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002-98 Tasker Road & Warrior Rd. Comm. - Approved - Backfile (2)
k Date �\ RECEIPT----- Q �g� C V 4 3 `C ) 2 17 r � Received From - Address 1 �a p' `� '-� c ' ��� Dollars $ �> For ACCOUNT HOW, Ca 4 AMT OF ACCOUNT CASH �--' AMT. PAID CHECK i By BALANCE DUE MONEY ORDER Date TRACKING SHEET Application received/file opened Reference manual updated/number assigned l/ D-base updated File given to office manager to update bi-monthly report ;L-JEff Four sets of adjoiner labels ordered from data processing 40 color location maps ordered from GIS PC public hearing date ACTION: ��° (� �►1 ��1 Qy� d p�®p 1 BOS public hearing date ACTION: 5 'tq-g WSigned copy of resolution for amendment of ordinance, with conditions proffered, received from County Administrator's office and placed in Proffers notebook. (Note: if no proffers, resolution goes in amendments without proffers notebook.) 5--m-qg 04. 04. 4f� ,& File given to office manager to update bi-monthly report (final action) File given to Mapping & Graphics to update zoning map Zoning map amended Other notes: 0 Ll z1, 3 CF,(I -< -70 '? 6 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/678-0682 May 19, 1998 G. W. Clifford & Associates, Inc. 200 N. Cameron Street Winchester, VA 22601 RE: REZONING APPLICATION #002-98 OF TASKER ROAD AND WARRIOR ROAD COMMERCIAL; PIN's 75-A-104, 105 and 117 Dear Steve: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of April 8, 1998. The Board approved your request to rezone 3 5.6774 acres, identified as PIN's 75-A-104, 105 and 117, in the Opequon Magisterial District. The proffers that were approved as a part of this rezoning application are unique to this property and are binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Evan A. Wyatt Deputy Director EAW/cc Attachment cc: Robert Sager, Opequon District Supervisor Bowman & Glaize Steve Melnikoff, VDOT Denny Linaburg, Fire Marshal 0:\AGENDAS\APPR DEN.LTR\TSKRWARR.REZ 107 North Kent Street • Winchester, Virginia 22601-5000 0 REZONING REQUEST PROFFER Property Identification Numbers 75-((A))-104,105 & 107 Opequon Magisterial District JASBO, INC., FRED L. GLAIZE, III, FREDERICK DEVELOPMENT, INC. & JAMES L. BOWMAN "Tasker Road and Warrior Road Commercial" Preliminary Matters Pursuant to Section 15.2 - 2296 et. seg. of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #002-98 for the rezoning of 35.6774 acres from Residential Performance (RP) Zoning District to the Business General (B-2) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Transportation Improvements to Offset Impact of Development A traffic impact study will be conducted using VDOT procedures for each site development use proposed within the Tasker Road and Warrior Road Commercial site at the time of site plan review. Improvements will be constructed by the undersigned as required by VDOT regulations for the predicted traffic impacts based upon the specific use proposed. Restricted Uses The undersigned, who owns the above described property, hereby voluntarily proffers that if the Board of Supervisors for Frederick County, Virginia approves the rezoning of 35.6774 acres, lying along Tasker Drive in the Opequon. Magisterial District of Frederick County, Virginia from RP to B-2, the undersigned will restrict the use of the property by not allowing the following uses: 0 • REZONING REQUEST PROFFER Property Identification Number 75-((A))-104, 105 & 107 "rasker Road and Warrior Road Commercial " Page 2 • Automotive dealers • Gasoline service stations (pumps at convenience stores are allowed) • Hotels and motels , • Car washes • Golf driving ranges and miniture golf courses • Batting cages • Membership organizations • Civic, Social and fraternal organizations • Funeral homes & crematoriums • Drive-in theaters Restricted Hours of Operation The undersigned, who owns the above described property, hereby voluntarily proffers that if the Board of Supervisors for Frederick County, Virginia approves the rezoning of 35.6774 acres, lying along Tasker Road in the Opequon Magisterial District of Frederick County, Virginia from RP to B-2, the undersigned shall restrict hours of operation by requiring businesses to be closed from 11:00 p.m. to 6:00 a.m. Parcels to be Rezoned B-2 The undersigned, who owns the above described property, hereby voluntarily proffers that if the Board of Supervisors for Frederick County, Virginia approves the rezoning of 35.6774 acres, lying along Tasker Road in the Opequon Magisterial District of Frederick County, Virginia from RP to B-2, the undersigned reduces the rezoning request by eliminating parcel 1 as shown on the attached plan entitled "Tasker Road & Warrior Road" dated 2/10/98 by Gilbert W. Clifford & Associates. Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors fo'r the County of Frederick, Virginia approves the rezoning of 35.6774 acres, lying along Tasker Drive in the Opequon Magisterial District of Frederick County, Virginia from RP to B-2, the undersigned will pay to Frederick County for the Stephens City Fire and Rescue Company the sum of $6,545.97 at the time the first building permit is applied for and issued. 0 0 REZONING REQUEST PROFFER Property Identification Number 75-((A))-104,105 & 107 'Tasker Road and Warrior Road Commercial " Page 3 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, By: C Date: Jasb Inc., James L. Bowman, Pres'dent By; �a Date: /T� — Fred L. Glaize, III STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instr=ent was acknowledged before me this 14_ day of fyi Cu.. 1998, by J4mcS L f!c>,dr1.E 1oo,"S--Nc. My Commission expires 3 ,Ak 3 , 2- 0yp Notary Public M STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this S day of M 1998, by err L_ Cn \n �zr V_\ My Commission expires 3 N _ Z Q!"�o Notary Public 11 REZONING REQUEST PROFFER Property Identification Number 75-((A))-104, 105 & 107 'Tasker Road and Warrior Road Commercial " Page 4 By: '`�-' Date: 5 l 41 Ja L. Bowman By: ���_._� c'-� M� Date: Frederick Development Co., Inc. Fred L. Glaize, III, Vice President STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 4 day of M o—, 1998, by J c,r,-.c S. l— . & o, _ r, a r, forJasbo, Ir►c My Commission expires J \,,, 3 _ z oo Notar ,- P ublic , � �1'-1 Z�� STATE OF VIRGINIA, AT LARGE TTHOERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 5 day of ' -n c," 1998, by '�7fe_d Ca\o.�zc . �i�cc for Frederick Development, Inc. My Commissionexpires �_),0 3 Zc�c: NotaryPublic COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/678-0682 MEMORANDUM TO: Finance Department FROM: Karen A. Cain, Receptionist/Clerk lTypist II SLIBJECT: Return Of Sign Deposit DATE: April 16, 1998 The amount of $75.00 was deposited in line item #10-1911-08 for the business named below as a deposit for three signs for Rezoning Application #002-98. They have now returned the signs and are therefore entitled to the return of their deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $75.00 to: RSA/kac Bowman & Glaize P.O. Box 888 Winchester, VA 22604-0888 107 North Kent Street - Winchester, Virginia 22601-5000 0 • 0 • PC REVIEW DATE: 03/04/98 BOS REVIEW DATE: 04/08/98 REZONING APPLICATION #002-98 TASKER ROAD AND WARRIOR ROAD COMMERCIAL To Rezone 38.-1.919 Acres from RP (Residential Performance) to B2 (Business General) LOCATION: This property is located at the intersection of Tasker Road (relocated Route 642) and proposed Warrior Road, and approximately 1,000' + west of the Tasker Road and Warrior Road intersection along the north side of Tasker Road. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 75-A-104, 105 and 117 PROPERTY ZONING & PRESENT USE: Zoned: RP, Residential Performance District Land Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned: RP, Residential Performance Use: Residential & Vacant South: Zoned: RA, Rural Areas Use: Residential & Regional Park East: Zoned: RA, Rural Areas Use: Residential & Vacant West: Zoned: RP, Residential Performance Use: Residential & Vacant PROPOSED USE: Commercial (office & retail) REVIEW EVALUATIONS: Virginia Dept. of Transportation: See attached letters dated Jan. 30, 1998 front Steven Melnikoff and Oct. 30, I997 front Robert Childress. • • 0 • Tasker Road and Warrior Road Commercial, REZ #002-98 Page 2 March 31, 1998 Frederick Co. Sanitation Authority: Water and sewer are available. Public Works: See attached letter dated Oct. 20, 1997 from Ed Strawsnyder. Fire and Rescue: Recommends approval of this request. Stephens City Fire and Rescue: The Stephens City Volunteer Fire and Rescue Company has no objection to the rezoning request. County Attorney: If signed by owner, proffer appears to be in proper form. Planning & Zoning: 1) Site History The applicant has proposed to rezone 3,8-:-1979 acres of the total 329.83 acres comprised of parcels 75-A-104, 105, and 117 from RP, Residential Performance District to B2, Business General District. The following provides a brief summary of the zoning history for each parcel: Parcel 75-A-104 is depicted on the original zoning maps as R-3, Residential General District. This zoning of this parcel was changed to RP, Residential Performance District on September 28, 1983 when the RP District replaced the R-1, R-2, R-3, and R-6 Districts. The Board of Supervisors approved Rezoning Application #001-88 for ADD Partnership on May 10, 1989. This action rezoned parcel 75-A-105 from A-2, Agricultural General District to RP, Residential Performance District. A portion of this parcel was subdivided as a result of the relocation of Route 642 (Tasker Road). The land that was severed as a result of this road improvement project is currently being developed as sections of Mosby Station. The Board of Supervisors approved Rezoning Application #006-89 for Jasbo, Inc., on May 10, 1989. This action rezoned parcel 75-A-117 from A-2, Agricultural General District to RP, Residential Performance District. No land division or development activity has occurred on this parcel to date. 2) Location The 38.1979 acres proposed for rezoning is located in the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The four areas which comprise the 38.1979 acres all have Tasker Road and Warrior Road Commercial, REZ #002-98 Page 3 March 31, 1998 frontage along Tasker Road. The completion of the first phase of Warrior Road will provide additional frontage for three of the four areas. The 38.1979 acres proposed for rezoning is located within close proximity of several residential areas, including Wakeland Manor, Macedonia Acres, Mosby Station, Frederick Woods, Albin Village, and Fredericktowne Estates. These subdivisions are within a couple of hundred feet to one-half mile of the four areas proposed for rezoning. 3) Site Suitability The 38.1979 acres proposed for rezoning does not contain areas of flood plain, steep slopes, or prime agricultural soils. The 1990 National Wetlands Inventory identifies features within the proximity of the areas to be rezoned as PUBHh, or Palustrine Unconsolidated Bottom, Permanently Flooded, Diked/Impounded. The Frederick County Rural Landmarks Survey identifies two structures within the proximity of the areas to be rezoned as Structure #1340, Sam Plasters House, and Structure #1344, J.W. Smith House. These structures are not included on the list of potentially significant properties, nor are the properties included in the areas depicted as potential historic districts. The applicant does not account for areas of woodlands in the impact statement. It appears that three of the four areas proposed for rezoning contain a significant amount of woodlands. The applicant needs to address this issue as part of the rezoning review process. 4) Potential Impacts a) Traffic The applicant has prepared a detailed traffic impact analysis which includes actual traffic counts at the Tasker Road/Aylor Road intersection, vehicle trip generations for weekday and weekend volumes, vehicle trip distribution estimates, projected intersection volumes at the Tasker Road/Warrior Road intersection, and the projected Level Of Service (LOS) at the Tasker Road/Warrior Road intersection under a signalized condition. VDOT conducted a traffic study of the Tasker Road/Aylor Road/Oak Ridge Drive intersection on September 4, 1997 and September 18, 1997. The purpose of this study was to determine traffic counts and turning movement data. The results of this study indicate a total traffic volume of 7,800 vehicle trips at this intersection over a 0 • * • Tasker Road and Warrior Road Commercial, REZ #002-98 Page 4 March 31, 1998 12-hour period. Trip generation data was provided for a mixed -use retail development, including a shopping center, a supermarket, fast food and family restaurants, a convenience market, a discount store, a bank, and a small office park. The trip generation, obtained from the ITE Trip Generation Manual, 6th Edition, indicates a 24-hour, two- way weekday volume of 16,849 trips per day, and a 24-hour, two-way weekend volume of 20,663 trips per day. The ITE Manual suggests that 38 acres of residential use will produce 990 vehicle trips per day for 38 acres, which depicts an overall gross density of 2.7 units per acre. Therefore, the proposed rezoning from RP, Residential Performance District to B2, General Business District would amount to an increase of 15,859 weekday vehicle trips, or a 1,602% increase, and an increase of 19,673 weekend vehicle trips, or a 1,987% increase. The applicant provided an LOS analysis of the Tasker Road/Warrior Road intersection, utilizing left and right turn movements and through movements for eastbound, westbound, northbound, and southbound traffic. This analysis was prepared assuming a signalized intersection condition. Based on this analysis, the intersection functioned at an LOS B. The Comprehensive Policy Plan defines an LOS B as: stable flow, operating speed at speed limit, some lines of vehicles at intersections and turns, and less than 10% of cycles loaded at signals. The Comprehensive Policy Plan states that an LOS C should be maintained on roads adjacent to and within new developments in the county. b) Emergency Services The Capital Facilities Impact Model was applied to this rezoning request, assuming the maximum development of 815,495 square feet of retail use on 3 8.1979 acres of land zoned B2, General Business District. The results of this model run demonstrated a negative fiscal impact of $7,008.41 for fire and rescue services. 5) Impact Statement/Proffer Statement The applicant has submitted a proffer statement that has been signed, notarized, and reviewed by the County Attorney. The applicant has proffered to prepare individual traffic impact studies for review by VDOT during the site plan process for this acreage. The applicant has further proffered to construct any improvements required by VDOT as a result of this analysis. The applicant has proffered a monetary contribution for the Stephens City Fire and • • 0 • Tasker Road and Warrior Road Commercial, REZ #002-98 Page 5 March 31, 1998 Rescue Company which is consistent with the results of the Capital Facilities Impact Model. STAFF RECOMMENDATION FOR 03/04/98 PLANNING COMMISSION MEETING: The proposed rezoning is located within an area of the county that is appropriate for commercial development. The four areas that are proposed to be rezoned have frontage on a major collector road, with the majority of this acreage being ultimately located at an intersection of two major collector road systems. There is a significant amount of land within the proximity of this acreage that is developed as residential use or is planned for residential use; however, there are virtually no commercial services available for these areas. Staff believes that it is good planning to provide these services within the proximity of residential areas to provide opportunities for access, employment, and convenience, as well as reduce the negative impacts to the overall transportation system. Staff believes that the rezoning application is appropriate, provided that sufficient right-of-way is dedicated to accommodate the concerns made by VDOT. Staff modified the recommendation stated above during the Planning Commission meeting to address the 21/2-acre tract. The commission was advised that staff felt it was appropriate to rezone the 35.6979 acres adjacent to the Tasker Road/Warrior Drive property intersection; however, the 2'/2- acre tract did not share the same characteristics. Staff recommended that a B 1, Neighborhood Business District designation would be more appropriate for the 2'/2-acre tract if it was to be rezoned for commercial use. Staff advised the commission that this zoning designation would be more compatible with the adjoining land uses and would limit the type of commercial uses which could ultimately locate on this property. PLANNING COMMISSION SUMMARY & ACTION OF 03/04/98: Nine citizens, primarily residents of the surrounding subdivisions of Wakeland Manor, Frederick Woods, and Mosby Station, were present to speak in opposition to the proposed rezoning. Numerous concerns were expressed, but mainly centered on their opposition to having business/retail uses located so close to their homes. They predicted disruption to their neighborhood resulting from mixing business/retail traffic with residential traffic, and safety concerns with the increased traffic congestion. Some of the citizens requested that the smaller, 21/2-acre piece be limited to 131 Zoning or eliminated altogether at this location and added to the larger portion further east on Tasker Road. The consensus of the Commission was that the location proposed for the B2 Zoning was appropriate and that a commercial area was needed at this location to serve the residential community. The basis for their endorsement was the proposed location of the B2 area at the intersection of two four -lane Tasker Road and Warrior Road Commercial, REZ #002-98 Page 6 March 31, 1998 roads; and, that a commercial area here would reduce the amount of vehicular traffic on Routes 647 and 277 traveling to nearby commercial areas. Commissioners stressed the need to ensure the commercial area was designed to be "user and pedestrian friendly" by widening of streets, curb and gutter, sidewalksibike paths, and buffers and screening. The Commission did not object to the applicant proceeding with the requested B2 Zoning of the smaller, 2'/2-acre portion. They believed that the single commercial entrance, the rear residential setback, and the front road efficiency setback would limit the intensity of the use here and would prohibit the establishment of large, undesirable B2 uses. The Commission unanimously recommended approval with the proffers submitted. (Note: Mr. Morris was absent from the meeting.) O:\AGEN DAS\REZONE\COMMENTS\TASKER.REZ 0 El REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff. - Zoning Amendment Number Date Received 1-6-qg PC Hearing Date BOS Hearing Date 3 5- Q 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: Gilbert W. Clifford & Assoc, Inc. Phone: 540-667-2139 Address: 200 N. Cameron Street Winchester, Virginia 22601 2. Property Owner (if different than above) Name: Fred L. Glaize, III, Lasbo, Inc. Telephone: 540-667-2139 Frederick Development Co., Inc. Tames L. Bowman Address: P.O. Box 888 P.O. Box 6 Winchester, Va. 22604 Stephens City, Va. 22655 3. Contact person if other than above Name: Stephen M. Gyurisin 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 to property X Impact Analysis Statement X Verifying taxes paid X Proffer Statement X 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Fred L. Glaize, III Tames L. Bowman 6. A) Current Use of the Property: Vacant B) Proposed Use of the Property: Commercial (office & retail) 7. Adjoining Property: PARCEL ID NUMBER USE 75-A-104C Residential 75M-1-2-17 Vacant 75-A-103 Residential 75-A-101 Vacant 75-A-104 Agricultural 75-A-105 Agricultural ZONING RP RP RP RP RP 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): At the intersection of Va. State Route 642 (relocated), Tasker Road and West proposed Warrior Road and approximately 1,000' ± east of the Tasker and Warrior Road intersection along the north side of Tasker Road. 0 • Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification #'s: 75-((A))-104, 105 & 117 Districts Magisterial District: Opequon High School: Sherando Fire Service: Stephens City Middle School: Aylor Rescue Service: Stephens Cites Elementary School: Bass Hoover/Armel 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 38.1979 RP B-2 Total Acreage to be Rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed N/A Single Family Homes: Non -Residential Lots: Office: Townhomes: Multi -Family: Mobile Home: Hotel Rooms: Square Footage of Proposed Uses Retail: X Restaurant: Service Station: Manufacturing: Warehouse: Other: • 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): Owner(s): 14 Date: 0C)'05 --qg Date: Date: Z Date: `,5 — • L� 7 ;q- el)) z - /7 e5 o irltt x /F'� 61&le, CD� Tlrq( Z�eo�y A© /"//c,4rac.5 J3Yv loljqc�vl'ov . h/�� l.�eT.e/Ar .Pw /Jo �vX G 75- ter- � 1A.0 00, /�� lw-1619ml 0 75 CCA)l 102 DckviA Z. 4,,J karan S. Wll;'lOr-rG /3/4 .E:, Maccaonsa cgvrc,� Roaj Sfep� e-n5 C1-1y'va. 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Dixon RP Rcz;jen1;a I 300 .4IL;n Drive. 51-cph e., s Coy, Va. ;?Zla sS 754Cci)7l -¢o A16cr-7 C, a n J Donna M. Barr;9a RP Res;ole,.�r41 /2Cv Sf%PPery .Elm Dr:ve S-1eP�jens C.'�y, YQ, 2Zf155 75 ((A)) 75.3 L VQ//ey Morl9oc(C Qh� �i��CS77nCnT Core, �/ V4C4�1 / 609 CCJar Creek C ra le svi 1 r- A WjnGI Cs�Cr•� VQ. 224,0 1 PHONE CALL A. DATETIME fFDR�- Ir OSS ow PHONED OF FAX C' •'%�-�J �_. RETURNED PHONE ❑ MOBILE l ( ( YOUR CALL AREA C E NTIMEIER EXT NSION PLEASE CALL GE MESSAC / WILL CALL AGAIN CAME TO �.� SEE YOU WANTS TO SEE YOU SI FORM 4003 AMENDMENT Action: PLANNING COMMISSION: Recommended Approval on March 4, 1998 BOARD OF SUPERVISORS: Approved April 8, 1998 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP Rezoning #002-98 of Tasker Road and Warrior Road Commercial WHEREAS, Rezoning Application #002-98 of Tasker Road and Warrior Road Commercial submitted by Fred L. Glaize, II; Jasbo, Inc. requested the rezoning of 35.6774 acres currently zoned RP (Residential Performance) to B2 (Business General). The property is located at the intersection of Tasker Road (relocated Rt. 642) and proposed Warrior Road, and approximately 1,000' + west of the Tasker Road and Warrior Road intersection along the north side of Tasker Road; and is identified with Property Identification Numbers 75-A-104, 105 and 117 in the Opequon Magisterial District. WHEREAS, the Planning Commission held a public hearing on this rezoning on March 4, 1998; and WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on April 8, 1998; 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 35.6774 acres currently zoned RP (Residential Performance) to B2 (Business General) as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. 0 This ordinance shall be in effect on the date of adoption. Passed this 8th day of April, 1998 by the following recorded vote: James L. Longerbeam, Chairman W. Harrington Smith, Jr. Charles W. Orndoff, Sr. O:\AGENDASIR MNE\RESOLUIMTSKRWARR.RES PDRes #008-98 Aye Richard C. Shickle Aye Margaret B. Douglas Aye Robert M. Sager A COPY ATTEST ow-,Io - Jo R ' ey, Jr. Fre nck County Administrator Aye Aye Aye L 0. REZONING REQUEST PROFFER Property Identification Numbers 75-((A))-104,105 & 107 Opequon Magisterial District JASBO, INC., FRED L. GLAIZE, III, FREDERICK DEVELOPMENT, INC. & JAMES L. BOWMAN "Tasker Road and Warrior Road Commercial" Preliminary Matters Pursuant to Section 15.2 - 2296 et. seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #002-98 for the rezoning of 35.6774 acres from Residential Performance (RP) Zoning District to the Business General (B-2) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Transportation Improvements to Offset Impact of Development A traffic impact study will be conducted using VDOT procedures for each site development use proposed within the Tasker Road and Warrior Road Commercial site at the time of site plan review. Improvements will be constructed by the undersigned as required by VDOT regulations for the predicted traffic impacts based upon the specific use proposed. Restricted Uses The undersigned, who owns the above described property, hereby voluntarily proffers that if the Board of Supervisors for Frederick County, Virginia approves the rezoning of 35.6774 acres, lying along Tasker Drive in the Opequon Magisterial District of Frederick County, Virginia from RP to B-2, the undersigned will restrict the use of the property by not allowing the following uses: • 0_ REZONING REQUEST PROFFER Property Identification Number 75-((A))-104,105 & 107 '"ranker Road and Warrior Road Commercial " Page 2 • Automotive dealers • Gasoline service stations (pumps at convenience stores are allowed) • Hotels and motels • Car washes • Golf driving ranges and miniture golf courses • Batting cages • Membership organizations • Civic, Social and fraternal organizations • Funeral homes & crematoriums • Drive-in theaters Restricted Hours of Operation The undersigned, who owns the above described property, hereby voluntarily proffers that if the Board of Supervisors for Frederick County, Virginia approves the rezoning of 35.6774 acres, lying along Tasker Road in the Opequon Magisterial District of Frederick County, Virginia from RP to B-2, the undersigned shall restrict hours of operation by requiring businesses to be closed from 11:00 p.m. to 6:00 a.m. Parcels to be Rezoned B-2 The undersigned, who owns the above described property, hereby voluntarily proffers that if the Board of Supervisors for Frederick County, Virginia approves the rezoning of 35.6774 acres, lying along Tasker Road in the Opequon Magisterial District of Frederick County, Virginia from RP to B-2, the undersigned reduces the rezoning request by eliminating parcel 1 as shown on the attached plan entitled "Tasker Road & Warrior Road" dated 2/10/98 by Gilbert W. Clifford & Associates. Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning of 35.6774 acres, lying along Tasker Drive in the Opequon Magisterial District of Frederick County, Virginia from RP to B-2, the undersigned will pay to Frederick County for the Stephens City Fire and Rescue Company the sum of $6,545.97 at the time the first building permit is applied for and issued. REZONING REQUEST PROFFER Property Identification Number 754(0-104,105 & 107 'Tasker Road and Warrior Road Commercial " Page 3 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROr*RTY By; - a Date: L! q Jasb Inc., James L. Bowman, President By: `r=i�� �.� 9Z F Date: Fred L. Glaize, III STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 4 day of Cx_" ,1998, �CIiYIC� 4JQ�saeyiGt� ��� ���r�8 , C�aS�® � �%• My Commission e q ires NotaryPublic ' zf STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 5 day of q= 1998, by My Commission expires NobW Public - a ry � 0 Q.- REZONING REQUEST PROFFER Property Identification Number 75-((A))-104,105 & 107 "Tasker Road and Warrior Road Commercial " Page 4 By: Ja L. Bowman Frederick Development Co., Inc. Fred L. Glaize, III, Vice President Date: 5 1 4 I c 7 Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 4 day of f Y1 cL,,,1998, by_ C o.� ��-. r, for jasbo,Inc My C ssion expires •,.\.,� 3 2 c�c� a Notar;, t ublic (j\@ � t. 0--) C. ,TA'; E OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this day of 9=:� ,1998, by '�7fed. L. G\ok-ze �i.�� PS������a d�c,c� '> C_.`T^c for Frederick Development, Inc. My Conur on expires Notary Publicc�s- COMMONWEALTH of VIRC-jINIA DEPARTMENT OF TRANSPORTATION DAVfD R, GEHR EtiINBURG RESIDENCY COMMI .STONER 14031 OLD VALLEY PIKE P U. BOX 27$ EDINeURG, VA 22824-0272. January 30, 1998 Mr. Charles E. Mad,dox, )r., P.E., V.P, G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Mr. Maddox: JERKY A. COPP RESIDENT ENGINEER ItLE�sao}yea-Saco FAX(54o)9e4-5007 Ref: Desired R/ W Requirements Warrior Drive & Tasker Road Frederick County At our meeting earlier this month, we discussed future right-of-way needs for the ultimate build -out of Warrior Drive north and south of Tasker Road. It is VDOT's desire to request right-of-way dedications sufficient in width to allow for what we believe to be the ultimate Warrior Drive design from your client. The following are the desired right-of-way widths and pavement widths to meet ultimate designs: Warrior Drive north of Tasker Road: A right-of-way width of 125' for the full length of any proposed commercial property adjoining Warrior Drive. Total pavement typical section to be determined as commercial property develops. WarriorRoad South of Tasker Road: A right-of-way of 125' foi• the full length of any proposed commercial property adjoining Warrior Road. Pavement widths to be determined as commercial property develops. However, we have determined the northbound lane should be designed with two 12' through lanes along with a 12' left and 12' right turn lane, totaling four northbound lanes. The southbound lane would also have two twelve' through lanes along with a 12' left and 12' right turn lane, totaling four southbound lanes. The typical section should also include standard curb & gutter, grass utility strip and sidewalk on both sides of Warrior Drive. Mr. Charles E. Maddox, Jr. January 30, 1998 Pate 2 Tasker Road both fast &West of Warripr Drive: Should be ultimately designed with two 12' through lames both east and west bound along with 12' right and left turn lanes to WaiYior Drive. These typical sections should be designed with curb & gutter, grass utility strip and sidewalks. This section should be designed and built as commercial property develops within this intersection. A signalization agreement will be required in which the developer(s) agree to pay 100% of the cost of a VDOT approved signal system. The preliminary study, cost of material and installation of signalization is to be borne by the developer(s). The agreement should not be bound by a time limit, but is an open agreement whenever the signal is to be installed. Ultimate build out of Tasker Road and Warrior Drive pavement section may be phased in as commercial property develops. Should you have any questions or wish to discuss this matter, please do not hesitate to give ine a call, Sincerely, Steven A. Melnikoff Hwy. Permits & Subdivision Specialist Senior SAM/rf xc: Mr. B. I Sweitzer Mr. Kris Tierney S. "NIA 1T�� COMMONWEALTH of VIRCjINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY DAVID R. GEHR 14031 OLD VALLEY PIKE COMMISSIONER P.O. BOX 278 EDINBURG, VA 22824-0278 October 30,1997 Mr. Steve Gyurisin C/O G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Steve: JERRY A. COPP RESIDENT ENGINEER TELE (540) 984-5600 FAX (540) 984.5607 Ref: Jasbo, Inc. Property Route 642 & Warrior Road Frederick County We have received your Rezoning Impact Statement and Generalized Development Plan for the referenced 35.0578 property. You indicate approximately 350,000 sq. ft. of office and commercial retail space may be developed on the property. Except for one statement in your narrative: "Traffic studies recently conducted indicate sufficient right-of-way to accommodate future development". You have provided no information concerning traffic impacts from this project. A commercial development of this size will certainly have a significant impact on the surrounding area. Therefore, before we provide comments on your rezoning proposal we believe a traffic impact analysis should be provided in order to adequately assess this request. In addition there are several issues/ questions we feel need to be answered concerning the Warrior Road Corridor during this rezoning review process: 1. The Department and Frederick County are currently working together on a revenue sharing project to construct Warrior Road from Route 277 to Tasker Road (new Route 642). Actual construction is still several years off. Is the segment of roadway which traverses your client's property expected to be in place or will your client construct it? 2. The section of Warrior Road between Tasker Road and Macedonia Church Road (old Route 642) will need to be constructed to adequately serve Parcel 2 and to connect on northward to the Warrior Road extension into Wakeland Manor. The adjustment of Macedonia Church Road to include dead ending with cul-de-sacs as discussed during the master planning of the Mosby Station Project will need to be considered. Presently, this work isn't included in the aforementioned revenue sharing project. WE KEEP VIRGINIA MOVING Mr. Steve Gyurisin Ref. Jasbo, Inc. Properhj October 30, 1997 Page 2 3. Is the proposed Warrior Road on your plan intended to be dedicated right-of-way. 4. Traffic signalization will need to be provided at the appropriate locations and funded by the developer. Once the Traffic Impact Analysis is available, please submit it along with any additional information and/or revised plans and we will begin our review. In the meantime, if you would like to discuss the parameters of the needed analysis or the aforementioned issues, please let me know. Sincerely, 6 J , A�/- Robert B. Childress Transportation Engineer RBC/ rf xc: Mr. K. B. Downs Mr. S. A. Melnikoff Mr. B. J. Sweitzer Mr. Kris Tierney 0 • Mr. Stephen M. Gyurisin Gilbert W. Clifford and Associates, Inc. 200 North Cameron Street Winchester, Virginia 22601 October 20, 1997 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 RE: Rezoning of Approximately 35 acres near the Intersection of Route 642 and Warrior Road Frederick County, Virginia Dear Steve: We have completed our review of the rezoning request for approximately 35 acres near the intersection of Route 642 (Tasker Drive) and Warrior Road. The approximate 35 acres includes four (4) parcels (11.6 acres, 16.68 acres, 4.7 acres and 2.52 acres). The requested rezoning is to change the current RP zoning to B-2. Based on our review of the rezoning request we offer the following comments: 1. Summary The projected impact credit of approximately $20 million dollars seems to be rather excessive compared to similar B-2 zonings in Frederick County. 2. The development of the proposed B-2 areas will contribute to the growing traffic congestion along Tasker Drive especially at the intersection of Aylor Road. 3. Each parcel will require a separate stormwater management pond unless a regional facility is installed. If the latter is adopted, the developer will be required to perform long-term maintenance of this facility. 4. The master development plan for Mosby Station indicates a stormwater detention pond on the two and one-half acre parcel. This location should be reflected on Sheet 1 of Route 642 Rezone. 107 North Kent Street • Winchester, Virginia 22601-5000 Warrior Road and Route 642 Rezoning Page 2 October 20, 1997 5. It appears that site distance may be a problem for the two and one-half acre parcel. This issue should be resolved before proceeding with rezoning this parcel. 6. The location of the utility easements and required setbacks may negatively affect the development of the two and one-half acre parcel. 7. Parcel two as shown on Sheet 1 of 1 reflects a RA zoning designation. Verify that this zoning should be RP. Please provide us with a revised copy of the rezoning application for our review. Sincerely, Harvey E trawsnyder, Jr., P.E. Director of Public Works HES : rls cc: Planning and Zoning file • • COUNTY OF FREIDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No.RZ97-0007 Date Received 10/15/97 Date Reviewed 2/5/98 Applicant G.W. Clifford and Associates Address 200 N. Cameron St. Winchester, Virginia 22601 Project Name Tasker Drive Property Phone No. 540-667-2139 Type of ApplicationRe-Zoning Current Zoning RP 1st Due Fire Co. 11 1st Due Rescue Co. 11 Election DistrictOpequon Tax I.D. No. 77-A-104 & 105 RECOMMENDATIONS Automatic Sprinkler SystemXX Residential Sprinkler System Automatic Fire Alarm SysteinXX Other REQUIREMENTS Emergency Vehicle Access Adequate Inadequate Not IdentifiedXX Fire Lanes Required Yes XX No Comments Will address Fire Lanes on Site Plan Roadway/Aisleway Widths Adequate Inadequate Not IdentifiedXX Special Hazards Noted Yes No XX Comments Hydrant Locations Adequate Inadequate Not IdentifiedXX Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes XX No Plan Approval Recommended? Yes XX No i SignatureTitles 0 • Notes- l. Comments from the Stephens City Fire and Rescue Company should be considered addendums to these review comments. 2. The Frederick County Fire and Rescue Dept. recommends approval of this request. �J 0 Rezoning Comments Fire and Rescue Company Name of Fire & Rescue Company: Stephens City Fire Co., Inc Address & Phone: P.O. Box 253 Stephens City, Va. 22655 540-869-4576 Applicant's Name: G. W. Clifford & Assoc., Inc. Telephone: (540) 667-2139 Mailing Address: c/o Stephen M. Gyurisin (10/14/97) 200 N. Cameron Street Winchester, Virginia 22601 Location of property: Northwest Southwest and Southeast corners of relocated Va. Route 642 (Tasker Drive) and proposed Warrior Road. 1,500' west on relocated Va Route 642 north side of right-of-way. Current zoning: RP Zoning requested: B-2 Acreage: 35.0578 Acres Fire and Rescue Company's Comments: ,vC (?.hrc°C�rcL:e�/�,�uc✓tic,'l� I�r'c;u Fire & Rescue Company's Signature & Date: / C)Cs9 Notice o Advisory Board - Please Return Form to Applicant 0 Rezoning Comments Frederick County Sanitation Authority Mail to: Hand Deliver to: Frederick County Sanitation Authority Frederick Co. Sanitation Authority Attn: Engineer/Director Attn: Engineer/Director P.O. Box 1877 315 Macedonia Church Road Winchester, Virginia 22604 (540) 868-1061 Applicant's Name: G. W. Clifford & Assoc., Inc. Telephone: (540) 667-2139 Mailing Address: c/o Stephen M. Gyurisin (10/14/97) 200 N. Cameron Street Winchester, Virginia 22601 Location of property: Northwest, Southwest and Southeast corners of relocated Va. Route 642 (Tasker Drive) and proposed Warrior Road 1 500' west on relocated Va Route 642 north side of right-of-way. Current zoning: RP Zoning requested: B-2 Acreage: 35.0578 Acres 11 Sanitation Authority Comments: 11 Notice to Sanitation Authority- Please Return Form to Applicant 11 0 0 'OCT 15 REC� Rezoning Comments Frederick County Commonwealth's Attorney Mail to: County Commonwealth's Attorney Winchester -Frederick Co. Juidicial Center 5 N. Kent Street Winchester, Virginia 22601 (540) 665-6383 Hand Deliver to: County Commonwealth's Attorney Winc.-Frederick Co. Juidicial Center 5 N. Kent Street Winchester, Virginia Applicant's Name: G. W. Clifford & Assoc., Inc. Telephone: (540) 667-2139 Mailing Address: c/o Stephen M. Gyurisin (10/14/97) 200 N. Cameron Street Winchester, Virginia 22601 Location of property: Northwest, Southwest and Southeast corners of relocated Va. Route 642 (Tasker Drive) and proposed Warrior Road. 1,500' west on relocated Va Route 642 north side of right-of-way. Current zoning: RP Zoning requested: B-2 Acreage: 35.0578 Acres Cnmewith's Attorney's Comments: l Notice to Commonwealth's Attornev - Please Return Form to Avvlicant 0 .0 FREDERICK COUNTY, VIRGINIA IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF THE JASBO, INC., FRED L. GLAIZE, III FREDERICK DEVELOPMENT, INC. AND JAMES L. BOWMAN PROPERTY Opequon Magisterial District February,1998 TASKER ROAD AND WARRIOR ROAD COMMERCIAL gilbert w. clif ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 Phone: 540-667-2139 • Fax: 540-665-0493 • E-mail: gzvcliff@mtisiiic.com 150C Olde Greenwich Drive • Fredericksburg, Virginia 22401 Phone: 540-898-2115 • Fax. 540-662-1331 • E-mail: clifford@1bidred.com 75 �-5 lay, C- 1,17 - to's 0 0 Tasker Road & Warrior Road Commercial Tasker Road & Warrior Road Commercial Impact Analysis Statement Table of Contents Summary Project Background Introduction Location and Access Site Suitability Impact Analysis Introduction Planning Analysis • Site Suitability • Adjoining Properties Traffic Impacts Sewage Conveyance and Treatment Impacts Water Supply Impacts Drainage Facility Impacts Solid Waste Cost Historic Impacts Community Impacts • Education • Parks and Recreation • Emergency Services Environmental Impacts Other Fiscal Impacts Fiscal Impact Summary Alft Tasker Road & Warrior Road Commercial Impact Analysis Statement Summary The following Impact Analysis Statement is provided in summary form for the property known as the "Tasker Road and Warrior Road Commercial" sites. The property consists of four parcels located along Tasker Road (relocated Route 642) and at the planned intersection of Tasker Road and proposed Warrior Road. The parcels total 38.1979 acres. Each parcel is currently zoned Residential Performance (RP). The requested rezoning is to change the current RP zoning to B-2 (Business General). The requested change of zoning comes as a result of the final design and recently completed construction of VA Route 642 now know as Tasker Road and the proposed Warrior Drive connection from VA Route 277 (Fairfax Pike) to VA Route 642 (Tasker Road). The completed and planned transportation infrastructure along the Tasker Road corridor create an ideal commercial and business area. The parcels to be zoned to B-2 consist of 38.1979 acres and are shown and highlighted on the attached generalized development plan. The Impact Analysis Statement for the "Tasker Road and Warrior Drive Commercial" sites is prepared as required by the Frederick County Board of Supervisors for rezoning approval of the property. A positive fiscal impact is projected by the model. New capital costs not covered by county contributions for fire and rescue are projected at $7,008.43. The net fiscal impact credit is projected at $20,000,489.00. There are no residential units proposed as part of this rezoning proposal. The parcels are planned as commercial sites with a mix of business and retail uses. There are no specific uses or businesses planned at this time as part of this rezoning proposal. The parcels located in the Opequon Magisterial District have frontage on the recently reconstructed VA Route 642 (Tasker Road). Three parcels proposed for B-2 zoning are located at the intersection of Warrior Drive and Tasker Road. The remaining parcel proposed for B-2 rezoning is located west of the Tasker-Warrior intersection along the north side of Tasker Road. The parcels proposed for B-2 rezoning are located in the Urban Development Area (UDA) and within the Sewer and Water Service Area (SWSA). Community and county wide planning and planning policies recognize this area as suitable for development. i Tasker Road & Warrior Road Commercial Impact Analysis Statement Analysis of environmental and physical characteristics of this property to be rezoned indicate that there is opportunity for development as envisioned for commercial B-2 business uses. There are no known environmental features that limit the development of the property. Assuming full development of the 38± acres with the required fifteen percent open space for B-2 zoning, an average development factor of 5,000 to 15,000 square feet per acre, approximately 380,000 square feet of office and commercial retail space may be developed using an average of 10,000 square feet per acre. Revenues in the form of real property taxes, the local share of retail sales taxes,. personal property taxes and business license fees are accounted for in the Development Impact Model provided by the Frederick County Planning Office. There are no identified capital cost impacts to schools or parks and recreation. Impacts to fire and rescue capital costs will be mitigated with a like payment as identified. Traffic studies recently conducted for the Eastgate Commerce Center along Tasker Road indicate sufficient right-of-way to accommodate future development. Public sewer and water are available to the property. Natural gas and electrical service are available to the property. The rezoning of the 38± acres of the "Tasker Road and Warrior Drive Commercial" property fit within the guidelines of present planned policy for the area. In summary: • The property is within the UDA and SWSA shown in the Comprehensive Plan. • The property has all service utilities including sewer and water. • A portion of the property is Master Planned for Commercial land uses. • The property is zoned and designated for development, currently RP. • The property is located along an important transportation corridor and at an important future transportation intersection. • There are no environmental or historic impacts. • There are positive fiscal impacts. 0 • Project Background A. i Tasker Road & Warrior Road Commercial Impact Analysis Statement PROJECT BACKGROUND Introduction The property to request for Business General, B-2 Zoning consists of 38± acres of which 35.6777 acres are located on three corners of the intersection of Tasker Road and proposed Warrior Road. The remaining 2.5202 acre parcel requested for B-2 zoning is lcoated west of the Tasker Road and Warrior Road intersectino. The 2.5202 acre parcel was created as part of the Mosby Station subdivision and master planned for a possible future commercial site. The property is located in the Sewer and Water Service Area (SWSA) designed in the adopted Frederick County Comprehensive Plan. The property is currently zoned and is within the Urban Development Area (UDA). A master site development plan and site evaluation indicates that this site can support business and commercial uses. Location and Access The Tasker & Warrior Road Commercial area is located in the Opequon Magisterial District of Frederick County. The Center has frontage on VA Route 642 (Tasker Road) proposed Warrior Road. Access will be via planned commercial entrances from both roads. Site Suitability The property to be rezoned has no development limiting factors. The property to be rezoned appears well suited for the B-2 zoning proposed and development based on site evaluation of soils, slopes, wetlands, ponds and lakes, flood plains and other site suitability and environmental factors. Development impacts are slight on adjacent properties. The primary impact concern on adjoining properties is the change of use from open, rural land to a business/commercial setting. The impacts of the allowed commercial use on the surrounding uses is reduced through distance setbacks, buffers, landscaping and screening regulations. 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Clifford & Associates, Inc. is commissioned to evaluate the rezoning of the property project known as "Tasker Road & Warrior Road Commercial" in light of the several major planning issues, as outlined and required by the Frederick County Board of Supervisors. This document is prepared to rezone 38.1979 acres from present Residential Performance (RP) to Commercial (B-2). The property to be zoned is well suited for B-2 zoning considering all factors required for analysis of a site. There is a positive fiscal impact. Introduction The 38.1979 acres are evaluated herein for the B-2 zoning, is identified as tax parcels 75- ((A))-104, 105 & 117 in the Opequon Magisterial District and is currently zoned RP. The property is located in the Urban Development Area (UDA) and the Sewer and Water Service Areas (SWSA) designated in the adopted Frederick County Comprehensive Plan. The property is located on a major transportation corridor, US Route 522 South. A preliminary site development master plan and site evaluation indicates that this site can support business and associated uses of the B-2 zone. Planning Analysis Site Suitability - The property to be rezoned has no site specific development limiting factors. The property appears well suited for B-2 zoning uses and development based on site evaluation of soils, slopes, wetlands, ponds and lakes, flood plains and other site suitability and environmental factors. Soils - The soils are suitable for site development purposes. The USDA Soil Conservation Soil Survey for Frederick County identifies the soils of the property on map sheet 47 & 48 as Weikert Berks channery silt loams and Clearbrook channery loams. Prime Agricultural Soils - The property does not contain prime agricultural soils as identified by the Frederick County Comprehensive Plan. Slopes - There are no identified steep slopes on this property. Slopes generally range from 2% to 7%. Wetlands - There are no wetlands on this property to be rezoned. The property is generally well drained and has no low lying wet areas or wetland vegetation that indicates the presence of a wetland area. Ponds and Lakes - There are no ponds or lakes on the property that impact planning development or impact the areas considered for rezoning. Flood Plain - The property is not located within the 100 year HUD designated flood plain as identified in the Frederick County Comprehensive Plan and panel map number 510063-0200B of the United States Department of Housing and Urban Development FLood Boundary Map. Adjoining Properties - The primary impact concern on adjoining properties in the change of use from open, rural land to an business and commercial setting. The impacts of the allowed business uses on the surrounding uses is reduced through existing zoning, master planning, distance, setback, buffer, landscaping and screening regulations. U 0 WARRIOR/TASKER COMMERCIAL REZONING VA RTE 642NA RTE 647 TRAFFIC COUNTS ATTACHMENT A gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 COMMILLTH OF VIRGINIA DEPARTMENT OF TRANSPORTATION TRAFFIC ENGINEERING DIVISION DIRECTIONAL TRAFFIC COUNT AT INTERSECTION OF ROUTES 642/647/103' DATE: 9/4&18/97 APPROACHING INTERSECTION i.,_ ... Fag 642 From the Ion Route: lq L_A IN Frederick COUNTY. 1031 647 From the 0 U 0 U 2 51 - 69 - 0 - 12 30 20 0 140 15 36 0 442 30 23 38 6 83 0 19 38 26 0 204 13 39 0 517 00 16 35 0 0 1 43 0 9 17 18 0 13 25 0 33 30900 30 12 26 2 0 4 35 49 5 25 100 130 6 6 22 0 309:00 16 T00-09:0016 20 6 0 3 22 44 0 20 12 0 130 26 26 0 94 319:00 32 32 1 0 7 28 77 0 3 3 20 9 0 93 17 17 0 319:00 19 20 2 0 9 23 87 0 4 26 11 0 107 20 23 0 425 20 43 4 0 12 48 107 0 34 9 0 119 30 35 0503::00 503:00 35 38 4 0 10 39 149 0 1 21 6 0 130 24 17 0 434 24 33 3 0 10 36 123 0 7 29 13 0 129 33 32 0 537 2.00-03:00 47 45 13 0 8 38 147 0 3 12 31 11 0 183 47 23 0 772 3:00-04:00 46 86 14 0 23 56 240 0 19 6 0 96 38 15 0 422 4:00-04:30 28 29 5 0 14 38 132 0 2 22 4 0 73 36 16 0 440 4:30-05:00 42 36 10 0 21 24 154 0 2 24 15 0 93 45 19 0 595 5:00-05:30 43 42 11 0 16 48 233 0 6 2 29 14 0 110 33 19 0 507 530-06:00 42 50 5 0 16 30 157 0 53 21 0 194 71 42 0 85151 6:00-07:00 64 54 20 0 18 44 261 0 9 Recorder: M A TRUE 9 Eight Hour Volumes of Approach Vehicles Time East West North South Total From To Veh. Ped. Veh. Ped. Veh. Ped. Veh. Ped. Veh. Ped. 7 AM 8 AM 118 0 249 0 145 0 447 0 959 0 8 AM 9 AM 82 0 157 0 84 0 319 0 642 0 12 PM 1 PM 77 0 198 0 44 0 184 0 503 0 2 PM 3 PM 105 0 193 0 45 0 194 0 537 0 3 PM 4 PM 146 0 319 0 54 0 253 0 772 0 4 PM 5 PM 150 0 383 0 55 0 274 0 862 0 5 PM 6 PM 193 0 500 0 90 0 319 0 1102 0 6 PM 7 PM 138 323 0 83 0 307 0 851 0 Totals 1009 do 2322 0 600 0 2297 0 6228 0 Route 642 West Route 642 West South Route 1031 North 205 2884 627 ,-- 2052 1 57731 1 2889 1 1491 742 749 174 469 106 2112 438I 509I —� 3059 2927 I Route 642 East )ur 0 PM 1 12421 Route 2350 642 99 I East 603 1108 406 Directional Turning Movement i Int. Rtes. 642/647/1031 Frederick County 9/4&18/97 7:00 AM - 7:00 PM 12 Hours CJ Cl WARRIOR/TASKER COMMERCIAL REZONING TRIP GENERATION ESTIMATES ATTACHMENT B gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 0 • WARRIOR DRIVE REZONING PROPOSED USE TRIP GENERATION ASSUMED USE AREA(ac) FAR UNITS GLFA TOTAL GLFA GENERATED TRIPS PER DAY Shopping Center 12 0.2 104544 104544 4487 Supermarket 5 0.2 43560 43560 4857 Fast Food Restaurant 4 2 2000 4000 1984 Convenience Market 3 2 1500 3000 2214 High Turnover Restaurant 2 1 3000 3000 391 Discount Super Store 3 0.2 26136 26136 1227 Tire Store 2 1 2000 2000 50 Bank 2 2 1250 2500 663 Office Park 5 976 TOTAL TRIPS - 16849 t TRIP GENERATION IF FULLY DEVELOPED UNDER EXISTING ZONING ASSUMED USE AREA(ac) GENERATED TRIPS PER DAY RESIDENTIAL 38 990 INCREASE TRIPS PER DAY DUE TO PROPOSED REZONING = 15859 All trip generation rates per ITE Trip Generation 6th Ed. gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 WARRIOR REZONING SUMMARY OF AVERAGE VEHICLE TRIP GENERATION AVERAGE WEEKDAY DRIVEWAY VOLUMES 2/5/98 LAND USE SIZE 24 HOUR TWO-WAY VOLUME AM PK ENTER HOUR EXIT PM PK ENTER HOUR EXIT SHOPPING CENTER 104.544 T.G.L.A. 4487 66 42 188 203 SUPERMARKET 43.56 TH.GR.SQ.FT. 4857 86 55 256 246 FAST-FOOD RESTAURANT WITH DRIVE THRU 4 TH.GR.SQ.FT. 1984 102 98 70 64 CONVENIENCE MARKET (OPEN 24 HR) 3 TH.GR.SQ.FT. 2214 98 98 81 81 HIGH TURNOVER (SIT-DOWN) RESTAURANT 3 TH.GR.SQ.FT. 391 14 13 20 13 FREE-STANDING DISCOUNT SUPERSTORE 26.136 TH.GR.SQ.FT. 1227 25 24 49 51 TIRE STORE 2 TH.GR.SQ.FT. 50 4 2 3 5 DRIVE-IN BANK 2.5 TH.GR.SQ.FT. 663 18 14 68 68 OFFICE PARK 5 ACRE 976 118 10 21 120 TOTAL 16849 531 356 756 851 Note: A zero rate indicates no rate data available TRIP GENERATION BY MICROTRANS • • WARRIOR REZONING SUMMARY OF AVERAGE VEHICLE TRIP GENERATION SATURDAY AND SUNDAY DRIVEWAY VOLUMES 2/5/98 SATURDAY SUNDAY 24 HR PEAK HOUR 24 HR PEAK HOUR 2-WAY 2-WAY LAND USE SIZE VOL. ENTER EXIT VOL. ENTER EXIT SHOPPING CENTER 104.544 T.G.L.A. SUPERMARKET 43.56 TH.GR.SQ.FT. FAST-FOOD RESTAURANT WITH DRIVE THRU 4 TH.GR.SQ.FT. CONVENIENCE MARKET (OPEN 24 HR) 3 TH.GR.SQ.FT. HIGH TURNOVER (SIT-DOWN) RESTAURANT 3 TH.GR.SQ.FT. FREE-STANDING DISCOUNT SUPERSTORE 26.136 TH.GR.SQ.FT. TIRE STORE 2 TH.GR.SQ.FT. DRIVE-IN BANK 2.5 TH.GR.SQ.FT. OFFICE PARK 5 ACRE TOTAL 5224 270 249 2639 160 166 7736 272 261 7250 0 0 2888 120 115 2171 140 151 2589 94 98 2275 92 103 475 38 22 396 30 25 1439 65 63 1136 58 54 0 5 7 0 0 0 165 54 52 47 5 4 147 9 3 68 4 6 20663 927 870 15982 489 509 Note: A zero rate indicates no rate data available TRIP GENERATION BY MICROTRANS warrior rezoning SUMMARY OF TRIP GENERATION CALCULATION FOR 38 ACRE OF SINGLE FAMILY DWELLINGS 2/5/98 DRIVE AVERAGE STANDARD ADJUSTMENT WAY RATE DEVIATION FACTOR VOLUME AVG WKDY 2-WAY VOL 26.04 19.62 1.00 990 7-9 AM PK HR ENTER 0.64 0.00 1.00 24 7-9 AM PK HR EXIT 1.42 0.00 1.00 54 7-9 AM PK HR TOTAL 2.06 1.97 1.00 78 4-6 PM PK HR ENTER 1.81 0.00 1.00 69 4-6 PM PK HR EXIT 0.93 0.00 1.00 35 4-6 PM PK HR TOTAL 2.74 2.65 1.00 104 AM GEN PK HR ENTER 0.62 0.00 1.00 24 AM GEN PK HR EXIT 1.46 0.00 1.00 55 AM GEN PK HR TOTAL 2.08 1.99 1.00 79 PM GEN PK HR ENTER 1.80 0.00 1.00 68 PM GEN PK HR EXIT 0.93 0.00 1.00 35 PM GEN PK HR TOTAL 2.73 2.64 1.00 104 SATURDAY 2-WAY VOL 31.02 24.43 1.00 1179 PK HR ENTER 1.60 0.00 1.00 61 PK HR EXIT 1.37 0.00 1.00 52 PK HR TOTAL 2.97 3.20 1.00 113 SUNDAY 2-WAY VOL 27.02 19.90 1.00 1027 PK HR ENTER 1.30 0.00 1.00 50 PK HR EXIT 1.30 0.00 1.00 50 PK HR TOTAL 2.61 2.86 1.00 99 Note: A zero rate indicates no rate data available Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS WARRIOR/TASKER COMMERCIAL REZONING TRIP DISTRIBUTION ESTIMATES ATTACHMENT C gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 0 0 WARRIOR DRIVE REZONING TRIP DISTRIBUTION P.M. Peak Hour Generated Trips ASSUMED USE Trips Entering Trips Exiting Total Trips Shopping Center 188 203 391 Supermarket 256 246 502 Fast Food Restaurant 70 64 134 Convenience Market 81 81 162 High Turnover Restaurant 20 13 33 Discount Super Store 49 51 100 Tire Store 3 5 8 Bank 68 68 136 Office Park 21 120 141 Totals 756 851 1607 Trip Distribution Percentage Additional Trips From South (Rte 277) 25% Additional Trips From North (Rte 37) 30% Additional Trips From East (Rte 522) 20% Additional Trips From West (1-81) 25% Trips To South 212.75 Trips From South 189 Trips To North 255.3 Trips From North 226.8 Trips To East 170.2 Trips From East 151.2 Trips To West 212.75 Trips From West 189 851 756 gilbert w, clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 0 • WARRIOR/TASKER COMMERCIAL REZONING DETERMINATION OF IMPACTS ATTACHMENT D gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 Assumed Existing Trips Project Name: Warrior Rezoning Location: Frederick County, VA Future Warrior/Tasker Intersection Date: Sept 97 Traffic From East Traffic From West Traffic From South on VA Rte 642 on VA Rte 642 on Warrior Left Thru Right Total Left Thru Right Total Left Thru Right Total Traffic From North on Warrior Intersection Left Thru Right Total Volume Time Period 17:00 - 18:00 85 92 16 193 32 78 390 500 203 78 38 319 8 54 39 101 Traffic counts provided here are those taken at the Rte 642/Rte 647 Intersection by VDOT in Sept 97. These values are assumed to represent typical volumes and turn movement ratios at Warrior drive when opened. Impact of Development (entering) Left Thru Right Total Time Period 17:00 - 18:00 136 15 151 Impact of Development (exiting) Left Thru Right Total 1113 Intersection Left Thru Right Total Left Thru Right Total Left Thru Right Total Volume 170 170 19 19 204.1 23 227 567 Intersection Left Thru Right Total Left Thru Right Total Left Thru Right Total Volume Time Period 17:00 - 18:00 0 26 17 21 64 191 229.8 153 574 0 638 9o% of trips to and from the south do not enter the intersection lo% of trips to and from the west do not enter the intersection 9o% of traffic to rezoned areas are assumed to go to sites on Warrior, south of Tasker 1 o% of traffic to rezoned areas are assumed to go to sites on Tasker, west of Warrior Additonal Northbound Trips on Warrior to sites = 170 entering Additonal Southbound Trips on Warrior From sites = 191 exiting gilbert w. clifford and associates Additonal Eastbound Trips on Tasker to sites = 18.9 entering 200 North Cameron Street Additonal Westbound Trips on Tasker from sites = 21.3 exiting Winchester, Virginia 22609 WARRIOR DRIVE REZONING 540-667-2139 E WARRIOR/TASKER COMMERCIAL REZONING INTERSECTION VOLUMES AFTER FULL DEVELOPMENT ATTACHMENT E gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 Total Impact of Development (entering and exiting) Warrior Rezoning Location: Frederick County, VA Future Warrior/Tasker Intersection Date: Sept 97 Traffic From East Traffic From West Traffic From South on VA Rte 642 on VA Rte 642 on Warrior Left Thru Right Total Left Thru Right Total Left Thru Right Total Time Period 17:00 - 18:00 136 15 0 151 26 17 191 234 210 230 153 593 Estimated Intersection Volumes with Proposed Commercial Rezoning Traffic From East Traffic From West on VA Rte 642 on VA Rte 642 Left Thru Right Total Left Thru Right Total Time Period 17:00 - 18:00 221 107 16 344 58 95 581 734 gilbert w. clifford and associates 200 North Cameron Street linchester, Virginia 22601 540-667-2139 Traffic From South on Warrior Left Thru Right Total 413 308 191 912 Traffic From North on Warrior Intersection Left Thru Right Total Volume 0 204 23 227 1205 Traffic From North on Warrior Intersection Left Thru Right Total Volume 8 258 62 328 2318 WARRIOR DRIVE REZONING • WARRIOR/TASKER COMMERCIAL REZONING LEVEL OF SERVICE DETERMINATION ATTACHMENT F gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 HCM: SIGNALIZED INTERSECTN SUMMARY Version 2.4c 02-06-1998 Gilbert W. Clifford And Associates Streets: (E-W) TASKER (N-S) WARRIOR Analyst: RAM File Name: WAR-TRAF.HC9 Area Type: Other 2-6-98 PM PK Comment: TRAFFIC VOLUMES WITH COMMERCIAL ZONING No. Lanes Volumes PHF or PK15 Lane W ( f t ) Grade * Heavy Veh Parking Bus Stops Con. Peds Ped Button Arr Type RTOR Vols Lost Time Prop. Share Prop. Prot. Phase Combi Eastbound L T R 1 2 < 1 58 95 581 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 (YIN) N 3 3 3 50 3.00 3.00 3.00 60 ---------------- nation 1 2 Westbound I Northbound 2 1 < 2 221 107 16 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 (YIN) N 3 3 3 16 3.00 3.00 3.00 60 ---------------- Signal Operatioi 3 4 EB Lef t Thru Right Peds WB Left Thru Right Peds NB Right SB Right Green 11.OP 17.OP Yellow/AR 3.0 3.0 Cycle Length: 70 secs Phase combinat-- --------------------------------------- Intersection Perforr Lane Group: Adj Sat v/c Mvmts Cap Flow Ratio EB WB SB L TR R L TR R L T R L T R 567 1770 800 3295 384 1583 958 3539 452 1863 905 3725 962 3539 958 3725 407 1583 483 1770 958 3725 852 1863 Intersection 0.113 0.604 0.614 0.264 0.263 0.000 0.492 0.375 0.194 0.019 0.314 0.000 Delay = 2 2 1 413 308 191 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 (YIN) N 3 3 3 120 3.00 3.00 3.00 --------------- is 5 Southbound L T R 1 2 1 8 258 62 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 62 3.00 3.00 3.00 --------------- 6 7 8 NB Left Thru Right Peds SB Left Thru Right Peds EB Right WB Right Green 12.OP 18.OP Yellow/AR 3.0 3.0 .on order: #1 #2 #5 #6 --------------------------------- lance Summary g/C Ratio Delay LOS De ----- ----- --- -- 0.357 8.7 B 18 0.243 18.8 C 0.243 20.0 C 0.357 9.3 B 11 0.243 16.4 C 0.243 0.0 A 0.386 9.0 B 12 0.257 16.4 C 0.257 15.5 C 0.386 7.7 B 15 0.257 16.0 C 0.457 0.0 A 14.7 sec/veh Intersection Approach: lay LOS .3 W 5 C B B C LOS = 2 HCS: Signalized Intersection Version 2.4c 02-06-1998 1 Gilbert W. Clifford And Associates 200 North Cameron Street Winchester, VA 22601 (540) 667-2139 Streets: (E-W) TASKER (N-S) WARRIOR Analyst: RAM File Name: WAR-TRAF.HC9 Area Type: Other 2-6-98 PM PK Comment: TRAFFIC VOLUMES WITH COMMERCIAL ZONING No. Lanes Volumes PHF or PK15 Lane W ( f t ) Grade W Heavy Veh Parking Bus Stops Con. Peds Ped Button Arr Type RTOR Vols Lost Time ------------ Traf f is ---------------- Eastbound L T R 1 2 < 1 58 95 581 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 50 3.00 3.00 3.00 ---------------- and Roadway Cc ---------------- Westbound L T R 2 1 < 2 221 107 16 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 16 3.00 3.00 3.00 ---------------- )nditions ---------------- Northbound L T R 2 2 1 413 308 191. 0.90 0.90 0.90' 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 120 3.00 3.00 3.00 ---------------- Signal Operations --------------- Southbound L T R 1 2 1 8 258 62 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 62 3.00 3.00 3.00 --------------- Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * Thru Right * Right Peds Peds WB Left Thru Right Peds NB Right SB Right Green Yellow/AR n 11.OP 17.OP 3.0 3.0 SB Left Thru Right Peds EB Right WB Right Green 12.OP 18.OP Yellow/AR 3.0 3.0 Cycle Length: 70 secs Phase combination order: #1 #2 #5 #6 HCS: Signalized Intersection Version 2.4c 02-06-1998 2 Streets: (E-W) TASKER (N-S) WARRIOR Analyst: RAM File Name: WAR-TRAF.HC9 Area Type: Other 2-6-98 PM PK Comment: TRAFFIC VOLUMES WITH COMMERCIAL ZONING Volume Adjustment Worksheet Direc- Lane Lane Adj tion/ Mvt Adj Lane Grp No. Util Growth Grp Prop Prop Mvt ----- Vol PHF Vol Grp Vol Ln Fact Fact Vol LT RT EB ---- ---- ---- ---- ---- -- ----- ------ ---- ---- ---- Left 58 0.90 64 L 64 1 1.000 1.000 64 1.00 0.00 Thru 95 0.90 106 TR 460 2 1.050 1.000 483 0.00 0.77 Right 581 0.90 590 R 236 1 1.000 1.000 236 0.00 1.00 WB Left 221 0.90 246 L 246 2 1.030 1.000 253 1.00 0.00 Thru 107 0.90 119 TR 119 1 1.000 1.000 119 0.00 0.,00 Right 16 0.90 0 R 0 2 1.130 1.000 0 0.00 1.00 NB Left 413 0.90 459 L 459 2 1.030 1.000 473 1.00 0.00 Thru 308 0.90 342 T 342 2 1.050 1.000 359 0.00 0.00 Right 191 0.90 79 R 79 1 1.000 1.000 79 0.00 1.00 SB Left 8 0.90 9 L 9 1 1.000 1.000 9 1.00 0.00 Thru 258 0.90 287 T 287 2 1.050 1.000 301 0.00 0.00 Right ----------------------------------------------------------------------- 62 0.90 0 R 0 1 1.000 1.000 0 0.00 1.00 Saturation Flow Adjustment Worksheet Ideal Adj Direction Sat No. f f f f f f f f Sat /LnGrp ------ Flow ---- Lns --- W ----- HV ----- G ----- p ----- BB ----- A RT ----- LT ----- Flow ---- EB ----- 0.54 1011 L 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 0.95 1770 TR 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 0.88 1.00 3295 R 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 0.85 1.00 1583 WB 0.38 1407 L 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 0.95 3539 TR 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 1863 R 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 3725 NB 0.32 1185 L 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 0.95 3539 T 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 3725 R 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 0.85 1.00 1583 SB 0.32 599 L 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 0.95 1770 T 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 3725 R 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 1863 HCS: Signalized Intersection Version 2.4c 02-06-1998 3 Streets: (E-W) TASKER (N-S) WARRIOR Analyst: RAM File Name: WAR-TRAF.HC9 Area Type: Other 2-6-98 PM PK Comment: TRAFFIC VOLUMES WITH COMMERCIAL ZONING Supplemental Permitted LT Worksheet APPROACH EB Cycle Length, C 70 Actual Green Time for Lane Group, G 31 Effective Green Time for Lane Group, g 20 Opposing Effective Green Time, go 17 Number of Opposing Lanes, No 1 Number of Lanes in Lane Group, N 1 Adjusted Left -Turn Flow Rate, Vlt 64 Proportion of Left Turns in Lane Group, Plt 1.00 Left Turns per Cycle: LTC=Vlt*C/3600 1.24 Adjusted Opposing Flow Rate, Vo 119 Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No 2.31 Opposing Platoon Ratio, Rpo 1 Lost time per phase, tl 0 gf=Gexp(-0.882*LTC-0.717)7tl 0.00 Opposing Queue Ratio: qro=1-Rpo(go/C) 0.76 gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl 3.75 gu=g-gq (or g-gf) 16.25 fs=(875-0.625Vo)/1000 0.80 Pl=Plt [1+{ (N-1)g/ (fsgu+4.5) }] 1.00 Ell 1.50 fmin 0.20 fm,(min=fmin;max=1.00) 0.54 flt= [fm+0 . 91 (N-1) ] /N 0.54 APPROACH WB Cycle Length, C 70 Actual Green Time for Lane Group, G 31 Effective Green Time for Lane Group, g 20 Opposing Effective Green Time, go 17 Number of Opposing Lanes, No 2 Number of Lanes in Lane Group, N 2 Adjusted Left -Turn Flow Rate, Vlt 246 Proportion of Left Turns in Lane Group, Plt 1.00 Left Turns per Cycle: LTC=Vlt*C/3600 4.78 Adjusted Opposing Flow Rate, Vo 483 Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No 4.70 Opposing Platoon Ratio, Rpo 1 Lost time per phase, tl 0 gf=Gexp(-0.882*LTC^0.717)-tl 0.00 Opposing Queue Ratio: qro=1-Rpo(go/C) 0.76 gq = Volc * qro / (.5 - Volc * (1 - qro) / go) -tl 8.21 gu=g-gq (or g-gf) 11.79 fs=(875-0.625Vo)/1000 0.57 Pl=Plt [1+{ (N-1) g/ (fsgu+4 .5) } ] 2.78 Ell 2.90 fmin 0.38 fm,(min=fmin;max=1.00) 0.38 flt= [fm+0 . 91 (N-1) ] /N • 0.38 APPROACH NB Cycle Length, C 70 Actual Green Time for Lane Group, G 33 Effective Green Time for Lane Group, g 21 Opposing Effective Green Time, go 18 Number of Opposing Lanes, No 2 Number of Lanes in Lane Group, N 2 Adjusted Left -Turn Flow Rate, Vlt 459 Proportion of Left Turns in Lane Group, Plt 1.00 Left Turns per Cycle: LTC=Vlt*C/3600 8.93 Adjusted Opposing Flow Rate, Vo 301 Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No 2.93 Opposing Platoon Ratio, Rpo 1 Lost time per phase, tl 0 gf=Gexp(-0.882*LTC^0.717)-tl 0.00 Opposing Queue Ratio: qro=1-Rpo(go/C) 0.74 gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl 4.74 9u=g-gq (or g-gf) 16.26 fs=(875-0.625Vo)/1000 0.69 Pl=Plt [1+{ (N-1)g/ (fsgu+4.5) }] 2.34 Ell 2.05 fmin 0.32 fm,(min=fmin;max=1.00) 0.32 flt= [fm+0 . 91 (N-1) ] /N 0.32 APPROACH SB Cycle Length, C 70 Actual Green Time for Lane Group, G 33 Effective Green Time for Lane Group, g 21 Opposing Effective Green Time, go 18 Number of Opposing Lanes, No 2 Number of Lanes in Lane Group, N 1 Adjusted Left -Turn Flow Rate, Vlt 9 Proportion of Left Turns in Lane Group, Plt 1.00 Left Turns per Cycle: LTC=Vlt*C/3600 0.18 Adjusted Opposing Flow Rate, Vo 359 Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No 3.49 Opposing Platoon Ratio, Rpo 1 Lost time per phase, tl 0 gf=Gexp(-0.882*LTC-0.717)-tl 0.00 Opposing Queue Ratio: qro=1-Rpo(go/C) 0.74 gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl 5.76 gu=g-gq (or g-gf) 15.24 fs=(875-0.625Vo)/1000 0.65 Pl=Plt [1+{ (N-1)g/ (fsgu+4.5) }] 1.00 Ell 2.26 fmin 0.19 fm,(min=fmin;max=1.00) 0.32 flt= [fm+0 . 91 (N-1) ] /N 0.32 u i u co II all 11 01 II T� II I II o II rn I u U N II x O II II G4 I�aI o3x If H W 11 I'll `�'z --zrnZ • t1 cn (L) 1 O N II 'TI_, H Ul PA O 11 6INPA -rl II H 11 � 11 O 11 U 11 O arli i� 3 U 11 Q) 11 U] U4 II 11 134 Ill 11 m 0 H II ca > 11 9 ro II H �4 U N If 4 r4 •rl II 3 4J w T i II 1 O (d II W II a) if 11 a)>1 i .. a a) ri rd c u p rd a) x 11 Ea 9 u O 1 OOMd' Ili OLnd'MO0MC'lM-4400M 110 U-H I OM HO HOMWW00L-m�MOMHHO \a.J I ONrAww0-,I'NNOO1-diMrI000MO d. . 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LT Vol (v) 64 v/c ratio (x) 0.11 Primary phase effective green 11.00 gq from Supplemental LT Worksheet 3.75 gu from Supplemental LT Worksheet 16.25 Red time (r) 39.00 Arrivals qa = v/(3600(max(x,1) 0.02 Primary Ph. Departures Sp=s/3600 0.49 Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600) 0.35 Xperm 0.06 Xprot 0.16 Case 1 Queue at begining of green arrow (Qa) 0.69 Queue at beginning of unsaturated green (Qu) 0.07 Residual queue (Qr) 0.00 Uniform Delay 8.65 Approach Westbound Adj. LT Vol (v) 246 v/c ratio (x) 0.26 Primary phase effective green 11.00 gq from Supplemental LT Worksheet 8.21 gu from Supplemental LT Worksheet 11.79 Red time (r) 39.00 Arrivals qa = v/(3600(max(x,1) 0.07 Primary Ph. Departures Sp=s/3600 0.98 Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600) 0.66 Xperm 0.17 Xprot 0.32 Case 1 Queue at begining of green arrow (Qa) 2.66 Queue at beginning of unsaturated green (Qu) 0.56 Residual queue (Qr) 0.00 Uniform Delay 9.28 Approach Northbound Adj. LT Vol (v) 459 v/c ratio (x) 0.49 Primary phase effective green 12.00 gq from Supplemental LT Worksheet 4.74 gu from Supplemental LT Worksheet 16.26 Red time (r) 37.00 Arrivals qa = v/(3600(max(x,1) 0.13 Primary Ph. Departures Sp=s/3600 0.98 Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600) 0.43 Xperm 0.39 Xprot 0.53 Case 0 Queue at begining of green arrow (Qa) Queue at beginning of unsaturated green (Qu) Residual queue (Qr) Uniform Delay Approach Adj. LT Vol (v) v/c ratio (x) Primary phase effective green gq from Supplemental LT Worksheet gu from Supplemental LT Worksheet Red time (r) Arrivals qa = v/(3600(max(x,1) Primary Ph. Departures Sp=s/3600 Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600) Xperm Xprot Case Queue at begining of green arrow (Qa) Queue at beginning of unsaturated green (Qu) Residual queue (Qr) Uniform Delay 1 4.72 0.60 0.00 8.71 Southbound 9 0.02 12.00 5.76 15.24 37.00 0.00 0.49 0.23 0.02 0.02 1 0.09 0.01 0.00 7.65 0 0 WARRIOR/TASKER COMMERCIAL REZONING INTERSECTION CONFIGURATION ATTACHMENT G gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 5 40-667-2139 0 • INTERSECTION DIAGRAM ---------------------------------------------------------------------- ---------------------------------------------------------------------- Intersection: TASKER and WARRIOR Time period: PM PK Volumes SB Total 328 Legend [X] = Level of Service #—J = No. of Lanes D= De facto Turn 58^ EB Total 95 734 > 581 v 0• -1 •C 16 i 107 WB Total < 344 221 v [A] 2 [C] <1 [B] r 2 Intersection v [B] [B]--------------------- [C] TASKER [C] [B] [C] [C] 413 308 191 2 2 1 912 NB Total Alk Tasker Road & Warrior Road Commercial Impact Analysis Statement Sewage Conveyance and Treatment Impacts There are no sewage conveyance or treatment problems associated with this project. The property is located within the area identified in the Frederick County Comprehensive Plan covering future sewer service. Currently this property is served by public sewer service. Sewage service to this site is provided by Frederick County Sanitation Authority. Water Supply Impacts There are no water supply or transmission problems with this property. The property is located within the area identified in the Frederick County Comprehensive Plan covering future water service. Currently this property is served by public water service via an 12" water line. Water service is under the Frederick County Sanitation Authority. Fire protection measures such as the installation of fire hydrants will be addressed at the site development stage. The installation of fire protection hydrants poses no problems. The installation of fire hydrants on the property will improve the fire protection means of the surrounding properties as well as the enhancing the protection of the property. The fire fighting capabilities of the fire company covering this area will be enhanced with additional fire hydrants. Drainage Facility Impacts Proper storm water management planning will result in minimal or no site drainage impacts. The development of business in lieu of rural residential/agricultural will increase stormwater run off. It is recommended that the increased run off would be reduced prior to discharge from the site. In lieu of the above, additional storm water detention calculations should be presented with final design which would show no adverse impacts created by the imposition of this increase storm water on the existing down stream water course. Drainage flows generally north toward Opequon Creek drainage area. Pre - development runoff rates will be maintained using recognized storm water management standards. Solid Waste Cost There are no solid waste collection and disposal impacts. Solid waste will be exported by contract hauler at no cost to the County. No additional solid waste facilities will be required to handle the waste from this property. Tasker Road & Warrior Road Commercial Impact Analysis Statement Historic Impacts This project area through past development of adjoining property has no known significance. The area has been significantly developed to the east and south. There are no structures currently located on the area to be rezoned that are of historic significance. A review of the National Register, the Virginia Landmarks Register and the Frederick County Comprehensive Plan indicates that there are no known historic structures on this property. Community Facilities • Education - This project will generate no school children and therefore have no effect on educational cost in Frederick County. Capital cost impacts for school age children will be reduced since no school children will result with B-2 zoning. • Parks and Recreation - This project would result in no capital impact on Parks and Recreational facilities. • Emergency Services Cost - There are minimal additional fire, rescue or sheriff capital facilities anticipated with the zoning of the property. Additional capital costs have been mitigated with a like proffer contribution to the County. Fire protection is available from the Stephens City Volunteer Fire and Rescue Company. The planned B-2 rezoning will have all required site development standards required by the fire code, building code and zoning codes. There are no fire protection problems associated with this property. All hydrants and fire protection measures will be installed when the property is developed. Rescue services are provided by the Stephens City Volunteer Fire and Rescue Squad. Sheriff Department services protection will be required by this facility. Generally, routine patrols of the area should suffice for the majority of time and materials necessary to cover this property. Environmental Impacts There are no known major environmental impacts associated with the rezoning of this property. There will be certain minor negative impacts due to the construction activity including run off sediment, noise and traffic movements. These are to be minimized by proper compliance with local and state laws for environmental protection. The effects on the down -stream impoundment and streams are minimal. There is no known loss of irretrievable resources involved with this project. There are no known endangered species of fauna, flora or wildlife which will be effected by this project. Ground, water and air quality should be unaffected. A minor impact of a negative nature is associated with lighting for security and business use. These should be closely controlled during planning stage to minimize the adverse impacts on future residential structures and impacts on the traveling public. Other This planned zoning change would create a positive fiscal impact as compared to the existing zoning. There are no known other impacts. sl;3bdmj 1basq Tasker Road & Warrior Road Commercial Impact Analysis Statement FISCAL IMPACT The fiscal impacts of the Tasker Road & Warrior Road Commercial rezoning are measured for capital costs that relate to the improvements necessary for the County to increase the capacity of public facilities. The amount of the impact for any rezoning and subsequent land development such as the Tasker Road & Warrior Road Commercial rezoning depends upon location and land uses. Using the rezoning impact model provided by Frederick County, the total capital cost of required new facilities generated by the rezoning is considered for each local governmental department for its' respective service area. In this case these departmental areas include: • Schools • Parks and Recreation • Fire and Rescue As evidenced by the model forecast, the only capital cost is new capital costs calculated for Fire and Rescue for costs not covered by county contributions boosts the amount for Fire and Rescue to $7,008.43 for the Stephens City Fire & Rescue Company. This property, when rezoned, warrants a credit based upon its' overall net fiscal impact due to taxes that will be paid by the project in future years. Tasker Road & Warrior Road Commercial rezoning generates a net positive fiscal impact. Future credits that go toward funding existing debt service are determined by the model and applies to school, fire and rescue and parks and recreation departments only. The rezoning impact model for Frederick County does not calculate positive fiscal impacts associated with non-residential land uses such as this rezoning. Instead, only impacts associated with residential uses are actually shown. In the case of non- residential uses a zero ($0) value impact amount or value is shown due to the large amount of fiscal impact associated with such commercial or office (non-residential) land uses. The Frederick County impact model shows that there is no net impacts for the Tasker Road & Warrior Road Commercial rezoning. There is a fiscal impact credit since the impact of all land uses is positive and a credit for contribution to capital costs is shown through future taxes paid to the County. Tasker Road & Warrior Road Commercial Impact Analysis Statement The net fiscal impact credit result from the new project against capital costs that are generated by the project. The credit over a ten year period is the amount of development fees, as well as permit fees, plus, project revenues. Revenues are the sum of the following taxes and fees associated with M-1 type zoning land uses: • Real property tax • Personal property tax (estimated at $93.00 per employee) • Business license tax • Utility tax • Retail sales tax (estimated at $2.83 per square foot) • Transient tax (Motel tax) (estimated at $172.00 per room) • Meals tax (estimated at $5.91 per square foot) Impacts as modeled reflect an impact rate of 0.00850 per projected square foot or $183.47 per acre. 38.1979 acres Q $183.47 per acre equals $7,008.43 projected new capital costs for the Stephens City Fire & Rescue Company. 3EF'- 1 2,-9 7 FF' I 9 : 2 FF0EF' I Ck; i_ ill INT'r' 1 aE. 78 06,.= 2 F. C,2 _ OUTPUT MODULE Net Credit for Fiscal Taxes to Capital custs Impact Credit Capital cp5ts Imput Net Fire Department $1 85 $1,166 $0 Rescue Department S754 Elementary Schools $0 Middle Schools SO $425,632 50 High Schools SO Parks and Recreation _Q S25,301 IQ TOTAL --------------------------------------------------------------------------------- S939 S6,369,237 S452,099 SO FIRE AND RESCUE ADDENDUM New Capital Costs Not $2,048.52 Covered by County Contributions NOTES; Model Run Date 09/12/97 EAW P,I.N, 75-A-105 Rezoning: Assumes 238,496 sq.ft. retail on 11.1650 acres, 1 00G. 7.2 FiE-E 2 3EF'- 1'2-:= f FR I 9 : _ - F101EF' I CF:' CO HT`r' OUTPUT MODULE Net Credit for Fiscal Taxes to Capital Impact 'Capital Net osis Credit 1mpac Fire Department $276 S1,743 $0 Rescue Department S 1,127 Elementary Schools SO Middle Schools $0 $636,177 SO High Schools $0 Parks and RecreationQ TOTAL $1,403 $9,517,918 $675,737 s0 ------------------------------------------------------------------------------- FIRE AND RESCUE ADDENDUM New Capital Costs Not S3,061.85 Covered by County Contributions NOTES: Model Run Date 09/12/97 EAW A.I.N. 75-A-104 Rezoning: Assumes 356,472 sq.ft, retail on 16.6880 acres. F . 0 f FR I 9 : FOER I C:k:: COI INT'Y 1 460E. f 806.= 2 ?EP- 1'2-9 _ ._ ----------------------------------------------------------------------------------- OUTPUT MODULE Net Credit for Fiscal Taxes to Capital Impact Capital Net Costs Credit con 1mpacl Fire Department $78 $489 $0 Rescue Department $316 Elementary Schools $0 Middle Schools $0 S178,586 SO High Schools $0 Parks and Recreation IQ 510,616 U TOTAL $394 $2.673,793 $189,691 SO FIRE AND RESCUE ADDENDUM New Capital Costs Not 58S9.52 Covered by County Contributions NOTES: Model Run Date 09/12/97 EAW P.I.N. 75-A-104 Rezoning: Assumes 100,068 sq.ft, retail on 4.6846 acres, F . 0 4 =:ER - 1 2-9 ( FR I ? :54 FFlo ER I Ck: C 0t 1f4T`r' 1 1641 r.7R 0 E.t_ 2 OUTPUT MODULF Net Credit for Fiscal Taxes to Capital Impact Capital Net Qst% Credit Qlu,� 1mpac Fire Department S42 S263 SO Rescue Department 1170 Elementary Schools $0 Middle Schools $0 $96,075 SO High Schools $0 Parks and Recreation 10,�]�Q TOTAL S212 $1,439,541 $102,049 SO FIRE AND RESCUE ADDENDUM New Capital Costs Not S462.40 Covered by County Contributions ----------------------------------------------------------------------------------- NOTES: Model Run Date 09/12/97 EAW P.I.N. 7S-A-104 Rezoning: Assumes 53,834 sq.ft, retail on 2,5202 acres. P . 0 -------------- OUTPUT MODULE Fire Department Rescue Department Elementary Schools Middle Schools High Schools Parks and Recreation 6--- Capital $632 $2,579 $0 $0 $0 U ------------- ------------ Net Credit for Fiscal Taxes to Impact Capital Net Credit Cou Impact $3,991 $0 TOTAL $3,211 $21,784,689 ---------------------------------------------------- FIRE AND RESCUE ADDENDUM New Capital Costs Not Covered by County Contributions ----------------------- NOTES: Model Run Date 02/10/98 EAW P.I.N. 75-A-104, 105 & 117 Rezoning: 38.1979 acres assuming: 815,495 sq.ft. retail on 38.1979 acres of B2 $1,456,175 $86,558 $1,546,724 ------------- $7,008.41 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. $0 U $0 BOUNDARY INFORMATION SHOWN HEREON IS EITHER TAKEN FROM OR BASED UPON PLATS OF RECORD IN DEED BOOK 809 AT PAGE 525. HIGHWAY PLAT BOOK 9 AT PAGES 328 THRU 337. AND IN UNRECORDED PLAT OF SURVEY DATED MAY 14,1996 BY MARSH k LEGGE. PLC AND YET UNRECORDED SUBDIVISION PLAT OF MOSBY STATION II —SECTION B, DATED APRIL 4,1997 BY GILBERT W. CLIFFORD k ASSOC.,INC. I' SUMMARY -AREA C F PMMI R s O PARCEL 1 Z5205 ACRES PARCEL 2 . 4.6646 ACRES ® 3a1979 ACRES REOUESTED PARCEL 3 . 13.0277 ACRES TORE REZONED FROM RESIDENTIAL PARCEL 4 . 0.3616 ACRES (RP) TO COMMERCIAL (8-2) - - PARCEL 5 . 17.5636 ACRES TOTAL 38.1979 ACRES ; 1' / � o 0 1 a ,1 • BOUNDARY INFORMATION SHOWN HEREON IS EITHER TAKEN FROM OR BASED UPON PLATS OF RECORD IN / DEED BOOK 809 AT PAGE 525, HIGHWAY PLAT BOOK 9 AT PAGES 328 THRU 337, AND IN UNRECORDED PLAT OF SURVEY DATED MAY 14,1996 BY MARSH & LEGGE, PLC AND YET UNRECORDED SUBDIVISION C PLAT OF MOSBY STATION II -SECTION B. DATED APRIL 4,1997 BY GILBERT W. CLIFFORD & ASSOC.,INC. SUMMARY Aga OF PARM c PARCEL 1 . 25205 ACRES PARCEL 2 . 4.6646 ACRES ® 36.1979 ACRES REQUESTED PARCEL 3 . 13.0277 ACRES PARCEL 4 . 0.3816 ACRES TORE REZONED ERON RESIUENRAL (RP) TO OWW ROIAL (0-2) - . PARCEL 5 . 17.56,76 ACRES TOTAL 36.1979 ACRES j CD y r� Q oir i 1 ` � ` I PAR66 • • BOUNDARY INFORMATION SHOWN HEREON IS EITHER TAKEN FROM OR BASED UPON PLATS OF RECORD IN DEED BOOK 809 AT PAGE 525, HIGHWAY PLAT BOOK 9 AT PAGES 328 THRU 337, AND IN UNRECORDED PLAT OF SURVEY DATED MAY 14,1996 BY MARSH k LEGGE, PLC AND YET UNRECORDED SUBDIVISION PLAT OF MOSBY STATION II —SECTION B, DATED APRIL 4,1997 BY GILBERT W. CLIFFORD do ASSOC.,INC. A MMARY AREA OF PARM c PARCEL 1 25205 ACRES PARCEL 2 . 4.6646 ACRES PARCEL 3 . 110277 ACHES PARCEL 4 . 0.3616 ACRES PARCEL 5 . 17.5636 ACRES TOTAL 38.1970 ACRES mc�� ® 36.1979 ACRES REOUESTED TORE REZONED FROM RESIDENTIAL (RP) TO COMMERCIAL (0-2) - V t Jill o' 4 I v i � 1 I� T A X R E C E I P T - Y E A R 1 9 9 7 COUNTY OF FREDERICK C. WILLiAM ORNDOFF, JR P . O•. BOX 225 WINCHESTER VA 22604 1997 R.E.TAXES 94.79 ACRES Land: 1145500 JASBO, INC. C/O JAMES L. BOWMAN PO BOX 6 STEPHENS CITY, VA. 22655 0006 Ticket #:00153740002 @@ Date : 12/04/97 Register: LBX/XD Trans. #: 23101 Dept # RE9702 ACCT# 24181 Previous Principal 75 A 117 Balance $ 3390.14 Acres: 94.79 Principal Being Paid $ 3390.14 Imp: 3700 Penalty $ .00 Interest $ .00 Amount Paid $ 3390.14 `Balance Due as ofl2/04/97$ CK FM .00 5748 Pd by ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) 0 T A X R E C E I P T - Y E A R 1 9 9 7 COUNTY. OF FREDERICK C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604 1997 R.E.TAXES 82.75 ACRES Land: 1744400 JASBO, INC. PO BOX 6 STEPHENS CITY, VA. 22655 0006 Ticket #:00153730002 @@ Date : 12/04/97 Register: LBX/XD Trans. #: 23101 Dept # RE9702 ACCT# 24165 Previous Principal 75 A 104 Balance $ 5145.98 Acres: 87.22 Principal Being Paid $ 5145.98 Imp: 0 Penalty $ .00 Interest $ .00 Amount Paid $ 5145.98 *Balance Due as of12/04/97$ .00 CK FM 5748 Pd by ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) 0 • T A X R E C E I P T - Y E A R 1 9 9 7 COUNTY -OF FREDERICK C.•WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604 1997 R.E.TAXES 158.76 ACRES Land: 3852200 Ticket ##:00153470002 @@ Date : 12/11/97 Register: LMM/XD Trans. ##: 75054 Dept ## RE9702 ACCT## 24166 Previous Principal Acres:192. A 92Balance $ 11670.20 91 Principal Being Paid $ 11670.20 Imp: 103800 Penalty $ .00 Interest $ .00 Amount Paid $ 11670.20 *Balance Due as of12/11/97$ CK FM 4775 Pd by BOWMAN TRUCKING CO & FRED L GLAIZE ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. JASBO, INC & ETALS C/O FRED L GLAIZE III PO BOX 2598 WINCHESTER, VA 22604 1798 we (DUPLICATE) 1►'y\Vtr '� ,.��",;;•,i"fir Fi-'s;� �w • t j}4 • •� :3 ; :• . r` •: � errrsee s ws.we ARrAA**ARAeRR*•AArRrrAAAArAAAA RRAAr• 0 -n CHARLES DEARMONT•WHITACRE, ET UX TOt :t :t DEED. JASBO, INC. *rrrrArrrrrrArrRArArrrrrr►rAr*rAArrr THIS DEED, made this day of 1976, between Charles Dearmont Whitacre and Sudie Barb Whitacre, his wife, of the one part, hereinafter called the Grantors, and Jasbo, Inc., 'a Virginia corporation, of the other part, hereinafter called the Grantee. WITNESSETH$ That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the Grantors do grant and convey, with General warranty and with English Covenants of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges and appurten- ances thereto belonging, all of that certain tract or parcel of land, lying and being situate in Opequon Magisterial District, Frederick County, Virginia, about two and onehalf miles East of Stephens City, along and adjacent to the Macedonia Road, containing one hundred fiftytwo (152) acres, more or lessi and being the same real estate conveyed to the Grantors herein by deed from Lois Lewis, widow, dated December 8, 1971, and recorded in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 384, at Page 6031 LESS$ All that certain tract or parcel of land lying and being situate in Opequon Magisterial District, Frederick County, Virginia, situate on the North Side of Secondary State Route #636, contain: 61.150 acres and being more particularly described by a plat and survey of Thomas C. Glass, Certified Land Surveyor, dated January 28, 1975, which parcel of land was conveyed to the County of Frederick, a Political Subdivision of the Commonwealth of Virginia, by deed dated February 11, 1975, and recorded in the aforesaid Clerk's Office in Deed Book 441, at Page 97. r . .33 33 The Grantee joint in this deed for the purpose of assuming and does hereby assume that certain deed of trust from the Grantors to Dabney W. Watts, Trustee, dated December 8, 1971, and recorded in the aforesaid Clerk's Office in Deed Book 384, at Page 605, to secure the sum of Fifty Three Thousand Dollars ' ($57,000.00), payable to Lois Lewis and C. Lee Braithwaite, or ;'... the survivor of them, at The Commercial and Savings Bank of Winchester, Virginia, upon which dead of trust there is • balance due of Twenty Five Thousand Dollars ($25,000.00), with interest from December 8, 1975, and the Grantee hereby to the remaining unpaid balance and interest agrees pay ?.�•;?);.• ' pursuant to the'terms of said deed of trust and the bond :. r•;'.i" thereby as a Vart of the consideration of this conveyance. 'r'<' This conveyance is made subject to ell legally enforceable l� restrictive covenants and easements of record affecting the aforesaid realty. j.: WITNESS the following signatures and seals% :• ��� `"`,S?CharLas Dsarmont Whitacre (SEAT. JASBO, INC. b• 1I1I AT TI T NO SEAL t \ is 'r;f gc etary STATE OF VIRGINIA, '' �'+• ,,,w.�..•r... � 0 OF S�•. •!•�t � �/C.(� To -watt a Notary Public of aad for 2 ' �1u1 the state and 2;,,,,t•_aforesaid, do certify that Charles Dearmont • r' o Whitacre and Sudie Barb Whitacre, his wife, whose names are ^' signed to the foregoing writing, bearing date on the Ik day of 1976, have acknowledged the same �• r•? i before me in my State and l �r. r-aforesaid. Given under my hand this I_ day of `ITI /: 1C - _, 1976 y , My commission expires �.1-•- i; -V Notary u is ' ; • . Or VIRGINIA, STATE 0! �� c rrr �t iJ ► To -wits •''` `""_�^ -� ' *� V•a Notary Public in and for the State and t aforesaid, do certify - '` , whose name atr ri:. d t x �' that i . ;cn �• y. . of Jasbo, Inc., is signed to the foregoing writing, bearing ,.• ;r' ;%•', .... �' date on the mac_ day of �%�1 4 t �_J, 1976, personally appeared ::. before me this day in my said rt,: ► and in the name and ,�'"�; .. •; .•; on behalf of the said Corporation, acknowledged the said writing as the act and deed of the said Corporation, and made oath ti �;{'•-' ' that he of the said Corporation and that the • 'i"+;'' ^' seal affixed to said writing is the true corporate seal of )n'3�',;W�...,;�;'.j the said Corporation and that it has been affixed thereto by •. ...;•.• due authority. Given under my hand this /k day of 1976. My commission expires lty t+ e�7g ' �..•.`vs;. •�� ��<,���t Notary Public v,Rsu,A F,uo—zi.at CJJ.Ify, a.:.. TLta instrument `o! �writing was produced to me o�.�.�t� �� d iy of yr � t . 19 •?�'.. , .,t -r ,Tt- 11" and vnth eottificat3 of ackaowledgmeat thereto anae:14 + admit'od to raco:d. f u ,.a,,�: i .,/ 51.. �s �. • rt S_3y�C , and 5.•,i4 have boon PAd, J Ll AMBsfmol 5035-A 12/16/86 4-0 499 #7801 JAMES L. BOWMAN ET. UX. ,* TO .. .: DEED JASBO, INC. ,*F �t,t�4�F�c*it*it**�F�F�tit�t tlr**it*�Ir*�Vr int*�F�t er,634 99 THIS DEED made and dated this 16th day of December, 1986, by and between JAMES L. BOWMAN and MARY JANE BOWMAN, his wife, By JAMES L. BOWMAN, her attorney in fact under Power of Attorney dated March 25, 1983 , hereinafter called the Grantors, and JASBO, Inc., a Virginia Corporation, party of the second part, hereinafter called the Grantee. WITNESSETH: That for and in consideration of the a= of Ten ($10.00) Dollars, cash in hand paid, and other good and valuable consideration, the receipt of which is hereby acknowledged, the Grantors do hereby grant and convey with general warranty of title unto the Grantee, in fee simple, all those certain tracts or parcels of land, lying mostly in Frederick County, Virginia, and partially in Clarke County, Virginia, described as follows: PARCEL ONE: All those certain lots lying and being situate in Opequon Magisterial District, Frederick County, Virginia, being designated lots 1 through 137, inclusive, of Nottoway Subdivision, Section Two, as the same appears on the plat of said subdivision of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 632, at Page 510, and being a portion of the same land conveyed to James L. Bowman by deeds dated December 5, 1949 from Joseph A. Massie, Jr., at al, Special Commissioners, of record in the aforesaid Clerk's Office in Deed Book 213 at Page 73 and by deed dated March 8, 1972, from Robert K. Woltz,et ux, of record in the aforesaid Clerk's Office in Deed Book 387 at Page 497. PARCEL TWO: All that certain tract of land, located Northeast of Stephens City, in Opequon Magisterial District, Frederick County, Virginia, containing 93 acres, more or less, and being a portion of the same land conveyed to James L. Bowman by deed dated March 21, 1968, from Edward Nicholson, et ux, of record in the aforesaid Clerk's Office in Deed Book 340 at Page 205. ko r1�.. • • PARCEL TBREEs K11 that �R6 � t'h or n 11 �! tl parcel of land, lying aa on the North side of Senseny Road, Shawnee Magisterial District, Frederick County, Virginia, containing 7.312 acres, more or loss, and being the same property conveyed to James L.•Bowman by deed dated June 29, 1982, from Fredericktowne Company, of record in the aforesaid Clerk's Office in Deed Book 550 at Page 799. PARCEL FOURS All that certain tract of land lying and being situate in Opequon Magisterial District, just west of U. S. Highway No. 522, containing 139.9 acres, more or loss, and being a portion of the aame land convoyed to James L. Bowman from David S. Whitacre, et al, Special Commis- sioners, by deed dated March 25, 1983, of record in the aforesaid Clerk's Office in Dead Book 557 at Page 712. PARCEL FIVE: All that certain tract or parcel of land lying and being situate in the Town of Stephens City, Opequon Magis- terial District, Frederick County, Virginia, designated as Lot No. 45 on the plan of the Town of Stephens City and more par- ticularly described as fronting on the East side of Main Street for a distance of 82.5 feet, more or loss, and extending back in an easternly direction for a distance of 250 feet, more or less, with an even width, and having a vidth in the rear of 82.5 feet on Mulberry Street, and being the same land conveyed to James L. Bowman by deed dated March 16, 1984, from the Commercial and Savings Bank, of record in the aforesaid Clark'* Office in Deed Book 572 at Page 881. PARCEL SIX: All those certain parcels of land lying and being situate in the Town of Stephens City, Opequon Magisterial District, Frederick County, Virginia, and further described in the hereinafter mentioned deed as followsi ' Parcel Bs That certain other parcel of land proves by two-story storeroom building, and other buildings, located on a lot 18 feet x 125 feet, and located on the west aide of Main Street, in Stephens City, Virginia, and being a part of the original �. Bucher property. Parcel Fs That certain other lot of land opted -on the East side of Green Street, in Stephan* City, Virginia, which lot fronts :;,`•• 70 feet on Green Street, and extends East for a depth of 90 feet, and being also a part of the original Robertson property.'i and being a portion of the same property con- veyed to James L. Bowman by deed dated May 11, 1981, from John E. Lemley, divorced, et al, of record in the aforesaid Clerk's Office in Deed Book 536 at Page 371. 1 1 f t w i i K. A vG 56,rG501 PARCEL SEVEN: M of that parcel of land located on the North side of State high- way No. 277, about one-half (1/2) mile East of Stephens City, in Opequon Magis- terial District, Frederick County, Vir- ginia, containing 1.553 acres, more or lessi and being the same property conveyed to James L. Bowman by deed dated May 13, 1977, from Simone J. Gatos, et vir, of record in the aforesaid Clerk's Office in Deed Book 473 at Page 575. PARCEL EIGHT: An undivided ono -half interest in that certain tract of land on the South sido of Virginia Secondary Highway No. 277, approximately four (4) miles East of Stephens City, in Opequon Magisterial District, Frederick County, Virginia, containing 143 acres, more or loss, bounded by Apperson on the west, Rust on the South, Sandy on the East and the lots known as the "Clark Survey" on the North, now owned by Emma Beryl Walker, Bertie Clark, Gladys Cornwall and Ruby Madigan, and being the same property a one-half interest in which was conveyed to James L. Bowman by deed dated October 30, 1973, from William A. Johnston, It al, Trustees, of record in the aforesaid Clerk's Office in Deed Book 421 at Page 606. PARCEL NINE: All of that certain lot or parcel of land, lying and being situate in the Town of Stephens City, Virginia, on the Northwest corner of Main Street and Martin Street, and more particularly described by plat and survey of J. R. Nicely, C.L.S., dnted March 9, 19721 and being the same land conveyed to James L. Bowman by deed dated December 19, 1984, of record in the aforesaid Clerk's Office in Deed Book 587 at Pago 19. PARCEL TEN: All those two certain lots of land in Back Creek Magisterial District, more particularly designated as Lot 6, Block 11, Section 5, and Lot 8, Block 11, Section 5, Wilde Acres Subdivision, as the same is duly dedicated and recorded among the land records of Frederick County, Virginia, in Deed Book 250 at Page 127, and the Plat of which is recorded at Pago 10, in Wilde Acres Plat Book No. 11 and being the same property con- veyed to James L. Bowman by deed dated May 1, 1982, from Ruby T. Smith, widow, of record in the aforesaid Clerk's Office in Deed Book 547 at Page 265. -3- e wm v. ;•yR ';awl i� 1� ,lit,.. �z 5 •. E en6311PGS02 • PARCEL ELEVENi An undivided ono -half interest in that certain tract of land lying and being situate mostly in Opequon Magisterial District, Frederick County, Virginia, and partially in Graenway Magisterial District, Clarke County, Virginia, fronting on the West side of Route 522 South of Double Toll Cato and North of Nineveh, known an "Wheatland", bounded on the North by the Will Chamblin Estate property, Raymond Sandy, Donald Patton and Milton Apperson, on the West by Clarence Campbell and others and on the South by Norman Tolkan and others, and containing 817 acres, more or lees, and being a portion of the same property a one-half undivided interest in which was conveyed to James L. Bowman by deeds dated September 3, 1971 from Frances C. Jett, widow, at al, of record in the aforesaid Clerk's Office in Deed Book 382 at Page 231 and by deed dated November 30, 1971 from Helen C. Rust, et vir, of record in the aforesaid Clerk's Office in Deed Book 385 at Page 302. PARCEL TWELVE: All that certain lot of land lying and being situate in Opequon Magisterial District, Frederick County, Virginia, containing 10,704 square feet, designated Parcel B on plat drawn by H. Bruce Edens dated November 19, 1986, of record in the aforesaid Clerk's Office in Deed Book 633 at Page 110; and being the remaining portion of land conveyed to James L. Bowman by deed dated November 1, 1982, from Robert F. Braithwaite, et ux, of record in the aforesaid Clerk's Office in Deed Book 553 at Page 717. PARCEL TBIRTEENs A one-half undivided interest in all those certain tracts or parcels of land, lying and being situate in the Town of Stephens City, Opequon and Back Creek Magisterial Districts, Frederick County, Virginia, together with the rights, rights of way and appurtenances thereunto belonging containing 252.413 acres in the aggregate and being the remainder of the tracts of land conveyed to James L. Bowman and Shen -Valley Lime Corporation by deed dated September 30, 1983, from The Flintkote Company, a Delaware Corporation, of record in the aforesaid Clerk's Office in Deed Book 566 at Page 517. -4- 0 503 0 81,,6111rG503 This conveyance is made subject to all rights of way and restrictions of record affecting the subject property. The Grentors do hereby covenant that they have the right to convey to the Grantee; that the Grantee shall have quiet and peaceable possession of the said property, free from all lions and encumbrances; and they will grant such further assurances of title as may be requisite. This Deed is exempt from taxation pursuant to Section 58.1-811(6), Code of Virginia, t::e Grantor being the sole stockholder of the Grantee Corporation, and this con- veyance is made in the organization of JASBO, Inc. and qualifies for non -recognition of gain pursuant to Section 351 of the Internal Revenue Code of 1954. WITNESS the following signatures and seals: (SEAL) JWM I�, BOWMAN, f r- X ( SEAL ) RY JANE BOWMAN, by JAME L. BOWMAN, her attorney in fact STATE 0! VIRGINIA, City or Winchester , TO-WITt I� M. F. McLaughlin , a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that JAMES L. BOWMAN, individually and as attorney in fact for MARY JANE BOWMAN, his wife, whose signatures are signed to the foregoing Deed dated December 16, 1986, has personally appeared before tee and acknowledged t/,e same in my state and jurisdiction aforesaid. fGiven under sty hand this 1G day of December , JI 19 86 . V -''IC My Commission expires August 4, 1989 } w �( . • ..0 •. ��.•. rV inn. �Cr r 1 nw .., r�+r•� ..n ro o, r.,. �Y-= A S.► a 1 �. j•t:. •,: .r (�� a.4 «M i. hruu or r�roa+cdr,rrrrr rrwwo b ws rrdrnitMf M: dhc 239(ADD)(1) 0/21/92 8K786PC0839 THIS DEED OF ASSUMPTION, made and dated this 22nd day of October, 1992, by and between DAVID R. DORSEY, party of the first part, hereinafter called the Grantor, and JASHO, INC., a Virginia Corporation, and FRED L. GLAIZE, III, parties of the second part, hereinafter called the Grantees. WITNESSETH: That for and in consideration of the sum of Ten ($10.00) Dollars, cash in hand paid, and other good and valuable consideration, the receipt of which is hereby acknowledged, the Grantor does hereby grant and convey with general warranty of title unto the Grantees, in fee simple absolute, all of his one-third interest in all of that certain lot or parcel of land, together with the improvements thereon and the appurtenances thereunto belonging, containing 200 acres, more or less, lying and being situate along the Southern side of Virginia State Secondary Highway No. 642 and the western side of Virginia State Secondary Highway No. 636, about five (5) miles South of Winchester, in Opequon Magisterial District, Frederick County, Virginia; and being the same property a one-third interest of which was conveyed to the Grantor herein by Deed in Dissolution of Partnership, dated October 22, 1992, of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book � 1 BK786F508►10 at Page 222Reference is made to the aforesaid deed for a more particular description of the property herein conveyed. This conveyance is made and accepted subject to certain indebtednesses secured by the following deeds of trust: (a) First deed of trust, dated December 22, 1988, to secure JNB, in the original principal sum of $575,000.00, bearing interest as stated therein, of record in the aforesaid Clerk's Office in Deed Book 701 at Page 843; and on which there is an unpaid balance principal of $575,000.00, with interest as stated therein; (b) Second deed of trust, dated April 20, 1989, to secure FNBs, a certain indebtedness described therein, of record in the aforesaid Clerk's Office in Deed Book 710 at Page 804, and as modified at Deed Book 711 at Page 193; and on which there is an unpaid balance principal of $184,576.61, with interest as stated therein; and, (c) Third deed of trust to secure the County of Frederick certain proffers, dated August 22, 1991, of record in the aforesaid Clerk's Office in Deed Book 767 at Page 1; and which said deeds of trust the Grantees hereby assume and agree to pay as part of the purchase price of the above described property; and the Grantees hereby execute and acknowledge this instrument for the purpose of complying with the provisions of the said deeds of trust. This conveyance is also made subject to all rights of way and restrictions of record affecting the subject property. 2 SK786PC, 08" I The Grantor hereby covenants that he has the right to convey to the Grantees; that the Grantees shall have quiet and peaceable possession of the said property, free from all liens and encumbrances; and he will grant such further assurances of title as may be requisite. WITNESS the following sigp4tyres and s (SEAL) AVID R. DORSEY JASBO, INC. (SEAL) President (SEAL) RED FRED L. GLAIZE, III STATE OF VIRGINIA, CITY OF WINCHESTER, TO -WIT: I, PA kA r i �ci, a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that DAVID R. DORSEY, whose name is signed to the foregoing Deed of Assumption, dated the 22nd day of October, 1992, has 3 i 0 8K786FG0842 personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. ...... Given under my hand this 22nd day of October, 1992. My Commission expires NOT RY PUBLIC STATE OF VIRGINIA, �. OF I. LJ x0, /,��, a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that :AA,-; �. ,&t, mi 4„) , who is President of JASBO, INC., and FRED L. GLAIZE, III, whose names are signed to the foregoing Deed of Assumption, dated the 22nd day of October, 1992, have personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. Given under my hand this 22nd day of October, 1992. My Commission expires V3 �'!:� -v"3 NO ARY PUBLIC VIRGINIA• FREDERICK COUNTY, SCT. This instru,�n�t of , of�v ng w s produced to me on the and with cart f Ato of a g t ihcr,lo cnro:xed was admitted to rocord. Tax imposod Lv : ac f3-54.1 Of $6Z2.LVand 5&54 have been paid , i' assescabte. CLERK Given under my hand this 22nd day of October, 1992. My Commission expires NOT RY PUBLIC STATE OF VIRGINIA, �. OF I. LJ x0, /,��, a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that :AA,-; �. ,&t, mi 4„) , who is President of JASBO, INC., and FRED L. GLAIZE, III, whose names are signed to the foregoing Deed of Assumption, dated the 22nd day of October, 1992, have personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. Given under my hand this 22nd day of October, 1992. My Commission expires V3 �'!:� -v"3 NO ARY PUBLIC VIRGINIA• FREDERICK COUNTY, SCT. This instru,�n�t of , of�v ng w s produced to me on the and with cart f Ato of a g t ihcr,lo cnro:xed was admitted to rocord. Tax imposod Lv : ac f3-54.1 Of $6Z2.LVand 5&54 have been paid , i' assescabte. CLERK BMB:dhc 11/19/93 4239(ADD)(1) N -.1 m t� v � b a i b ro b v v u v u4 u a O u u `Y C7 THIS DEED made and dated this 22nd day of November, 1993, by and between ARTHUR H. OF LTON and DOROTHY H. FULTON, his wife, parties of the first part, hereinafter called the Grantors, and JASBO, INC, a Virginia Corporation; FREDERICK DEVELOPMENT CO., INC., a Virginia Corporation; JAMES L. BOWMAN; and FRED L. GLAIZE, III, parties of the second part, hereinafter called the Grantees. ail NITNESSETH: That for and in consideration of the sum of 0 kD rq N Ten ($10.00) Dollars, cash in hand paid, and other good and Q valuable consideration, the receipt of which is hereby acknowledged, the Grantors do hereby grant and convey unto the v ,j Grantees in fee simple absolute, the following percentage a interest in the hereinafter described property, to -wit: a U G 3 15.41% interest to Jasbo, Inc., a Virginia Corporation; a 32.07% interest to Frederick Development Co., Inc., a Virginia Corporation; a 17.92% interest to James L. Bowman; and a 1.26% interest to Fred L. Glaize, III; constituting in the aggregate a two-thirds interest in the property; said property being: All of that certain lot or parcel of land, together with the improvements thereon and the appurtenances thereunto belonging, containing 200.8673 Acres, more or less, lying and being situate along the Southern side of Virginia State Secondary Highway No. 642 and the Western side of Virginia State DKCO`.' (,�23 Secondary Highway No. 636, about five (5) miles South of Winchester, in Opequon Magisterial District, Frederick County, Virginia; and more particularly described by plat and survey made by Douglas C. Legge, C.L.S., dated November 10, 1993, attached hereto and by this reference made a part hereof as if set out in full; and being the same property a one-third interest of which w86 conveyed to Arthur H. Fulton and a one- third interest of which was conveyed to Dorothy H. Fulton, by Deed in Dissolution of Partnership, dated October 22, 1992, from David R. Dorsey, et al, (Partners in ADD Partnership), of record in the Office of the Clerk of the Circuit Court of Frederick County, Virginia in Deed Book 786 at Page 835. Reference is made to the aforesaid plat and deed for a more particular description of the property herein conveyed. This conveyance is made subject to all rights of way and restrictions of record affecting the subject property. The Grantors hereby covenant that they have the right to convey to the Grantees; that the Grantees shall have quiet and peaceable possession of the said property, free from all liens and encumbrances; and they will grant such further assurances of title as may be requisite. 2 WITNESS the following asinates d se g_ (SEAL) ARTHUR H. FULTON (SEAL) DOROTHY . FULTON 11 STATE OF VIRGINIA, CITY OF WINCHESTER , TO -WIT: I, DOROTHY H. CONNER , a Notary Public in and 11 for the State and jurisdiction aforesaid, do hereby certify that ARTHUR H. FULTON and DOROTHY H. FULTON, whose names are signed to the foregoing Deed, dated November 22nd , 1993, have personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. Given under my hand this 22nd day of November, 1993. a . My Commission expires February 29, 1996 NOTARY PUB C i 3 • 0►c811 25• Jasbo, Inc. (RP - Vacant) Wakeland Manor Land Trust O!-___(RP - Residential) h N 20' Sanitary Sewef 22 la Easement p to to�. 17 0 1 0. 200.8673 Acres a s N. 14 N � NI a>01 pm 2 w f r- C4 a N _ r R19Af-ol�IyoY Zto 10 r*.1. Loaafbn Q e Gm.tery� N I Ea ...... �_ 1 J 7 EXBarr C/L Alexonaer Joseph F.Bayliss. Jr.(RA eDrIvew.y - Res.) Jo.eo r� G a] w N N N �a0f 1) e a n �p W aC Qelf w m 1J J U v Z 844.73' / S 01 JW/tea 7oa. 98 1 Va. SecondaryS 37.05.08� WFII RO^K R AL. RI) Notes: 1. No title' report furnished. 2. Easements other than shown may exist. 3. This property Is located on Tax Map 75 (A) and delineated as Parcel 105. 4. The Information shown on this plot is based upon an actual Held survey. S J7'39'J8' w Q) S 20'35"6' W 92.76' Curve Table \�5 416.97' 75'25'56" E 203.49' Christopher R. See (RP - Residential) CURVE RADIUS LENGTH TANGENT CHORD DEARING DELTA 1 760.00' 221.17' 111.37' 220.39' S 68'52'42— E 16'40'27- 2 i,65.00 290.52 146.37 289.43 S 29'n2 01 W 17.14 58 Plat Shoenq tc3CERTIFICATE 200ngin o. Am,: of Arthur H. Fulton, Dorothy H. Fulton Jasbo. Inc. and Fred L. Glaize III CY rid Detrict Fr.d.riri ContA Virginle N Date: November 10, 1991 Scale: 1'e500' Sneet 1 of 1 Q90bert w, cllfferd k associates, inc. TIF E ENGINEERS LAND PLANNERS SURVEYORS LAND 130-C Of" Q—kh DIt- S00 ws ce— sqr .URVEYOR Irr-Awswie,,,s YV96.M 224W Wh h.~. I % 0 22e01 (ma) eeo-vis (lea) ser-rae BX809rc0526 VTRGINIA: FRECEPIC!: C%.)U!•,Tf, 1CT. <� 7i:fi instrument cf w: n.i;trr_-4ur-cl to me nn lho wa:: ward__.•f,, offf--O.V3 }: :�'� ! -, , [�;.. ;!:.. ��:st+•;,r �t:�t,n::eC-resr+ttP�''atoanf�rxed c_...� F:�: v,-. , �sCms • : r,:c;:na. '1 �x i.`s� t; ...... `.5•54.1 of an%i I-T-F-1 h.ve boon p,4�,.; , !! 8$Sd3:JJ!C. e.V tJ •: t CLERK DI►3���';.; I 084 THIS DEED OF SUBDIVISION AND RESTRICTIVE COVENANTS, made and dated this day of '� �- 1997, by and between BEVERr_,EY B BHOEMAKER TRUSTEE FOR BEVERL£Y B Bii4E KER. UNDER Tuam rTrAT1Tu "..,..ST .. Tr OCTOBER 20, 1986, of the first part, hereinafter called the DECLARANT. WHEREAS, the DECLARANT is the owner in fee simple of the real estate shown on that certain Final Subdivision Plat drawn by P. Duane Brown, L.S., dated April 21, 1997, known as Mosby Station II, Section A, which Final Plat is attached hereto and incorporated herein by reference as if set out in full. This is the same real estate previously conveyed to the DECLARANT by that certai:r deed from Jasbo, Inc. dated April 9, 1997, and recorded in the Clark's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 877, at Page 1510; and, WHEREAS, said real estate, as shown on the aforesaid attached Final Subdivision Plat, has been subdivided into lots for the construction of single family homes thereon (Lots 9 through 17, inclusive), and the hereinabove Final Plat shows accurately the metes and bounds of the subdivided land, together with the dimensions of each Lot therecf and also sanitary sewer easements, utility, slope, and drainage easements, all of which shall constitute a portion of that development known as Mosby Station II, Section A; and, WHEREAS, the Subdivision of Mosby Station II, Section A as shown on the aforesaid attached Final Subdivision Plat, is with the free consent and in accordance with the desires of the undersigned DECLARANT, and the DECLARANT desires to subdivide the aforesaid real estate in accordance with the provisions of "Thq Virginia Land Subdivision Act" as are applicable and in force and effect as of the date of execution of this Deed of � r +o►w�nw .y lwiwaoN a JoNaTM AT l/M/ VwO�M CI0''rG1085 (Subdivision and Restrictive Covenants. NOW THEREFORE WITNESSETH: That for and in consideration of the premises and the benefits which will accrue by reason of this Subdivision, the DECLARANT does hereby subdivide all of I that certain tract or parcel of land designated as Mosby Station II, Section A, lying and being situate in the County of Frederick, Virginia, and being more particularly described by that certain Final Subdivision Plat of Mosby Station II, Section A, by P. Duane Brown, L.S., dated April 21, 1997, (containing Lots 9 through 17, inclusive) which Final Subdivision Plat is attached hereto and incorporated herein as if set out in full. This is the same real estate previously conveyed to the DECLARANT by deed from Jasbo, Inc., a Virginia Corporation, dated April 9, 1997 and recorded in the aforesaid Clerk's Office in Deed Book 877, at Page 1510. USE, RESTRICTIONS AND COVENANTS The single family Lots in Mosby Station II Section A, shall be subject to the following restrictions, which are constituted covenants real to run with the land: 1. All Lots shall be used for single-family residential purposes only. No detached garage or carport shall be permitted on any Lot. Any utility or other out building on any Lot shall be of the same material and construction as the main structure on such Lot. 2. No signs or advertising of any nature shall be erected or maintained on any Lot except "For Sale" signs for said Lot which signs shall not exceed five (5) square feet in area, or signs used by the DECLARANT to advertise the property during construction and sale. No "For Rent" signs shall be allowed on any Lot. -2- 2'389iG1086 0 a x inrnLAW 3. No power boats, mobile homes, motor homes, campers, commercial buses, trailers of any type, tractors, trucks or other motor vehicles (other than automobiles, motorcycles, pickup trucks, and 3/4 ton (or less) or vans) shall be permitted on any Lot except during the course of construction. No motor vehicle or material portion thereof, which does not have a current license and current Virginia inspection sticker shall be permitted on any Lot. No commercial vehicle, unless excepted herein as to size, shall be allowed to park on any lot in said subdivision at any time, after the construction of a dwelling house has been completed. 4. No animals of any kind (including livestock, poultry or birds) shall be permitted on any Lot, except that dogs, cats and other usual household pets may be kept, provided that they are not kept, bred or maintained for commercial or charitable purposos or in unusual numbers. S. No fence or hedge shall be constructed or planted in the front nor along the side (not applicable to corner Lots) of any residence nor within twenty-five (25) feet of any street. Rear fencing and hedges shall not exceed six (6) feet in height. All fencing shall be constructed of wood, masonry or iron or PVC material. No chain link fencing shall be allowed. 6. No noxious or offensive activities shall be carried on upon any Lot nor shall anything be done thereon which may be, or way become, an annoyance or nuisance to the neighborhood. 7. In the event that a dwelling is destroyed, the owner of the dwelling, within thirty (30) days from said destruction, shall clear away the remaining portion of the dwelling unit and maintain the Lot in a neat and orderly condition. 8. In the event a dwelling unit is damaged, or has materially deteriorated, the owner of the unit shall immediately repair the damage or deterioration. 9. No Lot shall be used or maintained as a dumping ground for rubbish. Trash, garbage or other waste shall be in sanitary containers and screened. No refuse or any -3- • • 01'889'6 1087 container for same shall be placed or stored in front of any house, except on the date of garbage pickup. 10. No exterior clothes lines, or hanging device, shall be permitted on any Lot, except for an umbrella -type with a diameter not to exceed seven (7) feet; provided, however, that the same may only be used in the rear of any building constructed on said Lot and the clothes line is stored within a utility building or the equivalent when the clothes line is not in use. 11. Every owner shall provide his Lot with off- street parking space of at least 450 square feet, which may include all area in any driveway located on the Lot itself, to be used by the inhabitants of the dwelling house located on said Lot. Parking on the street shall be prohibited and it is the intent of this restriction that parking space for at least (2) vehicles be provided. All driveways must be constructed of concrete or asphalt and shall be installed per the specifications utilized by the Virginia Department of Highways. 12. All Lots are subject to the Slope and Drainage Easements and Utility Easements as shown on the plat attached hereto. 13. There shall be no planting, structures, fences, shrubbery or other obstruction to obstruct vision planted or maintained on any corner Lot which rises more than three feet (31) above ground level within twenty-five feet (251) of the intersection of any street lines. 14. One-story houses shall have 1,350 square feet of living space. Two-story houses shall have 900 square feet of living space on the first floor above ground and a total living space of 1,600 square feet. All other house configurations, such as, but not limited to, Split -Foyer, Cape Cod, Saltbox, Multi -level and Tri-level shall have 1,600 square feet of usable, finished living space. Living space shall be computed using outside foundation measures and shall be exclusive of carports, garages and basements. Roof pitch shall be at least 5/12". aIm ssm � xr.sta+ ,os...ruur. • • BK80 1 088 The foundation of all houses shall have a brick veneer from the house plate to the ground surface, which brick veneer shall be on the side of the house facing the street and on the two sides of the house facing the side lines. No brick veneer is required on the side of the house facing the rear property line. In the alternative, poured concrete walls, with a brick mold, and painted, shall be allowed. 15. All Lots are required to observe any setback lines, and/or side lines and/or rear yard lines as shown on the plat attached hereto in addition to those applicable requirements of any COUNTY Ordinance. 16. No building, structure, addition or exterior alteration (including basketball backboards, rims and nets) or improvements of any character, shall be constructed on any Lot or dwelling located thereon, unless the plan of construction, including quality of workmanship, design, colors and materials shall have been approved in writing by the DECLARANT. Before construction can begin, all house plans must be reviewed by the DECLARANT. 17. All of the covenants and restrictions herein shall be binding and remain in full force and effect for a period of fifteen (15) years from the date of this instrument and shall be renewed automatically for additional successive ten (10) year periods, unless the Owners of a majority of Lots in Mosby Station II Section A shall, at least six (6) months prior to any such renewal date, execute and record an agreement amending said covenants and restrictions. 18. The invalidation of any one of the covenants or restrictions contained herein by judgment or Court Order shall in no wins affect any of the other provisions which shall remain in full force and effect. The failure of the Lot Owners or the DECLARANT herein to enforce any covenants or restrictions shall not be deemed to be a waiver of the right to do so thereafter as to a default occurring prior or subsequent thereto. -5- PJWA M a JOIMSTOM ATTOWW" AT LOW t 1 r0weowai0maum ' AKIN!" AT Low .V0=W9 elvwo�M 0 • DI'lU H,1009 EASEMENTS Section 1. Public Utility and Drainage Easements: The property described hereby is, and shall be, subject to a ten (10) foot easement along all property lines for the installation of any utility and to those certain easements or rights of way designated, or to be designated, as Drainage Easements, Gas Easements and Utility Easements on the plat of Mosby Station that have been recorded or will be recorded (including the plat attached hereto). The DECLARANT does hereby grant and convey unto the COUNTY, or other agency having jurisdiction thereof, a perpetual right of way or easement for the maintenance and repair of the aforesaid easements and any related facility designated on the aforesaid plat as Water Easements, Sanitary Sewer Easements, Gas Easements and Utility Easements. (a) The DECLARANT reserves unto itself, its successors or assigns, the right to erect, maintain, operate and replace underground telephone and electrical conduits, related equipment, and other facilities, sewer, gas, water and television lines and related equipment, and other utility equipment where such utility lines and equipment are located within the easements reserved herein or as set forth on the Final Subdivision Plat of Mosby Station II Section A. (b) The DECLARANT further reserves unto itself, its successors or assigns, for a period of five (5) years from the date hereof, a blanket easement and right on, over and under the ground within said Subdivision to maintain and correct drainage of surface water problems in order to maintain reasonable standards of health, safety and appearance. Such right -6- • • B';0891"1;1090 expressly includes the right to cut any trees, bushes or shrubbery, make any grading of the soil or to take any other similar action reasonably necessary, following which the DECLARANT shall restore the affected property to its original condition as near as practical. The DECLARANT shall give reasonable notice of intent to take such action to all affected owners, unless in the opinion of the DECLARANT an emergency exists which precludes such notice. Reservation by DECLARANT of such blanket easement and rights contained herein shall not, in any way, obligate DECLARANT to undertake any maintenance, repair or corrective action whatsoever and shall not impose any liability or responsibility upon DECLARANT therefore. ARTICLE 3 GENERAL RESERVATION The DECLARANT herein reserves unto itself, for a period of five (5) years, the right to amend this Deed of Dedication, provided that the single family residential nature of the subdivision shall not be changed. ARTICLE 4 GENERAL PROVISIONS Section 1. Enforcement: The Declarant, its successors or assigns, or any owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions, conditions, covenants, and/or reservations, now or hereafter, imposed by the provisions of this instrument. Failure by the Declarant, its successors or assigns, or by any owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. All costs which the Declarant, its successors or assigns, or any Owner shall incur -7- {.�LII'eIYON • • 89;`G 1091 in the successful enforcement of the restrictions, conditions, covenants and/or reservations, now or hereafter imposed, shall be borne by the party against which action is taken and which costs shall include reasonable attorney's fees, costs, and damages. Section 2. Severability: Invalidation of any one of these covenants or restrictions by judgment or court order shall in no way affect any other provision which shall remain in full force and effect. Section 3. Amendment: The covenants and restrictions of this Declaration shall run with the land and bind the land, and shall inure to the benefit of and be enforceable by the Declarant, or the Owner of any Lot subject to this instrument, their respective legal representatives, heirs, successors and assigns, for a term of fifteen (15) years from this instrument is recorded, after which time, said covenants shall be automatically extended for successive periods of ten (10) years, as described under Restriction No. 17, supra. The covenants and restrictions of this instrument may be amended during the first fifteen (15) year period by an instrument signed by not less than ninety percent (90%) of the Lot Owners, and thereafter, by an instrument signed by not less than seventy-five percent (751) of the Lot Owners. Any amendment must be properly recorded. WITNESS the following signatures and seals: BEVER.LqJ B. SHOEMAKER, TRUSTEE FOR BEVERLei B. SHOEMAKER, UNDER THAT CERTAIN TRUST DATED OCTOBER 20, 1986, -8- IM�woM a JOaATON ATT0NNIM AT LAIN 100CHMIR NIOAM 0 0 2 I 8X8 9, 9 PG 10 9 2 STATE OF VIRGINIA, AT LARGE, CITY/QQtH Y OF (,jknCtzS-&r -, To -wit: The foregoing instrument was acknowledged before this 4921 day of 1997, by Beverley B. Shoemaker, Trustee For Beverley B. Shoemaker, Under That Certain Trust dated October 20, 1986, on behalf of said Trust. My commission expires anryn..", % Notary Public ij. -9- • • — — — SEE SHEET 4 OF 5 — — — I I 15 aol I EX. SLOPE & DRAINAGE ESM'T D8 839 — P258 __ 26..20• --J I WATER & I� I 16 SANITARY SEWER I I Samuel E. & I ^ I 25,622 SF EASEMENT Mcry R. P/asters Zoning — RA Use — Single I ___ — — — — -----� -'�� E — 257.46' Fomi/y Resides tio/ — N60 25 51 W — — — — f 3 DB 552 P 48------------ — DB 761 P 1668 r----- �� DB 824 P 1451 1 17 29,595 SF 00 I ,� BUFFER 0 o I 50 ROAD EFFICIENC N "� SEMEN cq -40 Ui SLOPE pRA� G P25g — = � DB a3g � g.12'i l�t� 236.10 N - "W 67 29 �54 ►!i ►r� 5 RDUTE 642 CATER STATE TABLE R �W gEL� - v AR TAS10' RDAD NO STRUCTURES ARE PERMITTED SEE SHEET 2 OF 5 MINIMUM SETBACK REQUIREMENTS IN DESIGNATED ROAD FRONT = 35' FOR CURVE TABLE. SIDE = 10' EFFICIENCY BUFFER AREA. REAR = 25' THOFG l� Gam, P. DUANE y BROWN NO. 1285 <9A,4) S�URv'EO� All lots are single—family detached traditional. All lots are subject to a 20' Slope & Drainage Easement and a 15' Utility Easement along all rights —of —way and a 10' Utility and Drainage Easement along all property lines. M(Mby MEM01M ICI a �c ��®ra A DATE: April 21, 1997 1 SCALE : 1" = 60' FILE#: "3120pits.dwo" gilbert w. Clifford & associates, inc. ENGINEERS — LAND PLANNERS — SURVEYORS SHEET 150—C Olds Greenwich Orive 200 North Cameron Street 5 Fredericksburg, Virginia 22401 Winchester, Virginia 22601 OF (W) 898-2115 0 30 60 120 (540) 667-2139 SEE SHEETS 2 & 3 OF 25 MINIMUM SETBACK REQUIREMENTS FRONT = 35' FOR CURVE TABLES. SIDE = 10' REAR = 25' All lots are single-family detached urban. All lots are subject to a 20' Slope TH OF & Drainage Easement and a 15' Utility Easement along all rights -of -way and a ' Gf 10' Utility and Drainage Easement along all property lines. P. DUANE Z, bVll®aby Mmn'(DEE BROWN 7� 4f/aca....c.. i8��•-� DATE: February 13, 1997 SCALE : 1" = 60' FILE#: "3040pits.dwg" NO. 1285 gilbert w. clifford & associates, inc. ENGINEERS - LAND PLANNERS - SURVEYORS SHEET <��O 150—C aide Greenwich Drive 200 North Cameron Street 4 SURVE�OL Fredericksburg, Virginia 22401 winchester, Virginia 22601 OF (W) 898-2115 0 30 60 120 (540) 667-2139 To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #Q02-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name Address -�* 64L.C------------------------------ l0 7----- --` - n---- ------------- uLSC-------------------------- - _ -__Ql? --� --------- ---- ----------------- �s _J✓i hen - �&' ------- --- --( z2 N ��� L 1 �c A' , SC z4 A� I 7�C -�--c�------'-/------� .nII-► - --- 5,c-_ vA--zz ss I ?_? ------------ - A __ z2o S /3I /-/lG/-r f 14,1 c:' AL L •-� U,15 S� y___________--- ____--- ___ ------ ------ -------- _ 4, --- kE, -C1-+-- ----1 a 1�---------- ---- -----------------/ 30 _ 11- ----k-, A C�12------- --- --- � )Z __ c --- --- �. -- - ---- �- - --------------- r�-----! 7_ =�1- GZ_C�t 55 --- ----- -- - `r is r� .----- -` r �� cX, m � ; --- -- �C' (-�==-" Q- _-s-e .U� LJ • To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #0-02-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name Address a- — a ----------------------- -- -- -- - '�-��"------------ i 5 6--- ---- T -------------- -- ----------------- - ------------------------------------ ----------- - ---- ------------133 - - �-�-=-------------------------- ----- ------ -j- �— -------! a ---� c. ------------'---- • To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name Address ------------------- moo___✓_ n :_ 4 �-------- - U - - �-- ---" r LA N / 1-��---��- ,� ----------------- ----------------------------- tl� -------------------------------------------- - ------------------- - - ---- - e�- ---------------------------------------------------------------------------------------------------------------------- To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name Address i -- � s BSc -----------=----------------------------- � ------------------------------------------------------------------------------------ ------------------------------------------------------------------------------ -------------------------------------------------------------------------------- --------------------------------------------------------------------------------- -------------------------------------------------------------------------------- ------------------------------------------------------------------------------------- --------------------------------------------------------------------------------- ---------------------------------------------------------------------------------- ---------------------------------------------------------------------------------- ---------------------------------------------------------------------------------- ----------------------------------------------------------------------------------------- ---------------------------------------------------------------------------------------- ------------------------------------------------------------------------------------------ ------------------------------------------------------------------------------------------- ------------------------------------------------------------------------------- -------------- To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. P *Zt--c Name -�-AJ _l_ = w- ; -t------------ - - ---LJL-�-------------- - - ---------------=�-------------- Name Address = -- ------------- 3c?) tc-„--- 1 ----- L � VS . -- --- --`-------- ---- --- _ �44— ---m---------��l ,3GyGL�N.rt� ,-/I n✓i ---------------------------------/-l------ j/ ------- -- --- -- ---- - - - 2 sr ----- �- ' ----- - = -- %-s----------�r e.�---- - -��- �-------- -`-YIj —�-' // Q . J j 5---------------- - GC 1------'-'-=`=---------- ---- '-------` ---I '-'-;-14ti4( - ---- ------------------ ----- -------------� -�- -- % [J ------------ -------------------- - --- - -- - // f 1 ---------------------------—�--------------------------------- ------------------------ --------- --- -' --- vj-r�.1---------�it/�__�_/_`�_ ___�_c---- 6 ------------- J_ _L--------------- ----------------------------- a - - rcL �- - -------------�-- �-----�---- ------------------ `=y---1 �'j_I_�,e . U. , To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sa .s-)_r's C, _f�c ---------------- e,n--- L --- 1------ Sign Name Address c-------------------- ---------- --- 23-1,L----�'�------------ ,1 --- -- -------------- ----------------------L=_ i $44 ---- - ---`l----------------?------ --- - -------- l _ �a� ,��I �i�___01 --------------------------- �-----=---------------- Q --- ---- � -'-- -- . ---- --- - ------------------ �A- A-- ---------------------------------------------- _,4157!�'-Z-��—ZKZ'>' __- /Dot- ------------------------------------------------------__-�� -------------------1�� w_ R %� 5--- o _y _ W q K� 4 A w o _6% 0 • To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #Q02-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name Address 5 7 ------ -- - -MCAJIA 6 - - ------------ - ------ -------------------- - - - - --------------------------- - - ��-- ----------����-=-�•- C���-----�c__� ��� __max. .�-- --- - -------------1%1�_c_s�i�__-=1_--------- --- -=-'--�-�1�=-_---=-----------10,.E-__si � �-- "' tzzz ---------------- - ----- - - - - - - - �-- �-- ------------ --------------�--- w _- e ----- ---�-1 i- - ---_= 2 -W-(� ---- _ l �'-------- 3 s - - ----- - - - - - - - S dh ------------- a. '-'j4 ---- -(�c�a__ C�.S7--------- Vic- - - - - I - - = � - -- - - - _ ` 2 Zf5� - - - - - - -- -- - - - "`4-QL--------------E-QSSIn-A-Qrs7-UZ J-0u;s46- 445� = �j,zss- _ Via _ _----------------------------------------------- -------------—,=-_- -_ - - Y" ul-er-,J�- - "-' --- V!�� z`�26ia,� N ``�/is�z- s -------------- �"---------------------------------------------------- n�---------—------ --------- __--------------=?r/5� 7- ST To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name T'nc- -� 4 -3 =--L L. 4m� ----- -ram. E . ------------------ L l- o � p------- Sign Name f,� Address f- --------/ 10 s1-------------- w—---------- ---------------- ---------!!a=-�` —,,a --- -- k. _ o ,- '-�------------------- 6 -------------- kl - ------------- .�s./a,c,t� ,t .S7sLCS ---------------- r�fi1 j j,Q./c . ��i��'lFri t`Z. \� ' N_---f-- �--------------- ------------------------%°g----=- ---- -- ------ -_, _ _ .-_a i,_, -------�: --------- ''- ----- `-"�------!-12--------- -- L L s----A------ o C------------------------------------------------------�,� --A",- P. f. ------------ /6 � L -1-� 1_►!ir��- a ------ — - :- - --------- ---� _ fir_ S• U-c-Y--- /- V-2___EUAhl-S-------------- -- — -'-- -- --1-----�-o------------ - ----- '__-- - ---- z - --- — ZI_ G----=------- ---- To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name ddress i �J.5 1,/ ., r ' e /acI �R = ti �ai�%',L/,-�..t✓��_ '���ns C > A _�_ ss ------------------------------------- "-------------------- -----lug -- -;--- ----,_ --------- - -- --------------------------------- At v�Liwna'�r, t4 -- i ns vvo r 1-----� _ C �v.21-� t, ��- c.� �r�� --- ---------------f-----------,------ ---y-------, r 1 ((fir �jA.ri-,�..,���� Hi3;�'�L-3 /. %�A/�1 r'% c-✓ - _EO!✓_ _���E.e $�--------------4c'�:'/ -_"` -_-----------'S`Tl,/ �iTj��%q zZGS S �------------------�------------ ---- - 1--�Z?-d� �3 u� A c -- �`-----------------(37 - - - - - - - - - - - - - ----------------- S-re t�'�-ems. z ZS— �G 3 Lam) ��E ��-n �✓ }� - l � !� r --- Q r^-c ----------=�'-"1-=-�-----------------t- V �-F-1�----= f - ----- S--f-� To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name Address - - -r--- ------ ---------------- -----�---------------------- M C ---- ------------------- -- - -----------'------------114 _ S_ 11,E-fir---------------- - �.___•_ l Nr.11S L���L�l �k" W' -) lcca.L-(�� lac. 6LITTCNfSLI'�- %v�. S,G ------------------------------------------------------------------ 1------------------------------------------ �Qn----- --& ------------- --� ---- -----------------------! 23 /i ---'s� To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print N0-47--4 �y A_ - __ :_- ---------- Sign �Name nlh��me,� 4idhhu� _R--------------- 4j- __4 ------------ -- ---------------- ) - --- -- ---- - nnnn L I)e:'- a ------- ---- =�-------------- -- - - ---- G° fGhe-------- /,_��{on_�ti_ -----`-G'`� �r---1%U-�_�l_ --------------- --�__-------- D� f --------------- -- ------ -- - - ----- ----'-------------------- - ----- -�---------- ----- � � 3- _ /z "1 140CCN5 -------------------------------------------- --='-------------------------------Z11-v --°eil A.SftC/ -�_- ---- --- ---- ---- --� y 6---�- - ---- `---- - --------------- IT79AI 4 --------------------------- �__aLAQ ------- • \J To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #0-02-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name Address --------------------------- -- ✓ _ ----- ----=- - '= �_- �--'=�------------- Gam=- = - - ., : --------------! b -! A -- �� �- - � d.z��j I? --�� C�nzd_-- ----------------"1 --��� �� �C-/. ����..,(:�`; -- �� -- 'wj ----- ---- ---- C16 . -- --� ---------------------------- --.,---.--------- ------- _�------------------------------------------- --------------------------------------------- ---- - -- a ��--------------------------------------------11 ----- -- ------------------------------------------------------------------ UA uu -- U -- --- ----------------------------------------------------------------1--------� �1 u • To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name Address =——�—------=----------------------------- -- -------' L------------- F --- , } -C----- lru' L\ ..__ i.---------1 Ir---------- /) J l -- --------------------- - ----------------- ---------- ----------------------------------------------- --------- //1oMA s E ✓eL�nl /Vi- f��} N 1/ /ll e���_ G ✓ A 2 z6.� .5 - ------------------------------------------------------------ - - ------------------------------- S. 10 ---- ----��-- -------hQr Vie, --- Q �---------------------�,-- S- =r- '-------- -! — �-s`z----------------------1 3 _ S l _ �,u _ ----- - -- l �� -------�--- 1 l� 14E e_7 �// �� . ' — —' ----- ---- 7 ' ��1 t_� - -----1---------------------------------------------------------------------�------------------_ - -------- - -0eeosed' tD -?.S To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. -P�t Name 1 Sign Name � �'� CS -- ----- -------- - ---'"'`?------------ --- --- ------ ----1----------- J - ------------------ - �itx -- vam ------------------------ Address 10 -7 S�' YA '_IliL ---- hi--- ---------- - ----- A-- -7 ---- i2 N---e-� ---1 D G1 i /I Da �'--=�r - '� f'tc 'L l ----- - -------------�- --- --------- L_ �_ S___ ------ �'i�i�1/_Li --- ---------------------- ----------------- 10 --- - - ---4-(2--p--------��-- -- ------ p 1 w ---1�3 To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #0.02-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name Address ------------t - - -- -�----------------- ------------ - -- - ----- --------- -------- -------------------- -`-n---------- 1----- --= -- ------------ -----------------a i!--17-------- l2N� - ------------ -------------- -x -�------- ----------- - - Ja- -.4 =----------- 1_l� 5---------- --- ----------------'-------11-=?-�''?------------- ��� / 57 jf ���-1---- ��`�- 0-- �-- --- ---1- --=------ fi -----1 ---- --r n--------- n r2 ______________ -- -- -- ors -------------------------- �--------------------L ?r _ as a,4-'1-- --- ----- -------------- ----------------- Q ---------- k-1- ------ Y ----------- ---------- C -- -------- VL�- 0- ----- ---------�yslj -----------'---------------'�'�---------C----- �------------------- r-------- _ jm m� ------ a---- u---- -------------- --- --Cjz� -------- ----- --------- IC`f �1 _�i� �`VIC l 5vj Mo�edoxt'L -------------------------- 0 • To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Sign Name Address -- Cp=------- - -- ----� %�.---- ---- z--- ------------ (_ IQ- 1! ------------ Q_ �_ -------- - ------ ---- &AAk 2_11 - ------ ---- --- ----- --------------------------- --------------- ------- ----------p1 ° 9 ------ -- < - r------ -- ti L• o,------ �_Li. f�? � -- �'---��Y ¢1 g� r�--- - - --L��Gr�----�(� �__ E, fCUYi(�c(/ i ��7---(:� ►�•-- �g?�-- (2`- ��--------------------- -------` ------ -2aa Q2l�r�t�yl,lo,Ti�----2- ------ ---- L Ua- --- ------------ - --- -- - - --, � , 077 7 -------------------------------- - - - ----- -- ------ '-------------------------------- `-'-y �c --- H -S-=rn--F('�-- al`1--� Ja l�v----� ✓. ------ — (i �ober o o --- ?zo 9(._" io nL 1__ 01 tt -�------------R' d_ flb�,- o,,__-� _ __ l�'°L--�-- - -*hens ej , V6 To: The Frederick County Planning Commission and Frederick County Board of Supervisors We the undersigned, residents of Frederick County, are opposed to the rezoning application #002-98, Tasker Road and Warrior Road Commercial. We request the area in question remain as presently zoned RP(Residential Performance) and NOT be rezoned as B2(Business General). Thank you very much for your time and help. Print Name Si am f � -all - -------- 6" Address ------fps - Al �5 e Ph�xsC�:J� - VA- z -�__ ----- -- -------- -----------1------------3 ✓,� -� ) ---=----/----------s=---{-----------�R----Qrr� J a' ------------------?-------�M� �_�_-T--------- ---NQ_ _ ---r_U� y l "N --------- c u _ S�1�_-----_�1__y y_�,� fit . s C'0'4 . -------- -----fin -------- =-------- ----- - ----------------------------------------------------1 �'----=t-- JVA ----------- --- ---------- --^ - . .Ati �_ I1,4,er C--uv--l9=-- ---- - -------------------L-------------- - -�'-- ----------------------------------- - r/�9 �O - - - - - - - - - - - - --- LLIA ------ 10 --- 4� __ -1 ---- - V-4 --------- - ----------- ------------------------------- -------------------------- ----------------------- --------------------------- - --------------= -- --- ------------------- gilbert w. clifford & ass*tes, inc. 200 N.Carneron Street Winchester, Virginia 22601 540-667-2139 Fax: 540-665-0493 TO WE ARE SENDING YOU aHAND DELIVERED SHOP DRAWINGS ❑ COPY OF LETTER TI ATTACHED CHANGE ORDER PRINTS PLATS LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 2/19/% ATTENTION Mr. Evan Wyatt I RE: Tnckar Rnnrl XT Wnrrinr Rnari UNDER SEPARATE THE FOLLOWING ITEMS SAMPLES SPECIFICATIONS XI PLANS 71 OTHER COPIES DATE DESCRIPTION 6 2/10/98 Commercial Rezoning Plan (sheets 2 of 2), 8 1 /2"X11" ❑ ARE TRANSMITTED ❑ APPROVED/SUBMITTED ❑ FOR APPROVAL ❑ APPROVED/AS NOTED FOR YOUR USE ❑ RETURN/CORRECTIONS ❑ AS REQUESTED ❑ FOR REVIEW or COMMENT ❑ FOR BIDS DUE ------------ 19___ REMARKS COPY TO: ❑ RESUBMITFOR APPROVAL ❑ SUBMIT___ FOR DISTRIBUTION ❑ RETURNED_ CORRECTED PRINTS ❑ RETURNING TO YOU ❑ RETURN WITH SIGNATURES J c; A. of /V ti S�FZI kc�� L SIGNED Stephen M. Gyurisin �`- REV. 2.0 OMMUIVWEALTH OF VIRGINIA DEPARTMENT OF TRANSPORTATION TRAFFIC ENGINEERING DIVISION DIRECTIONAL TRAFFIC COUNT AT INTERSECTION OF ROUTES 642/647/103 DATE: 9/4&18/97 APPROACHING INTERSECTION �_ o ,,�e• 642 642 From the Ion Route: IN Frederick COUNTY. 1031 647 From the 1-UT 0 u V 6 V 0 2 51 69 - 0 12 30 20 0 140 15 36 0 442 0-07:30 23 38 1 43 83 0 19 38 26 0 204 13 39 0 .0-08:00 16 35 0 0 35 49 0 9 17 18 0 121 15 25 0 33 333 .0-08:30 12 26 2 0 4 0 5 25 10 0 130 6 22 0 309 t0-09:00 16 20 6 0 3 22 44 20 12 0 130 26 26 0 394 ,0-10:00 32 32 1 0 7 28 77 0 3 9 0 93 17 17 0 319 10-11:00 19 20 2 0 9 23 87 0 3 20 26 11 0 107 20 23 0 425 )0-12:00 20 43 4 0 12 48 107 0 4 0 119 30 35 0 503 10-01:00 35 38 4 0 10 39 149 0 1 34 9 0 130 24 17 0 434 10-02:00 24 33 3 0 10 36 123 0 7 21 6 0 129 33 32 0 537 )0-03:00 47 45 13 0 8 38 147 0 3 29 13 0 183 47 23 0 772 )0-04:00 46 86 14 0 23 56 240 0 12 31 11 0 96 38 15 0 422 )0 04.30 28 29 5 0 14 38 132 0 2 19 6 6 0 440 30-05:00 42 36 10 0 21 24 154 0 2 22 4 0 73 93 36 1 45 19 0 595 ' 30-05:30 43 42 11 0 16 48 233 0 6 24 15 0 0 110 33 19 0 507 30-06:00 42 50 5 0 16 30 157 0 2 29 14 0 194 71 42 0 851 o0-07:00 64 54 20 0 18 44 261 0 9 53 21 i Recorder: I ,.,A�` ^- Ir I V I i � I f/I 0 Eight Hour Volumes of Approach Vehicles Time From To East Veh. Ped. West Veh. Ped. 7 AM 8 AM 118 0 249 0 8 AM 9 AM 82 0 157 0 12 PM 1 PM 77 0 198 0 2 PM 3 PM 105 0 193 0 3 PM 4 PM 146 0 319 0 4 PM 5 PM 150 0 383 0 5 PM 6 PM 193 0 500 0 6 PM 7 PM 138 0 323 0 Totals 1009 0 2322 0 North South Total Veh. Ped. Veh. Ped. eh. Ped. 145 0 447 0 959 0 84 0 319 0 642 0 44 0 184 0 503 0 45 0 194 0 537 0 54 0 253 0 772 0 55 0 274 0 862 0 90 0 319 0 1102 0 83 0 307 0 851 0 600 0 2297 0 6228 0 route ;42 824 Nest 1031 North 29 324 92 203 1 500 1 Route 647 South Route 1031 North 205 2884 627 Route 2052 642 5773 West =216 P !L90 126 321 78 1 16 193 8 78 124 38 390 53 85 528 319 847 1491 742 749 174 469 106 1242 ►\ Route 317 642 East Peak Hour 5:00-6:00 PM \ \ Route \ 2350 642 gg I East 603 1108 406 2112 438_1 509 30 1 2927 7-71 I — 5986 Directional Turning Movement Int. Rtes. 642/647/1031 Frederick County I9/4&18/97 7:00 AM - 7:00 PM 12 Hours • WARRIOR/TASKER COMMERCIAL REZONING TRIP GENERATION ESTIMATES ATTACHMENT B gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 0 ASSUMED USE Shopping Center Supermarket Fast Food Restaurant Convenience Market High Turnover Restaurant Discount Super Store Tire Store Bank Office Park WARRIOR DRIVE REZONING PROPOSED USE TRIP GENERATION AREA(ac) FAR UNITS GLFA TOTAL GLFA 12 0.2 104544 104544 5 0.2 43560 43560 4 2 2000 4000 3 2 1500 3000 2 1 3000 3000 3 0.2 26136 26136 2 1 2000 2000 2 2 1250 2500 5 TOTAL TRIPS - GENERATED TRIPS PER DAY 4487 4857 1984 2214 391 1227 50 663 976 TRIP GENERATION IF FULLY DEVELOPED UNDER EXISTING ZONIN ASSUMED USE AREA(ac) GENERATED TRIPS PER DAY RESIDENTIAL 38 990 INCREASE TRIPS PER DAY DUE TO PROPOSED REZONING = 15859 All trip generation rates per ITE Trip Generation 6th Ed. gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 16849 2,o w,3 j U,,A WARRIOR REZONING 0 SUMMARY OF AVERAGE VEHICLE TRIP GENERATION AVERAGE WEEKDAY DRIVEWAY VOLUMES 2/5/98 LAND USE SIZE SHOPPING CENTER 104.544 T.G.L.A. SUPERMARKET 43.56 TH.GR.SQ.FT. FAST-FOOD RESTAURANT WITH DRIVE THRU 4 TH.GR.SQ.FT. CONVENIENCE MARKET (OPEN 24 HR) 3 TH.GR.SQ.FT. HIGH TURNOVER (SIT-DOWN) RESTAURANT 3 TH.GR.SQ.FT. FREE-STANDING DISCOUNT SUPERSTORE 26.136 TH.GR.SQ.FT. TIRE STORE 2 TH.GR.SQ.FT. DRIVE-IN BANK 2.5 TH.GR.SQ.FT. OFFICE PARK 5 ACRE TOTAL 24 HOUR AM PK HOUR PM PK HOUR TWO-WAY VOLUME ENTER EXIT ENTER EXIT 4487 66 42 188 203 4857 86 55 256 246 1984 102 98 70 64 2214 98 98 81 81 391 14 13 20 13 1227 25 24 49 51 50 4 2 3 5 663 18 14 68 68 976 118 10 21 120 16849 531 356 756 851 Note: A zero rate indicates no rate data available TRIP GENERATION BY MICROTRANS 0 0 WARRIOR REZONING SUMMARY OF AVERAGE VEHICLE TRIP GENERATION SATURDAY AND SUNDAY DRIVEWAY VOLUMES 2/5/98 �ftG`kNpiTil.� SIZE SATURDAY SUNDAY 24 HR PEAK HOUR 24 HR PEAK HOUR 2-WAY 2-WAY VOL. ENTER EXIT VOL. ENTER EXIT SHOPPING CENTER 104.544 T.G.L.A. 5224 270 249 2639 160 166 SUPERMARKET 43.56 TH.GR.SQ.FT. 7736 272 261 7250 0 0 FAST-FOOD RESTAURANT WITH DRIVE THRU 4 TH.GR.SQ.FT. 2888 120 115 2171 140 151 CONVENIENCE MARKET (OPEN 24 HR) 3 TH.GR.SQ.FT. 2589 94 98 2275 92 103 HIGH TURNOVER (SIT-DOWN) RESTAURANT 3 TH.GR.SQ.FT. 475 38 22 396 30 25 FREE-STANDING DISCOUNT SUPERSTORE 26.136 TH.GR.SQ.FT. 1439 65 63 1136 58 54 TIRE STORE 2 TH.GR.SQ.FT. 0 5 7 0 0 0 DRIVE-IN BANK 2.5 TH.GR.SQ.FT. 165 54 52 47 5 4 OFFICE PARK 5 ACRE 147 9 3 68 4 6 TOTAL 20663 927 870 15982 489 509 Note: A zero rate indicates no rate data available TRIP GENERATION BY MICROTRANS warrior rezoning SUMMARY OF TRIP GENERATION CALCULATION FOR 38 ACRE OF SINGLE FAMILY DWELLINGS 2/5/98 AVERAGE RATE STANDARD DEVIATION ADJUSTMENT FACTOR DRIVE WAY VOLUME AVG WKDY 2-WAY VOL 26.04 19.62 1.00 990 7-9 AM PK HR ENTER 0.64 0.00 1.00 24 7-9 AM PK HR EXIT 1.42 0.00 1.00 54 7-9 AM PK HR TOTAL 2.06 1.97 1.00 78 4-6 PM PK HR ENTER 1.81 0.00 1.00 69 4-6 PM PK HR EXIT 0.93 0.00 1.00 35 4-6 PM PK HR TOTAL 2.74 2.65 1.00 104 AM GEN PK HR ENTER 0.62 0.00 1.00 24 AM GEN PK HR EXIT 1.46 0.00 1.00 55 AM GEN PK HR TOTAL 2.08 1.99 1.00 79 PM GEN PK HR ENTER 1.80 0.00 1.00 68 PM GEN PK HR EXIT 0.93 0.00 1.00 35 PM GEN PK HR TOTAL 2.73 2.64 1.00 104 SATURDAY 2-WAY VOL 31.02 24.43 1.00 1179 PK HR ENTER 1.60 0.00 1.00 61 PK HR EXIT 1.37 0.00 1.00 52 PK HR TOTAL 2.97 3.20 1.00 113 SUNDAY 2-WAY VOL 27.02 19.90 1.00 1027 PK HR ENTER 1.30 0.00 1.00 50 PK HR EXIT 1.30 0.00 1.00 50 PK HR TOTAL 2.61 2.86 1.00 99 Note: A zero rate indicates no rate data available Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS 0 0 WARRIOR/TASKER COMMERCIAL REZONING TRIP DISTRIBUTION ESTIMATES ATTACHMENT C gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 0 • WARRIOR DRIVE REZONING TRIP DISTRIBUTION P.M. Peak Hour Generated Trips ASSUMED USE Trips Entering Trips Exiting Total Trips Shopping Center 188 203 391 Supermarket 256 246 502 Fast Food Restaurant 70 64 134 Convenience Market 81 81 162 High Turnover Restaurant 20 13 33 Discount Super Store 49 51 100 Tire Store 3 5 8 Bank 68 68 136 Office Park 21 120 141 Totals 756 851 1607 Trip Distribution Percentage Additional Trips From South (Rte 277) 25% Additional Trips From North (Rte 37) 30% Additional Trips From East (Rte 522) 20% Additional Trips From West (1-81) 25% Trips To South 212.75 Trips From South 189 Trips To North 255.3 Trips From North 226.8 Trips To East 170.2 Trips From East 151.2 Trips To West 212.75 Trips From West 189 851 756 gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 0 WARRIOR/TASKER COMMERCIAL REZONING DETERMINATION OF IMPACTS ATTACHMENT D gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 Assumed Existing Trips Project Name: Warrior Rezoning Location: Frederick County, VA Future Warrior/Tasker Intersection Date: Sept 97 Traffic From East Traffic From West Traffic From South Traffic From North on VA Rte 642 on VA Rte 642 on Warrior on Warrior Intersection Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total Volume Time Period 17:00 - 18:00 85 92 16 193 32 78 390 500 203 78 38 319 8 54 39 101 1113 Traffic counts provided here are those taken at the Rte 642/Rte 647 Intersection by VDOT in Sept 97. These values are assumed to represent typical volumes and turn movement ratios at Warrior drive when opened. Impact of Development (entering) Intersection Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total Volume Time Period 17:00 - 18:00 136 15 151 170 170 19 19 204.1 23 227 567 Impact of Development (exiting) Intersection Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total Volume Time Period 17:00 - 18:00 0 26 17 21 64 191 229.8 153 574 0 638 9o% of trips to and from the south do not enter the intersection lo% of trips to and from the west do not enter the intersection • 9o% of traffic to rezoned areas are assumed to go to sites on Warrior, south of Tasker 1 o%a of traffic to rezoned areas are assumed to go to sites on Tasker, west of Warrior Additonal Northbound Trips on Warrior to sites = 170 entering Additonal Southbound Trips on Warrior From sites = 191 exiting gilbert w. clifford and associates Additonal Eastbound Trips on Tasker to sites = 18.9 entering 200 North Cameron Street Additonal Westbound Trips on Tasker from sites = 21.3 exiting Manchester, Virginia 22601 540-667-2139 WARRIOR DRIVE REZONING 0 0 WARRIOR/TASKER COMMERCIAL REZONING INTERSECTION VOLUMES AFTER FULL DEVELOPMENT ATTACHMENT E gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 5 40-667-2139 Total Impact of Development (entering and exiting) Warrior Rezoning Location: Frederick County, VA Future Warrior/Tasker Intersection Date: Sept 97 Traffic From East Traffic From West Traffic From South on VA Rte 642 on VA Rte 642 on Warrior Left Thru Right Total Left Thru Right Total Left Thru Right Total Time Period 17:00 - 18:00 136 15 0 151 26 17 191 234 210 230 153 593 Estimated Intersection Volumes with Proposed Commercial Rezoning Traffic From East Traffic From West on VA Rte 642 on VA Rte 642 Left Thru Right Total Left Thru Right Total Time Period 17:00 - 18:00 221 107 16 344 58 95 581 734 gilbert w. clifford and associates 200 North Cameron Street Krinchester, Virginia 22601 540-667-2139 Traffic From South on Warrior Left Thru Right Total 413 308 191 912 Traffic From North on Warrior Intersection Left Thru Right Total Volume 0 204 23 227 1205 Traffic From North on Warrior Intersection Left Thru Right Total Volume 8 258 62 328 2318 • WARRIOR DRIVE REZONING 0 • WARRIOR/TASKER COMMERCIAL REZONING LEVEL OF SERVICE DETERMINATION ATTACHMENT F gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 6111% ru Au 0 HCM: SIGNALIZED INTERSECOON SUMMARY Version 2.4c• 02-06-1998 Gilbert W. Clifford And Associates Streets: (E-W) TASKER N-S WARRIOR Analyst: RAM File Name: WAR-TRAF.HC9 Area Type: Other 2-6-98 PM PK Comment: TRAFFIC VOLUMES WITH COMMERCIAL ZONING No. Lanes Volumes PHF or PK15 Lane W ( f t ) Grade %- Heavy Veh Parking Bus Stops Con. Peds Ped Button Arr Type RTOR Vols Lost Time Prop. Share Prop. Prot. ------------ Phase Combi ------------------------------------------------------- Eastbound Westbound Northbound Southbound L T R I L T R I L T R L T R n 1 2 < 1 58 95 581 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 50 3.00 3.00 3.00 60 ation 1 2 2 1 < 2 221 107 16 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 16 3.00 3.00 3.00 60 ---------------- Signal Operatioi 3 4 2 2 1 413 308 191 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 120 13.00 3.00 3.00 1 ---------------- is 5 1 2 1 8 258 62 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 62 3.00 3.00 3.00 --------------- 6 7 8 EB Left * * NB Left Thru * Thru Right * Right Peds Peds WB Left * * SB Left Thru * Thru Right * Right Peds Peds NB Right EB Right SB Right * WB Right Green 11.OP 17.OP Green 12.OP 18.OP Yellow/AR 3.0 3.0 Yellow/AR 3.0 3.0 Cycle Length: 70 secs Phase combination order: #1 #2 #5 #6 ----------------------------------------------------------------------- Intersection Performance Summary Lane Group: Adj Sat v/c g/C Mvmts Cap Flow Ratio Ratio Delay LOS ----- ----------- ----- EB L 567 1770 TR 800 3295 R 384 1583 WB L 958 3539 TR 452 1863 R 905 3725 NB L 962 3539 T 958 3725 R 407 1583 SB L 483 1770 T 958 3725 R 852 1863 Intersection 0.113 0.604 0.614 0.264 0.263 0.000 0.492 0.375 0.194 0.019 0.314 0.000 Delay = Approach: Delay LOS 0.357 8.7 B 18 0.243 18.8 C 0.243 20.0 C 0.357 9.3 B 11 0.243 16.4 C 0.243 0.0 A 0.386 9.0 B 12 0.257 16.4 C 0.257 15.5 C 0.386 7.7 B 15 0.257 16.0 C 0.457 0.0 A 14.7 sec/veh Intersection 3 C M B B C LOS = 3 2 1 < 2 221 107 16 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 16 3.00 3.00 3.00 60 ---------------- Signal Operatioi 3 4 2 2 1 413 308 191 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 120 13.00 3.00 3.00 1 ---------------- is 5 1 2 1 8 258 62 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 62 3.00 3.00 3.00 --------------- 6 7 8 EB Left * * NB Left Thru * Thru Right * Right Peds Peds WB Left * * SB Left Thru * Thru Right * Right Peds Peds NB Right EB Right SB Right * WB Right Green 11.OP 17.OP Green 12.OP 18.OP Yellow/AR 3.0 3.0 Yellow/AR 3.0 3.0 Cycle Length: 70 secs Phase combination order: #1 #2 #5 #6 ----------------------------------------------------------------------- Intersection Performance Summary Lane Group: Adj Sat v/c g/C Mvmts Cap Flow Ratio Ratio Delay LOS ----- ----------- ----- EB L 567 1770 TR 800 3295 R 384 1583 WB L 958 3539 TR 452 1863 R 905 3725 NB L 962 3539 T 958 3725 R 407 1583 SB L 483 1770 T 958 3725 R 852 1863 Intersection 0.113 0.604 0.614 0.264 0.263 0.000 0.492 0.375 0.194 0.019 0.314 0.000 Delay = Approach: Delay LOS 0.357 8.7 B 18 0.243 18.8 C 0.243 20.0 C 0.357 9.3 B 11 0.243 16.4 C 0.243 0.0 A 0.386 9.0 B 12 0.257 16.4 C 0.257 15.5 C 0.386 7.7 B 15 0.257 16.0 C 0.457 0.0 A 14.7 sec/veh Intersection 3 C M B B C LOS = 3 2 2 1 413 308 191 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 120 13.00 3.00 3.00 1 ---------------- is 5 1 2 1 8 258 62 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 62 3.00 3.00 3.00 --------------- 6 7 8 EB Left * * NB Left Thru * Thru Right * Right Peds Peds WB Left * * SB Left Thru * Thru Right * Right Peds Peds NB Right EB Right SB Right * WB Right Green 11.OP 17.OP Green 12.OP 18.OP Yellow/AR 3.0 3.0 Yellow/AR 3.0 3.0 Cycle Length: 70 secs Phase combination order: #1 #2 #5 #6 ----------------------------------------------------------------------- Intersection Performance Summary Lane Group: Adj Sat v/c g/C Mvmts Cap Flow Ratio Ratio Delay LOS ----- ----------- ----- EB L 567 1770 TR 800 3295 R 384 1583 WB L 958 3539 TR 452 1863 R 905 3725 NB L 962 3539 T 958 3725 R 407 1583 SB L 483 1770 T 958 3725 R 852 1863 Intersection 0.113 0.604 0.614 0.264 0.263 0.000 0.492 0.375 0.194 0.019 0.314 0.000 Delay = Approach: Delay LOS 0.357 8.7 B 18 0.243 18.8 C 0.243 20.0 C 0.357 9.3 B 11 0.243 16.4 C 0.243 0.0 A 0.386 9.0 B 12 0.257 16.4 C 0.257 15.5 C 0.386 7.7 B 15 0.257 16.0 C 0.457 0.0 A 14.7 sec/veh Intersection 3 C M B B C LOS = 3 Lane Group: Adj Sat v/c g/C Mvmts Cap Flow Ratio Ratio Delay LOS ----- ----------- ----- EB L 567 1770 TR 800 3295 R 384 1583 WB L 958 3539 TR 452 1863 R 905 3725 NB L 962 3539 T 958 3725 R 407 1583 SB L 483 1770 T 958 3725 R 852 1863 Intersection 0.113 0.604 0.614 0.264 0.263 0.000 0.492 0.375 0.194 0.019 0.314 0.000 Delay = Approach: Delay LOS 0.357 8.7 B 18 0.243 18.8 C 0.243 20.0 C 0.357 9.3 B 11 0.243 16.4 C 0.243 0.0 A 0.386 9.0 B 12 0.257 16.4 C 0.257 15.5 C 0.386 7.7 B 15 0.257 16.0 C 0.457 0.0 A 14.7 sec/veh Intersection 3 C M B B C LOS = 3 0.113 0.604 0.614 0.264 0.263 0.000 0.492 0.375 0.194 0.019 0.314 0.000 Delay = Approach: Delay LOS 0.357 8.7 B 18 0.243 18.8 C 0.243 20.0 C 0.357 9.3 B 11 0.243 16.4 C 0.243 0.0 A 0.386 9.0 B 12 0.257 16.4 C 0.257 15.5 C 0.386 7.7 B 15 0.257 16.0 C 0.457 0.0 A 14.7 sec/veh Intersection 3 C M B B C LOS = 3 HCS: Signalized Intersection Version 2.4c 02-06-1998 1 Gilbert W. Clifford And Associates 200 North Cameron Street Winchester, VA 22601 (540) 667-2139 Streets: (E-W) TASKER (N-S) WARRIOR Analyst: RAM File Name: WAR-TRAF.HC9 Area Type: Other 2-6-98 PM PK Comment: TRAFFIC VOLUMES WITH COMMERCIAL ZONING No. Lanes Volumes PHF or PK15 Lane W ( f t ) Grade * Heavy Vehi Parking Bus Stops Con. Peds Ped Button Arr Type RTOR Vols Lost Time ------------ Traf f ii ---------------- Eastbound L T R 1 2 < 1 58 95 581 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 50 3.00 3.00 3.00 --------------- and Roadway Cc ---------------- Westbound L T R 2 1 < 2 221 107 16 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 16 3.00 3.00 3.00 ---------------- )nditions ---------------- Northbound L T R 2 2 1 413 308 191 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 120 3.00 3.00 3.00 ---------------- Signal Operations Southbound L T R 1 2 1 8 258 62 0.90 0.90 0.90 12.0 12.0 12.0 0 2 2 2 (YIN) N 0 0 (YIN) N 3 3 3 62 3.00 --------------- 3.00 3.00 Phase Combination 1 2 3 4 5 6 7 8 EB Left * * NB Left Thru * Thru Right * Right Peds Peds WB Left Thru Right Peds NB Right SB Right Green Yellow/AR * 11.OP 17.OP 3.0 3.0 SB Left Thru Right Peds EB Right WB Right Green 12.OP 18.OP Yellow/AR 3.0 3.0 Cycle Length: 70 secs Phase combination order: #1 #2 #5 #6 HCS: Signalized Intersection Version 2.4c 02-06-1998 2 Streets: (E-W) TASKER (N-S) WARRIOR Analyst: RAM File Name: WAR-TRAF.HC9 Area Type: Other 2-6-98 PM PK Comment: TRAFFIC VOLUMES WITH COMMERCIAL ZONING Volume Adjustment Worksheet Direc- Lane Lane Adj tion/ Mvt Adj Lane Grp No. Util Growth Grp Prop Prop Mvt ----- Vol ---- PHF ---- Vol' ---- Grp Vol Ln Fact Fact Vol LT RT EB ---- ---- -- ----- ------ ---- ---- ---- Left 58 0.90 64 L 64 1 1.000 1.000 64 1.00 0.00 Thru 95 0.90 106 TR 460 2 1.050 1.000 483 0.00 0.77 Right 581 0.90 590 R 236 1 1.000 1.000 236 0.00 1.00 WB Left 221 0.90 246 L 246 2 1.030 1.000 253 1.00 0.00 Thru 107 0.90 119 TR 119 1 1.000 1.000 119 0.00 0.,00 Right 16 0.90 0 R 0 2 1.130 1.000 0 0.00 1.00 NB Left 413 0.90 459 L 459 2 1.030 1.000 473 1.00 0.00 Thru 308 0.90 342 T 342 2 1.050 1.000 359 0.00 0.00 Right 191 0.90 79 R 79 1 1.000 1.000 79 0.00 1.00 SB Left 8 0.90 9 L 9 1 1.000 1.000 9 1.00 0.00 Thru 258 0.90 287 T 287 2 1.050 1.000 301 0.00 0.00 Right ----------------------------------------------------------------------- 62 0.90 0 R 0 1 1.000 1.000 0 0.00 1.00 Saturation Flow Adjustment Worksheet Ideal Adj Direction Sat No. f f f f f f f f Sat /LnGrp ------ Flow ---- Lns --- W ----- HV ----- G ----- p ----- BB A RT ----- LT ----- Flow ---- EB ----- ----- 0.54 1011 L 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 0.95 1770 TR 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 0.88 1.00 3295 R 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 0.85 1.00 1583 WB 0.38 1407 L 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 0.95 3539 TR 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 1863 R 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 3725 NB 0.32 1185 L 1900 2 1.00. 0.98 1.00 1.00 1.00 1.00 1.00 0.95 3539 T 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 3725 R 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 0.85 1.00 1583 SIB 0.32 599 L 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 0.95 1770 T 1900 2 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 3725 R 1900 1 1.00 0.98 1.00 1.00 1.00 1.00 1.00 1.00 1863 HCS: Signalized Intersection Version 2.46 02-06-1998 3 Streets: (E-W) TASKER (N-S) WARRIOR Analyst: RAM File Name: WAR-TRAF.HC9 Area Type: Other 2-6-98 PM PK Comment: TRAFFIC VOLUMES WITH COMMERCIAL ZONING Supplemental Permitted LT Worksheet APPROACH EB Cycle Length, C 70 Actual Green Time for Lane Group, G 31 Effective Green Time for Lane Group, g 20 Opposing Effective Green Time, go 17 Number of Opposing Lanes, No 1 Number of Lanes in Lane Group, N 1 Adjusted Left -Turn Flow Rate, Vlt 64 Proportion of Left Turns in Lane Group, Plt 1.00 Left Turns per Cycle: LTC=Vlt*C/3600 1.24 Adjusted Opposing Flow Rate, Vo 119 Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No 2.31 Opposing Platoon Ratio, Rpo 1 Lost time per phase, tl 0 gf=Gexp(-0.882*LTC^0.717)-tl 0.00 Opposing Queue Ratio: qro=1-Rpo(go/C) 0.76 gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl 3.75 gu=g-gq (or g-gf) 16.25 fs=(875-0.625Vo)/1000 0.80 Pl=Plt [l+{ (N-1)g/(fsgu+4.5) )] 1.00 Ell 1.50 fmin 0.20 fm,(min=fmin;max=1.00) 0.54 flt= [fm+0 . 91 (N-1) ] /N 0.54 APPROACH WB Cycle Length, C 70 Actual Green Time for Lane Group, G 31 Effective Green Time for Lane Group, g 20 Opposing Effective Green Time, go 17 Number of Opposing Lanes, No 2 Number of Lanes in Lane Group, N 2 Adjusted Left -Turn Flow Rate, Vlt 246 Proportion of Left Turns in Lane Group, Plt 1.00 Left Turns per Cycle: LTC=Vlt*C/3600 4.78 Adjusted Opposing Flow Rate, Vo 483 Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No 4.70 Opposing Platoon Ratio, Rpo 1 Lost time per phase, tl 0 gf=Gexp(-0.882*LTC^0.717)-tl 0.00 Opposing Queue Ratio: qro=1-Rpo(go/C) 0.76 gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl 8.21 gu=g-gq (or g-gf) 11.79 fs=(875-0.625Vo)/1000 0.57 Pl=Plt [1+{ (N-1)g/ (fsgu+4.5) )] 2.78 Ell 2.90 fmin 0.38 fm,(min=fmin;max=1.00) 0.38 flt= [fm+0 . 91 (N-1) ] /N • • 0.38 APPROACH NB Cycle Length, C 70 Actual Green Time for Lane Group, G 33 Effective Green Time for Lane Group, g 21 Opposing Effective Green Time, go 18 Number of Opposing Lanes, No 2 Number of Lanes in Lane Group, N 2 Adjusted Left -Turn Flow Rate, Vlt 459 Proportion of Left Turns in Lane Group, Plt 1.00 Left Turns per Cycle: LTC=Vlt*C/3600 8.93 Adjusted Opposing Flow Rate, Vo 301 Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No 2.93 Opposing Platoon Ratio, Rpo 1 Lost time per phase, tl 0 gf=Gexp(-0.882*LTC^0.717)-tl 0.00 Opposing Queue Ratio: qro=1-Rpo(go/C) 0.74 gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl 4.74 gu=g-gq (or g-gf) 16.26 fs=(875-0.625Vo)/1000 0.69 P1=Plt [1+((N-1) g/ (fsgu+4 .5) )] 2.34 Ell 2.05 fmin 0.32 fm,(min=fmin;max=1.00) 0.32 flt= [fm+0 . 91 (N-1) ] /N 0.32 APPROACH SB Cycle Length, C 70 Actual Green Time for Lane Group, G 33 Effective Green Time for Lane Group, g 21 Opposing Effective Green Time, go 18 Number of Opposing Lanes, No 2 Number of Lanes in Lane Group, N 1 Adjusted Left -Turn Flow Rate, Vlt 9 Proportion of Left Turns in Lane Group, Plt 1.00 Left Turns per Cycle: LTC=Vlt*C/3600 0.18 Adjusted Opposing Flow Rate, Vo 359 Opposing Flow per Lane, Per Cycle: Volc=VoC/3600No 3.49 Opposing Platoon Ratio, Rpo 1 Lost time per phase, tl 0 gf=Gexp(-0.882*LTC^0.717)-tl 0.00 Opposing Queue Ratio: qro=1-Rpo(go/C) 0.74 gq = Volc * qro / (.5 - Volc * (1 - qro) / go)-tl 5.76 gu=g-gq (or g-gf) 15.24 fs=(875-0.625Vo)/1000 0.65 Pl=Plt [1+((N-1) g/ (fsgu+4.5) )] 1.00 Ell 2.26 fmin 0.19 fm,(min=fmin;max=1.00) 0.32 flt= [fm+0 . 91 (N-1) ] /N 0.32 HCS: Signalized Intersection Version 2.4c U2-Ub-lyytS 4 Streets (E-W) TASKER � (N-S) WARRI s Analyst: RAM File Name: WAR-TRAF.HC9 Area Type: Other 2-6-98 PM PK Comment: TRAFFIC VOLUMES WITH COMMERCIAL ZONING Capacity Analysis Worksheet Adj Adj Sat Flow Lane Group Direction Flow Rate Flow Rate Ratio Green Ratio Capacity v/c /LnGrp (v) (s) (v/s) (g/C) ---------- (c) Ratio ----- ------ - -- EB Lsec. --------- 0 --------- 1011 ---------------- 0.000 0.286 289 0.000 Lpri. 64 1770 0.036 0.157 278 0.230 Ltot. 64 567 0.113 TR 483 3295 0.147 0.243 800 0.604 R 236 1583 0.149 0.243 384 0.614 * WB Lsec. 0 1407 0.000 0.286 402 0.000 Lpri. 253 3539 0.071 0.157 556 0.455 * Ltot. 253 958 0.264 TR 119 1863 0.064 0.243 452 0.263 R 0 3725 0.000 0.243 905 0.000 NB Lsec. 0 1185 0.000 0.300 356 0.000 Lpri. 473 3539 0.134 0.171 607 0.779 * Ltot. 473 962 0.492 T 359 3725 0.096 0.257 958 0.375 * R 79 1583 0.050 0.257 407 0.194 SB Lsec. 0 599 0.000 0.300 180 0.000 Lpri. 9 1770 0.005 0.171 303 0.030 Ltot. 9 483 0.019 T 301 3725 0.081 0.257 958 0.314 R 0 1863 0.000 0.457 852 0.000 Sum (v/s) critical = 0.451 Lost Time/Cycle, L = ----------------------------------------------------------------------- 12.0 sec Critical v/c(x) = 0.544 Level of Service Worksheet Delay Del Lane Calib Delay Lane Lane Delay LOS Direction v/c g/C d Adj Group d d Grp Grp By By /LnGrp Ratio Ratio 1 Fact Cap 2 2 Del LOS App App --- - - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - -- - - -- - - - -- --- EB L 0.113 0.357 8.6 1.000 567 16 0.0 8.7 B 18.3 C TR 0.604 0.243 17.9 1.000 800 16 0.9 18.8 C R 0.614 0.243 17.9 1.000 384 16 2.1 20.0 C WB L 0.264 0.357 9.3 1.000 958 16 0.0 9.3 B 11.6 B TR 0.263 0.243 16.3 1.000 452 16 0.1 16.4 C R 0.000 0.243 0.0 1.000 905 0 0.0 0.0 A NB L 0.492 0.386 8.7 1.000 962 16 0.3 9.0 B 12.5 B T 0.375 0.257 16.2 1.000 958 16 0.1 16.4 C R 0.194 0.257 15.4 1.000 407 16 0.0 15.5 C "-W L 0.019 0.386 7.7 1.000 483 16 0.0 7.7 B 15.8 C T 0.314 0.257 16.0 1.000 958 16 0.1 16.0 C R 0.000 0.457 0.0 1.000 852 0 0.0 0.0 A Intersection ---------------------------=------------------------------------------- Delay = 14.7 sec/veh Intersection LOS = B HCS: Signalized Intersection Version 2.4c 02-06-1998 5 Streets: (E-W) TASKER (N-S) WARRIOR Analyst: RAM File Name: WAR-TRAF.HC9 Area Type: Other 2-6-98 PM PK Comment: TRAFFIC VOLUMES WITH COMMERCIAL ZONING Supplemental Uniform Delay Worksheet Approach Eastbound Adj. LT Vol (v) 64 v/c ratio (x) 0.11 Primary phase effective green 11.00 gq from Supplemental LT Worksheet 3.75 gu from Supplemental LT Worksheet 16.25 Red time (r) 39.00 Arrivals qa = v/(3600(max(x,1) 0.02 Primary Ph. Departures Sp=s/3600 0.49 Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600) 0.35 Xperm 0.06 Xprot 0.16 Case 1 Queue at begining of green arrow (Qa) 0.69 Queue at beginning of unsaturated green (Qu) 0.07 Residual queue (Qr) 0.00 Uniform Delay 8.65 Approach Westbound Adj. LT Vol (v) 246 v/c ratio (x) 0.26 Primary phase effective green 11.00 gq from Supplemental LT Worksheet 8.21 gu from Supplemental LT Worksheet 11.79 Red time (r) 39.00 Arrivals qa = v/(3600(max(x,1) 0.07 Primary Ph. Departures Sp=s/3600 0.98 Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600) 0.66 Xperm 0.17 Xprot 0.32 Case 1 Queue at begining of green arrow (Qa) 2.66 Queue at beginning of unsaturated green (Qu) 0.56 Residual queue (Qr) 0.00 Uniform Delay 9.28 Approach Northbound Adj. LT Vol (v) 459 v/c ratio (x) 0.49 Primary phase effective green 12.00 gq from Supplemental LT Worksheet 4.74 gu from Supplemental LT Worksheet 16.26 Red time (r) 37.00 Arrivals qa = v/(3600(max(x,l) 0.13 Primary Ph. Departures Sp=s/3600 0.98 Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600) 0.43 Xperm 0.39 Xprot 0.53 Case • Queue at begining of green arrow (Qa) Queue at beginning of unsaturated green (Qu) Residual queue (Qr) Uniform Delay Approach Adj . LT Vol (v) v/c ratio (x) Primary phase effective green gq from Supplemental LT Worksheet gu from Supplemental LT Worksheet Red time (r) Arrivals qa = v/ (3600 (max (x, 1) Primary Ph. Departures Sp=s/3600 Secondary Ph. Departures Ss=S(Gq+Gu)/(Gu*3600) Xperm Xprot Case Queue at begining of green arrow (Qa) Queue at beginning of unsaturated green (Qu) Residual queue (Qr) Uniform Delay i� 1 4.72 0.60 0.00 8.71 Southbound 9 0.02 12.00 5.76 15.24 37.00 0.00 0.49 0.23 0.02 0.02 1 0.09 0.01 0.00 7.65 WARRIOR/TASKER COMMERCIAL REZONING INTERSECTION CONFIGURATION ATTACHMENT G gilbert w. clifford and associates 200 North Cameron Street Winchester, Virginia 22601 .540-667-2139 0 • INTERSECTION DIAGRAM Intersection: TASKER and WARRIOR Time period: PM PK Volumes SB Total 328 Lcyciau [X] = Level of Service ##= No. of Lanes D—J = De facto Turn EB Total 734 WARRIOR 16 107 WE Total < 344 221 v [A] 2 [C] < 1 [ B ] r--- 2 Intersection v [B] [B]--------------------- [C] TASKER [C] [B] [C] [C] 413 308 191 2 2 1 912 NB Total u COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/678-0682 March 25, 1998 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 9002-98, TASKER ROAD & WARRIOR ROAD COMMERCIAL On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing on April 8, 1998 at 7:15 p.m., in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning #002-98, Tasker Road and Warrior Road Commercial, by Fred L. Glaize, II; Jasbo, Inc.; to rezone 3 8.1979 acres currently zoned RP (Residential Performance) to B2 (Business General). This property is located at the intersection of Tasker Road (relocated Rt. 642) and proposed Warrior Road, and approximately 1,000' + west of the Tasker Road and Warrior Road intersection along the north side of Tasker Road; and is identified with Property Identification Numbers 75-A-104, 105 and 117 in the Opequon Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application is available for review at the Handley Library, or the Department of Planning and Development located at 107 North Kent Street in Winchester, VA. Sincerely, Evan A. Wyatt Deputy Director EAW/cc O AAGENDAMADIOIN ERUASKER.REZ 107 North Kent Street • Winchester, Virginia 22601-5000 BOUNDARY INFORMATION SHOWN NERECN IS EITHER TAKEN FROM OR BASED UP014 PLATS OF RECORD IN DEED BOOK 809 AT PACE 525. 1RGNWAY PLAT BOOk 9 AT PAGES 328 TNRU 337. AND IN UNRECORDED PLAT OF SURVEY DATED MAY 14,1996 BY MARSH Q LEGGE. PLC AND YET UNRECORDED SUBDIVISION PLAT OF MOSBY STATION R-SECTION B, DATED APRIL 4,1997 BY GR.BERT W. CLIFFORD h ASSOC.,INC. ' �,,• .�ii(ISAKY AREA QF p�� t _ PARCEL 1 - 25205 ACHES ' I PARCEL - S!M ACRES .. 1 PARCEL 3 . 1;0117 ACRES ® 331070 ACRES REOWSTE, - PARCEL . 03010 ACRE33 11E TOM RE20p 7RCY R[WIRRAL I PARCEL f . 17 59M ACRES (AP) 10 C01AWWA I (-2) tOtA( 30. 1919 ACREScl P i ;,;_.��. I ,. .�. !� M4 1•� ` A ` ! l — o � 7�R04d I . If t 1 I ! 1 ' A/fQtL�_i This is to certify that the attached correspondence was mailed to the following on altd- from the Department of Planning and Development, Frederick County, Virginia: 75 - A- -104-C 75 - A- - 75-C DIXON, EARL R & ANITA DIANE 300 ALBIN DR STEPHENS CITY, VA 22655.2576 75L - 1. 1. 40- BARRIGA, ALBERT G & DONNA M 126 SLIPPERY ELM DR STEPHENS CITY, VA 22655-3400 75 - A- - 75-B VALLEY MORTGAGE & INVESTMENT 609 CEDAR CREEK GRADE STE A WINCHESTER, VA 22601.2721 75C-1-22 Ralph Wakeman 1403 Macedonia Church Road Stephens City, VA 22655 75L-1-1-14A Frederick Woods Homeowners Assoc. 121 Button Bush Avenue Stephens City, VA 22655 STATE OF VIRGINIA COUNTY OF FREDERICK PLASTERS, SAMUEL E & MARY RAE 1252 MACEDONIA CHURCH RD STEPHENS CITY, VA 22655.3705 75M - 1. 2. 17- MOSBY STATION P 0 BOX 2590 WINCHESTER,VA 22604 75 - A- - 103- NICHOLS, LINWOOD T. 1340 MACEDONIA CHURCH RD STEPHENS CITY, VA. 22655.3707 75-A--101- WAKELAND MANOR LAND TRUST 300 CRAIG DR STEPHENS CITY, VA. 22655.2367 75 - A- - 104- JASBO, INC. PO BOX 6 STEPHENS CITY, VA. 22655.0006 Cln f,C.. - d�� Evan A. Wyatt, De ty Director Frederick Co. Planning Dept. I, &7ffi An o 0M) I I , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated �nflg �o @`5j, l99-, has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of..fflrQfPh 1999 My commission expires on E & ajan l R9 099 - lb" �' - I - L JIDl �--N-O- ARY PUBLIC 75 - A- - 104- • JASBO, INC. PO BOX 6 STEPHENS CITY, VA. 22655.0006 75 - A- - 105- JASBO, INC & ETALS CIO FRED L GLAIZE III PO BOX 888 WINCHESTER, VA 22604.0888 75 - A- - 102- WHITACRE, DAVID E 3508 FRONT ROYAL PIKE WINCHESTER, VA 22602.4911 75 - A- - 106- BAYLIS INVESTMENTS 2332 MIDDLE RD WINCHESTER, VA 22601.2718 75 - A- - 108- F lb 9 BURACKER, GROVER ELWOOD 396 WHITE OAK RD WHITE POST, VA. 22663.1853 75 - A- - 116- SPARKS, CHLOE J 506 WHITE OAK RD WHITE POST, VA. 22663.1855 75 - A- - 117-A � COUNTY OF FREDERICK -9 CURT 0 # 6,>� ✓ W II.L� I�ESTW'VA. 22601.47 §�--' 75 -A- - 118- HEGE, ABRAM E & HELEN 440 LANDGRANT LN STEPHENS CITY, VA 22655.4021 75F - 3- - 116- VALLEY MORTGAGE & INVESTMENT CORP 609 CEDAR CREEK GRADE STE A WINCHESTER, VA 22601.2721 75F - 3- - 117. GUNTHER, HEINZ H & VERONICA 114 SUFFOLK CIR STEPHENS CITY, VA 22655.3417 75F - 3- - 118- POTTER, DARRELL G & JILL R 112 SUFFOLK CIR STEPHENS CITY, VA 22655-3417 0 .3- - 129- ROWE, ALVIN J & BEVERLY B 112 ROMNEY PL STEPHENS CITY, VA 22655.3414 75F -3- - 130- TINSMAN, MAYNARD J III & MICHELLE J 110 ROMNEY PL STEPHENS CITY, VA 22655-3414 75F -3- - 131- VALLEY MORTGAGE & INVESTMENT CORP 609 CEDAR CREEK GRADE STE A WINCHESTER, VA 22691.2721 75J - 9.14.268- TOP OF VIRGINIA DEVELOPMENT PO BOX 3276 WINCHESTER, VA 22604.2476 75L - 1. 1- 1- KAKNIS, LORI R 127 SLIPPERY ELM DR STEPHENS CITY, VA 22655.3439 75L - 1. 1. 2- ANASTAS, RUTH P 125 BUTTON BUSH AVE STEPHENS CITY, VA 22655-3446 75L - 1. 1. 4- SARGENT, TIMOTHY J 121 BUTTON BUSH AVE STEPHENS CITY, VA 22655-3446 75L - 1. 1. 5- LANDER, DANIEL A & SHEILA M 119 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1. 6- RYGOL, KIRK J & DONNA M 117 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1. 7- HIGLEY, DONALD N & MARIE V 115 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1. 8- GALLO, KATHLEEN T 113 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1- 1. 9- 0 WILLIAMS, DAVID WADE 111 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1- 1- 10- GALLAHER, JEFFREY C & DEIRDRE D 109 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1. 11- SCATES, CHARLES E & CALI T 107 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1- 1. 12- WHITMER, JUDITH W P & DAVID WAYNE 105 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 76 - A- - 42- SARGENT, JOHN H ESTATE 255 WHITE OAK RD WHITE POST, VA 22663.1857 76-A--41- SEE, CHRISTOPHER RANDALL 75BOA-6 Jerome & Carol Konick 1199 Macedonia Church Road Stephens City, VA 22655 75B-9-A-6 Jerome & Carol Konick 1199 Macedonia Church Road Stephens City, VA 22655 75B-10-B-7 William C. Hunt 1211 Macedonia Church Road Stephens City, VA 22655 75L - 1. 1. 3- HART, DONALD G & SANDRA R 123 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75B-10-B-7 William C. Hunt 1211 Macedonia Church Road Stephens City, VA 22655 110 WHITE OAK RD 75B-10-B-8 WHITE POST, VA. 22663.1851 Larry & Irene Graham 1223 Macedonia Church Road Stephens City, VA 22655 75D-3-F-75 James & Patricia Sampson 96 Wakeland Drive Stephens City, VA 22655 75D-4-F1-107, 108 & 109 Beverly Shoemaker, Trustee 1144 Canterburg Road Stephens City, VA 22655 75B-9-A-3 Beth Beans 1163 Macedonia Church Road Stephens City, VA 22655 75B-9-A-4 Calvin & Dorothy Peterson 1175 Macedonia Church Road Stephens City, VA 22655 75B-9-A-5 Harry & Phyllis Collis 1187 Macedonia Church Road Stephens City, VA 22655 Gilbert W. Clifford & Assoc. Attn: Steve Gyurisin 200 N. Cameron Street Winchester, VA 22601 I February 18, 1998 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 678-0682 JfIfICAtI JAI Jr PURL !C rI IEA PIG TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #002-98, TASKER ROAD AND WARRIOR ROAD COMMERCIAL On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing on March 4, 1998 at 7:00 p.m., in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This hearing is to consider Rezoning #002-98, Tasker Road and Warrior Road Commercial, by Fred L. Glaize, II; Jasbo, Inc.; to rezone 38.1979 acres currently zoned RP (Residential Performance) to B2 (Business General). This property is located at the intersection of Tasker Road (relocated Rt. 642) and proposed Warrior Road, and approximately 1,000' + east of the Tasker Road and Warrior Road intersection along the north side of Tasker Road; and is identified with Property Identification Numbers 75-A-104, 105 and 117 in the Opequon Magisterial District. Any interested parties having questions or wishing to speak may attend this meeting. A copy of the application is available for review at the Handley Library, or the Department of Planning and Development located at 107 North Kent Street in Winchester, VA. Sincerely, Evan A. Wyatt Deputy Director EAW/cc 0AAGEN DAMADJOINEMASKER.REZ 107 North Kent Street • Winchester, Virginia 22601-5000 This is to certi that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: 105 75 - A- - 104-C PLASTERS, SAMUEL E & MARY RAE 1252 MACEDONIA CHURCH RD STEPHENS CITY, VA 22655.3705 75M - 1- 2. 17. MOSBY STATION P 0 BOX 2598 WINCHESTER, VA 22604 75 - A- - 103. NICHOLS, LINWOOD T. 1340 MACEDONIA CHURCH RD STEPHENS CITY, VA. 22655-3707 75 -A- - 101- WAKELAND MANOR LAND TRUST 300 CRAIG DR STEPHENS CITY, VA. 22655.2367 75 - A- - 104- JASBO, INC. PO BOX 6 STEPHENS CITY, VA. 22655-0006 5 A- 7- - JASBO, INC & ETALS CIO FRED L GLAIZE III PO BOX 080 WINCHESTER, VA 22604.0888 75 - A- - 102- WHITACRE, DAVID E 3508 FRONT ROYAL PIKE WINCHESTER, VA 22602-4911 75 - A- - 106- BAYLIS INVESTMENTS 2332 MIDDLE RD WINCHESTER, VA 22601.2718 75 - A- - 108- BURACKER, GROVER ELWOOD 396 WHITE OAK RD WHITE POST, VA. 22663.1853 Cov,JI'MA&d he,.,-t pq �, mv, a • JA-- Evan A. yatt, D uty Director Frederick Co. Pla 'ng Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, F'O h fi_)r11-1 �-�a� 1 , a Notary Public in and for the State and County aforesaid, do hereby certify that Evan A. Wyatt, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated r9 1 �9)- C , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this �� day of ,h� (�� C( q F> My commission expires on ,�;t I �� I C(C�c` N ' TARY PUBLIC 75 - A- - 116- . SPARKS, CHLOE J 506 WHITE OAK RD WHITE POST, VA. 22663.1855 75 -A- - 117-A COUNTY OF FREDERICK II/� 9 COURT SO # 601 Vd WINCHESTER, VA. 22601.4736 75 - A- - 118- HEGE, ABRAM E & HELEN 440 LANDGRANT LN STEPHENS CITY, VA 22655.4021 75F - 3- - 116- Me LC® VALLEY MORTGAGE & INVESTMENT CORP 609 CEDAR CREEK GRADE STE A WINCHESTER, VA 22601.2721 75F -3- - 117- GUNTHER, HEINZ H & VERONICA 114 SUFFOLK CIR STEPHENS CITY, VA 22655.3417 75F - 3- - 11 S- POTTER, DARRELL G & JILL R 112 SUFFOLK CIR STEPHENS CITY, VA 22655.3417 75F -3- - 129- ROWE, ALVIN J & BEVERLY B 112 ROMNEY PL STEPHENS CITY, VA 22655-3414 75F -3- - 130- TINSMAN, MAYNARD J III & MICHELLE J 110 ROMNEY PL STEPHENS CITY, VA 22655.3414 75F -3- - 131- VALLEY MORTGAGE & INVESTMENT CORP 609 CEDAR CREEK GRADE STE A WINCHESTER, VA 22601.2721 75J - 9.14. 268- TOP OF VIRGINIA DEVELOPMENT PO BOX 3276 WINCHESTER, VA 27.604.2476 75L - 1. 1- 1- KAKNIS, LORI R 127 SLIPPERY ELM DR STEPHENS CITY, VA 22655-3439 75L - 1. 1. 2- ANAST•RUTH P 125 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1- 1. 3- HART, DONALD G & SANDRA R 123 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1- 1- 4- SARGENT, TIMOTHY J 121 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1. 5. LANDER, DANIEL A & SHEILA M 119 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1. 6- RYGOL, KIRK J & DONNA M 117 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1. 7- HIGLEY, DONALD N & MARIE V 115 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1- 8- GALLO, KATHLEEN T 113 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1- 9. WILLIAMS, DAVID WADE 111 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1. 10- GALLAHER, JEFFREY C & DEIRDRE D 109 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1- 11- SCATES, CHARLES E & CALI T 107 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 75L - 1. 1. 12- WHITMER, JUDITH W P & DAVID WAYNE 105 BUTTON BUSH AVE STEPHENS CITY, VA 22655.3446 76 - A- - 42- SARGENT, JOHN H ESTATE 255 WHITE OAK RD WHITE POST, VA 22663-1857 76 -A- - 41- • SEE, CHRISTOPHER RANDALL 110 WHITE OAK RD WHITE POST, VA. 22663.1851 75 - A- - 75-C DIXON, EARL R & ANITA DIANE 300 ALBIN DR STEPHENS CITY, VA 22655.2576 75L - 1. 1. 40- BARRIGA, ALBERT G & DONNA M 126 SLIPPERY ELM DR STEPHENS CITY, VA 22655.3400 75 - A- - 75-B VALLEY MORTGAGE & INVESTMENT 609 CEDAR CREEK GRADE STE A WINCHESTER, VA 22601.2721 Gilbert W. Clifford & Assoc. Attn: Steve Gyurisin 200 N. Cameron Street Winchester, VA 22601 75C-1-22 Ralph Wakeman 1403 Macedonia Church Road Stephens City, VA 22655 75L-1-1-14A Frederick Woods Homeowners Assoc. 121 Button Bush Avenue Stephens City, VA 22655 75D-3-F-75 James & Patricia Sampson 96 Wakeland Drive Stephens City, VA 22655 75D-4-F 1-107, 108 & 109 Beverly Shoemaker, Trustee 1144 Canterburg Road Stephens City, VA 22655 75B-9-A-4 Calvin & Dorothy Peterson 1175 Macedonia Church Road Stephens City, VA 22655 75B-9- Harry & Allis Collis 1187 Macedonia Church Road Stephens City, VA 22655 75B-9-A-6 Jerome & Carol Konick 1199 Macedonia Church Road Stephens City, VA 22655 75B-10-B-7 William C. Hunt 1211 Macedonia Church Road Stephens City, VA 22655 75B-10-B-8 Larry & Irene Graham 1223 Macedonia Church Road Stephens City, VA 22655 gilbert w Clifford & asso0ates, inc. 200 N. Cameron Street Winchester, Virginia 22601 540-667-2139 Fax:540-665-0493 e-mail: gwclif�jmsinc.com To: Frederick County 1 107 N. Kent Street Winchester. VA 22601 We are sending you Hand Delivered Shop Drawings Copy of Letter xx Attached Change Order Prints Plats LETTER OF TRANSMITTAL Present Date Job No. 2/6/98 Attention: Evan Wyatt Re: Tasker Road & Warrior Road Commercial Under Separate via Samples Plans the following items Specifications Other _ Copies Date Description 1 a Application Fee $1,961.93`� `" - INCLUDCS 51 Nc� �:` 9 1 Rezoning Package x Are Transmitted For Approval x7 For Your Use F7As Requested 0 For Review or Comment For Bids Due Remarks Copy To: Approved/Submitted Approved/As Noted Return/Corrections 19 Signed Resubmit for Approval 0 Submit for Distribution Returned Corrected Prints Loan Print/Return Return/with Signatures Row 10 ' t i *apping & GrOphics Ii., coG Work Pequest� .n~ Frederick County Department of Planning and Development DATE: -2 /I- I REQUESTING AGENT: DEPARTMENT/AGENCY: CL ADDRESS: FAX: E-MAIL ADDRESS: DESCRIPTION OF REQUEST: (N)5 �S-A-104- � 'l5-A- ri9 PHONE: REzoNiNG-#oo2-g8, 1-tsKE(z Load pKd 1iJ/iRR2aK ROAD CoMMERCIRL REQUESTED COMPLETION DATE: COST OF FINISHED PRODUCT: - PROJECT TRACKING - T)ATF TWTTTAT C yxU11;t;-1' R-tQUE5T RECEIVED: PAYMENT RECEIVED: FINAL PRODUCT DESCRIPTION: PROJECT COMPLETION DATE: PROJECT DELIVERY/PICK-UP: MATERIALS AND SUPPLIES USED: I ESTIMATED STAFF WORK TIME: NOTES: .i