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065-16 (RezoningI-81WestBusinessPark) REZONING APPLICATION #02-16 I-81 WEST BUSINESS PARK Staff Report for the Board of Supervisors Prepared: April 8, 2016 Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director John Bishop, AICP, Assistant Director Transportation Reviewed Action Planning Commission: 03/16/16 Public Hearing Held; Tabled 30 Days Planning Commission: 04/06/16 Recommended Approval Board of Supervisors: 04/27/16 Pending PROPOSAL: Rezoning #02-16 for I-81 WEST BUSINESS PARK submitted by GreyWolfe, Inc., to rezone 36.676 acres from the RA (Rural Areas) District to the B2 (General Business) District, 45.453 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District and 73.360 acres from the RA (Rural Areas) District to the M1(Light Industrial) District, with proffers. LOCATION: The properties are located on the west side of Interstate 81 between Cedar Hill Road (Route 671) and Hopewell Road (Route 672). EXECUTIVE SUMMARY & STAFF CONCLUSIONS FOR 04/27/16 BOARD OF SUPERVISORS MEETING: This is an application to rezone a total of 155.489 acres of land from the RA (Rural Areas) District to the B2, B3 and M1 Districts with proffers, to accommodate commercial and industrial uses. The property is located within the Sewer and Water Service Area (SWSA). With this rezoning, the Applicant has proffered that this project will contribute to transportation improvements in the vicinity of the property. Per previous comments, the Applicant has proffered right- of-way sufficient for a major collector roadway, access roads to the existing and proposed future I-81 ramps, and has allowed for the signalization proffers to be used as cash toward transportation improvements if the need arises. Following a public hearing at their March 16, 2016 meeting, the Planning Commission tabled the application for up to 30 days to allow for revised proffers to be submitted and reviewed that addressed meeting the Commission voted unanimously to recommend approval of the I-81 West Business Park Rezoning request. The I-81 West Business Park rezoning application is generally consistent with future land use designations of the 2030 Comprehensive Plan and the Northeast Land Use Plan which provide guidance on the future development of the property. A few transportation issues have been identified in the staff report that should be carefully evaluated to ensure that they fully address the impacts associated with this rezoning request. Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. Rezoning #02-16 I-81 West Business Park April 14, 2016 Page 2 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 03/16/16 Public Hearing Held; Tabled 30 Days Planning Commission: 04/06/16 Recommended Approval Board of Supervisors: 04/27/16 Pending PROPOSAL: Rezoning #02-16 for I-81 West Business Park submitted by GreyWolfe, Inc., to rezone 36.676 acres from the RA (Rural Areas) District to the B2 (General Business) District, 45.453 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District and 73.360 acres from the RA (Rural Areas) District to M1(Light Industrial) District, with proffers. LOCATION: The properties are located on the west side of Interstate 81 between Cedar Hill Road (Route 671) and Hopewell Road (Route 672). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 33-A-113, 33-A-124, and 33-A-114B PROPERTY ZONING : RA (Rural Areas) District PRESENT USE: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) District Use: Residential and Agricultural South: RA (Rural Areas) District Use: Residential and Agricultural East: RA (Rural Areas) District Use: Residential and Agricultural West: RA (Rural Areas) District Use: Residential, Church, I-81 Rezoning #02-16 I-81 West Business Park April 14, 2016 Page 3 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see the attached VDOT comment letter dated March 29, 2016. Fire Marshal: Plans Approved. Public Works Department: Recommend approval. Frederick County Sanitation Authority: Please see attached letter from Eric R. Lawrence, Executive Director dated January 19, 2016. Frederick County Attorney: Please see attached letter from Roderick B. Williams, County Attorney, dated December 18, 2015. Frederick County Planning Department: See attached comments from Michael T. Ruddy, Deputy Director dated January 19, 2016. Frederick County Transportation Comments: Comments incorporated into general Planning Department Comments above. Planning & Zoning: Site History 1) The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) depicts the zoning for the subject parcel as A- zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re-mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. Comprehensive Policy Plan 2) The 2030 Comprehensive Plan is the guide for the future growth of Frederick County. Land Use. The 2030 Comprehensive Plan and the Northeast Frederick Land Use Plan provide guidance on the future development of the property. The property is located within the Sewer and Water Service Area (SWSA). The 2030 Comprehensive Plan identifies this property with a combination of commercial and industrial land use designations. In general, the proposed industrial and commercial zoning is consistent with the current land use supported by the Comprehensive Plan. Rezoning #02-16 I-81 West Business Park April 14, 2016 Page 4 This rezoning is based on an amendment to the 2030 Comprehensive Plan, Appendix I - Area Plans, The Northeast Frederick Land Use Plan. CPPA #01-14, Blain Properties Sewer and Water Service Area (SWSA) Inclusion; Parcels 33-A-113 and 33-A-124. Language included in the update: The area of land use northwest of Exit 321, Interstate 81, Hopewell Road, and south of Cedar Hill Road is commercial and industrial in character. In general, the northsouth major collector road that has been identified and is necessary to support this area of land use serves as a boundary between the commercial and industrial land uses. Flexibility should be offered in the final balance and location of land uses. Future applications for rezoning in this area shall adequately address any potential impacts to public facilities, in particular transportation, and shall implement any necessary transportation improvements. Transportation in the area would be a big consideration in future land use decisions. Site Access and Transportation. The Eastern Road Plan and the Northeast Frederick Land Use Plan call for a new north-south major collector roadway (UD4) that runs from Hopewell Road to Cedar Hill Road; this proposed roadway runs through the limits of this project. The Comprehensive Plan also calls for improvements at Exit 321 on Interstate 81 such as the Hopewell-Brucetown Road re- alignment and the relocation of the northern Interstate 81 ramps from Hopewell Road to Cedar Hill Road. Finally, the Eastern Road Plan calls for interchange improvements that impact this property due to the need for frontage roads. History. The Rural Landmarks Survey Report for Frederick County, Virginia, identifies one potentially significant historic structure located within the vicinity of the proposed rezoning (Robinson- Cline House (#34-1056)). The HRAB discussed this rezoning application at their meeting on October 20, 2015; the HRAB had no comments for the application. 3) Site Suitability/Environment The site is not located within a 100 year floodplain. However, this area is known for karst topography and special attention should be paid during development for potential sinkholes and related impacts. The majority of the stormwater runoff drains to the east towards Interstate 81. The A Soils. The soils types determined from the USDA's "Soils Survey of Frederick County, VA" shows Frederick-Poplimento loams (14B & 14C), Frederick-Poplimento outcrop complex (17C), and Oaklet silt loams (32B & 32C). These soils have medium erodibility and runoff. These soil types are clay with an abundance of limestone rock. Rezoning #02-16 I-81 West Business Park April 14, 2016 Page 5 Water/Sewer. There is a pump station designed on the Open Door Baptist Church site which will receive then Redbud Pump Station, and eventually flows into the Opequon Treatment Plant. There is an 4) Potential Impacts Transportation. With this rezoning application, the Applicant has proffered to construct a collector road between Hopewell Road and Cedar Hill Road. It should be noted that this new major collector roadway is shown in the Eastern Road Plan as an urban four lane divided highway, which would have an ultimate right-of- The Applicant has proffered a two lane roadway with an 80 right-of way, constructed with shoulders. The Applicant has also proffered to enter into signalization agreements at the new roadway (Alfalfa Lane) and Hopewell Road and the new roadway and both interchange ramps. Traffic generation has also been limited to 6,330 average daily trips based upon the ITE Trip Generation Manual. The Applicant has not addressed the need for frontage roads as shown in the Eastern Road Plan, however the Applicant has proposed providing right-of-way for access roads to I-81 and the proposed I-81 ramps. included in your package. The Applicant has revised the TIA and issued a response but an updated VDOT comment has not been received. The TIA does indicate that the expected trip distribution places the majority of trips I-81 (80%) so the heaviest traffic impact projected is at the intersections with the interchange ramps. With just 6% allocated to Route 11 this does result in a relatively small additional impact on the intersection of Hopewell and Brucetown Roads with Route 11. However, it must be noted that the Hopewell and Brucetown Road intersections, while operating better from a safety perspective since According to the TIA the operations at the site entrance and the I-81 ramps remain acceptable with the exception of the I-81 NB exit ramp which has a level of service D in the 2025 build out year. 5) Proffer Statement 1.Transportation - Vehicle Trips per Day to be determined at Site Plan submission utilizing the current ITE Trip Generation Manual. The owners hereby proffer that the Average Daily Trips shall not exceed 6,330. Rezoning #02-16 I-81 West Business Park April 14, 2016 Page 6 a. The owners hereby proffer to construct a road to connect Cedar Hill Road (Route 671) to Hopewell Road (Route 672) as shown on the GDP within a 80-of -way. This road and any turn lanes required for the road connections will be built to VDOT standards and de paved trail. This will be completed prior to the issuance of any occupancy permits. Staff Note: The Eastern Road Plan calls for this roadway to be a new major collector road, constructed as an urban four-lane divided highway. Frederick along Cedar Hill Road (Route 671) Lane for the future widening as shown on the GDP. This dedication will be prior to the issuance of any occupancy permits. c. The owners hereby proffer three signalization agreements with VDOT at the intersections of Alfalfa Lane, the northbound ramps, and the southbound ramps of Interstate 81 with Hopewell Road (Route 672). These agreements shall be for a pro rata share of only the signal lights, when warranted by VDOT; and not for ramps, roads, or other improvements unless proffered herein. The monetary value of this proffer may be delivered in cash instead, to the County of Frederick, for road improvements in the area when signals are warranted. d. The owners hereby proffers no commercial entrances shall be built onto Cedar Hill Road (Route 671). e. The owners hereby proffers to dedicate 1.21 acres as shown on the GDP to the County of Frederick. Said dedication will be within 90 days of written request from the County of Frederick or at any time by the owners during development. f. The owners hereby pro-of-way to the County of Frederick for limited access road connections aligned with interstate ramps to Alfalfa Lane as shown on the GDP. The final alignments to be determined by others. All road construction by others. The right-of- way shall be dedicated within 60 days when requested by the County of Frederick. This proffer shall be deemed extinguished if a modification of the Frederik County Comprehensive Plan removes these connections. Staff Note: The Applicant has not addressed right-of-way needs for the future ramp configuration and frontage roads as shown in the Eastern Road Plan but has proposed this as an alternative. 2. Fire & Rescue Monetary Contributions: a.The owners hereby proffer a cash contribution to Frederick County for Fire and Rescue purposes, of $0.05 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to the issuance of occupancy permits The term for each story. Rezoning #02-16 I-81 West Business Park April 14, 2016 Page 7 3)Frederick County Sanitation Authority: a.The owners hereby proffer to grant a temporary easement to the Frederick County Sanitation Authority, as shown on sheet 2 of the GDP, on tax parcel 33-A-39 for a ground level water tank. The easement shall begin upon approval of the rezoning and extinguished on December 31, 2021. If the Frederick County Sanitation Authority has started construction during that time, then the 1.33 acre of land within the easement shall be dedicated to the Frederick County Sanitation Authority in fee simple on December 31, 2021. PLANNING COMMISSION SUMMARY AND ACTION FROM THE 03/16/16 MEETING: Staff reported this application is to rezone a total of 155.489 acres of land from the RA (Rural Areas) District to the B2, B3, and M1 Districts with proffers, to accommodate commercial and industrial uses. Staff continued the property is located within the Sewer and Water Service Area (SWSA) and in general, the proposed industrial and commercial zoning is consistent with the current land use supported by the Comprehensive Plan. Staff noted with this rezoning application the Applicant is requesting an allowance for commercial and industrial uses. Staff continued within the proffer statement there is a condition that limits the daily trips to 6,330 per day. The Applicant has also proffered a monetary contribution to Fire and Rescue of $0.05 per building square foot and have proffered to Frederick County Sanitation Authority to construct a ground level water tank on the property. Staff presented mapping of the site with the Eastern Road Plan overlay. Staff explained the Applicant has proffered a two-lane road on a 60 right-of-way; however within the Comprehensive Plan there is a major collector road which would require an 80 right-of-way. Staff continued the Applicant has proffered to enter into signalization agreements; the TIA (Traffic Impact Analysis) has not quite triggered the need for signals at this time, however it is close enough to be of a concern to VDOT and Staff. Staff has requested flexibility to this proffer; specifically should something else develop at the intersection of Hopewell Road, Brucetown Road, and Martinsburg Pike. Staff reported the Eastern Road Plan does include potential plans for a split interchange that was done when the Route 11 study was completed and it was modeled using MPO resources, basically the point was the lack of area on Route 11 North for a major interchange however, the Land Use Plan calls for significant additional development. Staff continued this was proposed as a way to help spread out the demand on that interchange; it takes the ramps on the north side of Hopewell Road and brings them to the north side of Cedar Hill Road and connects via frontage roads along I-81. Staff noted the Applicant does not control all of that property. Staff requested the Applicant to look at the situation and give consideration on how they may be able to handle that as it is unaddressed in the proffers. Staff noted this is something continuously being studied through the MPO and is being called the 317 Area Study. Mr. Tim Stowe representing the Applicant came forward and presented a brief overview of this project. He reported the project has been scaled back in order to manage the traffic and the concerns. Mr. Stowe continued the proffer that addresses the traffic was developed in consideration of the interchange at I-81 as well as the intersection of Hopewell Road, Martinsburg Pike, and Brucetown Road. Mr. Stowe explained on Friday March 11, 2016 the Applicant received comments from VDOT that deal primarily Rezoning #02-16 I-81 West Business Park April 14, 2016 Page 8 with the proffers; they have communicated with Staff since that time and have updated the proffers. In summary Mr. Stowe noted the adjustments made by the Applicant; the north south road (Alfalfa Lane) will include a multi-use trail; right-of-way increased to 80; adding additional right-of-way on Cedar Hill Road to widen to 80 reconfigured ramps and proffered an alignment and right-of-way; adjusted the signal proffer. Mr. Stowe concluded the water tank proffer has a time limit and the Frederick County Sanitation Authority is completing a study on this. A Commission Member asked does VDOT seem satisfied with the proffer adjustments. Mr. Stowe responded the adjustments were sent to them today. A Commission Member inquired what is the level of service in the TIA at the intersection. Mr. Stowe explained it was looked at two ways and the Applicant proposed an all way stop which put the level at a C and VDOT was satisfied with that. A Commission Member asked to what extent Staff has reviewed the updated information. Staff reported the information has been addressed with the exception of a VDOT request for greater analysis of the interchange. A Commission Member asked legal counsel for the County are the members within purview to briefly reviewed the updates. The Public Hearing was opened to citizen comments. A citizen came forward and expressed her concern with the traffic this project will generate in the area. There were no additional comments and the Public Hearing was closed. A Commission Member commented he is comfortable with this rezoning. He is concerned with moving forward without having seen the updated materials and he would prefer to table this rezoning. A motion was made, seconded, and passed unanimously to recommend this rezoning be tabled for 30 days. Abstain: Oates Absent: Crockett PLANNING COMMISSION SUMMARY AND ACTION FROM THE 04/06/16 MEETING: Staff reported this application is to rezone a total of 155.489 acres from the RA (Rural Areas) District to the B2 (General Business), B3 (Industrial Transition), and M1 (Light Industrial) Districts with proffers. Staff reviewed the GDP which was provided with the original application and noted the transportation concerns discussed at the March 16th meeting: more flexibility with regard to the signalization proffers to allow for potential conversions to cash should a likely and worthy project arise and the flexibility be needed; proffered 60 foot right-of-way for potential major collector road; Eastern Road Plan shows frontage roads through the property to a future split interchange that was not addressed. Staff reported the Applicant has since provided updated proffers. Staff explained the GDP looks relatively similar Rezoning #02-16 I-81 West Business Park April 14, 2016 Page 9 with the exception of additional ramp lines through the two land bays that are closest to the interstate; they are meant to address the split interchange. Staff noted a property that is in the middle (Open Door Church) which has a large cross structure along I-81 and a cemetery that is being developed. Staff reported this new configuration has not yet been approved by VDOT; and noted the past configuration was not taken through a full federal highway approval process. Staff continued the Applicant has increased the right-of-way for their main central roadway (Alfalfa Lane) to allow for a major collector road; the Applicant will be constructing two lanes at this time; however the right-of-way provided will allow the future four lane roadway. Staff reiterated the Applicant has allowed for the conversion to a cash proffer for the signals should they be needed. Staff reported a number of transportation concerns are still present with this application and the application is partially consistent with the Comprehensive Plan. Staff noted VDOT has requested a signal warrant analysis be included in the proffer as well as requested turn lane improvements associated with the new road construction and a clarification to the proffer that Alfalfa Lane would be constructed prior to a CO (Certificate of Occupancy) of any of the properties. A Commission Member inquired how much more of a process is it to get a signal warrant analysis to determine whether the 6,330 trips per day have been met. Staff explained it is not 6,330 trips that initializes the signal; the signal warrant analysis looks at specific factors and if VDOT runs one it costs approximately $3,000 and they prefer the Applicant absorb this cost. Mr. Tim Stowe representing the Applicant came forward and addressed the previous question regarding a signal analysis. He elaborated the signal warrant analysis is a separate process from a TIA (Traffic Impact Analysis); the signal warrant analysis is based on detailed traffic counts that are collected hourly over a 12-16 hour period of time. A Commission Member commented it appears VDOT is on board with this revised proposal. A Commission Member commented he is in favor of this application as presented this time and it appears the Applicant has adequately addressed the transportation concerns to minimize the transportation impacts. Abstain: Oates Absent: Marston, Dunlap EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 04/27/16 BOARD OF SUPERVISORS MEETING: This is an application to rezone a total of 155.489 acres of land from the RA (Rural Areas) District to the B2, B3 and M1 Districts with proffers, to accommodate commercial and industrial uses. The property is located within the Sewer and Water Service Area (SWSA). With this rezoning, the Applicant has proffered that this project will contribute to transportation improvements in the vicinity of the property. Per previous comments, the Applicant has proffered right- of-way sufficient for a major collector roadway, access roads to the existing and proposed future I-81 Rezoning #02-16 I-81 West Business Park April 14, 2016 Page 10 ramps, and has allowed for the signalization proffers to be used as cash toward transportation improvements if the need arises. Following a public hearing at their March 16, 2016 meeting, the Planning Commission tabled the application for up to 30 days to allow for revised proffers to be submitted and reviewed that addressed meeting the Commission voted unanimously to recommend approval of the I-81 West Business Park Rezoning request. The I-81 West Business Park rezoning application is generally consistent with future land use designations of the 2030 Comprehensive Plan and the Northeast Land Use Plan which provide guidance on the future development of the property. A few transportation issues have been identified in the staff report that should be carefully evaluated to ensure that they fully address the impacts associated with this rezoning request. Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. BROWN LNBURGESS LN180108260 THISTLE LN 170TIMBERLAKES LN 185 TIMBERLAKES LN TIMBERLAKES LN ORNDOFF DR 107 REZ # 02 - 16 BURGESS LN TIMBERLAKES LN 353 ORNDOFF DR 106 160 THISTLE LN 138 ORNDOFF DR TIMBERLAKES LN BURGESS LN 81 West Business Park 1591 1453 CEDAR CEDAR HILL RD 103 HILL RD 1571 PINs:1521 1639 ORNDOFF DR 1581 14611827 CEDAR CEDAR CEDAR CEDAR CEDARHILL RDCEDAR 33 - A - 113, 33 - A - 114B, 33 - A - 124 HILL RD HILL RD 1663 HILL RD1607 HILL RDHILL RD CEDAR CEDAR Rezoning from RA to B2, B3, and M1 HILL RD 4027 HILL RD ST 100 MARTINSBURG 671 1787 ORNDOFF DR PIKE CEDAR 1767 HILL RD CEDAR HILL RD 1807 CEDAR HILL RD ST 671 REZ #02-16 33 A 113 REZ #02-16 2021 CEDAR HILL RD 33 A 124 2042 CEDAR HILL CEDAR ST ESTATES HILL RD 671 Subdivision 2000 2020 CEDAR CEDAR HILL RD HILL RD 340 3721 APPLE 3683 MARTINSBURG § ¨¦ VIEW DR MARTINSBURG 81 PIKE PIKE 300 3703 § 281¨¦ APPLE MARTINSBURG 81 JEREMIAH LN VIEW DR PIKE 258 3647 333 APPLE MARTINSBURG JEREMIAH LN VIEW DR PIKE 216 3656 APPLE 115 MARTINSBURG 827 VIEW DR JEFFS PIKE HOPEWELL RD WAY 190 01 3599 APPLE MARTINSBURG 11 VIEW DR PIKE 152 REZ #02-16 APPLE 3588 VIEW DR MARTINSBURG 33 A 114B PIKE APPLE VIEW 171 781 ESTATES APPLE HOPEWELL RD Subdivision VIEW DR 3538 MARTINSBURG 761 PIKE HOPEWELL RD 3522 MARTINSBURG 669 01 PIKE HOPEWELL RD ST 11 ST 672 Applications 672 746 Parcels § ¨¦ HOPEWELL RD ST 81 3468 Sewer and Water Service Area 672 MARTINSBURG 722 Building Footprints 3441 920PIKE HOPEWELL RD MARTINSBURG HOPEWELL RD B1 (Business, Neighborhood District) PIKE B2 (Business, General Distrist) Clear Brook 01 1194 234 113 B3 (Business, Industrial Transition District) 11 BRUCETOWN RD WAVERLY RD HOPEWELL LN EM (Extractive Manufacturing District) MARTINSBURG 1164 ST 117 3425 BRUCETOWN RD HE (Higher Education District) 665 125 3418 HOPEWELL LN MARTINSBURG M1 (Industrial, Light District) Note: REZ # 02 - 16 M2 (Industrial, General District) Frederick County Dept of MH1 (Mobile Home Community District) 81 West Business Park Planning & Development I MS (Medical Support District) 107 N Kent St PINs: Suite 202 OM (Office - Manufacturing Park) 33 - A - 113, 33 - A - 114B, 33 - A - 124 Winchester, VA 22601 Rezoning from RA to B2, B3, and M1 R4 (Residential Planned Community District) 540 - 665 - 5651 R5 (Residential Recreational Community District) Map Created: February 25, 2016 RA (Rural Area District) Staff: mruddy RP (Residential Performance District) 04358701,740Feet BROWN LNBURGESS LN180108260 THISTLE LN 170TIMBERLAKES LN 185 TIMBERLAKES LN TIMBERLAKES LN ORNDOFF DR 107 REZ # 02 - 16 BURGESS LN TIMBERLAKES LN 353 ORNDOFF DR 106 160 THISTLE LN 138 ORNDOFF DR TIMBERLAKES LN BURGESS LN 81 West Business Park 1591 1453 CEDAR CEDAR HILL RD 103 HILL RD 1571 PINs:1521 1639 ORNDOFF DR 1581 14611827 CEDAR CEDAR CEDAR CEDAR CEDARHILL RDCEDAR 33 - A - 113, 33 - A - 114B, 33 - A - 124 HILL RD HILL RD 1663 HILL RD1607 HILL RDHILL RD CEDAR CEDAR Rezoning from RA to B2, B3, and M1 HILL RD 4027 HILL RD ST 100 MARTINSBURG 671 1787 ORNDOFF DR PIKE CEDAR 1767 HILL RD CEDAR HILL RD 1807 CEDAR HILL RD ST 671 REZ #02-16 33 A 113 REZ #02-16 2021 CEDAR HILL RD 33 A 124 2042 CEDAR HILL CEDAR ST ESTATES HILL RD 671 Subdivision 2000 2020 CEDAR CEDAR HILL RD HILL RD 340 3721 APPLE 3683 MARTINSBURG § ¨¦ VIEW DR MARTINSBURG 81 PIKE PIKE 300 3703 § 281¨¦ Applications APPLE MARTINSBURG 81 JEREMIAH LN VIEW DR PIKE Parcels Sewer and Water Service Area 258 3647 333 APPLE Building Footprints MARTINSBURG JEREMIAH LN VIEW DR Long Range Land Use PIKE Residential 216 3656 Neighborhood Village APPLE 115 MARTINSBURG 827 Urban Center VIEW DR JEFFS PIKE HOPEWELL RD WAY Mobile Home Community 190 01 Business 3599 APPLE MARTINSBURG 11 Highway Commercial VIEW DR PIKE 152 REZ #02-16 Mixed-Use APPLE 3588 VIEW DR Mixed Use Commercial/Office MARTINSBURG 33 A 114B Mixed Use Industrial/Office PIKE Industrial APPLE VIEW 171 781 ESTATES Warehouse APPLE HOPEWELL RD Subdivision VIEW DR Heavy Industrial 3538 MARTINSBURG 761 Extractive Mining PIKE HOPEWELL RD 3522 Commercial Rec MARTINSBURG 669 01 PIKE Rural Community Center HOPEWELL RD ST 11 ST 672 Fire & Rescue 672 746 Historic § ¨¦ HOPEWELL RD ST 81 3468 Institutional 672 MARTINSBURG 722 Planned Unit Development 3441 920PIKE HOPEWELL RD MARTINSBURG HOPEWELL RD Park PIKE Recreation Clear Brook 01 1194 234 113 School 11 BRUCETOWN RD WAVERLY RD HOPEWELL LN Employment MARTINSBURG 1164 ST 117 3425 BRUCETOWN RD Airport Support Area 665 125 3418 HOPEWELL LN MARTINSBURG B2 / B3 Note: REZ # 02 - 16 Residential, 4 u/a Frederick County Dept of High-Density Residential, 6 u/a 81 West Business Park Planning & Development I High-Density Residential, 12-16 u/a 107 N Kent St PINs: Suite 202 Rural Area 33 - A - 113, 33 - A - 114B, 33 - A - 124 Winchester, VA 22601 Rezoning from RA to B2, B3, and M1 Interstate Buffer 540 - 665 - 5651 Landfill Support Area Map Created: February 25, 2016 Natural Resources & Recreation Staff: mruddy Environmental & Recreational Resources 04358701,740Feet Blain&ClineRezoningTIA,FrederickCounty,VA {Ғ’©äšE5hw;Ýz;Þ/š’’;“·­ a©-w r  1.Sincetheapplicanthasagreedtoprofferaproratashareofthecostfortheinstallationoffuturetrafficsignals attheHopewellRoad/I81rampsandHopewellRoad/siteentrance,withflexibilityofsaidcostbeingableto aidintheimplementationofalternativetransportationimprovementsinthevicinityoftheI81,Exit321 interchange,VDOTStauntonDistrictPlanningfindsthecurrentTIAtobeacceptableinmeetingtheintentof Chapter527TIArequirements.PleasenotethatwithfutureTIAsubmissions,alltransportationimprovements recommendedinareportwillbebasedonmodelingandanalysisresultsofsaidimprovement. 2.VDOTrecommendsthatProffer1.dbeupdatedtostatethatasignalwarrantanalysisthatassumesfullbuildout andthesite ofthesite(6,330ADTasproffered)willbeconductedforthethreeintersections(HopewellRoad entranceandI81ramps)andsubmittedwiththeinitialsiteplanonthepropertytodeterminethešÞ“;©x­pro ratashareofthesignalinstallation.Themonetaryvalueoftheproratasharewillbeplacedinescrowwith planapprovaltobeutilizedintheinstallationofthethreetrafficsignals FrederickCountyasaconditionofsite (whenwarranted)oranalternativetransportationimprovementalongHopewellRoad/I81,Exit321 interchange.Atthe/šÒ“·äx­request,VDOTcanprovidereviewassistanceonthesignalwarrantanalysisattime thecorrectproratasharebytheowner/developer. ofsiteplanreviewtoensure 3.VDOTrecommendsthatProffer1.abeupdatedtospecifythattheowner/developerwillberesponsibleforall necessaryturnlaneimprovementsalongHopewellRoadandCedarHillRoadwiththeconnectionstothe proposedAlfalfaLane.Additionally,werecommendthatthisprofferstatethattheinternalroadimprovement andrequiredturnlanesalongHopewellRoadandCedarHillRoadwillbecompletedpriortotheissuanceofthe firstoccupancypermitonthesite(thistriggerwasincludedinthepreviousversionsofthisproffer). 4.AlthoughProffer1.gandtheGDPcurrentlyonlyprovideforrightofwaydedicationforfuturemodificationsto theI81,Exit321interchange,itis5hx­opinionthatthefuturerampalignmentsbasedontherightofway dedicationneithermeetstheintentoftheFrederickCountyComprehensivePlanorwouldbeacceptablebythe FederalHighwayAdministration.TheFrederickCountyComprehensivePlanidentifiestheplannedinterchange improvementsatExit321beingconnectedbycollectordistributorlanes.Thecurrentrightofwaydedicationas shownontheGDPillustratesfutureinterstaterampmodificationsconnectingdirectlytothe7;Ý;Œš¦’;“·x­ internalroadway(AlfalfaLane).