHEDULE KEY QUANTITY BOTANICAL NAME I COMMON NAME SIZE METHOD COMMENTS DECIDUOUS TREES BN 3 BETULA NIGRA RIVER BIRCH 2' TO 2.5" CAL. E&B - CC 4 CERCIS CANADENSIS EASTERN REDBUD 1.75" TO 2" CAL. B&B - CV 4 CHIONANTHUS VIRGINICUS WHITE FRINGETREE 4' TO 5' HT. B&B - NS 15 NYSSA SYLVATICA BLACKGUM 2" TO 2.5' CAL. B&B - PA 5 PLATANUS X ACERIFOLIA 'BLOODGOOD' BLOODGOOD LONDON PIANETREE 2" TO 2.5' CAL. B&B - OR 4 OUERCUS RUBRA NORTHERN RED OAK 2" TO 2.5" CAL. B&B - UP 0 ULMUS PARVFGLIA 'DYNASTY' DYNASTY LACEBARK ELM 2' TO 2.5" CAL. B&B - EVERGREEN TREES K) 3 ILEX OPACA AMERICAN HOLLY 4' TO 5' HT. B&S - PV 5 PINUS VIRGINIANA VIRGINIA PINE 4' TO 5' HT. B&B - SHRUBS AA 33 ARONIA ARBUTIFOLIA RED CHOKEBERRY N0. 5 CONT. - VP 33 VIBURNUM 'PRAGENSE' PRAGUE VIBURNUM NO. 3 CONT. - VR 33 VIBURNUM X RHYTIDOPHYLLOIOES 'ALLECHANY' ALLEGHANY LANTANAPHYLLUM VIBURNUM NO. 3 CONT. - NORTH EQUAL TO ROOT BALL DO NOT PRUNE THE DOMINANT LEADER OR TERMINAL BUDS OF THE CROWN PRUNE AS NEEDED BUT MAINTAIN NATURAL FORM OF TREE DOUBLE STRAND NO. 12 GAUGE WIRE TWISTED THROUGH RUBBER HOSE GALVANIZED TURNBUCKLE 4 1/2" 3 PER TREE STAKES (3 REQUIRED) REMOVE COVERING FROM TOP 1/2 OF ROOT BALL. DO NOT BURY REMNANTS IN PIT. FIRST LATERAL ROOT FLUSH WITH FINISHED GRADE 3" MULCH 3' SOIL WELL -FINISHED GRADE UNDISTURBED SOIL PLANTING SOIL ROOT BALL SHALL BE PLACED ON TAMPED OR UNEXCAVATED SOIL PLANTING DETAIL - DECIDUOUS TREE f.'0T TO SCALF DO NOT PLACE MULCH AGAINST THE STEMS — EQUAL TO ROOT BALL PLANTING DETAIL - SHRUB NOT TO SCALE REMOVE COVERING FROM TOP 1/2 OF ROOT BALL IF B&B FIRST LATERAL ROOT FLUSH WITH FINISHED GRADE 3" MULCH CUT EDGE OF BED VERTICALLY FINISHED GRADE UNDISTURBED SOIL PLANTING SOIL LANDSCAPE NOTES 1. THIS DRAWING IS FOR LANDSCAPE PURPOSES ONLY. AS -BUILT CONDITIONS MAY VARY. THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS AND UTILITY LOCATIONS SHOWN WITHIN THE PROJECT LIMITS, AND SHALL INFORM THE ARCHITECT OF ANY DISCREPANCIES OR POTENTIA'_ PROBLEMS PRIOR TO COMMENCING WORK. 2. ALL TREES SHALL HAVE A MULCH BED SIX FOOT (6') IN DIAMETER. ALL SHRUBS SHALL BE PLANTED IN A MULCH BED AS SHOWN ON THE LANDSCAPE PLAN OR A FOUR FOOT (4') WIDE CONTINUOUS MULCH BED. 3. ALL MULCH BEDS SHALL BE SPREAD WITH THREE INCH (3') DEEP SHREDDED HARDWOOD BARK MULCH. 4. DO NOT PLAIJT TREES WITHIN 5'-0" OF THE CENTERLINE OF ALL UNDERGROUND UTILITY LINES. DO NOT PLANT TREES WITHIN 10'-0" OF THE CENTERLINE OF ALL OVERHEAD UTILITY LINES "MISS UTILITY' (1-800-552-7001) MUST BE CONTACTED A MINIMUM OF 72 HOURS PRIOR TO PROCEEDING WITH ANY EXCAVATION FOR PLANT MATERIAL INSTALLATION. 5. ALL EVERGREEN AND DECIDUOUS TREES GREATER THAN OR EQUAL TO 6'-0* HEIGHT MUST BE STAKED. 6. NO PLANT MATERIAL SHALL BE PLANTED DIRECTLY IN FRONT OF ROADWAY SIGN SIGHT LINES. 7. ALL TREES SHALL BE PLANTED ONLY DURING THE SPRING PLANTING SEASON. 8. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT MATERIAL QUANITIES SHOWN ON PLANS WITH TOTALS IN PLANT SCHEDULE. WHERE DISCREPANCIES OCCUR BETWEEN THE PLANS AND SCHEDULE, THE PLANS SHALL GOVERN. 9. ALL PLANT MATERIALS SWILL BE GUARANTEED FOR ONE FULL YEAR TO BE IN A HEALTHY GROWING CONDITION. PLANT MATERIALS WHICH DO NOT FUL=ILL THIS GUARANTEE SHALL BE REPLACED AT NO COST TO THE OWNER. REPLACEMENT SHALL BE GUARANTEED THROUGHOUT THE ORIGINAL GUARANTEE PERIOD. PLANTS THAT DIE WITHIN 30-60 DAYS SHALL BE REPLACED IMMEDIATELY. 10. THE ONE YEAR GUARANTEE PERIOD SHALL BEGIN UPON THE OWNER'S APPROVAL OF THE PLANTING INSTALLATION. THE LANDSCAPE CONTRACTOR SHALL ALSO PROVIDE LANDSCAPE MAINTENANCE DURING THIS PERIOD. 11. THE LANDSCAPE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR ALL WATERING DURING CONSTRUCTION AND DURING THE ONE YEAR MAINTENANCE PERIOD. 12. ALL PLANTING OPERATIONS SHALL BE UNDER THE SUPERVISION OF A PERSON WITH KNOWLEDGE AND EXPERIENCE IN PLANT INSTALLATION TECHNIQUES. 13. ALL PLANTS SHALL BE EQUAL TO OR BETTER THAN THE REQUIREMENTS OF THE 'AMERICAN STANDARD FOR NURSERY STOCK', LATEST EDITION, AS PUBLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMEN. ALL PLANTS SHALL BE TYPICAL OF THEIR SPECIES AND VARIETY, SHALL HAVE A NORMAL HABIT OF GROWTH, AND SHALL BE FIRST DUALITY, SOUND, VIGOROUS. WELL BRANCHED AND WITH HEALTHY, WELL -FURNISHED ROOT SYSTEMS. THEY SHALL BE FREE OF DISEASE, INSECT PESTS AND MECHANICAL INJURIES. 14. ALL PLANTS SHALL HAVE BEEN NURSERY GROWN AND SHALL HAVE BEEN GROWN UNDER THE SAME CLIMATIC CONDITIONS AS THE LOCATMS OF THIS PROJECT FOR AT LEAST TWO YEARS BEFORE PLANTING. NEITHER HEELED IN PLANTS NOR PLANTS FROM COLD STORAGE WILL BE ACCEPTED, 15. ALL SUBSTITUTIONS OF PLANT MATERIAL SHALL BE REQUESTED IN WRITING TO THE LANDSCAPE ARCHITECT AND APPROVED IN WRITING BY THE OWNER. FAILURE TO OBTAIN SUBSTITUTIONS IN WRITING MAY RESULT IN LIABILITY TO THE CONTRACTOR. 16. ALL PLANT MATERIALS, TOPSOIL, MULCH FERTILIZERS, SOIL AMENITIES, PLANTING SUPPLIES AND METHODS SHALL BE SUBJECT TO LANDSCAPE ARCHITECT'S APPROVAL. REJECTED MATERIAL SHALL BE REMOVED FROM THE SITE WITHOUT DELAY. 17 ALL TREE GUYING AND/OR STAKING MATERIALS SHALL BE REMOVED PRIOR TO THE EXPIRATION OF THE ONE YEAR MAINTENANCE PERIOD. LANDSCAPE DATA 1. PROPERTY LINE SCREENING: A. EAST PROPERTY LINE ADJACENT TO ACCESS DRIVE - REQUIRED CATEGORY "0' ZONING DISTRICT BUFFER CONSISTING OF 3 PLANTS PER 10 LINEAR FEET, 4' TALL, 1/3 DECIDUOUS, 2/3 EVERGREEN ON A 6' HIGH BERM - PROVIDED 99 SHRUBS (33 DECIDUOUS, 66 EVERGREEN) FOR A TOTAL DISTANCE OF 328 L.F. (328=10 = 33 X 10 PLANTS PER L.F.) ON A 6' HIGH BERM B. SOUTH PROPERTY LINE - 10' LANDSCAPE EASEMENT/SCREENING REQUIREMENTS TO BE FULFILLED BY EXISTING VEGETATION. 2. INTERIOR PARKING LOT LANDSCAPING: - REQUIRED PERCENTAGE OF RAISED ISLANDS = 5% OF PARKING LOT = 3,498 S.F. (TOTAL PARKING IMPERVIOUS AREA = 69.963 S.F.) - PROVIDED PERCENTAGE OF RAISED ISLANDS = 11% OF PARKING LOT = 7,696 S.F. - REQUIRED ONE SHADE TREE FOR EACH 10 SPACES = 21 TREES (208 SPACES) - PROVIDED = 24 TREES COMMONWEALTH OF VIRGINIA DEPARTMEN` OF MILITARY AFFAIRq BUILDING 316, PORT PICKF,[T BLACMNE, VIRGINLI 23BZ4 WINCHESTER READINESS CENTER PROJECT CODE NO: 123-17245 %%Rw&A' 801 South Caroline Street, Baltimore, VID 21 WMTMAN, REQUARDT k ASSOCIATES, LANDSCAPE NOTES AND DETAILS Drawing No. L-1.1 Appendix B APPENDIX S REGULATORY CORRESPONDENCE t�l`-A 44 United States Department of Agriculture o N RCS Natural Resources Conservation Service 1606 Santa Rosa Road, Suite 209 Richmond, Virginia 23229-5014 Phone: 804/287-1681 Fax: 804/287-1737 December 10, 2007 Ms. Amanda Baxter Environmental Manager Whitman, Requardt & Associates, LLP 3701 Pender Drive, Suite 210 Fairfax, VA 22030 Dear Ms. Baxter: Re: Winchester Readiness Center Frederick County, VA In response to your letter to Mr. Golden dated November 26, 2007, attached is information from the USDA-SCS (NRCS), Soil Survey of Frederick County, Virginia. This infortation was retrieved fiom the soil survey on the Web Soil Survey and the Data Mart sites: litti)://websoilstii-vey.nros.usda.gov/,ipl)/ and http:Hsoildatamart.nres.usda.gov/ The site location was obtained from the location sheet sent and the Lat/Long information provided. The major field work for this survey was completed in 1981, Information from the survey should be used as a general planning tool. A consulting soil scientist or other qualified individual should perform an on -site evaluation for actual construction decisions for the site. The following information is enclosed for you use: • soil map and legend of soils in the general area • interpretation map and table for small commercial buildings • farmland classification map and table • brief map unit descriptions of the three units at the site location. I hope this information is helpful in your determination. incerely, David M. Kriz State Soil Scientist Enclosures Helping People Help the Land An Equal Opporlunliy Provider and Employer Soil Map-Fredenck County. Virginia (Winchester Readiness Center) N Meters 0 100 200 400 600 Feel 0 400 900 1.600 2.400 USDA Natural Resources Web Soil Survey 2.0 12/6/2007 Conservation Service National Cooperative 0i1 Survey Page 1 of 3 Soil Map —Frederick County. Virginia Map Unit Legend Winchester Readiness Center Frederick County, Virginia (VA069) Map Unit Symbol Map Unit Name Acres 1n AOI Percent of AOI 18 1C 36 9B 41B 41C 41E Totals for Area of Interest (AO1) Berks channery silt loam 2 to 7 1 6 0.9% percent slopes Berks channery silt loam, 7 to 17 4 9.8% 15 percent slopes Weirton silt loam, 2 to 7 percent 17.2 9.7% slopes Clearbrook channery silt loam 85.7 48.2% 2 to 7 percent slopes Weikert-Berks channery sift 18.8 10.6% foams. 2 to 7 percent slopes Weikert-Berks channery silt 10.8 6.1% loams 7 to 15 percent slopes Weikert-Berks channery sift 26.3 14.8% foams, 25 to 65 percent slopes 177.9 100.0%J Natural Resources Web Soil Survey 2.0 12/6/2007 Conservation Service National Cooperative Sod Survey Page 3 of 3 Soil Map —Frederick County. Virginia (Winchester Readiness Center) MAP LEGEND Area of Interest (AOI) IZ Very Stony Spot [::] Area of Interest (AOI) t Wet Spot Soils A Other Soil Map Units Special Line Features Special Point Features Gully Blowout Short Steep Slope ® Borrow Pit r - Other X Clay Spot Political Features e Closed Depression Municipalities ;{ Gravel Pit 0 Cities ., Gravelly Spot a Urban Areas ® Landfill Water Features A Lava Flow Oceans ,y Marsh .�.- Streams and Canals y Mine or Quarry Transportation .H.+ Rails i Miscellaneous Water Roads O Perennial Water N Interstate Highways v Rock Outcrop US Routes •t Saline Spot State Highways Sandy Spot ti Local Roads -i5- Severely Eroded Spot Other Roads O Sinkhole ;) Slide or Slip 0 Sodic Spot Spoil Area Stony Spot Lam` Natural Resources Conservation Service Web Soil Survey 2.0 National Cooperative Soil Survey MAP INFORMATION Original soil survey map sheets were prepared at publication scale. Viewing scale and printing scale, however, may vary from the onginal. Please rely on the bar scale on each map sheet for proper map measurements. Source of Map Natural Resources Conservation Service Web Soil Survey URL http://websoilsurvey.nres.usda.gov Coordinate System UTM Zone 17N This product is generated from the USDA-NRCS certified data as of the version date(s) listed below Soil Survey Area Frederick County, Virginia Survey Area Data. Version 3, Jul 5, 2006 Date(s) aerial images were photographed 3/2411997, 4/2/1997 The orthophoto or other base map on which the sod lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result. some minor shifting of map unit boundaries may be evident. 12/6/2007 Page 2 of 3 Small Commercial Butldings—Frederick County. Virginia (Winchester Readiness Center) N Melers 0 100 200 400 600 Feet 2.4 0 400 800 1600 00 USDA Natural Resources Web Soil Survey 2.0 12/6/2007 M Conservation Service National Cooperative Soil Survey Page 1 of 4 Ir === M= r= M= m m m m M = === Small Commercial Buildings —Frederick County, Virginia (Winchester Readiness Center) MAP LEGEND MAP INFORMATION Area of Interest (A01) Onglnal soil survey map sheets were prepared at publication scale. Area of Interest (AOt) Viewing scale and printing scale, however. may vary from the original. Please rely on the bar scale on each map sheet for proper Soils map measurements. Sod Map Units Source of Map Natural Resources Conservation Service Sou Ratings Web Soil Survey URL http:/Iwebsoilsurvey.nres.usda.gov sJ Very limited Coordinate System UTM Zone 17N Somewhat limited This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Not limited Soil Survey Area. Frederick County, Virginia Not rated or not available Survey Area Data. Version 3. Jul 5. 2006 Political Features Date(s) aenal images were photographed 312411997, 4/2/1997 Municipalities p Cites The orthophoto or other base map on which the soil Imes were compiled and digitized probably differs from the background O Urban Areas imagery displayed on these maps. As a result, some minor shifting Water Features of map unit boundaries may be evident. Oceans Streams and Canals Transportation +4.+ Rails Roads ,.v Interstate Highways US Routes State Highways Local Roads Other Roads Natural Resources Web Soil Survey 2.0 12/6/2007 Conservation Service National Cooperative Soil Survey Page 2 of 4 Small Commercial Buildings —Frederick County. Virginia Small Commercial Buildings Winchester Readiness Center Small Commercial Buildings— Summary by Map Unit — Frederick County, Virginia Map unit mbol sy Map unit name Rating Component name (percent) Rating reasons (rating values) Acres in AOI Percent of AOI 1 B 1 C Berks channery silt loam. 2 to 7 percent slopes Berks channery Somewhat limited Very limited Barks (85%) Slope (0.13) 1 6 0 9% Barks (85%) Sk" 0-W) 17.4 9.8% silt loam 7 to 15 percent slopes 38 I Blairton silt loam Very limited Bisirton (75%) Depth to 17.2 9.7% 2 to 7 percent saturated zone slopes (1.00) Slope (0.13) F9B i Clearbrook Very limited Clearbrook Depth to 85.7 48.2% channery silt (80%) saturated zone loam 2 to 7 (1.00) percent slopes . Shrink-swelf (0 50) Large stones content (0.20) Slope (0.13) 418 Weikert-Becks ;Very limited Weikert (50%) Depth to hard 18.8 10.8% channery sift bedrock (1.00) foams, 2 to 7 percent slopes Slope (0.13) I 41C Weikert-Berks Very limited Weikert (50%) Depth to hard 10.8 6.1% channery silt bedrock 0.00) foams 7 to 15 Slope (1.00) percent slopes Barks (40%) Slope (1.00) 41 E Weikert-Berks Very limited Walked (60%) Slope (1.W) 25.3 14.8% channery silt Depth to hard foams 25 to 65 percent slopes bedrock (1.00) Berks (30%) Slope (1.00) Totals for Area of Interest (AOI) 177.9 ! 100.0% 1 Small Commercial Buildings— Summary by Rating Value Rating Acres in AOI Percent of AOI Very limited 176 3 99.1 % Somewhat limited 1 6 0.9% Natural Resources Web Soil Survey 2 0 12/6/2007 Conservation Service National Cooperative Sod Survey Page 3 of 4 1 Small Commercial Buildings=Frederick County, Virginia Description Winchester Readiness Center Small commercial buildings are structures that are less than three stories high and do not have basements. The foundation is assumed to consist of spread footings of reinforced concrete built on undisturbed soil at a depth of 2 feet or at the depth of maximum frost penetration, whichever is deeper. The ratings are based on the soil properties that affect the capacity of the soil to support a load without movement and on the properties that affect excavation and construction costs: The properties that affect the load -supporting capacity include depth to a water table, ponding, flooding; subsidence, linear extensibility (shrink -swell potential), and compressibility (which is inferred from the Unified classification of the soil). The properties that affect the ease and amount of excavation include flooding; depth to a water table, ponding, slope, depth to bedrock or a cemented pang hardness of bedrock or a cemented pan, and the amount and size of rock fragments. The ratings are both verbal and numerical. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect the specified use: "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcame or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates thatthe soil has one or more features that are unfavorable for the specified use, The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures. Poor performance and high maintenance can be expected. Numerical ratings indicate the severity of individual limitations. The ratings are shown as decimal fractions ranging from 0.01 to 1,00, They indicate gradations between the point at which a soil feature has the greatest negative impact on the use (1.00) and the point at which the soil feature is not a limitation (0.00), Rating Options Aggregation Method. Dominant Condition Component Percent Cutoff- None Specified Tie -break Rule: Higher tc- A Natural Resources Web Soil Survey 2.0 12/6/2007 " conservation Service National Cooperative Soil Survey Page 4 of 4 Farmland Classification —Frederick County. Virginia (Winchester Readiness Center) N Meters A 0 100 200 400 600 Feet 0 400 800 1.600 2 400 MA Natural Resources Web Soil Survey 2.0 12/6/2007 AM Conservation Service National Cooperative Soil Survey Page 1 of 3 Farmland Classification —Frederick County. Virginia (Winchester Readiness Center) MAP LEGEND Area of Interest (AOI) J Prime farmland if C Area of Interest IAOI) subsoded. completely removing the root Solis inhibiting soil layer Soil Map Units Prime farmland if irrigated and the product of I (soil Soil Ratings erodibility) x C (climate Not prime farmland factor) does not exceed 60 Prime farmland it imgated All areas are prime _� and reclaimed of excess farmland salts and sodium . Prime farmland it drained Farmland of statewide Pnme farmland it importance protected from flooding or _ Farmland of local not frequently flooded importance during the growing season Farmland of unique J Prime farmland it irrigated importance Prime farmland it drained Not rated or not available and either protected from political Features flooding or not frequently Municipalities flooded during the growing season O Cities . Prime farmland if irrigated Urban Areas and drained Prime farmland it irrigated Water Features and either protected from . Oceans flooding or not frequently flooded during the growing i.... Streams and Canals season Transportation USDA Natural Resources i Conservation Service MAP INFORMATION ++4- Rails Onginal soil survey map sheets were prepared at publication scale. Viewing scale and printing scale+ however, may vary from Roads the original. Please rely on the bar scale on each map sheet for ti Interstate Highways proper map measurements. US Routes Source of Map Natural Resources Conservation Service State Highways Web Sod Survey URL http.1/websoilsurvey.nres.usda.gov Coordinate System UTM Zone 17N ^i Local Roads This product is generated from the USDA-NRCS certified data as Other Roads of the version date(s) listed below. Soil Survey Area Frederick County, Virginia Survey Area Data Version 3 Jul 5. 2006 Date(s) aerial images were photographed 312411997.4/2/1997 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result. some minor shifting of map unit boundaries may be evident. Web Soil Survey 2.0 National Cooperative Soil Survey 12/612007 Page 2 of 3 a IR Farmland Classification —Frederick County, Virginia Farmland Classification Winchester Readiness Center Farmland Classification— Summary by Map Unit — Frederick County, Virginia Map unit symbol Map unit name Rating Acres In ACII Percent of kol 1B Berks channery silt loam Not prime farmland 1.6 0.9% 2 to 7 percent slopes 9.8% Berks channery silt loam , Not prime farmland 17.4 7 to 15 percent slopes 9.7% 36 Blairton sift loam. 2 to 7 All areas are prime 17,21 j percent slopes farmland 48.2% 98 Clearbrook channery silt Not prime farmland 85.71 loam. 2 to 7 percent slopes I 10.8% 41B Weikert-Berks channery Not prime farmland 18.0 silt loams 2 to 7 percent slopes 6.1% 41C Weikert-Berks channery Not prime farmland 10.8 silt loams 7 to 15 percent slopes 14.8% 41E Weikert-Berks channery Not prime farmland 26.3 silt loams 25 to 65 L i percent slopes L. 100.0% Totals for Area of Interest (A01) I 177.91 Description Farmland classification identifies map units as prime farmland, farmland of statewide importance, farmland of local importance, or unique farmland. It identifies the location and extent of the soils that are best suited to food, feed fiber. forage, and oilseed crops. NRCS policy and procedures on prime and unique farmlands are published in the "Federal Register " Vol. 43. No. 21. January 31, 1978. Rating Options Aggregation Method No Aggregation Necessary Tie -break Rule Lower t SDA Natural Resources Web Soil Survey 2.0 121612007 diiiiiiiiiiiii Conservation Service National Cooperative Soil Survey Page 3 of 3 Map Unit Description Frederick County, Virginia 9B Clearbrook channery silt loam, 2 to 7 percent slopes Setting Landscape. Uplands Elevation: 500 to 1500 feet Mean annual precipitation 36 to 50 inches Mean annual air temperature. 52 to 55 degrees F Frost -free period: 160 to 190 days Composition Clearbrook and similar soils 80 percent Description of Clearbrook Setting Landform: Hills Landform position (two-dimensional). Summit Down -slope shape. Concave Across -slope shape Concave Parent material Residuum formed from acid shale and sandstone Properties and Qualities Slope 2 to 7 percent Depth to restrictive feature 20 to 40 inches to Bedrock (paralithic) Drainage class: Somewhat poorly drained Capacity of the most limiting layer to transmit water (Ksat) Moderately high (0,20 to 0 57 in/hr) Depth to water table About 0 to 6 inches Frequency of flooding None Frequency of ponding. None Calcium carbonate maximum: 0 percent Gypsum maximum 0 percent Available water capacity. Very low (about 2 7 inches) Interpretive Groups Land capability (non irrigated) 3w Typical Profile 0 to 7 inches channery silt loam 7 to 14 inches very channery silty clay loam 14 to 23 inches very channery silty clay loam 23 to 27 inches: extremely channery silty clay loam 27 to 31 inches: bedrock USDA Natural Resources Conservation Service Tabular Data Version: 3 Tabular Data Version Date: 07/05/2006 Page 1 of 5 Map Unit Description Frederick County. Virginia 41B Weikert-Berks channery silt loams, 2 to 7 percent slopes Setting Elevation 300 to 1600 feet Mean annual precipitation 36 to 50 inches Mean annual air temperature: 52 to 55 degrees F Frost -free period 160 to 190 days Composition Weikert and similar soils: 50 percent Berks and similar soils 40 percent Description of Weikert Setting ' Landform Hills Down -slope shape Convex Across -slope shape Convex Parent material Residuum weathered from acid shale Properties and Qualities Slope: 2 to 7 percent Depth to restrictive feature 12 to 20 inches to Bedrock (lithic) Drainage class. Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high or high (0.20 to 5.95 in/hr) Frequency of flooding None Frequency of ponding None Calcium carbonate maximum: 0 percent Gypsum maximum 0 percent Available water capacity: Very low (about 1.2 inches) Interpretive Groups Land capability (non irrigated) 3e Typical Profile ' 0 to 3 inches: channery silt loam 3 to 12 inchesi very channery silt loam 12 to 15 inches extremely channery silt loam 15 to 19 inches: bedrock Description of Barks Setting Landform Hills Landform position (two-dimensional): Summit Down -slope shape: Convex Across -slope shape: Convex Parent material Residuum weathered from acid shale Properties and Qualities Slope 2 to 7 percent Depth to restrictive feature: 20 to 40 inches to Bedrock (paralithic) Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high or high (0 20 to 5 95 in/hr) Frequency of Flooding None Frequency of ponding: None Calcium carbonate maximum 0 percent Gypsum maximum. 0 percent Available water capacity Very low (about 3 0 inches) Interpretive Groups Land capability (non irrigated): 3e Typical Profile 0 to 8 inches channery silt loam 8 to 22 inches very channery silt loam 22 to 30 inches: extremely channery silt loam USDA Natural Resources Conservation Service Tabular Data Version: 3 Tabular Data Version Date 07/05/2006 Page 2 of 5 rI Map Unit Description Frederick County, Virginia 30 to 33 inches bedrock USDA Natural Resources Tabular Data Version 3 Conservation Service Tabular Data Version Date 07/05/2006 Page 3 of 5 Map Unit Description Frederick County, Virginia 41 E Weikert-Berks channery silt loams, 25 to 65 percent slopes Setting Elevation: 300 to 1600 feet Mean annual precipitation 36 to 50 inches Mean annual air temperature: 52 to 55 degrees F Frost -free period 160 to 190 days Composition Weikert and similar soils. 60 percent Berks and similar soils 30 percent Description of Weikert Setting Landform Hills Landform position (two-dimensional): Backslope Down -slope shape: Linear Across -slope shape: Convex Parent material: Residuum weathered from acid shale Properties and Qualities Slope: 25 to 65 percent Depth to restrictive feature: 12 to 20 inches to Bedrock (lithic) Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksal): Moderately high or high (0.20 to 5.95 inRtr) Frequency of flooding None Frequency of ponding None Calcium carbonate maximum 0 percent Gypsum maximum 0 percent Available water capacity Very low (about 1 2 inches) Interpretive Groups Land capability (non irrigated). 7e Typical Profile 0 to 3 inches. channery silt loam 3 to 12 inches very channery silt loam 12 to 15 inches. extremely channery silt loam 15 to 19 inches bedrock Description of Berks Setting Landform Hills Landform position (two-dimensional) Backslope Down -slope shape Linear Across -slope shape: Convex Parent material Residuum weathered from acid shale Properties and Qualities Slope: 25 to 65 percent Depth to restrictive feature: 20 to 40 inches to Bedrock (paralithic) Drainage class Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high or high (0.20 to 5.95 inRtr) Frequency of flooding None Frequency of ponding None Calcium carbonate maximum 0 percent Gypsum maximum 0 percent Available water capacity: Very low (about 3 0 inches) Interpretive Groups Land capability (non irrigated): 7e Typical Profile 0 to 8 inches channery silt loam 8 to 22 inches: very channery silt loam USDA Natural Resources Tabular Data Version 3 Conservation Service Tabular Data Version Date 07/05/2006 Page 4 of 5 Map Unit Description Frederick County, Virginia 22 to 30 inchesextremely channery silt loam 30 to 33 inches bedrock USDA Natural Resources Tabular Data Version 3 Conservation Service Tabular Data Version Date. 07105/2006 Page 5 of 5 Wilson, Glenn From: nhreview nhreview [nhreview.po-richmond.dom-richmondpa dcr.virginia.gov] Sent: Monday, December 10, 2007 3:57 PM To: Baxter, Amanda Subject: Comments on Winchester Readiness Center Attachments: #51916 WRA Winchester Readiness Center - wood turtle.pdf #51916 WRA finchester Readines. Ms. Baxter, Please find attached the DCR-DNH comments for the above referenced project. The comments are in pdf format and can be printed for your records. Also species rank information is available at http://www.dcr.virginia.gov/natural_heritage/help.shtml for your reference. Along with our comments there is an invoice for our services. Please submit a copy of the invoice with payment to the Treasurer of Virginia, Department of Conservation and Recreation, 203 Governor Street, Suite 423D, Richmond, VA 23219, ATTN: Cashier. Payment is due within thirty days (30) of the invoice date. Please note, due to higher overhead costs DCR-DNH will be increasing its project review fees as of January 1, 2008. Please send a confirmation e-mail upon receipt of our comments. Let us know if you have any questions. Thank you for your request. Maggi MacQuilliam Project Review Assistant Department of Conservation & Recreation Division of Natural Heritage 217 Governor Street, 2nd floor Richmond, VA 23219 Phone: (804)-371-5701 Fax: (804) 371-2674 maggi.macquilliam@dcr.virginia.gov rL. Preston Bryant, Jr. Secretary ofNatural Resources COMMONWEALTH of VIRGINIA DEPARTMENT OF CONSERVATION AND RECREATION 217 Governor Street Richmond, Virginia 23219-2010 (804) 786-7951 FAX (804) 371-2674 Amanda J. Baxter Whitman, Requardt & Associates 3701 Pender Drive, Suite 210 Fairfax, VA 22030 Re: Winchester Readiness Center Dear Ms. Baxter: Joseph H. Maroon Director December 10, 2007 The Department of Conservation and Recreation's Division of Natural Heritage (DCR) has searched its Biotics Data System for occurrences of natural heritage resources from the area outlined on the submitted map. Natural heritage resources are defined as the habitat of rare, threatened, or endangered plant and animal species, unique or exemplary natural communities, and significant geologic formations. According to the information currently in our files, the Opequon Creek Stream Conservation Unit is located downstream from the project site. Stream Conservation Units (SCUs) identify stream reaches that contain aquatic natural heritage resources, including 2 miles upstream and 1 mile downstream of documented occurrences, and all tributaries within this reach. SCUs are also given a biodiversity significance ranking based on the rarity, quality, and number of element occurrences they contain. The Opequon Creek SCU has been given a biodiversity ranking of B5, which represents a site of general significance. The natural heritage resource associated with this site is: Glyptemys insculpta Wood Turtle G4/S2/NL/LT The wood turtle inhabits forested floodplains and nearby fields, wet meadows, and farmlands (Mitchell, 1994). As this species overwinters on the bottoms of creeks and streams, a primary habitat requirement is the presence of water (Mitchell, 1994). Please note that the wood turtle is classified as threatened by the Virginia Department of Game and Inland Fisheries (VDGIF). To minimize adverse impacts to the aquatic ecosystem as a result of the proposed activities, DCR recommends the implementation of and strict adherence to erosion and sediment control measures during all land disturbing activities. Our files do not indicate the presence of any State Natural Area Preserves under DCR's jurisdiction in the project vicinity. State Parks • Soil and Water Conservation • Natural Heritage • Outdoor Recreation Planning Chesapeake Bay Local Assistance • Dam Safety and Floodplain Management • Land Conservation I ' Under a Memorandum of Agreement established between the Virginia Department of Agriculture and Consumer Services (VDACS) and the Virginia Department of Conservation and Recreation (DCR), DCR represents VDACS in comments regarding potential impacts on state -listed threatened and endangered plant and insect species. The current activity will not affect any documented state-Iisted plants or insects. New and updated information is continually added to Biotics. Please contact DCR for an update on this natural heritage information if a significant amount of time passes before it is utilized. ' A fee of $95.00 has been assessed for the service of providing this information. Please find enclosed an invoice for that amount. Please return one copy of the invoice along with your remittance made payable to the Treasurer of Virginia, Department of Conservation and Recreation, 203 Governor Street, Suite 423D, Richmond, VA 23219, ATTN: Cashier. Payment is due within thirty days of the invoice date. The Virginia Department of Game and Inland Fisheries maintains a database of wildlife locations, including threatened and endangered species, trout streams, and anadromous fish waters, that may contain information not documented in this letter. Their database may be accessed from www.d ig f.vir inia.gov/wildlife/info map/index.html, or contact Shirl Dressler at (804) 367-6913. Should you have any questions or concerns, feel free to contact me at 804-371-2708. Thank you for the opportunity to comment on this project. Sincerely, S. Rene Hypes Project Review Coordinator Cc: Amy Ewing, VDGIF Literature Cited Mitchell, J. C. 1994. Reptiles of Virginia. Smithsonian Institution Press, Washington. pp. 88- 91. L. Preston Siya.nt, Jr. J. Carlton Courier, Ill Secretary of Natural Resources Department of Game and I'tiland Fisheries Director December 11, 2007 Amanda Baxter Environmental Manager Whitman, Requardt, 8r. Associates, LLP :3701 Pender Drive:, Suite 210 Fairfax, Virginia 22030 RE: ESSLOG #24631, Winchester. Readiness Center, Frederick County, VA— subscriber confirmation: Dear Ms. Baxter: This.letter. is in response to your request -for information related to the,presence of threatened -or eitdangered,speciesin the. vicinity of the above referenced project. I. concur with your findings from the Virginia Fish and Wildlife Information Service. Though there are amumber of species listed as "likely to occur" on the Project Review Reports, there ate currently rio known documentations of threatened or endangered species in the -project area that require any`coordioation with the applicant: Yet,, a block survey of pan area encompassing this.project site, documented the state. threatened loggerhead shrike (Laiii{ts dudovicia�ius) during the Breeding. seasoii; This species may occur at the:project site, if appropriate'habitat exists, however no coordination is necessarylat this time. As well, the.state.special concern barn owl (Tyto alba) has-been documented approximately 0.25 'mile from this .projeet afea..However, :the classification .of state special concern .is not -.a legal designation and does not require further coordination. Information about fish .arid wildlife species was generated from our agepcy's. computerized Fish and Wildlife Information System; which describes animals that are known or may occur in a particular geographic area. Field surveys may be.,necessary to determine the presence: or absence of some of these species on or near the proposed area. Also, additional sensitive animal species may be present, but their presence has not been documented, in our information system. Endangered plantsand insects are under the jurisdiction of the Virginia Department of :A4 'culture and'Cdnsumer Services, Bureau of. Plan( Protection, Questions concerning sensitive plant and insect species occurring` at the project site should be directed to Keith Tignor at'(804) 7;$6-3515.. The Virginia Department of Conservation. and Recreation, Natural Heritage Program, maintains a database of natural heritage resources, iticluditig the habitat of rare, threatened, or endangered plant and animal species;,unique exemplary natural communidesi and significant geologic formations, 4010 WEST BROAD STREET, P.O. BOX 111.04, RICHMOND,.VA 23230-1104 (804) 367-1000 (V/TDD) Equal tlpportunity Gmploymerit, Programs and F.zcititles FAX (SO4) 367-0405 Amanda Baxter ESSLog #240 1 12/11/2007 Ngp 2 ,that may contain information not documented in this letter. Their. database may be accessed from htip:Hwww.ddr;siate.v,a,us/dnh/nhriiifo.htfn, or by contacting S. Rene Hypos at (804.) 371-2708, This letter summarizes the likelihood of the. occurrence of endangered or threatened animal species at the project site. If you have any Questions in this regard, please contact me at.(804) 367-11.85, Please -:now- that this response does not constitute consultation or management recommendations regarciing.endangeed-or threatened wildlife; or -any- other environmental concerns. These issues are analyied: by our Environmental -Services Section, in conjunction with interagency review of applications 6ation& for state and federal permits, If you have any questions in this regard, please contact the EnvirOpmontal Services Section tw.(804) 367-6913. Please note.that the data used, to develop this response are continually Updated. Therefore, if signi changes qre..ma4e'toyoqr project or if the project lias -i of begun within 6 ino iths of receiving thi$ letter,:.then. the'applicant should - request anew review of our data.. The Fish and Wildlife Information Service, the symm.of databases used to provide the information in this letter, can ndiv be accessed via the lht6rned The. Service currently provides Access to -currdtlt- and -comprehensive information about all of Virginia ' sfishand. wildlife resources,. including those. listed as threatened, endangered, or special concern; -colonial birds; waterfowl', trout sttei.Ims;'and 411 wildlife. Ugprs'caii choose -,!.,geographic location and generate a report of gpfties known or likely to :occur around that point. From -our main web page.at www`dgif.virginia,gov, choose the hyperlink to in F .. b...service,. "VirO ia Fish and Wildlife Information Service:" or more information about the please contact Shirl DiesslOr at (8,04).367-6913. Thank,youtbr your interest in the wildlife resources of Virginia. Sincerely, Susan I=I. Watson InfQr#iation. -Specialist cc: X.T. Fernald, VDQW COMMONWEALTH of VIRGINIA DEPARTMENT OF ENVIRONMENTAL QUALITY Street address: 629 East Main Street, Richmond, Virginia 23219 L. Preston Bryant, Jr. Mailing address: P.O. Box 1105, Richmond, Virginia 23218 David K. Paylor Secretary of Natural Resources Fax (804) 698-4500 TDD (804) 6984021 Director www.deq.virginia.gov ��� .. may, .` ' (804) 6984000 f 1-800-592-5482 ;v December 11, 2007 �� F1ECEI',EJ Amanda Baxter �) EC 2 2 007 ► Whitman, Requardt &Associates, LLP `� `tt i�'N P,!'('a i !~�' 3701 Pender Drive Suite 210 � AT Fairfax VA 22030 `P. RE: Virginia Department of Environmental Quality Water Protection Program Comments on Proposed Winchester Readiness Center. Dear Ms. Baxter: Based on the topographic map provided with your request letter, the headwaters of an unnamed tributary to Sulphur Spring Run are located within the proposed Winchester Readiness Center project area. No wetlands were identified on the National Wetland Inventory (NWI); however, NWI maps do not substitute onsite surface water delineations. Virginia requires that delineations be conducted in accordance with the US Army Corps of Engineers "Wetland Delineation Manual, Technical Report Y-87- 1, January 1987, Final Report" (Federal Manual). The delineation should be confirmed by the US Army Corps of Engineers. Impacts to wetlands or streams, including filling, excavating, or altering, may require a Virginia Water Protection permit. Should wetlands be present within the Winchester Readiness Center project area, information on the location, extent and type of these wetlands must be reviewed before a determination is made concerning what type of Section 404 permit from the Corps of Engineers and Virginia Water Protection Permit from the Department of Environmental Quality may be required for the project to proceed. Should you have any questions, please feel free to contact me at cpeaahartgdeq.vir ig nia•gov or 804-698-4377. Sincerely, Chris Egghart Office of Wetlands and Water Protection Baxter, Amanda From: Egghart, Christopher [cpegghartCa deq.virginia.gov] Sent: Thursday, January 31, 2008 9:22 AM To: Baxter, Amanda Cc: Haynes, Amy O Ms NGVA; Shaver, James C CPT NGVA Subject: VDEQ Review of Wetlands Delineation on Proposed Winchester Readiness Center Amanda, Thanks so much for the opportunity to review the wetlands delineation for the proposed Winchester Readiness Center, as well as the general site plan showing how any wetland impacts will be avoided. I have no further comments to offer. Thanks again, Chris Egghart Virginia Department of Environmental Quality 804-698-4377 FAX 804-698-4347 cpegghurt@deq.v_irginia.gov 3/4/2008 ,! Norfolk District AOLL 6 NOV 19 7007 OAO-w U.S. ARMY CORPS OF ENGINEERS FIELD APPROVED WETLAND CONFIRMATION Date: November 15, 2007 Applicant: Virginia Army National Guard Project Name: Winchester Readiness Center Project Number: 2007-3631 Agent: Williamsburg Environmental Group Inc. Project Location: Frederick County This serves as a field approved confirmation for this property. Our basis for this finding includes djiPll I91:1Uli Uf Ulf U&PL, t 981 W9II9Hd H811H81111841 WAR 9A8 W llei AiBn of- ordinary high water mark. _x_ We agree with the wetland delineation described in the letter, report and plans dated August 21, 2007. The small emergent wetland area is not isolated. We agree with the wetland delineation as flagged with the following modifications (a revised map is required): _ The wetland delineation was flagged by a representative of the U.S..Army Corps of Engineers. as identified below: There are no jurisdictional waters or wetlands on the site. I'kere are Jurisdictional wafers or wetlands on your property, w1ich are contiguous wil . We recommend that you have a wetland delineation performed. All waters/wetlands on the property are isolated and will not require a Department of the Army tiLtHilt. I 113t#Lt, N aLfliilt lfltlj HL I-LgUlfLU IfU1ii tl{L VifgllllA Uptidl-11Imill Uf Eli V11UlIfullldl tgullly. Any mechanized landclearing that disturbs the soil surface, such as with a bulldozer and/or root rake, and/or any filling or excavation in the wetlands, streams and/or ponds on this site may require a „frh n,-.,.j, ,,.A/—o",.,: �:.., �. r .,. �-r_...ryrfNliiNfllli (IINIH) JHlf II such activities occurring. If you have any questions, please contact the project manager listed below. Ronald H. Stouffer, Jr. Project Manager D"U.. I ....... J. C�:.,....... 703-221-6967 Telephone number 28 - •- L. Preston Bryant, Jr. Kathleen S. Kilpatrick Department of Historic Resources 5ecretury o (Natural Resources n i rector 2801 Kensington Avenue, Richmond, Virginia 23221 'hd: (8104) 367-2323 Fax: (904s367-2391 TDD: (8041367.2386 www.dhr.vir_ima.eov October 24, 2006 CPT Jaycee Shaver Cultural Resource Manager Department of Military Affairs VAFM-E (PRN-160) Building 316, Fort Pickett Blackstone, Virginia 23824 Re; Phase I Archaeological .Survey of the Proposed Winchester Readiness Center (Armory) Site. 5.9 ha (14.7 acres) in Winchester, Frederick County, Virginia DHR Nile No. 2006-0321 Dear CPT Shaver: We have received for review the above -referenced report prepared by the Conservation Management Institute of the Virginia Polytechnic Institute and State University (CMI). We are pleased to inform you that the report meets the Secretary of the Interior's Standards and Guidelines for the Documentation of Archaeological Sites (48 FR 44734- 44742) and our Department's Survey Guidelines (revised 2001). The survey of the project area did not identify any archaeological or architectural resources. As such, a determination of no historic properties affected is appropriate for this project and no further investigations are warranted. if you have any questions, please do not hesitate to contact me at (804) 367-2323, Ext. 153 or email roger.kirchenfaAr,v' irrg`nia.eov. Sinlif Rog, Archaeologist Offand Compliance cc: Mr. Wayne C. J. Soyko, Virginia Polytechnic Institute and State University Administrative Serv'iCcs Capital Region Offwe Tidewater Regiun Offfice Roanoke Reginn office Winchester Region Ofl5¢e I Cuurthouse Avenue 2801 Kensingtnn.4ve. (4415 Uld Courthnuse Way. 2' Moor 1030 Penmar Avc., SF IU? N. Kent SlrM. SLLRe 203 Petersburg, VA 23803 Richrnnrni VA 23221 New pun News, VA 23608 Roanoke. VA 24013 Windinicr. VA22601 Tel ' (804) 963 -1624 Tel: (804)367 2323 Tel -(757)886-28U7 Id: (540) 857- 7585 TeL(540)722-3427 Fax: (804) 862-6196 Fax:1804) 367 2391 Fax: (737) 886-2R0R Fax: (540) 957-7588 rax: (340) 722-7535 � � "� AUUR 114A i t �LALL PRIVAT QO fH'�II�C y�E 1 00 _ -1000 FEET ROAD '/1=' Y-F-I I�! 1 U NATIONAL FLOOD INSURANCE PROGRAM ' � J ) i - Q / ZONE A ON MANANNt NAtc MAF VTRCTNTS (ON INCORPORATED AREAS) J ��/'I CONMUNIf►fA1Rl NtlI�E1 5100G3 MIS R WINCHESTER p MUNICIPAL AIRPORT �1 \ ZONE C PACE 115 OF 200 iSEE M ^v INDEX FGq <gGES NOi FqNTE[ EFFECTIVE JULV 17, 1978 JJ UWI IIFR Will If IIAUNIIIU ARD URB., DEVELOIMENS I�/ \ I I i EOE0.PL iNSUnnN. gATION fv� O v .h — — b— mo ...b..r�Atrermnu>I a ntlmerKa whicn maY Mna boon matls a�bpuerR to tM Ma an tlr - r- product r!� 70.! aEput Netlonal Flootl Irrouren� U EVERETTE L. KLINE, JR. Regional Forester a COMMONWEALTH ®f VIRGINIA DEPARTMENT OF FORESTRY 470 George Dean Drive Charlottesville, Virginia 22903 2100 VUIIUtl lalMUU, BUltU 17 (131) 977 5193 ' Winchester, VA 22601 FAX (434) 296-3290 540/722-3496 FAX: 540/722-7543 ' January 15, 2008 Glenn Wilson ' Whitman, Requardt & Assoc. LLP 3701 Pender DR, Suite 210 ' 1U11-mi11111Aj MUD Dear Mr. Wilson; IEnclosed is Ithe Porestry Environmental Impact review for the property of concernoutsilde Winchester, Vriginia. Please contact me if you have questions or whenever we can be of assistance. ' Sincerely, Gerald R. Crowell ' Area Forester Enclosures 11 I Miceinn- uWP Prntaot and npvpinn U-1thv Cnc4ainolAn 1Pnrne4 Ana-nrnn- fnr V.,-ini4no 11 FORESTRY ENVIRONMENTAL REVIEW ON LANDS OF DEPT. OF MILITARY AFFAIRS, COMMONWEALTH OF VIRGINIA) FREDERICK COUNTY v Pi3QiMTi N i6QQA'FiQNi One nila onsi of Wiinohastw on fibs sonih yid* of Rti K Lat/Long 39-0843N, 78-08-06W MAILING ADDRESS: Whitman, Requardt & Assoc. LLP, 3701 Render DR, Suite 210, Fairfax, VA 22030 GENERAL: This review covers the examination of approximately 10.1 acres of WOMMIU. A HY PB11d &B ME u Big PAQ LON141 Bt RK VIBRRy. It WON lU UIP northwest off the property by a very shallow drainage into Sulfur Spring Run, a perennial stream in this locality. SOILS; The soils mapped on this property consist of Clearbrook channery silt loam. This soil is considered good to excellent for the production of healthy pine and hardwood forests. The tonoQranhv is fairlv level throughout the vronerty. ' FOREST TYPE: Growing here is a forest of predominantly sapling sized mixed hardwoods including red maple, hickories, black gum, ash, sumac, ailanthus, and fnk&h iii M e6 hers, including Wginia pm6, end 6asbern red cedd. Scait Md sawtimber sized trees are also found, consisting of white oak, scarlet oak, black oak, hickories, loblolly pine, and other miscellaneous species. Growth rates, and thus health, are fair to goudi 1 HISTORY: This was an open field which was abandoned perhaps 15 years ago and has grown up into a young sorest consisting of the common pioneer tree species that populate abandoned land in this area, with scattered mature hardwood and coniferous ' trees around the perimeter. DISCUSSION OF THE EFFECTS OF THE PROPOSED DEVELOPMENT ON THIS SITE: Tho lnn8 term prtD(iji 'ti`'i"4f th4 490 f4rtft IAhi iPt thMi MOM ff#M tWI J M]pgrly finipf it is being converted from forest to commercial use. Local firewood, pulpwood, and sawtimber markets exist for the disposal of the trees that need to be removed for the development of this property. Forest fire concerns will be eliminated with the proposed conversion of this property IP81K IW88AIARS is MIUVIA1 U19. There are no known threatened or endangered plant or animal species occupying or lUmuff Bulk ihil prupdrry-I Wildlife populations living on or utilizing this acreage will be displaced. Removal of any of the larger trees around the perimeter of this property will have some visual impact on surrounding properties. f he pond in the east corner of Ous property is currently silting in and if not eliminated during property development, and if left unmanaged in the future, will disappear by natural plant succession within the next few years. Water percolation into the soil will be restricted by the proposed buildings and impervious pavement. No historical trees are known to exist on or near this property. Geralb R. Crowell, Area Forester 2 COMMONWEALTH of VIRGINIA L. Preston Bryant, Jr. Department of Historic Resources Kathleen S. Kilpatrick Secretary ci C Ni awnil R esuurce s n i rcctnr 2801 Kensington Avenue, Richmond, Virginia 23221 Tel: (804) 367-2323 Fax: (904.1367-2391 TDD: (8041367.2386 aKw.dhr.vir,zima.gov October 24, 2006 CPT Jaycee Shaver Cultural Resource Manager Department of Military Affairs VAFM-E (PRN-160) Building 316, Fort Pickett Blackstone, Virginia 23824 Re: Phase I Archaeological Survey of the Proposed Winchester Readiness Center (Armory) Site, 5.9 ha (14.7 acres) in Winchester, Frederick County, Virginia DHR File No. 2006-0321 Dear CPT Shaver: We have received for review the above -referenced report prepared by the Conservation Management Institute of the Virginia Polytechnic Institute and State University (CMI). We are pleased to inform you that the report meets the ' Secretary of the Interior's Standards and Guidelines for the Documentation of Archaeological Sites (48 FR 44734- 44742) and our Department's Survey Guidelines (revised 2001). The survey of the project area did not identify any archaeological or architectural resources. As such, a determination of no historic properties affected is appropriate for this project and no further investigations are warranted. If you have any questions, please do not hesitate to contact me at (804) 367-2323, Ext. 153 or email roster. i hen@:dhr.virainia.¢ov. 1 Sincerely, ' Rog W. Kirchen, Archaeologist Off a of Review and Compliance cc: Mr. Wayne C. J. Boyko, Virginia Polytechnic Institute and State University ' Administrative Smioes Capital Region Office Tidewater Regiun Office Roanoke Reginn Office Winchester Region Office l0 Courthouse Avenue 2801 Kensington Ave. 14415 Old Courthouse Way. 2"' Flour 1030 Penmar Avc.. SE 107 N. Kent Slrcct, suite''-03 ' Petersburg. VA 23803 Richmond. VA 21221 Nrwpurt News, VA 23608 Roanoke. VA 24013 WinC inter. VA=?601 Tel: (804180-1624 Tel: (004) 367 2323 Tel: (757) 886-2807 ['cl: (540) 857-7585 TeL (540) 71-2-34-17 Fax: (804)862-6196 Fax: (804)367 2391 Fax: (737)886-280R Fax 4-40)85'-7588 fax:(540) 722-7535 COMMONWEALTH of VIRGINIA DEPARTMENT OF ENVIRONMENTAL QUALITY Street address: 629 East Main Street, Richmond, Virginia 23219 L. Preston Bryant, In Mailing address: P.O, Box 10009, Richmond, Virginia 23240 David K. Paylor Secretary of Natural Resources Fax (804) 698-4500 TDD (804) 698-4021 Director www.deq.virginia.gov (804)698-4000 1-800-592-5482 December 4, 2007 Ms. Amanda Baxter ' Environmental manager Whitman, Requardt & Associates, LLP 3701 Pender drive Suite 210 Fairfax VA 22030 Dear Ms. Baxter: Re: Winchester Readiness Center, Frederick County, Virginia Thank you for your letter dated November 26th 2007 soliciting inputs from DEQ-AIR in the preparation of Environmental Impact report (EIR) on the above project. In this context, the following Virginia Air regulations may be kept in view: 1. 9 VAC 5-40-5600 et seq. — Open Burning 2. 9 VAC 5-50-60 et seq. Fugitive Dust Emissions In addition it will be necessary to restrict the emissions of volatile organic compounds (VOC) and oxides of nitrogen (NOx) during construction activities as the City of Winchester in particular and the County of Frederick in general has opted for Early Action Compact (EAC) to avoid being designated as an ozone non -attainment area. Should you have any questions please do not hesitate to contact us. Sincerely, Kotur S. Narasimhan Environmental Engineer Senior Air Data Analysis Message Page 1 of 1 Wilson, Glenn From: Baxter, Amanda Sent: Friday, February 29, 2008 5:35 PM To: Wilson, Glenn Subject: FW: Winchester readiness Center From: Narasimhan,Kotur [mailto:ksnarasimhan@deq.virginia.gov] Sent: Friday, February 01, 2008 7:01 AM To: Baxter, Amanda Subject: RE: Winchester readiness Center Thank you for the call and follow up mail. I am sorry I should have written as maintenance area. Nevertheless, precautions need to be taken would be same in terms of containing ozone precursors. Hope the matter stands clarified. Kotur -----Original Message ----- From: Baxter, Amanda [mailto:abaxter@wrallp.com] Sent: Thursday, January 31, 2008 4:45 PM To: Narasimhan,Kotur Subject: RE: Winchester readiness Center Kotur: I left you a message on your voicemail, but thought I would follow up with an email. Just a quick question, is Frederick County still considered non -attainment since it is going through Early Action Compact? Thank you in advance for your help! Amanda J. Baxter I Environmental Manager WHITMAN, REQUARDT & ASSOCIATES, LLP 3701 Pender Drive, Suite 210 Fairfax, Virginia 22030 703.293.9717- fairfax office + 703.273.6773 - fairfax fax 443-224-1705 - baltimore direct + 410-243-5716- baltimore fax abaxter@wrallp.com From: Narasimhan,Kotur [mailto:ksnarasimhan@deq.virginia.gov] Sent: Tuesday, December 04, 2007 9:01 AM To: Baxter, Amanda Subject: Winchester readiness Center Response to your letter dated November 26th, 2007 on the above subject. The information supplied in this message may be privileged, confidential and/or exempt from disclosure under applicable law. If ' you are not the intended recipient of this message, the sender does not intend delivery to you to waive any privilege or right pertaining to this message. You have no right to retain, disseminate, copy or disclose the material contained herein. If you have received this message in error, please immediately notify the sender by return e-mail, and delete the errant message. Thank you. 'WRA_Disclaimer_v20070222a 3/3/2008 Page 1 of 1 Wilson, Glenn From: Thurman, Laura (VOF) [Ithurman@vofonline.org] Sent: Tuesday, January 08, 2008 3:10 PM To: Wilson, Glenn Subject: RE: Winchester Readiness Center comments ' I got this and realized we did review it. My mistake was in not sending it on to Jordan Monez in Richmond. We don't see any conflicts with lands currently in conservation easement with VOF. Jordan keeps these types of notices filed and this one will be kept in Richmond. ' Thanks for the follow-up! Laura Thurman Easement Manager Staunton office of the VOF 11 East Beverley Street Staunton, VA 24401 '540 886-2460 (office) 540 886-2464 (fax) 540 480-0335 (cell) ' From: Wilson, Glenn [mailto:gwilson@wrallp.com] Sent: Tuesday, January 08, 2008 1:45 PM 'To: Thurman, Laura (VOF) Subject: Winchester Readiness Center comments Laura - Thanks for speaking with me on the phone a few minutes ago. I thought it would be easier to email the documents rather than Fax them. I hope that is ok with you. Thanks for your comments regarding this project. -Glenn Wilson Glenn R. Wilson Environmental Scientist WHITMAN, REQUARDT & ASSOCIATES, LLP. 3701 Pender Drive, Suite 210 Fairfax, VA 22030 703-293-9717 - office 703-273-6773 - fax gwilson@wrallp.com The information supplied in this message may be privileged, confidential and/or exempt from disclosure under applicable law. If you are not the intended recipient of this message, the sender does not intend delivery to you to waive any privilege or right pertaining to this 'message. You have no right to retain, disseminate, copy or disclose the material contained herein. If you have received this message in error, please immediately notify the sender by return e-mail, and delete the errant message. Thank you. WRA Disclaimer v2007O222a 1/8/2008 Page 1 of 3 Wilson, Glenn From: Mohinder Saini [Mohinder.Saini@vdh.virginia.gov] Sent: Tuesday, January 15, 2008 11:11 AM To: Wilson, Glenn Cc: Baxter, Amanda; Robert W Hicks; Joseph Hilbert; Mohinder Saini Subject: Re: Winchester Readiness Center Virginia dept of Health comments Mr. Wilson, Yes, I have received your email and your letter of January 2, 2008. I' Since the proposed Winchester Readiness Center, Frederick County, will be served by public water and sewers, the Lord Fairfax Health District, Virginia Department of Health, has no further comments at this time. We would like to receive your Environmental Impact Report when it is ready to further review this proposed project. Thanks for contacting the Virginia Department of Health and giving us an opportunity to review and comment on this ' project. Please contact me if you should have any further questions. ' Mohinder Saini ' Mohinder Saini Environmental Health Manager 'Lord Fairfax Health District VA Dept of Health Phone (540) 722-3480 ext. 221 Fax (540) 722-3479 "Wilson, Glenn" wrote: Mr. Saini- My email system has notified me that it is continually attempting to send you the emails that I sent to you last week. Have you received them yet? Thanks again for your time with regards to this project. -Glenn Wilson Glenn R. WilsonEnvironmental Scientist WHITMAN, REQUARDT & ASSOCIATES, LLP.3701 Pender Drive, Suite 210Fairfax, VA 22030703-293-9717 - office703-273-6773 - faxgwilson@wrallp.com From: Wilson, Glenn Sent: Friday, January 11, 2008 10:39 AM To: 'Mohinder Saini' Subject: RE: FW: Winchester Readiness Center comments Mr. Saini- I sent an email to you yesterday and I just wanted to confirm that you received it. 1/15/2008 Page 2 of 3 It contained several attachments and I wanted to make sure that you received it because sometimes emails with large files can inadvertantly get deleted by some email systems. Thank you for your time and consideration with regards to this project. Sincerely, Glenn R. WilsonEnvironmental Scientist WHITMAN, REQUARDT & ASSOCIATES, LLP.3701 Pender Drive, Suite 210Fairfax, VA 22030703-293-9717 - office703-273-6773 - faxgwilson@wrallp.com ■ From: Wilson, Glenn Sent: Thursday, January 10, 2008 12:28 PM To: 'Mohinder Saini' ■ Subject: RE: FW: Winchester Readiness Center comments Mr. Saini- Thank you for your prompt reply. We did receive your letter dated December 20, 2007. In response to your letter we sent a letter to you dated January 2, 2008. The letter included copies of the 65% engineering plans that you requested in your letter. Please find attached a copy of the letter and the 65% plans that we sent to your office. Please let me know if there is anything else that you would need in order to provide comments for this project. Thanks again. -Glenn Wilson Glenn R. WilsonEnvironmental Scientist WHITMAN, REQUARDT & ASSOCIATES, LLP.3701 Pender Drive, Suite 210Fairfax, VA 22030703-293-9717 - office703-273-6773 - faxgwilson@wrallp.com ■ From: Mohinder Saini [mailto:Mohinder.Saini@vdh.virginia.gov] Sent: Thursday, January 10, 2008 11:33 AM ■ To: joe hilbert Cc: 'Diane Helentjaris'; David.Crabtree@vdh.virginia.gov; Wilson, Glenn; Robert W Hicks Subject: Re: FW: Winchester Readiness Center comments ■ I provided LF Health District comments to Ms. Baxter, WR Associates, LLP, in my letter to her dated Dec 20, 2007. A copy of my letter was provided to Mr. Hicks. Minna Mohinder Saini ■ Environmental Health Manager Lord Fairfax Health District VA Dept of Health ■ Phone (540) 722-3480 ext. 221 Fax (540) 722-3479 joe hilbert wrote: Has this matter been responded to? thanks, Joe From: Wilson, Glenn [mailto:gwilson@wrallp com] Sent: Thursday, January 10, 2008 11:02 AM 1 1/15/2008 Page 3 of 3 To: Joe.Hilbert@vdh.virginia.gov ' Subject: Winchester Readiness Center comments Mr. Hilbert -We sent you a letter several weeks ago soliciting comments for the above - referenced project.I wanted to make sure that you received the letter and had an ' opportunity to comment.Please find attached the letter sent to your office several weeks ago and the site location map.Please let me know if you have any questions.Thanks much. -Glenn Wilson Glenn R. WilsonEnvironmental Scientist WHITMAN, REQUARDT & ASSOCIATES, LLP.3701 Pender Drive, Suite 210Fairfax, VA 22030703-293-9717 - office703-273-6773 - faxgwilson@wrallp.com The information supplied in this message may be privileged, confidential and/or exempt from disclosure under applicable law. If you are not the intended recipient of this message, the sender does not intend delivery to you to waive any privilege or right pertaining to this message. You have no right to retain, disseminate, copy or disclose the material contained herein. If you have received this message in error, please immediately notify the sender by return e-mail, and delete the errant message. Thank you. WRA Disclaimer v20070222a 1/15/2008 GEORGE P. WILLIS DIRECTOR COMMONWEALTH OF VIRGINIA. ' Depar'Iment of.Nlines, Minerals and .Energy Division ol'Mineral Resources Fontaine ReSeaTCh Park 900 Natural Resources Drive; Suite 500 Charlottesville, Virginia 22903-0667 (434)951-6341 w Nv,,v. dnime. virgin i a. go v December 21, 2007 Whitman, Requardt and Associates, LLC 3701 Pender Drive, Suite 210 ' Fairfax, Virginia 22030 Attention: Amanda Baxter Re: Winchester Readiness center Frederick County, VA DIVISIONS ENERGY GAS AND OIL MINED LAND RECLAMATION MINERALMINING MINERAL RESOURCES MINES ADMINISTRATION Dear Ms. Baxter: ' I have reviewed the information that you provided for the above -referenced project. A review detailed geologic mapping of the Winchester quadrangle by the USGS indicates that the proposed site is underlain by shale, siltstone and sandstone of the Martinsburg Formation. Karst conditions are unlikely in this formation. Steep slopes cut into this formation can be easily eroded and may need additional support. I do not anticipate a significant impact to mineral resources resulting from this project. ' The facility should be planned and designed to comply with state and federal guidelines and industry standards for energy conservation and efficiency. The Department of Military Affairs should review Executive Order 48 on energy efficiency in State government operations and take any appropriate actions that will assist in compliance. For example, the energy efficiency of the facilities can be enhanced by maximizing the use of the following: ' ■ thermally -efficient building shell components (roof, wall, floor, windows, and insulation); ■ facility siting and orientation with consideration towards natural lighting and solar loads ■ high efficiency heating, ventilation, air conditioning systems; ' ■ high efficiency lighting systems and daylighting techniques; and energy -efficient office and data processing equipment. FQi1.4.i.. OPPO.RTU.NlTY EA11P.LOYFR `l`DD (800) 828-1120 --- Virginia Relay Center Whitman, Requardt and Associates, LLC December 21, 2007 Page Two Please contact me if further information is required. Sincerely, Matt Heller, P.G. Geologist Manager l 9 /off Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 July 6, 2006 Mr. Patrick Sowers Patton Harris Rust and Associates, PC 117 E. Piccadilly Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan for Governors Hill Property Identification Numbers (PINs): 64-A-82, 83, 83A, 87 & 87A Second Review Dear Patrick: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: 1. Generalized Development Plan. The MDP is still not in conformance with the proffered GDP. While the relocation of the community center may be appropriate with the consent of the Airport Authority, the bubble where the center was cannot be revised to show residential because that area was not deemed for any residential uses. The environmental areas need to be revised as indicated on sheet 2 so that the MPD conforms to the GDP. The MDP needs to follow the boundaries set forth by the GDP approved by the Board of Supervisors. This plan will not be scheduled for public meetings until the MDP is in conformance with the GDP. 2. Legend. On sheet 2, the symbol for the private streets does not match what is shown on the plan and the red line has not been included in the legend. 3. Riparian Buffers. The riparian buffer widths are labeled incorrectly. 4. Project Totals. On sheet 2, provide the acreage of residential and the acreage of commercial. 5. Open Space Summary. The open space summary provided on sheet 4 appears to be incorrect; revise as indicated. Also, the open space totals shown in the legend on sheet 2 do not match what has been provided on sheet 4. 6. Page Numbering. There are two sheets provided that are labeled sheet 5. 7. Road Details. Provide a detail for Coverstone Drive. 8. Unit Detail. Sheet 5 depicts the unit type proposed for the development. The number of each unit type and area needs to be provided on this sheet, not "TBD". 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Patrick Sowers RE: Governors Hill MDP July 6, 2006 Page 2 In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Parks & Recreation and the Airport Authority. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins Planner II CEP/bad Attaclunent cc: Gregory L. Coverstone, 334 Highbanks Road, Stephenson, Virginia 22656, Richard and Donna Dick, 1600 Millwood Pike, Winchester, Virginia 22601 Carpers Valley Development, LLC, 8401 Greensboro Drive, McLean, Virginia 22102 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 August 13, 2008 Mr. John Conrad Governor's Hill LLC 8401 Greensboro Drive, Suite 300 McLean, Virginia 22102 RE: Governor's Hill Development Dear Mr. Conrad: Thank you for your response, dated August 7, 2008, to my request for an update on your progress towards implementing the Governor's Hill proffered road system and provisions to provide the Winchester Readiness Center (WRC) with public road access. These are both vital components to proceeding with the overall Governor's Hill development. I appreciate the clarification you provided regarding the efforts you have put forth to establish a public road from Arbor Court to the WRC by early 2009 — which will coincide with the WRC facility's intended date for completion. As this road does deviate from the approved proffers for Governor's Hill, I would request that you dedicate the necessary right-of-way to the County, and establish a guaranty bond with the County as further assurance that this road connection will be accomplished in the constrained time frame in which we're working. Your letter also states that "the leadership of Frederick County has made it clear to the owners of Governor's Hill that the County does not prefer to have Coverstone Drive/Route 50 intersection coexist with the Sulfur Springs intersection". This statement is contrary to the proffers for the development as approved by the Board of Supervisors on October 12, 2005. In an effort to ascertain if the Board had taken actions to revise the previously approved proffers pertaining to the Coverstone Drive/Route 50 intersection, I have reviewed the Board's meeting minutes since October 2005. In doing so, I have not found any Board actions that would enable deviation from the proffers. Therefore, the proffers approved by the Board of Supervisors on October 12, 2005, continue to apply to this property. And as noted in my previous correspondence, the transportation proffers delineate the construction of Coverstone Drive, from Route 50 "Millwood Pike" to the Armory site entrance, prior to the Armory's completion (REZ #11-05 proffer statement item 3.3). 107 North Kent Street, Suite 202 a Winchester, Virginia 22601-5000 Mr. John Conrad RE: Governor's Hill Development August 13, 2008 Page 2 I do recognize your intent to seek a proffer revision pertaining to Coverstone Drive; you advised the County of this preference in late 2007. As I write this letter, no formal proffer revision application has been submitted to the County. Unfortunately, until you formally make application for the proffer revision, and receive approval for same by the Board of Supervisors, you arg obligated to adhere to the current proffers for the property. Si EricYF&Ldvrence, AICP Director of Planning and Development cc: Miller and Smith, 480 West Jubal Early Drive, Winchester, VA 22601 John R. Riley, Jr., County Administrator ERL/bad bc: Richard Shickle and Gene Fisher .r .; 480 W. Jubal Early Drive Suite 330 Winchester, Virginia 22601 540-722-9566 Fax: 540-722-9655 www. millerandsmith. corn MIL ER 2 SM TH August 7, 2008 Eric R. Lawrence Director of Planning and Development County of Frederick 107 North Kent Street Winchester, Virginia 22601 Re: Governors Hill Dear Eric, The leadership of Frederick County has made it clear to the owners of Governors Hill that the County does not prefer to have the Coverstone-Drive/Route 50 intersection coexist with the Sulfur Springs intersection'as depicted in the current MDP. In fact the County assisted the owners in the purchase of the last remaining property adjacent to Governors Hill along Route 50 so that the Coverstone Drive intersection with Route 50 would occur opposite Inverlee Way. The owners settled on this property in February of this year, and anticipating this settlement, members of PHR&A met with you, Candice, and me on January 24, 2008 to discuss the rezoning of the entire property so that the road structure on the MDP could be changed and the Proffers adjusted. In fact after receiving our rezoning application your office has provided the first round of rezoning comments. We are now in our third revision of fhe T IA and last week we met with VDOT to firialize the offsite improvements that we will proffer with our rezoning. Knowing that sufficient time would not be available to rezone the property, design the Inverlee Intersection, design the new Coverstone Drive (the plans for the MDP location of Coverstone Drive have been completed and approved by VDOT for almost a year), and construct Coverstone Drive and Tazewell Drive to the Armory entrance, the owners committed to spend a great deal of money to accommodate the Armory. First we built at our cost a temporary road from Route 50 to the Armory site to allow the construction of the buildings to begin. We have maintained this road at our expense and not one minute of interruption has occurred with the Armory construction that can be attributed to' the access. Our.. next step was to secure a right a way for a public road across the property adjacent to the Armory. What VDOT did not tell you is that, along with Frederick County's approval, we now have the VDOT approval of the design of the public road from Arbor Road to the Armory. We have also contracted with Perry Engineering to build the access road, and once we have our pre -construction meeting, they will begin the process. Perry's commitment is to have the road completed in October of this year, approximately three months prior to the proposed completion of the Armory. Through another permit with FCSA and the County we have previously installed the sanitary sewer to serve the Armory, again at our expense. The folks building the Armory, the National Guard, or Frederick County have not been delayed, obstructed, or inconvenienced as a result of the relocation of the access. As this letter and our actions indicate, our firm has exhibited much progress since the first of this year, and we have not been bashful in our commitment of funds to meet our obligations. It is our intention to have a rezoning package for Governors Hill completed before the end of this month that is acceptable to the County. Assuming that the rezoning is successful the proffers will indicate that the applicant shall commit to the substantial completion of a public roadway to the Armory prior to the completion of the Armory. At the end of the day the County will have the Inverlee Intersection in the desired location, the Guard will have two points of access to their site, and we will finally be able to begin development of our property. Sincerely, John T. Conrad Vice President Miller and Smith Inc. Cc: John R. Riley Gene Fisher AMENDMENT Action: h;__.ANNING COMMISSION: July 20, 2005 - Recommended Approval BOARD OF SUPERVISORS: October 12, 2005 APPROVED IJ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #11-05 OF CARPERS VALLEY WHEREAS, Rezoning 911-05 of Carpers Valley, was submitted to rezone 281.5 acres from RA (Rofa.-i Areas' District to R4 (Residential Planned Community) District for residential and commercial uses. Tb.e properties are located approximately one mile east of Interstate 81 on the south side of Millwood i bike (Route 50 E), across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, in the ShaNA.nee Magisterial District, and are identified by Property Identification Numbers (PINS) 64-A-82, 64-A-83.. 64-� A-83A, 64-A-86, 64-A-87.and 64-A-87A WHEREAS, the Planning Conlrnission held a public hearing on this rezoning on July 20, 2005; aaci WIFI 'REAS, the Board of Supervisors held a public hearing on this rezoning on October 12, 200 :: and ryAlHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be i., 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 281.5 acres fi 6im RA (Rural Areas) District to R4 (Residential Planned Community) District for residential and commercial uses, as described by the application and plat submitted, subject to tN- attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes #36-05 This ordinance shall be in effect on the date of adoption. Passed this 12th day of October, 2005 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara E. Van Osten Aye Gina A. Forrester Nay Gary Dove Aye Lynda J. Tyler Nay Bill M. Ewing Aye Gene Fisher Nay A COPY ATTEST John R.I Ae , Jr. Frederic County Administrator PDRes 436-05 PROFFER STATEMENT REZONING: RZ. #=11-05 : RA to R4 PROPERTY: 281.5 Acres Tax Map & Parcels 64-A-82, 83, 83A, 86, 87, and 87A (the "Property") RECORD OWNER: JGR Three, LLC; Richard G. and Donna C. Dick; Constance L. Tjoumas; Gregory L. Coverstone; Cynthia Ann Pappas; Ellen, LLC; LCR, LLC; MDC Three, LLC; Susan Sanders, LLC; Liberty Hill, LLC; Thomas A. Dick; Timothy J. Dick; Michael E. Dick APPLICANT: Miller and Smith Land, Inc.; Miller and Smith at Coverstone, LLC PROJECT NAME: Carpers Valley ORIGINAL DATE OF PROFFERS: June 24, 2005 REVISION DATE: July 6, 2005 September 7, 2005 September 28, 2005 October 4, 2005 October 12, 2005 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the `Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan shall refer to the plan entitled "Generalized Development Plan, Carpers Valley" prepared by Patton Harris Rust & Associates, (the "GDP") dated October 11, 2005 , sheets 1-4 of 4. (00014467.DOC / 4 Proffers As Revised 000145 000020) 1. LAND USE 1.1 The project shall be designed to establish interconnected mixed -use residential and commercial/employment Land Bays in conformance with the GDP, and as is specifically set forth in these proffers. 1.2 All development, including street landscaping, shall be accomplished in substantial conformance with the "Design and Development Standards for Carpers Valley," prepared by PHR&A attached hereto and incorporated herein by reference (the "Design and Development Standards"). 1.3 For reference purposes, the residential area identified as "Townhomes" on the GDP may contain any housing type identified as "Single Family Attached" in the "Design and Development Standards" excluding the "Stacked Flat Garage Units." The residential area identified as "Condominiums" on the GDP may contain the housing type identified in the "Design and Development Standards" as "Multi -Family." 1.4 Except as modified herein, and except to the extent any portion of the Property is owned or leased by the United States or any department or agency thereof, or by the Virginia National Guard, and is exempt by law from compliance with state and local land use ordinances and regulations, areas for commercial use on the Property shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, as set forth in the Frederick County Code Article VII, § 165-67 through § 165-72, as cross-referenced to Article X, § 165-82, Sections A through D inclusive, and § 165-83. All commercial development on the Property shall comply with the aforesaid regulations, as approved by Frederick County, and these Proffers. 1.5 Residential uses shall be prohibited in the area identified as Land Bay 2 - - ---- -- on the GDP. Furthermore, with the exception of any uses related to any federal agency or department, Land Bay 2 shall be restricted to those uses permitted in the General Business (B-2) zoning district as specified in the Frederick County Code Article X, §165-82B(1). 1.6 Except as modified herein, areas of residential development on the Property shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, including permissible housing types set forth in the Frederick County Code Article VII, § 165-67 through § 165-72, as cross-referenced to Article VI, § 165- 58, through §165-66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit types as set forth in the Design and Development Standards, and authorized for the R4 district, and these Proffers. 1.6.1 Residential development on the Property shall not exceed 550 dwelling units, with a mix of housing types permitted (00014467.DOC / 4 Proffers As Revised 000145 000020) 2 in the R4 district. Multi -family units, as defined by the Design and Development Standards, shall not exceed 50% of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of the Airport runway. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R4 zoning district, the GDP as approved by the Board, and this Proffer Statement. 3. RESERVATION OF PROPERTY FOR PUBLIC USES AND DEDICATION OF PROPERTY FOR ARMORY USE 3.1 For a period of two years following Final Rezoning, the Applicant shall reserve Land Bay 2 for potentialacquisition, lease, or use by the United States General Services Administration, for the location of any federal agency or department. 3.2 Unless an agreement is reached with the Winchester Regional Airport for an exchange of property mutually acceptable to the Airport and the Applicant, then for a period of eight years following Final Rezoning, the Applicant shall reserve for potential acquisition by the Airport that portion of any Land Bay designated as reserved "for the Winchester Regional Airport. 3.3 In addition to the foregoing, upon written request therefor the Applicant shall dedicate approximately ten acres to the Frederick County Board of Supervisors on behalf of the Virginia National Guard for use as a National Guard Armory, in the location generally depicted on the GDP. In addition, the applicant shall build or design and bond for completion of construction not later than the completion of an Armory structure, a minimum two lane section of Coverstone Drive from Millwood Pike (US Route 50) to the entrance to the Armory Site. In the event that the site is not used for the construction of an Armory structure, the aforesaid acreage shall remain the property of Frederick County to be used at the Board's discretion. 3.4 Upon written request therefor from the County, the Applicant.. shall dedicate approximately nine acres to the Frederick County Board of Supervisors in the location identified on the GDP as "Frederick County Reserve Area" for the location of a Public Safety Building. If the County elects at any time to locate such Building on other property, then the aforesaid nine acres shall remain the property of Frederick County to (00014467.DOC / 4 Proffers As Revised 000145 000020) be used at the Board's discretion. Access to the site shall be constructed to required paving by the Applicant not later than twelve months following receipt of the aforesaid request. 4. PHASING OF THE DEVELOPMENT 4.1 The residential portions of the Property shall be developed as follows: 4.1.1. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the twenty- fourth month following Final Rezoning. 4.1.2. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the thirty-sixth month following Final Rezoning. 4.1.3. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the forty-eighth month following Final Rezoning. 4.1.4. The Applicant may obtain building permits for not more than 130 residential units in Land Bay 1 beginning in the sixtieth month following Final Rezoning. 4.2 In anticipation of acquisition or use of properties designated for commercial/employment use by the United States, commercial and employment uses may be constructed at any time. 4.3 Improvements including a 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools, and a dog park shall be constructed in conjunction with residential development in Land Bay 1 and the land therefor shall be dedicated upon completion of the improvements to the homeowners association. The location thereof shall be depicted on final subdivision plans for such residential development. These recreational amenities shall serve to meet the requirement of 1 recreation unit per 30 dwellings and shall be, at minimum, equivalent to $25,000 per recreation unit. These improvements shall be designed and bonded for completion as soon as practicable following approval of this rezoning, and shall be completed prior to the issuance of the 281st residential building permit. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constructed using compatible architectural styles. The Applicant shall establish one or more Architectural Review Boards through the required Homeowner and Property Owner Associations to be created to enforce and administer a {00014467.DOC / 4 Proffers As Revised 000145 000020) n W unified development plan in general conformity with the Design and Development Standards. 5.2 All signage within the Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. 6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS 6.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Department of Parks and Recreation standards that links residential and commercial areas within the development. Said trails shall be in the locations generally depicted on the GDP. To the extent that such trails are not depicted on the GDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk network. Sidewalks shall be constructed on public streets to VDOT standards, and a minimum of four -foot sidewalks shall be constructed on private streets. All combined pedestrianibicycling trails shall be 10 feet wide, and shall have an asphalt surface. 7. FIRE & RESCUE: 7.1 The Applicant shall contribute to the Board the sum of $422 per dwelling unit for fire and rescue purposes, payable upon the issuance of the first residential building permit for each dwelling unit. 7.2 Following Final Rezoning, the master HOA to be created in accordance herewith shall contribute annually, on or before July lst of each year, the sum of $100 per constructed residential unit, and $100 per 1000 square feet of constructed commercial (not including any land in public use), to the fire and rescue company providing first due service to the Property. Commencing January 1, 2010, the contribution provided for herein shall increase at the rate of five dollars per residential unit or per 1,000 square feet of commercial development each calendar year. Such contribution shall be monitored and enforced by the master HOA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. 8. SCHOOLS: 8.1 The Applicant shall contribute to the Board the sum of $1,714 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each dwelling unit. 9. PARKS & OPEN SPACE: {00014467.DOC / 4 Proffers As Revised 000145 0000201 5 9.1 The Applicant shall contribute to the Board the sum of $343 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each dwelling unit. 10.1 The Applicant shall cont: unit for library purposes, for each dwelling unit. 11. ADMINISTRATION BUILDING: ibute to the Board the sum of $79 per dwelling payable upon the issuance of a building permit 11.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit to be used for- construction of a general governmental administration building upon issuance of a building permit for,each dwelling unit. 12. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS' ASSOCIATION: 12.1 The homeowners association to be created in accordance herewith shall be created contemporaneously with the first final site or subdivision plan submitted for the Property. 12.2 The residential portion of the development shall be made subject to one or more homeowners' association(s) (hereinafter "HOA") that shall be responsible for the ownership, maintenance and repair of the community center, walking trails, swimming pools, all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such HOA herein. If there is more than one such association, the Applicant shall create a master HOA with respect to the residential development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. If only one such HOA is created, it shall be the master HOA for purposes of these proffers. 12.3 In addition to such other duties and responsibilities as may be assigned, an HOA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents {00014467.DOC / 4 Proffers As Revised 000145 0000201 6 who are members of such association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the HOA if platted within residential or other lots, or otherwise granted to the HOA by appropriate instrument. 12.4 The HOA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating such Association. In addition, upon any conveyance of a residential unit from the builder thereof to a home purchaser, or thereafter between home purchasers, there shall be a fee paid to the HOA in an amount equal to two times the then -current monthly residential dues applicable to the unit so conveyed. 12.5 Any commercial elements of the development (with the exception of any property owned or leased by the United States, the Board of Supervisors, or the Winchester Regional Airport) shall be made subject to one or more property owners' association(s) (hereinafter 'PDX'). Such POA(s) shall be responsible for the ownership, maintenance and repair of all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such POA herein. If there is more than one such association, the Applicant shall create an umbrella POA with respect to the entire development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. 12.6 In addition to such other duties and responsibilities as may be assigned, a POA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) private streets serving the businesses and/or residents who are members of such association; (iv) common solid waste disposal and recycling programs to include dumpster and contract carrier services provided by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or -road buffer areas, all of which buffer areas shall be located within easements to be granted to the POA if platted within commercial or other lots, or parcels, or otherwise granted to the POA by appropriate instrument. 13. WATER & SEWER: 100014467.DOC / 4 Proffers As Revised 000145 000020) h 13.1 The Applicant shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 14. ENVIRONMENT: 14.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table; 2-3 for the purpose of providing the highest order of stormwater control in existing Virginia law at the time of construction of any such facility. 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' associations, of1he adjacency of the Winchester Regional Airport. 14.3 The Applicant shall consult with the Executive Director of the Airport with respect to the granting of a reasonable avigation easement to provide further protection for Airport operations, and shall dedicate such easement, as the Airport and the Applicant shall mutually agree. The Applicant shall provide noise attenuation treatment for all residential units. 15. TRANSPORTATION: 15.1 The major roadways to be constructed on the Property shall be constructed in the locations depicted on the GDP, with reasonable adjustments permitted for final engineering. 15.1.1. The Applicant shall design and construct Coverstone Drive as a full section with raised medians on an 80' right-of-way, consistently with the TIA provided for hereinbelow. The Applicant shall submit a street tree plan for approval by the Director of Planning as part of the design of Coverstone Drive in lieu of the road efficiency buffer otherwise required by ordinance. 15.1.1.1. Coverstone Drive shall be constructed by the Applicant in phases as set forth herein: 15.1.1.1.1. Phase 1 shall consist of a four -lane section including a ten -foot trail from Millwood Pike to the Phase 1 line in Land Bay 1 as depicted on the GDP. Such road shall be constructed in {00014467.DOC / 4 Proffers As Revised 000145 ' 000020) sub -phases as delineated on the final master development plan and/or subdivision plan, to provide access to development within the Land Bay, and in any event shall be completed or bonded for completion prior to the issuance of the first building permit for each sub -phase. The Applicant shall not petition for inclusion of this Phase of Coverstone into the State System of Secondary Roads until it is completed to required asphalt and open to the public as a full four -lane section to the Phase 1 line. Notwithstanding the foregoing, building permits may be issued for model homes and the community center prior to base paving. 15.1.1.1.2. Phase 2 shall consist of construction of a two lane section of Coverstone Drive from the Phase 1 line to Prince Frederick Drive as depicted on the GDP. This two lane segment shall be completed or bonded for completion prior to the occupancy of the first commercial building in Land Bay 2. The Phase 2 segment shall be completed or bonded for completion to a full four lane section when construction of relocated Route 522 commences or when construction thereof is necessary to service commercial development in Land Bay 2. 15.1.1.1.3. Notwithstanding any other provision of these proffers, for Phase 3, the Applicant shall design Coverstone Drive Extended as a four - lane section from Prince Frederick to Relocated Route 522 when the alignment of Relocated 522 has been determined by VDOT. In the event that the Applicant obtains right- of-way therefor from the Winchester Regional Airport prior to the initiation of design of such extension, then it shall realign' Coverstone Drive Extended as may be approved by the County and VDOT. The Applicants shall further pay to the County $1,000 per dwelling - unit for Ahe permitted residential units for future construction of Coverstone Drive Extended, or other projects in the vicinity of the Property that are not included in this rezoning.. Such funds shall be paid at the time {00014467.DOC / 4 Proffers As Revised 000145 . 0000201 6 of building permit issuance for each of the permitted residential units. 15.1.2. The Applicants shall provide a fifty -foot right-of-way for a future interparcel connection from Coverstone Drive to the easternmost property boundary line of the Property, as shown on the GDP. Said right-of-way shall be dedicated upon written request therefor. 15.2 Notwithstanding any other provision of these proffers, if the General Services Administration locates a federal facility on . the Property, the Applicant shall construct Coverstone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to occupancy of that facility. 15.3 Notwithstanding any other provisions of these proffers, the Applicant shall construct Coversone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to June 1, 2012. 15.4 The Applicant shall provide for future interconnection with Inverlee Way when that road is extended south of Millwood Pike to Coverstone Drive, upon the development of adjoining property presently -owned by others. The Applicant shall provide a stub -out for a connection to the internal street network, and will grant such right-of-way as may be necessary on the Property to permit such interconnection, subject to VDOT approval, at a point compatible with such extension of Inverlee Way. 15.5 The Applicants shall upgrade the existing signal at Sulphur Springs Road from a three- to a four-way signal. All improvements within the existing southernmost right-of-way of US Route 50 at this intersection including the * signal upgrade shall be completed prior to issuance of the first certificate of occupancy for the project pursuant to the approved traffic impact analysis and future construction drawings required for land use permit issuance by VDOT. 15.6 The Applicants shall pay to the County the amount of $75,000 for signalization of the intersection of Millwood Pike (US Route 50) and Victory Road (Route 728). Such funds shall be paid within six (6) months of the issuance of the first residential building permit in Land Bay 1. 15.7 The Applicants shall pay to the County the amount of $150,000 for signalization of the intersection of Costello Drive and Prince Frederick Drive. Such funds shall be paid within six (6) months of the issuance of the first commercial building permit in Land Bay 2. 15.8 The Applicants shall close the existing crossover at the Carper's Valley Golf Club entrance onto Millwood Pike, when the existing golf club use ceases operation, but shall retain that entrance as a gated right -in right out connection for emergency site access to be used only by the United States (00014467.DOC / 4 Proffers As Revised 000145 000020) 10 General Services Administration, for any federal agency or department. Notwithstanding the foregoing, in the event that the Applicant obtains or otherwise controls right-of-way across Millwood Pike from the current Inverlee intersection, the Applicant shall provide right -in right -out access to the Property to align with Inverlee at that location, and shall close the existing golf club entrance. 15.9 The Applicants shall use its best efforts to obtain any necessary off -site right-of-way required for the completion of any traffic improvements otherwise provided for herein at a commercially reasonable cost, but shall not be required to construct any improvements, including traffic signalization, if such right-of-way cannot be obtained by it. 15.10 All public right-of-ways shall be dedicated to Frederick County as part of the subdivision approval process, consistently with applicable Virginia law. 15.11 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT, and shall be constructed by the Applicant in accordance with the recommendations of the approved TIA for the Property. 15.12 All private streets and roads shall be constructed in accordance with the Virginia Department of Transportation standards therefor and as may be modified by the County, and shall be owned and maintained by the homeowners or property owners association served by such streets or roads. 15.13 In the event that the General Services Administration does not locate a federal facility in Land Bay 2, and other commercial users are proposed for that Land Bay that would result in cumulative project -generated trips in excess of 13,000 vehicles per day, the Applicant shall submit a revised Traffic Impact Analysis in order to determine what improvements, if any, shall then be required to accommodate the additional traffic and shall construct those improvements. 15.14 If the Airport Reserve Parcel shown on the GDP is developed a revised Traffic Impact Analysis shall be prepared and improvements proposed, if necessary to accommodate the additional traffic. 16. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 16.1 The Applicant shall conduct or cause to be conducted a Phase I Archaeological Investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall cause Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. (00014467.DOC / 4 Proffers As Revised 000145 0000201 11 17. ESCALATOR CLAUSE 17.1 In the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ("Board") within 30 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 30 months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 5% per year, non -compounded. SIGNATURES APPEAR ON THE FOLLOWING PAGES {00014467.DOC / 4 Proffers As Revised 000145 000020} 12 - -rcC ." at REZONING: PROPERTY: PROFFER STATEMENT RZ. # 11-05 : RA to R4 281.5 Acres Tax Map & Parcels 64-A-82, 83, 83A, 86, 87, and 87A (the "Property") RECORD OWNER: JGR Three, LLC; Richard G. and Donna C. Dick; Constance L. Tjoumas; Gregory L. Coverstone; Cynthia Ann Pappas; Ellen, LLC; LCR, LLC; MDC Three, LLC; Susan Sanders, LLC; Liberty Hill, LLC; Thomas A. Dick; Timothy J. Dick; Michael E. Dick APPLICANT: Miller and Smith Land, Inc.; Miller and Smith at Coverstone, LLC PROJECT NAME: Carpers Valley ORIGINAL DATE OF PROFFERS: June 24, 2005 REVISION DATE: July 6, 2005 September 7, 2005 September 28, 2005 October 4, 2005 October 11, 2005 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers.he improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development P Viers yalle " epared by Patton Harris Rust & Associates, (the "GDP") date ember 1, 20 ,sheets' 1-4 of 4. (00014467.DOC / 4 Proffers As Revised 000145 000020) 1. LAND USE 1.1 The project shall be designed to establish interconnected mixed -use residential and commercial/employment Land Bays in conformance with the GDP, and as is specifically set forth in these proffers. 1.2 All development, including street landscaping, shall be accomplished in substantial conformance with the "Design and Development Standards 0-0 for Carpers Valley," prepared by PHR&A attached hereto and q A` incorporated herein by reference (the "Design and Development Standards"). 1.3 Except as modified herein, and except to the extent any portion of the Property is owned or leased by the United States or any department or agency thereof, or by the Virginia National Guard, and is exempt by law from compliance with state and local land use ordinances and regulations, areas for commercial use on the Property shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, as set forth in the Frederick County Code Article VII, § 165-67 through § 165-72, as cross-referenced to Article X, § 165-82, Sections A through D inclusive, and § 165-83. All commercial development on the Property shall comply with the aforesaid regulations, as approved by Frederick County, and these Proffers. �5Y � .4 Except as modified herein, areas of residential development on the X Property shall be developed in conformance with the regulations of the V Residential Planned Community ("R4") zoning district, including permissible housing types set forth in the Frederick County Code Article VII, § 165-67 through § 165-72, as cross-referenced to Article VI, § 165- b 58, through § 165-66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit types as set forth in the Design and Development Standards, and authorized for the R4 district, and these Proffers. 1.4.1 Residential development on the Property shall not exceed 550 dwelling units, with a mix of housing types permitted in the R4 district. Multi -family units, as defined by the Design and Development Standards, shall not exceed 50% of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of the Airport runway. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R4 zoning district, the GDP as approved by the Board, and this Proffer Statement. (00014467.DOC / 4 Proffers As Revised 000145 000020) 2 \V V> RESERVATION OF PROPERTY FOR PUBLIC USES AND DEDICATION OF PROPERTY FOR ARMORY USE 3.1 For a period two years fo lowing Final Rezoning, the Applicant shall reserve Land Bay 2 or ential acquisition, lease, or use by the United States General Services Administration, for the location of any federal agency or department. 3.2 Unless an agreement is reached with the Winchester Regional Airport for an exchange of property mutually acceptable to the Airport and the Applicant, then for a period of eight years following Final Rezoning, the Applicant shall reserve for potential acquisition by the Airport that portion of any Land Bay designated as reserved for the Winchester Regional Airport. 3.3 jV In addition to the foregoing, upon written request therefor the Applicant shall dedicate approximately ten acres to the Frederick County Board of Supervisors on behalf of the Virginia National Guard for use as a National Guard Armory, in the location generally depicted on the GDP. In addition, the applicant shall build or design and bond for completion of construction not later than the completion of an Armory structure, a minimum two lane section of Coverstone Drive from Millwood Pike (US Route 50) to the entrance to the Armory Site. Vitatil e event that no such request is made within 24 months fol owmg Rezoning, such property may be employed by the Applicant for commercial and employment uses as otherwise provided in these Proffers and depicted on the GDP. /�[Lj/ u Upon written request th r`efor from the County, the Applicant shall dedicate approximately nine acres to the Frederick County Board of Supervisors in the to tion identified on the GDP as "Frederick County Reserve Area" for -dhe location=�fPuIIs—Safely=�rl�ing. If the County elects at any time to locate such Building on other property, then 4v ,g C the Applicant may use the aforesaid nine acres for c7oase ercial r employment uses. Access to the site shall be constructed paving by the Applicant not later than twelve months following �ipt_ f aforesaid request. 4. PHASING OF THE DEVELOPMENT 4.1 The residential portions of the Property shall be developed as follows: 4: .1. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the twenty- fourth month following Fina ezoning. (00014467.DOC / 4 Proffers As Revised 000145 000020) 3 .a 4.1.2. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the thirty-sixth month following Final Rezoning. 4.1.3. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the forty-eighth month following Final Rezoning. 4.1.4. The Applicant may obtain building permits for not more than 130 residential units in Land Bay 1 beginning in the sixtieth month following Final Rezoning. 4.2 In anticipation of acquisition or use of properties designated for commercial/employment use by the United States, commercial and employment uses may be constructed at any time. !, 'V 4.3 Community -serving improvements including a 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools, and a dog park shall be constructed in conjunction with residential development in Land Bay 1 and the land therefor shall be dedicated upon completion of the improvements. The location thereof shall be depicted on final subdivision plans for such residential development. These recreational amenities shall serve to meet the requirement of 1 recreation unit per 30 dwellings and shall be, at minimum, equivalent to $25,000 per recreation unit. These improvements shall be designed and bonded for completion as soon as practicable foI iRg::ap"-ef-t 's rezoning, and shall be completed not later th e end of the fourth year fo ing Final QY Rezoning. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constructed using compatible architectural styles. The Applicant shall establish one or more Architectural Review Boards through the required Homeowner and Property Owner Associations to be created to enforce and administer a unified development plan in general conformity with the Design and Development Standards. 5.2 All signage within the Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. 6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS 6.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Department of Parks and Recreation standards that links residential and commercial areas within the development. Said trails shall (00014467.DOC / 4 Proffers As Revised 000145 0000201 M be in the locations generally depicted on the GDP. To the extent that such trails are not depicted on the GDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk D network. Sidewalks shall be constructed on public streets to VDOT standards, and a minimum of four -foot sidewalks shall be constructed on private streets. All combined pedestrian/bicycling trails shall be 10 feet wide, and shall have an asphalt surface. 7. FIRE & RESCUE: The Applicant shall contribute to the Board the sum of $422 per dwelling U unit for fire and rescue purposes, ypWble-upon th issuance of the first residential building permit for eac4 such unit.�� 7.2 Following Final Rezoning, the master HOA to be created in accordance herewith shall . contribute annually, on or before July 1st of each year, the sum of $100 per constructed residential unit, and $100 per 1000 square feet of constructed commercial (not including any land in public use), to the volunteer fire and rescue company providing first due service to the ProNy.'nnVite2if gd py h�9 p ?3 omencinJanur12n 010 thecoo6 / contribution provided for herein shall increase at the rate of five dollars D` G per residential unit or per 1,000 square feet of commercial development each-ca nndar year. Such contribution shall be monitored and enforced by the master'\HOA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. 8. SCHOOLS: 08.1 The Applicant shall contribute to the Board the sum of $1,714 per dwelling unit for educati rial-p. rposes, payable upon the issuance of a building permit for each such umt. 9. PARKS & OPEN SPACE: �$ l The Applicant shall contribute to the Board the sum of $343 per dwelling vv unit for recreatio al- oses, payable upon the issuance of a building permit for eac such umt. 10. LIBRARIES: 0.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit for :bray-y- urposes, payable upon the issuance of a building permit for eac such unit. {00014467.DOC / 4 Proffers As Revised 000145 000020) 5 11. ADMINISTRATION BUILDING: 11.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit to be used for construction of a general g2eg::hh nm ntal-a inistration building upon issuance of a building permit forsuch unit. 12. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS' ASSOCIATION: 12.1 The homeowners association to be created in accordance herewith shall be created contemporaneously with the first final site or subdi 'Sion plan submitted for the Property. P°s .fir-- S 12.2 The residential portion of the development shall be ade subject to one or more homeowners' association(s) (hereinafter "HOA") that shall be responsible for the ownership, maintenance nd repair of all common areas, including any conservation areas hat may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such HOA herein. If there is more than one such association, the Applicant shall create a master HOA with respect to the �L entire development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. If only one such HOA is created, it shall be the master HOA for purposes of these proffers. 12.3 In addition to such other duties and responsibilities as may be assigned, an HOA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents who are members of such association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the HOA if platted within residential or other lots, or otherwise granted to the HOA by appropriate instrument. 12.4 The HOA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating such Association. In addition, upon any conveyance of a residential unit from the builder thereof to a home purchaser, or thereafter between home purchasers, there shall be a fee paid to the HOA in an amount equal to two times the then -current monthly residential dues applicable to the unit so conveyed. (00014467.DOC / 4 Proffers As Revised 000145 0000201 C 12.5 Any commercial elements of the development (with the exception of any property owned or leased by the United States, the Board of Supervisors, or the Winchester Regional Airport) shall be made subject to one or more property owners' association(s) (hereinafter "POA") which shall be sub- association(s) of the master HOA. Such POA(s) shall be responsible for the ownership, maintenance and repair of all common areas, including any -� conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such POA herein. If there is more than one such association, the Applicant shall create an umbrella POA with respect to the entire development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. 12.6 In addition to such other duties and responsibilities as may be assigned, a POA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) private streets serving the businesses and/or residents who are members of such association; (iv) common solid waste disposal and recycling programs to include dumpster and contract carrier services provided by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the POA if platted within commercial or other lots, or parcels, or otherwise granted to the POA by appropriate instrument. 13. WATER & SEWER: 13.1 The Applicant shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 14. ENVIRONMENT: 14.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3 for the purpose of providing the highest order of stormwater control in existing Virginia law at the time of construction of any such facility. (00014467.DOC / 4 Proffers As Revised 000145 000020) 7 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' associations, of the adjacency of the Winchester Regional Airport. 14 .3 The Applicant shall consult with the Executive Director of the Airport with respect to the granting of a reasonable avigation easement to provide `v further protection for Airport operations, and shall dedicate such easement, as the Airport and the Applicant shall mutually agree. The Applicant shall provide noise attenuation treatment for all residential units. 15. TRANSPORTATION: 15.1 The major roadways to be constructed on the Property shall be constructed in the locations depicted on the GDP, with reasonable adjustments permitted for final engineering. 15.1.1. The Applicant shall design and construct Coverstone Drive as a full section with raised medians on an 80' right-of-way, consistently with the TIA provided for hereinbelow. The Applicant shall submit a street tree plan for approval by the Director of Planning as part of the design of Coverstone Drive in lieu of the road efficiency buffer otherwise required by ordinance. 15.1.1.1. Coverstone Drive shall be constructed by the Applicant in phases as set forth herein: 15.1.1.1.1. Phase 1 shall consist of a four -lane section including a ten -foot trail from Millwood Pike to the Phase 1 line in Land Bay 1 as depicted on the GDP. Such road shall be constructed in sub -phases as delineated on the final master development plan and/or subdivision plan, to provide access to development within the Land Bay, and in any event shall be completed or bonded for completion prior to the issuance of the first building permit for each sub -phase. The Applicant shall not petition for inclusion of this Phase of Coverstone into the State System of Secondary Roads until it is completed to required asphalt and open to the public as a full four -lane section to the Phase 1 line. Notwit stan�i> ly t e foregoing, bui ing <its may be issued for model homes and ,.the community center prior to base paving. 15.1.1.1.2. Phase 2 shall consist of construction of a two lane section of Coverstone Drive from the {00014467.DOC / 4 Proffers As Revised 000145 0000201 \ `7 Phase 1 line to Prince Frederick Drive as depicted on the GDP. This two lane segment shall be completed or bonded for completion prior to the occupancy of the first commercial p building in Land Bay 2. The Phase 2 segment shall be completed or bonded for completion to a full four lane section when construction of relocated Route 522 commences or when construction thereof is necessary to service commercial development in Land Bay 2. 15.1.1.1.3. Notwithstanding any other provision of these proffers, for Phase 3, the Applicant shall design Coverstone Drive Extended as a four - lane section from Prince Frederick to Relocated Route 522 when the alignment of Relocated 522 has been determined by VDOT. In the event that the Applicant obtains right- of-way therefor from the Winchester Regional Airport prior to the initiation of design of such extension, then it shall realign Coverstone Drive Extended as may be approved by the County and VDOT. The Applicants shall further pay to the County $1,000 per dwelling unit for the permitted residential units for future construction of Coverstone Drive Extended, or other projects in the vicinity of the Property that are not included in this rezoning.. Such funds shall be paid at the time of building permit issuance for each of the permitted residential units. 15.1.2. The Applicants shall provide a fifty -foot right-of-way for a future interparcel connection from Coverstone Drive to the easternmost property boundary line of the Property, as shown on the GDP. Said right-of-way shall be dedicated upon written request therefor. `S' 15.2 Notwithstanding any other provision of these proffers, if the General Services Administration locates a federal facility on the Property, the t� S" Applicant shall construct Coverstone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to occupancy of that facility. 15.3 The Applicant shall provide for future interconnection with Inverlee Way when that road is extended south of Millwood Pike to Coverstone Drive, upon the development of adjoining property presently owned by others. The Applicant shall provide a stub -out for a connection to the internal {00014467.DOC / 4 Proffers As Revised 000145 0000201 C street network, and will grant such right-of-way as may be necessary on the Property to permit such interconnection, subject to VDOT approval, at a point compatible with such extension of Inverlee Way. 15.4 The Applicants shall upgrade the existing signal at Sulphur Springs Road from a three- to a four-way signal. All improvements within the existing southernmost right-of-way of US Route 50 at this intersection including the signal upgrade shall be completed prior to issuance of the first certificate of occupancy for the project pursuant to the approved traffic impact analysis and future construction drawings required for land use permit issuance by VDOT. 15.5 The Applicants shall pay to the County the amount of $75,000 for signalization of the intersection of Millwood Pike (US Route 50) and Victory Road (Route 728). Such funds shall be paid within six (6) months of the issuance of the first residential building permit in Land Bay 1. 15.6 The Applicants shall pay to the County the amount of $150,000 for signalization of the intersection of Costello Drive and Prince Frederick Drive. Such funds shall be paid within six (6) months of the issuance of the first commercial building permit in Land Bay 2. 15.7 The Applicants shall close the existing crossover at the Carper's Valley Golf Club entrance onto Millwood Pike, when the existing golf club use ceases operation, but shall retain that entrance as a gated right -in right out connection for emergency site access to be used on yl�the United States General Services Administration, for any federal agency or department . Notwithstanding the foregoing, in the event that the Applicant obtains or otherwise controls right-of-way across Millwood Pike from the current Inverlee intersection, the Applicant shall provide right -in right -out access to the Property to align with Inverlee at that location, and shall close the existing golf club entrance. 15.8 The Applicants shall use its best efforts to obtain any necessary off -site right-of-way required for the completion of any traffic improvements otherwise provided for herein at a commercially reasonable cost, but shall not be required to construct any improvements, including traffic signalization, if such right-of-way cannot be obtained by it. 15.9 All public right-of-ways shall be dedicated to Frederick County as part of the subdivision approval process, consistently with applicable Virginia law. 15.10 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT, and shall be constructed by (00014467.DOC / 4 Proffers As Revised 000145 000020) 10 the Applicant in accordance with the recommendations of the approved TIA for the Property. 15.11 All private streets and roads shall be constructed in accordance with the Virginia Department of Transportation standards therefor and as may be modified by the County, and shall be owned and maintained by the homeowners or property owners association served by such streets or roads. 15.12 In the event that the General Services Administration does not locate a federal facility in Land Bay 2, and other commercial users are proposed for that Land Bay that would result in cumulative project -generated trips in excess of 13,000 vehicles per day, the Applicant shall submit a revised Traffic Impact Analysis in order to determine what improvements, if any, shall then be required to accommodate the additional traffic and shall construct those improvements. 15.13 If the Airport Reserve Parcel shown on the GDP is developed.-r 'sed Traffic Impact Analysis shall be prepared and improvement propose if ? necessary to accommodate the additional -traffic. c.o ,J��' 16. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 16.1 The Applicant shall conduct or cause to be conducted a Phase I Archaeological Investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall cause Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study. 17. ESCALATOR CLAUSE 17.1 In the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ("Board") within 30 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 30 months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 5% per year, non -compounded. SIGNATURES APPEAR ON THE FOLLOWING PAGES 100014467.DOC / 4 Proffers As Revised 000145 0000201 11 ad" pf ') dl- a , 51,v 11 � I MIL Contents: I. Project Introduction II. Design and Development Standards Cohesive Design Residential Standards Commercial / Retail Standards Employment Center / Government Parcel Standards Suggested Building Characteristics Street Standards Public Streets Private Streets Streetscape Design Landscape, Screening and Open Space Standards Modifications Carpers Valley — Frederick County, VA Design & Development Standards 2 1 I. Introduction The site is intended as a mixed use residential and employment center anchored by roughly 100 acres initially reserved for the development of federal government facilities. These significant employment uses will be complemented by a variety of other commercial and service uses as well as moderate to high density residential uses, all of which will be developed in a functionally and aesthetically unified manner. Attainment of such an integrated development program will occur through the application of uniform design guidelines and the implementation of a multi -modal transportation network, both of which will be proffered by the Applicant. The proposed rezoning will establish a neighborhood unique to Frederick County, because of its explicit provision for a balanced mix of mutually supportive uses in an area already served by public facilities and a good road system. The presence of significant employment uses within the project will catalyze a synergistic relationship between land uses that will enhance the economic vitality of the area and achieve a more sustainable form of development than has been the historic pattern in that area. The Comprehensive Policy Plan identifies the planned use of the site as a ' mix of business/office and transitional land uses. The mixed use employment center concept proposed with this rezoning is consistent with this land use vision, and provides for its realization in an efficient and dynamic manner that is preferable to the single use pattern that has predominated within the Urban Development Area (UDA). 1 Carpers Valley — Frederick County, VA .. =EEC ■EIRE i i Design & Development Standards 3 ' II. Design and Development Standards Cohesive Design ' Much of the success of the Carpers Valley project depends on the intimate relationship between structure, parking, street and open spaces. The following topics will be coordinated with respect to the cohesive design of Carpers Valley. ' Structure Location on lot Relationship of primary facade to the prevailing street Setbacks- Allow intimate pedestrian scale to be developed between building and street Materials ' Height transitions Parking On -Street importance Traffic calming effect Proper screening of vehicles if visible from street or pedestrian area Street Network Pedestrian scale Vehicular efficiency Traffic Calming ' Streetscape uniformity Landscape uniformity Linkages Mixtures of Uses Mixed uses within landbays allows: Greater flexibility within each landbay Greater use possibilities Core of interest and activity to extend hours of use Carpers Valley — Frederick County, VA Lot Sizes Multiple sizes encourage creative design Setback reductions to enhance the use of land Allowance for a variation of building setbacks to create a dynamic landscape and streetscape. Design & Development Standards 4 Single Family Attached — Alley Served or without Garage Dwelling Units Per Acre TBD Total Number of Units: Parking: Building Height: Building Use: Building Placement: Lot Width: Lot Size: Front Setback: Side Setback: Rear Setback: v h d TBD 2 Spaces Per Unit garage, parallel, or off street 35' maximum Single Family Attached Units Lot Dimensions Vary 16' Minimum No Minimum- as long as setbacks are met (allows narrower product mix) No less than 10' No less than 10' on ends No less than 5' to garage in rear load condition 20' without garage Alley -.___.__-_-- 16'MinimumPavement 5'Minimum Rear Building Setback to Easement 20' without Garage Building Depth Varies !0' Minimum Front Building Setback 4' Minmium Sidewalk 6' Minimum Planting with Trees (3' without) Public or Pnivnte Street with on Street Parking Single Family Attached - Rear Load Garage Valley — Frederick County, VA Design & Development Standards 5 Single Family Attached — Front Load Garage Dwelling Units Per Acre TBD Total Gross Land Area: Total Number of Units: Parking: Building Height: Building Use: Building Placement: Lot Width: Lot Size: Front Setback: Side Setback: Rear Setback: TBD TBD 2 Spaces Per Unit garage, parallel on -street, or off street 35' max Single Family Attached Residential Units Lot Dimensions Vary 20' No Minimum- as long as setbacks are met (allows narrower product mix) No less than 10' No less than 10' on ends No less than 20' Carpers Valley — Frederick County, VA - -� Secondary Street 10'Min. Front yard to taunt parking space in front afgaroge I I Building Depth Varies 10' Min. Side Setback on ends i ! 20'Min. Rear Building Setback Single Family Attached - Front Load Garage Design & Development Standards 6 I Single Family Attached — Stacked Flat Garage Units 16 Dwelling Units Per Acre Total Gross Land Area: Total Number of Units: Parking: ' Building Height: Building Use: Building Placement: ' Lot Width: Lot Size: Front Setback: Building Separation: Rear Setback: 1 y 4 e` 0 E It 1 u TBD TBD 2 Spaces Per Unit garage, parallel, or off street 55' maximum Single Family Attached Residential Units Lot Dimensions Vary No Minimum — to be governed by setbacks and product dimensions No Minimum- as long as setbacks are met No less than 20' Building Separation more than 20' 20' Rear setback Single Family Attatched - Stacked Flats Rear Load Garage 12'Minimum Pavement 20' Minimum Rear Building Setback to Easement 18' Min. to count parking space in front of garage Building Depth Varies i 20'Min. Building Separation 20' Min. Front Building Setback 4'Minmium Sidewalk 6' Atinimum Planting with Trees (Y without) Carpers Valley — Frederick County, VA Design & Development Standards 7 Multi -Family 24 Dwelling Units Total Gross Land Area: TBD Total Number of Units: TBD Max. # of Units per Bldg.: 24 Parking: 2 Spaces Per Unit Surface Lot or Off Street Building Height: 55' maximum Building Use: Multi -Family Units (lease or condo) Building Placement: Lot Dimensions Vary Front Setback: No less than 20' Building Separation: Building Separation no less than 20' Rear Setback: No minimum Multi- Family surface parking Rot and on -sweet) Carpers Valley — Frederick County, VA 21'tra-lacy 10' Minimum Separation betueen Buildimgs 10' Mtnun— Front Building Setback J' Mimimtum Sidennik 6' Minimum Planting u*k Trees (3' without) Design & Development Standards 8 Suggested Building Characteristics The over -arching goal of building design within Carpers Valley is the creation of a unique sense of place and enduring character. As such, development within Carpers Valley shall be unified through the use of complementary building facades and materials as well as careful attention to the scale and placement of buildings. To achieve the desired design outcome, all new development shall be reviewed and approved by an architectural review committee (ARC) managed initially by the developer and subsequently by the master HOA. The ARC shall ensure that the following guidelines are met: Residential Standards • Individual neighborhoods within Carpers Valley shall be comprised of similar style homes. This provides a sense of identity to the individual neighborhoods. • Similar construction materials shall be used for each individual housing edition, chosen by the builder. • Single Family Attached buildings shall not exceed a height of 35', except for stacked flat building, which shall not exceed a height of 55'. • Multi -Family buildings shall not contain more than 24 units per building and shall not exceed a height of 55'. �z t 1 y A jr L__ Carpers Valley — Frederick County, VA Commercial/Retail Standards • Buildings shall be constructed of similar materials and conform to a specified style. Form and style should be cohesive with the remainder of the development. • Buildings shall not exceed 60' in height Employment Center/Government Parcel Standards • Buildings shall not exceed 55' in height. Design & Development Standards 9 11 Street Design Standards A Principal goal of the street standards for Carpers Valley is to shift the emphasis from merely accommodating vehicular traffic to encouraging pedestrian and bicycle movement, thus assuring a true multi -modal transportation network. The street framework shall support a wide range of land uses, and create a public infrastructure that encourages pedestrian movement, street life, and a sense of community and place. General Standards ■ All public streets will be designed in accordance to VDOT Standards. ■ Private streets shall be developed to VDOT structural and geometric standards, except for alleys and travelways serving parking courts. ■ On -street parking is encouraged in all areas. Such parking further adds to the amount of shared parking available for lot owners thereby reducing the number of spaces required on individual lots. On street parking provides the added value of creating a buffer for pedestrians using adjoining sidewalk or trail facilities. ■ Parallel Parking requires 7' min. designated lane on side(s) of road where parking will take place. ■ Sidewalks shall be a min. of 4' wide. ■ Planting strips between the sidewalk and streets shall be a minimum width of 6' if they are to accommodate plantings. ■ Bike lanes shall be a min. of 6' wide. ■ Alleys require a min. or 20' ROW and minimum pavement width of 16' ■ The street width will vary to accommodate parallel parking Carpers Valley — Frederick County, VA * M ■ Curbs along parking shall be straight; curbs along medians shall be rolled. ■ Curb Extensions shall be required at the end of blocks where parallel parking is present. Curb extensions will decrease distance between blocks for pedestrians at crosswalks. Such extensions will further separate parking ixm N__X_ lanes from driving lanes, thus An providing an effective traffic calming measure. ■ Demarcation of crosswalks through paint striping, textured pavement or alternative materials shall be provided at street intersections. ■ Design speed for secondary streets shall be kept at 20 to 30 mph ■ Design speeds of 20 mph shall require a curb radius of 15' for intersections with secondary and private streets. ■ Curb cuts shall be reduced as much as possible on collectors and primary streets to improve traffic safety. Design & Development Standards 10 I 11 d Typical Street Sections for Carpers Valley 52' PRIMARY INTERIOR PUBLIC STREET• ADT'S TO 400 VPD 5' 14' 14' S' 12' 28' S 12' 52' 60' PRIMARY INTERIOR PUBLIC STREET• ADT'S FROM 401.1500 INCULDES ON -STREET PARKING Carpers Valley — Frederick County, VA Design & Development Standards 11 II COVERSTONE DRIVE 80' ROAD WI CURB AND GUTTER INCLUDES LEFT TURN LANE COVERSTONE DRIVE 80' ROAD WI CURB AND GUTTER Carpers Valley — Frederick County, VA 80' ROAD W! CURB AND GUTTER WWA B LET PJFNLME ALLEY TYP. 20'EASEMENT-16'PAVEMENT Q Ingress/ Egress 20' Easement Design & Development Standards 12 u rl I Streetscape Design Standards The unique sense of place intended for Carpers Valley will be derived largely from its streetscape, which will be defined by the intimate relationship between structure and street. The streetscape within Carpers Valley will be designed pursuant to the following: Residential Standards • Streets trees shall be placed at approximately 60' on center. • Large Canopy trees shall be used as street trees. This will provide protection for pedestrians from motorists. Street trees visually unify a neighborhood. They shall also serve as a traffic calming devices and add character to the neighborhood. • On -street parking is encouraged. This too can add character to the streetscape. Primary and secondary residential streets shall place primary structure lots in regards to the "man to enhance," the relationships of the pedestrian and motorist. Materials to be used shall be diverse yet complementary to create a sense of place. Carpers Valley — Frederick County, VA • Streetscapes shall maintain a pedestrian scale, which shall be formed by reduced front yards and inviting architectural treatments. Streets shall enhance vehicular efficiency while maintaining natural topography (when appropriate) and serving as a network for pedestrians and bicyclists. Commercial / Retail Standards • Street trees shall be used to create a visual connection between the structure and the street, thus integrating commercial uses with the surrounding neighborhood. • Street trees shall be placed approximately 50' on center. • Street furniture shall coordinate with the character of the surrounding buildings to enhance the character of the streetscape. Employment Center / Government Parcel Standards • Streets and medians shall be lined with trees and shrubs to break the monotony of the parking lot and even out the elevation changes between the parking lot and building. • Large canopy trees shall be installed around perimeter of the parcel. Design & Development Standards 13 Landscape, Screening, and Open Space Standards The open space and screening standards for Carper Valley are intended to set a landscape standard with a broad range of street plantings, formal greens, parking lot plantings, buffer treatments and natural parks. General Landscape Design Standards Vegetation/Materials • Provide woody plants that are respectful of the surrounding scale of both buildings and streets. • Native plant species should comprise a significant portion of all new landscape improvements. • Lawns and turf zones within the street right-of-ways and other development areas may be seeded or planted with sod. However, a standard turf shall be established throughout the entire project and must meet quality certification requirements of the Virginia Association of Turf Growers. • Portions of existing vegetation, where appropriate, will be preserved and incorporated into the development. • Color and Specimen Material should be used generously at key points in the landscape to aid visibility (i.e. entry signs, directional signs, plazas, etc.). • Plant material massing and grouping can be used to achieve this goal. • Canopy trees shall be used in open spaces and pocket parks to naturalize and shade the area. • Ornamental trees should be used as accents to provide visual emphasis. • All evergreen shrubs (in public areas) must be winter -hardy with a min. size of 18" spread. • Selected vegetation should be compatible with or selected from native varieties. Tree and shrub materials planted as one landscape should be similar in size and shape of surrounding specimens. • Evergreen trees shall be strategically used to provide winter interest, screen objectionable views and parking, and serve as a backdrop for other plant materials. Carpers Valley — Frederick County, VA Design & Development Standards 14 1 Carpers Valley — Frederick County, VA Openspace • Pocket parks should be designed as secondary focal points to Open Greens located throughout. Pedestrian and Vehicular Routes • Landscaped streets and trails shall be provided as a linking entity throughout the community. Trails shall connect neighborhoods to the commercial, retail areas and to government/businesses. These connections will become a critical part of the pedestrian movement in the community. • Street trees and canopy trees shall be used as a traffic calming device, control views and enhance the visual appearance of the street. • Trees and shrubs which produce fruits and/or nuts shall not be permitted along sidewalks. • Use quality materials that will stand up to daily use and abuse and that will age gracefully. • Provide materials that may be easily maintained over time. • All planting beds should be separated from lawn areas with concrete walks, steel edging or curbing. Design • All landscape designs shall be coherent throughout Carpers Valley. This creates a sense of community and durability can be greatly achieved through simple design. • Plantings shall be grouped, when appropriate, versus scattered and shall incorporate minimal species mix over numerous species. • Topography will be preserved or used, when appropriate, to provide relief to the continuum of development. The combination of topography and vegetation will provide natural areas of interest throughout the project. • Parking Lot Lighting shall provide adequate illumination for security. The pole fixture shall be coordinated with the design and color chosen for pedestrian fixtures (street furniture and signage). o Residential fixture height shall not exceed 14' o Commercial fixture height shall not exceed 24' Design & Development Standards 15 1 11 r-, Commercial/Retail Standards • For security and surveillance purposes plant material shall not exceed 36" and tree limbs shall be maintained so that the canopy and limbs start at 12' above ground level. • Lights in parking lots shall be downcast to minimize glare and the fixtures shall be properly designed to promote cohesive project design. • Shrub height should not exceed an un-manicured 30' high in focal point areas. All evergreen shrubs must be winter -hardy with a min. size of 18" spread. • Street trees and canopy trees shall be used to control views and enhance the visual appearance of the street. They shall also be used in parking islands to break the monotony of the parking lot and provide shade for parked cars. Employment Center/Government Parcel Standards • Plaza space should be used as a focal point of the site design • Shrub height should not exceed an un-manicured 4' high in high focal point areas.. • All evergreen shrubs must be winter -hardy with a min. size of 18" spread. • For security and surveillance purposes plant material shall not exceed 36" and tree limbs shall be maintained so that the canopy and limbs start at 12' above ground level. • Street trees and canopy trees shall be used to control views and enhance the visual appearance of the street. They shall also be used in parking islands to break of the monotony of the parking lot and provide shade for parked cars. Landscape Practices A standard planting practice shall be used. All plants shall conform to the ' American Standard for Nursery Stock as published by the American Association of Nurserymen. All plants shall be approved by a Landscape Architect as `hardy' for Fredrick County and most should be grown locally in a nursery. Also, the vegetation must be approved, before installation, as healthy, well -developed, and disease -free. Carpers Valley — Frederick County, VA All property owners shall maintain lawns and plants to be orderly, neat, attractive, weed and disease -free, and healthy. Watering, mowing, fertilizing, and pruning will be necessary to produce this type of appearance. Design & Development Standards 16 r LI Modifications Per Section 165-72.0. of the Frederick County Zoning Ordinance, an applicant for R4 zoning may request modifications to provisions of the Code of Frederick County governing physical development. Such modifications may be sought to enable implementation of a design and/or land use concept beneficial to the community that would not otherwise be permitted by existing ordinances. The following modifications are requested with this rezoning application: Modification of Section 165-68 of the Frederick County Zoning Ordinance governing the procedure for R4 rezoning petitions. Current Standard: A master development plan (MDP), meeting all requirements of Article XVIII of the Zoning Ordinance, shall be submitted with an application for R4 zoning. The master development plan review procedures described by Article XVII must also be completed concurrently with or following the consideration of the rezoning. Proposed Standard: A generalized development plan (GDP) identifying major land bays and the proffered transportation network shall be submitted with the rezoning application in lieu of a master development plan (MDP). A complete MDP application will be submitted to Frederick County for review following rezoning approval, pursuant to the criteria of Article XVIII of the Zoning Ordinance. Carpers Valley — Frederick County, VA Justification: The R4 District requirements stipulate that a complete Master Development Plan (MDP) shall be submitted with an application for R4 zoning. The MDP is a plan document that is used to evaluate conformance with ordinance and other technical requirements applicable to land development, and has historically served as a bridge between the conceptual nature of a rezoning application and the more precise documents required for subdivision and site plan approvals. As such, it serves a valuable role in applying engineering detail to the generalized land use and infrastructure framework established through the proffer statement of an approved rezoning. This two part process ensures that the rezoning evaluation is focused on policy conformance and impact mitigation, and not overwhelmed by the technical minutiae associated with the MDP. The proffering of a detailed MDP "locks" an applicant into a development plan that cannot be changed without filing a subsequent rezoning petition for amendment of the approved proffers, regardless of the purpose or scope of the necessary change. Alterations to the routes of internal streets, stormwater management facilities, and layout of uses within land bays would require approval of the Board of Supervisors through the rezoning process, whereas a project subject to a typical — "non -proffered" — MDP may often complete such modifications through an administrative process. Such changes are almost certain to be necessary for a given project to respond to evolving regulatory and market conditions over the course of the development cycle. The plan proposed with this application represents a dynamic concept that will require flexibility in all phases of the development process to successfully implement. The Applicants are committed to developing a project that is both innovative and viable, and thus recognize that the design process cannot end at the time of rezoning, but must continue as an ongoing exercise open to emergent information and ideas. A Design & Development Standards 17 J ICarpers Valley — Frederick County, VA proffered generalized development plan (GDP) will provide Proposed Standard: The residentially designated areas of a ' appropriate assurances to the community regarding the fundamental mixed use employment center may develop physical components of the proposed development while ensuring with any combination of housing types sufficient flexibility for the Applicants to achieve superior project permitted by the Frederick County Zoning design. Ordinance and the approved proffer statement without limitation to the The requested modification would allow submission of a proffered percentage or ratio of any given housing ' Generalized Development Plan (GDP) at the time of rezoning in lieu type. of the complete MDP. The GDP will identify the relationship of the project site and the proposed development to the surrounding Justification: The proposed rezoning is sought to enable development transportation network and adjoining land uses. Moreover, the GDP of a mixed use employment center, which is a type of planned will provide a general layout for the proposed development, organizing community development that is not expressly accommodated by the the entire acreage into land bays identified for either residential or Zoning Ordinance. The R4 district, however, is the only Frederick employment/commercial land uses, as well as the proffered County zoning category that is suitable for the development of a mix transportation network. The GDP will further delineate the of land uses pursuant to a single zoning category, where innovative approximate size of each land bay as well as the planned housing types design concepts and standards may be created and applied. However, for residential land bays. The Applicants will submit an MDP the R4 district is oriented toward a predominantly residential application for review subsequent to rezoning approval, at which time development program (as implied by its formal title - Residential greater detail concerning land bay development will be provided. Planned Community) and its requirements for a mixture of housing types as stated above befits a project intended to develop with 2. Modification to Section 165-71 of the Frederick County Zoning residential uses over a majority of its land area. Ordinance governing the mixture of housing types required within a planned community. In contrast, the land use program for a mixed use employment center emphasizes reservation of greater amounts of land for commercial and Current Standard: No more than 40% of residentially business uses, which results in less area available to locate the designated areas of a planned community residential density necessary to achieve a balanced mix of land uses ' may develop with any of the following within the project. The ordinance requirement promotes a residential housing types: duplexes, multiplexes, atrium mix dominated by single family detached housing types. Such houses, weak -link townhouses, townhouses housing types are less conducive to the limited residential areas of a ' or garden apartments or any combination of mixed use employment center given the greater land area required for those housing types. individual lots. Design & Development Standards 18 1 The development of single family attached and multi -family dwellings as the predominant housing types in Carpers Valley is necessary to complement and catalyze the business and commercial uses on the site. Moreover, the availability of such housing in a planned community setting within walking distance of employment, shopping, and commercial uses will provide a positive although presently non- existent choice for current and future County residents. 3. Modification of Section 165-72.D. of the Frederick County Zoning Ordinance governing the maximum areas permitted for commercial or industrial uses. Current Standard: No more than 50% of the gross area of the planned community shall be used for commercial and industrial purposes. Proposed Standard: No more than 60% of the gross area of the planned community shall be used for business and commercial purposes. Justification: The proposed rezoning is sought to enable development of a mixed use employment center, which is a type of planned community not currently accommodated by the Frederick County Zoning Ordinance. The R4 district is the only zoning category that is available to develop a mix of land uses pursuant to a single zoning category wherein innovative design standards may be applied. However, the R4 district is intended to facilitate development of a principally residential project complemented by relatively small areas of commercial and/or industrial uses. In contrast, the land uses intended to predominate within a mixed use employment center are business and commercial uses, with residentially designated areas comprising a lesser amount of the total land area. Carpers Valley — Frederick County, VA The mixed use employment center concept advanced through this rezoning application requires the amount of land designated for commercial and business uses to exceed the 50% limit of the R4 district. The essential components of the proposed mixed use development program are the employment and commercial uses planned for the site, which may require significant acreage depending upon the ultimate users. However, to ensure a mix of mutually supportive land uses, a minimum amount of land needs to be reserved for residential uses. The modified standard proposed with this application will facilitate development of a mix of land uses in a planned community setting consistent with the intent of the R4 district, but with the notable distinction of elevating business and commercial land uses to the forefront of the planned development program. Design & Development Standards 19 480 W. Jubal Early Drive Suite 330 Winchester. Virginia 22601 540-722-9566 Fax: 540-722-9655 www.millerandsmith.com MIL ER 2 SM TH August 7, 2008 Eric R. Lawrence Director of Planning and Development County of Frederick 107 North Kent Street Winchester, Virginia 22601 Re: Governors Hill Dear Eric, AUG 8 2008 The leadership of Frederick County has made it clear to the owners of Governors Hill that the County does not prefer to have the Coverstone Drive/Route 50 intersection coexist with the Sulfur Springs intersection as depicted in the current MDP. In fact the County assisted the owners in the purchase of the last remaining property adjacent to Governors Hill along Route 50 so that the Coverstone Drive intersection with Route 50 would occur opposite Inverlee Way. The owners settled on this property in February of this year, and anticipating this settlement, members of PHR&A met with you, Candice, and me on January 24, 2008 to discuss the rezoning of the entire property so that the road structure on the MDP could be changed and the Proffers adjusted. In fact after receiving our rezoning application your office has provided the first round of rezoning comments. We are now in our third revision of free T IA and Iasi week we inet with VDvT to finalize the offsite improvements that we will proffer with our rezoning. Knowing that sufficient time would not be available to rezone the property, design the Inverlee Intersection, design the new Coverstone Drive (the plans for the MDP location of Coverstone Drive have been completed and approved by VDOT for almost a year), and construct Coverstone Drive and Tazewell Drive to the Armory entrance, the owners committed to spend a great deal of money to accommodate the Armory. First we built at our cost a temporary road from Route 50 to the Armory site to allow the construction of the buildings to begin. We have maintained this road at our expense and not one minute of interruption has occurred with the Armory construction that can be attributed to the access. Our next step was to secure a right a way for a public road across the property adjacent to the Armory. What VDOT did not tell you is that, along with Frederick �J County's approval, we now have the VDOT approval of the design of the public road from Arbor Road to the Armory. We have also contracted with Perry Engineering to build the access road, and once we have our pre -construction meeting, they will begin the process. Perry's commitment is to have the road completed in October of this year, approximately three months prior to the proposed completion of the Armory. Through another permit with FCSA and the County we have previously installed the sanitary sewer to serve the Armory, again at our expense. The folks building the Armory, the National Guard, or Frederick County have not been delayed, obstructed, or inconvenienced as a result of the relocation of the access. As this letter and our actions indicate, our firm has exhibited much progress since the first of this year, and we have not been bashful in our commitment of funds to meet our obligations. It is our intention to have a rezoning package for Governors Hill completed before the end of this month that is acceptable to the County. Assuming that the rezoning is successful the proffers will indicate that the applicant shall commit to the substantial completion of a public roadway to the Armory prior to the completion of the Armory. At the end of the day the County will have the Inverlee Intersection in the desired location, the Guard will have two points of access to their site, and we will finally be able to begin development of our property. Sincerely, . T. g", "e John T. Conrad Vice President Miller and Smith Inc. Cc: John R. Riley Gene Fisher Please note: The Subdivision/MDP plans associated with this file are located in the file room. MAHMEDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 17, 2007 Mr. Patrick Sowers Patton Harris Rust Associates, PC 117 N. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: MASTER DEVELOPMENT PLAN #10-06 FOR GOVERNORS HILL Final Master Development Plan Approval PINS: 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A Dear Mr. Sowers: Frederick County administratively approved the above -referenced final master development plan on May 14, 2007. The master development plan is approved for the potential development of 550 residential units and commercial uses as depicted on the plan, on 271.5 acres in the R4 (Residential Planned Community) District in the Shawnee Magisterial District. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. The Frederick County Board of Supervisors granted staff administrative approval authority on March 14, 2007. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a site plan is required prior to the development of this parcel. I am providing you with five (5) copies of the approved final master development plan. Please ensure that these plans are distributed accordingly. Feel free to contact me if you have any questions. Sincerely, Candice E. Perkins Planner II Enclosures CEP/bad cc: Gene Fisher, Shawnee Magisterial District Supervisor June Wilmot and Robert A. Morris, Shawnee Magisterial District Commissioners Jane Anderson, Real Estate Commissioner of Revenue Patrick Barker, EDC Frederick County Public Works 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 FREDERICK COUN1 SANITATION AUTHORITY P.O. Box 1877 Winchester, VA 2261)J, i ff 2 9 2006 ROE3F:RT P. `(()bVE:RI', C.P.A., Chairman jj J ��llM,'ellin ton H ►ones PE .10[fN STE%ENS, Vice-chairman RICHARD A R1 CKNIAN, P.E,., Set -treasurer DARWIN S. BRADEN December 28, 2006 1`4r. Michael L. Bryan 9 Court Square — 3`d Floor Winchester VA 22601 REFERENCE: Governors Hill — Phase 2 SUBJECT: Bill of Sale Dear Mr. Bryan: A copy of the recorded Bill of Sale for the above -noted project is enclosed. Engiveer-Director Ph. - (540) 868-10t)1 FaN - 14;40) 868-1421) The Authority now owns the newly installed water and sewer facilities and appurtenances. Your one-year warranty period began on the date we signed the document. Respectfully, John G. Whitacre Senior Engineer /ths Enclosure cf: Frederick County Zoning Administrator WATER AT YOUR SERVICE MASTER DEVELOPMENT PLAN #10-06 GOVENORS HILL Staff Report for the Board of Supervisors Prepared: March 5, 2007 Staff Contact: Candice E. Perkins, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 02/21/07 Recommended Approval Board of Supervisors: 03/14/07 Pending LOCATION: The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A PROPERTY ZONING & PRESENT USE: Zoned: R4 ((Residential Planned Community) District Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: Zoned RP (Residential Performance) Use: Single Family Residential South: Zoned RA (Rural Areas) Use: Regional Airport East: Zoned M1 (Light Industrial) and Use: Industrial and Residential MH1 (Mobile Home Community) West: Zoned RA (Rural Areas) and Use: Regional Airport and Office B2 (Business General) PROPOSED USE: Commercial and 550 Residential Units MDP #10-06, Governors Hill) March 5, 2007 Page 2 REVIEW EVALUATIONS: Virl4inia Department of Transportation: The master development plan for this property appears to have significant measurable impact on Route 50, Millwood Pike and Route 781, Prince Frederick Drive, the VDOT facilities which would provide access to the property. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip General Manual, Seventh 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. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: The revised MDP for Governors Hill delivered to our office on June 20, 2006 has adequately addressed our review comments. Therefore, we can grant our approval of the subject document. Frederick County Sanitation Authority: 2nd review - Approved Frederick County Inspections Department: No comment required at this time, shall comment on site plans when submitted. Note: Demolition permit is required to remove any existing structures. Frederick -Winchester Service Authority: No comments. Frederick County — Winchester Health Department: Health Dept. has no objection as long as public water and sewer are provided. GIS Department: The following road names are usable in the Frederick County Road Naming and Structure Numbering System: Pendleton, Cabell, Montague, Swanson, Darden, McKinney, Tazewell, Pollard. The following road names are NOT usable in the Frederick County Road Naming and Structure Numbering System: Gilmer, Nicholas Winchester Regional Airport: Please see attached letter dated July 11, 2006 and signed by S. R. Manuel, Executive Director. Department of Parks and Recreation: Detailed information regarding the proposed recreational units will be needed for review during the subdivision review phase of this project. Plan appears to meet open space requirements. The monetary proffer for Parks and Recreation does not appear to be adequate to compensate for the impact the residents of this development will have on the capital needs of the Parks and Recreation Department. The pedestrian/bicycle trail appears to meet county standards; however, it would be beneficial to the residents of this development if a trail loop could be added to the rear of the residential properties, with connections to the proposed trail. MDP #10-06, Governors H 7 March 5, 2007 Page 3 Planning & Zonina: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-1 (Residential Limited). The parcels were re - mapped from R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. On October 12, 2005 the Board of Supervisors approved Rezoning #11-05 which rezoned the properties to the R4 (Residential Planned Community) Zoning District with proffers. D) Intended Use The applicant proposes the development of a mixed use project; a residential and employment center. The project would be anchored by roughly 143 acres of commercial uses. These commercial uses would be complemented by moderate to high density residential uses (550 residential units max). E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] MDP #10-06, Governors Hem • March 5, 2007 Page 4 Land Use Compatibility: The six properties included within the Master Development Plan are all located within the boundaries of the Route 50 East Corridor Land Use Plan. The properties are located wholly within the Urban Development Area (UDA). The Route 50 East Corridor Land Use Plan envisions the area comprised by the subject parcels as developing with business/office land use. The Plan indicates that this planned land use designation is appropriate given the proximity of the area to the Winchester Regional Airport and the Interstate 81 interchange and the conduciveness of such locations to non-residential development (Comprehensive Policy Plan, p. 6-19, 6-21). The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport. With the rezoning for the site the applicant proffered a Generalized Development Plan, a copy has been included with this agenda. Proffer 15.1 from the rezoning states that the major roadways shall be constructed in locations depicted on the GDP, with reasonable adjustments permitted for final engineering. The roadways internal to the townhouse area do reflect a modification to the location as well as the number of entrances onto Coverstone Drive. The GDP from the rezoning showed two road connections onto Coverstone Drive and the MPD now depicts one central connection to Coverstone Drive. Staff Note: It is noted that the revised road layout for the townhouses internal streets does present a modification to the proffered GDP. However, as shown on the GDP, one of the street intersections would have been located on a curve and the elimination of this conflict point should be beneficial. Another modification from the proffered GDP is that a portion of the area shown on the GDP that was designated for condominiums is now shown as single family attached (SFA) which will be developed with townhouses. The proffers from the rezoning stated that the development could contain a maximum of 550 residential units and that multi- family could not exceed 50% of the total number of units. While a multi -family is still shown on the MDP, it only consists of the area east of Coverstone Drive. Staff Note: It is noted that townhouses are a less intensive housing type than condominiums and, therefore, could be a permissible modification and does not create a planning inconsistency. The modification of the residential land bay from condominiums to townhouses would not create a conflict with adjacent uses and, therefore, could be consistent with the intent of the R4 district and the proffers from the rezoning. Environment: The subject parcels contain a variety of environmental features to include areas of flood plain, wetlands, steep slopes, and woodlands. Floodplain (Zone A) exists coincident with Sulfur Spring Run, which transverses the frontage of the site. Disturbance of the floodplain will be limited to entrance improvements. Steep slopes (areas of 25% slope or greater) exist along the frontage of the site and adjacent to two ravines that drain the site MDP #10-06, Governors Ho March 5, 2007 Page 5 to Sulfur Spring Run. The ravine areas present on the site also contain the majority of identified woodland resources. As the location of the woodland areas generally corresponds with steep slope areas, it is reasonable to expect the preservation of substantial portions of identified woodlands to maintain natural stabilization of the protected slopes. The site also includes four identified wetland features, all of which are roan -made ponds associated with the site's previous use as a golf course. Transportation: Access to the subject parcels would be a single entrance on Route 50 at Sulfur Springs Road; and an entrance onto Prince Frederick Drive (the existing crossover used to access the golf club will be closed and the entrance retained as a right/in right/out for emergency access). These two entrance points would be linked by a major collector road ("Coverstone Drive"), with a hiker/biker trail running parallel. Coverstone Drive is being designed and built as a four lane highway from Sulphur Springs Road to the edge of Phase 1 (residential); this section will be divided by a raised median. From the edge of Phase 1 to Prince Frederick Drive, Coverstone Drive will be a two lane section. This two lane section will become a four lane section upon the relocation of Route 522 or when deemed necessary to service Land Bay 2. Coverstone Drive is intended to eventually intersect with Route 522 relocated. This road extension may happen when VDOT has determined the final location for Route 522 and when the applicant obtains right-of-way from the Airport. The applicants have proffered to provide the county with $1,000 per dwelling for the extension of Coverstone Drive. Proffers: The following list is a summary of the proffered conditions associated with Rezoning #11-05 (Dated June 24, 2005 and Revised September 7, 2005, September 28, 2005, October 4, 2005 and October 12, 2005). Below is a summary of the significant proffers: (A copy of the full proffer statement has been included with the agenda) Land Use • Project shall be designed to establish interconnected mixed -use residential and commercial/employment land bays in conformance with the GDP. • Residential uses are prohibited in Land Bay 2 and all uses within Land Bay 2 shall be restricted to the uses permitted under the B2 (Business General) District. • Residential development shall not exceed 550 dwelling units and multi family units shall not exceed more than 50% of the total units. • No residential unit shall be closer than 2000 feet from the centerline of the Airport Runway. • 'Land Bay 2 shall be reserved for a period of two years for potential acquisition, lease, or use by the United States General Services Administration or for the location of any federal agency or department. • Upon written request, the applicant shall dedicate ten acres to the Frederick County Board of Supervisors on behalf of the Virginia National Guard for the use as a National Guard Armory. — already completed MDP #10-06, Governors HIP • March 5, 2007 Page 6 • Upon written request the applicant shall dedicate nine acres to the Frederick County Board of Supervisors for the location of a Public Safety Building. — already completed • A 3,000 square foot cominunity center, 3,500 square feet of neighborhood swimming pools and a dog park shall be constructed with the residential development. Improvements must be completed prior to the issuance of the 281St residential building permit. Monetary Contribution • $442 per dwelling for Fire and Rescue purposes • $100 per residential unit and $100 per 1,000 square foot of constructed commercial to Fire and Rescue Company. • $1,714 per dwelling unit for Frederick County Schools • $343 per dwelling for Parks and Recreation • $79 per dwelling unit for Library purposes • $79 per dwelling unit for the construction of a general government administration building Environment • Storrnwater management and Best Management Practices (BMP) shall be provided for the site. • Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' association, of the adjacency of the Winchester Regional Airport. • Noise attenuation treatment shall be provided for all residential units and the applicant will consult with the Airport with respect to the granting of aviation easements. Transportation • Applicant shall design and construct Coverstone Drive as a full section with raised medians and an 80 foot right-of-way. Coverstone will be constructed in phases as dictated in the proffers. • Future interconnection with Inverlee Way shall be provided. • Signal at Sulphur Springs Road will be upgraded to a four way signal. • Applicants will pay $75,000 to the County for the signalization of the intersection of Millwood Pike and Victory Road. • Applicants shall pay $150,000 to the County for the signalization of the intersection of Costello Drive and Prince Frederick Drive. • The existing crossover at the Carper's Valley Golf Club entrance onto Millwood Pike shall be closed and the entrance shall be retained as a right-in/right-out connection for emergency site access. Waiver: Some of the townhouses within Governors Hill which are located at the northwestern portion of the development contains some units which will be located more than 500' MDP #10-06, Governors Hiif • March 5, 2007 Page 7 from a state maintained road but not more than 800'; therefore the applicant needed a waiver of § 144-24C(2)b of the Frederick County Subdivision Ordinance. The Planning Commission at their February 21, 2007 meeting approved this waiver. This is a Planning Commission Waiver and therefore Board action is not required. STAFF CONCLUSIONS FOR THE 02/21/07 PLANNING COMMISSION MEETING: The preliminary master development plan for Governors Hill depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns. It is noted that approval of this MPD will enable the area shown on the GDP as condominiums to be developed with townhouses as well as the modification of the road network. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recornmendation to the Board of Supervisors. PLANNING COMMISSION SUMMARY AND ACTION OF THE 02/21/07 MEETING: The staff reported modifications to the generalized development plan (GDP) which included a revised road layout for the internal streets serving the townhouses, as well as the number of entrances on Coverstone Drive. Another modification shows a portion of the area previously designated for condominiums as single-family attached, which will be developed as townhouses. Staff noted that the modifications could be permissible and do not create a planning inconsistency. In addition, the applicant has shown a portion of the townhouses located 1,250 feet from a state -maintained road. The subdivision ordinance allows a waiver for lots that are greater than 500 feet, but not greater than 800 feet. Staff noted that if the waiver for 800 feet is granted, the applicant would need to adjust their road network. The applicant stated that in order to stay within the confines of the subdivision ordinance, they will reduce their waiver request to 800 feet. The applicant said the plan would be modified by extending the public street. The waiver was requested so the townhouse portion would not be fronting on state -maintained streets. There were no public comments. No issues or areas of concern were raised by the Planning Commission. The Commission voted unanimously to recommend approval of the requested waiver to 800 feet and also recommended approval of the MDP with the modifications. (Commissioner Kerr and Commissioner Morris were absent from the meeting.) STAFF CONCLUSIONS FOR THE 03/14/07 BOARD OF SUPERVISORS MEETING: The preliminary master development plan for Governors Hill depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns. It is noted that approval of this MPD will enable the area shown on the GDP as condominiums to be developed with MDP #10-06, Governors Hin • March 5, 2007 Page 8 townhouses, as well as the modification of the road network. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. The applicant is seekinz approval authorization of the preliminary master development plan by the Board of Supervisors. The Board's authorization will grant staff with administrative approval authority for the final master development plan. • • 9p�1 WINCHESTER REGICUAL AIRPORT 0 snrvne tw[ ~ 491 AIRPORT ROAD MI of VIpGINN^ WINCHESTER, VIRGINIA 22602 (540) 662 2422 July 11, 2006 Patrick SoWcrs JUL 1 1 2006 Patton Harris Rust & Associates 117 East Piccadilly Street Winchester, Virginia 22601 Re: Master Development Plan Comment Governor's Hill Shawnee Magisterial District Dear Mr. Sowers: After review of the mast plan for the above referenced project, the following comments arc provided on behalf of the Winchester Regional Airport Authority: 1. The proposed plan does not indicate that future buildings would appear to penetrate the airport's FAR Part 77 close in surfaces based on the information provided. Due to the location of the proposed buildings within the flight pattern, we are requesting that,any and all outdoor lighting at this site be of a shietdcd type and ambenn color to minimize possible light pollution on aircraft entering the pattern for Runways 14/32. Due to the proximity of this site to the runway, the applicant should be informed that they will be required to file form 7460-1 (2-99) with the Federal Aviation Administration for review and comment prior to construction for each residential area/commemiallgovernment site plan. The residential component of this plan can be filed under a single form. Thc.forrn can be filed on line at the FAA's wcbsfte http://flarms.faa.cgo_v_//. Completed capies of submitted forms must be forwarded to this office for record. Upon developer's receipt of the Aeronautical Study Determination from the FAA for each plan filed, a copy must b> ,forwarded to this office for review and record. 3. During the construction phase of the buildings, alf cranes w h be required to have an aviation obstruction flag and/or obstruction light visible during operations and must be lowered at night unless lit. Intended hours and dates of operation should be coordinated with David Foley, Operations Supervisor Winchestcr Regional Airport Authority no less than twenty-four hours prior to start. 4. Per the applicant's proffers presented at the Frederick County Board of Supervisors meeting on October 21, 2005, the applicant shall provide noise attenuation treatment for all residential development. 5, Per the applicant's proffers as referenced above in itern four (4), applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' associations, of the adjacency of the property to the Winchester Regional Airport. Winchester Airport S406622936 07ZI110S 06:59am P. 003 0 . i ...-" �i4 q ant shall provicle avlga.ion easc�Hr err�nf <wer e propose site o protect Airport operations, stnvlrE: um dy1 AIR Rc TOP of wac141A IN HEP'T RGI A 2 02 7. munity center shown wi�ilnihet'eresetback from the airport runway, should urnop ve noise attenuation, shielded am o�u doo� lighting, slow/low rowin landsca e that is not 9 g� g g . p ...,,an attractant to birds. If you need additional information or have questions regarding any of these comments, please contact my office. Thank you for your continued support and assistance ensuring the safe and continued operations of the Winchester Regional Airport. Sincerely, S. R. Manuel Executive Director AMENDMENT Action: N.!'�' NING COMMISSI0N: .11-ly 20. 2005 - Recommended Approval BOARD OF SUPERVISORS: October 12, 2005 J APP (WED 1 DL:N'11:ll AN ORDINANCE., AMENDING THE 'ZONING DISTRICT' MAP REZONING 91 1-05 OF CARDERS VALLEY WHEREAS, Rezoning 411-05 of Carpers Valley, was submitted to rezone 281.5 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District for residential and commercial uses. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E), across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, in the Shawnee Magislerial District, and are identified by Property Identification Numbers (PINS) 64-A-82.64-A-8 1, 64- A-8 i A, 64-A-86, 64-A-87 and 64-A-87A WHEREAS, the Planning Coninll,"ion held a public hearing oil this rezoning on July 20, 2005; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on October 12. 2005; 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 5uper\'isors that Chapter 165 of the Frederick County Code. Zoning. is amended to revise the 'Zoning District Map to change 281.5 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District for residential and commercial uses, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing. by the applicant and the property owner. N)Rcs ::30-05 0 0 This ordinance shall be in elect on the date of adoption. Passed this 1 ?th day of October, 2005 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara E. Van Osten Aye Gina A. Forrester Nam Gary Dove Aye Lynda .1. Z"yler Nay Bill M. Ewing Aye Gene fisher Na_ A COPY ATTEST John R.1`R1.1'ey, Jr. Frederick' County Administrator PROFFER STATEMENT REZONING: RZ. # 11-05 : RA to R4 PROPERTY: 281.5 Acres Tax Map & Parcels 64-A-82, 83, 83A, 86, 87, and 87A (the "Property") RECORD OWNER: JGR Three, LLC; Richard G. and Donna C. Dick; Constance L. Tjoumas; Gregory L. Coverstone; Cynthia Ann Pappas; Ellen, LLC; LCR, LLC; MDC Three, LLC; Susan Sanders, LLC; Liberty Hill, LLC; Thomas A. Dick; Timothy J. Dick; Michael E. Dick APPLICANT: Miller and Smith Land, Inc.; Miller and Smith at Coverstone, LLC PROJECT NAME: . Carp ers Valley ORIGINAL DATE OF PROFFERS: June 24, 2005 REVISION DATE: July 6, 2005 September 7, 2005 September 28, 2005 October 4, 2005 October 12, 2005 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the `Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development Plan, Carpers Valley" prepared by Patton Harris Rust & Associates, (the "GDP") dated October 11, 2005 , sheets 1-4 of 4. .00014467.1)oC i 4 Proffers As Revised 000145 000020) 1. LAND USE 1.1 The project shall be designed to establish interconnected mixed -use residential and commercial employment Land Bays in conformance with the GDP, and as is specifically set forth in these proffers. 1.2 All development, including street landscaping, shall be accomplished in substantial conformance with the "Design and Development Standards for Carpers Valley," prepared by PHR&A attached hereto and incorporated herein by reference (the "Design and Development Standards"). 1.3 For reference purposes, the residential area identified as "Townhomes" on the GDP may contain any housing type identified as "Single Family Attached" in the "Design and Development Standards" excluding the "Stacked Flat Garage Units." The residential area identified as "Condominiums" on the GDP may contain the housing type identified in the "Design and Development Standards" as "Multi -Family." IA Except as modified herein, and except to the extent any portion of the Property is owned or leased by the United States or any department or agency thereof, or by the Virginia National Guard, and is exempt by law from compliance with state and local land use ordinances and regulations, areas for commercial use on the Property shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, as set forth in the Frederick County Code Article VII, §165-67 through §165-72, as cross-referenced to Article X, § 165-82, Sections A through D inclusive, and § 165-83. All commercial development on the Property shall comply with the aforesaid regulations, as approved by Frederick County, and these Proffers. 1.5 Residential uses shall be prohibited in the area identified as Land Bay 2 on the GDP. Furthermore, with the exception of any uses related to any federal agency or department, Land Bay 2 shall be restricted to those uses permitted in the General Business (B-2) zoning district as specified in the Frederick County Code Article X, §165-82B(1). 1.6 Except as modified herein, areas of residential development on the Property shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, including permissible housing types set forth in the Frederick County Code Article VII, §165-67 through §165-72, as cross-referenced to Article VI, §165- .58, through §165-66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit types as set forth in the Design and Development Standards, and authorized for the R4 district, and these Proffers. 1.6.1 Residential development on the Property shall not exceed 550 dwelling units, with a rnix of housing types permitted 100014467.DOC/ 4 Proffers As Revised 000145 Ow(m)} 2 in the R4 district. Multi -family units, as defined by the Design and Development Standards, shall not exceed 50% of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of the Airport runway. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 The Property shall be developed as one single and unified development in. accordance with applicable ordinances and regulations for the R4 zoning district, the GDP as approved by the Board, and this Proffer Statement. 3. RESERVATION OF PROPERTY FOR PUBLIC USES AND DEDICATION OF PROPERTY FOR ARMORY USE 3.1 For a period of two years following Final Rezoning, the Applicant shall reserve Land Bay 2 for potential acquisition, lease, or use by the United States General Services Administration, for the location of any federal agency or department. 3.2 Unless an agreement is reached with the Winchester Regional Airport for an exchange of property mutually acceptable to the Airport and the Applicant, then for a period of eight years following Final Rezoning, the Applicant shall reserve for potential acquisition by the Airport that portion of any Land. Bay designated as reserved for the Winchester Regional Airport. . 3.3 In addition to the foregoing, upon written request therefor the Applicant shall dedicate approximately ten acres to the Frederick County Board of Supervisors on behalf of the Virginia National Guard for use as a National Guard Armory, in the location generally depicted on the GDP. In addition, the applicant shall build or design and bond for completion of construction not later than the completion of an Armory structure, a minimum two lane section of Coverstone Drive from Millwood Pike (US Route 50) to the entrance to the Armory Site. In the event that the site is not used for the construction of an Armory structure, the aforesaid acreage shall remain the property of Frederick County to be used at the Board's discretion. 3.4 Upon written request therefor from the County, the Applicant shall dedicate approximately nine acres to the Frederick County Board of Supervisors in the location identified on the GDP as "Frederick County Reserve Area" for the location of a Public Safety Building. If the County elects at any time to locate such Building on other property, then the aforesaid nine acres shall remain the property of Frederick County to 100014467MOC"! 4 11TWIers As Revised 000145 0000201 be used at the Board's discretion. Access to the site shall be constructed to required paving by the Applicant not later than twelve months following receipt of the aforesaid request. 4. PHASING OF THE DEVELOPMENT 4.1 The residential portions of the Property shall be developed as follows: 4.1.1. The Applicant may obtain building permits for not more than 140 residential units in Land Bay I beginning in the twenty- fourth month following Final Rezoning. 4.1.2. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the thirty-sixth month following Final Rezoning, 4.1.3. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the forty-eighth month following Final Rezoning, 4.1.4. The Applicant may obtain building permits for not more than 130 residential units in Land Bay 1 beginning in the sixtieth month following Final Rezoning. 4.2 In anticipation of acquisition or use of properties designated for commercial/employment use by the United States, commercial and employment uses may be constructed at any time. 4.3 Improvements including a 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools, and a dog park shall be constructed in conjunction with residential development in Land Bay 1 and the land therefor shall be dedicated upon completion of the improvements to the homeowners association. The location thereof shall be depicted on final subdivision plans for such residential development. These recreational amenities shall serve to meet the requirement of 1 recreation unit per 30 dwellings and shall be, at minimum, equivalent to $25,000 per recreation unit. These improvements shall be designed and bonded for completion as soon as practicable following approval of this rezoning, and shall be completed prior to the issuance of the 281 st residential building permit. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constructed using compatible architectural styles. The Applicant shall establish one or more Architectural Review Boards through the required Homeowner and Property Owner Associations to be created to enforce and administer a 00014467.1)OC. r 4 Proffers As Reviscd 000145 000020) M unified development plan in general conformity with the Design and Development Standards. 5.2 All signage within the Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. 6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS 6.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Department of Parks and Recreation standards that links residential and commercial areas within the development. Said trails shall be in the locations generally depicted on the GDP. To the extent that such trails are not depicted on the GDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk network. Sidewalks shall be constructed on public streets to VDOT standards, and a minimum of four -foot sidewalks shall be constructed on private streets. All combined pedestrian/bicycling trails shall be 10 feet wide, and shall have an asphalt surface. 7: FIRE & RESCUE: 7.1 The Applicant shall contribute to the Board the sum of $422 per dwelling unit for fire and rescue purposes, payable upon the issuance of the first residential building permit for each dwelling unit. 7.2 Following Final Rezoning, the master HOA to be created in accordance herewith shall contribute annually, on or before July 1S` of each year, the sum of $100 per constructed residential unit, and $100 per 1000 square feet of constructed commercial (not including any land in public use), to the fire and rescue company providing first due service to the Property. Commencing January 1, 2010, the contribution provided for herein shall increase at the rate of five dollars per residential unit or per 1,000 square feet of commercial development each calendar year. Such contribution shall be monitored and enforced by the master HOA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. 8. SCHOOLS: 8.1 The Applicant shall contribute to the Board the sum of $1,714 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each dwelling unit. 9. PARKS & OPEN SPACE: j00014467DOC' i4 Proffers As Revised 000145 000020j 5 9.1 The Applicant shall contribute to the Board the sum of $343 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each dwelling unit. 10. LIBRARIES: 10.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit for library purposes, payable upon the issuance of a building permit for each dwelling unit. 11. ADMINISTRATION BUILDING: 11.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit to be used for construction of a general governmental administration building upon issuance of a building permit for each dwelling unit. 12. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS' ASSOCIATION: 12.1 The homeowners association to be created in accordance herewith shall be created contemporaneously with the first final site or subdivision plan submitted for the Property. 12.2 The residential portion of the development shall be )made subject to one or more homeowners' association(s) (hereinafter "HOA") that shall be responsible for the ownership, maintenance and repair of the community center, walking trails, swimming pools, all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use, for each area subject to their jurisdiction, and . shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such HOA herein. If there is more than one such association, the Applicant shall create a master HOA with respect to the residential development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. If only one such HOA is created, it shall be the master HOA for purposes of these proffers. 12.3 In addition to such other duties and responsibilities as maybe assigned, an HOA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents 100014467.DOC'/4 Proffers As Revised 000145 0000201 6 • who are members of such association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the BOA if platted within residential or other lots, or otherwise granted to the HOA by appropriate instrument. 12.4 The HOA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating such Association. In addition, upon any conveyance of a residential unit from the builder thereof to a home purchaser, or thereafter between home purchasers, there shall be a fee paid to the HOA in an amount equal to two times the then -current monthly residential dues applicable to the unit so conveyed. 12.5 Any commercial elements of the development (with the exception of any property owned or leased by the United States, the Board of Supervisors, or the Winchester Regional Airport) shall be made subject to one or more property owners' association(s) (hereinafter "POA"). Such POA(s) shall be responsible for the ownership, maintenance and repair of all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stonnwater management facilities not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such POA herein. If there is more than one such association, the Applicant shall create an umbrella POA with respect to the entire development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. 12.6 In addition to such other duties and responsibilities as may be assigned, a POA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) private streets serving the businesses and/or residents who are members of such association; (iv) common solid waste disposal and recycling programs to include dumpster and contract carrier services provided by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the POA if platted within commercial or other lots, or parcels, or otherwise granted to the POA by appropriate instrument. 13. WATER & SEWER: 10001440".DOC /4 Proffers As Revised 000145 000020 7 • 0 13.1 The Applicant shall be responsible for connecting the Property to public dater and selrer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 14. ENVIRONMENT: 14.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3 for the purpose of providing the highest order of stonnwater control in existing Virginia law at the time of construction of any such facility. 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' associations, of the adjacency of the Winchester Regional Airport. 14.3 The Applicant shall consult with the Executive Director of the Airport with respect to the granting of a reasonable avigation easement to provide further protection for Airport operations, and shall dedicate such easement, as the Airport and the Applicant shall mutually agree. The Applicant shall provide noise attenuation treatment for all residential units. 15. TRANSPORTATION: 15.1 The major roadways to be constructed on the Property shall be constructed in the locations depicted on the GDP, with reasonable adjustments permitted for final engineering. 15.1.1. The Applicant shall design and construct Coverstone Drive as a full section with raised medians on an 80' right-of-way, consistently with the TIA provided for hereinbelow. The Applicant shall submit a street tree plan for approval by the Director of Planning as part of the design of Coverstone Drive in lieu of the road efficiency buffer otherwise required by ordinance. 15.1.1.1. Coverstone Drive shall be constructed by the Applicant in phases as set forth herein: 15.1.1.1.1. Phase 1 shall consist of a four -lane section including a ten -foot trail from Millwood Pike to the Phase 1 line in Land Bay i as depicted on the GDP. Such road shall be constructed in 100014467.DOC' 14 Proffers As Revised 000145 0000201 • sub -phases as delineated on the final master development plan and/or subdivision plan, to provide access to development within the Land Bay, and in any event shall be completed or bonded for completion prior to the issuance of the first building permit for each sub -phase. The Applicant shall not petition for inclusion of this Phase of Coverstone into the State System of Secondary Roads until it is completed to required asphalt and open to the public as a full four -lane section to the Phase I line. Notwithstanding the foregoing, building permits may be issued for model homes and the community center prior to base paving. 15.1.1.1.2. Phase 2 shall consist of construction of a two lane section of Coverstone Drive from the Phase 1 line to Prince Frederick Drive as depicted on the GDP. This two lane segment shall be completed or bonded for completion prior to the occupancy of the first commercial building in Land Bay 2. The Phase 2 segment shall be completed or bonded for completion to a full four lane section when construction of relocated Route 522 commences or when construction thereof is necessary to service commercial development in Land Bay 2. 15.1.1.1.3. Notwithstanding any other provision of these proffers, for Phase 3, the Applicant shall design Coverstone Drive Extended as a four - lane section from Prince Frederick to Relocated Route 522 when the alignment of Relocated 522 has been detennined by VDOT. In the event that the Applicant obtains right- of-way therefor from the Winchester Regional Airport prior to the initiation of design of such extension, then it shall realign' Coverstone Drive Extended as may be approved by the County and VDOT. The Applicants shall further pay to the County $1,000 per dwelling unit for the permitted residential units for future construction of Coverstone Drive Extended, or other projects in the vicinity of the Property that are not included in . this rezoning.. Such funds shall be paid at the time t00014467.DOC 14 Troffers As Revised 000145 0000201 9 of building permit issuance for each of the permitted residential units. 15.1.2. The Applicants shall provide a fifty -foot right-of-way for a future interparcel connection from Coverstone Drive to the easternmost property boundary line of the Property, as shown on the GDP. Said right-of-way shall be dedicated upon written request therefor. 15.2 Notwithstanding any other provision of these proffers, if the General Services Administration locates a federal facility on the Property, the Applicant shall construct Coverstone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to occupancy of that facility. 15.3 Notwithstanding any other provisions of these proffers, the Applicant shall construct Coversone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to June 1, 2012. 15.4 The Applicant shall provide for future interconnection with Inverlee Way when that road is extended south of Millwood Pike to Coverstone Drive, upon the development of adjoining property presently owned by others. The Applicant shall provide a stub -out for a connection to the internal street network; and will grant such right-of-way as may be necessary on the Property to permit such interconnection, subject to VDOT approval, at a point compatible with such extension of Inverlee Way. 15.5 The Applicants shall upgrade the existing signal at Sulphur Springs Road from a three- to a four-way signal. All improvements within the existing southernmost right-of-way of US Route 50 at this intersection including the signal upgrade shall be completed prior to issuance of the first certificate of occupancy fo impact analysis and future permit issuance by VDOT. the project pursuant to the approved traffic construction drawings required for land use 15.6 The Applicants shall pay to the County the amount of $75,000 for signalization of the intersection of Millwood Pike (US Route 50) and Victory Road (Route 728). Such funds shall be paid within six (6) months of the issuance of the first residential building permit in Land Bay 1. 15.7 The Applicants shall pay to the County the amount of $150,000 for signalization of the intersection of Costello Drive and Prince Frederick Drive. Such funds shall be paid within six (6) months of the issuance of the first commercial building permit in Land Bay 2. 15.8 The Applicants shall close the existing crossover at the Carper's Valley Golf Club entrance onto Millwood Pike, when the existing golf club use ceases operation, but shall retain that entrance as a gated right -in right out connection for emergency site access to be used only by the United States ;00014467.DOC 14 Proffers As Revised 000145 ()()0020) 10 General Services Administration, for any federal agency or. department. Notwithstanding the foregoing, in the event that the Applicant obtains or otherwise controls right-of-way across Millwood Pike from the current Inverlee intersection, the Applicant shall provide right -in right -out access to the Property to align with Inverlee at that location, and shall close the existing golf club entrance. 15.9 The Applicants shall use its best efforts to obtain any necessary off -site right -of --way required for the completion of any traffic improvements otherwise provided for herein at a commercially reasonable cost, but shall not be required to construct any improvements, including traffic signalization, if such right-of-way cannot be obtained by it. 15.10 All public right-of-ways shall be dedicated to Frederick County as part of the subdivision approval process, consistently with applicable Virginia law. 15.11 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT, and shall be constructed by the Applicant in accordance with the recommendations of the approved TIA for the Property. 15.12 All private streets and roads shall be constructed in accordance with the Virginia Department of Transportation standards therefor and as may be modified by the County, and shall be owned and maintained by the homeowners or property owners association served by such streets or roads. 15.13 In the event that the General Services Administration does not locate a federal facility in Land Bay 2, and other commercial users are proposed for that Land Bay that would result in cumulative project -generated trips in excess of 13,000 vehicles per day, the Applicant shall submit a revised Traffic Impact Analysis in order to determine what improvements, if any, shall then be required to accommodate the additional traffic and shall construct those improvements. 15.14 If the Airport Reserve Parcel shown on the GDP is developed a revised Traffic Impact Analysis shall be prepared and improvements proposed, if necessary to accommodate the additional traffic. 16. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 16.1 The Applicant shall conduct or cause to be conducted a Phase I Archaeological investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall cause Phase lI and III investigations thereof as may be demonstrated to be necessary by the Phase I study. {00014467.1)0('!4 Proficrs As Revised 000145 000020) • 17. ESCALATOR CLAUSE 17.1 hi the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ("Board") within 30.months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 30 months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 5% per year, non -compounded. SIGNATURES APPEAR ON THE FOLLOWING PAGES {00014467.DOC / 4 Proffers As Revised 000145 0000201 12 • • STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: JGR Three, LLC The foregoing instrument was acknQwledged before methisday of , 2005, by My commission expires \,�'\� Notary Public -', • • STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: Ellen, LLC By i its anaging Member The foregoing instrunn was acknowledged before me this Z) "a y of-! IV(. ,2005,by )c. kl! ("I, My commission expires NotaryPublic `'1�1, :;; x i ��: -1t • r► 0 LCR, LLC 8'Y Its Man4ng Member STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was ackpov&dged before me this ZQ "" -�Lday of Jf -i 2005, by C( My commission expires Notary Public • • STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: MDC Three, LLC By 0,0-� -J, 8,4& a Its Aanaging Member The foregoing instrument was acknowledged before me this � P'day of ', i t i , 2005, by My commission expires Notary Public L (lam '1 i �'t —1 I •1 �, � �l I We r M /, 3P 2 ,��p 0 • 6AW ma, i—M 1 00-71, 0-0 FL4&,, ID. 64 84 A, CC-C • QO� OApplication f f Urban Development Area 4b.—A MOP #10-06 e Govenor's Hill ( 64 - A - 82, 83, 83A, 86, 87, 87A ) 0 0.05 0.1 0.2 Miles s 9`� C Frederick County, Virginia Master Development Plan Application Packakee Z APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only Date application received 7 c Complete - Date of acceptance Incomplete - Date of Return 1. Project Title: Governors Hill Application # /c, 2. Owner's Name: Governors Hill, LLC 8401 Greensboro Drive Suite 300 McLean, VA 22102 (Please list the names of all owners or parties in interest) Miller and Smith and Richard G. Dick and Donna C. Dick 3. Applicant: Patton Harris Rust & Associates Address: c/o Patrick Sowers 117 E. Piccadilly St., Winchester, VA 22601 Phone: (540) 667-2139 4. Design Company: Patton Harris Rust & Associates Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Contact Name: Patrick Sowers Frederick County, Virstinia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: The properties are located approximately one mile east of Interstate 81 on the south side Of Millwood Pike (Route 50 East), across from Sulphur Springs Road (rt.655) and The Ravens Subdivision. 6. Total Acreage: 281.5 Acres 7. Property Information: a) Property Identification Number (PIN) b) Current Zoning: c) Present Use:, d) Proposed Use: 64-A-82, 83, 83A, 86, 87, 87A R4 Vacant Residential, Commercial e) Adjoining Property Information: See Attached Property Identification Property Uses North South East West f) Magisterial District: Shawnee 8. Is this an original or amended Master Development Plan? Original X Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be co7a- to nor to the ubmission of my master develop applica�iou�.._. :�>- - Signature: V h Signature: Date: ,2 �- © (, Date: s �' O 2 Governors Hill -Adjoining Properties Name Address Property Identification Number (PIN) Name: Winchester Regional Airport 491 Airport Rd Property #: 64-A-79 Winchester, VA 22602 Name: Winchester Regional Airport 491 Airport Rd Property #: 64-A-88 Winchester, VA 22602 Name: Glaize & Bro, LC P.O. Box 2598 Property #: 64-A-80J Winchester, VA 22604 Name: Blue Ridge Industries P.O. Box 1847 Property #: 64-A-80Q Winchester, VA 22604 Name: Main of Winchester; LLC 1936 Millwood Pike Property #: 64-A-80K Winchester, VA 22602 Name: R & G Warehouse, LLC 119 Arbor Ct Property #: 64-A-80L Winchester, VA 22602 Name: Winchester Industrial Park, LLC 1936 Millwood Pike Property #: 64-A-81A Winchester, VA 22602 Name: Winchester Industrial Park, LLC 1936 Millwood Pike Property #: 64-A-81 Winchester, VA 22602 Name: Raymond & Tanya Long 718 Chelsea Dr Property #: 64-A-134 Winchester, VA 22601 Name: Raymond & Tanya Long 718 Chelsea Dr Property #: 64-A-133 Winchester, VA 22601 Name: Terry W. & Lois J. Ruffner 112 Sulphur Spring Rd Property #: 64-A-132 Winchester, VA 22602 Name: Perry Engineering Co., Inc. 1945 Millwood Pike Property #: 64-A-124 Winchester, VA 22602 Name: Perry Engineering Co., Inc. 1945 Millwood Pike Property #: 64-A-123A Winchester, VA 22602 Name: Perry Engineering Co., Inc. 1945 Millwood Pike Property #: 64-A-123 Winchester, VA 22602 Name: Potomac Edison Company 10435 Downsville Pike Property #: 64-A-124A Hagerstown, MD 21740 Name: Trustees of the James Peyton Darlington Trust 1543 Millwood Pike Property #: 64-A-122 Winchester, VA 22602 Name: Lloyd Fisher c/o Mary E. Washington - 813 N 18th St Property #: 64-A-116 Harrisburg, PA 17103 Name: Raven Wing Homeowners Association P.O. Box 888 Property #: 64G-2-1-52A Winchester, VA 22604 Name: David W. Loy 1441 Millwood Pike Property #: 64A-7-1-15 Winchester, VA 22602 Name: Robert A. Frazier 1427 Millwood Pike Property #: 64A-7-1-14 Winchester, VA 22602 Name: Robert A. Frazier 1427 Millwood Pike Property #: 64A-7-1-13 Winchester, VA 22602 Name: George G. & Kelsa R. Lambert 1411 Millwood Pike Property #: 64A-7-1-12A Winchester, VA 22602 Name: George G. & Kelsa R. Lambert 1411 Millwood Pike Property #: 64A-7-1-11A Winchester, VA 22602 • Name: George G. & Kelsa R. Lambert 1411 Millwood Pike Property #: 64A-7-1-10A Winchester, VA 22602 Name: Raven Wing Homeowners Association P.O. Box 888 Property #: 64G-2-1-63A Winchester, VA 22604 Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property #: 64A-7-1-8 Clearbrook, VA 22624 Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property #: 64A-7-1-7 Clearbrook, VA 22624 Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property #: 64A-7-1-6 Clearbrook, VA 22624 Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property #: 64A-7-1-5 Clearbrook, VA 22624 Name: Douglas A. Hartley 100 Stanley Dr Property #: 64A-7-1-4 Winchester, VA 22602 Name: Douglas A. Hartley 100 Stanley Dr Property #: 64A-7-1-3 Winchester, VA 22602 Name: John H. Kaknis & Christopher Brooks c/o John G. Kaknis 730 N Hayfield Rd Property #: 64A-7-1-2 Winchester, VA 22603 Name: John H. Kaknis & Christopher Brooks c/o John G. Kaknis 730 N Hayfield Rd Property #: 64A-7-1-1 Winchester, VA 22603 Name: Helen J. Sempeles Trustee 107 Roszel Rd Property M 64A-A-12 Winchester, VA 22601 Name: Winchester Outdoor 355 S Potomac St Property #: 64A-A-13 Hagerstown, MD 21740 Name: Mary K. Hockman 104 Oak Side Ln Property #: 64-A-84 Winchester, VA 22603 Name: Mary K. Hockman 104 Oak Side Ln Property #: 64-A-85 Winchester, VA 22603 Name: Marlow Investments, LC 707 N Commerce Ave Property #: 64-A-89A Front Royal, VA 22630 Name: Fredericktowne Group, LC c/o Richard Dick 1400 Millwood Pike Property #: 64-10-2 Winchester, VA 22602 Name: Karen B. Barrett -Perry, et als P.O. Box 807 Property #: 64-10-3 Stephens City, VA 22655 Name: Prince Frederick Group, LC c/o James L. Mcilvaine, Jr. 6231 Leesburg Pike, Ste 600 Property #: 64-A-89B Falls Church, VA 22044 May 19 05 01:01p R WINCHESTER 5.0665-0493 p. I� Spe€ial Limited Power of Attorney County of Frederick, Virginia Frederick Plulfting Web Site: vrww-ca.#redericic,va,us Department of Planning & Development, County of Frederic Vlr 107 North Kent Street: Winchester Virginia � ��_, Phone 540-665-5651 �a 22601 Facsimile 540-665.6395 Know All Men By j hose Present: That I (We) (Name) Liher , hill, LC (c/o Richard G. Dick (Phone-) 540_662-1287 (Address) 1600 Millwood Pike 'Winchester Vir ini 22602 the 'O e ice of the Cir(s) of all those tracts or parcels of land ('Trop Clerk's ") conveyed to me (us), by deed recorded in the cuit Court of the County ofFrederick, Virginia, by instrument Number 040011820 and is described as Parcels: 83A, 86, 87, 87A Lot:_Block: A Tax Map/Section: 64 Subdivision: do hereby make, constitute and appoint:; �— (Name) Patton Ha (Address) 117 E. I And (Name) Walsh. Col¢cci. Lubelev Emrich. & Te ak PC (Phone) 703-680-4664 (Address) Gler Park 1. 43 M P.; ur. r:— _ . authority I act as my true and lawful attorney= r-fact for and in my (our) nee, place, and stead with full power and au(we) would have if acting personally to file plarutiLg applications for my (our) above described Property, including X Rezoning (including proffers) Conditional Use Permits X Master Development Plan (Preliminary and Finsi) Subdivision Site Plan My attorney -in -fact shall have the authority to osier proffered conditions and to make amendrnents to previousiy approved proffered conditions excepf as fellows: This aatho.-i ation shall expire one year from the day iTs si i nodified, gned, or until it is Otherwise rescinded or In witness thereof, I (we) have hereto set my (our) hand r and seal this da Signattt e(s) L / State of Virg'`ua, City/Cozenty of GI�PS 4F- �T • 1(YCn.IC afor said certtfy that the persoa(a Notary ublic in s) who signed to the foregoing tr�enPner�sb�n�aiaspoon d �y e n< for j diction and has acknowledges the same before me in theituisdiction aforesaid this - t '_day of r20t}5 ( f�fy Cotnrnission Expires: Nntary i3�i�tin —np � t2 K• Mai 19 05 12;58P IRA WINCHESTER �-ASS-0483 SpedA UmRLA.Power of Attorney .v of Frederick, Virginia Frederick nanzing € 'eta Sj�L.o v� r+� D.=pvr meat of P'l xnming & Dtn'eioPtraent, COusty of Frederick, Virg, -- _ 107 North k:c rtt 'strut, Wincbe¢ter,, Virginia 2260, . Phone W-665-5651 Fae.simile'S4it-Z6,-fj95 k-"W ."�ii ;"�4`1 By TbOse Pres m: That I (IVe) - (Name) F_i hard G. anC nanra i i :k .Phone) 540-652-t2;: (Address) 16001&llwaQd Pike 4vir.,cbestcr. Vireinia. 22, 602 _ -- the av✓ner s) of all ;hose tracts or pamcjs of lard ('"Pra �e,ty"j co the} ed to ale usl Clerk's CS6ce of tae Cir tit Court of tt e County of Frederick, �rir ' , i by deed recorded in the Via, b} 7e-d Book 5G8 _ on Page 'G9 and is described as Part.-l:-83 LoL• .[.3iOCk: ,?`i sPca..A: c>' do hereby hake, cnrsnture and appoint:—Snbd:visicsn: (?�ameb Pstion'rlarrs Rust & Associates : c — {Shone} 540-Gbi-21�+y t4dd;ess 117 E. Picc; T 'Y S!Iee Suite 2f30. 'utt-1 estsr, �rirEiraia 226+11 And (Namc) �l%alsh Coin c.i. Luoele}'. knI'rj-cr,jI & Tetrak PC —_ (Yhcne)_ 703-68i:4fi rAddres_ 1 rien Perk 1 d l t1 PPri.nc., William Pai;.wa , Suite 3n Prince iyiliian Yir ;°.-ja 2 32 _ ------ To act as sti}' nue and ]awft:l after Frey -in -fact for and in my (our) plat e, and stead �Edth FuL ap saver and -- -- ahority 1 (we.) would have if acting personazily to file pi a n. rg arplicanons for rrW (oirj Qi�ave POw e Prope<-ty, ir:clading _ Rezoning (including protl'et-8) _ Conditional Use Perniirs X Master IDeveloprnert Plr,r. (I�reliminmry andrtat} Subdivision Site Plan co, attoraev ='n-ta.?' shell havc the authority to puffer proffered coalitions and to make ditions except as A)DO'LiS: zrrk.ndrnerts tr: l�revia�:>I} agprovcd;7rof#eted con 1his .authorizaten shai. e mI .,pire cne L•e,ar from the d.�y it is sibned, or antu y ied. it isatheru is s r scLlded or is w"ht;ss tl erect I (we', have hereto set my (our) hand and seal this '� (j' TO-WI.t: hC. in and far tL jurisdiction J�Tegoiug instrtcrrrent persr a appeared b Sere me -and has arlmo; led ed fhe same before me in _hr jtk-isaic i 1n aforesaid fhis r __ - day ofil 2005 _. A`otay Pub: v:v Co nraission Expires:-Opi- P , ;a May 19 05 01:15p 0R WINCHESTER 5*S5-0493 p.2 1 -- Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: wwiw.c®.kederic'k.v2_us Deparhnent of>plstmnlaE,& Developrment, Cauaty of Frederick,Virginia, l071+1ortb Kent Street, Wincbester, vtrgini8 22601 Phone 540-"5-5651 Fhedraile 54"5-6395 Know All Meru By Those Present: 'i hat I (We) (Name) Tirnotbv J. Dick (c/o Richard G. Dick) (Phase)540_662.1287 (Address) 1600 y4il,wcod Pike. Winchester. V. 'nil" 11602 —` the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in. the Clerlt's OtTace of the Circuit Court of the County of Frederick, Virginia, by Instrument Number 040011820 and is described as Parcels: 83A, 86, 8787A Lot: Block: A Tax Ma /Ce p c tuon: S4 Stubavision: do hereby make, constitute and appoint: (hatne)_ Patton Hairs Rust & _Associates c (Phone) .40-667-2139 J(Address) l l 7 E. Piccadilly Street. Snipe 2Cq_r;JiQc�eSTM,r. Virginia 22601 And (Name) Walsh rcolucci.. Lubeltv, Enu-ic (Phone) ',03-680-4E64 (Address) Glen Park 1, d310 prince VJilliam Park,- R Sui:r 300 Prince William Virttnia 22192 To act as my true and la tvful attorney -in -fact for and ia. my (our) name, place, and stead With fill p a=.rthority I (we) would have if acting personally to file planning applications e5�fer and for my (our) above described Property, i-tcluding X Rezoning (including proffers) Conditional Use Permits X Master Development Plan (Preliminary and Final) Subdivision _ Site Plan ivsy atrar :ey-in-fac, shall carve fiat authority to offer proffered conditions and to Re amendments to previously appro; ed proffered conditions except as follows: This aturhorzatien shall expire one year from the day it is signed, or unti Modified. l it is etherv✓ise rescinded or In '4` � I (we) have hereto set my (our) hand and seal this Qfh-,. day o , 2005 - .To -wit: - 1 signed : a Notary Public in and for the jurisdiction aroresaid, certify that the persan(s) who signed tc, the foregoing iastruMtntperson,A appeared b F re e and has aclmo�v:edged the same before me in the ' Jurisdiction aforesaid this .__day of 1� / 2005 --- -y—'� �fflc?�14M—My rmnisson E ices:CoikP 1 i i200 Mai 19 05 01:15p &R WIN--HcSiE4 54&S5 -0433 F.3 SPAMI-21 Limited Power of Attorney, County CIf Fred(:Tic ,, Virginia Freder ek, pIgIzaalIg Wei :Bata: www cire�es c.Na.ars DePar+.ament of Pignaaing ,,& I?evelop teat, �evriaa . of Freder{,: , t•'iresr m, ---- 07 NIOrth Keeat Street; WinchW.er, Vur•; i z 2260, Phone 540-"5-5651 yzmimile 5 ,1-66:5-tr395 Kno .ill ;Ter B y i hose Present: That I C W.) (Narnej )\^-ii'.-.MN( F. Dick cio_:tic.hard G. Dickl (Phone) 5 40.66�-123 the o ucr(s) of al: those tra; rs or parcels of la;ad t "Pro cauVeyad Vie; u----- Clerk's Office of the Circuit Court cf the Ccun �`� � T. sj by deed. recorded ir, the tY of Frc,'---: 4 itTir_ia, by InatrnM"nt Nornber 040Q11822 —_ and is described as Parcel- P.3A. 8587 87A Lot: 1ock: A TLX '%2apiSectior,. 64 c?o ;zereLy 1--lake, constilLte and arnnint: —_ (Namc (Address) 11.7 E. Piccadilly SLect. Suite 200. Winchester Vi • 7 — .� eini3 _26r � t And (Address) Glen. Park 1. 4110 P inc- Lxjiitiam Parl��ay. Suite MO. Prince Willia rs VIr7irfa ?? 1 q? _ ----_ —`— To ac, as MY true and iat Tul artoiney-in-fact for and in my (OUT) n�* zr, �3a e and stead with Eli Power and `--- aL•thority 1 (`i'e) R'culd 1'.aave Lf acting persC�taally to f;1-e p2a'w --` a471iC8tU3rtS IR3r ri3<> > Propert�1, including y (our} abo v e described X Rezoning (including proffers, f.'ouditional Use Pt, -nuts F Master Development Plan (preliatarn�p ti and Final) SLbdsvision Site flan attorney -in -fact s}asil have ccndi ion; except as fallex s: 1 e author y iu af3'er proffered condi7ons a ai to make at:� rd�i erres td rreviouslY zpr�v'd pr ffer�d co This autherizzationsbaa expire one yrsr >rorn the lay if is s.gMd, or it , i1 it is Otl;erAZsc rescir ded ,r modified. r r In witness thereof, l (we) have hereto set mY (oti) hard anci seal this Y dayj r _ a Nmary P-,abiic in and for the jurisdiction a:oreszid, certify Ih3T Cite person(s) ivhio signed to P t the foregoM9 i=7=1ent pers_o:. al, iy apFeascci ere me has 3ck�ow•ledged the same before n e in the ju isd coon a-oresai i his /�, �i --dzY 2005 J � rotary' PubLc----;v1Y C-mmussioo Ea:pir=s: i May 18 05 01:16p &A WINCHESTER 5*665-0493 p.4 '. Special Limited PO wer of Attorney COUaty of Frederick Virginia Frederick FIRnning Web Site. �-w.cg--frederjckvg u Department of PI$nning & Development, County of Fredelc Vir 107 North Kent Stree ��` tea° Phone 5�40-665-5651 Facsirnite ���y Lnow All Men By Those Present: Thai I (We) (Name) Thomas A. Dick (c/o�ard G. Dick) (Phone) st4`-_1287 {Address} 1600 Millwood Ptke, P� inchester,-Vir 'nia. 22602 the owners) of all those tracts of parcels of land ("1'roperiy") con�,eed to Clerk's Office of Lie- Circuit Court of the County of FT& k, Virginiaby the (us), by deed recorded in the Instrurient Number, 040011920 and is described as Farces: 83 4 f;6, 87 87A I,ot_DIock: A Tax %fzp/Section: 64 Subdivision:_ do hereby make, constitute and appoint:—�— (Name) Patton Harris Rust & Associates- PC (Phone) 540-667-2139 (Address) 117 E. Piccadilh; `thppr Q-4— inn 1— _ °.nd (Address). Gen Park 14310 Prince �riifiam Par - 1 uay. Suite 30d P ince VD111am Virginia 22191. To act as my true and lavIfW attorney -in -fact for and in my our p p az.thorry i ,we) would have if acting personally to file p1 �) natne, Iae�, and stead with full power and Property, including pplications for MY -(our) above described Rezoning (including profP'ers) Conditional Usc Perinits Master Development Plan (TrQlirninary and Final) Subdivision Site PIan My attorn except a steal: have the auinority to olter proffered conditions and to rake amendrrtents to previously approvad pra eyed c,ndi gas except as follou.s: - Th:s authorization shall expire one year from the day it is signed, er modified d until it is otherMse rescinded or In ugtness --of, I u? and and seal this -7— day of t.[% -005 signatnre(s) t 047 State of Virginia, City/County of l l � {{7 `r r aforesaid, ,.ert fy teat the person(s) s who sip. r a Nrotary Public in and for the jurisdiction Pe nl) tined to d.e foregoing instrument personally appeared b cra and has acL-10-, pled ed the same bt- 8 fore rrie in the jurisdiction aforesaid this G ;us7 day of 20G5 Hoary Pub gym% dy Commission Expires_�-� L i t � c� Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.ya.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) Gregory L. Coverstone (Phone) 540-662-3149 (Address) 334 Ifighbanks Road, Winchester, Virginia, 22602 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book 962 on Page 0390 and is described as - Parcel: 82 Lot: Block:. A Tax Map/Section: 64 Subdivision:. do hereby make, constitute and appoint: (Name)_ Patton Hams Rust & Associates, pc (Phone) 540-667-2139 dress) 117 E. Piccadilly Street, Suite 200, Winchester Virginia 22601 And (Name) Walsh, Colucci, Lubelev. Emrich, & Teroak P.C. (Phone) 703-680-4664 (Address) Glen Park I, 4310 Prince William Parkway Suite 300 Prince William Virginia 22192 To act as my true and lawful attomey-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including X Rezoning (including proffers) _ Conditional Use Permits X Master Development Plan (Preliminary and Final) _ Subdivision Site Plan My attomey-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. I, V t i (I 1: ,-32 M 0 (T 1 ICC-, , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this of 01.2005 My Commission Expires:�r Notary Public !, Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.ns Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) Constance L. Tjoumas (c/o Greeory Coverstone) (Phone) 540-662-3149 (Address) 334 Highbanks Road, Winchester, Virginia, 22602 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book 962 . on Page 0390 and is described as Parcel: 82 Lot: Block: A Tax Map/Section: 64 Subdivision: do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates, pc (Phone) 540-667-2139 el" dress) 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 And (Name) Walsh, Colucci, Lubelev, Emrich, & Teryak, PC (Phone) 703-680-4664 (Address) Glen Park I, 4310 Prince William Parkway, Suite 300, Prince William Virginia 22192 To act as my true and lawful attorney -in -fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including X Rezoning (including proffers) _ Conditional Use Permits X Master Development Plan (Preliminary and Final) _ Subdivision Site Plan My attomey-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof,3,(Te) have hereto set my Signature( and seal ,.thisE' day of2005 V of Virginia, City/ ty of _, _ t �1 "j- — To=wit:nerhavq i�pi-S 4CK I, { I, k A'(� lSC1 Y Y �G(-Y" S��►1 a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing. instrument personally appeared before me and has acknowledged the same before mein the jurisdiction aforesaid this _day ofJ 2005 My Commission Expires: rt, C ZOO-7 Notary Public • 0 E` Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.ns Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540- 665-6395 Know All Men By Those Present: That I (We) (Name) Cynthia Ann Pappas (c/o Gregory L. Coverstone) (Phone) 540-662-3149 (Address) 334 Eghbanks Road, Winchester, Virginia, 22602 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in. the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book 962 on Page 0390 and is described as Parcel: 82 Lot: Block: A Tax Map/Section: 64 Subdivision: do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates, pc (Phone) 540-667-2139 ?ddress) 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 And (Name) Walsh, Colucci, Lubelev, Emrich, & Ter -oak. P.C. (Phone) 703-680-4664 (Address) Glen Park I, 4310 Prince William Parkway, Suite 300, Prince William, Virginia 22192_ To act as my true and lawful attomey-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including X Rezoning (including proffers) _ Conditional Use Permits X Master Development Plan (Preliminary and Final) _ Subdivision Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded of modified In witness thereof, �) have hereto set ni,� (o r) hand an#eal this eXC)— day of6, 2005 Signature(s)__J e of Virginia, of W l `il o� S� ,To -wit: Gd rimow C ,e'S'�' I, �DoCkriSa a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this _day of 2005. (Lf eC� My Commission Expires: Notary Public CY► co Special. Limited Power of Attorney County of Frederick, Virginia ! Frederick Planning Web Site: w*vv.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) Ellen LLC (c/o John G. Russell III) (Phone) 540-667-4638 (Address) 407 S. Washington St Winchester Virginia 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us); by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument Number 040011820 and is described as Parcels: 83A, 86, 87, 87A Lot: Block: A Tax Map/Section: 64 Subdivision: do hereby make, constitute and appoint: nhone) 540-667-2139 (Address) 117E Piccadilly Street Suite 200 Winchester Virginia 22601 And (Name) Walsh Colucci Lubeley, Emrich & Terpak, PC (Phone) 703-680-4664 (Address) Glen Park I 4310 Prince William Parkway Suite 300 Prince William Virginia 22192 To act as my true and lawful attomey-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including X Rezoning (including proffers) _ Conditional Use Permits X Master Development Plan (Preliminary and Final) _ Subdivision Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) band and seal this ZL day of it ►cry , 2005 Mate of Vii9ima City/CountyCity/County ofw L+Q�: To-wit:,JQh a G7+ K,#sse/1I I, cnart w-A Y i 1OC6 S or a Notary Public in and for the jurisdiction aforesaid, certify that the persons) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 2y� day of f� 2005 { My Commission Expires: C,� ()V 20M c Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.ns Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone.540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) MDC Three, LLC (c/o John G. Russell III) (Phone) 540-667-4638 (Address) 407 S. Washington St., Winchester, Virginia, 22601 the owners) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument Number 040011820 and is described as Parcels: 83A, 86, 87, 87A Lot: Block: A Tax Map/Section: 64 Subdivision: do hereby make, constitute and appoint: Tame) Patton Harris Rust & Associates, pc (Phone) 540-667-2139 (Address) .117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 And (Name) Walsh, Colucci, Lubelev, Emrich, & Terpak, PC (Phone) 703-680-4664 (Address) Glen Park I 4310 Prince William Parkway, Suite 300, Prince William Virginia 22192 To act as my true and lawful attorney -in -fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including X Rezoning (including proffers) _ Conditional Use Permits X Master Development Plan (Preliminary and Final) _ Subdivision Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this i day ofmw , 2005 ,F? griature(s 3 m to of Vii City/County of I, may-l-�)a Nlor - S cr-1 .a Notary Public in and for the jurisdiction aforesaid; certify that the person(s) who signed to the foregoing instrument perso ally appeared b ore e and has acknowledged the same before mein the jurisdiction aforesaid this °,s 4i day of 2005 `�/ Y V L1 a! t t A/ J ( J i l.f% T ii� ('nmminoinn Fvrirao• Y--f'1 lr1 � � I Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) Susan Sanders LLC (c/o John G. Russell III) (Phone) 540-667-4638 (Address) 407 S. Washington St Winchester Virginia, 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed tome (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument Number 040011820 and is described as Parcels: 83A, 86, 87, 87A Lot: Block: A Tax Map/Section: 64 Subdivision: do hereby make, constitute and appoint: me) Patton Harris Rust &Associates pc (Phone) 540-667-2139 (Address) 117E Piccadilly Street 'Suite 200 Winchester Vireiria 22601 And (Name) Walsh Colucci Lubeley Emrich & Terpak. PC (Phone) 703-680-4664 (Address) Glen Park I 4310 Prince William Parkway Suite 300 Prince William Virginia 22192 To act as my true and lawful attorney -in -fact for and in my (our) name, place, and stead with fall power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including X Rezoning (including proffers) _ Conditional Use Permits X Master Development PIan (Preliminary and Final) _ Subdivision - Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. r , In witness thereof, I (we) have hereto set my (our) hand and seal this ` �`"[ day ofMay, 2005 �'' ^nature(s zfate of Vb City/County of k l(1 5 ,To -wit: AGh r) G7• L6� a1 I. fYIon WA. j pr'r'4 SQL a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared b f re me and has acknowledged the same before me in the jurisdiction aforesaid this 2y da�y/�of � 2005 /iris fMr'f-,. f. / n i`,, •. 0 Limited Power of Attorney S no; P Y County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.ns Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-6654395 Know All Men By Those Present: That I (We) (Name) LCR LLC (c/o Linda C. Russell) (Phone) 540-667-4638 (Address) 407 S. Washington St., Winchester Virginia, 22601 the owner(s) of all those tracts or parcels of laud.("Property") conveyed to me (us), by deed -recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument Number 040011820 and is described as Parcels: 83A, 86, 87, 87A Lot: Block: A Tax Map/Section: 64 Subdivision: do hereby make, constitute and appoint: ) 540-667-2139 -(Address) 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 And (Name) Walsh Colucci Lubeley Emrich, & Terpak, PC (Phone) 703-680-4664 (Address) Glen Park I 4310 Prince William Parkway Suite 300 Prince William, Virginia 22192 To act as my true and lawful attorney -in -fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including X . Rezoning (including proffers) _ Conditional Use Permits X Master Development PIan (Preliminary and Final) _ Subdivision Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. V U-fin In witness thereof, I (we) have hereto set my (our) hand seal this '--1 day offbCtLl , 2005 gate of Virginia, City/County of t1O 1 V1 449 To -wit: LnQb G• !' C156C i I Cnarj, Sa , loc �('�`S 'C r� a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared b f re me and has acknowledged the same before me in the jurisdiction aforesaid this 'Z�day of M, 2005 1-Y7IJ-)O � Cr%T Tniceinn RvnirPc• JF.i-O 1 I t f l .2 .l j J Special Limited Power of Attorney noCounty of Frederick,. Virginia Frederick Planning Web Site: www.co.frederick.ya.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) JGR Three, LLC (c/o John G. Russell III) (Phone) 540-662-1287 (Address) 1600 Millwood Pike, Winchester, Virginia, 22602 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument Number 040011820 and is described as Parcels: 83A, 86, 87, 87A Lot: Block: A Tax Map/Section: 64 Subdivision: do hereby make, constitute and appoint: )ame)_ Patton Hams Rust & Associates, pc (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 And (Name) Walsh, Colucci, Lubeley, Emrich, & Terpak, PC (Phone) 703-680-4664 (Address) Glen Park I, 4310 Prince William Parkway, Suite 300, Prince William, Virginia 22192 To act as my true and lawful attorney -in -fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including X Rezoning (including proffers) _ Conditional Use Permits 'X Master Development Plan (Preliminary and Final) _ Subdivision Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one .year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I/�(we) have hereto set my (our) hand and seal this Z9 day of� 2005 / 1 4 1, / 1 n_ ature(. State of 'A' inia, City/�Couynty of ti/l_/ t F ,ck S-' To -wit: A G h n 6. I, Q�1�Gt 1 ' la l SGY 1 a Notary Public in and for the jurisdiction -� aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this ` day of r 2005 0 M RV(11� COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 April 13, 2007 Mark Jerussi, PE Patton, Harris, Rust, and Associates 208 Church Street, S.E. Leesburg, VA 20175-3006 RE: Governor's Hill Phase I Road Plan Dear Mr. Jerussi: This letter is in response to your submitted road plan for Phase I of the Governor's Hill development. Upon review of the Phase I road plan submitted for Governor's Hill, I do not find it to be in conformance with the approved master plan. The master plan depicts one significant intersection, and the submitted road plan depicts four full intersections. In addition, the four intersections depicted are an average spacing of approximately 550-600 feet. It would appear that at least two of these full median breaks are unnecessary for adequate resident access. When the ultimate function of this roadway is taken into consideration, the presented plan can only reduce the capacity and planned function of the roadway without significant additional benefit to the adjoining residential development. I would also note the lack of a road plan for the area labeled `commercial' and would recommend that the full development be depicted in the road plan to allow proper consideration of the full corridor as opposed to a piecemeal approach. I recognize that there may be a desire to maintain flexibility for the planning on that portion of the parcel, but feel that the layout and appropriate access planning of the full corridor would not unduly limit that flexibility. In addition, I would note the lack of pedestrian accommodations at intersections in the plan. The ADA ramps that are included are insufficient for a proper pedestrian crossing configuration as outlined in VDOT's Guidelines for the Installation of Marked Crosswalks. Put simply, each corner of each intersection should have two ADA ramps; one for each roadway fronting the corner. Median sections should be designed to allow for pedestrian refuge areas in the crossing of the major collector labeled Coverstone Drive. For reference, we are including a copy of VDOT's Guidelines for the Installation of Marked Crosswalks which VDOT has developed to aid in implementing their Policy for Integrating Bicycle and Pedestrian Accommodations. Please call me at (540) 665-5651, if you have any questions or to discuss this proposed project. Sincerely, John A. Bishop, A P Transportation Planner cc: Lloyd Ingram, VDOT Scott Alexander, VDOT Patrick Sowers, PHR&A Enclosure JAB/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Norfolk UIsof CORPS OF ENGINEERS FIELD APPROVED JDRMDICTIONAL DETERMINATION Date: January 25, 2006 Applicant: Miller and Smith Project Name: Carpers Valley parcels Project Number: 05-BO 120 Agent: Wetland Alternatives Project Location: Frederick County This serves as a field approved jurisdictional determination that waters of the United States (including wetlands) are present on this property. Our basis for this determination is the application of the Corps' 1987 Wetland Delineation Manual and the positive indicators of wetland hydrology, hydric soils, and hydrophytic vegetation. The wetland is a waters of the United States and is part of a tributary system to interstate waters (33 CFR 328.3(a)). These waters meet the Corps' definition of waters of the United States and are part of a tributary system to interstate waters (33 CFR 328.3(a)) and have an ordinary high water mark (or high tide line). _x_ We agree with the wetland delineation as flagged and as described in the letter, report and plans dated December 5, 2005. We agree with the wetland delineation as flagged with the following modifications (a revised map is required): There are jurisdictional waters or wetlands on your property, which are contiguous with . We recommend that you have a wetland delineation performed. There are no jurisdictional waters or wetlands on the subject property. All waters/wetlands on the property are isolated and will not require a Department of the Army permit. However, a permit may be required from the Virginia Department of Environmental Quality. Any discharge of dredged and/or fill material associated with mechanical land clearing, stumping or grading (such as with an excavator, bulldozer, or root rake), or any filling in jurisdictional areas will require a Department of the Arm), permit prior to such work occurring. An administrative appeals form is enclosed. This jurisdictional determination is valid for a period of five years from the date of this letter, unless new information warrants revision of the delineation before the expiration date. If you have any questions, please contact the project manager listed below. A condition of this jurisdictional determination is that you maintain the locations of the wetland delineation flags as they are now situated on the site. Once a plan of development is formulated it would be in your best interest to have the actual wetland boundary located by survey and superimposed on any fixture proposed plan to determine whether jurisdictional wetland would be impacted by the proposed development, and to determine whether a Department of the Army permit would be required. 00, 703-221-6967 Ronald H. Stouffer, Jr. Telephone number Corps of Engineers Project Manager •. 0 Question 4 Governors Hill Project Frederick County, Virginia Corps Jurisdictional Determination Wetland Delineation Map FEMA Map Wetland Delineation Report Jurisdictional Determination On December 29, 2005, the US Army Corps of Engineers conducted a site visit to verify the flagged wetland and stream boundaries and to make a jurisdictional determination on these flagged areas. The Corps concurred with the field delineation and the confirmation letter will be forwarded as soon as it is received. During the site visit, the Corps reviewed the fill area associated with the un-named intermittent stream channel east of the golf course parcel. Based on a review of existing information, the Corps indicated that the activity satisfied the requirements of Nationwide Permit #26 (see attached letter). i • DEPARTMENT OF THE ARMY NORFOLK DISTRICT, CORPS OF ENGINEERS FORT NORFOLK, 803 FRONT STREET NORFOLK, VIRGINIA 23510-1096 REPLY TO ATTENTION OF: April 3, 2006 CENAO-TS-G Northern Virginia Regulatory Section 05-BO120 Mr. John Magistro Wetland Alternatives 39518 Rickard Road Lovettsville, VA 20180 Dear Mr. Magistro: This letter is in reference to your request for verification that fill material placed in jurisdictional areas east of the Carpers Valley Golf Course satisfied the requirements of Nationwide permit 26. Based on our review of the information provided, it appears that the work qualified for the subject nationwide permit. Should you have any questions, please contact Mr. Ron Stouffer at 703-221-6967. Sincerely, LBruce F. Williams Chief, Northern Virginia Regulatory Section Mww —�� i w Source: Frederick County FIRM Map Community Panel # 510063 0115 B Page 115 of 200 Not To Scale Governors Hill Project V�,':WAI TLAND Frederick County, VA TERNATIVES April 2006 39518 Rickard Road Lovettsville. VA 20180 County FEMA Map e JURISDICTIONAL DETERMINATION REQUEST CARPERS VALLEY WINCHESTER, VIRGINIA APPLICANT MILLER & SMITH 8401 GREENSBORO DRIVE SUITE 300 MCLEAN, VA 22101 SUBMITTAL TO THE U.S. ARMY CORPS OF ENGINEERS NOVEMBER 2005 Project Site Information Sheet Carpers Valley General Information • Project / Site Name: Carpers Valley • Applicant / Owner: Miller & Smith 8401 Greensboro Drive Suite 300 Mclean VA, 22101 Attn: John Conrad • Authorized Agent: Virginia Waters and Wetlands, Inc. P.O. Box 819 Nokesville, VA (703) 330-9992 Attn: Zachary De Graff Project Location (see attached Project Location Map) • Locality: • USGS Quad. Map: • Approximate Latitude: • Approximate Longitude: • Approximate Elevation: Winchester, VA Frederick County, VA Winchester Quad 3909.02'N 78°8.52'W 700 ft. Location Description: The attached project location (Figure 1), and USGS Topographic Quadrangle Map (Figure 2) illustrate the site in its most recent condition. The site is located in Winchester, Frederick County, VA. The site is bound by Rt. 50 to the north, Winchester Regional Airport to the south, a U.S. Army Corps of Engineers Facility to the west, and commercial property to the east. Current Site Conditions: The site consists of primarily of a golf course, and abandoned farmland with associated headwaters and intermittent, and perennial channels. Native trees and shrubs growing along the stream corridors White oak (Quercus alba), pin oak (Quercus palustris), swamp oak (Quercus bicolor), hickories (Carya spp.), etc. Native wetland herbaceous species on the site include soft rush (Juncus effusus), umbrella sedge (Cyperus strigosus), devils beggars tick (Bidens frondosa), etc. Potentially Jurisdictional Waters of the U.S.: There are two perennial streams on the proposed project site. One perennial stream is located at the north of the property flowing out of the pond in the northwest corner, traveling parallel to rte. 50, and crossing the road. The other perennial stream bisects the property flowing from the south to the north. Each perennial channel has associated intermittent channels. Additionally, there are two intermittent channels located in the eastern portion of the site. The intermittent channel on the eastern most border of the site is has been damed to form a pond. Streams on site have associated wetlands in low lying areas. Carpers Valley Golf Course has a total of 6 ponds. The large pond adjacent to the Hockman property has an associated channel with a small pocket of PFO wetlands. The western edge of the golf course has two small areas with intermittent streams and associated wetland areas. Please refer to the field map for locations of stream, ponds, and wetlands on site. Threatened and Endangered Species Search: A threatened and endangered species (T&E) database search was conducted for the site on 11/12/05. There were no T&E species found to occur within the project area. Please see attached ME information. Project Description: The 272+ acre is a potential subdivide. ' dour v 'v � ; v �. I +� A y d � L �+ Q�,r�� too Or - r _ 0o 4r fifJ� 0 2005 MapQuest,cnni, Inc. Carpers Valley Parcels Frederick County, VA November 2005 Goam j.. °_-� Oaon Gteehwa�d�Rele hJ hoy Or WETLAND '„ ALTERNATIVES 39518 Rickard Road Lovettsville, VA 20180 9 f 02005 NAVTEQ Figure 1 Site Location Map 4 < A r Y & _j, X L A 7 s Center Coordinates: Latitude: 39' 081 5611 North; Longitude: 78' 08' 20" West. Source: USGS 7.5' Winchester, VA Topo Quad Map Scale: 1 inch = 2000 feet Carpers; Valley Parcels Frederick County, VA November 2005 1�1.WETLAND =-4 ALTERNATIVES % 39518 Rickard Road Lovettsville, VA 20180 Figure 2 Topographic Map General Information Project/Site: Applicant/Owner: Field Investigator: Data Point Number: Data Point Location: Remarks: Wetland Determination Wetland Parameters WETLAND DATA SHEET Carpers Valley Date: 1111105 Miller & Smith County: Frederick Z. De Graff State: VA Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No See attached map Hydrophytic Vegetation Present? Yes _ No X Hydric Soils Present? Yes _ No X Wetland Hydrology Present? Yes— No X Supporting data for each of these wetland parameters is provided on the following page. • • WETLAND DATA SHEET Date: 1111105 Project: Carpers Valley Data Point: Vegetation 33%of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Robinia pseudoacacia Tree/Shrub FACU Rosa multijlora Vine FACU Lonicera japonica Vine FAC- Bidens frondosa Herb FACW Aster ericoides Herb FACU Toxicendron radicans Vine FAC Soils Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 101, A 10YR54/4 7YR 5/8 30% Hydric Soil Indicators: Listed on National Hydric Soils list Listed on Local Hydric Soils List Gleyed or Low-Chroma Colors Concretions Sulfidic Odor Reducing Conditions Loamy Aquic Moisture Regime Histosol Histic Epipedon High Organic Content in Surface Layer of Sandy Soil Organic Streaking Other (See Remarks) Remarks: HYDRIC SOILS ARE NOT PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _(in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS NOT PRESENT WETLAND DATA SHEET General Information Project/Site: Catpers Valley_ Date: 1111105 Applicant/Owner: Miller & Smith County, Frederick Field Investigator: Z. De Graff State: VA Data Point Number: F1 Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No Data Point Location: See attached map. Remarks: Wetland Determination Wetland Parameters Hydrophytic Vegetation Present? Yes X No Hydric Soils Present? Yes X No Wetland Hydrology Present? Yes X No Supporting data for each of these wetland parameters is provided on the following page. • • WETLAND DATA SHEET Date: 1111105 Project: Carpers Valley Data Point: Vegetation 60% of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Bidens frondosa Herb FACW Juncus effuses Herb FACW+ Robinia pseudoacacia Tree FACU Fraxinus pennsylvanica Shrub FACW Aster ericoides Herb FACU Soils Mapped soil type: Profile Description Depth (inches) Horizon 101, B Hydric Soil Indicators: Matrix Color Mottle color (Munsell Moist) (Munsell Moist' 10YR7/ 1 10YR5/8 Mottle Abundance Texture 30% Loamy Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells x Water Marks Other Drift Lines No Recorded Data Reviewed x Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _010 Oxidized Root Channels Depth to free water in Pit: (in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS PRESENT • • General Information WETLAND DATA SHEET Project/Site: Careers Valley Date: 1111105 Applicant/Owner: Miller & Smith County: Frederick Field Investigator: Z. De Graff State: VA Data Point Number: Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No Data Point Location: See attached map. Remarks: Wetland Determination Wetland Parameters Hydrophytic Vegetation Present? Yes X No Hydric Soils Present? Yes X No, Wetland Hydrology Present? Yes X No, Supporting data for each of these wetland parameters is provided on the following page. C WETLAND DATA SHEET Date: 1111105 Project: Carpers Valley Data Point: Vegetation 100% of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Bidens frondosa Herb FACW Juncus effuses Herb FACW+ Lycopus virginicus Herb OBL Soils Mapped soil type: Rowland silt loam Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 9" B 10YR 4/2 10YR5/6 30% Loamy Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits x Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _(in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS PRESENT • • General Information WETLAND DATA SHEET Project/Site: Careers Valley Date: 1111105 Applicant/Owner: Miller & Smith County Frederick Field Investigator: Z. De Graff State: VA Data Point Number: A Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No Data Point Location: See attached map. Remarks: Wetland Determination Wetland Parameters Hydrophytic Vegetation Present? Yes X No Hydric Soils Present? Yes _ No X Wetland Hydrology Present? Yes— No X Supporting data for each of these wetland parameters is provided on the following page. • WETLAND DATA SHEET Date: 8/24/05 Project: Little River Farms Data Point: Vegetation 50% of dominant species are FAC. or wetter Dominant Vegetation Present: Plant species Stratum Indicator Bidensfrondosa Herb FACW Solanum carolinense Tree n/a Aster ericoides Herb FACti Soils Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munseli Moist) 101, B IOYR 6/3 10YR 5/8 30% Loamy Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE NOT PRESENT Hydrology 111111111111111111 ---- Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _(in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS NOT PRESENT 11 WETLAND DATA SHEET General Information Project/Site: Careers Valley Date: 1111105 Applicant/Owner: Miller & Smith County: Frederick Field Investigator: Z. De Graff State: VA Data Point Number: A Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No Data Point Location: See Location Map. Remarks: Wetland Determination Wetland Parameters Hydrophytic Vegetation Present? Yes X No Hydric Soils Present? Yes X No Wetland Hydrology Present? Yes X No Supporting data for each of these wetland parameters is provided on the following page. 0 • WETLAND DATA SHEET Date: 1111105 Project: Carpers Valley Data Point: Vegetation 100% of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Bidens frondosa Herb FACW Cyperus strigosus Herb FACW Soils 11111111111101111 Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 101, B 7.5YR 4/2 10YR 5/8 30% Silty Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs x Inundated Stream, Lake or Tide Gauges x Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits x Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: 0.25 (in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS PRESENT • General Information Project/Site: Applicant/Owner: Field Investigator: Data Point Number: Data Point Location: Remarks: Wetland Determination Wetland Parameters WETLAND DATA SHEET Careers Valley_ Date: 1111105 Miller & Smith County: Frederick Z. De Graff State: VA ® Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No See Location Map Hydrophytic Vegetation Present? Yes _NoX Hydric Soils Present? Yes _ No X Wetland Hydrology Present? Yes— No X Supporting data for each of these wetland parameters is provided on the following page. • WETLAND DATA SHEET Date: 1111105 Project: Carpers Valley Data Point: Vegetation 0% of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Andropogon virginicus Herb FACU Soils Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 101, A 10YR 4/3 10YR 5/8 20% Loamy Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE NOT PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _(in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS NOT PRESENT • General Information Project/Site: Applicant/Owner: Field Investigator: Data Point Number: Data Point Location: Remarks: Wetland Determination WETLAND DATA SHEET Careers Valley Date: 11/4/05 Miller & Smith County: Frederick Z. De Graff State: VA F1 Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No See Location Map Wetland Parameters Hydrophytic Vegetation Present? Yes X No _ Hydric Soils Present? Yes X No Wetland Hydrology Present? Yes X No Supporting data for each of these wetland parameters is provided on the following page. • • WETLAND DATA SHEET Date: 11/4/05 Project: Carpers Valley Data Point: Vegetation 83%of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Salix nigra Tree/Shrub FACW+ Quercus alba Tree/Shrub FACU- Scirpus cyperinus Herb FACW Juncus effuses Herb FACW+ Bidens frondosa Herb FACW Spirodela spp. Herb OBL Soils Mapped soil type: Profile Description Depth (inches) Horizon 101, B Hydric Soil Indicators: Matrix Color (Munsell Moist) 10YR 4/2 Listed on National Hydric Soils List Listed on Local Hydric Soils List X Gleyed or Low-Chroma Colors Concretions Sulfidic Odor Reducing Conditions Mottle color Mottle Abundance Texture (Munsell Moist) 10YR 4/4 10% Loamy Aquic Moisture Regime Histosol Histic Epipedon High Organic Content in Surface Layer of Sandy Soil Organic Streaking Other (See Remarks) Remarks: HYDRIC SOILS ARE PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs x Inundated Stream, Lake or Tide Gauges x Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _010 Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in-) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS PRESENT 1 WETLAND DATA SHEET General Information Project/Site: Careers Valley Date: 11/4/05 Applicant/Owner: Miller & Smith County: Frederick Field Investigator: Z. De Graff State: VA Data Point Number: A Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No Data Point Location: See Location Map. Remarks: Wetland Determination Wetland Parameters Hydrophytic Vegetation Present? Yes _NoX Hydric Soils Present? Yes _ No X Wetland Hydrology Present? Yes _ No X Supporting data for each of these wetland parameters is provided on the following page. • C� WETLAND DATA SHEET Date: 11/4/05 Project: Carpers Valley Data Point: Vegetation 0%of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Quercus alba Tree/Shrub FACU Robinia pseudoacacia Tree FACU Rosa multiflora Vine FACU Solidago canadensis Herb FACU Aster ericoides Herb FACU Centaurea maculosa Herb N/A Soils Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 101, A IOYR 3/4 Sandy Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE NOT PRESENT Hydrology W Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators; (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _(in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS NOT PRESENT • • General Information Project/Site: Applicant/Owner: Field Investigator: Data Point Number Data Point Location: Remarks: Wetland Determination Wetland Parameters WETLAND DATA SHEET Careers Valley Date: 11/4/05 Miller & Smith County Frederick Z. De Graff State: VA A Do Normal Circumstances exist on the site?: No Is the site significantly disturbed?: Yes (Atypical Situation) Is the area a potential problem area?: Yes See Location Map Hydrophytic Vegetation Present? Yes X No _ Hydric Soils Present? Yes X No Wetland Hydrology Present? Yes X No _ Supporting data for each of these wetland parameters is provided on the following page. i WETLAND DATA SHEET Date: 11/4/05 Project: Carpers Valley Data Point: Vegetation 100% of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Scirpus cyperinus Herb FACW+ Juncus effuses Herb FACW+ Rubus spp. Vine Soils Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 101, B 10YR 6/1 10YR 5/6 10% Silty Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges x Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _(in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: 6.0 (in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS PRESENT • 0 General Information Project/Site: Applicant/Owner: Field Investigator: Data Point Number: Data Point Location: Remarks: Wetland Determination Wetland Parameters WETLAND DATA SHEET Careers Valley_ Date: 11/4/05 Miller & Smith County_ Frederick Z. De Graff State: VA ED Do Normal Circumstances exist on the site?: No Is the site significantly disturbed?: Yes (Atypical Situation) Is the area a potential problem area?: Yes See Location Map. Hydrophytic Vegetation Present? Yes _ No X Hydric Soils Present? Yes— No X Wetland Hydrology Present? Yes— No X Supporting data for each of these wetland parameters is provided on the following page. • 11 WETLAND DATA SHEET Date: 11/4/05 Project: C ers Valley Data Point: Vegetation 0%of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Phytolacca americana Herb FACU+ Verbascum thapsus Herb N/A Cirsium arvense Herb FACU Soils Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 4" A 10YR 4/4 stony Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE NOT PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _(in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS NOT PRESENT • General Information WETLAND DATA SHEET Project/Site: Carpers Valley Date: 11/6/05 Applicant/Owner: Miller & Smith County: Frederick Field Investigator: Z. De Graff State: VA Data Point Number: F-W Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No Data Point Location: See Location Map. Remarks: Wetland Determination Wetland Parameters Hydrophytic Vegetation Present? Yes X No Hydric Soils Present? Yes X No Wetland Hydrology Present? Yes X No Supporting data for each of these wetland parameters is provided on the following page. • WETLAND DATA SHEET Date: 11/6/05 Project: Carpers Valley Data Point: Vegetation 83% of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Typha latifolia Herb OBL Juncus effusus Herb FACW+ Vernonia noveboracensis Herb FACW+ Lonicera japonica Vine FAC- Salix nigra Tree FACW+ Rosa multiflora Vine FACU Dispsacus sylvestris Herb NI Soils Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 5" B Gleyl5 5/5GY Silty Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs x Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: 0 (in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS PRESENT • WETLAND DATA SHEET General Information Project/Site: Careers Valley Date: 11/6/05 Applicant/Owner: Miller & Smith County: Frederick Field Investigator: Z. De Graff State: VA Data Point Number: EM Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No Data Point Location: See Location Map. Remarks: Wetland Determination Wetland Parameters Hydrophytic Vegetation Present? Yes— No X Hydric Soils Present? Yes _ No X Wetland Hydrology Present? Yes _ No X Supporting data for each of these wetland parameters is provided on the following page. u WETLAND DATA SHEET Date: 11/6/05 Project: Carpers Valley Data Point: EIN Vegetation NNOMMMMM. 0% of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Lonicerajaponica Vine FAC- Hieracium pratense Herb N/A Dispsacus sylvestris Herb NI Soils Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 101, A 10YR 5/6 Gravely Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE NOT PRESENT Hydrology HINEW Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _010 Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS NOT PRESENT General Information Project/Site: Applicant/Owner: Field Investigator: Data Point Number: Data Point Location: Remarks: Wetland Determination Wetland Parameters WETLAND DATA SHEET Careers Valley Date: 11/8/05 Miller & Smith County_ : Frederick Z. De Graff State: VA ED Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No See Location Map. Hydrophytic Vegetation Present? Yes X No _ Hydric Soils Present? Yes X No Wetland Hydrology Present? Yes X No _ Supporting data for each of these wetland parameters is provided on the following page. • WETLAND DATA SHEET Date: 11/8/05 Project: Carpers Valley Data Point: Vegetation 110111111111111111111 67% of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Impatiens capensis Herb FACW Lonicera japonica Vine FAC- Quercuspalustris Tree FACW Sphagnum spp. Herb NA Soils Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 3" B Gleyl 10/3Y Loamy Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE PRESENT Hydrology ME Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs x Inundated Stream, Lake or Tide Gauges x Saturated in Upper 12 inches Ground Water Monitoring Wells x Water Marks Other Drift Lines No Recorded Data Reviewed x Sediment Deposits x Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: 0.5 (in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS PRESENT General Information Project/Site: Applicant/Owner: Field Investigator: Data Point Number: Data Point Location: Remarks: Wetland Determination Wetland Parameters WETLAND DATA SHEET Careers Valley Date: 11/8/05 Miller & Smith County: Frederick Z. De Graff State: VA ED Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No See Location Map. Hydrophytic Vegetation Present? Yes _ No X Hydric Soils Present? Yes _ No X Wetland Hydrology Present? Yes— No X Supporting data for each of these wetland parameters is provided on the following page. 0 WETLAND DATA SHEET Date: 11/8/05 Project: Carpers Valley Data Point: Fu Vegetation 0% of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Quercus rubra Tree FACU- Lonicera japonica Vine FAC- Toxicendron radicans Vine FACW Carya alba Tree FACU Soils Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 101, A IOYR 4/3 Loamy Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE NOT PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _(in.) Oxidized Root Channels Depth to free water in Pit: _On.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS NOT PRESENT 0 • WETLAND DATA SHEET General Information Project/Site: Careers Valley Date: 11/8/05 Applicant/Owner: Miller & Smith County: Frederick Field Investigator: Z. De Graff State: VA Data Point Number: Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No Data Point Location: See Location Map. Remarks: Wetland Determination Wetland Parameters Hydrophytic Vegetation Present? Yes X No Hydric Soils Present? Yes X No Wetland Hydrology Present? Yes X No Supporting data for each of these wetland parameters is provided on the following page. :7 WETLAND DATA SHEET Date: 11/8/05 Project: Carpers. Valley Data Point: Vegetation 71%of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Vernonia noveboracensis Herb FACW+ Typha latifolia Herb OBL Lonicera japonica Vine FAC- Rosa multiflora Vine FACU Impatiens capensis Herb FACW Quercus bicolor Tree FACW+ Lemna spp. Herb OBL Soils 0111111111 Mapped soil type: Profile Description Depth (inches) Horizon 5" B Hydric Soil Indicators: Matrix Color Mottle color (Munsell Moist) (Munsell Moist 10YR 5/2 10YR 5/6 Mottle Abundance Texture 10% Loamy Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs x Inundated Stream, Lake or Tide Gauges x Saturated in Upper 12 inches Ground Water Monitoring Wells x Water Marks Other x Drift Lines No Recorded Data Reviewed x Sediment Deposits x Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: 1.0 (in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS PRESENT • L1 General Information WETLAND DATA SHEET Project/Site: Carpers Valley Date: 11/8/05 Applicant/Owner: Miller & Smith County: Frederick Field Investigator: Z. De Graff State: VA Data Point Number: ON Do Normal Circumstances exist on the site?: Yes Is the site significantly disturbed?: No (Atypical Situation) Is the area a potential problem area?: No Data Point Location: See Location Map. Remarks: Wetland Determination Wetland Parameters Hydrophytic Vegetation Present? Yes _ No X Hydric Soils Present? Yes _ No X Wetland Hydrology Present? Yes— No X Supporting data for each of these wetland parameters is provided on the following page. • • WETLAND DATA SHEET Date: 11/8/05 Project: Carpers Valley Data Point: Vegetation 20% of dominant species are FAC or wetter Dominant Vegetation Present: Plant species Stratum Indicator Quercus rubra Tree FACU- Lonicera japonica Vine FAC- Quercus alba Tree FACU- Lonicera tatarica Shrub FACU Quercus bicolor Tree FACW+ Soils ffilleffiffilooffm Mapped soil type: Profile Description Depth (inches) Horizon Matrix Color Mottle color Mottle Abundance Texture (Munsell Moist) (Munsell Moist) 101, A 10YR 6/8 Sandy Hydric Soil Indicators: Listed on National Hydric Soils List Aquic Moisture Regime Listed on Local Hydric Soils List Histosol Gleyed or Low-Chroma Colors Histic Epipedon Concretions High Organic Content in Surface Layer of Sandy Soil Sulfidic Odor Organic Streaking Reducing Conditions Other (See Remarks) Remarks: HYDRIC SOILS ARE NOT PRESENT Hydrology Recorded Data Reviewed: Wetland Hydrology Indicators: Primary Indicators: (one or more required) X Aerial Photographs Inundated Stream, Lake or Tide Gauges Saturated in Upper 12 inches Ground Water Monitoring Wells Water Marks Other Drift Lines No Recorded Data Reviewed Sediment Deposits Drainage Patterns in Wetlands Field Observations: Secondary Indicators: (2 or more required) Depth of Surface Water: _(in.) Oxidized Root Channels Depth to free water in Pit: _(in.) Water stained leaves Depth to Saturated Soil: _(in.) Local Soil Survey Data FAC-Neutral Test Other (see Remarks) Remarks: WETLAND HYDROLOGY IS NOT PRESENT INTERMITTENT STREAM CHANNELS CHARACTERISTIC OF THOSE ENCOUNTERED ON SITE PERENNIAL STREAM CHANNELS CHARACTERISTIC OF THOSE ENCOUNTERED ON SITE 0 Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. PRA117 East Piccadilly Street H Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 To: Candice Perkins Organ izationlCompany: Frederick County Planning From: Patrick Sowers Date: March 2.2007 Project Name/Subject: Governors Hill MDP Please find attached 30 copies of the revised Governors Hill MDP for the Board of Supervisors mail out. We have modified the waiver language for private street length to limit the distance to a maximum of 800 feet (from a previous maximum of 1,250). The road layout has been modified accordingly with the far western cul-de-sac extended in order to accommodate the 800 foot private street waiver. Feel free to call with any questions. w. s 10 • AMENDMENT Action: Pi.:'k NINE COMMISSION: .luly 20, 2005 - Recommended Approval BOARD OF SUPERVISORS: October 12, 2005 YJ AI'PROVL:I) DL-\11-';I) AN ORDINANCE, AMENDING THE ZONING DISTRICT MAP REZONING #1 1-05 OF iARPERS VALLEY WHEREAS, Rezoning 911-05 of Carpers Valley, was submitted to rezone 281.5 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District for residential and commercial uses. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E), across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, in the Shawnee Magisterial District, and are identified by Property Identification Numbers (PINS) 64-A-82. 64-A-83, 64- A-93A. 64-A-86. 64-A-87 and 64-A-87A WHEREAS, the Planning Cor- nnnission held a public hearing Oil this rezoning on July 20, 2005; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning oil October 12. 2005; and WHEREAS, the Frederick County Board ol'Supervisors finds the approval ofthis rezoning to be in the best interest of the public health, safety. welfare, and in conformance xvith the Comprehensive Policy Plan, NOW, THEREFORE, BE IT ORDAINED by the l rederick County Board of Stiper\ isors that Chapter 165 of the Frederick County Code,onin`u. is amended to revise the Zoning District Map to change 281.5 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District for residential and commercial uses, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. 111)1:L!::: 0-0'i 3 � • This ordinance shall be in ellect on the date of adoption. Passed this l 3th day of October, 2005 by the i7>llowing recorded vote: Richard C . Shickle, Chairman Aye Barbara E. Van Osten Aye Gina A, Forrester Nay Crary Dove Aye Lynda J. Tyler Nay Bill M. Ewing Aye Gene Fisher Nay A COPY ATTEST John Rill,i d' .Ir. Frederick/ Administrator n �J PROFFER STATEMENT REZONING: RZ. # 11-05 : RA to R4 PROPERTY: 281.5 Acres Tax Map & Parcels 64-A-82, 83, 83A, 86, 87, and 87A (the "Property") RECORD OWNER: JGR Three, LLC; Richard G. and Donna C. Dick; Constance L. Tjoumas; Gregory L. Coverstone; Cynthia Ann Pappas; Ellen, LLC; LCR, LLC; MDC Three, LLC; Susan Sanders, LLC; Liberty Hill, LLC; Thomas A. Dick; Timothy J. Dick; Michael E. Dick APPLICANT: Miller and Smith Land, Inc.; Miller and Smith at Coverstone, LLC PROJECT NAME: Carpers Valley ORIGINAL DATE OF PROFFERS: June 24, 2005 REVISION DATE: July 6, 2005 September 7, 2005 September 28, 2005 October 4, 2005 October 12, 2005 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the `Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development Plan, Carpers Valley" prepared by Patton Harris Rust & Associates, (the "GDP") dated October 11, 2005 , sheets 1-4 of 4. 100014467.DOC/ 4 Proffers As Revised 000145 000020) I. LAND USE 1.1 The project shall be designed to establish interconnected mixed -use residential and commercial/employment Land Bays in conformance with the GDP, and as is specifically set forth in these proffers. 1.2 All development, including street landscaping, shall be accomplished in substantial conformance with the "Design and Development Standards for Carpers Valley," prepared by PHR&A attached hereto and incorporated herein by reference (the "Design and Development Standards"). 1.3 For reference purposes, the residential area identified as "Townhomes" on the GDP may contain any housing type identified as "Single Family Attached" in the "Design and Development Standards" excluding the "Stacked Flat Garage Units." The residential area identified as "Condominiums" on the GDP may contain the housing type identified in the "Design and Development Standards" as "Multi -Family." 1.4 Except as modified herein, and except to the extent any portion of the Property is owned or leased by the United States or any department or agency thereof, or by the Virginia National Guard, and is exempt by law from compliance with state and local land use ordinances and regulations, areas for commercial use on the Property shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, as set forth in the Frederick County Code Article VII, §165-67 through §165-72, as cross-referenced to Article X, § 165-82, Sections A through D inclusive, and § 165-83. All commercial development on the Property shall comply with the aforesaid regulations, as approved by Frederick County, and these Proffers. 1.5 Residential uses shall be prohibited in the area identified as Land Bay 2 on the GDP. Furthermore, with the exception of any uses related to any federal agency or department, Land Bay 2 shall be restricted to those uses permitted in the General Business (B-2) zoning district as specified in the Frederick County Code Article X, § 165-82B(l ). 1.6 Except as modified herein, areas of residential development on the Property shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, including permissible housing types set forth in the Frederick County Code Article VII, §165-67 through §165-72, as cross-referenced to Article VI, §165- 58, through §165-66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit types as set forth in the Design and Development Standards, and authorized for the R4 district, and these Proffers. 1.6.1 Residential development on the Property shall not exceed 550 dwelling units, with a rnix of housing types permitted JOW14467.DOC /4 ProllCri As Kcvised 000145 00(H)20} i in the R4 district. Multi -family units, as defined by the Design and Development Standards, shall not exceed 50% of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of the Airport runway. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R4 zoning district, the GDP as approved by the Board, and this Proffer Statement. 3. RESERVATION OF PROPERTY FOR PUBLIC USES AND DEDICATION OF PROPERTY FOR ARMORY USE 3.1 For a period of two years following Final Rezoning, the Applicant shall reserve Land Bay 2 for potential acquisition, lease, or use by the United States General Services Administration, for the location of any federal agency or department. 3.2 Unless an agreement is reached with the Winchester Regional Airport for an exchange of property mutually acceptable to the Airport and the Applicant, then for a period of eight years following Final Rezoning, the Applicant shall reserve for potential acquisition by the Airport that portion of any Land Bay designated as reserved for the Winchester Regional Airport, 3.3 In addition to the foregoing, upon written request therefor the Applicant shall dedicate approximately ten acres to the Frederick County Board of Supervisors on behalf of the Virginia National Guard for use as a National Guard Armory, in the location generally depicted on the GDP. In addition, the applicant shall build or design and bond for completion of construction not later than the completion of an Armory structure, a minimum two lane section of Coverstone Drive from Millwood Pike (US Route 50) to the entrance to the Armory Site. In the event that the site is not used for the construction of an Armory structure, the aforesaid acreage shall remain the property of Frederick County to be used at the Board's discretion. 3.4 Upon written request therefor from the County, the Applicant shall dedicate approximately nine acres to the Frederick County Board of Supervisors in the location identified on the GDP as "Frederick County Reserve Area" for the location of a Public Safety Building. If the County elects at any time to locate such Building on other property, then the aforesaid nine acres shall remain the property of Frederick County to {00014467.DOC/ 4 1'rorf'ers As Revised 000145 000020) • U be used at the Board's discretion. Access to the site shall be constructed to required paving by the Applicant not later than twelve months following receipt of the aforesaid request. 4. PHASING OF THE DEVELOPMENT 4.1 The residential portions of the Property shall be developed as follows: 4.1.1. The Applicant may obtain building permits for not more than 140 residential units in Land Bay I beginning in the twenty- fourth month following Final Rezoning. 4.1.2. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the thirty-sixth month following Final Rezoning. 4.1.3. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the forty-eighth month following Final Rezoning. 4.1.4. The Applicant may obtain building permits for not more than 130 residential units in Land Bay 1 beginning in the sixtieth month following Final Rezoning. 4.2 In anticipation of acquisition or use of properties designated for conunercial/employment use by the United States, commercial and employment uses may be constructed at any time. 4.3 Improvements including a 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools, and a dog park shall be constructed in conjunction with residential development in Land Bay I and the land therefor shall be dedicated upon completion of the improvements to the homeowners association. The location thereof shall be depicted on final subdivision plans for such residential development. These recreational amenities shall serve to meet the requirement of 1 recreation unit per 30 dwellings and shall be, at minimum, equivalent to $25,000 per recreation unit. These improvements shall be designed and bonded for completion as soon as practicable following approval of this rezoning, and shall be completed prior to the issuance of the 281 st residential building permit. 5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 5.1 All buildings on the Property shall be constructed using compatible architectural styles. The Applicant shall establish one or more Architectural Review Boards through the required Homeowner and Property Owner Associations to be created to enforce and administer a t000144h7DOC 14 Proffers As Revised 000145 000020� 4 0 • unified development plan in general conformity with the Design and Development Standards. 5.2 All signage within the Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. 6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS 6.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Department of Parks and Recreation standards that links residential and commercial areas within the development. Said trails shall be in the locations generally depicted on the GDP. To the extent that such trails are not depicted on the GDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk network. Sidewalks shall be constructed on public streets to VDOT standards, and a minimum of four -foot sidewalks shall be constructed on private streets. All combined pedestrian/bicycling trails shall be 10 feet wide, and shall have an asphalt surface. 7. FIRE & RESCUE: 7.1 The Applicant shall contribute to the Board the sum of $422 per dwelling unit for fire and rescue purposes, payable upon the issuance of the first residential building permit for each dwelling unit. 7.2 Following Final Rezoning, the master HOA to be created in accordance herewith shall contribute annually, on or before July I" of each year, the sum of $100 per constructed residential unit, and $100 per 1000 square feet of constructed commercial (not including any Iand in public use), to the fire and rescue company providing first due service to the Property. Commencing January 1, 2010, the contribution provided for herein shall increase at the rate of five dollars per residential unit or per 1,000 square feet of commercial development each calendar year. Such contribution shall be monitored and enforced by the master HOA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. 8. SCHOOLS: 8.1 The Applicant shall contribute to the Board the sum of $1,714 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each dwelling unit. 9. PARKS & OPEN SPACE: 100014467DOC- 14 Proffers As Revised 00014i 000020) W 0 • 9.1 The Applicant shall contribute to the Board the sum of $343 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each dwelling unit. 10. LIBRARIES: 10.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit for library purposes, payable upon the issuance of a building permit for each dwelling unit. 11. ADMINISTRATION BUILDING: 11.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit to be used for construction of a general governmental administration building upon issuance of a building permit for each dwelling unit. 12. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS' ASSOCIATION: 12.1 The homeowners association to be created in accordance herewith shall be created contemporaneously with the first final site or subdivision plan submitted for the Property. 12.2 The residential portion of the development shall be made subject to one or more homeowners' association(s) (hereinafter "HOA") that shall be responsible for the ownership, maintenance and repair of the community center, walking trails, swimming pools, all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such HOA herein. If there is more than one such association, the Applicant shall create a master HOA with respect to the residential development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. If only one such HOA is created, it shall be the master HOA for purposes of these proffers. 12.3 In addition to such other duties and responsibilities as may be assigned, an HOA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents 100014467DOC l4 Proffers As Rcviscd 000145 000020) 6 0 • who are members of such association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the HOA if platted within residential or other lots, or otherwise granted to the HOA by appropriate instrument. 12.4 The HOA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating such Association. In addition, upon any conveyance of a residential unit from the builder thereof to a home purchaser, or thereafter between home purchasers, there shall be a fee paid to the HOA in an amount equal to two times the then -current monthly residential dues applicable to the unit so conveyed. 12.5 Any commercial elements of the development (with the exception of any property owned or leased by the United States, the Board of Supervisors, or the Winchester Regional Airport) shall be made subject to one or more property owners' association(s) (hereinafter "POA"). Such POA(s) shall be responsible for the ownership, maintenance and repair of all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stonnwater management facilities not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such POA herein. If there is more than one such association, the Applicant shall create an umbrella POA with respect to the entire development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. I2.6 In addition to such other duties and responsibilities as may be assigned, a POA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) private streets serving the businesses and/or residents who are members of such association; (iv) common solid waste disposal and recycling programs to include dumpster and contract carrier services provided by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the POA if platted within commercial or other lots, or parcels, or otherwise granted to the POA by appropriate instrument. 13. WATER & SEWER: 00014467.DOC /4 Proffers As Revised 000145 000020) 7 13.1 The Applicant shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 14. ENVIRONMENT: 14.1 Stommwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3 for the purpose of providing the highest order of storrnwater control in existing Virginia law at the time of construction of any such facility. 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' associations, of the adjacency of the Winchester Regional Airport. 14.3 The Applicaft shall consult with the Executive Director of the Airport with respect to the granting of a reasonable avigation easement to provide further protection for Airport operations, and shall dedicate such easement, as the Airport and the Applicant shall mutually agree. The Applicant shall provide noise attenuation treatment for all residential units. 15. TRANSPORTATION: 15.1 The major roadways to be constructed on the Property shall be constructed in the locations depicted on the GDP, with reasonable adjustments permitted for final engineering. 15.1.1. The Applicant shall design and construct Coverstone Drive as a full section with raised medians on an 80' right-of-way, consistently with the TIA provided for hereinbelow. The Applicant shall submit a street tree plan for approval by the Director of Planning as part of the design of Coverstone Drive in lieu of the road efficiency buffer otherwise required by ordinance. 15.1.1.1. Coverstone Drive shall be constructed by the Applicant in phases as set forth herein: 15.1.1.1.1. Phase 1 shall consist of a four -lane section including a ten -foot trail from Millwood Pike to the Phase I line in Land Bay 1 as depicted on the GDP. Such road shall be constructed in {0(1014467.D0C / 4 Proffers As Revised 000145 0000201 i sub -phases as delineated on the final master development plan and/or subdivision plan, to provide access to development within the Land Bay, and in any event shall be completed or bonded for completion prior to the issuance of the first building permit for each sub -phase. The Applicant shall not petition for inclusion of this Phase of Coverstone into the State System of Secondary Roads until it is completed to required asphalt and open to the public as a full four -lane section to the Phase I line. Notwithstanding the foregoing, building permits may be issued for model homes and the community center prior to base paving. 15.1.1.1.2. Phase 2 shall consist of construction of a two lane section of Coverstone Drive from the Phase 1 line to Prince Frederick Drive as depicted on the GDP. This two lane segment shall be completed or bonded for completion prior to the occupancy of the first commercial building in Land Bay 2. The Phase 2 segment shall be completed or bonded for completion to a full four lane section when construction of relocated Route 522 commences or when construction thereof is necessary to service commercial development in Land Bay 2. 15.1.1.1.3. Notwithstanding any other provision of these proffers, for Phase 3, the Applicant shall design Coverstone Drive Extended as a four - lane section from Prince Frederick to Relocated Route 522 when the alignment of Relocated 522 has been determined by VDOT. In the event that the Applicant obtains right- of-way therefor from the Winchester Regional Airport prior to the initiation of design of such extension, then it shall realign' Coverstone Drive Extended as may be approved by the County and VDOT. The Applicants shall further pay to the County $1,000 per dwelling unit for the permitted residential units for future construction of Coverstone Drive Extended, or other projects in the vicinity of the Property that are not included in this rezoning.. Such funds shall be paid at the time 100014467.DOC/4 Proffers As Revised 000145 000020) (!i of building permit issuance for each of the permitted residential units. 15.1.2. The Applicants shall provide a fifty -foot right-of-way for a future interparcel connection from Coverstone Drive to the easternmost property boundary line of the Property, as shown on the GDP. Said right-of-way shall be dedicated upon written request therefor. 15.2 Notwithstanding any other provision of these proffers, if the General Services Administration locates a federal facility on the Property, the Applicant shall construct Coverstone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to occupancy of that facility. 15.3 Notwithstanding any other provisions of these proffers, the Applicant shall construct Coversone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to June 1, 2012. 15.4 The Applicant shall provide for future interconnection with Inverlee Way when that road is extended south of Millwood Pike to Coverstone Drive, upon the development of adjoining property presently owned by others. The Applicant shall provide a stub -out for a connection to the internal street network, and will grant such right-of-way as may be necessary on the Property to permit such intercorinection, subject to VDOT approval, at a point compatible with such extension of inverlee Way. 15.5 The Applicants shall upgrade the existing signal at Sulphur Springs Road from a three- to a four-way signal. All improvements within the existing southernmost right-of-way of US Route 50 at this intersection including the signal upgrade shall be completed prior to issuance of the first certificate of occupancy for the project pursuant to the approved traffic impact analysis and future construction drawings required for land use permit issuance by VDOT. 15.6 The Applicants shall pay to the County the amount of $75,000 for signalization of the intersection of Millwood Pike (US Route 50) and Victory Road (Route 728). Such funds shall be paid within six (6) months of the issuance of the first residential building permit in Land Bay 1, 15.7 The Applicants shall pay to the County the amount of $150,000 for signalization of the intersection of Costello Drive and Prince Frederick Drive. Such funds shall be paid within six (6) months of the issuance of the first commercial building permit in Land Bay 2. 15.8 The Applicants shall close the existing crossover at the Carper's Valley Golf Club entrance onto Millwood Pike, when the existing golf club use ceases operation, but shall retain that entrance as a gated right -in right out connection for emergency site access to be used only by the United States ;00014467.DOCi4 PnoffasAsRevised 000145 000020) 10 General Services Administration, for any federal agency or department. Notwithstanding the foregoing, in the event that the Applicant obtains or otherwise controls right-of-way across Millwood Pike from the current Inverlee intersection, the Applicant shall provide right -in right -out access to the Property to align with Inverlee at that location, and shall close the existing golf club entrance. 15.9 The Applicants shall use its best efforts to obtain any necessary off -site right-of-way required for the completion of any traffic improvements otherwise provided for herein at a commercially reasonable cost, but shall not be required to construct any improvements, including traffic signalization, if such right-of-way cannot be obtained by it. 15.10 All public right-of-ways shall be dedicated to Frederick County as part of the subdivision approval process, consistently with applicable Virginia law. 15.11 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT, and shall be constructed by the Applicant in accordance with the recommendations of the approved TIA for the Property. 15.12 All private streets and roads shall be constructed in accordance with the Virginia Department of Transportation standards therefor and as may be modified by the County, and shall be owned and maintained by the homeowners or property owners association served by such streets or roads. 15.13 In the event that the General Services Administration does not locate a federal facility in Land Bay 2, and other commercial users are proposed for that Land Bay that would result in cumulative project -generated trips in excess of 13,000 vehicles per day, the Applicant shall submit a revised Traffic Impact Analysis in order to determine what improvements, if any, shall then be required to accommodate the additional traffic and shall construct those improvements. 15.14 If the Airport Reserve Parcel shown on the GDP is developed a revised Traffic Impact Analysis shall be prepared and improvements proposed, if necessary to accommodate the additional traffic. 16, CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 16.1 The Applicant shall conduct or cause to be conducted a Phase I Archaeological investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall cause Phase 1I and III investigations thereof as may be demonstrated to be necessary by the Phase I study. (00014467DOC. F4 Proffers As Rcciscd 000145 000020) • 0 17. ESCALATOR CLAUSE 17.1 In the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ("Board") within 30 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 30 months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 5% per year, non -compounded. SIGNATURES APPEAR ON THE FOLLOWING PAGES 100014467.DOC 14 Proffers As Revised 000145 0000201 12 0 0 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: JGR Three, LLC FV7anaging Member The foregoing 'instrument was acknQwledged before mews day of 7 2005,by I (r7- , " :'�-j MY recommission expires 4 Notary Public C� Ellen, LLC By t Its Wanaging Member STATE OF VIRGINIA, AT LARGE FREDERIC'K COUNTY, To -wit: The foregoing instru M was acknowledged before me this c' 1 f aay of-! IV( , 2005, by My commission expires'X, Notary Public 0 0 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: LCR, LLC By. Its -Mann lng Member The foregoing instrument was ack�wvvjQdged before me thisz_� t#1 day 0 f J1, 2005, by My commission expires Notary Public z ci.—i • • STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: MDC Three, LLC By aa4tt Its tWanaging Member The foregoing instrument was acknowiedged before me this � P'day 2005, by -`�.� �� 1'l�t"�a. I i , _ ► LL My commission expires }_. = f ' c. Notary Public U Susan Sanders, LLC gy Its anaging Member STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: _ The foregoing instrument was acknowledged before me this ; -' 'day 2005, by r _' 1T_- My commission expires NotaryPublic • U STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: Liberty HiII, LLC It a ng tuber The foregoing instrument was acknowledged before me this% i'' day of i r�, r ,2005,by _ i l,rr,r; T.:. l My commission expires Notary Public ' �' 0 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: ng instrument The foregoing was acknowledged me this= ay 0i'l 2005, by My commission expires I I - . j FC.-�� - J=liC Notary PuMc 5� r STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: `�. lmOtWYT Dick �i The foregoing instrument was acknowledgcd before me thisf fj~''day of ii I n r. , 2005, by My commission expiresf NotaryPublic 0 • STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: Fchael E. Dick The foregoing instrumen t was acknov�jedp_ed before me this' day of (ILL 2005, by I *)N(- k7 . -'i-IC C- My corrumission expires k- Notary Public k j. � , J'l- -, 0.1 .1. - • • STATE OF VIRGINIA, AT LARGE FREDERICK COUNN, To -wit: r Gregory L. 9sveligne The foregoing imstrument was acknowled ed before me this2lday Of-j a , 2005, by My commission expires '` ] NotaryPublic 1 • • STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowled ed before me this Z 1�-hday ofa ►Itc > 2005, by '--1C My commission expires 0 �� , \ 3C,. '? Notary Public L� 1 i" )i7t. Z � -7C►. ? 1 ur;) 0 0 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To-vnit: ichar� G. Dick ck The foregoing instrument was ged bef acknowlq& I ore me thisZj!�-day of -w 2005,by--�\C.4X-qo L C L My commission expires Gz)� \ % izc, Notary Public BpLWalalt-irn r� u Donna C. Dick STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this A -day of a f y-t, 2005, by C, L My comrriission expires of, \ . ;-) Notary Public �- 010C ! �- 1'' ar 2 M • STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To-vvit: The foregoing iistrument was acknowledged before me this' Z% clay o t i , 2005, by cfTT M commission ex Tres Y P NotaryPublic 0 • Patton Harris Rust & Associates, pc B 4arles do , r Senior Vice President Date �� U I OW 144 6 7. D(.X' ' 4 Prof'rers As Revised 000145 000020) mm aw K 2 we ..arson ruii " `m r. m Ra" UWa ICED LAND BAY 1 U.S b. o use EMPLOwfNT/03MROAL -3u'C lcxaCR MIT v' s I]m[ RJR! µb1 u rl ^.mac r..�.o.K rr 14 \ I.«K !`ii4�E i?kC � y+ya;< �G nrK to i aauTarwOR AuwrDO' m awv M CFU 1M[ PllorOrrr M SYME n ss r s: o —0 ro secwA ro snax+s ■mro vonrue rwO an ii Br oi�irs (ru.[Msl P.OU/E 50 (wtLlW000 P!KE) ❑isr.; ecru. DBAYI ns BAY a V it s ..aK 10 AM I '^ v-r fOR POSE r-K I P:i \SE t RCAD IDems vrurc rs mRmwaw a oo M IRKWwO� YP1019MMo w =A nsasuwr m mavOsm PIWm sTAIOOR. 8ilhert w. clijftdt& associatcs CARPERS VALLEY TRANSPORTATION PLAN MASTER DEVELOPMENT PLAN nrs uK U:oos .a ew�rr .rt an arR sn 1 1■ vls `:l , '�` 3 4 gilbcri w. clifrordWaq. CARPERS VALLEY w, LAND USE PLAN WASTER DEVELOPMENT PLAN OOOl1p1 Y4 d)f 41�'C YV� YR p .aTZoF` • ,0 MASTER DEVELOPMENT PLAN #10-06 GOVENORS HILL Staff Report for the Planning Commission Prepared: February 5, 2007 Staff Contact: Candice E. Perkins, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 02/21/07 Pending Board of Supervisors: 03/14/07 Pending LOCATION: The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A PROPERTY ZONING & PRESENT USE: Zoned: R4 ((Residential Planned Community) District Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: Zoned RP (Residential Performance) Use: Single Family Residential South: Zoned RA (Rural Areas) Use: Regional Airport East: Zoned M1 (Light'Industrial) and Use: Industrial and Residential MH1 (Mobile Home Community) West: Zoned RA (Rural Areas) and Use: Regional Airport and Office B2 (Business General) PROPOSED USE: Commercial and 550 Residential Units MDP #10-06, Governors • February 5, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master development plan for this property appears to have significant measurable impact on Route 50, Millwood Pike and Route 781, Prince Frederick Drive, the VDOT facilities which would provide access to the property. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip General Manual, Seventh 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. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: The revised MDP for Governors Hill delivered to our office on June 20, 2006 has adequately addressed our review comments. Therefore, we can grant our approval of the subject document. Frederick County Sanitation Authority: 2nd review - Approved Frederick County Inspections Department: No comment required at this time, shall comment on site plans when submitted. Note: Demolition permit is required to remove any existing structures. Frederick -Winchester Service Authority: No comments. Frederick County — Winchester Health Department: Health Dept. has no objection as long as public water and sewer are provided. GIS Department: The following road names are usable in the Frederick County Road Naming and Structure Numbering System: Pendleton, Cabell, Montague, Swanson, Darden, McKinney, Tazewell, Pollard. The following road naives are NOT usable in the Frederick County Road Naming and Structure Numbering System: Gilmer, Nicholas Winchester ReLional Airport: Please see attached letter dated July 11, 2006 and signed by S. R. Manuel, Executive Director. Department of Parks and Recreation: Detailed information regarding the proposed recreational units will be needed for review during the subdivision review phase of this project. Plan appears to meet open space requirements. The monetary proffer for Parks and Recreation does not appear to be adequate to compensate for the impact the residents of this development will have on the capital needs of the Parks and Recreation Department. The pedestrian/bicycle trail appears to meet county standards; however, it would be beneficial to the residents of this development if a trail loop could be added to the rear of the residential properties, with connections to the proposed trail. MDP #10-06, Governors I1� • February 5, 2007 Page 3 Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-1 (Residential Limited). The parcels were re - mapped from R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. On October 12, 2005 the Board of Supervisors approved Rezoning #11-05 which rezoned the properties to the R4 (Residential Planned Community) Zoning District with proffers. D) Intended Use The applicant proposes the development of a mixed use project; a residential and employment center. The project would be anchored by roughly 143 acres of commercial uses. These commercial uses would be complemented by moderate to high density residential uses (550 residential units max). E) Site Suitability & Proiect Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] MDP # 10-06, Governors H� • February 5, 2007 Page 4 Land Use Compatibility: The six properties included within the Master Development Plan are all located within the boundaries of the Route 50 East Corridor Land Use Plan. The properties are located wholly within the Urban Development Area (UDA). The Route 50 East Corridor Land Use Plan envisions the area comprised by the subject parcels as developing with business/office land use. The Plan indicates that this planned land use designation is appropriate given the proximity of the area to the Winchester Regional Airport and the Interstate 81 interchange and the conduciveness of such locations to non-residential development (Comprehensive Policy Plan, p. 6-19, 6-21). The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport. With the rezoning for the site the applicant proffered a Generalized Development Plan, a copy has been included with this agenda. Proffer 15.1 from the rezoning states that the major roadways shall be constructed in locations depicted on the GDP, with reasonable adjustments permitted for final engineering. The roadways internal to the townhouse area do reflect a modification to the location as well as the number of entrances onto Coverstone Drive. The GDP from the rezoning showed two road connections onto Coverstone Drive and the MPD now depicts one central connection to Coverstone Drive. Staff Note: It is noted that the revised road layout for the townhouses internal streets does present a modification to the proffered GDP. However, as shown on the GDP, one of the street intersections would have been located on a curve and the elimination of this conflict point should be beneficial. Another modification from the proffered GDP is that a portion of the area shown on the GDP that was designated for condominiums is now shown as single family attached (SFA) which will be developed with townhouses. The proffers from the rezoning stated that the development could contain a maximum of 550 residential units and that multi- family could not exceed 50% of the total number of units. While a multi -family is still shown on the MDP, it only consists of the area east of Coverstone Drive. Staff Note: It is noted that. townhouses are a less intensive housing type than condominiums and, therefore, could be a permissible modification and does not create a planning inconsistency. The modification of the residential land bay from condominiums to townhouses would not create a conflict with adjacent uses and, therefore, could be consistent with the intent of the R4 district and the proffers from the rezoning. Environment: The subject parcels contain a variety of environmental features to include areas of flood plain, wetlands, steep slopes, and woodlands. Floodplain (Zone A) exists coincident with Sulfur Spring Run, which transverses the frontage of the site. Disturbance of the floodplain will be limited to entrance improvements. Steep slopes (areas of 25% slope or greater) exist along the frontage of the site. and adjacent to two ravines that drain the site MDP #10-06, Governors HP • February 5, 2007 Page 5 to Sulfur Spring Run. The ravine areas present on the site also contain the majority of identified woodland resources. As the location of the woodland areas generally corresponds with steep slope areas, it is reasonable to expect the preservation of substantial portions of identified woodlands to maintain natural stabilization of the protected slopes. The site also includes four identified wetland features, all of which are man-made ponds associated with the site's previous use as a golf course. Transportation: Access to the subject parcels would be a single entrance on Route 50 at Sulfur Springs Road; and an entrance onto Prince Frederick Drive (the existing crossover used to access the golf club will be closed and the entrance retained as a right/in right/out for emergency access). These two entrance points would be linked by a major collector road ("Coverstone Drive"), with a hiker/biker trail running parallel. Coverstone Drive is being designed and built as a four lane highway from Sulphur Springs Road to the edge of Phase 1 (residential); this section will be divided by a raised median. From the edge of Phase 1 to Prince Frederick Drive, Coverstone Drive will be a two lane section. This two lane section will become a four lane section upon the relocation of Route 522 or when deemed necessary to service Land Bay 2. Coverstone Drive is intended to eventually intersect with Route 522 relocated. This road extension may happen when VDOT has determined the final location for Route 522 and when the applicant obtains right-of-way from the Airport. The applicants have proffered to provide the county with $1,000 per dwelling for the extension of Coverstone Drive. Proffers: The following list is a summary of the proffered conditions associated with Rezoning #11-05 (Dated June 24, 2005 and Revised September 7, 2005, September 28, 2005, October 4, 2005 and October 12, 2005). Below is a summary of the significant proffers: (A copy of the full proffer statement has been included with the agenda) Land Use • Project shall be designed to establish interconnected mixed -use residential and commercial/employment land -bays in'conformance with the GDP. • Residential uses are prohibited in Land Bay 2 and all uses within Land Bay 2 shall be restricted to the uses permitted under the B2 (Business General) District. • Residential development shall not exceed 550 dwelling units and multi family units shall not exceed more than 50% of the total units. • No residential unit shall be closer than 2000 feet from the centerline of the Airport Runway. • Land Bay 2 shall be reserved for a period of two years for potential acquisition, lease, or use by the United States General Services Administration or for the location of any federal agency or department. • Upon written request, the applicant shall dedicate ten acres to the Frederick County Board of Supervisors on behalf of the Virginia National Guard for the use as a National Guard Armory. — already completed MDP #10-06, Governors HO February 5, 2007 Page 6 • Upon written request the applicant shall dedicate nine acres to the Frederick County Board of Supervisors for the location of a Public Safety Building. — already completed • A 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools and a dog park shall be constructed with the residential development. Improvements must be completed prior to the issuance of the 281" residential building permit. Monetary Contribution • $442 per dwelling for Fire and Rescue purposes • $100 per residential unit and $100 per 1,000 square foot of constructed commercial to Fire and Rescue Company. • $1,714 per dwelling unit for Frederick County Schools • $343 per dwelling for Parks and Recreation • $79 per dwelling unit for Library purposes • $79 per dwelling unit for the construction of a general government administration building Environment • Stormwater management and Best Management Practices (BMP) shall be provided for the site. • Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' association, of the adjacency of the Winchester Regional Airport. • Noise attenuation treatment shall be provided for all residential, units and the applicant will consult with the Airport with respect to the granting of aviation easements. Transportation • Applicant shall design and construct Coverstone Drive as a full section with raised medians and an 80 foot right-of-way. Coverstone will be constructed in phases as dictated in. the proffers. • Future interconnection with Inverlee Way shall be provided. • Signal at Sulphur Springs Road will be upgraded to a four way signal. • Applicants will pay $75,000 to the County for the signalization of the intersection of Millwood Pike and Victory Road. • Applicants shall pay $150,000 to the County for the signalization of the intersection of Costello Drive and Prince Frederick Drive. • The existing crossover at the Carper's Valley Golf Club entrance onto Millwood Pike shall be closed and the entrance shall be retained as a right-in/right-out connection for emergency site access. STAFF CONCLUSIONS FOR THE 02/21/07 PLANNING COMMISSION MEETING: The preliminary master development plan for Governors Hill depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns. It is noted that approval of this MPD will enable the. area shown on the GDP as condominiums to be developed with townhouses MDP #10-06, Governors A February 5, 2007 Page 7 as well as the modification of the road network. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. Patton Harris Rust & A*ciates Engineers. Surveyors. Planners. Landscape Architects. P R 117 East Piccadilly Street Winchester, VA 22601 H T 540.667.2139 F 540.665.0493 r♦ Transmittal To: Diane Organization/Company: Frederick County Planning Address: Telephone Number: Date: February 9, 2007 From: Patrick Sowers Project Name/Subject: Governors Hill Via: Internal Project File #: Quantity File # Date Description Transmitted ® Herewith 10 Sets Plans ❑ Under separate cover Material ❑ Originals ® Photocopies ❑ Diskette ❑ Shop Drawings ❑ Mylar ❑ Ozalid Prints ❑ Invoice ❑ Sepia Purpose ® Your Use ❑ Your Files Notes: ❑ Approval ❑ Please Return: Corrected Prints ❑ Please Submit: Ii! F E B 9 2007 Revised Prints Received by: I �__.._._........ _ .... _.._. __...._� Date: Page 1 of 1 Eric Lawrence From: Eric Lawrence [elawrenc@co.frederick.va.us] Sent: Tuesday, January 30, 2007 11:32 AM To: John T. Conrad (E-mail); Patrick R. Sowers Cc: 'John R. Riley' Subject: Governor's Hill MDP Mr. Conrad - In reviewing the recent submission of the Governor's Hill MDP, staff has identified a conflict regarding the change in housing types (from multifamily to single-family attached) for the units located along the west side of Coverstone Drive at Route 50. This housing type change does not conform to the approved proffer GDP. I believe Candice (from Planning Department) may have also advised PHR&A of concern. Recognizing our joint effort to get Coverstone Drive under construction ASAP, I would suggest the following course of action for your consideration: Revise the submitted MDP to correct the housing type label to reflect multi -family (aka condominiums), and proceed through the PC and Board reviews. If this revision is provided to Planning ASAP, we could include the revised MDP on the Planning Commission's February 21st agenda. Present to the Board at their March 14th meeting. And then by mid March, be prepared to issue full Land Disturbance to enable road and utility construction Then, you could seek a revised GDP/MDP should you continue to be interested in that housing change. Please advise if this course of action works. -Eric Eric R. Lawrence, AICP Director, Department of Planning and Development Frederick County 107 N. Kent Street Winchester, VA 22601 540-665-5651 540-665-6395 (fax) elawrenc(a)co.frederick.va. us http://www.co.frederick.va.us/PlanningAnd Development/Plan www.co.frederick.va.us 1/30/2007 Patton Harris Rust & Associs Engineers, Surveyors, Planners, Landscape Architects 117 Fast Piccadilly Street, Suite 200 p Winchester, Virginia 22601 HRA T 540.667.2139 F 540.665.0493 To: Candice Perkins Organization/Company: Frederick Coun From: Patrick Sowers Date: Project Name/Subject: 22, 2007 Governors Hill MDP JA N 2 3 2007 I have provided 2 copies of the revised Master Development Plan for Governors Hill for your review. The plan includes some minor modifications within the residential land bay to provide for a greater number of single family attached dwellings while decreasing the amount of multi -family dwellings from our previous submission. Regarding conformance with the proffered GDP, I would refer you to the Careers Valley Design and Development Standards which was included as part of the conditional rezoning application for the subject property whereby the Board of Supervisors approved modifications of Section 165-68 of the Frederick County Zoning Ordinance pertaining to the requirements for an R4 rezoning application. Modification 1 reads as follows: Proposed Standard. A generalised development plan (GDP), ident.fiing major land bays and the proffered transportation network shall be submitted with the rezoning application in lieu of a master development plan (MDP). A complete MDP application will be submitted to Frederick County for review following rezoning approval, pursuant to the criteria ofArticle XVIII of the Zoning Ordinance. I would call your attention to the justification used for providing a GDP in lieu of a MDP. Paragraph 2 of the justification for modifying the standard includes reads as follows: The proffering of a detailed MDP "locks" an applicant into a development plan that cannot be changed without filing a subsequent rezoning petition for amendment of the approved proffers, regardless of the purpose or scope of the necessary change. Alterations to the routes of internal streets, stormwater management facilities, and layout of uses within land bays would require approval of the Board of Supervisors through the rezoning process, whereas a pr ject subject to a typical — `non proffered" — MDP may often complete such modifications through an administrative process. Such changes are almost certain to be necessary for a given project to respond to evolving regulatory and market conditions over the course of the development cycle. The revised MDP I have provided for your review does not alter the two major land bays identified by the GDP (Commercial & Residential) not the major transportation improvement of Coverstone Drive as approved during the rezoning process. As the only modifications to the MDP from the GDP involve adjustments within the residential land bay as permitted by the Careers Valley Design and Development Standards that were adopted by the Board as part of the Carpets Valley rezoning petition, I trust that you will find that the MDP is in conformance with both the GDP and the Careers Valley Design and Development Standards as approved by the Board. Feel free to call me if you have any questions. Patton Harri3�"tZust & Associates Engineers. Surveyors. Planners. Landscape Architects. • August 2, 2006 Candice Perkins Frederick County Department of Planning and Development 107 N. Kent Street Winchester, Virginia 22601 RE: Governors Hill Master Development Plan Application Dear Candice, l PR+ '� My client has indicated that he would like to remove the Governors Hill MDP from the August 16 Planning Commission agenda as we are considering potential modifications to the plan. CORPORATE: Chantilly Please feel free to call if you have any questions or if the County has any issues VIRGINIA OFFICES: accommodating this request. Bridgewater Chantilly Charlottesville Sincerely, Fredericksburg Leesburg Newport News PATTON HARRIS RUST & ASSOCIATES Virginia Beach Winchester Woodbridge LABORATORIES: Patrick R. Sowers Chantilly Fredericksburg MARYLAND OFFICES: Baltimore Columbia Frederick Germantown Hollywood PENNSYLVANIA OFFICE: Allentown WEST VIRGINIA OFFICE: Martinsburg P: \Planning\Master Plan.r\Governors HdAPosponement Kequest.doc T 540.667.2139 F 540.665.0493 117 East Piccadilly Street Suite 200 Winchester, VA 22601 I • •. MASTER DEVELOPMENT PLAN #10-06 GOVENORS HILL Staff Report for the Planning Commission Prepared: July 31, 2006 Staff Contact: Candice E. Perkins, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 08/16/06 Pending Board of Supervisors: 09/13/06 Pending LOCATION: The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A PROPERTY ZONING & PRESENT USE: Zoned: R4 ((Residential Planned Community) District Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: Zoned RP(Residential Performance) South: Zoned RA (Rural Areas) East: Zoned Ml (Light Industrial) and MH1 (Mobile Home Community) West: Zoned RA (Rural Areas) and B2 (Business General) Use: Single Family Residential Use: Regional Airport Use: Industrial and Residential Use: Regional Airport and Office PROPOSED USE: Commercial and 550 Residential Units r MDP #10-06, Governors A • July 28, 2006 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master development plan for this property appears to have significant measurable impact on Route 50, Millwood Pike and Route 781, Prince Frederick Drive, the VDOT facilities which would provide access to the property. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip General Manual, Seventh 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. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: The revised MDP for Governors Hill delivered to our office on June 20, 2006 has adequately addressed our review comments. Therefore, we can grant our approval of the subject document. Frederick County Sanitation Authority: 2nd review - Approved Frederick County Inspections Department: No comment required at this time, shall comment on site plans when submitted. Note: Demolition permit is required to remove any existing structures. Frederick -Winchester Service Authority: No comments. Frederick County — Winchester Health Department: Health Dept. has no objection as long as public water and sewer are provided. GIS Department: The following road names are usable in the Frederick County Road Naming and Structure Numbering System: Pendleton, Cabell, Montague, Swanson, Darden, McKinney, Tazewell, Pollard. The following road names are NOT usable in the Frederick County Road Naming and Structure Numbering System: Gilmer, Nicholas Winchester Regional Airport: Please see attached letter dated July 11, 2006 and signed by S. R. Manuel, Executive Director. Department of Parks and Recreation: Detailed information regarding the proposed recreational units will be needed for review during the subdivision review phase of this project. Plan appears to meet open space requirements. The monetary proffer for Parks and Recreation does not appear to be adequate to compensate for the impact the residents of this development will have on the capital needs of the Parks and Recreation Department. The pedestrian/bicycle trail appears to meet county standards; however, it would be beneficial to the residents of this development if a trail loop could be added to the rear of the residential properties, with connections to the proposed trail. T MDP # 10-06, Governors Hil July 28, 2006 Page 3 Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-1 (Residential Limited). The parcels were re - mapped from R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. On October 12, 2005 the Board of Supervisors approved Rezoning #11-05 which rezoned the properties to the R4 (Residential Planned Community) Zoning District with proffers. D) Intended Use The applicant proposes the development of a mixed use project; a residential and employment center. The project would be anchored by roughly 143 acres of commercial uses. These commercial uses would be complemented by moderate to high density residential uses (550 residential units max). E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding 'development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] MDP #10-06, Governors A July 28, 2006 Page 4 Land Use Compatibility: The six properties included within the Master Development Plan are all located within the boundaries of the Route 50 East Corridor Land Use Plan. The properties are located wholly within the Urban Development Area (UDA). The Route 50 East Corridor Land Use Plan envisions the area comprised by the subject parcels as developing with business/office land use. The Plan indicates that this planned land use designation is appropriate given the proximity of the area to the Winchester Regional Airport and the Interstate 81 interchange and the conduciveness of such locations to non-residential development (Comprehensive Policy Plan, p. 6-19, 6-21). The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport. With the rezoning for the site the applicant proffered a Generalized Development Plan, a copy has been included with this agenda. Proffer 15.1 from the rezoning states that the major road ways shall be constructed in locations depicted on the GDP, with reasonable adjustments permitted for final engineering. The roadways depicted on the MDP do reflect an adjustment in the locations to provide better alignments. Also noted in the MDP is a change in the location of the community center and the townhouse bubble in Land Bay 1. The new location for the community center shown on the MDP was depicted as environmentally sensitive/open space on the proffered GDP. The applicant has shifted the community center from its original location and placed it within the 2000' area where residential structures could not be located (2000' from the centerline of the Airport runway). The townhouse bubble was then shifted to include the old community center location that was depicted on the proffered GDP. While this is a slight modification to the design of the proffered GDP from the rezoning, the locations of the roads and number of residential units are still in general conformance. Environment: The subject parcels contain a variety of environmental features to include areas of flood plain, wetlands, steep slopes, and woodlands. Floodplain (Zone A) exists coincident with Sulfur Spring Run, which transverses the frontage of the site. Disturbance of the floodplain will be limited to entrance improvements. Steep slopes (areas of 25% slope or greater) exist along the frontage of the site and adjacent to two ravines that drain the site to Sulfur Spring Run. The ravine areas present on the site also contain the majority of identified woodland resources. As the location of. the woodland areas generally corresponds with steep slope areas, it is reasonable to expect the preservation of substantial portions of identified woodlands to maintain natural stabilization of the protected slopes. The site also includes four identified wetland features, all of which are man-made ponds associated with the site's previous use as a golf course. Transportation: Access to the subject parcels would be a single entrance on Route 50 at Sulfur Springs Road; and an entrance onto Prince Frederick Drive (the existing crossover used to access the golf club will be closed and the entrance retained as a right/in right/out for emergency access). These two entrance points would be linked by a major collector road MDP #10-06, Governors H10 July 28, 2006 Page 5 ("Coverstone Drive"), with a hiker/biker trail running parallel. Coverstone drive is being designed and built as a four lane highway from Sulphur Springs Road to the edge of Phase 1 (residential); this section will be divided by a raised median. From the edge of Phase 1 to Prince Frederick Drive, Coverstone Drive will be a two lane section. This two lane section will become a four lane section upon the relocation of Route 522 or when deemed necessary to service Land Bay 2. Coverstone Drive is intended to eventually intersect with Route 522 relocated. This road extension may happen when VDOT has determined the final location for Route 522 and when the applicant obtains right-of-way from the Airport. The applicants have proffered to provide the county with $1,000 per dwelling for the extension of Coverstone Drive. Proffers: The following list is a summary of the proffered conditions associated with Rezoning #11-05 (Dated June 24, 2005 and Revised September 7, 2005, September 28, 2005, October 4, 2005 and October 12, 2005). Below is a summary of the significant proffers: (A copy of the full proffer statement has been included with the agenda) Land Use • Project shall be designed to establish interconnected mixed -use residential and commercial/employment land bays in conformance with the GDP. • Residential uses are prohibited in Land Bay 2 and all uses within Land Bay 2 shall be restricted to the uses permitted under the B2 (Business General) District. • Residential development shall not exceed 500 dwelling units and multi family units shall not exceed more than 50% of the total units. • No residential unit shall be closer than 2000' from the centerline of the Airport Runway. • Land Bay 2 shall be reserved for a period of two years for potential acquisition, lease, or use by the United States General Services Administration or for the location of any federal agency or department. • A 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools and a dog park shall be constructed with the residential development. Improvements must be completed prior to the issuance of the 281s' residential building permit. Monetary Contribution • $442 per dwelling for Fire and Rescue purposes • $100 per residential unit and $100 per 1,000 square foot of constructed commercial to Fire and Rescue Company. • $1,714 per dwelling unit for Frederick County Schools • $343 per dwelling for Parks and Recreation • $79 per dwelling unit for Library purposes • $79 per dwelling unit for the construction of a general government administration building Environment 0 Stormwater management and Best Management Practices (BMP) shall be y MDP # 10-06, Governors A July 28, 2006 Page 6 provided for the site. • Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' association, of the adjacency of the Winchester Regional Airport. • Noise attenuation treatment shall be provided for all residential units and the applicant will consult with the Airport with respect to the granting of aviation easements. Transportation • Applicant shall design and construct Coverstone Drive as a full section with raised medians and an 80' right-of-way. Coverstone will be constructed in phases as dictated in the proffers. • Future interconnection with Inverlee Way shall be provided. • Signal at Sulphur Springs Road will be upgraded to a four way signal. • Applicants will pay $75,000 to the County for the signalization of the intersection of Millwood Pike and Victory Road. • Applicants shall pay $150,000 to the County for the signalization of the intersection of Costello Drive and Price Frederick Drive. • The existing crossover at the Carper's Valley Golf Club entrance onto Millwood Pike shall be closed and the entrance shall be retained as a right-in/right-out connection for emergency site access. STAFF CONCLUSIONS FOR THE 08/16/06 PLANNING COMMISSION MEETING: The preliminary master development plan for Governors Hill depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. .,iaster Development Plan Governors Hill Reciuest for Master Development Plan Comments .ry® �V Virginia Department of Transportation aT ' fit`''"�'' �`=;ridenCy Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5600 MAR i i Z006 Hand deliver to: Virginia Department of Transportation 2275 Northwestern pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: Address: Phone Number: Patton Harris Rust & Associates Attn: Patrick Sowers 117 E. Piccadilly Street Winchester, VA 22601 (540)667-2139 Name of development and/or description of the request: Governors Hill Master Development Plan Location of Property: The properties are located approximately one mile east of Interstate 81 on the south side Of Millwood Pike (Route 50 East), across from Sulphur Springs Road (rt.655) and The Ravens Subdivision Virginia Department of Transportation's Comments: The master development plan for this property appears to have sigmificamt measurable iI npact an Re--'- — Millwood Pikerand Route 781, Prince Frederick Drive., the MOT farilities which wniild provide arress to the prp.rarr Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual. SeventhEdition or review. VDOT reserves the right to comment on all ,ight-of'-way needs, ' - -way dedications, t1dffiL. biYIIdIiZCItiUII, and Uff-Site lUddvvdy illiplovelli nts and ' - - ssuance of appropriate permits to cover said work. Thank you for allowing us the opportunity to comment. VDOT use only = v Date receiveda 3131 O G Number 3 4 5 (Please circle one) Date reviewed 4--� ��-, 1�view troved: Revision required Signature and Date - 1 ; �7� its • Control number MDP06-0009 Project Name Governors Hill Address 117 E. Piccadilly St. Type Application Master Development Current Zoning R4 Automatic Sprinkler System No Other recommendation Frederick County Fire and Rescue Department Office of the Fire Marshal Fury Review and Comments Date received Date reviewed Date Revised 3/28/2006 4/5/2006 Applicant Patton Harris Rust & Associates City State Zip Applicant Phone Winchester VA 22601 540-667-2139 Tax ID Number Fire District Rescue District 64-A-82,83,86,87 21 21 Election District Recommendations Shawnee Automatic Fire Alarm System Residential Sprinkler System No No Requirements Emergency Vehicle Access Hydrant Location Fire Lane Required Not Identified Not Identified No Siamese Location Roadway/Aisleway Width Special Hazards Not Identified No Emergency Vehicle Access Comments Access Comments Additional Comments Plan Approval Recommended Reviewed By Signature --t Yes J. Neal Title r. COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 June 21, 2006 Mr. Patrick Sowers Patton Harris Rust & Associates, p.c. 117 East Piccadilly Street Winchester, Virginia 22601 RE: Governors Hill Master Development Plan (MDP) Frederick County, Virginia Dear Patrick: The revised MDP for Governors Hill delivered to our office on June 20, 2006, has adequately addressed our previous review comments. Therefore, we can grant our approval of the subject document. Sincerely, Harvey �E.Strawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Planning and Development file 107 North Kent Street • Winchester, Virginia 22601-5000 • Master Development Plan Governors Hill Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick Co. Inspections Department 41Floor Attn: Building Official 107 N. Kent St. 107 N. Kent St. Winchester, VA Winchester, VA 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: Patton Harris Rust & Associates Attn: Patrick Sowers Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540)667-2139 Name of development and/or description of the request: Governors Hill Master Development Plan Location of Property: The properties are located approximately one mile east of Interstate 81 on the south side Of Millwood Pike (Route 50 East), across from Sulphur Springs Road (rt.655) and The Ravens Subdivision Frederick County Inspections Department Comments: Frederick County Inspections Department use only Date received evi Nu e 1 2 Date reviewed )' ap ov Signature and Date ase circle one) Revision required 7 Y, k- e: MAR 2 8 2006 REMR11% COUNTY PUBUC WORK 8 INSPECTIONS • • Master Development Plan Governors Hill Request for Master Development Plan Comments Frederick -Winchester Service Authority Mail to: Frederick -Winchester Service Auth. Attn: Sanitation Engineer 107 N. Kent St. Winchester, VA 22601 (540) 722-3579 Hand deliver to: 1 st Floor 107 N. Kent Street Winchester, VA (540) 722-3579 i1 MAR 2 8 2006 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: Address: Phone Number: Patton Harris Rust & Associates Attn: Patrick Sowers 117 E. Piccadilly Street Winchester, VA 22601 (540)667-2139 Name of development and/or description of the request: Governors Hill Master Development Plan Location of Property: The properties are located approximately one mile east of Interstate 81 on the south side Of Millwood Pike (Route 50 East), across from Sulphur Springs Road (rt.655) and The Ravens Subdivision Frederick -Winchester Service Authority Comments: Frederick— Winchester Service Authority use only Date received A o Date reviewed 9 0 Signature and Date Review Number: 1 2 3 4 5 (Please circle one) Date approved-� 11}2eyion required n .te v nom o ena 900Z q z Ow 21 GABON u Master Development Plan Governors Hill Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, VA P.O. Box 1877 (540) 868-1061 Winchester, VA 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name: Patton Harris Rust & Associates Attn: Patrick Sowers Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540)667-2139 Name of development and/or description of the request: Governors Hill Master Development Plan Location of Property: The properties are located approximately one mile east of Interstate 81 on the south side Of Millwood Pike (Route 50 East), across from Sulphur Springs Road (rt.655) and The Ravens Subdivision Frederick County Sanitation Authority's Comment: Frederick County Sanitation Authority use only Date received Review Number: 1 2 3 4 5 (Please circle one) Date revie« ed D4 ap ed:rf Revision required Signature and Date 12 oJO Master Development Plan Governors Hill Request for Master Development Plan Comments Frederick County — Winchester Health Department Mail to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 N. Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Hand deliver to: 2°° Floor, Suite 200 107 N. Kent Street Winchester, VA (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: Patton Harris Rust & Associates Attn: Patrick Sowers Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540)667-2139 Name of development and/or description of the request: Governors Hill Master Development Plan Location of Property: The properties are located approximately one mile east of Interstate 81 on the south side Of Millwood Pike (Route 50 East), across from Sulphur Springs Road (rt.655) and The Ravens Subdivision - Winchester Health Department's Comments: Frederick Co. — Winchester Health Dept. use only Date received Review Number: 1 2 3 4 5 (Please circle one) Date reviewed Date ap �oved- Revision required Signature and Date _ I— — 17 0 N W E s DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: March 21, 2006 SUBDIVISION: Governor's Hill STAFF MEMBER: Marcus Lemasters, Director APPLICANT: Patton Harris Rust & Associates, pc Attn: Ron Mislowsky 1 l7 East Piccadilly Street, Suite 200 Winchester, VA 22602 COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use in the Governor's Hill Subdivision, and has made the following determinations: 1. The following road names are usable in the Frederick County Road Naming and Structure Numbering System: - Pendleton Swanson Tazewell Cabell Darden Pollard Montague McKinley 2. The following road names are NOT usable in the Frederick County Road Naming and Structure Numbering System: Gilmer Nicholas 3. New road names are only accepted into the Frederick County Road Naming and Structure Numbering System when submitted on a MDP, Subdivision Plan or Site Plan. Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5614 • • Master Development Plan Governors Hill Request for Master Development Plan Comments Frederick County Department of Parks and Recreation Mail to: Hand deliver to: Frederick County 107 N. Kent Street Department of Parks and Recreation 2nd Floor 107 N. Kent St. Winchester, VA Winchester, VA 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name Address: Phone Number: Patton Harris Rust & Associates Attn: Patrick Sowers 117 E. Piccadilly Street Winchester, VA 22601 (540)667-2139 Name of development and/or description of the request: Governors Hill Master Development Plan Location of Property: The properties are located approximately one mile east of Interstate 81 on the south side Of Millwood Pike (Route 50 East), across from Sulphur Springs Road (rt.655) and The Ravens Subdivision Department of Parks and Recreation's Comments: See Attached Comments Department of Parks and Recreation use only Date received Review Number. 1 2 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date �,tr9��'3 �� '' Grr`".c- 16 • • Governors Hill Master Development Comments June 26, 2006 • Detailed information regarding the proposed recreational units will be needed for review during the subdivision review phase of this project. • Plan appears to meet open space requirements. • The monetary proffer for Parks and Recreation does not appear to be adequate to compensate for the impact the residents of this development will have on the capital needs of the Parks and Recreation Department. • The pedestrian/bicycle trail appears to meet county standards; however, it would be beneficial to the residents of this development if a trail loop could be added to the rear of the residential properties, with connections to the proposed trail. 4 7-9�/ mes M. Doran D'rector Master Develo ntent Plan Governors Hill. Request for Master Devclonment Plan Comments Winchester Regional Airport JUL 11 2006 Mail to: )Hand deliver to: Winchester Regional Airport 491 Airport Road Attn: Executive Director (Route 645, off of Route 522 South) 441. Airport Road (540) 662-2422 Winchester, VA 22602 Pleasc fill out the information as accurately as possible in order to assist the agency with their review. Pleasc attach one (1) copy of the MDP with this sheet. APplieant's Nanie� _Patton Harris Rust & Associates Attn: Patrick Sowers Address: 117 E. Piccadilly Street Winchester. VA 22601 Phone Number: (540)M67-2139 Name of development andfor description of the request: Governors Hill Master Development Plan Location. of Properky: The pry lies arc located approximately one toile east of Intetctate 31 on the south. side Of Millwood Pilcc (.Rot►te 50 fast across from Sulphur Springs Road rt.(i5.5) and The Ravens Subdivision Winchester Regional Airport Comments: winchester'Reglon11l tirpi)rt; mie only 14 w? COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 July 6.2006 Mr. Patrick Sowers Patton Harris Rust and Associates, PC 117 E. Piccadilly Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan for Governors Hill Property Identification Numbers (PINs): 64-A-82, 83, 83A, 87 & 87A Second Review Dear Patrick: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: 1. Generalized Development Plan. The MDP is still not in conformance with the proffered GDP. While the relocation of the community center may be appropriate with the consent of the Airport Authority, the bubble where the center was cannot be revised to show residential because that area was not deemed for any residential uses. The environmental areas need to be revised as indicated on sheet 2 so that the MPD conforms to the GDP. The MDP needs to follow the boundaries set forth by the GDP approved by the Board of Supervisors. This plan will not be scheduled for public meetings until the MDP is in conformance with the GDP. 2. Legend. On sheet 2, the symbol for the private streets does not match what is shown on the plan and the red line has not been included in the legend. 3. Riparian Buffers. The riparian buffer widths are labeled incorrectly. 4. Project Totals. On sheet 2, provide the acreage of residential and the acreage of commercial. 5. Open Space Summary. The open space summary provided on sheet 4 appears to be incorrect; revise as indicated. Also, the open space totals shown in the legend on sheet 2 do not match what has been provided on sheet 4. 6. Page Numbering. There are two sheets provided that are labeled sheet 5. 7. Road Details. Provide a detail for Coverstone Drive. 8. Unit Detail. Sheet 5 depicts the unit type proposed for the development. The number of each unit type and area needs to be provided on this sheet, not "TBD 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 • Mr. Patrick Sowers RE: Governors Hill MDP July 6, 2006 Page 2 In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Parks & Recreation and the Airport Authority. Please do not hesitate to contact me with questions regarding this letter. Sincerely, f Candice E. Perkins Planner II CEP/bad Attachment cc: Gregory L. Coverstone, 334 Highbanks Road, Stephenson, Virginia 22656, Richard and Donna Dick, 1600 Millwood Pike, Winchester, Virginia 22601 Carpers Valley Development, LLC, 8401 Greensboro Drive, McLean, Virginia 22102 f 11 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 June 12, 2006 Mr. Patrick Sowers Patton Harris Rust & Associates, p.c. 117 East Piccadilly Street Winchester, Virginia 22601 RE: Governors Hill Master Development Plan (MDP) Frederick County, Virginia Dear Patrick: We have completed our review of the proposed Governors Hill MDP and offer the following comments: 1. Refer to our previous review comments, 1 and 2, dated June 27, 2005, related to the Carpers Valley Rezoning. These comments need to be incorporated in the proposed MDP. 2. Indicate the contour intervals shown on the applicable topographic sheets. 3. Existing ponds are shown.on sheet 4 of 6 in conjunction with proposed stormwater management ponds. Indicate if the existing ponds will be used in the development of a stormwater management plan for the commercial area. If so, the site design should reflect what measures will be taken to insure the integrity.and long-term stability of the dams associated with these ponds: Off -site easements may be required to accommodate point source discharges. 4. The area in the vicinity of the existing rubble fill is shown as steep slopes rather than uncompacted fill. This discrepancy needs to be resolved in conjunction with addressing the previous rezoning comment related to this fill. 5. Indicate if consideration has been given to constructing one (1) or two (2) large stormwater detention facilities in the residential development areas rather than the ten (10) small facilities shown on sheet 4 of 6. This approach would greatly reduce the 107 North Kent Street • Winchester, Virginia 22601-5000 t• Governors Hill MDP Comments Page 2 June 12, 2006 maintenance responsibilities assigned to the Homeowners' Associations. I can be reached at 722-8214 if you should have any questions regarding the above comments. Sincerely, Harvey E. Strawsnyder, Jr., P.E. �21� Director of Public Works HES/rls i cc: Planning and Development file CAProgram FilesMordPerfect Office 11\Rhonda\TEMPCOMMENTS\governorshillmdpcom.wpd JUN 13 20 Page 1 of 1 Eric Lawrence From: Patrick R. Sowers [Patrick.Sowers@phra.com] Sent: Friday, May 12, 2006 12:41 PM To: elawrenc@co.frederick.va.us Subject: Governors Hill Park Location Eric, I've attached a PDF that highlights the park location for Governors Hill for both the GDP and the proposed MDP. Currently, Planning Staff comments state that we cannot shift the park space along Coverstone as it would place the Master Plan out of conformance with the GDP. I think it's important to note that the shift does not compromise the integrity of the plan as the general location is similar in either plan. Additionally, the proffered trail system along Coverstone Drive will provide residents of the development a safe and efficient means of access to the property including the condominium area. I'd like to get some feedback on this slight shift in location for the proposed park space/community center. Perhaps we can meet sometime early next week to discuss further. Thanks, Patrick 5/15/2006 6 0 .-N r z 4 Ob(JLI- COfAMLt"'%-1 Q, �,i n ote, =y UOD-s)�, gil ert w. cli.fford�& associates ---- CARPERS VALLEY VAWO ,rrer.tr.r...w.ur« IAND USE PLAN GENERALIZED DEVELOPMENT PLANWNW- /� ro. FR •w. w*C 1 1 ■ }IRr Rl M Response to Planning Comments Dated May 3, 2006: 1. Generalized Development Plan. The proposed MDP is still in conformance with the approved GDP as the general location of the park area and residential areas is consistent with the approved generalized development plan. It is important to note that the applicant was granted three modifications to the R4 rezoning process which included the ability to submit a GDP in place of the normally required MDP at the time of rezoning to allow greater flexibility in the design of the residential land bay at the time of master planning. 2. Property Identification Numbers. The PIN's on sheet 2 have been revised. 3. Owner Information. The coversheet reflects the current owners of the multiple parcels that comprise the Property. 4. Unit Distribution. Property 64-A-83B has been re -labeled as "one existing SFD." As a pre-existing structure on the site, this dwelling is not intended to count towards the proffered maximum of 550 dwelling units. 5. Phasing Schedule. The phasing Schedule has been revised. 6. Recreational Units. Proffer 4.3 states that the pool, dog park, and community center would count towards the recreational unit requirements required by ordinance. The proffer serves only to identify the type of recreation unit that will be provided. 7. Open Space. A table has been provided to verify the useable area within the identified open space. 8. Legend Symbols. The legend has been revised to indicate the road types used for the master plan. 9. Project Summary. A project summary has been provided that includes the type and number of residential units which correspond to the labels provided in the residential land bay. In addition, lot requirements for each housing type have been provided. 10. Shading. The shading on the armory site has been removed. 11. Interparcel Connections. Requested note on interparcel connections provided. 12. Environmental Features. A table has been provided that summarizes the environmental data for the Property. 13. Stream Buffers. The plan has been revised to include the 70' riparian buffer required by ordinance. 14. Details. Sections of both roadways and the proposed bike path have been provided. 15. Transportation Improvements. The transportation plan has been revised to indicate the design of the proffered transportation improvements and the associated timeline for transportation improvements. 16. Archaeological Investigation. An haeological invest' ation shall be completed as stated in proffer 16.1.%^.Tsn 17. Labeling. Corresponding proffer numbers have been provided for the notes on the MDP. 18. Waivers. The applicant is seeking the waiver for private street length that is greater than the 800' maximum currently stipulated by the zoning ordinance with the justification that a future connection with future Inverlee Way would bring the residential along the private roadway into conformance with the 800' rule. 19. Road Efficiency Buffer. A REB has been provided along Route 50. 20. Zoning District Buffer. A "category B" zoning district buffer has been provided between the commercial area of the site and parcels 64-A-84 & 85 as well as between the proposed armory site and the multifamily housing. � - i •. .ter// rm,� n\\ 0 COUNTY of FREDERICK Department of Planning and Development �® 540/665-5651 1739 FAX: 540/665=6395 May 3, 2006 Mr. Patrick Sowers Patton Harris Rust and Associates, PC 117 E. Piccadilly Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan for Governors Hill Property Identification Numbers (PINs): 64-A-82, 83, 83A, 87 & 87A First Review Dear Patrick: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: 1. Generalized Development Plan. The MDP is currently not in conformance with the proffered GDP. The residential areas have been changed, the environmentally sensitive areas have changed and the community center location has changed. The MDP needs to follow the boundaries set forth by the GDP approved by the Board of Supervisors. This plan will not be reviewed further or scheduled for public meetings until the MDP is in conformance with the GDP. 2. Property Identification Numbers. On sheet 2, some of the PIN's are incomplete. 3. Owner Information. Clarify if the owners listed on the coversheet are still correct. 4. Unit Distribution. On sheet 2, the property identified as 64-A-83B (Richard and Donna Dick) has only been given rights to one of the 550 total units. The way that this parcel is labeled ("1 SFA Residential"), should the remainder of the residentially -planned site max out the total allowed units (449 units), this parcel could not develop. 5. Phasing Schedule. On sheet 2 under the phasing schedule, there are asterisks next to the months that are directed to a note that states "following final rezoning". Revise the table as indicated. 6. Recreational Units. Proffer 4.3 spelled out certain enhancements that included a pool, dog park and community center. Please note that proffered recreational 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Patrick Sowers RE: Governors Hill MDP May 3, 2006 Page 2 units do not count towards the required units per the Zoning Ordinance. All proffered recreational amenities are in addition to required recreational units. 7. Open Space. It appears that a majority of the open space is located within areas that contain environmental features. No more than 50% of the required open space can contain environmental features. Provide a breakdown on sheet 2 that states how much open space is useable. 8. Legend Symbols. The legend on sheet 2 shows the shaded arrow as being private circulation. The design does not reflect what is in the legend and needs to be revised. 9. Project Summary. On sheet 2, the project summary states that single family attached dwellings are being used. The proffers state that single family attached can refer to a few different housing types. The MPD needs to delineate which housing types are being used and how many. The required setbacks for each unit need to be included in the MDP also. 10. Shading. On sheet 2, the location for the armory site is shaded, which corresponds to residential development in the legend. 11. Interparcel Connections. Provide a note on the interparcel connections that they will be shown at the subdivision design/site plan phase. 12. Environmental Features. On sheet 4, provide an environmental features table that shows the total amount of features (wetlands, steep slopes, streams, ponds) and shows how much is being disturbed and preserved. 13. Stream Buffers. This site contains three separate stream areas and they require riparian buffers. The buffers need to extend 35' feet from the scar line of the stream on both sides and cannot be disturbed. 14. Details. On sheet 3, provide road details and a detail for the bike path. 15. Transportation Improvements. Sheet 3 needs to show the improvements associated with proffer 15. The number of lanes needs to be labeled along with the timeline for when they need to be completed. 16. Archaeological Investigation. Proffer 16.1 states that a Phase I archaeological investigation of the property will be done. This study needs to be done prior to land disturbance being done on the site. 17. Labeling. Label the proffer numbers that correspond to the notes on the MPD. 18. Waivers. Sheet 3 shows what appears to be a requested waiver of §144-24C2(b), which is asking for 1,550' from the private road. The ordinance only allows individual lots to be 800' from the private road with a waiver from the Planning Commission. Also, the requested waiver appears to have two parts, the second being the location of the roads. The second part appears to be a note and not part of the requested waiver. 19. Road Efficiency Buffer. A REB is required along Route 50 along the residential properties. 20. Zoning District Buffers. A zoning district buffer is required along the commercial property that adjoins 64-A-84 & 85, as well as between the proposed armory site and the multifamily housing and along the residential property that is across the road from any commercial sites. ! 0 r-- Mr. Patrick Sowers RE: Governors Hill MDP May 3, 2006 Page 3 In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to -this department. Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Dederick County Fire Marshal, Tr_e�erick County Department of Building Inspections, L-Prederick County Department of Public Works, -Irrederick County Department of G.I.S., Dederick County Health Department,' r ederick County Parks & Recreation, Dederick County Sanitation Authority, and the-Pirginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, (�e, andice E. Perkins Planner II CEP/bad Attachment cc: Gregory L. Coverstone, 334 Highbanks Road, Stephenson, Virginia 22656, Richard and Donna Dick, 1600 Millwood Pike, Winchester, Virginia 22601 Carpers Valley Development, LLC, 8401 Greensboro Drive, McLean, Virginia 22102 • Master Development Plan Governors Hill Request for Master Development Plan Comments C F V� D Virginia Department of Transportation VDOT '{ Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5600 '1!;Iil :3 1 'I`ilu6 Hand deliver to: Virginia Department of Transportation 2275 Northwestern pike Winchester, VA 22603 (540) 535-1818 Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the MDP with this sheet. Applicant's Name: Patton Harris Rust & Associates Attn: Patrick Sowers Address: 117 E. Piccadilly Street Winchester. VA 22601 Phone Number: (540)667-2139 Name of development and/or description of the request: Governors Hill Master Development Plan Location of Property: The properties are located approximately one mile east of Interstate 81 on the south side Of Millwood Pike (Route 50 East), across from Sulphur Springs Road (rt.655) and The Ravens Subdivision Virginia Department of Transportation's Comments: The fna�tef developfflent plam for this propeity appear� to have signifleant Measurable Impad on Route illwood Pike, and Route 781, Prince Frederick Drive the VDOT facilities which would provide access to the prnpedy- Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trio Generation Manual, Seventfi Edition for review. VDOT reserves the right to comment on all off-sitents and -for-issuance of appropriate permits to cover said work. Thank you for allowing us the opportunity to comment. _._._... . _..........._ ........................ ..... ............ ...-- - 1 Governors Hill - MDP 0 . Page 1 of 1 Mark Cheran From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Sweitzer, Barry [Barry.Sweitzer@VDOT.Virginia.gov] Sent: Thursday, April 27, 2006 1Z26 PM To: Patrick Sowers Cc: 'Ronald A. Mislowsky'; Ingram, Lloyd; 'Mark Cheran (mcheran@co.frederick.va.us)' Subject: Governors Hill - MDP Attached please find the subject comment sheet. The original has been sent to your attention by U.S. Mail. <<SCN_20060427122312_001. pdf>> Barry J. Sweitzer Transportation Roadway Engineer VDOT — Edinburg Residency Land Development Phone #540-984-5631 Fax #540-984-5607 6/16/2006 PROFFER STATEMENT REZONING: RZ. # 11-05 : RA to R4 PROPERTY: 281.5 Acres Tax Map & Parcels 64-A-82, 83, 83A, 86, 87, and 87A (the "Property") RECORD OWNER: JGR Three, LLC; Richard G. and Donna C. Dick; Constance L. Tjoumas; Gregory L. Coverstone; Cynthia Ann Pappas; Ellen, LLC; LCR, LLC; MDC Three, LLC; Susan Sanders, LLC; Liberty Hill, LLC; Thomas A. Dick; Timothy J. Dick; Michael E. Dick APPLICANT: Miller and Smith Land, Inc.; Miller and Smith at Coverstone, LLC PROJECT NAME: Carp ers Valley ORIGINAL DATE OF PROFFERS: June 24, 2005 REVISION DATE: July 6, 2005 September 7, 2005 September 28, 2005 October 4, 2005 October 12, 2005 The undersigned owners hereby proffer that the use and development of the subject property ("Property"), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning that is in effect on the day upon which the Frederick County Board of County Supervisors (the `Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Generalized Development Plan" shall refer to the plan entitled "Generalized Development Plan, Carpers Valley" prepared by Patton Harris Rust & Associates, (the "GDP") dated October 11, 2005 , sheets 1-4 of 4. UOO1446'.[)OC! 4 Proffers As Revised 000145 00f1020 • • 1. LAND USE / he project shall be designed to establish interconnected mixed -use residential and commercial/employment Land Bays in conformance with the GDP, and as is specifically set forth in these proffers. 1.2 All development, including street landscaping, shall be accomplished in substantial conformance with the "Design and Development Standards for Carpers Valley," prepared by PHR&A attached hereto and incorporated herein by reference (the "Design and Development Standards"). 1.3� For reference purposes, the residential area identified as "Townhomes" �� on the GDP may contain any housing type identified as "Single Family Attached" in the "Design and Development Standards" excluding the "Stacked Flat Garage Units." The residential area identified as "Condominiums" on the GDP may contain the housing type identified in the "Design and Development Standards" as "Multi -Family." 1.4 Except as modified herein, and except to the extent any portion of the Property is owned or leased by the United States or any department or agency thereof, or by the Virginia National Guard, and is exempt by law from compliance with state and local land use ordinances and regulations, areas for commercial use on the Property shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, as set forth in the Frederick County Code Article VII, §165-67 through §165-72, as cross-referenced to Article X, §165-82, Sections A through D inclusive, and §165-83. All commercial development on the Property shall comply with the aforesaid regulations, as approved by Frederick County, and these Proffers. 1.5 Residential uses shall be prohibited in the area identified as Land Bay 2 /on the GDP. Furthermore, with the exception of any uses related to any federal agency or department, Land Bay 2 shaIl be restricted to those uses permitted in the General Business (B-2) zoning district as specified in the Frederick County Code Article X, § 165-82B(l ). 1.6 Except as modified herein, areas of residential development on the Property shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, including permissible housing types set forth in the Frederick County Code Article VII, §165-67 through §165-72, as cross-referenced to Article VI, §165- 58, through §165-66. Unit types and lot layouts within residential Land Bays may comprise any of the permitted unit types as set forth in the Design and Development Standards, and authorized for the R4 district, and these Proffers. 1 6A'� Residential development on the Property shall not exceed 550 dwelling units, with a mix of housing types permitted 100014467 DOC /4 Prof ers As Revised 000145 000020} i • in the R4 district. Multi -family units, as defined by the Design and Development Standards, shall not exceed 50% of the total number of dwelling units developed in the project. No residential structures shall be closer than 2000 feet from the centerline of the Airport runway. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 The Property shall be developed as one single and unified development In accordance with applicable ordinances and regulations for the R4 zoning district, the GDP as approved by the Board, and this Proffer Statement. 3. RESERVATION OF PROPERTY FOR PUBLIC USES AND DEDICATION OF PROPERTY FOR ARMORY USE 3.1 For a period of two years following Final Rezoning, the Applicant shall reserve Land Bay 2 for potential acquisition, lease, or use by the United States General Services Administration, for the location of any federal agency or department. )for Unless an agreement is reached with the Winchester Regional Airport an exchange of property mutually acceptable to the Airport and the Applicant, then for a period of eight years following Final Rezoning, the 0o Applicant shall reserve for potential acquisition by the Airport that portion of any Land Bay designated as reserved for the Winchester Regional Airport. 3.3 In addition to the foregoing, upon written request therefor the Applicant shall dedicate approximately ten acres to the Frederick County Board of Supervisors on behalf of the Virginia National Guard for use as a National Guard Armory, in the location generally depicted on the GDP. In addition, the applicant shall build or design and bond for completion of construction not later than the completion of an Armory structure, a minimum two lane section of Coverstone Drive from Millwood Pike (US Route 50) to the entrance to the Armory Site. In the event that the site is not used for the construction of an Armory structure, the aforesaid acreage shall remain the property of Frederick County to be used at the Board's discretion. 3.4 U on written request therefor from the County, the Applicant shall edicate approximately nine acres to the Frederick County Board of Supervisors in the location identified on the GDP as "Frederick County Reserve Area" for the location of a Public Safety Building. If the County elects at any time to locate such Building on other property, then the aforesaid nine acres shall remain the property of Frederick County to 00014467.1)0C' ` 4 Proffers As Revised 000145 000020 3 be used at the Board's discretion. Access to the site shall be constructed to required paving by the Applicant not later than twelve months following receipt of the aforesaid request. 4. PHASING OF THE DEVELOPMENT 4.1 The residential portions of the Property shall be developed as follows: 4.1.1. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the twenty- fourth month following Final Rezoning. 4.1.2. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the thirty-sixth month following Final Rezoning. 4.1.3. The Applicant may obtain building permits for not more than 140 residential units in Land Bay 1 beginning in the forty-eighth month following Final Rezoning. 4.1.4. The Applicant may obtain building permits for not more than 130 residential units in Land Bay 1 beginning in the sixtieth month following Final Rezoning. 4. In anticipation of acquisition or use of properties designated for commercial/employment use by the United States, commercial and em to ent uses ma be constructed at an time P Ym Y Y 4.3 Improvements including a 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools, and a dog park shall be constructed in conjunction with residential development in Land Bay I and the land therefor shall be dedicated upon completion of the improvements to the homeowners association. The location thereof shall be depicted on final subdivision plans for such residential development. These recreational amenities shall serve to meet the requirement of 1 recreation unit per 30 dwellings and shall be, at minimum, equivalent to $25,000 per recreation unit. These improvements shall be designed and bonded for completion as soon as practicable following approval of this rezoning, and shall be completed prior to the issuance of the 281 st residential building permit. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: '\v 5.1 All buildings on the Property shall be constructed using compatible architectural styles. The Applicant shall establish one or more n Architectural Review Boards through the required Homeowner and l , Property Owner Associations to be created to enforce and administer a i Ji 00014467.DOC 14 Proffers As Revised 000145 0000201 e�AL 4 0 • unified development plan in general conformity with the Design and evelopment Standards. 5.1 All signage within the Property shall be in substantial conformity with a comprehensive sign plan that meets the requirements of the Zoning Ordinance for signage, which shall be submitted in conjunction with the first final site or subdivision plan for the Property. 6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS .C- 6.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Department of Parks and Recreation standards that links residential and commercial areas within the development. Said trails shall be in the locations generally depicted on the GDP. To the extent that such trails are not depicted on the GDP at the time of Final Rezoning, such trails shall be connected with or linked to the internal street and sidewalk network. Sidewalks shall be constructed on public streets to VDOT standards, and a minimum of four -foot sidewalks shall be constructed on private streets. All combined pedestrian/bicycling trails shall be 10 feet wide, and shall have an asphalt surface. FIRE & RESCUE: 7.1 The Applicant shall contribute to the Board the sum of $422 per dwelling unit for fire and rescue purposes, payable upon the issuance of the first residential building permit for each dwelling unit. 7.2 Following Final Rezoning, the master HOA to be created in accordance herewith shall contribute annually, on or before July I" of each year, the sum of $100 per constructed residential unit, and $100 per 1000 square feet of constructed commercial (not including any land in public use), to the fire and rescue company providing first due service to the Property. Commencing January 1, 2010, the contribution provided for herein shall increase at the rate of five dollars per residential unit or per 1,000 square feet of commercial development each calendar year. Such contribution shall be monitored and enforced by the master HOA, and the Board may require an accounting of such payments at such times and upon such conditions as it may determine necessary. 8. SCHOOLS: 8. The Applicant shall contribute to the Board the sum of $1,714 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each dwelling unit. 9. PARKS & OPEN SPACE: 100014467.r)OC' %4 Proffers As Rcviticd W0145 0000201 9.1 ; The Applicant shall contribute to the Board the sum of $343 per dwelling / unit for recreational purposes, payable upon the issuance of a building permit for each dwelling unit. 10. LIBRARIE'S: ) I The Applicant shall contribute to the Board the sum of $79 per dwelling unit for library purposes, payable upon the issuance of a building permit for each dwelling unit. 11. ADMINISTRATION BUILDING: 11.1 The Applicant shall contribute to the Board the sum of $79 per dwelling unit to be used for construction of a general governmental administration j building upon issuance of a building permit for each dwelling unit. i 12. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS' ASSOCIATION: 12.1 The homeowners association to be created in accordance herewith shall be created contemporaneously with the first final site or subdivision plan submitted for the Property. 12.2 The residential portion of the development shall be made subject to one or more homeowners' association(s) (hereinafter "HOA") that shall be responsible for the ownership, maintenance and repair of the community center, walking trails, swimming pools, all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such HOA herein. If there is more than one such association, the Applicant shall create a master HOA with respect to the residential development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. If only one such HOA is created, it shall be the master HOA for purposes of these proffers. 12.3 In addition to such other duties and responsibilities as may be assigned, an HOA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents DOO14467.DOC 4 Proffers As Revised 000145 6(9)020) C who are members of such association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the BOA if platted within residential or other lots, or otherwise granted to the BOA by appropriate instrument. 12.4 The BOA shall be so established that it possesses all necessary powers to set and revise fees and dues in sufficient sums to perform the responsibilities assigned to it hereunder and under the Declaration to be recorded creating such Association. In addition, upon any conveyance of a residential unit from the builder thereof to a home purchaser, or thereafter between home purchasers, there shall be a fee paid to the BOA in an amount equal to two times the then -current monthly residential dues applicable to the unit so conveyed. 12.5 Any commercial elements of the development (with the exception of any property owned or leased by the United States, the Board of Supervisors, or the Winchester Regional Airport) shall be made subject to one or more property owners' association(s) (hereinafter "POA"). Such POA(s) shall be responsible for the ownership, maintenance and repair of all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such POA herein. If there is more than one such association, the Applicant shall create an umbrella POA with respect to the entire development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. 12.6 In addition to such other duties and responsibilities as may be assigned, a POA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) private streets serving the businesses and/or residents who are members of such association; (iv) common solid waste disposal and recycling programs to include dumpster and contract carrier services provided by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the POA if platted within commercial or other lots, or parcels, or otherwise granted to the POA by appropriate instrument. 13. WATER & SEWER: 000144(,7.rX)C i 4 Pro ers As Rmsed 000145 O(X)020 7 13.1 The Applicant shall be responsible for connecting the Property to public water and sewer. It shall further be responsible for constructing all facilities required for such connection at the Property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 14. ENVIRONMENT: 14.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stonnwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3 for the purpose of providing the highest order of stornwater control in existing Virginia law at the time of construction of any such facility. 14.2 The Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' associations, of the adjacency of the Winchester Regional Airport. 14.3 he Applicant shall consult with the Executive Director of the Airport with respect to the granting of a reasonable avigation easement to provide ? further protection for Airport operations, and shall dedicate such easement, as the Airport and the Applicant shall mutually agree. The Applicant shall provide noise attenuation treatment for all residential units. 15. TRANSPORTATION: 15.1 The major roadways to be constructed on the Property shall be constructed in the locations depicted on the GDP, with reasonable adjustments permitted for final engineering. 15.1.1. The Applicant shall design and construct Coverstone Drive as a full section with raised medians on an 80' right-of-way, consistently with the TIA provided for hereinbelow. The Applicant shall submit a street tree plan for approval by the Director of Planning as part of the design of Coverstone Drive in lieu of the road efficiency buffer otherwise required by ordinance. 15.1.1.1. Coverstone Drive shall be constructed by the Applicant in phases as set forth herein: 15.1.1.1.1. Phase 1 shall consist of a four -lane section including a ten -foot trail from Millwood Pike to the Phase 1 line in Land Bay 1 as depicted on the GDP. Such road shall be constructed in 100014407.DOC (4 ProlTurs As Revised 000145 000020I 0 0 • sub -phases as delineated on the final i evelopment plan and/or subdivision plan, to provide access to development within the Land Bay, and in any event shalfbe completed or bonded for completion prior to the issuance of the first building permit for each sub -phase. The Applicant shall not petition for inclusion of this Phase of Coverstone into the State System of Secondary Roads until it is completed to required asphalt and open to the public as a full four -lane section to the Phase 1 lin otwithstan ing the oregoing, but f ' permits may be issued for model homes and the community center prior to base paving. 15.1.1.1.2. Phase 2 shall consist of construction of a two lane section of Coverstone Drive from the Phase i line to Prince Frederick Drive as depicted on the GDP. This two lane segment shall be completed or bonded for completion prior to the occupancy of the first commercial building in Land Bay 2. The Phase 2 segment shall be completed or bonded for completion to a full four lane section when construction of relocated Route 522 commences or when construction thereof is necessary to service commercial development in Land Bay 2. 15.1.1.1.3. Notwithstanding any other provision of these proffers, for Phase 3, the Applicant shall design Coverstone Drive Extended as a four - lane section from Prince Frederick to Relocated Route 522 when the alignment of Relocated 522 has been determined by VDOT. In the event that the Applicant obtains right- of-way therefor from the Winchester Regional Airport prior to the initiation of design of such extension, then it shall realign' Coverstone Drive Extended as may be approved by the County and VDOT. The Applicants shall further pay to the County $1,000 per dwelling unit for the permitted residential units for future construction of Coverstone Drive Extended, or other projects in the vicinity of the Property that are not included in this rezoning.. Such funds shall be paid at the time , 000 14467. DOC 14 Proffers As Reviscd 000145 0000201 0 0 • of building permit issuance for each of the permitted residential units. 15.1.2. The Applicants shall provide a fifty -foot right-of-way for a future interparcel connection from Coverstone Drive to the easternmost property boundary line of the Property, as shown on the GDP. Said right-of-way shall be dedicated upon written request therefor. 15.2,,Notwithstanding any other provision of these proffers, if the General Services Administration locates a federal facility on the Property, the Applicant shall construct Coverstone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to occupancy of that facility. 15.3 Notwithstanding any other provisions of these proffers, the Applicant shall construct Coversone Drive as a full four -lane section from Millwood Pike to Prince Frederick Drive prior to June 1, 2012. ewhen The Applicant shall provide for future interconnection with lnverlee Way that road is extended south of Millwood Pike to Coverstone Drive, upon the development of adjoining property presently owned by others. The Applicant shall provide a stub -out for a connection to the internal street network, and will grant such right-of-way as may be necessary on the Property to permit such interconnection, subject to VDOT approval, at a point compatible with such extension of Inverlee Way. 15.5 The Applicants shall upgrade the existing signal at Sulphur Springs Road from a three- to a four-way signal. All improvements within the existing southernmost right-of-way of US Route 50 at this intersection including the signal upgrade shall be completed prior to issuance of the first certificate of occupancy for the project pursuant to the approved traffic impact analysis and future construction drawings required for land use permit issuance by VDOT. 15.6 The Applicants shall pay to the County the amount of $75,000 for /signalization of the intersection of Millwood Pike (US Route 50) and Victory Road (Route 728). Such funds shall be paid within six (6) months of the issuance of the first residential building permit in Land Bay 1. 15.7 he Applicants shall pay to the County the amount of $150,000 for signalization of the intersection of Costello Drive and Prince Frederick Drive. Such funds shall be paid within six (6) months of the issuance of the first commercial building permit in Land Bay 2. 15.8 The Applicants shall close the existing crossover at the Carper's Valley / Golf Club entrance onto Millwood Pike, when the existing golf club use ✓ ceases operation, but shall retain that entrance as a gated right -in right out connection for emergency site access to be used only by the United States { 000 14467. DOC i 4 ilroffcrs As Revised 000145 0000201 10 0 • General Services Administration, for any federal agency or department. Notwithstanding the foregoing, in the event that the Applicant obtains or otherwise controls right-of-way across Millwood Pike from the current Inverlee intersection, the Applicant shall provide right -in right -out access to the Property to align with Inverlee at that location, and shall close the existing golf club entrance. 15.9 , The Applicants shall use its best efforts to obtain any necessary off -site /right-of-way required for the completion of any traffic improvements otherwise provided for herein at a commercially reasonable cost, but shall not be required to construct any improvements, including traffic signalization, if such right-of-way cannot be obtained by it. 1 .10 All public right-of-ways shall be dedicated to Frederick County as part of 1/10 the subdivision approval process, consistently with applicable Virginia law. 15.11 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, subject to review and approval by Frederick County and VDOT, and shall be constructed by the Applicant in accordance with the recommendations of the approved TIA for the Property. 15.12 All private streets and roads shall be constructed in accordance with the Virginia Department of Transportation standards therefor and as may be modified by the County, and shall be owned and maintained by the homeowners or property owners association served by such streets or roads. 15.13 In the event that the General Services Administration does not locate a federal facility in Land Bay 2, and other commercial users are proposed for that Land Bay that would result in cumulative project -generated trips in excess of 13,000 vehicles per day, the Applicant shall submit a revised Traffic Impact Analysis in order to determine what improvements, if any, shall then be required to accommodate the additional traffic and shall ®rnaffic e improvements. he Airport Reserve Parcel shown on the GDP is developed a revised Impact Analysis shall be prepared and improvements proposed, if necessary to accommodate the additional traffic. I6. CU RAL RESOURCES INVESTIGATION AND PRESERVATION .l The Applicant shall conduct or cause to be conducted a Phase I Archaeological Investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall cause Phase lI and III investigations thereof as may be demonstrated to be necessary by the Phase I study. 00014467DOC/4 Proffers AsRcciscd 000145 000020� 17. ESCALATOR CLAUSE 17.1 In the event any monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ("Board") within 30 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 30 months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of S% per year, non -compounded. SIGNATURES APPEAR ON THE FOLLOWING PAGES {00014467.DOC l4 Proffers As Revised OW145 000020; 12 Patton Harris Rust & Ossociates 16 Engineers. Surveyors. Planners. Landscape Architects. RA117 East Piccadilly Street J U�'2 4 �� PHWinchester, Virginia 22601 T 540.667.2139 F 540.665.0493 To: Candice Perkins Organization/Company: Frederick County Planning From: Patrick Sowers Date: July 24, 2006 Project Name/Subject: Governors Hill MDP Candice, Please find attached one copy of the revised Governors Hill PMDP. The revisions to the plan include the addition of the buffer along Coverstone Drive that was proffered in lieu of the typical road efficiency buffer as well as the inclusion of the typical cross section for Coverstone Drive. Thanks, Patrick COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 n r-. T1��`•f`i� iti,5 f I • l .yy. 64 - A- - 124-A POTOMAC EDISON COMPANY 10435 DOWNSVILLE PIKE 21740-1732 HAGERSTOWN, MO 016H26508243 $ 00.390 02/28/2007 Mailed From 22601 US POSTAGE NIX.1M 212 1 00 03/05/07 RETURN To SENDER NOT REEL IVErRf- BL..E AS ADDRESSED UNABLE' 1-6 FOFRW)4R0 DC: '2?wG0iS00099 *0692--00690-05--Is COUNTY of FREDERICK ` Department of Planning & Development _d 107 North Kent Street, Suite 202 J Yr R Winchester, Virginia 22601 = 64 - A- - 82- GOVERNORS HILL, LLC 1736 MILLWOOD PIKE WINCHESTER,VA 22601 MAP, 9 NI:fIl= 14O3O 1 .' .— i.i ri$s•Fv i•?�J 4J: 016H26508243 $ 00.390 02/28/2007 Mailed From 22601 US POSTAGE 26 O3/O5/07JI*r RETURN TO SENDER ATTEMPTED —NOT KNOWN UNABLE TO FORWARD RETURN TO SENDER COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 MAR 1 3 Govenors Hill, LLC 1736 Millwood Pike Winchester, V° 9,?Fn1 NIXIE. 016H2650824' $ 00.630 03/09/2007 Mailed From 2266 , US POSTAGE 301 1 08 Oz/ -111 fl 7 RETURN TO SENDER VACANT UNABLE TO FORWARD DC: 22601-503907 *3017-025J57-09-39 228 0 1 % 5 029 IIfill III III IIIIII IIIIIIIIIIIIIIIIIIIIIIIIpill IIIIIIIIIIIIIIII 2260i$4S'' Z R006 COUNTY of FREDERICK % 016H26508243 Department of Planning & Development $ 00.39 0 107 North Kent Street, Suite 202 (A— d' = 02/09/2007 Winchester, Virginia 22601 — "` oATT ' , 1 Mailed From 22601 NM`%' US POSTAGE ; 64 - A- - 124-A POTOMAC,. ANY WNSVILLE PIKE GERS32a P;11R 3 � ��rn�11 01QP UTF ra WI- COUNTY of FREDERICK \ ;�' r STF. _ . 0 Department of Planning & Development R 107 North Kent Street, Suite 202 + Winchester, Virginia 22601 Carpers Valley Development, LLC �UL 1 1 2006 8401 Greensboro Drive n McLean, VA 22102 -NIxIr db* b9 rri O lOa FMTLMN "M ScNot:N INSUFFICIENT ADDRESS UNABLE TO FORWARD BC: 2.2801503907 x3017-04SIS-08-41 22601y%5039 COUNTY of FREDERICK 016H2650824 4�t w Department of Planning & Development - $ 00.390 107 North Kent Street, Suite 202 VIWinchester, Virginia 22601 = 02/00/2007 � Mailed From 22601 US POSTAGE 64 - A- - 82- GOVERNORS HILL, LLC 1736 MILLWOOD PIKE WINCHESTER,VA 22601 r NIXIE 201 1 00 O2/1S./O7 RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD BC: 22601503907 *3017-03772-09-42 226O1%SO39 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Governors Hill, LLC 1736 Millwood Pike Winchester, VA 22601 Jai 016H26508243 $ 00.390 02/09/2007 Mailed From 22601 US POSTAGE NIXIE 201 1 03 021ISJ 77 RETURN TO SENDER NOT DE L-1VE RADL.E: AS ADDRESSED SE:D UNADL-EE TO FORWARD MC: 22E501SO390;' `k'3017--04260-09-42 IIIIIIIIIIIIIII,IIIIIIIIII IIII III IIII IIIIIIII IIIIIIII,IIIIIIII COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -V e4 0 o 06 Carpers Valley Development, LLC 8401 Greensboro Drive MAY 1 5 2M6 McLean, VA 22102 l .1 ", gwlA.Ijim RETURN TO salloE-:R INSUFFICIENT ADDRESS UNASL-E TO FORWARD GC: 22601500907 *3017-03720-04-44 COUNTY of F REDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING February 28, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #10-06 OF GOVERNORS HILL On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, March 14, 2007 at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #10-06 for Governors Hill, submitted by Patton Harris Rust & Associates, for Residential (550 units) and Commercial Uses on 281 acres zoned R4 (Residential Planned Community) District. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, and are identified with Property Identification Numbers 64-A-82, 64- A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A, in the Shawnee Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sinc ly, Candice E. Perkins Planner II COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING February 28, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #10-06 OF GOVERNORS HILL On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, March 14, 2007 at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan 410-06 for Governors Hill, submitted by Patton Harris Rust & Associates, for Residential (550 units) and Commercial Uses on 281 acres zoned R4 (Residential Planned Community) District. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, and are identified with Property Identification Numbers 64-A-82, 64- A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A, in the Shawnee Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sinc rely, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 o Winchester, Virginia 22601-5000 AGENDA REGULAR MEETING FREDERICK COUNTY BOARD OF SUPERVISORS WEDNESDAY, MARCH 14, 2007 7:15 P.M. BOARD ROOM, COUNTY ADMINISTRATION BUILDING 107 NORTH KENT STREET, WINCHESTER, VIRGINIA Call To Order Invocation Pledge of Allegiance Adoption of Agenda: Pursuant to established procedures, the Board should adopt the Agenda for the meeting. Consent Agenda: (Tentative Agenda Items for Consent are Tabs: D, E, F, and J) Citizen Comments (Agenda Items Only, That Are Not Subject to Public Hearing.) Board of Supervisors Comments Minutes: (See Attached)------------------------------------------ A 1. Regular Meeting, February 14, 2007. (Meeting Postponed Until February 28, 2007) 2. Budget Worksession, February 20, 2007. 3. Regular Meeting, February 28, 2007. AGENDA REGULAR MEETING FREDERICK COUNTY BOARD OF SUPERVISORS WEDNESDAY, MARCH 14, 2007 PAGE 2 County Officials: Resolution in Memoriam of Lt. Col. William S. Zirkle, School Board Member, Frederick County, Virginia. (See Attached) - - - - - - - - - - - - - - B 2. Committee Appointments. (See Attached) - - - - - - - - - - - - - - - - - - - - - - C 3. Proclamation Re: Designate April 13-21, 2007 as disAbility Awareness Week. (See Attached)------------------------------------ D 4. Proclamation Re: Designate April 19-22, 2007 as KOVAR Weekend. (The Knights of Virginia Assistance for the Retarded). (See Attached) - - E 5. Proclamation Re: Designate April 8-14, 2007 as National Telecom municator's Week. (See Attached) - - - - - - - - - - - - - - - - - - - F 6. Resolution Approving Amended Deed of Lease Between the County of Frederick and the Department of Military Affairs for the National Guard Armory Site. (See Attached) ------------------------------- G Committee Reports: 1. Public Works Committee. (See Attached) ---------------------- H 2. Public Safety Committee. (See Attached) - - - - - - - - - - - - - - - - - - - - - - 3. Transportation Committee. (See Attached) - - - - - - - - - - - - - - - - - - - - - J Public Hearing: 1. Outdoor Festival Permit Request of Belle Grove Plantation - "Of Ale and History" Microbrew and Imported Beer Tasting Festival. Pursuant to the Frederick County Code, Chapter 86, Festivals; Section 86-3 C, Permit Required; Application; Issuance or Denial; for an Outdoor Festival Permit. Festival to be Held on Saturday, May 12, 2007, from 12:00 Noon to 6:00 P.M.; on the Grounds of Belle Grove Plantation, 336 Belle Grove Road, Middletown, Virginia. Property Owned by the National Trust for Historic Preservation. (See Attached) ------------------------- K AGENDA REGULAR MEETING FREDERICK COUNTY BOARD OF SUPERVISORS WEDNESDAY, MARCH 14, 2007 PAGE 3 2. Tax Exempt Status Request from The Nature Conservancy, a Non -Profit Virginia Organization, to be Designated as a Charitable and Benevolent Organization within the Context of §6(a) (6) of Article X of the Constitution of Virginia. The Property Subject to the Request has a 2006 Assessed Real Estate Value of $757,500.00 and was Taxed $3,976.88. (See Attached) ----------------------------------------- L 3. Proposed School Bond Financing by the County of Frederick, Virginia. The Board of Supervisors of the County of Frederick, Virginia (the "County") will Hold a Public Hearing in Accordance with Section 15.2-2606 of the Code of Virginia, 1950, as amended, on the Issuance of General Obligation School Bonds (the "Bond") of the County in the Estimated Maximum Amount of $4,580,000 to Finance Certain Capital Projects for Public School Purposes. A Resolution Authorizing the Issuance of the Bond will be Considered by the Board of Supervisors at this Meeting on March 14, 2007. (See Attached) - - - - - - - - - - - - - - - M Planning Commission Business: Public Hearings: Rezoning #18-06 of Woodside Commercial Center, Submitted by GreyWolfe, Inc. to Rezone 8.835 Acres from the RA (Rural Areas) District to the B-3 (Industrial Transition) District with Proffers, for Commercial and Industrial Uses. The Property is Located on the East Side of Route 11, Approximately 3,000 Feet North of Hopewell Road (Route 672), and is Identified by Property Identification Number 33-A-124A in the Stonewall Magisterial District. (See Attached) - - - - - - - - - - - - - - - - - - - N 2. Transportation, Community, and System Preservation (TCSP) Program Grants. The County is Considering Seeking Funding Grants for Tevis Street Extension, Senseny Road Widening, Intersection of Fox Drive and Route 522, and Eastern Route 37 Long Range Transportation System. (See Attached) ----------------------------------------- O Other Planning Items: 1. Master Development Plan #10-06 of Governor's Hill. (See Attached) - - - P AGENDA REGULAR MEETING FREDERICK COUNTY BOARD OF SUPERVISORS WEDNESDAY, MARCH 14, 2007 PAGE 4 Board Liaison Reports (If Any) Citizen Comments Board of Supervisors Comments Adjourn r! MASTER DEVELOPMENT PLAN #10-06 GOVENORS HILL Staff Report for the Board of Supervisors Prepared: March 5, 2007 Staff Contact: Candice E. Perkins, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 02/21/07 Recommended Approval Board of Supervisors: 03/14/07 Pending LOCATION: The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A PROPERTY ZONING & PRESENT USE: Zoned: R4 ((Residential Planned Community) District Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: Zoned RP (Residential Performance) Use: Single Family Residential South: Zoned RA (Rural Areas) Use: Regional Airport East: Zoned MI (Light Industrial) and Use: Industrial and Residential MH1 (Mobile Home Community) West: Zoned RA (Rural Areas) and Use: Regional Airport and Office B2 (Business General) PROPOSED USE: Commercial and 550 Residential Units MDP #10-06, Governors Hill March 5, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master development plan for this property appears to have significant measurable impact on Route 50, Millwood Pike and Route 781, Prince Frederick Drive, the VDOT facilities which would provide access to the property. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip General Manual, Seventh 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. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: The revised MDP for Governors Hill delivered to our office on June 20, 2006 has adequately addressed our review comments. Therefore, we can grant our approval of the subject document. Frederick County Sanitation Authority: 2°a review - Approved Frederick County Inspections Department: No comment required at this time, shall comment on site plans when submitted. Note: Demolition permit is required to remove any existing structures. Frederick -Winchester Service Authority: No comments. Frederick County — Winchester Health Department: Health Dept. has no objection as long as public water and sewer are provided. GIS Department: The following road names are usable in the Frederick County Road Naming and Structure Numbering System: Pendleton, Cabell, Montague, Swanson, Darden, McKinney, Tazewell, Pollard. The following road names are NOT usable in the Frederick County Road Naming and Structure Numbering System: Gilmer, Nicholas Winchester Regional Airport: Please see attached letter dated July 11, 2006 and signed by S. R. Manuel, Executive Director. Department of Parks and Recreation: Detailed information regarding the proposed recreational units will be needed for review during the subdivision review phase of this project. Plan appears to meet open space requirements. The monetary proffer for Parks and Recreation does not appear to be adequate to compensate for the impact the residents of this development will have on the capital needs of the Parks and Recreation Department. The pedestrian/bicycle trail appears to meet county standards; however, it would be beneficial to the residents of this development if a "trail loop could be added to the rear of the residential properties, with connections to the proposed trail. MDP 910-06, Governors Hill March 5, 2007 Page 3 Planning & Zonina: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is'to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-1 (Residential Limited). The parcels were re - mapped from R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition. #011-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 1.0, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. On October, 12, 2005 the Board of Supervisors approved Rezoning #11-05 which - rezoned the properties to the R4 (Residential Planned Community) Zoning District with proffers. D) Intended Use The applicant proposes the development of a mixed use project; a residential and employment center. The project would be anchored by roughly 143 acres of commercial uses. These commercial uses would be complemented by moderate to high density residential uses (550 residential units max). E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding . development, preservation, public facilities and other, key components of community life. The primary goal, of this plan is _to 'protect and improve the living environment within Frederick County. It is in. essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy. Plan, p. 14] MDP #10-06, Governors Hill March 5, 2007 Page 4 Land Use Compatibility: The. six, properties included. within the Master Development Plan are all located within the boundaries of the Route 50 East Corridor Land Use Plan. The properties are located wholly within the Urban Development Area (UDA). The Route 50 East Corridor Land Use Plan envisions the area comprised by the subject parcels as developing with business/office land use. The Plan indicates that this planned land use designation is appropriate given the proximity of the area to the Winchester Regional Airport and the Interstate 81 interchange and the conduciveness of such locations to non-residential development (Comprehensive Policy Plan, p. 6-19, 6-21). The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport. With the rezoning for the site;the applicant ,proffered a:Generalized Development Plan, a copy has been included with this agenda. Proffer 15.1 from the rezoning states that the major roadways shall be constructed in locations depicted on the GDP, with reasonable adjustments permitted for final engineering. The roadways internal to the townhouse area do reflect a modification to the location as well as the number of entrances onto Coverstone Drive. The GDP from the rezoning showed two road connections onto Coverstone Drive and the MPD now depicts one central connection to Coverstone Drive. Staff Note: It is noted that the revised road layout for the townhouses internal streets does present a modification to the proffered GDP. However, as shown on the GDP, one of the street intersections would have been located on a curve and the elimination of this conflict point should be beneficial. Another modification from the proffered GDP is that a portion of the area shown on the GDP that was designated for condominiums is now shown as single family attached (SFA) which will be developed with townhouses. The proffers from the rezoning stated that the development could contain a maximum of 550 residential units and that multi- family could not exceed 50% of the total number of units. While a multi -family is still shown on the MDP, it only consists of the area east of Coverstone Drive. Staff Note: It is noted that townhouses are a less intensive housing type than condominiums and, therefore, could be a permissible modification and does not create a planning inconsistency. The modification of the residential land bay from condominiums to townhouses would not create a conflict with adjacent uses and, therefore, could be consistent with the intent of the R4 district and the proffers from the rezoning. Environment: The subject parcels contain a variety of environmental features to include areas of flood plain, wetlands, steep slopes, and woodlands. F000dplain (Zone A) exists coincident with Sulfur Spring Run, which transverses the frontage of the site. Disturbance of the floodplain will be limited to entrance improvements. Steep slopes (areas of 25% slope or greater) exist along the frontage of the site and adjacent to two ravines that drain the site I MDP #10-06, Governors Hill March 5, 2007 Page 5 to Sulfur Spring Run. The ravine areas present on the site also contain the majority of identified woodland resources. As the location of the woodland areas generally corresponds with steep slope areas, it is reasonable to expect the preservation of substantial portions of 'identified woodlands to maintain natural stabilization of the protected slopes. The site also includes four identified wetland features,'all of -which are man-made ponds associated with the site's previous use as a golf course. Transportation: Access to the subject parcels would be, a single entrance on Route 50 at Sulfur Springs Road; and an entrance onto Prince Frederick Drive (the existing crossover used to access the golf club will be closed and the entrance retained as a right/in right/out for emergency access). These two entrance points would be linked by a major collector road ("Coverstone Drive"), with a hikeribiker trail running parallel. Coverstone Drive is being designed and built as afour- lane highway' from Sulphur Spring' § Road to; the edge of " Phase 1 (residential); this `section will be divided by a raised median. From the edge of Phase 1 to Prince Frederick Drive, Coverstone Drive will be a two lane section. This two lane section will become a four lane section upon the relocation of Route 522 or when deemed necessary to service Land Bay 2. Coverstone Drive is intended to eventually intersect with Route 522 relocated. This road extension may happen when VDOT has determined the final location for Route 522 and when the applicant obtains right-of-way from the Airport. The applicants have proffered to provide the county with $1,060 per dwelling for the extension of Coverstone Drive. Proffers: The following list is a summary of the proffered conditions associated with Rezoning 411-05 (Dated June 24, 2005 and Revised September 7, 2005, September, 28, 2005, October 4, 2005 and October 12, 2005). Below is a summary of the significant. proffers: (A copy of the full proffer statement has been included with the agenda) Land Use • Project shall be designed to establish interconnected mixed -use residential and commercial/employment land bays in conformance with the GDP. • Residential .uses are prohibited in Land Bay 2 and all uses within Land Bay 2 shall be restricted to-the.ses permitted under:the.B2 (Business General) District. • Residential development shall not exceed 550 dwelling units and multi family units shall not exceed more than 50% of the total units. • No residential unit shall be closer than 2000 feet from the centerline of the Airport Runway. • Land Bay 2 shall be reserved for a period of two years for potential acquisition, lease, or use by the United States General Services Administration or for the location of any federal agency or department. • Upon written request, the applicant shall' dedicate ten acres to the Frederick County Board of Supervisors on behalf of the Virginia National Guard for the use as a National Guard Armory. _ already completed MDP # 10-06, Governors Hill March 5, 2007 Page 6 • Upon written request the applicant shall dedicate nine acres to the Frederick County Board of Supervisors for the location of a Public Safety Building. — already completed. • A 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools and a dog park shall be constructed with the residential development. Improvements must be completed prior to the issuance of the 281St residential building permit. Monetary Contribution • $442 per dwelling for Fire and Rescue purposes • $100 per residential unit and $100 per 1,000 square foot of constructed commercial to Fire and Rescue Company. • $1,714 per dwelling unit for Frederick County Schools • $343 per dwelling for Parks and Recreation • '$79 per dwelling unit for Library purposes • $79 per dwelling unit for the construction of a general government administration building Environment • Stormwater management and Best Management Practices (BMP) shall be provided for the site. • Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' association, of the adjacency of the Winchester Regional Airport. • Noise attenuation treatment shall be provided for all residential units and the applicant will consult with the Airport with respect to the granting of aviation easements. Transportation • Applicant shall design and construct Coverstone Drive as a full section with raised medians and an 80 foot right-of-way. Coverstone will be constructed in phases as dictated in the proffers. • Future interconnection with Inverlee Way shall be provided. • Signal at Sulphur, Springs Road will be upgraded to a four way signal, • Applicants will pay $75,000 to the County for the signalization of the intersection of Millwood Pike and Victory Road. • Applicants shall pay $150,000 to the County for the signalization of the intersection of Costello Drive and Prince Frederick Drive. • The existing crossover at the Carper's Valley Golf Club entrance onto Millwood Pike shall be closed and the entrance shall be retained as a right-in/right-out connection for emergency site access. Waiver: Some of the townhouses within Governors Hill which are located at the northwestern portion of the development contains some units which will be located more than 500' MDP #10-06, Governors Hill March 5, 2007 Page 7 from a state maintained road but not more than 800'; therefore' the applicant needed a waiver of § 144-24C(2)b of the Frederick County Subdivision Ordinance.' The Planning Commission at their February 21, 2007 meeting approved this waiver. This is a Planning Commission Waiver and therefore Board action is not required. STAFF CONCLUSIONS FOR THE 02/21/07 PLANNING COMMISSION MEETING: The preliminary master development plan for Governors Hill depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns. It is noted that approval of this MPD will enable the area shown on the GDP as condominiums to be developed with townhouses as well as the modification of the road network. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to ,a recommendation to the Board of Supervisors. PLANNING COMMISSION SUMMARY AND ACTION OF THE 02/21/07 MEETING: The staff reported modifications to the generalized development plan (GDP) which included a revised road layout for the internal streets serving the townhouses, as well as the number of entrances on Coverstone Drive. Another modification shows.a portion of the area previously designated for condominiums as single-family attached, which will be developed as townhouses. Staff noted that the modifications could be permissible and do not. create a planning inconsistency. In addition, the applicant.has shown a portion of the townhouses located 1,250 feet from a state -maintained road. The subdivision ordinance allows a waiver for lots that are greater than 500 feet, but not greater than 800 feet. Staff noted that if the waiver for 800 feet is granted, the applicant would need to adjust their road network. The applicant stated that in order to stay within the confines of the subdivision ordinance, they will reduce their waiver request to 800 feet. The applicant said the plan would be modified by extending the public street. The waiver was requested so the townhouse portion would not be fronting on state -maintained streets. There were no public comments. No issues or areas of concern were raised by the Planning Commission. The Commission voted -unanimously to recominend'`approval. of the requested waiver to 800 feet and also recommended approval of the MDP with the modifications. (Commissioner Kerr and Commissioner Morris were absent from the meeting.) STAFF CONCLUSIONS FOR THE 03/14/07 BOARD OF SUPERVISORS MEETING: The preliminary master development plan for Governors Hill depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns.. It is noted that approval of this MPD will enable the area, shown on the GDP as condominiums to be developed with MDP #10-06, Govemors Hill March 5, 2007 Page 8 townhouses, as well as the modification of the road network. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. The applicant is seeking approval authorization of the preliminary master development Plan by the Board of Supervisors. The Board's authorization will grant staff with administrative approval authority for the final master development plan. COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING February 9, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #10-06 OF GOVERNORS HILL On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, February 21, 2007 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #10-06 for Governors Hill, submitted by Patton Harris Rust & Associates, for Residential (550 units) and Commercial Uses on 281 acres zoned R4 (Residential Planned Community) District. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, and are identified with Property Identification Numbers 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A, in the Shawnee Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting., or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, ,1 Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 July 6, 2006 Mr. Patrick Sowers Patton Harris Rust and Associates, PC 117 E. Piccadilly Street Winchester, Virginia 22601 RL: Preliminary Master Development Plan .for Governors Hill Property Identification Numbers (PINs): 64-A-82, 83, 83A, 87 & 87A Second Review Dear Patrick: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: 1. Generalized Development Plan. The MDP is still not in conformance with the proffered GDP. While the relocation of the community center may be appropriate with the consent of the Airport Authority, the bubble where the center was cannot be revised to show residential because that area was not deemed for any residential uses. The environmental areas need to be revised as indicated on sheet 2 so that the MPD conforms to the GDP. The MDP needs to follow the boundaries set forth by the GDP approved by the Board of Supervisors. This plan will not be scheduled for public meetings until the MDP is in conformance with the GDP. 2. Legend. On sheet 2, the symbol for the private streets does not match what is shown on the plan and the red line has not been included in the legend. 3. Riparian Buffers. The riparian buffer widths are labeled incorrectly. 4. Project Totals. On sheet 2, provide the acreage of residential and the acreage of commercial. 5. Open Space Summary. The open space summary provided- on sheet 4 appears to be incorrect; revise as indicated. Also, the open space totals shown in the legend on sheet 2 do not match what has been provided on sheet 4. 6. Page Numbering. There are two sheets provided that are labeled sheet 5. 7. Road Details. Provide a detail for Coverstone Drive. 8. Unit Detail. Sheet 5 depicts the unit type proposed for the development. The number of each unit type and area needs to be provided on this sheet, not "TBD". 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Patrick Sowers RE: Governors Hill MDP July 6, 2006 Page 2 In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to this department. Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Parks & Recreation and the Airport Authority. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins Planner II CEP/bad Attaclu-nent cc: Gregory L. Coverstone, 334 Highbanks Road, Stephenson, Virginia 22656, Richard and Donna Dick, 1600 Millwood Pike, Winchester, Virginia 22601 �Carpers Valley Development, LLC, 8401 Greensboro Drive, McLean, Virginia 22102 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING February 9, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #10-06 OF GOVERNORS HILL On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, February 21, 2007 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #10-06 for Governors Hill, submitted by Patton Harris Rust & Associates, for Residential (550 units) and Commercial Uses on 281 acres zoned R4 (Residential Planned Community) District. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, and are identified with Property Identification Numbers 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A, in the Shawnee Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 AGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia February 21, 2007 7:00 P.M. CALL TO ORDER TAB 1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission should adopt the Agenda for themeeting...................:.:......................................................................................... (no tab) 2) December 20, 2006 Minutes and January 3, 2007....:....................:................................. (A) 3) Committee Reports.................................................................................................. (no tab) 4) Citizen Comments....................................................................:............................... (no tab) PUBLIC HEARING 5) Rezoning #01-07 of Jordan Springs, submitted by Bowman Consulting, to rezone 185.43 acres from RA (Rural Areas) District to RP (Residential Performance)'District; 28.30-acres from_RA (Rural Areas) District to B2 (General Business) District, 3.4.2 acres .from RA (Rural Areas) District to B2 (General Business) District with Historic Area (HA) Overlay Zone, and 3.42 acres from B2 (General Business) District with Historic Area (HA) Overlay Zone to RP , (Residential Performance) District (with 6.91 acres to remain B2 (General Business.) District with Historic Area (HA) Overlay Zone), with proffers, for commercial land uses and up to 604 residential units. The property is located at 1160 Jordan Springs Road and fronts the east and west side of Jordan Springs Road (Route 664) and fronts the west side of Wood's Mill Road (Route 660), in the Stonewall Magisterial District, and is identified by Property Identification Numbers 44-A-294 and 44-A-294A.' Mrs. Eddy.......................................................................................................................... (B) PUBLIC MEETING 6) Rezoning #18-06 of Woodside Commercial Center, submitted by GreyWolfe, Inc., to rezone 8.835 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers, for commercial and industrial uses. The property is located -on the, east side of Route 11, approximately 3,000 feet north of Hopewell Road (Route 672), in the Stonewall Magisterial :District, and'is identified by Property. Identification Number,3.3 A 124A Mrs. Perkins...............................................................::.....:::................... ............ (C) ... 7) Master Development Plan #10-06 for Governors Hill, submitted by Patton Harris Rust & Associates, for Residential (550 units) and Commercial Uses on 281 acres zoned R4 (Residential Planned Community) District. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, and are identified with Property Identification Numbers 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A- 87A, in the Shawnee Magisterial District. Mrs. Perkins..................................................................................................................... (D) 8) Other ;K :1► MASTER DEVELOPMENT PLAN #10-06 GOVENORS HILL... Staff Report for the Planning Commission, Prepared: February 5, 2607 Staff Contact: Candice E, Perkins, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning mattes. Reviewed Action Planning Commission: 02/21/07 Pending Board of Supervisors: 03/14/07 Pending LOCATION: The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A PROPERTY ZONING & PRESENT USE: Zoned: R4 ((Residential Planned Community) District Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: Zoned RP (Residential Performance) South: Zoned RA (Rural Areas) East: Zoned M1 (Light Industrial) and MH1 (Mobile Home Community) West: Zoned RA (Rural Areas) and B2 (Business General) Use: Single Family Residential Use: Regional Airport Use: Industrial and Residential Use: Regional Airport and Office PROPOSED USE: Commercial and 550 Residential Units MDP #10-06, Governors Hill February 5, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master development plan for this property appears to have significant measurable impact on Route 50, Millwood Pike and Route 781, Prince Frederick Drive, the VDOT facilities which would provide access to the property. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip General Manual, Seventh 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. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: The revised MDP for Governors Hill delivered to our office on June 20, 2006 has adequately addressed our review comments. Therefore, we can grant our approval of the subject document. Frederick County Sanitation Authority: 2nd review - Approved Frederick County Inspections Department: No comment required at this time, shall comment on site plans when submitted. Note: Demolition permit is required to remove any existing structures. Frederick -Winchester Service Authority: No comments. Frederick County — Winchester Health Department: Health Dept. has no objection as long as public water and sewer are provided. GIS Department: The following road names are usable in the Frederick County Road Naming and Structure Numbering System: Pendleton, Cabell, Montague, Swanson, Darden, McKinney, Tazewell, Pollard. The following road names are NOT usable in the Frederick County Road Naming and Structure Numbering System: Gilmer, Nicholas Winchester Rel4ional Airport: Please see attached letter dated July 11, 2006 and signed by S. R. Manuel, Executive Director. Department of Parks and Recreation: Detailed information regarding the proposed recreational units will be needed for review during the subdivision review phase of this project. Plan appears to meet open space requirements. The monetary proffer for Parks and Recreation does not appear to be adequate to compensate for the impact the residents of this development will have on the capital needs of the Parks and Recreation Department. The pedestrian/bicycle trail appears to meet county standards; however, it would be beneficial to the residents of this development if a trail loop could be added to the rear of the residential properties, with connections to the proposed trail. i MDP #10-06, Governors Hill ` February 5, 2007 Page 3 Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. 'Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision. C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-1 (Residential Limited). The parcels were re - mapped from R-1 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition 4011-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 1.0, 1989: The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. On October 12, 2005 the Board of Supervisors approved Rezoning #11-05 which rezoned the properties to the R4 (Residential Planned Community) Zoning District with proffers. D) Intended Use The applicant proposes the development of a mixed use project; a residential and employment center. The project would be anchored by roughly 143 acres of commercial uses. These commercial uses would be complemented by moderate to high density residential uses (550 residential units max). E) Site Suitability & Project Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making. decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and, improve the living environment within Frederick County. It is in essence a composition of policies used to .plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1], 4 MDP #10-06, Governors Hill February 5, 2007 Page 4 Land Use Compatibility: The six properties included within the Master Development Plan are all located within the boundaries of the Route 50 East Corridor Land Use Plan. The properties are located wholly within the Urban Development Area (UDA). The Route 50 East Corridor Land Use Plan envisions the area comprised by the subject parcels as developing with business/office land use. The Plan indicates that this planned land use designation is appropriate given the proximity of the area to the Winchester Regional Airport and the Interstate 81 interchange and the conduciveness of such locations to non-residential development (Comprehensive Policy Plan, p. 6-19, 6-21). The subject parcels are also located within the boundaries of the Airport Support Area that surrounds the Winchester Regional Airport. With the rezoning for the site the applicant proffered a Generalized Development Plan, a copy has been included with this agenda. Proffer 15.1 from the rezoning states that the major roadways shall be constructed in locations depicted on the GDP, with reasonable adjustments permitted for final engineering. The roadways internal to the townhouse area do reflect a modification to the location as well as the number of entrances onto Coverstone Drive. The GDP from the rezoning showed two road connections onto Coverstone Drive and the MPD now depicts one central connection to Coverstone Drive. Staff Note: It is noted that the revised road layout for the townhouses internal streets does present a modification to the proffered GDP. However, as shown on the GDP, one of the street intersections would have been located on a curve and the elimination of this conflict point should be beneficial. Another modification from the proffered GDP is that a portion of the area shown on the GDP that was designated for condominiums is now shown as single family attached (SFA) which will be developed with townhouses. The proffers from the rezoning stated that the development could contain a maximum of 550 residential units and that multi- family could not exceed 50% of the total number of units. While a multi -family is still shown on the MDP, it only consists of the area east of Coverstone Drive. Staff Note: It is noted that townhouses are a less intensive housing type than condominiums and, therefore, could be a permissible modification and does not create a planning inconsistency. The modification of the residential land bay from condominiums to townhouses would not create a conflict with adjacent uses and, therefore, could be consistent with the intent of the R4 district and the proffers from the rezoning. Environment: The subject parcels contain a variety of environmental features to include areas of flood plain, wetlands, steep slopes, and woodlands. Floodplain (Zone A) exists coincident with Sulfur Spring Run, which transverses the frontage of the site. Disturbance of the floodplain will be limited to entrance improvements. Steep slopes (areas of 25% slope or greater) exist along the frontage of the site and adjacent to two ravines that drain the site ,* 4 MDP #10-06, Governors Hill February 5, 2007 Page 5 to Sulfur Spring Run. The ravine areas present on the site also contain the majority of identified woodland resources. As the location of the woodland areas generally corresponds with steep slope areas, : it is reasonable to . expect. the preservation of substantial portions of identified woodlands to maintain natural stabilization of the protected slopes: The site also includes four identified wetland features, all of which are man-made ponds associated with the site's previous use as a golf course. Transportation: Access to the subject parcels would be a single entrance on Route 50 at Sulfur Springs Road; and an entrance onto Prince Frederick Drive (the existing crossover used to access the golf club will be closed and the entrance retained as a right/in right/out for emergency access). These two entrance points would be linked by a major collector road ("Coverstone Drive"), with a hiker/biker trail running parallel. Coverstone Drive is being designed.and built. as. aefour, lane highway, from.:Sulphur -- Springs .Road. to .the edge of Phase 1 (residential); this section will be divided by a raised median. From the edge of Phase 1 to Prince Frederick Drive, Coverstone Drive will be a two lane section. This two lane section will become a four lane section upon the relocation of Route 522 or when deemed necessary to service Land Bay 2. Coverstone Drive is intended to eventually intersect with Route 522 relocated. This road extension may happen when VDOT has determined the final location for Route 522 and when the applicant obtains right-of:way from,the Airport. The applicants have proffered to provide the county with $1,000 per dwelling for the extension of Coverstone Drive. Proffers: The following list is a summary of the proffered conditions associated with Rezoning #11-05 (Dated June 24, 2005 and Revised September 7, 2005, September 28, 2005, October 4, 2005 and October 12, 2005). Below is a summary of the significant proffers: (A copy of the full proffer statement has been included with the agenda) Land Use • Project shall be designed to establish interconnected mixed -use residential and commercial/employment land bays in conformance with the GDP. • Residential uses are prohibited, in Land Bay 2 and all uses within Land Bay 2 shall be restricted to the uses :permitted under the B2 (Business General) District. • Residential development shall not exceed 550 dwelling units and multi family units shall not exceed more than 50% of the total units. • No residential unit shall be closer than 2000 feet from the centerline of the Airport Runway. • Land Bay 2 shall be reserved for a period of two years for potential acquisition, lease, or use by the United States General Services Administration or for the location of any federal agency or department. • Upon written request, the applicant shall..dedicate. ten. acres. to the Frederick County Board of Supervisors on behalf of the Virginia National Guard for the use as a National Guard Armory. — already completed V MDP #10-06, Governors Hill February 5, 2007 Page 6 • Upon written request the applicant shall dedicate nine acres to the Frederick County Board of Supervisors for the location of a Public Safety Building. — already completed • A 3,000 square foot community center, 3,500 square feet of neighborhood swimming pools and a dog park shall be constructed with the residential development. Improvements must be completed prior to the issuance of the 281st residential building permit. Monetary Contribution • $442 per dwelling for Fire and Rescue purposes • $100 per residential unit and $100 per 1,000 square foot of constructed commercial to Fire and Rescue Company. • $1,714 per dwelling unit for Frederick County Schools • $343 per dwelling for Parks and Recreation • $79 per dwelling unit for Library purposes • $79 per dwelling unit for the construction of a general government administration building Environment • Stormwater management and Best Management Practices (BMP) shall be provided for the site. • Applicant shall provide notice in all sales literature, in covenants, conditions and restrictions for any homeowners' or property owners' association, of the adjacency of the Winchester Regional Airport. • Noise attenuation treatment shall be provided for all residential units and the applicant will consult with the Airport with respect to the granting of aviation easements. Transportation • Applicant shall design and construct Coverstone Drive as a full section with raised medians and an 80 foot right-of-way. Coverstone will be constructed in phases as dictated in the proffers. • Future interconnection with Inverlee Way shall be provided. • Signal at Sulphur Springs Road will be upgraded to a four way signal. • Applicants will pay $75,000 to the County for the signalization of the intersection of Millwood Pike and Victory Road. • Applicants shall pay $150,000 to the County for the signalization of the intersection of Costello Drive and Prince Frederick Drive. • The existing crossover at the Carper's Valley Golf Club entrance onto Millwood Pike shall be closed and the entrance shall be retained as a right-in/right-out connection for emergency site access. STAFF CONCLUSIONS FOR THE 02/21/07 PLANNING COMMISSION MEETING: The preliminary master development plan for Governors Hill depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. The preliminary master development plan is also in accordance with the proffers of the rezoning and has addressed all of staffs concerns. It is noted that approval of this MPD will enable the area shown on the GDP as condominiums to be developed with townhouses J MDP #10-06, Governors Hill February 5, 2007 Page 7 as well as the modification of the road network. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Following the Planning Commission discussion, it would be appropriate. to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 May 3, 2006 Mr. Patrick Sowers Patton Harris Rust and Associates, PC 117 E. Piccadilly Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan for Governors Hill Property Identification Numbers (PINs): 64-A-82, 83, 83A, 87 & 87A First Review Dear Patrick: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: 1. Generalized Development Plan. The MDP is currently not in conformance with the proffered GDP. The residential areas have been changed, the environmentally sensitive areas have changed and the community center location has changed. The MDP needs to follow the boundaries set forth by the GDP approved by the Board of Supervisors. This plan will not be reviewed further or scheduled for public meetings until the MDP is in conformance with the GDP. 2. Property Identification Numbers. On sheet 2, some of the PIN's are incomplete. 3. Owner Information. Clarify if the owners listed on the coversheet are still correct. 4. Unit Distribution. On sheet 2, the property identified as 64-A-83B (Richard and Donna Dick) has only been given rights to one of the 550 total units. The way that this parcel is labeled ("1 SFA Residential"), should the remainder of the residentially -planned site max out the total allowed units (449 units), this parcel could not develop. 5. Phasing Schedule. On sheet 2 under the phasing schedule, there are asterisks next to the months that are directed to a note that states "following final rezoning". Revise the table as indicated. 6. Recreational Units. Proffer 4.3 spelled out certain enhancements that included a pool, dog park and community center. Please note that proffered recreational 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 r_ Mr. Patrick Sowers RE: Governors Hill MDP May 3, 2006 Page 2 units do not count towards the required units per the Zoning Ordinance. All proffered recreational amenities are in addition to required recreational units. 7. Open Space. It appears that a majority of the open space is located within areas that contain environmental features. No more than 50% of the required open space can contain environmental features. Provide. a breakdown on sheet 2 that states how much open space is useable. 8. Legend Symbols. The legend on sheet 2 shows the shaded arrow as being private circulation. The design does not reflect what is in the legend and needs to be revised. 9. Project Summary. On sheet 2, the project summary states that single family attached dwellings are being used. The proffers state that single family attached can refer to a few different housing types. The MPD needs to delineate which housing types are being used and how many. The required setbacks for each unit need to be included in the MDP also. 10. Shading. On sheet 2, the location for the armory site is shaded, which corresponds to residential development in the legend. 11. Interparcel Connections. Provide a note on the interparcel connections that they will be shown at the subdivision design/site plan phase. 12. Environmental Features. On sheet 4, provide an environmental features table that shows the total amount of features (wetlands, steep slopes, streams, ponds) and shows how much is being disturbed and preserved. 13. Stream Buffers. This site contains three separate stream areas and they require riparian buffers: The buffers need to extend 35' feet from the scar line of the stream on both sides and cam -lot be disturbed. 14. Details. On sheet 3, provide road details and a detail for the bike path. 15. Transportation Improvements. Sheet 3 needs to show the improvements associated with proffer 15. The number of lanes needs to be labeled along with the timeline for when they need to be completed. 16. Archaeological Investigation. Proffer 16.1 states that a Phase I archaeological investigation of the property will be done. This study needs to be done prior to land disturbance being done on the site. 17. Labeling. Label the proffer numbers -that correspond to the notes on the MPD. 18. Waivers. Sheet 3 shows what appears to be a requested waiver of § 144-24C2(b), which is asking for 1,550' from the private road. The ordinance only allows individual lots to be 800' from the private road with a waiver from the Planning Commission. Also, the requested waiver appears to have two parts, the second being the location of the roads. The second part appears to be a note and not part of the requested waiver. 19. Road Efficiency Buffer. A REB is required along Route 50 along the residential properties. 20. Zoning District Buffers. A zoning district buffer is required along the commercial property that adjoins 64-A-84 & 85, as well as between the proposed armory site and the multifamily housing and along the residential property that is across the road from any commercial sites. s Mr. Patrick Sowers RE: Governors Hill MDP May 3, 2006 Page 3 In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application, a signed and notarized Special Limited Power of Attorney Form, all review agency comments and review fee, to - this department. Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Fire Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department of G.I.S., Frederick County Health Department, Frederick County Parks & Recreation, Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, aand ice E. Perkins Planner II CEP/bad Attachment cc: Gregory L. Coverstone, 334 Highbanks Road, Stephenson, Virginia 22656, Richard and Donna Dick, 1600 Millwood Pike, Winchester, Virginia 22601 ZC�arpers Valley Development, LLC, 8401 Greensboro Drive, McLean, Virginia 22102 COUNTY of FREDERICK Department of Planning and Development 540i665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING February 28, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #10-06 OF GOVERNORS HILL On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, March 14, 2007 at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan 910-06 for Governors Hill, submitted by Patton Harris Rust & Associates, for Residential (550 units) and Commercial Uses on 281 acres zoned R4 (Residential Planned Community) District. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, and are identified with Property Identification Numbers 64-A-82, 64- A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A, in the Shawnee Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sine rely, Ct IP-1A16-,) Candice E. Perkins Planner II CEP/bad 107 North gent Street, Suite 202 m Winchester, Virginia 22601-5000 This is to . certify that the attached correspondence was mailed to the following on 6`7 from the Department of Planning and Development, Frederick County, Virginia: - b4 - A- - N-K 64 - A- . 82- MAIN OF WINCHESTER, LLC GOVERNORS HILL, LLC 1936 MILLWOOD PIKE 1736 MILLWOOD PIKE S WINCHESTER, VA 22602-4558 WINCHESTER, VA 22601 R 64 - A• 8U•L 64 • A• - 86- R G R, LLC CARPERS VALLEY DEVELOPMENT, LLC -` V 119 ARBOR CT 8401 GREENSBORO OR STE300 ,\1 WINCHESTER, VA 22602 MCLEAN, VA 22101 Patton I Iarris Rust Associates, PC Attn: Charles MEI.-I 4 x. 117 E. Piccadilly Stre,E:t, Suite 200 Winchester, VA 22601 - - 64 - A- - 79- WINCHESTER REGIONAL 64 -A- - 81-A WINCHESTER INDUSTRIAL PARK, LLC 1936 MILLWOOD PIKE WINCHESTER, VA 22602.4558 64 . A• . 134- LONG, RAYMOND & TANYA C 718 CHELSEA OR WINCHESTER, VA 22601-6379 491 AIRPORT RD 64 - A- - 132- WINCHESTER, VA. 22602-4517RUFFNER, TERRY W & LOIS J 112 SULPHUR SPRING RD 64 - A- - 80-J WINCHESTER, VA 22602.6535 CAMPFIELD, LLC 112 E PICCADILLY ST WINCHESTER, VA 22601 U4 - A- - MU. BLUE RIDGE INDUSTRIESL( PO BOX 1847 - WINCHESTER, VA 22604-8347 Candice E. Perkins, Planner II Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County aforesaid, do &ereby certify that Cgicrice E. Perkins, Planner II for the Depart ent of Planning and Development, whose name is signed to the foregoing, dated �has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this a�d day of My commission expires on o� a rEx 64 - A- - 124- PERRY ENGINEERING CO INC 64A - A- - 13- WINCHESTER OUTDOOR 1945 MILLWOOD PIKE WINCHESTER, VA 22602.4561 64 - A- - 124-A POTOMAC EDISON COMPANY 10435 DOWNSVILLE PIKE HAGERSTOWN, MD 21740.1732 64 - A- - 122- TRUSTEES OF THE JAMES PEYTON DARLINGTON TRUST 1543 MILLWOOD PIKE WINCHESTER, VA 22602.4328 64 - A- -116- FISHER, LLOYD EST. CIO MARY E. WASHINGTON 813 N 18TH ST HARRISBURG, PA. 17103-1508 b4h - L- I- O&A RAVENWING HOMEOWNERS ASSOCIATION PO BOX 888 WINCHESTER, VA 22604-BOBB 04A - P 1- Ib- LOY, DAVID W 1441 MILLWOOD PIKE WINCHESTER, VA 22602.4319 b4A - /- I- I+ FRAZIER, ROBERT A 1427 MILLWOOD PIKE WINCHESTER, VA 22602-4319 64A - /- 7. I Z-A LAMBERT, GEORGE G & KELSA R 1411 MILLWOOD PIKE WINCHESTER, VA. 22602.4319 64A - 7.1. 8- COOK, JUDY BELLE CIO RODGERS, JUDY B 178 GRANDVIEW LN CLEARBROOK, VA. 22624-1437 b4A - /- 7- 4- HARTLEY,DOUGLAS ALLEN 100 STANLEY DR WINCHESTER, VA 22602.7334 b4A - /- F Z- KAKNIS, JOHN H & CHRISTOPHER BROOKS CIO JOHN G KAKNIS 730 N HAYFIELD RD WINCHESTER, VA. 22603.3429 54A - A- - 1 Z- SEMPELES, HELEN J TRUSTEE 107 ROSZEL RD WINCHESTER, VA 22601.3831 355 S POTOMAC ST HAGERSTOWN, MD. 21740.6032 64 - A- - 84- HOCKMAN, MARY K 104 OAK SIDE LN WINCHESTER, VA 22603.4224 64 - A- - 89-A MARLOW INVESTMENTS, LC 707 N COMMERCE AVE FRONT ROYAL, VA 22630.3419 64 -10- - 2- FREDERICKTOWNE GROUP, LC CIO RICHARD DICK 1400 MILLWOOD PIKE WINCHETSER, VA 22602-4320 64 -10- - 3. BARRETT-PERRY, KAREN B ETALS PO BOX 807 STEPHENS CITY, VA 22655 64 - A- - 89-B PRINCE FREDERICK GROUP, LC CIO JAMES L MCILVAINE, JR 6231 LEESBURG PIKE STE 600 FALLS CHURCH, VA 22044.2100 COUNT`' of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING February 9, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #10-06 OF GOVERNORS HILL On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, February 21, 2007 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #10-06 for Governors Hill, submitted by Patton Harris Rust & Associates, for Residential (550 units) and Commercial Uses on 281 acres zoned R4 (Residential Planned Community) District. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, and are identified with Property Identification Numbers 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A, in the Shawnee Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Candice E. Perkins Planner II CEP/bad 107 North Dent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify tat the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: 64 - A• - 80-K 64 . A• . 82• MAIN OF WINCHESTER, LLC GOVERNORS HILL, LLC 1936 MILLWOOD PIKE 1736 MILLWOOD PIKE WINCHESTER, VA 22602.4558 WINCHESTER, VA 22601 �V ' 64 - A- . 80-L 64 - A- - 86- R G R, LLC CARPERS VALLEY DEVELOPMENT, LLC r 8401 GREENSB ORO DR STE 300 MCLEAN, VA 22101 Patton Harris Rust Associates, PC Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 64 - A- - 79- WINCHESTER REGIONAL 491 AIRPORT RD WINCHESTER, VA. 22602.4517 64 - A- - 80-J CAMPFIELD, LLC 112 E PICCADILLY ST WINCHESTER, VA 22601 64 - A- - 80-Q BLUE RIDGE INDUSTRIES PO BOX 1847 WINCHESTER, VA 22604.8347 STATE OF VIRGINIA COUNTY OF FREDERICK 119 ARBOR CT WINCHESTER, VA 22602 64 -A- - 81-A WINCHESTER INDUSTRIAL PARK, LLC 1936 MILLWOOD PIKE WINCHESTER, VA 22602.4558 64 - A- -134. LONG, RAYMOND & TANYA C 718 CHELSEA DR WINCHESTER, VA 22601.6379 64 -A- . 132- RUFFNER, TERRY W & LOIS J 112 SULPHUR SPRING RD WINCHESTER, VA 22602.6535 �1 andice E. Perkins, Planner II Frederick County Planning Dept. I � a Notary Public in and for the State and County aforesaid, do I e eby certify that Ca ice E. Perkins, Planner II for the De artnt of Planning and Development, whose name is signed to the foregoing, dated 49 % , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this -_f'i day of My commission expires on I�J/" 2 / . I I - Lz�� NOTARY P&iBLIC 6Uel�- 64 - A- - 124- PERRY ENGINEERING CO INC 64A - A- - 13- WINCHESTER OUTDOOR 1945 MILLWOOD PIKE WINCHESTER, VA 22602.4561 64 - A- -124-A POTOMAC EDISON COMPANY 10435 DOWNSVILLE PIKE HAGERSTOWN, MD 21740.1732 64 - A- -122- TRUSTEES OF THE JAMES PEYTON DARLINGTON TRUST 1543 MILLWOOD PIKE WINCHESTER, VA 22602.4328 64 - A- - 116- FISHER, LLOYD EST. CIO MARY E. WASHINGTON 813 N 18TH ST HARRISBURG, PA. 17103-1508 64G - 2. 1. 52-A RAVENWING HOMEOWNERS ASSOCIATION PO BOX 888 WINCHESTER, VA 22604-0888 64A - 7. 1. 15- LOY, DAVID W 1441 MILLWOOD PIKE WINCHESTER, VA 22602.4319 64A - 7. 1. 14- FRAZIER, ROBERT A 1427 MILLWOOD PIKE WINCHESTER, VA 22602.4319 64A - 7. 1- 12-A LAMBERT, GEORGE G & KELSA R 1411 MILLWOOD PIKE WINCHESTER, VA. 22602.4319 64A - 7. 1- 8- COOK, JUDY BELLE CIO RODGERS, JUDY B 178 GRANDVIEW LN CLEARBROOK, VA. 22624-1437 64A - 7- 1- 4- HARTLEY, DOUGLAS ALLEN 100 STANLEY DR WINCHESTER, VA 22602-7334 64A - 7. 1- 2- KAKNIS, JOHN H & CHRISTOPHER BROOKS CIO JOHN G KAKNIS 730 N HAYFIELD RD WINCHESTER, VA. 22603.3429 64A - A- - 12- SEMPELES, HELEN J TRUSTEE 107 ROSZEL RD WINCHESTER, VA 22601.3831 355 S POTOMAC ST HAGERSTOWN, MO. 21740.6032 64 - A- - 84- HOCKMAN, MARY K 104 OAK SIDE LN WINCHESTER, VA 22603.4224 64 - A- - 89-A MARLOW INVESTMENTS, LC 707 N COMMERCE AVE FRONT ROYAL, VA 22630.3419 64 -10- - 2- FREDERICKTOWNE GROUP, LC CIO RICHARD DICK 1400 MILLWOOD PIKE WINCHETSER, VA 22602-4320 64 -10- - 3. BARRETT-PERRY, KAREN B ETALS PO BOX 807 STEPHENS CITY, VA 22655 64 - A- - 89-B PRINCE FREDERICK GROUP, LC CIO JAMES L MCILVAINE, JR 6231 LEESBURG PIKE STE 600 FALLS CHURCH, VA 22044-2100 64 - A- - 89- FREDERICKTOWNE GROUP, L.C. CIO RICHARD G DICK 1400 MILLWOOD PIKE WINCHESTER, VA 22602.4320 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING August 2, 2006 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #10-06 OF GOVERNORS HILL On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, August 16, 2006 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #10-06 for Governors Hill, submitted by Patton Harris Rust & Associates, for Residential (550 units) and Commercial Uses on 281 acres zoned R4 (Residential Planned Community) District. The properties are located approximately one mile east of Interstate 81 on the south side of Millwood Pike (Route 50 E) across from Sulphur Springs Road (Route 655) and The Ravens Subdivision, and are identified with Property Identification Numbers 64-A-82, 64-A-83, 64-A-83A, 64-A-86, 64-A-87 and 64-A-87A, in the Shawnee Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's'Web Page at www.co.frederick.va.us. Sincerely, 12 Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 h This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: - - - - 64 • A- - 80•K 64 . A- - 82• MAIN OF WINCHESTER, LLC GOVERNORS HILL, LLC 1936 MILLWOOD PIKE 1736 MILLWOOD PIKE WINCHESTER, VA 22602-4559 WINCHESTER, VA 22601 \. 64 - A- - 80-L RGR,LLC Patton Harris Rust Associates, PC Attn: Charles Maddox 119 ARBOR CT 117 E. Piccadilly Street, Suite 200 {�.p WINCHESTER, VA 22602 Winchester, VA 22601 f `U P� 64 - A• - 81•A - WINCHESTER INDUSTRIAL PARK, LLC 64 - A- - 86- 1936 MILLWOOD PIKE CARPERS VALLEY DEVELOPMENT, LLC WINCHESTER, VA 22602.4558 0401 GREENSBORO DR STE 300 MCLEAN, VA 22101 64 - A- - 79- WINCHESTER REGIONAL 491 AIRPORT RD WINCHESTER, VA. 64 - A- • 80-1 CAMPFIELD, LLC 112 E PICCADILLY ST WINCHESTER, VA 64 - A- - 80-0 BLUE RIDGE INDUSTRIES PO BOX 1847 WINCHESTER, VA 22602.4517 22601 22604.8347 STATE OF VIRGINIA . COUNTY OF FREDERICK 64 - A- -134- LONG, RAYMOND & TANYA C 718 CHELSEA OR WINCHESTER, VA 22601.6379 64 - A- - 132- RUFFNER, TERRY W & LOIS J 112 SULPHUR SPRING RD WINCHESTER, VA 22602.6535 1 4andice E. Perkins, Planner II Frederick County Planning Dept. I, , a Notary Public in and for the State and County aforesaid, do hereby certify that Candice E. Perkins, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on NOTARY PUBLIC d v6t-- 64 - A- -124- PERRY ENGINEERING CO INC 64A - A- - 13- WINCHESTER OUTDOOR 1945 MILLWOOD PIKE WINCHESTER, VA 22602.4561 64 - A- - 124-A POTOMAC EDISON COMPANY 10435 DOWNSVILLE PIKE HAGERSTOWN, MD 21740-1732 64 - A- -122- TRUSTEES OF THE JAMES PEYTON DARLINGTON TRUST 1543 MILLWOOD PIKE WINCHESTER, VA 22602.4328 64 - A- - 116- FISHER, LLOYD EST. CIO MARY E. WASHINGTON 813 N 18TH ST HARRISBURG, PA. 17103.1508 64G - 2- 1- 52-A RAVENWING HOMEOWNERS ASSOCIATION PO BOX 888 WINCHESTER, VA 22604-0888 355 S POTOMAC ST HAGERSTOWN, MO. 21740.6032 64 - A- - 84- HOCKMAN, MARY K 104 OAK SIDE LN WINCHESTER, VA 22603.4224 64 - A- - 89-A MARLOW INVESTMENTS, LC 707 N COMMERCE AVE FRONT ROYAL, VA 22630.3419 64 -10- - 2- FREDERICKTOWNE GROUP, LC CIO RICHARD DICK 1400 MILLWOOD PIKE WINCHETTER, VA 22602-4320 64 -10- - 3- BARRETT-PERRY, KAREN B ETALS PO BOX 807 STEPHENS CITY, VA 22655 64A - 7. 1. 15- 64 - A- - 89-B LOY, DAVID W PRINCE FREDERICK GROUP, LC CIO JAMES L MCILVAINE, JR 1441 MILLWOOD PIKE 6231 LEESBURG PIKE STE 600 WINCHESTER, VA 22602.4319 FALLS CHURCH, VA 22044-2100 64A - 7.1. 14- 64 - A- - 89- FRAZIER, ROBERT A FREDERICKTOWNE GROUP, L.C. 1427 MILLWOOD PIKE CIO RICHARD G DICK WINCHESTER, VA 22602.4319 1400 MILLWOOD PIKE WINCHESTER, VA 22602.4320 64A - 7. 1. 12-A LAMBERT, GEORGE G & KELSA R 1411 MILLWOOD PIKE WINCHESTER, VA. 22602-4319 64A - 7.1. 8- COOK, JUDY BELLE CIO RODGERS, JUDY B 178 GRANDVIEW LN CLEARBROOK, VA. 22624.1437 64A - 7. 1. 4- HARTLEY, DOUGLAS ALLEN 100 STANLEY OR WINCHESTER, VA 22602.7334 64A - 7. 1. 2- KAKNIS, JOHN H & CHRISTOPHER BROOKS CIO JOHN G KAKNIS 730 N HAYFIELD RD WINCHESTER, VA. 22603.3429 64A - A- - 12- SEMPELES, HELEN J TRUSTEE 107 ROSZEL RD WINCHESTER, VA 22601.3831 Governors Hill - Adjoining Properties TO:BARBARA-DATA PROCESSING FROM:BEV - PI nning Dept. Please pri t sets of la y THANKSI Name Address Property Identification Number (PIN) Name: Winchester Regional Airport 491 Airport Rd Property #: 64-A-79 Winchester, VA 22602 Name: Winchester Regional Airport 491 Airport Rd Property #: 64-A-88 Winchester, VA 22602 Name: Glaize & Bro, LC P.O. Box 2598 Property #: 64-A-80J Winchester, VA 22604 Name: Blue Ridge Industries P.O. Box 1847 Property #: 64-A-80Q Winchester, VA 22604 Name: Main of Winchester, LLC 1936 Millwood Pike Property #: 64-A-80K Winchester, VA 22602 . Name: R & G Warehouse, LLC 119 Arbor Ct Property #: 64-A-80L Winchester, VA 22602 Name: Winchester Industrial Park, LLC 1936 Millwood Pike Property #: 64-A-81A Winchester, VA 22602 Name: Winchester Industrial Park, LLC 1936 Millwood Pike Property #: 64-A-81 Winchester, VA 22602 Name: Raymond & Tanya Long 718 Chelsea Dr Property #: 64-A-134 Winchester, VA 22601 Name: Raymond & Tanya Long 718 Chelsea Dr Property #: 64-A-133 Winchester, VA 22601 Name: Terry W. & Lois J. Ruffner 112 Sulphur Spring Rd Property M 64-A-132 Winchester, VA 22602 Name: Perry Engineering Co., Inc. 1945 Millwood Pike roperty #: 64-A-124 Winchester, VA 22602 ame: Perry Engineering Co., Inc. 1945 Millwood Pike openly #: t 64-A-123A Winchester, VA 22602 ame: Perry Engineering Co., Inc. 1945 Millwood Pike Property #: 64-A-123 Winchester, VA 22602 ame: Potomac Edison Company 10435 Downsville Pike Property #: 64-A-124A Hagerstown, MD 21740 Name: Trustees of the James Peyton Darlington Trust 1543 Millwood Pike Property #: 64-A-122 Winchester, VA 22602 Name: Lloyd Fisher c/o Mary E. Washington 813 N 18th St Property #: 64-A-116 Harrisburg, PA 17103 Name: Raven Wing Homeowners Association P.O. Box 888 Property #: 64G-2-1-52A Winchester, VA 22604 Name: David W. Loy 1441 Millwood Pike Property #: 64A-7-1-15 Winchester, VA 22602 Name: Robert A. Frazier 1427 Millwood Pike Property #: 64A-7-1-14 Winchester, VA 22602 Name: Robert A. Frazier 1427 Millwood Pike Property #: 64A-7-1-13 Winchester, VA 22602 "Name: George G. & Kelsa R. Lambert 1411 Millwood Pike Property #: 64A-7-1-12A Winchester, VA 22602 Name: IP� George G. & Kelsa R. Lambert 1411 Millwood Pike Property #: 64A-7-1-11A Winchester, VA 22602 AS.A.P. a �� 0 Name: George G. & Kelsa R. Lambert 1411 Millwood Pike Property #: 64A-7-1-10A Winchester, VA 22602 Name: Raven Wing Homeowners Association P.O. Box 888 Property M 64G-2-1-63A Winchester, VA 22604 ,Karime: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property #: 64A-7-1-8 Clearbrook, VA 22624 Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property M 64A-7-1-7 Clearbrook, VA 22624 Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln roperty M 64A-7-1-6 Clearbrook, VA 22624 Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property #: 64A-7-1-5 Clearbrook, VA 22624 Name: Douglas A. Hartley 100 Stanley Dr Property #: 64A-7-1-4 Winchester, VA 22602 Name: Douglas A. Hartley 100 Stanley Dr Property M 64A-7-1-3 Winchester, VA 22602 Name: John H. Kaknis & Christopher Brooks c/o John G. Kaknis 730 N Hayfield Rd Property M 64A-7-1-2 Winchester, VA 22603 Plame: John H. Kaknis & Christopher Brooks c/o John G. Kaknis 730 N Hayfield Rd Property #: 64A-7-1-1 Winchester, VA 22603 Name: Helen J. Sempeles Trustee 107 RoszeI Rd o Property M 64A-A-12 Winchester, VA 22601 ,Name: Winchester Outdoor 355 S Potomac St Property #: 64A-A-13 Hagerstown, MD 21740 ame: Mary K. Hockman 104 Oak Side Ln Property M 64-A-84 Winchester, VA 22603 e: Mary K. Hockman 104 Oak Side Ln erty M 64-A-85 Winchester, VA 22603 e: FNa Marlow Investments, LC 707 N Commerce Ave erty #: 64-A-89A Front Royal, VA 22630 e: Fredericktowne Group, LC c/o Richard Dick 1400 Millwood Pike Property M 64-10-2 Winchester, VA 22602 me: Karen B. Barrett -Perry, et als P.O. Box 807 Property M 64-10-3 Stephens City, VA 22655 Name: Prince Frederick Group, LC c/o James L. Mcilvaine, Jr. 6231 Leesburg Pike, Ste 600 Property M 64-A-89B Falls Church, VA 22044 t A�� P —* /0 C � 6�dVFFJ o,es HILL Governors Hill - Adjoining Properties TO:BARBARA-DATA PROCESSING FROM :BEV - PI nning Dept. ✓pr7 Please, sets of Name Address Property Identification Number (PIN) Name: Winchester Regional Airport 491 Airport Rd Property #: 64-A-79 ✓ Winchester, VA 22602 Name: Winchester Regional Airport 491 Airport Rd Property #: 64-A-88 Winchester, VA 22602 Name: Glaize & Bro, LC P.O. Box 2598 Property #: 64-A-80J ✓ Winchester, VA 22604 Name: Blue Ridge Industries P.O. Box 1847 Property #: 64-A-80Q ✓ Winchester, VA 22604 Name: Main of Winchester, LLC 1936 Millwood Pike Property #: 64-A-80K Winchester, VA 22602 Name: R & G Warehouse, LLC 119 Arbor Ct Property #: 64-A-80L ✓ Winchester, VA 22602 Name: Winchester lyrdustrial Park, LLC 1936 Millwood Pike Property #: 64-A-81A ✓ Winchester, VA 22602 Name: Winchester Industrial Park, LLC 1936 Millwood Pike Property #: 64-A-81 Winchester, VA 22602 Name: Raymond & Tanya Long 718 Chelsea Dr Property #: 64-A-134 ✓ Winchester, VA 22601 Name: Raymond & Tanya Long 718 Chelsea Dr Property #: 64-A-133 Winchester, VA 22601 Name: Terry W. & Lois J. Ruffner 112 Sulphur Spring Rd Property #: 64-A-132 1/ Winchester, VA 22602 Name: Perry Engineering Co., Inc. 1945 Millwood Pike Property #: 64-A-124 ✓ Winchester, VA 22602 Name: Perry Engineering Co., Inc. 1945 Millwood Pike Property #: 64-A-123A Winchester, VA 22602 Name: Perry Engineering Co., Inc. 1945 Millwood Pike Property #: 64-A-123 Winchester, VA 22602 Name: Potomac Edis n Company 10435 Downsville Pike Property #: 64-A-124A Hagerstown, MD 21740 Name: Trustees of the James Peyton Darlington Trust 1543 Millwood Pike Property #: 64-A-122 ✓ Winchester, VA 22602 Name: Lloyd Fisher c/o Mary E. Washington 813 N 18th St Property #: 64-A-116 -✓ Harrisburg, PA 17103 "Name: Raven Wing Homeowners Association P.O. Box 888 Property #: 64G-2-1-52A Winchester, VA 22604 Name: David W. Loy 1441 Millwood Pike Property #: 64A-7-1-15 ,✓ Winchester, VA 22602 Name: Robert A. Frazjer 1427 Millwood Pike Property #: 64A-7-1-14 ✓ Winchester, VA 22602 Name: Robert A. Frazier 1427 Millwood Pike Property #: 64A-7-1-13 Winchester, VA 22602 Name: George G. & Kelsa R. Lambert 1411 Millwood Pike Property #: 64A-7-1-12A ✓ Winchester, VA 22602 Name: George G. & Kelsa R. Lambert 1411 Millwood Pike Property #: 64A-7-1-11A Winchester, VA 22602 I� Name: George G. & Kelsa R. Lambert 1411 Millwood Pike Property #: 64A-7-1-10A Winchester, VA 22602 Name: Raven Wing Homeowners Association P.O. Box 888 Property #: 64G-2-1-63A Winchester, VA 22604 ,Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property #: 64A-7-1-8 ,/' Clearbrook, VA 22624 Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property #: 64A-7-1-7 Clearbrook, VA 22624 Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property #: 64A-7-1-6 Clearbrook, VA 22624 Name: Judy Belle Cook c/o Judy B. Rodgers 178 Grand View Ln Property #: 64A-7-1-5 Clearbrook, VA 22624 Name: Douglas A. H rtley 100 Stanley Dr Property #: 64A-7-1-4 Winchester, VA 22602 Name: Douglas A. Hartley 100 Stanley Dr Property #: 64A-7-1-3 Winchester, VA 22602 ame: John H. Kaknis & Christopher Brooks c/o John G. Kaknis 730 N Hayfield Rd Property #: 64A-7-1-2 / Winchester, VA 22603 Name: John H. Kaknis & Christopher Brooks c/o John G. Kaknis 730 N Hayfield Rd Property #: 64A-7-1-1 Winchester, VA 22603 Name: Helen J. S7e peles Trustee 107 Roszel Rd Property #: 64A-A-12 Winchester, VA 22601 me: Winchester Outdoor 355 S Potomac St Property #: 64A-A-13 Hagerstown, MD 21740 ame: Mary K. Ho�kman 104 Oak Side Ln Property #: 64-A-84 Winchester, VA 22603 me: Mary K. Hockman 104 Oak Side Ln Property #: 64-A-85 Winchester, VA 22603 Name: Marlow Investments, LC 707 N Commerce Ave Property #: 64-A-89A / Front Royal, VA 22630 Name: Fredericktowne Group, LC c/o Richard Dick 1400 Millwood Pike Property #: 64-10-2 / Winchester, VA 22602 me: Karen B. I)arrett-Perry, et als P.O. Box 807 Property #: 64-10-3 ' Stephens City, VA 22655 Name: Prince Frederick Group, LC c/o James L. Mcilvaine, Jr. 6231 Leesburg Pike, Ste 600 Property #: 64-A-89B ./ Falls Church, VA 22044 Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE RZTIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOTMEET YOURAPPROVALP F-4SEPROVIDE C0"1FNTSAS TO WMT YOU ff'OULD -r- TO HAVE COMPLETED. andice Bernie Mark Susan Eric Mike Kevin Jobe COMMENTS: J" -, i CV . DATE & TEgE —2/Li ace Received by Clerical Staff (Date &Time):` ') 121 W S E DEPT. OF GEOGRA]PIIiC INFORMATION SYSTEMS FREDERICK CPUNTY, VIRGRUA Q)PD�' WORKREQUEST DATE RECEIVED: 0 REQUESTED COMPLETION DATE: 7 q 9106 GIS, MAPPING, GRAPHICS REQUESTING AGENT: Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: FAX: ESTIMATED COST OF PROJECT: DESCRIPTION OF REQUEST: (Write additional i �G,9 tom /h IqeS DIGITAL: SIZES: COLOR: PAPER: FAX: BLACK/WHITE: NUMBER OF COPIES: STAFF MEMBER COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYNIENT: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651)