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PC 08-01-07 Meeting AgendaAG)ENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia August 1, 2007 7:00 P.M. CALL TO ORDER TAB 1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission should adoptthe Agenda for the meeting............................................................................ (no tab) 2) Committee Reports.................................................................................................. (no tab) 3) Citizen Comments ..................... (no tab) ............................................................................... PUBLIC HEARING 4) 2007 Comprehensive Policy Plan Mr. Ruddy........................................................................................................................ (A) PUBLIC MEETING 5) Rezoning #05-07 of Admiral Byrd Center, submitted by Stowe Engineering, PLC, to rezone 11.4 acres from M 1 (Light Industrial) District to B2 (General Business) District, with proffers, for office and retail uses. The property is located on the south side of Airport Road (Route 645) directly across from the Winchester Regional Airport terminal building in the Shawnee Magisterial District, and is identified by Property Identification Number 60 -A -40I. (Tabled from June 6, 2007 Planning Commission Meeting.) Mr. Ruddy........................................................................................................................ (B) 6) Master Development Plan 407-07 for the Walters Property, submitted by Artz & Associates, PLC, for Six Single Family Detached Traditional Residential Lots (15,000 square foot lots). The properties are located on Lauck Drive (Route 832), and are identified with Property Identification Numbers 53A -A-34 and 53A -A-35, in the Stonewall Magisterial District. Mrs. Perkins..................................................................................................................... (C) 7) Other FILE COPY • J COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM TO: Planning Commission FROM: Michael T. Ruddy, AlCP Deputy Director RE: Public Hearing; 2007 Comprehensive Policy Plan Update. DATE: July 6, 2007 Enclosed for the Planning Commission's review and Public Hearing is the 2007 Comprehensive Policy Plan Update. At your June 20, 2007 meeting, the Planning Commission postponed holding the Public Hearing for the 2007 Comprehensive Policy Plan Update until their August 1, 2007 meeting. This deferral was due to the omission of a text item from the materials that were made available for public review prior to the scheduled public hearing. The rescheduling of the public hearing has allowed the public a greater opportunity to review all of the materials associated with the 2007 Update of the Comprehensive Policy Plan. Both the Planning Commission and Board of Supervisors held discussion sessions during April and May respectively, and provided valuable input and direction on this item. This policy update will be inserted into the appropriate locations within the 2007 Comprehensive Policy Plan. This effort is a compilation of several policy elements that have been approved by the Board of Supervisors since the last update of the Comprehensive Plan which occurred in 2003. The effort also includes several reformatted maps, and an update to the Community Facilities and Services and Parks and Recreation Chapters of the Comprehensive Policy Plan. The scope of the Planning Department's preparation of the 2007 update to the Frederick County Comprehensive Policy Plan has been limited to include a compilation of Comprehensive Policy Plan amendments that were approved by the Board of Supervisors since the 2003 Comprehensive Policy Plan was approved. A summary of these amendments is provided. This effort.also includes updated map products that have a consistent format. The content of the maps has not been significantly modified. However, the format has been improved to ensure that the most current information is provided in the Plan. The most significant of the map products will be the new Eastern Frederick County Long Range Land Use Plan. 107 North Rent Street, Suite 202 * Winchester, Virginia 22601-5000 Planning Commission Public Hearing - 2007 Comprehensive Policy Plan Update. July 6, 2007 Page 2 As noted, included in the 2007 update are revisions to the Community Facilities and Services and Parks and Recreation Chapters of the Comprehensive Policy Plan. This element of the 2007 Comprehensive Policy Plan was endorsed by the CPPS at their February and April 2007 meetings. It was recommended that the Parks and Recreation Chapter be merged into the Community Facilities and Services Chapter of the Plan. In addition, the CPPS recommended that the language describing the Tuscarora Trail is included in this section. The effort to update the Community Facilities and Services and Parks and Recreation Chapters of the Plan, included the direct input of the relevant departments who were asked to review the description of their facilities and services as currently found in the plan. They were then requested to draft a new version and forward this to the Planning Department. The CPPS initially reviewed the information provided by the relevant departments at their November 2006 meeting. A subsequent joint meeting was held in December with representatives from the Parks and Recreation Commission. This meeting advanced the discussion and coordination from the Community Facility providers and also included a representative of the School Board. Over the past couple of months, Staff in the Planning Department has taken the opportunity to review the chapters that make up the 2003 Frederick County Comprehensive Policy Plan. The review has highlighted a variety of issues and opportunities which need to be addressed. The CPPS, Planning Commission, and Board also recognized the need to address the ongoing maintenance of the Comprehensive Plan and recommended that the various Committees and Advisory Boards established within the County review the Chapters of the Comprehensive Plan under their purview and provide recommendations to the CPPS. This review could occur throughout the next year as time permitted with each Committee and would be independent of the 2007 update. The 2007 update is timely and reflects previously approved changes to the Comprehensive Policy plan, and the update to Community Facilities and Services. The Comprehensive Plans and Programs Subcommittee (CPPS) recommended the 2007 update to the Comprehensive Policy Plan as presented and has forwarded the update to the Planning Commission and Board of Supervisors for review and discussion. The Board's discussion forwarded this item to a public hearing. One additional item for the Commission's consideration is a map element for the Parks and Recreation section of the Plan. The Parks and Recreation Commission completed and endorsed this element earlier that anticipated. Therefore, based upon a recommendation from the CPPS, this has been provided in this agenda item for potential inclusion into the 2007 update. This is a public hearing item for the Planning Commission. A recommendation from the Planning Commission to the Board of Supervisors would be appropriate. The Board of Supervisors is scheduled to hold a public hearing at their August 22, 2007 meeting. MTR/bad Attachments Planning Commission Public Hearing - 2007 Comprehensive Policy Plan Update. July 6, 2007 Page 3 Summary of Comprehensive Policy Plan Amendments. The following Comprehensive Policy Plan amendments have occurred from October 1, 2003 through April 1, 2007. Amendments: Eastgate - 178 acres SWSA BOS approved 11/10/04 Eastern Road Plan 2005 — Spine Road BOS approved 05/11/05 Tasker Woods Land Use Plan Tasker Woods — 57 acres UDA / 79 acres SWSA BOS approved 07/13/05 West Jubal Early Land Use Plan Bridgeforth — 267 acres UDA/ SWSA Expansion BOS approved 01/11/06 Round Hill Community Land Use Plan Round Hill Community — 251 acres SWSA Expansion BOS approved 05/10/06 UDA/ SWSA Boundary Modification Exercise BOS approved 09/13/06 Eastern Road Plan 2006 — General Update BOS approved 11/08/06 UDA/ SWSA Land Use Policy Modifications BOS approved 11/08/06 UDA Study Land Use Policy Text — Addition to Existing Land Use Policies SOS approved 02/28/07 Community Facilities and Services As development continues in Frederick County, there is a need to carefully plan for the facilities and services that will be required. Planned development will effect the expenditures and facilities that will be needed. It will also effect the location and types of facilities that must be provided. There is a need to carefully monitor growth and to plan land use and facilities in a coordinated fashion. This can be accomplished through annual comprehensive planning and capital improvements planning. Schools Frederick County Public Schools is the 22"d largest of the 134 systems in the state of Virginia. There are over 2,000 full time employees as of 2007, thus making the Frederick County School Board the second largest employer in the Winchester -Frederick County Area. The Fr -e eri kinder-ga en thfough fifth gr-ade; three middle sehools sefying grades six thfough eight; a -ad, t The school district has 11 elementary schools, 4 middle schools, 3 high schools, and] alternative education/career & technical school. The school division also owns and operates two regional special education facilities: Northwestern Regional Education Program (NREP), housed in NREP Center, and the Robinson Educational Center. The NREP is a regional program that provides special education services to students from Frederick and Clarke Counties and the City of Winchester. T^ addifien to the ffiain sehee' f4eili es ninetee and ehangesinedueationalpfegfwns. Other supportfacilities include the administration building, the maintenance/ivarehouse facility, and the transportation facility. In addition to the 24sclrools and administrative support facilities, there are 32 modular units and two Sprung Instant Structure units maintained as classrooms and offices. The school. system also provides building maintenance services for the county government. During the past several decades, the student enrollment in the school division has increased steadily. Historical data shows student membership grew by 1,540 students over the past five years. This was an increase of 14.5% when comparing FY2006 to FY2001. Student rzrembership from FY 2006 to FY2007grew 2.7% with a net increase of 326 students. The melt s:gnifieafA iner-e se has eee-ufr-ed thfettghetA the 1990s with seheel enfelhzfteR4 gr-ewiRg by 2,318 studefAs. This inefease—, ffom 8,223 students in 1990 to 10,408 students iR 1999, fepfesefAs a 0 gfewffi in stud In order to meet the need for additional space, a number of school construction and renovation projects have occurred over the past decade. Despite the completion of these capital facilities projects, overcrowding is still a problem in a number of Frederick County's Public Schools ° af seheel in the fall of 2000. These hools- a e- Pass Hoover- 0 0 Sensefty > > Frederick County " 1 Comprehensive Plan Community Facilities and Services Read (1050%) ad 0 View ElemefAEffy Sehael in the Baek Cr -eek lVagisterial Distfiet v,411 open fef studetAs in the Ul e 2000 + Rebiitson Elementafy vv l l be "1 ;e In order to meet the need for projected membership over the next decade, a it umber of new constructionand renovation projects have been proposed through the capital improvements plan (CIP). With the completion of the replacentent Cainesboro Elem.entaty School in 2007, the 12"', 13"', and 14`'' elementary schools are projected to open between FY2010 and FY2016. A renovation to Apple Pie Ridge Elementary School and an addition to Bass -Hoover Elementaiy School are also projected within this same time period. As students matriculate from elementary to the middle and high school levels, the need to provide additional space for the increase in student population and to meet changing education requirements will become a necessityte fneet ehanging edueational ro emeen—s ""11 . o o s t.,t" development F new faeilifies and the r-enovt' of existing f ilit' The Capital i emeniexeeeded t3 Plan fefleas the need to address spaeeiequffefflefAs f6f wAddle and high seheel enfellment that has 0 high sehael student pepulafiefs-. Between FY2011 and FY2013, it is projected that a 5"' middle school, a 4t* high school, a renovation to James Wood High School, a renovation addition to Robert E. Aylor Middle School, and an addition to Bass Hoover Elementary School will also occur within the same time period. In addition to the space need to accommodate student growth, there is also a need for larger administrative and operation support facilities. The current transportationn site can no longer adequately accommodate workperformed atthisfacility, and the current location is not sufficient to expand the existing facility to safely maintain a bus fleet approaching 175 school buses. The central administration building is over 40 years old and the current number of staff exceeds the building's safe -carrying capacity. This issue will require attention within the nextfew years. A plan for the replacement of Frederick County Middle School in the proposed CIP and the renovation of that facility to House the central administration of will address this issue. As Frederick County looks toward the future, it will need to plan for new school facilities that are Frederick County " 2 Comprehensive Plan Community Facilities and Services strategically located to help mitigate overcrowding for staff and students. The rate of residential growth continues to impact the school system as subdivisions are developed within the Urban Development Area (UDA). Additionally, it is important to monitor residential growth outside of the UDA that has Historically accounted for a least one-third of the new residences in Frederick County. Along with growth in student enrollment, the school is faced with the responsibility of providing instruction in order to prepare students to work and live in the 21St century. The use of technology as a tool in nearly every facet of education has dramatically changed the way in which instructional services are provided to students. Required technology -related instruction at all levels will continue to necessitate increased expenditures for computer and computer related hardware and software. Mandates from the federal and stated governments, particularly in special education services, will require localities to expend additional financial resources to meet educational requirements. The requirements associated with technology -related instruction and the provision of appropriate special education services to students will create the need for investment in future capital projects within the school division. The school division and the Board of Supervisors have made major efforts to consolidate services in order to serve the residents of Frederick County more effectively which include the following: ® Cooperative agreements relative to sharing school facilities for recreation use by a wide range of community organizations ® Maintenance of school grounds, provided by the Department of Parks and Recreation, which has resulted in greater utilization of space. * Maintenance of Frederick County's office complex provided by the school division's Building & Grounds Department a Warehouse space in the. Buildings and Grounds Department's Facility, provided by Frederick County School Board, for other local government departments * Fueling services to other local government departments provided by the school division's transportation department. Also, whenever possible, the school board has endeavored to support other Frederick County departments by making school facilities available during non -school hours for community and recreational use. Frederick County " 3 Comprehensive Plan Coninzunity Facilities and Services Parks and Recreation The purpose of this section of the chapter is to outline the County's recreational policies and identify implementation methods to accomplish the stated goals for recreational facilities, programs, studies, and plans. This narrative is a broad overview of parks and recreation goals, needs and standards, and serves as a guide to decision making. This overview is a part of the County's continuing planning process. Facilities The County currently owns and operates two district parks. Clearbrook Park, located five miles north of Winchester on Route 11, consisting of approximately 55 acres (44 which are owned by the Count}) and Sherando Park, located two miles east of Stephens City on Route 277, consisting of approximately 334 acres. Both district parks currently serve the County's population with active and passive recreational programs and facilities. ha additionto these r-egional pafk" five neighbe�� parks ha -Ne been devel 3ped ihieh ser-,ve a mer -e speei ie gFoup with mer -e limited f4eilites than these in +ha rRV • The four County neighborhood parks are located at: the Reynolds Store Fire Company and Gainesboro Fire Company in the Gainesboro District, and Round Hill Fire Company in the Back Creek District, and the Frederick Heights subdivision in the Shffvffiee Red Bud District. These neighborhood parks consist primarily of playground equipment for young children. The Parks In 1987, master development plans were adopted for both Clearbrook and Sherando Parks. These master plans established development goals for each park, identified unmet recreational needs, provided unified facility plans, and proposed a development program for each park. The Master Plans for both Clearbrook and Sherando Parks reflect the recommendations of the County residents and national standards as outlined in the Virginia Outdoor Plan. These plans emphasize the development of a swimming pool complex, and additional sports venues, picnic areas, and maintenance support facilities. . a ,, + b +oa by tore 30 3 nn, In 2001, the Sherando Park Master �� , � catrrccrco�-vc-cvrrip�ccrcrv�nxi�.� v, ._. v Plan ivas revised and adopted. Since the adoption of the Master Plans, the County has completed the construction of. two outdoor swimming pool complexes, four irrigated soccer fields, a maintenance building, three shelters, a gazebo, two playground areas, two sand volleyball courts and two fields of a four field softball complex. The County has also purchased an area to house the maintenance operation for Clearbrook Park. Additional recreational facilities currently provided are athletic fields, playground, and picnic areas with a variety of recreational opportunities such as horseshoes, fishing, paddleboats, volleyball, Frederick County " 4 Comprehensive Plan Community Facilities and Services open space areas, and support facilities. Clearbrook Park, Sherando Park, neighborhood parks and all public schools are maintained by the Parks Division of the County Parks and Recreation DepartmeHot iii use by the sehool: lighted football field and nt. Reer-eation Depaftment has the iise of the following Sherande High Seheal f6eilifies when they are > field, eight eutdoef lighted tewii-s Community was built opened in September- ef 199-3 > > and eefftaifts two r-aequethafl ht > > development w-hieh eontains !at sizes of less than 5, 000 square feet. it is r-equir-ed that sueh open r-eef!eafional and park needs in subufb--An —And 1--b—an. areas, speeifieally the development of a bikeway system. To date, the County has constructed a 2.4 mile bicyclelpedestrian trail to serve several residential areas east of Stephens City. The County has also committed to the construction of a .6 mile (3,200 1. r' b,, yele f6eili yr trail to serve residential areas on the northern perimeter of Sherando Park. These bicycle facilities will link those residential areas with Sherando Park and Sherando High School. Additional trails would provide residents the ability to travel safely from their homes to schools, stores, work or recreation areas without having to share the overcrowded arterial and collector roads with automobiles. Also~ the f^ is ^ fteed to examine Residential* Pef f ,•,,hmee ze r-egulations te detefmine whether- the feer-eational needs of the single family hemeownef afe b mei Programs The Recreation Division of the Frederick County Parks and Recreation Department was created to provide a comprehensive and accessible program of recreational services and activities for the residents of Frederick County. A diverse range of recreational and enrichment programs is provided for all age groups. This broad base of activities includes, but is not limited to, instructional classes, outdoor adventure programs, sports and athletics, lifetime leisure and fitness programs, cultural and community events, as well as, trips and excursions. Programming responsibilities are assigned within the Division's four interest sections: 1. Community Events 2. Before & After School Prod rants Frederick County " 5 Comprehensive Plan Communitv Facilities and Services 3. Snorts & Athletics 4. Lifetime Leisure and Fitness Staff members work together to identify, develop, and implement those activities which most closely meet the interests and desires of the community. The Division typically implements programs within age greup stfatifieafie categories such as preschool, youth, teen, adult and senior adult; however-, leis re appeftanifies. The majority of recreation programs offered by the Parks and Recreation Department are held within the 4-5 IS public schools in Frederick County and the Parks and Recreation Department's Community Centers. Consequently, a t1iis wide variety of recreation offerings has maximized the use of county school buildings. The joint efforts of the Frederick County Public Schools and the Parks and Recreation Commission/Department resulted in the inclusion of recreational facilities within Sherando High School. The Parks and Recreation Department's Community Center, which was built -a4 oine -adjoins Sherando High School, opened in September of 1993 and contains two racquetball courts, a weight room and a multipurpose room with kitchen. On ^ ,,gust 2g, 2000, th View Elemefttai=y Seheel, will have a fW! size gymyffiasitHn that will be pr-egr-afrAned dufing nen sehoel h Building upon the Sherando concept, the Orchard View Community Center, which is attached to Orchard View Elementary School was opened in August 2000. Thisfacilityfeatures a full-size gymnasium available for recreational activities during norx-school hours. Tile Evendale Community Center, our third center, opened in 2006 includes two multi purpose rooms and a full size gymnasium. The Tuscarora Trail The Tuscarora Trail is a 249 mile hiking trail situated generally along the mountain ranges to the west of the Shenandoah and Cumberland Valley. It connects to the Appalachian Trail in Shenandoah National Park and in Pennsylvania northeast of Carlisle. Frederick County " 6 Comprehensiveflan Communitv Facilities and Services Approximately 26 miles of the Tuscarora Trail is in Frederick County (see map). Of this total, approximately 11.25 trail miles are protected by easements on private property, 3.75 trail miles are on unprotected private property and 11 trail miles are on public roads. This trail is an important feature inn the county for recreation and for the promotion of tourism. Far safety reasons, the county supports the relocation of the trail off of the public roads wherever possible. The county also supports voluntary trail easements for sections of the trail on private property to insure the long-term viability of the Tuscarora Trail. Current Needs and Future Demands To help meet present requests and plan for future leisure service demands, the Parks and Recreation Department has completed Master Plans for the County's two regional District Parks through community involvement; studies of national standards provided in the Virginia Outdoor Plan; and surveyed information relating to the provision of leisure services. Through utilization of these and any other available resources, it is projected that the following areas must be addressed if we are to meet leisure demands: 1. Land acquisition to meet minimum standards. 2. Facility development to meet minimum standards. 3. Development of recreation centers. 4. Increased programming for special populations. 5. Increased programming for teens. 6. Greater diversity of programming to better meet the needs of the entire community. 7. Expansion of trail systems and bikeways. To serve our current population and ensure adequate public park land and recreational facilities are available for future generations of Frederick County residents, the Parks and Recreation Commission supports an approach which would require developers to set aside open space for use by the Home Owners Association and encourage a proffer which would enable the county to accomplish a master planned urban park system. With the required open space set aside provided by the developer, the Home Owners Association would have the option of developing recreational amenities of their choosing. The developer would also have the opportunity to include features which may help market their property. The county would then encourage a proffer, based ora the approved urban park master plan, of land if determined suitable. If land within a certain development does not conform to the urban park master plan, a monetary proffer to help offset the cost of completing the plan could be considered The Parks and Recreation Commission would also advocate developers being required to offer easements and constructpedestrian/bicycle trails through their developments. Maintenance and upkeep of these public trails would then become the responsibility of the Home Owners Associations. The acquisition of these public trail easements would be necessary to provide an array of non vehicular access to the public parks, Frederick County " 7 Comprehensive Plan Community Facilities and Services schools, libraries and contntercial establishments. The Parks and Recreation Commission also recommend the county actively pursue land acquisition and facility development through appropriations, bond referendums, donations, partnerships and bequest. Additionally, the Parks and Recreation Cornralission would support the inonetary proffers for parks and recreation being put into an interest barring account With all interest earned being added to the proffer intended for parks and recreation capital development. Area Standard As suggested by the 44% 2002 Virginia Outdoor Plan, the area standard for local recreation and park sites in Virginia is ten acres of developed park land per thousand populations. Frederick County has a population of approximately 57,000 70,575 (based ort 2006 estimates provided by the Planning Department) and currently maintains 494 400 acres of park land. Of the 494 400 acres assigned to the parks, about 2-49 220 acres would be considered developed. Depirtment, an4 A&ieffal 166 amefes will be needed and by the yeaf 2010, anather- 1-30 1014-11- IDe- estimated by4he4)epai4tnenI of Parks aiid ReeFeatieR that b � the yeaf 2020, Frederiek Gaunly will Using the population projections provided by the Frederick Count)) Planning Department, an additional 286 acres are needed to meet the current demand; another 37 acres by 2010 and 60 acres by 2015 will be required if we are to keep pace with the recommended standard of the ten acres per thousand population. It is estimated by the Parks and Recreation Department that by the year 2020, Frederick County will need approximately 843 acres of developed park land to adequately serve the County's population. The following are different park types for development: Frederick County " 8 Comprehensive Plan Community Facilities and Services MINI PARD Size 0 — 4 acres Service Area I/ pule Administrative Responsibility Local Unit of Government Purpose The Mini parks offer close to home open space and limited recreational amenities which are typically accessible by bicycle1pedestrian trails. Mini Parks have a service area of approximately % mile and are less than five acres. It is important. for these parks to be accessible by bike/pedestrian trails. In most cases, it is not practical to include athletic fields or major facility development in a mini park. As a result, these areas offer very little in terms of design elements which create a selfpolicing environment. These areas can become attractive to the occasionaUdrop—in visitor and supervision is often necessary to ensure the park remains an asset to the community. Mini parks are the least desirable type of park for inclusion into a public park system because they are small, inefficient to maintain and difficult to police. Tj picallh, the amenities found in the Mini Park are the same as found in home owner association open space areas. However, if strategically located and offering a unique value not available as a Horne Owners Association recreational unit, the Mini Park may be considered Frederick County - 9 Comprehensive Plan Comm NEIGHBORHOOD PARK Size: 5-N 24 acres Plan at 3 acres/1000 Population Facilities and Services Service Area: Approximately 5 — 15 minutes walking distance or '/2 mile to 1 1/z miles Administrative Responsibility: Local Unit of Government Purpose: The primary function of the neighborhood park is to provide limited types of recreation for the entire family within easy walking distance. Facilities should be provided for all age groups. Character: Intensive use and easy access are characteristics of this classification. Ideally, the site would have areas that are level to gently rolling to accommodate the intensive use facilities, with shaded areas for passive recreation. Location: If possible, the neighborhood park should be located near a school and/or the neighborhood center and away from railroads, major streets and other hazardous barriers. Potential Facilities Playground Badminton Courts Ball Diamonds Swimming Pool Basketball Courts Volleyball Courts Tennis Courts Fishing Pond Shuffleboard Courts Recreation Center Picnic facilities Trails Horseshoe Pits Bikeway Football/Soccer Field Play fields usually serve a dual purpose in this type of facility. They provide an area for sports and running games and also serve as open space. Intensive use areas (the playground area and hard surfaced courts) are buffered from other activities by passive natural areas and pedestrian access corridors. Programmed activities such as organized athletics are often suitable in neighborhood parks. Although limited parking facilities are provided, site design should encourage pedestrian access to the greatest extent possible. Rural communities may want to consider deleting neighborhood parks and include their function in larger community parks which could better serve the needs of widely dispersed local population. From an economic standpoint, s4a4egieally leeated, well designed largef faeilites than to invest in sevefal small sites and not ha�ve hell designed, larger facilities are likely to be less expensive to maintainn than several small sites. Frederick County v 10 Comprehensive Plan Community Facilities and Services COMMUNITY PARK Size: 20 {�0-50aer-es 25-99 acres Plan at 3 acres/1000 population Service Area: Approximately 15 minutes driving time Administrative Responsibility: Local Unit of Government Purpose:_ Community parks should primarily support active recreation activities and be capable of withstanding intensive use, while still containing a fair amount of open space. Character: The site usually varies from relatively flat open space to moderately sloping wooded area. Such a park should be adaptable to a wide variety of recreational activities. Access is gained by auto, bicycles, or walking. Location: Locate when possible near the center of the community with good access and serviced by a public transportation system. Potential Facilities: Playground Badminton Courts Ball Diamonds Swimming Pool Basketball Courts Natural Areas Parking Areas Volleyball Courts Tennis Courts Fishing Pond Shuffleboard Courts Recreation Center Lake or Stream Golf Picnic facilities Trails Horseshoe Pits Bikeway Football/Soccer Field Boating/Fishing Beach Area 1 43-1- -- - - - - - 4 - - - Frederick County " 11 Comprehensive Plan Commun DISTRfCT #eglea$l PARK Size: cn 11:5,0 res 700_444 acre's Plan at 4 acres/1000 population Service Area: 1525 minutes driving time 5-15 miles service radius Facilities and Services Administrative Responsibility: Local Unit of Government Purpose: District Parks should serve the recreational needs of large portions of the local population. They should contain a wide variety of intensively developed areas for day use recreation, while providing ample open space with generous buffers between activity areas. Character: The site could vary from flat open space to moderately to steeply sloping topography. It should be capable of hosting a diversity of activities, effectively buffering natural areas and open space from active recreation areas. A site location along a stream or lake is highly desirable. The regional park needs to be accessible by auto, as well as, pedestrians and bicycles. Location: Where possible, regional parks should be located near the center of the service area, and on or close by an arterial or major road providing good access to the facility. In urban or suburban situations, easy access to mass transit is highly desirable. The site should also be accessible by pedestrians and bicyclists. Potential Facilities Playground Badminton Courts Ball Diamonds Swimming Pool Basketball Courts Natural Areas Parking Areas Volleyball Courts Tennis Courts Fishing Pond Shuffleboard Courts Recreation Center Lake or Stream Golf Picnic facilities Trails Horseshoe Pits Bikeway Football/Soccer Field Boating/Fishing Beach Area Frederick County " 12 Comprehensive.Flan Community Facilities and Services GREENWAY Size Any length, preferably longer than one mile Typically 75-100 feet or wider Service area Dependant upon the location, size and significance of the corridor Administrative Responsibility Federal, .state, local or public/private partnership Purpose Greenways are established to protect, preserve, and maintain existing natural and cultural corridors; to link population centers with recreational, educational and business areas and other population centers; and to provide recreational and non -motorized transportation opportunities along these corridors by using natural features (ridge -lines, steep slopes), utility rights-of-way, and watercourses (streams, rivers, canals, etc.). Character Depending on the location, it canrange from rugged terrain with scenic views and extensive vegetation to open level meadows. The greenway cann be a separate entity or a portion of any of the other park categories. Potential facilities Access Points Camping Picnic Facilities Parking Areas Canoeing Fishing Trails Winter Sports Historic Sites Boating Natural Area Frederick County — 13 Comprehensive Plan Community Facilities and Services COMMUNITY CENTERS Community Centers arefacilities which provide a multi-purpose room, kitchen area, and afitness or gymnasium element. These facilities are usually constructed between 15,000 anal 20,000 square feet. These facilities maybe reserved for the general public. Community Centers maybe a stand alone facility within a Neighborhood or Community Park, or may be co -located with other County Agency Buildings. RECREATION CENTERS >000 and , squ re feet. it ;,)ener-ally will inelude ffffilti id efa-fts area, game -, kitehen> > 50,000 1 000 squafe feet, and will i-Heltide>illdOer-i a -ad se >festreems, > > reer-ea+ F '1'+' is +YY de ' 1 + + Recreation Centers are o pically found in District or Regional Parks. These 100,000-150,000 sq feet facilities provide an indoor aquatic venue, gymnasium, fitness, multi-purpose rooms, a kitchen, lobby area, and significant locker room space. In providing Recreation Centers, one should consider adequate storage. Thesefacilities are open to thegeneral public for drop-in use. Eyris+' D 1 D 1 1 iii 411 + ' 1+ a a Frederick County v 14 Comprehensive Plan Community Facilities and Services Frederick County Parks & Recreation Department Comprehensive Plan Facility Standards Frederick County v 15 Comprehensive Plan 2006 2020 Needs Needs Facility Existing Gap Gap Park Land 400 286 443 1/4 Mile Track 1 3 4 Baseball Fields Diamonds 8 6 9 Basketball Courts 5 9 12 Bike Trails/ Roadways 2.4 66 82 Greenway Fishing (bank) 69 84 Amphitheatre 0 2 2 Horseshoes 8 -1 0 Outdoor Swimming 2 1 2 Volleyball 3 11 14 Football 1 6 8 Picnicking 400 286 443 Community Centers 6 1 3 Recreation Center 0 1 1 Skateboard Park 0 1 3 Soccer Fields 4 10 13 Softball Fields 5 9 12 Tennis Courts 62-3, 11 36 Special Use Facility As needed As needed Ice Skating/Hockey 0 1 1 Frederick County v 15 Comprehensive Plan Community Facilities and Services CONCLUSIONS SUM1t1ARY As the population of the Winchester-Frederick County area continues to increase, there will undoubtedly be greater emphasis placed on the County's Parks and Recreation Department. As indicated by the standards provided in the 44% 2002 Virginia Outdoor Plan, referred to in this chapter, there exists a need to concentrate on developing facilities to meet present minimum standards, and. an even greater need to establish a long range capital improvement program to ensure the provision of the physical amenities required to meet future leisure demands. The County has already begun to address long term multi-itse trail needs as discussed in this chapter with a strategy which involves the creation of a complete network of transportation modes, including non-motorized and pedestrian use. Inn addition, the UDA study of April 2005 sets as one of its goals to examine "providing adequate area for district, community, and neighborhood parks and ensure broad access to a variety of recreational opportunities." It is increasingly important to integrate development of parks and recreation facilities and programs into the overall County plan to make Frederick County an attractive place to live and work. Since the existing parks and recreation facilities are below the recommended ntin.im.un2 standards for a locality of our size, priority should be given to bringing our system up to standard. Strong consideration should also be given to the acquisition of park land to meet future needs while desirable open space is still available. To complement the strategies and standards identified, the Parks and Recreation Department staff is creating a blue print which will strategically locate areas for park land acquisition to meet existing and future demands. It is anticipated a draft of this plan will be completed by July 1, 2007. In addition to the facilities that are needed to meet current and future demands, the Parks and Recreation Department will also need additional professional staff to accommodate an already increasing demand for recreational programs. Frederick County " 16 Comprehensive Man Communitv Facilities and Sewices Emergency Services The Frederick County Fire and Rescue Department was established in 1990 to provide support and guidance for the eleven volunteer fire and rescue companies that provide fire suppression and emergency medical services to the citizens of Frederick County. Each volunteer fire and rescue company provides fire suppression service, ten provide EMS transport services, eight provide advanced life support emergency medical service, one provides basic life support emergency medical service and two one provides first responder level medical care. The County fire and rescue companies are as follows: Company 11 - Stephens City Fire and Rescue Company Company 12 - Middletown Fire and Rescue Company Company 13 - Clearbrook Fire and Rescue Company Company 14 - Gore Fire Company Company 15 - Round Hill Community Fire and Rescue Company Company 16 - Gainesboro Fire and Rescue Company Company 17 - Star Tannery Fire Company Company 18 - Greenwood Fire and Rescue Company Company 19 - North Mountain Fire and Rescue Company Company 20 - Reynolds Store Fire and Rescue Company Company 21 — Millwood Station Volunteer Fire and Rescue Company Most ofthe apparatus operated by the companies are owned by and have been purchased through the fiend raising efforts of each company. The County has purchased a ladder truck which provides truck service throughout the county. This vehicle is housed at Company 13, Clearbrook Volunteer Fire & Rescue Company and is staffed by a combination of career and volunteer personnel In addition, the county owns and operates twoALSfirst response vehicles, which are stationed at Company 18, Greenwood Fire and Rescue Company, and Company 16, Gainesboro Fire and Rescue Company. Company 12, Middletown Volunteer Fire & Rescue Company owns an ALS vehicle, which is operated most of the time by the county. Staffing of the fire and rescue stations is accomplished by a combination of volunteers from each community and is supplemented by twenty-four career fire and rescue personnel employed by Frederick County. The volunteers provide 24 hour a day, seven day a -week coverage in all of the fire and rescue stations. The career fire and rescue personnel staff nine of the eleven stations, ten hours a day, five days a week as well as providing 24 hour coverage on two advanced life support response vehicles. These vehicles operate from Company 16 and 18. The Fire and Rescue Department office is divided into three divisions. These divisions are Operations, Training, and Life Safety. The office is headed by a full-time Director who is employed by the County. The Director is responsible for supervision of all of the Departments operations. Frederick County " 17 Comprehensive Plan Community Facilities and Services This includes the supervision of all career personnel, coordinating the service delivery of the volunteer companies, overseeing emergency services planning, providing volunteer and career training programs, disaster and hazardous material coordination, and managing Department resources. seefetffy-_ The Operations Division is divided into three battalions, have a Fire/Rescue Lieutenant — Field Supervisor to oversee the career fire and rescue personnel. These Field Supervisors also work with the volunteer chiefs to coordinate daily activities within each company. The Life Safety Division is responsible for fire prevention, life safety education programs, fire code enforcement and fire investigations. The Life Safety Division is headed by a full time Fire/Rescue Battalion Chief- Fire Marshal employed by the County. The division is support by a full time Fire/Rescue Lieutenant -Assistant Fire Marshal. The Fire Marshals are on call on a 24-hour basis to provide fire investigations, technical support to volunteer companies, and to respond to emergencies. The Training Division is responsible for developing, providing, and overseeing training programs for the volunteer and career fire and rescue personnel. This Division is headed by a full-time Fire/Rescue Battalion Chief — Training Officer employed by the county. The training officer is also the Career Development Advisor, responsible for overseeing the administration of the Career Development Program. Future challenges for the Fire and Rescue Department include meeting fire and rescue equipment needs, maintenance and expansion of fire and rescue stations, developing water systems for fire protection, meeting training and certification requirements, increasing emergency medical service, improving radio communications, providing service for the regional airport as required by the Federal Aviation Authority regulations, and developing additional fire and rescue stations to meet future growth within the county. > > 000 the fespense time fef existifig fife aftd r-eseide st—ations aftd Mll tmdoubtedly lead te the need faf aa'+' fife and --eseue sen::yes. Planning for future fire station locations and equipment needs has been accomplished by developing a five-year strategic plan. This plan identifies future station sites and equipment needs based on projected service demands and response times. The plan encourages the dedication of sites for new fire and rescue stations within the identified areas during the rezoning process. A recent response study was conducted and concluded the need for five additional fire and rescue stations in the next five years. These stations are to cover the areas of. Frederick County " 18 Comprehensive Flan Community Facilities and Services Green Springs/White Hall Rt. 522 South/ Rt. 277 East Middle Road/Cedar Creek Grade Apple Pie Ridge/ Rt. 522 Route 7/ Redbud Road The response study justifies the need for new fire and rescue stations. The study indicates that in many areas a ten minute total response time is not being met. The increased calls to each fire station create a situation where the 2❑d due station has to cover additional areas while the l" due station is still out. Non-residential areas such as retail, office, and industrial areas require increased fire protection because specialized equipment is necessary to insure safety for these land uses. Other land uses identified as target hazards continue to grow. These include land uses such as schools, nursing homes, daycare centers, and industrial facilities. These land uses have a higher risk of injury due to the specific demographics of person utilizing these facilities. Existing road conditions, primarily those with gravel or dirt surfaces and horizontal and vertical curvatures, located outside of the county's Urban Development Area (UDA) create longer response times. The greatest factor contributing to the need for new fire and rescue stations is the rapid population growth and increases in dwelling units within and a tside of the UD the County. The development of new fire and rescue stations could provide an opportunity to extend satellite services provided by other county departments and agencies. Allocation of space could be created within new fire and rescue stations for community services provided by the Sheriff's Office, the Treasurer's Office, the Voter Registrar's Office, and the Commission of the Revenue's Office...mss well as offiee spaee fef fnember-s Airport The Winchester Regional Airport is a 375 -acre, all weather, 24-hour general aviation airport with a 5,500 foot runway located southeast of Interstate 81, Exit 313A. The facility currently has 75 tie down spaces, two 12,000 square foot public common hangar, 52 T -hangars, and three private corporate hangars. Based aircraft total 80, and range in size from single engine to large cabin class business aircraft. Services available include 24-hour U.S. Customs and Immigration, 24-hour on call line service, automated weather observation system, computerized weather and flight planning equipment, full instrument landing system, and rental car service. The Winchester Regional Airport Authority (WRAA) was formed by the Virginia General Assembly on July 1, 1987. The Authority consists of representatives from the City of Winchester and Frederick, Clarke, Shenandoah, and Warren Counties. Since its formation, the WRAA has embarked on an extensive airport improvement program. Major capital improvements have been accomplished in order to comply with Federal safety and design standards. Completed construction projects include: a 1,100 foot runway extension,. pavement resurfacing of the entire runway, relocation of the Frederick County " 19 Comprehensive Plan Communitv Facilities and Services taxiway, the creation of safety areas at each end of the runway, and the remarking of the runway and taxiway. New buildings constructed under this program include a modern general aviation terminal, a 12,000 square foot clear span hangar, a maintenance hangar with Fixed Base Operator offices, and 62 T -hangar units. Other completed projects include the airfield lighting upgrade, installation of a 40,000 gal ,,, 60, 000 gallon above ground fuel storage facility, a security fence around the Airport's perimeter, and the installation of a precision instrument approach to provide better all weather access to the Airport. Collaborating with Frederick County and the Virginia Department of Transportation (VDOT), the Authority has also made improvements to primary access roads for the Airport. Also completed was the relocation of Airport Road to remove a portion of the road which infringed on controlled airspace. Sewer and Water service is also established for the Airport. To date, more than $19 million dollars has been invested in the Winchester Regional Airport's capital improvements, equipment, and promotions through funding received from the Federal Aviation Administration, Virginia Department of Aviation, and the local jurisdictions. Remaining capital projects include the acquisition of land along Bufflick Road for noise abatement, development of the northern side of the runway, renovation of the 17year old terminal building and construction of an aircraft wash rack. Through the support of the member jurisdictions, the Airport will continue to evolve into a modern, first class air transportation facility which will assist economic development endeavors in the attraction of new industrial and commercial businesses to the region. Frederick County " 20 Comprehensive Plan Community Facilities and Services Handley Library Library service is provided to Frederick County through the Handley Regional Library, which also serves Clarke County and the City of Winchester. Currently, there are 21,107 active registered library card holders in Frederick County. The regional system supports education, preschool through post -secondary, by providing assistance and research materials for projects and papers, and by being open weeknights, Saturdays and some Sundays. The library is also open during the summer when schools are closed. It is also an important resource for adults seeking to improve their skills and for introducing preschoolers to books and reading. The library also provides the business community and the general public within information for their research needs as well as recreations reading. The regional library system continues to be below per capita state standards in the areas of books, square footage, seating, and periodical holdings; however, important steps have been taken to remedy this. The predominant project, through the County's CIP, is the construction of a Northern Frederick County Branch. This project entails the acquisition of 3 to 4 acres and the construction of a 7,000 square foot library branch with expansion possible to 10,000 square feet along Route 522 Nnear Cross Junction. Initial parking would accommodate 35 vehicles. There is no library in this area of the county to serve residents. The residents of the Gainesboro District comprise the largest population group the greatest distance away from a library. The library would serve members of the population from toddlers to senior citizens. Also included in the CIP is the need for library branches in the Senseny Road/Greenwood Road area and on Front Royal Pike (Route 522 South). These projects entail the acquisition of 3 to 4 acres each and the construction of a 7,000 square foot library branch at each location with expansion possible to 10,000 square feet. This branch would serve citizens living in this rapidly growing area. A library in these locations will reduce traffic into the Winchester Library(s). These branches would also help fulfill a community center need within this area, by providing a meeting room. Another important capital project for the Library will be the expansion of the parking lot and sidewalks at the Bowman Library Branch. This proposal would expand the parking lot on the Lakeside Drive side of the library from 101 to 221 parking spaces, and to provide a sidewalk that will extend approximately 400 to 500 feet beyond the sidewalk that now borders the parking lot to Frederick County " 21 Comprehensive Plan Community Facilities and Services connect to the sidewalk on Lakeside Drive. The parking lot expansion is needed to relieve overcrowding and to accommodate library patrons. The sidewalk is necessary to provide safe access for pedestrians to the library. Planning consideration for alternative modes of transportation such as bicycle connectivity should also be considered. County Offices fft --VV11J Ll Liv LiVii Va » ��,��----1------ --- v ✓ 7 Fr-eder-iek GeupAy Administfatieft Building. F iding f-ef this new building was obtained thr-eugh t -he Adyninistfatien J Building, 1 s-Aepaftments and ageneies afe new housed in this new eeufyty��In 1998, the eounty medified the Capital knpr-evemefils Plan to provide fef! a Publie Safety Faeility I the Gen-Anissiener- of the Reveiiue's The pr-evision of these J and the Shefiff-s • In addition to the County's main 100,000 square foot administrative office complex in downtown Winchester, construction began on a 68,000 square foot for Public Safety Building was in the summer of 2006. The new facility, which is scheduled to open in spring of 2007, is located south of Route 50, adjacent the regional airport, and will house the Fire and Rescue and Sheriff's departments. This facility is anticipated to accommodate the space needs of these two departments for 15-20 years. The building and site were also designed to allow for future expansion of an additional 30,000 square feet. Refuse Collection, Landfill, and Recycling Twelve Eleven refuse collection stations are located throughout Frederick County. Nine refuse collection stations consist of hydraulic compactors with separable roll -off containers and collection facilities for recyclables, ' d sites,eeeonsist or a a„.,. pstefs eftly. Two sites consist of front end dumpsters and collection containers for recyclables. The County converts dumpster sites to compactor stations when warranted by tonnage levels. When practical, the consolidation of sites during the conversion process is also desirable. Based h by t' e Govemment 12 stud leafnine i3r-ei ec4 and staff-, the eeneept of eufb side pi kup in the densely populated afeas of Ffedefi-ek ll +•en ,, fne „moo, � ,, r ast 200 -3 -.-For residents who prefer curbside refuse collection, service Frederick County v 22 Comprehensive Plan Community Facilities and Services is provided by a number of private haulers. The Frederick County Landfill is a regional facility which receives refuse from Frederick and Clarke Counties, as well as the City of Winchester. The landfill is operated by Frederick County as an enterprise fund and the landfill operation is fee sustaining. The management and planning of landfill operations are solely the responsibility of Frederick County, with input from an oversight committee comprised of representatives from Frederick and Clarke Counties and the City of Winchester. Closure of the older section of the landfill, which opened in 1976, was completed in 1994. A new 160 -acre tract of adjacent land, purchased in 1986, was opened for landfilling in 1993. Approximately 90 acres of this tract have been permitted for landfilling under the newly adopted current Subtitle "D" Solid Waste Regulations. Both the closure of the old section and the construction of the section were carried out in accordance with state regulations that require sophisticated environmental protection measures, including: composite impermeable liners, a complete leachate collection system, leachate treatment facility, groundwater monitoring, and gas monitoring. 19 LIN I ■ •• ZM - - MU. .• _ • • ; �Kyflffn. - En Am N ••� M. In an effort to extend the useful life of the municipal solid waste landfill, a 109 acre wooded tract was purchased from Ryland Carper for the future development of a construction debris landfill. The permitting, design, and construction of this new CDD landfill were completed in 1998. Through diversion of bulky, construction debris to a separate landfill; anamendment to the state permit allowing vertical expansion, and improved compaction technologies, the life of the landfill has been extended to approximately 40 years. A new program to recirculate leachate or liquids through the landfill will also increase decomposition and extend the life of the municipal solid waste landfill. The County should continue to evaluate new methods for waste reduction and support recycling programs, both of which will extend the life of the landfill. During the 1990s, the County placed collection boxes for recyclable materials at each of the citizens' convenience areas located throughout the County. In 2004, containers were also added at dunipster sites. Through this voluntary collection effort, the County was able to meet the 1995 state recycling mandate of 25 percent mandated by the Commonwealth of Virginia. Due to the rapid growth in the Frederick County, additional programs have been implemented to enable the County to maitAain tke 995 r-ee-yeling mandate of 25 perces t exceed the State's 25 percent recycling goal. These programs Frederick County - 23 Comprehensive Plan Community Facilities and Services include: brush and yard waste mulching, composting, waste oil recycling, oil filter recycling, cardboard and phone book recycling, tire shredding, household hazardous waste collection, and electronics recycling. It is essential that new residential developments need are provided with an appropriate means of solid waste collection. Either private collection or new collection stations, including land, should be provided by developers. Sewer and Water Facilities The location of public sewer and water lines determines where urban development will occur. The I � ^ ^^; a . The Urban Development Area defines the general area in which more intensive forms of residential development will occur. Commercial, industrial, and institutional land uses are also encouraged within the Urban Development Area. The Sewer and Water Service Area is consistent with the Urban Development Area in many locations. However, the Sewer and Water Service Area may extend beyond the Urban DevelopmentArea to promote commercial, industrial, and institutional land uses in areas where residential land uses are not desirable. The Frederick County Sanitation Authority has the responsibility for the treatment, transmission, and distribution of potable water and the collection and transmission of wastewater. Most of the sewer and water mains and laterals in the County are owned, operated, and maintained by the Sanitation Authority. Frederick County and the Frederick County Sanitation Authority (FCSA) have executed a Facilities Planning Agreement which sets forth procedures for the planning of sewer and water mains in the County. The agreement includes provisions for adopting a water and sewer facilities plan as a part of the Comprehensive Plan, specifying the location of mains over eight inches in size, and includes provisions for review and update of the plan and for including sewer and water facilities projects in the Frederick County Capital Improvements Plan. The City of Winchester owns and maintains sewer and water lines in portions of the County adjacent to the City corporate limits. Such lines have been extended into the County following a previous agreement between the City and the County. The Frederick -Winchester Service Authority (FWSA) has the sole responsibility of providing wastewater facilities to serve the FCSA and the City of Winchester's treatment needs. The FWSA currently owns the Opequon Water Reclamation Facility, the Parkins Mills Wastewater Treatment Plant and the Crooked Run Wastewater Frederick County " 24 Comprehensive Plan Community Facilities and Services Treatment Plant and has operational agreements with the City and the FCSA for their operation. The City operates and maintains the Opequon Facility while the Sanitation Authority is responsible for operation and maintenance of Parkins Mills and Crooked Run Facilities. Treatment of wastewater generated in the County i providedd by +--se o treatment l r+ . +�,o Opequon Alatef Reclamatien Facility and the Parkins front within the County's Sewer and Water Service Area (SWSA) is undertaken at all plants. The Opequon Plm-,ant serves Service Area is comprised of the Abrams Creek drainage area which includes the City of Winchester and adjacent drainage areas located east, west and north of the City of Winchester. All wastewater coming from the City of Winchester is transported to and treated at the Opequon Water Reclamation Facility. The Parkins Mills Wastewater Treatment Plant serves Sanitation Authority customers located in the upper Opequon Creek, Wrights Run, and Stephens Run drainage areas along with the Town of Stephens City. The Crooked Run Service Area services the Shenandoah Community in southeastern Frederick County. The Opequon Water Reclamation Facility presently has a seasonal hydraulic capacity of 8.4 millions gallons per day during summer months and 16.0 millionn gallons per day durir2g the winter months. The facility has 18,000 pounds per day of biological capacity and also provides for biological nutrient renzoval of nitrogen and phosphorus. Based on the projections contained in the 1997 Opequon Water Reclamation Facility Capacity Needs Evaluation Report the present treatment configuration will meet both hydraulic and biological demands through 2007 - 2008. The Frederick Winchester Service Authority Inas already begun design for all expansion and upgrade of the Opequon Water Reclamation Facility to meet future growth needs and regulatory requirements requiring dramatic reductions of nutrient discharges from treatment facilities located in the Chesapeake Bay Watershed. The initial expansion and upgrade will increase the hydraulic capacity of the facility to a maximum of 12.6 million gallons per day. Obtaining this capacity will depend onn the final wasteload allocation for nutrients assigned to the Opequon Facility under the Water Quality 1VManagementPlan Regulations adopted by the Commonwealth of Virginia. Present planning would anticipate the expanded facility would be operational by 2010-2011. The Parkins Mills Wastewater Treatment Plant which serves the upper Stephens Run, Wrights Run, and Opequon drainage areas has a present rated capacity of 2.0 million gallons per day. The current average daily flow of this plant is about 75% of the design capacity. This facility also will be limited in it ultimate capacity by nutrients. Design of an expanded and upgraded facility is complete and construction of that facility began in early 2007. When construction is complete in 2009, the Parkins Mills Wastewater Treatment Plant will have a capacity of 5.0 million gallons per day. �V- 00447 214 "LAI Frederick County `" 25 Comprehensive Plan Community Facilities and Services eenter-. The intention is that additional extensions of sewer and water service will reflect the boundaries of the UDA. The extension of mains into areas not included in the sewer and water service areas described by the facilities plan will require an amendment to the comprehensive plan. In this way, the County will maintain an orderly process of development. All sewer and water mains extended should be publicly owned mains. 9.00 8.00 7.00 m 6.00 v 5.00 c 0 c7 4.00 C 0 2 3.00 2.00 1.00 0.00 ��' 9� 0� 0ti 9,5 0� °j� 96 �•` 9� �o, O� �^ Ory 0� Ob O3 lb 4$ ll, A^°pry . 0"9 Opequon Water Reclamation Facility Sewer Flow Versus Capacity Fiscal Years tOWRF —w—County —City —Capacity Frederick County v 26 Comprehensive Plan Community Facilities and Services Capital Improvements Plan The Capital Improvements Plan (CIP) is the community's plan for public facilities. It provides a list of projects planned for five years and is updated each year as projects are completed and new projects added. In general, projects on the Capital Improvements Plan are relatively expensive, fixed assets that require expenditures that do not recur annually and last for a relatively long time. The first year in the Capital Improvements Plan should provide a capital budget for the upcoming fiscal year. The scheduling of projects needs to be coordinated with plans for development contained in the Comprehensive Plan. The Comprehensive Plan should be used as a tool to aid in determining priorities among projects, for estimating required funding, and for scheduling projects. The Capital Improvements Plan helps to guide development, to achieve the most efficient use of funds, and to maintain a stable financial program. The County's procedures for reviewing and adopting the CIP need to be improved. The CIP needs to have a direct link to available or projected funds. Projects need to be systematically reviewed against established standards in order to determine priorities. These standards need to be developed and reviewed on a regular basis. The County Finance Department should play an active role in the CIP development process. Facility Cost Impacts Rezoning requests should be evaluated to determine their potential impacts on the community facilities. Costs to the County should be estimated in terms of what impact the development, which could result from the proposed rezoning, would have on facilities and infrastructure. These costs are estimated in terms of facility use per unit of development. The estimated facility use is determined through the use of established multipliers which use averages derived from existing development. These multipliers set out such factors as: expected numbers of vehicle trips, school children, gallons of sewer and water usage per dwelling unit, square footage of commercial use, or person. The demand on various facilities resulting from a proposed rezoning can then be estimated based on the costs of facilities listed in the Capital Improvements Plan. Initially, costs are estimated in terms of the actual costs of providing facilities to support the potential development. In 1991, Frederick County's first impact model was developed. The fiscal impact model was utilized to project the fiscal impacts of rezonings on public schools, parks and recreation, and fire and rescue services for capital facilities costs. In 1998, a revised version of the impact model was adopted by the Board of Supervisors. This new model was designed to project the fiscal impacts of miscellaneous public facilities, as well as the public agencies that were accounted for in the previous impact model. The impact model projects the gross potential costs of the facilities that would be needed to support a new development using the basic formula described above. In 2005, the Board of Supervisors endorsedfor use anewDevelopmentImpactModel (DIM) design ed specifrcallyfor Frederick County. This model projects the capital fiscal impacts that would be associated with Frederick County `" 27 Comprehensive Plan Community Facilities and Services specific development projects on the budget of Frederick County Government and the Frederick County School Board. The DIM was developed to represent the budgetary structure of the County and could be used to evaluate future land use planning scenarios. No rezoning should be approved unless the net impacts on community facilities are positive, or if the negative impacts can be adequately addressed through proffers or some other means. A request for rezoning may be turned down even though all fiscal impacts appear to be addressed. If there are other impacts which are not addressed by the rezoning application, or if the request does not conform to this plan, a similar method should be developed for determining the impacts of proposed developments on transportation systems and other public facilities. Issues: There is a need to carefully monitor school enrollments and to plan for school capacity to deal with overcrowding, replacement of outdated facilities, and population growth in the County. There is a need to continue supporting fire and rescue squads and to develop policies to deal with growing emergency service demands. ► The County should support improvements at the Winchester Regional Airport as a part of the overall economic development efforts. ► The County should continue to monitor refuse collection sites and should make improvements or add sites as needed. ► The County should continue to monitor landfill recycling efforts sheuld-be suppet4e. ► The County should maintain a process of careful Capital Improvements Planning coordinated with Comprehensive Planning. ► Frederick County and the Frederick County Sanitation Authority need to should continue coordinated planning of sewer and water facilities following the procedures described by the Facilities Planning Agreement. ► Additional information is needed on the impacts of new development on community facilities. Frederick County and the City of Winchester need to maintain coordinated planning of sewer and water facilities in the County through the Sewer Agreements. Frederick County " 28 Comprehensive Plan Community Facilities and Sei-vices ► Together with the County and the City, the Frederick -Winchester Service Authority should carefully plan needed sewage treatment capacity based on trends in usage. The Service Authority needs to develop a capital improvements plan that is coordinated with City and County plans. Water and sewer service should be provided to service areas in the urban development areas through an orderly process following the Facilities Planning Agreement and using the Capital Improvements Plan. Community Facility and Service Policy GO_4L—_1ppropriate services and facilities shall be provided to serve planned land uses and development. GOAL - Facilities and services should be carefully planned to meet projected needs Strategy 1 - Plan sufficient school capacity to meet projected enrollment trends and to meet appropriate facility standards Strategy - Recognize the changes occurring in demand for emergency services and develop policies for dealing with those changes Strategy 3 - Support expansion plans for the Winchester Regional Airport. Strategy 4 - Monitor refuse collection and landfill use and continue to develop plans for future improvements. Pursue recycling methods and other methods to extend the life of the landfill. Strategy - Carefully monitor sewer and water use and develop up-to-date improvement plans for sewer and water facilities. Strategy 6 - Develop and maintain formal and regular relationships and procedures between the County and providers of facilities and services, including the Sanitation Authority, the City of Winchester, the Service Authority, the School Board, the Regional Airport Authority, and the Fire and Rescue Squads. Strategy - Use the Capital Improvements Plan to carefully plan community facilities and to coordinate facilities planning with land use plans. Frederick County v 29 Comprehensive Plan Community Facilities and Services Strategy 8 - Require that the impacts of new developments on facilities be described and require that the impacts are addressed through proffers and other means. Implementation Methods: 1. Carefully monitor school enrollments and plan facilities according to enrollment and development trends. Update the Capital Improvements Plan each year based on trends. 2. Continue to support fire and rescue squads and plan to increase support according to development in the various service areas. 3. Develop plans for new emergency facilities. 4. Continue to convert dumpster sites to compactor sites. Monitor usage. Plan for new refuse collection sites according to use and planned development patterns. 5. Monitor landfill use. Plan for additional landfill capacity on adjacent land. Explore alternative disposal methods and new technologies. 6. Continue to plan for sewer and water main extensions according to the agreements established with the Sanitation Authority and the City of Winchester. Include planned extensions in the Capital Improvements Plan. 7. Provide for recycling at collection stations and support a regional recycling center. Encourage private haiders to offer recycling services to their customers. 8. Carefully monitor sewer and water use and develop a Capital Improvements Plan to accommodate projected development. 9. Consider means to provide water service to Brucetown. 10. Consider alternative sources of water supply. 11. Minor extensions of sewer and water service to business and industrial uses beyond the service area may be considered if such uses conform to other County standards. Such extensions should be reviewed by the Planning Commission for conformance with the Plan. 12. Require that information be provided with rezoning proposals on the impacts of development on community facilities. Impacts should be addressed through proffers and other means. No rezoning should be approved unless all impacts are adequately addressed. 13. Any sewer or water main six inches in diameter or larger, extended or existing within an area proposed for inclusion within the County's Sewer and water Service Are or Urban Development Area, should be dedicated as a public line to be owned and maintained by the County Sanitation Authority or City of Winchester when appropriate. 14. Plans for new facilities should be based on demand projections as derived from population projections in the Comprehensive Plan. Recreation Policy Goal - Contribute to the physical, mental, and cultural needs of the community, its economic and social well-being, and its sense of civic pride and social responsibility through the implementation of an integrated plan for recreation programs and park facilities. Frederick County " 30 Comprehensive Plan Community Facilities and Services Strategy, 1 - Identify the recreational, parks, and open space needs of the County. Strategy 2 - Make available a wide range of year-round recreational opportunities. Strategy - Seek alternative funding methods for the provision of existing and identified recreational needs. Strategy 4 - Encourage cooperative efforts with private, semi-public, and public providers of recreational opportunities. Implementation Methods: 1. Promote the completion of a County -wide recreation plan which identifies recreational, park, and open space needs. 2. Continue to solicit public opinion in planning parks and recreation. 3. Continue to encourage the participation and financial support of civic groups businesses, and other organizations and individuals for recreational needs. 4. Continue to utilize State and Federal grants and loans for financing and programming County recreational needs and especially for major capital projects. 5. Continue to expand our cooperative relationship with the Frederick County School Board in jointly meeting identified County recreational needs. 6. Continue to cooperate with the private sector, the semi-public sector and other public providers of recreation in meeting identified recreational needs. Goal - Continue to develop the County's regional parks as the major source ofrecreational facilities and activities. Strategy - As finances are available, improvements to the Sherando and Clearbrook Parks should take place according to the adopted master plans. Implementation Methods: 1. Use the capital improvements planning process to provide improvements to the regional parks. 2. Seek alternative sources of funding for park improvements. Goal - Ensure that appropriate recreational facilities are provided in urban and rural areas. Strategy 1 — Promote the completion of a County -wide plan to ensure that appropriate open space and recreational facilities are provided in association with new urban development. Frederick County " 31 Comprehensive Plan Community Facilities and Services Strategy 2 - Provide for suitable recreational opportunities for all portions of the County. Strateg� — Promote the development of a comprehensive trail system and bikeway plan. Implementation Methods: 1. Use a County -wide recreation plan to develop standards for open space and recreational facilities in new urban development. 2. Use a County -wide recreation plan to identify the recreation needs of residents in all portions of the County. 3. Identify recreation needs associated with the Rural Community Centers. 4. Review land development regulations to ensure that appropriate standards are provided for open space recreational facilities in new developments. Goal - Provide recreational programs and activities based on identified needs and available funding. Strategy 1 - Identify recreational program needs. Strategy 2 - Solicit public opinion on recreational programs to be provided. Strategy_3 - Coordinate with the Frederick County School Board, the public sector, the semi-public sector, and private organizations for the provision of recreational program funds, services, and facilities. Implementation Methods: I. Prepare a County -wide recreation plann identifying program needs. 2. Develop and maintain citizen participation in the identification of recreational program and program facility needs. 3. Actively solicit contributions for the provision of recreational programs and program facility needs, from all segments of the community, both private and public. 4. Structure the provision of all program facilities, such as indoor community centers, to recognize land use decisions and policies. S. Actively utilize public, semi public, and private facilities for the provision of recreational programs. Frederick County " 32 Comprehensive Plan Community Facilities and Services As development continues in Frederick County, there is a need to carefully plan for the facilities and services that will be required. Planned development will affect the expenditures and facilities that will be needed. It will also effect the location and types of facilities that must be provided. There is a need to carefully monitor growth and to plan land use and facilities in a coordinated fashion. This can be accomplished through annual comprehensive planning and capital improvements planning. Schools The Frederick County Public School system is composed of ten elementary schools serving students in grades kindergarten through fifth grade; three middle schools serving grades six through eight; and, two high schools serving grades nine through twelve. The NREP is a regional program that provides special education services to students from Frederick and Clarke Counties and the City of Winchester. In addition to the main school facilities, nineteen modular classrooms are used at six school sites to reduce overcrowding due to increased enrollment and changes in educational programs. During the past several decades, the student enrollment in the school division has increased steadily. T he most significant increase has occurred throughout the 1990s with school enrollment growing by 2,318 students. This increase, from 8,223 students in 1990 to 10,408 students in 1999, represents a 28% growth in student enrollment in the school division. Student enrollment in Frederick County has notable exceeded the state average, which was 11.3% for the same period of time. In order to meet the need for additional space, a number of school construction and renovation projects have occurred. Despite the completion of these capital facilities projects, throughout the 1990s four of the ten elementary schools will exceed 90% of their capacity of the opening of school in the fall of 2000. These schools are Bass -Hoover (96%), Indian Hollow (91%), Senseny Road (105%) and Stonewall (95%). Construction of classroom additions to Armel and Middletown Elementary Schools, which were completed in the fall of 1998, resulted in an increase in student capacity and a reduction in the percent of practical capacity utilized at each of these sites. Orchard View Elementary School in the Back Creek Magisterial District will open for students in the fall of 2000 and Robinson Elementary will be closed. As students matriculate from elementary to the middle and high school levels, the need to provide additional space for the increase in student population and to meet changing educational requirements will necessitate the development of new facilities and the renovation of existing facilities. The Capital Improvements Plan reflects the need to address space requirements for middle and high school enrollment that has exceeded 90% of capacity in three of five schools despite the use of nineteen modular classrooms at five different locations, and the increased use of the Dowell J Howard Center for secondary programs. A major renovation project at James Wood Middle School and the construction of a third county high school on Berryville Pike are two projects planned to Frederick County " I Comprehensive Plan Community Facilities and Services address the increase in middle and high school student populations. During the 1990s, the need to renovate or replace older facilities and provide facilities to accommodate residential growth in the county has resulted in significant allocations for capital facilities costs in the school division. The rate of residential growth continues to impact the school system, particularly in southern and eastern Frederick County as subdivisions are developed in the Urban Development Area (UDA). In addition, careful monitoring of residential growth outside of the UDA, which has accounted for approximately one third of new residential building permits issued throughout the 1990s, is necessary to accurately predict enrollment trends. Along with growth in student enrollment, the school is faced with the responsibility of providing instruction in order to prepare students to work and live in the 21 st century. The use of technology as a tool in nearly every facet of education has dramatically changed the way in which instructional services are provided to students. Required technology -related instruction at all levels will continue to necessitate increased expenditures for computer and computer related hardware and software. Mandates from the federal and stated governments, particularly in special education services, will require localities to expend additional financial resources to meet educational requirements. The requirements associated with technology -related instruction and the provision of appropriate special education services to students will create the need for investment in future capital projects within the school division. Major efforts have been made by the school division and the Board of Supervisors to consolidate services in order to serve the residents of Frederick County more effectively and efficiently. Cooperative agreements have been developed relative to sharing school facilities for recreational use by a wide variety of community organizations; maintenance of school grounds provided by the Department of Parks and Recreation, resulting in a greater utilization of space; and maintenance of the County Office Complex provided by the school division's Building and Grounds Department. The purpose of this chapter is to outline the County's recreational policies and identify implementation methods to accomplish the stated goals for recreational facilities, programs, studies, and plans. This narrative is a broad overview of parks and recreation goals, needs and standards, and serves as a guide to decision making. This overview is a part of the County's continuing planning process. Facilities The County currently owns and operates two district parks. Clearbrook Park, located five miles north of Winchester on Route 11, consisting of approximately 55 acres and Sherando Park, located two miles east of Stephens City on Route 277, consisting of approximately 334 acres. Both district parks currently serve the County's population with active and passive recreational programs and facilities. In addition to these regional parks, five neighborhood parks have been developed which Frederick County " 2 Comprehensive Flan Community Facilities and Services serve a more specific group with more limited facilities than those in the regional parks. Neighborhood parks are located at: the Reynolds Store Fire Company and Gainesboro Fire Company in the Gainesboro District, and Round Hill Fire Company in the Back Creek District, and the Frederick Heights subdivision in the Shawnee. These neighborhood parks consist primarily of playground equipment for young children. The Parks and Recreation Department also maintains two tennis courts at Senseny Road Elementary School for community use. In 1987, master development plans were adopted for both Clearbrook and Sherando Parks. These master plans established development goals for each park, identified unmet recreational needs, provided unified facility plans, and proposed a development program for each park. The Master Plans for both Clearbrook and Sherando Parks reflect the recommendations of the County residents and national standards as outlined in the Virginia Outdoor Plan. These plans emphasize the development of a swimming pool complex, and additional sports venues, picnic areas, and maintenance support facilities. Funding has been provided to update the Sherando Park Master Plan. The revisions are scheduled to be competed by June 30, 3001. Since the adoption of the Master Plans, the County has completed the construction of. two outdoor swimming pool complexes, four irrigated soccer fields, a maintenance building, three shelters, a gazebo, two playground areas, two sand volleyball courts and two fields of a four field softball complex. The County has also purchased an area to house the maintenance operation for Clearbrook Park. Additional recreational facilities currently provided are athletic fields, playground, and picnic areas with a variety of recreational opportunities such as horseshoes, fishing, paddleboats, volleyball, open space areas, and support facilities. Clearbrook Park, Sherando Park, neighborhood parks and all public schools are maintained by the Parks Division of the County Parks and Recreation Department. Asa result of a joint operating agreement with the County School Board, the Parks and Recreation Department has the use of the following Sherando High School facilities when they are not in use by the school: lighted football field and track, baseball field, eight outdoor lighted tennis courts, and four outdoor lighted basketball courts. The Parks and Recreation Department's Community Center, which was built adjoining Sherando High School, opened in September of 1993 and contains two racquetball courts, a weight room, and a multipurpose room. The Residential Performance Zoning regulations require that open space be provided in most types of suburban development. In addition, recreational facilities are required in any residential development which contains lot sizes of less than 5, 000 square feet. It is required that such open space and facilities be dedicated to homeowners associations. There is a need to examine recreational and park needs in suburban and urban areas, specifically the development of a bikeway and trail system. One need that has been identified is the development of a bikeway and trail system. To date, the County has constructed a 2.4 mile bicycle trail to serve several residential areas east of Stephens City. The County has also committed to the construction of a .6 mile (3,200 1. f.) bicycle facility to serve residential areas on the northern perimeter of Sherando Park. These bicycle facilities will link those residential areas with Sherando Park and Sherando High School. Additional trails Frederick County 3 Comprehensive Plan Community Facilities and Services would provide residents the ability to travel safely from their homes to schools, stores, work or recreation areas without having to share the overcrowded arterial and collector roads with automobiles. Also, there is a need to examine Residential Performance zoning regulations to determine whether the recreational needs of the single family homeowner are being met. Programs The Recreation Division of the Frederick County Parks and Recreation Department was created to provide a comprehensive and accessible program of recreational services and activities for the residents of Frederick County. A diverse range of recreational and enrichment programs is provided for all age groups. This broad base of activities includes, but is not limited to, instructional classes, outdoor adventure programs, sports and athletics, lifetime leisure and fitness programs, cultural and community events, as well as, trips and excursions. Programming responsibilities are assigned within the Division's four interest sections — Community Recreation (Children's Programs, Cultural Arts, etc); Senior Citizens; Aquatics; and Sports and Athletics. Staff members work together to identify, develop, and implement those activities which most closely meet the interests and desires of the community. The Division typically implements programs within age group stratifications such as preschool, youth, teen, adult and senior adult; however, a shift in programming emphasis has resulted in the development of broader activities to appeal to family units. In particular, holiday events are planned to include parent and child in a variety of leisure opportunities. The majority of recreation programs offered by the Parks and Recreation Department are held within the 13 public schools in Frederick County and the Parks and Recreation Department's Community Centers. Consequently, a wide variety of recreation offerings has maximized the use of county school buildings. The joint efforts of the Frederick County Public Schools and the Parks and Recreation Commission/Department resulted in the inclusion of recreational facilities within Sherando High School. The Department's Community Center, which was built, adjoined to Sherando High School, opened in September of 1993. On August 28, 2000, the Orchard View Community Center is scheduled to open. This facility, which is attached to the Orach View Elementary School, will have a full-size gymnasium that will be programmed during non -school hours. Citizen Participation Citizen participation and input regarding recreation programs and park development have been actively solicited since the creation of the department in 1971. Frederick County " 4 Compretnensive Tian Community Facilities and Services The Parks and Recreation Commission consists of seven members, including one from each magisterial district, appointed by the Board of Supervisors for four year terms and two at large members recommended by the Commission and appointed by the Board to serve staggered four year terms. Future Demands Help plan for future leisure service demands, the Parks and Recreation Department has completed Master Plans for the County's two regional Parks; studies of national standards provided in the Virginia Outdoor Plan; and surveyed information relating to the provision of leisure services. Through utilization of these and any other available resources, it is projected that the following areas must be addressed if we are to meet leisure demands: 1. Land acquisition to meet minimum standards. 2. Facility development to meet minimum standards. 3. Development of recreation centers. 4. Increased programming for special populations. 5. Increased programming for teens. 6. Greater diversity of programming to better meet the needs of the entire community. 7. Expansion of trail systems and bikeways. Area Standard As suggested by the 1996 Virginia Outdoor Plan, the area standard for local recreation and park sites in Virginia is ten acres of developed park land per thousand populations. Frederick County has a population of approximately 57,000 (based on 1999 provisional estimate data provided by the University of Virginia Center for Public Services) and currently maintains 404 acres of park land. Of the 404 acres assigned to the parks, about 240 acres would be considered developed. By the year 2001, using the population projection provided by the Frederick County Planning Department, and additional 166,acres will be needed and by the year 2010, another 130 will be required if we are to keep pace with the recommended standard of the ten acres per thousand. It is estimated by the Department of Parks and Recreation that by the year 2020, Frederick County will nee approximately 833 acres of developed park land to adequately serve the County's Population. In meeting the ten -acre per thousand minimum standard for park land, it is recommended by the Virginia Outdoor Plan to consider the following types of park development. Frederick County " 5 Comprehensive Plan Commun NEIGHBORHOOD PARK Size: 5-20 acres Plan at 3 acres/1000 Population Facilities and Services Service Area: Approximately 5 —15 minutes walking distance or'/2 mile to I % miles Administrative Responsibility. Local Unit of Government or Homeowners Association PgMose: The primary function of the neighborhood park is to provide limited types of recreation for the entire family within easy walking distance. Facilities should be provided for all age groups. Character: Intensive use and easy access are characteristics of this classification. Ideally, the site would have areas that are level to gently rolling to accommodate the intensive use facilities, with shaded areas for passive recreation. Location: If possible, the neighborhood park should be located near a school and/or the neighborhood center and away from railroads, major streets and other hazardous barriers. Potential Facilities Playground Badminton Courts Ball Diamonds Swimming Pool Basketball Courts Volleyball Courts Tennis Courts Fishing Pond Shuffleboard Courts Recreation Center Picnic facilities Trails Horseshoe Pits Bikeway Football/Soccer Field Play fields usually serve a dual purpose in this type of facility. They provide an area for sports and running games and also serve as open space. Intensive use areas (the playground area and hard surfaced courts) are buffered from other activities by passive natural areas and pedestrian access corridors. Programmed activities such as organized athletics are often suitable in neighborhood parks. Although limited parking facilities are provided, site design should encourage pedestrian access to the greatest extent possible. Rural communities may want to consider deleting neighborhood parks and include their function in larger community parks which could better serve the needs of widely dispersed local population. From an economic standpoint, it would be more beneficial for a rural locality to have a few strategically located, well designed larger facilities than to invest in several small sites and not have the funds to properly develop and maintain them. COMMUNITY PARK Frederick County " 6 c:omprenensive rian Community Facilities and Services Size. 20-50 acres Plan at 3 acres/1000 population Service Area: Approximately 15 minutes driving time Administrative Responsibility: Local Unit of Government Purpose: Community parks should primarily support active recreation activities and be capable of withstanding intensive use, while still containing a fair amount of open space. Character: The site usually varies from relatively flat open space to moderately sloping wooded area. Such a park should be adaptable to a wide variety of recreational activities. Access is gained by auto, bicycles, or walking. Location: Locate when possible near the center of the community with good access and serviced by a public transportation system. Potential Facilities: Playground Badminton Courts Ball Diamonds Swimming Pool Basketball Courts Natural Areas Parking Areas Volleyball Courts Tennis Courts Fishing Pond Shuffleboard Courts Recreation Center Lake or Stream Golf Picnic facilities Trails Horseshoe Pits Bikeway Football/Soccer Field Boating/Fishing Beach Area A multitude of activities must be provided by this intensive -use recreational facility. The recreation center is often the focal point of the park. Organized activities are grouped in the surrounding area. Their location is dependant upon the natural terrain, need for control, and vehicular access. Any existing natural qualities, such as topography, water features, and trees should be preserved and utilized as natural buffers between activities areas as well as to protect the recreation environment from surrounding, incompatible influences. These natural elements should also be used to provide a space for more passive forms of recreation such as nature walks, picnicking, and fishing. In a rural setting, this park category may take the place of the neighborhood park. It can better serve a widely dispersed population than two or three smaller sites. Community parks, along with neighborhood parks (where applicable), usually meet most of the close -to -home recreation needs of most localities. Frederick County " 7 Comprehensive Plan Community Facilities and Services REGIONAL PARK Size: 50 - 150 acres Plan at 4 acres/1000 population Service Area: 15-25 minutes driving time 5-15 miles service radius Administrative Responsibility. Local Unit of Government Purpose: District Parks should serve the recreational needs of large portions of the local population. They should contain a wide variety of intensively developed areas for day use recreation, while providing ample open space with generous buffers between activity areas. Character: The site could vary from flat open space to moderately to steeply sloping topography. It should be capable of hosting a diversity of activities, effectively buffering natural areas and open space from active recreation areas. A site location along a stream or lake is highly desirable. The regional park needs to be accessible by auto, as well as, pedestrians and bicycles. Location: Where possible, regional parks should be located near the center of the service area, and on or close by an arterial or major road providing good access to the facility. In urban or suburban situations, easy access to mass transit is highly desirable. The site should also be accessible by pedestrians and bicyclists. Potential Facilities Playground Badminton Courts Ball Diamonds Swimming Pool Basketball Courts Natural Areas Parking Areas RECREATION CENTERS Volleyball Courts Tennis Courts Fishing Pond Shuffleboard Courts Recreation Center Lake or Stream Golf Picnic facilities Trails Horseshoe Pits Bikeway Football/Soccer Field Boating/Fishing Beach Area The recreation center may be found at the neighborhood, community, district, and regional parks. At the neighborhood level, the recreation center is usually constructed between 15,000 and 20,000 square feet. It generally will include multipurpose rooms, an arts and crafts area, game room, kitchen, lounge and lobby, restrooms, and office. IF a gymnasium is not available in a neighborhood school, the recreation center may also include a gymnasium and locker room facilities. Frederick County " 8 Comprehensive Plan Community Facilities and Services The recreation center in a large park that serves a community will be considerably larger, from 50,000— 100,000 square feet, and will include several multipurpose rooms, gymnasium, indoor pool, shower and locker rooms, game room, arts and crafts area, an auditorium or areas for performing arts, class of club rooms, kitchen, large meeting room, restrooms, office, lounge or lobby, and some specialized areas such as a ceramics workshop or weight room. An important consideration in all recreation facilities is to provide adequate storage space. Existing Regional Park Facilities: entire section deleted. Table 15: Facility needs based on minimum standards established in the 1996 Virginia Outdoor Plan Facility Existing Baseball Diamonds Basketball Courts 5 Bike Trails/ Roadways 2.4 Amphitheatre 0 Horseshoes 8 Swimming 2 Picnicking 400 Skateboard Park 0 Soccer Fields 4 Softball Fields 5 Frederick County " 9 Comprehensive Plan Tennis Courts Ice Skating/Hockey CONCLUSIONS Community Facilities and Services 23 a As the population of the Winchester -Frederick County area continues to increase, there will undoubtedly be greater emphasis placed on the County's Parks and Recreation Department. As indicated by the standards provided in the 1996 Virginia Outdoor Plan, referred to in this chapter, there exists a need to concentrate on developing facilities to meet present minimum standards, and an even greater need to establish a long range capital improvement program to ensure the provision of the physical amenities required to meet future leisure demands. At this time, priority should be given to bring our park system up to the recommended minimum standard, but strong consideration should also be given to the acquisition of park land to meet future needs while desirable open space is still available at a reasonable cost. In addition to the facilities that are needed to meet current and future demands, the Parks and Recreation Department will also need additional professional staff to accommodate an already increasing demand for recreational programs. Emergency Services The Frederick County Fire and Rescue Department was established in 1990 to provide support and guidance for the eleven volunteer fire and rescue companies that provide fire suppression and emergency medical services to the citizens of Frederick County. Each volunteer fire and rescue company provides fire suppression service, eight provide advanced life support emergency medical service, one provides basic life support emergency medical service and two provides first responder level medical care. The County fire and rescue companies are as follows: Company 11 - Stephens City Fire and Rescue Company Company 12 - Middletown Fire and Rescue Company Company 13 - Clearbrook Fire and Rescue Company Company 14 - Gore Fire Company Company 15 - Round Hill Community Fire and Rescue Company Company 16 - Gainesboro Fire and Rescue Company Company 17 - Star Tannery Fire Company Company 18 - Greenwood Fire and Rescue Company Company 19 - North Mountain Fire and Rescue Company Company 20 - Reynolds Store Fire and Rescue Company Company 21 — Millwood Station Volunteer Fire and Rescue Company Frederick County " 10 Comprehensive Plan Community Facilities and Services Staffmg of the fire and rescue stations is accomplished by a combination of volunteers from each community and is supplemented by twenty-four career fire and rescue personnel employed by Frederick County. The volunteers provide 24 hour a day, seven day a -week coverage in all of the fire and rescue stations. The career fire and rescue personnel staff nine of the eleven stations, ten hours a day, five days a week as well as providing 24 hour coverage on two advanced life support response vehicles. These vehicles operate from Company 16 and 18. The Fire and Rescue Department office is divided into three divisions. These divisions are Operations, Training, and Life Safety. The office is headed by a full-time Director who is employed by the County. The Director is responsible for supervision of all of the Departments operations. This includes the supervision of all career personnel, coordinating the service delivery of the volunteer companies, overseeing emergency services planning, providing volunteer and career training programs, disaster and hazardous material coordination, and managing Department resources. The office also has two full time support staff personnel, an administrative assistant and a secretary. The Operations Division is divided into three battalions, have a Fire/Rescue Lieutenant — Field Supervisor to oversee the career fire and rescue personnel. These Field Supervisors also work with the volunteer chiefs to coordinate daily activities within each company. The Life Safety Division is responsible for fire prevention, life safety education programs, fire code enforcement and fire investigations. The Life Safety Division is headed by a full time Fire/Rescue Battalion Chief- Fire Marshal employed by the County. The division is support by a full time Fire/Rescue Lieutenant -Assistant Fire Marshal. The Fire Marshals are on call on a 24-hour basis to provide fire investigations, technical support to volunteer companies, and to respond to emergencies. The Training Division is responsible for developing, providing, and overseeing training programs for the volunteer and career fire and rescue personnel. This Division is headed by a full-time Fire/Rescue Battalion Chief— Training Officer employed by the county. The training officer is also the Career Development Advisor, responsible for overseeing the administration of the Career Development Program. Future challenges for the Fire and Rescue Department include meeting fire and rescue equipment needs, maintenance and expansion of fire and rescue stations, developing water systems for fire protection, meeting training and certification requirements, increasing emergency medical service, improving radio communications, providing service for the regional airport as required by the Federal Aviation Authority regulations, and developing additional fire and rescue stations to meet future growth within the county. The County of Frederick had a population of 34,150 in 1980 and an estimated population of 57,000 in 1999 according to the University of Virginia Center for Public Services. This was a population Frederick County v 11 Comprehensive Plan Community Facilities and Services increase of 22,850 with no development of new fire and rescue stations. This growth has increased the response time for existing fire and rescue stations and will undoubtedly lead to the need for additional fire and rescue services. Planning for future fire station locations and equipment needs has been accomplished by developing a five-year strategic plan. This plan identifies future station sites and equipment needs based on projected service demands and response times. The plan encourages the dedication of sites for new fire and rescue stations within the identified areas during the rezoning process. A recent response study was conducted and concluded the need for five additional fire and rescue stations in the next five years. These stations are to cover the areas of- Green £Green Springs/White Hall Rt. 522 South/ Rt. 277 East Middle Road/Cedar Creek Grade Apple Pie Ridge/ Rt. 522 Route 7/ Redbud Road The response study justifies the need for new fire and rescue stations. The study indicates that in many areas a ten minute total response time is not being met. The increased calls to each fire station create a situation where the 2°a due station has to cover additional areas while the 1St due station is still out. Non-residential areas such as retail, office, and industrial require increased fire protection because specialized equipment is necessary to insure safety for these land uses. Other land uses identified as target hazards continue to grow. These include land uses such as schools, nursing homes, daycare centers, and industrial facilities. These land uses have a higher risk of injury due to the specific demographics of person utilizing these facilities. Existing road conditions, primarily those with gravel or dirt surfaces and horizontal and vertical curvatures, located outside of the county's Urban Development Area (UDA) create longer response times. The greatest factor contributing to the need for new fire and rescue stations is the rapid population growth and increases in dwelling units within and outside of the UDA. The development of new fire and rescue stations could provide an opportunity to extend satellite services provided by other county departments and agencies. Allocation of space could be created within new fire and rescue stations for community services provided by the Sheriff's Office, the Treasurer's Office, the Voter Registrar's Office, and the Commission of the Revenue's Office; as well as office space for members of the Board of Supervisors. Frederick County v 12 Comprehensive Flan Communitv Facilities and Services Airport The Winchester Regional Airport is a 375 -acre, all weather, 24-hour general aviation airport with a 5,500 foot runway located southeast of Interstate 81, Exit 313A. The facility currently has 75 tie down spaces, two 12,000 square foot public common hangar, 52 T -hangars, and three private corporate hangars. Based aircraft total 80, and range in size from single engine to large cabin class business aircraft. Services available include 24-hour U.S. Customs and Immigration, 24-hour on call line service, automated weather observation system, computerized weather and flight planning equipment, full instrument landing system, and rental car service. The Winchester Regional Airport Authority (WRAA) was formed by the Virginia General Assembly on July 1, 1987. The Authority consists of representatives from the City of Winchester and Frederick, Clarke, Shenandoah, and Warren Counties. Since its formation, the WRAA has embarked on an extensive airport improvement program. Major capital improvements have been accomplished in order to comply with Federal safety and design standards. Completed construction projects include: a 1,100 foot runway extension, pavement resurfacing of the entire runway, relocation of the taxiway, the creation of safety areas at each end of the runway, and the remarking of the runway and taxiway. New buildings constructed under this program include a modern general aviation terminal, a 12,000 square foot clear span hangar, a maintenance hangar with Fixed Base Operator offices, and 62 T -hangar units. Other completed projects include the airfield lighting upgrade, installation of a 40,000 gallon above ground fuel storage facility, a security fence around the Airport's perimeter, and the installation of a precision instrument approach to provide better all weather access to the Airport. Collaborating with Frederick County and the Virginia Department of Transportation (VDOT), the Authority has also made improvements to primary access roads for the Airport. Also completed was the relocation of Airport Road to remove a portion of the road which infringed on controlled airspace. Sewer and Water service is also established for the Airport. To date, more than $19 million dollars has been invested in the Winchester Regional Airport's capital improvements, equipment, and promotions through funding received from the Federal Aviation Administration, Virginia Department of Aviation, and the local jurisdictions. Remaining capital projects include the acquisition of land along Bufflick Road for noise abatement, Through the support of the member jurisdictions, the Airport will continue to evolve into a modern, first class air transportation facility which will assist economic development endeavors in the attraction of new industrial and commercial businesses to the region. Handley Library Library service is provided to Frederick County through the Handley Regional Library, which also serves Clarke County and the City of Winchester. Currently, there are 21,107 active registered library card holders in Frederick County. Frederick County " 13 Comprehensive Plan Community Facilities and Services The regional system supports education, preschool through post -secondary, by providing assistance and research materials for projects and papers, and by being open weeknights, Saturdays and some Sundays. The library is also open during the summer when schools are closed. It is also an important resource for adults seeking to improve their skills and for introducing preschoolers to books and reading. The library also provides the business community and the general public within information for their research needs as well as recreations reading. The Bookmobile service to the residents of southern and western Frederick County was expanded in July of 1996, as a result of an agreement between the Library and the Trinity Lutheran Church in Stephens City. This agreement has allowed the library to use the church parking lot on Wednesdays and Thursdays as a Bookmobile stop. In addition, Trinity has allowed the library to offer story hours for children in the church hall. The regional library system continues to be below per capita state standards in the areas of books, square footage, seating, and periodical holdings; however, important steps have been taken to remedy this. County Offices In 1996, the County completed construction of a 68,000 square foot building adjacent to the Frederick County Administration Building. Funding for this new building was obtained through the issuance of a bond. The construction incorporated the existing 32,000 square foot Frederick County Administration Building, and provided a county government complex totaling 100,000 square feet. Most of the County's departments and agencies are now housed in this new county government complex in downtown Winchester. In 1998, the county modified the Capital Improvements Plan to provide for a Public Safety Facility for the Sheriffs Department and the Fire and Rescue Department; as well as for Annex Facilities that would situate satellite offices throughout the county for representatives of the Treasurer's Office, the Commissioner of the Revenue's Office, and the Sheriff's Department. The provision of these facilities is intended to improve emergency response time, enhance public safety, and provide more efficient service to County residents. The location of these facilities is envisioned to occur within areas of dense population, as well as along arterial and major collector road corridors. Refuse Collection, Landfill, and Recycling Twelve refuse collection stations are located throughout Frederick County. Nine refuse collection stations consist of hydraulic compactors with separable roll -off containers and collection facilities for recyclables, and three sites consist of front end dumpsters only. The County converts dumpster sites to compactor stations when warranted by tonnage levels. Consolidation of sites during the conversion process is also desirable. Based on research by the Government 12 student learning Frederick County v 14 Comprehensive Flan Community Facilities and Services project and staff, the concept of curbside pickup in the densely populated areas of Frederick County that are currently served by public water and sewer was endorsed by a resolution of the Board of Supervisors in August, 1998. The Board may elect to offer curbside refuse and recycling collection anytime after August, 2003. The Frederick County Landfill is a regional facility which receives refuse from Frederick and Clarke Counties, as well as the City of Winchester. The landfill is operated by Frederick County as an enterprise fund and the landfill operation is fee sustaining. The management and planning of landfill operations are solely the responsibility of Frederick County, with input from an oversight committee comprised of representatives from Frederick and Clarke Counties and the City of Winchester. Closure of the older section of the landfill, which opened in 1976, was completed in 1994. A new 160 -acre tract of adjacent land, purchased in 1986, was opened for landfilling in 1993. Approximately 90 acres of this tract have been permitted for landfilling under the newly adopted Subtitle "D" Solid Waste Regulations. Both the closure of the old section and the construction of the section were carried out in accordance with state regulations that require sophisticated environmental protection measures, including: composite impermeable liners, a complete leachate collection system, leachate treatment facility, groundwater monitoring, and gas monitoring. The current landfill was originally estimated to have adequate capacity for 25 years commencing in October of 1993. The development of a construction debris landfill should extend the life of the current sanitary landfill approximately eight years, resulting in a life of 33 years. A tract of land consisting of 109 wooded acres was purchased from Ryland Carper for the future development of a construction debris landfill. The permitting, design, and construction of this new construction debris landfill were completed in 1998. The County should reevaluate tonnage, revenue, and expenditure trends each year and set fees accordingly. The county should also continue to evaluate new technologies for waste reduction and recycling that would extend the life of the landfill. During the 1990s, the County placed collection boxes for recyclable materials at each of the citizens' convenience areas located throughout the County. Through this voluntary collection effort, the County was able to meet the 1995 state recycling mandate of 25 percent mandated by the Commonwealth of Virginia. Due to the rapid growth in the County, additional programs have been implemented to enable the County to maintain the 1995 recycling mandate of 25 percent. These programs include: brush and yard waste mulching, composting, waste oil recycling, oil filter recycling, tire shredding, household hazardous waste collection. New residential developments need to be provided with an appropriate means of solid waste collection. Either private collection or new collection stations should be provided by developers. Frederick County - 15 Comprehensive Plan Community Facilities and Services Sewer and Water Facilities The location of public sewer and water lines determines where urban development will occur. The Urban Development Area described by the Frederick County Comprehensive Plan is roughly the same as the service areas for public sewer and water. Because sewer and water facility location determines the location of urban development, great care is needed in planning where such facilities will be provided. The Frederick County Sanitation Authority has the responsibility for the treatment, transmission, and distribution of potable water and the collection and transmission of wastewater. Most of the sewer and water mains and laterals in the County are owned, operated, and maintained by the Sanitation Authority. Frederick County and the Sanitation Authority have executed a Facilities Planning Agreement which sets forth procedures for the planning of sewer and water mains in the County. The agreement includes provisions for adopting a water and sewer facilities plan as a part of the Comprehensive Plan, specifying the location of mains over eight inches in size, and includes provisions for review and update of the plan and for including sewer and water facilities projects in the Frederick County Capital Improvements Plan. The City of Winchester owns and maintains sewer and water lines in portions of the County adjacent to the City corporate limits. Such lines have been extended into the County following a previous agreement between the City and the County. The Frederick -Winchester Service Authority has the sole responsibility of providing wastewater facilities to serve the City of Winchester. The currently owns the Opequon Water Reclamation Facility, and the Parkins Mills Plant and contracts for their operation. The City operates the Opequon Facility and the Sanitation Authority operates Parkins Mills. Treatment of wastewater generated in the County is provided by two sewage treatment plants: the Opequon Water Reclamation Facility and the Parkins Mills Plant. The Opequon Plant serves Abrams Creek drainage area which includes the City of Winchester and adjacent drainage areas located east and north of the City of Winchester. The Parkins Mills Plant serves the upper Opequon Creek, Wrights Run, and Stephens Run drainage areas. The Opequon Water Reclamation Facility presently has a seasonal hydraulic capacity of 8.4 millions gallons per day. The facility has 18,000 pounds per day of biological capacity. The Parkins Mills Wastewater Treatment Plant which serves the upper Stephens Run, Wrights Run, and Opequon drainage areas. Frederick County v 16 Comprehensive Plan Community Facilities and Services Certain portions of the Urban Development Area, such as the Apple Pie Ridge Area, may not be intended to be sewer and water service areas. Rural Community centers that are outside of the UDA may be pir✓4ded LTlth some form of sen,;c..e, depending on the pollees established for each particular center. The intention is that additional extensions of sewer and water service will reflect the boundaries of the UDA. The extension of mains into areas not included in the sewer and water service areas described by the facilities plan will require an amendment to the comprehensive plan. In this way, the County will maintain an orderly process of development. All sewer and water mains extended should be publicly owned mains. 9.00 6.00 i --- - 7.00 ---- m 6.00-- o � a 5.00 y— c i ._.....-.j� o Opequon Water Reclamation Facility Sewer Flow Versus Capacity 0 4.00 - ♦.....__._ -._.. - r._ - ..__.._— ..-.. 'b—, - ,�--_.._...__....____�.—.._.._--_...._, n 3.00 _i z.00Mu �.�F��1'� �r�Al��� T•__ ■ 0.00.T— A 90 5'1 Ary 9S �b �h 96 01 0$ 0� AO A^ �ti p"� pb 5P p6 �'b acl 90 e 91 1 9y A6' Al 90 9� �O O� Ory p'S Off` 11 , ^oi ^°' ^�' '�°' '�°� �� '�°� '�9 '�H ^9 '�A '��' ,10 ell le'S ,y0 Fiscal Years tOWRF —W—County —A—city —capacity Frederick County — 17 Comprehensive Plan Community Facilities and Services Capital Improvements Plan The Capital Improvements Plan (CIP) is the community's plan for public facilities. It provides a list of projects planned for five years and is updated each year as projects are completed and new projects added. In general, projects on the Capital Improvements Plan are relatively expensive, fixed assets that require expenditures that do not recur annually and last for a relatively long time. The first year in the Capital Improvements Plan should provide a capital budget for the upcoming fiscal year. The scheduling of projects needs to be coordinated with plans for development contained in the Comprehensive Plan. The Comprehensive Plan should be used as a tool to aid in determining priorities among projects, for estimating required funding, and for scheduling projects. The Capital Improvements Plan helps to guide development, to achieve the most efficient use of funds, and to maintain a stable financial program. The County's procedures for reviewing and adopting the CIP need to be improved. The CIP needs to have a direct link to available or projected funds. Projects need to be systematically reviewed against established standards in order to determine priorities. These standards need to be developed and reviewed on a regular basis. The County Finance Department should play an active role in the CIP development process. Facility Cost Impacts Rezoning requests should be evaluated to determine their potential impacts on the community facilities. Costs to the County should be estimated in terms of what impact the development, which could result from the proposed rezoning, would have on facilities and infrastructure. These costs are estimated in terms of facility use per unit of development. The estimated facility use is determined through the use of established multipliers which use averages derived from existing development. These multipliers set out such factors as: expected numbers of vehicle trips, school children, gallons of sewer and water usage per dwelling unit, square footage of commercial use, or person. The demand on various facilities resulting from a proposed rezoning can then be estimated based on the costs of facilities listed in the Capital Improvements Plan. Initially, costs are estimated in terms of the actual costs of providing facilities to support the potential development. In 1991, Frederick County's first impact model was developed. The fiscal impact model was utilized to project the fiscal impacts of rezonings on public schools, parks and recreation, and fire and rescue services for capital facilities costs. In 1998, a revised version of the impact model was adopted by the Board of Supervisors. This new model was designed to project the fiscal impacts of miscellaneous public facilities, as well as the public agencies that were accounted for in the previous impact model. The impact model projects the gross potential costs of the facilities that would be needed to support a new development using the basic formula described above. Frederick County " 18 Comprehensive Flan Community Facilities and Services No rezoning should be approved unless the net impacts on community facilities are positive, or if the negative impacts can be adequately addressed through proffers or some other means. A request for rezoning may be turned down even though all fiscal impacts appear to be addressed. If there are other impacts which are not addressed by the rezoning application, or if the request does not conform to this plan, a similar method should be developed for determining the impacts of proposed developments on transportation systems and other public facilities. Issues: There is a need to carefully monitor school enrollments and to plan for school capacity to deal with overcrowding, replacement of outdated facilities, and population growth in the County. There is a need to continue supporting fire and rescue squads and to develop policies to deal with growing emergency service demands. House number efforts should continue in association with improved emergency telephone systems. ► The County should support improvements at the Winchester Regional Airport as a part of the overall economic development efforts. ► The County should continue to monitor refuse collection sites and should make improvements or add sites as needed. ► The County should continue to monitor landfill recycling efforts should be supported. ► The County should maintain a process of careful Capital Improvements Planning coordinated with Comprehensive Planning. ► Frederick County and the Frederick County Sanitation Authority need to continue coordinated planning of sewer and water facilities following the procedures described by the Facilities Planning Agreement. ► Additional information is needed on the impacts of new development on community facilities. ► Frederick County and the City of Winchester need to maintain coordinated planning of sewer and water facilities in the County through the Sewer Agreements. ► Together with the County and the City, the Frederick -Winchester Service Authority should carefully plan needed sewage treatment capacity based on trends in usage. The Service Authority needs to develop a capital improvements plan that is coordinated Frederick County " 19 Comprehensive Plan Community Facilities and Services with City and County plans. Water and sewer service should be provided to service areas in the urban development areas through an orderly process following the Facilities Planning Agreement and using the Capital Improvements Plan. Community Facility and Service Policy GOAL —Appropriate services and facilities shall be provided to serve planned land uses and development. GOAL — Facilities and services should be carefully planned to meet projected needs Strategy 1 - Plan sufficient school capacity to meet projected enrollment trends and to meet appropriate facility standards Strategy 2 - Recognize the changes occurring in demand for emergency services and develop policies for dealing with those changes Strategy 3 - Support expansion plans for the Winchester Regional Airport. Strategy - Monitor refuse collection and landfill use and continue to develop plans for future improvements. Pursue recycling methods and other methods to extend the life of the landfill. Strategy 5 - Carefully monitor sewer and water use and develop up-to-date improvement plans for sewer and water facilities. Strategy 6 - Develop and maintain formal and regular relationships and procedures between the County and providers of facilities and services, including the Sanitation Authority, the City of Winchester, the Service Authority, the School Board, the Regional Airport Authority, and the Fire and Rescue Squads. Strategy 7 - Use the Capital Improvements Plan to carefully plan community facilities and to coordinate facilities planning with land use plans. Strategy - Require that the impacts of new developments on facilities be described and require that the impacts are addressed through proffers and other means. Frederick County " 20 Comprehensive Flan Communitv Facilities and Services Implementation Methods: 1. Carefully monitor school enrollments and plan facilities according to enrollment and development trends. Update the Capital Improvements Plan each year based on trends. 2. Continue to support fire and rescue squads and plan to increase support according to development in the various service areas. 3. Develop plans for new emergency facilities. 4. Continue to convert dumpster sites to compactor sites. Monitor usage. Plan for new refuse collection sites according to use and planned development patterns. 5. Monitor landfill use. Plan for additional landfill capacity on adjacent land. Explore alternative disposal methods. 6. Continue to plan for sewer and water main extensions according to the agreements established with the Sanitation Authority and the City of Winchester. Include planned extensions in the Capital Improvements Plan. 7. Provide for recycling at collection stations. 8. Carefully monitor sewer and water use and develop a Capital Improvements Plan to accommodate projected development. 9. Consider means to provide water service to Brucetown. 10. Consider alternative sources of water supply. 11. Minor extensions of sewer and water service to business and industrial uses beyond the service area may be considered if such uses conform to other County standards. Such extensions should be reviewed by the Planning Commission for conformance with the Plan. 12. Require that information be provided with rezoning proposals on the impacts of development on community facilities. Impacts should be addressed through proffers and other means. No rezoning should be approved unless all impacts are adequately addressed. 13. Any sewer or water main six inches in diameter or larger, extended or existing within an area proposed for inclusion within the County's Sewer and water Service Are or Urban Development Area, should be dedicated as a public line to be owned and maintained by the County Sanitation Authority or City of Winchester when appropriate. 14. Plans for new facilities should be based on demand projections as derived from population projections in the Comprehensive Plan. Recreation Policy Goal - Contribute to the physical, mental, and cultural needs of the community, its economic and social well-being, and its sense of civic pride and social responsibility through the implementation of an integrated plan for recreation programs and park facilities. Strategy l - Identify the recreational, parks, and open space needs of the County. Strategy 2 - Make available a wide range of year-round recreational opportunities. Frederick County 21 Comprehensive Plan Community Facilities and Services Strategy 3 - Seek alternative funding methods for the provision of existing and identified recreational needs. Strategy 4 - Encourage cooperative efforts with private, semi-public, and public providers of recreational opportunities. Implementation Methods: 1. Promote the completion of a County -wide recreation plan which identifies recreational, park, and open space needs. 2. Continue to solicit public opinion in planning parks and recreation. 3. Continue to encourage the participation and financial support of civic groups businesses, and other organizations and individuals for recreational needs. 4. Continue to utilize State and Federal grants and loans for financing and programming County recreational needs and especially for major capital projects. 5. Continue to expand our cooperative relationship with the Frederick County School Board in jointly meeting identified County recreational needs. 6. Continue to cooperate with the private sector, the semi-public sector and other public providers of recreation in meeting identified recreational needs. Goal - Continue to develop the County's regional parks as the major source of recreational facilities and activities. Strategy l - As finances are available, improvements to the Sherando and Clearbrook Parks should take place according to the adopted master plans. Implementation Methods: 1. Use the capital improvements planning process to provide improvements to the regional parks. 2. Seek alternative sources of funding for park improvements. Goal - Ensure that appropriate recreational facilities are provided in urban and rural areas. Strategy — Promote the completion of a County -wide plan to ensure that appropriate open space and recreational facilities are provided in association with new urban development. Strategy 2 - Provide for suitable recreational opportunities for all portions of the County. Strategy 3 — Promote the development of a comprehensive trail system and bikeway plan. Frederick County -.22 Comprehensive Plan Community Facilities and Services Implementation Methods: 1. Use a County -wide recreation plan to develop standards for open space and recreational facilities in new urban development. 2. Use a County -wide recreation plan to identify the recreation needs of residents in all portions of the County. 3. Identify recreation needs associated with the Rural Community Centers. 4. Review land development regulations to ensure that appropriate standards are provided for open space recreational facilities in new developments. Goal - Provide recreational programs and activities based on identified needs and available funding. Strategy 1 - Identify recreational program needs. Strategy 2 - Solicit public opinion on recreational programs to be provided. Strategy 3 - Coordinate with the Frederick County School Board, the public sector, the semi-public sector, and private organizations for the provision of recreational program funds, services, and facilities. Frederick County " 23 Comprehensive Plan Year Civil War Battlefields 1 1862 First Winchester 2 1862 Fust Kemstown h,�-. o a - 3 1863 Stephensons Depot 4 1863 Second WinchesterGI V I 5 1864 Third Winchester +� 6 1864 Third Winchesters t##+ 71864 Cedar Creels '+ R+! S 1864 Third Winchester � � 1 � s 9 1864 Second Kemstown And Sites (Fortifications) �f � I� � ��J S10 parkins Mill Battery I 11 1864 Winter Line / �" 11Q-, �; (As Defned by the NPS 12 Carriesbrooke Redoubt /` Shenandoah Valley 13 Hillandale Works Civil War Sites Study) 14 19th Corps Entrenclunents ' , % 15 Star Fort - y 16 Fort Collier 17 Zig-Zag Trenches �^illl"3 Eil Civil War Sites: © r �) civil War Battlefields _O I Z. .- i • _ � I - 3✓ o �� Mti 16 o ;4 8 ' f CJ7 Winches r - r fes✓ ~ / ^`f/ � "'((( 12 i' 3 10 0 0,51 2 3 4 5 6 ....Y::�— I Miles 4,tGK CpG Frederick County Comprehensive Plan Map a �� Frederick County Dept of Planning & Development a '� 1r 107 N Kent SX Winchester, Virginia 22601 w '� WWCOFREDERICKNA.US 540.665-5651 l � e I Bartonsville 0 S 'T" 2 Brucetown9 0 J Cedar Creek Baiiiefieid �� � 4 Gravel Springs _ ` S Green Spring 6 Kernstown Battlefield 7 Kline's Mill i ! a� / 8 Marlboro 9 Middletown (on National register) ff Fri o, 10 Opequon 11 Star Tannery -- , % 12 Stephens City (on National register) 13 Third Winchester Battlefield 14 White Hall r !dl c rj Possible Historic Districts p. — / ;14 r � r o i / o 13 .el O rf./ Yc,1Ll�CI Z'1 / 6, l .. 0 / 1 92 12. , 4l 604, { 11 / q,rw h O �- 9c. 00.51 2 3 4 5 6 I I I Mlles ��CK CpG Frederick County Comprehensive Plan Map Frederick County Dept of Planning & Development 107 N Kent St, Winchester, Virginia 22601 l WWW.CO.FREDERTCK.UA.US 540-665-565, - ;� *C G 'I ,�.+ 16 And A � �. -ters '�•,•Reyniild5Stare '" a qu r / , Geologic Formations & Aquifers / F Valley and Ridge Formations Limestone / Carbonate Aquifers i Martinsburg Shale / Whitacre 5-1mit Lake Holiday rte_ Gore' '� �:. I- 6aiprsliurgti`- i' r/+"„t it Hayfield, ligh dew r '�•-o.°t- pr`.t : r a ,. _ Shawne land, Lehew ilde - Ic rb nokOrucetown - ;may r - Mt Y] Ihams f .MountainF Ls. / - +y 5tarTao _ y sr ri i! f; tom` A mel, .ii• - •- t - ' 17 i - Doubl tollgate Lane Oak NlA,FddIetAn Meade �.,�' 4} � :{tidings Mill( Ggeway 0 0.5 1 2 3 4 5 G Nineveh I I Miles �: '¢—,t. factory GK 00 Frederick County Comprehensive Plan Map Frederick County Dept of Planning & Development 107 N Kent St, wnchester, Virginia 22601 17 WWWCO.FREDEPJCK.VA.US 540-665-5651 Phy-s.-ca.1 o -, Characteristic- Physical Characteristics ,ocl:eysvue -" Slopes Greater than 15°/n �` ReX°° tore ` Prime Agricultural Soils 100 Yr Flood Plain \7- n . \ 52 _ �y $Whitacre r /-:y��/�C - u coon , ., ! �,a `�-;+• `'yS ay r,R} al. Brup 1 ck ,:,L7, eto fn ` 50 r J ,' \ rnt Factory 52 inch er �✓�' jn r O X✓ `1 ` ;1 b�eq Acres f i 9 fb d +a e al wide A�,, ,, f ✓i%g 5z2 Vie• _ 4��' may/ � ✓`, )C {J/ter Marlboro ) i t Spring- I ( ;Ridgeway Mead i4s 1 Ridsivl(ff, tf` ,,.._: -_ 0 0.5 1 2 3 4 5 6 Miles Frederick County Comprehensive Plan Map 45GK CUG Frederick County Dept of Planning S Development :g 107 N Kent St, <Wnchester, Virginia 22601 v WWWCO.FREDERICK-VA.US 540-665-5651 I Abrams Creel. 2 Back Creek 3 Buffalo Lick Run 4 Cedar Creek 5 Clearbrrok - Hot Run 6 Duncan Run 7 Hiatt Run S Redbud Run 9 Senselly Area 10 Shenandoah TrlbntaFiCS 11 Sleepy Creelc 12 Stephens Run 13 Sulpher Springs 14 Upper Opequon 15 Wrights Run 16 Opcquon Tributary 1 17 Opequon Tributary 2 Lakes & Ponds �.i Streams Gra-1 N High a m ctl , Or_ � fJ* Dr i, ni..-aa Wilde kcres'��'�-� O Mt. O S --a, N 0 0.5 1 2 3 c S 6 6 I 1 l Miles HayFleld �Vlashor.� Grimes I+i I �eYOV/n �. I'Jain F r O ,Albin{, .✓ 37 �7 "t 17 nt Factory 7 Rr� re orches yr .'e;° r ureem•�,d Opequcn `��� 6213 „sl� ti 14 ��Gx CQ�l Frederick County Comprehensive Plan Map Frederick County Dept of Planning&Development w 107 N Kent St, wnchester, Uirgini a 22601 W-VWCCO.FREDERICK.VA.US 540-665-5651 no Wilde kcres'��'�-� O Mt. O S --a, N 0 0.5 1 2 3 c S 6 6 I 1 l Miles HayFleld �Vlashor.� Grimes I+i I �eYOV/n �. I'Jain F r O ,Albin{, .✓ 37 �7 "t 17 nt Factory 7 Rr� re orches yr .'e;° r ureem•�,d Opequcn `��� 6213 „sl� ti 14 ��Gx CQ�l Frederick County Comprehensive Plan Map Frederick County Dept of Planning&Development w 107 N Kent St, wnchester, Uirgini a 22601 W-VWCCO.FREDERICK.VA.US 540-665-5651 Ai1poi-t Support Area Airport Tarmac Noise Control Contours Data provided by Winchester Regional Airport * 0 0.25 0.5 1 1.5 2 Miles O ArmalFrederick �! County Comprehensive Plan Map - Frederick County Dept of Planning & Development _ M.'.. 107 NKent St, Winchester,'Orginia 2260, {� WWW.CO.FREDERICK.VAXS 540-665-5651 Long - Tenn Designation Short - Tenn Designation Proposed Designation Frederick -- "XinchestC.-,-.r Billcycle P r .✓_i J�i 22 iT Crosa Jurcy 1014�f— "Y r 6L q 0.- 7 44 Orer juon Y 0 NE eS 3 60 TI rz 77 cr uC., IN fj i Ina r: VI A, 2V P1.— __O ' 1', 0 0.5 1 2 3 4 5 6 W;," dui l; Miles Adopted July 15, 1999 Frederick County Comprehensive Plan Map Frederick County Dept of Planning & Development 107 N Kent St, Winchester, Virginia 22601 WWW.CO.FREDEPICK.VA.US 540-665-5651 School Names 0 Northwest Regional Education Program (NREP) I Dowell J Howard Center 2 Admiral Richard E. Byrd Eletnentary 3 Frederick County Middle School 4 James Wood Middle School 5 Robert E Aylor Elementary 6 James Wood Middle School 7 Milbrook High School 8 Sherando Hgh School 9 Armel Middle School 10 Bass - Hoover Elementary 11 Evendale Elementary 12 Apple Pie Ridge Elementary 13 Gainesboro Elementary 14 Indian Hollow Elementary 15 Middletown Elementary 16 Orchard View Elementary 17 Redbud Run Elementary 18 Senseny Road Elementary 19 Stonewall Elementary 20 Shenandoah University 21 Lord Fairfax Community College Current School Locations ■ Elementary School + Middle School AL High School Vocational Community College University rX igh view Frederl'c k--1- coull r �r SI o L^ysville0 �y7olds`.Store ' , J Sch c '—( 1.o,-- I ka. j sz O Cross J1j2Ftion rl Summit - Lake Holiday -.- O Shavmeeland O / Wilde Acres �• MY f.+lilbaney �ou�h-Falls 1 t •, dM Mead iillsf 0 0.5 1 2 3 4 5 6 fs� I I Miles r i Giro� 1a( t _ F +�%' ��jatrbrook � ~ Brucetaxm , OJorda ' pangs �y Round Hill` A ��' ` ® •"teajO rnt Factory 'r F,1{ - ? inch er ,.tom... Opequon\, ° _ .,c :,�3-., Ji�4i Grevliwodd•i. 522 '/ 37/ 1 Stephens ity,ir,� o /i Lone Oakes ` / p 1 ��Canterbury �• %. :lam �l i tC'E{fNn .O' '•� I 522 dg.ay `Ridings All Frederick County Comprehensive Plan Map •Rv�K CSG Frederick County Dept alarming &: Development W 107 N Kent St, Winchester, Virginia 22601 r 1 W W CO.FREDERICK. VA.US 540-665-5651 Potential New School Locations L Current School Locations Elementary School Middle School r a4 T A6, High School I Cir 3U111301 Vocational Community College 1 • University Shu .ysvillAd— e j- J IS, School Names f I r 0 Northwest Regional Education Program (NREP) I Dowell J Howard Center 2 Admiral Richard E. Byrd Elementary 3 Frederick County Middle School 4 lames Wood Middle School w' 5 Robert E Aylor Elementary Q 6 James Wood Middle School e O t r 7 Milbrook High School 8 Sherando Hgh School ryKx,�/ Cres 7mj.tio0o`i-�� 9 Armel Middle School'/ ��� S it - Lake H lidaa ' to Sass - Hoover Elementary s + Green Spnny 11 Evendale Elementary 12 Apple Pie Ridge Elementary 13 Gainesboro Elementary L / Replacement FCMS�� 14 Indian Hollow Elementary r � •O 15 Middletown Elementary so / ��— Gai 16 Orchard View Elementary/;y + - h / -, 17 Redbud Rim Elementary Gore �^ ° arbrool 1S Setiseny Road Elementary '` 1 %9 � Brucatown ' 9 Stonewall Elementary Nair 20 Shenandoah University O Elementary School j 1 21 Lord Fairfax Co mmuniTy College r. i n' iqh viev: 0 0' i Albi - b Shav�neeland Rmmd Hill Elementary Elementary School nche ter •_� School # 12 ✓ f ^ 1_ —T V - - L ` Mu1ti,Use Campus r6��,,'`�Q��1 Middle School#5 so O ' Element ,/�iaunta n -Falls azY Schooly. _ - 4' ��p ✓� ; �� j I ', n �! High 'sAjSchool 4 r�5taria :Q j Stephens ity I d r pnnn Elementary School Mead ills! /F r`r - o 0.5 1 2 3 4 5 6 I I I Miles .E�LX ebb Frederick County Comprehensive Plan Map Frederick County Dept of Planning & Development 107 N Fent St, Winchester, \4rginia 22601 y WWW. CO.FREDERIC$.VA,US 540-665.5651 Lone Oak OCai Ridings Mill a .E�LX ebb Frederick County Comprehensive Plan Map Frederick County Dept of Planning & Development 107 N Fent St, Winchester, \4rginia 22601 y WWW. CO.FREDERIC$.VA,US 540-665.5651 O e-wer & '\Alater I "'a * c t'i, t y P a7n,- Nain Albin C' Brucetown �x 0 Leetown I;Jj ."0 Springs F 0 Burn t. F��. f 7 Opeclu." 37 IN. /A 522 WaterTowers FCSA Water Lines Bay ay ors��I! J 0 WasteWaterFacififies FCSA Sewer Lines 7',", Sewer & Water Service Area A k 0 0.5 1 2 3 4 rzf� mm=1 =1 Miles I 77 Frederick County Comprehensive Plan Map m= -,Frederick County Dept offlrurning & Development 107 N Kent St, )ATinch.st.r, Virginia 22601 Doubl Toll Oak q, gate 1.A WWWCOTREDERICKNA.US 540-665-5651 CrIM-MI-Inih-V I I I I 1 Miles 45GK � CSG Frederick County Comprehensive Plan Map ' @� Frederick County Dept of Planning&Development 107 NKent St, Winchester, Virginia 22601 r WWW.CO.FREDERICK.VA.US 540-665-5651 f 'TuscarOra -fra' Tuscarora Trail Lakes & Ponds Streams p City / Town Boundary 22 ,pan - - 1' ! •. 1 . r _ r �� �l `l�-'�! , ��.� 1 160 %�� .� /r i• 1 �,�.`- ✓^ �j ��-`.� g u.37 v/ ti• a• -,n lane 50 17 ti -t � F L ���1/i���/ �• �/'h � � % r ver/ f -fir "41`. /,•'1C• f•%�y„L.. S pe oil ^" 1 � r k� f� ,•Ci(}d . 137 41 yJ „s^"" . t✓ .+r•t F ,�.•w �.. -- f22 -•_-r V�,•. eJ n V. 77pl 1 i5i l^" tel; '� _ p` L'� �'•w, �•� . \."O�\ J w rp�fyi'^Vif�-{ r:,', .. 22 {p / 0 0.5 1 2 3 4 5 6.2au'ov I Miles .4�C� CSG Frederick County Comprehensive Plan Map J .� Frederick County Dept of Planning & Development ,. 107 NKent St, Winchester, Virginia 22601 cv WWW.CO.FREDERICK.UA.US 540-665-5651 / X� 37 �- 37 / Winchester r r, ) (�K, e? I e p eveiopent -ea and r y �` Hewes Water Service A- e. •� \ �� Urban Development Area Sewer & Water Service Area 4 � Stephens City / f I' v'fr t C- ntt r 0 0.5 1 2 3 4 1 1 1 1 1 ' Miles 1pX Cp �., Frederick County Comprehensive Plan Map Frederick County Dept of Planning & Development us I07 NKent St, Winchester, Virginia 22601 - I" +2 WWW.CO.FREDERICK.VA.US 540-665-5651 + . Urban Development Area Frederick County Current Toning y Sewer & Water Service Area with Agricultural 7,.—.-- 0 0.5 1 2 3 4 5 6 ll I I =� Miles StioK CpG Frederick County Comprehensive Plan Map NOW Frederick County Dept of Planning & Development wMai t 107 N Kent St, Winchester, Virginia 22601 01 www.CO.FREDERICK. VA.US 540 - 665 - 5651 , Eastern y' l FrederickCount, Long Range Land Use Plan , 71t I- ki r"i, Pi �Xr 3 rpt Y Or / i '�7JS�P�eol 41. '4 A "0 J -- 41- P/ 277 -tj �522 01 so 3 Eastern Frederick County Future Land Use Plan 'b Urban Development Area Sewer & Water Service Area Residential Business Industrial Mixed -Use Planned Unit Development Institutional Recreation Historic Developmentally Sensitive Areas Rural Community Center 0 0.5 1 2 3 4 1 1 1 ===�K� Miles Approved May 2007 Frederick County Comprehensive Plan Map Frederick County Dept of Planning& Development W 107 N Kent St, Winchester, Virginia 22601 WWWCO.FREDERICK.VA.US 540-665-5651 ro EasternFrederick..... / -� Count Rd P I y oa an, Dll.""d I i'll -city 2, 37 kff a 22 Y, L R 0 50 1 rh Eastern Road Plan wo New MajorArterlat Improved Major Arterial New Minor Arterial Improved Minor Arterial New Major Collector Improved Major Collector New Minor Collector 8. 0 he Improved Minor Collector Ramp Adopted Urban Development Area Nov 11, 2006 Sewer & Water Service Area 0 0.250.5 1 1.5 2 2.5 3 Miles Frederick Cowity Comprehensive Plan Map Frederick County Dept of Planning & Development w 107 N Kent St, Winchester, Virginia 22601 q www.CO.FREDERICK.VA_US 540 - 665 - 5651 A Eastern Frederick 0 t Y Oun R ad I an - Na 'S `0 ens city 13" � — i.— ^ 1-622 o Cross Sections R41D U2 Am L U41D LJ6D Ik' Proposed interchanges 622 Adopted Urban Development Area A,J� P1 Nov 11, 2006 Sewer & Water Service Area 0 0.250.5 1 1.5 2 2.5 3 Miles Toilpt, CO Frederick County Comprehensive Plan Map Frederick County Dept of Planning & Development w 107 N Kent St, Winchester, Virginia 22601 540 - 665 - 5651 C: Potential 1'no%,:-)%-d Vill-ag,, & Urban C'a A iter CI 01 -Al ! j j�� f'i '\�` _`j fit �'� v j /. a N -7ti ) A// -7ti ) A// OT Potential Neighborhood Village & Urban Center Locations . ........... A Neighborhood Villages (with Ped Sheds (25 5 miles)) Urban Centers (with Ped Sheds (25 & .5 miles)) 9 Urban Development Area Sewer & Water Service Area This Land Use policy inny be used in relationship ivith the Easetern Frederick County Long Range Land Use Plan. 0 0.5 1 2 3 4 Miles Adopted Feburary 28, 2007 Frederick County Comprehensive Platt Mlap Frederick County Dept of Planning & Development w 107 N Kent St, Winchester, Virginia 22601 WWWCOTREDERICKAIA-US 540-665-5651 Please find attached Appendix A, Appendix B, and Appendix C. Appendix A illustrates recommended general park locations in Frederick County. Appendix B illustrates the recommended general park locations already depicted in Appendix A that are within the Urban Development Area. These potential park locations are general in nature to provide guidance and flexibility in the future development of park facilities. The park locations and recommended acreage in Appendix A and C will enable Frederick County to meet the recommended acreage standards of the Virginia Outdoor Plan for park land considering the potential population of Frederick County as envisioned by the 2007 Comprehensive Plan. These standards for acreage are described in the Parks and Recreation section of the 2007 Frederick County Comprehensive Plan. Population estimates were based on the 2007 Planning Area Analysis conducted by the Planning Department and projections from the Geographic Information System (GIS) Department. Appendix A Potential New Parks and Recreation Park `CK CaG Frederick County Comprehensive Plan Map � �� Frederick County Dept cf GIS q ,� 107 N Kent St, Winchester, Virginia 22601 a 540-665-5614 w April 5, 2007 Appendix B Potential New Parks and Recreation Park Locations with in the Urban Development Area I Clearbrook 11 i f 522„ w, 37 ® • I � ♦• ••.•N ��I ��I Yr jj II %��• ► . •i i .�: alp_ WA vC61 '�3 � of o T IAII( Ji 37 ® 0 J It o��uDn Existing County Parks / ® 522 / A�y \ r�� �. TDistnct Park i Ef \ k ` '0Neighborhood Park �\ � Purposed Parks CD11DIStfICt 11 i; Community Neighborhood �) *Please see attached Spreadsheet e 1 / rj 0 0-5 1 2 (Miles 1 277 �4/, s3� Sherando /. Frederick County Comprehensive Plan Map C��K'COGG Q Frederick County Dept of GIS q 107 N Kent St, Winchester, Virginia 22601 A M - 5614. ! May ay 7 7 , , 2 2007 Appendix C Comprehensive Ppan Park Land) Needs for Potential Pop Wation Location Acreage Neighborhood Parks 13 A B 23 C 13 Community (Parks # 1 51 # 2 40 # 3 45 # 4 69 #5 31 District Parks East 356 Sherando 350 Clearbrook 50 NE 117 NW 148 SW 212 New Acreage Identified ilia Current Acreage 400 Total Acreage 1518 Potential Population 155053 Recommended Acreage 1551 REZONING APPLICATION 405-07 ADMIRAL BYRD CENTER Staff Report for the Planning Commission Prepared: July 12, 2007 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 06/06/07 Tabled to 08/01/07 08/01/07 Pending Board of Supervisors: 08/22/07 Pending PROPOSAL: To rezone 11.4 acres from M1 (Light Industrial) District to B2 (General Business) District, with proffers. LOCATION: The property is located on the south side of Airport Road (Route 645) directly across from the Winchester Regional Airport terminal building. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 60 -A -40I PROPERTY ZONING: M1 (Light Industrial) District PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: M1 (Light Industrial) District South: M1 (Light Industrial) District East: M1 (Light Industrial) District West: MI (Light Industrial) District Use: Winchester Regional Airport Use: Industrial Use: Industrial Use: Industrial ROPOSED USES: Commercial and Industrial Uses. Rezoning 405-07 — Admiral Byrd Center Page 2 July 12, 2007 REVIEW EVALUATIONS: Virl4inia Department of Transportation: We have completed the review of your revised TIA (revised March 28, 2007) and we concur with your TIA's conclusions Fire Marshall: No comments. Department of Inspections: No comments. Department of Public Works: We do not have any comments at this time. Frederick -Winchester Service Authority: No comments. Sanitation Authority Department: I concur with the water and sewer statement. Department of Parks & Recreation: No comment. Historic resources_Advisory Board: It appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It was noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley identifies this property as being located within the study area of the Second Battle of Winchester; however, due to the development in this area, it has been deemed to have lost its integrity. _Winchester Regional Airport: The proposed rezoning request for Admiral Byrd Center to a B2 zoning would be considered compatible with airport operations except for any Day -Child Care Facilities. We respectfully request the applicant give consideration to include that type of use under prohibited uses. Allowed uses under B2 zoning should not impact business operations of the Winchester Regional Airport and any special requirements during the development phase will be stated upon review of the site plan. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out. Frederick County Attorney; Please see attached letter dated May 23, 2007 from Mr. Bob Mitchell. Rezoning #05-07 — Admiral Byrd Center Page 3 July 12, 2007 Planning & Zoning: 1) Site History The property was originally part of 257 acre parcel that was rezoned from A2 (Agricultural General) to M1 (Industrial limited) on September 10, 1986 (Rezoning Application #10-86 of C. Douglas Adams and Fern L. Adams). Master Development Plan 4009-87 was approved for the Airport Business Center which provided for the industrial development of the property. The subdivision of this 23 acre parcel from the parent tract, Subdivision #003-96 of Airport Business Center, Section 2, was approved on June 14, 1996. Subsequently, the Master Development Plan was revised in 1999 to incorporate the Flex Tech designation to various locations throughout the Airport Business Center. The parcel for which this rezoning is being requested is zoned M-1 with a flex tech designation. 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. 1-11 Land Use The parcel comprising this rezoning application is located within the County's Sewer and Water Service Area (SWSA). The Eastern Frederick County Long Range Land Use Plan identifies the general area surrounding this property with an Industrial Land Use Designation. This is reflective of the properties office/industrial designation within the Route 50 East Corridor Plan. Any proposed land use modifications to this property should reflect this land use designation of the Comprehensive Plan. Currently, the zoning of the property is consistent with the Frederick County Comprehensive Policy Plan. The application of quality design standards for future development is an objective of the Plan. The property is located directly across from the Winchester — Frederick Regional Airport. Therefore, this property should be considered as a gateway site and the development of the property should be of an appropriate standard and design. This site represents a prime economic development location. Any changes to the land use of this site should continue to make the most of the location from a community economic development perspective. The expectation should be to promote a high quality environment and a high performing economic use that is unique to this particular location. Rezoning #05-07 — Admiral Byrd Center Page 4 July 12, 2007 Transportation Airport Road is identified as a major collector road. There presently exists a sufficient amount of right-of-way to achieve this ultimate typical section. The Virginia Department of Transportation recently completed the Airport Road, Route 645, relocation project which realigned and improved Airport Road in the vicinity of the Admiral Byrd Center Property and east of this site. In addition, the intersection of Airport Road, Route 645, and Victory Lane, Route 728, was improved significantly with the provision of a roundabout to effectively and safely move traffic at that location. Access management, entrance locations, and inter -parcel circulation and access should be a consideration in this application. In addition, Staff has suggested the implementation of corridor appearance guidelines on the major collector road. This could be done through the thoughtful design of landscaping, signage, setbacks, building location and form, building orientation and screening of loading bays and utilities etc. 3) Site SuitabilityXnvironment The site does not contain any environmental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. The approved Master Development Plan for this property addresses the development of this site, including stormwater management. 4) Potential Impacts A. Transportation Traffic Impact Analysis. The traffic impact analysis (TIA) prepared for this application assumed 220,000 square feet of a variety of commercial and general office uses and a convenience store with gas pumps. The assumptions used are consistent with the worst case analysis enabled by ordinance and proffer. Using trip generation figures from the I.T.E. Trip Generation Manual, 7th Edition, the proposed rezoning is projected to generate 6,070 average daily trips (ADT). In looking beyond the transportation improvements to the frontage of the project, the applicant considered the intersection of Airport Road, Route 645, and Route 522 and the intersection of Victory Lane, Route 728, and Route 50. The TIA indicates that Level of Service C conditions or better will be maintained on study roads and intersections with the proposed signalization of Route 522 and Airport Road, for which the Russell 150 project has proffered the construction, and the signalization of Route 50 and Victory Lane. The applicant has proffered to participate in the signalization of this intersection. Previously, other rezonings in the vicinity of this intersection have committed to participate in its signalization. Rezoning #05-07 — Admiral Byrd Center Page 5 July 12, 2007 Transportation Program. In addition to the participation in the signalization of the Route 50 and Victory Lane Intersection, the applicant has proffered to construct the remaining portions of the ultimate typical section for Airport Road on the southern side of the roadway which will generally consist of an additional lane on the south side of Airport Road adjacent to the property. The applicant states that walkways and sidewalks will be incorporated into the site to facilitate pedestrian movements internal and external to the property. This pedestrian circulation should be further clarified to ensure that sidewalks will be provided, at a minimum, adjacent to all of the public streets. B. Sewer and Water The FCSA has an eight inch sewer force main traversing the property to which the Applicants will connect. This commercial development is expected to generate a total of 37,910 gpd of wastewater which will be conveyed to the Parkins Mill Wastewater Treatment Facility. The FCSA has an eight inch water main that encircles the property. This development is expected to generate 1000 gallons/day/acre for a total of 56,850 gpd. The FCSA has stated that they have the water and sewer capacity to service this site and that they concur with the water and sewer analysis. C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that commercial uses generally provide a positive impact on community facilities through the additional generation of tax revenue. This application does address the impacts to Fire and Rescue services by providing a monetary contribution in an amount of $5,000. S) Proffer Statement —Dated April 30, 2007 (Revised July 8, 200 7) A) Generalized Development Plan The Generalized Development Plan is the tool that the applicant could use to clarify any commitments made as part of the rezoning application. The Generalized Development Plan should be general in nature but address key elements of the development of the site. In general, there may be an opportunity to revisit the GDP and provide for a design and layout which provides for an enhanced design and development. Presently, the GDP offers little detail or definition to provide guidance in the scope of the landscaping, sidewalks, signage, or building form and layout, that are proposed to exceed existing ordinance requirements. The revised GDP clarifies the location of the three proposed entrances and provides more detail regarding the proffered landscaping alongAirportRoad. The GDPprovidesforgeneral building locations and further states that primary parking areas are behind and beside buildings. Rezoning #05-07 — Admiral Byrd Center Page 6 July 12, 2007 B) Land Use The Applicant has proffered a variety of construction materials which may be used in the development of this property. Such a broad range provides little clarity or guidance on the construction materials, layout, and design of the buildings that may be constructed. As stated previously, this site represents a prime economic development location. The expectation should be to promote a high quality environment and a high performing economic use that is unique to this particular location. The revised Proffer Statement includes a new section that organizes the proffered design standards. New site design elements include; a proffer stating that any canopies or drive through areas will not front on Airport Road, a requirement that no more than 23,000 square feet of grossfloor Zoor area will be utilized by a single retail entity, that retail uses will be located on the first floor of all buildings (it should be recognized that single story buildings are permitted), and that freestanding signs shall be monument type designs and shall be limited to one sign at each entrance for the site. The Applicant has prohibited a variety of uses that would otherwise be permitted in the B2 Zoning District. In addition, the Applicant has proffered a limitation that no more than 40 percent of the gross floor area on the site will be retail uses (it should be recognized other commercial uses may be permitted). The intent of the above proffer appears to be to ensure that the primary use of this property remains somewhat consistent with the Comprehensive Plan's designation of industrial and office land uses. Staff recognizes the intent of this proffered approach. However, we continue to believe that the request as proposed does not fully promote the Comprehensive Plan's Office and industrial designation in this location. The types of uses and the balance of uses should be evaluated and limited to ensure that the goals of the Comprehensive Plan are addressed. If it is the desire to include commercial uses on this property, they should clearly be accessory to the primary use of the property and be limited in scale. Please note that one use which has not been included in the list of prohibited uses is Day Care facilities. The comment provided by the Winchester Regional Airport specifically addresses this use on the property. C) Transportation The Application proffers the participation in the signalization of the Route 50 and Victory Lane Intersection and the construction of the remaining portions of the ultimate typical section for Airport Road which will generally consist of an additional lane on the south side of Airport Road adjacent to the property. D) Communily Facilities This application addresses the impacts to Fire and Rescue services by providing a monetary contribution in an amount of $5,000. Rezoning #05-07 — Admiral Byrd Center Page 7 July 12, 2007 PLANNING COMMISSION SUMMARY AND ACTION OF THE 6/06/07 MEETING: The applicant's representative explained the proposal for convenient support services for employees of the businesses in the area, as well as for visitors arriving at the airport for business, pleasure, or economic development. The applicant was well aware of the concern for favorable appearance in site development and the need to make a positive first impression adjacent to the airport. Comments were received during the citizen comment portion of the hearing by an adjoining property owner who spoke and another property owner who had provided a written statement. Both property owners were supportive of the applicant's proposal to provide a commercial component within the industrial park. Commission members commented about the favorable appearance of this industrial park and the high- quality design standards used by existing industries along Airport Road; particularly, with structural appearance, monument signage, hidden parking, and berms. Commissioners wanted to make sure the appearance of this industrial park was not spoiled in any way. They expressed concern that the proposed rezoning had not identified a specific use and other, undesirable uses, had not been proffered out; for example, they did not want to see a box store, a chain hotel, a nightclub, or 10,000 square -foot pad sites. Commission members supported the applicant in his endeavor, but said they would be more comfortable if the proposed uses were somewhat narrowed down and other uses proffered out. In addition, it was suggested that the applicant show a conceptual layout, possibly with a generalized development plan. The Planning Commission tabled the rezoning application for 45 days in order to give the applicant time to make a refinement in the application, specifically by defining possible uses for the site, with the aid of conceptual drawings, revised proffers, and possibly, a generalized development plan. (Note: Commissioner Manual abstained from voting; Commissioners Thomas, Triplett, and Ours were absent from the meeting.) Rezoning #05-07 — Admiral Byrd Center Page 8 July 12, 2007 STAFF UPDATE FOR 08/01/07 PLANNING COMMISSION MEETING: The Applicant has provided a revised proffer statement for this project. It is the Applicant's belief that the revisions provided address the issues identified by the Planning Commission at your June 6, 2007 meeting. In general, the revisions seek to further define possible uses for the site, improve the design standards, and include a more detailed generalized development plan. A review of the changes compared to the initial application was incorporated into the above discussion on the Proffer Statement. Staff recognizes the efforts that have been made by the Applicant; however, the following conclusion remains consistent with that previously offered. STAFF CONCLUSIONS FOR 08/01/07 PLANNING COMMISSION MEETING: The Eastern Frederick County Long Range Land Use Plan and Route 50 East Corridor Plan identify the general area surrounding this property with an office/industrial land use designation. Any proposed land use modifications to this property should reflect this land use designation of the Comprehensive Plan. Currently, the zoning of the property is consistent with the Frederick County Comprehensive Policy Plan. This site represents a prime economic development location. Any changes to the land use of this site should continue to make the most of the location from a community economic development perspective. The request as submitted does not achieve this goal. A Public Hearing was held for this application at your June b, 2007 meeting. Therefore, following the Commission's consideration of this request, a recommendation by the Planning Commission to the Board of Supervisors concerning this rezoning application would be appropriate The applicant should be prepared to adequately address all concerns raised by the Planning Commission. HALL, MONAHAN, ENGLE, MAHAN & MITCHELL STEVEN F JACKSON May 23, 2007 DENNIS J. MCLOUGHLIN, JR. Michael T. Ruddy, AICP Deputy Director Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 M AY 2 4 2001 PLEASE REPLY TO: P. O. Box 848 WINCHESTER, VIRGINIA 22604-0848 Re: Admiral Byrd Center (Bermel) Proffer Statement Dear Mike: I have reviewed the above -referenced Proffer Statement dated February 5, 2007. It is my opinion that the Proffer Statement is generally in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. In the "REZONING" heading on the first page, the requested rezoning should be stated (M-1 to B-2). 2. The staff should determine whether Paragraph 1(Airport Road) of the Transportation Enhancements proffers constitutes a satisfactory proffer and whether the improvements to be made are sufficiently detailed. 3. In Paragraph 1 of Commercial Land Use proffers, the staff should determine whether the proposed construction materials are satisfactory. Also, it should be clarified what is meant by walls and rooflines "which face public streets", considering that the total tract is bordered by public streets. A PARTNERSHIP OF PROFESSIONAL CORPORATIONS ATTORNEYS AT LAW WILBUR C. BALL (1892-1972) THOMAS V. MONAHAN (1924-1999) 7 S 307 EAST MARKET STREET 9 EAST BOSCAWEN STREET SAMUEL D. ENGLE LEESBURG, VIRGINIA WINCHESTER, VIRGINIA 0. LELAND MAHAN TELEPHONE 703-777-1050 TELEPHONE 540-662-3200 ROBERT T. MITCHELL, SJR. FAX 540-662-4304 JAMES A. KLENKAR E-MAIL lawyers@hallmonahan.eom STEVEN F JACKSON May 23, 2007 DENNIS J. MCLOUGHLIN, JR. Michael T. Ruddy, AICP Deputy Director Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 M AY 2 4 2001 PLEASE REPLY TO: P. O. Box 848 WINCHESTER, VIRGINIA 22604-0848 Re: Admiral Byrd Center (Bermel) Proffer Statement Dear Mike: I have reviewed the above -referenced Proffer Statement dated February 5, 2007. It is my opinion that the Proffer Statement is generally in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. In the "REZONING" heading on the first page, the requested rezoning should be stated (M-1 to B-2). 2. The staff should determine whether Paragraph 1(Airport Road) of the Transportation Enhancements proffers constitutes a satisfactory proffer and whether the improvements to be made are sufficiently detailed. 3. In Paragraph 1 of Commercial Land Use proffers, the staff should determine whether the proposed construction materials are satisfactory. Also, it should be clarified what is meant by walls and rooflines "which face public streets", considering that the total tract is bordered by public streets. HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Michael T. Ruddy May 23, 2007 Page 2 4. Paragraph 2 of the Commercial Land Use proffers makes reference to a Generalized Development Plan for the Airport Business Center. It would appear that this property is to be developed in accordance with that GDP. If so, there should be a separate proffer that the property will be developed in conformity with the Generalized Development Plan for the Airport Business Center. In any event, it should be noted that there is no proffer which commits to a general development plan for the property. It should be noted that I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for the rezoning of this specific property, or whether other proffers would be appropriate, as it is my understanding that that review will be done by the staff and the Planning Commission. If there are any questions concerning the foregoing comments, please contact me. Very truly yours, s � � r Robert T. Mitchell, Jr. RTM/ks Z N a rej iii f C4gpFRs�� Z(�oF,O�MRS VALLEY TDW F9 J \ \ FNT4[C ♦♦♦+i o U 64 A 40E KOHL'S DEPT STORES, INC Location �iNij \ , Ct hJA'h� Quigley � 64 A 79 l \ \ WINCHESTER REGIONAL as WIIJLNKSTER REC,�IONAL AIRPORT ti ar c, O -�MeCture:LiaY y O� Lo w `$ �O � 9, ;Dr Z o PoP� v SOUTttVIEW \ v \, ` AIRPORT BUSINESS CENTER--- p �� U 64 A 40E KOHL'S DEPT STORES, INC Location �iNij gentled ! 4, , Ct hJA'h� Quigley as ar -�MeCture:LiaY y O� Lo w `$ �O WestwoodlDrUiindstonc ;Dr SOUTttVIEW h v Vine Ln p �� zPR A ME T5 IGH64 A 36 37 64 A � S!Z`((�' - __-- SMITH, MARK D PLNEHLLLIFNRM,LIG Frederick County, VA Rezoning REZ # 05 - 07 Application Admiral Byrd Center Parcel ID: 64 -A -40I in the County Map Features O Hamlets ® Application Airport S Lakes/Ponds Streams Streets Primary '♦. Secondary '�-- Terciary �!. Future Rt37 Bypass .f Urban Development Area SWSA Location in Surrounding Area - 6 250 FOp 1'0 4�Ex CSG w � eyd, Case Planner: Mike Map Document: (N:\Planning_And_Development\ 1_Locator_Mps\AdmiralByrdCenterREZ0507_050707.mxd) 5/7/2007 -- 3:41:23 PM Map Document: (N:\Planning_And Development\ 1 Locator - , Aeri Map Frederick County, VA Rezoning REZ#05-07 Application Admiral Byrd Center Parcel ID: 64 -A -40I Location in the County Map Features O Hamlets ® Application LJ Airport 0 Lakes/Ponds ^— Streams Streets Primary '\s Secondary '�- Terciary �@+ Future Rt37 Bypass Urban Development Area SWSA Greenwood W'rtchecfer vrg;nn �• 11 Li Location in Surrounding Area ,LK CpG � 0 250 SOC t� y P� Case Planner: Mike onrcvvf -- J:41:L3 YM Z N a "J Out VINK V! tLbVine Ln tGrirs 64 A 36 SMITH, MARK D admir -�.:�t.���,r _..�. _.- = -� ter• :..,.-� f �tFY046 -1 VALLEY 10 ;67FR p d 1,14 ,. • s :_ �=ER \ i J r \ 64 A 79 WINCHESTER REGIONAL _ �\\. WIiJLHE$TER REleIONAI AIRPORT f \ \ 1 044 P� PINE H it ARM, t_lC S�\•kik lt� ooa'�� Map Document: K\Piannina And DewZrwrnanA 1 I —.1inc efil-1A__ r Frederick County, VA Location in the Lounty Rezoning REZ # 05 - 07 Application Admiral Byrd Center Parcel ID: 64-A-401 Map Features O Hamlets Zoning Application - Bt (Business, Neighborhood District) O Airport B2 (Business, General District) Lakes/Ponds • B3 (Business, Industrial Transition District) -- Streams A EM (Extractive Manufacturing District) Streets 4P HE (Higher Education District) '�-• Primary O M1 (Industrial, Light District) '�. Secondary M2 (Industrial, General District) T.,c,a y 4w MH1 (Mobile Home Community District) +!. Future Rt37 Bypass f MS (Medical Support District) �• Urban Development Area -- R4 (Residential, Planned Community District) SWSA R5 (Residential Recreational Community District) RAZ (Rural Area Zone) RP (Residential Performance District) Location in Surrounding Area 0 Ct 1T'Y. COG 25n 500 1 V&t x y) t� Zi Case Planner: Mike N — I - - -- ---—s•-----•^�•• _wvr yr .n,AU) U1114Uvl -- 3:41:LS YIVI W _ .- S. Land 14 Map July 7, 2007 Mr. Michael T. Ruddy, AICP Frederick County Planning Department 107 North Kent Street Winchester, VA 22601 RE: Admiral Byrd Center Rezoning Dear Mr. Ruddy: Please find attached forty-five copies of the revised proffer statement for the referenced project. The proffer statement has been revised to incorporate those matters identified by the Planning Commission. Should you need any additional information, feel free to contact me. Sincerely, STOWE ENGINEERING, PLC i Timothy S. Stowe, PE, LS President enclosures 220 Serviceberry Court Stephens City, Virginia 22655 ^ (540) 336.0656 - fax: (540) 869.6984 email: timstowe@stowecompanies.com April 30, 2007 June 4, 2007 July 8, 2007 Admiral Byrd Center Proffer Statement REZONING: RZ# M-1 TO B-2 PROPERTY: 11.4 Acres+/- a portion of the total parcel Total Parcel 23.4059 Acres Tax Parcels 64 -A -40I RECORD OWNER: APPLICANT PROJECT NAME: ORIGINAL PROFFER DATE: REVISION DATES: Preliminary Matters Michael J. Bermel Admiral Byrd Center Rezoning Michael J. Bermel (hereinafter referred to as Applicant) Admiral Byrd Center April 30, 2007 July 8 , 2007 Pursuant to Section 15.2-2296 et. Seq. of the Code of Virginia, (1950, as amended),(the "Code") and the provisions of the Frederick County Zoning Ordinance (the "Ordinance") with respect to conditional zoning, Michael J. Bermel (the Applicant) as the owner of the land parcel identified as 64 -A -40I, identified on the attached Zoning Plat Map prepared by Urban Engineering dated November 2005, containing 23.5+/- acres for which Page 1 of 6 April 30, 2007 Admiral Byrd Center Rezoning June 4, 2007 July 8, 2007 rezoning has been requested for 11.4+/- acres (the Site) on behalf of himself and his successors in interest, does hereby voluntarily proffer that in the event that if 11.4 +/- acres of the property is rezoned by the Board of Supervisors of Frederick County, Virginia, to B-2 Business — General District, development of the site shall be in conformity with the conditions set forth in this proffer statement. These proffered conditions are the only conditions offered for this rezoning and any prior conditions applicable to the Site are hereby declared null and void and shall have no force and effect upon the development of the Site at such time as the County approves this zoning map amendment petition, except 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 the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no binding effect whatsoever. Upon approval of such rezoning, these proffers shall be binding upon applicants and their successors and assigns. Transportation Enhancements 1. Airport Road The Applicant hereby proffers to dedicated right of way for and construct the remaining portions of the ultimate typical section for Airport Road on the southern side of the roadway and adjacent to the Site. These improvements will extend from the western intersection of Admiral Byrd Drive with Airport Road, to the eastern intersection of Admiral Byrd Drive with Airport Road, and will generally consist of construction of a continuous right turn lane with curb and gutter, and sidewalk along Airport Road. 2. Victory Drive — Millwood Pike (Rte 50) intersection The Applicant hereby proffers to enter into a signalization agreement with the Virginia Department of Transportation (VDOT) for the purpose of providing traffic signalization at the intersection of Victory Drive and Millwood Pike (Route 50). The cost basis of this signalization agreement shall be determined by VDOT based on Page 2 of 6 April 30, 2007 Admiral Byrd Center Rezoning June 4, 2007 July 8, 2007 traffic studies prepared for projects impacting the intersection, with said traffic signal installed at such time as warranted based on studies by VDOT. Design Standards 1. The Applicant hereby proffers to utilize compatible construction materials and themes for all commercial construction on the Site. The principal construction materials shall be from among those permitted in the "Protective Covenants of Airport Business Center" which is on record in the Frederick County land records in Deed Book 693 Page 434 and which pertains to the subject parcel, and shall be further limited to brick, architectural block or stone, stucco or simulated stucco, wood, or glass. Roofing material visible adjacent streets will be standing seam metal or architectural shingles. These construction materials shall be utilized on all building walls and rooflines which face public streets (north, east and west sides). 2. The applicant proffers that the buildings will be up to four stories tall, and that any canopies or drive-through areas will not front on Airport Road. 3. The applicant hereby proffers that no more than 23,000 square feet of gross floor area will be utilized by a single retail entity, and that the retail uses will be located on the first floor of all buildings. 4. Walkways/sidewalks will be provided adjacent to public streets and on site to facilitate pedestrian movements internal to the Site. Provisions for future extensions of walkways/sidewalks to points outside of the site will be provided. All walkways on the site will be a minimum of 5' in width. Freestanding signs constructed on the site will be monument type design. Signs adjacent to and visible from public right of ways will be limited to one sign at each entrance for the site. 6. Outdoor advertising flags or banners will be prohibited except for grand openings and special events for up to 30 days. Page 3 of 6 April 30, 2007 Admiral Byrd Center Rezoning June 4, 2007 July 8, 2007 Commercial Land Use The applicant hereby proffers to prohibit the following land uses within the B-2 area of the property: 2. The applicant hereby proffers that no more than 401/6 of the gross floor area on the site will be retail uses. Monetary Contribution to Offset Impact of Development The Applicant hereby proffers that in the event this rezoning application is approved, the applicant or his legal successor, heir, or assign, will pay to the Treasurer of Frederick County, Virginia $5000.00 to offset the additional cost to Frederick County, and more specifically Frederick County Fire and Rescue. This monetary contribution shall be provided to the Frederick County Treasurer at the time of the building permit issuance for the first building in the Admiral Byrd Center project. Page 4 of 6 USE SIC a. Drive -In Theater 7833 b. Supermarkets 5411 except convenience food stores -retail C. Electric and gas utility transmission and distribution facilities 4911, 4923 d. Golf driving ranges and miniature golf courses 7999 e. Electrical supply sales wholesale 4911 f. Commercial outdoor batting cages 7999 g. Adult retail h. Religious Or anizations 8661 i. Funeral homes 7261 j. Retail nurseries 5261 k. Drinking Places (alcoholic Beverages) 5813 2. The applicant hereby proffers that no more than 401/6 of the gross floor area on the site will be retail uses. Monetary Contribution to Offset Impact of Development The Applicant hereby proffers that in the event this rezoning application is approved, the applicant or his legal successor, heir, or assign, will pay to the Treasurer of Frederick County, Virginia $5000.00 to offset the additional cost to Frederick County, and more specifically Frederick County Fire and Rescue. This monetary contribution shall be provided to the Frederick County Treasurer at the time of the building permit issuance for the first building in the Admiral Byrd Center project. Page 4 of 6 April 30, 2007 Admiral Byrd Center Rezoning June 4, 2007 July 8, 2007 General Development Plan The applicant proffers to develop the subject property in substantial conformity with the attached proffered Generalized Development Plan (GDP) prepared by Stowe Engineering, PLC dated July 8, 2007. The GDP is recognized to be a conceptual plan and may be refined by the applicant to accommodate final design and engineering constraints without the need for reapproval by the Board of Supervisors. 2. The GDP shall identify no more than three access points to be made from public streets to access the B-2 area. The GDP provides for an area of enhanced landscaping along Airport Road, consisting of a 25' wide landscaping buffer adjacent to the Airport Road right of way. In this buffer a 36" high meandering earthen berm will be provided with plantings consisting of no less than 20 shrubs and/or trees per 50 feet of berm. The plantings will be placed as nodes and/or linear plant configurations to provide the desired aesthetic benefits. Page 5 of 6 April 30, 2007 June 4, 2007 July 8, 2007 Signatures Admiral Byrd Center Rezoning The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicant and Owner. In the event the Frederick County Boards of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted, By: Date: Michael J. Be State of Virginia City/County of .}� 2-f -A V To Wit: The foregoing instrument was acknowledged before me this 1� day of ;a o L -p 2007 by C.r1 /"ti - My Commission expires 4. (--r % f V Page 6 of 6 Notary, blit REZONING: M-1 TO B-2 April 30, 2007 June 4, 2007 July 8. 2007 Admiral Byrd Center Proffer Statement 1 PROPERTY: 11.4 Acres+/- a portion of the total parcel Total Parcel 23.4059 Acres Tax Parcels 64 -A -40I APPLICANT: ORIGINAL PROFFER DATE: REVISION DATES: Preliminary Matters Michael J. Bermel Admiral Byrd Center Rezoning Michael J. Bermel (hereinafter referred to as Applicant) Admiral Byrd Center April 30, 2007 Ame-July 8, 2007 Pursuant to Section 15.2-2296 et. Seq. of the Code of Virginia, (1950, as amended),(the "Code") and the provisions of the Frederick County Zoning Ordinance (the "Ordinance") with respect to conditional zoning, Michael J. Bermel (the Applicant) as the owner of the land parcel identified as 64 -A -40I, identified on the attached Zoning Plat Map prepared Pagel of 7 April 30, 2007 Admiral Byrd Center Rezoning June 4, 2007 July 8, 2007 by Urban Engineering dated November 2005, containing 23.5+/- acres for which rezoning has been requested for 11.4+/- acres (the PepeitySite) on behalf of himself and his successors in interest, does hereby voluntarily proffer that in the -vi-nt that if l 1.4 +/_ acres of the property is rezoned by the Board of Supervisors of Frederick County-, Virginia, to B-2 Business — General District, development of the pFope tysite shall be in conformity with the conditions set forth in this proffer statement. These proffered conditions are the only conditions offered for this rezoning and any prior conditions applicable to the Pr-epeAySite are hereby declared null and void and shall have no force and effect upon the development of the Pr-epeFtj,Site at such time as the County approves this zoning map amendment petition, except 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 the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no bendin�-,bindin& effect whatsoever. Upon approval of such rezoning, these proffers shall be binding upon applicants and their successors and assigns. Transportation Enhancements 1. Airport Road The Applicant hereby proffers to dedicated right of way for and construct the remaining portions of the ultimate typical section for Airport Road on the southern side of the roadway and adjacent to the pfepeFt5,,Site. These improvements will extend from the western intersection of Admiral Byrd Drive with Airport Road, to the eastern intersection of Admiral Byrd Drive with Airport Road, and will generally consist of construction of a continuous right turn lane with curb and gutter, and sidewalk along Airport Road. Page 2 of 7 April 30, 2007 Admiral Byrd Center Rezoning June 4, 2007 July 8, 2007 2. Victory Drive — Millwood Pike (Rte 50) intersection The Applicant hereby proffers to enter into a signalization agreement with the Virginia Department of Transportation (VDOT) for the purpose of providing traffic signalization at the intersection of Victory Drive and Millwood Pike (Route 50). The cost basis of this signalization agreement shall be determined by VDOT based on traffic studies prepared for projects impacting the intersection, with said traffic signal installed at such time as warranted based on studies by VDOT. Design Standards 1. The Applicant hereby proffers to utilize similarcompatible construction materials and :1a,- development themes for all commercialclQ,,ol^^mot > hinconstruct' on the Admiral l T2., f re^ter Site. The principal construction materials shall be from among those permitted in the "Protective Covenants of Airport Business Center" which is on record in the Frederick County land records in Deed Book 693 Page 434 and which pertains to the subject parcel, and shall be further limited to brick architectural block or stone. dtstucco or �imulated stucco wood or glass—_ Roofing material visible adjacent streets will be standing seam metal or architectural shingles. These construction materials shall be utilized on all building walls and rooflines which face public streets (north, east and west sides). 2. The applicant proffers that the buildings will be up to four stories tall and that any canopies or drive-through areas will not front on Airport Road. 3. The applicant hereby proffers to -that no 1•esamore than I<"Ox ^r*,- land uses ift the -9- -223, 00 ^-223,000 square feet of gross floor area will be uses allowed in the "mo4-1--ateutilized by a single retail entity, and that the retail uses will be located on the first floor of all buildings. 4. Walkways/sidewalks will be provided adjacent to public streets and on site to facilitate pedestrian movements internal to the Site. Provisions for future extensions Page 3 of 7 April 30, 2007 Admiral Byrd Center Rezoning June 4, 2007 July S. 2007 of walkways/sidewalks to points outside of the site will be provided All walkways on the site will be a minimum of 5' in width. 5. Freestanding signs constructed on the site will be monument type design Signs adiacent to and visible from public richt of ways will be limited to one sign at each entrance for the site. 6. Outdoor advertising flags or banners will be prohibited except for grand openings and special events for up to 30 dates. Commercial Land Use Page 4 of 7 ::- - W.Mr MAP MINEM I" Page 4 of 7 April 30, 2007 Admiral Byrd Center Rezoning June 4, 2007 July 8, 2007 2-1. The applicant hereby proffers to prohibit the following land uses within the B-2 area of the property: 2. The applicant hereby proffers that no more than 40% of the gross floor area on the site will be retail uses. Page 5 of 7 USE SIC a. Drive -In Theater 7833 b. Supermarkets 5411 except convenience food stores -retail C. Electric and gas utility transmission 4911.4923 and distribution facilities d. Golf driving ranges and miniature 7999 olf courses e. Electrical supply sales wholesale 4911 f. Commercial outdoor battin ca es 7999 Adult retail h. Religious Organizations 8661 i. Funeral homes 7261 j. Retail nurseries 5261 k. Drinking Places (alcoholic Bevera es 5813 2. The applicant hereby proffers that no more than 40% of the gross floor area on the site will be retail uses. Page 5 of 7 April 30, 2007 Admiral Byrd Center Rezoning June 4, 2007 July 8, 2007 Monetary Contribution to Offset Impact of Development The Applicant hereby proffers that in the event this rezoning application is approved, the applicant or his legal successor, heir, or assign, will pay to the Treasurer of Frederick County, Virginia $5000.00 to offset the additional cost to Frederick County, and more specifically Frederick County Fire and Rescue. This monetary contribution shall be provided to the Frederick County Treasurer at the time of the building permit issuance for the first building in the Admiral Byrd Center project. General Development Plan l_ -,gig appliea The applicant proffers to developmet4 of -the subject property sha" a min substantial conformity with the attaehe attached proffered Generalized Development PIan�GDP) prepared by Stowe Engineering PLC dated July 8, 2007. The GDP is recognized to be a conceptual plan and may be refined by the applicant to accommodate final design and engineering constraints without the need for reapproval by the Board of Supervisors. 4--2. The GDP shall identify nNo more than three access points v411 -to be made to -from public streets to access the B-2 area. &ffg 3. The GDP provides for an area of enhanced landscaping along Airport Road consisting of a 25' wide landscaping buffer adjacent to the Airport Road right of waw In this buffer a 36" high meandering earthen berm will be provided with plantings consisting of no less than 20 shrubs and/or trees per 50 feet of berm The plantings will be placed as nodes and/or linear plant configurations to provide the desired aesthetic benefits. Page 6 of 7 April 30, 2007 June 4, 2007 July S, 2007 Signatures Admiral Byrd Center Rezoning The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicant and Owner. In the event the Frederick County Boards of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted, By: �� Date: Y S o Michael J. Be el State of Virginia City/County of (� To Wit: The foregoing instrument w s acknowledged before me this 61-/kday of 20q by 4NotaryP My Commission expires � j �.1( o Page 7 of 7 F..r� — c Lo 40 tf1 O N U N cv): ® ri) o �o 4-4 C) � N 06 U � •� h _ � N a� _ Q — Admiral Byrd tenter Rezoning Application Frederick County, Virginia Shawnee Magisterial District Tax 1%.4a p Parcel 64-((A+401 J-1.4. Acres (To Be Rezoned) Total Site Area 23,5049 Acres Owner: Michael J. Bermel 10550 Marbury Roads ®akt®n, VA 22124 Contact Person: Tim Stowe Store Engineering, PLC 220 Serviceberry Court Stephens City, VA 22655 540-336-0656 V 73 I & N- NO REZONfNG AREA MAP STOWS ENGNESERING, PLC Admiral Byrd Center Frederick County, VA 220 Serviceberry Court Stephens City, VA 22655 Scale: I"= 600' February 6, 2007 540.336.0656 REZONING APPLICATION FOR FIREDERICK COUNTY, VIRGINIA To be completed by Planning Staff Zonflig i�mendment Number PC C-IeLtring Date Fee Amount Paid $ Date Received SOS Hearing Date The following iglbrinalion shall be provided by the applicant: All parcel identification numbers_ deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Stowe Engineering, PLC Telephone: (540) 336-0656 Address: 220 Serviceberry Court SteUhens Citv. VA 22655 2. Property Owner (ib different than above) Name: Michael J. Bermel Telephone: (703) 255-33;9 Address: 10550 Marbury Road Oakton, VA 22124 3. Contact person if other than above Name: Telephone: 3. Checklist: Check the following items that have been included with this application. Location map X Agency Comments X Plat X Fees X Deed to property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: N, ichael .1. Bermel 6. A) Current Use of the Property: va B) Proposed Use of the Property: Adm. Byrd Center — business center 7. Adjoining Property: PARCEL liD NUMBER 64 -A -40J 64 -A -40E 64-A-400 64 -A -40N 64-/% -40M 64 -A -40K 64 -A -40A 64 -A -40B USE vacant warehouse office/warehouse office/warehouse vacant office/warehouse vacant airport ZONING M-1 M-1 M-1 M-1 M-1 M-1 B-2 M-1 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection. using road names and route numbers): The property is located on the south side of Airport Road (Rte 645) directly across the street from the Winchester Regional Airport terminal building The property is encircled by Admiral Byrd Drive. 9. The foliowing information should be provided Pceording to the type of rezoning pr() os d Number of Units Proposed Single Family homes: Townhome: Multi -Family: Non -Residential Lots: Mobile Home: Hotel Rooms: Office: 158,000 Retail: 65.000 Restaurant: 10. Signature: Square Footage of Proposed Uses Service Station: Manufacturing: Warehouse: Other: 1 (we), the undersigned. do hereby respectfully make application and petition the Frederick Count)' Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County. Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the bearing. I (we) hereby certify that this application and its accompanving materials are true and accurate to the best of my (our) knowledge. Applicant(s): Z� 1, 14 Owner(s): Date: S 2 D Date: Date: Date: Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a Public right -of -Hay, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following, information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The C0777777iSSi0ner of the Reveime is located on the 2ndfloor of the Freckrick C'ozit?h,-:4dmis7istratii?e B7171din5Z, 10.7 North K071 Street. Name and Property Identification Number Address Name Sears -Smith Partnership c/o Urban Engineering & Associates 7712 Little River Turnpike Annandale. VA 22003 Property # 64 -A -40J Name Kohl's Department Stores. Inc. N56W 17000 Ridgewood Dr Menomonee Falls, WI 53051 Property 63 -A -40E Name Airport Business Parc Building D. LLC 4264Q Entre Court Chantilly, VA 20151 Property #'64-A-400 Name Airport Business Parc Building. LLC 4264Q Entre Court Chantilly. VA 20151 Property #64 -A -40N Name Airport Business Park. LLC 4264Q Entre Court Chantilly. VA ?0151 Property x!64 -A -40M Name Airport Business Park. LLC 4264Q Entre Court Chantilly, VA 20151 Property, # 64 -A -40K Name Adams, Douglas and Patricia 303 S. Loudoun Street Winchester. VA 22601 Property #64 -A -40A Name Winchester Regional .Airport 491 Airport Road Winchester, VA 22602 Property.4 64 -A -40B Name Impact Analysis Statement Admiral Byrd Center )Frederick County, Virginia Shawnee Magisterial District Tax leap Parcel 64-((A))-401 1 i.4 Acres (To ]Be Rezoned) Total Site Area 23.5049 Acres April 30, 2007 Owner: Michael J. Bermel 10550 Marbury Road Oakton, VA 22124 Prepared By: Stowe Engineering, PLC 220 Serviceberry Court Stephens City, VA 22655 Contact Person: Tim Stowe 540-336-0656 April 30, 3007 Introduction Admiral Bvrd Center The purpose of this Impact Analysis Statement is to assess the impacts that may result from the proffered rezoning of a portion of the 23.50 +/- acres, tax parcel 64 ((A)) 40I, owned by Michael J. Bermel. The applicant is petitioning the Frederick County Board of Supervisors to rezone 11.4+/- acres of the tract from its current zoninc) ol-Iv4-1 (Light Industrial District) to B-2 (Business -General District). This rezoning is being requested to allow the development of the Admiral Byrd Center, a project that will provide convenient support services to employees and visitors of the Winchester Regional Airport and other businesses in the airport area. This site is located within the county's Sewer and Water Service Area (SWSA) and within the approved Airport Business Center Master Development Plan. Benefits of Rezoning Approval By approving the requested rezoning, Fredrick County will recognize the following benefits: 1. Measures aimed at supporting Frederick County's economic development efforts by creating a positive first impression to visitors arriving at the Winchester Regional Airport. These measures include enhanced landscaping areas along Airport Road and high standards on the architectural building materials that will be used. 2. The project will help the regions economic development activities by making a positive first impression for business travelers. 3. The developer of Admiral Byrd Center is aware of the county's limited supply of land zoned M-1. light Industrial. Therefore a limit has been placed on the uses in this rezoning area so that at least 60% of the uses will be those allowed in both M- 1 and B-2. 4. Convenient support services will be developed to serve the airport, its surrounding businesses, and visitors, thereby reducing the vehicular trips to service destinations outside of the airport community area. Stowe Engineering, PLC Page 2 ",� \.EOWTING • ZONINGr p r 4'z _ J - - O - - - wi TREE BUFFER REGD 1 `� , RPO j ri c� c7 I.f (Proposed Airport Ter Project Hope-- ��,� -. V,nos_. -,E- -t N • rr t,•-r"I�i..i'v--L'= ••s. -�N , �4v - -Lot ? . N to -1 I -it.1—. 1 s - �� % \� } \ ^� - NOTE- \\' �• 1 O�:DfFc_R `--.FOR TYPICAL ROAD & UTILITY 1 _PHASE _ Q�/J / - TR�2_PRaECT�, .;; •.%�. , ` - r f _,s' `1` I - \ ,l/•CV'OtIT. SEE ATTACHED SECTION. 1 , /I �- �� dF f� •fl b /'�a i - �\` O.SIiL1J-•`NDO/vlivlJCOA4PAhn;r' 4NSMISSION UN_ C�k F s 1777( . �.\ �-'�•';>� `\!! Q 'ff e- ' - 44r,i I EXI>TTIN� Wl-� 1. - !"�r,l `\ � \ -- r " >� / ' �,�_ _ �-rt � td::s-'.;•r'-/. / `/ � -/ 24'PAV&'ENTt '4t t LIGHT INDUSTRIAL kc P�iU!'ISED SIGN - a< -1 ` t { �- .l / \� �'Qip _ - _t /r _Z r1 `�.•\ ' p r ff j -s i- EXISTIr1G wQGQ1JWDS .. } 75.28' PROPOSED SIGN- .. .-.�� _ _ _;\ I - - �'\ J" • _ _ _ l !�\11;\ _ _\f- 708E ADJ - _=.� - _ n -_i US7ED-TO MEET RGI MC - 1 E ;.u,.>„ ED. RTE. 522 UPGRADE PROJECT, ,O\ _ .. �• ; _ - ;< 1 EOUIRENEtIS _AI 56'-: kq(1-APpRO `�`\- 1 Lin Slal�nr,/ - tur VHD & n \ 4. F.KAS \ ` T ^y .—ter �" •'e? --1 i - - _.SUP - •`' 1 41 \,, -:��'3% \•`r , 1 �r"- -'�i ' G�S"...�' AE �� Ny2'�7.1 - .- . Na..e.-26?13 f4e Nq TOR - 4+f.5PI Tr,Y�y • �f• yl .O 235. �Z � ,. l + or 3 IrX°EXISTING ZONING: RP 2.1_ R.BUpFffl ALaq,4 p ILIIW 1 �dicates Evergreen x:•°' ��. - r •r,.r\✓ v-.r�� .1C�.- :i "`_ ,� D _ �.�-�, ��-.., _; v'i-,� �-^"•^'`•. -Sreemrl'g Indicates Zoning line •rf:. _ •-,O �� - ,� �I _�...,.�.:. indc,ales Phase Line - ;a ;°'l �b - .3e°t:�q "v; ,,,,e•„, i. �.. _ "'�' -QST �•O��f�y-pr l i - _ /' __- - __ - -___ I �` I ..a,CaLES J,�5;12d=.^. �]4G: e-.•1G� � / - - _ -. •a``` indicates Pro �N 22- Posed Bldg. Location —AL _ SMgemeni Pond N arP indicates Proposed Stonn Ma* �' t� , a " ' :; ' -.DC7,., k1 'i• ... , I.I I YIc+•-rfrY M.eF �.>r�.,-w i ': r--" indicates Proposed Sanitary Sewer Lille- ,igz3 ,, C. - TYPICAL ROAD & UTILrTY SFr ,+p- o -o -o indicates. Existing Sanitary Sewer Lina aN _ - _ r _ ,K Nu» scab t 1 -indicates :Buffer Area - �` _ -s `F• f'-. f-4 i_ <o:. I ` EXISTINIG ZONING' RP' 2°°' LEFT TURN LANE - i I°°' FUCL I,a'TAPER '1 \ 1 - �,{I97j', n`a,ed{es ,•r��e��{�j ' ! i — Indicate, FroE- tiro ur ASSan6leu Opm - - , t. I: y11+y,1. il. r", — -- � =i : � a�1D� Posssbl -- — - -- -�• _ _ j _ ._ ---- ---. __ _. _ ._ ... _ _ _ — _-- s \ .s \ 1 '•-+ - _- -- 3 _� _ - - -- - ENVIRONMENTAL REQUIREMENTS' I: --_— i . .-----�j 215. -_.-- I 1•.. I TOTAL- . K ACRES DISTURBED .ns., RTF 522 RGA_ D IP_a_ RGVENIENT; {b VD'N a T) FLLODPLAINS 25 ° ; -- - -� - '-- - LAKES & PONDS Scale; 1 0au =,• WETLANDS �neicales Existing Force Ml - ° - - Q— --w- .i^'•; - NATURAL STORMWATER SEEP SLOPES - ° - • WOODLANDS 14R 2e i iiCtit:]iON5 lob no: ZONED M-1 261.134Ac., r 4-626 Ac - 265.760 -Ac ZONED RP 75.333 A... 75.173 A. _AIRPORT BUSINESS CENTER scala-- no. date d e:EpL2 `�� on pY CkC. dal? ZONED H- "17.633 Ac. � � 17.63-A,. .10 --- 1587 ZONED A-2 21.111 Aa 21.111 Ac. - , REDERICK COUNTY DATE - P"NNING DEPARTMENT FREDERICK COUNTY DATE - PI nnwuac u!Nracs,oN it 1 { 1 ",� \.EOWTING • ZONINGr p r 4'z _ J - - O - - - wi TREE BUFFER REGD 1 `� , RPO j ri c� c7 I.f (Proposed Airport Ter Project Hope-- ��,� -. V,nos_. -,E- -t N • rr t,•-r"I�i..i'v--L'= ••s. -�N , �4v - -Lot ? . N to -1 I -it.1—. 1 s - �� % \� } \ ^� - NOTE- \\' �• 1 O�:DfFc_R `--.FOR TYPICAL ROAD & UTILITY 1 _PHASE _ Q�/J / - TR�2_PRaECT�, .;; •.%�. , ` - r f _,s' `1` I - \ ,l/•CV'OtIT. SEE ATTACHED SECTION. 1 , /I �- �� dF f� •fl b /'�a i - �\` O.SIiL1J-•`NDO/vlivlJCOA4PAhn;r' 4NSMISSION UN_ C�k F s 1777( . �.\ �-'�•';>� `\!! Q 'ff e- ' - 44r,i I EXI>TTIN� Wl-� 1. - !"�r,l `\ � \ -- r " >� / ' �,�_ _ �-rt � td::s-'.;•r'-/. / `/ � -/ 24'PAV&'ENTt '4t t LIGHT INDUSTRIAL kc P�iU!'ISED SIGN - a< -1 ` t { �- .l / \� �'Qip _ - _t /r _Z r1 `�.•\ ' p r ff j -s i- EXISTIr1G wQGQ1JWDS .. } 75.28' PROPOSED SIGN- .. .-.�� _ _ _;\ I - - �'\ J" • _ _ _ l !�\11;\ _ _\f- 708E ADJ - _=.� - _ n -_i US7ED-TO MEET RGI MC - 1 E ;.u,.>„ ED. RTE. 522 UPGRADE PROJECT, ,O\ _ .. �• ; _ - ;< 1 EOUIRENEtIS _AI 56'-: kq(1-APpRO `�`\- 1 Lin Slal�nr,/ - tur VHD & n \ 4. F.KAS \ ` T ^y .—ter �" •'e? --1 i - - _.SUP - •`' 1 41 \,, -:��'3% \•`r , 1 �r"- -'�i ' G�S"...�' AE �� Ny2'�7.1 - .- . Na..e.-26?13 f4e Nq TOR - 4+f.5PI Tr,Y�y • �f• yl .O 235. �Z � ,. l + or 3 IrX°EXISTING ZONING: RP 2.1_ R.BUpFffl ALaq,4 p ILIIW 1 �dicates Evergreen x:•°' ��. - r •r,.r\✓ v-.r�� .1C�.- :i "`_ ,� D _ �.�-�, ��-.., _; v'i-,� �-^"•^'`•. -Sreemrl'g Indicates Zoning line •rf:. _ •-,O �� - ,� �I _�...,.�.:. indc,ales Phase Line - ;a ;°'l �b - .3e°t:�q "v; ,,,,e•„, i. �.. _ "'�' -QST �•O��f�y-pr l i - _ /' __- - __ - -___ I �` I ..a,CaLES J,�5;12d=.^. �]4G: e-.•1G� � / - - _ -. •a``` indicates Pro �N 22- Posed Bldg. Location —AL _ SMgemeni Pond N arP indicates Proposed Stonn Ma* �' t� , a " ' :; ' -.DC7,., k1 'i• ... , I.I I YIc+•-rfrY M.eF �.>r�.,-w i ': r--" indicates Proposed Sanitary Sewer Lille- ,igz3 ,, C. - TYPICAL ROAD & UTILrTY SFr ,+p- o -o -o indicates. Existing Sanitary Sewer Lina aN _ - _ r _ ,K Nu» scab t 1 -indicates :Buffer Area - �` _ -s `F• f'-. f-4 i_ <o:. I ` EXISTINIG ZONING' RP' 2°°' LEFT TURN LANE - i I°°' FUCL I,a'TAPER '1 \ 1 - �,{I97j', n`a,ed{es ,•r��e��{�j ' ! i — Indicate, FroE- tiro ur ASSan6leu Opm - - , t. I: y11+y,1. il. r", — -- � =i : � a�1D� Posssbl -- — - -- -�• _ _ j _ ._ ---- ---. __ _. _ ._ ... _ _ _ — _-- s \ .s \ 1 '•-+ - _- -- 3 _� _ - - -- - ENVIRONMENTAL REQUIREMENTS' I: --_— i . .-----�j 215. -_.-- I 1•.. I TOTAL- . K ACRES DISTURBED .ns., RTF 522 RGA_ D IP_a_ RGVENIENT; {b VD'N a T) FLLODPLAINS 25 ° ; -- - -� - '-- - LAKES & PONDS Scale; 1 0au =,• WETLANDS �neicales Existing Force Ml - ° - - Q— --w- .i^'•; - NATURAL STORMWATER SEEP SLOPES - ° - • WOODLANDS 14R 2e i iiCtit:]iON5 lob no: ZONED M-1 261.134Ac., r 4-626 Ac - 265.760 -Ac ZONED RP 75.333 A... 75.173 A. _AIRPORT BUSINESS CENTER scala-- no. date d e:EpL2 `�� on pY CkC. dal? ZONED H- "17.633 Ac. � � 17.63-A,. .10 --- 1587 ZONED A-2 21.111 Aa 21.111 Ac. - , April 30, 2007 Admiral Byrd Center Parcel Information Location: South side of Airport Road directly across Airport Road from the Winchester Regional Airport terminal building. Magisterial District.- Shawnee District Property ID Number: 64 -A-401 Current Zoning: M-1 Light Industrial Current Use: Unimproved Proposed Zoning: B-2 Business, General District on 11.4 acres of 23.0 acres Proposed Use: Commercial (Retail service and Office) Total Rezoning Area: 11.4 acres Approved MDP: Airport Business Center Stowe Engineering, PLC Page 3 April 30. 2007 Comprehensive Plan Admiral Byrd Center The Frederick County Board of Supervisors adopted the 2003 Comprehensive Policy Plan on January 8, 2004. The Eastern Frederick County Long Range Land Use Plan contained in that document shows the subject site with an industrial land use designation. A significant portion of the plan is dedicated to future land uses in three primary business corridors. The subject parcel is located in the Route 50 East Business Corridor and is shoNvn on the Route 50 East Future Land Use and Present Zoning Map as being surrounded by areas of proposed office/industrial and proposed business/office land uses. The subject parcel also lies within the designated Airport Support Area, an area where business and industrial uses are slated to be the primary uses. Issues of stornnvater management, transportation, landscaping and signage have been identified as key elements of development in the Route 50 East Business Corridor. The applicant has proffered conditions that demonstrate the property will be developed in a fashion that addresses these and other items, and is in confonnance with the Comprehensive Policy Plan. Site Suitability 100 Year Flood Plains This site is located within Flood Zone "C" (Areas of Minimal Flooding) as shown on Flood Insurance Rate Map of Frederick County, Virginia, community Panel Number 510063 0115 B. Effective: July 17, 1978. Wetlands Based on US Fish and Wildlife Service's National Wetlands Inventory, there are no mapped wetlands located on this site. If needed, a more detailed review and study will be performed on the site prior to site plan development. Stowe Engineering. PLC Page 4 �tAi 1., rt l Piroposed Rezoning Site CU 7- z5D EAST C0 -,-,Pi I -OR P-ITURE LANID USF PRESEN7 J EU h, ss !W'.0 e,. ow awm-4 -- tvcR , Ic �4.rt ad Z c4 Ln +, Ln 0 Z Ln > V) 41 Lf) Lr) April 30_ 2007 Steep slopes Admiral Byrd Center Based upon the contour mapping contained on the Frederick County, VA online mapping, there are no slopes steeper than 15% on this property. Mature Woodlands Based upon visual inspection and the US Department of Agriculture Soil Conservation Service data, there are no areas of mature woodlands on the property. Soil Types Based upon the US Department of Agriculture Soil Conservation Service data, map 42, the following soil types exist on this tract: 9B — Clearbrook channery silt loam, 2 to 7 percent 41 C — Weikert-Berks channery silt loams, 7 to 15 percent The Clearbrook channery silt loam is located throughout the majority of the property with the exception of the northeast corner where the Weikert-Berks channery silt loam is present. Wetness and depth to rock are properties that should be monitored during development. These soil properties are consistent with those developed areas in the vicinity of this property. Stowe Engineering, PLC Page 5 J f \ 7 \P { U) _ f ✓ �'f Q°tea 4 14 ! CLEARBOOK j \ '! R, ry� ru/ J -mayCj SOILS MAP STO E ENGINEERING, PLC Admiral Byrd Center Frederick County, VA 220 Serviceberry Court Stephens City, VA 22655 Scale: P= 500' February 6, 2007 540.336.0656 April _ 0, 2007 Surroundinc, Properties Adjoining property zoning and present use: North: Zoned M-1. Light Industrial Zoned B-2. Business — general district South: M-1 Light Industrial East: M-1 Light Industrial West: M-1 Light Industrial Trensoortation Admiral Bvrd Center Use: Winchester Regional Airport Use: Pegasus Business Park Use: Vacant, general Warehouse/Office Use: Vacant Use: Warehouse The 11.4 acre Admiral Byrd Center project will front on Airport Road (Route 645) and will be accessed from a main entrance on Airport Road and two secondary entrances on Admiral Byrd Drive: one at the east end of the project and the other at the west end. Airport Road in this area is currently three lanes wide with a shoulder and ditch on the side of the subject property. A Traffic Impact Analysis Study (TIA) has been prepared for the Admiral Byrd Center by Stowe Engineering, PLC. dated March 28, 2007 (revised from October 12, 2006) which is included as a component of this Impact Analysis Statement. The TIA assumes a total build -out of 62.000 square feet of specialty retail. 158.000 square feet of general office building, and, a convenience store with four fueling stations. The TIA provides a Level of Service analysis for the AM and PM peak hours as well as Average Daily Traffic volumes (ADT) for existing, background, and build -out conditions for the project. The TIA studies existing intersections with Route 522 and Route 50. The TIA also looks at the capacity of the round -a -bout at the intersection of Airport Road and Victory Drive. The improvements proffered by the Russell 150 project were considered in the evaluation of the intersection of Route 522 and Airport Road, resulting in acceptable levels of Stox e Enaineering, PLC Pa -e 6 April 30, 2007 Admiral Byrd Center service. However, the intersection of Victory Drive and Millwood Pike (Route 50) reported a level of service F without a traffic signal, and a level of service C with a traffic signal. Therefore the developer has proffered to participate in the cost of a traffic signal at this location. Walkways/sidewalks will be incorporated into the site to facilitate pedestrian movements internal to the property with provisions for future external extensions. Sewacie Conveyance and Treatment The Admiral Byrd Center project will be designed to ensure that all structures are served by the existing public sewer system in the Airport Business Center. All wastewater flowing from the project will be conveyed to an 8" sanitary sewer line located on the property. The wastewater collection system in the vicinity of the project is owned and operated by the Frederick County Sanitation Authority. Wasterwater collected from this property will be conveyed via FCSA lines to the Parkins Mill Wastewater Treatment Plant. The plant's current hydraulic capacity is 2.0 MGD (million gallons per day). However, approvals have been given to expand the plant to 5.0 MGD with construction to be completed in 2010. The impact of this rezoning will result in a marginal increase in the wastewater flows that will be generated. The figures below represent the flows that are anticipated froin this project at total build -out. Q = 0.20 GPD per net square foot Q = 0.20 X 189,500 net square feet Q = 37,910 GPD projected at total commercial build -out Note: net sq ft calculated as 85% of gross sq ft. All wastewater infrastructure will be designed to meet the standards and specifications of the Frederick County Sanitation Authority. Stowe Engineering. PLC Page 7 April 30, 2007 Water Suppi Admiral Byrd Center The Admiral Byrd Center project will be designed to ensure that all structures are served by the existing public water system in the Airport Business Center. All buildings will be served from the 8" water main that encircles the property. The water system in the vicinity of the project is owned and operated by the Frederick County Sanitation ALithority. Water distributed to this property will be provided via FCSA lines from the .lames H. Diehl Filtration Plant currently treats 4.0 MGD with capacity to treat up to 6.0 MGD. The impact of this rezoning will result in a marginal increase in the water usage that will be consumed. The figures below represent the flows that are anticipated from this project at total build -out. Q = 300 GPD per 1,000 net square foot Q = 200 X 189,500/1,000 net square feet Q = 56.850 GPD projected at total commercial build -out Note: net sq ft calculated as 85% of gross sq ft. All water infrastructure will be designed to meet the standards and specifications of the Frederick County Sanitation Authority. Drainage The primary drainage feature for the 11.4 acre rezoning area is the existing storm drainage system that the site currently drains to. This drainage system, located along Airport Road, will convey site runoff via a natural drainage way to a regional Storm Water Management Facility, and ultimately discharged into Buffalo Lick Run. Stowe Engineering, PLC Page 8 April 30. 2007 Admiral Byrd Center Solid baste Disposal Facilities Commercial collection of solid waste from the Admiral Byrd Center project is planned. The impact of this project to the Frederick county solid waste disposal facilities has been projected based on an annual landfill consumption rate of 5.4 cubic yards per 1000 sq ft of structural floor area for businesses (Civil Engineering Reference Manual, 6th edition). The following figures show the increase in average annual volume based on the planned 223,000 sq ft of gross floor area. AV = 5.4 Cu Yd per 1,000 sq. ft. AV = 5.4 Cu. Yd X 223 (1,000 sq ft) AV = 1205 Cu. Yd. at commercial build -out (= 844 tons) The Municipal Solid Waste area of the Regional Landfill has a current remaining volume of 13,100,000 cubic yards of air space. The Municipal Solid Waste area of the Regional Landfill currently receives on average 200,000 tons of solid waste per year. This project represents a 0.6% increase in the waste flow to the regional landfill. Since private haulers will be used to transport the solid waste to the landfill, a tipping fee will be received to offset the impact of this additional waste. Historic Sites and Structures According to information obtained from the National Register of Historic Places and the Virginia Division of Historic Resources websites, there are no historic sites or structures on the parcel to be rezoned or on adjacent parcels. Impact on Community f=acilities Educational Facilities The Admiral Byrd Center project does not have an impact on the educational facilities since there are no housing units in the project. Stowe Engineering, PLC Page 9 April 30, 2007 Police Protection Admiral Byrd Center The Admiral Byrd Center project will be provided police protection by the Frederick County Sherriff s office. While this area is currently patrolled by the Sherriff's deputies, it is recognized that additional patrols may be needed upon full build -out of this project. Fire and Rescue Protection The Admiral Byrd Center project is located about 1.5 miles from the Millwood Station Fire and Rescue Company. This proximity should allow for adequate response times. Additionally, the existing public streets around three sides of the site, and the planned access to the rear of the site, will provide emergency access to all parts of the project. The existing fire hydrants surrounding the property will provide fire flow as needed. Parks and Recreation No impact to the parks and recreation facilities is anticipated. Solid Waste Disposal As previously described, it is estimated that this project will generate 1,205 cubic yards of solid waste annually. This waste will be transferred to the Regional Landfill by private haulers, who will pay a tipping fee to offset this impact. Other Government Activities No other impacts are anticipated. Stowe Engineering, PLC Page 10 Traffic Impact Study Frederick County, Virginia October 12, 2006 Revised March 28, 2007 Prepared for Michael Bernie] 10550 Marbury Road Oakton_ VA l TIMOTHY S. STOWE No. 21924 SjO i:1L v'A Prepared by Stowe Engineering, PLC 220 Serviceberry Court Stephens City, VA 22655 Phone 540.336.0656 Proj # 1024 Stowe Engineering has prepared this report to present the traffic impacts associated with the Admiral Byrd Center project. The project is located in Frederick County, Virginia near the Winchester Regional Airport, and involves the development of 11.4 acres into a cornmercial/business center. Traffic analyzes have been prepared for the 2006 existing, 2008 backp,round, 2008 build -out and 2008 improvement scenarios. A traffic signal will be required at the intersection of Rte 50 and Victory Road to mitigate the combined impacts of traffic associated with this and other projects, and provide. The traffic impacts associated with the Admiral Byrd Center project are acceptable and manageable with the installation of a traffic signal at the intersection of Rte 50 and Victory Dr. 1. Tabie of Con"t-ents Executive Summary I . Introduction 2. Existing Roadway Geometry 3. Existing Peak Hour Traffic Volumes 4. Background Traffic Conditions 5. Traffic Projections for Proposed Development 6. Projected Trip Distribution 7. Peak Hour Summary of New Trips 9. Total Peak Hour Trips at Build -out 10. Summary of Problems that will be Caused 11, Recommendations to Mitigate Impacts 13. Conclusions List of f=igures Figure I Project Vicinity Map Figure 2 Site Location Map Figure 3 Existing Zoning/Land Use Surrounding the Project Figure 4 Existing ADT and AM/PM Peak Hour Traffic Volumes Figure 5 Existing Lane Geometry and Levels of Service Figure 6 Background ADT and AM/PM Peak Hour Traffic Volumes Figure 7 Background Lane Geometry and Levels of Service Figure 8 Trip Distribution Percentages Figure 9 Development Generated Trip Assignments Figure 10 Build -out ADT and AM/PM Peak Hour Traffic Volumes Figure 1 I Build -out Lane Geometry and Levels of Service Figure 12 Improvement Lane Geometry and Levels of Service 1 4 . 8 ll l2 12 17 17 17 19 l 2 J 6 7 9 10 14 15 1s 19 22 1. Introduction The Admiral Byrd Center project is located in the Frederick County, VA directly across Airport Road from the Winchester Regional Airport. The project fronts on Airport Road (Rte 645) and involves the construction of an 11.4 acre commercial/business /retail center along with the associated internal streets, parking, utilities, and drainage systems. A project vicinity neap is shown in figure 1 and a site location map is shown in figure 2. Project Location Fiume 1 Vicinitv Man Not to scale The current land use on the project site consists of open meadows. Surrounding land uses consist of the Winchester Regional Airport to the north, and a mixture of industrial and commercial developments to the east, south and west. Figure 3 shows the existing zorvng/land uses surrounding the project. Page I C) fGS YV?l J .-A I j"" T }mss.5 PROP (__)5FD ZONINGE LIN F> gure 2 Site Map t5 POINT OF BEGINNING WINCI-IFSTFR' RFGl0f,-JfA. AIRPORT G4((A))79; ET AL SITE EXiSTING MI ZONING TO REMAIN 527,149.62:E SO. Fr. OR 1210169 ACRES -LEGEND AREA TO BE REZONED Mguire 3,Surrounding Zoning 1!5 t5 Page 2 IN fulap Legend ,A1 Roads Psrcels COUnty Boundary Zoning 22 b IIL ml J2 011 la, ms R4 RS RP EXiSTING MI ZONING TO REMAIN 527,149.62:E SO. Fr. OR 1210169 ACRES -LEGEND AREA TO BE REZONED Mguire 3,Surrounding Zoning 1!5 t5 Page 2 IN fulap Legend ,A1 Roads Psrcels COUnty Boundary Zoning 22 B3 IIL ml J2 ms R4 RS RP �. Existing Roadvfay Geometry The existing roadway network in the vicinity of Admiral Byrd Center project consists primarily of Airport Road (Route 645) which is adjacent to the project. At the west end of Airport Road is Route 522, and at the east end of Airport Road is a round -a -bout that connects to Victory Drive, which terminates at US Route 50. Admiral Byrd Drive (Route 775) is adjacent to and encircles the project area. Airport Road is a three lane roadway (continuous left turn lane) with shoulders and ditches adjacent to the project and a 35 MPH speed limit. Admiral Byrd Drive is a two lane roadway with shoulders and ditches. Route 522 is a 4 lane roadway with a continuous center left turn lane with a 45 MPH speed limit while Route 50 is a 4 -lane divided highway with a 55 MPH speed limit. All intersections in the vicinity of the project area are controlled with 2 -way stop controls with the exception of the Airport Road — Route 522 intersection which is signalized. The existing round -a -bout at the east end of Airport Road provides for traffic movements through the intersection of Airport Road and Victory Drive. The round -a -bout was designed by the Winchester Regional Airport's consulting engineer, Delta Airport Consultants_ According to information provided by the designer, the round -a -bout was designed based on an average Asa ,? traffic volume (ADT) of 8100 vehicles in the planning year 2011 The design hourly vol rrie of traffic used in the design was l l 55 with 15% trucks. Page 3 Existing Freak Hour 1 _r affic Volumes To identify the peak hours and day of the peak hour, 24 hour count data were obtained through machine counts at two locations on Airport Road; one count station was placed east of the proposed project location and the other was placed to the west. Traffic volume data was counted in 15 minute increments from Monday July 10, 2006 until Friday July 14, 2006. A sununary of this data can be found in Appendix A. From Tuesday, July 11, 2006 through Wednesday, July 19, 2006, manual turning movement counts were collected at six intersections in the project area as shown in Figure 5. A `k' value (PM Peak hour volume divided by ADT) was computed to be 0.10. This value was applied to the PM peak turning movements to compute the ADT. The existing peak hour turning movement counts are shown in Figure 4 and the existing lane geometry and Levels of Service are shown in Figure 5. The HCS reports are contained in Appendix B. Page 4 645 G V N 0� 28(7 BOJ des � 6,� 7(°J � QO�'a � j •3�O1R �� �,1 �(]sSJ ,��lp�J ♦ \ ` 775 ^b`^L`L,1� 28°iii 7 522 ` S°� 9 .26 50 . ► (9 (070 J i° 1092 T 645 / 1000 c 0 LL r 775 1092 ° ° 50 �m 17 j� 7s(t35 728 o r 68(161) 645 t !` 645 , 199 v( J 2 (`SJ 9?`9Js, Irw 775 L ^^� h� AM Peak Hour(PM Peak HQiirl Average Daily NOT TO SCALE Figure 4 Existing 2006 ADT and AM/PM Peak Hour Traffic Volumes Traffic. Impac:tAnalysis,for,ldmh-al Bp -d Centex- Octobea• 4, 2006 Page 5 522 m 4 aignanzec intersection pp LOS = A(B) V r O(C) pts Q AM Peak Hour(PM Peak Flour) Im 1092 50 17 m 728 'o b d P` PSP, Figure 5 Existing 2006 Lane Geometry and Level of Service NOT TO SCALE_ TraffiC I717I)OCI f1IMIJ'sis.167-Adrnir-al Bvi- 1 Center rl Parch 28, 2007 Page 6 _[.'lt77il"!11Bi9"(l !.. �.'%?lc'T !i't.71`,':�' 4. Background Background traffic Conditions in Design Year In accordance with direction- received from the VDOT Edinburg Residency office, the existing traffic on all roadways was grown at 5% per year to the anticipated full build -out year of 2008. Background traffic volumes for the 2008 are shown in Figure 6 and lane geometry and level of service are shown in Figure 7. These background volumes include traffic that will occur as a result of the nearby Russell 150 development project. The traffic volumes associated with that project were obtained from the Traffic 1777pact Alzalysis of the Russell Farm prepared by PHR+A, PC and dated November 1, 2004. Fatale 4 Trip Generation Summary for Russell 150 project AM Peak Hour PM Land Use Code Amount Ave. Daily Trips AM Peak Hour In Out Total In PM Peak Hour Out Total Background Development - Russell 150 (from PHR+A TIA - Russell Farm, dated 9111/04) Townhouse/Condo 230 294 2558 21 102 122 98 48 146 Retail (per 1000 sq ft) 820 440 17802 232 149 381 799 866 1666 Office (per 1000 sq ft) 710 264 2,817 359 49 408 64 311 374 TOTAL 23,177 612 300 911 961 1,225 2,186 10% using Airport Rd per PHR+A Traffic Analysis 2318 61 30 91 96 123 219 In addition, the improvements proffered in association with the rezoning of the Russell 150 project are shown as a background condition. These improvements are described in the approved proffer statement as follows: "...The applicant shall install full intersection improvements at the Front Royal Pike (Route 522) and Airport Road Extended intersection as warranted by VDOT." The improvements shown on the Generalized Development Plan include an extension of Airport Road as shogun in Figure 6. The aforementioned traffic impact study reflects a Iane configuration and signalization as shown in Figure 7. D--- 7 645 50 17 ,5 9-0 j 775 '.�`L1t' �I s% Y9 522 726 A1�"► iso J 2e(v. ro,4' ~ )17 1092 0 645 / c 1000 o _ LL O 1 4 15i tr 775 \ \ 1092 N L y50 Note. m 0 17 N improvements and ) `r� �87(749) 728 additional volumes 59(86) shown at the 99 77 188 'o intersection of Rte (11 645 522 and Airport Rd 4 0(118) 645 ,S are from the 0(235) ^ 0 r S '. a/ y,'S� lam Russell 150 TIA ' ` °' (2J v/ 11, s t( p 8 Re ort and *- profferedJNe, improments. 2 J 775 AM Peak Hmir(PM Peak Hour) Average Daily Traffic _ NOT TO SCALE Figure 6 2008 Background ADT and AM/PM Peak HourTraffic Volumes Traffic Impact Analysis fol- Admiral Byrd Center January 12, 2007 Page 8 645 �? 17 �t 17 z _� R s` 1 775 ��1 d'�► l 9� 52-� � 72850 c I'� 17 1092 T 645 1000 c 0 LL ° 775 Note1092 ° : Signalized improvementsm intersection 50 and additional ¢ LOS = B(C) 17 N volumes shown at r the intersection of �V V =� Rte 522 and C(C) 728 Airport Rd are 4 ° 645 from the Russell C(C) 645 oars d. t50 TIA Report andproffered improments. U ~' Q �b ti q(9J 991 '? �0 Q� 775 Q� �j► �P P AM Peak Hour(PM Peak Hour) NOT TO SCALE Figure 7 2008 Background Lane Geometry and Levels of Service Traffic Impact Analysis for Admiral Byrd Center Afarch 28, 2007 Page 9 5e Traffic Projections for Proposed Development Table 2 shows the trips that are forecasted to be generated by this project. Internal capture trips were computed as 15% of the trips associated with the specialty retail and general office land uses. Development of the surrounding property is expected to occur by right and within the existing M-1 zoning as was accounted for in the original Master Development Plan for the Aluport Business Center dated .lune 1987 and revised 4/25/95. The trip generation rates shown in Table 2 were taken from the ITE Trip Generation Manual, 7th edition. Table 2 Trip Generation Summary for Admiral Byrd Center project AM Peak Hour PMI Land Use Specialty Retail Center i s, fj-oor occupants - 62,000 sq ft GLA) Convenience Market wl gas pumps (4 fueling stations) General Office Building (1153, 000 sq ft) AM Peak Hour PM Peak Hour Ave. ITE Code Amount Daily In Out Total In Out Total Trips 814 62 2,690 82 89 170 75 95 170 853 710 4 2,170 34 34 69 38 38 77 158 1.897 238 32 270 43 212 256 NEW TRIPS 6,758 354 155 509 157 346 503 INTERNAL CAPTURE -688 -48 -18 -66 -18 -46 -64 NET NEW TRIPS 6,070 306 137 443 139 300 439 Notes. 1. Where equations existed they were used to compute trips. 2. Since data for ITE Code 814 does not exist for AM 7:00 to 9:00, the 4:00 to 6:00 values were used and in -out percentages adjusted to reflect morning traffic flows. 3. The 158.000 SQ FT of general office includes a 3000 SQ FT bank. icr'?3TIY(t' i_i}.7 c� E...:1ri',•' i7: s:llC `±':7i: � .``(tt:i,l�;: 6. Projected Trip Distribution The method used to distribute the site traffic was based on the existing distribution of traffic on Airport Road, Route 522 and Route 50. The percentages used in this distribution are shown in Figure 8. Traffic assignments at existing intersections were made based upon the existing distributions recorded in the field counts. 7. Peak Hour Summary of New Trips The grips forecasted to be generated by this project are shown in Table 2. and their assigned distribution can be seen in Figure 9. 9. Total Peak Dour Trips at Build -out The total peak hour trips at build -out, including background trips and trips from the Russell 150 project, are shown in figure 10. The Iane configurations and levels of service are shown in Figure 11. Due to the limited number of existing movements in the round -a -bout (east bound left and south bound right). an HCS analysis could not be completed. However, the peak hourly volume of traffic in the round -a -bout at full build out of this project will be 685 and the design of the round -a -bout was based on a design hourly volume of 1155. Therefore it is concluded that there is still significant capacity remaining in the round -a -bout and no further analysis has been performed. 10. Summary of Problems that will be Caused The main problem that will be caused by this development is the level of service at the intersection of Airport Road and Route 50 will be F for the northbound movements. 27% 25% A 522 V C 3 0 10% o 545 1000 LL O 31% 775 1092 50 17 N N 728 O q d_ N1 T 7% NOT TO SCALE Figure 8 Trip Distribution Percentages For Admiral Byrd Center Traffic hnpact A77alysis for AdmiralB 7rd Center October 4, 2006 Page 12 NOT TO SCALE Figure 9 Development Generated Trip Assignments Traffic Impact Analysis for Admiral Byrd Center I larch 28, 2007 Page 13 Traffic Jinpact A17nlysiS.f0r Admiral Byrd Center Alarch 28, 2007 Page 14 64505�hy,T� 11 50 g, 17 '' 1 80( �It SJ2SJ11�sVil 5 ell 775 522 J 728 �SS�gs WSJ L p aIle O�SOSJ . � Nt J�� } �J o(q`% 8SJ / 5 0 m 1092 T 645645 /001 2 1000 0 � , r4 o�(gSJOJ� • 7s . 1 o�2S�oJ oc P ryhy p, \ 775 o n p 1092 ° 50 17 N� j ~ 20(225 728 7s(115)) s 100(5gpM645 t� 40(130) y 1 t rt 645 �8 y, 1 p� 5 m 40(235) o SS(S/?q0 •a/�,�o``��p`,'',` N h N 2 J r7q/oJ 40,` 775 ^° hip ry AM Peak Hour(PM Peak Hc)L1r) Average D. NOT TO SCALE Figure 10 Build-out ADT and AM/PNI Peak Hour Traffic Volumes Traffic Jinpact A17nlysiS.f0r Admiral Byrd Center Alarch 28, 2007 Page 14 Traffic Impact Analysis fi I' Admiral Byrd Center Alarch 28, 2007 Page 15 A e� 645 0 ir3 50 17 c" �c 775 0 �0� 9�9 i C ;v 522 N 728 GFl � ` N l r q(qJ ,o 1092 0 645 645 / 1000 l,L1I� t �e V� / � P 775 _ Signalized 1092 C 50 intersection m LOS = B(B) 17 B(a) 728 0 ...� R 645 p B(C)- 1 1 645 rccAa v N1 U y � P, J 2 775 P� P``�i'► P� AM Peak Hour(PM Peak Hour) NOT TO SCALL Figure 11 Build -out Lane Geometry and Levels of Service Traffic Impact Analysis fi I' Admiral Byrd Center Alarch 28, 2007 Page 15 50Signalized 645 ��, intersection T LOS =8(8) JJ 775 0`G\ 728 522 m c 1 � 4 gl.9J ° ����1 50 17 1092 T o 645 / 1000 c ° 645 lL iO 1 r~ 'VN G. �qJ oj 775 1042 � U Signalized 50 ® intersection ( 17 tt LOS= B(C) N728 ° 8(c) 'o ..WR 645 8(c) ti / b* 645 09 uE q�q J J z 775 Q� \ P AM Peak Hour(PM Peak Hour) NOT TO SCALE Figure 12 Recommended Improvements Build-out Lane Geometry and Levels of Service Traffic Lnpact Analysis, for Adinhwl Byrd Center January 12, 2007 Page 16 11. Recommendations to Mitigate Problems To mitigate the problem at the intersection of Victory Dr and Route 50, the installation of a traffic signal and pavement marking for left turn lanes on Victory Dr and at the Perry Engineering entrance are recommended. A traffic signal warrant analysis was run for the intersection of Route 50 and Victory Drive. The analysis shows the Peak Hour Volume warrant is met. This, combined with the failing level of service in the unsionalized intersection analysis, led to the recommended signal. The developer should participate in the cost of this traffic signal commensurate with the amount of traffic the proposed development contributes to the intersection. 12. Co i'c! sEons The traffic impacts associated with the Admiral Byrd Center project are acceptable and ni—aliageable. All intersections will operate at an acceptable LOS in the design year 2008. With the construction of a traffic signal and left turn lanes at the intersection of Victory Dr and Route 50, the failing level of service will be corrected. Pacsa 17 .1 PROPOSED ZONING LINE PROPOSED \ ZONING POINT OF BEGINNING L=54.98 R=35.00 -N37*54'26"E SITIiJ F 37.28 •L=117.98 R=430.00 S37*54*26"W 30.00 PROPOSED 82 ZONING (EXISTING Ml ZONING) 6% RT 496.724± SOYT. OR 0 11.40321 ACRES EXISTING MI ZONING TO REMAIN 527,149.62± SO. FT. OR 12.10169 ACRES C) C -n 0-1 SpF-CALfVJS 1 P S $ '^ DEED is made as of May�, 2005, by and between AIR.PQR B TNESS `7 THIS a fir nza limited liability company, as Grantor, and WCHAF I. BERME a o ARK LLC, o z G. antee. WITNESSETH. for an consideration of the sum of Ten Dollars ($10.00), cash in band paid, and That and consideration, the receipt of which is hereby acknowledged, the Grantor other good and valuable ' hereby and convey, with Special Warranty, unto the Grantee all of Grantor's right, n does grant v title and interest in and to that certain parcel of land in the County of Frederick, Vtrguva, mare e 8�> particularly described on Exhibit A, attached hereto and made a part hereof M A 3 9 3 AND BEING a portion of the property acquired by Grantor by deed recorded in Deed Book 942, at Page 1354, among the land records of the County of Frederick, Virginia, TOGETHER WITH all buildings, fixtures, and other improvements located on said land U and all nght, title, and interest of Grantor in and to any rights, alleys, streets and ways, public and waters, easements, privileges, appurtenances and advantages belonging or appertaining S�private, 8 thereto Grantee in fee TO HAVE AND TO HOLD the property hereby conveyed to the s; v � sample. and restrictions of record This conveyance is made subject to easements, conditions insofar as they may lawfully affect the property. C U7 —._J WITNESS fie fo,.lowing signature anc seal: CD AIRPORT BUSINESS PARK, LLC, a Virginia limited `iability company By- Name• E-*Gec_► .'ii' 7"itle• V4 t%(Q A-Cpe=1�, CoW.ONWEALTH OF VIRGINIA C=ICOUNTY OF ►�C�C— I, the undersigned, a Notary Public in and for the jurisdiction aforesaid, do herel;y certify tE`uat Cecil Pruitt, Jr., Manager of Airport Business Park, LLC, a Virginia limited liability company, ap eared before mem my jurisdiction aforesaid and acknowledged this document on its behalf, this `t �j S% f l l Irtt�,rl, 2� day of May, 2005. `,.�`' end �b� ''•,,, t1 A Notary Pu is _ My Commissioil Expires. k'M VA — C ` 2 0 r EXHIBIT "A" All the following real estate, together with all rights, rights of way, privileges and appurtenances thereto t�elonging anal subject to a1 easements anal :.ega.ly eni:orceable restrictions of record ai[fmting such realty as follows: PARCyL ONE,.. All of that certain tract of lane'' dlescribe6 as Parcel, "A'', Airport 3jasi.nC4S Park, containing 23.5049 acres, and described as `Beginning at a _)oint on the n south side of the VA Secondary Route 645 (Airport Road) 80' right-of-way; thence S 43- Og_24 iE. 6(o;.78 feet to a point; Bence S 46-51-36 W. 30.00 feet to a point; tsence S 43- 08-24 E. 288.00 feet to a point; thence S 46-51-36 W. 80.00 feet to a point; 410.70 feet along dee arc of a curve to the left, said curve having a radius of 630.00 feet, a central angle of 37-21-05, and a chord which bears 528-11-04 W. 403.46 feet to a point; 990.30 feet along the arc of a curve to the nght, said curve having a radius of 370.00 feet, a central angle of 153-21-05, and a chcrd which bears S 86-11-04 W 720.08 feet to a point; thence N 17-08-24 W. 573.11 feet to a point; 445.24 feet along the arc of a curve to the right, said curve having a radius of 320.00 feet, a central angle of 79-43-13, and a chord which bears N 22-4342 E. 410.19 feet to a point, thence N 62-34-49 E. 244.05 feet to a point, 117.98 feet > 1ong the arc of a curve to the left, said curve having a radus of 430.00 feet, a central angle of 15-43-13, and a chord which bears N 54-43-12 E. 117.61 feet to a point; thence N 46-51-36 E. 37.28 feet to a point; 54.98 feet along the arc of a curve to the right, said curve having a radius of 35.00 feet, a central angle of 90-00-00, and a chord v,,hich bears S 88-08-24 E 49.50 feet to the point of Beginning"; AND BEING a portion of the real estate conveyed to Airport Business Park, LLC, a Virginia Limited Liability Company, by deed dated July 20, 1999, from Adams Fancily Limited -?�er�p, a Virginia :,invited Partnership, said deed is of record in the Clerk's Office of the Circuit Court of Fredenck County, Virginia, in Deed Book 942 at Page 1354 VIRGINIA: FREDERICK COUNTY, SCT. � This tn5Lnn ent of writing was produmd to me on at and with certificate of acknowledgcmeut thereto an&xcd was:Fdmttted to record T tmposed by Sic. 58 1.802 of 3.00� § 58.1-801 have bon pa4 if aticuable Clerk Feb 07 07 12t23p Dr, Miohael Dermei 744-255-4339 �,1 Frrnw. F. -....f.,. -erg a-,..Y�vv �>�.��,.��.� cw�ar�o �.00�,caa..:r..,:o.r.:.fl_'r€se.�w.o-o�c•:v v- zuvy -I -a 1 x E (.: 8 1. P 'F- - 2L1U 8 A L FTicket #-00003560UO2 rpo FREDERICK COUNTY Date - 2/07/2007 C. WILLIAM ORNI)OFF, JR Register! Af.*i/3H P.O. 30X 22.5 Trans. #: 16370 Dept Dept # PB200502 wINCHE;IER VA 22604-022S 36306 2005 REAL ESTATE TAXES Previous 23.50 ACRES 64 A 401 Balance $ 2290.14 Acres. 23.50 Principal Being Paid 1650.62 Larld- 705000 imp: 0 Penalty $ 185.06 Interent $ 254.46 EERMEL, MkC:aAEL, J C/O, DAB COMMERCIAL REALTY, TNC Amount Paid $ 2290.14 440 W JLBAL EARLY DR STE 100 iN)INCHESTER, VA 27.601-6319 *Balance Duc $ 00 Pd by DERMEL, MICnAEL J Check 6565.08 1# WASCH 2134 LAI,.ANCF 1aUk? INCLUDES PFNALTY/1NTFREST THRU THE m<> TT1i 2/2007 2006 T A'X 'R E C B I P T Ticket #:00024920001 FREDERICK COUNTY Date _ 2/07/200'/ C. WILLIAM OR1.9JOFF, JR Regi3ter: iiDFIDH P.O. BOX 22.5 Tran--. #: 15978 Dept # RE200601 TNCHESTER VA 22604-0225 Acct 38306 2006 RF -AL ESTATE TAKES Previous 23 _ ,0 ACRES 64 A 402 Balance $ 27$6.37 Acres: 23.50 Principal Being Paid $ 1850.63 Lard.- 705000 Imp- 0 Ptrxb.lty $ 185.06 IT1C�rest $ 152 - GQ EERMEL, MICHAEL 7 C/O DAL COMMERCTAL REALTY, INC Amount raid $ 2188.37 440 W JURAL E-,RLY Dig STC 100 WINCHESTER, VA 22601-6319 *3alance Due $ 00 Pd by BERMEL, MICHAEL^] Check 6565-08 # WASCH 2134 BALANCE DUE INCLUDUS PENALTY/TN'_rHREST THRU THE MONTR 2/2007 2006 T A X R E C E I P T - 2NT) H A L F Ticket #k:00024920002 FRLDLRICIC COUNTY Date 2/07/2007 C. WILLI,A4 ORNDDFF, jR Register: HFili/3H P.O. BOX 225 Trance. #: 16378 Dept # Rt2006O2 WINCHESTER VA 22604•-0225 Acct# 30306 2006 REAL ESTATE TAXES Previous 23.50 ACRES 64 A 4ox Balance S 2086..1,7 Acrd: Land; 7050DO Ilnp. BERMEL, MICHAEL J C/O DAH COMMERCIAL REALTY, INC 440 W JUBAL I.ARL,Y DR STS 100 VIINCFESTE , VA 22601 23.50 Principal Being Paid $ 1850.62 O Penalty $ 185.06 Interest $ 50.89 Amount Paid $ 208G.57 *Balance Due $ _00 Pd by BERMEL, MICHAEL J Check 6565.08 # WASCH 2134 PAI.ANCE DU2 INCLUDES PENALTY/ INTEREST THRU THE MONTH 2/200'/ RFR'-I I;=':4q Frnr- -;n- pc -77q Tn- .TnwP pNr PI r P_ r r -ore kCi -P y �Vol". a- f `r`— - i lam,•.,' \. ° ; • _ ..__- . 4 00. FICIGUest overPow c/Gu6st parking I overflow parking Y . i _ r •_ w wo__." ovenlow parking it •�'• � '�. f _ { • + Overflow p king 41, ar over-- ^ ow parking '-_ - 1 --°`�' , \ • �iy '•mss '1P • e f � - -` - • I l � td I 1 Light 40 . . . . . . . . . . . . . — � 1 c _ • J �7 MASTER DEVELOPMENT PLAN #07-07 WALTERS PROPERTY Staff Report for the Planning Commission Prepared: july 17, 200' Staff Contact: Candice E. Perkins, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application.. It may also be useful to others interested in this zoning matter. Action Pending Pending LOCATION: The subject properties are located on the Lauck Drive (Route 832). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER(s): 53A -A-34 and 53A -A-35 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: Reviewed Planning Commission: 08/01/07 Board of Supervisors: 08/22/07 Action Pending Pending LOCATION: The subject properties are located on the Lauck Drive (Route 832). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER(s): 53A -A-34 and 53A -A-35 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) Use: Residential South: RP (Residential Performance) Use: Residential East: RP (Residential Performance) Use: Residential West: RP (Residential Performance) Use: Vacant PROPOSED USE: Six Single Family Detached Traditional Residential Lots (15,000sf lots) MDP 907-07, Walters Property July 17, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The preliminary master plan for this property appears to have little measurable impact on Route 832, the VDOT facility which would provide access to the property. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off-site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Access for emergency equipment shall be maintained at all times during construction. Water supply per Frederick County Code Section 90-4 for firefighting shall be in place prior to delivery of building materials. Plan approval recommended. Frederick County Public Works: An adequate outfall for the proposed stormwater pond shall be required prior to subdivision plan approval. A downstream drainage easement may be required. Frederick County Inspections Department: No comment required at this time. Frederick County Sanitation Authority: 2nd review - approved Frederick County — Winchester Health Department: Health Dept. has no objection to the request as stated so long as public water and sewer are utilized. GIS Department: Road name of Scaleby Lane is approved and reserved on Frederick County Road Name Registry. Winchester Regional Airport: The proposed master development plan was reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Department of Parks and Recreation: No comment Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. MDP #07-07, Walters Property July 17, 2007 Page 3 B) Location The subject properties are located on Lauck Drive (Route 832). C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the zoning of the subject parcel as R-3 (Residential Limited) District. The zoning changed to RP (Residential General) District on September 28, 1983 when the RI, R2, R3, and R6 zoning districts were reclassified. D) Site Suitability & Project Scope 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] Land Use Compatibility: The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the County where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The subject properties are located entirely within the UDA. In accordance with the Frederick County Comprehensive Policy Plan, "any new suburban residential development served by sewer and water will have to be located within the UDA." This development is proposing to develop six single family detached traditional lots. This housing type requires a minimum lot size of 15,OOOsf and does not require open space, sidewalks, curb and gutter or street lights; this housing type is comparable to what was developed with the Star Fort Subdivision. Transportation The six new lots will be accessed off of a new public road (Scaleby Lane) which consists of a 50 foot ROW which extends from Lauck Drive to the limits of the adjacent property to the west. The new road will have a temporary cul-de-sac as shown on the MDP which will be vacated when the adjacent property develops and connects to the new road. Pro ers There are no proffers associated with these properties. MDP 907-07, Walters Property July 17, 2007 Page 4 STAFF CONCLUSIONS FOR THE 08/01/07 PLANNING COMMISSION MEETING: The master development plan for the Walters Property depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the issues brought forth by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. Following the Planning Commission discussion, it would he appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will he forwarded to the Board of Supervisors for their consideration. Staff is ultimately seeking administrative approval authority of the Master Development Plan once all issues have been addressed. Artz * A550clatC5, P.L.C. 16 East Piccadilly Street W,nche5ter, VA 22001 540-007-3233 540-667-9 188 (Fax) Toll free 800-755-7320 mikeartz@5hentel.net July 9, 2007 Mark Cheran Frederick County Zoning and Subdivision Administrator 107 North Kent Street Winchester, VA 22601 RE: MDP #07-07 for the Walters Property Mark, Due to schedule conflicts on my part, please consider this a formal request to table the above reference MDP from the July 18, 2007 Frederick County Planning Commission Agenda to the next available date. Sincerely '/�' , aD Michael M. Artz, L.S. DA{zVILLE - 53A A 30 54N 11 MUSSER, DAVID R 8 LISAA LLEWELLYN,IONES?GILLiAN L 54}I w a MOREL LD'l:+ 54hi , , 4 ROBINS0�7 DpNALD L & VENITA M w W ESPINAL 54N 1 t 5 ro R4 CANDELARW a K 1��11 <o �Q 53A A 29 54N:11 j9 MYRICK, JAY PAUL JR & JOYCE ANN w q MCLOUGH NDN, J�O5E A SUNNYSIDE Y U � a WS 11 T PAtiNE,:P LA BRIAN t -A jlw Y 53A A 34 A & W CONTRUCTION, LLC 54N 11U1AN BOSSIDYR e �q<TFRS 53q oRIcHgRO� GUSTO GRUMBACHER D VID &DEB on FS� 0441 -_,I OR AHL <lryFeUO --q 36 MINTSCHENK� oE & M ROL.F� ATrHEW N �a 53A A 40A REEDY, DANA R 11 a� \y CRIS41 $3 BLY, DARREN& LYNDA C�RLESR BR v ENOA J4,P M. 53A A 40 _ SHAFFENt, t2{ KERNS, JOSEPH I. R.tCOt t ^� N D Frederick County, VA Master Development Plan MDP # 07 - 07 Application Walters Property Parcel 1D: 53A -A-34 Location in the County 53A - A - 35 Map Features O Hamlets ^+ Future Rt37 Bypass O Application Airport £3 Lakes/Ponds Streams 40 Buildings Streets Primary Secondary '�- Tertiary Urban Development Area C-,,2 SWSA t — t 3' 4i e¢ 0 oc G Wirtchesfer'+ �Nirrchcsfer vr" Location in Surrounding Area d 0 25 50 1(1,0 Case Planner: Candice Map Document: (N:\Planning_And_Development\ 1_Locator_Mps\Wa1ters_Property_MDP0707_060407.mxd) 614!2007 -- 10:45:01 AM Frederick County, VA Master Development Plan MDP # 07 - 07 Application Walters Property Pareel ID: 53A -A-34 Location in the County 53A - A - 35 Map Features O Hamlets •!+ Future R137 Bypass Application O Airport Lakes/Ponds Streams Streets Primary '�► Secondary '�- Terciary Urban Development Area SWSA 1 e T O O Winrhrsler :'. Winchester. Vrr VT�in Location in Surrounding Area 0 25 50 10D —7 l Case Planner: Candice Map Document: (N:\Planning_And_Development\ 1_Locator_Mps\Walters_ Property_ MDP0707_060407.mxd) 6!412007 -- 10:45:01 RM Frederick County, VA Master Development Plan MDP # 07 - 07 Application Walters Property Parcel ID: 53A -A-34 Location in the County 53A - A - 35 Map Features O Hamlets Zoning A- Future Rt37 Bypass B7 (Business, Neighborhood District) `. Application B2 (Business, General District) O Airport ® B3 (Business, Industrial Transition District) 0 Lakes/Ponds 40 EM (Extractive Manufacturing District) ^— Streams s: HE (Higher Education District) -10 Buildings C> M1(Indusbial, Light District) Streets M2 (Indust,ial, General District) �. Primary s, MH1 (Mobile Home Community District) 'V Secondary 4W MS (Media3l Support District) '�- Terciary R4 (Residential, Planned Community District) Z1 Urban Development Area 40 R5 (Residential Recreational Community District) RAZ (Rural Area Zone) RP (Residential Performance District) • SWSA m x` 0 o� Winchester i_ Winchester Location in Surrounding Area ` 0 25 50 IO oFDeet � ,E Case Planner: Candice swap uocument: (N:\Planning_And_Development\ l_Locator_Mps\Walters_Property_MDP0707_060407.mxd) 6/4/2007 -- 10:45:01 AM - ; t 71'1R r +. ' lyyy �" j jr JV 00 • �+ • '�, _ �� ria ', ° FF `jll' v' � ` � • + AP T. SiJ h1NYf` � r ;Sfddr .(� . v � , � r •} r �'. •' 1. 111. r v Io i �t -' • i+�r - � • � •�' � : � X14 , � �• •r %�i6'r'+/ y '�' .a`y -',•,`,p,0. �{'��' j x ;'�` r �•{ .�_� !,l<-+.9, d' .� r r •! (�7 f F r Frederick County, VA Master Development Plan MDP 407-07 Application Location in the County Map Features O Hamlets 4%, Future Rt37 Bypass 0 Application L7 Airport FS Lakes/Ponds Streams streets Primary '�. Secondary '�- Tertiary �f Urban Development Area SWSA Walters Property Parcel ID: 53A -A-34 53A -A-35 t'--, Zi �.......... `� ` 0 m Oy � Wrrchester' W-bchealer �r Vires Location in Surrounding Area 0 25 50 10F0 1- ® eel 5: 4i Case Planner: Candice Map Document: (N:nanning_And_Development\ l_Locator_Mps\Walters_Property_MDP0707_060407.mxd) 6/4/2007 -- 10:45:01 AM Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received 6hrb49 Complete. Date of acceptance. Incomplete. Date of return. Application # 1) %7 1. Project Title: W � —,$ ore IF --r 2. Owner's Name: K �+ f}yL �-. - �� L�G`Z�� �gtrro 1i t1f A/ p:-6 t-, -:sem (Please list the names of all owners or parties in interest) 3. Applicant: A 5L. A -4i2 r �� S0 C/4- ne's Address: I (o CA: s7- Phone Number: —o 4. Design Company: Address: Phone Number: Contact Name: Page 11 Frederick County, Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: L- t4 jlCre—, 12 Z 1 V -e, 6. 7. 8. Total Acreage: -2,-710 + C - Property Information: a) Property Identification Number (PIN) b) Current Zoivng: C) Present Use: d) Proposed Uses: e) Adjoining Property Information: Property Identification Numbers Property Uses North 1.5 Oe,j ►!r�v►.7`'f South 4 6, 1vr'/ t'R East y°y el-� V4, J0, /l �l,-:. West •�'�,-� - e� ®` l e,G�7i� f) Magisterial District: Is this an original or ame ed Master Development Plan? Original t Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. �a Signature: Date: r �� ,l. Page 12 Frederick Comity, Virginia Master Development Plan Application Package Adjoining Prcpeaty Owners MASTER DEVE1.0PIWITNT PT A N Owners of property adjoining the land will be notified of the Planning Cornnussion and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Conunissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. NAME ADDRESS / PROPERTY NUMBER Name i}7(i`JJE'(�j 1}JI(� �� %15.�� Address :��laC.� f Property # 5�3 A —A W) iclLl �A � yam. '-75 �i rs w'�S I t Ni J53 /aam Or S " I�- gabct- o►� A Z GLQ —(jLty j� ft�, FLauk q- Page 18 Frederick County, Virginia Master Development Plan Application Package Na Address : LCI—U.Ck Or Wi 4chc - ,r,li� Property # Page 19 Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Namei� (Phone) (Address) the owner(s) of all those tracts or parcels of land ("Vroperty") conveyecTto me (us), by deed recorded in the Clerk's Office of the Circuit Court of the Bounty of Frederick, Virginia, by 0 ,: 66 1 -""� I '�/ e 6 Instrument No.on Page ,and is described as Parcel: Lot: Block: Section: Subdivision. - do hereby make, constitute and appoint: (Name) A �/_14G1��4�'� /V,. /i I� (Phone) �`i'J —/8 (Address) �_ �( felte� To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: G Rezoning (Including proffers) G Conditional Use Permits Master Development Plan (Preliminary and Final) Subdivision Site Plan My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed or until it is otherwise rescinded or modified. In witness t re , I we lave hereto set my (our) hand and seal this%-' day of ,' y , 200 11 n Signature(s) State of VirgmiCit o y of I OiOG4�7'Ut- To -wit: I, �the a Notary Public inand for the jurisdiction aforesaid, certify that the person(s) who signedinstrument and who is (are) known to me, personally appeared before me and has ��� p acknowledged the same before me in the jurisdiction aforesaid thisGitU day ofl� , 200Q. ot_ ary Public _ My Commission Expires: _ U �� l I el06��Naw^`3 14 I 'l • 1 � `I � •`li I f I 1,� 1 . r II 1. 1615 f• `I j 3 fat ` , I I 35 r5��5 i 'tM#�ilpBMotn5a •1 I \ ' 1i : j�GM1'1° p020'I ?�r6Rlo\ - 1 29 MY 'If I - SM015T..633T1: 'I °x.823 Pgoafsol i3 i' CIO 109.iM y"DB .'es � 1)Se'Z ap i / G: 1 : I '• P�PoSf� TEMP. r ItO CUL -DE -W ESMf. (TO BFI. VMAIED.AT TIME OF yy RIIURE RW EIMSOR) 9 — SCALEHY LANE .(Propowd Public Sheet) PROP ir SAN �I 50' WIDE ROT -OF -WAY PROP. Lp 3 ci -/ o 0 o a a- PROP. r WATERUNE TG7FR IEIBt ) I I . - EI I % I% 01 I 013 I yp1 f. I I % I ! SF ' I I A9 5f I I 152155 I ' ( I% 115: - I 1 15� I L------ _ `•I I ; I . !• -1 I TM,Y 53 34 I r / ,AA War / —� A ter I _ LOv vol f -- i .I id SM#5p Zip ,, 3I1 �. ❑ --r' ` ' - 25'1 S' µa9ugsT;°reyKs SM715wi'I d Le . ! U Z - I a EYFL�5tih5 p9t5p1 \ r—_� r• i, 1 �° OB 441 O 40 10 0 40 BO I r I. I ' WRVE RADK15 IRC LENGM CHORD LENGTH CHORD BEARNG DELTA ANGLE C1 1990.00 143.53 14J.50 N 1S2402 E W07 PLANT SCHEDULE C2 100- 990.00 51.15 51.15 N 18'1212 E 01'2822 SYMBOL QUANTITY COMMON NAME SIZE LOCATION TYPE LINE BEARING DISTANCE L1 N 1720'04* E 33.28 C) 17 WHTE OAK 25' C&LIPER STREET STREET, ORN14ENGL• SMDF, CANOPY L2 N 70.01 G4 W 24934 L3 N W27 .—E 300.00 - L4 N 7701 W W 99.96 -L5 5 2W21'19' W 448.30 L5 S 59W*Dg' E 44729' 1. Boundary Survey shown hereon o based on an actual field w q by Ariz 8 Associates, PLC. 2. Topography token from Frederick County CIS. Interval is 5 feet.3. NI utilities are to be underground. 4. This MDP is not phased. 5. There ore no abnomlal topographic or other environmental features on this site. Ro11Ta 37 Sm r - VICINITY MAP 1 • = 2000' PROJECT DATA: 1 TOTAL AREA OF SITE: 2.7095 AC. \ RP (Residential Performance) CURRENT USE: Vacant PROPOSED: Single Family Detached Traditional (15,000 9 minimum) MIN. LOT AREA: 15,000 Square Feet SETBACKS: l Ro11Ta 37 Sm r - VICINITY MAP 1 • = 2000' PROJECT DATA: TOTAL AREA OF SITE: 2.7095 AC. CURRENT ZONING: RP (Residential Performance) CURRENT USE: Vacant PROPOSED: Single Family Detached Traditional (15,000 9 minimum) MIN. LOT AREA: 15,000 Square Feet SETBACKS: FRONT: 35' (Feet) From Road Right -of -Way SIDE: 10' (Feet) REAR: 25' (Feet) MIN. LOT WIDTH: 80' (Feet) @ Setback MIN. OFF-STREET PARKING: Two Seams Per Unit MAX. BUILDING HEIGHT: PRINCIPLE BUILDING: 35' (Feet) ACCESSORY BUILDINGS: 27 (Feet) PARCEL I13ENIIFICATION #'s 53A -A-34 & 53A -A-35 OWNERS INFORMATION: A & W Canstructton, LLC. (53A -A-34) 2212 Roosevelt Blvd. Winchester, VA. 22601 Phone #:(540)-837-2777 Richard L Walters, Custodian (53A -A-35) P.O. Box 409 Boyce, VA. 22620 Phone #:(540)-837-2777 ALLOWED DENSITY: 10 Dwellings per 1 acre PROPOSED DENSITY: 6 Dwellings on 2.7095 ac. (2.2144: 1) PROPOSED LANDSCAPING: Street Tree Landscaping R(32UIREMENiS: 1 Tree Per 40' (Feet) of Street Frontage Ex. Lauck Drive = 228 L.F. of Frontage = 6 Trees Req'd Trees Provided = 6 Prop. Sraleby Lane = 340 LF. of Frontage - 9 Trees Req'd Trees Provided = 11 Total Trees Req'd - 15 To[al Trees Provided = 17 WATER 8, SEWER: Public Water & Sewer Available AREA TABULATION TOTAL AREA = 2.7095 AC. AREA IN LOTS = 2.1485 AC. AREA IN RIGHT-OF-WAY = 0.5610 AC. AREA IN OPEN SPACE = NOT REQUIRED 3o' zs' 6RWlDER 24' 4' TYP 6' 4'-218-(bx M LLn) sIRFACE 4'-zta 4' -PWT -(6x M MORE) I r1_ SMaUEDED ,.6ASE I aF+l uwls o< -9A" ROAD SECTION sQ SCALEBY LANE (WIDTH=24') (A T=' P 70. SHALL MM 2" ASPHALTMATERMLL OF -1,0" RC.2E0APPIITFDi THERATE O Ic Um'(0.4ptlla.Y.}WREN 6U91ECTED TO N.T_S. PUvFI,en IT.. EPRIMED AREA aHALLBE PAVEMENT DESIGN COV M WITH FINE AGGREGATE B OR a rS.Y 2" - SM -12.5 AGGREGATE ATTHE RATE OF @ynP115M.tB.y.} 3' - BM -25.0 'O.BIJm'(D.2pYla.y.)Yrt1EN USED w1TN CEMENT 6* - 21-B 9TAaI SE bR SUBGRAOE ANOt1ME sTAa—Llzeo SuW suegaaoE I NOTE: PAVEMENT DESIGNS FOR NEW SUBDIVISION STREETS SHALL BE CONSIDERED PRELIMINARY DESIGNS, NOT APPROVED FOR CONSTRUCTION, UNTIL SUBSTANTIATED BY ACCEPTABLE TEST RESULTS OF THE SUBGRADE SOIL. APPROVAL OF THE L FINAL DESIGN SHALL BE OBTAINED PRIOR TO CONSTRUCTION OF THE PAVEMENT. ALL PAVEMENT SECTIONS ON THE APPROVED PLANS ARE BASED ON A MINIMUM CBR OF 6. CBR VALUES LESS THAN 6 WILL REQUIRE PAVEMENT SECTIONS AND PAVEMENT DESIGNS PREPARED BY ARTZ AND ASSOCIATES AND APPROVED BY THE OWNER. 0 aj Of _V_1 J It O M in LU 7LU Q AO z Q i3c OC'n Z _cc O ¢ S hLTN Or ` MICHAEL M. ARTZ> No/. 75 3 t�Ho `7I1 YD"O,I�i�`7 SURVEYO.N' 4 � Z 7 a W o z Y Z LLJ Q o O z EO acz LU� 0 � ~ 3 � Q o h i APPROVED BY THE DIRECTOR OF PLANNING AND DEVELOPMENT OWNER'S SIGNATURE BLOCK A ✓k W Cansi ebon, LLC. (53A -A-34) Aft. —d AxeocE6 vra sewrx " nv SIGNATURE DATE SQMRE DATE APPROVED. BY THE COUNTY ADMINISTRATOR OWNER'S SIGNATURE BLOCK AUGUST 23, 2005 Ridlard L WOR6ra, C118tod-tan (53A -A-35) SCALE: 1 "= 40' PROJECT #20562 SIGMTURE DATE SIGNATURE DATE SHEET 1 OF 1