HomeMy WebLinkAbout02-17 Impact Analysis Statement
IMPACT ANALYSIS STATEMENT
EXPRESS OIL CHANGE &
TIRE ENGINEERS DEVELOPMENT
Shawnee Magisterial District
Frederick County, Virginia
TM 64-A-1F
August 15, 2016
Current Owner: Titan’s Corporation
Contact Person: Evan Wyatt, Director of Land Planning
Greenway Engineering, Inc.
151 Windy Hill Lane
Winchester, VA 22602
540-662-4185
Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning
File #3484E Impact Analysis Statement/EAW
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EXPRESS OIL CHANGE &
TIRE ENGINEERS DEVELOPMENT
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County by
the proffered rezoning of a 0.604±-acre subject property owned by Titan’s Corporation, and
identified as Tax Map Parcel 64-A-1F. The subject property is located on the west side of
Front Royal Pike (U.S. Route 522 South) approximately 1,000’ south of the Interstate 81 Exit
313 northbound on-ramp, and is currently zoned B-2, Business General District. The
Applicant proposes to rezone the 0.604±-acre subject property to B-3 Industrial Transition
District with proffers to allow for the development of an Express Oil Change and Tire
Engineers facility that is approximately 4,850 square feet with 3 service bays and 3 oil
change bays along the commercial corridor.
Basic information
Location: Fronting on the west side of Front Royal Pike (U.S.
Route 522 South); approximately 1,000’ south of the
Interstate 81 Exit 313 northbound on-ramp.
Magisterial District: Shawnee District
Property ID Numbers: 64-A-1F
Current Zoning: B-2, Business General District
Current Use: Undeveloped
Proposed Zoning: B-3, Industrial Transition District
Proposed Use: Express Oil Change & Tire Engineers Facility
Total Rezoning Area: 0.604±-acres with proffers for the subject property
COMPREHENSIVE POLICY PLAN
Urban Development Area
The Urban Development Area (UDA) defines the general area in which residential,
commercial, industrial and institutional land use development is encouraged in the County.
Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning
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The 0.604±-acre subject property is currently located within the UDA; therefore, expansion
of the UDA boundary to accommodate the proposed development of commercial land use is
not required for this rezoning application.
Sewer and Water Service Area
The Sewer and Water Service Area (SWSA) is generally consistent with the UDA, but also
extends outside of the UDA to accommodate areas of the County in which commercial and
industrial land use development is only desired. The 0.604±-acre subject property is
currently located within the SWSA; therefore, expansion of the SWSA boundary to
accommodate the proposed development of commercial land use is not required for this
rezoning application.
Comprehensive Plan Conformity
The 0.604±-acre subject property is located in the UDA and the SWSA and is within the
study area boundary of the Senseny/Eastern Frederick Urban Area Study. The
Senseny/Eastern Frederick Urban Area Study is a large-area plan that identifies land uses,
transportation networks, and other matters that are recommended for consideration for future
land use and development within this geographic area of the County. The 0.604±-acre
subject property is identified for B2/B3 commercial land use; therefore, the proposed B-3,
Industrial Transition District rezoning is in conformance with the land use recommendations
of the Comprehensive Policy Plan. The B-3, Industrial Transition District rezoning is
proposed to allow for the development of the Express Oil Change and Tire Engineers facility,
which has been determined not to be a permitted stand-alone land use within the B-2,
Business General District. The Express Oil Change and Tire Engineers facility is an
appropriate commercial land use along a major commercial corridor.
SUITABILITY OF THE SITE
Access
The 0.604±-acre subject property is located on the west side of Front Royal Pike (U.S. Route
522 South), approximately 250 feet south of the Front Royal Pike/Travel Lodge Drive
signalized intersection. Access to the subject property is planned to be provided with a
shared right-in/right-out commercial entrance; as well as through an inter-parcel connection
with the IHOP property that will provide access to the signalized intersection to facilitate
protected left turn movements onto Front Royal Pike.
Flood Plains
The 0.604±-acre subject property does not contain areas of floodplain as demonstrated on
FEMA NFIP Map #51069C0216D, Effective Date September 2, 2009; as well as information
from the Frederick County GIS Database.
Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning
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Wetlands
The 0.604±-acre subject property does not contain wetland areas as demonstrated on the
National Wetlands Inventory (NWI) Map information from the Frederick County GIS
Database.
Soil Types
The 0.604±-acre subject property contains one soil type as demonstrated by the Soil Survey
of Frederick County, Virginia and the Frederick County GIS Database. The following soil
type is present on site:
3B Blairton Silt Loams 2-7% slope
3C Blairton Silt Loams 2-15% slope
The Blaitron Silt Loam soil type is identified as a prime agricultural soil and has severe wet
properties. The existing commercial land uses that have been constructed along the east and
west sides of the Front Royal Pike (Route 522 South) commercial corridor contain the same
soil type, and the subject property is not conducive for agricultural land use per the
Comprehensive Policy Plan. The soil type is conducive for commercial development of the
subject property.
Other Environmental Features
The 0.604±-acre subject property does not contain areas of steep slope, lakes or ponds or
natural stormwater retention areas as defined by the Frederick County Zoning Ordinance.
There are no known environmental features present that create development constraints for
the proposed commercial development project.
SURROUNDING PROPERTIES
Adjoining property zoning and present use:
North: B-2, Business General District Use: Restaurant (IHOP)
South: B-2, Business General District Use: Office
East: B-2, Business General District Use: Pool Hall; Retail/Grocery
(Delco Plaza & Costco)
West: B-2, Business General District Use: Restaurant (Cracker Barrel)
Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning
File #3484E Impact Analysis Statement/EAW
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TRANSPORTATION
The 0.604±-acre subject property is located on the west side of Front Royal Pike (U.S. Route
522 South), approximately 250 feet south of the Front Royal Pike/Travel Lodge Drive
signalized intersection. Subsequent to final rezoning approval, the contract purchaser
proposes to construct an Express Oil Change & Tire Engineers facility that is approximately
4,850 square feet with 3 service bays and 3 oil change bays. Access to the subject property is
proposed to be developed with a right-in/right-out commercial entrance on Front Royal Pike
that is intended to be shared with the IHOP Restaurant; as well as an inter-parcel connection
with the IHOP restaurant that will allow for vehicles to access the existing traffic signal at the
Front Royal Pike/Travel Lodge Drive intersection to facilitate protected left traffic
movement.
Greenway Engineering has met with VDOT representatives to discuss the proposed right -
in/right-out commercial entrance and has been advised that VDOT does not object to this
access point. However, VDOT advised that the property owner will need to prepare and
submit an access management exception request as a component of the Site Plan before the
right-in/right-out commercial entrance can be approved for construction. Additionally,
Titans Corporation has an agreement with Lennox, LLC (IHOP Restaurant property owner)
that provides for an ingress/egress easement across Tax Map Parcel 64-A-2 that will allow
for vehicles to access the existing traffic signal at the Front Royal Pike/Travel Lodge Drive
intersection to facilitate protected left traffic movement. Greenway Engineering has prepared
an exhibit that identifies the proposed location of the right-in/right-out commercial entrance
and the approximate location of the ingress/egress easement through the Lennox, LLC
property as information with this request.
In order to assess the potential traffic impacts for the proposed Express Oil Change & Tire
Engineers facility, Greenway Engineering has analyzed the Frederick County Zoning
Ordinance to determine the highest and best land use within the B-2, Business General
District that is not otherwise permitted in the B-3, Industrial Transition District and has
determined that General Merchandise Stores (SIC 53) would be the appropriate land use to
compare to the proposed Express Oil Change & Tire Engineers facility (SIC 75).
Additionally, Greenway Engineering analyzed traffic study data from the Institute of Traffic
Engineers (ITE) Manual, 9th Edition specific to Shopping Center (820) and Quick
Lubrication Vehicle Shop (941). The following analysis compares traffic volumes for the
Weekday AM and PM Peak Hours, the Saturday Peak Hours, and the Sunday Peak Hours
assuming 4,850 square feet of Shopping Center (820) land use and 6 service bays of Quick
Lubrication Vehicle Shop (941) land use specific to the ITE traffic study data:
B-2, Business General Land Use
ITE (820) Weekday AM Peak: Q = 0.96 VPD per 1,000 square feet gross floor area
Q = 0.96 VPD x 4.85 (4,850 sq.ft./1,000 sq.ft.)
Q = 4.65 or 5 VPD
Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning
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ITE (820) Weekday PM Peak: Q = 3.71 VPD per 1,000 square feet gross floor area
Q = 3.71 VPD x 4.85 (4,850 sq.ft./1,000 sq.ft.)
Q = 17.99 or 18 VPD
ITE (820) Saturday Peak: Q = 4.82 VPD per 1,000 square feet gross floor area
Q = 4.82 VPD x 4.85 (4,850 sq.ft./1,000 sq.ft.)
Q = 23.37 or 24 VPD
ITE (820) Sunday Peak: Q = 3.12 VPD per 1,000 square feet gross floor area
Q = 3.12 VPD x 4.85 (4,850 sq.ft./1,000 sq.ft.)
Q = 15.13 or 16 VPD
B-3, Industrial Transition Land Use
ITE (941) Weekday AM Peak: Q = 3.0 VPD per service position
Q = 3.0 VPD x 6 service position
Q = 18 VPD
ITE (941) Weekday PM Peak: Q = 4.0 VPD per service position
Q = 4.0 VPD x 6 service position
Q = 24 VPD
ITE (941) Saturday Peak: Q = 7.0 VPD per service position
Q = 7.0 VPD x 6 service position
Q = 42 VPD
ITE (941) Sunday Peak: Q = 4.5 VPD per service position
Q = 4.5 VPD x 6 service position
Q = 27 VPD
The ITE projected traffic volumes identified above indicate that the proposed Express Oil
Change & Tire Engineers facility (941) has the potential to increase traffic volumes during
the weekday peak hours between 6-13 VPD and by approximately 11-18 VPD during the
weekend peak hours compared to the Shopping Center (820) land use. These calculations
demonstrate a fairly low increase in potential traffic volumes during these time frames
(approximately 0.75-1.75 VPD every 15 minutes during the weekday peak hours and
approximately 1.5-2.25 VPD every 15 minutes during the weekend peak hours). The
proposed Express Oil Change & Tire Engineers facility will result in a minor increase in
peak hour traffic volume that can be accommodated by the existing transportation
infrastructure. The proposed access management plan provides for safe and efficient ingress
Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning
File #3484E Impact Analysis Statement/EAW
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and egress for the subject site, which sufficiently mitigates impacts to the transportation
network for this rezoning request.
SEWAGE CONVEYANCE AND TREATMENT
The 0.604±-acre subject property is located within the Sewer and Water Service Area
(SWSA); therefore, the property is entitled to be served by public sewer based on County
Policy. The City of Winchester is the provider of public sewer service within this area of the
County, which is managed by the City of Winchester Public Services Department.
The City of Winchester has an existing 8-inch gravity sewer line that adjoins the western
boundary of the subject property within a 20-foot easement that is accessible to the property.
All commercial land uses on the west side of Front Royal Pike (US Route 522 South) within
proximity of the subject property convey sewer effluent through the 8-inch gravity sewer line
that goes under Interstate 81 to a manhole located on the Apple Blossom Mall parcel, which
then gravities to the Abram’s Creek sewer transmission line that connects to the Opequon
Wastewater Treatment Facility.
Based on comparable discharge patterns, the City of Winchester Public Services Department
has determined that 75 gallons/day per 1,000 square feet of commercial development is an
appropriate calculation for estimating the sewer demand for commercial land uses.
Q = 75 gallons/day per 1,000 square feet commercial
Q = 75 GPD x 4.85 (4,850 sq.ft./1,000 sq.ft.)
Q = 363.75 GPD
TOTAL: Q = 365 GPD projected sewer demand
The Opequon Wastewater Treatment Facility has a total capacity of 12.6 MGD, of which
7.125 MGD is allocated to the City of Winchester. The City of Winchester currently
averages approximately 5.0 MGD of the allocated capacity and has approximately 2.125
MGD of allocated capacity available for future development projects. The projected 365
GPD for the proposed project represents 0.02% of available treatment capacity; therefore, the
proposed rezoning can be sufficiently accommodated by public sewer service through a
system with adequate conveyance, capacity and treatment.
WATER SUPPLY
The 0.604±-acre subject property is located within the Sewer and Water Service Area
(SWSA); therefore, the property is entitled to be served by public water based on County
Policy. The City of Winchester is the provider of public water service within this area of the
County, which is managed by the City of Winchester Public Services Department.
Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning
File #3484E Impact Analysis Statement/EAW
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The City of Winchester has an existing 12-inch water transmission located on the east side of
Front Royal Pike that provides public water service to the commercial land uses on the west
side of Front Royal Pike (US Route 522 South). An 8-inch water is looped off of the 12-inch
water transmission line that adjoins the western boundary of the subject property within a 20-
foot easement that is accessible to the property. Additionally, a 6-inch water line has been
installed on the subject property off of the 8-inch water line loop.
Based on comparable discharge patterns, the City of Winchester Public Services Departmen t
has determined that 75 gallons/day per 1,000 square feet of commercial development is an
appropriate calculation for estimating the water demand for commercial land uses.
Q = 75 gallons/day per 1,000 square feet commercial
Q = 75 GPD x 4.85 (4,850 sq.ft./1,000 sq.ft.)
Q = 363.75 GPD
TOTAL: Q = 365 GPD projected water demand
The City of Winchester obtains potable water from the North Fork of the Shenandoah River,
which is treated at the Percy D. Miller Water Treatment Plant located near Middletown. The
Percy D. Miller Water Treatment Plant can treat approximately 10 MGD of potable water
daily, which is transmitted to serve all properties in the City of Winchester; as well as some
properties in Frederick County. The City has sufficient water capaci ty to serve these
properties; as well as sell excess capacity to the Frederick County Sanitation Authority to
supplement other water systems in Frederick County. Greenway Engineering met with the
City of Winchester Public Services Director to discuss the proposed development project and
was advised that the City has adequate capacity to serve this project and that the existing 8 -
inch water loop provides adequate pressure and fire flow for all commercial land uses within
this portion of the County. Therefore, the proposed rezoning can be sufficiently
accommodated by public water service through a system with adequate conveyance,
capacity, pressure, and fire flow.
SITE DRAINAGE
The topographic relief on the 0.604±-acre subject property generally follows a southwestern
pattern, which directs drainage towards the rear of the property adjacent to the Cracker Barrel
site. Greenway Engineering prepared an ALTA Survey for the 0 .604±-acre subject property,
which identifies a 20-foot drainage easement on the property that has been improved with a
drop inlet and storm sewer line that ties into the overall drainage system constructed during
the development of the Cracker Barrel site. This stormwater collection system conveys
stormwater to a regional stormwater management facility that was constructed during the
development of the Cracker Barrel site; therefore, development of the subject property will
utilize this regional facility.
Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning
File #3484E Impact Analysis Statement/EAW
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The 0.604±-acre subject property is exempt from local stormwater quality treatment
requirements due to the size of the parcel; therefore, there should be not stormwater
management quality measures to mitigate. Greenway Engineering will work with the County
Engineer during the Site Development Plan process to identify stormwater volumes from the
proposed development of the subject property to ensure that there are no detrimental impacts
to the regional stormwater management facility and to adjoining properties. The stormwater
management plan and erosion and sedimentation control plan will be designed in
conformance with all applicable state and local regulations; therefore, site drainage and
stormwater management impacts to adjoining properties and the community will be
mitigated.
SOLID WASTE DISPOSAL
The impact on solid waste disposal facilities associated with the development of the proposed
Express Oil Change & Tire Engineers facility on the 0.604± acre subject property can be
projected from an average annual commercial consumption of 5.4 cubic yards per 1,000
square feet of structural area (Civil Engineering Reference Manual, 4th edition). The
Applicant proposes to develop an Express Oil Change & Tire Engineers facility that is
approximately 4,850 square feet with 3 service bays and 3 oil change bays ; therefore, solid
waste disposal impacts are based on the following figures that provide the increase in average
annual solid waste volume based on the development of this facility:
AAV = 5.4 cu. yd. per 1,000 sq. ft. commercial
AAV = 5.4 cu. yd. x 4.85 (4,850 sq.ft./1,000 sq. ft.)
AAV = 26.19 cu. yd. at build-out, or 18.33 tons/yr. at build-out
The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of
13,100,000 cubic yards of air space. The projected commercial development will generate
approximately 18.33 tons of solid waste annually on average. This represents a 0.009%
increase in the annual solid waste received by the Municipal Solid Waste area of the
Regional Landfill, which currently averages 200,000 tons per year. Solid waste produced by
the commercial development will be disposed at the Regional Landfill by a commercial
waste hauler; therefore, the County will receive tipping fees associated with this land use to
mitigate this impact. The Regional Landfill has adequate capacity to accommodate the solid
waste impacts associated with this proposal.
HISTORICAL SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey identifies the Garber Farm (#34-424) within
close proximity of the 0.604±-acre subject property. The Garber Farm was inventoried as
part of the overall report; however, the property was not recommended for inclusion on the
list of potentially significant properties in the final report. The Garber Farm has been
Greenway Engineering August 15, 2016 Express Oil & Tire Engineers Rezoning
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subdivided into multiple properties, which are developed as commercial and residential land
uses along Garber Lane (Route 763), and as commercial land uses along Front Royal Pike
(US Route 522 South).
The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies t he
0.604±-acre subject property as being located within the First Winchester study area
boundary, and within close proximity of the First Winchester core battlefield area boundary.
The final report identifies all land within the study area boundary that is located in the
southeastern quadrant of Interstate 81 Exit 313 as having lost integrity due to the existing
commercial and residential land use development patterns; as well as the construction of
Interstate 81.
The development of commercial land use on the 0.604±-acre subject property is consistent
with other properties in this area of the County. The Senseny/Eastern Frederick Urban Area
Study does not identify this area of the County as historic or as developmentally sensitive
area. The proposed rezoning of the property will not create negative impacts associated with
historic properties and historic resources.
OTHER POTENTIAL IMPACTS
The commercial development of the 0.604±-acre subject property will provide new economic
development opportunities for Frederick County, which has been determined by the County’s
Development Impact Model to be positive in the consideration of fiscal impacts to County
Capital Facilities. It is recognized that the development of commercial land use has the
potential to increase service demands on fire and rescue services; therefore, the Applicant’s
Proffer Statement provides a monetary contribution of $0.10 per developed building square
foot to the County to provide additional revenues that are specifically directed to fire and
rescue services. There are no other identified potential impacts above those discussed in this
Impact Analysis Statement that would be detrimental to surrounding properties or to the
County from the rezoning and development of the 0.604±-acre subject property.
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Map Data Source: Frederick County, Va. GIS Department, 2016 Data; 2015 Aerial Photos Courtesy of VGIN/VITA (http://gismaps.vita.virginia.gov/arcgis/rest/services VBMP2015/VBMP2015_WGS); Greenway Engineering
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Map Data Source: Frederick County, Va. GIS Department 2016 Data; City of Winchester GIS Department 2016 Data; FCSA Water & Sewer Courtesy of FCSA, January 2016; Greenway Engineering
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TM 64-A-1F
Parcel Boundary
Winchester City Limits
Sewer-Water Service Area (SWSA)
Urban Development Area (UDA)
Water Line (City)
Sewer Line (City)
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Parcel 64-A-1F is inside both
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Map D ata Source: Frederick County, Va. GIS Department, 2016 Data; U.S. Fish & Wildlife Service (National Wetlands Inventory: https://www.fws.gov/wetlands/Data/Data-Download.html); Greenway Engineering
E N V I R O N M E N T A L F E A T U R E S M A P
S H A W N E E M A G I S T E R I A L D I S T R I C T
E X P R E S S O I L C H A N G E & T I R E E N G I N
E E R S
F R E D E R I C K C O U N T Y , V I R G I N I A
D A T E : 2 0 1 6 -0 7 -2 8
P R O J E C T I D : 3 4 8 4 E
D E S I G N E D B Y : D W E
S C A L E :
1 I n c h = 3 0 0 F e e t
Le gend
TM 6 4-A-1 F
Pa rce l Bou ndary
Winche ster City L imits
Lake or Pon d
Wetlan d (N WI)
100 Year Floodp lain
Stream
5 Foot Intermediate Contours
25 Foot Index Contours
300 0 300
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E X P R E S S O I L C H A N G E
& T I R E E N G I N E E R S
R E Z O N I N G
E N V I R O N M E N T A L F E A T U R E S M A P
R E Z O N I N G
3C
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Map D ata Source: Frederick County, Va. GIS Department, 2016 Data; Greenway Engineering
S O I L S M A P
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E X P R E S S O I L C H A N G E & T I R E E N G I N
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F R E D E R I C K C O U N T Y , V I R G I N I A
D A T E : 2 0 1 6 -0 7 -2 8
P R O J E C T I D : 3 4 8 4 E
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S C A L E :
1 I n c h = 1 0 0 F e e t
Le gend
TM 6 4-A-1 F
Pa rce l Bou ndary
Winche ster City L imits
NRCS Soils
3B:B LAIRTON SILT LOA M, 2 TO 7 P ERCE NT SLO PES
3C:B LAIRTON SILT LO AM, 7 TO 15 PERC ENT SLO PES
100 0 100
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S P L E A S A N T V A L L E Y R D
S L O U D O U N S T
W JUBAL EARLY DR
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34-424 Garber Farm
First Winchester
Third Winchester
Second Kernstown
F
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Map D ata Source: Frederick County, Va. GIS Department, 2016 Data; Greenway Engineering
H I S T O R I C F E A T U
R E S M A P
S H A W N E E M A G I S T E R I A L D I S T R I C T
E X P R E S S O I L C H A N G E & T I R E E N G I N
E E R S
F R E D E R I C K C O U N T Y , V I R G I N I A
D A T E : 2 0 1 6 -0 7 -2 8
P R O J E C T I D : 3 4 8 4 E
D E S I G N E D B Y : D W E
S C A L E :
1 I n c h = 8 0 0 F e e t
Le gend
TM 6 4-A-1 F
Pa rce l Bou ndary
Winche ster City L imits
Ý Cemete ries
[e Rural_L andmarks
!à CWCamps
m CWForts
Civil War Battl efi elds
First Winchester
Third Winchester
Second Kern stown
800 0 800
Feet
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E X P R E S S O I L C H A N G E
& T I R E E N G I N E E R S
R E Z O N I N G
H I S T O R I C F E A T U R E S M A P
R E Z O N I N G