BASIC DESCRIPTIVE INFORMATION

 

1. Name, Address of Owner

F & M Bank - Winchester

c/o Michael Bryan

9 Court House Square

Winchester, VA  22601

(540) 665-4334

 

2. Name, Address of Developer

 

Greenvest L.C

Jim Duszynski, Senior Vice President

8614 Westwood Center Drive

Suite #900

Vienna, VA 22182

(703) 442-8992

 

3. Name, Address of Contact Person

 

F & M Bank – Winchester                                       

c/o Michael Bryan

9 Court House Square

Winchester, VA  22601

(540) 665-4334

 

Greenvest L.C

Jim Duszynski, Senior Vice President

8614 Westwood Center Drive

Suite #900

Vienna, VA 22182

(703) 442-8992

 

Engineering/Surveying

R. Michael Shepp, PS

Appalachian Surveys of West Virginia, L.L.C.

P.O. Box 35

Charles Town, WV  25414

(304) 725-4572

Master Plan – Community Planning, Land Planning

Lee Quill AIA, Principal

Cunningham + Quill Architects PLLC

1054 Thirty First Street, N.W. Suite 315

Washington, D.C. 20007

(202) 337-0090

 

Public Relations – Community Relations

Kathy Holmes

Holmes Communications

6 West Alexandria Avenue

Alexandria, Virginia 22301

(703) 519-3728

 

Housing Market Analysis

Deborah L. Rosenstein, President

Rosenstein Research Associates

1568 Spring Hill Road, Suite 102

McLean, Virginia 22102

(703) 848-1940

 

Transportation – Traffic

Michael Workosky

Wells & Associates, LLC

1420 Spring Hill Road, Suite 600

McLean, Virginia

(703) 917-6620

 

Transportation – Regional Transit

Albert Eisenberg

817 North Irving Street

Arlington, Virginia 22201

(703) 276-9414

 

Legal Counsel

Peter L. Chakmakian

P.O. Box 597

Charles Town, WV 25414

(304) 725-9797

 

 

3.  Tract Size, Shape, Location   (See Exhibit 1)

 

Located approximately one mile south of the City of Charles Town, the tract consists of approximately 480 acres on the southeast side of West Virginia Route 13, between Route 13 and the railroad track; and approximately 519 acres between the railroad track and old U.S. Route 340 (West Virginia Route 340/13), totaling in all just under 1000 acres.  The 480 acre parcel is zoned Residential Growth. The 519 acre parcel is zoned Light Industrial-Commercial-Residential Growth. The entire tract lies within the current designated and proposed Residential Growth Area shown on the County Comprehensive Plan.

 

4-5. Project Design and Layout: Approximate Size, Location of Lots    

            (See Exhibits 5, 6 & 7)

 

Located in the designated Residential Growth Area, the new Hunt Field is designed as an

extension of the City of Charles Town.  The master plan design calls for approximately six (6) new residential mixed-use neighborhoods, ¼ mile walking distance from their center, patterned after the neighborhoods of Charles Town, Ranson, Shepherdstown, Bolivar and Harpers Ferry.  Respectful of its location adjacent to historic Claymont and downtown Charles Town, and cognizant of the site’s rolling topography, the centers of each neighborhood are located at topographic high points, thus ensuring views to and from the site are focused on civic spaces, civic buildings and neighborhood parks.

 

Characteristic of the above noted towns of Jefferson County, the new neighborhoods will be compact in design and layout, to preserve natural open space.  Parks and other civic uses are located within a five minute walk of all resident’s homes.  Larger scale regional recreation open spaces (soccer/play fields, baseball fields, etc.), which will be available to all Jefferson County residents, are located throughout the community as part of the project’s connected and distributed open space system design.

 

One hallmark of great neighborhoods is a hierarchy of well designed, pedestrian friendly streets.  The streets of Hunt Field will vary in size and character from small neighborhood tree lined streets to a broad central tree lined park boulevard.  Streets will have wide sidewalks, street trees, coordinated human scale street lighting and signage.  Major and minor streets are designed for the pedestrian first, then the automobile, ensuring livability as well as mobility.

 

A mixture of housing types, including single family, townhouses and multi-family apartments, will be woven into the neighborhoods avoiding “pods” of single use development. The total number of residential units to be developed, over the 20-year build-out period, will consist of approximately 1,950 single-family units (on lots of varying size, ranging from 6,000 to 15,000 square feet), 800 townhouse units, and 450 multifamily units. 

 

 

 

Located in the eastern village and the central village centers, community serving retail, will be located at the ground floor of low scale, appropriately designed commercial buildings fronting on major streets or civic spaces.  Smaller scale “corner markets” will also be located near the center of several neighborhoods.  The neighborhood retail and village scale commercial office components of the project will be developed as soon as market demand is present.

 

As part of the important civic component of the master plan, approximately 75  acres will be set aside for two school sites.  Modeled after Wright Denny Elementary in Charles Town, the school sites are designed to be a major community asset and part of the neighborhood fabric.  Additionally, land will be set aside for other important civic and institutional components such as churches, a public safety building (fire-EMS & police), a community center/small branch library and recreation center. The recreation center will be constructed by the developer for the use of residents of the Hunt Field community.

 

The project will be a “planned unit neighborhood development” which will be developed over a period of approximately 20 years. Central water and sewer will serve all of the property. The City of Charles Town will provide water and wastewater treatment. The Jefferson County Public Service District will provide sanitary sewer collection.

 

6. Topography

 

The area proposed for development has gentle to moderate slopes, and primarily consists of open meadow with some wooded areas to the west. (See Exhibit 2)

 

7. Soil and Drainage Characteristics  (See Exhibit 3)

 

The soils on the site consist of:

Duffield series (DgB, DgC, and DgC3), that consist of deep, well-drained soils, and have slight to moderate limitations for building sites and roads.

Hagerstown series (HbB, HbC, and HeC3), that consist of deep, well drained, silt loams.  They have slight to moderate limitations for building sites and roads.

 

Hagerstown and Frederick series (HfB, HgD, and HgC), that consist of deep, well drained, cherty silt loams.  They have severe limitations for building sites and roads due to rock outcrops.

 

Frankstown series (FbB and FbC) consist of deep, well-drained soils.  They have slight to moderate limitations for building sites and roads.

Lindside series (Lo) consist of deep, nearly level, moderately well drained, soils.  They have severe limitations for building sites and roads due to flooding.

Huntington series (Ho) consist of deep, nearly level, well drained, soils on flood plains of streams and along drainageways.  They have moderate limitations for building sites and roads.

 

 

 

 

According to Geology of the Berryville, Charles Town, Harpers Ferry, Middleway, and Round Hill Quadrangles, Berkeley and Jefferson Counties, West Virginia MAP-WV 35 published by the West Virginia Geological and Economic Survey dated 1990, the geology of this site is Harpers Formation which is in the Elbrook Group.  It is comprised of argillaceous, dolomitic limestone; typically weathers to a dark yellow color; chert and oolites present throughout the formation; thin sandy beds near the middle.

 

The prior agricultural use of the property as an apple orchard resulted in the contamination of some soils with pesticides, specifically lead arsenate. The developer is working with the West Virginia Department of Environmental Protection on appropriate remediation of elevated arsenic levels in the soils and will provide an executed agreement between DEP and the developer prior to approval of the final plat for the first phase of the project.

 

8‑9. Existing Site Features

 

The site is relatively flat and open through the middle of the property with a wooded area to the west. It has areas of woods, areas of dense thick brush, and some high open areas.  There are several farm buildings, houses, and farm related structures throughout the property.  The North Fork of the Bullskin Run crosses the property on the southwest.  There is a railroad passing through the property.  The drain of an unnamed wet weather stream crosses the east of the property.  Winchester Cold Storage has a right-of-way to access its property to the northeast.

 

10. Existing Easements, Rights‑of‑Way

 

There is a railroad right-of-way passing through the property and an access easement for the property to the northeast.

 

11. Existing Covenants and Restrictions

 

None

 

12‑13. Approximate Size, Etc., of Areas to be Dedicated, Intended Improvements

 

The community master plan design has established areas of the site that will have dedicated neighborhood parks, active play fields, passive natural and historic resource areas and noise buffer areas. Additionally, 75 acres will be dedicated to the Jefferson County Board of Education for future school construction and a minimum of 10 acres will be set aside for civic / institutional buildings (noted previously).  There will be areas dedicated for storm water management and water quality and there will be area set aside for two water storage tanks. There will also be a new vehicular & pedestrian bridge spanning the railroad adjacent to the central village center.

 

 

 

14. Intended Land Uses

 

Please reference Sections 4-5 and 12-13 above. See also Table 2 “Site Tabulation”.

 

15. Intended Earthwork

 

The cutting and/or filling for road construction.  The necessary grading for site

improvements and drainage control.

 

16. Proposed Covenants and Restrictions

 

See Exhibit 8.

 

17. Tentative Schedule

 

It is estimated that it will take approximately five months to obtain necessary approvals for the first phase of the project.  The development will be “Final Platted” in sections of approximately 50 - 100 lots per section.  There will be approximately two sections platted per year depending upon market conditions.  Construction will begin on the required infrastructure in the fall of 2001.  The infrastructure needed for Section I will be completed by spring of 2002. See also Table 1 – “Project Schedule”.

 

18. Market, Feasibility Study

 

See Attachment 1 for the Market Feasibility Study conducted by Rosenstein Research Associates.

 

19. Project Cost

 

The estimated project cost excluding building construction and land cost is $ 35,200,000.00

 

20. Funding Sources

 

The project will be funded privately.  No State funds have been requested.

 

COMMUNITY IMPACTS

              

PHYSICAL IMPACTS                

 

1.  Earthwork

 

a.      The site will be stripped only in areas where necessary, primarily roads, lots, and in the commercial areas;

b.     There is no visible rock on site; however, some blasting is likely.  Adjoining property owners will be protected if blasting is required;

 

 

c.      The site will probably be a balanced site.  Any excess materials will be spread on site, borrow materials if required will be provided on site;

d.     The overall drainage pattern will not be changed; however, stormwater will be routed through drainage ditches, drainage easements, and other drainage structures and devices as needed.  Stormwater management will be provided via storm water management ponds as needed;

e.  The terrain will be altered as necessary to accommodate the grading for roads, driveways      and houses.

 

2.  Conversion of Farm Land  (See Exhibit 5)

           

While this site is presently utilized for agricultural purposes, this site is part of the designated growth area, designed to focus future development in the county around existing towns and infrastructure. The current farming operation is on a “leased acreage” basis and has operated under an agreement with F&M Bank – Winchester since the bank received the property through a deed in lieu of foreclosure. It is the intention of the developer to continue to lease undeveloped acreage to the current lessees under a similar agreement. As previously noted, focusing growth into growth areas/boundaries is a nationally recognized “smart growth” implementation tool to preserve agricultural resources. Additionally, the current zoning for the property and the current comprehensive plan support the proposed development.

 

3.  Wildlife Populations

 

There are no known rare or endangered species of wildlife indigenous to this site. The DNR has made a formal evaluation of this site. Wildlife populations will not be affected although some nests or dens of individual animals may be displaced. See attached letter.

 

4.  Groundwater and Surface Water Resources

 

·        A request has been submitted to the Jefferson County Health Department for data on contaminated wells within 1000 feet. No response was received. No homes will be served with individual wells. The City of Charles Town will perform all tests on the existing wells to insure suitability for potable use.

·        The North Fork of the Bullskin Run crosses the southwestern corner of the property.  An unnamed wet weather stream crosses the northeastern end of the property. This Bullskin is well defined with stable, vegetated banks.

·        Stormwater management will be provided via storm water management ponds as needed.

5‑6. Visual Compatibility, Sensitive Natural Areas

 

Visual Compatibility: The new Hunt Field master plan design acknowledges and embraces it’s important location adjacent to the historic resources of Claymont, Blakeley,  and the City of Charles Town and Ranson.  As noted previously in this document, the centers of the neighborhoods (neighborhood parks and civic/institutional buildings) are tied to the important visual connections to be experienced between the historic sites and Hunt Field.  Additionally, the new neighborhoods of the development respond in a compatible way, both in juxtaposition of residential use and neighborhood design, to the historic Claymont property and the residential subdivisions of Locust Hills and Tuscawilla on the north side of West Virginia Route 13, and Locust Hill Golf Course. 

 

Sensitive Natural Areas:  The North Fork of the Bullskin Run crosses the property between Claymont and the railroad. This is a sensitive natural area, and a wetland. This natural resource will be protected in a buffer area and included as part of the connected open space system of the project. Located close to the center of the site is the Winchester Cold Storage facility and the railroad right-of-way.  Both of these existing conditions will be buffered,  where appropriate, from the planned surrounding neighborhood and institutional/civic uses. An unnamed wet weather stream extends across the northeastern end of the property between the railroad and Old Rt. 340. This intermittent stream will be utilized for stormwater management and water quality controls.

 

SOCIAL IMPACTS

 

7. Demand for School Services

 

            Information provided by the Jefferson County School Board indicates that there are 0.50 school age children for each single-family residence in Jefferson County.  This is further broken down as follows: 0.27 elementary, 0.12 junior high, and 0.11 senior high.  The number of children for each townhouse is 0.18.  This is broken down as 0.11 elementary, 0.04 junior high and 0.03 senior high. The number of children for each apartment is 0.28.  This is broken down as 0.18 elementary, 0.05 junior high and 0.05 senior high. See also Table 3 “School Enrollment” for a breakdown of annual enrollment by school age (Elementary, Middle, and High School)

 

·        5‑8: [[{1950 x 0.27 = 526.5} + {800 x 0.11 = 88} + {450 x 0.18 = 81}] x 0.57 = 396.4] Kindergarten through Third Grade students would attend Page Jackson Elementary School which has a 2000 -2001 enrollment of 562, a program capacity of 504 students.

 

• 9‑ll: [[{1950 x 0.27 = 526.5} + {800 x 0.11 = 88} + {450 x 0.18 = 81}] x 0.43 = 302.1] Fourth through Sixth Grade students would attend Wright Denny Elementary School which has a 2000 -2001 enrollment of 462, a program capacity of 399 students.

 

·        12-l4: [{1950 x 0.12 = 234} + {800 x 0.04 = 32} + {450 x 0.05 = 22.5}] = 288.5 Seventh through Ninth Grade students would attend Charles Town Jr. High School which has a 2000 -2001 enrollment of 814, a program capacity of 742 students.

 

·        15-17: [{1950 x 0.11 = 214.5} + {800 x 0.03 = 24} + {450 x 0.05 = 22.5}] = 261 Tenth through Twelfth Grade students would attend Jefferson High School, which has a 2000 -2001 enrollment of 1418, a program capacity of 1349 students.

 

The developers of Hunt Field have set aside 75 acres for future school construction at the request of the Jefferson County Board of Education. It is the developer’s intention to provide a graded site for the future construction of schools by the Board of Education. There will be paved roads and utilities fronting the sites and all stormwater management, wetlands permitting and wetlands mitigation will be provided at the developer’s expense. Additionally, the developer has been meeting with the school superintendent over the past year discussing appropriate impact fees for costs of educating students and capital improvements. Working with the School Board, the developer will agree to make a voluntary contribution which represents the costs associated with educating the students generated by the project.

 

8.  Traffic

           

a.       The 1996 West Virginia Department of Highways traffic count for West Virginia Route 340/13 is 600, West Virginia Route 340/16 is 3100, and for West Virginia Route 13 is 2700.  (Note: a detailed traffic study has been provided previously and is part of the file.)

 

 

b.      This development at build-out, in 20 to 30 years, will generate 24,450 trips per day [(2,100 S.F. x 8.0 per D.U. = 16,800) + (750 T.H. x 6.0 per D.U. = 4,500) + (450 M.F. x 7.0 per D.U. = 3,150) = 24,450]; peak hour flow will be 2,445 trips  [(2100 S.F. x 0.8per D.U. = 1,680) + (750 T.H. x 0.6 per D.U. = 450) + (450 M.F. x 0.7 per D.U. = 315)] = 2,445.

 

 

c.       The nearest key intersections are West Virginia Route 340/13 with the Charles Town bypass, the intersection of West Virginia Route 340/13 with West Virginia Route 51 and the intersection of West Virginia Route 13 with West Virginia Route 51.

 

 

e.      There are two intersections designated in the Comprehensive Plan as "problem areas" within 1 mile of the site. The intersection of West Virginia Route 13 with West Virginia Route 51, and a sharp curve on West Virginia Route 13.

 

 

f.       The ordinance does require a traffic study for a development generating this level of traffic. A traffic study has been submitted previously and is part of the file.

           

The developer agrees that all frontage improvements and intersection improvements adjacent to the property will be at the developer’s sole expense. The developer further agrees to pay a proportionate share of any additional road improvements required which directly result from the traffic generated by the project. Such improvements will be phased based upon traffic demands.

9. Demographic

 

            The "HOUSING ANALYSIS EASTERN PANHANDLE COUNTIES OF BERKELEY, JEFFERSON, AND MORGAN", dated January 1992, and prepared by the WEST VIRGINIA HOUSING DEVELOPMENT FUND projected the annual housing needs in Jefferson County at approximately 300 units per year until the year 1995.  This development will potentially provide 3,300 homes over approximately a 20-year period.  According to the 1995 Census, there are 2.68 residents per household in Jefferson County.  Considering this projection, this development at build out will house approximately 8,844 persons.  Projections by the County Engineer indicate that the number of residents per new household is 1.92.  According to projections by the WV Housing Development Fund, the figures are 1.89 persons per dwelling unit for new dwelling units for 1990-1995 and 1.75 persons per dwelling unit for new dwelling units for 1995-2000.

 

10. Emergency Medical Facilities

 

Jefferson Memorial Hospital has adequate facilities to provide a broad range of medical services and meet the emergency needs of the residents.  There are also hospitals in Martinsburg, Hagers­town, Frederick, Winchester and Leesburg.

 

      11‑12. Fire and Police

           

The development site lies within the Charles Town Fire District and would be served by the Citizen’s Fire Company and the Independent Fire Company.  The West Virginia State Police and the Jefferson County Sheriff's Department both have jurisdiction at the development site.   Additionally, land will be set aside for future Fire-EMS & Police community building, as may be needed, in one of the neighborhoods or village centers. 

 

13. Trash Removal

 

Trash removal could be provided by Waste Management Inc.

 

14‑15. Electric and Telephone

 

The site will be served by the Allegheny Power Company and the Citizen's Communications, both of which have adequate facilities to provide these services.

 

16. Water and Sewer Service                      

 

The City of Charles Town will provide water.  Initially Charles Town will provide water through wells on site.  The City of Charles Town proposes to bring its municipal water system to the site after approximately 400 units are constructed.  There are two water tank or tower sites proposed on the property. The developer has entered into an agreement with the City of Charles Town for the provision of water. The agreement is under review by the Public Service Commission.

 

The Jefferson County Public Service District will provide sewer services.  The developer will design and construct a sewer hookup to Jefferson County’s system to the PSD’s specifications.  The developer has an executed agreement with the PSD which has received final approval by the Public Service Commission.

 

17. Relationship of Project to Comprehensive Plan   (See Exhibit 5)

 

In order to manage and direct future growth toward established towns in Jefferson County, the designated Residential Growth Area is an effective tool in addressing the scattered pattern of development called urban sprawl.  Like its nationally recognized counter part in Portland, Oregon, the designated Residential Growth Area is designed to “channel” new development, generally over a twenty (20) year period, into designated areas near existing public facilities and utilities in an effort to preserve existing agricultural resources.  The new neighborhoods of Hunt Field are located in the designated Residential Growth Area surrounding Charles Town.  

 

Focusing growth within the Residential Growth Area, however, is not enough.  It is also critical to the protection of these special and historic places, to model future growth after historic town precedents and patterns that have worked for hundreds of years.  It is also critical to the preservation of Jefferson County’s agricultural heritage. The new master plan for Hunt Field patterns it neighborhoods after the street, block and land use precedents found in Charles Town, Ranson & Shepherdstown to ensure a high quality of development within the Residential Growth Area.

 

The property is zoned Residential Growth and Residential Growth-Light Industrial-Commercial. Under RESIDENTIAL LAND USE the Comprehensive Plan recommends “…encouraging a variety of housing types throughout the County…To provide a choice of suburban, semi-rural, and rural living environments…Residential land use policies should build on the Zoning Ordinance and continue to create orderly development patterns and discourage scattered development…The extension of public facilities such as water, sewer, and treatment plants should be consistent with residential land use policies…”

 

Research of the Jefferson County Planning and Zoning Department records yield the information shown in Table 4 “Subdivision Approval Record”. This data is provided to illustrate the standards of community acceptability and the standards of conformance, required by the Planning Commission, with the existing zoning ordinances regulating the Community Impact Statement and Subdivision review and approval process.

 

18. Housing Supply

 

This project will contribute 3200 housing units to Jefferson County. The variety of housing types, products, and prices will allow buyers of all income ranges an opportunity for the rental and/or purchase of quality housing in a planned community not available elsewhere in Jefferson County.

 

 

19. Historic Sites

 

The developer intends to utilize all available resources in the identification, avoidance, and preservation of existing historic and cultural resources on the property. The developer commits to providing necessary studies and reports which confirm the intention to avoid or mitigate impacts to historic and cultural resources prior to submitting any final plats to the Planning Commission for approval.

 

As has been noted previously, the new master plan for Hunt Field will fully acknowledge and work sensitively with the historic sites through overall and specific neighborhood design and protection of noted historic resources (Prospect Hill, Bushrod Washington’s early house, Braddock Ridge and well sites, etc…) on site, as well as the neighboring historic property of Claymont.

 

20. Recreation

 

A connected, open space network of both passive and active, well designed open spaces is a central concept of the new master plan for Hunt Field.  In addition to neighborhood parks being located in each neighborhood, regional active open space (such as soccer/play fields, baseball fields, etc. available to all County residents) will be part of the network of open space located to facilitate ease of pedestrian access by walking or biking.  

 

The walking/biking paths will interconnect with the sidewalk network to make the entire community pedestrian/bike friendly.  Additionally, the developer will construct tennis courts, volleyball courts and a basketball court.  Future civic components and buildings include an Olympic size swimming pool, with a shower and locker facility and a Community Center. 

 

ECONOMIC IMPACTS

 

21. Property Tax Evaluation

 

            It is estimated that the development will generate $3,200,626 annually in property taxes based on the following:

 

·                    Jefferson County Property Tax Guide, Class II Tax Rates

·                    Appraised value of project: $437,818,181 (with dwellings)

·                    Assessed value:  (60% of above figure) $262,690,909.

·                    Total County Tax Rate:  1.2184/$100

·                    Tax Computation: $262,690,909 divided by $100 times 1.2184 equals $3,200,626