HomeMy WebLinkAbout03-06 Comments0
LAWSON AND SILEK, P.L.C.
120 EXETER DRIVE, SUITE 200
POST OFFICE BOX 2740
WINCHESTER, VA 22604
TELEPHONE: (540) 665 -0050
FACSIMILE: (540) 722 -4051
April 18, 2008
Michael T. Ruddy, Deputy Director
Planning and Development
County of Frederick
107 North Kent Street, 2nd Floor
Winchester, VA 22601
E
THOMAS MOORE LAWSON• TLAWSONr&LSPLC.COM
Re: O -N Minerals (Chemstone) Company
Our File No. 462.006
REZ #03 -06
VIA HAND - DELIVERY
Dear Mike:
As requested enclosed please find forty (40) clean revised proffer statements and forty
(40) red -line proffer statements which reflect all of the changes to the proffers in the current
revised state that have been made subsequent to the proffer statement which was presented to the
Planning Commission. Please note that in paragraph 2 we have attached and incorporated the
drawings which had previously been submitted and representations of the Generalized
Development Plan. I believe you have already received approximately forty (40) copies of those
in color for distribution to the Board Members. With all of this I believe you should have a
complete package of all documentation. If after you have reviewed this you believe otherwise
please contact me immediately so that we may provide you with all other information you
believe is required.
Thank you for your continued assistance and cooperation. If you have any questions,
please do not hesitate to give me a call.
I'ML:I k
Enclosure
cc: O -N Minerals (Chemstone) Company
FRONT ROYAL ADDRESS: POE OFFICE BOX 602, FRONT ROYAL, VIRGINIA 22610, TELEPHONE: (540) 635 FACSIMILE: (560 ) 635-9421,E-MAIL; SILFISJCLYN1CONNEC FLCOM
FAIRTA% ADDRESS: 10805 MAIN STREET, SUITE 200, FAIRFA% VIRGINIA 22030, TELEPHONE: (203) 352 -2615, FACSIMILE: (703) 3524110, E -MAIL: THOMASOLAMSDWVEMWN.N ET
REZONING
PROPERTY:
RECORD OWNER:
APPLICANT:
PROJECT NAME:
ORIGINAL DATE
OF PROFFERS:
REVISION DATE(S):
0 0
PROPOSED PROFFER STATEMENT
RZ# 03 -06
Rural Areas (RA) to Extractive Manufacturing (EM)
639.13 Acres + / -;
Tax Map Parcels 83 -A -109 and 90 -A -23 (the "Properties')
O -N Minerals (Chemstone) Company
O -N Minerals (Chemstone) Company
Chemstone - Middletown
June 13, 2005
January 16, 2006 February 8, 2006 August 28, 2006
March 18, 2008
The undersigned hereby proffers that the use and development of the subject properties
(`Properties "), as described above, shall be in strict conformance with the following conditions
which shall supersede all other proffers on the Properties that may have been made prior hereto.
In the event that the above - referenced EM conditional rezoning is not granted as applied for by
the applicant (`Applicant "), these proffers shall be deemed withdrawn and shall be null and void.
Further, these proffers are contingent upon final rezoning of the Properties with "final rezoning"
defined as that rezoning which is in effect on the day following the last day upon which the
Frederick County Board of Supervisors' (the "Board ") decision granting the rezoning may be
contested in the appropriate court. If the Board's decision is contested, and the Applicant elects
not to submit development plans until such contest is resolved, the term rezoning shall include
the day following entry of a final court order affirming the decision of the Board which has not
been appealed, or, if appealed, the day following which the decision has been affirmed on
appeal.
The headings of the proffers set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provision of the proffers. The improvements proffered herein shall be provided at the time of
development of that portion of the Properties adjacent to or including the improvement or other
proffered requirement, unless otherwise specified herein. Any proffered conditions that would
prevent the Applicant from conforming with State and/or Federal regulations shall be considered
null and void. The term "Applicant" as referenced herein shall include within its meaning all
future owners and successors in interest. When used in these proffers, the `Generalized
Development Plan," shall refer to the plan entitled "Generalized Development Plan, O -N
Minerals (Chemstone)" dated March 18. 2008 (the "GDP ").
Land Use
1.1 The Properties shall be developed with extractive manufacturing land uses
pursuant to the mining permit approved by the Division of Mineral Mining
(DMM) of the Virginia Department of Mines, Minerals and Energy, and shall
therefore conform to the Mineral Mining Law and Reclamation Regulations for
Mineral Mining of the Commonwealth of Virginia.
1.2 The Applicant hereby proffers not to engage in the following uses on the
Properties:
Oil and natural gas extraction;
Asphalt and concrete mixing plants;
Brick, block and precast concrete products;
Cement and lime kilns; and
Coal and natural gas -fired power plants*
*This is not to be interpreted as a restriction against using power plants on the
Properties as necessary to support extractive mining activities.
2. Site Development
2.1 Properties' access via public secondary roads shall be limited to the existing
quarry entrance on McCune Road (Route 757). Access by vehicles needed for
periodic maintenance of the Properties shall not be limited.
2.2 Distance buffers shall be provided along the perimeter of the Properties in
addition to those required by the Zoning Ordinance. The depth of said buffers
shall be determined at the time of site plan submission, and will vary based upon
the topography of the site boundary.
23 Earthen berms installed around the Properties' active quarry pits shall be
landscaped to minimize impacts to the viewshed of the surrounding community.
Such landscaping shall consist of a mix of deciduous and coniferous plantings
placed in a random manner in order to be consistent with existing vegetation
patterns. Said berms shall be limited to a maximum height of 30 feet.
3. Historic Resources
3.1 The Applicant shall create an 8 acre historic reserve as shown on the GDP, within
which archeological resources and other historic activities have been identified.
Further, the Applicant shall place restrictions on the reserve land for how the
reserve will be used by the Properties' owner and future owners. Said reserve
land shall be dedicated to a recognized historical association and/or group within
one year of final rezoning.
3.2 The Applicant shall complete a Phase I Archaeological Survey of the Northern
Reserve and Middle Marsh Properties as depicted on the GDP within one year of
final rezoning or prior to any land disturbance of the portion of parcel 83 -A -109
and parcel 90 -A -23. Said survey shall locate, identify, and comprehensively
record all historic sites, buildings, structures, and objects on the parcels. Such
survey shall be conducted in accordance with the guidelines for a Phase 1 Survey
as defined in the Virginia Department of Historic Resources "GUIDELINES FOR
CONDUCTING CULTURAL RESOURCE SURVEY IN VIRGINIA - Chapter
7: Guidelines for Archaeological Investigations in Virginia," 1999 (Rev. Jan.
2003).
33 Two cemeteries have been identified on the Properties. The first cemetery is
located adjacent to Chapel Road and is in an area that is not designated for mining
and is also outside of the berming area. That cemetery will remain in an
undisturbed state.
The second cemetery is located in the area where berming is slated to be installed.
The Applicant proffers that cemetery will also remain undisturbed and the
berming will be located in such a way as to not encroach on the cemetery. In
addition, the cemetery is accessed through a right -of -way which is of record
providing access to the cemetery from Route 625. The Applicant proffers to open
said right -of -way so that it can be used for access by the relatives of those in the
cemetery. It is anticipated that once said right -of -way has been opened, the
Applicant will provide continued maintenance and have use of same.
4. Rights to Water Supply
4.1 The Applicant shall guarantee the Frederick County Sanitation Authority (FCSA)
rights to the water resources available on the Properties in accordance with the
existing agreements between the Applicant and FCSA.
5. Ground Water
5.1 The Applicant shall install a minimum of three monitoring wells to effectively
establish and monitor the groundwater level in order to avoid detrimental impacts
to surrounding properties. Said wells shall be installed prior to any land
disturbance of the portion of the Properties identified as parcel 83 -A -109 by the
GDP, and shall be located within 500 feet of the Properties' boundaries. A
minimum of one monitoring well shall be installed within 500 feet of the
Northern Properties' boundary.
5.2 Subject to and consistent with the provisions of paragraph 9.2, the Applicant shall
remediate any adverse impacts to wells located on surrounding properties caused
by mining operations on the Properties. Costs associated with any required
remediation shall be borne by the Applicant.
Furthermore, the Applicant agrees to participate in a pre -blast survey and well
monitoring survey, as further described herein. The intent of the aforementioned
surveys is to provide a mechanism to remediate any adverse impacts to wells
and/or structures, which are caused by the mining operations on the Properties.
6. Dust Control
6.1 Dust from drills, shot piles, material handling, screens, crushers, conveyors,
feeders, hoppers, stockpiles, load -outs, and traffic areas shall be controlled by wet
suppression or equivalent, and controlled by and consistent with the terms of the
Department of Environmental Quality general air permit. The Applicant shall
remediate any adverse impacts to surrounding properties caused by dust
associated with the mining operations on the Properties.
7. Blasting Control
7.1 All blasting associated with mining operations on the Properties shall be limited
by the mining permit approved by the Division of Mineral Mining (DMM) of the
Virginia Department of Mines, Minerals and Energy. Peak Particle Velocities
(PPV) associated with blasting on the Properties shall not exceed the levels
stipulated by said permit. In addition, Applicant agrees to have an approved
blasting plan in place at all times. An example of the current blasting plan is
attached. Further, in addition, Applicant agrees that there will be no block holing
or adobe blasting conducted on the Properties. Any damage to surrounding
properties caused by blasting on the Properties shall be remediated at the
Applicant's expense.
S. Traffic
8.1 The Applicant agrees to restrict truck traffic to the Properties to a maximum of
200 truck loads per day averaged over the prior 30 days through the scale house
hauling mined materials on and/or off the proposed quarry site from the existing
quarry entrance. The maximum number of trips will be regulated by the
Applicant and its successors and/or assigns. A record of the actual number of
truck trips per day shall be kept current (and maintained for one year) by the
Applicant at its scale house office. Said record shall be made available in a form
which confirms the number of trips and the form will be produced to Frederick
County officials upon demand with reasonable notice.
9. Pre -Blast Surveys
9.1 The Applicant will offer voluntary pre -blast surveys of properties that are within
1,500 feet of the Properties' boundaries. The aforementioned surveys will be
conducted by an independent engineering firm, which will investigate and
document the pre -blast conditions of the participants' residences and/or
outbuildings. Alt citizens who have property adjacent to the Properties can and
are encouraged to participate in the survey by contacting the Applicant and
scheduling a mutually agreeable time for the independent engineering firm to visit
the party's residence to document and survey the pre -blast condition of the party's
residences /outbuildings. The Applicant's and /or its engineering firm shall further
have the right to visit and inspect the party's residences /outbuildings to monitor
the condition of the same. A record of those pre -blast conditions will be kept by
the independent engineering firm with copies retained by the Applicant and the
participating property owner. In the event of a change in condition, which is
alleged by the adjoining property owner as a result of mining operations, the
engineering firm will then conduct a follow -up visit and investigation and use the
pre -blast information as a control and basis for subsequent analysis. Said analysis
shall be used to determine the cause of any negative change in condition. If it is
determined there is a change in condition in the residences /outbuildings, which
has been caused by the Applicant's mining activities on the Properties, then the
Applicant agrees to remediate and /or repair said negative change in condition to
restore it to its status prior to blasting operations. In addition, the Applicant agrees
to establish seismic monitoring of the proposed quarry site to monitor all blasting
activities and keep records of said seismic monitoring as required by the Virginia
Division of Mines, Minerals and Energy.
9.2 The Applicant will offer voluntary well monitoring surveys of properties that are
within 1,500 feet of the Properties' boundaries. The aforementioned surveys will
be conducted by an independent well drilling firm, which will investigate and
document the pre -blast conditions of the participants' wells. All citizens who
have property located within 1,500 feet of the Properties' boundaries can and are
encouraged to participate in the survey by contacting the Applicant and
scheduling a mutually agreeable time for the independent well drilling firm to
visit the party's residence to document and survey the pre -blast condition of the
party's well. A record of these pre -blast conditions will be kept by the
independent well drilling firm, with copies retained by the Applicant and the
participating property owner. In the event a change of condition is alleged by the
property owner as a result of mining operations, the well drilling firm will then
conduct a follow -up visit and investigation and use pre -blast information as a
control and basis for subsequent analysis. If it is determined that the status of the
neighboring property owner's well has deteriorated from the condition it was in at
the time of the pre -blast survey, then the Applicant agrees to restore the well to its
condition existing at the time of the pre -blast survey and /or provide the adjoining
property owner a replacement well of the same condition (or better) of that which
existed at that time of the pre -blast survey.
9.3 In addition to the above, the Applicant agrees to maintain in force an insurance
policy or other sufficient security for a period of time covering the active mining
operations on the Properties and to maintain in effect for a period of one year
from the date of cessation of said mining operations, and to cover the costs of any
remediation and/or repair, which is required pursuant to the terms of sections 9.1
and 9.2 above. Said policy or surety shall be in the amount of no less than One
Million and 00 /100 Dollars ($1,000,000.00) per occurrence.
10. Reclamation
10.1 It is intended that pursuant to the terms of the agreement reached with the FCSA
that at the time of cessation of mining activities, the Properties' quarry pits shall
be used by the FCSA as water reservoirs. The control of the water levels in the
quarry pits shall be handed over to the FCSA. It is intended that the quarry pits at
that time will contain quantities of water monitored and directed by the FCSA,
and which will be conducive to the general betterment of natural habitat.
11. Noise Abatement
11.1 Operations on the Properties will not exceed the Virginia Department of Mines
and Minerals Engineering's decibel guidelines. The Applicant will make all
reasonable efforts to locate mining machinery in the quarry pit or behind berms.
12. Lighting
12.1 There shall be no permanently affixed lighting structures above - ground on the
berms other than as may be used for conveying or pit crushing facilities or for
mining activities, with the exception as may be required for or provided by
regulations that affect the plant operations, including but not limited to, Mine
Safety Health Administration ( "MSHA "), Virginia Department of Mines and
Minerals and Energy ( "DMME" ), and any other governmental or regulatory body
that oversees mining operations, there shall be no permanently affixed lighting
structures. Conveying and pit crushing facilities shall also be interpreted as
including such other devices or activities that perform similar or related functions
that may come into use and/or existence at some time in the future while the
extractive mining use is still in effect on the Properties.
13. Air Permit
13.1 The Applicant shall maintain its existing general air permit controlling emissions
in accordance with the Virginia Department of Environmental Quality standards
and also see that the existing general air permit covers all activities conducted on
the rezoned Properties.
14. Environment
14.1 In addition to compliance with the VPDES water discharge permit already in
place, the Applicant agrees to work with a recognized environmental entity of the
Applicant's choosing during its operations to ensure that the water emissions from
water flowing from the quarry operations on the Properties is of a' quality
consistent with the water quality in Cedar Creek so as to maintain an environment
conducive to natural habitats. No additional water discharge points will be added.
14.2 The Applicant agrees that the area currently in trees, which is outside of the
rezoned Properties, and which is more specifically described in the attached and
incorporated plat, intentionally is not part of this rezoning. Applicant intends to
use best management practices of the trees located thereon.
14.3 The Applicant proffers to keep its mining operations at least 200 feet from the
edge of Cedar Creek. In other designated areas (as designated on the attached and
incorporated plat), the distance may be increased.
15. Phasine
15.1 The Applicant agrees that mining activities on the Properties shall occur with the
following phasing:
After the rezoning is approved, the Applicant Nvill start creating berms on the
newly rezoned Properties and the Applicant shall start quarrying in the area
identified as the Northern Reserve. Mining in the Northern Reserve area shall
occur from the time period commencing with the approval of the rezoning for a
period of time which is estimated to be twenty years.
For the newly zoned area, which is north of the existing EM zoned property, and
south of Chapel Road, mining activities will commence no earlier than ten years
from the date that the rezoning referenced herein is approved.
For the newly zoned area, which lies north of Chapel Road, mining will
commence no earlier than twenty years from the date that the rezoning referenced
herein is approved.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
Respectfully submitted,
O -N MINERALS (CHEMSTONE) COMPANY
By: ✓ y ` _�
Its: rV A P �
SPE K) E'R C" _5 1 t) col )
COMMONWEALTH OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
0
The foregoing instrument was acknowledged before me this o70 day of
2008, by 7 4/a u 5 an QL c -A .
'2
NOTARY PUBLIC
My commission expires:
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Q NOTARY' -..'<',
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REG #357188 'z
c) i MY Co"ISSION
EXPIRES Q
413012009
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0 0
PROPOSED PROFFER STATEMENT
REZONING: RZ-## 03 -06
Rural Areas (RA) Extractive Maniacturina (E NkI
PROPERTY:
A -23 (the "Properties ")
RECORD OWNER:
APPLICANT:
PROJECT NAME:
ORIGINAL DATE
OF PROFFERS:
REVISION DATE(S):
28, 2006
639.13 ac-re,Acres + / -;
Tax Map Parcels 83 -A -109 &and 90-
O -N Minerals (Chemstone) Company
0 -N Minerals (Chemstone) Company
Chemstone — Middletown
June 13, 2005
January 16, 2006 February 8, 2006 Febr*�-- 1-2 Au(.Yust
March 18.2008
The undersigned hereby proffers that the use and development of the subject property
k
("Protierties "), as described above, shall be in strict conformance with the following conditions,
which shall supersede all other proffers on the Properties that may have been made prior hereto.
In the event that the above- -referenced EM conditional rezoning is not granted as applied for by
the applicant ( "Applicant "), these proffers shall be deemed withdrawn and shall be null and void.
Further, these proffers are contingent upon final rezoning of the V+opert with "final
rezoning" defined as that rezoning which is in effect on the day following the last day upon
which the Frederick County Board of r-sSupervis (the "Board ") decision granting
the rezoning may be contested in the appropriate court.- If the Board's decision is contested, and
the Applicant elects not to submit development plans until such contest is resolved, the term
rezoning shall include the day following entry of a final court order affirming the decision of the
Board which has not been appealed, or, if appealed, the day following which the decision has
been affirmed on appeal.
The headings of the proffers set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provision of the proffers. -The improvements proffered herein shall be provided at the time of
development of that portion of the Prop Pl roperties adjacent to or including the improvement
or other proffered requirement, unless otherwise specified herein. Any proffered conditions that
0 0
would prevent the Applicant from conforming with State and/or Federal regulations shall be
considered null and void. The term "Applicant" as referenced herein shall include within its
meaning all future owners and successors in interest. When used in these proffers, the
"Generalized Development Plan," shall refer to the plan entitled "Generalized Development
Plan, O -N Minerals (Chemstone)" dated ' ' _00- March 18, 2008 (the "GDP and -shall
in e P�� � ll ;v — 11 ). The Applicant attaches and incorporates drawings identified as
Exhibits as representations of its Generalized Development Plan The Applicant submits its
operations and activities will be in general conformance with the Generalized Development Plan.
1. Land Use
1.1 The PfoperTr shall be developed with extractive manufacturing
land uses pursuant to the mining permit approved by the Division of
Mineral Mining (DMM) of the Virginia Department of
Mines, Minerals and Energy, and shall therefore conform ----to the
Mineral Mining Law and Reclamation Regulations for Mineral Mining of
the Commonwealth of Virginia.
1.2 The Applicant hereby proffers not to - engage in the following uses on the
Properties:_
Oil and natural gas extraction:
Asphalt and concrete mixing plants-,hall-l)proh O . _'- 1+oPerty -;
Brick. block and precast concrete produ
Cement and lime kilns. and
Coal and natural was -fired power plants or facilities which sell power to
the local utility or power grid*
*This is not to be interpreted as a restriction against using power plants on the
Properties as necessary to support extractive mining activities.
2. Site Development
�ite Properties' access via public secondary roads shall be limited to the existing
quarry entrance on McCune Road (Route 757).- Access by vehicles needed for
periodic maintenance of the Property- Properties shall not be limited.
2.2 Distance buffers shall be provided along the perimeter of the Properties in
addition to those required by the Zoning Ordinance.- The depth of said buffers
shall be determined at the time of the -site plan submission, and will vary based
upon the topography of the site boundary._ buf shall be in general
conformity with the Generalized Development P lzen.
2.3 Earthen berms installed around the Properties' active quarry pits shall be
landscaped to minimize impacts to the viewshed of the surrounding community.
Such landscaping shall consist of a mix of deciduous and coniferous plantings
placed in a random manner in order to be consistent with existing vegetation
patterns. -Said berms shall be limited to a maximum height of 30 'feet and be of a
0
0
minimum height of 10 feet. The fflaximuin migh of an berm installed on the
prapei:ty shall be dictated hy `e particular 5 creiep ^ 4A P 1- M. . .`� I)`G - i; „take - "c m--r,r c�m-i+'•. ,.a L ,7 e ,., e,7 an Exhibit
Said berms shall be installed in the following order. The berm depicted on the
phase I plat shall be installed within 10 years of the approval of the rezoning The
berm depicted on the Phase II plat shall be installed no later than 10 years prior to
the commencement of mining north of Chapel. Road
3. Historic Resources
3 The Applicant shall create an eigEN8 acre historic reserve as shown on the GDP,
within which archeological resources associated with Bel le (I ", D1^ ^t °t' ~' and
other historic activities have been identified. a' reservee shall-4)L 1��'�tn�
"i° 4e oundai on Furth Applican shall place restrictions on the
reserve land for how the reserve will be used by the Properties' owner and f
owners. Said reserve land shall be dedicated to a recognized historical association
and /or group within one year of final rezoning.
3.2 The Applicant shall complete a Phase I Archaeological Survey of the
PropertyProperties as depicted on the GDP within one year of final rezoning or
prior to any land disturbance of the portion of !be Prop !:c :; a� 83-
A-109 by 41}e -CADi -. parcel 90 -A -23. Said survey shall locate, identify, and
comprehensively record all historic sites, buildings, structures, and objects on the
Property: arp cell• Such survey shall be conducted in accordance with the
guidelines for a Phase 1 Survey as defined in the Virginia Department of Historic
Resources "GUIDELINES FOR CONDUCTING CULTURAL RESOURCE
SURVEY IN VIRGINIA -- Chapter 7: Guidelines for Archaeological
Investigations in Virginia'' =, 1999 (Rev. Jan. 2003).
3.3 Two cemeteries have been identified on the Properties. The first cemetery is
located adjacent to Chapel Road and is in an area that is not de for mining
and is also outside of the bernsing area. That cemetery is currently under *Ding a
historical restoration. After the historical restoration the Applicant will follow
the recommendations of the Applicant's historian.
The second cemetery is located in the area where bermhsg is slated to be installed.
Ilse Applicant coffers the benning will be located in such a way as to not
encroach on the cemeterv. This c is also currently undergoing a historical
restoration. Ater the historical restoration, the Applicant icant will follow the
recommendations of the Applicant's historian. In addition, the cemetery is
accessed through a right -of -way which is of record providing access to the
cemetery frons R oute 625. The Applicant proffers to open said right -of =way so
that it can be us ed for access by relatives of those in the eemctery� It is
antici that once said right -of -way has been opened, the Applicant will
provide continued maintenance and have use of sanse.
4. Rights to Water Supply
4.1 The Applicant shall guarantee the Frederick County Sanitation Authority (FCSA)
rights to the groundwater resources available on the Properties in accordance with
the existing agreements .. 4e4 between the Applicant and FCSA.
5. C�ratmdyattei °Ground Water
5.1 The Applicant shall install a minimum of three monitoring wells to
effectively establish and monitor the groundwater level in order
to avoid detrimental impacts to surrounding properties.- Said wells
shall be installed prior to any land disturbance of the
portion of the 1 ropeetyProperties identified as arcel 83 -A -109 by the GDP, and —
shall be located within 500 feet of the PropertyProperties' boundaries.- A
minimum of one monitoring well shall be installed within 500
feet of the Noah"., P euert parcel number 109 Properties'
boundary
The- 2 Subject to and consistent with the provisions of paragraph 9.2, the
Applicant shall remediate any adverse impacts to wells located on surrounding
properties caused by mining
operations on the Propert3-- Properties. Costs associated with any required
remediation shall be borne by the Applicant.
water level ti a t. o Li wells an stu
with sv - raga the permission of the * �� "•:,7 Y .,. �. � R:,a , l;... ,
dHtH shall bp, @;
of assessing any
result r , ate e Elrrtke Prtapet} Furthermore. the Applicant agrees to
par eip ate in a pre -blast Survey and well monitoring sui further described
herein The intent of the aforementioned surveys is to provide a mechanism to
remediate any adverse impacts to wells and /or strictures which are caused by the
mining operations on the Properties.
6. Dust Control
64- Dust from drills, shot piles, material handling, screens, crushers,
conveyors, feeders, hoppers, stockpiles. load -outs, and traffic areas shall be
controlled by wet suppression or equivalent and controlled by and consistent
with the terms of the Department of Environmental u aft ty general air pe rmit.
The Applicant shall remediate any adverse impacts to surrounding properties
caused by dust associated with the mining operations on the '(-r(- r .
All m ate r ial bei st ,h be k ept a de qu ately rt to .mot•„1 dust .}�i
z n v r a c ic� - mc unac �u.�..t
dll,T g, or eovered at all ti t Pro )cI sties
Blasting Control
7.1 All blasting associated with mining operations on the Property Pro erties shall be
limited by the mining permit approved by the Division of Mineral Mining (DMM)
of the Virginia Department of Mines, Minerals and Energy. —_Peak Particle
Velocities (PPV) associated with blasting on the Prope Propel shall not
exceed the levels stipulated by said permit. In addition. Applicant agrees to have
an Approved blasting plan in place at all times An example of the current blasting
plan is attached. Further, in addition Applicant agrees that there will be no block
holing or adobe blasting conducted on the Properties. Any damage to
surrounding properties caused by blasting on the Property Properties shall be
remediated at the Applicant's expense.
1 11
led "'the a' Shall he loeated ffdtak-,L�
— the- fi�ii £i5�E3GEN}31{�fiHfi? }, e RE }iH�*- E}tb1lCr- j3Brn3t4:rtHt]: available to the pu9lie.
The Applicant shall make blasting record dating back a ruinimum-4-2
0 . "1 i sc°vAizT' tem
0
8. Traffic
0
8.1 llte Applicant agrees to restrict truer traffic to the Properties to a maximum of
200 truck loads per day averaged over the prior 30 days through the scale house
hauling mined materials on and /or off the proposed quarry site from the existing
quarry entrance. The maximum number of trips will be regulated by the
Applicant and its successors and /or assigns. A record of the actual number of
truck trips per day shall be kept current (and maintained for one vein) by the
Applicant at its scale house office. Said record shall be made available in a form
which confirms the number of trips and the form will be produced to Frederick
County officials upon demand with reasonable notice.
9. Pre -Blast Surveys
9.1 The Applicant will offer voluntary pre -blast surveys of properties that are within
1,500 feet of the Properties' boundaries. The aforementioned surveys will be
conducted by an independent engineering firm, which will investigate and
document the pre -blast conditions of the participants' residences and/or
outbuildings. All citizens who have property adiacent to the Properties can and
are encouraged to participate in the survey by contacting the Applicam and
scheduling a mutually agreeable time for the inde ende engineering fn7n to visit
the party's residence to document and suvey the pre -blast condition of theu
residences- Outbuildings. The Armlicrmt's and/or its enwineering firm shall flirther
ha ve the right to visit and insp the �ar1y's resi /outbuildings to monitor
the condition of the same. A record of those pre-blast conditions will be kept by
the independent eng-ineerine firm with copies retained by the Applicant and the
patiCipatinl, property owner. In the event of a change in condition. which is
alleged by the adioir ng property owner as a result of mining operations. the
engineering firm Hill then conduct a follow -up visit and investigation and use the
pre -blast information as a control and basis for subsequent analysis. Said analesis
shall be used to determine the cause of any negative chancre in condition. If it is
determined there is a chan in condition in the reside which
h as been caused by the Applicant's mining activities on the Prtcrties. then the
apy�licant agrees to retnediatc and /or icpair said ncativc change in condition to
restore it to its status prior to blasting operations. In addition, the Applicant agrees
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to establish seismic monitoring of the proposed quarry site to monitor all blastinG
activities and keep records of said seismic monitoring as required by the Virginia
Division of Mines Minerals and Ener(
9. 2 The Applicant will offer voluntary well monitoring surveys of properties that are
within 1 feet of the Properties' boundaries. The aforementioned survevs will
be conducted by an independent well drilling firm. which will investigate and
document the p re - minim conditions of the }participants' wells. All citizens who
have property located within 1,500 feet of the Properties' boundaries can and are
encouraged to participate in the survey by contacting the Applicant and
scheduling a mutually agreeable time for the independent well drilling firm to
visit the partv's residence to document and survey the pre- blast conditio of the
party s well A record of these pre - mining conditions will be kept by the
independent well drilling firm with copies retained by the Applicant and the
a p rtici atin property owner. T the event _ a change of condition is alleged by the
property owner as a result of m inin g operations the A hp cane will provide aaa
interim replacement water supply as necessary to supply the property owner with
water. The well drilliny firm will then conduct a follow-up visit and investigation
and use pre -blast information as a control and basis for subsequent analysis. If it
is determined that the status of the neighboring property owner's well has
deteriorated from the condition it was in at the time of the pre -blast survey, then
the Applicant agrees to restore the well to its condition existing at the time of the
pre -blast survey and/or provide the adjoinim, properly owner a replacement well
of the same condition (or better) of that which existed at that time of the pr -blast
sum .
9 3 In addition to the above the Applicant agrees to maintain in force an insurance
policy or other sufficient security for the period of time coverin th active
mining operations on the Properties and to maintain in effect for a period of one
vear from the date of cessation of said mining operations, and to cover the costs of
any remediation and /or re gip r which is required pm'suant to the terms of sections
9.1 and 92 above. Said p olicy or suret ss� liall be in the amount of no less than
One Million and 00/100 Dollars ($1,000,000.00) per occurrence.
10. Reclamation
10.1 It is intended that pursuant to the terms of the agreement rea with the FCSA
that at the time of cessation of mining activities the Properties' quarry nits shall
be used by the FCSA as water reservoirs. The control of the water levels in the
quarr pits shall be handed over to the FCSA. It is intended that th quarry pits at
that time will contain quantities of water monitored and directed by the FCSA.
and which will be conducive to the General betterment of natural habitat.
11. Noise Abatem
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11 .1 Operations on the Properties will not exceed the Virginia Department of Mines
and Minerals Engineering's decibel guidelines. The Applicant will make all
reasonable efforts to locate mining machinery in the quarry pit or behind berms.
12. Lighting
12.1 There shall be no affixed lighting Shvch_g above - around on the benns other than
as may be required for or provided by regulations that affect the plant operations,
including but not limited to Mine Safety Health Administration ('iMSFIA" ),
Virginia Department of Mines and Minerals and Energy (°)MME "), and amv
other governmental or regulatory bodv that oversees mining operations.
Lighting ting used for devices or machines that convey materials or for pit crushing
facilities and other mining activities is permitted Convevin�), and pit crushing
facilities shall also be interpreted as including such other devices or activities that
perform similar. or related funct ions that may come into use tmd /or existence at
some time in the future while the extractive mining use is still in effect on the
Properties.
1 1. Air Permit
13.1 The Applicant shall maintain its existing general air permit controlling emissions
in accordance with the Virginia Department of' Environmental Quality standards
and also see that the existing general air permit covers all activities conducted on
the rezoned Properties.
14. Environment
141 In addition to compliance with the VPDES water discharge permit already in
place the Applicant agrees to work with a recognized environmental entity of the
Applicant's choosing during its operations to ensure that the water emissions from
water Ilowing from the quarry operations on the Properties is of a quality
consistent with the water quality in Cedar Creek sir as to maintain an environment
conducive to natural habitats No additional water discharge points will be added.
14.2 The Applicant agrees that all areas currently in trees on property owned by the
Applicant which is outside of the rezoned Properties shall be maintained using
best management practices.
14.3 The Applicant proffers to keep its mining operations at Least 200 feet from the
edge of Cedar Creek.
15. Phasing
15.1 The Applicant agrees that mining activities on the Properties shall occur with the
following Phasing:
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After the rezoning is approved the Applicant will start creating berms on the
newlv rezoned Properties and the Applicant shall start yuarrving in the area
identified as parcel 23 Mining in parcel 23 shall occur from the time period
commencing with the approval of the rezoning for a period of time which is
estimated to be twenty years.
For the newly zoned area, which is north ofthe existing EM zoned property, and
south of Chapel Road mining activities will commence no earlier than ten years
from the date that the rezoning referenced herein is approved.
For the newly zoned area which lies north of Chapel Road, mining will
commence no earlier than t%ventv vears from the date that the rezoning) referenced
herein is approved.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
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Respectfully submitted,
0 -N MINERALS (CHEMSTONE) COMPANY
C
COMMONWEAL.TI I OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was acknowledged before me this day of
,2006 . 2 008 , by
NOTARY PUBLIC
My commission expires
Not n. blie
! n
• 4a
Mitchell Comments/Responses
1. Clarify that these proffers supersede the proffers made relating to this property.
First Sentence - The undersigned hereby proffers that the use and development of
the subject properties (`Properties'), as described above, shall be in strict
conformance with the following conditions, which shall supersede all other
proffers on the Properties that may have been made prior hereto.
2. Remove second sentence of second paragraph.
The sentence, "The improvements proffered herein shall be provided at the time
of development of that portion of the Properties adjacent to or including the
improvement or other proffered requirement, unless otherwise specified herein"
was left in so that berms and other improvements /monitoring will not be required
until the areas become active mining areas — consistent with the phasing proffer.
Delete "Any proffered conditions that would prevent the Applicant from
conforming with State and/or Federal regulations shall be considered null and
void" from the second paragraph.
This sentence was retained as changes to regulations or existing regulations of
which the Applicant is not aware should not negate the rezoning.
4. Remove and shall include the following.
Done.
5. 1.1 not a proffer — proposes required things. Clearly state if limiting uses.
1.1 The Properties shall be developed with extractive manufacturing land uses
pursuant to the mining permit approved by the Division of Mineral Mining
(DMM) of the. Virginia Department of Mines, Minerals and Energy, and
shall therefore conform to the Mineral Mining Law and Reclamation
Regulations for Mineral Mining of the Commonwealth of Virginia.
1.2 The Applicant hereby proffers not to engage in the following uses on the
. Properties:
Oil and natural gas extraction;
Asphalt and concrete mixing plants;
Brick, block and precast concrete products;
Cement and lime kilns; and
Coal and natural gas -fired power plants
*This is not to be interpreted as a restriction against using power plants
on the Properties as necessary to support extractive mining activities.
6. Distance buffers, screening and berms — Quantify distance exceeding
requirements.
2.2 Distance buffers shall be provided along the perimeter of the Properties in
addition to those required by the Zoning Ordinance. The depth of said
buffers shall be determined at the time of site plan submission, and will
vary based upon the topography of the site boundary.
2.3 Earthen berms installed around the Properties' active quarry pits shall be
landscaped to minimize impacts to the viewshed of the surrounding
community.. Such landscaping shall consist of a mix of deciduous and
coniferous plantings placed in a random manner in order to be consistent
with existing vegetation patterns. Said berms shall be limited to a
maximum height of 30 feet.
Historic Resources -
a. Why does it take a year to convey the 8 -acre reserve, access to the reserve
should also be conveyed.
b. Proffer doesn't address protection afforded to historic sites found in the
Phase 1 Survey.
8. Proffer 4.1 informing of FCSA agreement does not appear to be a proffer
9. County should have access to the information from the ground water monitoring
wells.
10. First two sentences of proffer 7.1 do not appear to be a proffer, but a statement of
DMME regulations.
11. Need to incorporate compliance with GDP.
Add proffer 1.3, "Applicant will develop the property in general conformance
with Generalized Development Plan attached hereto. "
Ruddy Comments — Proffer Comparison
f..
Generalized Development Plan.
a. Designate areas of land disturbance.
b. Locate buffers, berms, screening, tree preservation, site development
improvements, and landscaping.
A generalized development plan dated ( will be updated at final submittal) will be
included with the proffer submittal.
2. Clarification of uses not to be engaged in.
1.2 The Applicant hereby proffers not to engage in the following uses on the
Properties.
Oil and natural gas extraction;
Asphalt and concrete mixing plants;
Brick, block and precast concrete products;
Cement and lime kilns; and
Coal and natural gas -fired power plants*
*This is not to be interpreted as a restriction against using power plants
on the Properties as necessary to support extractive mining activities.
3. Clarify scope of building/facility construction — mind FCSA construction needs.
4. Clarify access to property at Chapel Road.
2.1 Properties' access via public secondary roads shall be limited to the
existing quarry entrance on McCune Road (Route 757). Access by vehicles
needed for periodic maintenance of the Properties shall not be limited.
5. Proffer Viewshed Mitigation Plan. Chapel Road Viewshed mitigation.
2.1 Distance buffers shall be provided along the perimeter of the Properties in
addition to those required by the Zoning Ordinance. The depth of said
buffers shall be determined at the time of site plan submission, and will
vary based upon the topography of the site boundary.
2.2 Earthen berms installed around the Properties' active quarry pits shall be
landscaped to minimize impacts to the viewshed of the surrounding
community. Such landscaping shall consist of a mix of deciduous and
coniferous plantings placed in a random manner in order to be consistent
with existing vegetation patterns. Said berms shall be limited to a
maximum height of 30 feet.
6. Distance buffers in 2.1 and 2.2 are required by DMME.
7. Riparian buffer preserving mature woodland areas adjacent to the creek — include
in GDP.
14.2 The Applicant agrees that the area currently in trees, which is outside of
the rezoned Properties, and which is more specifically described in the
attached and incorporated plat, intentionally is not part of this rezoning.
Applicant intends to use best management practices of the trees located
thereon.
14.3 The Applicant proffers to keep its mining operations at least 200 feet from
the edge of Cedar Creek. In other designated areas (as designated on the
attached and incorporated plat), the distance may be increased.
8. Historic Reserve — identify and incorporate recipient and mechanism into the
proffer.
3.1 ... Further, the Applicant shall place restrictions on the reserve land for
how the reserve will be used by the Properties' owner and future owners.
Said reserve land shall be dedicated to a recognized historical association
and/or group within one year of final rezoning.
The Applicant has not yet determined the appropriate entity, nor has it been
approached by an entity interested in managing the historic reserve. Once an
interested party is determined, the Applicant will work with that group to
determine the best method for protection —.easement, conveyance, etc.
9. Helpful to dedicate area of no disturbance and/or tree preservation around the site
to assist in preserving the integrity of the dedicated area.
The 8 -acre reserve incorporates a buffer around the identified areas.
10. No commitment to archeological survey beyond a Phase I. Global should commit
to any necessary additional surveys required by Dept. of Historic Resources.
3.2 The Applicant shall complete a Phase 1 Archaeological Survey of the
Northern Reserve and Middle Marsh Properties as depicted on the GDP
within one year of final rezoning or prior to any land disturbance of the
portion of parce183 -A -109 and parcel 90 -A -23. Said survey .shall locate,
identify, and comprehensively record all historic sites, buildings,
structures, and objects on the parcels. Such survey shall be conducted in
accordance with the guidelines for a Phase I Survey as defined in the
Virginia Department of Historic Resources "GUIDELINES FOR
CONDUCTING CULTURAL RESOURCE . SURVEY IN VIRGINIA -
Chapter 7: Guidelines for Archaeological Investigations in Virginia, "
1999 (Rev. Jan. 2003).
11. Address cemetery sites.
3.3 Two cemeteries have been identified on the Properties. The first cemetery
is located adjacent to Chapel Road and is in an area that is not designated
for mining and is also outside of the berming area That cemetery will
remain in an undisturbed state.
The second.cemetery is located in the
installed. The Applicant proffers
undisturbed and the berming will be
area where berming is slated to be
that cemetery will also remain
located in such a way as to not
encroach on the cemetery. In addition, the cemetery is accessed through a
right -of -way which is of record providing access to the cemetery from
Route 625. The Applicant proffers to open said right -of -way so that it can
be used for access by the relatives of those in the cemetery. It is
anticipated that once said right -of -way has been opened, relatives will see
to the continued maintenance of said right -of -way.
12. Proffer 4.1 unnecessary as FCSA already has an agreement in place securing
ground water resources.
This proffer has been left in the application.
13. Proffer 8.1 traffic monitoring mechanism not independent and indisputable
measure of truck traffic.
The proffer provides for the Applicant to monitor truck trips to and from the site,
and provide the County with documentation as to the number of trips. While not
independent, compliance with all proffers is dependent on the Applicant's
commitment to adhere and retain its conditional zoning.
14. Address impact of truck trips. Address impact of truck trips on Middletown.
Truck trips have been capped at a number consistent with current truck trips
through Middletown, so there will not be an additional impact on the community.
15. Address inter -site activity of heavy equipment and vehicles.
16. Proffer 5.1 — Well locations identified and independently determined as
appropriate. Will wells be located on the Property, or on adjacent residential
properties within 500 feet of the property line?
5.1 The Applicant shall install a minimum of three monitoring wells to
effectively establish and monitor the groundwater level in order to avoid
detrimental impacts to surrounding properties. Said wells shall be
installed prior to any land disturbance of the portion of the Properties
identified as parcel 83 -A -109 by the GDP, and shall be located within 500
feet of the Properties' boundaries. A minimum of one monitoring well
shall be installed within 500 feet of the Northern Properties' boundary.
17. Proffer 5.2 — Describe how adverse impacts would be determined and who will
determine if they are caused by mining operations.
a. Second paragraph of 5.2 should be removed as it is descriptive.
5.2 Subject to and consistent with the provisions of paragraph 9.2, the
Applicant shall remediate any adverse impacts to wells located on
surrounding properties caused by mining operations on the Properties.
Costs associated with any required remediation shall be borne by the
Applicant.
Furthermore, the Applicant agrees to participate in a pre -blast survey and
well monitoring survey, as further describe d: herein. The intent of the
aforementioned surveys is to provide a mechanism to remediate any
adverse impacts to wells and/or structures, which are caused by the
mining operations on the Properties.
9.2 The Applicant will offer voluntary well monitoring surveys of properties
that are within 1,500 feet of the Properties' boundaries. The
aforementioned surveys will be conducted by an independent well drilling
firm, which will investigate and document the pre -blast conditions of the
participants' wells. All citizens who have property located within 1,500
feet of the Properties' boundaries can and are encouraged to participate
in the survey by contacting the Applicant and scheduling a mutually
agreeable time for the independent well drilling firm to visit the party's
residence to document and survey the pre -blast condition of the party's
well. A record of these pre -blast conditions will be kept by the
independent well drilling firm, with copies retained by the Applicant and
the participating property owner. In the event a change of condition is
alleged by the property owner as a result of mining operations, the well
drilling firm will then conduct a follow -up visit and investigation and use
pre -blast information as a control and basis for subsequent analysis. If it
is determined that the status of the neighboring property owner's well has
deteriorated from the condition it was in at the time of the pre -blast
survey, then the Applicant agrees to restore the well to its condition
existing at the time of the pre -blast survey and/or provide the adjoining
property owner a replacement well of the same condition (or better) of
that which existed at that time of the pre -blast survey.
18. Proffer 6.1 is required by the applicant's permit.
a. Better define "surrounding properties."
Inclusion of Proffer 6.1 informs residents of DEQ permit requirements and gives
the County an opportunity to address dust suppression, should citizens become
affected by same.
6.1 Dust from drills, shot piles, material handling, screens, crushers,
conveyors, feeders, hoppers, load -outs, and traffic areas shall be
controlled by' wet suppression or equivalent, and controlled by and
consistent with the terms of the Department of Environmental Quality
general air permit. The Applicant shall remediate any adverse impacts. to
surrounding properties caused by dust associated with the mining
operations on the Properties.
19. Proffer 6.2 — adverse impacts (from stockpiles) should be avoided.
62 All materials being stockpiled on the Properties shall be kept adequately
moist to control dust during storage and handling or covered as necessary
to remediate any adverse impacts to surrounding properties and to
minimize emissions.
20. Proffer 7.1 — Define the blasting methods prohibited (Block Holding — Adobe)
and method of regulation (DMME or County)?
21. Proffer 9.1
a. Mechanism for pre -blast surveys should be established prior to the
acceptance of the proffer statement.
9.1 The Applicant will offer voluntary pre -blast surveys of properties that are
within 1,500 feet of the Properties' boundaries.
The mechanism of voluntarily electing to participate in pre -blast surveys met
with general approval at the public meetings.
b. Properties immediately adjacent should be clearly defined. (Adjacent to
both parcels or just 83 -109)
The proffer statement defines "Properties" in the heading, as parcels 83 -A-
109 and 90- A -23..
c. Who bears expense?
9.1 The Applicant will offer voluntary pre -blast surveys ofproperties that are
within 1, 500 feet of the Properties' boundaries...
The Applicant is offering the pre -blast surveys to properties within 1, 500 feet.
The Applicant will bear the expenses associated therewith.
22. Proffer 9.2 — Ensure that replacement wells are fully operational.
9.2 If it is determined that the status of the neighboring property owner's well
has deteriorated from the condition it was in at the time of the pre -blast
survey, then the Applicant agrees to restore the well to its condition
existing at the time of the pre -blast survey and/or provide the adjoining
property owner a replacement well of the same condition (or better) of
that which existed at that time of the pre -blast survey.
Same or better condition indicates that the well will be able to draw at the
same or better rate that existed at the time of the survey.
23. Proffer 9.3 — Bonding only applicable for properties participating in 9.1 and 9.2
surveys.
If neighbors elect not to participate in pre -blast surveys and monitoring, there
is not a baseline from which to determine if mining operations had any impact
on the property. Bonding will be reserved for those who participate in the
survey and monitoring programs.
a. Helpful to provide information on Global's current bonding status with
DMME, participation in the Minerals Reclamation Fund, and potential
costs associated with remediation and repair of adjacent wells and
properties.
24. Demonstrate how the ultimate design and layout of the properties would occur
upon the cessation of mining operations and subsequent use of the property as a
water source.
a. Reclamation plan should be designed so any reclamation activities and
materials would be located in their final natural position.
10.1 11 is intended that pursuant to the terms of the agreement reached with the
FCSA that at the time of cessation of mining activities, the Properties'
quarry pits shall be used by the FCSA as water reservoirs. The control of
the water levels in the quarry pits shall be handed over to the FCSA. It is
intended that the quarry pits at that time will contain quantities of water
monitored and directed by the FCSA, and which will be conducive to the
general betterment of natural habitat.
25. Proffer 10.2 may be unnecessary.
Removed, but it was explanatory of FCSA's future use of the Property.
26. Proffers 11.1, 12.1, and 13.1 are redundant as they are required by the Applicant's
permit.
These can be removed, but they do provide information on what is required of the
Applicant.
27. Proffer 13.2 — Clarify re Cedar Creek Discharge point.
14.1 In addition to compliance with the VPDES water discharge permit already
in place, the Applicant agrees to work with a recognized environmental
entity of the Applicant's choosing during its operations to ensure that the
water emissions from water flowing from the quarry operations on the
Properties is of a quality consistent with the water quality in Cedar Creek
so as to maintain an environment conducive to natural habitats. No
additional water discharge points will be added.
f-
Iz
1
REZONING
PROPERTY:
RECORD OWNER:
APPLICANT:
PROJECT NAME:
ORIGINAL DATE
OF PROFFERS:
REVISION DATE(S):
i i
PROPOSED PROFFER STATEMENT
RZ# 03 -06
Rural Areas (RA) to Extractive Manufacturing (EM)
639.13 Acres + / -;
Tax Map Parcels 83 -A -109 and 90 -A -23 (the "Properties ")
O -N Minerals Chemstone Company
O -N Minerals Chemstone Company
Chemstone - Middletown
June 13, 2005
January 16, 2006 February 8, 2006 August 28, 2006
The undersigned hereby proffers that the use and development of the subject properties
( "Properties "), as described above, shall be in strict conformance with the following conditions,
which shall supersede all other proffers on the Properties that may have been made prior hereto.
In the event that the above - referenced EM conditional rezoning is not granted as applied for by
the applicant ( "Applicant "), these proffers shall be deemed withdrawn and shall be null and void.
Further, these proffers are contingent upon final rezoning of the Properties with "final rezoning"
defined as that rezoning which is in effect on the day following the last day upon which the
Frederick County Board of Supervisors' (the "Board ") decision granting the rezoning may be
contested in the appropriate court. If the Board's decision is contested, and the Applicant elects
not to submit development plans until such contest is resolved, the term rezoning shall include
the day following entry of a final court order affirming the decision of the Board which has not
been appealed, or, if appealed, the day following which the decision has been affirmed on
appeal.
The headings of the proffers set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provision of the proffers. The improvements proffered herein shall be provided at the time of
development of that portion of the Properties adjacent to or including the improvement or other
proffered requirement, unless otherwise specified herein. Any proffered conditions that would
prevent the Applicant from conforming with State and /or Federal regulations shall be considered
null and void. The term "Applicant" as referenced herein shall include within its meaning all
future owners and successors in interest. When used in these proffers, the "Generalized
Development Plan," shall refer to the plan entitled "Generalized Development Plan, O -N
Minerals ( Chemstone)" dated (the "GDP "), and shall include the following; I;
1. Land Use
0
1.1 The Properties shall be developed with extractive manufacturing land uses
pursuant to the mining permit approved by the Division of Mineral Mining
(DMM) of the Virginia Department of Mines, Minerals and Energy, and shall
therefore conform to the Mineral Mining Law and Reclamation Regulations for
Mineral Mining of the Commonwealth of Virginia.
1.2 The Applicant hereby proffers not to engage in the following uses on the
Properties:
Oil and natural gas extraction;
Asphalt and concrete mixing plants;
Brick, block and precast concrete products;
Cement and lime kilns; and
Coal and natural gas -fired power plants*
*This is not to be interpreted as a restriction against using power plants on the
Properties as necessary to support extractive mining activities.
2. Site Development
2.1 Properties' access via public secondary roads shall be limited to the existing
quarry entrance on McCune Road (Route 757). Access by vehicles needed for
periodic maintenance of the Properties shall not be limited.
2.2 Distance buffers shall be provided along the perimeter of the Properties in
addition to those required by the Zoning Ordinance. The depth of said buffers
shall be determined at the time of site plan submission, and will vary based upon
the topography of the site boundary.
2.3 Earthen berms installed around the Properties' active quarry pits shall be
landscaped to minimize impacts to the viewshed of the surrounding community.
Such landscaping shall consist of a mix of deciduous and coniferous plantings
placed in a random manner in order to be consistent with existing vegetation
patterns. Said berms shall be limited to a maximum height of 30 feet.
3. Historic Resources
3.1 The Applicant shall create an 8 acre historic reserve as shown on the GDP, within
which archeological resources and other historic activities have been identified.
Further, the Applicant shall place restrictions on the reserve land for how the
reserve will be used by the Properties' owner and future owners. Said reserve
land shall be dedicated to a recognized historical association and /or group within
one year of final rezoning.
3.2 The Applicant shall complete a Phase I Archaeological Survey of the Northern
Reserve and Middle Marsh Properties as depicted on the GDP within one year of
• •
final rezoning or prior to any land disturbance of the portion of parcel 83 -A -109
and parcel 90 -A -23. Said survey shall locate, identify, and comprehensively
record all historic sites, buildings, structures, and objects on the parcels. Such
survey shall be conducted in accordance with the guidelines for a Phase 1 Survey
as defined in the Virginia Department of Historic Resources "GUIDELINES FOR
CONDUCTING CULTURAL RESOURCE SURVEY IN VIRGINIA - Chapter
7: Guidelines for Archaeological Investigations in Virginia," 1999 (Rev. Jan.
2003).
3.3 Two cemeteries have been identified on the Properties. The first cemetery is
located adjacent to Chapel Road and is in an area that is not designated for mining
and is also outside of the berming area. That cemetery will remain in an
undisturbed state.
The second cemetery is located in the area where berming is slated to be installed.
The Applicant proffers that cemetery will also remain undisturbed and the
berming will be located in such a way as to not encroach on the cemetery. In
addition, the cemetery is accessed through a right -of -way which is of record
providing access to the cemetery from Route 625. The Applicant proffers to open
said right -of -way so that it can be used for access by the relatives of those in the
cemetery. It is anticipated that once said right -of -way has been opened, relatives
will see to the continued maintenance of said right -of -way.
4. Rights to Water Supply
4.1 The Applicant shall guarantee the Frederick County Sanitation Authority (FCSA)
rights to the groundwater resources available on the Properties in accordance with
existing agreements negotiated between the Applicant and FCSA.
5. Ground Water
5.1 The Applicant shall install a minimum of three monitoring wells to effectively
establish and monitor the groundwater level in order to avoid detrimental impacts
to surrounding properties. Said wells shall be installed prior to any land
disturbance of the portion of the Properties identified as parcel 83 -A -109 by the
GDP, and shall be located within 500 feet of the Properties' boundaries. A
minimum of one monitoring well shall be installed within 500 feet of the
Northern Properties' boundary.
5.2 Subject to and consistent with the provisions of paragraph 9.2, the Applicant shall
remediate any adverse impacts to wells located on surrounding properties caused
by mining operations on the Properties. Costs associated with any required
remediation shall be borne by the Applicant.
Furthermore, the Applicant agrees to participate in a pre -blast survey and well
monitoring survey, as further described herein, The intent of the aforementioned
0 0
surveys is to provide a mechanism to remediate any adverse impacts to wells
and /or structures, which are caused by the mining operations on the Properties.
6. Dust Control
6.1 Dust from drills, shot piles, material handling, screens, crushers, conveyors,
feeders, hoppers, load -outs, and traffic areas shall be controlled by wet
suppression or equivalent, and controlled by and consistent with the terms of the
Department of Environmental Quality general air permit. The Applicant shall
remediate any adverse impacts to surrounding properties caused by dust
associated with the mining operations on the Properties.
6.2 All materials being stockpiled on the Properties shall be kept adequately moist to
control dust during storage and handling or covered as necessary to remediate any
adverse impacts to surrounding properties and to minimize emissions.
7. Blasting Control
7.1 All blasting associated with mining operations on the Properties shall be limited
by the mining permit approved by the Division of Mineral Mining (DMM) of the
Virginia Department of Mines, Minerals and Energy. Peak Particle Velocities
(PPV) associated with blasting on the Properties shall not exceed the levels
stipulated by said permit. In addition, Applicant agrees to have an approved
blasting plan in place at all times. An example of the current blasting plan is
attached. Further, in addition, Applicant agrees that there will be no block holing
or adobe blasting conducted on the Properties. Any damage to surrounding
properties caused by blasting on the Properties shall be remediated at the
Applicant's expense.
8. Traffic
8.1 The Applicant agrees to restrict truck traffic to the Properties to a maximum of
200 truck loads per day averaged over the prior 30 days through the scale house
hauling mined materials on and /or off the proposed quarry site from the existing
quarry entrance. The maximum number of trips will be regulated by the
Applicant and its successors and /or assigns. A record of the actual number of
truck trips per day shall be kept current (and maintained for one year) by the
Applicant at its scale house office. Said record shall be made available in a form
which confirms the number of trips and the form will be produced to Frederick
County officials upon demand with reasonable notice.
9. Pre -Blast Surveys
9.1 The Applicant will offer voluntary pre -blast surveys of properties that are within
1,500 feet of the Properties' boundaries. The aforementioned surveys will be
conducted by an independent engineering firm, which will investigate and
document the pre -blast conditions of the participants' residences and /or
outbuildings. All citizens who have property adjacent to the Properties can and
are encouraged to participate in the survey by contacting the Applicant and
scheduling a mutually agreeable time for the independent engineering firm to visit
the party's residence to document and survey the pre -blast condition of the party's
residences /outbuildings. The Applicant's and /or its engineering firm shall further
have the right to visit and inspect the party's residences /outbuildings to monitor
the condition of the same. A record of those pre -blast conditions will be kept by
the independent engineering firm with copies retained by the Applicant and the
participating property owner. In the event of a change in condition, which is
alleged by the adjoining property owner as a result of mining operations, the
engineering firm will then conduct a follow -up visit and investigation and use the
pre -blast information as a control and basis for subsequent analysis. Said analysis
shall be used to determine the cause of any negative change in condition. If it is
determined there is a change in condition in the residences /outbuildings, which
has been caused by the Applicant's mining activities on the Properties, then the
Applicant agrees to remediate and /or repair said negative change in condition to
restore it to its status prior to blasting operations. In addition, the Applicant agrees
to establish seismic monitoring of the proposed quarry site to monitor all blasting
activities and keep records of said seismic monitoring as required by the Virginia
Division of Mines, Minerals and Energy.
9.2 The Applicant will offer voluntary well monitoring surveys of properties that are
within 1,500 feet of the Properties' boundaries. The aforementioned surveys will
be conducted by an independent well drilling firm, which will investigate and
document the pre -blast conditions of the participants' wells. All citizens who
have property located within 1,500 feet of the Properties' boundaries can and are
encouraged to participate in the survey by contacting the Applicant and
scheduling a mutually agreeable time for the independent well drilling firm to
visit the party's residence to document and survey the pre -blast condition of the
party's well. A record of these pre -blast conditions will be kept by the
independent well drilling firm, with copies retained by the Applicant and the
participating property owner. In the event a change of condition is alleged by the
property owner as a result of mining operations, the well drilling firm will then
conduct a follow -up visit and investigation and use pre -blast information as a
control and basis for subsequent analysis. If it is detenmined that the status of the
neighboring property owner's well has deteriorated from the condition it was in at
the time of the pre -blast survey, then the Applicant agrees to restore the well to its
condition existing at the time of the pre -blast survey and /or provide the adjoining
property owner a replacement well of the same condition (or better) of that which
existed at that time of the pre -blast survey.
9.3 In addition to the above, the Applicant agrees to maintain in force an insurance
policy or other sufficient security for a period of time covering the active mining
operations on the Properties and to maintain in effect for a period of one year
from the date of cessation of said mining operations, and to cover the costs of any
remediation and /or repair, which is required pursuant to the terms of sections 9.1
r •
and 9.2 above. Said policy or surety shall be in the amount of no less than One
Million and 00 /100 Dollars ($1,000,000.00) per occurrence.
10. Reclamation
10.1 It is intended that pursuant to the terms of the agreement reached with the FCSA
that at the time of cessation of mining activities, the Properties' quarry pits shall
be used by the FCSA as water reservoirs. The control of the water levels in the
quarry pits shall be handed over to the FCSA. It is intended that the quarry pits at
that time will contain quantities of water monitored and directed by the FCSA,
and which will be conducive to the general betterment of natural habitat.
11. Noise Abatement
11.1 Operations on the Properties will not exceed the Virginia Department of Mines
and Minerals Engineering's decibel guidelines. The Applicant will make all
reasonable efforts to locate mining machinery in the quarry pit or behind berms.
12. Lighting
12.1 There shall be no permanently affixed lighting structures above - ground on the
berms other than as may be used for conveying or pit crushing facilities or for
mining activities, with the exception as may be required for or provided by
regulations that affect the plant operations, including but not limited to, Mine
Safety Health Administration ( "MSHA "), Virginia Department of Mines and
Minerals and Energy ( "DMME" ), and any other governmental or regulatory body
that oversees mining operations, there shall be no permanently affixed lighting
structures. Conveying and pit crushing facilities shall also be interpreted as
including such other devices or activities that perform similar or related functions
that may come into use and /or existence at some time in the future while the
extractive mining use is still in effect on the Properties.
13. Air Permit
13.1 The Applicant shall maintain its existing general air permit controlling emissions
in accordance with the Virginia Department of Environmental Quality standards
and also see that the existing general air permit covers all activities conducted on
the rezoned Properties.
14. Environment
14.1 In addition to compliance with the VPDES water discharge permit already in
place, the Applicant agrees to work with a recognized environmental entity of the
Applicant's choosing during its operations to ensure that the water emissions from
water flowing from the quarry operations on the Properties is of a quality
consistent with the water quality in Cedar Creek so as to maintain an environment
conducive to natural habitats. No additional water discharge points will be added.
14.2 The Applicant agrees that the area currently in trees, which is outside of the
rezoned Properties, and which is more specifically described in the attached and
incorporated plat, intentionally is not part of this rezoning. Applicant intends to
use best management practices of the trees located thereon.
14.3 The Applicant proffers to keep its mining operations at least 200 feet from the
edge of Cedar Creek. In other designated areas (as designated on the attached and
incorporated plat), the distance may be increased.
15. Phasine
15.1 The Applicant agrees that mining activities on the Properties shall occur with the
following phasing:
After the rezoning is approved, the Applicant will start creating berms on the
newly rezoned Properties and the Applicant shall start quarrying in the area
identified as the Northern Reserve. Mining in the Northern Reserve area shall
occur from the time period commencing with the approval of the rezoning for a
period of time which is estimated to be twenty years.
For the newly zoned area, which is north of the existing EM zoned property, and
south of Chapel Road, mining activities will commence no earlier than ten years
from the date that the rezoning referenced herein is approved.
For the newly zoned area, which lies north of Chapel Road, mining will
commence no earlier than twenty years from the date that the rezoning referenced
herein is approved.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
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Respectfully submitted,
Its:
O -N MINERALS (CHEMSTONE) CORPORATION
COMMONWEALTH OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was acknowledged before me this day of
2006, by
NOTARY PUBLIC
My commission expires:
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0 —N MINERALS (CHEMSTONF)
GENERAL /ZED DEVELOPMENT PLAN
22LiRCK WUMY, NR9NM
Patton, Harris, Rust & Associates, Pc
117 E Picadilly St WindOW, Yrginia 22601
VOICE (540) 667 -2139 FAX: (540) 66,5 -0493
mel�
Department of Planning and Development
540/665 -5651
FAX: 540/665 -6395
September 8, 2006
Mr. Thomas Moore Lawson
Lawson and Silek, P.L.C.
120 Exeter Drive, Suite 200
Winchester, VA 22604
RE: Rezoning 403 -06; O -N Minerals Chemstone Company
Preliminary Review of Revised Proffer Statement Dated August 23, 2006
Dear Ty:
The County appreciates the opportunity to review an advanced copy of the above
referenced revised Proffer Statement. It is our hope that the additional comments offered
by the County will be helpful to the Applicants as they continue to work on this rezoning
application.
General
All comments previously offered by Mr. Bob Mitchell, County Attorney, in his review
letter dated March 27, 2006 should be thoroughly addressed. As revised, the proffer
statement does not address any of those comments offered by Mr. Mitchell.
Staff would support the County Attorney's opinion that any proffer that provides a
commitment to do something that is already required by Federal, State, and Local
requirements, or the Applicant's Mining Permit, should be removed from the proffer
statement. For purposes of clarity and understanding it would be preferable to limit the
commitments in the proffer statement to those that are above and beyond the scope of any
existing requirements, whether required by Code or by Permit.
Land Use
A generalized development plan, in conjunction with the proffer statement, is an efficient
tool that the applicant could use to further clarify any commitments made as part of the
rezoning application.
107 North Kent Street, Suite 202 • Winchester, Virginia 22601 -5000
RZO -06 Revised Proffer Comments
September 8. 2006
Page 2
The. Applicant may want to better utilize the generalized development plan. For instance,
the specific areas of land disturbance could be clarified; the location of any buffers,
berms, screening, and landscaping could be identified; areas of existing mature
woodlands that are to be preserved could be identified; and, the location of any additional
site development improvements could be shown.
The Applicant's proffer (1.2) to not engage in certain uses restates the uses as identified
in the Zoning Ordinance with the exception of cement and lime kilns. It may be clearer to
specifically prohibit the uses and also to use the same language that is contained in the
Zoning Ordinance. The final part of the sentence does not appear to be necessary.
The Applicant has previously stated that the future use of the property will be consistent
with the present use of the property. Further, that no additional construction of buildings
or facilities associated with the mining operation will occur on the properties for which
the rezoning is being sought. To that end, the proffer statement provides the applicant
with the opportunity to clarify the scope of any additional building or facility
construction, beyond the mining operations, on the properties being rezoned. Due
consideration should be given to buildings that may be erected by the FCSA as part of the
future use of the property as a water source.
In general, the proffer statement and generalized development plan provide the Applicant
with the opportunity to further define the scope of the land use activity on the property.
Limiting the potential acreage of development, new facility construction, and the type of
uses on the property would limit the potential impacts of the EM development of this
property.
Site Development
The Applicant's proffer (2.1) to clarify site access does not specifically address the
prohibition of vehicles between the properties bisected by Chapel Road. It may be
helpful to provide additional assurances that vehicular access and/or commercial
entrances to and from the site will not occur in this location.
The use of a viewshed analysis, as previously suggested, that addresses the unique
viewsheds and approaches critical to the perspectives of the various identified historical
stakeholders would be helpful. The approach could also be used for the adjacent property
owners. The Applicant has the ability to proffer a specific viewshed mitigation plan. This
would be preferable to the present approach, which restates existing State requirements
and provides no commitment to a minimum standard designed to achieve an effective
buffering, berming, and landscaping plan.
RZ03 -06 Revised Proffer Comments
September 8, 2006
Page 3
The distance buffers and landscaped earthen berms proffered (2.1 and 2.2) would be
required by current DMME regulations.
Consideration should be given to providing a more sensitive approach to the unique
environmental and aesthetic qualities of the area of the property adjacent to Cedar Creek.
A significant riparian buffer, consisting of preservation of the mature woodland areas
adjacent to Cedar Creek, would appear to be a reasonable consideration for inclusion into
the generalized development plan for the property. The protection of other
environmental features that exist on the property would also be desirable.
Consideration should also be given to providing a more detailed approach to the
viewshed mitigation along Chapel Road. This may include a sensitive approach to buffer
and screening, along both sides of this rural road.
Historic Resources
With regards to the historic reserve proffer (3.1), the recipient of the historic reserve area
should be identified and incorporated into the proffers and the mechanism for the
dedication of the property should be more specific and timely. It may be helpful to
dedicate an area of no disturbance and /or tree preservation around the site to assist in
preserving the integrity of the dedicated historical area. It was previously noted that the
mature woodlands between the dedicated area and the ridgeline above the dedicated area
provide a good area for such a preservation buffer and is beyond the area proposed for
mining operations.
The proffer to complete a Phase 1 archeological survey of the property (3.2) appears to be
for only one of the two properties. It should be clarified that the Survey would be applicable
to parcel 90 -A -23 in addition to the stated parcel 83 -A -109. The applicant has proffered to
complete a Phase 1 Archeological Survey of the property in the future. However, as noted
by Mr. Mitchell, no commitments have been made beyond a Phase I Survey and the proffer
does not address what protection will be afforded to any historic sites, buildings, structures,
or objects identified in the archeological survey. A commitment to any necessary additional
surveys consistent with the guidelines of the Department of Historic Resources may be
appropriate. Staff would concur that the preferable chronology would be to have the Phase
1 Archeological Survey completed prior to the rezoning, so that any historical elements
could be addressed as part of the rezoning process.
Special attention should be provided to addressing the burial sites that are located on the
property. These features were not identified in the Applicant's Impact Statement. It would
be desirable to deal with the unique concerns of these features ahead of, and independent
from. the Cultural Resource Surveys.
RZ03 -06 Revised Proffer Comments
September 8, 2006
Page 4
Rights to Water Supply.
Proffer 4.1 appears to be an unnecessary proffer, based upon the understanding that the
Frederick County Sanitation Authority already has an agreement in place which secures the
ground water resources of the property.
Transportation
Proffer 8.1 does not appear to provide for a valid independent and indisputable
mechanism for monitoring a proffered limitation on truck traffic. The Applicant has not
addressed the potential impacts associated with the anticipated truck trips on the existing
street system. In particular, the nature of the truck trips within the Town of Middletown.
In addition, the inter -site activity of heavy equipment and vehicles could be addressed
further within the Proffer Statement.
Ground Water / Dust Control / Blasting Controls
The proffer (5.1) to install a minimum of three monitoring wells would be more effective
if the locations of the wells were identified and independently determined to be
appropriate. Given the geological features of the immediate area, it is presently
questionable as to how many wells would be necessary, and which locations would be
appropriate. Further, impacts associated with the development of Parcel 90 -A -23 and the
residential properties adjacent to this parcel, in particular in the Meadow Mills area,
should also be a consideration. The proffer should be clarified to identify if the wells are
to be located on the property or on adjacent property within 500' of the property line.
Proffer 5.2 does not describe how the adverse impacts would be determined and who
would determine that they were caused by mining operations on the property. Further,
the proffer does not describe how they would be remediated, and who would determine
the scope of the costs associated with any remediation.
The above comment is generally applicable to all of the proffers that attempt to address
the nuisance impacts associated with the mining of the property. Lacking more
specificity, it would appear as though a third party would be necessary in interpreting and
determining the details of the resolution of the proffers. Ultimately, this may involve the
County and the Court system, both of which would be undesirable. Lacking the needed
specificity, the enforceability of the proffers is questionable. The burden of
enforceability would be the County's.
An alternative approach for the application and proffer statement may be to seek to better
understand the potential impacts associated with the proposed mining operations and seek
to avoid them by refining the potential scope of mining operations.
RZ03 -06 Revised Proffer Comments
September 8, 2006
Page 5
The second paragraph of Proffer 5.2 should be removed, as it is a descriptive narrative.
The commitment is described in Proffer 9.1.
Proffer 6.1 is required by the Applicant's permit.
When the term surrounding properties is used in the proffer statement, greater definition
as to what properties would be included as surrounding properties should be provided.
Proffer 6.2 does not appear to make sense as a sentence. Regardless, any adverse impacts
should be avoided.
Proffer 7.1 identifies two specific methods of blasting that are proposed to be prohibited.
Further definition of these methods should be provided, as should the avenue for
regulation. Would this be the responsibility of the DMME through their permitting
process, or would it be the responsibility of the County as this may exceed the
requirements of the DMME?
The mechanism for voluntary pre -blast surveys, Proffer 9.1, should be established prior
to the acceptance of the proffer statement. Further, the properties that are immediately
adjacent should be clearly defined. Would this include property owners adjacent to either
properties or only Parcel 83 -A -109? Also, who would bear the expense involved in
determining that changes in condition are caused by the Applicant's mining operations?
There may be an expense in resolving these issues that would be borne by the adjacent
property owners. The monitoring of blasting activities is required by the Applicant's
permit.
Proffer 9.2 should ensure that a well provided in replacement of a well that was damaged
due to mining operations be fully operational. This may entail a well that is not in the
same condition as that which existed at the time of any pre -blast survey. For instance, a
new well may need to be deeper to ensure a sustainable production of water for the
property owner.
Proffer 9.3, which addresses bonding, is not clearly written and does not provide
information on the mechanism of implementation. The proffer appears to only be
applicable if the property owners agree to participate in 9.1 and 9.2, and if it was
determined that it was caused by the Applicant's mining operations. It may be helpful if
the Applicant could provide information about their current bonding status with the
DMME, their participation in the Minerals Reclamation Fund (MRF), and the potential
costs associated with remediation and repair of adjacent wells and properties.
Many of the proffers noted above lack detail sufficient enough to make the Proffer
Statement enforceable.
s
RZ03 -06 Revised Proffer Comments
September 8, 2006
Page 6
Reclamation
It may be helpful for the Applicant to demonstrate how the ultimate design and layout of
the properties would occur upon the cessation of mining operations and subsequent use of
the property as a water source. The reclamation plan should be designed so any
reclamation activities and materials would be located in their final natural position. A
phased approach to the timing and placement of reclamation materials may be desirable
to address the buffering, screening, and berming components of any viewshed mitigation
plans that are provided with this application. Again, the Generalized Development Plan
may be helpful in achieving this objective. Proffer 10.2 may be unnecessary.
Proffers 11.1, 12. 1, and 13.1 are redundant, as they are required by the Applicant's
permit.
Environmental
Proffer 13.2 could be clarified with regards to the discharge point onto Cedar Creek. The
existing discharge point is located on property that is not part of this rezoning request.
Any additional discharge points from all of the properties owned by the Applicant could
be prohibited.
As stated previously, the above comments are provided to assist the Applicant in their
ongoing improvement of this rezoning application. The comments do not constitute an
all- inclusive list of all of the issues associated with this rezoning application. Rather, it is
an effort to recognize the more apparent issues. Please feel free to contact me if you have
any questions.
Sincerely,
Michael T. Ruddy, AICP
Deputy Director
MTR/bad
cc: Mr. John Riley, Jr., County Administrator.
Mr. Richard Shickle, Chairman, Frederick County Board of Supervisors
Mr. Spencer Stinson, 9 -N Minerals Global Chemstone
PROPOSED PROFFER STATEMENT
REZONING:
PROPERTY:
RECORD OWNER:
APPLICANT:
PROJECT NAME:
ORIGINAL DATE
OF PROFFERS:
REVISION DATE(S)
RZ# 03 -06
Rural Areas (RA) to Extractive Manufacturing (EM)
639.13 Acres + / -;
Tax Map Parcels 83 -A -109 and 90 -A -23 (the "Properties ")
O -N Minerals Chemstone Company
O -N Minerals Chemstone Company
Chemstone - Middletown
June 13, 2005
January 16, 2006 February 8, 2006 August 23, 2006
The undersigned hereby proffers that the use and development of the subject property
( "Property" or "Properties "), as described above, shall be in strict conformance with the
following conditions, which shall supersede all other proffers that may have been made prior
hereto. In the event that the above - referenced EM conditional rezoning is not granted as applied
for by the applicant ( "Applicant"), these proffers shall be deemed withdrawn and shall be null
and void. Further, these proffers are contingent upon final rezoning of the Property with "final
rezoning" defined as that rezoning which is in effect on the day following the last day upon
which the Frederick County Board of Supervisors' (the "Board ") decision granting the rezoning
may be contested in the appropriate court, If the Board's decision is contested, and the Applicant
elects not to submit development plans until such contest is resolved, the term rezoning shall
include the day following entry of a final court order affirming the decision of the Board which
has not been appealed, or, if appealed, the day following which the decision has been affirmed
on appeal.
The headings of the proffers set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provision of the proffers. The improvements proffered herein shall be provided at the time of
development of that portion of the Property adjacent to or including the improvement or other
proffered requirement, unless otherwise specified herein. Any proffered conditions that would
prevent the Applicant from conforming with State and/or Federal regulations shall be considered
null and void. The term "Applicant" as referenced herein shall include within its meaning all
future owners and successors in interest. When used in these proffers, the "Generalized
Development Plan," shall refer to the plan entitled "Generalized Development Plan, O -N
Minerals ( Chemstone)" dated June 13, 2005 (the "GDP "), and shall include the following:
Land Use
1.1 The Property shall be developed with extractive manufacturing land uses pursuant
to the mining permit approved by the Division of Mineral Mining (DMW of the
Virginia Department of Mines, Minerals and Energy, and shall therefore conform
to the Mineral Mining Law and Reclamation Regulations for Mineral Mining of
the Commonwealth of Virginia.
1.2 The Applicant hereby proffers not to engage in the following uses on the
Property, which are typically allowed in the extractive mining district:
Oil and natural gas extraction;
Asphalt and concrete mixing plants;
Brick, block and precast concrete products; and
Cement and lime kilns
2. Site Development
2.1 Site access via public secondary roads shall be limited to the existing quarry
entrance on McCune Road (Route 757). Access by vehicles needed for periodic
maintenance of the Property shall not be limited.
2.2 Distance buffers shall be provided along the perimeter of the Properties in
addition to those required by the Zoning Ordinance. The depth of said buffers
shall be determined at the time of site plan submission, and will vary based upon
the topography of the site boundary.
2.3 Earthen berms installed around active quarry pits shall be landscaped to minimize
impacts to the viewshed of the surrounding community. Such landscaping shall
consist of a mix of deciduous and coniferous plantings placed in a random manner
in order to be consistent with existing vegetation patterns. Said berms shall be
limited to a maximum height of 30 feet.
Historic Resources
3.1 The Applicant shall create an 8 acre historic reserve as shown on the GDP, within
which archeological resources and other historic activities have been identified.
Said reserve shall be dedicated to a recognized historical association and/or group
within one year of final rezoning.
3.2 The Applicant shall complete a Phase I Archaeological Survey of the Property
within one year of final rezoning or prior to any land disturbance of the portion of
the Property identified as 83 -A -109 by the GDP. Said survey shall locate,
identify, and comprehensively record all historic sites, buildings, structures, and
objects on the Property. Such survey shall be conducted in accordance with the
guidelines for a Phase 1 Survey as defined in the Virginia Department of Historic
Resources "GUIDELINES FOR CONDUCTING CULTURAL RESOURCE
SURVEY IN VIRGINIA - Chapter 7: Guidelines for Archaeological
Investigations in Virginia," 1999 (Rev. Jan. 2003).
4. Rights to Water Supply
4.1 The Applicant shall guarantee the Frederick County Sanitation Authority (FCSA)
rights to the groundwater resources available on the Properties in accordance with
existing agreements negotiated between the Applicant and FCSA.
5. Ground Water
5.1 The Applicant shall install a minimum of three monitoring wells to effectively
establish and monitor the groundwater level in order to avoid detrimental impacts
to surrounding properties. Said wells shall be installed prior to any land
disturbance of the portion of the Property identified as 83 -A -109 by the GDP, and
shall be located within 500 feet of the Property boundaries. A minimum of one
monitoring well shall be installed within 500 feet of the Northern Property
Boundary.
5.2 The Applicant shall remediate any adverse impacts to wells located on
surrounding properties caused by mining operations on the Property. Costs
associated with any required remediation shall be borne by the Applicant.
Furthermore, the Applicant agrees to participate in a pre -blast survey and well
monitoring survey, as further described herein. The intent of the aforementioned
surveys is to provide a mechanism to remediate any adverse impacts to wells
and/or structures, which are caused by the mining operations on the Property.
6. Dust Control
6.1 Dust from drills, shot piles, material handling, screens, crushers, conveyors,
feeders, hoppers, load -outs, and traffic areas shall be controlled by wet
suppression or equivalent, and controlled by and consistent with the terms of the
Department of Environmental Quality general air permit. The Applicant shall
remediate any adverse impacts to surrounding properties caused by dust
associated with the mining operations on the Property.
6.2 All materials being stockpiled shall be kept adequately moist to control dust
during storage and handling or covered as necessary to remediate any adverse
impacts to surrounding properties to minimize emissions.
7. Blasting Control
7.1 All blasting associated with mining operations on the Property shall be limited by
the mining permit approved by the Division of Mineral Mining (DMM) of the
Virginia Department of Mines, Minerals and Energy. Peak Particle Velocities
(PPV) associated with blasting on the Property shall not exceed the levels
stipulated by said permit. In addition, Applicant agrees to have an approved
blasting plan in place at all times. An example of the current blasting plan is
attached. Further, in addition, Applicant agrees that there will be no block holing
or adobe blasting conducted onsite. Any damage to surrounding properties
caused by blasting on the Property shall be remediated at the Applicant's expense.
8. Traffic
8.1 The Applicant agrees to restrict truck traffic to a maximum of 200 truck loads per
day averaged over the prior 30 days through the scale house hauling mined
materials on and/or off the proposed quarry site from the existing quarry entrance.
The maximum number of trips will be regulated by the Applicant and its
successors and/or assigns. A record of the actual number of truck trips per day
shall be kept current by the Applicant at its scale house office-
9. Pre -Blast Surveys
9.1 The Applicant will establish a mechanism for voluntary pre -blast surveys of
properties that are immediately adjacent to the quarry operations. The
aforementioned surveys will be conducted by an independent engineering firm,
which will investigate and document the pre -blast conditions of the participants'
residences and/or outbuildings. All citizens who have property adjacent to the
quarry operations can and are encouraged to participate in the survey by
contacting the Applicant and scheduling a mutually agreeable time for the
independent engineering firm to visit the party's residence to document and
survey the pre -blast condition of the patty's residenoes/outbuildings. A record of
those pre -blast conditions will be kept by the independent engineering firm with
copies retained by the Applicant and the participating property owner. In the
event of a change in condition, which is alleged by the adjoining property owner
as a result of mining operations, the engineering firm will then conduct a follow -
up visit and investigation and use the pre -blast information as a control and basis
for subsequent analysis. Said analysis shall be used to determine the cause of any
negative change in condition. If it is determined there is a change in condition in
the residences/outbuildings, which has been caused by the Applicant's mining
activities on the Property, then the Applicant agrees to remediate and/or repair
said negative change in condition to restore it to its status prior to blasting
operations. In addition, the Applicant agrees to establish seismic monitoring on
the proposed quarry site to monitor all blasting activities and keep records of said
seismic monitoring as required by the Virginia Division of Mines, Minerals and
Energy.
9.2 The Applicant will establish a mechanism for voluntary well monitoring surveys
of properties that are within 1 feet of Applicant's Property boundaries. The
aforementioned surveys will be conducted by an independent well drilling firm,
which will investigate and document the pre -blast conditions of the participants'
wells. All citizens who have property located within 1,500 feet of the Applicant's
Property boundaries can and are encouraged to participate in the survey by
contacting the Applicant and scheduling a mutually agreeable time for the
independent well drilling firm to visit the party's residence to document and
survey the pre -blast condition of the party's well. A record of these pre -blast
conditions will be kept by the independent well drilling firm, with copies retained
by the Applicant and the participating property owner. In the event a change of
condition is alleged by the property owner as a result of mining operations, the
well drilling firm will then conduct a follow -up visit and investigation and use
pre -blast information as a control and basis for subsequent analysis. If it is
determined that the status of the neighboring property owner's well has
deteriorated from the condition it was in at the time of the pre -blast survey, then
the Applicant agrees to restore the well to its condition existing at the time of the
pre -blast survey and/or provide the adjoining property owner a replacement well
of the same condition of that which existed at that time of the pre -blast survey.
9.3 In addition to the above, the Applicant agrees to maintain in force a bond or a
rider on an existing bond or other sufficient security for a period of time covering
the active mining operations and to maintain in effect for a period of one year
from the date of cessation of mining operations and to cover the costs of any
remediation and/or repair, which is required pursuant to the terms of section 9.1
above.
10. Reclamation
10.1 The Applicant will bond reclamation activities in the amounts determined by the
Virginia Department of Mines, Minerals and Energy and there shall be a rider
affixed to said bond or some other sufficient security to provide for the work
and/or reclamation and/or remediation activities set forth herein.
10.2 It is intended that pursuant to the terms of the agreement reached with the FCSA
that at the time of cessation of mining activities, the quarry pits shall be used by
the FCSA as water reservoirs. The control of the water levels in the quarry pits
shall be handed over to the FCSA. It is intended that the quarry pits at that time
will contain quantities of water monitored and directed by the FCSA, and which
will be conducive to the general betterment of natural habitat.
11. Noise Abatement
11.1 Operations on the Property will not exceed the Virginia Department of Mines and
Minerals Engineering's decibel guidelines.
12. Air Permit
12.1 The Applicant shall maintain its existing general air permit controlling emissions
in accordance with the Virginia Department of Environmental Quality standards
and also see that the existing general air permit covers all activities conducted on
the rezoned Property.
13, Environment
13.1 In addition to compliance with the VPDES water discharge permit already in
place, the Applicant agrees to work with a recognized environmental entity of the
Applicant's choosing during its operations to ensure that the water emissions from
water flowing from the quarry operations on the Property is of a quality consistent
with the water quality in Cedar Creek so as to maintain an environment conducive
to natural habitats.
13.2 The Applicant agrees that in conjunction with its mining operations, there will be
no new water discharge points added to the existing discharge to Cedar Creek.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
Respectfully submitted,
Its:
O-N MINERALS (CHEMSTONE) CORPORATION
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was acknowledged before me this day of
2006, by
NOTARY PUBLIC
My commission expires:
vUr JG46Sf vers�br
REZONING
PROPERTY
RECORD OWNER:
APPLICANT:
PROJECT NAME:
ORIGINAL DATE
OF PROFFERS:
REVISION DATE(S):
PROPOSED PROFFER STATEMENT
RZ# 03 -06
Rural Areas (RA) to Extractive Manufacturing (EM)
639.13 Acres + / -;
Tax Map Parcels 83 -A -109 and 90 -A -23 (the "Properties ")
O -N Minerals Chemstone Company
O -N Minerals Chemstone Company
Chemstone - Middletown
June 13, 2005
January 16, 2006 February 8, 2006
August 28, 2006
The undersigned hereby proffers that the use and development of the subject properties
( "Properties "), as described above, shall be in strict conformance with the following conditions,
which shall supersede all other proffers on the Properties that may have been made prior hereto.
In the event that the above - referenced EM conditional rezoning is not granted as applied for by
the applicant ( "Applicant "), these proffers shall be deemed withdrawn and shall be null and void.
Further, these proffers are contingent upon final rezoning of the Properties with "final rezoning"
defined as that rezoning which is in effect on the day following the last day upon which the
Frederick County Board of Supervisors' (the "Board ") decision granting the rezoning may be
contested in the appropriate court. If the Board's decision is contested, and the Applicant elects
not to submit development plans until such contest is resolved, the term rezoning shall include
the day following entry of a final court order affirming the decision of the Board which has not
been appealed, or, if appealed, the day following which the decision has been affirmed on
appeal.
The headings of the proffers set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provision of the proffers. The improvements proffered herein shall be provided at the time of
development of that portion of the Properties adjacent to or including the improvement or other
proffered requirement, unless otherwise specified herein. Any proffered conditions that would
prevent the Applicant from conforming with State and /or Federal regulations shall be considered
null and void. The term "Applicant" as referenced herein shall include within its meaning all
future owners and successors in interest. When used in these proffers, the "Generalized
Development Plan," shall refer to the plan entitled "Generalized Development Plan, O -N
Minerals (Chemstone)" dated (the
1. Land Use
1.1 The Properties shall be developed with extractive manufacturing land uses
pursuant to the mining permit approved by the Division of Mineral Mining
(DMM) of the Virginia Department of Mines, Minerals and Energy, and shall
therefore conform to the Mineral Mining Law and Reclamation Regulations for
Mineral Mining of the Commonwealth of Virginia.
1.2 The Applicant hereby proffers not to engage in the following uses on the
Properties:
Oil and natural gas extraction;
Asphalt and concrete mixing plants;
Brick, block and precast concrete products;
Cement and lime kilns; and
Coal and natural gas -fired power plants*
*This is not to be interpreted as a restriction against using power plants on the
Properties as necessary to support extractive mining activities.
2. Site Development
2.1 Properties' access via public secondary roads shall be limited to the existing
quarry entrance on McCune Road (Route 757). Access by vehicles needed for
periodic maintenance of the Properties shall not be limited.
2.2 Distance buffers shall be provided along the perimeter of the Properties in
addition to those required by the Zoning Ordinance. The depth of said buffers
shall be determined at the time of site plan submission, and will vary based upon
the topography of the site boundary.
2.3 Earthen berms installed around the Properties' active quarry pits shall be
landscaped to minimize impacts to the viewshed of the surrounding community.
Such landscaping shall consist of a mix of deciduous and coniferous plantings
placed in a random manner in order to be consistent with existing vegetation
patterns. Said berms shall be limited to a maximum height of 30 feet.
3. Historic Resources
3.1 The Applicant shall create an 8 acre historic reserve as shown on the GDP, within
which archeological resources and other historic activities have been identified.
Further, the Applicant shall place restrictions on the reserve land for how the
reserve will be used by the Properties' owner and future owners. Said reserve
land shall be dedicated to a recognized historical association and /or group within
one year of final rezoning.
3.2 The Applicant shall complete a Phase I Archaeological Survey of the Northern
Reserve and Middle Marsh Properties as depicted on the GDP within one year of
final rezoning or prior to any land disturbance of the portion of parcel 83 -A -109
and parcel 90 -A -23. Said survey shall locate, identify, and comprehensively
record all historic sites, buildings, structures, and objects on the parcels. Such
survey shall be conducted in accordance with the guidelines for a Phase 1 Survey
as defined in the Virginia Department of Historic Resources "GUIDELINES FOR
CONDUCTING CULTURAL RESOURCE SURVEY IN VIRGINIA - Chapter
7: Guidelines for Archaeological Investigations in Virginia," 1999 (Rev. Jan.
2003).
3.3 Two cemeteries have been identified on the Properties. The first cemetery is
located adjacent to Chapel Road and is in an area that is not designated for mining
and is also outside of the berming area. That cemetery will remain in an
undisturbed state.
The second cemetery is located in the area where berming is slated to be installed.
The Applicant proffers that cemetery will also remain undisturbed and the
berming will be located in such a way as to not encroach on the cemetery. In
addition, the cemetery is accessed through a right -of -way which is of record
providing access to the cemetery from Route 625. The Applicant proffers to open
said right -of -way so that it can be used for access by the relatives of those in the
cemetery. It is anticipated that once said right -of -way has been opened, relatives
will see to the continued maintenance of said right -of -way.
4. Rights to Water Supply
4.1 The Applicant shall guarantee the Frederick County Sanitation Authority (FCSA)
rights to the groundwater resources available on the Properties in accordance with
existing agreements negotiated between the Applicant and FCSA.
5. Ground Water
5.1 The Applicant shall install a minimum of three monitoring wells to effectively
establish and monitor the groundwater level in order to avoid detrimental impacts
to surrounding properties. Said wells shall be installed prior to any land
disturbance of the portion of the Properties identified as parcel 83 -A -109 by the
GDP, and shall be located within 500 feet of the Properties' boundaries. A
minimum of one monitoring well shall be installed within 500 feet of the
Northern Properties' boundary.
5.2 Subject to and consistent with the provisions of paragraph 9.2, the Applicant shall
remediate any adverse impacts to wells located on surrounding properties caused
by mining operations on the Properties. Costs associated with any required
remediation shall be borne by the Applicant.
Furthermore, the Applicant agrees to participate in a pre -blast survey and well
monitoring survey, as further described herein. The intent of the aforementioned
surveys is to provide a mechanism to remediate any adverse impacts to wells
and /or structures, which are caused by the mining operations on the Properties.
6. Dust Control
6.1 Dust from drills, shot piles, material handling, screens, crushers, conveyors,
feeders, hoppers, load -outs, and traffic areas shall be controlled by wet
suppression or equivalent, and controlled by and consistent with the terms of the
Department of Environmental Quality general air permit. The Applicant shall
remediate any adverse impacts to surrounding properties caused by dust
associated with the mining operations on the Properties.
6.2 All materials being stockpiled on the Properties shall be kept adequately moist to
control dust during storage and handling or covered as necessary to remediate any
adverse impacts to surrounding properties and to minimize emissions.
7. Blasting Control
7.1 All blasting associated with mining operations on the Properties shall be limited
by the mining permit approved by the Division of Mineral Mining (DMM) of the
Virginia Department of Mines, Minerals and Energy. Peak Particle Velocities
(PPV) associated with blasting on the Properties shall not exceed the levels
stipulated by said permit. In addition, Applicant agrees to have an approved
blasting plan in place at all times. An example of the current blasting plan is
attached. Further, in addition, Applicant agrees that there will be no block holing
or adobe blasting conducted on the Properties. Any damage to surrounding
properties caused by blasting on the Properties shall be remediated at the
Applicant's expense.
8. Traffic
8.1 The Applicant agrees to restrict truck traffic to the Properties to a maximum of
200 truck loads per day averaged over the prior 30 days through the scale house
hauling mined materials on and/or off the proposed quarry site from the existing
quarry entrance. The maximum number of trips will be regulated by the
Applicant and its successors and /or assigns. A record of the actual number of
truck trips per day shall be kept current (and maintained for one year) by the
Applicant at its scale house office. Said record shall be made available in a form
which confirms the number of trips and the form will be produced to Frederick
County officials upon demand with reasonable notice.
9. Pre -Blast Surveys
9.1 The Applicant will offer voluntary pre -blast surveys of properties that are within
1,500 feet of the Properties' boundaries. The aforementioned surveys will be
conducted by an independent engineering firm, which will investigate and
document the pre -blast conditions of the participants' residences and /or
outbuildings. All citizens who have property adjacent to the Properties can and
are encouraged to participate in the survey by contacting the Applicant and
scheduling a mutually agreeable time for the independent engineering firm to visit
the party's residence to document and survey the pre -blast condition of the party's
residences /outbuildings. The Applicant's and/or its engineering firm shall further
have the right to visit and inspect the party's residences /outbuildings to monitor
the condition of the same. A record of those pre -blast conditions will be kept by
the independent engineering firm with copies retained by the Applicant and the
participating property owner. In the event of a change in condition, which is
alleged by the adjoining property owner as a result of mining operations, the
engineering firm will then conduct a follow -up visit and investigation and use the
pre -blast information as a control and basis for subsequent analysis. Said analysis
shall be used to determine the cause of any negative change in condition. If it is
determined there is a change in condition in the residences /outbuildings, which
has been caused by the Applicant's mining activities on the Properties, then the
Applicant agrees to remediate and /or repair said negative change in condition to
restore it to its status prior to blasting operations. In addition, the Applicant agrees
to establish seismic monitoring of the proposed quarry site to monitor all blasting
activities and keep records of said seismic monitoring as required by the Virginia
Division of Mines, Minerals and Energy.
9.2 The Applicant will offer voluntary well monitoring surveys of properties that are
within 1,500 feet of the Properties' boundaries. The aforementioned surveys will
be conducted by an independent well drilling firm, which will investigate and
document the pre -blast conditions of the participants' wells. All citizens who
have property located within 1,500 feet of the Properties' boundaries can and are
encouraged to participate in the survey by contacting the Applicant and
scheduling a mutually agreeable time for the independent well drilling firm to
visit the party's residence to document and survey the pre -blast condition of the
party's well. A record of these pre -blast conditions will be kept by the
independent well drilling firm, with copies retained by the Applicant and the
participating property owner. In the event a change of condition is alleged by the
property owner as a result of mining operations, the well drilling firm will then
conduct a follow -up visit and investigation and use pre -blast information as a
control and basis for subsequent analysis. If it is determined that the status of the
neighboring property owner's well has deteriorated from the condition it was in at
the time of the pre -blast survey, then the Applicant agrees to restore the well to its
condition existing at the time of the pre -blast survey and /or provide the adjoining
property owner a replacement well of the same condition (or better) of that which
existed at that time of the pre -blast survey.
9.3 In addition to the above, the Applicant agrees to maintain in force an insurance
policy or other sufficient security for a period of time covering the active mining
operations on the Properties and to maintain in effect for a period of one year
from the date of cessation of said mining operations, and to cover the costs of any
remediation and /or repair, which is required pursuant to the terms of sections 9.1
and 9.2 above. Said policy or surety shall be in the amount of no less than One
Million and 00 /100 Dollars ($1,000,000.00) per occurrence.
10. Reclamation
10.1 It is intended that pursuant to the terms of the agreement reached with the FCSA
that at the time of cessation of mining activities, the Properties' quarry pits shall
be used by the FCSA as water reservoirs. The control of the water levels in the
quarry pits shall be handed over to the FCSA. It is intended that the quarry pits at
that time will contain quantities of water monitored and directed by the FCSA,
and which will be conducive to the general betterment of natural habitat.
11. Noise Abatement
11.1 Operations on the Properties will not exceed the Virginia Department of Mines
and Minerals Engineering's decibel guidelines. The Applicant will make all
reasonable efforts to locate mining machinery in the quarry pit or behind berms.
12. Lighting
12.1 There shall be no permanently affixed lighting structures above - ground on the
berms other than as may be used for conveying or pit crushing facilities or for
mining activities, with the exception as may be required for or provided by
regulations that affect the plant operations, including but not limited to, Mine
Safety Health Administration ( "MSHA "), Virginia Department of Mines and
Minerals and Energy ( "DMME "), and any other governmental or regulatory body
that oversees mining operations, there shall be no permanently affixed lighting
structures. Conveying and pit crushing facilities shall also be interpreted as
including such other devices or activities that perform similar or related functions
that may come into use and /or existence at some time in the future while the
extractive mining use is still in effect on the Properties.
13. Air Permit
13.1 The Applicant shall maintain its existing general air permit controlling emissions
in accordance with the Virginia Department of Environmental Quality standards
and also see that the existing general air permit covers all activities conducted on
the rezoned Properties.
14. Environment
14.1 In addition to compliance with the VPDES water discharge permit already in
place, the Applicant agrees to work with a recognized environmental entity of the
Applicant's choosing during its operations to ensure that the water emissions from
water flowing from the quarry operations on the Properties is of a quality
consistent with the water quality in Cedar Creek so as to maintain an environment
conducive to natural habitats. No additional water discharge points will be added.
14.2 The Applicant agrees that the area currently in trees, which is outside of the
rezoned Properties, and which is more specifically described in the attached and
incorporated plat, intentionally is not part of this rezoning. Applicant intends to
use best management practices of the trees located thereon.
14.3 The Applicant proffers to keep its mining operations at least 200 feet from the
edge of Cedar Creek. In other designated areas (as designated on the attached and
incorporated plat), the distance may be increased.
15. Phasine
15.1 The Applicant agrees that mining activities on the Properties shall occur with the
following phasing:
After the rezoning is approved, the Applicant will start creating berms on the
newly rezoned Properties and the Applicant shall start quarrying in the area
identified as the Northern Reserve. Mining in the Northern Reserve area shall
occur from the time period commencing with the approval of the rezoning for a
period of time which is estimated to be twenty years.
For the newly zoned area, which is north of the existing EM zoned property, and
south of Chapel Road, mining activities will commence no earlier than ten years
from the date that the rezoning referenced herein is approved.
For the newly zoned area, which lies north of Chapel Road, mining will
commence no earlier than twenty years from the date that the rezoning referenced
herein is approved.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
Respectfully submitted,
LE
Its:
O -N MINERALS (CHEMSTONE) CORPORATION
COMMONWEALTH OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was acknowledged before me this day of
2006, by
NOTARY PUBLIC
My commission expires:
C -I
REZONING:
PROPERTY:
APPLICANT:
PROJECT NAME:
ORIGINAL DATE
OF PROFFERS:
REVISION DATE (S):
•
PROPOSED PROFFER STATEMENT
RZ.# O3 -06
Rural Areas (RA) to Extractive Manufacturing (EM)
639.13 acres + / -;
Tax Map Parcels 83 -A -109 & 90-A-23 (the "Properties ")
O-N Minerals Chemstone Company
O-N Minerals Chemstone Company
Chemstone - Middletown
June 13, 2005
January 16, 2006 February 8, 2006 February 17, 2006
The undersigned hereby proffers that the use and development of the subject property
('Property"), as described above, shall be in strict conformance with the following conditions, which
shall supersede all other proffers that may have been made prior hereto. In the event that the above
referenced EM conditional rezoning is not granted as applied for by the applicant ( "Applicant "),
these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are
contingent upon final rezoning of the Property with "final rezoning" defined as that rezoning which
is in effect on the day following the last day upon which the Frederick County Board of Supervisors
(the `Board ") decision granting the rezoning may be contested in the appropriate court. If the
Board's decision is contested, and the Applicant elects not to submit development plans until such
contest is resolved, the term rezoning shall include the day following entry of a final court order
affirming the decision of the Board which has not been appealed, or, if appealed, the day following
which the decision has been affirmed on appeal.
The headings of the proffers set forth below' have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provision of the proffers. The improvements proffered herein shall be provided at the time of
development of that portion of the Property adjacent to or including the improvement or other
proffered requirement, unless otherwise specified herein. Any proffered conditions that would
prevent the Applicant from conforming with State and/or Federal regulations shall be considered
null and void. The term "Applicant" as referenced herein shall include within its meaning all future
owners and successors in interest. When used in these proffers, the "Generalized Development
Plan," shall refer to the plan entitled "Generalized Development Plan, O-N Minerals (Chemstone)"
dated June 13, 2005 (the "GDP "), and shall include the following:
1. Land Use
1.1 The Property shall be developed with extractive manufacturing land uses pursuant to
the mining permit approved by the Division of Mineral Mining (DW of the
Virginia Department of Mines, Minerals and Energy, and shall therefore conform to
the Mineral Mining Law and Reclamation Regulations for Mineral Mining of the
Commonwealth of Virginia.
Proffer Statement Chemstone - Middletown
2. Site Development
2.1 Site access via public secondary roads shall be limited to the existing quarry entrance
on McCune Road (Route 757). Access by vehicles needed for periodic maintenance
of the Property shall not be limited.
2.2 Distance buffers shall be provided along the perimeter of the Properties in addition
to those required by the Zoning Ordinance. The depth of said buffers shall be
determined at the time of site plan submission, and will vary based upon the
topography of the site boundary.
2.3 Earthen berms installcd. around active quarry pits shall be landscaped to minimize
impacts to the viekvshe the surrounding community. Such landscaping shall
consist of a mix of deciduous and coniferous plantings placed in a random manner in
order to be consistent with existing vegetation patterns. Said berms shall be limited
to a maxim height of 30 feet.
Historic Resources
3.1 The Applicant shall create an eight acre historic reserve as shown on the GDP,
within which archeological resources associated with Belle Grove Plantation have
been identified. Said reserve shall be dedicated to the Belle Grove Foundation
within one year of final rezoning.
3.2 The Applicant shall complete a Phase I Archaeological Survey of the Property within
one year of final rezoning or prior to any land disturbance of the portion of the
Property identified as 83 -A -109 by the GDP. Said survey shall locate, identify, and
comprehensively record all historic sites, buildings, structures, and objects on the
Property. Such survey shall be conducted in accordance with the guidelines for a
Phase 1 Survey as defined in the Virginia Department of Historic Resources
"GUIDELINES FOR CONDUCIING CULTURAL RESOURCE SURVEY IN
VIRGINIA - Chapter 7: Guidelines for Archaeological Investigations in Virginia ",
1999 (Rev. Jan. 2003) .
4. Rights to Water SuV12
4.1 The Applicant shall guarantee the Frederick County Sanitation Authority (FCSA)
rights to the groundwater resources available on the Properties in accordance with
existing agreements negotiated between the Applicant and FCSA.
5. Groundwater
5.1 The Applicant shall install a minimum of three monitoring wells to effectively
establish and monitor the groundwater level in order to avoid detrimental impacts to
surrounding properties. Said wells shall be installed prior to any land disturbance of
the portion of the Property identified as 83 -A 109 by the GDP, and shall be located
within 500 feet of the Property boundaries. A minim of one monitoring well
shall be installed within 500 feet of the Northern Property boundary.
February 17, 2006
Page 2 of 4
Proffer Statement •
• Chemstone - Middletown
5.2 The Applicant shall remediate any adverse impacts to wells located on surrounding
properties caused by mining operations on the Property. Costs associated with any
required remediation shall be home by the Applicant.
6. Dust Control
6.1 Dust from drills, shot piles, material handling, screens, crushers, conveyors, feeders,
hoppers, load -outs, and traffic areas shall be controlled by wet suppression or
equivalent. The Applicant shall remediate any adverse impacts to surrounding
properties caused by dust associated with the mining operations on the Property.
6.2 All material being stockpiled shall be kept adequately moist to control dust during
storage and handling or covered at all times to minimize emissions.
7. Blasting Control
7.1 All blasting associated with mining operations on the Property shall be limited by the
mining permit approved by the Division of Mineral Mining (DNM of the Virginia
Department of Mines, Minerals and Energy. Peak Particle Velocities (PPV)
associated with blasting on the Property shall not exceed the levels stipulated by said
permit. Any damage to surrounding properties caused by blasting on the Property
shall be remediated at the Applicant's expense.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
February 17, 2006
Page 3 of 4
Proffer Statement 0
Respectfully submitted,
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
. Chemstone -Middletown
Wi
The foregoing instrument was acknowledged before me this day of h e hcurt
2006, by fp a - ) ;2t
Mycommission expires ?00` 7
Notary Public f 'l L20 Ln �)n20 L =-
February 17, 2006
Page 4 of 4