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PC 05-03-06 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia May 3, 2006 7:00 P.M. CALL TO ORDER TAB 1) Committee Reports................................................................................................. (no tab) 2) Citizen Comments.................................................................................................... (no tab) PUBLIC HEARING 3) Rezoning #04-06 of Orrick Cemetery, Inc., submitted by Patton Harris Rust & Associates, to rezone 33.61 acres from RA (Rural Areas) District to RP (Residential Performance) District and 22.06 acres from RA (Rural Areas) District to B2 (General Business) with proffers, for Mixed Use Commercial/Residential. The property is located in the northeast quadrant of the intersection of Senseny Road (Route 657) and Greenwood Road (Route 656) with road frontage along both roadways, in the Red Bud Magisterial District, and is identified by Property Identification Number 55-A-201. Mrs. Eddy......................................................................................................................... (A) 4) Other FILE COPY REZONING APPLICATION #04-06 ORRIfCK CEMETERY, INC. Start' Report fGr the Planning Commission Prepared: April 17, 2006 Staff Contact: Susan K. Eddy, Senior Planner This ieport is prepared by the Frederick t:ou-Ity Haanil g .staff toprovide rovide infcrmation 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: April 5, 2006 Not heard May 3, 2006 Pending Board of Supervisors: May 24, 2006 Pending ?RGPGSAL: To rezone 33.61 acres from RA (Rural Areas) District to RP (Residential Performance) District and 22.06 acres from RA (Rural Areas) District to B2 (General Business) District with proffers. LOCATION: The property is located on the northeast quadrant of the intersection of Senseny Road (Route 657) and Greenwood Road (Route 656) with road frontage along both roadways. l4AGIS PZ AL DISTRICT: Red Bud PROPERTY IIS NJ1` BEIM: 55-A-201 PROPERTY ZGNING: RA (Rural Areas) District. PRESENT USE: Vacant ADJOINING PROPERTY ZONING &z PRESENT USE: North: RP (Residential Performance) RA (Rural Areas) South: RP (Rcsidential Performance) Rh` (Rural Areas) East: RP (Residential Performance) RA (Rural Areas) 'Fest: RP (Residential Performance) B2 (Business General) Use: Residential and vacant Fire station and church Use: Residential Country store and residential Use: Residential Residential Use: Residential Retail Rezoning 404-06 — Orrick Cemetery, Inc. April 17, 2006 Page 2 PROPOSED USES: Mixed Use — Commercial and Residential (all age -restricted) REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Routes 656 and 657. These routes are the VDOT roadways which have been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Orrick Commons rezoning application signed December 2005 addresses transportation concerns associated with this request. While the proposed proffers appear acceptable, VDOT offers the following comments: 6.1— acceptable; 6.2 — acceptable; 6-3 — acceptable; 6.4 — acceptable; 6.5 — initially acceptable, but VDOT reserves the right to require additional dedications upon review of the site plan/entrance design. It should be noted that if 250' of separation from the proposed Greenwood entrance and Greenpark Drive cannot be achieved, the developer may be required to align the Greenwood entrance with Greenpark Drive. This would also require the developer to enter into a signalization agreement with VDOT. 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 Marshal: Maintain access during all phases of construction. Municipal water supply for firefighting must be available as soon as combustible materials arrive on site. Plan approval recommended. Public Works Department: 1. Refer to page 3 of 6, C. Site Suitability: Include a discussion of the existing power line right-of-way and the impact on the proposed road network and related utility development. Provide a detailed wetlands delineation with the master development plan (MDP) submittal. A copy of the MDP should be submitted to the Corps of Engineers for their review and comment. Refer to page 5 of 6, D. Transportation: The discussion references the requirement for a right turn lane on westbound Senseny Road for vehicles turning north onto Greenwood Road. Considering this location is outside of the proposed rezoning boundaries, indicate if sufficient right-of- way is available at this location. Refer to page 6 of 6, F. Site Drainage: Indicate what types of low impact development techniques will be employed within the proposed development. Also, delineate how much of the existing vegetation will be preserved as riparian buffers. All permanent storm water management facilities shall be highlighted in the MDP. Refer to page 6 of 6, G. Solid Waste Facilities: This discussion indicates that the homeowners' association (HOA) will be responsible for trash collection within the residential portion of the project. However, the proffer statement, paragraph 3.2 indicates, "if they decide to use a commercial collection company". This latter portion of item iii should be removed from the proffer statement, thereby making this a definite requirement of the HOA. Refer to page 3 of 7, proffer statement, paragraph 5.1: We applaud the use of BMP facilities. However, the maintenance of these facilities shall be included in the responsibilities of the HOA or commercial Rezoning #04-06 — Orrick Cemetery, Inc. April 17, 2006 Page 3 property owners. Refer to page 10 of the Traffic Impact Analysis by Patton Harris Rust & Associates: Revise the data in Table 11 to reflect the actual commercial development of 158,000 square feet, proposed in the Introduction paragraph (page 1 of 6) of the impact analysis. Staff Note: The issue of maintenance of BMP facilities has not been addressed by the applicant. ii,+"redericic County Inspections: No comment at this time. Shall comment at the time of site plan and subdivision lot review. Frederick -Winchester Service Authority: No comment. 32nitaE.an Authority: I concur with the water & sewer comments made in the application package. lr redierick-Winchester 1lealth Department: No objection if water and sewer are to be provided. Department of Parks & Recreati3a: The proposed plan appears to provide a monetary proffer consistent with the county model for this housing type. The developer has also indicated that a public recreational park, including playground equipment equivalent to monetary value of the required recreational units, will be located within the 3.5 acres of open space provided. Plan also shows a bike trail, meeting Frederick County Parks and Recreation Department standards, along Senseny Road and Greenwood Road which is to be maintained by the development. Frederick County PubKc Schools: Based on the information provided, it is anticipated that the proposed 175 single family and multi family units will have no impact on the school division upon build -out due to the units being age restricted. .Wm_�Oaeste 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. Frederick County Attorney: Please see attached letter dated January 30, 2006 from Robert T. Mitchell, Jr., Esquire. Histeric -Researces Advisory Board: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmark Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It is also noted that the National Parks Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that his proposed rezoning would directly impact. Planning Departinaae-%t: Please see attached letter dated January 26, 2006from Susan K. Eddy, Senior Planner. Rezoning #04-06 — Orrick Cemetery, Inc. April 17, 2006 Page 4 Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) identifies this property as being zoned A-2 (Agriculture General). The County's 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 property and all other A-1 and A-2 zoned land to the RA District. 2) Comi2rehensive 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. I-]] Land Use The site is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The site is not within the limits of any small area plans in the Comprehensive Policy Plan. The land use plan identifies the entire Senseny Road corridor for residential uses. However, the Plan (6-72) does call for neighborhood business uses in the vicinity of residential areas. Given this key intersection of Senseny Road and Greenwood Road, and the existing B2 zoned properties at this intersection, developing the western portion of the Orrick property for neighborhood commercial development and the eastern portion for residential, if done in a compatible manner, could be consistent with the Comprehensive Policy Plan. The multi -family housing, in the center of the site, as proffered on the Generalized Development Plan, provides a transition between the retail portion of the site and the single family portion of the site. Siting elderly housing adjacent to retail/office uses is desirable, and with the safeguards called for in the Comprehensive Plan when multi -family units are adjacent to single family units, the mix of uses could be consistent with the Comprehensive Plan. While Senseny Road is not specifically a business corridor, the business design standards in the Comprehensive Plan are relevant to this application. The Plan calls for landscaping along the roadway, screening adjoining uses, and controlling the size, number and location of signs. Staff Note: The on-going Urban Development Area (UDA) Study has preliminarily designated this area for a neighborhood center. Before this could happen, community input would be Rezoning #04-06 — Orrick Cemetery, Inc. April 17, 2006 Page 5 sought, and policies and standards would need to be adopted. As these steps have not taken place, the general policies in the existing Comprehensive Plan, which call for high quality design and compatibility between uses and housing types would need to be followed. Given the lack of details concerning the residential portion of the site, the county will need to be confident that the multi family housing will be compatible with the existing single-family housing and that the commercial uses will be complementary with residential uses. Transportation The Eastern Road Plan of the Comprehensive Policy Plan designates Senseny Road and Greenwood Road as improved major collectors. This translates to a four -lane divided boulevard section, such as is being implemented with Warrior Drive. The idealized intersection design in the Comprehensive Plan (6-15) illustrates appropriate features including raised medians with landscaping, landscaping along the edge of the right-of-way, and sidewalks. The Frederick County Bicycle Plan designates Senseny Road as a short-term designated route. StaffNote: The applicant is partially implementing the Eastern Road Plan. On Senseny Road a new lane is being provided. However, the applicant has not committed to a road section with landscaping and a median. Along Greenwood Road, given the current road configuration and access needed for the Greenwood Fire and Rescue, a median in not proposed by the County at this time. The applicant should however, address landscaping on Greenwood Road. 3) Site Suitability/Environment No steep slopes exist on the property. No portion of this site is within the 100 -year flood plain according to the Flood Insurance Study Map for Frederick County. U.S.G.S. maps show one stream and one pond on the property, both in the northeast corner. The applicant has prepared a Wetland Delineation Report and a Request for Jurisdictional Wetlands Determination. That report documented two wetlands in the southeast corner of the site and one circular ditch holding water, that is not a jurisdictional water of the U.S. The wetlands will be further analyzed further at the MDP and site plan stages. Some mature woodlands, which may form part of the landscape requirement, are located on the eastern portion of the site. The General Soil Map of the Soil Survey of Frederick County Virginj�a indicates that the soils comprising the subject parcel fall under the Weikert-Berks-Blairton soil association, which is the predominant association on land located east of Interstate 81. The characteristics of this soil type and any implications for site development are manageable through the site engineering process. No soil types on this site are classified as prime farmland soil. 4) Petent!alImpacts A. Transportation Rezoning #04-06 — Orrick Cemetery, Inc. April 17, 2006 Page 6 Traffic Impact Analysis. A traffic impact analysis (TIA) was prepared for this application using composite data collected from other studies in the area as well as actual traffic counts. Two TIA addendums were also prepared. The first addendum (labeled Option B and numbered as pages 14a and 14b in the TIA) incorporates the alignment of the site entrance on Greenwood Road with Greenpark Drive. This is the proffered road alignment. The second addendum, dated April 5, 2006, models a different mix of uses than the original TIA. It models less retail floorspace but more office, more day-care and more overall floorspace (158,000 square feet) than originally modeled. The projected trip generation decreased slightly with this mix of commercial uses. Staff note: The precise mix of commercial uses and floorspace is not proffered. Only the maximum floorspace of 158, 000 square feet is proffered. Using traffic generation figures from the I.T.E. Trip Generation Manual, 7'i' Edition, the revised TIA projects that the proposed development will produce 11,547 vehicle trips per day (VPD). The TIA further indicates that the study area roads and intersections have the capacity to accommodate the trips generated by the project at Level of Service C conditions or better, given the proffered improvements. Improvements to the intersection of Senseny Road and Channing Drive (turn lanes and signalization) have been proffered by the developers of the Channing land bays when the first site plan is submitted for their B2 area. The TIA shows level of Service D(F) at this intersection without the signalization proffered by others, but this failing level of service is reached with or without the Orrick development. B. Sewer and Water Water and sanitary sewer facilities are available via the Lynnehaven Subdivision to the east. The majority of the site will be served via gravity flow from west to east. Using the standards water consumption rates for single family attached/multi-family residential uses and general consumption/office uses, the proposed development is projected to consume approximately 59,200 GPD (gallons per day) of water and produce equivalent sewer flows. C. Community Facilities The applicant has proffered $475 for each residential unit to offset the impacts to community facilities. This amount is based the County's new Development Impact Model. It excludes the amount for schools because this is a proffered age -restricted community. Staff note: The impact model for Orrick was based on 55, 000 square feet of retail floorspace as this is proffered to be built prior to the occupancy of any residences The latest proffer statement includes a cash proffer of $475 per residential unit for capital facilities which is much different than the $2,912 per unit originally proffered. The revision is based on the applicant's re-evaluation of the county's new Development Impact Model as it applies to age - restricted dwellings. Rezoning #04-06 — Orrick Cemetery, Inc. April 17, 2006 Page 7 5) Proffer Statement — Dated December 6, 2005 and Revised Apri; 13, 2€106 Generalized DeveLopment Plan — Dated November 15, 26.65 A) Land Use Commercial floorspace shall not exceed 158,000 square feet. A minimum of 55,000 square feet of commercial floorspace shall be constructed prior to occupancy of any residential dwelling. Adult retail uses are prohibited and car washes are prohibited adjacent to residential properties. All units will be age -restricted and will comprise a mix of single family and multi- family units. B) Homeowners Association The residential homeowners association (HOA) will own and maintain all common areas including a 3.5 acre park which, by proffer, will be open to the public. The HOA will be responsible for a common solid waste disposal program provided by a collection company. C) Transportation The applicant will install a traffic signal at the project entrance on Senseny Road, provide a left turn lane on eastbound Senseny Road at that entrance, and provide a new westbound lane on Senseny Road from the eastern end of the property to the intersection of Senseny Road and Greenwood Road. The applicant will install a new northbound lane on Greenwood Road from the intersection of Greenwood Road and Senseny Road to the project entrance on Greenwood Road. The applicant will install signalization at the entrance on Greenwood Road when requested by VDOT. All other road improvements to Senseny Road and Greenwood Road will be completed prior to occupancy of any commercial buildings. The applicant will dedicate an additional 10 feet of right-of-way on Senseny Road and 15 feet of right-of-way on Greenwood Road to VDOT, within 90 days of notice by the county. Access along Senseny Road and Greenwood Road will be limited to one entrance on each. The applicant will connect the residential and commercial portions of the site. The site access on Senseny Road will have a median with street trees at the entrance. Inter -parcel connectors with adjacent properties will be identified at the Master Development Plan (MDP) stage. StaffNote: The Eastern Road Plan calls for Senseny Road to be improved to a major collector. The county standards calls for a four lane divided section with landscaping along the edge of the right-of-way and a landscaped median. While sufficient right-of-way may not existfor a full median with trees, a portion of the median could be provided with this project such that a full median can be provided when the south side of Senseny Road develops. The applicant is encouraged to provide street trees along Senseny Road and Greenwood Road and on each side of the proffered boulevard entrance, consistent with earlier plans shown to staff and the county's own intersection design in the Comprehensive Policy Plan (6-15). Rezoning #04-06 — Orrick Cemetery, Inc. April 17, 2006 Page 8 The applicant has proffered to construct Farmington Boulevard on their property to base pavement, and bonded to final payment, prior to issuance of a certificate of occupancy for the first single family dwelling unit. D) Design Standards The principal facade and any other facade facing Senseny Road or Greenwood Road of any commercial building will be limited to a cast stone, stone, brick, formed concrete, glass, wood stucco or other masonry. All commercial buildings will have standing seam metal roofs. Staff Note: Earlier renderings presented to staff for this project showed buildings on the pad sites close to Senseny Road and Greenwood Road, with the parking lots hidden behind. Staff has encouraged the applicant to commit to this layout. Staff also has concerns with the use of formed concrete as a possible dominant building material. The multi -family units will have facades of brick, stone, simulated stone, wood, Hardishingle and/or Harditrim, or materials of comparable quality, Azek Trimboards, Fypon brackets and/or cornice details, stucco and glass. The apartment structures will incorporate non -symmetrical massing, bays and columned porches, as generally depicted on the conceptual drawings identified as Exhibit A and Exhibit B. Staff note: As stated earlier, the county will want to be assured that the multi family units are compatible with the surrounding single family units. The design proffers are vague and the proffered conceptual drawings lack detail. Staff is not convinced that a compatible design is guaranteed. E) Parks and Recreation The applicant will design and construct a 3.5 acre park to be open to the public, but owned and maintained by the residential homeowners association. The applicant will construct a 10 foot asphalt pedestrian bike trail along Senseny Road and Greenwood Road, prior to occupancy of any commercial building. StaffNote: It is unclear if the trail will be directly adjacent to the road or whether landscaping will be placed in between. The latter is encouraged for safety and aesthetic reasons. F) Signage The applicant will limit freestanding entrance signs at the proposed entrances to a single monument style sign. Each of these signs shall be limited to 20 feet in height. Pylon signs will be prohibited on the site. Staff Note: Given the proximity of this site to residential uses, the applicant has been encouraged to consider signs with a reduced height and sign face. Rezoning 404-06 — Orrick Cemetery, Inc. April 17, 2006 Page 9 G) Monetary Contribution For each residential unit the applicant has proffered: $248 for parks and recreation; $83 for fire and rescue; $37 for general government; $76 for public safety; and $31 for library; $475 for capital improvements, plus $1,500 for road improvements to Senseny Road and Greenwood Road. Staff Note: In the latest proffer statement, as compared to the original proffer statement, the applicant has reduced the amount of cash proffer for public facilities from $2,912 to 5475, per residential unit. This was based on the applicant's re-evaluation of the County's Development Impact Model. The applicant has increased the amount of the transportation cash proffer from $500 to $1,500, per unit. Recent rezonings in the Senseny Road area have proffered larger contributions toward road improvements. STAFF CGNCLUS ONS FOR 05/03/66 PLANNING COMM29SION MEETING: This application is somewhat consistent with the Comprehensive Policy Plan. The County will need assurances that the multi -family units will be compatible with the neighboring single family homes. This can best be assured through more detailed design proffers. For the commercial component, the applicant should carefully consider road standards and corridor appearance standards concerning: 1.) a median on Senseny Road, 2.) street trees, 3.) the placement of buildings closer to the street, and 4.) reduced signage. This could become the county's first neighborhood center, but the county needs to be assured, based on its currents policies and standards, that the development is of a high quality and compatible with its surroundings. Foilowing the requirement Lor a public hearinu, a recommendation by the Jr-lannink Commission to the Board of Supervisors concerning this rezonin application would be appropriate. The applicant should be prepared to adequate address all concerns raised by the Planninz Commission. Applicant: Residential Units (number) SFD SFA MFD Non -Residential (sq. ft.) Retail Office UTPU ' MODULE Err—EciZo—mmons '--I ,¢ 184 Units 92 0 92 55,000 Sq. Ft. 55,000 Sq. Ft. 0 Sq. Ft. Total capital facilities impacts to mitigate Total revenue from commercial component 10 Year average of expenditures toward capital items Revenue to assign as credit from commercial component Total capital facilities impacts left to be mitigated $ 2,976,608 $ 3,206,871 18% $577,237 $ 2,399,371 Total $2,976,608 $2,399,371 $13,040 Total Cost of Total Net Cost of Capital Facilities Capital Facilities Per Unit Fire And Rescue $115,922 $93,442 $508 General Government $51,916 $41,848 $227 Public Safety $106,817 $86,102 $468 Library $43,278 $34,885 $190 Parks and Recreation $346,848 $279,586 $1,519 School Construction $2,311,828 $1,863,508 $10,128 Total $2,976,608 $2,399,371 $13,040 HALL, MONAHAN, ENGLE, MAHAN A PARTNERSHIP OF PROFESSIONAL CORPORATIONS WILBUR C. HALL (1892-1972) THOMAS V. MONAHAN (1924-1999) SAMUEL D. ENGLE O. LELAND MAHAN ROBERT T. MITCHELL, JR. JAMES A. KLENKAR STEVEN F. JACKSON DENNIS J. MCLOUGHLIN, JR. ATTORNEYS AT LAW & MITCHELL I s 7 EAST MARKET STREET 9 EAST BOSCAWEN STREET LEESBURG, VIRGINIA WINCHESTER, VIRGINIA TELEPHONE 703-777-1050 TELEPHONE 540-552-3200 FAX 540-662-4304 E-MAIL IaWyers hallmonahan.mm January 30, 2006 Susan K. Eddy, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 PLEASE REPLY TO: P. O. Box 848 WINCHESTER, VIRGINIA 22604-0848 Ike: Orrick Commons (Orrick Cemetery Company, Inc.) Proposed Proffer Statement Dear Susan: I have reviewed the 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. A paragraph should be added to the initial paragraphs which contains a description of the property, to include a description of the general location of the property, the title owner, the acreage, and a citation to the land records (deed book and page number, or instrument number) where the owner of the property acquired title. 2. With respect to the proffer set forth in paragraph 1.1 and 1.3, these paragraphs really do not constitute proffers, as they merely say that the property in the B2 district and RP district will be developed in accordance with the B2 zoning regulations and the RP regulations, respectively. This is not a proffer to do something HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy January 30, 2006 Page 2 which is more than is already required by ordinance. The second sentence of each of these two proffers would appear to be redundant, and also suggests that the County may approve development on the property which is not in accordance with the zoning ordinance regulations. 3. With respect to the proffers set forth in. paragraph 1.2, which sets forth a maximum of 158,000 square feet of commercial development, I would note that this proffer does not contain a proffer for a minimum square footage of commercial development (except as may be implied by proffer paragraph 1.6). 4. While the second paragraph on page 1 of the proffers states: "The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or include the improvement or other proffered requirement, unless otherwise specified herein", it is my recommendation that the individual proffers be more specific as to when the proffered improvement will be completed. This would apply to proffer paragraphs 6.2 (traffic signal, construction of left turn lane, construction of right turn lane); proffer paragraph 6.5 (dedication of right-of-way); proffer paragraph 6.6 (interconnected pedestrian network); and proffer paragraph 8.1 (construction of 3.5 acre park). 5. With respect to the proffer contained in paragraph 6.6 (interconnected pedestrian network), I would recommend that the proffer set forth the minimum design requirements for [he pedestrian-liLlwii1�, ul,l ss l!. ose requ��cm-encs are adequately addressed by ordinance. 6. 1 would note that in proffer paragraph 7. 1, the last two sentences are very general in nature. If the architecture and color scheme are important to the County's consideration of this rezoning request, then these last two sentences should be made somewhat more specific. HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy January 30, 2006 Page 3 7. Paragraph 9.1 does not really constitute a proffer, as the applicant would be required to meet the landscaping requirements of the Frederick County Code in any event. The second sentence of this paragraph does not constitute an enforceable proffer. 8. ' -oS r p r p. 7 l lCicr.mapre) i•,r�„d r. limit sirr.-:age ?does the f i11 e xtZ �1'�g:l 1 L.:QbvJ tet. 1_� b�` b to that shown on Exhibit A and thereby prohibit free-standing signs? If so, that should be specifically stated. It should be noted that I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for the rezoning of this specific property, or whether other proffers would be appropriate, as it is my understanding that that review will be done by the staff and the Planning Commission. If there are any questions concerning the foregoing comments, please contact me. Ve truly yours, Robert T. Mitchell, RTM/ks COUNTY of F "i D1ERIC Depart hent oif Planning and Development 540/665-5651 FAX: 540/665-6395 January 26, 2006 Mr. Patrick Sowers Patton, Harris, Rust & Associates, pc 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Proposed Rezoning of Orrick Commons Dear Patrick: I have had the opportunity to review the draft rezoning application for Orrick Commons. This application seeks to rezone 22.06 acres from RA (Rural Areas) District to the B2 (Business General) District and 33.61 acres from the RA (Rural Areas) District to the RP (Residential Performance) District. In general, staff is supportive of this mixed-use project at an important crossroads in the Senseny Road corridor. I would also point out that the emerging Urban Development Area (UDA) study is supportive of this type of neighborhood center. Staff's review comments are listed below. 1. Comprehensive Policy Plan. The site is not within the limits of any small area plans in the Comprehensive Policy Plan. The land use plan identifies the entire Senseny Road corridor for residential uses. However, the Plan (6-72) does call for neighborhood business uses in the vicinity of residential areas. Given this key intersection of Senseny Road and Greenwood Road, and the existing B2 zoned properties at this intersection, it is reasonable to develop the western portion of the Orrick property for neighborhood commercial development. 2. Comprehensive Policy Plan. The Eastern Road Plan of the Comprehensive Policy Plan designates Senseny Road and Greenwood Road as improved major collectors. This translates to a four -lane divided boulevard section, such as is being implemented with Warrior Drive. The applicant will need to ensure that the application addresses expansion plans for these roads and that all road improvements, especially turn lanes, respect the long-term road center line. 3. 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. While this is not specifically a business corridor, it will be a commercial node at a prominent 107 North Kent Street, Suite 202 ® Vlinch_saer, Virgin -La 22601-5000 Page 2 Mr. Patrick Sowers RE: Proposed Rezoning of Orrick Commons January 26, 2006 crossroads and similar standards should be applied. While the application speaks of design guidelines, few are included in the proffer statement. These design elements should all be incorporated into this application. 4. Illustrative Site Plan. The applicant has provided staff a copy of an illustrative site plan. This is not part of the rezoning application and is not proffered. However, there are many good design features on the site plan. These include siting the commercial building close to Senseny Road and Greenwood Road, with the parking out of view of the street; a boulevard style main entrance on Senseny Road; and landscaped parking lots. I would encourage you to consider making these part of the proffer statement. 5. B2 (Business General) Uses. The applicant should consider restricting some of the uses allowed in the 132 District, such as car washes, due to the proximity of this property to residential uses. 6. Impact Analysis - Transportation. The applicant has noted a desire to accommodate automobile and pedestrian traffic. I would strongly suggest that the applicant consider a commitment to specific design features including curb and gutter, sidewalks throughout the development and a multi-purpose trail along both Senseny Road and Greenwood Road. Again, ensure that the pedestrian access is consistent with the long term plans for Senseny Road and Greenwood Road 7. Interparcel Connections. The properties adjacent to the Orrick Property along Senseny Road could redevelop in the future. It would be beneficial for the Orrick development to leave opportunities for inter -parcel connections to these properties. 8. Road Network. Verify with VDOT that all proposed roads and related improvements in the power line easement will be allowed. 9. Impact Assessment Statement — Wetlands. The application notes the presence of one intermittent stream in the northwest corner of the site. County and USGS maps indicate that there is another stream in the northeast corner of the site. This should be addressed. 10. Traffic Impact Analysis. The Traffic Impact Analysis (TIA) was based on 144,200 square feet of commercial development. The proffer statement calls for up to 158,000 square feet of commercial floorspace. Traffic impacts will thus be greater than those modeled in the TIA. Please correct. Page 3 Mr. Patrick Sowers RE: Proposed Rezoning of Orrick Commons January 26, 2006 11. Traffic Impact Analysis. TIA Table 1 lists 2008 "Other Developments". The TIA has double counted one project. The Butcher Property is the same as Briarwood III, which is now known as Steeplechase. It will contain 69 single- family detached units. 12. Traffic Impact Analysis. TIA Figure 9 shows the 2008 Build -Out Lane Geometry and Levels of Service. Site Driveway 41 on Greenwood Road is projected to have level of service B(D). The Comprehensive Policy Plan calls for Level of Service C or better on roads adjacent to and within new development. Even with the suggested improvements in the TIA, Level of Service C is not provided at site Driveway 41. Similarly, Level of Service D(F) is projected for the intersection of Chani ing Drive and Senseny Road. As you are aware, the improvements to this intersection are proffered by others, but the other responsible party is not obliged to put in the improvements until his first B2 site plan is submitted or until residential traffic warrants the improvements. Given this proposed B2 rezoning, it is possible that the improvements by others may not take place for many years. (I would note that the D(F) level of service at this particular intersection will result with or without this proposed development.) 13. Traffic Impact Analysis. It is important to understand that the application must address transportation based on the Comprehensive Plan as well as the impacts projected in the TIA. 14. Proffer Statement — Land Use. Proffers 1.1 and 1.3 are unnecessary as they repeat the Zoning Ordinance. Proffers should be an enhancement to County ordinances, not a restatement of ordinances. 15. Proffer Statement — Land Use 1.4. The applicant has proffered a maximum of 175 age -restricted units provided as a mixture of single family detached and multi -family units, as allowed in the Zoning Ordinance. I suggest that the maximum number of units not be specifically proffered. Since the County is undertaking its UDA study and densities may change, deleting the maximum number of units will keep options open. Also, I would suggest using the word single family, rather than single family detached. Again, this keeps options open. 16. Proffer Statement — Home Owners Association — 3.2. This proffer states that the HOA will not be responsible for open space dedicated to public use. This contradicts proffer 8.1 which states that the HOA will be responsible for the 3.5 acre park which will be open to the public. Page 4 Mr. Patrick Sowers RE: Proposed Rezoning of Orrick Commons January 26, 2006 17. Proffer Statement — Transportation. The transportation proffers are missing a timing element. Each proffer must state specifically what event triggers the proffer; for example - before the issuance of the first building permit. 18. Proffer Statement — Transportation 6.2. The applicant will need to verify with county staff and VDOT that there is sufficient right-of-way to accommodate the long range road plans. 19. Proffer Statement — Transportation 6.4. This proffer refers to a transportation proffer associated with the Channing Drive Rezoning. The developer of that project is not obligated to build or provide funding for a portion of the new turn lane at Senseny Road and Greenwood Road until he begins his commercial development. Therefore, the applicant may be responsible for 100% of the improvements called for in proffer 6.4. Please restate proffer. 20. Proffer Statement — Transportation 6.5. The applicant will need to verify with county staff and VDOT that this is sufficient right-of-way to accommodate long range road plans. 21. Proffer Statement — Transportation 6.6. This would be an appropriate place to include the pedestrian design features sought in paragraph 6 above. 22. Proffer Statement — Building Materials. This would be an appropriate place to include the design features sought in paragraphs 3 and 4 above. 23. Proffer Statement — Park. Proffers go beyond ordinance requirements. Therefore, the County will view the 3.5 acre park and its amenities as above and beyond the Zoning Ordinance requirements for open space and recreation units 24. Proffer Statement — Landscaping. Proffer 9.1 as written is unnecessary as it repeats the Zoning Ordinance. This would be an appropriate place to include the enhanced landscaping sought in paragraphs 3 and 4 above. 25. Proffer Statement — Signage. Proffer 11.1 as written is somewhat redundant as it repeats the Zoning Ordinance. The reference to Exhibit A is too vague. This would be an appropriate place to include limits on the munber, size, design and placement of signs as sought in paragraph 3 above. 25. Generalized Development Plan (GDP). The GDP is an opportunity to illustrate many of the design features that will be included in this application. Page 5 Mr. Patrick Sowers RE: Proposed Rezoning of Orrick Commons January 26, 2006 27. Generalized Deveicpanent Plan (GDP). It appears from the Proffered GDP that the entrance to the property on Greenwood Road does not line up with Green Park Drive. The Zoning Ordinance, Section 165-29, requires new driveways to align with other access features. The entrance on Greenwood must align with Green Park Drive. The County will not accept a proffered GDP that conflicts with the Zoning Ordinance. 28. Generalized Development Plan (GDP). The GDP should show that a road connection will be provided between the commercial portion of the site and the residential portion. It may not be in the best interest of the future residents of Loganberry Avenue to have that road as the connection between the commercial development and Farmington Boulevard. Internal access within the Orrick site would be a better option. Also, road access from Farmington Boulevard to Ladyslipper Road will need to be provided. 29. Generalized Development Plan (GDP) - Commercial Entrances. The GDP shows two main entrances to the commercial portion of the site: one on Senseny Road and one on Greenwood Road. The applicant should make explicit that no other commercial entrances will be provided along Senseny Road or Greenwood Road for the future outparcels. 30. Development Impact Model. As you are aware, Frederick County has a new Development Impact Model. Staff only runs the model for applications with a mix of commercial and residential development, and only gives credit for commercial floorspace that is proffered. Therefore, staff has run the new model for this development based on 55,000 square feet of retail space, 88 single family detached units and 87 multi -family units (the mix currently allowed by the Zoning Ordinance). The results of the model run are attached. The results are only relevant for this precise retail floorspace and the 88/87 split. Any other combination of floorspace, number of residential units or types of residential units will lead to a different result. The applicant is expected to address the impacts of development as contained in the model output. 31. Agency Comments. Please provide appropriate agency comments from the following agencies: Historic Resources Advisory Board, Virginia Department of Transportation, Frederick County Department of Public Works, Frederick County Fire Marshall, Frederick County Department of Parks and Recreation, Frederick County School Department, Frederick County Sanitation Authority, Frederick - Winchester Health Department, Winchester Regional Airport, Greenwood Fire and Rescue Company and the Frederick -Winchester Service Authority. The proposed proffer statement has been forwarded by staff to the Frederick County Page 6 Mr. Patrick Sowers RE: Proposed Rezoning of Orrick Commons January 26, 2006 Attorney. Once attorney comments are received by the Planning Department, they will be forwarded to your office. Attorney comments are required for acceptance of the rezoning application. 32. Adjoining Property Gwners. Please add two properties (PIN# 55-A-194 and 55D -1-34A) to the list of adjoiners. Also, a number of the adjacent property owners have changed; please update. Six PINs (55J-1-9-194 through 55J-1-9- 199) are incorrectly listed; please correct. 33. 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. Thus, a total of $$,617.00 is due upon submission of the official rezoning application. This is based on fees as of January 27. 2005. Fees may change. All of the above comments 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. I look forward to working with this you on this unique project. Sincerely, 4 Susan K. Eddy, AICP Senior Planner SKE/bad Attachment cc: Paramount Development Corporation, c/o David Harner, 607 Briarwood Drive, Suite 5, Myrtle Beach, South Carolina 29572 Orrick Cemetery, Inc., 501 S. Braddock St., Winchester, VA 22601 au V BI (Bu--1, Neighborhood District) * MS (Medical Supped D�,,t,jet) C, BI �lh General Di.tict) 0 R4 iR.,ide,rtj,j, PI.11ld Community Dimftid) REZ # 04 - 06 q� m B.v, I,,Ztd.ITransition District) + R5 (Residential Re-IIIH-4f Community District) EM (E-1--t— Manufacturing Dl.ftid) <C> RA (RU.1 Areas District) HE (Higher EdIlliz., District RP(Residential Pejer,­ District) (55 Cemetery Ml (Industrial, Light Distid) MH(Industrial, GeneralDistrict)(55 - A - 201 MH1 (M.Hoe He" C.--ty M.1-t) 0 Y03 Orrick Commons Proffer Statement PROPOSED PROFFER STATEMENT REZONING: RZ. #: RA (Rural Areas) to RP (Residential Performance) 33.61 acres and B2 (Business General) 22.06 acres +/- PROPERTY: 55.6708 Acres +/-; Tax Map Parcel 55-A-201 (the "Property") RECORD OWNER Orrick Cemetery Company, Inc. APPLICANT: Paramount Development Corporation APR 13 VS PROJECT NAME: Orrick Commons ORIGINAL DATE OF PROFFERS: December 6, 2005 REVISION DATE (S): February 13, 2006 March 22, 2006 April 13, 2006 The undersigned hereby proffers that the use and development of the subject property ("Propertf), 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 and B2 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, Orrick Commons" dated November 15, 2005 (the "GDP"), and shall include the following: Page 1 of 9 Orrick CommonsProffer Statement LAND USE: 1.1 Commercial development on the Property shall not exceed a maximum of 158,000 square feet, in the location depicted on the GDP. 1.2 Residential development shall be provided as a mixture of single family and multi -family units, the mixture of which will be dictated by the Frederick County Code. The locations of the single family units and multi -family units shall be located as generally depicted on the GDP. 1.3 Except to the extent otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair Housing Law, and other applicable federal, state, or local legal requirements, all dwelling units shall be identified as "age -restricted" and shall be restricted to "housing for older persons" as defined in Va. Code Ann. � 36-96.7, or a surviving spouse not so qualifying. No persons under 19 years of age shall be permitted to be regularly domiciled or to reside permanently therein. The restriction provided for herein shall also be in the form of a restrictive covenant with respect to the residential portion of the Property, and any Homeowners' Association created with respect thereto shall have assigned responsibility for the enforcement and administration of the said covenant. 1.4 Prior to occupancy of any residential dwelling, the applicant shall fully construct a minimum of 55,000 square feet of commercial building space as indicated on the GDP. 1.5 Adult retail uses shall be prohibited on the Property. Car washes shall be prohibited adjacent to residential properties. 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, design standards, and this Orrick Commons Proffer Statement as approved by the Board. CREATION OF HOMEOWNERS' ASSOCIATION: 3.1 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 r be provided such other responsibilities, duties, and powers as are customary for such associations or as maybe required for such HOA herein. Page 2 of 9 Orrick Commons Proffer Statement 3.2 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, (ii) common buffer areas located outside of residential lots; (iii) common solid waste disposal program provided by a commercial collection company, (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. 4. WATER & SEWER: 4.1 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 cost of all water and sewer improvements will be borne by the Applicant. ENVIRONMENT: 5.1 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. TRANSPORTATION: 6.1 Transportation improvements shall be designed and constructed consistent with the study entitled "A Traffic Impact Analysis of the Orrick Property," prepared by Patton Harris Rust & Associates, dated October 11, 2005 (the "T[N ). The Applicant shall privately fund all transportation improvements required of this project. 6.2 The Applicant shall install a traffic signal at the project entrance on Senseny Road (Route 657). In addition to signalization improvements, the Applicant shall construct a left turn lane at said intersection for the eastbound lane of Senseny Road as well as a right turn lane for the westbound lane of Senseny Road. (See 1 on GDP). The lanes will be installed within existing right of ways. 6.3 The extension of Farmington Boulevard through the project shall be designed and constructed to base pave ..�ent and bonded to final pavement prior to issuance of a certificate of occupany for the first single family dwelling unit. Design of Farn,.ingten Boulevard shall include traffic calming measures acceptable to VDOT. (See 2 on GDP) Page 3 of 9 Orrick Commons Proffer Statement 6.4 The Applicant shall design and construct a right turn lane for the westbound lane of Senseny Road (Route 657) at the intersection of Senseny Road and Greenwood Road (Route 656). (See 3 on GDP). Said turn lane shall be constructed from the proposed entrance on Senseny Road to the intersection of Senseny Road and Greenwood Road. Additionally, the Applicant shall install a right turn lane for the northbound lane of Greenwood Road (Route 656) to serve the proposed project entrance. 6.5 The Applicant shall dedicate 10 feet of additional right-of-way along Senseny Road (Route 657) and 15 feet of additional right-of-way along Greenwood Road (Route 656). Said right of ways shall be dedicated within 90 days of receiving written notice from Frederick County. 6.6 The Applicant shall construct an interconnected transportation network to connect the B2 and RP zoned portions of the Property for both vehicular and pedestrian traffic. Said pedestrian system shall be identified during the master development plan WP) and/or site development plan (SDP) process and shall include a connected sidewalk system within the commercial and residential portion of the Property. A connection between the commercial and residential portions of the Property shall be made in the location depicted on the GDP. (See 4 on GDP) 6.7 Transportation improvements along Senseny Road and Greenwood Road shall commence at the outset of construction of the commercial portion of the Property and shall be completed prior to occupancy of any commercial building. 6.8 The Applicant shall enter into a signalization agreement with the Virginia Department of Transportation that is binding for a period of five years from the date of final rezoning approval with an option for an additional five years for the installation of a traffic signal at the proposed entrance on Greenwood Road. If or when, in the opinion of VDOT, a traffic signal is required, the Applicant shall construct a traffic signal at said entrance. The signal shall be installed within 180 days of receiving written notice from the Virginia Department of Transportation (See 5 on GDP). 6.9 Access to the commercial portion of the Property shall be limited to a single access point on Greenwood Road and a single access point on Senseny Road in the locations depicted on the GDP. Site access on Senseny Road shall be constructed utilizing a boulevard design that incorporates a landscaped median with street trees. 7. DESIGN STANDARDS 7.1 All buildings within the commercial area of the Property shall be constructed using compatible architectural style and materials. Design elements shall be compatible with Winchester and will respect the Page 4 of 9 Orrick Commons Proffer Statement continuity and character of the existing architectural fabric of the surrounding community. The principal fagade in addition to any facade fronting Senseny Road and/or Greenwood Road of all commercial buildings shall be limited to one or a combination of the following materials: cast stone, stone, brick, formed concrete, glass, wood, stucco or other high quality, long lasting masonry materials. Metal panels shall be prohibited as a construction material for all commercial buildings. 7.2 All buildings within the commercial area of the Property shall incorporate standing seam metal roofing treatments as a unifying design element. 7.3 All facades of any multi -family residential structure located on the Property shall be constructed using a combination of any of the following materials: brick; stone, or simulated stone; wood; Hardishingle and/or Harditrim, or material of comparable quality; Azek Trimboards; Fypon brackets and/or cornice details; stucco; glass. Any multi -family residential building constructed on the property shall utilize a mixture of building materials in an effort to relate to the surrounding area. 7.4 Any multi -family residential structures located on the Property shall incorporate non -symmetrical massing, bays, and columned porches to more effectively relate to surrounding properties as generally depicted on the conceptual drawings identified as Exhibit A and Exhibit B. PARKS AND RECREATION 8.1 The Applicant shall design and construct any necessary improvements for an approximately 3.5 acre park in the location depicted on the GDP to be included as part of the required open space for the residential portion of the Property. Park shall include, at minimum, walking trails and a water feature utilizing an existing pond. Said park shall be open to the public and shall be maintained by the Property HOA. 8.2 The Applicant shall design and build a public pedestrian -bicycle trail to Department of Parks and Recreation standards in lieu of sidewalks along the Property frontage on both Senseny Road and Greenwood Road. Said trails shall be 10 feet in width with an asphalt surface and shall be constructed in the locations generally depicted on the GDP prior to occupancy of any commercial building. The trail crossing of the proposed boulevard style entrance on Senseny Road shall be designed at the time of Site Plan to provide for a safe connection of the proposed trail. 8.3 The Applicant shall contribute to the Board the sum of $248.00 per dwelling unit for parks and recreation purposes, payable upon the issuance of a building permit for each dwelling unit Page 5 of 9 Orrick Commons Proffer Statement 9. LIGHTING PLAN 9.1 Low impact outdoor lighting meeting dark sky criteria will be utilized with a maximum pole height of 25 feet high using full cutoff luminaries. Floodlighting will be prohibited. 10. SIGNAGE 10.1 Freestanding commercial signage along Senseny Road and Greenwood Road shall be limited to a single monument style sign at each of the proposed entrances on said roads. Maximum height for said signs shall be 20 feet. 10.2 Pylon style signs shall be prohibited on the Property. it. SOLID WASTE AND RECYCLING CONTAINERS 11.1 Location of solid waste and recycling containers, utility equipment storage will be contained within fenced enclosures. 12. FIRE AND RESCUE 12.1 The Applicant shall contribute to the Board the sum of $83.00 per dwelling unit for fire and rescue purposes, payable upon the issuance of a building permit for each dwelling unit. 13. GENERAL GOVERNMENT 13.1 The Applicant shall contribute to the Board the sum of $37.00 per dwelling unit for general government purposes, payable upon the issuance of a building permit for each dwelling unit. 14. PUBLIC SAFETY 14.1 The Applicant shall contribute to the Board the sum of $76.00 per dwelling unit for public safety purposes, payable upon the issuance of a building permit for each dwelling unit. 15. LIBRARY 15.1 The Applicant shall contribute to the Board the sum of $31.00 per dwelling unit for library purposes, payable upon the issuance of a building permit for each dwelling unit. Page 6 of 9 Orrick Commons Proffer Statement 16. FUTURE ROAD IMPROVEMENTS 16.1 The Applicant shall contribute to the Board the sum of $1,500.00 per dwelling unit for future improvements to Senseny Road and Greenwood Road, payable upon the issuance of a building permit for each dwelling unit. 17. INTERPARC EL CONNECITONS 17.1 Interparcel connections with adjacent properties shall be identified during the master development plan (MDP) process. SIGNATURES APPEAR ON THE FOLLOWING PAGES Page 7 of 9 O"iA c s � Panmiount Development Corporation By: Tide: f L,w wA COUNTY, Y, Tb-vvir c b -0 -oh g instrurn .s ack of ycorpe*pi,�es P4yNo Pu Respectfully Page 9 of 9 me this / da. • Geen�O `\ 00, \\\� m f� 55,000 SFS / Communcty park SINGLE FAMILY Z d Commercial��� ' (Age Restricted)+x Y 0O is ntrance / TOCK ` a .� (TOTAL RESIDENTIAL = 33.61 Acres)°�e X09 �7 Proposed Pedestrian- �d O Bic cle Trail Commerical - �, � y COMMERCIAL o 22.06 Acres Residential ` � � Connection � Q MULTI -FAMILY` A (Age.Restricted) O O Z Signalized ; Entrance i....... ROAD Proposed Pedestrian -Bicycle Trail crsa�icsco[c SNRVEY Patten Harris Rust Assoclate emGN s°pc ORRICK COMMONS PRS Engineers. Surveyors, Planners.- Landscape Architects. ss�wN oh GENERALIZED DEVELOPMENT PLAN TK'P NOVEMBER rs. zoos vn° i°,. vlgiry°usm cHECHm snit T Sa966i3t39 Na, osscRiPnaN wTt as9 aero wRio wre r s.o.su.a99n FREDERICK COUNTY, VIRGINIA _ REVISION eNEEr 1 OF t FlV: NO. EXHIBIT A t _ �y Y ( EXHIBIT A f b - ,p 49 V �� '�'`� -n. ..' �` :._ :`ri 3'i`R•.; a i �, :�s.ri-i' � . � { ,, '1"� � #�'(, � }� �" `"�. ,i : r .. a. � L ,moi �, r r. �. i .- k •� +��'�`�' y"'"+.✓ r.Y`'.a,y _,..; r�*Tv,�iY r.x7 ��4�r �.,"�l`il _._ .f`r Y'3' Fri `�+r �'. Age Restricted Multi—family Housing !A.' Jff,{'q�,1 ✓'fr x"r'n'..' { iX �; 4 YF j,•�,l �(;j`, i ttv Li Y f�,�y':L �1 i (' ✓ i I lhMtT Vis (n? 3+ a�F y r t•. ( �, jj r• I'.I'� Y as r/'. jar � . `"fit . Y+ Ott .' �•7 �,,P t (._ { 4 uy ,r t - r f •�� ( Y �r K,�� t i. f � a EXHIBIT B Orrick Commons ORRICK COMhgONS REZONING IMPACT ANALYSIS STATEMENT November 2005 A. Introduction Impact Analysis Statement This report has been prepared for the purpose of assessing the impact on Frederick County by the conditional rezoning of the 55.67 acre property identified as parcel 55-A-201. The subject acreage is owned by the Orrick Cemetery Company, Inc. and is located in the Northeast quadrant of the intersection of Senseny Road (Route 657) and Greenwood Road (656) with frontage along both roadways. The site is currently zoned RA (Rural Areas). This application proposes the rezoning of the 55.67 acre parcel to a roughly 60/40 split of residential and commercial which equates to 33.61 acres of RP (Residential Performance) and 22.06 acres of B2 (Business General). The site is intended as a mixed use commercial and age restricted residential center anchored by a Food Lion shopping center (Exhibit A). The proposed 158,000 square feet of commercial uses will be complemented by a mixture of single family and multi -family age restricted residential uses totaling a maximum of 184 units per ordinance requirements, all of which will be developed in a functionally and aesthetically unified manner. The proposed rezoning will establish a high quality senior housing development and provide commercial space that is greatly needed for the residential uses that prevail along the Senseny Road corridor. The presence of significant commercial uses within the project will result in a synergistic relationship between land uses that will enhance the economic vitality of the area and achieve a more sustainable form of development than has been the historic pattern in the area. The Comprehensive Policy Plan identifies the planned use of the site as residential land uses. While the proposed rezoning includes both residential and commercial components, it is evident that a retail center at the intersection of two major collectors is in the best interest of the County, most notably the residents that reside within the vicinity of the site. The proposed rezoning utilizes complimentary land uses to provide a development that is preferable in such a key location to the single use pattern that has predominated within the Urban Development Area (UDA). The proposed rezoning includes proffers that will appropriately and effectively mitigate the impacts of this development program and assure its completion Page 1 of 7 Rev. 3/10/06 Orrick Commons Impact Analysis Statement in the manner envisioned by the Applicant. The mixed use commercial center land use envisioned for the site is compatible with the surrounding community and is in the best interest of the County at large. As such, the Applicants submit that this rezoning request merits favorable consideration and approval. B. Comprehensive Policy Plant The Eastern Frederick County Long Range Land Use Plan is the sole document depicting the planned land uses for the subject acreage. This document envisions suburban residential land uses North of Senseny Road and South of Valley Mill Road from the Winchester City Limits to the proposed location of the future Route 37 bypass. While this area is responsible for capturing a large amount of residential growth in the County, it fails to provide a space for the retail and service needs of this new growth. The Frederick County Comprehensive Policy Plan identifies that retail and service areas need to be located with easy access to sufficient markets and to have good visibility from major throughfares. Additionally, the Comprehensive Plan identifies a need to insure the quality of commercial areas through the use of performance and design standards. The applicant is confident that the proffered design guidelines for the commercial component of the proposed development will create a commercial center of exceptional quality. The proposed rezoning would allow a commercial development program that would develop in a manner that is harmonious with the goals of the Comprehensive Policy Plan. The current Comprehensive Plan identifies the average density of the Urban Development Area (UDA) should not exceed 3 dwelling units per acre. The overall density of the site shall be dictated by the requirements set forth in the Frederick County Zoning Ordinance. The 33.61 acres that represent the residentially zoned portion of the project would be allowed 5.5 dwelling units per acre. Historically, the UDA as a whole has developed well below the 3 unit/acre threshold, allowing for some areas of higher density when appropriate. This proposal utilizes a mixed use concept where higher densities are more fitting, providing for a mixture of housing types in close proximity to retail and service areas. The proposed development program would include age restricted condominiums serving as a transitional area between the age restricted single family units and the commercial portion of the property. While the overall density of the site is slightly greater than the number stipulated by the Comprehensive Policy Plan, it recognizes the now prevailing notion that the County's UDA should become more urban in character in order to capture new growth in an area that can be easily served by public infrastructure and Page 2 of 7 Rev. 3/10/06 Orrick Commons Impact Analysis Statement services. Additionally, the proposed transition of multifamily to single family residential uses provides for a more appropriate transition from the commercial area to the single family use that prevails in the surrounding area. The proposed rezoning of the subject acreage from RA to RP and B2 is generally consistent with the land use policies of the Comprehensive Policy Plan. C. Suitability of the Site 1. Site Background and History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's 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 property and all other A-1 and A-2 zoned land to the RA District. 2. Location and Access The subject parcel is located North of Senseny Road and East of Greenwood Road at the intersection of these two roadways. The Property contains approximately 340 feet of road frontage along Greenwood Road and approximately 815 feet of road frontage along Senseny Road. Two tax parcels, 55-A-197 and 55-A-198, are located adjacent to the site and comprise the remaining road frontage of Senseny and Greenwood at their intersection. Bounding the site to the North is the recently approved Steeplechase subdivision (formerly Briarwood III) and the Briarwood Subdivision. Bounding the site to the East is the Lynnehaven Subdivision. Access to the site will be provided at both Senseny and Greenwood. Access will also be provided with a connection to Loganberry Drive in Steeplechase. Additionally, Farmington Boulevard will travel through the site along the Northern boundary as it connects Channing Drive and Greenwood Road. 3. Site Suitability A small area of wetlands and an intermittent stream are the only identified environmental features on the site. These features are minimal and manageable through the zoning and site engineering process. In all cases, disturbance will be limited in accordance with applicable regulatory standards. Page 3 of 7 Rev. 3/10/06 Orrick Commons Flood Plain Impact Analysis Statement Flood plain data for the subject parcels is delineated on the Flood Insurance Study Map for Frederick County prepared by the U.S. Department of Housing and Urban Development, Community Panels #510063-011513 and #510063- 01206, effective date July 17, 1978. The site is located entirely in Flood Zone C, which denotes areas of minimal flooding outside of the 100 -year flood plain. Wetlands The National Wetlands Inventory Map identifies a single wetland feature on the site, a small pond. In addition, an intermittent stream channel is located on the northwest corner of the property. A riparian buffer, as required by the Frederick County Zoning Ordinance, will prevent impacts to the stream channel. All wetlands associated with the stream channel shall be delineated at the master plan phase of the project. Soils and Steep Slopes 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, which is the predominant association on land located east of Interstate 81. The characteristics of this soil association and any implications for site development are manageable through the site engineering process. No areas of steep slopes (areas of 50% slope or greater) exist on the Property. The subject site has topographic characteristics that make it ideal for the proposed development program. D. Transportation The Orrick Commons project will be served by a multi -modal transportation network designed to safely and efficiently accommodate automobile and pedestrian traffic. The transportation improvement program proffered with this application will interconnect the various uses planned within the project, and further integrate the project with the surrounding community. A traffic impact analysis (TIA) was prepared for this application using composite data collected from other studies in the area, as well as actual traffic counts. Using trip generation figures from the I.T.E. Trip Generation Manual, 7th Edition, the TIA projects that the proposed development will Page 4 of 7 Rev. 3/10/06 Orrick Commons Impact Analysis Statement produce 11,789 vehicle trips per day (VPD). The TIA further 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. The external road system serving the site is comprised of Senseny Road (Route 657) and Greenwood Road (Route 656). The applicant has proffered a maximum of one entrance on each of these roadways to enhance the safety of the corridor and to increase the aesthetic appeal of the development. The TIA indicates that traffic signals would be required at the entrance on Senseny Road as well as Greenwood Road in order to maintain the guideline level of service "C" as indicated by the Comprehensive Plan. The primary entrance for the site shall be designated by a boulevard style entrance on Senseny Road. The applicant has proffered both the boulevard style entrance and traffic signal with associated turn lanes at this location. Additionally, the Applicant has proffered to enter into a signalization agreement with the Virginia Department of Transportation for the signalization of the commercial area's secondary entrance on Greenwood Road. Development of the site will allow for the construction of Farmington Boulevard through the residential portion of the property to provide a link between Greenwood Road and Channing Drive. The Applicant has proffered traffic calming measures along Farmington Boulevard to ensure the safety of the residential development for pedestrians. Signalization will also be necessary at the intersection of Channing Drive and Senseny Road, which will be required with or without the introduction of project -generated traffic. Rezoning 15-99 for the Channing Land Bays provides for signalization at the intersection of Channing and Senseny. The Eastern Road Plan calls for Greenwood Road and Senseny Road to be improved major collectors. In addition to proffering the right-of-way necessary for the ultimate construction of a major collector road in both locations, the Applicant has proffered to construct the right turn lane for West bound Senseny from the proposed entrance on Senseny Road to the intersection of Senseny and Greenwood. This lane will ultimately become a portion of the second West bound through lane for Senseny Road. Lastly, the Applicant has proffered a monetary contribution of $500 per dwelling unit to be contributed towards future improvements of Senseny and Greenwood Roads. E. Sewage Conveyance and Water Supply Water and sanitary sewer facilities are available via the the Lynnehaven Subdivision to the East. The majority of the site will be served via gravity flow Page 5 of 7 Rev. 3/10/06 Orrick Commons Impact Analysis Statement from west to east. This infrastructure will be expanded pursuant to Frederick County Sanitation Authority (FCSA) requirements to serve the entire site. Project build -out will consist of a maximum of 184 age restricted units as currently allowed by ordinance and approximately 158,000 square feet of office and/or general commercial uses. Using the standard water consumption rates for single family attached/multi-family residential uses and general commercial/office uses, the proposed development is projected to consume approximately 59,200 GPD (gallons per day) of water and produce equivalent sewer flows. F. Site Drainage The vast majority of the site naturally drains north and northeast, eventually draining into Abrams Creek. It is anticipated that low impact development techniques together with good erosion control practice will mitigate adverse stormwater discharge impacts. The preservation of riparian buffers containing existing vegetation 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. G. Solid Waste Disposal Facilities Solid waste from the project will be deposited in the Frederick County landfill following collection via private carrier(s) contracted by the homeowner's association (HOA) for the residential portion of the project and by the individual commercial/employment users. H. Historic Si+es and Structures The Frederick County Rural Landmarks Survey does not identify any structures of historic importance on the subject site. Moreover, pursuant to the National Park Service Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. Impact on Community Facilities The Applicant has proffered that a minimum of 55,000 square feet of commercial space shall be constructed prior to occupancy of the first residential dwelling unit. The Applicant has proffered the following amounts ' Water consumption/sewage generation rates: single family attached/multi-family residential uses — 150 GPD/dwelling unit; office/general commercial uses — 200 GPD/1,000 square feet of gross floor area. Page 6 of 7 Rev. 3/10/06 Orrick Commons Impact Analysis Statement as determined by the Frederick County Impact Model in addition to the $500/unit dedicated towards future improvements to Senseny and Greenwood Roads: Fire and Rescue: General Government: Public Safety: Parks and Recreation Library: Total: $508 $227 $468 $1,519 $190 $2,912 Page 7 of 7 Rev. 3/10/06 Patton Harris Rust & Associates, pc Engineers. Surveyors, Planners. Landscape Architects``. 300 Foxcrofl Avenue, Suite 200 A P Martinsburg, West Virginia 25401 Memorandum Phone: 8042642711 Fax: 304.264.3671 To: Susan Eddy OrganizationfCompany: Frederick County Planning Department From: Michael Glickman, PE (VA PE Number: 0402 038666) Date: April 05, 2006 An Addendum to, Project Name/Subject: A Trak Impact Analyrir of the Orrick Paramount Property PHR+A Project file Number: 13783-1-0 Patton Harris Rust & Associates (PHR+A) has prepared this memorandum as an addendum to A Traffic Impact Analysis of the Orrick Paramount PropertZ, by PHR+A, dated October 11, 2005. The purpose of this memorandum is to present trip generation analyses for the "newly proposed" Orrick Paramount development and to document any impacts that are beyond those concluded in the October 2005 submission . The "'newly proposed" development would include 75 age - restricted detached residential units, 100 age -restricted attached residential units, a 10,000 square foot daycare facility, 50,000 square feet of office, 66,000 square feet of retail, a 15,000 square foot pharmacy with drive-thru, a 5,000 square foot bank, and a 12,000 square foot restaurant. Based upon the rates and equations published in the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, Tables ii_ and 2 are provided to summarize the "originally proposed" (October 2005 study) and the "newly proposed" trip generation results for the Orrick Paramount development, respectively. Table 3 provides the trip differential between Tables 1 and 2. According to Table 3, the "newly proposed" development would increase the AM peak hour trips by 70 vehicles, decrease the PM peak hour trips by 55 vehicles and decrease the Average Daily Trips (ADT) by 242 vehicles. Since the trip generation would be reduced during the PM peak hour and that is considered to be the "worst-case" or "design hour" condition, it is the conclusion of PHR+A that the overall levels of service for the study area intersections would remain the same or improved as compared to the original October 2005 study. Patton Hands- Rust & T1s c-iates; PC Memorandum To: Susan Eddy Page 2 of 2 Table i "Originally Proposed" Development: Orrick Paramount Trip Generation Summary Code Land Use Amount AM Peak Hour In Out Total In PM Peak Hour Out Total ADT 251 Elderly Housing - Detach 75 units 8 14 22 24 16 40 424 252 Elderly Housing - Attach 100 units 4 4 8 7 4 11 348 565 Day Care 6,000 SF 41 36 77 32 36 68 476 710 Office 25,000 SF 54 7 62 18 89 107 459 820 Retail 80,200 SF 84 53 137 260 281 541 5,884 881 Pharmacy w/ DT 15,000 SF 23 17 40 63 66 129 1,322 912 Drive-in Bank 6,000 SF 41 33 74 137 137 274 1,351 932 H -T Restaurant 6,000 SF 36 33 69 40 26 66 763 932 H -T Restaurant 6,000 SF 36 33 69 40 26 66 763 11,547 Total 1 327 231 558 1 622 680 1,302 1 11,789 Table 2 "Newly Proposed" Development: Orrick Paramount Trip Generation Summary Code Land Use n Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT 251 Elderly Housing - Detach 75 units 8 14 22 24 16 40 424 252 Elderly Housing - Attach 100 units 4 4 8 7 4 11 348 565 Day Care 10,000 SF 68 60 128 45 51 96 793 710 Office 50,000 SF 95 13 108 23 112 135 782 820 Retail 66,000 SF 74 48 122 228 247 476 5,184 881 Pharmacy w/ DT 15,000 SF 23 17 40 63 66 129 1,322 912 Drive-in Bank 5,000 SF 35 27 62 114 114 229 1,169 932 H -T Restaurant 12,000 SF 72 66 138 80 51 131 1,526 Total 1 378 249 627 1 585 661 1,247 11,547 Table 3 Newly Proposed Vs Originally Proposed Trip Generation Comparison: Orrick Paramount Trip Generation Condition AM Peak Hour In Out Total In PM Peak Hour Out Total ADT "Newly Proposed" Development 378 249 627 585 661 1,247 11,547 "Originally Proposed" Development 327 231 558 622 680 1,302 11,789 Trip Differential +5I +I8 +70 -36 -19 -55* -242 Represents the worst-case peak hour condition Engineers a Surveyors a Planners a Landscape Jlrcilitects A Traffic Impact Analysis of the Orrid-K Property Located in: Frederick County, Virginia Prepared for: Paramount Development Corper-ation 607 Briarwood Drive, Suite 5 Myrtle Beach, South Carolina 29572 Prepared by: Watton Harris Rust & Associates, pc Eng neers. Surveyors. Planners. Landscape Architects. 300 Foxcroft Avenue, Suite 200 + I+ Martinsburg, West Virginia 25401 ! , T 304.264.2711 F 304.264.3671 October 11, 2005 OVEWFIEW Report Summary Patton Harris Rust & Associates, pc (PHR+A) has prepared this document to present the traffic impacts associated with the proposed Orrick Property development located along the east side of Route 656 (Greenwood Road), north of Route 657 (Senseny Road) in Frederick County, Virginia. The proposed project is comprised of 75 age - restricted detached residential units, 100 age -restricted attached residential units, a 6,000 square foot day care facility, 25,000 square feet of office, 80,200 square feet of retail, a 15,000 square foot pharmacy with drive-thru, a 6,000 square foot bank and two (2) 6,000 square foot restaurants. Access is to be provided via three (3) site -driveways located to the east of Greenwood Road, north of Senseny Road and south of Farmington Boulevard Extended, respectively. The proposed development will be built -out over a single transportation phase by the year 2008. In order to consider future roadway networks within the study area, PHR+A assumed partial completion of Channing Drive and Farmington Boulevard Extended by the Year 2008. Figure 1 is provided to illustrate the location of the proposed Orrick Property development with respect to the surrounding roadway network. Methodology The traffic impacts accompanying the Orrick Property development were obtained through a sequence of activities as the narratives that follow document: o Assessment of background traffic including other planned projects in the area of impact, Calculation of trip generation for the proposed Orrick Property development, Q) Distribution and assignment of the Orrick Property development -generated trips onto the completed roadway network, 14 Analysis of capacity and level of service using the latest version of the highway capacity software, HCS -2000, for existing and future conditions. A Traffic Impact Analysis of the Orrick Property +A Project Number: 13783-1-0 October 11, 2005 Page 1 No Scale I t3amiviiicpace: i rFR J _ , E,r SIT a � Figure r Vicinity Map: Orrick Property in Frederick C©unfty, V F-jj-jR+A A Trak Impact Analysis of the Orrick Property Project Number: 13783-1-0 October 11, 2005 Page 2 EXISTING CONDITIONS PHR+A conducted AM and PM peak hour manual turning movement counts at the following intersections: Senseny Road/Greenwood Road, Senseny Road/Channing Drive Greenwood Drive/Greenpark Drive and Greenwood Road/Farmington Boulevard. In order to determine the ADT (Average Daily Trips) along the study area roadway links, a "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 10% was assumed. Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at key locations throughout the study area roadway network. Figure 3 shows the respective existing lane geometry and AM/PM peak hour HCS -2000 levels of service. All traffic count data and HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of the Orrick Property + f' Project Number: 13783-1-0 TT October 11, 2005 Page 3 No Scale 419 w/� .w 7kN /i IV: Average Daily Trip., AM Peak Hour(PM Peak Hour) -1- Figure 2 Existing Traffic Conditions A Traffic Impact Analysis of the Orrick Property � �• ProjecYNumb: , 21 Octoboberr 11 11, 20055 FIPage 4 r� No Scale SITE 4 '•,, ,- TP+ A Denotes stop sign control Denotes traffic signal control * Denotes Unsignalized Critical Movement AM Peak Hour (PM Pear Hour) u+igure 3 Existing Lane Geometry and Levels of Service A Traffic Impact Analysis of the Orrick Property J ; Pro}ec±Number:13783-1-0 11 11, 2005 October , 200505 Page 5 2008 BACKGROUND CONDITIONS In order to determine the 2008 background traffic conditions, PHR+A utilized the methodology provided in the report titled: A Tra is Impact Analysis of Lambert -Ward fropeLty, by PHR+A, dated November 04, 2004. Accordingly, the existing traffic counts were increased by applying a five percent (5%) annual growth rate to the existing traffic volumes along Route 656 (Greenwood Road) and Route 657 (Senseny Road) (shown in Figure 2) to obtain the 2008 base conditions. In order to consider future roadway networks within the study area, PHR+A assumed the partial completion of Channing Drive and Farmington Boulevard Extended by the Year 2008. Additionally, PHR+A included specific future developments located within the vicinity of the proposed site. Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has provided Table 1 to summarize the 2008 "other developments" trip generation. Figure 3a through Figure 3f are included in the Appendix section to illustrate the traffic volumes/assignments relating to each of the background developments. Figure 4 shows the 2008 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 5 shows the corresponding 2008 build- out lane geometry and levels of service. HCS -2000 levels of service worksheets are provided in the Appendix section of this report. A Traft Impact Analysis of the Orrick Property Project Number: 1-0 + Octoberr 11 11, , 2005 Page 6 Table 1 2008 "Other Develcprnents`► Trip Generation Summary Code Land Use �VAmount AM Peak Hour PM Peak Hour ADT, In Out Total In Out Total Butcher Property' 210 Single -Family Detached 65 units 14 41 55 46 27 73 650 Total 14 41 55 46 27 73 650 y Fieldstone 210 Single -Family Detached 63 units 13 40 54 45 25 71 630 230 Townhouse 207 units 15 76 91 75 37 112 1,801 Total 29 116 145 120 62 183 2,431 Lambert -Ward Property 210 Single -Family Detached 145 units 28 83 111 94 55 150 1,450 230 Townhouse/Condo 140 units 11 56 68 53 26 79 1,218 Total 39 139 179 147 82 229 2,668 _ Abrams Pointe._.o 210 Single -Family Detached 225 units 42 125 167 140 82 222 2250 Total 42 125 167 140 82 222 2250 Brairwood 210 Single -Family Detached 69 units 14 43 58 48 28 77 690 Total 14 43 58 48 28 77 690 Misc Other Developments along Channing ._��� Drive* 210 Single -Family Detached 870 units 155 464 618 473 278 751 8,700 230 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 272 585 857 862 670 1,532 17,476 * Includes Giles Farm, Toll Brothers, Coventry Court and miscellaneous residential. • In 2008 traffic analyses only 65% of the total trips generated along Channing Drive are considerd. A Trak Impact Analysis o f the Orrick Property Project Number: 13783-1-0 October 11, 2005 Page 7 I No Scale 4 - Figure 4 AM Peak Hour(PM Peak Hour) 2008 Backgromid Traffic Conditions A Traffic Impact Analysis of the Orrick Property Project Number: 13783-1-0 October 11, 2005 Page 8 vl No Scale a?f o� a� 0 * �fi pia ALF' U4 �Gre `30 0 �-71 * Dnae�1 Greer enp� D SITE AL� a' !.a LSC r 656 Signalized 656 Signalized "Suggested~* *(�N )9�oi_ a.._ Intersection Intersection Improvements" LOS=B(C)� LOS=B(Q Signalization Ca SB -1 Left L-ns-eA t657 (C)B "'f(CSny Road Denotes stole sign control Denotes traffic signal control * Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) Figure 5 2008 Background Lane Geol<r etry and bevels of Service A Traffic Impact Analysis of the Orrick Property ProjectNumber: r13783-1-011, 25 P14Y-`4.tom October 11, Page 9 Page 9 TRIP GENERATION Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Tri Generation Report, PHR+A has prepared 'fable 2 to summarize the trip generation for the proposed Orrick Property development. Site layouts of residential and commercial developments are included in the Appendix section of this report. Table 2 2008 Proposed Development: Orrick Paramount Trip Generation Summary Code Land Use Amount AM Peak Hour In Out Total In PM Peak Hour q Out Total ADT, 251 Elderly Housing - Detach 75 units 8 14 22 24 16 40 424 252 Elderly Housing - Attach 100 units 4 4 8 7 4 11 348 565 Day Care 6,000 SF 41 36 77 32 36 68 476 710 Office 25,000 SF 54 7 62 18 89 107 459 820 Retail 80,200 SF 84 53 137 260 281 541 5,884 881 Pharmacy w/ DT 15,000 SF 23 17 40 63 66 129 1,322 912 Drive-in Bank 6,000 SF 41 33 74 137 137 274 1,351 932 H -T Restaurant 6,000 SF 36 33 69 40 26 66 763 932 H -T Restaurant 6,000 SF 36 33 69 40 26 66 763 Total 327 231 558 1 622 680 1,302 1 11,789 TRIP DISTRIBUTION AlliD TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. PHR+A utilized the trip distribution percentages shown in Figure 6 to assign the proposed Orrick Property development trips (Table 2) throughout the study area roadway network. Figure 7 shows the development -generated AM/PM peak hour trips and ADT assignments. 2008 BUILD -OUT CONDITIONS The Orrick Property assigned trips (Figure 7) were added to the 2008 background traffic volumes (Figure 4) to obtain 2008 build -out conditions. Figure 8 shows the 2008 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area network. Figure 9 shows the respective 2008 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. A Traffic Impact Analysis of the Orrick Property A Project Number: 13783-1-0 JL+ I�� October 11, 2005 ��� Page 10 i 1`d No Scale /o 30 ,4 t� U jI I A o "VeuaY#t SITE v �Q s p �a�n +e�oad u 656 Figure b Trip Distribution Percentages A Traffic Impact Analysis of the Orrick Property Project Number: 13783-1-0 October 11, 2005 Page 11 ti 1� No Scale 2(� sr qq1~ L,� 0 �M v oAbey I� ti PT 656 roa "+f �'S 62t`29 Fa 1. o �� La Srtc�'Way #1 Crreennark Dr. r E�✓M3ro ®amu OC �� qc Road ro /-''0 (68)23 c_ �-1 33(62) , �� ®Ei(261) t 33(62) SS(I63) ,,�� SCSe 657 42(122) t`r� nyl�oad (6)3'F,� (149)78 - �t c 656 N it T+A AM Peak Hour(PM Peak Hour) Figure 1 Deveiopm-nit-Generated Trip Assignments A Traffic Impact Analysis o/ the Orrick Property Project Number: 13783-1-0 October 11, 2005 Page 12 vi No Scale Figure 8 2008 Build -out T i -afire Conditions _s�,A, +H AM Peak Hour(PM Peak Hour) A Traffic Impact Analysis of the Orrick Propertv Project Number: 13783-1-0 October 11, 2005 Page 13 a r� No Scale / lIntersection �?'LOS—C(D) U � � J Bw) U U 656 i Signalized "Suggested Intersection Improvements" LOS=B(C) WB -1 Right U 9— B(C) S-e.Y Road (C.)B .,q4r SITE m� m a°J A C ♦ v. Signalized "New Intersection Intersection" LOS=B(C) G� oC BSA R,J► $(Cj 657 +1x Signalized "Suggested ntersectian Improvements" I,OS=B(() Signalization SB - 1 Left V 4` ��r c(C) Wm �o S,,eny Ro Denotes stop sign control Denotes traffic signal control * Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) Figure 9 2008 Ruild-out Lane Geometry and Levels of Se. -vice A Traffic Impact Analysis of the Orrick Property Project Number: 13783-1-0 PIT October 11, 2005 JL Page 14 f� 1 No Scale Figure AM Peak Houri(PM Peak Hour) Option B. 2008 Build -out Traffic Conditions . tict %I No Scale *� 656 �a `k Green �r Signalized "Suggested � �.-_ . � $(E) Intersection llmprovements" LOS=B(C) Signalization . NB - 1 Right lip 656 Ul ,r, CS{e� AA�I B(C) SITE U' ��e�npark Dr . -�--�• mite-Drivewa :.may 656 Two -Way Left Turn Lane Denotes traffic signal control * !'senates Unsignalized Critical Movement y /A AM Peak four (PM Peak Hour) _j Figure 2 Option B: 2003 Build -out Lane Geometry and Levels of Service =1 CONCLUSION The traffic impacts associated with the build -out of the proposed Orrick Property development are acceptable and manageable. Assuming the improvements shown in Figure 4 and Figure 9, all intersections except Greenwood Road/Site-Driveway #1 will maintain levels of service to "C" or better during 2008 background and build -out conditions, respectively. The intersection of Greenwood Road/Site-Driveway #1 would maintain levels of service to "D" or better during 2008 build -out conditions. The following reiterates the off-site roadway improvements recommended for each of the study area intersections: Senseny Road R Channing Drive: In order to achieve acceptable levels of service, this intersection will require signalization and a southbound left -turn lane in 2008 background and build -out conditions. The developer is not responsible for this improvement. 0 Senseny Road 0) Greenwood Road: In order to achieve acceptable levels of service, this intersection will require a westbound right -turn lane in 2008 build -out conditions. This improvement is currently proffered by others. Greenwood Road (a) Site -Driveway #1: This intersection will be constructed by the developer with unsignalized (STOP sign) traffic control. • Senseny Road @, Site -Driveway 42: In order to achieve acceptable levels of service, this intersection should be a signalized intersection with southbound left and right -turn lanes in 2008 build -out conditions. The developer would be responsible for the design and installation. • Farmington Boulevard Pa Site -Driveway #3: This intersection will be constructed by the developer with unsignalized (STOP sign) traffic control. A Traffic Impact Analysis of the Orrick Property Project Number. 13783-1-0 + October 11, 2005 Page 15 D— sumrr Patton Harris Rust 8 Assoc! ates�pc ORRICK CEMETERY Engineer.. Survey— Planners. Landscape Architect.. ownm w,c LOCATION MAP cH�oECF>,tB�t zoos , - zoo, na. aEttl.PnaN w,e IC,'.a RMfp /AM1T w,e F sao.ass sass nFvicioN � FREDERICK COUNTY, VIRGINIA F� ND- oF 03 Ex. Greenwood Fire & Rescue EX. INTERMITTANT STREAM (WETLANDS) RDAD i 1 t t _ ti t t 1 � t t 1 1 EX. POND (WETLANDS) 1 i t 1 i tl f } 1 t GFAPH/CSCALE 9 �Po r.. ori nmcx asu[y Patten Maras Rust 8 Asscps Arc s,pc ORRICK COMMONS CE EI Surveyors. Piennera Landscape Architects. TwP w>E "'E° "'�°""°°'s°"° °° ENVIRONMENTAL FEATURES PLAN wowentror ts, zoos +%r w°m..i.,. h�e�"°uso, cxrc�n sr�u l 1 T CEM NIS No. oEscwrnoR wiE �cyss oxo rnNs wTE E sans FREDERICK COUNTY, VIRGINIA air REVISION I OF I N/F GREENWOOD VOLUNTEER FIRE CO / t 1 \ t \ ---'--'--'--'--'----'-J ORRICK OUTPARCEL A .. 1.53 ACRES I SHOP 50 FOOD LION 34,928 SF vuueSTER vnp ORRICK OUTPARCEL #5 2.0 ACRES +/– VICINITY PLAN f I ORRICK OUTPARCEL #7 1.3 ACRES I t I � I I / --- -- -s 1 _ _ I �Jr OWNED OWNED –'-- ABY OTHERSi BY OTHERS i 1 I I OWNED 1 \ BY OTHERS ,\ Ew rsuNp � 1 I I I 6 d NY R( Esrsnnc c uvE EXISTING TAPER i w.PNG I. 1 I I 1 ORRICK I OUTPARCEL #2 I 1.2 ACRES ORRICK I OUTPARCEL #1 I p IK .n 1.74 ACRES I i t I ORRICK ! .–._._._._ ______________ OUTPARCEL #4 -� ---------- ---_____».ati �« __ ___ _–______FUTURE ROAD – OTHER5_____________I_ 1 –_________^___–_______— _ ___________�. ACRES=L---------_.– _ _ ' 1t 1 t V (p IT t t- 1 --------0_53 _._.–. I ! r. _._._.–.–._._._._.–._.-------- % I. OUTPARCEL k3 I Ip' NXE RAIN 1 1.19 ACRE I _1— T' oecEEERazm_u±,E_ _ 4500 SF lI j I I t SHOP 90 j I / I60o SF ORRICK SHOP SOD I OUTPARCEL #6 / _2000SHOP no T 2.26 ACRES +/– I60o F 'a I FUTURE OFFICE / MEDICAL / ,SZ .SHOP ]20 / 1 1 1 / 1I.! 1 i} .–--- --- --- --- --- --- --- --- --- --- --- _ --- -- -s 1 _ _ I �Jr OWNED OWNED –'-- ABY OTHERSi BY OTHERS i 1 I I OWNED 1 \ BY OTHERS ,\ Ew rsuNp � 1 I I I 6 d NY R( Esrsnnc c uvE EXISTING TAPER i w.PNG I. 1 I I 1 ORRICK I OUTPARCEL #2 I 1.2 ACRES ORRICK I OUTPARCEL #1 I p IK .n 1.74 ACRES I i t I ORRICK ! y I OUTPARCEL #4 0.94 ACRE +/-1 I 1 I I ! 1 I I ! I 1 1 I j 1 I I I .. ORRICK 1 I. OUTPARCEL k3 I Ip' NXE RAIN 1 1.19 ACRE I _1— T' oecEEERazm_u±,E_ _ s . SENSENY ROAD + %VOVOSED 1RREflG SIGNAL V v 0 0 rc� NN U!)to– Z �X J 0 Z0 OQ Z i1gz s= a� �� 0:) Z0> W0 O_ _!Y LZ� m Q U LJ D per= ow 0 C <� LL- O3i aa: / SITE PIAN i �r p s • � � ' r ,a 1 Jim _g _` _•� Cts ` - f � _ rf ► r, _ At t ZONING APPLICATION FORM FREBERICK COUhTTY, VIRGINIA To be completed by Planning Staff. Fee Amount Paid $ 17 Zoning Amendment I Number Date Received r PC Hearing Date ,� j t�(� " i . R'i 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 Comiissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Appiicant: Name: Paramount Development Corporation Telephone: (843) 361-4433 Address: c/o David Hamer 607 Briarwood Drive Suite 5 Myrtle Beach South Carolina 29572 2. ? operty Owner (if different than above) Name: Orrick Cemetery, Inc. Telephone: (540) 722-4463 c/o Address: 501 S Braddock St Winchester, VA 22601 3. Contact person if other than above Name: Patrick R. Sowers Telephone: (540) 667-2139 Patton Harris Rust & Associates, pc Address: 117E Piccadilly Street Suite 200 Winchester Virginia 22601 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 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: Orrick Cemetery, Inc. Paramount Development Corporation Orchard Development 6. A) Current Use of the Property: Vacant B) Proposed Use of the Property: Mixed Use Commercial/Residential 7. Adjoining Property: SEE ATTA C'IED 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). The subject property is located in the northeast quadrant of the intersection of Senseny Road (Rt 657) and Greenwood Road (Rt 656) with road frontage along both roadways. 2 9s Sig aafvv-r: I (vie), the unde signori, -do lmeby respectfully m&L- aplication Mrd peitior. the Frederick: Courty Boated of Supervisors Eo, amend the toting ordinance and to change the zoning map of i�rcderiLlc County, Virginia. I (tee) authorize rrede;iek County officials to enter the property for site inspection purposes. t {we) urderotand this Thr ire issuc-d when this application is su'bnnhted must be placed at the front p pparty Linc at least seder d&Y-sr priorto the Plamiqg Commissi= public hearing and the board of Supen,isors' public hearitig a.nd inrii•tiined so &s to bz visible from the goad right-of-way until the horsing. T (ive) hereby zerffy that -this WHIcation and its accompumyipg materials are true and accurate to tFe,-bit of my (our) lmoavledge. "�Il"c'�(�� �-4/`�i✓ti _.� �` '%=�`' ;��� t-b� % 4-r'x&'t5 Date We � _ k 0-'Y-Mer(s) Date A' ��� -�, i_t.._ , t ?S�_t�---` Fate ! �� Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property Fs any property abutting the requested property en the side or rear or any property directly across a public right -a -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 2"d floor of the Frederick County Administrative Building, 107 North Kent Street. Name Address Property Identification Number (PIN) Name: Greenwood Vol. Fire Company 809 Greenwood Rd Property#: 55-A-199 Winchester, VA 22602 Name: Greenwood Baptist Church 781 Greenwood Rd Property #: 55-A-192 Winchester, VA 22602 Name: Bettie E. Winslow 711 Greenwood Rd Property#: 55-A-184 Winchester, VA 22602 Name: Briarwood, LC 205 N. Cameron St Property#: 55-A-200 Winchester, VA 22601 Name: Chris S. and Carla A. Hammond 210 Trefoil Ct Property#: 55J-1-6-118 Winchester, VA 22602 Name: David R. and Kay E. Jarl 212 Trefoil Ct Property #: 55J-1-6-119 Winchester, VA 22602 Name: Briarwood Estates HOA Property#: 55J -1-9-193A Name: Stephen P. and An9ela C. Pforr 120 Teaberry Dr Property#: 55J-1-9-194 Winchester, VA 22602 Name: John B. and Elizabeth C. Tullis 122 Teaberry Dr Property#: 55J-1-9-195 Winchester, VA 22602 Name: Alberto C. Otoya 124 Teaberry Dr Property #: 55J-1-9-196 Winchester, VA 22602 Name: John Shields 126 Teaberry Dr Property#: 55J-1-9-197 Winchester, VA 22602 Name: Michael J. Rudolph 128 Teaberry Dr Property#: 55J-1-9-198 Winchester, VA 22602 Name: Mark and Malinda A. Dowsett 130 Teaberry Dr Property#: 55J-1-9-199 Winchester, VA 22602 Name: Ronald C. and Elizabeth A. Dishong 215 Ladyslipper Dr Property #: 55J-1-9-204 _ Winchester, VA 22602 4 Name: Charles R. Campbell 401 Farmington Blvd Property#: 55K-1-2-25 Winchester, VA 22602 Name: Gene and Laurie L. Orr 400 Farmington Blvd Property#: 55K-1-1-24 Winchester, VA 22602 Name: James E. and Karen S. Neaverth 118 Sesar Ct Property #: 55K-1-1-14 Winchester, VA 22602 Name: Therese M. and Christopher E. Collins 120 Sesar Ct Property #: 55K-1-1-13 Winchester, VA 22602 Name: Paula K. McDonald 121 Sesar Ct Property#: 55K-1-1-12 Winchester, VA 22602 Name: Lynnehaven HOA Property #: 55K -1-1-24A Name: Russell W. and Velma Moreland 2105 Senseny Rd Property#: 65-A-23 Winchester, VA 22602 Name: George T. Damko 2097 Senseny Rd Property#: 65-A-22 Winchester, VA 22602 Name: Rocky J. Rhodes et als 2085 Senseny Rd Property#: 65-A-21 Winchester, VA 22602 Name: Charles D. Lloyd 2045 Senseny Rd Property#: 55-A-203 Winchester, VA 22602 Name: Charles D. Lloyd 2045 Senseny Rd Property#: 55-A-202 Winchester, VA 22602 Name: Shane P. Taylor 2037 Senseny Rd Property#: 65A-1-8 Winchester, VA 22602 Name: Henry J. Agregarrd I11 2031 Senseny Rd Property #: 65A-1-7 Winchester, VA 22602 Name: Skip and Vickie A. Baker 2025 Senseny Rd Property #: 65A-1-6 Winchester, VA 22602 Name: Ernest H. and Lena Lawrence 2019 Senseny Rd Property#: 65A-1-5 Winchester, VA 22602 Name: Melvin G. Saville Jr. 2015 Senseny Rd Property #: 65A-1-4 Winchester, VA 22602 Name: Genoa T. Kees 2009 Senseny Rd Property #: 65A-1-3 Winchester, VA 22602 Name: Valley, LLC 2003 Senseny Rd Property #: 65A-1-2 Winchester, VA 22602 Name: Edward G. and Mary L. Sinkoski 1997 Senseny Rd Property #: 65A-1-1 Winchester, VA 22602 Name: Myra C. Hughes 1986 Senseny Rd Property#: 65A-2-1-8 Winchester, VA 22602 Name: Gregory S. and Janet M. Puffinburger 1978 Senseny Rd Property#: 65A-2-1-7 Winchester, VA 22602 Name: Michael C. Dorgan 1968 Senseny Rd Property#: 65A-2-1-6 Winchester, VA 22602 Name: Donald E. Strauss 1958 Senseny Rd Property#: 65A-2-1-5 I Winchester, VA 22602 Specht Limited Power of Attorney C, ua ' of Frederick `Virginia Frederick Planning@�Veb Site: www.colrederickma,us Department of Planning & Development, County of Frederick, Virginin, 107 North Vent Street, Winchester, VIrginia 22601 Phone 540-6655651 Facsinnile 540-665.6395 Know All Men By Those Present: That I (We) (Name) Orrick Cemetery, Inc (Phone) 540 722-4463 (Address) 501 S Braddock St 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 Deed Book 337 Page Number 179 and is described as Parcels: 201 Lot: Block: A Section/Tax Map 55 Subdivision: N/A do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates pe (Phone) 667-2139 "Address) 117E Piccadilly Street Suite 200 Winchester Virginia 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) 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: N/A — — 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 day ofA: �i' , 2006, Signatures) nln�l State of Virginia, City/County T I, " L mo i_ a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared b0oa e me and has ac wlod d ho, same b fore mp in the j isdiction aforesaid this r _day 01 r 2006. f ✓y �C� My Commission Expires: rotary Public m' Z S74- W7 Ww 4 Residential Performance (RP) 33.61 Acres / '\ , General Commercial (B2) e 22.06 Acres j' yesw� 215 M77 -> 79 h% ll C3 C2 Ory sl fy V ' CURVE TABLE CURVE RADIUS LENGTH TANGENT BEARING CHORD DELTA C1 5759.58' 1 74.04' 37.02' 1 N74'24'03"W 74.04' 1 0'44'11" C2 11429.16' 1 80.47' 40.23' 1 N74'34'02'W I 80.41 1 0'24'12" gilbert w. Clifford & associates � ".__.. ".... R °°=°a a....._.. P9 ORRICK COMMONS p8 aa�..>,..,�. A.... REZONING BOUNDARY EXHIBIT ""' GV�706 ,11F 1 E - 1119E.e1, S1Cb 2Jp a®® ,R+ na,..ecw�yM.aw, TNm QaE �� �` �' Y Fu m SC . )1139 am ��� Z i F 560885.0193 FREDERICK COUNTY, VIRGINIA 1 of 1 LINE TABLE UNE BEARING LENGTH Li N69'5258"W 47.12' L2 N69'00'30"W 179.88' L3 N68'58'22"W 60.81' L4 N6931'12'W 157.62' L5 N15'25'06'E 138.60' L6 N7434'S4"W 75.00' L7 S15'25'06'W 21.11' L8 N73'05'54"W 78.50' L9 N13'46'O6'E 67.85' gilbert w. Clifford & associates � ".__.. ".... R °°=°a a....._.. P9 ORRICK COMMONS p8 aa�..>,..,�. A.... REZONING BOUNDARY EXHIBIT ""' GV�706 ,11F 1 E - 1119E.e1, S1Cb 2Jp a®® ,R+ na,..ecw�yM.aw, TNm QaE �� �` �' Y Fu m SC . )1139 am ��� Z i F 560885.0193 FREDERICK COUNTY, VIRGINIA 1 of 1 ADDITIONAL ADJOINERS: TMP 55—A-197 TMP 65—A-21 N/F RAY B. & N/F RICHARD L. RHODES FRANCES J. TAYLOR & CORA F. RHODES DB 291, PG 362 DB 543, PG 97 TMP 55—A-198 TMP 65—A-22 N/F GREEN SEN, L.L.C. N/F GEORGE T. DAMKO INST ,#040021106 DB 505, PG 845 TMP 55—A-202 TMP 65—A-23 N/F" CHARLES D. LLOYD N/F RUSSELL W. & & PENNY L. RITENOUR VELMA MORELAND DB 942, PG 17 DB 344, PG 311 TMP 55—A-203 N/F BR1ARW00D N/F" CHARLES D. LLOYD MANOR, L.C. DB 820, PG 345 TRACT 2 12' 57RIP) N/F 1NS7' 0400164J8 TMP 55—A-184 N/F 9 7E E. WALOW nio cc , \DB 416, PC 645 / NOTES: " )7j" 9 ROgD 1. FREDERICK COUNTY TAX MAP: 55—A-201. (60. kl; 2. BOUNDARY INFORMATION IS BASED ON A CURRENT FIELD RUN PURSUANT TO THE DEED OF CONVEYANCE RECORDED IN DS 337, PG 179 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. DATE OF LAST FIELD INSPECTION: AUG. 30, 2005, 3. BASIS OF MERIDIAN SHOWN HEREON IS A FIELD RUN GPS SURVEY CONDUCTED BY THIS FIRM DURING JUNE 2005, WHICH TIES THIS PROJECT TO NGS (CORS) PID AJ 4467 HAG2. 4. CERTAIN IMPROVEMENTS SHOWN HEREON (INTERIOR FENCE LINES, UTILITY STRUCTURES, BUILDINGS, ROADS, STREAMS, HEDGES, PARKING) ARE DERIVED FROM PHOTOGRAMMETRIC AERIAL MAPPING FLOWN JUNE 14, 2005, COMPILED BY McK`_NZIE SNYDER, INC. OF ASHBURN, VIRGINIA. 5. PURSUANT TO AN EXAMINATION OF HUD FLOOD INSURANCE RATE MAP(S) COMMUNITY PANEL Nos. 510063 01158 & 510053 01208, BOTH EFFECTIVEWI . JULY 17, 1978: THE SUBJECT PROPERTY LIES THIN ZONE C (AREA OF MINIMAL FLOODING). 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 WAS DERIVED FROM THE FREDERICK COUNTY PARCEL MAPPING SERVICE JUNE 13, 2005. LEGEND: TMP TAX MAP PARCEL HPB HIGHWAY PLAT BOOK DB DEED BOOK PG PAGE AC ACRES IPFIRON PIPE FOUND z IRF IRON ROD FOUND — PPF PINCH PIPE FOUND m IRS IRON ROD SET N/F NOW OR FORMERLY INST # INSTRUMENT NUMBER a R/W RIGHT OF WAY =— CL CENTERLINE s SUED SUBDIVISION SW SIDEWALK STM STIR STORM DRAINAGE STRUCTURE A UTILITY POLE (WITH GUY) Ct LIGHT POLE O or FH FIRE HYDRANT FLAG POLE fl HEDGE/BUSH NVPC NORTHERN VIRGINIA POWER COMPANY 8. PREPARED WITHOUT BENEFIT OF A TITLE REPORT 9. WITH REFERENCE TO THE COURSE N64'38'51"W, 376.73' ESTABLISHED BY THIS SURVEY: THE PROPERTY DESCRIPTION FOR PARCEL 2, TMP 65—A-22 CONTAINED IN DB 505, PG 845 (DERIVED FROM DB 190, PG 246, REFERENCED IN DB 337, PG 179) IS AMBIGUOUS. BASED ON A FIELD SURVEY AND INSPECTION OF THE PREMISES, THE ACTUAL LOCATION OF THE COMMON LINE IN THE FIELD (IF ANY) BETWEEN THE SUBJECT PROPERTY AND PARCEL 2, TMP 65—A-22 IS NOT READILY APPARENT. SAID COURSE WAS ESTABLISHED BY (GENERALLY) HOLDING THE EXISTING WIRE FENCELINE (THE APPARENT LINE OF POSSESSION). IF THE COURSE ESTABLISHED BY THIS SURVEY IS NOT COMMON WITH PARCEL 2, TMP 65—A-22; THEN THERE IS A PROBABLE GAP BETWEEN THE PROPERTIES. .P �O 000 s cry,. F1� �l fS lj ;o WOODED AREA` z o� 5c DETAIL SCALE: 1"=100' 200 100 0 100 200 _ t 1"=200' BOUNDARY SURVEY PROPERTY OF: ORRICK CEMETERY COMPANY, INC. DEED BOOK 337, PAGE 179 RED BUD MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE: 1 = 200' DATE: AUGUST 30, 2005 i Patton Harris Rost R A—cleta Wincpc 1 Eogi...... Surveyors. Plenne La da pe Arehitacfs. `. 117 Ensl Piccndllly S'Ueet, 5Nt8 2CJ p + hester. Viiglnla 22601 t T 540.657.2139 pl F 54D.665.0493 SHEET 1 OF 1