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PC 08-15-07 Meeting Agenda
AGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia August 15, 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) July 18, 2007 Minutes...................................................................................................... (A) 3) Committee Reports.................................................................................................. (no tab) 4) Citizen Comments.................................................................................................... (no tab) PUBLIC HEARING 5) Rezoning #12-06 of Carriage Park, submitted by Patton Harris Rust & Associates, to rezone 30.26 acres from RA (Rural Areas) District to RP (Residential Performance) District, and 15.18 acres from MH1 (Mobile Home Community) District to RP District, totaling 45.44 acres, with proffers, for up to 240 single family attached homes (townhouses). The properties are located south and adjacent to Route 7, east and adjacent to Blue Ridge Mobile Home Park in the Red Bud Magisterial District, and are identified by Property Identification Numbers 55-A-161, 55 -A - 165A, 55-A-166, 55-A-167, 55 -A -167A, 55 -A -168,55-A-1 74A, 55-A-1 74B, and 55-A-1 74D. Mr. Lawrence................................................................................................................... (B) 6) Rezoning #07-07 of I-81 Distribution Center, submitted by Triad Engineering, Inc., to rezone 59 acres from RA (Rural Areas) District to M1 (Light Industrial) District, with proffers, for Office and Warehouse Uses. The properties are located approximately 0.61 miles north of the Route 11 intersection with Cedar Hill (Route 671), bounded on the west by Interstate Route 81 and on the east by Martinsburg Pike (Route 11) in the Stonewall Magisterial District, and are identified by Property Identification Numbers 33-A-109 and 33-A-110. Mr. Ruddy........................................................................................................................ (C) PUBLIC MEETING 7) Master Development Plan #04-07 for the Haggerty Property, submitted by Patton Harris Rust & Associates, for up to 300 single family detached and attached residential dwellings. The properties are located adjacent and east of Eddy's Lane (Route 820), approximately three miles east of Winchester and 1,500 feet south of Route 7. The subject site is further located adjacent and south of the Opequon Wastewater Treatment Plan property and adjacent and west of Opequon Creek, which forms the boundary of Clarke County. The properties are identified with Property Identification Numbers 55-A-212 and 55 -A -212A in the Red Bud Magisterial District. Mr. Ruddy ............... FILE COPY 8) Master . Development Plan 908-07 for Shockey Brothers, submitted by Greenway Engineering, for Commercial Uses. The property is located on North Frederick Pike (Route 522), and is identified with Property Identification Number 54-A-11 in the Stonewall Magisterial District. Mrs. Perkins..................................................................................................................... (E) 9) Other MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virguiia on July 18, 2007. PRESENT: June M. Wilmot, Chairman/Shawnee District; Charles E. Triplett, Gainesboro District, George J. Kriz, Gainesboro District; Gregory S. Kerr, Red Bud District; Gary R. Oates, Stonewall District; Cordell Watt, Back Creek District; Greg L. Unger, Back Creek District; and Barbara Van Osten, Board of Supervisors Liaison. ABSENT: Roger L. Thomas, Vice Chairman/Opequon District; Richard C. Ours, Opequon District; Robert A. Morris, Shawnee District; John H. Light, Stonewall District; Christopher M. Mohn, Red Bud District; and H. Paige Manuel, Member -At -Large. STAFF PRESENT: Eric R. Lawrence, Planning Director, Mark R. Cheran, Zoning & Subdivision Administrator; John A. Bishop, Transportation Planner; and Renee' S. Arlotta, Clerk. CALL TO ORDER & ADOPTION OF AGENDA Chairman Wilmot called the meeting to order at 7:00 p.m. Chairman Wilmot announced one change to the Commission's agenda. She said that Item #6, Master Development Plan #07-07 for the Walter Property, has been postponed and will need to be removed from the agenda. Upon motion made by Comrnissioner Kriz and seconded by Commissioner Triplett, the Planning Commission unanimously adopted the agenda with the removal of Item 46. MINUTES Upon motion made by Conunissioner Kriz and seconded by Commissioner Triplett, the minutes of the June 6, 2007 Planning Commission meeting were unanimously approved as presented. Upon motion made by Commissioner Oates and seconded by Commissioner Watt, the minutes of the June 20, 2007 Planning Commission meeting were unanimously approved as presented. Frederick County Planning Commission Page 2076 Minutes of July 18, 2007 11 AFT -2 - COMMITTEE REPORTS City of Winchester Planning Commission (WPC) — 07/16/07 Mtg. Conunissioner Kerr reported that due to the lack of a quorum at the beginning of their meeting, the WPC received the ordinance amending the definition of group homes within city limits as an information -only item. Commissioner Ken reported that the WPC was able to take action on a couple of rezonings from medium - density residential to central business (BI). He said both of those items were tabled. Development Review & Regulations Subcommittee (DRRS) — 06/28/07 Mtg. Conunissioner Unger reported that the DRRS' sign meeting was well -attended by local business people in Frederick County; he said they proceeded to inform the DRRS of mistakes that were made and what they would like for the DRRS to clean up. Commissioner Unger said the DRRS is going to establish a corrunittee for this and hopes to get some of the business community as representatives on the committee. He said that after the DRRS explained what they were trying to accomplish, he thought the business people understood; however, they still believed the County was restricting the signage too much. CITIZEN COMMENTS Chainnan Wilmot called for citizen comments on any item that was not on this evening's agenda. No one came forward to speak. PUBLIC HEARING Update of the 2008-2009 Frederick County Secondary, Primary, and Interstate Road Improvement Plans. The Secondary, Primary, and Interstate Road Improvement Plans establish priorities for improvements to the secondary, primary, and interstate road networks within Frederick County. Action — Recommended Approval Transportation Planner, John A. Bishop, reported that the Transportation Committee recommended approval of the 2008-2009 Frederick County Secondary, Primary, and Interstate Road Improvements Plans at their meeting of June 18, 2007. Mr. Bishop reported no significant changes to the Interstate plan; he said efforts continue for achieving previous goals along I-81, such as widening, and safety and operational improvements at Exit 310, and he noted that Item D, spot improvements, remains as well. He said Item D provides flexibility to the Edinburg residency as they are able to obtain safety funds, so those can be implemented in Frederick County without delay. Regarding the Primary Road Improvement Plan, Mr. Bishop said there were no significant changes; however, there was a change in the priority of phases for the Route 37 project. He proceeded to describe the three phases for the Commission. He said the proposed phasing simply splits the project up a little more, Frederick County Planning Commission Minutes of July 18, 2007 Page 2077 -3 - recognizing that this project is not likely to be developed all at one time. Mr. Bishop next reviewed Item 2, Route 277 (East of Stephens City), Item 3, Route 11 (North and South of Winchester), and Item 4, the Commuter Park and Ride Lots. Moving to the Secondary Road Plan, Mr. Bishop reported that the major road improvement projects include: Item 1, Sulphur Springs Road, a carry-over from last year; however, unlike last year, it has significantly more funding and is moving forward with an advertisement date of 2011-2012. Item 2, East Tevis Street, is currently under application for revenue sharing funds, although no funds have been awarded to date. Item 3, Senseny Road, is a potential revenue sharing project, but does not have an outstanding application. Item 4, Warrior Drive, is a new addition. Item 5, the Spine Road Connection; and, Item 6, Inverlee Way, is a revenue sharing project with favids awarded; however, there are associated right-of-way issues. Regarding the hard -surface road improvement projects, Mr. Bishop stated that projects were re - ranked with the most current data available and Warm Springs Road and Woodside were two projects that were moved onto the scheduled list. He said only one project was added to the unscheduled list, McDonald Road. The last item reviewed by Mr. Bishop was the incidental construction. He said this is a limited fund of money which is largely discretionary for the Edinburg Residency Administrator, who works closely with Board members and staff to deterrame where ftmds are best spent. Mr. Bishop proceeded to review a number of those projects with the Connnission. Commissioner Kriz inquired if the centerline for Route 37 had been established. Mr. Bishop replied that it has not been established throughout the project's entirety. He said last April, the Board took action on the area primarily through the Stonewall District. Following that, some changes were made around the Stonewall Industrial Park; with the remainder being drawn by a county consultant. He said the drawings will need to have comments from VDOT and the project is still under progress. Commissioner Unger asked if the County will know the exact location for Route 37 within a year's time. Mr. Bishop replied yes; he hoped it would be sooner, but definitely within a year. Chainnan Wilmot next called for public comments, however, no one came forward to speak. Upon motion made by Commissioner Kriz and seconded by Connnissioner Triplett, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the 2008-2009 Secondary, Primary, and Interstate Road Improvement Plans for Frederick County. These plans establish priorities for improvements to the secondary, primary, and interstate road networks within Frederick County. PUBLIC MEETING Subdivision Request #16-07 of WIN, LLC, submitted by Greenway Engineering, to create three out - parcel lots, and includes a waiver request of Section 144-24, Lot Requirements, (C) Lot Access, of the Frederick County Subdivision Ordinance. This property, zoned B2, fronts the northern boundary of Berryville Pike (Rt. 7) at its intersection with I-81 at Exit 315. The property is identified with P.I.N. 54 -A - 99E in the Stonewall Magisterial District. Frederick County Planning Commission Minutes of July 18, 2007 Page 2078 -4 - Action — Recommended Approval of Waiver With Conditions Action — Recommended Approval To Grant Administrative Approval Authority Zoning and Subdivision Administrator, Mark R. Cheran, reported that the property is zoned B2 (Business General) xvith commercial land use; he said this is the site of the new Martin's at the Gateway Center. He said surrounding properties are all zoned B2 with vacant and commercial uses. Mr. Cheran said the request is for subdivision of 25.6750 acres into four parcels consisting of 0.9003 acres, 0.9216 acres, and 0.9533 acres with a residue parcel of 22 acres. Mr. Cheran explained that the property has been zoned B2 since Frederick County adopted zoning in 1967 and has no approved master development plan (MDP). The properties are located within the Sewer and Water Service Area (SWSA) and the Urban Development Area (UDA). Mr. Cheran reported that the applicant is requesting a waiver from Section 144-24C of the Frederick County Subdivision Ordinance to allow the subdivided parcels to be served by a private, commercial access. He said access to these parcels will be via a private, commercial 50 -foot ingress/egress from Berryville Pike (Route 7). He said that in order for the proposed commercial lots on the WIN, LLC property to be subdivided utilizing private roads, the Board of Supervisors will need to grant a waiver of Section 144-24C of the Subdivision Ordinance. In conclusion, Mr. Cheran said staff was seeking two actions from the Commission: a recommendation regarding the waiver of public road frontage and a recommendation regarding administrative approval authority for a four -lot subdivision. Mr. Evan A. Wyatt, with Greenway Engineering, was representing the owner, WIN, LLC, and was available to answer questions from the Commission. Commissioner Kriz suggested the applicant install a traffic signal at the intersection coming out of the tractor supply store because all the converging traffic is creating confusion about when and where to turn. Commissioner Oates said he would like to have VDOT review the plats before staff provides approval signatures, in the event VDOT may need a drainage or grading easement for future additional tum lanes onto I-81. Commissioner Oates said he also preferred to have the applicant submit a master development plan (MDP) for the entire development so the applicant does not have to keep coming back before the Commission for waivers for individual sites. In addition, he thought a MDP was needed because the development was becoming quite large. Chairman Wilmot called for public comments; however, no one came forward to speak. Upon motion made by Commissioner Oates and seconded by Commissioner Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the request of WIN, LLC, submitted by Greenway Engineering, for a waiver of Section 144-24, Lot Requirements, (C) Lot Access, of the Frederick County Subdivision Ordinance, with two conditions: • Plats will be reviewed by VDOT prior to staff providing approval signatures. • A master development plan will be required for the entire development prior to any future subdivisions. Upon motion made by Cornmissioner Oates and seconded by Commissioner Kriz, Frederick County Planning Commission Minutes of July 18, 2007 Page 2079 -5 - BE IT FURTHER RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend that staff be granted administrative authority for approval of Subdivision Request # 16-07 of WIN, LLC, submitted by Greenway Engineering, to subdivide 25.6750 acres into four parcels consisting of 0.9003 acres, 0.9216 acres, and 0.9533 acres, with a residue parcel of 22 acres. OTHER Winchester Planning Commission Liaisons Chairman Wilmot passed around a sheet for Commissioners to sign-up as liaisons for future City of Winchester Planning Commission meetings. Urban Development Area (UDA) Statistics — Residentially Zoned Development Information Planning Director, Eric R. Lawrence, stated that for approximately the past seven years, the staff has kept a record of the number of potential available residential lots within the Urban Development Area (UDA). Mr. Lawrence reviewed the information on the handout provided. He said that based on current zoning within the UDA, there was the potential for 13,841 approved, planned, or potential residential lots/units as of the end of June, 2007. Mr. Lawrence said that if RA -zoned land is considered, which has been identified for potential planned future residential, then an additional 9,000 lots could be created. This would bring the grand total to 22,84 lots of total UDA development potential. Mr. Lawrence said that based on the growth rates and current UDA boundaries, he thought the County could accommodate 10 -to -20 years based on existing zoning and then 20 years of growth within the UDA without expanding the UDA any further. The Planning Commission discussed the statistics provided by the staff. Comprehensive Policy Plan Amendments (CPPA) Work Session Chairman Wilmot announced that a work session on the Comprehensive Policy Plan Amendments (CPPA) is scheduled for Monday, August 6, 2007, at 12:00 noon in the Board of Supervisors Meeting Room. Chairman Wilmot noted that the Chairman of the Board of Supervisors is interested in hearing opinions from those Planning Commission members who are not part of the Comprehensive Plans and Programs Subcommittee (CPPS) on the proposals coming forward for consideration. Frederick County Planning Commission Minutes of July 18, 2007 Page 2080 QM. ADJOURNMENT There being no further business to discuss, the meeting adjourned at 7:45 p.m. by a unanimous vote. Respectfully submitted, June M. Wilmot, Chairman Eric R. Lawrence, Secretary Frederick County Planning Commission Minutes of July 18, 2007 Page 2081 • C� REZONING APPLICATION #12-06 CARRIAGE PARK Staff Report for the Board of Supervisors Prepared: August 1, 2007 Staff Contact: Eric R. Lawrence, AICP, 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. Planning Commission: Board of Supervisors: Planning Commission: Reviewed November 1, 2006 March 21, 2007 April 18, 2007 May 16, 2007 June 13, 2007 July 25, 2007 August 15, 2007 Action Tabled by Planning Commission Tabled at request of Applicant Tabled by Planning Commission Recommended Denial Tabled by BOS Returned to PC for Review of Significant Application Revisions Pending Prior to the Board of Supervisors' July 25, 2007, the applicant substantially revised the application, proffer statement, and generalized development plan. This staff report has been updated to reflect the most recent request which includes a proffer statement revision dated July 30, 2007. PROPOSAL: To rezone 30.26 acres from RA (Rural Areas) District to RP (Residential Performance) District, and 15.18 acres from MH 1 (Mobile Home Community) District to RP District, totaling 45.44 acres, with proffers, for up to 240 single family attached townhouses. LOCATION: The properties are located south and adjacent to Route 7, east and adjacent to Blue Ridge Mobile Home Park. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-161, 55 -A -165A, 55-A-166, 55-A-167, 55 -A -167A, 55-A-168, 55 -A -174A, 55 -A -174B, and 55 -A -174D PROPERTY ZONING: RA (Rural Areas) District and MHl (Mobile Home Community) District PRESENT USE: Mobile Home Community, residential, and vacant. REZONING #12-06 Carriage Park August 1, 2007 Page 2 of 17 ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Residential South: RA (Rural Areas) Use: Residential and Agricultural East: RA (Rural Areas) Use: Residential West: MH1 (Mobile Home Community) Use: Mobile Home Community Review Agency Comments: See Appendix A Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) identifies the parcels for which the rezoning is being requested as being zoned a combination of A-1 Agricultural and MH Mobile Home zoning classifications. The County's A-1 and A-2 agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land to the RA (Rural Areas) District. The Mobile Home designation encompasses the original boundaries of the Blue Ridge Mobile Home Park. The most recent Site Plan for the development of the remaining areas of the Blue Ridge Mobile Home Park was approved by the County on July 30, 1987. In 2005, a Boundary Line Adjustment Plat was approved by the County that reorganized the parcels that make up this rezoning request. Parcels 55-A-161, 55 -A -165A, 55-A-166, 55-A-167, 55 -A -167A, 55 -A -174A maintained the RA zoning classification. Parcels 55-A-168 and 55 -A -174D maintained the MH1 zoning classification. Parcel 55 -A -174A contains both the MHl and RA zoning classification. The approval of this rezoning request would place all of the properties entirely into the RP zoning classification. 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 parcels comprising this rezoning application are located within the County's Urban REZONING 412-06 Carriage Park August 1, 2007 Page 3of17 Development Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area defines the general area in which more intensive forms of residential development will occur. In addition, the Eastern Frederick County Long Range Land Use map designates the general area in which the Carriage Place property is located for residential land uses. The average overall residential density of the Urban Development Area should not exceed three units per acre. More specifically, the Zoning Ordinance stipulates that properties which contain less than one hundred acres but more than ten acres should not exceed 5.5 units per acre. With the more urban densities envisioned for development in the UDA, the Comprehensive Plan seeks to ensure that special effort is made to provide the infrastructure necessary to accommodate the desired land uses and densities. As land is developed in the eastern portion of the Urban Development Area, the Comprehensive Plan identifies the preservation of the stream valleys as environmental open space as an important goal that contributes to the protection of flood plains and water quality and provides a continuous system of green open space. The goals of the Comprehensive Plan also include protecting the natural environment from damage due to development activity, avoiding development in environmentally sensitive areas, and the identification and protection of important natural resources. A balanced approach to providing necessary transportation infrastructure in the area of the project and promoting the protection of sensitive environmental areas and features is warranted. Transportation The Frederick County Eastern Road Plan provides the guidance regarding future arterial and collector road connections in the eastern portion of the County by identifying needed connections and locations. Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the intentions of the plan (Comprehensive Plan 7-6). Route 7 is an arterial road whose character should be fully recognized in any rezoning application. Route 7 is characterized with high volumes of traffic traveling at rates of speed in excess of 55 miles per hour. Access management should be a key consideration. Valley Mill Road is identified as an improved major collector road in the County's Eastern Road Plan. In addition, Valley Mill Road is shown as being relocated to a new location on a new alignment. In 2005, modifications to the County's Eastern Road Plan occurred in the vicinity of this project. The modifications were completed in recognition ofthe changing traffic patterns in the area, the recently approved Haggerty project which provided for a new Spine Road parallel to future Route 37, and the need to avoid the historically and environmentally sensitive areas in the vicinity of the one lane bridge over Abrams Creek. Valley Mill Road is REZONING #12-06 Carriage Park August 1, 2007 Page 4 of 17 designated as a major collector road that traverses south of its existing location, providing anew crossing of Abram's Creek, and connecting with the Haggerty Spine Road in the vicinity of future Route 37. Ultimately, a connection will be made to Route 7 at the location previously determined as part of the Haggerty project, directly opposite the future on and off ramps of future Route 37. This location is immediately west of the Opequon Wastewater Treatment Facility. This approach furthers access management goals along Route 7. New development in the Urban Development Area should only be approved when roads and other infrastructure with sufficient capacity have been provided. The Comprehensive Plan identifies that a level of service "C" should be maintained on roads adjacent to and within new developments and that traffic analysis should be provided by the applicants to ensure that needed road improvements are identified in order to maintain or improve upon the level of service. In some cases, new development may need to contribute to the provision, construction, or improvement of roads that are not adjacent to the development. In such cases, developments should contribute their fair share costs of road improvements needed to accommodate the traffic generated by a particular development. 3) Site Suitability/Environment The Carriage Park site has been identified as a site typical of the Martinsburg Shale Region with steeply eroded side slopes and reasonably level plain areas. This is an accurate identification that presents challenges when planning the development program for this property. Ash Hollow Run parallels Route 7 along the entire frontage of the property. Abram's Creek forms a portion of the eastern boundary of the property. A pond is located central to the property. These features and their associated slopes, natural drainage ways, and floodplains warrant particular attention and may also provide an opportunity for enhanced protection of the riparian corridor. The site is predominantly heavily wooded. The application proposes development of a greater intensity in the reasonably level wooded areas and offers areas that will be set aside for environmental and open space purposes. The Comprehensive Plan identifies the preservation of the stream valleys as environmental open space as an important goal that contributes to the protection of flood plains and water quality and provides a continuous system of green open space. By current County definition, this project contains relatively small areas of steep slopes. The road layout proposes access to the site directly from Valley Mill Road via a crossing of Abram's Creek and its associated floodplain, in an area that contained the steepest slopes on the property, immediately south of the intersection of Valley Mill Road and Route 7. Protection of the integrity of the pond, environmental open spaces, and the riparian areas along Abram's Creek and Ash Hollow Run, especially during the construction phases, remain a concern and should be a greater consideration of this application and as part of the proffer statement. To help achieve this, the location of the limits of disturbance could be extended beyond the proposed 100' proffered natural vegetative buffer to cover the protection REZONING #12-06 Carriage Park August 1, 2007 Page 5 of 17 of the identified environmental features, including the floodplain. Presently, the limits of disturbance do not entirely cover the creeks and their associated floodplain. In addition, preservation of the existing pond should be incorporated into the project. It should be recognized that no buffer and screening ordinance requirements exist between the proposed development and the property to the southeast, Valley Mill Farm. The Applicant has attempted to address this issue in the Proffer Statement by providing for a minimum landscaped buffer, a 15 foot landscaped buffer including a double row of evergreen trees a minimum of 4 feet in height, planted on 10 foot centers, along the southern portion of the project boundary with Valley Mill Farm which is shown on the GDP. An area of mature trees serves as an existing vegetative buffer. Current County Ordinance recognizes that a 50 foot woodland strip could be utilized as a desirable and effective alternative to typical buffer and screening standards. It would be appropriate for the application to more thoroughly address the preservation of the existing tree lines and wooded areas as a desirable buffer to the surrounding properties. The preservation of these existing trees within a buffer area should be guaranteed in the proffer statement. Disturbance should be avoided. 4) Potential Impacts A. Transportation Traffic Impact Analysis. The Traffic Impact Analysis (TIA) prepared for this project, dated September 8, 2006, and the more recent Addendum dated July 25, 2007, projected that the development of 240 single family attached townhouse units would generate 2,088 vehicle trips per day. The report was developed with access to the site provided via an unsignalized site driveway along the west side of Route 659, Valley Mill Road. This TIA is referenced in the Proffer Statement as the TIA that the proffered transportation improvements will be designed and constructed consistent with. The September 8, 2006 TIA and July 25, 2007 Addendum are the basis for the current application, proffer statement, and Generalized Development Plan. This TIA concludes that the traffic impacts associated with the Carriage Park application are acceptable and manageable, assuming suggested improvements are in place. Suggested improvements include the signalization of the intersection of Route 659, Valley Mill Road with Route 7. The TIA identifies that this intersection will function at an unacceptable level of service without the suggested improvements. As noted previously, the Comprehensive Plan identifies that a level of service "C" should be maintained and that traffic analysis should be provided by the applicants to ensure that needed road improvements are identified in order to maintain or improve upon the level of service. In addition, the application's proffered transportation program does not provide for the immediate construction of the signalization of Route 659, Valley Mill Road and Route 7, but delays the signalization improvement until the 50th residential building permit or within 180 days of VDOT's request to install. REZONING #12-06 Carriage Park August 1, 2007 Page 6 of 17 Transportation Program. The Generalized Development Plan for Carriage Park delineates the general public road system that will serve the residential development. Primary access to the site is from existing Route 659 Valley Mill Road, immediately south of its intersection with Route 7, and north of the existing one lane bridge crossing of Abrams Creek. Previously, the existing section of Valley Mill Road in this area was identified as being insufficient to accommodate the traffic from this, and adjacent projects, as was the existing intersection on Route 7 without significant improvements and environmental impact. The application's proffer includes improvements to the existing section of Valley Mill Road from the projects entrance to Route 7; however, no detail of the design of these improvements has been proffered. The applications proffer also includes the construction of a traffic signal at the intersection of Valley Mill Road and Route 7; however, this will only occur prior to the issuance of the 50th building permit. One internal public street is proposed that runs from Route 659, Valley Mill Road to the southwestern corner of the property generally adjacent and parallel to the southeastern property line. The Applicant has proffered that this road will be constructed as a two lane public roadway on a 60 foot right of way with no direct lot access permitted on the road. No other internal streets have been identified in the GDP. The location of the road provides the ability to connect to the property to the southwest of the site and to the Blue Ridge Mobile Home Park immediately west of the property. Consideration should be given to enabling a public road connection to the Blue Ridge Mobile Home Park in the general location of the existing street network in the northwestern corner of the property so that the interparcel connections might be utilized with the current road configuration of the Mobile Home Park. Public inter parcel connection to the adjacent properties is proposed in the locations identified on the GDP. The proffer statement provides for the right-of-way dedication at no cost to the County should the extension of the public road from the subject property onto the southern property (Valley View Farm) be pursued. As noted previously, the Comprehensive Plan promotes an effort to enhance and relocate Valley Mill Road so that it serves as a major collector road. As an alternative to assisting in implementing the construction of the road network identified in the Comprehensive Plan, the Applicant has proffered a monetary contribution in the amount of $3,000 per single family attached townhouse unit for improvements in the general vicinity of the project, including the connection from this project to Valley Mill Road to the south, and the relocation of Valley Mill Road. The application's transportation program has been revised a number of time over the past 10 months. The latest proffer revision, dated July 30, 2007, no longer provides for the following: REZONING #12-06 Carriage Park August 1, 2007 Page 7 of 17 ■ The design of relocated Valley Mill Road in general and specifically from the project entrance to Route 7. ■ The extension of the projects public street to Valley Mill Road through the adjacent Valley Mill Farm property. The design and construction of the signal on Route 7 in a manner that would accommodate the future construction of the Route 37 ramps. Omitted from the transportation program are any additional accommodations for pedestrian circulation and potential multiuse trails that would provide access internal to the project and ultimately to the adjacent residential developments. The comments offered by the Department of Parks and Recreation relating to this effort have not been addressed. B. Sewer and Water The Carriage Place rezoning proposal is estimated to require approximately 32,200 gallons per day of water usage and approximately 32,200 gallons per day of wastewater. The Frederick County Sanitation Authority will serve the property and the wastewater flow from the site will go to the Opequon Wastewater Treatment Plant. Recent planning efforts have identified that evolving nutrient reduction regulations promulgated by Virginia's Bay Program will have a significant impact on the permitted waste water capabilities of Frederick County. Both the Frederick Winchester ServiceA uthority and the Frederick County Sanitation Authority are currently undertaking efforts to evaluate the regulations and proactively plan to address this issue. Requests for land use modifications should be evaluated very carefully in light of the evolving nutrient loading regulations. C. Community Facilities The comment provided by the Frederick County Public Schools should be carefully considered when evaluating the application. The schools evaluation anticipated that the proposed 120 single family units will yield 11 high school students, nine middle school students and 25 elementary school students. The 90 townhouses will yield ten high school students, 11 middle school students, and 28 elementary school students for a total of 94 new students upon build -out. The revised housing type at 240 units would generate approximately the same amount of students. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval process. Recent planning efforts have identified that the H"' elementary school opened in the fall of 2006 opened above its programmed capacity. This is based upon the transfer of students currently enrolled in area schools that exceed programmed capacities and the projected build REZONING #12-06 Carriage Park August 1, 2007 Page 8 of 17 out and occupancy of previously approved residential projects in the UDA. The 12t" elementary school has been identified in the current Capital Improvements Plan for this general area of the UDA. However, no site has been located or construction initiated to address the needs of additional students generated in this area of the UDA. The Frederick County Development Impact Model is a tool that is used to identify the capital costs associated with various types of development proposals presented to the County. The projected costs to Fire and Rescue, Public Schools, Parks and Recreation, Library, Sheriff's Office and for the Administration Building have been calculated and provided to the applicant for their consideration. The 2006 update of the Development Impact Model has been followed by the Applicant in this latest submission. Based on the 2006 update, the impacts associated with entirely residential projects are fixed at $15,530 for single family attached residential dwellings. This application previously addressed community facility impacts and needs by proffering a payment consistent with the 2005 update of the DIM. For your information, the following is the breakdown of the projected impacts per dwelling unit for each capital facility taken from the Development Impact Model. For each single family attached unit: $583 for fire and rescue; $12,192 for schools: $1,712 for parks and recreation; $285 for library; $513 for public safety; and $245 foreg neral government; $15,530 for capital improvements 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 a rezoning may be turned down even though all fiscal impacts appear to be addressed (Comprehensive Plan 8-17). The comments relating to the impacts to the Frederick County Public Schools in this area of the Urban Development Area should be a significant consideration. 5) Proffer Statement — Original dated January 25, 2006; final revision dated July 30, 2007. A) Generalized Development Plan The applicant has provided a Generalized Development Plan for the purpose of identifying the general configuration of the street providing access to the project, residential land use areas, and open space and reservation areas within the Carriage Place development. The GDP may be utilized to a greater extent to more clearly address the sensitive environmental features on the property and the buffering of the adjacent residential uses. REZONING #12-06 Carriage Park August 1, 2007 Page 9 of 17 B) Land Use The applicants have proffered to limit to the total number and type of residential units to allow up to 240 single family attached townhouse units. The applicant has committed to a phased introduction of the residential units over a minimum four year period with the potential for up to seventy five units per year. The Applicant has committed to not make application for more than 75 building permits in any twelve month period. This phased approach specifies that the date of final rezoning would commence the phasing of the issuance of building permits. The intent of phasing is to ensure a timed integration of new development in a manner that would enable the timely provision of the public facilities necessary to serve the new development. It may be more desirable to have the annual allocation occur on consecutive years following the approval of the master development plan for this project. This would be consistent with several other recently approved rezoning applications. Regardless of the phasing approach the comments relating to the impacts to the Frederick County Public Schools in this area of the Urban Development Area should be recognized. C) Transportation The applicant has proffered the signalization of the intersection of Valley Mill Road and Route 7 prior to the issuance of the 50t" building permit. The Applicant has also proffered to construct a two lane public roadway on a sixty foot right of way. The construction of this road to the boundary of the Blue Ridge Mobile Home Park will occur prior to issuance of the 1001h building permit. No direct access shall be permitted on the two lane public roadway. The applicant has proffered to reserve for dedication an area of open space that contains significant environmental features for future transportation improvements. The latest revision to the proffers includes a $3,000 per unit contribution to the County to use towards transportation improvements in the vicinity of the site. D) Historic Resource Protection The applicant has proffered a $25,000 contribution to the County for purposes associated with security fencing at Star Fort. E) Monetary Contribution The applicant has proffered a monetary contribution totaling $15,530 for each single family attached residential dwelling unit to offset the capital costs associated with this request. BOARD OF SUPERVISORS SUMMARY AND ACTION FOR 7/25/07 MEETING The latest application revisions (proffer dated 7/25/07) to this application were presented to the Board of Supervisors. The more significant revisions included: provisions for up to 240 single family attached units, accessed via an entrance on Valley Mill Road; signalization of the Route 7 and Valley Mill Road intersection; and a monetary contribution of $3,000 per unit towards transportation improvements in the REZONING #12-06 Carriage Park August 1, 2007 Page 10 of 17 vicinity of the site. The Board felt that the applicant had undergone significant changes since the Planning Commission's review on May 16, 2007, and directed that the application be returned to the Planning Commission for their review and recommendation. The Board further directed staff to return the application to the Board of Supervisors on August 22, 2007. STAFF SUMMARY FOR 08/15/07 PLANNING COMMISSION MEETING: Since the Planning Commission's recommendation of denial of this rezoning request on May 16, 2007 the application has been modified substantially. While the application remains generally consistent with future land use designations of the Comprehensive Plan, it does not fully address the goals of the Frederick County Comprehensive Plan as highlighted in the staff report. The following items should be considered by the Planning Commission. If it is ultimately determined that the transportation approach proposed by the Applicant is acceptable, the applicant should guarantee the improvements to the intersection of Valley Mill Road and Route 7 occur in a manner thatfully enables the implementation of thefuture signalization of the Route 37southbound ramps, including vertical and horizontal designs and all turning movements. The current proffer provides for signalization and some turn lane improvements, but does not address future Route 37 impacts. The application should guarantee the preservation of the existing tree lines and wooded areas as a desirable buffer to the surrounding properties. Unnecessary disturbance should be avoided. The protection of the integrity of the pond, environmental open spaces, and the riparian areas alongAbram's Creek and Ash Hollow Run, especially during the construction phases, should be a greater consideration of this application and as part of the proffer statement. The comments relating to the impacts to the Frederick County Public Schools in this area of the Urban Development Area should be a significant consideration. REZONING # 12-06 Carriage Park August 1, 2007 Page 11 of 17 Appendix A - Review Agency Comments REVIEW EVALUATIONS: Virginia Dept. of Transportation: Multiple comments have been provided by VDOT on the various submissions of this application dating from their original comments provided on August 24, 2006 to their latestprovided on May 16, 2007. At this time a comment has not been received from VDOT on the revised application submitted to the County on July 3, 2007. Fire Marshal: Municipal water supplies for firefighting shall meet the requirements of Frederick County Code Section 90-4. Plan approval recommended. Greenwood Volunteer Fire Company: OK. Note: Area Fire & Rescue Company is Greenwood Volunteer Fire & Rescue Co. Why no access off of Valley Mill Road? Public Works Department: Refer to Summary and Justification: The summary references proposed single family residential development of 165 dwellings. This number does not correspond to the generalized development plan which indicates 161 dwellings. 2. Refer to Site Suitability: The table summarizing environmental features indicates no wetlands and no steep slopes. Based on our site visit and review of applicable topographic surveys, it appears that both of these conclusions are incorrect. A wetlands study should be performed prior to the master development plan submittal with copies furnished to the Corps of Engineers for their review and comment. Also, a more detailed topographic survey should be performed to allow the delineation of the steep slope areas. 3. Refer to Traffic: The discussion states that "The Traffic Impact Analysis (TIA) indicates that the study area roads and intersections have the capacity to accommodate the trips generated by this project at acceptable and manageable level of service conditions". Actually, the TIA does reach the above conclusion assuming that the referenced intersection improvements are made along Route 7. Currently, the cross-over at the intersection of Valley Mill Road and Route 7 is not adequate to accommodate the U-turn traffic anticipated from the proposed development. Indicate what guarantees the applicant will offer to ensure that these intersection improvements will be made prior to initiating construction on this site. 4. Refer to Site Drainage: The discussion indicates that low impact development techniques.... will mitigate adverse stormwater discharge impacts. Elaborate on what is meant by low impact development techniques as applied to this proposed site development. It appears that the proposed development will clear a majority of the wooded areas and strip a majority of the topsoil areas. 5. Refer to Solid Waste Disposal Facilities: The statement is made that "consideration of curbside pick-up would be an improvement to solid waste issues associated with increased dumpster use in the County". This statement is not satisfactory. Existing dumpster sites in Frederick County are currently at capacity and will not accommodate new residential development. Therefore, any new development will be required via the Homeowners' Association or other means to provide curbside trash pickup. This function will not be an option; rather it will be a requirement. This statement should be corrected accordingly and REZONING #12-06 Carriage Park August 1, 2007 Page 12 of 17 revised in the Proffer Statement, Paragraph 9.2 iii (Delete "if they decide to use a commercial collection company.") 6. Refer to Proffer Statement, paragraph 12.1: The statement indicates that the applicant shall privately fund all transportation improvements required of this project. Indicate if this offer extends to improvements at/on the Route 7 intersection related to Valley Mill Road or possibly Haggerty Drive. Frederick County Inspections: No comment required at this time. Frederick -Winchester Service Authority: The first item of concern is the application of a submeter for sewer flows. Based on the number of dwellings, it would seem to be an inappropriate way of measuring wastewater flows. We would like to see more detail relative to the design/construction of such a submeter if it would be acceptable. Sanitation Authority: The Opequon Water Reclamation Facility has sufficient capacity to accept flows from this development. The eight -inch water line through Blue Ridge Mobile Home Park might not provide the added demands of this project's 165 units. The developer will probably need to extend the water line on Valley Mill Road and connect it to this project. Frederick -Winchester Health Department: The Health Department has no objection as long as sufficient public water and sewer service can be provided. Department of Parks & Recreation: Plan appears to offer appropriate monetary proffer to offset this development will have on the parks and recreational services provided by Frederick County. It is assumed that recreational and open space requirements will be addressed in future plans to be reviewed. The Parks and Recreation Department would also like to see a detailed pedestrian/bicycle trails plan which offers an internal network and provides connection to existing and future adjacent development. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 120 single family units will yield 11 high school students, nine middle school students and 25 elementary school students. The 90 townhouses will yield ten high school students, 11 middle school students, and 28 elementary school students for a total of 94 new students upon build -out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. Winchester Regional Airport: While the proposed development lies within the airport's Part 77 surfaces and airspace, it appears that the proposed site plan should not impact operations at the Winchester Regional Airport. However, residents in this area could experience fly over noise from aircraft arriving and departing the Winchester Airport from the northeast. Frederick County Attorney: It is my opinion that the Proposed Proffer Statement is generally in a REZONING 412-06 Carriage Park August 1, 2007 Page 13 of 17 form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. I note that Paragraphs I through 11 of the current Proposed Proffer Statement are substantially the same as the Proposed Proffer Statement which I reviewed, with the exception that Paragraph 1.1 includes a provision for a maximum number of dwelling units, and the monetary proffers in Paragraph 3 through 7 vary somewhat from the monetary proffers set forth in the previous Proposed Proffer Statement. 2. In Paragraph 12. 1, I would recommend that the words "by Applicant" be inserted after the word "constructed". 3. With respect to Paragraph 12.2, the staff needs to determine if it is comfortable with road improvements being "as directed by VDOT", or whether the specific improvements are known at the time and should be described in the proffer. 4. With respect to the possible future road improvements "if directed by VDOT" referenced in Paragraph 12.3, I would recommend that the second sentence by worded to state: "Applicant shall design and construct extended turn lanes on eastbound/or westbound Route 7 at the signalized intersection, if directed by VDOT". 5. 1 would recommend that Paragraph 12.5 be reworded to state as follows: "The Applicant shall reserve the portion o the property depicted on the GDP for any future transportation improvements deeded necessary by VDOT. Said reserved area shall be shown on the recorded deed of dedication to indicate that this area shall be available at no cost to Frederick County and/or VDOT should future transportation improvements be needed on this portion of the Property. The Applicant agrees to dedicate and convey to VDOT or the County, within 30 days of the written request from VDOT or the County. The identified reserved area shall be permitted to count towards the required open space for the Property. 6. As any given proffer could be central to the board's approval of a proffered rezoning, I would recommend that Paragragph15 be deleted. 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. Historic Resources Advisory Board: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced rezoning proposal during their meeting of June 20, 2006. The HRAB reviewed information associated with the Frederick County Rural Landmarks Survey Report and the Virginia Department of Historic Resources, as well as information provided by the applicant. The HRAB felt that the proffers associated with historic preservation and recognition was adequate, but made three recommendations which included: • Protect natural vegetation along Rt. 7 and Valley Mill Rd. to the greatest extent possible. • The backyard of the single family lots abutting the historical Stafford property need a vegetative protection buffer. • Install a roadside interpretive site which the HRAB decided would be more useful along Valley Mill Rd. as compared to placing it along Rt. 7. These recommendations made by the HRAB were addressed at the August 15, 2006 meeting. The HRAB felt that the rezoning application had thoroughly addressed their comments and recommended that this proposal move forward since there were no further issues. Planninst Department: Please see attached letter dated August 3, 2006 from Eric R. Lawrence, Planning Director. REZONING 412-06 Carriage Park August 1, 2007 Page 14 of 17 Appendix B - Planning Commission History and Action Summary PLANNING COMMISSION SUMMARY AND ACTION OF THE 11/01/06 MEETING: The applicant's attorney, Mr. Clay Athey, presented their proposed access out to existing Valley Mill Road and continuing out to Route 7, explaining how Valley Mill will line up directly with the off ramps for proposed Route 37 and their plans to improve the intersection with traffic -control devices. Mr. Athey did not believe this option was inconsistent with satisfying the County's Eastern Road Plan. He noted their provision for a proposed connector, if right-of-way can be acquired across the Stafford property back to Valley Mill Road. He also made note of the applicant's monetary provision towards transportation, which exceeded the proffer model, to help meet the County's transportation goals. The applicant's design consultant, Mr. Charles W. Maddox, Jr., noted that the access alternative described by Mr. Athey was in keeping with the HRAB's desire to create an unbroken vegetative buffer along Route 7. He said the monetary proffer for fencing and improvements to Star Fort, in lieu of interpretive kiosks along Route 7, was also preferred by the HRAB. It was also noted that the proposed layout does affect some of the more environmentally- sensitive areas of the site, but the applicant's reason for doing so was to create a better transportation system. One property owner spoke during the public comment portion of the hearing. Mr. Tim Stafford, whose family owned the adjacent Valley Mill Farm, said he was opposed to the rezoning primarily because the access described by the applicant's representatives crossed through a floodplain area. Mr. Stafford said that over the years, the development that has occurred around his property has affected his property, causing the creek to flood, with water coming closer to his home with each storm, and trees to fall. Mr. Lloyd Ingram of VDOT was called to the podium to address numerous questions raised by Commission members. Those questions included the accuracy of the interchange design presented by the applicant; whether VDOT considered the applicant's proposed access a better alternative than direct access to Route 7; the interim impact on Valley Mill Road, if VDOT had concerns about the close proximity of the Haggerty traffic signal on a major arterial highway; and if there were any obstacles that would prevent the applicant from crossing the environmentally -sensitive area. Mr. Ingram replied that the interchange presented by the applicant is basically conceptual and has not yet been engineered. He said it was VDOT's opinion that the proposed entrance alternative was a better scenario than direct access onto Route 7, which in their opinion, was a fatal flaw and presented safety issues for the traveling public and local residents. Mr. Ingram said the one -lane bridge will be a bottleneck, but will keep the flow of traffic through there relatively low; traffic signals will be installed only when warranted and spacing was sufficient to allow a synchronized system. Frederick County's Transportation Planner, Mr. John A. Bishop, presented his views on why this issue was more complex than just whether or not it was safer to go out on Valley Mill Road or to Route 7. He explained that Valley Mill Road is planned to be relocated, so although the Eastern Road Plan does not say specifically this crossover will be closed, it can be inferred by the relocation. He said the primary reason REZONING #12-06 Carriage Park August 1, 2007 Page 15 of 17 for the relocation is that the geometry would be very difficult to improve to the point where it can adequately meet future development. Further, with the Haggerty and the Adams rezonings, there is a requirement that Eddy's Lane have access through there. Mr. Bishop said it was not just the 1,600 trips from this development, but the additional trips from those new developments would have the opportunity to come up Eddys Lane and Valley Mill through an area that is very hard to adequately fix. He explained that considering the amount of long-term traffic, the one side is unlikely to be able to handle the traffic without some major redevelopment of Valley Mill Road where it currently enters Route 7. He said this, in turn, could affect where the Route 37 ramps need to go. Numerous questions and concerns were raised by Commission members. Commissioners recognized the applicant's work on making the unique situation of this site work; furthermore, they were not completely opposed to something along the lines of what the applicant was proposing, assuming it fits in and compliments the Eastern Road Plan. However, members of the Commission wanted to know more from the applicant about the design of the proposed intersection, not only how things would potentially line up, but also the scope of improvements. They also wanted more information on the environmental impacts. They thought the proposal was much too conceptual at this point and asked the applicant if they could present something that would help the Commission visualize how this will take shape. Members of the Commission said they would also like to see more clarity on what the system would look like relative to the proposed improvements of the Eastern Road Plan. A motion was made, seconded, and unanimously passed to table the application for a period of 60 days to allow for additional analysis and information to be provided by the applicant, as follows: to provide the Commission with a design of the proposed intersection, not only detailing how things will potentially line up, but the scope of improvements; to provide additional information on the environmental impacts; and, to provide additional clarification on what the system would look like relative to the proposed improvements of the Eastern Road Plan. The Commission sought clarification and answers to those issues from VDOT as well. (Note: Commissioners Light, Ours, and Thomas were absent from the meeting.) PLANNING COMMISSION SUMMARY AND ACTION OF THE 03/21/07 MEETING: The applicant requested that their application be tabled for 30 days. The applicant said they were very close to working out the principal issues, but had some property owner details that needed to be solidified and proffers that needed to be checked by the County attorney. Commission members asked the applicant if a 30 -day tabling was realistic with the issues that need to be worked out with VDOT and the surrounding property owners. The applicant replied yes; the applicant intended to work diligently to meet that requirement and he believed 30 days was a sufficient amount of time. There were no public comments. By a unanimous vote, the Commission granted the applicant's request for a 30 -day tabling to April 18, 2007. (Commissioner Unger was absent from the meeting.) REZONING #12-06 Carriage Park August 1, 2007 Page 16 of 17 PLANNING COMMISSION SUMMARY AND ACTION OF THE 04/18/07 MEETING: The Commission reviewed the Applicant's requested continuance of this item and tabled the application for an additional 30 days. There were no public comments. By a unanimous vote, the Commission tabled the request until the May 16, 2007 meeting. The Applicant was not present at the meeting. (Commissioners Thomas and Watt were absent from the meeting.) PLANNING COMMISSION SUMMARY AND ACTION OF THE 05/16/07 MEETING: The applicant provided the Planning Commission with a modified Proffer Statement dated May 14, 2007, prior to the meeting. The Commission noted the changes made, in particular the reduction in the monetary contribution to Frederick County Public Schools. There were no public comments. Significant issues for members of the Commission involved transportation. In particular, concern was raised about Paragraph 12.2 of the applicant's proffer under Transportation regarding the timing for the signalized intersection on Route 7 and the desire to have relocated Valley Mill Road paved the entire way to existing Valley Mill Road. Commissioners preferred to have commitments by the applicant for the construction of the road and the intersection at the onset of the project and much earlier than the 125th building permit. They believed Paragraph 12.2 as written could leave the County exposed to a much worse situation, particularly for the residents in that area. Commission members questioned why the applicant was not constructing relocated Valley Mill Road as a major collector road, as called for in the Eastern Road Plan; they preferred to have the applicant commit to an 80 -foot right-of-way and not have individual lot access on the road. They wanted to make sure that as this road comes to fruition; it is developed as a major collector road and ultimately provides that function. Other Commissioners wanted to see the connection to the mobile home park done in Phase I. In addition, noted that if the adjoining property owner to the south was not willing to provide essential right-of-way, then the road would have to be moved further south, affecting the future ramp location for Route 3 7. This in turn would affect property owners in the area who were not previously affected by the path of Route 37. Commission members thought the proposal did have potential and the location of the intersection on Route 7 could possibly be an improvement; however, they believed there were a considerable number of loose ends to the proposal, particularly with the transportation phasing program. They encouraged the applicant to make changes to their proffers so the Board of Supervisors could review a refinement in the application. By a majority vote, the Planning Commission recommended denial of the rezoning. The majority vote was as follows: YES (TO REC. DENIAL): Morris, Oates, Wilmot, Ours, Kriz, Mohn NO: Unger, Thomas, Triplett REZONING #12-06 Carriage Park August 1, 2007 Page 17 of 17 ABSTAIN: Kerr (Note: Commissioners Watt, Manuel, and Light were absent from the meeting.) BOARD OF SUPERVISORS SUMMARY AND ACTION OF THE 06/13/07 MEETING: The Board of Supervisors tabled this request until their July 25, 2007 meeting. y 71 1-7 Mike Ruddy From: Patrick R. Sowers [Patrick. Sowers@phra.com] Sent: Wednesday, May 16, 2007 8:38 AM To: 'Ingram, Lloyd' Cc: 'Copp, Jerry'; 'Alexander, Scott'; 'Eric Lawrence'; 'Mike Ruddy' Subject: RE: Carriage Park - Rezoning Lloyd, I'm not sure why you did not receive my e-mail after our phone conversation yesterday. As we discussed, our intent is to construct an entrance at Route 7 including a crossover and provide for signalization of the new intersection. ince are certainly willing to commit to these items at tonight's meeting and will revise the Proffer Statement accordingly prior to any final vote by the Board of Supervisors. Thanks, Patrick Patrick R. Sowers Planner Patton -Harris Rust & Associates, pc 117 East Piccadilly Street Winchester, Virginia 22601 P 540.667.2139 F 540.665.0493 www.phra.com -----Original Message ----- From: Ingram, Lloyd[mailto:Lloyd.Ingram@VDOT.Virginia.gov] Sent: Wednesday, May 16, 2007 9:12 AM To: Patrick R. Sowers Cc: Copp, Jerry; Alexander, Scott; Eric Lawrence; Mike Ruddy Subject: Carriage Park - Rezoning Patrick, After our phone conversation yesterday afternoon identifying the questions the latest revision of the proffers had raised with VDOT staff I had hoped that I would have received a response by now. Currently I have several meting scheduled for today and will be away from my desk and therefore felt that an email was appropriate to relay the concerns. Due to the short time I have had to review this new document I will restrict my comments to the 2 major traffic safety concerns. 1. Between the revised proffers and the revised Generalized Development Plan it is not clear if the intention is to utilize a right -in/ right -out entrance. Previous submittals identified a cross-over on Route 7 to be built, by the developer, at the entrance site to provide a safe ingress/egress for the residents of Carriage Park. A right -in / right -out entrance on Route 7 will not be supported by VDOT. 2. Previous Generalized Development plans noted a traffic signal at the Route 7 connection and this dose not appear on the latest Generalized Development plan. Regards, Lloyd A. Ingram Transportation Engineer VDOT - Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 1 Patrick R. Sowers r From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.Ingram@VDOT.Virginia.gov] Sent: Friday, February 23, 2007 7:51 AM To: Patrick Sowers Cc: Ronald A. Mislowsky; Ingram, Lloyd; Copp, Jerry; Alexander, Scott; cper kins@co.ir ederick.va.us Subject: Carriage Park - Rezoning - Route 7, Frederick County The documentation within the application to rezone this property appears to have significant measurable impact on Route 7. This route is the VDOT roadway which has been considered as the access to the property referenced. VDOT has reviewed the transportation proffers offered in the Carriage Park Rezoning Application dated January 25, 2006, revised January 27, 2007 and offers the following comments: * Proffer 12.2: This proffer raises some concern with VDOT, specifically whether there is sufficient crossover spacing between the proposed crossover and the existing Valley Mill/Route 7 crossover. There is also an access management concern as Route 7 is a primary route designed to carry large volumes of traffic efficiently. This proposed crossover would add an additional potential conflict point. This would also result in three possible signalized intersections on Route 7 within 25001. With no proposed connection to Valley Mill Road, the existing Valley Mill Road and Route 7 crossover would have to remain in place. Currently, VDOT has not determined if the proposed crossover location will be the connection of the future Route 37 south bound ramp. * Proffer 12.3: Acceptable. * Proffer 12.4: VDOT is disappointed this proffer has digressed from an open connection to the Blue Ridge Mobile Home Park to a gated emergency access, thus eliminating residents of the mobile home park the opportunity for access to a safer connection to Route 7. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, 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. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Lloyd A. Ingram, Transportation Engineer Virginia Department of Transportation Edinburg Residency - Land Development 14031 Old Valley Pike Edinburg, Virginia 22824 Phone #(540) 984-5611 Fax #(540) 984-5607 1 Page 1 of 1 John Bishop From: Alexander, Scott [Scott.Alexander@VDOT.Virginia.gov] Sent: Wednesday, March 07, 2007 10:33 AM To: Bishop, John A. Cc: Ingram, Lloyd; Funkhouser, Rhonda; 'Eric Lawrence' Subject: Carriage Park Ramp Proposal John: To follow-up on/clarify our conversation on the proposed Carriage Park ramp location: a By moving the proposed southbound (SB) ramps to the west, the geometrics of the on-ramp improve slightly. However, a design exception would likely still be required, as it still does not meet the 70% mainline design speed geometry. . The proposal negatively impacts the SB off -ramp, inducing a tighter -radius reverse curve and possibly requiring a new design exception not previously required. In general terms, I would expect that it would be more difficult to mitigate the new off -ramp design exception (decelerating from 65 mph into curve) versus mitigating the onramp (entering curve from turn movement off Rt. 7). Additional right-of-way may be necessary to compensate. While the relocated ramp would eliminate a box culvert, it would increase the amount of property takings/condemnation required in the subdivision opposite of Carriage Park. The new location results in a crossover spacing (Carriage Park road, Valley Avenue) of approximately 750', much less than the minimum desirable spacing of at least 1,000 feet. In light of the above, I find it difficult to describe the proposal as "beneficial". If you have any questions or would like to discuss further, don't hesitate to give me a call. Scott Scott Alexander Assistant Residency Administrator VDO T - Edinburg Residency 140 31 Old Valley Pike Edinburg, VA 22824 Phone: 540-984-5605 Fax: 540-984-5607 3/7/2007 Ronald A. Mislowsky From: Funkhouser, Rhonda [Rhonda.Fun khouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd. Ingram @VDOT.Virginia.gov] Sent: Friday, September 29, 2006 1:46 PM To: 'Ronald A. Mislowsky' Cc: Copp, Jerry; Ingram, Lloyd; 'Clifford L. Athey Jr. (clay@npaalaw.com)'; 'Eric Lawrence' Subject: Carriage Park - VDOT Comments to Rezoning The documentation within the revised application to rezone this property appears to have significant measurable impact on Route 7 and 659. These route are the VDOT roadways which has been considered as the access to the property referenced. VDOT offers the following comments on the recent revised transportation proffers: Safety - The removal of the street tie-in at Route 7 is a positive step for the safety of the public traveling Route 7 as well as the home owners of the proposed subdivision. While the proposed new location for the entrance into this subdivision will be via Route 659 is adequate, it does not address the County's ultimate design of the Eastern Road Plan. This would allow the traffic generated from this subdivision to utilize Route 7 via the relocated Route 659 and the proposed Haggerty Boulevard. Section 12.1 - Agree. Section 12.2 - Agree_ If this roadway is planned to be taken into the State's system there appears to be some possible environmental issues that will need to be fully addressed to the satisfaction of the appropriate agency prior acceptance. Section 12.3 - While agreeing with the proposal, the location of this inter -parcel connector should be located at a spot that appears more conducive to fulfilling the long verm transportation plans of the County. This includes the logical access point to the .relocated Valley Mill Road from this property. Section 12.4 - Additional clarification is requested on this issue as the submitted document is somewhat vague in the description of the connection to Blue Ridge Mobile Home Park roadway's typical cross section and location and composition. Section 12.5 - The proposed street tie-in at Route 659 (Valley Mill road), while a bit of an engineering challenge is the better location for the movement of traffic to and from the subdivision. The Section 12.5 proffer offers the signalization of the intersection of Route 7 and Route 659 along with improvements to the exiting lanes. Be advised that the intersection will need to meet all current VDOT standards in place at the time of "Road Plan Approval". The terms of when the signal would be required would be better stated as "when the intersection meets signal warrants as determined by VDOT the signal will be installed within 120 days". Section 12.6 - Agree. Section 12.7 - Agree. Section 12.8 - Agree. Section 12.9 - Agree. Long Term - There is some hesitation in fully supporting this rezoning due to it's potential impact on the long term transportation goals identified in the Frederick County Eastern Road Plan. while a significant amount of money is being pledged to the County for road improvements, once the rezoning is approved in its current format the incentive for the developer to participate in the relocation of Valley Mill Road will become a mute point. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all 1 right-of-way needs, including right-of-way dedications, traffic site roadway improvements and drainage. Any work performed on must be covered under a land use permit. This permit is issued requires an inspection fee and surety bond coverage. -'hank you for allowing us the opportunity to comment. Lloyd A. Ingram Transportation Engineer VDOT - Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 ('540) 984-5611 (540) 984-5607 (fax) signalization, and off - the State's right-of-way by this office and COUNTY of FREDERICK y�r Department of Planning and Development 540/665-5651 FAX: 540/665-6395 ugust 3, 2006 Mr. Patrick Sowers Patton Harris Rust & Associates. 117 E. Piccadilly Street, Suite 200 Winchester, Virginia 22601 Re: Preliminary Comments — Carriage Park Rezoning Application Dear Patrick: Thank you for forwarding to this office the Carriage Park rezoning application materials for our continued review. The TIA for this project is dated May 6, 2005, and the version of the proffer statement is dated February 2, 2006. The following letter is offered to assist you as you continue to address the issues associated with this rezoning application. Please also consider all comments previously offered by Mike Ruddy during various meetings on this project over the past few months. As customary, it is anticipated that these issues will be fully addressed through revisions to the application prior to its consideration by the Planning Commission and Board of Supervisors. 1) Preliminary Matters a) The Code of Virginia, Section 15.2-2204.C. requires that the CEO of the adjacent locality is notified if the property is within 1/2 mile of the boundary of the adjoining locality. Please demonstrate if this provision of the State Code is applicable with this application. 2) Impact Analvsis and Proffer Statement a) The introduction to the project in the impact statement identifies a specific mix of housing types (69 single family detached, and 92 single family attached/ townhouse units). The TIA is based on a mix of 53 single family detached and 94 townhouses. The proffer statement simply states that the property will be developed to accommodate a maximum of 165 single family dwellings, types excluded. Please provide clarification and consistency between these three documents (Impact Statement, TIA, and Proffer Statement). b) Please provide clarification as to what elements of the GDP are proffered. The proffer statement states a maximum of 165 single family units, while the GDP offers a housing mix which totals 161 residences. 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 Mr. Patrick Sowers RE: Preliminary Comments - Carriage Park Rezoning Application August 3, 2006 Page 2 of 4 c) It is more appropriate, and indeed necessary, to identify and address the environmental features that exist on this site as part of the rezoning exercise. Areas with environmental constraints may exist on the property that warrant particular attention and should be a consideration of the rezoning application. In particular, there appears to be areas with critical slope and drainage issues on the property. d) Access to this property is described to be via a new entrance on Route 7. Route 7 is an arterial roadway with speed limits of 55 MPH. Establishment of a new entrance onto Route 7 is strongly discouraged. As you are aware, efforts are underway to enhance and relocate Valley Mill Road so that it serves as a major collector roadway. This enhancement will provide for a more efficient transportation network, providing an important link between Senseny Road and Route 7, by way of Haggerty Boulevard. All efforts should be made to implement a safer and more efficient use of Valley Mill Road as the primary access route to the proposed development. e) The proffer statement, in addressing transportation, states that the applicant will privately fund all transportation improvements required for this project. It would be appropriate to identify these improvements within the proffer statement. f) The proffer statement (12.2) describes the right-in/right-out entrance on Route 7. A deceleration lane is offered, but not an acceleration lane. In considering that the traffic on this segment of Route 7 travels at speeds exceeding 55 MPH, it seems appropriate to consider extended length deceleration and acceleration land controls. g) While proffer statement 12.4 offers a gated inter -parcel connector with the adjacent mobile home park, it may be appropriate to offer flexibility in this inter - parcel connection in the event that the mobile home park is redeveloped into a compatible use in the future that would benefit from access through the proposed development. Such a connection would further promote limited and safe access to Route 7. h) The Carriage Park application is adjacent to several developed subdivisions, properties with pending development proposals, and other undeveloped properties. Opportunities for additional inter -parcel connectivity should be evaluated and pursued with this application. In particular, to the property to the southwest. Residential development of this intensity requires pedestrian accommodations. Interparcel pedestrian connectivity should also be a consideration of this application. 1 i) I understand that the applicant intends to offer a fiscal contribution to offset identified road improvements associated with this project. It is important to recognize in the application that, based upon the open mix (not proffered) of Mr. Patrick Sowers RE: Preliminary Comments - Carriage Park Rezoning Application August 3, 2006 Page 3 of 4 residential uses proposed in the application, 165 single family attached units would be permitted. This would generate $495,000, as opposed to the $600,000 that has been mentioned during recent discussions. At issue is whether these contributions are adequate to address impacts generated by the development proposal. Clarification should also be considered as to how the transportation funds could be utilized to improve transportation impacts generated by this proj ect. j) Consistent with County policy, it would be appropriate to ensure that any proffered transportation improvements associated with the application are provided at the beginning of the project. Any monetary contribution should be provided prior to the onset of the project and not at the time of individual building permit issuance. k) Water and wastewater evaluations provided in the impact statement should be viewed in relationship to other previously approved projects within the County. A combined and updated figure for water resources and wastewater capacity would be beneficial when determining the adequacy of the capacity and resources. 1) Recent rezoning applications have proffered that a private refuse collection service will be used to collect the solid waste generated by their particular project. It would be desirable for this application to consider such an approach. This is beneficial, as it potentially reduces the individual usage of the County's convenience sites. Reference to the number of single family attached units in the Solid Waste Disposal section should be removed unless the applicant is willing to proffer a specific mix of residential uses. I understand that modifications to the transportation proffers are forthcoming. Based on our discussion on July 28th, it is expected that the transportation component of this application will address: a demonstrated attempt to work with neighboring property owner on accessing Ajalley Mill Road from the proposed development; clarification as to when the proposed development entrance onto Route 7 would be closed or restricted; signalization and lane improvements or contributions you offered for a traffic signal at Route 7 and Valley Mill Road; and the linkage between the Carriage Park proposal and the other development applications your firm represents along the re -aligned Valley Mill Road corridor. Upon receipt of these written modified transportation components, staff will offer review comments on the same. Once you have addressed the above issues, as well as secured approval comments from the review agencies, it would be appropriate to formally submit this rezoning petition for consideration through the public hearing process. Formal submissions include all agency comment sheets, fully executed applications, proffer statements, Power of Attorneys, and review fees. Please refer to the rezoning application process for a complete listing of the elements necessary for formal application submission. Mr. Patrick Sowers RE: Preliminary Comments - Carriage Park Rezoning Application August 3), 2006 Page 4 of 4 Please feel free to contact Mike Ruddy, Deputy Planning Director, at any time regarding the above comments or the application in general. I look forward to continuing our participation in the review of this application. Sinc rely, Ca .Lawrence Ei c Planning Director ERL/bad cc: Clifford Athey Mike Ruddy, Deputy Planning Director Mal 'Me RE (0,15Y COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 TO: Bob Mitchell FROM: Michael T. Ruddy, AICP Deputy Director RE: Rezoning Application Proffer Statements DATE: July 10, 2007 Please find attached to this memorandum the proffer statement from the Carriage Park rezoning application, RZ# 12-06. This revised proffer statement was recently re -submitted in anticipation of the upcoming Board of Supervisors meeting on July 25, 2007. The Planning Commission recommended denial of this application for a variety of reasons, including concerns with the timing and content of the revised proffer statement. We would appreciate your 3`d review of the Proffer Statement with particular attention being paid to Section 12, Transportation. I have attached the previous version of the proffer statement for your comparison. Also attached for your review is the revised proffer statement from the Haggerty rezoning application RZ#04-07. This request is to amend the proffer statement as it relates to transportation improvements and the GDP. The Board of Supervisors is scheduled to also review and hold a public hearing on this application on July 25, 2007. Thank you for your continued assistance. cc: John Riley, Jr., County Administrator Attachments MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 HALL, MONAHAN, ENGLE, MAHAN & MITCHELL STEVEN F. JACKSON March 21, 2007 DENNIS J. MCLOUGHLIN, JR. HAND DELIVERED Michael T. Ruddy, AICP Deputy Director Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 PLEASE REPLY TO: P. O. Box 848 WINCHESTER, VIRGINIA 22604-0848 Re: Carriage Park Proffer Statement - Revised January 25, 2007 Dear Mike: I have previously reviewed two proposed Proffer Statements for this project: (1) Proposed Proffer Statement revised through February 2, 2006, reviewed in my proffer review letter dated April 3, 2006, and (2) Proposed Proffer Statement revised through June 28, 2006, reviewed in my proffer review letter dated October 23, 2006. I have reviewed the current above -referenced Proposed Proffer Statement. It is my opinion that the Proposed 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. This Proffer Statement has satisfactorily addressed the comments in paragraphs 1-9, inclusive, of any October 23, 2006 proffer review letter. 2. 1 have a question about the wording of the second sentence of A PARTNERSHIP OF PROFESSIONAL CORPORATIONS ATTORNEYS AT LAW WILBUR C. HALL (1892-1972) THOMAS V. MONAHAN (1924-1999) 7 S 307 EAST MARKET STREET 9 EAST BOSCAWEN STREET SAMUEL D. ENGLE LEESBURG, VIRGINIA WINCHESTER, VIRGINIA O. LELAND MAHAN TELEPHONE 703-777-1050 TELEPHONE S40-652-3200 ROBERT T. MITCHELL, JR. FAX 540-662-4304 JAMES A. KLENKAR E-MAIL lawyers@hallmonahan.com STEVEN F. JACKSON March 21, 2007 DENNIS J. MCLOUGHLIN, JR. HAND DELIVERED Michael T. Ruddy, AICP Deputy Director Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 PLEASE REPLY TO: P. O. Box 848 WINCHESTER, VIRGINIA 22604-0848 Re: Carriage Park Proffer Statement - Revised January 25, 2007 Dear Mike: I have previously reviewed two proposed Proffer Statements for this project: (1) Proposed Proffer Statement revised through February 2, 2006, reviewed in my proffer review letter dated April 3, 2006, and (2) Proposed Proffer Statement revised through June 28, 2006, reviewed in my proffer review letter dated October 23, 2006. I have reviewed the current above -referenced Proposed Proffer Statement. It is my opinion that the Proposed 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. This Proffer Statement has satisfactorily addressed the comments in paragraphs 1-9, inclusive, of any October 23, 2006 proffer review letter. 2. 1 have a question about the wording of the second sentence of HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Michael T. Ruddy March 21, 2007 Page 2 paragraph 12.2. The Proffer is addressing the signalized entrance to the property. The second sentence says that that entrance and signal shall be designed and constructed with "improvements as necessary on Route 7 to accommodate the future construction of the Route 37 ramp..." Are the details of those improvements known at this time? If so, the improvements should be described in detail or by reference to a plan showing the improvements. 3. In Proffer 12.3, I would recommend that words "and located" be inserted after the word "designed" in the second sentence of Proffer 12.3. 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 review will be done by the staff and the Planning Commission. In particular, I have not undertaken to comment upon the appropriateness of the transportation improvements as I assume that that will be done by the staff, engineers for the County, and/or VDOT. If there are any questions concerning the foregoing comments, please contact me. ery truly)yours, Robert T. Mitclfell,/Jr. RTM:Ifw 41 55 P, 10(p FA551T CFZ15r, UP 55 A, 04( - GLUE 174P&e MaraD61PT615 55 P, 1(055 Mr -HALE, MATTHEW r - U N Q4 A TOLL VAIV. LP *% V N 14o LA S.N. NORMAN I, V-DSFWF4e 5 55 )k 15? Sif-ALI-115TCF, SANE 9 sr 7OHN e Red Bud Q Aq & Furestral Dbarict I Iv'Z4.1/47 ,l A, VL L FN7-m LL !�V r55 4A O'� 4 4 61�-I. AIIA F AlIC 4 55 A 2,10 THE 6MYDN Road Centerlines REZ;':�' Ao—, Fa m"I Dim,-, Carriage Park 4ilp South Fl.dln k Dl -d (;ft;,- D-1. Chinch Dw- Location Map 55 - A -161, 165A, 166, 167, 167A, 168,174A,174B,174D) P, 1,3 OLAN I 0 125 250 500 Feet 101W A 13 55 :4o HO MAN IT, I-W5Dr4, NDF-mPN F-D56mikRie 5 SANE P fi1:TDHN 6 Red Bud 55 A W, Ag & FoTeStraj OfstrICI CFZF,9. L? u _Ivc 14,ei 147 AlA r14l &OF&F-le FTAL5 N r 7 &J I 55 N *55 MCHALE,tmMATTHEW r -H Z? Lc FFZ 0 S ! ------------------ ell — — ----- (-96y, ALIC [A F11 k4, 55 A 2.10 u THE CANYON RP 55 A 0 125 250 500 TOLL VA V. LLP Feet RE Z #12w06 Carriage Park Zoning Map ( 55 - A -161, 165A, 166, 167, 167A, 168, 174A, 174B, 174D ) CIO -'Z A�-,7_ RE Z #12w06 Carriage Park Zoning Map ( 55 - A -161, 165A, 166, 167, 167A, 168, 174A, 174B, 174D ) 4111, S5 N 14o LPM50 N, r,4074AM I., F-DS51AAF4 E; D 55 P, IOU IZA5tNT 6F-e6r, L? 55 A, n4r- 0,W6 F4P&C XlD50f-IXTF-$ 55 A 1455 Mf -"ALF, MNTTR6w r- ai u 55 A V V 209L L, TOLL VA HO 01-N4 W-ALLjoTFIR, :TP"6 F r.:YDHN e 1V Qed Bud I Ag & Forestral District 4-1, A e5wFIFIll) N-1 •MRS '-�� "ZIP E*l 55 k A I45 -- , VALLEY LL F", LL 55 f\ 710 THF CANYON T: arm sreama C:3 ... . ....... ....... . . ....... r-- 55 4 4A 1 GREY AL16, I kS f74',, GFlwl FMLID 54 p, Iq 74 ' j \f4lN(-RfS-rFv- 7' 4a 55 H6 ANYr�J- 0 125 250 500 1 0 Feet RE Z 12 - 06 Carriage Park Landuse Map 55 - A -161, 165A, 166, 167, 167A, 168, 174A, 174B, 174D ) Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street Winchester, Virginia 22601 PIL�i T 540.667.2139 F 540.665.0493 To: Organization/Company: From: Date: Project Name/Subject: Mike Rudd Frederick County Planning Patrick Sowers July 9, 2007 Carriage Park Proffer Signatures Af'•' Please find attached an executed version of the proffer statement for Carriage Park as submitted to your office on July 3, 2007. Please feel free to call with any questions or comments. Sincerely, Patton Harris Rust & Associates a) --: Patrick R_ Sowers Carriage Park Proffer Statement PROPOSED PROFFER STATEMENT REZONING: RZ. # IR -66 : RA (Rural Areas) and MH1 (Mobile Home Community) to RP (Residential Performance) PROPERTY: 45.44 Acres +/-,- Tax /-;Tax Map Parcels 55-A-161, 55-A-1 65A, 55-A-166, 55-A-167, 55-A-1 67A, 55-A-168, 55-A-1 74A, 55-A-1 74B, 55-A-174D(the "Property") RECORD OWNER: Carriage Place, LLC APPLICANT: Carriage Place, LLC PROJECT NAME: Carriage Park ORIGINAL DATE OF PROFFERS: January 25, 2006 REVISION DATE(S): 2/2/06; 5/23/06; 6/28/06; 8/10/06; 9/12/06; 10/29/06; 1/25/07; 3/20/07; 3/22/07; 5/9/07; 5/11/07 ; 5/14/07; 6/29/07;7/17/07;7/25/07;7/30/07 The undersigned hereby proffers that the use and development of the subject property ("Property"), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced RP conditional rezoning is not granted as applied for by the applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "final rezoning" defined as that rezoning which is in effect on the day following the last day upon which the Frederick County Board of Supervisors (the "County") decision granting the rezoning may be contested in the appropriate court. If the County's decision is contested, and the Applicant elects not to submit development plans until such contest is resolved, the term rezoning shall include the day following entry of a final court order affirming the decision of the County which has not been appealed, or, if appealed, the day following which the decision has been affirmed on appeal. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners and successors in interest. When used in these proffers, the "Generalized Development Plan," shall refer to the plan entitled "Generalized Development Plan, Carriage Park" dated January 5, 2006, as revised on June 29, 2007 (the "GDP"). Page I of 7 Carriage Park Proffer Statement 1. LAND USE: 1.1 Residential development on the Property shall be limited to single family attached dwelling units and shall not exceed a maximum of 240 dwelling units. 2. CONDITIONS PRECEDENT TO THE ISSUANCE OF PERMITS AND PLAN APPROVALS: 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances, regulations, and design standards, and this Carriage Park Proffer Statement. 2.2 The Property shall be developed in substantial conformance with the GDP provided that minor modifications may occur during the engineering phase of the project. 2.3 Construction of the residential dwelling units shall be phased over a minimum four year period commencing with the Date of Final Rezoning ("DFR"). The Applicant shall not make application for more than 75 building permits in any 12 month period. 3. FIRE & RESCUE: 3.1 The Applicant shall contribute to the County of Frederick the sum of $583.00 per dwelling unit for fire and rescue purposes, payable upon the issuance of a building permit for each single family attached unit. 4. SCHOOLS: 4.1 The Applicant shall contribute to the County of Frederick the sum of $12,192.00 per dwelling unit for school purposes, payable upon the issuance of a building permit for each single family attached unit. 5. PARKS & RECREATION: 5.1 The Applicant shall contribute to the County of Frederick the sum of $1,712.00 per dwelling unit for parks and recreation purposes, payable upon the issuance of a building permit for each single family attached unit. 6. LIBRARIES: 6.1 The Applicant shall contribute to the County of Frederick the sum of $285.00 per dwelling unit for library purposes, payable upon the issuance of a building permit for each single family attached unit. Page 2 of 7 Carriage Park Proffer Statement 7. PUBLIC SAFETY: 7.1 The Applicant shall contribute to the County of Frederick the sum of $513.00 per dwelling unit for public safety purposes, payable upon issuance of a building permit for each single family attached unit. 8. GENERAL GOVERNMENT: 8.2 The Applicant shall contribute to the County of Frederick the sum of $245.00 per dwelling unit for general government purposes, payable upon issuance of a building permit for each single family attached unit. 9. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS' ASSOCIATION: 9.1 The residential development shall be made subject to a homeowners' association (hereinafter "HOA") that shall be responsible for the ownership, maintenance and repair of all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such HOA herein. 9.2 In addition to such other duties and responsibilities as may be assigned, an HOA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) common solid waste disposal programs, including the use of a private refuse collection service to collect the solid waste generated by the residents, (iv) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the HOA if platted within residential or other lots, or otherwise granted to the HOA by appropriate instrument and (v) responsibility for payment for maintenance of streetlights. 9.3 The Applicants hereby proffer to establish a start-up fund for the Carriage Park Homeowner's Association (CPHOA) that will include an initial lump sum payment of $2,500.00 by the Applicant and an additional payment of $100.00 by the homeowners at closing for each platted lot purchased within the Carriage Park community. Language will be incorporated into the CPHOA Declaration of Restrictive Covenant Document and Deed of Dedication that ensures the availability of these funds to the CPHOA prior to the transfer of ownership and maintenance responsibility from the applicants to the CPHOA. The start-up funds for the CPHOA shall be made available for the purpose of maintenance of allimprovements within the common open space areas, liability insurance, street light assessments, and property management and/or legal fees. Page 3 of 7 Carriage Park Proffer Statement 10. WATER & SEWER: 10.1 The Applicant shall be responsible for connecting the Property to public water and sewer, and for constructing all facilities required for such connection. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority and the Frederick -Winchester Service Authority. 11. ENVIRONMENT: 11.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3 which results in the highest order of stormwater control in existing Virginia law at the time of construction of any such facility. 12. TRANSPORTATION: 12.1 Transportation improvements shall be designed and constructed by Applicant consistent with the study entitled "A Traffic Impact Analysis of the Carriage Park Property," prepared by Patton Harris Rust & Associates, dated September 8, 2006 including addendum dated July 25, 2007 (the "TIA" 12.2 Access to the property shall be provided via a single entrance on Valley Mill Road in the location depicted on the GDP. Said entrance shall include improvements to the existing section of Valley Mill Road from the Route 7 intersection to the project entrance on Valley Mill Road as directed by VDOT. (See 1 on GDP) 12.3 The Applicant shall construct a traffic signal at the intersection of Valley Mill Road and Route 7 prior to issuance of the 50`h building permit or within 180 days of receiving written notice from VDOT after issuance of the V building permit. The Applicant shall design and construct extended turn lanes on eastbound and/or westbound Route 7 at the signalized entrance, if directed by VDOT. (See 2 on GDP) 12.4 The Applicant shall construct a public street connection from the proposed relocated Valley Mill Road to the boundary of the Blue Ridge Mobile Home Park in the general location depicted on the GDP. Said connection shall be constructed prior to issuance of the 100th building permit. (See 3 on GDP) 12.5 The Applicant shall reserve the portion of the Property as depicted on the GDP for any future transportation improvements deemed needed by VDOT. Said reserved area shall be shown on the recorded deed of dedication to indicate that this area shall be available at no cost to Frederick County and/or VDOT should future transportation improvements be needed on this portion of the Property. The Applicant agrees to dedicate and convey to VDOT or the County such area in the reserved area as may be requested by VDOT or the County, within 30 days of the written request Page 4 of 7 Carriage Park Proffer Statement from VDOT or the County. The identified reserved area shall be permitted to count towards the required open space for the Property. 12.6 The Applicant shall reserve the portion of the Property as depicted on the GDP for a future interpacel connection. Said reserved area shall be shown on the recorded deed of dedication to indicate that this area shall be available at no cost to Frederick County and/or VDOT. The Applicant agrees to dedicate and convey to VDOT or the County such area in the reserved area as may be requested by VDOT or the County, within 30 days of the written request from VDOT or the County. The identified reserved area shall be permitted to count towards the required open space for the Property. (See 4 on GDP) 12.7 The Applicant shall construct a two lane public roadway to VDOT standards on a 60 foot right of way in the location depicted on the GDP. Direct lot access to said roadway shall be prohibited. 12.8 The Applicant shall contribute to the County of Frederick the sum of $3,000.00 per dwelling unit for transportation improvements in the general vicinity of the development, payable upon the issuance of a building permit for each unit. 13. HISTORIC RESOURCE PROTECTION 13.1 A minimum 100 foot buffer of natural vegetation shall be preserved south of VA Route 7 to the east of Abrams Creek. The Applicant shall preserve a natural vegetation buffer extending from VA Route 7 to 35 feet south of Ash Hollow Run west of Abrams Creek as shown on the GDP. Encroachment of construction activities in this area shall not be allowed except to construct necessary utilities and the proposed collector road. Additionally, clearing within said preserve areas shall be permitted if directed by VDOT to provide adequate site distance. (See 5 on GDP) 13.2 The Applicant shall contribute $25,000.00 to the County for purposes associated with security fencing at historic Star Fort prior to issuance of the 25`x' building permit. 14. BUFFER 14.1 The Applicant shall install a double row of evergreen trees spaced no more than 10 feet apart that are a minimum 4 feet in height at time of planting within a 15 foot landscape easement in the location depicted on the GDP to minimize viewshed impacts to the adjacent property to the South. In areas where disturbance is avoided, the buffer shall be provided as a 15 foot "no cut" easement, thus prohibiting any disturbance, with no additional plantings required. Page 5 of 7 Carriage Park Proffer Statement 15. BINDING EFFECT 15.1 These proffers run with the land and shall be binding upon all heirs, executors, administrators, assigns and successors in interest of the Applicant. 16. ESCALATOR CLAUSE 16.1 In the event the monetary contributions set forth in the Proffer Statement are paid to the County within 36 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the County after 36 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI -U") published by the United States Department of Labor, such that at the time the contributions are paid, they shall be adjusted by the percentage change in the CPI -U from that date 24 months after the approval of this rezoning to the most recently available CPI -U to the date the contributions are paid, subject to a cap of 6% per year, non -compounded. SIGNATURES APPEAR ON THE FOLLOWING PAGES Page 6 of 7 Carriage Park PmfferStatement STATE OF VIRGINIA, AT LARGE 0%01114� FREDERICK COUNTY, To wit `.�''��, sl1vt I' The foregoing instrument was acknowledged before me this Q day of �l 12007,by Qi n)rQr c,• 4' My commission expires Notary Public Inl • . 3`� Ok C • . REG. •. 0,�1pN1N�P�,�`� Page 7 of 7 x a F t \ i LAND 7(XANC 15' / \ APED \ NS -,,30.261Acrgs E "'ZONING,'I � R \ 3 t E t� ; r 1d' LAM�SCAPEB = a itRESERVE AREA'f Mt fi7}TU13E ` _ f,'i , ORERPARCEL C0MECAQN 0ftE HdVE PARK\ f S a Q •.i� r { /+ per+ F * .►{'j Acres---,., 1 u Acres _,e------ 7 1 � , d ' - . \, .., a,.* EX `v,ZONING�---�MH1 �f PiOPOSEI? ZONING'F' i 4- f , \ 1 _ _ E _ _v-7 Y 7 3 To MUM RUN f jj CARRIAGE PARK Patton, Harris, Rust & Associates, pc o \ LO GENERL/ZED DEVELOPMENT PLAN 117 E. Picadilly 5t. Winchester, Virginia 22601 O v VEGETAYMN VOICE: (540) 667-2139 FAX: (540) 665-0493 or �INGCE FAMI, Y ',,TTA-CHED..,HOUSINC ,. r ...... FREDERICK COUNTY, NROM4 �MAXIMU 240. UNI TS- ..... E" _ i........... r .............. .............. .� x a LAND 7(XANC 15' / \ APED `,t f ` ` NS -,,30.261Acrgs E "'ZONING,'I � R rA VErdE�v�s , �,-.1,4PROPOSED,,ZQW40. IRP t� ; a Al PHI r 1d' LAM�SCAPEB = a itRESERVE AREA'f Mt fi7}TU13E ` _ f,'i , ORERPARCEL C0MECAQN 0ftE HdVE PARK\ f S a Q •.i� a_ /+ per+ F * .►{'j Acres---,., 1 u Acres _,e------ pA 1 /� - \ d ' - . \, .., a,.* EX `v,ZONING�---�MH1 PiOPOSEI? ZONING'F' 'j f , \ 1 _ _ E 7 3 CARRIAGE PARK Patton, Harris, Rust & Associates, pc o \ LO GENERL/ZED DEVELOPMENT PLAN 117 E. Picadilly 5t. Winchester, Virginia 22601 O v VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUNTY, NROM4 Frederick County, Virginia OCT 6 ^^ IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF CARRIAGE PARK Red Bud Magisterial District August 2006 Prepared by: Patton Harris Rust & Associates, pc 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 Phone: 540-667-2139 Fax: 540-665-0493 August 2006 Carriage Park Table of Contents I. Application Form II. Impact Analysis A. Site History and Project Background B. Location and Access C. Site Suitability D. Traffic E. Sewage Conveyance and Water Supply F. Site Drainage G. Solid Waste Disposal Facilities H. Historic Sites and Structures I. Impact on Community Facilities III. Proffer Statement IV. Agency Comments V. Survey Plat and Deed VI. Tax Ticket January 2006 Carriage Park Y. APPLICATION January 2006 Carriage Park II. IMPAC' ANALYSIS August 2006 Carriage Park SUMMARY AND JUSTIFICATION The Carriage Park property lies wholly within the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) of Frederick County, with direct access to both eastbound Route 7 and Valley Mill Road. The site is located in close proximity to the Haggerty . project, which was successfully rezoned for residential land uses. The development of the Carriage Park property will continue to establish the development pattern in the Route 7 corridor and will provide for the integration of the project with adjacent properties should they develop in a manner harmonious with the Comprehensive Plan. The rezoning of the site for a single family residential development consisting of a maximum of 165 dwelling units is consistent with the vision of the Comprehensive Policy Plan, which expressly calls for suburban residential uses to predominate within the UDA. The site is generally located in an area designated for residential land use on the Eastern Frederick County Long Range Land Use Plan neap. By using available land within the UDA, this rezoning promotes a dynamic housing market within the county's designated growth area, reducing development pressures in the County's rural areas. The project density of 3.59 dwelling units per acre is well within the zoning guideline of 5.5 dwelling units per acre for parcels between 10 and 100 acres. The applicant is confident that the proposed rezoning includes a proffer program that will appropriately and effectively mitigate the impacts of this development while providing funding for regional transportation projects. The single family residential land use J is envisioned for the site is compatible with the development. trend emerging in the area and fjJ Masa Features /County Boundary b Tax Map Boundary Community Centers. George Washington National Forest p Hamlets Lakes/Ponds Streams Sewer Water Service Area Urban Developinent Area Roads/ Transportation Interstates 1l Primary Highways ' Secondary Roads Named Private Roads. v ; Unnamed Private Roads Proposed Route 37 Railroads Cities/Towns 0 Middletown Stephens City Winchester Agricultural Districts Double Church Refuge Church Souttr Frederick Zoning BI (Business, Neighborhood District) 82 (Business, General District) 133 (Business, Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M'1 (Industrial, Light District) to M2 (Industrial, General District) MH1 (Mobile Home Community District) I♦ MS (Medical Services District) :- R5 (Residential, Recreational Community District) [� RA (Rural Areas District) RP (Residential Performance District) Ilftm kq ril EE .w s V — + T : w PROJECT 15 2 t SITEg �e•a�t ` 1 i C Ilftm kq ril EE K 0 ��Cf1{OW114�` I .w — 3$�, S4; 35 w PROJECT 15 2 t SITEg K 0 ��Cf1{OW114�` I v CARRIAGE PARK Patton, Harris, Rust & Associates, pc 1 ZONING MAP 117 E. Picadilly St. Winchester, Virginia 22601 Q VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDER,1CA' COUNTY, WRGTNIA 01 .w w PROJECT 15 2 t SITEg 1 i C es W 44 R v CARRIAGE PARK Patton, Harris, Rust & Associates, pc 1 ZONING MAP 117 E. Picadilly St. Winchester, Virginia 22601 Q VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDER,1CA' COUNTY, WRGTNIA 01 August 2006 Carriage Park consistent with the land use policies of the Comprehensive Policy Plan. As such, this rezoning request merits favorable consideration and approval. SITE BACKGROUND AND HISTORY The Carriage Park property consists of 45.44 acres of land located in the UDA within the Red Bud Magisterial District. Approximately 15.18 acres of the site are zoned MH1 (Mobile Home Community) while the remaining 30.26 acres are zoned RA (Rural Areas). Two existing homes reside on the site, but will not pose a hindrance to the intended development of the property. The site is located in an emerging residential area wherein public facilities have been installed through prior development and are readily available for extension into the site. Available facilities include water and sewer lines, and road infrastructure. The requested rezoning from RA (Rural Areas) and MH1 (Mobile Home Community) to RP (Residential Performance) will enable continued development within the UDA in accord with the Comprehensive Policy Plan. LOCATION AND ACCESS The Carriage Park property is bounded by Valley Mill Road to the East, Route 7 to the North, and Blue Ridge Mobile Home Park to the West (Figure 1). Access will be provided via a single entrance on Valley Mill Road near the intersection of Valley Mill and Route 7. Additionally, an interparcel connector will be provided at the Southern boundary of the property to facilitate access to both the adjacent parcel and Valley Mill Road in the future (Figure 2). As indicated by the Generalized Development Plan, new entrances on Route 7 will be avoided. An emergency access connection will be provided between the Blue Ridge Mobile Home Park to the West to allow two way emergency access. Current designs for proposed Route 37 align the off ramps with the future intersection of the Haggerty Spine Road and the existing intersection of Valley Mill Road and Route 7. As such, signalization of the Valley Mill intersection, which is proffered as / part of this rezoning application, is needed as part of the large scope transportation planning effort f A� a1 au '' Ov As S �g � �� tis � a- `a. 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'"',./ r._ . ��♦ �`"�.``" ��t �� ' � , e'-. � ti� . �E�ZO•.N1l�G��,�l�# s � �� `��•t ',, � f` �,,� s 9PDSEQ1 Z0M G: RP 4 ff � ,.. �,y - �., ,.•a ". ��F �.^.� ,_ ,+,. •�`'O,. ti.�-�, �° j.�! � -1� ...,\ fS.. �r.� obi. � _ ! } f+� �' 1!�G�fATEDw � 1 �`A i � j, .g ,t �W��' • �`+. : � ti``�,.'- �'�----�s�' � ' , ' ti'*��t`� Y �� `� � 9 t r ♦ ,b Acr,t l� t�Aa °ti 1{ 4 �` F 5 ✓ �. .-•"'�! j r { `�-.._.----_..,._.._--•--J! r �.p7 I.. c. ` ,�,,, " - �, /^""'"� �r �;r I .:; f�� ' !d � _ "L-.-, -, �•n, ..S 4 y� � '.,. w _ .,,_„__,.✓ :,::'cif; %'���,_.`'..•--'' � � � vo �R Pa onssocl0 es, pc OL%LtU L OP r N 17 E Picadilly SL Winchester, Virginia 22601 O ' VOICE: (540) 667-2139 FAX: (540) 665-0493 E'DEFlCK RGINlA ' FIGURE 2 August 2006 Carriage Park along the Route 7 corridor. Future extension of Carriage Park access to Valley Mill Road to the South may allow future interparcel access, depending on future applicant desires should the adjacent property develop. SITE SUITABILITY The site does not contain conditions that would preclude or substantially hinder development activities. The following table provides an area summary of environmental features: Carriage Park Property Environmental Features Total Project Area 45.44 acres Area in Flood Plain 10.50 acres 23.1% Area in Steep Slopes .48 acres .01% Area in Wetlands TBD TBD Lakes & Ponds 0.25 acres <.01% The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert-Berks-Blairton soil association, with the particular geology being Martinsburg shale and slopes ranging from 3% to 25%. Such geology is prevalent on land located east of lntexstate 81 and is not identified as prime farmland by the Frederick County Comprehensive Plan. The site is predominantly wooded and no history of agricultural use has been identified. Two stream channels traverse the property, including Ash Hollow Run which runs parallel to Route 7 at the Northern boundary of the property. Ash Hollow Run flows into Abrams Creek which crosses the Eastern boundary of the site prior to crossing under Route 7 and ultimately terminating at Opequon Creek. Riparian buffers required by ordinance will be preserved on either side of the stream channel. Additionally, the design of the project will respect the 100 year flood plain associated with these stream channels (Figure 3). The majority of sensitive environmental areas identified will be placed in permanent open space. The National Wetlands Inventory does not identify any wetlands on the Carriage Park property, however any potential wetlands associated with the stream channels will be located within the project's open space and identified by a wetlands delineation as part of the Master Plan phase of the — Nei �JrP)�f%,�/' ` r� i / \a{\ i\\.y `•`� � `�\'�l�C---.�^.� , � { + i;t����,� \.�'•\\\. I ./' �`j�-(fit ( '�/ i R .� -a��a t1l1�'� ` ,r`•,����\\iS' "j\\ -1 `\�;\,-; ; i'�"' I1 r ��'� 7z� � E �, �o.t7p! U 9 ;\ o 0 .r--�L Yk\ ., � CARRIAGE PARK Patton Harris, Rust & Associates, c P o \ Cb S/TE CHARACTER/ST/CS MAP 117 E. Picadilly St. Vinchester, Virginia 22601 O p, VOICE: (540) 667-2139 FAX: (540) 665-0493 fR£D£R/CX COUMY, WGINA FIGURE 3 August 2006 _ T Carriage Park project. A small pond located on the Western portion of the property will be maintained within the open space required for the development as well. Steep slopes comprise a small portion of the Property. County regulations prevent disturbance of more than 50 percent of the identified steep slopes. As such, the proposed development scheme will disturb less than one-quarter acre of steep slopes at maximum. TRAFFIC A traffic impact analysis (TTA) was prepared for this application using composite data collected from other studies in the area as well as actual traffic counts. Using traffic generation figures from the I.T.E. Trip Generation Manual, 7h Edition, the TIA projects that the proposed development will produce 1,348 vehicle trips per day (VPD)_ The TIA farther indicates that study, area roads and intersections have the capacity to accommodate the trips generated by this project at acceptable and manageable level of service conditions. It is important to note that approximately 15 acres of the site are currently zoned MH1 (Mobile Home Community). At a gross density of 8 units per acre as permitted by the Frederick County Zoning Ordinance, the site currently has the potential to yield nearly 120 mobile home units as a by - right use. Using the equation indicated for mobile homes by the I.T.E. Trip Generation Manual 7t` Edition, the portion of the Property zoned MH1 could yield 700 vehicle trips. Developing the remaining 30 acres of the site zoned RA as by -right residential would yield an additional 60 trips per day from six single family detached homes bringing the potential by -right traffic generation to a total of 760 vehicle trips per day. As such, the proposed development plan would produce only 588 vehicle trips per day in excess of the existing by -sight traffic generation potential. Access to the site will be provided via a single entrance on Valley Mill Road. While a right -in right - out entrance to Route 7 would be substantially less expensive, the Applicant has proffered to avoid such a connectionn to prevent less safe U-turn movements that would result due to the grade separation between the east bound and west bound lanes of Route 7. Project generated as well as background traffic suggests the installation of a stoplight where Route 7 intersects Valley Mill Road. -> This signal is provided as a component of the Carriage Park proffer package. August 2006 Carriage Park Furthermore, in recognition of the importance of the future transportation system envisioned servicing the area in close proximityto the Property's location, e Appucant has proffered $5,000.00 per single family detached and $3,000.00 per single family attached dwelling towards transportation improvements within the vicinity of the site. Assuming a full build -out as stipulated by proffer of 165 dwelling units, this monetary contribution would total $641,000.00. SEWAGE CONVEYANCE AND WATER SUPPLY Sewer service will be provided to the site through connection with the existing line located in the Blue Ridge Mobile Home Park (Figure 4). Using a standard rate of 200 gallons per day/dwelling unit, it is projected that the proposed development would produce 32,200 gallons of sewer flow per day. Water service will be provided by connection to the existing 8 inch line that serves the adjacent Blue Ridge Mobile Home Park. Water consumption for the project will be roughly equivalent to the projected sewage generation of 32,200 gallons per day. SITE DRAINAGE Site drainage collects and leaves the site to the north and east via Ash Hollow Run and Abrams Creek prior to draining into Opequon Creek. It is anticipated that low impact development techniques including a buffer preserving existing vegetation along Route 7 and Valley Mill Road together with good erosion control practice will mitigate adverse stormwater discharge impacts. The preservation of riparian buffers and developing with respect to the existing floodplain will provide significant mitigation of nutrient losses. Actual specification of temporary and permanent facilities will be provided with final engineering and will comply with all County, State and Federal regulations. FIGURE 4 August 2006 Carriage Park SOLID WASTE DISPOSAL FACILITIES The following table shows a projection of solid waste generation as a part of this project. Unit Type Units Waste Generation Total Waste lbs Single Family Detached 73 12 lbs/day 876 Single Famil Attached 92 91bs/da 828 Total 1,704 lbs Proffered curb -side pickup will be an improvement to solid waste issues associated with increased dumpster use in the County. HISTORIC SI'Z'ES AND STRUCTURES The Frederick County Rural Landmarks Survey does not identify any structures of historic importance on the subject site. According to the National Park Service StudjT of Civil War Sites in the Shenandoah Valley of V_ it viiia, the subject site is included in the battlefield study area of the Third Battle of Winchester with the northern portions of the site along Route 7 identified as core battlefield area. The Property's location coincides with the early phases of the battle when General Sheridan's Union troops advanced through Berryville Canyon towards Jubal Early's confederate troops just outside of Winchester. Portions of the battlefield in the vicinity of the site, such as the adjoining mobile home park, have lost integrity according to the National Park Service study. Recognizing the importance of the Property's location with respect to the preliminary phases of the Third Battle of Winchester, the Applicant has proffered to maintain the existing tree coverage on the Property within 100 feet of the Property boundary along Route 7 and Valley Mill Road. Additionally, the Applicant has proffered $25,000.00 allocated for security fencing at historic Star Fort. October 2006 Carriage Park IMPACT ON COMMUNITY FACILITIES The Applicant has proffered monies greater than the impact indicated by the newest Frederick County Fiscal Impact Model to mitigate the projected fiscal impact on community facilities attributable to the proposed rezoning. It is important to note that the existing potential for 120 mobile home units would result in a negative fiscal impact of roughly $2,700,000 without the benefit of offsetting proffers. This rezoning application removes the potential for a by -right mobile home park while simultaneously proffering monies above the projected impact of the proposed 165 single family dwelling units. Specifically, the applicant has proffered to contribute $28,290 per single family detached unit and $20,731 per single family attached (i.e. townhome) at the time of building permit issuance. The total contribution is proffered to be allocated as follows: ■ Fire and Rescue: ■ General Government: ■ Public Safety: ■ Library: ■ Parks and Recreation: ■ School Construction: ■ Transportation: VITAL: Single Family Detached $720.00 per unit $320.00 per unit $658.00 per unit $267.00 per unit $2,136.00 per unit $19,189.00 per unit $5,000.00 per unit $28,290.00 per unit Sinele Family Attached $528.00 per unit $245.00 per unit $503.00 per unit $204.00 per unit $1,634.00 per unit $14,618.00 per unit $3,000.00 per unit $20,731.00 per unit Patton Harris Rust & Associates Engineers. Surveyors. Planners. Landscape Architects. 10212 Governor Lane Boulevard Suite 1007 Williamsport, Maryland 21795 T 301.223.4010 • F 301.223.6868 31 Memorandum To: Michael Ruddy, Deputy Director Organization/Company: Frederick County Planning Department From: Michael Glickman, PE Date: February 23, 2007 An Addendum to: A Trak L% tAnalyxis of Carriage Park, dated Project Name/Subject: September 08, 2006 PHR+A Project file Number: 13554-1-1 Per your request, Patton Harris Rust & Associates (PHR+A) has prepared this document as an addendum to the study titled: A Trak &Q5aaAnal.ry it of Carriage Park, dated September 08, 2006, in order to address modifications in land use and site -access relating to the current Carriage Park development plan. The site will include 240 residential townhouse units with access provided via a proposed signalized site -driveway located along the south side of Route 7 between Woods Mill Road (Route 660) and Valley Mill Road (Route 659). Traffic analyses are provided in this memorandum for the intersection of Route 7/Carriage Park Site -Driveway during 2007 build -out conditions. All methodology remains consistent with that of the September 08, 2006 report TRIP GENERATION Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Tni Generation Retort, PHR+A has prepared Table 1 to summarize the trip generation for the proposed Carriage Park development. Table 1 Proposed Development: Carriage Park Trip Generation Summary Code Land Use Amount AM Peak Hour V PM Peak Hour ADT Io Out Total In Out Total Carriage Park 230 Townhouse/Condo 240 units 18 86 104 83 41 123 2,088 Total 18 86 104 83 41 123 2,088 2007 BUILD -OUT CONDITIONS PHR+A established 2007 build -out conditions in accordance with the methodology set forth in the September 08, 2006 report. Figure 1 shows the 2007 build -out ADT and AM/PM peak hour traffic volumes at the intersection of Route 7/Carriage Park Site -Driveway. Figure 2 shows the respective 2007 build -out lane geometry and AM/PM peak hour levels of service. All HCS+ levels of service worksheets are included in the Appendix section of this memorandum. CONCLUSION The traffic impacts associated with the proposed Carriage Park development are acceptable and manageable. With signalized traffic control, the intersection of Route 7/Carriage Park Site -Driveway will operate with levels of service "C" or better during 2007 build -out conditions. Page 1 of 3 Patton Harris Rust & Associates Memorandum To: Michael Ruddy Page 2 of 3 No Scale AM Peak Hour(PM Peak Hour) T Figure 1 2007 Build -out Traffic Conditions Engineers • Surveyors • Planners • Landscape Architects Patton Harris Rust & /associates Memorandum To: Michael Ruddy Page 3 of 3 No Scale mi!*V Denotes stop sign control I Denotes traffic signal control AM Peak Hour (PM Peak Hour) Figure 2 2007 Build -out Lane Geometry and Levels of Service Engineers • Surveyors • Planners . Landscape Architects A Traffic Impact Analysis of Carriage Park Located in: Frederick County, Virginia Prepared for: i j-- ''arriage Park LLC .0 2022 Meadow Springs Drive Vienna, Virginia 22182 Prepared by: Patton Harris Rust & Associates, pc Engineers. Surveyors. Planners. Landscape Architects. 300 insbur , Avenue, Suite 54 PH"A+F 00 Martinsburg, West Virginia 25401 T 304.264.2711 304264.3671 September 08, 2006 OVERVIEW Report Summary Patton Harlis Rust & Associates, pc kriiic+A) has prepared this document to present the traffic impacts associated with the proposed Carriage Park development to be located along the south side of Route 7 (Berryville Pike), east of Route 660 (Woods Mill Road) in Frederick County, Virginia. The proposed project is to include 94 townhouses and 53 single-family detached residential units with access to be provided via a single site - driveway along the west side of Route 660 (Valley Mill Road). The proposed development will be built -out over a single transportation phase by the year 2007. Figure 1 is provided to illustrate the location of the proposed Carriage Park development with respect to the surrounding roadway network. Methodology The traffic impacts accompanying the Carriage Park development were obtained through a sequence of activities as the narratives that follow document: • Assessment of background traffic including other planned projects in the area of impact, 0 Calculation of trip generation for the proposed Carriage Park development, • Distribution and assignment of the Carriage Park generated trips onto the completed roadway network, Analysis of capaci Y and level of service using the latest version of the highwaty capacity software, HCS -2000, for existing and future conditions. EXISTING CONDITIONS PER+A conducted AM and PM peak hour manual turning movement counts at the intersections of Route 7/Route 660 and Route 7/Route 659 (Valley Mill Road). In order to demonstrate worst-case conditions, the existing traffic volumes were then balanced between the two intersections. Additionally, PHR+A conducted the eastbound U-turn counts at the intersection of Route 7/Woods Mill Road since planned improvements would require this movement to be diverted to the Route 7/Valley Mill Road intersection in the future. ADT (Average Daily Traffic) were established along each of the study area roadway links using a "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 8.0% as determined from traffic count data provided by Virginia Department of Transportation (VDOT). Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at the intersections of Route 7/Route 660 and Route 7/Route 659. Figure 3 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Ti a7`fic Impact Analysis o Carria e Park PN ProjectNumber: 13554-1-0 111 �September 0Page I� Page No Scale j�� is vi { 1� P. Y . SITE s . . !s i�b tmS - �T Figure 1 Vicinity Map: Carriage Park in Frederick County, Virginia A Traffic Impact Analysis of Cama e Park PH Project Number. 13554-1-0 September 0Page 2 Page 2 No Scale AM Peak Hour(PM Peak Hour) Figure 2 Existing Traffic Conditions A Tra c Impact Analysis o{Casria e� Park PR+AH Project Number: 13554-1-0 September 0Page 3 Page 3 No Scale A IV A C*! *► Unsignalized ` Intersections R �Llll SITE L � 0 Unsignalized Intersection -14 Denotes stop sign control * Denotes Unsignalized Critical Movement A AM Peak Hour (PM Pear Hour) Figure 3 Existing Lane Geometry and Levels of Service A Traffic Impact Analysis of Carriage Park P �A Project Number: 13554-1-0 - September 08,2006 1 1 Page 4 2007 BACKGROUND CONDITIONS In order to estimate the future growth rates and incorporate trips associated with specific "other developments" located within the vicinity of the proposed site. PHR+A - utilized the following report: A Traffic Impact Analysis of the Ham eerrty ELQEerl y, by PHR+A, dated September 22, 2004. PHR+A applied an annual growth rate of five percent (5%) to the existing traffic volumes (shown in Figure 2) to obtain the 2007 base conditions. Based upon the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has provided Table 1 to summarize the trip generation for the "other developments" surrounding the site. J Figure 4 shows the 2007 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 5 shows the respective 2007 background lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report_ Table 1 "Other Developments" Trin CpnPratinin Qii —. �r Code Land Use Amount AM Peak Hour PM Peak Hour In Out Total In Out Total ADT Red -Bud Run 210 Single -Family Detached 300 units 55 165 219 182 107 288 3,000 Total 55 165 219 182 107 288 3,000 Toll Borthers- Eddy's Lane 210 Single -Family Detached 80 units 16 49 65 55 32 88 800 Total 16 49 65 55 32 88 800 Other Developments along Channing Drive 210 Single -Family Detached 300 units 55 165 219 182 107 288 3,000 230 Townhouse/Condo 130 units 11 53 64 50 25 75 1,131 820 Retail 120,000 SF 107 68 175 339 367 706 7,645 Total 172 286 458 570 498 1,069 11,776 Fieldstone Development 210 Single -Family Detached 63 units 13 40 54 45 26 71 630 230 Townhouse/Condo 207 units 16 77 92 73 36 109 1,801 Total 29 117 146 118 62 180 1 2,431 Chadwell Property 210 Single -Family Detached 30 units 8 23 30 23 13 36 300 Total 8 23 30 23 13 36 300 Haggerty Property 210 Single -Family Detached 180 units 34 102 135 115 67 182 1,800 220 Apartment 60 units 7 27 33 33 18 51 511 230 Townhouse/Condo 60 units 6 28 34 26 13 40 522 Total 46 157 203 174 98 272 1 2,833 A Traffic ImpactAnalysis ofCarria e Park Pfj�A Project Number: 13554-1-0 September 08,2006 Page 5 No Scale (3 -7)172 (235)150 , �� 101 g(210g) (1234)1389 �► '] -V 1 1 � �1p3�64 1'� �fr2jz�j�J CV V AM Peak Hour(PM Peak Hour) Figure 4 2007 Background Traffic Conditions A Tra c Impact Analysis of Carriage Park P Project Number. 13554-1-0 J_]" September 08,2006 Page 6 No Scale Signalized Intersection LOS=B(C) No 1B)C SITE V Unsignalized Intersection Denotes stop sign control Denotes traffic signal control * Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) Figure 5 2007 Background Lane Geometry and Levels of Service PH Rh A Tra c Impact Analysis of Carriage Park Project Number: 13554-1-0 September 08,2006 Page 7 TRIP GENERATION Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has prepared Table 2 to summarize the trip generation for the proposed Carriage Park development. Table 2 Proposed Development: Carriage Park Trin Generation Summary TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips, shown in Figure 6, was based upon local travel pattems for the roadway network surrounding the proposed Carriage Park development. Figure 7 shows the respective development -generated AM/PM peak hour trips and ADT assignments at key locations through out the study area. 2007 BUILD -OUT CONDITIONS Carriage Park assigned trips (Figure 7) were added to the 2007 background traffic volumes (Figure 4) to obtain 2007 build -out conditions. Figure 8 shows the 2007 build- out ADT and AM/PM peak hour traffic volumes at key locations through out the study area. Figure 9 shows the respective 2007 build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. CONCLUSION The traffic impacts associated with the proposed Carriage Park development, assuming suggested improvements, are acceptable and manageable. Assuming planned study area intersection improvements, each of the intersections will operate with levels of service "C" or better during 2007 build -out conditions. PHRA .4 Traffic Impact Analysis o{Carriage Park Project Number: 13554-1-0 September 08,2006 Page 8 AM Peak Hour PM Peak Hour Code band Use Amount In Out Total In Out Total ADT Carriage Park 210 Single -Family Detached 53 units 12 35 4�7 38 22 61 530 230 Townhouse/Cando 94 units 8 41 49 38 19 57 818 Total 20 76 96 1 76 41 118 1 1,348 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips, shown in Figure 6, was based upon local travel pattems for the roadway network surrounding the proposed Carriage Park development. Figure 7 shows the respective development -generated AM/PM peak hour trips and ADT assignments at key locations through out the study area. 2007 BUILD -OUT CONDITIONS Carriage Park assigned trips (Figure 7) were added to the 2007 background traffic volumes (Figure 4) to obtain 2007 build -out conditions. Figure 8 shows the 2007 build- out ADT and AM/PM peak hour traffic volumes at key locations through out the study area. Figure 9 shows the respective 2007 build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. CONCLUSION The traffic impacts associated with the proposed Carriage Park development, assuming suggested improvements, are acceptable and manageable. Assuming planned study area intersection improvements, each of the intersections will operate with levels of service "C" or better during 2007 build -out conditions. PHRA .4 Traffic Impact Analysis o{Carriage Park Project Number: 13554-1-0 September 08,2006 Page 8 T Figure 6 PH RA Trip Distribution Percentages A Traffic ImpactAnadysis o Carria e Park Project Number: 13554-1-0 September 08,2006 Page 9 I� No Scale _ 45(2 (4602 ' ! Lr -P RA - H 1 Figure 7 PR+A H Trip Assignments AM Peak Hour(PM Peak Hour) A Traffle Impact Analysis of Carriage Park Project Number: 135541-0 September 08,2006 Page 10 J �1 1N No Scale ir ,1401) Figure S ' A6,W37 #1�ZO6 (2)33) A AM Peak Hour(PM Peak Hour) Average f \ Daily Trips PHRA 2007 Build -out Traffic Conditions A Traffic Impact Analysis of Carriage Park Project Number: 13554-1-0 September 08,2006 Page 1 I No Scale DD 'Cl 0 Signalized " Interse_I n LOS=B(C) %w. Vq � t:: JIM (C)B Ojft#. SITE Signalization AJ�e Unsignalized Intersection Denotes stop sign control Denotes traffic signal control * Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) Figure 9 2007 Build -out Lane Geometry and Levels of Service A Traoc Impact Analysis of Carriage Park PH � Project Number: 13554-1-0 September 08,2006 Page 12 Patton Harris Rust & Associates Engineers. Surveyors. Planners. LaidscopeArc"tects. 10212 Governor Lane Boulevard P r] Suite 1007 Williamsport, Maryland 21795 T 301.223.4010 • F 301.223.6831 To: Organization/Company: From: Date: Project Name/Subject: PHR+A Project file Number: Memorandum Michael Ruddy, Deputy Director Frederick County Planning Department Michael Glickman, PE July 25, 2007 An Addendum to: A Trafc Imb_ aclAnal,ry it of Carriage Park, dated September 08, 2006 13554-1-1 Per your request, Patton Harris Rust & Associates (PHR+A) has prepared this document as an addendum to the study titled: A Tra is & actAnalvrir of Carriage Park ng to th, dated September 08, 2006, in order to address modifications in land use relating current Carriage Park development plan. The site will include 240 residential townhouse units with access provided via a site -driveway located along the west side of Valley Mill Road (Route 659). Traffic analyses are provided in this memorandum for 2007 build- out conditions. All methodology remains consistent with that of the September 08, 2006 report. TRIP GENERATION Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trio GenerationBebort, PH has prepared Table 1 to summarize the trip generation for the proposed Carriage Park development. Table 1 Proposed Development: Carriage Park Trip Generation Summary Code Land Use Amount AM Peak Hour Y PM Peak Hour ADT In Out Total In Out Total Carriage Park 230 Townhouse/Condo 240 units 18 86 104 83 41 123 2,088 Total 18 86 104 83 41 123 2,088 2007 BUILD -OUT CONDITIONS PHR+A established 2007 build -out conditions in accordance with the methodology set forth in the September 08, 2006 report. Figure 1 shows the 2007 build -out ADT and AM/PM peak hour traffic volumes at the study area intersections of Route 7/Woods Mill Road, Route 7/Carriage Park Site - Driveway and Valley Mill Road/Site-Driveway. geometry and AM/PM peak hour levels of service in the Appendix section of this memorandum. CONCLUSION Figure 2 shows the respective 2007 build -out lane All HCS+ levels of service worksheets are included The traffic impacts associated with the proposed Carriage Park development are acceptable and manageable. The suggested improvements and levels of service "C" or better as shown in Figure 2 remain consistent with the September 08, 2006 report. The unsignalized intersection of Valley Mill Road/Site-Driveway will operate with levels of service `B" or better during 2007 build -out conditions. Page 1 of 3 Patton Farris Rust & Associates Memorandum To: Michael Muddy Page 2of3 No Scale (3172 1070(21 i z (1284)1399 AM Peak Hour(PM Peak Hour) _n _P + n Figure 1 2007 Build -out Traffic Conditions Engineers • Surveyors 0 Planners 9 Landscape Architects Patton Harris Rust & Associates Memorandum To: Michael Ruddy Page 3 of 3 No Scale 1AIr 4"41 Unsignalized Intersection Los=B(C) Signalization I SB - ILeft EB - 1 Right G $'��� fC)g �*ftft 7 SITE Unsignalized Intersection/ signalized "Suggested lntersection Improvement LOS=C(17 Signalization s. xc —mays Unsignalized Intersection Denotes stop sign control �- Denotes traffic signal control * Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) Figure 2 2007 Build -out Lane Geometry and Levels of Service Engineers a Surveyors • Planners • Landscape Architects Appendix ICS+ Worksheets Two -Way Stop Control TWO-WAY STOP CONTROL SUMMARY General Information ISite Information nalyst PHR+A Angnry/Cn, PHR+A Date Performed ITT1 104 nal sis Time Period M Peak Hour Page 1 of 2 Intersection Site Driveway &Route 659 purisdiction IFrederickCounty, Virginia nal sis Year 12007 Buildout Conditions Project Description Carriage Park Development East/West Street: Site Driveway North/South Street: Valley Mills Road Rte 659 Intersection Orientation: North-South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h) 0 325 112 18 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 veh/h 342 0 0 117 18 Percent Heavy Vehicles 6 -- -- 6 -- - Median Type Undivided RT Channelized 0 0 Laries 0 1 0 0 1 0 Configuration LT TR Upstream Signal 1 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h) 86 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 90 veh/h 0 0 0 0 0 Percent Heavy Vehicles 2 2 2 6 2 2 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Len th, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR ✓ (veh/h) 0 90 D (m) (veh/h) 1425 553 ✓lc 0.00 0.16 35% queue length 0.00 0.58 'ontrol Delay (s/veh) 7.5. 12,8 _OS A B file://C:\Documents and Settings\ranade\Local Settings\Temp\u2k2003.tmp 7/25/2007 Two -Way Stop Control Page 2 of 2 Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.21 Generated: 7/25/2007 11:20 AM file://CADocuments and Settings\ranade\Local Settings\Temp\u2k2003.tmp 7/25/2007 Two -Way Stop Control I TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHR+A Agency/Co. PHR+A Date Performed 09/10/04 Analysis Time Period PM Peak Hour Page 1 of 2 Intersection Site Driveway & Route 659 Jurisdiction Frederick County, Virginia Analysis Year 2007 Buildout Conditions Project Description Carriage Park Development East/West Street: Site Driveway North/South Street: Valley Mills Road Rte 659 Intersection Orientation: North-South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h) 0 218 379 83 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 veh/h 229 0 0 398 87 Percent Heavy Vehicles 6 - -- 6 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h) 41 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 43 veh/h 0 0 0 0 0 Percent Heavy Vehicles 2 2 2 6 1 2 2 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 0 0 0 0 0 Configuration I LR Delay, Queue Len th, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR ✓ (veh/h) 0 43 (m) (veh/h) 1057 422 ✓lc 0.00 0.10 a5% queue length 0.00 0.34 : ontrol Delay (s/veh) 8.4 14.5 _OS A B file://C:\Documents and Settings\ranade\Local Sett1ngs\Temp\u2k200B.tmp 7/25/2007 Two -Way Stop Control Page 2 of 2 Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 521 uenerateri: 112512uui I I :z I AM file://C:\Documents and Settings\ranade\Local Settings\Temp\u2k200B.tmp 7/25/2007 Two -Way Stop Control Page 1 of 2 file://C:\Documents and Settings\ranade\Local Settings\Temp\u2k1F8B.tmp 7/25/2007 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHR+A Agency/Co. PHR+A Date Performed 04/07/0.5 nal sis Time Period M Peak Hour Project Description Carriage Park Development Intersection urisdiction Analysis Year Route 7 & Route 659 Frederick County, Vir2inia I2nn7 gI,;!d-ou1t Co,^.ditions East/West Street: Route 7 North/South Street: Route 659 Intersection Orientation: East-West IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h) 76 1389 62 68 892 Peak -Hour Factor, PHF 0.950.95 0.95 0.95 0.95 0.95 ourly Flow Rate, HFR eh/hercent 80 1462 65 71 938 0 Heavy Vehicles Iv 6 -- -- 6edian Type Raised curb T Channelized 0 0 Lanes 1 2 0 1 2 0 Configuration L T TR L T Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h) 215 196 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh/h 226 0 206 0 0 0 Percent Heavy Vehicles 6 0 6 0 0 0 Percent Grade (%) 0 0 Flared Approach N y Storage 0 1 RT Channelized 0 0 Lanes 0 0 0 0 0 0 onfiguration LR ela Queue Lenqt and Level of Service [Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LR (veh/h) 80 71 432 C (m) (veh/h) 702 413 137 lc 0.11 0.17 3.15 5% queue length 0.38 0.61 40.84 ontrol Delay (s/veh) ILOS 10.8 15.5 1037 B C F Approach Delay - - 1037 file://C:\Documents and Settings\ranade\Local Settings\Temp\u2k1F8B.tmp 7/25/2007 Two -Way Stop Control s/veh Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.21 Page 2 of 2 Generated: 7/25/2007 11:11 AM file: HC: \Documents and Settings\ranade\Local Settings\Temp\u2k1F8B.tmp 7/25/2007 Two -Way Stop Control neral Information TWO-WAY STOP CONTROL SUMMARY Site Information HR+A Intersection HR+AJurisdiction /07/05 nalvsis Year Analyst P Agency/Co. P Date Performed 04 Analysis Time Period PM Peak Hour Page 1 of 2 rte 7 & Route 659 Jerick County, Virc 7 Build -out Condi. Project Description Carriage Park Development East/West Street: Route 7 North/South Street: Route 659 Intersection Orientation: East-West Stud Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 39 1071 217 244 2178 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh/h 41 1127 228 256 2292 0 Percent Heavy Vehicles 6 - -- 6 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 0 1 2 0 Configuration L T TR L T Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 127 132 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh/h 133 0 138 0 0 0 Percent Heavy Vehicles 6 0 6 0 0 0 Percent Grade (%) 0 0 Flared Approach N y Storage 0 1 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Dela Queue Lenqt and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LR (veh/h) 41 256 271 C (m) (veh/h) 205 483 35 lc 0.20 0.53 7.74 95% queue length 0.72 3.05 32.62 Control Delay (s/veh) 26.9 20.5 3256 LOS D C F Approach Delay -- - 3256 file://C:\Documents and Settings\ranade\Local Settings\Temp\u2k1F93.tmp 7/25/2007 Two -Way Stop Control s/veh Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.21 Page 2 of 2 Generated: 7/25/2007 11:14 AM file://CADocuments and SettingsVanade\Local Settings\Temp\u2k1F93.tmp 7/25/2007 Detailed Report Page I of 2 file:HC:\Documents and Settings\ranade\Local Sett1ngs\Temp\s2klFA9.tmp 7/25/2007 HCS+- DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 04/07/05 Time Period AM Peak Hour Intersection Area Type Jurisdiction Analysis Year Project ID Route 7 & Route 659 All other areas Frederick County, Virginia 2007 Buildout Conditions Carriage Park Development - Suggested Improvement Volume and Timing Input EB WB LT TH RT LT TH RT NB LT TH RT LT SB TH RT Number of Lanes, Ni 1 2 0 1 2 0 0 Lane Group L TR L T LR Volume, V (vph) 76 1389 62 68 892 215 196 % Heavy Vehicles, %HV 6 6 6 6 6 1 6 6 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or Actuated A (A A A A A A A Start-up Lost Time, li 2.0 2.0 2.0 2.0 2.0 Extension of Effective 2.0 Green, e 2.0 2.0 2.0 2.0 Arrival Type, AT 3 3 3 3 3 Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 Filtering/Metering, 1 1.000 1.000 1.000 1.000 11.000 Initial Unmet Demand, Ob 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR Volumes 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 120 12.0 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N Parking Maneuvers, Nm Buses Stopping, NB 0 0 0 0 0 Min. Time for Pedestrians, Gp 3.2 32 3.2 Phasing EW Perm 02 03 04 NB Only 06 07 08 G= 48.0 G= Timing Y= 5 Y= G= Y= G= I G= 30.0 G= G= G= Y= IY= 5 Y= Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 88.0 Lane Group Capacity, ntrol Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted Flow Rate, v 80 1527 72 939 432 Lane Group Capacity, c 236 1850 82 1862 557 v/c Ratio, X 0.34 0.83 0.88 0.50 0.78 Total Green Ratio, g/C 0.55 0.55 0.55 0.55 0.34 Uniform Delay, di 11.2 16.5 17.4 12.5 26.0 Progression Factor, PF 1.000 1.000 1.000 1.000 1.000 Delay Calibration, k 0.11 0.36 1 0.40 0.11 0.32 Incremental Delay, d2 0.9 3.2 60.7 1 0.2 6.8 0.0 0.0 1 0.0 10.0 0.0 file:HC:\Documents and Settings\ranade\Local Sett1ngs\Temp\s2klFA9.tmp 7/25/2007 Detailed Report Page 2 of 2 Initial Queue Delay, d3 Control Delay 12.0 19.8 78.2 12.8 32.8 Lane Group LOS B B E I B C Approach Delay 19.4 17.4 32.8 Approach LOS B B C Intersection Delay 20.6 XC = 0.84 Intersection LOS C Copyright © 2005 University of Florida, All Rights Reserved HCS+Tm Version 5.21 Generated: 7/25/2007 11:15 AM fileWCADocuments and Settings\ranade\Local Settings\Temp\s2k1FA9.tmp 7/25/2007 Detailed Report Page 1 of 2 file:HC:\Documents and Settings\ranade\Local Settings\Temp\s2k1FBF.tmp 7/25/2007 HCS+- DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 04110171105 Time Period PM Peak Hour Intersection Area Type JurisdictionFrederick Analysis Year Project ID Route 7& Route 659 All other areas County Virginia 2007 Buildout Conditions Carriage Park Development - Suggested Improvement Volume and Timing Input EB WB LT TH RT LT TH RT NB LT TH I RT LT SB TH RT Number of Lanes, Ni 1 2 0 1 2 0 0 Lane Group L TR L T LR Volume, V (vph) 39 1071 217 244 2178 127 132 % Heavy Vehicles, %HV 6 6 6 6 6 6 1 6 Peak -Hour Factor, PHF 0.95 10.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or Actuated A A (A A A A A A Start-up Lost Time, 11 2.0 2.0 2.0 2.0 2.0 Extension of Effective 2.0 2.0 Green, e 2.0 2.0 2.0 Arrival Type, AT 3 3 3 3 3 Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 Filtering/Metering, 1 1.000 1.000 1.000 1.000 1.000 Initial Unmet Demand, Ob 0.0 0.0 10.0 0.0 0.0 Ped / Bike / RTOR Volumes 0 0 70 0 0 1 0 1 0 45 Lane Width 12.0 112.0 12.0 12.0 1 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N Parking Maneuvers, Nm Buses Stopping, NB 0 0 1 0 D 0 Min. Time for Pedestrians, 3.2 GP 3.2 3.2 Phasing WB Only EW Perm 03 04 NB Only 06 07 08 Timing G= 22.0 G= 37.0 G= -O G= G= 19.5 IY= G= G= G= IY= Y= Y= 5 Y= Y= 5 Y= IY= Duration of Analysis, T = 0.25 Cycle Length, C = 88.5 Lane Group Capacity, ntrol Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted Flow Rate, v 41 1282 257 2293 226 Lane Group Capacity, c 81 1401 504 2275 362 v/c Ratio, X 0.51 0.92 0.51 1.01 0.62 Total Green Ratio, g/C 0.42 0.42 0.72 0.67 0.22 Uniform Delay, d1 19.0 24.3 170 14.7 31.2 Progression Factor, PF 1.000 1.000 1.000 1.000 1.000 Delay Calibration, k 0.11 0.43 0.12 0.50 0.21 Incremental Delay, d2 5.1 9.6 0.9 20.8 3.4 0.0 0.0 0.0 0.0 10.0 file:HC:\Documents and Settings\ranade\Local Settings\Temp\s2k1FBF.tmp 7/25/2007 Detailed Report Page 2 of 2 Initial Queue Delay, d3 Control Delay 24.1 33.9 17.8 35.6 34.5 Lane Group LOS C C 8 D C Approach Delay 33.6 33.8 34.5 Approach LOS C C C Intersection Delay 33.7 X = 0.91 Intersection LOS C Copyright © 2005 University of Florida, All Rights Reserved NCS+l m Version 5.21 ueneraiea: uzoizuu 1 1 1: 1 o tw file://CADocuments and Settings\ranade\Local Settings\Temp\s2k1FBF.tmp 7/25/2007 Two -Way Stop Control Page 1 of 2 TWO-WAY STOP CONTROL SUMMARY General Information Isite Information Project Description Carriage Park Development Analyst PHR+A Intersection Route 7 & Route 660 Agency/Co. PHR+A Jurisdiction Frederick County, Virinia Date Performed 09/10/04 Analysis Year 2007 Buildout Conditions Intersection Orientation: East-West Analysis Time Period AM Peak Hour Stud Period Project Description Carriage Park Development East/West Street: Route 7 North/South Street: Route 660 Intersection Orientation: East-West Stud Period hrs : 025 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h) 150 1399 1070 37 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 157 veh/h 1472 0 0 1126 38 Percent Heavy Vehicles 6 -- -- 6 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 0 0 2 0 Configuration L T T TR Upstream Signal 1 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h) 127 152 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 veh/h 0 0 133 0 160 Percent Heavy Vehicles 6 0 6 6 0 6 Percent Grade (%) 0 0 Flared Approach N y Storage 0 1 RT Channelized 0 0 Lanes 0 1 0 0 1 0 0 0 Configuration LR Dela Queue Len th and Level of Service pproach Eastbound I Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (veh/h) 157 293 C (m) (veh/h) 574 204 /c 0.27 1.44 95% queue length 1.11 17.43 Control Delay (s/veh) 13.6 265.9 LOS B I I F Approach Delay I I I I 265.9 file://C:\Documents and SettingsVanade\Local Settings\Temp\u2k1FC7.tmp 7/25/2007 Two -Way Stop Control Page 2 of 2 (s/veh) Approach LOS - - F Copyright © 2005 University of Florida, All Rights Reserved HCS+Tm Version 5.21 Generated: 7/25/2007 11:17 AM file://CADocuments and Settings\ranade\Local Settings\Temp\u2k1FC7.tmp 7/25/2007 Two -Way Stop Control TWO-WAY STOP CONTROL SUMMARY General Information ISite Information [Analyst PHR+A enc /Co. PHR+A Ifnata Perfnrmari n9/1n/n4 nal sis Time Period IPt Peak Hour Page 1 of 2 Intersection Route 7 & Route 660 Jurisdiction Frederick Count ,Vir inia Analucic Year Iqnn7 BLiId�L't ,•,u{t JnS Project Description Carriage Park Development East/West Street: Route 7 North/South Street: Route 660 Intersection Orientation: East-West Stud Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h) 235 1284 2133 172 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 247 veh/h 1351 0 0 2245 181 Percent Heavy Vehicles 6 -- -- 6 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 0 0 2 0 Configuration L T T TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h) 43 131 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 veh/h 0 0 45 0 137 Percent Heavy Vehicles 6 0 6 6 0 6 Percent Grade (%) 0 0 Flared Approach N y Storage 0 1 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR ela Queue Lenqt and Level of Service pproach Eastbound Westbound Northbound Southbound ovement 1 I(veh/h) 4 7 8 9 10 11 12 ane Configuration L LR 247 182 C (m) (veh/h) 181 lc 1.36 95% queue length 14.60 Control Delay (s/veh) 244.6 LOS F Approach Delay file://C:\Documents and Settings\ranade\Local Settings\Temp\u2k1FCF.tmp 7/25/2007 Two -Way Stop Control s/veh Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 521 Page 2 of 2 Generated: 7/25/2007 11:17 AM file://CADocuments and Settings\ranade\Local Settings\Temp\u2k1FCF.tmp 7/25/2007 Detailed Report Page 1 of 2 1FX1Fun=1FWmu=���NMNnuM�iWAiiiii Initial Unmet Demand, Ob 0.0 0.0 0.0 0.0 HCS+- DETAILED REPORT General Information Ped / Bike / RTOR Volumes 0 0 0 0 0 0 Site information 45 Analyst PHR+A Agency or Co. PHR+A Date Performed 4/5/2005 Time Period AM Peak Hour 12.0 12.0 12.0 Intersection Area Type Jurisdiction Analysis Year Project ID Route 7 & Woods Mill Rd All other areas Frederick County, VA 2007 Build -out Conditions Carriage Park Development Parking / Grade / Parking N 0 N N 0 N Volume and Timing Input 0 N Parking Maneuvers, Nm LT EB TH WB RT LT TH RT NB SB LT TH RT LT TH RT Number of Lanes, Ni 1 2 2 1 1 1 Lane Group L T T R L R Volume, V (vph) 150 1399 1070 37 127 152 % Heavy Vehicles, %HV 6 6 6 6 1 6 6 Peak -Hour Factor, PHF 0.95 10.95 0.95 0.95 0.95 0.95 Pretimed (P) or Actuated (A) A A A A A A Start-up Lost Time, li 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green, e 2.0 2.0 2.0 2.0 2.0 F13.0 2.0 Arrival Type, AT 3 3 3 3 3 3 Unit Extension, UE i 3.0 3. 13.0 3.0 113 3.0 1FX1Fun=1FWmu=���NMNnuM�iWAiiiii Initial Unmet Demand, Ob 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR Volumes 0 0 0 0 0 0 0 45 Lane Width 12.0 12.0 12.0 12.0 12.0 Incremental Delay, d2 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N Parking Maneuvers, Nm 0.3 Buses Stopping, NB 0 0 0 0 0 0.0 1 0 Min. Time for Pedestrians, 3.2 Gp 3.2 0.0 3.2 Phasing EW Perm 02 03 04 SB Only 06 ____07___T 0.0 08 Timing G= 55.0 G= G= IY= G= G= 25.0 G= G= IY= G= 5 Y= Y= Y= 5 Y= Y= I Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT I TH RT LT TH RT LT TH 1 RT Adjusted Flow Rate, v 158 1473 1126 39 134 113 Lane Group Capacity, c 216 2086 2086 1524 473 423 v/c Ratio, X 0.73 0.71 0.54 0.03 0.28 0.27 Total Green Ratio, g/C 0.61 0.61 0.61 1.00 0.28 0.28 Uniform Delay, di 12.3 12.0 10.2 0.0 25.5 25.4 Progression Factor, PF 1.000 1.000 1.000 0.950 1.000 1.000 Delay Calibration, k 0.29 0.27 0.14 0.11 1 0.11 0.11 Incremental Delay, d2 12.0 1.1 0.3 0.0 0.3 0.3 Initial Queue Delay, d3 0.0 0.0 0.0 0.0 0.0 0.0 24.3 fileWCADocuments and Settings\ranade\Local 13.1 10.4 0.0 Settings\Temp\s2k1FE5.tmp 25.8 25.7 7/25/2007 Detailed Report Page 2 of 2 Control Delay Lane Group LOS C B 8 A C C Approach Delay 142 10.1 25.8 Approach LOS B B C Intersection Delay 13.6 XC = 0.59 Intersection LOS B Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.21 Generated: //2b/2UU/ 11:16 AM file://C:\Documents and Settings\ranade\Local Settings\Temp\s2k1FE5.tmp 7/25/2007 Detailed Report Page 1 of 2 ■�uramt n►��ra�anu•��Iw11111Morruam�rAFnmMRXOnnM���iiiriri���rrn Initial Unmet Demand, Ob 0.0 0.0 0.0 0.0 HCS+- DETAILED REPORT j General Information Ped / Bike / RTOR Volumes 0 0 0 0 0 0 Site Information 45 Analyst PHR+A Agency or Co. PHR+A Date Performed 4/5/2005 Time Period PM Peak Hour 12.0 12.0 12.0 Intersection Area Type Jurisdiction Analysis Year Project ID Route 7 & Woods Mill Rd All other areas Frederick County, VA 2007 Build -out Conditions Carriage Park Development Parking / Grade / Parking N 0 N N 0 N Volume and Timing Input 0 N Parking Maneuvers, Nm 0.0 LT EB TH WB RT LT TH RT NB SB LT TH RT LT TH RT Number of Lanes, Ni 1 2 2 1 1 1 Lane Group L T T R L R Volume, V (vph) 235 1284 2133 172 43 131 % Heavy Vehicles, %HV 6 6 6 6 16 6 Peak -Hour Factor, PHF 0.95 10.95 0.95 0.95 10.95 0.95 Pretimed (P) or Actuated (A) A I A A A A A Start-up Lost Time, 11 2.0 12.0 2.0 2.0 2.0 2.0 Extension of Effective Green, e 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type, AT 3 3 3 1 3 3 1 3 Unit Extension, UE 3.0 3.0 13.0 13.0 1E13.0 1 3.0 ■�uramt n►��ra�anu•��Iw11111Morruam�rAFnmMRXOnnM���iiiriri���rrn Initial Unmet Demand, Ob 0.0 0.0 0.0 0.0 1 j 0.0 j 0.0 Ped / Bike / RTOR Volumes 0 0 0 0 0 0 0 45 Lane Width 12.0 12.0 12.0 12.0 12.0 0.11 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N Parking Maneuvers, Nm 0.0 Buses Stopping, NB 0 0 0 0 0 0.5 0 Min. Time for Pedestrians, 3.2 GP 3.2 tt 3.2 0.0 Phasing EB Only EW Perm 03 04 SB Only 06 07 08 Timing G= 6.0 G= 66.0 G= IY= G= G= 8.0 G= G= IY= IY= G= 3.1 0 Y= 5 Y= Y= 5 Y= 1Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, ntrol Delay, and LOS Determination 39.5 EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted Flow Rate, v 247 1352 2245 181 45 91 Lane Group Capacity, c 194 2730 2503 1338 151 322 v/c Ratio, X 1.27 0.50 0.90 0.14 j 0.30 0.28 Total Green Ratio, g/C 0.86 0.80 10.73 0.88 0.09 0.21 Uniform Delay, d1 30.2 3.0 9.3 0.8 38.4 29.8 Progression Factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 Delay Calibration, k 0.50 0.11 1 0.42 0.11 0.11 0.11 Incremental Delay, d2 156.8 0.1 4.8 0.0 1.1 0.5 Initial Queue Delay, d3 0.0 0.0 0.0 0.0 0.0 0.0 187.1 3.1 14.1 0.8 39.5 30.3 file: //C:\Documents and Settings\ranadeTocal Settings\Temp\s2k1FFB.tmp 7/25/2007 Detailed Report Page 2 of 2 Control Delay Lane Group LOS F I A I A D C Approach Delay 31.5 13.1 33.3 Approach LOS C B C Intersection Delay 20.9 X = 1.59 Intersection LOS C Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 521 Generated: 7/25/2007 1120 AM fileWCADocuments and Settings\ranade\Local Settings\Temp\s2k1FFB.tmp 7/25/2007 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff: Fee Amount Paid S Zoning Amendment Number / 2 -, o$ Date Received A , o6, PC Hearing Date BOS Hearing Date The following information 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. Applicants: Name: Patton Hams Rust & Associates Telephone: (540)667.2139 Address: 117 East Piccadilly Street Winchester Virginia 22601 2. Property Owner (if different than above) Name: Carriage Place, LLC Telephone: Address: 22A Ricketts Drive Winchester, VA 22601 Winchester, Virginia 22601 3. Contact person(s) if other than above 540.662.7160 Name: Patrick Sowers Telephone: (540) 667.2139 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees X Deed of property X Impact Analysis Statement X Verification of taxes paid x Proffer Statement X 1 S. 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: Denver Quinnelly 6. A) Current Use of the Property: Mobile Home Park. Residential & Vacant B) Proposed Use of the Property: SF Detached & Attached 7. Adjoining Property: SEE ATTACHED. PARCEL ID NUMBER USE ZONING 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). South & adjacent to Route 7 east & adjacent to Blue Ridge Mobile Home Park 2 In order for the PIanning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density of intensity scenario for the proposed Zoning District as described on page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number: 55-A-161, 55 -A -165A, 55-A-266, 55-A-167, 55 -A -167A, 55-A-168, 55 -A -174A, 55 -A -174B, 55 -A -174D Districts Magisterial: Fire Service: Rescue Service: Red Bud Greenwood Greenwood High School: Middle School: Elementary School Millbrook 3W Middle Red Bud 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zonin Requested 30.26 RA RP 15.18 MH -1 RP 45.44 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family Home 73 Townhome 92 Multi -Family Non -Residential Lots Mobile Home Hotel Rooms Office Retail Restaurant Square Footage of Proposed Uses Service Station Manufacturing Flex - Warehouse Other 3 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County 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 hearing. I (we) hereby the best of my Applicant(s) ,lying materials are true and accurate to Date e o Date Carriage Park Rezoning Application Adjoining Property Owners Tax ID # Name Address Zoning Use 55-A-162 Baylis Investments, LLC 2332 Middle Road, Winchester, VA 22601 RA Residential 55-A-163 Baylis Investments, LLC 2332 Middle Road, Winchester, VA 22601 RA Residential 55-A-164 Robert E. & Gladdie R. Carter 1560 Valley Mill Road, Winchester, VA 22602 RA Residential 55-A-165 Valley Mill Farm, LC 8705 C Street, Chesapeake Beach, VA 20732 RA Agricultural 55 -A -165D Valle Mill Farm, LC 8705 C Street, Chesapeake Beach, VA 20732 RA Agricultural 55 -A -168A Brian Scott Williams 2718 Berryville Pike, Winchester, VA 22603 RA Residential 55-A-169 Myron L. & Lorie M. Ace 11240 Cleveland Avenue, Ft. Myers, FL. 33907 RA Retail & Services 55-A-170 David Bra P.O. Box 174, Clearbrook, VA 22624 RA Residential 55-A-171 Three Way Partnership 504 Eagle Place, Winchester, VA 22601 RA Residential 55-A-172 William C. Whitmore, Jr. Etals P.O. Box 550, Purcellville, VA 20134 RA Residential 55 -A -174C Blue Ridge Associates 2432 Berryville Pike, Winchester, VA 22603 RA Residential 55-A-146 William D. Alexander 2663 Berryville Pike, Winchester, VA 22603 RA Residential 55-A-147 William A.'& Maria H. Balling 111 Burnt Factory Road, Stephenson, VA 22656 RA Residential 55-A-159 Thomas R. Baggerly, Sr. 8904 Telford Court, Bristow, VA 20136 RA Residential 55-A-160 William W. & Ruby Lee Beck 2851 Berryville Pike, Winchester, VA 22603 RA Residential 55-A-174 Phyllis B. Holtkamp Etals C/O John Bradfield 8225 Cambourne Court, Gaithersburg, MD 20877 RA Agricultural 55-4-1B Joseph D. & Amy H. Sowers 111 Edd s Lane, Winchester, VA 22602 RA Residential Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www. co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665.6395 Know All Men By Those Present: That I (We) (Name)Denver, _ uinnelly Carriage Place, LLC (Phone) 540-662-7160 (Address) 22A Ricketts Drive Winchester VA 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No.21857 & 21858 on Page and is described as Parcels: 55 -A -174A, 174D, 161, 166, 167, 165A, 174B, 167A, 168 Parcel: Lot: Block: Section: Subdivision: do hereby make, constitute and appoint: Name)John Callow, Chuck Maddox, Patrick Sowers, Clay Athey, PHRA Phone: 540-667-2139 (Address)117 E. Piccadilly Street Suite 200 Winchester VA 22601 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: X Rezoning (including proffers) Conditional Use Permits X Master Development Plan (Preliminary and Final) X Subdivision X 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 authorizati n shall exUnye�rlom the day it is signed, or until it is otherwise rescinded or modified. In witness there f (w hmy (our) hand and seal this- _day of At/ ,%,`. r Signature(s) wj:; --State of Virginia, City/hof �_k i� To -wit: spp , •, Notary Public �, ar� E��� `� � aforesaid, certify that the person(s) who signed to the foregoing instrument personally app&a pct- t and has acknowledged the same before me in the jurisdiction aforesaid this _ C day of �f20 r January 2006 Carriage Park S URVE Y PLAT & DE D" / r / / 55 -((A)) -174A ( o\S �, \•�\ 55 -((A)) -174D ` xinE, 5S zo+tu' wxL� •4, ZCNm: MVn N 31U'2B' C 52Ba4' _� _ _ N319IYD"C N_gp�g 0� i N1�Al l 55 -((A)) -174A /=�_ -�J 5((A))-167 1� A \ I I 55 -((A)) -167A IE , a 55-((A))-166 AREA ZONED RA: 30.26 ACRES AREA ZONED MH1: 15.18 ACRES TOTAL AREA: 45.44 ACRES ijE T4 09s i ���.ycA>i 1o.1.sY i Mi LITE r-59-\ VALLEY MILL ROAD NIB'42'SL'C �\ f X357 Ile Carriage Park Patton, Harris, Rust & Associates, pc ZONING BOUNDARIES 117 E. Picadilly 51. Winchester, Virginia 22601 O a VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUNTY, MCIN/A v�c±aErar�srswria�.^�>a�� ��ie�.a^i�rsxrs. ©l77TMMM *7—T'M 41'aF%ii7wr-TK Aif•35R:� F•:S£i:Fii ®1!6:�SR!S�m AREA ZONED RA: 30.26 ACRES AREA ZONED MH1: 15.18 ACRES TOTAL AREA: 45.44 ACRES ijE T4 09s i ���.ycA>i 1o.1.sY i Mi LITE r-59-\ VALLEY MILL ROAD NIB'42'SL'C �\ f X357 Ile Carriage Park Patton, Harris, Rust & Associates, pc ZONING BOUNDARIES 117 E. Picadilly 51. Winchester, Virginia 22601 O a VOICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUNTY, MCIN/A "r - AREA TABULATION: PARCEL ID AREA 55- A -161 0.2709 AC. 55 -(LA -165A 3.3439 AC. 55- (Ay -166 6.5655 AC. 55-((A))-167 2.2610 C. 55 -((A)) -167A 5.0531 AC. 55 1(A� -168 AC. 55 -((A)) -174A __0.2602 18.5017 AC. 55- 55- — 4d 4. /5y2 AC. —174D 4.4271 AC. TOTAL AREA 45.4426 AC. (THIS SURVEY) ALL AREAS: AS NOW SURVEYED T H pp Grp CORY M. HAYNES No. 2539 9 bb/o5 VICINITY MAP SCALE: 1" = 1,500' OWNER TABULATION: RECORDING REF CURRENT OWNER(S) DB 968, PG 1064 BLUE RIDGE ASSOCIATES DB 968, PG 1064 BLUE RIDGE ASSOCIATES DB 968, PG 1064 BLUE RIDGE ASSOCIATES DB 968, PG 1064 _ BLUE RIDGE ASSOCIATES INST #030003917 BLUE RIDGE ASSOCIATES INST #030022941 BLUE RIDGE ASSOCIATES OB 968, PG 1064, BLUE R I D GE ASSOCIATES INST #050020490 & INST #050020491 DB 968, PG 1064 BLUE RIDGE ASSOCIATES U0 �yU, ru DI & JERRY L. & INST #050020489 WINIFRED D. UPDYKE LEGEND: INST # DB PG HPB AC IRF IPF 0 MON N/F R/W VDOT DRN SAN SEW ESMT 0 SURVEYOR'S CERTIFICATION: I, CORY M. HAYNES, A DULY LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA, HEREBY CERTIFY, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THAT THE PROPERTIES CONTAINED ,IN THIS SURVEY ARE THE SAME PROPERTIES CONVEYED TO JERRY L. & WINIFRED D. UPDYKE BY DEED RECORDED IN DB 495, PG 51 (ADJUSTED BY BOUNDARY LINE ADJUSTMENT RECORDED AT INST #050020489) AND TO BLUE RIDGE ASSOCIATES BY DEEDS RECORDED IN DB 968, PG 1064, INST #030003917 AND INST #030022941 (ADJUSTED BY BOUNDARY LINE ADJUSTMENTS RECORDED AT INST #050020490 AND INST #050020491) AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. INSTRUMENT NUMBER DEED BOOK PAGE HIGHWAY PLAT BOOK ACRES IRON ROD FOUND IRON PIPE FOUND IRON ROD SET (UNLESS OTHERWISE NOTED) MONUMENT NOW OR FORMERLY CENTERLINE RIGHT OF WAY VIRGINIA DEPARTMENT OF TRANSPORTATION DRAINAGE SANITARY SEWER EASEMENT UTILITY POLE SANITARY SEWER MANHOLE BOUNDARY SURVEY CERTAIN PROPERTIES OF BLUE RIDGE ASSOCIATES AND JERRY L & WINIFRED D. UPDYKE RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA UPDATED: 'SEPT. B. 2005 SCALE: AS SHOWN DATE: AUG. 26, 2005 Patton Harris Rust & Associates,pc Engineers_ Surveyors, Planners. Landscape Architects. Winchester, East Piccadilly Street, Suite 200 Virginia 22601 PHI— RAT 540.667.2139 F 540.665.0493 v M n TITLE REPORT REVIEW: EXCEPTIONS listed in Schedule B - Section 2 of the Lawyers Title Insurance Corporation Case No. TC05-1080 & TC05-1081 with an effective date of 08/01/05 at 2:00 PM and received by PHR+A on 09/08/05 are addressed by item number as follows: 1. None of which the surveyor, has been advised, except as may be shown on the survey. AS TO ALL TRACTS: 2. Not a survey matter. 3. See survey. 4.-7. Not survey matters. AS TO TRACT ONE ONLY (PARCEL 174D): 8. R/W to Potomac Edison Co., DB 344, PG 248 - Does not affect Parcel 174D. 9. R/W to C&P Telephone Co., DB 182, PG 308 - Parcel 174D is subject to this esmt. Location is not determined. 10. R/W to FCSA, DB 693, PG 204 - Does not affect Parcel 174D (but does affect Parcel 174A - see survey). AS TO TRACT TWO ONLY (PARCELS 161, 165A, 166, 167 167A, 168, 174A & 1748): 11. Esmt to C&P Telephone Co., DB 806, PG 1596 Does.not affect. AS TO TRACT TWO, PARCELS 2-9 ONLY (PARCELS 161, 165A, 166, 167, 167A, 168 & 174B): 12. Exact acreage or square footage of land described in Schedule A - as shown on survey. AS TO TRACT TWO, PARCEL 2 ONLY (PARCEL 167A): 13. Matters on plat by Lee A. Ebert, C.L.S., DB 459, PG 197 - 12' R/W - shown on survey (also see note 9). 14. Matters on plat by David M. Furstenou, L.S., DB 938, PG 1505 - Powerline - shown on survey (other items not determined by this survey). AS TO TRACT TWO, PARCEL 4 ONLY (PARCEL 165A): 15. Matters on plot by Lee A. Ebert, C.L.S., DB 443, PG 188 - Abrams Creek - shown on survey. AS TO TRACT TWO, PARCEL 5 ONLY (PARCEL 166): 16. Matters on plat by Lee A. Ebert, C.L.S., DB 280, PG 658-659 - 12' R/W - shown on survey, Abrams Creek relocated (VDOT Project No. 0007-034-101, C-501, PE -101, RW -201). See new location on sheet 4 of survey. AS TO TRACT TWO, PARCEL 6 ONLY (PARCEL 174B): 17. Matters on plat by Lee A. Ebert, C.L.S., DB 432, PG 263-264 - Abrams Creek - shown on survey. AS TO TRACT TWO, PARCEL 7 ONLY (PART OF PARCEL 167A): 18. Matters on plat by Lee A. Ebert, C.L.S., DB 284, PG 515 - see note 10. AS TO TRACT TWO, LINE TABLE PARCEL 8 ONLYCM. CURVE TABLE LENGTH 19. Matters on plat byLee A. Ebert, C.L.S.,DB CURVE RADIUS LENGTH TANGENT BEARING CHORD DELTA C7 1457.44' 306.07' 153.60' S60'14'58"E 305.51' 12'01'56- C2 20.00' 51.26' 67.17' S07'09'13"W 1 38.34' 146'50'18" C3 200.36' 42.00' 21.08' S8634'39"W 41.92' 12'00'33" C4 378.09' 396.97' 218.98' S62'30'16"W 378.98' 60'09'20" C5 325.77' 117.60' 59.45' S22'05'07"W 116.96' 20'40'58" C6 348.63' 139.48' 70.68' S23'12'19"W 138.55 22'55'21" C7 389.50' 77.82' 39.04' S40'23'26"W 77.69' 11'26'53" C8 1407.34' 1 152.80' 1 76.48' S55'58'1 3"E 152.73' 6'13'15" C9 1407.34' 314.51' 1 157.91' S65'28'59"E 313.86' 1 12'48716" TITLE REPORT REVIEW: EXCEPTIONS listed in Schedule B - Section 2 of the Lawyers Title Insurance Corporation Case No. TC05-1080 & TC05-1081 with an effective date of 08/01/05 at 2:00 PM and received by PHR+A on 09/08/05 are addressed by item number as follows: 1. None of which the surveyor, has been advised, except as may be shown on the survey. AS TO ALL TRACTS: 2. Not a survey matter. 3. See survey. 4.-7. Not survey matters. AS TO TRACT ONE ONLY (PARCEL 174D): 8. R/W to Potomac Edison Co., DB 344, PG 248 - Does not affect Parcel 174D. 9. R/W to C&P Telephone Co., DB 182, PG 308 - Parcel 174D is subject to this esmt. Location is not determined. 10. R/W to FCSA, DB 693, PG 204 - Does not affect Parcel 174D (but does affect Parcel 174A - see survey). AS TO TRACT TWO ONLY (PARCELS 161, 165A, 166, 167 167A, 168, 174A & 1748): 11. Esmt to C&P Telephone Co., DB 806, PG 1596 Does.not affect. AS TO TRACT TWO, PARCELS 2-9 ONLY (PARCELS 161, 165A, 166, 167, 167A, 168 & 174B): 12. Exact acreage or square footage of land described in Schedule A - as shown on survey. AS TO TRACT TWO, PARCEL 2 ONLY (PARCEL 167A): 13. Matters on plat by Lee A. Ebert, C.L.S., DB 459, PG 197 - 12' R/W - shown on survey (also see note 9). 14. Matters on plat by David M. Furstenou, L.S., DB 938, PG 1505 - Powerline - shown on survey (other items not determined by this survey). AS TO TRACT TWO, PARCEL 4 ONLY (PARCEL 165A): 15. Matters on plot by Lee A. Ebert, C.L.S., DB 443, PG 188 - Abrams Creek - shown on survey. AS TO TRACT TWO, PARCEL 5 ONLY (PARCEL 166): 16. Matters on plat by Lee A. Ebert, C.L.S., DB 280, PG 658-659 - 12' R/W - shown on survey, Abrams Creek relocated (VDOT Project No. 0007-034-101, C-501, PE -101, RW -201). See new location on sheet 4 of survey. AS TO TRACT TWO, PARCEL 6 ONLY (PARCEL 174B): 17. Matters on plat by Lee A. Ebert, C.L.S., DB 432, PG 263-264 - Abrams Creek - shown on survey. AS TO TRACT TWO, PARCEL 7 ONLY (PART OF PARCEL 167A): 18. Matters on plat by Lee A. Ebert, C.L.S., DB 284, PG 515 - see note 10. AS TO TRACT TWO, LINE TABLE PARCEL 8 ONLYCM. LINE (PARCEL 167): LENGTH 19. Matters on plat byLee A. Ebert, C.L.S.,DB N61"15'01"E 412see L2 292, PG 19.04' note 9. S28'24'45"W 93.31' L4 N57 -07'14"W NOTES: 1. FREDERICK COUNTY TAX MAP REFERENCES: 55 -((A)) -PARCELS 161, 165A, 166, 167, 167A, 168 174A, 1748 AND 176D. 2. PARCELS 174A & 174D (AND ADJOINING PARCELS 174C & 174E) DEPICTED HEREIN ARE BASED ON THOSE CERTAIN THREE (3) BOUNDARY LINE ADJUSTMENT PLATS PREPARED BY PHR+A, DATED APRIL 20, 2005, UPDATED JULY 7, 2005, RECORDED AT INST No.'s 050020489, 050020490 & 050020491 AND PURSUANT TO A CURRENT FIELD RUN SURVEY. 3. PARCELS 161, 165A, 166, 167, 167A, 168 & 174B DEPICTED HEREIN ARE DERIVED FROM A CURRENT FIELD RUN SURVEY (DATE OF LAST FIELD INSPECTION = AUG. 26, 2005) PURSUANT TO RECORD INFORMATION; REFERENCE THE HEREIN LISTED INSTRUMENTS RECORDED AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA AND THE FREDERICK COUNTY TAX ASSESSMENT RECORDS. 4. CURRENT ZONING: RA AND MHl (SEE SURVEY). 5. BASIS OF MERIDIAN SHOWN HEREIN IS A FIELD RUN GPS SURVEY CONDUCTED BY THIS FIRM WHICH TIES THIS PROJECT TO NAD 83, VIRGINIA STATE PLANE (NORTH ZONE) DATUM. 6. THE LOCATION OR EXISTENCE OF UNDERGROUND UTILITIES, HAZARDOUS MATERIALS, ENVIRONMENTALLY SENSITIVE OR DAMAGED AREAS OR WETLANDS (IF ANY) IS NOT DETERMINED BY THIS SURVEY. 7_ ADJOINING PROPERTY INFORMATION SHOWN HEREIN IS DERIVED FROM INFORMATION OBTAINED FROM THE FREDERICK COUNTY MAPPING SERVICE (INTERNET WEBSITE gis.co.frederick.va.us) JUNE, 2005. B. BASED ON THE HEREIN REFERENCED FIELD SURVEY, UNLESS OTHERWISE SHOWN, THERE ARE NO APPARENT GAPS, GORES OR OVERLAPS OF WHICH THE SURVEYOR HAS ASCERTAINED OR BEEN ADVISED. 9. REFERENCE PARCEL 167; DB 968, PG 1064 AND DB 491, PG 284 APPARENTLY OMIT A LESS AND EXCEPT REFERENCE TO DB 459, PG 197 (PART OF DB 292, PG 410) WHICH CONVEYED A PORTION OF PARCEL 167 INTO PARCEL 167A. 10. REFERENCE PARCEL 167A; THE 0.66 ACRE PARCEL DESCRIBED IN DB 284, PG 513 IS NOW PART OF (CONTAINED WHOLLY WITHIN) PARCEL 167A. 11. REFERENCE PARCEL 168; INST #030022941 (PARCEL 2, TAX MAP 55-A-168) APPARENTLY OMITS A LESS AND EXCEPT REFERENCE TO THE PLAT OF DIVISION RECORDED IN DB 520, PG 864. CURRENT PARCEL 168 IS IDENTIFIED AS "PARCEL B. 0.260 ACRES" ON SAID PLAT OF DIVISION. BOUNDARY SURVEY CERTAIN PROPERTIES OF BLUE RIDGE NADSSOCIATES JERRY L & WINIFRED D. UPDYKE RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA UPDATED: SEPT. 8, 2005 SCALE: AS SHOWN DATE: AUG. 26, 2005 Patton Harris Rust & Associates,pc Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 --T o nr LINE TABLE LINE BEARING LENGTH Lt N61"15'01"E 20.46' L2 S65'42'25'E 19.04' L3 S28'24'45"W 93.31' L4 N57 -07'14"W 39.11' L5 S51'46'30"W 162.46' L6 N52'23'22"E 183.91' L7 N66'41'36"E I 94.26' L8 S51 "15'39"W 43.10' L9 S15*15'39"W 100.00' L10 N55'42'24'E 29.06' L11 N78'40'24"E 31.58' L12 S75'19'36"E 46.95' 1. FREDERICK COUNTY TAX MAP REFERENCES: 55 -((A)) -PARCELS 161, 165A, 166, 167, 167A, 168 174A, 1748 AND 176D. 2. PARCELS 174A & 174D (AND ADJOINING PARCELS 174C & 174E) DEPICTED HEREIN ARE BASED ON THOSE CERTAIN THREE (3) BOUNDARY LINE ADJUSTMENT PLATS PREPARED BY PHR+A, DATED APRIL 20, 2005, UPDATED JULY 7, 2005, RECORDED AT INST No.'s 050020489, 050020490 & 050020491 AND PURSUANT TO A CURRENT FIELD RUN SURVEY. 3. PARCELS 161, 165A, 166, 167, 167A, 168 & 174B DEPICTED HEREIN ARE DERIVED FROM A CURRENT FIELD RUN SURVEY (DATE OF LAST FIELD INSPECTION = AUG. 26, 2005) PURSUANT TO RECORD INFORMATION; REFERENCE THE HEREIN LISTED INSTRUMENTS RECORDED AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA AND THE FREDERICK COUNTY TAX ASSESSMENT RECORDS. 4. CURRENT ZONING: RA AND MHl (SEE SURVEY). 5. BASIS OF MERIDIAN SHOWN HEREIN IS A FIELD RUN GPS SURVEY CONDUCTED BY THIS FIRM WHICH TIES THIS PROJECT TO NAD 83, VIRGINIA STATE PLANE (NORTH ZONE) DATUM. 6. THE LOCATION OR EXISTENCE OF UNDERGROUND UTILITIES, HAZARDOUS MATERIALS, ENVIRONMENTALLY SENSITIVE OR DAMAGED AREAS OR WETLANDS (IF ANY) IS NOT DETERMINED BY THIS SURVEY. 7_ ADJOINING PROPERTY INFORMATION SHOWN HEREIN IS DERIVED FROM INFORMATION OBTAINED FROM THE FREDERICK COUNTY MAPPING SERVICE (INTERNET WEBSITE gis.co.frederick.va.us) JUNE, 2005. B. BASED ON THE HEREIN REFERENCED FIELD SURVEY, UNLESS OTHERWISE SHOWN, THERE ARE NO APPARENT GAPS, GORES OR OVERLAPS OF WHICH THE SURVEYOR HAS ASCERTAINED OR BEEN ADVISED. 9. REFERENCE PARCEL 167; DB 968, PG 1064 AND DB 491, PG 284 APPARENTLY OMIT A LESS AND EXCEPT REFERENCE TO DB 459, PG 197 (PART OF DB 292, PG 410) WHICH CONVEYED A PORTION OF PARCEL 167 INTO PARCEL 167A. 10. REFERENCE PARCEL 167A; THE 0.66 ACRE PARCEL DESCRIBED IN DB 284, PG 513 IS NOW PART OF (CONTAINED WHOLLY WITHIN) PARCEL 167A. 11. REFERENCE PARCEL 168; INST #030022941 (PARCEL 2, TAX MAP 55-A-168) APPARENTLY OMITS A LESS AND EXCEPT REFERENCE TO THE PLAT OF DIVISION RECORDED IN DB 520, PG 864. CURRENT PARCEL 168 IS IDENTIFIED AS "PARCEL B. 0.260 ACRES" ON SAID PLAT OF DIVISION. BOUNDARY SURVEY CERTAIN PROPERTIES OF BLUE RIDGE NADSSOCIATES JERRY L & WINIFRED D. UPDYKE RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA UPDATED: SEPT. 8, 2005 SCALE: AS SHOWN DATE: AUG. 26, 2005 Patton Harris Rust & Associates,pc Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 --T o nr v- '0- ,N�PS�Ps� Apj DoE 1740G�ATES A29 1 5 R� 1050 OH"-- � F IN5 TONED, . I NI/is / i \ /-- aD✓�srED �-- N� KSEE NOTE - f -- 55 -((A))7 -1-74A -� q0✓[/STED -SEE NOTE 2) ZONED: MH1 �'` ZONED: MH1__ ZON D RA / Lox � ` r/�AD✓!/STED NOTE 2) �I --� 5.5 AD✓LISTED -��A�� p � Z SEE NOTE 2J I 170ta 0 <9Z UE R100Ev O ' OC/9 TES rI'' ' °j "8\590 PG 655 8 ~ ') z0%UED.• 1 ' 55—((A))j166' L ZONED: FSA I 55-((-AJJ-765 /V/F IIAZZEY IW/ZZ FARM, Z. C. /NST. 1010001962 /NST. 1010002874 ZONED.• RA NOTE: SHEET NUMBERS ARE LOCATED THE UPPER RIGHT CORNER OF EACH SCREENED OUTLINE. 0 PSS P 55—((A))�\16'YA ZONED: �A iI ' P1. LL LIJ BOJ 55—((A)) -165A] ZONED: RA 55-((A,)' -161 ZONED\ RA 55 -((A)) -174B ZONED: RA , STATE ROU1 VALLEY MILL PARCEL 161 = SHEET 4 ZONED- iT RA zi- PARCEL 166 = SHEET 5 ,,,. PARCEL 167 = SHEET 6 �-5 (A))-167 c3 55—((A))�\16'YA ZONED: �A iI ' P1. LL LIJ BOJ 55—((A)) -165A] ZONED: RA 55-((A,)' -161 ZONED\ RA 55 -((A)) -174B ZONED: RA , STATE ROU1 VALLEY MILL PARCEL 161 = SHEET 4 PARCEL 165A = SHEET 5 PARCEL 166 = SHEET 5 PARCEL 167 = SHEET 6 PARCEL 167A = SHEET 6 PARCEL 17PARCEL 4A =SH'ETSHEE T7, 8 C� & g G PARCEL 1748 = SHEET 4 O��pLTN I PARCEL 174D = SHEET 7 o � o CORY M. HAYNES 9 No. 2539 a 1610S j GRAPHIC SCALE 0 150 300 600 1 inch = 300 ft .D SCTEty .a°•i 0 -s' \\j v15) BOUNDARY SURVEY CERTAIN PROPERTIES OF BLUE RIDGENDASSOCIATES JERRY L & WINIFRED D. LIPDYKE RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA UPDATED: SEPT. 8, 2005 SCALE: 1" = 300' DATE: AUG. 26 2005 Patton Harris Rust & Associates,pc Engineers. Surveyors. Planners. Landscape Architects, 117 East Piccadilly Street, Suite 200 PHR+A Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 CNCFT z nc f— rn _2(0 U) W CD zn G' O nj I- O M M Zp���9Ji�7 67 eFiQ�9 �c rn \� i R/�A� ��8 \oo VqR/ p7k F FSJ F g / _R_ COMMO l?�EAL %H IV 4101VOF 1//RG/N/A RE�LIA/NDER OF o OB 345, PG 2B SAN SEW ESM T � HPB S, PG 252 DB 580, PG 338 N C'2 J a 3 (SEE SHEET 3J o 158.67' 102° 55—(CA))-17482504 W c3 4.7592 AC C4 Y CD ZONED: RA EDGE OF PAVEMENT �00in CD / z S � w IR - Qj w `> 0) to �4J C�C� o�00 oJ\ C�•ry o00 z ��ti p,LT H Op allo G f� ao p O� ? 15 v CORY M. HAYNES a z No. 2539 �D- 4 tD N� t0/ r (, /� BOUNDARY SURVEY Z CERTAIN PROPERTIES OF =`- BLUE RIDGE ASSOCIATES 14 0) AND JERRY L & WINIFRED D. UPDYKE �' 0) RED BUD MAGISTERIAL DISTRICT M� = FREDERICK COUNTY, VIRGINIA UPDATED: SEPT. 8, 2005 SCALE: 1" = 100' DATE: AUG. 26, 2005 �^ GRAPHIC SCALE -Patton Harris Rust & Associates,pc Engineers. Surveyors. Planners. Landscape Architects. / 0 5D ioo 200 1.17 East Piccadilly Street, Suite 200 PH +Winchester, Virginia 22601 T 540.667.2139 Qpm q 1 inch = 100 ft F 540.665.0493 1 SHEET 4 OF 4 \ —S1'*'633 35 _ 3 7' — IPF 174A 2 Nh \ / VIRGINIA STATE PLANE NORTH >67 NAD 83 \ IRF �/ \ N � O 1 1 167A I \IPF Qom•, st6. 1; 55-((A))-166 6.5655 AC L12 ZONED: RA 1 � L11 O�� . -O- 1 55 -((A)) -165A L10 � 1 01,q 3.3439 AC ZONED: RA \ 160 172 . 1 gS,A F• 1 Q� ;� � ABRAMS CREEK ^ /„o -O- �� Q SO4 31' L7 166.36' C3 yam-a�-V�� 17449 L9 �� ALT H OF Lf�P 167 � C� k�4 C,1 C01W1 f01V&,FAZ T» OF 1BOUNDARY SURVEY�\ //fr G/N/A CERTAIN PROPERTIES OF CORY M. HAYNES REMADUOER OF BLUE RIDGE ASSOCIATES No. 2539 OB .345, PG 28 AND 9 cS 5, PG 252 (5-Z7- JERRY L & WINIFRED D. UPDYKE SHEET 3� RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA UPDATED: SEPT. 8, 2005 SCALE: 1" = 100' DATE: AUG. 26. 2005 "a�4pe�A1w Patton Harris Rust $ Associat'es,pc 3 �7 GR.PHIC SCALE Engineers. Surveyors. Planners. Landscape Architects, o o ioo ioo ! —`Winchester, � -R+A r 117 East Piccadilly Street, Suite 200 0 z Virginia 22601 m 0 MIMI!% T 540.667.2139Pf n 1 inch = 100 ft. F 540.665.0493 SHEET 5 OF 9 M 1\ 55-((AJJ-174E p�' S2' E 1 1 Nx F BZ UE R/DCE Z, IRF N1 S as gg' g o C'' ASSOC/AYES 16 c o Z �� 09 690, PG 655 05 P a,55' \ `Z AC o -1 1' rn o OZp6Eo=MN1 18x.8 o�Z i N IPF 150 pN ESM 9 �� Dg 342, FG 66 70 C)lo� 01 �Tfil cj�. IPF 0 (n Z W 174A ^lo ZD I IPF S32.34'20"W IPF N 2os.os' I �3s.os' s3s•1�'48'w 55—((A))-167 IPF 2.2610 AC ZONED: RA I 'S48-46 J` OIC w 0' NIU` o_ 0 w¢ Z U j 55—((A))-167A 5.0531 AC ZONED: RA -a 0 I� a Lj cr IPF I W O C] N4 `s9 08 226 81 ' >-- LL 166 C m LLJ PN$ PRIV ATE 69wQ E83 6 "'5' E'a180.4 TH CORY M. HAYNES 9 No. 2539 9�eJos GRAPHIC SCALE 0 so 100 200 ® l i 1 inch = 100 ft_ BOUNDARY SURVEY CERTAIN PROPERTIES OF BLUE RIDGE ASSOCIATES AND JERRY L & WINIFRED D. UPDYKE RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA UPDATED: SEPT. 8, 2005 SCALE: 1" = 100' DATE: AUG. 26, 2005 Patton Harris Rust & Associates,pc Engineers. Surveyors. Planners. Landscape Architects. PMR+A 117 East Piccadilly Street, Suite 200 ' Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 SHEET 6 OF 9 00 N CD 0 174E ADJUSTED (SEE NOTE 2) 55—((A)) -174D 4.4271 AC ZONED: MH1 i ryo bra �v 174A / ny SCALE: 1" = 1000' _ _S84'17'10"E_ 320.55' / ADJUSTED GO (SEE NOTE 2) F- 55—((A)) -174A w LU 18.5017 AC i w / ZONED: MH1 & RA / Cn h Q� / /c�, ALT H OF Lj G tx / U CORY M. HAYNES a < �� L G No. 2539 / P / O 5b'( #00100 ^ RP oO--NDARY SURVEY CERTAIN PROPERTIES OF BLUE RIDGE ASSOCIATES AND N7q 1 j 26; w JERRY EQ BUD VANIFRED DISTRICT UPDYKE 7469676' FREDERICK COUNTY, VIRGINIA 3p„ AR UPDATED: SEPT. 8, 2005 OAK SCALE: 1" = 100' DATE: AUG. 26, 2005 Patton Harris Rust & Associates,pc 3 GRAPHIC SCALE Engineers. Surveyors, Planners. Landscape Architects. 050 700 200 I 1 1 117 East Piccadilly Street, Suite 200 z Pk- + Winchester, Virginia 22601T 540.667.2139n1 inch = 100 ft. F 540.665.0493 __ SHEET 7 OF 9 �6 4g`48.,e I 3g6' S5 • _� �. I ADJUSTED (SEE NOTE 2) 55—((A)) -174A 18,5017 AC I ZONED: MH1 & RA I 00 �n �r N � O -q- Q --tI Uw I "�� o f � F `to � N �0V0 Q cV W d 0 C �I alizt0 d L�Qm QO(np O I oW� I I I N74 7'26 yv` 469. 16 GRAPHIC SCALE 0_50 100 zoo 1 inch = 100 ft I. 174E 1740 SCALE: 1" = 1000' 174A L) CORY M. HAYNES a No. 2539 l 4b SUI,'V BOUNDARY SURVEY CERTAIN PROPERTIES OF BLUE RIDGE ASSOCIATES AND JERRY L & WINIFRED D. UPDYKE RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY,VIRGINIA UPDATED: SEPT. 8, 2005 SCALE: 1" = 100' DATE: AUG. 26, 2005 Patton Harris -Rust & Associates,pc 3 Engineers. Surveyors, Planners. Landscape Architects. 117 East Piccadilly Street, Suite 200 cl z Winchester, Virginia 22601 0 J H T 540.6672139 n F 540.665.0493 n SHEET 8 OF 9 168 IPF IPF 3356`17,34..E 167 IRF 77.98 _ T 572'05'58"E 158.05' IPF / ADJUSTED G o / G (SEE NOTE 2) 2 _ �� �� � 55— A —174A ry � wI<1 18.5017 AC`nom I ZONED: MH1 & RA /� LU N z r N I �Z� o1 Z Q 3 / 1674 � C y"�UD W (D / �1 �o J I °) N�1/ � AND N 00 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA = Z I IPF — — Patton Harris Rust & Associate s, 3 Engineers. Surveyors. Planners_ Landscape Architects. r 117 East Piccadilly Street, Suite 200 z -R117 z Winchester, Virginia 22601 Cn T 540.667.2139 F 540.665.0493 SHEET 9 OF 9 42z— Ln CP rn1740 flit-) N No� � . - 1L c,, w o p � I inch = 100 ft_ IRF G / \BL7UNDARY SURVEY CERTAIN PROPERTIES OF BLUE RIDGE ASSOCIATES AND JERRY L & WINIFRED D. UPDYKE RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA UPDATED: SEPT. 8, 2005 SCALE: 1" = 100' DATE: AUG. 26, 2005 Patton Harris Rust & Associate s, 3 Engineers. Surveyors. Planners_ Landscape Architects. r 117 East Piccadilly Street, Suite 200 z -R117 z Winchester, Virginia 22601 Cn T 540.667.2139 F 540.665.0493 SHEET 9 OF 9 Page 1 of 1 " Reminder: AOL will never ask you to send us your password or credit card number in an email. This message has been scanned for known viruses. From: sptihill@aol.com To: clay@pond-atheylaw_com Cc: lawyers@visuallink.com Subject: Carriage Hill Project Date: Mon, 4 Jun 2007 11:02 AM Dear Clay, We are writing to inform you that we are no longer interested, under any circumstances, in allowing a right-of-way through our property to the Carriage Hill project. We ask that you not represent to anyone on the Board of Supervisors that you are in any type of negotiations with us on this matter. Further, while you have been communicating through our attorney, no meaningful negotiations have taken place for some time. We ask that you cease communicating with Mr. Hobert on this matter. We do not intend to continue expending resources on negotiating given failure of our good faith efforts to address these matters. We have informed some Board members of our position and reinforced to them our previous commitment to donate a right-of-way through our bottom property to allow for the future realignment of Valley Mill Road in accordance with the approved Eastern Road Program. Thank you, Tim and Tootser Stafford cc: All Members of the Board of Supervisors Staff at Frederick County Michael Hobert AOL now offers free email to everyone. Find out more about what's free from AOL at AOL.com. • • J REZONING APPLICATION #07-07 I-81 DISTRIBUTION CENTER Staff Report for the Planning Commission Prepared: July 31, 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: 08/15/07 Pending Board of Supervisors: 09/12/07 Pending PROPOSAL: To rezone 59 acres from RA (Rural Areas) District to M1 (Light Industrial) District, with proffers. LOCATION: The properties are located approximately 0.61 miles north of the Route 11 intersection with Cedar Hill (Route 671), bounded on the west by Interstate Route 81 and on the east by Martinsburg Pike (Route 11). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 33-A-109 and 33-A-110 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Residential and agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) South: RA (Rural Areas) East: RA (Rural Areas) West: RA (Rural Areas) Use: Residential/Agricultural Use: Residential/Agricultural Use: Residential/Agricultural Use: Residential/Agricultural PROPOSED USES: Office and Warehouse Uses (Maximum 150, 000 squame feet ofoffice proffered). Rezoning #07-07 — I-81 Distribution Center July 31, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Route 11, 672 and 669. These routes are the VDOT roadways which have been considered as the access to the property referenced. VDOT is modestly satisfied that the transportation proffers offered in the I-81 Distribution Center Rezoning Application dated December 12, 2006 (revised July 11, 2007). The overall development plan appears acceptable. However, there are a few outstanding transportation concerns such as: It should be noted that the applicant did not use the normal trip generation based on square footage, but instead utilized number of employees. Section 2.3: VDOT is concerned that the dollar value currently proffered will not adequately fund other projects necessary to offset the congestion occurring if/when the trips exceed 124 weekday p.m. peak hour vehicle trips per day. However, VDOT will support whatever decision is made between the developer and Frederick County. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual 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. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshall: Plan approval recommended. Clearbrook Vol. Fire Dept.: As long as the design has the standard fire codes. Department of Inspections: No Comment. Department of Public Works: 1. Refer to C. Site Suitability: The site description indicates that the area is underlain by carbonate sedimentary bedrock resulting in karst terrain. Indicate if the karst terrain contains sinkholes or potential piping channels. Also, indicate if the site is marked by numerous rock outcaps which will, most probably, require blasting to accommodate site development. 2. Refer to the Traffic Impact Analysis. The proposed trip generator summary included on page 8 of the Traffic Impact Analysis (TIA) reflects the number of trips associated with 150 employees. However, the TIA has conveniently avoided the amount of truck traffic associated with the proposed distribution center. Considering the nature of the development, evaluating the truck traffic is critical in determining the real impact on the road network. Revise the TIA accordingly and resubmit. 3. Refer to F. Site Drainage: Elaborate on the statement "low impact type stormwater management techniques". We anticipate that the stormwater runoff will be dramatically increased because of the proposed development including 739,000 square feet of warehouse space, 11,000 square feet of office space, and numerous acres of pavement. Therefore, we anticipate that onsite stormwater management will be required to mitigate offsite impacts. This mitigation may also require quality as well as quantity control considering the potential for the transport of hydrocarbon contaminated runoff from the parking areas. Indicate how this potential environmental impact will be addressed in the design phase of the subject project. Rezoning #07-07 — I-81 Distribution Center July 31, 2007 Page 3 Frederick -Winchester Service Authority: Considering that this is a distribution center of known size, you would think that the applicant's engineer could provide water and sewer capacity numbers based on square footage. Sanitation Authority Department: We will provide sewer and water service to this site. Department of Parks & Recreation: No comment. Health Department: Health Dept. has no objection to the request as stated so long as existing wells or drainfields are not negatively impacted. Winchester Regional Airport: We have reviewed the proposed rezoning application and determined that the proposed development plan will not have an impact on operations at the Winchester Regional Airport. While the proposed site lies within the airport's airspace, it does fall outside of the airport's Part 77 close in surfaces, therefore, special conditional will not be requested. 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. Historic Resources Advisory Board: The HRAB reviewed information associated with the Frederick County Rural Landmarks Survey Report and the Virginia Department of Historic Resources, as well as information provided by the applicant. The HRAB felt that the proffers associated with historic preservation and recognition was adequate, but made two recommendations which included: Since the last time a survey was done in 1990, the HRAB felt that the applicant must fill out a Preliminary Information Form (PIF) from the Department of Historic Resources (DHR) for the Nathaniel Branson House, which is located on the property proposed to be rezoned. The PIF will determine if the Nathaniel Branson House can receive state recognition for its historical value. The HRAB requested that a landscaped berm be placed along the frontage of the property, so that the viewshed of the Alexander Branson House (across Route 11) would not be negatively impacted by the placement of a 739,000 square foot industrial structure. Attorney Comments: 1. The last sentence of the first paragraph must be deleted. If the Board were to deny this conditional rezoning application, and the Applicant appealed that denial to the Circuit Court, and if the Circuit Court overruled the Board and remanded the matter to the Board for reconsideration, the application which would be back before the Board by virtue of the remand from the Circuit Court would be this conditional rezoning with these proffers. If the Applicant did not wish the Board to go forward with the reconsideration with these proffers, the Applicant would have to withdraw the application at that time. 2. There is a Generalized Development Plan ("GDP") attached to the Proffer Statement. There should be an additional proffer added to the Proffer Statement which states that the development of the property would be in substantial conformity with the GDP. Further, it would appear that the GDP attached to the Proffer Statement is not properly identified in the last sentence of the second paragraph. The reference should be to the Generalized Development Plan dated October 23, 2006, attached to the proffers as Exhibit A. It is also noted that in the last sentence of the second paragraph reference is made to a "Conceptual Plan", and I do not believe that that term is used in the Rezoning #07-07 — I-81 Distribution Center July 31, 2007 Page 4 proffers. 3. In Proffer 1, the monetary contribution should be to Frederick County, for the Clearbrook Fire and Rescue Company. 4. In Proffer 2.2. for clarity I would recommend that the word "to Frederick County" be inserted after the word "contribute". 5. There seems to me to be no reason why Proffer 3.2 is worded as it is. First of all, the reference to the Comprehensive Plan is different from the concept in the Zoning Ordinance to determine the necessity for buffers, and may actually establish that there would be no buffer. Further, since the determination of whether a buffer will apply is to made now ("at the time of this rezoning"), the proffer to provide buffers should be stated affirmatively, rather than by an indirect reference to proposed future uses in the Comprehensive Plan. The proffer suggests that buffers would be provided. If the Applicant is affirmatively proposing buffers (as indicated on the Generalized Development Plan) the proffer should state that a 75 -foot inactive buffer and a 25 -foot active buffer shall be provided along the north and south boundaries of the property as shown on the Generalized Development Plan. 6. Paragraph 6.1 is not a proffer and should be deleted. If the Applicant is prepared to proffer that it will comply with the recommendations of Historic Resources Advisory Board, then the proffer should be rewritten to state that. Planning Department: Please see letter dated February 1, 2007, signed by Susan K Eddy, Senior Planner. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Inwood Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use The parcel comprising this rezoning application is located within the County's Sewer and Water Service Area (SWSA) and the site is within the limits of the Northeast Land Use Plan. The plan designates the site for business use. The industrial land use proposed in this rezoning is not consistent with the Northeast Land Use Plan. The plan states that "Business and commercial Rezoning #07-07 —1-81 Distribution Center July 31, 2007 Page 5 land uses are proposed along the Martinsburg Pike corridor, on the east and west side of Interstate 81 exits 317, 321 and 323. It is envisioned that commercial uses which cater to the interstate traveler will be developed along the three Interstate 81 interchanges, while retail, service and office land uses will occur along the Martinsburg Pike corridor". Transportation Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the intentions of the plan (Comprehensive Plan 7-6). The Eastern Road Plan of the Comprehensive Policy Plan does include this portion of the County. The Northeast Land Use Plan calls for Martinsburg Pike to be improved to a four -lane facility. The Plan also states that proposed industrial and commercial development should only occur if impacted roads function at Level of Service (LOS) Category C or better. This application does not provide that Level of Service. The Frederick County Bicycle Plan designates Route 11 as a short-term designated route. Site Access and design. The Northeast Land Use Plan discourages individual lot access on the Martinsburg Pike corridor, encourages inter -parcel connections, and recommends adequate screening from adjoining land uses and recommends greater setbacks and buffers and screening along Martinsburg Pike. This development has not proffered any public street entrance or commercial entrance limitations on Martinsburg Pike from the property. The project has not proposed any interparcel connectivity with the adjacent parcels to the north and south. It may be anticipated that additional development opportunities on the adjacent properties may occur in the future. Interparcel opportunities should be a greater consideration. Pedestrian accommodations have been provided along the projects frontage with Route 11. 3) Site Suitability/Environment 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. This area is also known for karst topography. The Frederick County Engineer has identified that a detailed geotechnical analysis will be needed as part of the detailed site plan design. The HRAB made two recommendations based upon the presence of the Nathaniel Branson House on the property. The HRAB felt that the applicant must fill out a Preliminary Information Form (PIF) from the Department of Historic Resources (DHR) for the Nathaniel Branson House, and the HRAB requested that a landscaped berm be placed along the frontage of the property, so that the viewshed of the Alexander Branson House (across Route 11) would not be negatively impacted by the placement of a 739,000 square foot industrial structure. No Rezoning #07-07 — I-81 Distribution Center July 31, 2007 Page 6 ' tailored corridor improvements have been provided in the application, beyond those customarily required by ordinance, to effectively enhance the corridor appearance of Route 11 or address the comments offered by the HRAB. 4) Potential Impacts Proposed Uses: The application states the rezoning is for a 739,000 square feet warehouse and 11,000 square feet of office space. While the Applicant has revised their proffer statement to limit the amount of office use to 150,000 square feet, no further limitations have been provided regarding the potential development of the site. Therefore, the maximum possible development of non office use as per the County's Ordinance should continue to be considered when evaluating this request. A significant amount of non -office use development could occur on this 59 acre site with a permitted FAR of 1.0. An intensive use of the property is desirable. However, the transportation improvements needed to accommodate the projected and potential traffic must be fully addressed by the applicant. For comparison, the proffered amount of office space is similar to that currently under construction by FEMA which is projected to have approximately 1,500 employees. A. Transportation Traffic Impact Analysis. The traffic impact analysis (TIA) prepared for this application evaluated two scenarios. Scenario A assumes the proposed project will include 750,000 square feet of warehouse. Scenario B assumes the proposed development of 220,000 of office. This is inconsistent with the proffered square footage limitation on the use of the property and does not reflect the potential worst case scenario build out of the property. Access to the site was modeled via two site driveways along the west side of Route 11 (limitations on access to the site was not proffered). Concern has been raised regarding the trip generation figures used in the TIA. In particular, the use of employee numbers rather than the approach recommended by VDOT and the ITE. As a result, the conclusions provided in the TIA should be carefully evaluated. The County and VDOT have both expressed concerns with the TIA. The TIA indicates that Level of Service C conditions or better will be maintained on study roads and intersections with the completion of several area improvements including improvements at the intersection of Route 11/Hopewell Road/Brucetown Road and improvements at the intersection of Route 1 I/Rest Church Road. None of the above improvements identified in the TIA have been addressed by this application. In addition, the improvements to the site driveways identified in the TIA are not guaranteed to be provided. The applicant has proffered the signalization of the main project entrance and Martinsburg Pike only if a certain trip count will be met from the site. This approach provides no consideration of the volumes of traffic on Route 11 and the character of the traffic making turning movements to and from the site. Such a critical unsignalized movement should be avoided. Rezoning #07-07 — I-81 Distribution Center July 31, 2007 Page 7 Transportation Program. The Applicant's transportation program is limited to providing for the required access to the site via deceleration lanes and providing for a monetary contribution towards area transportation improvements that would be completed by others. If triggered by future traffic counts, a signal on Route 11 may be implemented. The necessary improvements identified in the TIA have not been addressed by this application. In addition, the Applicant's transportation program does not provide for or advance the County's Eastern Road Plan element of the Comprehensive Plan, in particular, the widening of Route 11. As previously noted, interparcel connectivity should be a consideration with this application. Particular attention could be paid to the properties to the north and south of this project. C. Design Standards The Northeast Land Use Plan recommends adequate screening from adjoining land uses and recommends greater setbacks and buffers and screening along Martinsburg Pike. The site is surrounded on all sides by RA (Rural Areas) zoned property, which is either in agricultural or residential use. While it is possible that these uses may change in the future, in line with the Northeast Land Use Plan, for the moment, screening should be addressed. The project's location on a major corridor warrants particular attention. This has not been fully provided for in the application and could be achieved through a combination of proffered commitments that may include a proffer to provide an adequate corridor enhancement buffer along the frontages of the property and a limitation on the signage on the property. Consideration should also be given to screening along Interstate 81. D. Community Facilities The development of this site will have an impact on community facilities and 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 addresses the impacts to Fire and Rescue services by providing a monetary contribution in an amount of $10,000. 5) Proffer Statement — Dated December 12, 2006; revised June 18, 2007 and July 11, 2007. A) Generalized Development Plan A Generalized Development Plan has not been provided by the Applicant. B) Land Use The Applicant has provided that the amount of office space on the property will be no greater than 150,000 square feet. No limitation has been provided for non office land uses light industrial uses that would be permitted within the Ml Zoning District. Rezoning #07-07 — I-81 Distribution Center July 31, 2007 Page 8 The Applicant has proffered a 10' wide landscape strip along Route II including a variety of landscape plantings. This proffer does not appear to provide any additional corridor enhancements beyond what would typically be required by Ordinance for parking lot landscaping. The Applicant has limited the fagade materials of the buildings fronting along Route 11 and Interstate 81 to a variety of materials. Proffers 5.1 and 5.2 are redundant as they are required by current ordinance. C) Transportation The. Applicant's proffered transportation improvements include the dedication of an unspecified amount of right-of-way for future improvements to Route I 1 to be done by others. Right turn deceleration lanes have been proffered. The proffered right turn lanes are the minimum that would be required by VDOT during the development of the site. The Applicant has proffered $100,000 at the time of Certificate of Occupancy for unspecified improvements within the Route 11 corridor. The proffer statement also provides for a potential contribution in the amount of $50,000 based upon the potential that the vehicle trips may exceed a specified number (124). A second trigger has been provided which would provide for the signalization of an entrance to this site, or a comparable cash contribution, in the event that the vehicle trips exceeded a specific number (325). In general, this approach to addressing the transportation impacts generated by this development is extremely undesirable. The Applicant has proffered to construct a 10' wide asphalt multi use trail along their frontage on Route 11. D) Communily Facilities The Applicant has proffered $10,000 to Frederick County for use by Clearbrook Volunteer Fire and Rescue. STAFF CONCLUSIONS FOR 08/15/07 PLANNING COMMISSION MEETING: The land use proposed in this rezoning is not consistent with the Northeast Land Use Plan. Further, the impacts associated with this rezoning request have not been mitigated by the Applicant, in particular, transportation improvements have not been provided that would achieve a level of service C or address the Comprehensive Plan. In addition, site design and corridor appearance considerations have not been adequately addressed. Following the requirement for a public hearing, 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. COUNTY of FDERfC Department of Planning and Development 540/665-5651 FAX: 540/665-6395 February 1, 2007 Mr. Dennie D. Dunlap, P.E. Triad Engineering, Inc. P.O. Box 2397 Winchester, VA 22604 RE: Proposed Rezoning of the 1-81 Distribution Center Dear Dennie: I have had the opportunity to review the draft rezoning application for the 1-81 Distribution Center. This application seeks to rezone land from the RA (Rural Areas) District to the M1 (Light Industrial) District. Staff's review comments are listed below for your consideration. 1. Northeast Land Use Pian. The site is within the limits of the Northeast Land Use Plan, a component of the Comprehensive Policy Plan. The plan designates the site for business use. The plan states that `Business and commercial land uses are proposed along the Martinsburg Pike corridor, on the east and west side of Interstate 81 exits 317, 321 and 323. It is envisioned that commercial uses which cater to the interstate traveler will be developed along the three Interstate 81 interchanges, while retail, service and office land uses will occur along the Martinsburg Pike corridor". The proposed M1 Zoning and associated industrial use are not consistent with the Northeast Land Use Plan. 2. Northeast band Use Pian. The Northeast Land Use Plan discourages individual lot access on the Martinsburg Pike corridor, encourages inter -parcel 1. t t i conneClions, Anil recomn"tends adequate screen.I_Z 1.-161 auj0ff11iib laiiu uac5 u. -:u recommends greater setbacks and buffers and screening along Martinsburg Pike. The site is surrounded on all sides by RA (Rural Areas) zoned property, which is either in agricultural or residential use. While it is possible that these uses may change in the fixture, in line with the Northeast Land Use Plan, for the moment, screening should be addressed and future inter -parcel connectors considered. Consideration should also be given to screening along Interstate 81. 3. Northeast Land Use Pian. The plan calls for Level of Service Category C or better for proposed industrial and commercial development. This application does not provide that Level of Service. See TIA comments below. 107 North Kent Street,;Suite- 262 Winchester, Virg -luta 22601, -5900 Page 2 Mr. Dennie D. Dunlap, P.E. RE: Proposed Rezoning of 1-81 Distribution Center February 1, 2007 4. Northeast Dann Use Plan. The plan calls for improving Martinsburg Pike (Route I1 North) to a four -lane facility. The applicant will need to work with VDOT to ensure that this application meets the ultimate requirements for Route 11 North. This will likely include additional right-of-way and an additional lane along Route 11. 5. Comprehensive Policy Plan. The Comprehensive Policy Plan recommends a number of design features for properties along business corridors. These include landscaping, screening and controlling the size and number of signs. These design elements should all be addressed in this application. 6. Impact Analysis Statement — Proposed Uses. The application states the rezoning is for a 739,000 square feet warehouse and 11,000 square feet of office space. Unless a specific use and/or floorspace are proffered, the County will assume the maximum possible development as per the County's rezoning application (24,750 square feet of general office use per acre in the M1 District). The applicant will need to base all analysis on these numbers unless the proffers ensure a lesser scale of development. 7. Impact Analysis. An accurate description of historic resources is required with this application. 8. Impact Analysis. The site contains a significant amount of soil type 3213 (Oaklet silt loam, two to seven percent slope) which is classified as prime agricultural soil in Frederick County. g. Traffic Impact Analysis (TIA). The TIA background information does not include accurate data for Rutherford Crossing, formerly known as the Rutherford Farm Industrial Park. Include data from the most recent Rutherford Crossnig TIA, dated September 7, 2006. A growth rale of 3.5% was used to obtain 2010 base conditions. TIAs submitted to this County generally use a 5% growth rate. 10. Traffic Impact analysis. The TIA proposed development trip generation was based on the number of employees. This is unacceptable to the County. Trip generation should be based on floorspace. Furthermore, unless a specific use and/or floorspace are proffered, the County will assume the maximum possible development as per the County's rezoning application (24,750 square feet of general office use per acre in the M1 District). The applicant will need to base the TIA on the numbers above unless the proffers ensure a lesser scale of development. Revise the trip generation before this application is submitted. Page 3 Mr. Dennie D. Dunlap, P.E. RE: Proposed Rezoning of I-81 Distribution Center February 1, 2007 11. Traffic Impact Analysis. As stated previously, the Northeast Land Use Plan calls for Level of Service C or better. Not only does this TIA fail to adequately reflect the allowed use on the site, it also does not provide Level of Service C. The TIA-suggested improvements at the intersection of Route 11 /Hopewell Road/Brucetown Road include: a re -alignment, signalization, an eastbound left - turn lane, an eastbound right -turn lane, a northbound right -turn lane, a westbound right -turn lane, and a southbound right -turn lane. Only a small share of the signalization is proffered with this application. The turn lanes are not proffered. The TIA-suggested improvemenis at the intersection of Route II/Rest Church Road include: a westbound leg, signalization, one eastbound thru-lane and one eastbound left -turn lane, one northbound right -turn lane, and one southbound left -turn lane. Only some of these improvements have been proffered with the Sempeles Property rezoning. The additional southbound and eastbound lanes have not been proffered by anyone. This applicant has not proffered any improvements at this intersection. Reconsider the proffered transportation improvements once the TIA has been revised as per comments #4 and #10. 12. Proffer Statement. A Generalized Development Plan (GDP) is included with this proffer statement, but it is not referenced in that document. It appears all references are to the Site Development Plan. Show the proffered layout and proffered improvements on one plan which is clearly referenced in the proffer statement. 13. Proffer Statement. A contribution of $10,000 has been proffered to the Clearbrook Fire and Rescue Squad. It is County policy to channel contributions through County Administration, so that proffers can be monitored and acknowledged. The monetary contribution should be to Frederick County for purposes of the Clearbrook fire and Rescue Sq=uad. 14. Proffer Statement. Proffer 22 provides a minimal amount of money that will in no way provide meaningful relief to the traffic situation in the area. Based on the TIA, Level of Service will be as low as F. 15. Proffer Statement. Proffer 2.3 guarantees a new TIA with later development, but only appears to guarantee additional money if the "TIA results in projection of an additional 200 average daily truck trips being generated by the subsequent project". Was the intent 200 or more? Reconsider the wording. Also, the additional $1.0,000 may not be anywhere near enough money to cover the in impact of the additional traffic. Consider a higher commitment tied to Page 4 Mr. Dennie D. Dunlap, P.E. RE: Proposed Rezoning of I-81 Distribution Center February 1, 2007 improvements called for in the future TIA, otherwise the County has no assurances that an acceptable level of service will be provided. 16. Proffer Statement. Proffer 32 proffers less than the County's Zoning Ordinance. This is unacceptable. §165-37D(4) of the Zoning. Ordinance requires a Category C buffer whenever land is to be developed in the M1 District that is adjacent to land primarily used for residential purposes in the RA Zoning District. The proposed proffer would only provide the buffer on land planned for residential use. Adjacent properties are shown in the Comprehensive Policy i:'lan as future uontaicj-cial sites; i7owevei, they ars currently in residential use and the Zoning Ordinance requires the buffer. Delete this proffer. It is inappropriate to proffer standards less than required. Proffers impose additional, not alternative, zoning regulations. 17. Proffer Statement. Please clarify the intent of Proffer 6.1, as it appears to proffer nothing. Consider a historic resources proffer that actually protects historic resources. 18. Deed. Include a copy of the recorded deed. Please be advised that Frederick County Real Estate records do not match your survey plat. Reconcile the differences with the County Real Estate office before this application is officially submitted. 19. Adjoiners. The list of adjoining property owners is incomplete. Add details of properties: 33-12-24, 33 -A -86A, 33-A-8613, 33 -A -105B, 33-A-8713, & 33-A-87. 20. Agency Comments. Please provide appropriate agency comments from the following agencies: Historic Resources Advisory Board, Virginia Department of Trarisportation, Frederick County Department of Public Works, Frederick Count' r:re IN r ,; 1;, a deric' County Departinent of-Parl_s ani? RecreatjoTl, ,d. sl .A.t'iG �. 1 M1 .. - . Frederick County Sanitation Authority, Frederick -Winchester Health Department, Clearbrook Fire and Rescue Company, the Frederick -Winchester Service Authority and the Frederick County Attorney. 21. Fees. The fee for this application includes a $3,000.00 base fee plus $100.00 per acre, and a $50.00 public hearing sign fee. This is based on fees as of January 27, 2005. Fees may change. Page 5 Mr. Dennie D. Dunlap, P.E. RE: Proposed Rezoning of I-81 Distribution Center February 1, 2007 All of the above cominents and reviewing agency comments should be appropriately addressed before staff can accept this rezoning application. Please feel free to contact me with questions regarding this application. Sincerely, Susan K. Eddy, AICP Senior Planner SKE/bad cc: Estate of Roy Riley Boyce, Jr., P.O. Box 67, Clearbrook, VA 22624 200 Aviation Dr. _ Winchester, VA 22602 Phone 540-667-9300 FAX 540-667-2260 www.triadeng.com Triad Engineering, Inc. June 28, 2007 Ms. Susan K. Eddy Senior Planner County of Frederick Department of Planning and Development 107 North Kent Street Suite 202 Winchester, VA 22601-5000 RE: Rezoning Application for the Proposed 1-81 Distribution Center +/- 60 Acre Parcel, Clear Brook, VA Dear Susan, On behalf of our client, BPG Properties, Ltd. ("BPG"), Triad Engineering ("Triad") is submitting a response letter to all agency comments received regarding the above referenced rezone application. This response letter is accompanied by a complete rezone application for the 1-81 Distribution Center and a revised Proffer Statement dated June 18, 2007. We are requesting that this proposed rezoning be placed on the agenda for the County of Frederick Planning Commission meeting and public hearing on August 1, 2007. 1. Frederick County Sanitation Authority Comment received on December 14, 2006 FCSA stated "We will provide sewer and water service to this site". BPG will work with FCSA during the planning process to design proper connections to sewer and water facilities. 2. Frederick County Fire and Rescue Department: Office of the Fire Marshall Comment Received on December 14, 2006 The Fire and Rescue Department has no objection to the rezoning request. The Fire and Rescue Department recommended for the following: Automatic Sprinkler System, Automatic Fire Alarm System, Fire Lane Required, Plan Approval. BPG agrees with the comments and plans on providing an Automatic Sprinkler System, an Automatic Fire Alarm, and a Fire Lane per the recommendations of the Fire Marshall. BPG appreciates the Fire and Rescue Department recommending for Plan Approval. 3. Frederick Winchester Health Department Comment Received on December 14, 2006 The Health Department has no objections to the rezoning request, so long as existing wells or drainfields are not negatively impacted. Triad confirms that no existing wells or drainfields will be negatively impacted by the proposed development of the site. Practical Engineering and Science Solutions Since 1975 West Virginia Pennsylvania Maryland Virginia 4. Winchester Regional Airport Comment Received on December 15, 2006 The Airport has no objection to the rezoning request. 5. Frederick -Winchester Service Authority Comment received on December 21, 2006 The Frederick -Winchester Service Authority has no objection to the rezoning request. FWSA will not be the provider of any services to the site. 6. Frederick County Department of Parks and Recreation Comment received on December 21, 2006 The Department of Parks and Recreation has no objection to the rezoning request. 7. Frederick County Public Schools Comment received on January 15, 2007 The Public Schools has no objection to the rezoning request, as the potential uses will have no impact to the school population upon build out. 8. Frederick County Attorney: Robert T. Mitchell, Jr. Comment received on January 25, 2007 The County Attorney, Robert T. Mitchell, Jr. submitted a total of 6 comments to the Proposed Proffer Statement ("Proffer"). Note that the Revised Proffer Statement, dated June 18, 2007, addresses and incorporates all of the comments from the County Attorney. Response to Comment 1 The last sentence in the first paragraph was deleted in the June 18, 2007 version. Response to Comment 2 The last sentence of paragraph 2 (Proffer June 18, 2007) includes the correct description. Response to Comment 3 BPG prefers a direct Proffer to the first responders of the Clear Brook Fire and Rescue Company. Response to Comment 4 Proffer 2.2 is to be contributed to Frederick County (Proffer June 18, 2007). Response to Comment 5 Proffer 3.2 (from the original Proffer submitted on December 12, 2006) was deleted. Response to Comment 6 Proffer 6.1 was deleted. Page 2 of 5 9. Historic Resources Advisory Board Comment received on January 24, 2007 Response to Comment 1 BPG contracted ECS Mid -Atlantic to complete and submit a PIF to the Department of Historic Resources. A copy of the report dated May 1, 2007 was sent directly to HRAB and DHR. Response to Comment 2 Sufficient visual barriers will be provided along the property boundary adjacent to Route 11 via required screening (per the zoning ordinance for M-1); landscaping (per the subdivision and land development ordinance), and proffered landscaping improvements (Proffer 3.1). 10. Frederick County Department of Planning and Development Comment received on February 1, 2007 Response to Comment 1 BPG considered the recommendations in the Northeast Land Use Plan, and recognizes that the plan is a general guide and not an ordinance. This proposal is consistent with the general nature of the plan, as directly across Route 11, the plan calls for M-1 zoning for sites that will also access Route 11. The proposed use for our site will fit into the overall uses in the area recommended by the Northeast Land Use Plan. Response to Comment 2 BPG will plan and develop the property in accordance to the Zoning Ordinance for M-1, including the landscape and screening requirements. Included in the requirements are perimeter landscaping and visual barriers, which would apply to Route 11 and 1-81, Response to Comment 3 The proposed use is a low traffic generator and is not the cause of traffic issues in the area. Proffers 2.1, 2.2, and 2.3 provide for significant transportation improvements. Response to Comment 4 Proffers 2.1 and 3.2 provide for the Route 11 improvements suggested. Response to Comment 5 The Site Plan Application will comply with the Zoning Ordinance with respect to landscaping, screening and signage for M-1. Proffer 3.1 provides a significant amount of additional landscaping along Route 11, Response to Comment 6 BPG is suggesting a proposed use for information purposes as it relates to the rezoning application. The proposed use is permitted under M-1, by right. Proffering a specific use would be detrimental to the successful development of the property and would cause economic hardship for the owner/developer. Response to Comment 7 See HRAB response above (PIF form). Response to Comment 8 Noted. Page 3 of 5 Response to Comment 9 The revised TIA (dated May 30, 2007) addresses these comments. Response to Comment 10 Based on a meeting with VDOT and Frederick County on April 24, 2007, the revised TIA (dated May 30, 2007) and the revised Proffer Statement (dated June 18, 2007) address these issues. Response to Comment 11 Based on a meeting with VDOT and Frederick County on April 24, 2007, the revised TIA (dated May 30, 2007) and the revised Proffer Statement (dated June 18, 2007) address these issues. Response to Comment 12 The last sentence of paragraph 2 (Proffer June 18, 2007) addresses this comment. Response to Comment 13 BPG prefers a direct Proffer to the first responders for our proposed development. Response to Comment 14 Based on a meeting with VDOT and Frederick County on April 24, 2007, the revised TIA (dated May 30, 2007) and the revised Proffer Statement (dated June 18, 2007) address these issues. Response to Comment 15 Proffer 2.3 is reworded (Revised Proffer June 18, 2007). Response to Comment 16 Proffer 3.2 (from the original Proffer submitted on December 12, 2006) was deleted. Response to Comment 17 Proffer 6.1 was deleted. Response to Comment 18 A copy of the recorded Deed is included with this Application. Reconciliation of the Deed discrepancy referred to will occur upon closing on the subject property. Response to Comment 19 The application includes a complete list of adjoiners as recommended by the County. Response to Comment 20 The application includes a complete set of agency comments. Response to Comment 21 BPG is pleased to submit the application fee with this Application package, totaling $9,000. TRIAD is submitting the $50 signage fee with this Application package. Page 4 of 5 11. Frederick County Department of Public Works Comment received on February 23, 2007 Response to Comment 1 TRIAD has advised BPG of the Karst terrain. After the proposed rezoning, a geotechnical evaluation of the site will be conducted by TRIAD to determine potential sinkholes. Response to Comment 2 Based on a meeting with VDOT and Frederick County on April 24, 2007, the revised TIA (dated May 30, 2007) and the revised Proffer Statement (dated June 18, 2007) address these issues. VDOT does not require a breakdown of car trips and truck trips. Response to Comment 3 TRIAD will likely recommend a Dry Detention Pond for the storm water management of the proposed development. This will be specifically addressed in the Site Plan Application. 12. VDOT Comments received on March 8, 2007 and March 22, 2007 Meeting with VDOT and Frederick County on April 24, 2007. Based on the meeting with VDOT and Frederick County on April 24, 2007, the revised TIA (dated May 30, 2007) and the revised Proffer Statement (dated June 18, 2007) address the comments from VDOT. Please refer to those documents. We appreciate Frederick County's consideration of the rezone application for the proposed 1-81 Distribution Center. If you have any questions or comments, please feel free to contact: Triad Engineering, Inc. — Dennie Dunlap, 540-667-9300, ddunlap(aD_triaden .com BPG Properties, Ltd. — John Knott, 215-575-2436, jknott@,bpgltd.com PHRA — Mike Glickman, 888-616-8286, micliael.glickmang_phra.com Lawson & Silek - Ty Lawson, 540-665-0050, tlawson&lsplc.com Sincerely, Dennie D. Dunlap, Senior Engineer Triad Engineering, Inc. cc: John Knott, BPG Properties, Ltd. Dan DiLella, Jr., BPG Properties, Ltd. Ty Lawson, Lawson & Silek Mike Glickman, PHRA Page 5 of 5 Wtio.n Cen"tW 1V Loca or Map OFHAVFN 'KANUFt C• ( MARE ENTERPR SES, LLC fir' `--•', i Y// •f ( 33 A 108 RID(.eWAY ESTATES CLINE, DONALD S. 33 12 24 �. FAIRFIELD FARM OF FREDERICK CO,LLC - 33 A ^ / BOYCE, KAY B M aV C Mm 33 A 110 BOYCE, ROBIN LYNN & KAY MARIE i t ,t BRq�q A f; 33 A 112 FAIRFIELD FARM OF FREDERICK CO,LLC 4t CLEARB33 ROOKSiORAGE,LLC El c+ �3A 878 COOK, OA%D C 33 A 87) RUSSELL, GLEN E & JUDY S I a �a r` r � f 33 A 131 STIMMEL, JAMES A & CAROLYN 4 Frederick County, VA Re -Zoning `\ REZ 9 07 - 07 Application I-81 Distribution Center Parcel ID: 33-A-109,110 Location in the County Map Features 0 Hamlets Future Rt37 Bypass Application Airport Lakes/Ponds Streams Buildings Streets Primary 4%* Secondary '�- Tertiary Z% Urban Development Area SWSA Topography (5' interval) i r'i d � D N r` brcox ; Brucetowno Location in Surrounding Area 0 125 2500 d �, meet J � Case Planner: Mike Map Document: (N:\Planning_And_Development\_1_Locator_Mps\I81_Distribution Center REZ0707_071207.mxd) 7/12/2007 -- 3:01:11 PM inter Map Document: (NAPlanninn Anrl r-t.—In..., +% i i a _ ne__une r Frederick County, VA Re -Zoning REZ#07-07 Application r. I-81 Distribution Center Parcel 1D: 33-A-109,110 Location in the County Map Features O Hamlets Zoning '!+ Future Rt37 Bypass B1 (Business, Neighborhood District) Ul Application B2 (Business, General District) r-= Airport O B3 (Business, Industrial Transition District) <s Lakes/Ponds +eo EM (Extractive Manufacturing District) ^— Streams 40 HE (Higher Education District) + Buildings Ccs Mt (Industrial, Light District) streets M2 (Industrial, General District) <. Primary ! MH1 (Mobile Home Community District) "o. Secondary dO MS (Medical Support District) '�- Terciary R4 (Residential, Planned Community District) 9 Urban Development Area ;• R5 (Residential Recreational Community District) SWSA RAZ (Rural Area Zone) RP (Residential Performance District) jr"�'/ townO Location in Surrounding Area a 125 250 i ��uF°eet Q �� w w tSY Case Planner: Mike ----- --- r ,• •_�utur u7 lzur.mxa) 1112lzuut -- 3:01:11 PM Center DEHA33 A VEA 707 MAHUEL C MAR -FRE ENTERPRISES, LLC rase; --•.-::, 33. A: 108 - - RIDGEWAY E5TATE5 CLINE, DONALD S. CLEAR33 A BgpOKS705C LLC 33 12 24 FAIRFIELD FARM OF FREDERICK CO,LLC 0/_ �iy`��L�°9 .� ®BransonlgPring)Rd C 33 A 86A BOYCE, KAY B ? J art 3 f P Q7 aS r 1 i ti r m 33 A 110 '' ' �C BOYCE, ROBIN LYNN & KAY MARIE x u 33 `•" RUSSELL GLEN E & JUDY 4x EIRIN ESTATES 9R 33• 3x� X. - 33 A 112yQ " FAIRFIELD FARM OF FREDERICK CO,LLC N STIMMEL JAMES A & CAROLYN Wpm Mar) DOCUmPnt' (NAPInnninn Anrl l"I 1 ..♦t e r _. Frederick County, VA Re -Zoning REZ#07-07 Application I-81 Distribution Center Parcel ID: 33-A-109,110 Location in the County Map Features O Hamlets Long Range Land Use qs Future Rt37 Bypass Rural Community Center ® Application Residential Airport Business £S Lakes7Ponds ^,*'^ Industrial — Streams Q2� Institutional ^F� Buildings Recreation Streets r .. Historic ^�. Primary ® Mixed -Use ^.. Secondary ® Planned Unit Development '�- Tertiary ,f Urban Development Area SWSA d o,� t ,f 0 �e broad -; Bruceto^:0 Ii Location in Surrounding Area SK cO 1 %5 250 eet O { Case Planner: Mike — - - --1......._ _ ,-,-• _ •r..,,,., �_�.�1uuvnucntcr_t�CLulu!_U! izut.MXO) 1/12/ZUU( -- 3:01:11 PM _ _ _ _.____._____'.'_— __... .. — .�... .n.nv�.rrucvVr "J.V 1.II rlvl L.AwsON AND SILEK, P.L.C. 120 EXETER DRIVE, SUITE 200 POST OFFICE BOX 2740 WINCHESTER, VA 22604 TELEPHONE: (540) 665-0050 FACSIMILE: (540) 722-4051 ERIK W. FOX • EFOXnaLSPLC.COM July 31, 2007 Michael T. Ruddy, AICP The Department Of Planning And Development 107 North Kent Street, 2nd Floor Winchester, VA 22601 Re: VIA HAND DELIVERY Dear Mike: Clearbrook/I-81 Distribution Center Our File No. 896.001 As we discussed, enclosed please find the fully executed revised Proffer Statement dated July 11, 2007. Thank you for your continued assistance and cooperation. If you have any questions, please do not hesitate to give me a call. Very truly yours, r Erik W. Fox EWF:sih Enclosure FRONT ROYALADDRESS: POST OFFICE BOX 602, FRONT ROYAL, VIRGIMA 22630, TELEPHONE: (540) 635-9415, FACSIMILE: (540) 635-9421, E-MAIL: SILEKJ@LYNXCONNECT.COM FAIRFAX ADDRESS: 10805 MAIN STREET, SUITE 200, FAIRFAX, VIRGINIA 22030, TELEPHONE: (703) 352-2615, FACSIMILE: (703) 3524190, E-MAIL: THOMASO.LAWSONea.VERIZON.NET PROPOSED PROFFER STATEMENT REZONING: RZ# RA to M-1 PROPERTY- ±59 Acres Tax Map Parcel No.'s 33-A-110; 33-A-109 RECORD OWNER: Estate of Roy Riley Boyce, Jr., Kay Marie Boyce and Robin Lynne Boyce APPLICANT: BPG Properties, Ltd. and/or its assigns PROJECT NAME: I-81 Distribution Center PROFFER DATE: December 12, 2006 REVISION DATE: June 18, 2007, July, 11, 2006 The undersigned hereby proffers that the use and development of the subject property ("Property"), as described above, shall be in strict confonnance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "final rezoning" defined as that rezoning which is in effect on the day following the last day upon which the Frederick County Board of Supervisors (the `Board") decision granting the rezoning may be contested in the appropriate court. If the Board's decision is contested, and the Applicant elects not to submit development plans until such contest is resolved, the term final rezoning shall include the day following entry of a final court order affirming the decision of the Board which has not been appealed, or, if appealed, the day following which the decision has been affirmed on appeal. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The tern "Applicant" as referenced herein shall include within its meaning all future owners and successors in interest. A conceptual development plan entitled "BPG-WAREHOUSE, Frederick County, Virginia, SITE DEVELOPMENT'" dated October 24, 2006, "Plate Number: A" is included for reference and orientation purposes only. The Applicant hereby Proffers the following: 1. Fire and Rescue The Applicant shall contribute the sum of Ten Thousand Dollars ($10;000.00) to Frederick County at the time of issuance of a building permit for the Property; for use by the Clear Brook Volunteer Fire & Rescue Inc. 2. Traffi c 2.1 The Applicant shall install a right -tum deceleration lane at the northernmost access road to the Property. At the southernmost access road to the Property, the Applicant will provide a right -turn deceleration lane into the Property. In addition, the Applicant shall dedicate a sufficient right-of-way across the frontage of the Property to allow for the installation of the bike path improvement and for the widening of Route, which are proposed projects for the Route 11 corridor. The total right-of-way required will be defined and mutually agreed upon by the Applicant, Frederick County and VDOT during the site planning process. 2.2 The Applicant will contribute to Frederick County the sum of $100,000.00 to be utilized for improvements in the Route I 1 corridor in relative proximity to the Property. It is the intention of the Applicant that said funds shall be used to the best advantage by Frederick County and/or VDOT to improve road conditions in the Route 11 corridor. This contribution will be made at the time of issuance of the Certificate of Occupancy. 2.3 It is the intent of the Applicant that the vehicle trips generated by the Property shall not exceed a total of one hundred twenty-four (124) weekday PM peak hour vehicle trips per day. To ensure the same, the Applicant has agreed to install trip counters at the entrances to the Property and will record the actual number of vehicle trips per day in and out of the Property. In the event that the Property generates more than one hundred twenty-four (124) weekday PM peak hour vehicle trips per day, averaged over a one month period, then the Applicant agrees to make an additional contribution to Frederick County in the amount of $50,000, to be utilized for improvements in the Route I 1 condor in relative proximity to the Property. 2 In the event that the Property generates in excess of three hundred twenty-five (325) , c cClay PM peak hour vehicle trips per day, averaged over a one month period, then the Apl,licant agrees to either install signalization at the site's southernmost entrance, as per the recommendation of the Traffic Impact Analysis, performed by PHR+A, PC, and dated May 31, 2007, or the Applicant can contribute the cash value equivalent of one (1) traffic signal to Frederick County. 2.4 The development of the Property will not contain more than one hundred fifty thousand (150,000) square feet of office space on the Property. The amount of M-1 non -office space will not be limited in the initial phase of development: 3. Landscape 3.1 The Applicant shall provide a ten (10) foot wide landscape strip adjacent to Route 11, comprised of three (3) street trees (per Zoning Ordinance 165-36.13.1, or equivalent) per one hundred (100) linear feet, and twenty-five (25) shrubs per one hundred (100) linear feet. 3.2 The Applicant shall provide a ten foot wide asphalt pedestrian trail, which parallels Route I I and which shall be designated for bicycle and pedestrian traffic and which shall be part of the Martinsburg Pike corridor enhancement. This improvement shall be constructed upon issuance of a building permit and in conjunction with the proposed Route 11 corridor improvements being planned by Frederick County and/or VDOT. 4. Architectural 4.1 Fagade materials of buildings facing Route 1 1 and Interstate 81 shall be primarily of either concrete masonry unit, brick, architectural block, Dryvit or other simulated stucco, or real or simulated wood or glass. 5. Site 5.1 All utilities will be underground. 5.2 Stormwater management facilities will be maintained by the Applicant. 3 BPG PERTIES, LTD. B • PG- P, LLC By: Its: COMMONWEALTH OF PENNSYLVANIA, AT LARGE COUNTY OF PHILADELPHIA, To -wit: Thy foregoing instrument was acknowledged before me this a I/Aday of 2007, by , y ;�� of BPG Properties, Ltd. �. My commission expires: ' E NOTARY PUBLIC COM"i ONWEALTH OF PEN�WgfLVAN{A NOTARIAL SEAL DIANE C. THOMAS, Notary Public City of Philadelphia, Phila. County My Commission Ex ices April 30, 2009 ESTATE OF ROY RILEY BOYCE, JR. By: Name: Kay It Boyce Title: Executor Kay Mar' Boyce COMMONWEALTH OF VIRGINIA, AT LARGE � v c roes i e,k C�/CITY, To -wit: The foregoing instrument was acknowledged before me this J-6 day of .. U! : 1' 2007, by Kay Marie Boyce. NOTA 4* P�4BI71G_ LORETTA M. WILSON Notary Public My commission expires: A t r- LLS i' %3,� SCOQ)My Commonwealth of VirginiaReg. #363036 Commission Exps. Aug. 31, 2008 739 66 FUNDS TO BE 11N. PROVIDED BY I..", WINCHESTER If X. WINCHESTER MEDICAL CENTER E Ii. Winch SITE RECONFIGURE 37i CONNECTION 664 REMOVE ROAD 622 656 Z� U2 152 645 728' do f 644 Frederick REMOVE INTERCHANGE County 65 651 644- 51.7 f •642 V4 941 4WIVCG TO FC.1.1�� �t� ZTN. 4, T —_ FOACWAY G0Nwu3;;0NGL0,r, NEW muci—cw JL JL-. U'! 4 mii 1-44 DISTRIBUTION CENTER FREYWERICK COUNTY, VIRGINIA Dateel0/24/06 lJob No.07-015-0072 plate I Nwhe CQdd f1le o.i1 JFigure fATrS3T=EXHWr 5 Lf Ap 8 ITE ,. 10 -S ^ 1 EXISTING VEGETATION 1 A y EXISTING BUILDING } Ile -57 a f 133 131 LON" I-81 DISTRIBUTION CENTER FREDERICK COUNTY, VIRGINIA TAS Drawn by Date,10/24/06 Job No,O7-06-0072 Plate Number, TRIAD ENGINEERING, INC. SITE E CHARACTERISTICS DDH Cadd file no.: WINCHESTER, VIRGINIA Checked by SITECHARACT.DWG Scale =N/A FIGURE 4 III. Impact Analysis A. Site Background and History The I-81 Distribution Center property consists of 2 parcels with PIN #'s 33-((A))-109 & 33-((A))-110. The 59.077 acres of land are located as shown on the attached Figure 1 Location Map. The site lies outside the Urban Development Area of Frederick County. (See Figure 2). The site had historically been used for agriculture. Principle access is provided by U. S. Route 11 "Martinsburg Pike". B. Location and Access The site has 2077' frontage on U. S. Route 11 "Martinsburg Pike" which will be the principle access to the development parcel. Figure 3 shows the location of the site with respect to area transportation planning. The site will utilize U. S. Route 11 for this rezoned use. There will be two (2) access points for the site. A north and a south driveway with the north access to service the truck loading docks and parking/drop-off area and the south access to service predominately employee & visitor parking with truck "relief' overflow. Since the site is located within the I-81 corridor and is situated between exits 321 and 323, traffic to and from the site will be provided with options. Refer to Traffic Impact Analysis by PHR&A for existing and anticipated traffic movements. C. Site Suitability The project and general geographic area is underlain by carbonate sedimentary bedrock which results in karst terrain. Topographic mapping for the site indicates a site typical of the karst terrain with gentle slopes and reasonable level plain areas. Typical of other properties within the area, this site is generally suitable for the proposed facility. A site characterization showing important environmental features is included in Figure 4. The following chart provides an area summary: 1-81 Distribution Center Site Characteristics Total Project Area 59.077 Acres Area in Flood Plain 0.00 Acres Area in Woodlands 0.00 Acres Area in Steep Slopes 0.00 Acres Area in Wetlands 0.00 Acres Lakes & Ponds 0.00 Acres The property is planned for a warehouse facility with an approximate building area of 750,000 square feet and parking for 100 +/- cars, 200 trailers, and 150 loading docks. D. Traffic The transportation impact analysis prepared for this project shows that under the conditions provided, traffic generation from this site is acceptable and manageable considering the overall development of the U. S. Route 11/I-81 corridor. Under the conditions imposed by this rezoning, this roadway system will continue to function at a level of service of "C" or better during the 2010 background and build -out conditions, respectively. As is stated in the Traffic Impact Analysis, the development of this site to accommodate a 750,000 +/- square foot warehouse facility does not significantly affect the existing or proposed roadway system. TRAFFIC IMPACT ANALYSIS _.._:ton Harris Rust & Associates ; Igineers. Surveyors. Planners. Landscape Architects. 10212 Governor Lane Blvd., Suite 1007 I� Williamsport, MD 21795 L T 800.616.8286 T 301.223.4010 F 301.223.6831 Memorandum To: Lloyd Ingram Organization/Company: VDOT From: Michael Glickman, P. E. Date: May 30, 2007 Response to March ??, 2007 VDOT comments regarding the report titled: _A Trac Imbact _gralvir of the I-81 Distribution Cerrt�r, dated Project Name/Subject: December 1, 2006. =- R -A project file !dumber: 14596-1-0 cc: Term Short 5r request, PHR+A (Patton Harris Rust & Associates) has prepared this memorandum to provide :uses to the March 22, 2007 VDOT comments regarding the report ritled: A TraiclmbactAnalysis oftb J.- Distribution Center, dated December 1, 2006: . Comment #1: The applicant used the number of employees for the trip generation, which d one employee per 5000 square feet There is no basis for this assertion, and therefore feel that this _zal flaw. The study should use the ITE trip rate based on square footage of the proposed facility. HR—A Response: PHR+A performed a 'pgeeraion s::seuon hrep3� comparable uses: 1) Home Depot Distribution Center (750,000 square feel,; _') Orgi Inc Distribution Center 40.,000 square feet) and 3) Target Distribution Ceater (1 i square feer). The results of this wady (that was submitted to VDOT on April 20, 2007) revealed lower ATNI and PM peak hour trip generation volumes than those shown in the December 1, 2006 traffic study- However, based upon discussion between VDOT/County / PHR+A/BPG (Client) at the ;„L? 24, 200 7 %DOT/Engineers meeting in Edinburg, Virginia, a second scenario will be contemplated that assumes the worst-case Office (ITE Code 710) use of 220,000 square feet which equals/exceeds the peak hour volumes based upon 750,000 square feet of Warehousing (ITE Code 150) using the aforementioned square footage rate. - OT Comment #2: Referencing Figure 2, Page 3, please explain why existing traffic volumes in this -igure does not match the traffic counts in the appendix. PHR+A Response: The existing traffic volumes shown in the Figure 2 are greater than the traffic counts due to the balancing of traffic volumes between intersections. Patton Harris Rust & Associates Memorandum Page 2 VDOT Comment #3: Referencing Figure 2, Page 3, please explain why the Average Daily Trips (ADT's) in this future are consistently higher the 2005 AADTs, based on VDOT traffic counts. PHR+A Response: The Average Daily Trips shown in Figure 2 are based upon the 2006 PHR+A peak hour traffic counts and "k" factor of 9.29'0. PFIR+A calculated "l-" factor from 24-hour tube counts. VDOT Comment #4: Referencing Table 1, Page 5, it states "Sempeles Property" and Stephenson Village" will be partial built -out by 2010.. Please explain what "partial" means related to the amount of t«ffic to be generated during background conditions for the subject applicatwon. PHR+A Response: The full build -out of the developments of Se neles Proper and Stephenson Village will be Year 2012 and Year 2015, resctiz peelc:- s v. The =nucope of the I -1 distribVillageution Center is limited to Year 2010. Therefore, PHR+A has assumed the Phase 1 completion of Stephenson Village and 50% completion of the Sempeles. VDOT Comment #5: Please provide detailed information about background conditions traffic distribution. PHR+A Response: PHR+A will provide Figures showing trip assignments for each background development in the revised TIA. VDOT Comment #6: The Rest Church Road/I-81 NB Ramps lane c_ nfig-.rzanon in the HCS report does not march Figure 3. Please explain. PHR+A Response: The HCS file contained an input inn curacy_ R e-.isigg the HCS fles, per the rIZUre 3 lane geometry at the intersection of Rest Church Road/I-81 \B Ramps, does not resultIn a change to movement/approach/overall LOS. VDOT Comment #7: Please provide complete HCS Report for Background Conditions and 2010 Built - Out conditions. PHR+A Response: Complete HCS report will be provided in the revised TIA. VD0T Comment #8: Referencing Figure 6, Page 9, the applicant has assumed 405'o traffic coming from I-81 N and another 40% form 1-81S. Please explain why half of the vehicles from 1-81N use exit 321 and the other half use exit 323_ PHR+A Response: The proposed site is located approximately equidistant between Exit 321 and Exit 323 along the east side of I-81. For conservative purposes, PHR+A assumed vehicles from. I - 81N and I -81S would utilize both exits to access the property. Engineers a Surveyors a Planners 9 landscape Architects A Traffic Impact Analysis of the I -8I Distribution Center (Formerly the Clearbrook Distribution Center) Located in: Frederick County. Virginia Prepared for. Berwind Property Group, Ltd.. 1500 Market Street 3000 Center Square Street Philadelphia, PA 19102 Prepared by - Patton Harris Rust & Associates, _p -c Engineers. Surveyors. Planners_ LandscopeArc�-.iects_ 10212 Governor Lane Blvd, Suite 1007 � Williamsport, Maryland 21795 T 301.223.4010 F 301.223.6831 May 30, 2007 (Revised from December 1, 2006 submission) OVERVIEW Report Summary Patton Hams Rust & Associates (PHR+A) has prepared this document to present the traffic impacts associated with the proposed I-81 Distribution Center (formerly submitted as the Clearbrook Distribution Center) located along the north side of Hopewell Road, west of Route 11 (Martinsburg Pike), in Frederick County, Virginia. PHR+A has provided analysis for two (2) alternate build -out conditions. Scenario A assumes that the proposed project will include 750,000 square feet of Warehouse. Scenario B assumes the proposed development of 220,000 square feet of office. Access to the site will be provided via two (2) site -driveways along the west side of Route 11 (Martinsburg Pike); the northern entrance is to be "right-in/right-out" only. The project is to be built -out over a si73gle transportation phase by the year 2010. Figure 1 is provided to ill: strate the logon of the proposed I-81 Distribution Center with respect to the surrounding roadway nevvork- Methodology The traffic impacts accompanying the I-81 Distribution Center were obtained through the following sequence of activities: a Assessment of background traffic including other planned projects in the study area, i Calculation of trip generation for the proposed I-81 Distribution Center, a Distribution and assignment of the I-81 Distribution Center development -generated trips onto the completed roadway network, Analysis of capacity and level of service using the latest version of the highway capacity software, HCS+, for existing and future condit ons_ A Trac Impact Analysis of the I-81 Distribution Center R+_ Project Number: 14596-1-0 May 30, 2007 HPage I EXISTING CONDITIONS PHR+A conducted AM and PM peak hour manual turnmg movement counts at the intersection of Route 11 (Martinsburg Pike)/Hopewell RoadBrucetown Road, Hopewell Roaw i-81 northbound ramps, Hopewell Road/ I-81 southbound ramps, Route 11/ Rest Church Road (Route 669), Rest Church Road/ I-81 northbound ramps and Rest Church Road/ I-81 southbound ramps. ADT (Average Daily Traffic) was established along each of the study area roadway links using a "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 9.2 % based on the published Virginia Department of Transportation (VDOT) traffic count data. Per the VDOT comments for the adjacent development of Clearbrook Properties, PHR+A has balanced the existing traffic volumes proportionately at all the study area intersections. Figure 2 shows the existing ADT (Average Daily Trips) and AN1:'P-M peak hour traffic volumes at key locations throughout the study area- Figure ; illustrates the respective existing lane geometry and levels of sel-Vice_ All iafc count data and HCS—" levels of service worksheets are included -in the Append- &. ction of t_bis r A Tra_{fzc Impact Analysis of the I-81 Distribution Center Project Number: 14596-1-0 R A May 30, 2007 HPage 2 No Scale s_ Rest Chun -h cobs_ cl,apel vi"', yr purrey 'yao Rd f 6N- r 41 :edar Nil) 1fIa 4 Brusetovm Rd Btucdawe Figure 1 Vicinity Map - I-81 Distribution Center, Frederick County, Virginia A Traffic Impact Analvsis of the 1-81 Distribution Center + Project Number: 14596-1-0 May 30, 2007 Page 3 a V m 7 `ti ('25 6)16 DI (228) No Scale (135)16 (8s) o C N - (D J� (37i)13 Rest Church Road (54)120 G Z O (12 Z �7g(61) (17q 9)73 ft.,* �235(19g) )163 c Site !_ 77 m1 SI _ Site Dryye # 2 G 0 a J Hooeu,e," Ro iy�� % 0 ad � „y 1 " 0 ! B�Cetowp RCad (55)67 ii #O! 85(8 �1) = o ((SS)6 �� o ti — ` 24)29 B'ucetow, O (68 Qa54f2) p 54 (41)4 (67)52 } — 11 C AM Peak Hour(PM Peak Hour) PT T-P+n A Trac Impact Analysis o1 the 1-81 Distribution Center PHP + Project Number: 14596-1-0 May 30, Paggee 4 4 4 Signalized tim n IntersectionSignalized LOS=B(B�� Cp Intersection LOS=B(B) No Scale (4)4 �► (R) mm q d t Rest church Road i Signalized Intersection 1 �\ v Site Dnve Y I SITE _ Site Drive # 2 m C Unsignalized O Intersection Hopew-ell Road 1 Unsigs2fizr i Intersectggn Brucetown Road Unsignalized / Q Intersection 11 :n AM Peak Hour (PM Peak Hour) Denotes Unsignalized Critical Movement RTP+ A Denotes two-way left turn lane i " Figure 3 Existing Lane Geometry and Levels of Service A Traf is Iinpact Analysis of the 1-81 Distribution Center RA Project Number: 14596-1-0 May 30, 2007 PHPage 5 2010 TRAFFIC ANALYSES PHR+A has provided analysis for two (2) alternate build -out conditions. Scenario A assumes that the proposed project will include 750,000 square feet of Warehouse. Scenario B assumes the proposed development of 220,000 square feet of office. 2010 BACKGROUND CONDITIONS Based upon the VDOT (Virginia Department of Transportation) historical average daily traffic data (between years 2002 and 2004) for Route 11 within the vicinity of the site, a growth rate of 3.5 % was calculated and applied to the existing traffic volumes (shown in Figure 2) to obtain the 2010 base conditions. Additionally, PHR+A included specific future developments located within the vicinity of the proposed site. Usina the 71h Edition of the Institute of Transportation Engineers' (ITE) Tri; Generation Report_ PHR+A has provided Table 1 to summarize the 2010 "other developments" trip generation- Tables A- 1 through A-6 are provided in the Appendix section of this report to show the trip asshmment volumes for each background development_ Figure 4 shows the 2010 background ADT and AMiPM peak hour traffic volumes at key locations throughout the study area network. Figure 5 shows the respective 2010 background lane geometry and AM/PM peak hour levels of service- All HCS- levels of service worksheets are included in the Appendix section of this report. Table 1 2010 Background Developments TOD Generation Suram2ry Code Land U—e Amount IB ANI Peak Hoar Out Total In PAI Peak Hour Ovr Twat ADT. Seutpeles Property (Partial Build -out) 130 Industrial Park 598,950 SF 336 74 409 306 398 503 3_ 19 820 Retail 49,000 SF .- 40 _7 Total 398 113 511 293 601 393 -,390 [Clearbrook Properties (Full Build -out) I20 GA Heary lodustrtal 120,000 SF 54 - 61 - Z11 23 180 932 H -T Restaurant 8,000 SF 48 44 92 53 34 87 1.017 Total 102 52 153 56 53 110 1.197 Rutherford's Farm Industrial Park (Full Build -out) t 130 Industrial Park 1,400,000 SF 1,022 224 1246 270 1,018 1,288 9,744 820 Retail 20,000 SF 36 23 60 103 113 216 2.386 Total 1,058 247 1,}06 374 1,131 1,504 12,130 North Stephenson Tract OMPS Property (Full Build -out) 110 Light Industrial 800,000 SF 752 103 855 118 863 981 5,874 Total 752 103 855 118 863 981 5,874 Stephenson Village (Partial Build -out) 210 Single -Family Detached 429 units 77 232 310 255 14; 399 4,290 220 Apartment 240 units 20 103 123 100 49 149 1,573 230 Townhouse/Condo 390 units 26 125 150 127 62 189 3,393 251 Elderly Housing - Detach 266 units 29 51 80 78 44 123 1,064 253 Elderly Housing - Attach 72 units 3 2 5 4 3 7 251 Total 1 155 513 667 564 302 866 10,570 A Trak 1inpact Anal)rsis of the 1-81 Distribution Center +A Project Number: 14596-1-0 May 30, 2007 Page 6 18S(29 J No Scale SS)J89 ���1(331j / 10(4 7) (370x$ _;�'�%a 7 80 (375) Rest Church Road i (861126 4q 1 A 0(47) (86 8s'�" 31 a r N N ry 2 �,3,_ (748)84 3-'7 ' /) (316)368 f48g � r Site unve ,� i SITE site Drive # 2 c Hoo / 11 � (�s.x�l� ��► 1'6f�l9jll ewe l Road RBMcet"-n R oad (63)77 s 27(72) a (28)3 j a S) ^ a 3� OC � 6iS5) (1 j7)737R' 64(62) fl3)183 vil �o z n r n a 1 ` AM Peak Hour(PM Peak Hour) Pr - A A Traffic Impact Analysis of the I-81 Distribution Center PH"UvProject Number: 14596-1-0 May 30, 7 Page 7 Q p Signalized W Intersection O a LOS=B(B) 1 No Scale Signalized mL�Q3� Intersection �� G LOS-B(B) q 4� Rest Churc h Road Signalized New Intersection" nterseetioo EB -I Left LOS=�-- Q WB - 1 7hrn Fourth Leg v _Site $ Sjl L n ri Intersection SiI}rTiveE f 41 � (A)q Dnve # 2 tTC "Suggested pit �1 Signalized Improvements" Interzeclion Signalaation LOS-B(B) intersection aligmnent EB - 1 Left + 1 Rtht WB - 1 Rnht NB - I pi -.1d 11 SB - I RL -ht NoDeti: ell Road fi (C)C= W r c q M. Intersection q Unsignalized Q Intersection Qntcetoµm b �I�FRoad Fes)* 4� AM Peak Hour (PM Peak Hour) T I * * Denotes Unsignalized Critical Movement 1 J /� TQ+ / \ Denotes two-way left turn lane A I rattic Impact Analysts of the 1-6/ 1Jtstrioution tenter + Project Number: 14596-1-0 ,_TA May 30, 2007 Page 8 TRIP GENERATION Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has prepared Tables 2a and 2b to summarize the trip generation associated the proposed I-81 Distribution Center for Scenario A and Scenario B, respectively . Table 2a ]Proposed Development: I-81 Distribution Center Scenario A: Trin Generation Summary Code Land Use Amount AM Peak Hour In Out Total PM Peak Hour In Out Total ADT 150 Warehousing (750,000 SF)' 150 employees 79 31 110 44 Sl 124 756 Total 1 79 31 110 1 44 81 124 756 .'assumed a worst -cast of i ernioyee per _ 0000 square ! Table 2b Proposed Development: I-81 Distribution Center Scenario B: Trip Generation Summary Code Land Use Amount AM Peak Hour In Out Total PM Peak Hour In Out Total ADT 710 Office 220,000 SF 310 42 352 55 270 325 2,448 Total 310 42 352 =5 270 325 2.418 TRIP DISTRIBUTION AND TRIP ASSIGN -A-1 ENT The distribution of trips, sho—"n in Figure 6, v -as based upon local travel patterns for the road-vay network surrounding the proposed 1-8 i Dim,_ ;on Center site_ Figures 7a and 7b show the respective development -generated AM/PM peak hour trips and ADT assignments for Scenario A and Scenario B, respectively. 2010 BUILWOUT CONDITIONS The I-81 Distribution Center assigned trips (Figures 7a and in) were added to the 2010 background traffic volumes (Figure 4) to obtain 2010 build -out conditions. Figures 8a and 8b show the 2010 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area for Scenario A and Scenario B, respectively. Figures 9a and 9b show the respective 2010 build -out lane geometry and AM/PM peak hour levels of service for Scenario A and Scenario B, respectively. All HCS+ levels of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of the I-81 Distribution Center + Project Number: 14596-1-0 i -,A May 30, 2007 Page 9 40% 10% No Scale Rest Church Road Site Dnye � 1 SITE Site Drive 2 IF HO ewell Road BrLcetow� n Road 40% 10% PT -.-P+/ Figure 6 Trip Distribution Percentages PL,R+A A Traffic Impact Analysis of the I-81 Distribution Center Project Number: 14596-1-0 May 30, 2007 Page 10 �ro No Scale ft -.0 �6p6j Cl ty�pp Rest Chu" Road ♦ a ro Q G � G 1=(3�� *-aft 6 I 6) a ®�IF r Site r Drive SITE I1 Site Drive # 2 (s�j2z a G N � � v J 1 i .,.fir Hop"'e11 Road � q1 p s rucetO" R may` r` 6(16) � x p 19116�a1 rr �x AM Peak Hour(PM Peak Hour) LP.- T-P+A Figure 7a Scenario A: Development -Generated Trip Assignments A Traffic Impact Analysis of the I-81 Distribution Center + Project Number: 14596-1-0 May 30, 2007 Page 11 No Scale LP 1 + �H figure 7b A -M Peak Hour(PM Peak Hour) Scenario B: Development -Generated Trip Assignments A Trak Impact Anal sy is ofthe I-81 Distribution Center Project Number: 14596-1-0 May 30, 2007 Page 12 a q b O N No Scale 1 (308)2 ' / , "5(20, (I55)1�9�� w 8(347) O ;n Rest Church Road O (148 �► 146006 (333}300 N* 333(5p� L b b \ N b \ 1,,4_Z78'0(47) (370115;nas 00(375) (208), 4 (47) i o y v N pnti1 N ^ SITE Site wive �2 (57)22 (12)5 �a ^� a j �a C7gi56) O6(55 (120)15-3 6q(62) b b \ N b \ 1,,4_Z78'0(47) (370115;nas 00(375) (208), 4 (47) i o y v N Figure 8a Scenario A: 2010 Build -out Traffic Conditions A Traffic Impact Analysis of the I-81 Distribution Center �_ Project Number: 14596-1-0 May 30, 2007 Page 13 'I Hoge. a 11 (18(� 9 �a 3 (28 )77� r` I27(!41 )33 j C7gi56) O6(55 (120)15-3 6q(62) n (4-9)61 173)183 hT H 11 ` AM Peak Hour(PM Peak Hour) �T-rP+A Figure 8a Scenario A: 2010 Build -out Traffic Conditions A Traffic Impact Analysis of the I-81 Distribution Center �_ Project Number: 14596-1-0 May 30, 2007 Page 13 No Scale (308)IIb �® 290 ;291) (ISS)189 w (85) O ` 10(4T 8 rn 0(3755 Rest Church Road (� 7 8� 10(4 ) s 1 (338)49, �► 33 (513) / u I � -i ♦A b 1 Site SITE x Site Drive Z (189)30 (40)6 F n Q A J Q J� (784 1j, HeDewel] Road r 1 ti M BTuCetOn e; t s r� 82(738) n o ((6 )77_r 129(179) n � 7q(Sp )33 ? g`uc�o �46(SS) p (1221� oa �! 6q(62) (49)64 saw (17"183 tia r 11 �„ AM Peak Hour(PM Peak Hour) nT Tri-�-n 1110�� Figure Sb Scenario B: 2010 Build -out Traffic Conditions AA Traffic Impact Analysis I-81 Distribution Center Analysis the I-81 Distribution Center Project Number: 14596-1-0 May 30, 2007 Page 14 Cnsignalized Intersection ( JC IJnsignalized p Intersection C> la S]_� 'D 7-C #1 SE Drive # J $n'cRoad L�Bsignali7r� Intersection q� �, r Ic�o Q Wn Roz,rt SigBa)ized Improveme�s" Intersecfion SrBaiiatioB LOS--B(B) IBtersecrios AtigBrir� EB - 1 Left + I Richt N1B - I Right NB- 1 Right SB -1 waiff A_N1 Peak Hour (PM Peak Hour) Denotes Unsignalized Critical Movement Denotes two-way left turn lane Figure 9a Scenario A: 2010 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the I-81 Distribution Center + Project Number: 14596-1-0 T-jA May 30, 2007 Page 15 Signalized Intersection �1m Signalized O LOS=B(B) �j� p Intersection LOS=B(B) 7 No Scale (9�A � -,MOO �E "'�► 11 � Right in I Right out O � � 4 ` Rest C h"reh Road Cnsignalized Intersection ( JC IJnsignalized p Intersection C> la S]_� 'D 7-C #1 SE Drive # J $n'cRoad L�Bsignali7r� Intersection q� �, r Ic�o Q Wn Roz,rt SigBa)ized Improveme�s" Intersecfion SrBaiiatioB LOS--B(B) IBtersecrios AtigBrir� EB - 1 Left + I Richt N1B - I Right NB- 1 Right SB -1 waiff A_N1 Peak Hour (PM Peak Hour) Denotes Unsignalized Critical Movement Denotes two-way left turn lane Figure 9a Scenario A: 2010 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the I-81 Distribution Center + Project Number: 14596-1-0 T-jA May 30, 2007 Page 15 a Signalized Intersection LOS-B(B) (� O No Scale $�J Right in I Right out 0 f lRest Church Road Intersection on LOS- WQ (C)C Z R Unsignalizk p Intersection A mac" gad U Unsignalized Intersection n -I- 1Z TZ— i3hZlve SITE Site Drrye # 7 "LucEl'" Unsignalized \ Intersection caro wn Roa F0)k �Z {1' ZIP C * Signalized Intersection �® BB) Srgnal"aed ImQrwemeats" ntersection 5pmumition LOS�QQ Intersection Aftum eet EB- I Left= I Right WR - I Rizid: \B -I Right S8 - . W22V Signalized "New Intersection" Intersection EB- I Left LOS---QQ *"B -1 Thrn i Fonrt4 Leg :v 1�CC(b) ftftdor Srgnal"aed ImQrwemeats" ntersection 5pmumition LOS�QQ Intersection Aftum eet EB- I Left= I Right WR - I Rizid: \B -I Right S8 - . W22V AINI Peak Hour (PM Peak Hour) * Denotes Unsignalized Critical Movement JDenotes two-way left turn lane Figure 9b Scenario B: 2010 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the I-81 Distribution Center P,__4+A Project Number: 14596-1-0 May 30, 2007 Page 16 CP i :v AINI Peak Hour (PM Peak Hour) * Denotes Unsignalized Critical Movement JDenotes two-way left turn lane Figure 9b Scenario B: 2010 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the I-81 Distribution Center P,__4+A Project Number: 14596-1-0 May 30, 2007 Page 16 CONCLUSION Assuming the suggested improvements, all the study area intersections will maintain overall levels of service "C" or better during 2010 build -out conditions for both the scenarios. Based upon HCS+ analysis, the F-11- ✓u,g describes the recommended roadway improvements for each of the study area intersections during each scenario: • Route 11 / Hopewell RoadBrucetown Road: Alignment of the intersection, traffic signalization, one (1) eastbound left -turn and one (1) eastbound right -turn lane, one (1) northbound right -turn lane, one (1) westbound right -tum lane and one (1) southbound right -turn lane will be required to maintain levels of service "C" during 2010 background and build -out conditions for Scenario A and Scenario B. • Route 11 / Rest Church Road: Along with the additional u-estibound leg, chis intersection would require one (1) eastbound left -turn lase, one (1) westbound thru lane, one (1) northbound right -t= lane and one (1) southbound left -turn lane to maintain levels of service "C" dur n2 ''010 back4-ound and build-om. conditions for Scenario A and Scenario B. • Route 11 / Site -Drive #1: This is a new right inhight out only intersection for Scenario A and Scenario B of 2010 build -out conditions-' • Route 11 / Site -Drive #2: This is a new intersection. It will require a southbound right -tum lane in Scenario A and traffic signalization and a southbound right -tum lane in Scenario B of 2010 build -out conditions_ Pedestrian and Bike accessibility will be addressed during Site Plan time. NOTE: The aforementioned improvements have vet to be funded_ A Traffe Impact Analysis of the I-81 Distribution Center PH� Project Number: 14596-1-0 May 30, 2007 Page 17 APPS L ack�,Yround Development Traffic Volumes C� QO o` AM Peak Hour(PM Peak Ho f fi o �ro No Scale (14)23 s (z 3 J!:%47) C3, Rest s (207), �,� go",* 10(4 Church Road SITE (24)93 t 1 611.4p :7 { Site h Drive r I a Site Drive#2. s�� S i Ir 7 Y a Fionexwell Road c t` �• ld o SruC on Ln a A 11 �. AM Peak Hour(PM Peak Hour) PT T■■���■ + / \ " ' f Figure A-2 "cempeles" Traffic Conditions a 0 No Scale n ° �.. s Rest Church Road + "� F� o site Drive # 1 0 i11 �. v h Site 1 eA,l Drive #2 At 0 4 J h'ooewell Road { c o grucezown R Ln An SITE AM Peak Hour(PM Peak Hour) nY Yrs+n - . o ,- , a 0 �R No Scale Owl*, Rest fav Church Road a �A G � SITE Site Drive # 1 Site K _ Drive 2 Ho ewe11 Road � 23(24) N G, AM Peak Hour(PM Peak Hour) PT TR+n Figure A-5 "Clearbrook Properties" Traffic Conditions Q cr O No Scale n a O � _% Rest Church Road v E 0 Site Drive I 11 � .r e i rive 2 Z b � � N � T v Ho E ell Road a c / s,��'-n P,--� NZ a SITE ry 'TJ A AM Peak Hour(PM Peak Hour) PT T1�1 i'/ 4 - � REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA o be completed by Planning Staff.• (Zoning Amendment N b PC Hearing Date t 0 - Fee Amount -Paid $ qOp0 Date Received Q' BOS Hearing Date � o The following information 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. Z. Applicant: Name: BPG Properties, Ltd. Telephone: (215) 575-2436 Address: CIO Triad Engineering, Inc., 200 Aviation Drive Winchester, VA 22602 2. Property Owner (if different than above) Name: Estate of Roy Riley Boyce, Jr. Address: PO Box 67 Clearbrook, VA 22624 3. Contact person if other than above Name: John L. Knott, III Telephone: (540) 550-5027 Telephone: (215) 575-2436 4. Checklist: Check the following items that have been included with this application. Location map ,/ Agency Comments ✓ Plat ✓ Fees V, Deed to property ✓ Impact Analysis Statement Verification of taxes paid ✓ Proffer Statement 11 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: Estate of Roy Riley Boyce, Jr. BPG Properties, Ltd. 6. A) Current Use of the Property: Agricultural with existing residence B) Proposed Use of the Property: 739, 000 sf warehouse with 1 1 , 000 sf office 7. Adjoining Property: PARCEL ID NUMBER 33 -A -86A, 868, 87B, 33-A-87, 108, 112 33-12-24 -, T I nCD USE 111 Residential Agricultural Agricultural Commercial ZONING RA RA RA M-1 g. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Approximately 0.61 +/- miles north of the Route 11 intersection with state route 671 (Cedar Hill). Bounded on the west by Interstate Route 81 and on the east by Route 11 (Martinsburg Pike). 11 9. The following information should be provided according to the type of rezoning proposed : Number of Units Proposed Single Family homes: N/A Townhome: N/A Multi -Family: NIA Non -Residential Lots: NIR Mobile Home: NIA Hotel Rooms: N/A Square Footage of Proposed Uses Office: 11,000 Service Station: N/A Retail: N/A Manufacturing: NIA Restaurant: N/A Warehouse: 739,000 Other: N/A 10. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County 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 hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): J _- Date: t r 4PG Properties, Ltd. Date: Owner(s): / ' t ' - Date: r Date: 13 Adjoining Property Owners Rezoning Owners of property adj oining 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-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 Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Adininistralive Building, 107 North Kent Street. Name and Property Identification Number Address Name Livid I,9e Br, P O BDK 174 C1 earhrn+., VA 22624 Property # 33-A-111 Name Charles W Orrr]off by & ,7o1im Srqjaid 2897 n etird m7 p;)�e C1 VA 22656 Property # 33-A-112 Name La-alcl S. ChM 4123 Matirdh irg pike Qe�, VA 22624 Property # 33-A-108 Name Say M. B--ym P O Bax 67 Qat VA 22624 Propeny # 33-A- iz, Name yy M. gz�� P O Box 67 CLesrbradt VA 22624 Property # 33-A 6B Name David C. Qbdc 4030 MutitsIairg pike Cte n VA 22624 Property # 33-A87B Name GLen E. & J03y S. 1 -11 2619 Vbodsicb iaxd C1ead=ck UA 22624 Property # 33-A-87 Name Fairfield Pin CE Find. m. ETC 2897 Mntirdawg Pike moi, VA 22656 Property # 33-12-24 Name Mari -i nsb rg Pi]q-- As=., LLC 4150 Marti nd-xz Pike C earl c VA 22624 Property # 33 -A --105B 14 County of Frederick, Virginia Frederick Planning Web Site: www.cpJrederick.v:a.us Department of Planning & Development, County m1' Frederick, Virginia, 107 .North Kent Street, Winchester, Virginia 22601 Piscine 540-665-5651 Facsimile 544)-665-6395 Know All Men By Those Present: That 1 (We) (itiianle)idgo V C je-_ (phone) SYO — XX0 —,� o2 (Address) 6 ��ala>;��� _ E��- - =aa% the owner(s) of all those tracts or parcels of land ("Property') conveyed to ane (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. on Page , and is described as Parcel: ]Lot: ---Block: _ Sectioaa: Subdivision: do hereby make, constitute and appoint-, (iw.'arrie)2 ZX lphone) (Address) �4 s , Z 4-o _ To act as my tmo and lawn lful attorney-in-fact for aaad our) laaarie, place, and stead with full power and authority 1 (,ve) would have if acting personally to file planning applications for any (our) above described Property, iiiCluding. Rezoning (including proffers) LJ Conditional Use P'erinits ® Master Development Mala (Preliminary and Final) * Subdivision Q Site Plan My attorney -in -fast shall .have the authority to o;fer proffered conditions and. to make amendments to previously approved proffered conditions except as follows: This authorization shall expire oil(-, year from the clay it is signed, or Cantil i i otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hared and seal this 1, day of 20(}-7 y Signature(s) State of Virgiriia, City/G"=ty of _ W1T AJ C /f S7 -6-k To -wit: i, 46,ec-7-1-n M, d1�%c-t�5 f a Notary Public in and for the jurisdiction aforesaid, certify that the persons) who signed to t11e foregoing irastrurnent p�rgonal3y appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 4 day of Jut Y , 200 7 . IVIy Commissioli Expires: Ua6 �3 i .2% Notary public LORETTA M. WILSON Notary Public [y{II , Commonwealth of Virginia 01p� .T" Reg. #363036 (10 39vd 096ZL99OPS 170 :OT L00Z/90/L9 II. General Criteria and Summary The BPG Properties, Ltd. site "I-81 Distribution Center" lies outside the UDA and within the SWSA of Frederick County, fronting on approximately 2077 feet of Martinsburg Pike (U. S. Route 11) and is adjacent to Interstate Route 81. The site is located approximately 0.61+/- north of the Route I 1 intersection with state route 671 (Cedar Hill). The applicant believes it is time for the site to be rezoned and placed into the M -I Light Industrial District category. Appropriate proffers have been considered that mitigate the impacts of this development and offer certain regional transportation improvements that may be vital to the functioning of the VA route 11 corridor. The building placement proposed is sensitive to the terrain. v "•w ow�un s anis t 11 t fr l% i l l jjjgl! ';°ssamworr t, mF Fitle lef a j a ', a sou 7 000 SCAL..E: 't "—Soo' IPF = IRON PIN FOUND IRS = IRON ROD SE -I SEE SHEET 3 OF 3 FOR CURVE TAf31_E. PARCEL 109 = 1£3.9306 AC._f PARCEL 110 = 40.1464 AC. J: TOTAL AREA = 59.0770 AC.i [ iI tRl i I I t )VVITI F�; i'C:)E31hd HULL do KAY MARIE MORRISON (1 UVI #U:- poc)oU1;5 7 Ilai 33 ((Ai) PRCI..S 'I 09 nc "I 10 IIItVL'r I IASBEEN PREPARED WITHOUT THE BENEFIT OF 1111_1IZE-PORL IIiEREFORE, THIS PLAT MAY NOT INDICATE I I [=1I(A WHRAI ICES ON CI1E PROPERTY. 1111 I:.I,IEiICi: Oi VEGETATED OR TIDAL WETLANDS WAS NOT I t( i I C bAl[ Il_T) DI,)RIEIG II -IIS SURVEY. I (:n_:AllO1d OR EXISTENCE OF UNDERGROUND UTILIlTES 1101 ESUud3i_ISIIEC) DURING IHIS SURVEY. DAVID F, SPRIGGS No, 1853 SUR V5N AUGUST 14, 2.006 I HEREBY CERTIFY THAT THIS SURVEY AND ANY INFORMATION SHOWN HEREON IS BASED ON AN ACTUAL FIELD RUN SURVEY MADE LINDER MY SUPERVISION AND THERE ARE NO APPARENT ENCROACHMENTS OTHER THAN THOSE SHOWN OR NOTED. BOUNDARY SURVEY ON THE PROPERTY of--- ROBIN f--ROBIN FULL & KAY MARIE MORRISON STONEWALL_ MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRG1141A DAT E.: AUGUST 14, 2006 SCALE: 1 " Vii A TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667--2.260 fr l% i l l jjjgl! ';°ssamworr J r.. EP/..+i a j a ', a sou 7 000 SCAL..E: 't "—Soo' IPF = IRON PIN FOUND IRS = IRON ROD SE -I SEE SHEET 3 OF 3 FOR CURVE TAf31_E. PARCEL 109 = 1£3.9306 AC._f PARCEL 110 = 40.1464 AC. J: TOTAL AREA = 59.0770 AC.i [ iI tRl i I I t )VVITI F�; i'C:)E31hd HULL do KAY MARIE MORRISON (1 UVI #U:- poc)oU1;5 7 Ilai 33 ((Ai) PRCI..S 'I 09 nc "I 10 IIItVL'r I IASBEEN PREPARED WITHOUT THE BENEFIT OF 1111_1IZE-PORL IIiEREFORE, THIS PLAT MAY NOT INDICATE I I [=1I(A WHRAI ICES ON CI1E PROPERTY. 1111 I:.I,IEiICi: Oi VEGETATED OR TIDAL WETLANDS WAS NOT I t( i I C bAl[ Il_T) DI,)RIEIG II -IIS SURVEY. I (:n_:AllO1d OR EXISTENCE OF UNDERGROUND UTILIlTES 1101 ESUud3i_ISIIEC) DURING IHIS SURVEY. DAVID F, SPRIGGS No, 1853 SUR V5N AUGUST 14, 2.006 I HEREBY CERTIFY THAT THIS SURVEY AND ANY INFORMATION SHOWN HEREON IS BASED ON AN ACTUAL FIELD RUN SURVEY MADE LINDER MY SUPERVISION AND THERE ARE NO APPARENT ENCROACHMENTS OTHER THAN THOSE SHOWN OR NOTED. BOUNDARY SURVEY ON THE PROPERTY of--- ROBIN f--ROBIN FULL & KAY MARIE MORRISON STONEWALL_ MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRG1141A DAT E.: AUGUST 14, 2006 SCALE: 1 " Vii A TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667--2.260 M 1 -CH LIME - SHEET 3 OF 3 / :.r' MANHOLE----,,,.. FRAME y trig / BARN " 2 STORY �Y Lc / t1 BRICK HOUSE GRAVEL / j tiv D/W ,•>�;. xt�y„� Jam/ / �L TM 33 ((A)) PRCL 110 4.0.14fi4 AC.± / 100.s cora /4 IRS / � IRS � S18'31'55"W FENCE G� 142.22' POST FENCE WIRE REMAINS FENCE C1-IARLNESF W. 8c FENCE 48 OONgCO N/F-S4- JOLINE S. ORNDOFF POST L 5CEF IRS 577/694 �/36>eR�CC -0 S67°35'13"E — 905.20 / / ®co TO SET STONE Mn- / SEE SHEET 3 OF 3 FOR CURVE TABLE. 200 0 200 4.00 B SCALE: 1 "-200' w I p,LTH OFA � I DAVID F. SPRIGGS No, 1853 AUGUST 14, 2006 BOUNDARY SURVEY ON THE PROPERTY OF ROBIN HULL & KAY MARIE MORRISON STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY„ VIRGINIA DATE: AUGUST 14, 2006 SCALE: 1 " = 200' CRUM) TRIAD ENGINEERING, INC. 200 AVIATION DRIVE WINCHESTER, VIRGINIA (540) 667-9300 FAX (540) 667-2260 i CURVE DELTA ANGLE ARC LENGTH RADIUS TANGENT CHORD DIRECTION CHORD LENGTH ClC1 07'03'33" 701.03 5690.00 350.96 S13'38'12"4V 700.59 r xIPF ►d28`12'06"W — 2964.80° C2 02'52'17" 285.15 5690.00 142.60 S18'36'07"W TO SET STONE FND. 285.12 o� �- BOARD / /�10 o e� ����.1 FENCE DONALD S CLINE f I Q IRS WIRE` WB 97/507 r o/ FENCE 04' °, _ c REMAINS TM 33 ((A)) IPF -�„ T E 372 62, ,. PRCL 109 / IRS _,_-----FENCE C/L METAL E TOWER 18.9306 %C.± WIREFENCE !� 1 (ODMVID �A,LTHOp0i ° "c C/L METALI/TOWER F, SPRIG(iS POWER CO. R/WNo, 1853 C/L METAL S -VEPCO R/W `__ �' �"�E��2g5/308z �p mos / m TOWER ���� , \ 308/47 zrtE \ �Ul �` Pr' AUGUST 14, 2006 r PRCL '110 1"f ,(j, '1 4 64 AC. FENCE \ , r 7 BOUNDARY SURVEY ON THE PROPERTY OF REMAINS `APPROX. R/W;ROBIN HULL S Y KAY MARIE MORRISON WB 33/254 VHC SHED ,� MON. FND STONEWALL MAGISTERIAL DISTRICT FENCE �` ` ` ' N74`57'06" W ,� FREDERICK COUNTY, VIRGINIA WELL` ° 'r DATE: AUGUST 14, 2006 :SCALE: 1" = 200' - REMAINS 97.47 ��+�� I\/��iYl IRS eTt��' Q q� i -I L.II�IE � SHEET 2 OF 3 '"`�.�, � IRs / UJC.) TRIAD ENGINEERING, INC. 0400 400 eoo � 2r o QO 200 AVIATION DRIVE WINCHESTER, VIRGINIA I 051 o� SCALE: 1"-200- (540) 667-9300 FAX (540) 667-2260 n7-nF,-nn'7) MASTER DEVELOPMENT PLAN #04-07 HAGGERTY PROPERTY Staff Report for the Planning Commission Prepared: July 31, 2007 Staff Contact: Michael T. Ruddy, AICP, Deputy 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 in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 05/02/07 Tabled for 45 days by Planning Commission Planning Commission: 08/15/07 Pending Board of Supervisors: 09/12/07 Pending LOCATION: The properties are located adjacent and east of Eddy's Lane (Route 820), approximately three miles east of Winchester and 1,500 feet south of Route 7. The subject site is further located adjacent and south of the Opequon Wastewater Treatment Plan property and adjacent and west of Opequon Creek, which forms the boundary of Clarke County. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBER: 55-A-212 and 55 -A -212A PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: Rural Areas (RA) Use: Residential South: Rural Areas (RA) Use: Vacant East: N/A (Clarke County) Use: N/A West: Residential Performance (RP) Use: Vacant PROPOSED USE: 300 single family detached and attached units MDP #04-07, Haggerty Property July 31, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: VDOT's comments were generally addressed with rezoning #04-07 The preliminary master development plan for this property appears to have a significant measurable impact on Route 7, the VDOT facility which would provide access to the property. VDOT can support this preliminary master development plan provided the following assumptions made by VDOT are clarified on the plan and/or proffers: • On page 3 of 6 that the road from Point "A" thru "B" to "C" and "D" will be completely built prior to the 151St building permit being issued. This would include the bridge across the stream between Points "C" and "D". • That the term "project limits" is the same as "property line". • The constructability of future Route 37 over the 60' right-of-way (connecting to the Adams' Property) is reasonable and can be demonstrated. A linear profile of the proposed center line of Route 37 in reference to the existing grades and future Haggerty Boulevard would help with the analysis of the constructability. • The minor adjustment to the sidewalk locations to meet VDOT's utility strip minimum width requirements. 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: Plan approved for preliminary purposes. Frederick County Public Works: We have reviewed the revised Haggerty Property MDP dated May 4, 2006 to insure compliance with our previous review comments. Our final approval will be contingent on receipt of the wetlands delineation report and a revised MDP indicating the location of the wetlands. Frederick County Sanitation Authority: 2nd review - approved Frederick -Winchester Service Authority: This is to verify that the deed and plot provided to this office have been reviewed and found acceptable. Signing of this document will remain pending until such time as a Master Development Plan has been approved by the County, to assure that the boundary adjustment and property exchange conform to that Master Development Plan and that it will be an acceptable document for the County to approve. In addition, it will remain pending until we have come to an agreement on the entrance road to the Opequon Water Reclamation Facility, which is very critical to our expansion and to our future needs. Frederick County Inspections Department: Shall require demolition permit to remove existing structures under the VUSBC. No additional comments required this time. Shall comment on subdivision lots at submission. MDP #04-07, Haggerty Property July 31, 2007 Page 3 Frederick County — Winchester Health Department: Health Department has no objection if public water and sewer can be approved and provided. GIS Department: Haggerty Boulevard has been approved and added into the official street name list. Winchester Regional Airport: This parcel does lie within the air space of the Winchester Airport and due to its proximity to the airport, property owners may experience aircraft fly -over noise from aircraft entering into or departing the flight pattern from the north/northwest. Special considerations will not be requested by the Winchester Regional Airport. Department of Parks and Recreation: Plan appears to meet open space, recreational unit and proffer requirements. The Parks and Recreation Department assumes the open space provided meets the usable open space criteria. The Parks and Recreation Department would like to see a detailed trails plan which offers an internal network and provides for connection to future adjacent development. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 300 single family detached and attached homes will impact as follows: 117 elementary school students, 42 middle school students, and 51 high school students for a total of 210 new students upon build -out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new schools facilities to accommodate increased student enrollments in this area. The impact of this project on current and future school needs should be considered during the approval process. 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, and is consistent with the approved rezoning and proffered GDP. 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. B) Location: The properties are located adjacent and east of Eddy's Lane (Route 820), approximately three miles east of Winchester and 1,500 feet south of Route 7. The subject site is further located adjacent and south of the Opequon Wastewater Treatment Plan property and adjacent and west of Opequon Creek, which forms the boundary of Clarke County. MDP #04-07, Haggerty Property July 31, 2007 Page 4 C) Site History The subject parcels which make up this MDP were rezoned from RA (Rural Areas) District to RP (Residential Performance) District with Rezoning application 914-04 which was approved with proffers by the Board of Supervisors on February 9, 2005. The original submission of this MDP highlighted inconsistencies with the approved Rezoning and Generalized Development Plan (GDP). As a result, the Applicant revised their rezoning application and its associated proffers and Generalized Development Plan. Rezoning #04-07 was approved by the Board of Supervisors on July 25, 2007. This rezoning application provides the basis for this Master Development Plan. D) Intended Use The development of this property would enable the construction of up to 300 single family homes (this includes single family detached, single family small lot attached, and townhouses). The project also includes right-of-way dedication for Route 37 and approximately 336 acres of open space. E) Site Suitability & Project Scone 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 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 111.56 acres subject to this MDP are located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The parcels comprising this MDP application are not located within any of the Comprehensive Policy Plan's small land use area plans. However, the project site is depicted in the Eastern Frederick County Long Range Land Use Plan and Eastern Road Plan. Both plans identify the approximate path of the future Route 37 corridor. Environment. The Opequon Creek provides the eastern border of the site. This feature and its associated floodplain warrant particular attention. The area of this site in floodplain, wetlands, lakes, and ponds totals approximately twenty seven acres. This MDP MDP #04-07, Haggery Property July 31, 2007 Page 5 accurately reflects the protection of environmental features and is consistent with the approved Generalized Development Plan. Transportation: Access to the site will be via a rural two-lane undivided collector road, Haggerty Boulevard, which will link the project site to Berryville Pike (Route 7) west of the Opequon Waste Water Treatment Plant (as proffered). In addition, the MDP provides for the construction of an east -west major collector road, connecting Haggerty Blvd and Valley Mill Road (Route 659). The MDP reflects the proper location of this major collector road. The right-of-way, typical section, and buffering is consistent with the recently approved Generalized Development Plan. The MDP provides for the extension of Haggerty Boulevard within the right-of-way for Route 37 to the southern property line. This MDP also provides acceptable interparcel connectivity to the adjacent Twin Lakes Overlook Development (Toll Brothers) Recreational Amenities: A paved 10 foot -wide trail system will be built to the standards of the Department of Parks & Recreation, linking the residential areas to open space parcels and adjoining developments. A location for a community center has been identified on the Haggerty property. The proposed community center will be constructed within the second phase of development. Proffers: Please see attached proffer statement. Issues: As stated above, many of the issues associated with this project were recently resolved with the approval of rezoning RZ#04-07.This final Master Development Plan has been revised accordingly and is consistent with the approved rezoning, proffer statement, and generalized development plan. There are no outstanding issues. STAFF CONCLUSIONS FOR THE 08/15/07 PLANNING COMMISSION MEETING: The preliminary Master Development Plan for the Haggerty Development is in a form that is administratively approvable. The MDP is in accordance with the proffers for Rezoning 904-07, including the proffered GDP. The MDP also satisfies the requirements of the County's Zoning and Subdivision Ordinances. The Planning Commission may recommend approval of this Master Development Plan to the Board of Supervisors. Frederick Master Development Plan MDP# 04 - 07 Application Parcel ID: 55 - A - 212, 212A Location in the County Map Features 4"1 Future Rt37 Bypass C2 Application Location Lakes/Ponds — Streams Streets Primary '�. Secondary '�- Terciary �• Ur ban Development Area SWSA Location in Surrounding Area 0 250 500 1.0P0 eet wrap L)ocument (NAPlanning And Development\ 1 Locator Mps\HaggertyProperty MDP0407 040307.mxd) 4/12/2007 -- 9:33:47 AM 2.1 Frederick County, VA Master Development Plan MDP# 04 - 07 Application Haggerty Property Parcel 55-A-212, 212A Location in the county Map Features 44. Future Rt37 Bypass Q Application Location a Lakes/Ponds Streams C� Flooplain Streets Primary ti Secondary '�- Terciary ,t Urban Development Area SWSA Topography (5' interval) t ({� Location in Surrounding Area R� 0 250 500•�� 1'Op t w ee � t '=I Case Planner: Bernard ap ocument (N:\Plammng And Development\ 1 Locator Mps\HaggertyProperty MDP0407 040307.mxd) 4/12/2007 -- 9:33:47 AM Haggerty Proper • ' , Map Document: (NAPlannini? And Develonment\ i T —t— r`rt„,\T-i--.,..- , _ Frederick County, VA Master Development Plan MDP# 04 - 07 Application Haggerty ]Property ' Parcel ID: 55 - A - 212, 212A Location in the County Map Features 'R+ Future Rt37 Bypass ® Application Location O Lakes/Ponds ^— Streams Streets Primary ^. Secondary Tertiary 'Urban Development Area "0 SWSA r ! s% Location in Surrounding Area 0 250 500 0 1,0 �e- -�� et � R' i Case Planner: Bernard AM AMENDMENT Action: PLANNING COMMISSION: May 2, 2007 - Recommended Approval BOARD OF SUPERVISORS: July 25, 2007 ❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #04-07 PROFFER AMENDMENT OF HAGGERTY PROPERTY WHEREAS, Rezoning 404-07 Proffer Amendment of Haggerty Property, submitted by Patton Harris Rust & Associates, to revise the proffers associated with Rezoning #14-05, as they pertain to the transportation improvements previously approved by Frederick County. The properties are located adjacent and east of Eddys Lane (Route 820), approximately three miles east of Winchester and 1,500 feet south of Route 7. The subject site is further located adjacent and south of the Opequon Wastewater Treatment Plant property and adjacent and west of Opequon Creek, which forms the boundary of Clarke County. The properties are situated in the Red Bud Magisterial District, and are identified by Property Identification Numbers 55-A-212 and 55 -A -212A. WHEREAS, the Planning Commission held a public hearing on this rezoning on May 2, 2007; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on July 25, 2007; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the proffers concerning Rezoning # 14-05. The proffer revision addresses transportation improvements, as described by the application and attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes. #32-07 This ordinance shall be in effect on the date of adoption. Passed this 25th day of July, 2007 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara E. Van Osten Nay Gary Dove Aye Bill M. Ewing Aye Gene E. Fisher Nay Charles S. DeHaven, Jr. Nay Philip A. Lemieux PDRes. #32-07 Aye A COPY ATTEST r� Johnin .Riley, Jr. Frederick County Administrator PROPOSED PROFFER STATEMENT REZONING: RZ. # Residential Performance (RP) to Residential Performance (RP) PROPERTY: 111.56 acres +/-; Tax Map Parcels 55-A-212 & 212A (the "Property") RECORD OWNER: The Canyon, LC APPLICANT: The Canyon, LC PROJECT NAME: Haggerty Property ORIGINAL DATE OF PROFFERS: December 20, 2004 REVISION DATE(S): 1/12/05; 1/20/05; 2/09/05; 12/13/06; 3/22/07; 5/16/071-7/2/07; 7/10/07;7/17/07 The undersigned hereby proffers that the use and development of the subject property ("Property', as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced RP conditional rezoning is not granted as applied for by the applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "final rezoning" defined as that rezoning which is in effect on the day following the last day upon which the Frederick County Board of County Supervisors (the `Board') decision granting the rezoning may be contested in the appropriate court If the Board's decision is contested, and the Applicant elects not to- submit development plans until such contest is resolved, the term rezoning shall include the day following entry of a final court order affirming the decision of the Board which has not been appealed, or, if appealed, the day following which the decision has been affirmed on appeal. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners and successors in interest. When used in these proffers, the "Generalized Development Plan," shall refer to the plan entitled "Generalized Development Plan, Haggerty Property" dated December 20, 2004 revised July 2, 2007 (the "GDP"), and shall include the following. LAND USE: 1.1 Residential development on the Property shall not exceed a maximum of 300 dwelling units. Housing types shall be limited to single family detached and single family attached units. Proffer Statement Haggerty 1.2 Single family detached housing types shall comprise a minimum of 60 units, but shall not exceed a maximum of 150 units. 2. CONDITIONS PRECEDENT TO THE ISSUANCE OF PERMITS AND PLAN APPROVALS: 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances, regulations, and design standards, and this Haggerty Proffer Statement as approved by the Board. The project is a mixed use residential type allowing a range of housing types within limits established by this proffer statement. 2.2 The maximum dwelling units for which certificates of occupancy are requested shall be 75 in any 12 month period within the first 24 months of project development, beginning on the date of master development plan approval by the Board, and 50 in any 12 month period thereafter. Any such units not requested in a given 12 month period shall be allowed to carry over to the subsequent 12 month period in addition to those units otherwise permitted. 2.3 After 60 months from master development plan approval by the Board, any remaining certificates of occupancy up to 300 may be requested. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS 3.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Department of Parks and Recreation standards that links residential and open space areas within the development. The precise location of said trail system shall be determined during the master development plan (MDP) process, pursuant to the approval of the Director of Parks and Recreation and the Planning Commission. The trails shall be 10 feet wide, have an asphalt surface and shall be located to enable connections with adjoining developments. 4. FIRE & RESCUE: 4.1 The Applicant shall contribute to the Board the sum of $889.00 per dwelling unit for fire and rescue purposes, payable upon the issuance of a building permit for each single family detached unit. 4.2 The Applicant shall contribute to the Board the sum of $707.00 per dwelling unit for fire and rescue purposes, payable upon the issuance of a building permit for each single family attached unit. 5. SCHOOLS: 4.1 The Applicant shall contribute to the Board the sum of $7,571.00 per dwelling unit for school purposes, payable upon the issuance of a building permit for each single family detached unit. Page 2 of 8 Proffer Statement Haggerty 4.2 The Applicant shall contribute to the Board the sum of $5,881.00 per dwelling unit for school purposes, payable upon the issuance of a building permit for each single family attached unit. 6. PARKS & OPEN SPACE: 6.1 The Applicant shall contribute to the Board the sum of $1,288.00 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each single family detached unit. 6.2 The Applicant shall contribute to the Board the sum of $1,040.00 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each single family attached unit. 7. LIBRARIES: 7.1 The Applicant shall contribute to the Board the sum of $213.00 per dwelling unit for library purposes, payable upon the issuance of a building permit for each such single family detached unit. 7.2 The Applicant shall contribute to the Board the sum of $173.00 per dwelling unit for library purposes, payable upon the issuance of a building permit for each such single family attached unit. 8. SHERIFF'S OFFICE 8.1 The Applicant shall contribute to the Board the sum of $50.00 per dwelling unit for the Sheriff's Office upon issuance of building permit for each such unit. 9. ADMINISTRATION BUILDING 9.1 The Applicant shall contribute to the Board the sum of $200.00 per dwelling unit for construction of a general governmental administration building upon issuance of building permit for each such unit. 10. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS' ASSOCIATION: 10.1 The residential development shall be made subject to a homeowners' association (hereinafter "HOA") that shall be responsible for the ownership, maintenance and repair of all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such HOA herein. 10.2 In addition to such other duties and responsibilities as may be assigned, an HOA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located Page 3 of 8 Proffer Statement Haggert.)� outside of residential lots; (iii) common solid waste disposal programs, (iv) responsibility for the perpetual maintenance of any perimeter or road buffer areas, all of which buffer areas shall be located within easements to be granted to the HOA if platted within residential or other lots, or otherwise granted to the HOA by appropriate instrument and (v) responsibility for payment for maintenance of streetlights. 10.3 The Applicant shall provide management and start up assistance to the HOA, to include a contribution of $100 per dwelling unit to an escrow account established for HOA operations. 10.4 Curb side trash collection service shall be provided to all dwelling units by commercial carrier. The HOA shall be responsible for arranging and managing. the delivery of said service to all dwelling units within the residential development. 11. WATER & SEWER: 11.1 The Applicant shall be responsible for connecting the Property to public water and sewer, and for constructing all facilities required for such connection. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority ("the FCSA"). 11.2 The Applicant shall provide needed lands and easements on this site at no cost to the FCSA in order to implement the Senseny Road Regional Sewage Pump Station project. (See 1 on GDP). 11.3 The Applicant shall establish a buffer to a distance of 600' from presently planned future treatment units on the Frederick -Winchester Service Authority ("the FWSA") site. No residential dwelling units (structure) shall be located within this buffer. (See 2 on GDP). 11.4 The Applicant shall install a water main to a point of connection with the FWSA Opequon Sewer Plant property line. The water main will be installed and serviceable before the 1015` building permit is issued. (See 3 on GDP). 12. ENVIRONMENT: 12.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3 which results in the highest order of stormwater control in existing Virginia law at the time of construction of any such facility. 13. TRANSPORTATION: 13.1 Transportation improvements shall be initiated at the outset of the development process unless otherwise specified below. Page 4 of 8 Proffer Statement Haggerty 13.2 The Applicant shall construct a North-South collector road as the "spine" of the project's internal road network and to provide direct access from the project to VA Route 7 as generally shown on the GDP as the section of roadway between Point A and Point C. Said collector road shall be located within both a 60 foot right of way and an 80 foot right of way as generally shown between Point A and Point C on the GDP. The North-South collector road shall generally run along the planned right of way for VA Route 37, and partly within the planned right of way for VA Route 37, as shown on the GDP. Said North-South collector road shall be constructed as a rural undivided (R2) cross section with curb and gutter to be utilized in some locations based upon final engineering. The collector road will transition from an R2 cross section to the typical Route 37 cross section upon entering the proposed Route 37 corridor from Point B to Point C as shown on the GDP. The collector road shall be constructed from VA Route 7 to the project site prior to issuance of the first building permit for the project, and shall be completed to the south Property boundary prior to issuance of the 151" building permit. The Applicant reserves the right to request for partial funding for collector road construction through revenue sharing or other programs as may be available through VDOT and/or Frederick County. (See generally Point A to Point C on the GDP) 13.3 The Applicant shall install those improvements necessary to complete the cross-over at the intersection of the "spine" collector road and VA Route 7, including Route 7 improvements with turn lanes, pursuant to VDOT specifications and approval. The Applicant shall further enter into a signalization agreement with VDOT for said intersection. Said improvements shall be completed prior to issuance of any building permits. 13.4 The Applicant shall provide a 90' reservation area in substantial conformance with the location depicted on the GDP to (i) construct the southern two lanes of an East-West collector road, planned to ultimately be an urban four lane divided (U4D) cross section within an 80' right of way and (ii) provide a landscaped buffer or road efficiency buffer as defined in the Frederick County Zoning Ordinance. The East-West collector road shall be designed to accommodate the future Route 37 fly -over bridges. (See 5 on GDP) 13.4.1 Within the 90' reservation area, provided that 40' of right of way is dedicated on the adjoining property to the north prior to submission of engineered plans for the East-West collector road to the County, the Applicant shall dedicate 40' of right of way, as measured from the Property boundary and construct the southern two lanes of a U4D roadway from Point D to Point E as generally shown on the GDP. Said roadway shall be constructed prior to issuance of the 225th building permit. Additionally, the Applicant shall construct a 50' reduced distance road efficiency buffer, as defined in the Frederick County Zoning Ordinance, between any residential lots and said collector road. Buffer plantings and/or screening shall not be required where they are in conflict with required sight distances for roadways as defined by VDOT. Page 5 of 8 Proffer Statement Haggerty 13.4.2 In the event that 40' of right of way is not dedicated on the adjoining property to the north prior to submission of engineered plans for the East-West collector road to the County, the Applicant shall dedicate 80' of right of way, as measured from the Property boundary and within the 90' _reservation area, to construct the southern two lanes of a U4D roadway from Point D to Point E as generally shown on the GDP. Said roadway shall be constructed prior to issuance of the 225"' building permit. Additionally, the Applicant shall also construct a densely planted landscape screen within the remaining 10' of the 90' reservation area. Said landscape screen shall be located between any residential lots and said collector road and shall consist of a double row of evergreen trees, minimum four feet tall at time of planting, spaced a maximum of eight feet apart. No additional screening or buffer distance shall be required between the residential units and said collector road. Buffer plantings and/or screening shall not be required where they are in conflict with required sight distances for roadways as defined by VDOT. 13.5 The Applicant shall construct an entrance onto the "spine" collector road for the Opequon Regional Wastewater Facility. The final location and design of said entrance shall be determined pursuant to the specifications and approval of VDOT, the County, and the FWSA. 13.6 The right of way for VA Route 37 as identified by County studies and generally shown on the GDP will be surveyed and platted. The Applicant will cause the dedication of this right of way at no cost to the County within 90 days of request by the County. All plats depicting the VA Route 37 right of way shall note that the roadway is limited access. (See 6 on GDP). 13.7 The Applicant shall construct a complete densely planted landscape screen on a 20' landscape easement adjacent to both sides of the proposed VA Route 37 right of way and a portion of the proposed "spine" collector road as depicted on the GDP. At least 3 trees are to be planted for each 10 linear feet of easement and are to be 4 feet in height at time of planting. The mix of trees are to be determined through discussion with the Virginia Forestry service and VDOT and shall be shown on initial construction plans. (See 7 on GDP). 13.8 Direct lot access to the North-South collector road and East-West collector road shall be prohibited. 13.9 Any portion of the "spine" collector road constructed in the Route 37 alignment shall be constructed in general conformance with the typical Route 37 cross section as well as the vertical and horizontal alignment identified by the plan entitled "County of Frederick Route 37 Corridor Study, Functional Design" dated October 1992 as prepared by Maguire Associates, Inc. Page 6 of 8 Proffer Statement Haggerty 14. ESCALATOR CLAUSE: 14.1 In the event the monetary contributions set forth in the Proffer Statement_ are paid to the Frederick County Board County Supervisors ("Board") within 30 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI -U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI -U from that date 24 months after the approval of this rezoning to the most recently available CPI -U to the date the contributions are paid, subject to a cap of 6% per year, non -compounded. 15. INTER -PARCEL CONNECTION: 15.1 The Applicant shall construct an inter -parcel connector to provide access to the adjoining properties to the south and east in the general location depicted at Point 8 on the GDP; said inter -parcel connection shall be provided in place of any previously planned inter -parcel connection located at the southwestern area of the Property as previously depicted on the approved Master Development Plan for the adjacent Twin Lakes development. The newly proposed inter -parcel connection as shown at Point 8 on the GDP shall also be depicted on the Master Development Plan to be submitted for the Property, and shall be depicted on future subdivision design plans for the adjacent Twin Lakes development. SIGNATURES APPEAR ON THE FOLLOWING PAGES Page 7 of 8 Proffer Statement Haggerty Respectfully submitted, Title: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The fotegoing instrument' as acknowledge befoQre� e this qday of jji , 2007, by My commission xpites Notary Public Page 8 of 8 Frederick County, Virginia Master Development Plan Application Package L 2006 APPLICATION Ni A S T'E R DFVFT OP -HENT PT, A N 1. Project Title: HAGGERTY PROPERTY 2. Owner's Name: David B. Holliday (Please list the names of all owners or parties in interest) 3. Applicant: PHR&A Address: c/o Charles E. Maddox, Jr. 117 E. Piccadilly St., Winchester, VA 22601 Phone: (540) 667-2139 4. Design Company: PHR&A Address: 117 E. Piccadilly Street Winchester, VA 22601 Phone Number: (540) 667-2139 Contact Name: Charles E. Maddox, Jr. Frederick County, Virginia Master Development Plan Application Pack APPLICATION cont'd nT cmvn nrx/-PT nP1�fFNT PT.AN 1T'11-VL7 1 L' 1\ 1J 5. Location of Property: Located adjacent and east of Eddy's Lane (Rt. 820), approx. 3 miles east of Winchester and 1,500 feet south of Route 7. The subject site is further located adjacent and south of the Opequon WWTP property and adjacent and west of Opequon Creek, which forms the boundary of Clarke County. 6. Total Acreage: 111.56 Acres 7. Property Information: a) Property Identification Number (PIN): 55-A-212 & 55 -A -212A b) Current Zoning: RP c) Present Use: Vacant d) Proposed Use: Single Family Detached and Attached e) Adjoining Property Information: SEE ATTACHED Property Identification Property Uses North South East West f) Magisterial District: RED BUD 8. Is this an original or amended Master Development Plan? Original X 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. Signature: Date: 55-A-209 Fu -She Farm Partnership P p 405 Briarmont Drive, Winchester, VA 22601 RA � 55-A-211 Fu-Shep Farm P—artnership 405 Briarmont Drive, Winchester, VA 22601 RA 55-A-213 Fu-Shep Farm Partnership 405 Briarmont Drive, Winchester, VA 22601 RA 55-A-210 Goldie's LC 310 Eddy's Lane, Winchester, VA 22602 RA 55-4-1 Frederick — Winchester P.O. Box 433, Winchester, VA 22604 RA 55-4-2 Steve Thomas Chadwell 6825 Valley Pike, Middletown, VA 22645 RA 55-4-3 Michael Edward McKee 283 Eddy's Lane, Winchester, VA 22602 RA 65-A-195 Lisa Ann & Mildred L Ri gleman 2737 Senseny Road, Winchester, VA 22602 RA 12-A-1 Robert A Ballantine 9910 Old Court Rd., Woodstock, VA 21163 RA 12-A-2 Philip E & Mary V Wine 305 Cha el Hill Rd., Cross Junction, VA22625 RA 56-A-19 Frederick— Winchester P.O. Box 433, Winchester, VA 22604 RA 56-A-19 Crown Communications, Inc PMR 353, 4017 Washington Rd., McCurray, PA 15317 RA Residential Vacant Vacant Residential Vacant Residential Residential Residential Vacant Local Government Special Limited Power Attorney County of Frederick, Virginia Frederick Planning Web Site: www.collrederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540665 6395 Know All Men By Those Present: That I (We) (Name) The Canyon, LC (Phone) 540.667.2120 (Address) PO Box 3276 Winchester VA 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 040014715 on Page and is described as Parcel: 212,212A Lot:—Block: A Section: 55 Subdivision: N/A do hereby make, constitute and appoint: (Name) PHRA : Ron Mislowsky, Patrick Sowers Chuck Maddox John Callow Tom Price Phone: 667.2139 (Address) 117 E. Piccadilly Street Winchester VA 22601 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: Rezoning (including proffers) Conditional Use Permits X 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 thereof, I (we) have hereto set my (our) hand and seal this 24th day of May, 200 6 . e Signature(s) State of Virginia, City/County of I, To -wit: Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before ire in the jurisdiction aforesaid this _day of � 200 O- S 4Z, My Commission Expires: /0- 3i - O NotaryPubl " J 61 MASTER DEVELOPMENT PLAN #08-07 SHOCKEY BROTHERS Staff Report for the Planning Commission Prepared: July 30, 2007 Staff Contact: Candice E_ Perkins, AICP, Senior Planner 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 he useful to others interested in this zoning matter. Reviewed Planning Commission: 08/15/07 Board of Supervisors: 09/12/07 Action Pending Pending LOCATION: The subject property is located on North Frederick Pike (Route 522) north and adjacent to the City of Winchester. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER s : 54-A-1 l PROPERTY ZONING & PRESENT USE: Zoned: B2 (General Business) District Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: B2 (Business General) Use: Vacant RP (Residential Performance) Vacant M2 (Industrial General) Industrial (Shockey) South: B2 (Business General) Use: Residential East: N/A Use: City of Winchester (Residential) West: B2 (Business General) Use: Commercial RA (Rural Areas) Vacant PROPOSED USE: Commercial Uses MDP #08-07, Shockey Brothers July 30, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master plan for this property appears to have a measurable impact on Route 522, the VDOT facility which would provide access to the property. The submitted MDP appears acceptable to VDOT. 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: Plans approved as submitted. Frederick County Public Works: Refer to Sheet 3 of 4: Complete the number of disturbed acres under wetlands included in the tabulations of environmental features. The reference to the permitting process of the Army Corps of Engineers is not adequate in defining the amount of disturbed acreage. Also the number of acres included in the designated stormwater management facility should be defined under the total and disturbed columns. It is apparent that these areas can be easily quantified for the 100 -year storm flows. Refer to Sheet 4 of 4: A demolition permit will be required to remove the existing building located within Land Bay I. Frederick County Inspections Department: Demolition permit shall be required to remove the existing structure. No additional comments required at this time. Frederick County Sanitation Authority: I st Review approved GIS Department: Precast Drive has been accepted and added into the Frederick County road naming system. 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 #08-07, Shockey Brothers July 30, 2007 Page 3 B) Location The subject property is located on North Frederick Pike (Route 522) north and adjacent to the City of Winchester. C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identified this parcel as being zoned B2 (Business General). D) Site Suitability & Proiect Scone 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 properties are located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA); and are not within the limits of any small area land use plan. The Eastern Frederick County Long Range Land Use Plan reflects the existing B2 zoning of the property. Transportation The site will be accessed off of one entrance on North Frederick Pike (Route 522) as indicated on the MDP. The Eastern Road Plan of the Comprehensive Policy Plan shows the extension of Fort Collier Road (new minor collector) running through this property. This Master Development Plan accounts for the 80' right-of-way for the road extension as shown on the plan. Proffers — There are no proffers associated with this property. STAFF CONCLUSIONS FOR THE 08/15/07 PLANNING COMMISSION MEETING: The master development plan for the Shockey Brothers 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 be 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 be 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. hockey .fro r Frederick County, Master Development Plan MDP # 08 - 07 Application Shockey Brothers Location in the County Map Features O Hamlets Zoning N. Future Rt37 Bypass B1 (Business, Neighborhood District) t - A. Application B2 (Business, General ]District) --•° Lakes/Ponds f B3 (Business, Industrial Transition District) Streams 40 EM (Extractive Manufacturing District) Streets HE (Higher Education District) -- Primary w MI (Industrial, Light District) '�. Secondary M2 (Industrial, General District) '�- Terciary 40 MHI (Mobile Home Community District) • Winchester Rds r MS (Medical Support District) • Urban Development Area .-- R4 (Residential, Planned Community District) 40 R5 (Residential Recreational Community District) RAZ (Rural Area Zone) RP (Residential Performance District) SWSA ---•-•••••• ••• vur r vuu411•(, nfGa iviap UOCUment: (N:\Planning_And_Development\ 1_Locator Mps\ShockeyBrothers_MDP0807_072507.mxd) 7/25/2007 -- 11:36:39 AM I Frederick Location in the County Map Features O Hamlets 4L, Future Rt37 Bypass i� Application Lakes/Ponds — Streams Streets Primary ti Secondary Terciary Winchester Rds m0 Urban Development Area SWSA Master Development Plan MDP # 08 - 07 Application Shockley Brothers Long Range Land Use Rural Community Center Residential Business Industrial 9D Institutional Recreation Historic 16a Mixed -Use � Planned Unit Development Location in Surrounding Area -dN twcumeni: tN:wianning_And_Development\1_Locator_Mps\ShockeyBrothers_MDP0807_072507.mxd) 7/25/2007 -- 11:36:39 AM Frederick Master Development Plan MDP # 08 - 07 Application Location in the County Map Features O Hamlets l!+ Future Rt37 Bypass I® Application F% Lakes/Ponds Streams Streets I Primary '�. Secondary '�- Terciary Winchester Rds Urban Development Area SWSA Location in Surrounding Area ividp vocument: (N:\Planning_And_Development\ 1_Locator_Mps\ShockeyBrothers_MDP0807_072507.mxd) 7/25/2007 -- 11:36:39 AM MDP 08 - 07 Shocke, 1 ■ ■ / y SOUTHER3 A 288 LE ^/JL `Cd/�6 RN COMPANY F°10 O 5 5 7 qr .N `c `moo Q o Q� hr h m P S,`FQ Ot Qyr° 11 0 0"' R FORT EART 0 'S ITIO AS6ENTJ 54 A 12 rq' S,�C gRa OpR�' SHOCKEY BROTHERS INC. U 54 A 28 ZAC LTD. ti QP/ 522 =ante ury �SGv t^� � 54 A 11 LE VENUE A F -f T5 OFT I DLLIER INDU5TR1 SPP. dt I SHOCKEY BROTHERS, INC Tf t W ?•' �0 t7'tli 53 A 63 dF CVSt t SMITH, GERALD F TRUSTEE ryJ � D ? �5 ,Vp o gtOpke+Rd c PGia o n c 0 � 9L is O e F m CITY OF WNCH1.Er TE City utche 0 Oj cf em,"e °c Winchester, VA co ro ares k, 91. COnnnetelalSt oe �o�o a`aa E Conjtnet Sl Crbb"S SIS t7m 'Beau St J S Map Document: (N:\Planning—And—Development\ 1 Locator Mnc\Shneko'r P—+h— AAnon°n, r recterick County, VA Master Development Plan MDP #08-07 Application Shockey Brothers Parcel ID: 54 -A -II Location in the County Map Features O Hamlets •!+ Future Rt37 Bypass Application Lakes/Ponds Streams Streets Primary '�. Secondary '\- Tertiary Winchester Rds �• Urban Development Area SWSA Wk' Stephen- 4n n' Gc ANn ` UP Wtn�6sclar V gma yy. 0. 00:1 s rrys Location in Surrounding Area L `EK Cp 1 n 300 apF�eet o ��� w .t m Case Planner: Candice -— -- — . —, ..,,mut r rwrcvvt -- 1 1.3,3:3`d AM APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received 9Ati` 's Application # Complete. Date of acceptance Incomplete. Date of return 1. Project Title: Shockey Brothers TM #54 -A -11 -Master Development Plan 2. Owner's Name Shockey Brothers, Inc. 1057 Martinsburg Pike Winchester, VA 22603 (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: 540-662-4185 4. Design Greenway Engineering Company: Address: Same Phone Number: Same Contact Name: Jeremy Tweedie 5. Location of Property 6. Total Acreage: Route 522 North 24.81 acres 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoining Property Information: North South East West Property Identification Numbers See attached f) Magisterial District: 54-A-11 B2 Vacant Commercial Property Uses Stonewall 8. Is this an original or amended Master Development Plan? Original ® 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. Signature: Date: Z/ 2 o 7 Adjoining Property Owners for 54-A-11 NUMBER TAX MAP NUMBER ZONING LAND USE 1 54 A 1 B2RP 4 2 54 A 12 M2 4 3 54 A 32 RP 3 4 114-01- - 130 LR 1 5 114-01- - 129 LR 1 6 114-01- - 128 LR 1 7 114-01- - 127 LR 1 8 114-01- - 126 LR 1 9 114-01- - 125 LR 1 10 114-01- - 124 LR 1 11 114-01- - 123 LR 1 12 114-01- - 122 LR 1 13 114-01- - 121 LR 1 14 114-01- - 120 LR 1 15 133-07- - 119 LR 11 16 133-07- - 118 LR 1 17 133-07- - 117 LR 1 18 133-07- - 116 LR 1 19 133-06-- 19 LR 1 20 133-06-- 18 LR 11 21 133-06-- 17 LR 1 22 133-06-- 16 LR 1 23 133-06-- 15 LR 1 24 133-06-- 14 LR 1 25 133-06-- 13 LR 1 26 133-06-- 12 LR 1 27 54 A 10 B2 4 28 54 A 2 RA 4 29 53 A 63 RP 2- 30 53 A 60 132 3 Land Use Codes: 1. Single Family Residential (Urban) 2. Single Family Residential (Suburban) 3. Multi -Family Residential 4. Commercial & Industrial Special Limited Power of Attorney County of Frederick, Virginia ' Frederick Planning Web Site: www.co.frederick.va.us Depar tlllent of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Shockey Brothers, Inc. (Phone) (540) 665-3286 (Address) 1057 Martinsburg Pike, Winchester, VA 22603 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book No. 757 on Page 923, and is described as Parcel: 54 Lot: 11 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 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 application for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment 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 thereof, I (wee) have hereto set mur) hand and seal this Signature(s) i' CrII day of , 200 !7} // ..>A o ( Gc`-7 a C State of Virginia, City/County of To-v�: a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, personally appeared before me and has acknowledged the :s7abef .r,le m i the jurisdiction aforesaid this day of. Uy/I/ , 200. (` 7r My Commission Expires: ld Notary Public GENERAL NOTES VDOT GENERAL NOTES 1. Methods and materiels used in the construction of the improvement. herein shall conform to the current VI. AD work on this project shell conform to the correct editions of and latest revisions to the Virginia County construction standards and speofcations and/or ourrsat VDOT standards and speoltloniloos. Department of Transportation (VDOT) Road and Bridge Opedfloatfona and Standards, the Virginia Erosion and si during 2. Measures to control erosion end siltation, Including datmtlan ponds serving At basins d Sediment Control Regulation. and my other applicable state. federal or ]oral regulations. In case of a discrepancy or conflict between the Standards or Specifications and Regulations. the most stringent shall construction..Mesrmust be sins issuance of the site development Provided P opment per -IL The approve] of these plans in govern, no way rail- the developer or his agent of the respondhBWes contained In the Virginia Erosion and Sediment PROPOSED CONTOUR EMM EM Or PAVISM PRWM 11M & PAVE®tT 111011M CM AAI ODf® PRM"aQ� = AILD GUM OG -8 tIW810fA1 f@"Nf cs--e 70 ah--tt Control Handbook_ V2. All construction shall comply with the latest U.S. Department of labor. Occupational Safety and Health _ - AdmInlstrntion (OSHA). and Virginia Occupational Safety k Health (VOSH) But- and Regalationn. 9. A permit mud be obtained from the Office of the Resident Engineer. Virginia Department of Transportation (VDOT) and Frederick County prior to construction In existing State right-of-way. VS. When working within VDOT richt-of-way. all traffic control. whether permaamt or temporary, shall be in accordance with the current edition of VDOT's Work Area Protection Manuel. Furthermore. all traffic control 4. Approval d tide plan does not guaranies iesuenos d m wtrenoe permit YDDT when roah permit to Heggen must be certified in a-nordenos with Section 104.04(0) of the VDOT Road and Bridge Specifications. required under Stats law. EINMgk EIEME 311111112 - pgaea®11111 c awn V4 The developer abeil bboxes. responsible }- relocating, at lila expense, any and all utilities. the 0. The exact location of all guard rails will be determined by VDOT personnel. A joint Inspection will be hold alr VOUr or ont-.i R I. Rconflict with the Developer. County Repaasentattas, and Represwtatives of the Virginia Department of Transportation p Vb1ll�tid the developer locate and Ida¢CHf utility facilitite es mu it a that may (VDOT) to determine H and where guard rail and/of paved ditches will be needed. The developer will be with the proposed construction activity. VDOT approval of these plans does not Indemnity the developer from responsible far providing guardrail and paved ditches es determined by thin joint Inapeoiion." Refer to Virginia this responsibility. Department of Transportation (MY) Guard Rall and Paved Ditch SpedOcetlana. ENVIRONMENTAL FEATURES 3 now IDs -- _- V5 ' Design features deleting to Sid cowtruy adn. and control - .slaty of traffic may subject a. Ane d set d and all applicable permits mud be available et the construction site. Also, a approved P>� PPUca P tioregnlstiow, a to clangs es deemed nay oery 67 VDOT.developer. Irl additional expense Incurred es n result o} my Held revision representative of the develop- must M available et all times. o shell xis the responsibility of the devdolw. 7. Warning signs, markers, barricades or flagmen should be In ace -donor with the Manuel an Uniform Tkamo V8. Prior to initiation of work. the contractor shall be responsible for acquiring all necessary VDOT land use Central Devlcm (YUi'CD). permits for any work within VDOT right-of-way. S. AD unsuitable material shag be removed from the construction Limits of the roadway before placing V7. M required by the lace] VDOT Residency Office. a pre-oowtructim conference shall be arranged and held embank --L by the wgluem• and/or developer with the attendance of the contractor. various County agencies, utiltty OR CHANGE IN THESE PLANS SHAH. BE APPROVED BY THE ZONING ADMINISTRATOR PRIOR TO CONSTRUCTION companies and VDOT prior to initiation of work. 0. Ail pavement s..Uonsan the approved place based m a minimum CBR value of 0. CBR values less for than 6 will require revised pavemen section prepared by Greenway Engineering and approved by the owner. VS. The contractor shall notify, the local VDOT Residency Office when work I. to beee�nn - cess. any undetermined Length of time. VDOT requires and shall receive 40 hours advmae notica prior to any required 3O. All roadside ditches est @'n d more than 67G shall be driesthan paw with cement concrete to the limits Indicated or requested Inspection. Ode. mo Non. 10 the prone and PROPOS®FATEr UM VD. The contractor shall be responsible for maintaining adequate zooms to the project from the adjacent 11. AD springs .hall be capped and piped to the nearest storm sewer manholes or cont Inlet. The pipe shall be rZc roadway via a construction wtrenae that I. constructed and maintained m accedence with Section xninimum g' dlameW and conform to VDOT standard SB -1. 9.0E of the Virginia Erosion and Sediment Central Handbook. Furthermore. sneeze to other properties affected HM= SLOP I'm lYT coo"100I1lPR0VED by this project shall be maintat-A through construction. The Developer shall have. within the Limits d the 12. Constrootion debris shell be tainarlsed In acoordmoe with the Virginia Litter Control Act, ao Ives than litterbe the alta. project, an employee c-tified by the Virginia Department of Conservation and Recreation (VDCR) in Erosion 8edkmeat Centro] Inspect devices an a continuous one receptacleshall provided at construction end who shall erosion and siltation control and measures basis far proper installation and operation. Defialencies shall be promptly rectified. 13. The contrantw shell provide adequate meow of cleaning mud from trucks and/or other equipment prior to entering public streets. and It Is the contractors responsibility to dean A-ts, allay dust, and to take whatev- V10. Contractor shell ensure adequate drainage is achieved and maintained an the site during and at the and measures aro necessary to Inane that the streets ere maintained in a dem, mud and dud free condition at all of oonstructiom. times. VII. A11 water and sewer Lines within existing or proposed VDOT right -d -way shall have a minimum 14. Notification shell be given to the appropriate utility company prior to construction of water and/or eaaltary tblrty-dx (38) inches cover and when possible shell be Installed under roadway drainage fae11lttes at conflict sewn• Imes. Information should also be obtained from the appropriate authority conaeraing permits. act sheets, points. and aonneotiow to axWUng lines. 81®1 DRAM SRUCMR6 11811171un OREquilm VIE. unusual conn (e.g., boos, springs. dnivoids, caves, etc.) encounteredT. A11 sosewers and water melon and eppurty doll constructed In accordance with the Durr®t shahioes during the course of cowtr shell be Immediately brought to the the engineer and g t of co br and s Sanitation it t stnderdn end specifications of the Frederick Count? tienitation Authority. standards mineattention t rove Work shill Oeste In that vicinity until an ndequets dedgo can be alai-mIned 61 the engineer and approved inity adequate des by VDOT. Ig. The location of existing utilities shown In these plans aro taken from existing records. R ban be the contractors respondbDtty ts verify the exact horizontal and vertical location of all existing utitties as needed V13. All fill areas, borrow material and undercut areas shall be inspected and approved by a VDOT be prior ts oasetruoHoa. The contractor shell inform the engineer of any conflicts arising from his existing utility v-lfioation and the proposed construe representative prior to placement and fill. Where Clic testing ls required, a VDOT representative shell present to insure the sample obtained L represwtnttve of the location When wall samples are submitted to Private laboratories for testing, the samples shall be clearly identified and labeled w belonging to a project r will 17. The develop- will be responsible far my damage to the 17. � .tresis and utilities which occurs as a to be accepted by VDUT and that fading shall be performed in eaooedenee with all applicable VDOT standards of his eonon project within - contiguousdamage to the existing right -d -way. and procedures. IB. When grading lsproposed within easements of utilities, ties, letters of permission from all involved companies V14. All roadway 7111, base. subgrade materiel, and b-kmfl In utility/dorsew- trenches shell be competed must be provided to Frederick County Public Works Department prim to Issuance of grading and/or site In six (8) Inch Ifts to 96E of theoretical maximum dons" as determined by AASHTO T-99 Method A. within development permits. plus or mines EE of optimum moisture for the full width of any dedicated street right-of-way. At the dheation of VDOT, density tests shall be performed by qualified Independent agency in accordance with VDOT 19. The develop- will be respo.dbls f- the relocation of any utiutien which ls required as a result of his Rod and Bridge SpealOmtlons. Certified copies of ted reports shell be submitted to VDOT daily, unless Project. The rateestion ahbe dace prl- to construction. specified otherwise. E0. These platy Identity the ]omUm of all known graven tes. Gravedts. shown an this plan will be protected In V16. VDOT Standard CD and UD underdrains stall be Installed where Indicated on these plans and/- as accordance with state law. In the event graredtew are discovered during construction, the owner and engine- specified by VDOT. must be mfJfied lmmedlstely. M. The oontreator Is to verify field conditions prior to and during construction and notify Greenway Engineering VIC The Installation of any entranaew and me0bozes within any dedicated street fight -of -way shell most VDOT minimum design standards and Is the responsibility of the develop-. at (640) 882-4100 immediately of any discrepancies between actual field conditions and the approved pian. V17. Prior to VDOT acceptance of any street., all required street signage and/- psvemwt markings shell be 82. Controlled fills .heLL the oompaafed to 9071 of maximum ss set -maned method A' standard density by par Installed by the developer or. at VDOYs discretion. by VDOT an an account reodvable beds following the proctor AASHTO-T90, ASTM -DON. or VTM-1 as applicable Density shall be c-tified by a registered professional engineer and results submitted to Frederick County prior to paysment construction- D a Manuel On Uniform Traffic Control Devices. gesteshnioal report has been prepared. it should supersede the requirements In this note. V10. The developer shall provide the VDOT Residency Office with a Het of ell materiel sources prior to the dart of construction. Copies of all invoices f- materials utilized within any dedicated street right-of-way 83. Contractors shall notify operators who maintain underground utility Imes In the area of proposed exrevatlog must be= to the local VDOT Residency Office prior to acceptance d work. Unit wUnit and total prices or blasting at least two (2) working day., but not more than ton (10) working day., prim to commmaement of may be o excavation or demolition. Names and telephone numbers of the and operators underground utility It- In Frederick County appear below. These numbers shall also be used to serve In an emergency condition. V19. els base and subbase materials shall be placed an subgrade by means of n maohanlod Teader Density wilt xis determined using the density central strip in accordance with Section 304 of Lie Road 24. 111 uf0tties to be located under ground. nal ®idge 8psclfioatlow and VlY-10. A certified pac:! n shall perform these tads. certified copies d tesE rep -is stall ba submitted to VDUr de9y. unlan spealfied otherwise. In addition to checking atone depths. a VDOT representative shall be notified and given the opportunity to be prevent during the construction and testing of the density central strip. VOD. Asphalt wnmets pavements shall be placed In, accordance with Rection 3115 of the VDOT Road and Bridge FCSA CONSTRUCTION NOTES %p Ui a ' D -H .�nfl � determined using the density centra trip es .permed In, seoticn 316 and VTV-'10. a o-Ufied ooea an technician shall perform these ted.. sCerilRed apples of ted reports shall be submitted to VDUs daily. unless speci0ed otherwise. A VDOT representative shall be notified and give the 1. The Authority. Wester and S-rar Standards and Specifications are available at wvw.lesn-water nom opportunity to be present doing the construction and testing of the control strip. 2. The water and sanitary sew- portion of these plane are valid for two yeare from date of FCSA approval V21. In aecordence with Section 302.03. the foundations for pipe culvert. thirty-six (38) Inches and larger be explored below the bottom d the excavation to determine determine the type acondition of the t tion. S. Water and sew- lines are to be constructed In accordance with these plane and .hell meet all Authority shall Tia contract- shell :e Ending d foundation explorattm to the engineer and VDCrr f- nppravd prior to requirements. DlacIng PIPs. Faudntton .LeLL nom with YDOT Rood ed Bodge Standard PB -1. Wh-e saAt. yielding. .- unsuitable foundation Is encountered, the foundation denim ad/- Dead far found. - 4. The contractor shall coordinate with, aarrange far inspection by. the Authority. 4.d Motherwise bithatlon shall be determined by the anglaeor and approved by 6. The contractor shell tie-in a new .es- line to an existing manhole by cora drilling the manhole. V20. Approved of these place shall expire three (3) years from the date of the approval letter. 0. When an existing wat- main L tapped for the Installation of a new line: V23. VDOT Standard CG -12 Curb Romps .hell be Installed where Indicated an these plans and/or as specified a) The Authority shall furnish all labor and material. by VDOT. b) The contract- mud: 1. mets appflcetion end pal deposit V24. VDOT Standard Guardrail shell be Installed where warrented end/- es proposed on the.. plans 1n E. mark i5e tap laaatlon. accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT sit-• 3. coordinate Installation with the engineering- grading I. mostly complete. 7. East locatione of water and sewer services an new lines aro to be coordinated with the Authority's Inspector. S. The Authority'. mdutmence department .hall furnish and install all water meters through 2' In size. R ls the contract -'s responsibility to have the meter box arembly installed correctly. Before a permanent met- is installed. n The met- baa, with Its md frame and oov-. mube properly allured with the coppereetter. b The frame and cov- shell be .et to final grade. c) The distance between the top of the cover and the copp-watts shell to be between 10 and 21 lnahr. d) ALL components of the mat- box assembly shall be in proper working -der. 9. F- water and new- services that connect to existing 11- a) The location of the service lateral Is to be coordinated with the AuthortWs engineering assistant b) An Application far Service mud be made and fees paid before work will begin c) The Authority shall furnish and Instal all 5/6'. S/4' and 1' water services. d) F- all 1 1/2' and E' water services, the Authority shall make the top and bring the PLO, to the property Une. The contraot- shell tarnish and instal the meter vault nssambly. The Authority will Install the meter. e) The Authority will lnsta11 afl new- laterals. 10. Any water service line mud have a backflow prevention assembly (double check valve or LIM ex required). The assembly meet meat AWE standard No. 1016 or 1013. 11. AD fire lines shall have a laokllow prevention assembly (detector double check valve or RPZ. es required). n assembly99E embly shell meet 1standard No. 3048 or1047. Any exterior , es tire privately owned fire Line shall alhave a re nm+lce mat-. This assembly shall be installed Immediately before the backflow Prevention wit Radio rend remotes aro required. 12. FCSA Engineer shell radev, the mechanical drewlaga containing the domestic and fire service mestere and ba.ka- prevention devices. and approve the designs and materiels. FIRE MARSHALS NOTE Any -No Parking- signs and yellow pointed curb locations will be Installed by field inspection at the direaHm o1 the Fire Marshall'. Office. TRIP GENERATION DATA CLASS USE DWELLMG UNITS • TRIP RATE TRIP RATE USE • TAI RN FROM ITE TRIP GENERATION 7TH ELATION UTILITY CONTACTS Water/ Frederick County Sanitation Authority Phone: V-'lson Sewer: P.O. Box 1077 P.O. Box 17380 WmcheR-. VA. 22604 Baltimore. MO 21297 (640) 003-1001 (901) 9154-6200 Power: Allegheny Power Gas: Shenandoah Gas Co. P.O. Boor 1469 P.O. Box 24GO Hagerstown. Ion 21741 Winchester. VA 221104 1 -BOG -864-9917 (640) 809-1111 Virginia Utility Protection Service 1-800-862-7001 LEGEND VICINITY MAP zxurmG INTERMEDIATE CONTOUR --_.- - _. �_- as _ SCALE: 1' = 2000' -_.,; _ ,- _ ._..,. . E108TDNG INDEX CONTOUR _. _. _.. _ .-�. - vwri PROPOSED CONTOUR EMM EM Or PAVISM PRWM 11M & PAVE®tT 111011M CM AAI ODf® PRM"aQ� = AILD GUM OG -8 tIW810fA1 f@"Nf cs--e 70 ah--tt 400W go t PEOP CAC.' _ - PROPM 11110110111 I= =11113 SIM arts PMWM Sim SITAR ®GAS SANINAT 3/B -,•.• paw= silaw am .�-� diT or asLp"Ia761 '* _ •. �' :' y '~ �' EINMgk EIEME 311111112 - pgaea®11111 c awn ---- _ SHEET INDEX 11@011; GAS I= PliMVM GO IDR COVERSHM 1 ADJOINING PROPERTY OWNERS h SITE BOUNDARY SURVEY 2 FROP12fr IDR ENVIRONMENTAL FEATURES 3 now IDs -- _- _.-..._ ..._ _._ LAND USE PLAN 4 E1 TEImIl6 ElISM POW Pill ®MIG 7tIJPBDR 1`9012111LTHESE i PLANS ISS IN CONFORMANCE WITH FREDERICK COUNTY STANDARDS AND ORDINANCES. ANY DEVIATION EMMNG Ural M I/ its _-.,,, f,{__- - . - ,. OR CHANGE IN THESE PLANS SHAH. BE APPROVED BY THE ZONING ADMINISTRATOR PRIOR TO CONSTRUCTION PROJECT INFORMATION FMVM UT®M I/ PROPO®I= INBINf ;BMA YAM VALVE ...._.... _.=- '® PROPOS®FATEr UM ROJECT NAME: DPPROPOSED HM= SLOP I'm lYT coo"100I1lPR0VED rVIM= VAW OPOSIED : PBOPOSID SIMT NAME 30 # p Rffi GNT FAL' PBOP030 SIiRAgr LATMAL t7EA1ER gAffi/Rr rA®otE �� t8 R TO LOT AREA FAR. TABULATION LANDSCAPE PERCENTAGE 15% 3.72 81®1 DRAM SRUCMR6 11811171un OREquilm EA89CIT IgE 17171 SING War anxiliM PBS am OErMdI y` ;: "Qsgix X" FRONT:ON PRIMARY OR ARTERIAL H1/ NT:COLLECTOR OR IMOR ST. 1111flIG = am ma SIDE: FROM PEIUME ER BOUNDARY FROM PERIL EM BOUNDARY SURVEY AND TOPOGRAPHIC INFORMATION 1. Boundary survey was performed bp. CR]ODYWAY 1SNGINRUNG Dated: 2. Aerial, horizontal and vertical control surveys were performed by: �T ser 3. Aerld topog-pblc mapping performed by: Dated: I OIYNERS CERTIFICATE I The foregoing Subdivision of the land of SHOCKEY BR017i6R8 INC. is with the free consent and in accordance with the desires of the undersigned owner. Properties and trustees I any. AUTHORIZED REPRISENTATIVE DATE 1IDP NOTES: APPROVAL PUBLIC WATER a SEWER SERVICE IS BEING PROVIDED AND IS AVAILABLE FROM THE SANITATION AUTHORITY. DEMOLITION PERMIT MAIL HE REQUIRED TO REMOVE THE KMTING SrRUCTTHRE WITHIN FREDERICK COUNTY ADMRIISTRATOR DATE LANDBAY I. FRIDRRICK COUNTY DIRECTOR OF DATE NOTE: ROADS WITH VDOT PUBLIC NIGHT OF WAY TO BE BUILT FOR PLANNING AND DEVELAPNENT ACCRPTENCK INTO VDOT SECONDARY SYSTEMS OF HIGHWAYS Project Name: Project Number: SHOCKEY BROTHERS - MASTER DEVELOPMENT PLAN 2840 Owner: STONEWALL MAGISTERIAL DISTRICT SHOCKEY BROTHERS INC. SHOCKEY Engineer Certifying Plan: GREENWAY ENGINEERING MAY 24, 2007 Addreee, Including Zi Cede 8 Telephone No. 1067 MARI7NSBURG PM WINCHESTER. VA 22603 (640) 806-3286 Address, Indudiny Zi Cde k Telephone No. 1067 YARI'QI9BURG Pm WINCHESTER, VA 22603 (640) 886-3286 Address. Including Zip Code & Telephone No. 161 WINDY HIL. LANE WINCHESTER, VA 22102 (640) 062-4186 _Z W W Z Z W o 3 �� Nva Z LLI a c 0. S DEQ yyi O i m NARK D. SMITH No.022837 DATE' MAY 24. 2007 SCAL& N/A DESIGNED BY: TNT FILE N0. 2840 SBX9r 1 OF 4 Dwg# 06-111 a Z_ LINE BEARING DISTANCE L1 N 68.49'08" W 34.3188' W W _Z Z Lu N � a g m! -'�` « 1 `" Y•P NDYe� 1 II 1 8 Yse wox HL PAM Z ,�i `,y '\ t, as • avai L . lam • sox 2884 ♦ 11. a G: Lameocur Y.� °IC. lollP i.IO.. ; a,.l 676 W A a Wk, dam I 8=11 u4-01- - 1 ! a a0R•Id LC 26o Dib'=6 zA • W i Vin. 114-01- - • a BYR•iD IJ6 aB0 ♦ ss p HH 114-01- - IYR NKR= a IaDe WGUaiLY1R. ♦ • o 290 ,S D� -; •¢e .h - \ u4 -m- - Y•Donu r cc lam rns®nvu2• • • em u n F F< u4 -m- - 1 9a DOIWD 1>m0i YY304017 6 M PCUa nffAMA w0c� em * I14-01- - 1 BL01lY D LHa IDI 1ATIENM 1 ! JAM F'vYDMla01• 068 PBRMH.N•I01 ♦ • 297 0 t 2 � ♦ \ ll4-0l- - 1 2• 9MM mmm encore 2e6 P818161LN•M• AN • — w g ppp� pP. 1 114-01- - =MT Y R Dl 017 P1N88RA•1N• 1NxN0" • 169 f g. �x 1 t � •.� / / \ 114-01- - I V 8081 Y18®• 000 PBIBMiLN•18• ♦ ♦ 1891 / + M' L14 --W-- 81811 • 8 0M Pa1M WAMA ♦ ♦ 600 1 /a \ ia9-0'r- _ 11 .. HOOK Y R ux 10017 a asl PG6MiLN/F• • . 302 1 a W Y / lab -o7- - u 91YYi L x7 OZ 9 MMI UMA • a69 PIDOM71A41W • ♦ am el %t �� / lag -o7- - u N�IMff 7II Tow I \ j iaa-Ol- - u W. 4 ]LII 6B6 POa197W1161 • • 8'78 \ \ 189 -Oa- - 1 Y•R 8P1Y 1 DR Y•RB• n 1 DR 196 8•i�R • o tB8 1 0 1 , +. 1: `\ ` 1.,. �. \ Be 188-06- - 1 Y•R 80)8 t 077 Y•081 D i eR 166 8•i881m • 2w 1 ! P t �� 188-0a- - 1 8PM1®D 7.10Q Y 017 PBYIMfLN11W • • 89a ,.v �� o 18a-oa- - 1 M1DIB i 016 P810MIWI70• ♦ • 180 � � 188-06- - 1 BIOID i 816 P88R8fLN1Yf• • ♦ 180 0 777 PA 188-06- - 1 L781i1R Y 8ll PBIOMiW110• • • 8719 as 'T+ 1 1• + ti ��\�z +"� \ las-69- - 1 LIIDa. a eo�r D owrY•s 1aa s au e.1o<rr • as 1 O „-. rr i' �) ` < "�C`• ❑ 4< ♦ COUM P80R OHOrdM 80x Y186 A W as • m•rn ► ,soette sox saes • l 797 sa . ARMI1'.0 lL• w 0 8Y8E7 YCU• is ! IeeOC 8600 c OLIN BBMOi •®•Z . 1 011 a_ ,2 2. H.dddld ❑ jf/ TH t� • J / 't a. f r '4 17 Na. 2283MARK D. 7 Ir,` is TYO 1NCHESTER �1 r r� .� it � ' fi{jr .:Y"� ����> �� �� 1'w \h✓.dam / 2O < t t� 1 I r , l f • '� ,w 1 w5 / 27 / v SKOCKF mr o e 24 23 AL \!Yl�f�t�`%C�''t, ; : r { m Plth r ..- r �l .I OL / W t S_ x s a . �y1 I t11t ,rr : 111r1rflp T_ f,y '.:� l L` .�+'„ iJ� 'S� - 1 �%s #1, i -:ti' 4. "t ice,` s..,�'• r W 1 tY 11t1 1 ty$t; i •.-Jry r j r � I�`,�t? �i;� s � � i�/! i, �� � J f � � �_ t{-. �,1 i=�'NF� tia.� �" y �4 ,•,�`\,• •• �;�m�l� w.`1`� � 1 '� .'f( F' , r "- �+ .a ;�, r . 3�: f i 1 � � � ..�_ � i � ,,.-�a.`�''-1ti�•...; -;,. \' � 7 �r1 l/rlrrrr{4Jy • i !r> /!r- 1`, l 1 O �7 11 ; 111 �.�i6i� 1 '•at "'�+.... r A• �. r r ! f1 (� 1 1 • � �.c,,,-���j � rrr � � ' "�Isr. �1s:� + �L."� t t � ! � t'��. �,—'-.'�.? � s �� - l ,° r t, `• \ �. v� � • f>; W Ul * _� JR „ 3,�: 3 ,`.mac -� y.. 91Mny VARIABLE R.O.W. ..1 NY. P y •t. f '1�.�+-'� 1111E {� ❑ � ``^i �L- J ~ ///�� i DATM WN 24. 2001 MCKSMAM SCAM 1" - 100' DESIGN® BY: JN7 �., . ❑ 0 100 200 pyig N0. 2840 y-` SCALE: 1' •100' $NBBf 2 OF 4 Dwg# 08-111 CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE C1 845.5100' 190.7004' 190.2965' N 02'49'18" W 12'55'22" C2 2919.7900 473.7630' 473.2434' N 14'26'04" W 09'17'48" C3 2871.6099' 512.1 122' 51 1.4338' S 36'26'20" W 10' 13'04" C4 2919.7900' 529.9909' 529.2636' S 24'16'58" E 10'24'01" t �ft 0 z 1 � 4 / \ W 6v� t< ❑ \ W t / El LEGENDm a r J XNK g V C❑ zee W UE ANDS J WER LENT STFEAna Lu g s Al ( r1 \ ❑ U,LiL,MIDB t MTEI8"fITEttT b1REAHa A $ f z \ int ft CITY OF WINCHESTER fW� A r Via ---.1 �r 'I i }�-I "iii 4'.`'- �A�s+v. •� i .I � a i7 { r�� sr .�— .. '`� , .` ,- � A zo a v� t �� MARK D. 9A1Ri t', Na.022837 wv— C.�.,� 7 n `�� f r/E yi $� 94-5�4r �t � Aa i ,°!{� Z � "' �, �► r '"" i. �� ,. 7 # r ,�'"t'�-'r / ' i 'tom\''��,`. / i+, w tivti y �! - s A t t'�, `• a ,,•., i 1 e,✓r / E / ,-. ? J e f ter.. +.,� `� 7 " " -•• .� ) .� t r 1 x �, Si i � f / �/ /'- ' � �"'` ti :'� , J ! 1 '•: =" . i ,_l( y' „`„`a ,-+� �.J � ti,y \ f , ' : •1 I 5 ,f / .° l , � ,., r r1 * �, s J � `.'�,� ` f �'�r / k. � � s�� y �. \ � 1y yi� r•..,,_ �r�' 3,� � ya�rtr�=-� � 4� c �.i ,, fir` .,` "=a < � d 1 :,� Q.. r s _ — a---- VARIABLE R.O.W. r� k W o �} 0 YY E. C� In TOTAL OVERALL ENVIRONIIENNTAL FEATURES TABULATION �7 O M F11 W DATE` fuY 24. 2w7 SCALE: 1' 100` DESIGNED BY JNT 100 0 12'0 100 I= NO. 2840 SCALE: P • 100' SHM 3 OF 4 Dwg# 06-111 --i 3 r� � r I f: �i•i Cil i' 7 ••i•S vii r s r. w 'i�•tA lii; MARK D. SMITH No.022837 DAM MAY u, tom I SCALL' 1' — 100' 1 I DESIGNED BY: ]NT I 100 0 1010 200 FILE NO. 2840 SCALE: P • 100' 9FDDrf 4 OF a DWg# OB -111