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HomeMy WebLinkAbout010-05 Wakeland Properties - 7.26 Acres RA to B2 - Shawnee - Backfile■ DATE `i No. 127435 T 4 — n�,�,► c (-mac ems - RECEIVED FROM `� CK' �- J L , n K-� Qk,) ,1 '.4 $ `� 776 0FOR RENT [J ACCOUNT O CASH PAYMENT �CK BAL. DUE MONEY OORDER FROM BY TO `0-S C . DATE - --- ---------- - -- ---- --No. 1 U .! RECEIVED FROM _CX-Q-X► �:r'�LL� �Tt, XE' 2l-b A n l I lA ✓ / �� �� nn, r DOLLARS 0FOR RENT 4F8R __ ACCOUNT PAYMENT BAL. DUE 1;1(sl CASH FROM_________ —_TO- —_ OBMECK OMONEY BY-�__1,122 ORDER - -- 1182 +REZONING TRACKING SAET DATE Check List: Application Form Proffer Statement Impact Analysis Adjoiner List Application received/file opened Fee & Sign Deposit Deed Plat/Survey Taxes Paid Statement Impact Model Run 6 "/3 — LDS Reference manual updated/number assigned �, -/.3 —O 5 D-base updated �, -13 --4=) S,— Copy of adjoiner list given to staff member for verification Four sets of adjoiner labels ordered from data processing —Ci j ;ne4W4 11 -iie-location map ordered from Mapping File given to office manager to update Application Action Summary PC public hearing date ACTION: BOS public hearing date ACTION: G-��� ,CAL € resolution foramendmentof 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.) Action letter mailed to applicant Reference manual and D-base updated �;Z given to office manager to update Application Action Summary (final action) 01:210(o(,File given to Mapping/GIS to update zoning map 9))1710(a_Zoning map amended U CarohCommoMtracking.ru Revised 05/09/02 Cd&TP1fWRICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 August 12, 2005 Mr. Charles E. Maddox, Jr. Patton Harris Rust & Associates 11 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: REZONING #10-05, WAKELAND PROPERTIES Dear Chuck: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of August 10, 2005. The above -referenced application was approved to rezone 7.26 acres from RA (Rural Areas) District to B2 (General Business) District, with proffers. The subject properties are located east and adjacent to Front Royal Pike (Route 522), approximately 350 feet south of the Papermill Road intersection, and are identified with Property Identification Numbers 64- A-29 and 64-A-30, in the Shawnee 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, dated and signed on June 10, 2005, for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, _U'tj�� % - 4I&J— Susan K. Eddy Senior Planner SKE/bad Enclosure cc: Wakeland Manor Land Trust, 300 Craig Dr., Stephens City, VA 22655 Gene Fisher, Shawnee Magisterial District Supervisor June Wilmot and Robert A. Morris, Shawnee Magisterial District Commissioners Jane Anderson, Real Estate 107 North Kent Street, Suite 202 o Winchester, Virginia 22601-5000 0 0 REZONING APPLICATION #10-05 WAKELAND PROPERTIES Staff Report for the Board of Supervisors Prepared: July 21, 2005 Staff Contact: Susan K. Eddy, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist thein 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 Gy staff where relevant throughout this staff report. Reviewed Action Planning Commission: 07/06/O5 Recommended Approval Board of Supervisors: 08/10/05 Pending PROPOSAL: To rezone 7.26 acres from RA (Rural Areas) District to B2 (General Business) District for commercial uses. LOCATION: The properties are located east and adjacent to Front Royal Pike (Route 522), approximately 350 feet south of the Papermill Road intersection. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 64-A-29 and 64-A-30 PROPERTY ZONING: RA (Rural Areas) District. PRESENT USE: Residential ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Area) Use: Residential South: MH1 Mobile Home Community Use: Residential East: MI-I1 Mobile Home Community Use: Residential West: RA (Rural Area) Use: Vacant PROPOSED USES: Commercial • 0 Rezoning #10-05 — Wakeland Properties July 21, 2005 Page 2 REVIEW EVALUATIONS: VirlZinia Dept. of Transportation: The documentation within the application to rezone this property appears to have a pleasurable impact on Route 522. 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 Wakeland Properties rezoning application dated April 15, 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. Fire Marshal: The proffer model indicates a $37,571 impact to Fire & Rescue. The tax credits that cover this amount go directly to the general field and are distributed without regard to the impact to fire and rescue. Plan approval recommended. Millwood Station Fire & Rescue: Proper hydrant space. If the site develops into self -storage, we will need 24 hour access by way of Knox Box. Public Works Department: We recommend that the generalized development plan be revised to reflect the location of Justes Drive and the proposed realignment of Papermill Road. Frederick County Inspections: No comment required at this time. Frederick -Winchester Service Authoritv: No comments. Sanitation Authoritv: No comment. Frederick -Winchester Health Department: The Frederick County Health Department has no objection to the proposed rezoning providing the zoning and any proposed construction does not impact any existing or proposed drainfields. Department of Parks & Recreation: No comment. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out. Winchester Regional Airport: The proposed rezoning request for Wakeland Properties is in conformance with the Frederick County Comprehensive Policy Plan and the proposed zoning is compatible with airport operations. It appears that this rezoning will not impact business operations of the Winchester Regional Airport. Rezoning #10-05 Wakeland Properties July 21, 2005 Page 3 Fi•edei•ick County Attorney: Please see the attached letter dated January 24, 2005, signed by Robert T. Mitchell, Jr. Historic Resources Advisory Board: The proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that this rezoning would directly impact. These properties are within the study area of the Second Battle of Kernstown; however, due to the development in the area, they have been deemed to have lost their integrity. Plannin6 & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this 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 revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. 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 fixture physical development of Frederick County. [Conzprehensil,e Policy Plan, p. 1-1 ] Land Use The parcels comprising this rezoning application are located within the County's Sewer and Water Service Area (SWSA), and the Urban Development Area (UDA). This site is within the boundaries of the Southern Frederick Land Use Plan of the Comprehensive Policy Plan. The Southern Frederick Land Use Plan does not identify any specific land use for this site. The plan identifies industrial uses to the east and south. However, a new middle school is under construction east of this site and a new elementary school is planned for the same area. The Southern Frederick Land Use Plan identifies a Planned Unit Development to the west. No land use has been designated to the north. At present the site is immediately surrounded to the north, south and east by residential development. The Southern Frederick Land Use Plan seeks to concentrate industrial and commercial uses near and around interstate, arterial, and major collector interchanges and intersections. Since the 0 • Rezoning 410-05 — Wakeland Properties July 21, 2005 Page 4 adoption of the Southern Frederick Land Use Plan in 1999, Justes Drive has been partially constructed and it will eventually form a major collector road linked to Airport Road. In addition, the relocation of Papermill Road south to the intersection with Justes Drive has been added to the County's Draft Six Year Road Plan. Therefore that intersection, located approximately 300 feet south of this site, is evolving into a major intersection suitable for commercial development as per the land use plan. However, given that the site is surrounded on three sides by existing residences, staff and the County Attorney had suggested to the applicant that lie consider restricting some B2 uses that might otherwise be allowed on the property. The Comprehensive Policy Plan promotes quality design along business corridors. In particular the size, number and spacing of signs are highlighted for further consideration. Given the prominent location of this site, reduced signage warrants further consideration. TI'ansportation The Eastern Road Plan of the Comprehensive Policy Plan calls for a new major collector between Papermill Road and Airport Road. The new Justes Drive, in coordination with a re- routed Papermill Road, will form this connection. The Southern Frederick Land Use Plan seeks signalization at major intersections to promote efficient traffic movement and specifically encourages intermodal opportunities including bicycle and pedestrian systems. The Frederick County Bicycle Plan designates Route 522 as a short-term designated route. 3) Site Suitability/Environment The site does not contain any environmental features that would either constrain or preclude site development. In particular, there are no identified areas of steep slopes, floodplain or wetlands/hydrologic soils on the parcels identified in this application. The General Soil Map of the Soil Survey of Frederick County Virginia indicates that the soils comprising the subject parcel fall under the Weikert-Berks-Blairton soil association. The predominant soil type on the site is Clearbrook channery silt loam, 2 to 7 percent slopes (map symbol 913), as shown on map sheet number 42 of the survey. An area of Berks channery silt loam, 2 to 7 percent slopes (map symbol 1 B), also exists along the frontage of the site. These soil types are not considered prime farmland. The characteristics of these soil types and any implications for site development are manageable through the site engineering process. 4) Potential Impacts A. Transportation Traffic Impact Analysis. The traffic impact analysis (TIA) prepared for this application assumed a maximum land use intensity of 80,000 square feet of general retail uses. Using trip generation figures from the I.T.E. Trip Generation Manual, 7°i Edition, the proposed rezoning is projected to generate 5,874 average daily trips (ADT). The TIA prepared for this application evaluated the impacts of the project generated traffic on two distinct road configuration scenarios. The first scenario reflects the existing external road network, with Papermill Road intersecting Route 522 immediately 0 0 Rezoning #10-05 — Wakeland Properties July 21, 2005 Page 5 north of the site. The second scenario assumes the future relocation of Papermill Road to align with Justes Drive at its intersection with Front Royal Pike south of Shenandoah Mobile Home Park. The TIA indicates that Level of Service C conditions or better will be maintained on study roads and intersections, regardless of the ultimate road configuration scenario. As the applicant did not proffer to limit the floorspace of mini-warehouse/self storage facilities, Patton Harris Rust and Associates provided supplemental information, not included in the TIA, on trip generation from the I.T.C. Trip Generation Manuel, 7"' Edition. Development of the entire 7.26 acre site with mini-warehouse/self storage uses would produce approximately 442 trips per day (ADT). Peak trips are estimated to total 30 at AM peak hour (18 in/12 out) and 45 at PM peak hour (23 in/22 out). The acreage based projection equates to approximately 180,000 square feet of mini-warehouse/self storage uses on the site (0.57 FAR). B. Sewer and Water A 12" water main extends across the frontage of the subject property adjacent to the Front Royal Pike right of way. The subject site is further traversed by an 8" gravity sewer main. Applying the standard water consumption rate for general commercial/retail uses of 200 GPD per 1,000 square feet of floor area, the proposed use of the project is expected to consume approximately 16,000 GPD of water and produce equivalent sewer flows. The Sanitation Authority and Service Authority offered "no comment" for this rezoning. C. 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. 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 and Sheriff's office, the applicant has proffered a contribution in the amount of $2,000 to Frederick County for Fire and Rescue purposes and $2,000 to Frederick County for Sheriff's office purposes. The timing of this contribution is dependant upon future site development activity. 5) Proffer Statement — Dated June 10, 2005 A) Generalized Development Plan The applicant has proffered a Generalized Development Plan (GDP dated June 10, 2005) for the site. The GDP shows a single entrance on Route 522 and a 20' landscaped corridor buffer along Route 522. B) Land Use The applicant has proffered to develop the site with B2 land uses not to exceed 80,000 square feet of gross floor area, excluding the floor area of mini-warehouse/self storage facilities, which shall be permitted on the site without restriction to floor area, except as otherwise governed by 0 • Rezoning 410-05 — Wakeland Properties July 21, 2005 Page 6 the Frederick County Zoning Ordinance. (St(iff Note: HI'hile the proffered maximum sgitare.footage is 80,000 square feet, plus mini- .lcnoehouse/self storage facilities, the applicant ivill still be required to meet all criteria in the Zoning Ordinance and may not be able to accommodate 80, 000 square feel of B2 uses. In addition, restricting uses ivithin the B2 District should be considered as per the comments of staff and the County Altorney.) C) Site Development The applicant has proffered to limit site entrances to one as shown on the GDP. Also proffered is a 20' landscaped corridor buffer along the Route 522 frontage which will include mixed ornamental plantings consistent with good site line characteristics for highway entrances. This buffer will be in addition to the buffering and landscaping requirements of the Zoning Ordinance. The applicant has further proffered to limit freestanding signs in the buffer area to one. (Staff Note: The term "mixed ornamental plantings" is imprecise. Slaffreviern ofthe landscape plan, as per the attorney's comments, should be considered) D) Transportation The applicant has proffered $19,000 for signalization of the intersection of Justes Drive and Front Royal Pike and/or future design and construction of the re -aligned Papermill Road. The applicant has proffered to install turn lane improvements on Front Royal Pike. The applicant has proffered to identify and reserve locations for inter -parcel pedestrian and vehicular access during the master development plan (MDP) and or site development plan (SDP) process. (Staff Note: Given this sites proximity to lino schools it might be appropriate to establish the applicant's coininilment to pedesli-ian facilities, such as sldeYValks and bicycle 17'ails at the rezoning stage. The inaslel' development plan (IMP) and site dei,elopinenl plan (SDP) stages ai-e adininlsli-alive processes.) E) Monetary Contribution The applicant has proffered a monetary contribution in the amount of $2,000 to Frederick County for Fire and Rescue purposes and $2,000 to Frederick County for Sheriff's Office purposes. Both of the above contributions shall be made at the time of issuance of the first commercial building permit for the site. STAFF CONCLUSIONS FOR 07/06/05 PLANNING COMMISSION MELTING: The use of the Wakeland Properties site is generally consistent with the goals of the Frederick County Comprehensive Policy Plan. 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 Southern Frederick Land Use Plan. Attention should be paid to the provision of a sidewalk and bicycle lane along Route 522 and corridor appearance standards for enhanced landscaping 0 r Rezoning #10-05 — Wakeland Properties July 21, 2005 Page 7 and reduced signage. The applicant should carefully examine uses allowed in the B2 District which may not be appropriate given the adjoining residences. 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 AND ACTION OF 07/06/05 MEETING: Three area residents spoke in opposition to the approval of this rezoning at this time. They believed there were too many unanswered questions regarding the uses and the location of roads, especially in light of the new school sites. They also spoke about the problems they were experiencing in this area with drainage, with tractor -trailer movement, with the volume of traffic and congestion, and noise; they were concerned about public safety. Mr. Mark Smith said lie was representing the Shenandoah Mobile Home Court and that he was not opposed to the proposed rezoning, but lie wanted to clarify the entrance issue. Mr. Smith said that his remaining existing entrance is too close to Justes Drive and will need to be moved up. He wanted to work with the representatives of the adjoining Wakeland Properties on the coordination and spacing of their entrance and right -turn lane dedication so that lie has enough available room to make a safe entrance and a viable corner for the possibility of commercial use. Mr. Lloyd Ingram of VDOT was available to answer questions from the Commission. Mr. Ingram said the minimum distance requirement between entrances in a 55 mph speed zone is 200 feet; lie explained that once the schools are up and running, VDOT would be able to do a traffic count and conduct a study to determine if a reduction in speed limit in this area is warranted. One Commissioner considered this to be spot zoning and that a precedent for commercial uses would be set. He predicted that the entire area between Justes Road and this development would experience a commercial domino affect. Other Commissioners, however, preferred to see this site developed with commercial, rather than residential. They encouraged the developer to establish RP -friendly uses that were aesthetically pleasing, rather than the typical ship mall. The Planning Commission voted unanimously to recommend approval of the rezoning, with the proffers as submitted by the applicant. (Commissioner Manuel and Ours were absent from the meeting.) STAFF CONCLUSIONS FOR 08/10/05 BOARD OF SUPERVISORS MEETING: The use of the Wakeland Properties site is generally consistent with the goals of the Frederick County Comprehensive Policy Plan. Attention should be paid to the provision of a sidewalk or multi -purpose trail along Route 522 and corridor appearance standards for enhanced landscaping and reduced signage. Following the required public hearing, a decision regarding this rezoning application by the Board of Sucperwisors wouuld be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. .Shanandoah s Memorial Gardens i Papermiii Rd .` F ram' REZ # 10 - 05 Wakeland Properties (64-A-29530) c (n 1 1 WIL'L' 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 -r" 3 1 1 z 1 1 1 F 1 r, 1 1 1 1 1 1 1 1 1 1 1 ESTHER T 64 4 A GRIFFITH, FLOYD C & ANNE 0 64 A 31 7EVALT, PATRICK H 64 A 28 WALLACE, RANDALL S 64 A 33 BURGHOLZER,JAMES P 64 A 32 WILLIS, MARGARET C ETALS 64 A 30 WAKELAND MANOR LAND TRUST 64 A 29 WAKELAND MANOR LAND TRUST Map Features Zoning REZ # 10 - 05 BApPliwoon Lakes/Ponds ^V ridges B N ,,dg s ® B1 (Business, Neighborhood District) Q 82 (Business, General District) MS (Medical Support District) R4 (Residential. Planned Community District) W a k e l a n d P ro p e rt i e s ..v- Streams ,v D.— /\/ Rebmnp Wells 83 (Business, Industrial Transition District) R5 (Residential Recreational Community Distrci Buld,np Road Centerlines EM (Extractive Manufacturing District) Q RA (Rural Areas District) Performance District) (64 A 29 30 ) - Tanks O HE (Highs( Education District) Q RP (Residential 1 ^v M1 (Industrial, light District) N 0 75 150 300 OParcels �N, T-ft Q M2 (Industrial. General Distrct) OSWSA ��� UDA MH1 (Mobile Home Community Distrct) µ' E s Feet ES t4 qw. 64 �!L',e t Am BURGHOLZELR)dM� �j 1�7W 0 M I I -RE I AIWAFfIA f@ 03 n EB y. IN 111-1WIAO W. IN 44 MIN A � AMIA k; f4t* AN Map Features Zoning REZ# 1 Appl—bo, BI(Busines�, Neighborhood Distncl) MS (Medical Support District) D.— " B2 (Business. General District) R4 (Residential, Planned Community District) Wakeland 11 St.— Rewn,ng wiills B3 (Business, Industrial Transition District) R5 (Residential Recreational Community Distrio, — I— ---- --, .;-- / %W"*, - IN CO -TRUSTEES REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff Fee Amount Paid $ th3� Zoning Amendment Number —1-2—�Date Received PC Hearing Date v BOS Hearing Date 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: Wakeland Manor Land Trust Telephone: 540-869-3644 Address: 300 Craig Drive Stephens City Virginia 22655 2. Property Owner (if different than above) Name: Wakeland Manor Land Trust Telephone: Address: 300 Craig Drive Stephens City, Virginia 22655 3. Contact person if other than above 540-869-3644 Name: Charles E. Maddox, Jr., P.E., Sr. VP (PHR+A) Telephone: 540-667-2139 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees X Deed of property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 1 0 • JUN 10 2005 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: Wakeland Manor Land Trust Rex Wakeman 6. A) Current Use of the Properties: Residential B) Proposed Use of the Properties: Self Storage; General Commercial 7. Adjoining Property: See Attached PARCEL ID NUMBER 64-A-24 64-A-28 64-A-31 64-A-32 76-A-1 USE Unimproved Residential Residential Residential Residential ZONING RA (Rural Areas) RA (Rural Areas) RA (Rural Areas) RA (Rural Areas) MH1 (Mobile Home Comm.) 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers). The properties are located east and adjacent to Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. P) WAKELAND PROPERTIES — FRONT ROYAL PIKE Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density of intensity scenario for the proposed Zoning District as described on page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number: 64-A-29 & 30 Magisterial: Fire Service: Rescue Service Shawnee Millwood Millwood Districts High School: Middle School: Elementary School Sherando James Wood Armel 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zonin2 Requested 7.26 RA B2 7.26 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family Home 0 Townhome 0 Multi -Family 0 Non -Residential Lots 0 Mobile Home 0 Hotel Rooms 0 Office Retail Restaurant 0 80,000 0 Square Footage of Proposed Uses Service Station Manufacturing Warehouse Other 0 00 3 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s) Date 6/10/05 Rex Wakeman Wakeland Manor Land Trust Owner(s) [ �i��`_` Date 6/10/05 Rex Wakeman Wakeland Manor Land Trust • • Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2" d floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Address Property Identification Number (PIN) Name: Paul M. Haldeman, Jr. Trust C/O BB&T Trust Property #: 64-A-24 38 Rouss Avenue Winchester, Virginia 22601 Naive: Randall S. Wallace 1375 Front Royal Pike Property #: 64-A-28 Winchester, Virginia 22602 Name: Patrick H. Tevalt 1351 Front Royal Pike Property #: 64-A-31 Winchester, Virginia 22602 Naive: Margaret C. Willis et al 735 Red Bud Road Property #: 64-A-32 Winchester, Virginia 22603 Name: Shenandoah Mobile Court, Inc. 1405 Front Royal Pike Property #: 76-A-1 Winchester, Virginia 22602 Name: Property #: Name: Property #: Name: Property #: Name: Property #: Name: Property #: 5 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Present: That I (We) (Name) Wakeland Manor Land Trust (c/o Rex Wakeman) (Phone) 540-869-3644 (Address) 300 Craig Drive, Stephens City, Virginia 22655 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book 776 Page Number 0685 and is (are) described as Parcels: 29, 30 Lot: Block: A Section/Tax Map 64 Subdivision: NA do hereby make, constitute and appoint: (Name) Patton Harris Rust & Associates, pc. (Phone) 540-667-2139 (Address) 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 To act as my true and lawful attorney -in -fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including X Rezoning (including proffers) _ Conditional Use Permits X 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: N/A This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. y� In witness thereof (we) have hereto set ray (our) hand and seal this /& day of, 2005 Signature(s State of Virginia, City/Coup of C �c�k2 QS�eY" To -wit: I,Crn �c1,no VAC!s - \ ""O`(, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before mein the jurisdiction aforesaid this D`Fh day of , OF , 2005. My Commission Expires:(1 Notary Public IPF / S � uo � 9 POST N / N 0865 / \ (To -rA, C. N N / N / (o / / `N Q / V- / cn it Q / / W co / / o "0531.g5, 32 "W co/N / PROPERTY OUTLINE PROPERTY OF: 2�435 / WAKELAND MANOR FRONT LAND TRUST RO �'"05 30 3j w �RF DEED BOOK 776. PAGE 685 ROTE q� pIKE OOFREEDERICKADISTRICT COUNTY. VIRGINIA (R/W VqR E�2 PATTONI^HARRIS RUST J& ASSOCIATES A PROFESSIONAL CORPORATION CONSULTING ENGINEERING - LAND SURVEYING - PLANNING 117 E. PICCADILLY STREET, WINCHESTER. VIRGINIA 22601 (540) 667-2139 SHEET 1 OF 1 0 0 ain ' t 2 �T1' � .. I «� ' to on Hay6etd ¢>b 41 J� — Ibl 42 : �- � � 44 t .e Leeto Jordan S ' Round 50 ou 53 ^ N� -Z 7 r 37 j v , `. a w lam / 522 _ 76 m _ J el A�. 27 r , 85 86 �� Double T Ilgate -. A WAKELAND PROPERTIES Patton, Harris, Rust & Associates, pc O I �,• ZONING CONTEXT MAP 117 E. Picadilly St. Winchester, Virginia 22601 OFFICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUNTY VIRGINlA f. WAKELAND PROPERTIES Patton, Harris, Rust & Associates, pc ►v o I �GENERALIZED DEVELOPMENT PLAN 117 E. Picadilly St. Vinchester, Virginia 22601 O � OFFICE: (540) 667-2139 FAX: (540) 665-0493 �'' FREDER/CK COUNTY l9RGlNlA 0 0 June 2005 Wakeland Properties — Front Royal Pike I. APPLICATION A E RECEIVED FROM Lt. u'". �L 0 ADORESSQJy '-')) CE FO AMT. OF ACCOUNT CASH AMT, PAID CHECK BALANCE DUE MONE7 _ORDFR (DATE No. 2675 y\() DOLLARS $ 00 0, Z�Zlqr-c BY M S e t. See back. fa.r d e I a r I WAKELAND MANOR, L.0 2772 3100 CRAIG DRIVE ,STEPHENS CITY, VA 22655 .69-426/5f4 DATE 'PAY 47011 TO THE ORDEROF 0 DOLLARS' BRANCH 8ANVJNQ ANII TRUST COMPANY- STEPHENS CITY VIRGINIA 1/4 FOR&Eq 0 30 AV o '' "'DO 2 ? ? 2118 't:O 5 1 Ljolt2 6 01: 5 2 3 1. S 42E08iis AMENDMENT Action: PLANNING COMMISSION: July 6, 2005 - Recommended Approval BOARD OF SUPERVISORS: August 10, 2005 ❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING # 10-05 OF WAKELAND PROPERTIES WHEREAS, Rezoning 910-05 of Wakeland Properties, was submitted to rezone 7.26 acres from RA (Rural Areas) District to B2 (General Business) District for commercial use. These properties are located east and adjacent to Front Royal Pike (Route 522), approximately 350 feet south of the Papermill Road intersection, in the Shawnee Magisterial District, and are identified by Property Identification Numbers (PINS) 64-A-29 and 64-A-30. WHEREAS, the Planning Commission held a public hearing on this rezoning on July 6, 2005; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on August 10, 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 7.26 acres from RA (Rural Areas) District to B2 (General Business) 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 932-05 This ordinance shall be in effect on the date of adoption. Passed this 1 Oth day of August, 2005 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara E. Van Osten Aye Gina A. Forrester Nay Gary Dove Aye Lynda J. Tyler Aye Bill M. Ewing Aye Gene Fisher Aye A COPY ATTEST John lyViley, Jr. Frederick County Administrator PDRes #32-05 Proffer Statement 0 • Wakeland Properties PROPOSED PROFFER STATEMENT REZONING: RZ. # 10-05 Rural Areas (RA) to Business General (B2) PROPERTY: 7.26 acres +/-; Tax Map Parcels 64-A 29 & 30 (the "Property") RECORD OWNER Wakeland Manor Land Trust APPLICANT: Wakeland Manor Land Trust PROJECT NAME: Wakeland Properties - Front Royal Pike ORIGINAL DATE OF PROFFERS: June 10, 2005 REVISION DATE (S): N/A The undersigned hereby proffers that the use and development of the subject property ("Property'), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced B2 conditional rezoning is not granted as applied for by the applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "final rezoning" defined as that rezoning which is in effect on the day following the last day upon which the Frederick County Board of County Supervisors (the "Board") decision granting the rezoning may be contested in the appropriate court. If the Board's decision is contested, and the Applicant elects not to submit development plans until such contest is resolved, the term rezoning shall include the day following entry of a final court order affirming the decision of the Board which has not been appealed, or, if appealed, the day following which the decision has been affirmed on appeal. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The term "Applicant" as referenced herein shall include within its meaning all future owners and successors in interest. When used in these proffers, the "Generalized Development Plan," shall refer to the plan entitled "Generalized Development Plan, Wakeland Properties" dated June 10, 2005 (the "GDP"), and shall include the following: 1. Land Use 1.1 The development of the site with B2 land uses shall not exceed 80,000 square feet of gross floor area, excluding the floor area of mini-warehouse/self-storage facilities, which shall be permitted on the site without restriction to floor area except as otherwise governed by the Frederick County Zoning Ordinance. Page 1 of 3 6/10/05 Proffer Statement 0 • Wakeland Properties 2. Site Development 2.1 Site entrances shall be limited to one (1) as shown on the Generalized Development Plan (GDP), the exact design and location of which shall be determined upon final engineering thereof pursuant to the specifications and approval of the Virginia Department of Transportation (VDOT). (See 1 on GDP) 2.2 A 20' landscaped corridor buffer shall be provided along the Front Royal Pike (Route 522) frontage of the site, which will include mixed ornamental plantings consistent with good sight line characteristics for highway entrances. Said buffer shall be installed prior to issuance of the first certificate of occupancy for the site, and shall be provided in addition to the buffering and/or landscaping requirements of the Frederick County Zoning Ordinance otherwise applicable to the site. One (1) freestanding sign shall be permitted within the buffer area at the project entrance. No other structures or impervious surfaces shall be permitted within the corridor buffer, except those required for utilities and site access. (See 2 on GDP) 3. Transportation 3.1 The Applicant shall place the amount of $19,000 in an escrow account for signalization of the intersection of Justes Drive and Front Royal Pike (Route 522) and/or future design and construction of re -aligned Papermill Road. Such funds shall be escrowed within six (6) months of rezoning approval, and shall be released to the County within 90 days of a written request by the County. 3.2 The Applicant shall install turn lane improvements on Front Royal Pike (Route 522) to ensure safe and efficient site access. The exact location and design of such improvements shall be determined upon final engineering thereof, and shall be in accordance with Virginia Department of Transportation (VDOT) specifications. 3.3 The Applicant shall identify and reserve locations for inter -parcel pedestrian and vehicular access during the master development plan (MDP) and/or site development plan (SDP) process. 4. Monetary Contribution to Offset Impact of Development 4.1 The Applicant shall contribute the amount of two thousand dollars ($2,000.00) to Frederick County for fire and rescue purposes. Said contribution shall be made at the time of issuance of the first commercial building permit for the site. 4.2 The Applicant shall contribute the amount of two thousand dollars ($2,000.00) to Frederick County for Sheriff's Office purposes. Said contribution shall be made at the time of issuance of the first commercial building permit for the site. SIGNATURES APPEAR ON THE FOLLOWING PAGES Page 2 of 3 6/10/05 Proffer Statement 0 Wakeland Properties Respectfully submitted, WAKELANND MANOR TRUST By: Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this ,�h � day of , , 2005, by 1 Q �� a Lam, My commission expires C,�(' 1� Notary Public C-VA �J) { Cr, Page 3 of 3 6/10/05 0 D OUTPUT MODULE APPLICANT: Wakeland Properties Net Fiscal Impact LAND USE TYPE 62 Costs of Impact Credit: REAL EST VAL $5,207,071 Required (entered in FIRE & RESCUE = 6 Capital Facildies col sum only) Fire and Rescue Department $38,047 Elementary Schools $0 Middle Schools $0 High Schools $0 Parks and Recreation $0 Public Library $0 Sheriffs Offices $0 Administration Building $0 Other Miscellaneous Facilities $0 SUBTOTAL $38,047 LESS: NET FISCAL IMPACT $3,660,133 NET CAP. FACILITIES IMPACT Credits to be Taken for Future Taxes Paid (NPV) Total Potential Adjustment For Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per Oper Cap Equip Expend/Debt S. Taxes, Other (Unadjusted) Cost Balance Facilities Impact Dwelling Unit $0 $0 $38,047 #DIV/0! $0 $0 $0 $0 $0 #DIV/0! $0 $0 $0 $0 #DIV/01 $0 $0 $0 $0 #DIV/0! $3,116 $0 $0 $3,116 $3,116 $0 #DIV/01 $0 $0 $0 $0 #DIV/01 $7,471 $8,249 $15,720 $15,720 $0 #DIV/01 $10,587 $8,249 $0 $18,836 $18,836 $19,211 #DIV/0! $3,660,133 $3,660,133 ($3,660,133) #DIV/01 $0 INDEX: "1.0" If Cap. Equip Included 1.0 INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Avg: 0.0 Rev -Cost Bal = PLANNING DEPT PREFERENCES 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 row total of second column (zero if negative); included are the one-time taxes/fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. 6. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed. NOTES: Model Run Date 06/20/05 SKE Project Description: Assumes 80,000 square feet of retail use on 7.26 acres zoned B2 District Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. 1.000 1.342 —�— TFI t Shenandoah +- r �`" r•' Memorial Park 1-30 AV Cralp c� WAl JOB, sit �. 1 l c W4KELgND PROPERTIES �r Patton, Harris, Rust & Associates, pc ti o l o GENERALIZED DEVELOPMENT PLAN 117 E Picadilly St. Winchester, 'frginia 22601 O Q 0ITCE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUNTY, KRGINA e^ 0 • HALL, MONAHAN, ENGLE, MAHAN & 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. i JAN 25 I & 7 EAST MARKET STREET 9 EAST BOSCAWEN STREET _ LEESBURG, VIRGINIA WINCHESTER, VIRGINIA n TELEPHONE 703-777-1050 TELEPHONE 540-662-3200 FAX 540-662-4304 E-MAIL lawyers@hellmonahen.com PLEASE REPLY TO: January 24, 2005 P. 0. Box 646 WINCHESTER, VIRGINIA 22604-0848 A PARTNERSHIP OF PROFESSIONAL CORPORATIONS ATTORNEYS AT LAW Susan K. Eddy, AICP, Senior Planner Department of Planning and Development 107 North Kent Street, Suite 202 Winchester, VA 22601-5000 Re: Wakeland Properties -- Front Royal Pike (Wakeland Manor Land Trust) Proposed Proffer Statement Dear Susan: 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, and is legally sufficient as a proffer statement, subject to the following: 1. The Rezoning Number should be inserted at the beginning of the Proposed Proffer Statement. 2. The second sentence of the second paragraph, which reads " T he improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein", should be deleted. The timing of the respective proffers in this Proposed Proffer Statement should be set forth in the individual proffer item. 3. With respect to Proffer No. 1 (Land Use), staff should review the permitted uses in the B-2 district to determine whether any other uses should be proffered to be prohibited, given the specific characteristics oft -his site. HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy, AICP, Senior Planner January 24, 2005 Page 2 4. In Proffer No. 2.2, the time of the installation of the landscaped corridor buffer should be set forth, and should probably provide that the buffer will be installed prior to the issuance of the first building permit on the site. Also, this proffer should provide for County staff approval of the landscaping design, unless staff feels that existing zoning ordinance landscaping regulations are sufficient to control the design. 5. With respect to Proffer No. 3.1, it would appear that the Applicant may not intend to develop the site under a single site plan, but rather development on the site may be incremental. Therefore, under the proposed proffer, there could be up to 79,000 square feet of floor area in commercial use (excluding mini warehouse/self-storage facilities) before a traffic impact analysis (TIA) is required. The County should determine if this is acceptable for this site. If this is acceptable to the County, the proffer should Further provide that any road improvements indicated by the TIA shall be made by Applicant, at Applicant's cost,.prior to the issuance of an occupancy permit for any floor area in excess of 79,000 square feet. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific site, 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. Very truly yours, 1 w.. Robert T. Mitcl ell, Jr RTM/ks 0 0 Rezoning Comments WAKELAND REZONING Virginia Department of Transportation Mail to: Virginia Dept. of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 Hand deliver to: Virginia Dept. of Transportation Attn: Resident Engineer 14031 Old Valley Pike Winchester, VA 22601 Applicant's Name: Patton Harris Rust & Associates Phone: (540) 667-2139 Mailing Address: c/o Christopher Mohn, AICP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 10 Location of Property: The properties are located east and adjacent to Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Current Zoning: RA Zoning Requested: B2 Acreage: 7.26 Acres Virginia Department of Transportation Comments: See attached e er trom VUU I to Patton, Harris, Kust & Associates dated Play , VDOT Signature & Date•�2�� 6�1 Notice to VDOT — Please Return This Form to the Applicant JF�^yaa,�aary�,S� COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 May 25, 2005 Mr. Christopher Molun, AICP C/O Patton, Harris, Rust & Associates 117 E. Piccadilly Street Winchester, VA 22601 Ref: Wakeland Rezoning Dear Chris: JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 The documentation within the application to rezone this property appears to have measurable • impact on Route 522, Front Royal Pike. 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 Wakeland Properties rezoning application dated April 15, 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. Sincely, K 1- Lloyd A. Ingram Transportation Engineer • LAI/rf Enclosure — Comment Sheet VirginiaDOT.org WE KEEP VIRGINIA MOVING r' RezoninIZ Comments WAKELAND REZONING Frederick County Fire Marshal Mail to: Frederick Co. Fire Marshal 107 N. Kent St. Winchester, VA 22601 (540) 665-6350 Hand deliver to: Frederick Co. Fire & Rescue Dept, Attn: Fire Marshal Co. Administration Bldg., lst Floor 107 N. Kent Street Winchester, VA 22601 Applicant's Name: Patton Harris Rust & Associates Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., Sr. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: The properties are located east and adjacent to Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Current Zoning: RA Zoning Requested: B2 Acreage: 7.26 Acres Fire Marshal's Comments: Fire Marshal's Signature & Date �-_ U /�;L -`) wUtf Notice to Fire Marshal - Please Lnrn This Form to the Applicant 12 9 i • ell" % Control number RZ04-0019 Project Name Wakeland Properties/Front Royal Pk Address 117 E. Piccadilly Street Type Application Rezoning Current Zoning RA Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Frederick County Fire and rescue Department Office of the Fire Marshal Plain Review and Comments Date received 12/6/2004 City Winchester Tax ID Number 64-A-29 & 30 Date reviewed 12/9/2004 Applicant P H R & A State Zip VA 22601 Fire District 21 Recommendations Automatic Fire Alarm System No FlegRaivemen'ds Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Date Revised Applicant Phone 540-667-2139 Rescue District 21 Election District Shawnee Residential Sprinkler System No Fire Lane Required No Special Hazards No Additional Comments The Proffer Model indicates a $37,571 impact to Fire & Rescue. The tax credits that cover this amount go directly to the general fund and are distributed without regard to the impact to fire and rescue services. Plan Approval Recommended Reviewed By Signature" tti Yes Timothy L. Welsh Title rL`i1Q1- q R 07, V ,1=ARV-) L T RII- O E R�00O3( � C,(1 UK!I 12/07/2004 15:18 FAX 540 662 0820 9 MILLWOOD STATION • • RezoninQ Comments WAKELAND REZONING • Fire and Rescue Company Name of Fire & Rescue Co. ConTpany21 Millwood -Station Fire-& Rescue Co. ATT'T: Fire Chief or Asst. Fire Chief Address & Phone P.O. Box 3037 Winchester, Virginia 22604 Ph. 667-1535 Applicant's dame: Patton Harris Rust & Associates Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., Sr. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: The properties are located east and adjacent to Front Royal Pike ([J.S. Route r 522), approximately 280 feet south of the Papermill Road intersection. Current Zoning: RA Zoning Requested: B-2 Acreage: 7.26 Acres Fire and Rescue Company's Comments N'oAe� /�iy .,f" .ii4��� /F fjC. s�C 4srz�t.. i•.7a�y.�'efF'- Syl.�.��e� � — �w!/a. /L/� ��� �Lcc.t.I' /'Y h.64.. Of �I✓�J(_ O �'' Fire & Rescue Company's Signature Y Notice to Fire &-Rescue Company — Please Return This FADrm.to the Applicant 0 is • Rezoning Comments WAKELAND REZONING Frederick County Department of Public Works Mail to: Frederick Co. Dept. of Public Works Attn: Director of Engineering 107 North Kent Street Winchester, VA 22601 (540) 665-5643 Hand deliver to: Frederick Co. Dept. of Public Works Attn: Director of Engineering Co. Administration Bldg., 4ch Floor 107 North Kent Street Winchester, VA 22601 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: Patton Harris Rust & Associates Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., Sr. VP 117 E. Piccadilly Street, Suite 200 RECEIVED Winchester, VA 22601 Location of Property: pV8FREOfRh'KCOU The properties are located east and adjacent to Front Royal Pike (U.S. R uteuVJJ CWO"'INSPE noI6 522), approximately 280 feet south of the Papermill Road intersection. Current Zoning: RA Zoning Requested: B2 Acreage: 7.26 Acres Department of Public Wo k's Co ments: w-e co r<-U «& c"C(t441 l o �cs a -Ad Ou d Yt C� <k' 1V\ nne $ c 4ge V eoCx _.& Public Works Signature& Date. � � J 1,11410s Notice to Dept. of Public Work4 Please Return This Form to the Applicant 10 02/22/2005 13:44 O-ri -5 og3 • Rezoning Cc C] 0 54067806t32 PAGE 01 cis WAKELArD REZONING Frederick County Department of Inspections :Mail to: Frederick Co. Dept. of Inspections Attn: Director of Inspections 107 North Kent Street Winchester, VA 22601 (540) 665-5650 Hand deliver to: Frederick Co. Dept. of Inspections Attn: Director of Inspections Co. Administration Bldg., 4t' Floor 107 North Kent Street Winchester, VA 22601 • .•� l�ii c .�" i ,fwApbou � r•�E � rFP, t ija +-�. r�u, .i,�i ��'lh���11; � �i' ild� a�' � C�1 i��kY"b�J � 1 '�? a ����.p � a�� i�a � • � �an�l��"�l♦ 't, ,.���f '# 1 'Y �, t I�i Y.:h►��^�,� '1�, "_,��t'� iY �T#i^i'i"� ��+��' e a a��,o , t �.. '«`?�S- , ..i v �T� a ;t�. a dr ',��?e �'Y. t . � , �� � n �yw� M �Y�•�ft �x!•— Applicant's Name: Patton Harris Rust & Associates Phone: (540)667-2139 Mailing Address. cfo C. E. Maddox, Jr., P.E., Sr. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property., The properties are located east and adjacent to Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Current ,Zoning: RA Zoning Requested- B2 Acreage: 7.26 Acres Department of Inspections Comments: Inspections Signature & Date. Notice to Dept. gonspections — Please Form to the Applicant • • • Rezoning Comments WAKELAND REZONING Frederick -Winchester Service Authority, Mail to: Hand deliver to: Fred-Winc Service Authority Fred -Wine Service Authority Attn: Jesse W. Moffett, Executive Director Attn: Jesse W. Moffett P.O. Box 43 107 North Kent Street L Winchester, VA 22604 Winchester, VA 22601 (540) 722-3579 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: Patton Harris Rust & Associates Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., Sr. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: The properties are located east and adjacent to Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Current Zoning: RA Zoning Requested: B-2 Acreage: 7.26 Acres Fred -Wine Service Authority's Comments: rte caM rr1�,N, FWSA Signature & Date: VIA-% 14712� E 0 Notice to Fred-Winc Service Authority — Please Return This Form to the Applicant H • Rezoning Comments WAKELAND REZONING Frederick County Sanitation Authority Mail to: Frederick Co. Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, VA 22604 (540) 868-1061 Hand deliver to: Frederick Co. Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, VA Applicant's Name: Patton Harris Rust & Associates Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., Sr. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: The properties are located east and adjacent to Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Current Zoning: RA Zoning Requested: B2 Acreage: 7.26 Acres Sanitation Authority Comments: Sanitation Authority Signature & Dater-` Notice to Sanitation Authority — Please Return This Form to the Applicant c. 15 i RezoninIZ Comments WAKELAND REZONING Frederick — Winchester Health Department Mail to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent Street Winchester, VA 22601 (540) 722-3480 Hand deliver to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Applicant's Name: Patton Harris Rust & Associates Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., Sr. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 } Location of Property: The properties are located east and adjacent to Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. .! Current Zoning: RA Zoning Requested: B2 Acreage: 7.26 Acres Frederick — Winchester Health Department's Comments: c YYx���r�c�� C'vu.zT� f/�a if! CLP OGr �m c n / /1 o /c'c2t S 6cc f''cy Ito-10 /2c e3C/3 Health Signature & Date: /Z ar Notice to Healt &epartm4eut — Please Return This Form to the Applicant 16 0 • Rezonint4 Comments WAKELAND REZONING Frederick County Department of Parks & Recreation Mail to: Frederick County Dept. of Parks & Recreation 107 North Kent Street Winchester, VA 22601 (540) 665-5678 Hand deliver to: Frederick County Department of Parks & Recreation Co. Administration Bldg., 2nd Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Patton Harris Rust & Associates Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., Sr. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: +) The properties are located east and adjacent to Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Current Zoning: RA Zoning Requested: B2 Acreage: 7.26 Acres Dept. of Parks & Recreation Comments: Nn CnmmPnt Parks Signature & Date: n 12/06/04 Notice to Dept. o arks & Recreation — Please Return This Form to the Applicant 13 dents An 4�4cIFCPS'�� �'� �c a H j Frederick County Public Schools Administrative Assistant to Visit us at www1rederick.k12.va.us the Superintendent January 5, 2005 Mr. C.E. Maddox, Jr., P.E. Senior Vice President Patton Harris Rust & Associates, pc 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Dear Mr. Maddox: RE: Wakeman -Front Royal Pike Property e-mail: kapocsis@frederick.k12.va.us This letter is in response to your request for comments concerning the rezoning 40 application for the proposed Wakeman -Front Royal Pike Property project located on the east and adjacent to Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out. Respectfully yours, 4� Stephen Kapocsr Administrative Assistant to the Superintendent SMK/dkr cc: William C. Dean, Ph.D., Superintendent of Schools 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 I f 8, ) RezonintZ Comments WAKELAND REZONING Mail to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, VA 22602 (540) 662-2422 Winchester Regional Airport Hand deliver to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, VA Applicant's Name: Patton Harris Rust & Associates Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., Sr. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: The properties are located east and adjacent to Front Royal Pike (U.S. Route 522), approximately 280 feet south of the Papermill Road intersection. Current Zoning: RA Zoning Requested: B2 Acreage: 7.26 Acres Winchester Regional Airport's Comments �t _ems Winchester Regional Airport Signature & Date: L1 Notice to Winchester Regional Airport — Please Return This Form to the Applicant 17 Ej • 0 WINCHESTER REGIONAL AIRPORT SERVING THE 491 AIRPORT ROAD TOP OF VIRGINIA WINCHESTER, VIRGINIA 22602 HOIt (540) 662-2422 December 8, 2004 Patton Harris Rust & Associates % C. E. Maddox, Jr., P.E., Sr. VP 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 Re: Rezoning Comment — RA to B2 Wakeland Manor Lang Trust Shawnee Magisterial District Dear Mr. Maddox: The proposed rezoning request for Wakeland Properties is in conformance with the Frederick County Comprehensive Policy Plan and the proposed zoning is compatible with airport operations. It appears that this rezoning will not impact business operations of the Winchester Regional Airport. Thank you for the opportunity to review this request. Sincerely, S. R. Manuel Executive Director 0 HALL, MONAHAN, ENGLE, MAHAN & M • A PARTNERSHIP OF PROFESSIONAL CORPORATIONS ATTORNEYS AT LAW WILBUR C. HALL (1692-1972) THOMAS V. MONAHAN (1924-1999) SAMUEL D. ENGLE 0. LELAND MAHAN ROBERT T. MITCHELL, JR. JAMES A. KLENKAR STEVEN F. JACKSON DENNIS J. MCLOUGHLIN, JR. I a 7 EAST MARKET STREET 9 EAST BOSCAWEN STREET LEESBURG, VIRGINIA WINCHESTER, VIRGINIA TELEPHONE 703-777-1050 TELEPHONE 540,662-3200 FAX 540-662-4304 E-MAIL lawyers@hallmonahan_ com January 24, 2005 Susan K. Eddy, AICP, Senior Planner Department of Planning and Development 107 North Kent Street, Suite 202 Winchester, VA 22601-5000 V E 31 J u JAN 2 5 HOC') FREDERICK COUNTY PLANNING & DEVELOPMENT PLEASE REPLY TO: P. 0. BOX 846 WINCHESTER, VIRGINIA 22604-0848 Re: Wakeland Properties -- Front Royal Pike (Wakeland Manor Land Trust) Proposed Proffer Statement • Dear Susan: I have reviewed the .above-referenged Proposed-.Proffer.Statement.. t-Js 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, and is legally sufficient as a proffer statement, subject to the following: 1. The Rezoning Number should be inserted at the beginning of the Proposed Proffer Statement. 2. The second sentence of the second paragraph, which reads "The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein", should be deleted. The timing of the respective proffers in this Proposed Proffer Statement should be set forth in the individual proffer item. 3. With respect to Proffer, No. 1 (Land Use), staff should review the permitted uses in the B-2 district to determine whether any other uses should be proffered to be prohibited, given the specific characteristics of this site. • HALL, MONAHAN, ENGLE, MAHAN & MITCHELL 11 Susan K. Eddy, AICP, Senior Planner January 24, 2005 Page 2 4. In Proffer No. 2.2, the time of the installation of the landscaped corridor buffer should be set forth, and should probably provide that the buffer will be installed prior to the issuance of the first building permit on the site. Also, this proffer should provide for County staff approval of the landscaping design, unless staff feels that existing zoning ordinance landscaping regulations are sufficient to control the design. 5. With respect to Proffer No. 3.1, it would appear that the Applicant may not intend to develop the site under a single site plan, but rather development on the site may be incremental. Therefore, under the proposed proffer, there could be up to 79,000 square feet of floor area in commercial use (excluding mini warehouse/self-storage facilities) before a traffic impact analysis (TIA) is required. The County should determine if this is acceptable for this site. If this is acceptable to the County, the proffer should further provide that any road improvements indicated by the TIA shall be made by Applicant, at Applicant's cost, prior to the issuance of an occupancy permit for any floor area in excess of 79,000 square feet. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific site, 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/ks CJ Very truly yours, Robert T. Mi 11, Jr � 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 January 4, 2005 Mr. Charles Maddox Gilbert W. Clifford & Associates 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Request for Historic Resources Advisory Board (HRAB) Comments Wakeland Properties Rezoning; PIN# 64-A-29 & 30 Dear Mr. Maddox: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that this proposed rezoning would directly impact. These properties are within the study area of the Second Battle of Kernstown; however, due to the development in this area they have been deemed to have lost their integrity. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, j Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 January 26, 2005 Mr. C.E. Maddox, Jr., P.E., Senior Vice -President Patton Harris Rust & Associates 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Proposed Rezoning of Wakeland Properties Submitted for Preliminary Review: December 3, 2004 Dear Chuck: I have had the opportunity to review the draft rezoning application for the Wakeland Properties. The rezoning application seeks to rezone 7.26 acres from RA (Rural Areas) is for to the B2 (Business General) District. Staffs review comments are listed below for your consideration. Property Name. This application is called both Wakeman and Wakeland Properties in the titles, headers and text. Please use one name to avoid confusion. 2. Surveyed Plat. Please supply a surveyed plat of the subject properties, which shows all property lines and proposed zoning boundary lines. Metes and bounds should be provided to verify exact locations of lots and zoning boundaries. 3. Verification that taxes have been paid. Please provide a receipt from the Treasurer's office which verifies that real estate taxes for the properties have been paid. 4. Adjacent parcels. The list of adjoining properties and adjoining property owners must include parcel 76-A-5. This parcel adjoins the subject parcels to the east. Include all relevant information concerning this property including current use, zoning district and owner's name and address. Impact Assessment Statement. A. Introduction. The floor area ratio (FAR) used throughout this application is • 0.25 which results in a floor space of 79,000 square feet. This is far less than the 155,088 square feet that could be built, based on information provided in 107 North Kent Street, Suite 202 o Winchester, Virginia 22601-5000 • Page 2 Mr. C. E. Maddox, Jr. RE: Proposed Rezoning of Wakeland Properties January 26, 2005 the County's rezoning application package (132 - 21,362 square feet of retail use per acre of use). While the lower floorspace is justified in the application by reference to other developments in the County, the County's rezoning application clearly states that, "If the applicant does not proffer specific uses or densities as part of their application, the planning staff will assume the maximum possible density or intensity of use(s) will be placed on the property". Please reflect the maximum possible density or intensity of use throughout this application. B. Comprehensive Policy Plan. The site falls within the boundaries of the Southern Frederick Land Use Plan. This land use plan does not. identify a particular land use for the site; however, the existing land use in the area is residential. The plan does promote commercial and industrial uses around major collector interchanges and intersections. Given the new Justes Drive construction, it is reasonable to assume that in the future this area could develop as a commercial node at a major interchange. Ideally, this site would be developed together with the adjacent mobile home park as that site would have frontage along both Front Royal Pike and Justes Drive. The challenge for the present is to buffer existing residential uses from the impacts of any commercial development. a. The Southern Frederick Land Use Plan calls for signalization at major intersections to promote efficient traffic movement. The plan further states that development proposals submitted for these areas (collector road systems at critical intersections) will be expected to provide road connections and signalization to achieve the intent of this plan. This site would benefit from signalization at the intersection of Front Royal Pike and Justes Drive. This should be given consideration in this application. b. The Comprehensive Policy Plan promotes quality design in commUcial areas. In particular the size, number and spacing of signs are highlighted for further consideration. This should be given consideration in this application. c. The Frederick County Bicycle Plan designates Front Royal Pike as a short-term designated route. A re -striping of Front Royal Pike could result in the establishment of a bike lane in front of this site. This should be taken into consideration at the site plan stage. • C. Suitability of the Site. The proffering of a single entrance on Front Royal Pike is clearly in the interest of good planning and road safety and efficiency. Page 3 Mr. C. E. Maddox, Jr. RE: Proposed Rezoning of Wakeland Properties January 26, 2005 D. Surrounding Property. A map clearly indicating the zoning of adjacent parcels should be provided. Also, plans should indicate the distance between the property to be rezoned and adjacent residences. Please note that a category B Buffer is required adjacent to all property zoned MH1 and land zone RA that is used for residential purposes. E. Transportation. A complete traffic impact analysis was not provided with this draft rezoning. Trip generation figures were based on a retail use with 79,000 square feet. This floorspace projection is not acceptable as mentioned above. It is possible that basing the trip generation figures on the full potential of the site, that is 155,088 square feet, would result in the need for a full traffic impact analysis. However, based on the capacity of the existing road system, a full TIA may not be necessary. While staff may not require a full TIA, we would still seek to have the applicant mitigate impacts to provide safe and manageable traffic conditions. . 1. The impact analysis statement states that the applicant will install a right turn/taper lane. This has not been proffered. Should VDOT request such a lane, it should be proffered. Given the uncertainty over the fill development of this site, it may be important to secure the right-of-way for a future frill right turn lane along the frontage. 2. The County generally encourages inter -parcel connectors between sites with compatible uses. While the County would not seek an inter -parcel corulector between the proposed commercial use and the adjacent residential uses, it would be beneficial to consider inter -parcel conmectors for the future should the surrounding area develop as a commercial node. 3. Given the site's proximity to two schools and the possible evolution of the surrounding area into a commercial node, it is appropriate to consider pedestrian opportunities and the inclusion of sidewalks. F. Sewage Conveyance and Water Supply. The calculations for water consumption and sewer flows are based on 79,000 square feet of commercial floorspace. As this floorspace has not been proffered, calculations should be based on the full potential of the site. G. Solid Waste Disposal. The calculations for solid waste were presumably based on 79,000 square feet of commercial floorspace. As this floorspace has Page 4 Mr. C. E. Maddox, Jr. RE: Proposed Rezoning of Wakeland Properties January 26, 2005 not been proffered, calculations should be based on the full potential of the site. H. Impact on Community Facilities. The Capital Facilities hnpact Model was run based on a retail use of 79,000 square feet. Unless this is proffered, the model will need to be re -run based on 155,088 square feet. Proposed proffers for Fire and Rescue and the Sheriff's Office should then be adjusted accordingly. 6. Proposed Proffer Statement (Including Generalized Development Plan). A. Land Use. The proffer statement prohibits adult retail uses on the property. All other B2 uses would be allowed. In light of the surrounding residential uses, it may be appropriate to prohibit other B2 uses. B. Buffer. Proffer 2.2 calls for a 20 foot landscaped corridor buffer with mixed ornamental plantings. The proffer should be restated to provide landscaping that is in addition to ordinance requirements, not landscaping as a substitute to minimum ordinance requirements. In keeping with good design principles, street trees, consistent with good site visibility, should be included. In addition, the proffer should state when the additional landscaping will be installed. Also, it should be clarified that the landscape buffer will be open space and will not be used for parking. C. Transportation. As stated above, the proffers should be based on the maximum possible density of the site. In addition the proffer should state when the transportation improvements will be made. D. Monetary Contribution. As stated above, proffers should be based on the maximum possible density of the site. Proposed proffers for Fire and Rescue and the Sheriff's Office should be adjusted accordingly. 7. Agency Comments. Please provide appropriate agency comments from the following agencies: Historic Resources Advisory Board, Virginia Department of Transportation, Frederick County Department of Public Works, Frederick County Fire Marshall, Frederick County Department of Parks and Recreation, Frederick County Sanitation Authority, Frederick -Winchester Health Department, Winchester Regional Airport, Millwood Fire and Rescue Company and the Frederick - Winchester Service Authority. The proposed proffers and generalized development plan were forwarded by staff to the Frederick County Attorney. Comments from the attorney are attached to this letter. i C Page 5 Mr. C. E. Maddox, Jr. RE: Proposed Rezoning of Wakeland Properties January 26, 2005 8. Fees. The fee for this application includes a $1,000.00 base fee plus $50.00 per acre, and a $50.00 public hearing sign fee. Thus, a total of $1,413.00 is due upon submission of the official rezoning application. This is based on fees as of January 25, 2005. Fees may change. 9. Special Limited Power of Attorney. Please have the property owners complete the special limited power of attorney form which authorizes you to represent them during the application process. All of the above comments should be appropriately addressed before staff can accept this rezoning application. Please do not hesitate to contact me with questions regarding this application. Sincerely, JL��) �. 41 Susan K. Eddy, AICP Senior Planner SKE/bad Attachment C] June 2005 Wakeland Properties — Front Royal Pike IV. AGENCY COMMENTS I OUTPUT MODULE APPLICANT: Wakeland Properties Net Fiscal Impact LAND USE TYPE B2 Costs of Impact Credit: Credits to be Taken for Future Taxes Paid (NPV) Total Potential Adjustment For REAL EST VAL $5,207,071 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per FIRE & RESCUE = 6 Capital Faciltiies col sum only) Oper Cap Equip Expend/Debt S. Taxes, Other (Unadiusted) Cost Balance Facilities Impact Dwelling Unit I Fire and Rescue Department $38,047 $0 $0 $38,047 #DIV/0! Elementary Schools $0 ---- ---- Middle Schools $0 $0 $0 $0 $0 $0 #DIV/0.i I High Schools $0 ---- ---- Parks and Recreation $0 $0 $0 $0 $0 #DIV/0! Public Library $0 $0 $0 $0 $0 #DIV/0! Sheriffs Offices $0 $3,116 $0 $0 $3,116 $3,116 $0 #DIV/0! Administration Building $0 $0 $0 $0 $0 #DIV/0! Other Miscellaneous Facilities $0 $7,471 $8,249 $15,720 $15,720 $0 #DIV/0! I SUBTOTAL $38,047 $10,587 $8,249 $0 $18,836 $18,836 $19,211 #DIV/0! LESS: NET FISCAL IMPACT $3,660,133 $3,660,133 $3,660,133 ($3,660.133) #DIV/0! NET CAP. FACILITIES IMPACT $0 INDEX: "1.0" If Cap. Equip Included 1.0 INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Avg: 0.0 Rev -Cost Bal = 1.000 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Cc Avg ---------------------- 1.342 ----------------------- -------------------- I---------------------------- ------------------ 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 column (zero if negative); included are the one-time taxes/fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. I 6. Columns three through five are added as potential credits against the calculated capital I facilities requirements. These are adjusted for percent of costs covered by the revenues I from the project (actual, or as ratio to avg. for all residential development). NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects --------------------------------------------------------------------------------------------------- are debt financed. ------------------------------------------------------------------ -------------------- I---------------------------------------------- NOTES: Model Run Date ------------------------- 06/20/05 SKE I I Project Description: Assumes 80,000 square feet of retail use on 7.26 acres zoned B2 District I I I Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. I I--------------------------------------------------------------------------------------------------------------------------------------------------- ----------------------- --------------------- ---------------------- ----------------------- -------------------- Impact Analysis State,�t Wakeland Proper,ies WAKELAND PROPERTIES — FRONT ROYAL PIKE REZONING IMPACT ANALYSIS STATEMENT June2005 A. INTRODUCTION This report has been prepared for the purpose of assessing the impact on Frederick County by the conditional rezoning of parcels 64-A-29 & 30, owned by Wakeland Manor Land Trust, which total 7.26 acres. The subject parcels are located on the east side of Front Royal Pike (U.S. Route 522), approximately 380 feet south of its intersection with Papermill Road (Route 644). The subject parcels are currently zoned RA (Rural Areas). This application proposes the rezoning of the 7.26-acre site to the B2 (Business General) District. The applicant has proposed a short-term development program that involves development of a portion of the site with mini-warehouse/self-storage facilities. However, this application does not propose any limitation on the ultimate commercial land uses possible on the site. The applicant desires to maintain sufficient flexibility to allow the long-term transition of the site to accommodate changes in the local market and the surrounding community. Recent studies concerning actual commercial development intensities in the Winchester — Frederick County area revealed that the average commercial project develops at a floor area ratio (FAR) of 0.1921. For example, Sunnyside Plaza shopping center was developed at an FAR of 0.12, Delco Plaza at a 0.23 FAR, and Apple Blossom Corners on Pleasant Valley Road at a 0.18 FAR. The average commercial FAR for the area is well below the FAR allowable by ordinance (1.0), and is much less than the "worst case" intensity scenario suggested by the impact analysis guidelines of the county's rezoning application (0.50). It is reasonable to expect this intensity trend to continue, as it is largely facilitated by the site design criteria applicable to all commercial development, which include minimum requirements for parking, landscaping, open space, building setbacks, and buffers. Unless structured parking is provided, it is difficult to increase retail intensity above the historical average and still maintain conformance with applicable site development standards. Thus, while the land use intensities possible under B2 zoning are theoretically significant, the realities of site design and the prevailing retail market effectively limit the ultimate intensities of site development that can rationally be expected. ' Source: Rutherford's Farm Rezoning Proposal Impact Analysis Statement, Floor to Area Ratio Data for Shopping Center and Office Land Use in Frederick County/Winchester, prepared by Greenway Engineering, March 17, 2004. 1 Impact Analysis States' e ��t Wakeland Properties This impact analysis statement therefore assumes long-term commercial build out of the site at an FAR of 0.25, which would yield approximately 80,000 square feet of gross leasable floor area. All impacts projected in the following sections of this report are based upon this development scenario. B. COMPREHENSIVE POLICY PLAN The subject parcels are located within the boundaries of the Southern Frederick Land Use Plan. The properties are located wholly within the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). The Southern Frederick Land Use Plan does not identify a particular planned land use for the site. The site is generally proximate to areas designated for planned unit development (PUD) and industrial land uses, respectively. The land use objectives of the Southern Frederick Land Use Plan encourage the concentration of commercial uses near and around the intersections of major collector and arterial roadways. As noted in the introduction, the site is located in close proximity to the existing signalized intersection of Front Royal Pike and Papermill Road. Moreover, the intersection established by the newly constructed Justes Drive is located immediately south of the site, on the opposite side of the adjoining Shenandoah Mobile Home Court. The land situated between these major intersections forms a prominent node that is ideal for future commercial development. The relative silence of the Southern Frederick Land Use Plan concerning the planned land use of the site enables a measure of interpretation as to its most appropriate use. However, when the land use objectives of this plan are considered, it is reasonable to conclude that the site is properly located for commercial use, and that such development is consistent with the long term vision for the study area. The proposed rezoning further constitutes a timely request in the context of an evolving segment of the Front Royal Pike corridor. Indeed, the commercial use of the site will serve a complementary role to the new school complex being developed nearby on Justes Drive, which, once operational, will effectively transform the area into a destination for the larger community. C. SUITABILITY OF THE SITE The site is currently developed with four single family residences, all of which are located on a single parcel of RA -zoned land (PIN 64-A-29) with individual entrances onto Front Royal Pike. Pursuant to the requirements of the RA Zoning District, only one principal dwelling unit is permitted on a given parcel. The presence of four such units on the site therefore constitutes a legal non- conformity, as the subject dwellings were constructed prior to the adoption of the Frederick County Zoning Ordinance. The rezoning of the site to the B2 District will facilitate resolution of these non -conformities, as its ultimate redevelopment 2 40 Impact Analysis Statement � Wakeland Properties with commercial uses will occur pursuant to current site development requirements. Access The subject site has approximately 230 feet of frontage along Front Royal Pike (U.S. Route 522). The site is accessed directly from Front Royal Pike, with each of the existing residential uses possessing individual entrances. The proposed commercial development of the site will result in improved access management along Front Royal Pike. The four existing entrances will be eliminated and a single entrance will be installed as the sole point of access to the site from Front Royal Pike. Such measures will minimize potential conflict points and enhance the safety and efficiency of traffic movement on the impacted segment of this arterial roadway. Environmental Features The site does not contain any environmental features that would either constrain or preclude site development. In particular, there are no identified areas of steep slopes, flood plain or wetlands/hydrologic soils on the parcels included in this application. Soils The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert-Berks-Blairton soil association. The predominant soil type on the site is Clearbrook channery silt loam, 2 to 7 percent slopes (map symbol 913), as shown on map sheet number 42 of the survey. An area of Berks channery silt loam, 2 to 7 percent slopes (map symbol 113), also exists along the frontage of the site. These soil types are not considered prime farmland. The characteristics of these soil types and any implications for site development are manageable through the site engineering process. D. TRANSPORTATION Front Royal Pike is classified as a major arterial road. The segment of Front Royal Pike adjoining the site consists of four travel lanes (two northbound, two southbound) and a center turn lane. The transition area for the left turn lane at the Papermill Road intersection begins at a point roughly coincident with the middle of the site's frontage. 3 Impact Analysis Statement Wakeland Properties The traffic impact analysis (TIA)2 prepared for this application assumes a maximum land use intensity of 80,000 square feet of general retail uses. Using trip generation figures from the I.T.E. Trip Generation Manual, 7th Edition, the proposed rezoning is projected to generate the following traffic: Proposed Use AM Peak Hour PM Peak Hour Total ADT Retail-80,000 s.f. .I.a. 137 540 5,874 *g.l.a. = gross leasable area. According to the Virginia Department of Transportation (VDOT), the average daily traffic (ADT) volume estimated for this segment of Front Royal Pike was 15,000 AADT in 2003. The projected traffic therefore represents approximately 39% of the existing weekday traffic volume for the impacted segment of Front Royal Pike. The projected traffic impact is nominal in the context of a major arterial road that currently experiences relatively free traffic flow along the impacted segment. The applicant has proffered a contribution of $19,000 towards the signalization of the newly formed intersection of Justes Drive and Front Royal Pike and/or the design and construction of the future realignment of Papermill Road. The applicant recognizes that these future enhancements to the transportation network are in the best interest of the community. As noted previously in this report, access to the site will occur through a single entrance on Front Royal Pike. This entrance will be served by a right turn/taper lane, and will be installed as generally depicted on the proffered Generalized Development Plan (GDP), pursuant to the specifications and requirements of both VDOT and Frederick County. The traffic impact analysis prepared for this application evaluated the impacts of project generated traffic on two distinct road configuration scenarios. The first scenario reflects the existing external road network, with Papermill Road intersecting Front Royal Pike immediately north of the site. The second scenario assumes the future relocation of Papermill Road to align with Justes Drive at its intersection with Front Royal Pike south of Shenandoah Mobile Home Park. The conclusions of the TIA indicate that Level of Service C conditions or better will be maintained on study area roads and intersections, regardless of the ultimate road configuration scenario. As such, the improvements proffered by the applicant, coupled with the existing configuration of Front Royal Pike, will ensure traffic conditions consistent with the transportation policies of the Frederick County Comprehensive Policy Plan. 2 See A Phased Impact Analysis of the Wakeland Properties Development, dated February 16, 2005, prepared by Patton Harris Rust & Associates, pc. Il Impact Analysis Statement Wakeland Properties E. SEWAGE CONVEYANCE AND WATER SUPPLY A 12" water main extends across the frontage of the subject property adjacent to the Front Royal Pike right of way. Extensions from this main into the site will provide sufficient water supply and pressure for domestic and fire protection purposes on the subject site. The subject property is further traversed by an 8" gravity sewer main. This existing main will provide adequate sewer service to the site. Wastewater produced on site will be conveyed to the Route 50 force main and ultimately to the Opequon Wastewater Treatment Plant via the Abrams Creek Interceptor. Applying the standard water consumption rate for general commercial/retail uses of 200 GPD per 1,000 square feet of floor area, the project is expected to consume approximately 16,000 GPD of water and produce equivalent sewer flows. F. DRAINAGE The 7.26 acre -site naturally drains to the north. It is anticipated that low impact development techniques together with good erosion control practice will mitigate adverse stormwater discharge impacts. Actual specification of temporary and permanent facilities will be provided with final engineering and will comply with all local, state and federal regulations. G. SOLID WASTE DISPOSAL The planned development of the subject site is projected to generate 8,000 pounds of solid waste per day (4.00 T/day). Solid waste will be transferred to the Frederick County landfill by commercial carrier. This projection assumes the development of 80,000 square feet of retail uses on the site. H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey does not identify any potentially significant structures on the 7.26-acre or within close proximity of the properties. Moreover, the subject properties are not located within the core area boundaries of any identified Civil War battlefield. I. IMPACT ON COMMUNITY FACILITIES The Frederick County Fiscal Impact Model was run to assess the likely impact of the proposed project on capital facilities. The output module generated by this analysis indicated that the proposed land uses would result in a net positive fiscal impact. Nevertheless, the applicant has proffered to contribute a total of $4,000 5 Impact Analysis Statement Wakeland Properties to Frederick County to be distributed evenly for Fire and Rescue Department and Sheriff's Office purposes, respectively. This contribution is offered in recognition of the unique demands on public safety services commonly associated with commercial development. z ./r �� ``''��yyrr � 2jrr�--y+Q■6j L ' `'f , \ \7.1"Cp . \, 4 _ Run` r M J' A .► e.,St did' LleMerApriat PIikk#i - ':ri * - •' Too 10 ;:Per• —' ' ^ _Y. _ +.�+ xIT w y _ yy Project Site Vt ` Shen doah' ' s` �• r Mobil Court WAKE -LAND PROPERTIES Patton, Harris, Rust & Associates, pc II' Qn I �- LOCATION MAP 117 E. Picadilly St. Winchester, Virginia 22601 O �-'' FREDERICK COUNTY, l9RClN[A � VOICE: (540) 667-2139 FAX: (540) 665-0493 37 Winche r, Virgi Modhol qu Project Site 522 ` 7 SEWER & WAT COUNTY ROADS Primary Class PARCELS MONONA S WAKELAND PROPERTIES Patton, Harris, Rust & Associates, pc l FREDERICK COUNTY SWSA BOUNDARY 117 E. Picadilly St. Winchester, Virginia 22601 OFFICE: (540) 667-2139 FAX: (540) 665-0493 FREDERICK COUNTY, KRGINIA 0 0 Mini-Warehouse/Self-Storage Counts lie 0 Subject: Mini-Warehouse/Self-Storage Counts Date: Mon, 13 Jun 2005 17:09:20 -0400 From: "Christopher M. Mohn AICP" <Chris. Mohn@phra. corn> To: "Susan Eddy" <seddy@co.frederick.va.us> CC: <Patrick. Sowers@phra. corn> Hi Susan, Using trip generation data from the ITE Trip Generation Manual, 7th Edition, development of the entire 7.26 acre Wakeland Properties site with mini-warehouse/self-storage uses would produce approximately 442 trips per day (ADT). Peak hour trips are estimated to total 30 at AM peak hour (18 in/12 out) and 45 at PM peak hour (23 in/22 out). Note that the acreage based projection equates to roughly 180,000 square feet of mini-warehouse/self-storage uses on the site (0.57 FAR). Thus, the trip generation estimate for mini-warehouse/self-storage uses represents a "worst case" scenario that involves complete build out of the site with said facilities. If you need additional information concerning the projections provided, please do not hesitate to contact me. Best, Chris Christopher M. Mohn, AICP Director of Planning Patton Harris Rust & Associates, pc 117 East Piccadilly Street Winchester, Virginia 22601 P 540.667.2139 F 540.665.0493 C 540.664.9889 Email Chris. Mohn(o.phra.com Web www.phra.com 1 of 1 8/12/2005 3:29 PM 0 0 A Traffic Impact Analysis of the Wakeland Properties Development Located in: Frederick County, Virginia Prepared for: Wakeland Manor, Inc. 300 Craig Drive Stephens City, VA 22655 Prepared by: Patton Harris Rust & Associates, pc Engineers. Surveyors. Planners. Lcndscq:)eArchitects. + p 300 Foxcroft Avenue, Suite 200 01 Martinsburg, West Virginia 25401 T 304.264.2711 H F 304.264.3671 February 16, 2005 TRIP GENERATION PHR+A determined the number of trips entering and exiting the site using equations and rates provided in the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report. Table 2 was prepared to summarize the total trip generation associated with the Wakeland Properties development. Table 2 Wakeland Properties Trip Generation Summary AM Peak Hour PM Peak Hour , Code Land Use Amount In Out Total In Out Total ADT 820 Retail 80,000 SF 84 53 137 259 281 540 5,874 Total 84 53 137 259 281 540 5,874 TRIP DISTRIBUTION AND TRIP ASSIGNMENTS The distribution of trips was based upon local travel patterns for the roadway network surrounding the Wakeland Properties development. For Scenarios #1 and #2, PHR+A utilized the trip distribution percentages shown in Figures 6a and 6b, respectively, to assign the Wakeland Properties development trips throughout the study area. Figures 7a and 7b show the corresponding development -generated AM/PM peak hour trips and ADT assignments. 2010 BUILD -OUT CONDITIONS The Wakeland Properties development assigned trips (Figures 7a and 7b) were added to the 2010 background volumes (Figures 4a and 4b) to obtain 2010 build -out conditions. Figures 8a and 8b show 2010 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area for Scenarios #1 and #2, respectively. Figures 9a and 9b show the corresponding 2010 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 levels of service worksheets are included in the Appendix section of this report. PHR1� A Traffic Impact Analysis of the Wakeland Properties Development Project Number: 073 3 0-2-0 February 16, 2005 Page 11 No Scale � II I O G x a 522 Site -Driveway SITE 522 � 'I I n, -.-P+n Figure 6a Scenario#1: Trip Distribution Percentages A Traffic Impact Analysis of the Wakeland Properties Development Project Number:07330-2-0 R+A l2 February ]6, 20 Page 12H2 • No Scale I 'I / 0 7 r. I / O w � b f 522 0 a On7 �a J Site -Driveway SITE Justes Drive 522 I I I PT T-P + / Figure 6b Scenario#2: Trip Distribution Percentages AA Traffic Impact Analysis of the Wakeland Properties Development PH Project Numbery 16, 005 2-0 February 16, 2013 Page 13 0 0 No Scale y o 522 g 522 L 32(169) 1 r'21(112) SITE r Site -Driveway Cq M O �i No A W W r Site -Driveway SITE 522 AM Peak Hour(PM Peak Hour) nT T�-l-n Daily - Figure 7a PHIZn Scenario#1: Trip Assignments A Traffic Impact Analysis of the Wakeland Properties Development Project Number:07330-2-0 February 16, 2005 Page 14 No Scale 522 Y 0 G w b %.21(112) l� 1 �32(169) o� ♦ Site -Driveway 522 1 0 6 Site -Driveway SITE 522 N gL Justes Drive J1�'- (52)17= Justes Drive en % n AM Peak Hour(PM Peak Hour) 1Trips nT Tr�� n - Figure 7b Scenario#2: Trip Assignments A Traffic Impact Analysis of the Wakeland Properties Development PH Project Numbery 16, 005 2-0 February 16, 2015 Page 15 i 0 No Scale H 0 °o 0 P o C a CD 522 SITE N ,p O "F n U� a� 522 1 N `~a °� Ln L32(169) (149i107 (201)157 A c 1 d-21(112) w -� a Site -Driveway Site -Driveway SITE 522 AM Peak Hour(PM Peak Daily Trips � Figure 8a Scenario#1: 2010 Build -out Traffic Conditions A Traffic Impact Analysis of the Wakeland Properties Development PH Project Numbery 16, 005 2-0 February 16, 2016 Page 16 0 No Scale AM Peak Hour(PM Peak Hour) Figure 8b Scenario#2: 2010 Build -out Traffic Conditions PHR1� A Traffic Impact Analysis of the Wakeland Properties Development Project Number:07330-2-0 February 16, 2005 Page 17 • 0 No Scale H �M r C7 Yd �� CD 522 �a SITE Signalized Intersection �11 LOS = B(B) t �� 1 (C,C/ q Unsignalized "New Intersection Intersection" 3r° Leg NB -I Right SB -1 Left Site -Driveway SITE W 11 �B(Q* '� Site_Driveway 522 tt�` 522 . AM Peak Hour(PM Peak Hour) T T A JT T I l + / \ k Denotes Unsi nalized Critical Movement —f Figure 9a Scenario#1: 2010 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Wakeland Properties Development PH Project Numbery 16, 005 2-0 February 16, 2018 Page 18 No Scale signalized "Assumed Improvements" intersection Realignment of Papermill Roa LOS=B(C) Justes Drive as 41 leg NB - 1 Left, 1 Right SB - 1 Left, 1 Right U , U. IC (Cc�►,111,. Intersection Intersection" 3" Leg NB -1 Right SB - 1 Left d` Site, Site, Drivew: 522 Site -Driveway SITE AM Peak Hour(PM Peak Hour) * Denotes Unsignalized Critical Movement _- n -y Figure 9b Scenario#2: 2010 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Wakeland Properties Development PH Project Numbery 16, 005 2-0 February 16, 2019 Page l9 A Traffic Impact Analysis of the Wakeland Properties Development Located in: Frederick County, Virginia Prepared for: Wakeland Manor, Inc. 300 Craig Drive Stephens City, VA 22655 Prepared by: Patton Harris Rust & Associates, pc Eno neers. Surveyors. Planners. Landscape Architects. 300 Foxcroft Avenue, Suite 200 Martinsburg, West Virginia 25401 P�+A T 304.264.2711 HF 304.264.3671 February 16, 2005 OVERVIEW Report Summary Patton Harris Rust & Associates, pc (PHR+A) has prepared this document to present the traffic impacts associated with the proposed Wakeland Properties development located south of the intersection of Route 522 (Front Royal Pike)/Papermill Road in Frederick County, Virginia. The proposed project is comprised of 80,000 square feet (7.26 acres @ 0.25 FAR) of retail development with access to be provided via a single site - driveway located along the east side of Route 522. The proposed development will be built -out over a single transportation phase by the year 2010. Figure I is provided to illustrate the location of the Wakeland Properties development with respect to the surrounding roadway network. In order to address all possible future roadway network configurations for 2010 background and build -out conditions, PHR+A has prepared analyses for two (2) alternative configurations. The following provides a description of each scenario analyzed in this study: Scenario #1 assumes the existing configuration of the Route 522/Papermill Road intersection will remain unchanged. Scenario #2 assumes Papermill Road will be realigned to intersect with Route 522 opposite Justes Drive (a proposed roadway), just south of the Wakeland Properties site. PHT21� A Traffic Impact Analysis of the Wakeland Properties Development Project Number: 073 3 0-2-0 February 16, 2005 Page 1 WeemS Ln �/'ra�A Vj L• � A `��� •�yCn ar r b t0 °a G � O.* aP �., eKemstorn SnydOO Ln Q� OPequon S44kti In _v0 miir PI ", Winchester 9 j Regional Airport i0 7 foxS'-- , SITE s (� ,Y` (i4p�}dB IN �G an,ins ' tl wP Mrfl r.;. of Il 4 ` 4f �Verp4 � _1 �r ac°D'�Cf -Ilk 1 M A •"�� Armel Rd Old Kitchen 4 --_ SPrings R _D . / 0% i rl — >, Figure 1 Vicinity Map - Wakeland Properties Development A Tragic Impact Analysis of the Wakeland Properties Development PH Project Number y 16, 005 2-0 February 16, 2005 2 Page 2 0 i Methodology The traffic impacts accompanying the Wakeland Properties development were obtained through a sequence of activities as the narratives that follow document: • Assessment of background traffic including growth rates and other planned projects in the area of impact, • Calculation of trip generation for the Wakeland Properties development, • Distribution and assignment of the Wakeland Properties development -generated trips onto the completed study area road network, • Analysis of capacity and level of service using the newest version of the highway capacity software, HCS-2000, for existing and future conditions. EXISTING CONDITIONS Patton Harris Rust & Associates, pc (PHR+A) obtained AM and PM peak hour manual turning movement counts at the intersection of Route 522/Papermill Road based upon the report titled: A Traffic hnpact Analysis of Freedom Manor, by PHR+A, dated July 09, 2004. A conservative annual growth rate of five percent (5%) was applied to the counts in order to present 2005 existing traffic conditions. ADT (Average Daily Traffic) was estimated along Route 522 links using a "k" factor- (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 8.0% as determined from published 2003 VDOT (Virginia Department of Transportation) traffic count data. Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at the intersection of Route 522/Papermill Road. Figure 3 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS-2000 levels of service worksheets are included in the Appendix section of this report. PHI21� A Trafc Impact Analysis of the Wakeland Properties Development Project Number:07330-2-0 February 16, 2005 Page 3 0 • No Scale 0 o � w o b c� 522 � r � N r J1 w� Site -Driveway --------- SITE 522 AM Peak Hour(PM Peak Hour) nT TP+A Average Daily Trips : Figure 2 Existing Traffic Conditions A Traffic Impact Analysis of'the Wakeland Properties Development PHJ� Project Number:y 16, 2 05 February I6, 2 e 4 Page 4 No Scale 0 0 b 522 Signalized Intersection J11°I LOS = B(B) Site -Driveway ------- SITE 522 ,TJ I A ■-T T�T/ AM Peak Hour(PM Peak Hour) Figure 3 Existing Lane Geometry and Levels of Service A Traffic Impact Analysis of the Wakeland Properties Development PH� Project Number:y 16,2 05 February 16, 2 e 5 Page 5 2010 BACKGROUND CONDITIONS In order to address all possible future roadway network configurations for 2010 background and build -out conditions, PHR+A has prepared analyses for two (2) alternative configurations. The following provides a description of each scenario analyzed in this study: Scenario #I assumes the existing configuration of the Route 522/Papermill Road intersection will remain unchanged. Scenario #2 assumes Papermill Road will be realigned to intersect with Route 522 opposite Justes Drive (a proposed roadway), just south of the Wakeland Properties site. Based upon the report titled: A Traffic Impact Analysis of Freedom Manor, by PHR+A, dated July 09, 2004, PHR+A applied a growth rate of five percent (5%) per year through Year 2010 to the existing traffic volumes shown in Figure 2. Based upon the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has provided Table la and Table lb to summarize the trip generation for the "other developments" surrounding the site. Figures 4a and 4b show the 2010 background ADT and AM/PM peak hour traffic volumes at the intersection of Route 522/Papermill Road for Scenarios #1 and #2, respectively. Figures 5a and 5b show the corresponding 2010 background lane geometry and AM/PM peak hour levels of service. HCS-2000 levels of service worksheets are provided in the Appendix section of this report. Table la Background Developments #1: Freedom Manor Trin Generation Summary AM Peak Hour PM Peak Hour Code Land Use Amount In Out Total In Out Total ADT 210 Single -Family Detached 120 units 23 70 93 80 47 126 1,200 Total 23 70 93 80 47 126 1,200 Table lb Background Developments #2: #11 Elementary School and Admiral Byrd Middle School Trin Generation Summary Code Land Use Amount AM Peak Hour PM Peak Hour ADT In Out Total In Out Total 520 Elementary School 640 stud. 110 76 186 2 5 6 826 522 Middle School 850 stud. 223 168 391 66 61 128 1,377 Total 332 244 577 68 66 134 2,203 A Traffic Impact Analysis of the Wakelancl Properties Development Project Number: 07330-2-0 February 16, 2005 Page 6 • No Scale e-Driveway SITE AM Peak Hour(PM Peak Hour) Figure 4a Scenario#1: 2010 Background Traffic Conditions PR+AH A Traffic Impact Analysis of the Wakeland Properties Development Project Number:07330-2-0 February 16, 2005 Page 7 • No Scale H ry�-'yy 0 b G �f 522 0 �a r� a Site -Driveway --------- SITE 522 —_ �_3 Justes Drive w %.98(26) 4-49(13) 4-- 98(26) (149)107 __P rJustes Drive (14)66-mm/ (135)73--% vri � Ni AM Peak Hour(PM Peak Hour) nT Tom-{-n I Average1Trips Figure 4b Scenario#2: 2010 Background Traffic Conditions A Traffic Impact Analysis of the Wakeland Properties Development PH Project Nebruary 16,2 05 February 16, 2 e 8 Page 8 • No Scale '•r] 0 0 r. 0 0 � b �f 522 a Signalized v Intersection �11 LOS = B(B) t 1 `C)C/ cg Site -Driveway SITE 522 AM Peak Hour(PM Peak Hour) -i m - Figure 5a Scenario#1: 2010 Background Lane Geometry and Levels of Service A Traffic Impact Analysis of the Wakeland Properties Development PH Project Number:07330-2-0 February 16, 2005 e9 Page 9 0 No Scale H O 0 O b °O 522 f 0 �a a J Site _Driveway SITE Signalized "Assumed Improvements" Intersection Realignment of Papermill Road LOS=B(C) Justes Drive as J'" leg NB - I Left, I Right Justes Drive SB - 1 Left, I Right U 1'' Il C(C) Justess Drive / J� (C)C� 1 ■-T T.'l I AM Peak Hour(PM Peak Hour) Figure 5b Scenario#2: 2010 Background Lane Geometry and Levels of Service A Traffic Inipact Analysis of the Wakeland Properties Development Project Number: 07 33 0-2-0 P R+A 10 February 16, 20 HPage 10 0 . TRIP GENERATION PHR+A determined the number of trips entering and exiting the site using equations and rates provided in the 71h Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report. Table 2 was prepared to summarize the total trip generation associated with the Wakeland Properties development. Table 2 Wakeland Properties Trip Generation Summary AM Peak Hour PM Peak Hour Code Land Use Amount In Out Total In Out Total ADT 820 Retail 80,000 SF 84 53 137 259 281 540 5,874 Total 84 53 137 259 281 540 5,874 TRIP DISTRIBUTION AND TRIP ASSIGNMENTS The distribution of trips was based upon local travel patterns for the roadway network surrounding the Wakeland Properties development. For Scenarios #1 and #2, PHR+A utilized the trip distribution percentages shown in Figures 6a and 6b, respectively, to assign the Wakeland Properties development trips throughout the study area. Figures 7a and 7b show the corresponding development -generated AM/PM peak hour trips and ADT assignments. 2010 BUILD -OUT CONDITIONS The Wakeland Properties development assigned trips (Figures 7a and 7b) were added to the 2010 background volumes (Figures 4a and 4b) to obtain 2010 build -out conditions. Figures 8a and 8b show 2010 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area for Scenarios #1 and #2, respectively. Figures 9a and 9b show the corresponding 2010 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 levels of service worksheets are included in the Appendix section of this report. PH R+A A Trajc hnpact Analysis of the Wakeland Properties Development Project Number:07330-2-0 February 16, 2005 Page 1 I 0 • No Scale 7T7 0 �6 7y �-d o 0 a 522 Site -Driveway SITE 522 I I / M-" Figure 6a Scenario#1: Trip Distribution Percentages A Traffic Impact Analysis of the Wakeland Properties Development PH Project Number:y 16,2 05 February 16, 2012 Page 12 No Scale I I ti 0 I / o rd b f 522 O a lQ 6� `a J Site -Driveway SITE Justes Drive 522 I I I nT TP+n Figure 6b Scenario#2: Trip Distribution Percentages A Tragic Impact Analysis of the Wakeland Properties Development PH Project Number:y 16,2 05 February 16, 2013 Page 13 No Scale Y o 522 522 U, %-32(169) 1� --21(112) SITE t ( Site -Driveway Cn S W J1 (52)1'1 N Site -Driveway SITE 522 AM Peak Hour(PM Peak Hour) nT Try+n Average Daily Trips Figure 7a Scenarioft Trip Assignments A Traffic Impact Analysis of the Wakeland Properties Development PH Project Number:y 16,2 05 February 16, 2014 Page 14 AM Peak Hour(PM Peak Hour) DailyI Average Trip Assignments A Traffic bnpact Analysis of the Wakeland Properties Development Project Number: 073 30-2-0 February 16, 2005 Page 15 • 0 No Scale H O N � f b a 522 SITE 522 J 1 v N � (la9)107 p 1� %-32(169) w*-21(112) 80 Site -Driveway _ Site -Driveway SITE a �� 522 AM Peak Hour(PM Peak Hour) nT Tn+n Average �W0 Figure 8a Scenarioft 2010 Build -out Traffic Conditions A Tragic Impact Analysis of the Wakeland Properties Development PH Project Number:y 16, 2 05 February 16, 2016 Page 16 0 0 No Scale -I- AM Peak Hour(PM Peak Hour) Figure 8b Scenario#2: 2010 Build -out Traffic Conditions A Traffic Impact Analysis of the Wakeland Properties Development Project Number:07330-2-0 February 16, 2005 Page 17 No Scale -1- • SITE Intersection I Intersection" 3r" Leg NB - 1 Right * SB - 1 Left 1 Site - AM Peak Hour(PM Peak Hour) * Denotes Unsignalized Critical Movement Figure 9a Scenario#1: 2010 Build -out Lane Geometry and Levels of Service PH1Zn A Tragic InlpactANal sy is of the Wakelatid Properties Development Project Number:07330-2-0 February 16, 2005 Page 18 No Scale 0 0 o � �a f 522 Unsignalized "New Intersection Intersection" 6 �ep 3'" Leg NB - 1 Right a_ SB - I Left Pa 11 �l B(Q* fte-Driveway I r 522 Site -Driveway SITE Signalized "Assumed Improvements" Intersection Realignment of Papermill Road LOS=B(C) Justes Drive as 41 leg NB - I Left, 1 Right SIT - 1 Left, 1 Right Justes Drive U J I Ilo*-"C(C)us�tesDrive f (C)C<4 1 1 522 � AM Peak Hour(PM Peak Hour) LP_ _P+n * Denotes Unsignalized Critical Movement Figure 9b Scenario#2: 2010 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Wakelatid Properties Development PH Project Number:O 16,20 5 February 16, 2019 Page 19 • E CONCLUSION The traffic impacts associated with the Wakeland Properties development are acceptable and manageable. Based upon HCS-2000 results, each of the study area intersections will operate with levels of service "C" or better during 2010 build -out conditions assuming either the Scenario #1 or Scenario #2 roadway conditions. A Traffic Impact Analysis of the Wakelanrl Properties Development PH Project Number:07330-2-0 February 16, e 05 20 Page 20 0 PHIZ/� APPENDIX A Traffic Impact Analysis of the Wakeland Properties Development Project Number:07330-2-0 February 16, 2005 Page 21 HCS-2000 Worksheets INTERSECTION CAPACITY ANALYSIS and LEVEL OF SERVICE The most current analysis methodologies used for evaluating the capacity of intersections were developed by the Transportation Research Board (TRB) in conjunction with the Federal Highway Administration (FHWA) and other members of the transportation profession. This methodology is represented in TRB Special Report Number 209, The Highway Capacity Manual (HCM). Computerized methods for conducting these analyses were developed by FHWA; and are the methods used in this report. The following brief explanations of the methodologies are adapted from the HCM. UNSIGNALIZED INTERSECTIONS - TWSC At an unsignalized two-way stop -controlled (TWSC) intersection, the major street has continuous right of way while the side street is controlled by a stop sign or yield sign. In operation, vehicles exiting the side street and crossing or turning into the main street flow must wait for "acceptable gaps" in the main street flow. The same is true of left -turning traffic from the main street that must cross the opposing flow. The analysis takes into account the probability of a gap in the main street traffic. The probability and number of acceptable gaps is lower in higher volume flows. The acceptability of a gap is modified by physical factors (sight distance, turning radius, etc.) and by characteristics of the traffic flow (percentage trucks, buses, etc.). In the analysis in these reports, all default values suggested by the HCM were used unless additional information was available. These defaults include the estimated percentage of trucks (single unit and tractor -trailer), buses and motorcycles. The level of service for TWSC intersections is determined only for individual movements - not for the intersection as a whole. The total delay is defined as the total elapsed time from when a vehicle stops at the end of the queue until the vehicle departs from the stop line; this time includes the time required for the vehicle to travel from the last -in -queue position to the first -in - queue position. Level of Service Criteria for TWSC Intersections Average Total Delay Level of Service sedveh A <10 B >10 and <_15 C >15 and <_25 D >25 and <_35 E >35 and <_50 F >50 • UNSIGNALIZED INTERSECTIONS - AWSC At an unsignalized all -way stop -controlled (AWSC) intersection, all directions are controlled by a stop sign. Operation of AWSC intersections requires that every vehicle stop at the intersection before proceeding. Since each driver is required to stop, the judgment as to whether to proceed into the intersection is a function of the traffic conditions on the other (opposing and conflicting) approaches. Therefore, a driver proceeds only after determining that there are no vehicles currently in the intersection and that it is safe to proceed. The analysis takes into account the problem of determining, under capacity conditions for a given approach, the factors that influence the rate at which vehicles can depart successfully from the STOP line. Traffic at other approaches, which increases potential conflict, translates directly into longer driver decision times and saturation headways. The saturation headways are also influenced by characteristics of the traffic flow (slow accelerating vehicles, left turns, etc.). In the analysis in this reports, all default values suggested by the HCM were used unless additional information was available. These defaults include the estimated percentage of trucks (single unit and tractor -trailer), buses and motorcycles. The level of service for AWSC intersections is determined only for individual movements - not for the intersection as a whole. The total delay is defined as the total elapsed time from when a vehicle stops at the end of the queue until the vehicle departs from the stop line; this time includes the time required for the vehicle to travel from the last -in -queue position to the first -in - queue position. Level of Service Criteria for AWSC Intersections Average Total Delay Level of Service . sec/veh A <10 B >10 and <_15 C > 15 and S25 D >25 and <_35 E >35 and <_50 F >50 0 • SIGNALIZED INTERSECTIONS The operation (and therefore the capacity) of a signalized intersection is complicated by the fact that the signal is allocating time between conflicting traffic movements - movements that must use the same physical space. The analysis, therefore, must not only look at the physical geometry of the intersection, but the signal timing aspects as well. In the analysis of signalized intersections, two terms are important: volume to capacity ratio (v/c) and; average stopped delay (seconds per vehicle). The theoretical capacity is based on the physical geometry, the available green time (often expressed as G/C), and the traffic mix (e.g. trucks use more capacity than cars). The average stopped delay may be calculated from the v/c ratio, cycle length, quality of progression on the arterial and available green time on each approach. In this report all the default values recommended by the HCM are used unless other specific information is available (percentage of trucks, pedestrians, etc.). Existing signal timings are observed and used whenever possible. When future signals are being evaluated, an "optional' signal timing is calculated based on projected volumes. The level of service is based on the calculated average delay per vehicle for each approach and for the intersection as a whole. Based on extensive research studies, the maximum delay acceptable by the average driver is sixty seconds per vehicle at a signalized intersection. This is defined as the upper limit on the possible range of delay/level of service criteria. The following criteria describe the full range of level of service: Level of Service Criteria for Signalized Intersections Stopped Delay Level of Service . per Vehicle (sec) A <_10.0 B >10.0 and <_20.0 C >20.0 and 535.0 D >35.0 and <_55.0 E >55.0 and <_80.0 F . >80.0 • LEVEL OF SERVICE DESCRIPTIONS FOR SIGNALIZED INTERSECTIONS Level of Service Description A Level of Service A describes operations with very low delay, up to 10 sec per vehicle. This level of service occurs when progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. B Level of Service B describes operations with delay greater than 10 and up to 20 sec per vehicle. This level generally occurs with good progression, short cycle lengths, or both. More vehicles stop than for LOS A, causing higher levels of average delay. C Level Of Service C describes operations with delay greater than 20 and up to 35 sec per vehicle. These higher delays may result from fair progression, longer cycle lengths, or both. Individual cycle failures may begin to appear in this level. The number of vehicles stopping is significant at this level, though many still pass though the intersection without stopping. D Level of Service D describes operations with delay greater than 35 and up to 55 sec per vehicle. At level D, the influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, longer cycle lengths, or high v/c ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable. E Level of Service E describes operations with delay greater than 55 and up to 80 sec per vehicle. This level is considered by many agencies to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and high v/c ratios. Individual cycle failures are frequent occurrences. F Level of Service F describes operations with delay in excess of 80 sec per vehicle. This level, considered to be unacceptable to most drivers, often occurs with over saturation, that is, when arrival flow rates exceed the capacity of the intersection. It may also occur at high v/c ratios below 1.0 with many individual cycle failures. Poor progression and cycle lengths may also be major contributing causes to such delay levels. 0 • HCS2000TM DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 2114105 Time Period AM Peak Hour Intersection Papermill Road/Route 522 Area Type All other areas Jurisdiction Analysis Year Existing Conditions Project ID Wakeland Properties Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, Ni 0 0 0 0 0 0 1 2 0 0 2 1 Lane group LR L T T R Volume, V (vph) 84 41 293 245 288 121 % Heavy vehicles, %HV 2 2 2 14 14 2 Peak -hour factor, P H F 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A Start-up lost time, I, 2.0 2.0 2.0 1 12.0 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 3 3 Unit extension, UE 3.0 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 0.0 Ped / Bike / RTOR volumes 0 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 1 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 Phasing EB Only 02 03 04 NS Perm 06 07 08 Timing G= 38.0 G= G= G= G= 42.0 G= I G= G= Y= 5 Y= Y= Y= Y= 5 Y= I Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH I RT LT TH RT LT TH RT Adjusted flow rate, v 131 308 258 303 127 Lane group capacity, c 727 493 1481 1481 1583 v/c ratio, X 0.18 0.62 0.17 0.20 0.08 Total green ratio, g/C 0.42 0.47 0.47 0.47 1.00 Uniform delay, d1 16.3 18.1 13.9 14.2 0.0 Patton Harris Rust & Associates, pc 0 Progression factor, PF 1.000 1,000 1.( Delay calibration, k 0.11 0.21 0. Incremental delay, d2 0.1 2.5 0 Initial queue delay, d3 Control delay 16.4 20.6 14 Lane group LOS 8 C ! Approach delay 16.4 17.6 Approach LOS g 8 Intersection delay 14.5 X, = 0.41 Intersectic HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved Patton Harris Rust & Associates, pc 0 HCS2000'M DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 2114105 Time Period PM Peak Hour Intersection PapermM Road/Route 522 Area Type All other areas Jurisdiction Analysis Year Existing Conditions Project ID Wakeland Properties Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, Ni 0 0 0 0 0 0 1 2 0 0 2 1 Lane group LR L T T R Volume, V (vph) 117 95 183 487 525 191 % Heavy vehicles, %HV 2 2 2 14 14 2 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A Start-up lost time, I, 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 Arrival type, AT 3 3 3 3 3 Unit extension, UE 3.0 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 0.0 Fed / Bike / RTOR volumes 0 0 0 0 0 Lane width 12.0 112.0 12.0 112.0 12.0 Parking / Grade / Parking N 0 N N N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 Phasing EB Only 02 03 04 NS Perm 06 07 08 Timing G= 38.0 G= G= G= G= 42.0 G= G= G= Y= 5 Y= Y= Y= Y= 5 Y= Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 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 223 193 513 553 201 Lane group capacity, c 719 348 1481 1481 1583 We ratio, X 0.31 0.55 0.35 0.37 0.13 Total green ratio, g/C 0.42 0.47 0.47 0.47 1.00 Uniform delay, d1 17.3 17.3 15.3 15.5 0.0 Patton Harris Rust & Associates, pc 0 • Progression factor, PF 1.000 1.000 1.000 1 1.000 0.950 Delay calibration, k 0.11 0.15 0.11 0.11 0.11 Incremental delay, d2 0.2 1.9 0.1 0.2 0.0 Initial queue delay, d3 Control delay 17.5 19.2 15.4 15.7 0.0 Lane group LOS 8 8 8 8 A Approach delay 17.5 16.5 11.5 Approach LOS g B 8 Intersection delay 14.4 X� = 0.44 Intersection LOS 8 HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved Version 4.1e Patton Harris Rust & Associates, pc 0 • HCS2000'" DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 2114105 Time Period AM Peak Hour Intersection Papermill Road/Route 522 Area Type All other areas Jurisdiction Analysis Year 2010 Background Conditions Project ID Wakeland Properties - Scenario#1 Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, Ni 0 0 0 0 0 0 1 2 0 0 2 1 Lane group LR L T T R Volume, V (vph) 107 140 430 413 508 154 % Heavy vehicles, %HV 2 2 2 14 14 2 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A Start-up lost time, I, 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 Arrival type, AT 3 3 3 3 3 Unit extension, UE 3.0 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 0.0 Ped / Bike / RTOR volumes 0 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N NJ N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 1 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 Phasing EB Only 1 02 03 04 NB Only NS Perm 07 08 Timing G= 30.0 JG= G= G= G= 20.0 G= 30.0 G= G= Y= 5 1 Y= Y= Y= IY= 0 Y= 5 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH I RT LT TH RT LT TH RT LT I TH RT Adjusted flow rate, v 260 453 435 535 162 Lane group capacity, c 561 570 1763 1058 1143 v/c ratio, X 0.46 0.79 0.25 0.51 0.14 Total green ratio, g/C 10.33 1 0.56 0.56 10.33 0.72 Patton Harris Rust & Associates, pc Uniform delay, d1 23.7 13.4 10.3 1 24.1 3.9 Progression factor, PF 1.000 1.000 1,000 1.000 1.000 Delay calibration, k 0.11 0.34 0.11 0.11 0.11 Incremental delay, d2 0.6 7.7 0.1 0.4 0.1 Initial queue delay, d3 Control delay 24.3 21.1 10.4 24.5 3.9 Lane group LOS C C B C A Approach delay 24.3 15.8 19.7 Approach LOS C B B Intersection delay 18.5 X� = 0.65 Intersection LOS B HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved Version 4.1e Patton Harris Rust & Associates, pe 0 L� HCS2000'" DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 2114105 Time Period PM Peak Hour Intersection Papermill Road/Route 522 Area Type All other areas Jurisdiction Analysis Year 2010 Background Conditions Project ID Wakeland Properties - Scenario#1 Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, Ni 0 0 0 0 0 0 1 2 0 0 2 1 Lane group LR L T T R Volume, V (vph) 149 149 271 656 702 244 % Heavy vehicles, %HV 2 2 2 14 14 2 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A Start-up lost time, 11 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 Arrival type, AT 3 3 3 3 3 Unit extension, UE 3.0 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 0.0 Ped / Bike / RTOR volumes 0 0 0 0 0 Lane width 12.0 112.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N N I N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 01 0 0 1 0 0 Min. time for pedestrians, G 3.2 3.2 13.2 Phasing EB Only 02 03 04 NB Only NS Perm 07 08 Timing G= 28.0 G= G= G= G= 20.0 G= 32.0 G= G= Y= 5 Y= Y= Y= IY= 0 Y= 5 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH I RT LT TH RT LT TH RT LT I TH RT Adjusted flow rate, v 314 285 691 739 257 Lane group capacity, c 527 516 1833 1128 1143 v/c ratio, X 0.60 0.55 0.38 0.66 0.22 Total green ratio, g/C 0.31 0.58 0.58 1 0.36 0.72 Patton Harris Rust & Associates, pc E Uniform delay, di 26.2 12.0 10.3 1 24.4 4.1 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 Delay calibration, k 0.18 0.15 0.11 0.23 0.11 Incremental delay, d2 1.8 1.3 0.1 1.4 0.1 Initial queue delay, d3 Control delay 28.1 13.3 10.4 25.8 4.2 Lane group LOS C 8 8 C A Approach delay 28.1 11.2 20.2 Approach LOS C 8 C Intersection delay 17.4 X� = 0.70 Intersection LOS 8 HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved Version 4.1 e Patton Harris Rust & Associates, pc 0 HCS2000' DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 2114105 Time Period AM Peak Hour Intersection Papermill Road/Route 522 Area Type All other areas Jurisdiction Analysis Year 2010 Background Conditions Project ID Wakeland Properties - Scenario#2 Volume and Timinq Input EB WB NB SB LT TH RT LT TH RT LT I TH RT LT TH RT Number of lanes, Ni 0 1 0 0 1 0 1 2 1 1 2 1 Lane group LTR LTR L T R L T R Volume, V (vph) 107 66 73 98 49 98 381 315 133 133 375 154 % Heavy vehicles, %HV 2 2 2 2 2 2 2 14 2 2 14 2 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 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 Arrival type, AT 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 Filtering/metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Ob 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 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 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing EW Perm 02 03 04 NB Only NS Perm 07 08 Timing G= 30.0 G= G= G= G= 20.0 G= 30.0 G= G= Y= 5 Y= Y= Y= IY= 0 Y= 5 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT I TH RT LT TH I RT LT TH RT Adjusted flow rate, v 259 258 401 332 140 140 395 162 Lane group capacity, c 434 445 631 1763 879 343 1058 528 0.60 0.58 0.64 0.19 0.16 0.41 0.37 0.31 Patton Harris Rust & Associates, pc 0 v/c ratio, X Total green ratio, g/C 0.33 0.33 0.56 0.56 0.56 0.33 0.33 0.33 Uniform delay, di 25.0 24.8 12.1 9.9 9.8 23.1 22.8 22.3 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Delay calibration, k 0.19 1 10.17 10.22 0.11 10.11 0.11 10.11 0.11 Incremental delay, d2 2.2 1.9 2.1 0.1 0.1 0.8 0.2 0.3 Initial queue delay, d3 Control delay 27.2 26.7 14.2 10.0 9.8 23.9 23.1 22.6 Lane group LOS C C 8 A A C C C Approach delay 27.2 26.7 11.9 23.1 Approach LOS C C e C Intersection delay 19.4 XC = 0.67 Intersection LOS 8 HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved Version 4.1e Patton Harris Rust & Associates, pc 0 HCS2000'" DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 2114105 Time Period PM Peak Hour Intersection Papermill Road/Route 522 Area Type All other areas Jurisdiction Analysis Year 2010 Background Conditions Project ID Wakeland Properties - Scenario#2 Volume and Timina Input EB WB NB SB LT TH RT LT TH RT LT I TH RT LT TH RT Number of lanes, Ni 0 1 0 0 1 0 1 2 1 1 2 1 Lane group LTR LTR L T R L T R Volume, V (vph) 149 14 135 26 13 26 257 630 27 27 675 244 % Heavy vehicles, %HV 2 2 2 2 2 2 2 14 2 2 14 2 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 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 Arrival type, AT 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 Filtering/metering, 1 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 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 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 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing EW Perm 02 03 04 NB Only NS Perm 07 08 Timing G= 30.0 G= G= G= G= 20.0 G= 30.0 G= G= Y= 5 1Y= Y= Y= IY= 0 Y= 5 IY= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH I RT LT I TH RT LT TH RT LT TH RT Adjusted flow rate, v 314 68 271 663 28 28 711 257 Lane group capacity, c 470 486 506 1763 879 249 1058 528 0.67 0.14 0.54 0.38 0.03 0.11 0.67 0.49 Patton Harris Rust & Associates, pc C� We ratio, X Total green ratio, g/C 0.33 0.33 0.56 0.56 0.56 0.33 0.33 0.33 Uniform delay, d1 25.7 21.0 12.7 11.2 9.0 20.8 25.8 23.9 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Delay calibration, k 0.24 0.11 0.14 0.11 0.11 0.11 0.24 0.11 Incremental delay, d2 3.6 0.1 1.1 0.1 0.0 0.2 1.7 0.7 Initial queue delay, d3 Control delay 29.4 21.1 13.8 11.4 9.1 21.0 27.5 24.6 Lane group LOS C C e 8 A C C C Approach delay 29.4 21.1 12.0 26.5 Approach LOS C C 8 C Intersection delay 20.8 XC = 0.72 Intersection LOS C HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved Version 4.1e Patton Harris Rust & Associates, pc 0 0 HCS2000' DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 2114105 Time Period AM Peak Hour Intersection Papermill Road/Route 522 Area Type All other areas Jurisdiction Analysis Year 2010 Buildout Conditions Project ID Wakeland Properties - Scenario#1 Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, Ni 0 0 0 0 0 0 1 2 0 0 2 1 Lane group LR L T T R Volume, V (vph) 107 157 440 434 541 154 % Heavy vehicles, %HV 2 2 2 14 14 2 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A Start-up lost time, 11 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 Arrival type, AT 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 Filtering/metering, 1 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Ob 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 0 0 0 0 Lane width 12.0 12.0 12.0E 12.0 12.0 Parking / Grade / Parking N 0 N N N N 0N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 Phasing EB Only 02 03 04 NB Only NS Perm 07 08 Timing G= 28.0 G= G= G= G= 20.0 G= 32.0 G= G= Y= 5 Y= Y= Y= IY= 0 Y= 5 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 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 278 463 457 569 162 Lane group capacity, c 522 579 1833 1128 1143 v/c ratio, X 0.53 0.80 0.25 0.50 0.14 Total green ratio, g/C 0.31 0.58 0.58 0.36 0.72 Uniform delay, d1 25.6 12.6 9.4 22.8 3.9 Patton Harris Rust & Associates, pc :7 • Progression factor, PF 1.000 1.000 1.000 1 1.000 1.000 Delay calibration, k 0.14 0.34 0.11 0.11 0.11 Incremental delay, d2 1.1 7.8 0.1 0.4 0.1 Initial queue delay, d3 Control delay 26.7 20.4 9.4 23.1 3.9 Lane group LOS C C A C A Approach delay 26.7 15.0 18.9 Approach LOS C 8 8 Intersection delay 18.1 X� = 0.68 Intersection LOS 8 HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved Version 4.1e Patton Harris Rust & Associates, pc HCS2000'" DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 2114105 Time Period PM Peak Hour Intersection Papermill Road/Route 522 Area Type All other areas Jurisdiction Analysis Year 2010 Buildout Conditions Project ID Wakeland Properties - Scenado#1 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 0 0 0 1 2 0 0 2 1 Lane group LR L T T R Volume, V (vph) 149 201 327 768 806 244 % Heavy vehicles, %HV 2 2 2 14 14 2 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A Start-up lost time, I, 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 Arrival type, AT 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 Filtering/metering, 1 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Ob 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 0 0 0 0 Lane width 12.0 112.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 1 0 1 0 0 Min. time for pedestrians, G 3.2 3.2 1 1 3.2 Phasing EB Only 02 03 04 NB Only NS Perm 07 08 Timing G= 29.0 G= G= G= G= 15.0 G= 36.0 G= G= Y= 5 Y= Y= Y= IY= 0 Y= 5 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 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 369 344 808 848 257 Lane group capacity, c 542 421 1798 1269 1231 v/c ratio, X 0.68 0.82 0.45 0.67 0.21 Total green ratio, g/C 0.32 0.57 0.57 0.40 0.78 Uniform delay, d1 26.5 16.0 11.3 22.1 2.7 Patton Harris Rust & Associates, pc Progression factor, PF 1.000 1.000 Delay calibration, k 0.25 0.36 Incremental delay, d2 3.5 11.9 Initial queue delay, d3 Control delay 30.0 27.9 Lane group LOS C C Approach delay 30.0 1 E Approach LOS C t Intersection delay 19.3 1 X� = 0.78 Intersec HCS2000TM Copyright © 2000 University of Florida, All Rights Resery Patton Harris Rust & Associates, pc • HCS2000.. DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 2114105 Time Period AM Peak Hour Intersection Papermill Road/Route 522 Area Type All other areas Jurisdiction Analysis Year 2010 Buildout Conditions Project ID Wakeland Properties - Scenario#2 Volume and Timinq Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, N, 0 1 0 0 1 0 1 2 1 1 2 1 Lane group LTR LTR L T R L T R Volume, V (vph) 124 66 73 98 49 98 381 348 133 133 396 165 % Heavy vehicles, %HV 2 2 2 2 2 2 2 14 2 2 14 2 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 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 Arrival type, AT 3 3 3 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 1 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 Initial unmet demand, Qb 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 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 1 0 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing EW Perm 02 03 04 NB Only NS Perm 07 08 Timing G= 32.0 G= G= G= G= 18.0 G= 30.0 G= G= Y= 5 Y= Y= Y= IY= 0 Y= 5 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH I RT LT TH RT Adjusted flow rate, v 277 258 401 366 140 140 417 174 Lane group capacity, c 452 477 582 1692 844 332 1058 528 v/c ratio, X 0.61 0.54 0.69 0.22 0.17 0.42 0.39 0.33 Patton Harris Rust & Associates, pc 0 Total green ratio, g/C 0.36 0.36 0.53 0.53 0.53 0.33 0.33 0.33 Uniform delay, d1 23.9 23.1 13.3 11.1 10.8 23.3 23.0 22.5 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1,000 1.000 1.000 Delay calibration, k 0.20 0.14 0.26 0.11 0.11 0.11 0.11 0.11 Incremental delay, d2 2.5 1.3 3.4 0.1 0.1 0.9 1 0.2 0.4 Initial queue delay, d3 Control delay 26.4 24.4 16.8 11.1 10.8 24.1 23.3 22.8 Lane group LOS C C 8 8 8 C C C Approach delay 26.4 24.4 13.6 23.3 Approach LOS C C e C Intersection delay 19.8 XC = 0.67 Intersection LOS 8 IICS2000'M Copyright © 2000 University of Florida, All Rights Reserved Version 4.1e Patton Harris Rust & Associates, pc 1] HCS2000'M DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 2114105 Time Period PM Peak Hour Intersection Papermill Road/Route 522 Area Type All other areas Jurisdiction Analysis Year 2010 Buildout Conditions Project ID Wakeland Properties - Scenario#2 Volume and Timinq Input EB WB NB SB LT TH RT LT TH RT LT TH I RT LT TH RT Number of lanes, Ni 0 1 0 0 1 0 1 2 1 1 2 1 Lane group LTR LTR L T R L T R Volume, V (vph) 201 14 135 26 13 26 257 733 27 27 787 300 % Heavy vehicles, %HV 2 2 2 2 2 2 2 14 2 2 14 2 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 Extension of effective green, e 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 Unit extension, UE 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 Initial unmet demand, Qb 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 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 1 0 1 0 0 0 D Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing EW Perm 02 03 04 NB Only NS Perm 07 08 Timing G= 32.0 G= G= G= G= 18.0 G= 30.0 G= G= Y= 5 Y= Y= Y= 1Y= 0 Y= 5 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT I TH RT LT TH RT LT TH RT Adjusted flow rate, v 369 68 271 772 28 28 828 316 Lane group capacity, c 492 513 437 1692 844 223 1058 528 We ratio, X 0.75 0.13 0.62 0.46 0.03 0.13 0.78 0.60 Patton Harris Rust & Associates, pc • • Total green ratio, g/C 0.36 0.36 0.53 0.53 0.53 0.33 0.33 0.33 Uniform delay, di 25.5 19.6 16.3 13.0 10.0 20.9 27.1 25.0 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1,000 1.000 1.000 Delay calibration, k 0.31 0.11 0.20 0.11 0.11 0.11 0.33 0.19 Incremental delay, d2 6.3 1 0.1 12.7 0.2 1 0.0 0.3 3.9 1.9 Initial queue delay, d3 Control delay 31.8 19.7 19.0 13.1 10.0 21.1 31.0 26.9 Lane group LOS C B B B A C C C Approach delay 31.8 19.7 14.6 29.6 Approach LOS C B B C Intersection delay 23.6 XC = 0.82 Intersection LOS C HCS200JM Copyright 0 2000 University of Florida, All Rights Reserved Version 4.le Patton Harris Rust & Associates, pc 7j TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHR+A Agency/Co. PHR+A Date Performed 211512005 Analysis Time Period AM Peak Hour Intersection Site Dirveway/Route 522 Jurisdiction Frederick County, VA Analysis Year 2010 Buildout Conditions Project Description Wakeland Properties - Scenario#1 East/West Street: Site Dirvewa North/South Street: Route 522 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 0 843 33 50 647 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 887 34 1 52 681 0 Percent Heavy Vehicles 0 -- i -- 0 -- -- Median Type Two Way Left Turn Lane 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 Volume 21 0 32 0 0 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 10.95 0.95 0.95 Hourly Flow Rate, HFR 22 1 0 33 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach Y N Storage 2 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR 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 LR (vph) 52 55 C (m) (vph) 750 878 lc 0.07 0.06 95% queue length 0.22 0.20 Control Delay 10.2 13.4 LOS B B Approach Delay -- -- 13.4 pproach LOS -- -- B Rights Reserved Copyright © 2003 University of Florida, All Rights Reserved Version 4.1d Patton Harris Rust & Associates, pc TWO-WAY STOP CONTROL SUMMARY eneral Information [C-nalyst Site Information PHR+A Agency/Co. PHR+A Date Performed 211512005 Analysis Time Period PM Peak Hour Intersection Site Dirveway/Route 522 Jurisdiction Frederick County, VA Analysis Year 2010 Buildout Conditions Project Description Wakeland Properties - Scenario#1 East/West Street: Site Dirvewa North/South Street: Route 522 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 0 926 104 156 851 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 974 109 164 895 0 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane 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 Volume 112 0 169 0 0 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 117 1 0 1 177 0 1 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach Y N Storage 2 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Len th and Level of Service Approach NB SIB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (vph) 164 294 C (m) (vph) 652 661 lc 0.25 0.44 95% queue length 0.99 2.29 Control Delay 12.4 20.7 LOS B C Approach Delay -- -- 20.7 pproach LOS -- C Rights Reserved Copyright © 2003 University of Florida, All Rights Reserved Version 4.1d Patton Harris Rust & Associates, pc 0 • TWO-WAY STOP CONTROL SUMMARY eneral Information [C-nalyst Site Information PHR+A Agency/Co. PHR+A Date Performed 211512005 Analysis Time Period AM Peak Hour Intersection Site Dirveway/Route 522 Jurisdiction Frederick County, VA Analysis Year 2010 Buildout Conditions Project Description Wakeland Properties - Scenario#2 East/West Street: Site Dirvewa North/South Street: Route 522 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 0 520 50 33 662 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 547 52 34 696 0 Percent Heavy Vehicles 0 - -- 0 -- - Median Type Two Way Left Turn Lane 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 Volume 32 0 21 0 0 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 33 1 0 22 0 1 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach Y N Storage 2 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR 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 LR (vph) 34 55 C (m) (vph) 988 832 lc 0.03 0.07 95% queue length 0.11 0.21 Control Delay 8.8 11.7 LOS A B Approach Delay -- -- 11.7 pproach LOS -- -- B Rights Reserved Copyright © 2003 University of Florida, All Rights Reserved Version 4.Id Patton Harris Rust & Associates, pc TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHR+A Agency/Co. PHR+A Date Performed 211512005 Analysis Time Period PM Peak Hour Intersection Site Dirveway/Route 522 Jurisdiction Frederick County, VA Analysis Year 2010 Buildout Conditions Project Description Wakeland Properties - Scenario#2 East/West Street: Site Dirvewa North/South Street: Route 522 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 0 805 156 104 946 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 847 164 1 109 995 0 Percent Heavy Vehicles 0 1 -- 0 -- -- Median Type Two Way Left Turn Lane 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 169 0 112 0 0 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 177 1 0 117 0 1 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach Y N Storage 2 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR 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 LR (vph) 109 294 C (m) (vph) 694 525 lc 0.16 0.56 95% queue length 0.55 3.41 Control Delay 11.2 23.1 LOS B C Approach Delay -- -- 23.1 pproach LOS -- - C Rights Reserved Copyright © 2003 University of Florida, All Rights Reserved Version 4.1d Patton Harris Rust & Associates, pc Traffic Counts • • Intersection: E-W: Pa ermiII Road N-S: Rt. 522 Location Leesburg, Va Weather Dr Count ByjJJP Count Date 629/2004 File Name Input By LDG 15 Minute EB: Papennill Road WB: NB: Route 522 SB: Route 522 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 16 0 17 33 0 0 0 0 54 49 0 103 0 49 26 75 211 7:00 7:15 20 0 14 34 0 0 0 0 66 46 0 112 0 54 30 84 230 7:15 7:30 22 0 12 34 0 0 0 0 77 44 0 121 0 65 31 96 251 7:30 7:45 20 0 11 31 0 0 0 0 70 58 0 128 0 67 33 100 259 7:45 8:00 21 0 10 31 0 0 0 0 69 62 0 131 0 72 29 101 263 8:00 8:15 17 0 6 23 0 0 0 0 63 69 0 132 0 70 22 92 247 8:15 8:30 12 0 7 19 0 0 0 0 60 76 0 136 0 66 20 86 241 8:30 8:45 6 0 5 11 0 0 0 0 54 80 0 134 0 62 23 85 230 8:45 9:00 10 0 4 14 0 0 0 0 48 62 0 110 0 65 22 87 211 9:00 9:15 8 0 6 14 0 0 0 0 56 66 0 122 0 61 21 82 218 9:15 9:30 7 0 7 14 0 0 0 0 51 48 0 99 0 59 19 78 191 9:30 9:45 9 0 8 17 0 0 0 0 49 52 0 101 0 62 24 86 204 9:45 A.M. Total 168 0 107 275 0 0 0 0 717 712 0 1429 0 752 300 1052 27567 A.M. Total 16:00 10 0 19 29 0 0 0 0 31 94 0 125 0 81 14 95 249 16:00 16:15 17 0 17 34 0 0 0 0 29 93 0 122 0 92 27 119 275 16:15 16:30 21 0 22 43 0 0 0 0 34 101 0 135 0 101 34 135 313 16:30 16:45 26 0 27 53 0 0 0 0 38 117 0 155 0 117 40 157 365 16:45 17:00 29 0 24 53 0 0 0 0 46 124 0 170 0 136 42 178 401 17:00 17:15 30 0 21 51 0 0 0 0 48 122 0 170 0 131 49 180 401 17:15 17:30 26 0 18 44 0 0 0 0 42 101 0 143 0 116 51 167 354 17:30 17:45 28 0 16 44 0 0 0 0 38 96 0 134 0 102 42 144 322 17:45 18:00 27 0 17 44 0 0 0 0 41 95 0 136 0 108 40 148 328 18:00 18:15 26 0 21 47 0 0 0 0 38 92 0 130 0 104 41 145 322 18:15 18:30 22 0 14 36 0 0 0 0 37 93 0 130 0 98 37 135 301 18:30 18:45 19 0 15 34 0 0 0 0 31 90 0 121 0 96 33 129 284 18:45 P.M. Total 281 0 231 512 0 0 0 0 453 1218 0 1671 0 1282 450 1732 3915 P.M. Total 1 Hour EB: Papennill Road WB: NB: Route 522 SB: Route 522 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 78 0 54 132 0 0 0 0 267 197 0 464 0 235 120 355 951 7:00 7:15 83 0 47 130 0 0 0 0 282 210 0 492 0 258 123 381 1003 7:15 7:30 80 0 39 119 0 0 0 0 279 233 0 512 0 274 115 389 1020 7:30 7:45 70 0 34 104 0 0 0 0 262 265 0 527 0 275 104 379 1010 7:45 8:00 56 0 28 84 0 0 0 0 246 287 0 533 0 270 94 364 981 8:00 8:15 45 0 22 67 0 0 0 0 225 287 0 512 0 263 87 350 929 8:15 8:30 36 0 22 58 0 0 0 0 218 284 0 502 0 254 86 340 900 8:30 8:45 31 0 22 53 0 0 0 0 209 256 0 465 0 247 85 332 850 8:45 9:00 34 0 25 59 0 0 0 0 204 228 0 432 0 247 86 333 824 9:00 16:00 74 0 85 159 0 0 0 0 132 405 0 537 0 391 115 506 1202 16:00 16:15 93 0 90 183 0 0 0 0 147 435 0 582 0 446 143 589 1354 16:15 16:30 106 0 94 200 0 0 0 0 166 464 0 630 0 485 165 650 1480 16:30 16:45 111 0 90 201 0 0 0 0 174 464 0 638 0 500 182 682 1521 16:45 17:00 113 0 79 192 0 0 0 0 174 443 0 617 0 485 184 669 1478 17:00 17:15 111 0 72 183 0 0 0 0 169 414 0 583 0 457 182 639 1405 17:15 17:30 107 0 72 179 0 0 0 0 159 384 0 543 0 430 174 604 1326 17:30 17:45 103 0 68 171 0 0 0 0 154 376 0 530 0 412 160 572 1273 17:45 18:00 94 0 67 161 0 0 0 0 147 370 0 517 0 406 151 557 1235 18:00 I Hour EB: Papermill Road WB: NB: Route 522 SB: Route 522 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 80 0 39 119 0 0 0 0 279 233 0 512 0 274 115 389 1020 7:30 A.M. Peak PHF = 0.88 PHF = #DIV/0! PHF = 0.97 PHF = 0.96 0.97 A.M. Peak 16:45 111 0 90 201 0 0 0 0 174 464 0 638 0 500 182 682 1521 16:45 P.M. Peak PHF = 0.95 PHF = #IDIV/0! PHP = 0.94 PHF = 0.95 0.95 P.M. Peak June 2005 Wakeland Properties — Front Royal Pike II. IMPACT ANALYSIS • Ln Ln 10 N N • 0 Bi("r'r61- 0685 THIS DEED OF GIFT, made this 16th day of March , 1992, between RALPH M. WAKE MAN and MAE C. WAKEMAN, his wife, Grantors, and RALPH M. WAKE MAN and REX L. WAKEMAN, Trustees, either of whom may act, being Trustees under a certain agreement dated March 16, 1992, known as AxFTAh^ *+ASiOR LAND TRUE, Grantees, whose address is 1106 East Macedonia Church Road, Stephens City, Frederick County, Virginia. WITNESSETH: In consideration of love and affection, Grantor grants and conveys, with General Warranty and English covenants of title, unto the said Ralph M. Wakeman and Rex L. Wakeman of Frederick County, Virginia, Trustees as aforesaid, all of the property, with appurtenances thereto belonging, set forth and describotl on the Schedule A attached hereto and by this reference made a part hereof. This conveyance is made to the said Trustees for the uses and purposes set forth herein and in the Wakeland Manor Land Trust AgrGGmert dated March 16. 1992, A Copy of said Agreement, and all amendments 'thereto, shall be kept and filed at 1106 East Macedonia Church Road, Stephens City, Frederick County, Virginia, and any other location designated by the Trustees. The parties agree, and this conveyance is made upon the express condition, that the Trustees shall have, and are by this deed granted, full power and authority, without the joinder of any person whatsoever, to sell, exchange, lease, encumber, or otherwise dispose of the property interests transferred and conveyed herein above or any part thereof, at one time or from time to time, and no person dealing with the parties of the second part shall be required to make further inquiry as to the right of the Trustees so to act, nor shall such person be required to inquire as to the disposition of any proceeds. • 6�716VC, 0686 No party dealing with the Trustees, or their successors, in relation to the property in any manner whatsoever, and no party to whom the property or any part thereof or any interest therein shall be conveyed, contracted to be sold, leased, or encumbered by the Trustees shall be obliged to: (a) See to the application of any purchase money, rent, or money borrowed or otherwise advanced on the property; (b) See that the terms of the Trust have been complied with; (c) Inquire into the authority, necessity, or expediency of any act of the Trustees; and (d) Be privileged to inquire into any of the terms of the Wakeland Manor Land Trust Agreement dated March 16, 1992. k7aery deed, mortgage, leasee, or other instrument executed by tha Trustees in relation to the property shall be conclusive evidence in favor of dvery person claiming any right, title, or interest thereunder; (a) that at the time of the delivery thereof the Wakeland Manor Land Trust Agreement was in full force and effect; (b) that such instrument was executed in accordance with the terms and conditions hereof and of the Wakeland Manor Land Trust Agreement and is binding upon all beneficiaries thereunder; (c) that the Trustees were duly authorized and empowered to execute and deliver every such instrument; and (d) if a conveyance has been made to a successor or successors in trust, or an appointment of a successor Trustee or successor Trustees has been made, that such successor Trustee or successor Trustees have been properly appointed and are fully vested with all the title, estate, rights, powers, duties, and • • is 0K7761k,,0687 obligations of its, her, his, or their predecessors in trust. The Trustees shall have no individual liability or obligation whatsoever arising from their ownership, as Trusteesr of the legal title to said property, or with respect to any act done or contract entered into or indebtedness incurred by them in dealing with said property, or in otherwise acting as such Trustees, except only so far as said trust property and any trust funds in the actual possession of the Trustees shall be applicable to the payment and discharge thereof. The word "Trustee" or "Trustees" as used herein shall include the singular and the plural, as the case may be, and any successor Trustee or Trustees. This deed is governed by, and is to be read and construed with reference to, Section 55-17.1 of the Code of Virginia, and pursuant to Section 55-17.1 the trust created by this conveyance shall not fail, nor shall any use relating to the herein described property be defeated because no beneficiaries are specified by name hersir, of bacaasa no duties are imposed upon the Trustees. This instrument is a deed of gift and is not to secure a debt or to indemnify a surety. IN WITNESS WIHEREOF, the said parties have set their hands and seals, all as of the day and year first above written. 3 _(SEAL) i<AI&H M. WAKEMAN ��srwe.✓(SEAL) MAE C. WAKEMAN • 0 • • 0 sit 7 7 G r c U a 694&—�c Lar�(Sm) LP M.-WAKEMAN, TRUSTEE �jL i5�• il/r�,2�tfet'<^/ (SEAL) REX WAKEMAN, TRUSTEE STATE OF VSRGINI City/County of �Z—, to -wit: The gro5o was acknowledged before me this day of, 1992, by RALPH M. WAKEMAN, in his capac ty as Grs capacity as Trustee. My Commission expires: b O, � PUBLIC �%yi1, NOT STATE OF VIRGINI , City/county of /4LT, to -wit: The foregoin instrument was acknowledged before me this �14� day of �, 1992, by MAE C. WAKEMAN, in her capacity as Grant r_ My Commission expires: '������ ' NOTARY PUBLIC STATE OF �� city/countyty of of , to -wit: The fo egoirig instrument was acknowledged before me this U day of , 1992, by REX L. WA.ZEMAN, in his capacity as Trustee. My Commission expires: ��: 30 MV �NOT YPLC • 0 0 SCHEDULE A - property Descriptions for Deed of Gift Dated the 16th day of March _, 1992 Tax Map #75 A 100% All of that certain tract or parcel of land containing 134 acres, more or less, together with the improvements thereon and the appurtenances, rights, rights of way and privileges thereunto belonging, lying and being situate in Shawnee Magisterial District (formerly located in opequon Magisterial District), Frederick county, Virginia, (previous Deeds recite Shawnee District), on the North side of but not abutting Virginia Secondary Highway Route No. 642, about one mile West of Macedonia Church, and more particularly described by a survey of S.M. Boyd, Jr., C.L.S., dated O'anuary 20, 1962, as follows: "BEGINNING at an iron pin in line Of Smoot, corner of Owens and Lotslocated lter M. Shade, et said point being northeasterly from post in north boundary of Route #642; running thence with Smoot N 34 deg. 50 min. 20 sec. E 2118.96 feet to iron pin at post of cross fence, thence still with Smoot N 33 deg. 59 min. 30 sec. E 1648.10 feet to iron pin in line of thence With Shoemaker N 89 deg. 39 min. 20 sec. W 2714.58 feet to iron, pin at fence e of Wakeman, thence corner in n with Wakeman d52deg. 50min- 20 sec. E 1013.71 feet to iron pin at stump, south aide of Branch, thence S 48 deg. 43 min. 30 sec. W 3033.84 feet to iron pin, corner of Walter M. 5badmin is E thence s S 2133.72 feet d tootthe 75 deg. beginning," and being the same land conveyed to Ralph M. Wakeman by Deed dated January 26, 1962, from Rebecca J. Owens, widow, of record in the Clerk's office of the Circuit court of Frederick County, Virginia, in Dead Boot[ 275 at Page 620. r, 0 • • 8 K f f EIriIE 90 SCHEDULE A Property Descriptions for Deed of Gift Dated the 16th day of March , 1992 Tax Map #75D 4 1 110 #75D 4 1 111 #75D 4 1 112 475D 4 1 114 #75D 4 1 115 #75D 4 1 116 #75D 4 1 117 '#75D 4 1 118 #75D 4 1 119 #75D 4 1 120 #75D 4 1 121 #75D 4 1 122 #75D 4 1 123 #75D 4 1 124 #75D 4 1 125 #75D 4 1 126 #75D 4 1 127 #75D 4 1 128 #75D 4 1 129 #75D 4 1 130 #75D 4 1 131 #75D 4 1 132 #75D 4 1 133 #75D 4 1 134 #75D 4 1 135 #75D 4 1 136 #75D 4 1 138 #75D 4 1 139 #75D 4 1 141 #75 A 101 All of those certain lots or parcels of land, together with the improvements thereon and the appurtenances thereunto belonging, containing a total of 240 acres, more or less, lying and being situate about seven miles Southwest of Winchester, in Shawnee Magisterial District (formerly located in Opequon Magisterial District), Frederick County,. Virginia, INCLUDING Lot Numbers 110 - 141 as shown on the plat and survey of Phase I, Wakeland Manor, attached to the Dead of Dedication of Wakeland Manor - Phase I, dated February 12, 1991, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 756 at Page 482, at. seq.; AND BEING the same property conveyed to Ralph M. Wakeman and Mae C. Wakeman, his wife, by Deed dated March 11, 1952, from Maurice S. Vincent and Oneita M. Vincent, his wife, of record in the aforesaid Clerk's Office in Deed Book 222 at Page 565; LESS AND EXCELIP the following conveyances: Lot 140 was conveyed to Rex Lane Wakeman and Deborah L. Wakeman, his wife, by Deed of Gift dated March 6, 1991, of record in the aforesaid Clerk's Office in Dead Book 757 at Page 886; Lot 137 was conveyed to Wakeland Manor, Inc.: a Virginia Corporation, by Deed of Gift dated September 18, 1991, of record in the aforesaid Clerk's Office In Deed Book 765 at Page 1502; and Lot 113 was conveyed to Wakeland Manor, Inc., a Virginia Corporation by Deed of Gift dated March 4, 1992, of record in the aforesaid Clerk's Office in Deed Book 773 at Page 611. A • 8Kl � 6!'G069 1 SCHEDULE A - Property Descriptions fora Deed of Gift 1992 Dated the day of Tax Map #64 A 29: Tax Map #64 A 30: All of that certain real estate, together with the improvements thereon and all rights, privileges, appurtenances, easements and rights of way thereunto belonging or in anywise appertaining, containing seven (7) acres, more or less, and lying and being situate on the mast side of U.S. Route 522, in Shawnee Magisterial District, Frederick County, Virginia; and being the same property conveyed to Ralph M. Wakeman by Deed dated May 26, • 1983, from David S. Whitacre, Substitute Trustee, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 560 at Page 43. 10 • Blt7r o's u692 SCHEDULE A - Property Descriptions for Deed of Gift Dated the 16th day of March , 1992 Tax Map #74A03A 101: All of that certain parcel of land, containing approximately one (1) acre, less and excepting that certain portion of land conveyed to J. Paul Kauffman, improved by a frame dwelling, and located on the West side of the, Valley Turnpike, or u.S. Route li, in the Town of Stephens city, Frederick county, Virginia, adjoining said Turnpike on the East, a roadway on the South, the lands now or formerly owned by Adams on the West, and the lands now or formerly owned by Frank Barley on the North; and being all of that remaining portion of land conveyed to Ralph M. Wakeman and Mae C. Wakeman, his wife, by Deed dated March 15, 195B, from Ernest E. Painter and Ruth S. Painter, his wife, Fred E. Painter and Margaret F. Painter, his wife, Rene R. Pain -ter, single, and Virginia H. Painter, single, by Robert E. Painter, their Attorney -in -Fact, of record in the Clerk's Office of the circuit Court of Frederick County, Virginia, in Deed Book 255 at Page 23. A • • E • 0 UppKr II I ! i] r li � SCHEDULE A - Property Descriptions for Dee' of rift Dated the 16th day of March , 1992 Tax Map #75C 1 11: Tar. Map #75C 1 12: Tax Map #75C 1 13: All of those three certain lots or parcels of land designated as Lots 11, 12 and 13 in Macedonia Acres, lying and being eituate on the North side of Virginia Secondary Road No. 642, in Shawnee Magisterial District (formerly located in Opequon Magisterial District, Frederick County, Virginia, Lot No. 11 being bounded on the East by a right of way and havinv a frontage on said road of 90 feet and a depth between parallel lines of 487.2 feet; Lot No. 12 having a frontage of 95 feet and a depth between parallel lines of 487.2 feet3 and Lot No. 13 having a frontage of 100 feet and a depth between parallel lines of 487.2 feet, the plat of which, made by Lee A. Ebert, Certified Surveyor, is recorded with the Deed of Dedication dated December 13, 1955, in the Clerk's office of the Circuit Court of Frederick County, Virginia, in Deed Book 239 at Page 215, made by Walter M. Shade, and the Deed of Correction stated September 24, 1955, recorded in said Clerk's Office in need Book 238 at Page 294, wherein his wife, Elsie D. Shade, joins in said Deed of Dedication; and being the same property conveyed to Ralph M. Wakeman by Deed dated March 3, 1964, from Mabel L. Jones and Paul L. Jones, her husband, of record in the aforesaid Clerk's Office in Deed Book 298 at Page 488. 0 altI r'�r:G694 SCHEDULE A - Property Descriptions for Deed of Gift Dated the 16th day of March , 1992 Tax Map #75D 4 F1 77: Tax Map #75D 4 F1 89: Tax Map #75D 4 F1 90: Tax Map #75D 4 Fl 91: Tax Map #75D 4 F1 92: Tax Map #75D 4 F1 104: Talc Map #75D 4 F1 107: Tax Map #75D 4 F1 108; Tax Map #75D 4 F1 109; All of those certain lots or parcels of land, together with the improvements thereon and the appurtenances thereunto belonging, lying and being situate in Shawnee Magisterial District, Frederick County, Virginia, designated as Lot. Numbers 77, 89, 90, 91, 92, 104, 107, 108 and 109 on the plat and survey of Section F- 1, Wakeland Manor, attached to the Deed of Dedication of Wakelar:a Manor dated March 12, 1987, of record in the Clerk's Office of the Circuit court of Frederick county, Virginia, in Deed Book 641 at Page 394, g-t. sect.; and being a portion of the same property conveyed to Ralph M. Wakeman and Mae C. Wakeman, his wife, by Deed dated March 11, 1952, of record in the aforesaid Clerk's office in Deed Book 222 at Page 565. I -fir VIKINM MEDEPi+.�K Cam', SCT' ? This instrumast of w w=o to n the Y and with Mute of ac jed# snt #Wao annaxed wes sdm' to raiaxd. CLERK i R M #2287- QRIN H. RITTER TO: tt :t DEED PAUL KAUFTMM, ET AL 14 , 4W THIS DEED, viado this day of r\b.$-- 1978, between Orin H. Ritter, Divorced, of the gne part, hereinafter called the Grantor and Paul Kauffmatt and Linwood D. Ritter„ Partners, trading as K & R Properties, of the other part, hereinafter called the Grant***. WITNESSITHs TI-at for and in consideration of the sum of Tan Dollars (410.00). cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, .the Grantor does grant and convoy, with General Warranty and with English Covenants of Title, unto the Grant**, in fee simple, together with all rights, rights of way, privileges and appurtenanc thereto belonging, all that certain tract or parcel of land containing 7 Acres, more or lose, lying and being situate on the Zest side of'U. S. Route 522 in Shawnee Hagisterial District, Frederick County, Virginia, and one (1) piece of property being the same property conveyed to Harry L. Ritter and Dovis Ritter by deed of D. C. Harrison, at ux, dated June 12, 1931, of record in the aforesaid Clark's Office in Deed Book 162, at Page 76, and the other being the same piece of property conveyed to HarrY L. Ritter and Dovis Ritter by dead of Susannah Solenberger, widow, dated April 2, 1934, of record in the aforesaid Clark's Office in Deed Book 231, at Page 154, LESS AND EXCEPT a conveyance off to Roy 3. Frye of a parcel of land 35 feet by 200 feet, f record in the aforesaid Clark's Office in Dead Book 256, Page t 3851 a parcel of land retained by Dovie Ritter 58 feet rec ord Page y 200 feet adjoining the Frye tract more particularly described deed recorded in the aforesaid Clerk's Office in Deed Book 51. at Page 181 and a snail strip of land conveyed to the MA"02" a "Name ealth of Virginia for the widening of U. S. Rout* 522; d further being the sans property con,myed to Orin H. Ritter :: •;. snrr 494 rut 98 and Colleen V. Ritter, his wife„ by dead dated February 20, "? 1969, from Dovie Ritter, widow, at al, of record in the aforesaid Clerk's Office in Dead book 351, at Page 18, and by devise to Orin H. Ritter undar Article III of the Last Will and Testament of his father, ,Harry L. Ritter, who died testate November 27, s 1958, a resident of Frederick County, Virginia. The Last �`'•`' Will and Testament of the said Harry L. Ritter is dated September ' 10. 1949, probated December 12, 1958, and duly recorded in +; the aforesaid Clerk's Office in Will book 63, at Page 125; and further being the same property in which Colleen V. Rathel (formerly Colleen V. Ritter) conveyed all her right, title and iaterest in and to the Grantor herein by that certain Dead * , w; of Zxchange, dated June 16, 1978, of record in the aforesaid ...' ,.". Clerk's Office in Dead book 493, at Page 379. A reference to the aforesaid deeds and will and to the references contained therein is here made for a further and .:: more particular description of the property. This conveyance is made subject to all legally enforceable t restrictive covenants and easements of record affecting the ~o aforesaid realty. �~r It is understood and agreed by all parties hereto (as evidenced by their signatures hereto) that the subject property F' y� is being conveyed to the Grantees subject to the right of the Grantor to exclusively use and possess, from the dare hereof, to July 1, 1986. the three (3) storage buildingL (such buildings ��'•' formerly being used as a barn, corn crib and chicken house) that are situato on much property. The Grantor shallinot be obligated to pay any costs, including rent, for the use of p.Z'r such buildings and shall have free and unlimited access between �arusn.w,er such buildings and Route 522. The Grantor shall be allowed r ►', rwwno w ,.0 a..u.w...w.. to make any such repairs and improvements to such property -2, • • June 2005 Wakeland Properties — Front Royal Pike V• DEED ViewDetail i Real Estate Public Inquiry Ticket Del q ry Page 1 of 1 Department# : RE2005 Ticket #:: 362210001 FRQ: 1 Sup#: 0 Name: WAKELAND MANOR LAND TRUST Map#: 64 A 29 Name 2: Address: Description: 5.00 ACRES 300 CRAIG DR STEPHENS CITY, VA t22655 Bill Date: 06/06/2005 Due Date: 06/06/2005 Land: $144,000 Improve: $213,600 Use: Original Bill: $938.70 Payments: $938.70- Discount: Penalty Paid: Int Paid: Last Date: 06/03/2005 Amount Owed: Other: Total Owed: Penalty: Interest: Note that if payment has been received within the last 10 business days, any returned items may not be posted at this time. Please check the website main. Date Type Transaction # Amount Balance 6/6/2005 Charge 0 $938.70 $938.70 6/3/2005 Payment 12379 ($938.70) $0.00 1 Use the print key for your browser to print a copy of taxes paid for this year, New Search Previous https://www.co. frederick.va.its/applications/REPublicInquityNiewDetail.aspx 6/10/2005 ViewDetail Real Estate Public Inquiry Ticket Detail � .v ail Page 1 of 1 Department# : RE2005 Ticket #: 362220001 ' FRQ: 1 Sup#: 0 Name: WAKELAND MANOR LAND TRUST Map#: 64 A 30 Name 2: Address: Description: 12.26 ACRES 300 CRAIG DR STEPHENS CITY, VA. 22655 Bill Date: 06/06/2005 Due Date: 06/06/2005 Land: $15,800 Improve: Use: Original Bill: $41.48 Payments: $41.48- Discount: Penalty Paid: Int Paid: Amount Owed: Other: Total Owed: Penalty: Last Date: 06/03/2005 Interest: Note that if payment has been received within the last 10 business days, any returned items may not be hosted at this time. Please check the website miain. Date Ty1)e Transaction # Amount Balance 6/6/2005 Charge 0 $41.48 $41.48 6/3/2005 Payment 12379 ($41.48) $0.00 1 Use the print key for your browser to print a copy of taxes paid for this year. New Search Previous https://www.co.frederick.va.us/applications/RE-Publiclnquiry/ViewDetai1.aspx 6/10/2005 0 0 June 2005 Wakeland Properties — Front Royal Pike " • TAX TICKET RECEIVED FROM U, ADDRESS Y No. 26 7 5 DATE A MT AMACCT. CAS H AMT. PAID 7 C, K BALANCE QUE0 ORDER V ------DOLLARS$ A-13 BY [1 5 e c a i 1 y e n h J J o c u m. n t. S t bL, k f o J e r 2772 L.0 �N X %X IWAKELAND MANOR, X CRAIG DRIVE 'N" �1, , V, Nl- X, .'STEPHENS CITY, VA 22655 NX, X, N /,,N-N/ \e".' 68-4261514 fib -DATE 47011 7 TO THE- - \ Xx $ PAY ORDER OF DOLLARS.12 Z: VN,` Ne, N XX N N BB&T\\ BRANCH BANKING AND TRUST UpANY-i. Xv/ //X'-"' /\,,`�X —�N /k STEPHENS CITY, VIRGIN]A xl v P-TH 6`f-f}`% �(`-30 `r'.� -/�" - '�<'� ;"�����.r FOR 115002 7 7 2111 1:0 5 1 L.0 4 2 ED: S 2 3 154 213?i3nl M FILE COPY TO: Finance Department 0 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 MEMORANDUM FROM: Pam Deeter, Office Assistant I1 SUBJECT: Return Of Sign Deposit DATE: August 18, 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 sign for a Rezoning #10-05 for Wakeland Properties. 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: Wakeland Manor LC 300 Craig Drive Stephens City, VA 22655 RSA/pd SRI Y �� � • 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 if 0 • DATE- No 127435 �� C� CVn . ~ ;a 4— - RECEIVED FROM ('- Q FOR RENT Fi- LARS v i r -ti ACCOUNT OCASH PAYMENT FROM (�CK TO % BAL. DUE MONEY BYJ_-1 dOORDER +� / �( 1182 HZNow HHZ „O'iHs ZS3'dj N3WdOaiAH4 19 DIAIN SOOZ/9 xoau0 Sn0I2IVA # 00'T60S 14se0 09'Z m 00'OS • 00' 00', 00'OS -_ aoue-[leg IIII'� snoznazd • S anQ aoueTeS* $ pTed qunouIV � �saza�ul j,�Teuad T edTOUTId $ pTed buzaS #food S60T # gdac : # • sue.zs Z99EO d0/'Id0 :39qsz6a2i a�eQ SOOZ/VT/9 ' TOOOVOS0000:# �axozs US FI�DERDUiipe pa ExtendedondaTreaSUter,S O V.4 j�S eotS • hours lulgh mat be F�daY 8 ce "oUts .R •�'E . • . ,1or . details 1elo a,I i g peak S. 00 pm at e thNJCLE LI • . • • • ... • media mes, watt e the State CEASE h ••• •. best o ft� ent and P RECJS7, • • . r BUsy , O ledBures here RA TTOIy • . ,heSs ge \ n yes are true fill and 0)7 OnINNdaa SyISOdHQ nSIS 2ISySHHONII SZZO-V09ZZ VA ` SZZ XOS 'O'd I Id '33OQN2i0 VIVI'I'IIM *O X,NnOO moildHQ32i3 y d I H O H 'd X d s --- No REZONING APPLICA TION N FIV Shen dgah Memprial Fmk r _° �r ,� U. jo r Mill eape 44 PROJECT AREA `.,..�. 7r • Shen'�i oah } Mobil Court .-. �.' 1� y • r' +k J1P WAKELAND PROPERTIES DUNE 2005 Prepared By: Patton H arris Rust & Associates,pc Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street, Suite 200 PHPAWinchester, Virginia 22601 T 540.665.2139 F 540.665.0493 0493 0 40 June 2005 Wakeland Properties — Front Royal Pike Table of Contents Application II. Impact Analysis III. Proposed Proffer Statement IV. Agency Comments V. Deed VI. Tax Ticket COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING July 27, 2005 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #10-05 FOR WAKELAND PROPERTIES On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, August 10, 2005, at 5:00 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 910-05 of Wakeland Properties, submitted by Patton Harris Rust & Associates, to rezone 7.26 acres from RA (Rural Areas) District to B2 (General Business) District for general commercial uses. The properties are located east and adjacent to Front Royal Pike (Route 522), approximately 350 feet south of the Papermill Road intersection, in the Shawnee Magisterial District, and are identified by Property Identification Numbers (PINS) 64-A-29 and 64-A-30. 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, Susan K. Eddy Senior Planner SKE/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify at he attached correspondence was mailed to the following on `7 JZ?d S from the Department of Planning and Development, Frederick County, Virginia: 76 . A. • 1• 64 - A- - 29- WAKELAND MANOR LAND TRUST 300 CRAIG DR STEPHENS CITY, VA 22655.2367 Patton Iarris Rust Associates, PC Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 1 64 - A- - 24- HALDEMAN, PAUL M JR, TRUST CIO FIRST BANK - TRUST DIVISIO 1835 VALLEY AVE WINCHESTER, VA 22601 64 - A- - 28- WALLACE, RANDALL S 1375 FRONT ROYAL PIKE WINCHESTER, VA 22602.4426 64 -A- - 31- TEVALT, PATRICK H 1351 FRONT ROYAL PIKE WINCHESTER, VA 22602.4426 64 - A- - 32- WILLIS, MARGARET C ETALS 735 REDBUD RD WINCHESTER,VA 22603-4754 SHENANDOAH MOBILE COURT, INC. 1405 FRONT ROYAL PIKE WINCHESTER, VA 22602.4427 76 -A-- 5 RUSSELL, DARYL R ET AL S CO TRUSTEES 281 LAURELWOOD OR 22602 4437 WINCHESTER, VA Susan K. Eddy, Senior Plannerd- Frederick County Planning Dept. STATE OF VIRGINIA COUNTX F FREDERICI a Notary Public in and for the State and County aforesaid, do her y certify that Susan ddy, Senior Planner for the De artme It of Planning and Development, whose name is signed to the foregoing, dated — ,has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this 4 &XA day of My commission expires on (J���- 4 t C�-Ct) D r TO:BARBARA-DATA PROCESSING FROM: Bev -Planning Dept. Please print sets of labels by /����-� THANK$!! Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2„ d floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Address Property Identification Number (PIN) Name: Paul M. Haldeman, Jr. Trust 0 BB& Trust Property #: 64-A-24 ,- 3 8 R uss A ue 3 S V ct l l e y �ve Winche er, Vi inia 22601 W J�c�P3�er� Name: Randall S. Wallace 1375 Front Royal Pike Property #: 64-A-28 Winchester, Virginia 22602 Name: Patrick H. Tevalt 1351 Front Royal Pike Property #: 64-A-31 Winchester, Virginia 22602 Name: Margaret C. Willis et al 735 Red Bud Road Property #: 64-A-32 - Winchester, Virginia 22603 Name: Shenandoah Mobile Court, Inc. 1405 Front Royal Pike Property #: 76-A-1 Winchester, Virginia 22602 Name: I ( I ls co-4ruskts Z z31 Laure l waoc� -[Dr;\l e- Property #: -7G - p�- 5 W ">`c �eS�c� , Ulk ZZ(aZ Name: Property #: Name: Property #: Name: Property #: Name: Property #: Tres' Do. E TO: BARBARA-DATA PRO SSING PPOW Bev -planning Dept. Please print sets of labels by Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Address Property Identification Number (PIN) Name: Paul M. Haldeman, Jr. Trust Property #: 64-A-24 CYBB& Trust Os 3 5 V�aslf I bYa Im 38 R A ceer, VWna22601 sve uss e W , iNc. e A erg Name: Randall S. Wallace Property #: 64-A-28 1375 Front Royal Pike Winchester, Virginia 22602 Name: Patrick H. Tevalt Property #: 64-A-31 1351 Front Royal Pike Winchester, Virginia 22602 Name: Margaret C. Willis et al Property #: 64-A-32 735 Red Bud Road Winchester, Virginia 22603 Name: Shenandoah Mobile Court, Inc. 1405 Front Royal Pike Property #: 76-A-1 Winchester, Virginia 22602 Name: asscll r���als co-Frus s Property#: ZG,., - Z8 Laurelcua�d [jam;�1e- Name: Property #: Name: Property #: Name: Property #: Name: Property #: &Zae— -11t, - T-T-Us-+O1 A z ZC-( COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC NEARING June 22, 2005 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #10-05 FOR WAKELAND PROPERTIES On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, July 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 910-05 of Wakeland Properties, submitted by Patton Harris Rust & Associates, to rezone 7.26 acres from RA (Rural Areas) District to B2 (General Business) District for general commercial uses. The properties are located east and adjacent to Front Royal Pike (Route 522), approximately 350 feet south of the Papermill Road intersection, in the Shawnee Magisterial District, and are identified by Property Identification Numbers (PINS) 64-A-29 and 64-A-30. 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, T, Ad-�' Susan K. Eddy Senior Planner SKE/bad 107 North Dent Street, Suite 202 o Winchester, Virginia 22601-5000 L,J This is to certify that the attached correspondence was mailed to the following on ��— _. from the Department of Planning and Development, Frederick County, Virginia: 76 -A- - 1- 64 - A- - 29- SHENANDOAH MOBILE COURT, INC. WAKELAND MANOR LAND TRUST 300 CRAIG DR 1405 FRONT ROYAL PIKE STEPHENS CITY, VA 22655-2367 WINCHESTER, VA 22602.4427 Patton Harris Rust Associates, PC Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 64 - A- - 24- HALDEMAN, PAUL M JR, TRUST CIO FIRST BANK - TRUST DIVISIO 1835 VALLEY AVE WINCHESTER, VA 22601 64 - A- - 28- WALLACE, RANDALL S 1375 FRONT ROYAL PIKE WINCHESTER, VA 64 -A- - 31- TEVALT, PATRICK H 1351 FRONT ROYAL PIKE WINCHESTER. VA 64 - A- - 32- WILLIS, MARGARET C ETALS 735 REDBUD RD 22602.4426 j'q-P) Z—I ,)Gn,.aa,)e WINCHESTER, VA 22603.4754 76 -A- - 5- RUSSELL, DARYL R ET ALS CO -TRUSTEES 281 LAURELWOOD DR WINCHESTER, VA 22602.4437 4-�� X. �§&) Susan K. Eddy, Senior Plann Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK fJ a Notary Public in and for the State and County aforesaid, do here y certify that Sus-an"It. Eddy, Senior Planner for the Dep tment of Planning and Development, whose name is signed to the foregoing, dated �- - o has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this 4�."t✓Xday of My commission expires on NOTARY PU - LIC N W S E DEPT. OF GEOGRAPHIC INFORMATIO FREDEFICK COUNTY, VIRGw- GIS, MAPPING, GRAPHICS WORKREQUEST DATE RECEIVED: �Ad/os- REQWTED COMPLETION DATE: REQUESTING AGENT: 1x-KCJ z - Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: FAX: E-mail Address: ESTIMATED COST OF PROTECT: DESCRIPTION OF REQUEST: (Write additional information on back of request) ot DIGITAL: PAPER FAX: E-MAIL: SIZES: COLOR: BLACK 7=: NUMBER OF COPIES: STAFF MEMBER COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQ=D: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 7-2601, (540)665-5651) Document Approval Form JUN 10 2005 PLEASE REVIEW THE ATTACHED DOCUNEENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE IlZITAL AND PROVIDE THE DATE AND TTE OF YOUR APPROVAL. rF THIS DOCUMF_NT DOES NOT MEET YO UR APPRO VAL PLEASE PR 0WDE COhLVENTSAS TO WHAT YOU WOULD T, TO HAVE COMPLETED. ril TLk—M DATE &TIME Candice David Susan s+cr= to o s o 0 Eric cogs: -Fr- jAe_ add;- -orn� �Ur M� n� � lx �oceY�ocJSe- !'�SQI- • �e - rum model • Received by Clcrical Staff (Date & Time):