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HomeMy WebLinkAbout018-06 Woodside Commercial Ctr - 8.835 Acres RA to B3 - Stonewall - Backfile0 � o m N .� m co 2 o Q O N v � z u� u,a �3Lr) RECEIVED FROM SJX)"A ADDRESS i Ln 3 lid " DATE (1lj31J ke NO. 9275 d w � a a (00_ • , . fh,1R� 4kw-c) �C� 4Qt' IllthtC� ct� N �I O LABS $r3�6b3. SO ❑FOR RENT ❑FOR PUN 3 3-(A) t�rA AMT. OF CASH ACCOUNT 1 AMT. PAID CHECK ) BALANCE MONEY DUE ORDER BY BY REZONING TRACKING ShLET :. Check'Li...: st3 Fee � S�gnDepas�k f r e Ap`plicat�on=Form Deed Proffer Statomet t � - Plat/Surve i =`te r [m act A�ttal �s N ''axes Paid Statement �f r [� v e 52 e k a �. l"mpacMj 4URifn. 64, v DATE /13 lrJ(P Application received/file opened ( 1� 0 6 Reference manual updated/number assigned 0 D-base updated c� lO Copy of adj oiner list given to staff member for verification Four sets of adjoiner labels ordered from data processing �o L[)1P_ One-8-'/--x-1-1 '-lslack and wliiTe location map ordered from Mapping File given to office manager to updat Application Action Summary !�PC �'ib' �4C public hearing ate ACT ON: a © BOS public hearing date ACTION: S-igned-copy of resolution -for -amendment -of -ordinance, with conditions proffered - [if applicable], received from County Administrator's office and given to office manager for placement in the Proffers Notebook. (Note: If rezoning has no proffers, resolution goes in Amendments Without Proffers Notebook.) 3/co % Action letter mailed to applicant % Reference manual and D-base updated d6 - Q-) 9,b `ile given to office manager to update Application Action Summary (final action) File given to Mapping/GIS to update zoning map Zoning map amended U:\Carol\Common\tracking. rez Revised: 05/09/02 0 0 Kc CIS Department of Planning and Development 540/665-5651 FAX: 540/665-6395 March 26, 2007 Mr. Gary Oates GreyWolfe, Inc. 1073 Red Bud Road Winchester, VA 22603 RE: REZONING #18-06, WOODSIDE COMMERCIAL CENTER Dear Gary: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of March 14, 2007. The above -referenced application was approved to rezone 8.835 acres from RA (Rural Areas) District to B3 (Industrial Transition Business) District, with proffers revised March 15, 2007, for commercial and industrial uses. The subject property is located on the east side of Route 11, approximately 3,000 feet north of Hopewell Road (Route 672), and is identified with Property Identification Number 33-A-124A in the Stonewall Magisterial District. The proffer that was approved as a part of this rezoning application is unique to this property and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Candice E. Perkins, AICP Planner II CEP/bad Attaclunent cc: Charles S. DeHaven, Jr., Stonewall District Supervisor John H. Light, Stonewall District Planning Commissioner Jane Anderson, Real Estate Commissioner of Revenue 107 North Dent Street, Suite 202 ® Winchester, Virginia 22601-5000 • 0 REZONING APPLICATION #18-06 WOODSIDE COMMERCIAL CENTER Staff Report for the Board of Supervisors Prepared: March 5, 2007 Staff Contact: Candice E. Perkins, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 12/20/06 Tabled for up to 90 days (Public Hearing Held) 02/21/07 Reconunended Approval Board of Supervisors: 03/14/07 Pending PROPOSAL: To rezone 8.835 acres from the RA (Rural Areas) District to the 133 (Industrial Transition) District with proffers, for commercial and industrial uses. LOCATION: The property is located on the east side of Route 11, approximately 3,000 feet north of Hopewell Road (Route 672). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 33-A-124A PROPERTY ZONING: RA (Rural Areas) District. PRESENT USE: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Agricultural South: RA (Rural Areas) Use: Residential East: RA (Rural Areas) Use: Residential West: RA (Rural Areas) Use: Residential EM (Extractive Manufacturing) Use: Industrial and Vacant • 0 Rezoning #18-06 — Woodside Commercial Center March 5, 2007 Page 2 PROPOSED USES: Cormrercial and industrial REVIEW EVALUATIONS: Vii•14inia Dept. of Transportation: Under the Transportation Proffers offered, VDOT is agreeable with Proffers A, B, C, D and F. Under Item E, which calls for a prorata signalization agreement, the Residency would prefer a significant lump sum contribution to Frederick County towards the Route 672/11 intersection improvements. As part of our report to the County, we will have to note "The Conclusion" as stated in your TIA: The intersection of Route 11, Hopewell Road and Brucetown Road will maintain unacceptable level of service during the 2010 background and buildout conditions. While the report suggests signalization and separate east bound right turn lanes would improve the level of service to "C" or better, due to current right-of-way restraints, these improvements are not possible. Therefore, it will be the County's decision whether they wish to approve this rezoning and thereby adding additional traffic to this already failing intersection. Staff Note: A revised VDOT comment has not been received. Fire Marshal: Plan approval recommended. Clearbrook Fire & Rescue: 1. Proffers if possible. 2. No continents unless noted by Fire Marshall. Public Works Department: We have completed our review of the rezoning application for the Woodside Commercial Center and offer the following comments: 1. Refer to the Impact Statement, Page 1, Introduction: The introduction indicates that the applicant is seeking a change in zoning from RA to M1. However, the rezoning application form, paragraph 10 indicates the rezoning requested is B3. This conflict should be resolved. 2. Under Solid Waste Disposal, Page 2, Impact Analysis: Indicate the estimated amount of solid waste generated by 75,000 square feet of commercial development. 3. Provide a category titled geology or include a discussion about the karst environment under Soils category, page 3. Several years ago, we observed the development of a sinkhole on the Robinson property, lot 33-A-124B. The sinkhole was located just off the gravel driveway in the southwest corner of the property. Sinkhole development is typical of karst geology and may be more prevalent when located near an existing quarry with the potential for a dramatic rise and fall of the water table. Frederick -Winchester Service Authority: No comments. Sanitation Authority: Water and sewer capacity is available to this site. Frederick -Winchester Health Department: No objection — public water and sewer required. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon buildout. Winchester ReLional Airport: The proposed rezoning request has been reviewed and it appears that it 0 • Rezoning # 18-06 — Woodside Commercial Center March 5, 2007 Page 3 will not impact operations at the Winchester Regional Airport. arks and Recreation: No comment. Frederick County Attorney: It is my opinion that the Proffer Statement is generally in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. With respect to Proffers 1(b) and (c), these proffers, as written would not necessarily result in the subject road improvements being constructed prior to any final occupancy permit. Accordingly, I would recommend that the words "or bonded" be deleted from both of the proffers. 2. In Proffer 1(e), the words "to dedicate" should be inserted after the word "proffers" in the first and second sentence. 3. With respect to Proffer 1(f), the Staff needs to determine whether this is a satisfactory monetary proffer as worded. I assume that the concept here is that when a site plan is submitted for a given use on the Property, that given use, with the square footage of the structure, would enable the "Average Vehicle Trip Ends on a Weekday" to be determined from the Handbook, and the amount of the proffer thereby calculated. Further, the purpose of the proffer should be modified. The word "maintenance" should be deleted, as it is not the proper subject for a cash proffer. It would also be preferable if the proffer provided more flexibility to the County by providing that the proffer would be "for road improvements and right-of-way acquisition in the Route 11 and Route 672 corridors in the Clearbrook area". 4. Proffer 3 should be modified to read "The Applicant hereby proffers that the combined floor area for buildings on the site shall not exceed 75,000 square feet". 5. The first line of Proffer 4 should be modified to read "The Applicant hereby proffers that the following uses shall be prohibited on the property". Further, Staff needs to determine whether item a is clear and whether it is in conflict with Proffer 5. 6. In Proffer 7, Staff needs to determine whether the clause "with a residential use at the time of site plan approval" at the end of the proffer is advisable. 7. In Proffer 8(b), the last sentence should be deleted. Entrances and fire lanes would not constitute parking lots, unless parking is intended to be permitted in the entrances and fire lanes, which would appear to be inconsistent with the intent of the proffer. As previously noted, I have not reviewed the substance of the proffers as to whether other proffers would be appropriate, as it is my understanding that that review will be done by the staff and the Plamling Commission. Historic Resources Advisory Board: The Frederick County Historic Resources Advisory Board (HRAB) considered this rezoning proposal during their meeting of July 18, 2006. The HRAB reviewed information associated with the Frederick County Rural Landmarks Survey Report, the Virginia Department of Historic Resources, as well as information provided by the applicant. The HRAB felt that the proffers associated with historic preservation and recognition were adequate and did not request any changes to the proposed rezoning. Planning Department: Please see attached letter dated October 18, 2006 from Candice E. Perkins, Planner H. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Inwood Quadrangle) identifies the subject parcel as being zoned A-2 (Agricultural General). The County's agricultural zoning districts Rezoning # 18-06 — Woodside Commercial Center March 5, 2007 Page 4 were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] The parcel comprising this rezoning application is located within the County's Sewer and Water Service Area (SWSA) and the site is within the limits of the Northeast Land Use Plan. The plan designates this site for industrial uses. The plan fin-ther states that "Industrial land uses are proposed adjacent to the railroads in the southern and northern portions of the study area. Proposed industrial land uses should be developed within master planned areas which discourage individual lot access on the Martinsburg Pike (Route 11 North) corridor. Industrial land uses should be adequately screened from adjoining land uses to mitigate visual and noise impacts. Furthermore, industrial land uses should be planned to provide greater setbacks and buffer and screening along Martinsburg Pike to enhance the appearance of the corridor" (Comprehensive Policy Plan 6-38.2). The B3 (Industrial Transition) Zoning district is a heavy business district. As stated in the Frederick County Zoning Ordinance, "the intent of this district is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas". The B3 Zoning District could be generally consistent with the industrial land use planned for this site in the Northeast Land Use Plan, so long as many of the commercial uses allowed in the B3 District are prohibited from this site. While the B3 district allows certain lighter industrial uses also allowed in the M 1 (warehousing, wholesaling,) the B3 district also allows for a variety of B2 uses that would not be consistent with the industrial designation called for in the Comprehensive Plan (general offices, amusement and recreational services operated indoors, garden supply/retail nurseries). Transportation The Comprehensive Policy Plan calls for Level of Service Category C or better for proposed industrial and commercial development. This proposed rezoning application does not provide for this minimum Level of Service. The Northeast Land Use Plan (NELUP) and the Eastern Road Plan call for Martinsburg Pike to be improved to a four -lane facility. The NELUP also states that proposed industrial and Rezoning # 18-06 — Woodside Commercial Center March 5, 2007 Page 5 commercial development should only occur if impacted roads function at Level of Service (LOS) Category C or better. The Frederick County Bicycle Plan designates Route 11 as a short- term designated route. Site Access The Northeast Land Use Plan states that individual access to industrial sites should be discouraged along Martinsburg Pike. This development has proffered that only one entrance shall be permitted on Martinsburg Pike and only two entrances will be permitted on Woodside Road. 3) Site Suitability/Environment The site does not contain any enviromnental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. The General Soil Map of the Soil Survey of Frederick Coun _ , Vir inia indicates that the only soil type present on this site is Oaklet silt loam (0213). This soil type is considered prime farm land. The characteristics of this soil type are manageable for development following the Virginia Erosion and Sediment Control Practices. This area is also known for karst topography. Inurrediately to the east of this project is a limestone quarry. Soil borings and review by a geotecluiical engineer is advised. 4) Potential Impacts A. Transportation The Comprehensive Policy Plan calls for Level of Service Category C or better for proposed industrial and commercial development. This proposed rezoning does not provide that minimum Level of Service. A traffic impact analysis (TIA) was prepared for this application using composite data collected from other studies in the area as well as actual traffic counts. The County's rezoning application requires applicants to model the worst possible scenario based on the use of the site. The TIA for the Woodside Commercial Center was based on 75,000 square feet of retail; the worst case scenario was modeled with this application. The Conclusions from the Transportation Impact Analysis (TIA) state that the following improvements are required to maintain the appropriate Level of Service C: • Route I I / Hopewell Road/Brucetown Road: Traffic signalization along with dedicated left and right -turn lanes in the eastbound direction, dedicated left and right -turn lanes in the northbound direction, dedicated left and right -turn lanes in the southbound direction, and a dedicated right -turn lane in the westbound direction will be required to maintain acceptable levels of service during background and build -out conditions Staff Note: These improvements have not been proffered by the applicant. • 0 Rezoning #18-06 — Woodside Commercial Center March 5, 2007 Page 6 • Route 11 / Woodside Road: Traffic signalization will be required to maintain acceptable levels of service during build -out conditions. Staff Note: This improvement has not been proffered by the applicant. • Site Driveway41 / Route 11: This intersection will require a shared westbound thru/right lane, dedicated northbound thru and right lanes, and dedicated southbound thru and left lanes to maintain acceptable levels of service during build out conditions. Staff Note: The applicant is constructing an additional 12 foot lane along Martinsburg Pike. • Site Driveway #2 / Woodside Road: This intersection will require a shared eastbound thru/right lane, a shared westbound thru/left lane, and a shared northbound left/right lane to maintain acceptable levels of service during build -out conditions. Staff Note: These improvements have not been proffered by the applicant. • Site Driveway #3 / Woodside Road: This intersection will require a shared eastbound thru/right lane, a shared westbound thru/left lane, and a shared northbound left/right lane to maintain acceptable levels of service during build -out conditions. Staff Note: These improvements have not been proffered by the applicant. B. Sewer and Water The FCSA has a six inch sewer force main along Route 11. This development is expected to generate 500 gallons/day/acre for a total of 4,418gpd. The applicant will build a sewer pump station to be dedicated to the FCSA if the Authority deems it necessary; otherwise individual grinder pumps will be installed and maintained privately. The FCSA has a 12 inch water main along Route 11. This development is expected to generate 1000 gallons /day/acre for a total of 8,835gpd. C. Community Facilities In recognition of the impacts that may be realized by the connnunity to the Fire and Rescue Services, the applicant has proffered a contribution in the amount of $0.10 per building square foot to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. 5) Proffer Statement — Dated June 13, 2006 (Revised January 26, 2007, February 27, 2007) 1. Transportation Access to the property from Martinsburg Pike (Route 11) shall be limited to one commercial entrance. Access to the property from Woodside Road (Route 671) shall be limited to two commercial entrances. The applicant will construct a 12 foot lane onto Route 11 along the site road frontage (+/- 650') This lane will be constructed prior to receiving final occupancy permits on site. • 0 Rezoning #18-06 —Woodside Commercial Center March 5, 2007 Page 7 The applicant proffers to dedicate an additional 10 foot strip of land to the Commonwealth of Virginia and to pave a 12 foot lane along the entire frontage of Woodside Road when traffic count from this project reaches or exceeds 2,815 trips per day or upon request by Frederick County. Upon construction of a state approved entrance onto Martinsburg Pike, the applicant hereby proffers to designate one inter -parcel connection along the southern boundary. A ten foot strip of land will be dedicated along the entire frontage of property along Martinsburg Pike. A strip of land 25 feet in width will be dedicated from the centerline of Woodside Road along the entire frontage of the property. The applicant proffers a 20 foot drainage, pedestrian and utility easement along the frontage of Martinsburg Pike to Frederick County. The applicant will retain the right to place the proffered split rail fence and monument sign within this easement. The applicant proffers to present the County with an engineered road plan for the realigrunent of Brucetown and Hopewell Roads at Martinsburg Pike. The design will extend 300' north and 300' south on Martinsburg Pike from the intersection with Hopewell Road, and be bounded by the Winchester and Western Railroad to the west and the Clearbrook Fire Station to the east. A diagram of this area for the intersection is attached and labeled as exhibit "A". The applicant proffers to present the County with aerial mapping of the Martinsburg Pike corridor. The mapping will begin at the Clearbrook Convenience Site entrance to the south and extend 3.125 miles north to the state line with a corridor width of 300'. The mapping will produce topography with one foot contour intervals at a 50 foot scale accuracy. A diagram of this intersection is attached and labeled as exhibit "B". Stuff Note: The applicant is proposing to provide an engineered road plan for the realignment of Brucetown/Hopewell Roads instead of constructing the improvements called for in the TIA. Also, the necessity for the aerial mapping is unclear as VDOT has not commented on the revised proffers. Under this scenario, if the rezoning is approved, the site may develop without the required improvements and transportation network. The road network could he failing while the site continues to develop. 2. Monetary Contributions — Fire & Rescue The applicant has proffered a financial contribution of $0.10 per building square foot shall be paid to Frederick County Fire and Rescue. 3. The applicant proffers that the combined building floor area for the following high -traffic uses of retail, restaurant, and indoor entertainment shall not exceed a combined total of 75,OOOsf All other uses allowed in the B-3 such as general office and storage will not be limited. 4. The applicant has proffered that the following uses will be prohibited on the site: 0 • Rezoning # 18-06 — Woodside Commercial Center March 5, 2007 Page 8 Truck Stops — Retail (SIC 5541) Transportation by Air (SIC 45) Rental of Railroad Cars (SIC 4741) Mobile Home Dealers (SIC 5271) Drive In -Motion Pictures (SIC 7833) Staff Note: Recognizing that the Comprehensive Policy Plan calls for industrial uses on this property, additional commercial type uses should be proffered out with this rezoning. Commercial uses like general offices, amusement and recreational services operated indoors should be eliminated from this development to ensure the intent of the Comprehensive Plan is implemented. i. The applicant hereby proffers the following conditions to "Automobile Service Stations — Retail" as defined in SIC 5541. -Only one business will be permitted to have retail fuel pumps. -The total number of pumps will be limited to twelve or fewer. -Diesel fuel will be restricted to two pumps or fewer and must be located with other pumps. Diesel fuel sales to "over -the -road trucks" will be prohibited. 6. The applicant proffers to install an additional row of evergreen trees for a total of four rows in all areas required to have a full screen zoning buffer per the Frederick County Zoning Ordinance at the time of site plan approvals. 7. Corridor Enhancements to be completed prior to the first occupancy permit. The applicant has proffered to construct a split rail fence along the road frontage. The applicant will not allow any parking lots, outdoor storage, or driving lanes to be constructed between the buildings and Route 11. This applies only to the building nearest to Route 11 and not inside the park. Any required fire lanes within this area will be grass paved. One monument style sign will be permitted along Route 11 that displays the park's name and tenants; this sign will not exceed 12 feet in height and 100sf in area. Freestanding signage between the buildings and Route 11 (other than the monument sign) will be prohibited. The applicant will restrict each business facing Route 11 to a sign mounted on the building not to exceed eight square feet. The applicant will require each building facade along Route I 1 to be constructed of wood, vinyl, glass, masonry, or stucco. However, metal siding will be allowed within the business park and on all sides not facing Route 11. STAFF CONCLUSIONS FOR 12/20/06 PLANNING COMMISSION MEETING: The land use proposed in this rezoning could be consistent with the Northeast Land Use Plan if a number of inappropriate uses are prohibited on the site. Staff would recommend that the applicant Rezoning # 18-06 — Woodside Commercial Center March 5, 2007 Page 9 consider prohibiting by proffer certain B3 uses which have a more conunercial use to ensure that the goals of the NELUP are implemented. More importantly, this application fails to address and mitigate the transportation impacts associated with the proposal. Elements of the rezoning application have been identified that should be carefully evaluated to ensure that they fully address the goals of the County. Specifically, the applicant should be mitigating the impacts identified in their TIA. The applicant should be prepared to address theses issues prior to a recommendation by the Planning Commission. PLANNING COMMISSION SUMMARY AND ACTION OF THE 12/20/06 MEETING: The Plamning Staff pointed out a number of transportation improvements called for by the applicant's TIA; however, the applicant had offered to provide a monetary contribution rather than actually committing to constructing the suggested improvements. Referring to the $100 per vehicle trip monetary proffer dedicated for transportation improvements and right-of-way acquisition, staff commented that is unclear if the right-of-way is available to expand the intersection and if the amount of funds provided would be sufficient. Staff noted that the proposed funds alone would not solve all of the problems indicated in the TIA and would not increase the LOS necessary for the project; furthermore, funds offered in the proffer must be utilized within a limited time period. In addition, the staff pointed out that the B3 District allows for a variety of B2 uses that would not be consistent with the industrial designation called for in the Comprehensive Policy Plan and it was suggested that uses such as, general offices, amusement and recreational services, and gas stations be proffered out of the rezoning request. The Planning Director commented that although the $100 per vehicle trip offered is probably appropriate, the staff has not yet studied the values. Under the scenario presented by the applicant, the County Staff would have to be the designated project managers and provide construction services to get the projects constructed; the ramifications of doing so have not been studied. The County's Transportation Planner believed the applicant's approach was innovative in that it attempted to address the fact that this one rezoning alone is rather small to address all of the improvements that were needed and this was an offer of a solution to begin building a pot of funds. If this was considered to be the way to handle this type of situation, the issue becomes one where the emphasis is placed back on the County as the next rezoning along that corridor is considered. The key trigger is whether or not that continued pattern will work as other rezoning petitions come in; otherwise, this particular one will do very little on its own to address the needed impacts. The applicant explained their calculations for the $100 per vehicle trip and how they estimated the cost of widening Route 11 and the realignment of Hopewell and Brucetown Roads. The applicant pointed out that since the value of their project would only pay for a fraction of the needed funds to re -align Hopewell and Brucetown Roads, they offered their fair share of the cost. The applicant also gave reasons why they believed the less -intensive industrial designation of B3 was more appropriate in this area and functioned as a true transitional area between the EM-zoned property to the east and future commercial uses to the west. The removal of square -footage limitations was requested by the applicant so they could maximize the use of the property, since the traffic impact proffers were based on the traffic generated. A revised proffer statement was provided. It included some additional uses to be • Rezoning #18-06 — Woodside Conunercial Center March 5, 2007 Page 10 proffered out; it provided a list of restrictions to the floor area for several high -traffic generating uses; it provided an architectural proffer for building exteriors facing Martinsburg Pike; and it offered a lump sum cash proffer for the cost of asphalt and stone for a 600-foot section of Woodside Road. One adjoining property owner, at 3656 Martinsburg Pike, voiced his opposition during the public comment portion of the hearing. His reasons for opposition were the increasing amounts of traffic that made it difficult for him to exit his driveway and litter blowing into his yard from adjacent commercial and industrial uses. He did not think the residents in the rural areas were being considered and he was opposed to placing the burden of constructing transportation improvements on the County because it may result in increased taxes. Recognizing that the County did not currently have a formulated policy on how rezoning petitions for smaller parcels could contribute to an overall transportation improvement plan, the Planning Commission requested that the Planning Staff evaluate the proposal and establish a baseline for minimum monetary contributions that could be used as a guideline until a formal policy was established. Commissioners believed it would be beneficial for all parties involved to discuss a strategy for this type of situation in order to guide decision makers in the future. In addition, the revised proffer submitted had not been reviewed by the Commission, the Staff, or the County Attorney. The Commission voted unanimously to table the rezoning application to allow time for review of the revised proffers and for the staff to have the opportunity to evaluate the applicant's proposal and to establish a baseline for minimum contributions towards transportation improvements which could be used when evaluating small -area rezoning applications in the fixture. (Note: Conunissioner Oates abstained; Commmissioners Thomas and Watt were absent from the meeting.) STAFF CONCLUSIONS FOR 02/21/07 PLANNING COMMISSION MEETING: The land use proposed in this rezoning could be consistent with the Northeast Land Use Plan if a number of inappropriate uses are prohibited on the site. Staff would recommend that the applicant consider prohibiting by proffer certain B3 uses which have a more commercial use to ensure that the goals of the NELUP are implemented. More importantly, this application fails to address and mitigate the transportation impacts associated with the proposal. Elements of the rezoning application have been identified that should be carefully evaluated to ensure that they fully address the goals of the County. Specifically, the applicant should be mitigating the impacts identified in their TIA. The applicant should be prepared to address theses issues prior to a reconm-iendation by the Planning Commission. G COMMISSION SUMMARY AND ACTION OF THE 02/21/07 MEETING: The County's Transportation Plamler, Mr. John Bishop, gave a review of the financing structure proposed by the applicant, as directed by the Commission at their December 20, 2006 meeting. Mr. Bishop stated that cost estimates on a per -unit basis projected by the MPO and VDOT were higher than those provided by the applicant for the same improvements. The projects evaluated included the • Rezoning 418-06 — Woodside Commercial Center March 5, 2007 Page 11 improvement of Route 11 for approximately 2'/2 miles from a three -lane section to a four -lane divided roadway as called for in the Eastern Road Plan, to align Brucetown Road with Iopewell Road, and to make improvements to that intersection as well. Mr. Bishop also noted that the $100 per vehicle trip did not address project inflation. He said VDOT has experienced approximately 12% project inflation costs on an amlual basis for the past two to three years. As the County is waiting for the funds to accumulate over the project build -out, project costs are inflating and there is no way to determine how fast the dollars are going to come in. In addition to the applicant's $100 per vehicle trip, Mr. Bishop said the applicant is providing their frontage improvements; he emphasized the importance of having future applications do the same, so the responsibility for doing the improvements does not fall on the County. VDOT representative, Mr. Lloyd Ingram, said he was not necessarily opposed to a per -unit fee, but there were many variables. He questioned at what point through the development the determination would be made on how many trips are being generated and whether the project would have a two-year or ten-year build -out. He was concerned about project cost inflation. The applicant estimated that the $100 per vehicle trip would generate about $200,000 with a 5,000 square -foot restaurant and 75,000 square feet of office space. Two persons spoke during the public comment portion of the meeting. They conunented that this area was designated by the Comprehensive Policy Plan for business and industrial uses. They did not want to see the County make it cost -prohibitive for small businesses to establish themselves on the numerous small lots in this area. They were supportive of the applicant's proposal and believed the applicant had taken a first step that future developers could build upon. Conunission members recognized that a small -acreage developer can not be expected to pay for all the transportation improvements in an area, but suggested the possibility for a developer to pay a portion of the cost of improving an intersection. It was suggested that the applicant might pay preliminary engineering -type costs, or pursue right-of-way acquisition for signalization, instead of providing the County with a cash proffer. Comments were made that a cash proffer for transportation based on a projected trip level may not be appropriate. Inflation of costs and State Code time limits for using cash proffers were mentioned. The applicant returned to the podium with a revised proffer which offered to pay the engineering costs for the realignment of Brucetown and Hopewell Roads, instead of the previous cash proffer of $100 per vehicle trip. The Commission was satisfied with the proffer revision and unanimously recommended approval. YES (REC. APPROVAL W/ REVISED PROFFER): Molm, Triplett, Kriz, Ours, Thomas, Wilmot, Manuel, Watt, Unger ABSTAIN: Oates, Light (Note: Commissioners Morris and Kerr were absent from the meeting.) Rezoning # 18-06 — Woodside Commercial Center March 5, 2007 Page 12 STAFF CONCLUSIONS FOR 03/14/07 BOARD OF SUPERVISORS MEETING: The land use proposed in this rezoning could be consistent with the Northeast Land Use Plan if a number of inappropriate uses are prohibited on the site. Staff would recommend that the applicant consider prohibiting by proffer certain B3 uses which have a more conunercial use to ensure that the goals of the NELUP are implemented. More importantly, this application fails to address and mitigate the transportation impacts associated with the proposal. Elements of the rezoning application have been identified that should be carefully evaluated to ensure that they frilly address the goals of the County. Specifically, the applicant should be mitigating the impacts identified in their TIA. The applicant should be prepared to address theses issues prior to a decision by the Board of Supervisors. Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors wotild be appropriate. The applicant should be prepared to adegcrately address all concerns raised by the Board of Supervisors. 0 • ERICK JDepartment 414anning and Development // 540/665-5651 FAX: 540/ 665-6395 October 19, 2006 Mr. Gary Oates GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603-4757 RE: Second Preliminary Rezoning Comments for Woodside Commercial Center Dear Gary: I have had the opportunity to review the revised draft rezoning application for the Woodside Commercial Center. This application seeks to rezone 8.835 acres from RA (Rural Areas) District to the B3 (hidustrial Transition) District. Staff s review comments are listed below for your consideration. 1. Northeast Land Use Plan. The site is within the limits of the Northeast Land Use Plan, and designates the site for industrial use. The plan further states that "Industrial land uses are proposed adjacent to the railroads in the southern and northern portions of the study area". The B3 Zoning District is an industrial transition district and is generally consistent with the industrial land use planned for in the Northeast Land Use Plan as it relates to this site on Martinsburg Pike, so long as many of the commercial uses allowed in the B3 district are prohibited from this site. 2. Northeast Land Use Plan. The plan calls for Level of Service Category C or better for proposed industrial and commercial development. This application does not provide that Level of Service. 3. Northeast Land Use Plan. The plan calls for improving Martinsburg Pike (Route 1 I North) to a four -lane facility. The applicant has proffered to construct a 12 foot lane along the road frontage for . this site, as well as dedications for Route 11 and Woodside Road. A 10 foot dedication is proposed for Martinsburg Pike and the construction of a 12 foot lane; indicate if any turn lanes on Martinsburg Pike will be necessary in addition to the 12 foot lane. 4. Impact Assessment Statement — Proposed Uses. The application states the rezoning is for B3 (Industrial Transition) uses and. the TIA is based on 75,000 square feet of heavy industry. Heavy Industry is not allowed in the B3 District. It is only allowed in the M2 (Industrial General) District. Furthermore, unless a specific use is proffered, the County will assume the maximum possible development (retail) as per the County's rezoning application, combined with the proffered floor space. The applicant will need to base the TIA and all analysis on what is actually proffered with 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Page 2 Mr. Gary Oates RE: Proposed Rezoning of Woodside Commercial Center October 18, 2006 the development, which includes 75,000 square feet of floor area with various uses (restaurant, etc.). Basing the TIA on heavy industry is not acceptable. Addendums for this issue have not been provided. 5. Traffic Impact Analysis (Background). The background information provided in the TIA for Woodside Commercial Center does not include the recently approved Clearbrook Business Center rezoning, as well as the North Stephenson Rezoning (Omps). Also, the numbers provided for the Rutherford's Farm Rezoning (background — 500,000so do not appear to match what is associated with the rezoning. The original Rutherford M1 rezoning was proffered at over 1.4 million square feet of floor area (9,744 average daily trips [ADT]) and the subsequent rezoning of a portion of this site to B2/B3 added another 2,368 ADT. Correct errors. Addendums for this issue have not been provided. 6. Traffic Impact Analysis (Levels of Service). Figure 9 of the submitted TIA shows that the Route 11/Hopewell Road/Brucetown Road will be able to achieve acceptable levels of service with the suggested improvements. 7. Proffer Statement (M). The TIA as indicated above suggests that the referenced intersection will be able to achieve an acceptable level of service with the suggested improvements. This application is not proposing to make any improvements, only to provide $100 per "average vehicle trip ends on a weekday" which will be for maintenance, road improvements, right of way acquisition on Route 11 and Route 672; which will be paid to the Treasurer of Frederick County prior to final site plan approval. This proposed "pot of funds" does not solve any of the problems associated with this intersection. At this time, it is unclear if the right-of-way is available to expand this intersection and the amount of funds necessary for the improvements is questionable. These proffered funds are not appropriate and do nothing to increase the level of service necessary for this project. 8. Proffer Statement (#tb-c). Proffer lb-c states that the additional lane along Route 11, as well as the improvements to Woodside Road, will be built or bonded prior to occupancy of any building. All improvements need to be built, not bonded, prior to the occupancy of any structure on the site. 9. Proffer Statement (#4-6). The applicant has proffered to prohibit gasoline service stations and truck stops and proffers a limited floor space of amusement and recreational services operated indoors. The original proffer also restricted the size of uses like restaurants, warehousing, hardware stores and recreational services. Since the Comprehensive Plan calls for this site to be used for industrial uses, recreational services general business offices (among other uses not in keeping with an industrial intent) are not appropriate on this site. Uses that do not fit in with the industrial intent of this area should be addressed and eliminated. Page 3 Mr. Gary Oates RE: Proposed Rezoning of Woodside Commercial Center October 18, 2006 10. Proffer Statement (98). The proffer statement that pertains to aesthetics along Martinsburg Pike should be enhanced. The zoning ordinance requires landscaping between commercial zoning and rural residential uses (located across Martinsburg Pike); proffered landscaping in addition to the rail fence would be appropriate. 11. Proffer Statement (#8). The proffer statement that pertains to parking areas between Martinsburg Pike and the buildings should be clarified to address outdoor storage, outdoor display, and driving lanes, as well as utilize only grass pave for fire lanes to ensure that the intent of the Comprehensive Plan is implemented. 12. Proffer Statement (#8). The proffer that pertains to signage states that the applicant will not install any signs along Martinsburg Pike other than one monument sign. Size limitations on the monument sign should be considered; a maximum of 10 feet in height would be appropriate. 13. Agency Comments. Please provide appropriate agency comments from the following agencies: Historic Resources Advisory Board, Virginia Department of Transportation, Frederick County Department of Public Works, Frederick County Fire Marshall, Frederick County Department of Parks and Recreation, Frederick County Sanitation Authority, Frederick -Winchester Health Department, Clearbrook Fire and Rescue Company and the Frederick -Winchester Service Authority. The proposed proffers have been forwarded by staff to the Frederick County Attorney. Once attorney comments are received by the Planning Department, they will be forwarded to your office. Attorney comments are required for acceptance of the rezoning application. 14. Fees. The fee for this application includes a $3,000.00 base fee plus $100.00 per acre, and a $50.00 public hearing sign fee. Thus, a total of $3,883.50 is due upon submission of the official rezoning application. This is based on fees as of January 27, 2005. Fees may change. All of the above comments and reviewing agency comments should be appropriately addressed before this application may be scheduled for public hearings. Please feel free to contact me with questions regarding this application. Sincerely, Candice E. Perkins Planner II CEP/bad 11* jr, 10 rll`t:Ut:ff1F,i %oVu11Ly, ..J-L Rezoning REZ#18-06 Application Woodside Commercial Center - Parcel ID: Location in the County 33 - A - 124A Map Features • Application Long Range Land Use D Lakes/Ponds Rural Community Center -�— Streams Residential �- Topography (5' interval) Business 140 Buildings Industrial streets Institutional '*► Primary Recreation �.� Secondary Historic ^. Ternary ® Mixed -Use AGF Districts (2k Planned Unit Development South Frederick District Double Church District �= Red Bud District • � �J 125 ac. B3 zoning OP33 NT ?B ar�1q 4IE EIN 33 121 33 1 f MSD INVES T4 ENTS 34,08 ac. A I DEVERS 33 A 121 6 ac. 33 fac'�33 nvuaun 1 33 A 128 2.5 sc. SILVERWOLFE 33 A 124A 8.84 ac. A 124D 5 ac. co a ;OOK PURCHASING M1 33 2 A 22.06 ac. zoning BTIMMEL 33 A 131 28.7 sc. Rezoning REZ#18-06 Application Woodside Commercial Center - Parcel ID: Location in the Lounty 33 - A - 124A Map Features • Application Zoning _. Lakes/Ponds 40 B1 (Business, Neighborhood District) --- Streams iO' B2 (Business, General District) �- Topography (5' interval) 40 B3 (Business, Industrial Transition District) Buildings 40 EM (Extractive Manufacturing District) Streets � HE (Higher Education District) 'I,Primary 4110 M1 (Industrial, Light District) v Secondary M2 (Industrial, General District) '�. Terclary 40 MH1 (Mobile Home Community District) AGF Districts 40 MS (Medical Support District) 40 South Frederick District 40 R4 (Residential, Planned Community District) 40 Double Church District 411110 R5 (Residential Recreational Community District. 41111' Red Bud District RAZ (Rural Area Zone) RP (Residential Performance District) Location in 5tirrotlnditly Area �F CO y a/ 4J.Y AL REZ # 18 - 06 "20061 Frederick County, VA Location in the County Map Features • Application D Lakes/Ponds �— Streams ti Topography (& interval) Buildings streets Primary Secondary �. Tertiary AGF Districts • South Frederick District • Double Church District • Red Bud District Rezoning REZ#18-06 Application Woodside Commercial Center Parcel ID: 33-A-124A Location in Surrounding Area • • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA be completed by Planning Staff: ning Amendment Nui ber ' Hearing Date /3- o b Oz Fee Amount Paid $ V, G�0 Date Received l a BOS Hearing Date L 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: GreyWolfe, Inc. Address: 1073 Redhud Road Winchester Virginia 22603 2. Property Owner (if different than above) Name: SilverWolfe, LLC Address: 1073 Redbud Road Winchester Virginia 22603 3. Contact person if other than above Telephone: 540-667-2001 Telephone: 540-667-2001 Name: Gary R. Oates, LS-B, PE Telephone: 540-667-2001 4. Checklist: Check the following items that have been included with this application. Location map Agency Comments Plat Fees Deed to property Impact Analysis Statement Verification of taxes paid Proffer Statement 11 • • • 5. The Code of Vir1linia 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: Gary Rodney Oates and Garr Kenzel Oates 6. A) Current Use of the Property: Agricultural B) Proposed Use of the Property: Industrial Transition (13-3 zoning uses 7. Adjoining Property: PARCEL ID NUMBER 33-(A)-125B & 33-(A)-126 33-(A)-129 33-(A)-131 33-(A)-124D 33-(A)-124B & 33-(A)-124C 33-(A)-125 & 33-(A)-125A USE Residential Agriculture Agriculture Residential Residential Residential RA RA RA RA RA RA ZONING 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): Located on the east side of Route 11 and +/- 3000' north of Rte 672 (Hopewell Road) also known as exit 321 of Interstate 81. 12 • • • Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 33-(A)-124A Magisterial: Stonewall Fire Service: Clearbrook Rescue Service:Clearbrook Districts High School: James Wood Middle School: James Wood Elementary School: Stonewall 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 8.835 RA B-3 8.835 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed : Single Family homes: 0 Non -Residential Lots: 0 Office: Retail: Restaurant: Number of Units Proposed Townhome: 0 Multi -Family: 0 Mobile Home: 0 Hotel Rooms: 0 Square Footar7e of Proposed Uses _ Service Station: Manufacturing: Warehouse: Other: 75,000 13 0 L� • 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): // ,�, ��,A � Date: Date: • Owner(s): I G Date: 1/- % - CG1 Date: -J( • 14 • • CJ • Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name Elaine F. MaGee 3703 Martinsburg Pike Clearbrook, VA 22624 Property # 33-(A)-125A Name Deborah D. Swimley P.O. Box 10 Clearbrook, VA 22624 Property # 33-(A)-125B Name Everett L. Caton 2060 Cedar Hill Road Clearbrook, VA 22624 Property # 33-(A)-126 Name James & Carolyn Stimmel 3446 Old Charlestown Road Berryville, VA 22611 Property # 33-(A)-129 & 33-(A)-131 Name Jack F. Robinson 2140 Woodside Road Clearvbrook VA 22624 Property # 33-(A)-124B Name O-N Minerals (Chemstone) P.O. Box 71 Strasburg, VA 22657 Property # 34-(A)-11A Name Frederick A. & Un H. Stronko 3656 Martinsburg Pike Clearbrook, VA 22624 Property # 33-(A)-124D Name MOHEBATULLAH VAHIDI 794 Center Street Herndon, VA 20170 Property # 33-(A)-125 Name Property # 15 • PINE KNOLL CONSTRUCTION CO., INC. 210 EBERT RD. WINCHESTER, VA 22603 PHONE 540-667-3092 FAX 540-667-3263 1-800-664-3092 GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 Phone (540) 667-2001 Re: Route 11 North Improvements Dear Sir: November 14, 2006 I have reviewed the attached spreadsheet and agree the dollar amounts associated with each construction task appears realistic. I would caution that a final set of construction drawings, showing all improvements, would be necessary before an exact bid could be given. However, the numbers you have shown are a very close approximation of the cost. Pine Knoll Construction would be pleased to offer a proposal for this project when engineered road plans are available. Thank you, Jeffery G. Jenki s Pine Knoll Construction, Inc. • • Route 11 Widening I Length Width Area (sf) Value per sf Total Land (Right of Way) 13,500 10 135,000 $3.00 $405,000.00 Demolition of Center Lane 13,500 12 162,000 $1.25 $202,500.00 Landscaping 13,500 12 162,000 $1.00 $162,000.00 Curb & Gutter (4 runs) 13,500 4 $12.50 $675,000.00 Grading 13,500 30 405,000 $1.00 $405,000.00 15" Stone Base 13,500 30 405,000 $1.75 $708,750.00 6" Pavement 13,500 24 324,000 $2.50 $810,000.00 Traffic Control Allowance $25,000.00 Storm Sewer Allowance $60,000.00 Admin Allowance $15,000.00 Mobilization Allowance $15,000.00 E&S Allowance IN- ,000.00 Total $3,533,250.00 Interchange Land 78,500 $6.00 $471,000.00 Road Improvements $925,000.00 Traffic Light _ $175,000.00 Total $1,571,000.00 Road Improvemts Total per Eastern Road Plan Potential Land for Rezoning Acres Use Trips per Acre Total Commercial 230 Business Park 149.79 34,452 Industrial 518 General Light 51.8 26,832 Industrial Park Total 61,284 Eastern Road Plan Improvements $5,104,250.00 Total VPD's 61,284 Cost per Vehicle $83.29 +20% Contingency $16.66 $99.95 Total Cost per Vehicle • Dear Board of Supervisors, My name is Doug Brill and I own the Clearbrook Shopping Center. I am aware of the commercial rezoning request by Mr. Oates and I encourage you to vote for it. Frederick County needs more commercial development to offset the expenses from the many subdivisions that have been built over the last few years. Without more businesses, the taxes would have to increase to support all of these families. Doug Brill Clearbrook Shopping Center 0 • HMC, LP, LLP 920 Hopewell Road Clear Brook, VA 22624 Frederick Board of Supervisors: My family farms considerable acreage in the Clear Brook area and we have seen many changes over the years. I have discussed this rezoning with Rodney Oates and understand the impacts, both positive and negative, of this rezoning. We are in favor of this request. I think this County needs more rezonings to bring in businesses and fewer that bring in more houses and create the need for schools. Please approve the rezoning for our area. 0 ohm David Cline HMC, LP, LLP To Whom It May Concern: I own the 16 acre parcel zoned B-3 across from the SilverWolfe property in Clearbrook. I want to say that I am in support of his rezoning request. I think Clearbrook will be a thriving commercial and industrial corridor someday and we need to start getting this area ready for the businesses and industries by having the land rezoned and ready for the development. fery G. Jenkins 0 To the Frederick County Board of Supervisors and the Planning Commission: I own a farm across the road of this rezoning. I support this rezoning and understand the impacts to the area. I feel this commercial development will benefit Clear Brook and Frederick County. Charles W. Orndoff, Sr. • • 0 6K650PG320 �I I! vm 1at PWRCEL P � J 8.835 ACRES b� N 4 S 57. 2J• 06` EE - 7.45t 75' m "9 PARCEL A �� ry 5.000 ACRES t.� • 'Slow am Va -.— — XT I ORE • (j�[//Ih�GG SCALE o AM im PLAT SNO*M DVVMV Of DEWITT D. ROBINSON, ET AL STONEWALL DISTRICT, FREDERICK COUNTY VIRGINIA SCALE, AS SHOW14 i DATE I MAY 2k t9BT GREENWAY ENGINEERING AND SURVEYING CO.. INC. w+ t 01� we • h NilutE !o i h,4Ctt5*fA vu+GWu 2b1,, lhfar`L•N_ a•a ''"r 1550•57•17•W LJ S( T 1 I r M 3ENS %4 41 i j �.l CERTIFICATE No. S* St 17 3 G05 y5417 3 (bI16Z +�4 LAND it I' I/ 0 . TO: FROM: RE: DATE: COUNTY of FREDERICK Department of Planning and Development r- .. y - MEMORANDUM Frederick County Planning Commission Candice E. Perkins, AICP, Planner Il A Woodside Commercial Center Rezoning (RZ#18-06) February 6, 2007 540/ 665-5651 FAX: 540/ 665-6395 At your December 20, 2006 meeting, the public hearing for the Woodside Commercial Center rezoning was held and the application was tabled for up to 90 days. At this meeting, questions were raised regarding the applicant's proffer that pertained to the monetary contribution for road improvements. The proffer stated the following: The applicant has proffered $100 per "Average Vehicle Trip Ends on a Weekday", as defined by the current edition of the Institute of Transportation Engineers Trip Generation Handbook at the time of development, generated by the Woodside Commercial Center for road improvements and right of way acquisition in the Clearbrook area. The trip generation data will be submitted to the Virginia Department of Transportation and the Frederick County Planning Department for review with each site plan submission. The proffer shall be paid to the Treasurer of Frederick County prior to final site plan approval. This site may have multiple site plans and each shall pay accordingly prior to their site plan approval by Frederick County. The Planning Commission requested that the Planning Staff evaluate the proposal and establish a baseline for minimum monetary contributions that could be used as a guideline until a formal policy was established. Commissioners believed it would be beneficial for all parties involved to discuss a strategy for this type of situation in order to guide decision makers in the future. The Woodside Commercial Center Rezoning application will be discussed at your February 21, 2007 meeting and staff will be prepared to discuss the applications proposed monetary contribution, including the pros and cons of the concept. Please contact me if you have any questions on the content or procedures described in this memo. CEP/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 REZONING APPLICATION #18-06 WOODSIDE COMMERCIAL CENTER Staff Report for the Planning Commission Prepared: February 5, 2007 Staff Contact: Candice E. Perkins, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 12/20/06 Tabled for up to 90 days (Public Hearing Held) 02/21 /07 Pending Board of Supervisors: 03/14/07 Pending PROPOSAL: To rezone 8.835 acres from the RA (Rural Areas) District to the 133 (Industrial Transition) District with proffers, for commercial and industrial uses. LOCATION: The property is located on the east side of Route 11, approximately 3,000 feet north of Hopewell Road (Route 672). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 33-A-124A PROPERTY ZONING: RA (Rural Areas) District. PRESENT USE: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Agricultural South: RA (Rural Areas) Use: Residential East: RA (Rural Areas) Use: Residential West: RA (Rural Areas) Use: Residential EM (Extractive Manufacturing) Use: Industrial and Vacant 0 • Rezoning #18-06 — Woodside Commercial Center February 5, 2007 Page 2 PROPOSED USES: Commercial and industrial REVIEW EVALUATIONS: Virginia Dept. of Transportation: Under the Transportation Proffers offered, VDOT is agreeable with Proffers A, B, C, D and F. Under Item E, which calls for a prorata signalization agreement, the Residency would prefer a significant lump sum contribution to Frederick County towards the Route 672/11 intersection improvements. As part of our report to the County, we will have to note "The Conclusion" as stated in your TIA: The intersection of Route 11, Hopewell Road and Biucetown Road will maintain unacceptable level of service during the 2010 background and buildout conditions. While the report suggests signalization and separate east bound right turn lanes would improve the level of service to "C" or better, due to current right-of-way restraints, these improvements are not possible. Therefore, it will be the County's decision whether they wish to approve this rezoning and thereby adding additional traffic to this already failing intersection. Staff Note: A revised VDOT comment has not been received. Fire Marshal: Plan approval recommended. Clearbrook Fire & Rescue: 1. Proffers if possible. 2. No comments unless noted by Fire Marshall. Public Works Department: We have completed our review of the rezoning application for the Woodside Commercial Center and offer the following comments: 1. Refer to the Impact Statement, Page 1, Introduction: The introduction indicates that the applicant is seeking a change in zoning from RA to MI. However, the rezoning application form, paragraph 10 indicates the rezoning requested is B3. This conflict should be resolved. 2. Under Solid Waste Disposal, Page 2, Impact Analysis: Indicate the estimated amount of solid waste generated by 75,000 square feet of commercial development. 3. Provide a category titled geology or include a discussion about the karst environment under Soils category, page 3. Several years ago, we observed the development of a sinkhole on the Robinson property, lot 33-A-124B. The sinkhole was located just off the gravel driveway in the southwest corner of the property. Sinkhole development is typical of karst geology and may be more prevalent when located near an existing quarry with the potential for a dramatic rise and fall of the water table. Frederick -Winchester Service Authority: No comments. Sanitation Authority: Water and sewer capacity is available to this site. Frederick -Winchester Health Department: No objection — public water and sewer required. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon buildout. Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it Rezoning # 18-06 — Woodside Commercial Center February 5, 2007 Page 3 will not impact operations at the Winchester Regional Airport. Parks and Recreation: No comment. Frederick County Attorney: It is my opinion that the Proffer Statement is generally in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. With respect to Proffers 1(b) and (c), these proffers, as written would not necessarily result in the subject road improvements being constructed prior to any final occupancy permit. Accordingly, I would recommend that the words "or bonded" be deleted from both of the proffers. 2. In Proffer 1(e), the words "to dedicate" should be inserted after the word "proffers" in the first and second sentence. 3. With respect to Proffer 1(f), the Staff needs to determine whether this is a satisfactory monetary proffer as worded. I assume that the concept here is that when a site plan is submitted for a given use on the Property, that given use, with the square footage of the structure, would enable the "Average Vehicle Trip Ends on a Weekday" to be determined from the Handbook, and the amount of the proffer thereby calculated. Further, the purpose of the proffer should be modified. The word "maintenance" should be deleted, as it is not the proper subject for a cash proffer. It would also be preferable if the proffer provided more flexibility to the County by providing that the proffer would be "for road improvements and right-of-way acquisition in the Route 11 and Route 672 corridors in the Clearbrook area". 4. Proffer 3 should be modified to read "The Applicant hereby proffers that the combined floor area for buildings on the site shall not exceed 75,000 square feet". 5. The first line of Proffer 4 should be modified to read "The Applicant hereby proffers that the following uses shall be prohibited on the property". Further, Staff needs to determine whether item a is clear and whether it is in conflict with Proffer 5. 6. In Proffer 7, Staff needs to determine whether the clause "with a residential use at the time of site plan approval" at the end of the proffer is advisable. 7. In Proffer 8(b), the last sentence should be deleted. Entrances and fire lanes would not constitute parking lots, unless parking is intended to be permitted in the entrances and fire lanes, which would appear to be inconsistent with the intent of the proffer. As previously noted, I have not reviewed the substance of the proffers as to whether other proffers would be appropriate, as it is my understanding that that review will be done by the staff and the Planning Commission. Historic Resources Advisory Board: The Frederick County Historic Resources Advisory Board (HRAB) considered this rezoning proposal during their meeting of July 18, 2006. The HRAB reviewed information associated with the Frederick County Rural Landmarks Survey Report, the Virginia Department of Historic Resources, as well as information provided by the applicant. The HRAB felt that the proffers associated with historic preservation and recognition were adequate and did not request any changes to the proposed rezoning. Planning Department: Please see attached letter dated October 18, 2006 from Candice E. Perkins, Planner II. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Inwood Quadrangle) identifies the subject parcel as being zoned A-2 (Agricultural General). The County's agricultural zoning districts Rezoning #18-06 — Woodside Commercial Center February 5, 2007 Page 4 were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use The parcel comprising this rezoning application is located within the County's Sewer and Water Service Area (SWSA) and the site is within the limits of the Northeast Land Use Plan. The plan designates this site for industrial uses. The plan further states that "Industrial land uses are proposed adjacent to the railroads in the southern and northern portions of the study area. Proposed industrial land uses should be developed within master planned areas which discourage individual lot access on the Martinsburg Pike (Route 11 North) corridor. Industrial land uses should be adequately screened from adjoining land uses to mitigate visual and noise impacts. Furthermore, industrial land uses should be planned to provide greater setbacks and buffer and screening along Martinsburg Pike to enhance the appearance of the corridor" (Comprehensive Policy Plan 6-38.2). The B3 (Industrial Transition) Zoning district is a heavy business district. As stated in the Frederick County Zoning Ordinance, "the intent of this district is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas". The B3 Zoning District could be generally consistent with the industrial land use planned for this site in the Northeast Land Use Plan, so long as many of the commercial uses allowed in the B3 District are prohibited from this site. While the B3 district allows certain lighter industrial uses also allowed in the MI (warehousing, wholesaling, ) the B3 district also allows for a variety of B2 uses that would not be consistent with the industrial designation called for in the Comprehensive Plan (general offices, amusement and recreational services operated indoors, garden supply/retail nurseries). Transportation The Comprehensive Policy Plan calls for Level of Service Category C or better for proposed industrial and commercial development. This proposed rezoning application does not provide for this minimum Level of Service. The Northeast Land Use Plan (NELUP) and the Eastern Road Plan call for Martinsburg Pike to be improved to a four -lane facility. The NELUP also states that proposed industrial and 0 • Rezoning #18-06 — Woodside Commercial Center February 5, 2007 Page 5 commercial development should only occur if impacted roads function at Level of Service (LOS) Category C or better. The Frederick County Bicycle Plan designates Route 11 as a short- term designated route. Site Access The Northeast Land Use Plan states that individual access to industrial sites should be discouraged along Martinsburg Pike. This development has proffered that only one entrance shall be permitted on Martinsburg Pike and only two entrances will be permitted on Woodside Road. 3) Site Suitability/Environment The site does not contain any environmental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the only soil type present on this site is Oaklet silt loam (432B). This soil type is considered prime farm land. The characteristics of this soil type are manageable for development following the Virginia Erosion and Sediment Control Practices. This area is also known for karst topography. Immediately to the east of this project is a limestone quarry. Soil borings and review by a geotechnical engineer is advised. 4) Potential Impacts A. Transportation The Comprehensive Policy Plan calls for Level of Service Category C or better for proposed industrial and commercial development. This proposed rezoning does not provide that minimum Level of Service. A traffic impact analysis (TIA) was prepared for this application using composite data collected fiom other studies in the area as well as actual traffic counts. The County's rezoning application requires applicants to model the worst possible scenario based on the use of the site. The TIA for the Woodside Commercial Center was based on 75,000 square feet of retail; the worst case scenario was modeled with this application. The Conclusions from the Transportation Impact Analysis (TIA) state that the following improvements are required to maintain the appropriate Level of Service C: • Route 11 / Hopewell Road/Brucetown Road: Traffic signalization along with dedicated left and right -turn lanes in the eastbound direction, dedicated left and right -turn lanes in the northbound direction, dedicated left and right -turn lanes in the southbound direction, and a dedicated right -turn lane in the westbound direction will be required to maintain acceptable levels of service during background and build -out conditions Staff Note: These improvements have not been proffered by the applicant. This application is not proposing to make any improvements, but provides $100 per 0 • Rezoning #18-06 — Woodside Commercial Center February 5, 2007 Page 6 "average vehicle trip ends on a weekday" which will be for road improvements and right-of-way acquisition in the Clearbrook area; which will be paid to the Treasurer of Frederick County prior to final site plan approval. This proposed "pot of funds" does not solve any of the problems associated with this intersection. In fact, as proposed, the site could be developed without road improvements, severely impacting the road network. Also, at this time, it is unclear if the right-of-way is available to expand this intersection and the amount of funds necessary for the improvements is questionable. • Route 11 / Woodside Road: Traffic signalization will be required to maintain acceptable levels of service during build -out conditions. Staff Note: This improvement has not been proffered by the applicant. • Site Driveway#1 / Route 11: This intersection will require a shared westbound thru/right lane, dedicated northbound thin and right lanes, and dedicated southbound thru and left lanes to maintain acceptable levels of service during build out conditions. Staff Note: The applicant is constructing an additional 12 foot lane along Martinsburg Pike. • Site Driveway #2 / Woodside Road: This intersection will require a shared eastbound thru/right lane, a shared westbound thru/left lane, and a shared northbound left/right lane to maintain acceptable levels of service during build -out conditions. Staff Note: These improvements have not been proffered by the applicant. • Site Driveway #3 / Woodside Road: This intersection will require a shared eastbound thru/right lane, a shared westbound thru/left lane, and a shared northbound left/right lane to maintain acceptable levels of service during build -out conditions. Staff Note: These improvements have not been proffered by the applicant. B. Sewer and Water The FCSA has a six inch sewer force main along Route 11. This development is expected to generate 500 gallons/day/acre for a total of 4,418gpd. The applicant will build a sewer pump station to be dedicated to the FCSA if the Authority deems it necessary; otherwise individual grinder pumps will be installed and maintained privately. The FCSA has a 12 inch water main along Route 11. This development is expected to generate 1000 gallons /day/acre for a total of 8,835gpd. C. Community Facilities In recognition of the impacts that may be realized by the community to the Fire and Rescue Services, the applicant has proffered a contribution in the amount of $0.10 per building square foot to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. 5) Proffer Statement — Dated June 13, 2006 (Revised January 26, 2007) 0 • Rezoning # 18-06 - Woodside Commercial Center February 5, 2007 Page 7 1. Transportation Access to the property from Martinsburg Pike (Route 11) shall be limited to one commercial entrance. Access to the property from Woodside Road (Route 671) shall be limited to two commercial entrances. The applicant will construct a 12 foot lane onto Route 11 along the site road frontage (+/- 650') This lane will be constructed prior to receiving final occupancy permits on site. The applicant proffers to dedicate an additional 10 foot strip of land to the Commonwealth of Virginia and to pave a 12 foot lane along the entire frontage of Woodside Road when traffic count from this project reaches or exceeds 2,815 trips per day or upon request by Frederick County. The oant fers-topave Woodside Roo (Route 671) 4-om Route 11 along the i!oad 4ontage of this pafeel of approxifflately 650'. The appfoval enee site plans are submitted. This will be built prior- te r-eeeiving any final oeeupaiie� 7 its site. Upon construction of a state approved entrance onto Martinsburg Pike, the applicant hereby proffers to designate one inter -parcel connection along the southern boundary. The applieant proffers to provide one inter -parcel eopmeetion alang the setAhefn beundai-y. This eenneetion will be shown on the Master Development Plan. A ten foot strip of land will be dedicated along the entire frontage of property along Martinsburg Pike. A strip of land 25 feet in width will be dedicated from the centerline of Woodside Road along the entire frontage of the property. The applicant proffers a 20 foot drainage, pedestrian and utility easement along the frontage of Martinsburg Pike to Frederick County. The applicant will retain the right to place the proffered split rail fence and monument sign within this easement. The applicant has proffered $100 per "Average Vehicle Trip Ends on a Weekday", as defined by the current edition of the Institute of Transportation Engineers Trip Generation Handbook at the time of development, generated by the Woodside Commercial Center for road improvements and right of way acquisition in the 1 and Route 6'�opovel Road` ,.,,,.. ider-s i the r ea f R -eek in the Clearbrook area. The trip generation data will be submitted to the Virginia Department of Transportation and the Frederick County Planning Department for review with each site plan submission. The proffer shall be paid to the Treasurer of Frederick County prior to final site plan approval. This site may have multiple site plans and each shall pay accordingly prior to their site plan approval by Frederick County. Staff Note: The applicant is proposing to provide money towardsfuture improvements based on vehicle trips that the site produces. At this time, it is unclear if the right-of-way is available to expand this intersection and the amount of funds necessary for the improvements is questionable. The proposed funds do not solve any of the problems indicated in the TIA and the proffered funds are not appropriate and do nothing to increase the level of service 0 Rezoning #18-06 — Woodside Commercial Center February 5, 2007 Page 8 necessary for this project. Furthermore, it should be noted that transportation funds offered in proffers must be utilized within a limited time period; otherwise, the funds are returned to the applicant. This offers a challenge to the County as the County would need to fund the rest of the necessary improvements, guaranteeing that the necessary improvements are completed and proffered funds spent within a limited state code delineated time frame. Under this scenario, if the rezoning is approved, the site may develop without the required improvements and transportation network. The road network could be failing while the site continues to develop. 2. Monetary Contributions — Fire & Rescue The applicant has proffered a financial contribution of $0.10 per building square foot shall be paid to Frederick County Fire and Rescue. The applieant has pr-offered that the eambined building floor area on the site shall not exeeed 75,000squa-re feet. The applicant proffers that the combined building floor area for the following high -traffic uses of retail, restaurant, and indoor entertainment shall not exceed a combined total of 75,OOOsf. All other uses allowed in the B-3 such as general office and storage will not be limited. 4. The applicant has proffered that the following uses will be prohibited on the site: Truck Stops — Retail (SIC 5541) Transportation by Air (SIC 45) Rental of Railroad Cars (SIC 4741) Mobile Home Dealers (SIC 5271) Drive In -Motion Pictures (SIC 7833) Staff Note: Recognizing that the Comprehensive Policy Plan calls for industrial uses on this property, additional commercial type uses should be proffered out with this rezoning. Commercial uses like general offices, amusement and recreational services operated indoors should be eliminated from this development to ensure the intent of the Comprehensive Plan is implemented The applicant has only limited the square footage of retail, restaurant and indoor entertainment to 75,000sf,• the previous proffer statement limited the entire site to 75,000sf and limited recreational services operated indoors to only 10,000sf. 5. The applicant hereby proffers the following conditions to "Automobile Service Stations — Retail" as defined in SIC 5541. -Only one business will be permitted to have retail fuel pumps. -The total number of pumps will be limited to twelve or fewer. -Diesel fuel will be restricted to two pumps or fewer and must be located with other pumps. Diesel fuel sales to "over -the -road trucks" will be prohibited. Rezoning 918-06 — Woodside Commercial Center February 5, 2007 Page 9 • The applicant proffers to install an additional row of evergreen trees for a total of four rows in all areas required to have a full screen zoning buffer per the Frederick County Zoning Ordinance at the time of site plan approvals. 7. Corridor Enhancements to be completed prior to the first occupancy permit. The applicant has proffered to construct a split rail fence along the road frontage. The applicant will not allow any parking lots, outdoor storage, or driving lanes to be constructed between the buildings and Route 11. This applies only to the building nearest to Route 11 and not inside the park. Any required fire lanes within this area will be grass paved. One monument style sign will be permitted along Route 11 that displays the parks name and tenants; this sign will not exceed 12 feet in height and 100sf in area. Freestanding signage between the buildings and Route 11 (other than the monument sign) will be prohibited. The applicant will restrict each business facing Route 11 to a sign mounted on the building not to exceed eight square feet. The applicant will require each building facade along Route 11 to be constructed of wood, vinyl, glass, masonry, or stucco. However, metal siding will be allowed within the business park and on all sides not facing Route 11. STAFF CONCLUSIONS FOR 12/20/06 PLANNING COMMISSION MEETING: The land use proposed in this rezoning could be consistent with the Northeast Land Use Plan if a number of inappropriate uses are prohibited on the site. Staff would recommend that the applicant consider prohibiting by proffer certain B3 uses which have a more commercial use to ensure that the goals of the NELUP are implemented. More importantly, this application fails to address and mitigate the transportation impacts associated with the proposal. Elements of the rezoning application have been identified that should be carefully evaluated to ensure that they fully address the goals of the County. Specifically, the applicant should be mitigating the impacts identified in their TIA. The applicant should be prepared to address theses issues prior to a recommendation by the Planning Commission. Rezoning 918-06 — Woodside Commercial Center February 5, 2007 Page 10 PLANNING COMMISSION SUMMARY AND ACTION OF THE 12/20/06 MEETING: The Planning Staff pointed out a number of transportation improvements called for by the applicant's TIA; however, the applicant had offered to provide a monetary contribution rather than actually committing to constructing the suggested improvements. Referring to the $100 per vehicle trip monetary proffer dedicated for transportation improvements and right-of-way acquisition, staff commented that is unclear if the right-of-way is available to expand the intersection and if the amount of funds provided would be sufficient. Staff noted that the proposed funds alone would not solve all of the problems indicated in the TIA and would not increase the LOS necessary for the project; furthermore, funds offered in the proffer must be utilized within a limited time period. In addition, the staff pointed out that the B3 District allows for a variety of B2 uses that would not be consistent with the industrial designation called for in the Comprehensive Policy Plan and it was suggested that uses such as, general offices, amusement and recreational services, and gas stations be proffered out of the rezoning request. The Planning Director commented that although the $100 per vehicle trip offered is probably appropriate, the staff has not yet studied the values. Under the scenario presented by the applicant, the County Staff would have to be the designated project managers and provide construction services to get the projects constructed; the ramifications of doing so have not been studied. The County's Transportation Engineer believed the applicant's approach was innovative in that it attempted to address the fact that this one rezoning alone is rather small to address all of the improvements that were needed and this was an offer of a solution to begin building a pot of funds. If this was considered to be the way to handle this type of situation, the issue becomes one where the emphasis is placed back on the County as the next rezoning along that corridor is considered. The key trigger is whether or not that continued pattern will work as other rezoning petitions come in; otherwise, this particular one will do very little on its own to address the needed impacts. The applicant explained their calculations for the $100 per vehicle trip and how they estimated the cost of widening Route 11 and the realignment of Hopewell and Brucetown Roads. The applicant pointed out that since the value of their project would only pay for a fraction of the needed funds to re -align Hopewell and Brucetown Roads, they offered their fair share of the cost. The applicant also gave reasons why they believed the less -intensive industrial designation of B3 was more appropriate in this area and functioned as a true transitional area between the EM-zoned property to the east and future commercial uses to the west. The removal of square -footage limitations was requested by the applicant so they could maximize the use of the property, since the traffic impact proffers were based on the traffic generated. A revised proffer statement was provided. It included some additional uses to be proffered out; it provided a list of restrictions to the floor area for several high -traffic generating uses; it provided an architectural proffer for building exteriors facing Martinsburg Pike; and it offered a lump sum cash proffer for the cost of asphalt and stone for a 600-foot section of Woodside Road. One adjoining property owner, at 3656 Martinsburg Pike, voiced his opposition during the public comment portion of the hearing. His reasons for opposition were the increasing amounts of traffic that made it difficult for him to exit his driveway and litter blowing into his yard from adjacent commercial and industrial uses. He did not think the residents in the rural areas were being considered and he was 0 0 Rezoning #18-06 — Woodside Commercial Center February 5, 2007 Page 11 opposed to placing the burden of constructing transportation improvements on the County because it may result in increased taxes. Recognizing that the County did not currently have a formulated policy on how rezoning petitions for smaller parcels could contribute to an overall transportation improvement plan, the Planning Commission requested that the Planning Staff evaluate the proposal and establish a baseline for minimum monetary contributions that could be used as a guideline until a formal policy was established. Commissioners believed it would be beneficial for all parties involved to discuss a strategy for this type of situation in order to guide decision makers in the future. In addition, the revised proffer submitted had not been reviewed by the Commission, the Staff, or the County Attorney. The Commission voted unanimously to table the rezoning application to allow time for review of the revised proffers and for the staff to have the opportunity to evaluate the applicant's proposal and to establish a baseline for minimum contributions towards transportation improvements which could be used when evaluating small -area rezoning applications in the future. (Note: Commissioner Oates abstained; Commissioners Thomas and Watt were absent from the meeting.) STAFF CONCLUSIONS FOR 02/21/07 PLANNING COMMISSION MEETING: The land use proposed in this rezoning could be consistent with the Northeast Land Use Plan if a number of inappropriate uses are prohibited on the site. Staff would recommend that the applicant consider prohibiting by proffer certain B3 uses which have a more commercial use to ensue that the goals of the NELUP are implemented. More importantly, this application fails to address and mitigate the transportation impacts associated with the proposal. Elements of the rezoning application have been identified that should be carefully evaluated to ensure that they fully address the goals of the County. Specifically, the applicant should be mitigating the impacts identified in their TIA. The applicant should be prepared to address theses issues prior to a recommendation by the Planning Commission. The required public hearinga for this application was held on December 20, 2006. A recommendation by the Planninga Commission to the Board of Supervisors concerning this rezoninga application would be appropriate. The applicant should be prgpared to adequately address all concerns raised by the Planning Commission. REZONING APPLICATION 418-06 WOODSIDE COMMERCIAL CENTER Staff Report for the Planning Commission Prepared: December 4, 2006 Staff Contact: Candice E. Perkins, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 12/20/06 Pending Board of Supervisors: 01/10/06 Pending PROPOSAL: To rezone 8.835 acres from the RA (Rural Areas) District to the 133 (Industrial Transition) District with proffers, for commercial and industrial uses. LOCATION: The property is located on the east side of Route 11, approximately 3,000 feet north of Hopewell Road (Route 672). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 33-A-124A PROPERTY ZONING: RA (Rural Areas) District. PRESENT USE: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Agricultural South: RA (Rural Areas) Use: Residential East: RA (Rural Areas) Use: Residential West: RA (Rural Areas) Use: Residential EM (Extractive Manufacturing) Use: Industrial and Vacant PROPOSED USES: Commercial and industrial Rezoning # 18-06 — Woodside Commercial Center December 4, 2006 Page 2 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Under the Transportation Proffers offered, VDOT is agreeable with Proffers A, B, C, D and F. Under Item E, which calls for a prorata signalization agreement, the Residency would prefer a significant lump sum contribution to Frederick County towards the Route 672/11 intersection improvements. As part of our report to the County, we will have to note "The Conclusion" as stated in your TIA: The intersection of Route 11, Hopewell Road and Brucetown Road will maintain unacceptable level of service during the 2010 background and buildout conditions. While the report suggests signalization and separate east bound right turn lanes would improve the level of service to "C" or better, due to current right-of-way restraints, these improvements are not possible. Therefore, it will be the County's decision whether they wish to approve this rezoning and thereby adding additional traffic to this already failing intersection. Fire Marshal: Plan approval recommended. Clearbrook Fire & Rescue: 1. Proffers if possible. 2. No comments unless noted by Fire Marshall. Public Works Department: We have completed our review of the rezoning application for the Woodside Commercial Center and offer the following comments: 1. Refer to the Impact Statement, Page 1, Introduction: The introduction indicates that the applicant is seeking a change in zoning from RA to M1. However, the rezoning application form, paragraph 10 indicates the rezoning requested is B3. This conflict should be resolved. 2. Under Solid Waste Disposal, Page 2, Impact Analysis: Indicate the estimated amount of solid waste generated by 75,000 square feet of commercial development. 3. Provide a category titled geology or include a discussion about the karst environment under Soils category, page 3. Several years ago, we observed the development of a sinkhole on the Robinson property, lot 33-A-124B. The sinkhole was located just off the gravel driveway in the southwest corner of the property. Sinkhole development is typical of karst geology and may be more prevalent when located near an existing quarry with the potential for a dramatic rise and fall of the water table. Frederick -Winchester Service Authority: No comments. Sanitation Authority: Water and sewer capacity is available to this site. Frederick -Winchester Health Department: No objection — public water and sewer required. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon buildout. Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Parks and Recreation: No comment. Frederick County Attorney: It is my opinion that the Proffer Statement is generally in a form to meet Rezoning # 18-06 — Woodside Commercial Center December 4, 2006 Page 3 the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. With respect to Proffers l (b) and (c), these proffers, as written would not necessarily result in the subject road improvements being constructed prior to any final occupancy permit. Accordingly, I would recommend that the words "or bonded" be deleted from both of the proffers. 2. In Proffer 1(e), the words "to dedicate" should be inserted after the word "proffers" in the first and second sentence. 3. With respect to Proffer 1(f), the Staff needs to determine whether this is a satisfactory monetary proffer as worded. I assume that the concept here is that when a site plan is submitted for a given use on the Property, that given use, with the square footage of the structure, would enable the "Average Vehicle Trip Ends on a Weekday" to be determined from the Iandbook, and the amount of the proffer thereby calculated. Further, the purpose of the proffer should be modified. The word "maintenance" should be deleted, as it is not the proper subject for a cash proffer. It would also be preferable if the proffer provided more flexibility to the County by providing that the proffer would be "for road improvements and right-of-way acquisition in the Route 11 and Route 672 corridors in the Clearbrook area". 4. Proffer 3 should be modified to read "The Applicant hereby proffers that the combined floor area for buildings on the site shall not exceed 75,000 square feet". 5. The first line of Proffer 4 should be modified to read "The Applicant hereby proffers that the following uses shall be prohibited on the property". Further, Staff needs to determine whether item a is clear and whether it is in conflict with Proffer 5. 6. In Proffer 7, Staff needs to determine whether the clause "with a residential use at the time of site plan approval" at the end of the proffer is advisable. 7. In Proffer 8(b), the last sentence should be deleted. Entrances and fire lanes would not constitute parking lots, unless parking is intended to be permitted in the entrances and fire lanes, which would appear to be inconsistent with the intent of the proffer. As previously noted, I have not reviewed the substance of the proffers as to whether other proffers would be appropriate, as it is my understanding that that review will be done by the staff and the Planning Commission. Historic Resources Advisory Board: The Frederick County Historic Resources Advisory Board (HRAB) considered this rezoning proposal during their meeting of July 18, 2006. The HRAB reviewed information associated with the Frederick County Rural Landmarks Survey Report, the Virginia Department of Historic Resources, as well as information provided by the applicant. The HRAB felt that the proffers associated with historic preservation and recognition were adequate and did not request any changes to the proposed rezoning. Planning Department: Please see attached letter dated October 18, 2006 fi°on7 Candice E. Perkins, Planner H. Plannin1l & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Inwood Quadrangle) identifies the subject parcel as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. Rezoning # 18-06 — Woodside Commercial Center December 4, 2006 Page 4 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the fixture physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1 ] Land Use The parcels comprising this rezoning application are located within the County's Sewer and Water Service Area (SWSA) and the site is within the limits of the Northeast Land Use Plan. The plan designates this site for industrial uses. The plan further states that "Industrial land uses are proposed adjacent to the railroads in the southern and northern portions of the study area. Proposed industrial land uses should be developed within master planned areas which discourage individual lot access on the Martinsburg Pike (Route 11 North) corridor. Industrial land uses should be adequately screened from adjoining land uses to mitigate visual and noise impacts. Furthermore, industrial land uses should be planned to provide greater setbacks and buffer and screening along Martinsburg Pike to enhance the appearance of the corridor" (Comprehensive Policy Plan 6-38.2). The B3 (Industrial Transition) Zoning district is a heavy business district. As stated in the Frederick County Zoning Ordinance, "the intent of this district is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas". The B3 Zoning District could be generally consistent with the industrial land use planned for this site in the Northeast Land Use Plan, so long as many of the commercial uses allowed in the B3 District are prohibited from this site. While the B3 district allows certain lighter industrial uses also allowed in the M1 (warehousing, wholesaling, ) the B3 district also allows for a variety of B2 uses that would not be consistent with the industrial designation called for in the Comprehensive Plan (general offices, amusement and recreational services operated indoors, garden supply/retail nurseries). Transportation The Comprehensive Policy Plan calls for Level of Service Category C or better for proposed industrial and commercial development. This proposed rezoning application does not provide for this minimum Level of Service. The Northeast Land Use Plan (NELUP) and the Eastern Road Plan call for Martinsburg Pike to be improved to a four -lane facility. The NELUP also states that proposed industrial and commercial development should only occur if impacted roads function at Level of Service (LOS) Category C or better. The Frederick County Bicycle Plan designates Route 11 as a short- term designated route. 0 • Rezoning # 18-06 — Woodside Commercial Center December 4, 2006 Page 5 Site Access The Northeast Land Use Plan states that individual access to industrial sites should be discouraged along Martinsburg Pike. This development has proffered that only one entrance shall be permitted on Martinsburg Pike and only two entrances will be permitted on Woodside Road. 3) Site Suitability/Environment The site does not contain any environmental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. The General Soil Map of the Soil Survey of Frederick County, Vir ig nia indicates that the only soil type present on this site is Oaklet silt loam (0213). This soil type is considered prime farm land. The characteristics of this soil type are manageable for development following the Virginia Erosion and Sediment Control Practices. This area is also known for karst topography. Immediately to the east of this project is a limestone quarry. Soil borings and review by a geotechnical engineer is advised. 4) Potential Impacts A. Transportation The Comprehensive Policy Plan calls for Level of Service Category C or better for proposed industrial and commercial development. This proposed rezoning does not provide that minimum Level of Service. A traffic impact analysis (TIA) was prepared for this application using composite data collected from other studies in the area as well as actual traffic counts. The County's rezoning application requires applicants to model the worst possible scenario based on the use of the site. The TIA for the Woodside Commercial Center was based on 75,000 square feet of retail; the worst case scenario was modeled with this application. The Conclusions from the Transportation Impact Analysis (TIA) state that the following improvements are required to maintain the appropriate Level of Service C: • Route I I / Hopewell Road/Brucetown Road: Traffic signalization along with dedicated left and right -turn lanes in the eastbound direction, dedicated left and right -turn lanes in the northbound direction, dedicated left and right -turn lanes in the southbound direction, and a dedicated right -turn lane in the westbound direction will be required to maintain acceptable levels of service during background and build -out conditions Staff Note: These improvements have not been proffered by the applicant. This application is not proposing to make any improvements, but provides $100 per "average vehicle trip ends on a weekday" which will be for road improvements and right of way acquisition on Route 11 and Route 672; which will be paid to the Treasurer of Frederick County prior to final site plan approval. This proposed "pot of funds" does not solve any of the problems associated with this intersection. In fact, 0 • Rezoning 418-06 — Woodside Commercial Center December 4, 2006 Page 6 as proposed the site could be developed without road improvements, severely impacting the road network. Also, at this time it is unclear if the right-of-way is available to expand this intersection and the amount of funds necessary for the improvements is questionable. • Route 11 / Woodside Road: Traffic signalization will be required to maintain acceptable levels of service during build -out conditions. Staff Note: This improvement has not been proffered by the applicant. • Site Driveway#1 / Route 11: This intersection will require a shared westbound thru/right lane, dedicated northbound thru and right lanes, and dedicated southbound thru and left lanes to maintain acceptable levels of service during build out conditions. Staff Note: The applicant is constructing an additional 12' lane along Martinsburg Pike. • Site Driveway 42 / Woodside Road: This intersection will require a shared eastbound thria/right lane, a shared westbound tl-ffu/left lane, and a shared northbound left/right lane to maintain acceptable levels of service during build -out conditions. Staff Note: These improvements have not been proffered by the applicant. • Site Driveway #3 / Woodside Road: This intersection will require a shared eastbound thru/right lane, a shared westbound thru/left lane, and a shared northbound left/right lane to maintain acceptable levels of service during build -out conditions. Staff Note: These improvements have not been proffered by the applicant. B. Sewer and Water The FCSA has a six inch sewer force main along Route 11. This development is expected to generate 500 gallons/day/acre for a total of 4,418gpd. The applicant will build a sewer pump station to be dedicated to the FCSA if the Authority deems it necessary; otherwise individual grinder pumps will be installed and maintained privately. The FCSA has a 12" water main along Route 11. This development is expected to generate 1000 gallons /day/acre for a total of 8,835gpd. C. Community Facilities In recognition of the impacts that may be realized by the community to the Fire and Rescue Services, the applicant has proffered a contribution in the amount of $0.10 per building square foot to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. 5) Proffer Statement — Dated June 13, 2006 (Revised November 9, 2006) A. Transportation Access to the property from Martinsburg Pike (Route 11) shall be limited to one commercial entrance. Access to the property from Woodside Road (Route 671) shall be limited to two Rezoning #18-06 — Woodside Commercial Center December 4, 2006 Page 7 commercial entrances. The applicant will construct a 12' lane onto Route 11 along the site road frontage (+/- 650'). This lane will be constructed prior to receiving final occupancy permits on site. The applicant proffers to pave Woodside Road (Route 671) from Route 11 along the road frontage of this parcel of approximately 650'. The final typical section including width and pavement section will be subject to VDOT review and approval once site plans are submitted. This will be built prior to receiving any final occupancy permits on site. The applicant proffers to provide one Interparcel connection along the southern boundary. This connection will be shown on the Master Development Plan. A ten foot strip of land will be dedicated along the entire frontage of property along Martinsburg Pike. A strip of land 25' in width will be dedicated from the centerline of Woodside Road along the entire frontage of the property. The applicant has proffered $100 per "Average Vehicle Trip Ends on a Weekday", generated by the Woodside Commercial Center for road improvements and right of way acquisition in Route 11 and Route 672 (Hopewell Road) corridors in the Clear Brook area. The trip generation data will be submitted to the Virginia Department of Transportation and the Frederick County Planning Department for review with each site plan submission. The proffer shall be paid to the Treasurer of Frederick County prior to final site plan approval. This site may have multiple site plans and each shall pay accordingly prior to their site plan approval by Frederick County. Staff Note: The applicant is proposing to provide money towards future improvements based on vehicle trips that the site produces. At this time, it is unclear if the right-of-way is available to expand this intersection and the amount of funds necessary for the improvements is questionable. The proposed funds do not solve any of the problems indicated in the TIA and the proffered funds are not appropriate and do nothing to increase the level of service necessary for this project. Furthermore, it should be noted that transportation funds offered in proffers must be utilized within a limited time period; otherwise the funds are returned to the applicant. This offers a challenge to the County as the County would need to fund the rest of the necessary improvements, guaranteeing that the necessary improvements are completed and proffered funds spent within a limited state code delineated time frame. Under this scenario, if the rezoning is approved, the site may develop without the required improvements and transportation network. The road network could be failing while the site continues to develop. B. Monetary Contributions — Fire & Rescue The applicant has proffered a financial contribution of $0.10 per building square foot shall be paid to Frederick County Fire and Rescue. 0 • Rezoning # 18-06 —Woodside Commercial Center December 4, 2006 Page 8 C. Land Use The applicant has proffered that the combined building floor area on the site shall not exceed 75,000 square feet. The applicant has proffered that the following uses will be prohibited on the site: Truck Stops — Retail (SIC 5541) Rental of Railroad Cars (SIC 4741) Mobile Home Dealers (SIC 5271) The applicant proffers to limit the total number of pumps to twelve or less for "Automobile Service Stations, Retail" as defined by SIC 5541. The applicant proffers to limit the total building square footage for SIC 79 — "amusement and recreational services operated indoors" to a combined total of 10,000 square feet or less. Staff Note: Recognizing that the Comprehensive Policy Plan calls for industrial uses on this property, additional commercial type uses should be proffered out with this rezoning. Commercial uses like general offices, amusement and recreational services operated indoors should be eliminated from this development to ensure the intent of the Comprehensive Plan is implemented. D. Environment The applicant has proffered that a "Full Screen" buffer shall be placed along neighboring parcels zoned RA that have a residential use at the time of site plan approval. An additional row of evergreen trees for a total of four rows to be placed along neighboring parcels to the east and south zoned RA with a residential use at the time of site plan approval. E. Corridor Enhancement — Martinsburg Pike The applicant has proffered to construct a split rail fence along the road frontage. A landscape buffer will be installed along Route 11 in areas where a rural residential use occurs across this road. The applicant will not allow any parking lots, outdoor storage, or driving lanes to be constructed between the buildings and Route 11. This applies only to the building nearest to Route 11 and not inside the park. Any required fire lanes within this area will be grass paved. One monument style sign will be permitted along Route 11 that displays the parks name and tenants; this sign will not exceed 12' in height and 100sf in area. Freestanding signage between the buildings and Route 11 (other than the monument sign) will be prohibited. The applicant will restrict each business facing Route 11 a sign mounted on the building not to exceed eight square feet. 0 0 Rezoning #18-06 — Woodside Commercial Center December 4, 2006 Page 9 STAFF CONCLUSIONS FOR 12/20/06 PLANNING COMMISSION MELTING: The land use proposed in this rezoning could be consistent with the Northeast Land Use Plan if a number of inappropriate uses are prohibited on the site. Staff would recommend that the applicant consider prohibiting by proffer certain B3 uses which have a more commercial use to ensue that the goals of the NELUP are implemented. More importantly, this application fails to address and mitigate the transportation impacts associated with the proposal. Elements of the rezoning application have been identified that should be carefully evaluated to ensure that they frilly address the goals of the County. Specifically, the applicant should be mitigating the impacts identified in their TIA. The applicant should be prepared to address theses issues prior to a recommendation by the Planning Commission. Following the requirement for a public hearing, a recommendation by the Planning Commission to the Board of Supervisors concernin.Z this rezoning application would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning- Commission. AMENDMENT Action: PLANNING COMMISSION: February 21, 2007 - Recommended Approval BOARD OF SUPERVISORS: March 14, 2007 ❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING 418-06 OF WOODSIDE COMNERCIAL CENTER WHEREAS, Rezoning #18-06 of Woodside Commercial Center, submitted by GreyWolfe, Inc., to rezone 8.835 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers, for commercial and industrial uses, was considered. The property is located on the east side of Route 11, approximately 3,000 feet north of Hopewell Road (Route 672), in the Stonewall Magisterial District, and is identified by Property Identification Number 33-A-124A. WHEREAS, the Planning Commission held a public hearing on this rezoning on December 20, 2006 and further considered this application on February 21, 2007; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on March 14, 2007; 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 8.835 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District for commercial and industrial uses, with proffers, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes #24-07 • • This ordinance shall be in effect on the date of adoption. Passed this 14th day of March, 2007 by the following recorded vote: .Richard C. Shickle, Chairman Nay Barbara E. Van Osten Aye Gary Dove Aye Bill M. Ewing Aye Gene E. Fisher Aye Charles S. DeHaven, Jr. Aye Philip A. Lemieux Aye A COPY ATTEST John . ' �y, Jr. Fred ' County Administrator PDRes 424-07 Rezoning: Property: Record Owner: Applicant: Project Name: Original Date of Proffers: Revised Date Proffers: Magisterial District: RZ # 18-06 Area: 8.835 acres Tax Parcel 33-(A)-124A SilverWolfe, LLC GreyWolfe, Inc. — Gary R. Oates, LS-B, PE Woodside Commercial Center June 13, 2006 November 9, 2006 January 3, 2007 January 12, 2007 January 26, 2007 February 27, 2007 March 15, 2007 Stonewall 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 offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #18-06 for rezoning of 8.835-acres from the RA District to Industrial Transitional (B-3) 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 are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject properties are more particularly described as the lands conveyed to SilverWolfe, LLC, from Douglas L. Brill & Bonnie R. Brill as recorded in the Frederick County Circuit Court Clerk's Office as instrument #060018520 dated September 29, 2006. Proffers: 1. Transportation a. Access i. Access to this property from Martinsburg Pike (US Route 11) shall be limited to one commercial entrance. The final location will be subject to VDOT review and approval once a site plan is submitted. ii. Access to this property from Woodside Road (Route 671) shall be limited to a maximum of two commercial entrances. The final locations will be subject to VDOT review and approval once site plans are submitted. Turn lanes and tapers for these entrances will be built as required by VDOT. b. Additional Lanes i. The applicant hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road frontage. This +/-650' long lane will be built to VDOT requirements. This will be built prior to receiving any final occupancy permits on site. ii. The applicant hereby proffers to dedicate an additional 10' strip of land to the Commonwealth of Virginia and to pave a 12' lane along the entire frontage of Woodside Road, Route 671, when the traffic count from this project reaches or exceeds 2,815 trips per day or upon request by Frederick County. c. Interparcel connections i. Upon construction of a state approved entrance onto Martinsburg Pike, Route 11, the applicant hereby proffers to designate one inter -parcel connection along the southern boundary. d. Right of Way and Easement Dedication i. The applicant hereby proffers to dedicate to the Commonwealth of Virginia a strip of land ten feet (10') in width along the entire frontage of the property on Martinsburg Pike (Route 11) Right of Way. The applicant also proffers to the Commonwealth of Virginia a strip of land twenty-five (25') in width from the centerline of Woodside Road (Route 671) along the entire frontage of the property. These dedications will take place prior to site plan approval. 2 0 E ii. The applicant hereby proffers a 20' drainage, pedestrian, and utility easement along the frontage of Martinsburg Pike, Route 11, to Frederick County. The applicant will retain the right to place the proffered split rail fence (see item 7-A) and monument sign (see item 7-D) within this easement. e. Contributions for Road Improvements in recognition of off -site transportation impacts. The engineering and surveying services (identified by items i and ii) will begin prior to the approval of first site plan or upon request by Frederick County; whichever comes first. The applicant hereby proffers to present the County with an engineered road plan for the realignment of Brucetown and Hopewell Roads at Martinsburg Pike. The design will extend 300' north and 300' south on Martinsburg Pike from the intersection with Hopewell Road, and be bounded by the Winchester and Western Railroad to the west and the Clear Brook Fire Station to the east. A diagram of this area for the intersection design is attached and labeled as exhibit "A". ii. The applicant hereby proffers to present the County with aerial mapping of the Martinsburg Pike corridor. The aerial mapping will begin at the Clear Brook Convenience Site entrance to the south and extend 3.125 miles north to the State line with a corridor width of 300'. The aerial mapping will produce topography with 1' contour intervals at 50' scale accuracy. A diagram of this intersection is attached and labeled as exhibit `B". 2. Fire & Rescue — Monetary Contributions a. The applicant hereby voluntarily proffers a cash contribution to the Treasurer of Frederick County, Virginia, of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term "building square foot" shall be the combined floor area for each story. 3. The applicant hereby proffers that the combined building floor area for the following high -traffic uses of retail, restaurant, and indoor entertainment shall not exceed a combined total of 75,000 square feet. All other uses allowed in B-3 such as general office and storage will not be limited. 4. The applicant hereby proffers that the following uses shall be prohibited on the property: a. "Truck Stops -Retail" as defined in SIC 5541. Excluding Truck Stops, all other uses within SIC Code 5541 are included and acceptable. b. SIC 45 — "Transportation by Air" c. SIC 4741 — "Rental of Railroad Cars" 3 d. SIC 5271— "Mobile Home Dealers" C. SIC 1833 — "Drive -In Motion Pictures" The applicant hereby proffers the following conditions to "Automobile Service Stations-, Retail" as defined in SIC 5541-"Gasoline Service Stations". a. Only one business will be allowed to have retail fuel pumps. b. The total number of pumps will be limited to twelve or fewer. c. Diesel fuel will be restricted to two pumps or fewer and must be located with other pumps. Diesel fuel sales to "over -the -road trucks" will be prohibited. 6. The applicant hereby proffers to install an additional row of evergreen trees for a total of four rows in all areas required to have a "full screen zoning buffer" per the Frederick County Zoning Ordinance at the time of site plan approvals. 7. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The applicant will construct a split rail fence along the road frontage. b. The applicant will not allow any parking spaces or outdoor storage to be constructed within 50' of Route 11. Any required fire lanes within this area will be grass paved. c. The applicant will erect a single monument style sign, not to exceed twelve (12') in height, with the park's name and list of tenants. This monument sign will not exceed twelve (12') in height or one hundred (100 sf) square in area. The applicant will not install any freestanding signs between the buildings and Route 11 other than this one monument sign. d. The applicant will restrict each business facing Route 11 to a sign not to exceed eight square feet mounted on the building. This applies to individual businesses and not the entire building. e. The applicant will require each building fagade along Route 11 to be constructed of wood, vinyl, glass, masonry, or stucco. However, metal siding will be allowed within the business park and on all sides not facing Route 11. 0 L� The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By ,/ G Gary odney Oates Gary VenLz-elOa Commonwealth of Virginia, 0 -()'7 Date ,?-,? 0 -07 Date City/County of 'F'',f0te_r' Gj' To Wit: The foregoing instrument was acknowledged before me this ZZ) day of JVY)�Ltj-�, 2007 Notary Public a/L�o My Commission Expires_ 36 �.pS I 5 0 • 0 Rezoning: Property: Record Owner: Applicant: Project Name: Original Date of Proffers: Revised Date Proffers: Magisterial District: RZ # 18-06 Area: 8.835 acres Tax Parcel 33-(A)-124A SilverWolfe, LLC GreyWolfe, Inc. — Gary R. Oates, LS-B, PE Woodside Commercial Center June 13, 2006 November 9, 2006 January 3, 2007 January 12, 2007 January 26, 2007 February 27, 2007 Stonewall 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 offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #18-06 for rezoning of 8.835-acres from the RA District to Industrial Transitional (B-3) 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 are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject properties are more particularly described as the lands conveyed to SilverWolfe, LLC, from Douglas L. Brill & Bonnie R. Brill as recorded in the Frederick County Circuit Court Clerk's Office as instrument #060018520 dated September 29, 2006. q '.2�T''< T I ,' 7Q,h, C P �a . ,! d �.' Transportation Access to this property from Martinsburg Pike (US Route 11) shall be limited to one commercial entrance. The final location will be subject to VDOT review and approval once a site plan is submitted. Access to this property from Woodside Road (Route 671) shall be limited to a maximum of two commercial entrances. The final locations will be subject to VDOT review and approval once site plans are submitted. Turn lanes and tapers for these entrances will be built as required by VDOT. The applicant hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road frontage. This +/-650' long lane will be built to VDOT requirements. This will be built prior to receiving any final occupancy permits on site. The applicant hereby proffers to dedicate an additional 10' strip of land to the Commonwealth of Virginia and to pave a 12' lane along the entire frontage of Woodside Road, Route 671, when the traffic count from this project reaches or exceeds 2,815 trips per day or upon request by Frederick County. Interparcel comiections Upon construction of a state approved entrance onto Martinsburg Pike, Route 11, the applicant hereby proffers to designate one inter -parcel connection along the southern boundary. Right of Way and Easement Dedication The applicant hereby proffers to dedicate to the Commonwealth of Virginia a strip of land ten feet (10') in width along the entire frontage of the property on Martinsburg Pike (Route 11) Right of Way. The applicant also proffers to the Commonwealth of Virginia a strip of land twenty-five (25') in width from the centerline of Woodside Road (Route 671) along the entire frontage of the property. These dedications will take place prior to site plan approval. ii. The applicant hereby proffers a 20' drainage, pedestrian, and utility easement along the frontage of Martinsburg Pike, Route 11, to Frederick County. The applicant will retain the right to place the proffered split rail fence (see item 7-A) and monument sign (see item 7-D) within this easement. e. Contributions for Road Improvements in recognition of off -site transportation impacts. Items i and ii to be completed prior to approval of first site plan. The applicant hereby proffers to present the County with an engineered road plan for the realignment of Brucetown and Hopewell Roads at Martinsburg Pike. The design will extend 300' north and 300' south on Martinsburg Pike from the intersection with Hopewell Road, and be bounded by the Winchester and Western Railroad to the west and the Clear Brook Fire Station to the east. A diagram of this area for the intersection design is attached and labeled as exhibit "A". ii. The applicant hereby proffers to present the County with aerial mapping of the Martinsburg Pike corridor. The aerial mapping will begin at the Clear Brook Convenience Site entrance to the south and extend 3.125 miles north to the State line with a corridor width of 300'. The aerial mapping will produce topography with V contour intervals at a 50' scale accuracy. A diagram of this intersection is attached and labeled as exhibit `B". 2. Fire & Rescue — Monetary Contributions a. The applicant hereby voluntarily proffers a cash contribution to the Treasurer of Frederick County, Virginia, of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term "building square foot" shall be the combined floor area for each story. 3. The applicant hereby proffers that the combined building floor area for the following high -traffic uses of retail, restaurant, and indoor entertainment shall not exceed a combined total of 75,000 square feet. All other uses allowed in B-3 such as general office and storage will not be limited. 4. The applicant hereby proffers that the following uses shall be prohibited on the property: a. "Truck Stops -Retail" as defined in SIC 5541. Excluding Truck Stops, all other uses within SIC Code 5541 are included and acceptable. b. SIC 45 — "Transportation by Air" c. SIC 4741— "Rental of Railroad Cars" d. SIC 5271 — "Mobile Home Dealers" e. SIC 7833 — "Drive -In Motion Pictures" L_J 5. The applicant hereby proffers the following conditions to "Automobile Service Stations-, Retail" as defined in SIC 5541-"Gasoline Service Stations". a. Only one business will be allowed to have retail fuel pumps. b. The total number of pumps will be limited to twelve or fewer. c. Diesel fuel will be restricted to two pumps or fewer and must be located with other pumps. Diesel fuel sales to "over -the -road trucks" will be prohibited. 6. The applicant hereby proffers to install an additional row of evergreen trees for a total of four rows in all areas required to have a "full screen zoning buffer" per the Frederick County Zoning Ordinance at the time of site plan approvals. 7. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The applicant will construct a split rail fence along the road frontage. b. The applicant will not allow any parking spaces or outdoor storage to be constructed within 50' of Route 11. Any required fire lanes within this area will be grass paved. c. The applicant will erect a single monument style sign, not to exceed twelve (12') in height, with the park's name and list of tenants. This monument sign will not exceed twelve (12') in height or one hundred (100 sf) square in area. The applicant will not install any freestanding signs between the buildings and Route 11 other than this one monument sign. d. The applicant will restrict each business facing Route 11 to a sign not to exceed eight square feet mounted on the building. This applies to individual businesses and not the entire building. The applicant will require each building fagade along Route 11 to be constructed of wood, vinyl, glass, masonry, or stucco. However, metal siding will be allowed within the business park and on all sides not facing Route 11. 0 The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By: — Gary R dney Oates �; i / � C' 1/1-20' (.'' CG4'n Gary Kep el Oates -7J=o`7 Date :Y --s - 0 ? Date Commonwealth of Virginia, Cit Count of Cri-e I/ ,C-L To Wit: The foregoing instrument was acknowledged before me this JAI day of ar (-k 2007 By Notary Public My Commission Expires � f 26 z)b // 5 EXIT 321 200-r-O 1 200' GRAPHIC SCALE • • • 0 EXIT 323 CEpgR H ZL AD EXIT 321 EXHIBIT B LUVV U LUUV GRAPHIC SCALE 0 ! Rezoning: Property: Record Owner: Applicant: Project Name: Original Date of Proffers: Revised Date Proffers: Magisterial District: RZ # 18-06 Area: 8.835 acres Tax Parcel 33-(A)-124A SilverWolfe, LLC GreyWolfe, Inc. — Gary R. Oates, LS-B, PE Woodside Commercial Center June 13, 2006 November 9, 2006 January 3, 2007 January 12, 2007 January 26, 2007 Stonewall 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 offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #18-06 for rezoning of 8.835-acres from the RA District to Industrial Transitional (B-3) 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 are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject properties are more particularly described as the lands conveyed to SilverWolfe, LLC, from Douglas L. Brill & Bonnie R. Brill as recorded in the Frederick County Circuit Court Clerk's Office as instrument #060018520 dated September 29, 2006. • Proffers: 1. Transportation a. Access 0 Access to this property from Martinsburg Pike (US Route 11) shall be limited to one commercial entrance. The final location will be subject to VDOT review and approval once a site plan is submitted. ii. Access to this property from Woodside Road (Route 671) shall be limited to a maximum of two commercial entrances. The final locations will be subject to VDOT review and approval once site plans are submitted. Turn lanes and tapers for these entrances will be built as required by VDOT. b. Additional Lanes i. The applicant hereby proffers to construct a 12' lane onto Martinsburg Pike, Route 11, along the site road frontage. This +/-650' long lane will be built to VDOT requirements. This will be built prior to receiving any final occupancy permits on site. ii. The applicant hereby proffers to dedicate an additional 10' strip of land to the Commonwealth of Virginia and to pave a 12' lane along the entire frontage of Woodside Road, Route 671, when the traffic count from this project reaches or exceeds 2,815 trips per day or upon request by Frederick County. c. Inteiparcel connections Upon constriction of a state approved entrance onto Martinsburg Pike, Route 11, the applicant hereby proffers to designate one inter -parcel connection along the southern boundary. d. Right of Way and Easement Dedication i. The applicant hereby proffers to dedicate to the Commonwealth of Virginia a strip of land ten feet (10') in width along the entire frontage of the property on Martinsburg Pike (Route 11) Right of Way. The applicant also proffers to the Commonwealth of Virginia a strip of land twenty-five (25') in width from the centerline of Woodside Road (Route 671) along the entire frontage of the property. These dedications will take place prior to site plan approval. 2 ii. The applicant hereby proffers a 20' drainage, pedestrian, and utility easement along the frontage of Martinsburg Pike, Route 11, to Frederick County. The applicant will retain the right to place the proffered split rail fence (see item 7-A) and monument sign (see item 7-D) within this easement. e. Monetary Contributions for Road Improvements in recognition of off -site transportation impacts The applicant hereby proffers $100 per "Average Vehicle Trip Ends on a Weekday", as defined by the current edition of the Institute of Transportation Engineers Trip Generation Handbook at the time of development, generated by the Woodside Commercial Center for road improvements and right of way acquisition in the Clear Brook area. The trip generation data will be submitted to the Virginia Department of Transportation and the Frederick County Planning Department for review with each site plan submission. The proffer shall be paid to the Treasurer of Frederick prior to final site plan approval. This site may have multiple site plans and each shall pay accordingly prior to their site plan approval by Frederick County. 2. Fire & Rescue — Monetary Contributions a. The applicant hereby voluntarily proffers a cash contribution to the Treasurer of Frederick County, Virginia, of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term "building square foot" shall be the combined floor area for each story. 3. The applicant hereby proffers that the combined building floor area for the following high -traffic uses of retail, restaurant, and indoor entertairmlent shall not exceed a combined total of 75,000 square feet. All other uses allowed in B-3 such as general office and storage will not be limited. 4. The applicant hereby proffers that the following uses shall be prohibited on the property: a. "Truck Stops -Retail" as defined in SIC 5541. Excluding Truck Stops, all other uses within SIC Code 5541 are included and acceptable. b. SIC 45 — "Transportation by Air" c. SIC 4741 — "Rental of Railroad Cars" d. SIC 5271 — "Mobile Home Dealers" e. SIC 7833 — "Drive -In Motion Pictures" 3 The applicant hereby proffers the following conditions to "Automobile Service Stations-, Retail" as defined in SIC 5541-"Gasoline Service Stations". a. Only one business will be allowed to have retail fuel pumps. b. The total number of pumps will be limited to twelve or fewer. c. Diesel fuel will be restricted to two pumps or fewer and must be located with other pumps. Diesel fuel sales to "over -the -road trucks" will be prohibited. 6. The applicant hereby proffers to install an additional row of evergreen trees for a total of four rows in all areas required to have a "full screen zoning buffer" per the Frederick County Zoning Ordinance at the time of site plan approvals. 7. Corridor Enhancements to be completed by prior to the first occupancy permit. a. The applicant will construct a split rail fence along the road frontage. b. The applicant will not allow any parking spaces or outdoor storage to be constructed within 50' of Route 11. Any required fire lanes within this area will be grass paved. c. The applicant will erect a single monument style sign, not to exceed twelve (12') in height, with the park's name and list of tenants. This monument sign will not exceed twelve (12') in height or one hundred (100 sf) square in area. The applicant will not install any freestanding signs between the buildings and Route 11 other than this one monument sign. d. The applicant will restrict each business facing Route 11 to a sign not to exceed eight square feet mounted on the building. This applies to individual businesses and not the entire building. e. The applicant will require each building fagade along Route 11 to be constructed of wood, vinyl, glass, masonry, or stucco. However, metal siding will be allowed within the business park and on all sides not facing Route 11. 11 • 0 The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By: l ic Gary 9.Oates ✓ Gary Oates ,�F-S-ZW1 Date - ,.2yo2 Date Conunonwealth of Virginia, Cit County f� To Wit: The foregoing instrument was acknowledged before me this C5 day of��, 2007 04�& ik il-'Wuk Notary ublic My Commission Expires ll une ,q(9 a 5 r� • Rezoning: • Property: Record Owner: Applicant: Project Name: 0 • Original Date of Proffers: Revised Date Proffers: Magisterial District: RZ # 0_-06 Area: 8.835 acres Tax Parcel 33-(A)-124A SilverWolfe, LLC GreyWolfe, Inc. — Gary R. Oates, LS-B, PE Woodside Commercial Center June 13, 2006 November 9, 2006 Stonewall 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 offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #0_-06 for rezoning of 8.835-acres from the RA District to Industrial Transitional (B-3) 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 are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject properties are more particularly described as the lands conveyed to SilverWolfe, LLC, from Douglas L. Brill & Bonnie R. Brill as recorded in the Frederick County Circuit Court Clerk's Office as instrument #060018520 dated September 29, 2006. • Proffers: 1. Transportation a. Access i. Access to this property from Martinsburg Pike (US Route 11) shall be limited to one commercial entrance. The final location will be subject to VDOT review and approval once a site plan is submitted. ii. Access to this property from Woodside Road (Route 671) shall be limited to a maximum of two commercial entrances. The final locations will be subject to VDOT review and approval once site plans are submitted. b. Additional Lane — Route 11 i. The applicant hereby proffers to construct a 12' lane onto Route 11 along the site road frontage. This +/-650' long lane will be built to VDOT requirements. This will be built prior to receiving any final occupancy permits on site. c. Road paving — Route 671 i. The applicant hereby proffers to pave Route 671 from Route 11 along • the road frontage of this parcel of approximately 650'. The final typical section including width & pavement section will be subject to VDOT review and approval once site plans are submitted. This will be built prior to receiving any final occupancy pen -nits on site. d. Interparcel connections i. The applicant hereby proffers one inteiparcel connection along the southern boundary. This connection will be shown on the Master Development Plan. e. Right of Way Dedication i. The applicant hereby proffers to dedicate to the Commonwealth of Virginia a strip of land ten feet (10') in width along the entire frontage of the property on Martinsburg Pike (Route 11) Right of Way. The applicant also proffers to the Commonwealth of Virginia a strip of land twenty-five (25') in width from the centerline of Woodside Road (Route 671) along the entire frontage of the property. These dedications will take place prior to site plan approval. 0 0 • f. Monetary Contributions for Road Improvements The applicant hereby proffers $100 per "Average Vehicle Trip Ends on a Weekday", as defined by the Institute of Transportation Engineers Trip Generation Handbook 7"' edition, generated by the Woodside Commercial Center for road improvements and right of way acquisition in Route 11 and Route 672 corridors in Clear Brook area. The trip generation data will be submitted to the Virginia Department of Transportation and the Frederick County Planning Department for review with each site plan submission. The proffer shall be paid to the Treasurer of Frederick prior to final site plan approval. This site may have multiple site plans and each shall pay accordingly prior to their site plan approval by Frederick County. 2. Monetary Contributions — Fire & Rescue a. The applicant hereby voluntarily proffers a cash contribution to the Treasurer of Frederick County, Virginia, $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The term "building square foot" shall be the • combined floor area for each story. 3. The applicant hereby proffers that the combined building floor area on this site shall not to exceed 75,000 square feet. 4. The applicant hereby proffers that the following uses shall be prohibited on the property: a. "Truck Stops -Retail" as defined in SIC 5541 —"Gasoline Service Stations" b. SIC 4741 — "Rental of Railroad Cars" c. SIC 5271 — "Mobile Home Dealers" 5. The applicant hereby proffers to limit the total number of pumps to twelve or less for "Automobile Service Stations-, Retail" as defined in SIC 5541-"Gasoline Service Stations". 6. The applicant hereby proffers to limit the total building square footage for SIC 79 — "Amusement and recreational services operated indoors" to a combined total 10,000 square feet or less. 7. The applicant hereby proffers a "Full Screen" buffer, as defined by the Frederick County Zoning Ordinance to be placed along neighboring parcels zoned RA with a residential use at the time of site plan approval. An additional row of evergreens trees • for a total of four rows to be placed along neighboring parcels to the east and south zoned RA with a residential use at the time of site plan approval. • 8. The applicant hereby proffers the following corridor enhancements along the road frontage of Route 11, Martinsburg Pike: a. The applicant will construct a split rail fence along the road frontage. b. The applicant will install a landscape buffer along Route 11 in areas where a rural residential use occurs across this road. c. The applicant will not allow any parking lots, outdoor storage, or driving lanes to be constructed between the buildings and Route 11. This applies only to the buildings nearest to Route 11 and not inside the park. Any required fire lanes within this area will be grass paved. d. The applicant will erect a single monument style sign, not to exceed twelve (12') in height, with the park's name and list of tenants. This monument sign will not exceed twelve (12') in height or one hundred (100 sf) square in area. The applicant will not install any freestanding signs between the buildings and Route 11 other than this one monument sign. e. The applicant will restrict each business facing Route 11 to a sign mounted on the building not to exceed eight square feet. The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the is requirements the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By: z _ ,= Gary R. ,bates .x, ar�y� Oates Commonwealth of Virginia, //-9-0� Date //- Date Crt /Count of rrs�Cft To Wit: The foregoing instrument was acknowledged before me this day of ��, 2006 By �.l '< f-,t �nj •m4k kmp. 61A Notary P lic My Commission Expires )Ur \c 30 1 dUD Woodside Commercialenter - VDOT Comments to Reznning Applic... Paae 1 of 1 . Subj: Woodside Commercial Center - VDOT Comments to Rezoning Applicatio n Date: 7/14/2006 3:05:51 PM Eastern Standard Time From: Lloyd.Ingram_@VDOT_Vrginia.gov To: GrevWolfelnc@aol.com CC: elawrenc(c)co.frederick.va.us, Lloyd. Ingram.VDOT.Virginia.gov, Jerry.Copp(a�VDOT.Virginia.gov Mr. Oates, This office has reviewed your application submittal for the Woodside Commercial Center Rezoning dated June 13, 2006 and offers the following comments. Under the Transportation Proffers offered, VDOT is agreeable with Proffers A, B, C, D and F. Under Item E, which calls for a prorata signalization agreement, the Residency would prefer a significant lump sum contribution to Frederick County towards the Route 672/11 intersection improvements. As part of our report to the County, we will have to note 'The Conclusion" as stated in your TIA: The intersection of Route 11, Hopewell Road and Brucetown Road will maintain unacceptable level of service during the 2010 background and buildout conditions. While the report suggests signalization and separate east bound right turn lanes would improve the level of service to "C" or better, due to current right-of-way restraints, these improvements are not possible. Therefore, it will be the County's decision whether they wish to approve this rezoning and thereby adding additional traffic to this already failing intersection. We look forward to reviewing your comments on this initial rezoning review. Lloyd A. Ingram • Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) • Thursday, November 09, 2006 America Online: GreyWolfeInc nd Control number Date received Date reviewed Date Revised 0000 nooy 6/14/2006 6/14/2006 Project Name Applicant Woodside Commercial Center E;myVVo|he, Inc. Address city State Zip Applicant Phone lU70RodbuURd. Winchester VA 22600 540'667'2001 Type Application Tax |DNumber Fire District Rescue District Rezoning 33'Al25B.ato. 13 lO Current Zoning Election District m\ Recommendations Stonewall Automatic Sprinkler System Automatic Fire Alarm System Residential Sprinkler System No No No Other recommendation Requirements Emergency Vehicle Access Hydrant Location Fire Lane Required No Siamese Location Roodwoy/8|x|ewoyVViUth Special Hazards No Emergency Vehicle Access Comments Access Comments Additional Comments Plan Approval Recommended Reviewed By Signature yox J.Neal p Title 0 • • Rezoning Comments Fire and Rescue Company Comments on rezonings will be needed from the fire and rescue company serving the location in question. Please fill in the attached comment sheet with the name of the fire and rescue squad serving the location and obtain the comment from that squad. A list of the County Fire and Rescue Company follows the comment sheet. Fire and Rescue Company Name of Fire & Rescue Company: Clearbrook Fire & Rescue Address & Phone 1256 Brucetown Road Clearbrook, VA 22624 540-722-2073 Applicant: Please fill out the information as accurately as possible in order to assist the Fire and Rescue Squad with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: GreyWolfe, Inc - Gary R. Oates, LS,PE Telephone: 540-667-2001 Mailing Address: 1073 Redbud Road Winchester, VA 22603-4757 Location of property: East of Route 11 and 3000' north of exit 321 (1-81) Current zoning: RA Zoning requested: B-3 Acreage: 8.835 Fire an es ue'CompanyIs Comments: ff � "-7Ax7 e S G�•v 25 S Fire & Rescue Company's Signature & Date: e r 1-1-av C> 1 Notice to Fire & Rescue Company - Please Return This Form to the Applicant 31 • • s • I Mr. Gary R. Oates GreyWolfe, Inc. 1073 Red Bud Road Winchester, Virginia 22603 OCT 1 1 2006 COUNTY of FREDERICK October 10, 2006 RE: Woodside Commercial Center - Rezoning Comments Frederick County, Virginia Dear Gary: Department of Public Works 540/665-5643 FAX: 540/ 678-0682 We have completed our review of the rezoning application for the Woodside Commercial Center and offer the following comments: Refer to the Impact Statement, Page 1, Introduction: The introduction indicates that the applicant is seeking a change in zoning from RA to M-1. However, the rezoning application form, paragraph 10. indicates the rezoning requested is B-3. This conflict should be resolved. Under Solid Waste Disposal, Page 2, Impact Analysis: Indicate the estimated amount of solid waste generated by 75,000 square feet of commercial development. Provide a category titled geology or include a discussion about the karst environment under Soils category, page 3. Several years ago, we observed the development of a sinkhole on the Robinson property, lot 33 - A - 124B. The sinkhole was located just off the gravel driveway in the southwest corner of the property. Sinkhole development is typical of karst geology and may be more prevalent when located near an existing quarry with the potential for a dramatic rise and fall of the water table. I can be reached at 722-8214 if you should have any questions regarding the above comments. Sincerely, 1� '� Harvey trawsnyder, Jr., P.L. Director of Public Works HES/rls / cc: Planning and Development file CAProgram FilesMord Perfect Office X3\Rhonda\TEMPCOMMENTS\woodsidecometrrezcom.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 • P.O. Box 229— Hagerstown, MD 21740 Phone 301-797-6400 L:;IAi) FAX 301-797-2424 April 28, 2006 Gary R. Oates, LS-B, P.E. GreyWolfe, Inc. 1073 Redbud Road Winchester, Virginia 22603 RE: Approximate 8.8-Acre Woodside Commercial Center Site Frederick County, Virginia TRIAD Project No. 03-05--0641 Dear Mr. Oates: Triad Engineering, Inc. (TRIAD), in general accordance with the routine wetlands determination method as outlined in the 1987 U.S. Army Corps of Engineers (COE) Wetlands Delineation Manual, performed an investigation to. determine if jurisdictional waters of the United States, including wetlands, are present within the confines of the above -referenced site. This included both: an off: site; office analysis and anon -site inspection that, were conducted on or about April 18, 2005. Although, --Map Sheet 19 of the Soil Survey of Frederick County,. Virginia identifies a named stream (Thomas Run) at the site, which is not identified on the U.S. Geological Survey (USGS) 7.5- Minute Series Topographic Map (Inwood, West Virginia -Virginia Quadrangle), it is TRIAD'S opinion that there are no jurisdictional waters of the United States, including wetlands, present at the site. There was evidence of limited surface water erosion at the site within a man-made ditch that crosses the subject site, but the ditch was constructed in uplands and does not contain a stream bed and banks exhibiting an OL 14VNI, hydric soil indicators, or hydrophytic vegetation. Furthermore. there is no evidence of a stream and/or wetlands within the cultivated, agricultural field do,7Jn--_-rs.1iCr0 froln the site. Our determination that there are no jurisdictional waters on the United States, including wetland, is supported by the fact that Mr. Ron Stouffer of the Northern Virginia Field Office of the Norfolk District COE performed a jurisdictional determination, dated January 27, 2006, for the 31- Acre Clearbrook, Virginia site located on the west side of U.S. Route 11 immediately up gradient from the site and --determined that the drainage swale where Thomas Run is identified is non - jurisdictional. Noteworthy is that the identification of intermittent streams on the Soil Survey Maps within upland -drainage swales where no streams are actually present is consistent with other areas, with karst topography. In conclusion;. TRIAD performed: an investigation in general accordance with the routine wetlands determination method :.is outlined in the 1987 COE Wetlands Delineation Manual- to • determine if jurisdictional waters of the Unted States, including wetlands, are present within the confines of the site. As a result of this process, it is our conclusion that there are no jurisdictional Triad Engineering, Inc. Morgantown • St. Albans Greensburg Winchester • Harrisonburg • Purcellville Hagerstown West Virginia Pennsylvania Virginia Maryland • • Approximate 8.8-Acre Woodside Commercial Center - Frederick County, Virginia RE: TRIAD Project No. 03-05-0641 April 28, 2006 Page 2 waters of the United States, including wetlands, present within the confines of the site. As a result, a jurisdictional determination by the COE is unwarranted. This investigation and report have been prepared by TRIAD for the exclusive use of GreyWolfe, Inc. for specific application to 8.8-Acre Woodside Commercial Center site located along the eastern side ofU.S. Route 11(Martinsburg Pike) in Clearbrook, Frederick County, Virginia. Our work on this project has been carried out in accordance with reasonable and acceptable environmental practices. No other warranty, either written or implied, is applicable to this project. Our opinions and conclusions were based on a point in 'time observations; however, the environmental parameters associated with wetlands are continually changing over time. Therefore, site conditions are likely to vary over time from those encountered during our investigations. Due to the fact that a wetland is an ecological transition zone, the accuracy with which it can be delineated is limited. Also, boundaries may change over time due to continually changing conditions in the environment, and as such, TRIAD cannot assume responsibility for their changing conditions. For these reasons, our investigation is valid only at the time and locations at which it was performed. We appreciate the opportunity to provide our services on this project. Should you have any questions concerning this letter, please do not hesitate to contact the undersigned at (301) 797-6400. Prepared by: TRIAD ENGINEERING, INC. Timothy J. ell an Senior Environmental Specialist Attaclulleilts: Jlte Plan Routine Wetland Delineation Data Form Jurisdictional Determination Letter for 31-Acre Clearbrook, Virginia Site 0 0 • C. 0 DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) Project/Site: 8.8-Acre Woodside Commercial Center Date: 4/18/06 Applicant/Owner: GreyWolfe Inc County:Frededck Investigator: Tim Kellerman and Jeff Feaqa, Triad Englneerinq Inc. State: Virginia Do Normal Circumstances exist on the site? ✓ Yes No Community ID: _ Is the site significantly disturbed (Atypical Situation)? Yes No ✓ Transect ID: _ Is the area a potential Problem Area? Yes No / Plot ID: 1 If needed, explain on reverse. YGVGI nr rvil Dominant Plant Species % Cover Stratum Indicator 1 Festuca prantensis H FACU 2 Plantago lanceolata H UPL 3 Leontudon hispidus H UPL 4 Daucus carota H UPL 5 Cirsium arvense H UPL 6 Barbarea vulgars H FACU 7. Verbascum blattaria H FACU u Plantago rugelii H _ FACU Dominant Plant Species % Cover Stratum Indicator g. Rumex crispus H FACU 10. Capsella Bursa-pastoris H FACU 11 Prunella vulgaris H FACU 12 Trifolium repens H FACU 13. 14 15 16 II Percent of Dominant Species that are OBL, FACW or FAC 0/1 2 = 0% u Remarks: >50% of dominants FAC, FACW, or OBL. FAC nuetral 2:2 Recorded Data (Describe in Remarks): _ Stream, Lake, or Tide Gauge _Aerial Photographs _ Other `� No Recorded Data Available Field Observations: Depth of Surface Water: none(in.) Depth to Free Water in Pit: >1 2 (in.) Depth to Saturated Soil: l 2 (in.) Remarks: No Indicators of Wetland Hydrology Wetland Hydrology Indicators: Primary Indicators: Inundated Saturated in Upper 12 Inches Water Marks Drift Lines Sediment Deposits Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Oxidized Root Channels in Upper 12 Inches Water -Stained Leaves Local Soil Survey Data FAC-Neutral Test Other (Explain in Remarks) 0 0 • 0 DP-1 JV ILV Map Unit Name 32B - Oaklet silt loam Drainage Class: Well -Drained (Series and Phase): Field Observations Confirm Mapped Type? ✓ Yes No Taxonomy (Subgroup): Profile Description: Depth Matrix Color Mottle Colors Mottle Abundance/ Texture, Concretions, inches Horizon (Munsell Moist) (Munsell Moist) size/Contrast Structure. etc. 3-12 10YR 4/4 Hydric Soil Indicators: Histosol Histic Epipedon Concretions _ High Organic Content in Surface Layer in Sandy Soils Sulfidic Odor Organic Streaking in Sandy Soils _ Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other (Explain in Remarks) Remarks: Not a Hydric Soil. IA/CTl Akin nCTCD11A1kJA-r1nM Hydrophytic Vegetation Present? Yes No ✓ ✓ Weiland Hydrology Present? Yes No Hydric Soils Present? Yes No ✓ Is this Sampling Point Within a Wetland? Yes No Remarks: Plot is not located within a wetland area. .. u�i ion c Wno . 11, .........I 9 0 • M Norfolk District CORPS OF ENGINEERS FIELD APPROVED JURISDICTIONAL DETERMINATION Date: January 27, 2006 Project Number: 05-BO 139 Applicant: Grey Wolfe Inc. Agent: Triad Engineering Inc. Project Name: 31-acre Clearbrook Virginia site Project Location: Frederick County This serves as a field approved jurisdictional determination that waters of the United States (including wetlands) are present on this property. Our basis for this determination is the application of the Corps' 1987 Wetland Delineation Manual and the positive indicators of wetland hydrology, hydric soils, and hydrophytic vegetation. The wetland is a waters of the United States and is part of a tributary system to interstate waters (33 CFR 328.3(a)). These waters meet the Corps' definition of waters of the United States and are part of a tributary system to interstate waters (33 CFR 328.3(a)) and have an ordinary high water mark (or high tide line). _x_ We agree with the wetland delineation as flagged and as described in the letter, report and plans dated December 19, 2005. We agree with the wetland delineation as flagged with the following modifications (a revised map is required): There are jurisdictional waters or wetlands on your property, which are contiguous with We recommend that you have a wetland delineation performed. x There are no jurisdictional waters or wetlands on the subject property. All waters/wetlands on the property are isolated and will not require a Department of the Army permit. However, a permit may be required from the Virginia Department of Environmental Quality. Any discharge of dredged and/or fill material associated with mechanical land clearing, stumping or grading (such as with an excavator, bulldozer, or root rake), or any filling in jurisdictional areas will require a Department of the Army permit prior to such work occurring. An administrative appeals form is enclosed. This jurisdictional determination is valid for a period of five years from the date of this letter, unless new information warrants revision of the delineation before the expiration date. If you have any questions, please contact the project manager listed below. A condition of this jurisdictional determination is that you maintain the locations of the wetland delineation flags as they are now situated on the site. Once a plan of development is formulated it would be in your best interest to have the actual wetland boundary located by survey and superimposed on any future proposed plan to determine whether jurisdictional wetland would be impacted by the proposed development, and to determine whether a Department of the Army permit would be required. 703-221-6967 Ronald H. Stouffer, J Y. Telephone number Corps of Engineers Project Manager 0 • • • • • Rezoning Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority Frederick County Sanitation Authority Attn: Engineer Attn: Engineer P.O. Box 1877 315 Tasker Road Winchester, Virginia 22604 Stephens City, Virginia (540) 868-1061 Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: GreyWolfe, Inc - Gary R. Oates, LS,PE Telephone: 540-667-2001 Mailing Address: 1073 Redbud Road Wnchester. VA 226034757 Location of property: East of Route 11 and 3000' north from exit 321 (1-81) Current zonine: RA Zoning reouested: B-3 Acreaee: 8.835 Sanitation Authority Comments: ?o s S/ T,e Sanitation Authority Signature & Date: Notice to Sanitation Authority - Please Return This Form to the Applicant 25 Rezoning Comments 0 Frederick -Winchester Service Authority Mail to: Hand deliver to: Fred -Wine Service Authority Fred-Winc Service Authority Attn: Jesse W. Moffett, Executive Director Attn: Jesse W. Moffett P.O. Box 43 107 North Kent Street Winchester, Virginia 22604 Winchester, Virginia (540) 722-3579 Applicant: Please fill out the information as accurately as possible in order to assist the Fred -Wine Service Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other- pertinent information. Applicant's Name: GreyWolfe, Inc - Gary R. Oates, LS,PE Telephone: 540-667-2001 Mailing Address: 1073 Redbud Road Winchester, VA 22603-4757 • Location of property: East of Rt 11 and 3000' north of xit 321 (1-81) Current zoning: RA Zoning requested: B-3 Acreage: 8.835 Fred -Wine Service Authority's Comments: Fred -Wine Service Signature &.Date: • Notice to Fred-Winc Service Authority - Please Return Form to Applicant 32 • 0 0 Rezoning Comments Frederick -Winchester Health Department Mail to: Hand deliver to - Frederick -Winchester Health Department Frederick- Winchester Health Department Attn: Sanitation Engineer Attn: Sanitation Engineer 107 North Kent Street 107 North Kent Street Winchester, Virginia 22601 Suite 201 (540) 722-3480 Winchester, Virginia Applicant: Please fill.out the information as accurately as possible in order to assist the Frederick -Winchester Health Department with their review. Attach a copy of your application form, location, map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: GreyWolfe, Inc - Gary R. Oates, LS,PE Telephone: 540-667-2001 Mailing Address: 1073 Redbud Road Winchester. VA 22603-4757 • • • •• • : .1� 111 1••1 •al Current zoning: RA Zoning requested: B-3 Acreage: 8.835 Frederick-Wincliester Health Department's Comments: t � � f i Health Dept. Signature &Date: Notice to Health Department - Please Return This Form to the Applicant 26 0 • • Rezoning Comments Frederick County Department of Parks & Recreation Mail to: Hand deliver to: Frederick County Frederick County Department of Parks & Recreation Department of Parks & Recreation 107 North Kent Street County Administration Bldg., 2nd Floor Winchester, Virginia 22601 107 North Kent Street (540) 665-5678 Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department- of Parks & Recreation with their review. Attach a copy of your application form;,location map proffer stateinierit; impact'_analysis;'anil`any other..pertirierit" _ information. Applicant's Name: GreyWolfe, Inc - Gary R. Oates, LS,PE Telephone: 540-667-2001 Mailing Address: 1073 Redbud Road Winchester, VA 22603-4757 • Location of property: East of Rt 11 and 3000' north of exit 321 (1-81) Current zoning: RA Zoning requested: B-3 Acreage: 8.835 Department of Parks & Recreation Comments: Pks. & Rec."Signature & Date: Notice to Department arks & Recreation - Please Return This Form to the Applicant 23 • • • Rezoning Comments Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport Winchester Regional Airport Attn: Executive Director Attn: Executive Director 491 Airport Road 491 Airport Road Winchester, Virginia 22602 (Rt. 645, off of Rt. 522 South) (540) 662-2422 Winchester, Virginia Applicant:.Please fill out.the information as accurately as possible in order.to'assist the Wincliester Regional Airport with their review: Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: GreyWolfe, Inc - Gary R. Oates, LS,PE Mailing Address: 1073 Redbud Road Winchester, VA 22603-4757 Current zoning: RA Zoning requested: B-3 Telephone: 540-667-2001 Acreage: 8.835 Winchester Regional Airport's Comments: Winchester Regional Airport's Signature & Date: ��, 1�� (`�,��� J Lob y Notice to Winchester Regional Airport - Please Return Form to Applicant 30 • E • ."�Ak SERVING T}iE TOP OF VIRGINIA / July 20, 2006 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 GreyWolfe, Incorporated Gary R. Oates, LS, PE 1073 Redbud Road Winchester, Virginia 22603-4757 Re: Rezoning Comment - RA to B-3 Woodside Commercial Center Stonewall Magisterial District Dear Mr. Oates: The proposed rezoning request has been reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Thank you for the opportunity to review this request. Sincerely, S. R. Manuel Executive Director Frederick County Public Schools Coordinator of Construction Visit us at www1rederick.kl2.va.us and Facilities Use July 17, 2006 Mr. Gary R. Oates, LS-13, PE Grey Wolfe, Inc. 1073 Redbud Road Winchester, VA 22603 Dear Mr. Oates: RE: Rezoning comments for Woodside Commercial Center e-nail: kapocsis@frederick.kl2.va.us • This letter is in response to your request for comments concerning the zoning application for the proposed Woodside Commercial Center project. Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out. Respectfully yours, Stephen Kapocsi Coordinator of Construction and Facilities Use SMK/dkr cc: Patricia Taylor, Superintendent of Schools 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 0 qo COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 July 31, 2006 GreyWolfe, Inc. Attn: Gary Oates 1073 Redbud Road Winchester, VA 22603 RE: Request for Historic Resources Advisory Board (HRAB) Comments Woodside Commercial Center Rezoning; PIN: 33-A-124A Dear Mr. Oates: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced rezoning proposal during their meeting of July 18, 2006. The HRAB reviewed 18 information associated with the Frederick County Rural Landmarks Survey Report, the Virginia Department of Historic Resources, as well as information provided by the applicant. The HRAB felt that the proffers associated with historic preservation and recognition were adequate and did not request any changes to the proposed rezoning. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Kevin T. Henry Planning Teelmician KTH/bad • I • • HALL, MONAHAN, ENGLE, MAHAN & MITCHELL ^/ ^Y ^1 A PARTNERSHIP OF PROFESSIONAL CORPORATIONS T L �+ 2`/O6 ATTORNEYS AT LAW WILBUR C. HALL (1692-1972) THOMAS V. MONAHAN (1924-1999) 7 S 307 EAST MARKET STREET 9 EAST BOSCAWEN STREET SAMUEL D. ENGLE LEESBURG. VIRGINIA WINCHESTER, VIRGINIA O. LELAND MAHAN TELEPHONE 703-777-1050 TELEPHONE 540-662-3200 ROBERT T. MITCHELL, JR. FAx 540-662-4304 JAMES A. KLENKAR E-MAIL lawyers@hallmonahan.com STEVEN F. JACKSON October 23, 2006 DENNIS J. MCLoUGHLIN. JR. HAND -DELIVERED Susan K. Eddy, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 PLEASE REPLY TO. P. O. Box 846 WINCHESTER, VIRGINIA 22604-0848 Re: Woodside Commercial Center Proffer Statement Dear Susan: I have reviewed the above -referenced Proffer Statement. It is my opinion that the Proffer Statement is generally in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. With respect to Proffers 1(b) and (c), these proffers, as written, would not necessarily result in the subject road improvements being constructed prior to any final occupancy permit. Accordingly, I would recommend that the words "or bonded" be deleted from both of these proffers. 2. In Proffer 1(e), the words "to dedicate" should be inserted after the word "proffers" in the first and second sentence. 3. With respect to Proffer 1(f), the Staff needs to determine whether this is a satisfactory monetary proffer as worded. I assume that the concept here is that J HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy October 23, 2006 Page 2 when a site plan is submitted for a given use on the Property, that given use, with the square footage of the structure, would enable the "Average Vehicle Trip Ends on a Weekday" to be determined from the Handbook, and the amount of the proffer thereby calculated. Further, the purpose of the proffer should be modified. The word "maintenance" should be deleted, as it is not the proper subject for a cash proffer. It would also be preferable if the proffer provided more flexibility to the County by providing that the proffer would be "for road improvements and right of way acquisition in the Route 11 and Route 672 corridors in the Clear Brook area." 4. Proffer 3 should be modified to read "The Applicant hereby proffers that the combined floor area for buildings on the site shall not exceed 75,000 square feet." 5. The first line of Proffer 4 should be modified to read "The Applicant hereby proffers that the following uses shall be prohibited on the property:" Further, Staff needs to determine whether item a is clear and whether it is in conflict with Proffer 5. 6. In Proffer 7, Staff needs to determine whether the clause "with a residential use at the time of site plan approval" at the end of the proffer is advisable. 7. In Proffer 8(b), the last sentence should be deleted. Entrances and fire lanes would not constitute parking lots, unless parking is intended to be permitted in the entrances and fire lanes, which would appear to be inconsistent with the intent of the proffer. As previously noted I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for the rezoning of this specific property, or whether other proffers would be appropriate, as it is my understanding that that review will be done by the staff and the Planning Commission. HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy October 23, 2006 Page 3 If there are any questions concerning the foregoing conunents, please contact me. Very truly yours, Robert T. Mitchel RTM/ks Impact Statement For consideration of Rezoning the lands for the Woodside Commercial Center Stonewall Magisterial District Frederick County, Virginia April 10, 2006 Rev. November 11, 2006 Tax Map Numbers 33-(A)-124A Total Area: 8.835 acres Owner of Record: SilverWolfe, LLC 1073 Redbud Road Winchester, VA 22603 (540) 667-2001 ofc (540) 545-4001 fax Contact: Gary R. Oates, LS-B, PE GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 (540)667-2001 ofc (540) 545-4001 fax • • Woodside Commercial Center Rezoning Introduction The site is located at the southeastern corner of the intersection of Woodside Road (Route 671) and Martinsburg Pike (US Route 11) and about 3,000' north of exit 321 in Clearbrook, VA. The site has been used for agricultural purposes in the past. The applicant is seeking a change in zoning from RA to B-3 to create an industrial transition business park that is consistent with the Frederick County Comprehensive Plan. Existing Conditions The majority of the property is a hayfield. There are two box culverts under Route 11 that drains stormwater west of Route 11 towards twin 15" RCP's under Woodside Road. Comprehensive Planning The site is intended to be zoned industrial per the comprehensive plan. There is • public water and sewer is available at the site. The benefit to Frederick County by approving this rezoning will be a positive economic impact and employment opportunities for its citizens. Proposed Development The site will be graded, landscaped, and commercial entrances installed that will meet current VDOT specifications. There are not any prospective tenants for the property; therefore, the traffic and fiscal impacts will assume 75,000 sf of retail use with associated parking. Physical Impacts The site is not located within or near any 100 year flood plains per FEMA Flood Map #510063 0110 B. Furthennore, there are not any woodlands or noteworthy landscaping on site to preserve. Surrounding Properties The site is bounded by Route 11 to the west and Route 671 to the north. The surrounding properties are zoned RA with residential uses to the south and northeast. The Winchester and Western railroad borders the eastern boundary. All parcels are intended • to become commercial/industrial as indicated by the Comprehensive Plan. E 0 Traffic Impact and Anal See attached report by PHR&A. Sewer Conveyance and Treatment The FCSA has a 6" sewer force main along Route 11. This commercial development is expected to generate 500 gallons/day/acre for a total of 4,418 gpd. The applicant will build a sewer pump station to be dedicated to the FCSA if the Authority deems it necessary. Otherwise if there are a limited number of users, they will install individual grinder pumps to be maintained privately. Water Supply The FCSA has a 12" water main along Route 11. This development is expected to generate 1000 gallons/day/acre for a total of 8,835 gpd. Drainage • In the past, the stormwater runoff would breach a portion of Woodside Road; however, an additional 15" culvert placed under Woodside a few years ago by VDOT has corrected this safety issue. Furthermore, the agricultural field to the north (downstream) receives this runoff from Woodside and lacks a defined channel to convey the stormwater towards Turkey Run. This lack of a channel in the crop field has caused ponding in the fields during large stonn events. While this project can not cure the ponding, we will make sure the ponding is not increased by following the Frederick County Ordinance and to the guidelines set forth by the Department of Public Works for stormwater management and quality. Solid Waste Disposal The Civil Engineering Reference Manual, 4°i edition, uses a rate of 5.4 cubic yards per 1,000 square feet of floor area. A 75,000 sf development will yield 405 cubic yards (283 tons) per year. The solid waste will be transferred to the Frederick County Landfill Facility by private licensed commercial carriers. Historical Impact There are no historically significant strictures or features present. Educational Impact . This development will not create additional students for the schools. 2 LJ • Police, Fire, and Rescue Impact The development will increase the burden on fire and rescue. The applicant is offering a proffer of $0.10 per building square to the County for fire and rescue services. Parks & Recreation Impact The only impact to the Parks might be some of the businesses signing up for shelters for company picnics. This development is not expected to increase population; therefore, no measurable impacts are predicted. Soils The only soil type identified on the General Soil Map of the Soil Survey of Frederick County, Virginia is an Oaklet silt loam (#32B) as shown on sheet #19. This soil type is considered prime farmland. The characteristics of this soil are manageable for development following the Virginia Erosion and Sediment Control practices. Geology • This area is also known for karst topography. hnmediately to the east of this project is a limestone quarry. Soil borings and review by a geoteclinical engineer is advised. 0 • • 0 n A Traffic Impact Analysis of the Woodside Commercial Center Located in: Frederick County, Virginia Prepared for: GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 Prepared by: Patton Harris Rust & Associates, pc End neers. Surveyors. Planners. Landscape Architects. 300 Foxcroft Avenue, Suite 200 Martinsburg, West Virginia 25401 PT 304.264.2711 R+AF 304.264.3671 H June 12, 2006 November 8, 2006 C� 0 • OVERVIEW L] Report Summary Patton Harris Rust & Associates, pc (PHR+A) has prepared this document to present the traffic impacts associated with the proposed Woodside Commercial Center located at the southeastern corner of the intersection of Woodside Road (Route 671) and Martinsburg Pike (US Route 11), in Frederick County, Virginia. The proposed development is to be comprised of 75,000 square feet of retail. Access to the site is to be provided via two (2) site -driveways along the south side of Woodside Road and a site - driveway along the east side of US Route 11. The proposed development will be built -out over a single transportation phase by the year 2010. Figure I is provided to illustrate the location of the proposed Woodside Commercial Center with respect to the surrounding roadway network. Methodology The traffic impacts accompanying the Woodside Commercial Center were obtained through the following sequence of activities: • Assessment of background traffic including other planned projects in the study area; • Calculation of trip generation for the proposed Woodside Commercial Center; • Distribution and assignment of the Woodside Commercial Center development - generated trips onto the completed roadway network; and • Analysis of capacity and level of service using the latest version of the highway capacity software, HCS+, for existing and future conditions. EXISTING CONDITIONS PHR+A conducted AM and PM peak hour manual turning movement counts at the intersections of Route 1l/ Hopewell Road/Brucetown Road, Hopewell Road/ I-81 northbound ramps, Hopewell Road/ 1-81 southbound ramps and Route 11/ Woodside Road. ADT (Average Daily Traffic) was established along each of the study area roadway links using a "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 9.2 % based on the published Virginia Department of Transportation (VDOT) traffic count data. Figure 2 shows the existing ADT (Average Daily Trips) and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 3 illustrates the respective existing lane geometry and levels of service. All traffic count data and HCS+ levels of service worksheets are included in the Appendix section of this report. PHR1� A Traffic Impact Analysis of the Woodside Commercial Center Project Number: 14556-1-0 November 8, 2006 Page 1 0 0 No Scale ITE' _f 9,- '"T gn�eetgvm 17 ParkME,"ON s s` r� 3 i Figure 1 Vicinity Map - Woodside Commercial Center PH" A Traffic Impact Analysis of the Woodside Commercial Center ProjectNumber: 14556-1-0 November 8, 2006 e2 Page 2 • if is PT ,P + l Figure I Vicinity Map - Woodside Commercial Center PH A Traffic Impact Analysis of the Woodside Commercial Center Project Number: 14556-1-0 November 8, 2006 Page 2 • 0 C] • a No Scale 7f `� ``p fl N q`� o, t r3 �0),- ��r0r�� joryJ � bl dN" e ♦�o ` �W S7te- 4 I as lam/ r ��� ♦ �� • �v �. q I ��S)IO2 ;( j; 24)2y NOpewel] SITE Rd OG a, O sue. Hopewell RO ad O N y *...62(41) ti 4.,039(46) jono54(52) & Brucetown Road (76)68�%r 2 (S3; p ryN b ti O (27)19 %W z 69(8S) (8I)IOS� 132(769) i Lti AM Peak Hour (PM Peak Hour) A �T ,■TJ T l \ , t Figure 2 Existing Traffic Conditions PH A Traffic Lnnact Analysis of the Woodside Commercial Centel•Project Number: 14556-1-0 November 8, 2006 Page 3 No Scale H 1 SITE AM Peak Hour (PM Peak Hour) Denotes Unsignalized Critical Movement Denotes two-way left turn lane Figure 3 Existing Lane Geometry and Levels of Service PH A Traffic Impact Analysis of the Woodside Commercial Center Project Number: 14556-1-0 November 8, 2006 Page 4 • 0 • s 0 No Scale Unsignalized Ce Intersection a oad �l� Unsignalized 4 Q' %i Intersection Sys *�� 41 ood N'rAJ 1 SITE ti Petvell Rd O O � H Nopetyell Ro O ad OG x17 BrucetownRoad �DJC Qr Unsignalized Intersection Unsignalized Intersection O ��AJA AM Peak Hour (PM Peak Hour) T * Denotes Unsignalized Critical Movement IJT TP+/ A \ Denotes two-way left turn lane Figure 3 Existing Lane Geometry and Levels of Service A Traffic Impact Analysis of the Woodside Commercial Center PH] � ProjectNumber: er 8, 2 1 6 November 8, age 4 Page 4 • 0 • • • 2010 BACKGROUND CONDITIONS Based upon the VDOT (Virginia Department of Transportation) historical average daily traffic data (between years 2002 and 2004) for Route 11 within the vicinity of the site, a growth rate of 3.5 % was calculated and applied to the existing traffic volumes (shown in Figure 2) to obtain the 2010 base conditions. Additionally, PHR+A included specific future developments located within the vicinity of the proposed site. Using the 71h Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has provided Table 1 to summarize the 2010 "other developments" trip generation. Figure 4 shows the 2010 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area network. Figure 5 shows the respective 2010 background lane geometry and AM/PM peak hour levels of service. All HCS+ levels of service worksheets are included in the Appendix section of this report. Table 1 2010 Background Developments Trip Generation Summary Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT Sempeles Property (Partial Build -Out) 130 Industrial Park 598,950 SF 336 74 409 106 398 503 3,719 820 Retail 49,000 SF 62 40 102 188 203 391 4,271 Total 398 113 511 293 601 894 7,990 Clearbrook Properties (Full Build -Out) 120 GA Heavy Industrial 120,000 SF 54 7 61 3 20 23 180 932 H-T Restaurant 8,000 SF 48 44 92 53 34 87 1,017 Total 102 52 153 56 54 110 1,197 Rutherford's Farm Industrial Park (Full Build -Out) 130 Industrial Park 1,400,000 SF 1,022 224 1,246 270 1,018 1,288 9,744 820 Retail 20,000 SF 36 23 60 104 113 216 2,386 Total 1,058 247 1,306 374 1,131 1,504 12,130 North Stephenson Tract OMPS Property (Full Build -Out) 110 Light Industrial 800,000 SF 752 103 855 118 863 981 5,874 Total 752 103 855 118 863 981 5,874 Stephenson Village (Partial Build -Out) 210 Single -Family Detached 429 units 77 232 310 255 144 399 4,290 220 Apartment 240 units 20 103 123 100 49 149 1,573 230 Townhouse/Condo 390 units 26 125 150 127 62 189 3,393 251 Elderly Housing - Detach 266 units 29 51 80 78 44 123 1,064 253 Elderly Housing - Attach 72 units 3 2 5 4 3 7 251 Total 1 155 513 667 1 564 302 866 1 10,570 PH] Z1� A Traffic Impact Analysis of the Woodside Commercial Center Project Number: 14556-1-0 November 8, 2006 Page 5 No Scale dor �YIf'f'O N ^b'Y ad �� �3jJ66� `I;�s�jl i l� �r[ I20(15 (63)117 I G ~`82CI06j6) ' SITE )33 FlopOwe" Rd o Rop,weu Ro O b o ad tibti� a ��71(54) ti 4,,,45(53) 62(60) (93)I ilk Brucetown Road O (87)6 (Iss)IS y erg zZ, b e.o O W (3I)2 Z � I6p(246 (192)2s2 �� I 7S(2I8) AM Peak Hour (PM Peak Hour) nT Try+n Figure 4 2010 Background Traffic Conditions P A Traffic Impact Analysis of the Woodside Commercial Center Project Number: 14556-1-0 f November 8, 2006 Page 6 • 0 • 0 0 No Scale �Jf �o ad �� !^�( �IJ 0 1. tr�4 b�ayb� �N '0 o ad (63)I �820(IS6) (28 I'i► C 2(I'6) SITE )33 Nopetve" Rd 4 FlopeWel Road O b o �C �h b ti 4.,,45(53) 1 r. 62(60) (93)134 r Brucetown Road � CISS)I8I2`� (3I)2 Z *` I60(246 (192)2S2 I7S(2I g� S� ,v4 `Y o ati ti I /A� AM Peak Hour (PM Peak Hour) -PT T■■T/■ T / \ ' 1 Figure 4 2010 Background Traffic Conditions PH AA Traffic Impact Analysis of the Woodside Commercial 56-1-0lm�act Analysis of the Woodside Commercial CenterProject Number: 14556-1-0 November 8, 2006 Page 6 L� 0 • No Scale 4- Unsignalized Q Intersection R� S /A)* ro xOpetV,I Road (5, i zedon Unsignalized Intersection ar• IT 4` I�+ SITE 0 * Unsignalized Intersection �Q +F(F)* W)1 Brucetown Re "Suggested Signalized Improvements" Intersection Intersection Alignment LOS=B(B) Signalization EB - 1 Left/ IRight wB - 1 Right NB - I Left / 1 Right SB - 1 Left / 1 Right QQ AM Peak Hour (PM Peak Hour) Denotes Unsignalized Critical Movement Denotes two-way left turn lane Figure 5 2010 Background Lane Geometry and Levels of Service A Traffic Impact Analysis of the Woodside Commercial Center Project Number: 14556-1-0 November 8, 2006 Page 7 0 • TRIP GENERATION Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has prepared Table 2 to summarize the trip generation for the proposed Woodside Commercial Center. Table 2 Proposed Development: Woodside Commercial Center TriD Generation Summary Code Land Use Amount AM Peak Hour In Out Total PM Peak Hour In Out Total ADT 820 Retail 75,000 SF 80 51 132 249 269 518 5,633 Total 1 80 51 132 1 249 269 518 1 5,633 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips, shown in Figure 6, was based upon local travel patterns for the roadway network surrounding the proposed Woodside Commercial Center site. Figure 7 shows the respective development -generated AM/PM peak hour trips and ADT assignments. 2010 BUILD -OUT CONDITIONS The Woodside Commercial Center assigned trips (Figure 7) were added to the 2010 background traffic volumes (Figure 4) to obtain 2010 build -out conditions. Figure 8 shows the 2010 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 9 shows the respective 2010 build -out lane geometry and AM/PM peak hour levels of service. All HCS+ levels of service worksheets are included in the Appendix section of this report. PH A Traffic ImpactAnalysis of the Woodside Commercial Center Project Number: 14556-1-0 November 8, 2006 Page 8 LJ • TRIP GENERATION Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has prepared Table 2 to summarize the trip generation for the proposed Woodside Commercial Center. Table 2 Proposed Development: Woodside Commercial Center Trin Generation Summary AM Peak Hour PM Peak Hour ADT Code Land Use Amount In Out Total In Out Total 820 Retail 75,000 SF 80 51 132 249 269 518 5,633 Total 1 80 51 132 1 249 269 518 1 5,633 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips, shown in Figure 6, was based upon local travel patterns for the roadway network surrounding the proposed Woodside Commercial Center site. Figure 7 shows the respective development -generated AM/PM peak hour trips and ADT assignments. 2010 BUILD -OUT CONDITIONS The Woodside Commercial Center assigned trips (Figure 7) were added to the 2010 background traffic volumes (Figure 4) to obtain 2010 build -out conditions. Figure 8 shows the 2010 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 9 shows the respective 2010 build -out lane geometry and AM/PM peak hour levels of service. All HCS+ levels of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of the Woodside Commercial Center PJ� Project Number: 14556-1-0 H November 8, 2006 Page 8 0 0 U • No Scale 40, iT� l Figure 6 PH � Trip Distribution Percentages A Traffic Impact Analysis of the Woodside Commercial Center Project Number: 14556-1-0 November 8, 2006 Page 9 E 0 AM Peak Hour (PM Peak Hour) _nT TP+ A - Figure 7 Development -Generated Trip Assignments PH A Tra is Impact Anal sy is of the Woodside Commercial Center Project Number: 14556-1-0 November 8, 2006 Page 10 • • • AM Peak Hour (PM Peak Hour) 1 � Figure 7 Development -Generated Trig Assignments A Traffic Impact Analysis of the Woodside Commercial Center PR^ Project Number: er 8, 21 6HI 1 November 8, 2006 Page 10 L' L� • • AM Peak Hour (PM Peak Hour) _nT -- -i- / \ - Figure 8 PHILl� 2010 Build -out Traffic Conditions A Traffic Impact Analysis of the Woodside Commercial Center Project Number: 14556-1-0 November 8, 2006 Page 11 0 Figure 9 2010 Build -out Lane Geometry and Levels of Service I A Traffic Impact Analysis of the Woodside Commercial Center pp Project Number: 1 H 12 November 8, 206 Page 12 Signalized` "Suggested Intersection Improvements" LOS=B(C) stgnafiz�tion No Scale al C(C� I Unsignalized 0ed Unsignalized Intersection ��! Intersection 9r9�x Unsignalized 4 Il rkN Intersection Y 1` Unsignalized Intersection Pewell Rd a ff__Y e #' SITE v J n.Ei 9r9J cu opek'el]Road � * Unsignalized Intersection 2 Unsignalized 4' Intersection F(F)* Brucetown Road "suggested Signalized` Improvements" Intersection Intersection Alignment LOS=B(B)' Signalization Ell - I Left / Might -� WB - I Right NB - 1 Left / I Right 11 * SB • I Left / I Right Unsignalized Intersection p CO. `G14�)� AM Peak Hour (PM Peak Hour) T A Denotes Unsignalized Critical Movement IJT TQ+/ \ Denotes two-way left turn lane Figure 9 2010 Build -out Fame Geometry and Levels of Service PH A TrafficA Traffic hn�act AnalAnal sy is of the Woodside umber 14 Center Project Number: 14556-1-0 November 8, 2006 Page 12 L� • • CONCLUSION The traffic impacts associated with the proposed Woodside Commercial Center are acceptable and manageable. All of the study area intersections, except the intersections of Route 11/ Hopewell Road/Brucetown Road, Route 11/ Woodside Road and Hopewell Road/ I-81 southbound ramps, will maintain overall levels of service "C" or better during 2010 build -out conditions. Although the intersection of Hopewell Road / 1-81 southbound ramps will operate at level of service "D" during the PM peak hour, it is unlikely that a signal warrant would be met. Therefore, traffic signalization is not recommended. The following describes the suggested roadway improvements for each of the study area intersections as shown in Figure 9 during 2010 build -out conditions. • Route 11 / Hopewell Road/Brucetown Road: Traffic signalization along with dedicated left and right -turn lanes in the eastbound direction, dedicated left and right -turn lanes in the northbound direction, dedicated left and right -turn lanes in the southbound direction, and a dedicated right -turn lane in the westbound direction will be required to maintain acceptable levels of service during background and build -out conditions. • Route 11 / Woodside Road: Traffic signalization will be required to maintain acceptable levels of service during build -out conditions. • Site Driveway #1 / Route 11: This intersection will require a shared westbound thru/right lane, dedicated northbound thru and right lanes, and dedicated southbound thru and left lanes to maintain acceptable levels of service during build - out conditions. • Site Driveway #2 / Woodside Road: This intersection will require a shared eastbound thru/right lane, a shared westbound thru/left lane, and a shared northbound left/right lane to maintain acceptable levels of service during build -out conditions. • Site Driveway #3 / Woodside Road: This intersection will require a shared eastbound thru/right lane, a shared westbound thru/left lane, and a shared northbound left/right lane to maintain acceptable levels of service during build -out conditions. • Per the VDOT Road Design Manual, PHR+A also determined that additional turn lanes along Route 11 within the study area intersections will not be required. PHP/� A Traffic Impact Analysis of the Woodside Commercial Center Project Number: 14556-1-0 November 8, 2006 Page 13 • APPENDIX • • APPENDIX u Woodside Commercial Center Stonewall Magisterial District Frederick County, Virginia Tax Map Number 33-(A)-124A Total Area: 8.835 acres Owner ofRecord.- SilverWolfe, LLC 1073 Redbud Road Winchester, VA 22603 (540) 667-2001 Contact: GaryR. Oates, LS-B, PE Grey Wolfe, Inc. 1073 Redbud Road Winchester, VA 22603 (540) 667-2001 ofc (540) 545-4001 fax • HCS+ Worksheets • • 0 0 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Ah Intersection Hopewell/Brucetown Road/Route Analyst PHRA Agency/Co. PHRA Jurisdiction Frederick County, VA Date Performed 1110612006 Analysis Year Existing Conditions Analysis Time Period AM Peak Project Description Woodside Commercial Center East/West Street: Ho ewell/Brucetown Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 42 141 52 11 208 120 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 47 160 59 12 236 136 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 68 54 52 54 39 62 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 77 61 59 61 44 70 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 1 0 Configuration I LTR LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 47 12 175 197 C (m) (veh/h) 1159 1321 501 483 lc 0.04 0.01 0.35 0.41 95% queue length 0.13 0.03 1.55 1.96 Control Delay (s/veh) 8.2 7.8 16.0 17.5 LOS A A C C Approach Delay (s/veh) -- -- 16.0 17.5 Approach LOS -- -- C C Patton Harris Rust Associates 0 0 11 /8/2006 • TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Intersection Hopewell/Brucetown Road/Route Jurisdiction Frederick County, VA Analysis Year ExistingConditions Project Description Woodside Commercial Center East/West Street: Ho ewell/Brucetown Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 88 264 72 41 155 120 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 100 300 81 46 176 136 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 54 76 53 52 46 47 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 -7 Hourly Flow Rate, HFR veh/h 61 86 60 59 52 53 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 100 46 164 207 C (m) (veh/h) 1221 1151 350 358 lc 0.08 0.04 0.47 0.58 95% queue length 0.27 0.12 2.40 3.47 Control Delay (s/veh) 8.2 8.3 24.0 28.0 LOS A A C D Approach Delay (s/veh) -- -- 24.0 28.0 pproach LOS -- -- C D Patton Harris Rust Associates • 0 TWO-WAY STOP CONTROL SUMMARY neral Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period AM Peak Hour 11/8/2006 Intersection Hopewell Rd./ 181 NB Ramps Jurisdiction Frederick County, VA Analysis Year Existing Conditions Project Description Woodside Commercial Center East/West Street: Hopewell Road North/South Street: 181 NB Ramps Intersection Orientation: East-West IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 19 105 132 69 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 21 119 0 0 150 78 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 24 69 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 27 0 78 0 0 0 Percent Heavy Vehicles 7 0 7 7 0 7 Percent Grade (%) 0 0 Flared Approach N Y Storage 0 2 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Len th and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR (veh/h) 21 105 C (m) (veh/h) 1311 821 lc 0.02 0.13 95% queue length 0.05 0.44 Control Delay (s/veh) 7.8 10.0 LOS A B Approach Delay (s/veh) -- -- 10.0 pproach LOS -- -- B 0 � Patton Harris Rust Associates • 0 0 TWO-WAY STOP CONTROL SUMMARY I Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Project Description Woodside Commercial Center East/West Street: Hopewell Road Intersection Orientation: East-West Vehicle Volumes and Adjustments Major Street Eastbound Movement 1 2 L T Volume veh/h 27 81 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 30 92 Percent Heavy Vehicles 7 -- Median Type RT Channelized Lanes 0 1 Configuration LT Upstream Signal 0 Minor Street Northbound Movement 7 8 L T Volume veh/h 38 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 43 0 Percent Heavy Vehicles 7 0 Percent Grade (%) 0 Flared Approach N Storage 0 RT Channelized Lanes 0 0 Configuration LR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Movement 1 4 Lane Configuration LT (veh/h) 30 C (m) (veh/h) 1246 lc 0.02 95% queue length 0.07 Control Delay (s/veh) 8.0 A •LOS Approach Delay (s/veh) -- -- Approach LOS -- -- 11 /8/2006 Intersection Hopewell Rd./ 181 NB Ramps Jurisdiction Frederick County, VA Analysis Year Existing Conditions orth/South Street: 181 NB tudv Period (hrs): 0.25 rol Westbound 5 T 169 0.88 192 0 0 • •• • 0 0 0 0 in Southbound 9 1 10 1 11 12 Patton Harris Rust Associates 0 0 TWO-WAY STOP CONTROL SUMMARY I Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period AM Peak Project Description Woodside Commercial Center East/West Street: Hopewell Road Intersection Orientation: East-West Vehicle Volumes and Adjustments Major Street Eastbound Movement 1 2 L T Volume veh/h 102 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 0 115 Percent Heavy Vehicles 0 -- Median Type RT Channelized Lanes 0 1 Configuration Upstream Signal 0 Minor Street Northbound Movement 7 8 L T Volume veh/h Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 0 0 Percent Heavy Vehicles 0 0 Percent Grade (%) 0 Flared Approach N Storage 0 RT Channelized Lanes 0 0 Configuration Delay, Queue Length, and Level of Service Approach Eastbound Westbound Movement 1 4 Lane Configuration LT v (veh/h) 57 C (m) (veh/h) 1405 vlc 0.04 95% queue length 0.13 Control Delay (s/veh) 7.7 LOS A Approach Delay (s/veh) -- -- Approach LOS -- -- 11 /8/2006 Intersection Hopewell Rd./ 181 SB Ram s Jurisdiction Frederick County, VA Analysis Year Existing Conditions h/South Street: / 81 SB Ra Iv Period (hrs): 0.25 Southbound 12 0 Patton Harris Rust Associates 0 11 /8/2006 KI 0 TWO-WAY STOP CONTROL SUMMARY ral Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Project Description Woodside Commercial Center East/West Street: Hopewell Road Intersection Orientation: East-West Vehicle Volumes and Adjustments Major Street Eastbound Movement 1 2 L T Volume veh/h 55 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR 0 62 veh/h Percent Heavy Vehicles 0 -- Median Type RT Channelized Lanes 0 1 Configuration Upstream Signal 0 Minor Street Northbound Movement 7 8 L T Volume veh/h Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR 0 0 veh/h Percent Heavy Vehicles 0 0 Percent Grade (%) 0 Flared Approach N Storage 0 RT Channelized Lanes 0 0 Configuration Delay,Queue Length, and Level of Service Approach Eastbound Westbound Movement 1 4 Lane Configuration LT (veh/h) 80 C (m) (veh/h) 1475 lc 0.05 95% queue length 0.17 Control Delay (s/veh) 7.6 LOS A pproach Delay (s/veh) -- -- pproach LOS -- -- Intersection Hopewell Rd./ 181 SB Ram s Jurisdiction Frederick County, VA Analysis Year Existinq Conditions rth/South Street: 181 idy Period (hrs): 0.25 3 4 R L 24 71 0.88 0.88 27 80 -- 7 Undivided 0 0 0 TR LT 9 10 R L 53 0.88 0.88 0 60 0 7 0 0 0 Northbound 7 F 8 9 ©0� 0 � 0 outhbound 0 0 0 � Southbound Patton Harris Rust Associates 0 0 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY neral Information ISIte Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period AM Peak Intersection Cedar Hill/Woodside & Route 11 Jurisdiction Frederick County, VA Analysis Year Existing Conditions Project Description Woodside Commercial Center East/West Street: Cedar Hill/Woodside Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 16 254 1 1 292 2 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 18 288 1 1 331 2 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 5 0 37 10 0 0 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 5 0 42 11 0 0 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 1 0 Configuration I LTR LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 18 1 11 47 C (m) (veh/h) 1199 1245 501 677 lc 0.02 0.00 0.02 0.07 95% queue length 0.05 0.00 0.07 0.22 Control Delay (s/veh) 8.0 7.9 12.3 10.7 LOS A A 8 8 Approach Delay (s/veh) -- -- 12.3 10.7 pproach LOS -- -- 8 8 • • Patton Harris Rust Associates 11 /8/2006 • • 17, TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Intersection Cedar HilUWoodside & Route 11 Jurisdiction Frederick County, VA Analysis Year Existing Conditions Project Description Woodside Commercial Center East/West Street: Cedar Hill/Woodside Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 56 305 4 0 280 7 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 63 346 4 0 318 7 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 6 0 32 4 0 1 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 6 0 36 4 0 1 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 1 0 1 0 Configuration I LTR LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 63 0 5 42 C (m) (veh/h) 1207 1182 465 657 lc 0.05 0.00 0.01 0.06 95% queue length 0.17 0.00 0.03 0.20 Control Delay (s/veh) 8.1 8.0 12.8 10.9 LOS A A B B Approach Delay (s/veh) -- -- 12.8 10.9 pproach LOS -- -- B B Patton Harris Rust Associates . 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY General Information ISite Information 11 Analyst PHRA Intersection Agency/Co. PHRA Jurisdiction Date Performed 1110612006 Analysis Year Analysis Time Period AM Peak pewell/Brucetown ad/Route .derick County, VA 10 Background Conditions Project Description Woodside Commercial Center East/West Street: Ho ewell/Brucetown Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 124 354 60 13 654 166 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 140 402 68 14 743 188 Percent Heavy Vehicles 7 r-- -- 7 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 134 62 181 62 45 71 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 152 70 205 70 51 80 Percent Heavy Vehicles 7 7 1 7 7 7 7 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 1 0 1 0 Configuration I LTR LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 140 14 201 427 C (m) (veh/h) 715 1066 0 208 lc 0.20 0.01 2.05 95% queue length 0.72 0.04 32.33 Control Delay (s/veh) 11.3 8.4 527.7 LOS B A F F Approach Delay (s/veh) -- -- 527.7 Approach LOS -- -- F • • :10 Patton Harris Rust Associates 0 • 11 /8/2006 0 I TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Project Description Woodside Commercial Center East/West Street: Ho ewell/Brucetown Road Intersection Orientation: North -South Vehicle Volumes and Adjustments Major Street Northbound Movement 1 2 L T Volume veh/h 244 797 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 277 905 Percent Heavy Vehicles 7 -- Median Type RT Channelized Lanes 1 1 Configuration L Upstream Signal 0 Minor Street Eastbound Movement 7 8 L T Volume veh/h 93 87 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 105 98 Percent Heavy Vehicles 7 7 Percent Grade (%) 0 Flared Approach N Storage 0 RT Channelized Lanes 0 1 Configuration LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Movement 1 4 Lane Configuration L L (veh/h) 277 53 C (m) (veh/h) 927 673 /c 0.30 0.08 95% queue length 1.26 0.26 Control Delay (s/veh) 10.5 10.8 LOS B B pproach Delay (s/veh) -- -- pproach LOS -- -- Intersection Hopewell/Brucetown Road/Route Jurisdiction Frederick County, VA Analysis Year 2010 Background Conditions South Street: Route 11 Period (hrs): 0.25 Southbound Two Way Left Turn Lane MOPEE •• • F I I I F Patton Harris Rust Associates • • 11/8/2006 HCS+- DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1110612006 Time Period AM Peak Hour Intersection Rt. 11 & Hopewell Rd/Brucetown Area Type All other areas Jurisdiction Frederick County, VA 2010 Background Conditions Analysis Year Woodside Commercial Project ID Center - Suggested Improvements . Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes, Ni 1 1 1 0 1 1 1 1 1 1 1 1 Lane Group L T R LT R L T R L T R Volume, V (vph) 134 62 181 62 45 71 124 354 60 13 654 166 % Heavy Vehicles, %HV 7 7 7 7 7 7 7 7 7 7 7 7 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or Actuated (A) A A A A A A A A A A A A Start-up Lost Time, li 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green, e 2 0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type, AT 3 3 3 3 3 3 3 3 3 3 3 Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Filtering/Metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial Unmet Demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR Volumes 0 0 60 0 0 120 0 1 0 0 0 0 50 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 112.0 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking Maneuvers, Nm Buses Stopping, NB 0 0 0 0 0 0 0 0 0 0 0 Min. Time for Pedestrians, Gp 1 3.2 3.2 1 3.2 3.2 Phasing EW Perm 02 03 04 NS Perm 06 07 08 Timing G= 30.0 G= G= G= G= 48.0 G= G= G= Y= 6 ly= Y= Y= Y= 6 Y= Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH I RT Adjusted Flow Rate, v 141 65 127 112 54 131 373 63 14 688 122 Lane Group Capacity, c 405 592 503 475 503 223 947 805 458 947 805 v/c Ratio, X 0.35 0.11 0.25 0.24 0.11 0.59 0.39 0.08 0.03 0.73 0.15 Total Green Ratio, g/C 0.33 0.33 0.33 0.33 0.33 0.53 0.53 0.53 0.53 0.53 0.53 Uniform Delay, d1 22.6 20.8 21.8 21.7 20.7 14.3 12.4 10.2 10.0 16.0 10.7 Progression Factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Delay Calibration, k 0.11 0.11 0.11 0.11 0.11 0.18 0.11 0.11 0.11 0.29 0.11 Incremental Delay, d2 0.5 0.1 0.3 0.3 0.1 4.0 0.3 0.0 0.0 2.8 0.1 • Initial Queue Delay, d3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 23.1 20.8 22.1 22.0 20.8 18.3 12.7 10.3 10.0 18.8 10.7 Patton Harris Rust Associates • 11 /8/2006 Control Delay Lane Group LOS C I C C I C C 8 I 8 8 A 8 8 Approach Delay 22.3 21.6 13.7 17.5 Approach LOS C C 8 e Intersection Delay 17.6 X, = 0.58 Intersection LOS 8 HCS+TM Version 5.2 Generated: 11/8/2006 11:41 AM Patton Harris Rust Associates • 11 /8/2006 HCS+' DETAILED REPORT General Information Site Information Analyst y PHR+A Agency or Co. PHR+A Date Performed 1110612006 Time Period PM Peak Hour Intersection Rt. 11 & Hopewell Rd/Brucetown Area Type All other areas Jurisdiction Frederick County, VA 2010 Background Conditions Analysis Year Woodside Commercial Project ID Center - Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes, Ni 1 1 1 0 1 1 1 1 1 1 1 1 Lane Group L T R LT R L T R L T R Volume, V (vph) 93 87 155 60 53 54 244 797 83 47 390 167 % Heavy Vehicles, %HV 7 7 7 7 7 7 7 7 7 7 7 7 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or Actuated (A) A A A A A A A A A A A A Start-up Lost Time, li 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green, e 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type, AT 3 3 3 3 3 3 3 3 3 3 3 Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Filtering/Metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 11.000 Initial Unmet Demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 10.0 Ped / Bike / RTOR Volumes 0 0 30 0 0 10 0 0 10 0 0 130 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 112.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 5 1 N N 0 N N 0 N N 0 N Parking Maneuvers, Nm Buses Stopping, NB 0 1 0 0 0 0 0 0 0 0 0 0 Min. Time for Pedestrians, Gp 3.2 3.2 1 3.2 3.2 Phasing EW Perm 02 03 04 NS Perm 06 07 08 Timing G= 26.0 G= G= G= G= 52.0 G= G= G= 1Y= Y= 6 1Y= Y= Y= IY= 6 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted Flow Rate, v 98 92 132 119 46 257 839 77 49 411 144 Lane Group Capacity, c 340 500 425 410 436 481 1026 872 172 1026 872 v/c Ratio, X 0.29 0.18 0.31 0.29 0.11 0.53 0.82 0.09 0.28 0.40 0.17 Total Green Ratio, g/C 0.29 0.29 0.29 0.29 0.29 0.58 0.58 0.58 0.58 0.58 0.58 Uniform Delay, d1 24.8 24.0 25.0 24.8 23.5 11.6 15.2 8.5 9.6 10.4 8.9 Progression Factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Delay Calibration, k 0.11 0.11 0.11 0.11 0.11 0.14 0.36 0.11 0.11 0.11 0.11 Incremental Delay, d2 0.5 0.2 0.4 0.4 0.1 1.2 5.3 0.0 0.9 0.3 0.1 Initial Queue Delay, d3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 U. 25.3 124.2 25.4 25.2 23.6 12.8 20.5 8.5 10.5 10.7 9.0 Patton Harris Rust Associates 0 0 11 /8/2006 Control Delay • Lane Group LOS C I C C I C C 8 I C A 8 I 8 A Approach Delay 25.0 24.8 18.0 10.3 Approach LOS C C 8 8 Intersection Delay 17.4 XC = 0.65 Intersection LOS 8 Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 11/8/2006 11:41 AM • • Patton Harris Rust Associates 0 • 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY General Information ISite Information 11 Analyst PHRA Intersection Agency/Co. PHRA Jurisdiction Date Performed 1110612006 Analysis Year Analysis Time Period AM Peak Hour pewell Rd./ 181 NB m s �derick County, VA 10 Background Conditions Project Description Woodside Commercial Center East/West Street: Hopewell Road North/South Street: 181 NB Ramps Intersection Orientation: East-West IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 22 252 175 160 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 25 286 0 0 198 181 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 28 125 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 31 0 142 0 0 0 Percent Heavy Vehicles 7 0 7 7 0 7 Percent Grade (%) 0 0 Flared Approach N Y Storage 0 2 RT Channelized 0 0 Lanes 1 0 0 0 0 0 0 Configuration I LR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR (veh/h) 25 173 C (m) (veh/h) 1153 656 lc 0.02 0.26 95% queue length 0.07 1.06 Control Delay (s/veh) 8.2 12.4 LOS A B Approach Delay (s/veh) -- -- 12.4 Approach LOS -- -- B 7 0 0 Patton Harris Rust Associates 11 /8/2006 • J TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Intersection Hopewell Rd./ 181 NB Ram s Jurisdiction Frederick County, VA Analysis Year 2010 Background Conditions Project Description Woodside Commercial Center East/West Street: Hopewell Road North/South Street: 181 NB Ramps Intersection Orientation: East-West IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 31 192 218 246 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 35 218 0 0 247 279 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 44 142 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 50 0 161 0 0 0 Percent Heavy Vehicles 7 0 7 7 0 7 Percent Grade (%) 0 0 Flared Approach N Y Storage 0 2 RT Channelized 0 0 Lanes 1 0 0 0 0 0 0 Configuration I LR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR (veh/h) 35 211 C (m) (veh/h) 1016 650 lc 0.03 0.32 95% queue length 0.11 1.41 Control Delay (s/veh) 8.7 13.2 LOS A B Approach Delay (s/veh) -- - 13.2 pproach LOS -- -- B Patton Harris Rust Associates 0 0 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY al Information Site Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period AM Peak Project Description Woodside Commercial Center East/West Street: Hopewell Road Intersection Orientation: East-West Vehicle Volumes and Adjustments Major Street Eastbound Movement 1 2 L T Volume veh/h 117 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 0 132 Percent Heavy Vehicles 0 -- Median Type RT Channelized Lanes 0 1 Configuration Upstream Signal 0 Minor Street Northbound Movement 7 8 L T Volume veh/h Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 0 0 Percent Heavy Vehicles 0 0 Percent Grade (%) 0 Flared Approach N Storage 0 RT Channelized Lanes 0 0 Configuration Delay, Queue Length, and Level of Service Approach Eastbound Westbound Movement 1 4 Lane Configuration LT (veh/h) 93 C (m) (veh/h) 1379 lc 0.07 95% queue length 0.22 Control Delay (s/veh) 7.8 LOS A Approach Delay (s/veh) -- -- Approach LOS -- - Intersection Jurisdiction nalvsis Year ,rth/South Street: 181 SB idy Period (hrs): 0.25 3 4 _ R L 33 82 0.88 0.88 37 93 -- 7 Undivided 0 0 _ 0 TR LT 9 10 R L 157 0.88 0.88 0 178 0 7 Northbound 7 1 8 1 9 pewell Rd./ 181 SB ,m s ?derick County, VA 10 Background Conditions 0 0 � 0 Southbound 0 i 0 � Southbound 0 � :7 7 Patton Harris Rust Associates 11 /8/2006 • • E TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Project Description Woodside Commercial Center East/West Street: Hopewell Road Intersection Orientation: East-West Vehicle Volumes and Adjustments Major Street Eastbound Movement 1 2 L T Volume veh/h 63 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 0 71 Percent Heavy Vehicles 0 -- Median Type RT Channelized Lanes 0 1 Configuration Upstream Signal 1 0 Minor Street Northbound Movement 7 8 L T Volume veh/h Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 0 0 Percent Heavy Vehicles 0 0 Percent Grade (%) 0 Flared Approach N Storage 0 RT Channelized Lanes 0 0 Configuration Delay,Queue Length, and Level of Service Approach Eastbound Westbound Movement 1 4 Lane Configuration LT (veh/h) 120 C (m) (veh/h) 1459 lc 0.08 95% queue length 0.27 Control Delay (s/veh) 7.7 LOS A Approach Delay (s/veh) -- -- pproach LOS -- -- Intersection Hopewell Rd./181 SB Ramps Jurisdiction Frederick County, VA Analysis Year 2010 Background Conditions South Street: 181 SB Period (hrs): 0.25 Undivided Southbound • •. •Southbound Patton Harris Rust Associates 0 0 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY I Information Site Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period AM Peak Intersection Jurisdiction Analvsis Year Cedar Hill/Woodside & Route 11 Frederick County, VA 2010 eackaround Conditions Project Description Woodside Commercial Center East/West Street: Cedar Hill/Woodside Road North/South Street: Route 11 Intersection Orientation: North -South - IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 18 454 1 1 743 2 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 20 515 1 1 844 2 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 6 0 42 11 0 0 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 6 0 47 12 0 0 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 20 1 12 53 C (m) (veh/h) 770 1025 239 346 /c 0.03 0.00 0.05 0.15 95% queue length 0.08 0.00 0.16 0.53 Control Delay (s/veh) 9.8 8.5 20.9 17.3 LOS A A C C Approach Delay (s/veh) -- -- 20.9 17.3 Approach LOS -- -- C C ►�J LJ Patton Harris Rust Associates 11 /8/2006 • • • TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Intersection Cedar Hill/Woodside & Route 11 Jurisdiction Frederick County, VA Analysis Year 2010 Background Conditions Project Description Woodside Commercial Center East/West Street: Cedar Hill/Woodside Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 64 830 5 0 520 8 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 72 943 5 0 590 9 Percent Heavy Vehicles 7 1 7 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 7 0 37 5 0 1 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 7 0 42 5 0 1 Percent Heavy Vehicles 7 7 7 7 7 1 7 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 1 0 Configuration I LTR LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 72 0 6 49 C (m) (veh/h) 954 704 207 414 lc 0.08 0.00 0.03 0.12 95% queue length 0.24 0.00 0.09 0.40 Control Delay (s/veh) 9.1 10.1 22.9 14.9 LOS A B C B Approach Delay (s/veh) -- -- 22.9 14.9 pproach LOS -- -- C B Patton Harris Rust Associates • 11/8/2006 TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period AM Peak Project Description Woodside Commercial Center East/West Street: Ho ewell/Brucetown Road Intersection Orientation: North -South Vehicle Volumes and Adjustments Major Street Northbounc Movement 1 2 L T Volume veh/h 124 362 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 140 411 Percent Heavy Vehicles 7 -- Median Type RT Channelized Lanes 1 1 Configuration L Upstream Signal 0 Minor Street Eastbound Movement 7 8 L T Volume veh/h 174 62 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 197 70 Percent Heavy Vehicles 7 7 Percent Grade (%) 0 Flared Approach N Storage 0 RT Channelized Lanes 0 1 Configuration LTR Delay, Queue Lencalth, nd Level of Service Approach Northbound Southbound Movement 1 4 Lane Configuration L L (veh/h) 140 14 C (m) (veh/h) 693 1058 lc 0.20 0.01 95% queue length 0.75 0.04 Control Delay (s/veh) 11.5 8.4 LOS B A Approach Delay (s/veh) -- -- Approach LOS -- -- Intersection Hopewell/Brucetown Road/Route Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions orth/South Street: Route 11 tudv Period (hrs): 0.25 Southbound Two Way Left Turn Lane •• 101 • • • Patton Harris Rust Associates 0 11 /8/2006 0 • TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Intersection Hopewell/Brucetown Road/Route Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions Project Description Woodside Commercial Center East/West Street: Ho ewell/Brucetown Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 244 822 83 47 417 302 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 277 934 94 53 473 343 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 1 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 217 87 155 60 53 54 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 246 98 176 68 60 61 Percent Heavy Vehicles 7 7 7 7 7 1 7 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 1 0 1 0 Configuration I LTR I LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 277 53 189 520 C (m) (veh/h) 790 657 0 0 lc 0.35 0.08 95% queue length 1.58 0.26 Control Delay (s/veh) 12.0 11.0 LOS B B F F Approach Delay (s/veh) -- -- pproach LOS -- -- Patton Harris Rust Associates • • 11 /8/2006 HCS+' DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1110612006 Time Period AM Peak Hour Intersection Rt. 11 & Hopewell Rd/Brucetown Area Type All other areas Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions Woodside Commercial Project ID Center - Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes, Ni 1 1 1 0 1 1 1 1 1 1 1 1 Lane Group L T R I LT R L T R L T R Volume, V (vph) 174 62 181 62 45 71 124 362 60 13 659 192 % Heavy Vehicles, %HV 7 7 7 7 7 7 7 7 7 7 7 7 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 10.95 Pretimed (P) or Actuated (A) A A A A A A A A A A A A Start-up Lost Time, li 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green, e 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type, AT 3 3 3 3 3 3 3 3 3 3 3 Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 13.0 Filtering/Metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 11.000 Initial Unmet Demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 10.0 Ped / Bike / RTOR Volumes 0 0 0 0 0 1 0 0 0 0 0 0 1 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking Maneuvers, Nm Buses Stopping, NB 0 1 0 1 0 0 0 0 0 0 0 1 0 0 Min. Time for Pedestrians, Gp 3.2 3.2 1 3.2 3.2 Phasing EW Perm 02 03 04 NS Perm 06 07 08 Timing G= 30.0 G= G= G= G= 48.0 G= G= G= Y= 6 1Y= Y= Y= IY= 6 Y= Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH I RT Adjusted Flow Rate, v 183 65 191 112 75 131 381 63 14 694 202 Lane Group Capacity, c 405 592 503 475 503 219 947 805 452 947 1 805 v/c Ratio, X 0.45 0.11 0.38 0.24 0.15 0.60 0.40 0.08 0.03 0.73 0.25 Total Green Ratio, g/C 0.33 0.33 0.33 0.33 0.33 0.53 0.53 0.53 0.53 0.53 0.53 Uniform Delay, d1 23.5 20.8 22.9 21.7 21.0 14.4 12.5 10.2 10.0 16.1 11.3 Progression Factor, PF 1.000 1.000 1.000 11,000 1.000 1.000 1.000 1.000 11.000 1.000 1.000 Delay Calibration, k 0.11 0.11 0.11 0.11 0.11 0.19 0.11 0.11 0.11 0.29 0.11 Incremental Delay, d2 0.8 0.1 0.5 0.3 0.1 4.5 0.3 0.0 0.0 3.0 0.2 Initial Queue Delay, d3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay 24.3 20.8 23.4 122.0 21.2 18.8 12.8 10.3 10.0 19.1 11.5 is Patton Harris Rust Associates • • 11/8/2006 s E 101 Lane Group LOS C I C C I C C e I B B A I B B Approach Delay 23.4 21.7 13.9 17.2 Approach LOS C C B B Intersection Delay 18.0 Xc = 0.62 Intersection LOS B Copyright © 2005 University of Florida, All Rights Reserved HCS+Tm Version 5.2 Generated: 11/8/2006 11:46 AM Patton Harris Rust Associates • 0 11 /8/2006 HCS+' DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1110612006 Time Period PM Peak Hour Intersection Rt. 11 & Hopewell Rd/Brucetown Area Type All other areas Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions Woodside Commercial Project ID Center - Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes, Ni 1 1 1 0 1 1 1 1 1 1 1 1 Lane Group L T R LT R L T R L T R Volume, V (vph) 217 87 155 60 53 54 244 822 83 47 417 302 % Heavy Vehicles, %HV 7 7 7 7 7 7 7 7 7 7 7 7 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 10.95 Pretimed (P) or Actuated (A) A A A A A A A A A A A A Start-up Lost Time, Ii 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green, e 2 0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type, AT 3 3 3 3 3 3 3 3 3 3 3 Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Filtering/Metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial Unmet Demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR Volumes 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 112.0 12.0 112.0 Parking / Grade / Parking N 5 N N 0 N N 0 N N 0 N Parking Maneuvers, Nm Buses Stopping, NB 0 1 0 0 0 0 0 0 0 0 0 0 Min. Time for Pedestrians, Gp 3.2 3.2 1 3.2 3.2 Phasing EW Perm 02 03 04 NS Perm 06 07 08 Timing G= 26.0 G= G= G= G= 52.0 G= G= G= Y= 6 1Y= Y= Y= IY= 6 Y= Y= 1Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted Flow Rate, v 228 92 163 119 57 257 865 87 49 439 318 Lane Group Capacity, c 340 500 425 410 436 458 1026 872 154 1026 872 v/c Ratio, X 0.67 0.18 0.38 0.29 0.13 0.56 0.84 0.10 0.32 0.43 0.36 Total Green Ratio, g/C 0.29 0.29 0.29 0.29 0.29 0.58 0.58 0.58 0.58 0.58 0.58 Uniform Delay, d1 28.2 24.0 25.6 24.8 23.6 11.9 15.6 8.5 9.8 10.7 10.2 Progression Factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Delay Calibration, k 0.24 0.11 0.11 0.11 0.11 0.16 0.38 0.11 0.11 0.11 0.11 Incremental Delay, d2 5.1 0.2 0.6 0.4 0.1 1.6 6.5 0.1 1.2 0.3 0.3 Initial Queue Delay, d3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay 33.3 24.2 26.2 25.2 23.8 13.4 22.2 1 8.6 11.0 10.9 10.4 • 0 Patton Harris Rust Associates 11 /8/2006 Lane Group LOS C I C C I C C B I C A 8 I B B Approach Delay 29.2 24.8 19.3 10.7 Approach LOS C C B B Intersection Delay 18.9 j X� = 0.79 j Intersection LOS j B Copyright © 2005 University of Florida, All Rights Reserved • 61 HCS+TM Version 5.2 Generated: 11/8/2006 11:47 AM Patton Harris Rust Associates • 0 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period AM Peak Hour Intersection Hopewell Rd./ 181 NB Ramps Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions Project Description Woodside Commercial Center East/West Street: Hopewell Road North/South Street: l 81 NB Ramps Intersection Orientation: East-West IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 22 260 195 165 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 25 295 0 0 221 187 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 28 157 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 31 0 178 0 0 0 Percent Heavy Vehicles 7 0 7 7 0 7 Percent Grade (%) 0 0 Flared Approach N Y Storage 0 2 RT Channelized 0 0 Lanes 1 0 0 0 0 0 0 Configuration I LR Delay,Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR (veh/h) 25 209 C (m) (veh/h) 1124 657 lc 0.02 0.32 95% queue length 0.07 1.37 Control Delay (s/veh) 8.3 13.0 LOS A B Approach Delay (s/veh) -- -- 13.0 Approach LOS -- -- B �10 �10 Patton Harris Rust Associates 0 11 /8/2006 KI I• TWO-WAY STOP CONTROL SUMMARY I Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Hour Intersection Hopewell Rd./ l 81 NB Ram s Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions Project Description Woodside Commercial Center East/West Street: Hopewell Road North/South Street: 181 NB Ramps Intersection Orientation: East-West IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 31 217 326 273 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 35 246 0 0 370 310 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Upstream Signal 1 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 44 242 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 50 0 275 0 0 0 Percent Heavy Vehicles 7 0 7 7 0 7 Percent Grade (%) 0 0 Flared Approach N y Storage 0 2 RT Channelized 0 0 Lanes 1 0 0 0 0 0 0 Configuration I LR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR (veh/h) 35 325 C (m) (veh/h) 889 636 lc 0.04 0.51 95% queue length 0.12 2.92 Control Delay (s/veh) 9.2 16.4 LOS A C Approach Delay (s/veh) -- -- 16.4 pproach LOS -- -- C Patton Harris Rust Associates 0 0 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY I Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period AM Peak Project Description Woodside Commercial Center East/West Street: Hopewell Road Intersection Orientation: East-West Vehicle Volumes and Adjustments Major Street Eastbound Movement 1 2 L T Volume veh/h 117 Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 0 132 Percent Heavy Vehicles 0 -- Median Type FIT Channelized Lanes 0 1 Configuration Upstream Signal 0 Minor Street Northbound Movement 7 8 L T Volume veh/h Peak -Hour Factor, PHF 0.88 0.88 Hourly Flow Rate, HFR veh/h 0 0 Percent Heavy Vehicles 0 0 Percent Grade (%) 0 Flared Approach N Storage 0 RT Channelized Lanes 0 0 Configuration Delay, Queue Length, and Level of Service Approach Eastbound Westbound Movement 1 4 Lane Configuration LT (veh/h) 115 C (m) (veh/h) 1379 lc 0.08 95% queue length 0.27 Control Delay (s/veh) 7.8 LOS A Approach Delay (s/veh) -- -- Approach LOS -- -- Intersection Hopewell Rd./ 181 SB Ramps Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions h Street: 181 A (hrs): 0.25 0 Southbound 0 � i • •• •Southbound • • CJ Patton Harris Rust Associates • 0 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY A&IGeneral Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Hour Intersection Hopewell Rd./ / 81 SB Ramps urisdiction Frederick County, VA nal sis Year 2010 Build -out Conditions Project Description Woodside Commercial Center East/West Street: Hopewell Road North/South Street: 181 SB Ramps Intersection Orientation: East-West IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 63 28 214 156 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 0 71 31 243 177 0 Percent Heavy Vehicles 0 1 7 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 185 40 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 0 0 0 210 0 45 Percent Heavy Vehicles 0 0 0 7 0 7 Percent Grade (%) 0 0 Flared Approach N Y Storage 0 2 RT Channelized 0 0 Lanes 1 0 0 0 0 0 0 Configuration I I LR Ee—lay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR (veh/h) 243 255 C (m) (veh/h) 1459 367 lc 0.17 0.69 95% queue length 0.60 5.03 Control Delay (s/veh) 8.0 34.4 LOS A D Approach Delay (s/veh) 34.4 pproach LOS -- -- D Patton HaiTis Rust Associates 0 0 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY neral Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period AM Peak Hour Intersection Cedar Hill/Woodside & Route 11 Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions Project Description Woodside Commercial Center East/West Street: Cedar HilUWoodside Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 18 459 25 25 751 2 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 20 521 28 28 853 2 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 6 0 42 27 0 15 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 6 0 47 30 0 17 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 20 28 47 53 C (m) (veh/h) 764 996 273 336 lc 0.03 0.03 0.17 0.16 95% queue length 0.08 0.09 0.61 0.55 Control Delay (s/veh) 9.8 8.7 20.9 17.7 LOS A A C C Approach Delay (s/veh) -- -- 20.9 17.7 Approach LOS -- -- C C 7 • • Patton Harris Rust Associates 0 • 11 /8/2006 0 C: TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period PM Peak Hour Intersection Cedar HilUWoodside & Route 11 Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions Project Description Woodside Commercial Center East/West Street: Cedar HilUWoodside Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 64 857 79 75 545 8 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 72 973 89 85 619 9 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 7 0 37 85 0 82 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 Hourly Flow Rate, HFR veh/h 7 0 42 96 0 93 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 72 85 189 49 C (m) (veh/h) 930 637 192 207 lc 0.08 0.13 0.98 0.24 95% queue length 0.25 0.46 8.23 0.89 Control Delay (s/veh) 9.2 11.5 111.4 27.7 LOS A B F D pproach Delay (s/veh) -- -- 111.4 27.7 pproach LOS -- --I F D Patton Harris Rust Associates • 11/8/2006 HCS+- DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1110612006 Time Period AM Peak Hour Intersection Rt. 11 & Cedar Hill/Woodside Area Type All other areas Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions Woodside Commercial Project ID Center - Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes, Ni 0 1 0 0 1 0 1 1 0 1 1 0 Lane Group LTR I LTR L TR L TR Volume, V (vph) 6 0 42 27 0 15 18 459 25 25 751 2 % Heavy Vehicles, %HV 7 1 7 7 7 7 1 7 7 7 7 7 7 7 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 10.88 Pretimed (P) or Actuated (A) A A A A A A A A A A A A Start-up Lost Time, 11 2.0 1 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green, e 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type, AT 3 3 3 3 3 3 Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 Filtering/Metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 Initial Unmet Demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR Volumes 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking Maneuvers, Nm Buses Stopping, NB 0 0 0 0 1 0 0 Min. Time for Pedestrians, Gp 3.2 3.2 3.2 3.2 Phasing EW Perm 02 03 04 NS Perm 06 07 08 Timing G= 25.0 G= G= G= G= 53.0 G= G= G= Y= 6 1Y= Y= Y= IY= 6 Y= Y= ly= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted Flow Rate, v 55 48 20 550 28 855 Lane Group Capacity, c 424 388 174 1038 386 1045 v/c Ratio, X 0.13 0.12 0.11 0.53 0.07 0.82 Total Green Ratio, g/C 0.28 0.28 0.59 0.59 0.59 0.59 Uniform Delay, d1 24.3 24.3 8.2 11.1 7.9 14.7 Progression Factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 Delay Calibration, k 0.11 0.11 0.11 0.13 0.11 0.36 Incremental Delay, d2 0.1 0.1 0.3 0.5 0.1 5.2 Initial Queue Delay, d3 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay 24.5 24.5 8.5 11.6 8.0 19.9 • • r� Patton Harris Rust Associates 0 • 11 /8/2006 Lane Group LOS C C A I B A I B Approach Delay 24.5 24.5 11.5 19.5 Approach LOS C C B B Intersection Delay 16.9 X� = 0.60 Intersection LOS B • Copyright © 2005 University of Florida, All Rights Reserved HCS+Tm Version 5.2 Generated: 11/8/2006 11:50 AM Patton Harris Rust Associates • 0 11 /8/2006 HCS+- DETAILED REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1110612006 Time Period PM Peak Hour Intersection Rt. 11 & Cedar Hili/Woodside Area Type All other areas Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions Woodside Commercial Project ID Center - Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes, Ni 0 1 0 0 1 0 1 1 0 1 1 0 Lane Group LTR LTR L TR L TR Volume, V (vph) 7 0 37 85 0 82 64 857 79 75 545 8 % Heavy Vehicles, %HV 7 7 7 7 7 7 7 7 7 7 7 7 Peak -Hour Factor, PHF 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 0.88 Pretimed (P) or Actuated (A) A A A A A A A A A A A A Start-up Lost Time, li 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green, e 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type, AT 3 3 3 3 3 3 Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 Filtering/Metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 Initial Unmet Demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR Volumes 0 0 10 0 0 120 0 0 0 0 0 1 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking Maneuvers, Nm Buses Stopping, NB 0 0 0 0 0 0 Min. Time for Pedestrians, Gp 3.2 3.2 1 3.2 3.2 Phasing EW Perm 02 03 04 NS Perm 06 07 08 Timing G= 20.0 G= G= G= G= 58.0 G= G= G= Y= 6 1Y= Y= Y= IY= 6 Y= Y= 1Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted Flow Rate, v 39 167 73 1064 85 627 Lane Group Capacity, c 329 297 395 1130 99 1142 v/c Ratio, X 0.12 0.56 0.18 0.94 0.86 0.55 Total Green Ratio, g/C 0.22 0.22 10.64 0.64 0.64 0.64 Uniform Delay, d1 28.0 31.1 6.5 14.5 12.7 8.8 Progression Factor, PF 1.000 1.000 1.000 1.000 11.000 1.000 Delay Calibration, k 0.11 0.16 1 0.11 10.45 0.39 0.15 Incremental Delay, d2 0.2 2.4 0.2 14.9 48.7 0.6 Initial Queue Delay, d3 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay 28.1 33.5 6.7 29.4 61.5 9.4 U • C] Patton Harris Rust Associates • 11 /8/2006 Lane Group LOS C C A I C E I A Approach Delay Approach LOS 28.1 33.5 27.9 15.6 C C C B Intersection Delay 24.1 c = 0.84 Intersection LOS C • Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 11/8/2006 11:50 AM Patton Harris Rust Associates • • 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Intersection Agency/Co. PHRA Jurisdiction Date Performed 1110612006 Analysis Year Analysis Time Period AM Peak Project Description Woodside Commercial Center East/West Street: Site Drive #1 North/South Street: Route 11 Intersection Orientation: North -South IStudv Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Movement 1 2 3 4 L T R L Volume (veh/h) 497 24 8 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh/h 0 552 26 8 Percent Heavy Vehicles 7 -- -- 2 Median Type Two Way Left Turn Lane RT Channelized 0 Lanes 0 1 1 1 Configuration T R L U stream Signal 1 0 Minor Street Eastbound Movement 7 8 9 10 L T R L Volume veh/h 15 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh/h) 0 0 0 16 Percent Heavy Vehicles 7 7 7 2 Percent Grade (%) 0 Flared Approach N Storage 0 RT Channelized 0 Lanes 1 0 0 0 0 Configuration Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Movement 1 4 7 8 9 Lane Configuration L LR (veh/h) 8 21 C (m) (veh/h) 996 429 lc 0.01 0.05 95% queue length 0.02 0.15 Control Delay (s/veh) 8.6 15.4 LOS A C Approach Delay (s/veh) -- -- 15.4 Approach LOS - -- C Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 e Drive #1 & Route 11 �derick County, VA 10 Build -out Conditions • 1.0 Generated: 11/8/2006 11:51 AM Patton Harris Rust Associates 0 0 11 /8/2006 • neral Information TWO-WAY STOP CONTROL SUMMARY Site Information A Intersection AJurisdiction 6 2006 nalvsis Year / e Drive #1 & Route 11 ?derick County, VA 10 Build -out Conditions Project Description Woodside Commercial Center East/West Street: Site Drive #1 North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 973 75 25 642 Peak -Hour Factor, PHF 0.96 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh/h 0 1081 83 27 713 0 Percent Heavy Vehicles 7 1 2 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 1 1 1 1 0 Configuration T R L T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 81 27 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh/h 0 0 0 90 0 30 Percent Heavy Vehicles 7 7 7 2 7 2 Percent Grade (%) 0 0 Flared Approach N Y Storage 0 2 RT Channelized 0 0 Lanes 1 0 0 0 0 0 0 Configuration I I LR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (veh/h) 27 120 C (m) (veh/h) 600 344 lc 0.05 0.35 95% queue length 0.14 1.52 Control Delay (s/veh) 11.3 24.8 LOS B C Approach Delay (s/veh) - -- 24.8 Approach LOS -- -- C Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 11/8/2006 11:51 AM Patton Harris Rust Associates . . 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Ah Analyst PHRA Intersection Site Drive #2 & Woodside Rd Agency/Co. PHRA Jurisdiction Frederick County, VA Date Performed 1110612006 Analysis Year 2010 Build -out Conditions Analysis Time Period AM Peak Project Description Woodside Commercial Center East/West Street: Woodside Rd North/South Street: Site Drive #2 Intersection Orientation: East-West IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 14 36 0 19 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh/h) 0 15 40 0 21 0 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 Volume veh/h L 23 T R 0 L T R • Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh/h 25 0 0 0 0 0 Percent Heavy Vehicles 7 0 7 7 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration I LR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR (veh/h) 0 25 C (m) (veh/h) 1519 939 lc 0.00 0.03 95% queue length 0.00 0.08 Control Delay (s/veh) 7.4 8.9 LOS A A Approach Delay (s/veh) --_ 8.9 . Approach LOS -- -- A Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 11/8/2006 11:51 AM Patton Harris Rust Associates 0 11 /8/2006 0 ILI TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Intersection Site Drive #3 & Woodside Rd Agency/Co. PHRA Jurisdiction Frederick County, VA Date Performed 1110612006 Analysis Year 2010 Build -out Conditions Analysis Time Period PM Peak Project Description Woodside Commercial Center East/West Street: Woodside Rd North/South Street: Site Drive #3 Intersection Orientation: East-West IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 5 37 0 6 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh/h 0 5 41 0 6 0 Percent Heavy Vehicles 7 -- -- 7 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Plostrearn Signal 1 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 40 0 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh/h 44 0 0 0 0 0 Percent Heavy Vehicles 7 0 7 7 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR (veh/h) 0 44 C (m) (veh/h) 1530 969 lc 0.00 0.05 95% queue length 0.00 0.14 Control Delay (s/veh) 7.4 8.9 LOS A A Approach Delay (s/veh) -- -- 8.9 Approach LOS -- -- A Copyright © 2005 University of Florida, All Rights Reserved HCS+Tm Version 5.2 Generated: 11/8/2006 11:53 AM Patton Harris Rust Associates 0 0 Traffic Counts • • 0 11 /8/2006 1 0 TWO-WAY STOP CONTROL SUMMARY General Information ISite Information Analyst PHRA Intersection Site Drive #2 & Woodside Rd Agency/Co. PHRA Jurisdiction Frederick County, VA Date Performed 1110612006 Analysis Year 2010 Build -out Conditions Analysis Time Period PM Peak Project Descri tion Woodside Commercial Center East/West Street: Woodside Rd North/South Street: Site Drive #2 Intersection Orientation: East-West IStudy Period hrs . 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h 42 112 0 46 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh/h 0 46 124 0 51 0 Percent Heavy Vehicles 7 1 7 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume veh/h 121 0 Peak -Hour Factor, PHF 0.90 0.90 0.90 0.90 0.90 0.90 Hourly Flow Rate, HFR (veh/h 134 0 0 0 0 0 Percent Heavy Vehicles 7 0 7 7 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR (veh/h) 0 134 C (m) (veh/h) 1378 821 lC 0.00 0.16 95% queue length 0.00 0.58 Control Delay (s/veh) 7.6 10.2 LOS A B Approach Delay (s/veh) -- -- 10.2 Approach LOS -- -- B Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 11/8/2006 11:52 AM Patton Harris Rust Associates • 0 11 /8/2006 TWO-WAY STOP CONTROL SUMMARY I Information Site Information Analyst PHRA Agency/Co. PHRA Date Performed 1110612006 Analysis Time Period AM Peak Intersection Site Drive #3 & Woodside Rd Jurisdiction Frederick County, VA Analysis Year 2010 Build -out Conditions Project Description Woodside Commercial Center East/West Street: Woodside Rd North/South Street: Site Drive #3 Intersection Orientation: East-West IStudv Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Movement 1 2 L T Volume veh/h 2 Peak -Hour Factor, PHF 0.90 0.90 Hourly Flow Rate, HFR (veh/h) 0 2 Percent Heavy Vehicles 7 -- Median Type RT Channelized Lanes 0 1 Configuration U stream Signal 1 0 Minor Street Northbound Movement 7 8 L T Volume veh/h 8 Peak -Hour Factor, PHF 0.90 0.90 Hourly Flow Rate, HFR (veh/h) 8 0 Percent Heavy Vehicles 7 0 Percent Grade (%) 0 Flared Approach N Storage 0 RT Channelized Lanes 0 0 Configuration I LR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Movement 1 4 Lane Configuration LT (veh/h) 0 C (m) (veh/h) 1571 lC 0.00 95% queue length 0.00 Control Delay (s/veh) 7.3 LOS A Approach Delay (s/veh) -- - Approach LOS -- -- Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Westbound 5 T 11 0.90 12 0 0 m 0 0 0 0 U 0 Southbound 10 1 11 12 Generated: 11/8/2006 11:52 AM r� L10 Patton Harris Rust Associates • 0 • Intersection: E-W: HOPEWELL RD N-S: I-81 RAMP Location CLEAR BROOK,VA 4 WeatherlDry File Namel Count ByjJJP Input By JJP Count Date 5/4/2006 15 Minute EB: HOPEWELL RD WB: HOPEWELL RD NB: I-81 RAMP SB: 15 Min. Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 5 8 0 13 0 9 6 15 2 0 10 12 0 0 0 0 40 7:00 7:15 4 12 0 16 0 13 8 21 4 0 13 17 0 0 0 0 54 7:15 7:30 4 ll 0 15 0 12 8 20 3 0 12 15 0 0 0 0 50 7:30 7:45 3 12 0 15 0 15 9 24 4 0 16 20 0 0 0 0 59 7:45 8:00 5 13 0 18 0 17 12 29 4 0 18 22 0 0 0 0 69 8:00 8:15 6 12 0 18 0 19 8 27 6 0 17 23 0 0 0 0 68 8:15 8:30 4 14 0 18 0 14 6 20 8 0 16 24 0 0 0 0 62 8:30 8:45 4 15 0 19 0 17 8 25 6 0 18 24 0 0 0 0 68 8:45 A.M. Total 35 97 0 132 0 116 65 181 37 0 120 157 0 0 0 0 470 A.M. Total 16:00 4 16 0 20 0 33 18 Sl 8 0 24 32 0 0 0 0 103 16:00 16:15 5 16 0 21 0 31 16 47 7 0 24 31 0 0 0 0 99 16:15 16:30 7 14 0 21 0 34 16 50 11 0 29 40 0 0 0 0 111 16:30 16:45 11 13 0 24 0 33 15 48 12 0 25 37 0 0 0 0 109 16:45 17:00 9 12 0 21 0 34 12 46 12 0 24 36 0 0 0 0 103 17:00 17:15 10 9 0 19 0 29 10 39 15 0 23 38 0 0 0 0 96 17:15 17:30 9 7 0 16 0 23 9 32 14 0 19 33 0 0 0 0 81 17:30 17:45 8 8 0 16 0 25 6 31 12 0 17 29 0 0 0 0 76 17:45 P.M. Total 63 95 0 158 0 242 102 344 91 0 185 276 0 0 0 0 778 P.M. Total 1 Hour EB: HOPEWELL RD WB: HOPEWELL RD NB: I-81 RAMP SB: I Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 16 43 0 59 0 49 31 80 13 0 51 64 0 0 0 0 203 7:00 7:15 16 48 0 64 0 57 37 94 15 0 59 74 0 0 0 0 232 7:15 7:30 18 48 0 66 0 63 37 100 17 0 63 80 0 0 0 0 246 7:30 7:45 18 51 0 69 0 65 35 100 22 0 67 89 0 0 0 0 258 7:45 8:00 19 54 0 73 0 67 34 101 24 0 69 93 0 0 0 0 267 8:00 16:00 27 59 0 86 0 131 65 196 38 0 102 140 0 0 0 0 422 16:00 16:15 32 55 0 87 0 132 59 191 42 0 102 144 0 0 0 0 422 16:15 16:30 37 48 0 85 0 130 53 183 50 0 101 151 0 0 0 0 419 16:30 16:45 39 41 0 80 0 119 46 165 53 0 91 144 0 0 0 0 389 16:45 17:00 36 36 0 72 0 111 37 148 53 0 83 136 0 0 0 0 356 17:00 1 Hour EB: HOPEWELL RD WB: HOPEWELL RD NB: I-81 RAMP SB: 1 Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 8:00 19 54 0 73 0 67 34 101 24 0 69 93 0 0 0 0 267 8:00 A.M. Peak PHF = 0.96 PHF = 0.87 PHF = 0.97 PHF = 0.97 A.M. Peak 16:00 27 59 0 86 0 131 65 196 38 0 102 140 0 0 0 0 422 16:00 P.M. Peak PHF = 0.90 PHF = 0.96 PHF = 0.88 PHF = 0.95 P.M. Peak 0 0 • i Intersection: E-W: HOPEWELL RD Weather Dry File Namel N-S: I-81-RAMP Count By JJP Input By JJP Location CLEAR BROOK,VA Count Date 5/5/2006 15 Minute EB: HOPEWELL RD WB: HOPEWELL RD NB: SB: I-81-RAMP 15 Min. Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thor Right Total E & W Begining 7:00 0 9 6 15 12 5 0 17 0 0 0 0 3 0 3 6 38 7:00 7:15 0 8 4 12 10 6 0 16 0 0 0 0 5 0 4 9 37 7:15 7:30 0 10 7 17 9 6 0 15 0 0 0 0 4 0 2 6 38 7:30 7:45 0 14 6 20 14 9 0 23 0 0 0 0 6 0 4 10 53 7:45 8:00 0 13 8 21 14 8 0 22 0 0 0 0 6 0 3 9 52 8:00 8:15 0 12 9 21 11 12 0 23 0 0 0 0 6 0 6 12 56 8:15 8:30 0 14 6 20 12 14 0 26 0 0 0 0 4 0 4 8 54 8:30 8:45 0 12 7 19 10 10 0 20 0 0 0 0 7 0 4 11 50 8:45 A.M. Total 0 92 53 145 92 70 0 162 0 0 0 0 41 0 30 71 378 A.M. Tota] 16:00 0 Il 5 16 16 19 0 35 0 0 0 0 14 0 6 20 71 16:00 16:15 0 9 3 12 15 22 0 37 0 0 0 0 12 0 5 17 66 16:15 16:30 0 13 6 19 13 25 0 38 0 0 0 0 15 0 8 23 80 16:30 16:45 0 14 6 20 18 25 0 43 0 0 0 0 17 0 6 23 86 16:45 17:00 0 16 5 21 22 27 0 49 0 0 0 0 12 0 10 22 92 17:00 17:15 0 12 7 19 18 21 0 39 0 0 0 0 9 0 11 20 78 17:15 17:30 0 11 4 15 14 17 0 31 0 0 0 0 11 0 9 20 66 17:30 17:45 0 12 4 16 12 14 0 26 0 0 0 0 7 0 5 12 54 17:45 P.M. Total 0 98 40 138 128 170 0 298 0 0 0 0 97 0 60 157 593 P.M. Total 1 Hour EB: HOPEWELL RD WB: HOPEWELL RD NB: SB: I-81-RAMP 1 Hour Period N,S, Period Begining Left Thor Right Total Left Thor Right Total Left Thor Right Total Left Thor Right Total E & W Begining 7:00 0 41 23 64 45 26 0 71 0 0 0 0 18 0 13 31 166 7:00 7:15 0 45 25 70 47 29 0 76 0 0 0 0 21 0 13 34 180 7:15 7:30 0 49 30 79 48 35 0 83 0 0 0 0 22 0 15 37 199 7:30 7:45 0 53 29 82 51 43 0 94 0 0 0 0 22 0 17 39 215 7:45 8:00 0 51 30 81 47 44 0 91 0 0 0 0 23 0 17 40 212 8:00 16:00 0 47 20 67 62 91 0 153 0 0 0 0 58 0 25 83 303 16:00 16:15 0 52 20 72 68 99 0 167 0 0 0 0 56 0 29 85 324 16:15 16:30 0 55 24 79 71 98 0 169 0 0 0 0 53 0 35 88 336 16:30 16:45 0 53 22 75 72 90 0 162 0 0 0 0 49 0 36 85 322 16:45 17:00 0 51 20 71 66 79 0 145 0 0 0 0 39 0 35 74 290 17:00 1 Hour EB: HOPEWELL RD WB: HOPEWELL RD NB: SB: I-81-RAMP Period N,S, Begining Left Thor Right Total Left Thru Right Total Left Thru Right Total Left Thor Right Total E & W PA.M.Peak 7:45 0 53 29 82 51 43 0 94 0 0 0 0 22 0 17 39 215 A.M. Peak PHF = 0.98 PHF = 0.90 PHF = PHF = 0.81 0.96 16:30 0 55 24 79 71 98 0 169 0 0 0 0 53 0 35 88 336P.M. Peak PHF = 0.94 PHF = 0.86 PHF = PHF = 0.96 0.91 0 0 0 LJ Intersection: E-W: Hopewell Road/Brucetown Road Weather Dr N-S: I Route I I Count ByjSD Location Clearbrook, VA Count Date 8/292005 File Name Input By SD 15 Minute EB: Hopewell Road WB: Brucetown Road NB: Route I I SB: Route 11 15 Min. Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 23 18 17 58 22 13 19 54 12 41 16 69 5 59 38 102 283 7:00 7:15 16 15 22 53 14 8 16 38 17 39 15 71 1 53 27 81 243 7:15 7:30 16 11 8 35 6 11 14 31 5 30 9 44 3 55 31 89 199 7:30 7:45 13 10 5 28 12 7 13 32 8 31 12 51 2 41 24 67 178 7:45 8:00 11 8 4 23 15 8 18 41 13 29 17 59 6 42 32 80 203 8:00 8:15 9 12 10 31 9 5 11 25 11 26 13 50 6 33 25 64 170 8:15 8:30 14 9 22 45 7 11 6 24 12 29 9 50 4 40 15 59 178 8:30 8:45 10 7 18 35 5 8 3 16 15 34 12 61 5 37 17 59 171 8:45 9:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 9:15 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:15 9:30 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:30 9:45 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:45 A.M. Total 112 90 106 308 90 71 100 261 93 259 103 455 32 360 209 601 1625 A.M. Total 16:00 18 Il 5 34 12 9 13 34 17 58 16 91 6 32 12 50 209 16:00 16:15 17 11 12 40 14 10 17 41 21 61 14 96 8 39 21 68 245 16:15 16:30 14 8 12 34 14 11 8 33 19 76 17 112 9 34 37 80 259 16:30 16:45 10 6 16 32 8 11 9 28 26 69 19 114 14 37 33 84 258 16:45 17:00 13 8 13 34 16 14 13 43 22 58 22 102 10 45 29 84 263 17:00 17:15 11 7 9 27 10 9 10 29 25 53 26 104 8 36 30 74 234 17:15 17:30 14 8 14 36 8 7 6 21 19 57 21 97 8 32 23 63 217 17:30 17:45 13 8 10 31 7 5 5 17 22 52 23 97 10 35 26 71 216 17:45 18:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 18:00 18:15 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 18:15 18:30 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 18:30 18:45 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 18:45 P.M. Total 110 67 91 268 89 76 81 246 171 484 158 813 73 290 211 574 1901 P.M. Total •1 Hour EB: Hopewell Road WB: Brucetown Road NB: Route 1 l SB: Route 1 l 1 Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 7:00 68 54 52 174 54 39 62 155 42 141 52 235 11 208 120 339 903 7:00 7:15 56 44 39 139 47 34 61 142 43 129 53 225 12 191 114 317 823 7:15 7:30 49 41 27 117 42 31 56 129 37 116 51 204 17 171 112 300 750 7:30 7:45 47 39 41 127 43 31 48 122 44 115 51 210 18 156 96 270 729 7:45 8:00 44 36 54 134 36 32 38 106 51 118 51 220 21 152 89 262 722 8:00 8:15 33 28 50 111 21 24 20 65 38 89 34 161 15 110 57 182 519 8:15 8:30 24 16 40 80 12 19 9 40 27 63 21 111 9 77 32 118 349 8:30 8:45 10 7 18 35 5 8 3 16 15 34 12 61 5 37 17 59 171 8:45 9:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 16:00 59 36 45 140 48 41 47 136 83 264 66 413 37 142 103 282 971 16:00 16:15 54 33 53 140 52 46 47 145 88 264 72 424 41 155 120 316 1025 16:15 16:30 48 29 50 127 48 45 40 133 92 256 84 432 41 152 129 322 1014 16:30 16:45 48 29 52 129 42 41 38 121 92 237 88 417 40 150 115 305 972 16:45 17:00 51 31 46 128 41 35 34 110 88 220 92 400 36 148 108 292 930 17:00 17:15 38 23 33 94 25 21 21 67 66 162 70 298 26 103 79 208 667 17:15 17:30 27 16 24 67 15 12 11 38 41 109 44 194 18 67 49 134 433 17:30 17:45 13 8 10 31 7 5 5 17 22 52 23 97 t0 35 26 71 216 17:45 18:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 18:00 I Hour EB: Hopewell Road WB: Brucetown Road NB: Route I 1 SB: Route I 1 I Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Tarn Right Total E & W Begining 7:00 68 54 52 174 54 39 62 155 42 141 52 235 11 208 120 339 903 7:00 A.M. Peak PHF = 0.75 PHF = 0.72 PHF = 0.83 PHF = 0.83 0.80 A.M. Peak 16:15 54 33 53 140 52 46 47 145 88 264 72 424 41 155 120 316 1025 16:15 P.M. Peak PHF = 0.88 PHF = 0.84 PHF = 0.93 PHF = 0.94 0.97 P.M. Peak 0 0 Intersection: E-W: CEDAR HILL RD Weather Dry File Name . N-S: IROUTE 11 Count By JJP Input By I JJP Location CLEAR BROOK,VA Count Date 5/24/2006 15 Minute EB: CEDAR HILL RD WB: RT 671 NB: ROUTE 11 SB: ROUTE 11 15 Min. Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thor Right Total Left Thru Right Total E & W Begining 7:00 1 0 12 13 4 0 0 4 6 28 0 34 1 44 1 46 97 7:00 7:15 4 0 8 12 5 0 0 5 5 36 0 41 0 53 0 53 111 7:15 7:30 0 0 10 10 1 0 0 1 5 25 0 30 0 54 0 54 95 7:30 7:45 0 0 7 7 0 0 0 0 0 23 1 24 0 57 1 58 89 7:45 8:00 1 0 9 10 2 0 0 2 3 18 0 21 0 42 0 42 75 8:00 8:15 2 0 9 11 1 0 0 1 3 40 0 43 0 43 0 43 98 8:15 8:30 1 0 3 4 0 0 1 1 3 25 0 28 0 36 0 36 69 8:30 8:45 0 0 2 2 1 0 0 1 7 33 0 40 0 41 0 41 84 8:45 A.M. Total 9 0 60 69 14 0 1 15 32 228 1 261 1 370 2 373 718 A.M. Total 16:00 3 0 7 10 2 0 0 2 19 78 1 98 0 50 1 51 161 16:00 16:15 1 0 7 8 1 0 1 2 13 74 2 89 0 34 2 36 135 16:15 16:30 2 0 3 5 0 0 0 0 11 75 0 86 0 35 1 36 127 16:30 16:45 0 0 15 15 1 0 0 1 13 66 1 80 0 27 3 30 126 16:45 17:00 0 0 11 11 2 0 0 2 15 75 1 91 0 41 0 41 145 17:00 17:15 1 0 5 6 1 0 0 1 12 81 2 95 0 30 4 34 136 17:15 17:30 1 0 8 9 0 0 0 0 15 65 0 80 0 34 1 35 124 17:30 17:45 1 0 3 4 0 0 0 0 10 76 1 87 0 30 0 30 121 17:45 P.M. Total 9 0 59 68 7 0 1 8 108 590 8 706 0 281 12 293 1075 P.M. Total 1 Hour EB: CEDAR HILL RD WB: RT 671 NB: ROUTE 11 SB: ROUTE 11 1 Hour Period N,S, Period Begining Left Thor Right Total Left Thor Right Total Left Thru Right Total Left Thor Right Total E & W Begining 7:00 5 0 37 42 10 0 0 10 16 112 1 129 1 208 2 211 392 7:00 7:15 5 0 34 39 8 0 0 8 13 102 1 116 0 206 1 207 370 7:15 . 7:30 3 0 35 38 4 0 0 4 11 106 1 118 0 196 1 197 357 7:30 7:45 4 0 28 32 3 0 1 4 9 106 1 116 0 178 1 179 331 7:45 8:00 4 0 23 27 4 0 1 5 16 116 0 132 0 162 0 162 326 8:00 16:00 6 0 32 38 4 0 1 5 56 293 4 353 0 146 7 153 549 16:00 16:15 3 0 36 39 4 0 1 5 52 290 4 346 0 137 6 143 533 16:15 16:30 3 0 34 37 4 0 0 4 51 297 4 352 0 133 8 141 534 16:30 16:45 2 0 39 41 4 0 0 4 55 287 4 346 0 132 8 140 531 16:45 17:00 3 0 27 30 3 0 0 3 52 297 4 353 0 135 5 140 526 17:00 1 Hour EB: CEDAR HILL RD WB: RT 671 NB: ROUTE 11 SB: ROUTE 11 Period N,S, Begining Left Thor Right Total Left Thru Right Total Left Thru Right Total Left Thor Right Total E & W kPeak 7:00 5 0 37 42 10 0 0 10 16 112 1 129 1 208 2 211 392 A.M. Peak PHF = 0.81 PHF = 0.50 PHF = 0.79 PHF = 0.91 0.88 16:00 6 0 32 38 4 0 1 5 56 293 4 353 0 146 7 153 549P.M. Peak PHF = 0.63 PHF = 0.63 PHF = 0.90 PHF = 0.75 0.85 0 Patton Harris Rus Associates, pc • Engineers. Surveyors. Plan' Landscape Architects. PH"A+Fax: 200 Ma insburFoxcro, Avenue, roil 54Martinsburg, West Virginia 25401 Phone: 4.264. .2711 671 304.264.3671 To: Susan Organization/Company: From: Date: Project Name/Subject: PHR+A Project file Number: Frederick County Planning Department Michael Glickman. PL. Addendum August 3, 2006 An Addendum to: A Trq(Lic Impact Anal .ry is of the lrloodride Commercial Center 14556-1-0 Patton Harris Rust & Associates, pc (PHR+A) has prepared an addendum to: A Tra�c Impact Ana of the I.Foodside Covzmenial Centel; by PHR+A, dated June 12, 2006. The Woodside Cointnercial Center development is to be located at the soudleastern corner of the intersection of Woodside Road (Route 671) and Martinsburg Pike (US Route 11), in Frederick County, Virginia. The purpose of this document is to present a correction to the 2010 Build -out Lane Geometry and Levels of Service figure that was presented in the June 2006 study. Specifically, the northbound and southbound movements at the intersection of Routel I /Hopewell Road/Brucetown Road have been change from LOS A to LOS C during both the AM and PM peak hours. Figure 1 shows the respective 2010 build -out lane geometry and AM/PM peak hour levels of service. All HCS+ levels of service worksheets are included in the Appendix section of this report. AUG Page 1 of 2 Patton Harris Rusw Associates, pc Addendum To: Susan Eddy Page 2 of 2 AM Peak Hour (PM Peak Hour) * Denotes Unsignalized Critical Movement + n Denotes two-way left turn lane IFigure 1 2010 Build -out Lane Geometry and Levels of Service I Engineers 9 Surveyors • Planners • Landscape Architects 0 • APPENDIX 0 • HCS+ Worksheets • • 8/3/2006 0 SHORT REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 0810312006 Time Period AM Peak Hour Intersection Rt. 11 & Hopewell Rd/Brucetown Area Type All other areas Jurisdiction Analysis Year 2010 Build -out Conditions Volume and Timina Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 0 1 1 0 1 0 1 1 0 1 1 0 Lane Group LT R LTR L TR L TR Volume (vph) 95 62 97 62 45 71 82 226 60 13 284 140 % Heavy Vehicles 7 7 7 7 7 7 7 7 7 7 7 7 PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed/Actuated (P/A) A A A A A A A A A A A A Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3.2 3.2 = 3.2 Phasing EB Only WB Only 03 04 NS Perm 06 07 08 Timing G= 16.0 1Y= G= 19.0 G= G= G= 30.0 G= G= I G= 1Y= 10 Y= 10 Y= Y= IY= 5 Y= Y= Duration of Analysis (hrs) = 0.25 Cycle Length C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 165 102 187 86 301 14 446 Lane Group Capacity 306 268 349 152 573 261 563 v/c Ratio 0.54 0.38 0.54 0.57 0.53 0.05 0.79 Green Ratio 0.18 0.18 10.21 0.33 0.33 0.33 10.33 Uniform Delay d1 33.6 32.6 31.6 24.6 24.2 20.4 27.2 Delay Factor k 0.14 0.11 0.14 0.16 0.13 0.11 0.34 Incremental Delay d2 1.9 0.9 1.6 1 4.9 0.9 0.1 7.6 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Control Delay 35.6 33.5 33.2 29.5 25.1 20.5 34.8 Lane Group LOS D C C C C C C Approach Delay 34.8 33.2 26.1 34.4 Approach LOS C C C C Intersection Delay 31.8 Intersection LOS C Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 8/3/2006 10:13 AM Patton Harris Rust Associates a 0 8/3/2006 SHORT REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 0810312006 Time Period PM Peak Hour Intersection Rt. 11 & Hopewell Rd/Brucetown Area Type All other areas Jurisdiction Analysis Year 2010 Build -out Conditions Volume and Timina Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 0 1 1 0 1 0 1 1 0 1 1 0 Lane Group LT R LTR L TR L TR Volume (vph) 63 87 102 60 53 54 152 374 83 47 262 144 % Heavy Vehicles 7 7 7 7 7 7 7 7 7 7 7 7 PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed/Actuated (P/A) A A A A A A A A A A A A Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking/Grade/Parking N 5 N N 0 N N 0 N N 0 N Parking/Hour Bus Stops/Hour 0 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3.2 3.2 3.2 Phasing EB Only WB Only 03 04 NS Perm 06 07 08 Timing G= 14.0 G= 15.5 G= G= IY= G= 30.5 G= G= G= I Y= 10 Y= 10 Y= Y= 5 Y= Y= Y= Duration of Analysis hrs) = 0.25 C cle Length C = 85.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 158 107 176 160 481 49 428 Lane Group Capacity 279 242 304 198 620 160 603 v/c Ratio 0.57 0.44 0.58 0.81 0.78 0.31 0.71 Green Ratio 0.16 0.16 0.18 0.36 0.36 0.36 0.36 Uniform Delay d1 32.7 32.0 31.8 24.6 24.2 19.6 23.4 Delay Factor k 0.16 0.11 0.17 0.35 0.33 0.11 0.27 Incremental Delay d2 2.7 1.3 2.8 21.5 6.2 1.1 3.9 PF Factor 1.000 1.000 1.000 1 1.000 1.000 1.000 1.000 Control Delay 35.4 33.3 34.5 46.1 30.4 20.7 27.3 Lane Group LOS D C C D C C C Approach Delay 34.5 34.5 34.3 26.6 Approach LOS C C C C Intersection Delay 32.0 Intersection LOS C Copyright © 2005 University of Florida, All Rights Reserved HCS+TM Version 5.2 Generated: 8/3/2006 10:13 AM Patton Harris Rust Associates • • Patton Harris Rust & Associates, pc Engineers. Surveyors. Planners. Landscape Architects. 300 Foxcroft Avenue, Suite 200 PR+AT Martinsburg, West urginia 25401 H 304.264.2711 Transmittal F 304.264.3671 To: Susan Eddy Organization/Company: Frederick County Planning Department Address: 107 North Kent Street Winchester, VA 22601 Telephone Number: Date: From: Project Name/Subject: Via: August 3, 2006 Michael Glickman, P.E. Woodside Commercial Center UPS — Overnight Internal Project File #: 14556-1-0 Quantity File # Date Description Transmitted An Addendum to a "Traffic Impact Analysis of the Woodside Commercial ❑ Herewith 1 14556-1-0 8/3/06 Center ❑ Under separate cover Material ❑ Originals ❑ Photocopies ❑ Diskette ❑ Shop Drawings ❑ Mylar _ ❑ Ozalid Prints ❑ Invoice ❑ Sepia Purpose ❑ Your Use ❑ Your Files Notes: ❑ Approval ❑ Please Return: Corrected Prints ❑ Please Submit: Revised Prints Received by: Date: 0 • COUNTY of FREDERICK Department of Planning and Development 107 North Kent Street, Suite 202 . Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION TO: U rc- rn COMPANY: FAX Remarks: Date: I i L't-1 I ap Number of Pages (including cover sheet) ccFrom the desk of: 0 0 -)� R)vf-e s '8 �- 't • • i Figure 8 PR+AH Average Daily Trips 2010 Build -out Traffic Conditions A Traffic Impact Analysis of the Woodside commercial uenie, Project Number: 14556-1-0 June 12,2006 Page 11 • • * Denotes Unsignalized Critical Moveme Denotes two-way left turn lane /1 1 /Figure 9 2010 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis ot the wooaswe uumm-1-t- Project Number: , 21 ,+ Junee 1212006 Page 12 [it • • No Scale Unsignatized Q Intersection Sys * O� �a ` A(A)* d N0�we1l R- // 110 Unsignalized Intersection * Uasignalized Intersection BNcetoWn Rc �' Iii`,tersgct? 'Leis=c( "Suggested Improvements" Signalization EB -1 Right AM Peak Hour (PM Peak Hour) * Denotes Unsignalized Critical Moveme'. Denotes two-way left turn lane l�Hl-� Figure 5 2010 Background Lane Geometry and Levels of Service A Traffic Impact Analysis of the Woodside Commercial Center P Protect Number: , 21 June 1212006 H Page 7 It I No Scale io � ry �r L/ 4000 62(60) (62)78 1 Btucetow (102 ;� N � N ti ntr� AM Peak Hour (PM Peak How 1 Figure 4 2010 Background Traffic Conditions A Traffic Impact Analysis of the Woodside Commercial Center PHP ProjectNumber: 1- Page 66 Junee 1 12, 2 Page 6 0 Patton Harris RA& Associates, pc Addendum T o : Lloyd Ingram Page 2 of 3 No Scale ti ro�� Site-drivewayF (5)5 (49)46 —% •� 4 5 11 �~ •S Site-drivewa b ^� M S xOPetyell'load N �` 4� 44(5 ) 1 61(59) Brucetown Road � o 8 ftft# 11 ■TJ I AM Peak Hour(PM Peak Hour) A Figure 1 2008 Build -Out Peak Hour Traffic Volumes Engineers 9 Surveyors • Planners • Landscape Architects Patton Harris RUN& Associates, pc No Scale Unsignalized Intersection F Site -driveway S1 *B)B Road `� i— �Q C(D1: Unsijg alized Intersection Addendum T o : Lloyd Ingram Page 3 of 3 signalized "Suggested [ntersection Improvements" LOS=C(C) .:ignalization Ucl (C)C NOTE: Assumed 10 second yellow/red clearance for the eastbound and westbound direction to account for the offset. grticetown 0 Denotes stop sign control in Denotes traffic signal control Denotes two-way left turn lane * Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) Figure 2 2008 Build -Out Lane Geometry and Levels of Service Engineers • Surveyors • Planners . Landscape Architects No Scale Improvements" SignaUzation i & EB -1 left-b Denotes stop sign control IDenotes traffic signal control Denotes two-way left turn Ian( * Denotes Unsignalized Critical Movemen AM Peak Hour (PM Peak Hou 1 1 Figure 9 2008 Build -Out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Clearbrook Properties PHP Project Number: , 21 1 Octoberr 13, 31305 Page 2 • CONCLUSION � J The traffic impacts associated with the proposed Clearbrook Properties are acceptable and manageable. Per the VDOT Road Design Manual, PHR+A also evaluated the need for turn lanes along Route 11 at the intersection of Route 11 (Martinsburg Pike)/Hopewell RoadBrucetown Road and Route 11/site-driveway. The following describes the recommended roadway improvements for each of the study area intersections (also shown in Figure 9 for build -out conditions): • Route Il/Hopewell RoadBrucetown Road: Signalization and one eastbound left - turn lane will be required to maintain acceptable levels of service during 2008 build -out conditions. Also, one northbound left -turn lane is warranted per the VDOT Road Design Manual • Route 11/Site-Driveway: Per the VDOT Road Design Manual, one northbound left - turn lane is warranted. A_Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957-1-0 PHP October 13, 2005 Page 13 Impact Statement For consideration of Rezoning the lands for the Clearbrook Business Center Stonewall Magisterial District Frederick County, Virginia November 1, 2005 Revised February 13, 2006 Tax Map Numbers 33-(A)-122A 33-(A)-123 Total Area: 16.886 acres Owner: R & J Land Development, LLC 1631 Redbud Road Winchester, VA 22603 (540)974-6768 Contact: Gary R. Oates, LS-B, PE GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 (540) 667-2001 ofc (540) 545-4001 fax F E B 1 4 2006 P. 1 Immediate TX Result Report ( Jul.242006 3:32PM ) * * * Fax Header) File Date Time Destination Mode TXtime Page Result User Name No. ---------------------------------------------------------------------------------------------------- Jul. 24. 3:30PM 540 984 5607 G3TES 1"33" P. 12 OK 4215 # Batch M Memory L Send ater @ . Forwarding E ECM S Standard D DetailF Fine ) Reduction * LAN —Fax t Delivery Q RX Notice Req. A RX Notice Printed ''01)1011IM08•By GREYWOLFE INC 0 a 00�10185610 W • a THIS DEED, made and dated this day of September, 2006, by and o between DOUGLAS L. BRILL and BONNIE R. BRILL, husband and wife, .g hereinafter called the Grantors; and SILVERWOLFE, LLC, a Virginia limited liability company, hereinafter called the Grantee. y.op� WITNESSETH: That for and in consideration of the sum of Ten D ollars, o i C and other valuable consideration, the receipt of which is hereby acknowledged, m ,s md3 the Grantors do hereby grant and convey with General Warranty and English .�# .. Covenants of title unto the Grantee, in fee simple, the following property: a m • 0 All of that certain tract or parcel of land, together with , x the appurtenances thereunto belonging, lying and being situate va a in Stonewall Magisterial District, Frederick County, Virginia, containing 8.835 acres, more or less and more particularly o described by plat and survey dated March 21, 1987 by H. Bruce u H u Edens, C.L.S., a copy of which is recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia in Deed Book 868, at Page 1311, and by this reference incorporated herein; AND BEING the same property conveyed to Douglas L. Brill and Bonnie R. Brill by deed dated October 30, 1996, from Dewitt D. Robinson and Patsy E. Robinson, his wife, of record in the aforesaid Clerk's Office in Deed Book 868, at Page 1309. Reference is hereby made to the aforesaid instruments and the attachments and the references therein contained, for a more particular description of the property hereby conveyed. This conveyance is made subject to all easements, rights of way and OgE00RVP. HUTCHIN/Q111 AT nm"I A I 124 B. BRAOpOCK 6T. restrictions of record, if any, affecting the subject property. W"CHEBTER VA 22B01 • • =Rs DRYF. HUTGHMSON ATTORNEY AT LAW 124 B. BRADDOCK ST, VINC?i STER•VA22601 O WITNESS the following signatures and seals: E 1 I S TA'7 OF , CITY/COu'w�VJM�j 0 , to -wit: The foregoing instrument was aeicnow-_edgec before me in my q City/County and State this � (-"'clay of September, 2006, by DOUGLAS L. BRILL and BONNIE R. BRILL. My Commission Expires: VIRCMA: F>7MERICK COUNTY:SM This instrument of writing was produced to me on %ka-aAakia-at P FM aml , iih certiftatc acknowledgement thereto annex d' ivas admitted to record. Tax imposed by Sec. 58.1-802 of t �-r" , and 58.1-801 have been paid, if assessable. f ;� J /_ , Clerk d Y PUBLIC ejl . ►. . 0 0 0 2006 T A X RECEIPT - 2ND FREDERICK COUNTY C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604-0225 H A L F Ticket #:0003547000 Date : 11/09/200 Register: CJO/CJ Trans. #: 30980 Dept # RE20060. Acct# 6506 2006 REAL ESTATE TAXES Previous 8.84 ACRES 33 A 124A Balance $ Acres: Land: 109900 Imp: BRILL, DOUGLAS L & BONNIE R PO BOX 130 CLEARBROOK, VA 22624-0130 8.84 Principal Being Paid $ 0 Penalty $ Interest $ Amount Paid $ *Balance Due $ 288.49 288.49 .00 .00 288.49 .00 Pd by SILVERWOLFE, LLC Check 288.49 # 1B 102 BALANCE DUE INCLUDES PENALTY/INTEREST THRU THE MONTH 11/2006 0 Woodside Commercial Center - ,"-')0T Comments to Rezoning Application Eric Lawrence Pagel of 1 'i From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.Virginia.gov] Sent: Thursday, February 08, 2007 8:24 AM To: greyWolfelnc@aol.com Cc: elawrenc@co.frederick.va.us; Copp, Jerry; Ingram, Lloyd Subject: Woodside Commercial Center - VDOT Comments to Rezoning Application Mr. Oates, This office has reviewed your application submittal for the Woodside Commercial Center Rezoning dated June 13, 2006 (revised January 26, 2007) and offers the following comments. The revised proffers do address VDOT's concern about the timing of the construction of the right turn lane at Woodside Road, Route 671. Our previous concerns remain a part of this review: . Under the Transportation Proffers offered, VDOT is agreeable with Proffers A, B, C, D and F. Under Item E. which calls for a prorata signalization agreement, the Residency would prefer a significant lump sum contribution to Frederick County towards the Route 672/11 intersection improvements. . As part of our report to the County, we will have to note "The Conclusion" as stated in your TIA: The intersection of Route 11, Hopewell Road and Brucetown Road will maintain unacceptable level of service during the 2010 background and buildout conditions. While the report suggests signalization and separate east bound right turn lanes would improve the level of service to "C" or better, due to current right-of-way restraints, these improvements are not possible. Therefore, it will be the County's decision whether they wish to approve this rezoning and thereby adding additional traffic to this already failing intersection. Thank you for the opportunity to comment on this proposal. Lloyd A. Ingram Transportation Engineer VDOT N Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5611 (540) 984-5607 (fax) 2/8/2007 UE C 00, P" 7 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 MEMORANDUM TO: Finance Department FROM: Pam Deeter, Office Assistant II SUBJECT: Return Of Sign Deposit DATE: March 29, 2007 The amount of $50.00 was deposited in line item 93-010-019110-0008 for the company named below had a deposit for one sign for Rezoning #18-06 for Woodside Commercial Center. The company has returned the sign and is therefore entitled to the return of the deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $50.00 to: Silverwolfe LLC 1073 Redbud Rd Winchester, VA 22603 RSA/pd 6�a 31AqJ07 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 DATE �,; lu�r NO. 9075 RECEIVED FROM ( U-1 J ' 4 J 1 ? t� l(� h 1.j 1; Y1( �L 1VX r7 C� a y (DQ3 ADDRESS i N �'c�la- illih�C{.�itt t�+�IO_LLAR(S $3.�) 1 ❑FOR RENT I�CJCJ -�r (�,�n111ii �C K_e.t�-•' SLT t S r ❑ FOR CCOUNT PrN S3-(A) 1;tIA AMT. OF• CASH ACCOUNT AMT. PAID �. .. - CHECK 'J BALANCE MONEY is ORDER BY 0 ��- a�St'• Se Abe �,ceo enJ ?m awe ee '�a e59ve Q�oQe� O�sM orsaes9Je to y co ot`ax °�Lbe .et a��c� sS,orec SS�ee� a� Abe CO asb�`\e a�eg5 J�e� yes e P+a ��eas �f �aJ� GorrrJ ZtiS � �tiZS P,�Sb � e� 65' cbesl5A016`` �aaCei ck�aJs �S Leo a�a o Kea e4a S �t@c �O�` t�`a�`o�O�RlG ov�s pp Qm �a�cb F � eaSJ<el�``aayea �i��e��a. . � • .. ° oEffe` ° \° 1 cad • • • • pN e F °rao J`S tea` �be`a,�5'�O • • • • G`S�� a`e ��`e�aeab f° • ` - � . NS d� to �abeo e(5(. . . • CF' ` 3 • • ti� �'a� edge .fie r T A X RICK COUNTY LLIAM ORNDOFF, BOX 225 R E C E I P T JR INCHESTER VA 22604-0225 •' v�,�t the 5` of e s •FO�(a�e��; ebe5``�J5`r SIGN DEPOSITS PLANNING de `-,�o o o �O Go�ec `Sea e .a� Ticket #:00005580001 a Date : 11/14/2006 Register: BCC/BC Trans. #: 62739 Dept # 1095 Acct# Previous Balance $ 100.00 Principal Being Paid $ 100.00 Penalty $ .00 Interest $ .00 Amount Paid $ 100.00 *Balance Due $ .00 Pd by PLANNING Check 27825.50 # VARIOUS BALANCE DUE INCLUDES PENALTY/INTEREST THRU THE MONTH 11/2006 TRANSMITTAL LETTER GREYWOLFE, INC. , 1073 REDBUD ROAD • WINCHESTER, VA 22603 (540) 667-2001 • (540) 545-4001 FAX GREYWOLFEINC@AOL.COM r' Frederick County Planning & Development November 9, 2006 107 North Kent Street Winchester, VA 22603 Attn: Candice E. Perkins Subject: Woodside Commercial Center Dear Sir: Attached are revised proffer statements for the rezoning and responses to your comments are below. 1. The County's B-3 zoning district (Industrial Transition) was created to buffer between commercial and industrial uses. I disagree that commercial aspects of the B-3 zoning district should be proffered out since that would leave only M-1 (Industrial) uses. The commercial uses in B-3 such general offices should remain since they create the "transition". Secondly, this a relatively small site not suited for large scale buildings and truck traffic that is entailed with "industrial -only" parks. 2. The level of service C is not provided. The property value of this development is nowhere near large enough to construct the new intersection of Hopewell Road and Route 11. The proposed cash proffer offered based this development's impact will to have suffice, otherwise all commercial development on this corridor will not happen until a large enough project comes sometime in the future and that can construct the intersection. 3. Additional lanes on Route 11, other than the 12' lane proffered, may be required in the future. However, this will be based on the trips generated and the VDOT regulations in place at that time. Should a turn lane be necessary, VDOT will require it be designed and built at the site plan phase. 4. There are not any proposed uses at this time; therefore, since the traffic is below level of service C, we have computed the traffic based on 75,000 sf of retail per the rezoning application. 5. The consultant is revising the Traffic Impact Analysis to include the projects you listed. 6. The Traffic Impact analysis now shows an aligned intersection at Hopewell & Brucetown Road. This is a much better design that will solve the transportation issues instead of just improving enough to maintain a level of service C. 7. The amount of money needed to build the aligned intersection is more than the market value of this project once it is rezoned. Therefore, we are unable to build it. However, the proffer of $100 per trip insures that we are contributing our fair share to this goal. 8. I have removed the bonding portion from proffer #1b-c per your comment. 9. I maintain that the uses allowed in B-3 need to stay in place. The proximity of residences and Route 11 makes it more desirable to see general offices than a manufacturing plant. I think a B-1 or B-2 zoning would fit in better in this area. However, the Comprehensive Plan does indicate commercial west of Route 11 and industrial east. 10. As stated in the comment, "the zoning ordinance requires landscaping". I do not see the need to proffer something that is already required. However I have proffered the required landscaped buffer as require in the ordinance. 11. Proffer #8 has been revised to include restrictions of not only parking but outdoor storage and driving lanes other than the entrance. I also added that any required fire lanes in the front yard will have to be grass covered. 12. The single monument sign has been limited to a maximum height of 12' and a maximum area of 100 sf. 13. Agency comments are attached. 14. The submission fee is attached. Thank you, Gary R. Oates, LS-B, PE GreyWolfe, Inc 0 0 COUNTY of FREDERICK Department of Planning and Development 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION TO: COWAN FAX #: 5� ► S (i S L, 1 Remarks: Date: �0) IC i UP Number of Pages (including cover sheet)-3 From the desk of: PQ-M B P, 1 M Idiate TX Result Report ( Oct, 19 2006 9:53AM ) Fax Header) File Date Time Destination Mode TXtime Page Result User Name No, ---------------------------------------------------------------------------------------------------- Oct. 19. 9:51AM 1 540 545 4001 G3TES 1 "25" P. 4 OK 4807 # Batch M Memory L Send later @ . Forwarding E ECM S Standard D Detail F Fine Reduction x LAN —Fax t Delivery O RX Notice Req. A RX Notice 0 • TRANSMITTAL LETTER .;�GREYWOLFE, INC. _�\ f 1073 REDBUD ROAD • WINCHESTER, VA 22603 �r (540) 667-2001 • (540) 545-4001 FAX GREYWOLFEINC@a AOL.COM Frederick County Planning & Development September 21, 2006 107 North Kent Street Winchester, VA 22603 Attn: Candice E. Perkins Subject: Woodside Commercial Center Dear Sir: Attached are revised proffer statements for the rezoning and responses to your comments are below. The northeast land use plan designates the western side of Route 11 for commercial uses and the eastern side for industrial uses. The County's B-3 zoning district (Industrial Transition) was created to "buffer between these uses. I am using the B-3 district because: a. This site can not make use of the railroad behind it that was the driving force for industrial uses on the eastern side of Route 11 and along the railroad. b. There are two residences within close proximity; therefore, an M-1 zoning would be undesirable for them. c. The property lies between Route 11 and the most intense industrial uses in our County, the Quarry and a concrete plant. Therefore a "transitional area" seems to make sense. d. The size of this parcel would not lend itself well to an industrial park with a lot of truck traffic. 2. The entrance along Route 11 in needed in order to subdivide this lot in the future. Also, since we are providing the inter -parcel connector, the adjoining property will be able to utilize our entrance and not build on for their five / acres. The screening and buffer along Route 11 is accomplished by restricting parking lots between Route 11, installing a split rail fence, and reducing signage to one monument style sign. Furthermore, this will continue the appearance along Route 11 that started with the approved rezoning across Route 11. 3. The Traffic Impact Analysis indicated the level of service for this area will drop below level C whether this plan is approved or not. 0 0 4. All plans will be sent to VDOT for review. 5. Items 5 thru 8 relate to the Traffic study, in our meeting on September 12, you indicated that Mike Glickman, with Patton, Harris, & Rust, had revised the study and you were acceptable with it. Please let me know if that is not the case. 9. The site will have two lots fronting Route 11, two fronting Route 671, and one lot at the corner. I have revised the proffer to state the improvement constructed or bonded when the first building applies for an "occupancy permit". 10. The proffers eliminating or reducing particular uses has been revised. We are still excluding gasoline stations/truck stops. I have increased the use of "Amusement and recreational services operated indoors" to 10,000 sf because of a potential interest of a gym (national chain). The restriction to 10,000 sf is to keep a "Sportsplex" out. The other uses will be left in place. I am doing this for two reasons: 1. The revised proffer for cash contributions for offsite road improvements is linked to traffic counts. The purpose of reducing the floor areas of certain uses was to lessen the impact from high traffic counts. Now higher traffic counts will be accounted for with cash. 2. The purpose of using B-3 was to allow many of these uses as a "transition" to the industrial uses further east. If we were to exclude all uses except the industrial component, then we are back to M-1 zoning. The positive point of B-3 is we could have a restaurant, offices, or flex -tech along Route 11 and warehousing further away. 11. I do not agree building mounted signs should be eliminated along Route 11. I would agree that we should reduce their size. I have included a restriction of no more than eight square feet per business. That way a building with more than one tenant could place their name or logo on an awning or door. 12. The proffer for money to Clear Brook Fire and Rescue has been eliminated and the money to Frederick County Fire & Rescue increased from $0.05 to $0.10 per square foot. 13. Agency comments. I am still awaiting comments from Public Works, Clear Brook Fire and Rescue, and Bob Mitchell. 14. Fee. A check for $3,883.50 will be paid at submission. Thank you, Gary R. Oates, LS-B, PE GreyWolfe, Inc COUNTVo FREDERICK Department of Planning and Development 540/665-5651 -'� "'�°�- -°• ° FAX: 540/665-6395 MEMORANDUM TO: Robert T. Mitchell, Esquire FROM: Susan K. Eddy, AICP, Senior Planner 5<E RE: Rezoning Application Proffer Statement DATE: June 20, 2006 Please find attached to this memorandum the proffer statements for the Woodside Commercial Center rezoning application that has recently been submitted to the Department of Planning & Development. The rezoning application appears to be relatively close to being complete. Therefore, it is appropriate at this time for your office to provide a formal comment on the form and content of the proffer statement. Thank you for your continued assistance. cc: John R. Riley, Jr., County Administrator Attaclunent SKE/bad 107 North Kent Street, Suite 202 ® Winchester, Vir&la 22601-5000 1 t � Nf .,.' t }, 2t � f; � y � p Lkt �# r � ; �:� �� Y ` � c`S .. >i� %� RC T WRICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 August 4, 2006 Mr. Gary Oates GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603-4757 RE: Proposed Rezoning of Woodside Commercial Center Dear Gary: I have had the opportunity to review the draft rezoning application for the Woodside Commercial Center. This application seeks to rezone 8.835 acres from RA (Rural Areas) District to the B3 (Industrial Transition) District. Staff's review comments are listed below for your consideration.. 1. Northeast Land Use Plan. The site is within the limits of the Northeast Land Use Plan, and designates the site for industrial use. The plan further states that "Industrial land uses are proposed adjacent to the railroads in the southern and northern portions of the study area". The B3 Zoning District is an industrial transition district and is generally consistent with the Northeast Land Use Plan as it relates to this site on Martinsburg Pike, so long as many of the commercial uses allowed in the B3 district are prohibited from this site. 2. Northeast Land Use Plan. The Northeast Land Use Plan discourages individual lot access on the Martinsburg Pike corridor, encourages inter -parcel connections, and recommends adequate screening from adjoining land uses and recommends greater setbacks and buffers and screening along Martinsburg Pike. The proffer statement submitted does address screening of the adjoining RA residential properties, but does not address screening or access along Martinsburg Pike. The proffers state that only one entrance will be permitted onto Martinsburg Pike; since this site has adequate road frontage on Woodside Road, which the applicant is proposing to improve, the only access onto this site should be from Woodside Road and access onto Martinsburg Pike should be prohibited. 3. Northeast Land Use Plan. The plan calls for Level of Service Category C or better for proposed industrial and commercial development. This application does not provide that Level of Service. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 • Page 2 Mr. Gary Oates RE: Proposed Rezoning of Woodside Commercial Center August 4, 2006 4. Northeast Land Use Plan. The plan calls for improving Martinsburg Pike (Route 11 North) to a four -lane facility. The applicant has proffered to construct a 12' lane along the road frontage for this site, as well as dedications for Route 11 and Woodside Road. The applicant will need to work with VDOT to ensure this meets the ultimate requirements for Route I 1 North. 5. Impact Assessment Statement — Proposed Uses. The application states the rezoning is for B3 (Industrial Transition) uses and the TIA is based on 75,000 square feet of heavy industry. Heavy Industry is not allowed in the B3 District. It is only allowed in the M2 (Industrial General) District. Furthermore, unless a specific use is proffered, the County will assume the maximum possible development (retail) as per the County's rezoning application, combined with the proffered floor space. The applicant will need to base the TIA and all analysis on what is actually proffered with the development, which includes 75,000 square feet of floor area with various uses (restaurant, etc.). Basing the TIA on heavy industry is not acceptable. 6. Traffic Impact Analysis. As stated previously, the Northeast Land Use Plan calls for Level of Service C or better. Even with the suggested improvements in the TIA, Level of Service C is not provided. Furthermore, the TIA suggested improvements include signalization and an eastbound left turn lane at the intersection of Route '11/Hopewell Road/Brucetown Road. Only a pro-rata share of the signalization is proffered. The turn lanes are not proffered. 7. Traffic Impact Analysis (Background). The background information provided in the TIA for Woodside Commercial Center does not include the recently approved Clearbrook Business Center rezoning, as well as the North Stephenson Rezoning (Omps). Also, the numbers provided for the Rutherford's Farm Rezoning (background — 500,000sf) do not appear to match what is associated with the rezoning. The original M1 rezoning was proffered at over 1.4 million square feet of floor area (9,744 average daily trips (ADT)) and the subsequent rezoning of a portion of this site to B2/B3 added another 2,368 ADT. Correct errors. 8. Traffic Impact Analysis (Levels of Service). Figure 9 of the submitted TIA shows that the Route 11 /Hopewell Road/Brucetown Road will be able to achieve acceptable levels of service with the suggested improvements. These levels of service are better than what was projected with the Clearbrook Business Center rezoning TIA and appear incorrect. 9. Proffer Statement (#lb-c). Proffer lb states that the additional lane along Route 11 will be built prior to occupancy of any building accessing Route 11. 0 0 Page 3 Mr. Gary Oates RE: Proposed Rezoning of Woodside Commercial Center August 4, 2006 Potentially, if all buildings access Woodside Road, the additional Route 11 lane would never be required. This lane should be built prior to occupancy of anything on the site. Proffer lc has a similar situation to lb, and the paving of Route 671 should also be done prior to occupancy of anything on the site. 10. Proffer Statement (44-9). The applicant has proffered to prohibit gasoline service stations and truck stops and proffers a limited floor space of uses like restaurants, warehousing, hardware stores and recreational services. Since the Comprehensive Plan calls for this site to be used for industrial uses, general business offices should be proffered out as well as some of the uses for which you limited the square footage. 11. Proffer Statement (#11). The proffer that pertains to signage states that the applicant will not install any signs along Martinsburg Pike other than one monument sign. Building mounted signs that face Martinsburg Pike should be prohibited as well. 12. Monetary Contributions. The proffers state that the Clearbrook Fire & Rescue Department will receive $0.05 per building square foot. Proffers cannot be made to individual companies; all proffers need to be directed to Frederick County Fire & Rescue. 13. Agency Comments. Please provide appropriate agency comments from the following agencies: Historic Resources Advisory Board, Virginia Department of Transportation, Frederick County Department of Public Works, Frederick County Fire Marshall, Frederick County Department of Parks and Recreation, Frederick County Sanitation Authority, Frederick -Winchester Health Department, Clearbrook Fire and Rescue Company and the Frederick -Winchester Service Authority. The proposed proffers have been forwarded by staff to the Frederick County Attorney. Once attorney comments are received by the Planning Department, they will be forwarded to your office. Attorney comments are required for acceptance of the rezoning application. 14. Fees. The fee for this application includes a $3,000.00 base fee plus $100.00 per acre, and a $50.00 public hearing sign fee. Thus, a total of $3,883.50 is due upon submission of the official rezoning application. This is based on fees as of January 27, 2005. Fees may change. Page 4 Mr. Gary Oates RE: Proposed Rezoning of Woodside Commercial Center August 4, 2006 All of the above comments and reviewing agency comments should be appropriately addressed before staff can accept this rezoning application. Please feel free to contact me with questions regarding this application. Sincerely, Candice E. Perkins Planner II Attachments CEP/bad 3 0 0 2010 BACKGROUND CONDITIONS Based upon the VDOT (Virginia Department of Transportation) histolical average daily traffic data (between years 2002 and 2004) for Route 11 within the vicinity of the site, a growth rate of 3.5 % was calculated and applied to the existing traffic volumes (shown in Figure 2) to obtain the 2010 base conditions. Additionally, PHR+A included specific future developments located within the vicinity of the proposed site. Using the 7`h Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has provided Table 1 to summarize the 2010 "other developments" trip generation. Figure 4 shows the 2010 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area network. Figure 5 shows the respective 2010 background lane geometry and AM/PM peak hour levels of service. All HCS+ levels of service worksheets are included in the Appendix section of this report. Table 1 2010 Background Developments Trip Generation Summary AM Peak Hour PM Peak Hour ADT Code Land Use Amount T" Out Total I In out Total empeles Property* 130 Industrial Park 898,425 SF 459 101 559 154 580 734 5,204 820 Retail 73,500 SF 79 51 130 245 266 511 5,559 Total �I538 151 689 399 945 1,245 10,763 t tutherford's Farm Industrial Park j�r\ 64 356 90 337 427 3,228 130 Industrial Park 500,0 SF 292 Total 292 64 356 90 337 427 3,228 itephenson Village 210 Single -Family Detached 215 units 40 120 160 137 77 214 2,145 853 220 Apartment 120 units 10 53 63 87 56 71 28 35 84 107 1,697 230 Townhouse/Condo 195 units 15 72 47 55 31 96 251 Elderly Housing - Detach 133 units 17 30 4 131 25 253 Elderly Housing - Attach 36 units 2 1 3 2 Total 83 276 359 1 321 172 493 5,351 * Assumed 50% build -out for Year 2010 A Traffic Impact Analysis of the Woodside Commercial Center P J� — Project Number: 14556-1-June 12, 2006 56 5 E I * Denotes Unsignalized Critical Moveme Denotes two-way left turn lane -I-/\. _..._ . . Figure 9 2010 Build -out Lane Geometry and Levels of Service A Traffic Imyact Analysis of the Woodside Commercial Center Protect Number: , 21 P Junee 1212006 HPage 12 1 CLCO o i' RICK w a` Department of Planning and Development 540/665-5651 173e FAX: 540/ 665-6395 October 24, 2006 Mr. Gary Oates GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603-4757 RE: Proposed Rezoning of Woodside Commercial Center Dear Gary: Attached you will find a copy of the review comments from the County Attorney's office concerning the proposed proffer statement for the rezoning of Woodside Commercial Center. Please do not hesitate to contact me should you have any questions or concerns. Sincerely, Candice E. Perkins Planner I1 CEP/bad Attachment 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 TO: COMPANY: /�C L FAX #: �Ll 5 — Remarks: COUNTY of FREDERICK Department of Planning and Development 107 North Kent Street, Suite 202 . Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION M Date: l� 0 Number of Pages (including cover sheet) From the desk of: 4�i1� *ediate TX Result Report ( Oct, 24. 2006 8:32AM ) Fax Header) File Date Time Destination Mode TXtime Page Result User Name No, ---------------------------------------------------------------------------------------------------- Oct. 24. 8:31AM 1 540 545 4001 G3TES) 1"06" P. 5 OK 4837 # Batch M Memory L Send later @ . Forwarding E ECM S Standard D Detail F Fine Reduction x LAN —Fax t Delivery Q RX Notice Req. A RX Notice le. r COUNTY of FREDRRICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING February 28, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #18-06 FOR WOODSIDE COMMERCIAL CENTER On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, March 14, 2007, at 7:15 p.m., in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #18-06 of Woodside Commercial Center, submitted by GreyWolfe, Inc., to rezone 8.835 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers, for commercial and industrial uses. The property is located on the east side of Route 11, approximately 3,000 feet north of Hopewell Road (Route 672), in the Stonewall Magisterial District, and is identified by Property Identification Number 33-A-124A. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Candice E. Perkins Planner II CEP/bad 107 North gent Street, Suite 202 a Winchester, Virginia 22601-5000 This is to certi 7 t a the attached correspondence was mailed to the following on 0— from the Department of Planning and Development, Frederick County, Virginia: 33 - A- -124-B 33 - A- - 124-A SILVERWOLFE, LLC 1073 RED BUD RD )� WINCHESTER,VA 22603 GreyWolfe, Inc. �• 1073 Redbud Rd. �QV Winchester, VA 22603 33 - A- - 125-A MAGEE, ELAINE F 3703 MARTINSBURG PIKE CLEAR BROOK, VA 22624.1543 33 - A- - 125-B SWIMLEY, DEBORAH D PO BOX 10 CLEARBROOK, VA 22624.0010 33 - A- - 126- CATON, EVERETT L 2060 CEDAR HILL RD CLEARBROOK, VA 22624.1552 33 - A- - 129- STIMMEL, JAMES A & CAROLYN ►,N 3446 OLD CHARLES.TOWN RD BERRYVILLE, VA 22611.1815 ROBINSON, JACK F. 2140 WOODSIDE RD CLEARBROOK, VA. 22624.1550 34 -A- - 11-A 0-N MINERALS (CHEMSTONE) COMPANY ATTN: ACCOUNTS PAYABLE P,0 BOX 71 STRASBURG, VA 22657.0071 33 - A- - 124-D STRONKO, FREDERICK A & UN H 3656 MARTINSBURG PIKE CLEARBROOK, VA. 22624.1545 33 - A- - 125- VAHIDI, MOHEBATULLAH 794 CENTER ST HERNDON, VA 20170.4664 Candice E. Perkins, Planner II Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County aforesaid, d ereby certify that tandice E. Perkins, Planner II for the D part ent of Planning and Development, whose name is signed to the foregoing, dated icy o ,has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this ae'zi day of _ 70 My commission expires on Q33 e� NOTARY UBLIC lGK COS • COUNTY of FREDERICK w Department of Planning and Development 540/665-5651 FAX: 540/665-6395 .'38 NOTIFICATION OF PUBLIC MEETING February 9, 2007 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #18-06 FOR WOODSIDE COMMERCIAL CENTER On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, February 21, 2007, at 7:00 p.m., in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #18-06 of Woodside Commercial Center, submitted by GreyWolfe, Inc., to rezone 8.835 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers, for commercial and industrial uses. The property is located on the east side of Route 11, approximately 3,000 feet north of Hopewell Road (Route 672), in the Stonewall Magisterial District, and is identified by Property Identification Number 33-A-124A. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, n Candice E. Perkins Planner II CEP/bad 107 North Dent Street, Suite 202 - Winchester, Virginia 22601-5000 9 0 This is to certify tha the attached correspondence was mailed to the following on � from the Department of Plaiming and Development, Frederick County, Virginia: 33 - A- - 124-A SILVERWOLFE, LLC 1073 RED BUD RD WINCHESTER, VA GreyWolfe, Inc. 1073 Redbud Rd. Winchester, VA 22603 v 22603 33 - A- - 125-A MAGEE, ELAINE F 3703 MARTINSBURG PIKE CLEAR BROOK, VA 22624-1543 33 - A- - 125-B SWIMLEY, DEBORAH D PO BOX 10 CLEARBROOK, VA 22624-0010 33 - A- - 126- CATON, EVERETT L 2..060 CEDAR HILL RD CLEARBROOK, VA 22624-,1b52 33 - A- - 129- STIMMEL, JAMES A & CAROLYN W' 3446 OLD CHARLES i OVJN RD PERRYVILLE, VA 22611.1815 STATE OF VIRGINIA COUNTY OF FREDERICK 33 - A- - 124-B ROBINSON, JACK F. 2140 WOODSIDE RD CLEARBROOK, VA. 22624.1550 34 -A- - 11-A 0-N MINERALS (CHEMSTONE) COMPANY ATTN: ACCOUNTS PAYABLE PO BOX 71 STRASBURG, VA 22657.0071 33 - A- - 124-D STRONKO, FREDERICK A & UN H 3656 MARTINSBURG PIKE CLEARBROOK, VA. 22624.1545 33 - A- - 125- VAHIDI, MOHEBATULLAH 794 CENTER ST HERNDON, VA 20170.4664 V Candice E. Perkins, Plarmer II Frederick County Planning Dept. I, V/�t% ,fit, , a Notary Public in and for the State and County aforesaid, do U reby certify that ndice E. Perkins, Plamier II for the De art ent of Planning and Development, whose name is signed to the foregoing, dated lo , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this — cam` day of d� My commission expires on . L NOTARY BLIC � zD 7/�- l 6�-n �o�2S a)'�- corm. M. P l'� 32 - tj - /, 71-i/ N Adjoining Property Owners Rezoning 0 TO:BARBARA-DATA PROCESSING FROM:BEV - Planning Dept. Please print _ sets of labels by 1Z. , Zo 7 rtHAN ! Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name Elaine F. MaGee 3703 Martinsburg Pike Clearbrook, VA 22624 Property # 33-(A)-125A 1/ Name Deborah D. Swimley P.O. Box 10 Clearbrook, VA 22624 Property # 33-(A)-125B L/ Name Everett L. Caton 2060 Cedar Hill Road Clearbrook, VA 22624 / Property # 33-(A)-126 V Name James & Carolyn Stimmel 3446 Old Charlestown Road Berryville, VA 22611 Property # 33-(A)-129 & 33-(A)-131 ✓ Name Jack F. Robinson 2140 Woodside Road Cleanrbrook VA 22624 / Property # 33-(A)-124B '✓ Name O-N Minerals (Chemstone) P.O. Box 71 Strasburg, VA 22657 Property # 34-(A)-11A `� Name Frederick A. & Un H. Stronko 3656 Martinsburg PikeClearbrook, VA 22624 Property # 33-(A)-124D Name MOHEBATULLAH VAHIDI 794 Center Street Herndon, VA 20170 Property # 33-(A)-125 Name Property # 15 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 NOTIFICATION OF PUBLIC HEARING December 27, 2006 TO: THE APPLICANT(S) AND/OR ADJOIN RE: REZONING APPLICATION #18-06 FO FAX: 540/665-6395 qG PRO EU' Y OWNER(S) WOODSIDE COMMERCIAL CENTER On behalf of the Frederick County Board o /Supeiis ors, you are hereby notified of a public hearing (Q0 being held on Wednesday, January 10, 27, at T:15 p.m., in the Board Room of the Frederick County Administration Building at I h Kent Street, Winchester, Virginia to consider the following application: Rezoning 918-06 of Wo9flsiele Co mercial Center, submitted by Gre 1 , In ., to rezone 8.835 acres from the RA (Rural Area})\Di trict to the B3 (IndustrN Transition) istrict with proffers, for commercial and industri��uses. Tl property is located on the\ as of oute 11, approximately 3 000 feet north of Ho ewehl Road Route 672 in the Stonewall? rial District, and is identified p \\ ( )� g by Property Identification Nul�rZr 33-A-124A. Any inter edparties ha ing questions or wishing to speak may attend this public hearing. A copy of the appli ation w I be av ilable for review at the Handley Library and the Bowman Lid racy the week of the meeting, or at tli Department of Plaruiing and Development located at 107 No fh K�-int Street in Winchester, Virginia,' or by calling (540) 665-56 1. You can also visit r n Ylie web at: www.co.frederick.va.us. Sincerely, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 0 This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: 33 - A- - 124-A SILVERWOLFE, LLC 1073 RED BUD RD WINCHESTER, VA 22603 GreyWolfe, Inc. 1073 Redbud Rd. Winchester, VA 22603 w �A 33 - A- - 125-A MAGEE, ELAINE F 3703 MARTINSBURG PIKE CLEAR BROOK, VA .22624.1543 33 - A- - 125-B SWIMLEY, DEBORAH D PO BOX 10 CLEARBROOK, VA 33 - A- - 126- CATON, EVERETT L 22624.0010 2060 CEDAR HILL RD CLEARBROOK, VA 22624.1552 33 - A- - 129- STIMMEL, JAMES A & CAROLYN W 3446 OLD CHARLES TOWN RD BERRYVILLE, VA 22611.1815 STATE OF VIRGINIA COUNTY OF FREDERICK 33 - A- - 124-B ROBINSON, JACK F. 2140 WOODSIDE RD CLEARBROOK, VA. 22624.1550 34 -A- - 11-A 0-N MINERALS (CHEMSTONE) COMPANY ATTN: ACCOUNTS PAYABLE PO BOX 71 STRASBURG, VA 22657.0071 33 - A- - 124-D STRONKO, FREDERICK A & UN H 3656 MARTINSBURG PIKE CLEARBROOK, VA. 22624.1545 33 - A- - 125- VAHIDI, MOHEBATULLAH 794 CENTER ST HERNDON, VA 20170.4664 Candice E. Perkins, Planner II Frederick County Planning Dept. 1, , a Notary Public in and for the State and County aforesaid, do hereby certify that Candice E. Perkins, Planner II for the Department of Planning and Development, whose naive is signed to the foregoing, dated , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on NOTARY PUBLIC 0 0 SilverWolfe, LLC SilverWolfe, LLC SilverWolfe, LLC 1073 Redbud Rd. 1073 Redbud Rd. 1073 Redbud Rd. Winchester, VA 22603 Winchester, VA 22603 Winchester, VA 22603 GreyWolfe, Inc. GreyWolfe, Inc. GreyWolfe, Inc. 1073 Redbud Rd. 1073 Redbud Rd. 1073 Redbud Rd. Winchester, VA 22603 Winchester, VA 22603 Winchester, VA 22603 Elaine Magee Elaine Magee Deborah Swimley 2703 Martinsburg Pike 2703 Martinsburg Pike PO Box 10 Clearbrook, VA 22624 Clearbrook, VA 22624 Clearbrook, VA 22624 Deborah Swimley Everett Caton Everett Caton PO Box 10 2060 Cedar Hill Rd. 2060 Cedar Hill Rd. Clearbrook, VA 22624 Clearbrook, VA 22624 Clearbrook, VA 22624 James & Carolyn Stimmel James & Carolyn Stimmel Jack Robinson 3446 Old Charles Town Rd. 3446 Old Charles Town Rd. 2140 Woodside Rd. Berryville, VA 22611 Berryville, VA 22611 Clearbrook, VA 22624 Jack Robinson O-N Minerals (Chemstone) Co. O-N Minerals (Chemstone) Co. 2140 Woodside Rd. PO Box 71 PO Box 71 Clearbrook, VA 22624 Strasburg, VA 22657 Strasburg, VA 22657 Frederick & Un Stronko Frederick & Un Stronko Mohebatullah Vahidi 3656 Martinsburg Pike 3656 Martinsburg Pike 794 Center St. Clearbrook, VA 22624 Clearbrook, VA 22624 Herndon, VA 20170 Mohebatullah Vahidi 794 Center St. Herndon, VA 20170 0 0 9 f: 73 t l'=t 7tI f •iIa1.�_+Yrii ,der reYF:: � rrr ra jJr t r x i{( r r '+ a .rtl 51,E 1� COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 NOTIFICATION OF PUBLIC HEARING December 8, 2006 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #18-06 FOR WOODSIDE COMMERCIAL CENTER On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, December 20, 2006, at 7:00 p.m., in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #18-06 of Woodside Commercial Center, submitted by GreyWolfe, Inc., to rezone 8.835 acres from the RA (Rural Areas) District to the B3 (Industrial Transition) District with proffers, for commercial and industrial uses. The property is located on the east side of Route 11, approximately 3,000 feet north of Hopewell Road (Route 672), in the Stonewall Magisterial District, and is identified by Property Identification Number 33-A-124A. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, 00'aj,U t � 6'Al') Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on 42ZU9� — from the Department of Planning and Development, Frederick County, Virginia: .T% 33 - A- - 124-A SILVERWOLFE, LLC 1073 RED BUD RD WINCHESTER,VA 22603 GreyWolfe, Inc. 1073 Redbud Rd. Winchester, VA 22603.��0'1 33 - A- - 125-A MAGEE, ELAINE F 3703 MARTINSBURG PIKE CLEAR BROOK, VA 22624.1543 33 - A- - 125-B SWIMLEY, DEBORAH D PO BOX 10 CLEARBROOK, VA 22624.0010 33 - A- - 126- CATON, EVERETT L 2060 CEDAR HILL RD CLEARBROOK, VA 22624-1552 33 - A- - 129- STIMMEL, JAMES A & CAROLYN W 3446 OLD CHARLES TOWN RD BERRYVILLE, VA 22611-1815 STATE OF VIRGINIA COUNTY OF FREDERICK 33 - A- - 124-B ROBINSON, JACK F. 2140 WOODSIDE RD CLEARBROOK, VA. 22624.1550 34 -A- - 11-A 0-N MINERALS (CHEMSTONE) COMPANY ATTN: ACCOUNTS PAYABLE PO BOX 71 STRASBURG, VA 22657.0071 33 - A- - 124-D STRONKO, FREDERICK A & UN H 3656 MARTINSBURG PIKE CLEARBROOK, VA. 22624.1545 33 - A- - 125- VAHIDI, MOHEBATULLAH 794 CENTER ST HERNDON, VA 20170.4664 I r Candice E. Perkins, Planner II Frederick County Planning Dept. a Notary Public in and for the State and County aforesaid, doh eby certify that Cdhdice E. Perkins, Planner II for the Deprtrpent of Planning and Development, whose name is signed to the foregoing, dated _) ffD'1 , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of AdelP7�rr�( oZoFJ&Z My commission expires on �© 7 NOTARY aBLIC ��'62-D 1-)106- -'L�- �S-n 6 Wa6"4S (�!o�m on. C-11k. Pod 22 - 4 -- 1 w4v M / ;i Adjoining Property Owners Rezoning TO:BARBARA-DATA PROCESSING FROM: - PI nning Dept. 11 y�Please print sets of label by 0 HANKS! Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name Elaine F. MaGee 3703 Martinsburg Pike Clearbrook, VA 22624 / Property # 33-(A)-125A Name Deborah D. Swimley P.O. Box 10 Clearbrook, VA 22624 'Property # 33-(A)-125B ✓ Name Everett L. Caton 2060 Cedar Hill Road Clearbrook, VA 22624 Property # 33-(A)-126 �- Name James & Carolyn Stimmel 3446 Old Charlestown Road Berryville, VA 22611 Property # 33-(A)-1 �9'9'33-(A)-131 Name Jack F. Robinson 2140 Woodside Road Clearvbrook VA 22624 Property # 33-(A)-124B Name O-N Minerals (Chemstone) P.O. Box 71 Strasburg, VA 22657 Property # 34-(A)-11A Name Frederick A. & Un H. Stronko 3656 Martinsburg Pike Clearbrook, VA 22624 Property # 33-(A)-124D G. Name MOHEBATULLAH VAHIDI 794 Center Street Herndon, VA 20170 # Property 33-(A)-125 Name Property # 15 L ct�' -e— - N �-�: DEPT. OF GEOGRAPHIC W TIOIN SAS ,`�1V�S�� FREDERICK COUNTY, VERGIl`��A u W E GIS, MAPPING, GRAPHICS W0REQUEST Sle96DATE RECEIVED: / / REQUESTED COMPLETION DATE: REQUESTING AGENT: Department, Agency, or Company: - Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: FAX: DESCRIPTION OF REQUEST: (Write additio n on ac of request)) DIGITAL: SIZES: COLOR: PAPER F BLACKJWIETE: STAFF MEMBER - COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: NUMBER OF COPIES: HOURS REQUIRED: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) Document Approval Form NOV 9 2006 PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. INITIALS DATE & TIME Art andice �L UsLce Bernie Mark Susan Eric Mike Kevin John Lauren COMMENTS: Received by Clerical Staff (Date & Time): PS o U:\Pam\Common\Document Approval Form.wpd II/t3-lob N