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Home My WebLink About003-05 North Stephenson, Inc. - 79.13 Acres from RA to M1 - Stonewall - Backfile0 0 N p y C r, Imn L .~+ ✓% Ir CA Q p o N � N � tb �n O � n DATE RECEIVED FRCO�M, ADDRESS 1C^ FOR`J� 43!lAll- ��U _.i c crfln,1,,d K OFCCOUNT AIVITAMT . PAIDBALANCE 7�- I DUE BY �a No. 8156 o. a;) 03 q j�� Ck-' RS $ DR 0 m 0 m 0 i cc LL f DATE NO. 8156 RECEIVED FROM ADDRESS DOLLARS $ FOR r 8Y AMT. OF 71-1IRDFIR ACCOUNT AMT.PAIDBALANCE VOUE 6 REZONING Check List: Application Form Proffer Statement v Impact Analysis i Adjoiner List TRACKING S40TET Fee & Sign Deposit Deed Plat/Survey Taxes Paid Statement Impact Model Run - DATE ©� Application received/file opened X/0S Reference manual updated/number assigned j /c/o S D-base updated /V/0S-- Copy of adjoiner list given to staff member for verification Four sets of adjoiner labels ordered from data processing /Y-/O S One 81/2" x I I " black and white location map ordered from Mapping 0. 6# to 5 File given to office manager to update Application Action Summary pY- PC public hearing date ACTION: C� b BOS public hearing date ACTION: -� —` t— Signed-copyof resolution for amendmentcf 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.) 3 6S— Action letter mailed to applicant b' DS Reference manual and D-base updated File given to office manager to update Application Action Summary (final action) p v � i� File given to Mapping/GIS to update zoning map Zoning map amended U \Carol\Common\tracking. rea Revised 05/09/02 MAJOR COLLECTOR ROAD STREET TREE NARRATIVE STREET TREES PLANTED ON 30' CENTERS WILL BE PROVIDED TO ENHANGE THE APPEARANCE OF THE MAJOR COLLECTOR ROAD. UNDERFORY TREES THAT ARE A MINIMUM OF 2" CALIPER WILL BE UTILIZED. THE UNDERFORY TREES PROPOSED ON THE NORTH SIDE OF THE MAJOR COLLECTOR ROAD WILL REQUIRE APPROVAL FROM ALLEGHENY POWER DUE TO THE EXISTING OVERHEAD POWER LINE EASEMENT. r ` _ RAU RNJ 80' Rw I6' 48' I6' 4' 4' MIN, 5' 2' LIMITS OF BITUMINOUS SURFACE 2' S' MIN, MIN. MIN. BITUMINOUS CONCRETE STANDARD CG-b 1.\ / p� 0� i\i�\\�/i\\i \\%��\/�\\� .,� \\\l\��\i \\� i�/i\\��\\��✓�� STANDARD STANDARD SUBBASE lc�BASE COURSE SIDEWALK SIDEWALK I' I' LIMITS OF SUBBASE TYPICAL ROAD SECTION MAJOR COLLECTOR ROAD NT5 �'-' TM 43-((A))-14S TM 43-((A))-141 t 148 r I A Ex. DWELLI _l 1 THOMAS N. DEHAVEN 15 I NORTH STEPHENSOR INC. R. I. 1 J �Dd3 5�33 It's IMS. ZONE, RP, USES RES. Dd 668 PCs 22S X. GRAVEL DRIv� -� / S 51'08'50' E 30186' 5 51*21'20" E 103883' EX POLE TO BE ktLOCZATE -.R POLE J 01 r 100' TRANS. TEE W1 GV v 22 -1/2' BEND WATERLINE E5M'T EX. GRAVEL DRIvE Ex. BLDG, aaz. 5 j�j�1...J��1A11111 P IL ( J1 CG-6 v@v 9v 9v A- TM 434(AD-150 K4J INVESTMENTS, LO. ZONE: RP, USE: RES. DC 801, FG 1551 I u, n Ex. OVERHEAD WIRES Ex. PATEASE ENT CO. Ex. POWER POLE EASEMENT �"" (DB 121, PG 24S) PRA&w - - -� - I FfMI S 11 v v v v v 10' TM 43-((A))-IbI NORTH STEPHENSON, NG. ZO►JE: RIP, USES RES. DB 106, FCs 288 (00 30 m 60 120 SCALE: I" = rom' a 0 v 0 y T ti _> r L Z 0) m V X U_ W 14 Q� can¢ _j Q �a W 00 o ZQ Wm ao a Q d W �V z Jo- O V O DATE: OCTOBER 2004 SCALE: 1" = 60' DESIGNED BY: KDP JOB NO 3485 SHEET 1 OF2 f Z — Z Wcv I � � x 'n a 3 C W rw C v iiff / W C° 'om I� 3t a u yX 3 c TM 43-((A))-441 4 148 / S NORTH STEPHENSON, NC. E > ZONES RP, USE: RES. / e Z Dd 668, PSG 229 / � I TM 44-((A))-26 U3 � I ZONE: USE: 5 5I'71'70" E 103883' DD • FrG 9 Ex. POLE EX. OVERHEAD WIRES`/X / CONSPAN 0) �p EX. PAAA�DTSON CO.GO. POWER CD T POLE BRIDGE o FQP. FRA&-- �— -- -- -- PROP. RAU v u rL E- w t+� U v (L QI in ¢ o ?3�m1 28�00 0 ` Q 0 19 +00 20.00 21.00 22 +00 2 1100 r 26.00 J z �� ¢ Z N e a w � L ry O0 E p PROP RAU v v - v v T v v zo < U - WATERLINE ESM'T 2 - 4S' BEND WATERLINE ESM'T WM W 2 - 4S' BENDS 1 a w 540' TRANS. � 10 (L Q TM43-((A))-IbI W I - GV NORTH STEPNENSON, ING I i I -JOINT of PIPE W 1 W ZONE: RP,USEs RES. jf I - PLUG 0)0 Z D6 106, PIG 288 J 1 EEXOIUER O J p POLE x J C/J iul o !! I f EX. OVERHEAD WIRES 0 DATE: OCTOBER 2004 60 30 0 &m 120 SCALE: t" = 60' DESIGNED BY: KDP SGALE: 1" = &m' JOB N0 3465 SHEET 2 OF 2 COUNTM =JQK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 June 3, 2005 Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: REZONING #03-05, NORTH STEPHENSON, INC. Dear Evan: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of April 26, 2005. The above -referenced application was approved to rezone 79.13 acres from RA (Rural Areas) District and RP (Residential Performance) District to Ml (Light Industrial) District with proffers. The subject properties front on the east side of Martinsburg Pike (Route 11 North) just north of the Interstate 81 Exit 317 northbound off -ramp, and immediately east of Redbud Road (Route 661), and are identified with Property Identification Numbers 43-A-150, 43-A-151, 43-A- 151A, 43-A-152, 43C-3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5 and 43C-3-7A, in the Stonewall Magisterial 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. The Department looks forward to working with you and the applicants during the development of this project. Sincerely, Michael T. Ruddy Deputy Planning Director h"VU71:ii141 cc: North Stephenson, Inc., 1800 Martinsburg Pike, Winchester, VA 22603 Lynda J. Tyler, Stonewall District Supervisor John H. Light, Stonewall District Planning Commissioner Jane Anderson, Real Estate em: Charles S. DeHaven, Jr., Stonewall District Planning Commissioner 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 REZONING APPLICATION #03-05 NORTH STEPHENSON, INC. Staff Report for the Board of Supervisors Prepared: April 21, 2005 Staff Contact: Michael T. Ruddy, Deputy Planning Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 04/06/05 Recommended Approval Board of Supervisors: 04/26/05 Pending i`'r'ROVrD PROPOSAL: To rezone 79.13 acres from RA (Rural Areas) District and RP (Residential Performance) District to M 1 (Light Industrial) District with proffers. LOCATION: The properties front on the east side of Martinsburg Pike (Route 11 North) just north of the Interstate 81 Exit 317 northbound off -ramp, and immediately east of Redbud Road (Route 661). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERN: 43-A-150; 43-A-151; 43-A-151A; 43-A-152; 43C-3-2; 43C-3-3; 43C- 3-4; 43C-3-4A; 43C-3-5; and 43C-307A PROPERTY ZONING: RA (Rural Areas) District and RP (Residential Performance) District. PRESENT USE: Trucking, Residential and Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Residential and Vacant South: RA (Rural Areas) Use: Residential and Agricultural East: RA (Rural Areas) Use: Agricultural West: RP (Residential Performance) Use: Residential B2 (Business General) Use: Rutherford's Farm Park (Ind. & Comm.) PROPOSED USES: Trucking and Light Industrial. (A maximum of 800,000 square feet of floor area has been proffered). Rezoning #03-05 — North Stephenson, Inc. April 21, 2005 Page 2 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Route 11. This route is the VDOT roadway which has been considered as the access to this property. VDOT is satisfied that the transportation proffers offered in the North Stephenson rezoning application dated November 9, 2004 addresses transportation concerns associated with this request. Before development, this office will require a complete set of construction plan detailing entrance designs, drainage features, and traffic flow data from the LT.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 lanes and municipal water supplies shall meet the requirements of Frederick County Code 90-4. Plan approval recommended. Clearbrook Volunteer Fire Dept.: Mr. Omps has always supported Clearbrook Fire & Rescue. Any contribution would be appreciated. No other comments. Refer to Frederick County Fire Marshall comments. Public Works Departinent: The proposed rezoning application has adequately addressed our preview comments. We reserve the right to perform a more detailed review of the master development submittal. Frederick -Winchester Service Authority: No comments. Sanitation Authority: No comment. Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Attorney for Frederick County: Please see attached letter- dated November 23, 2004, signed by Robert T. Nlitchell, Jr., Esquire. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester, VA Quadrangle) identifies the majority of the subject property as being zoned A-2 (Agriculture General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding zoning map resulted in the re -mapping of this portion of the subject property and all other A-1 and A-2 rezoned land to the RA District. The remainder of the property was Rezoning #03-05 —North Stephenson, Inc. April 21, 2005 Page 3 identified as being zoned R-3. The R-3 (Residential -General) District zoning classification was modified to RP (Residential Performance) District on February 14, 1990, during the comprehensive amendment to the county's Zoning Ordinance. This portion of the subject property that fronts on Martinsburg Pike has remained RP (Residential Performance) District since that time. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. I -1 ] Land Use The parcels comprising this rezoning application are located within the Cou nty's Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). The Urban Development Area and Sewer and Water Service Area define the general area in which more intensive forms of residential, commercial, and industrial development will occur. In addition, The North Stephenson, Inc. property is also located within the area encompassed by the Northeast Frederick Land Use Plan. The Northeast Frederick Land Use Plan envisions a mix of commercial and industrial uses on the property. The plan depicts an evident split of future land uses on the subject property with commercial areas identified in the vicinity of the Interstate 81 interchange and industrial areas identified within the eastern area of the property adjacent to the railroad, located to take advantage of the rail access. The North Stephenson, Inc. application proposes a rezoning of entirely industrial land use which would enhance the ability to provide for a greater area of industrial opportunity in conjunction with the rail access. A goal of the Northeast Frederick Land Use Plan is to provide master planned areas adjacent to the rail to take advantage of this feature. In 2003, the applicants approached the County to seek a commercial rezoning for 6.10 acres of this property that fronts on Redbud Road. The application, RZ07-03, was removed from consideration by the applicant based upon feedback provided during the review process. The applicants have since moved forward with this new and more comprehensive application that seeks to address the Northeast Frederick Land Use Plan and the feedback provided during the earlier rezoning exercise. The Northeast Frederick Land Use Plan provides additional guidance for development opportunities through the following policies. A sensitive approach to the existing land uses along Martinsburg Pike, Route 11, is promoted with the identification of DSA's (Developmentally Sensitive Areas). This would include those existing RP (Residential Rezoning #03-05 — North Stephenson, Inc. April 21, 2005 Page 4 Performance) parcels that contain residential uses directly adjacent to the subject property. The DSA's seek to ensure the existing residential clusters are protected from the impacts of new development through the provision of adequate buffers and screening. It should be noted that this application includes five of the seven residentially used properties located along this section of Martinsburg Pike. The remaining two residential performance properties would be offered protection through the County's existing buffer and screening regulations. Greater setbacks and buffers and screening along Martinsburg Pike to enhance the appearance of the Route 11 corridor are important elements of the Plan. This enhanced corridor appearance and function goal is further promoted with the discouragement of individual lot access along Route 11. The opportunity presents itself for the application to commit to providing such corridor design standards along the Martinsburg Pike corridor, advancing a key initiative of past and potentially future County planning efforts. It should be noted that the recently approved Rutherford Farm LLC, rezoning application, RZ06-04, directly across Route 11, proffered to establish a 15 foot landscape buffer along Route 11, extending the length of the site, that would include ground cover, trees, and an earthen berm. That application also proffered to limit the maximum height for all freestanding business and monument signs in the M 1 zoning district to 12 feet. The North Stephenson Inc. application does not offer a comprehensive enhancement package similar that proffered in the Rutherford's Farm project. A similar approach may be desirable with this application to address this element of the Northeast Frederick Land Use Plan. The North Stephenson Inc. application does provide a prohibition on commercial entrances along the western property line adjoining Redbud Road, but not along Route 11. This commitment along Route 11 is extremely desirable. A similar commitment minimizing the number of entrances along Route 11 may also be desirable to further the access management goals of the Plan. Transporlalion The Frederick County Eastern Road Plan provides the guidance regarding fixture arterial and collector road connections in the eastern portion of the County by identifying needed connections and locations. Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the intentions of the plan (Conywehensive Plan 7-6). The Eastern Road Plan identifies an improved major collector road relocated in the vicinity of this property. This improvement is the relocation of Redbud Road which will be necessary due to fixture improvements to Interstate 81 and the interchange with Route 11. Accommodations for this realignment have been made by the applicant and are described in greater detail later in this report. The Comprehensive Plan also identifies Route 11 as a bicycle route. Rezoning 403-05 — North Stephenson, Inc. April 21, 2005 Page 5 In addition to the Eastern Road Plan, the Northeast Frederick Land Use Plan also identifies key road improvement needs that directly relate to the North Stephenson, Inc. rezoning application. This includes improvements to Martinsburg Pike, Route 11, to a four lane facility, and the construction of a new major collector road from Route 11 at its intersection with the Rutherford's Farm Industrial Park through the Stephenson's Village project to Old Charles Town Road. The Stephenson Village rezoning application, RZ06-03, addresses the construction of this major collector road. The proffer states that the applicant shall dedicate an 80 foot right-of-way and construct the major collector road from Old Charles Town Road through Stephenson Village, and the property currently owned by McCann and Omps to U.S. Route 11 (Martinsburg Pike). The proffer further commits to the phased construction of the road with an ultimate four -lane boulevard section with a landscaped median and landscaping along and/or adjacent to each side of the major collector road, and the provision of bicycle lanes within the right-of-way. The coordination of the relationship and commitments between the Stephenson Village project and the North Stephenson, Inc. rezoning should be clarified to a greater extent than is presently offered. The North Stephenson, Inc. application proffers the right of way and design for a typical section that appears to not be entirely consistent with the proffer for the Stephenson Village project. The County would like to ensure that the major collector road section is consistent throughout the length of the project and that the responsibilities of the various parties as to the construction of the road project are clear and coordinated. Further, that the necessary right-of-way is obtained to facilitate the ultimate section of the major collector road as endorsed in the Stephenson Village project. It would be beneficial to define the approach at this time as opposed to at the time individual site development proposals and individual TIA's for the uses within the North Stephenson Inc. site are submitted. 3) Site Suitability/Environment The North Stephenson, Inc. property is bordered by Martinsburg Pike, Route 11, to the west, Redbud Road, Route 661, to the west and south, and the C.S.X. Railroad to the east. A manmade wetland area is identified in the southwestern portion of the property as are two areas of mature deciduous trees in the northwestern portion of the property. The site contains no steep slopes or other identified environmental features. The potential for karst features, sinkholes, does exist on the subject property due to the underlying geology of the property. The application addresses this potential concern by committing to addressing the karst features during the master development plan and site plan processes including additional geotechnical analysis of identified karst features. Rezoning #03-05 — North Stephenson, Inc. April 21, 2005 Page 6 4) Potential Impacts Potential Impact Summary. In evaluating the North Stephenson Inc. rezoning application it should be recognized that the applicant has proffered limitations regarding the maximum square footage of the structural development permitted on the property. A maximum of 800,000 square feet of total floor area has been proffered and evaluated. The applicant has not proffered a commitment to limit the permitted uses on the subject property. All uses within the MI (Light hldustrial) District would be permitted. A. Transportation Traffic hnpact Analysis. The Traffic Impact Analysis (TIA) prepared for this application projects that the development of 800,000 square feet of light industrial use would generate 5,874 vehicle trips per day. Potential traffic impacts may vary depending on the specific uses that could develop on the North Stephenson Inc. site. The report was developed with primary access to the project to being via the new major collector road which intersects with Route 11 at the Rutherford Farm Industrial Park. The TIA assumed that the land uses associated with Stephenson Village would enter and exit the property via the new major collector road at this intersection and that Route 11 will be a four lane divided facility from the northbound ramps at Interstate 81 through the intersection at the new collector road. It is important to understand that the TIA assumes that the transportation improvements proffered as part of the Stephenson Village and Rutherford's Farm development are completed. A second transportation improvement was modeled in the TIA, the realigned Redbud Road. It is important to ensure that the various improvements identified with each development are guaranteed and implemented in a coordinated and timely manner. The Comprehensive Plan seeks to ensure that a level of service (LOS) C or better is achieved with the approval of proposed industrial, commercial, and planned unit developments. The TIA for this project demonstrates that the signalized intersection of Route 11 and the new major collector road will function at a level of service (LOS) D assuming the full build out of 800,000 square feet of industrial land use on the 79.13 acre site. Again, this also assumes that all of the identified transportation improvements of other development projects are in place. However, the TIA further demonstrates that the background traffic volumes create a level of service D at the same intersection with the same improvements in place. The application states that the 5,874 trips projected from the industrial site do not reduce the level of service at the intersection. Staff would concur that the level of service classification would not decrease from a level of service (LOS) D, but would also point out that the additional trips may lower the level of service within the D range. Rezoning #03-05 —North Stephenson, Inc. April 21, 2005 Page 7 Redbud Road relocation. The Eastern Road Plan identifies an improved major collector road in the vicinity of this property, the relocation of Redbud Road in conjunction with the Interstate 81 widening project, which the applicant has accommodated using the following approach. The applicant has proffered to dedicate a fifty foot right of way through the property that will allow access to Martinsburg Pike at the signalized intersection associated with the new major collector road. A general location for this road alignment has been identified in the Eastern Road Plan. The applicant's proffer provides that this right of way dedication would connect to the future intersection identified in the exhibit included with this application. It is anticipated that the road providing access to the industrial uses internal to the project may be used for the purpose of the realignment of Redbud Road. It should be confirmed that a fifty foot right of way would be sufficient to accommodate the relocation of the Redbud Road collector road. The approach proffered by the applicant provides flexibility in the future alignment of this road connection which in turn affords flexibility in the site selection and development for future industrial users. This would be particularly desirable to the property owner as it would enhance the economic development potential of the property and would enable the future users to take advantage of the rail access. At the same time the ability for the County and State to make the future realignment of Redbud Road is preserved. Future costs associated with the relocation would likely be born by the Interstate 81 widening project and VDOT. An alternative approach to addressing the realignment of the collector road would be for this application to design and construct the improvement through the limits of their property with the first phase of industrial development of the property. The County should determine the approach that is most appropriate in this particular case. New Major Collector Road. The location of the new major collector road, which connects Old Charles Town Road to Martinsburg Pike was identified during the rezoning of the Stephenson Village and Rutherford's Farm projects. In addition, the typical section of the road, a four lane boulevard design, was established and memorialized through the rezoning proffer associated with the Stephenson Village project. As previously noted the proffer further commits to the phased construction of the road with a landscaped median and landscaping along and/or adjacent to each side of the major collector road, and the provision of bicycle lanes within the right-of-way. It would be appropriate to clarify the desired ultimate section at this time. The North Stephenson, Inc. application proffers the right of way and design for a typical section that appears to not be entirely consistent with the stated proffer accepted for the Stephenson Village project. In addition, Proffer e) appears to indicate that the applicant will not provide for the construction of the major collector road through the limits of their property as identified in the Northeast Frederick Land Use Plan. Rather, it proffers the construction of portions to be Rezoning #03-05 —North Stephenson, Inc. April 21, 2005 Page 8 determined based on future TIA's for the individual industrial users. Proffer c) provides for the dedication of the right of way for the ultimate design of the major collector road though the property but does not ensure the construction of the collector road through the property. As with any rezoning application, it would be appropriate and expected for the applicant to provide for the construction of the collector road through the limits of their property. In recognition of the Stephenson Village proffers and the Rutherford's Farm proffered improvements, flexibility should be offered to the North Stephenson Inc. rezoning application to enable other projects to participate in the construction of the ultimate section of the major collector road. However, the County should ensure that at a minimum the major collector road in some form will be constructed through the limits of this property with the North Stephenson Inc. rezoning application. The applicant has the ability to clarify their commitment and the commitment of other projects within the proffer statement and to ensure that the collector road is provided through the limits of their property at the outset of the project. The coordination of the relationship and commitments between the Stephenson Village project and the North Stephenson, Inc. rezoning should be clarified to a greater extent than is presently offered. Also recognizing the progress being made with the Master Development Plan for Stephenson Village, it would appear as though discussion and commitments between the two developers are being made that may satisfy the concerns of the County. To the extent that these commitments could be memorialized in the proffer statement, the expressed concerns of the County may be lessened. General Transportation. The applicant has proffered to construct, or cause to be constructed, dual southbound left turn lanes on Martinsburg Pike at the major collector road intersection at the same time the Rutherford's Farm Industrial Park improvements are to be constructed. Such an approach is desirable however it should be guaranteed that the stated improvements would be constructed prior to, or in conjunction with, the first phase of development on the North Stephenson Inc. project as primary access to the North Stephenson Inc. project is via the new major collector road. The applicant has also proffered to construct, or cause for the construction of a northbound right turn lane along Martinsburg Pike from Redbud Road to the new major collector road. Again, rather than determining the need for the dedication and improvement on an individual site development basis, it would be desirable to the County to have this application dedicate the right of way for the identified improvement at one time. In addition, it would be desirable to provide for the construction of the improvement prior to, or in conjunction with, the first phase of development on the North Stephenson Inc. site. Consideration should be given to minimizing additional entrances along Route I 1 as noted previously in the report. Rezoning #03-05 —North Stephenson, Inc. April 21, 2005 Page 9 B. Sewer and Water The North Stephenson Inc. rezoning proposal is estimated to require approximately 79,130 gallons per day of water usage and approximately 39,565 gallons per day of wastewater at total build out of the project. The Frederick County Sanitation Authority will serve the property and the wastewater flow from the site will go to the Opequon Wastewater Treatment Plant. C. Historic Resources Located on the North Stephenson Inc. property was the historic structure known as Seven Oaks. The Rural Landmarks Survey of Frederick County identified the historic structure (04-1067). The subject property is also located in the vicinity of the 3`d Winchester Core Battlefield Area. hl conjunction with the current and original rezoning request for this property, the applicant forwarded the application to the HRAB for their review. The IRAB had previously suggested that the Seven Oaks structure would be inventoried and catalogued should the structure ultimately be taken by the Interstate 81 improvements. The property owner recently razed the structure. However, prior to doing so, they allowed the structure to be photographed, inventoried, and cataloged both internally and externally by an architectural historian. It would be appropriate for the report of the architectural historian to be provided to the County for incorporation into the historical records. The Historic Resources Advisory Board (HRAB) considered this new proposal at its December 21, 2004 meeting. The HRAB reviewed information associated with the Frederick County Rural Landmarks Survey and the 1992 National Park Service Study of Civil War Sites in the Shenandoah Valley. Some members of the HRAB expressed concerns that the development of the property would impact preserved Civil War battlefield land and the Stine property located further along Redbud Road. The I-IRAB suggested that intensive screening utilizing native trees Should be provided to hide this property from the Stine property and the adjacent battlefield areas to mitigate the impact on this resource. Further, the HRAB suggested the installation of a highway marker and directional sign to show the way through the industrial park to the historic area/battlefield site due to the potential relocation of Redbud Road. The Proffer Statement provides no consideration for the recommendations of the HRAB provided on December 21, 2004. However, the applicant has proffered a prohibition on the placement of freestanding and building mounted business signs facing the eastern property line to mitigate the viewshed impacts from the 3rd Winchester Core Battlefield Area. D. Community Facilities The Frederick County Fiscal Impact Model is a tool that is used to identify the capital costs associated with various types of development proposals presented to the County. The projected costs to Fire and Rescue, Public Schools, Parks and Recreation, Library, Sheriff's Office and for the Administration Building are calculated and provided to the applicant for their consideration. Rezoning 903-05 —North Stephenson, Inc. April 21, 2005 Page 10 The Fiscal Impact Model output for this project indicates a net positive fiscal impact at the build out of the project. However, in recognition of the impacts that may be realized by the community to the Fire and Rescue services, the applicant has proffered a contribution in the amount of $0.01 per square foot of structural development on the property. Based upon the proffered maximum structural development of 800,000 square feet, this contribution may generate up to $8,000.00 for Fire and Rescue Services to assist in the mitigation impacts to this community service. The amount and timing of this contribution is dependant upon fixture site development activity. 5) Proffer Statement — October 13, 2004 (Revised January 3, 2005) A) General Development Plan. The applicant has not provided a Generalized Development Plan for the North Stephenson Inc. rezoning application. Ilowever, the applicant has provided a proffered exhibit that identifies potential road improvements associated with the new major collector road and proffers the dedication of the right of way identified in the exhibit. The right of way is of a varying width to enable the future construction of the identified transportation improvements. B) Transportation. The applicant's transportation proffers have been identified and discussed in the body of the report. C) Industrial Uses. The applicant has provided limitations regarding'the maximum square footage of the structural development permitted on the property. A maximum of 800,000 square feet of total floor area has been proffered. The applicant has not proffered a commitment to limit the permitted uses on the subject property. All uses within the M1 (Light Industrial) District would be permitted. D) Environmental Protection. The applicant has proffered to provide for the delineation of karst features and the performance of geotechnical analysis for each site plan in which structural development or other site improvements are located within 50 feet of identified karst features. E) Viewshed Mitigation The applicant has proffered to prohibit the placement of freestanding and building mounted business signs facing the eastern property line of parcel 43-A-152 to mitigate viewshed impacts from the 3"1 Winchester Core Battlefield Area. F) Monetary Contribution. The applicant has proffered a monetary contribution of $0.01 per square foot of structural development on the 79.13 acre site, which may generate up to $8,000.00, to mitigate the impacts to the local fire and rescue company. 0 Rezoning #03-05 — North Stephenson, Inc. April 21, 2005 Page 11 STAFF CONCLUSIONS FOR 04/06/05 PLANNING COMMISSION MEETING: The North Stephenson Inc. rezoning application is generally consistent with the goals of the Frederick County Comprehensive Plan as described in the staff report. Elements of the rezoning application have been identified that should be carefully evaluated to ensure that they fully address specific components of the Comprehensive Plan, in particular the Northeast Frederick Land Use Plan. In addition, the Planning Commission should ensure that the impacts associated with this rezoning request have been fiilly addressed by the applicant. Particular attention should be paid to the following: to ensuring that the Planning Commission is comfortable with the applicants approach to the future relocation of the Redbird Road collector road. to ensuring that the commitments as to the design, right of way dedication, and construction of the new major collector road are frilly addressed and clarified in the application. to the opportunity that is presented to address corridor appearance elements along Martinsburg Pike. Confirmation of the issues identified in the staff report, and any issues raised by the Planning Commission, should be addressed prior to the decision of the Planning Commission. PLANNING COMMISSION SUMMARY & ACTION OF THE 04/06/05 MEETING: Plarming Commission members understood the developer's need for flexibility, in particular with regards to the relocation of Redbird Road; however, they believed the rezoning application and proffers did not provide sufficient detail to address the transportation issues to their satisfaction. They expressed concern about how the County and VDOT would coordinate the inter -related transportation networks involving three separate developers on three different projects in this area. It was suggested that a generalized site plan or a land use plan showing the combined road plans for the three projects could possibly facilitate completion of the conceptual road network. In addition, it was believed the right-of- way width of the spine road should be greater than 50' in order to provide expansion for future growth on Redbud, beyond the railroad tracks heading east. Concern was also raised for providing future growth capacity at the Rt. 11 /Redbud Road intersection, for traffic moving towards the Rt. 37 interchange. Despite these transportation issues, the majority of members agreed this was a good project at the appropriate location and the proposed use was needed in the County. They also recognized that the transportation improvements will be dictated by the uses that come on line. It was noted that all three developers have assured the County through their proffers that if their use triggers the transportation need, they will address that need. Rezoning #03-05 —North Stephenson, Inc. April 21, 2005 Page 12 Representatives of VDOT were available to answer questions from the Commission. One person came forward under citizen comments: the managing partner for Stephenson Associates said they were in support of the rezoning and hoped the Commission would view it favorably. By a majority vote, the Planning Commission recommended approval of the rezoning with the proffers as submitted by the applicant. YES (REC. APPROVAL W/ PROFFERS): Straub, Unger, Morris, Light, DeHaven, Thomas, Ours, Kriz, Triplett, Manuel, Wilmot NO: Gochenour (Note: Commissioner Watt was absent from the meeting.) Additional Staff Comment (4/20/05): The applicant has provided an updated exhibit relating to the major collector road from Route 11 to the CSX Railroad crossing. The exhibit was revised to provide for sidewalks and street trees along both sides of the major collector road. 11/28/2004 17:43 5406�395 FRED CO PLA#G DEP PAGE 02/04 HALL.,, MONAHAN, ENGLE, MAHAN & MITCHELL WILBUR C. HALL (I892-1972) THOMAS V. MONAHAN (1924-1999) SAMUEL D. ENOLE o. L.ELAND MAHAN ROSERT T. MITCHELL, JR, JAMEs A. KLENKAR STEvEN F. JACKSON oENN18 J. MCLOUGHLIN, JR. A PARRIER'.HIP OF PROFESSIONAL CORPORATIONS ATTORNEYS AT LAW I {t 7 EAST MARKET STRIMr A EAaT EOSOAWCN STRECT t.GESBURO, VIRGINIA WINCHFSTER, vIROINIA TELEPHONE 701.777• I OU0 TELEPHONE S40-06P-3200 IrAX SA-048•a904 E-MAII. Iawya f eQhAIk-nah99.Com November 23, 2004 Mr. Michael_ T. Ruddy, AICP, Deputy Director Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 I^LEASC MPLY TO; P. O. BOX SAS WINOHFSTER, VIRGINIA 22g04-0848 HAND DELIVERED Re: North Stephenson, lnc. (Stephenson Village) Proposed Proffer. Statement Dear Mike: I Dave reviewed the above -referenced Proposed Proffer Statement, It is my opinion that the Proposed Proffer Statement is in a form to meet the requirements of. the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following: i . I would suggest, for uniformity and easy reference purposes, that the document be titled "Proposed Proffer Statement" and the details of the zoning, owners, property, etc., be summarized at the beginning (see the Haggerty Property Proposed. Proffer Statement for the fornn). 2. Proffers 1 (b), (c), (d), (e), and (g) should each state specifically when the proferred improvement will be done; for example, I (b) may provide that the improvements will be made within thirty (30) days of. written .request by VDOT. 3. Proffers 1(f) and (g) provide that certain things will be done "by parties other than the property owners." First of all, who are the "property owners"? If it is the Applicant, it should say "the 11/28/2004 17:43 5406 ' 95 FRED CO PLA G DEP PAGE 03/04 HALL, MONAHAN , ENGLE, MAHAN & M ITCH ELL Mr. Michael T. Ruddy Frederick County Department of Planning and Development Page 2 Applicant" rather than "the property owners." Also, if these things are not to be done by the Applicant, is it clear or should it state who will do these things? 4. In Proffer 3, the words "and approval" should be added after, the word "review" in the last sente-1ice. 5. Proffer 5 should state specifically for what purpose the monetary contribution is to be made, as the County has to account for the expenditure of all proffered monetary contributions. 6. The signatures) should be for the titled owner of the property. If North Stephenson, Inc. is the titled owner, the signature block should be, North Stephenson, Inc. M President I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for the property, as it is my understanding that that review will be done by the staff and the Planning Commission. If there are any questions concerning th.e foregoing, please contact me. ale truly yours, Robert T. Mi.t Zell. Jr. RTM/glh. 11/28/2004 17:43 540GW95 FRED CO PLAWG DEP PAGE 04/04 Erekaj eel> a/ . 80� MrnG� PROPOSED PROFFER STAT-EMENT RLZONING: RZ # Rural Areas (RA) to Residential Performance (RP) PROPERTY: 111.56 acres +/-; Tax Map Paxcels 55-A-212 & 212A (the "Property") RECORD OWNER: The Canyon, LC APPLICANT: The Canyon, LC PROJECT NAME: Haggerty Properry ORIGINAL DATE OF PROFFERS: Septembex 10, 2004 REVISION DATA.: N/A The undersigned hereby proffers that the use and development of the subject erty (CTioperty"), as described above, shall be in, strict conformance with the follo con ns, which shall supersede all other proffers that may have been made prior to. In the e t that the above referenced rezoning is not granted as applied for by pplicant ("Applicant these proffers shall be deemed withdrawn and shall be null a old. Fuxther, these proffers conti ageztt upon final tenoning of the Property "final rezoning" defined as that re iag which is in effect on the day following th t day upon which the Frederick County Bo of County Supervisots (the "Board") on granting the rezoning may be contested in th riate co If the Board' ecision is contested, and the Applicant elects not to su t development plans un ' ch contest is resolved, the tem rezoning shall include the day owing entry of a court order affirming the decision of the Board which, has not been app ed, or, if ay, ed, the day following which the decision has been affix ed on appeal, If this a ca ' is denied by the Board, but in the event that an appeal is for any reason therea e ed to the oaxd for recongby a court of competent jurisdiction, then th pro skull be deemed withdrawa i ess e Applicant shall affiunativelp reado or any portY ereof in a wnttng specifically, for that purpose. Tb,e headings of proffers set forth below have been aged for convenience or reference only and sh not control ox affect the menx3ing or be tak an interpretation of aray provision of roffets. The improvements proffeted herein sh e provided at the time of devel ent of that portion of the Property adjacent to including the improveme r other proffered requixement, unless otherwise speciEed here The term 'Applic as referenced herein shall include within its meaning all futute o rs and succes s in interest. When used is these proffers, the "Generali,zed Develo- ment sh efet to the plan entitled "Generalized Development Plan, Haggerty Property" dat teinbcr 1, 2004 (the "GDP"), and skull include the following: Page 1 of 8 43 A 52C a a 43 A 50A O Q- �s w 9� >r � a Q a 43 A 44 43 A 99 P 1p0 A3 s 43 A 151A NORTH STEPHENSON, INC 43 A 152 43 A �43C ? P NU Vol� a 1b 4 NKS 43 A 140 P 9 'S A 43 P A44 h • �F1'TS 43 A 147 <c' 43 A 146 43 A 150 43 A 151 NORTH STEPHENSON, INC. 43 ; 153 44 A 26 Map Features R E Z# 0 3- 05 /,/ Bndg.. cul��ds S Appl—b— l.keslPonds ti Dams CDP.rcels = aural CFor�tral Dlstrlets Doubt tturM North Stephenson (see app.) Wa Re Streams bimnp lls BWd,i a Road Centerlines �'•^k N RAW Ch—h = S° "FreOenck W► \ � 17 0 250 500 1,000 �.. Trails , ~ S Feet rn c 44 v A ?I PF K I�A 81 k81 0 AMENDMENT Action: PLANNING COMMISSION: April 6, 2005 - Recommended Approval BOARD OF SUPERVISORS: April 26, 2005 ❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #03-05 FOR NORTH STEPHENSON, INC. WHEREAS, Rezoning #03-05 for North Stephenson, Inc., was submitted by Greenway Engineering to rezone 79.13 acres from RA (Rural Areas) District to M1 (Light hndustrial) District. These properties front on the east side of Martinsburg Pike (Route 11 North), just north of the Interstate 81 Exit 317 northbound off -ramp, immediately northeast of Redbud Road (Route 661), in the Stonewall Magisterial District, and are identified by Property Identification Numbers (PINs) 43-A-150,43 -A-151, 43-A-151A, 43-A-1 52,43C- 3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5 and 43C-3-7A. WHEREAS, the Planning Commission held a public hearing on this rezoning on April 6, 2005; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on April 26, 2005; 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 79.13 acres from RA (Rural Areas) District to MI (Light Industrial) 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. 4 17-05 • 0 This ordinance shall be in effect on the date of adoption. Passed this 26th day of April, 2005 by the following recorded vote: Richard C. Shickle, Chairman Barbara E. Van Osten Gina A. Forrester Lynda J. Tyler Gene E. Fisher Gary Dove Bill M. Ewing A COPY ATTEST John R. Riley, Jr. Frederick County Administrator PDRes. # 17-05 • December 28, 2004 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: North Stephenson Rezoning Proposal Zoning District: RA (Rural Areas) Dear Mr. Wyatt: • COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced rezoning proposal during their meeting of December 21, 2004. The HRAB reviewed information associated with the 1992 National Park Service Study of Civil War Sites in the Shenandoah Valley and information associated with the Frederick County Rural Landmarks Survey Report as well as information provided by the applicant. Historic Resources Advisory Board Concerns The 79.13-acre parcel proposed for rezoning from the RA (Rural Areas) District to the M 1 (Light Industrial) District is located within the study area of the Second Battle of Winchester and the study area of the Third Battle of Winchester. Some members did have concerns that development of the property proposed for rezoning would impact preserved Civil War battlefield land and the Stine Property located further along Red Bud Road (Route 661). If this property is developed as a M 1 use, the HRAB suggests the following be considered to mitigate impacts on the historic resources: Screening: Intensive screening to hide this proposed development from the Stine Property as well as the battlefield areas is strongly recommended. The use of native trees for this screening is desired. Highway Marker. The installation of a highway marker and directional sign is recommended to show the way through the industrial park to the historic area/battlefield sites due to the potential closing of Redbud Road. Please contact me with any questions concerning these comments from the HRAB. Sincerely, _ i ?. Candice E. Perkins Planner II — CEP/dlw cc: Bessie Solenberger, HRAB Chairperson Lynda J. Tyler, Stonewall District Supervisor ? Michael Ruddy, Deputy Director DEC 2 9 2004 By 1 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 0 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff Fee Amount Paid Zoning Amendment Number / "0 Date Receive 3 3 aS- PC Hearing Date w 6 o BOS Hearing Date 05— 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 En ing eerinTelephone: 662-4185 Address: 151 Windy Hill Lane Winchester, VA 22602 2. Property Owner (if different from above) Name: North Stephenson, Inc. Telephone: 667-4919 Address: 1800 Martinsburg Pike Winchester, VA 22603 3. Contact person if other than above Name: Evan Wyatt Telephone: 662-4185 4. Checklist: Check the following items that have been included with this application. Location map Plat Deed to Property Verification of taxes paid X Agency Comments X Fees X Impact Analysis Statement X Proffer Statement M X X 70 5. The Code of Virl4inia 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: North Stephenson, Inc.; Keven Omps & John Omps 6. A) Current Use of the Property: TruckinIZ; Residential & AlZricultural B) Proposed Use of the Property: TruckinIZ & Lilzht Industrial 7. Adjoining Property: PARCEL ID NUMBER USE ZONING 43-((A))-99 Unimproved B2, B3 & M1 Districts 43-((A))-100 Residential B2 District 43-((A))-147 Unimproved RP District 43-((A))-149 Residential RP District 43-((A))-153 Residential RA District 43-((A))-154 Utility Substation RA District 43-((A))-158 Unimproved RA District 43C-((3))-6 Residential RP District 43C-((3))-9 Residential RP District 43C-((5))-15 Residential RA District 43-((5))-16 Residential RA District 43C-((5))-17 Residential RA District 44-((A))-26 Unimproved RA District 8. Location: The property is located at (give exact located based on nearest road and distance from nearest intersection, using road names and route number): The subject properties front on the east side of MartinsburgPke (U.S. Route 11 North), just north of the Interstate 81 Exit 317 northbound off -ramp, and immediately east of Redbud Road (Route 661) in the Stonewall Magisterial District. 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 plamling 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 43-((A))-150, 43- ((A))-151. 43-((A))-151A• 43-((A))-152. 43C-((3))-2; 43C-((3))-3; 43C-((3))-4; 43C- ((3))-4A; 43C-((3))-5; 43C-((3))-7A Magisterial: Fire Service: Rescue Service 10. 11 Stonewall Clearbrook Clearbrook Districts High School: Middle School: Elementary School: James Wood James Wood Stonewall Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 79.13 ± RP & RA District M1 District 79.13 ± Total Acreage to be rezoned The following information should be provided according to the type of rezoning proposed: Single Family homes: Non -Residential Lots: Number of Units Proposed Townhome: Mobile Home: Square Footage of Proposed Uses Office: Service Station: Retail: Manufacturing: Restaurant: Warehouse: Other Multi -Family Hotel Rooms: 800,000 sq.ft. maximum structural area for light industrial and trucking U. 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 Plamiing 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 bet of my (our) knowledge. O Applicant(s): c t Date: 7-zs OS Owner (s): ' Date: J Date: Special Limited Power of Attorney County of Frederick, Virginia Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) North Stephenson, Inc., Keven Omps & John Omps (Phone) (540) 667-4919 (Address) 1800 Martinsburg Pike Winchester, VA 22603 the owner(s) of all those tracts or parcels of land ("Property') conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. Refer to Attached PropeM List on Page and is described as Parcel: Refer to Attached Property List Lot: Block: Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway En in�g (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 application for my (our) above dscribed Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until itis otherwise rescinded or modified. In witness thereof Signature(s) I, whrQ ed to the has owledgeS otary Public (we have hereto set my (our) hand and seal this 1 day KD\", 200 S K /-- State of Virginia, City/County of r'. Notary Public in and for the jurisdiction aforesaid, certify that the person(s) is men and who I (are) known to me, personally appeared -before -me -and - ms e in the jurisdiction aforesaid this �r day ofac 1� 200 1 1 t t My Commission Expires: Su\.l 31) aOC3 .I 1,IAR 3 0 0 North Stephenson, Inc. Rezoning — Adjoining Property Parcel ID Number Use Zoning 43-((A))-99 Undeveloped B2, B3, M1 43-((A))-100 Residential B2 43-((A))-147 Undeveloped RP 43-((A))-149 Residential RP 43-((A))-153 Residential RA 43-((A))-154 Public RA 43-((A))-158 Undeveloped RA 43C-((3))-6 Residential RP 43C-((3))-9 Residential RP 43C-((5))-15 Residential RA 43C-((5))-16 Residential RA 43-((5))-17 Residential RA 44-((A))-26 Undeveloped RA Pile #3485/EAW North Stephenson, Inc. Rezoning - Location Map 0 Action: AMENDMENT PLANNING COMMISSION: April 6, 2005 - Recommended Approval BOARD OF SUPERVISORS: April 26, 2005 SW APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #03-05 FOR NORTH STEPHENSON, INC. WHEREAS, Rezoning #03-05 for North Stephenson, Inc., was submitted by Greenway Engineering to rezone 79.13 acres from RA (Rural Areas) District to M1 (Light Industrial) District. These properties front on the east side of Martinsburg Pike (Route I I North), just north of the Interstate 81 Exit 317 northbound off -ramp, immediately northeast of Redbud Road (Route 661), in the Stonewall Magisterial District, and are identified by Property Identification Numbers (PINs) 43-A-150, 43-A-151, 43-A-151A, 43-A-152, 43C- 3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5 and 43C-3-7A. WHEREAS, the Planning Commission held a public hearing on this rezoning on April 6, 2005; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on April 26, 2005; 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 79.13 acres from RA (Rural Areas) District to MI (Light Industrial) 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. 4 17-05 0 0 This ordinance shall be in effect on the date of adoption. Passed this 26th day of April, 2005 by the following recorded vote: Richard C. Shickle, Chairman Gina A. Forrester Lynda J. Tyler Gene E. Fisher A_ye Barbara E. Van Osten Aye Aye Gary Dove Aye Aye Bill M. Ewing ATe Aye A COPY ATTEST Johl W Riley, Jr. ✓I — Frederick County Administrator PDRes. f117-05 0 0 Greemvay Engineering October 13, 2004 Revised January 3, 2005 North Stephenson, Inc. Rezoning PROPOSED PROFFER STATEMENT REZONING: RZ9 Rural Areas District (RA) to Light Industrial District (1\41) with Proffers PROPERTY: 79.13 acres +/-; Tax Parcels #43-((A))-150, 43-((A))-151, 43-((A))-151A, 43-((A))-152, 43C-((3))••2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, 43C-((3))-7A RECORD OWNER: North Stephenson, Inc. APPLICANT: North Stephenson, Inc. (here -in after "the applicants") PROJECT NAME: North Stephenson, Inc. - Light Industrial Rezoning ORIGINAL DATE OF PROFFERS: October 13, 2004 REVISION DATE: January 3, 2005 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 # 0.5 - 05- for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light Industrial (Ml) 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 the applicants and their legal successors, heirs, or assigns. The subject property is more particularly described as the land owned by North Stephenson, Inc. being all of Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick County Clerk of Court Office included with this rezoning proposal. File 93485/EAW 0 9, Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 PROJECT PROFFER J3TATEME NT 1.) Transportation a) The applicants hereby proffer to construct, or cause for the construction of dual southbound left turn lanes on Martinsburg Pike (U.S. Route 11 North) at the major collector road intersection with Renzi Drive at the Rutherford's Farm Industrial Park. The southbound dual left turn lanes will be constructed at the same time that the Rutherford's Farm Industrial Park improvements to Martinsburg Pike are constructed. b) The applicants hereby proffer to construct, or cause for the construction of a right turn lane within the Martinsburg Pike (U.S. Route 11 North) right- of-way at a location and distance acceptable to VDOT between the intersection of Redbud Road (Route 661) and the major collector road intersection serving as the primary entrance to the 79.13-acre project site. A traffic study will be prepared and submitted to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to allow VDOT to determine when the proffered improvement is warranted. c) The applicants hereby proffer to provide for the dedication of right-of-way and for the allowance of temporary construction easements needed for the ultimate design of the major collector road from the CSX railroad to Martinsburg Pike. The dedicated right-of-way shall provide for the improvements identified from station 10+00 to station 24+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The applicants further proffer to provide for the dedication of right-of-way acceptable to VDOT for the purpose of providing a right turn lane from the major collector road onto the internal street connection located at station 17+00 on the subject exhibit. d) The applicants hereby proffer to enter into a signalization agreement with VDOT for the provision of a traffic signal at the major collector road intersection with Martinsburg Pike, which will align with Renzi Drive at the Rutherford's Farm Industrial Park. The signalization agreement shall provide for the pro-rata share of the traffic signal based on the projected traffic volumes identified in the Traffic Impact Analysis (TIA) compared to the projected traffic volumes identified in the TIA for the Rutherford's Farm Industrial Park and the TIA for the Stephenson Village Residential Planned Community. File 43485/EAW Greenway Engineering October 1:3, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 e) The applicants hereby proffer to prepare and submit a traffic study to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to a determine the portion of the major collector road that will be required to be constructed based on the impacts associated with each future land use. f) The applicants hereby proffer to dedicate right-of-way to VDOT along Redbud Road for future improvements to the Interstate; 81 Exit 317 interchange area. This right-of-way shall be dedicated to VDOT within 180 days of final engineering plan approval. The preparation of right-of- way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. g) The applicants hereby proffer to dedicate a 50-foot right-of-way and provide temporary construction easements to VDOT for the purpose of realigning Redbud Road (Route 661) from the current intersection at Martinsburg Pike (U.S. Route 11 North) to connect to the major collector road on the subject site. The purpose of the 50-foot right-of-way dedication and temporary construction easements is to provide VDOT and Frederick County with an appropriate alternative to relocate Redbud Road. The dedicated 50-foot right-of-way will connect to the intersection that is identified at station 17+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The location of the 50-foot right-of-way to connect to this intersection will be agreed upon by VDOT and the property owners to allow for a minimum 25 mph geometric design criteria and will be made available at such a time that VDOT deems necessary. The preparation of right-of-way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. The construction of the realigned portion of Redbud Road shall occur by parties other than the applicants. h) The applicants hereby proffer to prohibit commercial entrances along the western property line on tax parcel 43-((A))-152 adjoining the Redbud Road (Route 661) right-of-way. This proffer is intended to prohibit commercial entrance locations on the current alignment of Redbud Road and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site resulting from the widening of Interstate 81. File 03485/EAW 3 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 2.) Structural Development The applicants hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 3.) Environmental Protection The applicants hereby proffer to provide for the delineation of karst features located on the 79.13-acre site as a condition of master development plan approval. The applicants further proffer to conduct geotechnical analysis for each site plan in which structural development or other site improvements are located within 50 feet of identified karst features. The geotechnical analysis reports and methods for treatment of impacts shall be provided to the Frederick County Engineer for review and approval as a condition of site development plan approval. 4.) Viewshed Mitigation The applicants hereby proffer to prohibit the placement of fi•eestanding and building mounted illuminated and non -illuminated business signs facing the eastern property line of tax map parcel 43-((A))-152 to mitigate viewshed impacts from the 3rd Winchester Core Battlefield Area. 5.) Fire and Rescue Monetary Contribution The applicants hereby proffer to provide a monetary contribution of $0.01 per square foot of structural development on the 79.13-acre site occurring subsequent to rezoning approval. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for structural development, which may generate a maximum monetary contribution of $8,000.00 based on the proffered maximum square footage of structural development. The applicants monetary contribution will be directed to the Clearbrook Volunteer Fire and Rescue Company, which will provide first due response to the subject site. File A3485/EAW 9 Greenway Engineering 6.) Signatures October 13, 2004 Revised January 3, 2005 North Stephenson, Inc. Rezoning 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: North Stephenson, Inc. By: Keven Omps Date Byrn 'L� k j\— Jain Omps I N Date Commonwealth of Virginia, City/County of % z'O P-\C-Y-- To Wit: The foregoing instrument was acknowledged before me this �!, c day of 200Sby bD n" UZ`Z'� My Commission Expires 3i ai» Notary Publi File 93455/EAW MAJOR COLLECTOR ROAD ---- - - -__- - -- STREET TREE NARRATIVE STREET TREES PLANTED ON 30' CENTERS WILL BE PROVIDED TO ENHANCE THE APPEARANCE OF THE MAJOR COLLECTOR ROAD. UNDER5TORY TREES THAT ARE A MINIMUM OF 1' CALIPER WILL BE UTILIZED. THE UNDERSTORY TREES PROPOSED ON THE NORTH SIDE OF THE MAJOR COLLECTOR. ROAD WILL REQUIRE APPROVAL FROM ALLEGHENY POWER DUE TO THE EXISTING OVERHEAD POWER LINE EASEMENT. If j RAU RAY BB' Rill Us' 48' I4' , T1Y1 S' 7' LL'YTS OF L8TTU7Y DA SURFACE 7' S' MIR MN MI dTIfMOU6 CONCRETE ti STANDARD CO.& 8TANDARO _ f -A- SASE COURSE j STANDARD SIDEWALK li_ _'11 SIDEWALK r r I LIMITS OF 8UCDASE r TYPICAL ROAD SECTION MAJOR COLLECTOR ROAD NIB / at. 5L 'EX. DYELLwG�r i I ' TM 4)-((A/�N7! dI � TM,�Y-((A))-WI 4 O �I �ryLVV It I i ZONE. K � Y �) I NORM Z T E.. A"mUB a X. GRAVEL-DRIy�-_.__. _. 8!I'0E'SO'E 301D6' y 6SI'11'10'E IV38B34 EX POLL. rpo I P(MATV `�� E- -OFMACM EEDNT80N CO. _ _ f,Ex POUIER_POLE t EX OVE1b1EAD WREB .PAT g� -- - fDD 12L - - - " )/* nl I g t 13400 tr 6 11.00 r-. 11.00 _!_-r�cri -`�I T�1 ��.I �•LI �y,i Txl �.�I ��1 >'�I Ty,1 1'.- _ TEE UM GV EX. GRAVEL DRWE... 1/ R7 ♦D-((A)YUO K$J RMe711®ITS, L .— ZONE. W. UN. FW6. DE/l01. re ow 18 v a cc W W a Z W :2 a I E �s oe z xs 6lu lu c g3 � CC f t� w a'n DATEOCTDBER "04 I SCALE- I- - 8O' I DE410NE� JOB NO 8,88 anrrr nrs III � III III / III � III � III / I � UI WAA f.� m 44-aaM-u ZOI! , um. _- egro7ileory-co.----_.---- R / CON -WAN PFtOP. R _ 23.00 75 D0 7 76.00 R s :T —V —V —V —w n•r 7 - .Y DENO6 ' 13 -- /I werelt�w[ een'T Qppp I - IV r Ii I JOINT OF PIPE ' IpE I I III � � ppleRIIN EX. ovEMeao tlINIES E AMENDMENT Action: PLAINTNING COMMISSION: April 6, 2005 - Recommended Approval BOARD OF SUPERVISORS: April 26, 2005 S❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #03-05 FOR NORTH STEPHENSON, INC. WHEREAS, Rezoning 903-05 for North Stephenson, Inc., was submitted by Greenway Engineering to rezone 79.13 acres from RA (Rural Areas) District to MI (Light Industrial) District. These properties front on the east side of Martinsburg Pike (Route 11 North), just north of the Interstate 81 Exit 31 7 northbound off -ramp, immediately northeast of Redbud Road (Route 661), in the Stonewall Magisterial District, and are identified by Property Identification Numbers (PINs) 43-A-150, 43-A-151, 43-A-151A, 43-A-152, 43C- 3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5 and 43C-3-7A. WHEREAS, the Plaruling Commission held a public hearing on this rezoning on April 6, 2005; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on April 26, 2005; 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 1.65 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 79.13 acres from RA (Rural Areas) District to M1 (Light Industrial) District, as described by the 1.7 application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes. i! 17-05 0 E This ordinance shall be in effect on the date of adoption. Passed this 26th day of April, 2005 by the following recorded vote: Richard C. Shickle, Chainnan Gina A. Forrester Lynda J. Tyler Gene E. Fisher Aye E. Van Osten Aye Aye Gary Dove _Aye Aye Bill M. Ewing -Aye- Aye A COPY ATTEST JoIA_R! Riley, Jr. Frederick County Administrator PDRes. r 17-05 Greenway Engineering 0 9 October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 PROPOSED PROFFER STATEMENT REZONING: RZ# 03-05 Rural Areas District (.RA) to Light Industrial District (Ml) with. Proffers PROPERTY: 79.13 acres +/-; Tax Parcels #43-((A))-150, 43-((A))-151, 43-((A))-151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, 43C-((3))-7A RECORD OWNER: North Stephenson, Inc. APPLICANT: North Stephenson, Inc. (here -in after "the applicants") PROJECT NAME: North Stephenson, Inc. - Light Industrial Rezoning ORIGINAL DATE OF PROFFERS: October 13, 2004 REVISION DATE: May 13, 2005 Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1.950, 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 # 03 -05 for the rezoning of the '79.13-acres tract fiorn the Rural Areas (RA) District, to Light Industrial (Ml) 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 shalt be banding upon the applicants and their legal successors, heirs, or assigns. The subject property is more particularly described as the land owned by North Stephenson, Inc, being all of Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick: County Clerk of Court Office included with this rezoning proposal. File F3485/EAW t�' r Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 PROJECT PROFFER STATEMENT 1.) Transportation a) The applicants hereby proffer to construct, or cause for the construction of dual southbound left turn lanes on Martinsburg Pike (U.S. Route 11 North) at the major collector road intersection with Renzi Drive at the Rutherford's Farm Industrial Park. The southbound dual left turn lanes will be constructed at the same time that the Rutherford's Farm Industrial Park improvements to Martinsburg Pike are constructed. b) The applicants hereby proffer to construct, or cause for the construction of a right turn lane within the Martinsburg Pike (U.S. Route 11 North) right- of-way at a location and distance acceptable to VDOT between the intersection of Redbud Road (Route 661) and the major collector road intersection serving as the primary entrance to the 79.13-acre project site. A traffic study will be prepared and submitted to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to allow VDOT to detennine when the proffered improvement is warranted. c) The applicants hereby proffer to provide for the dedication of right-of-way and for the allowance of temporary construction easements needed for the ultimate design of the major collector road from the CSX railroad to Martinsburg Pike. The dedicated right-of-way shall provide for the improvements identified from station 10+00 to station .24+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The applicants further proffer to provide for the dedication of right-of-way acceptable to VDOT for the purpose of providing a right turn lane from the major collector road onto the internal street connection located at station 17+00 on the subject exhibit. d) The applicants hereby proffer to enter into a signalization agreement with VDOT for the provision of a traffic signal at the major collector road intersection with Martinsburg Pike, which will align with Renzi Drive at the Rutherford's Farm Industrial Park. The signalization agreement shall provide for the pro-rata share of the traffic signal based on the projected traffic volumes identified in the Traffic Impact Analysis (TIA) compared to the projected traffic volumes identified in the TIA for the Rutherford's Farm Industrial Park and the TIA for the Stephenson Village Residential Planned Community. File 43485/EAIR 2 • 9 Greemvay Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised tvlay 13, 2005 e) The applicants hereby proffer to prepare and submit a traffic study to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to a determine the portion of the major collector road that will be required to be constructed based on the impacts associated with each future land use. f) The applicants hereby proffer to dedicate right-of-way to VDOT along Redbud Road for future improvements to the Interstate 81 Exit 317 interchange area. This right-of-way shall be dedicated to VDOT within 180 days of final engineering plan approval. The preparation of right-of- way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. g) The applicants hereby proffer to dedicate a 50-foot right-of-way and provide temporary construction easements to VDOT for the purpose of realigning Redbud Road (Route 661) from the current intersection at Martinsburg Pike (U.S. Route 11 North) to connect to the major collector road on the subject site. The purpose of the 50-foot right-of-way dedication and temporary construction easements is to provide VDOT and Frederick County with an appropriate alternative to relocate Redbud Road. The dedicated 50-foot right-of-way will connect to the intersection that is identified at station 17+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The location of the 50-foot right-of-way to connect to this intersection will be agreed upon by VDOT and the property owners to allow for a minimum 25 mph geometric design criteria and will be made available at such a time that VDOT deems necessary. The preparation of right-of-way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. The construction of the realigned portion of Redbud Road shall occur by parties other than the applicants. h) The applicants hereby proffer to prohibit commercial entrances along the western property line on tax parcel 43-((A))-152 adjoining the Redbud Road (Route 661) right-of-way. This proffer is intended to prohibit commercial entrance locations on the current alignment of Redbud Road and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site resulting from the widening of Interstate 81. He #34851EAW 3 0 r Greemvay Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised 1`4ay 13, 2005 2.) Structural Development The applicants hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 3.) Environmental Protection The applicants hereby proffer to provide for the delineation of karst features located on the 79.13-acre site as a condition of master development plan approval. The applicants further proffer to conduct geotechnical analysis for each site plan in which structural development or other site improvements are located within 50 feet of identified karst features. The geotechnical analysis reports and methods for treatment of impacts shall be provided to the Frederick County Engineer for review and approval as a condition of site development plan approval. 4.) Viewshed Mitigation The applicants hereby proffer to prohibit the placement of freestanding and building mounted illuminated and non -illuminated business signs facing the eastern property line of tax map parcel 43-((A))-152 to mitigate viewshed impacts from the 3rd Winchester Core Battlefield Area, 5.) Fire and Rescue Monetary Contribution The applicants hereby proffer to provide a monetary contribution of $0.01 per square foot of structural development on the 79.13-acre site occurring subsequent to rezoning approval. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for structural development, which may generate a maximum monetary contribution of $8,000.00 based on the proffered maximum square footage of structural development. The applicants monetary contribution will be directed to the Clearbrook Volunteer Fire and Rescue Company, which will provide first due response to the subject site. 6.) Martinsburg Pike Corridor Enhancement The applicants hereby proffer to provide corridor enhancements along Martinsburg Pike. The location and type of enhancements for this corridor will be identified on the Master Development Plan for the 79.13-acre project site. File #3485/EAW 4 0 Greenway Engineering 7.) Signatures October 13, 2004 Revised January 3, 2005 Revised May 13, 2005 North Stephenson, Inc. Rezoning 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: North Stephenson, Inc. By:-5�-,��' �5 Keven Omps Date f ; � By: JJ mps Date Commonwealth of Virginia, City/County of \CA— To Wit: The foregoing instrument was acknowledged before this day of v,�3e- 1/ i 20 05— by Nofary Public My Commission Expires , Z \ a o 61 Pile #3485/EAW Green way Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 PROPOSED PROFFER STATEMENT REZONING: RZ# 03-05 Rural Areas District (RA) to Light Industrial District (Ml) with Proffers PROPERTY: 79.13 acres +/-; Tax Parcels #43-((A))-150, 43-((A))-151, 43-((A))-151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, 43C-((3))-7A RECORD OWNER: North Stephenson, Inc. APPLICANT: North Stephenson, Inc. (here -in after "the applicants") PROJECT NAME: North Stephenson, Inc. - Light Industrial Rezoning ORIGINAL DATE OF PROFFERS: October 13, 2004 REVISION DATE: May 13, 2005 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 # 03 -05 for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light Industrial (M 1) 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 the applicants and their legal successors, heirs, or assigns. The subject property is more particularly described as the land owned by North Stephenson, Inc. being all of Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick County Clerk of Court Office included with this rezoning proposal. File 1/3485/EAW Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 PROJECT PROFFER STATEMENT 1.) Transportation a) The applicants hereby proffer to construct, or cause for the construction of dual southbound left turn lanes on Martinsburg Pike (U.S. Route 11 North) at the major collector road intersection with Renzi Drive at the Rutherford's Farm Industrial Park. The southbound dual left turn lanes will be constructed at the same time that the Rutherford's Farm Industrial Park improvements to Martinsburg Pike are constructed. b) The applicants hereby proffer to construct, or cause for the construction of a right turn lane within the Martinsburg Pike (U.S. Route 11 North) right- of-way at a location and distance acceptable to VDOT between the intersection of Redbud Road (Route 661) and the major collector road intersection serving as the primary entrance to the 79.13-acre project site. A traffic study will be prepared and submitted to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to allow VDOT to determine when the proffered improvement is warranted. c) The applicants hereby proffer to provide for the dedication of right-of-way and for the allowance of temporary construction easements needed for the ultimate design of the major collector road from the CSX railroad to Martinsburg Pike. The dedicated right-of-way shall provide for the improvements identified from station 10+00 to station 24+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The applicants further proffer to provide for the dedication of right-of-way acceptable to VDOT for the purpose of providing a right turn lane from the major collector road onto the internal street connection located at station 17+00 on the subject exhibit. d) The applicants hereby proffer to enter into a signalization agreement with VDOT for the provision of a traffic signal at the major collector road intersection with Martinsburg Pike, which will align with Renzi Drive at the Rutherford's Farm Industrial Park. The signalization agreement shall provide for the pro-rata share of the traffic signal based on the projected traffic volumes identified in the Traffic Impact Analysis (TIA) compared to the projected traffic volumes identified in the TIA for the Rutherford's Farm Industrial Park and the TIA for the Stephenson Village Residential Planned Community. File 113485/EAW 2 Greemvay Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 e) The applicants hereby proffer to prepare and submit a traffic study to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to a determine the portion of the major collector road that will be required to be constructed based on the impacts associated with each future land use. f) The applicants hereby proffer to dedicate right-of-way to VDOT along Redbud Road for future improvements to the Interstate 81 Exit 317 interchange area. This right-of-way shall be dedicated to VDOT within 180 days of final engineering plan approval. The preparation of right-of- way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. g) The applicants hereby proffer to dedicate a 50-foot right-of-way and provide temporary construction easements to VDOT for the purpose of realigning Redbud Road (Route 661) from the current intersection at Martinsburg Pike (U.S. Route 11 North) to comiect to the major collector road on the subject site. The purpose of the 50-foot right-of-way dedication and temporary construction easements is to provide VDOT and Frederick County with an appropriate alternative to relocate Redbud Road. The dedicated 50-foot right-of-way will connect to the intersection that is identified at station 17+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The location of the 50-foot right-of-way to connect to this intersection will be agreed upon by VDOT and the property owners to allow for a minimum 25 mph geometric design criteria and will be made available at such a time that VDOT deems necessary. The preparation of right-of-way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. The construction of the realigned portion of Redbud Road shall occur by parties other than the applicants. h) The applicants hereby proffer to prohibit commercial entrances along the western property line on tax parcel 43-((A))-152 adjoining the Redbud Road (Route 661) right-of-way. This proffer is intended to prohibit commercial entrance locations on the current aligrunent of Redbud Road and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site resulting from the widening of Interstate 81. File 113485/13nw 3 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 2.) Structural Development The applicants hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 3.) Enviromnental Protection The applicants hereby proffer to provide for the delineation of karst features located on the 79.13-acre site as a condition of master development plan approval. The applicants further proffer to conduct geotechnical analysis for each site plan in which structural development or other site improvements are located within 50 feet of identified karst features. The geotechnical analysis reports and methods for treatment of impacts shall be provided to the Frederick County Engineer for review and approval as a condition of site development plan approval. 4.) Viewshed Mitigation The applicants hereby proffer to prohibit the placement of freestanding and building mounted illuminated and non -illuminated business signs facing the eastern property line of tax map parcel 43-((A))-152 to mitigate viewshed impacts from the 3rd Winchester Core Battlefield Area. 5.) Fire and Rescue Monetary Contribution The applicants hereby proffer to provide a monetary contribution of $0.01 per square foot of structural development on the 79.13-acre site occurring subsequent to rezoning approval. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for structural development, which may generate a maximum monetary contribution of $8,000.00 based on the proffered maximum square footage of structural development. The applicants monetary contribution will be directed to the Clearbrook Volunteer Fire and Rescue Company, which will provide first due response to the subject site. 6.) Martinsburg Pike Corridor Erthancement The applicants hereby proffer to provide corridor enhancements along Martinsburg Pike. The location and type of enhancements for this corridor will be identified on the Master Development Plan for the 79.13-acre project site. Pile 113485/EAW 4 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 7.) 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: North Stephenson, Inc. By:.G 1�-+�i- �1 1105 Keven Omps Date Jolt bmps Date Commonwealth of Virginia, City/County of �� eQ�c To Wit: The foregoing instrument was acknowledged before 20(Yi by e Q42tl 0 Ivy My Commission Expires _hN Zauul S-t- this day of e- 7S=_. tN Notary Public File 113485/EAW 5 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 PROPOSED PROFFER STATEMENT REZONING: PROPERTY RECORD OWNER APPLICANT: PROJECT NAME ORIGINAL DATE OF PROFFERS: REVISION DATE: Preliminary Matters RZ# Rural Areas District (RA) to Light Industrial District (M 1) with Proffers 79.13 acres +/-; Tax Parcels #43-((A))-150, 43-((A))-151, 43-((A))-151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, 43C-((3))-7A North Stephenson, Inc. North Stephenson, Inc. (here -in after "the applicants") North Stephenson, Inc. - Light Industrial Rezoning October 13, 2004 January 3, 2005 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 # 03 - 05- for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light Industrial (M 1) 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 the applicants and their legal successors, heirs, or assigns. The subject property is more particularly described as the land owned by North Stephenson, Inc. being all of Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick County Clerk of Court Office included with this rezoning proposal. File 43485/EAW Greenway Engineering 0 October 13, 2004 Revised January 3, 2005 PROJECT PROFFER STATEMENT 1.) Transportation • North Stephenson, Inc. Rezoning a) The applicants hereby proffer to construct, or cause for the construction of dual southbound left turn lanes on Martinsburg Pike (U.S. Route 11 North) at the major collector road intersection with Renzi Drive at the Rutherford's Farm Industrial Park. The southbound dual left turn lanes will be constructed at the same time that the Rutherford's Farm Industrial Park improvements to Martinsburg Pike are constructed. b) The applicants hereby proffer to construct, or cause for the construction of a right turn lane within the Martinsburg Pike (U.S. Route 11 North) right- of-way at a location and distance acceptable to VDOT between the intersection of Redbud Road (Route 661) and the major collector road intersection serving as the primary entrance to the 79.13-acre project site. A traffic study will be prepared and submitted to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to allow VDOT to determine when the proffered improvement is warranted. c) The applicants hereby proffer to provide for the dedication of right-of-way and for the allowance of temporary construction easements needed for the ultimate design of the major collector road from the CSX railroad to Martinsburg Pike. The dedicated right-of-way shall provide for the improvements identified from station 10+00 to station 24+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The applicants further proffer to provide for the dedication of right-of-way acceptable to VDOT for the purpose of providing a right turn lane from the major collector road onto the internal street connection located at station 17+00 on the subject exhibit. d) The applicants hereby proffer to enter into a signalization agreement with VDOT for the provision of a traffic signal at the major collector road intersection with Martinsburg Pike, which will align with Renzi Drive at the Rutherford's Farm Industrial Park. The signalization agreement shall provide for the pro-rata share of the traffic signal based on the projected traffic volumes identified in the Traffic Impact Analysis (TIA) compared to the projected traffic volumes identified in the TIA for the Rutherford's Farm Industrial Park and the TIA for the Stephenson Village Residential Planned Community. File #3485/EAW SOT CUPdRErsT Greenway Engineering • October 13, 2004 • North Stephenson, Inc. Rezoning Revised January 3, 2005 e) The applicants hereby proffer to prepare and submit a traffic study to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to a determine the portion of the major collector road that will be required to be constructed based on the impacts associated with each future land use. f) The applicants hereby proffer to dedicate right-of-way to VDOT along Redbud Road for future improvements to the Interstate 81 Exit 317 interchange area. This right-of-way shall be dedicated to VDOT within 180 days of final engineering plan approval. The preparation of right-of- way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. g) The applicants hereby proffer to dedicate a 50-foot right-of-way and provide temporary construction easements to VDOT for the purpose of realigning Redbud Road (Route 661) from the current intersection at Martinsburg Pike (U.S. Route 11 North) to connect to the major collector road on the subject site. The purpose of the 50-foot right-of-way dedication and temporary construction easements is to provide VDOT and Frederick County with an appropriate alternative to relocate Redbud Road. The dedicated 50-foot right-of-way will connect to the intersection that is identified at station 17+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The location of the 50-foot right-of-way to connect to this intersection will be agreed upon by VDOT and the property owners to allow for a minimum 25 mph geometric design criteria and will be made available at such a time that VDOT deems necessary. The preparation of right-of-way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. The construction of the realigned portion of Redbud Road shall occur by parties other than the applicants. h) The applicants hereby proffer to prohibit commercial entrances along the western property line on tax parcel 43-((A))-152 adjoining the Redbud Road (Route 661) right-of-way. This proffer is intended to prohibit commercial entrance locations on the current alignment of Redbud Road and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site resulting from the widening of Interstate 81. File #3485/EAW 3 Greenway Engineering • October 13, 2004 • North Stephenson, Inc. Rezoning Revised January 3, 2005 2.) Structural Development The applicants hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 3.) Environmental Protection The applicants hereby proffer to provide for the delineation of karst features located on the 79.13-acre site as a condition of master development plan approval. The applicants further proffer to conduct geotechnical analysis for each site plan in which structural development or other site improvements are located within 50 feet of identified karst features. The geotechnical analysis reports and methods for treatment of impacts shall be provided to the Frederick County Engineer for review and approval as a condition of site development plan approval. 4.) Viewshed Mitigation The applicants hereby proffer to prohibit the placement of freestanding and building mounted illuminated and non -illuminated business signs facing the eastern property line of tax map parcel 43-((A))-152 to mitigate viewshed impacts from the 3`d Winchester Core Battlefield Area. 5.) Fire and Rescue Monetary Contribution The applicants hereby proffer to provide a monetary contribution of $0.01 per square foot of structural development on the 79.13-acre site occurring subsequent to rezoning approval. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for structural development, which may generate a maximum monetary contribution of $8,000.00 based on the proffered maximum square footage of structural development. The applicants monetary contribution will be directed to the Clearbrook Volunteer Fire and Rescue Company, which will provide first due response to the subject site. File #3485/EAW Greenway Engineering • October 13, 2004 • North Stephenson, Inc. Rezoning Revised January 3, 2005 6.) 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: North Stephenson, Inc. By: & "2� 11 1 O- S Keven Omps Date J Omps Date Commonwealth of Virginia, City/County of Loa IL\c�V-- To Wit: The foregoing instrument was acknowledged before me this day of �Ma. 1 200by MyCO1111111JJ1V11 --F.- - y�l File #3485/EAW MAJOR COLLECTOR ROAD STREET TREE NARRATIVE STREET TREES PLANTED ON 30' CENTERS WILL BE PROVIDED TO ENHANCE THE APPEARANCE OF THE MAJOR COLLECTOR ROAD. UNDERSTORY TREES THAT ARE A MINIMUM OF 2" CALIPER WILL BE UTILIZED. THE UNDERSTORY TREES PROP05ED ON THE NORTH SIDE OF THE MAJOR COLLECTOR ROAD WILL REQUIRE APPROVAL FROM ALLEGHENY POWER DUE TO THE EXISTING OVERHEAD POWER LINE EASEMENT. /._/ 4l RV w IB16, a' �• MN. S' 2- LIMITS OF BITLIMNMS SURFACE 2' S' n~ MN. MIN. elTunwous CONCRETE 4 STANDARD CG•6 1.\ �\\�i�\\i�\\la�.�.\\n\\ STANDARD SIDEWALK II I• SUBBASE ` BASE COURSE I �I SIDEWALK LIMITS OF SUBBASE ILE TYPICAL ROADTYPICAL ROADSECTII MAJOR COLLECTOR ROAD NTS Et. ISL TMI 43-L(a)-w% �' ' NORT14 GTM MN J / WO//O Ex. OWELLL L 1 poses, ro Iu I ZONe. RP, uee, R16. x __-+I../ SI.OB'SO' E 3O1136 • -- _ 8 51,2170" E Ip3603' Ex. POL! T� BE RELO CAT D Ex. OVlRNEAD WIREB� EX. PATOMAC EDISON CO EX. POWER POLE ---- _ __ -- - -_. E g E .._..._ 6 13.00 f-TEELLVGV 22•I? BEND WATERLINE EBM'T Ex. GRA VEL DRIV! I i m u-ua)-eo KU NV£61hlNT6, LC, ZOO, RP, UBE, 111E6. Do owl ro MI z W v -w Tv �v �v a TM 43-rfAAA.SI NORTH 6TM%04 OK W- zom' m-, USE' RE& DO -106, Pl.266 60 30 0 Co0 120 SCALE: 1" - 60' v a 0) V X F- 0) U QU a 1 JZ jJa z IL Wa Ot o Wo � a Oaw t" w �W 0 �J O E- ci R DATE'. OCTOBER 2004 I SCALE: 1' - 60' 1 DF5IRNED BY: n`DP JOB NO 7sas III / I / III Ili III Irl If WAIL W, UM Imp.TM 4A4(A)J6-Wl A Will 00 Mat, robs DD • PG----_ ExPOUER ____ __ EX. OVERlaEmWRE9�i- !x_PATTOOgHAACF�EEDIISON CO.R ANPOLE_____—_— 't- �215i41_/+_i�_—___—__ __ GE -- I -- -- PROP. RAU . cc-6 a _ 19.00 20.00 21. •©0 22.00 2 26.00 ��- - i— — WATERLINE E51'1'T 7 ' 45' BEND I 7 IS' WGTERLINE - CEND6 1 3 / TM 43-((A))-Ibl � Gv NORTH ISTEP14ENSOK NO, I I I JOINT OF PIPE ' ZOI,e, RP, USE, RES. EE DD 106, PG 266 POLE X W Ex. OVEM4 WREE II 60 30 0 60 120 SCALE: I" . 60' co z_ R W W z_ r3 ui � o n, W` W orr C7 ` a �r c� 4 hIN Z 0 U X vV a a n < J< >a w = Oo o Z <0 a LL) WLL. a ap ¢ w �U z J o U cc 0 DATE: OCTOBER 2004 SCALE I- . 60' DESIGNED BY: KDP JOB NO. 3485 0 16 Proffer Statement File #3485/EAW i MAR 3 FREDERICK COWM HALL, MONAHAN, ENGLE, MAHAN & MITC A PARTNERSHIP OF PROFESSIONAL CORPORATIONS WILBUR C. HALL (1892-1972) THOMAS V. MONAHAN (1924-1999) SAMUEL D. ENGLE O. LELAND MAHAN ROBERT T. MITCHELL, JR. JAMES A. KLENKAR STEVEN F. JACKSON DENNIS J. MCLOUGHLIN, JR. ATTORNEYS AT LAW I a 7 EAST MARKET STREET 9 EAST BOSCAWEN STREET LEESBURG, VIRGINIA WINCHESTER, VIRGINIA TELEPHONE 703-777-I050 TELEPHONE 540-662-3200 FAX 540-662-4304 E-MAIL lawyers@hallmonahan.mm November 23, 2004 Mr. Michael T. Ruddy, AICP, Deputy Director Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 NOV 2 4 2004 FREDERICK COUNTY PLANNING & DEVELOPMENT PLEASE REPLY TO P. O. Box 648 WINCHESTER, VIRGINIA 22604-0848 HAND DELIVERED Re: North Stephenson, Inc. (Stephenson Village) Proposed Proffer Statement Dear Mike: I have reviewed the above -referenced Proposed Proffer Statement. It is my opinion that the Proposed Proffer Statement is in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following: 1. I would suggest, for uniformity and easy reference purposes, that the document be titled "Proposed Proffer Statement" and the details of the zoning, owners, property, etc., be summarized at the beginning (see the Haggerty Property Proposed Proffer Statement for the form). 2. Proffers 1 (b), (c), (d), (e), and (g) should each state specifically when the proferred improvement will be done; for example, 1 (b) may provide that the improvements will be made within thirty (30) days of written request by VDOT. 3. Proffers 1(f) and (g) provide that certain things will be done "by parties other than the property owners." First of all, who are the "property owners"? If it is the Applicant, it should say "the 6 HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Mr. Michael T. Ruddy Frederick County Department of Planning and Development Page 2 Applicant" rather than "the property owners." Also, if these things are not to be done by the Applicant, is it clear or should it state who will do these things? 4. In Proffer 3, the words "and approval" should be added after the word "review" in the last sentence. 5. Proffer 5 should state specifically for what purpose the monetary contribution is to be made, as the County has to account for the expenditure of all proffered monetary contributions. 6. The signature(s) should be for the titled owner of the property. If North Stephenson, Inc. is the titled owner, the signature block should be: North Stephenson, Inc. By: President I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for the property, as it is my understanding that that review will be done by the staff and the Planning Commission. If there are any questions concerning the foregoing, please contact me. RTM/glh Rezoning Comment 46 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: Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike Winchester, VA 22603 (540)-53501828 Applicant: Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: The 79.13-acre subject site is located on the east side of Martinsburg Pike (U.S. Route 11 North) approximately 1000 feet north of Interstate 81 Exit 317 in the Stonewall Magisterial District. Current zoning: RA Zoning requested: M 1 Acreage: 79.13 Acres Virginia Department of Transportation Comments: ee attached a er from VDO I to Greenway Engineering dated e, VDOT Signature & Date: Notice to VDOT — Please Return This Form to the Applicant COMMO W ALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 February 8, 2005 Mr. Evan Wyatt C/O Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Ref: North Stephenson Rezoning Route 11 Frederick County Dear Evan: JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 The documentation within the application to rezone this property appears to have significant 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 North Stephenson Rezoning Application dated November 9, 2004 with proffers dated January 30, 2005 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. Thank you for allowing us the opportunity to comment. SincerAy, r---------- Lloyd A. Ingram, Transportation Engineg I LL k," 3 LAI/rf Enclosure — Comment Sheet iaDOT,org WE KEEPVIRGINIA MOVING FEB 1 12005 Rezoning Comments Frederick County Fire Marshal Mail to: Frederick County Fire Marshall Attn: County Planner 107 North Kent Street Winchester, Virginia, 22601 (540) 665-6350 • Hand deliver to: Frederick County Fire & Rescue Dept. Attn: Fire Marshal County Administration Bldg., I" 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 Marshall with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: The 79.13-acre subject site is located on the east side of Martinsburg Pike (U.S. Route 11 North), approximately 1000 feet north of Interstate 81 Exit 317 in the Stonewall Magisterial District. Current zoning: RA Zoning requested: M1 Acreage: 79.13 Acres Fire Marshal's Comments: Fire Marshal's Signature &Date: �� i Notice to Fire Marshal — Please Retu J vpk- "c-v�_I"/ n This Form to the Applicant � NOV 0 9 2004 Control number RZ04-0016 Project Name North Stephenson Inc. Address 151 Windy Hill Lane Type Application Rezoning Current Zoning RA, RP Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 11 /8/2004 City Winchester Tax ID Number Additional Comments -cmmeris at this :ime Date reviewed 11/9/2004 Applicant Greenway Engineering State Zip VA 22602 Fire District 13 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Not Identified Roadway/Aisleway Width Adequate Date Revised Applicant Phone 540-6624185 Rescue District 13 Election District Stonewall Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Plan Approval Recommended t_w Reviewed By Signature Yes Timothy L. Welsh Title ��®y ��VED e`r - - -- - -- - -- --- - - _ �MARSHAL,-FREDERICWCOUNTY Rezoning, Comments Fire and Rescue Company Name of Fire & Rescue Company: Address & Phone Clearbrook Volunteer Fire Dept PO Box 56 Clearbrook, VA 22624 Attn: Chief Tommy Price Applicant: Please fill out the information as accurately as possible in order to assist the Fire and Rescue Squad with their review. Attach a copy of your application form, location map, Proffer statement, impact analysis, and any other pertinent information. Applicant's Name Mailing Address Location of Property: Current zoning: RA Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Telephone: 540-662-4185 The 79.13-acre subject site is located on the east side of Martinsburg Pike (U.S. Route North), approximately 1000 feet north of Interstate 81 Exit 317 in the Stonewall Magiste Zoning requested: M1 Acreage: 79.13 Acres Cc: Mike Ruddy, Frederick County Planning Department Fire and Rescue Comnanv's Comments: CZnr•-. eti�t � �-�5- �, �� cc �CF CC`._<,,� � ram. I��F>CS�\\ Fire & Rescue Company's Signature & Date: y, :._ ' / �.cL C'Li� 2--!`= M Notice to Fire & Rescue Company - Please Return This Form to the Applicant 34 K Eva -,I U� Rezoning Comments 0 Frederick County Department of Public Works Mail to: Frederick County Dept. of Public Works Attn: Director of Engineering 107 North Kent Street Winchester, Virginia, 22601 (540) 665-5643 Hand deliver to: Frederick County Dept. of Public Works Attn: Director of Engineering County Administration Bldg., 4th Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Public Works with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway En ing eering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: The 79.13-acre subject site is located on the east side of Martinsburg Pike (U.S. Route 11 North), approximately 1000 feet north of Interstate 81 Exit 317 in the Stonewall Magisterial District. Current zoning: RA Zoning requested: M 1 Acreage: 79.13 Acres Department of Public Work's Comments: '1tiS� O z t o U�c v Y% Q I k tw�v. 1CC✓ �oVVI. ` Public Works Signature & Date. (� — l2 �-7 a 0 PO Notice to Dept. of Public Works — ease Return This Form to the Applicant 1; 5 DEC 2 7 Z004 Rezoning Comments• • Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia, 22601 (540) 665-1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia Applicant: Please fill out the 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. Applicant's Name: Greenway En ineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: The 79.13-acre subject site is located on the east side of Martinsburg Pike (U.S. Route 11 North), approximately 1000 feet north of Interstate 81 Exit 317 in the Stonewall Magisterial District. Current zoning: RA Zoning requested: M1 Acreage: 79.13 Acres Sanitation Authority Comments: Sanatation Authority Signature & Date: Notice to Sanitation Authority — Please Return This Form to the Applicant )n NOV 0 8 2004 BY Ll EJ Rezoning Comments• Frederick —Winchester Service Authority Mail to: Fred -Wine Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722-3579 Hand deliver to: Fred-Winc Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick -Winchester Service Authority with their review. Attach a copy of your application form, location map, proffer statement, and any other pertinent information. Applicant's Name: Greenway En ing eering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester. VA 22602 Location of property: The 79.13-acre subject site is located on the east side of Martinsburg_ Pike (U.S. Route 11 North), approximately 1000 feet north of Interstate 81 Exit 317 in the Stonewall Macisterial District. Current zoning: RA Zoning requested: M 1 Acreage: 79.13 Acres Fred -Wine Service Authority's Comments: no wmo%yt� Fred- Winc Service Authority's Signature & Date: Notice to Fred-Winc Service Authority — Please Return This Form to the Applicant P � 0 T � NOV 2 2 7004 By Rezoning Comments* Winchester Regional Airport Mail to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, Virginia 22602 (540) 662-2422 U Hand deliver to: Winchester Regional Airport Attn: Executive Director 491 Airport Road (Rt. 645, off of Rt. 522 South) Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Winchester Regional Airport with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway En ing eering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: The 79.13-acre subject site is located on the east side of Martinsburg Pike (U.S. Route 11 North), approximately 1000 feet north of Interstate 81 Exit 317 in the Stonewall Magisterial District. Current zoning: RA Zoning requested: M 1 Acreage: 79.13 Winchester Regional Airport's Comments: Winchester Regional Airport's Signature & Date: Notice to Winchester Regional Airport — Please Return This Form to the Applicant • .;;I& SERVING THE TOP OF VIRGINIA i WINCHESTER REGIONAL AIRPORT December 8, 2004 Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 Re: Rezoning Comment - RA & RP to M1 North Stephenson, Incorporated Properties Stonewall Magisterial District Dear Mr. Wyatt: The proposed rezoning request has been reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Thank you for the opportunity to review this request. Sincerely, S. R. Manuel Executive Director 11/28/2004 17:43 5406656395 FRED CO PLAN NG DEP PAGE 01/04 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: 9VA n, w YArT" COMPANY: G�-2GGNw•4 FAX 4: -(.S 4o ?;Z2- ' 9SZ Remarks: Tate: I 2 9 d91 Number of Pages (including cover sheet) Hc) a m i Tint E—�: L- C--- A)crrZT1.1 S7-EP/-i,tJ.50-KJ , / NJC- . RHUITT- NOV 2 9 ?004 L By- th Fzom e desk of:� • 0 Review Agency Comments D V/�� I�. MAR 3 FREDERICK COUNTY PLAMM & 20PPMENT He #3485/EAW 42venwway Engineering October 13, 2004 North Stephenson, Inc. Rezoning NORTH STEPHENSON, INC. REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of ten contiguous parcels comprising a 79.13-acre tract, owned by North Stephenson, Inc. The subject properties front on the east side of Martinsburg Pike (U.S. Route 11 North), approximately 200 feet north of the Interstate 81 Exit 317 northbound off -ramp, and immediately east of Redbud Road (Route 661). The current zoning of the parcels comprising the 79.13-acre tract is RA, Rural Areas District and RP, Residential Performance District. North Stephenson Inc. proposes to rezone these parcels to establish 79.13-acres of Ml, Light Industrial District. See attached North Stephenson, Inc. Location and Zoning Map Exhibit. Basic information Location: East of Martinsburg Pike (Route 11), north of Interstate-81 Exit 317 and east of Redbud Road (Route 661) Magisterial District: Stonewall Property ID Numbers: 43-A-150, 43-A-151, 43-A-151A, 43-A-152, 43C-3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5, 43C-3-7A Current Zoning: Current Use: Proposed Use: Proposed Zoning: Total rezoning area: COMPREHENSIVE PLAN RA, Rural Areas District RP, Residential Performance District Agricultural, trucking, office and residential uses Industrial M1, Light Industrial District 79.13-acre tract The parcels comprising the subject site are located within the study area boundary of the Northeast Land Use Plan. The policies guiding future land use development within the Northeast Land Use Plan are identified in Chapter 6 (Land Use) of the Comprehensive Policy Plan on pages 6-34 through 6-38.5. The recommendations of the Northeast Land Use Plan suggest that commercial and industrial land use should occur around the PA , Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Interstate 81 Exit 317 interchange area, with an emphasis on industrial land use adjacent to the railroads within the study area. The subject site has approximately 2,600 linear feet ('/7. mile) of frontage along the CSX railroad and can accommodate rail spur and rail siding locations. The 79.13-acre site is located within the Urban Development Area and " ! , the Sewer and Water Service Area; therefore, expansion beyond the existing property r Iv boundaries is not required by this application. �r nIc; iP. YLi r - I• y I rr e 7 rn-. . r F G�- P n. atl (a Ci., 1` �0 A. SUITABILITY OF THE SITE dd.< ,,, ,oa .0 e_,e--., R. C- Access //`' n<< ; , 'rr l'• s : ^,��a �c a � „c ,c -. �� f 1 . � v or o e.. c a e e :- 'U+ .h C � i+ � a f+ • GL �. / -A- a k, et 1, 4,.. ♦ a t e � a n, r. 1 t .. ° ,_ c +/ r jt t / r The subject site, tax arcels 43- A 150 43-((A))-151 43-((A))-151A, 43-((A))-152 `r ' �cY 43C- 3J-2, 43C- (3) -3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, areJ` (( )) ( ) situated in the southeast quadrant of the Interstate 81 Exit 317/Martinsburg Pike (U.S. ' Route 11) interchange area. The 79.13-acre site has frontage along Martinsburg Pike and along Redbud Road (Route 661). c�' e j . The Northeast Land Use Plan identifies a new major collector road, which connects Old ` ,,Charles Town Road (Route 761) to Martinsburg Pike. The location of the new major cbllector road intersection with Martinsburg Pike was established during the rezoning and 3 aster development plan process associated with the Rutherford's Farm Industrial Park. , "Therefore, the new major collector road is planned to traverse the subject site along the �- r northern boundary of tax parcel 43-((A))-150 and is planned to run near the subject i ! property's eastern boundary and intersect Martinsburg Pike (U.S. Route 11). The Interstate 81 widening project is anticipated to relocate the northbound off -ramp to align with Martinsburg Pike at the current location of the Redbud Road intersection with 4 Martinsburg Pike. This road improvement project will ultimately result in the need for Frederick County to determine an acceptable route to relocate traffic flow from Redbud ;` koad to Martinsburg Pike. The applicants' proffer statement has made provisions for the dedication of a 50-foot right-of-way through the subject property that will allow for future displaced traffic to access Martinsburg Pike at the signalized intersection lee a associated with the new major collector road. Furthermore, the applicants' proffer Itatement prohibits commercial entrances along Redbud Road. 4-1 ! y, i tt Flood Plains f C r i' r •C � ' S `• ' The subject siteislocated on the FEMA NFIP map #510063-0105 -B. The entire site is car �U f'� located as "Zone C", area outside the 100-year flood plain. !� V�_ C} t o r r r W h•LL• 1r.: �L ✓. 01((V Ik� s f 4l. it. l,�!r'IA.LY 4 {.•� � �. ,%L �Q. �G\l. '•�,` ^ Jv j./'Z��C �1 -i.i. V �. �� r at ' �` �l `� �'.. r_. C �..� ✓�n r �t et-i ..S [? r. Y, 'ri! � C ~ C' � e I '`,1. ' (�,, , i�t• V r `.� �.'. v{, , .' - P' � [` • '� (ti yti,�w,i—�"O _ CQ„ . r � ! r', r C{ c: p r' �+''i i, . ,�. � � - "',.. `.: 1/o�^-�r.t'�CQ, eve Greenway Engineering October 13, 2004 • North Stephenson, Inc. Rezoning Wetland. The National Wetlands Inventory Map identifies one wetland area in the southwestern portion of the 79.13-acre parcel, which is a man-made impoundment. The treatment of this wetland area will be determined during the master development plan process for the; future industrial site. Steep Slopes There are no steep slopes on the subject site. Mature Woodlands Two areas of mature deciduous trees exist on the 79.13-acre site, which are located in the northwestern portion of the subject site. It is anticipated that these areas will be impacted by the future development of industrial sites, parking areas and by the future relocation of Redbud Road. In April 2003, the Board of Supervisors adopted an ordinance to eliminate a maximum disturbance percentage for woodland areas on commercial and industrial properties and to require higher planting standards for parking lot areas. Site plans for the 79.13-acre property will comply with these standards. Soil Types The Soil Survey of Fredrick County, published by the USDA Soil Conservation Service was consulted to determine soil types contained in this tract. The subject site is located on map sheet number 24 & 30, and contains the following soil types: 513-Carbo Silt Loam: 2-7% slope 5C-Carbo Silt Loam: 7-15% slope 6C-Carbo Oaklet Silt Loam, very rock 2-15% slope 32B-Oaklet Silt Loam: 2-7% slope The 5B-Carbo Silt Loam and 32B-Oaklet Silt Loam soils are identified on page 123 as prime farmland soils. All soil types possess moderate to high shrink -swell potential. Karst Features The geology associated with the subject site has the potential for the presence of karst features. The delineation of karst features throughout the project site is proffered to occur during the master development plan process. Furthermore, the proffer statement provides for geotechnical analysis during the site development plan process for any ►,I Greenway Engineering 0 October 13, 2004 0 North Stephenson, Inc. Rezoning development that will occur within close proximity of identified karst features to determine appropriate treatment methods to ensure that structural development, stormwater management facilities and stormwater discharge does not negatively impact these features. B. SURROUNDING PROPERTIES Adjoining_ property zoning and present use: North: Zoned Rural Areas (RA) South: Zoned Rural Areas (RA) East: Zoned Rural Areas (RA) West: Zoned Residential Performance (RP) Zoned Business General District (132) C. TRANSPORTATION Use: Residential and Unimproved Use: Residential and Agricultural Use: Agricultural Use: Residential Use: Rutherford's Farm Indust. Park The 79.13-acre site has approximately 1,300 feet of frontage along Martinsburg Pike (U.S. Route I I North), which is classified as a major arterial road; approximately 2,400 feet of frontage along Redbud Road (Route 661), which is classified as a local street; and will have approximately 1,300 feet of frontage along the new major collector road that is identified to follow the northern boundary of the industrial site. A traffic impact analysis (TIA) has been prepared for the 79.13-acre site by Patton Harris Rust, which is dated September 22, 2004 and included as a component of the Impact Analysis Statement. The TIA assumes the total build out of 800,000 square feet of industrial land use by year 2015. The TIA provides for a Level of Service (LOS) analysis, AM and PM peak hour traffic volumes and Average Daily Trip volumes for existing, background and build out conditions. It should be noted that the background traffic data accounts for the buildout of the Rutherford's Farm Industrial Park and the Stephenson Village Residential Planned Community, as well as a 5% increase in regional traffic generation on Martinsburg Pike compounded annually throughout the 2015 project buildout year. The applicants' proffer statement has been designed to prohibit access to Redbud Road, as this intersection with Martinsburg Pike fails during peak hour traffic volumes. Therefore, the applicants' propose to provide access to the 79.13-acre industrial site at the planned signalized intersection with Martinsburg Pike and the Rutherford's Farm Industrial Park major collector road entrance. The TIA assumes both the projected traffic impacts from major developments in the immediate area of this project, as well as an 5 Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning average annual increase in traffic on Martinsburg Pike to account for regional traffic impacts. Furthermore, the TIA assumes the improvements that have been proffered for the Martinsburg Pi a corridor from these future developments. r - .. per. The TIA demonstrates that the background traffic volumes create a Level of Service "D" at the signalized intersection of Martinsburg Pike and the new major collector road, and further demonstrates that this intersection functions at the same Level of Service "D" 1 , assuming the total build out of 800,000 square feet of industrial land use on the 79.13- acre site. Therefore, the addition of the 5,874 vehicle trips projected from the industrial site does not reduce the Level of Service at the intersection of Martinsburg Pike and the new major collector road from the Level of Service that is projected to occur solely from _ v background traffic volumes. The applicants' proffer statement provides for on -site and off -site improvements to the surrounding transportation system, including dual left turn lanes on the southbound Martinsburg Pike approach to the project site, a continuous right turn lane within the Martinsburg Pike right-of-way from the intersection of Redbud Road to the signalized intersection into the project site, the execution of a signalization agreement with VDOT for traffic signalization at the intersection of Martinsburg Pike and the major collector toad aligning with Renzi Drive at the Rutherford's Farm Industrial Park, the dedication of right-of-way for the ultimate design of the major collector rid frony-t1fe'sigiialize� intersection at_�vhttin ur Pik _the CSX railroad the provision of right -of --way dPion alo> _ R die edbud Road for the proposed Interstate 81 widening; and the dedication of a .50-foot right-o -way through the subject site for the relocation of Redbud RoM-dfallis anticipated to be severed from its current intersection at Martinsburg Pike as 1 f th I 81 d' t Th -M d t d f 't r. . a resu t o e nterstate wr emng proJec . ese pro ere on-si e an o -sr %, improvements will maintain the LOS projected from background traffic impacts and therefore, will mitigate the transportation impacts associated with 79.13-acre industrial development. e,r w I t f, D. SEWAGE CONVEYANCE AND TREATMENT The 79.13-acre subject site is located within the Sewer and Water Service Area (SWSA) boundary. The Frederick County Sanitation Authority (FCSA) developed the Route 11 North Sewer and Water Service Area plan to serve the northeast portion of the County, which was approved by the Board of Supervisors in 2002. An 8" sewer force main directing flow to the Redbud Run Pump Station serves a portion of the northeast area of the County. This 8" sewer force main is constructed within the Redbud Road (Rt. 661) right-of-way, which adjoins the subject site. Sewage effluent from the industrial site will be directed through a series of force mains and gravity lines to the Opequon Water Reclamation Facility. This treatment facility has a hydraulic capacity of 8.4 MGD, which has flows allocated to the FCSA and the City of Winchester Public Utilities. The on -site sewer infrastructure required to convey effluent to the n Greenway Engineering 0 October 13, 2004 0 North Stephenson, Inc. Rezoning treatment facility will be developed by the applicants to standards acceptable to the FCSA for future operation and maintenance. The impact of rezoning the 79.13-acres can be based on comparable discharge patterns of 500 gallons -per -day (GPD) per acre for industrial land use. The figures below represent the impact that the total build out of the proffered square footage of structural area has on the sewage conveyance and water supply systems. Q = 500 GPD per acre Q = 500 GPD x 79.13 acres Q = 39,565 GPD projected at total build out The proposed rezoning is projected to increase flows to the Opequon Water Reclamation Facility by 39,565 GPD at total build out. The design capacity of the Opequon Water Reclamation Facility is currently 8.4 MGD, of which 6.4 MPD is utilized. The projected increase of 39,565 GPD at total build out represents a 1.9% increase in the current available capacity of the treatment facility; therefore, adequate capacity and infrastructure is available for this industrial development. E. WATER SUPPLY The 79.13-acre subject site is located within the Sewer and Water Service Area (SWSA) boundary. The Frederick County Sanitation Authority (FCSA) developed the Route 11 North Sewer and Water Service Area plan to serve the northeast portion of the County, which was approved by the Board of Supervisors in 2002. A 10" water line is located along the eastern side of Martinsburg Pike (U.S. Route 11), which traverses the 79.13-acre site. Furthermore, a 20" water transmission line is currently in place on the west side of Martinsburg Pike, which is planned to follow the major collector road serving the Rutherford's Farm Industrial Park and this industrial development. The on -site water infrastructure required to convey potable water to the proposed industrial uses will be developed by the applicants to standards acceptable to the FCSA for future operation and maintenance. The impact of rezoning the 79.13-acres can be based on comparable water usage of 1,000 gallons -per -day (GPD) per acre for industrial land use. The figures below represent the impact that the total build out of the proffered square footage of structural area has on the water supply system. Q = 1,000 GPD per acre Q = 1,000 GPD x 79.13 acres Q = 79,130 GPD projected at total build out The projected water usage for the proposed rezoning is 79,130 GPD at total build out. This projection represents approximately 3.9% of the North Water Treatment Plant 7 Greenway Engineering 0 October 13, 2004 0 North Stephenson, Inc. Rezoning current capacity of 2 MGD. The North Water Treatment Plan is designed to increase treatment capacity to approximately 4 MGD. Therefore, the existing source and infrastructure is adequate to accommodate the capacity needs of the proposed 79.13-acre industrial site at total build out. F. DRAINAGE The 79.13-acre parcel is gently sloping and drains from the north and west towards the southeastern portion of the project site. On -site storm water management facilities will be designed to adequately accommodate the post -development conditions. The applicants have proffered to prepare a geotechnical analysis for the purpose of identifying any suspect karst depressions and to ensure that proposed developed areas do not adversely impact water quality through storm water management design. Storm water management will be designed in accordance with all applicable state and local storm water management requirements and erosion and sedimentation control. G. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual business consumption of landfill volume of 5.4 cubic yards per 1,000 sq ft. of structural floor area (Civil Engineering Reference Manual, 41h edition). The following figures show the increase in average annual volume based on the 800,000 square feet of industrial square footage that is projected to develop over a 10-year period: AV = 5.4 Cu. Yd. per 1,000 sq. ft. AV = 5.4 Cu. Yd. x 800 (1,000 sq. ft.) AV = 4,320 Cu. Yd. at build-out/yr or 3,024 tons/yr at build -out AV = 3,024 tons/yr divided by 10-yr build -out = 302.4 ton annual increase The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The projected annual solid waste generation from the subject site is anticipated to be 302 tons per year, which represents a 0.15% increase in the solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year. This projected annual increase in solid waste generation is manageable and can be accommodated by the Regional Landfill. H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey identifies the Seven Oaks residential structure (#34-1067) as potentially significant, although this structure was not deemed N. . Greenway Engineering • October 13, 2004 • North Stephenson, Inc. Rezoning eligible for the state or national register of historic places. The applicants' utilized Seven Oaks as a residential rental property over the years and recently razed the structure under an approved demolition permit issued by Frederick County. Prior to obtaining this demolition permit, the applicants' determined that the Seven Oaks structure did not lend itself as an adaptive reuse structure for commercial or industrial use. Furthermore, the applicants' were advised that the Shenandoah Valley Battlefield Foundation (SVBF) did not desire to pursue acquisition of the Seven Oaks residence for use as a tourist center. However, prior to razing the residence, the applicants' allowed the structure to be photographed, inventoried and cataloged both externally and internally by an architectural historian. 5I ( - )[:.. -, 1,4, v The southeastern corner of the subject site is located across Redbud Road (Route 661) from the former Stine parcel, which was acquired by the Shenandoah Valley Battlefield Foundation. A portion of the 3`d Winchester Core Battlefield Area is located approximately 900 feet southeast of the southeastern corner of the proposed industrial site. The CSX Railroad crosses Redbud Road at the divide of the subject site and the SVBF parcel. The potential for rail -spur and rail siding is very good beginning at this location and proceeding north along the CSX Railroad for approximately 1,200 linear feet. Therefore, it is anticipated that industrial structural development will be located at least 1,000 linear feet from the 3`d Winchester Core Battlefield Area due to the location of rail -spur and rail -siding. The applicants' have proffered to prohibit illuminated and non - illuminated business signs along the 1,400+ feet comprising the eastern property line of tax parcel 43-((A))-152. The distance between future industrial structures and the 3`d `Winchester Core Battlefield Area, coupled with the elimination of business signs along U T' the eastern boundary of tax parcel 43-((A))-152 will assist in the mitigation of impacts to the viewshed associated with the 3`d Winchester Core Battlefield Area. t.,, , r / ^ �� ( 7 �. f '�(t ��,j r.w} mat WtN.ti-? ", Ct-} yGi1'J ' !, -j, .� .. G . " : i �7D._e rt" t ,1 J -A r QJ� D + ' -' �.14 rJ Dt.r► : t I. IMPACT ON COMMUNITY FACILITIES n I- , f�I it`a.R, L �._ '. r:; L L' r& 0 L_ ?'r .spa C.. .. C•. G �- •i � L The Frederick County Capital Facilities Fiscal Impact Model has been prepared for the r �, proposed rezoning of the 79.13-acre site based on a proffered maximum square footage of 800,000 square feet of industrial land use. The results of the Capital Facilities Fiscal F' 114. t67a Impact Model identify that the build -out of this square footage will generate n_________a $6,034,694.00 in revenues for capital facilities needs in the community. The Capital Facilities Fiscal Impact Model identifies an impact to fire and rescue services, which has been further mitigated by the applicants' proffered monetary contribution of $0.01 per square foot of structural development on the subject site. This monetary proff wou result in an additional $8,000.00 for fire and rescue services if the proffered maximum square footage is developed on the subject site. No additional impacts to community +Y,� `L. �� facilities are anticipated by this rezoning application. �9 OUTPUT MODULE APPLICANT: North Stephenson LAND USE TYPE M1 Industrial REALEST VAL $27,B43,B39 F1RE & RESCUE = 1 Fire and Rescue Department Elementary Schools Middle Schools High SchocAs Parks end Recreation Public Library Sheriffs Offices Administration Building Other Miscellaneous Facillties SUBTOTAL LESS: NET FISCAL IMPACT NET CAP. FACILITIES IMPACT Net Fiscal Impact Costs of Impact Credit Required (entered In Capital Facilbies col sum only) $288,765 $0 50 $0 $0 $0 50 $0 $0 $288.765 $6.037.316 Credits to be Taken for Future Taxes Paid (NPV) Total Potential Adjustment Fa I I I Cur. Budget Cur. Budget Cap. Future CIPI Tax Credits Revenue- Net Capital Net Cost Per I Ooer Cap EQWp Expend/Debt S. Taxes. Other funadiusledl Cost Balance Facilities Impact Dwelling Unil I 50 $0 $288,7e5 HDIV/O! 1 s0 50 s0 $0 50 #DIV/V 50 50 50 $o #0IV/0! 1 $0 so 50 SO #D1V/6! I 520,773 s0 $0 $20.773 S20,773 SO #01V/o! j 50 $a $0 so #OIV101 j $49,808 $54,991 S104,81X1 $104.800 5o #OIV10! I I $70,581 $54.991 $0 $125,573 $125.573 S163,212 #OIV101 I $6,037,316 $6,037,316 B 037 318 #01V10! g0 #OIV/0! I INDEX: "1.0' If Cap. Equip Included 1.0 I NDEX: "1.0' if Rev -Cost Ball, '0. W if Ratio to Co Avg: 01) Rev -Coal f3al = 1.000 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Go Avg 1.342 METHODOLOGY: — 1 Capital facilities requirements are input to the first column as calculated In the model. 2. Net Fiscal Impact NPV from operations calculabons is input in row total of second column (zero if negative); Included are the one-time laxeslfees for one year only al full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure faxes 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 Uuough five are added as potential credits against IM calculated capital facilities. requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all resldenUal development). NOTE: Proffer calcUations do not include include interest because they are cash payments up front. Credits do Include inlet as[ If the projects are debt financed. NOTES: Model Run Date 11/15ID4 MTR Project Desciloon: Assumes 800,000 square feel of Manufacturing en 79.13 acres zoned M1 District. Sue to changing oariftons associated with development in the County, the results of this Dutpul Module may rAA be valid beyond a period of 90 days from the model run dale. OUTPUT MODULE APPLICANT: North Stephens LAND USE TYPE MI Industrial REAL EST VAL $54,226,179 FIRE & RESCUE = 1 Fire and Rescue Deparllnenl Elementary Schools Middle Schools High Schools Parks and Recreation Public Library Sheriffs Offices Administration Buildirg Other Miscellaneous Facilities SUBTOTAL LESS: NET FISCAL IMPACT NET CAP- FACILITIES IMPACT on Net Fiscal Impact Costs of Impact Credit Required (entered in Capllal Faciltiies col sum only) 5288,7155 3a $0 30 $0 $0 $0 $288,785 $5,149,964 Credits to be Taken for Future Tawas Paid 1NPA Total Potential Adjustment For Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenues Net Capital Net Cnsl Per Ooer Cap Eouip ExpendlDeb(S Taxes, Other(Unadjusted) Cost Balance Facilities Impact Dwelling UFA $0 $0 $288,785 t1DIWO! $0 $0 $0 so 30 —$0 #Dlvrol $0 $0 5a #OIV101 50 $0 $0 $0 #DIVIO! $12,464 $0 $0 $12,464 $12,464 $o 10 $0 $p NDIV/01 $29,885 532,995 362.800 $52,880 $0 #DIVfO! S42,349 $32.995 $0 $75,344 $75,344 $213,441 NDIViO! $5,149,964 $5,149.964 5149964 NDIV/0! SO NDNlO! INDEX: "1.0' If Cap. Equip Included 1.0 INDEX: "1.0' if Rev -Cost Del, '0.0" if Rallo to Co Avg: 0.0 Rev -Cost Bal = PLANNING DEPT PREFERENCES 1.0 1.0 Ratio In Co Avg METHODOLOGY: — — — 1- Capital facilities requirements are input to the first column as calculated in the model. 2- Net Fiscal Impact NPV from operations calculations Is Input in row total of second oclumn (zero if negative); included are the one -lime taxesffees for one year only at full value- 3. NPV of future oper cap NLOp taxes paid in third column as calculeled in fiscal impacts. 4. NPV of future capital expenditure (axes 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 naw facility. 5. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development) - NOTE: —Proffer calculations do not include Indude, Interest because they are cash payments up front Credits do Induda interest if the projects are debt financed. NOTES: Model Run Bate 11/15/04 MTR Proiect Description: Assumes 800,000 square feel of Warehouse on 79.13 aaes zoned M1 District Due bo changing condillons 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. • • Impact Analysis Statement File 43485/EAW ' o �' u EDFRICK COUNTY PLANi:,N,G & DEVELr, f' f • • IMPACT ANALYSIS STATEMENT NORTH STEPHENSON, INC. REZONING Stonewall District Frederick County, Virginia TM 43-((A))-150, 43-((A))-1519 43-((A))-151A9 43-((A))-1529 43C-((3))-29 43C-((3))-39 43C-((3))-4, 43C-((3))-4A9 43C-((3))-59 43C-((3))-7A 79.13 Acres October 13, 2004 Current Owner: North Stephenson, Inc. Contact Person: Evan A. Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 11/14/2604 16:02 54066�95 FRED CO PLANNING DEP 10 PAGE 01 / 03 COUNTY of FREDERICK Department of Plapnmg and Development 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION TO: A-+" W YA'T- COMPANY: REC-t! � FAX #: aptoo Remarks: Date: 11 I A C Number of Pages (including cover sheet) r5c--,4c_ ifPA-rr MaD6t._ Nor,,rH K Q ZOO K C) ur w4RsHa-1.--c-06 r,AArNt.k(O`'AcrixarN From the desk of/-� OUTPUT MODU LE APPLICANT: North Stephenson LAND USE TYPE MI Industrial REAL EST VAL $27,843,639 FIRE & RESCUE= 1 Fire and Rescue Depaitmefnt Elementary Schools Middle Schools High Schools nd Parks aRecreation Public Library Sheriff's Offices Administration Building Other Miscellaneous Facilities SUBTOTAL LESS: NET FISCAL IMPACT NET CAP. FACILITIES IMPACT Net Fiscal Impact Costs of Impact Credit Required (entered in Capital FacilUies col sum only) $288,785 $0 $O $o $0 $0 $0 $0 $0 $288,785 36.037.316 Credits to be Taken for Future Taxes Paid fNPV) Total Potential Adjustment For Cur. Budget Cur. Budget Cap. Futuro CIPI Tax Credits Revenue- Net Capital Net Cost Per Ooer Cap Equip ExpendlDebt S. Taxes, Other Wnadiusted) Cast Balance Facilities Impact Dwelling Unit 30 $0 $288,785 #D[VlO! 3o SO SO $0 $0 #DIV/0! $0 so $0 so #DI`/PO! $0 30 $0 50 #DIVM! 320.773 $0 $0 $20,773 52D,773 S0 #Dlvfo! $0 $0 $o so #01vt01 $49.808 $54,991 $104,800 $104,800 50 14DIV/0! $70,581 $54,991 $0 $125,573 $125.573 S163,212 #01V/0l $6,037,316 $6,037,316 ($5 037 318) #DIV/D! 30 #DIVlD! INDEX( "1.0' If Cap. Equip Included 1.0 INDEX: "1A" If RevCost Be1. '0 W if Ratio to Cc Avg: 0.0 Rev -Cost Bal = 1.000 PLANNING DEPT PREFERENCE: 1.0 1.0 Ratio to Co Avg 1.342 ------------ METHOOOLOGY: 1. Capital facilities requirements are input to the first column as calculated in the model. 2. Net Fiscal Impact NPV from operations calculaticris is Input in row total of second column (zero if negative); included are the one time laxeslfees for one year only al full value. 3_ NPV of future oper cap equip taxes paid in third column as calculated i n fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard (or new facilities, as calculated for each new facility. 6_ Columns three through five are added as potential credits against the Calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residenUal developmerd). NOTEL Proffer calcdations do not include include interest because Ihey are cash payments up front. Credits do include interest if the projects are debt financed_ NOTES: Modef Run Date 11/I5/04 MTR Project Description: Assumes 800,000 square feet or Manufacturing en 79.13 acres zoned M1 District. Due to changing eondlUons associated with development in the County, the results of this Output Module may rat be valid beyond a period of 90 days from the model run data .A N m m A r-� m m N A Cry ww -r 1 70 m tJ C-) O r D t:� m 0 m N m W OUTPUT MODULE APPLICANT: North Stephens LAND USE TYPE MI Industrial REAL EST VAL 354,226,179 FIRE & RESCUE= 1 Fire and Rescue Department Elementary Schools Middle Schools High Schools Parks and Recreation Public Library Sheriffs Offices Administration Build!rxg Other Miscellaneous Facilities SUBTOTAL LESS: NET FISCAL IMPACT NET CAP- FACILITIES IMPACT on Net Fiscal Impact Casts of Impact Credit Rerauared (entered in Capital Faciltiies col sum only) $288,7B5 30 $0 $0 $0 $o $288.785 $5,149,964 Credits tote Taken for Future Tawas Paid (NPV) Total Potential Adjustment For Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenues Net Capital Net Cost Per Oper Cap Eclulp Fxpend/Debl S. Taxes, Other Una usted) Coal Balance Facilities Impact Dwelling Unit $0 SO $288,785 #DIV10! $0 SU $0 SO 3l1 #01V/Ol so $0 —SO $o #DIV10! 30 $0 $0 $0 #DIV/0! $12,464 $0 W $12.464 $12,464 $0 0DIV/01 $o to $0 $0 NDIV/01 $29,885 5.32,995 362,880 $52,880 $0 #DIV/O! $42,349 $32,995 $0 $75.344 $75,344 $213,441 #DIV/0! $5,149,964 55.149.904 5149964 #DIV/O! SO I ifDIV/O! INDEX: "I.0' If Cap. Equip Included 1.0 RevCost Bel INDEX:".0' if Rev -Cost Bal, -O.0" if Rollo In Co Avg: 0.0 1 = PLANNING DEPT PREFERENCE; 1.0 1.0 Ratio to Co Avg METHODOLOGY: ^ � 1_ Capital facilities requirements are input to the first column as calculated in the model. 2- Net Fiscal Impact NPV from operations calculations is input in raw total of second column (zero if negative): included are the one-Ume taxesifees for aria year only at full value- 1 NPV of future oper cap equup taxes paid in third oolumn as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calciiated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each naw facility. 5. Columns three through 4ve are added as petentlal credits against the calculated capital facilities requiremenls. These ate adjusted for percent of costs covered by the revenues from the project (actual, ur as ratio to avg. for all residential development)- NOTE'_Proffer calculations do not include Include Interest because they are cash payments up hard .CreTds do Include interest if the projects are debt flnanoed. NOTES: Model Run Dale 11/15/04 MTR Project Description. Assumes 600,000 square feet of Warehouse on 79.13 acres zoned M1 District j Due to changing oondillons associated with development in the County, the results of this I output Module may not be valid beyond a period of 90 days from the model run date. 1.000 1.342 1. A N m m A m m rJ AR LD Ln t7 m D D m m m W Credits tote Taken for Future Tawas Paid (NPV) Total Potential Adjustment For Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenues Net Capital Net Cost Per Oper Cap Eclulp Fxpend/Debl S. Taxes, Other Una usted) Coal Balance Facilities Impact Dwelling Unit $0 SO $288,785 #DIV10! $0 SU $0 SO 3l1 #01V/Ol so $0 —SO $o #DIV10! 30 $0 $0 $0 #DIV/0! $12,464 $0 W $12.464 $12,464 $0 0DIV/01 $o to $0 $0 NDIV/01 $29,885 5.32,995 362,880 $52,880 $0 #DIV/O! $42,349 $32,995 $0 $75.344 $75,344 $213,441 #DIV/0! $5,149,964 55.149.904 5149964 #DIV/O! SO I ifDIV/O! INDEX: "I.0' If Cap. Equip Included 1.0 RevCost Bel INDEX:".0' if Rev -Cost Bal, -O.0" if Rollo In Co Avg: 0.0 1 = PLANNING DEPT PREFERENCE; 1.0 1.0 Ratio to Co Avg METHODOLOGY: ^ � 1_ Capital facilities requirements are input to the first column as calculated in the model. 2- Net Fiscal Impact NPV from operations calculations is input in raw total of second column (zero if negative): included are the one-Ume taxesifees for aria year only at full value- 1 NPV of future oper cap equup taxes paid in third oolumn as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calciiated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each naw facility. 5. Columns three through 4ve are added as petentlal credits against the calculated capital facilities requiremenls. These ate adjusted for percent of costs covered by the revenues from the project (actual, ur as ratio to avg. for all residential development)- NOTE'_Proffer calculations do not include Include Interest because they are cash payments up hard .CreTds do Include interest if the projects are debt flnanoed. NOTES: Model Run Dale 11/15/04 MTR Project Description. Assumes 600,000 square feet of Warehouse on 79.13 acres zoned M1 District j Due to changing oondillons associated with development in the County, the results of this I output Module may not be valid beyond a period of 90 days from the model run date. 1.000 1.342 1. A N m m A m m rJ AR LD Ln t7 m D D m m m W INDEX: "I.0' If Cap. Equip Included 1.0 RevCost Bel INDEX:".0' if Rev -Cost Bal, -O.0" if Rollo In Co Avg: 0.0 1 = PLANNING DEPT PREFERENCE; 1.0 1.0 Ratio to Co Avg METHODOLOGY: ^ � 1_ Capital facilities requirements are input to the first column as calculated in the model. 2- Net Fiscal Impact NPV from operations calculations is input in raw total of second column (zero if negative): included are the one-Ume taxesifees for aria year only at full value- 1 NPV of future oper cap equup taxes paid in third oolumn as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calciiated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each naw facility. 5. Columns three through 4ve are added as petentlal credits against the calculated capital facilities requiremenls. These ate adjusted for percent of costs covered by the revenues from the project (actual, ur as ratio to avg. for all residential development)- NOTE'_Proffer calculations do not include Include Interest because they are cash payments up hard .CreTds do Include interest if the projects are debt flnanoed. NOTES: Model Run Dale 11/15/04 MTR Project Description. Assumes 600,000 square feet of Warehouse on 79.13 acres zoned M1 District j Due to changing oondillons associated with development in the County, the results of this I output Module may not be valid beyond a period of 90 days from the model run date. 1.000 1.342 1. A N m m A m m rJ AR LD Ln t7 m D D m m m W Impact Analysis Statement ID MAR 3 FPEDERICK COUNTY PLANNING & DEVELOPMENT File #3485/EAW IMPACT ANALYSIS STATEMENT NORTH STEPHENSON, INC. REZONING Stonewall District Frederick County, Virginia TM 43-((A))-150, 43-((A))-1519 43-((A))-151A, 43-((A))-1529 43C-((3))-29 43C-((3))-39 43C-((3))-4, 43C-((3))-4A9 43C-((3))-59 43C-((3))-7A 79.13 Acres October 13, 2004 Current Owner: North Stephenson, Inc. Contact Person: Evan A. Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 11/14/2004 16:02 5406#95 FRED CO PLA#G DEP PAGE 01/03 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: .f- A-+-4 WyA,rr- comPANY: G-2Ec-w w Ary FAX4: (L(f4:::::772-7- - 952-9 Remarks: FN ate: �� Cumber of Pages (including cover sheet) r5r-,,4Cr_ i t-APAC " MoD64- NORTH ✓r'- CPH t�s�7 0 5d0 K Q 90K wARSHo-K-sc t AA-N ,-k 1sA CST wzl/J From the desk of /�'� LINE DATA LINE AZIMUTH DISTANCE L1 AZ 56'58'47" 157.1281' L2 AZ 57*36*44" 75.4927' 1-3 AZ 58'13'26" 79.4004' L4 AZ 56*49'16" 3,8830' L5 AZ 60'18'33" 98.4207' L6 AZ 58'29'38" 66.8547' L7 AZ 60' 19'44" 102.1417' L8 AZ 60'19'36" 98.9789' L9 AZ 60' 16' 19" 103.3510' L10 AZ 60*42'19" 98.6097' L11 AZ 330'39'35" 254.5949' L12 AZ 60'12'49" 96.4982' L13 AZ 149'39'36" 253.8967' L14 AZ 60'40'21" 25.5206' L 15 AZ 60' 18'07" 75.6915' L16 AZ 60'15'54" 43.4738' L17 AZ 331'03'31 254.1794' L18 AZ 60'08'05" 55.3501' L 19 AZ 60' 13' 1 7" 79.7846' L20 AZ 140'20'05" 195.8326' L21 AZ 141-34'30" 28.5605' L22 AZ 163-32'23" 22.9401' CURVE DATA CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD AZIMUTH DELTA ANGLE C1 1803.224 388.2419' 387.4925' AZ 44'50'34" 12*20'10" C2 1081.009 95.2871' 95,2553' AZ 166'10'56 05'03'02" C3 440,4155 104.7707' 104.5238' AZ 178'4558" 13"37'48" C4 2442.715 280.4920' 280.3379' AZ 185'43'54" 06'34'45" C5 1265.704 209.3227' 209.0843' AZ 194'49'30" 09'28'32" C6 2162. 454 127. 4431 ' 127, 4247' AZ 202'58'50" 03'2236 " C7 677.3548 242,4054' 241.1139' AZ 190'16'21" 20'30'16" C8 802.8070 215. 1649' 1 214.5215' AZ 173'54'43" 15'21 '22" C9 2051.495 274.6796' 274.4745' AZ 162'23'53" 07*40'17" CIO 1373.978 514.7251' 511.7205' AZ 137'54'38" 21'27'52" C11 20330.667 251 4134' 251.4118' AZ 126'49'27" 00'42'31" / T.M. 43C-3-7A T M air-i-5 Li n m I NOTE: THE BOUNDARY INFORMATION SHOWN IS BASED ON AVAILABLE RECORDS FROM THE FREDERICK COUNTY GIS DEPARTMENT. 300 0 300 SGALE: I" = 300' M= 11, O U W = r� z d Z W a Q� d z � x E- d �in Wul w z :D IL 0 Z ZF O W 0 O = a d 3 W o fZ W Q Cs] N YI 0 O U F- 0 z DATE 03/30/05 1 SCALE. 1" = 300' DESIGNED BY. £AW/JTI JOB NO. 3485 SHEET 1 OF 1 LINE DATA LINE AZIMUTH DISTANCE L 1 AZ 56'58 47 157, 1281 L2 AZ 57.36'44" 75,4927' LJ AZ 58'13'26' 79.4004' L4 AZ 56*4916" 3.8830 L5 AZ 60' 18 33" 98, 4207 L6 AZ 58'29'38" 66.8547' L7 AZ 60'19'44" 102. 1417 L8 AZ 60'19'36' 98.9789' L9 AZ 60'16'19' 103.3510' LID AZ 60'4219 98.6097 L11 AZ 330'39'35" 254.5949' L12 AZ 60'12'49" 96.4982 03 AZ 149'39'36" 253.8967 L14 AZ 60'40'21" 25.5206 L15 AZ 60'18'07" 75.6915' L16 AZ 60'1554" 43.4738' L17 AZ 33V03*31" 254.1794' L18 AZ 60'08'05" 55.3501' L19 AZ 60'1} 17' 79.7846 L20 AZ 140'20'05" 195.8326' L21 AZ 141'34'30" 28.5605 L22 AZ 163'32'23" 22.9401' CURVE DATA CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD AZIMUTH DELTA ANGLE Cl 1803.224 388.2419' 387.4925' AZ 44'50'34" 12'20'10" C2 1081.009 95.2871' 95.2563' AZ 166'IO'56" 05'03'02" Ci 440.4155 104.7707' 104.5238 AZ 178'4558 13'37'48" C4 24420715 280,4920' 280.3379' AZ 185'43'54 06'34'45" C5 1265.704 209.3227' 209.0843' AZ 194'49'30 09'28 i1 C6 2162.454 127.4431' 127.4247' AZ 202'58'50" 03'22'36" C7 677.3548 242.4054' 241. 1139' AZ 190'16'21" 20'30'16" C8 802.8070 215. 1649' 214 5215' AZ 173'54'43 15'21'22" C9 .. 20Ji 7' 4 1'2 13T543" CIO 98274.6251 2' S114 Z ?OT40'17'5 1'27'52" CII 120330.6671 251.4134' 1 251,4118 1 AZ 116'4927" 1 00'42'31" m ME T.M. 43C-3-7A T.M. 43C-3-5 2 L T.M. 43C-3-8 T.M. 43C-3-7 T.M. 43C-3-4 00 § ,4 T.M. 43C-3-3 41N J 14 T.M. 43C-3-2 1s J4 1, a 0 I I a a "1 a T.M. 43-A-151A ~ ~ N O N = C F T.M. 43-A-151 ^ O m x ¢ 0 o z E- Z TOTAL AREA _ > 79.13± 2 F F ¢ i a r.F! u� u� s L o N� Y aD E- z [n ¢ U3 S r r o 0. L Z X 4 .0 N 0 r 1 O � � 0 z S 40'0429" W S 40'05'34" W NOTE: THE BOUNDARY INFORMATION SHOWN IS BASED ON AVAILABLE RECORDS FROM THE FREDERICK COUNTY GIS DEPARTMENT. DATE: 03/30/05 300 0 300 SCAM I' - 300' 5GALE: 1" = 300' DESIGNED BY. EA11/JTF JOB NO. 3485 SHEET 1 Of 1 1147 sounded in 1971 et\ GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 T R A N S M I T T A L Project Name: North Stephe File No: 3485 Date June 3. 2005 To: FC Planning Attn: Mike Ruddy Copied Inc. Rezoning - Final Proffer From: Evan Wyatt GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 ❑ Urgent ❑ For Your Review ® As You Requested ❑ Please Comment Message: Hi Mike, Please find attached the revised proffer statement that provides language for Martinsburg Pike corridor enhancements that reflects the Board of Supervisor motion for approval. Please advise me when the rezoning approval letter is available and we will pick it up. Thank you, Evan Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com 1147 =uunded in 1971 et\ APR 19 rpp GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 T R A N S M I T T A L Project Name: North Stephenson Rezoning File No: 3485 Date April 19, 2005 To: FC Planning From: Evan Wyatt Attn: Mike Ruddy GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 ❑ Urgent ❑ For Your Review ® As You Requested ❑ Please Comment Message: Hi Mike, Please find two sets of the revised horizontal geometric exhibit that has been updated to include sidewalks and street trees. Please note that I am proposing understory trees as we have been successful in the past in planting those in Allegheny Power easements as the tree heights do not conflict with the powerline. Allegheny Power has to approve the tree specifications, which is identified in the street tree narrative. Please contact me if you have any questions regarding this information. Thank you, Evan Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com A Traffic Impact Analysis of North Stephenson Tract Located in: Frederick County, Virginia Prepared for: North Stephenson 1800 Martinsburg Pike Winchester, VA 22603 prepared by Patton Harris Rust & Associates, pc Engineers. SLrveyors. Hanners. Landscape Architects. 208 Church Street, S. E P Leesburg, .1a 20175 H T 703776 36 F 703.777.3723725 September 22, 2004 MAR 3 �I -'iT OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the proposed North Stephenson Tract, to be located northeast of the Route 11 & Interstate 81 intersection, in Frederick County, Virginia. The proposed project will include a total of 800,000 square feet of light industrial development. Full build -out is to occur over single transportation phase by the year 2015. Methodology The traffic impacts accompanying the North Stephenson Tract were obtained through a sequence of activities as the narratives that follow document: • Assessment of background traffic including other planned projects in the area of impact, • Calculation of trip generation for the proposed North Stephenson Tract, • Distribution and assigmnent of the North Stephenson Tract -generated trips onto the completed roadway network, • Analysis of capacity and level of service with the newest version of the highway capacity software, HCS-2000, for existing and future conditions. EXISTING CONDITIONS Patton Harris Rust & Associates, pe (PHR+A) conducted manual traffic counts at the following intersections: 1) Route 11 & SB I-81 on-ramp/off-ramp; 2) Route 11 & NB I- 81 off -ramp; and 3) Route 11 & NB I-81 on-ramp/Redbud Road. Figure 1 shows the existing ADT (Average Daily Traffic) and AM/PM peak hour traffic volumes at key locations within the study area. Figure 2 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS-2000 level of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of North Stephenson Tract ASeptember 22, 2004 h Page 1 No Scale a ' AM Peak Hour (PM Peak Hour) -- n- — Figure 1 Existing Traffic Volumes A Traffic Impact Analysis of North Stephenson Tract PH1� September 22, 2004 Page 2 Signalized Intersection LOS = C(G`G.) G I�� vV1 � t Unsignalized Intersection r �u� ;tee• 11 � her fors D,,• cn el 3� SITE , AM Peak Hour (PM Peak Hour) `Denotes Free -Flow Movement k n.nnfnc Critieni Unsionalized Movemc Existing Lane Geometry and Level of Service A Traffic Impact Analysis of North Stephenson Tract September 22, 2004 PH1 `l l Page 3 � I � I � I I I I I 1 2015 BACKGROUND CONDITIONS The existing traffic volumes were increased using an historic growth rate of 5% per year through Year 2010 and 3% per year through Year 2015. Additionally, PHR+A utilized the report titled: A Tra['ac Impact Analysis of Stephenson Village, by PHR+A, dated Febniaiy 7, 2003, to incorporate all trips relating to "other developments" located within the vicinity of the proposed North Stephenson Tract site. Figure 3 shows the 2015 background ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 4 shows the respective 2015 background lane geometry and AM/PM peak hour levels of service. Using the 7th Edition of ITE's Trip Generation Report, PHR+A has included Table A in the Appendix to summarize the 2015 "other developments" trip generation. Table B summarizes the Stephenson Village trip generation results as well as the internal and pass - by trip reductions. All HCS-2000 level of service worksheets included in the Appendix section of this report. The following are a list of planned improvements and factors that impact the 2015 build -out analysis. 1) Residential and retail land uses of Stephenson Village property will enter and exit the property via a signalized site -driveway (Spine Road) located along Route 11, opposite Rutherford's Farm Industrial Park. 2) Route 11 will be a four -lane divided facility from the northbound ramps at I-81 through the intersection at Spine Road. TRIP GENERATION PHR+A deterniined the number of trips entering and exiting the site based upon a total development size of 800,000 square feet of light industrial development. Using the 7th Edition of ITE's Trip Generation Report, Table 1 was prepared to summarize the trip generation results for the proposed North Stephenson Tract. 'fable 1: Yroposea North Code Land Use 110 Light Industrial PHI21� nenson Tract AM Peak Hour PM Peak Hour Amount In Out Total In Out Total ADT 800,000 SF 752 103 855 118 863 981 5,874 Total 752 103 855 118 863 981 5,874 A Traffic Impact Analysis of North Stephenson Tract September 22, 2004 Page 4 No Scale l<l4159)IN a^ -f- �sl'j! AM Peak Hour (PM Peak Hour) 1 1 Figure 3 2015 Background Traffic Volumes A Traffic Impact Analysis of North Stephenson Tract PH1� September 22, 2004 Page 5 No Scale O m CA Unsignalized Intersection off - Signalized 11 Intersection LOS = D(D) q 4 t r� a)� `4 �� j�� sro �r�►Oad 4 4 SITE �✓ X O Unsignalized JIntersection t t x�SIS �J► -�* / d.� AM Peak Hour (PM Peak Hour) `Denotes Free -Flow Movement * Denotes Critical Unsignalized Movement Figure 4 2015 Background Lane Geometry and Level of Service A Traffic Impact Analysis of North Stephenson Tract ASeptember 22, 2004 H Page 6 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. Figure 5 represents the 2015 trip distribution percentages into and out of the North Stephenson Tract. Figure 6 shows the respective development - generated AM/PM peak hour trips and ADT assignments along the study area roadway network. 2015 BUILD -OUT CONDITIONS The North Stephenson Tract assigned trips (Figure 6) were added to the 2015 background traffic (Figure 3) to obtain 2015 build -out conditions. Figure 7 shows 2015 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure S shows the respective 2015 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. CONCLUSION The traffic impacts associated with the North Stephenson Tract are acceptable and manageable. The Spine Road/Route 11 intersection will maintain acceptable levels of service "D" or better during 2015 build -out conditions. P NR+A A Traffic Impact Analysis of North Stephenson Tract September 22, 2004 Page 7 No Scale -F- Figure 5 Trip Distribution Percentages A Traffic Impact Analysis of North Stephenson Tract PH1�September 22, 2004 Page 8 No Scale AM Peak Hour (PM Peak Hour) Figure 6 Development -Generated Trip Assignments A Traffic Impact Analysis of North Stephenson Tract PH1� September 22, 2004 Page 9 No Scale MI 0 O M Cn 0 0 a vC4 0000 N V J I L 13OW-1��3 ~ s� Figure 7 PHR1� off- ti 11 fra8bi7'� eiy� �Z (609 �)p = ( p) (4p4) �► "Z (673) SITE Sal�7�Road a0 o e C, �jK �A �1 11 m a p `,tib'Ll AM Peak Hour (PM Peak Hour) 2015 Build -out Traffic Volumes A Traffic Impact Analysis of North Stephenson Tract September 22, 2004 Page 10 No Scale off- Signalized Intersection LOS = D(D) 11 4� faf r of �� (b)c�► SITE 0 Q G 0 7J a. Unsignalized s�0 z J Intersection � G' 1 Unsignalized 661 Intersection AM Peak Hour (PM Peak Hour) `Denotes Free -Flow Movement Pj-� k Denotes Critical Unsignalized Movement Figure 8 2015 Build -out Lane Geometry and Level of Service A Traffic Impact Analysis of North Stephenson Tract PASeptember 22, 2004 HPage 11 L�� I � I � I � I Appendix Table A: 2015 Background Development AM Peak IIour I iNI Peak Hour Code Land Use Amount In Out Total In Out Total ADT Rutherford's Farm Industrial Park 130 Industrial Park 1,400,000 SF 1,022 224 1,246 270 1,018 1,288 9,744 Total 1,022 224 1,246 270 1,018 1,288 9,744 Stephenson village 210 Single -Family Detached 858 units 153 458 610 477 268 745 8,580 220 Apartment 480 units 39 203 242 187 92 278 3,011 230 Townhouse/Condo 780 units 44 215 260 225 111 336 6,786 251 Elderly Housing - Detach 531 units 49 86 135 112 63 175 2,124 253 Elderly Housing - Attach 144 units 6 4 10 8 6 14 501 520 Elementary School 550 students 94 65 160 2 4 6 527 710 Office 60,000 SF 109 15 124 25 122 147 896 820 Retail 190,000 SF 143 91 234 460 499 959 10,299 Total Trips 636 1,138 1,774 1,495 1,164 2,659 32,726 Total Internal 167 167 334 260 260 519 6,003 Total Pass -by 21 14 35 69 75 144 1,545 Total "New Trips" 448 957 1,405 1,167 829 1,996 25 178 Table B: Stephenson Village Internal/Pass-by Trip Interaction Aryl Peak Hour PM Peak Hour Percentage Trins Going to/from Reduced Laud Ust In Out Total In Out Total ADT Residential Retail 33 21 53 106 115 222 2,391 23% Office Retail 3 2 5 9 10 - 19 206 2% Total Percentages 25% 25% 25% 25% 25% 25% 25% 25% Pass -by Retail 21 13 35 69 75 143 1,546 15% Total Percentages 15% 15% 15% 15% 15% 15% 15% 15% Residential Office 11 1 12 2 12 15 90 10% Retail Office 2 3 5 10 9 19 206 Reciprocal Total Percentages 12% 29% 14% 50% 18% 23% 33% 25% Office/Retail/School Residential 62 100 161 130 110 240 2,907 Reciprocal Total Percentages 25% 11% 14% 15% 23% 18% 16% 17% Residential Schools 56 39 96 1 2 3 426 60% Total Percentages 60% 60% 60% 60% 60% 60% 60% 60% Total Retail Internal Trips 35 23 58 116 125 241 2,597 25% Total Retail Pass -by Trips 21 13 35 69 75 143 1,546 15% Total Retail "New" Trips 84 54 138 274 297 572 6,164 60% Total Office Internal Trips 13 4 17 12 21 34 296 25% Total Office "New" Trips 97 11 107 12 100 113 601 75% Total Residential Internal Trips 62 100 161 130 110 240 2,907 17% Total Residential "New" Trips 234 847 1,081 851 445 1,296 18,024 83% Total Schools Internal Trips 56 39 96 1 2 3 426 60% Total Schools "New" Trips 38 26 64 1 2 2 284 40% Total Internal 166 166 332 259 2S9 518 6,225 Total Percentages 26% 15% 19% 18% 22% 20% 19% 20% Total Pass -by 21 13 35 69 75 143 1,546 Total Percentages 3% 1% 2% 5% 6% 5% 5% 4% Total "New Trips" 452 937 1,389 1,139 844 1,983 25,072 Total Percentages 71% 84% 79% 78% 72% 75% 76% 76% Total Trips 639 1,117 1,756 1,466 1,178 2,644 32,843 Total Percentages 100% . 100% 100% 100% 100% 100% 100"% 100% � I ' HCS-2000 Worksheets I 11 11 11 LcLanQu iu Nui L - .,. Z:)., HCS2000'" DETAILED REPORT General Information Site Information Analyst PHRA Intersection Agency or Co. Date Performed 09122104 Time Period AM Peak Hour Jurisdiction US Route 11 & NB Off - Ramp Area Type All other areas Analysis Year Existing Conditions Project ID OMPS Property Volume and Timing Input EB WB NB SB LT TH RT LT TH I RT LT I TH RT LT TH RT Number of lanes, N� 0 0 0 2 0 1 0 2 0 0 2 0 Lane group L R T T Volume, V (vph) 633 47 549 563 % Heavy vehicles, %HV 5 5 5 5 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A Start-up lost time, I, 12.0 2.0 12.0 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 Filtering/metering, 1 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 0 0 Lane width 12.0 12.0 112.0 12.0 Parking / Grade / Parking N N N 0 N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 Phasing WB Only 02 03 04 Thru Only 06 07 08 Timing G= 60.0 G= G= G= G= 50.0 G= G= G= Y= 5 Y= Y= Y= Y= 5 Y= Y= IY= Duration of Analysis, T = 0.25 Cycle Length, C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH I RT LT I TH RT LT TH I RT Adjusted flow rate, v 666 49 578 593 Lane group capacity, c 1669 769 1435 1435 v/c ratio, X 0.40 0.06 0.40 10.41 Total green ratio, g/C 0.50 0.50 0.42 0.42 Uniform delay, di 18.7 15.5 24.5 24.7 file: //C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\s2k15E5.tmp 10/19/2004 LGLil11GU 1\�.1Jvtl. Progression factor, PF 1.000 1.000 1.000 1.000 Delay calibration, k 0.11 0.11 0.11 0.11 Incremental delay, d2 0.2 0.0 0.2 0.2 Initial queue delay, d3 Control delay 18.9 15.5 24.7 24.9 Lane group LOS B B C C Approach delay 18.7 24.7 24.9 Approach LOS B C C Intersection delay 22.5 X� = 0.41 Intersection LOS C FICS2000TM Copyright m 2000 University of Florida, All Rights Reserved version 4. i e file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\s2k15E5.tmp 10/19/2004 Letaiieu 1:'xPU1L � I � I � I I I C HCS2000' DETAILED REPORT General Information Site Information Analyst PHRA Intersection Agency or Co. Date Performed 09122104 Time Period PM Peak Hour Jurisdiction US Route 11 & NB Off - Ramp Area Type All other areas Analysis Year Existing Conditions Project ID OMPS Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, N� 0 0 0 2 0 1 0 2 0 0 2 0 Lane group L R T T Volume, V (vph) 824 99 1750 494 % Heavy vehicles, %HV 5 5 5 5 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A Start-up lost time, I, 2.0 2.0 2.0 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 Filtering/metering, 1 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 0 0 Lane width 12.0 12.0 12.0 12.0 Parking / Grade / Parking N N N 0 N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 1 10 Min. time for pedestrians, G 3.2 3.2 Phasing WB Only 02 03 04 Thru Only 06 07 08 Timing G= 55.0 G= G= G= G= 55.0 G= G= G= Y= 5 Y= Y= Y= Y= 5 Y= Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH I RT LT TH RT LT TH RT LT TH RT Adjusted flow rate, v 867 104 789 520 Lane group capacity, c 1530 705 1579 1579 We ratio, X 0.57 0.15 0.50 0.33 green ratio, g/C 0.46 0.46 0.46 JTotal Uniform delay, di 23.8 JO.46 8.9 22.8 20.7 ' file: //C:\Documents%20and%20Settings\Boyapally\Loc al%20Settings\Temp\s2k15F0.tmp 10/19/2004 1JULUIMU 1WvUlL 1 Ctr,V G Ul L. Progression factor, PF 1.000 1.000 1.000 1.000 Delay calibration, k 0.16 0.11 0.11 0.11 Incremental delay, d2 0.5 0.1 0.3 0.1 Initial queue delay, d3 Control delay 24.3 19.0 23.1 20.9 Lane group LOS C B C C Approach delay 23.7 23.1 20.9 Approach LOS C C C Intersection delay 22.8 X� = 0.53 Intersection LOS C HCS2000TM Copyright m 2000 University of Florida, All Rights Reserved Version 4.1e file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\s2kl5F0.tmp 10/19/2004 I wu- vv ay owP 1—WILLU1 TWO-WAY STOP CONTROL SUMMARY 3eneral Information Site Information analyst PHRA Intersection US Route 11 & NB On- �gency/Co. ramp )ate Performed 09122104 Jurisdiction analysis Time Period AM Peak Analysis Year Existing Conditions 'ro'ect Description North Stephenson Tract ast/West Street: NB On -ramp North/South Street: US Route 11 ntorcortinn Oriontatinn• nlnrfh-.Qniith 1.0,twiv PPrind (hrs)' 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 327 251 18 2 544 21 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 344 264 1 18 2 1 572 22 Percent Heavy Vehicles 5 -- -- 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 0 1 2 1 Configuration L T TR L T R Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 19 5 10 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 20 5 10 0 0 1 0 Percent Heavy Vehicles 5 5 5 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Length and Level of Service Approach NB SIB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR v (vph) 344 2 35 C (m) (vph) 958 1256 193 v/c 0.36 0.00 0.18 95% queue length 1.65 0.00 0.64 Control Delay 10.6 7.9 27.7 LOS B A D pproach Delay -- -- 27.7 pproach LOS -- -- D Rights Reserved file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2k15F3.tmp 10/19/2004 i wo-way biop Lontroi rage 1 Ul G TWO-WAY STOP CONTROL SUMMARY General Information Site Information nalyst PHRA Agency/Co. Date Performed 09122104 nalysis Time Period PM Peak Intersection US Route 11 & NB On- ramp Jurisdiction Analysis Year Existing Conditions Project Description North Stephenson Tract East/West Street: NB On -ram North/South Street: US Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 363 464 22 19 445 26 Peak -Hour Factor, PHF 0.95 0.95 0.95 1 0.95 0.95 0.95 Hourly Flow Rate, HFR 382 1 488 23 20 468 27 Percent Heavy Vehicles 5 1-- --1 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 0 1 2 1 Configuration L T TR L T R Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 49 10 21 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 51 10 22 0 0 0 Percent Heavy Vehicles 5 5 5 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Length and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR v (vph) 382 20 83 C (m)(vph) 1044 1030 139 /c 0.37 0.02 0.60 95% queue length 1.70 0.06 3.09 Control Delay 10.4 8.6 63.4 LOS B A F pproach Delay -- -- 63.4 pproach LOS -- -- F Rights Reserved file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2kl5FC.tmp 10/19/2004 1wu-way Owp "' itrut 1 LA r,v 1 Vl L- TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHRA Agency/Co. Date Performed 09122104 Analysis Time Period AM Peak Intersection US Route 11 & SB Ramps Jurisdiction Analysis Year Existing Conditions Project Description North Stephenson Tract East/West Street: SB Rams North/South Street: US Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 533 662 140 1076 Peak -Hour Factor, PHF 0.95 1 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 561 696 147 1132 1 0 Percent Heavy Vehicles 9 -- -- 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 0 2 1 1 2 0 Configuration T R L T Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R olume 11 1 478 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 0 1 0 11 1 1 503 Percent Heavy Vehicles 9 9 9 5 5 5 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 0 0 0 1 1 Configuration TLT R Delay, Queue Len th, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LT R v (vph) 147 12 503 C (m)(vph) 533 103 460 v/c 0.28 0.12 1.09 95% queue length 1.12 0.38 16.68 Control Delay 14.3 44.5 99.4 LOS B E F pproach Delay -- - 98.1 pproach LOS -- -- F Rights Reserved Copyright 02003 University of Florida, All Rights Reserved Version 4.1d file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2k15F6.tmp 10/19/2004 I WO- W ay J LUp t.Uuuui 1 ub� L Nil C. TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHRA Intersection US Route 11 & SB Ramps Agency/Co. Jurisdiction Date Performed 09122104 Analysis Year Existing Conditions rnal sis Time Period PM Peak oject Descri tion North Ste henson Tract st/West Street: SB Rams North/South Street: US Route 11 F:rr �.: ,+,+:.,.,• AL,Fh_Cnnfh Cfiiriv Pnrinrl thrcl (1 25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R volume 813 840 207 1089 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 855 884 217 1 1146 0 Percent Heavy Vehicles 9 -- -- 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 0 2 1 1 2 0 Configuration T R L T U stream Signal 0 1 1 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 12 3 251 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 0 0 12 3 264 Percent Heavy Vehicles 9 9 9 5 5 5 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 0 0 0 1 1 Configuration LT R Delay, Queue Len th, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LT R v (vph) 217 15 264 C (m) (vph) 345 0 455 v/c 0.63 0.58 95% queue length 4.06 3.60 Control Delay 31.6 23.3 LOS D F C pproach Delay -- -- pproach LOS -- -- Rights Reserved Copyright © 2003 University of Florida, All Rights Reserved Version 4.1d file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2k15F9.tmp 10/19/2004 IJULailuu IN-UPU1L I � I � I � I � I I I i, HCS2000' DETAILED REPORT General Information Site Information Analyst PHRA Agency or Co. Date Performed 09122104 Time Period AM Peak Hour Intersection Route 11 & Rutherford/Spine Rd Area Type All other areas Jurisdiction Analysis Year 2015 Background Condiitons Project ID North Stephenson Tract Volume and Timing In ut EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, N� 2 1 1 2 1 1 2 2 1 2 2 1 Lane group L T R L T R L T R L T R Volume, V (vph) 56 0 112 341 0 186 766 595 175 85 991 1153 % Heavy vehicles, %HV 5 5 5 5 5 5 5 5 5 5 5 5 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, I, 2.0 2.0 2.0 2.0 2.0 1 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 1 3 3 3 3 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Filtering/metering, I 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 0 0 0 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 0 0 0 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing Excl. Left Thru & RT 03 04 Ex 1. Left Thru & RT 07 08 Timing ]Y= G= 15.0 G= 16.0 G= G= G= 30.0 IY= G= 37.0 G= G= 5 IY= 5 Y= Y= 5 Y= 5 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 118.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT I TH RT Adjusted flow rate, v 59 0 118 359 0 196 806 626 184 89 1043 161 Lane group capacity, c 424 245 665 424 245 665 849 1080 743 849 1080 743 0.14 0.00 0.18 0.85 0.00 0.29 0.95 0.58 0.25 0.10 0.97 0.22 Ifile://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\s2kl5AA.tinp 10/19/2004 Letaiteu .v'epurt .L -6V L V L L We ratio, X Total green ratio, g/C 0.13 0.14 0.43 0.13 0.14 0.43 0.25 0.31 0.48 0.25 0.31 0.48 Uniform delay, di 45.8 44.1 J 20.6 50.4 44.1 21.8 43.3 34.0 17.9 33.7 39.9 17.6 Progression factor, P F 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Delay calibration, k 0.11 0.11 0.11 0.38 0.11 0.11 0.46 0.17 0.11 0.11 0.47 0.1.1 Incremental delay, d z 0.2 0.0 0.1 14.7 0.0 0.2 19.7 0.8 0.2 0.1 19.6 0.1 Initial queue delay, d3 Control delay 45.9 44.1 20.7 65.1 44.1 22.0 62.9 34.8 18.1 33.8 59.5 17.8 Lane group LOS D D C E D C E C J B C E B Approach delay 29.1 49.9 46.9 52.5 Approach LOS C D D D Intersection delay 48.5 X� = 0.78 Intersection LOS D HCS2000T'M Copyright OO 2000 University of Florida, All Rights Reserved Version 4.IC file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\s2kl5AA.tmp 10/19/2004 "maueci jr,cpoi L i ctr, . 1 V 1 /. I HCS2000`M DETAILED REPORT General Information Site Information Analyst PHRA Agency or Co. Date Performed 09/22/04 Time Period PM Peak Hour Intersection Route 11 & Rutherford/Spine Rd Area Type All other areas Jurisdiction Analysis Year 2015 Background Condiitons Project ID North Stephenson Tract Volume and Timing In ut EB WB NB SB LT TH RT LT TH RT LT TH I RT LT TH RT Number of lanes, Ni 2 1 1 2 1 1 2 2 1 2 2 1 Lane group L T R L T R L T R L T R Volume, V (vph) 254 0 609 371 0 1188 203 936 402 237 879 41 % Heavy vehicles, %HV 5 5 5 5 5 5 5 5 5 5 5 5 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, I, 2.0 2.0 2.0 2.0 2.0 1 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 3 3 3 3 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Filtering/metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 150 0 0 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade I Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 0 0 0 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing Excl. Left Thru & RT 03 04 Excl. Left Thru & RT 07 08 Timing G= 17.0 G= 16.0 IY= G= G= G= 30.0 G= 35.0 G= G= 5 Y= 5 Y= Y= Y= 5 Y= 5 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 118.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT I TH RT LT I TH RT LT TH RT Adjusted flow rate, v 267 0 483 391 0 198 214 985 423 249 925 43 Lane group capacity, c 481 245 665. 481 245 665 849 1022 743 849 1022 743 0.56 0.00 0.73 0.81 0.00 0.30 0.25 0.96 0.57 0.29 0.91 0.06 file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\s2k15B5.tmp 10/19/2004 LGlA11GU 1\G1JV1 L ...b........ � - v/c ratio, X Total green ratio, g/C 0.14 0.14 0.43 0.14 0.14 0.43 0.25 0.30 0.48 0.25 0.30 0.48 Uniform delay, d, 47.0 44.1 27.7 49.0 44.1 21.8 35.1 40.9 21.7 35.5 39.9 16.2 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Delay calibration, k 0.15 0.11 0.29 0.35 0.11 0.11 0.11 0.47 0.16 0.11 0.43 0.11 Incremental delay, d 2 1.4 0.0 4.0 10.3 0.0 0.3 0.2 19.9 1.0 0.2 11.3 0.0 Initial queue delay, d3 Control delay 48.4 44.1 31.7 59.2 44.1 22.1 35.2 60.8 22.8 35.7 51.2 16.3 Lane group LOS D D C E D C D E C D D B Approach delay 37.7 46.7 47.5 46.8 Approach LOS D D D D Intersection delay 45.4 X� = 0.82 Intersection LOS D HCS2000TM Copyright D 2000 University of Florida, All Rights Reserved Version 4.1e file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\s2kl5B5.tinp 10/19/2004 two-way 6iop %—onu'ol rar,u 1 01 G TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHRA Agency/Co. Date Performed 09122104 Analysis Time Period AM Peak Intersection US Route 11 & SB Ramps Jurisdiction 2015 Analysis Year Background Conditions Con Project Description North Stephenson Tract East/West Street: SB Rams North/South Street: US Route 11 Intersection Orientation: North -South IStudy Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 1247 1134 448 2109 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 1312 1 1193 471 1 2220 0 Percent Heavy Vehicles 9 --1 -- 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 0 2 1 1 2 0 Configuration T R L T U stream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 317 2 819 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 1 0 0 333 1 2 862 Percent Heavy Vehicles 9 9 9 5 5 5 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 0 0 0 1 1 Configuration---7 LT R Delay, Queue Length and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LT R (vph) 471 335 862 C (m) (vph) 170 0 199 v/c 2.77 4.33 95% queue length 41.85 86.61 Control Delay 854.8 1545 LOS F F F pproach Delay -- -- pproach LOS -- -- Rights Reserved file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2kl5D4.tmp 10/19/2004 i wo- w ay jiop t-ontroi rage 1 of z TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHRA Agency/Co. Date Performed 09122104 Analysis Time Period PM Peak Intersection US Route 11 & SB Ramps Jurisdiction 2015 Analysis Year Background Conditions Con Project Description North Stephenson Tract East/West Street: SB Rams North/South Street: US Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street . Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 1715 1439 786 2288 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 1 1805 1514 827 2408 0 Percent Heavy Vehicles 9 -- -- 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 0 2 1 1 2 0 Configuration T R L T Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 lVolume L T R L T R 252 5 430 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 0 0 265 5 452 Percent Heavy Vehicles 9 9 9 5 5 5 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 0 0 0 1 1 Configuration J LT R Delay, Queue Len th, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LT R v (vph) 827 270 452 C (m) (vph) 79 0 172 A 10.47 2.63 95% queue length 96.71 39.31 Control Delay 4361 790.8 LOS F F F Approach Delay -- -- Approach LOS -- -- Rights Reserved file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2kl5D7.tinp 10/19/2004 1 wo-way oiop uontrot i arc i vi /. F n �� I I I I I TWO-WAY STOP CONTROL SUMMARY General Information Site Information nal st PHRA y gency/Co. Date Performed 09122104 nalysis Time Period AM Peak Intersection US Route 11 & NB On- ram Jurisdiction Analysis Year 2015 Background Conditions Project Description North Stephenson Tract East/West Street: NB On -ram North/South Street: US Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 560 1012 0 0 1438 236 Peak -Hour Factor, PHF 0.95 1 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 589 1065 0 0 1 1513 248 Percent Heavy Vehicles 5 t-- -- 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 0 1 2 1 onfiguration L T TR L T R Fstream Signal 1 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 1084 0 455 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 1141 0 478 0 0 1 0 Percent -Heavy Vehicles 5 5 5 0 1 0 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 .0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Len th, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR v (vph) " 589 0 1619 C (m) (vph) 338 632 0 v/c 1.74 0.00 95% queue length 37.30 0.00 Control Delay 373.2 10.7 LOS F B F pproach Delay -- -- pproach LOS -- -- ' file: //C:\Documents%20and%20Settings\Boyapally\Loc al%20Settings\Temp\u2k15CE.tmp 10/19/2004 i wo- w ay clop t-oniroi LQr'G 1 VI/ - TWO -WAY STOP CONTROL SUMMARY General Information Site Information nal st PHRA Analyst Agency/Co. Date Performed 09122104 nalysis Time Period PM Peak Intersection US Route 11 & NB On - ram Jurisdiction nalysis Year 2015 Background Conditions Project Description North Stephenson Tract East/West Street: NB On -ram North/South Street: US Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 622 1217 0 0 1701 417 Peak -Hour Factor, PHF 0.95 1 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 654 1281 0 1 0 1790 438 Percent Heavy Vehicles 5 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 0 1 2 1 Configuration L T TR L T R Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 1411 0 421 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 1485 0 443 0 0 0 Percent Heavy Vehicles 5 5 5 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Len th, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR v (vph) 654 0 1928 C (m) (vph) 220 522 0 v/c 2.97 0.00 95% queue length 58.45 0.00 Control Delay 933.1 11.9 LOS F B F pproach Delay -- -- pproach LOS -- -- ' file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2k15Dl.tmp 10/19/2004 1Jetatiea ie cporu r a6u 1 Vl G HCS2000' DETAILED REPORT General Information Site Information Route 11 & Rutherford/Spine Analyst PHRA Intersection Rd Agency or Co. Area Type All offer areas Date Performed 09122104 Jurisdiction Time Period AM Peak Hour Analysis Year 2015 Build -out Condiitons Project ID North Stephenson Tract Volume and Timing In ut EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, N� 2 1 1 2 1 1 2 2 1 2 2 1 Lane group L T R L T R L T R L T R Volume, V (vph) 56 0 112 377 0 1211 766 730 439 273 1009 153 % Heavy vehicles, %HV 5 5 5 5 5 5 5 5 5 5 5 5 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, 11 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of effective 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2,0 2.0 2.0 2.0 2.0 green, e Arrival type, AT 3 3 3 3 3 3 3 1 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Filtering/metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 33 0 60 0 99 0 50 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade I Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 0 0 0 0 0 0 0 0 0 Min. time for pedestrians, 3.2 3.2 3.2 3.2 G Phasing Excl. Left I Thru & RT 03 04 Excl. Left Thru & RT 07 08 Timing G= 17.0 G= 15.0 G= G= G= 3u.0 G= 3ti.0 v= v= Y= 5 IY= 5 Y= 1 I Y= IY= 5 1 Y= 5 IY= IY= Duration of Analysis, T = 0.25 Cycle Length, C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted flow rate, v 59 0 83 397 0 159 806 768 358 287 1062 108 Lane group capacity, c 473 226 641 473 226 641 835 1091 769 835 1091 769 0.12 10.00 10.13 10.84 10.00 0.25 0.97 0.70 10.47 0.34 10.97 0.14 file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\s2kl55B.tmp 10/19/2004 LUU Uu t\.Uyvit v/c ratio, X Total green ratio, g/C 0.14 0.13 0.42 0.14 0.13 0.42 0.25 0.32 0.50 0.25 0.32 0.50 Uniform delay, di 45.0 45.9 21.6 50.2 45.9 22.8 44.5 36.1 19.6 36.9 40.5 116.1 Progression factor, P F 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Delay calibration, k 0,11 0.11 0.11 0.37 0.11 0.11 0.47 0.27 0.11 0.11 0.48 0.11 Incremental delay, d 2 0.1 0.0 0.1 12.7 0.0 0.2 23.0 2.1 0.4 0.2 21.0 0.1 Initial queue delay, d3 Control delay 45.1 45.9 21.7 62.8 45.9 23.0 67.4 38.1 20.0 37.2 61.5 16.2 Lane group LOS D D C E D C E D 8 D E 8 Approach delay 31.4 51.4 47.0 53.4 Approach LOS C D D D Intersection delay 49.3 XC = 0.80 Intersection LOS D HCS2000TM Copyright (D 2000 University of Florida, All Rights Reserved Version 4.1e file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\s2kl55B.tmp 10/19/2004 Leiaiieci KeporL r agr, i vi G HCS2000" DETAILED REPORT General Information Site Information Analyst PHRA Agency or Co. Date Performed 09122104 Time Period PM Peak Hour Intersection Route 11 & Rutherford/Spine Rd Area Type All other areas Jurisdiction Analysis Year 2015 Build -out Condiitons Project ID North Stephenson Tract Volume and Timing In ut EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, N� 2 1 1 2 1 1 2 2 1 2 2 1 Lane group L T R L T R L T R L T R Volume, V (vph) 254 0 609 673 0 404 203 957 443 267 1034 41 % Heavy vehicles, %HV 5 5 5 5 5 5 5 5 5 5 5 5 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, I, 2.0 2.0 1 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 1 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 3 3 3 3 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Filtering/metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 200 0 100 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 0 0 0 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing Excl. Left Thru & RT 03 04 Excl. Left Thru & RT 07 08 Timing G= 28.0 G= 18.0 G= G= G= 14.0 G= 40.0 G= G= Y= 5 Y= 5 Y= Y= Y= 5 Y= 5 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RTM91 TH RT LT TH RT LT TH RT Adjusted flow rate, v 267 0 431 0 320 214 1007 466 281 1088 43 Lane group capacity, c 779 272 474 72 474 389 1148 936 389 1148 936 0.34 0.00 0.91 .00 0.68 0.55 10.88 10.50 10.72 10.95 10.05 file://C:\Documents%20and%20SettingsV3oyapally\Local%20Settings\Temp\s2kl566.tmp 10/19/2004 octailect Keport We ratio, X Total green ratio, g/C 0.23 0.15 0.31 0.23 1 0.15 0.31 0.12 0.33 0.61 0.12 0.33 0.61 Uniform delay, di 38.3 43.3 139.9 44.8 43.3 36.2 50.0 37.7 113.2 51.1 39.0 9.5 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1,000 1.000 Delay calibration, k 0.11 0.11 0.43 0.43 0.11 0.25 0.15 0.40 0.11 0.28 0.46 0.11 Incremental delay, d 2 0.3 0.0 21.4 14.6 0.0 3.8 1.7 7.9 0.4 6.5 15.7 0.0 Initial queue delay, d3 Control delay 38.6 43.3 61.3 59.3 43.3 40.0 51.7 45.6 13.6 57.6 54.7 9.5 Lane group LOS D d D E E D D D D B E D A Approach delay 52.6 53.3 37.5 53.9 Approach LOS D D D D Intersection delay 47.9 XC = 0.92 Intersection LOS D HCS2006TM Copyright 02000 University of Florida, All Rights Reserved Version 4.1 e file:llC:\Documents%20and%20Settings\Boyapally\Local%20Settings\Teinp\s2kl566.t7np 10/19/2004 I wu- VV Qy 3LUP I_UIIU'U1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information nalyst PHRA Intersection US Route 11 & SB Ramps gency/Co. Jurisdiction Date Performed 09122104 Analysis Year 2015 Buildout Conditions nal sis Time Period AM Peak Project Description North Stephenson Tract East/West Street: SB Rams North/South Street: US Route 11 Intersection Orientation: North -South IStudy Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 1420 1134 463 2133 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 1 1494 1 1193 487 2245 1 0 Percent Heavy Vehicles 9 -- -- 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 0 2 1 1 2 0 Configuration T R L T Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R olume 429 2 819. Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 0 1 0 451 2 1 862 Percent Heavy Vehicles 9 9 9 5 5 5 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 0 0 0 1 1 Configuration LT R Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LT R (vph) 487 453 862 C (m) (vph) 144 0 195 v/c 3.38 4.42 95% queue length 46.78 87.09 Control Delay 1136 1586 LOS F F F Approach Delay -- -- Approach LOS -- -- Rights Reserved Copyright (D 2003 University of Florida, All Rights Reserved Version 4.1d file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2kl586.tmp 10/19/2004 I w V- VV ay J LOP I,UIttiUI 1 ar,G 1 V L G TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHRA Agency/Co. Date Performed 09122104 Analysis Time Period PM Peak Intersection US Route 11 & SB Ramps Jurisdiction Analysis Year 2015 Buildout Conditions Project Description North Stephenson Tract East/West Street: SB Rams North/South Street: US Route 11 Intersection Orientation: North -South IStudy Period hrs . 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 1742 1439 916 2487 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 1833 1 1514 964 1 2617 0 Percent Heavy Vehicles 9 -- -- 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 0 2 1 1 2 0 Configuration T R L T Upstream Signal 0 1 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 270 5 430 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 1 0 0 284 1 5 1 452 Percent Heavy Vehicles 9 1 9 9 5 5 5 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 0 0 0 1 1 Configuration LT R Delay, Queue Len th, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LT R v (vph) 964 289 452 C (m) (vph) 77 0 146 v/c 12.52 3.10 95% queue length 114.04 42.26 Control Delay 5286 1008 S F.F F proach Delayproach Fp LOS -- -- Rights Reserved Copyright 0 2003 University of Florida, All Rights Reserved Version 4.1d file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2k1589.tmp 10/19/2004 1 �f= Windows 2000 1 Printer Test Page i Congratulations! If you can read this information, you have correctly installed your TOSHIBA DP3580-PCL5e on Pony. The information below describes your printer driver and port settings. ' Submitted Time: 9:11:50 AM 11/4/2004 Machine name: Pony Printer name: \\Pony\TOSHIBA DP3580-PCL5e Printer model: TOSHIBA DP3580-PCL5e Color support: Yes Port name(s): 10.10.10.200:PORT1 Data format: RAW Share name: TOSHIBAD 1 Location: Comment: Driver name: T799 5K.DLL Data file: T799X_5.PDF Config file: T799 SL.DLL Help file: T799T 5.HLP Driver version: 2.00 Environment: Windows NT x86 Additional files used by this driver: C:\WINNT\system32\spool\DRIVERS\W32X86\3\T799 SM.DLL (8.12) ' C:\WINNT\system32\spool\DRIVERS\W32X86\3\T799XWM.EXE (8.10) This is the end of the printer test page. II I Wu-VVay oLUP t-uia'ul L CIr,V 1 Vl L TWO-WAY STOP CONTROL SUMMARY General Information Site Information nalyst PHRA Agency/Co. Date Performed 09122104 nalysis Time Period AM Peak Intersection US Route 11 & NB On- ramp Jurisdiction Analysis Year 2015 Buildout Conditions Project Description North Stephenson Tract East/West Street: NB On -ram North/South Street: US Route 11 Intersection Orientation: North -South IStudy Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 560 1298 0 0 1477 251 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 589 1366 0 0 1554 264 Percent Heavy Vehicles 5 -- -- 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 0 1 1 2 1 Configuration L T TR L T R U stream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 1084 0 568 Peak -Hour Factor, PHF 0.95 0.95 0.95 1 6.95 0.95 0.95 Hourly Flow Rate, HFR 1141 0 1 597 0 1 0 1 0 Percent Heavy Vehicles 5 5 5 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Len th, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR v (vph) 589 0 1738 C (m) (vph) 321 483 0 v/c 1.83 0.00 95% queue length 39.14 0.00 Control Delay 415.1 12.5 LOS F B F Approach Delay -- -- Approach LOS -- -- Rights Reserved file://C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2kl580.tmp 10/19/2004 1 wu- vv ay owp uonrrot uE,'1V1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHRA Intersection US Route 11 & NB On- Agency/Co. ramp Date Performed 09/22/04 Jurisdiction nalysis Time Period PM Peak Analysis Year 2015 Buildout Conditions [Intersection roject Description North Stephenson Tract ast/West Street: NB On -ram North/South Street: US Route 11 Orientation: North -South IStudy Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 622 1262 0 0 2029 547 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 654 1 1328 1 0 0 1 2135 1 575 Percent Heavy Vehicles 5 -- -- 5 -- -- Median Type Raised curb RT Channelized 0 0 Lanes 1 2 0 1 1 2 1 Configuration L T TR L T R Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 1411 0 439 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 1485 1 0 462 0 0 1 0 Percent Heavy Vehicles 5 5 5 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 1 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Len th, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR v (vph) 654 0 1947 C (m) (vph) 141 500 0 v/c 4.64 0.00 95% queue length 67.75 0.00 Control Delay 1700 12.2 LOS F B F Approach Delay -- -- Approach LOS -- -- Rights Reserved file: //C:\Documents%20and%20Settings\Boyapally\Local%20Settings\Temp\u2k1583.tmp 10/19/2004 Traffic Counts � I Intersection: E-W: ROUTE I I N-S: I-81 RAMP NB Location WINCHESTER,VA Weather RAIN File Namc� Count By JJP Input IIy JJP Count Date 10/10/2002 15 Minute EB: ROUTE 11 WB: ROUTE 1 I NB: 1-81 RAMP SB: 15 Min. Period ]EN Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total Begining 7:00 0 108 0 108 0 115 0 115 124 0 6 130 0 0 0 0 353 7:00 7:15 0 124 0 124 0 123 0 123 137 0 8 145 0 0 0 0 392 7:15 7:30 0 136 0 136 0 132 0 132 148 0 10 158 0 0 0 0 426 7:30 7:45 0 138 0 138 0 139 0 139 161 0 12" 173 0 0 0 0 450 7:45 8:00 0 140 0 140 0 142 0 142 166 0 14 180 0 0 0 0 462 8:00 8:15 0 135 0 135 0 150 0 150 158 0 11 169 0 0 0 0 454 8:15 8:30 0 124 0 124 0 134 0 134 150 0 9 159 0 0 0 0 417 8:30 8:45 0 111 0 111 0 120 0 120 141 0 G 147 0 0 0 0 378 8:45 A.M. Total 0 101G 0 1016 0 1055 0 1055 1185 0 76 1261 0 0 0 0 3332 A.M. Total 16:00 0 133 0 133 0 86 0 86 170 0 18 188 0 0 0 0 407 16:00 16:15 0 143 0 143 0 96 0 96 176 0 21 197 0 0 0 0 436 .16:15 16:30 0 161 0 161 0 108 0 108 183 0 18 201 0 0 0 0 470 16:30 16:45 0 165 0 165 0 107 0 107 199 0 26 225 0 0 0 0 497 16:45 17:00 0 169 0 169 0 112 0 112 205 0 21 226 0 0 0 0 507 17:00 17:15 0 179 0 179 0 119 0 119 211 0 25 236 0 0 0 0 534 17:15 17:30 0 187 0 187 0 129 0 129 207 0 29 236 0 0 0 0 552 ]7:30 17:45 0 215 0 215 0 134 0 134 201 0 24 225 0 0 0 0 574 17:45 P.M. Total 0 1352 0 1352 0 891 0 891 1552 0 182 1734 0 0 0 0 3977 P.M. Total I Hour EB: ROUTE 1 I WB: ROUTE 11 NB: I-81 RAMP SB: 1 Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 0 506 0 506 0 509 0 509 570 0 36 606 0 0 0 0 1621 7:00 7:15 0 538 0 538 0 536 0 536 612 0 44 656 0 0 0 0 1730 7:15 7:30 0 549 0 549 0 563 0 563 633 0 47 680 0 0 0 0 1792 7:30 7:45 0 537 0 537 0 565 0 565 635 0 46 681 0 0 0 0 1783 7:45 8:00 0 510 0 510 0 546 0 546 615 0 40 655 0 0 0 0 1711 8:00 16:00 0 602 0 602 0 397 0 397 728 0 83 811 0 0 0 0 1810 16:00 16:15 0 638 0 638 0 423 0 423 763 0 86 849 0 0 0 0 1910 16:15 16:30 0 674 0 674 0 446 0 446 798 0 90 888 0 0 0 0 2008 16:30 16:45 0 700 0 700 0 467 0 467 822 0 101 923 0 0 0 0 2090 16:45 17:00 0 750 0 750 0 494 0 494 824 0 99 923 0 0 0 0 2167 17:00 1 Hour EB: ROUTE 11 WB: ROUTE I NB: I-81 RAMP SB: 1 Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:30 0 549 0 549 0 563 0 563 633 0 47 680 0 0 0 0 1792 7:30 A.M. Peak PHF = 0.98 PHF = 0.94 PHF = 0.94 PHF = 0.97 A.M. Peak 17:00 0 750 0 750 0 494 0 494 824 0 99 923 0 0 0 0 2167 17:00 P.M. Peak I PHF = 0.87 PHF = 0.92 PHF = 0.98 1 PHF = 0.94 P.M. Peak Intersection: F-W:l ROUTE 11 Weather RAIN File Narnel 1/0/1900 N-S: I-81 RAMP NB Cowit BYjJJP Input By JJP Location WINCHESTER,VA Count Dale 10/10/2002 0 A.M. PEAK HOUR t 7:30 - 8:30 0 (0%) 0 0 0 0 LROUTE 11 ' 4 1196 (49%) 0 �? t� 0 549 549 563 4 563 0 0 (32%) 596 —� ' ROUTE 11 T F ' 633 0 47 01 (19%) 680t 1-81 RAMP 0 P.M. PEAK HOUR 17:00 - 18:00 0 (01/6) 0 0 0 0 ROUTE 11 4 1318 i— (48%) 0 —} 0 750 —► 750 —0 494 4— 494 0 0 (31 %) 849 —► ROUTE 11 t1 � j► 824 0 99 ' 0 (21%) 923 1-81 RAMP ' �g}}.a114II To/From Percent East 31.66% ' West 48.20% North 0.00% South 20.13% ' 100% Intersection: —W. ROUTE I I N-S: 1-81 RAMP SB Location WINCI-IES'I'ER,VA Weather RAIN File Name Count By JJP Input I3y JJP Count Date10/15/2002 ' 15 Minute EB: ROUTE I I WB: ROUTE 11 NB: I-81 RAMP SB: I-81 RAMP 15 Min. Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining ' 7:00 0 119 155 274 21 238 0 259 0 0 0 0 1 0 90 91 624 7:00 7:15 0 131 161 292 28 251 0 279 0 0 0 0 0 1 96 97 668 7:15 7:30 0 142 169 311 34 265 0 299 0 0 0 0 1 0 Ill 112 722 7:30 7:45 0 136 177 313 33 267 0 300 0 0 0 0 2 1 117 120 733 7:45 8:00 0 129 156 285 35 271 0 306 0 0 0 0 4 0 124 128 719 8:00 ' 8:15 0 126 160 286 38 273 0 311 0 0 0 0 4 0 126 130 727 8:15 8:30 0 115 154 269 34 266 0 300 0 0 0 0 3 1 121 125 694 8:30 8:45 0 96 138 234 25 254 0 279 0 0 0 0 1 0 114 115 628 8:45 ' A.M. Total 0 994 1270 2264 248 2085 0 2333 0 0 0 0 16 3 899 918 5515 1 A.M. Total 16:00 0 162 154 316 35 209 0 244 0 0 0 0 1 1 47 49 609 16:00 16:15 0 173 169 342 41 234 0 275 0 0 0 0 2 0 53 55 672 -16:15 16:30 0 179 184 363 47 255 0 302 0 0 0 0 2 1 59 62 727 16:30 ' 16:45 0 191 195 386 55 262 0 317 0 0 0 0 1 1 56 58 761 16:45 17:00 0 210 215 425 50 279 0 329 0 0 0 0 3 1 62 66 820 17:00 17:15 0 211 221 432 54 281 0 335 0 0 0 0 4 0 67 71 838 17:15 17:30 0 201 209 410 48 267 0 315 0 0 0 0 4 1 66 71 796 17:30 ' 17:45 0 189 196 385 40 254 0 294 1 0 0 0 0 1 2 0 71 73 752 1 17:45 P.M. Total JF7T-777516 1543 3059 370 2041 0 2411 0 0 0 0--j 19 5 481 505 f 5975 IFTM. Total I hour EB: ROUTE I WB: ROUTE I NB: I-81 RAMP SB: I-81 RAMP 1 Hour ' Period N,S, Period Begining Left Thru Right Total Left Thnr Right Total Left Thru Right Total Len Thru Right Total E & W Begining 7:00 0 528 662 1190 116 1021 0 1137 0 0 0 0 4 2 414 420 2747 7:00 ' 7:15 0 538 663 1201 130 1054 0 1184 0 0 0 0 7 2 448 457 2842 7:15 7:30 0 533 662 1195 140 1076 0 1216 0 0 0 0 11 1 478 490 2901 7:30 7:45 0 506 647 1153 140 1077 0 1217 0 0 0 0 13 2 488 503 2873 7:45 8:00 0 466 608 1074 132 1064 0 1196 0 0 0 0 12 1 485 498 2768 8!00 ' 16:00 0 705 702 1407 178 960 0 1138 0 0 0 0 6 3 215 224 2769 16:00 16:15 0 753 763 1516 193 1030 0 1223 0 0 0 0 8 3 230 241 2980 16:15 16:30 0 791 815 1606 206 1077 0 1283 0 0 0 0 10 3 244 257 3146 16:30 ' 16:45 0 813 840 1653 207 1089 0 1296 0 0 0 0 12 3 251 266 3215 16:45 17:00 0 811 841 1652 192 1081 0 1273 0 0 0 0 13 2 266 281 3206 17:00 I Hour EB: ROUTE I I WB: ROUTE l l NB: I-81 RAMP SB: I-81 RAMP Period N,S, Begining Len Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W PA.M.Peak 7:30 0 533 662 1195 140 1076 0 1216 0 0 0 0 11 1 478 490 2901 A.M. Peak PHF = 0.95 PHF = 0.98 PHF = PHF = 0.94 0.9916:45 ' 0 813 840 1653 207 1089 0 1296 0 0 0 0 12 3 251 266 3215P.M. Peak PHF = 0.96 PHP = 0.97 PHF = PHF = 0.94 0.96 F Intersection: E-W: ROUTE 11 Weather RAIN Pile Namel 1/0/1900 N-S: 1-81 RAMP SB CountIIY JJP Input By JJP Location WINCHESTER,VA Count Date 10/15/2002 A.M. PEAK HOUR 1-81 RAMP ' 7:30 - 8:30 490 (8%) t 0 478 1 11 LROUTE ' f-- 1554 �_ 11 (47%) 0 0 1195 533 1076 t— 1216 662 j— 140 (30%) 544 -► ' ROUTE I t 0 0 0 8031 (14%) 0 T ' I-81 RAMP 1-81 RAMP P.\4. PEAK HOUR ' 16:45 - 17:45 266 (4%) 0 251 3 12 J 1 L ROUTE 11 4 1340 • (47%) 0 �— 0 ' 16.53-0 813 —► 4-- 1089 4 1296 840—' 207 (33%) 825 —► ROUTE I 1 0 0 0 1 1050� (16%) 0 ' I-81 RAMP Distribution To/Prom Percent East 31.66% ' West 46.96% North 6.29% South 15.08% ' 100% t � I � I � I � I I I I I F, Intersection: E-W: JOLD CHARLESTOWN RD N-S: IROuTr,. 11 Location I WINcHESTER, VA Weather DRY File Name Count ByjJJP Input By JJP Count Date10/9/2002 15 Minute EB: WB: OLD CHARLESTOWN RE NB: ROUTE 1 I SB: ROUTE I 15 Min. Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 0 0 0 0 12 0 4 16 0 55 9 64 1 69 0 70 150 7:00 7:15 0 0 0 0 17 0 3 20 0 66 It 77 3 76 0 79 176 7:15 7:30 0 0 0 0 15 0 5 20 0 67 12 79 2 89 0 91 190 7:30 7:45 0 0 0 0 18 0 5 23 0 64 14 78 4 84 0 88 189 7:45 8:00 0 0 0 0 19 0 6 25 0 60 14 74 5 80 0 85 184 8:00 8:15 0 0 0 0 17 0 5 22 0 61 10 71 4 84 0 88 181 8:15 8:30 0 0 0 0 18 0 4 22 0 58 12 70 3 83 0 86 178 8:30 8:45 0 0 0 0 16 0 5 21 0 59 13 72 4 76 0 80 173 8:45 A.M. Total 0 0 0 0 1 132 0 37 169 0 490 95 585 26 641 0 667 1421 A.M. Total 16:00 0 0 0 0 21 0 9 30 0 72 18 90 6 64 0 70 190 '16:00 l 6:15 0 0 0 0 22 0 9 31 0 77 17 94 10 66 0 76 201 •16:15 16:30 0 0 0 0 22 0 11 33 0 81 21 102 9 69 0 78 213 16:30 16:45 0 0 0 0 25 0 12 37 0 80 22 102 12 73 0 85 224 16:45 17:00 0 0 0 0 23 0 12 35 0 83 18 101 11 80 0 91 227 17:00 17:15 0 0 0 0 26 0 Il 37 0 91 26 117 10 81 0 91 245 17:15 17:30 0 0 0 0 28 0 12 40 0 87 21 108 14 77 0 91 239 17:30 17:45 0 0 0 0 23 0 9 32 0 83 18 101 1 11 68 0 79 212 17:45 P.M. Total 0 0 0 0 190 0 85 275 0 654 161 815 83 578 0 661 1751 P.M. Total I Hour EB: WB: OLD CHARLESTOWN RE NB: ROUTE 11 SB: ROUTE 11 1 Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 0 0 0 0 62 0 17 79 0 252 46 298 10 318 0 328 705 7:00 7:15 0 0 0 0 69 0 19 88 0 257 51 308 14 329 0 343 739 7:15 7:30 0 0 0 0 69 0 21 90 0 252 50 302 15 337 0 352 744 7:30 7:45 0 0 0 0 72 0 20 92 0 243 50 293 16 331 0 347 732 7:45 8:00 0 0 0 0 70 0 20 90 0 238 49 287 16 323 0 339 716 8:00 16:00 0 0 0 0 90 0 41 131 0 310 78 388 37 272 0 309 828L17OOO� 16:15 0 0 0 0 92 0 44 136 0 321 78 399 42 288 0 330 965 16:30 0 0 0 0 96 0 46 142 0 335 87 422 42 303 0 345 909 16:45 0 0 0 0 102 0 47 149 0 341 87 428 47 311 0 358 935 17:00 0 0 0 0 100 0 44 144 0 344 83 427 46 306 0 352 923 1 Hour EB: WB: OLD CHARLESTOWN NB: ROUTE 11 SB: ROUTE 11 Period N,S, F Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W 7:30 0 0 0 0 69 0 21 90 0 252 50 302 15 337 0 352 744 A.M. Peak PIiF = PHF = 0.90 PHF = 0.96 PHF = 0.97 0.99 A.M. Peak 16:45 0 0 0 0 102 0 47 149 0 341 87 428 47 311 0 358 935 16:45 P.M. Peak PHF = PHF = 0.93 PHF = 0.91 PHF = 0.98 0.95 P.M. Peak Intersection: E-W: OLD CHARLESTOWN RD Weather DRY Pilc Name 1/0/1900 ' N-S: I ROUTE 1 I Count By JJJP Input By JJP Location WINCHESTER , VA Count Date 10/9/2002 ROUTE 11 A.M. PEAK HOUR ' 7:30 - 8:30 1 352 (42%) 273 0 337 IS �— OLD C14ARLESTOWN RD (0%) 0 21 0 0 '—► f— 0 90 0 69 (10%) 65 ' ° ' 0 252 50 4061 (48%) 302I ' ROUTEII ROUTE 1 ] P.M. PEAK HOUR ' 16AS - 17:45 358 (401/6) 388 ' 0 311 47 LOLD CHARLESTOWN RD f— 0 (0%) 0 _� �— 47 ' 0 —0 0 —► f— 0 4 149 0 102 (15%) 134 —► �° �Tr 0 341 87 413 1 (45%) 428 t ROUTE 11 P�sLabuii� To/Prom Percent East 12.78% ' West 0.00% North 40.95 % South 46.28% ' I00 I n I Intersection: E-W: I ROUTE I I N-S: REDBUD Location IRTI1&REDBUD Weather RAIN File Na�JJP Count By JJP Input Count Datc 10/10/2002 15 Minute EB: ROUTE I l WB: ROUTE 11 NB: REDBUD SB: NB 181 RAMP 15 Min. Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 63 49 2 114 0 Ill 4 115 4 1 1 6 0 0 0 0 235 7:00 7:15 72 57 3 132 1 119 4 124 4 0 2 6 0 0 0 0 262 7:15 7:30 80 61 5 146 0 126 3 129 6 2 3 11 0 0 0 0 286 7:30 7:45 82 63 5 150 1 135 6 142 4 1 2 7 0 0 0 0 299 7:45 8:00 84 66 4 154 0 139 5 144 3 1 3 7 0 0 0 0 305 8:00 8:15 81 61 4 146 1 144 7 152 6 1 2 9 0 0 0 0 307 8:15 8:30 72 59 2 133 1 129 6 136 5 0 2 7 0 0 0 0 276 8:30 8:45 61 53 3 117 1 1 118 4 123 2 1 1 4 0 0 0 0 1 244 8:45 A.M. Total 595 469 28 1092—F 5 1021 39 ]065 34 7 16 57 0 0 0 0 2214 A.M. Total 16:00 65 85 1 151 2 78 2 82 8 1 3 12 0 0 0 0 245 16:00 16:15 71 91 2 164 2 86 4 92 10 0 4 14 0 0 0 0 270 16:15 16:30 79 96 4 179 3 94 3 100 14 1 4 19 0 0 0 0 299 16:30 16:45 81 107 3 191 4 96 5 105 11 2 5 18 0 0 0 0 314 16:45 17:00 80 106 4 190 4 99 6 109 13 1 6 20 0 0 0 0 319 17:00 17:15 88 110 6 204 6 107 7 120 12 3 4 19 0 0 0 0 343 17:15 17:30 92 119 5 216 4 115 5 124 14 2 5 21 0 0 0 0 361 17:30 17:45 103 129 7 239 5 124 8 137 10 4 6 20 0 0 0 0 396 17:45 P.M. Total F 659 843 32 1534 30 799 40 869 92 14 37 143 0 0 0 0 2546 FP.M. Total 1 Hour EB: ROUTE 11 WB: ROUTE 11 NB: REDBUD SB: NB 181 RAMP 1 Hour Period N,S, Period Begining Left Thru Right Total LefL Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 297 230 15 542 2 491 17 510 18 4 8 30 0 0 0 0 1082 7:00 7:15 318 247 17 582 2 519 18 539 17 4 10 31 0 0 0 0 1152 7:15 7:30 327 251 18 596 2 544 21 567 19 5 10 34 0 0 0 0 1197 7:30 7:45 319 249 15 583 3 547 24 574 18 3 9 30 0 0 0 0 1187 7:45 8:00 299 239 13 550 3 530 22 555 16 3 8 27 0 0 0 0 1132 8:00 16:00 296 379 10 685 11 354 14 379 43 4 16 63 0 0 0 0 1127 16:00 16:15 311 400 13 724 13 375 18 406 48 4 19 71 0 0 0 0 1201 16:15 16:30 328 419 17 764 17 396 21 434 50 7 19 76 0 0 0 0 1274 16:30 16:45 341 442 18 801 18 417 23 458 50 8 20 78 0 0 0 0 1337 16:45 17:00 363 464 22 849 19 445 26 490 49 10 21 80 0 0 0 0 1419 17:00 I Hour EB: ROUTE 1 I WB: ROUTE l l NB: REDBUD SB: NB 18 1 RAMP 1 Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:30 327 251 18 596 2 544 21 567 19 5 10 34 0 0 0 0 1197 7:30 A.M. Peak PHF = 0.97 PHF = 0.93 PHF = 0.77 PHF = 0.97 A.M. Peak 17:00 P.M. Peak 363 464 22 PHF 849 = 0.89 19 445 26 PEIF = 490 0.89 1 49 t0 21 PHF 80 = 0.95 0 0 0 PHF 0 = 1419 0.90 17:00 P.M. Peak Intersection: E-W: ROUTE 11 Weather RAIN File Namc I/0/1900 ! N-S: REDBUD CotiiitByIJJP InptitByljjp Location RTII&REDBUD Count Dale 10/10/2002 NB 181 RAMP PEAK HOUR !A.M. 7:30 - 8:30 0 (15%) 353 0 0 0 LROUTE I ! t--- 563 �— (48%) 327 —? 21 596 —► 251 544 4 567 18 2 (35%) 261 —� ! ROUTE 11 19 5 10 ! 201 (2%) 34 T ! REDBUD NB 19 1 RAMP P.M. PEAK HOUR 17:00 - 18:00 0 (14%) 399 0I 0 ! � I0 f3 ti ROUTE 11 f-- 494 �-- (47%) 363 —� 26 ! 849 —► 464 445 f— 490 22 19 (34%) 485 ! ROUTE 11 t F 49 10 21 al (a^io) So i REDBUD Distribution To/From Percent East 34.47% ' West 47.87% North 14.40% South 3.26 % 100% ! ! OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the proposed North Stephenson Tract, to be located northeast of the Route 11 & Interstate 81 intersection, in Frederick County, Virginia. The proposed project will include a total of 800,000 square feet of light industrial development. Full build -out is to occur over single transportation phase by the year 2015. Methodology The traffic impacts accompanying the North Stephenson Tract were obtained through a sequence of activities as the narratives that follow document: • Assessment of background traffic including other planned projects in the area of impact, • Calculation of trip generation for the proposed North Stephenson Tract, • Distribution and assignment of the North Stephenson Tract -generated trips onto the completed roadway network, • Analysis of capacity and level of service with the newest version of the highway capacity software, HCS-2000, for existing and future conditions. EXISTING CONDITIONS Patton Harris Rust & Associates, pc (PHR+A) conducted manual traffic counts at the following intersections: 1) Route 11 & SB I-81 on-ramp/off-ramp; 2) Route 11 & NB I- 81 off -ramp; and 3) Route 11 & NB I-81 on-ramp/Redbud Road. Figure 1 shows the existing ADT (Average Daily Traffic) and AM/PM peak hour traffic volumes at key locations within the study area. Figure 2 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS-2000 level of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of North Stephenson Tract PR+� September 22, 2004 H Page 1 No Scale BE Figure I PHR1\ AM Peak Hour (PM Peak Hour) Existing Traffic Volumes A Traffic Impact Analysis of North Stephenson Tract September 22, 2004 Page 2 No Scale Signalized Intersection LOS = C(C) 00�000 0G O Unsignalized Intersection F s erferd'sD•�• (:', Iva SITE AM Peak Hour (PM Peak Hour) `Denotes Free -Flow Movement * Denotes Critical Unsignalized Movement Figure 2 Existing Lane Geometry and Level of Service A Traffic Impact Analysis of North Stephenson Tract R+A September 22, 2004 Page 3 PH 2015 BACKGROUND CONDITIONS The existing traffic volumes were increased using an historic growth rate of 5% per year through Year 2010 and 3% per year through Year 2015. Additionally, PHR+A utilized the report titled: A Tra is Impact Analysis of Stephenson Village, by PHR+A, dated February 7, 2003, to incorporate all trips relating to "other developments" located within the vicinity of the proposed North Stephenson Tract site. Figure 3 shows the 2015 background ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 4 shows the respective 2015 background lane geometry and AM/PM peak hour levels of service. Using the 7th Edition of ITE's Trip Generation Report, PHR+A has included Table A in the Appendix to summarize the 2015 "other developments" trip generation. Table B summarizes the Stephenson Village trip generation results as well as the internal and pass - by trip reductions. All HCS-2000 level of service worksheets included in the Appendix section of this report. The following are a list of planned improvements and factors that impact the 2015 build -out analysis. 1) Residential and retail land uses of Stephenson Village property will enter and exit the property via a signalized site -driveway (Spine Road) located along Route 11, opposite Rutherford's Farm Industrial Park. 2) Route 11 will be a four -lane divided facility from the northbound ramps at I-81 through the intersection at Spine Road. TRIP GENERATION PHR+A determined the number of trips entering and exiting the site based upon a total development size of 800,000 square feet of light industrial development. Using the 7th Edition of ITE's Trip Generation Report, Table 1 was prepared to summarize the trip generation results for the proposed North Stephenson Tract. Table 1: Proposed North Stephenson Tract AM Peak Hour PM Peak Hour Code Land Use Amount In Out Total In Out Total ADT 110 Light Industrial 800,000 SF 752 103 855 118 863 981 5,874 Total 752 103 855 118 863 981 5,874 A Traffic Impact Analysis of North Stephenson Tract R+A September 22, 2004 Page 4 PH No Scale -t- AM Peak Hour (PM Peak Hour) A. 1 Figure 3 2015 Background Traffic Volumes A Traffic Impact Analysis of North Stephenson Tract P6- , /A September 22, 2004 � � Page 5 No Scale rn Unsignalized Intersection -+- ote Signalized Intersection LOS=.D(D) 4 Rurh°�f0r�s�� J r � i�► 3�� j jl �°ad e q SITE 0 C, W �` T } Unsignalized I� Intersection AM Peak Hour (PM Peak Hour) `Denotes Free -Flow Movement * Denotes Critical Unsignalized Movement Figure 4 2015 Background Lane Geometry and Level of Service A Traffic Impact Analysis of North Stephenson Tract R+A September 22, 2 Pagee 6 PH 6 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. Figure 5 represents the 2015 trip distribution percentages into and out of the North Stephenson Tract. Figure 6 shows the respective development - generated AM/PM peak hour trips and ADT assignments along the study area roadway network. 2015 BUILD -OUT CONDITIONS The North Stephenson Tract assigned trips (Figure 6) were added to the 2015 background traffic (Figure 3) to obtain 2015 build -out conditions. Figure 7 shows 2015 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 8 shows the respective 2015 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. CONCLUSION The traffic impacts associated with the North Stephenson Tract are acceptable and manageable. The Spine Road/Route 11 intersection will maintain acceptable levels of service "D" or better during 2015 build -out conditions. A Traffic Impact Analysis of North Stephenson Tract PH1�September 22, 2004 Page 7 No Scale -I- 1 1 ` Figure 5 Trip Distribution Percentages A Traffic Impact Analysis of North Stephenson Tract R+A September 22, 2 Pagee 8 PH 8 No Scale AM Peak Hour (PM Peak Hour) Figure 6 Development -Generated Trip Assignments A Traffic Impact Analysis of North Stephenson Tract R+A September 22, 2 Pagee 9 PH 9 No Scale AM Peak Hour (PM Peak Hour) Figure 7 2015 Build -out Traffic Volumes PSeptA Traffic Impact Analysis of North Stephenson Tract R+A ember 22, 2004 HPage 10 No Scale -I- AM Peak Hour (PM Peak Hour) `Denotes Free -Flow Movement * Denotes Critical Unsignalized Movement Figure 8 2015 Build -out Lane Geometry and Level of Service R+A A Traffic Impact Analysis of North Stephenson Tract September 22, 2004 Page I PH •� ni a� � trI H�4 A> UI •a N 4Jo P +a t: o G m •rf rl3 En ca w w N JOHN F. ANDERSON A*MUSIN" AT LAw VINCHMER. VIRGINIA B 1; 8 0 r 11") 15 5 1 THIS DEED made and dated this 29th day of October, 1n;3, by and between EVELYN H. STOTLER, EXECUTRIX OF THE ESTATE OF NELLIE ATKERSON HORNER OMPS, DECEASED, of the one part, hereinafter called the Grantor, and K & J INVESTMENTS, L. C., a limited liability company organized under the laws of the Commonwealth of Virginia, of the other part, hereinafter called the Grantee. WHEREAS, Nellie Atkerson Horner Omps died on the 7th day of August, 1993, seized and possessed of the hereinafter described property; and, WHFRFA; by her Last Will and Testament dated March 26, 1992, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Will Book 104, Page 889, after certain specific bequests, devised all the remainder of her estate one-third to her daughter, Emmagene Fay Omps Dorsey, one-third to her son, John Ezra Omps, and one-third to the children of her son, Keven Voyne Omps, n anely, Kenneth William Omps, Martha Lou Omps Holliday, Jessie Marie Omps Gulick and Michael. Voyne Omps, all being over the age of eighteen years; WH,,Ri,AS, Evelyn H. Stotler was appointed as Executrix of the estate under said Will with full power and authority to sell any and all of her property, both real and personal; and, WHEREAS, Evelyn H. Stotler qualified as Executrix of the Estate of Nellie Atke-"son Horner Omps, deceased on the llth day of August, 1993, before the clerk of the Circuit Court of Frederick County, Virginia; NOW THEREFORE THIS DEED. WITNESS,ETH: That for and in consideration of the sum or Ten ($10.00) Dollars, cash in nand paid, and otlie.- vali:aahj'Le 101I V F. ANBEMON MORNF.Y AT LAW WINCNESrM VIRGINIA HU U i i 3 15 J 2 consideration, receipt whereof is hereby acknowledged, the Grantor does hereby grant and convey with SPECIAL WARRANTY of title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges and appurtenances thereunto belonging, all of that certain tract or parcel of land, together with the improvements thereon, situated about two miles northeast of Winchester in Stonewall District, Frederick, County, Virginia, on the east side of U. S. Route 11, (the Winchester and --- - Martinsburg Turnpike) congtainin2.34 Acres ;more or less, identified as Frederick County Tax Map 43 A 150,, and being all of the remainder of the property conveyed to— Herschel H. Omps and Nellie A. Omps, husband and wife, by deed of Tennie L. Omps, et als, of record in the Clerk's Office of the Circuit Court of Frederick County, 'Virginia, in Deed Book 192, Page 500, to which deed and the references therein, reference is here made for a more particular description of the property herein conveyed. The said Herschel H. Omps died on the 6th day of June, 1971, and by his Last Will and Testament of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Will Book 72, Page 61, devised all of his property to his Wife Nellie A. Omps. This conveyance is made subject to all easements, rights of way and restrictions of record, if any, affecting title to said property. 'WITNESS the Aoliowing sign' tune and fiseal: IS" ) EVELYN H. USTOTLER, EXECUTRIX OF THE ESTATE OF NF_.LY,TE ATKERSON HORNER ORPS, Deceased '011N F. ANDERSON A'110144EY AT LAW WINCHUTER. VIRGINIA 6K801,vG1553 STATE OF VIRGINIA AT LARGE: COUNTY OF FREDERICK: I, Fay H. DeHaven, a Notary Public in and for the State of Virginia at Large, County of Frederick, do hereby certify that EVELYN H. STOTLER, EXECUTRIX OF THE ESTATE OF NELLIE ATKERSQN HORNER OMPS,DECEASED, whose name is signed to the foregoing Deed, bearing date on the 29th day of October, 1993, has personally appeared before me and acknowledged the same before me in my jurisdiction aforesaid. Given under my hand this 29th day of October, 1993. My commission expi.rc;s Aug,(ist 30, 19�5. PUBLIC VIRGINIA: FRET.EMCK COUNTY, SOT. wo•:iurcd to moon tho F7C :; 'r1��:(; ....; �.... G� ;,I;�"}•;�;;:;�0�,��";'';� (:.:I';,1.0 i]t•li Ei:CCI c, ��.��,',::.,•:r'� i��`,';: i.�-:.;s P:;i , 1i �Se5�6L-ie. CLERK 3 192=19 iM lYyfrMENZAnssausmUll i 46 t 0 �o N H c Um J In N O o � u u'u a$i G 1 m �a a Vl W v rsl.1r.rc?D8 THIS DIED made and dated this 22nd day of February, 1989. b) and between WILLIE A. OMPS, Widow, of the one part, hereinafter called the Grantor, and NORTH STEPHENSON, INC., of the ether part, hereinafter called the Grantee. WITNESSMt That for and in consideration of the sum of Ten ($10.00) Dollars and other good and valuable consideration, receipt whereof is hereby acknowledged, the Grantors does hereby grant and convey with general warranty and English covenants of title, unto the Grantee, in fee simple, all of that certain tract or parcel of land containing 28.071 Acres, more or less, located about 2 miles Northeast of Winchester and on the south side of U. S. Highway No. 11, it 'Stonewall Magisterial District, Frederick County, Virginia, and being more particularly described by .rotes and hounds in that certain plat and survey prepared by Richard U. Goode, C. L. S., dated January 25, 1974, attached hereto and by this ruforence made a part hereof, and being a portion of the property devised to the said Nellie A. chaps by the Last Will and Testament of Herschel FI. Omps of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Will Book 72, Page 61. This conveyance is made subject to all casements, rights of way and restrictions of record, if any, affecting title to said property. WITNESS the following siganture and ■ealt ,...�....,... I .!.� (SEAL) WELLIZ A. LIMPS r. 01 01 • FVD1 :1 osl0GPG199 9TA^.E Or VIRGINIA AT LARGEt COUNTY Cr FREDERICXt The foregoing instrument was acknowledged before mi thlu 23 day of February, 1989, by NELLIE A. OMPSi, Widow. My oosmission expire• BK10 6 PG2 9 0 S' N113kh'.4y <1- r OTHER LAND OF MRS. OMPS r rf i•Ir) ; Li _ 7 PORTION OF LAND OF hits. MIPS 26.074 ACRES } W N o: W O -- v7C" . _ rowcn lIN[ aO---RAILROAD The shore tract of land lucaLuJ ahuuL 2 mllres I.urth.,rr•t r l' ':irrcllernLer on the south ni4a of U. 9. Iiiphwuy Ito. 11, in t'rl+fnrir'r. CuunLy, ;•fi±-Vlrbinia, in I,uulatod an followo: itr•frrning at (1) all ittitn pog oil the SouL11 %loin ar U. .,. highway No. 11 nitd a corner to I al.tor Duncan; thnncc vrlth +Ater Duncan a.ld ttrcn u1L11 Durnoy S 43 rteg. 36 Min,. 5i'• nec• � 3u7.13L Cnet to 2) an iron per; thortce S 43 dug. 169 ruin. 22 noc. IWC.42 font to 13) an ivurl peg in tl,.o D ro 0 Itauroad right-of-way; Lh1:ncc WIL11 sold right-of-W:,y fur tha rullowinr five courses: Lhr:nce Lheuce S 58 del . I,l, min. 3•j nnc. Itl 106.'J feat, Lu t,) nit ironn per.; :t SS deg. Ud aln, lr.► roc. tl 1y!l•13 feet to 5) ur► iron pet ; thenco S 51 dal;. •;fl Ihln. i'! nnc. ly%.tll rea to 6) an Iron prl;; therr:o f 9 4'I JeK. 1V mill. 41, one.tl 199.57 feuL to 7� an lr'vn �•'.'; Lli• rrr n 8 45 dnor, . 24 luin. 1') im. u 393•85 fact Lu (d nn iron pap; i� cnrmar to U11kin IlunL; Lhence with llllt.Lit Ilunt N 5U dcc,. 21 miin. U2 •1ec. !•' 992.93 CNoI. to (')) nl+ iron per lu Vilklu IIu+L't+ Till t.hone• t:ltlr three new dlviniun ilnes through Lho UrnJ or orn, (hnff•a; Lh•mc� II 45 dcr,. 03 arl.n. 56 nnc. B 9(w.,! reet, to 10) an !t•on hnl•; thwlcp 11 55 Il''t!, i.2 %111. �J, ;url:e. ti i4:i {r.nL L: (12 im trem 1• r; 1.1-11re t! 4.+ c{ tr-, ti ml1', ".. su. '.. )10.13 J'uct to (12�, 1• ,' +n Llle South silo rl' U. ,>. Ilil;hwny Nu. 11; Lhtmcu with Lite,,^,nut,h ^ld r.r U. S. hiylura} Lu. 11 w1Lh a cw•vr• Lo Lha lei'b Lila radlu!: or whl-ar U. 2331.83 rent fvr a dLstanco of 6i.uN rnoL to Lhe lalnt ul' I•v,;inntnt•, contaInlnr 2S.071 4 Acres more or luny. 'a 4?eW,//�t1 �iral^e LT!( lilclvud U. oolu, f Q' /. C:rtll'led Land :surveyur C.ox� alV{Q V1i2CIItIA FI'.F'lEin��eGGl1FiY•oduced to ma on the v hu. 412 >,• 1Mi ■wlrunr.ut d � n Mss mad with ctiti' Sato ul kralrlOdK''t th;roloa,'1 1 or 4 aCanittc•110.1, ? FTat kntt,Sad by =: L hU I1,1141 + Ot,and Z54 have becn I)-M . it as,:s�lre. CLERK • 601 ei El 3925 H. O.iPS, INC. TO. :: :: DEED NORTH STEPHENSON, INC. Bx621PGfi01 c THIS DEED wade and dated this Lday of July, 1936. by and ,r'„ between H. H. OHPS. INC., a corporation organized and existing M under the laws of the Commonwealth of Virginia, of the one part, N M hereinafter called the Grantor, and NORTH STEPIIENSON. INC., x > of the other part, hereinufter called the Grantee. 0 0o': NITNESSETII: That for and in consideration of the sum of Z a Ten ($10.00) Dollars and other good and valuable consideration, d .Cc o a receipt whereof is hereby acknowledged, tho Grantor does hereby 9 grant and convey, with general warranty and Zinglish covenants of N title, unto the Grantee, in fee simple,.all of the following adescribed two tracts or parcels of real estate, to -wit: PARCEL ONES All of that certain tract or parcel of land w containiqiL 7.436 Acres, lying and being situate on the South side of U. S. Highway No. 11, in Stonewall District, Frederick County, Virginia, and being more particularly, destrihsd by notes and bounds in that certain plat and survey prepared by Richard U. Goode, C. L. S., dated January 25, 1974, attached to and made a part of the hereinafter mentioned Deed conveying said property to the Grantor, and being the sane property conveyed to 11. 11. Or+l Inc. by Deed of Nellie M. Omps, Widow, dated the 3rdd,iy of Deccipbe 1979, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 516, Page 659, to which deed and the reference therein, reference is here made for a w>twww t.►wax more particular description of the property herein conveyed. •L "A= The conveyance of parcel one is made subject to that certaii Deed of Trust dated December 3, 1979, recorded at Deed Book 516, Page 662. in the original principal amount of $54,000.00 payable to Nellie M. Ompsswhich has a current balance due of $21,637.67. XY.S; '602 . IK62 I ?G602 PARCEL TWOi All of that certain tract or parcel of land containing 37.91S Acres, lying and being situate about 1.1/,1 miles Northeast of Winchester on the Bast side of Road No. 661, In Stonewall Magisterial District, Frederick County. Virginia, and being more particularly described by notes and bound% by .that certain plat and survey dated April 4, 1984, prepared by Richard U, Goods, C. L. S.. attached to and made a part of the hereinafter mentioned deed conveying said property to the Grantor, and being the same property conveyed to H. H. Omps, Inc', by Deed of Wilkie W. Hunt, at ux, dated April 6 , 1984, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed do&k S73 , Page I" . to which deed and the reference therein, reforence is here made for a more particular description of thu property heroin conveyed. This eon" yanee is made subject to all easements, rights of way and restristions of record, if any, affecting title to the aforesaid property. WITNESS the following signature and seal: H. H. ONIPS, INCI By: r r s en . , —' ill_ I 1 . I . I 0- 0 603 91 81(611FG603 STATE OF VIRGINIA AT LARCH: COUNTY OF FRL'UL'R1CK: I,�tLb&&jA, L)L j4l t / , a Notary Public In and for the State of Virginia at Large, do hereby certify that John E. Cops, President of 11. 11. naps, Inc., whose nano is signed to the foregoing Deed, bearing dute on the day of July, 1986, has personally appeared before me and acknowledged the m mo before no in my jurisdiction aforesaid. My commission expires Given under my hand this day of 1996. NUTART PUBLIC-- 'AGUILA Mr.1)ENC;IC Coo."TY, 5cr. TLis budruaw,t of ikit.q was producri to tam ou Lw d wnt4 rs WW3'l• e� owl.dgmeat Uiereb anaecwi .+� � y i.vowd io s tivrd. f•uc unii.•Md by d K . 6t3• ri.1 ui 7 J09A.f�Q__, &md 58-54 have boea p.Iid. U u.+w-r,L•. �� IW/1 (ie•I ■ •3- 0 t+u. c" A vIts MMfW,fa ♦,#f,�M • f t 1 t f t f f f f f 1 f t# f# f f f f" f f3736 ' NELLIE A. OMPS ' TO: DEED ' li. H. OMPS, INC. " af �6 F;U 659 THIS DEED made and dated this „> day 1979, by and between NELLIE A. OMPS, Widow, of the one part, hereinafter called the Grantor, and H. H. OMPS, INCORPORATED, of the other part, hereinafter called the Grantee. WITHESSETH: That for and to consideration of the,sum i' of Ten ($10.00) Dollsrs and other good and valuable consideratioi receipt whereof is hereby acknowledged, the Grantor does hereby grant and convey with general warranty and English covenants of title, unto the Grantee, in fee simple, all of that certain trac or parcel of land containing 7,438 Acres, lying and being situat on the South side of U. S. Highway No. 11, in Frederick County, Virginia, and being more particularly described by metes and bounds in that certain plat and survey prepared by Richard U. Goode, C. L. S., dated January 25, 1914, attached hereto and by this reference made a part hereof, as follows: BEGINNING at (1) an iron peg on the South side of U. S. Highway No. 11 and a corner to Lot No. 2 of the Forest Homes Subdivision; thence with the South side of U. S. Highway No. 11 N 68 deg. 18 min. 46 sec. E. 100.00 feet to (2) a power pole; thence with two new division lines through the land of Mrs. Omps; S. 43 deg. 26 min. 21 sec. E 382.20 feet to (3) an iron peg; thence S 45 deg. 03 min. 56 sec. W 902.72 fleet to (4) an iron peg; in Wilkie Hunt's line; thenc. aitn Wilkie Hunt's line for the following two courses: N 50 deg. 22 min. 02 sec. W. 351.76 feet to (5) an iron peg; thence N 31 deg. 37 min. 30 sec. W 155.01 feet to (6) an iron peg, a corner to Lot 9 of the Forest Homes Subdivision; thence with the Forest Homes Subdivision for the following two courses: N 68 deg. 18 min. 14 sec. y__25030 feet to the point of beginning, containing 7.438 Acres, more or less, and being a portion of the property devised to the said Nellie A. Omps by the last will and testament of Herschel H. Omps of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia, in Will Book 72. Page 61. t • ao,o boon 516 na .mo This conveyance is made subject to all easements, rights of way and restrictians of record, if any, affecting title to said property. WITNESS the following signature and seal: -n-IE-.—_ SEAL i TTf STATE OF VIRGINIA: COUNTY OF FREDERICK: i a Notary Pvblic'in and for the County and State aforesaid. do hereby certify that Nellie A. Omps. Widow, whose name is igned to the foregoing deed, bearing date on the day of _ 1979, has personally appeared before me and acknowledged the same before me in my County and State aforesaid. My commission expires Z.O a / / Given under my hand this \ " day of 1979. -2- 1 1 zoo,.. �0� 10, 0, SCALE IN FEET UG na GGi U -S. HIGHWAY NO, II l 2 N 0118'4 �A -E ;s: 10 0, 0 0 FOIRESTI HOIMES I SUDJOIVI5ION 9 8 7 6 5 4 2 I 'a3 a a 0 1 V4 6 E T a A it 0. Kic,"101i OF LAND OF MRS. OAP.9 7.03 ACI(�,3 5 K""Ic" OF L 7,03 AM' J OF 0 0 Of 0 j j 0 4 Thn tibov", u,nct cir Ilind lucfX,-(s ab,_,ut 2 tuUos Norl.hvart r-I* '3ouOt '-Idu of V 13. IIj)*,Ijv..jq ho. 31, in Ct.urif,y, 4 its oaurdtwj no rolinwn: boginninir "at An Iran yeir on tho South ride v:* U. r,. Mighwuy'No. it and esirnar to Lot Vo. 2 or Lne Forest I!o::..cr- Subdivialon; thonco with,the South iide of U. S. !ii.h%-.,jy I.o. 11 N 16tr deg-. 13 r.-.in. 4-� POC'. S" 100.00 - to (2)a porter pole; "1!r:11co with •tWo -new-livision the land of ;,.ra. u ... ,.,I `3 43 'deg. 2G rcln.-:.;!1 itec E - 382.."0 Snot to 3) an iron nt- thence 3- 4 4, d ng. U? inin 4 -56 11 fie IJ2. '12 fnet to (4) or, Irvii rr In Wilkie 14tint'A thnnc'o With 1'.Likip liur$613 111tin for t 1,011m.irle. Y., two xburseifs: J1.76 feet Lo (5) at, Aron 11 31 d-jr. 1*1 ruin :30 teu feet Lo (6) ut, iron a c,:.rncr, ..�'tfcf Lot %4 -if the Forone. H*%"Xi,e,,t Subli ivislon; thonco u i tit ;.rkn t I!om(-3 A-jbdL%-i!:iren for t1,a',fojj(,xjjj0,,. two courscit: N 68- 1'0�-t Lu (7) T,rl :non f2 c: V deft ojc.. �9, 250.66 feet ter the paini. of .7.43J kcron tuori it- -1 L;ind Surveyor I -1-Y ' u >, 1974 K! i rr.R3INUk rRIED.UrIc cjj.jry, icr. reduced TI, Intment "!itiaq )V" P U etd jo z a to on the of 0-1 4 &,xDt4V_L4. 19 -, , of dad with corlificati—of acknowledgment rot* annexed was —I, adnLittedtp record. T" imposed oy Sec. 58-A. I of and S8-54 have been p&4 if &m2"j)jo. k 01 W OL 33 � Laawa V tr t Adlk k-k-Ir*ipt-*'kk'ki.'�'k�'*�-k'k#*if'k'k'*1t �•_••-•-_._--r- �-..—.---- #3925 ii. H. OMPS, INC. TO: :: DEED NORTH STFPHENSON, INC. UK6ZIPGsoi 1111S DEED made and dated this iday of July. 1986. by and between H. H. OHPS, INC., a corporation organized and existing under the laws of the Commonwealth of Virginia, of the one part. hereinafter called the Grantor, and NORTH STEPIM NSON, INC.. of the other part, hereinafter called the Grantee. WITNESSETII: That for and in consideration of the sum of Ten ($10.00) Dollars and other good and valuable consideration, receipt whereof is hereby acknowledged, tho Grantor does hereby I grant and convey, with general warranty and English covenants of title, unto the Grantee, in fee simple..all of the following described two tracts or parcels of real estate, to -wit: PARCEL ONEt All of that certain tract or parcel of land I containing 7.439 Acres, lying and being situate on the South side of U. S. Highway No. 11, in Stonewall District, Frederick County, Virginia, and being more particularly, described by metes and bounds in that certain plat and survey prepared by Richard U. Goode, C. L. S., dated January 2S, 1974, attached to and made a part of the hereinafter mentioned Deed conveying said property to the Grantor, and being the same property conveyed to II. II. Om ,ti, Inc. by Deed of Nellis M. Omps, Widow, dated the 3rd day of Decembe , 1979, of record in the Clark's Office of the Circuit Court of Frederick County, Virginia, in Deed Book S16, Page 6S9, to which i deed and the reference therein, reference is here made for a more particular description of the property herein conveyed. The conveyance of parcel one is made subject to that certai Dead of Trust dated Decumbor 3, 1979, recorded at Dced Book S16. Page 662, in the original principal amount of S54,000.00 payable to Nsllis M. Ompsiwhich has a current balance due of $21.637.67. '602 . w Kwaym, &AMEN= • L'Anown Y�M�1w11 Y W IK621 PG602 PARCEL TWOi All of that certain tract or parcel of land containing 37.915 Acres, lying and being situate about 1.1/4 stiles Northeast of Winchester on the East side of Road No. 661, in Stonewall Magisterial District, Frederick County, Virginia, and being more particularly described by notes and bounds by -that certain plat and survey dated April 4, 1951, prepared by Richard U. Goode, C. L. S., attached to and made a part of the horsinafter mentioned deed conveying said property to the Grantor, and being the same property conveyed to H. H. Omps, Inc by Deed of Wilkie W. Hunt, et ux, dated April 6 , 1984, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Boot: S73 , Pass 860 , to which dead and the reference therein, reference is bore made for a more particular description of the property heroin ^onveyed. This eonveyar.ee is made subjaet to all casements, rights of way and restrictions of record, if any, affectinf title to the aforesaid property. WITNESS the following signature and seal: H. H. OMPS, INC. 1' r • l 0- 0 W Ell IK621Pc603 STATU OF VIRGINIA AT LARGE: COUNTY OF FRCUCRICK: I.1/� .. a Notary Public in and for the State of Virginia at Large, do hereby certify that John E. Oups, Presislent of II. Ii. Oups, Inc., whose name is signed to the foregoing Deed, bearing date on the /day of July, 1986, has porsonally appeared before me and acknowledged the mmo before no in my jurisdiction aforesaid, MY Cnsuaission expires Given under cry hand this day of 1916. NUIARY PUBLIC .13111LA FIMUF. Uk" CIA.,irY, SCr. TLis bnrlruns.wt of ►kiss ryas Drodueol/17 eau ou L- - �(� t!C _d,y W IrJ..SV. • �I a 'd20 ..a� . d N911e a vLl4 ab ac (M dgmeat tLereto anne ta.i .+ u� beatud to r.-:utd. t;u unl,.ad by S-fc. a3 ,i. l UI a -A 38-5/ have boon p Jd, U `. AwadMMb wWa I . Mwww w rw -s- 860 w.aw...M,t.►a�ae: • I.�►area .............. WILKIE W. HUNT, ET UX L , TO: DEED • H. H. OMPS, INC. ex5T3P�8fiO THIS DEED made and dated thisd.y of April, 1984, by and between WILKIE W. HUNT and NOLA W, HUNT, his wife, 04 the one part, hereinafter called the Grantors, e.nd H. H. OMPS, INC.. a corporation oryani:od and existing under tho laws of the Comawnwea%th of Virginia, of the other part, hereinafter called the Crant". WITWESSLITHs That for and in consideration of the sum of Ten ($10.00) Dollars, and other good and valuable consideration, the receipt of which is hereby acknowledged, the Grantors do hereby grant and convey with general warranty and English covenants of title, unto the Grantee, in fee simple, all of .that certain tract or parcel of land containing I7.915 Arrem, lying and being sttuate about 1-1/4 miles northeast of Winchester on the East side of Road No. 661, in Stonewall Magisterial District, Frederick County, Virginia, and being more particularly described by notes and bounds by that certain plat and survey dated April 4, 1984,.prepared b, Richard U. Goode, C. L. S., attached hereto and by this reference made a part hereof, and being a F-rtion of the property conveyed to Wilkie W. Hunt by Deed of Sally McNulty Moore, Widow, dated May 28, 1941, of record in the Clerk's Office of the Circuit Court of Frederick Coun%y, Virginia, in Dead Book 187, Page 211, to which deed and the reforence therein, reference is t* re made for a more particular description of the property herein conveyed. 1 77 L 1 1 ANDUE8084 Lugs • L N.YYY. M W 81(573Pc861 This conveyance is made subject to all aasements, rights of way and restrictions of record, if any, affecting the subject property. WITNESS the following signatures and "alas ALU&j 42 4,,24- (SEAL) '�✓WILXIE W.HUNT � �-- 7V. 7.�� (SEAL) —KOLA W. RUNT STATE OF VIRGINIA AT LARCEs COUNTY/CITY OF The foregoing instrument was acknowladyad Lcfora me, this day of April, 1984, by Wilkie W. Hunt and Nolo W. Hunt, his wife. My comission expires — h,;TARY PUBLIC -a. d61 862 ek5T3PC862 �� xd •ro'Ioo' o goo' �/, � y/ . Olt fj Gy tCAlf Ind ( i 40 ~',S� �l moo.•• s // �Na.� is � ' � t '� Jayi fo�4`. r• a AAR At j • Hind• it = H. H. OMPS INC. �r%a powc• M/a Uzi + 0I. NI, post YR. IsIA,1•M.4j 1 -` M (CUS � )7 NELL/f A. OMPs t�Ci�y .. " l :I I iR is/, i .of 43 rho &MTo tr,ea of land 10""d &bolt li miles ncralsua of MSosMstor on the tact $tdo of Wed No. 661 any sitaeto in Stem ,il Maglatorlal Ilatrla%, l►oMrtst 0•metr. tlrtinla, to hounded as fellwwet Nsiealas at 111 s sertte "wy mar" an the t.e% side of Wad 2i• aal to t►s 1 las at Let M . 1 hrosh "sari SUWIVLsteal them* w1tA [t1d let t )! dos. )) ale. 02 "a. t 19)." teat to (2) 44 fen pas tamed, a aar-er to land of N. M. and I04.1 thermos vita sold lead a )1 dog. 37 aie. )0 sot. t 155.01 toot to ()) an tree Mt brad tad [atll with the land dt M.M. 0n" Ix. end taea with the load of Mallt• 4• 08P4 i )0 des. 22 aim. 02 •ell. t I)SI,72 t00% %• (i) a ►etat eo the Msrtarsst silo of tha • A 0 Railroad. sold 2wiat ►otes s W.dog, 22 tie. 02 sso. t 11.03 test Cron an iron Ms r-41 thenso with the Morthweat aid* cif the 2 t 0 Usilwoad for the fallowins two saw soot a 4) deg. 20 aim. 41 see. w _`48.40 fella %homes with a huge to the right, the 2adiu4l ar which to Shah Ma. 1 nr 2 / 4111 0 I I I I I 1 1 1. 1 i 8K573RG863 LAND or Wlult V NUNT • n.v1s acNsa Ceatlswd . Uw Natiu of Which is . . . 1647.66 toot for a diatases of 275.4,6 feet to (6) said point ►aisS 9 ♦d dog. 12 ais. 49 $aa. Y 2.12 loot trca a son4reta ua►"r curter as the tut side of wad No. "it thane• With the Last aide Of aead 14. "1 for tko follwisd el: oerroou r ld dog. 12 als. 49 see. Y 43.14 teat to (7)t tkenaa ■ $O lot;. Os ale. 16 sea. Y 304.94 last N (8) a oontreto avrhort ' thews With a aurvo to the tight. tb& rs/iuo of Whieh is 914.93 feat ter a dlataeso of 1297.40 feat to (9) a aaaoreto 41d+Wey carter{ thee• N 31 deg. 12 ale. 03 ooa. L 10.09 feet to (10) jk ooaarot4 ; • kLgbwsy canter{ thaaaa With a curve w tlw left, 04 radius of edtlsk is 476.62 foot for a dlatanco.of )01.9j foot'to (11) a ""rate M4AMI&Y eartart tkaac40103deL. 19 ata. 29 sea. L U2.1.) test to Us palat of NLlaalad, coataWad; 17.915 &us& swrc or low. ! . N1CN►IW V. GWDt C. L. S. N[NNYY111.C, YILOSYIa a►ull. ♦ ib" 913� MGINIA TRMEMCK COUttTY, SC:. TLii L-lstrumaat of writin was producod to me on Pig and with cartilicate of acknowladQmoat fhoro10 crass (*1 adalilted io record. Tat imp wd ay S-o. St3•�y.l 01 SLoat No. 2 at 2 ,i�L , and 56-54 have been paid, If &wo,4" • t («Jeer} �a4 .a u �o ry m u Q to LWsaer,, ...E., X lb XAXAbM OX704rsp0G THIS DEED wade and dated this I s day of Tebruar y, 1989, by end between H.AROLD r. JOIINSON and LOLA C. ,111jboM, his wife, of the one Fart, he_einafter called the Grantors, and 2M 31EPiLW% N, 1AC., a Virginia corporation, of the other par hereinafter called the Grantee. WITNESSETHI That for and in consideration of the sum of Ten (i10.00) Dollars, and other good and valuable consideration, the receipt of which is hereby acknowl.edged, the Grantors do hereby grant and convey with general warranty and English covenants of title, unto the Grantee, in fee simple, all of the following described real estate, to -wits All of that certain lot or parcel of land, t3gether with the improvements thereon, mltuate on the Southeast side of u. S. Highway No, 11, Lpproximately thre,(3) miles North of the City of Winchester, Virginia, in Stonewall Magisterial Dist:+ct, Frederick County, Virginia, said lot frontir.g 100 feet on the Southeast side of said Highway and extends beck Southea3twardly between parallel lines with an-cve� width for 250 feet end designated as �t No. 2 on the plat of Forrest Homes Subdivision w fah --plat and plan is of record in the Clerk's office of the Circuit Court of Frederick County, Virginia, in Deed gook 211, parye 238, and being the same property conveyed to the Grantors by deed of Virgil h. Eskridge and Mcrnio A. Eskridyo, his wife, dai.cl Auyust 12, 1970, of record in Lhe aforesaid Clerk's Office in Deed Book 367, Page 431. Reference is made to the aforesaid Plat end deed and the roferrnces therein contained for a more particular daecription of the realty herein conveyed. This conveyance is made subject to all duly recorded and enforceable restrictions, easements and rights of way Of zecord. is EY, • BK104POa07 WITNESS the following signatures and eoalas t HAROLD•, JOHNSON — (SEA%) _ lrt/�r •�. `i,t:i . .'.fir_ . LOLA HN fBEALJ STAT13 ON VIRGINIA AT LARGEs COUNTY OF FREDERIM The foregoing instrument was acknowledged before me by H"OLD T- JOHNSON and LOL.A c. JOHNSON, his wife, Given under tohand this J y _day of Tebruary, 1909. My commission cxpire,s July lo, 1992. 1. NOTA� PUB IC < — VIRGINLk FREDERKA COUNTY. SCT. This snsstruawt of writing was produced to me on the -.422—en 194 of and vv;.Is ccrWc i!: o1 ackoowl esia nt 1%,,tc',c anncrad wl'�. 1;6>nitt,,d to raced. Tax imposed by So,-. b?..4.1 of &ZUD & and 5654 have been p_:d . ii :xc:S lta. CLERK 8 CHA.QOS O�ij�y /42nQI O CL o. r - or 4z4. � o i '�s000 i s@,ter N v •Car ,�. , Oo ' � � '?�; do • s � 0 Mfv .Cary Tq /o o , i ry „ _!!-ol2EST N �OME.S CJ!/BQivis ioAl do /'oR gRlfC E GGS' C H y R ds' /hE 7C�CH-9AD /gO0DE., CFr o[c�, yf� TTiaf/h� /and�m A 20S16�qQov&. �Z-6 / r0In �O/oJ ��, C Ai .4 D S �6 y dEEoio%c /E/off 2-3 � 4 / /941- as rEcw �sc� OvUoo� /90 /J-96E /,.3-jR /rl 7�fE C1firk,5 Q�Ti'CE� tREDERiG.0 00 UN I-Y, VYR G i t4 ;.A . :f(a- , r �JoNN M. �EPFE,e �/9E�,f 1�1 7563-709 EBY/lmlb r0 02 0 1�� 'THIS DEED, made and dated this � day of August, 1996, by and between Douglas BK813PG 1319 Kirk WAYS, hereinafter called the Grantor, and K & J INVESTMENTS, L.C., a Virginia limited liability company, hereinafter called the Grantee. MTNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the Grantor does grant and convey, with General Warranty and with English Covenants of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges improvements thereon and appurtenances thereto belonging, all of the following realty; All of that certain lot of land situate on the south side of U.S. Highway # i l in Stonewall Magisterial District, Frederick County, Virginia, designated as Lot 3, by the dedication and plat of Forest Homes Subdivision, recorded in the Clerk's pace of die—C'�tcuit-Court of Frederick County, Virginia, in Deed Book 211, at Page 236, et seq., and being the same realty conveyed to Douglas A. Rays and Harriett S. Ways as tenants by the entirety with right of survivorship as at common law by4eed dated June 17, 1954 front John M. Hepfer, et ux, of record in the aforesaid Clerk's Office in Deed Book 233, at Page 405. The said Harriett S. Ways died in June 1993 and her interest in the aforesaid property passed to her husbsnd, Douglas A. Ways, by the aforementioned survivorship provision in the aforesaid deed dated June 17, 1954. The said Douglas A. Ways died testate on February 29. 1996 and by Article II of his Will which is of record in the aforesaid Clerk's Office in Will Book 108, at Page 999 he devised all of his estate, real and personal, to his son, Douglas Kirk Ways, thio Grantor herein. Reference is here made to the aforesaid instruments and the references contained therein for a further and more particular description of the property conveyed herein. This conveyance is made subject to all legally enforceable restrictive covenants and easements of record affecdng the aforesaid realty. This instrument was prepared by: Edwin B. Yost Kuykendall, Johnston, McKee & Buder PLC 112 South C=mn Stmct W inchesur, Vi giaia 22601 V& 60 6 6 a 96 3// 3 / 9 BK863PG 1320 The Grantor does hereby covenant that he has the right to convey to the Grantee; that the 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: STATE OF VIRGINIA CITY OF WINCHESTER, To -wit: �KIRK (SEAL) DOUS a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that DOUGLAS KIRK WAYS, whose name is signed to / the foregoing Deed, dated day of August, 1996, has personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. Given under my hand this 9 day of August; 1996. My commission expires 9 C':`4`� • L C� Notary Public ICK GpuyN i`(� gr;T. ced to m0 the ER io 'ViRa"14V pREO f Wiling was In�1cumont , 19 at xod t�+}� wtod9m,�nt th®r. so 1,02 of daN °f ckno Soc. cnd VA in cedtSlcata Tax tmpaoed by tt av""abte' weia adenitte/ to to 1 Nave paN. i ! , �� a8.1-8C � - !C'V,4Aos '0-7 Gr /12171/ 0 /oo v G7 - .c- ^-/Ia rte/i•c 5 '.949 .9�aT A/, eSQ 6B.iS ry o Z o c• 3 r. r,V0. ,t •jo .0 o r 'oo�J�•Cry or /oo Zsp a 6 �. ry C3 40 0 Soo ' J '4 or <SG/a /oo A9, w So ,� „ �OQEST OME.S eSl/eD/✓/s/ON "-o �R.�GE GGS CH-9ROS' H,9R D 41 qO0 0 e151 6r /�hE a6oVE subd�v/soon was ac uirEel bq ge,gc4 �cGs-A/ll 20.S �.o.n-,CNA Ds ficf d Eo/o/Q{eo/ 2,3 �G. /9g4 QS rtao•�✓F� in�EEoaOook /90 GE /.3-¢ in 2we C/6,•k-.5 011C4, EOE,2:c� CoU^/rY, \/•RGini;,4 icr- , �eNN M, HEPFE.Q �Y9EgT �a J,362j va/as 12;12/88 e e1101 rc009 TH13 USED wade and dated this /J day of 1999, by and between Millie Mr Laurin, Jr. and Anna R. McLaurin, his wife, parties of the first part, and North Stephenson Inc., a Virginia corporation, party of the second part. NITNESSETHs That for and in consideration of the sum of Ten Dollars ($10.00) and other Mood and valuable considera- tion, the receipt of all of which is hereby acknowledged, the parties of the first part do hereby grant, bargain, cell and convey with general wairanty of title, unto the party of the (second part, its successors and assigns, the following described property and appurtenances thereunto belongings Parcel is All that certain lot or parcel of land, together with all rights, pri•rileges, appurtenances and Improvements thereunto belonging, situate on the southeastern side of U. S. Iliyhway No. 11 in Stonewall Magisterial Dldtrict, Frederick County, Virginia, fronting on the said southeastern side of U. S. 111ghway No. 11 a distance of 110 feet and running back from said high --ray in a southeasterly direct+•+n with an even width for a distance of 2''SO feet, and being all of 1n t No, 5 as shown on the plat of 'Forest Ilomes• Sulxlivinion and a 10 foot strip alone the northeast boundary of Lot No. 6 as shown on said plat, which plat is of record in the Office of the Clerk of tits Circuit Court of Frederick County, Virginia, in Dee. Book 211 at Page 238, and being the same property acquir-)d by the parties of the first part by deed from David J. Palmer and Jo M. Pallxer, his wife, dated June 28, 1974 rnd recorded In the aforesaid Clerk's Offs.'. _n Deed Book 431 at Pago 336. Parcel 21 All the parcel of land, together wi`•i all rights, privileged, appurtenances and improt►oseents thereunto belonging, situate on the southeast:orn sl.de of U. S. Highway No. 11 in Stonewall Magisterial District, Frederick County, Virginia, fronting on the said eouthaastern side of U. S. Highway lie. 11 a distance of 100 feet and running back from said highway 1� in a southeasterly direction with an even W01PG010 width for a distance of 250 fee', -nd being a11.04 Lot No. 4 as shown on the plat of 'Forest Ho"s, Subdivision, which plat is of record in the aforesaid Clerk's Office in Dead Book 211 at Page 236, and being the Baru propert, acquired by the parties of the first part by deed from Zaton H. Alt and Dorothy M. Alt, his wife, dated June 25, 1979 and recorded in the aforesaid Clerk's Office in Deed Book 510 at Page I - Reference is here made to the aforesaid in.truments and the attachments and the references therein contained for a further and more particular description of the property he:eby conveyed. This conveyance is s.ade isnbject to all duly recorded and onforceablo restrictions, easements and rights of we . The parties of the first part covenant that they have a right to convey said property to the party of the second parts that they have done no act to encumber said property; that they will execute such further assurances of title to said property as may he requlsitel that they are seised in fee simple of the i property conveyed; and that the party of the second part shall have gaiet possession of said property free from all 1lencumbrancos. MITHESS the following signature ,and sealsi ly '•1.' II 1ii�e McLaurlfl, Jr. Anna H. MCIA%ur n -2- �11 U r E. A eK T 0 1 PGa I I 8TATS OF VIRGINIA al Ash G - _ or ' ' To -wits The foregoing inutrument was acknowiadged before ua by Millie McLaurin, Jr. and Anna H. Mc Laurin, his wife. oda �� Given under my hand this /w5 y of r. 1988. My Cosinion expirnc �f. Notary Pu c FREDC!2ICK COU14TY, CCT. Tiifs uisirument d writing wrs produced to me on the Sl's:act —� _daf acknuwledCmeet th¢ru.o annaled „nr1►.•�,�� :xt colo 01 was adnuttW to record. Tax imM.ed b/ S.K. 5E-54.1 d t.c�S1cc. and W54 MYS ban Palo II asszsabla MERK -3- 1 h � moo , iCHA20S O/i/fy �Q17p/ ° �iaq»��•c 3 CV • � N S o0 0 � � ,� � io q . o so All- iOo ' -2so� o• s '7 0 ry / 5 rS`� �.r �Y h 'for �• e W 10 11 CV i �lo2ESTOME.S e51/60/✓/,S/0N tiwmoo FOR. �R�gC.E 7;�zG.S•5�aGH-4R0Z' cH-9Ro gJ000&- CErX 6 /ae-ih was auWe,1 by ��'e,9co-- ccs--�Ch,4,Qoi %`►ony /vo%/ /� ��CNA os 6 o� o/c�4{�� 2,3 �d /9-f9- Qs in-PEEo�o k 90 cE 13-¢ In eC C/trk,5 p ce, '� EO_Ile :c,— 4,362-1/ 12-0/as 12112/U • i 3�701P0009 I I THIS UCLU made and dated this /,' � n day of 1969, b; and between Millie NcLaurin, Jr. and Annn if. ifcl.aurin, his wife, parties of the first part, and North StephenaonL Inc., a Virginia corporation, party of the second part. NITNCSSSTHs That for and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable considera- tion, the receipt c! all of which in hereby acknowledg" , the parties of the first part do hereby grant, bargain, sell and convey with general warranty of title, unto the party of the second part, its successors and assigns, the following describe(l property and appurtenances thereunto belongings Parcel Is All that certain lot or parcel of land, together with all rights, privileges, appurtenances and improvements thereunto belonging, situate on the southeastern side of U. S. Highway No. I1 in Stonewall Magisterial District, Frederick County, Virginia, fronting on the said southeastern old* of U. S. Highway No. 11 a distance of 110 feet and running back from said highway in a southeasterly directicn with an even width for a distanco of 250 feet, and being all of Lot No. S as showy, on the plat of 'forest Hones' Sutxllvlelou and a 10 foot strip along the northeast boundary of Lot No. 6 as shown vn said plat, which plat is of record in the Office of the Clark of the Circuit Court of Frederick County, Virginia, in Deed Book 211 at Pago 238, and being the sane property acquired by the parties of the first part by deed tzon David J. Palmer and Jo M. Palwnr, his wife, Jatnd June 26, 1974 and recorded In the aforesaid Clark's�Of_fice in Deed Book 4j1 at U%ga 33G. P/ arcel2i\ RII the parcel of land, together with all rights, privilegea, appurtanances and improvomento thereunto belonging, situate orr the southeastern side of U. S. Highway No. 11 in Stonewall Majieterial District, Frederick County, Virginia, fronting on the said southeasters, side of U. S. Highway No. 11 a distance of 100 feet and running back irons said highway is a southeastarly direction with an even n, 7 0 1 PGO 10 width for a distance of 250 feet, and being all of I.ot No. 4 as shown on the plat of 'forest Hones' Subdivision, which plat is of record in the aforesaid Clerk's office in peed Book 211 at Pays 236, and being the sane property acquired by the parties of the first part by deed from Eaton H. Alt and Dorothy M. Alt, his wife, dated June 25, 1979 and recorded in the aforesald Clerk's office in Deed Book 510 at Page 1. Reference is here wade to the aforesaid .instruments and the attac;usents and the references therein contuined for a lurt•her and more particular description of the property hereby conveyed. This conveyance is made subject to all duly recorded and enforceable restrictions, easements and rights of way. The parties of :hs first part covenant that they have a right to convey said property to the party of the seco{td part.; that they have done no act to encumber said property; that they will exaeuto such further assurances of title t.D said property as may be requisitel that they are seized .in fee simple of, the property conveyed; and that: the party of the second part shall have quiet possession if said property free from all { " encumbrances. ^1 . i WITNESS the followicg signatureh sad seals: r _(SEAL) e. 5� t �v .ten >;\ � �.i•;.i., (sEA1,) Anna H. McLaur n -T- H, I], ocl 0 1 t'G0 10 I ' width for a distance o1 250 feet, and boln9 all of Lot No. 4 as shown on the plat of 1 'loiest Ilomes• Subdivision, which plat is of i recort; lu the aforesaid Clerk's Office in Dead Book 211 at Pay* 238, and being the sans property acquired by the parties of tt,e first part by deed from Eaton H. Alt and Dorothy M. Alt, Isle wife, dated June 25, 1979 oc:d recorded in the aforesald Clerk's Office in Dead Book 510 at Page I - Reference is here made to the aforesaid instrusenti and the attachments and the references tharein contained for a Ifurther and sore particular description of the property hereby conveyed. This con.eyance is made subject to all duly recorded 1 and enforceable restric ions, easements and rights of way. The parties of the first part covenant that they have a right to convey said property to the party of ti:e second part; that they have done no act to encumber said property; that they will euacute such further assurances of title to said property as may be requisite; that they are seized in fee simple of the property conveyed; and that the party of the second part shall Ihbve quiet possession ;f said property free from all Ilencumbrances. WITNESS the followir.9 signature?,and seals: . II I 6rz. _(SEA[.) W ie , J `\n`4.�.i�.�(SEALj Anna H. McLaur n i I I -2- i I is r L J :1 i v ex7a I Pc0 I i ETATtt or VIRGINIA Od kh C �•su OF —,-00 a � , To-witl The loYegoirq instrument was acknowledged brloro me by Willie 14cLaurin, Jr. and Anna H. McLaurt.n, his wife. Giver. under uy hand this �� kday of �_,r.,r�� 19£t8. My Cwmission expires l / u�c. r �i • 'Co�L(tiJ Notary Pub c FkEDCQIC'Ccou�4TY, Vr. lnti incirurrilt d w+iling was produced to me on the :,nr1 k do cc• 1 • cat* of 2cknowkdgrnrtnt therc,'o annexed vas adnwtjW to record Tax imposed bi -ac. 56-54.1 d : = ; °c -and W54 hm been paid, it aspasabta. CLERK -3- NM o — C v feo-v 'o�7i fii- /and �✓%a4 »epic 3 19`i 'oo . N S oa Z � O '� /o � • �. FT rq h a, Z � Nam' � • T "' �Sa ¢ ,, a 0o y 07 0 `Sq v h .Ca 'o o r h -2- ova 6 .W , y �o ry ry 0 0 w SQ el , EST ao ' OME.S �l/BD /V/SOON Ao,e qR.fc4 GGS' �•cy-9RoS" /an.e.ndr e� i.7 Q&vE-- S[rbdiv/'sior7 was aG �tiYEci h e qe. C4 Gs—�CNAROS //ro ;Va%.l .9 os 6 do/�4/�� 2� /9�4 Qs r��•�ed in -PEED o k /90 AGE /,3n Mz Clfirk,5 Offi ce, EOE,e:c� Co UAI 7-Y, V.,',e c i ni iA . �aHN N/. �'%EPFEQ �S/9EgT EST ao ' OME.S �l/BD /V/SOON Ao,e qR.fc4 GGS' �•cy-9RoS" /an.e.ndr e� i.7 Q&vE-- S[rbdiv/'sior7 was aG �tiYEci h e qe. C4 Gs—�CNAROS //ro ;Va%.l .9 os 6 do/�4/�� 2� /9�4 Qs r��•�ed in -PEED o k /90 AGE /,3n Mz Clfirk,5 Offi ce, EOE,e:c� Co UAI 7-Y, V.,',e c i ni iA . �aHN N/. �'%EPFEQ �S/9EgT A4,362-1/ 'DO/as 12/'12/88 y v �K .i B%701 PG009 THIS DEED made and dated this /J day of ,��'ct'��_• 1989, by and between Willi* Mr.Laurin, Jr. and Anna H. Mc Laurin, his wife, parties of the first part, and North St_phenson,,, Inc., a Virginia corporation, party of the second part. NITNESSETHt That for and in consideration of the sun of Ten Dollars ($10.00) and other good and valuable considera- tion, the receipt of all pf which is hereby acknowledged, the parties of the first part do hereby grant, bargain, sell and convey with general warranty of title, unto the party of the second part, its successors and assigns, the following described property and appurtenances thereunto belongings Parcel 1s All that certain lot or parcel of land, together with all rights, privileges, appurtenances and improvements thereunto belonging, situate on the southeastern side of U. S. Highway No. 11 in Stonewall Magisterial District, Frederick County, Virginia, fronting on the said southeastern side of U. S. Highway No. 11 a distance of 110 feet and running back from said hlS%-say in a southeasterly direct+on with an even width for distance of 250 feet, and-b iinq all�,Lot No. 5 as shown on the plat of *gist Rowan' SuLAIvislon and a ,10 foot strip along the northeast boundary of Lot No. 6 as shown on said plat, which plat__; Is of redord-in the Office -of the C1eik of the Cirrult Court of Frederick County, Virginia, in Dee0 Book 211 at Page 238, and being the same property acquir-td by the parties of the first part by deed from David J. Palmer and Jo M. Palmer, his wife, dated June 28, 1974 and recorded in the aforesaid Clerk's Offs.-. :n Daed Book 431 at Pago 336. Parcel 2s All the parcel of land, together wl`:r all rights, privilegeu, appurtenances and improvements thereunto belonging, situate on the southeastern side of U. S. Highway No. 11 in Stonewall Magisterial District, Frederick County, Virginia, fronting on the said southeastern side of U. S. Highway Ho. 11 a distance of 100 feet and running back from said highway in a southeasterly direction with an even • CXl01PG010 width for a distance of 250 foe•, -nd belnq all of Lot No. 4 as shown on the plat of ,Forest Homes* Subdivision, which plat is of record in the aforesaid Clerk's Office inati Deed Book 111 at Pay* 239, and being the sas propert,• acquired by the parties of tits first part by deed from Eaton H. Alt and Dorothy M. hit, his wife, dated June 25, 1979 and recorded in the aforesaid Clerk's Office in Deed Book 510 at Page 1. Reference is here made to the aforesaid inFtruments and the attachments and the references therein contained for a further and core particular description of the property hereby conveyed. This conveyance is cad• subject to all duly recorded and onforceablo restrictions, easements and rights of we.;. The parties of the first part covenant that they have a right to convey said property to the party of the second part; that they have done no act to encumber. said property; that they will •:ocute such further assurances of title to said pmc,erty as may be requisite; that they are seised in fee simple of the property conveyed; and that thQ party of the second part *hall �^ have quist possession of said property free from all 'µ Iencumbrances. "�"► ,�, WITNESS the following slgnstuce and seals �. ..J� e = —(SEAL) �Mi • McLaur, , Jr. ,(SEAL) Anna H, 31cLaur n E Q9 [7 A BK T 0 1 PG 01 1 STATS Or VIRGINIA &I �� or • .� ' To-witt The foregoing instrument was acknowledged before me by Millie licLaurin, Jr. and Anna H. *--Laurin, his wife. Olen under ary hand thisday of t. Igoe. My Comission expires (�/ /O1. � Y �� - —• _.. ,0_0Q�w J T�i • IF��L�J Notary Pubic ;..:� itA: NEDERICK CUU:41Y. CCT. l Ulf, k%jrunwM d wriGno was produced to eft -on the AB _def ot_.�2tt&- 19�P at+3ci :.nr1 witi a.1 .49to 01 sckiww"M6rA thora'o 3nneted w&S admjjj%4 to retard. Tax imposed bi 8ec. 5 ,51.1 of S2k__ attd 58.54 htrs been pakl • a 1LM%abb. LJ/ fM� 'ti1SJL�•e CLERK . C HA.e D ,S O Tel- /a p/ ° A445; nGliG S oo, O) / gGg. v , • a zs z e S ono .zsoo 3 0 io o . N All, ' 2S SL 0 ,Car boo' ry vo s ^J 0 00 �Sq,rJ, �t ,Car 00 /oo �So p JO for moo' .2� o 9 0 .Co 00 . IN ol -�oAeE.s r OM ES c�l/BDiv�,S i0A/ /'o,e �R.�cE ;Zr GN.srRoS• X/ 721C H.gR D /-/ qoo o.'-- ef" �ia,414 /anI/ tm6r 4o/ l.� j/ro .suhdi' sign was a- ulreel hq �'•eAc� .ccS-/,CNA 2o.i jrorrl /m00%�/ /i-��CHA�os 6y 4' E�c�4/E� 23 �a/9QS rE�,•�,lFd %hPEEDoOook- 190 /"AGE /,3� /n E C�fis�3 QYT'cE/ 7 REDE.2/cK Co•., , r • eK688PG83T ',� -HIS DEED made and dated thi,� ay of August, 1988, by 1 . o and between JOHN F. ANDERSON, Unmarraed, of the one part, -4~ hereinafter called the Grantor, and NORTH S?EYItNSON, IN.C., a corporation organized and existing under the laws of the • "` Coesbonwealth of Virginia, of the other part. hereinafter called th >s Grantee. WZTNESSETHe That for and in consideration of the sum of •�„,,,�. _� �• Yen (f10.00) Dollars, and other good and valuable consideration, ;• v receipt; of which is hereby acknowledged, the Grantor does hereby 1t . grant and convey with general warranty and English covenankj of " d N title, unto the Grantee, in fee simple, all of that certain lot or parcel of land, together with the improvements thereon and the r ) and being situate on the 1► y� .. appurtenanosn thereuntC belonging, lying South side of U. S. Highway No. 11, about 3 miles North of 13:`• Winchester in Stonewall Magisterial District, Frederick County, and :I Virginia, fronting 125 fast on the south side of said highway i_ extending beak in a southerly direction for a distance of 250 tee , and being the eastern sixty -live feet of Lot No. 8 and the wester t No. 7, as shown on the plat Of sixty -Live feet of Lo'Forest Homes* Subdivision, recorded in the Office Of the Clerk of the Circuit Court of lrederick County, Virginia, in Deed Book lll, ' Page 238, and being the sasie proWrtY conveyed to the Grantor by Deed from Clara E. Proffitt, et vir, dated August 4, 1988, of record in the Clerk's Offioe of the Circuit Court of Frederick Vir iris, in Deed book g Page to which deed et�..aar uo�aty. q my........... and the references therein, reference is here made for a more particular description of the property herein conveyed. l I a t eK688Pr833 This conveyance is made subject to all duly recorded and nforesable restrictions, easements and rights of way af1actir1.7 it1.e to tkvs said property. wInz$5 the following signature and seals • MAL) _. JOHN STATE O! VIRGINIA AT LAI= s COUNTY OF pREDERICRs The foregoing instrument was acknowledged bofore me this A,. ay of August, 1948, by JOHN T. ANDERS0N, Unmarried.. l.y commission expires 7V /9`��__ VIRGINtk FREOERICK COUNTY, SCT. Thb d was p to ms? `-star 1 a � end with ufur4ale of a t thereto ameu,d was admitted to record. Tax knposed by Sec. 58.54.1 of I-W IN arid 5&54 have ban PAW. U assessable. CLERK ' 0 /-9 5m CH.IQOS �o%/Jfi/- �a171 �I { /o o N 6 d 2N3- Z M do so0o s �h0< 3 0 m. or ,� oT • 0 0 /oo ' -?so vo• s 0 or 'oo � 2s �`� 6 00 Fr ft) 'oo ry ry ��oo LJ eS`a. ,cr a) 160 ty -2�0 is 0 �� _10,2E.5T J�OMES 115[/e0/V/s10nl yL' 9 �/ iC/C N.gR D �/• qDO O/`_ Cf,11-11 /ijQ //rE Ln'/&I ," eca� r rl Q6ovA� Subdrvislon c�Jas a'-YurrE� bu �R4c4 ccs—�cm4,QD.S' /rO'n.s�-,Ds 2 ,3 �vG. /944 Qs rECo•••�fd ED o k /90 --46E //,3 irk 7`i,°� -16, k,5 O�f ce, EOER/cam Co Of'/ T Y/ �'R c i N i,4 IAPA, M, r7EPFEQ 4 Data: 3/01105 COUNTY OF FRIORICK Time: 09:43:59 WfflMMrMM CHER LINEAWEAVER • 000006672 Cust.TransacTlons: Trans. Type: PAY Dept/Bill#: RE2004 00168740002 P/I Date: 2/28/2005 2/28/2005 Name: K & J INVESTMENTS. LC Bill Date: 12/06/2004 Ha1T: Name 2: Address: Map#: 43 A 150 1800 MARTINSBURG PIKE MMMMMDDSSLLLLS WINCHESTER. VA Acreage: 2.34 Dist/Cls 05 / 02 Zip: 22603 - 4707 Mortg.Co.: Dose: 2.34 ACRES SSN: 000 - QQ - 0000 000 - 00 - 0000 Status: Land: $46,700 Improve: $78,700 Use: $O Original 6111: $457.71 Credits: $457.71 Discount: $.00 .............................................................................. Date Type Drawer Trans# Check Number Trans. Amount Balance 12/06/2004 CHG $457.71 $457.71 12/03/2004 PAY CJO 99020 MARA 1049 $457.71CR $.00 F3=ExYt F13=Comments/Value/ReTund Reason Date: 3/01/05 - COUNTY OF FREDERICK Time: 09:48:02 WMMUTM CHER LINEAWEAVER 000000674 Cust.Transactions: Trans. Type: PAY Dept/Bi11#: RE2004 00248940002 P/I Date: 2/28/2005 2/28/2005 Name: NORTH STEPHENSON. INC. Bill Date: 12/06/2004 HalT: Name 2: Address: Map#: 43 A 151 1800 MARTINSBURG PIKE MMMMMDDSSLLLLS WINCHESTER. VA. Acreage: 28.07 Dist/Cis 05 / 02 Zip: 22603 - 4707 Mortg.Co.: Desc: 28.07 ACRES SSN: 000 - QQ - 0000 000 - 42 - 0000 Status: Land: $154,400 Improve: $O Use: $8,140 Original Bill: $29.71 Credits: $29.71 Discount: $.00 .............................................................................. Date Tyne Drawer Trans# Check Number Trans. Amount Balance 12/06/2004 CHG $29.71 $29.71 12/03/2004 PAY CJO 99021 BBT 4913 $29.71CR $.00 F3 =Exit F13=Comments/Value/ReTund Reason Date: 3/01/05 - COUNTY OF FREDERICK Time: 09:35:21 CHER LINEAWEAVER : 000008673 Cust.TransacTlons: Trans. Type: PAY Dept/Bill#: RE2004 00248950002 P/I Date: 2/26/2005 2/28/2005 Name: NORTH STEPHENSON. INC. Bill Date: 12/06/2004 Halt: Name 2: Address: Map#: 43 A 151A 1800 MARTINSBURG PIKE WINCHESTER. VA. Zip: 22603 - 4707 Dose: 7.44 ACRES Land: $111,600 Improve: Original Bill: $1,330.06 Credits: .......................................... MMMMMDDSSLLLLS Acreage: 7.44 Dist/Cls 05 / 02 Mortg.Co.: SSN: 000 - QQ - 0000 000 - QQ - 0000 Status: $252,000 Use: $O $1,330.06 Discount: $.00 .................................... Date Type Drawer Trans# Check Number Trans. Amount Balance 12/06/2004 CHG $1,330.06 $1,330.06 12/03/2004 PAY CJO 99021 BBT 4913 $1,330.06CR $.00 F3=Exit F13=Comments/Value/ReTund Reason Date: 3/01/05 VW COUNTY OF FRIO-RICK Time: 09:38:05 (� CHER LINEAWEAVER 000008675 C-ist.Transactions: Trans. Type: PAY Dept/Bill#: RE2004 00248900002 P/I Data: 2/28/2005 2/28/2005 Name: NORTH STEPHENSON. INC Bill Date: 12/06/2004 Ha1T: Name 2: Address: Map#: 43 A 152 1800 MARTINSBURG PIKE MMMMMDDSSLLLLS WINCHESTER. VA Acreage: 37.92 Dist/Cls 05 / 02 Zip: 22603 - 4707 Mortg.Co.: Desc: 37.92 ACRES SSN: 000 - 00 - 0000 Land: Original Bill: ............... 000 - 44 - 9_4.24 Status: $285,400 Improve: $111,200 Use: $68,986 $657.68 Credits: $657.60 Discount: $.00 .............................................................. Date Tye Drawer Trans# ChecK Number Trans. Amount Balance 12/06/2004 CHG $657.68 $657.68 7/13/2004 ABA SRD 1154 $400.41CR $257.27 12/03/2004 PAY CJ O 99021 BBT 4913 $257.27CR $.00 F3=Exit F13=Comments/Value/ReTund Reason Data: 3/01/05 - - COUNTY OF FREDERICK Time: 08:38:44 CHER LINEAWEAVER I . ' 000008476 Cust.Transactions: Trans. Type: PAY Dept/Bill#: RE2004 00248960002 P/I Date: 2/28/2005 2/28/2005 Name: NORTH STEPHENSON INC Bill Date: 12/06/2004 Hall: Name 2: Address: Map#: 43C 3 2 1800 MARTINSBURG PIKE MMMMMDDSSLLLLS WINCHESTER. VA. Acreage: .57 Dist/Cis 05 / 02 Zip: 22603 - 4707 Mortg.Co.: Desc: .57 ACRE SSN: 000 - 00 - 0000 nnn nn r.-^- Status: Land: $39,000 Improve: $127,800 Use: $0 Original Bill: $608.82 Credits: $608.82 Discount: $.00 • .......................... Date Type Drawer Trans# Check Number Trans Amount Balance 12/06/2004 CHG $608.82 $608.82 12/03/2004 PAY CJ O 99021 BBT 4913 $608.82CR $.00 F3=Exit F13=Comments/Value/ReTund Reason Data: 3/01/05 COUNTY OF FREDERICK Time: 09:39:36 rIMMMUTM CHER LINEAWEAVER I; • 000008477 Oust. -Transactions: Trans. Type: PAY Dept/Bill#: RE2004 60168790002 P/I Date: 2/28/2005 2/28/2005 Name: K & J INVESTMENTS LC Bill Date: 12/06/2004 HalT: Q Name 2: Address: Map#: 43C 3 3 1000 MARTINSBURG PIKE MMMMMDDSSLLLLS WINCHESTER VA Acreage: .57 Dist/Cls 05 / 02 Zip: 22 9_ - 4707 Mortg.Co.: Desc: .57 ACRE SSN: 000 - 00 - 0000 Land: Original Bill: ................ 000 - 24 - 0000 Status: $39,000 Improve: $88,800 Use: $466.47 Credits: $466.47 Discount: ....... • Date Type Drawer Trans# Check Number Trans. Amount Balance 12/06/2004 CHG $466.47 $466.47 12/03/2004 PAY CJO 99020 MARA 1049 $466.47CR $.00 F3=Exit F13=Comments/Value/Rotund Reason Date: 3/01/05 COUNTY OF FRORICK Time: 09:40:38 CHER LINEAWEAVER • 000008478 Cust.Transactions: Trans. Type: PAY Dept/Bill#: RE2004 00248980002 P/I Date: 2/26/2005 2/28/2005 Name: NORTH ST PH NSON INC Name 2: Bill Date: 12/06/2004 Hall: Q Address: Map#: 42Q 3 4A 1600 MARTINSBURG PIKE MMMMMDDSSLLLLS WINCHESTER VA Acreage: .57 Dist/Cis 05 / 02 Zip: 22603 - 4707 Mortg.Co.: Dose: .57 ACRE SSN: 000 - 00 - 0000 000 - 00 - 0000 status: Land: $35,000 Improve: $0 Use: $0 Original Bill: $127.75 Credits: $127.75 Discount: $.00 • .......................... Date Type Drawer Trans# ChecK Number Trans Amount Balance 12/06/2004 CHG $127.75 $127.75 12/03/2004 PAY CJO 99021 BBT 4913 $127.75CR $.00 F3=Exit F13=Comments/Value/ReTund Reason Date: 3/01/05 COUNTY OF FREDERICK Time: 09:46:15 CHER LINEAWEAVER I� .� 000008478 Cust.Transactions: Trans. Type: PAY Dept/Bill#: RE2004 00248980002 P/I Date: 2/28/2005 2/28/2005 Name: NORTH STEPHENSON. INC. Bill Date: 12/06/2004 Half: Q Name 2: Address: Map#: 430 3 4A 1800 MARTINSBURG PIKE MMMMMDDSSLLLLS WINCHESTER. VA Acreage: .57 Dist/Cls 05 / 02 Zip: PP603 - 4707 Mortg.Co.: Dose: .57 ACRE SSN: 000 - QQ - 0000 000 - 00 - 0000 Status: Land: $35,000 Improve: $O Use: $0 Original Bill: .............................................................................. $127.75 Credits: $127.75 Discount: $.00 Date Type Drawer Trans# Check Number Trans. Amount Balance 12/06/2004 CHG $127.75 $127.75 12/03/2004 PAY CJ O 99021 BBT 4913 $127.75CR $.00 F3 = E x it Date: 3/01/05 F13=Comments/Value/ReTund Reason COUNTY OF FREDERICK Time: 09:42:29 rGETRMUM CHER LINEAWEAVER • 000008480 Cust.Transactions: Trans. Type: PAY Dept/Bill#: RE2004 00248990002 P/I Date: 2/28/2005 2/28/2005 Name: NORTH STEPHENSON INC 8111 Date: 12/06/2004 Half: Name 2: Address: Map#: 43C 3 5 1800 MARTINSBURG PIKE MMMMMDDSSLLLLS WINCHESTER VA Acreage: .57 Dist/Cls 05 / 62._ Zip: 22603 - 4707 Mortg.Co.: Dose: FOREST HOMES L5 SSN: 000 - QQ - 0000 _57 ACRE 000 - QQ - 0000 STa-t u s : Land: Original B111: ................. $39,000 Improve: $99,600 Use: $0 $505.89 Credits: $505.89 Discount: $.00 .......................................................... Date Type Drawer Trans# Check Number Trans. AmounT Balance 12/06/2004 CHG $505.89 $505.89 12/03/2004 PAY CJO 99021 BBT 4913 $505.89CR $.00 =Exit F13=Comments/Value/ReTund Reason Data: 3/01/05 ammmmm=COUNTY OF FRIDRICK Time: 09:43:14 rVETWNUTM CHER LINEAWEAVER MerereWfRTM, 000008482 Cust.Transactions: Trans. Type: PAY Dept/Bill#: RE2004 00249000002 P/I Date: 2/28/2005 2/28/2005 Name: NORTH STEPHENSON. INC. Bill Date: 12/06/2004 Halt: Name 2: Address: Map#: 430 3 7A 1000 MARTINSBURG PIKE MMMMMDDSSLLLLS WINCHESTER, VA. Acreage: .71 Dist/Cls 05 / 02 Zip: 22603 - 4707 Mortg.Co.: Desc: .71 ACRE SSN: 000 - 00 - 0000 000 - 00 - 0000 status: Land: $39,000 Improve: $86,300 Use: $0 Original Bill: $457.34 Credits: $457.34 Discount: $.00 .............................................................................. Date Tyke Drawer Transit ChecK Number Trans. Amount Balance 12/06/2004 CHG $457.34 $457.34 12/03/2004 PAY CJO 99021 BBT 4913 $457.34CR $.00 F3=Exit F13=Comments/Value/Refund Reason 0 0 Deed to Property Verification of Taxes Paid File #3485/EAW F9L MAR 3 0 �J FR.FCL"iCK COUNTY PLA�JNd G & DFV_L( PF.4ENT .a 0 coo r�� COUNTY of FREDERICK Department of Planning and Development ` 540/665-5651 �'^� FAX: 540/665-6395 me MEMORANDUM TO: Finance Department FROM: Pam Deeter, Office Assistant II SUBJECT: Return Of Sign Deposit DATE: April 27, 2005 The amount of $50.00 was deposited in line item #3-010-019110-0008 for the company named below had a deposit for one Rezoning sign #03-05 for North Stephenson Inc. The company has returned the sign and is therefore entitled to the return of the deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $50.00 to: RSA/pd 9�1'.5- North Stephenson Inc. 1800 Martinsburg Pike Winchester, VA 22603 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 0 H s rezoning proposed. SOME HINOW HHZ OEHI ZS02i0ZNI/7,IgVNHd S00[1'IONI 200 3ONK'IV2 Sn0I2iVA # 00' 8S960T :[aau3 ONINNVId AQ pd 00' $ an0 aOuPTPg* 00'09 $ pTPd qunouiv 00' $ gsaaaqul 00' $ AgTPUad 00'09 $ pTPd buiag TPdiouTad 00'09 $ aouPTPg SnOTAaad #-4aaK 960T # -4da0 86990 :# 'SUPa1, Og/OOg :aa-4STbag SOOZ/WE agPO TOOOb8b000O: # 4GNOTI ONINNK`Id SZISOdHO NOIS SZZO-�09ZZ VA 2i0ZS0H3NIM SZZ XOS '0'd Ef '3300NEO NVI'I'IIM ' O 7,1NA00 NDIUEOS a Z d I 0 O H U X K ,I, r �aI NORTH STEPHENSON, INC. REZONING APPLICATION Stonewall Magisterial District Frederick County, Virginia TM 43-((A))-150, 43-((A))-1515 43-((A))-151A 43-((A))-152, 43C-((3))-2, 43-((3))-3143C-((3))-4 43C-((3))-4A9 43C-((3))-5 & 43C-((3))-7A 79.134: Acres March 11, 2005 Current Owner: NORTH STEPHENSON, INC. Contact Person: Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 GREENWAY ENGINEERING MAR0 151 Windy Hill Lane Aft L,. Founded in ie�1 WinchesLer. Virginia 22602 Tel 540-662-4185 Engineers FAX 'i40-722-9528 Surveyors www.greenwayeng.corn PLA` !T • Rezoning Application - Location Map Application Review Fee MAR 3 File #3485/EA Pli 'T Special Limited Power of Attorney Agreement Pile 113485/PAW 0 • Document Approval Form I i V/ E I q 3 nth FRFDFRICK COUNTY R AP,S;, NJ ; ., DEVELOPMENT PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE NITIAL AND PROVIDE THE DATE AND TIlv F- OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHA T YOU WOULD LIKE TO HA VE COMPLETED. Candice David Mark Susan Eric COMMENTS: INITLALS DATE & TIME �CL;c'C( C1l LI 1/ OLA, -79 c 3 9zo-1 -v 3 o .5 q Received by Clerical Staff (Date & Time): Greenway Engineering 0 October 13, 2004 49 North Stephenson, Inc. Rezoning NORTH STEPHENSON, INC. REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of ten contiguous parcels comprising a 79.13-acre tract, owned by North Stephenson, Inc. The subject properties front on the east side of Martinsburg Pike (U.S. Route 11 North), approximately 200 feet north of the Interstate 81 Exit 317 northbound off -ramp, and immediately east of Redbud Road (Route 661). The current zoning of the parcels comprising the 79.13-acre tract is RA, Rural Areas District and RP, Residential Performance District. North Stephenson Inc. proposes to rezone these parcels to establish 79.13-acres of Ml, Light Industrial District. See attached North Stephenson, Inc. Location and Zoning Map Exhibit. Basic information Location: East of Martinsburg Pike (Route 11), north of Interstate-81 Exit 317 and east of Redbud Road (Route 661) Magisterial District: Stonewall Property ID Numbers: 43-A-150, 43-A-151, 43-A-151A, 43-A-152, 43C-3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5, 43C-3-7A Current Zoning: RA, Rural Areas District RP, Residential Performance District Current Use: Agricultural, trucking, office and residential uses Proposed Use: Industrial Proposed Zoning: M1, Light Industrial District Total rezoning area: 79.13-acre tract COMPREHENSIVE PLAN The parcels comprising the subject site are located within the study area boundary of the Northeast Land Use Plan. The policies guiding future land use development within the Northeast Land Use Plan are identified in Chapter 6 (Land Use) of the Comprehensive Policy Plan on pages 6-34 through 6-38.5. The recommendations of the Northeast Land Use Plan suggest that commercial and industrial land use should occur around the 2 Greenway Engineering 0 October 13, 2004 49 North Stephenson, Inc. Rezoning Interstate 81 Exit 317 interchange area, with an emphasis on industrial land use adjacent to the railroads within the study area. The subject site has approximately 2,600 linear feet (t/z mile) of frontage along the CSX railroad and can accommodate rail spur and rail siding locations. The 79.13-acre site is located within the Urban Development Area and the Sewer and Water Service Area; therefore, expansion beyond the existing property boundaries is not required by this application. A. SUITABILITY OF THE SITE Access The subject site, tax parcels 43-((A))-150, 43-((A))-151, 43-((A))-151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, are situated in the southeast quadrant of the Interstate 81 Exit 317/Martinsburg Pike (U.S. Route 11) interchange area. The 79.13-acre site has frontage along Martinsburg Pike and along Redbud Road (Route 661). The Northeast Land Use Plan identifies a new major collector road, which connects Old Charles Town Road (Route 761) to Martinsburg Pike. The location of the new major collector road intersection with Martinsburg Pike was established during the rezoning and master development plan process associated with the Rutherford's Farm Industrial Park. Therefore, the new major collector road is planned to traverse the subject site along the northern boundary of tax parcel 43-((A))-150 and is planned to run near the subject property's eastern boundary and intersect Martinsburg Pike (U.S. Route 11). The Interstate 81 widening project is anticipated to relocate the northbound off -ramp to align with Martinsburg Pike at the current location of the Redbud Road intersection with Martinsburg Pike. This road improvement project will ultimately result in the need for Frederick County to determine an acceptable route to relocate traffic flow from Redbud Road to Martinsburg Pike. The applicants' proffer statement has made provisions for the dedication of a 50-foot right-of-way through the subject property that will allow for future displaced traffic to access Martinsburg Pike at the signalized intersection associated with the new major collector road. Furthermore, the applicants' proffer statement prohibits commercial entrances along Redbud Road. Flood Plains The subject site is located on the FEMA NFIP map #510063-0105 -B. The entire site is located as "Zone C", area outside the 100-year flood plain. 3 Greenway Engineering & October 13, 2004 is North Stephenson, Inc. Rezoning Wetlands The National Wetlands Inventory Map identifies one wetland area in the southwestern portion of the 79.13-acre parcel, which is a man-made impoundment. The treatment of this wetland area will be determined during the master development plan process for the future industrial site. Steep Slopes There are no steep slopes on the subject site. Mature Woodlands Two areas of mature deciduous trees exist on the 79.13-acre site, which are located in the northwestern portion of the subject site. It is anticipated that these areas will be impacted by the future development of industrial sites, parking areas and by the future relocation of Redbud Road. In April 2003, the Board of Supervisors adopted an ordinance to eliminate a maximum disturbance percentage for woodland areas on commercial and industrial properties and to require higher planting standards for parking lot areas. Site plans for the 79.13-acre property will comply with these standards. Soil Types The Soil Survey of Fredrick County, published by the USDA Soil Conservation Service was consulted to determine soil types contained in this tract. The subject site is located on map sheet number 24 & 30, and contains the following soil types: 513-Carbo Silt Loam: 2-7% slope 5C-Carbo Silt Loam: 7-15% slope 6C-Carbo Oaklet Silt Loam, very rock 2-15% slope 32B-Oaklet Silt Loam: 2-7% slope The 513-Carbo Silt Loam and 3213-0aklet Silt Loam soils are identified on page 123 as prime farmland soils. All soil types possess moderate to high shrink -swell potential. Karst Features The geology associated with the subject site has the potential for the presence of karst features. The delineation of karst features throughout the project site is proffered to occur during the master development plan process. Furthermore, the proffer statement provides for geotechnical analysis during the site development plan process for any 4 Greenway Engineering • October 13, 2004 46 North Stephenson, Inc. Rezoning development that will occur within close proximity of identified karst features to determine appropriate treatment methods to ensure that structural development, stormwater management facilities and stormwater discharge does not negatively impact these features. B. SURROUNDING PROPERTIES Adjoining propeM zoning and present use: North: Zoned Rural Areas (RA) South: Zoned Rural Areas (RA) East: Zoned Rural Areas (RA) West: Zoned Residential Performance (RP) Zoned Business General District (132) C. TRANSPORTATION Use: Residential and Unimproved Use: Residential and Agricultural Use: Agricultural Use: Residential Use: Rutherford's Farm Indust. Park The 79.13-acre site has approximately 1,300 feet of frontage along Martinsburg Pike (U.S. Route 11 North), which is classified as a major arterial road; approximately 2,400 feet of frontage along Redbud Road (Route 661), which is classified as a local street; and will have approximately 1,300 feet of frontage along the new major collector road that is identified to follow the northern boundary of the industrial site. A traffic impact analysis (TIA) has been prepared for the 79.13-acre site by Patton Harris Rust, which is dated September 22, 2004 and included as a component of the Impact Analysis Statement. The TIA assumes the total build out of 800,000 square feet of industrial land use by year 2015. The TIA provides for a Level of Service (LOS) analysis, AM and PM peak hour traffic volumes and Average Daily Trip volumes for existing, background and build out conditions. It should be noted that the background traffic data accounts for the buildout of the Rutherford's Farm Industrial Park and the Stephenson Village Residential Planned Community, as well as a 5% increase in regional traffic generation on Martinsburg Pike compounded annually throughout the 2015 project buildout year. The applicants' proffer statement has been designed to prohibit access to Redbud Road, as this intersection with Martinsburg Pike fails during peak hour traffic volumes. Therefore, the applicants' propose to provide access to the 79.13-acre industrial site at the planned signalized intersection with Martinsburg Pike and the Rutherford's Farm Industrial Park major collector road entrance. The TIA assumes both the projected traffic impacts from major developments in the immediate area of this project, as well as an 5 Greenway Engineering 9 October 13, 2004 is North Stephenson, Inc. Rezoning average annual increase in traffic on Martinsburg Pike to account for regional traffic impacts. Furthermore, the TIA assumes the improvements that have been proffered for the Martinsburg Pike corridor from these future developments. The TIA demonstrates that the background traffic volumes create a Level of Service "D" at the signalized intersection of Martinsburg Pike and the new major collector road, and further demonstrates that this intersection functions at the same Level of Service "D" assuming the total build out of 800,000 square feet of industrial land use on the 79.13- acre site. Therefore, the addition of the 5,874 vehicle trips projected from the industrial site does not reduce the Level of Service at the intersection of Martinsburg Pike and the new major collector road from the Level of Service that is projected to occur solely from background traffic volumes. The applicants' proffer statement provides for on -site and off -site improvements to the surrounding transportation system, including dual left turn lanes on the southbound Martinsburg Pike approach to the project site, a continuous right turn lane within the Martinsburg Pike right-of-way from the intersection of Redbud Road to the signalized intersection into the project site, the execution of a signalization agreement with VDOT for traffic signalization at the intersection of Martinsburg Pike and the major collector road aligning with Renzi Drive at the Rutherford's Farm Industrial Park, the dedication of right-of-way for the ultimate design of the major collector road from the signalized intersection at Martinsburg Pike to the CSX railroad, the provision of right-of-way dedication along Redbud Road for the proposed Interstate 81 widening, and the dedication of a 50-foot right-of-way through the subject site for the relocation of Redbud Road that is anticipated to be severed from its current intersection at Martinsburg Pike as a result of the Interstate 81 widening project. These proffered on -site and of -site improvements will maintain the LOS projected from background traffic impacts and therefore, will mitigate the transportation impacts associated with 79.13-acre industrial development. D. SEWAGE CONVEYANCE AND TREATMENT The 79.13-acre subject site is located within the Sewer and Water Service Area (SWSA) boundary. The Frederick County Sanitation Authority (FCSA) developed the Route 11 North Sewer and Water Service Area plan to serve the northeast portion of the County, which was approved by the Board of Supervisors in 2002. An 8" sewer force main directing flow to the Redbud Run Pump Station serves a portion of the northeast area of the County. This 8" sewer force main is constructed within the Redbud Road (Rt. 661) right-of-way, which adjoins the subject site. Sewage effluent from the industrial site will be directed through a series of force mains and gravity lines to the Opequon Water Reclamation Facility. This treatment facility has a hydraulic capacity of 8.4 MGD, which has flows allocated to the FCSA and the City of Winchester Public Utilities. The on -site sewer infrastructure required to convey effluent to the Z Greenway Engineering 9 October 13, 2004 0 North Stephenson, Inc. Rezoning treatment facility will be developed by the applicants to standards acceptable to the FCSA for future operation and maintenance. The impact of rezoning the 79.13-acres can be based on comparable discharge patterns of 500 gallons -per -day (GPD) per acre for industrial land use. The figures below represent the impact that the total build out of the proffered square footage of structural area has on the sewage conveyance and water supply systems. Q = 500 GPD per acre Q = 500 GPD x 79.13 acres Q = 39,565 GPD projected at total build out The proposed rezoning is projected to increase flows to the Opequon Water Reclamation Facility by 39,565 GPD at total build out. The design capacity of the Opequon Water Reclamation Facility is currently 8.4 MGD, of which 6.4 MPD is utilized. The projected increase of 39,565 GPD at total build out represents a 1.9% increase in the current available capacity of the treatment facility; therefore, adequate capacity and infrastructure is available for this industrial development. E. WATER SUPPLY The 79.13-acre subject site is located within the Sewer and Water Service Area (SWSA) boundary. The Frederick County Sanitation Authority (FCSA) developed the Route 11 North Sewer and Water Service Area plan to serve the northeast portion of the County, which was approved by the Board of Supervisors in 2002. A 10" water line is located along the eastern side of Martinsburg Pike (U.S. Route 11), which traverses the 79.13-acre site. Furthermore, a 20" water transmission line is currently in place on the west side of Martinsburg Pike, which is planned to follow the major collector road serving the Rutherford's Farm Industrial Park and this industrial development. The on -site water infrastructure required to convey potable water to the proposed industrial uses will be developed by the applicants to standards acceptable to the FCSA for future operation and maintenance. The impact of rezoning the 79.13-acres can be based on comparable water usage of 1,000 gallons -per -day (GPD) per acre for industrial land use. The figures below represent the impact that the total build out of the proffered square footage of structural area has on the water supply system. Q = 1,000 GPD per acre Q = 1,000 GPD x 79.13 acres Q = 79,130 GPD projected at total build out The projected water usage for the proposed rezoning is 79,130 GPD at total build out. This projection represents approximately 3.9% of the North Water Treatment Plant 7 Greenway Engineering 0 October 13, 2004 0 North Stephenson, Inc. Rezoning current capacity of 2 MGD. The North Water Treatment Plan is designed to increase treatment capacity to approximately 4 MGD. Therefore, the existing source and infrastructure is adequate to accommodate the capacity needs of the proposed 79.13-acre industrial site at total build out. F. DRAINAGE The 79.13-acre parcel is gently sloping and drains from the north and west towards the southeastern portion of the project site. On -site storm water management facilities will be designed to adequately accommodate the post -development conditions. The applicants have proffered to prepare a geotechnical analysis for the purpose of identifying any suspect karst depressions and to ensure that proposed developed areas do not adversely impact water quality through storm water management design. Storm water management will be designed in accordance with all applicable state and local storm water management requirements and erosion and sedimentation control. G. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual business consumption of landfill volume of 5.4 cubic yards per 1,000 sq ft. of structural floor area (Civil Engineering Reference Manual, 4`h edition). The following figures show the increase in average annual volume based on the 800,000 square feet of industrial square footage that is projected to develop over a 10-year period: AV = 5.4 Cu. Yd. per 1,000 sq. ft. AV = 5.4 Cu. Yd. x 800 (1,000 sq. ft.) AV = 4,320 Cu. Yd. at build-out/yr or 3,024 tons/yr at build -out AV = 3,024 tons/yr divided by 10-yr build -out = 302.4 ton annual increase The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The projected annual solid waste generation from the subject site is anticipated to be 302 tons per year, which represents a 0.15% increase in the solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year. This projected annual increase in solid waste generation is manageable and can be accommodated by the Regional Landfill. H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey identifies the Seven Oaks residential structure (#34-1067) as potentially significant, although this structure was not deemed 8 Greenway Engineering 0 October 13, 2004 • North Stephenson, Inc. Rezoning eligible for the state or national register of historic places. The applicants' utilized Seven Oaks as a residential rental property over the years and recently razed the structure under an approved demolition permit issued by Frederick County. Prior to obtaining this demolition permit, the applicants' determined that the Seven Oaks structure did not lend itself as an adaptive reuse structure for commercial or industrial use. Furthermore, the applicants' were advised that the Shenandoah Valley Battlefield Foundation (SVBF) did not desire to pursue acquisition of the Seven Oaks residence for use as a tourist center. However, prior to razing the residence, the applicants' allowed the structure to be photographed, inventoried and cataloged both externally and internally by an architectural historian. The southeastern corner of the subject site is located across Redbud Road (Route 661) from the former Stine parcel, which was acquired by the Shenandoah Valley Battlefield Foundation. A portion of the 3`d Winchester Core Battlefield Area is located approximately 900 feet southeast of the southeastern corner of the proposed industrial site. The CSX Railroad crosses Redbud Road at the divide of the subject site and the SVBF parcel. The potential for rail -spur and rail siding is very good beginning at this location and proceeding north along the CSX Railroad for approximately 1,200 linear feet. Therefore, it is anticipated that industrial structural development will be located at least 1,000 linear feet from the 3`d Winchester Core Battlefield Area due to the location of rail -spur and rail -siding. The applicants' have proffered to prohibit illuminated and non - illuminated business signs along the 1,400+ feet comprising the eastern property line of tax parcel 43-((A))-152. The distance between future industrial structures and the 3`d Winchester Core Battlefield Area, coupled with the elimination of business signs along the eastern boundary of tax parcel 43-((A))-152 will assist in the mitigation of impacts to the viewshed associated with the 3`d Winchester Core Battlefield Area. I. IMPACT ON COMMUNITY FACILITIES The Frederick County Capital Facilities Fiscal Impact Model has been prepared for the proposed rezoning of the 79.13-acre site based on a proffered maximum square footage of 800,000 square feet of industrial land use. The results of the Capital Facilities Fiscal Impact Model identify that the build -out of this square footage will generate $6,034,694.00 in revenues for capital facilities needs in the community. The Capital Facilities Fiscal Impact Model identifies an impact to fire and rescue services, which has been further mitigated by the applicants' proffered monetary contribution of $0.01 per square foot of structural development on the subject site. This monetary proffer would result in an additional $8,000.00 for fire and rescue services if the proffered maximum square footage is developed on the subject site. No additional impacts to community facilities are anticipated by this rezoning application. 66 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 NOTIFICATION OF PUBLIC HEARING April 12, 2005 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-05 FOR NORTH STEPHENSON, INC. On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on TuesdaV, Aril 26, 2005, 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 403-05 for North Stephenson, Inc., submitted by Greenway Engineering, to rezone 79.13 acres from RA (Rural Areas) District to M 1 (Light Industrial) District. These properties front on the east side of Martinsburg Pike (Route 11 North) just north of the Interstate 81 Exit 317 northbound off - ramp, and immediately northeast of Redbud Road (Route 661), in the Stonewall Magisterial District, and are identified by Property Identification Numbers (PfNs) 43-A-150; 43-A-151; 43-A-151A; 43-A- 152; 43C-3-2; 43C-3-3; 43C-3-4; 43C-3-4A; 43C-3-5; and 43C-3-7A. 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 Planning 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, Michael T. Ruddy Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify diat the attached correspondence was mailed to the following on 0 from the Department of Planning and Development, Frederick County, Virginia: 43 - A- - 150- K & J INVESTMENTS, LC 1800 MARTINSBURG PIKE WINCHESTER, VA 22603.4707 Owly � Mr. Mark D. Smith, P.E., L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 43 - A- - 99- SOLENBERGER,C ROBERTETALS 112 N CAMERON ST WINCHESTER, VA 22601 43 - A- - 149- DEHAVEN, THOMAS H 1840 MARTINSBURG PIKE WINCHESTER, VA 22603-4707 43 - A- - 154- SHENANDOAH VALLEY BATTLEFIELDS FOUNDATION PO BOX 897 NEW MARKET, VA 22844.0897 43 - A- - 158- CRIDER & SHOCKEY, INC OF WV PO BOX 2530 WINCHESTER, VA 22604-1730 STATE OF VIRGINIA COUNTY OF FREDERIC 43C - 3- - 6- SANDY, WILLIAM E. 1744 MARTINSBURG PIKE WINCHESTER, VA. 22603.4706 43C - 3- - 9- LYONS, CAROL R & RONALD S 1550 TIFFANY RANCH RD ARROYO GRANDE,CA 93420 43C - 5- - 15- STOTLER,LORRAINE 270 REDBUD RD WINCHESTER, VA 22603.4733 43 -5- - 16- JOHNSON, GLORIA M 116 STERRETT LN CLEARBROOK, VA 22624.1704 43C - 5- - 17- GODLOVE, ROSEZELLA D 288 REDBUD RD WINCHESTER, VA 22603.4733 Michael T. Ruddy, Deputy Planning Director Frederick County Planning Department I, Cyr Notary Public in and for the State and County aforesai , do h y certify that Michael T. uddy, Deputy Planning Director for the Department of Planniij g Development, whose name is signed to the foregoing, dated L/ /,C,)" j 7 7 , has personally appeared before me and acknowledged the same in my State'and Bounty aforesaid. Given under my hand this � day of o My commission expires on oo NOTARY BLI 9/us0A) �. L. NS Lfs-f��So�4��-A-iS� �-A %Sig}, �j ,� -ice 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. TO: Barbara - Data Processing C1 3 C - 3 3 � FROM: Bev - Pla ning Dept. t13 C -3 -Y Please list below all owners or parties in interest of the land Please print sets of labels by: C j c/R i o S THANKSM i�orth Stephenson, Inc.; Keven Omps & John Omps y3c-3-'7� 6. A) Current Use of the Property: Trucking; Residential & Agricultural B) Proposed Use of the Property: Trucking & Light Industrial 7. Adjoining Property: PARCEL ID NUMBER USE ZONING 43-((A))-99 L Unimproved B2, 133 & M1 Districts 43-((A))-100 Residential 132 District 43-((A))-147 Unimproved RP District 43-((A))-149 ✓ Residential RP District — 43-((A))-153 } Residential RA District 43-((A))-154 ✓ Utility Substation RA District 43-((A))-158 i/ Unimproved RA District 43C-((3))-6 / Residential RP District 43C-((3))-9 ✓ Residential RP District 43C-((5))-15 ✓ Residential RA District 43-((5))-16 Residential RA District 43C-((5))-17 Residential RA District 44-((A))-26 Unimproved RA District 8. Location: The property is located at (give exact located based on nearest road and distance from nearest intersection, using road names and route number): The subject properties front on the east side of Martinsburg Pike (U.S. Route I 1 North), just north of the Interstate 81 Exit 317 northbound off -ramp, and immediately east of Redbud Road (Route 661) in the Stonewall Magisterial District. 43-A I�F�? RA , 7� COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING March 23, 2005 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-05 FOR NORTH STEPHENSON, INC. On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, April 6, 2005, 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 #03-05 for North Stephenson, Inc., submitted by Greenway Engineering, to rezone 79.13 acres from RA (Rural Areas) District to M1 (Light Industrial) District. These properties front on the east side of Martinsburg Pike (Route 11 North) just north of the Interstate 81 Exit 317 northbound off - ramp, and immediately northeast of Redbud Road (Route 661), in the Stonewall Magisterial District, and are identified by Property Identification Numbers (PINS) 43-A-150; 43-A-151; 43-A-151 A; 43-A- 152; 43C-3-2; 43C-3-3; 43C-3-4; 43C-3-4A; 43C-3-5; and 43C-3-7A. 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 Planning 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, i Michael T. Ruddy Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on yrxcr from the Department of Planning and Development, Frederick County, Vir inia: 43C - 3- - 6- 43 - A- 150- SANDY, WILLIAM E. K & J INVESTMENTS, LC 1800 MARTINSBURG PIKE 1744 MARTINSBURG PIKE WINCHESTER, VA 22603 4707 WINCHESTER, VA. 22603-4706 1)oj /Je- Mr. Mark D. Smith, P.E., L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 43 - A- - 99- SOLENBERGER, C ROBERT ETALS 112 N CAMERON ST WINCHESTER, VA 22601 43 - A- - 149- DEHAVEN, THOMAS H 1840 MARTINSBURG PIKE WINCHESTER, VA 22603-4707 43 -A 154 SHENANDOAH VALLEY BATTLEFIELDS FOUNDATION PO BOX 897 NEW MARKET, VA 22844.0897 43 -A - 158 CRIDER & SHOCKEY, INC OF WV PO BOX 2530 WINCHESTER, VA 22604.1730 STATE OF VIRGINIA COUNTY OF FIZEDEF 43C - 3- - 9- LYONS, CAROL R & RONALD S 1550 TIFFANY RANCH RD ARROYO GRANDE, CA 93420 43C - 5- - 15 STOTLER, LORRAINE 270 REDBUD RD WINCHESTER, VA 22603 4733 43 - 5- 16- JOHNSON, GLORIA M 116 STERRETT LN CLEARBROOK, VA 22624-1704 43C - 5- - 17- GODLOVE, ROSEZELLA D 288 REDBUD RD WINCHESTER, VA 22603-4733 Michael T. Ruddy, Deputy Planning Dir for Frederick County Planning Departme I, a Notary Public in and for the State and County aforesaid, do 4by certify that Nficfiaco. Ruddy, Deputy Planning Director for the Department of Planni a Development, whose name is signed to the foregoing, dated 7 S , has personally appeared before me and acknowledged the same in my and County aforesaid. Given under my hand this day of My commission expires on --zo0 NOf ARY P&136C 0 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. —.� � T0: Barbara - Data Processing FROM: Bev - Pla ping Dept. C�3 C —3 �� Please list below all owners or parties in interest of the land Please print sets of labels by: o S THANKS111 3�lorth Stephenson, Inc.; Keven Omps & John Omps 6. A) Current Use of the Property: Trucking; Residential & Agricultural B) Proposed Use of the Property: Trucking & Light Industrial 7. Adjoining Property: PARCEL ID NUMBER USE ZONING 43-((A))-99 Unimproved B2, 133 & Ml Districts 43-((A))-100 Residential B2 District 43-((A))-147 Unimproved RP District 43-((A))-149 Residential RP District 43-((A))-153 Residential RA District 43-((A))-154 Utility Substation RA District 43-((A))-158 Unimproved RA District 43C-((3))-6 Residential RP District 43C-((3))-9 Residential RP District 43C-((5))-15 Residential RA District 43-((5))-16 Residential RA District 43C-((5))-17 Residential RA District 44-((A))-26 Unimproved RA District 8. Location: The property is located at (give exact located based on nearest road and distance from nearest intersection, using road names and route number): The subject properties front on the east side of Martinsburg Pike (U.S. Route 11 North), just north of the Interstate 81 Exit 317 northbound off -ramp, and immediately east of Redbud Road (Route 661) in the Stonewall Magisterial District. (.�-vGwaCv c� I�rke*v- . W DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA W E GIS, MAPPING, GRAPHICS WORKREQUIEST DATE RECEIVED: J Q-�— REQUESTED COMPLETION DATE: 3 1,�Oy— REQUESTING AGENT: Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: MW DESCRIPTION OF REQUEST: (Write additional information on back of re DIGITAL: PAPER: FAX: E-MAL SIZES: COLOR: BLACKJWHITE: NUMBER OF COPIES: STAFF MEMBER - COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# N o"1 +1 �S i £?14ENS151j,i$ Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651)