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HomeMy WebLinkAbout019-89 D. Wayne Wilson - Opequon District - BackfileRECEIPT F-EDE,i;CK COUNT`( DEPT. OF PLANNING AND DEVELOPMENT P.O. BOX 601 • 9 COURT SQUARE f. '3E5 WINCHESTER, VIRGINIA 22601 02 AMOUNT DUE _ C U� DATE MOUNT PAID $ BALANCE DUE �� i- U PAID BY CASH CHECK ❑ OTHER RECEIVED FROM ADDRESS %"!� C� •.� �,_ yT4J�. L'LL� U..C.�iJ•! (/ LJt-: v v THE SUM OF $ �_���� DOLLARS _fJi�7S.s FOR ;_F. !�/�'Z cbf7 �l _ L�-? 'G ��-fL L� 9►'y f ��llX i�-C . '��O �iJ 17 BY DAY TIMERS REORDER No 3221 — Printed n USA ".1 ; Upon submittal of your completed application, a sign will be provided for you I AT LEAST SEVEN (7) DAYS BEFORE THE HEARING, the sign must be placed at the property line and be maintained so as to be legible until the date of the hearings. Failure to comply means that your request will be tabled,. I UNDERSTAND THAT I AM REQUIRED BY LAW to display a sign provided by the Frederick County Planning Department. I UNDERSTAND the to ms explained Y� above. My signature verifies that I have recei7ld/said si n:� i Upon submittal of your completed application, a sign will be provided for you I AT LEAST SEVEN (7) DAYS BEFORE THE HEARING, the sign must be placed at the property line and be maintained so as to be legible until the date of the hearings. Failure to comply means that your request will be tabled. I UNDERSTAND THAT I AM REQUIRED BY LAW to display a sign provided by the Frederick County Planning Department. I UNDERSTAND the ter s explained above. My signature verifies that I have receiv,� / aid sig. � /% COUNTY of FREDERICK IDepartment of Planning and Development 703/665-5651 FAX 703/667-0370 November 17, 1989 Mr. D. Wayne Wilson Route 3, Box 6215 Berryville, Va. 22611 Dear Mr. Wilson: This letter is. to confirm action taken by the Frederick County Board of Supervisors at their meeting of November 8, 1989. Approval of Rezoning Application #019-89 of D. Wayne Wilson to rezone 19.263 acres (9.612 acre tract and 9.651 acre tract] from RP (Residential Performance) to B-2 (Business General) for general retail with professional townhouses. This property is located east of the I-81 interchange at Stephens City, northeast corner of Routes 277 and 641 in the Opequon Magisterial District. This application was approved with proffers. If you have any questions regarding this rezoning, do not hesitate to call this office. Sincerely, Robert W. Watkins Planning Director RWW/slk cc: Esten Rudolph, Commissioner of Revenue Roy Jennings, Commissioner of Revenue's Office George Whitacre, Clerk of Circuit Court C. William Orndoff, Jr., Treasurer 9, Court Square P.O. Box 601 Winchester, Virginia 22601 40 a AMENDMENT FREDERICK COUNTY ZONING ORDINANCE Approvals: Planning Commission November 1, 1989 Board of Supervisors November 8, 1989 An ordinance amending the zoning district map for application #019- 89 of D. Wayne Wilson. WHEREAS, Rezoning application 019-89 of D. Wayne Wilson to rezone 19.263 acres from RP (Residential Performance) to B-2 (Business General), located east of the I-81 interchange at Stephens City, northeast corner of Routes 277 and 641, tax map 86, parcel 11, in the Opequon District, was referred to the Planning Commission on October 4, 1989; and WHEREAS, the Planning Commission held a public hearing on this application on November 1, 1989; and WHEREAS, the Planning Commission received a draft statement of conditions proffered prior to the public hearing; and WHEREAS, the Board of Supervisors held a public hearing on this application on November 8, 1989; and WHEREAS, the Board of Supervisors received a signed statement of conditions proffered prior to the public hearing; and WHEREAS, the Frederick County Board of Supervisors finds this rezoning to be in the best interest of the public health, safety, welfare, convenience and good zoning practice; THEREFORE, RESOLVED by the Frederick County Board of Supervisors as follows: That Chapter 21 of the Frederick County Code, Zoning Ordinance, is amended to revise the Zoning District Map to change 19.263 acres from RP (Residential Performance) to B-2 (Business General) located east of the I-81 interchange at Stephens City, northeast corner of Routes 277 and 641, tax map 86, parcel 11, in the Opequon District, as described by the application and plat submitted, subject to the following conditions voluntarily proffered in writing by the applicant and property owner as follows: "ZONING PROFFERS APPLICATION 1 019-89 for I the undersigned, owner and the rezoning Le ppl scant the file It Ole Property, hereby voluntarily 1 Subject property is rezoned by the 13oard Cif Supervisors oL' Frederick County, Virginia to the B-�2 z0flirllj distl'iet, the development of the property shall be in subs;t,lr�tial cotliortnanc c with the followir►g conditions: A. Transportation 1. Access to the subjUct property y11a11 bu 1,1_ ovidad a:; lows: (a) One (1) curb cut shall be provided can Route 277; �iccess from One East only. A deceleration ].arse sllall be provided within the public right of way accor.diny to V.U.H. & T. standards. (b) No more than two ( 2 ) curb cuts will be provided on Route 641 to access the PrOPerty . (c) All work required for up to thrue adequate: road connections including' the deculeraLion lane and il"Provelilenta within the V.11.H. & T. night of way adjacent t i-lie subjuc.t property shall be constructer ur. funded by pp 2. Traffic analysis will be done for subnlissi(-)n with the preliminary Master U`'SerpnonPl tn•G4'11i nrtatf t1-,U intersoction project the LO%,(,l of vicc: of Rt. 641 and Rt. 277. 1'11t Preliminary Master Uev010plllent )Jlarl will be designed and improvements provided Su that- Level of Service on Rt. 641 and at the ilitersection caf Rt. 64641 oil and Rt. t)le 277 will not be lower. than Level of Service C, methods described by the Highway Capacity Mal-lual pul)lished l)y tho 1-iighway R(:1jvarclr Boa''cl. 3. Traffic flow within the site will be designed by a traffic engineer to maximize simplicity and will be based upon final design layout. B . Screening and Buffering 1. All existing trees within the sctt)ack zone, oUtside the limits of construction shall be retained. It silould bra noted that the North side: and NorLhwest curlier' r�C the property (adjacent to the E,r-Qdericktowne Lstates) have existing heavy tree cover. 2. A minimum of five 1►Qrcunt (5%) of Lho interior of the barkiI anclscahed plant my i sl.ands . VegeLaL ion for thc.� plant. ing islands may inclu(Je a mixture Of Lrous, shrubs, flowers and grass. 3. All exterior lighting stall be diruc:ted on -site and shall be non -glare so as to minimize the impact on Lilt; adjoining properties. 4. A minimum spacing of 50 feet shall be provided between all freestanding business signs. No business sign shall exceed lUU square feet in size. 54 5. Deed restrictions, covenants, dedications, or development -related documents shall be submitted to and reviewed by the Zoning Administrator priur to their: recordation to insure that provisions have been made: Lc-)r c!uor.dinatlon of uses, architectural :Myles, signs and l,indsc:aping. C. Sewer and Water Sewer and water is presently available t'u the subject property. They will be brought to the site at no expense to the cuunLy. These proffers shall be binding upon the heirs, executors, administrators, assigns and successors in interest u1 boLh the applicant and property owners. This document shall set forth the total obligation ut the applicant and property owners to the County of Frederick in connection with the rezoning of the site. Cur►sequfUc►tly, ti►e applicant's and property' owners' obligation shall noL be subject to future modification or enlargement without the uxpress written concurrence of consenL of ti►e current property owner (s), applicant, or h it succe sons and assigns. All of the above shall be at the cost and liability of the Applicant and not the Owner, who hereby joins herein to Applicant: / give her consent. D. Wayne `I'Wilson Date : Owner Date: Nora Alice Hall 02� ADDENDUM f,e: Wilton Rezunint,-1 F"► c f f( «4 (Application #►1y,. I3r� � 9 � c 4) One adri� t ir�rin] i hOttnd, c r�f'tl tt.tr tt l �.rcu rtt, f�i.. l��i t Mahal 1 bey iundcr�l r.rrrtl t.trir: lr t.rc. 1.t`cl Ivry r hr I I ,1 is r�n1 ilr accordtant-f*! tr-r J. Applicant: ay k, Date. owner Nora Alice Hall Date: �1�� This ordinance shall be in effect upon its passage. Passed this 8th day of November, 1989. A Copy Teste (:�n- 4"f 'Q--' r John R )ley, LTr. Frederi-clt'County Admi istrator REZONING REQUEST #019-89 D. Wayne Wilson Rezone 19.263 acres [9.612 acre tract and 9.651 acre tract] from RP (Residential Performance) to B-2 (Business General) LOCATION: East of the I-81 interchange at Stephens City, northeast corner of Routes 277 and 641. MAGISTERIAL DISTRICT: Opequon ADJACENT LAND USE AND ZONING: Residential uses, zoned RP (Residential Performance) and business uses zoned B-1 (Neighborhood Business) and B-2 (Business General) PROPOSED USE AND IMPROVEMENTS: Combination of general retail with professional townhouses REVIEW EVALUATIONS: Transportation Department - No objection to rezoning of this property. Commercial entrance will have to be constructed to allow for safe egress and ingress of the property. Turn lanes and curb and gutter may be required along Routes 277 and 641. Before making final comments my office will require a complete set of construction plans, detailing entrance design and drainage features and traffic flow data for review. Sanitation Authority - Sewer is available at the intersection of VA Routes 277 and 641. It is on the south side of Route 277. Water is available on Route 641 to Route 277. There is a 12" line on Route 641 and a 12" line on the south side of Route 277. There is water and sewer capacity available. Fire Marshal - No problem with rezoning as long as site plan meets fire code. Inspections Department - All buildings shall comply with the BOCA National Building Code 1987; comments will be made at time of plans review. Planning and Zoning - See next page. The following issues should be considered: Location: The site is located in the urban development area, adjacent to an existing business corridor. The site is surrounded by existing residential uses on the rear and both sides. Existing business areas are located across Route 641. Site Suitability: The site is a level site physically suited for development. Some existing wooded areas are located on the site. Water and sewer service are available to the site. The site is adjacent to a signalized intersection. Potential Impacts: In order to develop the site for business use, buffers and screens will be required. Buffers with a minimum depth of 50 feet will be required around the rear and side boundaries of the site. If a 50 foot buffer is used, landscaped screens will be required with a six foot high fence or berm. The applicant has proffered to maintain existing vegetation and trees in the buffers along the boundaries. This will lessen potential impacts on surrounding residential areas. The applicant's impact statement does not project substantial traffic impacts on existing roads resulting from the rezoning and development of the site for business uses. The staff does not agree with this conclusion. The staff projects that full development of the 19 acre site for a shopping center could generate over 11,000 average daily trip ends. The mixed office and retail center proposed by the applicant could generate over 9,000 average daily trip ends. This would be a substantial increase over the existing RP zoning which would result in traffic generation under 3,000 average daily trip ends. Particular concern should be expressed for impacts on Route 641 and on the signalized intersection of Route 641 and Route 277. The additional traffic resulting from the rezoning could cause congestion on Route 641 and reduce the level of service of the traffic signal. A level of service analysis of this area would be useful in determining what the impacts would be. The applicant has proffered that a traffic analysis will be submitted with the preliminary master plan for the site. Capacity analysis methods will be used to project the level of service on Route 641 and at the intersection of Route 641 and Route 277. The applicant is proffering that the Master Development Plan will be designed and improvements provided to insure a level of service "C" on Route 641 and at the intersection. The Highway Capacity Manual defines level "C" as: "stable flow (typical design level); approximately 30 percent of the green indications fail to deliver queues forming. Backups may develop behind turning vehicles." Level "C" is a typical design standard used. The applicant has proffered limiting entrances and road improvements which will help limit impacts. conclusions: The location is generally appropriate for the use proposed. The staff is concerned about possible impacts on Route 641 and the intersection of Route 641 with Route 277. The staff believes that sufficient proffers have been provided to address potential traffic impacts. STAFF RECOMMENDATION (for 10-4-89): Approval PLANNING COMMISSION RECOMMENDATIONS OF 10/4/89: Table for 30 days to allow for a traffic analysis to be performed and a solution to the potential traffic problem on Route 641 to be addressed. The following vote took place: YES (TO TABLE): Copenhaver, Sherwood, Rinker, Thomas, Golladay NO: Marker, McDonald, DeHaven (Mr. Wilson and Mr. Romine were not present at the meeting.) NOTE: The app.e c:.cant h.az pnovided a detailed t)a6is analysiss a/s neque/sted. The anatyz.i6 &tgge/5t/s that the impaet6 on Route 641 and the Route 641 and Route 277 intex6ecti.on w.iU be acceptable i� cetrtain n.oad impnovementz have been made. These impnovementls include &fight and lent tuiLn /anus on Route 641. The app.P cant has pna66en.ed the ,tight tuAn .Cane only. PLANNING COMMISSION RECOMMENDATIONS OF 11/1/89: Unanimous approval with acceptance of proffers. U "ZONING PROFFERS APPLICATION 1 019-89 I the undersigned, owner and the rezoning applicant for the Subject Property, hereby voluntarily proLl:er that in Lhe event the Subject Property iB rezoried by the Board of Supurvisors oL Frederick County, Virginia to the B--2 zc�ttin' district, t}ie development of the property shall be in subs:trintial cotiformance with the following conditions: A. Transportation 1. Access to the subject property stall bu provided as follows (a) One (1) curb cut shall be provided or) Route 277; zicces5 from the East only. A deceleration lane sl►all be provided within the public right of way according tU V.D.H. & T. standards. (b) No more than two (2) curb cuts will be provided on Route 641 to access the property. (c) All work required for up to three adequate road connections including the deceleraLion lane grid itliproverrrents within the V.D.H. & T. right of way adjacent to the subject property shall be constructed or funded by applicant. 2. Traffic analysis will be done for sulniission with the Preliminary Master Development Plan. The traffic analysis will project the Level of Service on Rt. 641 and at the irltersoction of Rt. 641 and Rt. 277. 1,11e Preliminary Master llevelopinent Plan will be designed and improvements provided so that Leval of service on Rt. 641 and at t)ie intersection of Rt. 641 and Rt. 271 will not be lower. than Level of Service C, based on the methods described by the Highway Capacity Manual published by the Highway Research Board. 3. Traffic flow within the site will t>e designed by a traffic engineer to maximize simplicity and will be based upon final design layout. B. screening and Buffering 1. All existing trees within the sctbac:k zone, outside the limits of construction shall be retained. It should bu rioted that the North side and Northwest currier aC the property (adjacent to the E'redericktowne Estates) have existing hudvy tree cover. 41 ?. A minimum c)f five pk�rcuiit (`1)A) of' Ilit int(,ric.,t of 1,11e parking Iot sha11 1)c' Iandsc,jI)e(1 1)lantinky ;J'inklc,. Vk'J at tun for the planting islands ntay include a ill iAtu•-e of t.rous, shrubs, flowers and grass. 3. All exterior lighting shall be dirucL•ed on -site and shall be non -glare so as to minimize the impact on Llie adjoining properties. 4. A minimum spacing of 50 feet shall I)lt provided between all freestanding business signs. No business sign shall excued lUU square feet in size. 5. Deed restrictions, covenants, dedications, or development- related documents shall be submitted to and reviewed by the ' oning Administrator prior to their: recordation to insure that provisions have been made for coordin,ition of uses, architectural styles, signs and landscaping. C. Sewer and Plater Sewer and water is presently available to the subject property. They will be brought to the site at no expense to the county. These proffers shall be binding upon the heirs,'executors, administrators, assigns and successors in interest: of both the applicant and property owners. This document shall set forth the total obligation Ot the applicant and property owners to the Country of Frederick in connection with the rezoning of the sits:. Curiseque.ritly, the applicant's and proper ty'.owner.s' obligation shall noL be subject to future modification or. enlargement without the express written concurrence of consent' of tho current property owner (s), applicant, or,�herir succe�sor.s and assigns. Applicant: D. WayneVWilson Date: J, W, gr Owner C. William Stapl s Date. .. . ADDENDUM Re: Nil5on Rezoning Proffe'� Application # (")19-69 A (4) One No,\h bound, right tur/` |a/^ .//. Rt� hl1 shal] be fundpd and ��onsiru�ted hy ihp .`|q`|,''`o\ if; accordunce to App\zcant: �d, al Date: —&�� ' ZI owner ' Date: f — --'----' U a RRZONING PROFFERS APPLICATION # 019-89 I the undersigned, owner and the rezoning applicant for the Subject Property, hereby voluntarily proLler that in Lhe event Lhe Subject property ire rezoned by ttre Board of Supervisors of Frederick County, Virginia to Lhe B-2 zoniny district, ttie development of the property shall be in substarlLial conformance with the following conditions: A. Traknaportat,ion 1. Access to the subject property shall be provided as 1.Ullows: (a) one (1) curb cut shall be provided Un Foute 177; ac:ces5 from the East only. A deceleration lane sl►all be provided within the public right of way accordiny La V.11.H. & T. standards. (b) No more than two (2) curb cuts will be provided on Route 641 to access the Property. (c) All work required for up to ttri've adequate road connections including thu deceleration -lane aria improvUrnents within the V.U.H. & T. right of way adjacent to the subject. property shall be constructed or funded by applicant. 2. Traffic analysis will be done for submission witli the Preliminary Master peve-loprnent Plan. 11'I1e traffic analysis will project the Level of Service on Rt. 641 aria at Lhe intersuction of Rt. 641 and Rt. 277. Tile preliminary Master Development Plan will be designed and improvements provided so that Leval of Service on Rt. 641 and at the intersection of Rt. 641 and Rt. 277 will not be lower. than Level of Service C, based on Lhe methods described by the Highway Capacity Manual published by the Highway Research Board. 3. Traffic flow within the site will t>e designed by a traffic engineer to maximize simplicity and will be based upon final design layout. B. screening and Buffering 1. All existing trees within Lhe setback zone, outside the limits of construction shall be r.etainud. It should bu noted that the North side and Northwest curller oL t-hc:) property (adjacent to the Fredericktowne Lstates) have existing 1-10avy tree cover. 2. A minimum of five pt�rucnt (5%) of t.Iiu: intL-rIut (A L I I e park i ng lot sha11 be 1 andscaped plant. i rig i s 1 only... Vey et.at. ion for the planting islands may include, a uiixtu e 01 Lrous, shrubs, flowers and grass. 3. All exterior lighting shall be diructed on -site and shall be non -glare so as to minimize the impact on Lilo adjoining properties. 4. A minimum spacing of 50 feet shall be provided between all freestanding business signs. No business sign shall (.-xcuod lUQ square feet in size. 5. Deed restrictions, covenants, dedications, or development -related documents shall be submitted to and reviewed by the Zoning Administrator prior to their recordation to insure that provisions have been made: tor cuordination of uses, architectural :Myles, signs and landscaping. C. Sever and Water Sewer and water is presently available to the subject property. They will be brought to the s-ite at no expeni;o to the county. These proffers shall be binding upon the heirs, executors, administrators, assigns and successors in interest: ut both the applicant and property owners. This document shall set forth the total obligation of the applicant and property owners to the County of Frederick it) connection with the rezoning of the site. Consequently, the applicant's and property' ,owner.s' obligation shall trot be subject to future modification or. enlargement without ttie express written concurrence of consent of tiie current property owner (s), applicant, or Aheir succa�sor.s and assigns. Applicant: D. WayneVWilson Date : Owner `L' — Nancy BQ Staples Date . �LG '��—Z I F)DDF'N[)[.JM n r< e z L) I -I i n i..1 Pt U f Appl iC at i On # A9 One It h. t)CL.tr)d, �Ih A: tLA- VI A o ni h a L) c-, u n (I y T. aC C 0 t- (-j a I -I V 0 t' (") e s Apf-1)1cant: Owner son ............. a ncy staples Da Date: te: REZONING PROFFERS APPLICATION 1 019-89 I the undersigned, owner and the rezoning applicant for the Subject Property, hereby voluntarily proffer that in the event the Subject Property is rezoned by the Board of Supervisors of Frederick County, Virginia to the B-2 zoning district, the development of the property shall be in substantial conformance with the following conditions: A. Transportation 1. Access to the subject property shall be provided as follows: (a) one (1) curb cut shall be provided on Route 277; access from the East only. A deceleration lane shall be provided within the public right of way according to V.D.H. & T. standards. (b) No more than two (2) curb cuts will be provided on Route 641 to access the property. (c) All work required for up to three adequate road connections including the deceleration lane and improvements within the V.D.H. & T. right of way adjacent to the subject property shall be constructed or funded by applicant. 2. Traffic flow within the site will be designed by a traffic engineer to maximize simplicity and will be based upon final design layout. B. Screening and Buffering 1. All existing trees within the setback zone, outside the limits of construction shall be retained. It should be noted that the North side and Northwest corner of the property (adjacent to the Fredericktowne Estates) have existing heavy tree cover. 2. A minimum of five percent (5%) of the interior of the parking lot shall be landscaped planting islands. Vegetation for the planting islands may include a mixture of trees, shrubs, flowers and grass. 3. All exterior lighting shall be directed on -site and shall be non -glare so as to minimize the impact on the adjoining properties. 4. A minimum spacing of 50 feet shall be provided between all 0 0 i. �FSEP 2 • freestanding business signs. square feet in size. No business sign shall exceed 100 5. Deed restrictions, covenants, dedications, or development -related documents shall be submitted to and reviewed by the Zoning Administrator prior to their recordation to insure that provisions have been made for coordination of uses, architectural styles, signs and landscaping. C. Sewer and water Sewer and water is presently available to the subject property. They will be brought to the site at no expense to the county. These proffers shall be binding upon the heirs, executors, administrators, assigns and successors in interest of both the applicant and property owners. This document shall set forth the total obligation of the applicant and property owners to the County of Frederick in connection with the rezoning of the site. Consequently, the applicant's and property owners' obligation shall not be subject to future modification or enlargement without the express written concurrence of consent of the current property owner (s), applicant, or their successors and assigns. Applicant:. D. Wayne Wi son Da te: : ' Z 7 ��� 2 8 W9 II r�rFR 1/Q 1 a 5/p4 PR0s �O 5 s�iiEELETT \ \ LOT ,t. 9.612 ACRES �4 . A�• E PNO Traffic Impact Analysts for Re —zoning of the Wilson Property, Frederick County, Virginia Prepared For: Prism Group, Inc. ALEXANDRIA, VIRGINIA Prepared By; O.R.GEORGE & ASSOCIATES, INC. TRAFFIC/TRANSPORTATION PLANNING CONSULTANTS II october, 1989 I I ' TRAFFIC IMPACT ANALYSIS FOR RE -ZONING OF THE WILSON PROPERTY, FREDERICK COUNTY, VIRGINIA ' Prepared for: ' PRISM GROUP, INC. 1141 Curtis Street Alexandria, Virginia 22308 1 n ' Prepared by: ' O. R. GEORGE & ASSOCIATES, INC. Traffic/Transportation Planning Consultants The Atrium Building - Suite 112 914 Silver Spring Avenue ' Silver Spring, Maryland 20910 (301) 589-7722 1 11 October, 1989 11 TABLE OF CONTENTS PAGE 1.0 INTRODUCTION . . . . . . . . . . . . . . . . . . . . 1 1.1 Background . . . . . . . . . . . . . . . . . . 1 1.2 Study Purpose and Scope . . . . . . . . . . . . . 1 2.0 EXISTING CONDITIONS . . . . . . . . . . . . . . . . . 3 2.1 Land Use and Zoning . . . . . . . . . . . . . 3 2.2 Existing Roadway and Traffic Conditions . . . . . 3 3.0 PROJECTED BACKGROUND TRAFFIC CONDITIONS . . . . . . . 8 4.0 ASSESSMENT OF RE -ZONING IMPACT. . . . . . . . . . . . 10 4.1 Development Alternatives . . . . . . . . . . . . . 10 4.2 Potential Impact of Development As Zoned (R-P) . . . . . . . . . . . . . . . . . . 10 4.3 Potential Impact of Development Per Application . . . . . . . . . . . . . . . 11 4.4 Potential Impact Based on the Maximum Development Under Proposed B-2 Zoning . . . . . . 18 5.0 SUMMARY AND CONCLUSION . . . . . . . . . . . . . . . . 19 5.1 Summary of Finding. . . . . . . . . . . . . . 19 5.2 Conclusion and Recommendation . . . . . . . . . . 19 ii LIST OF EXHIBITS 1 Site Location Map . . . . . . . . . . . . . 2 Study Area Road Network (Including 1988 ADT Volumes) . . . . . . . 3 Existing Turning Movement Volumes. . . . . 4 Projected 1994 Base Traffic Volumes. . . . 5 Projected Trip Distribution Pattern and Peak Hour Traffic Assignbment for Wilson Property . . . . . . . . . . . . . . 6 Projected Site Layout and Access Situation . . . . . . . . . . . . . 7 Projected Total Traffic Situation (1994) Including Wilson Property Developed As Planned . . . . . . . . . . . . . . . . 8 Recommended Site Access Situation. . . . . iii PAGE 2 6 7 9 13 14 17 20 LIST OF TABLES 1 EXISTING LEVELS OF SERVICE (Intersection of VA Rtes 277/641) . . . . . . . . . . . . . . 2 POTENTIAL DEVELOPMENT YIELD UNDER CURRENT/R-P ZONING . . . . . . . . . . . . . . 3 PROJECTED MAXIMUM TRIP GENERATION UNDER EXISTING (R-P) ZONING. . . . . . . . . . 4 TRIP GENERATION UNDER B-2 ZONING AND APPLICANT'S DEVELOPMENT PLAN . . . . . . . 5 SUMMARY OF CAPACITY ANALYSIS RESULTS FOR PROJECTED TOTAL TRAFFIC SITUATION (INCLUDING THE WILSON PROPERTY) RE -ZONED AND DEVELOPED AS PLANNED. . . . . . . PAGE 5 10 11 12 15 iv APPENDICES A Turning Movement Count Summaries - Existing Traffic Conditions B Levels of Service - Pictorial Illustrations and Critical Lane Volume Ranges C Capacity Analysis Computation - Existing Traffic Conditions D Capacity Analysis Computations for 1994 Total Traffic Situation E Sources of Information and Official Contacts v 1 H I 1.0 INTRODUCTION 1.1 Background Prism Group, Inc., plans to develop a 19.263 acre tract of land situated in the northeast quadrant of the inter- section of VA Rtes 641 and 277 near Stephens City, in Frederick County. The site is presently zoned R-P (Residential Performance). Based on the uses proposed for the property, the applicant is requesting a zoning change to the General Business District (B-2) category. Pre- liminary approval has already been granted by the Frederick County Planning Board. Should the subject application be approved finally by the Frederick County Planning Board, site development would commence in 1990, and build -out is projected for 1994. Exhibit 1 shows the location of the site, which is referred to herein as the Wilson Property. 1.2 Study Purpose and Scope In order to assess the traffic impact of the proposed zoning change, the Applicant has commissioned this traffic study. The specific purpose of the study is to project the traffic situation likely to occur upon build -out of the proposed development, and to determine whether existing and programmed roadway facilities are adequate to accommodate the projected traffic situation due to the change in zoning category. ' Based on information provided by the Applicant, and confirmed in discussions with the Frederick County Planning staff, the study has focused on the following two key issues: (a) The ability of the adjacent intersection of VA Rte 277/641 to accomodate the future traffic ' situation at Level of Service C or better, and (b) The safety of pedestrian activity along the section of VA Rte 641 to the north of the subject property should not be adversely impacted. As discussed with the County Planning staff, this study ' also analyzed the impact of the development of the subject property "as -zoned" as under the proposed zoning. The study has determined that the issue/criteria estab- lished by the Zoning Commission has been satisfied. Accordingly, this study finds that the proposed re -zoning can occur without adversely impacting the adjacent road ' network. The remaining sections of this report present the data and analysis which constitute the basis for our findings. BARTq VILLE t /- - - —�� 11 1 - - �' � CCAMAAM " o ►�� V� LA)ERIDGE � �15?1AorleoOa: o^ �J NHS^`` °+O 99 ATES+. \ � s_rot /1 Shan doah Valley to and an Ac demy ry tRGREENBRIAR ��+�! • VILLAGE . of WAKE LA C Qo ESTATE 64 83 4114 S T E P a -I E N S 1 VLLAG B R -R — o�ol M o,�°O o''ci `f`�"+`�S nAl r — �i •�o� Mr CAP CITY SI_ Bass -Hoover - �r �� T? ALG `+ S "�� G '�0t""' ► VILLAGE 4 ;tephens City Mennonite omholV!� 1 ALL � cl coawl0ai o+ �Mo +° 647 b sf �K , +r, f Awwwl "��lr r! + °o/,mpn� l� l s 3 +o ? F D R KTOWNE gor 'Ro atty i / i �iQyfl' Ma: +I'' ♦y+ oo•��IK' eY0liens Ci4/ tnll NA Will a t slr LBs X 1p1NE HS WHSE� +P E f o 20 E N tS'Y o ESTA ES 641j-�----/� I A Hiphwayl 0 HNOTTOWAY SHERA 9 Dept Area Hq 277 t TOWNOUSES 1 �xit•78 a 7,7 W�peSOl OM '^ >< I lappw P y 4 a"y MO o` O -RIDGEFIELD PARK KWHXFIEL EXHIBIT NO: 1 �R Geode & Associates' Irta SITE LOCATION MAP 2 1 I 1 I 1 2.0 EXISTING CONDITIONS 2.1 Land Use and Zoning The subject property is situated within the Fredericktown Neighborhood of the County. The site is currently vacant and is being used for agricultural purposes. The adjacent areas to the immediate north and west consist generally of single -family -detached residential uses, and spot commercial activity along Rtes 277 and 647 to the west. Key land uses worthy of note include: o The Jamesway Plaza - a community shopping center situated in the southeast quadrant of the intersection of Rtes 277/647. o The Robert E. Av1er Middle School - situated south of the intersection of Rtes 641/647. There is considerable single -family -residential develop- ment to the north, while areas to the south and east generally consist of large -lot residential, agricultural, and open space uses. Based on our review of the County's current land use plan, the areas to the north of VA Rte 277 is designated for urban development. Areas to the south and east are targeted for rural and environmental open space uses. 2.2 Existing Roadway and Traffic Conditions As noted earlier, the key issue to be addressed in this study is the adequacy of the adjacent intersection. However, in order to provide the necessary basis and perspective for subsequent analysis and discussion, this. section of the report presents background information on roadway and traffic conditions within the general study area. The key roadways serving the Wilson Property and the general study are described below: o VA Rte 277: This is a 2-lane collector roadway on the State's primary highway system. In the vicinity of the subject property this facility currently serves approximately 4,700 vehicles on an average day. The posted speed is 35 MPH. o VA Rte 641 (Double Churches Rd): This is a 2-lane minor collector on the State's secondary system. North of Rte 277 this road currently serves 1800 vehicles per day. South of Rte 277 the Average Daily Traffic is approximately 500 vehicles per day. The posted speed is 20 MPH. 3 o VA Rte 647: This is a 2-lane roadway on the State's secondary system. Posted speeds along VA ' Rte 647 is in the 25-35 MPH range. Average Daily Traffic (ADT) volumes for the section of Rte 647 just north of Rte 277 are in the 6800 range. ' This is due primarily to the impact of the resi- dential development to the north, and to the schools along this route. Exhibit 2 shows the study area road network, traffic ADT volume data and roadway lane configuration discussed above. In order to assess the current operating conditions at the ' intersection of made during the VA Rte 277/641, field observations were morning and afternoon peak periods, and turning movement counts were undertaken between 7-9 AM and 4-6 PM (in accordance with discussions held with the Plan- ning Department staff). The actual turning movement volumes recorded are presented in Appendix A. The morning determining and afternoon peak hours were identified by the four highest consecutive 15-minute inter- vals during the morning and afternoon peak periods. The peak hours were identified as 7:00-8:00 AM and 5:00-6:00 ' PM. The morning and afternoon peak hour volumes are shown in Exhibit 3. The peak hour volume were analyzed using the Critical Lane Volume (CLV) capacity analysis technique. The results of the analysis show that the ' intersecttion currently operates at very good levels of service.Z ' ------------------------ 1"Critical Lane Volume Analysis" - This is a standardized analysis technique used in traffic/transportation planning and engineering to relate the operational efficiency of ' an intersection with the traffic volumes utilizing the "critical" lanes determining the operational efficiency of an ' intersection. Appendix B presents the Critical Lane Volume ranges applicable to the various levels of service (See footnote 2). ' 2"Level of Service" is a qualitative measure describing operational conditions within a traffic stream or an an intersection, and their perception by road users. Current ' practice defines six levels of service ranging from A to F, with A representing the best (free flow) conditions where drivers are unaffected by the presence of others in the traffic stream, and are free to change speeds and maneuver at will. Level F represents the worst (forced flow) conditions, where road users experience considerable delay and inconvenience. Appendix B presents pictorial illustration and Critical Lane Volume ranges ' for the various levels of service. (Frederick County has adopted Level of Service C as the standard for planning and design for purposes of this re -zoning application). 4 The results of the analysis are presented in Table 1. It is again noted, that the level of service adopted by the County for this evaluation is Level of Service C. TABLE 1 EXISTING LEVELS OF SERVICE (INTERSECTION OF VA RTES 277/641) LEVEL CRITICAL ' OF LANE SERVICE VOLUME, ' o AM Peak Hour A 547 o PM Peak Hour A 443 Capacity analysis computations for the existing traffic ' situation are presented in Appendix C. In addition to the field observations and analysis, discussions were held with officials of the Virginia ' Department of Transportation for the Winchester District, as well as with the Principals of the adjacent public schools. We have concluded that there are currently no ' capacity, operational, or safety constraints at the adjacent intersection and along the approach roadways. I Route Number ADT Volume —► Roadway/Lane Movements SCHEI`,9ATIC —— ---Traffic Signal NOT TO SCALE EXHIBIT NO: 2 �• Gcode & /`T.S odatCS, I1[c STUDY AREA ROAD NETWORK INCLUDING 1988 ADT VOLUMES i r (4-3� 15 (3G5i 2C6 ►' (-73) 23 SITE SCHEMATIC NOT TO SCALE EXHIBIT NO: 3 VR RTE . 77 0. Geary & Associates, Iru. I EX I ST I NG PEAK HOUR TURN I NG MOVEMENT VOLUMES ' 3.0 PROJECTED BACKGROUND SITUATION ' As used herein, the term "background traffic" refers to the projected traffic situation upon build -out of the proposed development, excluding traffic that would be generated by the subject property. As noted earlier, the Applicant projects that the subject property would be developed over a five year period (1990-1994). As agreed ' with the Frederick County Planning Department staff, growth factors were established based on consideration of the following: ' o Average Daily Traffic (ADT) Data obtained from the State shows that traffic along Rte 277 within the study area has increased an average of 10.5% per year between 1985 and 1988. The increase ' between 1987-1988 was 5.4%. Growth along Rte 647 to the north of the site was 4.6% per year. o The Frederick County Comprehensive Policy Plan indicates that the County's population is pro- jected to increase at an average annual rate of ' 2.6%. o The Winchester -Frederick Economic Development Commission has established a goal and strategies to achieve a growth rate in employment of 2.5-4.0% per year over the period 1985-1995. ' o VA Rte 277 serves primarily traffic generated within its travel shed, and is not a major through traffic route. ' Based on the above considerations we assumed an average annual growth rate of: ' - 7.5% per year for through traffic along Rte 277; and - 5.0% per year for traffic into and out of Rte 641 ' Exhibit 4 shows the projected 1994 background traffic situation at the intersection. By observation of the background volumes it can be seen that the key inter- ' section would continue to operate at a very good level of service. (59) 21 C.�(Q) 483 (I cc) 3Z SITE l 37 (I00) 31Z SCHEMATIC NOT TO SCALE VR RTE . 77 EXHIBIT NO: 4 0. GeoWe & As5ociatcs, Irx. PROJECTED 1 994 BASE TRAFFIC VOLUMES i 4.0 ASSESSMENT OF RE -ZONING IMPACT Ll 4.1 Development Alternatives The subject property is currently zoned Residential Performance (R-P). The Applicant is requesting a change in the zoning category to the General Business District (B-2). In order to determine the relative/potential impact of the proposed re -zoning, the potential development density (yield) under the following development scenarios were considered. (a) Maximum potential development yield under the current R-P zoning category. (b) Maximum potential development yield under the proposed B-2 zoning category. (c) Development yield proposed by the Applicant. The potential traffic impact under these alternative development scenarios are considered in sections 4.2- 4.4 following. 4.2 Potential Impact of Development As Zoned (R-P) Based on our review of the County Zoning Ordinance, the maximum potential development yield under the current zoning category would be as illustrated in Table 2. TABLE 2 POTENTIAL DEVELOPMENT YIELD UNDER CURRENT/R-P ZONING MAXIMUM GROSS USE DENSITY/MIN LOT AREA YIELD (Units) o Single -Family -Detached (Traditional) 15,000 Sq Ft/Lot 56 S-F-D Units o Single -Family -Detached (Urban) 12,000 Sq Ft/Lot 59 S-F-D Units o Single -Family -Detached (Cluster) 10,000 Sq Ft/Lot 63 S-F-D Units o Single -Family -Detached (Zero Lot Line) 6,000 Sq Ft/Lot 98 S-F-D Units o Townhouse 8 Units/Acre 154 T/H Units I o Garden Apartments H 10 Units/Acre 190 Apartment Units 10 As discussed with the County Planning Department staff, trip generation rates recommended by the Institute of Transportation Engineers (ITE) were used in this study. Based on the rates recommended by ITE for the various classes of residential uses shown in .Fable 2, we have determined that development of garden apartments would have the most significant potential traffic impact. Trip generation under this development scenario is illustrated in Table 3. TABLE 3 ' PROJECTED MAXIMUM TRIP GENERATION UNDER EXISTING (R-P) ZONING AM PEAR HOUR PM PEAR HOUR ' IN OUT TOTAL IN OUT TOTAL DAILY TRIP GENERATION RATES ' o Trips/Garden Apartment Unit 0.11 0.41 0.52 0.41 0.22 0.63 6.6 TRIP PRODUCTIONS o Trips/190 Garden Apartment Units 21 78 99 78 42 120 1,254 ' It is to be noted that under this development scenario all the trips produced will be new trips added to the adjacent ' roadway network. 4.3 Potential Impact of Development Per Application ' Should the re -zoning application be approved by the County, the Applicant proposes to develop the following uses: ' PROPOSED DEVELOPMENT PLAN PARKING LAND USE DENSITY PROVISIONS o Office Townhouse 160,400 GSF 534 o Retail Commercial 96,650 GSF 473 ' o Retail Pods 6,000 GSF (Bank or Restaurant) 60 ' TOTAL 261,050 GSF 1,067 1 ------------------------ 3,,Trip Generation (Manual) - 4th Edition", Institute of Transportation Engineers, 1987. 11 I Based on trip generation rates recommended by ITE, the trip generation under the proposed re -zoning and per the Applicant's development plan would be as shown in Table 4. TABLE 4 TRIP GENERATION UNDER B-2 ZONING AND APPLICANT'S DEVELOPMENT PLAN TRIP GENERATION RATES o Office Townhouse o Retail Commercial - Adjustment for passer by/inter- cept trips* TRIP PRODUCTIONS o Trips/160,000 GSF Office o Trips/96,650 GSF Retail TOTAL AM PEAR HOUR IN OUT TOTAL 1.66 0.22 1.88 1.50 1.53 2.83 0.75 0.76 1.41 266 35 301 72 73 135 338 108 436 PM PEAR HOUR IN OUT TOTAL 0.17 1.30 1.47 4.89 5.08 9.97 2.45 2.54 4.99 27 208 235 237 245 482 264 453 717 ' *It is estimated that a considerable percentage of trips attracted to the shopping center will be trips already on the roadway network that would be intercepted. Based on studies done by ITE, FHWA, and other suburban munici- palities within the Maryland/Northern Virginia area, it is suggested approximately 50% of the retail commercial trips ' will be "intercept" trips. A number of trips will also be "interval" due to the mixed -use nature of the development. The trip productions developed in Table 4 were assigned to ' the study area road network based on a trip distribution pattern developed from discussions with the staff of the County Planning Department, as well as the Virginia Department of Transportation. In addition the configu- ration of the road network serving the general area, as well as the existing and projected land use and employment ' distributions were considered. The assumed trip distribution pattern and assignment or peak hour trips are illustrated in Exhibit 5. For easy ' reference, preliminary site layout and access situation is shown in Exhibit 6. 12 �l STEPHENS CITY f_ 16 �68) 15 ai 22 q1� .-32f13E,i �93)170 —i SCHEMATIC --• - Traffic Signal NOT TO SCALE EXHIBIT NO: 5 0. R. Geowe & Asscciatcs, Ircc PROJECTED TRIP DISTRIBUTION PATTERN AND PEAK HOUR TRAFFIC ASSIGNMENT FOR WILSON PROPERTY 13 :� `.�(.� irk • . •r 9 � • � d iiCl w v� PROPOSED SITE PLAN scale: 1" = 2001 SOURCE: PRISM'GROUP, INC. EXHIBIT NO: 6 �• R. Geode & Asociatcs; Inc PROJECTED SITE LAYOUT AND ACCESS SITUATION 14 1 P The projected total traffic situation at the Rtes 277/641 intersection were derived by combining the 1994 base/background traffic situation with the turning movement assignment for the site generated trips. The projected total traffic situation (including the Wilson Property developed as planned) is illustrated in Exhibit 7. The volumes shown in Exhibit 7 were analyzed using the Critical Lane Volume Capacity analysis technique, and assuming the existing intersection lane configuration. The results of the analysis are summarized in Table 5. Capacity analysis worksheets are presented in Appendix D. TABLE 5 SUMMARY OF CAPACITY ANALYSIS RESULTS FOR PROJECTED TOTAL TRAFFIC SITUATION INCLUDING THE WILSON PROPERTY RE -ZONED AND DEVELOPED AS PLANNED o AM Peak Hour o PM Peak Hour LEVEL OF SERVICE A C CRITICAL LANE VOLUME 1,243 Based on the results shown in Table 5, it has been shown that the Level of Service criteria established by the County has been satisfied. With regard to the potential impact on safety along Rte 641 to the north, the following factors are noted: (a) The proposed re -zoning and development of the site will add approximately 90 vehicle trips along this roadway link during the morning peak hour, and 144 trips during the afternoon peak hour. The peak hour of site trip generation would not coincide with peak pedestrian activity associated with the school. (b) The school hours for the Robert E. Ayler Middle School are from 8:35 AM - 3:18 PM. Based on our telephone conversation with the principal of the Ayler Middle School, 90-95% of the students use school buses. (c) Traffic oriented to the north would be by residents from the area, and would not include any significant through traffic. 15 (d) Based on our observations, current traffic volumes and pedestrian activity and considerating the projected volumes in the Wilson Property development, no significant adverse impact is projected. (e) The existing posted speed is 20 MPH, which should allow for pedestrian safety. 16 (qz) iql (41q) za3 .- (loo� 3z �c 1-- c.c SITE 54 I CI 3� 3�z r— 84 C3�3� C51) m r � SCHEMATIC NOT TO SCALE ml EXHIBIT NO: 7 0. R George & Associatrs, Inc PROJECTED TOTAL TRAFFIC SITUATION (1994 ) INCLUDING WILSON PROP. DEVELOPED AS PLANNED 17 4.4 Potential Impact Based on Maximum Development Under Proposed B-2 Zoning Based on our discussion with Mr. Robert Watkins, Planning Director, it was agreed that the maximum development den- ' sity typically aassumed would be in the 10,000 - 14000 SF Gross Leasable Area (GLA) for this zoning category. Applying the upper density, limit, the subject property ' would generate: 0 19.263 Ac X 14,000 GLA/Ac = 270,000 GSF ' This density compares quite favorably with that proposed by the Applicant. While the land use mix may vary somewhat, it can be seen that if a combination of office ' and retail uses are developed, the impact would be quite comparable. It can thus be accommodated within the Level of Service "C" criteria. Similarly, the impact on Rte 641 ' to the north would not be adverse. �I P H 5.0 SUMMARY AND CONCLUSION 5.1 Summary of Findings The key findings of this analysis are as follows: (a) The key study area intersection (Rte 277/641) currently operates at Level of Service A. (b) Conservative growth factors based on historical growth in traffic and economic/demographic projections by the County were applied to the proposed build -out for the subject property. (c) Trip generation rates and distribution factors were developed based on extensive discussions with County and Virginia Department of Trans- portation staff. (Sources of information used in this analysis and County/State Officials con- tacted are presented in Appendix E). (d) Considering the alternative development scenarios that are possible under the proposed re -zoning, the study area road network, particularly the intersection of Rte 277/641 will be quite adequate to accomodate the proposed re -zoning at Level of Service C or better. (e) Data has been presented to show that the potential impact on safety along the section of Rte 641 to the north will not be significant. ' 5.2 Conclusion and Recommendation This study has concluded that based on traffic and access ' considerations, the re -zoning and development of the subject property per the submitted application can be accomodated by the study area road network. In order to facilitate access to the site, we recommend that the Applicant make appropriate dedication to provide an exclusive right -turn lane on the northbound approach to the main site entrance. If right-of-way can be made available by the State, we recommend that the southbound approach to the adjacent (Rte 277/641) intersection be widened to provide an exclusive left -turn lane and a shared through -right lane. The concept is illustrated in Exhibit 8. This would enable Level of Service B to be achieved at the adjacent intersection. 19 10. �` George & A.ssociatcs Inc. EXHIBIT NO: 8 RECOMMENDED SITE ACCESS SITUATION W H 1 APPENDIX A TURNING MOVEMENT COUNT SUMMARIES EXISTING TRAFFIC CONDITIONS I I I 0 ,.� �. o0A � n �o Ul V Y to w O w Q o CA O LL, L)� �1 °O�`�N 00 v� t�`9\c�C��N o O J L� Ln ui a o c N ��' I-��h��mo 4- tj to cm C O J mm`� N� m \ Lk (Y) l N o 9-N Lnb moan C-1�` N I �o JN n ry � VI 0 ' -, � � � 'NI - � � * Do �N =\ ^' V1 , \\ CA C) zlW. ce _��CA\gym I \N1'���� M: oc o W NLA- ����� Raa �� foam'' v d` ��Do C M M c�joo� .� C) c m uI c, w o M M go $ M p o M o0 Li C � c APPENDIX B I LEVELS OF SERVICE - PICTORIAL ILLUSTRATIONS AND CRITICAL LANE VOLUME RANGES J TABLE 2 Level of Service Interrupted Flow Service Level Description Critical Lane Volume (Per Hour Green) A Free flow, turns easily made, Less than 1,000 excess green time on all phases B Stable flow, more platooning of 1,000 - 1,150 vehicles, less than 10% of the cycles loaded C Stable flow, less than 30% of 1,150 - 1,300 the cycles loaded D Approaching unstable flow, less 1,300 - 1,450 than 70% of the cycles loaded, some drivers must wait through one E Theoretical capacity, less than Greater than 1,450 100% o-f the cycles loaded, motor- ists frequently wait through TABLE 3 Level of Service Uninterrupted Flow Service Level Service Volume Description A Free flow, operating speed at 600 vehicles per lane speed limit per hour B Stable flow, operating speed at 1,000 vehicles per speed limit (55 mph or higher) lane per hour C Stable flow, operating speed at 1,500 vehicles per speed limit (45 mph or greater) lane per hour D Approaching unstable flow, fluc- 1,800 vehicles per tuating flow, little freedom to lane per hour maneuver, operating speed at 35 mph or greater E Unstable flow, 30 mph operating 2,000 vehicles per speed lane per hour Note: Service volumes lower for undivided facility _ / BASIC FREEWAY SEGMENTS 3-9 Illustration 3-5. Level -of -service A. Illustration 3-6. Level -of -service A . Illustration 3-7. Level -of -service C. Illustration 3-8. Level -of -service A Illustration 3-9. Level -of -service E. Illustration 3-10. Level -of -service F. B—z Ll APPENDIX C CAPACITY ANALYSIS COMPUTATION - EXISTING TRAFFIC CONDITIONS C LocaLmc f>(1\�i�l (+}l.1(L( F\C5 1q1) Count Om Hosm )y r Val ,R-r Ur� i2-re2Z7 O.aiw y TURNING MOVVAENT SUMMARY LANE CONFIGURATION I ndiwr mod by 4ii ow s W Te+p?77 I►OT >< r Saw(• . how) T � a lives i10 CDFM*: Signal'� Sty_ WWI- _ ATOA: No— sa-1 t_wo_ Naas I S 7 a T)co r f- l C 5'. CRITICAL LANE VOLUME WORKSHEET Lang UN Um Voium. Critial MOvwr4M VOIu of (1) fK1♦I (2) 111 1 123 M.,...;.r -/,. ...� v-►..�� L+ sQL JZJ c Tr t3L z ( MO"e,mmitc TOTAL Nortilt>found T ww • NET *06n tN CtitICal vobum4. NoMbourW Rim - NCR LEVEL Of SERVICE Nnr" w.,_A i .# mat ftC. Cornouted trf H e OavK 24 C C— ' LoauorK Count Oeve (� Mou« 1�M wflK -hukK r UO ?Qif 41 AT �)� izT� �Z7 De ign Your: ` ' TURNING. MOVEMENT SUMMARY LANE CONFIGURATION I Notes a ' w AOT Passer 16 • how) nwowdiw Carmel: 34nd.j Stop— we". — ATOM: No_ Sa_E111_wo_ ►C CRITICAL LANE VOLUME WORKSHEET Lane to Lmw Volunm Critical M oar s*rwnt V o I u ns 11) Foster (2) (1) a (Z O000 sires L ftu Lmw V o ki mo TL +s6L 0 � �-►�� 145- E W�Z 1 + CSC 35 43 Z Mov�wrttt TOTAL 5+ Northbowd Thus • NET *04bot64 critical volume. Northbound RishU • NOR LEVEL OF SERVICE \l_- Compute/ by: eR Oats: O 11 P C I C- 2 APPENDIX D CAPACITY ANALYSIS COMPUTATIONS FOR 1994 TOTAL TRAFFIC SITUATION Count Drn < <�� Moum �flx +tCT Om4n Ywir 1qQ�- TURNING. MOVEiAENT SUMMARY LANE CONFIGURATION I Noraic by +►., VrAJDTw tra�cr) T a 111 to f on Control: signal_ _ _ war. .� ATOA: Ne_Sa_Eit_Wo_ Noa.a -- V) TC-RFFIC Z(7A 71O(v s NC Imo► 1 S(--)Q 0F\0PEF)i`I CRITICAL LANE VOLUME WORKSHEET Um Use Lx» Volumw Critical MovKnant Volu of 11) fsstw (2) M x 123 r%ft ..:... I .,... I %._L.__ f TL + S6L ter' " T -fi � I -+-- C-SL 3 Co� Mavwr�nt� TOTAL NOrThbo" TArua . NIT * 0 M1ot *i critical va4u me. NoMb'°t+ AijhUNSA LEVEL Of SIRVICK P1nre,►,.,.,..w I .4,.. Ojai Computer by: 4 eR Dow l O Z4- p o a Locauow olc k\>Zl Count Dow I—�Q\,) , How= f ;,n RW +tf)lli, r UP Rye �4� R`r UP� 12 -. 227 ' Do* Y,nr; TURNING. MOVEMENT SUMMARY LANE CONFIGURATION Indi8 0 Nerlh by ono,. --bpi. AOT f il s Su aotar to • hour) I tz T uL a Inetssstfiw CowvM: Si*W_Sao[ wsyt.— m ATOR: No— $8 _E[_Wi_ A Noun -I�iR —Q n r F I C S MA A i 10 N s CRITICAL LANE VOLUME WORKSHEET L &W UN Lam Vc4urm Critical Mov«rAm VOIu rw (1) fst1K (2) 111 s (21 f5nenuti Lmtft L_w,. Vakim%a 1 L +s61 0 161 Imo?, Z �-t "'L 45� 5 cal I q.00 I 5 O Mov�r+�rts: TOTAL. I � 24� NortttbowW Thrus • N [T 0 «1pt M Gt t t I G al 1IpiY tM • C NorthbowW A4ha • NOR LEVEL OF SiAVIC[ C«noutsi irf. eR p 10 Z41�C. D -- 2 I I Locauat: I����V tC'�) Count Do= < ( Manx -f�M wf)K ttUl1� r Val 1Qie (��1� ART �)f� ILI Dftign Yo r 1r1 Q4 TURNING. MOVIMENT SUMMARY LANE CONFIGURATION �H pip 277 = U AOT Fww Su z- wa I netrsa! m can": S*W _ >w _ wM RTOR: N111—S8.-_13—Ws_ Noun ETA L —rK?Fl I C S► � U� � U r� - IvJCL�1i)IN(� . Try'fl�- r-�(' r=}X(1 • CRITICAL LANE VOLUME WORKSHEET La.w Use Larw Volunw Critical Move"W" Volu no (1) Postal 12) 111 z (21 n.......:... � .�.. � ..- v_�.-- L+sQL r(n- --7?�-- - S-eR K)P'd l I.Go II I z3(� E>2T+ (�L 2 110 T 3 ? �,4 � 6 I. -t C-SL 10 5 MOv TOTAL r Northbound Thnn • NET *04m1oiso Critical vo1WM• NombowW P6#vU ' NibIt LEVEL Of SERVICE Namhm.,,.a t r#a . Nol 4 A etc. Cwnwt r brf: eR Do= �- 3 Locauom �tl►r<< r�r� >�l� . �_ Count Om Mourx (' M F�-flX -tt(xlK yp ) 'ie (41> AT Ufa 12 , � O�ftw Y a r. `�Q4 ' TURNING. MOVEMENT SUMMARY LANE CONFIGURATION Indio— NortsA I� t (1 s � Saw A IS Jtaesrr 1 i • how) tz - n U wL a 1 ntsrts on camel: S *W ✓ swo ._ w WI . _ ATOM: Ni— Si_Ei._vyi_ Noss -Ib Tn L -T�,?n fF► C S � ►—1 l Fl 0 ►l} • `TFt (= u) L S(, r7 6ty'.UDINCT MQQ15-1cri-mN-'R Acfl c i- CRITICAL LANE VOLUME WORKSHEET Lang U. Lana Volunw Ceiticw Movar"w" Volu no (1) Fasow (Z III z (21 n.,.....:... i .r,. — v_L..� 13 S TR K)PL 32 10 F 3 E i t \A (3L I (. 0 41 q 51 1:+ C—gL MO'r� TOTAL (� Northbowd THrw • NET * 0010 04 Critical voiUM4. NoMbound Ai#vu • NSR LEVEL OF 31AVICE Nori%A ....d 1 rtrs . m a 1 etc. Co" utsd by: C Dates Z4 �,C T APPENDIX E SOURCES OF INFORMATION AND OFFICIAL CONTACTS F 1 SOURCES OF INFORMATION USED IN THIS REPORT DOCUMENTS o Transportation and Land Development (Institute of Transportation Engineers) o Trip Generation, 4th Edition (Institute of Transportation Engineers) o Comprehensive Policy Plan - Frederick County, Virginia, March 1989 o Zoning Ordinance - Frederick County, Virginia (Adopted Nov. 1, 1973) o Prism Group, Inc. Project Brochure o Instructions for Application for Rezoning - County of Frederick, VA DISCUSSIONS WERE HELD WITH THE FOLLOWING OFFICIALS: 1. Robert Watkins, Director Department of Planning and Development - Frederick County 2. Kris C. Tierney, Deputy Director Department of Planning and Development - Frederick County 3. Mark D. Lemasters, Graphic Design Technician Department of Planning and Development - Frederick County 4. William Bushman Virginia Department of Highways 0 APPLICATION FOR REZONING FREDERICK COUNTY, VIRGINIA Zoning Amendment No. Submittal Deadline is SepT. �1 1�l�S`1 Application Date P/C Meeting: 7cT u-, IgSZq Fee Paid ��� �� B/0/S Meeting: 1. APPLICANT (The applicant is the owner _ other (check one)coMTPAcT oVME R NAME: -1)WW I W 11- 5 a N ADDRESS: RT � 3aK C 21s "P>: c2R`(Y1 LI- Z� VA 21011 TELEPHONE: 9 SS ';Z 1 I ?- 2. Please list all owners of the property or parties in interest: t�t)RA A HA LL - -D WAYU5: Y4iLsaN - 3. The property sought to be rezoned is located at (r (please give exact directions) fA<-Y ,- *T-'R( '�NyCY!_hAv�f E? Gl rJ IPpI�L'VtS C' y 179' oh R4, to q1 19,2' OK R' . a-7 7 4. The property has a frontage of feet and a depth of 1,310' feet and consists of q, (10. acres. (Please be exact) 5. The property to be rezoned is owned by A/olz,q A, HALL as evidenced by deed from &fc,�, o f R, AIL;,,i recorded in deed book no. 3-73 on page registry of the County ofR�D�P.rG/4 6. 21-Digit Property Indentification No: 9 006 - ADD -- DODb - OOoo- Od ll- O Magisterial District: a PAz74) U 0A/ 7. It is requested that the property be rezoned from 7? to E-Z 8. It is proposed that the property will be put to the following use: f ! Carn3,NP r a.v o-L G�hPr� ( ��-�cL,II �r�i-f� `�r�-��sS,oni�I /OWy 9. It is proposed that the following buildings will be constructed: Plegno A-rtQ.l o,( 'Pizapo5Z--D P/AAy 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property sought to be rezoned. (Use additional pages if necessary). These people will be notified by mail of this application. [PLEASE LIST COMPLETE 21-DIGIT NUMBER] N AML. 1. 5,c. Y. Address. lao� k�aNT si. RA IJ�tCyN NC �1-7/,1 Property ID#: ��aao_ l�ci0-6oDp-bObD- aac�-a A joiNT �4.e. 4eKTktR� 2. :1AN\ t"` �bw�AN Address: '�.p�ro SPEi'ff&61S Gr V 2z1ASS� Property ID#: AC>D- 0000- 6222 - 0292- O 3. -grNN' N&S 1-99 �fGFlll C�fZ Address: �?i"< l �-� toy WkEITe `PDS( VA. 27-&63 Property ID# '2(&000- Abe- 400�-ODDD- OD 3-0 4. Address: RT. 3 s3a aA STEP1499S /-�ty V,42z�S5' NDtM+^'S2> Property ID#: g'oo0- Aao- 0000 - 0000 — 00[2- --0 08/04/89 10:06 E 1 703 955 2150 WILSON BLDSTK Page Two Rezoning NAME S. W;11; it S'fap6 d f NAn/e-Y P, 5dap�e5 11. Addi? . box !S3 A, ki, to Wh;& >Dosfj V,4, ZZd?&3 0016 86600- Aoo--000a-0000- odme-o Ao. Box 4t7lf 1 64epivn5 C;�Y, VA, 226ss- 0010-. 9400c - 400 ooc-- oo00- ice- O I (we), the undersigned, do hereby respectfully make application and petition the governing body to amend the zoning ordinance and to change the zoning map of the Frederick County, Virginia, with the above faCC6 as support of this application. P4. 3 Bo`F 6.2,s- d'em-11-ee(' &Wnu..: ev"!tc ✓R. :2Zee 1! V Signature of Applicant' 3/ 96"15,- z Signature of Owner: Owners' Mailing Addres 0 7 3 -5 Owners' Telephone Nr L11 9r PLANNING COMMTRSIu. For Office Ilsc )nlv SECRETARY i ►J _ BOARD OF SUPERVISORS PUBLIC HEARING ACTMI OF (date) Approval ' Denial CN'Try ADMIT', I-,ned ) �YY ,M 0 6 Additional Adjacent Property Owners Fredericktowne Stanley & Ann Louise Brown 413 Buckingham Dr., Stephens City, VA 22655 ID# 74B00-006-0000-0002-0025-0 Deborah L. Martin 399 Buckingham Dr., Stephens City, VA 22655 ID# 74B00-006-0000-0002-0026-0 Theodore & Brenda Williams,Jr. 383 Buckingham Dr., Stephens City, VA 22655 ID# 74B00-006-0000-0002-0027-0 Allan & Brenda Whitlock 379 Buckingham Dr., Stephens City, VA 22655 ID# 74B00-006-0000-0002-0028-0 Walter & Shirley Quitter 367 Buckingham Dr., Stephens City, VA 22655 ID# 74B00-006-0000-0002-0029-0 Wayne & Madeline Hosteter 353 Buckingham Dr., Stephens City, VA 22655 ID# 74B00-006-0000-0002-0030-0 Gwyneth B. Peterson 325 Buckingham Dr., Stephens City, VA 22655 ID# 74B00-006-0000-0002-0031-0 Susan R. Sladen c/o Investors Savings Bank, 9201 Forest Hill Ave., Richmond, VA 23235 ID# 74B00-010-0000-0002-0033-0 LJ a Nottoway Town Houses Kanwal & Usha Nain ID# 74C00-001-0000-0002-0107-0 2184 Stonebrook Rd., Whincheste.r, VA. 22601 Roger & Barbara Hammond ID# 74C00-001-000-0002-0108-0 5227 Nottoway Dr., Stephens City, VA. 22655 T. Madeline Blare ID# 74C00-001-000-0002-0109-0 c/o 1st National S & L, PO Box 1408, Front Royal, VA. 22630 Richard C. Henderson ID# 74C00-001-0000-0002-0110-0 0111-0 5243 Nottoway Dr., Stephens City, VA. 22655 Nancy K. Orndorff ID# 74C00-001-0000-0002-0112-0 c/o lst Federal S & L Assoc.,PO Box 1400, Front Royal,VA 22630 Lawrence & Rachelle Tunick ID# 74C00-001-0000-0002-0050-0 27 Eagle Lane, Tappan, NY 10983 Wanda J. Allen ID# 74C00-001-0000-0002-0114-0 5239 Nottoway Dr., Stephens City, VA. 22655 Pervez & Asma Shaikh ID# 74C00-001-0000-0002-0115-0 171 Hackberry Dr., Stephens City, VA 22655 James & Julia Hilton ID# 74C00-001-0000-0002-0118-0 5247 Nottoway Dr., Stephens City, VA 22655 Esther M. Hyle ID# 74C00-001-0000-0002-0119-0 1140 Glen Arm Rd., Glen Arm, Md. 21057 James T. Vickers, Oakcrest Builders Inc. parcel Us 121, 122, 123,124 James & Kimberly Willingham ID# 74C00-001-0000-0002-0125-0 5311 Nottoway Dr., Stephens City, VA 22655 Robert H. Fennell III ID# 74C00-001-0000-0002-0126-0 Rt. 5 Box 182, Winchester, VA 22601 Joseph & Norma Amb.rogi ID# 74C00-001-0000-0002-0127-0 0128 0129 Rt. 1 Box 150, White Post, VA 22663 Jerry & Ann Kelican ID# 74C00-001-0000-0002-0130-0 5054 Caroline Ave., Stephens City, VA 22655 Floyd & Shirly Furr ID# 74C00-001-0000-0002-0131-0 0132 Rt. 2 Box 335, Lovettesville, VA 22080 Rani & Uma Seams ID# 74C00-001-0000-0002-0133-0 2606 Stoneridge Rd., Winchester, VA 22601 n _ 1 -- 11 _ 1 i n. I I Io" D. E C' M u M 8 E I, .. E E • % - v . .. 4 S SCALL IN FEET l � I 0 2DO 400 N n J n 0o v 3 a N Q1 UJ m m 0 Z O x * -A.-cc �� OR INSERT!74 B 6310 '-TW�s.�75� F 63A 65 INSERT 75E W. ' /"Ov 8 88 B 5 482-79 oti E a c Fi F A 18 •2 81 B.M. B. A 332-343 752 h 77 \8 85 B 19 76 77A \ 75 \ 74 73 20 L 79 3066-0598 1� 102 A 103 0 ( ^ � o 104 0 I 2� 117A 4 117 220-284 • -��ai•,__ _rep office Townhouse retail ?etail Dods _-oss 'ROPOSED SITE PLAN • APPLICATION FOR REZONING • FREDERICK COUNTY, VIRGINIA Zoning Amendment No. Q% Application Date Fee Paid - -- Submittal Deadline is SFPT g , 1939 P/C Meeting: Oc-r. 4, 198q B/O/S Meeting: 1. APPLICANT (The applicant is the owner jC other (check one) 6-t7KTRAC.T OWW5K NAME: '-D. WA`[N r= Wi LSotJ ADDRESS: RT 3 4ox QER&2J\1 e- VA zaCatI TELEPHONE: qss- a t t —,Z- 2. Please list all owners of the property or parties in interest: C, W;k1',&vv\. STR-PL ES P 5 D AY rjr W .Ito N 3. The property sought to be rezoned is located at (please give exact directions) T.AST of l 81 101r--ZCNRNCrE AT Si EPH5kJS Gl �V NDRTH EAS T• Cot?Ne:R oE R-CZ+! 4. The property has a frontage of 4&& feet and a depth of /, 3 /D' feet and consists of 9,(951 acres. (Please be exact) C, W,*W4 , STAPL ES 5. The property to be rezoned is owned by N4ioe, II. as evidenced by deed from A[be vii 6),t4y-t4L- /N-:61k recorded ih deed book no. 360 on page 4,a , registry of the County of tT?E DFIZ IGK 6. 21-Digit Property Indentification No: �loc500-ADO - o04U - �0�1�-�DIU-� Magisterial District: 511E Quatj 7. It is requested that the property be rezoned from V,P to IQ)- a 8. It is proposed that the property will be put to the following use: CDMZ*It ,iIyo of FF-Ctk!L iowN Hbu56Z5 9. It is proposed that the following buildings will be constructed: '- lrAjC. `,.0 L++ << A roPo54 D S1T ?144W - 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property sought to be rezoned. (Use additional pages if necessary). These people will be notified by mail of this application. [PLEASE LIST COMPLETE 21-DIGIT NUMBER] 1, Address: �JOR�1 A, HAALL (Q9ib �. t,T, Property ID/k: s(D000- Aoo-OOOU-0000- aatt-o 2. ��ti1Nt5 N•-CttomPsoN Address: GZi, 3 4px pia S-fEPNt=NS Gi-F 22CvS,s� Property ID#: �S�boo- 50- 0000- 0000—oola-o 3, C.ap,y CAIN Address: 52910 M1ALL.6E9R C-T, SiEP En1.s c-4 VA. �2l,SS' Property ID# 4, VF Address: Property ID#: S(,OcO- Apo- do00- 0000- 60t3-a 07 '25 89 OW a 1 703 955 2150 #SON ELDSTK. 01 13-- a Page Two Rezoning NAME 5. l Addresv: -% keM C;� � p I(., PioperLy 10#: ,0000- L400 - 0000- 0000 -d 0009 - a 6.-�.._.-... Property IDI : 7. Address: Property ID : 8. � 9. � `--� Address: Property ID : Address: Property IDW: 10. Address: Property ID : 11. A!c? ivnal comments, if any I (we), the undersigned, do :areby respectfully make application and petition the governing body to amend the zoning ordinance and to change the zoning map of the Frederick County, Virginia, above act- as support of this, . Iication. �0�1"fracf owmeR, 'Reeerv,74e, VA, Z2&!/ P0 Owne. Mailing Addresb�� `��� (L Owners' Telephone No: 707-$6 %S///, ( tL 701 -?�'i-A**S/40 For Office Use Only PLANNING COMMISSION PUBLIC HEARING RECOMMENDATION OF (date) Approval 1� Denial SECRETARY (signed)_ BOARD OF SUPERVISORS PUBLIC HEARING ACTION OF (date) :1 Approval ::1 Denial COUNTY ADMIN. (signed) r B-- 3 Additional Adjacent Property Owners Frede.r_icktowne Jeffrey S. Dorsey 329 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0034-0 Donna M. Lord 325 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0035-0 Denise M. Tatu 321 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0037-0 Richard & Eleanore Kobeltz Rt. 2 Box 342, Winchester, VA 22601 ID# 74B00-010-0000-0002-0038-0 Sherrill H. Myers Rt. 1 Box 297, Toms Brook, VA 22600 ID# 74B00-010-0000-0002-0039-0 Randolph W. Richards 311 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0040-0 Ralph & Helen Hutzler 309 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0041-0 Heidi L. Russell 307 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0042-0 John K. Rhodes 305 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0043-0 Yasuko Yasuda 3-16-21 Nodake, Okinawa, Japan 90122 ID# 74B00-010-0000-0002-0044-0 Jane L. Moon 301 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0045-0 Nancy J. Pearson �5e� n,�i Pac�i �fPO Box 55, Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0046-0 Susan R. Doriguzzi 287 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0047-0 Providence J. Lopresti 285 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0048-0 William & Barbara Black,Jr. Rt. 4 Box 451B, Winchester, VA 22601 ID# 74B00-010-0000-0002-0049-0 Bobby & Edna Chestnut 109 Harmon St., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0050-0 James E. Creswell 279 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0051-0 Lisa A. Glass 277 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0052-0 Michael & Tonya Ebert 275 Brunswick Rd., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0053-0 Kathryn E. Hockin 5244 Warren Ave., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0074-0 Richlands Investments 3414 Sharon Dr., Winchester, VA 22601 ID# 74B00-010-0000-0002-0075-0 Lewis A. Boyer II 5248 Warren Ave., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0076-0 Richlands Investments 3414 Sharon Dr., Winchester, VA 22601 ID# 74B00-010-0000-0002-0077-0 11 11 ID# 74B00-010-0000-0002-0078-0 Patricia K. Coffinberger * 5u K'� P 6.4�, �C5254 Warren Ave., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0079-0 Tracy A. Payne 5256 Warren Ave., Stephens City, VA 22655 ID# 74B00-010-0000-0002-0080-0 Bobby & Ada Tucker 934 Maloy Dr., Winchester, VA 22601 ID# 74B00-010-0000-0002-0081-0 z a 0 ANDERSON _OBRIEN ARCHITECTS w V tf E .. 5 •, t E ` ' • I 9676PGO76 �. *% PLAT atOw DOUMftY SURVEY OF A PAL OF LAND 1 "' F2EDERICK 000I'M, SCT. LYING AND BEING SITUATE IN umen iof writing was producod OPEOUON DISTRICT. FREDERICK COUNTY VA. SCALE ; r • 200• JULY 7, 1986 on ttlo FIA day of-0 P!r�f'J4�rED BY 1,?-U� ') J6M,( ,ith carli it carp of acti ,�,.::'�mcnt thorcto annoxod way ��' rEit�. B SU4'i�FYit� 3Qmittcd to :-"::rd; . Rall-C 6' drW /MC �C CLERK i bez-ozz LII '1ti 6L OZ t'L titi 9L dLL 9L 61 e S8 96S-90fi 08 8L , LL Z5L 17 % "8 We 18 � 81 H v 3 L zeb C J � �Ilu C i titi ti� �0 8 8 g o 3(;L 183SNI �II�( 49 'V£9 �9 d L S'rn2 8 17lila3SNI N �L _ _ R• , . .: yam,• ..._._-..... .. • : * . _. .. w .., ...,�. 's.• .,,,,,�•w�-= ,,,._ •. �•.-- '' - -� ~~• 1. — r_ � f;..~ 1.7�•'�• • •. a • ,_ � ���• - ��� 07 ILL s �!j�`�' .� /may a ' 76, •w * • .•� + '� �► • �� /i. �Y �71A�Ir..1 . ��•��- fir. ' a�� i �..,,•=+1.�.'�"• i .%- I� O �^ _ ' J ��• _.afar \� •- i - ��jR� i*+ .•.� � ' _ .— . 4W,. � i. �-�'�'.-' �,-'- '-`yid' � � _� �► ? r 1 � -'.�: ? t w mid ;� '• Photo Taken Aug. 1988 New Traffic Signal 1 ovum :rt _ **_191 -ot-Site Area: office Townhouse Gross Area: 1 Darr - Retail Retail Pods Jross park , ,� PROPQSED StTe KAW R- George & associates, Inc, Transportation Planning & Engineering Consultants SUITE 112 - ATRIUM BUILDING 914 SILVER SPRING AVENUE SILVER SPRING, MARYLAND 2091 O (301) 589-7722 Telecopier No. (301) 589-771 O October 31, 1989 Mr. Robert W. Watkins, Director Department of Planning and Development County of Frederick P.O. Box 601 9 Court Square Winchester, Virginia 22601 Re: Wilson Property Re -Zoning Application Dear Mr. Watkins: As you are aware, our firm undertook a Traffic Impact Analysis for the referenced project on behalf of the Prism Group, Inc. It is our understanding that the Applicant has submitted copies of the report to your office. The study was undertaken under an extremely "tight" time schedule, and a few typographical errors were inadvertently included. While these have no bearing on the data, analysis, procedures, and conclusions of the study, we have made the necessary corrections, and we wish to submit herewith five additional copies for your records. Thanks for your kind attention and prompt inquires during the course of the study. We the opportunity to work with.you and your staff Sincerely yours, Osborne R. George ORG/dn Enclosures cc: Mr. David L. Wilson responses to our trust we will have again. TRAFFIC IMPACT STUDIES • PARKING STUDIES & DESIGNS • EXPERT WITNESS TESTIMONY 9 FIELD SURVEYS / DATA COLLECTION • CIVIL ENGINEERING STUDIES & DESIGNS 0 60 ayoe_ &-4tsol COUNTY OF FREDERICK 6th October 1989 Department of Planning and Development Attn: Mr. Watkins Director, In response to your letter of September 20, 1989, I'm informing you that my Townhouse located at 303 Brunswick Rd. Stephens City is in the custody of IIuntsberry Realty Co., P. 0. Box 885 Winchester Virginia 22601, phone number (703) 662-8317. Please contact the above Company concerning the matter described in your letter, then they will help you. Sincerely your, 21 � � su Ro V El r�,D 4 COUNTY of FREDERICK IDepartment of Planning and Development 703/665-5651 FAX 703/667-0370 October 25, 1989 TO THE APPLICANT(s) and/or ADJOINING PROPERTY OWNER(s) The Application Of: D. Wayne Wilson Rezoning Request #019-89 To: Rezone a total of 19.263 acres [one tract containing 9.612 acres and another tract containing 9.651 acres] from RP (Residential Performance) to B-2 (Business General). This property is located at the northeast corner of Routes 277 and 641, east of the I-81 interchange at Stephens City, in the Opequon Magisterial Districts. This rezoning application will be considered by the Frederick County Board of Supervisors at their meeting of November 8, 1989 at 7:15 p.m., in the Board of Supervisors' Meeting Room, the Old Frederick County Court House, Winchester, Virginia. Any interested parties having questions or wishing to speak may attend this meeting. Sincerely, Robert W. Watkins Director RWW/dkg 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 This is to certify that the attached correspondence was mailed to the following on October 25, 1989 from the Department of Planning and Development, Frederick ` County, Virginia: DORSEY, JEFFERY S. D. Wayne Wilson 329 BRUNSWICK 20AO Rt. 3, Box 6215 STEPHENS CITY, VA. 22655 Berryville, Va. 226.11 LORD, DONNA M. Nora Hall 325 BRUNSWICK ROAD 6910 E. Clinton St. STEPHENS CITY, VA. Clinton, Md. 20735 22655 TATU, DENISE M. Dennis N. Thompson KD. 321PHRNSSCIC Rt. 3, Box 2A ,. Stephens City, Va. 22655 22655 KC13I Z, ICH.ARD W. Huntsberry Realty Co. E G N RT.�'`3 L0XE 442 P.O. Box 885 WID4CHESTER 17�. Wi.nches-�--er, Va. 22601 22601 STAPLES, Co WILLIAM E ,NANCY S. P. 0. BOX 474 STEPHENS CITY, VA. 22655 C. Cl'I.v CF-in 5296 Mulbe-rry Ct. Stephens City, Va. 22655 V F W STEPHENS CITY, VIRGINIA 22655 JAS80, INC. STEPHENS CITY, VIRGINIA 22655 STATE OF VIRGINIA COUNTY OF FREDERICK MYERS, SHERRILL HOTT R.T.. I g17X Z97 TOMS BROCK, VA. RICHARDS, RANDOLPH W. 311 BRUNSWICK ROAD STEPHENS CITY, VA. Robert W. Watkins, Director Frederick County Dept. of Planning 22660 22655 I,—DietN«. [<• a Notary Public in and for the state and county aforesaid, do hereby certify that Robert W. Watkins, Director for the Department of Planning and Development, whose name is signed to the foregoing, dated �%C/a�e�- .�5, �%g`j , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this /-/I day of C-l-0 e 1989. My commission expires on 4 SLADEN, SUSAN R. 0 HYLE, ESTHER. C/O INVESTORS SAVINGS BANK C/O HYLc? ESTHed M. 9201 FOREST HILL AVENUE 11440 GLENARM 0.r)4rU RICHMOND? VA. GLEN ARM, M;_; 23235 NAIN, KANWAL & USHA R. James T. Vickers 2184 STONEBROOK RD. Oakcrest Buil.ders,Inc. WINCHESTER, VA. 22601 2023 Valley Ave. Winchester, Va. 22601. HAMMONO, ROGER S. & BARBARA J. 5227 NOTTOWAY DR. STEPHENS CITY, VA. 22655 BLARE, T. MADELINE C/O FIRST NATL' S&L ASSOC. P.Oe BOX 1400 FRONT ROYAL, VA. 22630 T. Madeline Blare C/O lst National S. & I,. P.O. Box 1408 Front Royal, Va. 22630 Richard C. Henderson 5243 Nottoway Dr. Stephens City, Va. 22655 HENDERSON, RICHARD C. INVESTORS SAVINGS BANK 9201 FOREST HILL AVENUE RICHMOND, VA. 23235 ORNDORFF, NANCY K. C/O FIRST FEDERAL S & L ASSOC. P.O. BOX 1400 FRONT ROYAL• VA. 22630 TUNICK, RACHELLE F. LAURENCE 27 EAGLE LANE TAPPAN, N.Y. 10983 Wanda J. Allen 5239 Nottoway Dr. Stephens City, Va. 22655 ALLEN, WANDA J. INFORMATION SUPPORT DIV. 1141 ST. SIGNAL BATTALION APO SAN FRANCISCO 96343 SHAIKH, PERVEZ & ASMA 171 HACKBERRY DRIVE STEPHENS CITY, VA. HILTON, JAMES R. & JULIA Be C/O HILTON, JAMES R. 5247 NOTTOWAY DRIVE STEPHENS CITY, VA. 22655 111057 WILLINGHAM, JAMES E. & KIMBERLY HUMMER WILLINGHAM 5311 NOTTOWAY DR. STEPHENS CITY, VA. 22655 FENNELL? ROBERT H. III RT, 5 BOX 182 WINCHESTER, VA. 22601 AMBROGI, JOSEPH F. C NORMA R. C/O AMBROGI, JOSEPH F. & NORMA RT. 1 BOX 150 WHITE POST, VA. 22663 KELICAN, JERRY & ANN 5054 CAROLINE AVENUE STEPHENS CITY, VA FURRY FLOYD W. & SHIRLEY A. RT. 2 BOX 335 LOVETTESVILLE, VA. 22655 22080 FURRY K TH L. P. 0. QX 545 STEP ENS STY, VA. 22655 SEAMS, RANI M. & UMA C/O SEAMS, RAN[ Me & UMA 2606 STONER. IDGE ROAD WINCHESTER, VA. 22601 22655 it This is to certify that the attached correspondence was mailed to the following on October 25, 1989 from the Department of Planning and Development, Frederick County, Virginia: HALL, NORA A. 5910 CLINTON STREET CLINTONr MD. SCV ASSOCIATES 1201 FRONT STREET RALEIGH, ,NC. 20735 WILLIAMS, T`HEODORE W. Jig. u SRENOA V. 383 BUCK INGHAM OR IVE STEPHENS CITY, VA. WHITLOCKr ALLAN W. F BRENDA F. 379 BUCKINGHAM C.R. 27619 STEPHENS CITY, VA. BCWMAN, JAMES L. C JANE H. P. 0. BOX 6 STEPHENS CITY, VA. 22655 LICHLIT�R, JENNINGS LEE RT. 1 BOX 102 NHITE POST, VA. THOMPSON, DENNIS N. RT. 3 OX 2A STEPHENS CITY, VA.. BROWN. STANLEY D. JR. C ANN LOUISE S. 413 BUCKINGHAM DR. STEPHENS CITY, VA. MARTIN, DEBORAH L. 399 BUCKINGHAM OR— STEPHENS CITY, VA. 22655 22655 QUITTER, WALTER M. ; SHIRLEY T 367 BUCKINGHAM DRIVE STEPHENS CITY, VA. 2655 HCSTETER, WAYNE M.t; MADELINE 22663 353 BUCKINGHAM DRIVE STEPHENS CITY, VA. 22655 22655 22655 STATE OF VIRGINIA COUNTY OF FREDERICK PETERSON, GWYN TH 3. 325 BUCKINGHAM OR. STEPHENS CITY, VA. Robert W. Watkins, Director Frederick County Dept. of Planning 22655 22655 1, _�la�tc K• �,Tci i•y� r // a Notary Public in and for the state and county aforesaid, do hereby certify that Robert W. Watkins, Director for the Department of Planning and Development, whose name is signed to the foregoing, dated has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this //i day of �ic_7o�e�- , 1989. My commission expires on F-el pjez�VV i ^HUTZLER? RALPH I. C HELtN E. 309 BRUNSWICK ROAD STEPHENS CITY# V.A. 22655 RUSSELL# HEIDI L. 307 BRUNSWICK ROAD STEPHENS CITY• VA. RHODES# JOHN K. 305 BRUNSWICK RD. STEPHENS CITY, VA. YASUOA, YASUKO 3-16-21 NODAKE OKINAWA# JAPAN MOON. JANE L. 301 BRUNSWICK DRIVE STEPHENS CITY, VA. PEARSON, NANCY J. P.O. BOX 55 BRUNSWICK ROAD STEPHENS CITY, VA. DORIGUZZI# SUSAN R. 287 BRUNSWICK ROAD STEPHENS CITY, VA. LOPRESTI, PROVICENCE J. 285 BRUNSWICK ROAD STEPHENS CITY# VA. BLACK# WILL.IAM H. JR. 6 BARBARA L. RT. 4 BOX 4516 WINCHESTER, VA. CHESTNUT, BOBBY L. & EDNA H. 109 HARMON ST. STEPHENS CITY# VA. CRESWELL, JAMES E. 279 BRUNSWICK ROAD STEPHENS CITY, VA. GLASS, LISA A. 277 BRUNSWICK RD. STEPHENS CITY, VA. EBERT, MICHAEL J. E TONYA M. 275 BRUNSWICK RD. STEPHENS CITY, VA. HOCKIN, KATHRYN E. 5244 WARREN AVENUE STEPHENS CITY, VA. 22655 22655 90122 RICHLAND INVESTMENTS 3414 SHARON DRIVE WINCHESTER, VA. 80YER# LEWIS'A. II 5248 WAREN AVENUE STEPHENS CITY, VA. COFFINBERGER, PATRICIA K. 5254 WARREN AVENUE STEPHENS CITY, VA. PAYNE# TRACY A. 5256 WARREN AVENUE STEPHENS CITY, VA. TUCKER~ BOBBY J. C ADA LOU 22655 934 MALOY DR. WINCHESTER.# VA. 2265.5 22655 22655 22601 22655 22655 22655 22.655 22655 C. William Staples Box 15 3 -A R-r. t White Post, Va. 22663 22601 22-655 22655 22655 226G1 0 COUNTY of FREDERICK IDepartment of Planning and Development 703/665-5651 FAX 703 / 667-0370 September 20, 1989 TO THE APPLICANT(s) and/or ADJOINING PROPERTY OWNER(s) The Application Of: D. Wayne Wilson Rezoning Request #019-89 To: Rezone a 9.612 acre tract and a 9.651 acre tract from RP (Residential Performance) to B-2 (Business General). This property is located at the northeast corner of Routes 277 and 641, east of the I-81 interchange at Stephens City, in the Opequon Magisterial Districts. This rezoning application will be considered by the Frederick County Planning Commission at their meeting of October 4, 1989, at 7:30 p.m., in the Board of Supervisors' Meeting Room, the Old Frederick County Court House, Winchester, Virginia. Any interested parties having questions or wishing to speak may attend this meeting. Sincerely, Robert W. Watkins Director RWW/dkg 9 Court Square P.O. Box 601 Winchester, Virginia 22601 This is to certify that the attached correspondence was mailed to the following on September 20, 1989 from the Department of Planning and Development, Frederick County, Virginia: WILLIAMSt THEODORE We JR. HALL, NORA A. & BRENDA V. 6910 E. CLINTON STREET 383 BUCKINGHAM DRIVE CLINTONv MD, 20735 STEPHENS CITY, VA* 22655 SCV ASSOCIATES WHITLOCKv ALLAN We 1201 FRONT STREET & BRENDA F. RALEIGH* NC. 379 BUCKINGNAM DR. 27619 STEPHENS CITY9 VA. BOWMAN, JAMES L. & JANE H. P. Q* BOX 6 STEPHENS CITY' VA. 22655 L.ICHLITER, JENNINGS LEE RT. i BOX 102 WHITE POST? VA, THOMPSON, DENNIS N. RT. 3 BOX 2A STEPHENS CITY, VA. BROWN? STANLEY D. JR. C ANN LOUISE S. 413 BUCKINGHAM DR. STEPHENS CITY, VA. IMARTIN? DEBORAH L. 399 BUCKINGHAM DR. STEPHENS CITY, VA. 22655 QUITTERi WALTER M. & SHIRLEY T 367 BUCKINGHAM DRIVE STEPHENS CITY, VA. 22655 HOSTETER, WAYNE Me& MADELINE 22663 353 BUCKINGHAM DRIVE STEPHENS CITYr VA. 22655 22655 22655 PETERSON? GWYNETH B. 325 BUCKINGHAM DR.. STEPHENS CITY, VA. Robert`W. Watkins, Director Frederick County Dept. of Planning 22655 22655 STATE OF VIRGINIA COUNTY OF FREDERICK I,a Notary Public in and for the state and county aforesaid, do hereby certify that Robert W. Watkins, Director for the Department of Planning and Development, whose name is signed to the foregoing, datedQpf���lc����j�Jgf , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this %?C) day of Srzp•fP_-ri.�ic� 1989. My commission expires on 3 16189 NOTARY PUBLIC SLADEN* SUSAN R. C/O INVESTORS SAVINGS BANK 9201 FOREST HILL AVENUE RiCNMnNne VA. NAINt KANWAL E USHA R. 2184 STONEBROOK RD. WINCHESTER* VA. HAMMONDt ROGER S. E BARBARA J. 5227 NOTTOWAY DR, STEPHENS CITY# VA. 23235 HYLE* ESTHERO. C/O HYLE# ESTHER M. 11440 GLENARM ROAD GLEN ARM• MO James T. Vickers Oakcrest Builders,Inc. 22601 2023 Valley Ave. Winchester, Va. 22601 22655 BLARE# T. MADELINE C/O FIRST NATL• S&L ASSOC. P.O. BOX 1400 FRONT ROYAL* VA. 22630 T. Madeline Blare C/O 1st National S.& L. P.O. Box 1408 Front Royal, Va. 2263C Richard C. Henderson 5243 Nottoway Dr. Stephens City, Va. 22655 HENDERSON* RICHARD Co INVESTORS SAVINGS BANK 9201 FOREST HILL AVENUE RICHMONO* VA. 23235 ORNDORFF# NANCY K. C/O FIRST FEDERAL S E L ASSOC. P.O. BOX 1400 FRONT ROYAL* VA. 22630 TUNICKt RACHELLE E LAURENCE 27 EAGLE LANE TAPPANt N.Y. 10983 Wanda J. Allen 5239 Nottoway Dr. STephens City, Va. 22655 ALLEN* WANDA J. INFORMATION SUPPORT DIV. 1141 ST. SIGNAL BATTALION APO SAN FRANCISCO SHAIKH# PERVEL E ASMA 171 HACKBERRY DRIVE STEPHENS CITY# VA. HILTON* JAMES R. E JULIA Be C/O HILTON* JAMES R. 5247 NOTTOWAY DRIVE STEPHENS CITY# VA. 96343 22655 21057 WILLINGHAM# JAMES E. E KIMBERLY HUMMER WILLINGHAM 5311 NOTTOWAY DR. STEPHENS CITY# VA. 22655 FENNELLt ROBERT H. III RT. 5 BOX 182 WINCHESTER# VA. 22601 AMBROGI* JOSEPH F. E NORMA R. C/O AMBROGI9 JOSEPH F. C NORMA RT. 1 BOX 150 WHITE POST* VA. 22663 KELICAN# JERRY E ANN 5054 CAROLINE AVENUE STEPHENS CITY# VA 22655 FURR* FLOYD W. E SHIRLEY A. RT. 2 BOX 335 LOVETTESVILLE# VA. 22080 FURR# KEITH L. P. 0. BOX 545 STEPHENS CITY# VA. SEAMS* RANI M. E UMA C/O SEAMS* RANI M. E UMA 2606 STONERIDGE ROAD WINCHESTER# VA. 22655 22601 22655 • • This is to certify that the attached correspondence was mailed to the following on September 20, 1989 from the Department of Planning and Development, Frederick County, Virginia: D. Wayne Wilson Rt. 3, Box 6215 Berryville, Va. 22611 STAPLESt C. WILLIAM 6 NANCY Be P. 0. BOX 474 STEPHENS CITY• VA. 22655 HALLt NORA A. 6910 E. CLINTON STREET CLINTONt MD, 20735 THOMPSONt DENNIS N. RT. 3 BOX 2A STEPHENS CITY, VA. 22655 DORSEY# JEFFERY S. 329 BRUNSWICK ROAD STEPHENS CITY, VA. LORD, DONNA M. 325 BRUNSWICK ROAD STEPHENS CITY, VA. TATUt DENNIE M. 321 BRUNSWICK RD. STEPHENS CITY, VA. KOBELTZt RICHARD W. E ELEANORE M. RT. 2 BOX 34Z WINCHESTERt VA. MYERS, SHERRILL HOTT C. Clay Cain RT. 1 BOX 297 5296 Mulberry Ct. TOMS BROCKt VA. Stephens City, Va. 22655 RICHARDS, RANDOLPH W. 311 BRUNSWICK ROAD STEPHENS CITY, STEPHENS CITY, VA, VIRGINIA 22655 JAS809 INC. STEPHENS CITY, VIRGINIA 22655 Robert W. Watkins, Director Frederick County Dept. of Planning STATE OF VIRGINIA COUNTY OF FREDERICK 22655 22655 22655 22601 22660 22655 I, -T)/Q" K , a Notary Public in and for the state and county aforesaid, do hereby certify that Robert W. Watkins, Director for the Department of Planning and Development, whose name is signed to the foregoing, dated sa, ,.,�„a,, )0' /�j89 , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this day of Septe rx��- , 1989. My commission expires on NOTARY PUBLIC HUTZLER, RALPH I. E HELEN E. 309 BRUNSWICK ROAD STEPHENS CITY, VA, 22655 RUSSELL• HEIDI L. 307 BRUNSWICK ROAD STEPHENS CITY, VA. RHODES, JOHN K. 305 BRUNSWICK RD. STEPHENS CITY, VA. YASUDA, YASUKO 3-16-21 NODAKE OKINAWA, JAPAN MOON• JANE L. 301 BRUNSWICK DRIVE STEPHENS CITY• VA, PEARSON• NANCY J. P.O. BOX 55 BRUNSWICK ROAD STEPHENS CITY, VA. OORIGUZZI# SUSAN R. 287 BRUNSWICK ROAD STEPHENS CITY, VA. LOPRESTI, PROVIDENCE J. 285 BRUNSWICK ROAD STEPHENS CITY, VA. BLACK• WILLIAM H. JR. C BARBARA L. RT. 4 BOX 4518 WINCHESTER, VA. CHESTNUT, BOBBY L. E EDNA H. 109 HARMON ST, STEPHENS CITY, VA. CRESWELL• JAMES E. 279 BRUNSWICK ROAD STEPHENS CITY, VA, GLASS, LISA A. ?77 BRUNSWICK RD. STEPHENS CITY, VA, EBERT, MICHAEL J. E TONYA M. 275 BRUNSWICK RD, STEPHENS CITY, VA. HOCKIN, KATHRYN E. 5244 WARREN AVENUE STEPHENS CITY• VA. 22655 22655 90122 0 RICHLAND INVESTMENTS 3414 SHARON DRIVE WINCHESTER, VA. 22601 BOYER• LEWIS A. II 5248 WAREN AVENUE STEPHENS CITY, VA. COFFINSERGER, PATRICIA K. 5254 WARREN AVENUE STEPHENS CITY, VA. PAYNE, TRACY A. 5256 WARREN AVENUE STEPHENS CITY, VA. TUCKER, BOBBY J. E ADA LOU 22655 934 MALOY DR. WINCHESTER, VA. 22655 22655 22655 22601 22655 22655 22655 22655 C. William Staples Box 153-A P11, 1 White Post, Va. 22663 22655 22655 22655 22601 22655 L ANNiNG. COUNTY OF FREDERICK 9 COURT SQUARE P.O. Box 601 WINCHESTER, VIRqINIA 22t0'01 i� 'I�EASONSCNcrr;n Umwrned _ �<< _ Addressee tinkm, i Insuft'icielt r No Such -re?. NO such offsrt Of 1w lv awl in this tarafte KOBELTZ9 RICHARD W. E ELEANORE M. RT. 2 BOX 342 WINCHESTER• VA. 22601 �P o 7EP LF 5 - D The 1. J-d 26n� • a COUNTY of FREDERICK IDepartment of Planning and Development 703/665-5651 FAX 703/667-0370 September 20, 1989 TO THE APPLICANT(s) and/or ADJOINING PROPERTY OWNER(s) The Application Of: D. Wayne Wilson Rezoning Request #019-89 To: Rezone a 9.612 acre tract and a 9.651 acre tract from RP (Residential Performance) to B-2 (Business General). This property is located at the northeast corner of Routes 277 and 641, east of the I-81 interchange at Stephens City, in the Opequon Magisterial Districts. This rezoning application will be considered by the Frederick County Planning Commission at their meeting of October 4, 1989, at 7:30 p.m., -in the Board of Supervisors' Meeting Room, the Old Frederick County Court House, Winchester, Virginia. Any interested parties having questions or wishing to speak may attend this meeting. Sincerely, Robert W. Watkins Director RWW/dkg 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 1 10 PIANNIN COUNTY OF FREDERICK 9 COURT SQUARE P. O. Box 601 WINCHESTER. VIRGINIA 22601 FURR• KEITH L. P. 0. BOX 545 STEPHENS CITYp VA. AUTHORIZED TIME FOR FORWARDING HAS EXPIRE-k N CSEP2vb4 l r COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/667-0370 September 20, 1989 TO THE APPLICANT(s) and/or ADJOINING PROPERTY OWNER(s) The Application Of: D. Wayne Wilson Rezoning Request #019-89 To: Rezone a 9.612 acre tract and a 9.651 acre tract from RP (Residential Performance) to B-2 (Business General). This property is located at the northeast corner of Routes 277 and 641, east of the I-81 interchange at Stephens City, in the Opequon Magisterial Districts. This rezoning application will be considered by the Frederick County Planning Commission at their meeting of October 4, 1989, at 7:30 p.m., -in the Board of Supervisors' Meeting Room, the Old Frederick County Court House, Winchester, Virginia. Any interested parties having questions or wishing to speak may attend this meeting. Sincerely, x6ku�7� Robert W. Watkins Director RWW/dkg 9 Court Square - P.O. Box 601 - Winchester, Virginia - 22601 Wilson Rezoning (19-89) SUMMARY OF TRIP GENERATION CALCULATION FOR 160 TH.GR.SQ.FT. OF GENERAL OFFICE DRIVE AVERAGE ADJUSTMENT WAY RATE FACTOR VOLUME AVG WKDY 2-WAY VOL 12.20 1.00 1952 7-9 AM PK HR ENTER 1.63 1.00 261 7-9 AM PK HR EXIT 0.24 1.00 39 7-9 AM PK HR TOTAL 1.88 1.00 300 4-6 PM PK HR ENTER 0.29 1.00 47 4-6 PM PK HR EXIT 1.53 1.00 244 4-6 PM PK HR TOTAL 1.82 1.00 291 SATURDAY 2-WAY VOL 2.04 1.00 326 PK HR ENTER 0.22 1.00 35 PK HR EXIT 0.19 1.00 30 PK HR TOTAL 0.41 1.00 66 SUNDAY 2-WAY VOL 0.87 1.00 139 PK HR ENTER 0.05 1.00 9 PK HR EXIT 0.04 1.00 7 PK HR TOTAL 0.10 1.00 15 Note: A zero rate indicates no rate data available The above rates were calculated from the following equations: Avg. Wkdy 2-Way Vol.: Ln(T) = 0.75Ln(A) + 3.77, R^2 = 0.85 7-9 AM PK HR Total: Ln(T) = 0.86Ln(A) + 1.34 R^2 = 0.92, 87% Enter, 13% Exit 4-6 PM PK HR Total: Ln(T) = 0.83Ln(A) + 1.46 R^2 = 0.86, 16% Enter, 84% Exit Sat. 2-Way Vol.: Ln(T) = 0.90Ln(A) + 1.22, R^2 = 0.58 Sat. PK HR Total: T = ((3.17/A) - 0.0046)^-1 R^2 = 0.86, 54% Enter, 46% Exit Sun. 2-Way Vol.: Ln(T) = 0.98Ln(A) - 0.04, R^2 = 0.52 Sun. PK HR Total: T = ((2.84/A) + 0.048)^-1 R^2 = 0.76, 56% Enter, 44% Exit Source: Institute of Transportation Engineers Trip Generation, 4th Edition, 1987. Wlson Rezoning (19-89) SUMMARY OF AVERAGE VEHICLE TRIP GENERATION AVERAGE WEEKDAY DRIVEWAY VOLUMES 9-28-89 24 HOUR AM PK HOUR PM PK HOUR TWO-WAY LAND USE SIZE VOLUME ENTER EXIT ENTER EXIT SHOPPING CENTER 100 T.G.L.A. 7431 122 52 305 318 GENERAL OFFICE 160 TH.GR.SQ.FT. 1952 261 39 47 244 TOTAL 9383 383 91 352 562 Note: A zero rate indicates no rate data available TRIP GENERATION BY MICROTRANS 0 • Wlson Rezoning (19-89) SUMMARY OF AVERAGE VEHICLE TRIP GENERATION SATURDAY AND SUNDAY DRIVEWAY VOLUMES LAND USE SIZE SATURDAY SUNDAY 24 HR PEAK HOUR 24 HR PEAK HOUR 2-WAY 2-WAY VOL. ENTER EXIT VOL. ENTER EXIT SHOPPING CENTER 100 T.G.L.A. 9483 470 451 5567 0 0 GENERAL OFFICE 160 TH.GR.SQ.FT. 326 35 30 139 9 7 TOTAL 9809 505 481 5706 9 7 Note: A zero rate indicates no rate data available TRIP GENERATION BY MICROTRANS Wilson Rezoning (19-89) SUMMARY OF TRIP GENERATION CALCULATION FOR 190 T.G.L.A. OF SHOPPING CENTER DRIVE AVERAGE ADJUSTMENT WAY RATE FACTOR VOLUME AVG WKDY 2-WAY VOL 59.36 1.00 11278 7-9 AM PK HR ENTER 0.95 1.00 180 7-9 AM PK HR EXIT 0.41 1.00 77 7-9 AM PK HR TOTAL 1.35 1.00 257 4-6 PM PK HR ENTER 2.16 1.00 409 4-6 PM PK HR EXIT 2.43 1.00 462 4-6 PM PK HR TOTAL 4.59 1.00 871 SATURDAY 2-WAY VOL 75.27 1.00 14301 PK HR ENTER 3.68 1.00 699 PK HR EXIT 3.54 1.00 672 PK HR TOTAL 7.21 1.00 1371 SUNDAY 2-WAY VOL 36.78 1.00 6988 PK HR ENTER 0.00 1.00 0 PK HR EXIT 0.00 1.00 0 PK HR TOTAL 0.00 1.00 0 Note: A zero rate indicates no rate data available The above rates were calculated from the following equations: AWD 2-Way Vol (<200 TGLA): Ln(T) = 0.65Ln(A) + 5.92, R^2 = 0.58 AWD 2-Way Vol (200+ TGLA): T = 6371 + 27.07(A), R^2 = 0.59 7-9 AM Pk Hr Total: Ln(T) = O.60Ln(A) + 2.40 R^2 = 0.56, 70% Enter, 30% Exit 4-6 PM Pk Hr Total (<175 TGLA): Ln(T) = 0.52Ln(A) + 4.04 R^2 = 0.58, 49% Enter, 51% Exit 4-6 PM Pk Hr Total (175+ TGLA): T = 381 + 2.58(A) R^2 = 0.83, 47% Enter, 53% Exit Saturday 2-Way Vol.: Ln(T) = 0.64Ln(A) + 6.21, R^2 = 0.79 Saturday Pk Hr Total: LN(T) = 0.62Ln(A) + 3.97 R^2 = 0.83, 51% Enter, 49% Exit Sun. 2-Way Vol.: T = 3988 + 15.79(A), R^2 = 0.55 Source: Institute of Transportation Engineers Trip Generation, 4th Edition, 1987. 11 CONTENTS FOR REZONING APPLICATION D. Wayne Wilson (703)955-2112 Application Form Additional Adjacent Property Owners Combined Survey of Both Parcels Individual Survey Over -Head Photograph of Property Location Map with Adjacent Zoning Proposed Site Plan Tax Statement Copy of Deed Impact Statement Department Comment Sheet l.Inspections 2.Sanitation 3.Transportation 4.Fire • 0 /�). ) o COUNTY of I;;RE.DERICK I C. William Orndof, f, j r. Treasurer 703/662-6611 To [Thom It May Concern: Please be advised that taxes under the name of / )MV /-�, for %-769 the following category/categories have been satisfied in the County of Frederick REAL ESTATE Year Description del �� %�D----,�-�1��D -• GGt�v--�%�c�c� -� Cry//� PERSONAL PROPERTY Year C. William Orndoff., Jr. Frederick County Treasurer L 1'.0. Box 225 - Windleyler Virp;iltia 22601. (J: DEED NORA"CE HALL, ET VIR LAW OFFICES LARRICK AND WHITE WINCN[6TLR. VIRGINIA BOOK 376 FA GE 585 THIS DEED, made this l /zday of 222--Z- , 1971, bewtwen Perry J. Albin and Charles A..Campbell, Jr., Co -Executors of the Estate of R. E. Albin, of the first part, hereinafter calle Co -Executors; Adeline A. Pope and Herbert M. Pope, her husband, Perry J. Albin and Marie H. Albin, his wife, Grace A. Harry, Widow Nora Alice Hall and Chester B. Hall, her husband, Lois A. Vickery and B. W. Vickery, her husband, Eloise A. Campbell and Charles A. Campbell, Jr., her husband, of the second part, hereinafter called the Children; and Nora Alice Hall and Chester B. Hall, her husband of the third part, hereinafter called the Grantees. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid, and other valuable con- sideration, receipt whereof is hereby acknowledged, the Co-Executo s do grant and convey with Special Warranty of Title and the Children do grant and convey with General Warranty of Title unto the Grantees, as tenants by the entirety, in fee simple, with survivorship as at common law, together with all rights, privileges and appurtenances thereto belonging, all that certain tract of land, containing 9.612 Acres, more or less, situate approximately one-half (1/2) mile East of Stephens City, bn the North side of Virginia State Highway No. 277, in Opequon Magisteri 1 District, Frederick County, Virginia, and being more particularly i described by a plat and survey of H. Bruce Edens, dated December 1 , 1969, hereto attached, and by this reference made a part hereof as though set out herein in haec verba, and being the same realty conveyed to R. E. Albin and Agnes P. Albin., his wife, by deed of Phil C. Bowman, et ux, dated October 25, 1944, and recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 190, at Page 374, LESS a portion thereof conveyed by Ray E. Albin, Widower, to Lawrence Johnson, et ux, by deed dated September 25, 1963, and recorded in said Clerk's 0 LAW OFFICES LARRICK AND WHITE WINCHESTER. VIRGINIA aocK 376 picF 586 ' . Office in Deed Book 293, at Page 191. Agnes P. Albin died intestate survived by her husband, R. E. Albin, Raymond Emanuel Albin and Ray E. Albin being one and the same person, and six children, to -wit: Adeline A. Pope, Perry J. Albin, Grace A. Harry, Nora Alice Hall, Lois A. Vickery, and Eloise.A. Campbell. R. E. Albin died testate September 5, 1969, survived by his children, to -wit: Adeline A. Pope, Perry J. Albin, Grace A. Iiarry, Nora Alice Hall, Lois A. Vickery and Eloise A. Campbell, his sole heirs at law, and by his will recorded in said Clerk's Office in Will Book 70, at Page 275, directed that if any one of his children wished to purchase his home at a fair price, they be allowed to purchase same, Nora Alice Hall having evidenced her interest in purchasing the property and the consent of the children as evidenced by the joinder of all of the children in this deed. This conveyance is made subject to the legally enforceable restrictive covenants, conditions, building lines and rights of away of record, if any, affecting the aforesaid realty. The Children covenant that,they have the right to convey quiet a said realty to the Grantees; that the Grantees shall have _u possession thereof, free from all encumbrances; that they have done no act to encumber said realty and that they will execute, such further assurances thereof as may be requisite. WITNESS the following signatures and seals: jll �'yt (SEAL) I? rry J b , Co -Executor of the Estate of R. Albi Qeceased .(SEAL) • arles A. amp'e 1��%%Jr. Co -Executor of the statJ of R. E. Albin, Deceased - 2- LAW G►►ICES LARRICK AND WHITE WINCHCSTER. VIRGINIA STATE OF VIRGINIA, BOOK 376 PACE 537 np 0(SEAL) A e ine A. Pope ��W,j Zl- /W (SEAL) Herbert M. Pope _ l✓ (SEAL) rry J %2CP�Ic_C1 5�f�•<< (SEAL) Marie H. Albin /4YA-[LC Z' L- . ./4'yj (SEAL) Grace A. Harry /bi. L'a' ' c7 L (SEAL) Nora Alice Hall e,at'., 4g. /'7'R-o (SEAL) Chester B. Hall ,Lf6EAL' Lois A. Vickery ;:;�� �'. B. W. Vickery �7' ``' li ...... (SEAL) (SEAL) I COUNTY OF FREDERICK, to -wit: I, 1 ram- 20A�f3'( , a Notary Public in and for the State and County aforesaid, certify that Adeline A. Pope and Herbert M. Pope, her husband, whose names are signed to the foregoing instrument, bearing date on the cX& day of qe , 1971, have acknowledged the same before me in my Sta and County aforesaid. -3- r u LAW OrrICES LARRICK AND WHITE WINCHESTER. VIRGINIA BOOK 376 ' PArE '588 Given under my hand this _(Hl day of cl✓ 1971. My commission expires 4417't'14- sk",� QeQA_k_��-T NotarPublic STATE OF VIRGINIA, COUNTY OF FREDERICK, to -wit: I, , a Notary Public in and the State and County aforesaid, certify that Perry J. Albin, Co -Executor of the Estate of R. E. Albin, Deceased; and Perry J. Albin and Marie H. Albin, his wife, whose names are signed to the foregoing instrument, bearing date on the,gd day of 1971, have acknowledged the same before me in my State and County laforesaid. Given under my hand this o(7�day of 1971. My commission expires rc- ,<<,,-� l9 7Y Notary Public STATE OF MARYLAND, OF '2_%2�ro'ts� , to -wit: a Notary Public in and fc T the State and aforesaid, certify that Grace A. Harry, Widow, whose name is signed to the foregoing instrument, bearing date on the .2/ day of 0L21y 1971, has acknowledged the same before me in my State and aforesaid. Given under my hand this o2l/ day of 1971. My commission expires 114 ••�.-��T.Q.R.Q�.� ��i hvotar Public 5 f u't 11 F I • r. LAW OFFICES LARRICK AND WHITE WINCHESTER. VIRGINIA BOOK 376 DCH 589 r STATE OF , OF �/1�co.<3e�.�c-� , to -wit: "I 5� a Notary Public in and for the State and �_`q�,. aforesaid, certify that Nora Alice Hall and Chester B. Hall, her husband, whew name�s� are signed %ttoo' the foregoing instrument bearing date on the �J day of 1971, have acknowledged the same before me in my State and d2�4aforesaid. "`� Given under my hand this '25W day of <z 1971. My commission expires �,�. i Notary Public STATE OF ILLINOIS, OF .Cx�:r��� to -wit: a Notary Public in and for the State and T. aforesaid, certify that Lois A. Vickery and B. W. Vickery, her husband, whose names are signed to the foregoing instrument, bearing date on the /7rzdax of 1971, have acknowledged the same before me in my State and C//__Z aforesaid. jy Given under my hand this /%Z/day of %lam �f- 1971. •' 6 My commission expires 7� r z' j'Notary Public STATE OF VIRGINIA, COUNTY OF C/1 . , to-wit: j I `�p 1�(% ( poll/S a Notary Public in and for the State and County aforesaid, certify that Charles A. 11Campbell, Jr., Co -Executor of the Estate of R. E. Albin, Deceased, -S- LAW OFFICES II LARRICK AND WHITE WINCHESTER. VIRGI N IA BOOK 376 PacF 590 and Eloise A. Campbell and Charles A. Campbell, Jr., her husband, whose names are signed to the foregoing instrument, bearing date on the 3 day of _ A1.4-7' , 1971, have acknowledged the same before me in my State and County aforesaid. Given under my hand this f,3 day of /f//Jl , 1971. My commission expires No Zry Pu la.i­, -6- 0 • 591 / �C 11 O Z9` 11, \ 0 <� _ \ &. �P N0 g01tlo N SHIFFLETT LOT \ SCALE. IN FEET 0 200 ` The above plat represents a survey of a portion of the land conveyed to R. E. Albin by deed dated 25 October 1944 and is recorded in the County Court Clerks Office in Deed Book 190- Page 374. The said land lies just East of Stephens City at the intersection of Routes 277'and Route 641 in Opequon District, Frederick County, Virginia, and is bounded as follows: Beginning at an iron pin in the East boundary line Of Route 641, and the North line of Route 277 thence with the are of a curve to the right 182.53 ft. (radius-1,911.33 ft.) (Chord S 81 deg. 21 sin. 43 sec. E - 182.4.4 ft) to an iron pin, at the Southwest corner of the Shiflett. lot; thence loth said Shiflett and Botiv.= N 30 dog. 17 rain. 41 sec. E - 1,240.64 ft. to a post in the Southwest line of the Woltz land, thence with said line N 39 deg. 47 min. 51 sec. W- 369.94 ft. to a post, at the Northeast corner of the Messick land;- thence with said line S 27 deg. 54 min. 18 sec. W - 1,310.88 ft. to an iron pin in the East boundary line of Route 641; thence with the three following lines thereof; S 26 deg. 33 min. 20 sec. E - 70.56 ft. to the P.C. of a curve to the right; thence with the arc 79.15 ft. Radius 1.45.43 ft. (Chord S 10 deg. 57 min. 50 sec. E - 7t'.1F ft.) to the P. T.; thence S 04 deg. 37 min. 40 sec. W - 29.93 ft. to the point of beginning. Containing..............9.612 Acres Surveyed................15 December 1969 V1RGINiA FREDE3[CK couarY, 3CT. is strument o writing was produced to mo ou t. �`�-- any of ckn v — -slog and with cortilicsta of a,dgmost thoroto anno.tal +ise admitttod to record. Tax im osod oy Sac. 36•.4.1 of - $ .S , and 93-54 have boon paid, if a x-s s.,b?o. P it I P, I Y--� - .V . T I_I L— 2 i'— _ '_ 1 T H 1_1 1 0 53F' ._. �. r- r-1 1:; r- Z. 1-4 F j* `ue ic�ye ✓fpplwisal Cornvan y 1107 N._AUGus,rA STREET, P.O. BOX 1422, STAUNTON, VIROINIA 24401 (701)88(H;209 _. •.._..- DAVID R HIVKBY. JAMES H. WOMS. DAvlh f. MILLER APPRAISERS J4 -_-_-- APPRAISERS June 23, 1989 Mr. David L. Wilson Prism Group, Inc, 1141 Curtis Street Alexandria;, Virginia 22306 RE, Impact Study on Proposed Office/Retail Complex to be Located at the intersection of Route 277 and Route 641, Stephens City, Virginia Gear Mr, W'ilsonr (8OO) 12118-05:M Pursuant to your ,request for an Impact Study on the proposed office/retail complex which you are in the process of requesting a zoning change for. I have taken into consideration all pertinent factors involving the project and its effect on the surrounding area. The following information will hopefully meet your needs, LOCATION In all real estate whether residential or commercial a major influence is location. The subject property is located at the northeast quadrant of the intersection of Route 277 and Route 641 in Frederick County, Virginia just east of Stephens City. The Stephens City area has been experiencing some of the most rapid growth in the Frederick County area over the past several years. This growth has varied with both residential.and commercial development though residential growth has for out paced the commercial growth. Due to the tremendous development of residential properties in the area there is a need for office and retail space in order to provide convenient services to present and future residents of the area. The 19,2 acres of the subject tract appears to be adequately located as a start in meeting these needs. The tract's location on two state maintained roadways allows for easy ingress and egress to the property. Recently, a small neighborhood shopping center was located in the southwestern quadrant of Route 277 and Route 641 and due to this a certain amount of roadwork was done at the intersection including a traffic light. The roadwork and light have a direct benefit to the subject tract in relation to ingress and egress. Overall, it is concluded that the subject tract is well located and that the rezoning when approved would go towards meeting a need of the citizens of the Stephens City area. ,Real Estate Appraisers and Consultants T H 1_I 1 if c `T F' _ D. r- = r -1 G r- CI 1-4 F. TRAFFIC IMPACT As stated earlier in this report the subject is located at ` the intersection of two roadways. Currently, Route 277 is being utilized as a commuter roadway by residents in the area. route 277 also connects Interstate 81 which is located at Stephens City with several major roadways east of the subject's area which are corridors leading into the Metropolitan Washington D. C. area and as such there is some through traffic. It should be noted that the use of Route 277 as a connection has decreased in the past several years with the opening of Interstate 66 south of Stephens City. Route 641 which runs along the western boundary of the i subject tract is primarily a roadway which is used as a feeder into various residential subdivisions in the area. Since, the proposed office/retail complex for the subject i tract is targeted to provide needed services for the residents in the area, it is concluded that any increase in traffic would be nominal since the subject roadways are currently being utilized by the same users which are being targeted. WATER/SEWBII xMPACT Necessary for any project such as the proposed office/retail complex is the availability of water and sewer services. -In talking to Mr. John Whitacre of the Frederick -Winchester Service Authority it was found that both water and sewer are available to the subject site. Mr. Whitacre further stated that there was adequate water to service the project at this time though sewer service will have to be delayed until the Parkins Mill Waste Water Treatment Plant goes on line. The plant is scheduled to go f on line in August 1989 and as such should not effect the subjeot project. Effect on capacity is another matter that must be discussed. The subject project will be a low user of both water and sewer due to the nature of project and as such will not adversely j impact on either system. Blue Ridge Real F rate Appraisers and Consultants .31_IL— 2 7— _ � THI_I 1& 4c P = ,:,.r a =,r-i Gr- =,tat`. FP _ 021 DRAINAGE IMPACT' In the development of a tract such as the subject run off is a problem that must be addressed. plans which have been ` developed for the subject's proposed project call for a system of below grade retention pipes which will be located around the perimeter of the subject (east,, north and west sides) in a landscaped buffer zone. These pipes will collect run off and direct it to a retention pond in the northern point of the site. The retention plan as presented appears adequate to eliminate any problems which run off could cause to the project or surrounding properties. ENVIRO MEN'TAIt MPA.C2' A primary concerns in any zoning/use change of a tract of � land is will there be any negative effect on the environment of the area as a whole. This negative effect can occur through many ways such as noise pollution, air pollution, water pollution, etc. In analyzing the preliminary plans of the project and taking into account the surrounding properties it is concluded that there will be no adverse effect on the area's environment. The only potential effect which could have occurred would be due to run off and the drainage plan as previously outlined handles this potential problem and basically eliminates it. ge and Consultants 2 r - D T H 1_1 1 � � E. F = �. r- = -' r-i i� r- 1-4 F* FISCAL_ IMPACT This area of analysis needs to look at both the negative and Positive effect of the proposed project on the area as a whole from a financial stand point. As far as a negative impact it is felt that there will not be any, which can be attributed to the proposed project. Two residential townhouse projects which are located adjacent to the subject property will be screened with necessary landscaping from - the Project by a twenty-five foot buffer zone around the perimeter of the project and it is my opinion as a real estate appraiser that there will be no adverse effect on the value of these developments or any other surrounding properties which will be buffered and screened, too. WM Positively, the project will increase the tax base of Frederick County substantially with only requiring limited services from the County. Furthermore, the project will help provide numerous jobs within the County which Can only impact favorably on the County's economy as a whole. Blue Ridgl Real Estate Appraisers a SSUM�, MAC In Conclusion it is my opinion that the subject project will favorably impact on the Stephens City -Frederick County area. The Project will meet a need of providing quality office/retail space for the ever expanding area and will be a financial, asset. to Frederick County through an increase in the tax base and the creation of new employment opportunities. If you have any questions concerning this report, please do not If to contact me, DFM/kas Enclosures Sincerely, David F. Miller, CREA Appraiser ■ %a Blue Ridge Real Estate Appraisers and C'on.vultants 0 REQUEST FOR REZONING COMMENTS Doug Kiracofe, Frederick County Fire Marshall P.O. Bog 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Fire Marshall is located at 21 Court Square in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: �. W�y�N� RSS. ztt7- V(I�, V , Name of development and/or description of the request: of 1 Q 7-�3 Ac. -CMKA 2- Location: -1- $1 N tl a,vv ,, . Fire Marshall Comments: il Fire Marshall Signature & Date: $ S - Y (NOTICE TO FIRE MARSHALL - PLEASE RETURN ]IS FORM TO APPLICANT. ALSO, PLEASE NOTE IF FIRE COMPANY HAS BEEN CONTACTED.) I • W$ v.164 It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, and all other pertinent information. I REQUEST FOR REZONING COMMENTS Virginia Department of Transportation ATTN: William H. Bushman, Resident Engineer P.O. Box 278, Edinburg, Virginia 22824-0278 (703) 984-4133 The local office of the Transportation Department is located at 1550 Commerce Street, if you prefer to hand deliver this review form. Applicant's name, address and phone number: kSvtJ �703%gSS� �11z —801f1a2r5 �errHu;�(c Ala, 7-z26?1( t Name of development and/or description of the request: -RCz0ti,\NA A �J\ \ 019, 2�3 A-c,-Tcravv, Location: 7-77 av\9 (o 414C- Transportation Department Comments: No objections to rezaung of this propL-rty. Cam=ial enb:a�will have to be constnr-ted to allow for safe egress aryl ingress of the property. `I = lanes and curb aril gutter !DW b�- recXdrel along Routes 277 ar-d 641. Before m4d im final cammis gy office will =iit-e a caTplete set of const=ticn plans, detaiLkg entrance design and drainage features aril traffic flow data for review. VDOT Signature and Date: /J. � i�s•� ne (NOTICE TO VDOT - PLEASE RtTURN THIS FORM TO THE APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, and all other pertinent information. Ij 6-)Cl -,/I %D REQUEST FOR REZONING COMMENTS Virginia Department of Transportat on ATTN: William H. Bushman, Resident Engin P.O. Box 278, Edinburg, Virginia 22824-0278 (703) 984-4133 The local office of the Transportation Department is located at 1550 Commerce Street, if you prefer to hand deliver this review form. Applicant's name, address and phone number: �• w4.rNe- YV��So►J �703igSS- �I�z. -F3 `c�o'F &.2 Name of development and/or description of the request: -9CZ0tn'\2,a 4 - AA of Ia- 2L5 etc brow. RP -'a Q-CZ Location: I ox4h iA<,T CokV\C\<, o� RAC r7,-7-1 QHG (u 4I £AS-t c I-8l ►V��tt L�0.hn� cl� rj'�rDIneV1S Transportation Department Comments: No objections to rezaiirg of this prcperty. G=cial entra- _ will have to be calstnrted to allow for safe ea-ess and mess of the Ui n lames and curb and Qutter rrgv be required alaP, Routes 277 and 641. Before makim final camr=nts rrw office caTplete set of caistnrtion pla-Ls, detailing entrance desigp and drainage features and traffic flow data for review. VDOT Signature and Date: /J. XC_ (NOTICE TO VDOT - PLEASE RETURN THIS FORM TO THE APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, and all other pertinent information. 0 0 /)--)-o REQUEST FOR REZONING COMMENTS Frederick County Inspections Department ATTN: Kenneth L. Coffelt, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Inspections Department is located at 9 Court Square in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: RA, 3 t3o-� &z cs VA, zz6 L Name of development and/or description of the request: Q\tzov�kv%k A 'ta�g e` I`1 z�3 Ac, Location: �o\A�\ 'ask Go�cven off, and � o� Inspect. Signature & Date: (NOTICE TO INSPECTIONS - I E RETURN THIS FORM 7A APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, and all other pertinent information. 0 REQUEST FOR REZONING COMMENTS Frederick County Sanitation Authority ATTN: Wellington Jones, Engineer/Director P.O. Box 618, Winchester, Virginia 22601 (703) 665-5690 The Frederick County Sanitation Authority is located on the second floor of the Old Frederick County Courthouse in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: . WayAE VALMA 4703% 9SS- 2112._ J&`� Name of development and/or description of the request: 2- Location: �As4 Car -We - A, -7 6 41 - ZAS + � -fit IN P.� �i %(4u . Sanitation Authority Comments: SFwFA / S d V,4/G,001- f` 47- TeK� 141 TFf 5,F,C7ru4• o,c-y4 A,,.?- 77 4- 5 R 4*$1 /T /5 aN THE SOU T/,/ 5/.A� aF 4 277, W1 L� /S , l/,a/L.�L�L�' ey SR 6 41/ 4 R ' a -17, T/fEfi'f /5 ,' 1.2 y4/4F oni 54 S4/ .4' 1.2 o1v 7/,/,F' S© v 7W 5/D,or �41-"Ie /ry 4 K4 iL L,E Sanit. Signature & Date: (NOTICE TO SANITATION 7.,�F 7#F E RETURN THIS FORM TO APPLIC T.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, and all other pertinent information. 0 CONTENTS FOR REZONING APPLICATION D. Wayne Wilson (703)955-2112 Application Form Additional Adjacent Property Owners Combined Survey of Both Parcels Individual Survey Over -Head Photograph of Property Location Map with Adjacent Zoning Proposed Site Plan Tax Statement Copy of Deed Impact Statement Department Continent Sheet 1.Inspections 2.Sanitation 3.Transportation 4.Fire 0 COUNTY of FREDERICK I C. William Orndof, f, J►-. Treasurer 703/662-6611 To Whom It May Concern: Please be advised that taxes under the name of 551 lqp e— 5 f orc�- the following category/categories have been satisfied in the County of Frederick REAL ESTATE. Year Description PERSONAL PROPERTY Year 0 z / C . William Orndof, f , Jr. Frederick County Treasurer 1'.0. Box 225 - Winchester - Virollia - 22601 E 0 Q WA MANg1613N t JOHNSTON ATTCAIICT{ AT CAW ■IYLN(3TC�. VI101M1A I EKG 76Pc069 THIS QUIT -CLAIM DEED, made and dated this ,�Y/,day of �/ `-1� t e(a 14 -- . 1988, between ADELINE A. POPE and HERBERT M. POPE, her husband, MARIE H. ALBIN, Widow of Perry J. Albin, deceased, SUE A. SPITT_ER, daughter of Perry J. Albin, deceased, and JAMES W. SPITLER, her husband. GRACE AIBIN !TARRY, Widow, LOIS ALBIN VICKERY, Widow, ELOISE ALBIN CAMPBELL and CHARLES A. CAMPBELL_—JR., her husband, and NORA ALICE ALBIN BALL, Widow, parties of the first part, hereinafter called GRANTORS and C. WILLIAM STAPLES and NANCY B. STAPLES, divorced, parties of the second part, hereinafter called GRANTEES, WHEREAS, Adeline A. Pope, Perry J. Albin, Grace A. Harry, Nora Alice Hall, Lois A. Vickery and Eloise A. Campbell were all the children of Agnes P. Albin and R. E� Albin; and WHEREAS, Agnes P. Albin died intestate a resident of Frederick County, Virginia survived by her husband, R. E. Albin, and her six (6) children, namely, Adeline A. Pope, Perry J. Albin, Grace A. Harry, Nora Alice Hall, Lois A. Vickery and Eloise A. Campbell; and WHEREAS, R. E. Albin died testate September S. 1969 a resident of Frederick County. Virginia survived by his six (6) children, namely. Adeline A. Pope. Perry J. Albin. Grace A,' Harry, Nora Alice Hall, Lois A. Vickery and Eloise A. Campbell; and WHEREAS, of the six (6) children of R. E. Albin and Agnes P. Albin only Perry J. Albin is now deceased, such Perry J. Albin having died a resident of the City of Winchester, Virginia on November 18, 1971, survived.by his wife, Marie H. Albin and his only child, Sue A. Spitler, such two persons being the sole heirs at law of such Perry J. Albin and his only successors in interest to any of the property described herein; and 0 S--t 3 5KG76PG070 .. WHEREAS, by deed dated January 15, 1970 which is of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia in Deed Book 360, at Page 460, the Grantees herein purchased a certain lot and parcel of land lying and being situate in Opequon Magisterial District, Frederick County, Virginia, described as containing 8.50 acres, more or less, such property having been the same real estate conveyed by General Warranty Deed dated September 25, 1963 from Ray E. Albin to Lawrence Johnson, et ux, which is of record in such Clerk's Office in Deed Book 293, at Page 191; and WHEREAS, a question has arisen in the location of the boundary lines between the tract of land described as containing 9.651 acres on the plat of survey of Greenway Engineering and Surveying Company, Inc. dated July 7, 1986 (copy attached) and the 9.612 acre tract as shown on the plat of survey of H. Bruce Edens dated December 15, 1969 which is of record in such Clerk's Office in Deed Book 376, at Page 591; and WHEREAS, the parties hereto desire to confirm C. Williams Staples and Nancy B.. Staples as the owner of the tract of land containing 9.651 acres (such 9.651 acres being the same property conveyed to the Grantees herein by the aforesaid Degd dated January 15, 1970, which is of record in the aforesaid Clerk's Office in Deed Book 360, at Page 460) and they further desire to confirm Nora Alice Hall as the owner of the tract of land described as containing 9.612 acres. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00) cash in hand paid and other good and valuable consideration, the receipt of which is hereby acknow- ledged, the Grantors do hereby remise, release and forever sot, LJOHNSTON quit -claim, and by these presents do remie^, release and OrrtTS AT u• rtSTM forever quit -claim unto the Grantees, their heirs and assigns, all right and title whatsoever, both at law and in equity, in li -2 f • OKG7GPG233 ascertainable upon physical inspection of the premises or which would be shown by an accurate survey. CIVEN under our hands and seals the date first set forth above. OIL HEAT AND BURNER SERVICE, INCORPOR TED By J' �onald W. Stewart Presid(Mt 66PORATE SEAL ATTEST: F. Albert Robinso , Secretary :L"0MMONWEALTH OF VIRGINIA, COUNTY OF FREDERICK, to -wit: I, the undersigned, a Notary Public in and for the aforesaid jurisdiction, whose commission as such expires on . a the lad day of 19Lk, do hereby certify that Donald W. Stewart and F. Albert Robinson, whose names are signed to the foregoing document bearing date on the ),jf day of April 1988, respectively as Presi",.; nt and Secretary of Oil Heat and Burner Service, Incorporated, have signed and acknowledged the same before me in my aforesaid jurisdiction. GIVEN under my hand and seal this iA �_ day of April,; C:XREM&SOI.DOT J Z/" a S Notary Public ' ci V.1 VIRGINIA: FREDERICK COUNTY, SCT. This instrument of writin; Was prcduced to me on the L402— anal Lit^ o acl�nowlcdr�mc:rt th�rc;b ann2x2d vas ad:r.it,_d to record. Tax imposed by S:.. 56.54.1. of a ' and 53.54 have boen poid , if -4LCR�( 0 REQUEST FOR REZONING COMMENTS Doug Ri.racofe, Frederick County Fire Marshall P.O. Bog 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Fire Marshall is located at 21 Court Square in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: ASS , Zlty R�� 3 gad fort5 , R�2�rJ�(�e 1%zz&(( Name of development and/or description of the request: Au A- 0 I . Z �3 tnn R T t Jt� — 2. Location: F S4 co � Nc r c� z-7 � a td & q ( _ F Fire Marshall Comments: Fire Marshall Signature & Date: 4 S - (NOTICE TO FIRE MARSHALL - PLEASE RETURN THIS FORM O APPLICANT. ALSO, PLEASE NOTE IF FIRE COMPANY HAS BEEN CONTACTED.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, and all other pertinent information. REQUEST FOR REZONING COMMENTS Virginia Department of Transportation ATTN: William H. Bushman, Resident Engineer P.O. Box 278, Edinburg, Virginia 22824-0278 (703) 984-4133 The local office of the Transportation Department is located at 1550 Commerce Street, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Name of development and/or description of the request: Tr-Z0V'\V\a 0, -�Aul o-E (Q..7-cs AC- -cry ,, 'RP +b Q"0- Location: Transportation Department Comments: No objections to =m g of this party. GmuErcial entrance will have to be constncted to allay for safe ep:ess argil iigress of the g-cp -W. M= lanes arrl curb aryl gutter rrray be alarm Rcutes 277 and 641. Before malam final coirrEnts W.office will rQ2Am a carplete set of constnctien plus, detailing enb:zarm design " dmiriage features aryl traffic flora data for rariew. VDOT Signature and Date: (NOTICE TO VDOT - PLEASE RRTURN THIS FORM TO THE APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, and all other pertinent information. REQUEST FOR REZONING COMMENTS Frederick County Inspections Department ATTN: Kenneth L. Coffelt, Director P.O. Box 601, Winchester, Virginia 22601 (703) 665-5651 The Frederick County Inspections Department is located at 9 Court Square in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Vt-soy, 03RS'S- 2((Z Name of development and/or description of the request: Rczovk�n a '��-i�l .( l`1, z&3 tic, -frown t� P to 3- z Location: �o�� �'�-� cor,�, off, RA, a,I aids - ��z� o� In / i l I-) P / V 1 L7 ('X 4P 0-� _/ir I r 1 t h 1, T/ HP ✓/ L'&i/ Inspect. Signature & Date: (NOTICE TO INSPECTIONS - F r� - vi rxl : \,' E RETURN THIS FORM NOTICE TO APPLICANT APPLICANT.) It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, and all.,other pertinent information. B ---, 3 REQUEST FOR REZONING COMMENTS Frederick County Sanitation Authority ATTN: Wellington Jones, Engineer/Director P.O. Box 618, Winchester, Virginia 22601 (703) 665-5690 The Frederick County Sanitation Authority is located on the second floor of the Old Frederick County Courthouse in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: Name of development and/or description of the request: 1�C 2,o tAi MG a - 6-W rA• ;Z/ 3 AC, -Co wA F - z Location: BOA �As� CarKeV- n� Ekt �-7� uv�d Ce 4(- ZAs+ 3 I �} 'Ti (A's u . Sanitation Authority Comments: SFwEfi ! S ASV,¢/G,Q'BL� 4T T,K 141 T�i� S.FG1Yuti o.� ✓4 & .277 � S of Gy/. /T!N ZF7S T/ W.4 7," /S 5".4 6 4/ RT 277. Ti�/9,F /S /.2 Sip 6f�/ �.4' 1.2 one T/,�F S v v Ty Sanit. Signature & Date: (NOTICE TO SANITATIONi] 77. 7A,CA,E= /S wele !mil/ �045-;2 9 d') EASE RETURN THIS FORM TO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, and all other pertinent information. f i . Sever rind Water t i'x. S,y`f•Y �, fl .. LJ .A�}•r. 1..-, �..♦ i :1 �.'.1 ii., � � ..- _�:. - - I . C i t f '- e: -: I � i � I ) `_ `-� i I :.;! t t � ' . � : � r t. n •. .r _ _ - : LiY. . . n : • r : r `ill ,� � 1 ' f ( _7 r i I 1 f. f l r-., �_ i I f • i f . 1 '•_ � ! ' .._ ' -i` !i.. "t)+",r" �:W;ic.'*•< f !.' ! ltp. , i` .I. ,1 �'! c:..Jt: __�, ,:. r L•. f 1. i `l�: �..�, r7-? ,�f ! j;>. � t• �. .Gt_;'t±t r L ., et }..,[•+� •, � , 1,,.,i .. ,..,;j.�r,�r.;r,�.11i. o!7f,t1'�'J�, ti:l E' .. .: .h.' '.(•. . "W:li: �; - �71,-. r•�: ,�.�'`'_- d!.Ci <lS:51i-'ice. T H 1-1 - = F' _ ��. r- = -' r-� h F' _ 1 1 glue Aid ye ..Appraisal Company 1107 N AU'GUSTA STREET, P.O. BOX 1422, STAUNTON, VIRGINIA 2"01 (71),1l8z4W;209 - - DAM) R HICKI Y. 1AMES M. WOODS. DAVIr) P MILLER APPRAISFRS APPRAISERS June 23, 1989 Mr. David L. Wilson Prism Group, Inc. 1141 Curtis Street Alexandria, Virginia 22308 RE: Impact Study on Proposed Office/Retail Complex to be Located at the Intersection of Route 277 and Route 641, Stephens City, Virginia Dear Mr. Wilson: Pursuant to your request for an Impact Study on the proposed office/retail complex which you are in the process of requesting a zoning change for. I have taken into Consideration all pertinent factors involving the project and its effect on the surrounding area. The following information will hopefully meet your needs. LOCATION In all real estate whether residential or commercial a major influence is location. The subject property is located at the northeast quadrant of the intersection of Route 277 and Route 641 in Frederick County, Virginia just east of Stephens City. The Stephens City area has been experiencing some of the most rapid growth in the Frederick County area over the past several years. This growth has varied with both residential and Commercial development though residential growth has for out paced the commercial growth. Due to the tremendous development of residential properties in the area there is a need for office and retail space in order to provide convenient services to present and future residents of the area. The 19.2 acres of the subject tract appears to be adequately located as a start in meeting these needs. The tract's location on two state maintained roadways allows for easy ingress and egress to the property. Recently, a small neighborhood shopping center was located in the southwestern quadrant of Route 277 and Route 641 and due to this a certain amount of roadwork was done at the intersection including a traffic light. The roadwork and light have a direct benefit to the subject tract in relation to ingress and egress. Overall, it is concluded that the subject tract is well located and that the rezoning when approved would go towards meeting a need of the citizens of the Stephens City area. Real Estate Apnraiwrs and Consultants f3 -- I S THU F' _ 1 i TRAFFIC_ XMPACT I As stated earlier in this report the subject is located at the intersection of two roadways. Currently, Route 277 is being utilized as a commuter roadway by residents in the area. Route 277 also connects Interstate 81 which is located at Stephens City with several major roadways east of the subject's area which are corridors leading into the Metropolitan Washington D. C. area and as such there is some through traffic. It should be noted that the use of Route 277 as a connection has decreased in the past several years with the opening of Interstate 66 south of Stephens City. Route 641 which runs along the western boundary of the subject tract is primarily a roadway which is used as a feeder into various residential subdivisions in the area. y I Since, the proposed office/retail complex for the subject tract is targeted to provide needed services for the residents in the area, it is concluded that any increase in traffic would be nominal since the subject roadways are currently being utilized by the same users which are being targeted. WATER/SEWEII TMPACT Necessary for any project such as the proposed office/retail complex is the availability of water and sewer services, -In y i talking to Mr. John Whitacre of the Frederick -Winchester Service Authority it was found that both water and sewer are available to the subject site. Mr. Whitacre further stated that there was adequate water to service the project at this time though sewer service will have to be delayed until the Parkins Mill Waste Water Treatment Plant goes on line. The plant is scheduled to go i on line in August 1989 and as such should not effect the subject project. Effect on capacity is another matter that must be discussed. The subject project will be a low user of both water and sewer due to the nature of project and as such will not adversely I impact on either system. .r I Blue Ridge Real Estate Appraisers and Consultants 2 T - _ '_, T H I_I y _ 4 _ F' G F' . 4-y 2 I -1 DRATNAG�E IMPACT In the development of a tract such as the subject run off is a problem that must be addressed. Plans which have been developed for the subject's proposed project call for a system of below grade retention pipes which will be located around the perimeter of the subject (east, north and west sides) in a landscaped buffer zone, These pipes will collect run off and direct it to a retention pond in the northern point of the site. The retention plan as presented appears adequate to eliminate any problems which run off could cause to the project or surrounding properties. EN'VIRONMNNTAL MT PA.CI' A primary concern in any zoning/use change of a tract of land is will there be any negative effect on the environment of the area as a whole. This negative effect can occur through many ways such as noise pollution, air pollution, water pollution, etc. In analyzing the preliminary plans of the project and taking into account the surrounding properties it is concluded that there will be no adverse effect on the area's environment. The only potential effect which could have occurred would be due to run off and the drainage plan as previously outlined handles this potential problem and basically eliminates it. I Blue Ridge Real Estate Appralsers and Consultants __� 2 r - - T H I_I � 4 r. F' - ��. r- _ �� r G r- t� � � P r y FISCAL IMPACT' This area of analysis needs to look at both the negative and positive effect of the proposed project on the area as a whole from a financial stand point. _ As far as a negative impact it is felt that there will not be any, which can be attributed to the proposed project. Two residential townhouse projects which are located adjacent to the subject property will be screened with necessary landscaping from the project by a twenty-five foot buffer zone around the perimeter of the project and it is my opinion as a real estate appraiser that there will be no adverse effect on the value of these developments or any other surrounding properties which will be buffered and screened, too. Positively, the project will increase the tax base of Frederick County substantially with only requiring limited ' services from the County, Furthermore, the project will help provide numerous jobs within the County which Can only impact favorably on the County's economy as a whole, Blue Ridge Real Estate Appraisers and Consultants 2 r - 9 T H I_I y r F' P 0 4 suM-Y In conclusion it is my opinion that the subject project will favorably impact on the Stephens City -Frederick County area. The project will meet a need of providing quality office/retail space for the ever expanding area and will be a financial asset to Frederick County through an increase in the tax base and the creation of new employment opportunities. If you have any questions concerning this report, please do not hesitate to contact me, Sincerely, navid F. Miller, CREA Appraiser DFM/kas Enclosures Blue Ridge Real Eslaie Appraisers and Consultants