CPPC 06-09-03 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
File Copy
MEMORANDUM
TO: Comprehensive Plans and Programs Subcommittee
FROM: Abbe S. Kennedy, Senior Planner
RE: June Meeting and Agenda
DATE: May 29, 2003
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting
on Monday, June 9, 2003, at 7:30 p.m. in the first floor conference room of the County
Administration Building, 107 North Kent Street, Winchester, Virginia. The CPPS will discuss the
following agenda items:
AGENDA
1) Proposed amendment to the Northeast Land Use Plan to relocate a planned collector road in
the vicinity of the intersection of Route 11 and Rest Church Road. This request has been
submitted by G.W. Clifford and Associates.
2) Proposed amendment to the Northeast Land Use Plan for expansion of the Sewer and Water
Service Area (SWSA) to include property located between Redbud Road and Jordan
Springs Road, Woods Mill Road and Route 1 L This area includes approximately 1,900
acres of land (currently zoned RA) in the Stonewall Magisterial District. The request has
been submitted by Mr. Glen Penton, representing landowners within this area.
3) Other.
Please contact our department if you are unable to attend this meeting. Thank you.
* *Attached is a copy of the Northeast Land Use Plan text for your reference.
Access to the County Administration Building for night meetings that do not occur in the Board
room will be limited to the back door of the four-story wing. r would encourage committee
members to park in the county parking lot located behind the new addition or in the Joint
Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing. The
door will be locked; therefore, please wait for staff to open the door.
U:\COMMITTEES\CPPS\Agendas\2003 Agendas\REVISED_JUNE92003.doc
107 North Kent. Street • Winchester, Virginia 22601-5000
Land Use
A collector road is also shown running north from Route 659 across Route 7 onto the Winchester
Mall property and then continuing north through the Regency Lakes property, and also connecting
to Route 661. There have been discussions concerning the possible alteration of the Eastern Road
Plan in this area. One proposal being considered would create a collector road that runs from
Greenwood road roughly across from the Greenwood Volunteer Fire Company in a northwesterly
direction, through the Abrams Point development and connecting up with Route 658 (Brookland
Lane). The road would then connect with the proposed connection running from Valley Mill Road
across Route 7 to the Winchester Mall site. At the time of this writing, no decision has been made
to incorporate this proposal into the Eastern Road Plan.
Northeast Frederick Land Use Plan
Route 11 North Corridor Plan
In 1995, the Board of Supervisors and the Economic Development Commission identified a shortage
of available industrial sites with rail access, a vital element in recruiting potential industries. As a
result, the county initiated a search for potential locations for such uses. Numerous areas were
identified within the northeastern portion of the County along the Route 11 North corridor that could
be attractive sites for industrial development with rail access. As a result, the Board of Supervisors
directed the County's Comprehensive Plans and Programs Subcommittee (CPPB) to develop a land
use plan for the Route 11 North corridor from Interstate 81 Exit 317 to Exit 321.
In 1996, a land use plan for the Route 11 North corridor from Interstate 81 Exit 317 to Exit 321 was
adopted by the Board of Supervisors. Approximately 3,200 acres of land was included within the
adopted study area boundary of the Route 11 North corridor which extended from Interstate 81 to
the west and the Hot Run, Hiatt Run, and Redbud Run drainage basins to the east. Portions of the
Stephenson Rural Community Center and the Clearbrook Rural Community Center were included
within the study area boundary. The Route 11 North Land Use Plan recommended industrial and
commercial development as the predominant land use within the study area boundary. New large-
scale residential development was not proposed as a component of the land use plan. Finally, a
Developmentally Sensitive Areas (DSA) designation was established to preserve and protect existing
residential land uses, historic features, and significant open space areas. The DSA was recommended
along the Route 11 North corridor, the Milburn Road corridor, and along the western segment of the
Old Charles Town Road corridor.
Frederick County 6-33 Comprehensive Plan
Laud Use
Recent Issues
Development activity and land use speculation has occurred along the Route 11 corridor between
Interstate 81, Exit 321 and Exit 323 since the adoption of the north of the Route 11 North Land Use
Plan. Concerns expressed by county officials and citizens regarding various land use activities and
plans in this area led the Board of Supervisors to direct the CPPS to revisit the previously adopted
land use plan. The Board of Supervisors directed the CPPS to develop a land use plan which
expanded upon the Route I 1 North plan to incorporate all land east of Interstate 81 between
Interstate 81 mile marker 316 and Interstate 81 Exit 323 to the Opequon Creek, as well as land on
the west side of Interstate 81 at Exit 321 and Exit 323.
Land Use Plan Ob'ec1 tives
The CPPS conducted two visioning meetings in January 2000 at the Stonewall Elementary School.
These meetings provided an opportunity for the CPPS to determine issues of importance to the
community and to familiarize participants with the process necessary to undertake a large -area land
use study and develop a land use plan for the designated area. Participants were encouraged to vote
on identified issues and to submit comments associated with a prepared questionnaire. The CPPB
utilized this information to establish objectives for the Northeast Frederick Land Use Plan.
Northeast Frederick Land Use Plan Objectives
Policies
► Develop policies which provide for a balance of growth and preservation.
► Develop policies which prohibit higher density growth within defined portions of the
study area.
► Ensure that public water and sewer service with adequate capacity accompanies future
development proposals.
Ensure that adequate Levels of Service for all road systems are maintained or are
achieved as a result of future development proposals.
► Apply appropriate quality design standards for future development within the study
area.
Frederick County 6-34 Comprehensive Plan
Land Use
Land Use
► Concentrate industrial uses near major road and railroad transportation systems.
► Encourage industrial uses to locate within master planned areas.
► Provide for interstate business development opportunities on the eastern and western
sides of Interstate 81 interchanges.
► Concentrate business uses at strategic locations along the Route 11 North corridor.
► Discourage random business and industrial land uses along Route 11 that are
incompatible with adjacent existing land uses.
Transportation
► Identify appropriate locations for signalized intersections to maintain or improve
Levels of Service.
> Encourage central access points to industrial areas, minimizing new driveways and
intersections with Route 11 North, Route 761, Route 664, Route 669, and Route 671.
► Encourage the expansion of Route 11 to a four -lane roadway.
► Determine appropriate locations for new connector roads within industrial and
commercial areas to minimize traffic impacts on Route 11 North and existing
secondary roads.
y, Discourage new access points along the historic Milburn Road corridor (Route 662).
Infrastructure
> Identify appropriate locations within the study area for inclusion in the Sewer and
Water Service Area (SWSA).
► Determine impacts of proposed future land uses on the Opequon Waste Water
Treatment Plant.
► Determine appropriate types of water and sewer systems to serve existing and
proposed land uses.
Historical
► Ensure that recommendations of Third Winchester Battlefield Preservation Plan are
implemented to the extent possible.
Determine appropriate methods to protect significant historic areas and corridors that
are identified by the Battlefield Network Plan.
Frederick County 6-35 Comprehensive Plan
Land Use
Identify appropriate locatious to implement Developmentally Sensitive Areas (USA)
land use designations to protect potentially significant historic resources as identified
by the Frederick County Rural Landmarks Survey. Ensure that the Historic Resources
Advisory Board (HRAB) reviews all development proposals which impact identified
DSA.
Environmental
Identify environmentally sensitive areas such as flood plains and steep slopes to ensure
that future land use impacts to these areas are minimized or avoided.
Identify areas for agricultural and open space preservation.
Encourage land preservation programs such as conservation easements, agricultural
and forestal districts, and public purchase of permanent easements.
Northeast Frederick Land Use Plan
The Northeast Frederick Land Use Plan is intended to expand upon, and supersede the Route I I
North Land Use Plan which was adopted in 1996. The study area boundaries have been significantly
expanded to incorporate approximately 14,500 acres of land between Interstate 81, the West Virginia
state line, the Opequon Creek, and the northern study area boundary limits of the Route 7 East
Corridor Plan. The revised study area boundary accounts for the entire acreage which comprised the
Route 1 I North Land Use Plan.
The Northeast Frederick Land Use Plan has been designed to provide for a balance of land uses which
includes industrial and commercial growth along the major road and railroad corridors, and the
preservation of rural areas and significant historic features within the study area boundaries. Future
land uses within the study area boundary should be sensitive to existing and planned land uses. The
land use plan has been designed to provide the opportunity to develop industrial and business uses
in a well-planned, coordinated manner.
Industrial land uses are proposed adjacent to the Winchester and Western Railroad in the southern
and northern portions of the study area, and adjacent to the CSX Railroad in the southern portion of
the study area and within the Stephenson Rural Community Center between Old Charles Town Road
(Route 761) and the Global Chemstone Quarry. Proposed industrial land uses should be developed
within master planned areas which discourage individual lot access on the Martinsburg Pike (Route
11 North) corridor. Industrial land uses should be adequately screened from adjoining land uses to
mitigate visual and noise impacts. Furthermore, industrial land uses should be planned to provide
greater setbacks and buffers and screening along Martinsburg Pike to enhance the appearance of the
corridor.
Frederick County 6-36 Comprehensive Plan
Land Use
Business and commercial land uses are proposed along the Martinsburg Pike corridor, on the east and
west side of Interstate 81 Exits 317, 321, and 323, and within the southeastern portion of the Sewer
and Water Service Area (SWSA) near Old Charles Town Road (Route 761) and A4,11 ur— Road
(Route 662). It is envisioned that commercial land uses which cater to the interstate traveler will be
developed along the three Interstate 81 interchange areas, while retail, service, and office land uses
will occur along the Martinsburg Pike corridor and the southeastern portion of the SWSA. The
development of business and commercial land uses is encouraged at designated signalized road
intersections. All business and commercial uses are encouraged to provide inter -parcel connectors
to enhance accessibility between uses and reduce disruptions to primary and secondary road systems.
Additionally, business and commercial land uses which adjoin existing residential uses and significant
historic resources should be adequately screened to mitigate impacts.
The preservation and protection of significant historic resources, environmentally sensitive areas, and
open space areas is encouraged by this land use plan. The majority of the acreage within the study
area which comprises these features has been protected from industrial and commercial development
through its exclusion from the SWSA expansion. This acreage includes the core area of the Opequon
Battlefield (3d Battle of Winchester); significant historic properties including Sulfer Spring Spa (34-
110), Cleridge (34-111), and Hackwood (34-134); the majority of the steep slope and mature
woodland areas; and all of the flood plain and wetland areas associated with Opequon Creek.
Significant historic resources including the core area of Stephensons Depot (2`6 battle of Winchester),
Keniiworth (34113), the Branson House (34-137), Nfilbum (34-729), the Byers House (34-1124),
and the Milbum Road corridor (Route 662), and minor areas of steep slope and mature woodlands
fall within the expanded SWSA boundary. The land use plan incorporates a Developmentally
Sensitive Areas (DSA) designation to ensure that these features, as well as existing residential clusters
and public land uses are protected from future industrial and commercial development proposals. The
DSA is a community and historical preservation area; therefore, adjacent uses which are incompatible
should provide adequate buffers and screening. The DSA is intended to discourage any development
along the Milburn Road corridor and to promote a higher standard of development along the
Martinsburg Pike corridor where residential clusters and public land uses dominate. Development
regulations should be reviewed to ensure that they protect and promote a cohesive community
environment within the study area with special attention to the DSA, while providing flexibility to
encourage high quality development.
The expansion of the Urban Development Area (UDA) is not proposed within the land use study
boundary; therefore, higher density residential land use is not proposed. The land use plan
recommends the allowance of residential land uses within the three Rural Community Centers (RCC).
Residential land use should only occur in conjunction with public water and sewer service, and should
be compatible with existing residential densities and lot sizes within each community center.
Frederick County 6-36.1 Comprehensive Plan
Land Use
Northeast Frederick Land Use Plan In astructure Components
The proposed industrial and commercial land uses identified in this land use plan are recommended
to be developed with public water and sewer service unless they are of a scale that can be served by
a conventional well and drain field system. Therefore, it is the recommendation of this land use plan
to prohibit package treatment plants unless they are of a scale and design that is feasible for them to
be dedicated to the Frederick County Sanitation Authority for operation and maintenance.
Furthermore, proposed industrial and commercial land use development should only occur if impacted
road systems function at a Level of Service (LOS) Category C or better. The installation of public
water and sewer infrastructure, the development of new road systems and new signalization, and
improvements to existing road systems will be the responsibility of private property owners and
developers, unless the Board of Supervisors determine that public private partnerships are
appropriate.
Transportation: Proposed industrial and commercial development within the land use plan
boundary will necessitate improvements to existing road systems and the
construction of new road systems. The land use plan provides for the general
location of new collector roads and signalized intersections to channel
vehicular t uffic between key intersections throughout the study area. These
collector roads are intended to promote efficient traffic movement between
land uses, enhance safety by limiting individual commercial entrances and
turning movements at random points, and preserve capacities on existing road
systems to ensure adequate levels of service. The general location of new
collector roads and new signalized intersections is depicted on the land use
plan map. The development of these transportation improvements will be
required as proposed industrial and commercial projects are realized.
Improvements to existing primary and secondary road systems will be
required throughout the study area. To ensure that these road improvements
occur, proposed developments should be expected to provide dedicated right-
of-ways and construct all improvements deemed necessary by the Virginia
Department of Transportation and the Board of Supervisors. Improvements
to the existing primary and secondary road systems include improving
Martinsburg Pike (Route 11 North) to a four -lane facility, and improving the
width and geometries of Rest Church Road (Route 669); Woodbine Road
(Route 669); Branson Spring Road (Route 668); Woodside Road (Route
671); Brucetown Road (Route 672); Stephenson Road (Route 664); and Old
Charles Town Road (Route 761).
Frederick County 6-36.2 Comprehensive Plan
Land Use
A corridor has been reserved along the proposed alignment of Route 37 -
Alternative C; Phase IV. This corridor is flanked on either side by proposed
industrial and commercial land uses. The proposed industrial and commercial
land uses may provide an opportunity for the development of a future
interchange along the phase of the Route 37 corridor.
Water and Sewer: Proposed industrial and commercial development within the land use plan
boundary will be developed in conjunction with public water and sewer
infrastructure. Public water infrastructure exists within the study area along
Martinsburg Pike from the southern study area boundary to the intersection
with Interstate 81 Exit 321. This infrastructure extends to the east, following
portions of Stephensons Road (Route 664); Old Charles Town Road (Route
664); and Gun Club Road (Route 666). Currently, no public sewer
infrastructure exists within the study area boundary.
Currently, the Opequon Waste Water Treatment Plant (OWWTP) is the
closest treatment facility to the study area boundary. Utilization of the
OWWTP would require the development of pump stations and lift stations
throughout the study area. The proposed industrial and commercial land use
acreages have been compiled to determine the potential impacts to the
OWWTP capacities. The estimated development of these acreages
demonstrates that capacities at the OWWTP will be exceeded prior to the
buildout of these areas.
The Board of Supervisors will need to work with the Frederick County
Sanitation Authority (FCSA) to determine appropriate methods for
establishing public water and sewer infrastructure with adequate capacities.
Appropriate methods may include partnerships and agreements with adjoining
localities to utilize existing infrastructure, the development of new treatment
facilities for water extraction and sewer treatment, or public/private
partnerships to develop necessary infrastructure.
Frederick County 6-36.3 Comprehensive Plan
ITEM #1
PROPOSED AMENDMENT TO NORTHEAST LAND USE PLAN
REQUEST FOR RELOCATION OF
PLANNED MAJOR COLLECTOR ROAD
Included within this agenda item is a letter and information from Mr. Charles E. Maddox,
Jr., P.E. of G.W. Clifford & Associates, Inc., dated May 20, 2003, on behalf of Mr. George
Sempeles. The Sempeles property includes approximately 104 acres of land located near
the intersection of Route 11 and Rest Church Road, and is in the design process for planned
industrial use. In April of 2003, a preliminary rezoning proposal was submitted to staff
regarding this property, at which time VDOT was not satisfied with planned transportation
improvements. In an effort to address these concerns, the applicant has submitted this
proposal for consideration by the CPPS. The principal issue involves the short distance
between the .Interstate 81 northbound on/off ramps and the Route 11 intersection. VDOT
has recommended that truck traffic entering the Sempeles site turn right on Route 11, left on
Woodbine, and enter the site from Woodbine Road, effectively transforming Woodbine
Road into a collector road. Car traffic could enter the site with through movement eastward.
Mr. Maddox is requesting the CPPS consider this route as an alternative to the planned
collector road as shown in the Northeast Land Use Plan. Specifically, the proposal suggests
that Woodbine Road be established as the planned collector road. The planned collector
road currently shown in the plan would be deleted from the plan. (Please see attached letter
of May 20, 2003 and plans from G. W. Clifford & Associates, Inc)
Comprehensive Policy Plan
As adopted, the Northeast Land Use Plan shows industrial land use in the vicinity of the
planned collector road revision. The plan states that proposed industrial development will
necessitate changes in existing roads, as well as require construction of new roads. The
NELUP fitrther states that general routes for new collector roads are located throughout the
study area to enable efficient movement of traffic, enhance traffic safety by limiting
individual commercial entrances, and preserve of capacities on existing road systems to
ensure adequate levels of service. The plan specifically states the following in respect to
land use and transportation:
Northeast Frederick Land Use Plan
"Industrial land uses are proposed adjacent to the Winchester and Western Railroad in the
northern portion of the NELUP study area. Proposed industrial land uses should be
developed within master planned areas which discourage individual lot access on the
UAC0MMITTEESICPPSWgendas\2003 Agcndas\REVISED_JUNE92003.doc
Martinsburg Pike (Route 11 North) corridor. Proposed industrial land uses are to be
developed with public water and sewer service. Furthermore, proposed industrial and
commercial land use development should only occur if impacted road systems function at a
Level of Service (LOS) Category C or better. The installation of public water and sewer
infrastructure, the development of new road systems and new signalization, and
improvements to existing road systems will be the responsibility of private property owners
and developers, unless the Board of Supervisors determined that public private partnerships
are appropriate". (Comprehensive Plan, Northeast Frederick Land Use Plan Ch. 6-36.2)
Northeast Frederick Land Use Plan Infrastructure Components
Transportation:
"Proposed industrial and commercial development within the land use plan boundary will
necessitate improvements to existing road systems and the construction of new road
systems. The land use plan provides for the general location of new collector roads and
signalized intersections to channel vehicular traffic between key intersections throughout
the study area. These collector roads are intended to promote efficient traffic movement
between land uses, enhance safety by limiting individual commercial entrances and turning
movements at random points, and preserve capacities on existing road systems to ensure
adequate levels of service. The general location of new collector roads and new signalized
intersections is depicted on the land use plan map." (Comprehensive Plan. Northeast
Frederick Land Use Plan, Ch. 6-36.2)
"Improvements to existing primary and secondary road systems will be required throughout
the study area. To ensure that these road improvements occur, proposed developments
should be expected to provide dedicated right of ways and construct all improvements
deemed necessary by VDOT. Improvements to the existing primary and secondary road
systems include improving Martinsburg Pike (Route 11 North) to a four -lane facility, and
improving the width and geometrics of Rest Church Road (Route 669); Woodbine Road
(Route 669); Bransons Spring Road (Route 668); Woodside Road (Route 671); Brucetown
Road (Route 672); Stephenson Road (Route 554); and Old Charles Town Road (Route
761)." (Comprehensive Plan, Northeast Frederick Land Use Plan Ch. 6-36.2)
A recommendation regarding this request is appropriate. Staff is available to
respond to your inquiries.
UN
U:\COMMITTEES\CPPS\Agendas\2003 Agendas\REVISED_JUNE92003.doc
gilbe t w. clifford & associates, inc
INCORPORATED 1972
Engineers — Land Planners Water Quality
20 May 2003
Board of Directors;
Mr. Eric Lawrence
President:
Frederick Count PlanningThomas
5'
J. O'Toole, P -E.
107 N. Kent Street
Vice Presidents:
Charles E. Maddox, Jr_, P.E.
Winchester, Virginia 22601
Earl R. Sutherland, P.E.
Ronald A Mislowsky, P.E.
RE: Northeast Land Ilse Plan
David J. Saunders, P.E.
nirectors:
Rest Church Road Intersection
William L. Wright
Michael A Hammer
Dear Eric,
Thomas W. Price
In the process of preparing a land use plan for the Sempeles property, we have been advised by VDOT of an
implementation issue which may require the adjustment of the comprehensive plan.
Attached is a plan showing the area under study. The issue involves the short distance between the Interstate
81 northbound lane off ramp/on ramp intersection and the U.S. Route I1 intersection on Rest Church Road
(Point A). The combination of the through and left turn movement of eastbound truck traffic on Rest Church
Road may cause a conflict at the Interstate ramp due to the limited stacking length available at the U.S. Route
I I/Rest Church stoplight.
VDOT has recommended that truck through movement be directed by a right turn south on Route 11 to a left
,urn on Woodbine Road (Rt. 669) at Point B. This will require Woodbine Road to be established as the major
collector road in the comprehensive plan and the current major collector deleted from the plan. Truck traffic
would enter the Sempeles industrial site via an entrance at location C which may be adjusted from the location
shown due to master plan or end user requirements. Car traffic would continue to be allowed through
movement eastbound at Point A. Westbound car and truck traffic at Point A would be allowed normally.
Attached is the VDOT comment, an update TIA describing this change and graphics which show how the
northeast land use plan could be revised to address this concern_
We request consideration of this change be included as a part of the update to the comprehensive plan.
Sincerely yours,
gilbe>i t w. clifford & associates, inc.
C._ d o f .EVice�i'-sident
CEMV*kf
Enclosure
cc: Mr. Lloyd Ingram, VDOT, Edinburg Residency
Mr. George Sempeles
117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601
(540) 667-2139 Fax (540) 665-0493 e-mail gwcaramra)earthlink.net
Member American Consulting Eng veers Council
PROPOSED ZONING AREA
B-2 ZONING
9-1 ZONING .44.75 Ac
TOTAL AREA 103.75 Ac
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SEmpELES PROPERTY
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DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
Philip A. Shucet 14031 OLD VALLEY PIKE
COMMISSIONER EDINBURG, VA 22824
April 28, 2003
DOS' Comments toa peIes Rezoning
JERRY A. COPP
RESIDENT ENGINEER
TEL (540) 984-5600
FAX (540) 984-5607
The documentation within the application to rezone this property appears to have
considerable measurable impact on Routes 11, 669 and I-81 interchange. Routes 11
and 669 are the VDOT roadways which have been considered as access to the property
referenced.
VDOT is not satisfied that the transportation proffers offered in the rezoning application
dated February, 2003 address transportation concerns associated with this request.
The proposal dose not address the short vehicle stacking distance available between
Route 11 and the north bound on and off ramps of I-81. It appears that if more than
three (3) trucks are waiting to cross Route 11 to the Sempeles site, the intersection of
Route 669 and the on and off ramps of NB I-81, will be closed until this traffic clears.
VDOT finds this scenario unacceptable. This concern has been brought to the attention
of Mr. Sempeles during an informal meeting held on March 20th, 2003, and he is looking
into the possibility of using Woodbine Road for inbound truck traffic. This may mean
some improvements at the intersection of Route 11 and Woodbine Road. VDOT -also
finds that three (3) full commercial entrances along north bound Route 11 are too many
due to the amount of traffic and would like to work with Mr. Sempeles to produce a
safer as well as efficient access to his site.
Before development, this office will require a complete set of construction plans
detailing entrance designs, drainage features and traffic flow data from the I.T.E. Trip
Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on
all right-of-way needs, including right-of-way dedications, traffic signalization, and off-
site roadway improvements and drainage. Any work preformed on the State's right-of-
way must be covered under a land use permit. This permit is issued by this office and
requires inspection fee and surety bond coverage.
yltd� 6" /! �,_
Lloyd A. Ingr
Transportation Engineer
VirginiaDOT.org
I AT/If twrcv�rn�nn�i.uw
Rezoning Comments _ Sem�eles
Virginia Department of Transportation
mail to:
Virginia Dept. of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Edinburg, VA 22824
Hand deliver to.-
Virginia
o:Virginia Dept. of Transportation
Attn: Resident Engineer
14031 Old Valley Pike
Winchester, VA 22601
Applicant's frame: Gilbert W. Clifford & Assoc- Inc. Phone:(540)667-21,1I9
Mailing Address- c/o C. E. Maddox. Jr P E.. XP
117 E. Piccadilly Street Suite 200
Wmchester, VA 22601
Location of Property--
East
roperty_East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road)
Current Zoning: RA Zoning Requested: B-2 Acreage: 9.00
RA M-1 94.75
Virginia Department of Transportation Comments
See attached IMOT omentsa
VDOT Signature
tation
04/28/0
r—M -I CA rim
208 Church Street, S.E. Phone: 703.777.3616
Leesburg. Virginia Fax: 703.777.3725
20175
To: Sempeles Property File
From: John Callow, PHR+A
Date: May 9, 2003
Re: An Addendum to: A Traffic Impact
Analysis of the Sempeles P� opet ty
Patton Harris Rust & Associates, pe (PHR+A) has prepared this document as an addendum
to: A Traffic Impact Analvsis of the Sempeles Proper , by PHR-t-A, dated December 16,
2002. Subsequent to the December 16, 2002 report, the Sempeles Property development
plan has been modified to include truck access along Woodbine Road via Route 11. In -an
effort to address the corresponding traffic impacts, PHR+A has provided the following
documents: 1) revised development -generated trip assignments, 2) revised 2012 build -out
ADT (Average Daily Traffic) and AM/PM peak hour traffic volumes and 3) revised 2012
build -out lane geometry and AM/PM peak hour levels of service results.
TRIP ASSIGNMENTS
The trip distribution percentages for the revised Sempeles Property remain consistent with
that of the December 16, 2002 traffic impact study. PHR+A has provided Figure 1 to
show the revised development -generated AM/PM peak hour trips and ADT assignments
along the study area roadway network.
2012 SUIL.D-OUT CONDITIONS
PHR+A has provided Figure 2 to show the revised 2012 build -out ADT and AM/PM peak
hour traffic volumes at key locations within the study area. Figure 3 shows the respective
build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of
service worksheets are attached to the back of this memorandum. Traffic volumes along
Woodbine Road were interpolated from 2001 VDOT (Virginia Department of
Transportation) traffic count data.
CONCLUSION
The traffic impacts associated with the revised Sempeles Property development are
acceptable and manageable. All study area intersections maintain levels of service `C' or
better for 2012 build -out conditions.
An Addendum to: A_ _ Trak Impact Analvsis of the Sempeles Properfi
May 9, 2003 +
Pabe 2 of 4 PHA
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AM Peak Hour(PM Peak Hour)
An Addendum to: A Trac Impact Analysis of the Sempelec Property
May 9, 2003
Page 3 of 4
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An Addendum to: A Trac Impact Analvsis of the Sempeles Propern,
May 9, 2003
Page 4 of 4
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ITEM #2
PROPOSED AMENDMENT TO NORTHEAST LAND USE PLAN
REQUEST FOR EXPANSION OF THE
SEWER ANIS WATER SERVICE AREA (SWSA)
Included with agenda Item #2 is a letter and map, dated May 19, 2003 submitted by Mr.
Glen Penton on behalf of landowners requesting to be included in the SWSA during the
update of the Northeast Land Use Plan. A map prepared by staff that depicts the area of the
SWSA expansion request, the existing SWSA and UDA, and current zoning relative to the
proposed expansion area is also attached. The property owners believe that due to the
proximity of the land to the City of Winchester, Route 7, and Route 11, that the area is
suited for inclusion in the SWSA.
Background
On June 12, 2002, the Board of Supervisors directed staff to reexamine the recommended
land uses and policies included in the Northeast Land Use Plan (NELUP).
During the November 2002 CPPS meeting, three requests from citizens were presented for
consideration. Two of these requests were from property owners within the Woods Mill
Subdivision and Red Bud Road area. These two requests were for expansion and inclusion
in the UDA. The CPPS did not endorse these requests.
The requests were included in discussion notes at both the PC and BOS. The property
owners' requests were ultimately not included in the revised NELUP alternatives under
consideration.
A recommendation regarding this request is appropriate. Staff is available to respond to
your inquiries.
U:\COMMITTEES\CPPS\Agendas\2003 Agendas\REVISED_JUNE92003.doc
Glenn Penton
221 Settlers Lane
Stephenson, VA 22656
Eric Lawrence, A1CP
Director ol' Planning, Frederick County
107 N. Kent Street
Winchester, VA 22601
May 19, 2003
RE: SWSA Inclusion In The NELUP Process - Stonewall District
Dear Eric,
The landowners located between Re-dbud and Jordan Springs, Woods Mill Rd and Rt t 1
are hereby requesting inclusion in the SWSA. We are requesting that this area be
included in SWSA during the current update of the NELUP.
Spot planning has created an incoherent plan. We believe that this area is better suited for
SWSA inclusion due to proximity to Rte 7, Rte 11, the City of Winchester, and existing
UDA. Please include this area in the comprehensive planning process at this time.
We respectfully request that this issue proceed through the appropriate committees and
proper channels as quickly as possible.
Sincer ly,
Glenn P nton
Enclosure: Proposed SWSA sketch plan
cc: Richard Shickle, Chairman Board of Supervisors
Chuck DeHaven, Chairman Planning Commission
John Riley, County Administrator
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