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HomeMy WebLinkAbout011-04 Adams Development Group - 59.708 From RA to B3 - Stonewall - Backfilewa O N CLC am o N �, N N y N � p�(n� 0 c •� co ` c m O C Z v W C Pml o RECEIVED FRO �1i'TAi� To • AMT OF ACCOUNT I CASH I AMT. PAID �� CHECK BALANCE DUE I MONEY ORDER BY NO. 3104 y-, Vk2Zbz5 $ !!50 � 11_ DA1 r , NO. 10 4 RECEIVED FROM ADDRESS T t1 i DOLLARS $ FOR US CASHI 4--CHECK 7QUE I MONEY ORDER V-f BY _�' l oo• k V O 0) co La o o m j�' N d O>r" ¢ o C Y L � U �Y N Lo a) L ._ C Lo N Z U (D C_ r O O CD I1 LL n 'o DATE � � 04 RECEIVED FROM t ADDRESS FOR AMT. OF ACCOUNT I AMT PAID W<J •—BALANCE 7o,,,� DUE BY �C1� NO. 3109. f) S S,! ��— m 0 m m � a i a LL DATE NO. 3109 RECEIVED FROM ADDRESS DOLLARS 1{ FOR ---------,L 7-7- 7m. BY _ � i REZONING TRACKING SHRT Check List: Application Form Proffer Statement Impact Analysis Adjoiner List Fee & Sign Deposit Deed Plat/Survey Taxes Paid Statement Impact Model Run DATE, © Application received/file opened P a Reference manual updated/number assigned o D-base updated o Copy of adjoiner list given to staff member for verification Four sets of adjoiner labels ordered from data processing (� One 81/7" x 11" black and white location map ordered from Mapping 7 .2L 0 File given to office manager to update Application Action Summary U - PC public hearing date ACTION: 6"a", �f BOS public hearing date ACTION: '� - - - Signedcopy of resolution for amendmentof ordinance, with conditions proffered -- [if applicable], received from County Administrator's office and given to office manager for placement in the Proffers Notebook. (Note: If rezoning has no proffers, resolution goes in Amendments Without Proffers Notebook.) D Action letter mailed to applicant 0 Reference manual and D-base updated 9 t )O- O `I V"'" File given to office manager to update Application Action Summary (final action) `? • I � 0`1 dW File given to Mapping/GIS to update zoning map Zoning map amended WO U \Carol\Common\trackmg. ru Revised 05/09/07 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 September 9, 2004 Mr. Evan Wyatt 151 Windy Hill Lane Winchester, VA 22602 RE: REZONING 411-04, ADAMS DEVELOPMENT GROUP Dear Evan: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of September 8, 2004. The above -referenced application was approved to rezone 59.708 acres from RA (Rural Areas) District to B3 (Industrial Transition) District. The subject property is located in the Stephenson Community, fronting the west side of Martinsburg Pike (Route 11), opposite the intersection with Stephenson Road (Route 664), and is identified with Property Identification Number 44-A-75, in the Stonewall Magistet ial District. The proffer that was approved as a part of this rezoning application is unique to this property and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, J,�� T - &&�_ Susan K. Eddy Senior Plarnner SKE/bad cc: Adams Development Group, Inc., HC 34, Box 30, Bloomery, WV 26817 ,/rynda J. Tyler, Board of Supervisors, Stonewall District /John Light, Stonewall District Planning Commissioner mane Anderson, Real Estate commissioner of Revenue em: _�6lnarles S. DeHaven, Jr., Stonewall District Planning Commissioner 107 North Kent Street • Winchester, Virginia 22601-5000 0 a REZONING APPLICATION #11-04 ADAMS DEVELOPMENT GROUP Staff Report for the Board of Supervisors Meeting Prepared: August 27, 2004 Staff Contact: Susan K. Eddy, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 08/18/04 Recommended Approval Board of Supervisors: 09/08/04 Pendi-Hg- PROPOSAL: To rezone 59.708 acres from RA (Rural Areas) District to 133 (Industrial Transition) District. LOCATION: The property is located in the Stephenson Community, fronting the west side of Martinsburg Pike (Route 11), opposite the intersection with Stephenson Road (Route 664). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER(S): 44-A-75 PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Agricultural, undeveloped ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) District South: MHl (Mobile Home Community) District & M1 (Light Industrial) District East: RA (Rural Areas) District & 133 (Industrial Transition) District West: RA (Rural Areas) District Use: Residential Use: Residential Residential Use: Residential Industrial Use: Agricultural, Residential & Public Facility PROPOSED USES: Office, office/warehouse, warehouse, and self-service storage REZ # 11-04, Adams Development Group Page 2 August 27, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have a measurable impact on Route 11. This route is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Adams Development Group Rezoning Application dated June 21, 2004 addresses transportation concerns associated with this request. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshal: "Fire Lane No Parking" markings and signage required at all curbage not delineated as parking, all fire hydrants, fire department connections and all normal and emergency access points to the structure. Water supplies for firefighting shall meet the requirements of Frederick County Code section 90-4, for commercial properties. Plan approval recommended. Frederick -Winchester Service Authority: No comments. Public Works Department: 1) Refer to the wetlands discussion site suitability. The discussion indicates that there are no wetlands depicted by the National Wetlands Inventory Map for the subject site. However, our site visit revealed that there are several spring fed streams along the southern property boundary. It is apparent that there are wetlands associated with these streams. Therefore, we suggest that a wetlands delineation study be prepared for this site to insure that the development can properly address this issue. 2) Under site drainage, the design of stormwater management facility should be implemented in a manner that will avoid any disturbance of the existing streams and associated wetlands. Also, consideration should be given to the use of oil separators or BMP facilities to minimize the impact of stormwater runoff from parking areas on the spring fed streams. 3) Under solid waste disposal, the comparison of a yearly disposal rate at build -out to the maximum landfill capacity is not a realistic or valid comparison. The proposed build -out disposal rate represents an approximate 16 percent increase in our yearly disposal at the landfill. This increase is relatively significant considering our average increase of all combined development in Frederick, Clarke and the City of Winchester has been approximately 3.5 percent per year. Planning Staff Connnenl: At the August 18, 2004 Planning Commission meeting, concern was expressed over the applicant's description of wetlands on the site as included in the inymcl analysis statement. The applicant revised the text oflhe impacl statement to address these concerns. The revised impact statement dated August 27, 2004, (A. Suitability of the Site) no1v states: it is anlicil)aled that the vvet iveather slreain will be determined to be a regulaled vvaterivay by the U.S. Army Corps of Engineers. Ther(fiore, a wetlands analysis will be 'submllled in conjunction it)ilh the master development plan,for the subject property to ensure that wetlands al-e identified and impacts are adequately iniligaled. The revised impact statement dated August 27, 2004, (F. Site Drainage) note states: the design of the storinivater inanagemenl facility will be implemented in a manner that ivill 9 0 REZ #1 1-04, Adams Development Group Page 3 August 27, 2004 avoid any disturbance of the existing stream and any associated wetlands. Consideration will be given to the use of oil separators or BMP facilities to minimize the impact from parking areas. The revised proffer statement dated August 19, 2004, also adds a proffer (K Stormwater Quality Measures) that all commercial site plans are designed to implement best management practices (BMP) to promote stormr-vater quality measures. Planning Staff Comment: At the August 18, 2004 Planning Commission meeting, concern was expressed over the applicant's description of solid waste disposal as included in the impact analysis statement. The applicant revised the text of the impact statement to address these concerns. The revised impact statement dated August 27, 2004, (G. Solid Waste Disposal) noiv slates: the annual solid waste generation from this project is estimated to be 2,600 tons. This represents a 1.3% increase in the solid ivaste received by the Municipal Solid Waste area of the Regional Landfill, Which currently averages 200, 000 tons per year. Sanitation Authority: No comment. Historic Resources Advisory Board: The Frederick County Historic Resources Advisory Board (HRAB) considered this rezoning proposal during their meeting of May 18, 2004. The HRAB reviewed information associated with the Frederick County Rural Landmarks Survey Report as well as information provided by the applicant. The Rural Landmarks Survey Report for Frederick County identifies one historic structure, Kenilworth, within the immediate area around the 59.71 acre subject parcel. Kenilworth is identified by the survey as being potentially significant. It is the intent of the applicant to rezone this property to the B3 (Industrial Transition) Zoning District and construct a self - storage, office and warehouses. The HRAB expressed great concern over the type of uses being proposed so close to Kenilworth. They felt that these uses were inappropriate and would destroy the viewsheds of Kenilworth and Martinsburg Pike. If this property is developed as a B3 use, the HRAB suggests the following be considered to mitigate impacts on the historic resources: 1) Types of Uses: The applicant should realize that Kenilworth is a key structure of Stephenson, and very significant to the surrounding area. The HRAB felt that the uses being proposed with this application (self -storage and warehouses) were inappropriate and insensitive to the surrounding area. It was recommended that a use that would better fit into the surrounding should be considered. 2) Screening and Setbacks: Intensive screening to hide this proposed development from Kenilworth and Martinsburg Pike is highly recommended along with additional setbacks off of Martinsburg Pike. 2a) Architecture: Commercial buildings on this site should blend in and compliment the architecture used with Kenilworth. 2b) Viewsheds: It was recommended that the viewsheds of Kenilworth and Martinsburg Pike not be impacted by this application. Efforts should be taken to make this area look "less industrial". County Attorney: Proper legal form. Does not appear any legal issues. PlanninI & Zoninj4: 1) Site History The- original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) depicts the zoning of the subject parcel as A-2 (Agricultural General) District. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon 0 0 RGZ #1 1-04, Adams Development Group Page 4 August 27, 2004 adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The entire 59.71-acre site is presently zoned RA (Rural Areas) District. 2) Comprehensive Polices The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1 f Land Use The subject parcel exists in a mixed land use area of Frederick County. APAC Virginia is located on the east side of Martinsburg Pike (Route 11 N); Easy Living Mobile Home Park is located to the south; the 1-81 rest stop is located on the other side of I-81 to the west; and several existing residences and the historic Kenilworth property are located to the north. The subject parcel comprising this rezoning request is located within the boundaries of the Northeast Land Use Plan (NELUP), and is located wholly within the Sewer and Water Service Area (SWSA). The NELUP envisions the area of the subject parcel as future business use. Retail, service, and office land uses are envisioned along the Martinsburg Pike Corridor, and industrial uses are proposed adjacent to railroads. The proposal to rezone the 59.71-acre site to B3 (Industrial Transition) District, with the proffered GDP, is generally consistent with this land use plan. The GDP illustrates offices along Martinsburg Pike (Route 11), self-service storage and office/warehouses uses in the center of the parcel, and warehousing in the rear beside the existing railroad. [Comprehensive Policy Plan, page 6-34 through 6-38.5] Transportation/Corridor Design Standards The parcel comprising this rezoning application has frontage along Martinsburg Pike (Route 11 N). This roadway is classified as a major collector road and is a business corridor. Along business corridors, the Comprehensive Policy Plan calls for landscape buffers between the road and parking facilities to promote a more pleasant enviromlent. A reduced number of entrances to minimize traffic congestion, a bicycle trail, appropriate building materials, compatible uses, and less visual clutter from signs are other corridor design standards encouraged by the Comprehensive Policy Plan. [Comprehensive Policy Plan, page 6-72] Planning Staff Comn2ent: At the August 18, 2004 Planning Commission meeting, slcrff noted that the applicant had not proffered either enhanced landscaping or a bi ffer along Martinsburg Pike (Route 11 N). Such features have been proffered by numerous other rezonings along Martinsburg Pike (Rozrte 11 N). The revised proffer statement doled August 19, 2004, adds a new proffer (G. Corridor Appearance Enhancements), which provides a landscape strip along the Martinsburg Pike (Route 11 N) corridor that includes a lovi,-level berm, shrubs and deciduous floivering trees. 0 0 REZ #I 1-04, Adams Development Group Page 5 August 27, 2004 3) Site Suitability/Environment The applicant's Impact Analysis Statement indicates that there are no areas of flood plains, wetlands, steep slopes, or woodlands on the subject property. However, a natural waterway exists along the southeast property line, and there may be some areas of wetlands associated with it. Demonstration that all enviromnental features will be protected in accordance with local and state regulations is required during the master development plan and site plan processes. The General Soil Map of the Soil Survey of Frederick County, Vir ig ilia indicates that a variety of soil types exists on the 59.71-acre site. These soil types include the following: Frederick- Poplimento Loams 2-7% slopes, Massanetta Loam 0-4% slopes, Frederick- Pop Iimento Loams very rocky 7-15% slopes, and Carbo-Oakley rock outcrop complex 2-15% slopes. The former two soil types are classified as prime farmland. The management of individual soil characteristics must be demonstrated through the site engineering process associated with subsequent development applications for the proposed project. [Soil Survey of Frederick CoamtyJ 4) Potential Impacts A. Transportation As noted in the applicant's Impact Analysis Statement, a traffic impact study of the proposed rezoning was performed with this rezoning application. This study utilized the Institute of Transportation Engineers (ITD) Trip Generation Manual for determining the maximum traffic intensities for the proffered land uses. These proffered land uses include 40,000 square feet of office, 156,875 square feet of warehouse/office, 492,500 square feet of warehouse, and 146,200 square feet of self-service storage. A combined increase of4,603 VPD is projected for development of the 59.71-acre site under the proffered development pattern. The 2002 VDOT Daily Volume Jurisdictional Report 34 indicates that there are currently 6,300 VPD along the portion of Martinsburg Pike (Route 1 1 N) which fronts the subject property. Based on the proposed maximum traffic intensities, there would be an increase in traffic on Martinsburg Pike (Route I I N) by 73.1 % as a result of this rezoning. The segment of Martinsburg Pike (Route I 1 N) serving the subject parcel is comprised of two travel lanes and a center turn lane. The applicants have proffered that access to the property will occur through a single shared commercial entrance. Other transportation related proffers include the installation of a right -turn deceleration lane and additional r-o-w dedication for possible future widening. In addition, the applicants have agreed to contribute towards the cost of signalization improvements in the area of Interstate 81 and Exit 321 to mitigate off -site transportation related impacts. VDOT Comment: VDOT has commented that they are satisfied With the transporlation proffers offered by this rezoning application. 0 0 Rezoning 91 1-04, Adams Development Group Page 6 August 27, 2004 B. Sewer and Water The Frederick County Sanitation Authority (FCSA) is authorized to serve the subject site with public water and sewer due to its location within the SWSA. The FCSA is the agency responsible for the operation and maintenance of the public water and sewer system to include the Global Chemstone Quarry and the Opequon Waste Water Treatment Plant. The FCSA has chosen to offer no comment concerning the impacts of the proposed rezoning. At maximum possible build -out, the applicant projects that the proposed commercial area will consume approximately 59,710 gallons per day (GPD) of water and generate an average daily sewage flow of 29,855 GPD. An existing 20" water main running parallel with the Winchester and Western Railroad, and a 10" water line running parallel with Martinsburg Pike (Route 11 N) are located on the property. The applicant has also noted that an 8" sanitary sewer force main is adjacent to the railroad. The applicant indicates that the Opequon Waste Water Treatment Plant and the Global Chemstone Quarry, in combination with other water sources, possesses adequate capacity to accommodate the sewage flow and water demand projected with this proposal. C. Historic Resources As noted in the comments by the Historic Resources Advisory Board, the Kenilworth structure is identified as a potentially significant historical structure and is potentially eligible for the state and national register of historic places. A portion of the property is also located within the core area of the Second Winchester Civil War Battlefield, according to the Study of Civil War Sites In the Shenandoah Valley of Virginia, by the U.S. Department of Interior. This area is identified as having retained its historical integrity. 5) Revised Proffer Statement - Dated August 19, 2004 A) General Development Plan. The applicant has proffered to develop the subject property in substantial conformance with the GDP. The GDP demonstrates a single shared commercial entrance and the layout of the proposed land uses. B) Permitted Uses. The proffer statement indicates that only office, office/warehouse, warehouse, and self-service storage land uses will be permitted on the property should the rezoning be approved. Furthermore, a maximum square feet is proffered for each of the four proffered land uses. C) Transportation. Transportation proffers include the restriction of more than one commercial entrance off of Martinsburg Pike (Route 11 N), construction of a right -turn deceleration lane, contribution of 20' of additional right-of-way to VDOT for future possible road improvements, and agreement to contribute towards the cost of off -site signalization in the area of hlterstate 81 and Exit 321. 0 0 Rezoning #11-04, Adams Development Group Page 7 August 27, 2004 D) Outdoor Storage Buffer. The applicant proffers to preserve a continuous strip of existing vegetation on the west side of the Winchester and Western Railroad for screening purposes. Planning Staff Comment: A Category C Zoning Buffer is required along the property line which adjoins the Easy Living Mobile Home Community (MHI District). The Planning Commission agreed, at its August 18, 2004meeting that 50' woodland strip may be used to meet the screening requirements of this zoning buffer. However, a minimum of I00' buffer area (75' inactive and 25' active) would still be required by the Zoning Ordinance, and is shown on the proffered GDP. E) North Buffer. The applicants have proffered to utilize the 6' high berm opaque screening option along the north property line. F) South Buffer. The applicants have proffered to utilize the 6' tall fence as the opaque screening option along the south property line. G) Corridor Appearance Enhancements. The applicant has proffered landscape enhancements along Martinsburg Pike (Route 11 N) to include a 20' wide green strip, a low-level earth berm, low-lying shrubs and a single row of deciduous flowering trees. H) Stormwater Quality Measures. The applicant has proffered that all corrunercial site plans will be designed to implement best management practices (BMP) to promote stormwater quality measures. I) Monetary Contribution. A monetary contribution of $8,355.00 is offered by the applicant for the purpose of impact mitigation for Frederick County Fire and Rescue Services. STAFF CONCLUSIONS FOR 08/18/04 PLANNING COMMISSION MEETING: This application is a request to rezone 59.708 acres from the RA (Rural Areas) District to the 133 (Industrial Transition) District. It is proffered that only offices, office/warehouses, self-service storage, and warehousing land uses will be permitted on the subject property. The 2003 Comprehensive Policy Plan articulates the planned land use of the subject parcel through the policies of the Northeast Land Use Plan (NELUP). This land use plan designates the subject parcel for business land uses. As described in this staff report, the development program proposed through the requested rezoning is generally consistent with the adopted land use policies of the Comprehensive Policy Plan. However, further consideration of enhanced design features is encouraged. PLANNING COMMISSION SUMMARY & ACTION OF THE 08/18/04 MEETING: The applicant's representative stated their intentions to add two additional items to their proffer statement and, pending acceptance of those additions by the Planning Commission, would modify the proffer statement before the Board of Supervisors' consideration of the pending rezoning. First, the • 0 Rezoning #1 1-04, Adams Development Group Page 8 August 27, 2004 inclusion of a stipulation that all commercial site plans be required to use best management practices for storm water management quality; this narrative will be placed on the commercial site plans and will specify the party responsible for maintenance of those facilities. Second, the inclusion of enhanced design features along Martinsburg Pike (Rt. 11) as follows: designation of an additional 20-foot green strip on the other side of the 20-foot dedicated right-of-way strip, with installation of a two -foot high earthen berm, low-level landscaping on the berm, and deciduous flowering trees spaced on 30-foot centers along Martinsburg Pike (Rt. 11) frontage. The applicant's representative also stated their intentions to use an area along the railroad tracks for outdoor storage; a request was made to allow the use of an existing 50-foot woodlands strip as the ordinance -required buffer for the outdoor storage area. The applicant also indicated how he would address wetlands issues during the master development plan and site plan stages. One citizen, an adjoining property owner at the southeast corner of the Adams' property, was seeking clarification on what the applicant would be installing next to his property with regards to any berms, fencing, or landscaping. I-Ie was concerned that any redirection of water run-off may impact his property. A member of the Commission restated the concerns of the Historic Resources Advisory Board regarding protection of the viewshed for the historic Kenilworth property and the core area of the Second Winchester Civil War Battlefield. Members of the Commission were concerned about the increased traffic impacts to Martinsburg Pike (Rt. 11), especially considering the cumulative effect on Route 11 from the West Virginia line to Stephenson, due to the large residential subdivision taking place in Berkeley County, West Virginia. They inquired if trip generation requirements were considered for the site plan stage of development. The applicant's representative noted that worst -case scenario trip generation figures, using maximum square footage, were used for the traffic study and it was their opinion that actual counts would be less than what was projected. The applicant's representative added that they anticipated VDOT's widening of Martinsburg Pike (Rt. 11), which is why they included the dedicated right-of-way, the access management control, and their participation in acquisition of a traffic signal. Members of the Commission believed that areas of B3 Zoning were needed in the County and although there were concerns about the traffic impacts to Martinsburg Pike, the Commission voted unanimously to recommend approval of the rezoning with the additional two proffers offered by the applicant; specifically, the inclusion of a stipulation that all commercial site plans be required to use best management practices for storm water management quality and the inclusion of enhanced design features along Martinsburg Pike (Rt. 11) as stated above. Additionally, the request to allow the use of an existing 50-foot woodlands strip as the ordinance -required buffer for the outdoor storage area was also recommended for approval. (Note: Commissioners Triplett and Kriz were absent from the meeting.) Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Snpei-j,isot-s. N m \ N M Li L3 a �1 IL W Ca 0 Z H Z Z Q J (L O U Gl W (Y W 1.0 m m �o u0 Lo LD m "Cr un cm v v m m N e--1 V m OUTPUT MODULE APPLICANT: Adams Net Fiscal Impact (.AND USE TYPE 03 Cods of Impact Credit Credits to be Taken for Future Taxes Paid (NPV) Total Potential Adjustment For ) REAL EST VAL $57,926,240 Required (entered in Cur. Budget Cur_ Budge( Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per FIRE & RESCUE = 1 Capital Facilities col sum only) Oper Cap Equip Expand/Debt S. Taxes. Other (Unadiustedl Cost Balance Facilities Impact Dwelling Unil Fire and Rescue Department $301,626 $0 $0 $301,626 #DIV/0! Elementary Schools $0 Middle Schools 30 $0 $0 So $0 so #DIV/01 High Schools $0 _ Parks and Recreation so $0 $0 $0 $0 Public Library s0 $0 $0 $0 $0 #DIV/0! SherffFs offices $0 $14,887 $0 $0 $14,887 $14,887 $0 401V/01 Administration Building $0 $o $0 $0 $0 #DIV/0! Other Pdiscellaneous Facilities $0 $35,697 $39,411 $75.108 $75,108 $0 #DIV/01 SUBTOTAL $301,626 $50.594 $39,411 LESS: NET FISCAL IMPACT $5,868,823 $0 $89.996 $5,86B,823 $89,996 $5,868,823 $211,631 68123 #DIV/W NET CAP. FACILITIES IMPACT alwol16 Nf01 Ij I INDEX: 1.0" If Cap. Equip Included 1.0 INDEX: -1 Jr it Rev -Cost Bal. '`0.0" if Ratio to Co Avg: 0.0 Rev -Cost Sal = 1.000 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg 1.342 METHODOLOGY: 1. Capital faci0ties requirements are input to the first column as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations is input in row total of second column (zero irnegative); included are the one-time taxestfaes for one year only at full value. i 3. NPV of future open cap equip taxes paid in third column as calculated in fiscal Impacts. 4. NPV of future capital experWiture lazes paid in fourth col as calculated In fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as ) calculated for each new facility. 6. Columns three through frve are added as poten0al credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, oras ratio to avg. for all residential development). ) NOTE: Proffer calculations do not Inciude include interest because they are cash payments up front. Credits do induda fnterest if the projects are debt financed. NOTES: Model Run Date 04/19/04 CMAI T Project Description: Assumes 795,575 square feet of warehouse uses (includes 39.200 square feet of flex tech) and 40,000 square feet of of ice uses on 59.71 acros zoned 83 District (PIN 44-A-75) Due to changing conditions associated with development in the County. the results of this Output Module may not be valid beyond a period of 90 days from the model run date. Michael Dr 4 A 75A Orndoff 44 A 76A 44 A 76B Mullins Conard 44 A 76B Wilder 11 N. 4 A �sD 44 A 89 44 A 75 APAC The Adams Development Group 44 A 70 44 A 89 5 Grim Franklin 44 A 7 Demorest 44 1 D y 4 Payne 44 A 73 ��rh White d�Gei aye asf REZ# 11 - 04 Adams Development Group (44 - A - 75) 0 1 2 4 6 8 ��77 Miles MWI 0 0 AMENDMENT Action: PLANNING COMMISSION: August 18, 2004 - Recommended Approval BOARD OF SUPERVISORS: September 8, 2004 ❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING # 11-04 OF ADAMS DEVELOPMENT GROUP WHEREAS, Rezoning #11-04 of Adams Development Group, submitted by Greenway Engineering, to rezone 59.708 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District. The subject property is located in the Stephenson Community, fronting the west side of Martinsburg Pike (Route 11), opposite the intersection with Stephenson Road (Route 664), and is identified by Property Identification Number 44-A-75 in the Stonewall Magisterial District; and WHEREAS, the Planning Commission held a public hearing on this rezoning on August 18, 2004; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on September 8, 2004; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 59.708 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes 420-04 0 0 This ordinance shall be in effect on the date of adoption. Passed this 8th day of September, 2004 by the following recorded vote: Richard C. Shickle, Chairman Barbara E. Van Osten Gina A. Forrester Lynda J. Tyler PDRes 1120-04 Gary Dove Bill M. Ewing A COPY ATTEST John R. Riley, Jr. Frederick County Administrator REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff. Zoning Amendment Number Date Received 3 lo PC Hearing Date t v BOS Hearing Date D The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Greenway Engineerins Address: 1.51 Windy Hill Lane Winchester, VA 22602 2. Property Owner (if different than above) Name: Adams Development Group, Inc. Attn.: Robert Adams Address: HC 34 Box 30 Bloomery, WV 26817 3. Contact person if other than above Name: l;van A. Wyatt, AICP Telephone: (540) 662-4185 Telephone: (540) 539-3599 Telephone: (540) 662-4185 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments X Plat X Fees X Deed to property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X • E 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. 6. Please list below all owners or parties in interest of the land to be rezoned: Adams Development Group, Inc. A) Current Use of the Property: Agricultural, undeveloped (59.71 acres) B) Proposed Use of the Property: Industrial transition uses 7. Adjoining Property: Please see attached PARCEL ID NUMBER USE 44-A-2 Residential 44-A-3 Residential 44-A-60 Residential 44-A-61 Residential 44-A-62 Residential 44-A-63 Institutional, church 44-A-64 Institutional, church 44-A-70 Residential 44-A-71 Residential 44-A-72 Residential 44-A-74 Residential 44-A-75A Residential 44-A-76 Residential 44-A-76A Residential 44-A-76B Residential 44-A-76C Residential 44-A-76D Residential 44-A-89 Industrial 44-A-89A Residential 44-1-D Commercial 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): North of the City of Winchester, fronting on the west side of Martinsburg Pike (US Route 11), opposite the intersection with Road (Route 664) t�� NScN 1/t5/c • • Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 44-A-75 Districts Magisterial: Stonewall High School: James Wood High School Fire Service: Clearbrook Middle School: James Wood Middle School Rescue Service: Clearbrook Elementary School: Stonewall Elemertary School 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 59.708 RA 133 59.708 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family hares: 0 Townhome: 0 Multi -Family: 0 Non -Residential Lots: 0 Mobile Home: 0 Hotel Rooms: 0 Square Footage of Proposed Uses Office: 40,000 Service Station: 0 Retail: 0 Manufacturing: 0 Restaurant: 0 Warehouse: 492,500 sq ft Other: 156,875 sq ft flex office/warehouse. 146,200 sq ft self storage warehouse 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant: Greenway Engineering B La • j���Date: *It 3 G+ Evan yatt, AICP Owner(s): Adams Development Group, Inc. Bv Date: R rt C. Adams, its President Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Robert C. Adams, president Adams Development(Phone)540-539-3599 Group (Address) HC 34 Box 30 Bloomery, WV 26817 the owner(s) of all those tracts or parcels of land ("Properry-) conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 030015420 on Page 0670 , and is described as Parcel: 44 Lot: 75 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) 540-662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: q Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan My attomey-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. ntl. �' In witness thereof, I (we) have hereto set my (our) hand and seal this � "! day of � L � � , 200�, Signature(s) State of Virginia, City/County of To -wit: I, e -,C1 co, 1 Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who is (are) known to me, perspnally appeared before me a has acknowledged the same before mein the jurisdiction aforesaid this �hday of �--3LYI 2 200 . My Commission Expires: N?�6 Public N T%% alum NO J pm on .............. . AREA TABULATION smoe Neu WCE 40.000 5 F. 9NNE.Wsc .92.500 5F. SELF-S ^Va 520N•CE FN - 146.200 5F. Vol. L Dm .LNG 855.525 5!. FM 032 I / ZONED 1 1 1 1 � Vim! ---�� ? I i� co 156,875 SF / OFFICE / WAREHOUS / / \ 146 200 SF SEJTOFT�0�.RA, r I SWM AREA ram• �� Tr\\ //�% .- Z cr W W Z 0 Z W 8 2 3 'ie LU � Ee` W a ems. 0 DOT DEDICATION FOR FUTURE RT. 11 Ste\ 1I WIDENING"`'"O•� 5E-� ,000 F i� IWIC L SMTH ' g wozzav I z 1- C� a I 2Z=� �• j� %jam` L 3 0 E a> oL ir� 1 \ • o i a z J w N � W` b\ fy %• �" LLI n o v ZLL A �r I N LU W /' xNL ,' • tou 0 VICINITY MAP SURVEYORS CERTIFICATE I, EDWARD W. DOVE, A DULY CERTIFIED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA DO HEREBY CERTIFY THAT THE LAND SHOWN HEREON IS NOW IN THE NAME OF THE ADAMS DEVELOPMENT GROUP, INC. AND WAS ACQUIRED BY THEM BY DEED FROM BROWN LOVETT. JR. BY HIS ATTORNEY -IN -FACT, CATHERINE C. LOVETT. THE DEED WAS DATED JULY 16. 2003. AND RECORDED AT INSTRUMENT #030015420 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. I FURTHER CERTIFY THAT THE SURVEY IS CORRECT TO THE BEST OF MY KNOWLEDGE. 2131, SURVEYOR STATE OF VIRGINIA COUNTY OF FREDERICK, TO —WIT I, GREGORY R. SHAUGHNESSY, A NOTARY PUBLIC IN AND FOR THE STATE OF VIRGINIA AND COUNTY OF FREDERICK, DO HEREBY CERTIFY THAT THIS DAY PERSONALLY APPEARED BEFORE ME EDWARD W. DOVE, WHOSE NAME IS SIGNED TO THE FOREGOING INSTRUMENT DATED 3RD DAY OF SEPTEMBER, 2003, AND ACKNOWLEDGED THE SAME BEFORE ME IN MY STATE AND COUNTY AFORESAID. GIVEN UNDER MY HAND THIS 3RD DAY OF SEPTEMBER. MY COMMISSION EXPIRES NOVEMBER 30. 2005. NOTARY PUBLIC BOUNDARY SURVEY ON THE PROPERTY OF THE ADAMS DEVELOPMENT GROUP, INC. INSTRUMENT #030015420 STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA THDOESS PUT HAS BEEN PREPARED VATHOU T THE BENEFIT OF A TITLE REPORT DATE: JULY 29, 2003 SCALE: 1 = 400' AND D0NOT NECESSARLY INDICATE ALL ENQJMBRANCES ON THE PROPERTY. OWNER: THE ADAMS DEVELOPMENT GROUP, INC. W.O. y D2014e FLOOD NOTE — �fZONE: C COMMUNITY NO: 510063 PANEL: 0110 B DATE: 7-17-78��'�DOW ENGINEERS `-"PLANNERS 9& ASSOCIATES SURVEYORS 3078 SHAWNEE DRIVE O�P.O. BOX 2033WINCHESTER, VIRGINIA 22601 1 OF 2 (540)667-1 103 doveinc®visuallink.com G E RF PARCEL 8 N 53'29'14" W ���4.753 7029.4 SO. FT. 242.44' ACRES N 53*29'14" W RF 62.22' RS N SR�� l.s -4,� �s. l CL OF F 14 18463g• 164�6 Z RAILROAD TRACKS n SANITARY VDH MANHOLE Werra r\ i� MONUN PAYNE O L d R'--r;H B GEED BOOK 381 PG 225 ZONED M1 USE COMMERICAL f FENCE PARCEL A 2,393,839.B00 54.955 ACRES POST BARN `r 5 76'21'26" W p. 73.30' 5 70'36'46" W Nr r, 94.54' o• S 29.31'26" W WRITE E111r300 L A BETTY L OW..olaoo3aW6 47.75' ZCNED PA USE RESCOnIALRF F S 2T59'O6" W Go 165.49' v 70'17'26" W R POST U.S. ROUTE 11 40.60' RF POST R/W VARIES 2 7 8 4. McrmT M"m U.- GRIM Uwe B / ' MT. A100ow" DEM bm 4w PC 109 N 62-08'46" W zoo RW 2oNm m 186.36' USE RF�ORVL USE RF�ORVL O ,C EMLiANUEL CHURCH h� o� � C VALVES 35.26' S 70'58'30" E ` o IQ VDHRMONUMENT (o CRNDOFF CHARLES W C. o DEAD BOOK 415 PG 217 S 24'31'46" W USE ZONED RA 182.63 - m N I MULLINS DEBCRAH A rn DEED BCC 647 PG 310 m ZONED RA ni USE RESIDENNIAL WILDER ANN H DES BOOK 415 PG 443 m ZONED RA 346.2' IISE RESIDENTIAL CON- FLORENCE H DEJ BOOK 415 PG 490 ZONE? RA USE R�`10EY!lpi HiErr DORM I' v L WB 010000101 ZONED RA 435.42' USE RESIDE, 28'23'30" W pOST APAC P9OPE4!Y BOUNDARY SURVEY ON THE THIS IS TO CERTIFY THAT ON JULY 29, 2003 1 MADE AN SURVEY OF THE �EASE- PROPERTY OF SHOWN HEREON. AND THAT THERE ARE NORATE TH E ADAMS DEVELOPMENT GROUN OTHER SHOWN THERETHE THAN THOSE N. GROUP INC. TES: � 1. TAX ASSESSMENT MAP N0. 44-A-75 INSTRUMENT #030015420 2. CURRENT INSTRUMENT IN CHAIN OF TITLE IS STONEWALL DISTRICT 0030015420 FREDERICK COUNTY, VIRGINIA 3. RF- REBAR FOUND, RS- REBAR TO BE SET THIS PLAT HAS BEEN PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT DATE: JULY 29. 2003 SCALE: 1" = 400' AND DOES NOT NECESSARILY INDICATE ALL ENCUMBRANCES ON THE PROPERTY. OWNER: THE ADAMS DEVELOPMENT GROUP, INC. W.O. # D2014 TH FLOOD NOTE ZONE: C COMMUNITY NO: 510063 PANEL- 0110 B DATE: 7-17-78 Q ENGINEERSl*w ~ U PLANNERS EDWARD W. DOVE D. /� C`C/Y^'T 1 TES SURVEYORS 54-117R 3(A) 964 3078 SHAWNEE DRIVE P.O. BOX 2033 WINCHESTER, VIRGINIA 22601 (540)667-1 103 2 OF 2 doveinc®visuallink.com suRv� 0 AMENDMENT Action: PLANNING COMMISSION: August 18, 2004 - Recommended Approval BOARD OF SUPERVISORS: September 8, 2004 ID APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #11-04 OF ADAMS DEVELOPMENT GROUP WHEREAS, Rezoning 911-04 of Adams Development Group, submitted by Greenway Engineering, to rezone 59.708 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District. The subject property is located in the Stephenson Community, fronting the west side of Martinsburg Pike (Route 11), opposite the intersection with Stephenson Road (Route 664), and is identified by Property Identification Number 44-A-75 in*the Stonewall Magisterial District; and WHEREAS, the Planning Commission held a public hearing on this rezoning on August 18, 2004; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on September 8, 2004; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 59.708 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes 420-04 • This ordinance shall be in effect on the date of adoption. Passed this 8th day of September, 2004 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara E. Van Osten Aye Gina A. Forrester Aye Gary Dove Aye Lynda J. Tyler Aye Bill M. Ewing Aye A COPY ATTEST C/ 94 /,- - /- John Vley, Jr. Frederick County Administrator PDRes #20-04 46 Greenway Engineering June 21, 2004 Revised August 19, 2004 0 Adams Development Group, Inc. Rezoning ADAMS DEVELOPMENT GROUP, INC. REZONING Tax Parcel #44+A+75 Stonewall Magisterial District 13smv, Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #11-04 for the rezoning of 59.71-acres from the Rural Areas (RA) District to Industrial Transition (133) District. Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the lands owned by Adams Development Group, being all of Tax Map Parcel 44-((A))-75 and further described by Boundary Survey Plat prepared by Edward W. Dove, L.S., dated July 29, 2003 (see attached Boundary Survey Plat). A.) Generalized Development Plan The applicant hereby proffers to develop the 59.71-acre property in substantial conformance with a Generalized Development Plan approved as part of the rezoning application. The Generalized Development Plan is intended to delineate the general location and relationship of land bay uses. B.) The following maximum building square footages for each specified land uses are proffered. All other land uses, otherwise allowed (permitted) in the B3 zoning district are hereby prohibited on the 59.71-acre property. 1. office 40,000 square feet 2. office /warehouse 156,875 square feet 3. warehouse 492,500 square feet 4. self-service storage facility 146,200 square feet TOTAL BUILDING AREA 835,575 square feet Pile 43949/EAW/ajc I 0 Greenway Engineering C.) Transportation June 21, 2004 Revised August 19, 2004 1.) Access to Martinsburg Pike (US Route 11) • Adams Development Group, Inc. Rezoning eso l Direct access to Martinsburg Pike (US Route 11) will be provided through a single shared commercial entrance to provide ingress and egress for all uses within this site. This shared commercial entrance will be located so as to align with the existing commercial entrance to the APAC site located on the opposite side of Martinsburg Pike. 2.) Turn lane — Martinsburg Pike (US Route 11) The applicant hereby proffers to install a right -turn deceleration lane at the entrance on Martinsburg Pike (US Route 11). 3.) Additional Right-of-way Dedication In the interest of future area transportation plan improvements, the applicant hereby proffers to dedicate to the Commonwealth of Virginia twenty (20) feet of additional right-of-way on the Martinsburg Pike (US Route 11) frontage of the property. 4.) Corridor Improvements, Signalization In recognition of offsite transportation impacts, the applicant hereby proffers to contribute a prorated share of the cost of signalimtion improvements in the area of Interstate-81 Exit 321. The Virginia Department of Transportation (VDOT) will determine the appropriate location for signalization improvements and will determine when this improvement is warranted. The applicant will enter into a signalization agreement with VDOT that will provide a one-time contribution towards the cost of signalization in a prorated amount to be determined by VDOT based upon the traffic volume generated by the developed portion of the subject property. D.) Outdoor Storage Buffer The applicant hereby proffers to preserve a continuous strip of existing vegetation on the west side of the Winchester and Western Railroad, as identified on the Generalized Development Plan, to screen the outdoor storage area from Interstate 81 and the NM-1 property to the southwest. The applicant will preserve a minimum depth of fifty (50) feet of the existing vegetation adjacent to both the Interstate-81 right-of-way and that approximately 242 foot portion of the property line shared with the MH-1 zoned property to the south. Should such existing vegetation be deemed insuffident screen by the Zoning Administrator at the time of site plan review, the vegetative area will be supplemented with additional landscaping and/or opaque structures as needed to meet ordinance standards. File #3949/EAW/aje 2 0 Greenway Engineering June 21, 2004 Revised August 19, 2004 Oms Development Group, Inc. Rezoning E.) North (Kenilworth) Buffer 0BS0J_F'"TF The applicant hereby proffers to utilize a minimum six foot high earthen berm, rather than a fence, as the opaque element within the one -hundred foot wide Category "C" full screen adjacent to properties to the northeast. F.) South Buffer The applicant hereby proffers to utilize a minimum six foot high fence, rather than earthen berm, as the opaque element within the one -hundred foot wide Category "C" full screen adjacent to properties to the south. G.) Corridor Appearance Enhancements The applicant hereby proffers to enhance the appearance of the Martinsburg Pike (U.S. Route 11) corridor through the implementation of a low-level earth berm and landscaping along the frontage of the subject property. This enhancement will be located within a 20- foot wide green strip that is located immediately adjacent to and on the west side of the dedicated 20-foot right-of-way strip, which will contain an earth berm that is 2-feet in height with low-lying shrubs and a single row of deciduous flowering trees that are a minimum of 1 1/2 caliper and planted on 30-foot centers. This corridor appearance enhancement will be designed to ensure that sight distance is not negatively impacted at the commercial entrance to the subject property, and will be provided in conjunction with the installation of the commercial entrance. H.) Stormwater Quality Measures The applicant hereby proffers that all commercial site plans submitted to Frederick County are designed to implement best management practices (BMP) to promote stormwater quality measures. A statement will be provided on each commercial site plan identifying the party or parties responsible for maintaining these BMP facilities as a condition of site plan approval. I.) Monetary Contribution to Offset Impact of Development The undersigned owner of the above -described property hereby voluntarily proffers that in the event rezoning application #11-04 is approved, the undersigned will pay to the Treasurer of Frederick County, Virginia the following amount: $ .01/ building square foot File #3949/EAW/ajc 3 Greenway Engineering June 21, 2004 Adams Development Group, Inc. Revised August 19, 2004 Rezoning - This payment, potentially totaling $8,355 is intended to offset the additional cost to Frederick County, and more specifically Frederick County Fire and Rescue, due to an increased demand on public services. The proffer increments will be paid at the time of the building occupancy permits. J.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: ADAMS DEVELOPEMNT GROUP, INC. By: - '626 Q Adams, its President cc Da e Commonwealth of Virgini4 Ci ounty F-rer-l'w- CL-- To Wit: The foregoing instrument was acknowledged before me this 2O-`flay of NO — 2004by t� ' �'�. I-iGf'C� m5 . i'�rJ50-ecz I /�G�aw5 P(' i'c' �C?!1bti°t'G t iV �`c�c �� �-L lic Notary Public My Commission Expires F&-'byav2j ZSil 2(V(- File #3949/EAW/aje ' Greenway EngineW, June 21, 2004 Adams Development Group, Inc. Rezoning ADAMS DEVELOPMENT GROUP, INC. REZONING Tax Parcel #44-40-75 Stonewall Magisterial District Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 11' o`, for the rezoning of 59.71-acres from the Rural Areas (RA) District to Industrial Transition (B3) District. Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the lands owned by Adams Development Group, being all of Tax Map Parcel 44-((A))-75 and further described by Boundary Survey Plat prepared by Edward W. Dove, L.S., dated July 29, 2003 (see attached Boundary Survey Plat). A.) Generalized Development Plan The applicant hereby proffers to develop the 59.71-acre property in substantial conformance with a Generalized Development Plan approved as part of the rezoning application. The Generalized Development Plan is intended to delineate the general location and relationship of land bay uses. B.) The following maximum building square footages for each specified land uses are proffered. All other land uses, otherwise allowed (permitted) in the B3 zoning district are hereby prohibited on the 59.71-acre property. 1. office 40,000 square feet 2. office / warehouse 156,875 square feet 3. warehouse 492,500 square feet 4. self-service storage facility 146,200 square feet TOTAL BUILDING AREA 835,575 square feet File #3949/EAW/ajc AUG 3 2004 FREDERICK COUNTY PLANNING R DEVELOPMENT Greenway Engineg June 21, 2004 C.) Transportation 1.) Access to Martinsburg Pike (US Route 11) Adams Development Group, Inc. Rezoning Direct access to Martinsburg Pike (US Route 11) will be provided through a single shared commercial entrance to provide ingress and egress for all uses within this site. This shared commercial entrance will be located so as to align with the existing commercial entrance to the APAC site located on the opposite side of Martinsburg Pike. 2.) Turn lane — Martinsburg Pike (US Route 11) The applicant hereby proffers to install a right -turn deceleration lane at the entrance on Martinsburg Pike (US Route 11). 3.) Additional Right-of-way Dedication In the interest of future area transportation plan improvements, the applicant hereby proffers to dedicate to the Commonwealth of Virginia twenty (20) feet of additional right-of-way on the Martinsburg Pike (US Route 11) frontage of the property. 4.) Corridor Improvements, Signalization In recognition of offsite transportation impacts, the applicant hereby proffers to contribute a prorated share of the cost of signalization improvements in the area of Interstate-81 Exit 321. The Virginia Department of Transportation (VDOT) will determine the appropriate location for signalization improvements and will determine when this improvement is warranted. The applicant will enter into a signalization agreement with VDOT that will provide a one-time contribution towards the cost of signalization in a prorated amount to be determined by VDOT based upon the traffic volume generated by the developed portion of the subject property. D.) Outdoor Storage Buffer The applicant hereby proffers to preserve a continuous strip of existing vegetation on the west side of the Winchester and Western Railroad, as identified on the Generalized Development Plan, to screen the outdoor storage area from Interstate 81 and the MH-1 property to the southwest. The applicant will preserve a minimum depth of fifty (50) feet of the existing vegetation adjacent to both the Interstate-81 right-of-way and that approximately 242 foot portion of the property line shared with the MHA zoned property to the south. Should such existing vegetation be deemed insufficient screen by the Zoning Administrator at the time of site plan review, the vegetative area will be supplemented with additional landscaping and/or opaque structures as needed to meet ordinance standards. " '`. File #3949/EAW/ajc 2 0 • ERICK NTY FREDG & DEVELOPMENT OPMENT Greenway Enginjog June 21, 2004 E.) North (Kenilworth) Buffer Adams Development Group, Inc. Rezoning The applicant hereby proffers to utilize a minimum six foot high earthen berm, rather than a fence, as the opaque element within the one -hundred foot wide Category "C" full screen adjacent to properties to the northeast. F.) South Buffer The applicant hereby proffers to utilize a minimum six foot high fence, rather than earthen berm, as the opaque element within the one -hundred foot wide Category "C" full screen adjacent to properties to the south. G.) Monetary Contribution to Offset Impact of Development The undersigned owner of the above -described property hereby voluntarily proffers that in the event rezoning application # 16 ` 0W is approved, the undersigned will pay to the Treasurer of Frederick County, Virginia the following amount: $ .01/ building square foot This payment, potentially totaling $8,355 is intended to offset the additional cost to Frederick County, and more specifically Frederick County Fire and Rescue, due to an increased demand on public services. The proffer increments will be paid at the time of the building occupancy permits. File #3949/EAW/ajc 3 p�cE wE FREDERICK COUNTY PLANNING & DEVELOPMENT Greenway Enginog June 21, 2004 Adams Development Group, Inc. Rezoning H.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: ADAMS DEVELOPEMNT GROUP, INC. By: s 3 c obert C. Adams, its President 1 Date Commonwealth of Virginia, City o�ntf (-V C pit r is k To Wit: The foregoing instrument was acknowledged before me this 12)0day of 2W-I-by C ��c .t �' f�G1Ct�t i5 . �t'r �;�C(�'<r�- f�ClCca115 l Vc'� Jb}7F'�� f-�►2�1pI��C _ Notary Public My Commission Expires C b i uo , LI Lei, ZC'C File #3949/EAw/ajc 4 6 L� ® C�cEowE 3 FREDERICK COUNTY PLANNING & DEVELOPMENT Greenway Engineerinjo 0 June 21, 2004 Adams Development Group, Inc. Rezoning ADAMS DEVELOPMENT GROUP, INC. REZONING Tax Parcel #44-((A))-75 Stonewall Magisterial District I Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # //'b for the rezoning of 59.71-acres from the Rural Areas (RA) District to Industrial Transition (B3) District. Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the lands owned by Adams Development Group, being all of Tax Map Parcel 44-((A))-75 and further described by Boundary Survey Plat prepared by Edward W. Dove, L.S., dated July 29, 2003 (see attached Boundary Survey Plat). A.) Generalized Development Plan The applicant hereby proffers to develop the 59.71-acre property in substantial conformance with a Generalimd Development Plan approved as part of the rezoning application. The Generalized Development Plan is intended to delineate the general location and relationship of land bay uses. B.) The following maximum building square footages for each specified land uses are proffered. All other land uses, otherwise allowed (permitted) in the B3 zoning district are hereby prohibited on the 59.71-acre property. 1. office 40,000 square feet 2. office /warehouse 156,875 square feet 3. warehouse 492,500 square feet 4. self-service storage facility 146,200 square feet TOTAL BUILDING AREA 835,575 square feet File #3949/EAW/ajc 1 • Greenway Engineering June 21, 2004 Adams Development Group, Inc. Rezoning C.) Transportation 1.) Access to Martinsburg Pike (US Route 11) Direct access to Martinsburg Pike (US Route 11) will be provided through a single shared commercial entrance to provide ingress and egress for all uses within this site. This shared commercial entrance will be located so as to align with the existing commercial entrance to the APAC site located on the opposite side of Martinsburg Pike. 2.) Turn lane — Martinsburg Pike (US Route 11) The applicant hereby proffers to install a right -turn deceleration lane at the entrance on Martinsburg Pike (US Route 11). 3.) Additional Right-of-way Dedication In the interest of future area transportation plan improvements, the applicant hereby proffers to dedicate to the Commonwealth of Virginia twenty (20) feet of additional right-of-way on the Martinsburg Pike (US Route 11) frontage of the property. 4.) Corridor Improvements, Signalization In recognition of offsite transportation impacts, the applicant hereby proffers to contribute a prorated share of the cost of signalization improvements in the area of Interstate-81 Exit 321. At such time as conditions warrant the installation of a traffic signal in the area of Exit 321, the applicant shall make a one-time contribution towards the cost of said signalization, in a prorated amount based upon the estimated volume of traffic generated by the developed portion of the subject property at the time of said warrant. D.) Outdoor Storage Buffer The applicant hereby proffers to preserve a continuous strip of existing vegetation on the west side of the Winchester and Western Railroad, as identified on the Generalized Development Plan, to screen the outdoor storage area from Interstate 81 and the MHA property to the southwest. The applicant will preserve a minimum depth of fifty (50) feet of the existing vegetation adjacent to both the Interstate-81 right-of-way and that approximately 242 foot portion of the property line shared with the MH-1 zoned property to the south. Should such existing vegetation be deemed insuffident screen by the Zoning Administrator at the time of site plan review, the vegetative area will be supplemented with additional landscaping and/or opaque structures as needed to meet ordinance standards. File #3949/EAW/ajc Greenway Engineering E.) North (Kenilworth) Buffer • June 21, 2004 Adams Development Group, Inc. Rezoning The applicant hereby proffers to utilize a minimum six foot high earthen berm, rather than a fence, as the opaque element within the one -hundred foot wide Category "C" full screen adjacent to properties to the northeast. F.) South Buffer The applicant hereby proffers to utilize a minimum six foot high fence, rather than earthen berm, as the opaque element within the one -hundred foot wide Category "C" full screen adjacent to properties to the south. G.) Monetary Contribution to Offset Impact of Development The undersigned owner of the above -described property hereby voluntarily proffers that in the event rezoning application # is approved, the undersigned will pay to the Treasurer of Frederick County, Virginiathe following amount: $ .01/ building square foot This payment, potentially totaling $8,355 is intended to offset the additional cost to Frederick County, and more specifically Frederick County Fire and Rescue, due to an increased demand on public services. The proffer incremerts will be paid at the time of the building occupancy permits. File #3949/EAW/ajc ^�. / C\; \ s: /\ : &// Greemvay Engineering June 21, 2004 Adams Development Group, Inc. Rezoning H.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: ADAMS DEVELOPEMNT GROUP, INC. By: Robert C. Adams, its President bate Commonwealth of Virginia, City/County of -T--re Je- r � L�— To Wit: The foregoing instrument was acknowledged before me this dv day of 200i by t1 Ci s C c� cam `> > Notary Public My Commission Expires T x5C2, 0-)�' File #3949/EAW/ajc Request for Preliminary Sketch Plan Com 6�1 Frederick County Department of Public or Mail to/Hand deliver to: I Frederick County Administrative Offices, 4th Floor Department of Public Works 107 N. Kent Street Winchester, Virginia 22601 (540) 665-5643 C C��dt �s cP 2 2004 UNTY PLANNINGR&CDEV� OPMI Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Preliminary Sketch Plan with this sheet. Applicant's Name: Gge- tiu.w! �JA r, co iGC.£'F.- Address: l 5 ? I 1)y E (U, C-AfJC-, uj mk i C-! �— Lr� VA zz(.-oz- Phone Number: j 40 -- C- b 2 - 4-185 Name of development and/or description of the request: ADAM,) 00J6 LoeLt(-:.L)T (—, t2oo v Location of property: Roo m e, f` ?. i t0()T+ Burl -no) RoA f)) 3000I SU07H (, F 1 &Tr•iASiCCr noti LUI- -[4 Rom. (c2,7 (tZCU-4-K-6 ROAD) Department of Public Works Comments: + &-Ccll''t 1-0 : ,D �i ('ztic �i/�iv:, ,�C�i✓��t GZ�L'/ E'C,T��IPih. Department of Public Works use only Date received Date reviewed 0/"7 I/ Signature and Date: Review Number: 1 2 3 (please circle one) Date approved Revision required *** Please return this form to applicant *** Page 8 of 9 Rezoning CommenO M Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: VirginiaDepartment of Transportation Attn: Resident Engineer 1550 Commerce Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Attach three copies of your application form, location map, proffer statement, impact analysis, and any other pertinent information. ADAMS DEVELOPMENT GROUP, INC. REZONING Applicant's Name: Greenway Engineering Telephone: (540) 662-4185 Attn.: Evan Wyatt, AICP Mai 11 no, Address: 151 Windy Hill Iane Winchester, VA 22602 Location of property: Frederick Coin, north of Winchester in Stephenson area Martinsburg; Pike (US Route 11). near Jordan Spring Road (Route 664) Current zoning: RA Zoning requested: B3 Acreage: 59.71 Virginia Department of Transportation Comments: The documentation within the application to rezone this property appears to have a measurable impact on Route 11. This route is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Adams Development Group Rezoning Application dated June 21, 2004 addresses transportation concerns associated with this request. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and tiaffie flow data frofn the 1.T.E. THE) GeneFaben MaR-,al S;PvPnth Fmd*ta — fQP rQVie;A9 VWX reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety. 4 � ' VDOT Signature & Date: Notice to'�'f��1T 4ea;e ��°turr� �'orrrl to ,-1lmlicar) -�- n .l 04 IuL 2 1 �0I 0 Rezonine Comments Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia22604 (540) 868-1061 Hand deliver to: Frederick County Attn: Engineer 315 Tasker Road Stephens City, Virginia Applicant: Please fill outthe information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. ADAMS DEVELOPMENT GROUP, INC. REZONING Applicant's Name: Greenway Engineering Telephone: (540) 662-4185 Attn.: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Martinsburg Pike US Route 11), near Jordan Spring Road (Route 664) Current zoning: RA Zoning requested: B3 Acreage: 59.71 Sanitation Authority Comments: &0 ��- �tjz Sanitation Authority Signature & Date: Notice to Sanitation Authority - Please Return This Form to the Applicant 0 0 Rezoning Comments Frederick -Winchester Service Authority Mail to: Frederick -Winchester Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722-3579 Hand deliver to: Fred -Wine Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia Applicant: Please fill outthe information as accurately as possible in order to assist the Fred -Wine Service Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. ADAMS DEVELOPMENT GROUP, INC. REZONING Applicant's Name: Greenway Engineering Telephone: (540) 662-4185 Attn.: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Martinsburg Pike (US Route 11), near Jordan Spring Road (Route 664) Current zoning: RA Zoning requested: B3 Acreage: 59.71 Fred -Wine Service Authority Comments: �a cvvhw,g�#s Fred -Wine Service Authority Signature & Date: IA ti -4 114W Notice to Fred -Wine Service Authority - Rease Return This orm to the Applicant Rezoning Commen • Frederick County Fire Marshal Mail to: Frederick County Fire Marshal Fire & Rescue Dept. 107 North Kent Street Winchester, Virginia22601 (540) 665-6350 Hand deliver to: Frederick County Attn: Fire Marshal County Administration Bldg., 1 st Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. ADAMS DEVELOPMENT GROUP, INC. REZONING Applicant's Name: Greenway Engineering Telephone: (540) 662-4185 Attn.: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Martinsburg Pike (US Route 11), near Jordan Spring Road(Route 664) Current zoning: RA Zoning requested: B3 Acreage: 59.71 Fire Marshal's Comments: Fire Marshal's Signature & Date: Notice to Fire Marshal - Please\Ueturn This Form to the Applicant 0 �tcu o0 q G 04 x pi H VIRGINIA Control number RZ04-0006 Project Name Adams Development Group Address 151 Windy Hill Lane Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 4/13/2004 City Winchester Tax ID Number 44-A-75 Date reviewed 4/15/2004 Applicant Greenway Engineering State Zip VA 22602 Fire District 13 Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Date Revised Applicant Phone 540-662-4185 Rescue District 13 Election District Stonewall Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Emergency Vehicle Access Comments y n.arkings and sgragr- 'equi•ecl a! :, i -uvt,age ^ t d0enated as parking. all fire hydrants, fire 1-1rartment al and emergency ac--ess po -s tc .T-.e Access Comments Additional Comments /Vatpr s_;r �s fnr +-ofight nq 'reef ^u;remenrs of Frederick County Code section 90-4, for Plan Approval Recommended Reviewed By Signature. Yes Timothy L. Welsh Title �d �►i�c� �l - r� Fm;:' F=- E=- r- -1 ?4' : --. --T" E:: r --�' = I f ---1 E�: F=t;l 1 r --1 151 Windy Hill Lane Winchester, Virginia 22602 Telephone 540-662-4185 FAX 540-722-9528 FACSIMILE TRANSMITTAL SHEET TO: FROM: Tommy Price, Chief Andy Conlon COMPANY: DATE: Company 13, Clearbrook VFD JUNE 7, 2004 FAX NUMBER. TOTAL NO. OF PAGES INCLUDING COVER: 722-9463 4 PHONE NUMBER SENDER'S REFERENCE NUMBER: 722-2073 RE: YOUR REFERENCE NUMBER: Adams Rezoning 3949 ❑ URGENT ❑ FOR REVIEW ® PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE NOTES/COMMENTS: Chief Price: I am sending a copy of the Review Agency Comment Request Form sent to Company 13 on April 13, 2004, and (just for your reference) a copy of The Frederick County Fire Marshal's responce. Please let me know if Company 13 has any comments. If you would like to phone me with your comments, I would be glad to transcribe your words to paper and then get you a copy for your signature. I look forward to hearing from you. Andy Conlon Engineers Surveyors Founded in 1971 CV COUNTY of FREDERICK Department of Public Works 540/665-5643 FA x : 540/ 678-0682 June 8, 2004 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Adams Development Group, Inc., - Rezoning Frederick County, Virginia Dear Evan: We have completed our review of the proposed Adams' rezoning and offer the following comments: 1) Refer to the wetlands discussion under site suitability. The discussion indicates that there are no wetlands depicted by the National Wetlands Inventory Map for the subject site. However, our site visit revealed that there are several spring fed streams along the southern property boundary. It is apparent that there are wetlands associated with these streams. Therefore, we suggest that a wetlands delineation study be prepared for this site to insure that the development can properly address this issue. 2) Under site drainage, the design of stormwater management facility should be implemented in a manner that will avoid any disturbance of the existing streams and associated wetlands. Also, consideration should be given to the use of oil separators or BMP facilities to minimize the impact of stormwater runoff from parking areas on the spring fed streams. 3) Under solid waste disposal, the comparison of a yearly disposal rate at build -out to the maximum landfill capacity is not a realistic or valid comparison. The proposed build -out disposal rate represents an approximate 16 percent increase in our yearly disposal at the landfill. This increase is relatively significant considerinop---_ average increase of all combined development in Frederick, Clarke an M Winchester has been approximately 3.5 percent per year. lJ i1 �L; JUN 0 9 2004 107 North Kent Street - Winchester, Virginia 22601-5000 • Adams Development Group, Inc. Rezoning Comments Page 2 June 8, 2004 Please contact me if you have any questions regarding the Sincerely, Harvey E. S Director of I HES/rls cc: Frederick County Planning and Development file A:`,adam.d4 %V!ruupri tc n I.Ispd I May 26, 2004 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: Adams Development Group Rezoning Proposal Northern Side of Martinsburg Pike (U.S. Route 11), Opposite the Intersection with Stephenson Road (Route 664) Property Identification Number (PIN): 44-A-75 Zoning District: RA (Rural Areas) Dear Mr. Wyatt: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced rezoning proposal during their meeting of May 18, 2004. The HRAB reviewed information associated with the Frederick County Rural Landmarks Survey Report as well as information provided by the applicant. Historic Resources Advisory Board Concerns The Rural Landmarks Survey Report for Frederick County identifies one historic structure, Kenilworth, within the immediate area around the 59.71 acre subject parcel. Kenilworth is identified by the survey as being potentially significant. It is the intent of the applicant to rezone this property to the B3 (Industrial Transition) Zoning District and construct self -storage, office and warehouses. The HRAB expressed great concern over the type of uses being proposed so close to Kenilworth. They felt that these uses were inappropriate and would destroy the viewsheds of Kenilworth and Martinsburg Pike. If this property is developed as a B3 use, the HRAB suggests the following be considered to mitigate impacts on the historic resources: Types of Uses: The applicant should realize that Kenilworth is a key structure of Stephenson, and very significant to the surrounding area. The HRAB felt that the uses being proposed with this application (self storage and warehouses) were inappropriate and insensitive to the surrounding area. It was recommended that a use that would better fit into the surrounding should be considered. 107 North Kent Street • Winchester, Virginia 22601-5000 • 0 Mr. Evan Wyatt, AICP Re: Adams Development Group Rezoning Proposal May 26, 2004 Page 2 Screening and Setbacks: Intensive screening to hide this proposed development from Kenilworth Martinsburg Pike is highly recommended along with additional setbacks off of Martinsbur Pike. and g Architecture: Commercial buildings on this site should blend in and compliment the architecture used with Kenilworth. Viewsheds: It was recommended that the vewsheds of Kenilworth and Martinsburg Pike not be impacted by this application. Efforts should be taken to make this area look "less industrial". Please contact me with any questions concerning these comments from the HRAB. Sincerely, aj�G c, C . MLU, Candice E. Mills Planner I CEM/bad cc: Bessie Solenberger, HRAB Chairperson Lynda J. Tyler, Stonewall District Supervisor Chris Mohn, Deputy Director 0 • 0 • Rezoning Comments Frederick County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia 22601 (540)665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia Applicant: Please fill outthe information as accurately as possible in order to assist the County Attorney's office with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. ADAMS DEVELOPMENT GROUP, INC. REZONING *Jj9f Applicant's Name: Greenway Engineering Telephone: (540) 662-4185 Attn.: Evan Wyatt, AICP Mailing Address: 151 Windy Hill Lane Winchester VA 22602 Location of property: Martinsburg Pike (US Route 11), near Jordan Spring Road(Route 664) Current zoning: RA Zoning requested: B3 Acreage: 59.71 County Attorney's Com ents: Assistant County Attorney's Si -nature_ & Date: -- h to f:ounty _lttornev - Please Retiun j sFew- ti th At) sca"I pUUI 0 Nnr IMPACT STATEMENT ADAMS DEVELOPMENT GROUP, INC. REZONING Stonewall Magisterial District Frederick County, Virginia TM 44-((A))-75 59.71 Acres June 21, 2004 Revised August 27, 2004 Current Owners: Adams Development Group, Inc. Contact Person: Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 0 Greenway Engineering June 21, 2004 Adams Development Group, Inc. Revised August 27, 2004 Rezoning ADAMS DEVELOPMENT GROUP, INC. REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 59.71 acres parcel owned by the Adams Development Group, Inc. The subject parcel is located on the west side of the Martinsburg Pike (US Route 11), near the intersection of Jordan Springs Road (Route 664) in the Stephenson area. Interstate 81 forms a boundary on the northwestern edge of the parcel, with the Winchester and Western Railroad rail line roughly paralleling the Interstate just inside this northwestern side of the property. The current zoning is RA (Rural Areas) District. The Adams Development Group, Inc. proposes to rezone the 59.71-acre parcel to B3 (Industrial Transition District) for the purpose of developing general warehouse, flex office warehouse, self -storage warehouse, and office uses. (Reference Attachment]. Adams Rezoning Existing Zoning and Location Map) Basic information Location: Martinsburg Pike (US Route 11), near Jordan Springs Road (Route 664) Magisterial District: Stonewall Property ID Numbers: 44-((A))-75 Current Zoning: RA District Current Use: Unimproved Proposed Use: Office, Office / Warehouse, Warehouse, and Self-service Storage Facility Proposed Zoning: B3 District Total rezoning area: 59.71 acres Proposed build -out 835,575 square feet maximum #3949 2 Greenway Engineering June 21, 2004 Adams Development Group, Inc. Revised August 27, 2004 Rezoning COMPREHENSIVE PLAN The proposed site is being developed in conformance with the Comprehensive Policy Plan, Northeast Land Use Plan. The subject property is to be developed in commercial and industrial transition land uses as depicted on page 6-33.4 of the Comprehensive Policy Plan. 1. Urban Development Area Expansion of the Urban Development Area (UDA) beyond its existing boundary is not required by this application. 2. Sewer and Water Service Area Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is not required by this application. A. SUITABILITY OF THE SITE Access The subject site, tax parcels 44-((A))-75, is located on a manmade boundary created by Interstate 81 on the western edge of the tract and Martinsburg Pike (US Route 11) to the east. A single entrance on Martinsburg Pike (Route 11) is proposed to accommodate vehicular access to the subject site. Martinsburg Pike is a three lane arterial road providing for a single north and south travel lane and a center turn lane along the entire frontage of the subject site. The availability of rail along the northwest side of the subject site provides opportunities for rail service. lure "6 4520M The subject site is located on the FEMA NFIP map #510063-0115-13. The site is located as "Zone C", area outside the 100-year flood plain. Wetlands The National Wetlands Inventory Map indicates that there are no wetlands on the subject site. A wet weather stream exists along the southern portion of the subject site, which flows from the Payne Mobile Home Park through the property and under Martinsburg Pike to Hot Run. It is anticipated that this wet weather stream will be determined to be a regulated waterway by the U.S. Army Corps of Engineers. Therefore, a wetlands analysis will be submitted in conjunction with the master development plan for the subject property to ensure that wetlands are identified and impacts are adequately mitigated. #3949 Greenway Engineering June 21, 2004 Adams Development Group, Inc. Revised August 27, 2004 Rezoning Steep Slopes There are no steep slopes (over 50%) on this site. Mature Woodlands There are no woodlands on the subject site. Soil Types (Reference Attachment 2. Adams Rezoning Existing Soils Map) The following four soil types are identified in this property according to the Soil Survey of Fredrick County, map sheet number 24 (USDA Soil Conservation Service). 7C-Carbo-Oaklet-Rock outcrop complex 2-15 percent slopes, covers approx. 5% of site 1413-Fredrick-Poplimento Loams 2-7 percent slopes, covers approx. 40% of site 16C-Fredrick-Poplimento Loams, very rocky 7-15 percent slopes, covers approx. 20% of site 29-Massanetta Loam, 0-4 percent slopes, covers approx. 35% of site The 14B and 29 soil types are identified as prime agricultural soils according to Table 5, Prime Farmland (Soil Survey of Fredrick County, page 123). B. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: Zoned RA District Use: Residential SFD/mobile home South: Zoned MH1 District Use: Mobile home park Zoned M1 District Use: Commercial Zoned RA District Use: Residential SFD East: Zoned B3 District Use: Industrial (APAC Virginia, Inc.) Zoned RA District Use: Institutional (church) West: Zoned RA District Use: Interstate Highway 81 Use: VDOT Rest area/welcome center #3949 4 Greenway Engineeringle June 21, 2004 Adams Development Group, Inc. Revised August 27, 2004 Rezoning C. TRANSPORTATION The proposed rezoning has proffered a maximum aggregate of 835,575 square feet of building area, comprised of four specific categories of land uses on the 59.71-acre parcel. A traffic study of the proposal was performed by Kellerco, Incorporated. The results of this study (utilizing Institute of Transportation Engineers ((ITE)) Trip Generation Manual, 7"' Edition), is as follows. Office (ITE code 710) Office / Warehouse (ITE code 710/150) Warehouse (ITE code 150) 40,000sf 100% 39,200sf 25% office 117,675sf 75% warehouse 492,500sf 100% Self-service Storage Facility (ITE code 151) 146,200sf 100% TOTAL 659 VPD 649 VPD 783 VPD 2,163 VPD 349 VPD I�TIIC?•�1�11; Please reference Attachment 3. Adams Rezoning Traffic Study, Kellerco, February 17, 2004 The 2002 VDOT Daily Volume Jurisdiction Report 34 identifies Martinsburg Pike (Route 11) between Old Charles Town Road (Route 761) and Cedar Hill Road (Route 671) with 6,300 VPD. All vehicle trips entering and exiting the subject site will travel north or south on Martinsburg Pike to access Interstate 81 (N or S). The Winchester Area Transportation Study (WATS) does not call for improvement to Martinsburg Pike north of Old Charlestown Road (Route 761); however the applicant has proffered to dedicate right-of-way to VDOT for the future development of an additional travel lane. (Reference Attachment 5. Adams Development Group, Inc. Generalized Development Plan) The applicant recognizes that all development impacts the transportation system beyond the limits of the subject property's road frontage. As a function of an applicant initiated rezoning request, Frederick County may accept proffers related to off -site improvements. Therefore, this applicant proffers to contribute a prorated share of the cost of signalization improvements in the area of Interstate-81 Exit 321. #3949 5 Greenway Engineering June 21, 2004 Revised August 27, 2004 D. SEWAGE CONVEYANCE AND TREATMENT Adams Development Group, Inc. Rezoning The 59.71-acre parcel is located within the Route 11 North Sewer and Water Service Area (SWSA). There is a newly constructed 8" sanitary sewer force main adjacent to the Winchester and Western Railroad running north to south through the property. Based on comparable discharge patterns, the Frederick County Sanitation Authority (FCSA) has determined that 500 gallons/day per acre is a reasonable guide for estimating the sewer impact for this commercial and industrial transition site. Q=500 gallons/day/acre Q=500 gpd x 59.71 acres Q=29,855 gpd The proposed zoning is estimated to add 29,855 gallons per day to the public sewage conveyance system and the Opequon Waste Water Treatment plant. The design capacity of the treatment plant is 8.4 million gallons per day, of which approximately 6.4 is currently being utilized. The total build -out of the proffered land uses would require approximately 1.5 percent of the available capacity at the Opequon Waste Water Treatment plant; therefore, adequate capacity is available for this development. E. WATER SUPPLY The 59.71-acre parcel is located within the Route 11 North Sewer and Water Service Area (SWSA). There is an existing 10" water main in Martinsburg Pike (Route 11) and a newly constructed 20" water main adjacent to the Winchester and Western Railroad running north to south through the property. The existing water consumption patterns, Frederick County Sanitation Authority (FCSA) has determined that 1,000 gallons/day per acre quantity is reasonable to consider for the water impact analysis for this commercial and industrial transition site. Q=1000 gallons/day /acre Q=1000gpd X 59.71 acres for Q=59,710 gpd The proposed uses will utilize an estimated 59,710 gallons of water per day. The Global Chemstone Quarry is one of three sources contributing to the blended water for the new 20- inch water main. This quarry, with 3.75 million gallons per day available capacity, is serviced by a water treatment facility providing approximately 2 million gallons per day of potable water. The projected water usage at build -out would account for less than 3 percent of this portion of the blended water sources. Adequate capacity is available for this development. #3949 6 0 • Greenway Engineering — June 21, 2004 Adams Development Group, Inc. Revised August 27, 2004 Rezoning F. SITE DRAINAGE The 59.71-acre parcel is gently sloped from the northwest to the southeast. The site generally drains southeasterly towards an intermittent stream (unnamed on USGS map) along the southern property line of the site. Stormwater management will be designed to allow for sheet flow through the paved areas serving the various uses to a stormwater management pond and then to be released to the existing natural stream system at an acceptable rate. The stream flows northeast, beneath Martinsburg Pike and into a small pond approximately a tenth of a mile northeast of the site. Stormwater management design will occur during the site development plan process, which will require approval by the Frederick County Engineer and the Virginia Department of Transportation. The design of the stormwater management facility will be implemented in a manner that will avoid any disturbance of the existing stream and any associated wetlands. Consideration will be given to the use of oil separators or BMP facilities to minimize the impact from parking areas. The following calculations estimate the proposed storm water runoff for a ten-year flow (Reference: VDOT Drainage Manual): Existing C = 0.30 (pasture) I i o =4.6 in/hr (15min) A = 59.71 acres Qio= 82.40 cfs (Q = CIA) Proposed C = 0.90 (commercial) I i o = 5.5 in/hr (10 min) A = 59.71 acres Qio= 295.56 cfs (Q = CIA) Development of the subject site at maximum build -out will therefore result in an increased runoff of 213.16 cfs. A detailed stormwater evaluation shall be included with any site plan submittals. A detention pond and other stormwater management facilities will be built to control storm water discharge into the above referenced unnamed stream. G. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average amival business consumption of landfill volume figure of 5.4 cubic yards per 1,000 square feet of commercial floor area (Civil Engineering Reference Manual, 4"' edition). The following figures show the increase in average annual volume (based on the proffered 835,575 square feet of total building area minus the 146,200 square feet proffered to self-service mini - warehouse, yielding 689,375 square feet of qualifying area). AV = 5.4 Cu. Yd. per 1,000 sq. ft. AV = 5.4 Cu. Yd. x 689 (1,000 sq. ft.) AV = 37,206 Cu Yd at build-out/yr or 26,044 tons/yr #3949 7 Greenway Engineering June 21, 2004 Revised August 27, 2004 0 Adams Development Group, Inc. Rezoning The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. It is anticipated that the buildout of the subject site will occur over a 10-year period. Therefore, the annual solid waste generation from this project is estimated to be 2,600 tons. This represents a 1.3% increase in the solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year. H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey identifies one structure within the immediate area of the subject property, that being Kenilworth (34-113). The Frederick County Rural Landmarks Survey identifies Kenilworth as a property "potentially eligible for the state and national register of historic places" (page 250). The Generalized Development Plan depicts the one hundred foot wide full screen buffer the applicant will provide adjacent to the Kenilworth property. Along the 504 foot shared property line this buffer will contain a six foot high berm and more than one hundred and fifty trees and bushes. (Reference Attachment 5. Adams Development Group, Inc. Generalized Development Plan) The subject site falls within the northwest corner of the core battlefield area boundary of the Second Winchester engagement (Stephensons Depot phase). However, due to the existing development surrounding the site, this area is identified as "having lost historic integrity". I. OTHER IMPACTS The Frederick County Capital Facilities Fiscal Impact Model has been applied to the proffered development of 835,575 square feet of transitional industrial land use. The results of this model run indicate that the development of the subject site will provide a positive revenue source to Frederick County of $5,402,768 at build -out; however the model run indicates a fiscal impact to Fire and Rescue Services. Therefore, the applicant has proffered a monetary contribution $0.01 per square foot to adequately address the impact to Fire and Rescue Services for capital facilities costs which will generate a revenue of up to $8,355 at project build -out for Fire and Rescue Services. No other impacts are anticipated as a result of this rezoning proposal. Attachments 1. Adams Rezoning Existing Zoning and Location Map 2. Adams Rezoning Existing Soils Map 3. Adams Rezoning Traffic Study, performed by Kellerco, dated February 17, 2004 4. Adams Development Group, Inc. Proffer Statement 5. Adams Development Group, Inc. Generalized Development Plan #3949 8 I Ll • To: Evan Wvatt Organization/Company: From: Date: Project Name/Subject: PHR+A Project file Number: Greemvay Engineering Tohn F. Callow 8, 2004 Adams Office/Warehouse Rezoning 13079-1-0 Patton Harris Rust & Associates, pc (PHR+A) has prepared this technical evaluation of the proposed rezoning for the Adams tract (59.71acres) in the Stephenson area of Frederick County north of Winchester, Virginia. STUDY AREA AND PROSED DEVELOPMENT The Adams tract is on the west side of Martinsburg Pike (Route 11) at Stephenson Road in Stephenson, Virginia The requested rezoning is for the purpose of developing general office warehousing and mini -warehousing land uses totaling approximately 835,575 square feet. The average daily trips from this site have been estimated to be less than 5,000 per day (4,603). The site would be served by a standard commercial entrance. TRAFFIC ASSESSMENT The impact of this proposed development upon Route 11 will be minimalwith the present 3-1ane cross section accommodating a north and southbound lanes and a separate lane for left turns. The intersection of Old Charles Town Road has been proffered to be improved and signalized by the recently approved Stephenson Village Project. The interchange of Route 11 and Interstate-81 has proffers and long-range plans associated with it. The Hopewell interchange with I-81 and the intersection of Route 11 with Hopewell RoadBrucetown Road has been studied recently by PHR+A in connection with a several proposed rezonings in the vicinity. The ramps serving the Interstate as well as the intersections on Route 11 are not signalized. The several studies have shown that the intersections formed by the ramps on Hopewell Road will maintain levels of service (LOS) "A" and "B" which should still be the case with the addition of new trips from the Adams Tract. The intersection of Hopewell Road with Route 11 deteriorates from a LOS "C" to an "E" with the stop sign. Traffic signalization returns the LOS to "C". While Brucetown Road intelftiqP m0o*ins acceptable LOS's unsignalized, due to its close proximity to Hopewell it may be desirable to sinalix this intersection coordinated with the Hopewell intersection. v~ • 0 AUG 3 M01 D COUNTY VELOPMENT • 0 CONCLUSION The proposed rezoning of the Adams tract will be a minimal impact upon the Route 11 corridor in Stephenson, Virginia It is recommended that the best impact mitigation measure that the owners of the tract could offer is a signalization agreement with VDOT for the intersection of Hopewell road and Route 11. 45-37,77 �i f �Audr�LO UG 3 20D! FREDERICK PLANNING & D' IMPACT STATEMENT ADAMS DEVELOPMENT GROUP, INC. REZONING Stonewall Magisterial District Frederick County, Virginia TM 44-((A))-75 59.71 Acres June 21, 2004 Current Owners: Adams Development Group, Inc. Contact Person: Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 0 • • • Greenway Engineering June 21, 2004 Adams Development Group, Inc. Rezoning ADAMS DEVELOPMENT GROUP, INC. REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 59.71 acres parcel owned by the Adams Development Group, Inc. The subject parcel is located on the west side of the Martinsburg Pike (US Route 11), near the intersection of hz u Road (Route 664) in the Stephenson area. Interstate 81 forms a boundary on the northwestern edge of the parcel, with the Winchester and Western Railroad rail line roughly paralleling the Interstate just inside this northwestern side of the property. The current zoning is RA (Rural Areas) District. The Adams Development Group, Inc. proposes to rezone the 59.71-acre parcel to B3 (Industrial Transition District) for the purpose of developing general warehouse, flex office warehouse, self -storage warehouse, and office uses. (Reference Attachment]. Adams Rezoning Existing Zoning and Location Map) Basic information Location: Martinsburg Pike (US Route 11), near Jordan Springs Road (Route 664) Magisterial District: Stonewall Property ID Numbers: 44-((A))-75 Current Zoning: RA District Current Use: Unimproved Proposed Use: Office, Office / Warehouse, Warehouse, and Self-service Storage Facility Proposed Zoning: B3 District Total rezoning area: 59.71 acres Proposed build -out 835,575 square feet maximum #3949 2 • Greenway Engineering COMPREHENSIVE PLAN • June 21, 2004 Adams Development Group, Inc. Rezoning The proposed site is being developed in conformance with the Comprehensive Policy Plan, Northeast Land Use Plan. The subject property is to be developed in commercial and industrial transition land uses as depicted on page 6-33.4 of the Comprehensive Policy Plan. 1. Urban Development Area Expansion of the Urban Development Area (UDA) beyond its existing boundary is not required by this application. 2. Sewer and Water Service Area Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is not required by this application. A. SUITABILITY OF THE SITE Access The subject site, tax parcels 44-((A))-75, is located on a manmade boundary created by Interstate 81 on the western edge of the tract and Martinsburg Pike (US Route 11) to the east. A single entrance on Martinsburg Pike (Route 11) is proposed to accommodate vehicular access to the subject site. Martinsburg Pike is a three lane arterial road providing for a single north and south travel lane and a center turn lane along the entire frontage of the subject site. The availability of rail along the northwest side of the subject site provides opportunities for rail service. Flood Plains The subject site is located on the FEMA NFIP map #510063-0115-B. The site is located as "Zone C", area outside the 100-year flood plain Wetlands The National Wetlands Inventory Map indicates that there are no wetlands on the subject site. Steep Slopes There are no steep slopes (over 50%) on this site. #3949 3 • • Greenway Engineering June 21, 2004 Adams Development Group, Inc. Rezoning Mature Woodlands There are no woodlands on the subject site. Soil Types (Reference Attachment 2. Adams Rezoning Existing Soils Map) The following four soil types are identified in this property according to the Soil Survey of Fredrick County, map sheet number 24 (USDA Soil Conservation Service). 7C-Carbo-Oaklet-Rock outcrop complex 2-15 percent slopes, covers approx. 5% of site 14B-Fredrick-Poplimerto Loams 2-7 percent slopes, covers approx. 40% of site 16C-Fredrick Poplimento Loams, very rocky 7-15 percent slopes, covers approx. 20% of site 29-Massanetta Loam, 0-4 percent slopes, covers approx. 35% of site The 14B and 29 soil types are identified as prime agricultural soils according to Table 5, Prime Farmland (Soil Survey of Fredrick County, page 123). B. SURROUNDING PROPERTIES Adjoinirg_property zoning and present use: North: Zoned RA District Use: Residential SFD/mobile home South: Zoned MH1 District Use: Mobile home park Zoned M1 District Use: Commercial Zoned RA District Use: Residential SFD East: Zoned B3 District Use: Industrial (APAC Virginia, Inc.) Zoned RA District Use: Institutional (church) West: Zoned RA District Use: Interstate Highway 81 Use: VDOT Rest area/welcome center #3949 4 0 0 �. - < o , %- ��» ./ � Greenway Engineerirl June 21, 2004 Jalms Development Group, Inc. Rezoning C. TRANSPORTATION The proposed rezoning has proffered a maximum aggregate of 835,575 square feet of building area, comprised of four specific categories of land uses on the 59.71-acre parcel. A traffic study of the proposal was performed by Kellerco, Incorporated. The results of this study (utilizing Institute of Transportation Engineers ((ITE)) Trip Generation Manual, 7`' Edition), is as follows. Office (TTE code 710) Office / Warehouse (ITE code 710/150) Warehouse (ITE code 150) 40,000sf 100% 39,200sf 25% office 117,675sf 75% warehouse 492,500sf 100% Self-service Storage Facility (ITE code 151) 146,200sf 100% TOTAL 659 VPD 649 VPD 783 VPD 2,163 VPD 349 VPD 4,603 VPD Please reference Attachment 3. Adams Rezoning Traffic Study, Kellerco, February 17, 2004 The 2002 VDOT Daily Volume Jurisdiction Report 34 identifies Martinsburg Pike (Route 11) between Old Charles Town Road (Route 761) and Cedar Hill Road (Route 671) with 6,300 VPD. All vehicle trips entering and exiting the subject site will travel north or south on Martinsburg Pike to access Interstate 81 (N or S). The Winchester Area Transportation Study (WATS) does not call for improvement to Martinsburg Pike north of Old Charlestown Road (Route 761); however the applicant has proffered to dedicate right-of-way to VDOT for the future development of an additional travel lane. (Reference Attachment S. Adams Development Group, Inc. Generalized Development Plan) The applicant recognizes that all development impacts the transportation system beyond the limits of the subject property's road frontage. As a function of an applicant initiated rezoning request, Frederick County may accept proffers related to off -site improvements. Therefore, this applicant proffers to contribute a prorated share of the cost of signalization improvements in the area of Interstate-81 Exit 321. #3949 5 • • Greenway Engineering June 21, 2004 Adams Development Group, Inc. Rezoning D. SEWAGE CONVEYANCE AND TREATMENT The 59.71-acre parcel is located within the Route 11 North Sewer and Water Service Area (SWSA). There is a newly constructed 8" sanitary sewer force main adjacent to the Winchester and Western Railroad running north to south through the property. Based on comparable discharge patterns, the Frederick County Sanitation Authority (FCSA) has determined that 500 gallons/day per acre is a reasonable guide for estimating the sewer impact for this commercial and industrial transition site. Q=500 gallons/day/acre Q=500 gpd x 59.71 acres Q=29,855 gpd The proposed zoning is estimated to add 29,855 gallons per day to the public sewage conveyance system and the Opequon Waste Water Treatment plant. The design capacity of the treatment plant is 8.4 million gallons per day, of which approximately 6.4 is currently being utilized The total build -out of the proffered land uses would require approximately 1.5 percent of the available capacity at the Opequon Waste Water Treatment plant; therefore, adequate capacity is available for this development. E. WATER SUPPLY The 59.71-acre parcel is located within the Route 11 North Sewer and Water Service Area (SWSA). There is an existing 10" water main in Martinsburg Pike (Route 11) and a newly constructed 20" water main adjacent to the Winchester and Western Railroad running north to south through the property. The existing water consumption patterns, Frederick County Sanitation Authority (FCSA) has determined that 1,000 gallons/day per acre quantity is reasonable to consider for the water impact analysisfor this commercial and industrial transition site. Q=1000 gallons/day /acre Q=1000gpd X 59.71 acres for Q=59,710 gpd The proposed uses will utilize an estimated 59,710 gallons of water per day. The Global Chemstone Quarry is one of three sources contributing to the blended water for the new 20- inch water main. This quarry, with 3.75 million gallons per day available capacity, is serviced by a water treatment facility providing approximately 2 million gallons per day of potable water. The projected water usage at build -out would account for less than 3 percent of this portion of the blended water sources. Adequate capacity is available for this development. #3949 6 • • Greenway Engineering June 21, 2004 Adams Development Group, Inc. Rezoning F. SITE DRAINAGE The 59.71-acre parcel is gently sloped from the northwest to the southeast. The site generally drains southeasterly towards an intermittent stream (unnamed on USGS map) along the southern property line of the site. Stormwater management will be designed to allow for sheet flow through the paved areas serving the various uses to a stormwater management pond and then to be released to the existing natural stream system at an acceptable rate. The stream flows northeast, beneath Martinsburg Pike and into a small pond approximately a tenth of a mile northeast of the site. Stormwater management design will occur during the site development plan process, which will require approval by the Frederick County Engineer and the Virginia Department of Transportation. The following calculations estimate the proposed storm water runoff for a ten-year flow (Reference: VDOT Drainage Manual): Existin C = 0.30 (pasture) Iio =4.6 in/fir (15min) A = 59.71 acres Qio= 82.40 cfs (Q = CIA) Proposed C = 0.90 (commercial) Iio= 5.5 in/hr (10 min) A = 59.71 acres Qio= 295.56 cfs (Q = CIA) Development of the subject site at maximum build -out will therefore result in an increased runoff of 213.16 cfs. A detailed stormwater evaluation shall be included with any site plan submittals. A detention pond and other stormwater management facilities will be built to control storm water discharge into the above referenced unnamed stream. G. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual business consumption of landfill volume figure of 5.4 cubic yards per 1,000 square feet of commercial floor area (Civil Engineering Reference Manual, 4th edition). The following figures show the increase in average annual volume (based on the proffered 835,575 square feet of total building area minus the 146,200 square feet proffered to self-service mini - warehouse, yieldng 689,375 square feet of qualifying a -ea). AV = 5.4 Cu. Yd. per 1,000 sq. ft. AV = 5.4 Cu. Yd. x 689 (1,000 sq. ft.) AV = 37,206 Cu Yd at build -out The Municipal Solid Waste area of the Regional Landfill has a current capacity of 13,100,000 cubic yards (13.1 Million Cu. Yd.) This capacity is more than adequate to accommodate the solid waste generated from this project. #3949 7 0 0 Greenway Engineering June 21, 2004 Adams Development Group, Inc. Rezoning H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey identifies one structure within the immediate area of the subject property, that being Kenilworth (34-113). The Frederick County Rural Landmarks Survey identifies Kenilworth as a property "potentially eligible for the state and national register of historic places" (page 250). The Generalized Development Plan depicts the one hundred foot wide full screen buffer the applicant will provide adjacent to the Kenilworth property. Along the 504 foot shared property line this buffer will contain a six foot high berm and more than one hundred and fifty trees and bushes. (Reference Attachment S. Adams Development Group, Inc. Generalized Development Plan) The subject site falls within the northwest corner of the core battlefield area boundary of the Second Winchester engagement (Stephensons Depot phase). However, due to the existing development surrounding the site, this area is identified as "having lost historic integrity". I. OTHER IMPACTS The Frederick County Capital Facilities Fiscal Impact Model has been applied to the proffered development of 835,575 square feet of transitional industrial land use. The results of this model run indicate that the development of the subject site will provide a positive revenue source to Frederick County of $5,402,768 at build -out; however the model run indicates a fiscal impact to Fire and Rescue Services. Therefore, the applicant has proffered a monetary contribution $0.01 per square foot to adequately address the impact to Fire and Rescue Services for capital facilities costs which will generate a revenue of up to $8,355 at project build -out for Fire and Rescue Services. No other impacts are anticipated as a result of this rezoning proposal. Attachments 1. Adams Rezoning Existing Zoning and Location Map 2. Adams Rezoning Existing Soils Map 3. Adams Rezoning Traffic Study, performed by Kellerco, dated February 17, 2004 4. Adams Development Group, Inc. Proffer Statement S. Adams Development Group, Inc. Generalized Development Plan #3949 8 x %0 N O M O >, o as El o � CM O O U r-I 0 x as 0 G ^O O a _H d u w- v v v a� ,4 4J W a c ro U U 6 0304154ot:0 O CM ro THIS DEED made and dated this 16th day of July, 2003, by and between BROWN LOVETT, JR., by his Attorney -in -Fact, Catherine C. Lovett, party of the first part, hereinafter called the Grantor; and THE ADAMS DEVELOPMENT GROUP INC. a West Virginia corporation, party of the second part, hereinafter called the Grantee. 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 acknowledged, the Grantor does hereby grant and convey, with general warranty of title, unto the Grantee, in fee simple absolute, all of his right, title and interest in and to the following property: All of that certain lot or parcel of land together with all improvements thereon and appurtenances thereunto belonging, containing 64.45 acres, situate in Stonewall Magisterial District, Frederick County, Virginia; AND BEING the same land in which Brown Lovett, Jr. acquired an undivided one -sixth (1/6) interest by Deed from Bruce E. Lovett, et ux, dated March 20,1978, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 489 at Page 728, an undivided one-half ('/2) interest by Deed from William O. Lovett, et ux, dated February 15, 1983, of record in the aforesaid Clerk's Office in Deed Book 556 at Page 797, and an undivided one-third (1/3) interest by inheritance from his late father, Brown Lovett. The land herein conveyed is :n gross and not by the acre. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. This conveyance is made subject to all easements, rights of way and restrictions of record affecting the subject property. The Grantor does hereby covenant that he has the right to convey to the Grantee; that the 0 0 Grantee shall have quiet and peaceable possession of the said property, free from all liens and encumbrances; and he will grant such further assurances of title as may be requisite. WITNESS the following signature and seal: (" L �SEAL) CATHERINE C. LOVETT, Attorney -in -Fact for BROWN LOVETT, JR. COMMONWEALTH OF VIRGINIA, AT -LARGE: CITY OF WINCHESTER, to -wit: I, the undersigned, a Notary Public in and for the State and Jurisdiction aforesaid, do hereby certify that Catherine C. Lovett, whose name is signed to the foregoing Deed dated the 16th day of July, 2003, as Attorney -in -Fact on behalf of BROWN LOVETT, JR., has personally appeared before me and acknowledged the same in my State and Jurisdiction aforesaid. GIVEN under my hand this day of July, 2003. (SEAL) Notary Public My Commission Expires: /U This document prepared by: Stephen G. Butler, Esquire - = �0 KUYKENDALL, JOHNSTON, McKEE & BUTLER, P.L.C. lr 112 South Cameron Street P. O. Drawer 2097 VIRGINIA: FREDERICK COUNTY, SCT. Winchester, VA 22604 (540) 662-3486 This instrument of writing was produood to the on at n with c rtificate of acknowledgement then to annexed was admitted to record. T imposed by Sec. 58.1-802 of $ �oD .— , and 58.1-801 have been paid, if assessable Clerk 0 Date: 6/10/04 COUNTY OF FREDERICK Time: 16:22:17 • Trans. 7 Name: Name 2: Address: HC 34 BOX 30 BLOOMERY WV Zip: 26817 - 9705 Dose: 39.89 ACRES Land: $199,500 Original Bill: $728.18 Penalty Paid: $.00 Amount Owed: $.00 Total Owed: $.00 Prin. being Paid: Penalty being Paid: Total Amount Paid: HEATHER M TAYLOR ■ pe: PAY Dept/Bill#: RE2004 00338010 THE ADAMS DEVELOPMENT GROUP, INC 000008933 Cust.Transactions: 001 P/I Date: 6/10/2004 6/10/2004 Bill Date: 6/06/2004 Half: 1 Map#: 44 A 75 MMMMMDDSSLLLLS Acreage: 39.89 Dist/Cis 05 / 01 Mortg.Co.: SSN: 000 - 00 - 0000 000 - 00 - 0000 Status: Improve: $0 Credits: $.00 Int Paid: $•00 Other: $.00 Penalty: $•B0 Aging: Interest bein Paid. Promise to Pay Date: Use: Discount: Last Date: Interest: $.00 Dpt/Act cde • COUNTY of E1 REMERICK Department of Planning and Development V (�(]�1'� P (J540/665-5651 � L Imo'. U TAX: 540/665-6395 MEMORANDUM TO: Finance Department FROM: Pam Deeter, Office Assistant II ;SUBJECT: Return Of Sign Deposit DATE: September 10, 2004 The amount of $50.00 was deposited in line item 0-010-019110-0008 for the person named below as a deposit for one sign for Rezoning 911-04 for Adams Development Group. 1--1e has rettu-ned the sign and is therefore entitled to the return of the deposit. You may pay this ull the regular bill cycle. Please send a check in the amount of $50.00 to: RSA/pd 0 Adams Development Group 156 Big Timber Dr. Cross .function, VA 22625 107 North gent Street. • Winchester, Virginia 22601-5000 0 41 et\ GREENWAY ENGINEERING 147 151 Windy Hill Lane =oundcd in 1971 Winchester, Virginia 22602 T R A N S M I T T A L Project Name: Adams Development Group File No: 3494 Date August 23, 2004 To: FC Planning From: Evan Wyatt Attn: Susan Eddy GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 ❑ Urgent ❑ For Your Review ® As You Requested ❑ Please Comment Message: Hi Susan, Please find attached the revised proffer statement for the Adams rezoning that has the original owner signature and is notarized. I am scheduled to meet with Ed Strawsnyder Friday afternoon to finalize the revisions to the Impact Statement. I will forward that information to you on Monday, August 30. Please contact me if you need anything else at this time. Thank you, Evan Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com a • %*47 Founded in 1971 GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 JD.E C E � W E 1'1►l; 3 M4 FREDERICK COUNTY PLANNING & DEVELOPMENT TRANS MITTA L Project Name: Adams Development Group File No: 3949 Date August 3, 2004 Rezon To: Planning & Development From: Andy Conlon, Atop Attn: Jeremy F. Camp GREENWAY ENGINEERING Phone: 540-662-4185 Copied Bob Adams Fax: 540-722-9528 ❑ Urgent ❑ For Your Review ❑ As You Requested ❑ Please Comment Message: Jeremy: Attached are the following materials, submitted as replacements for the corresponding items provided for the August 18, 2004 Planning Commission Public Hearing of the Adams Development Group rezoning request: 1. -Generalized Development Plan (revised MH-1 buffer), 2. -Proffer Statement (revised C-4; Corridor Improvements, Signalization), 3. -Traffic Impact Evaluation from John Callow, PHR&A. Thank you for comments thus far. Continue to call with anv auestions or need for additional information. Andy Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com 0 a FW: Adams Rezoning Subject: FW: Adams Rezoning Date: Mon, 2 Aug 2004 14:40:30 -0400 From: "Evan Wyatt" <ewyatt@greenwayeng.com> To: "Jeremy F. Camp (E-mail)" <jcamp@co.frederick.va.us> CC: "Andrew J. Conlon" <aconlon@greenwayeng.com> Hi Jeremy, Please note Ben's response to the revised language for proffer C4 for the Adams rezoning. Andy will revise this section verbatim and we will work to get you the revised proffer and revised GDP tomorrow. Please let me know if you need anything else. Thank you, Evan -----Original Message ----- From: Lineberry, Ben, PE[mailto:Ben.Lineberry@VirginiaDOT.org] Sent: Friday, July 30, 2004 3:29 PM To: Evan Wyatt Subject: RE: Adams Rezoning LOOKS GOOD. BHL -----Original Message ----- From: Evan Wyatt [ mailto:ewyatt@greenwayeng.com <mailto:ewyatt@greenwayeng.com> ] Sent: Friday, July 30, 2004 12:51 PM To: Lineberry, Ben, PE; Lineberry, Ben, PE Subject: Adams Rezoning Hi Ben, Thanks again for contacting me yesterday to advise me of the concerns expressed by the Planning Department. Please review the following paragraph and advise me if this language will work better that the current proffer. If you like this revision, we will incorporate it into the final proffer statement. Please advise Jeremy Camp once you are satisfied with this language and also let him know that your previous comment will suffice. Thank you, Evan C4) Corridor Improvements, Signalization In recognition of offsite transportation impacts, the applicant hereby proffers to contribute a prorated share of the cost of signalization improvements in the area of Interstate 81 Exit 321. The Virginia Department of Transportation (VDOT) will determine the appropriate location for signalization improvements and will determine when this improvement is warranted. The applicant will enter into a signalization agreement with VDOT that will provide a one-time contribution towards the cost of signalization in a prorated amount to be determined by VDOT based upon the traffic volume generated by the developed portion of the 1 of 2 8/2/2004 3:52 I'M PW: Adams Rezoning 0 i subject property. 2 of2 8/2/2004 3:52 PM TRANSMISSION VERIFICATION REPORT TIME 07/29/2004 16:54 NAME FRED CO PLANNING DEP FAX 5406656395 TEL 5406655651 SER.# BROC2J178677 DATE,TIME 07/29 16:52 FAX NO./NAME 915409845607 DURATION 00:01:46 PAGE(S) 06 RESULT OK MODE STANDARD ECM COUNTY of FREDERICK De,partrnent of Planning and Deveiopmellt 107 North Kent Street, Suite 202 a Winchester, Virginia 22601-5000 Telephone: 540/665-565 ). FAX, 540/665-6395 FAX TRANSMISSION TO: Q � �1r Qyr�u�—�..� . _ rlN-uniber )atc: ) 2-q 000MPANY, V Q � t of Pages (including cover sheet) FAX #• `aug � [ (D q COUNTY of FREDERICK Department of Planning and Development 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION TO: .ems U no bj-VV COMPANY: V D O FAX#: `'tIo q% -j '5(.00q Remarks: P LeC�� C. Awn\Z,\A o r 0<'04� s. Date: `) { Z j6q Number of Pages (including cover sheet) From the desk of: -3-Llct �� Greenway Engineering June 21, 2004 Adams Development Group, Inc. Rezoning ADAMS DEVELOPMENT GROUP, INC. REZONING Tax Parcel #44-((A))-75 Stonewall Magisterial District Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginias 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application for the rezoning of 59.71-acres from the Rural Areas (RA) District to Industrial Transition (133) District. Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the lands owned by Adams Development Group, being all of Tax Map Parcel 44-((A))-75 and further described by Boundary Survey Plat prepared by Edward W. Dove, L.S., dated July 29, 2003 (see attached Boundary Survey Plat). A.) Generalized Development Plan The applicant hereby proffers to develop the 59.71-acre property in substantial conformance with a Generalized Development Plan approved as part of the rezoning application. The Generalized Development Plan is intended to delineate the general location and relationship of land bay uses. B.) The followirg maximum building square footages for each specified land uses are proffered. All other land uses, otherwise allowed (permitted) in the B3 zoning district are hereby prohibited on the 59.71-acre property. 1. office 40,000 square feet 2. office /warehouse 156,875 square feet 3. warehouse 492,500 square feet 4. self-service storage facility 146,200 square feet TOTAL BUILDING AREA 835,575 square feet File #3949/EAW/ajc 1 Greenway Engineering June 21, 2004 •Adams Development Group, Inc. Rezoning C.) Transportation 1.) Access to Martinsburg Pike (US Route 11) Direct access to Martinsburg Pike (US Route 11) will be provided through a single shared commercial entrance to provide ingress and egress for all uses within this site. This shared commercial entrance will be located so as to align with the existing commercial entrance to the APAC site located on the opposite side of Martinsburg Pike. 2.) Turn lane — Martinsburg Pike (US Route 11) The applicant hereby proffers to install a right -turn deceleration lane at the entrance on Martinsburg Pike (US Route 11). 3.) Additional Right-of-way Dedication In the interest of future area transportation plan improvements, the applicant hereby proffers to dedicate to the Commonwealth of Virginia twenty (20) feet of additional right-of-way on the Martinsburg Pike (US Route I I) frontage of the property. 4.) Corridor Improvements, Signalization In recognition of offsite transportation impacts, the applicant hereby proffers to contribute a prorated share of the cost of signalization improvements in the area of Interstate-81 Exit 321. At such time as conditions warrant the installation of a traffic signal in the area of Exit 321, the applicant shall make a one-time contribution towards the cost of said signalization, in a prorated amount based upon the estimated volume of traffic generated by the developed portion of the subject property at the time of said warrant. D.) Outdoor Storage Buffer The applicant hereby proffers to preserve a continuous strip of existing vegetation on the west side of the Winchester and Western Railroad, as identified on the Generalized Development Plan, to screen the outdoor storage area from Interstate 81 and the NM-1 property to the southwest. The applicant will preserve a minimum depth of fifty (50) feet of the existing vegetation adjacent to both the Interstate-81 right-of-way and that approximately 242 foot portion of the property line shared with the ME-1 zoned property to the south. Should such existing vegetation be deemed insuffident screen by the Zoning Administrator at the time of site plan review, the vegetative area will be supplemented with additional landscaping and/or opaque structures as needed to meet ordinance standards. Pile #3949/EAW/ajc Greenway Engineering E.) North (Kenilworth) Buffer June 21, 2004 *Adams Development Group, Inc. Rezoning The applicant hereby proffers to utilize a minimum six foot high earthen berm, rather than a fence, as the opaque element within the one -hundred foot wide Category "C" full screen adjacent to properties to the northeast. F.) South Buffer The applicant hereby proffers to utilize a minimum six foot high fence, rather than earthen berm, as the opaque element within the one -hundred foot wide Category "C" full screen adjacent to properties to the south. G.) Monetary Contribution to Offset Impact of Development The undersigned owner of the above -described property hereby voluntarily proffers that in the event rezoning application # is approved, the undersigned will pay to the Treasurer of Frederick County, Virginiathe following amount: $ .01/ building square foot This payment, potentially totaling $8,355 is intended to offset the additional cost to Frederick County, and more specifically Frederick County Fire and Rescue, due to an increased demand on public services. The proffer increments will be paid at the time of the building occupancy permits. Pile #3949/EAW/ajc Greenway Engineering June 21, 2004 *Adams Development Group, Inc. Rezoning H.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: ADAMS DEVELOPEMNT GROUP, INC. By:6 c Robert C. Adams, its President bate Commonwealth of Virgini4 City/County of -�-CeJpn- � C'�- To Wit: The foregoing instrument was acknowledged before me this v, rl day of 206q by My Commission Expires C. Notary Public Pile #3949/EAW/ajc • • Virginia Department of Transportation ina Mail to: Hand deliver to: Virginia Department of Transportation Virginia Department of Transportation Attn: Resident Engineer Attn: Resident Engineer 14031 Old Valley Pike 2275 Northwestern Pike Edinburg, Virginia 22824 Winchester, Virginia 22603 (540) 484-5600 .Applicant's Name: Mailing Address: Location of property: Current zoning: Zoning requested: FrI iinia Department of Transportation Comments: 11 VDOT Signature & Date: Telephone: Acreage: Notice to VDOT - Please Return Form to Applicant 20 0 ; .'a - -�' " COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 11, 2004 Mr. Andy Conlon Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Re: Adams Development Group Rezoning Dear Andy: I have reviewed the subject rezoning proposal, which seeks to rezone 59.71 acres from RA (Rural Areas) to B3 (Industrial Transition). The property is located west of Martinsburg Pike (Route 11 North) near its intersection with Jordan Springs Road (Route 664) in the Stonewall Magisterial District. The property is further bounded by Interstate 81 to the west. The property is identified by PIN 44-A-75. The subject property is located wholly within the Sewer and Water Service Area (SWSA), and is included within the boundaries of the Northeast Land Use Plan (NELUP). The NELUP designates the planned land use for the subject parcel as commercial. (Comprehensive Policy Plan, p. 6-38, 6-38.2) The following preliminary comments are offered to assist in the finalization of this rezoning petition: Impact Analysis Statement - Transportation It is noted that traffic generation projections for the subject rezoning indicate that the proposed development will yield a 73% increase in trips on the impacted segment of Martinsburg Pike. The impact analysis statement does not offer any indication of existing level of service conditions on this segment of the roadway. Moreover, the transportation analysis does not articulate whether Martinsburg Pike has the capacity to accommodate the projected traffic increase while maintaining acceptable level of service conditions. It is recommended that the impact analysis statement be enhanced to clearly demonstrate the effective mitigation of the traffic impacts anticipated with this proposal. Impact Analysis Statement - Water Supply The water supply analysis does not identify the available capacity of the Global Chemstone Quarry water source, and therefore does not accurately assess the impact of the proposal's estimated water usage. It is recommended that the analysis account for the amount of the quarry's total capacity already committed to serve approved projects along the Martinsburg Pike corridor. Impact Analysis Statement - Historical Sites and Structures - GDP Description The impact analysis statement indicates that a one hundred foot wide full screen buffer will be installed 107 North Kent Street • Winchester, Virginia 22601-5000 'Mr. Andy Conlon, Greenw•ay Engineering June 11, 2004 Page 2 adjacent to the shared boundary with the Kenilworth property. In particular, it is noted that a six foot high berm will be installed within the buffer area. The proffered Generalized Development Plan (GDP) includes a detail of the buffer, which specifies that either a fence or berm will be utilized as the opaque "structure" component of the full screen. While the fence is certainly appropriate adjacent to the residential properties also protected by the buffer, it is recommended that the GDP specify that the berm will be used along the 504 foot length of the parcel boundary adjoining the Kenilworth site to ensure consistency with the design provisions of the impact statement. Moreover, it is recommended that the Kenilworth site be identified on the GDP. Proposed Proffer Statement - Section B. - Land Uses It is recommended that the second sentence of this proffered condition be clarified as follows: "All other land uses otherwise allowed (permitted) in the B3 zoning district are hereby prohibited on the 59.71 acre property." Proposed Proffer Statement - Section C. - Transportation It is noted that several signalization agreements are pending along the Martinsburg Pike corridor that may benefit from expanded participation by private development interests. As the trips generated by this site will undoubtedly impact the intersections subject to these agreements, it is recommended that the applicant confer with the Virginia Department of Transportation (VDOT) concerning specific signalization needs along the corridor. Proposed Proffer Statement - Section D. - Outdoor Storage Buffer Pursuant to Section 165-83.A. of the Frederick County Zoning Ordinance, the front yard setback required for the B3 district on primary and arterial highways is fifty (50) feet. As the subject site is bounded to the east and west by two such roadways, a fifty foot front yard setback will be required adjacent to the rights -of -way of both Interstate 81 and Martinsburg Pike. The Zoning Ordinance stipulates that outdoor storage and/or processing is not permitted within any required front yard setback (Section 165-33.B.). It is therefore recommended that the vegetative outdoor storage buffer proffered adjacent to Interstate 81 be expanded from thirty (30) feet to fifty (50) feet to ensure conformance with this ordinance provision. Please note that areas of outdoor storage in the business and industrial districts are required to be screened from view from public rights of way and adjoining properties by a fence, wall, or screening (Section 165-33.A.). Although reflective of this ordinance requirement, the proffered buffer is appropriate as it stipulates the preservation of existing vegetation as the screening method for the outdoor storage area. However, it is recommended that the applicant acknowledge that should such existing vegetation be deemed an insufficient screen by the Zoning Administrator at the time of site plan review, the vegetative area will be supplemented with additional landscaping and/or opaque structures as needed to meet ordinance standards. Proposed Proffer Statement - Section E. - Parkin Loot Lighting Section 165-35.A. of the Frederick County Zoning Ordinance requires that outdoor lighting be arranged to deflect glare away from adjoining properties and public streets. In particular, this provision states the following: "Sources of light on a lot shall be hooded or controlled to prevent glare beyond the lot line." The proffered condition proposed regarding parking lot lighting on the subject site is not substantially different from the requirements of the ordinance. It is therefore recommended that this proffered condition be deleted ! i Mr. Andy Conlon June 11, 2004 Page 3 from the proffer statement as it merely reiterates applicable zoning provisions. However, it would be appropriate to retain this condition should the applicant desire to commit to a specific shielding method or lighting type to achieve glare mitigation, assuming that such approaches are specified in the proffer statement. Proposed Proffer Statement - Kenilworth Buffer It is recommended that any unique features planned to complement or otherwise comprise the required Category "C" buffer adjacent to the Kenilworth property be specified in the proposed proffer statement. In particular, the use of a berm rather than fence as the opaque element of the full screen along the shared boundary with the Kenilworth property should be clarified by proffer and on the GDP. A commitment to this optional feature would be consistent with the description provided in the impact analysis statement. Generalized Development Plan - Area Tabulation Table To ensure consistency between documents, it is recommended that the area tabulation table on the GDP identify the project's planned uses with the same terminology employed in the proposed proffer statement and impact analysis statement (i.e. "flex" office - warehouse, "general" warehouse, self storage/"mini storage"). Generalized Development Plan - Outdoor Storage Buffer Legend To ensure consistency between documents, it is recommended that the legend for the outdoor storage buffer on the GDP be revised to emphasize that it will consist of existing vegetation (i.e. "50' Continuous Existing Vegetation Strip"). Moreover, the addition of a heading unique to this legend would improve the clarity of the GDP. Please do not hesitate to contact me should you have questions or concerns regarding this correspondence. Sincerely, r Christo er M. Mohn, AICP Deputy Planning Director CMMJbad t4t\ GREENWAY ENGINEERING lk� 151 Windy Hill Lane Foard�:i in 1Winchester, Virginia 22602 9"i T RAN SMITTAL Project Name: File No: Date Adams Development Group Rezoning 3949 Juily 23, 2004 To: Planning & Development From: Andy Conlon Attn: Chris Mohn GREENWAY ENGINEERING Phone: 540-662-4185 Copied Bob Adams Fax: 540-722-9528 ❑ Urgent El For Your Review ❑ As You Requested El Please Comment Message: Chris: Adams Development Group rezoning request: -Signed Rezoning Application Form -Application fee check for $4,000.00 and a $50 sign deposit check -Signed/notarized Special Limited Power of Attorney form -Plat -Deed -Tax Statement -Adjoining Property Owner list -Impact Analysis Statement -Proffer Statement -Agency Comments -44 11"x17" copies of color exhibit -Black and white exhibits One complete packet is attached for your use in assembling your packets for disbursement Thank you for your assistance. Call with any questions or need for additional information. Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com Adjoining Property Owners Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property includirg the parcel identification number which maybe obtained from the office of the Commissioner ofRevenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name Robert L. MORELAND 162 Moreland Lane Clearbrook, VA 22624 Property # 44-A-2 Name Gary L. and Pamela L. PAYNE P.O. Box 121 Stephenson, VA 22656 Property # 44-A-3 Name Weldon G. and Alice C. OATES 2674 Martinsburg Pike Stephenson, VA 22656 Property # 44-A-60 Name Ernest R. and Mary K. BAILEY, Tnistees P.O. Box 43 Stephenson, VA 22656 Property # 44-A-61 Name Donald E. and Kimberly L COOK P.O. Box 39 Stephenson, VA 22565 Property # 44-A-62 Name Emmanuel United Methodist Church 2732 Martinsburg Pike Stephenson, VA 22565 Property # 44-A-63 Name Emmanuel United Methodist Church 2732 Martinsburg Pike Stephenson, VA 22565 Property # 44-A-64 Name David B. GRIM 159 N. Loudoun Street Winchester, VA 22601 Property # 44-A-70 Name David B. GRIM 159 N. Loudoun Street Winchester, VA 22601 Property # 44-A-71 • 0 Name and Property Identification Number Address Name Richard D. DEMOREST P.O. Box 233 Clearbrook, VA 22624 Property # 44-A-72 Name Robert A. and Tammy L. WRIGHT 2687 Martinsburg pike Stephenson, VA 22656 Property # 44-A-74 Name Charles W. ORNDOFF 2897 Martinsburg Pike Stephenson, VA 22565 Property # 44-A-75A Name Florence H. SHUSTER, et al P.O. Box 202 Stephenson, VA 22565 Pr<�herty # 44-A-76 Name Deborah A. MULLINS P.O. Box 243 Stephenson, VA 22565 Property # 44-A-76A Name Ann H. WILDER P.O. Box 251 Stephenson, VA 22565 Property # 44-A-76B Name Florence H. CONARD PO. Box 202 Stephenson, VA 22565 Property # 44-A-76C Name DorothyL. HIETT P.O. Box 380 Arthurdale, WV 26520 Property # 44-A-76D Name APAC-Virginia, Inc. P.O. Box 14000 Lexington, KY 40512 Property # 44-A-89 Name L. F. Franklins & Sons, Inc. c/o APAC-Virginia, Inc. P.O. Box 14000 Lexingtm, KY 40512 Property # 44-A-89A Name O. L. and Ruth B. PAYNE P. O. Box 160 Stephenson, VA 22565 Property # 44-1-D 0 .i ZONING BUFFER LEGEND •'C' CATEGORY . 0V PAL SCREEN UTN BElal a �% I •'C• CATEGORY . 00' FRILL SCREEN UTu FENCE ® / »• 0[T f I!O' 6EFat � •l KIY•REEN / MKIM 0 � © b��' � •E�'EFf#EN MH-1 BUFFER LEGEND VINICINTY MAPEL I" SCALE l" = 2000' T � INACT NE ACTIVE DISTANCE DISTANCE AREA TABULATION BUILDING AREA / OFFICE 40,000 S.F.OFFICE / /, WAREHOUSE156875 S. F. WAREHOUSE 492.500 S.F. SELF-SERVICE STORAGE FACILITY 146,200 S.F. TOTAL BUILDING AREA 835,575 S.F. F.A.R. 0.32 ' co o� / - Z) ' O/���,/(_ 492,500 SF r� WAREHOUSE (UVCLU S OTHER SIDE OR R l may~` C4�r y a Do$( 1 _ / USE N 'N/• / .£8r15/'', oaf_ ■ �^ *aft G ZONED 1 I;r'�`awa i DE AyiyF ED t_ 6 SERESIDE,,, i OR FF CHARLEE W� \ , IfED ' ZONED Rl1 � USE RESIDENTIAL AKA: ID:NILWORT� � I ___ WTCDERANN M— _... DEED BOOM 447 ZONED USE R 5 D 156,875 SF OFFICE / WAREH e%ISi �IRf P.J/•C "o� L' J DOT 20' DEDICATION FOR FUTURE RT. 11 1 40.000 _ WIDENING T W F 0 a —t RE W W ,z V z W $ N + E a ' cC mmu 3 9� mom gym= W W # r an m Vim• ! F f.�. L c u m� 4=1 ry, t H HARK D. SMITH v N0.022837 ¢ a a 'A, W DATE 04/12/04 SCALE: 1" = 100' DESIGNED BY: TEAM FILE NO. 3949 SHEET 1 OF 1 k 4k i C E 8 V AM FREDERICK COUNTY INNING & DEVELOPMENT / Z ME W W 6C SITE Z �� 6C 3 6, Z =0 a� E r Morela d z Lane Rt. 836 � sC 14C 14 ;y C H2O 35 //% 32C ADAMS DEVELOPME NC. 44 A 75 Spring EXISTING ZONING RA Meadows PROPOSED ZONING Big M.H.P. 5C � F cog, ynes 16C Z y P. STEPH SON N o Q �Z o32B �y�o Q Y � U H Z a J Q 4C ~ 3 a—zLA 0 Easy &4Sr W Living a B M.H.P. 5B J (� DATE 04/07/04 B SCME: DESIGNED BY. EV FILE No. 9 SH66T 1 0I 1 v 0 0 0 %�_ ' ZONING BUFFER LEGEND ,) 14' ' • •C' CATEGORY • 100. FULL SCREEN WTN BERH IIIYYY/// 1 I _ I 7 ` f� • •O' CATEGORY - Ipm FULL SCREEN WTN FENCE ® �/ / ^ lu L • 100' �• x-_ ®-E"EWAMEN , 'j ti•N4CTNE Q( .h'EmomlN / / / OR FFCHARLE9W �-1 D[c[rW f 20NED RAN USE RESIDENTIAL I 1 r j7T • NILWORTH 1Y N 50'CONTyQS EXISTY VEGETATION STRIP AWIME$ � Will VINICINTY MAPY W SCALE 1 = 2000' �" , / / / / WEx C a d / i s niO h C Y < 1 / I' ♦ F- r< AREA TABULATION c BUILDING AREA / / //iIj OFFICE 40.000 S.F. Y' ERCHARLESIN d e 1P0140 OFFICE /WAREHOUSE 156,8S.F. WAREHOUSE .00 S.F. i/ SELF—SERVICE STORAGE FACILITY146146,200 00 S.F. _ MULL ___.�RANN It---- — CSRENCE TOTAL BUILDING AREA 835,575 S.F. / ;/ �/ yULLINS ERGRAH H OTHYL / P DEED EF3 I DEED 1� eD1eMP0400 DEED 01 PG 101 -"—� N RA iiiiii..wwww.��iiiiil ED F.A.R. HIENTIAL USE U SIDENTUU. D RA U) DOT 20' I ; DEDICATION F �1 FOR Q FUTURE RT. 11 156,875 SF ; WIDENING c --` OFFICE IfWAREHOUS`„ ''� 40,000 _� 19 k �. OF ? I MARK D. SMITH -A C ED A� No.022837 r Ii f S�ONAL N, / e� Ali I 492,500 SF ✓ / 1 r ..!!�WAREHOUSE ! /���.�� � / ' � � L� J (ACLU S OTHER SIDE OR R r jj ftxm aft" "oft an. ftft IL 146 200 SF d t� - - 7 SELF TORAGE ' ri j �'a w '�I OLLI N 2 > W J F' CC Oos , ''� I' I' ` 0(4' J /Lu Z SWM AREA '// N. l N G 19 T ftftftft PC aft aft LLI ZONED 1 LLI At VOL, ` �� \� DATE 04/12/04 E223 s r py 1 NED ''G Wy /� SCALE N.T.S. i ,, •� ,F RftTD Ali DESIGNED BY: TES 0 0 0 6A F- -I VICINITY MAP SURVEYORS CERTIFICATE I, EDWARD W. DOVE, A DULY CERTIFIED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA DO HEREBY CERTIFY THAT THE LAND SHOWN HEREON IS NOW IN THE NAME OF THE ADAMS DEVELOPMENT GROUP, INC. AND WAS ACQUIRED BY THEM BY DEED FROM BROWN LOVETT. JR. BY HIS ATTORNEY -IN -FACT, CATHERINE C. LOVETT. THE DEED WAS DATED JULY 16, 2003. AND RECORDED AT INSTRUMENT #030015420 AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. I FURTHER CERTIFY THAT THE SURVEY IS CORRECT TO THE BEST OF MY KNOWLEDGE. SURVEYOR STATE OF VIRGINIA COUNTY OF FREDERICK, TO -WIT: I, GREGORY R. SHAUGHNESSY, A NOTARY PUBLIC IN AND FOR THE STATE OF VIRGINIA AND COUNTY OF FREDERICK, DO HEREBY CERTIFY THAT THIS DAY PERSONALLY APPEARED BEFORE ME EDWARD W. DOVE, WHOSE NAME IS SIGNED TO THE FOREGOING INSTRUMENT DATED 3RD DAY OF SEPTEMBER, 2003, AND ACKNOWLEDGED THE SAME BEFORE ME IN MY STATE AND COUNTY AFORESAID. GIVEN UNDER MY HAND THIS 3RD DAY OF SEPTEMBER. MY COMMISSION EXPIRES NOVEMBER 30, 2005. NOTARY PUBLIC BOUNDARY SURVEY ON THE PROPERTY OF THE ADAMS DEVELOPMENT GROUP, INC. INSTRUMENT #030015420 STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA THfS PLAT HAS BEEN PREPARED WITHOUT THE BENEFIT OF A 711LE REPORT DATE: JULY 29, 2003 SCALE: 1" = 400' AND DOES NOT NECESSARILY INDICATE ALL ENCUMBRANCES ON THE PROPERTY. OWNER: THE ADAMS DEVELOPMENT GROUP, INC. W.O. # D2014 „ Aj,TH op FLOOD NOTE - t. ZONE: C COMMUNITY NO: 510063 PANEL: 0110 B DATE: 7-17-76 ENGINEERS PLANNERS U EDWARD W. DOVE a & ASSOCIATES SURVEYORS CERT. N0. 54-17-3(A) 964 3078 SHAWNEE DRIVE P.O. BOX 2033 WINCHESTER, VIRGINIA 22601 1 OF 2 sUR,: " (540)667-1 103 doveinc®visuallink.com • 0 GpFip F Fly RF PARCEL B N 53'29' 14" W 207029.4 SO. FT. 242.44' 4.753 ACRES N 53'29'14" W RF 62.22' RS S�• q� R ��` S, 03 . \,9o441 N 57 F 4�'% 8 CL OF ' 6R �84 3'6-d 1 6 z RAILROAD CRACKS 42y22 cv '? MAN HOLE �\ WATER -A RAYNE RU114 B DEEIJ BOOK 381 PG _'_5 FENCE ZO(�NE'? M*i USE COMim"ERICAL PARCEL A 0 2,393,839.800 54.955 ACRES w Cn POST BARN i1' S 76'21'26" W Q, 73.30' S 70'36'46" W Q., 94,54' o. �i S 29'31'26" W WH1IE EiW000 L 8 BETTY L MT. 0010003= 47.75' USE tAL CNED RA RF F 5 27'S9'06" W 165.49' S 70' 17'26" W R POST U.S. ROUTE 11 40.60' / RF POST R/W VARIES ::7 ? = 2 7 8 47g DUOREST WHOM D." OM DAVID B / ' C INST. oot000som DEED BOOK 400 m 199 N 62'08'46" W zomm RA zOtm RA USE USE RFS186.36' C IDENn11 RESiDEliItAL &Mm'.AI'NUEL CHURCH BOUNDARY SURVEY ON THE PROPERTY OF THE ADAMS DEVELOPMENT GROUP, INC. INSTRUMENT #030015420 STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA VALVES VDH MONUMENT 35.26 �S 70'58'30" E RF NEAR cun w o VDH MONUMENT ED ORNI} FF GHARLES W o DEED' BOOK 415 PG 217 ''"W ZONED RA USE RFSIDEKITAL m POST . DNS DcBOR.AH A BOOK 54-7 PG 3 : U ZOpNED RA E RES-I'DE:�'llA -LLER 4346.2' A1NNBOOK -4, PG,4ZO?iE? IRA ON.Al2s.`.• F_ORENCE H .; SOCK 415, PG 490iONE R.AUSE RES11 i ifi li30;pCs!)t)1t)1� ZON„ RA 435.42' USE RESII;EENITAL S 28'23'30" IN POST kPAC PRn_PEft:y THIS IS TO CERTIFY THAT ON JULY 29. 2003 I MADE AN ACCURATE SURVEY OF THE PREMISES SHOWN HEREON, AND THAT THERE ARE NO EASE— MENTS OR ENCROACHMENTS VISIBLE ON THE GROUND OTHER THAN THOSE SHOWN HEREON. NOTES: 1. TAX ASSESSMENT MAP NO. 44—A-75 2. CURRENT INSTRUMENT IN CHAIN OF TITLE IS #030015420 3. RF= REBAR FOUND, RS= REBAR TO BE SET ITHIS PLAT HAS BEEN PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT I DATE: JULY 29, 2003 SCALE: 1" = 400' AND DOES NOT NECESSARILY INDICATE ALL ENCUMBRANCES ON THE PROPERTY. OWNER: THE ADAMS DEVELOPMENT GROUP, INC. W.O. # D2014 FLOOD NOTE — ZONE: C COMMUNITY NO: 510063 PANEL- 0110 B DATE: 7-17— ENGINEERS D= PLANNERS & ASSOCIATES SURVEYORS 3078 SHAWNEE DRIVE P.O. BOX 2033 WINCHESTER, VIRGINIA 22601 2 OF 2 (540)667-1 103 doveinc®visuallink.com LTH OF U EDWARD W. DOVE CERT. NO. j 54-17-3(A) 964 SURV 0 COUNTY of FRFDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING August 25, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #11-04 FOR ADAMS DEVELOPMENT GROUP On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, September 8, 2004, at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 911-04 of Adams Development Group, submitted by Greenway Engineering, to rezone 59.708 acres from RA (Rural Areas) District to B3 (Industrial Transition) District. This property is located in the Stephenson area of the County, fronting the west side of Martinsburg Pike (Route 11), opposite the intersection with Stephenson Road (Route 664), in the Stonewall Magisterial District, and is identified by Property Identification Number (PIN) 44-A-75. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the hearing, or at the Department of Plamling and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, �(' 6M4 Susan K. Eddy Senior Planner SKE/bad 107 North Kent Street o Winchester, Virginia 22601-5000 4 This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, V11'v11 la: 44 - A- - 75- THE ADAMS DEVELOPMENT GROUP, INC HC 34, BOX 30 BLOOMERY, WV 26817 Mr. Mark D. Smith, P.E., L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 44 - A- - 2- MORELAND, ROBERT L. 162 MORELAND LN CLEARBROOK,VA. o(U/Z-)b"- 44 - A- - 62- COOK, DONALD E & KIMBERLY K PO BOX 39 STEPHENSON,VA 22656.0039 44 - A- - 63- EMMANUEL UNITED METHODIST 2732 MARTINSBURG PIKE STEPHENSON, VA 22656.1712 44 - A. - 70- GRIM, DAVID B 159 N LOUDOUN ST WINCHESTER, VA 22601.4717 44 - A- - 72. DEMOREST, RICHARD D 22624.1756 PO BOX 233 CLEARBROOK, VA 22624.0233 44 - A- - 3- PAYNE, GARY L & PAMELA L PO BOX 121 STEPHENSON,VA 22656.0121 44 - A- - 60- OATES, WELDON G & ALICE C 2674 MARTINSBURG PIKE STEPHENSON,VA 22656.1743 44 - A- - 61- BAILEY, ERNEST R & MARY K TRUSTEES PO BOX 43 STEPHENSON,VA 22656-0043 44 - A- - 74- WRIGHT, ROBERT A & TAMMY L 2687 MARTINSBURG PIKE STEPHENSON,VA 22656.1719 /V &Qdj-� Susan K. Eddy, Senior Planner Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, / ' , a Notary Public in and for the State and County afoi esaid, do 1hey certify that Susa K. Eddy, Senior Planner for tl q Department of Planning and Development, whose name is signed to the foregoing, dated has personally appeared before me and acknowledged the same in my Stalq and Co(rnty aforesaid. Given under my hand this(,�,) ��) day of My commission expires on 60 Iv NOT RY P63LIC 44 A - 7 A ORNDOFF, CHARLES W. 2897 MARTINSBURG PIKE STEPHENSON, VA 22656.1721 44 - A- - 76 SHUSTER, FI.ORENCE it E-i AL;; PO BOX 202 STEPHENSON,VA 22656.0202 44 - A- - 76-A MULLINS, DEBORAH A. PO BOX 243 STEPHENSON,VA. 22656.0243 44 - A- - 76-C WILDER, ANN H. PO BOX 251 STEPHENSON,VA. 22656.0251 44 - A- - 76-D HIETT, DOROTHY L 203 PLEASANT AVE APT H52 KINGWOOD, WVA 26537.1639 44 - A- - 89- APAC-VIRGINIA, INC TAX DEPT PO BOX 2430 ALPHARETTA, GA 30023.2430 44 - A- - 89-A FRANKLIN, L F & SONS INC CIO APAC VIRGINIA INC PO BOX 14000 LEXINGTON, KY 40512.4000 44 - 1- - D. PAYNE, 0. L. & RUTH B. PO BOX 160 STEPHENSON,VA. 22656.0160 44 - A. - 73. WHITE, ELWOOO I. & BETTY L 2695 MARTINSBURG PIKE STEPHENSON, VA 22656.1745 9,C2-61U lt'J6- :it- /i l ffb4m S -D Fv F-�- o PM C* C-'eflu- P IV Haroara - uata rrocessmg FROM: Bev - Planning Dept. Please print . sets of labels by: o THANKS111 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Adams Development Group, Inc. 6. A) Current Use of the Property: Agricultural, undeveloped (59.71 acres) B) Proposed Use of the Property: Industrial transition uses 7. Adjoining Property: Please see attached PARCEL ID NUMBER USE ZONING 44-A-2 Residential RA 44-A-3 = Residential RA 44-A-60 %' Residential RA 44-A-61 X Residential RA 44-A-62 ,- Residential RA 44-A-63 Institutional, church RA 44-A-64 / Institutional, church RA 44-A-70 Residential RA 44-A-71 f Residential RA 44-A-72 Residential RA 44-A-74 Residential RA 44-A-75A / Residential RA 44-A-76 Residential RA 44-A-76A Residential RA 44-A-76B Residential RA 44-A-76C ! Residential RA 44-A-761) f Residential RA 44-A-89 Industrial lbfi• 63 44-A-89A Residentialii PA', c-0 F'nt f3 3 44-1-D � CommercAi R�s,Z{�r -%cx� NIB 8. Location: The property is located at (dive exact location based on nearest road and distance from nearest intersection, using road names and route numbers): North of the City of Winchester, fronting on the west side of MartinsburgPike (US Route 11), opposite the intersection with Jordan Springs Road (Route 664) 4 c� I y y, '7.3 1 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING August 4, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #11-04 FOR ADAMS DEVELOPMENT GROUP On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, August 18, 2004, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 911-04 of Adams Development Group, submitted by Greenway Engineering, to rezone 59.708 acres from RA (Rural Areas) District to B3 (Industrial Transition) District. This property is located in the Stephenson area of the County, fronting the west side of Martinsburg Pike (Route 11), opposite the intersection with Stephenson Road (Route 664), in the Stonewall Magisterial District, and is identified by Property Identification Number (PIN) 44-A-75. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the hearing, or at the Department of Plarming and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 P� to the g on This is to certify,,that the attached correspondence fP� ningland Dev opment, Frederi k ,Lo c� from the Department County, Virginia. 44 - A- - 62- COOK, DONALD E & KIMBERLY K 44 - A- - 75- THE ADAMS DEVELOPMENT GROUP, INC HC 34, BOX 30 BLOOMERY, WV 26817 Mr. Mark D. Smith, P.E., L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 �PPL 1. 44 - A- - 2- MORELAND, ROBERT L. 162 MORELAND LN CLEARBROOK, VA. 22624.1756 44 - A- - 3- PAYNE, GARY L & PAMELA L PO BOX 121 STEPHENSON,VA 22656.0121 44 - A- - 60- OATES, WELDON G & ALICE C 2674 MARTINSBURG PIKE STEPHENSON,VA 22656.1743 44 -A- - 61- BAILEY, ERNEST R & MARY K TRUSTEES PO BOX 43 STEPHENSON, VA 22656.0043 STATE OF VIRGINIA COUNTY OF FREDERICK J J , a Notary Pu I, Planner aforesaid, do - ereby certify that Je my F. Camp, Development, whose name is and kn wedged the same personally appeared before . o Given undeT my hand this My commission expires on PO BOX 39 STEPHENSON,VA 22656.0039 44 - A- - 63- EMMANUEL UNITED METHODIST 2732 MARTINSBURG PIKE STEPHENSON,VA 22656.1712 44 - A- - 70- GRIM, DAVID B 159 N LOUDOUN ST WINCHESTER, VA 22601.4717 44 - A- - 72- DEMOREST, RICHARD D PO BOX 233 CLEARBROOK, VA 2.2624.0233 44 - A- - 74- WRIGHT, ROBERT A & TAMMY L 2687 MARTINSBURG PIKE STEPHENSON,VA 22656.1719 J emy F. �pPla�nnerII Frederick Co. Planning Dept. 3lic in and for the State and County II for the D ent of Planning and fated O ,has in my Sta e and ounty aforesaid. NOTARY 0 V6� 44 - A- - 75-A ORNDOFF,CHARLES W. 2897 MARTINSBURG PIKE STEPHENSON,VA 22656.1721 44 - A- - 76- SHUSTER, FLORENCE H ET ALS PO BOX 202 STEPHENSON,VA 22656.0202 44 - A- - 76-A MULLINS, DEBORAH A. PO BOX 243 STEPHENSON,VA. 22656-0243 44 - A- - 76-C WILIER, ANN H. PO BOX 251 STEPHENSON,VA. 22656.0251 44 - A- - 76-D HIETT, DOROTHY L 203 PLEASANT AVE APT H52 KINGWOOD, WVA 26537.1639 44 - A- - 89- APAC-VIRGINIA, INC TAX DEPT PO BOX 2430 ALPHARETTA,GA 30023-2430 44 - A- - 89-A FRANKLIN, L F & SONS INC CIO APAC VIRGINIA INC PO BOX 14000 LEXINGTON, KY 40512.4000 44 - 1- - D- PAYNE, 0. L. & RUTH B. PO BOX 160 STEPHENSON,VA. 22656.0160 44 - A- - 73- WHITE, ELWOOD L & BETTY L 2695 MARTINSBURG PIKE STEPHENSON,VA 22656.1745 • A2—EAU lil :zt_// 1/ 0))PrA .S -DI;;�-V F-Z- a PM I5A* CAA -o P.57A).*-f- 1--IV-11- ;75- TU: sarpara - vata Processing FROM: Bev - Planning Dept. Please print sets of labels by: p THANKSIII 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Adams Development Group, Inc. 6. A) Current Use of the Property: Agricultural undeveloped (59.71 acresl B) Proposed Use of the Property: Industrial transition uses 7. Adjoining Property: Please see attached PARCEL ID NUMBER USE ZONING 44-A-2 Residential RA 44-A-3 Residential RA 44-A-60 Residential RA 44-A-61 Residential RA 44-A-62 Residential RA 44-A-63 Institutional, church RA 44-A-64 Institutionalchurch RA 44-A-70 Residential RA 44-A-71 Residential RA 44-A-72 Residential RA 44-A-74 Residential RA 44-A-75A Residential RA 44-A-76 Residential RA 44-A-76A Residential RA 44-A-76B Residential RA 44-A-76C Residential RA 44-A-76D Residential RA 44-A-89 Industrial lyffit S3 44-A-89A Residential(I �Ik--v ic:-O F, * lj' "�- 44-1-D Commercial' �', MH 1 S. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): North of the City of Winchester, fronting on the west side of Martinsburg Pike S Route 11), opposite the intersection with Jordan Springs Road (Route 6641 r 4Z 4 73