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PC 05-16-12 Meeting Agenda AGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia May 16, 2012 7:00 P.M. CALL TO ORDER TAB 1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting ................................................................ (no tab) 2) Committee Reports .................................................................................................. (no tab) 3) Citizen Comments .................................................................................................... (no tab) PUBLIC HEARING 4) Conditional Use Permit #02-12 for Pippin Enterprises LLC, for Commercial Outdoor Recreation Use for the purpose of expanding Conditional Use Permit #05-98, which is attached with Appleland Golf Course. This property is located at 4506 Valley Pike (Route 11), and is identified with Property Identification Numbers 74-A-74, 74-A-75, 75-A-27 and 75-A-27A in the Back Creek Magisterial District. Mr. Cheran ....................................................................................................................... (A) 5) Draft Update of the 2012-2013 Frederick County Primary and Interstate Road Improvement Plans - The Primary and Interstate Road Improvement Plans establish priorities for improvements to the Primary and Interstate road networks within Frederick County. Comments from the Transportation Committee will be forwarded to the Planning Commission and Board of Supervisors. Ultimately, the priorities adopted by the Board of Supervisors will be forwarded to the Commonwealth Transportation Board for consideration. The Virginia Department of Transportation and the Planning Commission of Frederick County, in accordance with Section 33.1-70.01 of the Code of Virginia, will conduct a joint public hearing in the Board Room of the Frederick County Government Center, 107 North Kent Street, Winchester, Virginia at 7:00 p.m. on Wednesday, May 16, 2012. The purpose of this public hearing is to receive public comment on the proposed Six Year Plan for Secondary Roads for Fiscal Year 2013. Copies of the proposed Plan and Budget may be reviewed at the Edinburg Office of the Virginia Department of Transportation, located at 14031 Old Valley Pike, Edinburg, Virginia or at the Frederick County offices located at 107 North Kent Street, Winchester, Virginia. All projects in the Secondary Road Improvement Plan that are eligible for federal funds will be included in the Statewide Transportation Improvement Program (STIP), which documents how Virginia will obligate federal transportation funds. Persons requiring special assistance to attend and participate in this hearing should contact the Virginia Department of Transportation at 1-800-367-7623. Persons wishing to speak at this public hearing should contact the Frederick County Planning Department at 540-665-5651. Mr. Bishop ....................................................................................................................... (B) 6) Senseny/Eastern Frederick Urban Areas Land Use Plan – This is a public hearing for the Senseny/Eastern Frederick Urban Areas Plan. The Plan encompasses the area of the County that is generally east of the City of Winchester and Interstate 81 to the Clarke County line and from Redbud Run in the north to the Opequon Creek in the south. The Plan contains four maps and a narrative text that covers the following areas: Urban Areas and Residential Development, Business Development, Transportation, and Natural Resources, Historic Resources, and Public Facilities, and is an update to Appendix I of the 2030 Comprehensive Plan and the Eastern Frederick County Long Range Land Use Plan, a component of the 2030 Comprehensive Plan. This Plan represents the work of a large number of citizen volunteers who have been working over the past several months in collaboration with each other. Mr. Ruddy ........................................................................................................................ (C) PUBLIC MEETING 7) Rezoning #05-12 of BPG Properties, submitted by Walsh Colucci Lubeley Emrich & Walsh PC, to revise proffers associated with Rezoning #05-08, approved by the Board of Supervisors on September 24, 2008. This revision relates to the “Transportation Mitigation” section of the proffers. The properties are located approximately .61 miles north of the Route 11 intersection with Cedar Hill (Route 671), bounded on the west by Interstate 81 and on the east by Martinsburg Pike (Route 11), in the Stonewall Magisterial District, and are identified by Property Identification Numbers 33-A-109 and 33-A-110. Mr. Bishop ....................................................................................................................... (D) DISCUSSION 8) Ordinance Amendment – Chapter 144 Subdivision of Land, Article V Design Standards, §144.20 Sewer and Water Service – Revision to exempt lots greater than 20 acres from the individual on-lot systems requirements (drainfields) in the RA District. Mrs. Perkins ..................................................................................................................... (E) 9) Ordinance Amendment – Chapter 165 Zoning, Article IV Agricultural and Residential Districts, Part 401 RA Rural Areas District, §165-401.07 Setback Requirements - Revision to the accessory structure setback requirements in the RA District. Mrs. Perkins ..................................................................................................................... (F) 10) Other CONDITIONAL USE PERMIT #02-12 PIPPIN ENTERPRISES LLC Staff Report for the Planning Commission Prepared: April 23, 2012 Staff Contact: Mark R. Cheran, Zoning Administrator This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Planning Commission: 05/16/12 Pending Action Board of Supervisors: 06/13/12 Pending EXECUTIVE SUMMARY: This is a request for Commercial Outdoor Recreation Use for the purpose of expanding Conditional Use Permit #05-98, which is attached with Appleland Golf Course. Should the Planning Commission find this use appropriate, Staff would suggest the following conditions be placed on the CUP: 1. All review agency comments shall be complied with at all times. 2. No additional entrances permitted onto Route 11 from this site. 3. Any expansion of current facilities approved via current site plan will require a new site plan. 4. Hours of operation shall not exceed 11:00 p.m. 5. No additional signage allowed. 6. Lighting must be directed away from Route 11 and adjoining properties. 7. Noise shall be controlled so as not to impact adjoining properties; sound levels from the property line shall not exceed 75dba (A scale). 8. Approval of CUP #02-12 will null and void CUP #05-98. 9. Any expansion of use will require a new CUP Following the requisite public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. Page 2 CUP #02-12, Pippin Enterprises LLC April 23, 2012 LOCATION : Parcels 74-A-27 & 27A are located at 4506 Valley Pike (Route 11) and front Valley Pike. Parcel 75-A-74 fronts Springdale Road (Route 649). Parcel 75-A-75 fronts the railroad tracks. MAGISTERIAL DISTRICT : Back Creek PROPERTY ID NUMBERS : 74-A-74, 74-A-75, 75-A-27 and 75-A-27A PROPERTY ZONING & PRESENT USE : Parcels: 74-A-27 & 27A Zoned: RA (Rural Areas) Land Use: Commercial Outdoor Recreation Use/Vacant Parcels: 74-A-74 & 75 Zoned: RA (Rural Areas) Land Use: Vacant ADJOINING PROPERTY ZONING & USE : North: RA (Rural Areas) Land Use: Residential South: R-1 (Stephens City Zoning) Land Use: Vacant East: RA (Rural Areas) Land Use: Commercial Outdoor Recreation/ Business / Residential West: RA (Rural Areas) Land Use: Agricultural/Residential PROPOSED USE : Expansion of an approved commercial outdoor recreation use (CUP #05- 98) to allow extension of the 9-hole golf course. REVIEW EVALUATIONS : Virginia Department of Transportation: The application for a Conditional Use Permit for this property appears to have little measurable impact on Route 11, the VDOT facility which would provide access to the property. Existing entrance is adequate for proposed use. However, should use ever expand in the future, the entrance may have to be upgraded to VDOT commercial standards. Frederick County Fire and Rescue: Plans approved. Frederick County Fire Marshall: Plans approved. Page 3 CUP #02-12, Pippin Enterprises LLC April 23, 2012 Frederick County Inspections: No structures, no comment required. Frederick County Department of Public Works: Frederick County Sanitation Authority: FCSA has existing water & sewer facilities in the area. FCSA shall review site plan as applicable. Proposed construction should consider FCSA access and disturbance to the surface of the ground. Frederick-Winchester Health Department: No objection from Health Department as long as only 3 holes are going to be added to the existing golf course. No building structures added and no wells drilled. The minor addition of 3 holds should not impact the existing facilities (septic) in any negative way. Planning and Zoning: This proposed CUP is to expand the golf course and will include four (4) properties (74-A-27 and 27A, 74-A-74 and 75). The existing Appleland Sports Center has an approved site plan and this plan will provide for parking for the proposed expansion. The proposed CUP shall only utilize the current approved commercial entrance from Route 11. No other entrances will be utilized from Route 11 or Route 649. Any future expansion of the existing faculties will require a new site plan. A copy of the conditions of CUP #05-98 are included for your review. This current commercial outdoor recreation use (Appleland Sports Center) is operating under Conditional Use Permit (CUP) #05-98, approved by the Board of Supervisors on October 14, 1998. This CUP allowed for a par 3 golf course, concession stand, waterslide and accessory retail associated with the recreation use. Staff would note that the above- referenced properties (74-A-27 & 27A) are covered by CUP #05-98. The 2030 Comprehensive Policy Plan of Frederick County, and future comprehensive plans, provides guidance when considering any land use actions. This property is located within the Route 11 South corridor, and as noted on the Eastern Frederick County Long Range Land Use Plan, this area of the County is identified for commercial uses. It appears that this CUP meets the intent of the goals of the 2030 Comprehensive Policy Plan of Frederick County . STAFF CONCLUSIONS FOR THE 05/16/12 PLANNING COMMISSION MEETING : Should the Planning Commission find this use appropriate, Staff would suggest the following conditions be placed on the CUP: 1. All review agency comments shall be complied with at all times. 2. No additional entrances permitted onto Route 11 from this site. 3. Any expansion of current facilities approved via current site plan will require a new site Page 4 CUP #02-12, Pippin Enterprises LLC April 23, 2012 plan. 4. Hours of operation shall not exceed 11:00 p.m. 5. No additional signage allowed. 6. Lighting must be directed away from Route 11 and adjoining properties. 7. Noise shall be controlled so as not to impact adjoining properties; sound levels from the property line shall not exceed 75dba (A scale). 8. Approval of CUP #02-12 will null and void CUP #05-98. 9. Any expansion of use will require a new CUP Following the requisite public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. SHADYELM FARMSSubdivision 0111 §¨¦81 ST651 ST649 S H A D Y E L M R D SPRINGDALE RD VA L L E Y PIK E 74 A 77 74 2 3 74 2 2 74 A 78 75 A 28A 75 A 30 75 A 78 74 2 1 75 A 29 74 A 76 75 A 27 75 A 28 74 A 51 74 A 75 74 A 65 74 A 75A 75 A 27A 75 A 22 75 A 26A 74 A 75B 75 A 26B 75 A 26 74 A 54 75 A 26C 75 A 25 74 A 55 74 A 57 75 A 18 75 A 24 75 A 23 75 A 20 74 A 57B 74 A 74 75 A 19 75 A 17A 75 A 17 74 A 64 74 A 57A 74 A 58 74 A 73 74 A 71 75 A 16 75 A 15 74 A 72 74 A 59 74 A 70 75 A 1274 A 61 74 A 69 75 A 13 CUP0212 CUP0212 CUP0212 CUP0212 Applications Parcels Building Footprints B1 (Business, Neighborhood District) B2 (Business, General Distrist) B3 (Business, Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Industrial, Light District) M2 (Industrial, General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District)0 150 30075 Feet I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: April 18, 2012Staff: mcheran Stephens City CUP # 02 - 12Pippin Enterprises LLCPINs:74 - A - 74, 74 - A - 75,75 - A - 27, 75 - A - 27ACommercial outdoorrecreation use CUP # 02 - 12Pippin Enterprises LLCPINs:74 - A - 74, 74 - A - 75,75 - A - 27, 75 - A - 27ACommercial outdoorrecreation use 2012/13-2017/18 SECONDARY ROAD IMPROVEMENT PLAN for FREDERICK COUNTY, VIRGINIA Frederick County Transportation Committee: 04/23/2012 Frederick County Planning Commission: 05/16/12 Frederick County Board of Supervisors: 06/13/12 FREDERICK COUNTY MAJOR ROAD IMPROVEMENT PROJECTS 2012/2013 through 2017/2018 Major road improvement projects command the reconstruction of hardsurfaced roads to enhance public safety. Improvements required for road width, road alignment, road strength, and road gradient are considered major road improvements projects. RA N K RO U T E RO A D N A M E FR O M TO AV E R A G E DA I L Y T R A F F I C CO U N T DI S T A N C E MA G I S T E R I A L DI S T R I C T ES T I M A T E D C O S T AD V E R T I S E M E N T DA T E CO M M E N T S 1) 655 Sulphur Springs Road Route 50 .30 Mi East Rt. 656 6000 1.1 miles SH $7,249,073 2013 $5,798,052 Allocated 2) 661 Red Bud Road .47 Mi South Route 11 Int. Snowden Bridge Blvd. 1300 0.5 miles ST $2,000,000 UN/SH Partial Funded Relocation 3) 672 Brucetown Road Route 11 .35 Mi East 3200 0.35 miles ST $1,500,000 Significantly Variable UN/SH Partial Funded $100,000 4) 788 East Tevis Street Route 522 Winchester City Limit N/A 0.44 miles SH $10,414,000 Revenue Sharing UN/SH Appited for R/S Funds 5) 788 East Tevis Street Route 522 I-81 N/A 0.40 miles SH $1,400,000 Revenue Sharing UN/SH Cover overall project needs 6) Renaisance Drive Route 11 .24 Mi. West of Rt. 11 N/A .24 Mi. BC $2,001,000 Revenue Sharing UN/SH Locally Adm. Connector road through commercial/ industrial area 7) 788 Renaissance .24 Mi West of Route 11 Int. Shady Elm Road N/A .18 Mi. BC $1,635,658 2013 R/S Funds 8) 11 Valley Pike Intersection Rt. 706 17000 N/A BC $100,000 Revenue Sharing UN/SH VDOT ADM 9) 11 Martinsburg Pike Under 81 Overpass Exit 317 16000 0.2 Mi ST $1,621,808 Revenue Sharing UN/SH LF Turn Lns SBound @ I-81 Overpass 10) 723 Carpers Valley Road At Clarke County line 1100 N/A SH $1,262,327 Beyond 2013 Federal bridge replacement funding £¤50 £¤11 £¤7 £¤522 £¤37 £¤522 £¤11 £¤11 £¤50 £¤37 £¤522 §¨¦81 §¨¦81 §¨¦81 Winchester Stephens City Frederick CountyMajor RoadImprovement Projects2012/2013 thru 2017/2018 0 1 20.5 Milesµ 1. Sulpher Springs Rd 2. East Tevis Street 3. Brucetown Rd 4. Valley Pike 5. Martinsburg Pike 6. Carpers Valley Rd 7. Renaisance Dr 8. Redbud Rd 1 2 3 4 5 67 8 FREDERICK COUNTY HARDSURFACE ROAD IMPROVEMENT PROJECTS 2012/2013 through 2017/2018 Hardsurface road improvement projects provide impervious resurfacing and reconstruction of non-hardsurfaced secondary roads. Hardsurface improvement projects are prioritized by an objective rating system, which considers average daily traffic volumes; occupied structures; physical road conditions including geometrics, drainage, and accident reports; school bus routing; and the time that project requests have been on the Secondary Road Improvement Plan. RA N K RO U T E RO A D N A M E FR O M TO AV E R A G E DA I L Y T R A F F I C CO U N T DI S T A N C E MA G I S T E R I A L DI S T R I C T ES T I M A T E D CO S T AD V E R T I S E M E N T DA T E CO M M E N T S 671 Woodside Road Rt. 11 0.4 East of Rt. 11 50 0.4 miles ST $144,000 UN/SH Potential Rural Rustic/Funding by Others £¤522 £¤37 £¤259 £¤277 £¤55 £¤50 £¤11 £¤127 £¤522 £¤7 £¤11 £¤37 £¤50 £¤522 §¨¦66 §¨¦81 §¨¦81 §¨¦81 Winchester Stephens City Middletown Frederick CountyHardsurface RoadImprovement Projects2012/2013 thru 2017/2018 µ 0 4 82 Miles , Woodside Rd FREDERICK COUNTY UNSCHEDULED HARDSURFACE ROAD IMPROVEMENT PROJECTS RATINGS UPDATED 2012/2013 through 2017/2018 RA N K RO U T E RO A D N A M E FR O M TO AV E R A G E DA I L Y T R A F F I C CO U N T DI S T A N C E MA G I S T E R I A L DI S T R I C T RA T I N G CO M M E N T S 1) 709 Ridings Mill Road 1.30 miles south Rt. 735 Route 636 130 1.40 miles OP 2) 676 Warm Springs Road Route 677 0.83 miles north 230 0.83 miles ST 3) 671 Woodside Road Route 669 WV line 250 0.30 miles ST 4) 644 East Parkins Mill Road Rt. 50 East Last residence 260 0.81 miles SH 76 5) 707 Hollow Road WV Line Rt. 610 200 1.6 miles BC/GA 73 6) 734 North Sleepy Creek Road 1.27 Mi. S. W. of Rt. 522 2.27 Mi. S. W. of Rt. 522 140 1.0 mile GA 73 7) 692 Pack Horse Road 1.2 Mi. N. E. of Rt. 600 Rt. 671 200 1.4 miles GA 71 8) 629 Carter Lane Rt. 631 Rt. 625 290 1.8 miles BC 71 9) 733 Fletcher Road Rt. 50 West Rt. 707 120 1.3 miles GA 70 10) 638 Clark Road Rt. 625 Rt. 759 70 0.8 miles BC 69 11) 607 Heishman Road Rt. 600 End of State Maintenance 100 0.78 miles BC 68 12) 695 Middle Fork Road 2.3 Mi. N of Rt. 522 WV Line 30 0.9 miles GA 68 13) 677 Old Baltimore Road Rt. 676 Rt. 672 200 1.2 miles GA 68 14) 634 Cougill Road Rt. 635 Rt. 11 130 0.25 miles BC 67 15) 612 Fishel Road Rt. 600 Rt. 600 30 1.6 miles BC 67 16) 629 Laurel Grove Road Rt. 622 2.5 Mi. W. of Rt. 622 180 2.5 miles BC 63 17) 636 Canterburg Road Rt. 640 Rt. 641 130 1.5 miles OP 63 18) 811 Timberlakes Lane Rt. 671 End of State Maintenance 180 0.25 miles ST 63 RA N K RO U T E RO A D N A M E FR O M TO AV E R A G E DA I L Y TR A F F I C CO U N T DI S T A N C E MA G I S T E R I A L DI S T R I C T RA T I N G CO M M E N T S 19) 661 Wright Road Rt. 669 WV Line 140 1.84 miles ST 61 20) 636 Huttle Road Rt. 709 Rt. 735 150 1.1 miles OP 60 21) 730 Babbs Mountain Road Rt. 654 Rt. 677 50 0.9 miles GA 59 22) 696 South Timber Ridge Road Rt. 522 Rt. 694 130 1.3 miles GA 56 23) 616 McDonald Road Rt. 608 Mid- Int. 0.44 Mile N. Rt. 608 85 0.45 miles BC 41 24) 682 Glaize Orchard Rd Rt. 608 Rt. 671 200 1.54 Miles GA NA 25) 685 Light Road Rt. 600 Rt. 681 TBD GA NA 26) 731 Cattail Rd Rt. 608 Rt. 654 TBD GA NA 27) 608 Hunting Ridge Rd TBD TBD TBD GA NA £¤522 £¤50 QR6 !(12 !(22 !(7 !(9 !(5 !(25 !(27 !(24 !(26 !(21 !(13 !(2 !(19 !(3!(18 !(23!(15 !(11 !(16 !(8 !(4 !(10 !(14 !(1 !(20 !(17 £¤259 £¤277 £¤55 £¤50 £¤11 £¤127 £¤522 £¤7 £¤11 £¤37 £¤37 £¤50 £¤522 £¤522 §¨¦81 §¨¦66 §¨¦81 Winchester Stephens City Middletown Frederick CountyUnscheduledHardsurface RoadImprovement ProjectsRatings Updated June 20072012/2013 thru 2017/2018 µ 0 4 82 Miles 1, Ridings Mill Rd 2, Warm Springs Rd 3, Woodside Rd 4, East Parkins Mill Rd 5, Hollow Rd 6, North Sleepy Creek Rd 7, Pack Horse Rd 8, Carters Ln 9, Fletcher Rd 10, Clark Rd 11, Heishman Rd 12, Middle Fork Rd 13, Old Baltimore Rd 14, Cougill Rd 15, Fishel Rd 16, Laurel Grove Rd 17, Canterburg Rd 18, Timberlakes Ln 19, Wright Rd 20, Huttle Rd 21, Babbs Mountain Rd 22, South Timber Ridge Rd 23, McDonald Rd 24, Glaize Orchard Rd 25, Light Rd 26, Cattail Rd 27, Hunting Ridge Rd 2012-2013 INTERSTATE ROAD IMPROVEMENT PLAN for FREDERICK COUNTY, VIRGINIA Frederick County Transportation Committee: 04/23/2012 Frederick County Planning Commission: 05/16/12 Frederick County Board of Supervisors: 06/13/12 I-81 Improvements : Provide additional travel lanes on the main line, collector-distributor lanes adjacent to the main line, modifications to existing interchange areas, and develop new interchange areas and bridge crossings of the main line as recommended by the WinFred MPO Long Range Plan. In addition, as the State continues to work toward an ultimate plan for the I-81 widening, the County of Frederick continues to support the study of Eastern Route 37 as a potential corridor on new location as an alternative for that effort. Moreover, the County of Frederick supports exploration of the potential for rail transportation as a component of the Interstate 81 Corridor improvements. Progress to Phase 1 of the FHWA approved interchange modification to Exit 310 (as illustrated on map as priority A) A) Relocate Exit 307 further south to alleviate existing and future congestion on Route 277. There is an urgent need to begin increased study of this project. (as illustrated on map as priority B) B) Widen I-81 from Fairfax Pike to Route 37 North. This should include the relocation of the 277 Interchange. From: Route 277, Exit 307 To: Route 37 North, Exit 310 (as illustrated on map as priority C) D) Widen Remainder of I-81 in Frederick County From: West Virginia line To: Warren County line (as illustrated on map as priority D) E) Spot Improvements on I-81 in Frederick County. Provide spot improvements at various interchanges to increase capacity and/or enhance safety for the motoring public. §¨¦81 §¨¦66 §¨¦81 £¤11 £¤11 £¤50 £¤522 £¤7 £¤11 £¤522 £¤522 £¤522 £¤522 £¤50 £¤522 £¤50 £¤11 £¤50 £¤37 £¤37 Winchester Middletown StephensCity 2012 - 2013Interstate RoadImprovement Plan 0 13,000 26,0006,500 Feet Priority A Priority B Priority C Make Safety & Operational Improvements at Exit 310!( Widen I81 fromRt277 N to Rt37 N Widen Remainder of I81Priority D !(Urgent Need for Increased StudyRelocate Exit 307 at RT 277 2012-2013 PRIMARY ROAD IMPROVEMENT PLAN for FREDERICK COUNTY, VIRGINIA Frederick County Transportation Committee: 04/23/2012 Frederick County Planning Commission: 05/16/12 Frederick County Board of Supervisors: 06/13/12 1) Route 37 Bypass A. Route 37 - Phase 1 Initiate final engineering and design, acquire right-of-way, and establish a construction phase schedule for the southern segment of the Route 37 Eastern Bypass from Interstate 1-81 to Front Royal Pike (Route 522 South). (As illustrated on map as priority 1A) B. Route 37 - Phase 2 Initiate final engineering and design, acquire right-of-way, and establish a construction phase schedule for the preferred alternative between existing Route 37 around Stonewall Industrial Park and Route 7. (As illustrated on map as priority 1B) C. Route 37 - Phase 3 Initiate final engineering and design, acquire right-of-way, and establish a construction phase schedule for the preferred alternative between Route 7 and Route 522. (As illustrated on map as priority 1C) 2) Route 277 (East of Stephens City) From: I-81/Route 277/Route 647 Intersection (East of Stephens City) To: Route 340/Route 522 South Intersection (East of Double Toll Gate) Phase 1: From the 1-81/277 Interchange to Route 636 (As indicated under note for priority 1B) Phase 2: From Route 636 to Route 340/Route 522 (As indicated on map as priority 2) Improve to a four lane divided roadway with County staff to work with site developers to acquire dedicated right-of-way and achieve grading, drainage, and construction improvements in conjunction with development projects which occur along the corridor until such time that funding is available for construction. Establish a construction schedule for the phased improvement of Fairfax Pike (Route 277). Program funding for the completion of right-of-way acquisition and construction of each phase as described above. 3) Route 11 (North and South of Winchester) A) Establish an Urban Divided Four Lane System From: Southern limits of the City of Winchester To: 0.4 miles south of intersection of Route 37 South, Exit 310 (As illustrated on map as priority 3A) B) Establish an Urban Divided Four Lane System From: Northern limits of the City of Winchester To: Intersection of Merchant Street (As illustrated on map as priority 3B) C) Establish an Urban Divided Four Lane System From: Intersection of Merchant Street To: West Virginia line (As illustrated on map as priority 3C) 4) South Frederick County Parkway From: Relocated Exit 307 To: Intersection with Route 277 approximately 1 Mile west of the intersection of Route 277 and Route 522 This is a planned new roadway with limited access points serving a mixture of predominantly commercial and industrial development. There is need to study this project in conjunction with the Exit 307 relocation and planning for Route 277 improvements noted in item 3. Phasing of this project is not yet clearly defined, however general phasing would be from West to East with the clear first phase being from relocated Exit 307 to Warrior Dr. (As illustrated on map as priority 4) 5) Commuter Park and Ride Lots Establish a new park and ride facility along the Berryville Pike (Route 7) corridor. Work with the Northern Shenandoah Valley Regional Commission to determine appropriate locations for park and ride facilities at other strategic locations within the County’s Urban Development Area. For Park and Ride locations in Frederick County the primary goal should be that they are situated in such a manner that they reduce traffic in Frederick County in addition to adjacent localities. (As illustrated on map as priority 5) 1A 2 3C 3B 3A 4 1B 1B 1C 2 Winchester Stephens City £¤37 £¤50 £¤11 £¤7 £¤522 £¤37 £¤37 £¤37 £¤37 £¤37 £¤522 £¤11 £¤50 £¤37 £¤11 £¤522 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦81 2012 - 2013Primary RoadImprovementPlan Commuter - Park & Ride Lots !(Priority 5 South Frederick County Parkway Priority 4 Rt37 Bypass Phases Priority 1A Priority 1B Priority 1C Rt277 East of StephensCity Priority 2 Rt11 North & South Priority 3A Priority 3B Priority 3C 0 1 20.5 Miles c FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTER CROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA AIRPORT AIRPORT SUPPORTAREA Hoge Run O p e q u o n C r e e k L i c k R u n O p e q u o n C r e e k Opequon Creek Redbud Run Lick Run Sulpher Spring Run Ash Hollow Run Town Run Sulpher Spring Run Wrights Run A s h Hollow Run O p e q u o n C r e e k Sulpher Springs Run Opequon Creek Abrams Creek Opequon Creek Buffalo Lick Run Abrams Creek A b r a m s C r e e k Opequon Creek Abrams Creek Abrams Creek Abrams Creek Opequon Creek Buffalo Lick Run Sulpher Spring Run W r i g h t R u n W r i g h t s R u n Redbud Run L i c k R u n O p e u q o n C r e e k O p e q u o n C r e e k Opequon Creek H o g e R u n Ash Hollow Run Redbud Run 0137 01277 01522 0111 0111 01522 017 0137 0150 §¨¦81 §¨¦81 ST728 ST791 ST756 ST642 ST622 ST636 ST644 ST657 ST664 ST645 ST643 ST655 ST642 ST847 ST661 ST659 ST656 ST660 ST723 ST820 ST644 MARTINS B U R G P I K E N FREDERICK PIKE COSTELLO DR P A P E R M I L L R D A M H E R S T S T MILLWOOD PIKE F R O N T R O Y A L P I K E A P P L E P I E R I D G E R D E PARKINS M I L L R D MARANTO MANO R D R VICTO R Y R D ARMEL RD B E R R Y V I L L E P I K E W PARKINS MILL RD INDIAN HOLLOW RD VALLEY MILL R D COVERSTONE DR M I L L W O O D P I K E BRO O K E R D SENSENY R D PACTIV WAY M O R G A N M I L L R D BERRYVILLE AVE MIDDLE R D RT37 NRT37 S I N D E P E N D E N C E D R WAR R I O R D R W OO D S M I L L R D WEEMS LN WHIT E O A K R D M I L B U R N R D APPLE VALLEY RD JUBA L EA R LY D R S P L E A S A N T V A L L E Y R D TASKER RDAYLOR R D SULPHUR SPRING RD P R E CI S I ON D R C O LE LN MACE D ON I A C H U R C H R D FAIRFAX PI K E LENO I R D R HUD S O N H O L L O W R D CALDW E L L L N B U R N T F A C T O RY R D AIRPORT R D RT37 N H I L L A N D A L E L N W BR O O K E R D P I N E R D GREE N W O O D R D C A R P E R S VALLE Y RD F O R T C O L L IER RD N P L E A S A N T V A L L E Y R D J O R D A N S P R I N G S R D BR I C K K I L N R D A R B O R C T FR O N T R O Y A L PIK E PARK CENTER DR ADM I R AL B Y R D D R REDBUD RD E D D Y S L N WAKELANDMANOR SHAWNEEVILLAGE RAVENPOINTE SPRINGVALLEY ALBINACRES NORTHFREDERICKTERRACE C. IRVINECATHER HUNTSBERRYGRUBER JORDONHEIGHTSLAUCKLOTS OPEQUONESTATES FOXRIDGE RED BUDCANTERBURYSQUARETUDORSQUARE STAR FORTESTATES OPEQUONHEIGHTS THIRDBATTLE REGENCYHEIGHTSDOMINIONKNOLLS REGENCYLAKES STARBROOKACRESHUNTINGTONMEADOWS WESTSIDESTATION MILLERSTECK MERRIMANSESTATES SHANNONHILLS PIONEERHEIGHTS STUMPLOTS VALLEYMILLHEIGHTS ASH HOLLOWESTATESCOLONIALHEIGHTS WILKINSDEVELOPMENT PARKPALCECONDMINIUMS VALLEYMILLESTATES BROOKLANDHEIGHTS ASBURYTERRACE CARLISLEESTATES A. MELVINLEWIS ROLLINGFIELDS COUNTRYPARK SENSENYHEIGHTS WINDSORHILLESTATES FREDERICKHEIGHTS UNDERWOOD APPLERIDGE SARATOGAMEADOWS H. L.PATTON SENSENYGLENBRAITHWAITEPARKWOODMANOR BEDFORDVILLAGEC. M.LOCKHART SOLIDWOODSBURNINGKNOLLSCOLLEGEPARK ROSENBERGERCLAYHILLFARM FAIRFIELDACRES WINDYHILL PROSPECTHILLS WINCHESTERREGIONALAIRPORT MILLERHEIGHTS ROYBAYLISS BUFFLICKHEIGHTS WESTVIEWBUSINESSCENTRE CROSSCREEKVILLAGE PLAINFIELDHEIGHTS COCA COLABUSINESS PARK WESTWOOD SOUTHVIEW W. F.ARTRIP COPPTRACTSECHOVILLAGE SHENANDOAHPOOL FARMSKERNSTOWNBUSINESS PARK THE VILLAGEAT LAKESIDE LAKERIDGE DEERFIELDESTATES CANTERESTATESLAKEVIEWGARDENAPARTMENTSLAKESIDEESTATES FREDERICKWOODS MACEDONIAACRES THE CAMPAT MOSBYSTATION DELMAR P.MCILWEE JEFFERSONVILLAGEVILLAGE ATSHERANDO BLUE RIDGEHEIGHTS WRIGHTSRUN ACRES BROWNSUBDIVISION STONEWALLINDUSTRIALPARK THEGUARDS THE TOWNESAT EASTSIDEVILLAGE SHERANDOTOWNECENTRE STEEPLECHASE STARFORT CROSSROADSCOMMERCECENTER OLDDOMINIONGREENS CROSSPOINTECENTER VILLAGESAT ARTRIP QUAILLHILLESTATES STEVENDUBRUELER STONEWALLPLAZA WARRIORCENTER WINCHESTERGATEWAY WINCHESTERMEDICALCENTER SEMPLESCOMMERCIAL PEGASUSBUSINESSCENTER BROOKLANDTERRACE PREMIERPLACE PRESTONPLACE WESTMINSTER-CANTERBURY SENSENYVILLAGE SHENANDOAHUNIVERSITY THIRDWINCHESTERBATTLEFIELD SOTHEBYCOURT SUNNYSIDE STAR FORTEARTHWORKS FRANKLINMOBILEHOME PARK GATEDACRES PRESTONBUSINESSPARK CEDARMEADOWS REGENTSCRESCENT AIRPORTBUSINESSCENTER BROOKLANDMANOR ALBINESTATES ALBINVILLAGE ARCADIAMOBILEHOME PARK AUTUMNGLEN BATTLEFIELDPARTNERSHIP BATTLEVIEW RED FOXRUN LYNNEHAVEN SOVERIEGNVILLAGE COMMONWEALTHBUSINESSCENTER DEER RUN OFSHERANDO DELCOPLAZA DUNDRIDGEFARM MILL RACEESTATES FIELDSTONE FORTBRADDOCKHEIGHTS FORT COLLIERINDUSTRIALPARK FOXE TOWNEPLAZA FREDERICKPLAZA FUNKHOUSER FUNKHOUSER GARBERBUSINESSCENTER GLAZEDEVELOPMENT GLENMONTVILLAGE GOVERNORSHILL PRINCEFREDERICKOFFICE PART GREENACRES HAYES GREENBRIARVILLAGE GREENFIELD GREENWOODHEIGHTS H. L.PATTON HAMILTONCOURTLEXINGTONCOURT HAMPTONCHASE HARVESTRIDGE HENRYBUSINESSPARK ABRAMSPOINTE COPPERFIELDWINDSTONE HERITAGEHILLS HILLVALLEY SHENANDOAHHILLS HUNTERM. STINEESTATES J I CLTD. J. P.DARLINGTON JOHN M.HEPFER JP DARLINGTONINDUSTRIAL LAND KERNSTOWNCOMMONS KIMHENRY KOVACHSUBDIVISION LAKEMONTVILLAGE LAKEVIEWTOWNHOUSES LAKEWOODMANOR EASTGATECOMMERCECENTER ADMIRALBYRD MIDDLESCHOOL BAKER LANEINDUSTRIALPARK BRIARWOODESTATES CARLISLEHEIGHTS CHAPELHILL BRENTWOODTERRACE DARVILLE WYTHEAVE EXT FREDERICKTOWNE SNOWDENBRIDGE DOGWOODLANDING FAIRWAYESTATES CITY OFWINCHESTER MEMORIALHEIGHTS MICHAELSMANOR MILLERHEIGHTS MOSBYSTATION MOSBYSTATION II THE TOWNESAT MOSBYSTATION MOSCARELLA RED BUDRUN NORTHPARKPLAZA NOTTOWAYTOWNHOUSES OPEQUONRIDGE ORRICKCOMMONS RAVENWING PEMBRIDGEHEIGHTS WOODSMILL Senseny / Eastern FrederickUrban Area StudyProposed Land UsePublic Hearing DraftWednesday, March 28, 2012 Study Area !(Proposed Interchanges Future Rt 37 BypassTransportationProposedChanges New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Trails Roundabout Facilitator Group Draft - Land Use Employment Airport Support Area B2 / B3 Mixed-Use Industrial Mixed-Use Industrial Office Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Mixed-Use / High-Density Residential, 12-16 u/a Institutional Urban Center Rural Area Interstate Buffer Park Natural Resources & Recreation Landfill Support Area´0 0.85 1.70.425 Miles FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTER CROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA FREDERICK HALLPARKINS MILL BATTERYHISTORIC AREA HISTORIC GREENWAY CARPERS VALLEY RDHISTORIC AREA CEMETARYPARK VALLEY MILLHISTORIC AREA MILLBANK HISTORICGATEWAY AIRPORT SUPPORTAREA AIRPORT Hoge Run O p e q u o n C r e e k L i c k R u n O p e q u o n C r e e k Opequon Creek Redbud Run Lick Run Sulpher Spring Run Ash Hollow Run Town Run Sulpher Spring Run Wrights Run A s h Hollow Run O p e q u o n C r e e k Sulpher Springs Run Opequon Creek Abrams Creek Opequon Creek Buffalo Lick Run Abrams Creek A b r a m s C r e e k Opequon Creek Abrams Creek Abrams Creek Abrams Creek Opequon Creek Buffalo Lick Run Sulpher Spring Run W r i g h t R u n W r i g h t s R u n Redbud Run L i c k R u n O p e u q o n C r e e k O p e q u o n C r e e k Opequon Creek H o g e R u n Ash Hollow Run Redbud Run 0137 01277 01522 0111 0111 01522 017 0137 0150 WAKELANDMANOR SHAWNEEVILLAGE RAVENPOINTE SPRINGVALLEY ALBINACRES NORTHFREDERICKTERRACE C. IRVINECATHER HUNTSBERRYGRUBER JORDONHEIGHTSLAUCKLOTS OPEQUONESTATES FOXRIDGE RED BUDCANTERBURYSQUARETUDORSQUARE STAR FORTESTATES OPEQUONHEIGHTS REGENCYHEIGHTSDOMINIONKNOLLS REGENCYLAKES STARBROOKACRESHUNTINGTONMEADOWS WESTSIDESTATION MILLERSTECK MERRIMANSESTATES SHANNONHILLS PIONEERHEIGHTS STUMPLOTS VALLEYMILLHEIGHTS ASH HOLLOWESTATESCOLONIALHEIGHTS WILKINSDEVELOPMENT PARKPALCECONDMINIUMS VALLEYMILLESTATES BROOKLANDHEIGHTS ASBURYTERRACE CARLISLEESTATES A. MELVINLEWIS ROLLINGFIELDS COUNTRYPARK SENSENYHEIGHTS WINDSORHILLESTATES FREDERICKHEIGHTS APPLERIDGE SARATOGAMEADOWS H. L.PATTON SENSENYGLENBRAITHWAITEPARKWOODMANOR BEDFORDVILLAGEC. M.LOCKHART SOLIDWOODSBURNINGKNOLLSCOLLEGEPARK ROSENBERGERCLAYHILLFARM FAIRFIELDACRES WINDYHILL PROSPECTHILLS WINCHESTERREGIONALAIRPORT MILLERHEIGHTS BUFFLICKHEIGHTS WESTVIEWBUSINESSCENTRE WOODBROOKVILLAGEPLAINFIELDHEIGHTS COCA COLABUSINESSPARK WESTWOOD SOUTHVIEW W. F.ARTRIP COPPTRACTSECHOVILLAGE SHENANDOAHPOOL FARMSKERNSTOWNBUSINESS PARK THE VILLAGEAT LAKESIDE LAKERIDGE DEERFIELDESTATES CANTERESTATES LAKESIDEESTATES FREDERICKWOODS MACEDONIAACRES THE CAMPAT MOSBYSTATION DELMAR P.MCILWEE JEFFERSONVILLAGEVILLAGE ATSHERANDO BLUE RIDGEHEIGHTS WRIGHTSRUN ACRES BROWNSUBDIVISION STONEWALLINDUSTRIALPARK THEGUARDS THE TOWNESAT EASTSIDEVILLAGE SHERANDOTOWNECENTRE STEEPLECHASE STARFORT CROSSROADSCOMMERCECENTER OLDDOMINIONGREENS CROSSPOINTECENTER VILLAGESAT ARTRIP QUAILLHILLESTATES STEVENDUBRUELER STONEWALLPLAZA WARRIORCENTER WINCHESTERGATEWAY WINCHESTERMEDICALCENTER SEMPLESCOMMERCIAL PEGASUSBUSINESSCENTER BROOKLANDTERRACE PREMIERPLACE WESTMINSTER-CANTERBURY SENSENYVILLAGE SHENANDOAHUNIVERSITY THIRDWINCHESTERBATTLEFIELD SOTHEBYCOURT SUNNYSIDE STAR FORTEARTHWORKS FRANKLINMOBILEHOME PARK GATEDACRES PRESTONBUSINESSPARK CEDARMEADOWS REGENTSCRESCENT AIRPORTBUSINESSCENTER BROOKLANDMANOR ALBINESTATES ALBINVILLAGE ARCADIAMOBILEHOME PARK AUTUMNGLEN BATTLEFIELDPARTNERSHIP BATTLEVIEW RED FOXRUN LYNNEHAVEN SOVERIEGNVILLAGE COMMONWEALTHBUSINESSCENTER DEER RUN OFSHERANDO DELCOPLAZA DUNDRIDGEFARM MILL RACEESTATES FIELDSTONE FORTBRADDOCKHEIGHTS FORT COLLIERINDUSTRIALPARK FOXE TOWNEPLAZA FREDERICKPLAZA FUNKHOUSER FUNKHOUSER GARBERBUSINESSCENTER GLAZEDEVELOPMENT GLENMONTVILLAGE GOVERNORSHILL PRINCEFREDERICKOFFICE PART GREENACRES HAYES GREENBRIARVILLAGE GREENFIELD GREENWOODHEIGHTS H. L.PATTON HAMILTONCOURTLEXINGTONCOURT HAMPTONCHASE HARVESTRIDGE HENRYBUSINESSPARK ABRAMSPOINTE COPPERFIELDWINDSTONE HERITAGEHILLS HILLVALLEY SHENANDOAHHILLS HUNTERM. STINEESTATES J I CLTD. J. P.DARLINGTON JOHN M.HEPFER KERNSTOWNCOMMONS KIMHENRY KOVACHSUBDIVISION LAKEMONTVILLAGE LAKESIDECONDOMINIUMS LAKEVIEWTOWNHOUSES LAKE VIEWCONDOS LAKEWOODMANOR EASTGATECOMMERCECENTER ADMIRALBYRD MIDDLESCHOOL BAKER LANEINDUSTRIALPARK BRIARWOODESTATES CARLISLEHEIGHTS CHAPELHILL BRENTWOODTERRACE DARVILLE WYTHEAVE EXT FREDERICKTOWNE SNOWDENBRIDGE DOGWOODLANDING FAIRWAYESTATES CITY OFWINCHESTER MEMORIALHEIGHTS MICHAELSMANOR MILLERHEIGHTS MOSBYSTATION MOSBYSTATION II MOSCARELLA RED BUDRUN NORTHPARKPLAZA NOTTOWAYTOWNHOUSES OPEQUONRIDGE ORRICKCOMMONS RAVENWING PEMBRIDGEHEIGHTS WOODSMILL §¨¦81 §¨¦81 ST728 ST791 ST756 ST642 ST622 ST636 ST644 ST657 ST664 ST645 ST656 ST643 ST655 ST642 ST847 ST661 ST659 ST656 ST660 ST723 ST820 ST644 VA L L E Y P I K E MARTINS B U R G P I K E N FREDERICK PIKE COSTELLO DR P A P E R M I L L R D A M H E R S T S T MILLWOOD PIKE F R O N T R O Y A L P I K E A P P L E P I E R I D G E R D E PARKINS M I L L R D MARANTO MANO R D R VICTO R Y R D ARMEL RD B E R R Y V I L L E P I K E W PARKINS MILL RD INDIAN HOLLOW RD VALLEY MILL RD COVERSTONE DR M I L L W O O D P I K E BRO O K E R D SENSENY R D BAK E R L N RITTE R R D PACTIV WAY M O R G A N M I L L R D BERRYVILLE AVE MIDDLE R D RT37 NRT37 S I N D E P E N D E N C E D R WAR R I O R D R W OO D S M I L L R D WEEMS LN WHIT E O A K R D SHA W N E E D R M I L B U R N R D APPLE VALLEY RD JUBA L EA R LY D R S P L E A S A N T V A L L E Y R D TASKER RDAYLOR R D SULPHUR SPRING RD P R E CI S I ON D R C O LE LN SHAD Y E L M R D MACE D ON I A C H U R C H R D FAIRFAX PI K E LENO I R D R B O U N D A R Y A V E HUD S O N H O L L O W R D CALDW E L L L N B U R N T F A C T O RY R D A I R P O R T R D RT37 N H I L L A N D A L E L N W BR O O K E R D P I N E R D GREE N W O O D R D C A R P E R S VALLE Y RD F O R T C O L L IER RD N P L E A S A N T V A L L E Y R D J O R D A N S P R I N G S R D BR I C K K I L N R D A R B O R C T FR O N T R O Y A L PIK E PARK CENTER DR ADM I R AL B Y R D D R REDBUD RD E D D Y S L N Senseny / Eastern FrederickUrban Area StudyHistoric and Natural Resources MapPublic Hearing DraftThursday, March 29, 2012 Facilities ³n Existing Elementary ³n Existing High School ³n Existing Middle School ³n Future Elementary ³n Existing Vocational School [j Future Park !Ä Existing Airport ¥L¤Armory &%Existing Community Center Facility 89:s Existing Fire Station!;Existing Land Fill !b¦©Existing Public Safety [j Existing Park #Historic Rural Landmarks !(Proposed Interchanges Future Rt 37 Bypass TransportationProposedChanges New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Trails Roundabout Environmentally_Sensitive_Areas Facilitator Group Draft - Land Use Institutional Interstate Buffer Park Natural Resources & Recreation Landfill Support Area Possible Historic District Possible Fire Station Study Area´0 0.85 1.70.425 Miles Hoge Run O p e q u o n C r e e k L i c k R u n O p e q u o n C r e e k Opequon Creek Redbud Run Lick Run Sulpher Spring Run Ash Hollow Run Town Run Sulpher Spring Run Wrights Run A s h Hollow Run O p e q u o n C r e e k Sulpher Springs Run Opequon Creek Abrams Creek Opequon Creek Buffalo Lick Run Abrams Creek A b r a m s C r e e k Opequon Creek Abrams Creek Abrams Creek Abrams Creek Opequon Creek Buffalo Lick Run Sulpher Spring Run W r i g h t R u n W r i g h t s R u n Redbud Run L i c k R u n O p e u q o n C r e e k O p e q u o n C r e e k Opequon Creek H o g e R u n Ash Hollow Run Redbud Run 0137 0150 01277 01522 0111 0111 01522 017 0137 0150 §¨¦81 §¨¦81 ST728 ST791 ST756 ST642 ST622 ST636 ST657 ST664 ST645 ST656 ST643 ST655 ST642 ST847 ST661 ST659 ST656 ST660 ST723 ST820 ST644 V A L L EY P I K E A M H E R S T S T E PARKINS MILL RD MARANTO MANOR DR V I C T O R Y R D BERRYVILLE PIKE COVERSTONE DR BROO K E R D PACTIV WAY M O R G A N M I L L R D B A K E R L N M I D D L E R D VALLEY MILL RD BERRYVILLE AVE SENSENY R D FORT COLLIER RD P A P E R M IL L R D RT37 S I N D E P E N D E N C E D R W A RR I O R D R WEEMS LN W H IT E O A K R D M I L B U R N R D APPLE VALLEY RD N P L E A S A N T V A L L E Y R D J U B A L EARLY DR S P L E A S A N T V A L L E Y R D M A R T I N S B U R G P I K E P R I N C E F R E D E R I C K D R G R E E N W O O D R D TASKER RD N FREDERICK PIKE A Y L O R R D MILLWOOD PIKE P R E C I S I O N D R RT37 N BRICK KILN RD C O L E LN S H A D Y E LM R D M A C E D O N I A C H U R C H R D FAIRFAX PIKE F R O N T R O Y A L P I K E L E N O I R D R A R B O R C T A P P L E P I E R I D G E R D PARK CENTER DR H U D S O N H O L L O W R D BERRYVILLE PIKE J O R D A N S P R I N G S R D F R O N T R O Y A L P I K E C A L D W E L L L N R I T T E R R D B U R N T F A C T O R Y R D A I R P O R T R D RT37 N COSTELLO DR SULPHUR SPRING RD A D M I R A L B Y R D DR A R M E L R D H I L L A N D A L E L N REDBUD RD W B R O O K E R D PINE RD W O O D S M I L L R D CARPERS VALLE Y R D E D D Y S L N M I L L W O O D P I K E W PARKINS MILL RD WAKELANDMANOR SHAWNEEVILLAGE RAVENPOINTE SPRINGVALLEY ALBINACRES NORTHFREDERICKTERRACE C. IRVINECATHER HUNTSBERRYGRUBER JORDONHEIGHTSLAUCKLOTS OPEQUONESTATES FOXRIDGE RED BUDCANTERBURYSQUARETUDORSQUARE STAR FORTESTATES OPEQUONHEIGHTS REGENCYHEIGHTSDOMINIONKNOLLS REGENCYLAKES STARBROOKACRESHUNTINGTONMEADOWS WESTSIDESTATION MILLERSTECK MERRIMANSESTATES SHANNONHILLS ASH HOLLOWINDUSTRIALPARK PIONEERHEIGHTS STUMPLOTS VALLEYMILLHEIGHTS ASH HOLLOWESTATESCOLONIALHEIGHTS WILKINSDEVELOPMENT PARKPALCECONDMINIUMS VALLEYMILLESTATESASBURYTERRACE CARLISLEESTATES A. MELVINLEWIS ROLLINGFIELDS COUNTRYPARK SENSENYHEIGHTS WINDSORHILLESTATES FREDERICKHEIGHTS UNDERWOOD APPLERIDGE SARATOGAMEADOWS H. L.PATTON SENSENYGLENBRAITHWAITEPARKWOODMANOR BEDFORDVILLAGEC. M.LOCKHART SOLIDWOODSBURNINGKNOLLSCOLLEGEPARK ROSENBERGERCLAYHILLFARM FAIRFIELDACRES WINDYHILL PROSPECTHILLS WINCHESTERREGIONALAIRPORT MILLERHEIGHTS ROYBAYLISS BUFFLICKHEIGHTS WESTVIEWBUSINESSCENTRE CROSSCREEKVILLAGEWOODBROOKVILLAGE PLAINFIELDHEIGHTS COCA COLABUSINESSPARK WESTWOOD SOUTHVIEW W. F.ARTRIP COPPTRACTSECHOVILLAGE SHENANDOAHPOOL FARMSKERNSTOWNBUSINESS PARK THE VILLAGEAT LAKESIDE LAKERIDGE DEERFIELDESTATES CANTERESTATESLAKEVIEWGARDENAPARTMENTSLAKESIDEESTATES FREDERICKWOODS MACEDONIAACRES THE CAMPAT MOSBYSTATION DELMAR P.MCILWEE JEFFERSONVILLAGEVILLAGE ATSHERANDO BLUE RIDGEHEIGHTS WRIGHTSRUN ACRES BROWNSUBDIVISION STONEWALLINDUSTRIALPARK THEGUARDS THE TOWNESAT EASTSIDEVILLAGE SHERANDOTOWNECENTRE STEEPLECHASE STARFORT CROSSROADSCOMMERCECENTER OLDDOMINIONGREENS CROSSPOINTECENTER VILLAGESAT ARTRIP QUAILLHILLESTATES STEVENDUBRUELER STONEWALLPLAZA WARRIORCENTER WINCHESTERGATEWAY WINCHESTERMEDICALCENTER SEMPLESCOMMERCIAL PEGASUSBUSINESSCENTER BROOKLANDTERRACE PREMIERPLACE PRESTONPLACE WESTMINSTER-CANTERBURY SENSENYVILLAGE SHENANDOAHUNIVERSITY THIRDWINCHESTERBATTLEFIELD SOTHEBYCOURT SUNNYSIDE STAR FORTEARTHWORKS FRANKLINMOBILEHOME PARK GATEDACRES PRESTONBUSINESSPARK CEDARMEADOWS REGENTSCRESCENT AIRPORTBUSINESSCENTER BROOKLANDMANOR ALBINESTATES ALBINVILLAGE ARCADIAMOBILEHOME PARK AUTUMNGLEN BATTLEFIELDPARTNERSHIP BATTLEVIEW RED FOXRUN LYNNEHAVEN SOVERIEGNVILLAGE COMMONWEALTHBUSINESSCENTER DEER RUN OFSHERANDO DELCOPLAZA DUNDRIDGEFARM MILL RACEESTATES FIELDSTONE FORTBRADDOCKHEIGHTS FORT COLLIERINDUSTRIALPARK FOXE TOWNEPLAZAFREDERICKPLAZA FUNKHOUSER FUNKHOUSER GARBERBUSINESSCENTER GEORGETOWNECOURT GLAZEDEVELOPMENT GLENMONTVILLAGE GOVERNORSHILL PRINCEFREDERICKOFFICE PART GREENACRES HAYES GREENBRIARVILLAGE GREENFIELD GREENWOODHEIGHTS H. L.PATTON HAMILTONCOURT HAMPTONCHASE HARVESTRIDGE HENRYBUSINESSPARK ABRAMSPOINTE COPPERFIELDWINDSTONE HERITAGEHILLS HILLVALLEY SHENANDOAHHILLS HUNTERM. STINEESTATES J I CLTD. J. P.DARLINGTON JOHN M.HEPFER JP DARLINGTONINDUSTRIAL LAND KERNSTOWNCOMMONS KIMHENRY KOVACHSUBDIVISION LAKEMONTVILLAGE LAKEVIEWTOWNHOUSES LAKEWOODMANOR EASTGATECOMMERCECENTER ADMIRALBYRD MIDDLESCHOOL BAKER LANEINDUSTRIALPARK BRIARWOODESTATES CARLISLEHEIGHTS CHAPELHILL BRENTWOODTERRACE DARVILLE WYTHEAVE EXT FREDERICKTOWNE SNOWDENBRIDGE DOGWOODLANDING FAIRWAYESTATES CITY OFWINCHESTER MEMORIALHEIGHTS MICHAELSMANOR MILLERHEIGHTS MOSBYSTATION MOSBYSTATION II THE TOWNESAT MOSBYSTATION MOSCARELLA RED BUDRUN NORTHPARKPLAZA NOTTOWAYTOWNHOUSES OPEQUONRIDGE ORRICKCOMMONS RAVENWING PEMBRIDGEHEIGHTS WOODSMILL Senseny / Eastern FrederickUrban Area StudyProposed Transportation MapPublic Hearing DraftWednesday, March 28, 2012 Legend Study Area !(Proposed Interchanges Future Rt 37 Bypass Transportation New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Roundabout´0 0.85 1.70.425 Miles Hoge Run O p e q u o n C r e e k L i c k R u n O p e q u o n C r e e k Opequon Creek Redbud Run Lick Run Sulpher Spring Run Ash Hollow Run Town Run Sulpher Spring Run Wrights Run Ash Hollow Run O p e q u o n C r e e k Sulpher Springs Run Opequon Creek Abrams Creek O p e q u o n C r e e k Buffalo Lick Run Abrams Creek A b r a m s C r e e k Opequon Creek Abrams Creek Abrams Creek Abrams Creek Opequon Creek Buffalo Lick Run Sulpher Spring Run W r i g h t R u n W r i g h t s R u n Redbud Run L ick R un O p e u q o n C r e e k O p e q u o n C r e e k Opequon Creek Hoge Run Ash Hollow Run Redbud Run 0137 0150 01277 01522 0111 0111 01522 017 0137 0150 §¨¦81 §¨¦81 ST728 ST791 ST756 ST622 ST636 ST644 ST642 ST657 ST664 ST645 ST656 ST643 ST655 ST642 ST847 ST661 ST659 ST656 ST660 ST723 ST820 ST644 V AL L E Y P I K E A M H E R S T S T E PARKINS MILL RD MARANTO MANOR DR VI C T O R Y R D B E R R Y V I L L E P I K E COVERSTONE DR B R O O K E R D PACTIV WAY M O R G A N M I L L R D B A K E R L N M I D D L E R D VALLEY MILL RD BERRYVILLE AVE SENSENY RD FORT COLLIER RD CEDAR CREEK GR P A P E R M I L L R D I N D E P E N D E N C E D R W A R R I O R D R WEEMS LN W H I TE O A K R D SHAWNEE DR M I L B U R N R D APPLE VALLEY R D N P L E A S A N T V A L L E Y R D JUBAL EA R LY D R S P L E A S A N T V A L L E Y R D M A R T I N S B U R G P I K E P R I N C E F R E D E R I C K D R G R E E N W O O D R D TASKER RD N FREDERICK PIKE A Y L O R R D MILLWOOD PIKE P R E C I S I O N D R RT37 N BRICK KILN RD C O L E LN S H A D Y E LM R D M A C E D O N I A C H U R C H R D FAIRFAX PIKE F R O N T R O Y A L P I K E L E N O I R D R A RB O R C T A P P L E P I E R I D G E R D B O U N D A R Y A V E PARK CENTER DR H U D S O N H O L L O W R D J O R D A N S P R I N G S R D F R O N T R O Y A L P I K E C A L D W E L L L N R I T T E R R D B U R N T F A C T O R Y R D A I R P O R T R D RT37 N COSTELLO DR SULPHUR SPRING RD A D M I R A L B Y R D DR A R M E L R D H I L L A N D A L E L N REDBUD RD W B R O O K E R D PINE RD W O O DS M I L L R D CARPERS VALLEY RD E D D Y S L N M I L L W O O D P I K E W PARKINS MILL RD Senseny / Eastern FrederickUrban Area StudyProposed Transportation w/ Trails MapPublic Hearing DraftWednesday, March 28, 2012 Legend !(Proposed Interchanges Future Rt 37 Bypass Transportation New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Trails Roundabout Study Area´0 0.85 1.70.425 Miles FREDERICK COUNTY LANDFILL& SUPPORT AREA GREENWOODPARK & SCHOOL GREENWOODURBAN CENTER PAPERMILLURBAN CENTER CROSS POINTEURBAN CENTER PARKINS MILLECONOMIC DEVELOPMENT AREA AIRPORT AIRPORT SUPPORTAREA ResidentialLand Use ResidentialLand Use ResidentialLand Use ResidentialLand Use ResidentialLand Use ResidentialLand Use UrbanCenterLand Use UrbanCenterLand Use UrbanCenterLand Use ResidentialLand Use InstitutionalLand Use InstitutionalLand Use High-DensityResidentialLand Use UrbanCenterLand Use UrbanCenterLand Use Natural Resources& RecreationLand Use Mixed-UseLand Use High-DensityResidentialLand Use High-DensityResidentialLand UseMixed-UseLand Use ResidentialLand Use B2 / B3Land Use B2 / B3Land Use B2 / B3Land Use ParkLand Use High-DensityResidentialLand Use ResidentialLand Use ResidentialLand Use IndustrialLand Use B2 / B3Land UseB2 /B3 LandUse High-DensityResidentialLand Use ResidentialLandUse High-DensityResidentialLand Use B2 / B3 LandUse InstitutionalLandUse InstitutionalLand Use ResidentialLand Use EmploymentLand Use InstitutionalLand UseResidentialLand Use B2 /B3 LandUse Mixed-UseIndustrialOffice Land Use High-DensityResidentialLand Use IndustrialLand Use IndustrialLand Use ResidentialLand Use InterstateBufferLand Use InstitutionalLand Use InstitutionalLandUse B2 /B3 LandUse InstitutionalLand Use ParkLand UseB2 / B3LandUse B2 /B3 LandUse B2 /B3 LandUse B2 / B3Land Use B2 / B3Land Use InstitutionalLand Use InstitutionalLand Use LandfillSupport AreaLand Use InstitutionalLand Use Hoge Run O p e q u o n C r e e k L i c k R u n O p e q u o n C r e e k Opequon Creek Redbud Run Lick Run Sulpher Spring Run Ash Hollow Run Town Run Sulpher Spring Run Wrights Run A s h Hollow Run O p e q u o n C r e e k Sulpher Springs Run Opequon Creek Abrams Creek Opequon Creek Buffalo Lick Run Abrams Creek A b r a m s C r e e k Opequon Creek Abrams Creek Abrams Creek Abrams Creek Opequon Creek Buffalo Lick Run Sulpher Spring Run W r i g h t R u n W r i g h t s R u n Redbud Run L i c k R u n O p e u q o n C r e e k O p e q u o n C r e e k Opequon Creek H o g e R u n Ash Hollow Run Redbud Run WAKELANDMANOR SHAWNEEVILLAGE RAVENPOINTE SPRINGVALLEY ALBINACRES NORTHFREDERICKTERRACE C. IRVINECATHER HUNTSBERRYGRUBER JORDONHEIGHTSLAUCKLOTS OPEQUONESTATES FOXRIDGE RED BUDCANTERBURYSQUARETUDORSQUARE STAR FORTESTATES OPEQUONHEIGHTS REGENCYHEIGHTSDOMINIONKNOLLS REGENCYLAKES STARBROOKACRESHUNTINGTONMEADOWS WESTSIDESTATION MILLERSTECK MERRIMANSESTATES SHANNONHILLS ASH HOLLOWINDUSTRIALPARK PIONEERHEIGHTS STUMPLOTS ASH HOLLOWESTATESCOLONIALHEIGHTS WILKINSDEVELOPMENT PARKPALCECONDMINIUMS VALLEYMILLESTATES BROOKLANDHEIGHTS ASBURYTERRACE CARLISLEESTATES A. MELVINLEWIS ROLLINGFIELDS COUNTRYPARK SENSENYHEIGHTS WINDSORHILLESTATES FREDERICKHEIGHTS APPLERIDGE SARATOGAMEADOWS H. L.PATTON SENSENYGLENBRAITHWAITEPARKWOODMANOR BEDFORDVILLAGEC. M.LOCKHART SOLIDWOODSBURNINGKNOLLSCOLLEGEPARK ROSENBERGERCLAYHILLFARM FAIRFIELDACRES WINDYHILL PROSPECTHILLS WINCHESTERREGIONALAIRPORT MILLERHEIGHTS BUFFLICKHEIGHTS WESTVIEWBUSINESSCENTRE WOODBROOKVILLAGEPLAINFIELDHEIGHTS COCA COLABUSINESSPARK WESTWOOD SOUTHVIEW W. F.ARTRIP COPPTRACTSECHOVILLAGE SHENANDOAHPOOL FARMSKERNSTOWNBUSINESS PARK THE VILLAGEAT LAKESIDE LAKERIDGE DEERFIELDESTATES CANTERESTATES LAKESIDEESTATES FREDERICKWOODS MACEDONIAACRES THE CAMPAT MOSBYSTATION DELMAR P.MCILWEE JEFFERSONVILLAGEVILLAGE ATSHERANDO BLUE RIDGEHEIGHTS WRIGHTSRUN ACRES BROWNSUBDIVISION THEGUARDS THE TOWNESAT EASTSIDEVILLAGE SHERANDOTOWNECENTRE STEEPLECHASE STARFORT CROSSROADSCOMMERCECENTER OLDDOMINIONGREENS CROSSPOINTECENTER VILLAGESAT ARTRIP QUAILLHILLESTATES STEVENDUBRUELER STONEWALLPLAZA WARRIORCENTER WINCHESTERGATEWAY WINCHESTERMEDICALCENTER SEMPLESCOMMERCIAL PEGASUSBUSINESSCENTER BROOKLANDTERRACE PREMIERPLACE PRESTONPLACE WESTMINSTER-CANTERBURY SENSENYVILLAGE SHENANDOAHUNIVERSITY THIRDWINCHESTERBATTLEFIELD SOTHEBYCOURT SUNNYSIDE STAR FORTEARTHWORKS FRANKLINMOBILEHOME PARK GATEDACRES PRESTONBUSINESSPARK CEDARMEADOWS REGENTSCRESCENT AIRPORTBUSINESSCENTER BROOKLANDMANOR ALBINESTATES ALBINVILLAGE ARCADIAMOBILEHOME PARK AUTUMNGLEN BATTLEVIEW RED FOXRUN LYNNEHAVEN SOVERIEGNVILLAGE COMMONWEALTHBUSINESSCENTER DEER RUN OFSHERANDO DELCOPLAZA DUNDRIDGEFARM MILL RACEESTATES FIELDSTONE FORTBRADDOCKHEIGHTS FORT COLLIERINDUSTRIALPARK FOXE TOWNEPLAZA FREDERICKPLAZA FUNKHOUSER FUNKHOUSER GARBERBUSINESSCENTER GLAZEDEVELOPMENT GLENMONTVILLAGE GOVERNORSHILL PRINCEFREDERICKOFFICE PART GREENACRES HAYES GREENBRIARVILLAGE GREENFIELD GREENWOODHEIGHTS H. L.PATTON HAMILTONCOURTLEXINGTONCOURT HAMPTONCHASE HARVESTRIDGE HENRYBUSINESSPARK ABRAMSPOINTE COPPERFIELDWINDSTONE HERITAGEHILLS HILLVALLEY SHENANDOAHHILLS HUNTERM. STINEESTATES J I CLTD. J. P.DARLINGTON JOHN M.HEPFER KERNSTOWNCOMMONS KIMHENRY KOVACHSUBDIVISION LAKEMONTVILLAGE LAKESIDECONDOMINIUMS LAKEVIEWTOWNHOUSES LAKE VIEWCONDOS LAKEWOODMANOR EASTGATECOMMERCECENTER ADMIRALBYRD MIDDLESCHOOL BAKER LANEINDUSTRIALPARK BRIARWOODESTATES CARLISLEHEIGHTS CHAPELHILL BRENTWOODTERRACE DARVILLE WYTHEAVE EXT FREDERICKTOWNE SNOWDENBRIDGE DOGWOODLANDING FAIRWAYESTATES CITY OFWINCHESTER MEMORIALHEIGHTS MICHAELSMANOR MILLERHEIGHTS MOSBYSTATION MOSBYSTATION II MOSCARELLA RED BUDRUN NORTHPARKPLAZA NOTTOWAYTOWNHOUSES OPEQUONRIDGE ORRICKCOMMONS RAVENWING PEMBRIDGEHEIGHTS WOODSMILL 0137 01277 01522 0111 0111 01522 017 0137 0150 §¨¦81 §¨¦81 ST728 ST791 ST756 ST642 ST622 ST636 ST644 ST657 ST664 ST645 ST656 ST643 ST655 ST642 ST847 ST661 ST659 ST656 ST660 ST723 ST820 ST644 VA L L E Y P I K E MARTINS B U R G P I K E N FREDERICK PIKE COSTELLO DR P A P E R M I L L R D A M H E R S T S T MILLWOOD PIKE F R O N T R O Y A L P I K E A P P L E P I E R I D G E R D E PARKINS M I L L R D VICTO R Y R D ARMEL RD B E R R Y V I L L E P I K E W PARKINS MILL RD INDIAN HOLLOW RD P R I N C E F R E D E R I C K DR VALLEY MILL R D COVERSTONE DR M I L L W O O D P I K E BRO O K E R D SENSENY R D BAK E R L N RITTE R R D PACTIV WAY M O R G A N M I L L R D BERRYVILLE AVE MIDDLE R D RT37 NRT37 S I N D E P E N D E N C E D R WAR R I O R D R W OO D S M I L L R D WEEMS LN WHIT E O A K R D SHA W N E E D R M I L B U R N R D APPLE VALLEY RD JUBA L EA R LY D R S P L E A S A N T V A L L E Y R D TASKER RDAYLOR R D SULPHUR SPRING RD P R E CI S I ON D R C OLE LN SHAD Y E L M R D MACE D ON I A C H U R C H R D FAIRFAX PI K E LENO I R D R B O U N D A R Y A V E HUD S O N H O L L O W R D CALDW E L L L N B U R N T F A C T O RY R D AIRPORT R D RT37 N H I L L A N D A L E L N W BR O O K E R D P I N E R D GREE N W O O D R D C A R P E R S VALLE Y RD F O R T C O L L IER RD N P L E A S A N T V A L L E Y R D J O R D A N S P R I N G S R D BR I C K K I L N R D A R B O R C T FR O N T R O Y A L PIK E PARK CENTER DR ADM I R AL B Y R D D R REDBUD RD E D D Y S L N Senseny / Eastern FrederickUrban Area StudyProposed Land UsePublic Hearing DraftWednesday, March 28, 2012 Study Area !(Proposed Interchanges Future Rt 37 BypassTransportationProposedChanges New Major Arterial Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector Improved Minor Collector Ramp Trails Roundabout Facilitator Group Draft - Land Use Employment, <Null> Airport Support Area B2 / B3 Mixed-Use, <Null> Industrial, <Null> Mixed-Use Industrial Office, <Null> Residential, 4 u/a High-Density Residential, 6 u/a High-Density Residential, 12-16 u/a Mixed-Use / High-Density Residential, 12-16 u/a Institutional, <Null> Urban Center Rural Area Interstate Buffer Park Natural Resources & Recreation, <Null> Landfill Support Area, <Null>´0 0.85 1.70.425 Miles D REZONING APPLICATION #05-12 BPG PROPERTIES Staff Report for the Planning Commission Prepared: April 30, 2012 Staff Contact: John A. Bishop, AICP, Deputy Director-Transportation Reviewed Planning Commission: 05/16/12 Pending Action Board of Supervisors: 05/23/12 Pending PROPOSAL : To revise proffers associated with Rezoning #05-08. This revision relates to the “Transportation Mitigation” section of the proffers. LOCATION : The properties are located approximately .61 miles north of the Route 11 intersection with Cedar Hill (Route 671), bounded on the west by Interstate 81 and on the east by Martinsburg Pike (Route 11). EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 05/16/12 PLANNING COMMISSION MEETING: The applicant is requesting a minor proffer revision under the new state code which allows Board Action without benefit of public hearing. The purpose of this application is to request a minor proffer revision to allow for the possibility of multiple users on this site which was previously not envisioned. This revision to the proffers would allow for a second entrance on Route 11 and a proration of the cash proffers to allow for proration tied to square footage of development. The proposed entrance meets all current spacing standards. A recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission. Rezoning #05-12 – BPG Properties April 30, 2012 Page 2 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Planning Commission: 05/16/12 Pending Action Board of Supervisors: 05/23/12 Pending PROPOSAL : To revise proffers associated with Rezoning #05-08. This revision relates to the “Transportation Mitigation” section of the proffers. LOCATION : The properties are located approximately .61 miles north of the Route 11 intersection with Cedar Hill (Route 671), bounded on the west by Interstate 81 and on the east by Martinsburg Pike (Route 11). MAGISTERIAL DISTRICT : Stonewall PROPERTY ID NUMBERS : 33-A-109 and 33-A-110 PROPERTY ZONING : B3 (Industrial Business) District PRESENT USE : Vacant ADJOINING PROPERTY ZONING & PRESENT USE : North: RA (Rural Areas) Use: Residential/Agricultural South: RA (Rural Areas) Use: Residential/Agricultural East: RA (Rural Areas) Use: Residential/Agricultural West: RA (Rural Areas) Use: Residential/Agricultural REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have a measurable impact on Route 11. This route is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the BPG Properties, LTD Rezoning Application dated March, 2012 address transportation concerns associated with the request. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, and off-site roadway improvements and drainage. Any work performed on the State’s right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Rezoning #05-12 – BPG Properties April 30, 2012 Page 3 Frederick County Fire Marshall: Plans approved. County Attorney: No comment. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Inwood Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County’s agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re-mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. The Applicant previously attempted to rezone these properties in 2007. Rezoning Application RZ#07-07 was denied by the Board of Supervisors on September 12, 2007. On 9/24/2008 the Board of Supervisors approved a rezoning of the subject property to B3. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] 3) Proffer Statement – Dated April 9, 2012 – black line version attached. A) Updated to show two entrances and attached. Generalized Development Plan B) No Change Land Use C) No Change Site Design D) Updated to allow for two entrances and a proration of the cash proffers to coincide with the square footage of the development. Transportation E) Community Facilities No Change Rezoning #05-12 – BPG Properties April 30, 2012 Page 4 STAFF CONCLUSIONS FOR THE 05/16/12 PLANNING COMMISSION MEETING: The purpose of this application is to request a minor proffer revision to allow for the possibility of multiple users on this site which was previously not envisioned. This revision to the proffers would allow for a second entrance on Route 11 and a proration of the cash proffers to allow for proration tied to square footage of development. The proposed entrance meets all current spacing standards. A recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission. RIDGEWAYESTATESSubdivision 0111 §¨¦81 §¨¦81 BRANSON SPRI N G R D TH I S T L E L N MA R T I N S B U R G PIK E 33 A112F 33 A 127 33 A 129 33 A 131 33 A 133 33 A 87 33 A 112 33 A 130 33 A 111 33 A 11033 A 86B 33 A 86A 33 A 87B 33 A 109 33 12 24 33 A105D 33 A105B 33 A 108 33 A105C 33 A 88 33 A 105 33 A105A 33 A 10733 12 12 REZ0512 REZ0512 Applications Parcels Building Footprints B1 (Business, Neighborhood District) B2 (Business, General Distrist) B3 (Business, Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Industrial, Light District) M2 (Industrial, General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District)0 150 30075 Feet I Note:Frederick County Dept ofPlanning & Development107 N Kent StSuite 202Winchester, VA 22601540 - 665 - 5651Map Created: April 18, 2012Staff: jbishop Clear Brook REZ # 05 - 12BPG Prop. Proffer RevisionsPINs:33 - A - 109, 33 - A - 110 REZ # 05 - 12BPG Prop. Proffer RevisionsPINs:33 - A - 109, 33 - A - 110 FUTURE 265,000 SQ. FT. BUILDING EXPANSION 7 5 ' I N A C T I V E B U F F E R 2 5 ' A C T I V E B U F F E R 25' SETBACK 75' SETBACK 2 5 ' A C T I V E B U F F E R 7 5 ' I N A C T I V E B U F F E R SWMB Z O N I N G D I S T R I C T B U F F E R ( F U L L S C R E E N ) Z O N I N G D I S T R I C T B U F F E R ( F U L L S C R E E N ) PROPOSED 450,000 SQ. FT. BUILDING FUTURE TRAILER PARKING FUTURE TRAILER PARKING 145' TRUCK COURT W/ 49 DOCKS FUTURE 145' TRUCK COURT PROPOSED EMPLOYEE PARKING 281 SPACES SOUTH ENTRANCE (PROFFER 3.2) ACCESS ROAD FUTURE TRUCK COURT FUTURE TRUCK COURT FUTURE TRAILER PARKING PROPOSED 10' TRAIL (PROFFER 3.7)INITIAL ENTRANCE (PROFFER 3.2) LANDSCAPE SCREEN ALONG WESTERN PROPERTY LINE (PROFFER 5.2) 750' 600' 145' FUTURE ENTRANCE (PROFFER 3.3) APPROXIMATE LOCATION OF INTERPARCEL ACCESS EASEMENT (PROFFER 3.3 & 3.5) (FINAL LOCATION T.B.D.) 10' WIDE PROFFERED LANDSCAPE SCREEN PROPOSED 10' R/W DEDICATION (PROFFER 3.7) FUTURE TRAILER PARKING AND STORAGE AREA FUTURE EMPLOYEE PARKING 128 SPACES EXISTING STRUCTURES TO BE REMOVED FUTURE ENTRANCE CA D D F I L E : DA T E : RE V . # SC A L E : DE S C R I P T I O N DA T E TRIAD SHEET NUMBER: OF F I C E L O C A T I O N S MA R Y L A N D ○ P E N N S Y L V A N I A ○ VI R G I N I A ○ W E S T V I R G I N I A DR A W N B Y : CH E C K E D B Y : BY JOB NO.: 07-06-0072 GDP GD P . 0 2 . 0 9 . 1 2 . D W G TR I A D 02 - 0 9 - 2 0 1 2 1 " = 1 0 0 ' DD D E f