Town of Strasburg

Planning Commission Strasburg Town Hall, 174 E King St Tuesday, May 28th, 2019, 7:00 PM

Planning Commission Members: Robert Flanagan, Chair Hank Dean, Vice-Chair James Massey Steve Nicholson Vince Poling John Rhodes Scott Terndrup, Council Representative Staff Contacts: Lee Pambid, Planning & Zoning Administrator

Strasburg Planning Commission May 28th, 2019

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If you require any type of reasonable accommodation as a result of physical, sensory, or mental disability in order to participate in this meeting, please contact Amy Keller, Clerk of Council, at 1-(540)-465-9197, or akeller@strasburgva.com. Three (3) days of notice is required.

Agenda Call to Order: Chairperson Flanagan Approval of Agenda Approval of Minutes:

1. Tuesday, April 23rd, 2019, Planning Commission Meeting Minutes Citizen Comments Action Items:

1. REZ2004-11 Summit Crossing Proffer Amendments Description: Three Proffer Amendments – street improvements timing, building permit limits, and pedestrian access facilities. Staff Contact: Lee Pambid, Planning & Zoning Administrator Support Documents: Staff Report

Discussion Items:

1. Staff Updates

New/Old Business Adjournment

Strasburg Planning Commission Meeting Minutes Tuesday, April 23, 2019

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MINUTES OF THE STRASBURG PLANNING COMMISSION MEETING HELD ON TUESDAY, APRIL 23, 2019, AT 7 P.M. IN THE COUNCIL CHAMBERS OF THE STRASBURG TOWN HALL. PLANNNG COMMISSIONERS PRESENT: Chairperson Flanagan, and Commissioners Dean, Massey, Nicholson, Poling, and Rhodes and Council Member Terndrup. Absent: STAFF PRESENT: Town Manager Pearson, Planning & Zoning Administrator Pambid, and Clerk of Council Keller. Chairperson Flanagan called the meeting to order and reviewed the agenda. Approval of Agenda: The agenda was approved by consensus with the introduction of Code Enforcement Officer Chimento being moved to the first item to be discussed. Action Items: 1. Approval of March 26, 2019 Minutes: The minutes of the March 26 2019, Planning Commission meeting were approved unanimously on a motion by Commissioner Dean and the second being offered by Commissioner Massey. Discussion Items:

1. Items of administrative interest for informational purposes only • Introduction of Code Enforcement Officer Mike Chimento

P&Z Administrator Pambid said we are heading into prime code enforcement season and he wanted to put a face to a name. He introduced Officer Chimento who will be working on a part-time basis. Officer Chimento said he has received positive response from the public. P&Z Administrator Pambid said they will be knocking on doors to notify people of violations; the second step is to send out a letter, noticing the violation; the third step is taking the violator to court. In cases of tall grass, there is no provision of verbal warning. Citizen Comments: Public Hearing:

• To receive public comment regarding proffer amendments to zoning case REZ2004-11 on tax parcels #025 A 002 and #025 A 002B, containing approximately 80.89 acres. The site is located along the north line of Old Valley Pike (US Route 11) at its intersection with Crystal Lane. The applicant proposes to amend proffers regarding street improvements timing, building permit limits, and pedestrian access facilities. The use will be controlled by the Unified Development Ordinance and proffered conditions. The 2018 Comprehensive Plan recommends Mixed Use and Future Residential. The site is zoned Planned Development (PD) District and is in the Entrance Corridor (EC) Overlay District.

P&Z Administrator Pambid reviewed the staff report. The request is to amend three proffers regarding building permit limits, pedestrian access facilities, and street improvement timing. He read the proffer changes.

1. Amend Proffer 1.3, increasing the maximum number of building permits in any 12 month period from 50 to 100.

2. Amend Proffer 3.3 to allow for a 10’ wide asphalt trail instead of a 5’ wide concrete sidewalk.

3. Add Proffer 6.7 requiring completion of the east-west collector between Colley Block Road and US Route 11 to base pavement prior to the issuance of a Certificate of Occupancy for

Strasburg Planning Commission Meeting Minutes Tuesday, April 23, 2019

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the 10th residential unit in Phase 2.

P&Z Administrator Pambid said the application also inserts the phrase “unless otherwise noted” in the last sentence of the second paragraph in order to account for a trail and buffer exhibit in Proffer 3.3 and a revised master development plan from December 2018 as referenced in Proffer 6.7.

The name of the development has been changed from Cedar Valley to Summit Crossing. Land Use Considerations were given and it was noted the uses of the development with these amendments, will not been change from the very beginning of the development which includes a mix used development with commercial development, townhouses, and single-family dwellings. The previously approved construction plans dated July 26, 2006 are currently valid until July 1, 2020. The site is located within the Entrance Corridor Overlay District and the Golden Triangle Urban Development Area. These designation were created to encourage high quality design.

P&Z Administrator Pambid said since the site’s initial rezoning in 2005 to Planned Development, some of the water, sewer, and drainage infrastructure has been constructed to the originally approved construction plans, but not connected to the town’s systems. The housing crisis caused delays in construction. Per state law, the approved construction plans dated July 26, 2006 are currently valid until July 1, 2020.

The approved Master Plan shows the 5’ sidewalk which meanders on private property. Increasing the width of the surface reduces plantable area and increases the capacity of non-motorized traffic along both sides on US Route 11 which is in conjunction with the Gateway Trail which is on the opposite side of Route 11.

As far as the increase of maximum number of building permits, staff did not find any significant site considerations.

The proposed amendment pertaining to east-west collector clarifies the construction timing and surfacing by tying it to the 10th Certificate of Occupancy issued for Phase II of the development, which is for single family dwellings. While the completion of this road is eventually required to provide access to Phase III, the larger immediate consideration of vehicular mobility through the community is still under discussion.

P&Z Administrator Pambid said staff has found that the amendments are still in conformance with the Comprehensive Plan. As of the day of the meeting, staff has not heard from any citizens on the proposed amendments.

The Public Hearing was opened to citizen comments.

Luke Pfister, 551 North Massanutten Street, Strasburg, VA: Still very concerned that before they start ripping up the land that they do the proper scientific research to the caverns below and the flow of the creeks. Two trees on his property have already come down because of the erosion and another is ready to come down. The research needs to be done before it is just gone. The streams are not natural and one is from the quarry. Things are only going to get worse.

Kim Bishop, 728 Crystal Lane, Strasburg VA: Stated she was speaking as a citizen and not as a Council Member. She has concerns about the asphalt being put down instead of the sidewalk with curb and gutter. She worries about water just running off into creeks as opposed to going into a sewer system. The erosion concerns her. Depending on who the home builder is, going from 50 to 100 homes per year, she has concerns of if the construction will be done well.

Action Items:

1. REZ2004-11 Proffer Amendments

Strasburg Planning Commission Meeting Minutes Tuesday, April 23, 2019

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Description: Three Proffer Amendments – street improvements timing, building permit limits, and pedestrian access facilities.

• Amend Proffer 1.3, increasing the maximum number of building permits in any 12 month period from 50 to 100.

Commissioner Poling asked why it was decided to only put in 50 homes. Council Member Terndrup said it would have been overwhelming at the time to allow 100 homes each year so it was thought it was better to develop with less structures.

Commissioner Poling asked how many other developments would fall under this and Town Manager Pearson listed these, but said he doesn’t think any others will qualify after this.

Chairperson Flanagan said it is hoped that the concerns of Mrs. Bishop would be addressed with the building going on at the next I-81 interchange as these homes will be in the upper $200,000-$300,000 so competition should help with this.

• Amend Proffer 3.3 to allow for a 10’ wide asphalt trail instead of a 5’ wide concrete sidewalk.

P&Z Administrator Pambid said there is a buffer between Route 11 and that there would be some green area on either side of this.

Commissioner Poling said he is confused on where this will be located. P&Z Administrator Pambid said this proffer amendment is for the walkway along Route 11.

Chairperson Flanagan asked if there was going to be anything as a buffer on the other side of the road. P&Z Administrator Pambid said there will be shrubs between the curb and pedestrian path.

Council Member Terndrup asked that after the Gateway Trail and the restriping, will the actual road width be affected. P&Z Administrator Pambid said there will be a certain amount of striping on either side, but he wanted Mr. Frank, the engineer for the applicant, to discuss this. Council Member Terndrup asked if there would be more of a narrow area where a pedestrian could cross.

Mr. David Frank said this is before the Commission because there has been a lot of flexibility with the approved plans in coming into compliance with the UDO. This is just tidying up some of the agreements the developer has verbally agreed to. He said the crossings will be what is allowed by VDOT and a safety engineer will design this. They believe it will go the route of a pedestrian activated signal. The pedestrian trail will not impact the pavement width at all and will not impact Cedar Valley Drive. Right-of-way will be extended to VDOT (has already been done). Commissioner Poling asked what the trigger point will be for a full signal. Mr. Frank said a warrant study will need to be done and this would have to be initiated by the town and he is willing to work with the town on this. Commissioner Poling said he is not complaining about Mr. Frank, but about the system. In the past, you would need to do a traffic analysis before anything could be done.

• Add Proffer 6.7 requiring completion of the east-west collector between Colley Block Road and US Route 11 to base pavement prior to the issuance of a Certificate of Occupancy for the 10th residential unit in Phase II.

Mr. Pfister asked for the timeframe for the entire development. He asked if he would be listening to bulldozers until his children are adults. Mr. Frank said it depends on the market. Mr. Pfister said if depends on the market and the market fluctuates daily so he just wanted to know the timeframe. P&Z Administrator Pambid said the road would be completed to a base pavement prior to the issuance of a certificate of occupancy for the 10th residential unit in Phase II.

Strasburg Planning Commission Meeting Minutes Tuesday, April 23, 2019

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Town Manager Pearson said during the building of Phase I, the connector road to Colley Block Road will be a gravel road with bollards and a chain for emergency access only. Once the single-family phase starts, before the 10th certificate of occupancy is issued, the road will need to be finished to base asphalt. The finish coat will be added when Phase III is completed.

Chairperson Flanagan asked about the road at the top of the development at the town houses. Mr. Frank said the road at the townhouses would be a complete road. He reviewed the typical process. The recordation of the plats is not approved until the section of the development being worked on is fully bonded. Developers wait as long as they can to put the top coat of asphalt down so they aren’t running the construction equipment over it. The 10th occupancy on phase II is what triggers the base coat.

Commissioner Rhodes said a base coat will be put down and the town will not take over until the road is complete. He said the problem is that when someone buys a unit near the end of the street, they have to deal with all of this. The developer has to take care of all the streets until they are complete. The residents will not be happy to have to deal with this.

Council Member Terndrup said the town has dealt with this and it might only be a handful of houses that need to be built before the town takes over the streets, and he said it sounds like the same type of issue. Examples of other developments that the town has dealt with were offered by Commissioner Rhodes and Town Manager Pearson.

Town Manager Pearson said there is nothing in the UDO as far as the timing of the final top coat of asphalt. We have had issues in developments due to this, but all communities deal with this.

Commissioner Massey asked how we could assure the people in the houses that there will be prompt snow removal even if it is not a town street. Town Manager Pearson said we are off the subject of the proffer amendment. Chairperson Flanagan said this will be addressed in the covenants and restrictions that are recorded.

Commissioner Rhodes said this could be a gravel road for a long period of time. Commissioner Massey asked why we would need bollards with a chain. If it is a gravel road, he doesn’t understand why people can’t drive on it if traffic is heavy on Route 11. Mr. Frank said the town would have full access to open this and use it for emergency or unusual circumstances. He said this could be discussed with staff, but he thinks there would be issues with policing, etc. if it were open at all times. Town Manager Pearson said this will eventually be the base of the road and Chairperson Flanagan said the town asked for this as a second way out of the development in case of emergency.

Chairperson Flanagan said he has a concern that Phase I will get done and then there is a delay in Phase II. He thinks there should be some sort of “fail safe” in case there is an unreasonable delay. He thinks what is being proposed is imperfect. It makes sense as long as everything goes along as it should, but what happens if it doesn’t?

Commissioner Poling said he assumes Phase I would be built out before the start of Phase II. Mr. Frank said there are different product types and this is the reason for the first proffer amendment. Phase II and Phase I could be going through construction at the same time and actually, this would be what is desired. Chairperson Flanagan said he thinks that is the ideal situation, but it might not work that way. In summarizing, Town Manager Pearson said Phase I could be completed and there is no time trigger for the road to go through and Chairperson Flanagan agreed.

Commissioner Massey asked what would happen if 50 homes are built in Phase I and then stopped and then Phase II picks up, what happens to the road to Route 11. Mr. Frank said if Phase I ceases, none of the homes could be built without the bond so the bond could be pulled and the road could be completed. The first townhouse to be built would trigger the bond.

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Commissioner Massey would like staff to decide about the chain at Colley Block Road, when it can be removed, and why it has to be there in the first place.

Council Member Terndrup said there are multiple triggering scenarios and he doesn’t see answers coming forth at this meeting.

Council Member Terndrup moved to table the proffer amendments to subsequent meetings of the Planning Commission; second by Commissioner Massey.

Discussion: Mr. Frank said these are things that are being proffered that are currently not in the proffers. He doesn’t see the value in tabling these as they are voluntary proffers. He doesn’t want to hear a negative recommendation, but if comments were added, it would move it on to Council. Chairperson Flanagan said a negative vote would “kill” the proposed amendments and it would not go to Council, but Town Manager Pearson said a negative recommendation would move it to the Council, with a negative recommendation from the Planning Commission. Mr. Frank said this is not a rezoning as they can proceed by right. This is the developer stepping up and committing to what has verbally been agreed to. They wanted to give something to the town that would be tied to this property which it currently does not have now.

Mr. Pfister said we should take as much time as we need. This is our town and we want it done right. This area used to be farmland and that is what we need. We don’t need more people; we would be better off with a farm or a field or a park. The road is a good idea as we are growing small-ly.

Chairperson Flanagan said there is no disagreement or problems with the first two proffer amendments; there is with the third amendment and a fall back with the completion of the road if there is a delay in the development of Phase II. This would be noted in the minutes and the Town Council will review these and when they deliberate this, they will know what the Commission’s position is – it is one aspect out of one proffer. If they chose to interpret that as a denial by the Planning Commission, he feels that would be a misreading on their part. He doesn’t think the Commission has a problem with what is being proposed, but only with the imperfectness of what happens in the event that there is a delay in Phase II. We need something to trigger the completion of the road in the event there is a delay in Phase II.

Commissioner Poling asked if this would be a table or should it be a motion of no recommendation based on the statements made by Chairperson Flanagan. Chairperson Flanagan would rather have a table so it can be brought back to a future meeting.

Council Member Terndrup said he doesn’t know why the concerns of the Commission wouldn’t be the same concerns of the Council.

Chairperson Flanagan said the developer should be able to see that the Commission has no problem with what is being proposed except for this one fall back provision.

With no further discussion, the motion passed unanimously.

With no further business, the Planning Commission meeting adjourned at 7:51 p.m.

Staff Report Date: 5/23/2019

Town of Strasburg 174 E King St | PO Box 351 | Strasburg, VA 22657

P 540.465.9197 | F 540.465.3252

Page 1 of 5 Proffer Amendments to

REZ2004-11

Memorandum To: Strasburg Planning Commission From: Leander N. “Lee” Pambid, Planning and Zoning Administrator Date: Thursday, May 23, 2019 Re: REZ2004-11 Proffer Amendments Application

Identification and Location Information

Applicant David Frank, Pennoni Associates Property Owner Cedar Valley Development, LLC and SFC Properties, LLC Location 33227 Old Valley Pike, Tax Map #s 025 A 002 and 025 A 002B Acreage ~80.89 acres Zoning Planned Development PD Overlays Entrance Corridor EC Adjacent Zoning Highway Commercial HC, Multifamily Residential MFR, Agriculture/

Rural Residential AG/RR, Medium Density Residential MDR Adjacent Uses townhouses to the south, single and multi-family dwellings to the

west, vacant residential to the north, and a shopping center, pharmacy with drive through, and multi-family to the east

Request The applicant requests amendments of three proffers regarding building permit limits, pedestrian access facilities, and street improvements timing.

1. Amend Proffer 1.3 increasing the maximum number of building permits in any 12 month period from 50 to 100.

2. Amend Proffer 3.3 to allow for a 10’ wide asphalt trail instead of a 5’ wide concrete sidewalk.

3. Add Proffer 6.7 requiring completion of the east- west collector between Colley Block Road and US Route 11 to base pavement prior to the issuance of a certificate of occupancy for the 10th residential unit in Phase 2.

The application also inserts the phrase “unless otherwise noted” in the last sentence of the second paragraph in order to account for a trail and buffer exhibit in Proffer 3.3 and a revised master development plan from December 2018 as referenced in Proffer 6.7. Also note that the developer has renamed this development as Summit Crossing.

Staff Report Date: 5/23/2019

Town of Strasburg 174 E King St | PO Box 351 | Strasburg, VA 22657

P 540.465.9197 | F 540.465.3252

Page 2 of 5 Proffer Amendments to

REZ2004-11

Land Use Considerations The 80.89 acre site is composed of two parcels located along the north line of Old Valley Pike (US Route 11) at its intersection with Crystal Lane. It is also bound to the west by the east line of Colley Block Road. The site is located within the Entrance Corridor Overlay District and the Golden Triangle Urban Development Area, designations meant to encourage high quality design. The parcels were created by minor subdivision approved by the Town on May 15, 2018, and recorded on August 13, 2018. Parcel “A” is owned by Cedar Valley Development, LLC, and the remainder is owned by SFC Properties, LLC. The proposed uses remain the same as the original development proposal, which includes a mix of townhouses, single family dwellings, and commercial development. Surrounding existing uses include townhouses to the south, single and multi-family dwellings to the west, vacant residential to the north, and a shopping center, pharmacy with drive through, and multi-family to the east. Since the site’s initial rezoning in 2005 to Planned Development (PD), some of the water, sewer, and drainage infrastructure has been constructed pursuant to the originally approved construction plans but not connected to the town systems. The housing crisis of the late 2000’s caused the developer to delay further construction. The previously approved construction plans dated July 26, 2006 are currently valid until July 1, 2020, pursuant to Code of Virginia Section 15.2-2209.1. The existing Master Development Plan did not substantially match the approved construction plans. Therefore, the developer proposed and the Town approved a Conceptual Development Plan (Master Development Plan) amendment. The developer is proceeding with new construction plans. Site Considerations The approved master plan shows the proffered 5’ sidewalk meandering on private property and terminating within right-of-way at the proposed streets. Increasing the width of the surface reduces the plantable area and increases the capacity of non-motorized traffic along both sides of US Route 11. The planned Gateway Trail contains a similar width asphalt surface and concrete sidewalks.

Staff Report Date: 5/23/2019

Town of Strasburg 174 E King St | PO Box 351 | Strasburg, VA 22657

P 540.465.9197 | F 540.465.3252

Page 3 of 5 Proffer Amendments to

REZ2004-11

The proposed amendment pertaining to east- west collector clarifies the construction timing and surfacing by tying it to the 10th Certificate of Occupancy issued for the 2nd phase of development, which is for single family dwellings. While the completion of this road is eventually required to provide access to the 3rd phase of development, the larger immediate consideration of vehicular mobility through the community is still under discussion. Staff finds no significant site considerations pertaining to Proffer 1.3 increasing the maximum number of building permits in any 12 month period from 50 to 100. Comprehensive Plan Considerations The 2018 Strasburg Comprehensive Plan has a 40-year planning horizon. Land Use Recommendation: The adopted future land use map designates this property as Mixed Use/ Future Residential. The master development plan proposes townhouses, single- family residential dwellings, and commercial development. The proposed proffer amendments do not substantially deviate from the recommended land uses. This is consistent with the comprehensive plan. Policies, Programs, Goals, and Strategies: The development plan is consistent with several goals and implementation strategies including: Goal 1: Residential growth in UDA and infill to achieve residential sustainability Goal 3: Ensure the availability of safe, healthy, and attrative housing for present and future residents Goal 4: Encourage commercial growth and land uses Goal 6: Foster transportation network that respects all transit modes and enhances human scale Citizen Comment At the time of the staff report’s preparation, the Planning office had received no comments or questions.

Staff Report Date: 5/23/2019

Town of Strasburg 174 E King St | PO Box 351 | Strasburg, VA 22657

P 540.465.9197 | F 540.465.3252

Page 4 of 5 Proffer Amendments to

REZ2004-11

Staff Findings and Recommendations Staff finds the following:

• That all three of the proposed amendments are consistent with the goals of the comprehensive plan, the conceptual development plan, the intents of the planned development zoning district and the entrance corridor overlay, and the efforts of the Town to increase pedestrian safety and connectivity on US Route 11, and that all amendments are voluntary.

• That the proposed amendment regarding the east-west collector provide clarity where there was none before on when the road will be constructed.

• That the proposed amendment regarding the increase in building permit limits allows the developer additional flexibility and quicker time frame for project completion.

Staff recommends approval of the proposed proffer amendments. Meeting Chronology April 23, 2019- Planning Commission- Public Hearing May 6, 2019- Town Council Worksession- Public Hearing May 28, 2019- Planning Commission June 3, 2019 (anticipated)- Town Council Worksession June 11, 2019 (anticipated)- Town Council Regular Meeting- Vote Attachments

1. Applicant’s Materials (proposed proffers, survey, corridor buffer detail Exhibit A, phasing and cross section plans)

2. Staff Aerial

Staff Contact

Lee Pambid, Planning and Zoning Administrator Phone: 540-465-9197 x 127 Email: lpambid@strasburgva.com

Staff Report Date: 5/23/2019

Town of Strasburg 174 E King St | PO Box 351 | Strasburg, VA 22657

P 540.465.9197 | F 540.465.3252

Page 5 of 5 Proffer Amendments to

REZ2004-11

Applicable UDO Sections for Planning Commission Review 2.17 Conditional Zoning and Proffers 2.17.6 Modification of Conditions

A. Once proffered and accepted as part of an amendment to this UDO, the conditions shall continue in effect until a subsequent amendment changes the zoning on the property covered by the conditions; however, the conditions shall continue if the subsequent amendment is part of a comprehensive implementation of a new or substantially revised UDO.

B. Once conditions have been approved, and there is cause for an amendment which would not be in substantial conformance with the proffered conditions, or there is a request to proffer conditions on a parcel not currently the subject of a proffered condition, then an application shall be filed for an amendment. An amendment application may be filed on a portion of the property subject to proffered conditions, upon a determination by the Zoning Administrator that the amendment: 1. Would not adversely affect the use of the property subject to the proffered

conditions but not incorporated into the amendment application, 2. Would not inhibit, adversely affect, or preclude in any manner the fulfillment of the

proffered conditions applicable to the area not incorporated into the amendment application,

3. Would not adversely affect the vehicular and pedestrian circulation, connectivity, landscaping and streetscape applicable to the area not incorporated into the amendment application, and

4. Would not increase the overall approved density/intensity for the development.

C. Previously approved proffered conditions which are not subject to the amendment request shall remain in full force and effect. If the amendment concerns an approved development plan, such application shall include the submission requirements for a development plan, except the Zoning Administrator may waive any submission requirement if such requirement is not necessary for an adequate review of the generalized development plan amendment application.

Summit Crossing (Formerly Cedar Valley) Aerial Photo

Virginia Geographic Information Network (VGIN)

April 16, 20190 0.15 0.30.075 mi

0 0.2 0.40.1 km

1:9,028

PC Hearing Date: 05/28/2019

PROPOSED PROFFER STATEMENT

REZONING: RZ 2004-11 C-2 (Highway Commercial) and R-2 (Residential) toPD (Planned Development)

PROPERTY: 81.113 Acres +/-; Tax Map Parcel 025-A-002 (the “Property)

RECORD OWNER: Crystal Gateway, LLCCedar Valley Development LLC

APPLICANT: Crystal Gateway, LLCCedar Valley Development LLC

PROJECT NAME: Crystal Gateway, LLCSummit Crossing

ORIGINAL DATE OF PROFFERS: October 6, 2004

REVISION DATE(S): 10/22/04; 1/12/05; 1/25/05; 1/27/05 3/14/05; 4/12/05; 5/02/05; 4/5/19

The undersigned hereby proffers that the use and development of the subject property (“Property"), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the applicant (“Applicant”), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with “final rezoning” defined as that rezoning which is in effect on the day following the last day upon which the Town of Strasburg Town Council (the “Council”) decision granting the rezoning may be contested in the appropriate court. If the Council’s decision is contested, and the Applicant elects not to submit development plans until such contest is resolved, the term rezoning shall include the day following entry of a final court order affirming the decision of the Council which has not been appealed, or, if appealed, the day following which the decision has been affirmed on appeal. If this application is denied by the Council, but in the event that an appeal is for any reason thereafter remanded to the Council for reconsideration by a court of competent jurisdiction, then these proffers shall be deemed withdrawn unless the Applicant shall affirmatively readopt all or any portion hereof in a writing specifically for that purpose.

The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term “Applicant” as referenced herein shall include within its meaning all future owners and successors in interest. When used in these proffers, unless otherwise noted, the “Master Development Plan,” shall refer to the plan entitled “Master Development Plan, Crystal Gateway” dated April 25, 2005 (the "MDP"), and shall include the following:

1. LAND USE:

1.1 Areas of residential and commercial development on the Property shall be developed in conformance with the regulations of the Planned Development (“PD”) zoning

PC Hearing Date: 05/28/2019 Applicant's Proffer Amendments to REZ2004-11

Received 04/05/2019

Proffer Statement Crystal GatewaySummit Crossing

Page 2 of 5 Rev. 5/3/054/5/19

district, as set forth in the Town of Strasburg Code. All residential and commercial development on the Property shall comply with the aforesaid regulations, or as may be approved by the Town of Strasburg.

1.2 Residential development on the Property shall not exceed a maximum of 256 dwelling units.

1.3 The maximum dwelling units for which building permits are requested shall be 50100 in any 12 month period.

1.4 Areas for commercial development shall be provided adjacent to the right of way of U.S. Route 11, as generally depicted on the MHP. The total area reserved for commercial land uses shall consist of at least 14 acres. (See 1 on MDP)

2. CONDITIONS PRECEDENT TO THE ISSUANCE OF PERMITS AND PLANAPPROVALS:

2.1 The Property shall be developed as one single and unified development in accordance with applicableordinances, regulations, and design standards, and this Proffer Statement as approved by the Council.

3. SITE DEVELOPMENT:

3.1 Materials utilized for all exterior facades of the commercial buildings shall include, but not be limited to, concrete masonry units (CMU), brick, architectural block, dryvit or other simulated stucco (EFIS), real or simulated wood and/or glass. Standard concrete masonry block shall not be used for the front facades of any buildings.

3.2 All buildings within the development on the property shall be constructed using compatible architectural styles and materials, and signage for such buildings shall be of a similar style and materials in order to maintain a unified development

3.3 A twenty (20) foot landscaped corridor buffer area shall be provided along the frontage of the site on U.S. Route 11, within which a five (510)-foot wide concrete sidewalksasphalt trail shall be constructed. (See 2 on MDPExhibit A-Corridor Trail & Buffer Detail)

3.4 The Applicant shall construct a five (5)-foot wide concrete sidewalk along the Colley Block Road frontage of the site.

3.5 The Applicant shall notify the Wayside Foundation of American History and Arts, ' Inc. (“the Foundation”) prior to the commencement of any blasting activities on the Property, and shall cooperate with the Foundation to ensure that potential impacts of site development activities to Crystal Caverns are properly mitigated.

PC Hearing Date: 05/28/2019 Applicant's Proffer Amendments to REZ2004-11

Received 04/05/2019

Proffer Statement Crystal GatewaySummit Crossing

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4. WATER & SEWER

4.1 The Applicant shall be responsible for connecting the Property to public water and sewer, and for constructing all facilities required for such connection. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Town of Strasburg.

4.2 The water mains on Colley Block Road and U.S. Route 11 shall be looped with a 12” water main.

5. ENVIRONMENT:

5.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3 which results in the highest order of stormwater control in existing Virginia law at the time ofconstruction of any such facility.

6. TRANSPORTATION:

6.1 The Applicant shall install turn lanes and other improvements on U.S. Route 11 along the frontage of the site as necessary to ensure safe and efficient site access. The exact location and design of such improvements shall be determined upon final engineering thereof. Such design shall be in accordance with Virginia Department of Transportation (VDOT) specifications and subject to review arid approval by the Town of Strasburg and VDOT.

6.2 The Applicant shall enter into a signalization agreement with the Virginia Department of Transportation (VDOT) for the intersection of the project collector road and U.S. Route 11, in alignment with existing Crystal Lane. (See 3 on MDP)

6.3 The Applicant shall enter into a signalization agreement with the Virginia Department of Transportation (VDOT) for the intersection of the commercial entrance road and U.S. Route 11, in alignment with the existing entrance to the 8trasburg Shopping Center. (See 4 on MDP)

6.4 The Applicant shall explore opportunities to establish pedestrian and vehicular connections to the adjoining property to the north, identified as PIN 16-((4))-1, to the extent feasible.

6.5 The Applicant shall dedicate sufficient right of way along the property's frontage on Colley Block Road to achieve an ultimate right of way width of sixty (60) feet. The Applicant shall further construct half section improvements to Colley Block Road within said right of way.

6.6 The Applicant shall place the amount of $800.00 per dwelling unit in an escrow account for future improvements to VA Route 11. Such funds shall be escrowed at the time of issuance of a residential zoning permit for each such unit, and shall be released to the Town within 90 days of a written request by the Town.

6.7 The Applicant shall construct the collector road to base pavement from Route 11 to Colley block with the second residential phase as depicted on sheet CS1002 (3 of 3) of the approved Master Development Plan as prepared by Pennoni dated 12/07/2018. These roadway improvements shall be completed prior to the issuance of a certificate of occupancy for the 10th residential unit in phase 2.

PC Hearing Date: 05/28/2019 Applicant's Proffer Amendments to REZ2004-11

Received 04/05/2019

Proffer Statement Crystal GatewaySummit Crossing

Page 4 of 5 Rev. 5/3/054/5/19

7. MONETARY CONTRIBUTION TO OFF-SET FISCAL IMPACT:

7.1 The Applicant shall contribute to the Town of Strasburg the sum of $2,000.00 per dwelling unit for the purposes of improvements to the public water and sewer system, public street network, or any other public facility as determined by Town Council, payable upon the issuance of a residential zoning permit for each such unit. The total amount contributed will equal $512,000 at project build-out.

7.2 The Applicant shall contribute to the Town of Strasburg the sum of $2,000.00 per dwelling unit for distribution to Shenandoah County for public school purposes, payable upon the issuance of a residential zoning permit for each such unit. The total amount contributed will equal $512,000 at project build-out.

SIGNATURES APPEAR ON THE FOLLOWING PAGES

PC Hearing Date: 05/28/2019 Applicant's Proffer Amendments to REZ2004-11

Received 04/05/2019

Proffer Statement Crystal GatewaySummit Crossing

Page 5 of 5 Rev. 5/3/054/5/19

Respectfully Submitted,

CRYSTAL GATEWALL, LLC Cedar Valley Development LLC

By: _________________________________

Title: ________________________________

STATE OF VIRGINA, AT LARGE SHENANDOAH COUNTY, To-wit:

The foregoing instrument was acknowledged before me this ______ day

of ___________, 200190, by ______________________.

My commission expires _______________________________

Notary Public ________________________________________

SFC Properties, LLC

By: _________________________________

Title: ________________________________

STATE OF FLORIDA, AT LARGE To-wit:

The foregoing instrument was acknowledged before me this ______ day

of ___________, 2019, by ______________________.

My commission expires _______________________________

Notary Public ________________________________________

PC Hearing Date: 05/28/2019 Applicant's Proffer Amendments to REZ2004-11

Received 04/05/2019

TYPICAL 20' CORRIDOR BUFFER DETAILNO SCALE

10'ASPHALT

TRAIL20' BUFFER

CLUSTER OFDECIDUOUS TREES

CLUSTER OF EVERGREENTREES

CLUSTER OF SHRUBS CLUSTER OF SHRUBS

NOTE: CORRIDOR BUFFER SHALL BE INSTALLED AT TIME OFCOMMERCIAL DEVELOPMENT.

5'

5'

COMMERCIAL CORRIDOR BUFFER REQUIREMENT:

3 DECIDUOUS TREES, 3 EVERGREEN TREES, AND 6SHRUBS SHALL BE PLANTED PER 75 LF. OF BUFFER.

THIS BUFFER DETAIL SHALL NOT BE CONSTRUED AS AREQUIREMENT THAT BUFFER PLANTS BE INSTALLED AT

EVEN INTERVALS.

75'

PENNONI ASSOCIATES INC.

117 East Piccadilly StreetWinchester, VA 22601

T 540.667.2139 F 540.665.0493

CS001

U:\A

CCOU

NTS\

MOR

LN\M

ORLN

1800

1 - C

EDAR

VAL

LEY

SUBD

IVIS

ION\

DESI

GN\_

EXHI

BITS

\COR

R BU

FF D

TL\C

S001

.DW

GPL

OTTE

D: 4/

5/20

19 1

0:00

:53

AM, BY

: DAV

ID F

RANK

PLO

TSTY

LE: PE

NNON

I NCS

.STB,

PROJ

ECT

STAT

US: ----

ALL DOCUMENTS PREPARED BY PENNONI ASSOCIATES ARE INSTRUMENTS OF SERVICE IN RESPECT OFTHE PROJECT. THEY ARE NOT INTENDED OR REPRESENTED TO BE SUITABLE FOR REUSE BY OWNER

OR OTHERS ON THE EXTENSIONS OF THE PROJECT OR ON ANY OTHER PROJECT. ANY REUSEWITHOUT WRITTEN VERIFICATION OR ADAPTATION BY PENNONI ASSOCIATES FOR THE SPECIFIC

PURPOSE INTENDED WILL BE AT OWNERS SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TOPENNONI ASSOCIATES; AND OWNER SHALL INDEMNIFY AND HOLD HARMLESS PENNONI ASSOCIATESFROM ALL CLAIMS, DAMAGES, LOSSES AND EXPENSES ARISING OUT OF OR RESULTING THEREFROM.

MORLN18001

NO SCALE

KLM

2019-04-04

DLF

SHEET

APPROVED BY

OF1 1

SUMMIT CROSSING33227 OLD VALEY PIKESTRASBURG, VIRGINIA

241 OAKHILL DRIVESTEPHENS CITY, VIRGINIA 22655

CEDAR VALLEY DEVELOPMENT, LLC

EXHIBIT ACORRIDOR TRAIL & BUFFER DETAIL

DRAWN BY

DRAWING SCALE

DATE

PROJECT

DATENO. DESCRIPTION

REVISIONSBY

## # #

Applicant's Exhibit A Amendments to REZ2004-11 Received 04/05/2019

Exhibit A: Corridor Buffer Detail

PC Hearing Date: 05/28/2019

Recorded Plat Received 04/15/2019

Applicant's Proffer Amendments to REZ2004-11

PC Hearing Date: 05/28/2019

Recorded Plat Received 04/15/2019

Applicant's Proffer Amendments to REZ2004-11

PC Hearing Date: 05/28/2019

Recorded Plat Received 04/15/2019

Applicant's Proffer Amendments to REZ2004-11

PC Hearing Date: 05/28/2019

Recorded Plat Received 04/15/2019

Applicant's Proffer Amendments to REZ2004-11

PC Hearing Date: 05/28/2019

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ESMT.

DB 13

78 P

G. 267

80' POWER ESMT.

DB 711 PG. 419

N/FBRIGHT ABBY J ET AL

TM # 25-A-004

WB # 108 PG. 552

N/FTROXELL JAMES EL

TM # 25-A-004A

DB # 472 PG. 363

N/F

VIRGINIA SAVINGS BANK FSB

TM # 25-A-003

DB # 837 PG. 433

N/F

WRIGHT RAYMOND F OR PAMELA S

TM # 25-A-005

DB # 793 PG. 148

N/F

HUPPS RIDGE HOMEOWNERS ASSOCIATION

TM # 25A2-5-00F

DB # 1130 PG. 356

N/F

HUPPS RIDGE SUBDIVISION

DB # 1037 PG. 362

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

N/FHUPPS HILL LLC

TM # 025-A-001C

DB # 1519 PG. 770

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

R/W R

ESERVATION

DUNMORE BLV

D. (BY O

THERS)

END FULL SECTION

PAVED ROADWAY

PROP. 20.00'GAS ESM'T

PROP. 20.00'GAS ESM'T

PROP. 20.00'

GAS ESM'T

PROP. 20.00'

GAS ESM'T

TOT

LOT

(1 R

EC U

NIT

)

PICNIC (1 REC UNIT)

SHELTER

18' DIAMETERGAZEBO

(1 REC UNIT)

TOT LO

T(1 R

EC U

NIT)

16'x20'

FUTURE CEDAR VALLEY DRIVE

POSSIBLE SWMLOCATION

(60' R/W WIDTH / COLLECTOR ROAD)

50' R

/W W

IDTH

(LOCAL ROAD)

(LOC

AL R

OAD)

50' R

/W W

IDTH

(LOC

AL R

OAD)

50' R

/W W

IDTH

(LOC

AL R

OAD)

50' R/W WIDTH

SINGLE FAMILY

PHASE II

COMMERCIAL

PHASE

BLO

CK

RO

AD

TOWN HOUSE

PHASE I

U

.

S

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SINGLE FAMILY

PHASE III

CL

40' FC TO FC

12' TRAVEL 12' TRAVEL6' BIKE 6' BIKE

60' ROW

4' 5' SW

TYPICAL ROAD SECTIONCEDAR VALLEY DRIVE - 25 MPH

N.T.S

1'

10' 6'PLANTING

STRIP

1'

6'PLANTING

STRIP

1.5" SM 9.5A3" BM 25A8" BM 21B

COMPACTEDSUBGRADE

SUMMIT CROSSING - ALL PHASESOVERALL LAYOUT

2019-04-22 | SCALE 1"=100' | 10' CONTOURSMORLN18001

NO

RTH

TEMP. TURN AROUNDPHASE I CONSTRUCTION

24' GRAVEL ACCESSPHASE I CONSTRUCTION

CEDAR VALLEY DR. (FULL WIDTH)PHASE III CONSTRUCTION

PHASE 1 CONSTRUCTION - GRAVEL ROADWAY - BOLLARDS WITH CHAIN (EM. USE ONLY)

PHASE II CONSTRUCTION - COMPLETE ROADWAY TO BASE PAVING TO COLLEY BLOCK

PROFFERED RTE. 11 IMPROVEMENTSPHASE I CONSTRUCTIONPEDESTRIAN ACTIVATED SIGNAL CROSSINGFULL TRAFFIC SIGNAL WITH VDOT APPROVED WARRENT

FUTURE ROAD AND R/W IMPROVEMENTSAPPROVED PLAN BY OTHERS

TEMP. CUL-DE-SACPHASE II CONSTRUCTION

PC Hearing Date: 5/28/2019 Applicant's Phasing Plans and Cross Sections for Proffer Amendments to REZ2004-11

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ESMT.

DB 13

78 P

G. 267

80' POWER ESMT.

DB 711 PG. 419

N/FBRIGHT ABBY J ET AL

TM # 25-A-004

WB # 108 PG. 552

N/FTROXELL JAMES EL

TM # 25-A-004A

DB # 472 PG. 363

N/F

VIRGINIA SAVINGS BANK FSB

TM # 25-A-003

DB # 837 PG. 433

N/F

WRIGHT RAYMOND F OR PAMELA S

TM # 25-A-005

DB # 793 PG. 148

N/F

HUPPS RIDGE HOMEOWNERS ASSOCIATION

TM # 25A2-5-00F

DB # 1130 PG. 356

N/F

HUPPS RIDGE SUBDIVISION

DB # 1037 PG. 362

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

N/FHUPPS HILL LLC

TM # 025-A-001C

DB # 1519 PG. 770

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

R/W R

ESERVATION

DUNMORE BLV

D. (BY O

THERS)

END FULL SECTION

PAVED ROADWAY

PROP. 20.00'GAS ESM'T

PROP. 20.00'GAS ESM'T

PROP. 20.00'

GAS ESM'T

PROP. 20.00'

GAS ESM'T

TOT

LOT

(1 R

EC U

NIT

)

PICNIC (1 REC UNIT)

SHELTER

18' DIAMETERGAZEBO

(1 REC UNIT)

TOT LO

T(1 R

EC U

NIT)

16'x20'

FUTURE CEDAR VALLEY DRIVE

POSSIBLE SWMLOCATION

(60' R/W WIDTH / COLLECTOR ROAD)

50' R

/W W

IDTH

(LOCAL ROAD)

(LOC

AL R

OAD)

50' R

/W W

IDTH

(LOC

AL R

OAD)

50' R

/W W

IDTH

(LOC

AL R

OAD)

50' R/W WIDTH

SINGLE FAMILY

PHASE II

COMMERCIAL

PHASE

BLO

CK

RO

AD

TOWN HOUSE

PHASE I

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PHASE III

12'TRAVEL LANE

12'TRAVEL LANE

3'SHOULDER

3'SHOULDER

2.08%3:1

3:1

8" 21BCOMPACTED SUBGRADE

PHASE 1 GRAVEL ACCESS ROAD(NTS)

3:1

3:1

2.08% 58:1

58:1

SUMMIT CROSSINGPHASE 1 WITH GRAVEL ACCESS ROAD

2019-04-22 | SCALE 1"=100' | 10' CONTOURSMORLN18001

NO

RTH

TEMP. TURN AROUNDPHASE I CONSTRUCTION

24' GRAVEL ACCESSPHASE I CONSTRUCTIONPHASE 1 CONSTRUCTION - GRAVEL ROADWAY - BOLLARDS WITH CHAIN (EM. USE ONLY)

PROFFERED RTE. 11 IMPROVEMENTSPHASE I CONSTRUCTIONPEDESTRIAN ACTIVATED SIGNAL CROSSINGFULL TRAFFIC SIGNAL WITH VDOT APPROVED WARRENT

FUTURE ROAD AND R/W IMPROVEMENTSAPPROVED PLAN BY OTHERS

PC Hearing Date: 5/28/2019 Applicant's Phasing Plans and Cross Sections for Proffer Amendments to REZ2004-11

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ESMT.

DB 13

78 P

G. 267

80' POWER ESMT.

DB 711 PG. 419

N/FBRIGHT ABBY J ET AL

TM # 25-A-004

WB # 108 PG. 552

N/FTROXELL JAMES EL

TM # 25-A-004A

DB # 472 PG. 363

N/F

VIRGINIA SAVINGS BANK FSB

TM # 25-A-003

DB # 837 PG. 433

N/F

WRIGHT RAYMOND F OR PAMELA S

TM # 25-A-005

DB # 793 PG. 148

N/F

HUPPS RIDGE HOMEOWNERS ASSOCIATION

TM # 25A2-5-00F

DB # 1130 PG. 356

N/F

HUPPS RIDGE SUBDIVISION

DB # 1037 PG. 362

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

N/FHUPPS HILL LLC

TM # 025-A-001C

DB # 1519 PG. 770

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

N/FSFC PROPERTIES LLC

TM # 025-A-002

DB # 1493 PG. 85

R/W R

ESERVATION

DUNMORE BLV

D. (BY O

THERS)

END FULL SECTION

PAVED ROADWAY

PROP. 20.00'GAS ESM'T

PROP. 20.00'GAS ESM'T

PROP. 20.00'

GAS ESM'T

PROP. 20.00'

GAS ESM'T

TOT

LOT

(1 R

EC U

NIT

)

PICNIC (1 REC UNIT)

SHELTER

18' DIAMETERGAZEBO

(1 REC UNIT)

TOT LO

T(1 R

EC U

NIT)

16'x20'

FUTURE CEDAR VALLEY DRIVE

POSSIBLE SWMLOCATION

(60' R/W WIDTH / COLLECTOR ROAD)

50' R

/W W

IDTH

(LOCAL ROAD)

(LOC

AL R

OAD)

50' R

/W W

IDTH

(LOC

AL R

OAD)

50' R

/W W

IDTH

(LOC

AL R

OAD)

50' R/W WIDTH

SINGLE FAMILY

PHASE II

COMMERCIAL

PHASE

BLO

CK

RO

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TOWN HOUSE

PHASE I

U

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PHASE III

CL

40' FC TO FC

12' TRAVEL 12' TRAVEL6' BIKE 6' BIKE

60' ROW

4' 5' SW

TYPICAL ROAD SECTIONCEDAR VALLEY DRIVE - 25 MPH

N.T.S

1'

10' 6'PLANTING

STRIP

1'

6'PLANTING

STRIP

1.5" SM 9.5A3" BM 25A8" BM 21B

COMPACTEDSUBGRADE

SUMMIT CROSSINGPHASE 2

COMPLETE CEDAR VALLEY DRIVE2019-04-22 | SCALE 1"=100' | 10' CONTOURS

MORLN18001

NO

RTH

TEMP. TURN AROUNDPHASE I CONSTRUCTION

CEDAR VALLEY DR. (FULL WIDTH)PHASE II CONSTRUCTION

PHASE II CONSTRUCTION - COMPLETE ROADWAY TO BASE PAVING TO COLLEY BLOCK ROAD

PROFFERED RTE. 11 IMPROVEMENTSPHASE I CONSTRUCTIONPEDESTRIAN ACTIVATED SIGNAL CROSSINGFULL TRAFFIC SIGNAL WITH VDOT APPROVED WARRENT

FUTURE ROAD AND R/W IMPROVEMENTSAPPROVED PLAN BY OTHERS

TEMP. CUL-DE-SACPHASE II CONSTRUCTION

PC Hearing Date: 5/28/2019 Applicant's Phasing Plans and Cross Sections for Proffer Amendments to REZ2004-11

CL

40' FC TO FC

12' TRAVEL 12' TRAVEL6' BIKE 6' BIKE

60' ROW

4' 5' SW

TYPICAL ROAD SECTIONCEDAR VALLEY DRIVE - 25 MPH

N.T.S

1'

10' 6'PLANTING

STRIP

1'

6'PLANTING

STRIP

1.5" SM 9.5A3" BM 25A8" BM 21B

COMPACTEDSUBGRADE

CG-6

EXTEND STONEBASE 1' BEYONDCG-7

3" BM-258" 21B

COMPACTED SUBGRADE

SUMMIT CROSSINGTYPICAL ROAD SECTION

2019-04-22 | SCALE 1"=10'MORLN18001

PC Hearing Date: 5/28/2019 Applicant's Phasing Plans and Cross Sections for Proffer Amendments to REZ2004-11