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PC 10-01-03 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia October 1, 2003 7:00 P.M. CALL TO ORDER TAB 1) Citizen Comments ................................................. (no tab) PUBLIC HEARING 2) The Virginia Department of Transportation and the Frederick County Planning Commission, in accordance with Section 33.1-70.01 of the Code of Virginia, will conduct a joint public hearing. The purpose of this public hearing is to receive public comment on the proposed Secondary Six -Year Plan for Fiscal Years 2004/05 through 2009/10 in Frederick County, and on the Secondary System Construction Budget for Fiscal year 2004/05. All projects in the Secondary Six -Year Plan that are eligible for federal funds will be included in the Statewide Transportation Improvement Program (STIP), which documents how Virginia will obligate federal transportation funds. (Mr. Camp) .......................................................... (A) 3) Request for Expansion of the Sewer and Water Service Area (SWSA) to include the entire area of a 98.7768 acre parcel which is located approximately three quarters of a mile east of Martinsburg Pike (Route 11), on the north side of Brucetown Road (Route 672). The parcel is identified by Property Identification Number 34-A-11, and is located in the Stonewall Magisterial District. (Mrs. Kennedy)........................................................ (B) 4) Rezoning #10-03 of Frederick Land Company, LLC, submitted by Triad Engineering, to rezone 98.7768 acres from EM (Extractive Manufacturing) District to M1 (Industrial Light) District. This property is located approximately three quarters of a mile east of Martinsburg Pike (Route 11), on the north side of Brucetown Road (Route 672), and is identified with Property Identification Number 34-A-11 in the Stonewall Magisterial District. (Mrs. Kennedy)....................................................... (C) 5) Other • i COUNTY of FREDERICK Department of Planning and Development 540/665-5651 MEMORANDUM TO: Frederick County Planning Commission FROM: Jeremy Camp, Planner II " RE: Public Hearing - 2004-2005 Secondary Road Improvement Plan DATE: September 15, 2003 FAX: 540/665-6395 The Frederick County Secondary Road Improvement Plan is updated annually in the fall through a public hearing process involving reviews by the Transportation Committee, the Planning Commission and the Board of Supervisors. The adopted plan is submitted to the Virginia Department of Transportation (VDOT) Edinburg Residency, who in turn develops cost estimates and advertisement dates for road improvement projects within the County. Allocations for major road improvement projects, hard surface improvement projects and incidental construction projects are provided based on priority. The most significant change this year includes the new Rural Rustic Road Program, recently adopted by VDOT. This program gives localities the option of hard surfacing certain unpaved roads with tar and chip, and with minimal reconstruction. If this option is chosen, localities must pass a resolution to limit development along the road in the future. Adams Road (Route 689) is the only road in Frederick County which is in the Rural Rustic Road Program. However, several other roads have potential to be in this program in the future. The Frederick County Transportation Committee considered the draft update during their September 2, 2003 meeting. No citizens addressed the committee during this meeting and a recommendation was forwarded to approve the draft 2004-2005 Secondary Road Improvement Plan as presented by staff. Please find attached a draft update for the 2004-2005 Frederick County Secondary Road Improvement Plan, including a map that shows the scheduled hard surface improvements and major road improvements. Also attached is information about the Rural Rustic Road Program. Staff requests that the Planning Commission forward a recommendation to the Board of Supervisors for final disposition of this matter. U'\COMMITTEES\TRANSPORTATION\Projects\RoadPia Updates\Secondary\2004-2005\PCMEMO_PUBLIC HEARING.wpd 107 ]North Kent Street • Winchester, Virginia 22601-5000 FREDERICK COUNTY SECONDARY ROAD IMPROVEMENT PLAN MAJOR PROJECTS/ NEW HARD SURFACE/ INCIDENTAL CONSTRUCTION 2004 - 2005 through 2009 - 2010 Frederick County Transportation Committee (9/2/03 - Recommendation for Approval) Frederick County Planning Commission (Action Pending) Frederick County Board of Supervisors (Action Pending) 08/13/03 FREDERICK COUNTY MAJOR ROAD IMPROVEMENT PR03ECTS 2004/2005 through 2009/2010 Major road improvement projects command the reconstruction of hardsurfaced roads to enhance public safety. improvements required for road width, road alignment, road strength, and road gradient are considered major road improvements projects. * To be constructed as one project FREDERICK COUNTY Page 1 of 6 12 z o: o. 1) 647 0.22 mi. N 1,1 mi. N of Includes PE Aylor Road of Rt. 277 Rt. 277 6900 0.9 miles OP/SH $5.886,623 03/04 8 R/W for both projects a) 647 1.1 mi N of Route 642 1.2 miles Aylor Road Rt. 277 6800 OP/SH $3,039,000 03/06 2) 719 Route 277 Route 642 n/a 1.55 miles OP Revenue Under Warrior Drive Sharing Construction Fund 3) 656* Route 657 Route 655 4300 1.36 miles SH/RB $4,224,114 UN/SH Feasibility Greenwood Road I Phase 4) 655" Route 656 Route 50 5000 0.78 miles SH $5,653,395 UN/SH Feasibility Sulphur Springs Phase Road * To be constructed as one project FREDERICK COUNTY Page 1 of 6 08/13/03 UNSCHEDULED MAJOR ROAD IMPROVEMENT PROJECTS 2004/200577;7 010 • : Z.' fl' ta- U. �. o Wardensville Grade Valle Mill Road Route 50 West Route 616 1100 2.83 miles BC Route 820 Route 7 1500 0.2 mile RB curb and gutter improvements for the Town of Stephens City 608 659 Towns curb and gutter improvements for the Town of Middletown Towns Route 761 Route 660 1.1 miles ST 664 Jordan S rin s Road Route 664 Route 7 1500 1300 2.13 miles ST 660 Woods Mill Road Winchester City East Route 37 1.03 miles BC 622 Cedar Creek Grade Limits 1.07 Mi. N Rte. 679 Route 684 12,000 1.93 miles GA 600 North Hayfield Road Route 656 Route 820 760 4900 1.8 miles RB 659 Valle Mill Road Winchester City Route 656 1.6 miles SH/RB 657 Senseny Road Limits Route 673 Route 522 9800 1.66 miles GA 739 Apple Pie Rid le Road Route 277 North Route 642 3100 1400 1.6 miles OP/SH 636 White Oak Road Winchester City Route 522 1.36 miles SH 644 Pape -nill Road Limits Route 11 North South Route 660 7400 3.24 miles ST 661 Redbud Road Route 629 Route 37 760 5.86 miles BC 622 Cedar Creek Grade Route 656 Clarke Co. 3800 2.07 miles RB 657 Sensen Road Route 647 Line Route 277 5200 4200 0.68 mile OP 641 Double Church Road Old Charlestown Route 11 North Route 664 2500 1.13 miles ST 761 Road Route 7 Route 656 6700 1.09 miles RB 659 Valle Mill Road Route 277 1.5 Mi. S. 1100 1.5 miles OP 636 Hudson Hollow Road Route 1109 Rte. 277 Route 628 1900 0.57 mile BC 621 Jones Road Back Mountain Road Route 753 Route 614 3100 1.6 miles BC 600 0.2 Mi. W. Rte 1187 Route 1031 9800 19 mile OP/SH 642 Tasker Road Route 663 Route 11 3900 1.21 miles ST/GA 661 Welltown Road Route 621 North Winchester 3700 1.25 miles BC 628 Middle Road Interstate 81 Ci Limits Route 11 1500 0.49 mile OP 627 Reliance Road Back Creek Road Route 751 South Route 683 1100 4.11 miles BC 704 Page 2 of 6 08/13/03 FREDERICK COUNTY HARDSURFACE ROAD IMPROVEMENT PROJECTS 2004/2005 through 2009/2010 Hardsurface road improvement projects provide impervious resurfacing and reconstruction of non-hardsurfaced secondary roads. Hardsurface improvement projects are prioritized by an objective rating system which considers average daily traffic volumes; occupied structures; physical road conditions including geometrics, drainage, and accident reports; school bus routing; and the time that project requests have been on the Secondary Road Improvement Plan. Page 3 of 6 t -- c3 UJIW Z co Y d Z � to tiiiUJ - � aIUL�, , 20 v o U3 Q 1) 689 Adams Road Route 600 2.30 Mi. N. 100 2.3 miles GA $834,000 10103 3R/Rural S. Rt. 600 S. Rustic 2) 689 2.54 Mi. N. Route 600 100 1.7 miles GA $702,800 07/05 Rustic Adams Road Back Creek Road Rt. 600 S. Route 683 N. W. VA Line 160 3.30 miles BC $1,089,200 3/07 Rural Potential Rural 3) 704 Rustic t) 618 Gough Road Route 622 Route 608 60 3.3 miles BC $1,115,900 3/09 Potential Rural Rustic 5) 705 Ebenezer Church Road 0.25 Mi. E. Route 522 160 4.25 miles GA $1,594,100 UN/SH Potential Rural Rt. 703 Page 3 of 6 08/13/03 FREDERICK COUNTY UNSCHEDULED HARDSURFACE ROAD IMPROVEMENT PROJECTS Page 4 of 6 2004/2005 throu n zuuy/ iuiu J: 150 � zUl �. �- Q v , �. 1) 679 Indian Hollow Road Pack Horse Road North Sleepy Creek Road Ridings Will Road Fishel Road 0,3 Mi. W. Rt. 608 1.2 Mi. NE Rt. 600 1.27 Mi. SW Rt. 522 N. Route 636 Route 600 0.5 Mi. E. Rt. 600 Route 671 2.27 Mi. SW Rt. 522 N Route 735 Route 600 140 200 140 160 30 2.5 es 1.4 miles 1 mile 2. es 11.6eS GA GA GA OP BC 79 77 76 75 71 2) 692 3) 734 4) 709 5) 612 Warm Springs Road 0.83 Mi. N Rt. 677 Route 677 240 0.8e7 GA 71 r7) 676 629 Carter Lane Route 631 Route 625 290 1.8 miles BC 70 Canterburg Road Hollow Road Route 640 W. VA Line Route 641 Route 610 130 200 mileS 1.6 miles OP BC/GA 70 69 8) 636 9) 707 Heishman Lane Chestnut Grove Road Middle Fork Road Route 600 Route 805 2.3 miles north Rt. 522 End of State Maintenance Route 685 W. VA State Line 100 100 30 0.78 mile 1.6e2s 0.9 mile BC GA GA 69 63 62 10) 607 11) 681 12) 695 13) 644 East Parkins Mill Road Fletcher Road Route 50 East Route 50 West Clarke Co. Route 707 260 120 mile mile 1.3 miles SH GA 60 59 14) 733 15) 836 Walters Mill Lane Clark Road Route 11 North Route 625 End of State Maintenance Route 759 130 70 0.8e m0.ile ST BC 59 57 16) 638 the Road Route 709 Route 735 150 1. les OP 57 17) 636 Woodside Road. Route 669 W. VA State Line 220 0.3e ST 57 18) 671 19) 696 South Timber Rid Road a Timberlakes Lane Cougill Road Route 522 North Route 671 Route 635 Route 694, End of State Maintenance Route 11 South 130 180 280 1.miles 0.25 mile 0,.25 GA ST BC t 55 51 , 50 20) 811 21) 634 Page 4 of 6 08/13/03 FREDERICK COUNTY INCIDENTAL CONSTRUCTION 2004/2005 through 2009/2010 Incidental construction projects are defined as minor construction projects that cost less than $100,000. Examples involve drainage improvements, site distance improvements, spot widening, replacing overflow pipes with box culverts, and the application of plant mix on existing road surfaces. The Virginia Department of Transportation determines if a proposed :rI& i /, +�nr+inn hoenri nn thA nvP_rnll szmne of the improvement. r0 eGi UGIII IG5 I ul n 1wUv" ecu v.n w.. �+�•�• • �-.,-- -.. _..- - - -- --- - - - - - me j.r { Z O.. 1) 641 Doub{e Church From: 0.02 Mi. N. Rt. 636E Improve drainage & OP $22,000 2003104 Road To: Rt. 636W widen shoulder 2) 600 Brush Creek From: 1.15 Mi. S Rt. 693 Widen slope and GA $45,000 2003/04 Road To: 1.42 Mi. S Rt. 693 shoulder both sides 3) 705 Ebenezer From: miles W of Rt. 522 Spot Improvements $33,500 2003!04 Church Road To: .3 miles W of Rt. 752 4) 1200 Baker Lane Int. of Rt. 1322 Traffic Light ST $12,000 2003104 Federal —10% Funds Match Approved 5) 764 Lee Avenue 0.5W. Rt. 11 Replace Pipe w/ Box ST $75,000 2003/04 Culvert 6) 627 Reliance Road 0.02 M.W. 1-81 Turn lane into Carolyn OP $75,000 2003104 Complete Avenue at Middletown 7) 661 Welltown Road Rt. 11 to Railroad Tracks Tum Lane ST $75,000 2003/04 Complete 8) 636 White Oak From: 0.5 Mi. N. Rt. 641 Spot Improvements OP $50,000 2003/04 No R/W Road To: 2 Mi. N. Rt. 641 9) 638 Vauclose At 0.10 Mi. W. Rt. 11 R/R Crossing- OP $11,500- 2003/04 Requesting Road Flashing lights and 10% Federal Ates Matching Funds 10) 1251 Pebble Brook Brentwood Terrace Plant Mix RB $70,000 2003/04 Spring Lane 11) 1201 Oak Ridge Fairway Estates Plant Mix SH $50,000 2003104 Spring Lane 12) 618 Gough Road From: 2.09 Mi. S. Rt, 608 Widen Curve BC $30,000 2003104 To: 2.12 Mi. S. Rt. 608 13) 654 Marple Road From: 0.11 Mi. N. Rt. 679 Re -grade Slope GA $30,000 2003/04 To: 0.16 Mi. N. Rt. 679 14) 647 Aylor Road 0.1 Mi. N. of Rt. 277 Curb & Gutter OP $20,000 2003104 15) 622 Cedar Creek From: Rt. 629 Lower vertical curve to BC $50,000 2003/04 Complete Grade To: 0.05 mi N of Rt. 629 improve sight distance 16) 1323 Park Centre at 0.4 miles East of Rt. 11 RIR Crossing- Improve ST $8,000 2003/04 Requesting Drive Surface 10% Federal matchinR Funds 17) 657 Senseny Road From Rt. 1204 to Rt. 1265 Construct Center turn RB/S $75,000 2003/04 Requesting lane, widen pavement H 10% Federal & bride matching Funds 18) 657 Senseny Road From Rt. 1265 to 0.06 Construct center tum RB/S $75,000 2003104 Requesting miles east of Rt. 1225 lane H 10% Federal matching Funds Page 5 of 6 08/13/03 Page 6 of 6 0 � -r v ~ a. o .. . ate- vUJ¢ z o LU 19) County -wide Improvement Install guardrail at various locations $20,000 2004/05 Stonebrook Stonebrook Farm Plant Mix BC $220,000 2004/05 20) 1109 Road Chestnut Grove Road From: Rt. 608 To: 0.19 mi S of Rt. 608 Lower vertical curves to improve sight distance GA $50,000 2004/05 21) 681 Chestnut Grove Road New Hope Road of Middletown At 0.1 mi SW of Rt. 608 From: 0.16 Mi. W. of Rt. 522 To: 0.23 Mi. W. of Rt. 522 Various roads Replace pipes with box culvert Widen slope to improve sight distance Plant Mix GA GA BC $80,000 $40,000 $120,000 2004/05 2004/05 2005/06 22) 681 23) 699 24) Town Town of Stephens City 661 Redbud Road Various roads 0.45 mile east of Rt. 11 Plant Mix Install flashing lights & bells at RR crossing OP SW $110,000 $15,000 2005106 2005/06 Requesting g Funds 25) 26) Singhas Road 0.05 mile south of Rt. 803 Install flashing lights & bells/upgrade crossing BC $17,500 2005106 Requesting Federal Funds 27) 620 28) 684 Gainesboro Road 234' southeast of Rt. 522 Install flashing lights & bellslupgrade crossing GA $17,500 2005/06 Requesting Federal Funds 29) Gainesboro Road 0.20 mile east of Rt. 600 Install flashing lights & bells/upgrade crossing GA $17,50D 2005/06 Requesting Federal Funds 684 Brucetown Road 0.45 mile east of Rt. 11 Install flashing lights & bells at RR crossing SW $15,000 2005106 Requesting Federal Funds 30) 672 Back Creek Road From: 0.37 mile south of Rt. 783 To: 0.80 mile south of Rt. Improve drainage & widen roadway BC $85,000 2005/06 31) 704 783 Page 6 of 6 2004 - 2005 SECONDARY ROAD ftl A Ll Scheduled Hardsurface Road Improvements (HR) CR, z Towl 601-331*4 Scheduled Major Road Improvements (MR[) Lak#4 I /V c*4q, �Oww, Virginia Department of Transportation's Rural Rustic Road Program Prepared by the Office of Local Assistance Virginia Department of Transportation 1401 East Broad Street Richmond, Virginia 23219 James S. Givens, Director June 2003 We Keep,'�„� Virginia oving July 1, 2003 Foreword The Local Assistance Division and the Rural Rustic Road Policy Committee are pleased to present these Guidelines for Rural Rustic Roads. This concept, first enacted by the 2002 Session of the General Assembly of Virginia, is a practical approach to paving Virginia's Low Volume Unpaved Roads. A pilot program implemented in July 2002, demonstrated the success of this program concept. It ensures that we practice environmental and financial stewardship while providing basic paved access to more of our rural countryside. The 2003 Session of the General Assembly amended the legislation to provide that this method will be considered as a first alternative for improving all unpaved roads in the future. The Rural Rustic Road Program is effective July 1,2003. Special appreciation is expressed to the Members of the Rural Rustic Road Policy Committee: Julie R. Brown Local Assistance Division Rob N. Bowman, P.E. Amelia Residency Judith C. Dunn Programming Division James S. Givens Local Assistance Division Junior H. Goad, P.E. Hillsville Residency Conrad L. Hill Lebanon Residency Charles A. Kilpatrick, P.E. Fredericksburg Residency Michael C. McCormack Amherst Residency Brennan B. Snyder Environmental Division Joe F. Staton Warsaw Residency David A. Steele, P.E. Waverly Residency Stephen A.Tyrrell, P.E. Leesburg Residency Jerry R. VanLear, P.E. Verona Residency Jimmy W. White, Jr. Lexington Residency C. F. 'Frank' Gee, P.E. Chief Engineer of Operations July 1, 2003 RURAL RUSTIC ROAD PROGRAM Table of Contents Introduction..................................................................................................................................... 1 Unpaved Road Improvement Program Options.................................................................. 1 Guidelines For Rural Rustic Road Program................................................................................... 2 EligibilityCriteria............................................................................................................... 2 VDOT Review Of Rural Rustic Road Candidate Projects ................................................. 3 ApprovalProcess................................................................................................................ 4 Environmental Requirements For Rural Rustic Road Program .......................................... 5 Sample Resolution For Rural Rustic Road Project......................................................................... 6 ScopingDocument.......................................................................................................................... 7 EnablingLegislation....................................................................................................................... 8 July 1, 2003 Introduction The Rural Rustic Road Program will significantly improve VDOT's ability to pave the vast backlo,2 of unpaved roads. The following chart will help guide whether the Rural Rustic Road option is the best alternative for a given road. Unpaved Road Improvement Program Options ,... Unpaved Road Pave -In -Place Rural Rustic Road r,.. The road must already be a state maintained road in the secondary system of Roadway Status state highways. These programs do not apply to the addition and improvement of roads that are privately maintained. 50 vpd minimum for Traffic Volume unpaved road funds, VPD = vehicles per day otherwise no minimum for 50 — 750 vpd 50 — 500 vpd Limitations are based on normal secondary funding (see below). construction funding. Project must be in the County's Secondary Six -Year Plan (SSYP) County Project must be in the Project must be in the of improvements. Board must County's Secondary Six- County's Secondary Six- also request the Rural Rustic Government Year Plan (SSYP) of Year Plan (SSYP) of Road Program be used, by Action and Funding improvements. improvements. passing a special resolution declaring the road a "Rural Rustic Road." The County Board indicates growth and traffic generated Land Use No restrictions. No restrictions. by the land are not expected Growth Factor to increase significantly over the next 10 years. Safety factors are Safety factors are Ideally, the road can be paved as it is without any special Safety addressed as part of the addressed as part of the needs regarding alignment, project. project. drainage or safety issues. Generally, the existing Minor changes in alignment should be capable of Reconstruct as necessary to alignment may be safely handling the traffic Alignment improve alignment and necessary to address volume and increased speeds issues. that may result from the improved riding conditions. Roadway drainage will be Roadway drainage will Existing drainage provisions should be sufficient with Drainage improved, if needed. be improved, if needed. minimal improvement. Paving may be done within the existing right Abutting property owners of way, but abutting Paving may be done within will need to provide property owners are the existing right of way, Right of Way additional right of way, normally expected to which may be a minimum of normally 50 feet in width. donate additional right- 30 feet. of -way for spot widening, if necessary for safety. 7/2/03 GUIDELINES FOR RURAL RUSTIC ROAD PROGRAM Effective July 1, 2003 The following guidelines apply to the Rural Rustic Road Program: Eligibility Criteria ❑ Must be an unpaved road already within the State Secondary System. ❑ Must carry at least 50 but no more than 500 vehicles per day. ❑ Must be a priority (line item) in an approved Secondary Six -Year Plan, even if the funding source is not from normal, secondary construction allocations. ❑ Governing body of County, in consultation with VDOT's Resident Engineer or designee, must designate a road or road segment as a Rural Rustic Road. ❑ Roadway or roadway section must be predominately for local traffic use. ❑ The local nature of the road means that most motorists using the road have traveled it before and are familiar with its features. ❑ County Board of Supervisors will endeavor to limit growth on roads improved under the Rural Rustic Road program and cooperate with the Department through its comprehensive planning process to develop lands consistent with rural rustic road concepts. ❑ Requires a special Resolution designating the road as a Rural Rustic Road by County Board of Supervisors for each individual road (see page 6). 2 7/2/03 VDOT Review of Rural Rustic Road Candidate Projects ❑ Consider the views of the governing body making the request and of the residents and owners of the adjacent property. ❑ Consider the historical and aesthetic significance of such road and its surroundings. ❑ Focus on leaving trees, vegetation, side slopes, and open drainage abutting the roadway undisturbed to the maximum extent possible. ❑ Improvements along Rural Rustic Roads may be less than minimum design standards, as outlined in the Chief Engineer's memorandum dated June 11, 2002. AASHTO's Guidelines For Geometric Design of Very Low -Volume Local Roads (ADT <= 400) may be used as a guide. ❑ Look for evidence of site-specific safety problems and focus safety expenditures on those sites where a site-specific safety problem exists. Consideration should be given to appropriate warning signs as needed. ❑ Low volume local roads have very few crashes. Even when 5 — 10 year crash data are available, this data will often be so sparse that other indicators of safety problems should be considered as well. Such other indicators may include field reviews to note skid marks or roadside damage, speed data (which may indicate whether speeds are substantially higher than the intended design speed), or concerns raised by police or local residents. 7/2/03 Approval Process ❑ *Resident Engineer is VDOT's designated representative in dealing with County Boards of Supervisors regarding Rural Rustic Roads. ❑ Board of Supervisors requests the Resident Engineer to evaluate a section of road as a candidate for the Rural Rustic Road program. ❑ Resident Engineer advises Board whether road appears to be a good candidate for program. ❑ Resident Engineer will review all proposed unpaved road projects in the approved Secondary Six -Year Plan for eligibility as a Rural Rustic Road project. ❑ Board of Supervisors designates road as Rural Rustic Road, by resolution. ❑ Resident Engineer concurs in designation and determines if improvements can be made according to Rural Rustic Road concepts and advises Board of project concept. ❑ If for some reason the Board of Supervisors does not accept the final decision from the Resident Engineer after consideration by the District Administrator's office, a final appeal may be sent through the Resident Engineer and District Administrator to the Chief Engineer, for consideration by the Commissioner. ❑ Resident Engineer requests assistance from other divisions, as needed in developing project in accordance with Rural Rustic Road Guidelines. ❑ Requires State Environmental Review Process and permit determination by Environmental staff of VDOT. ❑ Requires scoping documentation (either LD -430 package or modified scoping document developed by Programming Division, see page 7). *Note: The Transportation Manager will be VDOT's designated representative in Northern Virginia. 0 7/2/03 Environmental Requirements for Rural Rustic Road Program All projects being considered for this program should be reviewed by the Residency Environmental Specialist or District Environmental Staff for consideration of the following: 1. SERP (Requires 60-90 days) • Is not required if there are: i. No improvements, ii. No horizontal/vertical realignments, iii. No widening, and iv. No acquisition of right of way. 2. Water Quality Permits (Requires 1-135 days) • Are not required if there are: i. No streams, ii. No water bodies, iii. No wetlands, iv. No water in pipes/culverts/ditches, and v. No intermittent/sometimes dry channels. Cultural Resources (Requires 7-30 days) • No coordination is required if there are: i. No water quality permits and ii. Project is not located within a Rural Historic District listed in the Virginia Landmarks Register and/or the National Register of Historic Places. Such districts include, but may not be limited to, the Green Springs Historic District (Louisa Counties), the Catoctin Rural Historic District (Loudoun and Fauquier Counties), and the Madison - Barbour Rural Historic District (Madison and Orange Counties). 4. Threatened and Endangered Species (Requires 30-135 days) • A database search on the Department of Game and Inland Fisheries website must be conducted by Environmental staff for all projects. • No further coordination is required if there are: i. No water quality permits and ii. No threatened and endangered species identified in collections on the DGIF database. 5. Agricultural and Forestal Districts (Requires 30-60 days) • No coordination is required if there will be: i. No purchase of right of way and ii. No exchange of right of way for work performed by VDOT. 1. Straight donation of right of way is acceptable. 6. VPDES Permit (Requires 14 days) • Is not required if there is: i. No clearing, grading, or excavating (earthwork or manipulation of subgrade and shoulders) that results in land disturbance equal to or greater than 1 acre on one project or any combination of adjacent projects. 7. Hazardous Materials (Requires variable amount of time) • No coordination is required if there is: i. No obvious signs of contamination within the project vicinity. 7/2/03 Sample Resolution for Rural Rustic Road Project The Board of Supervisors of , in regular meeting on the day of , adopted the following: RESOLUTION WHEREAS, during the 2002 session of the General Assembly, legislation was passed to revise §33.1-70.1 of the code of Virginia, to allow for the improvement and hard surfacing of certain unpaved roads deemed to qualify for and be designated a Rural Rustic Road; and WHEREAS, such roads must be located in a low-density development area and have a minimum of 50 vehicles per day (vpd), and have no more than 500 vpd; and WHEREAS, this Board is unaware of pending development that will significantly affect the existing traffic on the road; and WHEREAS, the citizens that utilize this road have been aware of this road being paved with minimal improvements; and WHEREAS, this Board believes Route should be designated a Rural Rustic Road, From: To: owing to its qualifying characteristics; and WHEREAS, the road aforesaid is in this Board's six-year plan for improvements to its secondary system of state highways: NOW, THEREFORE, BE IT RESOLVED, this Board hereby designates and requests VDOT's Resident Engineer to concur in the aforesaid road as a Rural Rustic Road. BE IT FURTHER RESOLVED, this Board requests that this road be hard surfaced and, to the fullest extent prudent, be improved within the existing right of way and ditch -lines to preserve as much as possible the adjacent trees, vegetation, side slopes, and rural rustic character along the road in their current state. BE IT FURTHER RESOLVED that a certified copy of this resolution is forwarded to the Resident Engineer for the Virginia Department of Transportation. Recorded Vote Moved By: Seconded By. Yeas: Nays: 7/2/03 Signed Printed Name Title A Copy Teste: County of: Road Name: Project Number: UPC/ID #: Date of Scoping: From: To: Length: FHWA 534 Data Number: Existing Right Of Way: Existing geometrics: shoulders Traffic Count: Scope of Proposed Work: SERF completed: Permit determination: RURAL RUSTIC ROAD SCOPING DOCUMENT Date: Priority # (200—/O_ SRCIP): miles ft. in width lanes feet wide ft to width, width ditch ADT taken in PE estimate: $ CN estimate: $ Allocations to -date: $ Expenditures as of Proposed advertisement/start date: County's Rural Rustic Road Resolution dated 7 7/2/03 Enabling Legislation § 33.1-70.1. Requesting Department to hard -surface secondary roads; paving of certain secondary roads within existing rights-of-way; designation as Rural Rustic Road. A. Whenever the governing body of any county, after consultation with personnel of the Department of Transportation, adopts a resolution requesting the Department of Transportation to hard -surface any secondary road in such county that carries fifty or more vehicles per day with a hard surface of width and strength adequate for such traffic volume, the Department of Transportation shall give consideration to such resolution in establishing priority in expending the funds allocated to such county. The Department shall consider the paving of roads with a right-of-way width of less than forty feet under this subsection when land is, has been, or can be acquired by gift for the purpose of constructing a hard -surface road. B. Notwithstanding the provisions of subsection A of this section, any unpaved secondary road that carries at least fifty but no more than 750 vehicles per day may be paved or improved and paved within its existing right-of-way or within a wider right-of-way that is less than forty feet wide if the following conditions are met: 1. The governing body of the county in which the road is located has requested paving of such road as part of the six-year plan for the county under § 33.1-70.01 and transmitted that request to the Commonwealth Transportation Commissioner. 2. The Commonwealth Transportation Commissioner, after having considered only (i) the safety of such road in its current condition and in its paved or improved condition, including the desirability of reduced speed limits and installation of other warning signs or devices, (ii) the views of the residents and owners of property adjacent to or served by such road, (iii) the views of the governing body making the request, (iv) the historical and aesthetic significance of such road and its 7/2/03 surroundings, (v) the availability of any additional land that has been or may be acquired by gift or other means for the purpose of paving such road within its existing right-of-way or within a wider right-of-way that is less than forty feet wide, and (vi) environmental considerations, shall grant or deny the request for the paving of such road under this subsection. C. Notwithstanding the provisions of subsections A and B, the governing body of any county, in consultation with the Department, may designate a road or road segment as a Rural Rustic Road provided such road or road segment (i) is located in a low-density development area and has an average daily traffic volume of no more than 500 vehicles per day and (ii) has a posted speed limit consistent with the topography and features along the road. For a road or road segment so designated, improvements shall utilize a paved surface width based on reduced and flexible standards that leave trees, vegetation, side slopes and open drainage abutting the roadway undisturbed to the maximum extent possible without compromising public safety. The provisions of this subsection shall become effective July 1, 2003. D. The Commonwealth, its agencies, instrumentalities, departments, officers, and employees acting within the scope of their duties and authority shall be immune for damages by reason of actions taken in conformity with the provisions of this section. Immunity for the governing body of any political subdivision requesting paving under this section and the officers and employees of any such political subdivision shall be limited to that immunity provided pursuant to § 15.2-1405. MEMORANDUM TO: Frederick Planning Commission FROM: Abbe S. Kennedy, Senior Planner'` COUNTY of FREDERICK Department of Planning and Development 5401665-5551 FAX: 540/665-6395 RE: Public Hearing - Frederick Land Company, LLC- SWSA Expansion Request DATE: September 15, 2003 Staff has received a request from Triad Engineering, Inc. for an expansion to the Sewer and Water Service Area (SWSA). The property is located on Brucetown Road (Route 672) in the vicinity of the I-81 interchange at Exit 321 in the Stonewall Magisterial District. The applicants have requested to expand the Sewer and Water Service Area (SWSA) to include approximately 98 acres of land currently zoned EM (Extractive Manufacturing) District. A portion of the site is presently located within the SWSA. Both the Planning Commission and the Board of Supervisors have discussed this expansion request, and by action of the Board of Supervisors on September 10, 2003, staff has been directed to schedule this request for public hearings. Attached please find a letter and a location map to Planning Director Eric Lawrence from Stephen M. Gyurisin of Triad Engineering, Inc. This is a public hearing and Staff is seeking your recommendation on this item to forward to the Board of Supervisors for the next scheduled public hearing. AK/bad Attachments 107 North Kent Street • Winchester, Virginia 22601-5000 COGS REQUEST FOR EXTENSION OF SEWER AND WATER 4w Frederick Land Company, LLC Staff Report for the Planning Commission w ® Prepared: September 15, 2003 IJJB Staff Contact: Abbe Kennedy This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this comprehensive planning matter. Planning Commission: Board of Supervisors: Planning Commission: Board of Supervisors: PROPOSAL: Reviewed 09/03/03 (discussion) 09/10/03 (discussion) 10/01/03 (Public Hearing) 10/22/03 (Public Hearing) Action Comments to Board Schedule for Public Hearing Pending Pending To extend the Sewer and Water Service Area (SWSA) to include the entire area of a 98.7768 acre parcel, which is identified by Property Identification Number 34-A-11. A portion of the property is presently located in the Sewer and Water Service Area. PLANNED USE: Light industrial, pending concurrent rezoning proposal; Existing zoning is EM (Extractive Manufacturing) LOCATION: The property is located east of Interstate 81 at Exit 321. The property is located approximately three quarters of a mile east of Martinsburg Pike (Route 11), on the north side of Brucetown Road (Route 672). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 34-A-11 PLANNING STAFF EVALUATION: Existing Conditions The property has frontage on Brucetown Road (Route 672). The subject parcel is presently zoned EM and is currently in agricultural use. Rural Areas (RA) properties in agricultural land use adjoin Staff Report - Request for Extension of Sewer and Water September 15, 2003 Page 2 the property to the north, to the south and east are Rural Areas (RA) properties with vacant and residential use; and to the west is a quarry zoned Extractive Manufacturing (EM), and the Frederick County Northern Water Treatment Facility. The site is characterized as an open field in agricultural use, and a portion of Turkey Run enters the property for a short distance along the northeastern corner of the property. There are no steep slopes, wetlands, ponds or lakes. Immediately across Brucetown Road are a number of residential properties. Comprehensive Policy Plan Land Use Plan The subject property is included in the Northeast Land Use Plan and is located in the Rural Community Center of Clearbrook/Brucetown. The land use designation is shown as Extractive Manufacturing. Properties located to the south, and east of the subject parcel are identified for residential land use. The NELUP objectives note that industrial uses should be concentrated near major road and railroad transportation systems, and to provide for interstate business development opportunities on the eastern and western sides of Interstate 81 interchanges. Transportation The site has frontage along the north side of Brucetown Road (Route 672), which is a secondary road within the state system. The Northeast Land Use Plan notes that industrial development should only occur if impacted road systems operate at a Level of Service (LOS) Category C or better. The development of new road systems and new signalization and improvements to existing road systems will be the responsibility of private property owners and developers, unless the Board of Supervisors determine that public private partnerships are appropriate. (2000 Frederick County Comprehensive Policy Plan, Chapter 6-36.2) PLANNING COMMISSION DISCUSSION SUMMARY FROM 09/03/03 MEETING: At the September 3, 2003 meeting of the Frederick County Planning Commission, the Planning Commissioners generally supported the inclusion of the subject 98 -acre parcel into the Sewer and Water Service Area. One commissioner stated that it was typically common to include the entire parcel within the SWSA if a portion of that site lies within the existing SWSA. No public comment was received and no formal action was taken; however, the support of this expansion request was favorable among the members of the Planning Commission during the discussion. BOARD OF SUPERVISORS DISCUSSION SUMMARY FROM 09/10/03 MEETING: As this request was scheduled as a discussion item, no formal action was taken by the Board. The Board agreed that this request for SWSA expansion should be considered through the public hearing process. Staff was therefore directed to schedule the request for its initial public hearing on the next available Planning Commission agenda. U:\COMMITTEES\CPPS\Projects\2003 Projects\MD_VA_SWSA Expansion Requests\Erederick Land CoW Agenda public hearingmpd P.O. Box 2397 Ll Winchester, VA 22604 Phone 540-667-9300 FAX 540-667-2260 August 22, 2003 Eric R. Lawrence, AICP Director Department of Planning and Development County of Frederick 107 N. Kent Street Winchester, Virginia 22601 RE: Sewer and Water Service Area (SWSA) Request Dear Eric, We respectfully request that the SWSA incorporate the entire property of the Frederick Land Company, LC described as approximately 98 acres located on the north side of Brucetown Road (VA Sec. Route 672) and identified as Tax Map Number: 34-A-11, Stonewall Magisterial District. You will find attached a location map further identifying the property for your use. Should you require additional information or have any questions, please call. Sincerely, h n M. Gyt Enclosures 0 CC: Abby Kennedy, Frederick County Planning Department Thomas Lawson, Lawson and Silek, PC Triad Engineering, Inc. Morgantown • 5t. Albans Greensburg Hagerstown Winchester • Harrisonburg • Purcellville West Virginia Pennsylvania Maryland Virginia FREDERICK LAND COMPANY, L.C. CLEARBROOK, VA. I-81 INTERCHANGE -EXIT 317 STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA Scale: 1" = 1000' i • • REZONING APPLICATION #10-03 FREDERICK LAND COMPANY, LLC Staff Report for the Planning Commission Prepared: September 12, 2003 Staff Contact: Abbe S. Kennedy, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist 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. As this application proceeds through the legislative review process, the method(s) of resolution or response offered by the applicants) concerning each issue will be stated in the text of this report. Reviewed Action Planning Commission: 10/01/03 Pending Board of Supervisors: 10/22/03 Pending PROPOSAL: To rezone 98.7768 acres from EM (Extractive Manufacturing) to MI (Industrial Light). LOCATION: This property is located approximately three quarters of a mile east of Martinsburg Pike (Route 11), on the north side of Brucetown Road (Route 672). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 34-A-11 PROPERTY ZONING & PRESENT USE: Zoned: EM (Extractive Manufacturing) District Present Use: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) South: RA (Rural Areas) Use: Agricultural Use: Residential East: RA (Rural Areas) Use: Residential West: RA (Rural Areas) Use: Agriculture and County Water Treatment facility PROPOSED USE: Light Industrial Use REZ #10-03, Frederick Land Company, LLC Page 2 September 22, 2003 REVIEW EVALUATIONS: Virginia Dept. of Transportation: (8/05/03)No transportation improvement proffers were offered. However, VDOT is willing to approve the submission with the understanding the following items will be addressed at the site review stage of the development: Eastbound left turn lane from Route 672 (Brucetown Road) into the commercial entrance; Reconfiguration of the intersection of Route 11 and 672 (Brucetown Road) to create a more T-shaped intersection; Right and left turn lanes on Brucetown Road; Right turn lane on Route 11, both north bound and south bound; Potential signalization of Brucetown Road & Route 11 and Route 1 I & Route 672 (Hopewell Road). These improvements may potentially be eligible for Industrial Access Funds. In addition, a Traffic Impact Analysis will be required as part of the site plan review. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of- wayneeds, including right-of-way dedications, traffic signalization, and off-site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. (09/11/03 VDOT comment on preliminary proposed proffer review) Who will pay future improvements that may be required as part of future site plans and traffic impact analysis? Who pays for the road improvement if industrial access funds are not available? County Engineer/Public Works: A comprehensive review shall be performed at the time of site plan submission. Stormwater issues shall also be carefully analyzed at that time. Frederick -Winchester Health Department: Health Department has no objection to rezoning. Sanitation Autbority: The Authority can provide service to this site with the extension of a water line of about 1000 feet and of a sewer force main of about 4500 feet. Department of Historic Resources: Please see letter dated 08/12/03 from Ariel Lambert, Archives - DHR. Please see letter dated 09117/03 from Rebecca Ragsdale regarding HRAB comments. Frederick -Winchester Service Authority: Please see Memo dated 09/05/03 from Jesse W. Moffett - Executive Director Parks & Recreation: No comment. Frederick County Public Schools: This rezoning if approved would not impact the public schools. County Attorney: Proffer not in proper form. REZ #10-03, Frederick Land Company, LLC Page 3 September 22, 2003 Clearbrook Voluntary Fire Co.: No objection; however, impact to fire and rescue needs to be re- evaluated. Hydrant locations and access to be reviewed at later date. Frederick County Fire Marshall: Extension ofwater supplies for firefighting will be identified during the site plan process. There does not appear to be any impact on the level of emergency services except at the intersection of Brucetown Road and Route 11. Existing conditions and traffic volumes affect fire department response and safety. Additional traffic will increase risk of vehicular accidents, due partly to responding emergency vehicles. Heath Department: No objection to rezoning. Planning & Zoning: 1) Site History The original Frederi ck County zoning map (U. S. G. S. Inwood W.VA. -VA Quadrangle) identifies the subject parcels as being zoned M-2 (Industrial General District). hl theNovember 1,1973 zoning ordinance, as amended, the property was changed to the EM (Extractive Manufacturing District) zoning designation, which accommodates the quarry properties located within the County. 2) Location The property is located east of Interstate 81 at Exit 321, on the north side of Brucetown Road (Route 672), and is approximately 4000 feet east of the intersection ofUS Route 11(Martinsburg Pike) and Brucetown Road. The property is currently owned by Frederick Land Coapmy, LLC, and is in close proximity to the water filtration plant at Clearbrook (Northern Water Treatment Plant). 3) Comprehensive Policy Plan Land Use Plan The subject property is identified in the Northeast Land Use Plan and is located in the Rural Community Center of Clearbrook/Brucetown. The land use designation is shown as Extractive Manufacturing. Properties located to the south, and east of the subject parcel are identified for residential land use. The NELUP objectives note that industrial uses should be concentrated near major road and railroad transportation systems, and that interstate business development opportunities should be provided for on the eastern and western sides of Interstate 81 interchanges. Transportation Brucetown Road (Route 672) is a secondary road within the state system. The Northeast Land Use Plan notes that proposed industrial and commercial land use development should only occur if impacted road systems function at a Level of Service (LOS) Category C or better. The REZ #10-03, Frederick Land Company, LLC Page 4 September 22, 2003 development of new road systems and new signalization and improvements to existing road systems will be the responsibility of private property owners and developers, unless the Board of Supervisors determine that public-private partnerships are appropriate. (2000 Frederick County Comprehensive Policy Plan, Chapter 6-36.2) "Improvements to existing primary and secondary road systems will be required throughout the study area. To ensure that these road improvements occur, proposed developments should be expected to provide dedicated rights -of -ways and construct all improvements deemed necessary by the Virginia Department of Transportation and the Board of Supervisors. Improvements to the existing primary and secondary road systems include improving Martinsburg Pike (Route 11 North) to a four -lane facility and improving the with and geometries of Rest Church Road (Route 669); Woodbine Road (ROUTE 669); Branson Spring Road (Route 668); Woodside Road (Route 672); Brucetown Road (Route 672); Stephenson Road (Route 664); and Old Charles Town Road (Route 761)" (2000 Frederick County Comprehensive Policy Plan, Chapter 6-36.2) 4) Site Suitability Impact Analysis The applicant's Impact Analysis states that the on-site residual soils are generally suitable for support of building and roadway construction. There are no wetlands slopes ponds or lakes, however, Turkey Run enters the property for a short distance along the northeastern corner of the property. Planning Staff Comment The specific soil types are not identified within this application. Therefore, the declared general suitability for support of building and roads is not assured. Staff would suggest that a complete geotechnical analysis be conducted on the site prior to site plan approval, or issuance of a building permit. Staff would note that disturbance of natural waterways and riparian buffers is prohibited except when necessary for public utilities, or roads. (Frederick County Code, Chapter 165-31) A riparian buffer along Turkey Run may be required to maintain the integrity of the stream channel and reduce the effect of upland sources of pollution by trapping, filtering, and converting sediments, nutrients, and other chemicals. 5) Intended Use The intended use for the subject property is to down -zone the 98.7768 acre site from the EM (Extractive Manufacturing) zoning district to a M1 (Light Industrial) zoning district to accommodate light industrial uses. 6) Potential Impacts REZ #10-03, Frederick Land Company, LLC Page 5 September 22, 2003 a) Transportation Agency Comment VDOT is willing to approve the submission with the understanding the following improvements are made at the site review stage of development: • Eastbound left turn lane from Brucetown Road into the commercial entrance • Reconfiguration of the intersection of Route 11 and Brucetown Road to create a more T-shaped intersection • Right and left turn lanes on Brucetown Road • Right turn lane on Route 11, both north bound and south bound • Potential signalization of Brucetown Road and Route 11, and Route 11 and Hopewell Road • A Traffic Impact Analysis (TIA) as part of the site plan review. Planning Staff Comment Staff would note that none of the above improvements are offered in a guarantee to the County as a part of this rezoning proposal. b) Historic Resources Planning Staff Comment_ According to the Rural Landmarks Survey (RLS) the proposal does not significantly impact historic properties. The potential historic district of Brucetown is nearby, yet not in the immediate vicinity of the subject site. The NPS Survey of Civil War Sites in the Shenandoah Valley does not identify any battlefields that would be impacted by this proposed rezoning C) Water and Sewer Impact Analysis The applicant's Impact Analysis states that the estimated average daily discharge for the proposed rezoning would be 200,000+/- GPD. The estimated average daily demand of water is 1500 +/- GPD, as noted in the Impact Analysis. Agency Comment The Frederick County Sanitation Authority comments that they can provide service to this site with the extension of a water line of about 1000 feet. Based on domestic demands of water, water capacity is available at 1000 gallons per day. Domestic strength wastewater can be provided at 300,000 GPD with the extension of a sewer force main of about 4500 feet. Planning Staff Comment The applicant states in the Impact Analysis the average daily usage of water, and average dimly REZ #10-03, Frederick Land Company, LLC Page 6 September 22, 2003 discharge based on domestic demands. The Frederick County Sanitation Authority comments are based on the usage conveyed in the impact analysis, and the capacity available from the Authority. d) Proffer Statement Transportation The proffer statement as submitted, does not address the transportation issues of concern to VDOT. Although the necessary improvements may potentially be eligible for Industrial Access Funds, there is no guarantee who will pay for improvements should Industrial Access Funds not be available. Additionally, the rezoning proposal does not state or guarantee who will pay for future improvements that may be required as part of future site plans and TIA's for when the remainder of the property is developed. The rezoning proposal's proffer statement as submitted, does not address VDOT's comments regarding a TIA requirement as part of the site plan review. The statement, as presented, notes that following the approval of a site plan and building permit for an initial 125,000 s.f. facility on this site (plus ancillary uses) the property owner will prepare and submit a TIA for any subsequent projects on the property. Staff would note that there is no existing traffic study for this area, nor are any improvements scheduled in the Frederick County Six -Year Secondary Road Improvement Plan. Public Water and Sewer The proffer statement as submitted notes that all facilities on the subject 98 acre property will be served by public water and public sewer. The proffer statement notes that the total water usage for all combined facilities will average no more than 1 million GPD. It is also noted that the total combined usage of all facilities will average no more than 1 million GPD for public sewer. Intended Use The intent of the M1 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 and which do not adversely affect nearby residential or business areas. Staff would note that the intended use for this 98 acre property is not clearly specified within the subject rezoning request. Therefore, any use allowed within the M1 district could occur on the 98 acre site. There is no generalized development plan, identifying the number, size, or location of future potential M1 facilities that could occur as a result of the approval of this rezoning. There is no identification of use to know whether or not the nearby residential areas could be adversely affected. REZ #10-03, Frederick Land Company, LLC Page 7 September 22, 2003 STAFF CONCLUSIONS FOR 10/01/03 PLANNING COMMISSION MEETING: This rezoning request follows the request for sewer and water expansion for the subject 98.77 acre site. It is acknowledged that the request to down -zone the subj ect parcel from EM (Extractive Manufacturing) zoning to M1 zoning district proposed through this application is fundamentally in conformance with the land use policies of the Comprehensive Plan. Staff would note however, that the impact of the proposed MI (Light Industrial District) land use is greater than that of the existing agricultural use, and that the impacts to the existing infrastructure have not been clearly addressed by the applicant in the submitted request for rezoning. Specifically, transportation, and sewer and water infrastructure concerns remain. Moreover, a specific manufacturing use and it's associated impact has not been clearly identified, making the proposed rezoning open to any allowed MI use and the associated impacts of that use. This is a public hearing item, and a recommendation to the Board of Supervisors concerning this request would be appropriate. 0: \Agendas\COMMENTS\REZOMNG\Staff Report\2003\Fmderick Land Co_wpd OUTPUT MODULE APPLICANT: Triad Net Fiscal Impact LAND USE TYPE Frederick Land i Costs of Impact Credit: Credits to be TakE Total Potential Adjustment For REAL EST VAL $277,695,000 FIRE & RESCUE 1 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ Capital Faciltiies Tax Credits Revenue- Net Capital Net Cost Per col sum only) Oper Cam ui _ Expend/Debt S. Taxes. Other (Unadjusted) Cost Balance Facilities Impact Dwelling Unit Fire and Rescue Department $1,002,425 Elementary Schools $0 $0 $0 $1,002,425 ERR Middle Schools $0 $0 $0 $0 $0 High Schools $0 $0 ERR Parks and Recreation $0 $0 $0 $0 Public Library $0 $0 $0 $0 $0 ERR Sheriffs Offices Administration Building $0 $173,055 $0 $0 $0 $173,055 $173,055 $0 ERR $0 ERR Other Miscellaneous Facilities $0 $0 $414,945 $458,126 $0 $873,071 $0 $873,071 $0 ERR $0 ERR SUBTOTAL $1,002,425 $588,001 $458,126 $0 $1,046,126 $1,046,126 $0 ERR LESS: NET FISCAL IMPACT $51,751,886 $51,751,886 $51,751,886 ERR 1 7-51.8;.64 NET CAP. FACILITIES IMPACT ERR INDEX: "1.0" If Cap. Equip Included 1.0 INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Avg: 0.0 Rev -Cost Bal = 1.000 ------------------ —---------------- ---------------------------- PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg = 1.342 METHODOLOGY 1. q-------------------- ------------------------------------------------------------------------------------------------------------------------------------------------------------------- Capital facilities requirements are input to the first column as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations is input in row total of second column (zero if negative); included are the one -ti me taxes/fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. 6. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest ---- ---- –--------- ------------------------------------------------- if the projects are debt financed. ES: Model Run Date –-------------------------------------------- ------------------------------------------------ 09/22!03 as k - - Project Description: Assumes 98.6678 acres zoned M1 District. Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. 2002MODEL Land Use Northeast Frederick Land Use Plan Infrastructure Components The proposed industrial and commercial land uses identified in this land use plan are recommended to be developed with public water and sewer service unless they are of a scale that can be served by a conventional well and drain field system. Therefore, it is the recommendation of this land use plan to prohibit package treatment plants unless they are of a scale and design that is feasible for them to be dedicated to the Frederick County Sanitation Authority for operation and maintenance. Furthermore, proposed industrial and commercial land use development should only occur if impacted road systems function at a Level of Service (LOS) Category C or better. The installation of public water and sewer infrastructure, the development of new road systems and new signalization, and improvements to existing road systems will be the responsibility of private property owners and developers, unless the Board of Supervisors determine that public private partnerships are appropriate. Transportation: Proposed industrial and commercial development within the land use plan boundary will necessitate improvements to existing road systems and the construction of new road systems. The land use plan provides for the general location of new collector roads and signalized intersections to channel vehicular traffic between key intersections throughout the study area. These collector roads are intended to promote efficient trade 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 general location of new collector roads and new signalized intersections is depicted on the land use plan map. The development of these transportation improvements will be required as proposed industrial and commercial projects are realized. Improvements to existing primary and secondary road systems will be required throughout the study area. To ensure that these road improvements occur, proposed developments should be expected to provide dedicated right- of-ways and construct all improvements deemed necessary by the Virginia Department of Transportation and the Board of Supervisors. Improvements to the existing primary and secondary road systems include improving Martinsburg Pike (Route 11 North) to a four -lane facility, and improving the width and geometries of Rest Church Road (Route 669); Woodbine Road (Route 669); Branson Spring Road (Route 668); Woodside Road (Route 671); Brucetown Road (Route 672); Stephenson Road (Route 664); and Old Charles Town Road (Route 761). Frederick County 6-36.2 Comprehensive Plan § 165-31 ZONING § 165-31 (1) Floodplains. Disturbance of floodplains is only permitted in accordance with the requirements of Article XV, FP Floodplain Districts. (2) Lakes and ponds. Lakes, ponds and impoundments shall remain undisturbed. The Administrator may allow the removal of a lake, pond or impoundment if it serves no useful retention, environmental, or recreational purposes. (3) Wetlands, natural waterways, and riparian buffers. Disturbance of wetlands is only permitted in accordance with the requirements of the United States Army Corps of Engineers or other qualified state or federal agency. The disturbance of natural waterways and riparian buffers is prohibited, except when necessary for public utilities, public facilities, or roads. (4) Sinkholes. No disturbance of sinkholes is allowed other than filling with nonpolluting natural materials that will not contribute to groundwater pollution. (5) Natural stormwater retention areas. No more than 10% of natural stormwater retention areas on a site shall be disturbed. Natural stormwater retention areas may be replaced with the approval of the Administrator by artificial stormwater facilities if the total storage capacity of the site, as well as within each drainageway, is maintained. Natural stormwater retention areas which are floodplains, wetlands, lakes or ponds shall not be disturbed or replaced. (6) Steep slopes. No more than 25% of steep slopes, as defined, shall be disturbed or regraded. The Zoning Administrator may allow the disturbance of additional small areas where that disturbance will alleviate potential health or safety problems and will not significantly denigrate the overall environmental quality of the site. The Planning Commission may allow the disturbance of larger areas of steep slopes. C. In residential developments, the areas of undisturbed environmental features described in § 165-31B shall be located in areas of open space. However, the Planning Commission may allow undisturbed areas to be included in the required setback and yard areas on residential lots when the extent, location, and disturbance of environmental areas make it impractical to place the undisturbed areas 16551 6-10-2003 September 17, 2003 Mr. Stephen M. Gyurisin Triad Engineering, Inc. P.O. Box 2397 Winchester, VA 22604 COUNTY of FREDERICK Department of Planning and Development RE: Historic Resources Advisory Board (HRA.B) Comments Frederick Land Company, LC Rezoning Request Dear Steve: 540/665-5651 FAX: 540/665-6395 Upon review of the subject proposal to downzone approximately 98 acres from the EM (Extractive Manufacturing) to the M 1 (Light Industrial) zoning district, it is not necessary to schedule a formal review of the proposal by the HRAB. According to the Frederick County Rural Landmarks Survey (RLS), it appears that the proposal does not significantly impact historic properties. The RLS does identify the potential historic district of Brucetown; however, it is not located within the immediate vicinity of the subject site. The National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any battlefields that this proposed Rezoning would impact. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Rebecca Ragsdale Planner I Lre Abbe Kennedy, Senior Planner Bessie Solenberger, HRAB Chair U'\COMIvIITIEESIHRAB\Co ments12003\RZFmdLanCD_ wpd 107 North Kent Street • Winchester, Virginia 22601-5000 �v vilvivl1 VVj�ni.J i ii viW iRvIF iA Department of Historic Resources H. Tayloe Murphy, Jr. 2801 Kensington Avenue, Richmond, Virginia 23221 Secretary of Natural Resources August 12, 2003 Dennie Dunlap Triad Engineering, Inc. P.O. Box 2397 Winchester, VA 22604 RE: Maps Only Archives Search - Frederick Land Company, L.C. Dear Mr. Dunlap: Kathleen S. Kilpatrick Director Tel: (804) 367-2323 Fax: (804) 367-2391 TDD: (804) 367-2386 wwwAhr.state.va.us Thank you for your recent request for information from our archives on previously recorded archaeological and architectural resources within the area of potential effect, as delineated on your map, for the above referenced project. Please note that your request for information from the Department of Historic Resources archives concerning the location of historic resources does not relieve you or your client from possible obligations under state or federal historic preservation regulations. I strongly recommend that you contact Dr. Ethel Eaton of the DHR's Resource Services and Review Division at (804) 367-2323, extension 112, if you have any questions concerning state and federal regulatory requirements. Enclosed are the maps showing the location of any archaeological or architectural resources near the project area. If after examining the maps, you determine that you will require copies of additional files, those can be provided to you at the standard ten -dollar per file charge. An invoice is enclosed for the charges incurred through your use of our archives search service. DHR serves as the official state repository on historic resources. This information has been compiled primarily by independent cultural resource consultants. DHR makes no warranty as to the fitness of the data for any purpose. The absence of historic resources in DHR records does not necessarily mean that no historic properties are present. It is advisable to check with local government planning offices for information on any properties that may meet the age and significance tests of the National Register criteria and have not yet been recorded in the DHR archives. Also, the area in question may not have been systematically surveyed for resources, possibly necessitating a survey and submittal of that data with your Project Review application. Please contact me at (804) 367-2323, extension 125, if I can be of further assistance. Sincerely, Ariel Lambert Archives - DHR Program Services Div. Petersburg Office Portsmouth Office 10 Courthouse Ave. 19-B Bollingbrook Street 612 Court Street, 3rd Floor Petersburg, VA 23803 Petersburg, VA 23803 Portsmouth, VA 23704 Tel: (804) 863-1685 Tel: (804) 863-1620 Tel: (757) 396-6709 Fax: (804) 862-6196 Fax: (804) 863-1627 Fax: (757) 396-6712 Roanoke Office 1030 Penmar Avenue, SE Roanoke, VA 24013 Tel: (540) 857-7585 Fax: (540) 857-7588 Winchester Office 107 N. Kent Street, Suite 203 Winchester, VA 22601 Tel: (540) 722-3427 Far: (540) 722-7535 Rezoning Comments Frederick -Winchester Service Authority Mail to: Fred -Wine Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722-3579 Hand deliver to: Fred -Wine Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia Applicant Please fill out ther. �nforinati©ri as accurately as possible in order to assist the Fred -Wine Service Authority: with their review. Attach a capy.of your application form, locatio map; proffer statement, impact analysis, and'any other pertinent information. Applicant's Name: T e 1r1f q'I)j e e r� �d Telephone: ilrq6) 6'�p 7 Mailing Address: do sk, &t4 6-yy r�ri get- 23 77 Z,l"Pn r. c fGl , la Z ZftO Location of property: l iltp S�oaeh/aall loo -,;S trlAl 5' et4n oil #0 Current zoning: FR Zoning requested: Acreage: % S'. 7i(P t at re,$ Fred -Wine Service Authority's Comments: 5 aW 4 (toad? �& rA arU3 Fred -Wine Service Authority's Signature & Date: 34 ,16103 e 1.R1.eturn l�orm't1.a Applicant Memo To: Stephen Gyurisin — TRIAD Engineeri From: Jesse W. Moffett— Executive Director Date: September 5, 2003 Re: Rezoning 98+Acres — North of Brucetown Road Based on the information provided in the rezoning request and the identification of a potential milk - balancing facility, I would find the application lacking. Clearly to make the simple statement contained in the Impact Analysis Statement about sewage conveyance and treatment is a concern. Such a facility as is being considered could be a major contributor of flow to the conveyance system along with loading on a treatment facility. The property being substantially outside the Sewer & Water Service Area could make the presently proposed conveyance system inadequate for the expanded service area and added loading. It would also seem that a changed in the zoning from EM to M1 would in fact create a substantial increase in demand for both water and sewer service. Without considering the identified use of the property, M1 zoning could generate an additional 100,000 gal/day at build out. Based on present flows at the Opequon Water Reclamation Facility and commitments through other zoning requests capacity (flow and biological) will become a future concern. These comments are neither in support or opposition to the request being made but are to make reviewers aware of the future impact that the authorities responsible for providing service will need to address as development of this and other properties occur. • Page 1 MAPS 1 � � p • a � e ," _. - + b1 Q � J J�J �\'tel IN 1 u�fo-I l� 7� i r• 1119DeI�4mmnd%ME#M S,meedaleUSGS Z;\A USGS ;.S' MINUTE SERIES J 1ArO jDu (AIIfV(Topographic) V 41) 1979 SITE VICINITY MAP Plate No. A-1 Ci jp Branson O Spring Crooc Lk 4�oh 87 7 a --- 2 pts. 2 pts. qo r f'� j 10 ' Lr i, d > Brucetow" See 134 / Rood BruceRoo 8 g ,/01 / 2'F ::.. see Rt. 72 22 R�gY iu v 9 22A See 1See 148 55 C� m n B yOP i ,• I ^ien t f L 1 FREDERICK LAND COMPANY, L.C. DMM FREDERICK, VIRGINIA rawnn iy DnteiS/22/200 Job No.i07-03-029 Mate Nunh�r� TRIAD Er DEERIM, DVC SEWER & WA I EK SERVICE AREA SMG Cadd file no.: A _� Wp�S�, VIRGINIA Chec e y SWSA.DWG Scnlei 1' = 1000' t"1 IMPACT ANALYSIS STATEMENT Frederick County, Virginia Rezoning Application Materials And Impact Analysis Statement For The Frederick Land Company, LLC Property Stonewall Magisterial District September 2003 Prepared by: S :E Triad Engineering, Inc 200 aviation Drive Winchester, Virginia 22604 Phone: (540) 667-9300 Fax: (540) 667-2260 E-mail: office@triad-winc.com Impact Analysis Introduction The property requested for rezoning consists of 98.7768 acres. This request is to downzone the property (98.7768 acres) from present Extractive Manufacturing District Area (EM) to Light Industrial District (M1). The project will consist of changing the current potential quarry use to a light manufacturing zoning. The property is evaluated in light of a down zoning to a light industrial district. The project is located along the north side of Brucetown Road, VA. Sec. Route 672 approximately 4000 feet east of the intersection of US Route 11 (Martinsburg Pike) and Route 672 (Brucetown Road), and east of Interstate 81 at Exit 321. See the following Location Map. The property is located just east of the Frederick County Sanitation Authority water treatment facility. The property is identified as tax parcel 34-((A))-11 and located in the Stonewall Magisterial District. Planning Analysis A portion of the property is located in the Frederick County Comprehensive Plan Sewer and Water Service Area (SWSA). The property has frontage on VA Route 672, Brucetown Road, where a planned intersecting industrial grade entrance and driveway will provide access. The Frederick County Sanitation Authority provides public sewer and water service. Site Suitability/Soils The property to be down zoned has minimal development limiting factors and appears well suited for industrial; the on-site residual soils are generally suitable for support of building and roadway construction. There are no wetlands shown on the NWI map, however, Turkey Run enters the property for a short distance alone the northeastern corner of the property. The property appears well suited for all categories of industrial uses based on site evaluations of soils, slopes, wetlands, ponds and lakes, flood plains and other site suitability and environmental factors. Development impacts are slight on adjacent properties. Site Suitabilit74 -The property appears well suited for M 1 uses. Soils - The soils are suitable for site development purposes. Prime Agricultural Soils - The property does not contain prime agricultural soils as identified by the Frederick County Soil Survey. Slopes -A majority of the site has slopes suitable for development in the 2 - 15% ranges. Wetlands - There are no wetlands identified on this property. Ponds and Lakes - There are no ponds or lakes on this property. Flood Plain - There are no flood plain areas identified on the property by US HUD flood maps for Frederick County. Surrounding Properties The property is bordered on the north by land zoned Rural Area (RA) and vacant. To the east is property zoned Rural Area (RA) with vacant and large lot residential uses. Route 672, Brucetown Road is located to the south. To the west of the property is land zoned EM, Extractive Manufacturing. The FCSA water treatment plant and abandoned quarry are located to the west. The impacts resulting from the development of the property to industrial from extractive manufacturing (mining) are minimal to the surrounding properties. Traffic Existing Conditions - The property currently is vacant and zoned Extractive Manufacturing (EM). Currently, VA Secondary Route 672, Brucetown Road 2002 volumes are measured at 2900 Annual Average Daily Traffic (AADT) as published by VDOT. The impacts associated with this proposed down zoning are not anticipated to increase daily trip ends by more than 50% or 5000 average daily trips. Anticipated trips are projected at 420 +/- per day. During the site planning stage of development for the property VDOT will require a traffic study as part of the submittal process for review and approval of a site plan. Sewage Conveyance & Treatment The Frederick County Sanitation Authority (FCSA) provides sewage conveyance and treatment to the site. A portion of the property is located within the Frederick County Sewer and Water Service Area (SWSA) designated in the adopted Comprehensive Plan. There appears to be no sewage capacity or treatment problems associated with the development of this property for industrial purposes. The estimated average daily discharge is 200,000 +/- GPD. Water Supply The Frederick County Sanitation Authority (FCSA) provides water supply to the property. A portion of the property is located within the Frederick County Sewer and Water Service Area (SWSA) designated in the adopted Comprehensive Plan. FCSA has a water treatment facility located west of the property. There appears to be no water supply problems associated with the development of this property for residential purposes. The estimated average daily demand of water is 1500 +/- GPD. Drainage The property divides and drains to the north and east with flows concluding in Turkey Run and to the south to Slate Run. The portion of the property proposed for down zoning to MI is well drained and posses no drainage problems associated with the planned industrial development. A storm water management facility will be required and planned to serve the property. Storm water management will be provided to maintain predevelopment runoff quantities and velocities in order to prevent adverse impacts on the surrounding properties. Solid Waste Disposal Facilities Solid waste will be handled via commercial haulers for the industrial development. Historic Sites & Structures There are no known historic or archaeological sites within the property. See the Rural Landmarks map copy in the Attachment section of this application. Impact on Community Facilities Education Facilities - This project will generate no school age children and will not impact the Frederick County School System for the down zoning. Parks and Recreation - No impacts associated with the down zoning. Fire and Rescue Facilities - No impacts associated with the down zoning. All fire protection measures (fire hydrants) associated with a typical industrial use will be installed per building, fire code and FCSA requirements. Environment There are no known major environmental impacts as associated with the down zoning of this property. There will be certain minor negative impacts due to the construction activity including runoff sediment, noise, and constructed related traffic and traffic movements. These are to be minimized by proper compliance with local and state laws for environmental protection. There are no known endangered species of fauna, flora or wildlife, which will be affected by this project. Groundwater and air quality should be unaffected. Other This zoning change from EM to M 1 would create a positive fiscal impact as identified in the Frederick County Impact Model Report that is attached. There are no known other impacts other than the impacts identified in this study. y Virainia DeDartment of Transportation Mobilitv Manaaement Division 2002 Annual Averaae Dailv Traffic Volume Estimates By Section of Route Frederick Maintenance Area 5/14/2003 20 Peak Dir Route Length AADT QA 4Tire Bus OC OK AAWDT OW Year Frederick eflyinty 2Axle 3+Axle 11rail 21rail Hour f=actor "' 34-665 E; Waverly Rd 672 Hopewell Rd 0.34 3600 F 86% 1% 1% 3% 9% 0% C 0.081 F 0.524 3700 F 2002 T" US I 1 S; MartinsburgPike F' US 11 N; Martinsburg Pike 672 Brucetown Rd 0.63 2900 F 93% 1% 3% 3% 1% 0% F 0.089 F 0.542 2900 F 2002 F" 49 Lane 672 Brucetown Rd 1.01 1700 F 93% 1% 3% 3% 1% 0% C 0.09 F 0.607 1700 F 2002 _, r ? 34-667 W, Sv Johns Rd 672 Brucetown Rd 0.57 1300 F _. 93% 1% 3% 3% 1% 0% F 0.091 F 0.574 1300 F 2002 34-667 E; Rocky Ford Rd 672 Brucetown Rd 1.12 810 R NA NA 1999 Clarke County Line US 522 Frederick Pike North 673 Golds Hill Road 1.10 100 R NA NA 09/09/2002 34-650 Upper Rid Rd 673 Golds Hill Road 020 140 R NA NA 1999 Frnm'. f D'.1 DA 34-739 Vu "^ 673 Glendobbin Rd 1.90 530 R NA NA 09/09/2002 n 34-663 Payne Rd 34-654 Frog Hollow Rd 674 Winding Hill Road 0.80 290 R NA NA 1999 34739 Apple Pie Ridge Rd F.^m. Warren County Line; 93-662 675 Foster Hollow Road 0.17 140 R NA NA 10/07/2002 34-639 F^"^' 34-677 Old Baltimore Rd 676 Warm Springs Road 0.83 240 R NA NA 09/0912002 F � 0.83 MN 34-677 676 Warm Springs Road 0.87 240 R NA NA 1999 34671 Green Spring Rd Frvm Dead End 67 Old Baltimore Road 0.88 400 R NA NA 1999 F , �4v72 677 Old Baltimore Road 0.30 200 R NA NA 09/09/2002 F".m. 34-730 677 Old Baltimore Road 0.90 90 R NA NA 09/09/2002 Ft 34-676 677 Old Baltimore Road 0.10 450 R NA NA 09/0912002 T"' 34-739 F"° 34-679 Indain Hollow Rd 676 Burnt Church Road 0.50 70 R NA NA 09/19/2002 Fmm, 0.30M.i34-679 87g Burnt Church Road D.50 90 R NA NA 09/19/2002 T^ US 522 Frederick Pike North 34-600 Hayfield Rd B79 Indain Hollow Rd 0.50 360 R NA NA 1999 Fmm 0.50 ME 34-600 67g Indain Hollow Rd 2.50 140 R NA NA 09105/2002 F^ m, 3.00 ME 34-600 679 Indian Hollow Rd 0.30 390 R NA NA 1999 34-608 W, Dicks Hollow Rd 67g Indian Hollow Rd 0.88 800 R NA NA 0911912002 34654 W; Poorhouse Rd 5/14/2003 20 ^08 /,11-X,\`•` ems° 4351. I r /�? I` i r �. \' ) +} esley.Ch, f r - \ _ \ JAZ ;; ' 668 .671 / lr %%^\l {.� .��_.' _ ^ •rr. ,• +P+1 +, � , _ — �- _ '7�• ^i Bnansvn� f��_ y-, _ _ l r it 3 - 9 2$ ( �q \ I! it 623 / y u It 7,- SM'6- o,l it// _ '.� / r' - - _ •I 435(1 !�/`( ��• -�'� I ��\ �� - (et 6 i 2 �,I . �• i Jl `�- 1 1'' �'. b _ .J - -'ii - N 2 1 � �l9. � ., `,�.�1 � i 9 -_ - -��•_J � � �( Graie,� e4 -7 , iQY ;1,,y1 i ! L-.. °n - `\` /1`r�'� / �',(3•i' �0 Y1 r _ 80000 FEET f/r y�l / l -7F10 ;l.�Zin 3 - O ✓ �Jrl f}�1=r �L �\ rl T=RC HAN.a= 3 �� ldpppQ�K tearBr0 �,f`x moi- �l9' 11.E67;r ,'! 4 - � �� ••�' lrr� 11 � `' `'''1+1�} ��. / / //moi 3 -'125 S� ✓' - xove �o 'e�raAtng ate;. ins � .� ', \ \ �� u � (' � �o y� �J•-� ;� � ` `'��- - -' � �- ;� 4 6 �I 521;?r {_ 3 :C 1/�}J .. - r M it ` 1 i c) i 2 390 000 FEET (W. VA!) WJNCHESTE= : ++. c� S i £PH£NSON 0.9 Mi. 751 I y 1752 753 S E S 78'07'3!]' n'rn CHESTER 6 M!. OtT 5 6 1 NE 2 �p� Mapped, edited, and publishes o} the eDIc�ICa urv_ S l: 24 UUU In co pea Ion wl ommonwea n lv;S13,; 0 \\ N T X!2bO01 1 3000 --- GN C� O Control by USGS and USC&GS s 0 photographs taken 1963. Field checked 19oco 133 MILS 1 5OOUR INTERVAL = _ 33 —.1'LS NAT I AllnnFTIC VFRTICA' -�- Polyconic projection. 1927 North American 3.L,- 10,000 -foot grids based on West Virginia cocrelnate system, north zone, and Virginia coordinate system, ncrn zone .+ �R.=• -NO 1979 MAGNETIC NORTH 1000 -meter ne17,shown Universal Transverse Mercator gr;c :ICrs, -N AT CENTER or ;HEET = COMPLIES WITH - zone 17, shown in blue - - 3 rvr. S _% BY U. S. GEOLOGIC:,L ��,.=_S.?,� Fine red dashed lines indicate selected fence araC ' e!d lines where AND VIRGINIA DIVISION OF MINERAL RESOURCE_ CHAR1 generally visible on aerial photographs. This Imor-nation is unchecked A FOLDER DESCkiSING TOPOGRAPHIC MAPS ANL. 5rMBOL! Revisions shown in purple compiled in cooperation with Commonwealth of Virginia agencies from aerial photographs taken 1977 and other source data. This information not field checked. Map edited 1979 APPLICATION FRMS m 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: ' Fes, Irl--. Telephone: 540-667-9300 Z. Property Owner (if different than above) Name: Fick Ind CcnMy, LLC Telephone: Addressp Y 3. Contact person if other than above Name: Ilxrres L%'"1 T e l e p h o n e 540- 665-0050 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments X Plat X Fees X Deed to property X Impact Analysis Statement X Verification of taxes paid X__ Proffer Statement X 11 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: 6. A) Current Use of the Property: 15w -s aie (ley - A-+T-iC311bRral B) Proposed Use of the Property: t4-1 WIG'ed uses) 7. Adjoining Property: PARCEL ID NUMBER 34 -A -24F 14-A-1 I 34�A--15 33,-A-1 34 USE ZONING 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Ap anately 3/4 of a rrile west of US Route 11, Ming Pike, on the northside of BnretUAn Road. 67 Z 12 Adjoining Property (Continued): PARCEL ID NUMBER USE ZONING 34-A-1 IA Quarry Extractive Mining 34-A-20 Quarry Extractive Minim 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 or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number Magisterial: Still Fire Service: Ca Yy 13 Rescue Service:r y_1 Distrix 34 -A -ll High School: Jams WXd Middle School: Elementary SchogAb V Q i 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zonin Zoning Requested Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Unit Pro osed - N/A Multi -Family: Townhome:- Single Family homes: Non -Residential Lots: Mobile Home: Hotel Rooms: Square Foota eof ProosedUses - N/A Office: Service Station: Retail: Manufacturing: Restaurant: Warehouse: Other: 13 SEP -02-03 05:25 PM W„S. FREY COMPANY, INC. 717 845 2455 P,01 - 11..•1 . "40r220 Nif P D01/002 1-719 12. Signature; I (we), tha undersigned, do hereby respectfully maake application arld petition the Roderick CountyBaud of Supervisors to amend the zoning ordinance and to change the zoniteg map of Frederick County, Virgirti& I (we) authorize Fmdcrick County officials to enter the property for sato inspection purposco, I (we) widerstanddiat the sign issued when this application is submitted inast be placed at the front property line at leant seven days prior to the Planning COlnmisaioa public hcaring and the Sward of Supervisors' public hearing arid ►nailtrabied so as to be visible from the road right-of-way tniril the hearing. I (we) hereby certify that this application and its =ornpanying materials arc frac and accurate to the beat or my (our) knowledge. Applicant(s).ggcswyy Date:?- _ IRM A FrdC� G .S "TCCbmpany� Lr1C. Iy, � Date: Owner(s): 9 -'Lao" S Date: mn3al�9v 91 PreyMa1dery �TS rr yC'oR�a,Czy. rslc• , Date: AWlicatis by: Bate: 4M.in ma Y� 14 Adjoining Property Owners Rezo,ning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. 15 SURVEY PLAT 1•.. N30'32'33"E 1411.95' 1 P.I.N. J4 -A -11A WS, FREY COMPANY, INC. 9J 1/1167 O O Oa �D 3� �I io co Lo z N30'32'33"E 750.00' O N30'32'33"E 721.67' P.I.N. J4 -A-11 �d1 FREDERICK LAND COMPANY, L.C. 8481606 DELTA DELTA = 00'11'21" ARC 6.40' ORIG. ARE4=214.9166 ACRES c� •� � �s = 6a �• '� RAD. = 1939.86' ALU. ARE41=98.7768 ACRES r' TAN. = 3.20 CHORD DIR.= S88'51'02"W CHORD LENGTH = 6.40' G S30'07'28"W 805.12' S30'53'22"W 970.41' ----------- PIN 34-A-15 PIN. 34-A-24F BETTY ANNE BUTLER ✓AMES G. & VIOLA N. BENNER , 853/807 NOTE; 772/238 BOUNDARY INFORMATION SHOWN HEREON WAS P.I.N. 34 -A -13A TAKEN FROM A PLAT ENTITLED "BOUNDARY SAMUEL R. & UNE ADJUSTMENT BETWEEN THE LANDS OF BRENDA G. WILSON 1 W.S. FREY COMPANY, INC., CEDAR LAND COMPANY, L.C. AND FREDERICK LAND COMPANY, L.C." PREPARED BY MARSH & LEGGE DATED 3/12/99 AND RECORDED IN THE FREDERICK COUNTY, VIRGINIA CLERK'S OFFICE IN DEED BOOK 931, PAGE 1167. P.I.N. 34-A-10 WILLIAM N. & D. VIRGINIA REESE 770/1192 300 O 300 BOO 900 SCALE: 1 '•®300 111,111illilk o � SK�aD�� Y a8�j 14 556'20'26"E 193.18' :m N x N (A j 00 rn a S31'00'06"W 938.99' P.I.N. 34 -A -24E KEVIN WARREN & PEGGY S. BUTLER 763/1830 P.I.N. 34-A-10 WILLIAM N. & D. VIRGINIA REESE 770/1192 300 O 300 BOO 900 SCALE: 1 '•®300 111,111illilk o � SK�aD�� Y a8�j �-E ADJUSTMENT .AT Z T I%"LEN THE LANDS OF Y, INC., CEDAR LAND COMPANY, L.C. AND FREDERICK LAND COMPANY, L.C. T O :EffALL DISTRICT, FREDERICK COUNTY, VIRIGNIA MARCH 12 1999 o RTE 11 \ EXIT 321 INTERSTATE 81 zo er- e RTE I 1 CONRAIL RAILROAD 671 11 N � RICIN/TY" 1 11 =4000' OWNER'S CERTIFICATE THE ABOVE AND FOREGO/NG BOUNDARY LINE ADJUSTMENT OF THE LANDS OF W. S. FREY COMPANY, INC, CEDAR LAND COMPANY, L.C. AND FREDERICK LAND COMPANY, L.C. AS APPEARS ON THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS PROPRIETORS AND TRUSTEES, IF ANY. W. S FREY COMPANY, INC. BY.• �iYI S / President n�� President of W.S. Frey CEDAR LAND COMPANY, L.C., BY.- IJV yc}( Ca parry, Inc., manager o Cedar Land Company, L.C. FREDERICK LAND COMPANY, L.C., BY.,�resident of W.S. Frey -tel Tmr�1iT.iC3 rP.,c TTS'JTS�—or r1 STATE OF ,AT LARGE CITY/COUNTY OF V02,� TO -WIT." Company, THE FOREGOING WAS ACKNOWLEDGED BEFORE ME, A NOTARY PUBLIC IN AND FOR THE STATE AND JURISDICTION AFORESAID, BYP/i(ai. b• iA167-X511,25-k/N MY ETA ANO JURISDICTION AFORESAID, THIS S T h DAY OF MY COMM/SS/ON EXPIRES R Notarial Seal ,`i "r ' ` ` r• ' York, York County My Commission Expires Oct. 18, 1999 s : / 4t Member, Pennsylvania Association of Notaries NOTARY PUBLIE ,>; SURVEYOR'S CERTIFICATE / HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS BOUNDARY LINE ADJUSTMENT CONTAINS THE LAND CONVEYED AS FOLLOWS.- P.I.1V JJ -A-140 THRU 143 AND 34-A-133 AND A PORTION OF PIN3J-A-1J9 AND 34-A-20 CONVEYED TO W. S FREY COMPANY, INC. AS RECITED IN THAT CERTAIN DEED OF CORRECTION DATED OCTOBER 30, 1962 OF RECORD /N THE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY /N DEED BOOK 2BJ AT PAGE 275. P.LN JJ -A-145 CONVEYED TO W. S. FREY COMPANY, INC. BY DEED DATED JULY 15, 1971 OF RECORD IN THE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY /N DEED BOOK J79 AT PAGE 95. A PORTION OF P. L N. 44-A-96 & 97 AND ALL OF 44-A-98 & 99 CONVEYED TO CEDAR LAND COMPANY, L.C. BY DEED DATED MAY 15, 1996 OF RECORD IN THE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY IN DEED BOOK 658 AT PAGE 1399. F..LN. JJ -A-144, 3J -A-146 AND A POR70N OF 34-A- 11 CONVEYED TO LTH OF FREDERICK LAND COMPANY, L. C. BY DEED DATED NOVEMBER 1, 1995 OF RECORD /N THE OFF E OF THE ER OF THE CIRCUIT COURT OF FREDERICK COUNTY IN wIL A DEED BO 948 AT APP 0 AL V�Doglas *� C. ge No. 001197 3�/zj� • f E K COUNTY DATE IgNO sus�`��4R SUED/V/ N ADMINISTRATOR SHEET 1 OF 14 560 NORTH LOUDOUN STREET MARSH & L +'GGliP WINCHESTER, VIRGINLA 22601 PHONE: (540) 667-0468 Land Surveyors, P.L C FAX: (540) 667-0469 E-MAIL: mlls®shentel.net P./.N. 33-A-146p`C IRS PARCEL PARCEL TWO } o /.N. 33-A-144 ^FMETERY `\ C ills i J { i�t7 TCH LINE TO SHEET 10 OF . (46.51) / PARCEL ONE 2 SEE DETAIL NEW P. 1. N. SEL Ow 34 -A -11A i .32. 14 9J ACinES • L71 -j2 L73 'o o\ 80' INCRESS-EGRESS r EASEMENT HEREBY X91 CREATED \ P./.N. 34-A-20 L9 W. S FREY COMPANY, INC. L9 0. 283/275 L95 ORIC. AREA=38.9127 ACRES 1-g6 — ARV. AREA=36.4755 ACRES r — L9B P. /. N. WENDY WAY 0 CONNELL DEHAVEN 618/570 n P.I.N. 34-A-11 FREDERICK LAND COMPANY, L.C. 848/606 p OR/C. AREA=214.9166 ACRES ADJ. AREA=98.7768 ACRES L86 LB5 ti \J4 P.I.N -A- 15 �aD ,p ✓AMES G. & �� P.I.N. JJ—A-144 VIOLA H. BENNE 1'=200' rn3 7721238 \A ADJ. AREA=492.0896 ACRES P.I.N. 34 A-134 el SAMUEL R. k IRS �o BRENDA G. WILSON DB. 272 PC. 569 -A-21 . O:;�' 578/889 DOUGLAS 0 CONNELL 583/439 A& r PARCEL TWO �aD DETAIL �� P.I.N. JJ—A-144 1'=200' ORIG. AREA=98.4847 ACRES\ ADJ. AREA=492.0896 ACRES 40' RAILROAD R/W IRS �o DB. 272 PC. 569 EX RIR SIDING /RS RTE �¢.v - OU L38 I L37�� to E /RS rho //?S .� L39 /RSv Vi r (4 S IR �, 4 1 l � r 1�3\ IL45/RS rr IRS L42/RS r i L46 L47 "NOTE LEGEND, L/NL ANU c.Ulrvc 1/ipLLJ -1-1 • •• BOUNDARY LINE ADJUSTMENT 1'tH OF P BETWEEN THE LANDS OF W. S. FRE Y COMPANY, INC., `r CEDAR LAND COMPANY, L. C. AND LAND COMPANY, L.C. as FREDERICK 001197 STONEWALL DISTRICT Z FREDERICK COUNTY,' VIRGINIA DATE: 3/12/99 SCALE: 1•'=400' rgA'D suR�E�o¢f SHEET 3 OF 14 r 560 NORTH LOUDOUN STREET MARSH & L Ei' G G E WINCHESTER, VIRGINIA 22601 PHONE: (540) 667-0468 Land Surveyors, P.L.C. FAX (540) 667-0469 E-MAIL: mlls®shentel.net I IN MON life � 1 I I U MATCH LINE TO SHEET 9 OF 14 J� ¢¢ y L r P.I.N. 33-A-146 26040 R/GY PC P./.N. JJ -A-145 - _ rr ¢g Rqt R r � � r � � r � � P.I.N. 44-A-99 ORIG. ADJ. r , r r r r r i PARCEL TWO P. /. N. 33-A-144 P./.N. 33 A-144 AREA=98.4847 ACRES AREA=492.0896 ACRES r ' 80'INGRESS-EGRESS r EASEMENT HEREBY < r CREATED r r P.I.N. J4 -A-20 W S f REQ' COMPANY, INC. — r' 283/275 rr r r r r r r r � , r � N 86'3,9'06" W 1574.90' P.1N. 45-A-1 / P./.N. 45 -A -SC MARK D. & W S FREY COMPANY, INC. --- CHERYL L. ANDERSON 2901 4JJ 856/1460 BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF W. S. FREY COMPANY, INC., CEDAR LAND COMPANY, L.C. AND FREDERICK LAND COMPANY, L.C. STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3/12/99 SCALE: f"=400 SHEET 4 OF 14 ,v / POST P. /. N. 34 -A -24D HARRY S. WHITE, JR. 622/568 ,,,,PLTH OF 'y"r• 47- o. S00119 tz�e t 4 ►- D SUR'q' �.lh �/� P P 560 NORTH LOUDOUN STRE-T MARSH & L E G G E WINCHESTER, VIRGINIA 2261)'1 Land Surveyors, P.L.C. PHONE: (540) 667-0466 FAX (540) 667-0469 E-MAIL: mlls®shentel.net U MATCH L/NE TO SHEET 8 OF 14 RAILROAD R/W � OB. 265 PG. 429 , F.I.N.44 A-97 RAILROAD SIDING APPROX. PROPOSED i RELOCATION OF RTE 836' Q 'IRS P.I.N. 44-A-98 ; a /RS X14 L 16 (8B 32 E Ln ' FENCE LIN P.I.N. 44-A-97 (,31.68) CEDAR LAND COMPANY L.C. OR/G. ARE4=164.9055 ACRES /RS ci W 1 ADJ. ARE4=19.7880 ACRES PARCEL TWO P.I.N. 33-A-144 ORIG. AREA =98. 4847 ACRES N �1 ADJ. AREA= 492.0896 ACRES a' W P./.N. 44-A-97 L9 MON IRS L�0 MON \z i 00 \ w N MONCD ? o PIN. 44-A-100 �4 +� MARK D. & o CHERYL L. ANDERSON \ 619/735 \ P. /. N. 44-A-106 GREGORY H. & KATHRYN E. WILLIAMS 520/154 P.I.N. 44-A-105 \ HAROLD D. POOLE 581/7.39 P.I.N. 45 -A -8C MARK D. & CHERYL L. ANDERSON 856/1460 BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF W. S. FRE'Y COMPANY, INC., CEDAR LAND COMPANY, L.C. AND FREDERICK LAND COMPANY, L.C. STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3/12/99 SCALE: I - 400 SHEET 5 OF 14 TH OF o o as ge o. 0011 7 ;:.VD SUR101' .? MARSH g r 560 NORTH LOUDOUN STREET /I A R S H CX. L E G G E WINCHESTER, VIRGINIA 22601 1v1 PHONE: (540) 667-0468 Land Surveyors, P.L.C. FAX: (540) 667-0469 E-MAIL: m11s@)shentel net MATCH LINE TO SHEET 7 OF l4 RAILROAD R/W PARCEL rwo G DB 265 PG 429 P.I.N. JJ -A-14-4 ORIG. AREA=98.4847 ACRES AD✓. AREA=4920896 ACRES _ APPROX.. PROPOSED RELOCA77ON OF RTE SJ6 — — — — IRS IRS — — — — y'` P.I.N. 44-A-96 �6 c - MILE POST`�h EIB E17 16 IRS FENCE LINE L10 102 ci �I C'1 BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF W. S. FREY COMPANY, INC., CEDAR LAND COMPANY, L.C. AND FREDERICK LAND COMPANY, L.C. STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3/12/99 SCALE: I "=400' SHEET 6 OF 14 M TH OF f ':L o. 00119 SAD SUR��o? MARSH & L E G G E WI NORTH LOUN STREET 1 WINCHESTER, VIRGINIA 22601 Surveyors, P.L.C. PHONE: (540) 667-0468 Land t FAX: (540) 667-0469 E-MAIL: mlls®shentel.net F- H 9 3 1 '['G I I 73 P.I.N. 44—A -96C P.I.N. 44—A-963 VERLO & AILEEN ALAN W. & CUTSHAW SUSAN J. CUTSHAW 748IJ380 587/290 548/195 co P.I.N. 44 -A -96A GREGORY G. ROSERTS IRF L105 L10 572/372 N POSE / v I / / L 108 P./.N. 44 A-83 RUDOLPH C. & P.I.N. 44-A-85�I i FRANCES G. MARTIN RONALD W. & L110 L111 604/468 JAN/CE F. NEFF POST S L24 AND RANDALL S & DIANNA L.. CUTSHAW I I L23 MON L?S 587/294 O �, I I IRS 11 IRF 0o \ \ NEW TAX PARCEL�'r, \ \ 'S `s (9 44 -A -96D CEDAR LAND COMPANY, L. C. 858/1.399 12.1724 ACRES \ \ � �ox P.I.N. 44-A-96 T O PARCEL TWO G \\ \\m P. 1. N. JJ—A-144 \ ORIG. AREA=98.4847 ACRES \ \ ADJ. AREA= 492.0896 ACRES MATCH LINE TO SHEET 6 OF 14 BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF Jl/- S. FREY COMPANY, INC., CEDAR LAND COMPANY, L. C. AND FREDERICK LAND COMPANY, L. C. STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3/12/99 SCALE. C" 400" MARSH & LEGGE Land Surveyors, P.L.C. SHEET 7 OF 14 j,TH OF Ubeas42��gea001197 D s u wj' � 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 PHONE: (540) 667-0468 FAX: (540) 667-0469 E-MAIL: mlls®shentel.net BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF W. S. FREY COMPANY, INC., CEDAR LAND COMPANY, L.C. AND FREDERICK LAND COMPANY L.C. STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3/12/99 SCALE: I"=400 SHEET 8 OF 14 1 All tiTH OF ?/"a le�21z' No. 001197 SURNF��I 560 NORTH LOUDOUN STREET MARSH & L E G G E WINCHESTER, VIRGINIA 22601 Land Surveyors, P.L.C. PHONE: (540) 667-0468FAX: (540) 667-0469 E—MAIL: mlls®shentel_net n Z RTE 11 MON AfARTINS'OURC P)1x l l?7H MON O P. /. N. 44 A-83 / RUDOLPH C. & W FRANCES C. MARTIN 604/468 `ry v MON P.I.N. 44—A-97 i i' P.I.N. 44—A-96 ,� PARCEL TWO PIN. JJ -A-144 ORIG. AREA=98.4847 ACRES ---- _ ADJ. AREA -492.0896 ACRES 1 1 1 ' 1 P.I.N. 44—A-97 � _ 1 1 , 1 � MATCH LINE TO SHEET 5 OF 14 BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF W. S. FREY COMPANY, INC., CEDAR LAND COMPANY, L.C. AND FREDERICK LAND COMPANY L.C. STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3/12/99 SCALE: I"=400 SHEET 8 OF 14 1 All tiTH OF ?/"a le�21z' No. 001197 SURNF��I 560 NORTH LOUDOUN STREET MARSH & L E G G E WINCHESTER, VIRGINIA 22601 Land Surveyors, P.L.C. PHONE: (540) 667-0468FAX: (540) 667-0469 E—MAIL: mlls®shentel_net n Z a U.S. RTE 11 - MARTINSBURG PIIS C6 MON \ oG•�L P.I.N_ 44-A-97 \ PARCEL FWO P.I.N. JJ -A-744 IRs ORIG. AREA -98.4847 ACRES L29 ,Rs Lao ADJ. AREA = 492.0896 ACRES P.I.N. JJ -A-146 MATCH LINE TO SHEET 4 OF 14 BOUNDARY LINE ADJUSTMENT LTH OF BETWEEN THE LANDS OF �,P+ l�I� W. S. FREY COMPANY, INC., CEDAR LAND COMPANY, L.C. AND FREDERICK LAND COMPANY, L. C. 2197 e STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA Z DATE: 3/12/99 SCALE: 1"=400'LgND sUR�F'�o4 SKEET 9 OF 14 560 NORTH LO N STREETMARSH XLEGGL WINCHESTER, VIRGINIA 22601 Surveyors, P.L.C. PHONE: (540) 667-0468 Land Surve Y FAX (540) 667-0469 E-MAIL: mlls®shentel.net v 0�" _ C 15 p MON /RS �C;' � y � c W. S FRE)- COMPANY, INC 283/275 cD a P.I.N. 3,3 A-132 NEW TAX PARCEL 34 -A -IIA G� a 132.19JO ACRES/� w 55�� PlN 33 A-133 W. S. FREY COMPANY, INC. o 11xrz 283/175 ot muiv L52 MON "� L57 MON L59 IRS L58 �� CIL RAILROAD / SIDING 40' RAILROAD R/W NEW P.1. N. D8. 272 PC. 569 33 A-156 FREDERICK LAND COMPANY, L.C. PARCEL ONE 848/606 4.6663 ACRES NEW P.1. N \ CIL RA/LROAD J4 -A- I IA S/D/NG 132. 1930 ACRES Z2) �'r�, P./.N. .33-A-146 RTE 672 - BRUCETOwN ROAD MATCH LINE TO SHEET J OF 14 a n BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF o ��1 TH OF P W. S. FREY COMPANY INC., r� CEDAR LAND COMPANY, L. C. ANDS FREDERICK LAND COMPANY, L. C. STONEWALL DISTRICT Z 001197 FREDERICK COUNTY, VIRGINIA DATE: 3/12/99 SCALE: 1"=400 SU SHEET 10 OF 14 560 NORTH LOUDOUN STREET MARSH & L E G G E WINCHESTER, VIRGINIA 22601 PHONE: (540) 667-0466 Land Surveyors, P.L.C. FAX: (540) 667-0469 E-MAIL: mlls®shentel.net i 2� N, 0 0 W off__ — P./.N. 34 A-87 C18 COLLEEN E. CATER 77/741 v P./.N. 33-A-133 W. S. FREY COMPANY, INC \ 283/275 OR/G. AREA=60.6282 ACRES \ /RS ADV. AREA=39.9084 ACRES L60 L67 /RS — \ wMARY ✓ANE LIGHT 783/407 IRS PARCEL ONE oN NEW P.1. N. 1,66 J4—A— 7 7A IRS N : 732. 7930 ACRES J P.I.M. 34-A-10 /RS WILLIAM H. & D. V/RG/NIA REESE Qrl 770/1192 IRS IRS o L 69 � 1 - J o MATCH L/NE TO SHEET 12 OF 14 BOUNDARY LINE ADJUSTMENT LTH OF BETWEEN THE LANDS OF !�7 W. S. FREY COMPANY, INC., CEDAR LAND COMPANY, L.C. AND 9 ��il�� FREDERICK LAND COMPANY, L_ C. STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3/12/99 SCALE. 1"=400" ~C9'YD SUR-qS' SHEET 11 OF 14 LEGGE NORTH LOUN STREETMriRCu WINCHESTER, VIRGINIA 22601 X Land Surveyors, P.L.C. Y PHONE: (540) 667-0468 FAX: (540) 667-0469 F -MAIL: mlls®shentel.net bit y ,) I i"h I I 1 U MATCH L/NE TO SHEET 11 OF 14 i 1 r- J PARCEL ONE o NEW P. /. N. J4—A— I IA /Rs 132 1930 ACRES L 71 IRS /RS P.I.N. J4 -A-11 lI rN FREDERICK LAND COMPANY, L.C. N' 848/606 I ORIG. ARE4=214.9166 ACRES AX.. AREA=98.7768 ACRES IRf L85 L_84_ — — — IRF /RS P.I.N. J4 -A -24F BE77Y ANNE BUTLER 855/807 P.I.N. J4 -A -2-4E KEVIN WARREN & PEGGY S. BUTLER 767/18JO BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF W. S. FREY COMPANY, INC., CEDAR LAND COMPANY, L.C. AND - FREDERICK LAND COMPANY, L.C. STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3/12/99 SCALE. I"=400' SHEET 12 OF 14 P.M J4 -A-10 WILLIAM H. & D. VIRGINIA R£ESE 770/1192 49LTH OF Lf�� 0 o - 9 as gge 0. 001197 S� 560 NORTH LOUDOUN STREET MARSH & L E G G E WINCHESTER, VIRGINIA 22601 Land Surveyors, P.L.C. PHONE: (540) 667-0468FAX: (540) 667-0469 E-MAIL: mlls®shentel.net Li193 i -U I 179 BOUNDARY LINE TABLE D/STANCE LINE TABLE N 43'1338" E NUMBER DlREC710N DISTANCE L45 L 1 S 117136 "' E 125.63' 10.00' L2 S 1T27'>9"' E 166.82' N 43'1338" E L3 S 15714v^"' W 136.72' L47 L4 S 4756 03'" E 881.66' 47.49' L5 S 44'4726" E 204.79' S 86'1349" W L6 S 71"5301" E 25.32' L49 L7 S 00'32'54 " W 755.33' 250.0G' LB S 04'44 38" W 1870.59' S 05'1755" E L9 S 15'1037" W 337.11 ' LSl L 10 S 1.130 b4 " W 938.21 ' 304.26' L 11 N 7159 02" W 280.47' N 31:34 3.3" E L 12 N 1T3536" W 1160.84' L53 L13 N 71 ?6 03" W 559.56' 674.92' L 14 S 19'52'07" W 864.53' N 42"0323" E L 15 S 02'24 08" W 120.00' L55 L 16 S 16'49 35" W 73.367 483.98' L 17 S 23'09'51 " W 42.33' N 31:3625" E L 18 S 175153" W 197.80' L57 L 19 -N79-06'18" W 473.96' 769.8?' L20 S 10"5342" W 5.00' N 23"50'25" E L21 N 79'06'18" W 1311.00' L59 LZZ N 22'13'12" W 711.99' 257.91 ' L23 S 89"3534" W 50.46' N 327727" E L24 N 724547" E 99.42' L61 L25 N 39 56 05" E 1968.61 ' 348.95' L26 N 4541 58" W 1042.69' N 223228" E 127 N 395728" E 1186. 10' L63 L28 N 89'4636" E 1714.91' 280.96' L29 N 3575'4.3" E 747.93' S 1777:36" W L30 N 23'40'48" E 849.25' L65 L31 N 8445'41 " E 717.43" 166.16' L32 N 84'42'05" E 100.00' S 05'2834" W L33 S 05-17'55 " E 30.00' L67 L34 N R4-42'05" E 150.00' 224.94' L35 N 85'34'16" E 169.97' S 710126" E L36 S 44'1830" E 64.55' L69 L37 S 007909" W 4.343" 1411.95' L38 S 43'1338" W 21.96' S 58"56 45" E L39 S 46'46'22" E 10.00" L71 L40 S 43'1338" W 577.31 ' 750.00' 141 S 50'.j7 48" E 195.16' S 14'12 06" E L42 N 38'21 58 "' E 100.42' L73 --d L4.i N 464748 721.67' L74 S 844,5'41 " W BOUNDARY DIRECIIDN D/STANCE L44 N 43'1338" E 461.18' L45 S 46"4622" E 10.00' L4E N 43'1338" E 24.96' L47 N 2T41 45" E 47.49' L4B S 86'1349" W 4.j 98' L49 S 84'42 0,5" W 250.0G' L50 S 05'1755" E 35.00' LSl N 88'J2:29 " W 304.26' L52 N 31:34 3.3" E 664.43' L53 N 72J8'05 " W 674.92' L54 N 42"0323" E 56.81 ' L55 S 08'4756" E 483.98' L56 N 31:3625" E 282.35' L57 N 31'15'14" E 769.8?' L58 N 23"50'25" E 67.88' L59 N 3177'49" E 257.91 ' L60 N 327727" E 190.71 ' L61 N 33'50'50" E 348.95' L62 N 223228" E 1406.20' L63 S 752023" E 280.96' L64 S 1777:36" W 268.30' L65 S 764823" E 166.16' L66 S 05'2834" W 358.07' L67 S 58'3028" E 224.94' L6B S 710126" E 206.20' L69 S 30'3233" W 1411.95' L70 S 58"56 45" E 690.04' L71 S 30'31;33" W 750.00' L72 S 14'12 06" E 355.13' L73 S 30'31:33" W 721.67' L74 S 844,5'41 " W 11525' L75 N 05'4J42 " W 222.93' L76 S 8.5'03'18" W 249.68' C77 N 02'3633" W 511.14' L7B N 213323" E 1282.60' L79 S 752023" E 670.00' LBO S 710126" E 547.35' LB1 S 562026" £ 193.18' LB2 S 617726" E 587.05' LB3 S 60'4626" E 531.84' LB4 S 31'00 06"' W 938.99' LB5 S 30'5322" W 970.41 ' LB6 " W 146.21 ' NUMBER DIRECIIDN D/STANCE L44 N 43'1338" E 461.18' L45 S 46"4622" E 10.00' L4E N 43'1338" E 24.96' L47 N 2T41 45" E 47.49' L4B S 86'1349" W 4.j 98' L49 S 84'42 0,5" W 250.0G' L50 S 05'1755" E 35.00' LSl N 88'J2:29 " W 304.26' L52 N 31:34 3.3" E 664.43' L53 N 72J8'05 " W 674.92' L54 N 42"0323" E 56.81 ' L55 S 08'4756" E 483.98' L56 N 31:3625" E 282.35' L57 N 31'15'14" E 769.8?' L58 N 23"50'25" E 67.88' L59 N 3177'49" E 257.91 ' L60 N 327727" E 190.71 ' L61 N 33'50'50" E 348.95' L62 N 223228" E 1406.20' L63 S 752023" E 280.96' L64 S 1777:36" W 268.30' L65 S 764823" E 166.16' L66 S 05'2834" W 358.07' L67 S 58'3028" E 224.94' L6B S 710126" E 206.20' L69 S 30'3233" W 1411.95' L70 S 58"56 45" E 690.04' L71 S 30'31;33" W 750.00' L72 S 14'12 06" E 355.13' L73 S 30'31:33" W 721.67' L74 S 844,5'41 " W 11525' L75 N 05'4J42 " W 222.93' L76 S 8.5'03'18" W 249.68' C77 N 02'3633" W 511.14' L7B N 213323" E 1282.60' L79 S 752023" E 670.00' LBO S 710126" E 547.35' LB1 S 562026" £ 193.18' LB2 S 617726" E 587.05' LB3 S 60'4626" E 531.84' LB4 S 31'00 06"' W 938.99' LB5 S 30'5322" W 970.41 ' LB6 S 30"0728" W 805.12" LINE ADJUSTMENT BETWEEN THE LANDS OF W. S. FREY COMPANY, INC., CEDAR LAND COMPANY, L.C. AND FREDERICK LAND COMPANY, L.C. STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3/1.2/99 SCALE: 1��=400 SHEET 13 OF 14 TH OF LJ�' 0 �ge No. 00119 o,'*,D SURV 560 NORTH LOUDOUN STREET MARSH XLLGGL WINCHESTER, VIRGINIA 22601 Land Surveyors, P.L C. PHONE: (540) 667-0468 FAX (540) 667-0469 E-MAIL: mils®shentel.net UNE TABLE UNE TABLE NUMBER I DIRECTION " 4 i'" L99 N 7159 OZ'" W DISTANCE W 520.47' W 532.88' " E 254.45' E 749.00" W 202.59' E 107.91 ' 5.00' " E 295.80' ' E 52.91 '3. W 6188' " E 362.60' " W 1165.33" NUMBER L87 S 88.56 D/RECTION DISTANCE Radius Aro 1239.62' L 100 S 0105 34 " E 826.47' L 101 N 79'06'18" W 1139.20' L 102 N 10'5,3 42 " E 5.00' L103 N 79'06'18" W 26.04" L 104 N 52'4003" W 1100.17' L 105 ir' 3259 " c 165=.98' L 106 N 24 34 02" E 296.44' L 107 S 5J-02'44" E 234.45' L 108 S 32'0729" W .102.74' L 109 S 75100108 " E 277.69' L110 N 27'0837" E 200.77' L111 S 53'02'44 " E I 123 87' CURVE TABLE NUMBER Delta Tangent Radius Aro Chord C 1 06'05'43" 59.90' 1125.00' 119.69' S 14 24 27" E 119.62' ao sri' Izn� ren' �e ao' c n�•n�'eo" c �� z�' LEGEND /RF=IRON REBAR FOUND iRS=IRON REBAR SET MON=CONCRETE MONUMENT ------------ BOUNDARY L//VE HEREBY VACATED 0 BOUNDARY CORNER BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF o�P1,TH OF Lf�c W. S. FRE'Y COMPANY, INC., CEDAR LAND COMPANY, L.C. AND 0 FREDERICK LAND COMPANY, L.C. U`` a 0.ts 01197 ge STONEWALL DISTRICT x FREDERICK COUNTY, VIRGINIA DATE: 3/12/99 SCALE: 1"=400' KiM1gND sUu q o� SHEET 14 OF 14 M/( T r 560 NORTH LOUDOUN STREET ARSH & L E G G E WINCHESTER, VIRGINIA 22601 PHONE: (540) 667-0468 Land Surveyors, P.L.C. FAX: (540) 667-0469 E-MAIL: mlls®shentel.net MISCELLANEOUS COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM TO: Frederick Planning Commission FROM: Abbe S. Kennedy, Senior Planner r, RE: Discussion Item - Request to Amend the NELUP to Expand the SWSA DATE: August 22, 2003 Staff has received a request from Triad Engineering, Inc. for an expansion to the Sewer and Water Service Area (SWSA). The property is located on Brucetown Road (Route 672) in the vicinity of the I-81 interchange at Exit 321 in the Stonewall Magisterial District. The applicants have requested to expand the Sewer and Water Service Area (SWSA) to include approximately 98 acres of land currently zoned EM (Extractive Manufacturing) District. A portion of the site is presently located within the SWSA. Attached please find a letter and a location map to Planning Director Eric Lawrence from Stephen M. Gyurisin of Triad Engineering, Inc. Staff is seeking your thoughts on this SWSA expansion request, and will forward your thoughts to the Board for consideration. No action is required. If deemed appropriate by the Board of Supervisors, public hearings will be scheduled for the Planning Commission and Board of Supervisors. D"Wi e Attachments 107 North Kent Street * Winchester, Virginia 22601-5000 r 0 P.O. Box 2397 �L:t Winchester, VA 22604 Phone 540-667-9300 FAX 540-667-2260 August 22, 2003 Eric R. Lawrence, AICP Director Department of Planning and Development County of Frederick 107 N. Kent Street Winchester, Virginia 22601 RE: Sewer and Water Service Area (SWSA) Request Dear Eric, We respectfully request that the SWSA incorporate the entire property of the Frederick Land Company, LC described as approximately 98 acres located on the north side of Brucetown Road (VA Sec. Route 672) and identified as Tax Map Number: 34-A-11, Stonewall Magisterial District. You will find attached a location map further identifying the property for your use. Should you require additional information or have any questions, please call. Sincerely, h n M. Gyu isin Enclosures t - CC: Abby Kennedy, Frederick County Planning Department Thomas Lawson, Lawson and Silek, PC Triad Engineering, Inc. r�^ C' "ba�i5 Vr6G�ic-,`.�UrC fiaoe"Slo lr ,. c. 'Darr iso, -!Durr a rUrCB4 VIS,-- 09/05/2023 11:06 5406656395 FRED CO PLANNING DEP PAGE 02/04 September .5, 2003 Mr. Stephen M. Gyursin Triad Engineering, Inc. 200 Aviation Drive Winchester, VA 22604 COUNTY of FREDERICK Department of Planning and Development RE: Preliminary Comments - Frederick Land Company, LLC Property Dear Steve: 540/665-5651 FAX: 540166S -639S This correspondence includes preliminary review comments concerning the Frederick Land Company, LLC proposal. received by the Frederick County Planning and Development Department on Thursday September 4, 2003. It is noted. that this property is partially within the Frederick County Sewer and Water Service Area (SWSA) , and that this 98.7768 -acre site is identified by PIN #34-A-11, located in the Stonewall Magisterial District. The site is currently zoned EM (Extractive Manufacturing) district. Through this proposal, the applicant is seeking the M-1 (Light Industrial) District Zoning. Staff has identified the following issues for your consideration as the application is finalized for submission: A. 2. Application Form and Relevant Review Agencies Please ensure that a completed application form is attached and all pursuant fees are included for the final submission of this rezoning application. The application fee for a rezoning petition consists of a base fee of $1,000.00 plus $50.00 per acre. In addition, a refundable deposit of $50.00 must be submitted for the public hearing sign required to be posted on site. The total fee, for this application, inclusive of the sign deposit is $5,988.84. Please ensure that signatures of the owners are on. the application, and if there are proffered conditions, that the proffered conditions are also signed by the owners and notarized. Please submit review comments from the following departments and agencies with this application: Virginia Department of Transportation; Frederick County Sanitation Authority; 107 North Kent Street • Winchester, Virginia 22601-5000 09/05/2023 11:06 5406656395 FRED CO PLANNING DEP PAGE September 5, 2003 Mr. Stephen M. Grusin Re: Preliminary Comments - Frederick Land Company, LLC Property Page 2 Winchester - Frederick Service Authority; Department of Public Works; Frederick County Building Oficial; Frederick County Department of Planning and Development; Department of Fire and Rescue Services; .First Responder - Clearbrook Fire and Rescue; County Commonwealth Attorney (f a proffer statement is included); and the Historic Resources Advisory Board. 5. Please submit completed application package by September 5, 2003 to the Department of Planning and Development for the next available Planning Commission meeting. The Planning Department will advertise for the public hearing, and notify adjoining property owners. We will target to place the rezoning application on the Board of Supervisors October 22, 2003 meeting agenda. B. RezoniR Plat A plat delineating the land area subject to the requested rezoning, showing the meets and bounds identifying the area to be rezoned, is required for the application. C. Impact_ a si Planu al • is -The planning analysis states that the proposed light industrial use of the site conforms with the Comprehensive Policy Plan due to its location within the Sewer and Water, Service Area (SWSA). However, as acknowledged in the impact statement's introductory paragraph, the site is onlypartiallX within the SWSA. It is noted that the County has been petitioned. to expand the SWSA to wholly include the subject property and the discussion process concerning this request was commenced with the Planning Commission on September 3, 2003. Please note that the proposed rezoning will not be considered consistent with the Comprehensive Policy Plan unless the SWSA is ultimately expanded by the Board of Supervisors to include the entire property. It would be appropriate to acknowledge this ongoing process within the impact statement. D. Traffic - The impact statement does not include traffic projections for the light industrial use of the subject property. It is therefore impossible to reasonably evaluate the impact of the proposed rezoning on Brucetown Road (Route 672), which will provide access to the site. In the absence of any limitation on uses, trip projections should be provided for the most traffic intensive land use possible should M 1 zoning be approved for the site. In the preliminary meeting with staff on August 21, 2003, the applicant indicated an intent to consider thresholds for transportation impacts which would trigger future TIAs and commitments to construct the identified road improvements. This information is not presented in the submitted rezoning request. 09/05/2023 11:06 5406656395 FRED CO PLANNING DEP rout n4in4 September 5, 2003 Mr. Stephen M. Gyursin Re: Preliminary Comments - Frederick Land Company, LLC Property Page 3 E. Sewage Conveyance & Treatment - The estimated sewage output for the proposed light industrial use(s) should be specified in the impact statement. F. Water Sup - The estimated water usage for the proposed light industrial use(s) should be specified in the impact statement. Please feel free to contact me should you have any questions or concerns regarding this correspondence. Sincerely, Abbe S. Kennedy Senior Planner ASK/bad email: Eric Lawrence Ty Lawson Patrick Barker cc: Eric Lawrence Ty Lawson Patrick Barker U NLbbeVtU Rtmc- [6Mn1RF7T rid �pd COMMONWEALTH of VIRGINIA W. Tayloe Murphy, Jr. William L. Woodfin, Jr. Secretary of Natural Resources Department of Game and Inland Fisheries Director August 22, 2003 Christine Twigg Engineering Intern Triad Engineering, Inc. PO Box 2397 Winchester, VA 22604 RE: ESSLOG #18984, Tax Map 34, Parcel A-11 Dear Ms. Twigg: This letter is in response to your request for information related to the presence of threatened or endangered species in the vicinity of the above referenced project. The state special concern barn owl (Tyto alba pratincola) has been documented in the project area. The classification of "state special concern" is not a legal designation and does not require further coordination. Clearbrook Run (07CLE-01) and Turkey Run (07TKY-01) have been designated Class VI stockable trout waters. The applicant should coordinate with one of this Departments fisheries biologists in the VDGIF Verona office (540-248-9360) to prevent angling and/or stocking conflicts during construction activities. Information about fish and wildlife species was generated from our agency's computerized Fish and Wildlife Information System, which describes animals that are known or may occur in a particular geographic area. Field surveys may be necessary to determine the presence or absence of some of these species on or near the proposed area. Also, additional sensitive animal species may be present, but their presence has not been documented in our information system. Endangered plants and insects are under the jurisdiction of the Virginia Department of Agriculture and Consumer Services, Bureau of Plant Protection. Questions concerning sensitive plant and insect species occurring at the project site should be directed to Keith Tignor at (804) 786-3515. There is a processing charge of $25.00 for our response. Please remit a check, made payable to TREASURER OF VIRGINIA, within 30 days to MaryBeth Murr at the address listed on the first page. Include a copy of this letter with your payment to ensure that your account is properly credited. 4010 WEST BROAD STREET, P.O. BOX 11104, RICHMOND, VA 23230-1104 (804)367-1000(V/TDD) Equal Opportunity Employment, Programs and Facilities FAX(804)367-9147 Christine Twigg ESSLog #18984 8/22/2003 Page 2 This letter summarizes the likelihood of the occurrence of endangered or threatened animal species at the project site. If you have additional questions in this regard, please contact me at (804) 367- 2211. Please note that this response does not address any other environmental concerns; these issues are analyzed by our Environmental Services Section, in conjunction with interagency review of applications for state and federal permits. If you have any questions in this regard, please contact Brian Moyer at (804) 367-6913. Please note that the data used to develop this response are continually updated. Therefore, if significant changes are made to your project or if the project has not begun within 6 months of receiving this letter, then the applicant should request a new review of our data. The Fish and Wildlife Information Service, the system of databases used to provide the information in this letter, can now be accessed via the Internet! The Service currently provides access to current and comprehensive information about all of Virginia's fish and wildlife resources, including those listed as threatened, endangered, or special concern; colonial birds; waterfowl; trout streams; and all wildlife. Users can choose a geographic location and generate a report of species known or likely to occur around that point. From our main web page, at www.dgif.state.va.us, choose the hyperlink to "Wildlife", then "Wildlife Information & Mapping Services" and then "Wildlife Information Online Service". For more information, please contact Amy Martin, Online Service Coordinator, at (804) 367-2211. Thank you for your interest in the wildlife resources of Virginia. Sincerely, Amy E. Martin J Online Service Coordinator cc: R.T. Fernald, VDGIF Untitled Page 1 of 2 Natural Heritage Resources by County Your Search Criteria: Frederick County(ies) Taxonomic Group: Federal Legal Status: All, State Legal Status: All, Search run: 08-15-2003 See Map 11On the map page, set page orientation to landscape to print map. Search Menu Click highlighted scientific names below to go to NatureServe report. Scientific Name Frederick BIVALVIA (MUSSELS) Lasmigona subviridis CRUSTACEA (AMPHIPODS, ISOPODS & DECAPODS) Stygobromus - rcraacili es LEPIDOPTERA (BUTTERFLIES & MOTHS) Pyrgus wyandot REPTILES Glyotemys insculpta VASCULAR PLANTS Paxistima canbvi Common Name Green floater Shenandoah valley cave amphipod Global State Federal State Last Year Rank Rank Status Status Observed G3 S2 G2G4 S2S3 Appalachian grizzled skipper G2 S1S2 SOC Wood turtle Canby's mountain -lover G4 S2 G2 S2 SOC SC ND SC 1969 LT 1992 1945 Note: On-line queries provide basic information from DCR's databases at the time of the request. They are NOT to be substituted for a project review or for on-site surveys required for environmental assessments of specific project areas. Need Additional Information? For more detailed information on locations of Natural Heritage Resources submit an information _re uest. http://192.206.31.52/cfprog/dnh/naturalheritage/display_counties.cfin 8/15/03 FW: Frey Property / Route 672, Brucetown Road / Frederick County Subject: FW: Frey Property / Route 672, Brucetown Road / Frederick County Date: Tue, 12 Aug 2003 13:19:32 -0400 From: "Patrick Barker, AICP" <pbarker@wininva.com> To: <elawrenc@co.frederick.va.us> Let me know if you do not wish to receive these emails. PB -----Original Message ----- From: Funkhouser, Rhonda Imailto:Rhonda.Funkhouser@Vir iniaDOT.or ]On Behalf Of Ingram, Lloyd Sent: Tuesday, August 12, 2003 12:20 PM To: 'office@triad--winc.com' Cc: 'PBarker@wininva.com'; Jeremy Camp (E-mail); Lineberry, Ben, PE Subject: FW: Frey Property / Route 672, Brucetown Road / Frederick County Attention: Ms. Christine Twigg In addition to the comments listed in our email of August 7, 2003 (attached), the following improvements would be required: * Eastbound left turn lane from Route 672 (Brucetown Road) into the commercial entrance. * Reconfiguration of the intersection of Routes 11 and 672 (Brucetown Road) to create a more T-shaped intersection. * Right and left turn lanes on Brucetown Road. * Right turn lane on Route 11. * .Potential signalization of Brucetown Road & Route 11 and Route 11 & Route 672 (Hopewell Road). Please call should you have any questions. Lloyd A. Ingram Transportation Engineer VDOT - Edinburg Residency Permit & Subdivision Section 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) > ------Original Message----- • From: Funkhouser, Rhonda On Behalf of Ingram, Lloyd > Sent: Thursday, August 07, 2003 10:32 AM > To: 'office@triad-winc.com' > Cc: 'PBarker@wininva.com'; Jeremy Camp (E-mail) > Subject: Frey Property / Route 672, Brucetown Road / Frederick County > Attention: Ms. Christine Twigg > In response to your letter of July 28, 2003 for a due diligence report, a > preliminary review of the Brucetown Road Corridor has been performed. > Currently there is not a traffic study available for this route, nor are > there any improvements scheduled in Frederick County's Six -Year Secondary > Improvement Plan. Current traffic counts are 2900. > Sight distance appears not to be a problem at this potential commercial 1 of 2 8/12/2003 2:47 PM Date: Thu, 11 Sep 2003 16:43:37 -0400 From: "Lineberry, Ben, PE" <Ben. Lineberry@VirginiaDOT. org> To: "'tlawson@lsplc.com"' <tlawson@lsplc.com> CC: "'akennedy@co.frederick.va.us"' <akennedy@co.frederick.va.us>, "Ingram, Lloyd" <Lloyd.Ingram@VirginiaDOT.org>, "Copp, Jerry" <Jerry.Copp@VirginiaDOT.org> We have reviewed the proposed proffers for the above referenced project and offer the following comments: First Bullet: Who will pay for future improvements that may be required as part of future site plans and traffic impact analysis? Second Bullet: Who pays for the road improvement if industrial access funds are not available? Forth Bullet: What is the purpose of this proffer? Should you have any questions or comments, please do not hesitate to give me a call. Thanks -Ben- Ben H. Lineberry, Jr., P.E. Assistant Resident Engineer (540) 984-5605 Fax (540) 984-5607 Ben.Lineberry@VirginiaDOT.org 1 of 1 9/11/2003 4:39 PM PROFFER STATEMENT Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. 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 even the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #,iO- '3for the rezoning of acres from Extractive Manufacturing (EM) Zoning District to the Light Manufacturing (M 1) Zoning District; development of the subject property shall be done in conformity with the terms and conditions set forth herein, except that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs or assigns. The submitted property, more particularly described as land owned by being all Tax Map Parcel - - and further described in Deed Book Page recorded in the Frederick County Clerk of Courts Office. 1) Use of Property All uses of this property will be limited to the following thresholds: Air Qualily • Any individual facility on this property will emit no more than 50 tons of regulated pollutants per year as regulated by Virginia Department of Environmental Quality as of September 1, 2003. Public Water • All facilities on this property will be served by public water. The total combined usage of all facilities on this property will average no more 1 million gallons a day per year. Public Sewer • All facilities on this property will be served by public sewer. The total combined usage of all facilities on this property will average no more 1 million gallons a day per year. Transportation • Subsequent to the approval of a site plan and building permit for an initial 125,000± sq. ft. facility on this site (plus ancillary uses) and before the submission of a site plan for any subsequent project on this property, the property owner will prepare and submit a Traffic Impact Analysis ("TIA") for the projects on the property. • Funding for road improvements resulting from this irtial TIA up to $400,000.00 will be sought through Virginia Deana �n Of drrick County. Transportation Industrial Road Acccss Prograzn • The property owner will coatipictc and submit fat tev�w 4y the County and the Virginia Department of Transportation additional TIAs for any expansion or new activity on the property, which rests in an increase of 100 or more vehicle trips to the AADT. (AADT is tht total annual traffic estimate divided by the number of days in the year.) • The cumulative total traffic generated by uses locatedon this property will not exceed an AADT of 1,500 unless approved by the Frederick County Board of Supervisors. Any revisions to these thresholds can occur via approval frorA the Frederick County Board of Supervisors at the. request of the property owner - The conditions proffered above shall be binding upon the heirs, exec'otors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and acc is the r ditions, the proffered conditions shall apply to the land rezoned in addition t 'snY applicable requirements set forth in the Frederick County Cade, Respectfully Submitted: By: - 1 Commonwealth of Virginia, City/County of To Wit: The foregoing iztettument was acknowledged before ane this � day, f � 2003 by Notary Public My commission expires Ee 3��d 711IbV t�f1 QW 9VVLZVLE9L BT:bT C00Z/TT/69