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PLANNING SCHOOLS ENVIRONMENT EROSION
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Summary of 4 Subdivisions
2/27/03:
comments are at http://groups.yahoo.com/group/listener/message/1278
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Name (click for map) |
Sheridan |
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Rt9 at Wiltshire, diagonally opposite Bardane fruit market |
S of Flea Market, between Shenandoah river & Bloomery Rd |
Rt340 at 230, next to Carriage Park |
Rt9 from Shenandoah river to Kabletown Rd |
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Units: 1779-1879 |
700 |
300-400 |
179 |
600 |
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Acres: 1385 |
325 |
411 |
99 |
550 |
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School Board, lease with option to buy Offer to schools withdrawn. Other offers possibly withdrawn too. |
$2,000,000 construction value: 16,000sq.ft. admin; 5,000sq.ft. alternative school; 7-8 acres |
$6,000,000 limit for elementary school & 16,000sq.ft maintenance facility, 15 acres |
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Parks, "license... grade and seed" |
5 acres for 3 soccer fields |
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7 acres for 4 soccer fields |
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Emergency services |
1.5 acres |
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The following letter was received by the County Commission 2/18/03:
Feb 17, 2003
Ms. Leslie Smith, County Administrator, Jefferson County, Charles Town, WV 25414
Dear Ms. Smith;
I would like to be on the County Commission agenda for Thursday February 20,2003 to discuss my proposal for building some needed schools for the Jefferson County Board of Education. The school board has already seen my proposal and voted unanimously to support it and pursue its implementation.
Sincerely,
/s/
Herb Jonkers
Note that School Superintendent
Nichols said 3/4/03 that the last sentence above was not true, that the board
voted unanimously "to authorize Nichols, Stilley and Camilletti to
continue discussions with Jonkers et al."
The following document was received by
the County Commission 2/27/03:
EXECUTIVE SUMMARY
The Developer is proposing to develop four projects in Jefferson County, West Virginia. These projects are at various stages in the development process from the point of not even started to the point of being ready to record the final plat. These projects are: Sheridan, which is 179 units located near Halltown, the Old Standard Quarry, located near Millville, West Virginia containing 411 acres, the Blackford/Forsythe properties containing 325 acres located on Rt. 9 near North Jefferson Elementary School and the Highland/Ott/Thornhill properties containing approximately 550 acres which lies to the west of Rt. 9 and south of the Kabletown Road. All of these properties are an integral part of this proposal.
The proposal in general provides that the County Commission shall re-zone, where requested, these properties to a more useful designation for the complete development of the property. In most cases, this results in a residential growth area or a commercial area being applied to the properties. In addition, in order to develop the properties, it is necessary that the community impact statements for the individual properties be approved in conformance with the concept that the Developer believes is necessary for the full and complete development of the individual properties. In all cases, the Developer is asking that all of the four projects be designated as a special tax district (TIF) to facilitate the return of the investment and the funding to support the lease arrangements as discussed herein.
In consideration of the above considerations, the Developer will build an administrative office building of approximately 16,000 square feet and an alternate school building not to exceed 5,000 square feet, will provide 1.5 acres of this property for Emergency Services and will provide approximately five acres that has been graded and seeded for use as three soccer fields all on the Blackford/Forsythee properties. On the Old Standard Quarry property, the Developer proposes to build an elementary school on approximately 10 acres. Further, the Developer will build a maintenance facility for the School Board on 5 acres. The Developer is willing to invest up to $8,000,000.00 to construct these buildings for the benefit of the School Board. More specifically, the Developer intends to lease the improvements back to the School Board in consideration of being paid those fees which the special tax district generates on the four projects. If, and after, the School Board exercises its option to purchase these properties, the School Board would be entitled to collect the special tax benefits from these projects for its future use.
In addition to these major considerations, the Developer is willing to assist the Parks and Recreation Committee with athletic facilities at various locations.
In exchange with providing these improvements, the Developer would expect that the improvements would be applied as a direct and complete credit to any impact fees for schools. parks and recreation, and emergency services on any of the units or lots, created that are levied by the County of Jefferson
Description: The Blackford/Forsythe properties contain approximately 325 acres and is located south of North Jefferson School on Rt. 9 and north of Brown Shop Road and lies on the west side of State Route 9.
COUNTY AND OTHER GOVERNMENATL AGENCIES WILL PROVIDE THE FOLLOWING:
1. Re-zone the 325 acres to residential growth/commercial.
2. Approval of community impact statement for 700 residential building lots and an 18 acre commercial center.
3. Treatment of this property as a special tax district (TIF).
4. Pursuant to West Virginia Code 7-20-7(b)(5) all of the proposed developer's contributions will offset any impact fees due for schools, parks and recreation and emergency services.
DEVELOPER PROVIDES THE FOLLOWING:
1. The Developer will build and lease to the Jefferson County School Board an administrative office building of approximately 16,000 square feet and an alternate school not to exceed 5,000 square feet on approximately 7 to 8 acres of land. See terms of lease discussed herein. Developer will provide up to $2,000,000.00 for this construction. Any additional funds required will be made up by the School Board.
2. The Developer will license the use approximately 5 acres to the Jefferson County Parks & Recreation Committee for the use as three soccer fields. The developer will grade and seed this area for the soccer fields.
3. The Developer shall donate 1.5 acres for emergency services. If unaccepted, the property will be donated to School Board.
Description: This property is approximately 411 acres located on the west side of the Shenandoah River near Millville, West Virginia. Approximately 80 acres of the 411 has been zoned residential growth with the balance un-zoned at this time.
COUNTY AND OTHER GOVERNMENATL AGENCIES WILL PROVIDE THE FOLLOWING:
1. Re-zone the balance of the acreage to provide for residential growth on the east side of the lake with mixed (residential, commercial and light industrial) zoning on the west side of the lake.
2. Approval of community impact statement (CIS) of approximately 300 to 400 homes and the mixed development west of the lake.
3. Treatment of this property as a special tax district (TIF).
4. Pursuant to West Virginia Code 7-20-7(b)(5) all of the proposed developer's contributions will offset any impact fees due for schools, parks and recreation and emergency services.
DEVELOPER PROVIDES THE FOLLOWING:
1. The Developer will build and lease back to the School Board on approximately
10 acres of property and an elementary school.
2. The Developer will build and lease back 16,000 square foot building on approximately 5 acres for the School Board maintenance facility. For items 1 and 2, the Developer's contribution shall not exceed $6,000,000.00 and any additional funds required shall be at the expense of the School Board.
3. Remediation of waste on the west side of the lake.
SHERIDAN
Description: 99 acres located on Rt. 230 and Rt. 340 next to Carriage Park Subdivision near Halltown. Final plat is ready to be submitted on 179 single family lots.
COUNTY AND OTHER GOVERNMENTAL AGENCIES WILL PROVIDE THE FOLLO WING:
1. Treatment of this property as a special tax district (TIP).
2. Pursuant to West Virginia Code 7-20-7(b)(5) all of the proposed developer's contributions will offset any impact fees due for schools, parks and recreation and emergency services.
DEVELOPER PROVIDES THE FOLLOWING:
There are no Developer incentives that are directly related to this project.
HIGHLAND FARM (JONES/OTT) and THORN HILL PROPERTIES
Description: This is 550 acres which is situated south of the Kabletown Road and west of Rt. 9 and north of the Shenandoah River. Thorn Hill, which is approximately 170 acres of the above project, currently has a conditional use permit.
COUNTY AND OTHER GOVERNMENATL AGENCIES WILL PROVIDE THE FOLLOWING:
1. Re-zoning of the 550 acres for residential growth.
2. Approval of community impact statement (CIS) of approximately 600 homes.
3. Treatment of this property as a special tax district (TIP).
4. Pursuant to West Virginia Code 7-20-7(b)(5) all of the proposed developer's contributions will offset any impact fees due for schools, parks and recreation and emergency services.
DEVELOPER PROVIDES THE FOLLOWING:
1. The Developer will license the use approximately 7 acres to the Jefferson County Parks & Recreation Committee for the use as four soccer fields along the river. The developer will grade and seed this area for the soccer fields.
TERMS OF LEASES WITH SCHOOL BOARD
The lease with the School Board from the Developer would be a four year term lease with seven four year term renewals at the option of the School Board. The terms of the lease will also provide that the School Board has the right to purchase all of these properties at the end of any term of the lease set forth above at a price to be determined. In addition to the right of purchase during any anniversary date, the School Board will have the right to purchase the properties at such time as the Developer has sold all of the units created in the four properties set forth above for the purchase price of one year's revenue from the tax districts. Thereafter, the School Board would be entitled to any revenue from the tax districts until such time as their natural termination.
During the term of the lease, the School Board would pay to the Developer, as rental, those sums collected from the tax districts. The lease from the Developer to the School Board would be triple net, i.e. no taxes, no maintenance and insurance to be paid by the Developer.
[At the County Commission meeting 2/27/03 the developers stated that TIF (Tax Increment Financing) in this document should be Tax Overlay Districts, and complete credit for impact fees should be partial credit.]
