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Candice; Perkins
'From.: OatesG- - R@aol.com
Sent- W6dnesclay, July 08 2015 1:4.4 PM
To-,
,Candice P;e�.kihs.
Subject Re.- Trek - Blackburn
268;980_:73 sq ft, in Blackburn
142,,51,19,77 sqft,in Coca Cola,
In a message dated 7%81201 1,11:37:28 A. M'," Eastern Daylight Tirne,'cpgrkjhsQfcVa.`Us writes:
Gary;
Do you'liave a sf calculation for the building located on the Blackburn prbpeTty,, since part is on the
former coca cola:property and part on the rezoned Blackburn.
I'm trying to figure out tfie:Iarnount, for the Proffer calculation for this site.
Thanks,!,
CandI:•
Candice -Perkins, AICP
Senior Planner
,Frederick. County Deprtni6ht Of
pl, anni I. g & 0evelopffient
1:01 North_:.KPrit Street
Winchester, Virg'inia.2260.1
(54'0)66'5 -5651
(540)6,65 -63,95 (.fax),
�cperkinsk,fcva.us
vVwkfcvams
h
Candice Perkins
From:
Candice Perkins
Sent:
Wednesday, July 08; 2015 1:59 PM
76:
' G ,Farlan'd @Shockeycompanies.com'
Cc
Mark Cheran,
Subject:
Trex - Proffer °Payrienet
Gray;
The'site. plan forthe Trex building was approved today, before we can,sign the full building permit we nee d`the proffe -e
payment.
For this building (.735 /square foot x,208,980,2,3! sf on the Bla'ckbu'rn. portion) the proffer would be $153;600.46. .:
Candice Perkins; AICP'
Senior Planner,
Frederick County Department:of
Planning & Development
107' North Kent' Street
i Winchester, Virginia 22601
{W) 6'65 -6395 (fax)
°
' cperkinsC@fcvaus,
www;fcva;us
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AMENDMENT
°. 61p,
1736
Action:.
PLANNING COMMISSION: 1VIay6,1.01`5 -: ° Recommended Approval
BOARD" OF SUPERVISORS: May-13,204S XI APP - ROVED [I. DENIED,
AN ORDINANCE AMENDING
THE ZONING; DISTRICT MAP
REZONING a #O 1, -15 BLACKBURN COlVIMEf CENTER
WHEREAS; Rezoning #01= 'S Blackburn Commercetenter; submittedbyStow E n gineering,LPLC;
to rezone 92.066 acres of land;from •the RA.(Rural:Areas).District`to, the ML;(Lr ht "Industrial) District w ith f
Y proffersato,acconnodate industrial "uses °dated March 9;2,015 „lastreused on Nlay 7; 201`5,; was considered
property rs located adjacent to Dawson Drive, Appl'e� Valley Road and• Route 37'.`The p y 's:
pro pert
y. r
further identified `with PIN 63=A =8'0I in the Back Creek,'M4g ster'ial',District:
WHExREAS, the Planning C.omm:i'ssion .held a public :hearing on "this; rezoning• on May 6 2,01.5 and
recommended, approval ;,and
WH'EREAS',, the Board, of, Super isors f ield a public hearing on this rezoning on Nlay. 13,” 2015; and
WH "E'REA S, =the Fr- eder'i I County B0ar4.of "Supervisors finds the; approval of this rezoning fo'be in
-,the .b °esiinterest..of. the public health, safety, welfare; and, •in conformance with :the Cornprehensive
,.. ; Pol'cy,Plan; a
NOW,'THERE FORE,: :BE IT O'RDAINEIi by tl e!Frederick County Board ,of`Supervisors, that
Chapter 16X5 of the Frederick "County Code, <Zon'ng., :is ainended. "to.. revise the Zoning D'strrct Map.,to
rezone 92:06.6 =cores of laiid fr"orn the• RA :(Rurai Areas)' Dfstrict to the M =1, ,(L ght. Industr "i•al), Di- Afict
With, proffers. The conditions voluntarily proffered in writing" by`the applicant and the ,, perty,owner•
are �attachpd., „
PDRe.s 415:-45
W.
REZONING. REQUEST
0, 0,0-4
Property Identification, Numbe.
AT) 40k
Back 006k Magisterial District
Blackburn Commerce Center
Kecorcl,Owner Blackburn Farm
LLC(formerly Blackburn 1itnited Partnership)
Applicant: Timothy Stowe
Original Date of Pro f6rS: Warch, 0
,12015
RLiv�lsi6ii :Date of'.Pr,t)ffets- MaV'07j,2015'
Pre;lim,ina,rv'Matters
Pursuant to' Section 15.,I 1,2-96,,-et.soq-• dftthe -- Code 4f,Virr in* 1950; Jas amended,. and the.
g ia-
pro.Visilon's of th, e., Fred eFic R, County, Zoniirtg Ordinance. WithL reispet-tto, conditional. zoning, the
undersigned applicant hereby p.coffers that in the-evgnt4thq; Board of SuperVisomlof Frederick
County.., Virginia, shall approve Rezoning :A t #017"isf6rtbe rezoniingpffaix Map Parcel
pplica ion
-82*-acre parcel; L-si,�fblilh�52;066+./-,ac-res'df�Li hOM-16-strial (M--I)'Zoni-hg.
to S �
6-3,�A-801; a 128. 9
i A J al, Area (RA) Zoning, District., D.evelopment of the, 92.066:+/-
Distric :and36 .54+/�,qqresQ Rbr-
acre Light Ind stra!'M-1) Zoning District, hereinafter referred,to,as the Vropery
portion of
th,e."Tax-mzip;Pancel 68-A401 s'hall.be done in conf6rmitV,w.ith:,the,,I term ,arfd conditions set forth
herein; at such terms: and conditions pmay be; subsequently amended or
rpyised by.,fh0,.appjicant,,
and',s'ch be�a p proyed'by (hpFredehbk county `,Board of'Supervisors in
btcoJrrdahceIwiifiVifP-inia Law-. In the 6,vefitJhat,.sUch rezoning is'notgranted, then these
proffers °shaill bo' dbernedwithdrawirf and 0f,ho �effectwh"Msoevier-. 'Those proffers shall be
birdi , &4pont- h, eownevandth -'r,logbl successors orassignS.,
Site IM00verrierits°
The owner a g-rees to participate iri the cost ofIrAbsocirtati6n improvements 'in the
nearby area. The applicant will contribute to; FrederickCounty a maximum of,Sik
Hu- nd red �and Twenty, Five Thousand and 00/1000ollars, ($625;000.001),• which will be
sLibjecfto the escalation clause-contained I in
i " ' theseproffers. Such payment shall be
made afthe4 eWi s a ce ,6feathbuild"rgpLemit fbr,aI I build i ng structures
dev616-ped, on the Peoperty. Each, pay'rniefft shzill. be, in proportion to- the-,square
foo,fage:of the proposed construction on the Property tonsi'stent with the
I
development, projection n the Traffic, im I pattStudy, which a
-mopintsto,$,0,7354/r
square f66t of bUilding,strJuctural development. SU&fUnds can be,, Used by-the Bozird
of.. its discretion _.S,jo,e _ rvisom in, fdis-ce fdrlir-ahsporttitibnl improvements, and can also be
used as local , , Cal mitckfun-ding for C"ounty Keven.O.e Sh-aringPro.gram projects-..
I
Ot6fferstatem6a
Page I&A.
TT_
CJ
The owner -agreesi to) n , bLer of',entranc-es. for 7the .Propert,,y to be�, rezoned to
itt'he". urn
a . maAmum 6ftwo,(2) entrances One (!),pr)trapce willfeed�J nectly,into Dawson
, _
Drive. Entrance two (2) willose We -existing ohto.Apple Valley Road
through, pqfoel63-A-158C.: This, is_,shown O.nt, he Generalized Development Plan, latest
revision date of 4/1-/2015, attached to these- and madeILp_Ort',of',fhese, proffers.
3., The ownet herby, pro ffors,16. provide, fo,r,-'i riter-parcel connections within the
Property, w kerlepossil e-tomit.igat.etran.slportati-O.n i.m,[)ac,.t,.sl.
Building! Restrictions
The development of the subject Propprtyshall include the following building restrictions: rictiors:
I. The; maximum height for all 'pri'mary �and ancillary structureswill be sixty (60) feet
00 0
within ,..;a distance of onethousarild (1900). feet, of,APple Valley'Bpad. Roof ft p
rned,h'anic6leqUilJmOnt !is not subject to the-sixty (60) -foot height restriction.
2. AR loading dpcks,ah,pll'b,e screened from -view from all adjacent properties in the
RUr'al Area `(RA) P
or ' Residential. erformance (RP) Zprijng� Districts that are located . on
the oasf side,of Route 87.
3. Utility service lines, are to be, constructed underground from the Utility ,d strib.ution
I inOs;tb°the -b-uildihg'sdevice connection.
Landscap.-e,Desi�n..Features
'The de'velop—mme'na,of 'the-, subjOct: P.r,6p6-rty,,.alid, the sUbmissilori of any Master Development Plan,
shall'includelKe following landscape design features:_
1).'There,wHi be a jueen: space buffer between ApplqY.alley Road and4he existing pond
in -.the :a_r,eaAo b,e rezoned M , 1,.'Thejbuff.&r extends out tWo Kundred (200) feet from the
edge OfA0 SyrR6ad. The green spate buffer is to be left. undisturbed and remain
OleNalle
in'its; hatufal.stafe., The- green, space. buffer may only be disturbed for installation and'
mi.ai-ritenbrice,of utiliti'es,J-Pstallation and maintenance of iritpr-parcel'. connections, and
rT!4inir6naince,Of-`th-eveg!atati6h,.. This is shown orithe Generalized Development Plan;
latest revision 'd' te of 4/1/2'0_15, attached to these and made part of these proffers.
2) 1 here. W 11 be agreeh° space buffer provided-along the northern border of the,area to
be rezoned, ,"M.1. The green:space buffer will.run al,ong-the northern
boundary separating,
the M1 zoning, from the RA zoning,. Th green,space fifty (50) feet wide.
will be fif -
The starting p-o'int,f6r the .buffer,is-Whe'r-e the: area to be rezoned Ml meets Apple Valley
Road an-d runs the; length of iho,boundary between th,,e area to remain zoned RA and
the subject. Property. undisturbed and remain in its
y.:The�grelen space buffer is be ]eft
Proffer State ment Page,2 of 4,
CA-3
natural state, The,green space.buffer may only be,disturb-ed- for,insiall'ation, and
ma'JOenance,of utilities; , nstaii(ation,and maihtenance�of inter- parcel connections, and
rhalh't6harice.0f,the,vi?gbtatioh. This 'is shown,on the Gdnera'Iized Devpjopmiznt Plan,
latest revision -d ate of 4/1/2015, iattached to :these and rn a d e part oft hese proffers.
Moh,et.'ar-v-.Coht,r,ib-Litions to OffietiMpact of Development
'The hereby voluRtarj-1y'proff risj_hlat if the Board of$upervisors for the County of
Frederick; ,Vlrgihia approves` thetezoning.46rthe 91066 + /- 4creo portion of Tax Map Parcel - 63-A-
8011o4he Light Industrial (M-1), Zoning D'i"strict,, the! Uridersightid,will pay ,Frederick CdUnty, prior
tothe issuance ,ofthe Certificatd'ofQcc,tip.,,anc-y Permit forthe ftrsf,-stru 0-ure-construtteclonthe
Li'ght'indU�tr.,"lal,,.('M'-l), Zoning,, bisteic''t portion,of the. p_arce-1, the islurri of ten'thousand dollars
for use by the Board in its discretion 'for fiee,And rescue purposes.
Escalator
In the event t h e monetary co nt ri b utio n s �setfoeth in. th e= P roffe r Statement are paid to: Frederick
County Within eigMeen:(-19),months of the approval of this rezoning, 9g, as.appl.jed . for by the
Applicant, said c6n-,teilSUil'6h5Lsh'all.bLs,ih thieamoUnts m.;Istatecl h6r6h.Any'rnonet,ary
,contribut,'i'Qn's set 'fo,rt',h:in ,this ,Proffer S't,atem,ent%whiich,are, paid,fathe'CountV aftereighteen
(18) mo-n-tbs,,follo-wi.ngttW,,ap,provla'l-.Qf'this rezoning,-shall befa.diu-s-iL.e.d,in,accordance with the:
Urban C6hsum`ee'Pr ice lndek"CPl'_-W), published I by the United �ta L tes0epartment of Labor,
(7, United I -: -, - I .
suc,hth-at:at-.ih.e.t.itne,c-ont,tibLitl'onsat,epaid'theysh8'11 be adjusted by the percentage change in
the CPl_U from that d'ate.ei te n,('18)rn,onthsafter'the' app of
this �'o this rezoning to the most
recently available CRkUlp'the date the; contributions are paid, subject to a cap of 6 percent
,(6Vo,) per year, nbft= cohipdbbded.
PrOffer Statement Page 3,,of,4
O
'CS)
Respectfully Subrriitted cn
Blackburn Far^ m,, LLC (Blackburn:Limited,Partnershp having ; been converted to Blackburn
Farm, LLC as evidenced b Y 4the Certificate: of Fact issued by the;Commonwealth of Virginia
,State. Corporation, Commi'ssi'on attached `hereto)
OWNER-:
By: �R.`L P� P f S 'i11G9 lei Vii/
Barbara, B: Lewis; Manager
Date:
CO. MONWEALTH OF`WRG,INIA
CITY/e@i t4TY OF �.-i} i rj' ; 4, c -_I to-wit:
Th, foregoing instrument was acknowledged before, me this 15th day of
May 2015, by Barbara B Lewis, Manager. ,`�tiN�,,.E L'.
NO
p� "31 ,e U,
J
My Commissio es 43 01/
Notary Public.
i
f1r:11114Y1. \\
Proffer Statement Page 4 of
. 2
o
pM AP
CE,
_WTTCA.qE OF 'FACT
I Certify, -the !Fo&nvingftvm the Wscords of the Commission:
On LIMITED; PARTNERSHIR formorly a'Virghla 11mfted
:partnership,.convartdd falik"(61ib'd abilty wmpany,
-Aikh' ih6
name BLACM, RNFARM,. LLC.
Nothing re is hereby cettiFiad.
Signed and sea-ledat lUchmondon this Date:
May 14, 2015
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REZONING, REQUEST PROFFER
Property Identification Number
63- (1A;)) -801
Back Creek. Magisterial District
Blackburn "Commence Center
Record Owner: Blackburn limited Partnership
Applicant: Timothy Stowe
Original Date of P'ro'ffers: March 09, 2015
Revisions Date. of Proffers: March 31, :2015
Preliminary Matters
Pursuantto Section 15'.2=2296 et.seg., ofthe Code of °Virginia, 1950, as _amended, and the
provisions of the, Frederick County Zoning Ordinance with' respect to. conditional zoning, the
undersigned applicant_ hereby proffers that in the event the Board of Supervisors of Frederick
County, Virginia, shall approve Rezoning _Application # for the rezoning of Tax
Map Parcel 63 -A -801, a,128:82 7acre parcel, to establish 92.066: + /-- acres of Light Industrial (M -1)
Zoning District and 36.754 +/- acres of Rural Area (RA) Zoning District. Development of the
92.066 +/-acre; Light Industrial. (M- 1)'Zoning District, hereinafter referred to as the "Property ",
p p y
portion of'tle Tax IVIa Parcel 63 =A =801 shall be done in conformit with�the term and
conditions set forth herein, except to'the extent that such terrnsand conditions may be
subsequently amended or revised by thel applicant and such be•,approved bythe Frederick
county Board of Supervisors i i,accordance with: Virginia Law. In the "event that;such rezoning is
not granted,.t,hen. these proffers shall be deemed, withdrawn and of no effect whatsoever.
These proffers. shall be binding upon the owner and their legal' successors or assigns.
Site Improvements
1. The- own_er,agrees to participate in the:cost of transportation improvements in the
nearby area.; The applicant will contribute to. Frederick County a. maximum of Six
.Hundred and Twenty Five Thousand and 00/100 Dollars ($625,000.00), which will be
subject to the escalation clause contained in these proffers. Such payment shall be
made prior to the issuance of the certificate of occupancy permit for all building
Proffer "Statement Page 1 of 4
structures developed on the Property. Each, payment shall be in proportion to the
square footage ofthe proposed construction o:n the Property- consistent with the
development projection in the Traffic Impact Study, which amounts to.$0.735/
square foot of buildingstructural ,•develo,pment. 'Such funds,can be used by the Board
of Supervisors in its discretion for transportation improvements, and can also be
used;as local,match funding, for County Revenue Sharing Program projects.
2.. The owner agrees to limit the number of entrances for the Pr,.operty to be rezoned to
`a maximum oftwo,(2) entrances. One (1) entrance-will. feed directly into Dawson
Drive. Entrance two"(2)-will use the:existing entrance,onto Apple Valley Road
through parce1'63- A758C.
3. The owner herby proffers to provide for inter- parcel connections within the
Property where possible to mitigate transportation impacts..
'Buildink Restrictions
The development of'the subject Property shall include the following building restrictions:
I. The maxi "mum height for all primary and ancillary structures will be sixty (60) feet
within a distance of one thousand .(1000)'feet of Apple Valley Road. Roof top
mechanical equipment i's -notsubjectto-the sixty(60),foot height restriction.
2. All loading docks shall, be, screened from view from all adjacent properties in the
Rural Area (RA) or Residential Performance (RP) Zoning Districts that are located on
the east side of Route 37.
3. Utility service' lines are'to'be constructed underground from the utility distribution
lines'to the building service connection.
T -
Landscape.,,Desikn features
The development- of the subject Property, and "thesubmission of any Master Development Plan,
shall include the;following,.landscape design features:
1) There,will.be a green space .buffer between Apple Valley Road and the existing pond
in the area to be.rezoned M1. The buffer extends out`two'htandred (200) feet from the
edge of Apple Valley Road. The.green space buffer is to be left undisturbed. and' remain
in its' natural state. The green space buffer may only be disturbed for installation and
Proff&Statement Page 2 of 4
maintenance of utilities, 'installatiori'andmaintenance ofinter- parcel connections, and
maintenance of the;vegetation. This is shown onthe Generalized Development Plan
attached to These and made part of these proffers.
2) There wiltbe.a, green space buffer provided' along the. northern border ofthe area to
be rezoned M1. The green space buffer will run, along the. northern boundary separating
the M1 zoning from the RA zoning. The,green space buffer-will be fifty (50) feet wide.
The. starting point for the - _buffer is where the area to'bel rezoned M1 meets Apple Valley
Road and runs the length of the boundary between the area to remain zoned RA and
the subject Property The green, spacef buffer is to be.left undisturbed and remain in its.
n'atural'state.. Tile green space buffer may only be disturbed for installation and
maintenance of utilities, installation and maintenance of inter - parcel connections, and
,maintenance of,the vegetation. This is shown owthe•Generalized Development Plan
attached to these proffers.
Monetary Contributionsrto Offset Impract of Development
The undersigned, hereby voluntarily proffers that if the Board of Supervisors for the County of
Frederick, Virginia approves the rezoning for the, 92.066 + /- acre portion of Tax Map Parcel 63 -A=
801 to the Light Industrial ('M-1) Zoning District, the undersigned will pay Frederick ,County, prior
to the issuance of the Certificate of Occupancy Permit for the first structure constructed on the
Light Industrial (M -1) Zoning.Districtportion of the parcel, the sum of ten.thousand dollars
($10,000.00), for use by the Board'in.its discretion for fire and rescue purposes._
Escalator
In the event the, monetary contributions,set forth in the Proffer Statement are paid to Frederick
Countywithin eighteen (18), months of the approval of this rezoning,, as applied for by the
Applica -nt, said contributions shall be in the amounts as stated herein'. Any monetary
'contributions set forth in ,this Proffer Statement which are paid to the County after eighteen
(18) months following" the'approval'of this rezoning shall be adjusted.in accordance,with the
Urban. Consumer- Price Index ( "CPI -U ") published by the United States; Department of Labor.,
such that at the,time.contributions are paid ;they shall be adjusted by the percentage change in
the CPI -U from that date eighteen ( -18) months afterthe approval of this leezo.ning to the Most
recently available CP1-U to the; date the contributions are paid, subject to a cap of 6 percent
(6%) per year non - compounded.
i Proffer Statement Page 3 of 4
Respect-fully Submitted,
Bia'c-kburn Lleiii.ted, Partnership
OWNER.!
By: 9a
Date-:
-v
STATE OF VIRGINIA, ATIARG E
FREDERICKtOUNTY, To-Wit:_
The foregoing instrument was acknow edged before me this as d- ay of
201'5, by,
My Commission expires
Notary Public
Proffer Statement
ki
Page 4 of 4
•
REZONING REQUEST PROFFER
Pro perty'Identification 'Number
63- (A)) -801
Back Creek' Magisterial District
Blackburn Commerce Center
Record Owner: Blackburn Limited Partnership
Applicant: Timothy Stowe
Original Date of Proffers: March 09,, 2015'
Revisions Oate.of Proffers: March 31,,,2015
Preliminary Matters
0
Pursuant to Section 15.2 -2296 et.se : of the Code of Virginia,, 19.5,0, as amended, and the
provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the
undersigned, applicant hereby proffers that in the event the. Board of Supervisors of Frederick
County, Virginia, shall approve; Rezoning .Application #. _ for the rezoning of Tax
Map, Parcel 63 -A -801, a 128.82 -acre; parcel, to establish 92.066 +/- acres of Light Industrial (M -1)
Zoning District and 36..754 +/- acre's,of'Rural'Area (RA) Zoning District.. Development.of the
92.066 +/- acre Light'Industrial (M -1) Zoning District, hereinafter referred to as the "Property ",
portion of'the Tax..Map Parcel 63 -A =801 shall be done in conformity with the term and
conditions-Set forth herein, except to the extent that such terms and conditions may be
subsequently amended or revised by the applicant and such be approved by the Frederick
county Board of Supervisors in accordance with Virginia Law. In the event :that such rezoning is
not granted, then these proffers5shall be deemed withdrawn and of no effect. whatsoever.
These pro - ffecs,shall be binding upon the owner and their legal successors or assigns.
Site Improvements
1. The owner agrees "to participate in the cost of transportation improvements in the
nearby area. The applicant will contribute to Frederick County a maximum of Six
Hundred and'Twentjc Five Thousand and 00 /100 Dollars ($625,Q00:00), which Will be
subject to the e5ca:lation clause contained in these proffers. Such payment shall be
made prior to the issuance of the certificate of. occupancy permit for all building.
Proffer•Statement Page l.of'4
structures' developed on the Property. Each payment shall be in proportion to the
square, footage of th'e proposed constructimon the Property consistent with the
development projection in the Traffic Impact,Study, which amounts to $0.735/
square foot of bu lding;structural development. Such funds can be used by the Board,
of Supervisors in its discretion for transportation improvements, and can also be
used' as.local match funding for County Revenue Sharing Program projects.
2. The owner agrees to limit the number of entrances for the Property to be rezoned to
a maximum,of two (2'),eritrances. One (1) entrance will feed directly into Dawson
Drive. Entrance two (2) will use the, existing entrance.onto Apple Valley Road
through parcel 63- A758C;
3. The owner herby proffers to provide for inter - parcel connections within the
Property where possible to rimitigate transportation impacts.
Building Restrictions
The development of the subject Property shall include the following building restrictions:
1. The maximum height for all primary an. d :ancillary structures will be sixty (60) feet
Within a distance of one thousand (1000) feet of Apple Valley Road. Roof top
,mechanical equipment is not subject to the sixty (60) foot height restriction.
2. All loading. docks shall be screened from view from all adjacent properties in the
Rural Area (RA) or Residential Performance (RP) Zoning.Districts that are located on
the east side of Route 37.
3. Utility service lines are to ;be constructed underground from the utility distribution
lineslo the building service connection.
Landscape rDesign Features
The. development of,the subject Property, and the submission of any Master Development Plan;
shall include the following landscape design features:
1) There will be a, green, space buffer between Apple Valley Road and the existing pond
in the area to'be rezoned °M1. The buffer extends out two hundred (200) feet from the
edge of Apple Valley Road. The green space buffer is to be left undisturbed and remain
in its natural state: The green space buffer may only be disturbed for installation and
Proffer Statement Paget of 4
maintenance of utilitiesJnstallation:and maintenance of inter - parcel connections, and
maintenance, of,the vegetation. `This is shown on the Generalized Development Plan
attached to these.and made part of these proffers.
2) There will be a green space buffer provided along <the northern border of the area to
be rezoned M1..The;green space buffer will run along -the northern boundary separating
'the-M1 zoning.frcm the RA zoning.. The green space buffer will be fifty (50) feet wide.
The starting °.point for the buffer is where the area to be rezoned MI meets Apple Valley
Road and runs the length of-the boundary between the area -to remain zoned RA and
the subject Property. The green space buffer is -to be left undisturbed and remain in its
natural state. The green 'Space buffer may only be disturbed for installation and
maintenance of utilities, installation and maintenance of inter - parcel connections, and
maintenance of the vegetation. This is shown on the'Generalized Development Plan
attached to these proffers.
Monetary Contributions to Offset Impact of Development
The undersigned, hereby Voluntarily proffers'that.if the Board of Supervisors for the County of
Frederick, Virginia approves the rezoning for the 92.066 + / -acre portion of Tax Map Parcel 63 -A-
801 to the Light'lndustrial (M -1) Zoning District, the undersigned will pay Frederick County, prior
to the issuance ,of thel Certificate of Occupancy Permit for the first structure constructed on the
Light Industrial (M -1) Zoning District portion of the parcel, the sum of ten thousand dollars
($10,000.00), for use bythehoard in .its discretion for fire and rescue: purposes..
Escalator
In the event the monetary contributions set forth in the. Proffer Statement are paid to Frederick.
County within eighteen;(18)`'rnonths of the approval of this rezoning,;as applied for by the
Applicant, said contributions; Shall be in the amounts as stated herein. Any monetary
contributions,•set forth, in tW Proffer Statement which are paid to the County after eighteen
(18) months following the approval of this rezoning shall be adjusted in accordance with the
Urban, Consumer -Price fridex( "CPI-U'J published by the, United .States Departmentof Labor,
such that at the time contributions are paid they-shall be adjusted by the percentage change in
the CFI -U from that date eighteen (1�8) months after the approval of this rezoning to the most
recently available CPI -U to the date the contributions are paid, subject to a cap of 6 percent
(6 %) per yea r,'non- compou rid ed.
Proffer Statement Page-3 of 4
I
RespectfullyrSubmitted
,
Blackbdrn I.1mited'Partnership
OWNER,:
By: l- ,i4m2sl . Le-,&)1' r
j Date:��1 f_
STATE, OF VIRGINIA, ATIAR6E
_
FREDERICK, COUNTY, To -Wit:
The foregoing instrument Was acknow edged before me °t 's
2015,, by o
aa,. _'day of
i
MyComrnission expires
Notary °Public _ /�' //7/�-
Y
pl F
.`v`t`',.,
i
- i
Proffer Statement
I
Page ,4 if
f
i
Impac A alysis Statement
Blackburn Rezoning
ack''Creek Magisterial District
Parcel 0 63. -''(A) =801
Total Area":, 128..k acres
March 7 2015
OWner'
Blackburn Limited Partne;rsh'ip
Winchester, "VA 226.03
Prepar:.ed,'by'
Stowe' Eng °inweering, PLC
220 Servieeb .'erry Court.
'Stephens City, VA,,2265'5
IMPACT ANALYSIS STATEMENT
B;Iackburn Limited Pa;rtne;rshlp: Rezoning
Introduetion
B,lackb:urn Limited Partnership; is requesting a, rezoning:of`92:066,acres;of a 12'8.82_acre parcel in
Frederick County The property Is owned by the partnership: The property is located, between
r -
Route 37 south; of Winchester and Apple Valley Road:.. The site is,bordered' on the north by
Middle Road'and o.n the,south bythe Coca -:Cola B.;usiness Park -:;The site has previously been used
for agricialtural,purposes but f as'remained vacantin recent years. The,appl cants are seeking a
change i'h zoning f&1he.92.066 acres from RA to M' -1.
Y
t
The propertyiscurrentlyanopen °field. Multiple underground and,oyerhead, utilities run along
p p p y g y the east to multiple culverts
the "ermete:r of the prop : ert 5torcnwater'drains'. ene -call towards:,
that pa- ss,under:ApplbeValley Road.
The Frederick• County Comprehensive PlaW& 2030 Long Range Land Use map shows this property
is. planned for .induStrial use: The requested .M -1 zoning istonsi'stent with this planned. use.. Light'
manufacturingvand warehousing businesses are planned for-the ;sibZ..The: site will' be graded;
.landscaped, and roadstin5talled thatlwill meet current County speafications. The existing
entrance onto Apple Valley'_R.oa_dwill;beused to'access the site-from the=east and a new
entrance will be,cons`tructed ; on the south by extending!Pawson; Drive on county owned right "of
way. Inter - parcel connectors will be. 'utilized Where;practieal and possible:
r
Site, Suitability
i
100'year Flood.:Pla1 The site is not located within or near` any, 100 °year flood plains per FEIVIA
Flood M40. No. 51069CO2`14D.
Wetlands — Based.on!a review of'the National Wetland Inventory mapping and field studies
p- y y - g' g xist on the site. These wetlands
erformed b. Greenwa En ineeri- , wetlands are known "to e
_ Will be: quantified and m "apped to obtain the US Army Corps of Engineers concurrence as;to`th'eir
I ocations and extents': Develo;pment in wetlands areas will be avoided or mitigated in
accordance with .Corps of Engineers and Virginia. DEQ requirem. ents.
1
Steep Slopes - `This,site is fairly flat. The only steep slopes are on the backside of the dam at the
pond..
Mature Woodlands—, There is a six acre, + /- area of mature woodlands at. the south end of the
property that will be disturbed.
Prime Agricultural Soils— Based on data from the USDA Web Soil Survey there are 90.3 acres of
Prime Farmland on the site; and 21.1 acres of farniland of'statewide importance. Efforts will be
made-to preserve these lands inthe wetlands and inactive zoning buffer areas.
Soil. or Bedrock Conditions which would create. Construction .Difficulties or Hazards — A review of
the USDA Web Soil Survey indicates'that the depth to bedrock for 107+ acres of the site is over 3
feet. Where rock is encountered; inexcauation areas it will be removed by mechanical means or
blasting.
4
Surrounding Properties
T,he.subject,property'is surrounded _by:
o Route 37 to the west. On 'the opposite side of Route 37, is, agricultural land.
• 'A Christmas tree farrn to; the north.
• The Coca -Cola. Business Park to the south with warehouses adjacent to this property.
• To the east is Apple: Valley Road, and on the opposite side of the road is Fellowship Bible
Church, 18 single family residences, and the Kernstown Battlefield.
i
The d.istance:from the property line to the homes on the east side of Apple, Valley.Road is 8.0
feet or more. Due to the wetlands, existing underground utilities, and the Frederick County
zoning,buffer requirements; noise or glare impacts on the neighbors is expected to be minimal,
if any. The' planned uses are not<generators of loud noises, fumes or pollution.
Traffic
A Traffic Impact Study has been prepared by Stowe Engineering. The study'shows that Route 11
! will serve as the "primary artery between'1 -81 /Route 37 and the site. Route 11 currently operates
at a poor level of service and additional growth wiI1 'exasperate this condition. The developer is
• proffering to participate financially. to improve mobility to the area.
FA
Sewage Conveyance and Treatmerit
The;siteis located insid&ofthe Frederick County Sewer and water Service;A "rea. An,existingl2' ;
;sewer force ;main is located; along the full' length of theeastern property line, paralleFto Apple
Valley Road. T,p the south oftthe.,s to there `is a" 15" gravity sewer main. ,Both lines flow °to the
Parkins. IVlill Wastewater'Treatment Plant..which:is sized.to'treat5 million gail'ons,a day. The FCSA,
has.adv,ised'thaftthere is=adequate .capacity in the wastewater syste:m`for the; proposed uses:
I -
Water Supply.
The site is.located,,inside of the Frederick'Go.unty °Sewer and Water S Nice Area. An existing 20"
water main is, located a'long'`tFiefull longth;ofthe eastern property line, parallel to Apple Valley
Road ,The FCSA,haswadvised, that there is adequate capacity and pressure in the water system
for the proposed uses:
Drainage
Drainage froin °the sitefflows to the:east;and ultimately through "multiple culverts under Apple
Valley;Road..IVluch.ofthe site drainage is currently collected in,a aarge on -site po ;nd. Preliminary
plans call for the pond to -be preserved.
Post- development'd:rainage,from the developer areas will be. routed through stormwater,
management facilities`to. control the'quantity and quality of stormwater leaving`the,,site.
Solid Waste
Collection of solid waste will occur through the use of on-site dumpsters, and private haulers.
The Civil Engineering Reference Manual, 4th edition, uses,a solid waste generation rate of 5:.4
cubic yards, -per 1,000fsguare feet:of.floor area..Applying this rate, 8%'000'sf development Will
generate"4,590''cubicyards ofsolid,waste, per year. The,solid Waste will,betransferred to the:
Frederick County Landfill Facility by private licensed'commercial carriers.
3
1
F
• Historioat. Site and Siructures'
The site is located on,grou.nds where the I" and 2nd Battles of Kernstown occurred. A review, of
the battlefield maps-for, each .battle "shows the following:
i
0 1"st Kernstown While there was troop: rnovement,across:the subject property, the
battle map(sh'ows the.fighting,occurred north of Middle: Road and east.of Ap,p.le Valley
Road.
• 2nd.Kernstawn — ,Again, the battlefield'map shows troop movements acrossthe
subject site;uvith the: fighting occurdng.east of Apple'Vailey Road and north of Middle,
Road:
Consultation', with Gdry Crawford-, President of the Kernstown Battlefield Association,
corroborated'this interpretation 'of the baftlefield'nia
l
Impoet on Community Facilities
Educational Facilities'— This:p.rojea will, add no,ehildr..en,to•the schoo.l,system.
Emergency'Seryices— ;Ppiice „protection will be provided by,the Frederic County Sheriff
D_"epartment. The property °is.locatedin the first response�area for'he, Stephens City'Fire and
Rescue station. Response times from the station to the site are reasonable:
'Parks and'Recreation. —This projectwill. not add tothe population of "Frederick County-and
therefore will not'increase the demand`foe Parks -and Recreational services.
Libraries = -This ;project will no ,ad'd to the population of Frederick County and. therefore °will not
increase the 4emarid -for library services:
Local Government —the Frederick ;County 'Impact Model' will be, used to deferminethe level of
impact this project will have on'.the.local government.
4
Traffic Impact Study
Blackburn Rezoning
March 7, 2015
Prepared for
Blackburn Limited Partnership
Winchester, VA 12601
rPTff
4 �XVT2 op
TIMOTHY S. STONE
Uc.'No. 21924'
15.03.09
D9:39:44
-04'00'
Prepared! by
Stowe 'Engi'neeri'ng, PLC
220 SeNiceberryCourt
Stephens City, VA 2265S-
a
0
Executive Summary
The Blackburn rezoning will provide a 92.066 acre site for expansion of light manufacturing and
.warehousing on the south:side of Frederick County. The projectwilfconnectto Apple. Valley Road using
an existing entrance and an additional entrance will; be constructed with the extension of Dawson Drive.
Aside from a small number of employees, all Araffic is expected to °travel east on Apple Valley Road to
Route 11 and north or south to their ultimate destination.
Thelraffic volumes on "Route 11 _exceed the capacity of the rdadway.causing delays during the PM peak
hour in existing;conditions..,Much of the.existingIra.ffic is heading for or coming-from the Route 37/1 -81
connection located about 1.mile to the south. Significant. capacity'improvements -are required to
eliminate the problem on Route 11 and the associated traffic congestion on connecting streets.
Alternatives discussed by County planning °staff include the widening of Route 11 from "the SCL of
Winchester to-0.4 miles °'south of Route:;37,, and the completion of Renaissance Drive which will provide
an additional connection to.R6ute.37 south of this congested area,.
For the purposes of the.2031. Design.Year,analysis the following improvements were assumed to be in
placer
I
• Route 11 as a 4 lane. divided ,roadway with NB dual left turn lanes at Apple. Valley Road.
• Apple Valley Road as a 4 lane divided roadway from Route, 11 to ShadyUrn Road.
• Shady Elm Road as a 4 lane divided roadway from Apple Valley Road to Route 37
Even with these major capacity improvements Route 11 is still, congested to the point where the right
turns from Apple Valley Rd'to Route 1.1 operate at a Level of Service of F in the PM peak hour.
The solution to this problem is vast - a - nd will require resources from multiple sources. For this project the
developer will provide a cash proffer to help Frederick County identify and.complete the capacity
improvementthat provides the most benefit towards relieving the congestion in this area.
i•'
�
^ �
�
Traffic Count Data
,
Table of Contents
Syncheb LOS and Queue Reports
� Executive Summary '-,,-=''~--, ........................... ..,,_--�.x _--'-------_-'~---.—i
,
Traffic Vol unne[omnputatimns
� |ntroducticin------`'-^._.-~------------.,'-.--.-'----------'—.---.1
.
.
` ' .Back�round|nfornnatk�n--'_/,---.---'—'-------`,. . . ^.
. -`' --. � --. -----------'
1
..
' Development Description ......................................................................................... .....................................
1
^ .
Study Area Description ............................................................................................................... .................
4
�Proposed and Existing Oses ................................................................................................ .............................
-
4
i
' Traffic Conditions 2O1S ...... ............................................................... ..............................................
�
7
�
' Balckgrourfd Trziffic[ond .................... ............................... .....................................................
12
i 'Trip GeneratonQ^Qistrbuton,~',_-------------^—.`-�'-..'----------^-'^'15
' 2035 Boi|d'out�CoVditimns.=. ....................................... .......................................................
19
�
� Recommended Roadway 1mprove ......................
�
Design Year (ZO31) ........... . ........ .......................................................... .......................................... ............
| .
23
� QueWeAnalysis.------_-----=-,�'-__-~`.^'--------_-__'__----.--.26
^ �
!
Pedestrian and 8icydeTraffic ............ ............................................................................ ................. .................
'
26
'
Conclusions..................................... __'_-----------.__,_.. ............................................
26
Appendices
ix' A
Traffic Count Data
AIJpendixB
Syncheb LOS and Queue Reports
Appendix
Traffic Vol unne[omnputatimns
Traffic Impact Report
Blackburn Rezoning
Introduction
Purpose
This,Traffic Impact Study has been prepared to support the request for rezoning of the property known
as :the Blackburn PropertyJoca_"ted west of Winchester adjacent'to Apple Valley Road and Route .37.
700,000, sq. ft. of warehousing and 250,000 sq. ft. of light manufacturing are planned for this 128.82
acre site. An adjacent T1.135'acre tract which is already zoned M -1 will'be developed in conjunction
with this property.
Study Objectives
i The objectives of this.study'are to determine:
1. The impacts on traffic, operations that, may occurwithinAhe study area as a result -of this project.
2. Future connectivity to pedestrian. and bicycle facilities that may result from the construction of the
project.
Background Information
Transportation Improvements Assumed
For the Design Year'2013 the planned improvements on Route 11, Apple Valley Road and Shady Elm
Road are assumed.to be in place.
Transportation Improvements Planned
A review of the VDOT Six year Improvement Plan showed no planned construction projects in the
vicinity of this proposed rezoning`
A,review of the 2013/14 - Primary Road lmprovement'Plan for Frederick County, VA showed a project to
improve Route, 11 to a 4 -lane urban section from the SCL of Winchester to 0.4 miles south of Route 37. A
review of the 2013/14 — 2018/19 Secondary Road Improvement Plan for Frederick County showed no
planned projects in, the area of the,subject property.
A "review of the 2011 Eastern Frederick County Road Plan identifies Apple Valley Road: as an improved
.minor collector. The accompanying,,Eastern .Frederick County Road Plan Cross Sections map shows Apple
Valley Road and Route 11 as urban 4 lane divided highways.
Development Description.
Site Location,
The subject property is located, west of Winchester adjacent to Apple Valley Road and Route 37. Figure 1
shows the location of the`,project on a vicinity map.
1
*I
• Traffic,lmpact Report
Blackburn Rezoriing
I
Figure 1 Project Location Map (n.t;s)
Description of the Parcel
The property on which Ahe.project is planned consists of a single tractwith 128.82 acres. Rezoning is
being sought for 92.066 acres.
General Terrain Features
The site and.surrounding a,reas`are-gently sloping with natural drainage to the east. Route,37 runs north -
south adjacent to the western property line and Apple. Valley Road runs northwest- southeast adjacent
to the eastern property line. A large.po "hd exists in the south eastern'portion of the site. Current—plans
call for this 'pond to remain in place.
Location within Jurisdiction'' and Region
The subject property is located in the Back Creek magisterial district, Frederick County, VA.
Comprehensive ,P,lan. Recommendations
The 2030 Southern_ Frederick Land Use.Plan calls for the subject property to be developed with an
industrial use. Figure 2 identifies the subject property on the Southern Fredrick Land Use Plan.
2
Traffic lmpacf Report
Blackburn Rezoning
L" use Legend amp
C rrtltl %Oft.
euuuw
wasmin
aim amim�
A&
Figurd, 2, Frederick, County Long Range Land Use Plan (n.t.s.)
Current Zoning
The- current zoning on the subject site is RA (Rural Agriculture) ,for the entire tract. The requested zoning
is light manufacturing M-14for 921.066.acres.
The zoning,of the surrounding lands•are:'
• to,the West across Route -3'7'is RA;
• to the north across Middle Road is RA;
• to the east across Apple Valley Rd is RA and RP;
• to the south is M-1.
See figure 3.
3
. Traffic Impact0eporf,
Blackburn Rezoning
Figure 3 Current Zoning 'Mai
own (n.t.s.)
Study Area Description.
StudyArea
Forlhe purposes of this Traffic Im'paffStudy the study area extends along Apple Valley Road to the
intersection,of Valley Pike. There,a 're 'no additional major intersections within 2000 feet of the site.
Proposed and Existing Uses
Existing Use
The parcel has previously been'used for agriculturaI purposed but most recently has been idle.
Proposed Uses & Access
Warehousing and light manufacturing uses are proposed.
Nearby Uses
The existing land uses near the proposed site are:
• North Route 3,7 and a ChristmastreeJarm.
• West— Route 37 with agricultural uses across Route 37.
•
South — Industrial and warehousing uses.
• East- a church, a row of'single family homes; and the Kernstown Battlefield.
Existing Roadways
Figure; 4 shows the existing roadways near the subject property. The typical section for Apple Valley
Road at the site entrance is,a two -lane roadway with a continuous NB.left turpJane and a SB- .night turn
lane for traffic entering the site. Apple Valley Road is a two lane roadway away from the site. Route 11 is
i
r two lane roadway with left and right turn lanes. Shady Elm Road is a 2 -lane roadway with a mixture of
4
Traffic Impact Report
Blackburn Rezoning
•curb and g utter, and shoulders. Turn lanes are provided at.some-entrances and intersections on Shady
; Elm Road: i
Future Triansp_ortation.Improvements
A reviewrof'the' VDOT'Six year Improve_ merit Plan showed no planned construction projects in the
vicinity of this proposed rezoning:
A review ofthe 2013/14 - p
' Primary Road fm .lrovemenf`Plan for Frederick County, VA showed a project to
improve Route 11 to a:4. -1ane -urban section from the SCL of Winchester to.0A. miles south Hof Route 37. A
review'of the 2013/14 — 2018/19 Secondary Road Improvement Plan for Frederick County showed no
planned projects in'thearea ofthe subject property.
A review of the,2011 Eastern'; Frederick County Road Plan identifies Apple Valley Road as an,improved
minor collector. The accompanying Eastern Frederick County Road Plan Cross Sections map show_ s Apple
Valley Road land Route, ll as an urban A Iane divided highway.
I
Existing Traffic Conditions 20:15
Traffic Impact Report
Blackburn; Rezoning'
Data Collection
To analyze the existing traffic conditions,: peak hour turning movement counts were performed at the
intersection of Route 11.•.and Apple Valley Road, and Apple Valley Road and -Shady Elm Road. Count data
are included in Appendix A of -this report.
A'K factor' was applied tothe PM peak hour volumes "to obtainthe'average annual daily traffic (AADT).
The `K factor of "0.113 was.usedJor Apple'Valley,Road and :093 forValley Pike. The VDOT'Daily Traffic
Volume Estimates for 2015 for Route 11 and - Apple. Valley Road reportthat.trucks comprised 3% of the
traffic volume. Since a truck "percentage was not reported for Shady Elm Rd, 3% trucks was used on all
roadways.
Analysis
The existing AM and PM peak hour intersection turning`movements Were analyzed using the Synchro
8.0 trafflc,•modeling software: The existing,AM and PM peak hour traffic volumes are shown in figure 5;
the existing lane geometry and levels of service are shown in figure 6, and the modeling,results (levels.of
service and delays) are shown in tabular'.form in Tables 1 through 4.
The analysis shows what was been observed inthe field,.that• during the PM peak hour there are
multiple periods when traffic backs - up, on'Route 11 through the intersection with Apple Valley Road.
This essentially stops all traffic on,S6,Route 11 which is reflected in the - levels of service being reported.
Table i Level of Service and Delays
Route 11 and Apple Valley.Road'._ l
"'• �. Level of'5ervice,peh:Movenent;l5y Approach
•
i�. - __ (delay in sec,veh)
Scenario
Overall LOS
�igEastbound', ` , _"
Westbound °
-
NortHbo6nd
;
Southbound`
-
LT r
LT TN RT. .,
;L-F,':. ;L-F,'T JH; RT
LT
AM'Peak Hour
2015
19.4'iC
22.7.
166•
53 - "�
17:2
13.7
Existing
(12.5) .•.
I 0(21A)
•„ a -
B (16:4)
C...
C-
B`
A
B
:2025
B
20!5 i
23Y6
16:2
505
3758
14.4
No Build
(12.5)
4 C(223)
-
A (8.4)
8 (16.9)
"2025
..F,
66:6
.
_
_j 167:9
-
47,13)
4:4
967:3
_ j15.1
Build -out
.'(690:6)'
` f I F•132.1)• •• . _
•.'
,� FU i 57
F (906:5) '•
-2031 '
B
°(13:8)
23:1:1.
23.1
19.0
4.3
14:9
..1'6:6
besign`Yr
C (31.8)
B:(11.0)
B (15.6)C(25.8)
.. - ., �• . -�; _ e :OM Peak Hour '
2015
F
'15 -.1-
3'4.1
122:6
12.4:
182(9
13.6
Existing
(84.5):
C (29.2)
C'(32.9)
-
F,(166.6)
p`
F "'
E
E•
p:.
p .
2025
E, . ,.
37.1
259.6
5617
(56.7)-
38.9
No Build,' „
(66:4)
F (202.4)
_ -.
E (56:7-). ..,
0 (40.2)_
c
F
F
C.
F
C
2025.
32.7
375.0
264.2
29'.8
148.6
(31.2)
Build =out
(192.9)
; C (30:0)
F (92.6)
F (134.8)
BF
C
BC
B
"
2031
E
1812
..
(132.6)r
i (34.2 • '
• 10:2 ..
.,.
- 24.6
17:1
Design Yr,
IF'(110.i)
B (16.6)
C (23.7)
7'
Z •
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(-)-
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v m
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(8L) 99 --14
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Blackburn Rezoning
Table 2' Level'of Serwce and'Delays. .
Apple Valley Road and Shedy'Elm Road j
Level of Service per Movement by Approach'
(delay in sec /veh)
Scenario' O _
� - -•.
verall LOS ,Eastbound Westbound Northbound !southbound.
•�LT TH ART iT - TH RT LT TH .RT iT TH RT
AM. Peak .Hour
ID
- -
8'0
A
--
,:Existing
2025
B- (11 -.3)..
2025
98:3
-
A(8.0)
-
{j
(11.3)
,
No Build
B,(14.4)
- - - I -
-
B (11:3)
2025'
A
9.5
IF
A16.7)
Build -out
_
C{16:7)
-i
2031
Design,Yr
' I
+ _ ) -
•'• � .. - '
A
8.6
_ Y MR), ,
c
19.4
- -
Design,Yr
- -
I -
CE(19.4)-
PM Peak Hour,
Overall LOS(
-
Eastbound
-
West6cLirid•
Northeast'
_ Northwest`
7:8
..I
I LT �. TH ,. RT
10.2
1
Existing
- j -
-
B (10.2)
. - �:
'.2025'
_'
_
...
7.9
. 7.,5.
10.4 _
8.9. --
NolBuilii'
' Existing' _
•'
-
B:(10.4)
ID
- -
A
--
B
2025
!
98:3
14.4
_ -
{
`
Build -out
B,(14.4)
A
IF
2031
r ; m
7.7
Z2'i0
Design,Yr
-
•'• � .. - '
,. - _ _
_ Y MR), ,
°Table 3 Level of Service and Delays
I' Apple Valley Road 'and :Site Entrance
Level ofrService per Movementby•Approack '
•• (del ay- in sec /veh) '
Scenario
Overall LOS(
-
Eastbound
-
West6cLirid•
Northeast'
_ Northwest`
LT: TH' AT
LT ,RT._
I LT �. TH ,. RT
I LT ••- TH
AM Peak Hour
'A
2015
...
-_:
. 7.,5.
-
8.9. --
-
' Existing' _
•'
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A 8 9.
( 1
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A
A
2025
i
8.9
7.5 I E
No Build
- - j -
A- (8:9)'
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B (10:4);
2025
7 9 1
Build out
B
9
2031
J
1_
Design.Yr
-
I - -
B(10.4)
- _ �PM _Peak Hour - -
2015
f
Existing `
I
j
A (0)
-
_
A
A
'2025 ,:
0
0
No'Build'.
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B
A
2025
iI
Build -out'
( '
B (10.7)
2031e
7.5
Design -Yr"
B`(10.8),
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Traffic Impact Report
Blackburn Rezoning
I
Table 4 Level. of 5eevice and'Delays
' Shad y;Elm Roadand Dawson Dr/Frogale C . t'
Level of Service per rftvemefit;tiy AOp'ioa6
sec /V"e0'
Scenario
Overall ,.COS'
_Southea5t7bound -.
Northwest - bound
. or . theastSouthwest
'. bound
I I
-bound
LT TH' RT
T RT
Lt H
LT, RT.
LT TH RT
AM Peak Hour
2015
B.
1 0.8)'
8 . 9 9
A
7.3
()
j
A
7
(A)
Existing'
-
010.8)
2025
B
11.2),
A
-(9.0)
A
(7.4j
No Build,
B (11:2)
A.(9.0)
2025.,._
B
f4j
, , I- ;'
A
' 9i0
%A,
�(7.4) L..
A
7.4
BU i I d-' out
B (�1:9)
A (P.0)
2031
B 1.
A
(89)
T
A
(7.4)
A
(7.4)
Design,Yr
B (1-1.8j.
A: (8.9)
PM P6ak�Jkour
2015
B
(10.6)
A
(8.9)
A
(0)
Existing
B 5:9)
C-,(26.6)
2025
B
A
-4
No:Build
B (11.0)
A'(8 9)
2025
A
('8.9)
A
0
A
(7.4)
Build -out
C (26.7)
�2031
B
(8'.9
A -1
"(0
(7-4)
Design-Yr-
B (i4.4)
.',A
il
Traffic Impact Report
• Blackburn Rezoning
Na -Build Traffic Conditions '(202�5)
Background or No guild traffic conditions are those that are expected':': °to exist without'the'rproposed
rezoning and resulting: development: These traffic conditior I is ' were. established,by'increasing,the existing
2015, trafficvoli:ime by 1.2 -5% per year to 2020; and .1% from 2021 to the build -out year of 2025. These
! growth factor'were4determined by VDOT Staunton District Planning staff_ and is,based on the historical
and anticipated:growth in traffic >volutnes in the project area.
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Analysis
The 2025 Background Wand. PM peak'hour intersection turning.rnovements were analyzed using the
Synchro 8.0 traffic modeling software., The AM and PM peak hour- traffic volumes are shown in Figure 7,
and the lane geometryland'leveliof service are shown in Figure,8'. The.`mcdeling results (levels of service
and delay).are'tab-ulated in Tables. I, through 4.
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Trip Generation &-Distribution
Trip Generation
Trip'generation for the project uses was4eveloped using Trip Gen 2014 software based on,the Stn
edition of the ITE Trip Generation,Ma"nual-. The peak traffic-volumes on the adjacent.streets for the AM
and PM periods were used for thelvarious proposed uses. Land uses and trips.generatecl are
summarized in table on the following page. The percentage of heavy`ve'hicles was estimated at 3% on all
roadways based on the 2013 VDOT Daily Traffic Volume Estimates for Frederick County.
While the prescribed process for forecasting new trips was followed, the process does not,.appear to be:,
representative of the local conditions. The existing.warehouse on Apple Valley Road being used by
Mercury'Paper is approximately 208;000 sq. ft. in size and traffic counts.for this project reported 4
vehicles in,the.AM peak hour and none in the PM peak hour. Based on the ITE Trip Generation Manual
this warehouse should generate 123 trips in -the AM .peak hour and 67`in the PM peak hour.
Past studies conducted at the, Stonewail Industrial Park showed. that the actual Average Daily Traffic for
warehousing and light manufacturing correlates fairly close to those forecasted, by the ITE Trip
Generation Manual. However; the actual peak hour traffic in the AM and P.M were much less than the
ITE forecast, indicating. modern operations produce a more consistent'volume oftraffic throughout the
day. The following chart.demonstrates this relationship between these traffic,data.
RELATIONSHIP -OF ACTUALAND`FORECASTED PEAK
HOUR TRAFFIC
SITE Forecast —0— Actual
Therefore, the forecasted traffic presented in this report is believed to .be in excess:of that which, will be
experienced ,upon completion of this project.
Trip Distribution
Trips=generated by the development were assigned to the roadway network based on, a distribution
agreed to. by representatives from VDOT and,Frederick County. All new trips will enter and exit;.the
through two access points; the= existing entrance of Apple Valley Road, and a.new entrance resulting
from the extension of Dawson Drive to the site. The trip distribution percentages are shown in figure 9
The assignment of the new AM and PM peak hour trip's `is shown in figure 10.
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Traffic Impact Report
Blackburn Rezoning
2025 Build -out Conditions without. improvements
The 2025 build- ou,t,conditions combine the background traffic for the year 2025 and the-full . build-out
traffic that is forecasted to result from this project..The total of this traffic is called the build -out
condition and is forecasted to =occur.in the year 2025.
Analysis
The 2025 Build -out AM and PM peak hour intersection turning movements were analyzed using the
Synch "ro 8.0 traffic modeling software. The AM and PM peak hour.traffic °volumes are shown in Figure
11 and the lane geometry and level of service are shown in Figure 12. The modeling results (levels of
service and delay) are tab'ulated'in Tables 1 through 4.
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Blackburn Rezoning
Recommended Roadway Improvements
The traffic volumes on Route 11 exceed, the capacity of the roadway causing delays during the PM, peak
hour in existing conditions. Much of the existing traffic:•is heading for oncoming from the Route37 /1 -81
I ,
connection located about ,1 mile -to the south. Significant capacity improvements are required to
eliminate the problem on Route 11'and.the associated traffic congestion on connecting streets.
Alternatives discussed by County-planning staff include the widening of Route 11 from the SCL of
Winchester to 0.4, miles south.of Route; 37; and the completion of Renaissance Drive which will provide
an additional connection to Route 37•south of this congested area:
1, For the purposes of the 203.1 Design Year�analysis the following improvements were assumed to be'in
place:
• Route 11,asa 4lane divided coadway with NB dual left turn lanes at' Apple Valley Road.
• Apple Valley Road as a 4 lane divided' roadway from Route 11 to Shady'Elm.Road.
• Shady Elm Road as,a 411ane divided roadway from Apple Valley Road to Route 37
Even with these major capacity improvements Route 11 is still congested to fhe point where the right
turns from Apple Valley Rd `to Route 11 operate at a Level of Service of Fin the PM peak hour.
The solution to this problem is vast and will require resources from multiple sources. For this project the
developer will providea cash proffer to help Frederick. County identify and,complete.the capacity
improvement `that provides the`most,,,benefit towards relieving the congestion in this area.
Traffic Impact Report
Blackburn Rezoning
Design Year (2031)
The design year for the project is.six years beyond, the.completion,of the project, which in this case.is,the,
year 2031. Th&aforementioned improvements are assumed to be in place in 2031.
Analysis
The Design Year AM and PM peak hour"intersection turning movements were analyzed using the
Synehro 8.0' °traffic modeling software. AM and PM peak hour traffic volumes are shown in Figure 14,
and the lane geometry and level of service are shown in Figure 15. The modeling results (levels of
i service and delay) are tabulated in Tables 1 through 4.
23
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• 1 Blackburn Rezoning
Queue,Analysis
At signalized intersection a queue forms while vehieles'wait to advance. An analysis was performed to
evaluate the back ofthe -queue for the.50th,and 95th percentile of the queue. The 50th percentile
maximum queue is the maximum; back, of queue on ,a typical traffic signal cycle. The 95th percentile
maximum queue i's the maximum,back of queue with 95th percentile traffic volumes,when traffic does
not move for two signal cycles. The queues•associated with the 50th and,95th percentile maximum queue
are shown in Table 5.
Pedestrian and' Bicycle Traffic
To identify any previously planned pedestrian and /or bicycle facilities in the protect area, the Frederick
County Comprehensive Plan'Futu"re Land Use map was reviewed. There are no pedestrian or bicycle
facilities planned in this area.
Conclusions
The Blackburn rezoning will ',provide a 92.066 acresite for expansion of light manufacturing and
warehousing on the south side of'frederick County. The project'will connect'to Apple Valley Road using
an existing entrance and'aniadditional entrance will be constructed with the-extension of Dawson Drive._
Aside from a small-number of employees, all,traffic is expected to travel east on Apple Valley Road to
Route 11 and'horth or south to their ultimate destination.
The trafficvolumes on Route 11 exceed the capacity of the roadway causing delays during the PM peak
hour in existing conditions. Much of the existing traffic is heading for`or'coming from the Route 37/l' -81
connection located about 1 mile to the south. Significant capacity improvements are required to
eliminate the problem on Route 11 and the associated traffic congestion o_n connecting streets.
Alternatives discussed by County planning,staff,include the widening of Route 11 from the SCL of
Winchester to 0.4 miles south of Route 37; and the completion of Renaissance Drive which will provide
an additional connection to Route 37 south of this congested area.
For the purposes of the 2031 Design Year analysis the following improvements were assumed to be in
place:
• Route 11 as a,4 lane divided roadwaywith NB.dual left turn lanes at Apple Valley Road.
• Apple. Valley Road as a 4 lane.divided roadway from Route 11 to Shady Elm Road.
•
Shady Elm Road as a`4 lame divided roadway from Apple Valley Road to Route 37
Even with these major�capacity improvements Route 11 is still congested to the pointwhere the right
turns from Apple Valley Rd to Route 11 operate at a Level of Service of F in the PM peak hour.
The solution to this problem is -vast and will require resources from multiple sources. For this project the
developer will provide a cash ; proffer to he(p Frederick County identify and complete the capacity
improvement that provides the most benefit towards relieving the congestion in this area.
26
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