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PLANNING SCHOOLS ENVIRONMENT EROSION
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[ Supporting Statement for Harvest Hills Subdivision. These items are required by the Jefferson County Zoning and Development Review Ordinance, section 7.4d. LESA (Land Evaluation & Site Assessment) is also described in that Ordinance, section 6.4 ] Click here to return to http://www.listeners.homestead.com
1. Name, Address of Owner and Developer
William P. Henderson
P.O. Box 64
Shenandoah Junction, WV 25442
Arcadia Building Company
P.O. Box 1728
Leesburg, VA 20177
2. Name, Address of Contact Person
Don Miller
Arcadia Building Company
P.O. Box 1728
Leesburg, VA 20177
(703) 771-2626
R. Michael Shepp, PS
Appalachian Surveys of West Virginia, LLC
P.O. Box 35
Charles Town, WV 25414
(304) 725-4572
3. Type of Development Proposed
The project is primarily a single-family residential subdivision, which
encompasses approximately 371 acres of land. This land is proposed to be
developed into 392 single-family lots ranging in size a. from 10,000 square
feet to 14,300 square feet. Additionally there is a proposed school site of 23
acres, a site for the proposed relocation and construction of the Duffield s
train stop into a train station and large parking lot, a site for a church, and
approximately 141 acres of open space. Each lot will be served with sanitary
sewer provided by the Jefferson County Public Service District, and potable
water provided by Jefferson Utilities.
4. Acreage of On2rnal tract and property to be developed
On October 5, 1988 the property was comprised of two (2) parcels of land;
one containing approximately 164 acres and the other contains approximately
256.2 acres. 45.364 acres of the 164-acre property was developed into
single-family lots under Section 5.7 (d) 2. of the Jefferson County Zoning
Ordinance. The property to be developed under this proposal is 371 acres.
5. General description of surface conditions
The area proposed for development is rolling with areas of 2 to 7 percent
slope. Areas of similar terrain surround it. The site is rolling and hilly. It
has areas of heavy woods, areas of dense thick brush, and some high open
meadows. Elk Branch runs along the northern property boundary. The stream is
well defined with stable, vegetated banks. (See USGS Map: Exhibit 1)
6. Soil and drainage characteristics
The soils on the site consist of Frankstown series (FbC3, FcC and FbD3) that are deep and well drained. The slopes of these soils range from 6 to 25 percent, and range from moderate to severe with regard to installation of septic systems and location of building sites.
The Duffield series (DgB, DgC3, DgC), which are deep and well drained, have
slopes that range from 2 to 12 percent, and slight to moderate limitations with
regard to installation of septic systems ~ and location of building sites. The
Hagerstown and Frederick series (HgC, HbB, HIC3, HID 3), which are deep and
well drained, have slopes that range from 6 to 25 percent, and severe
limitations with regard to installation of septic systems and location of
building sites. The Huntington Series (Ho) and Melvin Series (Me) is a deep,
nearly level, well-drained soil on flood plains of streams and along
intermittent drainage ways and has severe limitations with regard to
installation of septic systems and location of building sites due to flooding
and seasonal high water table. (See Exhibit 3)
7. General location and description of existing structures
There is one livable house, the ruins of another house, and several barns
and outbuildings on the property, as well as several farm lanes providing
access to these structures. These structures are generally along the northern
side of the property.
8. General location and description of existing easements and rights-of-way
There is a 100-foot power line easement, which crosses the property as shown
on the site location map. There is a right-of-way serving the previously
approved development that also serves the property proposed for development.
9. Existing covenants and restrictions on the land
The parcel containing approximately 164 acres is restricted to a single-family residence until further processing under the Jefferson County Development Review Ordinance. The 256.2-acre parcel has no existing covenants or restrictions.
10. Intended improvements and proposed building locations including locations of signs
Each single-family lot will contain a single-family house located within the
building envelope described by the proscribed county setback limits. Roads will
be constructed to Jefferson County standards to serve the project; a stormwater
management system will be constructed. Water and sewer lines, and provisions
for storm drainage will be constructed. Power lines, telephone line and TV
cable will be installed underground. The recreational/open space areas are
intended to be passive in nature.
11. Intended land uses
Residential single family homes, a train stop/parking lot, and a school
site.
12. Earth work that would alter topography
The cutting and/or filling for road construction. The necessary grading for
site improvements, drainage control, and stormwater management.
13. Tentative development schedule
The project will take approximately a year to obtain all of the required
approvals. The first section of lots will come online in the spring of 2002.
The developer's estimated build out is 10 years.
14. Extent of the conversion of farm land to urban uses
This site is presently utilized for agricultural purposes and this project does
represent a conversion of potential farmland entirely to residential use. It is
zoned "Rural Agricultural".
15. Effected wildlife populations
There are no known rare or endangered species of wildlife indigenous to this
site. Two letters have been received from the DNR they are attached as
exhibits. Wildlife populations will not be affected although some nests or dens
of individual animals may be displaced.
16. Ground water and surface water and sewer lines within 1320 feet
Elk Branch borders the northern property boundary. This stream is well
defined with, stable, vegetated banks. There are no sewer lines within 1320
feet.
17. Distance to fire and emergency services that would serve the site
According to the Comprehensive Plan, the subject property is in an overlapping area. It would be served by:
Citizens Fire Company. 6.1 miles
Independent Fire Company: 5.9 miles
Shepherdstown Fire Company: 5.9 miles
18. Distance to the appropriate elementary, middle, and high school
T. A. Lowery Elementary School: 1.7 miles
Shepherdstown Jr. High School: 5.3 miles
Jefferson High School: 0.47 miles
19. Traffic characteristics-type and frequency of traffic; adequacy of existing transportation routes
This site will generate the usual residential tra.ffic. It is anticipated
that many of the home buyers, at least the ones who are commuters, may take
advantage of the proximity to the rail stop and commute to their jobs by train.
The developer has been talking to the West Virginia State Highway Department
for several months about removal of the curves to the south of the property.
The developer expects to share in the cost of this work.
20. Demand for school services created by this project
Considering information provided by the Jefferson County School Board for the impact fee analysis, there are 0.50 (0.65 per 1990 census) 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.
Based on this information the projected demand for school services over the build out of the development is:
Elementary 105.8
Junior High: 47.0
High School: 43.1
21. Proximity and relationship to historic structures or properties with two hundred (200) feet
There are no historic structures within 200 feet of the proposed lots.
However, on the residue lot, according to the "Windshield Survey on
Explorer: The West Virginia History Database, Jefferson County Module" by
Dr. William D. Theriault, there is an existing house built circa 1810-1830 of
Italianate style, with a stone foundation, German siding on the main house and
board and batten on the ell. According to the survey this structure is of
slight historic significance.
22. Proximity to recreational facilities
There will be passive recreational facilities at the proposed development.
There are also recreational facilities at Jefferson High School and T. A.
Lowery Elementary School. Sam Michaels Park is 1.5 miles as the crow flies.
23. Relationship of the project to the Comprehensive Plan
We believe that this is the kind of location the Comprehensive Plan anticipated would be developed. It is near to water and sewer services. It is relatively close to existing schools. It is near a major transportation facility. it is near an existing community of Shenandoah Junction.
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