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Home My WebLink About22-06 ApplicationMarch I, 2007 Mr. Harold Plance William H. Gordon Associates, Inc. 24 W. Piccadilly St., Ste. A Winchester, VA 22601 RE: REZONING #22 -06, SOUTHERN HILLS Dear Mr. Plance: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of February 28, 2007. The above referenced application was approved to rezone 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP to RP with revised proffers, totaling 105 acres, for residential and commercial uses. The properties are located approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane, in the Opequon Magisterial District, and are identified with Property Identification Numbers 85D -1 -1 -1 through 85D- 1 -1 -95B and 85 -A -138. The proffer that was approved as a part of this rezoning application is unique to this property and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Michael T. Ruddy Deputy Planning Director MRTlbad Attachment CO Department of Planning and Development 540/665 -5651 FAX: 540/665 -6395 cc: Bill M. Ewing, Board of Supervisors, Opequon District Roger Thomas and Rick Ours, Opequon District Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue Arcadia Southem Hills, LLC, PO Box 1150, 8❑Purcellvilllle,, VA 20134 Arcadia u lorn ent sifeet�Suiite zuz �inenes'teen Mcgin9 22601 5000 REZONING APPLICATION #22 -06 SOUTHERN HILLS Staff Report for the Board of Supervisors Prepared: February 20, 2007 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director Planning Commission: Board of Supervisors: This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application and updates are noted by staff where relevant throughout this report. Reviewed January 17, 2007 February 28, 2007 Action Recommended Approval Pending PROPOSAL: To rezone 105 acres of land, 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers, for residential and commercial uses. LOCATION: Approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 85D -1 -1 -1 through 85D- 1 -1 -95B and 85 -A -138 PROPERTY ZONING: RP (Residential Performance) District PRESENT USE: Residential and Vacant ADJOINING PROPERTY ZONING PRESENT USE: North: RA (Rural Areas Zoning) South: RA (Rural Areas Zoning) East: RA (Rural Areas Zoning) West: RA (Rural Areas Zoning) Use: Use: Use: Use: Residential Utility Residential Agricultural Agricultural Vacant Agricultural PROPOSED USES: 88 single family detached and 232 single family attached residential uses and commercial uses. Rezoning #22 -06 Southern Hills February 20, 2007 Page 2 Planning Zoning: 1) Site History On July 11, 2001, the Board of Supervisors approved Rezoning Application #01 -01 to rezone 105 acres from RA (Rural Area) to RP (Residential Performance) to enable the construction of 250 single family residential lots. Additional proffers were provided with this rezoning application that guided the development of the property, including a Generalized Development Plan, the construction of area transportation improvements, an easement adjacent to neighboring properties, preservation of and access to an existing family cemetery, and monetary contributions to offset the impacts of the development on community facilities and to facilitate an adjacent transportation improvement. The original Proffer Statement for RZ #01 -01 is enclosed for your information. 2) Request to rezone and revise Proffers The applicant has submitted this request to rezone a 15 acre portion of the original 105 acre rezoning from RP (Residential Performance) to B2 (Business General) and to amend the proffers associated with the original rezoning. In general, the revised proffers provide for a mix of land uses and housing types, and an improved layout for the project as depicted on the revised Generalized Development Plan. Most significantly, the revised proffers also provide for the dedication to the County of a 100' right -of -way for the future construction of Warrior Drive extended which would ultimately align with the future Exit 307 Interchange on Interstate 81. The applicant is requesting approval for 88 single family detached residential units and no more than 232 single family attached residential units. This is a potential net increase of seventy units above the originally approved 250 units for a potential total of 320 residential units. The gross density of the original project was 2.3 units per acre. The gross density of the revised project would be 3 units per acre with a net residential density of 3.5 units per acre. Recent planning efforts between the County, Town of Stephens City, and VDOT, have identified the approximate location and centerline of the future Interstate 81, exit 307 interchange. The Applicant's proposed dedication of right -of -way to facilitate the extension of Warrior Drive major collector road is consistent with the location identified in the most recent efforts of the planning group. The applicant's request to rezone approximately 15 acres of commercially zoned land introduces a commercial component to the project in a highly visible and commercially viable location. Access to the commercial area would be provided via Town Run Lane and the future extension of Warrior Drive. The Applicant has sought to ensure that their access to Warrior Drive is maintained through language contained within the Proffer Statement. Rezoning #22 -06 Southern Hills February 20, 2007 Page 3 3) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the, living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1 -11 Transportation The Frederick County Eastern Road Plan, updated in 2006, identifies a new major collector road, Warrior Drive extended, which will extend south from Warrior Drive and Fairfax Pike. Route 277, to Double Church Road, then west to Town Run Lane and the relocated Interstate 81 Exit 307. Exit 307 of Interstate 81 is planned to be relocated south of its current location. The new major collector road is identified with an urban four lane divided road section. 4) Potential lmpacts The consideration of this rezoning and proffer revision request was evaluated with an understanding that a primary element of the County's long range planning efforts, the extension of Warrior Drive through the limits of the property to a future interchange with Interstate 81, would be facilitated with the request presented by the Applicant. Notwithstanding this consideration. the impacts of the proposal compared to the original approved rezoning should be taken into consideration. The various reviewing agencies have not provided additional comment on the rezoning request. This is due to the Applicant's willingness to provide a revised Master Development Plan for this project at the same time as the rezoning is being considered. The various review agencies have been involved in the detailed review of this project through the Master Development Plan process. An updated Transportation Impact Analysis was not required for this request. It is recognized that the additional vehicle trips from the modified housing program and commercial property would create an incremental impact on the existing road network. However, the transportation improvements previously proffered and implemented by the Applicant address the short term transportation impacts in this area. These improvements include the extension of Stickley Drive to connect with Town Run Lane, improvements to Town Run Lane, and a monetary contribution in the amount of $100,000 for construction funding at the intersection of Stickley Drive and Route 277. The dedication of the right -of -way for the future construction of Warrior Drive extended, a significant section of the long term solution to the transportation needs of this area, addresses the long range transportation improvements envisioned for this area. Ultimately, the long term transportation planning efforts of the community would be able to be implemented with the approval of this rezoning and revised proffer statement. Rezoning #22 -06 Southern Hills February 20, 2007 Page 4 The approved rezoning provided for a monetary contribution to offset the impact of the development on community facilities. This proffered contribution provided for $4,910.00 per residential lot and was based on the old fiscal impact model. The Applicant's rezoning request and revised proffer statement maintains this same monetary contribution which would also be applicable to the additional residential lots enabled by the request. Since the approval of the original rezoning the County has adopted the new Development Impact Model. The original and revised rezoning request and proffers address the preservation of, and access to, the Ewing Family Cemetery. The proffer has been modified to provide for public access to the Ewing Family Cemetery via an access easement rather than a public street. This change is primarily due to the change in street type in this location from a public street to a private street. However, public access is assured. 5) Revised Proffer Statement Dated December 20, 2006 and Revised January 31, 2007. The proposed revisions to the proffer statement contained in Rezoning #22 -06 are generally summarized as follows: Proffer 1 provides for a new Generalized Development Plan, the dedication of a 100'right -of- way for the future construction of Warrior Drive extended, a commercial land bay, and the introduction of single family attached townhouse units resulting in a mix of housing types and an increase in the total number of units from 250 to potentially 320. The residential breakdown has changed from 250 single family detached units to 88 single family detached units and no more than 232 single family attached townhouse units. Proffer 7 provides for public access to the Ewing Family Cemetery via a public access easement rather than a public street. Proffer 9 provides for the dedication of the 100' right -of -way to the County within 90 days of a written request by the County. This proffer further describes conditions associated with the dedication of the right -of -way which allows for 1) the developer to acquire easements for utilities within the dedicated area 2) for two entrances into the B2 commercial land bay from the right of way, and 3) provides the applicant with the ability to grade within the right -of -way prior to the construction of the road The Proffer Statement was revised on January 31, 2007to reflect two commitments that were made to the Planning Commission. Proffer 10 provides that no greater than 10 percent of the maximum allowable commercial square footage in the B2 zone shall be constructed before the portion of the Warrior Drive extension road traversing the property is constructed. Rezoning #22 -06 Southern Hills February 20, 2007 Page 5 Staff note: The Applicant's Proffer stipulates that no greater than 10 percent of the 678,885 maximum allowable commercial square footage shall be constructed. This figure is based upon and Floor Area Ratio of 1.0 and the development of the entire 15 acres of commercial land area. It is reasonable to assume that with the dedication of the right -of -way for future Warrior Drive. and the environmental constraints that exist on the eastern portion of the commercial area, an area of commercial development somewhat less than that included in the Proffer Statement will be more realistic. During the Applicant's presentation to the Planning Commission an FAR of 0.3 was discussed for the balance of the property (approximately 9 acres) resulting in a potential build out of 118 000 square feet. It is recognized that commercial development in this particular location would be desirable in the future. However, should it be everyone's desire to limit the amount of development and associated vehicle trips that could occur on the commercial property prior to the completion of Warrior Drive on the property a more realistic calculation may be prudent. Proffer 11 provides for the phased introduction of the residential units. The owner has committed to limiting the residential building permits to no more than 75 permits per calendar year with an accumulation allowance. STAFF CONCLUSIONS FOR 01/17/07 PLANNING COMMISSION MEETING: The subject property is presently -zoned RP (Residential Performance). The applicant is requesting to introduce a commercial land area to the project and to revise the Generalized Development Plan and Proffers associated with rezoning #01 -01. The GDP revision would provide an alternative internal road network, provide for two different housing types, and provide a transportation proffer that would allow for the future construction of Warrior Drive in a location consistent with the County's Comprehensive Plan. The project maintains its consistency with the goals and policies of the Frederick County Comprehensive Plan. Further, the introduction of a commercial component to the project and the modifications to the proffer statement are positive additions to the project which would not have a negative impact on the surrounding properties. PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/17/07 MEETING: Members of the Planning Commission believed that once Warrior Drive was constructed with the relocated interchange, the transportation network should work well; however, until this occurred, a revised TIA to accommodate the commercial development was not available for the Commission to evaluate the impacts. They raised the possibility of the commercial development occurring before Warrior Drive was constructed. They expected that the traffic generated from the commercial area would far exceed the amount from the additional townhouses. They pointed out that overall, the Route 277 corridor was currently overloaded and operating under LOS. Commission members believed two things were needed: 1) a traffic analysis was needed for the commercial area to determine its impact on the transportation system; and 2) a phasing plan for the development was needed so that total build -out of the commercial and residential development would not occur before Warrior Drive is constructed. Rezoning #22 -06 Southern Hills February 20, 2007 Page 6 The applicant agreed to perform a revised TJA as part of the development of the first section of the commercial property so that the impacts associated with the commercial use are known and quantified The applicant stated that 118,000 square feet of commercial development was envisioned for the property. The applicant agreed that no more than ten percent of the commercial property would be developed before the construction of Warrior Drive; and further, the applicant agreed to incorporate a phasing plan for the residential portion and to limit development to no more than 75 units per year, which would be cumulative through the development of the residential property. One citizen, an adjoining property owner, spoke during the public comment portion of the hearing. He said the neighbors were opposed to townhouses during the first rezoning and he was still opposed to townhouses. He said the local roads would not be able to handle all of the traffic. He commented that if the County needed Warrior Drive, there were other ways of getting the road Commission members recognized that transportation issues in this area will continue to be a concern; however, they reasoned that the benefit of acquiring the right -of -way for Warrior Drive, along with the stipulations offered by the applicant, made this a better plan than the one previously submitted. The Planning Commission recommended approval of Rezoning Application #22 -06 with applicant's revised proffers particularly stipulating that no more than ten percent of the commercial property would be developed before the construction of Warrior Drive; and, a phasing plan will be incorporated for the residential portion which will limit residential development to no more than 75 units per year and will be cumulative through the development of the residential property. The majority vote was as follows: YES (TO REC. APPROVAL): Oates, Light, Thomas, Ours, Kriz, Triplett, Kerr, Mohn, Wilmot NO: Unger, Watt ABSTAIN: Manuel (Note: Commissioner Morris was absent from the meeting.) STAFF UPDATE FOR 02/28/07 BOARD OF SUPERVISORS MEETING: The Applicant's request to introduce a commercial land area to the project and to revise the Generalized Development Plan and Proffers associated with rezoning #01 -01, which providing for an alternative internal road network, two different housing types, and a transportation proffer that would allow for the future construction of Warrior Drive in a location consistent with the County's Comprehensive Plan are positive additions to the project which would not have a negative impact on the surrounding properties. In addition, the Applicant' s revised Proffer Statement dated January 31, 2007, seeks to further address the two concerns identified by the Planning Commission, traffic impacts on Route 277 and the phasing of the residential components of the project. Rezoning #22 -06 Southern Hills February 20, 2007 Page 7 Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. EZ 22 06; MDP 16 06 Zoning Aingliol VlLLAG m-S7EP 85 1 Q f N SCIry 91.16 ac. RAMEY 85 A 70 68.11 ac. RAMEY 85 A 60 20 ac. GUARD 85 A 1334 40.51 ac. ESTEP 85 A 59 109.91 ac. SCOTHORN 85 A 139 103.6 ac. Frederick County, 1 Location in the County Map Features ey Buildings Streets Al Primary Secondary Tertiary Application Eastern Road Plan dilp New Major Arterial et, Improved Major Arterial New Minor Arterial Improved Minor Arterial Oa New Major Collector SO Improved Major Collecto OW New Minor Collector Op Improved Minor Collector eV Ramp 0 125 250 Rezoning ME REZ# 22 -06 MDP# Application Southern Hills Parcel ID: 85D- 1- 1.1Thru9 85 -A -138 Zoning B1 (Business, Neighborhood District) B2 (Business, General District) B3 (Business, Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Industrial, Light District) M2 (Industrial, General District) MH1 (Mobile Home Community District) MS (Medical Support District) R4 (Residential, Planned Community District) R5 (Residential Recreational Community Disti r RAZ (Rural Area Zone) RP (Residential Performance District) Location in Surrounding Area 50 P..1 IL EZ #22 -06; MDP #16 -06 �I //I rreee dAfigAd VILLAGE S STEFN z HE City RAMEY 85 A 70 68.11 ac. RAMEY 85 A 60 20 ac. GUARD 85 133A 0,5 1 ac. SCOTHORN 85 A 139 103.6 ac. Landus Frederick County, 1 Location in the County Rezoning MI REZ# 22 -06 MDP Application Southern Hills Parcel ID: 85D- 1.1- 1Thru 85 -A -138 Map Features Buildings Long Range Land Use Streets Rural Community Center Aig, Primary Residential v Secondary Business Tertiary 12, Industrial Application Institutional Eastern Road Plan ''y Recreation alp New MaorArterial ii&i Historic Improved Major Arterial Mixed -Use M New MinorArterial Plannec Unit Development Improved MinorArterial ale New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector ea Ramp Location in Surrounding Area 0 125 250 5Teet RAMEY 85 A 70 I 1 1 1 1 1 1 j 1 1 I THORN A +139 10 ac. Frederick County, 1 Location in the County Map Features Buildings Streets v Primary Secondary Terciary Eastern Road Plan New Major Arterial Improved Major Arterial C-. New MinorArterial Improved MinorArterial New Major Collector 0110 Improved Major Collector or New Minor Collector 0 Improved Minor Collector Ramp 0 125 250 Rezoning MC REZ# 22 -06 MDP# Application 50 0oet Southern Hills Parcel ID: 85D 1 1 1 Thru 9 85 -A -138 Location in Surrounding Area AMENDMENT Action: PLANNING COMMISSION: Recommended Approval on June 20, 2001 BOARD OF SUPERVISORS: Approved July 11, 2001 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #01 -01 OF SOUTHERN HILLS WHEREAS, Rezoning #01 -01 of "Southern Hills" was submitted by G. W. Clifford Associates, Inc., to rezone a 105 -acre tract of land from RA (Rural Areas) to RP (Residential Performance) to establish 250 single family residential lots. This property is located south of Stephens City, east of Interstate 81; 0.8 miles south of Route 277 (Fairfax Pike on the east side of Town Run Lane/Route 1012), and is identified with Property Identification Number 85 -A -138 in the Opequon Magisterial District; and WHEREAS, the Planning Commission held public hearings on this rezoning on January 3, 2001; February 21, 2001; March 21, 2001; and June 20, 2001; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on July 11, 2001; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change a 105 -acre tract of land from RA (Rural Areas) to RP (Residential Performance) as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes #12 -01 This ordinance shall be in effect on the date of adoption. Passed this 1lth day of July, 2001 by the following recorded vote: Richard C. Shickle, Chairman W. Harrington Smith, Jr. Charles W. Omdoff, Sr. PDRes. N 12 -01 0 Agendas COMMENTS \REZONIN0\RESOLUTN\SOmhemHills wpd Abstained Sidney A. Reyes JL.Yi e Aye Margaret B. Douglas Aye A y e Robert M. Sager Aye A COPY ATTEST John R e Jr. Frederick County Admi istrator REZONING REQUEST PROFFER Property Identification Number 85 -A -138 Opequon Magisterial District DOROTHY CARBAUGH ESTATE PROPERTY Preliminary Matters Pursuant to Section 15.2 -2296 et. Seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #01 01 for the rezoning of 105 acres from Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105 acres, with frontage along Town Run Lane in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County at the time a building permit is applied for and issued the sum of $4,910.00 per lot. This monetary proffer provides for $3,581.00 for Frederick County Schools; $598.00 for Frederick County Parks and Recreation; $446.00 for Frederick County Fire and Rescue; $105.00 for Public Library; $59.00 for Sheriff's Office and $121.00 for Administration Building. General Development Plan Voluntarily proffered is the attached Generalized Development Plan including the following improvements: 1. On the 105 acres to be zoned RP no more than 250 single family dwelling units shall be constructed. These units shall consist of single family home lots. Le 6 2. Sticl-1ey Drive (SR 1085) shall be extended as shown to connect with Town Run Lane (SR 1012) during the first phase of development(A to B). ,v1 Pc ET6 3. Town Run Lane (SR 1012) shall be overlayed with a bituminous concrete surface from B to C Guard rail shall be installed right and left along Town Run Lane "fill" areas greater than 7' vertical The improvements are to be further described by a VDOT Permit to be issued at the time of the work. This work shall be done prior to the issuance of the 50 building permit. 4. Town Run Lane (SR 1012) shall be overlayed with a bituminous concrete surface from C to D during the phase where the entrance at "D" is constructed. These improvements are to be further described by a VDOT Permit to be issued at the time of the work 5. An easement shall be established 75' in depth along the South property line E to F. This easement will be prominently shown on the final plat and will restrict construction of homes as well as limiting the clear cutting of trees larger than 4" diameter. 6. A statement shall be added to the plat and covenants for all lots created by this project advising that agricultural uses exist on the South and East the Ewing Family Cemetary exists within the limits of development, and, wastewater treatment facilities exist or previously existed to the North of this site. cm JM r TE 7. The Ewing family cemetery will be set aside as a separate lot with public road access and conveyed, if possible, to the Ewing family with covenants for future maintenance by the Ewing family. 8. A contribution of $100,000 for construction funding shall be made at the time VDOT implements the construction of a stoplight at the intersection of Stickley Drive and Rte 277. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERT`tR By: Date: (o —f td` STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 7 day of c��s_� 200, by David B. Holliday. (ff Joyce 0. DofflemyGt NOTARY PUBLIC Commonwealth of Virginia My co Notary Public mission expires a by Carhw IL Gary SCVIVIn B5 -A-139 raingtStvchgn n- 5 Paa iP .Sl::e:a s BOAS SHE Rezoning Application Survey /Plats /Metes Bounds Property Deeds Verification of Paid Taxes Adjoining Property Owners Proffer Statement General Development Plan Executive Summary Southern Hills Frederick County, Virginia REZONING APPLICATION INDEX Exhibits: Aerial Overlay Future Warrior Drive Alignment Building Elevations General Development Plan 11 x 17 Site Rendering 11 x 17 The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Address' 24 W. Piccadilly Street Suite A Address. 117 N BAILEY LANE REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA WILLIAM H. GORDON ASSOC. Winchester, VA 22601 2. Property Owner (if different than above) Name: ARCADIA- SOUTHERN HILLS, L_L.0 Address' 117 N BAILEY LANE PURCELLVILLE, 20132 ARCADIA DEVELOPMENT CO Name: c/o CARLA COFFEY PURCELLVILLE, VA 20132 Name: SOUTHERN HILLS HOMEOWNERS ASSOCTATION, INC. Address: P.O. Box 1150 N CARLA COFFEY Purcellville, VA 20134 3. Contact person if other than above 4. Checklist: Check the following items that have been included with this application- X Location map Plat Deed to property Verification of taxes paid x X x 11 Telephone: 540- 542 -1737 Telephone: 540- 751 -0321 Telephone: 540- 751 -0321 Telephone: 540 -751- 0321 -x 179 Agency Comments Fees Impact Analysis Statement Proffer Statement X 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: 7. Adjoining Property: ARCADIA DEVELOPMENT CO ARCADIA- SOUTHERN HILLS, L.L.C. SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. RESIDENTIAL PERFORMANCE (RP) 6. A) Current Use of the Property: B) Proposed Use of the Property: RESIDENTIAL PERFORMANCE (RP) BUSINESS GENERAL DISTRICT (B2) PARCEL ID NUMBER USE ZONING 85 A 137 AGRI RA 85- A -137E RES RA 85- A -137D RES RA 85 A -131 AGRI RA 85 A 139 AGRI RA 85 -A -141 FWSA RA 85 A 142 VACANT RA 85 A 142A RES RA 85 -A -59 AGRI RA 85 A 60 AGRI RA 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): 105.54236 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE 12 Acres Current Zoning Zoning Requested 15.53916 RP B2 90.0032 RP RP Total acreage to be rezoned 105.542 Office: UP TO 676,885 SQ FT Retail: UP TO 676.885 SO FT Restaurant: UP TO 676,885 SQ FT Districts Number of Units Proposed Square Footage of Proposed Uses 13 Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number SEE ATTACHED Magisterial: OPEQUON High School: SHERANDO HIGH SCHOOL Fire Service: CO rI STEPHENS CITY,VA Middle School: AYLOR MIDDLE SCCOOL Rescue Service:co II, STEPHENS CITY, VA Elementary School: BASS- HOOVER ELE.SH000L 10. Zoning Change: List the acreage included in each new zoning category being requested. 11. The following information should be provided according to the type of rezoning proposed Single Family homes: 8 8 Townhome: 232 Multi- Family: Non Residential Lots: Mobile Home: Hotel Rooms: Service Station:- HP TO 676,885 SQ FT Manufacturing: UP TO 676,885 SQ FT Warehouse: UP TO 676,885 SQ FT Other UP TO 676,885 SQ FT Name and Property Identification Number Address Namc MYERS,.JOYCE E. 625 Town Run Lane p roper t y 85 -A -137 Stephens City, VA 22655 Name RAMEY, WILLIAM L. 824 Peace and Plenty Lane p 85- A -137E Stephens City, VA 22655 Name RAMEY, WILLIAM L. 824 Peace and Plenty Lane Property# 85- A -137D. Stephens City, VA 22655 Name RITENOUR FARM L.P. c/o Mary Ritenour 514 Peace and Plenty Lane Stephens City. VA 27655 Properiy# 85 -A -131 Name SCOTHORN, Gary, Stephen, Dennis 506 Ewings Lane Stephens City, VA 22655 Properiy# 85-A -139 pREDERICIC COUNTY WINCHEST Name SE$RtwICE AUTHORITY PO Box 433 Winchester, VA 22604 Pr_ °perty 85 -A -141 Name TOWN OF STEPHENS CITY PO Box 250 Stephens City, VA 22655 Property 85 -A -142 Name ESTEP, Mary Virginia Stickley c/o Robert M Bushong, POA 14502 Saint Stephens Place Midlothian, VA 23113 property# 85- A -142A Name ESTEP, Mary Virginia Stickley c/o Robert M Bushong, POA 14502 Saint Stephens Place Midlothian, VA 23113 .I Property# 85 -A -59 Name RAMEY, William Elizabeth 824 Peace and Plenty Lane Stephens City, VA 22655 Property 85 -A -60 Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right -of -way, a private right -of -way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. 15 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA Attachment: 9. Parcel Identification/Location: Parcel Identification Numbers 85D 1 1 1 85D 1 1 31 85D 1 1 61 85D 1 1 2 85D 1 1 32 85D 1 1 62 85D 1 1 3 85D 1 1 33 85D 1 1 63 85D 1 1 4 85D 1 1 34 85D 1 1 64 85D 1 1 5 85D 1 1 35 85D 1 1 65 85D 1 1 6 85D 1 1 36 85D 1 1 66 85D 1 1 7 85D 1 1 37 85D 1 1 67 85D 1 1 8 85D 1 1 38 85D 1 1 68 85D 1 1 9 85D 1 1 39 85D 1 1 69 85D 1 1 10 85D 1 1 40 85D 1 1 70 85D 1 1 11 85D 1 1 41 85D 1 1 71 85D 1 1 12 85D 1 1 42 85D 1 1 72 85D 1 1 13 85D 1 1 43 85D 1 1 73 85D 1 1 14 85D 1 1 44 85D 1 1 74 85D 1 1 15 85D 1 1 45 85D 1 1 75 85D 1 1 16 85D 1 1 46 85D 1 1 76 85D 1 1 17 85D 1 1 47 85D 1 1 77 85D 1 1 18 85D 1 1 48 85D 1 1 78 85D 1 1 19 85D 1 1 49 85D 1 1 79 85D 1 1 20 85D 1 1 50 85D 1 1 80 85D 1 1 21 85D 1 1 51 85D 1 1 81 85D 1 1 22 85D 1 1 52 85D 1 1 82 85D 1 1 23 85D 1 1 53 85D 1 1 83 85D 1 1 24 85D 1 1 54 85D 1 1 84 85D 1 1 25 85D 1 1 55 85D 1 1 85 85D 1 1 26 85D 1 1 56 85D 1 1 86 8513 1 1 27 85D 1 1 57 85D 11 87 85D 1 1 28 85D 1 1 58 85D 1 1 88 85D 1 1 29 85D 1 1 59 85D 1 1 89 85D 1 1 30 85D 1 1 60 85D 1 1 90 85D 1 1 91 85D 1 1 92 85D 1 1 93 85D 1 1 94 85D 1 1 95 85D 1 1 95A 85D 1 1 95B 85 A 138 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. 1 (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right -of -way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): Owner(s): W IMA W. Go 4SS %4 Id). l /tJ�XC�ici L� ✓t: /d�)rN /i17`' Co o^+&b\ trs Date: 7- Date: Date: !Z/?? /0G, Date: Name and Property Identification Number Address Name MYERS, JOYCE E. 625 Town Run Lane Property# 85 -A -137 Stephens City, P Y, VA 22655 Name RAMEY, WILLIAM L. 824 Peace and Plenty Lane property 85- A -137E Stephens City, VA 22655 Name RAMEY, WILLIAM L. 824 Peace and Plenty Lane Property# 85- A -137D Stephens City, VA 22655 Name RITENOUR FARM L.P. c/o Mary Ritenour 514 Peace and Plenty Lane Ste. Pr 8 5 -A -131 Name SCOTHORN, Gary, Stephen, Dennis 506 Ewings Lane Stephens City, VA 22655 Property# 85 -A -139 FREDERICK-COUNTY WINCHESTER Name SERVICE AUTHORITY PO Box 433 Winchester, VA 22604 Property 85 -A -141 Name TOWN OF STEPHENS CITY PO Box 250 Stephens City, VA 22655 Property# 85 -A -142 Name ESTEP, Mary Virginia Stickley c/o Robert M Bushong, PQA 14502 Saint Stephens Place Midlothian, VA 23113 property# 85- A -142A Name ESTEP, Mary Virginia Stickley c/o Robert M tephens, lac 14502 Saint Stephens Place Midlothian, VA 23113 .I Property# 85 -A -59 Name RAMEY, William Elizabeth 824 Peace and Plenty Lane Stephens City, VA 22655 Property# 85 -A -60 Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right -of -way, a private right -of -way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. 15 ZONE: r- P 35E C,0141MEricApi., William H Gordon Associates, Inc. 301 North Mildred Street, Suite 1 Charles Town, West Virginia Phone (3041- 726 -8456 GENERAL DEVELOPMENT PLAN SOUTHERN HILLS FREDERICK COUNTY, VIRGINIA PROJ. NO. 2499 -0101 SCALE 1• 100' SHEET 1 of 2 OCTOBER 2006 ENTRANCE LOCATIONS PHASE .3. C.OMMERCIAL PROPOSED 100'' URE RIGHT -OF aJ010AS SUMVEYCR$ LA. PIANISM W I0MCNE H ECTS William H. Gordon Associates, Inc. 301 North Mildred Street, Suite 1 Charles Town, West Virginia Phone 13041- 725 -8466 GENERAL DEVELOPMENT PLAN SOUTHERN HILLS FREDERICK COUNTY. VIRGINIA PROJ. NO, 2499 -0101 SCALE T 100' SHEET 2 of 2 OCTOBER 2000 REZONING APPLICATION #22 -06 SOUTHERN HILLS Staff Report for the Board of Supervisors Prepared: February 1, 2007 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application and updates are noted by staff where relevant throughout this report. Planning Commission: Board of Supervisors: Reviewed January 17, 2007 February 14, 2007 North: RA (Rural Areas Zoning) South: RA (Rural Areas Zoning) East: RA (Rural Areas Zoning) West: RA (Rural Areas Zoning) Action Recommended Approval Pending PROPOSAL: To rezone 105 acres of land, 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers, for residential and commercial uses. LOCATION: Approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 85D -1 -1 -1 through 85D- 1 -1 -95B and 85 -A -138 PROPERTY ZONING: RP (Residential Performance) District PRESENT USE: Residential and Vacant ADJOINING PROPERTY ZONING PRESENT USE: Use: Use: Use: Use: Residential Utility Residential Agricultural Agricultural Vacant Agricultural PROPOSED USES: 88 single family detached and 232 single family attached residential uses and commercial uses. Rezoning #22 -06 Southern Hills February 1, 2007 Page 2 Planning Zoning: 1) Site History 2) Request to rezone and revise Proffers On July 11, 2001, the Board of Supervisors approved Rezoning Application #01 -01 to rezone 105 acres from RA (Rural Area) to RP (Residential Performance) to enable the construction of 250 single family residential lots. Additional proffers were provided with this rezoning application that guided the development of the property, including a Generalized Development Plan, the construction of area transportation improvements, an easement adjacent to neighboring properties, preservation of and access to an existing family cemetery, and monetary contributions to offset the impacts of the development on community facilities and to facilitate an adjacent transportation improvement. The original Proffer Statement for RZ #01 -01 is enclosed for your information. The applicant has submitted this request to rezone a 15 acre portion of the original 105 acre rezoning from RP (Residential Performance) to B2 (Business General) and to amend the proffers associated with the original rezoning. In general, the revised proffers provide for a mix of land uses and housing types, and an improved layout for the project as depicted on the revised Generalized Development Plan. Most significantly, the revised proffers also provide for the dedication to the County of a 100' right -of -way for the future construction of Warrior Drive extended which would ultimately align with the future Exit 307 Interchange on Interstate 81. The applicant is requesting approval for 88 single family detached residential units and no more than 232 single family attached residential units. This is a potential net increase of seventy units above the originally approved 250 units for a potential total of 320 residential units. The gross density of the original project was 2.3 units per acre. The gross density of the revised project would be 3 units per acre with a net residential density of 3.5 units per acre. Recent planning efforts between the County, Town of Stephens City, and VDOT, have identified the approximate location and centerline of the future Interstate 81, exit 307 interchange. The Applicant's proposed dedication of right -of -way to facilitate the extension of Warrior Drive major collector road is consistent with the location identified in the most recent efforts of the planning group. The applicant's request to rezone approximately 15 acres of commercially zoned land introduces a commercial component to the project in a highly visible and commercially viable location. Access to the commercial area would be provided via Town Run Lane and the future extension of Warrior Drive. The Applicant has sought to ensure that their access to Warrior Drive is maintained through language contained within the Proffer Statement. Rezoning #22 -06 Southern Hills February 1, 2007 Page 3 3) Comprehensive Policy Plan 4) Potential Impacts The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1J Transportation The Frederick County Eastern Road Plan. updated in 2006, identifies a new major collector road, Warrior Drive extended, which will extend south from Warrior Drive and Fairfax Pike, Route 277, to Double Church Road, then west to Town Run Lane and the relocated Interstate 81 Exit 307. Exit 307 of Interstate 81 is planned to be relocated south of its current location. The new major collector road is identified with an urban four lane divided road section. The consideration of this rezoning and proffer revision request was evaluated with an understanding that a primary element of the County's long range planning efforts, the extension of Warrior Drive through the limits of the property to a future interchange with Interstate 81, would be facilitated with the request presented by the Applicant. Notwithstanding this consideration, the impacts of the proposal compared to the original approved rezoning should be taken into consideration. The various reviewing agencies have not provided additional comment on the rezoning request. This is due to the Applicant's willingness to provide a revised Master Development Plan for this project at the same time as the rezoning is being considered. The various review agencies have been involved in the detailed review of this project through the Master Development Plan process. An updated Transportation Impact Analysis was not required for this request. It is recognized that the additional vehicle trips from the modified housing program and commercial property would create an incremental impact on the existing road network. However, the transportation improvements previously proffered and implemented by the Applicant address the short term transportation impacts in this area. These improvements include the extension of Stickley Drive to connect with Town Run Lane, improvements to Town Run Lane, and a monetary contribution in the amount of $100,000 for construction funding at the intersection of Stickley Drive and Route 277. The dedication of the right -of -way for the future construction of Warrior Drive extended, a significant section of the long term solution to the transportation needs of this area, addresses the long range transportation improvements envisioned for this area. Ultimately, the long term transportation planning efforts of the community would be able to be implemented with the approval of this rezoning and revised proffer statement. Rezoning #22 -06 Southern Hills February 1, 2007 Page 4 The approved rezoning provided for a monetary contribution to offset the impact of the development on community facilities. This proffered contribution provided for $4,910.00 per residential lot and was based on the old fiscal impact model. The Applicant's rezoning request and revised proffer statement maintains this same monetary contribution which would also be applicable to the additional residential lots enabled by the request. Since the approval of the original rezoning the County has adopted the new Development Impact Model. The original and revised rezoning request and proffers address the preservation of, and access to, the Ewing Family Cemetery. The proffer has been modified to provide for public access to the Ewing Family Cemetery via an access easement rather than a public street. This change is primarily due to the change in street type in this location from a public street to a private street. However, public access is assured. 5) Revised Proffer Statement Dated December 20, 2006 and Revised January 31, 2007. The proposed revisions to the proffer statement contained in Rezoning #22 -06 are generally summarized as follows: Proffer 1 provides for a new Generalized Development Plan, the dedication of a 100'right -of- way for the future construction of Warrior Drive extended, a commercial land bay, and the introduction of single family attached townhouse units resulting in a mix of housing types and an increase in the total number of units from 250 to potentially 320. The residential breakdown has changed from 250 single family detached units to 88 single family detached units and no more than 232 single family attached townhouse units. Proffer 7 provides for public access to the Ewing Family Cemetery via a public access easement rather than a public street. Proffer 9 provides for the dedication of the 100' right of-way to the County within 90 days of a written request by the County. This proffer further describes conditions associated with the dedication of the right -of -way which allows for 1) the developer to acquire easements for utilities within the dedicated area 2) for two entrances into the B2 commercial land bay from the right of way, and 3) provides the applicant with the ability to grade within the right -of -way prior to the construction of the road. The Proffer Statement was revised on January 31, 2007 to reflect two commitments that were made to the Planning Commission. Proffer 10 provides that no greater than 10 percent of the maximum allowable commercial square footage in the B2 zone shall be constructed before the portion of the Warrior Drive extension road traversing the property is constructed. Rezoning #22 -06 Southern Hills February 1, 2007 Page 5 Staff note: The Applicant's Proffer stipulates that no greater than 10 percent of the 678,885 maximum allowable commercial square footage shall be constructed. This figure is based upon and Floor Area Ratio of 1.0 and the development of the entire 15 acres of commercial land area. It is reasonable to assume that with the dedication of the right -of -way for future Warrior Drive, and the environmental constraints that exist on the eastern portion of the commercial area, an area of commercial development somewhat less than that included in the Proffer Statement will be more realistic. During the Applicant's presentation to the Planning Commission, an FAR of 0.3 was discussed for the balance of the property (approximately 9 acres) resulting in a potential build out of 118 000 sq uare feet. It is recognized that commercial development in this particular location would be desirable in the future. However, should it be everyone's desire to limit the amount of development and associated vehicle trips that could occur on the commercial property prior to the completion of Warrior Drive on the property, a more realistic calculation may be prudent. Proffer 11 provides for the phased introduction of the residential units. The owner has committed to limiting the residential building permits to no more than 75 permits per calendar year with an accumulation allowance. STAFF CONCLUSIONS FOR 01/17/07 PLANNING COMMISSION MEETING: The subject property is presently zoned RP (Residential Performance). The applicant is requesting to introduce a commercial land area to the project and to revise the Generalized Development Plan and Proffers associated with rezoning #01 -01. The GDP revision would provide an alternative intemal road network, provide for two different housing types, and provide a transportation proffer that would allow for the future construction of Warrior Drive in a location consistent with the County' s Comprehensive Plan. The project maintains its consistency with the goals and policies of the Frederick County Comprehensive Plan. Further, the introduction of a commercial component to the project and the modifications to the proffer statement are positive additions to the project which would not have a negative impact on the surrounding properties. PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/17/07 MEETING: Members of the Planning Commission believed that once Warrior Drive was constructed with the relocated interchange, the transportation network should work well; however, until this occurred, a revised TIA to accommodate the commercial development was not available for the Commission to evaluate the impacts. They raised the possibility of the commercial development occurring before Warrior Drive was constructed. They expected that the traffic generated from the commercial area would far exceed the amount from the additional townhouses. They pointed out that overall, the Route 277 corridor was currently overloaded and operating under LOS. Commission members believed two things were needed: 1) a traffic analysis was needed for the commercial area to determine its impact on the transportation system; and 2) a phasing plan for the development was needed so that total build -out of the commercial and residential development would not occur before Warrior Drive is constructed. Rezoning #22 -06 Southern Hills February 1, 2007 Page 6 The applicant agreed to perform a revised TIA as part of the development of the first section of the commercial property so that the impacts associated with the commercial use are known and quantified. The applicant stated that 118,000 square feet of commercial development was envisioned for the property. The applicant agreed that no more than ten percent of the commercial property would be developed before the construction of Warrior Drive; and further, the applicant agreed to incorporate a phasing plan for the residential portion and to limit development to no more than 75 units per year, which would be cumulative through the development of the residential property. One citizen, an adjoining property owner. spoke during the public comment portion of the hearing. He said the neighbors were opposed to townhouses during the first rezoning and he was still opposed to townhouses. He said the local roads would not be able to handle all of the traffic. He commented that if the County needed Warrior Drive, there were other ways of getting the road. Commission members recognized that transportation issues in this area will continue to be a concern; however, they reasoned that the benefit of acquiring the right -of -way for Warrior Drive, along with the stipulations offered by the applicant, made this a better plan than the one previously submitted. The Planning Commission recommended approval of Rezoning Application #22 -06 with applicant's revised proffers particularly stipulating that no more than ten percent of the commercial property would be developed before the construction of Warrior Drive; and, a phasing plan will be incorporated for the residential portion which will limit residential development to no more than 75 units per year and will be cumulative through the development of the residential property. The majority vote was as follows: YES (TO REC. APPROVAL): Oates, Light, Thomas, Ours, Kriz, Triplett, Kerr. Mohn, Wilmot NO: Unger, Watt ABSTAIN: Manuel (Note: Commissioner Morris was absent from the meeting.) STAFF UPDATE FOR 02/14/07 BOARD OF SUPERVISORS MEETING: The Applicant' s request to introduce a commercial land area to the project and to revise the Generalized Development Plan and Proffers associated with rezoning #01 -01, which providing for an alternative internal road network, two different housing types, and a transportation proffer that would allow for the future construction of Warrior Drive in a location consistent with the County's Comprehensive Plan are positive additions to the project which would not have a negative impact on the surrounding properties. In addition, the Applicant's revised Proffer Statement dated January 31, 2007. seeks to further address the two concerns identified by the Planning Commission. traffic impacts on Route 277 and the phasing of the residential components of the project. Rezoning #22 -06 Southern Hills February 1, 2007 Page 7 Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Planning Commission: Board of Supervisors: REZONING APPLICATION #22 -06 SOUTHERN HILLS Staff Report for the Planning Commission Prepared: January 3, 2007 Staff Contact: Michael T. Ruddy, Deputy Planning Director Reviewed January 17, 2007 February 14, 2007 Action Pending Pending PROPOSAL: To rezone 105 acres of land, 15.53916 acres from RP (Residential Performance) District to B2 (General Business) District with proffers, and 90 acres from RP (Residential Performance) to RP (Residential Performance) with revised proffers, for residential and commercial uses. LOCATION: Approximately 2,800 feet south of the intersection of Route 277 and Town Run Lane MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 85D -1 -1 -1 through 85D- 1 -1 -95B and 85 -A -138 PROPERTY ZONING: RP (Residential Performance) District PRESENT USE: Residential and Vacant ADJOINING PROPERTY ZONING PRESENT USE: North: RA (Rural Areas Zoning) South: RA (Rural Areas Zoning) East: RA (Rural Areas Zoning) West: RA (Rural Areas Zoning) Use: Use: Use: Use: Residential Utility Residential Agricultural Agricultural Vacant Agricultural PROPOSED USES: 88 single family detached and 232 single family attached residential uses and commercial uses. Rezoning #22 -06 Southern Hills January 3, 2007 Page 2 Planning Zoning: 1) Site History On July 11, 2001, the Board of Supervisors approved Rezoning Application #01 -01 to rezone 105 acres from RA (Rural Area) to RP (Residential Performance) to enable the construction of 250 single family residential lots. Additional proffers were provided with this rezoning application that guided the development of the property, including a Generalized Development Plan, the construction of area transportation improvements, an easement adjacent to neighboring properties, preservation of and access to an existing family cemetery, and monetary contributions to offset the impacts of the development on community facilities and to facilitate an adjacent transportation improvement. The original Proffer Statement for RZ #01 -01 is enclosed for your information. 2) Request to rezone and revise Proffers The applicant has submitted this request to rezone a 15 acre portion of the original 105 acre rezoning from RP (Residential Performance) to B2 (Business General) and to amend the proffers associated with the original rezoning. In general, the revised proffers provide for a mix of land uses and housing types, and an improved layout for the project as depicted on the revised Generalized Development Plan. Most significantly, the revised proffers also provide for the dedication to the County of a 100' right -of -way for the future construction of Warrior Drive extended which would ultimately align with the future Exit 307 Interchange on Interstate 81. The applicant is requesting approval for 88 single family detached residential units and no more than 232 single family attached residential units. This is a potential net increase of seventy units above the originally approved 250 units for a potential total of 320 residential units. The gross density of the original project was 2.3 units per acre. The gross density of the revised project would be 3 units per acre with a net residential density of 3.5 units per acre. Recent planning efforts between the County, Town of Stephens City, and VDOT, have identified the approximate location and centerline of the future Interstate 81, exit 307 interchange. The Applicant's proposed dedication of right -of -way to facilitate the extension of Warrior Drive major collector road is consistent with the location identified in the most recent efforts of the planning group. The applicant's request to rezone approximately 15 acres of commercially zoned land introduces a commercial component to the project in a highly visible and commercially viable location. Access to the commercial area would be provided via Town Run Lane and the future extension of Warior Drive. The Applicant has sought to ensure that their access to Warrior Drive is maintained through language contained within the Proffer Statement. Rezoning #22 -06 Southern Hills January 3, 2007 Page 3 3) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1 -1] Transportation The Frederick County Eastern Road Plan, updated in 2006, identifies a new major collector road, Warrior Drive extended, which will extend south from Warrior Drive and Fairfax Pike, Route 277, to Double Church Road, then west to Town Run Lane and the relocated Interstate 81 Exit 307. Exit 307 of Interstate 81 is planned to be relocated south of its current location. The new major collector road is identified with an urban four lane divided road section. 4) Potential lmpacts The consideration of this rezoning and proffer revision request was evaluated with an understanding that a primary element of the County's long range planning efforts. the extension of Warrior Drive through the limits of the property to a future interchange with Interstate 81, would be facilitated with the request presented by the Applicant. Notwithstanding this consideration, the impacts of the proposal compared to the original approved rezoning should be taken into consideration. The various reviewing agencies have not provided additional comment on the rezoning request. This is due to the Applicant's willingness to provide a revised Master Development Plan for this project at the same time as the rezoning is being considered. The various review agencies have been involved in the detailed review of this project through the Master Development Plan process. An updated Transportation Impact Analysis was not required for this request. It is recognized that the additional vehicle trips from the modified housing program and commercial property would create an incremental impact on the existing road network. However, the transportation improvements previously proffered and implemented by the Applicant address the short term transportation impacts in this area. These improvements include the extension of Stickley Drive to connect with Town Run Lane, improvements to Town Run Lane, and a monetary contribution in the amount of $100,000 for construction funding at the intersection of Stickley Drive and Route 277. The dedication of the right -of -way for the future construction of Warrior Drive extended, a significant section ofthe long term solution to the transportation needs of this area, addresses the long range transportation improvements envisioned for this area. Ultimately, the long term transportation planning efforts ofthe community would be able to be implemented with the approval of this rezoning and revised proffer statement. Rezoning #22 -06 Southern Hills January 3, 2007 Page 4 The approved rezoning provided for a monetary contribution to offset the impact of the development on community facilities. This proffered contribution provided for $4,910.00 per residential lot and was based on the old fiscal impact model. The Applicant's rezoning request and revised proffer statement maintains this same monetary contribution which would also be applicable to the additional residential lots enabled by the request. Since the approval of the original rezoning the County has adopted the new Development Impact Model. The original and revised rezoning request and proffers address the preservation of, and access to, the Ewing Family Cemetery. The proffer has been modified to provide for public access to the Ewing Family Cemetery via an access easement rather than a public street. This change is primarily due to the change in street type in this location from a public street to a private street. However, public access is assured. 5) Revised Proffer Statement Dated December 20, 2006 The proposed revisions to the proffer statement contained in Rezoning #22 -06 are generally summarized as follows: Proffer 1 provides for a new Generalized Development Plan, the dedication of a 100'right -of- way for the future construction of Warrior Drive extended, a commercial land bay, and the introduction of single family attached townhouse units resulting in a mix of housing types and an increase in the total number of units from 250 to potentially 320. The residential breakdown has changed from 250 single family detached units to 88 single family detached units and no more than 232 single family attached townhouse units. Proffer 7 provides for public access to the Ewing Family Cemetery via a public access easement rather than a public street. Proffer 9 provides for the dedication of the 100' right -of -way to the County within 90 days of a written request by the County. This proffer further describes conditions associated with the dedication of the right -of -way which allows for 1) the developer to acquire easements for utilities within the dedicated area 2) for two entrances into the B2 commercial land bay from the right of way, and 3) provides the applicant with the ability to grade within the right -of -way prior to the construction of the road. Rezoning #22 -06 Southern Hills January 3, 2007 Page 5 STAFF CONCLUSIONS FOR 01/17/07 PLANNING COMMISSION MEETING: The subject property is presently zoned RP (Residential Performance). The applicant is requesting to introduce a commercial land area to the project and to revise the Generalized Development Plan and Proffers associated with rezoning #01 -01. The GDP revision would provide an alternative internal road network, provide for two different housing types, and provide a transportation proffer that would allow for the future construction of Warrior Drive in a location consistent with the County's Comprehensive Plan. The project maintains its consistency with the goals and policies of the Frederick County Comprehensive Plan. Further, the introduction of a commercial component to the project and the modifications to the proffer statement are positive additions to the project which would not have a negative impact on the surrounding properties. Following the requirement for a public hearing, a recommendation by the Planning Commission to the Board of Supervisors concerning this rezoning application would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission. REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Name: CARLA COFFEY WILLIAM H: GORDON Address' 24 W. Piccadilly Street Suite A Winchester, VA 22601 2. Property Owner (if different than above) Name: ARCADIA SOUTHERN HILLS, L.L.0 Address- 117 N BAILEY LANE PURCELLVILLE, 20132 ARCADIA DEVELOPMENT CO Name: c/o CARLA COFFEY Address: 117 N BAILEY LANE PURCELLVILLE, VA 20132 Name: SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. Address: P.O. Box 1150 Purcellville, VA 20134 3. Contact person if other than above 4. Checklist: Check the following items that have been included with this application. x Location map Plat x Deed to property Verification of taxes paid X x 11 o� Telephone: 540- 5 Telephone: 540- 751 -0321 Telephone: 540-751-0321 Telephone: 540- 751- 032l-x 179 Agency Comments Fees Impact Analysis Statement Proffer Statement x 4 5. The Code of Virvinia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: ARCADIA DEVELOPMENT CO 7. Adjoining Property: ARCADIA- SOUTHERN HILLS, L.L.C. SOUTHERN HILLS HOMEOWNERS ASSOCIATION, INC. RESIDENTIAL PERFORMANCE (RP) 6. A) Current Use of the Property: B) Proposed Use of the Property: RESIDENTIAL PERFORMANCE (RP) BUSINESS PARCEL IA NUMBER En ZONING 85 A -137 AGRI RA 85- A -137E RES RA 85 -A -1370 RES RA 85 A -131 AGRI RA 85 -A -139 AGRI RA 85 -A -141 FWSA RA 85 A -142 VACANT RA 85 A -142A RES RA 85 -A -59 AGRI RA 85 A 60 AGRI RA 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): 105.54236 ACRES LYING APPROXIMATELY 2,800 FEET SOUTH OF THE INTERSECTION OF ROUTE 277 AND TOWN RUN LANE GENERAL DISTRICT (B2) 12 Acres Current Zoning Zoning Requested 15.53916 RP B2 90.0032 RP RP Total acreage to be rezoned105.542 Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number SEE ATTACHED Magisterial: OPEQUON High School: SHERANDO HIGH SCHOOL Fire Service: CO II. STEPHENS CITY ,VA Middle School: AYLOR MIDDLE SHCOOL Rescue Service:co II, STEPHENS CITY ,VA Elementary School: BASS HOOVER ELE SHCOOL 10. Zoning Change: List the acreage included in each new zoning category being requested. 11. The following information should be provided according to the type of rezoning proposed Single Family homes: 88 Townhome: 232 Non Residential Lots: Mobile Home: are Foota e of Office: UP TO 676,885 SQ FT Retail: UP TO 676,885 SQ FT Restaurant: UP TO 676,885 sQ FT Districts Number of Units Proposed 13 O S Multi- Family Hotel Rooms: Service Station: UP TO 676,885 SQ FT Manufacturing: UP TO 676,885 SQ FT Warehouse: UP TO 676,885 SQ FT Other: UP TO 676,885 SQ FT REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA Attachment: 9. Parcel Identification/Location: Parcel Identification Numbers 85D 1 I 1 85D 1 1 31 85D 1 1 61 850 1 1 2 85D 1 1 32 85D 1 162 85D 1 1 3 85D 1 1 33 85D 1 1 63 85D 1 1 4 85D 1 1 34 85D 1 1 64 85D 1 1 5 85D 1 1 35 85D 1 1 65 85D 1 1 6 85D 1 1 36 85D 1 1 66 85D 1 1 7 85D 1 1 37 85D 1 1 67 85D 1 1 8 85D 1 1 38 85D 1 1 68 85D 1 1 9 85D 1 1 39 85D 1 1 69 85D 1 1 10 85D 1 1 40 85D 1 1 70 85D 1 1 11 85D 1 1 41 85D 1 1 71 85D 1 1 12 85D 1 1 42 85D 1 1 72 85D 1 1 13 85D 1 1 43 85D 1 1 73 85D 1 1 14 85D 1 144 85D 1 1 74 85D 1 115 850 1 1 45 85D 1 1 75 85D 1 1 16 85D 1 1 46 85D 1 1 76 85D 1 1 17 85D 1 1 47 85D 1 1 77 85D I 118 85D 1 1 48 85D 1 1 78 85D 1 1 19 85D 1 1 49 85D 1 1 79 85D 1 1 20 85D 1 1 50 85D 1 1 80 85D 1 1 21 85D 1 1 51 85D 1 1 81 85D 1 1 22 850 1 1 52 85D 1 1 82 85D 1 1 23 85D 1 1 53 85D 1 1 83 85D 1 1 24 85D 1 1 54 85D 1 1 84 85D 1 1 25 85D 1 1 55 85D 1 1 85 85D 1 1 26 85D 1 1 56 85D 1 1 86 85D 1 1 27 85D 1 1 57 85D 1 1 87 85D 1 1 28 850 11 58 850 1 1 88 85D 1 1 29 85D 1 1 59 85D 1 1 89 85D 1 1 30 85D 1 1 60 85D 1 1 90 85D 1 1 91 85D 1 1 92 85D 1 1 93 85D 1 1 94 85D 1 1 95 850 1 1 95A 85D 1 1 95B 85 A 138 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ord inance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right -of -way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): Owner(s): Gordon 4S(o.;uk5 A" Date: (Z Adrn 4)I /r /1 (!P 6/ try-m:1 ti)-, /t4Ladid Z vare lie' (o Sou..kbrn N'\VS At"^4.CAvan aswctahw., L 14 Date: Date: Date: j -)7,0/OG- Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right -of -way, a private right -of -way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property identification Number Name MYERS, .JOYCE E. Property 85 -A -137 Name RAMEY, WILLIAM L. Property# 85- A -137E Name RAMEY, WILLIAM L. Property# 85- A -137D Name RITENOUR FARM L.P. Propaty 85 -A -131 Name SCOTHORN, Gary, Stephen, Dennis Name SERV r ICEAUTHORIT WINCHESTER Y Property 85 -A -139 Property 85 -A -141 Name TOWN OF STEPHENS CITY Property 85 -A -142 Name ESTEP, Mary Virginia Stickley property# 85- A -142A Property 85 -A -59 Name RAMEY, William Elisabeth Property 85 -A -60 625 Town Run Lane Address Stephens City, VA 22655 824 Peace and Plenty Lane Stephens City, VA 22655 824 Peace and Plenty Lane Stephens City,: VA 22655 c/o Mary Ritenour 514 Peace and Plenty Lane Stephens City. VA 77655 506 Ewings Lane Stephens City, VA 22655 PO Box 433 Winchester, VA 22604 PO Box 250 Stephens City, VA22655 c/o Robert M Bushong, POA 14502 Saint:Stephens Place Midlothian, VA 23113 Name ESTEP, Mary Virginia Stickley c/o Robert M Bushong, POA 14502 Saint Stephens Place Midlothian, VA 23113 824 Peace and Plenty Lane Stephens City, VA 22655 l IUhIk[ITT81111+IfY14111i4U'1', 11104,111,, AERIAL OVERLAY SOUTHERN HILLS FREDERICK COUNTY, VIRGINIA DATE: DECEMBER 2006 PROJ. NO.: 2499 -0101 SCALE= 1' 400' 1 Isma MIL ENGINEERS SURVEYORS LAND PLANNERS LANDSCAPE ARCHITECTS SITE SECURITY CONSULTING GIS FUTURE WARRIOR DRIVE ALIGNMENT SOUTHERN HILLS FREDERICK COUNTY, VIRGINIA DATE: DECEMBER 2006 PROJ. NO.: 2499 -0101 SCALE: V=800' ENGINEERS SURVEYORS LAND PLANNERS LANDSCAPE AR SITE SECURITY CONSULTING GIS s 1 Tiacadia Building Company fircadia Building Company at Branbury Glen 703 443 -0442 MEV "-I 77177 lir. ■i. 1 'Dl fit ii, iiG Ui& L MOD iii E t O EM feu ■RO L 111 UUO, ONO r IV" IN ilia 11111 III III rrr-r mrT r r edfiatiaet d gizeve Ykeer4 (via YtemeArd ared ,Worze Xlep Ycia Yie a/ Mb %ea, KVI-e&G c_WO(0/7, Pea Odio.zat Y Ytase Xdii a tth/t %Palle FO/Ze2VilAel- 5keaa (at( ,_haw,/IV/ ezrzei ,Waize Wa ,Taid Yotor&ac nveidai g y‘n 2 Th 9_a”no g 16-8'. rr_FL_ x •5 -1/4:n47 gc x V-2' •nu/rem/Y 1T-1' c/ 0 ?v»q 9ew 16r-4" 11-2' c_9 chSOP (.0/7 _9 1 1/7 oil g;74 F0/7/4/70// 7j2» -.5 K/7/67/0/7 :21//th7 Moom, .".1/e/ 13%1 18'-3" I 1 .cety)-eam 4'1 giedroevi2, 11 8' x 10-6" I l' 3' x 10]-6' e .6 &b 9X,e/ g;zt. .11(11(/1/ Kit/ Kn/n ant/ i. 9,cc/ gii, coal/mew' reonerV6ervi —9 .9avit teed Wr;‘,”/ Merle Oa. 74,„evil .91/4/ 13 -r 2 M77/eiv1 %)and g;7 ,Oezioneal r eo/14/eivi 7Zed, c-Wenton it 1 th?:+' Caratthn .9.4ern, 22'-7" x Or/ 6" ext. Yiza 70// givgi/f, 2adeenr/71 gonafria g4 Y‘01/ 3t&/1 S/72 g 3‘,4 cl'o/2d Renderings and Fkx,rplAus Are an anises couteplion only and Are subject lo change, Acival prwluct aod specilIcAtions may ,ary in dimension and doail from di This brochure is fur illustrat;ve purposes only And is nal part an legal coniraci. Se. Sales Repruseniative fur con i c Ydn Yecond 5ar3h ,�nra�c /'z%/un. WA! JiIUiron/ L .Z.//t :f7+.vn V 27/9:•./ 9 .Ten L :dime n nom 16' -8" x 10' -8" fttmr/ a/e'/✓Y .i(> >wa r r ;r,:.rri /.6' ez( Wiz? g), %/Yr: (n leon and Oct. ,ea :ft /ii/), ,9e(r0n/ 1 Wre/i'onn/ /2 We run/ N? 11' -8" x 10 11'-3" .x 10S6" .4rai(o .L ca'!nn 13' -11'.x 18' 3" SScona 47 j .�ar�n. '3on�lirrz Renderings and floorpians are an artists rnnaoption only and are subject t This brochure Is for trivet's. ,FAnsecnz/ J1lti/y .horn /oil 7) &.t 0+u. �ion�� on ,Weee %nnr iien ng e pnrpt YPO(1/n� y A�n ctea-eabern ,A.mm 17' -0" x I I' -6" 22'4" x 19'4• ,�ara ,pe C� w %tGOn dal product and specifications may vary In dinensl0n and detail from thee only end Is nat pan Ora legal coot rat t. See Salo Representative for mm pl edthat d gala e �017 e/ 170/Z Y/racua /Vei. a'tr/,d tw/ SI'oaree ate, Zav-ewe arir�rtio�z at Yoziorizac rroddaz, Yi2",1‘ Y &t ,9412 C.nft9/ .(Ja.'502/4 &arilbn. an/,? ,firrr'Mnr rijU,ern; 6r.M/A 11,' x 10'.9" o vhp .Awn I:i -4' x 12'.2' I!?J 10' -0'x II' -8' Y aanv/ /oy,n 10 -11 "x 11 -9" fain, .9.01/29 I0'. I x 17' -9' 1 1, inrc ✓n 9- 1x9.11 ;i r e eirg .W+rrne 15' -4" x 12' -2" 'Y. 10'10" x 19' -9' iUf1)11 3 YdOt Y/CG/z c 6' Ca/: yei„ W 2 e n axV as6nzrr on,/%ian and S7 'Nod 2 cr �SCOrzd Y o, 3 %n JA %fl aicn/rn/ CnnW //irn €v %/1 /i& ,Yt..? 9fl? r 9171:na x%rrn 9' -2' x 9'- 11' A 99 '&'t vn 11 %0" x 16' -10" sw za- Z! III' 6 ".x 10' .6" Ode c� X. ,'f'finn 7 ehrJ% JJeZJCn /tat/ C on2 /inn q t/ ��9 Beni' 4% M iz'? C� -6I ..aJoneni Con e.lthn tnt/%z Sin/ ?ecrea./icvr Ray)? 15 -8 "x I4' -9" rre 176 Rare n 92en I I' -6" .x 11'3" .!nravm. 8' -6" x 9' -I I" (gpi/. .1/4. /.5 //t Man; av/( 74 em, l �%we/d,Dn ,Aerr!.¢/A, ,Wentz 21'A'x Will ROOM 9/17 0 176' g j z/. ,��'''/.a'n &nt��z.`f�r. .fir adcnzenr/ Con /Cion RenA,dngs and ploorplans c an .nln3 c,mrepdon only amt arc sublcst m,bonge, Actual product and spevi0coilons may vary is dimension and detail from she, This brochure is fop illustrative purposes only and is not pan of a legal con nracx. See Sales Representative for comp :fa/it MdotP 94 n (ta/'age %e//nr //ian 6a///. //i/U'/M/n mef ,r/'i m ern /'/M /A (jr/ 6 C <o2 �"fi;a/ c ka r�as a a W /oii ant 71(k)./ 97,721 SaeCOnal JAW/ Wan %v c-9S 9 h %/.1 gin,infe; Moir +/Gran, %ear Fan %bon tried Ykeuvoien _I eim i .9P/Nn 15'4" is I2' 2" T /[/g rn/ irreitrr .2raL'M 1 r We /nniie x 2 I t ;94 7( 6 4 /2 1 xY a ape 1 I' 7" x 20' -0" GeG MOONY, Mid a %%,/unit/ Meet a aiCenn ,l 9' -2" x 9'-1 I" r�tiVand Woo, 9 Ccy/ 6 6° 'xr. �Y/a., 2/ _Valtzte ondei'a Renderings and Floorplaos me an anises conception only and a subject tochagee Actual product and specifications may vary In dimension and detail from This brochure is for illustrative purposes only and is nut pan of a legal contract. See Sales Representative fora .%,/cage r eana4tion ezcla S4n,wone mate y ro /aon izcdh rZ th Stn uvn7 If y wins .:X/��i 92io 10'-t" x ST -S" 7eksee III' -10" x 19' -9" O tte gal. Y. .`ioa2�lr 0n440n and (..9 r//oo focf .9 dY Welrcnm. 111' -6" f1 /rnR ,Aivvrr /2 JJ/CG'MO, 1 1 O" x je/.6' "Ci't, ue /nfe C:anI Zan. Rendering milk /rz.r o r! .%erzr VAMaZe yr .'cur don n i% garatc 7n% 7 arid nvoam. C j Jarrionir Wag; C /44/ (970047 sCeeesereeiliela 9P-00/7/- 21'0" x 1' 7" 04 6' ezt, c9 n. 'ac-age F0/7,1476 d Floorplans are an artis s conception only and are subject to Osage. Actual product and speciliemions may vary in dimension and dernll from dies This brochure in for illustrative purposes only and is not part of a legal contract. Sec Sales Represenmdee For comp %Pa Cpl'oRA w 5Xoasq faradai-d �adir� arad ,99o/m Xafes f e aerl XdoatioA gweieziew sgaaasra grad orae meter- MiAatea F 'ara�e Eason 5 iiw left Oetearad T rSZ,ne Yotomac nfodda/e (ta c9 677,%:1 c9:fri:rn//n/ (./vZ/ /,L /ir/n ti /a //1 SLi, LYJm 7:6;,/ lct/ filei) env Moog, 14'-7'.x9' 1" bleywy 10' -10 7 -8" C .Sant ✓!Mm k 10'.I "x 20' -2• .9 (P.7t c.7(OOP cde& 0,2:6- Ed. cw, (nr (?iM',en/ ronr/Yian, and Oil. Nod °iee YeeSOnd 3 op YSb ?t0mnd YS0, Y‘, FE P a,.4en n/ to r% /Le r nr crG'mm 9 10'.6” x 10 .61u6x12r ,d5 /C/2J /fF .Wr,/,nnm Second :Mop Wu& 3%n W i 61,6111 L adeinend FenSS,YN �t1. 4/rn nom/ 9L4iy %Tom ir dai /i%/ ,n 3q ccrr fanr/ilr r 1,7 ,%cat 2^nnd /inn givej .ga.//en7a,Lf Fonra;we /tied 514 r �i .nurrvrz 8 c 12b0" ?rorrnt,on .�nrrm 21' -I' x 16-4' 11' -1" x 9 ca ROOM 20' -1" x 20' -4a cikd 11 x 9' -9" `ei,,L( a..itou z/ C:rana6a0/4 Renderings and El onceptlon only and are subject to change. Actaal product and specifications may vary in dimension and devil from the: This brochure 0 for illustrative purposes only and 0 not pan of n legal contract. See Sales Representative for comp 1 Y`det cTGOO, Y‘/2 r eon.47ifv, run %i �inrnoin II' -10' x 977,4 .9 Q 10' I "x 20'2' i1 Lclll o�ll :irv..rnN 2 J: J irrcn7 ,ifrvun 4L7 9' -I' PAl 7421.: c5&9nd %'GOO//' egha f r rad w mid& c' -ten /'ai/c �a /thy „Room a'00/7l /2 ,9rown /5 10' -5' 10' -3'.a 10' -5" gi eg‘/2 S ��oo, 3 n Oa. 6' Ne. iNza rua/yr, Gone47.tha as/ Ill Nn// 4cc/ %/nyc n,4 /4 %inrrnn./ >h7/4".///: r ift;/7 `'l',.il,,iu6 gieni Cnn,liiin 3'000na Yliot 9 nr'ayc /7%40n 7.ri /�i. 9i nr00na f%7-✓A roe 2 8' -7' x 12' -0" <Y t .W/./realaw Room 21' -1" I I' -0' x 19' -9' ✓%areal n c9enevn 20'- I" x 20' -4" (72 Yrity -Wawa 11' -0" x 19' -9" ��o (6/7,ci Yar Y U�2r Gr t. „Main 7 /i vn/'ajr c Fonr/i/ »n Renderings and ploorpla• are an antis conception only and are subject to change. Actual product nd specifications may vary in dimension and detail from these This brochure is for illustrative purposes only and is not part d legal contract. See Sales Representat ive For comply Elevation A till 1 1 11 11 in 1 111 ttiltlittthiliti Elevation C with optional Brick Front Elevation B Elevation D The Windham III It rrrrrrrr STUDY 10=6"x 11'- -5" POWDER LIVING 10'41" x 16' -0" FIREPLACE FAMILY 15' -0 "x 16' -0" OPTIONAL BOX BAY WINDOW SLIDING GLASS DOOR NOOK 9' -8" x 11' -8" DINING 12' x 16' 0" FIRST FLOOR PLAN KITCHEN Optional Gourmet Kitcb:n Available DW REF DESK GARAGE 19' -9 "x 20'-0" The Windham SOUTHER Elevation C Shown With Optional Brick Chimney HJLLS Elevation A Shown With Optional Brick Chimney Elevation B Shown With Optional Brick Chimney THE CHELSEA SOUTHERN HILLS i i +n: ii i:ii i WI III perin no IIIII Elevation C Elevation B The Concord Elevation A with optional Brick Front SOUTHERY HILLS 4• 1111 Ile 1 IG. ■t■ ■1■ 1.1 U1 u Elevation C with Optional Masonry Fireplace I_ J Ili] 37Eke Elevation B with Optional Masonry Fireplace Elevation A with optional Brick Front Optional Masonry Fireplace S HILLS Elevation C J tp lt, Ivan --fie° IR i sea 3 �f'1(,'Ifllllli Elevation A Elevation B with optional Brick Front SOUTHERN HILLS i r te 2. r Elevation C Elevation A Elevation B THE JEFFERSON SOUTHERN HILLS Elevation C with optional Brick Front ��2Pi Witiate/e.