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Home My WebLink About15-06 Willow Run - Shawnee - BackfileMASTER 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 TRACIENNG Date 7 0 Application received c� Fee Paid (amount: `? Preliminary MDP heard by Planning Commission - Action taken:� �- 1241"�Jf � '0 —� 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. o Final MDP signed by County Administrator and Planning Director (send two copies to applicant). 1C / ✓ Administratively approved; letter sent to applicant. r NOTES: DATE: File opened. Reference Manual updated/number assigned. D-base updated. List of adjoiners given to staff member for verification. Ong black -&-white location map requested from Mapping & Graphics. Four sets of labels requested from Data Processing. l -2- ! bFile 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 Jane wants a copy of the final action letter even if the application was denied or withdrawn.) �^ File stamped "approved"/"denied" or "withdrawn." Reference Manual updated. 3 D-base updated. 3 /9 �076ZR.,File given to Renee' for final update to Application Action Summary. File in file drawer. U \CuoKCommon\T,-kmg sheea\TRACKING MDP Rev 01/11/03 co 4� U 0, U L DATE RECEIVED FROM -L I I LUU,k ADDRESS 3uo 111.4 f,7 -""4-IDOLLARS $ -JFOR RENT 'FOR AMT CASH 'CT AMT. PAID 7 CHECK BALANCE MONEY DUE ORDER BY pq b U c �yo(us Pp7ynmLQ �Or (,U��low Rum Roo suSQO , fc �l k Eric Lawrence Subject: Willow Run - Notes from 9/30/08 Conference Call Regarding Service Road From: Funkhouser, Rhonda Sent: Wednesday, October 01, 2008 9:05 AM To: Copp, Jerry; Carter, Edwin; Smith, Matthew, P.E. Cc: Funkhouser, Rhonda Subject: Willow Run - Notes from 9/30/08 Conference Call Regarding Service Road VDOT: Jerry Copp, Ed Carter, Matt Smith Miller & Smith: John Conrad Jerry explained two different options: Option #1: Go ahead and take limited access right-of-way and allow a legal easement in there for Dr. Gordan, have it recorded. Option #2: Take right-of-way now with exception of up to service road. Don't take remaining into Jubal Early where limited access is going to stop, but have legally recorded where interchange is complete and taken over by the VDOT. Dr. Gordan would have legal access to Jubal Early Drive. Jerry prefers Option #2. From legal standpoint, Dr. Gordan would be "whole" entire time. Also, easement would make him very comfortable. John Conrad confirmed north and south side of Jubal Early Drive, everything except Jubal Early Lane, up to service road. He asked what instrument would be needed for us to deed the rest when Orchard Lane goes away? Jerry stated under either option, when you bond the interchange, the bond would have to include whatever work is needed to be done to get homeowners out to Jubal Early Drive. This is just in case whoever starts interchange doesn't complete it, we need to make sure Dr. Gordan is covered. John Conrad stated he has no problem bonding. Jerry has been asked to gather information to take to our Attorney in Richmond. He advised John we need something from whatever attorney he chooses. This should be something recorded that says once the interchange is complete and before the Department accepts it, the remainder of right-of- way is to be taken over by VDOT. John's attorney (probably Mike Bryan) to incorporate drawing as an exhibit. Document to be as professional as possible. John is going to meet with his engineer (Greenway) and have them prepare an exhibit. Then he'll send pdf to Matt to see if it works, then he'll meet with Mike Bryan to have him prepare document. Jerry will be out of the office next week, so he advised John to work with Ed (sending anything to both Ed and Matt). Jerry said the other key point is we think we should take time to look at this before deeds are recorded. John advised the recordation is only a two day operation. John stated�i`f he were VDOT, he would want all dedications now. Suggested not calling it "limited access" now. Jerry offered when we take it, it is limited access. Some of issue is allowing access from a private road. It was decided John and a Greenway representative will meet with Ed and Matt (possibly Jerry) Friday morning, 10/03, at the Winchester Office at 8:30 a.m. Jerry stated we are trying to get a legal document together that we think will pass the test and advised John we really need his help on this. TzhovOm Fuv4zhouser V re)Lvu. n Departvttiewt of Trawsportatiov, EAbur) tzes�denbU — L,2V { pev60pvMVGt I.-4-o37L ow VnUe� E5diwburg, v rt)%w R 22522.4 Phoo,e #-(54o).924,5C,o2 2 JUL 1 1 200i July 10, 2007 Mr. Brett Kelly Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 COUNTY of FREDERIC' $-, RE: Site Plan Comments - Cedar Creek Grade PIP Plans - Willow Run Frederick County, Virginia Dear Mr. Kelly: Department of Public Wor` 540/ 665-5, FAX: 540/ 678-01, Upon review of the site plan received June 14, 2007, from Greenway Engineering.; we offer no comments at this time, therefore we recommend approval of the subject site plan. Sincerely, Joe C. Wilder Deputy Director JC W/mlr cc: Planning and Development file C:\Documents and Settings\MR\My Documents\Review Formats\CEDARCREEKGRADEAPPROVAL.wpd 107 North Kent Street - Winchester, Virginia 22601-5000 GENERAL NOTES MOT GENERAL NOTES LEGEND VICINITY MAP (7 0 E�rINc INiERI®uIa coxraux----330------. BFAIE: 1' = 2.000' 1. Yelbed- and --ble used W W. cay.truc4on of the UO......... be- ,bell to- 1. We cun.¢t W. w work Do lnle project Ahw cowerm to We cure, edluow of and I.- re•Ulau to tee -"b Deperlmenl or Tfep,port , (MOT) Reed sod B.dg Spewicetlou evd ste°derae the V1rgiWe Er- area __ Ee13 . UIDEX CONE uR �__ - ° ---- 930 4 lu CDuvty cove U...mead. ed ,pecirin- .vd/or ,arrant MUT ,tmderde evd .pe,dio-be 9edimel control ReguleUov, and my otbar A U,eble rt.b rednel or Wn. ryWetiom. D, lie of . di»ropm,y or rovrllet bete.. th. 3tenderae or Sp ffioetlau and RevuWtiow the mort AI,W.epl ehW PROP.M CONTOUR 400 W to mntr.i memo end AO-.. ol-dio, dete°uon pond. -,b, u wt b. during .deem. ,x E,P DOJIMC ®G[ a PAID®1! cavrtn°etlon,e PgOP �PO� EDIY °P PArOmtf / �l uei be proNded prior to I,mence elf the site de.elop ant permit Mite apyro•. or Wne plea W ¢o -sy V2. AU - Uov ww comply nth to. letert U.S. D.partme.t or lobar OrougUmel Serety mtl Hewn Ad (0.) Y Otmpatio.. Sdety A Health (VOSH) RWn RM-tmu. a UO -__j 0 V reBe,ee Ina deroloper or he °gent of the re,po¢sibieti , cont.Wed m the Virg- Eroelov and Sediment Co°tr°I Hmdbo°k. ,btlov cod guve and ECEIRG = AND IO)ITII V3. wee w MOT right or they, W rovtrol, wheth,r tar temporary .nth D, in PR1P CAG P60Po9m CIS "� GV[I® Z W 3. A permit court M obtained pri ham the Office of the Rtio, St t. Igo r f-e, Oep.rlment of Tre¢ryortation (VOOT) and Redarick Cemly prior W con,trveti.v m e.eLim State ri{hl of -eye vi . t Work Aec.rdmc. with Ina to d b edlUm of VDOT', York Arco P4(l) of A MOT Rurlh od Eb w 4- c.ntni obi ne..en court be ttrtlned W eccazamca with 9ecUan tn.n(eJ of Lee MOT R d and Badge 9pecUicetiov-. LW -a v M-S rYNmNN nrr m-e to a -a e 4. Abi d of the Dim eon not rymmt» I,mmee .r m e¢hmce permit by MOT -pep each permit U Stets Ise. V4 The d»eloper ARW b. re.pouibe. for rolontiv. et We expeua and W uty Wc1u4 tr.nc gtWlym 1EIaBO16 4 nqubed meet It si{nel pole, ill I of sa,n. roe., to I to A.nea q MOT or Pn.ete / puce° ulillly romp be W It V the / role ro.poulEWly of the developer 1. lame ma I utility hCWUea or Itaw men be W to �P°=c f�SDxl IINs T " to o 5. The Duel I.t.Uov t R guard rw. will be deWrtnWed by f to penomet. "A joint W.pceUon wW be held 1De Oe•eloper, Comfy Repre-entrti.n, Repr-uvd the . Wtio¢ DapeMe of of ,f nW We propwed rov.rvWon ACUnLy. VOOT Appronl of the» Alma don not Wdemvify lee dneleper hem thl. Q 15` RW_ ®TRIG 9rOBl 96t® r�EF cite and - of beVib,""' - d when guard rw evd/.t peeed dlWheA wW be Heaved. Tee ., sill to determine d will be r,.po¢.bWty. yam. Ig' - e p W U...laper re,povsiDle for pr t of rymtlrell and p dl- artermmed by tell )oWl Wspactioo.` Rater to te.pt ,, V5. Dee!{¢ feet. ral.I W Held covrtry nryisdae,, mtl emlrol or Aefety of o-wle ouy be mbjcel pppfY® 3101W Sg/!B _ � -D • eY Well VU[WiA Deysrtmenl of hm.p.rtati.n (VIDE) Gumd Rail and Peeled WLCh Spaci}iution.. (MOT) W Deeea° a deemed vity of ry by VpOT. Any edwtlovel Diyevee Wcumd u e rasWl of my Held ran.ov O, ,eau a le- re.powlethy or W. a».op,r. ®IgIG 9ANRAn W C r° P a °• 9. M ep .1 Plow eve W eppneeble permit, mart Re e.eiLRle el W- roortrvclion cite. AI». • r°R°°e 9"iriM Ye. - to IwU.tlov of work, the tantretter .cell be Ible for ec W vecm.vy MOT Wtl u» P� BARD- SOER �► - of to roprew.4U.e of We derclopo met be seeable el W limed parmilA for my work nLeW VDOT ri.el-er-way. m91NG GAl1RN I J T. etc wArvin. ,lave. ken. DAniceae..r (legmev ee.uld be W ordmce nW tree Ymu. oe Uwarm Traffic Control DMce. y U nquWd by the local MOT Rnide.ay Mn, A pre -co¢RrvcUoo to -ranee Ahell be errengea and held (YUTCU). by th. ¢{In d/or de,aloper with the et4°dmc. of it. co°trector, vendee Comty Me.o -, utility R. All uveteble materiel shell be remo•ed from the .-U.. nr.ite or the road-vy before p-D, ,ampaw.a and MOT prior to i.iti.U.. of cork. embenkmanl. V8.cantre,tar -hell ."y the IIq VDOT °Mee wean work U to b.0 or came for P6� Iffi G I °1 A. w pavement ,cetlow ov It. epprona pp- by G on a EDAUDm CBR •slue of eel CBR velure Ina the¢ a wW rcgoDe reeled pevemevl -ectiov prcperN ey Gro-v-ey hLgln -rim end eppro•ea Dy the °ever. AbAlly or etermin.tl legth of lime YDOT require. end -nW ncairo 48 hour ed.mtt v Uce prior to my°nquv.d or roqunled ivepetUon. ymyggry u t0. AD -d.,d. ditch.. et [red» of re teev Si A- be peace with cement cmcnta to the limit, indicated VD Tree co vector ehW be rAepoo,oble for meio eletloe odequete mce» to the project from the edj.cevl ov Wa vlme and m nq-I,1 At the ne1A Wm U... Pu1li. road-, vie A towtr t- entrance loot u t.netrvcted s.d Do- Do. in .a rd- nth 9ectiov 3.02 of Lhe VUgiale Ero.io, and Sediment Control Heodboak. FurWerman, mere. to other pr.p,rtin wetted 4 -tEOWE / 4 ll. All .prey. ehW be ,epped and piped to the nea,M Atom sewer mevhaln or curb ivlat. Tha plpe .bell Ry Lhu project ebell be meWta thnogh covatruWov. The --per Abellhere, - lh. limite of the CESORO be mimmom e" betoet- and rovform o IDIOT etendud ROB-1 project . employee c.-d by tea V,g.. DmArtment of C.werntim ma R.-U.. (YDCR) W E}osion ma 9edimeel Control wee ehW inepcet on end wtw.v e.ntrol -b. and m ov • ronll¢uow ' 12. C.¢.UocUon debrle ehW be cavlain-d W .-Abtt nW We Yvgioie Tiller Cantrol Act vo ten lhm bane ter prep., inelallAtiev nod oyeretioe�DefiwmWn ehW M p,..p., reclined ®SAG 161JflIDN! PE06tM' ❑ o¢, titter r ceP-I. ehW be yr.•Lded et the c.0 -t- ate. e VIO. C ARW evmre a degwte drelvege U -I- ma m.otsl¢ed o. the site aural. and et ins and ®IOIG "'E"" g/ R W Eli o� 13. The ronhA Ahw provide edegyle me.0 of Cleevioe mud from truele and/or oW.r egWpoo- prior to ° f cowtrocUo.. PPoPO9m t1fED.18 -/ Uriy p�wc - Ave it U the covtretton re,P ebWly W clam glreela, elley dun, and to teke -h,leni eceeuery to Ineuro test lea .4»te ve meWteWed W A clime mud ma dart Ma Yll. An a ter and »war Urn allele e.Lti.Ig r propo.atl YpOT ri{hl-of-w.y hell here a minimum PROPO40 yQa grDgArW g8{ ,o-Uov et ell ten». thirty -Die (31) Wche. corer and eheo p.-bi..hW be iwt.11ed under node°, droineae fecWWa °t c°°Met P..U. -G TILER Itin- 14. NoWicetiop ehW be glee¢ to We Appropriate uUDty compmy poor to ronrtmetim of water and/or AA.tuy r liven. iwormati.o ehoWd s1.. be oR- from Wa appropriate authority -b-be perndte, cut V12. Av usual mbAurfece cendillew (e y m A. unsulteele »lie, ,prfvgw -Inkhale.. •°Ida, c n-, ate.) eero tend PWIPoS® -IIY IO}® - 14 -21g wceti, eve c.mecU._ L. en.Ung line.. aerie{ the a of D..rt . ehw be Immediately b-oAht to the -.U.. of lee eymeer and Mlrl. ♦ark ehW cane W treat Helot) mW m Adequate deal[. ten be determined by the eymce, -,l approved 15. AU Mary urt »Den and .e er mama and eppevmc» ehW Re constructed m ecc.rdmce rein the carrot `tee by MOT. etenderd, d epeoll-be ofrre4Mck COmty RmltaUon AUWenty. V13. All fW m ea, berme mrtenel Ana and -rout v u ehW be WApcetad and eppro»d eye MOT 90 le. The Irosnov of e.,tWg lWUee -hoer W th<» pow ere takev from e.,tWg sic ra,. it ,hW be the nprennlaUv.°prior to p�camenl mtl iW. wean CBR lnuy U roquired. a VDO'T rc-pl*, Uro Ahw Mo rD➢DA pY ART COUNT IOD aelretton re ,obWty to •erUy tree exact norli - and -Al -U. or .0 -be -tin a ¢ceded to coulrvetlov. Tee --to, -hW tvtorm the erylveer of my --ote A-DA from bV e.Atiy tbe o pro»sit to WAuro the . plc obtained le ,.pre-Uve of We Iwatiov. Yhen eoU .empl,s era mbmitlad to private leboretorl» /ar ta,Uy the AADDP.. ARAU be clearly ide-ed and 1.b,l.d u belo°[WE to a Proje. PAwn® e� t1B un.r tWty •e -U.. and IRA propo»a -D-ttlo°. o be --Ap d by MOT Aod Uet le-U°[ Aew be performed m eroordmce cite .0 applodbl. VDOT .lmderda and prated--. emPam Your emu. TW.oOr p Z h. The ve•eloper eW be r-J-t ble for r acme.° to the .-Im ItIerae and utWtin welch °coon u . awl el bid tovAtrvetiov prolcet nleW or covtl{uou, W Wa ..rtW...bt-of-wet. V14 All roedwm M. Rene, mbemde mAUriel, Ana becktW in utility/norm A- trencne..nw be co-p..t. W IA (A) W.h IUTA to MM of It-- mselmum d-ty .e determned by AASMO T-pp YeNoa A n[hm YMn1p YAIel01g Rlm� Iz _ O W 1B. them pAafy U pro0wed nthW euemavi. of ulWUn. lalten of grmlWon from W Wnl etl rompmla. pith or mWw 2g .r optimum mof.me tar the rWl elate of my asalcetad .trot FIRht-of-way At Me d�rt be prwldM to Freaeri,k -t, Publm Worka Dep-..t prior Lo loom.. of _dine end/.r site n.lopmant permit,. lir..... or YDOT, d-ty teete Ah.l be performed by a goelifled Wdepevaevt A,,-, W A,tordmce nth MU'r Road And Brldg. Sp-Mutiow. CerUrled ,.p- elf teet reyortA AIR" Re .ubmitted to MOT awy, uelem Ap°,W.d Solie DRAW BYHONIS ®19Y ��91 W q' IA. The d».log, wW be ra.poulRla for tea n1oc.U.v of col uW.- .blch W r.qum,d u e net .f hL project. The relocetim eh-d be don. phor to-A-U.n. V15. MOT Ste°dera CD ma UD md- ,ho b. wtWetl -hen -tetea O. cone plena and/a, .. by VDOT rA210f1 IlR ---�� mIf60DE -- -- 20. . pl. bi-ty the IweUov of W Imo-° g-itee. Gre eeitn Alb- ev tbie plm wW be preteel.d epecJied . ®TRIG 9POr T354 W rdmm elth ,late It. W the event pa• - me dUeavn.d dur be ..betru.tlee. We omen and Acco ,ylncer court be -el lbool Ately. Via. Tee Iv, AU U.. Of my enlrmen end mWbeia nlhm my dedinted atrcet right-of-way .hell meal VDOT minimum de.i.n nendertle evd I. the removnbinty of the d»eloper. DJrA1gN X 351 to deny Gneve.y ELgW �I �AIRIM X I o 21. The cwtnclor is o verily field ...dlUow prior ma .00rtro- ma votdy brie[ Al (I.) del- IBS imoedielely of my aLcrepeecln - . . Attu. field ,ovdiUoy and We appal plm. V1,. Prior to MlYT A,cepteo- of my areal,. AD regulred street .irysge and/or pe-.t. meriW Ahw be iwWlea by the d»eloper or. At MOT'. dl„rwm, by MOT on m ettromt rocnveble baele f°U.-l.g Wa �G rIQ 0� �� e e Meo- O° U.iform Trwic Conrol DMCn. )L Ty 22. Co.-UII fiUe Abell Re °°mpeoted to 95% of meelmum a,..ty Ae 4ete od by method "A po etmderd prate, A.L41IT0-IRA. ARTY -Ogg., or VTY-i Ae eppOCADIe. -, ARAB be cerUried by a reglel- VIe. Th. d».op.r Abell provde the MIT RMdewy Offi,a with A Urt of .11 materiel »urea. prier to the 5Z7 Prof-bel a oer and ,.ate -bottled to I-- C.mty prior to pe-- ronalrucUov. U e .art of con.trvcti... Copin of W Wnlw. for te- u-.ed nthIo Any detli.etad -treat riehl-et--ey �I� X G ll a»te-Al report bee been prepared. It .h.Wa epanetle the rryuiremmts m tbie Date. court be r.nded t. Wa Ix. VIM Re..tta deocy OMce prior to plenw of the cork . Unit Avd t- pnen may be oR.core,i 5¢ M Covtrmton .ew v Wy operator- -bo meln[eW mderpvood aunty Dnn W We ere- of proposed e.ce•e[Iry r eii.,ung eL I.- tee I.) .orkiy den, Rut not a - le. (I.) work be den. prior to c mme°cemenl VIA. A—.- bee. and mbbue .-Al. °eW be pieced ° mbgrede by of ma<e- Apr°edar. r d.UUon. Neon and UlAlbove v°umbere of the end oper.lon ..-V.- -ty lien W yyedenek Comty ,pp.. be We. Tee.- number ehW Al.. be wed to .one W A. emenecy ,o.WUan. D.vwy wW ba determined lea d-ty cov rot .Wp m°.cc.rdmtt 'W°Sntmn 304 . the VDOT Roed end Bridge Sp.wle°li°u evd VTII-10 A ..-led` c°mpacum techvlcim ehW perform tn... t»L.. C.rlUied `J -pl.. al teal -- Well be .uemilled to YDOT del , awe» Apewled olh.r-i,.. W addition to ch.ckW. none depths. A YDOT Pree,nteti•D D. b..oldi.d and {I- the opp.nuwly to be pre».t early the ,outrv,tlo. and l,rtibe of the dead, control strip. a to .Ater/ frcde.ck C.mly Seetteuen Authority Phone. Veriaoo V20. Aephelt concrete p-e- Abell be piswd W .ccortlAnce nth 9cetiov 315 of the MOTRoad and Bodge PCp] Sewer. P.O. Roe leT P.O. Box 1T3AB wmehn - VA. 22e04 Bellim- YD 2128, 9pecitiwtionA. Deady ehW D determined lAtDA UDA acuity ...trol eltip ve e,, c .d W S-U.. 315 and VTY-,eel A Alt ed .. -U.. tecbvicim ehw perform the» ten. . Certified .epic, elf LM rep.rie .hen De b 8 E I-) .-U-(30I) --a. -bodied VDO'I' dolly -ee..-Ul.d .therwiee A MOT repree-11 a .hell be Do- eod gircm tee Per: AU°.hmy P.- Ge,: Seeomdoeh Gee Co os opport-I, t. be pr»ent done. WAna e covelneti-1- of the covtrol .Wp. -1-SHEET INDEX (a P.O. Do. 145a PG Bo. 24M .1 W Aecordmc. with Sectl.. 3 -0. the fomd.Uow for ,, FW,ert, thrty-,1i (3e) -bee end lager t " HAa.reto-. YO 21741 wWtearto. VA T2E04 Ahw R. °iplor°d below We bottom of the a -.. t. ve ,mine ln, type and ta¢WUov of the -de - 1-e00-e64-391, (610) BBA-11❑ VU.1nW Utu1, Pnt°,U.. 9ar•Yce I-Boo-552-T0O1 Me .-t-,RW report and of lomd-... l-Um the ev t° W... mtl VpOr for Avpro,el Pn.r W p-D, pipe. ramdwen deal{v, I- comply -IW MOT Rosa Aoa Brlda. StmaW PB-t 12ere ft. y,-id oth-Ab uv,ultebl. I ... dAU... en omt-red, the I ... deti.. deal. and/or v,ed for famdetian °.'ebWutim vFe.- ehw De Eater - by the end approved b, MOT. COVERSHEET SHEET 1 V22. App-el of Lheae pl. ,hell enir- thr,A (3) yam from the date elf tee .ppr... 1eu.r. MASTER DEVELOPMENT PLAN SHEET 2 V23- MOT 3Lmdua CC-12 Cwb RemDa shW N W.taed where mdiceted .. inn. pima mtl/or u .petaled ey MOOT. W4 MOT St°ndera Go,- .hell be W.wed .hero wermled and/°r m prep.»d .. tbe» pl. W so, r4mee .Ile vDOT'. Wrtweu.. anlerie. nn..Pp-. of tee .nera,w 1....I W eel gi.e. or vpm war ADJOINING PROPERTY OWNERS SHEET 3 SITE ENVIROMENTAL FEATURES SHEET 4 � � t- U OIINERS CERTIFICATE OIINERS CERTIFICATE .r°d.A I. ma., romplet, ROAD NETWORK PLAN SHEET 5 H PI- of the lend of Th. rOGROW L WWILLOWW GROVE LC. A T50 IJC The foregoing Site PIm of the lea of 740 LLC TYPICAL ROAD SECTIONS SHEET 6 DEVELOPMENT PLAN SHEET 7 DEVELOPMENT PLAN SHEET 8 P F B+ g w ht with th. rn. ,meet and W ec.."Ab.. with the d.W - of the mdenlgned ow.en, propertae..nd tru-tem U my. le with the free Docent and W ennramne nth the dean. or the mden)geed owner, properllee and trvetee. U my. TRIP GENERATION TIE CODE LAND Use AMOUNT AM DEVELOPMENT PLAN SHEET 9 ` 3 M c FCSA CONSTRUCTION NOTES ¢I�0 tdci. IAYa A® DNfit lee0 StephD. While DATE (Ym.ger) C. Rlen ly Whl dad er)ta Jr. DATE (ypy �' O .,e DNn3 A..e. DEVELOPMENT PLAN SHEET 10 J � fWOR GROVE LC. A T20 South Braddock Street T10 LIA: P.O. Roi BT R6E '" °` "T• ettr XOaswc AnA °° °""' , UX12 "°' 9» DEVELOPMENT PLAN SHEET 11 Tom' �Rwa 780 uC Winchnter. V. 22801 (540) 887-1710 WWche-ter, Ve 22801 (540) 867-0614 r •• •• eel �°' 1. The AUNartty'. that,, end 9e-er 9lmderas .n0 9pecUln4ou An -Able et ewe - 2. Tee -ale, and .anllery of the» ..id for teo from date tMA na dote nod ay. LeYe f f� w w .e.er p.rtlov platy ere teen °1 .ppro... ego ASTAB. E26 an sl IIAn 7 3. Rater end A-- Ova, arc I. Re c.wlrveted m ecrordmce nth We» plea and .bell meet W Authority nquiremav4. IIRAL t4Tt rn °YAI� ID � 4. The ...tre-r .nth coortinate nth, and enrage for iwPecUw by, the Authority. 5. 111, . atl DA water mom a lopped for Wv,- e iutellAnov or a line: a) 11 a A"thority chat fumbb w mbar and oaten.. b' "° LALIN pL P Za w TAI� DAM VM 18. rxe Autx lode RURMUII ONJn (esy® col OFNERS CERTIFICATE OXNERS CERTIFICATE 1. mete epp...... lid pay d,ponl 2, coat the top I.AU... _ gel Tea .--tor Ahel1 tie-W . n......r ho. 1. m .Hell.. m.Ma1. It, t.r. dmhy the -.I.. PROJECT INFORMATION SEAL COVER SHEET The foregoing Site Plm or the amd or The foregoing Site PIm of the Imd of T EAecl IonUow of water and .ewer »,•Ice. on new lien me to be ...rdloeled nW the Autb-ty A SITE LOCATION FREDERICK COUNTY PARCEL IDENTIFICATION N0- . : 53A-1R0, 53-A-BL 53-A-A2. 53-A-W2A, 63-A-B2B, 59-A-A4, 83-A-2A. 53-3-A TH OF p/ Z PrJeM N- WILLOW RUN MILER AND SMITH AT WILLOW RUN LLC CREYSTONE PROPERTIES LLC 1D-- B. Tee AuthonljA metotmae. department A- furol.h eve Iv,ta11 All eels tore throve 2" m ..eel It I. We a»elaD.r'A/covtrset.r'. rn pennbWty to he.e We meter box A,rombly W,WI,d tomoly. Betare . Permr meter u Iwtwea: be with the free con-enI sod W sotrordmc. with the dam,.. of the md<nlgned owns ,tie and lAvelns U my. n, propo le with the fro --tend W ...Drdmce with the dean. Of the code reigned owner, properties and trusts- if my. Dena: yi-ei, ie.yyg Up Cad. It fihPB.n Nei e) The meter Dar, nW Iti home mar, mart be prepab •1V••d nW the ,opp,mller. TOTAL SITERE AA : 35A.AT ACRES y b) the hem° ova erect .RW be .. to flool pale. The dl.mce eat.... We LOP We lb. be bet.ce. CUBRENT ZONING RA DISTRICT (RURAL AREAS) K. SEE OWNERS CERTIFICATE Job. T. Conrad DATE (Moyer) lame R. wiiki � BI DATE �Ymsaar) of c... r and copper.attar Ahw t. 1. A.d 21 Wetin a) Au companmb of Wa meter nor u»mob .bW W W prow, werlde. order. CURRENT USE RESDISTRIU./(RESIDENTIAL PROPOSEDUSE R4DISTRICT (RuHITY) I.IL U030�2471; And Smith of 11NoW Ruo LI.C. ProperUe LLC. P.r ..tar ma eager .enicn that comet to a..Uy IWm: PLANNED COYYUNfIY) - 8401 2055 Vve 8401 GrceveLorO Or. 2055 VWey A,e.YDAER AND 9YlTH AT LBOwJuba Early Dr GREYSrONE PROPERTIES LLC 2055 VAU.y Ave. AIThesu.vofWe»Mee toter. fr to be crordmetN nW We Authority. Roe lnnny A.-i.t.nt b) m ApWcAUan for Service be fee. Refor. nU .,. 1.390 MAXIMUM DWEWNG lfNT19 MCLem, V. Z2102 WWchnter, VA 22B01 (703) 821-25M 540) T22-4101 WILLOW RUN L.L.0 Susie 330 Winchester. VA 22801 Wincheeler. VA 22601 (540) 722-4101 must made Avd peld eer. �) The Authonly ehW luma.h and fie Do w 5/B". 3/4' ma 1' eater urvieee PER PROFFER SECTION A(I) GetYyleg Pleb: Addles. Ivelv.ly ZipCeG A TdePheoe ae. 151 windy HW lane (540) 7M-2585 o) Per w 1 1/2' And 2' eater ur,lem, the A.tnorll y abet melee the VP and brig the piDly t. the Une. prepeny The rontrseter ,hw fur..h and Inrtw We meter »WL u»mDb. Tree Authority n11 luWl the CONDITIONAL ZONING STANDARDS AND MDISTRILT GREENWAY ENGINEERING WWcheter. VA 22802 mat.'. Tee AUW.nty wW Iwtw W u.er Wterw. MODIFICATIONS ASSOCIATED WITH THIS MASTER DEVELOPMENT PLAN ARE GCORPORATED A9 A PROFESSIONAL SGL A SIGNATURE (510) 082-4I85 APPROVAL pp®pDCf( COUNTY DIRECTOR OF PLANNING t DEVELOPMENT DATE DATE: JULY 200E 10. Avy wet°, .-Ione meal hen a RecmOw p-tion m.embly (d°ubl, check ..In or RPZ, u r-quWea). ILA e»eobly met mcel ASSE .mead No 1015 .r 1013. 11 All fire 1We..bell hen a tin .e ma meter u»ebb and A be.dl.w pro oboe ,memory (d.leotor double enact veln or RP2... r- fired). To. numbly AeaO meet ASSE .tmd.rd No. 1048 or 1641. reed remain ere*--, CO ONE" OF THE PROFFER STATEMENT FOR RZd OB-05 AND MAY BE REFERENCED FROM THAT SOURCE. ALL LAND USES WITHIN WILLOW RUN WILL BE SERVED BY UNDERGROUND UTILITIES. TRINE PLANS ARE IN CONPoRYANCE In COUNTY OF FREDEE. DTu0AR03 AND 00D0.NC19 ANY DEVIATOR OR CHANCE M MUSE PLANS YFUJl BE APPROVED BY TIR JOND'G AIORNI5TIO OR PRIOR t0 FIRE MARSHALL S NOTE SCALE: N/A n.. i... .. �m letRedlo Any Perkl¢e" siry. and Mallow -blotetiou wW be Wetwed FCSA WILL PROVIDE PUBLIC WATER AND SEVER CONSIRULTON DESIGNED BY: TEAM Uo. o b, recta WApceUon el the dlneUoe of the Rre YsnhW'A Onlce. SERVILE TO WILLOWRUN, FCSA HAS INDICATED THAT JOB NO. 98OOWG 3UFFlCIEN7 WATER AND HEWER IS AVAILABLE FOR THIS PROJECT. PREDEMCE COUNTY ADMINISTRATOR DATE SHEET 1 OF 11 R,r wwy,YlAY 44x1e Pr ~ '� ee \ � I j rRI-doI f \ a\ rr. F Ile Lj\V `r Ir' illy _�'� _ '11 /' •� 1. fir, 1 I o�"`°°o- F � \ !� \ ,% ^ I/!�j) , (i /�' �"'eaNr rya all °-•^ <.•1�.. � -� !. \`�- LEGEND SINGLE FAMILY DETACHED u„ SINGLE FAMILY ATTACHED MULTI -FAMILY AGE RESTRICTED ff ® COMMERCIAL OPEN SPACE WATER FEATURES VDOT R/W TO BE VACATED PUBLIC R/W 1,�t 0 PRIVATE ALLEYS FUTURE ROAD EXTENSIONS - - - GCT - GREEN CIRCLE TRAIL o ,� --- PTS-PRIVATE TRAIL SYSTEM® WILLOW RUN COMMUNITY RESIDENTIAL UNIT MATRIX Category Mjnimum Maximum Housing Types x of Units % of Units Permitted Sutgle-Family 20x 36% RP District SFD, 35• SFD lot Detached 45 SFD lot, 55 SFD lot Single -Family 20% 40x Duple- Multiple- Atrium House, At Weak unk Townhouse; Townhouse Multi Family 20% 30% Condominium Apartments 2nd Floor Residential Above Commercial Age -Restricted 5% 20% Single -Family Small Lot; Duplex; Multiple - LAND USE TABLE Land Use Category Area Single Family Detached 01.8 Acre. Single Family Attached 30.7 Acre. Multi -Family 17.2 Acres Age Restricted 15.3 Acres Commercial 33.4 Acres Open Space 9e.7 Acres Meter Features 11.3 Acres Public R/1f 64.0 Acres Private Alleys 9.e Acres Total 360.0 Acres RECREATIONAL AMENITIES 1,390/30 = 48.33 Unit, Project Overall 120/30 - 4,3 = 12 Units Age Restncted x Tee rd f te. rtgwnere.uon.t emus. w be d t rmw a h .1 Director of P.rb a pec nov .l tee nm f .trn t,ov la eo.ure teal required reere.l�onsl ..Ines ere p rides. c RECREATIONAL AMENITIES TABLE RECREATIONAL AREA AMENITIES A Tot Lot Are. B Multi P-po.e Field, C Pedestrian Park Area• D Age Restricted Community Center•• I: Center••, Multi Purpox Field. Field Dog Park. Pnvete Trail. F Tot Lot Are. G Tot Let Are. CREEN CIRCLE TRAIL 5100 LF - 10' RIDE TRAIL PRIVATE TRAIL SYSTEM 8900 LF B RIDE TRAIL • iveluee. perk heochn prints Ir,11. 1igeung and le°a.eepiy •• Tee u e ev -I, ce.tr roc —shell ee cons led d year .rouvd emted l.c(Inlne tlm reslrvvm, .ve oat." tlt nnlec..lGlla, Nate. Trsib see Typteei - S-U.. en She.l 5 of 11 OPEN SPACE TABLE Area in Open Space 108.0 Acres op" Envir.-.ntaleFeatures• 48.0 Acres 44.4% Open Space Outside 80.0 A—. 55.ex Environmental Features COMMERCIAL AREA CALCULATIONS Are, Commercial thin •ill_ Run 33.4 Acre. 9.14x Commercial Area VDOT R/11 to be v... ted 2.6 Acres O.BBx Total 38.0 Acres IO.Ox n se Y .I. e. mr ex rmice ma terou4G Wtw .wlv4e to .nil eommib tv a0% e,o rot f10T Rn to be teante ox W vo raw -twn vroleat. V z c. W W z W LLI LLI ■ n BUFFER TABLE BUFFER AREA DESCRIPTION Jubel Early Drive L. Road Efficiency Buffer 40 Active e VA Route 37 . 9Geet p of 11 Road Efficiency Buffer 50• Inacttve 50 Active A 15• hide landscape Screen B 0 25 Vida Landscape Screen C 25Ride Landscape Screen D gee s t 5 of Ill 25 Ride landscape Screen E a r see seeet a11 50' Wide Full Screen F V.rt.ble Width - Tree S.ve and see asset . of I1 Re lent Area No Button see derNopm.vl Pl.n .,eels (.Gael. ] 11) for hotter Ivm4 and ewfer det,n.. wurce Rotecllev Are. (RPA) mom ve meet 4 end d-I.pment eo meet, pneera ] u). NvuT glvlmum lot odic Yiv. lot Mel `.rd 9 k hOm Y1n. R..r We get Mck YW. 81de Y.rd 9elMek ev imerior Id Yip. 8eLMek to Yw. G lb.ek f y. to ivterior lot iJve sloe OecY Yw. ,eth.ek lelerler lot IJve 91ee Deck YN. 9am.cY Neer Yere/R..r Mvt Porches slap 9M el.chee a 11•slmum Ylv. Ov lot uml rm• H nnv4 pt.Yly An. 9qu.ra ./s or Print. , k b suttee° oDtelpee UeIY un. 9fde/aamae,4 wy. yrom Yard/Carver lot Y.rd/Corner bl far God Uvil Mod sod w art d B J W. Bii1d1ox x°V°t Ml 9 pteDlee TOW 9fde Y /All (or bee Dml otveewe) 91ee Teteeou.e) ad. Ahullly Oqv bl Mvt ere xel4hl th- D-lass carer t� .ete.ek Yerd r•b 9p.n 8al.eck 1 st' >A m.7 95' ww 10'/10' is to 6'/l0' NA/I- e710' 6'/e' NA/.. E 46 sTl 46' 4.60 15'/10' m' I.' sy'.. 'w/NA 6'/la' a'/lo' e'/e' S• at so z a 46' sill AOn 4a' 4a50 lo'/lo' 30' to* 6'/la' xA/e' 9'/l0' a'/]0 a0'/a0' 6' x3 so 2 4 66' S 55' e050' 15'/10' 20' to' 6'/l0' I.'/.A 5'/to 5'/1.' e'/e' 6' 20 so 2 ® Tatma _ IW,y a.t.cbed x0' 1500' 10'/10' .0' n 20 y b des tic of evil N/A NA/11' 0'/a' w/5• m•/YO' a' as So' 2 C.rye) vmt tv ether bra Tatmau.e (Aun Au.m.e a4' alaa' w'/w' le' n n-att,cGad Dee .w of ena x/A xA/Ie' a'/a' o'/a' e'/e' a' np aa' x o•ry. ,m1t�- lh r T: 0up1n o Dam' la/IO' x0' It, 7a'/16' ia'/NA 0'/m' 0'/w. laylo' e' 2a 40' x Ywuvl.• 40' a000' ¢o'/m' zo' a saym h.e w e�e.re N/A le' o'/1e' nA N/A a xs 40' z a0' 1ft' ham. Coveamwlum N/A N/A 16'/m' A' (N/A b Brene�y) ./A NA/�' N/A street/]' ham W.y N/A 10• ./A 50' e GINNY M. ROVEY -11 No 038141 All z t i F DATE JULY 200e SCALE I' - WO' 0®IGNED BY TEAM JOB NO, 38OOWG SHM 2 OF 11 G1ME MdIN ANC lEM9/N CIIOMLB1GiN ChOlN 9EANI10 OflTAANpE TMIfBIf Cf 15A.q ]ICN' L.11' NM31p/•W I1'110T I19.]T p ISO J90.TI' JiJ.q NMf.fi'W 11ri6i• f6.Jf p 213JJ 0m M1. 92IVP'S9'W JB'9JYl 10.]I' C. tl1a,1' Ifq 9Yq 9SF.Z41•W pIYPJP 1JO.U9 p fRq am J9q N13•2071'E 191R1i1' a., p 9JA91 1.18 Il.li M13YfY7•E M•ISII• 2fl.q t7 Q,.T Inq 1>I.q NM•g01'E n1NNe' 10.J!' p 16i..1e' J19.11' ]le.N NN•914TW �I�mm*f � � �� tom. � �� ♦ �� ,�� s ©sue ©o� ♦ � `°°`'� � ��,,,� ` �� ' �!e ©e " �� ss .•• �. ®� es �•.: �: Ss `� ►� III s� \I I t�� t Ik ' 1 n! I Asir ,A® U STREET MODIFICATIONS Refer to Typical Road Section Sheet B for subdivision street modification minimum standards. Centerline Radius —Pavement Width • intersection Spacing /.1 Cul—de—sac Radius Subdivision Street Neme Typical Section Mini— R Blrchmont Drive 2 54 ft. Station Rill Drive 2 54 n. Upton Court Bellinger DrivsEast- 4a ft. Drive 2 46 ft. Mamton Get. Drive 2 54 ft. Bu to Court Colebrook Cimle Stockbridge Dries 46 ft. Andover Drive 2 48 Gladstone e • en Court Forsyth Driva Drayton Circle J 4e ft. 04 ft. v48 re ft. t 2 4S ft. 54 ft. d 9 set Co � ° Street ° St et s c Hathaway Drive 1 9 Gaston Ray Bum . Curt 1!21.rd Street R' Scully Court 'r Z la 1/ \ W W r e ° l'1 L++ a 6 <1 Rom` - pp r.. C 50' z X o13 ROAD CLASSIFICATION LEGEND -- - 0— 400 ADT a 401 —2000 ADT 2001-4000 ADT 4001 6000 ADT ,�r`r• c o _ > 8000 f ADT fNOp \ D GM K No.038141 JUBAL EARLY DRIVE PHASING PHASE 1— 3 0 0 PERMIT PHASE 2-450 PERMIT PHASE 3-600 PERMIT ; J _ Z W ai > 7 O 0r4to, 2 W U U O J H Q h- 1 � �gE i//tJ+�(, " -� 1 Cj✓�� DAT& JULY 200e SCALC 1' _ SGo' =50' DESIGNED BY: TEAM so 1 f lr JOB N0. SBDORG SHEET a OF11 WDI STREET" IFnY n�iuw ANaI W4' M'.:. •YY "q. AT;— PON GEOMETRIC DESIGN STANDARDS FOR RESIDENTIAL STREETS (GS-SSR) TABLE 1 - CURB AND GUTTER SECTION CURVE DATA wm . BIGHT DISTANCE YIN. ipFO{W CLEA�RARZE.- 4 PR C D H - yrpPPRNG DfIWt9ECHONS FROU/FACE OP UP TO 260 ADT 20 T6' • NONE SOxNI 126YN .0' 2e'm 1.6, 251 TO 400 LOT 20 110'. NONE IOx. 125' 200' W.. 1.6' 401 - 2000 NOT ZS BOO' NONE 10x N4 155' NO' B6' 1.6' 2001 b 4000 ADT 30 336' NONE lox. BOO' 955' 40'm 5' �. r.rwr maNNw a•Re0 4�. fir.". ��.....: ..r...... '°•..a �. Rn rc cpf co-, IO' CURB R P 1p' LENGTH (L) �TO N ; STD CG YAR69 TYPICAL CUL-DE-SAC 1TTHOUT RALT® LANDSCAPE MAND NTB PROTECTED TRAFFIC LENGTH CURB Rftj YOLUYE (ADT) BD. (L) RADNB (P) Epp' 35' •l51 to 260 ADT 1000' {6' !I ANI{Y[ A 10YAO 11r81Y A AiON 1i � mIWIY O®A v cc-e vDor Rn 3rD. Rn Rn CC-e ^ •R D... GREBB —.-NT j( -1 T- T1PAi C I7 u 1' PAYEYENT RIpTH (P) 1' EP $ CG-11 LOOTS OF BrM1l1eNOUS 3UWACE zENTRANCE le' �Aw P ertDlmNous CON— YOIIOIR RB —2.0x —2Ox � 4 r YOUNTAe18 BASE LroAR3E r6, LOOi9 OF SUBBASE Rn TYPICAL ALY SECTION b xis CS1" PAYEYENT TAPER TYPICAL ALLEY ENTRANCE WIDTH (P) x WBft11 ImNcnT NTS ONB-WAY 12' 14' >b' TWO-WAY IS, YO' 10' •Raiwne m.m.w .Any !nW I-ly Dn .od —Md, B.— .ill M ImLceped riW 4ea..5rvb -d Do.m meeUOE YpOT 16, 1 2-1 3IW' BUODDNG 'OUS SURFACE MM- B—ONOM SURFACE CLEAR BRL fC ZONE E' lo' 10' BITUYDNOUs STANDARD PARIOING �' CONCRETE CG-2 2.0x 2.OS 2,ox 2.Ox b sTABDARO BOWER YAUI sTNEET 9UBBABE CG-e 1' Ippnm� alp,y��l LBBTs of sABeAse AL SECTION - SANDYRIDGE BOULEVARD URBAN COLLECTOR (GS-T) - 74' Rt YAII/ STREET - COYYERCUL AND KDOCD-USE 4,001-e.000 ADT DESIGN SPEED - 30 YPH •Rsued Lmdseepe Yedim TABLE C-1-1 MINIMUM RADII FOR DESIGNS CROSSOVER SPACING CRITERIA UTILIZING NORMAL PAVEMENT CROWN DESIGN YDlOfUY YAKDHIY RAONS FRICTION DESIRABLE OF CURVE R 40 700' B00' 4T5' 45 PN 5' e3 40 H T ' T 35 e00' SO0' 1-35 MPH 2' 30 YPN 249' 21 �mno�r TYPICAL ssWER uTER.u. ROAD SECTION NOTE: TYPICAL —ON FOR UTOJT¢B STREET TREE & UTILITY LAYOUT IOCATED BI — FRONT. 'v •BRL CAN BE BEDUC® FOR DRY U'R1.111E8 IOCATED . THE REAR. DEBDUBLE BLOCK LENGTH �. / 7R= II DTTERBEMON R.26' DE3 BLE OMRSECITON 51NOI8WR.30' I I I OE90GBIL INTER9EC1'ION PR03ECISD TRAFFIC YDNBBJY D®CN YBRIIUY BLACK RB INTEEMON - TYPICAL UNTERSECTION DESIGN VOI.U1d (ADT) 9P® (YPBj LKNOTH OFF9E1' SPACING YDN m DITEI6ECTTON RAOD AND BPACONG 0 to 400 ADT I 26 YPR 1 Y00' l25' SUBDIVISION STREETB 401 ADT to 1500 ADT 25 YPB 2W, l25' I601 ADT to 6000 ADT 30 1" 1430' 225' NOTE: ONLY APPIICABLE TO YODBYUTIONB A -RPM BY VDOT AND FREDERICK COUNTY (-0- ON —ET 5) B' PARxDNG IAIIR SANDYRIDGE BOULEVARD 2R 36 YD1. ) r CURB EXTENSION DETAIL IC` Ho.o3BN�14 `Y JI I ULY 2006 N/A D) BY: 1'EAY 30WVG e orll COMMERCIAL LANDRAY 20• D C[DU US EVERGREEN TREE PE �wk�� CES COMIINRCLV. BOUNDARY LINE RESIDENTIAL LANDBAY DlVFLORBR FLM! &MET MY ' '"-' � �`�:' r --- //// ,.,/ .,�/// `�_.=�+D� o `tom � ,ja 1 / 1 / r „ � _r„ / - r• --. � ,/ y \ , , 1 \ \� x Y- I ^i/i �r-//i - i�/i /, ,/ ,/\- .. ) dr // ''I _ �\ ri r-7> f'� /i fr i i�/ i+f+ Ir'e - �`\� _ ''% :� ' t �• i �-� ,5�- / i',' ' ! it ,lrjrj w f11 1' l fi Iiji`jlfl , r l � l ` I Y/Y� ii ,' 11,r'/._•��'� - _ :; �'r�'''� - 1 \ / //1j 7j J l \\ 1/1L1♦_ J - 1 ,i ! t (V !i,'/1`, i 111�!/ J/I I 1 1 1 < ,','' ' % / r , x l / l! j j/ 1 I j I ' ^ / / ' / r 'i \ , / / / r'� 1 \ r(I l I 1 p ',,;Y , 1 Y / : / / �- td � i1� �lif Jjf! 1I Jf( (, x�.\��/ rr, , rY /, /1 �'^! / r 41/ RESIDENTIAL. LANDBAY COMMERCIAL BOUNDARY LINE EVERGREEN n � � 10 TIR-Ej�E U0U3 lY TREE TRI ■—x—xxx—S x E' XIGH BOARD ON BOARD FENCE) COM]RRCIAI LANDBAY 50' FULL SCREEN BUFFER (— o1m— FWVOYDa) RESIDENTIAL LANDBAY COMMERCIAL BOUNDARY LANE KE 5 EVER GREEN � * `°' TREE � " z DECm0003 E 7 E' NIGX BOARD ON BOARD FENCE — CO. LANDBAY I j 1 jlll /' 1JI N/1 f ffr --- /'' p \t ' � /! // I r' � � l�r � F!',;•�\ ly�r' 7 jj/r � � � JriltJf, � / / I 1 •,/ rir� 1 I I r !I IIJf �_ / / m , ' �� a �• r'l ' rii i I( �'♦, / �1 /j/ ' i I' I/ !T �1.i,t` \ ; ! - ' ; %/ !' //� / / o,- f xa��rl rL OM KIM 'Poll ` 25' LANDSCAPE SCREEN BUFFER r i j ! %/rr I �f��l r \ r \ '�yIf nr S1 ,• \ i , -l'� 1 /�,ff�� r/ / / / / ,- / // i' i Sri'// ` `y `I o°rra�\\ PROPOSED ALTERNATIVE BUFFER STANDARD FAIR. i\ / ' ' /r /r ( '♦\_I /+,1 / / / /„/ s r �l �l r ^� r e. •,�� / ( 4� /I�y \ \\..,�C Y / / /� ' / / 1 �i, , i , / / / , I � k� d{ I ! 1 1' � .i / ,' r l 7 . ,' / r � �r , / / / { ;I I \ I� ♦ �Y` ��-- / , /' / /' i / / : J i i r 1 / f ✓//r `\ '\ ,^{ �� J. l ) � �� 1' J!r / r ,, . r - /// �,\ `� \ /// I !//// i'' I / ♦—// f „' '�l', 'pl r r '` `l� ~\ /® 1 l, �{f-..y ii /�'�/%/1// r �/, t: 1 / <04 , / , .. I } ! /• Il/` ^` ♦ \ 1, p �; � �� I ,, ` , I 1 f l , ,,. � /,//, / i / / '/ 1 111 , I � 3 'r it l/ r I /C�✓ I // ! —'I ♦ ,,/ 1 1 r I �-'\\ 1 4, �♦ 1 ^ r ! / `d I r'/ r `, r I \ eJd , /• ! ", / /i'/. '�/- / p/, , v\ / I f /// I / I '!! , .•.r. I/ / r//r '// a i_-' >'^� lull r�l r,' t '1 ��/jl , / / / \\ 1\ / ♦ � \ / \ ,—' J —/ ,i if r/ ,.'�'' `'% ' /`\ ♦, II "� �� \`I � \ �/ �/l! � J j r'Jj � /il'r - / /�' 1\ i� ,�� r/' 'rr'r � ' / i / / ' �/i, `-E ;� � rii 'iif i' l l Ao• w w / 50' FULL SCREEN BUFFER ' _ r^ \ - + f" J\� -� �` `I�l, J - 1 ' I j fI 11 ''i ,i / / rr / fr RCIAL eu.rrn a (N�rs oRnaARa Rwuomaxrsl-x-- / / , , . \ ,t , j/ )1 // �� ' / 12 ACRE Ro `8Q -- -_•% �/4 r" Ili '-_ ' /_' � i ` ` �\ 1 � 1/ f/ j / + / f I '//�>r< / ,' / ,/^'`, r r',1 /,! f + ! / / ""c��" / , ,- o� l' r/y n`.-//1 fJ �..'1i ,' ,, �i�► 1 � 1' - f .' I` I\ 1. 1N rf I m � // / /�// i r i, r f i f f r / - � , 00 \' /' "" ` % / j ,',' \\\1V 1 \ I\• I 1 ! ' , ' ,' ♦ \5 ai rr ,;, i /'j / i / j / Ir/ , ,-_ 7✓' I f I JI ! 1 J ! I / I l V } iR `-/ir `'"'} •/ ,r-, r o_ ^^Jl �.. j � j ff{° , f' , ,r� ,/ r / ,// ,, / •+ , r + ' r r I = \ \ , P \ N t ", � 1 � I r ' -.. I \\\ o♦ i ,ppr / I ` I � ( 1 j �r -� -,� = r l , / / !r / / // / r , / ' tf►b��j 1 , + I \,, / � �, I' ' + r I \\♦t�..\`_ '7./ �� `r Jm !/ r /r //r/r' /,/ rlrrJ / r"1 I I ) r I� I `t �'�� ♦ `PU `` �.,'r /i� � �,/ - j 1 it n - - i 'r i'r � r' + \ r ! f , i � i / ri,l � I C1 Jfrn / � '^�- _�, , I ly \ iu.>�'�'�'�` •: I,:r,dl ' rrfr! , 1/ ' / r d 1 r / /, / , r _ / / r / ,. r / rq � I r of, �.aY- � ,f r 71 , 1 , , *, / ,' 10mi■f A lik■A,6■■a �i■ mill! /■0 � ■R � i��0m w� I� - ■■■rr / / / ` ```j/r^ `\ �\` / / 1 � '' / 1rl�+1�I I � � $• l,: „� � / rl \♦. ` ��/,� , tl: r' i l l ' � Ji ihl'+Prli � � A p I :l / .!r® i �i' \ �7,' Ld .( yi-,' , i �..�ii.'' � p` V : a.-� � � � �� \ a � �''� �- , NOTE. WATER AND SELLER LME SIZES ARE APP WMATE AND WILL 100 O 100 �00 BE VERIFIED WITH RI HYDRAULIC ANALYSIS FOR CONSTRICTION PLANS SCALE, I' • 100' GIMlY N M VEY -jj No.038141 0:11 DATL` JULY 200E SCALE: 1' - 100' DESIGNED BY: TEAM JOB N0, 3800WG SHlal' E -11— a Z ic LLI +� , •.,r, fir''• I` �11 \e Il \ / , W it pt-m t■ �i �`� i ■� m it i ■ lis■p ■ ■ n ■ irf■ Z /i-GO ERGI +� l\ Z 3 W , CRES ,33 Li $ y 1 1 - \. , �� -. tJ•. / . eP ,/ /-\ ll LLI ,,\,L % /•'l�`j / r; /, I, f +'��" r l = °' - 1� l r`' -.., �. ,, , , , .' �rr„� / 1 1 ' t' l' F �%/ // '/ / / / F r /! r�= / r r ? • s g 1 1 r �,:❑ r � , r r r j r r � 'Y r / r r , r r r /r st �1 1 /1 rAR, fl •1 �' ,\ i I / ! // , , �- �I Iw.. O1 / , r' / ! , r l � W i i �i r��_�--�� ' �< -. ' r l �!j j/'� ,/ c��'i.- '#Sr,' - •ll', ��s �l , / /,ri ! I' l' /'/ ' / //� 1 "r !_.. 1 , I ^/,/ . r �j(• t I 1 ! //y��,�%�'. _ __ o ��.` � �fD f ,'f i ' // r'/' /r� r/ ,' !/(r rlf 1 \ I • ��` -. ,ij'/{' __' ,' , - /ir ,, f r�-- �.. / � �i /' et I i` , , , , , ! r ,' , I J i I ,. -,` ' \ /1 to P� ,q; ,/ , ! � ,- l-„ /I / , _sue- - _- - __ •`� �, � el / - r �/ % r' , , 1 I I I l —� �� • A \\\ '', 's} 'r'%%/ / ,' ,� III ,f �� 11i! i /. ,,�;�� l`� / t" e'� � � � �'`\ I `J� ( � !r r I � I i ` -- r,_i rll" ' , ,I\I\I 1 t 11`,'/'i /�'" - +``\` I IIT• :P `,Oil l i / e.�'�`a. ! ,1 �'�! a*o I p I I 1 j 1 I ' ,' / ,! 1 / j 1 I z o \\\\ / i 1-�i��/,lr�.r';= \„t.. -• a '/ri'r I rl �i �Q, / '/. 'v' ,/ r a� it I', r ,e�,�.- '�\`` i �• l 1// i r7 !' cL -'' I r f 1 \ \` \ ` "` r o '/ 0 i / r �'' , / `\ i i /' / / III 11f J ' _- / �-'D/', ' � ` , ' • - 99 -- ,' i { 1 1 1 "/ f 1 _ \ 1'4itib. ' Oy� '� _JI!iiiI ll t~11 1, % '� 1�11,I 'Fittfl !I 117r!( ti-a, ,' I� r ! rI I // ,' / !%ll'(l//IJ r/ '`1r 111' / r/I/ \\ \\ \``L _3' I' ,',' 1 I If 1 J I /rll / / r' I � _ ), r, / , ,-' , 11/1J ulll , r , �` I 1 � '-' --' r' /'iil I I I ; ,,i/ Ir//// , •,.a r/rl/hIJ11f I rt 1,ry !N Il I I r / e•s >, in�l,rrirr�'I�iiiI I / / l", _ ' �, ,_- '� lrr,� � lr / ,�r l!; Inl 11 :_ �_�'�� a• "./,' ��/ _- 1/ /,/,; /, /, '/ '; . 1 1 ,�/ = \`f` 1 , _ �_ rrr /// // \ I i , i' .'�lA•gffi� _�//i ,,� ` ll 1' r �.' / \' h tl \ ' l!' i ! l/ �r/ir //l//� , / 1 \x�Y'/ I f / /lllI / urr - / /'/ li..�'/i /l18/ 11 1 v s / 'JI 11111 / I II 1 ,,//�'♦ , / r r 1 / ! \_ + , - \ II \ /�� I'lIJII \ 'tJ Ill Ill \4'i q,•-\\"� _ � � t• ,>' `' ii �'�\ ,, / , / ' I \ 1 f ! _ III , - -� ---_`--=__'%`/ _--__--_ 1 / --�/ , ! 1 i 11 , \�— \ \,, � \\ � 11 , / , cam, ,• /, ' / ' '/, i i r i i `,,,, ,-__' ,'/�. , i • i �' _. �' __» - , ,n1tp11 Bgin'�Ilrlr/ i/l r / / \aa \. / Pc4, 1 / i . '/ r/, r r 41iw.aba �■, 11 \ ,l I11 I I ll , i ,/ .',/,/� /--f^.\�,\\\+\. 1 iS"C',\,, _ _ „ J/1 II IJ7 Ir%, i , „ - --,\, ,\ , '^�� \ \,\0 •,�� _�'; 1/ I n°,fx'.CE,_a�,', r,,. I I I r /o RESIMMAL LANDBAY COYYERCIAL BOUNDARY LDB EVERGREEN S TO DECIDUOUS 7R=E e• xicx BOARD oN BaARO eeiTCE-J 16� COMMERCIAL LANDBAY GIMY N HARVEY N0.038141 a 50' FULL SCREEN BUFFER - _-■~+- , , / , ! , ! l r , I, '',, , /, i ,,�. \ , {Ill , \ .. - , I,RII Is,l'I 1 �� 1 50lJy,, �� I -y r�,/„ ,,' I r I r • I , I 4 eu..m a cmn oaowua uauummne) 4.mI1'irl l�k\coY `1 / /y—� '� %,rl/ j/loll 1, i /' j/��/�7 /,��+1j 1151,\\ \ \\♦ ;�i ' //9r1�! I'll ilillf \ 1p,, - I /;,, I\\ , 1 'I\ YERcw. wmBAY ! /i/ir "\\ ■■ _ / t 1 / / / 1/ll // , 1 , ,+ /,' $ I , / ,'' l I z0 D U U9 f /// N�J{lI�/s!j,�tl\`__�`� '--- _:.'/ '�//�///r /!)/rr,r .' womp pm * its M*44111 T '*; ` - 'I /'T' , /� w �i �f.,- '■ I 1 ! - �■ \ -�� ++-^ � -��' � // / 1 ! f 1 r ! / / l ! / � EVERGREEN • ,-' - (lJ, 1 t I ! / 1 '/J r _ ' ' l mmm TREE PE /�' / ,� ,�/''/ lI l/j/� /.'� i%,`l\\•L •; �`�� _��-_\�Y j \`\`� DAM JVLYzoos COYYERCW BOUNDARY LINE SCAIL 1' IDO' RESIDENITAL LANDBAY DESIGNED BY: TEAM NOTE: WATER AND SELLER LINE SIZES ARE APPROXIMATE AND WILL too 0 100 200 25' LANDSCAPE SCREEN BUFFER BE VERIFIED LLMTN HYDRAULIC ANALYSIS FOR C 4STRJCTICN PLANS JOB NO. SMIG SCALE' I" = 100' PROPOSED ALTERNATIVE BUFFER STANDARD BBEsr Ia or11 GENERAL NOTES VOOT GENERAL NOTES LEGEND VICINITY MAP p ..c QlfEpl®IAR C-OR - - ---_SSp------_ SCALE: I' - 2.ODO' 11+ u: Vf. AU work oe WI• Prof-t I. Rwd C Nrm ot. We -.1 ed1U¢w .1 and I- reJalew to We -I- Trmryerl.uon B,Idg. Sp-Ificetl- eud. d Stev, We W{iws E-Jd d ®STING INDIX CONTOUR -----��'-�------------'990 ..wwc 1. YalnodA and meleriW wee W We . 01 s ImDroyemena heWe. .inform to Ina .anent-1 JA¢ Comll conAlrudi-d-d.d. and specs C anWrein .a d/0r curnvl VDOT Almd-a. end .peclficetiaw. Dep-1. of (VDOT) -a anAr S,ifir, t. C--1 RAgOlAo and .y other App-bl. Jet.. I derAl - I.- newetlaw. W ell of A PROPOSED CONTOUR 400 � - ' + i W - dlar.::..y - eoe bct B.- We Strad- - 9p-.e.-- -d W{WAtlaw W. rasa .Wye•- ®LNG mGl 01 Pkvp®II - - ..r 2. --e. 1. control erosion -d Wa eludly l po.dA «inn{ A. elf be.- dune{ cawwcum muet De pr prmr to I.Au-ca of Co. ale d«elopm pe " . the mi of Woe olds di v...> {«an. V2. W .vrtry AU eomPly elkh We U.3. D of 9Jey mtl Be- PPoWSm tDdl or PAVD�.T PROP e/P S' #/ daealoDer or hlA yell or Wa n.paw{DWU« co.ai.etl W We Vogwe 6ro.iov and 9etlimml ,Be,« dr-I g i- & H.A Ub H) R.I.Occup..wJ 1dminulr.Uov (OSHA), and VOWWIs OeeupAGoeLL slay k NeLLW (VOSN) Rmtl Re{ulAtl.w. (OSHA), ), - .etrol xmdbo.k. V3. Woe. wo,kW{ .IIhW VDOT right or .A1 All trAnle .cowl .help« Pe Ao- .r temporary .nel be W PROP Ck6 PPoPO� DOTS ARE OITIOI ( +/tiPt'LJA - W 3. A penwt mart De obtained from the Oni- o1 the R«Id-t Engle«r, YUgwe Department of haoAport.mn (VDOT) and F-denek County prior to covarve.0n W eavUy Stele right of-.«. se=or A wile thv current edit- d VDUI'A W-k Are, --U., M-1 Furthermore W LrJhc central tly{en mart by nrt.iad W Acrordmce aid 9e..ev I04.04(c) of the VOOT Roetl and Bridge Spe=Ifie{Use•_ 0" flA19roe PgOg CG_g N [Ff• N 4. App -Al of Ibu plan dam eat {u-mae I.- of . ---e penwt by VDOT when such permit i. nquired under S Ate Isw. V4 The d«eloper .hell be r-p-ble for relo.AUy, el wA cape-e y and all ut - Including L,Jfi. digvAl pole.. J-Uoe bo... , cad ten, ea., ewe- by VDOT or pn.ete / p.- uOhty c..p-,.. Il a the a la-epo-IblUly of lea danleper to 1. and Leonid. utWy 1mWUa. or {am. WAt may be W .enN.l �fpe T9�I10xt uN[ PWPU.t iTUD'. 6 I➢R } \ �](�\ o 9 ro ALy c p 5. The sect I-U.. of .0 N d rids will be determined by nor penomeI joint l -U...W be held the Ee loper. Comfy Repre«nt,U<ea, Repie.-Uee. lbe Vtni.lA D.PAamevl 0f h-AporteUon with tea p-P-.d Canarv.Uee --y. VDM .ppnnl of We« plAOA den oot Wd--fy the deraope, from tide n. elbofty. ®RO 91.E �� l7 13� �! '-'v -. v1 > N i e1W And of (VDOT) to d-=- If Aed ebara luertl Tell and/of P- ditch,e wW be leaded. The dr-per wW be Pow. 15' \ W r e n Albl. - p-Ndin{ {.-All A.d PA d d-h« .. determined b, lw. J.Wt In.p.-' Ref., le V5. D.U. I«lur« reau.e to Held cae.WucUon re{ulAUOw and .cowl - eefvy al lrAffl= mdy ba -bl.t to .heap « d«mee .erov.q by VpOT. ., .ddr.0eJ spew. m.un.a u . r«Wt .f ., field reJa.e pCIPpSm 4fORY 9LRR a F i p m vir{Ini. Wp.rima of h..portAUon (VDOT) G.Ard A•tl ..d Per.a Ditch BP......... .BAU be the reepowmwy .t W, d-ll*": _ _. ®Idc Soot- �R - 5 � 5 m 6. An Appr0nd eel of plm. and dl ApPUcable percale mart be .yWeble At We cov.wctlsn ,Ile. .W.. a t ph.Ablle PgWOs® gA1efARr 9n® �WW �./ ink reDreanaun of Wv d«.toper mue be a twee. Ve. Prior a wWUon of rk. We a UAclor .nW be r«p.__ far .egwriv{ W v-e«.ry VDOT Imd uu permit• for my work whit o VDOT right -al -way 130SI'No pttTgg. 3�gT /I� i : o 1. Warwy A4w, mukan, banked« .r Oagma. -Old be W -cord.. with We Mer- on UOJorm edit. 0-1 DeJc« (YU1'W). V7x r-ulnd by We Iota VDOT Rertdanc, Office. . p----ceNercvro WLLI be an.o{,tl and held by the e.8-r d/or denlaper ,itb We attend... of We eena-Wr, y.rieuA C...ty m-ae.. atwty Peue.� m-tDc 96IDlCL g e. All ...Wabl. m.teJal w.n Be remo..d Tram We cemwc... Im;a .f the -.away before pl.cb{ cempAw« and VDUT Prior to .mum .f .ark. t®TDc LA9 ONE •mb.vl®enl' Ve. The c.vt,-lor hidify LEA lo.Al VERT Reddency Office .hen .ork le to begW .r .sue for Any not PguPaS® OIS IIM• G e p' Y. All p-re-i -U... We App--d plan. are be- oo . mlwmum aft Tau. of e. CBR Tau« I.v W. 6 ekU require rinsed pA--t .ewion d by G-.e Eegum-u{ and eppre-d by Wesir ma.t.-.d lAv{W of llm.en . IDOT nquireA d Ah.D recaien . boon Ad-. ..U- prior a m> nquired I. Aced i-peetlee. PPoPQTY OBE 10All ro.Md. dArlie. 1 {„de. of more Ws. SK ABw be weed .Ile .meol covcna W the Ifmia ir.-Ad W. The .ntr-tor .hell b. reepowible for aural toE ode PiAte A-.. I. We p j-t from the 41A-t lest r.A ONE - _ -- - - - - i■y{ ov th. pl.va maw rp- At We Hale WAp-inns Public -y rle uw=Uas a tr-ce i..o.Alructed Ana maintained to ..ora.nce elte Re.Uon C.-I Rmdt-k. Furthermore tecother Q fDlmdl I 11. AD ADriy. AhAU be .Peed -d Piped to We -ArM Jorm .ewer -L.A or .are Wet. The pipe ABAU . v 3.02 .f the Vlr.-A°Eio.ion end Sedlm-i .=e D-perm. Aft-d b, thi. p,.J-t - De .--. ltro b ca.A4u .- The D«.leper .hid hue, dtwn tee Iowa of the AID Ppg� PgW _ r A be ml doo. 6' W.- and .oworm I. VDOT .-Ard SB-l. project. . employee =«tin.d by We -SUOA Dep-t of Cewen.uon And R-A.U.. (VOCR) W ereAlen Ard SA-t C..Usi .Da ABAU i - sir no. And AUati.. .enrol d-. Aod m..mu ....soma.. ®IOC RIPBRIR PmO}Y' / - 12. COvarvo.0n d.- ABW be c--rl.ed W Ac=.rdm. wllh W. Virg- ulcer C.¢U.1 Act eo Ira Wm U, b- far proper inetdle.a. and spar.... De -.- .hid be p-.p., rec.hed. one Utter n.Daol..hw M prodded .1 coo.WueU...Liao no. .noel -sir raw ey.re .eegwl. arany i...mena ma maoaWea on tee At. a.riy ma LL Wa aria 13. The c..wctor .hid praeide -q- m of cl IiII min from - and/., other egwpmea poor a of covarvc.0v. PR3Poe® wr®JIDE ,/ m -L 11m Pubuc X-a, -d It 1. the =entrA- reap-sibwty t. de- --, Alley dart. and to - a .helaeer meow« v veceA«q m.u- Wel the arena ve mJntemed W . ale.. mud and aM fro III. AU . tar Ala « r We. ellbin edAUn{ r Prop«ed VDOT right-0f- A, .Bell h- A minimum (3a) p�Ogp grpgdyr .. -owuoe a an Um«. thou-rt: Wch.. eenr end .hen p.-.. b.. be WAauaa end., -d-, dr-,. a=wU« .t .ovine power. mlfxc uTTR run - rl l4. N.Ufl-jv AhAC Be I... le We pp-pmle ulwl, company prior I uwc... et wear .otl/sir «wary t r W«. Id.rm ,, AboWd .I- b• --d from te. ,pp-p-t. Auth.n y ....rwn{ permla, cal V12. Any mu-J AUD.urf.ca conWUow (a.{.. u¢.WaDle W, prWYe. .Inkbel«, reldA, ea •a.) an laretl a ryW«r P{OPOam dd1gR TITIAN � V4 .n..b. and ca.ealow W Adaly vou, dart. We = .1 -..coin Ah. b. WrmeWAlAly -wet the AJ.eu. J le. macWOT. `( 15. All -Ao ....n and - er mLLnA And -port-- .hAU be ..roweled W eccardmc. did tee cuneot Work -hew in that dcinlly mid ..de to a.A.... be deanw.ed by We .ulna•, and .pp-eed b, VDor. 0® RUC- - ~ .IAvdvde -d .P-WeeUov. oft .. rr.de-k C-oy SmiaUm Authant>. MIS. AD Iw BOrroe m.lenLL and mdercul u u ABW be W.pacted and APPrered e> A VDDT sfw 3xa [I- 10. the locd.ep of . ulWUv Anon Iv lh«a Iw .e eke. hem . rd.. It row W Wa ftlW xbliv{ rep-p-totAU« prior to P. b' and WI. WbAra CBR tartly te ,eq -, VDOT r -,earn raw ee P6 eain.d 1. J the I Wee. u wmpl« a� IQ dy � - oeaaean re.peeJewt� to nrur the <na eon.onw ma r.rll=a la=ai.. en ntWU« « ¢..d.a prier l ron.lr.eti The ronlrea ArLLI worm We eyi.sm .f .> ro.W.a Aria. from ble -M pie r.pn«name -.Um. -e-nmitaa vra«vt l Ie-n W. pie pri«le I.bo t ri« for belie{. the a{mpl« .nw be Ie«y ide¢uned Ana IAb,lee Ae bela.eia to . p-i.et PggP� qll� ALM Rex t .Duty ..rin.Uon and We DroDo.edo.anaruclion. to ba A pted by VDOT end Wel team{ .nW be performed in eccordmca .IW w Applicable VDOT JAnd«del -d P,xadure.. P{6CO® SANnAR uTWUL _EI p z lie The dmlop.r eto Bel eep.. - for Any d.mye a the ..fe g At,- end uUltlee ch a-un u . .f W ron.true.00 within or covUguow •tee axletly ri{h1-.1-ee9_ V14All r.AdwAy fill. es«. Aubtrede m.t<risl, and becdW W ulWy/.term ,e.er UevcheA .hell be .oreP.cted 911R1[! YAlIBp18 mSrtWDs 12 O m ro.WL prefect Aa (e) W.h Ufa t. - .I W-note mAalmum d-y ee dearmined by A.ASBETPI T-Pt' McWod A dWW i 19. th,v {ndUy a propead alhW es«meow of ulWUv, letan of penw«i. Ira- W Wyehed .ampml« be a rrodari.k County Pub., W.- D.pvtmevt W iaeu- of and/0, All. plw or minw ZK of op-.. rr.- far Co. [W eldU, e( my de -ted .wet right-of-way. At We dU-U..I VDOT, d-ty teen A- be performed bye quelired Wd,pe¢tlenl A,p-y W A-- e1W VDOT Dm o{AM 9iRUCTn@ D[ETD� O i \_� a mM p-dd.d Prior {redly d«slopm.¢t permia. Road And Bridge Spar -flow. Certltled -p- .1 tart repo- sir. be auDwlted to VDO'I did,, uwav .pecUled elhereiv. � 19, The d-Jowr ew be rem.ru161e for We rel..U.. of Any utwttee ewch le , -ed AA A result of h1A tAmmfr wit Project. The re-U. •how• It. d.. prior to ro.rtrvctl0rt V15. VOM Stmdutl CD Ard OD mderdr.WA chid be Inadled .hen Wd-ted .. Woe pl.. and/or A. Iled by VOOT.-- ppp111 ppW11 W 20. Th«e plow Id-y We 1- U- of W Imo.n grenAiteA. Gre«.il« ho.v oo thle plea ell be mroteaee . 13IS"RO 9P01 NATO x7354 W cordm.e did .ale 1{.. 1. We -1 gn-. «e dl-red doroy-vrtrucUon, We .-.r d en`le«r mM b. ii-ed ImmedlAWy_ Vle. The W.Wld.v. of Any .tr. e. and mWbozeA e1thW Any dedl.tw - r46t-.I-.y .hid meet VDOT minimum d«4n et-d- den U the r.--bwy o1 We d-Per Sri PIYgO® gIVI X-- - V 21. The --A- h I. r.ruy nod c.¢Wmw pror I. Aee duly .eeAw - Ala .ally G--y N.gl.-Tine Viz -.I a VOOT ...p- .1 an, .-eA, AD rpwred .trial A .and/., p.nm.t ma ". ehw B. V at (Sao) -1-oeor..etel, of -, WacrepeadeA bet- -1- Held -ditmw .ed Wa .pp -led pl-. Wet.u.d b, Co. . d-l.,, - At VDOT'. W.cretlee, by YpOT oe an .=.nt r.-I-bl. Buie fw..ly the M.- OD Uniform heflic Cear.1 N-Ae Z 22. C...-di fide ABell be campeaed W Oil oI msawum deveily .. determined b, method 'A' Der .find-d p-cl.r AASNTO-Toll, ASTM-OBOE, or VT11-I u AppU.ble. Deewy chid be .ertlfled by A , ietered VIB. The d•reloper abal p-rid. the IDOT Reeld.v.y Otnca nib A lief of W -Al .rota prior to Wa C. 1.. ivr0ic« for -Ale utilised - Any d.-A- Jr«t right-of-way ( C I A.S.-e-Al p-f«Japes �agleeer sod reewa --tted a M1. -k C-, Pit- l.o "--t roertrve.m. I A part bA. bean pn Ad. it .bawd -pried. the requinm-a W eel Cb,A s, .tart of .enetrvctioo. of AD mue be pr-dad to We I -Al VpO'T R«idencr Office pn., to -.p- .f We work. Uwl And tot{I pri.« may e..b...na 23. Ca" At I .hid (2) apeman ehe mLLnIAW mderp0md Wlly Io« W Wv Ana of prop0..d uc«sUy eorldv{ dAP, but m . Wm tin (l0) ..rldvg del,., prier le c mmav DlAaoy et l.e r V19. Ay{ryeB bs.e sod -bbue msarioe .hid be placed --dbg.b- A.. of a --Al Grader. Uteent d. .. *, D.n f W. d oq�an mdergromdoutWy Ion of .Uo¢ er demel.en. NAm« and falephoo. v obe De.Jy row Da dearmW Nu.iny the d•oay co¢lrcl .trip Iv Accortl.ce WAS -Use 904 of tna VC. Rwa , .d arty. 9peeuicdUOVA d V1'Y-10 A certiflaa compacUo. techwaA¢ peaerm We« else. U y U U y y G y W h.derick Co-y epee- beloe. TBAAA numb.n Ahw aLO used to « e W m emer{.ve. eonWUoo. - he." ..p- of lest reports Ahal be .ubmltled I. IDOT did,, uweu .pecUlea .tperelea. W edAi.e. to chackly rt e depth., A VDOT raDrevvaUre .bid De ..-ed and lino We opporlrwy to be p-- durin{ We U d U U U Pb...: Yerraoe can,lrue .s and -U" of We density .antral Drip. p p l�rf Frederick County SARI A Autbenty P.O. Bea I- P. Boa 179y8 Y[0. Arph- --refs pay<meva - be p-d W ..cord-ce .IW 9-U.s 315 .t We VDM ReAd and Bad{• Ep-WeAUan.. DA-ty bAll be --iced uely We dewily - trol etrlp Ae epeewed W Sec.ee 315 and WW.h«te,, VA. T2eo4 Bwlmon, Ira 21207 (510) .8-Lost (Soo) --e2B2 --Teo ♦ eertifled compe..00 t-hnlcim chid perform teed, le,a. -fled cops« of t«I report. AhW be -b-1- a VDOT doily, uwm epewned oWerwae. A VDOT -pre-U- - be ..tined And I.- the .ppo-ty I. b. I,-- d the .art -.um ma teJW{ .1 Cie carol •trip. SHEET INDEX m 8 S S Povr: wegBe., P...I G«: Sh.omdo G« C. P.O. Boa 145e P.0. Boa 241A V21. W --dm.< eIW 9acma Saz 03, the I.-U.- for ewrert, tblrt,-Ala I.) -be. eod 1-{er p ^o Re,-. MD .741 ebMAr. VA 22e04 (540) Be{-1111 elpe U sew be explored bets the -1- of W..... - . I. del Twee We type and covWUov of We fo.demv. N 1-coo-e54-331T VVgWId UtWy Prel-Uon 9erd.e 1-e00-552-70p1 fo ply exp T R- le Ii d, Strand VDOT for .pro,• poor a The eII pip.for •hell report IW Abell p1eeW{ pipe. Fouv.bl. aAA4w .Call cam Ply .1W VDOT Redd .d Bride• sleed.e PB-I. 1I ft.- .Ia1Wy. aetb....a e- a faun deAlen and/er nee for IOmde.ov be le f.md.Uov a hero d b abwx.mn shoo b. aa,rmWa b, We .,ire- Ard .pprena by voor. Be. i COVERSHEET SHEET 1 V22. App- .f We« plow - v.poe Wr« (3) ,Ann from IBC eels .f W..pp... Al I.mr. MASTER DEVELOPMENT PLAN SHEET 2 V23. VDOT Strad -a Ce-12 Curb Ii-, eB.I DA iwwlea arise le -lea . W... plena -d/or - ep-Trial by RIOT V24 IDOT St- Ard c.-arid .hid be eawea eBere ..nA.tAd Ana/., Ae pro ed .. these plena W C-r- .. -'. iwWle.en .riaria. - eppr- of We pudnll 1....I t. be glen by VDOT AYH, ADJOINING PROPERTY OWNERS SHEET 3 SITE ENVIROMENTAL FEATURES SHEET 4 b „L% C OJINERS CERTIFICATE OFNERS CERTIFICATE {nWy 1. inert. =.mpl<Ie ROAD NETWORK PLAN SHEET 5 Iz z The f-g.iog Bit, PI. of the IA.d of The t.ng.iog Sit. PI- of the I..d of TYPICAL ROAD SECTIONS SHEET 6 S q a WILLOW GROVE LC A 750 LEG 740 LIL DEVELOPMENT PLAN SHEET 7 5 w TRIP GENERATION nth the fr,, mne.t -d in ....rdmc, elth the d-i,e. I. with the tree op eI -d m ...rd- with the desire. °oeren, of the-dereigned owven, propertied -d trn.t.e it -,. of tee-danlgn.a proper.« -a tr..Iee. H -,. DEVELOPMENT PLAN SHEET 6 w ITE CODE LAND USE AMOUNT AM 2 DEVELOPMENT PLAN SHEET 9 7 F W V FCSA CONSTRUCTION NOTES Steph(Y-en D. whit. DATE yer) C. ISayey whit. Jr. DATE .r (Y.veg) rep 22d mNcta FAtwy DIrACT® APAyy,�„ as tnmB 4,e vin,W 4JFD {Fagg DEVELOPMENT PLAN SHEET 10 'o Y �° Y5� t2dtytr x.Vapc A'rtActt® to Ox1t9 `•" rn DEVELOPMENT PLAN SHEET 11 W WILLOW GROVE LC. A 720 S-th Br,ddock Syeet 750 EEC Winch ster. Ve 22601 740 L P.D. Boa e7 IL Wi-I eater. V, 22604 1. Th. Aulharitj• Wet« antm d SAee, SdArds .d 9pecUWAmn• are A,AJABI. at ewe fcv-ear rnm Td oF.Kg I.,- S.F. l.® w � � m z CO (540) 667-171G (540) 657-O614 2. The write, And -Ar, .war portl.o of We« pace Are ride for too yeer, from dale of FCSA AppnyJ. g2o ReTAa 225.odd v. IIA{4 3. W.Ier .4 ..A, - Are to be eonaruet•d W s.c0rdm - Weu pl. .d .hid meet AD Aufberlty requlremeva. MLL ABC- N 4. The c0olnelor AhW co.rdW to -..d Arras{. for trA,.- by, W, A.th..ty. s. ►rim m eaLfiy .Aa, maid iA tApped I- the iv.tW.U.. of A one We'. .) The AAWOrit. Ahw -bw abor Ala m,lerW. B, Ft. d«alowr/... tr-t., raw` AnU�eN PRSir PIiNAA 6rA1® e, DATLD APRs ]e. 200a (16H,m FR.Y ra M.T 2006 9URIR.991.x) CERTIFICATE OIINERS CERTIFICATE ONNERS 1. metre .PphI.U.. and PA, d.podt 2. m.k We all ....... Ww .e-W • ee. «..r W. a - Mwy m-hel= by ... -Di, We m.hae. PROJECT INFORMATION SEAL COVER SHEET The for.gwng Site PI- of the I-d of The f-eg.i rg Site Pl- of the lend of 7. EA-t localow of eater -d Ae- .erdc.. .. hew We. ere W . ..o,WVAled .IW We --y a PmAet iI- YDIER AND 91D'1'H AT WILIAJW RUN L.LC GREYSIONE PROPER'1'tg9 LLC wp-, 5. The AulboriljA maintaomce aepertmmt hew (urnuh .d W.IAI W .et meten th-yB 2' W It U We denlep-./co¢tracar'. r oelbWty a ben We met« boo «.embly Iw A cone.... �° Set- A permment -ear 1. --.d: RITE IL(:ATION FREDERICK COUNTY PARCQ. IDENTIrCATTON N0.: 53-A-B0, 53-A-91. 53-A-B2, 53-A-9a 53-A-92B, 53-A-94. e3-A-2A, 53-3-A TN OF p/ '�. WILLOW RUN a wIW the free con ant -d In ..cord-ce e1W the dedlr« of the underAigned °aween, properties end trwteeA H -,. a with the tree toe het and W eccordmce etth the desires J the -designed of -ere, properties -d Weteee if -y. OAer. IddAev. Yrlulidg 9p GIA k LtAlker 6 A) The meter bex, aid is fame -d --r, mue be prop•rl, AL -ea .iW We eappe eetle,. ') The f - °rid =ae•r WW be ••t to fWLL pads TOTAL SITE ARG 358-97 ACRES CURRENT ZONNG : RA DISTRICT (RURAL AREAS) y SEE OWNERS CERTIFICATE Joho T. Cowed DATE (W°°ker) Jam« R. w�'1k�ne IIL DATE C) Th. d-. Bde«e the top of We cam and We capper«tar •hid a be Bet.«. III -d 21 m<ew CURRENT USE : RESIDENTW,/UNDEVELOPED T M HIRTEY kndopmr.PROFnSEIIUSE: idler Md Smith et Will.. Run LLC. Greyton. Propertie. LLC. et a tl) w rompo.eea of We m er Bea u embly said Da W proper wortivy order. R4 DISTRICT (RESIDENTIAL kNO.038141 V eve v.., -ee WAl coma• a eeteiieg tin«: PIANNEp COIOIIINETY - OVAL 8401 Cneeaboro Dr. 2055 VWey Axe. MILLER AND 3YTfH AT 480 w. JuBJ Eerl Or. ➢ 2055 VWey Ave. e) The loce.ov of the .ants Isar• ie W be ..reWsad eIW We AUWMty'. E.p.-rW{ AAJ.avt 1.380 MAXIMUM DWELLING 11NITS A16 -, V. 22102 Wiin. -er. VA 22801 (703) B21-2500 (540) 722-4101 wWAW RUN LL.0 Suite 330 GREYSfONE PROPERTIES L.LC WWcheAt.r. VA 22601 b) An ApPucation for Be- mwt be made and fe« pad baton Berk eW begin •) The Authority .hid .d wlW LLI 5/B', 3/4' and 1' ester A. PER PROFFER 9ECITON A(1 ). Eopoeer CerlBTioy Plm Cade i } Wko/ J4hm Ro Wino ..ter. V. 22801 (540) 722-9565 (540) 722-4101 ' -e tAp A a) For W 11/Z ma 2" .Ater amc«. Wa AUWMy Ahw make Wa all .oa brty We pipit' to We Brie. 151 W d, wWdy Hill L propert. The contr{.tar WW rur¢an and IwtW We meter ..It s«emery. The AulLoriy eW W.tW W CONDITIONAL ZONING STANDARDS AND Rig DISTRICT Wi] 2 GREENWAY ENGINEERING a VA 22602 -ear. ASSOCIATED WITH THIS MASTER MODIFICe) (5W4O) 2- (540) 582-4I65 The A.-t, row Iwtell AI .-.I lsarW. DEVELOPMENT DEVEIAPYENT PLAN ARE INCORPORATED A3 A PROF6510MLL SELL Y 910MlNRE APPROVAL DATE: JULY 20M 10..) soar «race one mM hen a b.cdleW pre«Haan -robly (double -1,<AE- - RPL, COMPONENT OF THE PROFFER STATEMENT FOR RZ/ 011-05 AND MAY BE REFERENCED FROM THAT SOURCE. TBESE PL1N5 ARE 0 CDNFOAYARCE eml SCALE: N/A u requlrod). me .«embty mwt meet ASSE -Ard N.. 1015 sir 1013. II, All ua m...bw E... a fire .crake meter .+.emery -d , bddd ee pmeenav «A•mbl, (a.aa., douse Cheek -- - RPZ, Ae required The .u, bl ebW meet ASSC •and.• N. 1048 or 1047 Redio n,d -tee Ar. r gtIind. ) m ALL LAND USES WITHIN WILLOW RUN WILL. BE SERVED BY UNDERGROUND UTILITIES. FCSA WILL PROVIDE PUBLIC WATER AND SEWER COUNT' OF FI®ma STANDARDS AND OEODIXIC32 ANY DEVODON DR GRANGE 01 rl� PUNS S ' BE APPROVED BY THE EDKNC T� MUCTI AOIDM6TRATOP PNOR TO FIRE MARSHALL'S NOTE FREDERICK f.011N7'T DIRECTOR OF PLANNING k DEVELOPI�IT DATE _ An 'No P« mJ-a ua. tl Paa�curb lo.uow wW M IwWled Ideg' dgve .. Pao DG41GN® BY: iGY JOB NO. 3800WG by field i-peoUoo At the dir.u.v of the ,Ire MArehw'. me, SERVICE TO WILLOW RUN, FCSA HAS INDICATED THAT SUFFICIENT WATER AND SEWER IS AVAILABLE FOR THIS SHEET I OF 11 PROJECT. FREDERICK COUNTY ADMINISTRATOR DATE vp' UP y, IA eeiPs t op 1� I � u- t� � AMgBTEA01n2 --------------- -- s, ooe coLw ti •'`��. orwt b°' f C e r a 1 � Al" DRma a Tv7' `A'eeTq,a "�,t $ oRAr7oN wet BSj' �O ts' oz •'��I r, ff1 J i 't \ ! ao► croowr� � J � � _ off 'ul0°sastar �\ t Tom... � t r titer.- LEGEND' t - . 1 SINGLE FAMILY DETACHED SINGLE FAMILY ATTACHED ■ MULTI -FAMILY AGE RESTRICTED ��r ■ COMMERCIAL M OPEN SPACE ■ WATER FEATURES VDOT R/W TO BE VACATED PUBLIC R/W 0 PRIVATE ALLEYS FUTURE ROAD EXTENSIONS --- GCT-GREEN CIRCLE TRAIL --- PTS-PRIVATE TRAIL SYSTEM naev 300® SCALE: 1' , 3C0' �r _�• 1, A!/ � f WILLOW RUN COMMUNITY RESIDENTIAL UNIT MATRIX Category I Minimum Maximum Housing Type. X of Units R of Unit. Permitted Slagle -Family 2011 9s7t RP Diatrict SFD; 35' SFD lot; Detaches 45. 9FD lot; 55' SFD lot Single Family 20R 40x Duplex. Multiplex; Atrium House, Attached lfesk lint Townhouse; Townhouse Multi -Family 20% SOX Condominium, Apartments, Znd Floor Residential Above Commercial Age -Restricted 5E 20E Single Family Small Lot; Duplex; Multiples LAND USE TABLE Lend Use Category Area Single Family Detached 81.8 Acre. Single Family Attached 30.7 Acres Multi-ramily 17.2 Acres Age Restricted 15.3 Acre Commercial 33.4 Acres Open Space 88.7 Acres Water Feet-. 11.3 Acres Public R/w 64.0 Acre. Private Alley. 9.6 Acres Total 360.0 Acres RECREATIONAL AMENITIES 1.390/30 - 46,33 Units Project Gverall 120/30 4.3 = 12 Units Age Restricted No 71. vela• of the r"-ed r .Uonel ate- .111 M d•terminad b1 tee Director f Para.. Men.Uov .t the lime of a wlrueuoa to .wNre tees --so nrn.uowl ..lw..n proeldaG RECREATIONAL AMENITIES TABLE RECREATIONAL AREA AMENTITES A Tot Lot Are. B Multi -Purpose Fields C Pedestrian Park Area• D Age -Restricted Community Center•• g Comm 'ty Center••, Multi Purpose Field, Dog Park, Private Trail. F Tot Let Are. C Tot Lot Ara. GREEN CIRCLE TRAIL 5100 IF - 10' WIDE TRAIL PRIVATE TRAIL SYSTEM 89M LF - 8' WIDE TRAIL • Iti-du park bmrde• pdnte trstu Urhilry ead land.eaply. •• The cnmmurty center I.eWtiee sew ae evndr, •vrev .rows amiss f.mua. att remorm. ma c.leruy h..6en Is- lecitiliu. NoteTrwe gee T,, c ITr1 a .. on semi 5 of 11. OPEN SPACE TABLE Area in Open Space 108.0 Acres Open am in 48.0 Acres 44.4% EnvirmunentSpal Feature• Open Space Outside 80.0 Acres 55.BS Environmental Feature meioses min -male pona COMMERCIAL AREA CALCULATIONS Commercial Area within Win- Run 33.4 Acres 9.14E Commercial Area VDOT R/B to be vacated 2.8 Acres 0.881t Tote) 38.0 Acre. 10.0E Not. sat Yodxicabov e6 pn ids far 99 o m -isl -gh ivlusl mcr cormmit. to .d--t r aot V R/x to b• La nc tad e fired 10% sl ce rIsl .Rhin protect. BUFFER TABLE BUFFER AREA DESCRIPTION Jubel Eertyl Drive Road Efficiency Buffer: 40. MU eve VA Reute 37 �e ant 50' Inactive Read Efficiency Butter: SO' Active A 15' hide - Landscape Screen B 25' hide - Landscape So- C 25' Wide - Landscape Screen D 25' Wide Landscape Screen E sin sass a of u 50' Irde - Full Screen F sin sheet.of 11 Variable Width - TreeSave and R. Ia.t Area Net.. 9uffen Se• development plan eh•eta (sheets 7-11) for boxer Lind. and boxer dairies Rmp ProlecUov Ana f-) •ho on sheet 4 and develop-t pim Weete (•bmta 7 it) Ym. Tab Iard 9•tGek Ylo. Rev Yy. 91d• Tvd lbaek m Yin. from C•rYe t• Dmt Yiv. 9rbmt Ivl.nor D yYb. Ponoh•e Nourry UNl Trp• Heu•1y Name Minimum bl math Ana R/. or 9a bvt _ Noe DI.Unee •Ba .et km molly �l 9•tMek lv O.Frro Inlvly let nna 9td• Yard/Caner Y ard/- Sid. t P•v YW/pest 9ba • ud 94y 0•t.eh•d Yu. B� Ym. De lot 99uve teat Prinle st-t 1. D uit D.e111oa Url• 91aa/C.mbmed Total a. y a• lot (Or rid Urt I. Ind Urt Yard AeuttlR. W1 Extevd mlo trout Bw a Wlaht Xelabt Fulda. a0ac•e ovum. .think /AU omeouN) 8W Te�ous) at" Yard Opm Yva Yva ap.n 3rb•ck 1 35' .7D wq 311 Saw to'/io' 1.' to B/lo' aA/le' 5'/1P a/s' NA/NA a' N/A 2 45' 9PD 4b'1.0 80' to, 1/10' la -Au a'/Ia' w/lo' e'/e' a' sD ao 2 9 4.' are war ab' 4950 to'/to' 3. Is' a'/10' x•/e' .'/10' 6'/Io '../so. 4 So 9Pp 66' aoso' 15'/1o' zo' to, w/lo' i.'/NA e'/lo' 6'/lo' .'/a' 6' .0 so 2 7o.m•w. (waT D•4ee.e c.r.se) 20' 1.00' l0'/10' 30' o zo �t em rhea ra..w of and nrl m slew from x/1 xA/e' 0'/6' 0'1' m'/YO' a' s6 50' P to...w. (Au.7re.a za' zieo' Io'/w' le' C 20 oo -a arhed rd. .wl o�me xp xUle' o'/a' o'/a' e'/a' a' NIA So s mll�� ' ti Duplaz ab' 4500' is 20' 1.' 7A'/16' le/aa 0'/lo' 0'/10' lo'/lo' a' ao da• Y . YWUPI•. ao' soon' 20'/10' Za' a�..m n t •oe•a eM• .w e�evd urturl, x/• to 0'/1.' N/1 N/A e' 20 C•naamirum 9a' e*••.•••r) M/A xA/fo' M/• 10' fain peblly etrM/'I' from wn x/1 10' M/A 60' e DATE: JULY 2D0e SCALE: 1• - 300' DESIGNED BY: TEAM JOB N0. 3500WG SHEET 2 OF 11 .. ;�, v� � � �� ♦ 11111;��;; If1. �� .amass �e ssMA II �:f _ ♦ � f� �� ss $ 4 a t+ �e � se ul+�i `� Nark �.•"'=.,a'� ` ■■■ � �. �e SS i. cim•E NNaua ,1Nc ltf+cnf cwlann f.Ewm clroNoeE.•nmc o¢ranncte TAA� of rases 2p.e1. aeu nw•wm•w frnar Iw.rr fS IeeleS 3ep.7r' e1LL0o' NITf 300�� SLALE, �• , 'JOG' Li 1 cs z cc W W z a z W W -� PE Wic c eeg �sE Z a GINIY K MIRVEY - l No-038— R SYNOMS LEGEND ® WATER FEATURES WETLANDS AND DSA LIMITS I� DISTURBED WETLANDS FLOODPLAINj DISTURBED FLOODPLAIN Z¢ $# F STEEP SLOPES z J G EffM KARST FEATURE AND DSA LIMITSa W LL 60' RESOURCE PROTECTION AREA (RPA) W � Q 6o O F U 6 O 1n Y C! PROJECT ENVIRONMENTAL FEATic EXL9TING DISTURBED XDISTURBEO z J WETLANDS IN FLOODPUN 30.8 AC, 1.0 AC. 32% J W WETLANDS OUTSIDE FLOODPLAIN0.5 AC. 0 0 z z a z FLOODPLAIN W/O WETLANDS 11.3 AC. 1.0 AC. 8.8% STEEP SLOPES 0.3 AC. 0.02 AC. T41% Cz+] Q F KARST FEATURES 0.7 AC. 0 0 TOTAL EX. ENVIRONMENTAL FEATURES 43.7 AC. 2.02 AC. 1.6% PN2POSE0 ENVIRONMENTAL FEATURE$ EXISTNG ENVIRONMENT FEATURES 4L7 AC. (AFTER CONSTRUCTION) PROPOSED SWM POND 6.8 AC. TOTAL ENVIRONMENTAL FEATURES IB.O AC. NOTES- ARMYCORPS OF ENGINEERS AND VDEO PEF*M ARE REQUIRED FOR WETLAND DATE JULY 2006 DISTURBANCES. DELIMATED WETLANDS SHOWN HAVE RECEIVED JURISDICTIONAL DETERMINATION FROM THE UNITED STATES ARMY CORPS OF ENGINEERS. REFERENCE JD. PROJECT • O4-R2242, DATED 3EPTEMBER 27. 2004, THIS �� 1, _, JURISDICTIONAL DETERMINATION EXPIRES SEPTEMBER 27, 2DOB. FLOODPLAIN DELBBATI0N BASED ON THE CITY OF WINCHESTER FLOOD BOUNDARY DESENBD BY. TEAM AND FLOODWAY MAP COMMUNITY -PANEL NUMBER 510173 0003 B PAGES 1 a 3 OF JOB NO. 3600N. 6 EFFECTIVE NOVEMBER 16. 1918, 3117m 0l11 a z O rI liib WLU rl r r z t -I 1 j J \I( I-li>\ \ Z LU i zlu x o t a W =^ \ 3'y \\` " _' ✓_ -.1. �AN.Ws +I ``i�� t - r� 1 /,S .,=, rlG �% =i "� •.N� ,, ,y,,'` =50` 5a1Elie z ROAD CLASSIFICATION LEGEND Uu� ^� r _ 0 400 ADT za �� 401 —2000 ADT 5 ?;1 3 \ __ _ 2001 —4000 ADT N, J �.;�r�\�\ 4001 —6000 ADT$zS e4 8000 t ADT GINNY N WWVEY y JUBAL EARLY DRIVE PHASING OVAL PHASE 1— 3 0 0 PERMIT PHASE 2 — 4 5 0 PERMIT PHASE 3 — 6 0 0 PERMIT STREET MODIFICATIONS Refer to Typical Road Section Sheet 6 for subdivision street modification minimum standards. Centerline Radius -Pavement Width • Intersection Spacing '- Cul-de-sac Radius Subdivlslon Street Name ical Section Minimum R nt n, Station 54 It. Upton Court 2 46 ft. Bellinger Drive 2 Burrington Ca t Colebrook Circle St..kbrid.. Drive o D e t e Woodgraen Court 2 Forsyth Drive ft. b 84 ft. Dra on Circle 7uD 46 ft. fi4 ft Ve n Dr ve c for Street 24e ft. /fit ft e d Sire t Colemore Street .a th Street haldoa Court tt. Hathy 54 ft. 1 u aston Way Burri a Court T.yrora street 46 ft, cull Court \ U } P 1 4J _ z I L!-tLli LLB -- 7 Ed z J m x z I Lim 1 r .�- � \ � / \ o J F W W r-W_ y F- - t '; C r oArs Nl.r 2009 SCALE1. Soo. o61GNED BY TEAM —50 JOB No. 36DOWG SHEET 5 OF It Lam OF B� �UBFACE IL BITUMMODS TYPICAL r• : L SECnON PAVOGM GREEN CIR= (DIM 10' GEOMETRIC DESIGN STANDARDS FOR RESIDENTIAL STREETS (GS-SSR) TABLE 1 - CURB AND GUTTER SECTION CURVE DATA MIN, SIGHT DISTANCE YwC;p. WIDTH w CUkRR ZONED. PanT® C . O al - Y B-MPPwG UlTE29EC110NS & CUGB OY� AC C UP III aa0 ADT 20 75' • NONE lox. laa' 200' a.. 1.5' 251 TO 400 AN 20 110- NOIR IOx IR 125'IN 200' 20'� lb' 401 - Z000 APT 25 200' NONE im. IN' 2B0' 36• 1.6• 2001 to 4000 Am ao 336' NONE Im. am, 3s6' ANia'AY m atv Il®®rt TOT 10 � WIP Ro1� a r• RN a' Yw. 9T0' CG-e YOOf R/N M. R/N R/► CG-6 ryl INGUSs/EGRESS ve¢Nvur (7 � i PAVI=Ni WDFK (P) 1' eP CG-11 \ u1GI9 or BRU1w40US SURFACE ENTRANCE 3° Am P sTUlmlon CONORM YO TAAKE rt O--2.ox —z.os w R . jj a l�r e•se coDRse JL � �f T pl YCUURMR ABLE iJY119 or 9IIBBASE vooi R/N TYPICAi. AL L.RY SECTION b NT9 9T0. TYPICAL ALLEY ENTRANCE rmtxvR�(IP1 . NmTti My ONE -NAY la, TNO-NAY 1e' I80' 10' •reuw metlun, Jury lubJ Evil Dri,e soe n—O seee mev..ea .m y rea,�ep•a .,w Dn...eD,e, .ae0--me.11ee min e4y Neyntt r<RJ.,mem, me memlen.e,e n.ea..a. BRL R/R R/B an T{' RN rc rc rc2' OYYLRCW BUODQlGL 20' 0' 24' 16, M 2'rc 20 BUBJNNG BRL CLEAR BR DNOUS SURFACE nD,,N• BRIJtUNOIS SURFACE CISAR an ZONE q, ZONE lo' 10' Yw. °. PAPIONG BRUIwlOU9 I 9}AMDARO °. PARINIC lo• 10' �. x zox CONCRETE CG.1 z.os z.ox . zosz.ox 17 cRAss YAw STRUT uAw �R�r SNLeAIX SPANDARD ZM BASE COURBL I` aiAlmAlm GO-° 1'�{ RUPTKR (,__ KAaivi..) CG-e 1' SUBBASE ILP'19 OF SUBBASE ( •Rmtt�e•plpDxn) TYPICAL SECTION - SeINDYRIDGE BOULEVARD URBAN COLLECTOR (G9-T) - T{' RN YAw 4tREEI - COYYERCIAL AND YO _D. 4.001-e.Doo ADT DESIGN SPEED - s0 YPN •RWed landscape Yedien R/e R W' RN rc rc rc PC 2 119' 9IN1wlOU9 9VNAC6 1®L1H• BRVIwlOU9 9UIiPACE 91'RdI 3tBQi PMINIG e1TUlON0V9 STANDAND PARIONG T ° '� "vs CONCRETC y CG-2 2.Ox 3:1 2.ox 2.ox 20% 2.Ox �T•E 3� STANDARD 3TANOAR0 91DCNALK L>! 1 1. 31'ANDARD �� cc-e 1• �.� BUFFS SURER sIDLeALN LOOTS OF sUBBASK TYPICAL SECTION - SA_NDYRIDGF BOUL EVA-RD URBAN COLLECTOR (GS-T) - w' RN ,•w0.4 •�•a e•u 5•°A�•p•I-w1�•�•�A•'y PAIN STREET - RESDJE4TIAL 4.001-e•000 ADT .na Ou Nwt RJ calm v,.we- DESIGN SPEED - SO YPN •RWad LendeeeDe Yedien ieoexa �— TABLE C-1-1 MINIMUM RADII FOR DESIGNS CROSSOVER SPACMIG CRITERIA UTILIZING NORMAL PAVEMENT CROWN El7h±�1'�Y:II17= RIP __ YACORIY RADNS OF CURVE R FRICTION FACTOR F 45 a0 W 287 ' .1T6 Do a "• � I a' a' a' a• r a• I a' I II—M. dddQSSS WSW TYPICAL ROAD SECTION NOTE: TYPICAL s DN FOR Min FS STREET TREE & UTILITY LAYOUT LOCATED w TID: FRONT. NFS •aNL CAN BE REDUCED PON DRT UTUJITES LOCATED w THE REAR DESIRABLE BIACN MGM MA1m1l ERBELTNN9QY " R-2.5' DESIRABLE BRERSZMON R-B I DESRtABLE DTTERSECIION OFFSEf 9PACBVC R-30 ION. PR016CT® TRArrK YwONY DESIGN YwnvY aLocs wreESccnoN TYPICAL INTERSECTION DESIGN VOLUYE (IDT) 9PEED (YPH) LENGTH OF'ISEf 9PACDJGI YD4DIUY DPTERSvlT RADD AND SPACLNG r 0 w 400 IDT 25 YPH 200' 126' SDBDM ON STREETS 401 ADT . 1500 ID'1' 26 YPH 250' 125' 11501 AD? /° 5000 ADTI s0 YPH 1 450 1 US, NOTE: ONLY APPUCASIX TO YODU'ICATIONS ACCEPTED BY YDOT JND FREDERICK COUNTY (SHORN ON SHE 5) e' PARXwG LANE _ SANDYRIDGE BOULEVARD PARKINQ I.An° P IG LANE R-35 Iwl. CURB EXTENSION DETAIL an R/N (H' Re R/► BID, 5R5' 41.5' rc rc FO rc YERCW. C9LTn 20' 17, 27• le' Z7 0.s' 20 CD G B®, �D a �L BUDDwc Z0M° ORIYpG DRIVwG DRIVING DRTVwG 1 10' B.6' 2' B DU9 SIANDARO 2' CLEAR ZON6 10' lo' Yw. CONCRETE CG-2 2.Ox 2 Ox 2.Ox 2.Ox 2.0% / YAw 9TRCL1J sID� 18PIW.TD. iRAD, BASE COVRSE aFANDARO CRAS3 YAw STREET BUFFER DEIIALK ?�m.•Te Y.alseo) ��1 sDBeAse m-e 1'�� cFerv.n euN+anu+u7 LMT9 Or 9VBBASC DRIVE TYPICAL SECTION - JUBAL EARLY URBAN COI1JUTOR (C9-T) 4 TRAVEL LANES - NIIH - COYYCRCW. ARG 8.000 ADTAND AND UP •Keyed la0decepe Yedyn DESIGN SPEED - 95 MPH 0 z_ W W z a z W Q ee 8 3 ' P It° GINN1 N KARVEY 'II '4 N0,038141 X311 DATE. DULY 2006 SCAL& N/A DESIGNED BY: TEAM JOB NO. 3600NG 6NYET a Oru RESIDENTGL LINDBAY W 10' EVERGREEN TREE 10' Z Lj 15 eN0" to O \ + r aY � _____----EVERGREEN a � o "'jryLJ•J) J TREE 51 2ITSPACE ` - = L, \ JUBAL EARLY DRIVE ZLU v y pE\ELpTBRJLN 80' ROAD EFFICIENCY BUFFER64MT ET sa (NYEi9 RE ORDBUNCE QVDiE1�N �'19) m _ �. _ ® o �_� _ .♦♦♦ I \ ,�L` \! \ pi � °pry'` �i rr Jl — � f1 i , r r TIP, I ! ' I -- \@ ?♦\ \. 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' /♦ \. \ 1 \ _ r i ` \`\ '` `�� \\ ` � Ly � q e \ PROP. $U1 1 AREA m F 63 RE t \ \\\ ° a Q ad / � / 1 , I I ! � ' � `.`- i . �I `�_ `` - vv Aj •�r� k\ o°A o gmm w w , ( \ / ♦ 1 t /'/ �` yy / _ 'III11 I / '/I< � � -`�.. i'+II`\\ � ABIW'M � 02, 110 t't V m®m , I A, / _ // "! ` ♦ ♦ '\\\ - _ _. .Ilr f ° - - mOm om r ,(� I 1 � I _ --- . / J Ill /, / I I 1 � � l �� ` / /' l � -\ l p I • •�`J/ / .�,. ■.■■■■IF- 'is iti■ip ■■■�■ ■ �■ 1 , , r \ , / / DAM JULY zoos _; t- „I 1 III I' I�! ,1 I /+. rj �ii/t,p \\` ^\�,�\,y�I Iwit\ Hl:r \ `♦♦ ° mlERGI/IL ♦ scAlc I' - 100 co4 DESIGNED BY MAN NOTE: WATER AND SEWER LINE SIZES ARE APPROxIMATE AND WILL I O 100 200 BE VERIFIED WITH 14YDF24 LIC ANALYSIS FOR CONSTFWTION PLANS _ JOB N0, 38MWG SCALE: I' = 100I' = 100' 9NEET T 0�11 OEV LOM DC PLAT: BEET ITY eVn®cAc — PROPOSED ALTERNATIVE BUFFER STANDARD 50' FULL SCREEN BUFFER RESIDENTIAL LINDBAY co�cw. BOUNDARY LB/e'/// ' ' / %' ' /�'/, /I — j``• //Tm � 10 � 3 EVERGREEN - /// /,0 / r , � / \\C l '\ �,'� \ `• m TRd BOARD ON BOARD If/ v- COYI�RCGL IANDBAY � ; 50' FULL SCREEN BUFFER BVREP L (YELf9 (MUIINANCL BLpBBIIYRTL) ��' � ��^—�\,/1 \ 1 // / //Y 00 cc ul ,\ //r, fr � /-/i � �/1'�ifi' -'i i •,' � / , ,"" , y ,' I � �I 1 1 � � W �\�,j ! i i r, irl / ri rrl/r ui/ Y. � i r ', i ✓� ' � 1/ ; I , % i l �-qe� frACE Z W r \ t lr rf 4� f11' W sL yy nl ItCM SPACE.. —; s i° flr i'rri I ll,rl 1rr --- rd �f "l l 1f/1rj �MA.R.FAMLY to l Cr'iNlfrr'i' i i i / / / r�r i S n nsAlAl; / / /, r //i�/ ./\ e o ' ftwy B/%'f lljl L/��l �� ', �/ / ' �,lpp�/FY0. 1 / A� "/ / / %r,'/ /p•_Jn"�j'/ p ly` y\` 1jq/ ` \\: � Qi �` too //,1 r; lfff I ••I► , i,j � ,// I r 'ifilrr 1e li, ` i I i - rr r / x /�• - // /// / dt t 1k J, y I y/ /f I / / � y � y ,,l.i. �Y 1 i j / /i i /, ,', _'. -- �.' j eri' � y I I y y corn_,. •qi 8 8 r / I �� %40085- GM N HARVEY NO.03e1+1 ■■ mu ,I / .rki , L1S/ ✓r / v1Wf1 f Jd.' 1r( ,i F'r 1 V Ytb + Ilri1 0'v / Al--'%sMi DAM NLY 2000 'c_ DEsloxeD BY: rwL NOTE: WATER AND SELLER LINE SIZES ARE APPROXIMATE AND WILL 100 O 100 200 BE VERIFIED WITH NYDRNILIC ANALYSIS FOR CONSTRICTION PL" JOB N0. 9e0010 SCALE: 1" 2 100' 9HLCC1' S OY 11 DE�ELoPFBU PLAN 9EET 4E, /.., I I . ; \ ` - - 11 m■mmm■mim( ,ri ii■`)%6mmis"i 1 ` / 1 RESIDENTW LANDBAY n TREE l0' EVERGREIN'�� a EVERGREEN TREE VDOT R _ VA ROUTE 37 100 ROAD EFFICIENCY HUF'F'EH - muw.mml RESIDENTIAL LANDBAY $ EVERGREEN EARTH BERM !ll+++ a FT. HIGH MIN a` ROOT R VA ROUTE 37 - EXIT RAID' ou NUAD GCCI\-IEIYI.I ❑ 11— uOuceo-ouru.a eurrER I�9 oROa.xce xeQVwomrts) RESIDENTIAL LANDBAY OR PUBLIC SIREE'I' R/W REPLANT 10, EVERGREEN AREA TREE TREE SAVE AREA �/ tU.I.Ot RUN BOUNDARY L; OFF -SITE RESIDENTIAL USE TREE SAVE AREA AND REPLANT AREA aurru r ro s..rA,fldNT TRX T� �� unA fig win ■ m !* i NOTE: WATER AND SELLER LRE SIZES ARE APPROXIMATE MID WILL I O 100 200 BE VERFIED WITH HYDRAULIC ANALYSIS FOR CONSTRUCTION PLANS SCALE: I' = 100' GINNY N. MARVEY Na.03B1a1 I � Z ¢ D0; z z cp�ss77 0 vEJ V s �4�3W F DATE JULY 00E 2 SCALE 1' - too' DESIGNED BY: 3EAl/ JOB NO. 360OWC SHEET 9 OE 11 Pl Crtw"AIFETr cs '\ ( 1 r /\ r c I, i I I I °/ / r/ / I i rrr, i i i \`` r I,l+ . � � ,' i� 1 tt o , �.. / ^•- W `C `32 \ S ! 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BOUNDARY LINE SCATS 1' [ 100' RESIDENTIAL LANDBAY DESIGNED BY: TEAM NOTE: WATER AND YDRA LINE ANALYSIS ARE OR CON(IMATE AND WILLLAN 100 0 100 200 25' LANDSCAPE SCREEN BUFFER 10B M. 350ONG BE VERIFIED UAill HYDRAULIC ANALYBIg FOR CONgS'RIDTION PLANS iiiiiii SCALE: I' = 100' Roos R PROPOSED ALTERNATIVE BUFFER STANDARD seer 10 oru ICIMCIf1AL LANDBAT COMMERCIAL Bmmm LINE—-' 10 10 a svawRscx� TREE oE TREE II[ii B' HIGH BOARD ON BOARD PENCE N� COMMERCIAL LINDSAY DE\80PI'Blf PLM 81w RET If / r /ifrfljii '/ If l\itlI(t\1 \\ I \\ \` \ten t it It ,' � r ( /,',` //,�1j,1JI�1�r!//i4 /ri, /�/i� / i / °/'� o��,. ,/ /or« � :. �t \+✓ L i_; , ,/, /„ /t III, II l( 11 /// f I f! r �+ ft I 1 ' '_ • / //' /'%! /i,///,1/i%1�, �>/1// »11 111I ,\I\ \ ` `__� �\ 1 r`� ' r f r / ,// / I % / ,�// /%ii/ .— =—J i i li 1 + , f i '�' �r I I \�\�`...+��, --,/ , 1 It \\ It /� //•' �� ` - ) 1 1 + \ \ \ \ \ \ \ \ \\ \ \ ` ` \, r , / �' \ ill l r / /% �� - / / 1 / °\ ♦o\ \ ` 11, 1 III J////� /�� /,/ f 1' \ \ \ \\\♦ ♦\ 111 IrlJ / /\ \ /II, f \ '.I 1I I 11 1 I: jl 11 /,r ��..�=�- _ % 1)\ \��\��,�Ji/l il�if//� i �`\`\�_,t��r! /' \ ` Itt111t I, I/� ``+1 //\ 10 /r, /, ,�� ---, ! r i� +till I11 / \ \�\ r' Iil I ME cc Lu W !r o m / LIM 1 r o m ,it /1/ J/� , �\1 _/, / r / `, \ l t \/ , fN r/ 111' /'1'//%';;1Jl,;;I,//,h; if +t+ I111\\\\ 11�,\1�'\\\:—_��—`�^'_°_. lu�Jlr/� \�\:.", 1 I f ---_ , l •\ I r/ Ifl \ t / /r ,/i I � I'll 1111\\\ III II,IIIIf / ,111,, /, 11'1 ///l/ 11 ,1r, (r/,ilr/ J////�/ / II / !l i!l`! �iiiC cl ` - e'�\ / / �\`• ` ! \i ?f/f i f /'' �/./ i/i'/i (I 1,// i / 4\\¢`{l U �1 \ Qr 1 `, \ I I /1 ,,fill; i0` .\ .\ \, / I I / f a 1 / / N't If IN lv NDiE: WATER 4PID SELLER LINE SIZES ARE APPROXIMATE AND WILL 100 0 100 200 BE VERIFIED WITH HYDRAULIC ANALYSIS FOR CONFMIC.TION PLANS SCALE: I' . 100' RESIDEN LANDBAY EVERGREEN 1� TREES 1D EVERGREEN TREE• /� YDOT RZW -\ - CEDAR CREEE GRADE 80' ROAD EFFICIENCY BUFFER (MEETS OmmMCE REQUIREMENTS) 'TREES TO BE LOCATED Di HATCHED AREA RESIDENTIAL IANDBAY — —EVERGREEN o TREE TREE � VULLOW RUN BOUNDARY LD'lE OFF -SITE RESR)ENTIAL/AGRICULTURAL USE LANUSUAPE SUKEEN BUh'FEN BVEIG GIR R NARVE,' No.038141 DATE: DULY 200E SCALE 1 = 100' DESIGNED BY: TEAM JOB No. 30DOWC SNEET 11 OF 11 a. FILE CGH COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 November 9, 2006 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Preliminary Review Comments for Willow Run Master Development Plan Dear Evan: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as Willow Run. Staffs review comments are listed below for your consideration. 1. Proffer Statement. Provide a scan of the actual signed proffers from the rezoning on the MDP. The inclusion of the proffer statement on a sheet in the MDP is a requirement and a modification to this effect is not appropriate. 2. Notes. On the coversheet, provide notes regarding underground utilities and water and sewer availability. 3. Unit Numbers and Phasing. On the coversheet, provide the total number of units within the development. 4. Buffers. The MDP does not reflect any zoning district buffers or residential separation buffers. These buffers need to be indicated on the plan and details of these buffers need to be provided. A detail for the road efficiency buffers needs to be provided as well. 5. Commercial Acreage. The proffers state that there will be 36 acres of commercial; the MDP only accounts for 32.9. 6. Legend. The legend on sheet 2 needs to be expanded to show which housing types will be built (towns, multiplex, condo, etc.). 7. Open Space Table. The 108 acres needs to reference that it is open space and water features. Also, it is unclear which tabulation the new water features have been included in since they are not accounted for on the environmental features sheet. The water features need to be shown as an environmental feature to accurately calculate the useable open space. 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 1., Mr. Evan Wyatt Re: Willow Run MDP November 9, 2006 Page 2 8. Recreational Units. Sheet 2 states that the recreational units will be detailed at the SDP stage. The amount and type of unit needs to be listed on the MDP. Recreational units for single family small lot units are required in addition to the overall requirement. Also, remove the reference to the dollar amount for each recreational unit ($25,000). Sheet 2 needs to show the total recreational unit number for the entire development. 9. Buffers. All zoning district buffers and road efficiency buffers need to be accounted for on sheet 2. Residential separation buffers also need to be shown on sheet 2. Details of all the buffer types need to be provided in the MDP. Any buffer modifications need to be accounted for in the rezoning. 10. Road Connections. There are various roads that clearly need to connect on the MDP (Bellwood and Upton, Leckford and Colebrook, Blackfield and Gladstone). 11. Romsey Court. The location shown for Romsey Court is completely disconnected from the rest of the community and is completely out of place. This residential are should be eliminated or connected to Shanly Court. 12. Road Sections. Sheet 6 depicts various road sections and it is unclear which road in the development will be built with which section. Certain roads are one way, some contain on -street parking and others don't; indicate which road will be built to which standard. Also, the road details that contain medians need to be labeled as landscaped medians and include trees. 13. Jubal Early Drive Intersection. On sheet 5, indicate why the Jubal Early Drive/Meadowbranch Avenue intersection detail has been revised. 14. Alley Sections. The alleys are being built with mountable curb which could encourage residents parking on the alley. 15. Age Restricted Community Center. The location of the age restricted community center is not appropriate; it is depicted closer to the adjacent townhouses than to the community it is supposed to serve. This community center needs to be placed centrally to the age restricted development. 16. Modification #1. The portion of this modification that pertains to modifying the location of the community centers should be removed. The MDP needs to show a permanent, appropriate location for the community centers and not have a blanket modification to move it somewhere else. 17. Modification 91. This modification states that the internal roads may be modified. Please note than any modifications to the road network will require the approval of a revised MDP. Revisions to the MDP should not affect any properties that are not under the control of the developer. All property effected by the MDP revision would need to participate in the revision request. 18. Trails. Additional trail connections should be provided as indicated on sheet 2. Mr. Evan Wyatt Re: Willow Run MDP November 9, 2006 Page 3 19. Developmentally Sensitive Area. Proffer I.1 states that a DSA boundary will be provided on the MDP as well as a resource protection area (RPA). These have not been accounted for in the MDP. 20. Modification #2. Under the alternative design standards section, it states that the dimensional standards for all permitted residential housing types shall be included as information on the MDP; this information has not been provided. 21. Environmental Features. The environmental features calculation on sheet 2 does not match sheet 4. 22. Karst Features. The tabulations on sheet 4 state that there are no karst features and the detail still shows the filled in karst feature. 23. Shanyl Court. This road is not very long and it is unclear how the northern residential portion of this area will be accessed. 24. Development Plans. Sheets 7-11 need to be removed from the MPD submission because they are too detailed. These sheets resemble a SDP submission and have not been reviewed. In order to continue the review of this Master Development Plan, you will need to submit a signed and notarized Special Limited Power of Attorney Form to this department. The review fee for this application will be $37,959 ($2,000 base + $35,959 @$100 per acre). 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, F. �a itt?r6C.� 4�F� Candice E. Perkins Planner II CEP/bad Attachment a DEPT. OF GEOGRAPRIC rNFORMATION SYSTEMS FREDERICK COUNTY, VIRGA rh E GIS, S REQUESTING AGENT: Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROTECT: G, GRAPHICS WORKREQUEST DATE RECEIVED: D/,z 1 ©6 e COMPLETION DATE: % D FAX: DESCRIPTION OF REQUEST: (Write additional in f1111 S-3 -19;qo� q1 ej�) e�� ?v DIGITAL: PAPER: FAX: SIZES: COLOR:. BLACKJT HMTE:. STAFF MEMBER COMPLETION DATE: MATERIALS: DATE OF PICK-UF/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: E-MAIL: IES: HOURS REQUIRED: AMOUNT PAID: CHECK NOM Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) APR 1 3 2009 MIL ER L 2 SM TH 480 W- Jubal Early Drive Suite 330 Winchester. Virginia 22601 540-722-9566 Fax 540-722-9655 Low Lo. miilerandsmith. corn April 06, 2009 John G. Russell III Commissioner of Revenue Rouss City Hall 15 North Cameron Street Winchester, Virginia 22601 Re: Proffer Payment Dear Jay, Miller and Smith at Willow Run LLC and Greystone Properties LLC are the developers of a community in Frederick County called Willow Run which rezoning was approved by the Board of Supervisors on February 28, 2007. The developers proffered to contribute $100,000 to the City that can be used to mitigate Willow Run's offsite transportation impacts. This contribution is to be paid in equal installments of $25,000. Enclosed is the second installment. Would you please notify Eric Lawrence the Director of the Frederick County Planning Department that you have received this check. I can be reached at 540-722-9566 if you have any questions. Sinc rely, John T. Conrad Vice President of Miller and Smith, Inc. COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 MEMORANDUM r TO: Frederick County Planning Commission Frederick County Board of Supervisors FROM: Susan K. Eddy, AICP, Senior Planner S"KK65 DATE: December 14, 2006 RE: December 19th PC Staff Application Briefing - Willow Run Rezoning As Planning Commissioners are aware, a staff application briefing on the Willow Run rezoning application will take place on Tuesday, December 19, 2006 at 12:00 p.m. in the Board of Supervisors Meeting Room. Members of the Board of Supervisors are also invited. Planning Commissioners and Board Members were sent extracts from the rezoning application on December 12, 2006. Today, the applicant forwarded staff a revised proffer statement that he would like considered at the briefing next week. This proffer statement, dated December .11, 2006, is attached. The proposed change is the inclusion of land for a county aquatic center. Changes have been made to proffers B(2) and F(1). The applicant is proposing, should the County request it, to reduce the commercial land area by five acres to provide land for an aquatic enter and also to receive recreational value credit for this. land and apply it toward the required recreational units. Although the proffer statement is not signed, I have been informed that the property owners have given their consent. Feel free to contact me if you need further information - -- -- SKE/bad - Attachment � Candice E. Perkins i 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 0 C---y Engineering September 1, 2005 Revised November 4, 20b5 Revised November 30, 2005 Revised May 18, 2006 Revised June 274 2006 Revised September 26, 2,006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 WILLOW RUN TRADITIONAL NEIGHBORHOOD DEVELOPMENT PROFFER STATEMENT REZONING: RZ# 16-05 Rural Areas (RA) District to Residential Planned Community (R4) District (359.97± acres) PROPERTY: 359.97±-acres (here -in after the "PROPERTY") Tax Map Parcels 53-((A))-90; 53-((A))-91; 53-((A))-92;.53-((A))- 92A; 53-((A))-92B; 53-((A))-94; 53-((3))-A & 63-((A))-2A RECORD OWNER: Willow Grove L.C.; 740 LLC; 750 LLC; Miller and Smith at Willow Run L.L.C.; Greystone Properties, LLC APPLICANT: Willow Grove L.C.; 740 LLC; 750 LLC; Miller and Smith at Willow Run L.L.C.; Greystone Properties, LLC PROJECT NAME: WILLOW RUN ORIGINAL DATE September 1, 2005 OF PROFFERS: REVISION DATE: November 4, 2005; November 30, 2005; May 18, 2006; June 27, 2006; September 26, 2006; October 24, 2006; November 18, 2006; December 11, 2006 Preliminary Matters Pursuant to Section 15.2-2296 et. seq. of the Code of Virginia, (1950, as amended), (the "Code") and the provisions of the Frederick County Zoning Ordinance (the "Ordinance") with respect to conditional zoning, the undersigned Applicants (as hereinafter defined) hereby proffer that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #16-05 for the rezoning of 359.97± acres from the Rural Areas (RA) District to Residential Planned Community (R4) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicants (as hereinafter defined) and such be approved by the Frederick County Board of Supervisors in accordance with the Fie#38DOW02006 TND REZONINUFAW Gme —y Engineering • September 1, 2005 • Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised Jute 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 19, 2006 Revisal December 11, 2006 said Code and Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and shall have no binding effect whatsoever. Upon approval of such rezoning, these proffers shall be binding upon the Applicants (as hereinafter defined) and their successors and assigns. The subject property, identified as Willow Run, and more particularly described as the lauds owned by Willow Grove L.C., 740 LLC, 750 LLC, Miller and Smith at Willow Run, L.L.C., and Greystone Properties, LLC, (the "Applicants") being all of Tax Map Parcels 53-((A))-90, 53-((A))-91, 53-((A))-92, 53-((A))-92A, 53{(A))-92B, 53-((A))-94, 53-((3))-A and 63-((A))-2A; and further as shown on the Final Plat for Boundary Line Adjustment Between the Lands of Willow Grove L.C. and Miller and Smith at Willow Run, L.L.C., prepared by Marsh & Legge Land Surveyors, P.L.C. dated April 27, 2004, together with the Deed for Greystone Properties, LLC, from Pembroke Cove Properties, L.L.C. , recorded as Instrument # 030024683 and containing an attached plat prepared by Marsh & Legge Land Surveyors, P.L.C. recorded in Deed Book 886 Page 447 and an attached plat prepared by Lee A. Ebert, C.L.S. recorded in Deed Book 543 Page 247, together with the Deed for Miller and Smith at Willow Run, L,L.C., from Melco, Inc., recorded as Instrument # 040017302 (collectively, the "Property"). PROFFER STATEMENT A.) Residential Land Use The Applicants hereby proffer to limit the total number of residential units to 1,390 dwelling units, exclusive of the existing residential units on the subject properties. 2. The Applicants hereby proffer to limit the number of residential building permits to a maximum of 200 building permits during each calendar year until the buildout of Willow Run, exclusive of age - restricted residential units and model homes. The Applicants shall be permitted to carry forward up to a maximum of 100 residential building permits that are not obtained during each calendar year to the ensuing calendar year; however, in no case shall the number of residential building permits, including age -restricted residential units, exceed a total of 300 issued in any calendar year. File 038WWGi2006 TNA PYMNINGSAW Cneatway Eaginee4 September 1,2005 3 Revised November 4, 2005 Revised Novcmber30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 3. The Applicants hereby proffer to provide for a mixture of housing types within Willow Run consistent with the minimum and maximum percentages and permitted housing types identified in the Willow Run Residential Unit Matrix as set forth below: Willow Run Residential Unit Matrix Category Minimum Maximum Housing Types Permitted % of Units % of Units Single -Family 20% 35% RP District SFD; 35' SFD lot; 45' SFD Detached lot; 55' SFD lot Single -Family 20% 40% Duplex; Multiplex; Atrium House; Attached Weak -Link Townhouse; Townhouse Multifamily 20% 30% Condominium; Apartments; 2nd Floor Residential Above Commercial Age -Restricted 5% 20%!j Single -Family Small Lot; Duplex; Multiplex 4. The Applicants hereby proffer to develop age -restricted dwelling units within Willow Run, the total number of which shall fall within a 5% minimum to 20% maximum range of the total number of residential units. Except to the extent otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair Housing Law, and other applicable federal, state, or local legal requirements, any dwelling twit within the portions of the Property identified as age -restricted housing shall be restricted to housing for older persons as defined. in Va, Code Ann. § 36-96.7, or a surviving spouse not so qualifying, No person under 19 years of age shall be permitted to be regularly domiciled or to reside permanently therein. The restriction provided for herein shall also be in the form of a restrictive covenant with respect to the residential portion of the Property designated as age -restricted, and any sub - Fite #380o4dO12W6 TND?,EZQMSGffiAw Greenway Engineering • September 1. 2005 • Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revisal October 24, 2006 Revised November It, 2006 Revised December 11, 2006 associations created with respect thereto shall have assigned responsibility for the enforcement and administration of the said age - restricted covenant. 5. The Applicants hereby proffer to provide a double row of evergreen trees between the southern most residential structure and Cedar Creek Grade to minimize viewshed impacts from the Homespun property. The double row of evergreen trees shall be planted on 14-foot centers and shall be a minimum of. four feet in height when planted. These trees shall be planted in conjunction with the improvements specified in Section D(11) of this Proffer Statement. B.) Commercial Land Use I, The Applicants hereby proffer to designate a commercial center area and neighborhood commercial area along the Jubal Early Drive corridor as delineated on the proffered Willow Run Master Development Plan. The commercial center area and neighborhood commercial area shall be a minimum of 32.4 acres, which constitute& 9% of the targeted 10% total commercial area specified by Ordinance. The Applicants proffer to rezone the right-of-way associated with the relocation of Merriman's Lane (Route 621) following abandonment by VDOT which will be absorbed into the commercial center area as described in Modification 04 of this Proffer Statement. The Applicants proffer of right-of-way dedication for the new Route 3711ubal Early Drive interchange shall not count towards the total commercial acreage; however, should additional right-of-way for said interchange be needed in the future, the Applicants shall not be required to provide additional commercial acreage. 2. The Applicants hereby proffer to deed a 5-acre site to Frederick County within the commercial center area to allow for the development of an aquatic center. The Applicants shall receive recreational value credit for this acreage, which shall be the appraised value at time of dedication. The 5-acre site shall be deeded to Frederick County within 90 days of an executed irrevocable contract for the construction of the aquatic center and approval of road design plans for public access by VDOT and the County. If a contract is not executed for the construction of the aquatic center within 3 years from the date of final non -appealable rezoning approval, the proffer to deed File 03E00wG/2006 TM REZON1NG/EAw • G=way Fagineering September % 2005 Revised November 4, 2005 Revised November 30, 2W5 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised. November 1% 2W6 Revised Leamber 11, 2006 the 5-acre site shall become null and void and the Applicants shall provide the recreational amenities specified in Section F(1) of this proffer statement. 3. The Applicants hereby proffer to utilize similar construction materials and similar development themes for all commercial development within Willow Run. The principal construction materials that are visible from the adjacent community streets shall be limited to brick, stone, artificial stone, simulated stucco, cementous siding, wood, glass, standing seam metal, dimensional shingles, or false roof systems. These construction materials shall be utilized on all building walls and rooflines. Additionally, the Applicants proffer to restrict lousiness signs to monument style that are a maximum of 15 feet in height and to building mounted signs. Furthermore, the Applicants proffer to incorporate into the Willow Run Homeowners Association ("HOA") Declaration or sub -association declaration provisions creating an Architectural Review Board CARE") master organization, which shall be responsible for the review and approval of all exterior construction materials for commercial development. 4. The Applicants hereby proffer to design the commercial center to ensure that no parking lots are located between the commercial buildings fronting, along Jubal Early Drive and Sandyridge Boulevard (Main Street). This standard shall not prohibit the provision of on street parking along the public streets within the commercial center. The Applicants hereby proffer to guarantee the completion of 10,000 square feet of commercial - floor space prior to the issuance of the building permit for the 600"' dwelling unit, exclusive of building permits for model homes. 6. The Applicants hereby proffer to guarantee the construction of an additional 10,000 square feet of commercial floor space after the issuance of the 600a' dwelling unit, but no later than the issuance of the 1,000`' dwelling unit, exclusive of building permits for model homes. 7. The Applicants hereby proffer to prohibit the following commercial land uses within Willow Run: ➢ Exterior Boarding Kennels ➢ Electric, Gas & Other Utility Transmission and Distribution Facilities ->- Automotive Dealers & Automotive Repair File N3800WCd2006 TNA RFZANW07AW Gremway Engineering • September 1, 2005 Revised Ntwcmber 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27.2006 Revised September 26, 2006 Revised October 24.2006 Revised November 18, 2006 Revised December 11, 2006 ➢ Golf Driving Ranges & Miniature Golf Courses ➢ Electrical Supplies (Wholesale) ➢ Hardware, Plumbing & Heating Equipment (Wholesale) ➢ Commercial Outdoor Batting Cages ➢ Adult Retail ➢ All land uses within the B3, Industrial Transition District and Ml, Light industrial District that are not otherwise permitted in the B2, Business General District. C ) Master Development Plan The Master Development Plan is intended to delineate the general location of all road systems including the new interchange at Route 37 using the existing bridge, Jubal Early Drive from the City of Winchester to the new interchange at Route 37, the commercial and residential main street, the location of residential and commercial development areas, the location of residential land uses, the location of the community center park area and neighborhood park areas, and the general location of the extended Green Circle pedestrian and bicycle facility within Willow Run. The Applicants have identified elements of the Master Development Plan that are intended to be flexible that can be revised without the requirement of a conditional zoning amendment for the proffered Master Development Plan. These standards are described within Modification #1 - Master Development Plan Flexible Design Elements of the Community Design Modification Document submitted as a proffered document for this rezoning application. D.) Transportation Enhancements 1. The Applicants hereby proffer to fully fund and construct Jubal Early Drive as a four -lane divided landscaped median section, including the realignment of Meadow Branch Avenue from the current terminus in the City of Winchester to Route 37 as described in proffers D(2) — D(4). File #3800WGr1006 TND REZANING/EAW Cuemway Engineering 0 September 1, 2005 • Revised i member 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised Scptcm 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 2. The Applicants hereby proffer to fully fund and construct the four -lane divided landscaped median section of Jubal Early Drive from the current terminus in the City of Winchester to the second intersection identified on the proffered Master Development Plan which shall be des' ned and constructed to base pavement prior to issuance of the 300 residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. 3. The Applicants hereby proffer to fully fund and construct the four -lane divided landscaped median section of Jubal Early Drive from the terminus of the completed phase at the second intersection to the fist commercial center intersection identified on the proffered Master Development Plan which shall be designed and constructed to base paveratnt prior to issuance of 45t1'a residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. 4. The Applicants hereby proffer to fully fund and construct the four -lane divided landscape median section of Juba] Early Drive from terminus of the completed phase at the first commercial center intersection to the Route 37 northbound on and off ramps which shall be designed and constructed to base pavement prior to issuance of 600a' residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. 5. The Applicants hereby proffer to fully fund and construct the new Route 37/Jubal Early Drive interchange northbound and southbound on and off ramps utilizing roundabout design and using the existing bridge structure prior to the issuance of the 600`s residential building permit. Additionally, the Applicants hereby proffer to provide right- of-way sufficient to allow for the construction of a two-lane roundabout on the east side of Route 37. Furthermore, the Applicants proffer to allow the developer construction dollars to be utilized as matching funds unconditionally by Frederick County for additional transportation system improvements. 6. The Applicants hereby proffer to fully fund and construct the realignment of approximately 1,000 feet of the two-lane section of Merriman's Lane (Route 621) to the north of Jubal Early Drive to create a "T" intersection, which shall be designed and constructed to base pavement prior to issuance of the 60CP residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. File #380oWWW6 TND RE7.ONINClLAW Gteenway Fngiaeaing 0 September 1, 2005 • Revised November 4, 2005 Revised November 30, 2005 Revised May la, 2006 Revised June 27, 2006 Revised September 26, 20D6 Raviscd0ctober 24, 20% Revised November 18, 2006 Revised December 11, 2006 7. The Applicants hereby proffer to dedicate the right-of-way required for the completion of Jubal Early Drive, the Route 37 northbound on and off ramps and the Merriman's Lane realignment within five years of final non -appealable Rezoning and proffered Master Development Plan approval if these transportation improvements are not constructed. 8. The Applicants hereby proffer to fully fund and construct the extension of Cidermill Lane from the current terminus in the City of Winchester into the Property. The extension of Cidermill Lane shall be barricaded until the Applicants have completed the construction of Jubal Early Drive and the new Route 37/Jubal Early Drive interchange northbound and southbound on and off ramps. The barricade for Cidermill Lane shall include a signn advising adjoining neighbors of the planned continuation of this road. 9. The Applicants hereby proffer to execute a signalization agreement with VDOT to fully fund traffic signalizadon with pedestrian actualization at the intersection of Jubal Early Drive and Meadow Branch Avenue. This traffic signal shall be installed when warranted by VDOT. 10. The Applicants hereby proffer to execute a signalization agreement with VDOT to fully fund traffic signalization with pedestrian actualization at the intersection of Jubal Early Drive and the Merriman's Lane north realignment. This traffic signal shall be installed when warranted by VDOT. 11. The Applicants hereby proffer the construction of the ultimate intersection improvements at the intersection of Birchmont Drive and Cedar Creek Grade, including right and left turn lanes on Cedar Creek Grade and right and left turn lanes on Birchmont Drive. These improvements shall be installed prior to the issuance of any residential occupancy permit that is solely dependent upon this intersection for ingress and egress, exclusive of model homes, and shall be installed no later than the issuance of the 2Wd'residential permit. 12. The Applicants hereby proffer to design Birchmont Drive to provide for traffic chokers and/or chicanes at three locations along the street system. The locations of these traffic calming features shall be provided on the Subdivision Design Plan within proximity of the northern., central and southern portions of Birchmont Drive. File M3800WG/2006 TND REZANINGIFAW Gre-way Fugine7ing • september 1, 2005 • Revised November 4, 2005 Revised November 30, 2005 Revised May 19, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised Octob" 24, 2006 Revised Novembtr 18, 2006 Revised December 11, 2006 13. The Applicants hereby proffer to execute a signalization agreement with VDOT to fully fund traffic signalization at the intersection of Cedar Creek Grade and Birchmont Drive. This traffic signal shall be installed when warranted by VDOT. 14. The Applicants hereby proffer to fully fund and construct Eirchmont Drive to connect between Cedar Creek Grade and Jubal Early Drive to base pavement by the issuance of the 200"' residential building permit, exclusive of model homes. 15. The Applicants hereby proffer to provide a monetary contribution to the City of Winchester totaling $100,000.00 to mitigate off -site transportation impacts to street intersections that will experience traffic flow degradation as a result of the development of Willow Run as indicated in the Willow Run Traffic Impact Analysis. This monetary contribution shall be provided to the City of Winchester in four annual payments of $25,000.00 each, of which, the first payment shall occur 12 months from the date of final non -appealable rezoning approval with the remaining payments being made in 12-month increments from the date of the first payment. Said monetary contribution may be utilized as matching funds for transportation programs utilized by the City of Winchester. Evidence of these monetary contribution paymentspayments shall be provided to the Frederick County Planning Department. 16. The Applicants hereby proffer to construct all subdivision streets to the ultimate section as identified on the VDOT typical section sheet of the proffered Master Development Plan. 17. Where private alley systems are utilized within Willow Run, the Applicants hereby proffer to design and construct the private alley systems as one-way travel within a minimum 14-foot wide easement having a minimum of 12 feet of pavement with mountable curb on each side of the pavement along the entire alleyway, and as two-way travel within a minimum 20-foot easement having a minimum of 18 feet of pavement with mountable curb on each side of the pavement along the entire alleyway. The vertical sectional dimension of pavement thickness and compacted base thickness will meet public street pavement standards utilized by the Virginia Department of Transportation. All private alleys that intersect other private alleys at 90-degree angles or have turns at 90-degree angles shall provide for a Tilt #i3$WW WO06 n4D REWN1NWAW Gre__Y Eagbleu • September 1, 2005 • 10 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revise! June 27, 2006 Revised September 26, 2006 Revised OcWba 24, 2006 Revised November Is. 2006 Revised December 11, 2006 minimum turning radius of 30 feet. The maintenance of all private alley systems shall be the responsibility of the HOA or sub - associations for Willow Run, E.) Monetary Contributions 1. The Applicants hereby proffer a monetary contribution for each dwelling unit that is non -age restricted in the amount of $9,078 to mitigate impacts to capital facilities as identified in the Frederick County Capital Facilities Fiscal Impact Model — Output Module prepared by the Frederick County Planning Department on July 21, 2005. This monetary contribution provides for the total fiscal impacts for non -age restricted dwelling units, as commercial fiscal credit is only given for 10,000 square feet of the 20,000 square feet of commercial land use that is guaranteed in Sections B(5) and B(6) of this Proffer Statement. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for each non -age restricted dwelling unit. 2. The Applicants hereby proffer a monetary contribution for each age - restricted dwelling unit in the amount of $2,000.00 to mitigate impacts to all County services, exclusive of Public Schools as identified in the Frederick County Capital Facilities Fiscal Impact Model — Output Module prepared by the Frederick County Planning Department on July 21, 2005. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for each age - restricted dwelling unit. 3. In addition to the monetary proffers provided for fire and rescue service as part of the proffer set forth in Section E(1) above, the Applicants hereby proffer to contribute a total of $50,000.00 to further support the Round Hill and Shawnee Volunteer Fire and Rescue Companies in Frederick County and the City of Winchester, which will provide first response service to Willow Run. The $50,0W.00 monetary contribution shall be provided through separate payments of $25,W0.00 to Frederick County and $25,0W.00 to the City of Winchester. These payments shall be provided to each locality at the time of building permit issuance for the first residential dwelling unit within Willow Run. Additionally, the Applicants will establish a provision in the HOA or sub -associations' documents which will Fie #3800WGd2006 7ND REZONING(EAW Grecawiy Engineering • Septembm 1. 2005 • 11 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised oetober 24, 2006 Revised November 18, 2M Revised December 11, 2006 provide a payment of $100.00 per occupied residential unit on an annual basis to the City of Winchester for Fire and Rescue Services. This payment to the City of Winchester for Fire and Rescue Services shall continue until such at time that a new Route 37 interchange is developed at 3ubal Early Drive with southbound off -ramp access. Evidence of the payments to the City of Winchester described in this section shall be provided to the Frederick County planning Department, 4. The Applicants hereby proffer to provide $1000.00 for each non -age restricted residential lot to Frederick County for the purpose of site acquisition funding for the Public School system. This payment shall be provided at the time of building permit issuance for each non -age restricted residential dwelling unit within Willow Run. 5. The monetary contributions identified in the Frederick County Capital Facilities Fiscal Impact Model — Output Module prepared by the Frederick County Planning Department on July 21, 2005 shall be limited to that amount for all building permits issued for the initial 30 months following approval of the final non -appealable proffered Master Development Plan. All monetary contributions paid after the 30-month timetable shall be adjusted every 24 months in accordance with the Urban Consumer Price Index ("CPI-V') published by the United States Department of Labor, subject to a cap of 4% per year, non -compounded. F.) Community Recreation 1. The Applicants hereby proffer to construct a community center building that is an enclosed, year round heated facility with restrooms and a catering kitchen facility that is a minimum of 4,000 square feet in floor area, which shall count towards the active recreational amenity requirement for Willow Run. The community center building shall be constructed and available for use by residents of Willow Run prior to the issuance of the 600'b building. permit. The maintenance of the community center building shall be the responsibility of the HOA or sub -associations for Willow Run. In the event that Frederick County does not acquire the 5-acre aquatic center site specified in Section B(2) of this proffer statement, the Applicants hereby proffer to provide for an outdoor community pool facility with a combined water surface 1 iSe it3so0wcnoo6 TND 11FWHVNrdEAw Cneenwey Engineering • sepncmber 1, M • 12 Revised November4, 2005 Revisal November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 area of 3,500 square feet, which shall be completed prior to the issuance of the 600'h residential permit. 2. The Applicants hereby proffer to construct a community center building for the exclusive use of the age -restricted portion of Willow Run that is an enclosed, year round heated facility with restrooms and a catering kitchen facility that is a minimum of 2,000 square feet in floor area and shall count towards the active recreational amenity requirement for Willow Run. The age -restricted community center building shall be constructed and available for use prior to the issuance of the building permit for the 60's age -restricted dwelling unit. The maintenance of the age -restricted community center building shall be the responsibility of the HOA or sub -associations for Willow Run. 3. The Applicants hereby proffer to design and construct a public extension of the Green Circle pedestrian and bicycle facility located along the south side of Jubal Early Drive that connects the developed portion within the City of Winchester throughout the limits of the commercial center area. This public pedestrian and bicycle facility shall be 10 feet in width and have an asphalt surface, and shall count towards the active recreational amenity requirement for Willow Run. This facility shall be constructed concurrently with the adjoining sections of Jubal Early Drive as specified in Sections D(2) — D(4) of this Proffer Statement. 4. The Applicants hereby proffer to design and construct an internal pedestrian trail system, which shall count towards the active recreational amenity requirement for Willow Run. This internal pedestrian trail system shall be six feet in width and have an asphalt surface. The various segments of the internal trail system shall be bonded, the open space dedicated and constructed in conjunction with each residential section in which the trail system is located. The internal pedestrian trail system shall be private and shall be owned and maintained by the HOA or sub -associations for Willow Run. A public access easement shall be established along the portion of the internal pedestrian trail system located around the 5-acre man-made water feature and along the segment continuing south along Sandyridge Boulevard. File N3800WWO06 M RE tMCVEAW Ch=nway Engineering September 1, 2005 13 Revised November 4, 2005 Revises! November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised Novembez 19, 2006 Revised December 11, 2006 G.) Community Curbside Trash Collection 1. The Applicants hereby proffer to provide commercial trash pickup and waste removal service to all residential land uses and the community center facilities within Willow Run. The commercial trash pickup and waste removal service shall be established by deed covenant and shall be assigned to the HOA or sub -associations at such time as identified in the legal documents setting forth the guidelines for the Willow Run HOA. The commercial trash pickup and waste removall service shall remain in effect- and be .the responsibility of the HOA or sub - association until such time as this service is provided by Frederick County or other municipal providers. H.) Creation of Homeowners Association 1. A HOA or sub -associations shall be created by the Applicants in conformity with the Virginia Property Owners' Association Act (Title 55, Chapter 26 of the Code of Virginia, 1950, as amended), The HOA or sub -associations shall have title to and/or responsibility for: a. All common areas including, but not Iimited to, buffer areas, internal pedestrian trail systems and stormwater management - facilities not otherwise dedicated to public use or maintained by commercial entities. b. Maintenance of private streets and alleyways. C. Residential curbside trash collection. d. Maintenance of community ' structures and facilities called for under Sections F(1) through F(4) above. 2. The Applicants hereby proffer to incorporate into the Declaration creating the Willow Run HOA or sub -associations, provisions creating an Architectural Review Board ("AW'), The purpose of the, ARB will be to review and approve all initial construction applications, and exterior additions and alterations to the existing commercial structures and dwelling units within Willow Run to ensure that all design File A38WwG/20W TND RMrQNCWEAW G—Nvay Fn&—ins • September 1, 2005 • 14 Revised November 4, 2005 Revised November 30, ZOOS Revisal May 18, 2006 Revised June 27, 2006 Revisal September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 guidelines established by the Applicants are met, together with all such other duties and responsibilities as may be imposed by the Declaration. 3. The Applicants hereby proffer to incorporate into the Declaration creating the Willow Run HOA or sub -associations, provisions establishing an assessment to be collected at the time of the initial transfer of title to any residential lot in Willow Run (whether to a builder or otherwise) as well as at the time of any subsequent transfer of title. Such sums shall be paid to the 140A or sub -association, as appropriate, for use in the maintenance and upkeep of the common areas, as determined by the Board of Directors of the HOA. I.) Enviroamenta! 1. The Applicants hereby proffer to identify and delineate a developmentally sensitive area ("DSA") boundary on the proffered Master Development Plan. The DSA will identify the location of wetland areas. Information regarding potential impacts within the DSA and methods for mitigation will be incorporated as a component of the Subdivision Design Plans or Site Development Plans for any portion of the Property that adjoins wetland areas. 2. The Applicants hereby proffer to conduct a geotechnical analysis on all residential lots that are platted within 100 feet of the major karst feature located on tax map parcel 53-((A))-91 prior to the issuance of building permits for such lots. 3. The Applicants hereby proffer to provide a resource protection area ("RPA") buffer of 50 feet adjacent to the DSA boundary. No portion of any residential lot will be platted within the DSA. Additionally, commercial development shall not occur within the DSA. The only disturbance that will be permitted within the DSA or the RPA will be for road crossing, utility crossing and pedestrian and bicycle facility crossing. 4. The Applicants hereby proffer to develop a landscaping plan as an enhancement for the wetland areas located on the south side of Jubal Early Drive and provide for the planting of all elements of the plan during the first favorable planting season subsequent to wetlands Fib#380OWWO06 TND RMNINGVEAW • • Greenway Engineering September 1, 2005 15 Revised Novemffier4, 2005 Revised November30.2005 Revised May 18, 2006 Revised Sucre 27.2006 Revised September 26.2006 Revised October 24, 2006 Revised November 1% 2006 Revised December 11, 2006 disturbance. The landscaping plan shall include trees and shrubs that are recommended for wetland areas by the Corps of Engineers and trees and shrubs that are recommended for riparian areas by the Virginia Department of Forestry. The Applicants will establish language within the HOA or sub -association documents which provides for the maintenance of the landscaping described above and allows the Shenandoah University Environmental Studies Department access to this area for the purpose of studying and monitoring this wetland enhancement project as an outdoor land lab educational opportunity. 5. The Applicants hereby proffer that all commercial site plans and the community center site plans submitted to Frederick. County will be designed to implement Best Management Practices ("BMP"') to promote stormwater quality measures. A statement will be provided on each commercial site plan and on the community center site plans identifying the party or parties responsible for maintaining these BMP facilities as a condition of site plan approval. . File #E380owO12006 TND REZONINGSAw Gr—way Fngb-ming • September 1, 2005 • 16 ` Revised November 4, 2005 Revised November 30, 2005 Revised May 18.2006 Revised June 27, 2006 Revised September 26, 2006 Revised OMbar 24, 2006 Revised November 18, :006 Revised December 11.2006 J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance, Respectfully Submitted: I By: Willow Grove L.C. Date Commonwealth of Virginia, City/County of To Wit: The foregoing instrument was acknowledged before me this day of 20 by Notary Public My Commission Expires File #380dWGMW6 MiD RBZJDNINCdPAW ` Groeaway Fugineering • September 1.2005 Is 17 Revised November 4, 2005 Revised November 30.2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shalt apply to the Property rezoned in addition to other requirements set forth in the Ordinance. By: 740 LLC Date Commonwealth of Virginia, City/County of To Wit: The foregoing instnunent was acknowledged before me this day of 2( by Notary Public My Commission Expires File #3800WG/2006 TIC RE7,oNINGBAW i Gr=way Engineering 0 September 1, 2005 • is Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2005 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 RevisedDm=ber I1, 2006 J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in I the interest of the Applicants who constitute the owners of the property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. By: 750 LL.0 Commonwealth of Virginia, City/County of To Wit: Date The foregoing instrument was acknowledged before me this day of 20 by Notary Public My Commission Expires File M3800WM006 7ND REZONING/EAW 0 y rm&tains September 1, 2005 19 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2W6 Revised June 27, 2006 Revised Sq*miba 26, 2W6 I Revised October 24, 2006 Revised November 18, 2006 Revisal December 11, 2006 J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. Miller and Smith at Willow Run L.L.C. Date Commonwealth of Virginia, City/County of To Wit: The foregoing instrument was acknowledged before me this day of 2Q by Notary Public My Commission Expires F'de 1t3800wtiaM TND REZON NGFEAW rm en—y Engmeeing September 1, 2005 20 • ' " Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 RCVIW September 26, 20M Revised October 24, 2006 Revised November 18, 20% I Revised December 11, 2006 J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. -10 Greystone Properties LLC Date Commonwealth of Virginia, City/County of To Wit: The foregoing instrument was acknowledged before me this day of 20 by Notary Public My Commission Expires File Ili SWWC42006 TND REZONINWEAW Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 March 19, 2007 Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: APPROVAL OF REZONING #21-06, WILLOW RUN, AND MASTER DEVELOPMENT PLAN #15-06 Dear Evan: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of February 28, 2007. The above -referenced rezoning application was approved to rezone 359.97 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District, with proffers dated February 12, 2007, for commercial land uses and up to 1,390 residential units. The properties are located east of Route 37 and Merrimans Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester, in the Shawnee Magisterial District, and are identified by Property Identification Numbers 53-A-90, 53-A-91, 53-A-92, 53-A-92A, 53-A-92B, 53-A- 94, 53-3-A and 63-A-2A. The February 12, 2007 proffer statement that was approved as a part of this rezoning application is unique to this property and is binding regardless of ownership. Master Development Plan #15-06, a proffered condition of the rezoning application, was also approved. This Master Development Plan identifies the layout, design, and details of the project. The rezoning application and Master Development Plan #15-06 were approved with seven modifications as enabled by the R4 zoning classification: • Modification #1 - §165-68 Master Development Plan • Modification #2 - § 165-69 Permitted Uses • Modification #3 - § 165-71 Mixture of Housing Unit Types Required • Modification #4 - § 165-72D Commercial and Industrial Areas • Modification #5 - § 165-72G Buffers and Screening • Modification #6 - § 165-72I Road Access • Modification #7 - § 165-72B Dimensional Requirements. The modifications are detailed in the proffered Community Design Modification Document dated February 12, 2007. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 Evan Wyatt Re: Rezoning and Master Development Plan, Willow Run March 19, 2007 Page 2 Attached is a copy of the adopted proffer statement for your records. Also attached is the final Master Development Plan for Willow Run (MDP #15-06). Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application or the approval of Master Development Plan #15-06. We look forward to working with you and the Willow Run team as the project moves forward. Sincerely, Susan K. Eddy Senior Planner 1�"(' �. �P' Candice E. Perkins Planner II SKE/CEP/bad Attachment cc: Gene Fisher, Shawnee Magisterial District Supervisor June Wilmot and Robert A. Morris, Shawnee Magisterial District Commissioners Jane Anderson, Real Estate Commissioner of Revenue Greystone Properties, LLC, 2055 Valley Ave., Winchester, VA 22601 Miller and Smith at Willow Run, LLC, 480 W. Jubal Early Dr., Ste. 330, Winchester, VA 22601 Willow Grove, LC, 720 S. Braddock St., Winchester, VA 22601 740, LLC, PO Box 87, Winchester, VA 22604 750, LLC, 720 S. Braddock St., Winchester, VA 22601 MASTER DEVELOPMENT PLAN #15-06 WILLOW RUN Staff Report for the Board of Supervisors Prepared: February 16, 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 he useful to others interested in this zoning matter. Reviewed Action Planning Commission: 02/07/06 Recommended Approval as proffered condition of Rezoning #21-06 Board of Supervisors: 02/28/07 Pending LOCATION: The properties are located east of Route 37 and Merriman's Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 53-A-90, 53-A-91, 53-A-92, 53-A-92A, 53-A-92B, 53-A-94, 53- 3-A and 63-A-2A PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Agricultural and residential ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) City of Winchester South: RA (Rural Areas) RP (Residential Performance) East: City of Winchester West: RA (Rural Areas) RP (Residential Performance) Use: Residential Residential & open space Use: Agricultural and residential Residential Use: Residential Use: Residential and recreational Residential PROPOSED USE: Commercial land uses and up to 1,390 residential units MDP #15-06, Willow Run • February 16, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master development plan for this property appears to have significant measurable impact on Routes 621 and 37, the VDOT facilities which would provide access to the property. The master development plan presented appears acceptable for this project. 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, Sixth Edition for review. VDOT reserves the right to comment on all right-of- way needs, 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 as submitted Frederick County Public Works: 1. Refer to Impact Analysis, page 5, Soil Types: The narrative indicates that the applicant plans to conduct a geotechnical analysis throughout the development of the Willow Run Community for road construction, utility installation and within any areas where karst features are present. We applaud this course of action and suggest that it be expanded to include the stormwater retention pond. Also, we suggest that the geotechnical analysis include geophysical methods to expand the subsurface "evaluations and delineate any potential cavities and/or sinkholes. The results of the geotechnical analysis shall be submitted with the subdivision design phase. 2. Refer to Impact Analysis, page 11, Drainage: The discussion indicates that a stormwater retention structure will be designed and constructed in the central portion of the development. Considering the karst nature of the underlying geology, the design of this man-made lake/retention pond will, most probably, require an impervious liner to ensure long term stability and prevent seepage. The design of the retention pond shall include the preparation of an operation and maintenance manual that can be implemented by the HOA. This manual shall be included with the design calculations for the retention pond at the time of the subdivision design submission. 3. Refer to the Impact Analysis, Environmental Features Exhibit: This exhibit shall be amended to include all of the karst features referenced in the Environmental Site Assessments (ESA) prepared by ECS for the White and Marshall Properties. These features shall also be added to sheet four (4) of eleven (11) of the master development plan. For your information, I have enclosed a copy of an article recently published by the Winchester Star which is related to the development of a sinkhole along Route 37. This article highlights what can happen within karst geology. Also, note the location relative to the proposed development of Willow Run. The importance of a detailed geotechnical study cannot be over emphasized for the Willow Run Development. 4. Refer to the ESA for the Marshall property: The summary conclusions included in this report highlighted the presence of hazardous waste in the forms of pesticides and petroleum products and contaminated soils. These conclusions recommended remediating these items using proper methods. We request that documentation verifying the proper disposal of these hazardous wastes and contaminated soils be provided to this office prior to issuing the first land disturbance permit. A note to this effect shall be included in the subdivision design documents. MDP #15-06, Willow Run February 16, 2007 Page 3 Staff Comment: The Master Development Plan as indicated in comment 3 does not show the location of all of the karst features referenced in the Environmental Site Assessment (ESA). The MPD needs to be revised to show these features prior to review by the Board of Supervisors. Frederick County Sanitation Authority: I" review - approved as noted 9 items GIS Department: The following road names have been approved and added into the Frederick County Road Naming and Structure numbering system: Sandyridge Blvd., Sichester St., Shalden Dr., Running Brook Dr., Shanley Ct., Romsey Ct., Wexcombe Ct., Lower Brook Dr., Forsyth Dr., Brookside Ter., Alton Ct., Drayton Cir., Roxton Ct., Dewson Ct., Burridge Ct., Birchmont Dr., Gaston Way, Collahie St., Hathaway Dr., Julian Dr., Bloom Cir., Twyford St., Tunworth St., Colemore St., Leckford St., Woodgreen Ct., Veranda Dr., Abercorn Dr., Boughton Ter., Bellwoods Cir., Oxenwood Ct., Upton Ct., Station Hill Dr., Bellinger Dr., Burrington Ct., Marston Gate Dr., Colebrook Cir., Andover Dr., Gladstone Dr., Stockbridge Dr., Blackfield St., Easton Dr. Winchester Regional Airport: The proposed site does lie within airspace of the Winchester Regional Airport and is in close proximity to the approach path for Runway 14/32. Residential occupants should be forewarned that they might experience noise from over flights of aircraft departing from and arriving to the Winchester Regional Airport. Department of Parks and Recreation: Plan appears to provide for required open space, however, no calculations for required or usable open space have been provided. The residents of the age -restricted housing units will undoubtedly spend time outside of the development and have an impact on the recreations services provided by the County. Therefore, staff believes a monetary proffer for these units would be appropriate. Plan appears to provide for the required recreational units, however, specific requirements have not been stated in the plan. To ensure a connection to Cedar Creek Grade, the Transportation Enhancements should offer an area for a ten foot wide asphalt bicycle/pedestrian trail along Willow Run to Cedar Creek Grade. In addition to providing the Proffer Model, staff recommends the Proffer Statement include a list of proposed monetary proffers by agency. If this project includes the planning for or construction of a new interchange to Route 37, the proposed Transportation Improvement Program proffer should offer the ability to facilitate a ten foot wide bicycle trail to cross over Route 37 at this location. PlanninI4 Department: Please see letter dated November 9, 2006, signed by Candice E. Perkins, Planner II. Planning & Zoniniz: 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. MDP #15-06, Willow Run February 16, 2007 Page 4 In order to have land rezoned to the R4 District, a master development plan, meeting all requirements of Article XVIII of the Zoning Ordinance, shall be submitted with the rezoning application. In adopting the rezoning, the master development plan submitted will be accepted as a proffered condition for the rezoning. The purpose of the master development plan requirement is to ensure that the intent of the residential planned community is met. The intention of the R4 District is to provide for a mixture of housing types and uses within a carefully planned setting. Special care should be taken in the approval of the master development plan to ensure that the uses on the land are arranged to provide for compatibility of uses, to provide environmental protection, and to avoid adverse impacts on surrounding properties and facilities. B) Location The properties are located east of Route 37 and Merriman's Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester. C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-2 (Residential Limited). The subject parcels were re -mapped from R-2 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. A rezoning application (#16-05) for this site was submitted on November 14, 2005. That application did not receive action and has been replaced by this application (#21-06). D) 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] Land Use Compatibility The subject parcels are within the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). MDP #15-06, Willow Run February 16, 2007 Page 5 The subject properties are within the area covered by the Western Jubal Early Land Use Plan (WJELUP) as adopted by the Board of Supervisors on January 11, 2006. The predominant land uses envisioned within the WJELUP area are urban and suburban residential uses. The gross residential density for residential developments should not exceed four dwelling units per acre. The WJELUP also calls for one large commercial concentration along Jubal Early Drive, rather than the two smaller clusters proposed. This application is generally consistent with the land use proposed in the WJELUP. Environment The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that Frederick-Poplirnento loams comprise the majority of the subject site, which possesses moderate shrink -swell potential. A band of Carbo silt loam follows the western portion of the site, which possesses a high shrink -swell potential. Massanetta loam is located within the floodplain and wetlands areas. Development within the Massanetta loam soils will be limited to the extension of Jubal Early Drive. The National Wetlands Inventory Map identifies two areas of wetlands along the northern and eastern portion of the site. The applicant has prepared a Wetlands Delineation Study for the subject properties. The U.S. Army Corps of Engineers has issued a Jurisdictional Determination Letter establishing the location of all wetlands areas on -site and a wetlands permit has been approved by the U.S. Army Corps of Engineers and the Virginia Department of Environmental Quality. Protected and disturbed wetlands (which include only the area associated with the extension of Jubal Early Drive) are identified on the proffered MDP. The FEMA National Flood Insurance Program (NFLIP) maps identify floodplain areas associated with Abrams Creek. The applicant has prepared a Phase I Environmental Assessment Report and a Wetlands Delineation Report. The MDP delineates the location of the floodplain areas that are based on the results of the Detailed Conditional Letters of Map Revision (CLOMR) study, which has been approved by FEMA, associated with the extension of Jubal Early Drive. Protected and disturbed floodplain areas are identified on sheet 4 of the MDP. Also shown on sheet 4 of the MPD is the Developmentally Sensitive Area (DSA) which identifies the location of wetlands as well as the proffered 50 foot Resource Protection Area (RPA) which surrounds the DSA. The only disturbance that will be allowed within the DSA and the RPA adjacent to wetlands areas will be road crossings, utility crossings, and pedestrian and bicycle facility crossing. Karst features are known to exist on the property. Four sinkholes have been identified in the Phase I Environmental Site Assessment Reports submitted by the applicant to the County. The applicant has proffered to conduct a geotechnical analysis on all residential properties platted within 100 feet of the major karst feature identified on the MDP prior to the issuance of building permits of such lots. The Director of Public Works has suggested that the geotechnical analysis encompass all residential areas because of the potential for sinkhole development within the karst limestone. MDP #15-06, Willow Run • February 16, 2007 Page 6 Minor steep slopes exist on the site. Areas of steep slope disturbance are identified on sheet 4 of the MPD. Transportation The WJELUP calls for the extension of Jubal Early Drive as an east/west through road and the construction of a new interchange at Route 37. (The Commonwealth Transportation Board, on January 18, 2007, approved the break in access on Route 37, to allow construction of this new interchange.) The extension of Jubal Early Drive through this portion of the UDA is envisioned as an urban divided four -lane cross-section that includes landscaped medians as well as pedestrian and bicycle facilities. In addition, a major collector road is planned to facilitate traffic movement in a north -south direction to provide a connection between Jubal Early Drive and Cedar Creek Grade. Another critical transportation component of the WJELUP is alternative modes of transportation, such as pedestrian and bicycle facilities, and calls for an interconnected system of multi -purpose trails and sidewalks. This application provides for the roads and alternative modes of transportation called for in the WJELUP. The road plan for the development is shown on sheet 5 of the MPD and the actual road details are provided on sheet 6. Sheet 5 of the MPD also includes the internal street system design exceptions which were approved by VDOT. Community Facilities As stated in the rezoning package, the applicant has proffered a number of recreational facilities; including a community center, an age -restricted community center, an outdoor pool, an extension of the Green Circle, and an internal trail system. The overall development is required to provide 46.33 recreational units and the age restricted units are required to have a community center in addition (12 recreational units). Sheet 2 of the MDP contains a recreational amenities chart which is lettered A-G and also has the Green Circle Trail and the Private Trail System (PTS). The Green Circle Trail is a ten foot asphalt trail and the PTS is a six foot asphalt trail. Alternative Buffer and Screeninz Plan The Zoning Ordinance requires that buffers and screening in the R4 district be provided between various uses and housing types as if the uses were located in the RP or B2 districts. As enabled in § 165-72G(2) of the Zoning Ordinance, the applicant has submitted an alternative plan for buffers and screening and the separation of uses with the Master Development Plan. The Planning Commission and Board of Supervisors shall only approve an alternative plan if the plan meets all of the intentions of the Zoning Ordinance, conforms to policies set forth in the Comprehensive Plan and follows generally accepted good planning practices. If the alternative buffer and screening plan is not ultimately approved by the Board of Supervisors, the applicant must provide the full buffers required between uses as required in the Zoning Ordinance. An overall buffer table has been provided on sheet 2 of the Master Development Plan which references buffers (A-F) that are shown on the detailed sheets of the MPD (pages 7-11). Details of these buffers have been provided on sheets of the MDP as indicated in MDP #15-06, Willow Run• February 16, 2007 Page 7 the overall buffer table on sheet 2. It is noted that buffers required around the perimeter of the site cannot be modified; buffers required for properties not within this development must meet the required buffer indicated in the Zoning Ordinance. Buffers A-F are detailed below; only buffers B-D require modifications: Buffer A - Buffer A is not a required buffer and does not require a modification; this buffer is being provided in addition to ordinance requirements between the development and the adjacent rural property as shown on sheet 11. Buffer B — Buffer B is the buffer being provided between the commercial and residential land uses at the eastern portion of the property. The Zoning Ordinance requires a 50 foot' full screen buffer between B2 commercial uses and RP residential uses, which includes a six foot board -on -board fence and three trees per ten linear feet (2/3 evergreen and 1/3 deciduous). The buffer modification requested for this area is a 25 foot landscape screen which will contain a single row of evergreen trees spaced no more than five feet on centers and deciduous trees spaced 20 feet on centers. (Modification shown on sheet 10) Staff Note: This buffer is located between commercial and residential uses and the applicant has not specified via proffer how the commercial areas will be developed. Potentially the commercial areas could be developed with standard lights (pole and wall pack) and loading spaces located behind the building which could be directly adjacent to the residential uses. Staff cannot support an alternative buffer without fully knowing the impact the commercial development will have on the adjacent residential units. Buffer C — Buffer C is the buffer being provided between the commercial and residential land uses at the western portion of the property south of Jubal Early Drive extended. The Zoning Ordinance requires a 50 foot full screen buffer between B2 commercial uses and RP residential uses, which includes a six foot board -on -board fence and three trees per ten linear feet (2/3 evergreen and 1/3 deciduous). The buffer modification requested for this area is a 25 foot landscape screen which will contains a single row of evergreen trees spaced no more than five feet on centers and deciduous trees spaced 20 feet on centers. (Modification shown on sheet 8) Staff Note: This buffer is located between commercial and residential uses and the applicant has not specified via proffer how the commercial areas will be developed. Potentially, the commercial areas could be developed with standard lights (pole and wall pack) and loading spaces located behind the building which could be directly adjacent to the residential uses. Staff cannot support an alternative buffer without fully knowing the impact the commercial development will have on the adjacent residential units. Buffer D- Buffer D is the buffer being provided between the commercial and residential land uses at the western portion of the property north of Jubal Early Drive extended. The Zoning Ordinance requires a 50 foot full screen buffer between B2 commercial uses and MDP # 15-06, Willow Run• February 16, 2007 Page 8 RP residential uses, which includes a six foot board on board fence and three trees per ten linear feet (2/3 evergreen and 1/3 deciduous). The buffer modification requested for this area is a 25 foot landscape screen which will contains a single row of evergreen trees spaced no more than five feet on centers and deciduous trees spaced 20 feet on centers. (Modification shown on sheet 8) Staff Note: This buffer is located between commercial and residential uses and the applicant has not specified via proffer how the commercial areas will be developed. Potentially the commercial areas could be developed with standard lights (pole and wall pack) and loading spaces located behind the building which could be directly adjacent to the residential uses. Staff cannot support an alternative buffer without fully knowing the impact the commercial development will have on the adjacent residential units. Buffer E — Buffer E is a zoning district buffer required between the Willow Run project and the adjacent Merriman's Chase Subdivision. This buffer is located on the perimeter of the project and cannot be modified. The MDP depicts the buffer required by ordinance. (Buffer and detail shown on sheet 8) Buffer F — Buffer F is not a required buffer and does not require a modification; this buffer is being provided in addition to ordinance requirements between the development and the adjacent residential property (53-3-A1 Gordon) as shown on sheet 9. Issues As indicated in the comment letter, staff believes that the recreational center for the age restricted houses is located in an inappropriate area. The age restricted (pink) housing as indicated on sheet 2 of the MPD is grouped together and the required associated community center for these units is located across Birchmont Drive and outside of the actual designated age restricted area. It appears that if the age restricted housing was grouped together to create a defined neighborhood within the Willow Run Community, the associated recreational unit should also be located within this designated area. Also, as indicated under the alternative buffer and screening section staff has concerns with modifying the buffers between the commercial and residential uses without knowing how the commercial areas will develop. STAFF CONCLUSIONS FOR THE 02/07/07 PLANNING COMMISSION MEETING: The Master Development Plan for Willow Run depicts appropriate land uses and is in conformance with the proffers for the rezoning. The Planning Commission needs to make a recommendation to the Board of Supervisors regarding the alternative buffer and screening modifications for buffers B, C and D. The recommendations for the buffer alternatives can be done through one motion or they can be taken separately. All of the issues brought forth by staff and the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. MDP #15-06, Willow Run• • February 16, 2007 Page 9 PLANNING COMMISSION SUMMARY AND ACTION OF 02/07/07: The staff pointed out that several actions were required from the Planning Commission for this rezoning application: An action was required on the requested modifications to the R4 District; an action was required on the applicant's alternative buffer and screening plans; and an action was required on the rezoning application with the proffered master development plan. An additional modification request was added by the applicant to the six originally requested, specifically for reduction of the commercial front yard setback to 20 feet, and a commercial building height limit of 50 feet. The applicant reviewed the phasing programs for building permits and for delivering major road infrastructure; reviewed the provision of a monetary contribution towards a school site at another location; and reviewed the transportation improvements which included: construction of Jubal Early through the property as a four -lane landscaped median section with dedicated right-of-way, the realignment of Meadow Branch Avenue, frontage improvements on Cedar Creek Grade, the connection of Cedar Creek Grade and Jubal Early Drive, the relocation of Merrimans Lane, fully -funded multiple signalization, and construction of both north -bound and south -bound ramps on Route 37. The applicant also discussed the residential and commercial design elements, the recreational amenities, the walkable environment, and other monetary proffers. Eleven persons came forward to speak during the public comment portion of the public hearing; five of those were adjacent property' owners in the City of Winchester, five were residents of Frederick County and one was associated with Shenandoah University. Residents of Frederick County voiced concerns about environmental issues, particularly the clear -cutting of mature woodlands and its affect on wildlife, the need to provide wildlife corridors, and the need to remove residential housing within the Resource Protection Area (RPA); protection of the wetlands and maintaining the marsh's natural vegetation; construction of walkways with porous materials to reduce runoff; preservation of natural landscapes and connecting greenways; concern about the provision of a water supply and wastewater treatment; and concern for the protection of existing historic structures and properties. One County resident asked if Birchmont Drive would line up with the Homespun property on Cedar Creek Grade. Residents of the City of Winchester were concerned about the appearance of commercial areas adjacent to their homes, particularly with the view of trash receptacles, night-time lighting, noise, parking, vehicle exhaust, overhead electrical lines, increased amounts of impervious surfaces, and structure heights. City residents wanted to know about the County's setback guidelines and buffer requirements, what the proposed commercial uses would be, and if 24-hour operations would be permitted. The speaker from Shenandoah University acknowledged the efforts to protect the wetlands and to continue the Green Circle, expressed concern about the fragmentation of the woodlands, and requested a slight change to proffer I4 on vegetative plantings. Discussion among the Planning Commissioners raised numerous concerns. One view was that the new fiscal impact model should be used to evaluate the project, instead of the old model, because the application had significantly changed since its previous submittal by requesting an R4 rezoning. A concern was raised about the possible reduction of the commercial area, should the County decide to construct the aquatic center at this location and about having the value of the land for the County's five -acre aquatic site count towards the applicant's required MDP #15-06, Willow Run• February 16, 2007 Page 10 recreational amenities. Questions were raised on whether all roads achieved a LOS "C." Questions were raised regarding the potential impacts with the development of the remainder of the WJELUP, particularly with transportation. Members of the Commission were willing to accept the use of the old fiscal impact model because of the substantial transportation improvements, particularly the Jubal Early connection, and the contribution towards the purchase of a school site. Other members were pleased with the project because it incorporated design concepts of neo-traditional development in the UDA envisioned by the study committee and they recognized the applicant's cooperation with various agencies to achieve the design needed to bring the project to fruition. Action - Recommended Acceptance of Modifications #1 through 97 • Modification #1 - §165-68 Master Development Plan • Modification #2 - §165-69 Permitted Uses • Modification #3 - §165-71 Mixture of Housing Unit Types Required • Modification #4 - §165-72D Commercial and Industrial Areas • Modification #5 - §165-72G Buffers and Screening • Modification #6 - §165-72I Road Access • Modification #7- §165-72B (20 Feet Building Restriction Line and 50 Feet Building Height) By a majority vote, the Commission recommended the acceptance of all the modifications requested: YES (TO ACCEPT MODIFICATIONS): Watt, Manuel, Morris, Oates, Wilmot, Thomas, Ours, Kriz, Triplett, Kerr NO: Light ABSTAIN: Mohn, Unger Action — PC Recommended Acceptance of Alternative Buffer and Screening Plans By a unanimous vote, the Commission recommended the acceptance of the alternative buffer and screening plans as requested by the applicant for proposed MDP #15-06 of Willow Run and as allowed by § 165-72G(2) of the R4 Zoning District regulations. ABSTAIN: Mohn, Unger Action — PC Recommended Approval of Rezoning #21-06 of Willow Run, including MDP #15-06, and all other proffers By a majority vote, the Commission recommended approval of the rezoning and MDP with proffers, as follows: YES (TO REC. APPROVAL): Watt, Manuel, Morris, Oates, Wilmot, Thomas, Ours, Kriz, Triplett, Kerr NO: Light ABSTAIN: Mohn, Unger (Please Note: Commissioners Unger and Mohn abstained from all discussion and all voting.) MDP #15-06, Willow Run• February 16, 2007 Page 11 STAFF CONCLUSIONS FOR THE 02/28/07 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Willow Run depicts appropriate land uses and is in conformance with the proffers for the rezoning. The Board of Supervisors needs to decide if the alternative buffer and screening modifications for buffers B, C and D are appropriate. The action for the buffer alternatives can be done through one motion or they can be taken separately. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. The Master Development Plan for Willow Run is a proffered condition of Rezoning #21-06. Approval of the rezoning for Willow Run will grant staff with administrative approval authority of the Master Development Plan for Willow Run. While a recommendation for the MPD is not needed since it is a proffered condition of the rezoning, the Board of Supervisors needs to take action on the alternative buffer and screening modifications for buffers B, C and D. 00 0 • November 9, 2006 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/665-6395 RE: Preliminary Review Comments for Willow Run Master Development Plan Dear Evan: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed development referred to as Willow Run. Staff s review comments are • listed below for your consideration. 1. Proffer Statement. Provide a scan of the actual signed proffers from the rezoning on the MDP. The inclusion of the proffer statement on a sheet in the MDP is a requirement and a modification to this effect is not appropriate. 2. Notes. On the coversheet, provide notes regarding underground utilities and water and sewer availability. 3. Unit Numbers and Phasing. On the coversheet, provide the total number of units within the development. 4. Buffers. The MDP does not reflect any zoning district buffers or residential separation buffers. These buffers need to be indicated on the plan and details of these buffers need to be provided. A detail for the road efficiency buffers needs to be provided as well. 5. Commercial Acreage. The proffers state that there will be 36 acres of commercial; the MDP only accounts for 32.9. 6. Legend. The legend on sheet 2 needs to be expanded to show which housing types will be built (towns, multiplex, condo, etc.). 7. Open Space Table. The 108 acres needs to reference that it is open space and water features. Also, it is unclear which tabulation the new water features have been included in since they are not accounted for on the environmental features sheet. The water features need to be shown as an environmental feature to accurately calculate the useable open space. • 107 North Kent Street, Suite 202 • Winchester, Virginia 22601.5000 0 • 40• Mr. Evan Wyatt Re: Willow Run MDP November 9, 2006 Page 2 8. Recreational Units. Sheet 2 states that the recreational units will be detailed at the SDP stage. The amount and type of unit needs to be listed on the MDP. Recreational units for single family small lot units are required in addition to the overall requirement. Also, remove the reference to the dollar amount for each recreational unit ($25,000). Sheet 2 needs to show the total recreational unit number for the entire development. 9. Buffers. All zoning district buffers and road efficiency buffers need to be accounted for on sheet 2. Residential separation buffers also need to be shown on sheet 2. Details of all the buffer types need to be provided in the MDP. Any buffer modifications need to be accounted for in the rezoning. 10. Road Connections. There are various roads that clearly need to connect on the MDP (Bellwood and Upton, Leckford and Colebrook, Blackfield and Gladstone). 11. Romsey Court. The location shown for Romsey Court is completely disconnected from the rest of the community and is completely out of place. This residential are should be eliminated or connected to Shanly Court. 12. Road Sections. Sheet 6 depicts various road sections and it is unclear which road in the development will be built with which section. Certain roads are one way, some contain • on -street parking and others don't; indicate which road will be built to which standard. Also, the road details that contain medians need to be labeled as landscaped medians and include trees. 13. Jubal Early Drive Intersection. On sheet 5, indicate why the Jubal Early Drive/Meadowbranch Avenue intersection detail has been revised. 14. Alley Sections. The alleys are being built with mountable curb which could encourage residents parking on the alley. 15. Age Restricted Community Center. The location of the age restricted community center is not appropriate; it is depicted closer to the adjacent townhouses than to the community it is supposed to serve. This community center needs to be placed centrally to the age restricted development. 16. Modification #1. The portion of this modification that pertains to modifying the location of the community centers should be removed. The MDP needs to show a permanent, appropriate location for the community centers and not have a blanket modification to move it somewhere else. 17. Modification #1. This modification states that the internal roads may be modified. Please note than any modifications to the road network will require the approval of a revised MDP. Revisions to the MDP should not affect any properties that are not under the control of the developer. All property effected by the MDP revision would need to participate in the revision request. 18. Trails. Additional trail connections should be provided as indicated on sheet 2. 0 00 010 Mr. Evan Wyatt Re: Willow Run MDP November 9, 2006 Page 3 19. Developmentally Sensitive Area. Proffer I.1 states that a DSA boundary will be provided on the MDP as well as a resource protection area (RPA). These have not been accounted for in the MDP. 20. Modification #2. Under the alternative design standards section, it states that the dimensional standards for all . permitted residential housing types shall be included as information on the MDP; this information has not been provided. 21. Environmental Features. The environmental features calculation on sheet 2 does not match sheet 4. 22. Karst Features. The tabulations on sheet 4 state that there are no karst features and the detail still shows the filled in karst feature. 23. Shanyl Court. This road is not very long and it is unclear how the northern residential portion of this area will be accessed. 24. Development Plans. Sheets 7-11 need to be removed from the MPD submission because they are too detailed. These sheets resemble a SDP submission and have not been reviewed. •In order to continue the review of this Master Development Plan, you will need to submit a signed and notarized Special Limited Power of Attorney Form to this department. The review fee for this application will be $37,959 ($2,000 base + $35,959 @$100 per acre). 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, (L' 0 F. 1�0� Candice E. Perkins Planner II CEP/bad Attachment '7 Frederick County, VA Master Development Plan MDP#15-06 Application Willow Run Parcel ID: Location in The County 53 - A - 90, 91, 92, 92A, 53 - A - 926, 94, 53 - 3 - A, 63 - A - 2A Map Features Application D Lakes/Ponds �-- Streams Buildings streets Primary Secondary �. Terciary �- Winchester Rds C�10J) • i f j " aKawt - -- > v 3 d. � • 3 CSC^ y�'c 1 r +r y � Y .,.R, �'• •` �� • cif- i m r +' w • t t e j' / !�Po �• ! 131 I � I • , � . . ,o s TrN l ,S • 37110 s VA / ^io . • Now J' c' ♦• c: • t j Ph p, 1 v� • i N ♦ , 1'. rttib '+ < R § t• s ! ,., � may, �.a* a• fie► b •. , • r { $-• • 37 f ♦f ♦4 .. X. ; ' ..' ., . 1 Frederick County, VA Master Development Plan MDP#15-06 Application Willow Run Parcel ID: Location in the Gonnty 53 - A • 90, 91, 92, 92A, 53 - A - 9213, 94, 53 - 3 - A, 63 - A - 2A Map Features O Application Long Range Land Use 0 Lakes/Ponds Rural Community Center ^— Streams Residential Buildings Business Streets ® Industrial ti Primary ® Institutional Secondary Recreation �. Tertiary ® Historic \ DSA �- WnchesterRds® Mixed -Use ® Planned Unit Development J +.�r`i1i� t: In b, • e f+ If. M t a i3 • o. . PERRY SS A96 k4a . Y ft.Lw ijifw �+ 'Oe l � V 239.92 ec. . s ° ♦ 1 r �• �H 'C It � ♦�i :� a y � i 7�a.•• �i1 J�Q f ee1� m r A t ; 7r a t ;dw, ✓ 1S • e : �, l '� a .A4. Z � • 37 a 00 E o � VA � 6 •• < II laws a� c` ■ e S t 1 {� O t JOVA PROPERTIES �� 183.01 ac. i a' i) • s'` a f' r,- nnn. 37 �- J` 7 I -a a` Frederick County, VA Master Development Plan MDP#15-06 Application Willow Run Parcel ID: Location in the County 53 - A - 90, 91, 92, 92A, 53 - A - 9213, 94, Map Features 53.3 - A, 63 - A - 2A Application Zoning D Lakes/Ponds 40 B1 (Business, Neighborhood District) -� Streams B2 (Business, General District) Buildings B3 (Business, Industrial Transition District) Streets 40 EM (Extractive Manufacturing District) Primary 40 HE (Higher Education District) Secondary 410 M1 (Industrial, Light District) ^�. Terciary M2 (Industrial, General District) ^� Winchester Rds 4M MH1 (Mobile Home Community District) 40 MS (Medical Support District) 40 R4 (Residential, Planned Community District) 40 R5 (Residential Recreational Community District) RAZ (Rural Area Zone) RP (Residential Performance District) r� Location in Surrounding Area 0 6,1 r • • LJ 0 • • • APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received /�- �}6 Application # `5 '06 Complete. Date of acceptance Incomplete. Date of return 1. Project Title: Willow Run Traditional Neighborhood Development 2. Owner's Name Willow Grove, L.C.; 740 LLC; 750 LLC; Miller and Smith at Willow Run L.L.C. Greystone Properties, LLC (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: (540) 662-4185 4. Design Greenway Engineering Company: Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: (540) 662-4185 Contact Name: Evan Wyatt, AICP 0 • • 0 • 5. Location of Property East of Route 37 and Merriman's Lane (Route 621), North of Cedar Creek Grade (Route 622), South and West of the City of Winchester Corporate Limits. 6. Total Acreage: 359.97+/- acres 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: e) 53-((A))-90, 53-((A))-91, 53-((A))-92, 53-((A))-92A, 53-((A))-92B, 53-((A))- 94, 53-((3))-A, and 63-((A))-2A RA, Rural Areas District Residential and Agricultural R4 District - Traditional Neighborhood Development (Residential; Commercial and Recreational Land Use) Adjoining Property Information: a_ Please refer to Sheet 3 of I1—Adjoining Property Owners of the Master Development Plan for information including Property Identification Numbers, Owner Name, Zoning Districts and Land Use. f) Magisterial District: Shawnee Magisterial District 8. Is this an original or amended Master Development Plan? Original ® 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 complete prior to the submission of my master development plan application. Signature: Date: 8II'd O(o 0 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Greystone Properties, LLC (Phone) (540) 662-7215 (Address) 13 South Loudoun Street, Winchester, VA 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 No. 030024683 on Page Instrument No. 040017913 on Page and is described as Parcel: 53 Lot: 91 Block: A Section: Subdivision: Parcel: 63 Lot: 2A Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway EneineerinQ (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness there (we) have here o sel, my (o and and seal this day of V, 2001, gna Signature(s) �^ r ( ) State of Virginia, City/ ounty f er , To -wit: 1.,15%CA K l' , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who simaed to the foregoing instrument and who I (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 0A day of -PAS - ! , 200_1p a M C,- " My Commission Expires: N dmu 30. Notary Pub4c Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Miller and Smith at Willow Run, LLC (Phone) (703) 821-2500 ext. 224 (Address) 8401 Greensboro Drive, Suite 300, McLean VA 22102 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 040008798 on Page Instrument No. 040017302 on Page and is described as Parcel: 53 Lot: 92A Block: A Section: Subdivision: Parcel: 53 Lot: 94 Block: A Section: Subdivision: _ do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: 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 Piave he eto set m (our) hand and seal this day ofl&iern 1V200L Signature(s) A, . /1�* 111" 16raf% :.4 � -L-(,I 1Y1 filer c` m. y tn a rJ �t, ttw at tate of V' inia, City/County of�u i ["-6X , To -wit: I, s l a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this day of cve 200k. A -(A& �OJY&Bcjs-cm My Commission Expires: otary Public 1] • Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department. of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsin-dle 540-665-6395 Planning office, County of Frederick, Virginia, 107 Bent Street, Winchester, Virginia 22601 Phone 540-665.5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Willow Grove, LC (Phone)(540) 667-1710 (.Address) 720 South Braddock Street, 'Winchester, VA 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 Deed Book No. 869 on Page 596, Deed Book No. 871 on Page 32 and is described as Parcel: 53 Lot: 92 Block: A Section: Subdivision: Parcel: 53 Lot: 3 Block: A Section: Subdivision: _ do hereby make, constitute and appoint: (Name) Greenwav Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ® Muster Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: 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 jand seal this _• day of _ 200 State of Virginia, G*y/County of To -wit: 1 4 1" Po'"� _,a Notary Public in and for the jurisdiction aforesaid, certify that the persons) who signed to the foregoing instrument and who I (are) known to me, personally appeared before me andkas • wiedged the same before me in the jurisdiction aforesaid this � 3cday of (. ?00_. ni\ �_ 6"j;j-,ta _ My Commission Expires: Notary Public * _ ROBERT M. POIANI MY COMMISSION N DID 445166 EXPIRE gust 1, 2009 Bonded Thru Notary Public underwriters • o Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www,coftederick.va.us Department of Panning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540.665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540.665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) 740. LLC (Phone) (540) 667-1710 (Address) PO Box 87 Winchester, VA 22604 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 No. 918 on Page 1139, and is described as Parcel: 53 Lot: 90 Block: A Section: _ do hereby make, constitute and appoint: (Name) Greenway Engineering Subdivision: (Phone) (540) 662-4185 (Address) 151 Windv Hill Lane Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: X Rezoning (Including proffers) ❑ Conditional Use Permits X Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: 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 er o set Riiy (our) Signature(s) day of , 200_,, of Virginia, City/County ofpb To -wit: a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, perso lly appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this day of JtWj.LjL 200fa ,ll�ilti �lj ih t`u My Commission Expires: VLIAI3(3 cil b Notary Public 0 Sr Special Limited Power of Attorney County of Frederick, 'Virginia FrZCIBitCk Planning Web Site: WWW.Co.fl'Odt✓1'lck,Va.0 Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia,107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (.Name) 750. LLC" (Phone.) (540) 667-17 10 (Address) 750 Merrimans Lane, Winchester. VA 22601 the owner(s) (if 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 No. 918 on Page 1141, and is described as Parcel: 53 Lot: 92B Block: A. Section: Subdivision: do hereby make, constitute and appoint: (Name) Creenway Engineering (phone) (540) 662-4185 (Address) 1.51 Windy Hill Lane, Winchester, VA'22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority 1.(,we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) El Conditional Use Permits ® Master Development Plan (Prelimipary and Final) Subdivision ® Site Plan Q Comprehensive e Policy Plan Amendment. My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or irtodifted. In witness d sipalw tre(s ) ;State of Virgtsia., -@6ryYCounty o / reje, j7 , To -wit: I, 01"'(' m .13.741' , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) Imowrn to me., personally appeared before me and has ac-knowlec' ed the. same;(lbefore me in the jurisdiction aforesaid this L' day of L,c'�. , 2C)O_ � Il'�2 `•� `h` -- try Cornmission Expire:;: Notary I ut dic a sY'>R, ; ROBERT M. POIANI .: MY COMMISSION # DD 445166 EXPIRES: August 1, 2009 Bonded Thru Notary Public Underwriters 2 6 2007 I MEMORANDUM TO: Candice E. Perkins, AICP, Planner II FROM: James M. Doran, Director of Parks and Recreation SUBJECT: Willow Run Rezoning and Master Development an DATE: January 24, 2007 COUNTY of FREDERICK Parks and Recreation Department James M. Doran, Director 540-665-5678 FAX: 540-665-9687 www.co.frederick.va.us e-mail: fcprd@co.frederick.va.us Thank you for the up -dated material pertaining to the Willow Run Rezoning and Master Development Plan submittal. Based on review of this new information, I have listed our September 12, 2006 comments followed by a revised/additional comment: • Plan appears to provide for required open space; however, no calculations for required or usable open space have been provided Revised comment - According to the Land Use Table found in the January 19, 2007 revised plan, the developer appears to meet open space requirements. The residents of the age restricted housing units will undoubtedly spend time outside of the development and have an impact on the recreational services provided by the county. Therefore, staff believes a monetary proffer for these units would be appropriate. Additional Comment- Our comment regarding a monetary proffer for age restricted housing units is for consideration by those responsible for determining the appropriate proffers for new development. Plan appears to provide for the required recreational units; however, specific requirements have not been stated in the plan. Revised Comment- Based on the Recreational Amenities Table provided in the January 19, 2007 revised plan, it appears the developer intends to meet the intent of the county ordinance relative to recreational units. However, Multi -Purpose Fields should offer more than open space and, of the amenities listed, the Pedestrian Park Areas should only be given credit for park benches and ten foot wide trails. Lighting should only be given credit 107 North Kent Street Winchester, VA 22601 as a recreational unit if in support of a recreational component. Lighting used to illuminate the six foot wide sidewalk should not qualify as a recreational amenity. The six foot wide pedestrian trail system, referred to in the proffer statement, should be considered no more than a sidewalk and should not receive credit as a recreational amenity. If the six foot wide pedestrian trail system were to be expanded to encourage multi uses (10 feet in width), it could be considered a recreational facility. To ensure a connection to Cedar Creek Grade, the Transportation Enhancements should offer an area for a 10' wide asphalt bicycle/pedestrian trail along Willow Run to Cedar Creek Grade. Additional Comment- Although this office offered comments regarding the desirability of a ten foot wide asphalt bicycle trail along Sandy Ridge Boulevard, the county may be better served to view bicycle trails within transportation easements as transportation issues and not as a recreational unit consideration. • In addition to providing the Proffer Model, staff recommends the Proffer Statement include a list of proposed monetary proffers by agency. Revised Comment- No comment • If this project includes the planning for or construction of f a new interchange at Route 37, the proposed Transportation Improvement Program proffer should offer the ability to facilitate a 10' wide bicycle trail to cross over Route 37 at this location. Additional Comment - Although staff offered comments regarding the desirability of a ten foot wide bicycle trail to cross over Route 37, the county may be better served to view bicycle trails within transportation easements as transportation issues and not as a recreational unit consideration. ERICK Department 540/ 665-5651 FAX: 540/ 665-6395 MEMORANDUM TO: James M. Doran, Director of Parks and Recreation ap FROM: Candice E. Perkins, AICP, Planner I1" RE: Willow Run Rezoning and Master Development Plan DATE: January 23, 2007 Attached is the revised proffer and MDP for the Willow Run project. In your comment letter dated September 12, 2006, you raised a number of concerns regarding the project. Sheet 2 of the MPD provides the total number and type of recreational amenities and also provides a table that shows the amount of usable open space. The applicant has not revised the monetary amounts previously reviewed and has not addressed the requested ten foot trail along Sandy Ridge Boulevard (formerly Willow Run) and the Route 37 interchange. In regards to the monetary proffer, the applicant is utilizing the County's old proffer under which the original project was submitted. Staff has consistently been working to get the proffers for this project to meet current expectations. The ten foot asphalt trail is not an ordinance requirement and the applicant is only providing a standard sidewalk along both sides of Sandy Ridge Boulevard (a six foot asphalt trail is being provided as indicated in proffer FA), and has not addressed any type of pedestrian facility for the Route 37 interchange. Your comments have been included in the staff reports for the project which will be provided to the Planning Commission and Board of Supervisors. This application has been scheduled for public hearing at the Planning Commission's February 7, 2007 meeting and the Board of Supervisors' February 28, 2007 meeting. You may wish to address the Planning Commission and the Board of Supervisors regarding these issues. Please do not hesitate to contact me if you have any questions. CEP/bad Attachments 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 GREENWAY ENGINEERING 151 Windy Hill Lane Fm„uleain 1971 Winchester, Virginia 22602 JAN 2 2 2W7 T R A N S M I T T A L Project Name: Willow Run Traditional Neighborhood Development -Master Development Plan File No: 380OWG Date January 22, 2007 To: FC Planning From: Ginny Harvey/ Attn: Candice Perkins GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ Other Urgent ® For Your Review Message: ❑ U.S. Mail ® Courier ❑ As You Requested ❑ Pick Up ❑ Please Comment 0 Please find attached 44 copies of the reduced (11x17) Willow Run Master Development Plan, with sheets 2 and 9 revised per your comments. Please call if you need additional copies. Hand Delivery and Pick Ups Only: Received By: Date: 11 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission Frederick County Board of Supervisors FROM: Susan K. Eddy, AICP, Senior Planner 5� DATE: December 12, 2006 RE: December 19th PC Staff Application Briefing — Willow Run Rezoning As Planning Commissioners are aware, a re -submittal of the Willow Run rezoning application has been received by staff. This is a complex rezoning, and the Chairman of the Planning Commission has requested a staff application briefing on this case. The briefing will take place on Tuesday, December 19, 2006 at 12.00 p.m. in the Board of Supervisors Meeting Room. Members of the Board of Supervisors are also invited. The purpose of this briefing is for staff to present the application to the Commission in an informal, but detailed format. Commissioners will be able to question staff. It is hoped that this will allow a depth of understanding not available in a public hearing session. No actions will be taken at this briefing. A public hearing will take place, as required by state and county codes, during a future Planning Commission meeting. The applicant is also being invited to attend, but will not have an active role. In order to acquaint Commissioners with this case, extracts from the rezoning application have been attached. Lunch will be provided, so please contact staff of your attendance by Friday, December 15. Feel free to contact me if you need further information SKE/bad I Candice E. Perkins Attachments I 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Greenway Engineering September 1, 2005 • Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Q C C Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 WILLOW RUN TRADITIONAL NEIGHBORHOOD DEVELOPMENT PROFFER STATEMENT REZONING: RZ# A I- bb Rural Areas (RA) District to Residential Planned Community (R4) District (359.97± acres) PROPERTY: 359.97±-acres (here -in after the "PROPERTY') Tax Map Parcels 53-((A))-90; 53-((A))-91; 53-((A))-92; 53-((A))- 92A; 53-((A))-92B; 53-((A))-94; 53-((3))-A & 63-((A))-2A RECORD OWNER: Willow Grove L.C.; 740 LLC; 750 LLC; Miller and Smith at Willow Run L.L.C.; Greystone Properties, LLC APPLICANT: Willow Grove L.C.; 740 LLC; 750 LLC; Miller and Smith at Willow Run L.L.C.; Greystone Properties, LLC PROJECT NAME: WILLOW RUN ORIGINAL DATE September 1, 2005 OF PROFFERS: REVISION DATE: November 4, 2005; November 30, 2005; May 18, 2006; June 27, 2006; September 26, 2006; October 24, 2006; November 18, 2006 Preliminary Matters Pursuant to Section 15.2-2296 et. seq. of the Code of Virginia, (1950, as amended), (the "Code") and the provisions of the Frederick County Zoning Ordinance (the "Ordinance") with respect to conditional zoning, the undersigned Applicants (as hereinafter defined) hereby proffer that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #16-05 for the rezoning of 359.97± acres from the Rural Areas (RA) District to Residential Planned Community (R4) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicants (as hereinafter defined) and such be approved by the Frederick County Board of Supervisors in accordance with the 6 2006 File #3800WG/2006 TND REZONING/EAW Greenway Engineering • September 1, 2005 2 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 said Code and Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and shall have no binding effect whatsoever. Upon approval of such rezoning, these proffers shall be binding upon the Applicants (as hereinafter defined) and their successors and assigns. The subject property, identified as Willow Run, and more particularly described as the lands owned by Willow Grove L.C., 740 LLC, 750 LLC, Miller and Smith at Willow Run, L.L.C., and Greystone Properties, LLC, (the "Applicants") being all of Tax Map Parcels 53-((A))-90, 53-((A))-91, 53-((A))-92, 53-((A))-92A, 53-((A))-92B, 53-((A))-94, 53-((3))-A and 63-((A))-2A; and further as shown on the Final Plat for Boundary Line Adjustment Between the Lands of Willow Grove L.C. and Miller and Smith at Willow Run, L.L.C., prepared by Marsh & Legge Land Surveyors, P.L.C. dated April 27, 2004, together with the Deed for Greystone Properties, LLC, from Pembroke Cove Properties, L.L.C. , recorded as Instrument # 030024683 and containing an attached plat prepared by Marsh & Legge Land Surveyors, P.L.C. recorded in Deed Book 886 Page 447 and an attached plat prepared by Lee A. Ebert, C.L.S. recorded in Deed Book 543 Page 247, together with the Deed for Miller and Smith at Willow Run, L.L.C., from Melco, Inc., recorded as Instrument # 040017302 (collectively, the "Property"). PROFFER STATEMENT A.) Residential Land Use 1. The Applicants hereby proffer to limit the total number of residential units to 1,390 dwelling units, exclusive of the existing residential units on the subject properties. 2. The Applicants hereby proffer to limit the number of residential building permits to a maximum of 200 building permits during each calendar year until the buildout of Willow Run, exclusive of age - restricted residential units and model homes. The Applicants shall be permitted to carry forward up to a maximum of 100 residential building permits that are not obtained during each calendar year to the ensuing calendar year; however, in no case shall the number of residential building permits, including age -restricted residential units, exceed a total of 300 issued in any calendar year. 3. The Applicants hereby proffer to provide for a mixture of housing types within Willow Run consistent with the minimum and maximum File #3800WG/2006 TND REZONING/EAW Greenway Engineering • September 1, 2005 • Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 3 percentages and permitted housing types identified in the Willow Run Residential Unit Matrix as set forth below: Willow Run Residential Unit Matrix Category Minimum Maximum Housing Types Permitted % of Units % of Units Single -Family 20% 35% RP District SFD; 35' SFD lot; 45' SFD Detached lot; 55' SFD lot Single -Family 20% 40% Duplex; Multiplex; Atrium House; Attached Weak -Link Townhouse; Townhouse Multifamily 20% 30% Condominium; Apartments; 2nd Floor Residential Above Commercial Age -Restricted 5% 20% Single -Family Small Lot; Duplex; Multiplex 4. The Applicants hereby proffer to develop age -restricted dwelling units within Willow Run, the total number of which shall fall within a 5% minimum to 20% maximum range of the total number of residential units. Except to the extent otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair Housing Law, and other applicable federal, state, or local legal requirements, any dwelling unit within the portions of the Property identified as age -restricted housing shall be restricted to housing for older persons as defined in Va. Code Ann. § 36-96.7, or a surviving spouse not so qualifying. No person under 19 years of age shall be permitted to be regularly domiciled or to reside permanently therein. The restriction provided for herein shall also be in the form of a restrictive covenant with respect to the residential portion of the Property designated as age -restricted, and any Homeowners' Association or sub -association created with respect thereto shall have assigned responsibility for the enforcement and administration of the said age -restricted covenant. File #3800WG/2006 TND REZONING/EAW Greenway Engineering • September 1, 2005 • 4 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 5. The Applicants hereby proffer to provide a double row of evergreen trees between the southern most residential structure and Cedar Creek Grade to minimize viewshed impacts from the Homespun property. The double row of evergreen trees shall be planted on 10-foot centers and shall be a minimum of four feet in height when planted. These trees shall be planted in conjunction with the improvements specified in Section D(10) of this Proffer Statement. B.) Commercial Land Use 1. The Applicants hereby proffer to designate a commercial center area and neighborhood commercial along the Jubal Early Drive corridor as delineated on the proffered Willow Run Master Development Plan. The commercial center area and neighborhood commercial area shall be a minimum of 32.4 acres, which constitutes 9% of the targeted 10% total commercial area specified by Ordinance. The Applicants proffer to rezone the right-of-way associated with the relocation of Merriman's Lane (Route 621) following abandonment by VDOT which will be absorbed into the commercial center area as described in Modification #5 of this Proffer Statement. The Applicants proffer of right-of-way dedication for the new Route 37/Jubal Early Drive interchange shall not count towards the total commercial acreage; however, should additional right-of-way for said interchange be needed in the future, the Applicants shall not be required to provide additional commercial acreage. 2. The Applicants hereby proffer to utilize similar construction materials and similar development themes for all commercial development within Willow Run. The principal construction materials that are visible from the adjacent community streets shall be limited to brick, stone, artificial stone, simulated stucco, cementous siding, wood, glass, standing seam metal of dimensional shingles, or false roof systems. These construction materials shall be utilized on all building walls and rooflines. Additionally, the Applicants proffer to restrict business signs to monument style that are a maximum of 15 feet in height and to building mounted signs. Furthermore, the Applicants proffer to incorporate into the Willow Run Property Owners Association Declaration provisions creating an Architectural Review Board ("ARB") master organization, which shall be responsible for the review and approval of all exterior construction materials for commercial development. File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 3. The Applicants hereby proffer to design the commercial center to ensure that no parking lots are located between the commercial buildings fronting along Jubal Early Drive and Sandyridge Boulevard (Main Street). This standard shall not prohibit the provision of on street parking along the public streets within the commercial center. 4. The Applicants hereby proffer to guarantee the completion of 10,000 square feet of commercial floor space prior to the issuance of the building permit for the 600a' dwelling unit, exclusive of building permits for model homes. 5. The Applicants hereby proffer to guarantee the construction of an additional 10,000 square feet of commercial floor space after the issuance of the 600th dwelling unit, but no later than the issuance of the 1,000th dwelling unit, exclusive of building permits for model homes. 6. The Applicants hereby proffer to prohibit the following commercial land uses within Willow Run: ➢ Exterior Boarding Kennels ➢ Electric, Gas & Other Utility Transmission and Distribution Facilities * Automotive Dealers & Automotive Repair ➢ Golf Driving Ranges & Miniature Golf Courses ➢ Electrical Supplies (Wholesale) ➢ Hardware, Plumbing & Heating Equipment (Wholesale) ➢ Commercial Outdoor Batting Cages ➢ Adult Retail ➢ All land uses within the B3, Industrial Transition District and M1, Light Industrial District that are not otherwise permitted in the B2, Business General District. C.) Master Development Plan 1. The Master Development Plan is intended to delineate the general location of all road systems including the new interchange at Route 37 using the existing bridge, Jubal Early Drive from the City of Winchester to the new interchange at Route 37, the commercial and residential main street, the location of residential and commercial development areas, the location of residential land uses, the location of the community center park area and neighborhood park areas, and the File #3800WG/2006 TND REZONING/EAW Greenway Engineering . September 1, 2005 6 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 general location of the extended Green Circle pedestrian and bicycle facility within Willow Run. The Applicants have identified elements of the Master Development Plan that are intended to be flexible that can be revised without the requirement of a conditional zoning amendment for the proffered Master Development Plan. These standards are described within Modification #1 - Master Development Plan Flexible Design Elements of the Community Design Modification Document submitted as a proffered document for this rezoning application. D.) Transportation Enhancements 1. The Applicants hereby proffer to fully fund and construct Jubal Early Drive as a four -lane divided landscaped median section, including the realignment of Meadow Branch Avenue from the current terminus in the City of Winchester to Route 37 as described in proffers D(2) — D(4). 2. The Applicants hereby proffer to fully fund and construct the four -lane divided landscaped median section of Jubal Early Drive from the current terminus in the City of Winchester to the second intersection identified on the proffered Master Development Plan which shall be designed and constructed to base pavement prior to issuance of the 300 residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. 3. The Applicants hereby proffer to fully fund and construct the four -lane divided landscaped median section of Jubal Early Drive from the terminus of the completed phase at the second intersection to the first commercial center intersection identified on the proffered Master Development Plan which shall be designed and constructed to base pavement prior to issuance of 450th residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. 4. The Applicants hereby proffer to fully fund and construct the four -lane divided landscape median section of Jubal Early Drive from terminus of the completed phase at the first commercial center intersection to the Route 37 northbound on and off ramps which shall be designed and constructed to base pavement prior to issuance of 600d` residential File #3800WG/2006 TND REZONING/EAW Greenway Engineering • September 1, 2005 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26,2006 Revised October 24, 2006 Revised November 18, 2006 building permit and bonded to ensure that the top coat of asphalt is guaranteed. 5. The Applicants hereby proffer to fully fund and construct the new Route 37/Jubal Early Drive interchange northbound and southbound on and off ramps utilizing roundabout design and using the existing bridge structure prior to the issuance of the 600th residential building permit. Additionally, the Applicants hereby proffer to provide right- of-way sufficient to allow for the construction of a two-lane roundabout on the east side of Route 37. Furthermore, the Applicants proffer to allow the developer construction dollars to be utilized as matching funds unconditionally by Frederick County for additional transportation system improvements. 6. The Applicants hereby proffer to fully fund and construct the realignment of approximately 1,000 feet of the two-lane section of Merriman's Lane (Route 621) to the north of Jubal Early Drive to create a "T" intersection, which shall be designed and constructed to base pavement prior to issuance of the 600th residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. 7. The Applicants hereby proffer to dedicate the right-of-way required for the completion of Jubal Early Drive, the Route 37 northbound on and off ramps and the Merriman's Lane realignment within five years of Rezoning and Master Development Plan approval if these transportation improvements are not constructed. 8. The Applicants hereby proffer to fully fund and construct the extension of Cidermill Lane from the current terminus in the City of Winchester into the Property. The extension of Cidermill Lane shall be barricaded until the Applicants have completed the construction of Jubal Early Drive and the new Route 37/Jubal Early Drive interchange northbound and southbound on and off ramps. The barricade for Cidermill Lane shall include a sign advising adjoining neighbors of the planned continuation of this road. 9. The Applicants hereby proffer to execute a signalization agreement with VDOT to fully fund traffic signalization with pedestrian actualization at the intersection of Jubal Early Drive and Meadow Branch Avenue. This traffic signal shall be installed when warranted by VDOT. File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 8 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 10. The Applicants hereby proffer to execute a signalization agreement with VDOT to fully fund traffic signalization with pedestrian actualization at the intersection of Jubal Early Drive and the Merriman's Lane north realignment. This traffic signal shall be installed when warranted by VDOT. 11. The Applicants hereby proffer the construction of the ultimate intersection improvements at the intersection of Birchmont Drive and Cedar Creek Grade, including right and left turn lanes on Cedar Creek Grade and right and left turn lanes on Birchmont Drive. These improvements shall be installed prior to the issuance of any residential occupancy permit that is solely dependent upon this intersection for ingress and egress, exclusive of model homes, and shall be installed no later than the issuance of the 200'h residential permit. 12. The Applicants hereby proffer to design Birchmont Drive to provide for traffic chokers and/or chicanes at three locations along the street system. The locations of these traffic calming features shall be provided on the Subdivision Design Plan within proximity of the northern, central and southern portions of Birchmont Drive. 13. The Applicants hereby proffer to execute a signalization agreement with VDOT to fully fund traffic signalization at the intersection of Cedar Creek Grade and Birchmont Drive. This traffic signal shall be installed when warranted by VDOT. 14. The Applicants hereby proffer to fully fund and construct Birchmont Drive to connect between Cedar Creek Grade and Jubal Early Drive to base pavement by the issuance of the 200`h residential building permit, exclusive of model homes. 15. The Applicants hereby proffer to provide a monetary contribution to the City of Winchester totaling $100,000.00 to mitigate off -site transportation impacts to street intersections that will experience traffic flow degradation as a result of the development of Willow Run as indicated in the Willow Run Traffic Impact Analysis. This monetary contribution shall be provided to the City of Winchester in four annual payments of $25,000.00 each, of which, the first payment shall occur 12 months from the date of rezoning approval with the remaining payments being made in 12 month increments from the date of the first payment. Said monetary contribution may be utilized as matching funds for transportation programs utilized by the City of Winchester. File #3800WG/2006 TND REZONING/EAW Greenway Engineering • September 1, 2005 • 9 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Evidence of these monetary contribution payments shall be provided to the Frederick County Planning Department. 16. The Applicants hereby proffer to construct all subdivision streets to the ultimate section as identified on the VDOT typical section sheet of the proffered Master Development Plan. 17. Where private alley systems are utilized within Willow Run, the Applicants hereby proffer to design and .construct the private alley systems as one-way travel within a minimum 14-foot wide easement having a minimum of 12 feet of pavement with mountable curb on each side of the pavement along the entire alleyway, and as two-way travel within a minimum 20-foot easement having a minimum of 18 feet of pavement with mountable curb on each side of the pavement along the entire alleyway. The vertical sectional dimension of pavement thickness and compacted base thickness will meet public street pavement standards utilized by the Virginia Department of Transportation. All private alleys that intersect other private alleys at 90-degree angles or have turns at 90-degree angles shall provide for a minimum turning radius of 30 feet. The maintenance of all private alley systems shall be the responsibility of the Homeowners' Association or sub -association for the Willow Run community. E.) Monetary Contributions 1. The Applicants hereby proffer a monetary contribution for each dwelling unit that is non -age restricted in the amount of $9,078 to mitigate impacts to capital facilities as identified in the Frederick County Capital Facilities Fiscal Impact Model — Output Module prepared by the Frederick County Planning Department on July 21, 2005. This monetary contribution provides for the total fiscal impacts for non -age restricted dwelling units, as commercial fiscal credit is only given for 10,000 square feet of the 20,000 square feet of commercial land use that is guaranteed in Section B(3) of this Proffer Statement. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for each non -age restricted dwelling unit. 2. The Applicants hereby proffer a monetary contribution for each age - restricted dwelling unit in the amount of $2,000.00 to mitigate impacts File #3800WG/2006 TND REZONING/EAW Greenway Engineering • September 1, 2005 • 10 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 to all County services, exclusive of Public Schools as identified in the Frederick County Capital Facilities Fiscal Impact Model — Output Module prepared by the Frederick County Planning Department on July 21, 2005. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for each age - restricted dwelling unit. 3. In addition to the monetary proffers provided for fire and rescue service as part of the proffer set forth in Section E(1) above, the Applicants hereby proffer to contribute a total of $50,000.00 to further support the Round Hill and Shawnee Volunteer Fire and Rescue Companies in Frederick County and the City of Winchester, which will provide first response service to Willow Run. The $50,000.00 monetary contribution shall be provided through separate payments of $25,000.00 to Frederick County and $25,000.00 to the City of Winchester. These payments shall be provided to each locality at the time of building permit issuance for the first residential dwelling unit within Willow Run. Additionally, the Applicants will establish a provision in the Homeowners' Association documents which will provide a payment of $100.00 per occupied residential unit on an annual basis to the City of Winchester for Fire and Rescue Services. This payment to the City of Winchester for Fire and Rescue Services shall continue until such at time that a new Route 37 interchange is developed at Jubal Early Drive with southbound off -ramp access. Evidence of the payments to the City of Winchester described in this section shall be provided to the Frederick County Planning Department. 4. The Applicants hereby proffer to provide $1000.00 for each non -age restricted residential lot to Frederick County for the purpose of site acquisition funding for the Public School system. This payment shall be provided at the time of building permit issuance for each non -age restricted residential dwelling unit within Willow Run. 5. The monetary contributions identified in the Frederick County Capital Facilities Fiscal Impact Model — Output Module prepared by the Frederick County Planning Department on July 21, 2005 shall be limited to that amount for all building permits issued for the initial 30 months following approval of the proffered Master Development Plan. All monetary contributions paid after the 30-month timetable shall be adjusted every 24 months in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, subject to a cap of 4% per year, non -compounded. File #3800WG/2006 TND REZONING/EAW Greenway Engineering F.) September 1, 2005 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Community Recreation 11 1. The Applicants hereby proffer to construct a community center building that is an enclosed, year round heated facility with restrooms and a catering kitchen facility that is a minimum of 4,000 square feet in floor area, which shall count towards the active recreational amenity requirement for Willow Run. The community center building shall be constructed and available for use by residents of Willow Run prior to the issuance of the 600'b building permit. The maintenance of the community center building shall be the responsibility of the Homeowners' Association or sub -association for Willow Run. Additionally, the Applicants hereby proffer to provide for an outdoor community pool facility with a combined water surface area of 3;500 square feet, which shall be completed prior to the issuance of the 600a` residential permit. 2. The Applicants hereby proffer to construct a community center building for the exclusive use of the age -restricted portion of Willow Run that is an enclosed, year round heated facility with restrooms and a catering kitchen facility that is a minimum of 2,000 square feet in floor area and shall count towards the active recreational amenity requirement for Willow Run. The age -restricted community center building shall be constructed and available for use prior to the issuance of the building permit for the 60t1i age -restricted dwelling unit. The maintenance of the age -restricted community center building shall be the responsibility of the Homeowners' Association or sub -association for Willow Run. 3. The Applicants hereby proffer to design and construct a public extension of the Green Circle pedestrian and bicycle facility located along the south side of Jubal Early Drive that connects the developed portion within the City of Winchester throughout the limits of the commercial center area. This public pedestrian and bicycle facility shall be 10 feet in width and have an asphalt surface, and shall count towards the active recreational amenity requirement for Willow Run. This facility shall be constructed concurrently with the adjoining sections of Jubal Early Drive as specified in Sections D(2) — D(4) of this Proffer Statement. File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 • 12 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 4. The Applicants hereby proffer to design and construct an internal pedestrian trail system, which shall count towards the active recreational amenity requirement for Willow Run. This internal pedestrian trail system shall be six feet in width and have an asphalt surface. The various segments of the internal trail system shall be bonded, the open space dedicated and constructed in conjunction with each residential section in which the trail system is located. The internal pedestrian trail system shall be private and shall be owned and maintained by the Homeowners' Association or sub -association for Willow Run. A public access easement shall be established along the portion of the internal pedestrian trail system located around the 5-acre manmade water feature and along the segment continuing south along Sandyridge Boulevard. G.) Community Curbside Trash Collection 1. The Applicants hereby proffer to provide commercial trash pickup and waste removal service to all residential land uses and the community center within Willow Run. The commercial trash pickup and waste removal service shall be established by deed covenant and shall be assigned to the Willow Run Homeowners Association ("HOA") or sub -association at such time as identified in the legal documents setting forth the guidelines for the Willow Run HOA. The commercial trash pickup and waste removal service shall remain in effect and be the responsibility of the Willow Run HOA until such time as this service is provided by Frederick County or other municipal providers. H.) Creation of Homeowners Association 1. A Homeowners Association (HOA) or sub -associations shall be created by the Applicants in conformity with the Virginia Property Owners' Association Act (Title 55, Chapter 26 of the Code of Virginia, 1950, as amended). The HOA shall have title to and/or responsibility for: a. All common areas including, but not limited to, buffer areas, internal pedestrian trail systems and stormwater management File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 a 13 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 facilities not otherwise dedicated to public use or maintained by commercial entities. b. Maintenance of private streets and alleyways. C. Residential curbside trash collection. d. Maintenance of community structures and facilities called for under Sections F(1) through F(4) above. 2. The. Applicants hereby proffer to incorporate into the Declaration creating the Willow Run Property Owners Association provisions creating an Architectural Review Board ("ARB"). The purpose of the ARB will be to review and approve all initial construction applications, and exterior additions and alterations to the existing commercial structures and dwelling units within Willow Run to ensure that all design guidelines established by the Applicants are met, together with all such other duties and responsibilities as may be imposed by the Declaration. 3. The Applicants hereby proffer to incorporate into the Declaration creating the Willow Run Property Owners Association provisions establishing an assessment to be collected at the time of the initial transfer of title to any residential lot in Willow Run (whether to a builder or otherwise) as well as at the time of any subsequent transfer of title. Such sums shall be paid to the association or sub -association, as appropriate, for use in the maintenance and upkeep of the common areas, as determined by the Board of Directors of the Association... I.) Environmental 1. The Applicants hereby proffer to identify and delineate a developmentally sensitive area ("DSA") boundary on the proffered Master Development Plan. The DSA will identify the location of wetland areas. Information regarding potential impacts within the DSA and methods for mitigation will be incorporated as a component of the Subdivision Design Plans or Site Development Plans for any portion of the Property that adjoins wetland areas. File #3800WG/2006 TND REZONING/EAW Greenway Engineering , September 1, 2005 • 14 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 2. The Applicants hereby proffer to conduct a geotechnical analysis on all residential lots that are platted within 100 feet of the major karst feature located on tax map parcel 53-((A))-91 prior to the issuance of building permits for such lots. 3. The Applicants hereby proffer to provide a resource protection area ("RPA") buffer of 50 feet adjacent to the DSA boundary. No portion of any residential lot will be platted within the DSA. Additionally, commercial development shall not occur within the DSA. The only disturbance that will be permitted within the DSA or the RPA will be for road crossing, utility crossing and pedestrian and bicycle facility crossing. 4. The Applicants hereby proffer to develop a landscaping plan as an enhancement for the wetland areas located on the south side of Jubal Early Drive and provide for the planting of all elements of the plan during the first favorable planting season subsequent to wetlands disturbance. The landscaping plan shall include trees and shrubs that are recommended for wetland areas by the Corps of Engineers and trees and shrubs that are recommended for riparian areas by the Virginia Department of Forestry. The Applicants will establish language within the Homeowners Association documents which provides for the maintenance of the landscaping described above and allows the Shenandoah University Environmental Studies Department access to this area for the purpose of studying and monitoring this wetland enhancement project as an outdoor land lab educational opportunity. 5. The Applicants hereby proffer that all commercial site plans and the community center site plans submitted to Frederick County will be designed to implement Best Management Practices (`BW") to promote stormwater quality measures. A statement will be provided on each commercial site plan and on the community center site plans identifying the party or parties responsible for maintaining these BMP facilities as a condition of site plan approval. File #3800WG/2006 TND REZONING/EAW 0 Greenway Engineering J,) Signatures September 1, 2005 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the - Property rezoned in addition to other requirements set forth in the Ordinance. Respectfully Submitted: v4ffow Grove L.C. Date Cg onun , City/County of 1 �J� \\fcu H To Wit: The foregoing instrument was acknowledged before me this + day of Dnn 20 UL0by My Commission Expires % VP -,D �t W �� C Notary �\r V :pA15sIU/� v,' 15 VP CJ �St�Fo,��,G G W`� Q co U �?b• o #DD450451 ° �•• d�4, f°ryhf!d ih. n 4.". 4 ////llllmWO, Greenway Engineering September 1, 2005 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property: In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, 'the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. By' &�& Date 740 Commonwealth of Virginia, City/County of Ik) To Wit: The foregoing instrument was acknowledged before me this „L�- day of 'b-i 20 Q( - by J' .I _ _ A 21 ►%.1.IL.�'��CIII*Iio id My Commission Expires 3b a 10 — File M3800WG12006IND REZONINGJEAW Greenway Engineering September 1, 2005 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. �i� By: ) �/ -�� 7 Date C--om��e€altk><-Qi.Y.�irgi>�ia;— City/County of a eIva6fi To Wit: The foregoing instrument was acknowledged before me this l - day of Of LC 20D by --t 5() L C �� '• �g510N F�. r�t}'�� A 2pvos'v� �111. ,µµ00451)451 y^ . j # J q j 2� yTdl $ondK% 4p0'' • �ti lilil Greenway Engineering September 1, 2005 • 18 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. By: � � t,6&mbe-(-D1 a-oo� Miller and mith Willow Run L.L.C. Date L�ii(�CAP- il e"r�iP `6) C-LF A 6; Commonwealth of Virginia, City/County of �t�;x. To Wit: The foregoing instrument was acknowledged before me this 30 day of we rr) !xr 20 0 (o by --'Mcp, V\ o-9 e d 04�- IM1 t Notary Public My Commission Expires '5 I-t-, k I -r O'sY`ti Yh,,C, File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 19 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. By:110(2 , Greystone Properties LLC ate Commonwealth of Virginia, Cit3JCoounty f Fred e ice► <-K To Wit: The foregoing instrument was acknowledged before me this Q_day of ,&2slo-mb -- 200(, by --�o-MES -?�- �A , K%n -S ,'= �` -a�� (`(� �i�iSS�or,,eCl � )es5icc� ►'�'� . lt�, 4otary Public "J My Commission Expires 04U-Nu .-30 1 QoOF, File #3800WG/2006 TND REZONING/EAW Qj 4, Ck IN cy �� L'i DR. DMYTOM CMUE col� Ck Q4 7c DR. doll, Dft. Lpr" cr. COL*? DR / Ir 600 500 • 600 120§ SCALE: 1 600' GREENWAY ENGINEERING 111 "!:HIll Lane p.". 171 .gW22602 T=.52_662-4M I -722-9520 illu w Run W I N C H E S T E R. V I R G I N I A NOVEMBER 2006 LEGEND SINGLE FAMILY DETACHED SINGLE FAMILY ATTACHEPO MULTI -FAMILY AGE RESTRICTED COMMERCIAL OPEN SPACE 0 �ZDEVELOPER MILLER AND SMITH GREYSTONE PROPERTIES cl d' �I i • - , A r is it r, ,r` r I o 1p cj—�� - ' c'�7G7 i7 a VC 'a D ' a dam' *U. oQ .q O �b _J CQj-� o U 17 illow Run W I N C H E S T E R, V I R G I N I A PHASING LEGEND iPHASE > —300 PERMIT PHASE 2-450 PERMIT PHASE 3-600 PERMIT WILLOW RUN TRANSPORTATION PHASING EXHIBIT GREENWAY ENGINEERING 151 Wlody HIII Lane NOVEMBER 2006 OWNERSfDEVELOPERS ♦ound.d in 1971 Wlncheater, Vlryinla 22602 engin— Telephone 540-662-4185 MILLER AND SMITH surveyors FAX 540-722-9528 GREYSTONE PROPERTIES COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 September 19, 2006 Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Willow Run Internal Street System Design Exceptions Dear Mr. Wyatt: This letter serves to confirm that on August 28, 2006 you presented the internal street design of the Willow Run project to the Frederick County Transportation Committee. Included in your presentation was a description and explanation of the four street design exceptions of which you are seeking approval from VDOT. Those exceptions and number of occurrences as you presented at the meeting are as follows: 1. Intersection Spacing - Nine occurrences with all but two of them taking place in the age - restricted enclave portion of the development, and the remaining two are located on Willow Run Drive. 2. Cul-de-sac Radius - Three occurrences. 3. Pavement Width - Two segments of connector road between Jubal Early Dr. and Cedar Creek Grade. 4. Centerline Radius - Three occurrences with two of them located in the age -restricted enclave portion of the development, and the remaining one located on a non -major roadway. After your presentation, there was a significant amount of discussion within which members of the Committee pointed out that this `neo-traditional' style of development, as is being pursued with Willow Run, is what the Urban Development Area (UDA) Study Committee has been moving toward in their efforts. The Committee voted unanimously to "endorse the concept" that you are promoting with the design of the development. Please call me at (540) 665-5651, if you have any questions or to discuss this proposed project. Sincerely, John A. Bishop, Jr. Transportation Planner JAB/bad 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 • Willow Run Master Development Plan Review Agency Comments 0 W Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YO UR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. INITIALS DATE & TD4E Candice Bernie Mark Susan Eric Mike Kevin John Lauren COMMENTS: Received by Clerical Staff (Date & Time): U:\Pam\Common\Document Approval Form.wpd ov . 7 200E COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 November 6, 2006 Mr. Evan Wyatt AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Rezoning Application and Master Development Plan for Willow Run Frederick County, Virginia Dear Evan: We have completed our review of the rezoning application and master development plan for the proposed Willow Run development. In addition to the rezoning application and master development plan, we also reviewed the environmental site assessments for the White and Marshall properties and the wetland delineation study. Based on the review of these documents, we offer the following comments: 1. Refer to Impact Analysis, page 5, Soil Types: The narrative indicates that the applicant plans to conduct a geotechnical analysis throughout the development of the Willow Run Community for road construction, utility installation and within any areas where karst features are present. We applaud this course of action and suggest that it be expanded to include the stormwater retention pond. Also, we suggest that the geotechnical analysis :include geophysical methods to expand the subsurface evaluations and delineate any potential cavities and/or sinkholes. The results of the geotechnical analysis shall be submitted with the subdivision design.phase. 2. Refer to Impact Analysis, page 11, Drainage: The discussion indicates that a stormwater retention structure will be designed and constructed in the central portion of the development. Considering the karst nature of the underlying geology, the design of this man-made lake /retention pond will, most probably, require an impervious liner to insure long term stability and prevent seepage. The design of the retention pond shall include the, preparation of an operation and maintenance manual that can be implemented by the HOA. This manual shall be included with the design calculations for the retention pond at the time of the subdivision design submission. Refer to the Impact Analysis, Environmental Features Exhibit: This exhibit shall be amended to include all of the karst features referenced in the Environmental Site 107 North Kent Street - Winchester, Virginia 22601-5000 Willow Run Rezoning Application and Master Development Plan Comments Page 2 November 6, 2006 Assessments (ESA) prepared by ECS for the White and Marshall Properties. These features shall also be addedto sheet four (4) of eleven (11) of the master development plan. "For your information, I have enclosed a copy of an article recently published by the Winchester Star which is related to the development of a sinkhole along Route 37. This article highlights what can happen within karst geology. Also, note the location relative to the proposed development of Willow Run. The importance.of a detailed geotechnical study cannot be over emphasized for the Willow Run Development. 4. 'Refer to the ESA for the Marshall property: The summary conclusions included in this report highlighted the presence of hazardous waste in the forms of pesticides and petroleum products and contaminated soils. These conclusions recommended remediating these items using proper methods. We request that documentation verifying the proper disposal of these hazardous wastes and contaminated soils be provided to this office prior to issuing the first land disturbance permit. A note to this effect shall be included in the subdivision design documents. We will grant our approval of the proposed rezoning and MDP upon receipt of the minor revisions noted in comment three (3). Sincerely, tElaStrawsnyder, Jr., P.E. Director of Public Works CAProgram Files\WordPerfect Office X3\Rhonda\TEMPCOMMENTS\willow run.wpd The Winchester Star • • Page 1 of 4 o Weather_: You are currently logged in as rsargent7677 Winchester, VA 45 °F / 7 °C Overcast at 9:39 AM Click for Forecast r Wednesday, November 1, 2006 Back To_Home ..Page. ► !oman TODAY'S FRONT PAGE enough to force closure of (PDF File) SITE FEATURES Homes Guide Auto Guide Auctions Help Wanteds Leap By Lopwociaa3 Place Classifieds Ad,venising Roles Stacks Dear Abby h1 ovie Listings TV Listings Online Games Other Newspapefs The Star Story BYRD NEWSPAPERS The Winchester Star Daily News -Record The Warren Sentinel Shen. Malley -Herald Page News & Courier The Valley Banner THE VALL Y SCOPE ",,,40r if Virginia's Travel Info @, i_on Service sinkhole was big entrance lane By Mark R. Dorolek The Winchester Star Winchester — It did not look like much, but it was enough to stop traffic on an entrance lane to Va. 37 on Tuesday. A small sinkhole in a ditch about one-fourth mile north of the Va. 37 northbound on -ramp at Route 622 (Cedar Creek Grade) caused the Virginia Department of Transportation to close the entrance lane. The ramp rem Larry Seal, an engineering technician with VDOT, said the sinkhole was about 3 feet in diameter and 6 feet deep. "Hopefully, we will have i the work ained open while repairs were under way. completed by the end of the day," he said. Click Here to Lo Democrats Calling CW Gun 4' i�lcy Wind-Wh3 1+Ji�dit. a Homes play Early Voter Start Eiecti Min, JIM Tel PICCADILL PRINTIM COM AI ` FCC o' riT JNAY ftI:'.HR4V • tlq![TNi&. k-M7f.4' http://www.winchesterstar.com/TheWinchesterStar/061101/Area sink.asp 11/7/2006 i The Winchester Star . u Sinkholes are created when rock formations below the surface— in this case, limestone - are naturally dissolved by groundwater circulating through them. As the rock dissolves,, caverns develop and the weight of the land on the surface collapses over the space created. j Stacy Sager, VDOT's maintenance operations manager in Edinburg, said the sinkhole was discovered about two weeks ago. He said VDOT was required to conduct an environmental study to determine the effect the sinkhole had on natural resources, animal species, streams, and any historic battlefields in the -area. "It is a pretty broad search with the study," Sager added. Seal said construction workers had to remove dirt.and rock to find the source of water and then place layers of rock ranging from very large togravel size on top of the sinkhole. "Each one chokes off potential water from getting in," he said. A mixture of fine lime and clay will be placed on top to close the hole, before a layer of topsoil finishes the job, Seal said. The clay -lime mixture should help to prevent pollutants from entering the hole and contaminating the groundwater, he said. Since the sinkhole was off the roadway, motorists were not in danger, Seal said. "This is small compared to some of them," he added. "It is not like it is in the middle of Main Street." — Contact Mark R. Dorolek at mdorolekgwinchesterstar.com. Back to Home Paae Email this article to a friend Page 2 of 4 On Novellibor Z:, VOTE ES Ballot 0.0estion L'"i a . `` http://www.winchesterstar.com/TheWinchesterStar/061101/Area sink.asp 11/7/2006 0 0 GREENWAY ENGINEERING, mc. 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 1 December 29, 2006 Frederick County Planning Department 107 North Kent Street Winchester, VA 22601 Attn: Susan Eddy, Senior Planner Re: Rutherford Crossing — Rezoning and Master Development Plan Board of Supervisors Public Hearing Change Request Dear Ms. Eddy: On behalf of our clients, we are requesting the Board of Supervisors Public Hearing for the rezoning and master development plan for the Rutherford Crossing project originally scheduled for January 10, 2007 be changed to January 24, 2007. Thank you for your assistance with this project. Contact us with any questions or need for additional information. Sincerely, Greenway Engineering 67L1 Donna Meliso Planning Department Administrator Cc: Rod Brana — Rutherford Farm, LLC Tom Pickering, PE — Bury+Partners John B.Schroth John S. Scully, IV C. Robert Solenberger — Virginia Apple Storage Jack Waghorn — NV Retail Ben Butler, attorney — Kuykendall, Johnston, McKee, and Butler Evan Wyatt, AICP — Greenway Engineering Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com I 480 W. Jubal Early Drive Suite 330 Winchester, Virginia 22601 540-722-9566 Fax: 540-722-9655 www.millerandsmith.com � MILLER � 2 SM TH January 3, 2007 Candice Perkins Planning Department County of Frederick 107 North Kent Street Winchester, Virginia 22601 Re: Willow Run Dear Ms. Perkins, Enclosed please find a check from Miller and Smith at Willow Run LLC for $37,997.00 to satisfy the MDP Application Fee. Sincerely, John T. Conrad JAI 3 2007 0 • 245 Miller & Smith at Willow Run, LLC 8401 Greensboro Dr., Suite 300 68-760 McLean, VA 22102 No. 1225 560 Pay To The Order Of Treasurer of Frederick County County of Frederick, Virginia P.O. Box 220 Winchester, VA 22604 Wachovia Alexandria, VA Date 12-28-06 $******37,997.00 - AUTHORIZED SIGNATURE tim D 0 L 2 2 Slim 1:0 SF,00 760L-1: 20000 2 2 2 15 S 2 Silo DAT 14p. 9 3 71 RECEIVED FROM ADDRESS C DOLLARS CJ FOR RENT % LJ FOR 2- AMT. OF CASH ACCOUNT AMT. PAID i CHECK BALANCE MONEY DUE ORDER • L-1 LJ FrederickCounty Oire and Rescue r jl Department' Office of the Fire Marshal - Plan Review and Comments . - Control number MDP06-0012 Project Name Willow Run Community Address 151 Windy Hill Ln. Type Application Master Development Current Zoning RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Date received 8/17/2006 City Winchester Tax ID Number 53-A-90, etc. Date reviewed 8/30/2006 Applicant Greenway Engineering State Zip VA 22602 Fire District 15 Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Date Revised Applicant Phone 540-662-4185 Rescue District 15 Election District Shawnee Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No AUG 3 0 2006 !;�f . Plan Approval Recommended Reviewed By Signature TILL- I I&LO Yes J. Neal FIR 1A - o11NT1� Frederick County, Virginia Master Development Plan Application Package • Request for Master Development Plan Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike Winchester, VA 22603 (540)-535-1828 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 the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 • Name of development and/or description of the request: Willow Run Traditional Neighborhood bevelopment Location of property: East of Route 37 and Merriman`s Lane (Route 621). North of Cedar Creek Grade (Route 622), South and West of the City of Winchester Corporate Limits. Virginia Department of Transportation's Comments: See attached email from VDOT-Lloyd. Ingram to Greenway Engineerinb Fvan Wratt dated October 31, 2006 for details. U Willow Run MDP - VDOT Comnos Page 1 of 1 • Evan Wyatt From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.Ingram @VDOT.Virginia.gov] Sent: Tuesday, October 31, 2006 2:20 PM To: Evan Wyatt Cc: 'Eric Lawrence'; 'Susan Eddy; Ingram, Lloyd Subject:. Willow Run MDP - VDOT Comments The master development plan for this property appears to have significant measurable impact on Routes 621 and 37, the VDOT facilities which would provide access to the property, The master development plan presented appears acceptable for this project. 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, 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. •Thank you for allowing us the opportunity to comment. <<SCN_20061031135103_001.pdf>> .Lloyd A.. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA. -22824 (540)984-5611 (540) 984-5607 (fax) 10/31/2006 • COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 November 6, 2006 Mr. Evan Wyatt AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Rezoning Application and Master Development Plan for Willow Run Frederick County, Virginia Dear Evan: We have completed our review of the rezoning application and master development plan for the proposed Willow Run development. In addition to the rezoning application and master development plan, we also reviewed the environmental site assessments for the White and Marshall propprties and the wetland delineation study. Based on the review of these documents, we offer the following comments: 1. Refer to Impact Analysis, page 5, Soil Types: The narrative indicates that the applicant plans to conduct a geotechnical analysis throughout the development of the Willow Run Community for road construction, utility installation and within any areas where karst features are present. We applaud this course of action and suggest that it be expanded to include the stormwater retention pond. Also, we suggest that the geotechnical analysis include geophysical methods to expand the subsurface evaluations and delineate any potential cavities and/or sinkholes. The results of the geotechnical analysis shall be submitted with the subdivision design phase. 2. Refer to Impact Analysis, page 11, Drainage: The discussion indicates that a stormwater retention structure will be designed and constructed in the central portion of the development. Considering the karst nature of the underlying geology, the design of this man-made lake /retention pond will, most probably, require an impervious liner to insure long term stability and prevent seepage. The design of the retention pond shall include the preparation of an operation and maintenance manual that can be implemented by the HOA. This manual shall be included with the design calculations for the retention pond at the time of the subdivision design submission. . 3. Refer to the Impact Analysis, Environmental Features Exhibit: This exhibit shall. be _-,,,- _,, amended to include all of the karst features referenced in the Environmen e 15 � Lvov t 0 7*006 107 North Kent Street • Winchester, Virginia 22601-5000 LI •Willow Run Rezoning Application and Master Development Plan Comments Page 2 November 6, 2006 Assessments (ESA) prepared by ECS for the White and Marshall Properties. These features shall also be added to sheet four (4) of eleven (11) of the master development plan. For your information, I have enclosed a copy of an article recently published by the Winchester Star which is related to the development of a sinkhole along Route 37. This article highlights what can happen within karst geology. Also, note the location relative to the proposed development of Willow Run. The importance of a detailed geotechnical study cannot be over emphasized for the Willow Run Development. 4. Refer to the ESA for the Marshall property: The summary conclusions included in this report highlighted the presence of hazardous waste in the forms of pesticides and petroleum products and contaminated soils. These conclusions recommended remediating these items using proper methods. We request that documentation verifying the proper disposal of these hazardous wastes and contaminated soils be provided to this office prior to issuing the first land disturbance permit. A note to this effect shall be included in the subdivision design documents. We will grant our approval of the proposed rezoning and MDP upon receipt of the minor revisions noted in comment three (3). • Sincerely, • Harvey E Strawsnyder, Jr., P.E. Director of Public Works CAProgram Files\WordPerfect Office X3\Rhonda\TEMPCOMMENTS\willow run.wpd 4M, • Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department TFloor Attn: Building Official 107 N. Kent Street 107 N. Kent Street 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) copies of the MDP with the sheet. Applicant's Name: GreenwayEngineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Willow Run Traditional Neighborhood Development • Location of property: East of Route 37 and Merriman's Lane (Route 621), North of Cedar Creek Grade (Route 622) South and West of the City of Winchester Comorate Limits. Frederick County Inspections Department's comments: Frederick County In§pec. ons use only Date reviewed Review Number 1 3 5 (please circle one) Date reviewed Date appr ved Revision required Signature and Date • OCT 0 5 Z006 0 0 • • • 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, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 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 the sheet. Applicant's Name Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Willow Run Traditional Neighborhood- Development Location of property: East of Route 37 and Merriman's Lane (Route 621), North of Cedar Creek Grade (Route 622) South and West of the City of Winchester Corporate Limits. Frederick County Sanitation Authority's Comments: / 5 T }, Z1ZF W o VeW 45 �YyT,Fo Frederick County Sanitation Authority use only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date G6 SEP 0 8 2006 0 • Request for Master Development Plan Comments Department of GIS (Geographic Information Systems) • • Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA 22601 (540) 665-5614 (540) 665-5614 The GIS Department will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: Address Phone Number Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Willow Run Traditional Neighborhood Development Location of property: East of Route 37 and Merriman's Lane (Route 621), North of Cedar Creek Grade (Route 622) South and West of the City of Winchester Comorate Limits. GIS Dept. Comments: �a-c- T+S Arrpacc- 'CoY"en"T shy -EST' ,d12 4sr 4-PP0-0yeA ice" nryd,n ES MA6 3PF-4�tF-ic 1SSu.�c Co►+'►yML�Ts GIS OFFICE USE ONLY: Date reviewed Date revision received Date approved Incomplete Incomplete Date reviewed d®-LZ-ofp Date approved Revision required Signature and Date AUG 2 3 2006 • • • N Ey DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA E STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: August 22, 2006 SUBDIVISION: Willow Run STAFF MEMBER: Marcus Lemasters, Director APPLICANT: Greenway Engineering Attn: Evan Wyatt 151 Windy Hill Lane Winchester, VA 22602 COMMENTS: The Frederick County Department of GIS has reviewed the requested road names for use by the subdivision and has made the following determinations: 1. The following road names have been APPROVED and ADDED into the Frederick County Road Naming^and Structure numbering system: Sandyridge Blvd Sichester St Shanley Ct Romsey Ct Forsyth Dr Brookside Ter Roxton Ct Dewson Ct Gaston Way Collahie St Bloom Cir Twyford St Leckford St Woodgreen Ct Boughton Ter Bellwoods Cir Station Hill Dr Bellinger Dr Colebrook Cir Andover Dr Blackfield St Easton Dr Shalden Dr Running Brook Dr Wexcombe Ct Lower Brook Dr Alton Ct Drayton Cir Burridge Ct Birchmont Dr Hathaway Dr Julian Dr Tunworth St Colemore St Veranda Dr Abercorn Dr Oxenwood Ct Upton Ct Burrington Ct Marston Gate Dr Gladstone Dr Stockbridge Dr 2. Is the intent to continue Jubal Early Drive to the Rt. 37 intersection? And break Men imans Ln? 0 Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665=5614 Rezoning/Master Development Plan Comments Willow Run September 12, 2006 • Plan appears to provide for required open space; however, no calculations for required or usable open space have been provided. • The residents of the age restricted housing units will undoubtedly spend time outside of the development and have an impact on the recreational services provided by the county. Therefore, staff believes a monetary proffer for these units would be appropriate. • Plan appears to provide for the required recreational units; however, specific requirements have not been stated in the plan. • To ensure a connection to Cedar Creek Grade, the Transportation Enhancements should offer an area for a 10' wide asphalt bicycle/pedestrian trail along Willow Run to Cedar Creek Grade. • In addition to providing the Proffer Model, staff recommends the Proffer Statement include a list of proposed monetary proffers by agency. + If this project includes the planning for or construction of a new interchange at Route 37, the proposed Transportation Improvement Program proffer should offer the ability to facilitate a 10' wide bicycle trail to cross over Route 37 at this location. - M. Doran, Director ick Co. Parks and Recreation n U • • 0 Request for Master Development Plan Comments Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport 491 Airport Road Attn: Executive Director (Route 645, off of Route 522 South) 491 Airport Road (540) 662-2422 Winchester, Virginia 22602 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copies of the MDP with the sheet. Applicant's Name Address Phone Number Greenway En ink eerin� 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Name of development and/or description of the request: Willow Run Traditional Neighborhood Development Location of property: East of Route 37 and Merriman's Lane (Route 621), North of Cedar Creek Grade (Route 622) South and West of the City of Winchester Corporate Limits. Winchester Regional Airport Comments: WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD IRGNIA� WINCHESTER, VIRGINIA 22602 (540) 662-2422� August 21, 2006 Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Fie: Master Development Plan Comment Willow Grove, L.C. Shawnee Magisterial District Dear Mr. Wyatt: After review of the proposed Master Development Plan for Willow Grove, L.C. for proposed residential performance and business use, we offer the following comment: . The proposed site does lie within airspace of the Winchester Regional Airport and is in close proximity to the approach path for Runway 14/32. Residential occupants should be forewarned that they might experience noise from over flights of aircraft departing from and arriving to the Winchester Regional Airport. We appreciate the opportunity to review these plans and your cooperation in ensuring the continuing operations of the Winchester Regional Airport. Sincerely, ,:f)(D-Majul S. R. Manuel Executive Director AUG 2 3 2006 �,