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PC 04-07-04 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia April 7, 2004 7:00 P.M. CALL TO ORDER TAB 1) March 3, 2004 Minutes ................................................. (A) 2) Committee Reports ................................................. (no tab) 3) Citizen Comments .................................................. (no tab) PUBLIC HEARING 4) Rezoning #02-04 of Sempeles Property, submitted by Gilbert W. Clifford & Associates, Inc., to rezone 10.35 acres from RA (Rural Areas) District to B2 (Business General) District and 101.92 acres from RA (Rural Areas) to Ml (Industrial Light) District. This property is located east and adjacent to Martinsburg Pike (Route 11 N) and north and adjacent to Woodbine Road (Route 669), and is identified with Property Identification Number(s) 34-A-2 and 34-A-4 in the Stonewall Magisterial District. Mr. Mohn............................................................. (B) PUBLIC MEETING 5) Master Development Plan #01-04 for The Townes at Eastside Village, submitted by Painter -Lewis, PLC, for up to 25 townhouses. The property is located at 155 Dodge Avenue (Route 716), and is identified with Property Identification Number 54-A-115, in the Red Bud Magisterial District. Mr. Camp ............................................................. (C) 6) Master Development Plan #02-04 for Crossroads Commercial Center, submitted by Greenway Engineering, for commercial and office uses. The property is located at the northeast corner of the intersection of Fairfax Pike (Route 277) and Double Church Road (Route 641), and is identified with Property Identification Numbers 86-A-10 and 86-A-11, in the Opequon Magisterial District. Mr. Camp............................................................. (D) Front Lobby 7) Master Development Plan #03-04 for Fieldstone Subdivision, submitted by Greenway Engineering, for up to 63 single-family detached urban homes and 225 townhouses. The property is located south of Valley Mill Road (Route 659), to the east of Carlisle Heights Subdivision, and is identified with Property Identification Number 55-A-181, in the Red Bud District. Mr. Camp............................................................. (E) DISCUSSION 8) Ordinance Amendment - Restaurant Definition and Uses in the B3 Zoning District. Mr. Cheran ............................................................ (IF) 9) Other i :-7 �� MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on March 3, 2004. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; Greg L. Unger, Back Creek District; Pat Gochenour, Red Bud District; Marie F. Straub, Red Bud District; George J. Kriz, Gainesboro District; John H. Light, Stonewall District; Cordell Watt, Back Creek District; Charles E. Triplett, Gainesboro District; Richard C. Ours, Opequon District; Gary Dove, Board of Supervisors' Liaison; and Peter Hensel, Legal Counsel. ABSENT: Roger L. Thomas, Vice Chairman/Opequon District; William C. Rosenberry, Shawnee District; Robert A. Morris, Shawnee District; and Gene E. Fisher, Citizen at Large STAFF PRESENT: Eric R. Lawrence, Planning Director; Christopher M. Mohn, Deputy Planning Director; Patrick T. Davenport, Zoning & Subdivision Administrator; and Renee' S. Arlotta, Clerk. CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. MINUTES - FEBRUARY 4, 2004 Upon motion made by Commissioner Kriz and seconded by Commissioner Ours, the minutes of February 4, 2004 were unanimously approved as presented. Frederick County Planning Commission Draft Minutes of March 3, 2004 Page 1251 -2 - COMMITTEE REPORTS Development Review & Regulations Subcommittee (DRRS) - 02/26/04 Mtg. Commissioner Unger reported that the DRRS discussed at length the setbacks between Agricultural and RP Districts. Commissioner Unger said discussions on this topic will continue throughout future meetings. He said the DRRS also discussed allowing restaurants in B3 Districts. PUBLIC HEARING Rezoning #01-04 of Shepard Properties, submitted by Greenway Engineering, to rezone 1.17 acres from RA (Rural Areas) District to B2 (Business General) District. This proprty is located on the west side of Front Royal Pike (Rt. 522 South), approximately 1,500 feet south from the Airport Road (Rt. 645) intersection, and is identified with P.I.N.s 64-A-14 and 64-A-15 in the Shawnee Magisterial District. Action - Recommended Approval Deputy Planming Director, Christopher M. Mohn, stated that the site is located wholly within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area), and the request generally conforms with the applicable policies of the SFLUP (South Frederick Land Use Plan). He next proceeded to review the proffers that were offered by the applicant, which included: vehicular access to the site will occur exclusively through a single entrance on Front Royal Pike; the installation of a right turn/ taper lane on the south bound side of Front Royal Pike will be constructed to facilitate site access; and, the establishment of a 10 -foot wide pedestrian access easement will be designated to enable linkages with properties located immediately south and north of the site. Mr. Mohn said that the access arrangement, and the associated improvements to Front Royal Pike, have been deemed sufficient to mitigate the projected traffic impacts ofthe proposed rezoning. Furthermore, the applicant has also proffered to install enhanced landscaping along the frontage of the site; the applicant has proffered to limit the number of free-standing business signs to two monument -style signs, one for each of the two constituent parcels, and, the applicant has also proffered to prohibit certain land uses on the site that would otherwise be permitted on 132 -zoned land. Deputy Director Mohn read the list of the excluded uses for the Commission. Commissioner Gochenour expressed a concern that the review evaluation from the Frederick County Sanitation Authority and the Frederick -Winchester Service Authority on this rezoning was that they had no comment. Commissioner Gochenour said that she understood there were overloading problems with the County's plants, at both the Parkins Mill plant and the regional plant, due to the extensive construction taking place in the County. Commissioner Gochenour questioned whether sufficient capacity was available at the Diehl Water Plant and she wanted to know who would be responsible for extending the required eight - inch sewer line. She expressed her view that this additional rezoning would only add to the existing problems that are being experienced and that more information was needed from these two agencies. Frederick County Planning Commission Draft Minutes of March 3, 2004 Page 1252 -3 - Deputy Director Mohn replied that by offering "no comment" with their corresponding signatures, the implied statement for these two agencies is that there is sufficient capacity to serve the demands generated by the proposed rezoning. Deputy Director Mohn replied that it will be the responsibility of the developer to extend the line to connect into the system, In addition, Commissioner Gochenour requested an explanation of the County Engineer's comments regarding stormwater management and site drainage. Deputy Director Mohn replied that the applicant addressed the County Engineer's initial comments by providing additional information on their plans for storniwater management in the impact analysis statement. It was pointed out that the design of the stormwater management pond will occur during site development and will require the County Engineer's approval. It was also noted that the applicant will be using a combined stormwater management pond that would accommodate both parcels. Mr. Evan A. Wyatt with Greenway Engineering was present to represent the applicants, Michael Shepard and Cheryl Shepard. Mr. Wyatt said that the Shepards envision the parcels having small office uses and their intention is to have this property as an investment parcel for their two children. Mr. Wyatt next discussed the stormwater management concern that was raised, focusing on how stormwater management would be accomplished if the properties develop independently. He said that Greenway Engineering determined that the best drainage solution would be a single stormwater site, developed for the first site plan, that would acconunodate the entire 1.17 acres. Board of Supervisors' Liaison, Mr. Gary Dove, Gainesboro Representative, concurred with the applicant's concept of doing a shared entrance in lieu of a single entrance for each of the two parcels in order to better manage the access along Front Royal Pike. Commissioner Straub inquired about the comment in the staffs report indicating that there was no commitment by the applicants to construct pedestrian facilities. Mr. Wyatt replied that although Front Royal Pike (Rt. 522 So.) has been designated for a multi -modal effort by the County in the Comprehensive Policy Plan, a decision has not yet been made on an exact route for a bicycle/pedestrian facility; for example, on which side of Rt. 522 will the facility be constructed, or would Warrior Road be used instead. Mr. Wyatt believed the best treatment was to offer the County the ability for connectivity through their property until a decision is made on where the facility would be located. Chairman DeHaven called for public comments, however, no one came forward to speak. Members of the Commission believed this was a well -put together plan and they liked the proffers that were offered by the applicant. Upon motion made by Commissioner Ours and seconded by Commissioner Kriz, BE IT RESOLVED, That by a majority vote, the Frederick County Planning Commission does hereby recommend approval of Rezoning #01-04 of Shepard Properties, submitted by Greenway Engineering, to rezone 1.17 acres from RA (Rural Areas) District to B2 (Business General) District with proffers as offered by the applicant. Frederick County Planning Commission Draft Minutes of March 3, 2004 Page 1253 -4 - The majority vote was as follows: YES (TO APPROVE): Triplett, Kriz, Ours, Light, Unger, Watt, Straub, DeHaven NO: Gochenour (Commissioners Thomas, Morris, Rosenberry, and Fisher were absent from the meeting.) DISCUSSION PLANNING COMMISSION RETREAT SUMMARY Planning Director Eric R. Lawrence summarized the issues and project priorities that were discussed at the Planning Commission's 2004 Retreat. He next reviewed the department's work program for the coming year, which was based on attendees' responses to the survey conducted at the retreat. ADJOURNMENT No further business remained to be discussed and the Planning Commission adjourned by a unanimous vote at 7:35 p.m. Respectfully submitted, Charles S. DeHaven, Jr., Chairman Eric R. Lawrence, Secretary Frederick County Planning Commission Draft Minutes of March 3, 2004 Page 1254 REZONING APPLICATION #02-04 SEMPELES PROPERTY Staff Report for the Planning Commission Public Hearing Prepared: March 23, 2004 Staff Contact: Christopher M. Mohn, AICP, Deputy Planning Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 04/07/04 Pending Board of Supervisors: 04/28/04 Pending PROPOSAL: To rezone 10.351 acres from RA (Rural Areas) District to B2 (Business General) District and 101.92 acres from RA (Rural Areas) District to M I (Industrial Light) District. The total area subject to this rezoning request is 112.27 acres. LOCATION: The property is located east and adjacent to Martinsburg Pike (Route 11 North) and north and adjacent to Woodbine Road (Route 669). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER(S): 34-A-2 and 34-A-4 PROPERTY ZONING & PRESENT USE: Rural Areas (RA) District - Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Berkeley County, WV - Residential, Vacant South: Rural Areas (RA) District - Residential, Vacant Light Industrial (Ml) District - Industrial (Butler Manufacturing) East: Rural Areas (RA) District - Residential, Vacant West: Rural Areas (RA) District - Residential, Institutional Business General (132) District - Commercial PROPOSED USE: Industrial/Commercial REZ #02-04, Sempeles Property Page 2 March 23, 2004 REVIEW EVA-LUATIONS: Virginia Dept. of Transportation: The addendum you have submitted for review provides a significant improved flow of traffic and a reduction of congestion (projected LOS of "C" at all intersections) at the intersection of Route 669 and the north bound ramps of Interstate 81. This change, along with a partial signalization agreement at the Route 11 and Woodbine Road intersection, will provide aplan that VDOT can support. Fire Marshal: Plan approval recommended. Frederick -Winchester Service Authority: No technical comments. Counly Engineer: Please see attached letter from Harvey E. Strawsnyder, Jr., P.E., Director of Public Works, dated 04/01/03. Sanitation Authority: The construction contract for the project to serve this property with water and sewer hasbeen awarded. All easements have been provided and construction will begin within a month. Completion of the project is expected in October 2004. Historic Resources Advisory Board: Please see attached letter from Rebecca A. Ragsdale, Planner I, dated 03/03/03. County Attorney: Proffers appear to be in proper form. Frederick County Inspections: No comment required at this time. Shall comment at the time of site plan review. Winchester Regional Airport: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport. While the proposed development lies within the airport's airspace, it does fall outside ofthe airport's Part 77 surfaces. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Inwood Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land to the RA District. The Northeast Land Use Plan (NELUP) was amended by the Board of Supervisors on November REZ #02-04, Sempeles Property Page 3 March 23, 2004 12, 2003 to modify land use and transportation provisions applicable to the subject site. Specifically, thepath ofaplanned «major collector road was relocated toollowe"�.stin Woodbine Road(Route 669), as opposed to bisecting the site as originally envisioned. Additionally, the business land use designation was added in the vicinity ofthe intersection ofMartinsburg Pike (Route 11 North) and Rest Church Road (Route 669), which coincides with the frontage of the subject site. 2) Comprehensive Policy Plan Land Use The two parcels comprising this rezoning request are located within the boundaries ofthe Northeast Land Use Plan (NELUP), and are located whollywithin the Sewer and Water Service Area (S WSA). The NELUP envisions the majority ofthe area comprised by the subj ect parcels as developing with industrial land uses, with the frontage ofthe site along Martinsburg Pike (Route 11 North) designated for business land use. (Comprehensive Policy Plan, p. 6-36, p. 6-39) Transportation Consistent with the general transportation policies ofthe Comprehensive PolicyPlan, the NELUP specifies that proposed development should only occur if impacted road systems will function at Level of Service (LOS) "C" or better. The NELUP indicates that improvement ofroads to maintain this level of service obj ective is the responsibility ofthe private property owner or developer. Moreover, the transportation policies of the NELUP encourage the development of connector roadways within industrial areas and the implementation ofineasures that will facilitate the improvement ofMartinsburg Pike (Route 11 North) to a four lane highway. (Comprehensive Policy Plan, p. 6-36.2, 6-36.3, 7-5) Planning Staff Comment The rezoning proposal offered bythe applicant is generally consistent with the applicable land use and transportation policies of the Comprehensive PolicyPlan, and, in particular, the Northeast Land Use Plan (NELUP). Specifically, conformance with adopted policy is achieved as follows: T.and ILce The configuration of zoning districts proposed by the applicant correctly corresponds with the multiple planned land use designations applicable to the site, with the M1 (Light Industrial) District and B2 (Business General) District applied to the areas designated for industrial and business land uses, respectively. The land use objectives articulated for the site bypolicy maybe effectively achieved through these zoning designations. Transportation: The transportation program proffered by the applicant includes elements encouraged by the NELUP, such as an internal connector roadway linking Martinsburg Pike and Woodbine Road (Route 669), improvements and right-of-way dedication on Martinsburg Pike, and a commitment to enter a REZ 902-04, Sempeles Property Page 4 March 23, 2004 signalization agreement for the intersection of Martinsburg Pike and Woodbine Road. Moreover, the proffered transportation program achieves the functional objectives established bypolicy, as the road network serving the proposed project is projected to maintain Level of Service (LOS) "C" conditions or better. 3) Site Suitability The subject properties do not contain any environmental features or constraints that would either hinder or preclude site development. In particular, the site does not include any areas of steep slopes, flood plain, or wetlands/hydrologic soils. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Oaklet-Carbo-Chilhowie soil association. The predominant soil type on the site is Oaklet silt loam, 2 to 7 percent slopes (map symbol 32B), which is identified by the survey as prime farmland. The applicant has proffered that a geotechnical analysis will be completed prior to site plan approval for any commercial or industrial development on the site. Effective management of unique geological characteristics or conditions identified through such analysis will be required to secure site plan approval. 4) Potential Impacts. a) Transportation Impact Analysis Statement: The traffic impact analysis (TIA) prepared for this application calculated transportation impacts based upon the following development assumptions: Industrial Park: 1,197,900 square feet Retail: 98,000 square feet Using traffic generation figures from the I.T.E. Trip Generation Manual, 6`' Edition, the applicant projects traffic impacts for the development in terms ofproj ect build -out, which is expected to occur by 2012. The TIA indicates that at proj ect build out, the planned uses will result in the generation of 13,422 new average daily trips (ADT). (See `A Traffic Impact Analysis of the Sempeles Property," p. 4) The new trips generated by the development will be absorbed by an external road network consisting of Martinsburg Pike (Route 11), Woodbine Road (Route 669) and the Exit 323 interchange of Interstate 81 at Rest Church Road (Route 669). This external network will be linked to the development via a proffered internal connector road, which will align with Rest REZ #02-04, Sempeles Property Page 5 March 23, 2004 Church Road at its intersection with Martinsburg Pike and extend through the site to link withWoodbine Road. Access management is critical to the build out projections of the TIA. Indeed, the TIA assumes that site access for all truck traffic will be restricted to the Woodbine Road entrance. Outbound truck traffic will exit the site via the connector road at either the Woodbine Road or Martinsburg Pike site entrances. To facilitate this access arrangement, the applicant has proffered to participate in a signalization agreement for the intersection ofMartinsburg Pike and Woodbine Road. The TIA does not account for any restrictions on car access. The TIA concludes that the improvements proffered by the applicant will ensure Level of Service (LOS) Category "C" conditions or better on study area roads during peak traffic periods at project build -out (2012). (See "An Addendum To: A Traffic Impact Analysis of the Sempeles Property'). VDOT Comment: The addendum you have submitted for review provides a significant improved flow of traffic and a reduction of congestion (projected LOS of "C" at all intersections) at the intersection of Route 669 and the north bound ramps of Interstate 81. This change, along with a partial signalization agreement at the Route 11 and Woodbine Road intersection will provide a plan that VDOT can support. b) Historic Resources The Frederick CountyRural Landmarks Survey does not identify any potentially significant historic resources on the site of the proposed rezoning. Moreover, according to the National Park Service's Study of Civil War Sites in the Shenandoah Valley of Vir inia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. It is noted that several structures included in the Frederick County Rural Landmarks Survey are located on properties adjacent to the subject site. Of these resources, only Saspirilla Springs (#156) is identified as potentially significant, which is located immediately east of the site and is occupied by the applicant as a single family residence. The Historic Resources Advisory Board (HRAB) considered this rezoning proposal at its February 25, 2003 meeting. The HRAB offered no adverse comments concerning the proposal. C) Water & Sewer The applicant indicates that public sewer and water service will be provided to the site pursuant to the concept planprepared by the Frederick County Sanitation Authority (FCSA) for the extension of such facilities to the Rest Church Road interchange area. The water REZ #02-04, Sempeles Property Page 6 March 23, 2004 consumption/wastewater generation for the uses envisioned on the site is projected to be approximately 35,000 gallons per day (GPD). MA Comment: The construction contract for the project to serve this property with water and sewer has been awarded. All easements have been provided and construction will begin within a month. Completion of the project is expected in October 2004. 5) Proffer Statement - Revised Through March 2004 General Development Plan (Proposed Proffer Statement, p. 1) The applicant has proffered that development of the site will occur in conformance with the General Development Plan (GDP) submitted with the proposed proffer statement (dated March 8, 2004). The GDP references the location of certain proffered improvements (i.e., transportation features) and further delineates the proposed commercial and industrial components of the site. Street Improvements (Proposed Proffer Statement, p. 1 - 2) a. Martinsburg Pike Frontage: The applicant has proffered to complete the following improvements along the site's Martinsburg Pike frontage: (1) Construction of a 12 -foot wide lane on the northbound side of Martinsburg Pike; (2) Dedication of 14 feet of additional right-of-way for Martinsburg Pike; and (3) Installation of two commercial entrances on the north and south sides of the connector road intersection with Martinsburg Pike. The proffered commercial entrances will be at least 36 feet in width, and the south entrance will be limited to right in/out movements. b. Industrial Access/Internal Connector Road: The applicant has proffered to construct an industrial access road that will align with Rest Church Road at its intersection with Martinsburg Pike. This internal connector road will traverse through the site and link with Woodbine Road. The right-of-way for the road is proffered to consist of 80 feet. C. Signal Modification: The applicant has proffered to modify the VDOT-proposed three (3) way traffic signal at the Rest Church Road/Martinsburg Pike intersection to accommodate a four (4) way intersection. d. Sig nalization Agreement: The applicant has proffered to enter into a signalization agreement involving partial cost sharing for the Woodbine Road/Martinsburg Pike intersection. The establishment of this agreement is proffered to occur prior to approval ofthe first site plan for the Ml zoned portion of the site. RE? #02-04, Sempeles Property Page 7 March 23, 2004 Traffic Impact Analysis: The applicant has proffered to provide a traffic impact analysis (TIA) with each site plan for an industrial use on the site. Any additional road improvements deemed necessary by the TIA to maintain acceptable level of service conditions will be negotiated between the applicant, VDOT and Frederick County prior to site plan approval. Landscape Design Features (Proposed Proffer Statement p. 2,) a. The applicant has proffered to provide a twenty 20) foot wide landscaped green strip along the site's frontage on Martinsburg Pike. Included within this landscaped area will be a low berm complemented by suitable low profile landscaping. Planning Sta f Comment: It is noted that the Generalized Development Plan (GDP) does not include a design detail of the proffered landscaped green strip. Indeed, with the exception of the low berm, the planned composition and appearance of this important corridor design feature has not been defined. On Site Development (Proposed Proffer Statement, 12. 2 - 3) The applicant has proffered to include language governing construction standards in the deed covenants and restrictions for the individual industrial sites within the project. These standards will be privatel administered and enforced during the site development process. Additional Site Proffers (Proposed Proffer Statement p. 3) The applicant has proffered to employthe following site design standards, which will be administered and enforced by county staff during review of subsequent development applications: a. All utilities will be installed underground. b. Street trees will be planted along both sides of the proffered industrial access/internal connector road. The street trees will be installed on 50 foot centers and will consist of a minimum caliper of 2 inches at time of planting. C. Stormwater management pond facilities will be lined with impervious liner materials to protect against groundwater impacts. d. A geotechnical analysis and studywill be prepared for all proposed commercial and industrial structures prior to site plan approval. e. Retail sale of diesel fuel for trucks will be prohibited on the site. REZ #02-04, Sempeles Property Page 8 March 23, 2004 Monetary Contribution to Offset Impact of Development (Proposed Proffer Statement, p. 3) The applicant has proffered to contribute a total of $20,000 to Frederick County to aid mitigation of fiscal impacts associated with the proposed development. This contribution will be submitted by the applicant at the time of issuance of the first building permit for the site. The applicant has proffered that this contribution be disbursed as follows: Fire and Rescue Services $15,000 Sheriff $ 300 Administration Building $ 2,000 STAFF CONCLUSIONS FOR THE 04/07/04 PLANNING COMMISSION MEETING: This application is a request to rezone 112.27 acres of land to the B2 and M 1 Districts. Specifically, the applicant is seeking to rezone 10.35 acres to the B2 District and 101.92 acres to the M1 District. The Comprehensive Policy Plan articulates the planned land uses applicable to the subject parcels through the policies of the Northeast Land Use Plan (NELUP). The NELUP designates the subject parcels for industrial and business development, respectively. Moreover, the site is located within the Sewer and Water Service Area (SWSA). As described in this staffreport, the development program proposed through the requested rezoning is consistent with the adopted policies of the Comprehensive Policy Plan. Following the requisite public hearing, a recommendation to the Board of Supervisors concerning this application would be appropriate. April 1, 2003 Mr. Charles E. Maddox, Jr., P.E. Vice President Gilbert W. Clifford and Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Semples Rezoning Frederick County, Virginia Dear Chuck: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 We have completed our review of the proposed rezoning and offer the following comments: 1) Refer to Section II, Summary. The discussion indicates that all site traffic will use the direct connection at Route 11 and Rest Church Road thereby minimizing the impact of the development on the existing transportation system. We recommend that the planned commercial site traffic also be funneled to this direct connect rather than allowing entrances off of Route 11. 2) Refer to Section III, Impact Analysis "A" Site Background and History. The discussion references the probable extension of water and sewer facilities to this area. Discussions with the sanitation authority staff indicate that these extensions could occur within the next fiscal year. 3) Refer to Section III, Impact Analysis "C" Site Suitability. We recommend that a geological study be performed at the master development phase to delineate any pertinent karst features (i.e., sinkholes, rock ledges, etc.) that may exist on the site. This study will aid in locating drainage structures, detention ponds and roads. ' 4) We strongly support your offer to line stormwater management ponds in the karst terrain as outlined under Section "F" Site Drainage. 107 North Kent Street • Winchester, Virginia 22601-5000 Semples Rezoning Page 2 April 1, 2003 �) Under Section "G" Solid Waste Disposal Facilities, the estimated solid -waste generation of 14.9 tons per day at build -out will result in a waste flow increase of approximately three (3) percent at the existing landfill. I can be reached at 665-5643 if you have any questions concerning the above comments. Sincerely, Harvey Strawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Frederick County Planning and Development file March 3, 2003 Mr. C. E. Maddox, Jr., P. E., Vice President Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE, Historic Resources Advisory Board (HItkB) Comments Sempeles Rezoning -Rest Church Area Dear Chuck: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 The Frederick County Historic Resources Advisory Board (HRAB) considered the referenced proposal during their meeting of February 25, 2003. The HRAB reviewed information information associated with the Frederick County Rural Landmarks Survey Report, National Park Service Study of Civil War Sites in the Shenandoah Valley, and information provided by the applicant. Historic Resources Advisory Board Comment The 103 -acre parcel proposed for rezoning from the RA (Rural Areas) District to the M-1 (Light Industrial) and B-2 (Business General) Zoning Districts is not located within any battlefield study areas as identified by the National Park Service Study of Civil War Sites in the Shenandoah Valley. There are several historic properties identified in the Frederick County Rural Landmarks Survey Report located proximate to the property proposed for rezoning. Directly adjacent properties include the Brining -Adams House, the Rest United Methodist Church, the Schlack House (located on the subject site), and Sasparilla Springs. Sasparilla Springs is listed as potentially significant in the Rural Landmarks Survey Report. There were no adverse comments by the HRAB regarding this rezoning request. The HRAB agrees with the applicant's suggested buffers and screening along the perimeter of the site. Please contact me if you have questions regarding this comment from the HRAB. Sincerely, i Rebecca A. Ragsdale Planner I RAR/bah cc: George Sempeles, 331 Woodbine Road, Clearbrook, VA 22624 U: \COMMITTEES\I IRAB\Comments\2003\SempelesRZ. wpd 107 North Kent Street - Winchester, Virginia 22601-5000 REZONING APP CATION SEAIIPEES PROPERLY PREPARED BY.- gilbert w. clifford & associates, inc. 117 E. Picadilly St. Winchester, Virginia 22601 150—C Olde Greenwich Dr. Fredericksburg, Virginia 22401 VOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL gwcaram®earthlink.net Frederick County, Virginia IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF THE SEMPELES PROPERTY ROUTE 11 NORTH REST CHURCH Stonewall Magisterial District February, 2003 Revised January, 2004 Revised March, 2004 Prepared by: Gilbert W. Clifford & Associates 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 Phone: 540-667-2131 Fax: 540-665-09493 Sempeles ImpactAnalysis Statement Table of Contents I. Application IL Summary III. Impact Analysis A. Project Background B. Location and Access -C. Site Suitability D. Trak E. Sewage Conveyance and Water Supply F. Site Drainage G. -Solid Waste Disposal Facilities H. Historic Sites and Structures I. Impact on Cornmunfity Facilities IV. Frederick County Impact Model V. Fiscal impact ` Proffer Statement VI. Agency Comments VII. Survey Plat and Deed VIII. Tax Ticket IX. Appendix I APPLICATION REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Gilbert W. Clifford & Associates, Inc. Telephone: 667-2139 Address: c/o C. E_ Maddox, Jr., P.E., VP 117 E. Piccadilly Street Suite 200 Winchester Virginia 22601 ' 2. Property Owner (if different than above) Name: George M. & Carol T. Sempeles Telephone: Address: 331 Woodbine Road Clearbrook, Virginia 22624 3. Contact person if other than above 662-5802 Name: C.E. Maddox Jr_ Telephone: 667-2139 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees X Deed of property X Impact Analysis Statement X .'erificatio�� of taxes paid i Proffer Statement x 1 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: George M. Sempeles Carol T. Sempeles 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. Adjoining Property: See attached PARCEL ID NUMBER USE Vacant Industrial/Commercial 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). East and adjacent to intersection of U.S- Route I I and Route 669 (Woodbine Road) Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its Capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density of intensity scenario for the proposed Zoning District as described on page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 34-A-2, 34-A-4 Magisterial: Fire Service: Rescue Service: Stonewall Clearbrook Clearbrook Districts High School: Middle School: Elementary School: James Wood James Wood Stonewall 10. Zoning Change: List the acreage included in each new zoning category being requested. 11. The following information should be Provided according to the type of rezoning proposed: Number of Units Proposed Single Family Home 0 Townhome 0 Non -Residential Lots 0 Mobile Home 0 Square Footage of Proposed Uses Office 200,000 SF Service Station Retail 65,000 SF Manufacturing Restaurant 25,000 SF Warehouse Other Multi -Family 0 Hotel Rooms 0 8,000 SF 500,000 SF 500,000 SF 3 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. ,, Applicant(s) Owner(s) Date Date Date �7- C e Date C9 lJ 0 Semes 24-A-1 24-A-2 Virgil & Ruth D Fiddler 4836 Martinsburg Pike, Clearbrook, VA 22624 Zoned RA Use 24-A-3 Marvin O & Elizabeth S Renner 4822 Martinsburg Pike, Clearbrook, VA 22624 RA Residential 24-A-4 Otis E &Mar ie K Golliday Margie Y Otis E & Margie K Golliday 4810 Martinsburg Pike, Clearbrook, VA 22624 4810 RA Residential Residential 24-A-5 Otis E & Margie K Golliday Martinsburg Pike, Clearbrook, VA 22624 4810 RA Vacant 24-A-6 Otis E & Mar ie K Gollida Y MartinsburgPike, Clearbrook, VA 22624 4810 Martinsbur Pike, Clearbrook, RA Vacant 24-A-7 24-A-9 Sanford L Silver VA 22624 4804 Martinsburg Pike, Clearbrook, VA 22624 RA RA Vacant 24-A-11 Boyd L Bloomer Rhonda Coe Lynch 4784 Martinsburg Pike, Clearbrook, VA 22624 RA Residential Residential 24-A-10 John. Francis Rhonda Coe Lynch Pike, Clearbrook, VA 22624 4754 Martinsburg RA Residential 34 -A -5A George M. Semples Pike, Clearbrook, VA 22624 331 Woodside Road, Clearbrook, VA 22624 RA Residential 34 -A -6A Butler ManufacturingCo. P.O. Box 25, Clearbrook, VA 22624 RA Agricultura. 34 -A -6B 34-A-1 John_ Huyett Light 2973 Woodside Road, Clearbrook, VA 22624 M 1 RA Industrial 33A -A-25 Re;;t Methodist Church George M & Carol T Semples 1233 Rest Church Road, Clearbrook, VA 22624 331 RA Vacant Religious 33A -A-26 Leslie Osborne Po Pope Woodbine Road, Clearbrook, VA 22624 136 Jordan Drive, RA Residential 33A -A-27 Delores Esther Ellis Winchester, VA 22602 4568 Martinsburg Pike, Clearbrook, VA 22624 RA Vacant 33A -A -27A 33A -A-28 Molden Real Estate Roger L & Phyllis A Helsley 2400 Valley Avenue, Winchester, VA 22601 497 RA RA Residential Residential 33A -A-29 Thelma M Curry & Robin A Light Front Royal Pike, Winchester, VA 22601 4592 Martinsburg Pike, Clearbrook, RA Residential 33A -A-30 Fred Milton & Rebecca A Kitts VA 22624 4600 Martinsburg Pike, Clearbrook, VA 22624 RA Residential 33A -A-31 Donald Y & Barbara N Smallwood 108 Juliet Lane, Bunker Hill, WV 25413 RA Residential 33A -A-33 33A -A-11 Delmar B & C thia K Larrick H. M. Funkhouser & Co. 4622 MartinsburgPike, Clearbrook, VA 22624 RSA Vacant Residential 33A -A-12 Manuel C DeHaven 2150 S. Loudoun Street, Winchester, VA 22601 B2 Commercial 33-A-104 Mam_zel C DeHaven 4273 Martinsburg Pike, Clearbrook, VA 22624 M2 Vacant 33A -A-24 Allen J & Linda L Paugh 4273 Martinsburg Pike, Clearbrook, VA 22624 208 Woodbine Road, Clearbrook, RA Agricultural 33A -A-16 33A -A-17 Betty L Stine Cooke, etals VA 22624 4481 Martinsburg Pike, Clearbrook, VA 22624 RA RA Residential 33A -A-18 Mary C Kerns Mold Real Estate 146 Woodbine Road, Clearbrook, VA 22624 RA Residential _-Vacant 33A -A-19 -en Betty M Shillin burg 2400 Valley Avenue, Winchester, VA 22601 RA Residential 33A -A-20 Benjamin D Fitzwater, Jr 160 Woodbine Road, Clearbrook, VA 22624 166 Woodbine Road, RA Residential Clearbrook, VA 22624 RA Residential 33A -A-21 33A -A-22 33A -A-23 33A -A-24 34 -A -6C 33A -A-34 John W Harden & Katherine L Eiland Maynard L & Virginia S DeHaven Lester B McDonald Sharon A Shanholtz Frederick County School Board The Rainbow Groun 174 Woodbine km- W, Clearbrook, VA 226244 184 Woodbine Road, Clearbrook, VA 22624 RA Residential RA P.O. Box 4435, Leesburg, VA 20177 Residential 3733 Dort Place, Columbus, OH 43227 RA Residential P.OM . Box 3508, Winchester, VA 22604 I Commercial 1908 S. Loudoun Street, Winchester, VA 22601 RA M1 Educational/Tax Vacant H SUMMARY Sempeles H. General Criteria and Summary ImpactAnalysis Statement The 112.2681 acre Sempeles site is ideally situated for Frederick County to capitalize on the rapid industrialization of the I-81 corridor. The site is well suited for highway commercial together with a single large industrial use. As an alternative to a single use the industrial zoned areas can offer great potential for multiple uses as an industrial park. With rail access and direct access to the improved Rest Church Interchange on 1-81, the site represents a valuable expansion of inventory to the Frederick County EDC and the Virginia State Partnership marketing for industrial use. Because of this location impact on county citizens are minimal. Where impacts do exist substantial buffering and screening have been proffered in mitigation. Transportation impacts have been reevaluated since this application was presented in February 2003. In response to VDOT concerns regarding the operation of the Rest Church intersection at Route 11, an addendum traffic analysis has proposed revised truck access to this site using Woodbine Road for access with car traffic and all outgoing traffic from this site using the Rest Church intersection directly. This change resulted in the need to revise the County Northeast Land Use Plan which has been accomplished. The proposal for commercial frontage (9.997 acres) on U.S. Route 11 was also considered as a change to the LECUP and approved. Since filing in February 2003, the FCSA and applicant have entered agreement for sewer and water service, the Rest Church sewer and water extension contract for construction has been awarded and work is in progress which will serve this site. Also, since the February 2003 application, VDOT has completed the Rest Church interchange improvements and this road improvement has been completed providing full transportation service access to the Sempeles property in accord with the amended proffer statement. The applicant believes that this rezoning will now result in opportunity for Frederick County to offer important pad available industrial site(s) and highway commercial which expands the tax base and provides a competitive advantage in attracting needed job producing industry to our County. Revision 1/04 III IMPACT ANAL YSIS Sempeles III, Impact Analysis A. Site Background and History Impact Analysis Statement The site for this proposed rezoning is located in the northern extreme of Frederick County adjacent to U.S. Route 11. The site crosses the West Virginia state line with Virginia with a small area in West Virginia. A total of 112.2681 acres is within Frederick County with 7.2748 acres of the site lying in Berkeley County, West Virginia. The site has frontage on the south on Woodbine Road (S.R. 669) and is bounded on the east by the Winchester & Western Railroad system. Additional lands owned by the owner to the east of the railroad include his home and surrounding agricultural lands. The principle use of this site has been agricultural, however, with the significant expansion of the interchange on Interstate 81 of Rest Church Road and the extension of water and sewer facilities to this area, attention has been shifted to the potential use of this site for economic development purposes in Frederick County. The attached location map and aerial photographs (Figures 1 and 2) show a clear potential for the usability of this site as a major industrial site for Frederick County. Transportation studies have been amended to provide clear feasibility and minimal impacts on the increased traffic utilization of Route 11, Rest Church Road, Woodbine Road and Interstate 81. Although the site offers excellent potential for a single large user it also offers the potential for multiple use industrial park along with a small amount of highway commercial on the U_ S. Route 11 frontage. Revision 3104 57/ r �, u z ,fF n� s• Ridgeway % a SM ••� 7 �Y�-�,•• .S /�":� -err. ��lf fm"{ .-i` - \ v/ / ):f 669 --{' M; 648 / r� � $ MTERCHANGE'' f J t t (67 v ( SM 626 J f598�. f 9- fl r • ! 1. � .t "! ., r B3ransan e . j 1 L J C~ 9M1622 (871; ♦ j. N. 619 - • 5N. Grs6eCh i. �' � �. `�• -.✓ - fir. ,..-• �/ � � �� `ctib- � t-�/' � :\. � - � ��ni - ti rte+ .� • � /.�, :n t �� J \ _ aM• near Brook: 62 shi"rtrnz: / R - • ; _„r _ %pf1 ` \` (/ ",'� j �ApT ,�*'' olYater iirn ^M' ' , � i � � ' •'• ` - ...° /r'; '�� 1f ruc J f _ Sempeles Property scale! 1'-2000' Figure 'i a s 0 Sempeles B. Location and Access ImpactAnalysis Statement The Generalized Development Plan (Figure 3A) shows a concept plan for the potential of the site. The property has in excess of 1,100 feet of road frontage on U.S. Route 11 and is directly opposite the intersection of Rest Church Road with U.S. Route 11. There is also in excess of 1,600 feet of road frontage on Woodbine Road which will be restricted in use from large generation industrial facilities except to provide access for incoming trucks to the site. The location in Virginia which is the northernmost right to work state along the I-81 corridor, offers excellent feasibility for industrial use. The potential exists for employment opportunities by workers in other states as well as Frederick County. The frontage of the site in which two quadrants of the Rest Church and U.S. Route 1 I intersection exists, are ideally suited as pad sites for commercial use. The B-2 use will have access on the industrial access road as well as at two points along U.S. Route 11. Revision 1/04 PROPOSED ZONING AREA B-2 ZoningCommercial Sites) 9.9997 Ac B-2 Zoning ((R/W Dedication) 0.3495 Ac M-1 Zoning 101.9189 Ac TOTAL AREA 112.2682 Ac yJ o IQTI % ° li kwr aeri\ 1 l \Nj T Rrt 63� 0. 5130 ACRE /N WEST KRWNh4 DOTAL �Ro/ 01 �EO �NTY)I/i; � U1.2189 i�C �l Z'If RE / �j Zoned R4 � J 669 r.ianuel ue:Jaren BuPJer Alonufaeturing /J Zoned A/—I SEMPH ES PROPERTY gilbert w..clifford & associates, inc. o GENERALIZED DEI /EL OPMENT PLAN a Lem Manews ate. ouaRy ` 44. 117 E. Picodilly 5t. Winchester, Virginia 22601 FREDERICK COUNTY, IARCIN/A ICE: (540) 667-2139 FAX: (540) 665-0493 EML• gwcaram®earth6nIccom Figure 3A PROPOSED ZONING AREA B-2 Zoning Commercial Sites) 9.9997 Ac B-2 Zoning R/W Dedication) 0.3495 Ac M-1 Zoning 101.9189 Ac TOTAL AREA 1122682 Ac \,r r� L,aeP Butler Monet—tudng Zoned M-1 ftll�ACRE IN WEST KRG/NW �', Zoned R4 1 r r'f� %S -j Figure 3B SEMPHES PROPERTY gilbert w. clifford & associates, inc. jo GENERALIZED DEl/EL OPrUENT PLAN Ergkseers t.arxi Phmriera water Ck arty ` FREDERICK CDUNIY I//RG/NIA 117 E Picadilly St Winchester, Virginia 72601 DICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL gwcoram@earthrink.com Figure 3B is Sempeles C. Site Suitability ImpactAnalysis Statement The site is located within the limestone belt of Frederick County. The site rises from a low of approximately 610 elevation to a high point of 650 with attendant slopes between 2% to 8% and with the majority of slopes between 2% to 4% in the industrial area. This provides an outstanding terrain for industrial and commercial development. Drainage on the site proceeds from west to east and discharges the site at three points all adjacent to the Winchester & Western Rail -road. Stormwater -management techniques employed during design will preclude impacts of site drainage on adjacent uses. There are existing residential uses along the frontage of U.S. Route 11 on either side of the Rest Church Road intersection with U.S. Route 11. These uses can be substantially buffered and screened from industrial zoned area as shown on the generalized plan. There are no steep slopes, floodplain or other environmental issues as identified as problems on the site. Routine wetlands analysis during design can mitigate any issues involved. Woodlands will be mitigated pursuant to County ordinance. 19 In summary, the site is very suitable to industrial and commercial use and is designated in the County's comprehensive plan for uses shown in 3A and 3B. Figure 4 shows the County Comprehensive Northeast Land Use Plan. This plan has been revised by petition of the applicant to allow the commercial uses on the Route 11 frontage and the road system shown on the GDP (see letter approval to appendix). a Revision 1/04 PROJECT SITE �� 0.5 0 0.5 Miles w �f • o r r x W"x / a LEGEND Map Feaaues . . Y Study At" SCUM -Y -- ,� slu _ PmpMW SWSA Roel CamrmrNty Cerl*M mww.Features �A mebm c Featuee vv -x '% f'f t - r�,,. r �!•+o. Proposed Laid Use + ' � Resdeneel f Buernees f 'Rurl piny '� 1 �'� � onrewprtard=Y S[nYMlve Am- Rohde ' tMeniste B' '+wIr �• AY SeomdaryRoads 6 � � --�• . "' amr �r dan�of \ �'+yrRaYroads �% _ _ ,r' ` + • ,'`, 1"� / PmpoeeA Route 37 F,xtenswn Mew Coleraor Rohs ' \ New Sigmkmuon t� zwnng EQ (SUMnM, 03 �mm� t Dbmco i Mz anoelanl, canner o.u,.r, In MN1 (Medr woe. cow4nm" RA (R%"Awa) f RPM Pe knnp�we Ilbtridl SEMPELES PROPERTY gilbert w. clifford & associates, inc. FREDERICK COUNTY COMPREHENSIVE PLAN F �'i c_ MOY 117 E Pico* St. 7whester, Ylrgi k 22601 FREDERICK COUNTY, WRGINIA (540) 667-2139 FAX- (540) 665—W3 Figure 4 Sempeles D. Traffic ImpactAnalysis Statement Attached to this section is a traffic analysis performed by PHR&A which analyzed the year 2012 impact of maximum development of this site on existing -road systems. Access is concentrated at the Rest Church/U. S. Route 11 intersection with commercial entrances along U.S. Route 11. Significant discussion of the transportation system to this site evolved after the February 2003 agency comment submission and VDOT comment. The concerns prompted an addendum TIA (attached) and discussion with the Comprehensive Plan Committee, Planning Commission and Board of Supervisors regarding a revised transportation proposal. The proposal, approved as an amendment to the County Comprehensive Policy Dian, pry vides f'a'ir use of Wvvf-stiri1dineoaor incoming t1u%taic with te eC1 intersection with U. S. Route 11 functioning normally for outbound site traffic (cars and trucks). Revision 1/04 M@rm0i-anclam W" 208 Church Street, S.E. Phone: 703.777.3616 Leesburg, Virginia Fax: 703.777.3725 20175 To: Sempeles Properly File Froin: John Callow, PHR+A Date: May 9, 2003. Re: An Addendum to: A Traffic ImpactAnalysis ofthe Sem eles Proper Patton Harris Rust & Associates, pe (PHR+A) has prepared this document as an addendum to: A Traffic Impact Analysis of the Sempeles Property, by PHR+A, dated December 16, 2002. Subsequent to the December .16, 2002 report, the Sempeles Property development plan has been modified to include truck access along Woodbine Road via Route 11. In -an effort to address the corresponding traffic impacts, PHR+A has provided the following documents: 1) revised development -generated trip assignments, 2) revised 2012 build -out ADT (Average Daily Traffic) and AM/PM peak hour traffic volumes and 3) revised 2012 build -out lane geometry and AM/PM peak hour levels of service results. TRIP ASSIGNMENTS The trip distribution percentages for the revised Sempeles Property remain consistent with that of the December 16, 2002 traffic impact study. PHR+A has provided Figure 1 to show the revised development -generated AM/PM peak hour trips and ADT assignments along the study area roadway network. 2012 BUILD -OUT CONDITIONS PHR+A has provided Figure 2 to show the revised 2012 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 3 shows the respective build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are attached to the back of this memorandum. Traffic volumes along Woodbine Road were interpolated from 2001 VDOT (Virginia Department of Transportation) traffic count data. CONCLUSION The traffic impacts associated with the revised Sempeles Property development are acceptable and manageable. All study area intersections maintain levels of service `C' or better for 2012 build -out conditions. An Addendum to: A Traffic Impact Analysis of the Sempeles Property May 2 f 4 R n Page 2 of 4 H L 1 Average Daily Trips An Addendum to: A Trafc Impact Analysis of the Sempeles Property May 9,f4 R+A Page 3 of 4 H AM Peak Hour(PM Peak Hour) r An Addendum to: A Traffic Impact Analysis of the Sempeles Property May 9, 2003 Page 4 of 4 No Scale � x� 4 U 0 Rest LOS = C(C) Ch`�eh *-ft est RChurchRodd C(C) (C)C (C)C Signalized G Intersection LOS = C(C) 669 Rest Church Road Signalized C"j \ Intersection Rest LOS = C(C) Ch`�eh Rodd C(C) (C)C �r G p 11 Signalized Intersection LOS = C(C) 1 � C(C) (c)C SITE Unsignalized Intersection �o odb _ e Road AM Peak Hoer (PM Peak Hour) * Denotes Critical Unsignalized Movement 11 11 Figure 3 2012 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Sempeles Property Located in: Frederick County, Virginia Prepared for: Mr. George Sempeles 331 Woodbine Road Clearbrook, Virginia 22624 Prepared by: Patton Harris Rust & Associates, pc Engineers. Surveyors. Planners. Landscape Architects. P ir Lee Church Street, S.E. Leesburg, Virginia 20175 H -�� T 703.777.3616 F 703.777.372.372 5 December 16, 2002 OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the Sempeles Property development, to be located along Route 11, east of the Rest Church Road/Route 11 intersection, in Frederick County, Virginia. The proposed project is to include 1,197,900 square feet (110 -acres at a 0.25 FAR) of industrial land use and 98,000 square feet (9 -acres at a 0.25 FAR) of retail land use with access provided via a single site - driveway situated to the east of the existing Rest Church Road/Route 11 intersection. Methodology The traffic impacts accompanying the Sempeles Property development were obtained through a sequence of activities as the narratives that follow document: • Assessment of background traffic including other planned projects in the area of impact, • Calculation of trip generation for Sempeles Property, • Distribution and assignment of Sempeles Property generated trips onto the study area road network, • Analysis of capacity and level of service using the newest version of the highway capacity software, HCS -2000, for existing and future conditions. EXISTING CONDITIONS PHR+A conducted AM and PM peak hour manual turning movement counts at the intersections of Rest Church Road/I-81 southbound ramps, Rest Church Road/I-81 northbound ramps and Rest Church Road/Route 11. In order to determine the ADT (Average Daily Traffic), PHR+A assumed a "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 0.10. Figure 1 shows the existing (2002) ADT and AM/PM peak hour traffic volumes at the intersections of Rest Church Road/I-81 southbound ramps, Rest Church Road/I-81 northbound ramps and Rest Church Road/Route 11. Figure 2 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS -2000 levels of service worksheets are included in the Appendix section of this report. Pi4 �A Traffic Impact Analysis of the Sempeles Property IL December 16,2002 Page 1 No Scale 00 ti 3 0 R ~81(279 pest est Crch Rodd �224�45) Church (137)1610~ (g2�3764 � d X236(11� rob o O � n 4 ° 11 69 - Re$t Church Rodd (39 110 (27)27 `ft..O SITE C-O � �41) AM Peak Hour(PM Peak Hour) ir Tri+n r Figure 1 Existing Traffic Conditions R+A ATraffic Impact Analysis of the Sempeles Property December 16, 2002 Pi4 Page 2 4 No Scale �� n U OUnsignalized g� Intersection g� Rest Church R`o :;pE1(A)* Rest d *hurch Road r'E Unsignalized )A Intersection a RO 11 669 est Church Road z Unsignalized *�E Intersection Ei Cz %B o� Q� SITE O s AM Peak Hour (PM Peak Hour) LP, TR+/ /� \ * Denotes Critical Unsignalized Movement Figure 2 Existing Lane Geometry and Levels of Service R+A A Traffic Impact Analysis of the Sempeles Property P December 16, 2002 HPage 3 2012 BACKGROUND CONDITIONS Existing traffic volumes were increased along Rest Church Road, the I-81 northbound/southbound ramps and Route 11 using an historic growth rate of 5% per year (compounded annually) through Year 2012. Figure 3 shows the 2012 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 4 shows the respective 2012 background lane geometry and AM/PM peak hour levels of service. HCS -2000 levels of service worksheets are provided in the Appendix section of this report. TRIP GENERATION Using the 6th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A prepared Table 1 to summarize the trip generation for the proposed Sempeles Property development. Table 1 Sempeles Property Trip Generation Summary Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT 130 Industrial Park 1,197,900 SF 684 150 834 182 685 867 6,693 820 Retail 98,000 SF 96 62 158 297 322 620 6,729 Total Trips 780 212 992 480 1,007 1,487 13,422 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. PHR+A utilized the trip distribution percentages show in Figure 5 to assign the Sempeles Property trips (Table 1) throughout the study area roadway network. Figure 6 shows the respective development -generated AMIPM peak hour trips and ADT assignments at key locations throughout the study area. p A Traffic Impact Analysis of the Sempeles Property P + \ December 16, 2002 H_ i Page 4 No Scale w v .est Car -h (301)114"" d (223)267 00% CqC 669 Rest Church Road Figure 3 V*ft 132(454) -Rest C �hurc ) (24 h ROad � 83(68 (231)l pop S~ 384(I 9) I 11 AM Peak Hour(PM Peak Hour) f 2012 Background Traffic Conditions P��� A Traffic Impact Analysis of the Sempeles Property H December 16, 2002 Page 5 No Scale � ��'� a U O�� Signalized �h Intersection Rest �� BB) Res LOS = QQ Church Road �► Rest chhu h Rod � C (C)C Signalized (C) Intersection 1► �� o LOS = QQ ti �4 669 Rest Church huO 11 rch Road Q Q Signalized fIntersection LOS = B(B) o4 (C)C� % l� SITE s T-1 Tl A AM Peak Hour(PM Peak Hour) 1'-r -yl-{+/ Figure 4 2012 Background Lane Geometry and Levels of Service PA Traffic_. Impact Analysis of the Sempel_es Propel H�{ + n December 16, 2002 1 Page 6 No Scale U Figure 5 P14R+A Trip Distribution Percentages E A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 7 No Scale FA (24)39 669 _Rest Church sem. Road Figure 6 Rost Church Road %..74(3.5 (192)312 V► 9S(4S3� N ti O ,y 11 r %.. 21(101 69(80 (384)624 **a* 2 ) 1(101) 00% Vr SITE AM Peak Hour(PM Peak Hour) Development -Generated Trip Assignments A Traffic Impact Analysis of the Sempeles Property R+A December 16, 2002 PH Page 8 2012 BUILD -OUT CONDITIONS Seiiipeies Property assigned trips (r igure 6) were added to the 2012 background traffic volumes (Figure 3) to obtain 2012 build -out conditions. Figure 7 shows 2012 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 8 shows the respective 2012 build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. CONCLUSION The traffic impacts associated with the Sempeles Property development are acceptable and manageable. All study area intersections maintain acceptable levels of service `C' or better for 2012 build -out conditions. A TrafficImpact Analysis of the Sempeles Property P R+A December 1S, 2002 H Page 9 No Scale w w O� o CD R (32 c R oad )15 X53(505) 4 0(476) Res t Church R od I57 (223 Ei )267 (423)4 j60 %%10~ 48p( 33) ~ l/ �4 �" 11 669 Rest C hutch Road - 2](IOl Cz 180 � 169(8.0 0 � l (_101) (38.4)67 4 O 4 (44)35% ,� SITE I r a a AM Peak Hour(PM Peak Hour) rte, rti • LF -Ir TI -14+I\ Xvera-e Daily Trips I Figure 7 2012 Build -out Traffic Conditions R+A A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 10 PH No Scale U O Signalized 5� Intersection Rest Chic *,� Road � C(C� Rest L = C(C) �► ch (C)C Signalized Road oftwft C(C) (C)C *ft* o5. Intersection AVr LOS = C(C) 1► CIO 4 669 Rest ChRoad p z 11 Signalized 4 Intersection �S LOS = C(C) a �► C(C) 4 �C�C .r► SITE GO •//r e s � I PT TP+A AM Peak Hour(PM Peak Hour) Figure 8 2012 Build -out Lane Geometry and Levels of Service p A Traffic Impact Analysis of the Sempel_es Property Pi4 �{ +A December 16, 2002 ` 1 Page 11 MerrsoransiLin 208 Church Street, S.E. Phone: 703.777.3616 Leesburg, Virginia Fax: 703,777.3725 20175 To: Sempeles Property File From: John Callow, PHR+A (Date: May 9, 2003 Re: An Addendum to: --A Traffic Im act Analvsis ofthe Sempeles Prover Patton Harris Rust & Associates, pc (PHR+A) has prepared this document as an addendum to: A Tra c Impact An sis o the Sempeles Property, by PHR+A, dated December 16, 2002. Subsequent to the December 16, 2002 report, the Sempeles Property development plan has been modified to include truck access along Woodbine Road via Route 11. In -an effort to address the corresponding traffic impacts, PHR+A has provided the following documents: 1) revised development -generated trip assignments, 2) revised 2012 build -out ADT (Average Daily Traffic) and AM/PM peak hour traffic volumes and 3) revised 2012 build -out lane geometry and AM/PM peak hour levels of service results. TRIP ASSIGNMENTS The trip distribution percentages for the revised Sempeles Property remain consistent with that of the December 16, 2002 traffic impact study. PHR+A has provided Figure 1 to show the revised development -generated AM/PM peak hour trips and ADT assignments along the study area roadway network. 2012 BUILD -OUT CONDITIONS PHR+A has provided Figure 2 to show the revised 2012 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 3 shows the respective build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are attached to the back of this memorandum. Traffic volumes along Woodbine Road were interpolated from 2001 VDOT (Virginia Department of Transportation) traffic count data. CONCLUSION The traffic impacts associated with the revised Sempeles Property development are acceptable and manageable. All study area intersections maintain levels of service `C' or better for 2012 build -.out conditions. An Addendum to: A Traffic Impact Analysis of the Sempeles Property May 9, 2003 Page 2 of 4 PHI2n No Scale o0 w �0�� S � �Il(SO Rest(24)39h Road X85(403) Rest bilreh Road %-.74(3,5 ry 669 Rest -ChiRoad 11 N �Cw. h # I3 X64 ` CO )46 ~` I7(8p) I) )16 � SITE On I� � I `-- N ••zaQZz� o q ham" S(2I) t�oodb e Road h AM Peak Hour(PM Peak Hour) nAverage Daily I -rips Figure 1 Development -Generated Trip Assignments An Addendum to: A Traffic Impact Analysis of the Sempeles Property RA May 9, 2003 Page 3 of 4PH AM Peak Hour(PM Peak Hour) Average Daily `i An Addendum to:,4 TYaffc Impact Analysis of the Sempeles Property j� ][� May 9, 2003 �J Page 4 of 4 H No Scale AM Peak Hour (PM Peak Hour) * Denotes Critical Unsignalized Movement Sempeles E. Sewage Conveyance and Water Supply ImpactAnalysis Statement The Frederick County Sanitation Authority has prepared a concept plan for the extension of water and sewer utilities to the Rest Church interchange area in accordance with water and sewer service area plan contained within the comprehensive plan. Attached as Figure 6 is the overall schematic of the FCSA plan. This rezoning proposal provides a location for a regional pump station in accordance with the FCSA plan and provides extension of gravity sewer service into the site to serve proposed uses. See Figure 7. The FCSA plan likewise provides for the extension of water service along the U.S. Route 11 corridor which is likewise extended into the site. The rezoning of this site will allow for a customer service potential which will improve the cost feasibility of extension of these utilities by FCSA. Sewer service will be limited by the capacity of the Rest Church extension to a maximum for Rest Church of approximately 100,000 gallons per day of wastewater generation. This site is being planned for uses generating approximately 35,000 gallons per day of wastewater. This allows a large range of light industrial uses as well as commercial including usage by other customers in the service area. Fire demand will be provided from the FCSA main together with onsite storage and booster capacity built by the industrial user. The possibility of jurisdictional connection with the Berkeley County Service Authority will provide the possibility of regional cooperation in serving the Route 11 corridor between West Virginia and Virginia Authorities. Storage located immediately north of this facility in Berkeley County may have some combined asset to the system. Elevated storage by FCSA is a possibility which could be assessed based on user requirements for this 100 acre site. A construction contract for the needed improvements has been awarded by FCSA and work is in progress for these facilities to be in place and operational during 2004. Revision 1/04 VN 100 FUTURE t$p� PUMP STpppNm 12* WATER WATER MAIN _6' FORCE MAIN REST CHURCH PUiIP STA T70N EAG7W YDOT • PaMP STATg]N _ IM GPM ,t YLa N A A— Eka' 12" WATER MAIN TO REST AREA\" CL£Joe oI to w PIMP S iICN NTOT R[SJ AREA NEW 20" WATER MAIN r . (OPERATING HCL 980) .. ... 0 NEY�..' T SANITARY-�� Now PU P STATION WATER NEW SANiTAIN �r �tRFA1MENT A FORCE MAIN i - ti-fX/SRNC PLANT WA/ED (UN SIRUC]!UN) i FRUEN7 DER [ y t HlATT RUN PUMP $TAR(1N FUTURE NAATt RUM 1 " i 8� GHf .a NW tA. PUMP STATION \Y\ 4DOT PUMP STA RON - i � � FUTURE Ct�ARF]ROOK (506 bap floe ,tJ M,'a) l ROUTf 11 BOOS7FR \ 560 GPM .J2 MGD • Pk(MP STA;iON PUMP STATION "\i` WW<P [TFtUENT .� 1 `. (Sub Area Ro1v = .06 MCD � �"'"- t I Now 011110% go WA]ER MAM slexlxsae 'at ' 1 FREDERICK COUNiY SWSA LINE ` (Ref. NE Land 'Use P/on) jLONER HIATT RUN PUMP STAIILW t I 30 GPM 0 ' [ (5 Aran Roar = .O.OSS MCD) � ,•' FUTURE STEPHENSON SERWE Area ` (.04 MCD) • ft/TUR£ BRUCETt1MN SERNCE Area (02 MCD) . LOCATION 10 BE DETERMINED BY Now, COUNTY IQe1�ON3 I lOB N0. .. I A'� ' ®� ' I � 1� - ' � '� gilbert w, clifford & associates, inc. Engineers - land Planners - Neter Quality ISO -0 01ft 0reeaatrn Dr. r.0. B°• TBT ITT 8.4 N. -dilly Slrcd T..an1°Inbwp 1r.pan eua am°n..t<r, v Mpd. Ree01 FREDERICK COUNTY SANITATION AUTHORITY - 000' ROUTE 11 NORTH SEWER AND WATER SERVICE AREA SWSA Plan FIGURE 6 end o I (iii bi �, \/AlIW7T }�IR6YN/A� Ram 0.5130 ACRE 7N WEST WROM ZOW, (FR D R/C!F CO fJMy) i 101.918 CRSS 1 / If CO Zoned RA REG MA/NTE/V SIO e L PER FCSA CONCEPT VILLA FOS. ( �e RE 1T CH% (BCH EXTEIS<NJ \ s R G/a N4L �CEDWNA E /FT X57 4f 2 WHO EXPT NSO\FOR f% � "1 8'O Monod Oe1+' Zoned M -1f - r But7n Monufacfuring Zoned M-7 SEMPELES PROPERTY ogilbert w. clifford & associates, inc. 0 o UTIL/TIES PLAN &vkmera Land Pla mere Water Ouaity 117 E. Picadill St Winchester, Virginia 22601 FREDERICK COUNTY, V/RCIN/A DICE: (540) 667-2138 FAX: (540) 665-0493 EMAIL gwcaram®earthlinkcom Figure 7 Sempeles 0 ImpactAnalysis Statement Sempeles Rezoning Water Use/Wastewater Flow Summary Frederick County, Virginia Land Use Amount Quantity Unit Total ce Park 200,000 SF 4,000 arehouse 500,000 SF 5,000 ufacturing 500,000 SF 10,000 Service Station 8,000 SF 4,000 Restaurant 25,000 SF 6,000 Retail 6,500 SF 6,000 35,000 Sempeles 9 F. Site Drainage ImpactAnalysis Statement Site drainage flows from west to east and discharges the site at three points along the Winchester & Western Rail facility. Locations of stormwater management facilities are shown in approximate location to where they will be sited during design. The potential is excellent for this site to meet all the requirements of the Virginia State Erosion Control Manual in Frederick County's stormwater management regulation. Because the potential for groundwater impact exists in the limestone terrain consideration of lined stormwater management ponds is appropriate and proffered. Suitable devices will be installed in the stormwater pond areas to provide separation of pollutant discharge including floatables in accordance with a VPDES permit required at the time of industrial development. Appropriate stormwater management techniques can reduce impacts of site drainage to acceptable and manageable levels. 0 0 r 0\1 1 N w4sT v� o 144 �OTAL ROI�O (O I 30 ACRE /At WEST V/RC/MA Co Zoned RA 1417 of Y't'4J TF X69 ! � Monuel LMRovan Zoned M-1 Bu1/er Monu/o�furing ! Zoned M—I SEMPET ES PROPERTY gilbert w. clifford &associates, inc. op \ Dfir4/NAGS PLAN Erginem Land Plam" water oua ty 117 E Picacrilly St Winchester, Virginia 22601 FREDERICK COUNTY, V/RCINIA MICE (54D) 667-2139 FAX: (540) 665-0493 EhWL- 9mram6earthlinkcom Figure 8 Sempeles 0 G. Solid Waste Disposal Facilities ImpactAnalysis Statement Solid waste will be removed from the site using commercial carrier and transported to the Frederick County Landfill. The following chart reflects the projected tonnage of solid waste produced by the proposed uses. It is expected that the capacity exists within the Frederick County Landfill facility to handle the proposed increase. 10 0 0 0 Sempeles Impact Analysis Statement Sempeles Rezoning Solid Waste Generation Summary Frederick County, Virginia Unit Value (GPU) Total 0.1 Amount 6,500 Land Use Quantity Unit Retail 65,000 SF Restaurant 25,000 SF Service Station 8,000 SF Office Park 200,000 SF Warehouse 500,000 SF Manufacturing 500,000 SF Unit Value (GPU) Total 0.1 #/SF 6,500 0.1 #/SF 2,500 0.1 #/SF 800 0.05 #/SF 10,000 0.01 #/SF 5,000 0.01 #/SF 5,000 Total 29,800 Estimated Solid Waste 14.9 tons/day 9 Sempeles H. Historic Sites and Structures Impact Analysis Statement A summary of potential historic sites surrounding this project are shown on Figure 9. Of those identified, #156 "Sasparilla Springs" is the only one named potentially significant. This site is currently the home of Mr. George Sempeles and family, who is the applicant in this rezoning. The structure is being well cared for and does not exist on lands requested for rezoning. Development of the proposed site will have only minimal impact on "Sasparilla Springs" primarily due to view shed issues. U.S. Route 11 was the general route of an ancient Indian trail, which during colonization in America, became the Valley Turnpike and was the major route of commerce. Although much travel and activity occurred along the "Valley Pike" including use during the Civil War by both North and South, no events of significance have been associated with the site currently applied for in this rezoning. The impacts on historic resources are found to be acceptable and manageable on this application. "► fir. � ��•�~ ~ �� IVY+ 92 1 w n a i M A _ i 8H fit Historic Landmark Study No. Rural Landmark Potentially Significan 915 Raymond Shl(ey House No 916 Smattwood-Swartz House No 917 Smallwood House No 918 i-Qrry Stotler House No 919 House In Rest No 920 Brinln -Adams House No 921 Rest United Methodist Church No 922 Schtack House No 923 Abandoned House, Rest No 156 Sn Irina Springs Yes ti SEMPE L -S PROPERTY gilbert tr. clifford & associates, inc. g \ RURAL LANDMARK STUDY Er4*.,"v L&M rannem Wok7w Guoy Gam, 117 E Plcady St %doder, Viroia 22601 FREDERICK COUNTY, WROVIA VOICE: (540) 667-2139 FA%: (540) 665-0493 fes: gr crif*nna6x.can Raure 9 Sempeles L Impact on Community Facilities ImpactAnalysis Statement There will be a level of impacts on certain community facilities resulting from this project. The expansion of commercial and industrial in this location will have an impact on fire and safety resources. The first responder (Clearbrook Fire and Rescue) will see increased departmental emergency calls as the result of the build out of these facilities. There will be no measurable impact on schools and parks. Solid waste volumes will increase as estimated with payment to the landfill in accordance with disposal requirements (per enterprise fund). There will also be some impacts on County Sheriff and Administrator operations. The facilities to be created are taxable pursuant to County codes and this presents a substantially positive impact as reported in the County Impact Model. Regardless of this finding, the applicant has chosen to provide a cash proffer to the affected CIP agencies as shown in the voluntary proffer, which is a part of this application. The Capital Impact Model provides an estimate of impacts which are partially mitigated by proffers attached. It is proposed that the increased tax generation from the commercial and industrial activities will offset the costs of increased services many times over. "m FREDERICK COUNTYIMPACT MODEL W 0 a n 11 A Z H Q J O U Q W LL in On M uo In cul to ez v in m �0 ti OUTPUT MODULE 7871 Data paResb To"'( 'o To . APPLIGAN T: Sempe►es tart Fiscal impact f� Pln�ne a t_ _ LAND USE TYPE 82YU1 Costs of 1mpob Credit: PMd11§_L40_bATake T0181 Potential Adjustment For REAL EST L+AI $80,529,383 Required (entered in Cur. Sudpei Cur. Holgel Cap, Future CIPt Tax Credits Revenue- Net Capital Net Cast Per FIRE 8 RESCUE 1 C:atntal FaaNiies cd sum only) Oper Can Eauio ExoendDebt 5, Ta es.Othe fldnadiusiedl C43t $canoe -rJlititaS I P� DWI% Unit Fire and Rescue Departmeni $468,553 $0 En 5468,553 ERR Elementary Schools s0 --- — Middle Schools so so So so so $0 ERR High Schools SO — — Pams and Recreation SO 30 SO $0 sb ERR Public Library $4 $0 s0 30 S0 ERR ShetffsOfFloes SO $38,131 ill $0 538,131 $38,131 $0 ERR Adriinistfatim Building SO $0 $0 $0 $0 ERR Omer MitoelLsneods Facilities S0 $91,429 $100,944 $192,373 $10-2,373 $0 ERR SUBTOTAL $4118.553 $129.%0 $100.944 50 S230,6N $230,504 $238,1451 ERR LESS: NET FISCAL IMPACT $16,778,982 516,778,982 $16,778,9$2 16 NET CAP, FACILITIES IMPACT INDEX: "i.0" It Cap. Equip Included: 1.0 INDE)C '1.0' P Rev -Coss Bat, '0.0' 0 Ratio to Co Avg: 0.0 Rev -Cost 621= 1.000 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg = 1.342 METHODOLOGY 1. C,apftal facilities requirements are input to the first miumn as calmialed in the model. 2. Net Fiscal ImpW NPV from operations. cal.:ulations is input in row total of second Column (zoro if negative): incivded are the Orredime We5Mees for ogle year only at hull value. 3. NPV of tuhu4 opercap equip taxes paid in third oolumn as calculated in fiscal impacts. 4. NPU of future eaplU expand -pre taxes paid in fourth cof as catculalgd A feral impacts. $. NPV of tuturrp saxes paid to bring Current county up 11) standard for new faciti(ies, as calculated for each new facility. 6- Columns thme thlough five are addeld as potential credits against line calcui�ryted capital facilities regOmment¢_ Theba art agjirsled for pewant of Mots covered by the revenues from the project (actual, or as ratio to avg. fir all residential development). NOTE: Proffer calculations do not inducle Include interest because they are cash payments up front. Credits do include interest it the projects are debt financed. NOTES: Model Run date 02124103 CMM Projed Description: Ass rhes 200,000 sq.ft. office; 65,000 scl.ff. Mail; 25,000 sq.h. restaurant; 8,000 sq.ft. service station: 500,000 sq_fi, manufacturing; 540.000 sq.R. warehouse on SCT5 acres zoned Mt Distdd and 9.0 acres zoned B2 District. [fire to chanaine conditions associated with development in the County, the results of this Output Module may net be valid beyond a period of 90 days from the model run date, 2;102MODE0. Post -it' Fax Note 7871 Data paResb To"'( 'o To . From i f� Pln�ne a t_ _ t Pbone 0 l Fax 9 u PROFFER STATEMENT REZONING REQUEST PROFFER Property Identification Number 34-A-2 and 34-A-4 Stonewall Magisterial District Frederick County, Virginia Sempeles Property PreliminaryMatters Pursuant to Section 15.1 - 49 1. 1 et; sea., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 101.9189 acres from Rural Area (RA) Zoning District to Light Industrial (M-1) and 10.3492 acres from Rural Areas (RA) to Business General (B-2) development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may -be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. Should this petition for rezoning not be approved by the Board of Supervisors then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the Generalized Development Plan (GDP), dated March 8, 2004, which is attached hereto and incorporated herein by reference. Street Improvements The Applicant shall design and construct an industrial access road including entrance improvements on U.S. Route 11 consistent with the County's adopted North East Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Generalized Development Plan which is attached hereto and incorporated herein by reference. The road improvements shall include the following: a. Along the property frontage on U.S. Route 11, the applicant shall construct curb and gutter and storm sewer with a 12' or wider lane widening consistent with VDOT commercial entrance standards. The applicant shall dedicate an additional 14' of right of way along property frontage with U.S. Route 11. Two 36' or larger commercial entrances shall be installed in approved locations, one south and one north of the industrial access road intersection. (See 1 on the GDP). The southern commercial entrance shall be right in/out in accordance with VDOT requirements. Page 1 of 5 Revision 3/04 Rezoning Request Proffer Property Identification Number 34-A-2 and 34-A4 Stonewall Magisterial District b. The applicant shall construct an industrial access road to VDOT standards with centerline intersection equal to the centerline intersection of Rest Church Road and U.S. Route 11. The industrial access shall connect with Woodbine Road. (See 2 on the GDP). The configuration and location of this collector road addition to the road system shall be adjusted to conform with actual proposed use of the site subject to Frederick County and VDOT approval at the site plan stage of development. The right of way width for this road shall be 80'. C. The applicant shall modify the VDOT proposed stoplight from 3 way to 4 way intersection. (See 3 on the GDP). d_ The applicant shall enter into a signalization agreement involving partial cost sharing for the Woodbine Road/Route 11 intersection. Establishment of the signalization agreement will correspond with development of the industrial (M1) portion of the site, and will therefore occur prior to approval of the first site plan for Ml development. The timing for ultimate signalization of the intersection will be determined by VDOT. e. The applicant agrees to provide a TIA for each industrial (M-1) use at the time of site plan. Additional street improvements suggested by the TTA will be negotiated with VDOT as a part of the land use permit. Landscape Design Features The development of the subject property, and the submission of any Master Development Plan shall include the following landscape design features provided in these proffers and as illustrated on the Generalized Development Plan dated March 8, 2004 which is attached hereto and incorporated herein by reference: A twenty foot (20') landscaped green strip along the US Route 11 frontage portion of the site. (See 5 on the GDP). Features within the landscape green strip include a low berm (30" or less) with suitable low profile landscaping that will not conflict with sight distance at entrances. 9n Site Development The applicant expects the industrial zoned portion of the site to develop with a minimum of 1 and maximum of 8 end users depending on marketing conditions at the time of sale. Covenants and restrictions of record shall control the standards of construction to include: a. Fayade materials of buildings facing street to be concrete masonry (CMU) brick, architectural block, dry vit or other simulated stucco, real or simulated wood or glass. Page 2 of 5 Revision 3/04 Rezoning Request Proffer Property Identification Number 34-A-2 and 34-A4 Stonewall Magisterial District b. All buildings within the development on the property shall be constructed using compatible architectural style and materials, and signage for such buildings shall be of a similar style and materials. c. All buildings within the property shall be developed as a cohesive entity, ensuring that building, placement, architectural treatment, parking lot lighting, landscaping, trash disposal, vehicular and pedestrian circulation and other development elements work together functionally and aesthetically. Additional Site Proffers In addition to the proffers above, the applicant shall implement the following design standards in construction on this site. a. All utilities to be underground. b. 2" caliper street trees on 50' centers along both sides of industrial access road. c. Stormwater management pond facilities shall be lined with impervious liner materials to preclude groundwater impacts. d. All commercial and industrial structures shall have a geotechnical analysis and study prepared prior to site plan approval. e. Any use involving the retail sale of diesel fuel for trucks shall not be conducted or performed on this site either in the commercial or industrial zones. Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 112.2681 acre site lying on the east side of U.S. Route 11 in the Stonewall Magisterial District of Frederick County, Virginia from RA to M-1 and B-2, the undersigned will pay to Frederick County for the Clearbrook Fire and Rescue Company the sum of $15,000.00, the Sheriff s Office the sum of $3,000.00 and the Administration Building the sum of $2,000.00 for a total payment of $20,000.00, at the time the first building permit is issued. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Page 3 of 5 Revision 3/04 Rezoning Request Proffer Property Identirkation Number 34-A-2 and 34-A-4 Stonewall Magisterial District Respectfully submitted, PROPERTY OWNF�-����'-�'� By: By: G or M. Selfpeles rol T. Sempeles e` Date: '`Oz/c y Date:fy4 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: Th foregoing instrument was acknowledged before me thisrZ day offfiorcb , 2004, by -J' eNnI2 , On 1 4 CO r-0) 1 . 5err► [� . My commission expir s '�f 1 s 0 Notary PublicnA1L1n:� Page 4 of 5 Revision 3/04 r,, PROPOSED ZONING AREA B-2 ZoningCommercial Sites) 9.9997 Ac B-2 Zoning (�R/W Dedication) 0.3495 Ac M-1 Zoning 101.9189 Ac TOTAL AREA 112.2682 Ac lel o 60 .7878 L 34- -2 J a G v r.�IjECLE�sS I l ( 1 DB. 9[/9 PG. 115} I \ Iy J50.20(M3'& E1� R0/S O M� l l l 16 8 ,,,(((QQQ -, \ / I 5 TOTAL PRO%%OStj ZQNE (f'REDRigK IC UdVT�} 401.9x89 ti Z�' L 1 / " PLN. 34—A<4 A \ GEORGE M/SEMP£ Zoned RA �.� X17 \ r ba. ,746 PGS Z 52.2, � � � f ( / J (/ ACR �-71315 1 /� er 4 / 7J0ZE �9A0 LOCA lB I \ \ e o y SUBJECT To�1 TO FUSER REO l �CC�B/N ReSrdE,nri p/ �q� E �0�� J Monod DeHooan zoned M- r . 669 But/e Manufacturing Zoned M— I SEMPELES PROPERTY gilbert w. clifford & associates, inc. GENERALIZED DEVELOPMENT PLAN 130 ACRE IN WEST ORGIN14 r-- ti Z�' L 1 / " PLN. 34—A<4 A \ GEORGE M/SEMP£ Zoned RA �.� X17 \ r ba. ,746 PGS Z 52.2, � � � f ( / J (/ ACR �-71315 1 /� er 4 / 7J0ZE �9A0 LOCA lB I \ \ e o y SUBJECT To�1 TO FUSER REO l �CC�B/N ReSrdE,nri p/ �q� E �0�� J Monod DeHooan zoned M- r . 669 But/e Manufacturing Zoned M— I Page 5 of 5 SEMPELES PROPERTY gilbert w. clifford & associates, inc. GENERALIZED DEVELOPMENT PLAN enar,ws Lana t kwwo water ouaity FROER/CK COUNTY, VIRGINIA117 E Picodill 5t. Winchester, Virginia 22601 DICE (540) 667-2139 FAX: (540) 665-0493 OUL• gwcaram@earthlink.com Page 5 of 5 yr AGENCY COMMENTS 4�C C�Cr W Special Limited Power of Attorney County of Frederick, Virginia i\l�+Ify 11J0 Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) George M. & Carol T Sempeles (Phone.) 540-662-5802 (Address)331 Woodbine Rd. Clearbrook VA- 22624 the owner(s) of all'those tracts or parcels of land ("Properly") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by DB 909 1159 NO. 746 on Page 212 , and is described as Parcel:2 & 4 Lot: Block: A Section: 34 Subdivision: do hereby make, constitute and appoint: (Name) Charles E. Maddox P.E. (Phone)540-667-2139 (Address) PHR&A, 1 1 7 E Pi dilly St , Wi n�h�Pr, VA 27601 To act as my true and lawful attorney -m -fact for and m 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: 55X Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand d seal thisday of, 200 G Signature(s) State of Virginia, City/ County of-� iP`� �-e✓ , Tn-un'f- I, R)Q(L( AOb fri ^ , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s)' who signed to the foregoing instrument and who is (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid thigZ2%y of ao , 200 . My Commission Expires: Notary Public Rezoning Comments Sempeles Frederick County Sanitation Authority Mail to: Frederick Co. Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, VA 22604 (540) 868-1061 Hand deliver to: Frederick Co. Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, VA Applicant:_ Please fill out the information as accurately as possible in order to, assist thy; Sanitation Authority with their review.. Attach a copy of your application form, locationmap, proffer statement, impact analysis, and any other pertinent information. Applicant's Name Mailing Address Location of Property: Gilbert W. Clifford & Assoc. Inc. c/o C. E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Phone: (540)667-2139 East and adjacent to intersection of US Route 11 and Route 669 (Woodbine Road) Current Zoning: RA Zoning Requested: B-2 Acreage: 9.00 Ac. RA M-1 103.24 Ac. Fa tation Authority Comments: he construction contract for the project to serve this property with water nd sewer has been awarded. All easements have been provided and construction will begin within a month. Completion of the project is expected in October 2004. r Sanitation Authority Signature & Date: Notice to Sanitation Authority — Please Return This Form to the Applicant 14 06/13/2003 FRI 11:34 FAX 540 665 3058 Winchester Equipment Co ' Re-z-Oniag Comments I Fire and Rescue Company Mail To Clearbrook Vol. Fire Co., Inc. 722-2073 P.O. Box 56 1256 Brucetown Rd. Clearbrook, VA 22624 U001/001 Applicant's Name: Grilbert W_ 1i$ord & Ass c. Inc. Phone- Mailing hone Mailing Address: c% C- E 1Vladdax, li P E:_ VP (� 1171; iccadi trees Site 200 Winchester VA, 22601 Location aProperty: East and adjacent to intersection of 'U.S_ Route I I and Route 669 (Woodbime Road) Current Zoning:RA Zon* Requested: B-2 Acreage: 9.00 M I 94.75 Fire and Rescue Company's Comments Fire & Rescue Company's Signature & Date G/ 7 20 Rezoning Comments Sempeles Frederick County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA 22601 (540) 665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA Applicant's Name: Gilbert W. Clifford & Assoc Phone: (54Q)667-2139 Mailing Address: c/o C. E. Maddox, Jr-, P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Current Zoning_ RA Zoning Requested: B-2 Acreage: 9.00 RA M-1 94.75 County Attorney's Comments 10 Assistant County Signature & ►1 2 0 /6 7 4376 / -5 34-A -q Rezoning Comments Sempeles Frederick — Winchester Health Department Mail to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent Street Winchester, VA 22601 (540) 722-3480 Hand deliver to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Applicant's Name Mailing Address: Location of Property: Gilbert W. Clifford & Assoc. Inc. c% C. E. Maddox Jr P E , VP 117 E. Piccadilly Street Suite 200 Winchester, VA 22601 Phone: (540)667-2139 9 East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Current Zoning: RA Zoning Requested: B-2 Acreage: 9.00 RA M-1 411 17s Frederick— Winchester Health Department's Comments Ulg.- 15 Rezoning Comments Semueles Frederick County Inspections Mail to: Frederick County Inspections Dept. 107 N_ Kent Street Winchester, VA 22601 (540) 665-5651 Hand deliver to: Frederick County Inspections Dept. Co. Administration Bldg., 4a' Floor 107 N. Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc_ Inc. Phone: (540) 667-2139 Mailing Address: Location of Property: c/o C. E. Maddox Jr, P E , VP 117 E. Piccadilly Street Suite 200 Winchester VA 22601 East and adjacent to intersection of U.S_ Route 11 and Route 669 (Woodbine Road) Current Zoning: RA Zoning Requested: B-2 Acreage: 9.00 RA M-1 9475 Inspection Department's Comments No Gc�M�n�n/ RCr� i�r0 �T f .S LLC---7 A /V EE)/j t -7t,,4 Signature & Date: 24 Rezoning Comments Semaeles Frederick — Winchester Service Authority Mail to: Fred-Winc Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, VA 22604 (540) 722-3579 Hand deliver to: Fred-Winc Service Authority Attn: Jesse W. Moffett Co. Administration Bldg., 1't Floor 107 N. Kent Street Winchester, VA 22601 Applicant's Name Mailing Address: Location of Property: Gilbert W. Clifford & Assoc. Inc. c/o C. E. Maddox, Jr., P E , VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Phone: (540)667-2139 East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Current Zoning: RA Zoning Requested: B-2 Acreage: 9.00 RA M-1 94 75 Winc Service Authority Comments: Winchester Regional Airport Signature & Date t 4,AAAJ 17 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 March 3, 2003 Mr. C. E. Maddox, Jr., P. E., Vice President Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Historic Resources Advisory Board (HRAB) Comments. Sempeles Rezoning -Rest Church Area Dear Chuck: The Frederick County Historic Resources Advisory Board (HRAB) considered the referenced proposal during their meeting of February 25, 2003. The HRAB reviewed information information associated with the Frederick County Rural Landmarks Survey Report, National Park Service Study of Civil War Sites in the Shenandoah Valley, and information provided by the applicant. Historic Resources Advisory Board Comment The 103 -acre parcel proposed for rezoning from the RA (Rural Areas) District to the M-1 (Light Industrial) and B-2 (Business General) Zoning Districts is not located within any battlefield study areas as identified by the National Park Service Study of Civil War Sites in the Shenandoah Valles. There are several historic properties identified in the Frederick County Rural Landmarks Survey Report located proximate to the property proposed for rezoning. Directly adjacent properties include the Brining -Adams House, the Rest United Methodist Church, the Schlack House (located on the subject site), and Sasparilla Springs. Sasparilla Springs is listed as potentially significant in the Rural Landmarks Survey Report. There were no adverse comments by the HRAB regarding this rezoning request. The HRAB agrees with the applicant's suggested buffers and screening along the perimeter of the site. Please contact me if you have questions regarding this comment from the HRAB. Sincerely, Rebecca A. Ragsdale Planner I RAR/bah cc: George Sempeles, 331 Woodbine Road, Clearbrook, VA 22624 U:\COMMITTEESUIRAB\Comments\2003\SenTelesRZ.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 Rezoning Comments Semneles Frederick County Department of Parks & Recreation Mail to: Frederick County Dept. of Parks & Recreation 107 North Kent Street Winchester, VA 22601 (540) 665-5678 Hand deliver to: Frederick County Department of Parks & Recreation Co. Administration Bldg., 2°d Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc. Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox Jr., P E , VP 117 E. Piccadilly Street Suite 200 Winchester VA 22601 Location of Property: East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Current Zoning: RA Zoning Requested: B-2 Acreage: 9.00 RA M-1 94.75 Dept. of Parks & Recreation Comments No Comment Signature & Date: 12 ,90 WINCHESTER REGIONAL AIRPORT ERVING THE 491 AIRPORT ROAD S TOP OF VIRGINIA WINCHESTER, VIRGINIA 22602 q�NOR11�l (540) 662-2422 February 27, 2003 G. W. Clifford & Associates, Inc. % Charles E. Maddox 117 East Piccadilly Street Winchester, Virginia 22601 Re: Rezoning Comments White Hall Commerce Center Stonewall Magisterial District Dear Mr. Maddox: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport. While the proposed development lies within the airport's airspace, it does fall outside of the airport's Part 77 surfaces. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, sp-�Y� Serena R. Manuel Executive Director Rezoning Comments Sempeles Mail to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Wmchester, VA 22602 (540) 662-2422 Winchester Regional Airport Hand deliver to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, VA Applicant's Name: Mailing Address: Location of Property: Gilbert W. Clifford & Assoc. Inc. c/o C. E. Maddox. Jr.,P E VP 117 E. Piccadilly Street Suite 200 Winchester, VA 22601 Phone: (540)667-2139 East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Current Zoning: RA Zoning Requested: B-2 Acreage: 9.00 RA M-1 94.75 Winchester Regional Airport's Comments 0 - - ff -a W61-8 M, I Whichester Regional Airport SiyllaLure a DQIe: {� �fI-\-U �2 7�( -- - _--- _ - -_-- - -- --- - - -- - - - - ': i:::' �-T:-?...�......•:'..:...-.,:......:::::::......._-..:-1....::::_::::isi::::.::::::i:::.:::::i::i::::_ �:.: :ii.:: is -...-:.ilii......-...:.::.: �::..:......... ...:..:. :::.:�_:::}�:: _ ;iii: _.. :.: ::�'" ::i::i:: _L::::::::. ii:: _::::::••: •.:.-:: i:. _ 18 N -" d 0 # -� gra«" �' $� _ �•. �s � � r . r �'� - �.. � ..+!: ty- "+f - - u4a+y` v a'r 'x ,, " Whle Hall ti is t sr , -4/'•� ..z z"- 's i felt. erc-riaYTge �� � hK`' �} °4 � `'�'"' '���` ! ,�"�..• t_ .gyp � �•`�•w.a�-:r �!`�► �`iF��' �� ,�@ n �. -� -:., r.�e'� �' � F '' �M. r rz° �F �'a. � – � y-,i.� .� r �•'�; :.+a d+ `'s ,� x.:. � i N. , r, � � py ^�. _ aF e 9 r,,,', �I�`���..a, �•� � •„, ..,n,. n. �- „7 "�. -1` fM L'. . r � I ..aJ ,, 4T ` g' s. �, ` r� f `;:v , 22 r r v L4 o.d4. � +� �'p 3. '�` ,�. ��-,¢� _n "'--i'�, �" �'"a�' ,fl "�t'�t,•�,� y+ � F, r ¢ ,tn wn AX TT 'tit jr ls ALZ ,r,� t dLll.-` , � .�-. � � _ `«' r� -ii) •" �. :.+r � _ _'�� '�', r�. F - � � " .,.�' x • mow:. . AL I WH/TE HALL COMMERCE CENTER gilbert w, Clifford& ossociotes, inc. AIRPORT STUDY EnOW „ t end p®„n,,, water Ojo* ti , ) 6 E. Perth St Winchester,4U( Y�rginia 22601 FREDERICK COUNTYORGINIA 4t710E (5401 667-2139 FAX (5411) fifi5-ndoz F17eN + n.Affa—n— gilbert w Clifford & associates, inc. 117 East Piccadilly Street, Suite 200 Vinchester, Virginia 22601 540-667-2139 Fax: 540-665-0493 e-mail. gwcaram*aearthlink.net To: Winchester Regional A 491 Airport Road Winchester, VA 22602 We are sending you 0 Hand Delivered Shop Drawings Copy of Letter x0 Attached E]Change Order E]Prints ElPlats LETTER OF TRANSMITTAL Present Date Job No. 2/21/03 Attention: Re: Semneles Rezoning Under Separate via 0 Samples Plans Copies Date Description 1 2/03 Rezoning Application x0 Are Transmitted For Approval 0 For Your Use As Requested x0 For Review or Comment 0 For Bids Due Remarks Copy To: 0 Approved/Submitted 0 Approved/As Noted 0 Return/Corrections 2003 the following items Specifications ❑ Other EjResubmit for Approval 0 Submit for Distribution 0 Returned Corrected Prints 0 Loan Print/Return Return/with Signatures Signed C. E. Maddox, Jr., P.E., VP Rev 3.0 3/10/97 April 1, 2003 Mr. Charles E. Maddox, Jr., P.E. Vice President Gilbert W. Clifford and Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Semples Rezoning Frederick County, Virginia Dear Chuck: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 We have completed our review of the proposed rezoning and offer the following comments: 1) Refer to Section II, Summary. The discussion indicates that all site traffic will use the direct connection at Route 11 and Rest Church Road thereby minimizing the impact of the development on the existing transportation system. We recommend that the planned commercial site traffic also be funneled to this direct connect rather than allowing entrances off of Route 11. 2) Refer to Section III, Impact Analysis "A" Site Background and History. The discussion references the probable extension of water and sewer facilities to this area. Discussions with the sanitation authority staff indicate that these extensions could occur within the next fiscal year. 3) Refer to Section III, Impact Analysis "C" Site Suitability. We recommend that a geological study be performed at the master development phase to delineate any pertinent karst features (i.e., sinkholes, rock ledges, etc.) that may exist on the site. This study will aid in locating drainage structures, detention ponds and roads. ' 4) We strongly support your offer to line stormwater management ponds in the karst terrain as outlined under Section "F" Site Drainage. 107 North Kent Street • Winchester, Virginia 22601-5000 Semples Rezoning Page 2 April 1, 2003 5) Under Section "G" Solid Waste Disposal Facilities, the estimated solid waste generation of 14.9 tons per day at build -out will result in a waste flow increase of approximately three (3) percent at the existing landfill. I can be reached at 665-5643 if you have any questions concerning the above comments. Sincerely, Harvey Strawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Frederick County Planning and Development file ► Rezoning Comments Sempeles Mail to: Frederick Co. Fire Marshal 107 N. Kent St. Winchester, VA 22601 (540) 665-6350 Frederick County Fire Marshal Hand deliver to: Frederick Co. Fire & Rescue Dept. Attn: Fire Marshal Co. Administration Bldg., I' Floor 107 N. Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc. Inc_ Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr. P E VP 117 E. Piccadillv Street Suite 200 Winchester, VA 22601 Location of Property: East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Current Zoning: RA Zoning Requested: B-2 Acreage: 9.00 RA M-1 94.75 Fire iviarshai's Signature & Date 11 Control number RZ03-0002 Project Name Sempeles Rezoning Address 117 E.Piccadilly Street Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Date received 2/21/2003 City Winchester Tax ID Number 34-A-2 & 34-A-4 Date reviewed 2/26/2003 Applicant G.W.Clifford & Associates State Zip VA 22601 Fire District 13 Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Date Revised Applicant Phone 540-667-2139 Rescue District 13 Election District Stonewall Residential Sprinkler System No Fire Lane Required Yes Special Hazards Yes Emergency Vehicle Access Comments Adequate means for fire department access into structures as well as access to all sides. Fire Lane markings and signage are required at all fire hydrants and all normal and emergency access points to the structures. Emergency vehicle access from Woodbine Road will be a necessity. These items can be further identified during the site plan process. Access Comments The application identifies a 12" water line proposal extended to the property. A true" looped "water supply system should be considered to provide adequate water supplies for firefighting for the entire buildout. Provisions for the disposal of land clearing debris should be addressed with the developer, as permission for on site burning may not be granted by the Authority Having Jurisdiction. Additional Comments The monetary contribution proffer offered for Clearbrook Volunteer Fire & Rescue does NOT meet the Offset of Impact of Development according to the proffer model. The tax revenue generated on the completed project does not fund Clearbrook Fire & Rescue to provide services, it is shared in the County General Fund. Plan Approval Recommended Reviewed By Signature � Yes Timothy L. Welsh Title(� �C1.CSh u May 23, 2003 Mr. Charles E. Maddox, Jr., P.E., VP G.W. Clifford & Associates 1175 Piccadilly Street, Suite 200 Winchester, VA 22601 COUNTY of FREDERICK Department of Planning and Development RE: Preliminary Comments - Sempeles Property Rezoning Proposal Dear Chuck: 540/665-5651 FAX: 540/665-6395 This correspondence includes preliminary review comments concerning the Semples Property rezoning proposal, received by the Frederick County Planning and Development Department on February 21, 2003. The VDOT-Applicant-Staff meeting of March 20, 2003, contributed to these comments. The following issues were identified for your consideration as the application is finalized for submission: A. Application Form and Relevant Review Agencies Please ensure that a certified plat is provided that identifies the Frederick County boundary coordinates of the subject tract for the proposed rezoning. Redefine the northern boundary as the VA/WV state line. Locate all proposed zoning boundary lines. 2. Please ensure that signatures of the owners are on the application and proposed proffer statement, and that the proffered conditions are also notarized. 3. The fee for this application will be calculated pursuant to the revised fee schedule adopted by the Board of Supervisors on December 12, 2002. The revised application fee for a rezoning petition consists of a base fee of $1,000.00 plus $50.00 per acre, resulting in a total fee of $6,187.00 for the 103.75 -acre rezoning request of this application. In addition to the rezoning review fee, a refundable deposit of $50.00 must be submitted for the public hearing sign required to be posted on site. 4. Please submit review comments from the following departments and agencies with this application: Berkeley County Government, WV; Virginia Department of Transportation; Health Department; Frederick County Sanitation Authority; Winchester - Frederick Service 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Mr. Charles E. Maddox, Jr., P.E., V.P. RE: Sempeles Property Rezoning Proposal May 23, 2003 Authority; Department of Public Works; Frederick County Building Official; Fire and Rescue Services; First Responder - Clearbrook Station; County Attorney; and, the Historic Resources Advisory Board. B. Impact Analysis 1. Site Suitability The use proposed for the project includes the potential for a major industrial site for Frederick County. The 103.74 -acre site pro,,ides the potential for a single major industrial site, or the possibility for a multiple use industrial park with rail access. The nine acre portion of the site on Route 11 is proposed for commercial use. The adopted Northeast Land Use Plan depicts industrial use in this location, therefore, a request to the Comprehensive Plans and Programs Subcommittee (CPPS) to amend the comprehensive policy plan would be necessary. 2. Transportation A critical collector road is depicted on the Northeast Land Use Plan in this location to promote efficient traffic movement between land uses, enhance safety by limiting individual commercial entrances and turning movements at random points, and preserve capacities on existing road systems to ensure adequate levels of service. The development of these transportation improvements will be required as proposed industrial and commercial projects are realized (2000 Comprehensive Policy Plan for Frederick County, Virginia, p.6-36.2). It is, therefore, requested that the master development plan for the Sempeles Property include the collector road from Martinsburg Pike (Route 11) to Woodbine Road (Route 669) to promote efficient traffic movement in this vicinity. The adopted Northeast Land Use Plan depicts a collector road in this location; therefore, a request to the Comprehensive Plans and Programs Subcommittee (CPPS) to amend the comprehensive policy plan would be appropriate. The final paragraph of the impact statement's transportation section concludes with the following assertion: "The traffic impacts associated with the Sempeles Property development are acceptable and manageable. All study -area intersections maintain acceptable levels of service `C' or better for 2012 build -out conditions." Consider phasing traffic improvements according to various phases of development during the build -out period. As you are aware, a Level of Service "C" is expected to be maintained on roads adjacent to and within new development in Frederick County. Page 3 Mr. Charles E. Maddox, Jr., P.E., V.P. RE: Sempeles Property Rezoning Proposal May 23, 2003 3. Sewage Conveyance and Water Supply The impact statement shows a concept plan for the extension of water and sewer utilities to the Rest Church interchange area. The rezoning proposal shows a location for a regional pump station in accordance with the FCSA plan. The statement notes that the rezoning of this site will allow for a customer service potential which will improve the cost feasibility of extension of these utilities by the FCSA. Proposed industrial and commercial development will be developed in conjunction with public and sewer infrastructure (2000 Comprehensive Policy Plan for Frederick County, Virginia, p.6-36.3). Please address the methods that Sempeles will use to insure the establishment of public water and sewer infrastructure to the site. D. Proposed Proffer Statement Street Improvements: The applicant offers to "design and construct an industrial access road including entrance improvements on U.S. Route 11 consistent with the County's adopted Northeast Land Use Plan for the area." The Comprehensive Plan specifically notes the requirement for improvements to the existing primary and secondary road systems including Martinsburg Pike (Route 11 North) to a four -lane facility, and improving the width and geometries of Woodbine Road (Route 669) (2000 Comprehensive Policy Plan for Frederick County, Virginia, p.6-36.2). An emergency -only access entrance to Woodbine Road is not appropriate in the industrial land use setting. The proposed industrial access road is in the location of the Northeast Land Use Plan's critical collector road. Consider the March 20, 2003 meeting comments of VDOT regarding the use of Woodbine Road as the primary access to the proposed industrial park. 2. Landscape Design Features: The proposed proffer statement includes provisions for "a landscaped buffer 75' in width to the rear of residential lots fronting on US 11 and along Woodbine Road." Please note that the Frederick County Zoning Ordinance states that whenever land is to be developed in the M1 Zoning District that is adjacent to land primarily used for residential purposes in the RA Zoning District, a Category C buffer shall be provided on the land to be developed. A Category C buffer requires a minimum distance of 100 feet with a full screen ranging to 400 feet of distance with no screen (Frederick County Code Article IV, Sec. 165-37). The General Development Plan should illustrate this required buffer, therefore, the proffer statement would not be necessary. If the intent is for a 75' woodland strip to qualify for a full screen in any specific location, please clarify and note the assurance of supplemental plant materials for year- round screening. If the proposal for B2 remains after consulting with the CPPS on land use policy revisions, Page 4 Mr. Charles E. Maddox, Jr., P.E., V.P. RE: Sempeles Property Rezoning Proposal May 23, 2003 the requirements are as follows: Buffer requirements for the proposed B2 Zoning District adjoining RA land used for residential purposes will be a Category B requirement, ranging in distance from 50 feet with a full screen, to 200 feet with no screen. (Frederick County Code Article IV, Sec. 165-37) The General Development Plan should illustrate this required buffer. The applicant is highly encouraged to consider incorporating design features with their application that contribute to the enhancement of the visual quality of the Route 11 Corridor. 3. On Site Development: Please clarify in the proffer statement if this property is planned to be an industrial park. The development of the site with a minimum of one and a maximum of eight end users, does not clarify the use for the rezoning proposal. The proffers related to buffering and screening are directly affected by this clarification, as well as transportation issues. The proffer statement notes that covenants and restrictions of record shall control the standards of construction. Frederick County does not enforce covenants and restrictions on deeds of record. Proffers involving design standards should be specific and clarified. Consider stating the uses within the B2 and M1 that would be prohibited on the site by SIC code which would, therefore, be enforceable by the county. Staff contends that the road issue as depicted in the Northeast Land Use plan needs to be resolved prior to the scheduling of a rezoning proposal. I apologize for any inconvenience caused by the delay in your receipt of these comments. Please feel free to contact me should you have any questions or concerns regarding this correspondence. Sincerely, Abbe S. Kennedy Senior Planner ASK/bad cc: Jay Cook, Assistant County Attorney Eric R. Lawrence, Planning Director Chris Mohn, Deputy Planning Director Lloyd A. Ingram, Virginia Department of Transportation U:Wbbe\RFZ Review Letters\SemplesREZ.wpd Ron Mislows F -n: 'Ingram, Lloyd" <Lloyd,Ingram@VirginiaDOT.org> i <gwcaram@earth link. net> Sent: Wednesday, June 18, 2003 10:12 AM Subject: Sempeles Rezoning Addendum Attention: Mr. Charles E. Maddox, P.E., V.P The addendum you have submitted for review provides a significant improved flow of traffic and a reduction of congestion (projected LOS of "C" at all intersections) at the intersection of Route 669 and the north bound ramps of Interstate 81. This change, along with a partial signalization agreement at the Route 11 and Woodbine Road intersection will provide a plan that VDOT can support. Thank you for allowing. us the opportunity to comment on this addendum. Lloyd A. Ingram Transportation Engineer VDOT - Edinburg Residency Permit & Subdivision Section 14031 Did Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) 208 Church Street, S.E. Phone: 703.777.3676 Leesburg. Virginia Fax: 703.777.3725 20175 Y« Sempeles Property File Franc John Callow, PHR+A May 9, 2003 R� An Addendum to: A Tra c Im actAnalysis ofthe Sempeles Property Patton Hams Rust & Associates, pc (PHR+A) has prepared this document as an addendum to: A Traffic Impact Analysis of the Sempeles Property, by PHR+A, dated December 16, 2002. Subsequent to the December 16, 2002 report, the Sempeles Property development plan has been modified to include truck access along Woodbine Road via Route 11. In -au effort to address the corresponding traffic impacts, PHR+A has provided the following documents: 1) revised development -generated trip assignments, 2) revised 2012 build -out ADT (Average Daily Traffic) and AM/PM peak hour traffic volumes and 3) revised'2012 build -out lane geometry and AM/PM peak hour levels of service results. TRIP ASSIGNAMNTS The trip distribution percentages for the revised Sempeles Property remain consistent with that of the December 16, 2002 traffic impact study. PHR+,A. has provided Figure 1 to show the revised development -generated AM/PM peak hour trips and ADT assignments along the study area roadway network. 2012 ]BUILD -OUT CONDITIONS PHR+A has provided Figure 2 to show the revised 2012 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 3 shows the respective build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are attached to the back of this memorandum. Traffic volumes along Woodbine Road were interpolated from 2001 VDOT (Virginia Department of Transportation) traffic count data. CONCLUSION The traffic impacts associated with the revised Sempeles Property development are acceptable and manageable. All study area intersections maintain levels of service `C' or better for 2012 build -out conditions. An Addendum to: A Trak Impact Anal sis of the Sempeles Propert>> May 9, 2003 Page 2 of 4 No Scale / 1 hi 0 ,j (50) (24)39h Road 85(46) m 669 Rest Qi r c_ h mad /s h fr ry °o (340)46 e,�► (44)-764 s P H R+A Rest C�Urob Road (19Z)31Z � 11 -77(80 133(64 17(80) 1) S1'1 h 974(353) S(453) N 4 N ti o q 1 41(1851 1 (21) woo dbe Road a h Figure 1 Development -Generated Trip Assignments An Addendum to: A Traffic Impact Analvsis of the Sempeles Property May 9, 2003 Page 3 of 4 No Scale _� w w o w 0Ij `4 e 143(505) Rst Church Oft -450 (325)153 Road (4 76) (223)267 ° i PHR1� pest ch (�ch Road %'-157(42 � I5j X42 �I60 ��► *-ft480 - ) a 11 z a -17(80) I33 f639)I80 77 8(64-1) � 40)46 �88)I99 tt SITE 0 l a n � � o 1" 22)4'202 �S(> l �e rf woodb�e Road AM Peak Hour(PM Peak Hour) ]Figure 2 2012 Build -out Traffic Conditions An Addendum to: A Trak Impact Analvsis of the Sempeles Property May 9, 2003 Page 4 of 4 No Scale U ti4 4�1~ U O RestChurc C(C) Road (C)C a Signalized Intersection o C) LOS = C(DO m 669 Rest Cburcb Road U J/ Signalized \ Intersection Rest LOS = C(C) cb�ok Road C(C) -U 71 Signalized Intersection LOS = C(C) fir * Unsignalized Intersection B(C} �WoOdbjj2eoad SITE AM Peak Hour (PM Peak Hour) * Denotes Critical Unsi"alized Movement Figure 3 2012 Build -out Lane Geometry and Levels of Service 95, EXISTING MAJOR37% SEMPELES -r`Ti,a nr a. ` _,., PROPERTY Wq' SEMPELES -4 PROPERTY Wo" R� Jr A X4m .v . A 71 C, -N Ka NORTHEAST LAND USE PLAN o PROPOSED ROAD PLAN MEDOWIX COUNIX WW,#M PROPOSED MAJOR COLLECTOR LOCATION 7.11 PLAN gilber w. Clifford * & associates, in( Er*wwa Land Pbrmm W&WOLWRY 117 L Fca* SL Mmbmkv, Www Vol La. (501667-2139 DX- (50) 665-0193 Oft =W*efflWm" -4 Wo" R� Jr A 7.11 PLAN gilber w. Clifford * & associates, in( Er*wwa Land Pbrmm W&WOLWRY 117 L Fca* SL Mmbmkv, Www Vol La. (501667-2139 DX- (50) 665-0193 Oft =W*efflWm" Wo" Jr A .v . A 71 7.11 PLAN gilber w. Clifford * & associates, in( Er*wwa Land Pbrmm W&WOLWRY 117 L Fca* SL Mmbmkv, Www Vol La. (501667-2139 DX- (50) 665-0193 Oft =W*efflWm" Vll S'UR VEYPLAT & DEED CURVE TABLE Nvmbar Do, T pw;" /'c Chord 109774 1 Sa39•SR1 76J�43*j N C 752.81' GRAPHIC SCALE AiAt N -A -M dravr m. savafy Da 750 PIG 470 0.5130 ACRE /N #w VATAW ND PROPOSED DEDICATION, SEMPELES PROPERTY PROPOSED PARCELS AND PROPOSED REZONING eNsiotrSTONEWALL MAGISTERIAL DISTRICT I FREDERICK COUNTY, VIRGINIA RAS 03-08-04 24 ri Z— A— ATOPosm DmcAmv 6.7616 ACM 0.2497 ACRES N wsr ~A kX PJA4 J4 -A -2i:: GEORGE M. SEMO&ES & CARX T SEIAPEM-S lie AB.909 PG 1159 P./,N. J4 -A-4 I 673143 ACRES GEORGE Al SEMPEES .. V ACRES PROD A1-1 06 74W PC. 214 524286 ACRES °0 51,7156 ACRES PROPoSm m -i PROPOSED M-1 MALE (fWaWa lat.0188 ACRES ND PROPOSED DEDICATION, SEMPELES PROPERTY PROPOSED PARCELS AND PROPOSED REZONING eNsiotrSTONEWALL MAGISTERIAL DISTRICT I FREDERICK COUNTY, VIRGINIA RAS 03-08-04 24 ri Z— A— ATOPosm DmcAmv 8-2 ZaVr 0.2497 ACRES ND PROPOSED DEDICATION, SEMPELES PROPERTY PROPOSED PARCELS AND PROPOSED REZONING eNsiotrSTONEWALL MAGISTERIAL DISTRICT I FREDERICK COUNTY, VIRGINIA RAS 03-08-04 �7a� e��o� 1159 THIS DEED, made and dated this /-0 day of July 1998, by and between WILMA V. SCHIACX. party of the first part, hereinafter g called the Grantor, and GEORGE M. fi.MIEZLO and CAROL T. §ZMEZIM, his wife, party of the second part, hereinafter called the a N4 Grantees. ye NOW THEREFORE, WITNESSETH: That in consideration of the sun of Ten Dollars ($10.00) and other valuable consideration, the Grantor does hereby grant and convey in fee simple absolute, with General Warranty of Title and English Covenants of Title, unto the Grantees, jointly, as tenants by the entirety, with the intwit that the survivor shall take the fee simple title by common law right of survivorship, together with all rights of way, privileges, appurtenances and improvements thereto belonging, and subject to all easements and legally enforceable I r restrictions of record affecting the following real estate: All ct the certain tract or parcel of land with the buildings and improvement thereon and the appurtenances thereunto belonging, originally containing 70 acres, more or less, known as the "Rest" farm, approximately nine miles North of Winchester, in Stonewall Magisterial District, Frederick County, Virginia. And being the same tract which was conveyed to John W. Schlack, by Deed from J.D. Dillon, at al, dated October 30, 1905, recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 126 at Page 242. Loss and except: One acre, more or less, conveyed to John J. Ridgeway by Deed dated February 15, 1918 of reco-4 in the aforesaid Clerk's Office in Deed Book 141 at Page 394. Further Less and Except: A small parcel conveyed to Elmer N. Swartz, at al, by Deed dated March 30, 1959 of Bit, r)0 1 160 record in the aforesaid Clerk's Office in Deed Book 257 at Page 49. And Furthor Less and Except: That portion of said tract containing approximately 6 acres more or less in Berkeley County, Hest Virginia. The said John M. Schlack died testate and by his will dated April le, 1935 and recorded in the aforesaid Clark's Office in Deed Book 57, at page 171, devised aid realty to_his rife, Anna B. Schlack, for life, with remainder to his daughter, Wilma Virginia Schlack and Wilmer Virginia•Schlack, being one and the same person. The said Anna.B. Schlack died testate in 1971 ' thereby vesting title in Wilma V. Schlack. This conveyance is made in gross and not by the acre: subject to all rights, rights of way, and restrictions of record, affecting the subject property. Witness the following signature and seal: X, Wilma V. Schlack STATE OF VIRGINIAtt CITY/Y ofto-wit: �, 6n Afjf0-ry a Notary Public in and for the state of Virginia, do hereby certify that WILMA V. SCHLACK whose nrse is signed to the foregoing instrument has personally appeared before is and acknowledged the same in the State and jurisdiction a- ressid. Given :t ar my hand this day of July, 1590. �,� �CE •~`��'�: �L :,s Notary Public a; wy a:vsai rxion axpirnz hyy�w l rJ7 t. ���a �tOOo THIS INSTRUMENT PREPARED ;BY: Mark E. Stivers, Esquire W*P&k COLW1X*M 120 E. Cork Streeta WMIho Was ad Rio Winchester, VA 22601 1 d "yg r- '# s Mid 1,M carustaw of mickno ladCor-1t "t4t0 arms"" wW W foyd• T"y�ppwd by bac. {!.t irY2 01 64.1.101 A*w p#an Pa+d, b atu�sabi• I nWARED glamour BENEFIT OF r17LE EXMMUI ICN 409- 5,075 -Gen HEr/sk 6/6/90 BK746PG0214 THIS DEED wade and dated this (✓ day of *--� 1 i 1990, by and between George M. Sempeles, Single, party of the first part, and George M. Sempeles, party of the second part. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideration, the receipt of all of which is hereby acknowledged, the perty of the first part does hereby grant land convey with general warranty of title unto the party of the second part, homme sole, to be his sole and separate equitable estate for his sole and separate use and benefit, (free from any control, marital rights,idower rights or (inchoate cower rights of any present or future wife, all of which are expressly excluded, and with the full and complete power in and toward the said party of the second part to convey, encumber, devise and otherwise dispose of and deal with the herein described parcel of land without the necessity of joinder by and/or with any present or future wife, all as provided in Section 64.1-21, Code of Virginia of 1950, as amended, the fallowing described property and appurtenances thereunto belonging: All of that certain tract or parcel of land, containing 52.230 acres, more or less, located on Route 669 about eight (8) miles northeast of Winchester, Virginia, lying and being situate mostly in Stonewall Magisterial District, Frederick County, Virginia, and partially in Mill Creek District, Berkeley County, West Virginia, and includes Route 669, a thirty (30) foot prescriptive right of way, with the southern side of said right of way being also the southern boundary of the said land, which is more fully described by plat and survey of Thomas A. Shockey, L.S., dated February 25. 1985, attached to sK746PG0215 and by reference made a part of the deed whereby the party of the first part. acquired this property from Eugene E. Grove and Barbara Grove, his wife, said deed dated March 22, 1985 and recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Deed Book 591 at Page 211 and recorded in the Office of the Clerk of the County Court of Berkeley County, west Virginia, as Instrument No. i5 . Reference is here made to the aforesaid instruments and the attachmentd and the references therein contained for a further and more particular description of the property hereby conveyed. This conveyance is made subject to all duly recorded Jand enforceable restrictions, easements, rights of way and to any and all deeds of trust constituting a lien against the 1property. Except as noted above, the party of the first part covenants that he has a right to convey said property to the party of the second part; that he has done no other act to encumber said property; that he will execute such further assurances of title to said property as may be requisite; that he is seized in fee simple of the property conveyed; and that the party of the second part shall have quiet possession of said property free from all encumbrances. DECLARATION OF CONSInERATION OF VALUE George M. Sempeles, whose address is Route 1, Box 102P Clearbrook, Virginia 22624, upon signing this instrument, being familiar with the transaction herein involved, by affixing his signature to this deed, hereby ,leclares under penalty of fine and imprisonment, that the -2- 8K746PG0216 total consideration paid for the property hereby conveyed is None. WITNESS the following sign seal (SEAL) Geo M. empeles STATE OF VIRGINIA AT LARGE OF ' , To -wits The foregoing instrument was acknowledged before me by George M. Sempeles. Given under my hand and notarial seal this L ]fday of , 1990. My Commission expires L C. G m' _4 (S E A L) Notary Pu I c instrument prepared by: H. Edmunds Coleman, III Attorney at Law Costello, Dickinson, Johnston, Greenlee, Coleman 6 McLoughlin, P. C. 107 North Kent Street P. O. Box 2740 t Winchester, Virginia 22601 (703) 665-0050 JtRGIN1A:FREDERICKCOUNT�(,SCT_ This instrument of writin g was produced to meonthe ---u"y 19_l� _4nd with ca dicate of 'c,'nowWgrnefit thereto annexed v' admitted to record. j_Z11-T �j1 l/�/ CLERK 11 -3- TAX TICKET A X R E C E I P T Y E A R 2 0 0 3 '-'r'�.T)7RTC T{ C7t7TTNTTy Ticket # : 002 9 70002 @@ 'IV 7 - ,.._ --. if VA aL604-U2�:, 2003 REAL ESTATE TAXES Previous 50.78 ACRES 34 A 4 Balance $ 31.36 Acres: 50.78 Principal Being Paid $ 31.36 Land: 8593 Imp: 0 Penalty $ 3.14 SEMPELES, GEORGE M. Interest $ .29 Amount Paid $ 34.79 331 WOODBINE RD *Balance Due CLEARBROOK, VA as of 12/10/2003$ .00 22624 1353 Check 25583.25 # BOC 3389 Pd by SEMPELES, GEORGE M & CAROL T ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) T A X R E C E I P T - Y E A R 2 0 0 3 ---_ __---� t'nz'nERICK CnTTnTTy Ticket #:0029' '0002 @@ w -Liv �'I:iESTERUCPL # Rli200302 VA 22604-022 hCCT## 6674 2003 REAL ESTATE TAXES 60.54 ACRES Previous 34 A 2 Balance $ 571.45 Acres: 60.54 Land: 4862 Principal Being Paid $ 571.45 Imp: 109700 Penalty $ 57.15 SEMPELES, GEORGE M & CAROL T Interest $ 5.24 Amount Paid $ 633.84 331 WOODBINE RD *Balance Due CLEARBROOK, VA as of 12/10/2003$ .00 .22624 1353 Check 25583.25 # BOC 3389 Pd by SEMPELES, GEORGE M & CAROL T ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) IAA APPENDIX COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 November 24, 2003 Mr. Chuck Maddox Jr., P.E.,V.P. G.W. Clifford & Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Request to Amend the North East Land Use Plan Dear Chuck: This letter is in response to the request from G.W. Clifford & Associates on behalf of Mr. George Sempeles, for an amendment to the Northeast Land Use Plan (NELUP). On November, 12, 2003, the Frederick County Board of Supervisors voted in favor of relocating a planned collector road, and to allow for business land use designation on a portion of the Sempeles site in the vicinity of the intersection of Route 11 and Rest Church Road. This change in the planned collector road location will allow track traffic entering the Sempeles site to turn right on Route 11, left on Woodbine Road (Route 669) and enter the site from Woodbine Road, effectively transforming Woodbine Road into a major collector road. Additionally, approximately nine acres of the site fronting Route 11 will be designated for business land use on the NELUP. This confirmation of the Board's approval is for you and your client's records. Please feel free to contact me with any questions regarding this approval. Sincerely, 4-t S_ Abbe S. Kennedy Senior Planner ASK/bah Attachments cc: Lynda J. Tyler, Stonewall District Supervisor John H. Light, Stonewall District Planning Commissioner Charles S DeHaven Jr., Stonewall District Planning Commission, Chairman George Sempeles Jane Anderson, Real Estate UAAbbe\Approva1 Letters\Sempeles.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 MASTER DEVELOPMENT PLAN #01-04 THE TOWNES AT EASTSIDE VILLAGE Staff Report for the Planning Commission Prepared: March 22, 2004 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 04/07/04 Pending Board of Supervisors: 04/28/04 Pending LOCATION: The property is at 155 Dodge Avenue (Route 716). MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 54-A-115 and 54 -A -115A PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Unimproved ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RP (Residential Performance) District West Zoned: RP (Residential Performance) District PROPOSED USE: Up to 24 townhouses. Use: Residential Use: City of Winchester Use: Frederick County School Use: Public Road (Dodge Avenue and Interstate 81) MDP #01-04, The Townes at Eastside Village Page 2 March 22, 2004 i1T197YY7 TX7 A 7 7T A 11r10XTC. Ae.vin J.vv1-?.1 i.�,. Virginia Dept. of Transportation: We have received your revised site plan dated January 3, 2004 for the referenced project. It appears all of our earlier comments have been satisfactorily addressed. Please advise the owner of our approval. Also please provide six (6) sets of approved construction plans with the signed seal for VDOT distribution. The appropriate land use permit may now be applied for to cover work within the Route 716 right-of-way. The permit is issued by this office and will require a minimum processing fee, surety bond coverage, and the salary & expenses of a State assigned Inspector. A copy of any/all recorded plats of dedication for drainage easements or additional right-of-way required for implementation ofthis proposed project should be provided to VDOT prior to issuance of any land use permits. Dedication should be made to the Commonwealth of Virginia. Once satisfactory application has been made, a permit will normally take approximately thirty days to process and issue. Fire Marshal: The proposed fire hydrant at lot 25 is being relocated per site plan comments. Plan approval recommended. Sanitation Authority: No comment. County Inspections: No comment required. Refer to site plan comments. Public Works: Upon review of the subj ect subdivision plan, we offer the following comments: l) Because of the fill slopes located along the south side of the site, it will be necessary to evaluate all areas of concentrated surface runoff to ensure that no erosion will occur over the slope. The specific areas to be analyzed are located behind units 17-25. It will be necessary to evaluate the velocities and quantity for a two (2) year storm event. 2) It will be necessary to provide a geotechnical engineering report for all of the areas containing compacted fill material which are located under the townhouses and the parking lot. Submit a certified letter from aprofessional engineer which indicates that all fill placed under any building pads complies with the BOCA building code. 3) Submit a copy of the stormwater report for further review. Geographic Information Systems: Street name required - no street name noted may be a drive, lane, court, place. Call GIS office with requested name for approval. Winchester Regional Air ort: The above referenced Master Development Plan has been reviewed and it appears that the proposed site plan should not have an impact on operations at the Winchester Regional Airport. Frederick County Department of Parks and Recreation: Plan appears to meet recreational unit and open space requirements. MDP #01-04, The Townes at Eastside Village Page 3 March 22, 2004 A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development ofproperty within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The site of the proposed development consists of two parcels of land approximately five acres in size. The property is located east of Interstate 81, about 700 feet south of Berryville Pike (Route 7), and west of the Dowell J. Howard Vocational -Technical Center. Abrams Creek flows from west to east through the southern portion of the property. The only access to the site will be via Dodge Avenue, which fronts the western boundary of the parcel. C) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the zoning for the subject parcel as R-3 (Residential Limited) District. The zoning changed to RP (Residential General) District on September 28, 1983 when the R1, R2, R3, and R6 zoning districts were reclassified. D) Site Suitabili Land Use Compatibility: The proposed subdivision is in the vicinity of single-family detached dwellings, townhouses, and mobile homes. There are also a few small businesses located on Dodge Avenue towards its intersection with Valley Mill Road (Route 659). Historic Resources: The Frederick County Rural Landmarks SurveX does not identify any potentially significant historic resources on the site of the proposed master development plan. Furthermore, according to the National Park Service's Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site does not contain any core battlefield resources. MDP #01-04, The Townes at Eastside Village Page 4 March 22, 2004 Environment: The subject site does not contain any areas of floodplain or wetlands. There is a small amount of steep slope on the property. Approximately .003 acres of steep slope is proposed to be disturbed by this development. No disturbance of the riparian buffers around Abrams Creek shall be permitted. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert-Berk soil association, which are common soil types found east of Interstate 81. It is noted that these soil types present some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site development process. Transportation: Access to the site will come from Dodge Avenue (Route 716) via Valley Mill Road (Route 659) and Berryville Pike (Route 7). Dodge Avenue (Route 716) is classified as a local street by both VDOT and the Frederick County Comprehensive Policy Plan. The Comprehensive Policy Plan classifies Valley Mill Road (Route 659) as a major collector road, and Berryville Pike (Route 7) is classified as a primary road. The Eastern Road Plan also calls for the eventual improvement of Valley Mill Road (Route 659). [Frederick County Comprehensive Policy Plan, page 7-15] Comprehensive Policy Plan: The proposed 5.0776 -acre parcel is zoned RP (Residential Performance) and is within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The property is within the outer limits of the Route 7 East Corridor plan, which was initially adopted by the Board of Supervisors in 1994. The Route 7 East Corridor plan does not address any specific future land use for the subject parcels. The Comprehensive Policy Plan states that suburban residential development should occur within the UDA. Density: The overall residential gross density proposed with this master development plan is 4.73 units per acre. Townhouse developments with ten or fewer acres of land are permitted a maximum gross density of 8.0 units per acre. Recreational Facilities, Landscaping, Buffers, and Open Space The Zoning Ordinance requires one recreational unit for every 30 dwelling units when lot sizes are less than 5,000 square feet. For this development, one recreational unit is required. A swing, bench, and play enclosure area is illustrated on the preliminary master development plan. The Department of Parks & Recreation has commented that the plan appears to meet recreational unit requirements. MDP #01-04, The Townes at Eastside Village Page 5 March 22, 2004 The preliminary master development plan details ornamental landscaping for each townhouse lot and open space areas. There is also a residential separation buffer required between the proposed townhouses and the single-family detached housing types to the north. This buffer requires a full landscape screen and a 100 foot distance buffer. Also required is a riparian buffer along both sides of Abrams Creek. Upon recommendation by staff, the applicant is willing to establish a 20 foot strip on land south of Abrams Creek for the possible future use as a trail. STAFF CONCLUSIONS FOR 04/07/04 PLANNING COMMISSION MEETING: This Master Development Plan is consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the issues identified by the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. A summary of concerns and comments from the Planning Commission to the Board of Supervisors concerning this master development plan application would be appropriate. 54F A 7 SMITH 54 A 10 Uite[y 54F A 26 -, TRENARY 54 A 115 54 A 115A SATIAN, SARKIS 54 A 114 THE COUNTY SCHOOL BOARD OF FREDERICK 54 A 119 WINCHESTER, CITY OF MDP# 01 - 04 The Townes at Eastside Village PIN: 54-A- 115 N W+ S 0 60 Feet a ^'%JR iY 'RJR,. �•' 1 ; � ai �� - � r t �� � a ¢ r 7i k. �,P� ^s • "r' n4�th. '��'�r'h v �:V � G n .a.h �cr'�.[�'`„,, R. .�.,Qw '��y � S #^. .. 'r• T f r ..• j� Ls�a'1.�4 7f Al e •a �. bt l • q r �e 2 f � t➢ ' �7 �G�i, 3 v r f: E 3 Em Wl APPI IrATInhl Project Title: - VA F - 7Q -1 cST�_ 16LI .A G i� Location of Property t5 S u p�� 4\vr ra6V_ (street address) y�j r,_oACt 3 cJ�? , IA Property Owner: _ 0 —,s VN. N Address: 21 L kc, JJ QA 22 Telephone: — 6031 ,35G _ \ 1I Applicant/Agent/J,i,a;�n l,e.7tS Ply Address -gUZ' _c3, Q(L_A a � ' ! U t 1-F, Z Cv-, I..i I t� c AF czrr `a Telephone: (54A i -(-Z Designer: Address.- Telephone.- Contact: ddress: Telephone:Contact: 6a. Is this a standard or 'minor' site plan? 6b. Is this an original or revised site plan? 7a. Total acreage of parcel to be developed: 7b. Total acreage of parcel: 8. Property Information: Standard X Original �G_ 4 . so Ac, 5- On `11.0 N, - Minor Revised a) Property Identification Number: 213A- A -115 b) Current Zoning: V, rLf- GJTI" C) Present Use: FA M% u-1 V -Ls « E&Lt d) Proposed Use: ►Cay,;��- �«� e) Adjoining Property Use(s) f) Adjoining Property Identification Number(s) S7ri L V% to 1.:1 g) Magisterial District(s) I have read the material included in this package and understand what is required by the Frederick County Planning Department. I also understand that all required material will be complete prior to the submission of my site plan. Signature: Date: CA., J/-0. I C) � 02/17/2004 13:10 540665639 FRED CO PLANNING ' PAGE 02/02 Speciai Limited Power of Attorney County of Frederlle)4 Virginia Frederick Planning Web Site: MMM"JrederidLva.las Dernartmeut of p n nn k P--velepemcmt, County of Frederick, VirglW2, 107 North Kent Street, Winchester, VhVnin 226ol Fbone 549-665-5651 Facahnfle 540-665-6395 Know All Men By 'Whose Present That I (We) (Name) L C -,d Q t!KJ -�-g 77.1c. 6/. Sa. k rs Sia ..� (Phone) (103) 35(,- // 7 7 (Address) -7,;t/ L-q,,)4y-K 6-1-- M t�Lz r-- , 1e ,� o2 a l o f the owner(s) of all those tracts or parcels of Land ("Property") Conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. o a -too & i a 3 ora Pagc I , and is described as Farcel: _ Lot: 115-- Block: ,,,6._,_,_ Section: 514 Subdivision:%h � % u � � _� A � .��fs,� e V ((4 do hereby make, constitute and appoint: (Name) C- N---1- = L z. , s_�_ P - - . C, _ (Phone) ( 5 4 o) to 6 a - 5 7 902. (,Address) 1/b 5,0q,4-1-- 61. �l•��� e r �w, ✓moi as � d r To act as nay true and lawf7ul 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: 0 Rezoning (including proffers) 11 Conditional Use permits M Master Development Plan (kreh mhuxy and H aaJ� ❑ Subdivision ❑ Site plan. My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to Previously approved proffered conditions except as follows: . This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thevetp set zzzy (our), hand and seal this qday of✓c-. 200, Signature( State of Virginia, City/Gdm* of � r I . a _...._ . , To -wit: 1, __Lu o ris cA- A • r3 A+s , a Notary Public in and for the jurisdiction aforesaid, certify that the pemon(s) who signed to the foregoing instrument personally appeared before nae and has acknowledged the same Be me mein the jurisdiction aforesaid this /V%day of Fib• 200 . L /J �/,3/ My Commission Expires: D 7 ! 3/ /o to Notyy—Poolic U!Wmm4maw ulmwdRoq•.%ra §165-82 - FREDERICK COUNTY CODE § 165-82 Standard Industrial Allowed Uses Classification (SIC) Flex -Tech [Added 2-11-19981 _ Fire stations, companies and rescue squads [Added 10-27-1999] D. M1 Light Industrial District. The intent of this district is to provide for a variety- of light manufacturing, commercial office and heavy commercial uses in well-planned industrial settings. Uses are allowed which do not create noise, smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. 16620 12-15-99 Standard Industrial Allowed Uses Classification IC (SIC) Landscape and horticultural services 078 Offices and storage facilities for building construction contractors, 15, 16 and heavy construction contractors and 17 special trade contractors Manufacturing as follows., Dairy products Canned, frozen and preserved 202 fruits, vegetables and soup mixes 203 Bakery products Sugar and confectionary products 205 Bottled and canned soft drinks and 206 carbonated water 2086 16620 12-15-99 § 165-82 ZONING § 165-82 Standard Industrial Classification Allowed Uses (SIC) Business services 73 Automotive repair, services and parking 75 Miscellaneous repair services 76 Drive-in motion picture theaters 75 Amusement and recreation services 79 operated indoors Self-service storage facilities _ Vocational schools 824 Business associations 861 Professional membership organizations 862 Labor unions and similar labor organizations Engineering, accounting, research, 87 management and related services General business offices _ Model home sales office _ Accessory retailing _ Public buildings _ Public utility distribution facilities — Business signs _ Directional signs _ Building entrance signs _ Residential uses which are accessory to allowed business uses Parks _ 16619 12-15-99 § 165-82 ZONING § 165-82 Standard Industrial Allowed Uses Classification (SIC) Offices and storage facilities for 15 16 and building construction contractors, 17 heavy construction contractors and special trade contractors Commercial printing 275 Local and suburban transit and 41 interurban highway passenger transportation Motor freight transportation and warehousing 42 Transportation by air 45 Transportation services 4.7 Communication facilities and offices, 48 including telephone, telegraph, radio, television and other communications Electric, gas and other utility 49 facilities and offices and trucking and warehousing, excluding the following: Sanitary services 495 Building materials, hardware, garden 52 supply, mobile home dealers and retail nurseries Automotive dealers and gasoline 55 service stations Wholesale trade businesses _ Laundry, dry-cleaning and garment 721 services, excluding the following: Coin-operated laundries 7215 (Cont'd on page 16619) 16618.1 6-10-2003 § 165-82 FREDERICK COUNTY CODE § 165-82 Standard Industrial Conditional Uses Classification(SIC) (c) All merchandise display areas shall be limited to enclosed structures and shall not be visible from the outside. (d) Business signs shall not exceed a maximum of 25 square feet. No wall - mounted signs or window displays shall be permitted. (e) Hours of operation shall be limited to between 9:00 a.m. and 11:00 p.m. C. B3 Industrial Transition District. The intent of this district is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas. In some cases, such areas may be transitional, located between business and industrial areas. In these areas, there will be a mixture of automobile and truck traffic. Some of the uses in this district will require large areas of land and may have outdoor storage and display. It is intended that the uses in this district shall not be sources of noise, dust, smoke or other nuisances. Such industrial transition areas shall be provided with safe and sufficient access. 16618 6-10-2003 Standard Industrial Allowed Uses Classification (SIC) Veterinary services with all activities and 074 animals kept within the fully enclosed primary structure [Amended 1-10-20011 Animal speciality services, except 752 veterinary, with all activities and animals kept within the fully enclosed primary structure [Added 1-10-20011 Landscape and horticultural services 078 16618 6-10-2003 may be within the restaurant or a motor vehicle parked on the premises, or off -premises whose design or principal method of operation includes one or more of the following characteristics: A. Food, frozen desserts, and beverages are served in edible containers or in paper, plastic or other disposable containers. Eating utensils, if provided, are disposable. B. Food, frozen desserts, and beverages are usually served over a general service counter for the customer to carry to a seating area within the restaurant, to a motor vehicle or off premises. If consumed on premises, customers are generally expected to clean up their own tables and dispose of their trash. May have drive- through facilities. C. Forty-five present (45%) or more of the gross floor area of the establishment is devoted to food preparation and related activities, which space in not accessible to the public. D. Must meet the requirements of Section 165-27 of the Frederick County Zoning Ordinance. E. Fast food restaurants located in the B -I (Neighborhood Business) Zoning District must be in compliance with Section 165-48.1 of the Frederick County Zoning Ordinance. ATTACHMENTS: B3 Ordinance allowed uses MRC/bad ARTICLE XXII Definitions 165-156. Definitions and word usage. Unless a contrary intention clearly appears, the following words and phrases shall have the meaning given in this section. All words and terms not defined herein shall be used with a meaning of standard language. RESTAURANT- Any establishment which provides as a principal use the preparation and the sale of food, frozen desserts, or beverages in a state ready for consumption by customers within the establishment. A restaurant shall have the following characteristics: A. Customers are provided with an individual menu and are served their food, frozen dessert, and beverages by restaurant employee at a table or counter at which said items are consumed. B. The food, frozen dessert, and beverages are served on non - disposable plates or containers, and non -disposable eating utensils are provided. Customers are not expected to clear their tables or dispose of their trash. C. Must meet the requirements of Section 165-27 of the Frederick County Zoning Ordinance. D. Any restaurant use in the B-1 (Neighborhood Business) Zoning District shall be in compliance with Section 165-48.1 of the Frederick County Zoning Ordinance. A restaurant may provide a carry -out service provided, that such service is clearly not the principal business of such establishment. A snack bar or refreshment stand at a recreational facility or park operating solely for the convenience of the patrons of such facility shall not be deemed a restaurant. A cafeteria shall be deemed as an accessory use; where food, frozen dessert, and beverages are generally consumed within an established principal use. RESTAURANT, CARRY -OUT ONLY - Any establishment, without a drive-through facility, which provides as a principal use, the preparation and sale of food, frozen dessert, and beverages for carry -out service only. Seating capacity up to 1,OOOsquare feet. RESTAURANT, FAST FOOD- Any establishment which provides as a principal use the preparation and sale of food, frozen deserts, and beverages in a ready -to -consume state for consumption. Consumption Staff supports the DRRS recommendation, and would recommend adding restaurant use into Section 165-82 C, B-3 (Industrial Transition) Zoning District of the Frederick County Zoning Ordinance. The current ordinance language is below in italic print; proposed ordinance amendment language is below in bold print. This proposed ordinance amendment is presented as a discussion item to enable the Planning Commission to raise issues and seek clarification. Staff will be available to respond to your questions. Comments raised during this discussion will be forwarded to the Board of Supervisors for their consideration. ARTICLE X Business and Industrial Zoning Districts x'165-82. District use regulations C. B3 Industrial Transition District. The intent of this district is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate but in the vicinity of business and industrial areas. In some cases, such areas may be transitional, located between business and industrial areas. In these areas, there will be a mixture of automobile and truck traffic. Some of the uses in this district will require large areas of land and may have outdoor storage and display. It is intended that the uses in this district shall not be sources of noise, dust, smoke or other nuisances. Such industrial transition areas shall be provided with safe and sufficient access. Allowed Uses Standard Industrial Classification (SIC) Restaurants 58 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 MEMORANDUM TO: Frederick County Planning Commission FROM: Mark Cheran, Planner I fr FAX: 540/665-6395 RE: Discussion: Proposed Zoning Ordinance Amendments - Restaurant Use in the B-3 (Industrial Transition) Zoning District and definition of Restaurant DATE: March 19, 2004 The Development Review and Regulations Subcommittee (DRRS) at its February 26, 2004, meeting discussed adding the Restaurant use in the B-3 (Industrial Transition) Zoning District. The Frederick County Zoning Ordinance currently allows the Restaurant use in most of the business and industrial districts. The DRRS recommended adding restaurant uses in the B-3 Zoning District, and changing the current definition of a restaurant. RESTAURANT USE BY ZONING DISTRICTS Restaurants are Permitted Restaurants are Not Permitted B 1 Neighborhood Business B3 Industrial Transition B2 Business General RP Residential Performance M1 Light Industrial EM Extractive Manu acturing M2 industrial General RA Rural Areas w/CUP R4 Residential Planned Community w/MDP R5 Residential Recreational Conunnunity w/MDP 107 North Kent Street - Winchester, Virginia 22601-5000 • C: • MASTER DEVELOPMENT PLAN #02-04 CROSSROADS COMMERCIAL CENTER Staff Report for the Planning Commission Prepared: March 18, 2004 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this Zoning matter. Reviewed Action Planning Commission: 04/07/04 Pending Board of Supervisors: 04/28/04 Pending LOCATION: The property is located in the northeast corner of the Fairfax Pike (Route 277) and Double Church Road (Route 641) intersection. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 86-A-10 and 86-A-11 PROPERTY ZONING & PRESENT USE: Zoned: B2 (Business General) Use: Unimproved ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: B2 (Business General) East Zoned: RP (Residential Performance) District West Zoned: RP (Residential Performance) District B 1 (Neighborhood Business) District PROPOSED USE: Commercial and Office Use: Residential (Fredericktown) Use: Commercial Use: Residential (Nottoway Townhouses) Use: Residential (Fredericktowne Townhouses, Village at Sherando) Commercial MDP #02-04, Crossroads Commercial Center Page 2 March 18, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: A VDOT review has been performed on the subject plans dated November, 2002. The preliminary master development plan for the property appears to have a measurable impact on Route 641 and 277, the VDOT facilities which would provide access to the property. We have the following comments: The "right in only" entrance from Route 277 shall be required to be constructed to eliminate any eastbound traffic from making a left into this entrance. The lane configurations you have shown on the southern side of Route 277 for Route 641 details a combination thm and right tum lane. This will not be allowed without a separate right turn lane. The left turn lane will continue to be a left and shared thru lane. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Lnip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off-site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Planning Sta,(fComment: It should also be noted that VDOT's comments do not "require "an entrance at this location, but do require that if an entrance is here, that it be a right -in only. Fire Marshal: Project buildout may require additional waterlines, fire hydrants or other fire protection requirements which may be addressed during the site plan process. Plan approval recommended. Sanitation Authority: The existing 6" sewer line(s) will need to be enlarged to 8" diameter. Service Authority: No comments County Inspections: No comment required at this time. Approval of individual site plans required. Public Works: A comprehensive review of the development shall be performed at the time of site plan submission. Stormwater management issues shall be addressed prior to any site development. Geographic Information Systems: The road name "Cain Place" has been approved and reserved for use in the Frederick County road name system. Structure numbers will be assigned either at the subdivision or building phases. MDP #02-04, Crossroads Commercial Center Page 3 March 18, 2004 Winchester Regional Air ort: The above referenced Master Plan has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. A detailed subdivision design plan and/or site plan is required after approval of a master development plan and prior to development. B) Location The 19.263 acres of the subject property are located within the Opequon Magisterial District in the northeastern corner of the Double Church Road (Route 64 1) and Fairfax Pike (Route 277) intersection. Fredericktowne Subdivision and Townhouses are located to the north and northeast of the property. The Village of Sherando and the Moose Lodge are across Double Church Road (Route 641) to the west. Rite Aide and the Bank of Clarke County are located on the opposite side of Fairfax Pike (Route 277). C) Site History The original Frederick County Zoning Map enacted the R-3 (Residential Limited) District for the subject property. On November 8, 1989 the 19.263 acres were rezoned to the B2 (Business General) District. It was one of the first rezoning applications in Frederick County with proffers. D) Site Suitability Land Use Compatibility: MDP #02-04, Crossroads Commercial Center Page 4 March 18, 2004 The site of the proposed development is located along the Fairfax Pike Corridor in an area with a mixture of land uses. The dominating land use to the north is single-family residential, including townhouses. Along the Fairfax Pike Corridor, business uses have prevailed. Historic Resources: The Frederick County Rural Landmarks Survey does not identify anypotentially significant historic resources on the site of the proposed master development plan. Furthermore, according to the National Park Service's StudvofCivil War Sites inthe Shenandoah Valleyof Virginia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. Environment: The subject property does not contain any areas of steep slopes or floodplain. Wetland areas exist in the rear of the parcel and have been delineated on the master development plan. The Frederick County Zoning Ordinance allows the disturbance of wetlands only when in accordance with the requirements ofthe United States Army Corps of Engineers or other qualified state or federal agencies (Zoning Ordinance, Section 165-31 B (3), page 16551). The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Blairton soil association, which is typical for land located east ofInterstate 81. It is noted that Blairton soils present some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site engineering process associated with subsequent development applications for the proposed project. Comprehensive Policy Plan: The 19.263 -acre parcel is zoned commercial and is within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The Frederick County Comprehensive Policy Plan supports commercial uses at locations with easy access to sufficient markets and with good visibility from major thoroughfares (Comprehensive Policy Plan, page 6 -12). There is no small area land use plan of the Fairfax Pike Corridor in the Frederick County Comprehensive Policy Plan. Landscaping, Buffers and Open Space: Waiver To be noted, the rear third of the parcel is heavily wooded; and the applicant is proposing to maintain a 50 foot strip of woodlands around the rear perimeter of the property. The applicant is seeking a waiver from the Planning Commission's to allow this 50 foot strip ofwoodlands to be credited as the required full screen for the zoning district buffer. As stipulated in Section 165-37 B (2) of the Frederick County Zoning Ordinance, the Planning Commission may allow a woodland strip of 5 0 feet as a full screen. The approved proffer statement stipulates that these trees shall be retained. MDP #02-04, Crossroads Commercial Center Page 5 March 18, 2004 Planning SLaff Comment: To ensure that the 50 foot strip of woodlands is preserved during the land disturbance and construction phases, it is appropriate for the applicant to physically demarkate the areas on the site to be preserved prior to development. Transportation: The Comprehensive Policy Plan classifies Fairfax Pike (Route 277) as a minor arterial highway. Upgrading Fairfax Pike (Route 277) is currently the top priority on the Frederick County Primary Road Improvement Plan. Town Run Lane is classified as a local road and Double Church Road is classified as a major collector road (Comprehensive Policy Plan, Eastern Road Plan, page 7- 15). Waiver Primary Access to the site is proposed via a commercial entrance off of Double Church Road (Route 641). A waiver to the entrance spacing requirement is being requested by the applicant with this application to allow a right -in only entrance off of Fairfax Pike (Route 277). The Zoning Ordinance requires a 200' entrance spacing requirement from the intersection of Double Church Road (Route 641) and Fairfax Pike (Route 277). Based on the scale of the proposed master development plan, the proposed right -in only entrance would be in the proximity of 150' from this intersection. Section 165-29 B of the Frederick County Zoning Ordinance allows the Planning Commission to approve exceptions to the entrance spacing requirement when the entrance physically limits left turns. Planning Staff Comment: From an access management point of view, it would be more efficient to have a spacing of at least 200 feet from the intersection. It would be possible for the proposed development to have access to Fairfax Pike (Route 277) if a shared entrance was established with the adjoining property to the east. Proffer Compliance: As required by the proffer statement, the applicant has completed a TIA (Traffic Impact Analysis) to ensure that a minimum level of service C is maintained at the Double Church Road (Route 64 1) and Fairfax Pike (Route 277) intersection. The TIA concludes that a level of service C or better will be maintained at the intersection after the following improvements are provided: • the northbound approach is to be reconfigured to include a left turn lane and a shared through/right lane. • the southbound approach will require a separate left turn lane; and • the westbound approach will require a separate right turn lane. The preliminary master development plan for Crossroads is in general conformance with all proffered conditions at this time. MDP #02-04, Crossroads Commercial Center Page 6 March 18, 2004 Planning Staff Comment: The preliminary master development plan states that individual site plan submissions will be evaluated by VDOT to determine the impacts that warrant the construction of the improvements called for in the TIA. Construction of these improvements earlier in the development process should be considered to help control construction traffic. STAFF CONCLUSIONS FOR 04/07/04 PLANNING COMMISSION MEETING: This Master Development Plan is consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the issues identified by staff, as well as those issues brought forth by the Planning Commission, should be appropriately addressed prior to a recommendation to the Board of Supervisors. A summary of concerns and comments from the Planning Commission to the Board of Supervisors concerning this master development plan application would be appropriate. It would also be appropriate for the Planning Commission to either approve or deny the applicant's requests to get credit for a full screen by retaining the 50' woodland strip, and the entrance spacing waiver with a right -in only entrance. r�Y� d �,' � 9r i n • r 1 rµ � �.. ..,) r .',S .his �+ .� '}' jt. '�•kZ ��y, rC * i .¢7rj 3 it�� ry + 47 '":3' Y � f ': tk. �. 1tt F � �/{ ! A'' � .,R � Sh '�_. 's��. •R r ,a;.::. n *.s �F"� - t�{y.> i!n ��.. �f._°�t',��r �: v,: ��' �� ;;,�a�' �' rr."fix • 1 \,r �. 'l - �,' +! ' ,•�. �• s �••: 'R; � i ,:-;., F � b Z see 904 S `i � '�l� `.� r<. h'~�� ti� ^'� �'A< � =.t. t �`��. 5 �'�''�� �_a +;• ra`ri� .4k _ GF ^mtA•.. 5` • �� 1 Y� fps �,.• �" + d ��'"�y tiy4� $ S _ � . } .�. •- ' � j -. S ray. r � � .- r x� � r � �'� - s + � w ° �I w,w� _� �. ..�,,, ' ti,�...-�z� :: �.,�.,H,,,,••.-.�,.;.,.i�dF�a-��''-«� n�. �,y�i:, a'�, � .� '"�� r "� .i esr p '`� .._.:.:�.:.�;i .kw�z'wNr'a+F ti- + {3"3lt'4'P" 'k t I� "� s�� ;,,," � 'Y`� t •. Frederick County, Virpnia Master Developrr ent Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received 244k/ Application # Oa -OV Complete. Date of acceptance Incomplete. Date of return 1. Project Title: 2. Owner's Name Crossroads Commercial Center Jeni Company (Fred L. Glaize, III; Billy J. Tisinger; Beverley B. Shoemaker) Elizabeth Properties, L.C. (Beverley B. Shoemaker) (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: (540) 662-4185 4. Design Company: Greenway Engineering Address: 151 Windy Hill Lane Winchester. VA 22602 Phone Number: (540) 662-4185 Contact Name: Evan Wyatt, AICP 5. Location of Property Northeast corner of the intersection of Route_ 277 (Fairfax Pike) and Route 641 Double ChurchRoad �.I otal Acreage: 19.263 acres 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoining Property Information: Property Identification Numbers North 7413-6-2-25 thru 31 South 86-A-12, 18A & 82A 86-A-13 86D-1-18 East 86C-1-2-1 thru 137 86-A-83 West 7413-10-2-34 thru 82 86-A-7 f) Magisterial District: 86-((A))-10 & 86-((A))-11 B-2, Business General District Unimproved Commercial & Office Property Uses Residential (Fredericktowne) Commercial Fraternal Lodge Residential Residential (Nottoway Townhouses) Residential Residential (The Pines Townhouses) Residential Opequon District S. Is this an original or amended Master Development Plan? Original X Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: Q. Date: 1 I ze /0'i— Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Jeni Company -Fred L. Glaize-__III (Phone) 540-662-2092 (Address) PO Box 888 Winchester, VA 22604 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 IMUMIMM. 751 on Page 991 , and is described as Parcel: 8_ Lot: 10 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone)540-662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits N Master Development Flan (Preliminary and Final) ❑ Subdivision ❑ Site Plan My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this day of J11�N?, 200, JEN I CONtPANY (/ Signature(s) Fred L. Glaize, III, Presideipt State of Virginia, City;Giioy o; (riw-L", I, &All s A � 66%w-� a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who ed to the foregoing instrumen and who is (are) known to me, personally appeared before me and ckno dge e s e before e in the jurisdiction aforesaid thisQ day o n u t 20Q . IMy Commission Expires: Notary Public Special Limited Power of Attorney County of Frederick, VirlZinia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Jeni Company–Billy J. Tisinger (Phone) 540-662-2092 (Address) PO Box 888 Winchester, VA 22604 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 751 on Page 991 , and is described as Parcel: �— Lot: 1 o Block: _ A Section: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone)540-662-4185 (Address)_ 151 Windy Hill Lane Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: Rezoning (Including proffers) Conditional Use Permits Masier ]Development Plan (Preliminary and Final) My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or A modified. In witness thereof, I JENI and seal thio) SIdayof :X TZsinger, Vice Pre i ent ate Virginia, ulry � f Z e a 6 ho IZ I, P)" AIIts n. kJ,,, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) wh signed to the foregoing instrument and who is (are) known to me, persongllly appeared before me and ackn wledged the ame b re me in the jurisdiction aforesaid thiQ ��y o K%200�. My Commission Expires: Notary Vublic Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Jeni Company -Beverley B. Shoemaker (Phone) 540-662-2092 (Address) PO Box 888 Winchester, VA 22604 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 I&W,M MM. 751 on Page 991 Parcel: _ 86— Lot: _ 10 Block: _A Section do hereby make, constitute and appoint: and is described as Subdivision: (Name) Greenway Engineering (Phone) 540-662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: Ll Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan My attorney-in-fact shall have the authorityto offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this day of / , 200, ENI COMPANY Signature(s) _ � _Qli/i ap_ BeverleytB. Shoemaker, Secre ay Q� � State of �' irgiiiia, � ow7ty o: -K c 1 \ T c aNotary Public in and for the jurisdiction aforesaid, certify that the persono who signed to the foreg _ng instrument and who is ( known to me, personally appeared before me and has acknowledged the ame before me in the jurisdiction aforesaid thisapday of`), 200. V U l , My Commission Expires: Notary Public j Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Elizabeth Properties, LC (Phone) 540-R69-1300 (Address) PO Box 480 Stephens City, VA 22655 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 0400011 1 g on Page 208 , and is described as Parcel: 86 Lot: 11 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone)540-662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22GQ2 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this "'day of , 2004, Signature(s) ) t { l Z�.,,,-)-?,aXk& 71 ?/"L/ State of Virginia, Qw/Couri y ofru J4,t,LC K I, I)PoYz-VA .�a , a Notary Public in and for the jurisdiction aforesaid, certify that the person who signed to the fore oing instrument and who is (p=) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 36-hday of -T"-, 200_. l _ My Commission Expires: 9130 6? Notary Public A Traffic Y Impact Analysis of the p Crossroads Commercial Center Located in: Frederick County, Virginia Prepared for: ' Bowman/Shoemaker Companies C/o Greenway Engineering ' 151 Windy Hill Lane Winchester, Virginia 22602 ' Prepared by: Patton Harris Rust & Associates, pc Engineers. Surveyors. Ranners. Landscape Architects. t208 Church Street, S E Leesburg, Virginia 20175 T 703.777.3616 1 H F 703.777.3725 t November 14, 2003 71 OVERVIEW Report Summary Patton Harris Rust & Associates, pc (PHR+A) has prepared this document to present the traffic impacts associated with the proposed Crossroads Commercial Center development to be located along the northeast quadrant of the Route 277 (Fairfax Pike) / Route 641 (Double Church Road) intersection in Frederick County, Virginia. The site will include 112,500 square feet of retail, 37,500 square feet of office and a 4,000 square foot bank. Access is to be provided via site driveways located along Route 277 and Route 641, respectively. Build -out is anticipated to occur over a single transportation phase by the year 2008. Methodology The traffic impacts accompanying the Crossroads Commercial Center were obtained through a sequence of activities as the narratives that follow document: • Assessment of background traffic including other planned projects in the area of impact, • Calculation of trip generation for the proposed Crossroads Commercial Center site, • Distribution and assignment of the Crossroads Commercial Center generated trips onto the study area road network, • Analysis of capacity and level of service using the newest version of the highway capacity software, HCS -2000, for existing and future conditions. 4 EXISTING CONDITIONS Y. PHR+A obtained recently conducted AM and PM peak hour manual turning movement counts at the intersection of Route 277/ Route 641. To determine the existing =_ ADT (Average Daily Traffic) along each of the study area roadway links, PHR+A assumed a "k" factor (the ratio of PM peals hour traffic volumes to 24-hour traffic volumes) of 10%. Figure 1 shows the existing ADT and AN"M peak hour traffic volumes at the intersection of Route 277/ Route 641. Figure 2 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS -2000 levels of service worksheets are included in the Appendix section of this report. r A Traffic Impact Analysis of the Crossroads Commercial Center � PH � November 14, 2003 Page 1 I r No Scale I SITE NJA c � 25(69) 7368(351)� 432(97) ax Pike ® 1 Hl tl L Figure 1 PR+A H (61)12 ■� d o (318)425 wmw� �t 2 (133)54 ° n w N DailyAverage AM Peak Hour (PM Peak Hour) Existing Traffic Conditions A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 2 W, No Scale Rural Two -Lane Roadway LOS =QQ 4 SITE AM Peak Hour(PM Peak Hour) Figure 2 Existing Lane Geometry and Level of Service A Traffic Impact Analysis of the Crossroads Commercial Center R+ANovember 14, 2003 Page 3 PH Signalized Intersection LOS = B(B) n B(B) Fairfax Pike 277 (B)B =m+ d a 641 4 SITE AM Peak Hour(PM Peak Hour) Figure 2 Existing Lane Geometry and Level of Service A Traffic Impact Analysis of the Crossroads Commercial Center R+ANovember 14, 2003 Page 3 PH 1 2008 BACKGROUND CONDITIONS Ej The 2008 background traffic conditions were determined by increasing the existing volumes along Route277 and Route 641 using annual growth rates provided by the Virginia Department of Transportation (VDOT) staff. Accordingly, the existing traffic volumes were increased along Route 277 at a rate of 5% per year and along Route 641 at a rate of 3% per year. VDOT made no indications regarding specific "other developments" in the area. Figure 3 shows the 2008 background ADT and AM/PM peak hour traffic volumes at the intersection of Route 277/ Route 641. Figure 4 shows the respective 2008 background lane geometry and AM/PM peak hour levels of service. HCS -2000 levels of service worksheets are provided in the Appendix section of this report. TRIP GENERATION The total trips produced by and attracted to the Crossroads Commercial Center site were established using equations and rates provided in the 6th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report. Table 1 summarizes the trip generation results for the proposed Crossroads Commercial Center development. Table 1 Crossroads Commercial Center Trin (Veneration Summary ITEAM Code Land Use Amount In Peak Hour Out Total In PM Peak Hour Out Total ADT 710 Office e 37,500 SF 75 10 85 21 101 121 625 820 Retail 112,500 SF 105 67 171 326 353 679 7,353 912 Drive-in Bank 4,000 SF 28 22 51 110 109 219 1,084 Total Tris 208 99 307 456 563 1,019 9,062 15% Retail Pass -by Reduction -16 -16 -26 49 -49 -102 -1,103 Total "New Trips" 192 84 282 407 514 917 7,959 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. PHR+A utilized the trip distribution percentages shown in Figure 5 to assign the Crossroads Commercial Center trips (Table 1) throughout the study area roadway network. Figure 6 shows the respective development -generated AM/PM peak hour trips and ADT assignments. A Traffic Impact Analysis of the Crossroads Commercial Center P� November 14, 2003 H Page 4 No Scale SITE (71)14 =no* d (40 6)542 29(80) (154)63 m W 4■ 470(448) 37(112) 1OF' (71)14 =no* d (40 6)542 (154)63 m W AM Peak Hour (PM Peak Hour) Figure 3 2008 Background Traffic Conditions P A Traffic Impact Analysis of the Crossroads Commercial Center H November 14, 2003 Page 5 No Scale Rural Two -Lane Roadway LOS = QQ SITE Signalized Intersection LOS = QQ n n :7:7 Fairfax Pike N4(B)B MEN/ 0 Q- 641 AM Peak Hour(PM Peak Hour) Ln I Figure 4 2008 Background Lane Geometry and Level of Service PH R+A A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 6 Figure 5 Trip Distribution Percentages I PHS A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 7 No Scale Q '00 91o12)SITE 00 w w N R NSA O O � cry X19(41) ♦�-8(-24) * * airfax Pike (167)75 d o ao AM Peak Hour (PM Peak Hour) n ** Volume includes pass -by trip reduction Me 1 {tl \1 1 Figure 6 PR+A H Development -Generated Trip Assignments A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 8 Q 0 2008 BUILD -OUT CONDITIONS In order to accommodate the proposed project, PHR+A has assumed the following improvements at the intersection of Route 277/Route 641: • the northbound approach is to be reconfigured to include a left turn lane and a shared through/right lane. • the southbound approach will require a separate left turn lane; and • the westbound approach will require a separate right turn lane. The Crossroads Commercial Center assigned trips (Figure 6) were added to the 2008 background traffic volumes (Figure 3) to obtain 2008 build -out conditions. Figure 7 shows the 2008 build -out ADT and AM/PM peak hour traffic volumes at the intersection of Route 277/ Route 641. Figure 8 shows the respective 2008 build -out lane geometry and ANI/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. CONCLUSION The traffic impacts associated with the Crossroads Commercial Center development are acceptable and manageable. Route 641 (north of the proposed site - driveway) and the intersection of Route 277/ Route 641 and will maintain levels of service "C" or better during 2008 build -out conditions. M" M 1qp H" A Traffic Impact Analysis of the Crossroads Commercial Center — November 14, 2003 Page 9 No Scale SITE N N c 48(121) 4� 462(424) Fairfax Pike e 37(112) 277 (238)89 (381)535 ==+ �d (154)63 % ° v ..s 641 T-) n AM Peak Hour (PM Peak Hour) Figure 7 2008 Build -out Traffic Conditions A Traffic Impact Analysis of the Crossroads Commercial Center P November 14, 2003 4 i HPage 10 1 No Scale 277 z Rural Two -Lane Roadway LOS = QQ Signalized Intersection LOS = QQ n a4L Fairfax Pike =mop )V C It c� n 641 SITE AM Peak Hour(PM Peak Hour) Figure 8 2008 Build -out Lane Geometry and Level of Service PH R+A A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 11 MASTER DEVELOPMENT PLAN #03-04 FIELDSTONE SUBDIVISION Staff Report for the Planning Commission Prepared: March 18, 2004 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 04/07/04 Pending Board of Supervisors: 04/28/04 Pending LOCATION: The property is located south of Valley Mill Road (Route 659) and east of Carlisle Heights Subdivision, MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential. Performance) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RA (Rural Areas) District West Zoned: RP (Residential Performance) District Present Use: Unimproved Use: Unimproved (Abrams Creek) Use: Residential (Channing Drive Subdivision) Use: Agricultural, Residential Use: Residential (Carlisle Heights Subdivision) PROPOSED USE: 63 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights, and 225 townhouses. REVIEW EVALUATIONS: MDP #03-04, Fieldstone Subdivision Page 2 March 18, 2004 Virginia Dept. of Transportation: The amended Master Development Plan for this property appears to have a measurable impact on Channing Drive, Routes 659 and 656, the VDOT facilities which would provide access to the property. Based on our conversation on September 22, 2003 the number of trips per day for Section II is being doubled from approximately 900 trips per day to 1800 trips per day. With this significant increase in traffic, we will be requiring a dedicated left turn from Channing Drive onto Highcliff Drive. A revised Traffic Impact Analysis must be submitted. We will also be requiring a traffic signal agreement at the same intersection. A right turn lane shall be required from Channing Drive heading west onto Highcliff Drive. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off-site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Fire Marshal: Plan approval recommended. Sanitation Authority: Approved - amended County Inspections: No comment required at this time. Shall comment at the time of subdivision plan. Public Works: We offer no comments at this time. A comprehensive review shall be performed at the time of subdivision plan approval. Geographic Information Systems: Braxton Place & Nassau Dr. previously approved & reserved for use in system. Rebecca Dr. & Channing Dr. are extensions to existing roads. Suffixes are appropriate & correct. Frederick County Department of Parks and Recreation: The revised Master Development Plan for Fieldstone Subdivision appears to meet the county open space and recreational unit requirements. However, a high percentage of the allowable open space provided appears to be in flood plain area and not easily accessible. Staff also recommends that the proposed trail be ten feet in width and meet the minimum standards for trail construction used by the county. Staff has based this recommendation on Federal Highway Administration and American Association of State Highway and Transportation Officials guidelines which state that two directional linear walking/bike trails should be a minimum of ten feet in width. The potential for the trail to connect to adjacent future development should also be provided. Winchester Regional Airport: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. MDP #03-04, Fieldstone Subdivision Page 3 March 18, 2004 Frederick County Public Schools: No additional comments at this time. Planning & Zoning_ A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The 94.362 acres of the subject property are located within the Red Bud Magisterial District and are south of Valley Mill Road (Route 659) and Abrams Creek, past the Carlisle Heights Subdivision. Mill Race Estates and Valley Mill Estates are located north of the property across from Valley Mill Road (Route 659). The parcel of land will be accessible via Channing Drive, which will bisect the parcel in the center. The property is located north of the Lynnehaven and Giles (now Manning & Ross) portions of the Channing Drive Subdivision. C) Site History The original Zoning Map for Frederick County (U.S.G.S. Shephenson, VA Quadrangle) identified this land as being zoned A-2 (Agricultural General) District. On August 26,1987 the property was rezoned to the RP (Residential Performance) District under rezoning application #017-87 of Eastern Frederick Development Company. The original master development plan for this property, previously referred to as Fieldstone Heights, was approved on February 16, 1988 for 215 single-family dwellings. On February 26, 1996 the master development plan was revised to accommodate 169 single-family detached traditional dwellings (15, 000 square foot minimum without curb & gutter). Then on February 28, 2002, the master development plan was revised again; this time to accommodate 153 single- family detached urban lots (12, 000 square foot minimum with curb & gutter). D) Intended Use The parcel of land is proposed to be developed in two sections. Section 1 will be located west of Channing Drive and consist of 63 single-family detached urban lots. Section 2 will be located east of Channing Drive and consist of 225 townhouses. MDP #03-04, Fieldstone Subdivision Page 4 March 18, 2004 PlanningLStaff Comment: The applicant should clarify the proposed phasing of these sections and their relationship to the construction of Channing Drive. E) Site Suitability Land Use Compatibility: The site of the proposed Fieldstone Subdivision is located at the fringe between suburban residential and rural residential development. Single-family residential land uses prevail in the area, although a limited number of agricultural land uses are in the area as well. Historic Resources: The Frederick Coup1y Rural Landmarks Surve does not identify any potentially significant historic resources on the site of the proposed master development plan. Furthermore, according to the National Park Service's 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. Environment: The subject site contains 13.92 acres of steep slopes and 10.24 acres of floodplain. Both the areas of steep slope and floodplain are located in the front third of the parcel. A total of 3.48 acres (25%) of steep slopes and .3 acres of floodplain are proposed to be disturbed by this development. No disturbance of the riparian buffers around Abrams Creek shall be permitted except for the construction of roads (Channing Drive), public utilities, and public facilities. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert-Berk soil association, which are common soil types found east of Interstate 81. It is noted that these soil types present some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site development process. Transportation: The Comprehensive Policy Plan classifies Valley Mill Road (Route 659) as a major collector road. As part of the proposed development, a new major collector road shall be constructed from Valley Mill Road (Route 659) to the southern limits of the development, which will ultimately link Valley Mill Road (Route 659) with Senseny Road (Route 657). This new road is a component of the Eastern Road Plan, found on page 7-15 of the Frederick County Comprehensive Policy Plan. The Eastern Road Plan also calls for the eventual improvement of Valley Mill Road (Route 659) and Senseny Road (Route 657). Nassau Drive is a public road which will be constructed off of Channing Drive for access to both the east and west portions of the property. All roads within Section 1 (single-family detached MDP #03-04, Fieldstone Subdivision Page 5 March 18, 2004 Waiver urban dwellings) will be public. Access to Section 2 (townhouses) shall be provided via a private road network connected to Nassau Drive. Per Section 144-24, of the Frederick County ;mjm*, Subdivision Ordinance, individual lots accessed by private streets shall be located within 500 feet of a public road. The applicant is seeking approval from the Planning Commission for a distance approximately 624 feet from a public road. The Subdivision Ordinance gives the Planning Commission the ability to allow lots to be located as much as 800 feet from a state road in cases where enhanced circulation is provided with a driveway loop. Comprehensive Policy Plan: The 94.362 -acre parcel is zoned RP (Residential Performance) and is within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The property is not located within the study area of any small area land use plan. It is located just outside of the Route 7 East Corridor Plan, which was adopted by the Board of Supervisors in 1994. The Comprehensive Policy Plan states that suburban residential development must occur within the UDA. Density: The overall gross residential density proposed with this master development plan is 3.05 units per acre. This breaks down to a 1.40 gross density in Section 1 and a 4.56 gross density in Section 2. The maximum gross density for a parcel of this size is 5.5 dwelling units per acre. Recreational Facilities, Landscaping, Buffers, and Open Space The revised master development plan for the Fieldstone Subdivision shall contain at least 28.309 acres (30%) of open space; of which, slightly more than 50% shall be located outside of areas of steep slopes. For the proposed townhouses, one recreational unit shall also be provided for every 30 dwelling units. This calculates to a total of eight required recreational units. Landscaping shall be provided for all proposed parking lots and as required by Section 165-36, Landscaping, of the Frederick County Zoning Ordinance. A residential separation buffer is required between the proposed townhouses and the southern property line. In addition to this buffer, a road efficiency buffer is required between the proposed residential uses and Channing Drive. A six foot wide asphalt trail will be provided within the inactive portion of the road efficiency buffer along Channing Drive. The proposed trail is shown on the west side of Channing Drive, from the southern limits of the parcel, to the rear of the proposed townhouse development. Planning Staff Comment: Staff suggests that the proposed trail be extended to Abrams Creek to allow for the possibility of connecting it with a nature trail which could emerge in the future along Abrams Creek. If amenable, the applicant could also provide assurances for an easement along Abrams Creek to allow Frederick County to use the property for a public trail if determined appropriate in the future. MDP #03-04, Fieldstone Subdivision Page 6 March 18, 2004 STAFF CONCLUSIONS FOR 04/07/04 PLANNING COMMISSION MEETING: This Master Development Plan is consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the issues identified by staff, as well as those issues brought forth by the Planning Commission, should be appropriately addressed prior to a recommendation to the Board of Supervisors. A summary of concerns and comments from the Planning Commission to the Board of Supervisors concerning this master development plan application would be appropriate. It would also be appropriate for the Planning Commission to either approve or deny the applicant's request to allow individual lots, accessed by private streets, to exceed the 500 foot distance from public streets. �� •= . = �� yr ± Vit��.''% ��.V.-�• 4� y 55 A 166B MCHALE FA �';•�!MDP Fieldstone Subdivision S =. ■■■ -';- E i■iiiii■■ lilll ........... ....■.■.... 0 200 Feet {# i a�.lw s ! { d l " � ?Yist 3 i Y �` t4,- � / '. M•t� T ,h � i, � �� yw t � � �� 4 'd^�+iT M•', pct �` ti• yr f 4' e„�, a T"r `k �,y , i,t 41: ygv r n '�.` ,s •.' '� .5f x � '>i' -., } � i i 3a '�}4 � F� s7 ', y a' i t �' � i c , , W ',; z tf '" {(itityr a �i 4 �. Y��'� � ,aP � .r a'� }i�r� �Y d•�,. • � e � , t`r .r � t �':� � t. a w F f• '°. � �h � + � a ts'` eta � _ . k;; 5%' � § -. wurJ i13. � � = �i F` ,.`r 1 is �4a t F L k �4” it 1�f� R••c,�d � � � '� .� I; i �tF ". y � �/{' - - + l §� t�\�#.i - 1i+ � �: t y, t' K kgie �xk• .:�t� - �-.�,, 7 S �' P'+q `yt ' .,�'"�� . s� x�.��/ r� 7 �� � - "�`' -.,h $ ,} "t: ', tk�A[�,�`y0 !� ya '. �' 1 i s 13 k'R kY r� # C �s+t}p •t �P ��'u �.spy + s., �: der { � c' .� .5. �. 5' ,t ;,?�4tis o� , ;;i%t�t`�' ktr, NX PA{` 9 Oil 1 .1 ��� ss �� �`� e- sg>Y ^S+ - �;• It F,�'�1A C Y ie � � � a'w7� t � 1 � �+r: tri � _ ��o *i r $r�i^ et si4 t• �.� � i �� a • m Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only, . Date applcatioreeetved Application Complete Date oaceeptanc Incomplete: Date of return 1. Project Title: Fieldstone Subdivision 2. Owner's Name Arcadia Devlopment Co. (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Winchester, VA 22602 Phone Number: 540)_662-4185 4. Design Company: Greenway Engineering Address: Same as above Phone Number: Same as above Contact Name: Niki Adhikusuma or Jeremy Tweedie 5. Location of Property South of Valley Mill Rd. Rte. 659 6. Total Acreage: 94.3987 Acres 7. Property Information a) Property Identification Number (PIN) b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoinirg Property Information: Property Identification Numbers North. See Attached Sheet South "' East " West " f) Magisterial District: 55-((A))-181 RP Vacant Single Family Detached Urban Single Family Attached (Townhouse) Property Uses See Attached Sheet Red Bud 8. Is this an original or amended Master Development Plan? Original ❑ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planningand Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will to complete prior to the submission of my master development plan application. Signature: Date: 7 4' I FIELDSTONE SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP 4 ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Wine, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 309 S. Stewart St Wine, 22601 Fu-Shep, Dr. AllenFutral 55-((A))-209 405 Briarmont Dr Wine, 22601 Manning& Ross 65-((A))-37 PO Box 27 Wine, 22604 Lynnhaven, LC -John Scully 55-((A))-206 112 N. Cameron St Wine, 22601 Ronald C & Elizabeth A. Dishdong 55I-((1))-4-240 138 Charlton Rd Wine, 22602 John R & Kandis R Jenkins 55I-((1))-4-239 136 Charlton Rd Wine, 22602 Gary Lee& Judith C Wastler 55I-((1))-4-238 134 Charlton Rd Wine, 22602 Jerry M & Yvonne Willis 551-((1))-4-237 132 Charlton Rd Wine, 22602 Ryan A & Patricia L Pugh 55I-((1))-4-236 130 Charlton Rd Wine, 22602 Steven R Dick 55I-((1))-4-235 128 Charlton Rd Wine, 22602 David A & Rhodes Megan E Lockhart 55I-((1))-4-234 126 Charlton Rd Wine, 22602 Charles D & Sandra H Gulick 55I-((1))-4-204 131 Rebecca Dr Wine, 22602 David A& Betty J Whipkey 55I-((1))-4-203 132 Rebecca Dr Wine, 22602 Carlisle Heights Home Owners' Asso 55I-((1))-3 PO Box 2241 Wine, 22604 Matthew C & Katherine McHale 55 -((A)) -165C 1291 Valley Mill RdWinc, 22602 Mill Race Estates Home Owners' Asso 55 -((A)) -175E 817 Dutton Place Wine, 22603 WilliamH & Genevieve Schuller 55 -((A)) -178,178A PO Box 897 Berryville 22611 WilliamH. Schuller, Jr 55-((A))-177 963 Valley Mill Rd Wine, 22602 Charles R Racey 55 -((A)) -176B 985 Valley Mll Rd Wine, 22602 The Cameron Group 55 -((A)) -176A 315 Cameron St Wine, 22602 Mark R Ritchie 55 -((A)) -175A 1071 Valley Mill RdWinc, 22602 Adjoining Property Information: Property Identification # North 55 -((A)) -175E 55 -((A)) -165C South 55I-((1))-4-203, 204, 234 55-((A))-206 65-((A))-39 East 55-((A))-209 55-((A))-210 West 55I-((1))-4-240, 239, 238, 237, 236, 235 551-((1))-3 Property Uses RP -Vacant RP -Vacant RP RP RP RP RA -Aur RP RP -Vacant COG Special Limited Power of Attorney w County of Frederick, Virginia 17 A Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Arcadia nPyP1 mPnt rn- (Phone) (540) 751-0321 (Address) 117N. Bailey Lane, Purcellville, VA 20132 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. OL.cti ocATi S'- on Page and is described as Parcel: T.M#: 55-((A))-151 Subdivision: Fieldstone Subdivision do hereby make, constitute and appoint: (Name) Greenway En ing eering (Phone) 540-662-4185 (Address) 151 Windy Hill Lane To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits 0 Master Development Plan (Preliminary and Final) Fa Subdivision ® Site Plan My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this 8 t1xlay_ of Dec . 2003 Signature(s) c 1, Jo-nI/ A- 11 State of �.. City/County of s } C k �r.- / , To -wit: I,a Notary Public in and for the jurisdiction aforesaid, certify that the persons) who signed to the foregoing instrument and whgJ§'( yknown to me, personally appeared before me and has acknowledged the same before me in the iuri�distigp; oresaid this day of �, 200 . PENNY HUNTER AgmCommissi # 128124,11 mmission Expires: &10J I L4 PUb11C Notary Public %V Santa Clara County My Cor m. des Nova, 2iD4 P MASTER DEVELOPMENT PLAN #03-04 FIELDSTONE SUBDIVISION Staff Report for the Planning Commission Prepared: March 18, 2004 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 04/07/04 Pending Board of Supervisors: 04/28/04 Pending LOCATION: The property is located south of Valley Mill Road (Route 659) and east of Carlisle Heights Subdivision. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-181 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: RP (Residential Performance) District East Zoned: RA (Rural Areas) District West Zoned: RP (Residential Performance) District Present Use: Unimproved Use: Unimproved (Abrams Creek) Use: Residential (Channing Drive Subdivision) Use: Agricultural, Residential Use: Residential (Carlisle Heights Subdivision) PROPOSED USE: 63 single-family detached urban houses, with minimum lot sizes of 12,000 square feet, curb & gutter, sidewalks, and streetlights, and 225 townhouses. REVIEW EVALUATIONS: MDP #03-04, Fieldstone Subdivision Page 2 March 18, 2004 `Virginia Dept. of 'Transportation: The amended Master Development Plan for this property appears to have a measurable impact on Channing Drive, Routes 659 and 656, the VDOT facilities which would provide access to the property. Based on our conversation on September 22, 2003 the number of trips per day for Section H is being doubled from approximately 900 trips per day to 1800 trips per day. With this significant increase in traffic, we will be requiring a dedicated left turn from Channing Drive onto Highcliff Drive. A revised Traffic Impact Analysis must be submitted. We will also be requiring a traffic signal agreement at the same intersection. A right turn lane shall be required from Channing Drive heading west onto Highcliff Drive. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off-site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Fire Marshal: Plan approval recommended. Sanitation Authority: Approved - amended County Inspections: No comment required at this time. Shall comment at the time of subdivision plan. Public Works: We offer no comments at this time. A comprehensive review shall be performed at the time of subdivision plan approval. Geographic Information Systems: Braxton Place & Nassau Dr. previously approved & reserved for use in system. Rebecca Dr. & Channing Dr. are extensions to existing roads. Suffixes are appropriate & correct. Frederick County Department of Parks and Recreation: The revised Master Development Plan for Fieldstone Subdivision appears to meet the county open space and recreational unit requirements. However, a high percentage of the allowable open space provided appears to be in flood plain area and not easily accessible. Staff also recommends that the proposed trail be ten feet in width and meet the minimi m Standar d3 for trail rnnetnirrtinn used by the rniinty, Rtaffhac based this rPrnmmPndattnn on Federal Highway Administration and American Association of State Highway and Transportation Officials guidelines which state that two directional linear walking/bike trails should be a minimum of ten feet in width. The potential for the trail to connect to adjacent future development should also be provided. Winchester Regional Airport: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. MDP #03-04, Fieldstone Subdivision Page 5 March 18, 2004 Waiver urban dwellings) will be public. Access to Section 2 (townhouses) shall be provided via a private road network connected to Nassau Drive. Per Section 144-24, of the Frederick County on* Subdivision Ordinance, individual lots accessed by private streets shall be located within 500 feet of a public road. The applicant is seeking approval from the Planning Commission for a distance approximately 624 feet from a public road. The Subdivision Ordinance gives the Planning Commission the ability to allow lots to be located as much as 800 feet from a state road in cases where enhanced circulation is provided with a driveway loop. Comprehensive Policy Plan: The 94.362 -acre parcel is zoned RP (Residential Performance) and is within the UDA (Urban Development Area) and the S WSA (Sewer and Water Service Area). The property is not located within the study area of any small area land use plan. It is located just outside of the Route 7 East Corridor Plan, which was adopted by the Board of Supervisors in 1994. The Comprehensive Policy Plan states that suburban residential development must occur within the UDA. Density: The overall gross residential density proposed with this master development plan is 3.05 units per acre. This breaks down to a 1.40 gross density in Section 1 and a 4.56 gross density in Section 2. The maximum gross density for a parcel of this size is 5.5 dwelling units per acre. Recreational Facilities, Landscaping, Buffers, and Open Space The revised master development plan for the Fieldstone Subdivision shall contain at least 28.309 acres (30%) of open space; of which, slightly more than 50% shall be located outside of areas of steep slopes. For the proposed townhouses, one recreational unit shall also be provided for every 30 dwelling units. This calculates to a total of eight required recreational units. Landscaping shall be provided for all proposed parking lots and as required by Section 165-36, Landscaping, of the Frederick County Zoning Ordinance. A residential separation buffer is required between the proposed townhouses and the southern property line. In addition to this buffer, a road efficiency buffer is required between the proposed residential uses and Channing Drive. A six foot wide asphalt trail will be provided within the inactive portion of the road efficiency buffer along Channing Drive. The proposed trail is shown on the west side of Channing Drive, from the southern limits of the parcel, to the rear of the proposed townhouse development. Planning Staff Comment: Staff suggests that the proposed trail be extended to Abrams Creek to allow for the possibility of connecting it with a nature trail which could emerge in the future along Abrams Creek. If amenable, the applicant could also provide assurances for an easement along Abrams Creek to allow Frederick County to use the property for a public trail if determined appropriate in the future. MDP #03-04, Fieldstone Subdivision Page 6 March 18, 2004 STAFF CONCLUSIONS FOR 04/07/04 PLANNING COMMISSION MEETING: This Master Development Plan is consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the issues identified by staff, as well as those issues brought forth by the Planning Commission, should be appropriately addressed prior to a recommendation to the Board of Supervisors. A summary of concerns and comments from the Planning Commission to the Board of Supervisors concerning this master development plan application would be appropriate. It would also be appropriate for the Planning Commission to either approve or deny the applicant's request to allow individual lots, accessed by private streets, to exceed the 500 foot distance from public streets. 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OX �g� t �_ :r�+Y7F :., x; �"• ;� y r - '�.... tis 1ts11 �• n e. - y �,: i ,'kt��� i ��'.: � `� ��., ( � '` h F .,i,:y� to4>✓ � � ro,._ -,t�� r' f �4�y' t aa. kkt ,+"y� g1i+i�ti'j;f.'i yyt� 4 I�. 'L- Sr• c3. � � �+ .., I e�;• iy �{� 1 � .�: a "f. 1 1 3 a -..,°t. '. �'�C�.-tT !J � - � t} i�ws r°'.ay t r,W11, §�*."y 'rr +i t t 3g a �+. �� � '�.. `+ � j L �+F.�3y' .�© .. f 4 D •s} �'' ,+, tit ti�,�E :�jw•. "� + �£ tl-u'. F��i _ -. .L . Y+,4`✓ 1.,. - k I �{�t�iy � �19 k ♦ e T ,j S y A iA s ,.,aPt�. �t�r ",' �- • '��; �`� t���x [� 'f�.��'"i4E. � yr7 i. 'EAt 1'� 1i��� ; 1 ,yys ,•� Nii yti . @t ;a,yi�•.Y�y. .,- .. _ „�?; w% - a ,�i'{S yyY,;'r ",� 1 �ja�. t, �' 4�}��a} a 0 F POSrK, Ir ; 1= - Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Fieldstone Subdivision 2. Owner's Name Arcadia Devlopment Co. (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Winchester, VA 22602 Phone Number: 540)_662-4185 4. Design Company: Greenway Engineering Address: Same as above Phone Number Contact Name: Same as above Niki Adlhikusuma or Jeremv Tweedie �. h 5. Location of Property South of Valley Mill Rd. Rte. 659 6. Total Acreage: 94.3987 Acres 7. Property Information a) Property Identification Number (PIN) b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoinirg Property Information: Property Identification Numbers North See Attached Sheet South East " West " f) Magisterial District: 55-((A))-181 RP Vacant Sin le Family Detached Urban Single Family Atached (Townhouse) Property Uses See Attached Sheet Red Bud 8. Is this an original or amended Master Development Plan? Original ❑ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. ... Signature: -�' .. Date: FIELDSTONE SUBDIVISION ADJOINING PROPERTY OWNERS NAME TAX MAP # ADDRESS Linda D. & Goldie L. Adams 55-((A))-210 310 Eddy's Lane Winc, 22602 Fu-Shep, Dr. George Sheppard 55-((A))-209 309 S. Stewart St Winc, 22601 Fu-Shep, Dr. AllenFutral 55-((A))-209 405 Briarmont Dr Winc, 22601 Manning & Ross 65-((A))-37 PO Box 27 Winc, 22604 Lynnhavai, LC -John Scully 55-((A))-206 112 N. Cameron St Winc, 22601 Ronald C & Elizabeth A. Dishdong 55I-((1))-4-240 138 Charlton Rd Winc, 22602 John R & KandisR Jenkins 55I-((1))-4-239 136 Charlton Rd Winc, 22602 Gary Lee & Judith C Wastler 551-((1))-4-238 134 Charlton Rd Winc, 22602 Jerry M & Yvonne Willis 55I-((1))-4-237 132 Charlton Rd Winc, 22602 Ryan A & Patricia L Pugh 55I-((1))-4-236 130 Charlton Rd Winc, 22602 Steven R Dick 55I -((l))-4-235 128 Charlton Rd Winc, 22602 David A & Rhodes Megan E Lockhart 551-((1))-4-234 126 Charlton Rd Winc, 22602 Charles D & Sandra H Gulick 55I-((1))-4-204 131 Rebecca Dr Winc, 22602 David A& Betty J Whipkey 55I-((1))-4-203 132 Rebecca Dr Winc, 22602 CarlisleHeights Home Owners' Asso 55I-((1))-3 PO Box 2241 Winc, 22604 Matthew C & Katherine McHale 55 -((A)) -165C 1291 Valley Mill Rd Winc, 22602 Mill Race Estates Home Owners' Asso 55 -((A)) -175E 817 Dutton Place Winc, 22603 WilliamH & Genevieve Schuller 55 -((A)) -178,178A PO Box 897 Berryville 22611 WilliamH. Schuller, Jr 55-((A))-177 963 Valley Mill Rd Winc, 22602 Charles R Racey 55 -((A)) -176B 985 Valley Mll Rd Winc, 22602 The Cameron Group 55 -((A)) -176A 315 Cameron St Winc, 22602 Mark RRitchie 55 -((A)) -175A 1071 Valley Mill Rd Winc, 22602 Adjoining Property Information• Property Identification # North 55 -((A)) -175E 55 -((A)) -165C South 55I-((1))-4-203, 204, 234 55-((A))-206 65-((A))-39 East 55-((A))-209 55-((A))-210 West 55I-((1))-4-240, 239, 238, 237, 236, 235 55I-((1))-3 Property Uses RP -Vacant RP -Vacant RP RP RP RP RA -Aar RP RP -Vacant 41�K CO �a Special Limited Power of Attorney County of Frederick, Virginia 111, Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Arcadia nPVP1npmpn C (Phone) (.540) :51.0321 (Address) 117N. Bailey Lane, Purcellville, VA 20132 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 02.pc>cA�i 5- on Page and is described as Parcel: T.M#: 55-((A))-151 Subdivision: Fieldstone Subdivision do hereby make, constitute and appoint: (Name) Greenway En ing eering (Phone) 540-662-4185 (Address) 151 Windy Hill Lane To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits El Master Development Plan (Preliminary and Final) Ca Subdivision ® Site Plan My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this 8 tWay of Dec. 12003 , Signature(s) ( cak. / 1 State of 3��' -City/County of ` a, In C ks--e,_ , To -wit: 0 a Notary Public in and for the jurisdiction aforesaid, certify that the person) - who signed to the foregoing instrument and whc is­(a-ejyknown to me, personally appeared before me and has acknowledged the same before mein the j�ri,�disti� aforesaid this —K day of ))zc, , 200?5 PENNY HUNTER ul-Commission # t?E1271" mmission Expires: /t (v; Nc{ary Public iw Notary Public - Santa Clara County My Cortin. E PkM Nova, 20D4 P