By Linwood Outlaw III -- Daily Staff Writer

STEPHENS CITY — Town planners continued discussions Tuesday on revised proffers for a proposed rezoning in Stephens City's north end that could yield a mix of industrial, commercial and residential uses.

The Planning Commission held a public hearing Tuesday night on a plan presented by Patton, Harris, Rust and Associates engineers for the rezoning of the proposed Russell-Stephens City property. Developers began working on the project two years ago.

More than a dozen people attended the public hearing, but no one volunteered to speak. The commission took no formal vote on the project, which is being proposed as a mixed-use development "with industrial, commercial and residential components allowing for a range of commercial and industrial uses," a proffer statement for the project states.

Developers are seeking to rezone 125 acres near U.S. 11 and the CSX railroad line to R-3 Residential, Commercial with Newtown Development District overlay.

According to proffers last revised on Aug. 19, residential development on the property will be limited to 320 dwellings, including 166 single-family detached units and 20 apartments. Construction of the 300 single-family attached and detached residential dwellings will be phased in over a four-year period. A minimum of 30 percent open space will also be provided on the property. Four lanes of right of way for the proposed Stephens City Bypass would also be dedicated.

Developers have also proffered to contribute to the town, for transfer to Frederick County, about $2,500 per dwelling for improvements to capital facilities that serve residents in the town.

They have also proffered to transfer a 15.5-acre portion of property on the development plan identified as "Open Space/Potential Elementary School Site" to Frederick County Public Schools for the potential construction of a new elementary school. Such transfer "shall occur within nine months of the date of final rezoning," the proffer reads. The transfer would include a clause mandating that construction on the school begin within 10 years from the date of transfer.

If the project is approved, developers would also contribute about $4,446 per dwelling toward facilities identified in the Stephens City Capital Improvement Plan.

Commission Chairman Linden A. Fravel Jr., who also serves on the Town Council, was impressed by revised proffers for the project, saying the updated plan alleviated a lot of the concerns that were raised at a recent Joint Land Use Committee meeting. Commission member Robert Wells was also in support of the revised proffers, saying he hopes the project moves forward sooner rather than later. "I really don't see any negatives to this plan," Wells said. "I think it's an excellent plan for the town."

The panel might discuss the rezoning again at its meeting next month, town planner Brian Henshaw said. Town officials will also reach out to county officials for their input on the project, as the property in question is within the annexation area of the 2005 agreement between Stephens City and Frederick County, Henshaw said.

* Contact Linwood Outlaw III at loutlaw@nvdaily.com