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HomeMy WebLinkAbout002-03 Winchester Medical Center Property - Gainesboro - BackfileU. p CASH, Date C. CL 002965 I V42L� A P'n m, Received From L 410()CC"1�1 RANAddress Dollars $ Gi pit co n ��� . 1 � r ,. I �, _V / � J (`( y� Y U • • 150 '�n! 00 AMT UN ACCOUNT CASH *iY AMT. PA1Uj )ILE CHECK. l C BALANCE MONEY ORDER By , DUE CREDIT CARD 4V It REZONING TRACKING SHEET Check List: Application Form ✓ Proffer Statement Impact Analysis Adjoiner List Il ATF 1- R- 0 3 Application received/file opened Fee & Sign Deposit + Deed I Plat/Survey Taxes Paid Statement Impact Model Run t V-�' Reference manual updated/number assigned Y.03 rsa— D-base updated Copy of adjoiner list given to staff member for verification Four sets of adjoiner labels ordered from data processing One 8`/2" x I I" black and white location map ordered from Mapping File given to office manager to update Application Action Summary 003 PC public hearing date ARCH 1 q, dtoc3 ,-'BOS public hearing date ACTION: ALC/ d ACTION: AWPT )V'F'`,Tl Signed 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.) r' Action letter mailed to applicant Reference manual and D-base updated File given to office manager to update Application Action Summary (final action) ot�- Zo-0l? File given to Mapping/GIS to update zoning map o`{ /�-, Zoning map amended U WarolTummomtracking rer. Revised 05/09/02 Rezoning Application -A A Winchester Medical Cente Property An I W Winchester Medical Center Property Route 50 West Prepared by: Gilbert W. Clifford & Associates. Inc. 117 E. Piccadilly Street. Suite 200 Winchester. Virginia 22601 540-667-2139 REZONING REQUEST PROFFER Property Identification Number 53-((A))-68 WINCHESTER MEDICAL CENTER "West Campus" Preliminary Matters Pursuant to Section 15.1 - 491.1 et. seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 51.9676 acres from Rural Area (RA) Zoning District to the Medical Services (MS) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. Also within this tax parcel is 50.0540 acres zoned B-2 which will remain B-2 after rezoning. The proffers which exist on the 50.0540 acre parcel have been included in this proffer statement and together with the added proffers constitute the complete proffer for the entire tract of 102.0216 acres. Should this petition for rezoning not be approved by the Board of Supervisors then the existing proffer statement for the B-2 tract will remain in effect and these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the Generalized Development Plan, dated September 2002, sheets 5 of 6 and 6 of 6, which are attached hereto and incorporated herein by reference. Street Improvements The Applicant shall design and construct all roads on the subject property consistent with the County's adopted Round Hill Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Generalized Development Plan which is attached hereto and incorporated herein by reference. On U.S. Route 50 at the intersection of Route 1317, a 200 feet left turn lane for eastbound traffic will be provided. (#1) 2. On U.S. Route 50, an acceleration/deceleration lane will be added across the entire U.S. Route 50 frontage of the site, and the only exit on U.S. Route 50 will be located at the Route 1317 intersection. Curb and gutter will be provided along the entire frontage. (#2) 3. At the VA Route 1317 intersection, traffic leaving the site will be provided two left turn lanes, (on left turn with through movement) and one right turn lane. (#3) 4. Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes (#4) as follows: At U.S. Route 50NA Route 37 western signal, Southbound right turn - 200 feet with transition to provide full 2 lanes at intersection. (Revised 4/3/03) Page 1 of 6 IIw Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District At U.S. Route 50NA Route 37 eastern signal, Northbound left turn - 200 feet with transition to provide 3 lanes at intersection including a dedicated left, a left with through and right turn lanes. 5. A traffic signal will be provided at U.S. Route 50 and VA Route 1317 intersection. (#5) 6. An additional left turn lane will be provided on U.S. Route 50 for the eastbound traffic at the US Route 50/VA Route 37 eastern signal. (#6) 7. A major collector road, 1800 feet in length and 5 lanes wide, with 80 feet right of way. (#7) Transportation items 1 through 6 shall be constructed during the initial site development phase of the project and shall be either complete or bonded for completion prior to issuance of the first occupancy permit. The applicant shall limit entrance connections onto U.S. Route 50 to two points as shown on GDP. The applicant shall prepare a traffic generation estimate for uses established by the Site Development Plan to be submitted for initial construction approval to the County. The combined trip generation (ADT) shall not exceed 14,000 TPD (average weekday volume) without further approval by the County. The actual trip generation from the project shall be determined by the Winchester Medical Center Management annually, from data collected in May and with results due on July 1 of each year, and be available for review as individual site plans and subdivisions for future uses are submitted for review by VDOT and the County. The combined traffic impact from the 102 acre site is not to exceed 14,000 TPD (average weekday volume) when current actual counts and proposed counts are added for cumulative total. If the cumulative total for any site plan at WMC causes the total to exceed 14,000 TPD then it is agreed that the applicant shall not file additional site plan application until the County is satisfied that adequate and manageable levels of service will exist on state or internal site roadways. The SIC code system and the ITE shall be utilized for the subject projections. The applicant shall perform an updated TIA of the project intersection on U.S. Route 50 and of the Route 50/Route 37 interchange when traffic generation from the -102 acre site reaches 14,000 TPD (average weekday volume). The County may revise this 14,000 TPD limit upward, without modification of this proffer agreement, should results of the TIA show that additional loading is appropriate. Landscape Design Features The development of the subject property, and the submission of any Master Development Plan shall include the following landscape design feature provided in these proffers and as illustrated on the Concept Plan dated December 1996 which is attached hereto and incorporated herein by reference. (Revised 4/3/03) Page 2 of 6 A Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District 1. A fifty foot (50') landscaped buffer along the US Route 50 frontage portion of the site. (0). Internal parking, travel ways and commercial structures shall not extend closer than 50' to front right of way line on U.S. Route 50. An illustrative detail is attached to this proffer for the purpose of establishing a standard of quality to be implemented upon final design. (See ID "A" ). 2. A landscaped green area along the north side of the main entrance. (See ID "A") (#9) A landscaped, open, green visual focal link and park located at a "roundabout" (#10). An illustrative example (ID `B") is attached to this proffer for the purpose of establishing a standard of quality to be implemented upon final design. On Site Development The Winchester Medical Center shall establish an Architectural Review Committee (ARC) to review all planning within the 104 acre site to insure conformance with the standard of quality described in the Master Development Plan and Covenants. In general, project covenants shall establish a standard of quality for structures and site design as follows: Materials utilized for the facades of the buildings shall include but not be limited to concrete masonry units (CMU) brick, architectural block, dryvit, or other simulated stucco (EFIS), real or simulated wood and/or glass. 2. All building within the development on the property shall be constructed using compatible architectural style and materials, and signage for such buildings shall be of a similar style and materials. All building within the property shall be developed as a cohesive entity, ensuring that building placement, architectural treatment, parking lot lighting, landscaping, trash disposal, vehicular and pedestrian circulation and other development elements work together functionally and aesthetically. 4. A single monument type sign shall be utilized near the project entrance to describe internal features. Sign height shall be limited to 20' within 50' landscape area along U.S. Route 50. Individual signs to be allowed per ordinance requirements to announce individual uses. On building signage to be the preferred sign type for individual uses. No other signs shall be located within 50' buffer area. The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions pursuant to site design developed and approved by Frederick County at the time of master plan. Property owners shall be notified of conditions relating to adjoining active agricultural operations. (Revised 4/3/03) Page 3 of 6 Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 51.9676 acre tract 2, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to MS and approves the revised planning for the 50.0540 acre tract 1, the undersigned will pay to Frederick County for the Round Hill Fire and Rescue Company the sum of $25,000.00, the Sheriffis Office the sum of $5,000.00 and the Administration Building the sum of $5,000.00 for a total payment of $35,000.00, at the time the first building permit on the 102.0216 acre tract is issued. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: Date: C STATE OF VIRGIl`]IA, AT LARGE FREDERICK COUNTY, To -wit: f The fore oing instrume� was acknowledged before me this 3�d day of , 2003, by � My commission expires Notary Public (Revised 4/3/03) Page 4 of 6 1 I r % 1 \FIXTURE EXTENSIPN US 'ROUTE / �J AT ROU,T�-803; � `;;% -J 13 7. --PROP-OgEbELIL 42 WINCHESTER MEDICAL CENTER PROPERTY 29-2 Property gilbert w. Clifford & associates, inc_ GENERALIZED DEVELOPMENT PLAN a O Sheef "WEST CAMPUS" 5 rrm,d PftrY,srs Water amity Of 117 E R=Wy St. Winchester, Virginia 22601 -_ - FRWERICK COUNTY, WGIM 6 VO CE (540) 661-2139 FAX- (5W) 655-M3 BWL grdiffOmrts xxom Revised 3/4/03 I t \\\ rt 1 \ I ` 1+1 j /!tJ ,: _— —t 1!; ��•u tit ��'` — N ` - f(�, PROPOSED MAJ`Cf�Qj� �i`>>�I�� �.14-�.• ti�L'1 a\��\C�Y�\\\l 1�r11 I CnTl�o , t t 1 � \+\��11�� M-M Af�.,, , r m 6 / (120,000-0 JILAf co WINCHESTER MEDICAL CENTER PROPERTY {fS Property gilbert w, Clifford & associates, inc. GENERAL/ZED DEVELOPMENT PLAN Sheet O WEST CAMPUS " 6 Engk"m Land Plamere Water aueft of 117 E F"codil St Vhnchester, vug'aia 22601 fREDERICK COUNTY WRG/N!A 6 VO CE (540) 667-2139 FAX: (540) 665-0443 B&kL. gwc5ffi rsjncmm Fe vi'sed J1410J 1 Frederick County, Virginia IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF TIE WINCHESTER MEDICAL CENTER ROUTE 50 WEST "WEST CAMPUS" Gainesboro Magisterial District January, 2003 11 Prepared by: Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 Phone: 540-667-2 13 1 Fax:540-665-0493 E-mail: gwcaram@earthlink.net 11 � I I I I I I I I I I I I I I I I I 1 I Table of Contents I. Application H. Summary III. Impact Analysis A. Project Background B. Location and Access C. Site Suitability D. Traffic E. Sewage Conveyance and Water Supply F. Site Drainage G. Solid Waste Disposal Facilities H. Historic Sites and Structures I. Impact on Community Facilities IV. Frederick County Impact Model V. Proffer Statement VL Agency Comments VH. Survey Plat and Deed VIM Tag Ticket IX. Appendix i F1 u 1 I APPLICATION Ll REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. . 1. Applicant: Name: Gilbert W. Clifford & Associates, Inc. Telephone: 667-2139 Address: c/o Charles E. Maddox, Jr. P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester VA 22601 2. Property Owner (if different than above) Name: Winchester Medical Center Address: P.O. Box 1114 Winchester, Virginia 22604 3. Contact person if other than above Telephone: 536-8620 Name: Charles E. Maddox, Jr. P.E. Telephone: 667-2139 G.W. Clifford & Associates, Inc. 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees X Deep of property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 1 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Winchester Medical Center. Inc. 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. Adjoining Property: PARCEL ID NUMBER USE Vacant Medical 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). North and adjacent to Route 50 and west and adjacent to Route 37. 0) Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density of intensity scenario for the proposed Zoning District as described on page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 53-A-68 Magisterial: Fire Service: Rescue Service Gainesboro Round Hill Round Hill Districts _ High School: _ Middle School: Elementary School James Wood Fred Co. Middle Apple Pie Ridge 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 50.0540 B-2 B-2 51.9676 RA MS 102.0216 1 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Single Family Home Non -Residential Lots Number of Units Proposed Townhome _ Mobile Home Sauare Footaae of Proposed Uses Office Service Station Retail Manufacturing Restaurant Warehouse Other (See Attached Table 1) Multi -Family Hotel Rooms (See Attached Table 1) 3 ' 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed ' at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its acco mpanying materials are true and ' accurate to the best of my (our) knowledge. ' Applicant(s) — Date / 7 v Charles E. Maddox, Jr., P.E., VP ilbert W. Clifford & Associates, Inc. Owners () Date Winchester edical Center, Inc. Date 1 i 1 M M-�� M M � M M M Rom M M M M M M,4r w ID # Name/Address ZoninLy Use 53-A-69 Fruit Hill Orchard, Inc., P.O. Box 2368, Winchester, VA 22604 RA Residential 53-A-73 Page & Elva Huffman, 194 Echo Lane, Winchester, VA 22603 RA Residential 53-A-A Fruit Hill Orchard, Inc., P.O. Box 2368, Winchester, VA 22604 RA Residential 53-A-74 Bernard & Carolyn Turner, 424 W. Cecil Street, Winchester, VA 22601 RA Residential 53-A-75 Nancy Johnson, 2054 Northwestern Pike, Winchester VA 22603 RA Vacant 53-A-76 Robert Johnson, 2054 Northwestern Pike, Winchester, VA 22603 RA Residential 53B-3-1 Farmers Livestock Exchange, Inc., P.O. Box 2696, Winchester, VA 22604 RP Business 53B-3-5 Dennis & Peggy Bucher, 182 Maple Road, Winchester, VA 22603 RA Residential 53B-3-6 Dennis & Peggy Bucher, 182 Maple Road, Winchester, VA 22603 RA Residential 53B-3-7 Laban & Boleyn Hodgson, 2061 Northwestern Pike, Winchester, VA 22603 RA Residential 53B-3-8 Dennis K. & Peggy S. Bucher, 182 Mar le Road, Winchester, VA 22603 RA REsidential 53-A-83 Farmers Livestock Exchange, Inc., P.O. Box 2696, Winchester, VA 22604 RA Business 53-A-84 53-A-1 53-A-2 Lynn W. Anderson, 1983 Northwestern Pike, Winchester, VA 22603 Fruit Hill Orchard, Inc., P.O. Box 2368, Winchester, VA 22604 Fruit Hill Orchard, Inc., P.O. Box 2368, Winchester, VA 22604 RA RA RA Residential Agricultural Agricultural r Il GENERAL CRITERIA AND SUM"Y is a r, Winchester Medical Center II. General Criteria and Summary Impact Analysis Statement Winchester Medical Center (WMC) purchased the 102 acre deGrange property in order to expand services for the Center and Valley Health Systems (VHS). This was a logical expansion which represented the only available land adjacent to the 160 acre campus which is located within the City of Winchester. The property is separated from the main campus by VA Route 37 and shares common frontage on U.S. Route 50. ' During the year 2001 WMC worked closely with the Frederick County Planning Commission (FCPC) and Board of Supervisors (FCBOS) to create a Medical Support District ordinance to guide the development of major medical service facilities in Frederick County. The MS district ' has been chosen to guide the planning for Tract 2 of the deGrange tract that is presently zoned RA. Tract 1 has been previously rezoned to B-2 by action of the BOS in 1997. This rezoning petition maintains the front 50 acres (Tract 1) as B-2 and rezones the north 52 acres (Tract 2) to MS (see Figure 1). The concept plan approved with the B-2 rezoning in 1997 has been modified to reflect a new scope of potential uses and a new transportation plan which ' implements the MS concept on this site. The Tract 1 (B-2) proffers remain the same as approved except for update editing. New proffers are added in support of the new MS zone. The potential land uses proposed will soften the transportation impacts predicted by the earlier B-2 zone proposal to the degree that overall generated traffic is less for the 102 acre parcel than predicted for Tract 1 (50 acre) alone. Also the petition reflects the effect of the new Route 37 interchange on area traffic, which has been built by WMC since the 1997 proposal. ' The concept plan (Generalized Plan) has been adjusted to reflect the current Frederick County Comprehensive Policy Plan. 1 4 r1 K I H y V ��l 't 1 1 Mh ` -?V ;= S 1, 9676 Ac to MS ram+:.' S�' '� -+•, , Winchester t n edical Center o Tract•1 �0.0540.Ac�'` Orchard Ex. B-2 z * Use. Residential`-VTA. f, �_11 a T'i.. _M11111111111 WINCHESTER MEDICAL CENTER PROPERTY Clifford &associates, inc. � gilbert w. oLOCATION MAP Engineers Land Planners Water Quality 0 N 117 E. Picodilly St. Winchester, Virginia 22601 FREDERICK COUNTY, VIRGINIA VOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL: gwcliff®mnsinc.com Figure 1 'FIXTURE EXTENSION , TO -US ROUTE 50 1 , - AT ROUTE 803 ri ° I / m _ M- -T- ------- _ l p j p O .e eI � o• - WAX'CN & 1 80' R-�opM�nrr -- $ TRACT 1 i r�L _ �Of'A1�Nt 1 I I I 4 �_• , - . 4 _._-- Sl'-77 W/NCHESTER MEDICAL CENTER PROPERTY B-2 Pwerty gi►bert w. clifford & associates, IQ GENERAL/ZED DEVELOPMENT PLAN Sheet �1� i Lam pie water Oudly O \O "WEST CAMPUS" t of 117 E Plcodly SL rr. a, Virginio 22601 ti FREDERICK COUNTY, ORGINIA 2 VOICE (540) 667-2139 FA1C (540) 665-N93 BIAL 9KWOmnsinc.l PROPOSED MAJOR COLLECTOR ` \ / - C &NJ�Y TRACT 2 ; 1 - - - --- - " _ i WINCHESTER MEDICAL CENTER PROPERTY MS Property gilbert w. clifford & associates, inc. -41 p GENERAL/ZED DEVELOPMENT PLAN "WEST CAMPUS" Sheet 2 ar Y Ergh"mOt Land W Of 117 E Pico* SL VvOester, Vv*io 22601 fREDERICK COUMY, WPM 2 VOICF: (540) 667-2139 FAX: (540) 665-0493 DAL grdiHOrtrm xom r I Ll 0 1 III IMPACT ANALYSIS �I I Winchester Medical Center ImpactAnalysis Statement III. Impact Analysis 1 A. Site Background and History The Winchester Medical Center continues to plan for the future medical service support needed in the region. This proposal includes the addition of 102 acres to the 160 acre medical campus existing within the City of Winchester and adjacent to Route 37 and U.S. Route 50. The purchase of the deGrange parcel represents a logical and needed expansion of the overall campus to consolidate a number of uses that had been implemented in diverse locations due to space planning over the years and to propose new uses necessary to the continuing and increasing needs for medical services in the region. Tract 1 of deGrange was planned for intensive B-2 use in 1997 when Frederick County implemented the B-2 zone for that property. The 1997 planning for the rear 52 acre Tract 2 was for a range of M-1 uses as discussed at that time. This impact analysis proposes a new range of uses consistent with the needs of health planning and proposes a plan to integrate the new tract with the existing campus by means of transportation improvements. (See Table 1 and Figure 2). Many uses needed within this new district are B-2 in nature and are logically located on the original Tract 1 50 acre parcel. For this reason the proposed zoning of this parcel has not changed, however, the range of uses has been extensively modified. i I Winchester Medical Center Impact Analysis Statement rTable 1 Winchester Medical Center Rezoning Site Use Summary U.S. Route 50W Corridor Frederick County, Virginia ITE Amount Code Land Use Quantity Unit deGrange Existing B-2 (50.0540 Ac) Tract 1 312 Business Hotel 100 Rooms 760 Research & Development Park 23 Acres 200,000 SF 820 Shopping Center 162,325 SF 12 Drive -In Bank 2,400 SF 832 H-T Restaurant 250 Seats 10,000 SF MS from RA (51.9676 AC) Tract 2 150 Warehousing (Distribution Center) 10 Acres 160,000 SF 710 Office (Administration Building) 108,900 SF 750 Office Park 15 Acres 160,000 SF 620 Nursing Home (150 beds) 150 Beds 253 Elderly Housing - Attached 80 Units Age restricted (no children) r r r r Cz I-VL' orkr'NC MOM- COMMCa�W , -r` � a . � � ' _ �t�L�htiMI 1f10 I1I7N��CilV1ER G!"Pk� t i1�MN�M5tKA1IGiJ � ka,�.:. ..�.�' - r-•"- - - -- . ..e,�«�«�_ _ "ram � ,� _ g4 j r __ � �y"�"'•'�-•-•ice �'• f it\IF i WINCHESTER MEDICAL CENTER PROPERTY gilbert w. clifford & associates, inc. Bvhww a Land Mmom w.tar curb► 117 E PkWh/ SL Wdws W, Virginia 22601 FR£AERICK COUNTY, WRGIN14 VOICE: (540) 667-2139 FAX: (540) 665—M DIAL gwdM rme com f Iqure 1 I A r 1 4 t Winchester Medical Center B. Location and Access Impact Analysis Statement The location of the site is shown on Figure 1 as well as the current land uses. The aerial photograph background was prepared in February 2002 and reflects current conditions. Access to the site is the same as proposed in the deGrange rezoning by way of a major collector connection with U.S. Route 50 just west of the Route 37 interchange. The range of adjacent uses has remained the same since 1997 which includes a small residential area along Route 50 and with the remaining uses being agricultural primarily apple orchard along the western and northern boundary of the site. Some commercial expansion has occurred across U.S. Route 50, which is a 7-11 store at the corner of the proposed major collector roadway connection with U.S. Route 50. This is located on the Livestock Exchange property. The Frederick County Comprehensive Plan for the Round Hill Community proposed a land use plan (Figure 3) Tract 1 the WMC site is contained within the urban development area and the sewer and water service area Tract 2 is immediately adjacent and outside of the UDA and SWSA. It is proposed that the approval of this rezoning will modify the sewer and water service area line to include the remaining 52 acre parcel proposed for MS uses. Lands to the immediate west have been planned for business and commercial uses and current planning on at least one of these parcels has been coordinated so as to produce a compatible transportation plan consistent with the comprehensive plan requirements. < fROUND HILL C-:DMMLJ",):T'f I I LAND WSE PLAN TrIl.71 SI-Cly Are, I'M Ages b. 'e. I A,eq 110 '3: 150 oc ux i�'� � i I LIT-. OF 'HESTi 4w wr J6ne 1996 WINCHESTER MEDICAL CENTER PROPERTY gilbert w. Clifford & associates, inc. COMPREHENSIVE PLAN ErVhoors LwW Pk hers WaWr Ou@JRy o 117 E. Ficadilly St. Winchester, Virginia 22601 FREOCRICK COUNTY WRGINM VOICE: (540) 667-2139 FAX_ (540) 665-0493 EkWL gwcliffOrrinsinc.com Figure 3 L7 n 1I 1 I ks Ci Winchester Medical Center C. Site Suitability Impact Analysis Statement The site is ideally suited for the B-2 and MS support district designation. Slopes on the site are generally less than 4% except in the northern and northwest corners of the site where some slopes approaching 30% are found. The steeper sloped portions of the site will be preserved in proposed open space and buffer areas during master planning. The site has a great deal of visibility from the VA Route 37 corridor. Planning for uses on this site is to respect this view shed by the proper orientation of buildings and architecturally significant structures. Site drainage generally flows from west to east in the northern Tract 1 area and from north to south in the Tract 2 area. The site is underlain by Ordovician limestone formations which have characteristic clay lenses between rock outcrops. The development potential of sites of this nature have been proven to be effective with proper geotechnical control. Appropriate attention need be made to groundwater issues and impacts since this site lies within the hydrologic recharge areas of Frederick County. The site can be served by the extension of sewer and water services from the Frederick County Sanitation Authority by use of a regional pump station located near the interchange of Route 37 and U.S. Route 50. This pump station would transfer wastewater to the Sunnyside sewer collection system as discussed in a later section of this report. This is the same system proposed in the 1997 rezoning plan. l; l _= 1,- __---_ JOr dl p ------ ; -- 1 — 1, 1 , Prop. Zcntng: B-2 --_ _ WINCHESTER MEDICAL CENTER PROPERTY gilbert w. ciifford & associotes, inc. o(Z) SITE SUITABILITY BghWater Land Pbmef' w"°i' p 117 L any St N4nchesta, Yrginia 22601 f-REDERICK COUNTY, VIRGINA VOICE: (540) 667-2139 FAX: (540) 665-0493 DAL gwOOffosinc.— Figure 4 1 1 ---------------- WOODLANDS AREA Si SLOPE AREAS (typ) 1p T, • TRACT 2 , -- __ _ 51.9676 Ac ExZ RA Prop.--Za* MS WINCHESTER MEDICAL CENTER PROPERTY gilbert w. Clifford & associates, inc. SITE SUITABILITY Erghm ro t_,nd Ramere water sty ' 117 E Rco31y St_ Vi d,ester, Work 22601 FREDERICK COUNTY ORGINU WILE (540) 667-2139 FAX (540) 665-0493 BA L: gwdiffOmnsi x.00m r Igure 4A r Impact Analysis Slalemenl Winchester Medical Center I ' D. Traffic A complete transportation study was conducted in between late 2001 and September 2002 for this site and is attached by reference. This transportation study properly reflects the rimpact of the new transportation interchange on VA Route 37 which serves the existing Valley Health Center campus and offers the potential for western access to future planning for Frederick County in the area between U.S. Route 50 and U.S. Route 522. The key feature of this rezoning proposal is the proper orientation of the major collector roadway called for in the comprehensive plan to a proposed interchange point appropriately west of the new WMC interchange to allow for proper transportation function. See Figure 5A, 5B and 5C. This proposed intersection was found to be too close to a proposed western access point as shown on the current comprehensive plan. Also the proposed major collector properly aligns with the proposed intersection with U.S. Route 522 that has been planned since 1997 as a result of the Winchester Equipment Company application for rezoning and subsequent construction of the facilities. Meetings have been held in order to confinn that ' the relocation of the proposed major collector is not more adverse to the interest of adjacent agricultural uses than that proposed earlier. Also the location of this major collector provides better access to future planned uses along U.S. Route 50 to the west and does not disrupt the campus style planning for the Winchester Medical Center. The Agency review period on this rezoning request has included an exhaustive review of ' traffic impacts from this proposal as well as the WWW proposal which is working its way towards hearing later in the spring of 2003. After several traffic study modifications at the request of VDOT and staff an appropriate regional plan has evolved which is acceptable to I VDOT. The nature of the revised transportation proffer follows closely with a combined and phased improvements plan which is summarized by consultant letter of 18 December 2002 and included in the appendix of the report. The principle elements of the plan are: (1) All proffered road improvements are to be constructed at the beginning of Phase 1 development. (2) The northbound Route 37 ramp improvement is a responsibility of the WWW application but if required by WMC prior to WWW development, this work (# 13 in appendix) will be constructed by WMC pursuant to reimbursement agreement with WWW. (3) Applicant to provide automatic trip count monitoring at the U.S. Route 50 connection. (Major connector intersection). (4) As generated traffic reaches 9,200 TPD (Phase 1 generation) a new traffic study is to be commissioned which will evaluate impacts in light of regional changes in traffic and roadway improvements on Route 50, Route 37 and major (Revised 1/7/03) Winchesler Meclical Cenler Impact Analysis Slalemew ' collectors. Acceptable levels of service shall be predicted in order to proceed beyond Phase 1 levels. Since levels of service "D" occur in background without the proposed development, a level of service "D" will be the controlling criteria for regulatory response. (5) Appropriate regulatory oversight and details are to be worked out during the master plan approval phase of development and will include reviews by VDOT and County agencies as appropriate. An important finding and conclusion of the transportation plan is that WMC is allowed the full range of traffic generation allowed under combined Phase 1 conditions under current zoning (by right) and that the proposed proffer modification represents a significant improvement to traffic planning in the Route 50 corridor over existing planning. The comprehensive approach developed regionally allows Frederick County to provide important new resources for health care, business and commercial without the risk of adverse traffic conditions. This plan provides for acceptable and manageable progress towards implementation of the Frederick County comprehensive plan. to �7- (Revised 1/7/03) v, PROPOSED MAJOR COLLECTOR ROADWAY r �' FUTURE INTERSECTION - FOR WESTERN ACCESS ,j --,Rt. 7Y4 I z V, 11, "/9 Ro z< §Q, Mc 44 WINCHESMR MEDICAL CENTER PROPERTY Q) COMPREHENSIVE TRANSPORTATION PLAN ti fREDERICK COUNTY. KRGIN14 LIM gilbert w. clifford < & associates, inc. Enowem Land Pknnwe Waler Ou&Ry 117 E Pico* SL Wimhestv, Virginia 22601 VOICE: (540) 667-2139 FA)C- (W) %5-M EkWL qvdffftwm&com Figure 5A 'FUTURE EXTENSION TO US ROUTE -50 AT ROUTE-803' , --,- ------ — ----` - - _ 'T =_ _ _pews _ _ u Cz poo ao, R w PROPOSED MAJOR a COLLECTOR - TRACT ----_______ _-------- \` i a - A `-- '� - - _ - -- — yf��."`►f5a-sue -.1.., W"- 4 Q WINCHESTER MEDICAL CENTER PROPERTY gilbert w. clifford & associates, inc. oTRANSPORTATION PLAN � Land • WaWOWRY Q 117 E Pkodk SL Vmt ester, V060 22601 FREDERICK COUNTY WROW4 VOICE (540) 667-2139 FAX-- (540) 665-0493 DAL pdffOrmsim.Cw Figure 5B 1 - 't Y••4';%"�!/ =-;�• • ��, - ------------ --- '� .\r = - %,•' / ,. __- - __ _ - - -- --------------------- 1 - - ----' _. - _... _ _ _ _ 40 WINCHESTER MEDICAL CENTER PROPERTY gilbert w. Clifford &associates, inc. o SITE SUITABILITY Fnghm. Lana Pkmwm water oualty ti117 E Rco6Ay St Wkhester, *96o 22601 FREDER/CK COUNTY WRG/N/A V010E: (540) 667-2139 FAX (540) 665-0493 BWL• grc Vwsim.c= Figure 5C A Traffic Impact Analysis the of Valley Health Systems and Degrange Properties Located in: ' Frederick County, Virginia r ' Prepared for: ' Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street Suite 200 Winchester, Virginia 22601 prepared by: Patton Harris Rust & Associates, pc Engineers. Surveyors. Ranners. Landscape Architects. P208 Church Street, &E Virginia 20175 T 703.777.3616 HRALeesburg, F 703.777.3725 November 8, 2002 (Revised) 1 1 L OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the Valley Health Systems and Degrange Properties located north of US Route 50, one-half mile west of VA Route 37, in Frederick County, Virginia. The site includes a mixture of land uses with access ultimately provided via the Route 50 site -driveways, the Route 522/Major Collector intersection and the Route 37/Valley Health Systems interchange. The Major Collector is called for by the County Comprehensive Plan. The project will be built -out in two (2) transportation phases by the year 2012. Methodology The traffic impacts accompanying the Valley Health Systems and Degrange Properties were obtained through a sequence of activities as the narratives that follow document: • Calculation of trip generation for the Valley Health Systems and Degrange Properties, • Assessment of background traffic including other planned projects in the area of impact, • Distribution and assignment of the Valley Health Systems and Degrange Properties generated trips onto the completed road network, • Analysis of capacity and level of service with the newest version of the highway capacity software, HCS-2000, for existing and future conditions. EXISTING CONDITIONS Patton Harris Rust & Associates, pc (PHR+A) conducted AM and PM peak hour manual turning movement counts at the intersections of Route 50/Route 803, Route 50/ Major Collector, Route 50/Route 37 SB ramps and Route 50/Route 37 NB ramps. 24-hour "tube" counts (in 15-minute increments with vehicle classification) were conducted along Route 50, west of Route 37, as well as along each of the Valley Heath Systems/Route 37 interchange ramps. In order to determine the ADT (Average Daily Traffic) along the remaining study area roadways, PHR+A utilized the 24-hour counts along Route 50 to calculate a "k" factor of 0.10 (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes). Figure I shows the existing (2002) ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 2 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data, vehicle classification data and HCS-2000 level of service worksheets are provided in the Appendix section of this report. A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties P"R+ANovember 8, 2002 Page 1 No Scale (5)1 OP (995)1420.,..� I ^� 1 Valley Health Systems Interchange AM Peak Hour (PM Peak Hour) Figure 1 Existing Traffic Conditions PR+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties H November 8, 2002 Page 2 No Scale I 0 Ge �4 Signalized Intersection '7� Valley Health systems 5 Interchange B(C) LOS = C(C) C(C) B)C `► � out B)C,� Route 50 Signalized Intersection LOS=C(C) 4 SITE 0 U cd •-" Unsignalized o > Intersection �q 4 m Route 50 4� ; * (B)A r Unsignalized Intersection AM Peak Hour (PM Peak Hour) * Denotes Critical Unsignalized Movement Existing Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 3 b 1 1 1 1 I J I i PHASE 1 (2006) The purpose of this Phase 1 scenario is to maximize the Valley Health Systems and Degrange Properties development while maintaining a four -lane Route 50. All traffic will enter and exit the site via the proposed Route 50 site -driveways. Additionally, PHR+A included a proportional amount of WWW Property trips as background traffic. 2006 BACKGROUND CONDITIONS In order to accurately depict future conditions within the study area, PHR+A considered all trips associated with the WWW Property through Year 2006. Using the 6th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR+A has prepared Table 1 to summarize the trip generation for the 2006 WWW Property. The trips shown in Table 1 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. Table 1 WWW Property 2006 Trin Generation Summary ITE Land Use Amount AM Peak Hour PM Peak our ADT In Out Total In Out Total Code 750 Office Park 5 acres 350 30 381 34 194 228 2,241 813 Discount Superstore 135,000 SF 127 1 122 248 253 263 516 6,101 820 Shopping Center 25,000 SF 43 27 70 121 131 252 2,795 Total i 520 179 699 408 i 588 1 995 11137 In addition to the trip assignments relating to the background development described in Table 1, an historical growth rate of 5% per year (compounded annually) was applied along Route 50, Route 803 and Route 37 NB/SB ramps. Figure 3 shows the 2006 background ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 4 shows the respective 2006 background lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. PHASE 1 TRIP GENERATION The number of trips produced by and attracted to this site were established using ITE's Trip Generation Report, 6th Edition. Table 2 shows the trip generation results for the proposed Phase 1 Valley Health Systems and Degrange Properties. The trips shown in Table 2 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties P"R+A November 8, 2 Pagee 4 4 (85)88 m,# (1170)1708 nmm� (10)5 mmr I R+A Figure 3 P"R+A Valley Health Systems Interchange IMMITIRTSMURIM AM Peak Hour (PM Peak Hour) 2006 Background Traffic Conditions A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 5 No Scale ►r1 X Valley Health Systems Signalized Intersection Interchange 13 LOS = C(C) (73)C °u e �_ Route (C)C 50 Signalized ftftl%1 Intersection LOS=C(B) 1►��� r� M SITE 0 x Signalized Intersection 12 LOS = C(C) 3 U .� > tv I`� o d Q B(C) 4_ JILL Route 50 ...� (C)C r = �� A � Unsignalized o Intersection .P 1-i H Figure 4 � Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) 2006 Background Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties P"NovemberR+A 8; 2002 Page 6 1 1 I 11, 1 1 r I Table 2 Valley Health Systems and Degrange Properties Phase 1 Trin Generation Summary ITE Land Use Amount AM Peak Hour PM Peak hour ADT In Out Total In Out Total Code Valley Health Systems Property 150 Warehousing (Distribution Center) 5 acres 63 25 88 25 47 73 383 710 Office (Administration Building) 50,000 SF 94 13 107 23 112 135 779 750 Office Park 5 acres 350 30 381 34 194 228 2,241 620 Nursing Home 24,000 SF 7 4 10 4 6 10 164 253 Elderly Housing - Attached 80 units 4 2 6 5 3 8 278 Sub -total 518 74 592 91 363 454 3,846 Degrange Property 312 Business Hotel 50 rooms 17 12 29 19 12 31 364 760 Research & Development Park 5 acres 70 13 84 9 68 77 398 820 Shopping Center 25,000 SF 43 27 70 121 131 252 2,795 912 Drive-in Bank 2,400 SF 17 13 30 66 66 131 805 832 H-T Restaurant 7,600 SF 37 34 70 50 33 83 991 Sub -total 184 100 284 264 310 574 5,352 Total 702 173 1 875 355 1 672 1 1,027 1 9,198 2006 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the site. Figure 5 represents the trip distribution percentages into and out of the proposed Valley Health Systems and Degrange Properties. Figure 6 shows the respective development -generated AM and PM peak hour trips and ADT assignments along the study area roadway network. 2006 BUILD -OUT CONDITIONS The proposed Valley Health Systems and Degrange Properties assigned trips (Figure 6) were added to the 2006 background traffic (Figure 3) to obtain 2006 build -out conditions. Figure 7 shows 2006 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 8 shows the respective 2006 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. 2006 CONCLUSION The traffic impacts associated with the proposed Valley Health Systems and Degrange Properties are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `D' or better for 2006 build -out conditions. A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties PT-jR+A November 8, 2 7 Pagee 7 I No Scale Valley Health Systems Interchange n SITE 0 x 0 U N Q Route 50 1 o`} 1 T-) -,- A Figure 5 VHS & Degrange - Trip Distribution Percentages A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties PT-jR+ANovember 8, 2002 Page 8 No Scale 1 � 4 v � cx' Valley Health systems Interchange O _ (360)85 WOft 263(94) (111)26 %% 0110 (249)S9 *a**131(4 O (111)26 ftmwo p � 4 O� SITE 0 s U O 3 U `* H 0 M N Q ��20(83) N � _ 199(76) j moo Route 50 J ! e—-2(-5)** .(35)98 �� 1 (60)1m **(-25}10 10 0 � 363035) (304)72 _, 1�(65) AM Peak Hour (PM Peak Hour) I L A ** Denotes Pass -by trip reduction Figure 6 VHS & Degrange - Phase I Development -Generated Trip Assignments A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties RjR+A November 8; 2002 Page 9 1 N No Scale 1 J b o Wb �^ p1 0 ^)1 Valley Health Systems Interchange (1108)133 ` 1r� 252 (63�) Q (628)643 � Rout (6� (677)7l2 �707 ( 7) O e SO (678)1041 � (1494) �� p4 SITE 0 0 U N ^ N > `! O \ eq Q �■ 400(249) V N o ~ 555(1820) en % � 205(83) �.. 73(81) 4� 998(2059) Route 50 J j L r— 0(0) (85)88.oR (6j )109-� (1205 (10)5—� 1 (1655 1902) t r =� ^^o0 2 2 (1988*` 11 02(2138 )19g5 ) Dn AM Peak Hour (PM Peak Hour) Figure 7 VHS & Degrange - 2006 Build -out Traffic Conditions A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties P"R+ANovember 8. 2002 Page 10 No Scale 1 G Valley Health Systems 04,` Signalized A Intersection Interchange R(C) LOS = C(D) *= D (D) (C)C � O oute (D �� ~' Route 50 Signalized Intersection's LOS C(C) � 1 r� Q O � M SITE 2 0 x Signalized Intersection LOS = C(C) 3 Signalized Intersectioncj > LOS = C(D) o )(C) a �. it Route 50 i �L ~ B(D) (C)D *4 r �� (C)D �♦ A ti Unsignalized Denotes Free -Flow Lane l� n Intersection AM Peak Hour (PM Peak Hour) Figure S VHS & Degrange - 2006 Build -out Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties PT—jR+A November 8, I I Pagee 11 1 I* PHASE 2 (2012) 1 1 ke The purpose of this Phase 2 scenario is to included the entire Valley Health Systems and Degrange Properties development while maintaining a six -lane Route 50. Traffic will enter and exit the site via the Route 50 site -driveways, the Route 522/Major Collector intersection and the Route 37/Valley Health Systems interchange. Additionally, PHR+A included the entire WWW Property as background traffic. 2012 BACKGROUND CONDITIONS In order to accurately depict future conditions within the study area, PHR+A considered all trips associated with the WWW Property through Year 2012. Using the 6th Edition of ITE's Trip Generation Report, PHR+A has prepared Table 3 to summarize the trip generation for the 2012 WWW Property. The trips shown in Table 3 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. Table 3 WWW Property 2012 Trip Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour ADT In Out Total In Out Total Code 750 Office Park 35 acres 702 61 763 136 769 905 6,304 813 Discount Superstore 135,000 SF 127 122 248 253 263 516 6,101 820 Shopping Center 150,000 SF 124 79 203 394 427 821 8,847 Total 1 953 1 262 1 1,215 1 782 11,459 12 42 21252 In addition to the trip assignments relating to the background development described in Table 1, an historical growth rate of 5% per year (compounded annually) was applied along Route 50, Route 803 and Route 37 NB/SB ramps. Figure 9 shows the 2012 1 background ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 10 shows the respective 2012 background lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. IPHASE 2 TRIP GENERATION 4 I The number of trips produced by and attracted to this site were established using ITE's Trip Generation Report, 6th Edition. Table 4 shows the trip generation results for the proposed Phase 2 Valley Health Systems and Degrange Properties. The trips shown in Table 4 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties P"R+A 1 November 8; 202 Page 2 o 0 Q o v. No Scale :3 1 Valley Health Systems Interchange 938(1758) (851)1607 t��337(891)�287(42 (629)811= O Route 50 (s� 0S)8 p1 � 820096 �1362 _► 4 O ` CS M SITE 0 s x U U ^ ^> O enG C4^a v Q 269(187) en t- V^ ♦� 717(2321) JIL �Route950 4� 107 (2614) (15))156..P (2098)2474 (,�♦ 1553 2287=m+ (13)7m-% ( ) a o° n ^ AM Peak Hour (PM Peak Hour) Figure 9 2012 Background Traffic Conditions A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties P"R+A November 8, 2013 Pale 13 No Scale Signalized Intersection LOS = C(C) C C '�i1 DILL H Figure 10 P"R+A 4�f V Valley Health Systems Interchange � Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) 2012 Background Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 14 I 1 P 1 7j 1 t I i� I Table 4 Valley Health Systems and Degrange Properties Phase 2 Trio Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour ADT In Out Total In Out Total Code Valley Health Systems Property 150 warehousing (Distribution Center) 10 acres 90 35 125 43 80 122 645 710 Office (Administration Building) 108,900 SF 176 24 200 34 167 201 1,417 750 Office Park 15 acres 468 41 508 75 422 497 3,595 620 Nursing Home 24,000 SF 7 4 10 4 6 10 164 253 Elderly Housing - Attached 80 units 4 2 6 5 3 8 278 Sub -total 744 105 849 160 678 838 6,100 Degratige Properly 312 Business Hotel 100 rooms 34 24 58 37 25 62 727 760 Research & Development Park 23 acres 324 62 386 43 313 355 1,831 820 Shopping Center 162,325 SF 130 83 213 415 450 864 9,308 912 Drive-in Bank 2,400 SF 17 13 30 66 66 131 805 832 H-T Restaurant 7,600 SF 37 34 70 50 33 83 991 Sub -total 542 216 758 610 886 1,496 13,661 Total 1,286 1 321 1,607 1 770 11,564 2,334 19,761 2012 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the site. Figure 11 represents the trip distribution percentages into and out of the proposed Valley Health Systems and Degrange Properties. Figure 12 shows the respective development -generated AM and PM peak hour trips and ADT assignments along the study area roadway network. 2012 BUILD -OUT CONDITIONS The proposed Valley Health Systems and Degrange Properties assigned trips (Figure 6) were added to the 2012 background traffic (Figure 3) to obtain 2012 build -out conditions. Figure 13 shows 2012 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 14 shows the respective 2012 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. 2012 CONCLUSION The traffic impacts associated with the proposed Valley Health Systems and Degrange Properties are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `C' or better for 2012 build -out conditions. Pi[—jR+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Pale 15 I No Scale � N 0 o Z py o 1 •S valley Health systems Interchange n SITE wl y� 0 V U •C o Q � 0 Route 50 1 4' T) T-? A Figure 11 VHS & Degrange - 2012 Trip Distribution Percentages A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties PT-jR+ANovember 8. 2002 Page 16 Figure 12 VHS & Degrange - Phase 2 Development -Generated Trip Assignments P A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 17 r No Scale INI o � �n rs 1 J N D� O try Valley Health systems Interchange (1108)1656 (820)835 � F` 129 907) *"ft 337(9 1) 12, ` Route S X 3pS)801 *� 1060(209 i O 0 (1 34)1411= 68) 4 � ry ITE o H T U N 3 a� cn t; v� Q U ro �.269(187) ri 4 %..130(68) 754(2514) h c �.. 98(109) 4 .1069(2602) J 1 L Route 50 f`0(0) (150)156..,# (1627)2467=.+ (13)2455 .,. t � 1 r (2042 2455 � ' (13)7 c (2)2um% o o ^ O No � R q ! 244 (24)2549 *&ft 1199(2�2) UMOMM AM Peak Hour (PM Peak Hour) _D-,- A Figure 13 VHS & Degrange - 2012 Build -out Traffic Conditions A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties RjR+A November 8; 2002 Pale 18 A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties PwR+A November 8; 19 Pagee 19 Ll "MA-0 14 a a ED r I I I I 1 11 P I 1] P I 16 1 Table lA WWW Property 2006 Pass -by and Internal Trip Interaction Reduced AM Peak Hour PM Peak Hour Percentage Trips Going to/from Land Use In Out Total In Out Total ADT Office Retail 18 16 34 40 43 83 961 10.8% Pass -by Retail 25 22 48 56 59 115 1,334 15.0% Retail Office 16 18 34 43 40 83 961 Reciprocal Total Retail Internal Trips 18 16 34 40 43 83 961 10.8% Total Retail Pass -by Trips 25 22 48 56 59 115 1,334 15.0% Total Retail "New" Trips 126 111 236 277 292 569 6,601 Total Office Internal Trips 16 18 34 43 40 83 961 Reciprocal Total Office "New" Trips 334 12 347 (8) 154 145 1,280 Total Internal 34 34 69 83 83 166 1,922 Total Percentages 7% 19% 10% 20% 14% 17% 17% 14.8% Total Pass -by 25 22 48 56 59 115 1,334 Total Percentages 5% 12% 7% 14% 10% 12% 12% 10.2% Total"New Trips" 460 123 583 269 446 715 7,881 Total Percentages 88% 68% 83% 66% 76% 72% 71% 74.9% Total Trips 520 179 699 408 588 995 11,137 Total Percentages 100% 100% 100% 100% 100% 100% 100% 100.0% Table 2A Valley Health Systems and Degrange Properties Phase 1 Pass -by and Internal Trip Interaction Reduced AM Peak Hour PM Peak Hour Percentage Trips Going to/from Land Use In Out Total In Out Total ADT Office Retail 18 14 31 43 42 85 836 18.2% Pass -by Retail 14 11 26 35 34 70 689 15.0% Retail Office 14 18 31 42 43 85 836 Reciprocal Total Retail Internal Trips 18 14 31 43 42 85 836 18.2% Total Retail Pass -by Trips 14 11 26 35 34 70 689 15.0% Total Retail 'New" Trips 64 50 114 158 153 311 3,067 Total Office Internal Trips 14 18 31 42 43 85 836 Reciprocal Total Office "New" Trips 592 81 674 77 400 477 3,772 Total Internal 31 31 62 85 85 169 1,671 Total Percentages 4% 18% 7% 24% 13% 16% 18% 14.4% Total Pass -by 14 11 26 35 34 70 689 Total Percentages 2% 6% 3% 10% 5% 7% 7% 5.8% Total"New Trips" 657 131 788 235 553 788 6,838 Total Percentages 94% 76% 90% 66% 82% 77% 74% 79.8% Total Trips 702 173 875 355 672 1,027 9,198 Total Percentages 100% 100% 100% 100% 100% 100% 100% 100.0% L 11 i 10 I 11 I i Table 3A WWW Property 2012 Pass -by and Internal Trip Interaction Reduced AM Peak Hour PM Peak Hour Percentage Trips Going to/from Land Use In Out Total In Out Total ADT Office Retail 32 26 58 83 89 172 1,928 12.9% Pass -by Retail 38 30 68 97 103 200 2,242 15.0% Retail Office 26 32 58 89 83 172 1,928 Reciprocal Total Retail Internal Trips 32 26 58 83 89 172 1,928 12.9% Total Retail Pass -by Trips 38 30 68 97 103 200 2,242 15.0% Total Retail "New" Trips 181 145 326 466 497 963 10,778 Total Office Internal Trips 26 32 58 89 83 172 1,928 Reciprocal Total Office "Now" Trips 676 29 705 47 686 733 4,376 Total Internal 58 58 117 172 172 345 3,857 Total Percentages 6% 22% 10% 22% 12% IS% 18% IS.0% Total Pass -by 38 30 68 97 103 200 2,242 Total Percentages 4% 12% 6% 12% 7% 9% 11% 8.6% Total "Now Trips" 857 174 1,030 513 1,183 1,696 15,153 Total Percentages 90% 66% 8S% 66% 81% 76% 71% 76.4% Total Trips 953 262 1,215 782 1,459 2,242 21,252 Total Percentages 100% 100% 100% 100% 100% 100% 100% 100.0% Table 4A Valley Health Systems and Degrange Properties Phase 2 Pass -by and Internal Trip Interaction Reduced AM Peak Hour PM Peak Hour Percentage Trips Going to/from Land Use In Out Total In Out Total ADT Office Retail 33 24 57 96 100 196 2,021 18.21% Pass -by Retail 28 20 47 80 82 162 1,665 15.0% Retail Office 24 33 57 100 96 196 2,021 Reciprocal Total Retail Internal Trips 33 24 57 96 100 196 2,021 18.2% Total Retail Pass -by Trips 28 20 47 80 82 162 1,665 15.0% Total Retail "New" Trips 123 87 210 354 366 720 7,417 Total Office Internal Trips 24 33 57 100 96 196 2,021 Reciprocal Total Office "New" Trips 1,078 157 1,236 140 919 1,059 6,637 Total Internal 57 57 114 196 196 393 4,042 Total Percentages 4% 18% 7% 25% 13% 17% 20% 15.0% Total Pass -by 28 20 47 80 82 162 1,665 Total Percentages 2% 6% 3% 10% 5% 7% 8% 6.0% Total "New Trips" 1,201 245 1,446 494 1,285 1,780 14,054 Total Percentages 93% 76% 90% 64% 82% 76% 71% 79.0% Total Trips 1,286 321 1,607 770 1,564 2,334 19,761 Total Percentages 100% 100% 100% 100% 100% 100% 100% 100.0% I I Winchester Medical Cenler Impact Analysis Statement ' E. Sewage Conveyance and Water Supply In 1997 a means of providing sewer and water to the Route 50 corridor was created in coordination with the Frederick County Sanitation Authority. This plan as shown on Figure 6 provides for a regional sewage pump station capable of providing 425 gallons per minute of wastewater flow transfer to the Sunnyside collection system located on the U.S. ' Route 522 corridor in Frederick County. This provides for approximately 250,000 gallons per day capacity to the Round Hill service area. Also the provision for the 4 million gallon northwest storage tank has provided for a 20" stub line and easement that allows extension of water service from the current Frederick County system along the west side of VA Route 37 to the Route 50 intersection with Route 37. ' The half full condition in the Northwest Tank provides an operating elevation of 955 MSL. The expected high and low elevations on the WMC site for uses are 860' and 800' respectively. This provides a minimum and maximum pressure of 67 psi and 41 psi which ' is acceptable for the use. Higher rise structures allowed in the MS zone may require pump booster service for fire flow pressure gradients. The 20" main is very adequate for delivery volumes. This system is to be constructed by the FCSA through developer commitments in accord with FCSA policy and procedures. L� ---------- - -------------------- - — a, -,Rt 72 bl, F-&._SEWER SYSTEM NW TANK i At PROP. WATER SYSTEM 4, PROP.. SEWER SYSTEM 7 Al M/6 REGIONAL SEWAGE PUMP STATION WINCHESTER MEDICAL CENTER PROPERTY gilbert w. Clifford & associotes, inc. Q3 SEWER & WATER PLAN Boks Lwid Plamers Water Ouafty 117 E Piadly SL VhmhnW, Vironio 22601 f??EDERICK COUN7Y, WRGINL4 VOICE (540) 667-2139 FAX (540) 665-M3 DAL qvdidt0mnsk-com Figure 6 I Winchester Medical Center Winchester Medical Center Rezoning Water Use/Wastewater Flow Summary U.S. Route 50W Corridor Frederick County, Virginia Impact Analysis Statement ITE Amount Unit Value Code Land Use Quantity Unit (GPU) Total Tract 1 312 Business Hotel 100 Rooms 50 g/room 5,000 760 Research & Development Park 23 Acres 1,000 g/acre 23,000 820 Shopping Center 162,325 SF 0.2 g/SF 32,465 12 Drive -In Bank 2,400 SF 0.2 g/SF 480 832 H-T Restaurant 250 Seats 50 g/seat 12,500 Subtotal 73,445 Tract 2 150 Warehousing (Distribution Center) 10 Acres 600 g/acre 6,000 710 Office (Administration Building) 108,900 SF 0.2 g/SF 21,780 750 Office Park 15 Acres 1,000 g/acre 15,000 620 Nursing Home (150 beds) 150 Beds 150 g/bed 22,500 253 Elderly Housing - Attached 80 Units 200 g/unit 16,000 Subtotal 81,280 Total 154,725 gpd 1 Winchester Medical Center Impact Analysis Statement ' F. Site Drainage Drainage from the Tract 1 area generally travels from north to south and crosses U.S. Route 50 on the west side of the interchange with VA Route 37. At this point the drainage channel is well defined with adequate carrying capacity by culvert pipes under ' U.S. Route 50. A storm water management plan will be prepared as a part of the master plan and site plan phases which will provide rates of storm water discharge that will not exceed the capacity of the downstream channel. The northern Tract 2 generally flows from west to east across VA Route 37 and into the City of Winchester's storm water systems entering Town Run at Amherst and Boscawen ' Streets. The City is engaged presently in a storm water management plan improvement to handle the storm discharges from this watershed. The Winchester Medical Center has constructed substantial storm water management facilities on its City campus intended to ' handle ultimate upstream uses. Additionally, storm water management facilities within the planned MS district will be provided to supplement the improvements already in place on the Winchester Medical campus in the City. See attached Figures 7A and 7B. A complete storm water management plan is to be presented at Master Development Plan consideration. 1 ti 1 I J 1 1 n WINCHESTER MEDICAL CENTER PROPERTY a STORM PLAN FREDERICK CDUNIY, 14RGlN[4 gilbert w. clifford jgj�L & associates, inc. B gh m .rs Lend Pimmers water a,dy 117 E P'ca61y St Wixtesta, Yrg'rio 22601 VOICE: (540) 667-2139 FAX.- (540) 665-N93 B AL pcWft mi r-com Figure 7A --- - ` ~ - / / / ' ` ------------ - � � ------------- ----------------------- swm swm -~.'.~. ' PROPERTY gilbert w. clifford * & ossociates, inc. Q) STORM PLAN En&"m Land Plamwers Water Ouelty �' 7� /|OU[e 'u � b T 1 F 11 i Winchester Medical Center Impact Analysis Statement G. Solid Waste Disposal Facilities The WMC will provide contract solid waste disposal via contract with commercial hauler. Solid waste generated shall be disposed in the Frederick County Landfill facility. An estimate of daily tonnage is shown on the attached table. Winchester Medical Cenler Impacl Analysis Slatement Winchester Medical Center Rezoning Solid Waste Generation Summary U.S. Route 50W Corridor Frederick County, Virginia ITE Amount Unit Value f cnrir Land 11m. nnantity Unit (GPU) Total ` Tract 1 312 760 820 12 832 Tract 2 150 710 750 620 253 (Revised 1/7/03) Business Hotel Research & Development Park Shopping Center Drive -In Bank H-T Restaurant Warehousing (Distribution Center) Office (Administration Building) Office Park Nursing Home (150 beds) Elderly Housing - Attached 100 Rooms 5 #/room 23 Acres 20 4/acre 162,325 SF 0.01 #/SF 2,400 SF 0.01 4/SF 250 Seats 2 #/seat Subtotal 10 Acres 200 4/acre 108,900 SF 0.01 4/SF 15 Acres 100 4/acre 150 Beds 10 4/bed 80 Units 10 #/unit Subtotal 500 460 1,623 24 500 3,107 2,000 1,089 1,500 1,500 800 6,999 Estimated Solid Waste/Day 5 tons/day Winchester Medical Center IH. Historic Sites and Structures Impact Analysis Statement rTwo historic structures exist within proximity to the proposed campus. The only significant structure is located well to the north and this project will not impact the site significantly. A number of civil war actions occurred in the vicinity such as the route to contact of confederate forces in the Second Battle of Winchester however, this site lies outside of NPS zone battlefield designations and will result in the loss of no significant historic preservation potential. (See Figure 8). I 1 I _ •ii 10, �7a •�'9 -� .! F ��' � ; • � �, ire • _ ~ � � � i ` P ` 3 f s� � I "yi 1 a' - '- ;4 i� � •�+ .ice - �. �. � »� i .• �!`t ....fit,,•' j 467 .. ,CC�• _. � Potentially - Number Description Significant On -Site: None Identified z •� - � , �� �,' � � Off -Site .r 1410 Fruit Hill Farm Yes 467 Old Hoover Place No WINCHESTER MEDICAL CENTER gilbert w. difford & ossoclotes, inc. RURAL LANDMARK STUDY Engheers Land Plamere water UuaRy 117 E. Picadill St. Winchester, Virginia 22601 FREDERICK COUNTY, VIRGINIA VOICE: (540) 667-2139 FAX: (540) 565-0493 EMAIL: gwcli((@mnsinc.com Figure 8 1 r 1 1 1 I Winchester Medical Center I. Impact on Community Facilities Impact Analysis Statement There will be a level of impacts on certain community facilities resulting from this project. The expansion of health care facilities will provide regional efficiency and provide improved health care services. The first responder (Round Hill Fire and Rescue) will see increased departmental emergency calls as the result of the build out of these facilities. There will be no measurable impact on schools and parks. Solid waste volumes will increase as estimated with payment to the landfill in accordance with disposal requirements (per enterprise fund). There will also be some impacts on County Sheriff and Administrator operations. Of note is that, by agreement with Frederick County, the facilities to be created within the "West Campus" are taxable pursuant to County codes and this presents a substantial $9+ million dollar positive impact as reported in the County Impact Model. Regardless of this finding, the Winchester Medical Center has chosen to provide a cash proffer to the affected CIP agencies as shown in the voluntary proffer, which is a part of this application. The Capital Impact Model provides an estimate of impacts which are mitigated by proffers attached. V IV FREDERICK COUNTY IMPACT MODEL 7t� Ll saws a a lam M M 9M4r M OUTPUT MOL APPLICANT: 53A68 Net Fiscal Impact LAND USE TYPE Medical Suppon Costs of Impact Credit: Credits to be Take Future CIP/ Total Potential Tax Credits Adjustment For Revenue- Net Capital Net Cost Per REAL EST VAL $52,273,780 Required (entered in Cur. Budget Cur. Budget Cap. sum only) Oper Cap Equip Expend/Debt S. Taxes, Other (Unadjusted) Cost Balance Facilities Impact Dwelling Unit FIRE & RESCUE 9 Capital Faciltiies col $0 $0 $194,917 $2,436 Fire and Rescue Department $194.917 - Elementary Schools $0 $0 $0 $0 $0 $0 $0 Middle Schools $0 - ---- High Schools $0 $14,146 $14,146 $14,146 $48,622 608 Parks and Recreation $62,767 $3,052 $3,052 $3,052 $7,860 $98 ,767 Public Library $10912 $6,458 $36,059 $0 $1,319 $37,378 $37,378 $0 $0 $8,2 $0 $1 Sheriffs Offices $0 $0 Administration Building $8,288 $81,587 $90,077 $171,663 $171,663 $0 $ 0 $0 $ Other Miscellaneous Facilities $10,574 SUBTOTAL $293,916 $117,646 $90,077 $18,517 $226,239 $9,153,251 $226.239 $9,153,251 $67,677 5o $846 ($114,41 LESS: NET FISCAL IMPACT $9,153,251 0 0 NET CAP. FACILITIES IMPACT INDEX: 11.0" If Cap. Equip Included 1.0 INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Av g: Rev -Cost Bal = 1.000 1.00 PLANNING DEPT PREFERENCES 1.0 1. ---_- - --_-� Ratio to Co Avg = 1.342 - - ---- ---- ------------------------------ ------------- METHODOLOGY 1. Capital facilities requirements are input to the first column as calculated in the model. is input in row total of second column 2. Net Fiscal Impact NPV from operations calculations (zero if negative); included are the one-time taxes /fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fis cal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. five added as potential credits against the calculated capital 6. Columns three through are facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). NOTE: Proffer calculations do not Include include interest because they are cash payments up front. Credits do include Interest if the projects are debt financed. NOTES: - -� Model Run Date 09/09/02 ERL 360,000 sq. ft. R&D/Office. 10,000 sq. ft. restaurant, 160,000 sq. ft. warehousing, and 80 age restricted dwelling units on 104 acres B2 and MS Districts. Project Description: Assumes Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 day s from the model run date. 2001MODEL 1 y 1 PROFFER STATEMENT 16 1 I 1 REZONING REQUEST PROFFER Property Identification Number 53-((A))-68 WINCHESTER MEDICAL CENTER "West Campus" Preliminary Matters Pursuant to Section 15.1 - 491.1 et. seq., of the'code of Virginia, 1950, as amended, and -the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 51.9676 acres from Rural Area (RA) Zoning District to the Medical Services (MS) Zoning District, development of the subject property shall be done in conformity with the- terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. Also within this tax parcel is 50.0540 acres zoned B-2 which will remain B-2 after rezoning. The proffers which exist on the 50.0540 acre parcel have been included in this proffer statement and together with the added proffers constitute the complete proffer for the entire tract of 102.0216 acres. Should this petition for rezoning not be approved by the Board of Supervisors then the existing proffer statement for the B-2 tract will remain in effect and these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the .Generalized Development Plan, dated September 2002, sheets 1 of 2 and 2 of 2, which are attached hereto and incorporated herein by reference. Street Improvements ' The Applicant shall design and construct all roads on the subject property consistent with the County's adopted Round Hill Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Generalized Development Plan which is attached hereto and incorporated herein by reference. ❑ On U.S. Route 50 at the intersection of Route 1317, a 200 feet left turn lane for eastbound traffic will be provided. (91) ❑ On U.S. Route 50, an acceleration/deceleration lane will be added across the entire U.S. Route 50 frontage of the site, and the only exit on U.S. Route 50 will be located at the Route 1317 intersection. Curb and gutter will be provided along the entire frontage. (#2) ❑ At the VA Route 1317 intersection, traffic leaving the site will be provided two left turn lanes, (on left turn with through movement) and one right turn lane. (43) ❑ Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes (#4) as follows: - At U.S. Route 50NA Route 37 western signal, Southbound right turn - 200 feet with transition to provide full 2 lanes at intersection. I(Revised 1/7/03) Pagel of 3 Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District At U.S. Route 50NA Route 37 eastern signal, Northbound left turn - 200 feet 1 with transition to provide 3 lanes at intersection including a dedicated left, a left with through and right turn lanes. ❑ A traffic signal will be provided at U.S. Route 50 and VA Route 1317 intersection. (#5) ❑ An additional left turn lane will be provided on U.S. Route 50 for the eastbound traffic at the US Route 50NA Route 37 eastern signal. (#6) ❑ A major collector road, 1800 feet in length and 5 lanes wide, with 80 feet right of way (#7) Transportation items 1 through 6 shall be constructed during the initial site development phase of the project and shall be either complete or bonded for `. completion prior to issuance of the first occupancy permit. Landscape Design Features The development of the subject property, and the, submission of any Master Development Plan shall include the following landscape design feature provided in these proffers and as illustrated on the Concept Plan dated December 1996 which is attached hereto and incorporated herein by reference. ❑ A thirty foot (30') landscaped green strip along the US Route 50 frontage portion of the site. (#8) ❑ A landscaped green area along the north side of the main entrance. (#9) ❑ A landscaped, open, green visual focal link without structures with the US Route 50 and 37 interchange area. (#10) ❑ A central open space area, currently shown as deGrange Park, planned as part of the area rising in the west portion of the property. (411) .. ❑ A ten foot (10') landscaped buffer area along the western property line landscaped with white pine evergreen trees or an equal plant species, with white pines to be a minimum of four feet (4') in height when planted and planted at ten foot (10') intervals. (#12) On Siaht Development All structures shall be designed to meet the following standards: ❑ Materials utilized for the facades of the buildings shall include but not be limited to concrete masonry units (CMU) brick, architectural block, dryvit, or other simulated stucco (EFIS), real or simulated wood and/or glass. ❑ All building within the development on the property shall be constructed using compatible architectural style and materials, and signage for such buildings shall be of a similar style and materials. (Revised V7/03) Page 2 of 3 L, Rezoning Request uest Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District ❑ All building within the property shall be developed as a cohesive entity, ensuring that building placement, architectural. treatment, parking lot lighting, landscaping, trash disposal, vehicular and pedestrian circulation and other development elements work together functionally and aesthetically. The Applicant shall record and include in each deed as well as provide Frederick County with a complete- set of Covenants and Restrictions pursuant to site design developed and approved by Frederick County at the time of master plan. Property owners shall be notified of conditions relating to adjoining' active agricultural operations. Monetary.. Contribution to Offset.Impact of Development ' The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virguua approves the rezoning for the 51.9676 acre tract 2, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to MS and approves the revised planning for the 50.0540 acre tract 1, the undersigned will pay to Frederick County for the Round Hill Fire and Rescue Company the sum of $25,000.00, the Sheriffs Office the sum of $5,000.00 and the Administration Building the sum of $5,000.00 for a total payment of $35,000.00, at the time the first building permit on tract or tract 2 is issued. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County. Board of Supervisors grant said rezoning -and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. - Respectfully submitted, PROPERTY OWNER Date: STATEbF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 7 day of (1_� 2003, by q' My commi sion expires o 3 Notary Public I. (Revised 1/7/03) Page 3 of 3 FUTURE EXTENSION TO -US ROUTE 50 -' AT ROUTE 803 QLL I 11 `6,:C\ ti it ------i- __ -----��--- `11 1! g 1 80' R o p r' 3V�LOt'M�Nr - '0 3 _' ------PROPOSED MAJOR %o _ COLLECTOR o TRACT 1� , r�rfvL - 4 LNG In t _ 6- -r 4 WINCHE-STER MEDICAL CENTER PROPERTY B_2 Property gilbert w. clifford & associates, inc. II GENERALIZED DEVELOPMENT PLAN Sheet E„gkwers Lend pro yratOr pumKY O \- "WEST CAMPUS" I O Z of 117 E Fvdly S4 Wwhesty, V060 22601 FREDERICK COUNTY, KRGIN14 2 WK:E: (540) 667-2139 FAIL (540) 665-0493 130C 9wcW0m"six com I�l 11 u 7 VI ' AGENCY COMMENTS P, r 1 November 25, 2002 Mr. C.E. Maddox, Jr., P.E., Vice President Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: Historic Resources Advisory Board (HRAB) Comments Winchester Medical Center Rezoning - Route 50 West and Route 37 Dear Chuck: The Frederick County Historic Resources Advisory Board (HRAB) considered the referenced proposal during their meeting of November 19, 2002. The HRAB reviewed information associated with the 1992 National Park Service Study of Civil War Sites in the Shenandoah Valley and information associated with the Frederick County Rural Landmarks Survey Report. Historic Resources Advisory Board Comment ' The 102.02-acre parcel proposed for rezoning for B2 (Business General) and MS (Medical Support) is located within the study area of the Second Battle of Winchester. Located adjacent to the property are two structures listed in the Rural Landmarks Survey Report: Old Hoover House (ID# 34-467) and the Fruit Hill Farm (ID# 34-1410). Fruit Hill Farm is listed as potentially significant in the report. The HRAB considered the proposed use of the property for the Winchester Medical Center's west campus as 1 indicated by the applicant. There were no adverse comments by the HRAB regarding this rezoning request. IPlease contact me if you have questions regarding this comment from the HRAB. Si cer,ly, Rebecca A. Ragsdale Planner I RAR/cih U:\COMMITTEES\HRAB\Coniments\WincliesterMedicaIRZ.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 1 ;j „L 4 COMMONWEALTH of IA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE JERRYA. COPP COMMISSIONER EDINBURG, VA 22824 RESIDENT ENGINEER TEL (540) 984-5600 December 20, 2002 FAX (540) 984-5607 r VDOT Comments to Winchester Medical Center Rezoning The documentation within the application to rezone this property appears to ' have significant measurable impact on Routes 50 and 37. Routes are the VDOT roadways which have been considered as the access to the property referenced. 1 VDOT is satisfied that the transportation improvements as discussed in the December 17, 2002 meeting with Richard Wilkins, Chuck Maddox, John Callow, Sam Clem, Chris Mohn, Jerry Copp, and myself and as further detailed on the attached sheet address the transportation concerns associated with the first phase (2006) of this development. As discussed in said meeting, these improvements will be made prior to the first building permit being issued. Also as discussed in the above mentioned meeting, VDOT currently will not allow an access break on Route 37. As further development of these parcels continue, additional Traffic Impact Analyses will be required to further examine the impacts to Routes 37, 50 and 522. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Ben H. Lineber r., P.E. Trans. Asst. Resident Engineer BHL/rf Attachment VirginiaDOT.org WE KEEP VIRGINIA MOVING Rezoning Comments Winchester Medical Center Virginia Department of Transportation Mail to: Virginia Dept_ of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 Hand deliver to: Virginia Dept. of Transportation Attn: Resident Engineer 14031 Old Valley Pike Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c% Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adiacent to Route 50 and west and adiacent to Route 37. Current Zoning: B-2 RA Zoning Requested: B-2 Acreage: 50.0540 MS 51.9676 Virginia Department of Transportation Comments See attached comments from VDOT dated December 20, 2002, QVDOT Signature & Date: 7:�Q1 12/20/02 Notice to Advisonarsd ease et rrirni�toet�i"leant A pp,...., , ... 9 RezoninIZ Comments Winchester Medical Center 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, VA 22602 Winchester, VA (540) 662-2422 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Winchester Regional Airport's Comments Winchester Regional Airport Signature & Date: C� �/ �, l 13 Notice to rnchester Regional Airport.,. Please :Return This Farm to �tle Applicant 16 t .� '.,.k "a2t.• bl e . it � i /� �. , j � ^"EIj(,' yi.� t f. � s v+y' a' !^ E t. .. J / n O .t �- r,r�.. •. rr'i?'+�')> f..Y!: �• .7 ,y +' `�+?" 7 4' t C c�i y/ 3i� dia! w -ef f' "bm rr ; f •i , 4ta iil y�f f. . C Ji r yIg ?��'.4f? c� 6 t 1. n .. it slit �t�.� � .. (•' ds�l.*• � +-�y�'' fT c,:: r p !1 �Sf v, t r,4 ! �t i y►� r` VW. �ltt 1 r p •ri,�„` \_�;- -•---.-"r" � i S ` I i �"�'.�. � i$ •� 6 t n ,: •� .�`•is.+iax ++'�Cvr � t � �t',�^s�tr�4 f �j y �•�.__. �j °'-' � + { 1 tF 6•tx q�{%i'xii'��/ �"�' I 1 1�•� i /,y� �r4. ! . _ _ _�� �� y �' Z" ".� � �^; A'7}�Y�JtYI I�� i j �f 1. '_5..d✓�* /�'f���l:' -� _ ) ', . , - {T 4 �fM•IIk�2r't f 4•'t f `:�" j i -, (d M dJ r. _� r{� I +' `�1 e I 4r ..r.' 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E: 'S/. aat,� .h'i4i'k,s ,i , t t 1 r a�i ,tt s•'!".J'-k:J�" -}`nj �`��� i V Q LLJ S. °'jai 1 � ''e`" . ocu. y' {� $, , �p' "dF .#: a"{u a(s,^•'-r• ,F r > l p / < :':.-..�-'� '�• -..s !.:t '3f 'S'1•r .i /�ti�# Sys. sn, La 4 . 1ti i (^� Q lV $ � •,�"{�is"y � '%- ���"-d� '� {6�r t' Ott �t t 1• t i„ �r n�•iSv :ihf �.'ry 4 t„ + i . r i ' >fY�d'd a r ,,]+s ' +r✓ � ; + � r � $.�1l- f:d j 1 �,.: � k1 �C f,,�•s}; � t ��yf�"S. t`'}'1 ii�C ° '#�' Ju v NCa¢ fir I: SI + i � t I y.•• � ,t;{� t}4^`��xr�> 'a,d "�k �'sb t rd 4 xJ -yl'+ . I yt r , .,1 1 � ',ti rr i�T) '�!K l�� 4%it •Y U ( t`t'' 5 �.. ifff 10�1102 ?.'+. � t 11 VIM i m m m m m r it � I I I I I I I I I I I I I I I I I 10 WINCHESTER REGIONAL AIRPORT SERVING THE 491 AIRPORT ROAD TOP OFVIRGINIA WINCHESTER, VIRGINIA 22602 �. �,. _t.4 (540) 662-2422 November 13, 2002 Gilbert W. Clifford & Associates, Incorporated 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 Re: Rezoning Comments Winchester Medical Center Property Route 50 West Winchester, Virginia Dear Mr. Maddox: The proposed rezoning request for the referenced property appears to be outside the airspace of the Winchester Regional Airport therefore Federal Aviation Administration form 7460-1 will not be required to be filed. Uses under the rezoning request should have no impact on airside operations of the Winchester Regional Airport. Thank you for providing us the opportunity to review these plans and for supporting the operations of the Winchester Regional Airport. Sincerely, �5 Serena R. Manuel Executive Director 1 RezoninI4 Comments Winchester Medical Center Frederick County Sanitation Authority Mail to: Frederick Co. Sanitation Authority Attu: Engineer P.O. Box 1877 Winchester, VA 22604 (540) 868-1061 Hand deliver to: Frederick Co. Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, VA Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 I Sanitation Authority Comments See attached. Sanitation Authority Signature & Date: 24/ 14 Rezoning Comments Frederick County Sanitation Authority Winchester Medical Center Page 2 The proposed method of supplying water and sewer service to the site should be adequate. Rezoning Comments Winchester Medical Center Frederick County Department of Public Works Mail to: Frederick Co. Dept. of Public Works Attn: Director of Engineering 107 North Kent Street Winchester, VA 22601 (540)665-5643 Hand deliver to: Frederick Co. Dept. of Public Works Attn: Director of Engineering Co. Administration Bldg., 4t` Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Department of Public Work's Comment - -�� - ( we- Yt (tvf--�d C-0 0 Cj 0 Public Works Signature & Datej[VA_�,� 03®m 10 1 V CITY OF WINCHESTER, VIRGINIA MEMORANDUM TO: Chuck Maddox M r. FROM: Tim Youmans Rouss City Hall 15 North Cameron Street Winchester, VA 22601 540-667-1815 TDD 540-722-0782 RE: REZONING COMMENTS FOR WINCHESTER MEDICAL CENTER RTE 50 WEST "WEST CAMPUS" IN FREDERICK COUNTY DATE: January 6, 2003 �. Thank you for providing an opportunity for the City to review and comment on the rezoning proposal for the DeGrange tract in Frederick County that you submitted on behalf of Winchester Medical Center. The Rezoning Application Package that you sent to me for City of Winchester comments was also reviewed by City Manager Ed Daley, Economic Redevelopment Director Jim Deskins, Utilities Director Frank Sanders, and Public Works Director Gary Lofton. The major concern of the City is traffic impacts as addressed in the Tragic Impact Analysis done by PHR+A. Figure 7 in the study calls for a 35.6% increase in ADT over a four year period along the segment in the City just east of the Rte 37 northbound ramps. Of interest is the change in Level of Service (los) at the ramps. With the lane widening proffers (#d and #6), some movements get better (e.g. the northbound off -ramp goes from los `F' to los `D'). Others, such as the eastbound Route 50 movement approaching the northbound Rte 37 ramps go from los 'B' down to los `D' during the PM Peak hour. I don't understand why the two existing intersections at the Rte 37 ramps are shown as "Unsignalized" in Figure 2 since they are both currently signalized. The report also shows an existing double -left movement from the northbound off -ramp, but there is only a single existing left -turn lane. The seven Street Improvements proffers called out in the Proffer Statement in Section V of the P rezoning application report appear to mitigate many of the traffic impacts, but there is no timeframe identifying when these improvements will be undertaken relative to the land development. In order to better evaluate the impacts, it would be helpful to see a schedule of these improvements relative to the development sequence (e.g. relative to building or occupancy permits). Traffic Proffers #4 & 6 of greatest interest to the City since they affect traffic movement on the east side of Rte 37 along Amherst Street. Thank you for your patience while I was awaiting review and response from other City departments. Please call if you have any questions. Rezoninj4 Comments Winchester Medical Center Frederick County Inspections Mail to: Frederick County Inspections Dept. 107 N. Kent Street Winchester, VA 22601 (540) 665-5651 Hand deliver to: Frederick County Inspections Dept. Co. Administration Bldg., 4"' Floor 107 N. Kent Street Winchester, VA 22601 Applicant Please :fill out -the information as accurately as possible in°`order to assist' the: Historic Resources Advisory Board `, with.-'thei .'review. Attach all y of '.your, applieation jorm, °location map, p0#0 statement, impact analysis,. and-, any: other pertinent information: Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540) 667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 RA Zoning Requested: B-2 Acreage: 50.0540 11 -1-1 Inspection Department's Comments IVo cOMnlOVr RFQUH� AT l EK ­22M L . c,ULL rom ry rivr /1T i «vim of Signature & Date: Notice spections Dept. — Please R rn This Farm to the Applicant 23 Iel— J. U.%t �iy Rezoning Comments Winchester Medical Center Frederick —Winchester Health Department ■ Mail to: Hand deliver to: Frederick -Winchester Health Dept. Frederick -Winchester Health Dept. Attn: Sanitation Engineer Attn: Sanitation Engineer 107 North Kent Street 107 North Kent St., Suite 201 Winchester, VA 22601 Winchester, VA 22601 (540) 722-3480 (540) 722-3480 1 I I i Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: Phone: (540)667-2139 North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Frederick — Winchester Health Department's Comments Signature & Date:,r lov z Notice -to Health Department ;Please,Return This Form to the Applicant 15 Rezoning Comments Winchester Medical Center Frederick— Winchester Service Authority Mail to: Fred -Wine Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, VA 22604 (540) 722-3579 Hand deliver to: Fred -Wine Service Authority Attn: Jesse W. Moffett Co. Administration'Bldg., lst Floor 107 N. Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 RA Zoning Requested: B-2 Acreage Fred -Wine Service Authority Comments: na Q iYl 0 CLkCad AWIA 4g b: ,,�� Signature & Date: A4,., W\A- In nIAn 17 i � Memo To: Charles E. Maddox — G.W. Clifford & A ociates, Inc From: Jesse W. Moffett — Executive Director Date: October 1, 2002 Re: Winchester Medical Center — Route 50 West -' West Campus" Based on the flows presented in the application I direct you to the narrative regarding Sewer Conveyance and Water Supply. I believe the correct statement would be a regional sewage pump station with a capacity of 500 gallons per minute or 720,000 gallons a day. It is my understanding that this flow will be transported through the FCSA collection system to the Abrams Creek Interceptor with a discharge at the Greenwood Metering Station. The FWSA is presently evaluating the Greenwood Station along with the ability of the Abrams Creek Interceptor to handle anticipated future flows. Early indications are that some future provisions will need to be made to accommodate flows that are presently anticipated to be transported through this interceptor to the Opequon Water Reclamation Facility. ' I have not further comments. 1 I I • Page 1 I I Rezoning Comments Winchester Medical Center Frederick County Department of Parks & Recreation Mail to: Frederick County Dept. of Parks & Recreation 107 North Kent Street Winchester, VA 22601 (540) 665-5678 Hand deliver to: Frederick County Department of Parks & Recreation Co. Administration Bldg., 2nd Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Dept. of Parks & Recreation Comments No comment Signature & Date: Notice to Dept arks & Reereaton Please_ Return This: Farmto the: Ap tcant 12 L Rezoning Comments Winchester Medical Center Frederick County Fire Marshal Mail to: Hand deliver to: Frederick Co. Fire Marshal Frederick Co. Fire & Rescue Dept. 107 N. Kent St. Attn: Fire Marshal Winchester, VA 22601 Co. Administration Bldg., I" Floor (540) 665-6350 107 N. Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 11 f • j �,i�r Frederick Caunty Fire and Rescue q Department �: � Office ofi the Eire Marshal t i'lan Review aritl Comments Control number Date received Date reviewed Date Revised RZ02-0012 9/27/2002 10/3/2002 Project Name Applicant Winchester Medical Center G,W.Clifford & Associates Address City State Zip Applicant Phone 117 E.Piccadilly Street Winchester VA 22601 540-667-2139 Type Application Tax ID Number Fire District Rescue District Rezoning 53-A-68 15 15 1 Current Zoning B-2, RA Election District Recommendations Gainesboro Automatic Sprinkler System Automatic Fire Alarm System Residential Sprinkler System Yes Yes No Other recommendation Requirements Emergency Vehicle Access Hydrant Location Fire Lane Required Not Identified Not Identified Yes Siamese Location Roadway/Aisleway Width Special Hazards Not Identified Adequate Yes Emergency Vehicle Access Comments To be identified during the site plan process. Access Comments The half full condition of the Northwest Tank should be corrected to provide adequate water supplies in the event pump booster service becomes disabled. Additional Comments The monetary contribution to Round Hill Volunteer Fire & Rescue does NOT meet the Offset of Impact of Development according to the proffer model. The tax revenue generated on the completed project does not fund Round Hill VFD to provide services, it is shared in the County General Fund. Plan Approval Recommended Reviewed By Signature Yes Timothy L. Welsh I\ Title Aii a FFCPa IFrederick County Public Schools Administrative Assistant to Visit us at www.frederick.M.va.us the Superintendent � I C. E. Maddox, Jr., P.E., Vice President Gilbert W. Clifford & Associates 117 East Piccadilly Street, Suite 200 Winchester, VA 22601 II RE: Winchester Medical Center September 30, 2002 e-mail: orndorfa@frederickk12.va.us Dear Mr. Maddox: This letter is in response to your request for comments concerning the rezoning application for the Winchester Medical Center tracts, 1 & 2, North and adjacent to Route 50, and West and adjacent to Route 37. Based on the information provided in the rezoning application, Frederick County Public Schools has no comment at this time. Sincerely, 0 6?LV 41 Al Orndorff Administrative Assistant to the Superintendent 16 pc: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools Robert W. Cleaver, Asst. Superintendent for Administration, Frederick County Public Schools Rezoning Comments Winchester Medical Center Superintendent of Frederick Co. Public Schools Mail to: Frederick Co. Public Schools Attn Superintendent P.O. Box 3508 Winchester, VA 22604 (540) 662-3888 Hand deliver to: Frederick Co. Public Schools Attn: Superintendent School Administration Bldg. 1415 Amherst St. Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51,9676 Superintendent of Public Schools' Comments Superintendent Signature & Date l�Totice to School Superintendent Please Return Th�.s Farm to the Applicant 13 RezoninI4 Comments Winchester Medical Center Frederick County Attorney Mail to: - Hand deliver to: Frederick County Attorney Frederick County Attorney Co. Administration Bldg., Suite 202 Co. Administration Bldg., Suite 202 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA (540) 665-6383 Applicant's Name: Gilbert W. Clifford & Assoc.. Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning. B-2 Zoning Requested: B-2 RA MS Acreage: 50.0540 51.9676 County Attorney's Comment � Assistant County Attorney' / Signature & Date: 7 r 11 11 r, VII SUR VET' PLAT & DEED 11 mm m m m mebm = m m = = m4r Or '01 102 0216 ACMES S3-A-68 11998 x i y 401rtF 50 r� 5 VAZ �� 4/W ,IF VA I ?lARSH & L £GGE :ard Survewn. 7.LC Ifb11OE�6t h/J/)d67MA hqw 26 1"6 3 Fe�enw sdvba�w �v.�T fOR pq Pi Hound.ry Survey .. _. d tbt 96'9B H. MAY DEGRANGF F.RTATF Derd Ronk 140 Pyle 479 _ MS Northa"tent Puce O.h.gb— M.tv41 ".0" tall" C—ty. Vko%" V 1 TAX TICKET �i 1 1 to h7 1 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 December 10, 2002 Mr. Charles E. Maddox, Jr. RE, VP G.W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Winchester Medical.Center, Inc. and WWW, L.C. Rezoning Proposals Dear Chuck: In follow-up to our discussion of December 3, this correspondence is intended to reiterate issues of concern regarding the Winchester Medical Center, Inc. and WWW, L.C. rezoning proposals. It is anticipated .that these: issues:will be fully -addressed through'revisions to these applications prior to their consideration by-.the.Planning Commission and Board of Supervisors.: The Winchester Medical .Center; Inc. application_proposes:the •rezoning .of the remaining 52"a6r'es" f the'former H. 'Clay DeGrange Estate:from-RA (Rural.Areas) -to MS (Medical Support): The WWW;1A7. application proposes the rezoning of approximately 71 acres from RA to B2 (Business General). Both sites are located on the north side of Route 50 (Northwestern Pike), immediately west of the Route 37 interchange in the Gainesboro Magisterial District. The following comments are offered for your records: 1 A. Transportation. As you are aware, a level of service "C" is expected to be maintained on roads adjacent to and within new development in Frederick County (2000 Comprehensive Policy. Plan for Frederick County, Virginia, p. 7-5). The Impact Analysis Statement submitted with the preliminary Winchester Medical Center, Inc. application states that proposed transportation proffers will ensure that conditions on adjoining roads do not fall below a level of service "D." The statement further suggests that transportation improvements would be generally limited to those proffered with the 1997 DeGrange rezoning, which rezoned the front 50 acres of the Medical Center tract from RA (Rural Areas) to B2 (Business General). Given the close. proximity. of the subject rezoning sites to each other and their shared reliance on Route 50 for principal :access, it was requested that the requisite traffic analysis and any proposed • transportation improvements .address the cumulative impacts of the respective proposals. * During a meeting with VDOT representatives at the Edinburg Residency on Novembet 4, it was agreed that 1 107 North Kent Street • Winchester, Virginia 22601-5000 1 Page 2 Mr. Charles E. Maddox, Jr., P.E., V.P. ' Re: Winchester Medical Center, Inc. and WWW, L.C. Rezoning Proposals December 10, 2002 such a comprehensive analysis was indeed necessary to effectively and equitably mitigate traffic impacts related to the proposals. It.was further noted that adequate mitigation would likely involve additional improvements beyond those proffered with the DeGrange rezoning. During our December 3 meeting, you indicated that a revised traffic study and transportation improvement plan have been submitted to VDOT for review. The subject applications will not be accepted by the Department of Planning until VDOT has concluded its review and granted approval of all proposed transportation ' improvements. It is noted that Route 50 is identified for short-term development of bicycle facilities in the Comprehensive Policy Plan. Such non -motorized systems are considered integral to the creation of a complete networked transportation system for Frederick County and the City of Winchester. The County has adopted the Bicycle Plan for the City of Winchester and Frederick County as a guide for the development of non -motorized facilities (2000 Comprehensive Policy Plan for Frederick County, Virginia, p. 7-3, 7-14, 7-17). The transportation plan for each application should therefore include provisions for bicycle facilities along the Route 50 corridor. The design of all proposed bicycle facilities should conform with the provisions of the adopted bicycle plan and VDOT requirements, as applicable. It is important to reiterate that the level of service standard established by the Comprehensive Policy Plan will be the measure against which the proposed transportation plan will be evaluated. It is therefore recommended that improvements be considered that ensure conformance with the adopted transportation policy (2000 Comprehensive Policy Planfor Frederick County, Virginia, p. 7-5, 7-12, 7-13). ' B. Round Hill Community Plan Conformance. Both of the subject rezoning p.robos.als involve..tard,thdt is located .wholly within the Prase One - boundaries of the Round Hill Community Land Use Plan (2000 Comprehensive Policy Plan for Frederick County, Virginia, p. 6-47 thru p. 6-51). This phase is planned to develop with Business/Office land uses subject to the availability of central sewer and water facilities. The land uses permitted in both the B2 and MS Districts would be consistent with the planned land use for Phase One. A key recommendation of the Round Hill Community Plan is the employment of design techniques to ensure the contextual compatibility of new commercial development in the Round Hill Community. Such techniques should preclude the visual disruption of the Route 50 corridor while also promoting development whose configuration and appearance reflects the established character of the Round Hill 10 Community. 1-1 4 . Page 3 11 Mr. Charles E. Maddox, Jr., P.E., V.P. Re: Winchester Medical Center, Inc. and WWW, L.C. Rezoning Proposals December 10, 2002 Strip commercial development is explicitly discouraged within the Round Hill Community. The landscape design features proffered with the DeGrange rezoning approval are consistent with this objective. The application of equivalent features along the frontage of the WWW, L.C. site is encouraged to facilitate coordinated design and continuity of appearance along the Route 50 corridor. Please specify the location and composition of all proposed landscape design features on the generalized development plan submitted with each application. To further time corridor design goals of the Round .I Iill Community Plan, enhanced controls regarding signage would be appropriate with both rezoning applications. Specifically, the applicants should consider a comprehensive sign plan that coordinates the design and general location of signage erected within the proposed developments. It is recommended that freestanding signs be limited to monument -type structures sharing common design characteristics and that the total number of such signs be limited within each development. Moreover, a system of directional signage should be considered that is coordinated to ensure consistency of appearance and efficiency of movement between the respective developments. Also critical to avoiding strip development and promoting contextual compatibility is building design. Through the deliberate coordination of materials, colors, style, building massing, and other architectural features, buildings within a project can establish a consistent theme that is immediately identifiable to the public. When coupled with the use of unified landscaping, comprehensive signage, and the creative design of such customary site features as lighting fixtures, common building design elements will facilitate development that both reflects and enhances the unique character of the surrounding community. The proffers approved with the DeGrange rezoning reference the use of private covenants to ensure that individual uses employ design techniques that complement other uses internal to the commercial development to achieve a "total integrated complex:" While this arrangement supports coordinated design within the development, it does not necessarily facilitate design that is either compatible with the surrounding community or complementary to the Route 50 corridor. It is therefore recommended that a set of mimimum standards for building design be outlined by the applicant(s) in addition to the deeded covenants. In particular, standards should be considered that: 1) limit the scale of buildings on development sites nearest the Route 50 right-of-way, 2) result in the finishing of all exterior sides of a buiding or structure with similar materials and/or architectural treatments, 3) identify exterior rmaterials and/or architectural treatments that will visually unify all buildings and structures, and 4) preclude the use of certain exterior building materials (i.e. corrugated metal, cinder block). The location of parking areas relative to the Route 50 right-of-way should also be addressed by the applicants. Specifically, it is recommended that parking areas be restricted within the immediate viewshed of Route 50. This objective may be attained most directly by prohibiting the location of Page 4 Mr. Charles E. Maddox, Jr., P.E., V.P. . Re: Winchester Medical Center, Inc. and WWW, L.C. Rezoning Proposals December 10, 2002 parking and loading areas between buildings and any arterial roadway. To provide sufficient flexibility in the design of peripheral development sites, it may be appropriate to include the alternative of allowing parking adjacent to the right-of-way with the caveat that such parking be wholly screened from view from the arterial roadway. It is requested that any such proposal clearly delineate the method or combination of methods proposed to achieve full screening of parking lots, such as, but not limited to: depression of parking areas, supplemental berms, and supplemental plantings. C. Review Agency Comments. Please ensure that review comments from the following agencies are obtained: Frederick County Attorney, VDOT, historic Resources Advisory Board, Public Works, Fire Marshal, Fire and Rescue, First Responders, Frederick County Sanitation Authority. Please feel free to contact me should you have any questions or concerns regarding this correspondence. Sincerely, Q�y Christopher M. Mohn AICP Deputy Director ' CMWrsa cc: Eric R. Lawrence, AICP; Planning Director Abbe S. Kennedy, Senior Planner Ben Lineberry, Virginia Department of Transportation UAChris\Common\Rezoning\2002 Prelim Continents\WMCandWWW.wpd i gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners Neater Quality 18 December 2002 Board of Directors: Mr. Christopher Mohn Deputy Director Frederick County Planning 107 N. Kent Street President: Thomas J. O'Toole- P-E. Vice Presidents: Charles E. Maddox, Jr., P.E. EarlR. Sutherland,P-E. Ronald -A— Nlislowsky PE - Winchester, Virginia 22601 David J. Saunders, P.E. Directors: William L. Wright RE: WMC and WWW Rezonings Ivriehael A HammerThomas W. Price ' Dear Chris, It was a good meeting today with other attendees Mr. Sam Clem, Mr. Jerry Copp, Mr. Ben Lineberry, Mr. John Callow and Mr. Ritchie Wilkins. I believe we made considerable headway towards a responsible transportation proffer that is appropriate, fair, equitable and reasonable to all interested parties. A properly structured approach to the combined land bay development of WMC and WWVJ, which incorporates the 170 acres identified by the Round Hill Plan for commercial/business development is good planning for the County. Looking at long term development of all of the impacted property, as we are doing here, has always been the anning Commission's favored approach and we are pleased to be a part of this comprehensive study effort. Much of our presentation today on behalf of the applicants can be summarized by seven points as follows: (1) The LOS of Route 50 and Rout 37 due to growth of traffic in background without development is an important issue. (2) The substantial investments proposed by the applicants offsite and onsite, in the face of unknown market conditions. (3) The timing of improvements. '(4) The approved and "by right" new traffic by the existing deGrange proffers. (5) The net reduction of traffic density on deGrange due to implementation of the MS district and associated uses. (6) The Frederick County need for additional potential retail and business sites in the corridor due to this change of use on deGrange. (7) The value of bringing a coordinated proposal for the 170 acres including the public -private goals and responsibilities that are needed to implement this type of approach. VDOT provided important input which was noted as follows: (1) A clear phasing of the improvements proposed needs to be established -%Nrithin the proffers. (2) Establish a way to monitor the growth of development traffic within the phases so that uncontrolled impacts can be avoided. ' ,011 117 East Piccadilly Street, Suite 200, 'Winchester, Virg nia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@eardilink.net eardilink.net Member American Consulting Engineers Council i - 61bert w. clifford and associates, inc Page 2 ' (3) The lack of a "limited access break" which requires the Commonwealth Transportation Board to allow western access to the WMC interchange is a problem for VDOT in considering the Phase 2 traffic scenario projected in the traffic study. ' (4) The proffered improvements will handle the traffic increase to a point between Phase 1 and Phase 2. Due to construction and functional issues most of the improvements need to be in place early in the design life. ' (5) VDOT needs to find a mechanism for providing the new right of way for relocated Route 803 to the south of U.S. Route 50 since policy issues for purchased VDOT land at the headquarters site must be in compliance. Also, the appropriate funding mechanism was thought to be "revenue sharing" for this ' unproffered improvement which would need to be requested by Frederick County. The County staff transportation concerns are further summarized: (1) The applicants need to continue to work closely with VDOT prior to public presentations to define the issues so that VDOT is as comfortable as possible with the approach. ' (2) A clear understanding between WMC and WWW needs to be outlined on the timing issues of the proffered improvements. ' Also, the staff issues outlined in your letter of 12 December regarding architectural compatibility, landscaping and "sense of place" inherent in the directives of the Round Hill Plan need further definition in the proffers. he owners fully intend to implement planning with internal consistency in order to meet the goals of the E—Pound Hill plan. Both proposals have included proffers which refer to the architectural landscaping and other functional and aesthetic issues to which you refer. To the extent that the crystal ball allows, further defining of these proffers are in order as we go forward in order to meet the common goals of this partnership. ' We will be providing specific answers to the above concerns through agreement with owners and amendment of the respective preliminary proffer statements. I would appreciate input by staff and VDOT regarding the ' scope of this amendment effort. Thank you again for your review and comment on these important projects for Frederick County. Sincerely yours, 01bert w. clifford & associates, inc. C. E. Maddox, Jr., P.E., Vice President ICEM/kf cc: Mr. Ben Lineberry, VDOT Mr. Doug Rosen, Winchester Medical Center • Mr. Richie Wilkins, WWW, L.C. Mr. John Callow, PIER&A I* Fi I* 1 lA APPENDIX w m wr M IM Me r w Oman m um=� w i Summary of Basis of Proffers for WWW,LC Proffer No Work Description 1 Rte 50 EBL-LTL WMC Entrance 2 Rte 50 WBL-3rd Thru Lane-WMC Frontage 3 WMC-5 Lane Entrance incl collector rd thru property 4 Rte 37-NBL&SBL off ramps-RTL 5 Rte 50-WMC Entr-Stoplight 6 Rte 50 EBL-2nd LTUlength trans -to NB Rte 37 7 Rte 50 WBL-3rd Thru Lane-WWW Frontage 8 Rte 50 EBL-LTL WWW Entrance 9 Rte 50 WBL-LTL Rte 803 Entrance 10 WWW-5 Lane Entrance incl collector rd to WMC 11 Rte 50-WWW Entr-Stoplight 12 Rte 803 Relocation-Intx Rte 50 13 Rte 37-NBL on ramp -transition 14 Rte 50-EBL-LTL-West Entrance(VDOT HQ) 15 Rte 50 EBL&WBL-WWW east entr-crossover impr(unsignalized) Line Totals Previous Estimate-WMC Responsible Party WMC WMC WMC WMC WMC WMC WWW WWW WWW WWW WWW FRED CTYNDOT-rev sharing WWW WWW WWW Estimated Cost (2003 Dollars) $47,064.00 $160,480.00 ne $126,604.00 $115,000.00 $68,162.00 $439,264.00 $47,064.00 $47,064.00 ne $116,000.00 $236,320.00 $78,440.00 $47,064.00 $94,128.00 $1,619,544.00 WMC Proffer. WWW Proffer $47,064.00 $160,480.00 $125, 504.00 $115,000.00 $68,152.00 $516,200.00 $397, 500.00 $439,264.00 $47,064.00 $47,064.00 $115,000.00 $78,440.00 $47,064.00 $94,128.00 $868,024.00 VDOT $235, 320.00 $235,320.00 16 1 1 1 1 1 M 1 1 1 1 1 REZONING REQUEST PROFFER Property Identification Number 53-((A))-68 H. CLAY deGRANGE ESTATE "Frederick Center" Preliminary Matters Pursuant to Section 15.1 - 491.1 eta of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #006-96 for the rezoning of 50.0540 acres from Rural Area (RA) Zoning District to the Business General (B-2) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the Concept Plan, dated December 1996 and the Street Improvement Plan, dated December 1996 both which are attached hereto and incorporated herein by reference. w 11 t 1 1 i REZONING REQUEST PROFFER H. CLAY deGRANGE ESTATE January 22,1997 • Page 2 Street Improvements The Applicant shall design and construct all roads on the subject property consistent with the County's adopted Round Hill Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Street Improvement Plan dated December 1996 which is attached hereto and incorporated herein by reference. • On U.S. Route 50 at the intersection of Route 1317, a 200 feet left turn lane for eastbound traffic will be provided. (#1) • On U.S. Route 50, an acceleration/deceleration lane will be added across the entire U.S. Route 50 frontage of the site, and the only exit on U.S. Route 50 will be located at the Route 1317 intersection. Curb and gutter will be provided along the entire frontage. (#2) • At the VA Route 1317 intersection, traffic leaving the site will be provided two left turn lanes, one thru and one right turn lane. (#3) • Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes (#4) as follows: - At U.S. Route 50/VA Route 37 western signal, Southbound right turn - 200 feet. - At U.S. Route 50/VA Route 37 eastern signal, Northbound left turn - 200 feet. • A traffic signal will be provided at U.S. Route 50 and VA Route 1317 intersection. (#5) • A 200 feet left turn lane will be provided on U.S. Route 50 for the eastbound traffic at the US Route 50/VA Route 37 eastern signal. (#6) REZONING REQUEST PROFFER H. CLAY deGRANGE ESTATE January 22,1997 • Page 3 Landscape Design Features The development of the subject property, and the submission of any Master Development Plan shall include the following landscape design feature provided in these proffers and as illustrated on the Concept Plan dated December 1996 which is attached hereto and incorporated herein by reference. • A thirty foot (30') landscaped green strip along the US Route 50 frontage portion of the site. (#1) • A landscaped green area along the north side of the main entrance. (#2) • A landscaped, open, green visual focal link without structures with the US Route 50 and 37 interchange area. (#3) • A central open space area, currently shown as deGrange Park, planned as part of the area rising in the west portion of the property. (#4) • A ten foot (10') landscaped buffer area along the western property line landscaped with white pine evergreen trees or an equal plant species, with white pines to be a minimum of four feet (4') in height when planted and planted at ten foot (10) intervals. Covenants and Restrictions The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions in substantial conformance with the Protective Covenants and Restrictions provided in the "Impact Component Details and Proffer" report of December 1996 at the time of subdivision governing design and maintenance as required for review and approval by Frederick County. All property owners of the Frederick Center property shall be provided with a copy of the Covenants and Restrictions as recorded. Property owners shall be notified of adjoining active agricultural operations. 1 1 I N i] REZONING REQUEST PROFFER H. CLAY deGRANGE ESTATE January 22,1997 • Page 4 Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 50.0540 acre tract, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B-2, the undersigned will pay to Frederick County for the Round Hill Fire and Rescue Company the sum of $12,161.11 at the time the first building permit is issued. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER: - Date 2,(/�/�'7 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this day of ,1997, by:&ua /i_l• of the H. Clay deGrange Estate. My Commissi n expires �( �ic.c. - &/, / i9 Notary Public �ta�-P c�%Q IJMf3 I r 00 ------ Zoo, 400 �� � � ., ,\ .� :10i- 1— Scale Feet --200, 7 \1P X N'0 X 'A 10 =; %�%ins o�� �? � � �. 3 � � �`�-_--� 60"� � �I , J, STREET IMPROVEMENTS 1. On U.S. Route 50, a left turn lane for eastbound traffic will be provided; 0 2. On U.S. Route 50, an acceleration/deceleration lane 4 Will be added across the entire Route 50 frontage of the site, and the only exit placed at the Route 1317 intersection. Curb and gutter will be provided N5/ along the entire frontage; All 3. At the VA Route 1317 intersection, two left turn lanes, one thru lane and one right turn lane Will be provided; 1 4. Lanes will be added to the VA Route 37 exit ramps;�'� ta,1 to allow dedicated right and left turn lanes as V4� described in the traffic study; 5. A traffic signal will be provided at U.S. 50 and VA 0 Route 1317; C� 6. Eastbound U.S. Route 50 stacking lane for left turn X, at eastern signal light. 0 •(Currently VDOT improvements are underway 141 for es andunprovin the north bound exit ramp lanes of VA Route 37� Impact Analysis for Rezoning the DeGrange Property Street Improvements The DeGrange property located in the northwest quadrant of the intersection of US Route 50 West & Route 37, consists of 102.0216 acres zoned Rural Area (RA). 51 acres are requested for Business General (B2) zoning. The DeGrange property is located in the Gainesborci Magisterial District of Frederick County, Virginia. December, 1996 gilbert w. Clifford & associates, inc. Engineers e Land Planners 0 Surveyors 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 Fax 540-667-0493 J!`rvlo , l�, 1 I• ln_.e �o oall 1 _ �..s. 61 r .r P 1 I [i • C7 0 0 250 500 1000 Graphic Scale in Feet 1 "=500' N +` � � v 4 r ' "•'�-mil i/ h,� f', ,�_J � `. + `t 'a2` , �6r � e)' ' J AREA TO BE REZONED FROM RA TO B-2 _ 51.0540 ACRES LANDSCAPE DESIGN FEATURES 1. A thirty foot (30') landscaped green strip along the Route 50 frontage protion of the site. 2. A landscaped green area along the north side of the main entrance. 3. A landscaped, open, green visual focal link with the 50 and 37 interchange area. 4. A central open space area, currently shown as Degrange Park, planned as part of the area rising in the west portion of the property. 5. A landscaped buffer area, ten feet (10') in width, planted with a double row of white pines or equivalent evergreen. , Impact Analysis for Rezoning the DeGrange Property Concept The DeGrange property, located in the northwest quadrant of the intersection of US Route 50 West & Route 37, consists of 102.0216 acres zoned Rural Area (RA). 51 acres are requested for Business General (132) zoning. The DeGrange property is located in the Gainesboro Magisterial District of Frederick County, Virginia. December. 1996 gilbert w. clifford & associates, inc. Engineers • Land Planners • Surveyors 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 Fax 540-667-0493 I U. " 16 PROTECTIVE COVENANTS AND RESTRICTION FOR FREDERICK CENTER RECITALS Whereas, the owner desires to create on the property and any additions thereto a business center with open spaces and a planned mix of office and commercial uses, and desire to provide for the preservation and enhancement of the property values, amenities and opportunities within the property and for the maintenance of the real estate and improvements thereon, and to this end desires to subject the property to the covenants, restrictions, easements, charges ' and liens hereinafter set forth. ARTICLE I PURPOSE It is the purpose of this Declaration to assure the orderly and attractive development of the property in an efficient and harmonious manner, to preserve and enhance property values, amenities and opportunities within the property, to promote the health and safety of the occupants and to maintain a harmonious relationship among the structures and the natural vegetation and topography thereon. This declaration is designed to complement the Frederick ' County Zoning Ordinance and other local and state government regulations and ordinances, and where conflicts occur, the more rigid requirement shall prevail. ARTICLE II PERMITTED AND PROHIBITED USES IPROHIBITED USES No communication towers, satellite earth stations, dish antennae, or exterior radio/TV antennae shall be permitted without the prior written consent • of the Architectural Review Board (the "Board"), as provided in Article V, which consent shall not be unreasonably withheld. ' Protective Covenants And Restriction For Frederick Center Approval from any public agency notwithstanding, no operation will be permitted which creates objectionable noise, smoke, odors or which in any other way, in the opinion of the Board, will constitute a nuisance or degrade the value of the real estate within the property. No rubbish or debris of any kind shall be placed or permitted to accumulate upon or adjacent to any site, except in approved waste containers in screened areas in locations at the rear or sides of building approved by the Board. ARTICLE III DEVELOPMENT STANDARDS PLAN APPROVAL REQUIRED E) No Improvement shall to constructed, erected, placed, altered, added to, maintained or permitted to remain on the property until the plans shall have been submitted to and approved in writing by the Architectural Review Board as provided in Article IV. IBUILDING LINES All setbacks shall be subject to approval of the Board. SITE DESIGN Location of Parking Lots The curb or edge of any parking lot, loading zone or service area, shall not be closer than 10 feet from the front street curb or from any property line. Property Design Design of the property as a total integrated complex is required. Building design in terms of massing, scale, color and circulation shall relate to adjacent buildings and to the total development. Orientation of uses shall be based upon site considerations, uses of adjoining buildings, visual impact and overall circulation patterns. When multiple structures are planned as part of a project • under single ownership, they shall be designed in a unified architectural and Ispatial manner. Protective Covenants And Restriction For Frederick Center BUILDING MATERIALS AND DESIGN Exterior Walls Exterior wall materials shall be subject to review and approval by the Architectural Board. AUTOMOBILE PARKING On -Site Parking Required The owner of each lot or site shall provide adequate automobile parking on such owner's lot or site capable of accommodating the reasonable parking needs of its employees, visitors and company vehicles. No use or activity shall be permitted on any lot or site of the property, unless adequate parking is provided on the lot or site for such use or activity in accordance with the terms and conditions set forth herein; and in the event that the parking requirements on any lot or site increase as a result of a change in use of the lot or site or as a result of an increase in the number of employees working at the site, it shall be the owner's responsibility to provide additional parking areas, as approved by the Board, either on the site or elsewhere, in order to accommodate such increased parking requirements. Such additional parking areas shall be provided prior to, or concurrently with, the institution of such changed use or the employment of such additional employees. Off -Site Parkin Each owner of occupant of any lot or site shall use its best efforts to prevent its employees, lessees, agents, contractors, customers and visitors from parking on any public street within the property. Further, the Association shall have the right to cause vehicles parked on any common area or public street with in the property to be removed by towing or otherwise to a licensed garage for storage until called for by the owner of the vehicle or his agent, provided that notice of such action shall first or simultaneously therewith be given to at least one of the local law enforcement officers. In the event of such removal or storage, the owner of the vehicle ' Protective Covenants And Restriction For Frederick Center involved shall be chargeable with and the said vehicle may be held for a reasonable charge for its removal and storage. Parking Area Standards rParking areas shall be paved with asphalt or concrete and shall have concrete curbs around their perimeters. Other special paving materials may be used to accent special entrance areas or walkways, if approved by the Board. In the front and on the side of buildings, paved parking areas larger than twenty- four (24) parking spaces shall have landscaped islands and areas intermittently spaced, as approved by the Board. Screening Where possible parking shall be screened from the view of Route 50 by depressing grades, by use of landscaping, and/or by earth berms. A 30' vegetative buffer is to be provided along the US Route 50 frontage. r Fences No fences shall be allowed in the development without the prior written approval of the Board of Architectural Review. Any permitted fences shall be screened as hereinabove provided. TRUCK LOADING AND PARKING All loading docks shall be located in the rear of the buildings or screened from view so that trucks using such docks will not be readily visible from public streets. OUTSIDE STORAGE r No outside storage of any type will be permitted without written approval of the Board. When such approval is given, the outside storage area shall be totally enclosed with a screen approved by the Board so that storage is not visible from the neighboring buildings or property or the street. r r r Protective Covenants And Restriction For Frederick Center LANDSCAPING Landscaping Plan All open areas on each lot not occupied by buildings and paved areas shall be suitably graded and drained and shall be landscaped with lawns, trees and shrubs. The landscape plan submitted to the Board for approval as part of the plans shall show such things as the preservation of natural areas, the planting of trees, shrubs and grass and installation of earth berms and screens and optional underground sprinkling systems. Plant material shall be in conformance with American Association of Nurserymen Standards for Nursery Stock, latest edition (ANN). Landscaping, as approved by the Board, shall be installed within one planting season of occupancy or within six months of substantial completion of any building, which ever occurs first, provided that an extension may be granted by the Board in the event of inclement weather. The date of substantial completion shall mean that date on which the exterior walls and roof have been installed. The installation and maintenance of all landscaping on each site shall be done in a good and workmanlike manner. IMaintenance All landscaping on each lot, including landscaping located within any easements reserved by Declarant for such purpose, shall be properly maintained by the owner of the lot, which maintenance shall include all necessary cutting, watering, fertilizing, aerating, spraying, pruning and required replacements. However, the Association may assume responsibility for the maintenance of landscaping within the easement area reserved to declarant for landscaping and related purposes. Dead or damaged planting material shall be promptly replaced. ITree Removal No healthy tree with a diameter exceeding eight (8) inches may be removed without the approval of the Board, which approval shall not be unreasonably withheld where removal of such trees is required in connection with the location of a building or paved area. Reasonable care shall be exercised • to preserve trees and assure that they remain healthy. 5 Protective Covenants And Restriction For Frederick Center EASEMENT FOR LANDSCAPING AND RELATED PURPOSES; ' COVENANT TO DEDICATE FOR STREET WIDENING Easement Abutting Public Streets There shall be and is hereby reserved to declarant a perpetual and non- exclusive easement over any common area, for the purpose of erecting and tmaintaining street intersection signs, directional signs, temporary promotional signs, lawns, shrubbery, lighting, entrance features and/or "theme areas", lights, stone, wood or masonry wall features and/or related landscaping. IEXTERIOR LIGHTING All exterior lighting shall be designed, erected, altered and maintained in accordance with the final drawings and specifications as approved by the Board, Lighting shall be compatible and harmonious throughout the entire property and shall be in keeping with the specific use of the building. If automobile and truck parking areas are illuminated, the light sources shall be screened to reduce visible glare from the street. All outside wirings for exterior lighting shall be installed underground. On -site lighting shall be directed away from any residential uses. M SIGNS AND GRAPHICS Approval All signs of every nature shall be uniform and consistent with the overall development of the property and subject to the prior written approval of the Board as to size, shape, color, material, design, wording and location. Where possible multiple use "marquee" signs are desirable. ITemporary Signs Temporary signs may be erected on a lot or site (i) by persons offering for sale or lease premises on such lot or site, or (ii) by builders, lenders, and architects involved in the construction and design of buildings on such lot or site. These signs shall be designed in accordance with the Development Guidelines, and the 6 Protective Covenants And Restriction For Frederick Center design, size, location and number of signs shall be subject to the prior approval of the Board. Signs offering property for sale or lease shall be removed within thirty (30) days after completion of sale or lease of the property. Construction ' signs shall be removed within thirty (30) days of completion of the shell of the building ' UTILITIES ' Utilities All new utility lines, including electrical and telecommunication lines, shall be installed and maintained underground. Reservation of Utility Easements Declarant shall have the right to create at any time by recordation of an appropriate instrument among the land records of Frederick County, Virginia, temporary or perpetual easements for the purpose of locating, installing and maintaining utility and drainage lines, walkways and trails, and the right of access to said easement areas for construction, utility maintenance and emergency vehicles, over, under, or across any and all lands within the property except (i) building locations previously approved by the Board and any applicable government authority or (ii) areas of a lot or site which now or hereafter are reasonably set aside by the owner as proposed planned building locations and which, if submitted for governmental approval as a building location, owner reasonably believes would satisfy all state, local and federal regulations, statutes and ordinances, and which are consistent with sound engineering and architectural principles and practices. The declarant shall have the right to assign the benefit of any such easement to any utility company or local government. CONSTRUCTION it Once commenced, construction shall be diligently pursued to completion. No construction or building materials, vehicles or mobile buildings shall be located or stored within street rights -of -way or landscape easements. 7 Protective Covenants And Restriction For Frederick Center MAINTENANCE DURING CONSTRUCTION Duringconstruction the owner shall be responsible for keeping the P P g ' premises in reasonably neat condition, preventing the accumulation of trash, and shall prevent runoff of soil from the site onto adjacent property or the streets. MAINTENANCE No building or other improvement on the property shall be permitted by its owner or occupant to fall into disrepair, and each such building and other improvement shall at all times be kept in good condition and repair, property ' maintained and adequately painted or otherwise finished, clan and safe. All asphalt or concrete pave surfaces shall be resurfaced or sealed as needed and all potholes shall be promptly repaired. Unimproved sites shall be maintained in a reasonably neat condition, free of debris. STORM DRAINAGE SYSTEMS Owners may participate in any storm water management program established or to be established for the property by declarant and/or the ' association designed to serve their properties by separate agreement with the declarant and/or the association. Participating owners shall contribute to the cost ' of installing and/or maintaining the common retention areas and other shared storm water management facilities ("Storm Water Management Facilities) on a contractual basis, as set forth in the written agreements between the participating owners and the declarant and/or the association (the "Storm Water Management Facilities Agreement"). ENVIRONMENTAL PROTECTION Owners and occupants shall comply with all federal, state and local governmental statutes, ordinances and regulations relating to environmental • protection, in relation to the property. ' Protective Covenants And Restriction For Frederick Center ARTICLE IV ADMINISTRATION AUTHORITY This declaration shall be administered by the association, except for those functions specifically reserved herein for declarant. ' ESTABLISHMENT OF ARCHITECTURAL REVIEW BROAD r M PROPERTY OWNERS ASSOCIATION DUTIES AND FUNCTIONS OF ASSOCIATION 9 Protective Covenants And Restriction For Frederick Center COVENANT FOR ASSESSMENTS LIABILITY FOR ASSESSMENTS REMEDIES OF THE ASSOCIATION IN EVENT OF DEFAULT SUBORDINATION OF LIEN TO MORTGAGES ARTICLE V ENFORCEMENT PREVENTIVE REMEDIES The Board, the Association or any Owner, lessee or licensee may proceed at law or in equity to prevent the violation of this Declaration. 10 Protective Covenants And Restriction For Frederick Center RIGHT OF ENTRY ENFORCEMENT RIGHTS CUMULATIVE REMEDIES FAILURE TO ENFORCE NOT A WAIVER OF RIGHTS ASSIGNMENT OF RIGHTS AND DUTIES CONSTRUCTIVE NOTICE AND ACCEPTANCE 11 Rezoning Application Winchester Medical Center Winchester Medical Center Property Route 50 West Prepared by: Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, Virginia 22601 540-667-2139 r JAN - 9 2003 i II Frederick County, Virginia IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF THE WINCRESTER MEDICAL CENTER .ROUTE 5O WEST "WEST CAMPUS" Gainesboro Magisterial District January, 2003 Prepared by: Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street Suite 200 Wiuchester, Virginia 22601 Phone: 540-667-2131 Fax:540-665-0493 E-mail: gwcaram@earthiinknet Table of Contents I. Application II. Summary IIL Impact Analysis A. Project Background B. Location and Access C. Site Suitability D. Traffic E. Sewage Conveyance and Water Supply F. Site Drainage G. Solid Waste Disposal Facilities H. FEstoric Sites and Structures I. Impact on Community Facilities IV. Frederick County Impact Model V. Proffer Statement VL Agency Comments VII. Survey Plat and Deed VILZ Tax Ticket IX. Appendix I APPLICATION J REZONING APPLICATION FORM FREDERICK COUNTY, V [RGINIA 77se following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Gilbert W. Clifford & Associates Inc. Telephone: 667-2139 Address: c/o Charles E. Maddox,Jr P E VP 117 E. PiccadiBy Street Suite 200 Winchester, VA 22601 2. Property Owner (if different than above) Name: Winchester TVTerlinal rPntar Address: P.O. Box 1334 Wmchester, Virginia 22604 Telephone: 536-8620 3. Contact person if other than above Name: Charles E. Maddox, Jr. P.E Telephone: 667-2139 G.W. Clifford & Associates Inc. 4_ Checklist: Check the following items that have been included with this application. Location Map - X Agency Comments X Plat X Fees X Deep of property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 1 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Winchester Medical Center, Inc. 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. - Adjoining Property: 0- R4111 ►lllul: t Vacant 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road name's and route numbers). North and adjacent to Route 50 and west and adjacent to Route 37. Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density of intensity scenario for the proposed Zoning District as described on page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 53-A-68 Districts Magisterial: Gainesboro High School: Fire Service: Round Kill Middle School: Rescue Service: Round Hill Elementary School: James Wood Fred Co. Middle Apple Pie Ridge 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Re uested 50.0540 B-2 B-2 51.9676 RA MS 102.0216 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed (See Attached Table 1) Single Family Home Townhome Multi -Family Non -Residential Lots Mobile Home Hotel Rooms Square Footage of Proposed Uses Office Service Station Retail Manufacturing Restaurant Warehouse Other l (See Attached Table 1) 3 12. Signature: I .(we), the undersigned, do hereby. respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify_that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s) Date / v Charles E. Maddox, Jr., P.E., VP — ilbert W. Clifford & Associates, Inc. Owner(s)�� Date Winchester edical Center, Inc. Date 7 I 4 In ID # 53-A-69 53-A-73 53-A-A 53-A-74 53-A-75 53-A-76 53B-3-1 53B-3�5 53B-3-6 53B-3-7 53B-3-8 53-A-83 53-A-84 53-A-1 53-A-2 Name/Address Fruit Hill Orchard, Inc., P.O. Box 2368, Winchester, VA 22604 Pa e. & Elva Huffman 194 Echo Lane, Winchester, VA 22603 Fruit Hill Orchard, Inc., P.O. Box 2368, Winchester, VA 22604 Bernard & Carolyn Turner, 424 W. Cecil Street, Winchester, VA 22601 Nancy Johnson, 2054 Northwestern Pike, Winchester VA 22603 Robert Johnson, 2054 Northwestern Pike, Winchester, VA 22603 Farmers Livestock -..Exchange, Inc., P.O. Box 2696, Winchester, VA 22604 Dennis & Peggy Bucher, 182 Maple Road, Winchester, VA 22603 Dennis & Peggy Bucher, 182 Maple Road, Winchester, VA 22603 Laban & Boleyn Hodgson, 2061 Northwestern Pike, Winchester, VA 22603 Dennis K. & Peggy S. Bucher, 182 Mar le Road, Winchester, VA 22603 Farmers Livestock Exchange, Inc., P.O. Box 2696, Winchester, VA 22604 Lynn W. Anderson, 1983 Northwestern Pike, Winchester, VA 22603 Fruit Hill Orchard, Inc., P.O. Box 2368, Winchester, VA 22604 Fruit Hill Orchard, Inc., P.O. Box 2368, Winchester, VA 22604 Zonine RA - RA RA RA RA RA RP RA RA Use Residential Residential Residential Residential Vacant Residential Business Residential Residential RA Residential RA REsidential RA Business RA Residential RA. Agricultural' RA Agricultural `II GENERAL CRITERIA AND ,S`UV M4RY � I � I � I LI! F I Winchester Medical Center U. General Criteria and Summary ImpactAnalysis Statement Winchester Medical Center (WMC) purchased the 102 acre deGrange property in order to expand services for the Center and Valley Health Systems (VHS). This was a logical expansion which represented the only available land adjacent to the 160 acre campus which is located within the City of Winchester. The property is separated from the main campus by VA Route 37 and shares common frontage on U.S. Route 50. During the year 2001 WMC worked closely with the Frederick County Planning Commission (FCPC) and Board of Supervisors (FCBOS) to create a Medical Support District ordinance to guide the development of major medical service facilities in Frederick County. The MS district has been chosen to guide the planning for Tract 2 of the deGrange tract that is presently zoned RA Tract 1 has been previously rezoned to B-2 by action of the BOS in 1997. This rezoning petition maintains the front 50 acres (Tract 1) as B-2 and rezones the north 52 acres (Tract 2) to MS (see Figure 1). The concept plan approved with the B-2 rezoning in 1997 has been modified to reflect a new scope of potential uses and a new transportation plan which implements the MS concept on this site. The Tract 1 (B-2) proffers remain the same as approved except for update editing. New proffers are added in support of the new MS zone. The potential land uses proposed will soften the transportation impacts predicted by the earlier B-2 zone proposal to the degree that overall generated traffic is less for the 102 acre parcel than predicted for Tract 1 (50 acre) alone. Also the petition reflects the effect of the new Route 37 interchange on area traffic, which has been built by WMC since the 1997 proposal. The concept plan (Generalized Plan) has been adjusted to reflect the current Frederick County Comprehensive Policy Plan. 7 W1NCHEST,-'-11? MEDICAL CENTER PROPERTY c LOCATION MAP O N gilbert w. clifford IWL& associates, inc. Engineers Land Planners Water Quality 117 E. Picadilly St Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL: gwciiff@mnsinc.cam n Figure 1 J I � I � I I I 11 11 It 11 I I I I I I III IMPACT ANAL YSIS Winchester Medical Center III. Impact Analysis A. Site Background and History ImpactAnalysis Statement The Winchester Medical Center continues to plan for the future medical service support needed in the region. This proposal includes the addition of 102 acres to the 160 acre medical campus existing within the City of Winchester and adjacent to Route 37 and U.S. Route 50. The purchase of the deGrange parcel represents a logical and needed expansion of the overall campus to consolidate a number of uses that had been implemented in diverse locations due to space planning over the years and to propose new uses necessary to the continuing and increasing needs for medical services in the region. Tract 1 of deGrange was planned for intensive B-2 use in 1997 when Frederick County implemented the B-2 zone for that property. The 1997 planning for the rear 52 acre Tract 2 was for a range of M-1 uses as discussed at that time. This impact analysis proposes a new range of uses consistent with the needs of health planning and proposes a plan to integrate the new tract with the existing campus by means of transportation improvements. (See Table 1 and Figure 2). Many uses needed within this new district are B-2 in nature and are logically located on the original Tract 1 50 acre parcel. For this reason the proposed zoning of this parcel has not changed, however, the range of uses has been extensively modified. YTjinchester Medical Center ImpactAnalysis Statement Table 1 Winchester Medical Center Rezoning Site Use Summary U.S. Route 50W Corridor Frederick County, Virginia rrE Amount Code Land Use Quantity Unit deGrange Existing B-2 (50.0540 Ac) Tract 1 312 Business Hotel 100 Rooms 760 Research & Development Park 23 Acres 200,000 SF 820 Shopping Center 162,325 SF 12 Drive -In Bank 2,400 SF 832 H-T Restaurant 250 Seats 10,000 SF MS from RA (51.9676 AC) Tract 2 150 Warehousing (Distribution Center) 10 Acres 160,000 SF 710 Office (Administration Building) 108,900 SF 750 Office Park 15 Acres 160,000 SF 620 Nursing Home (150 beds) 150 Beds 253 Elderly Housing - Attached 80 Units Age restricted (no children) m o ti WINCHESTER MEDICAL CENTER PROPERTY FREDERICK COUNTY, ORGINIA ' / , 1 ! —4 I / ' \ It k ' � ;/J,/1/ —�� �; �`,, 1 �r .,tip , ,t;�. ��• --A ---- �:SGKrc•' r - _� .mom � �� _ — - - � �''„_,''•-_� �_.�^_ _ � _�-tom": AOWN � - ,•-�,.._ �! ,-�.�,._,--.�`.�'—w— �.�.--_gym_ s 4-�t� s • r 1 gilbert w. clifford & associates, inc. EiGins.n Land Plemwe water ouaRtr 117 E Fcuay St Vfinchester, Yrgiftio 226U1 VOICE (540) 667-2139 FAX: (540) 665-0493 DJAIL' gwd"mr6nr-com Firr/ire 7 Winchester Medical Center B. Location and Access Impact -Analysis Statement The location of the site is shown on Figure 1 as well as the current land uses. The aerial photograph background was prepared in February 2002 and reflects current conditions. Access to the site is the same as proposed in the deGrange rezoning by way of a major collector connection with U.S. Route 50 just west of the Route 37 interchange. The range of adjacent uses has remained the same since 1997 which includes a small residential area along Route 50 and with the remaining uses being agricultural primarily apple orchard along the western and northern boundary of the site. Some commercial expansion has occurred across U.S. Route 50, which is a 7-11 store at the cornet of the proposed major collector roadway connection with U.S. Route 50. This is located on the Livestock Exchange property. The Frederick County Comprehensive Plan for the Round Hill Community proposed a land use plan (Figure 3) Tract 1 the WMC site is contained within the urban development area and the sewer and water service area Tract 2 is immediately adjacent and outside of the LDA and SWSA. It is proposed that the approval of this rezoning will modify the sewer and water service area line to include the remaining 52 acre parcel proposed for MS uses. Lands to the immediate west have been planned for business and commercial uses and current planning on at least one of these parcels has been coordinated so as to produce a compatible transportation plan consistent with the comprehensive plan requirements. HILL -Cy A.,eo 'LP'AL gilbert w. clifford w - & associates, inc. Erehowe Lww FMOM Wd" OUNRY 117 E- PicoMI St. VlOwster. Virgi- 22601 VOICE: (540) 667-2139 FA)L (540) 655-0493 OWL 9KMfOmn*r-cOm Figure 3 II TEinchesterMedical Center C. Site Suitability IntpactAnalysis Statement The site is ideally suited for the B-2 and MS support district designation. Slopes on the site are generally less than 4% except in the northern and northwest corners of the site where some slopes approaching 30% are found. The steeper sloped .portions of the site will be preserved in proposed open space and buffer areas during master planning. The site has a great deal of visibility from the VA Route 37 corridor. Planning for uses on this site is to respect this view shed by the proper orientation of buildings and architecturally significant structures. Site drainage generally flows from west to east in the northern Tract 1 area and from north to south in the Tract 2 area. The site is underlain by Ordovician limestone formations which have characteristic clay lenses between rock outcrops. The development potential of sites of this nature have been proven to be effective with proper geotechnical control. Appropriate attention need be made to groundwater issues and impacts. since this site lies within the hydrologic recharge areas of Frederick County. The site can be served by the extension of sewer and water services from the Frederick County Sanitation Authority by use of a regional pump station located near the interchange of Route 37 and US. Route 50. This pump station would transfer wastewater to the Sunnyside sewer collection system as discussed in a later section of this report. This is the same system proposed in the 1997 rezoning plan. ",j i- �� 1 if I Ira i ,,• d` -�Y/ .� /� � \ . ,' 1\ / /�- \\ 1 / •\ i`. �``1 \i r fiA ?\�`K r \\� �� I i;/1; �•; / J i I J /11 !! \ . �N VI TRACT /1( _ \I • i `�� \ '" I j L J Prop `; Zbning: -B=2 __- __ "��-��•���{'���iwx - �' �(i, ('_�'�_"_'�i°y—`= _:_�`-_: ---' - ' =EiF= - - - _-`=�T-�'_ _-�,. — _�--.cam-�-_—= =_ V� WINCHESTER MEDICAL CENTER PROPERTY gilbert w. clifford & associates, inc. II S o SITE SUITABILITY 6vhow* Land Planners Water ouafty ti 117 E P'imdi y St VmSestc, Vgirim 22601 FRmERICK COUNTY, KROVA VOICE: (540) 667-2139 FAX (540) 665-0493 BOAL gwdff®mnsinc.c= Fin!/rP 4 I Winchester Medical Center D. Traffic Impact Analysis Statement A complete transportation study was conducted in between late 2001 and September 2002 for this site and is attached by reference_ This transportation study properly reflects the impact of the new transportation interchange on VA Route 37 which serves the existing Valley Health Center campus and offers the potential for western access to fixture planning for Frederick County in the area between U.S. Route 50 and U.S. Route 522. The key feature of this rezoning proposal is the proper orientation of the major collector roadway called for in the comprehensive plan to a proposed interchange point appropriately west of the new WMC interchange to allow for proper transportation function. See Figure 5A, 5B and 5C. This proposed intersection was found to be too close to a proposed western access point as shown on the current comprehensive plan. Also the proposed major collector properly aligns with the proposed intersection with U.S. Route 522 that has been planned since 1997 as a result of the Winchester Equipment Company application for rezoning and subsequent construction of the facilities. Meetings have been held in order to confirm that the relocation of the proposed major collector is not more adverse to the interest of adjacent agricultural uses than that proposed earlier. Also the location of this major collector provides better access to future planned uses along U.S. Route 50 to the west and does not disrupt the campus style planning for the Winchester Medical Center. The Agency review period on this rezoning request has included an exhaustive review of traffic impacts from this proposal as well as the WWW proposal which is working its way towards hearing later in the spring of 2003. After several traffic study modifications at the request of VDOT and staff an appropriate regional plan has evolved which is acceptable to VDOT. The nature of the revised transportation proffer follows closely with a combined and phased improvements plan which is summarized by consultant letter of 18 December 2002 and included in the appendix of the report. ' The principle elements of the plan are: (1) All proffered road improvements are to be constructed at the beginning of Phase 1 development. (2) The northbound Route 37 ramp improvement is a responsibility of the NNW application but if required by NMC prior to WNW development, this work ' (#13 in appendix) will be constructed by 'AMC pursuant to reimbursement agreement with WNW. (3) Applicant * to provide automatic trip count monitoring at the U.S. Route 50 ' connection_ (Major connector intersection). (4) As generated traffic reaches 9,200 TPD (Phase 1 generation) a new traffic study is to be commissioned which will evaluate impacts in light of regional changes ' in traffic and roadway improvements on Route 50, Route 37 and major I(Revised 1I7103) I ' Winchester Medical Center hnpact Analysis Statement collectors. Acceptable levels of service shall be predicted in order to proceed beyond Phase 1 levels. Since levels of service "D" occur in background without the proposed development, a level of service "D" will be the controlling criteria for regulatory response. (5) Appropriate regulatory oversight and details are to be worked out during the master plan approval phase of development and will include reviews by VDOT and County agencies as appropriate. An important finding and conclusion of the transportation plan is that WNW is allowed the full range of traffic generation allowed under combined Phase 1 conditions under current zoning (by right) and that the proposed proffer modification represents a significant improvement to traffic planning in the Route 50 corridor over existing planning. The comprehensive approach developed regionally allows Frederick County to provide important new resources for health care, business and commercial without the risk of adverse traffic conditions. This plan prmides for acceptable and manageable progress towards implementation of the Frederick County comprehensive plan. I(Revised 1/7103) iI I \ `1 -- 'A MAJOR --- ROADWAY FUTURE INTERSECTION FOR WESTERN ACCESS f Mh:- '1 Rt. 1, r/v x— 46A I /h (,0 itFrOUPRE-HENSIVE HESTER MEDICAL CENTER PROPERTY gilbert w. clifforda & associates, inc. TRANSPORTATION PLAN + Land Pkrnxs water ouskyy 1� 117 E PiicccWl St Vjnchester, v4nio 22601 fRODNCK COUNTY KRG/N/A VOICE: (540) 667-2139 FAX- (540) 665-0493 BAL• pdffOmnsinc.can rA i iyui c ✓n I M.�:`.��.��.- r w \ N /�'y� �`�'r/'r,jr%'/ice+ Vlllr, :ACT No o i t -/ii c � WINCHESTER MEDICAL CENTER PROPERTY q, v gilbert w. clifford & associates, inc. O m" siTE surraeiuTY � Water oualt,, 0 0 ti 117 E Rcadify St. Winchester, Virginia 22601 FREDERICK COUNTY, WRGINlA VOICE (W) 667-2139 FAX: (W) 665-0493 EML grdiff0mrrsinc.can Mini iro ��` y—I — —" A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties Located in: Frederick County, Virginia Prepared for: Gilbert W. Clifford & Associates, Inc. 117 East Piccadil?y Street Suite 200 Winchester, Virginia 22601 prepared by. Patton Harris Rust & Associates, pc Engineers. surveyors. Ranners. Landscape Architects_ 208 Church Street; a Leesburg, Virginia 20175 HP T 703_; 77.3616 P F 703.777.3725 November 8, 2002 (Revised) OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the Valley Health Systems and Degrange Properties located north of US Route 50, one-half mile west of VA Route 37, in Frederick County, Virginia. The site includes a mixture of land uses with access ultimately provided via the Route 50 site -driveways, the Route 522/Major Collector intersection and the Route 37/Valley Health Systems interchange. The Major Collector is called for by the County Comprehensive Plan. The project will be built -out in two (2) transportation phases by the year 2012. Methodology The traffic impacts accompanying the Valley Health Systems and Degrange Properties were obtained through a sequence of activities as the narratives that follow document: • Calculation of trip generation for the Valley Health Systems and Degrange Properties, • Assessment of background traffic including other planned projects in the area of impact, • Distribution and assignment of the Valley Health Systems and Degrange Properties generated trips onto the completed road network, • Analysis of capacity and level of service with the newest version of the highway capacity software, HCS-2000, for existing and future conditions. EXISTING CONDITIONS Patton Hams Rust & Associates, pc (PHR+A) conducted AM and PM peak hour manual turning movement counts at the intersections of Route 50/Route 803, Route 50/ Major Collector, Route 50/Route 37 SB ramps and Route SO/Route 37 NB ramps. 24-hour "tube" counts (in 15-minute increments with vehicle classification) were conducted along Route 50, west of Route 37, as well as along each of the Valley Heath Systems/Route 37 interchange ramps. In order to determine the ADT (Average Daily Traffic) along the remaining study area roadways, PHR+A utilized the 24-hour counts along Route 50 to calculate a " k" factor of 0.10 (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes). Figure 1 shows the existing (2002) ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 2 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data, vehicle classification data and HCS-2000 level of service worksheets are provided in the Appendix section of this report. P"R±N A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page I No Scale (5)1... * (995)1420..+ (S)4� Valley Health Systems Interchange AM Peak Hour (PM Peak Hour) Figure 1 Existing Traffic Conditions P"R+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Pate 2 No Scale O`ti`� �` Signalized Valley Health Systems Intersection Interch�ugc BBC ,� oute /` �L'1 ftft*B Ro Signalized �C �� ute Sp Intersection LOS=C(C) �� U O� SITE o IInsignalized o y Intersection �B(B)* Route 50 *(B)A (... r �♦ U % CpIInsignaIized Intersection -i- M �I AM Peak Hour (PM Peak Hour) * Denotes Critical Unsign dized Movement Figure 2 Existing Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 3 PHASE 1 (2006) The .purpose of this Phase 1 scenario is to maximize the Valley Health Systems and Degrange Properties development while maintaining a four -lane Route 50. All traffic will enter and exit the site via the proposed Route 50 site -driveways. Additionally, PHR+A included a proportional amount of WWW Property trips as background traffic. 2006 BACKGROUND CONDITIONS In order to accurately depict future. conditions within the study area, PHR+A considered all trips associated with the WWW Property through Year 2006. Using the 6th Edition of the Institute of Transportation Engineers' (ITE) Tr•p Generation Report, PHR+A has prepared Table 1 to summarize the trip generation for the 2006 WWW Property. The trips shown in Table 1 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. Table 1 WWW Property 2006 Trin Generation Summary ITE Land Use Amount AM Peak Hour PM Peak our ADT In Out Total In Out Total Code 750 Office Park 5 acres 350 30 381 34 194 ' 228 2,241 813 Discount Superstore 135,000 SF 127 122 248 253 263 516 6,101 820 Shopping Center 25,000 SF 43 27 70 121 131 252 2,795 Total 520 1 179 1 699 1 408 1 588 995 1 11,137 In addition to the trip assignments relating to the background development described in Table 1, an historical growth rate of 5% per year (compounded annually) was applied along Route 50, Route 803 and Route 37 NB/SB ramps. Figure 3 shows the 2006 background ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 4 shows the respective 2006 background lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. PHASE 1 TRIP GENERATION The number of trips produced by and attracted to this site were established using ITE's Tik Generation Report, 6th Edition. Table 2 shows the trip generation results for the proposed Phase 1 Valley Health Systems and Degrange Properties. The trips shown in Table 2 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. ' A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties PTANovember 8, 2002 Page 4 No Scale (85)88 ...�' (1170)1708 �.♦ (10)5 VaUey 11"th Systems Interchange Average Daily Traffic AM Peak Hour (PM Peak Rourti Figure 3 2006 Background Traffic Conditions pT A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 — Page 5 x No Scale C) 0 Valley HcalBt Systems O �` Signalized Intersection Interchange r.8(8) LOS = C(C) C (D) Signalized %NMA Route 50 (C)C %ft,&* Intersection LOS=C(B) 1► �C)�� SITE Signalized g Intersection LOS = C(C) 3 o C Q ♦_ B(C) eRoute 50 ~� (C)C y ~ r 4' Unsignalized �oJ Intersection 9I � Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 4 2006 Background Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties T4_� November 8, 2002 Page 6 J L I 7 Table 2 Valley Health Systems and Degrange Properties Phase I Trin Generation Snmmary TTE Land Use Amount AM Peak Hour PM Peak Hour ADT In Out Total In Out Total Code Valley Health Systems Property 150 Warehousing (Distribution Center) 5 acres 63 25 88 25 47 73 383 710 Office (Administration Building) 50,000 SF 94 13 107 23 112 135 779 750 Office Park 5 acres 350 30 381 34 194 228 2,241 620 Nursing Home 24,000 SF 7 4 10 4 6 10 164 253 Elderly Housing - Attached 80 units 4 2 6 5 3 8 278 Sub -total 518 74 592 91 361 454 3,846 Degrange Property 312 Business Hotel 50 rooms 17 12 29 19 12 31 364 760 Research & Development Park 5 acres 70 13 84 9 68 77 398 820 Shopping Center 25,000 SF 43 27 70 121 131 252 2,795 912 Drive-in Bank 2,400 SF 17 13 30 66 66 131 805 832 H-T Restaurant 7,600 SF 37 34 70 50 33 83 991 Sub -total 184 100 284 264 310 574 5,352 Total 702 173 875 1 355 1 672 1,027 1 9,198 2006 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the site. Figure 5 represents the trip distribution percentages into and out of the proposed Valley Health Systems and Degrange Properties. Figure 6 shows the respective development -generated AM and PM peak hour trips and ADT assignments along the study area roadway network. 2006 BUILD -OUT CONDITIONS The proposed Valley Health Systems and Degrange Properties assigned trips (Figure 6) were added to the 2006 background traffic (Figure 3) to obtain 2006 build -out conditions. Figure 7 shows 2006 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure S shows the respective 2006 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. 2006 CONCLUSION The traffic impacts associated with the proposed Valley Health Systems and Degrange Properties are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `D' or better for 2006 build -out conditions. P"R+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 No Scale Valley Health systems Interchange SITE 0 x 0 U - � O r o Q Route 50 1 , 4L --a- " '%--L x Figure 5 VHS & Degrange _ Trip Distribution Percentages A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties T TRA November 8, 2 F�-� Pagee 8 8 No Scale I 0 4 NAt�� � o � � Valley Health Systems �1 Interchange (360)85_( 263(g4) (II1)26= ou e (249)59 *ftwX31(4 O (111)26 v' SITE M of x .s" U _N d O 3 _ U - M !Y AL Q ♦�20(83) N 1—� 2( 5)** ' Route 50 J j L � j—+I((60)109.Pr(-25)10 ..� (35)98 � — 11 _�363(13, (304)72 195(65) `. AM Peak Hour (PM Peak Hour) ** Denotes Pass -by trip reduction Figure 6 VHS & Degrange - Phase I Development -Generated Trip Assignments A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties T4^� November 8, 2002 RgPe 9 N No Scale N 'd (67�- (67g)1041 H O U N N� ~ O 00 er o N Q % �400(249) ..� 555(1820) � c ,"-� N.205(83) 73(81) (... 998(2059) Route 50 J I L dp" 0(0) (85)88 ""sp tr (.655).02... (5).09. (1205 (0)5'♦ o c (1655)1902 r �.� a o 00 (2)2 �363(13 (19gg)1985 � 1202(�13 .17 ftft 07(1 94 VaIley Health Systems Interchange 2 AM Peak Hour (PM Peak Hour) Figure 7 VHS & Degrange - 2006 Build -out Traffic Conditions A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties PT—TR+A November 8, 2002 Pan 10 x No Scale �4 Valley Health Systems ems' *` Signalized Intersection 7� Interchange �(C) LOS = C(D) fftft D (�) (C)C oure � �)C *ft" Rowe SO Signalized Intersection LOS=C(C)►off 1► �q M SITE 0 Signalized Intersection LOS = C(C) Signalized °' Intersection U LOS = C(D) o J I LL Route 50 l �� ~� B(D) ,� (C)D %4 r *4 r A CD () o *a*" " o` Unsignalized Intersection � Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure S VHS & Degrange - 2006 Build -out Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties P"R+A November 8, 2002 Page 11 J J PHASE 2 (2012) The purpose of this Phase 2 scenario is to included the entire Valley Health Systems and Degrange Properties development while maintaining a six -lane Route 50. Traffic will enter and exit the site via the Route 50 site -driveways, the Route 522/Major Collector intersection and the Route 37/Valley Health Systems interchange. Additionally, PHR+A included the entire WWW Property as background traffic. 2012 BACKGROUND CONDITIONS In order to accurately depict future conditions within the study area, PHR+A considered all trips associated with the WWW Property through Year 2012. Using the 6th Edition of ITE's T7k Generation Report, PHR+A has prepared Table 3 to summarize the trip generation for the 2012 WWW Property. The trips shown in Table 3 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. Table 3 WWW Property 2012 Trin Generation Summary rrE Land Use Amount AM Peak I3our PM Peak Dour ADT In Out Total In Out Total Code 750 Office Park 35 acres 702 61 763 136 769 905 6,304 813 Discount Superstore 135,000 SF 127 122 248 253 263 516 6101 820 Shopping Center 150,000 SF 124 79 203 394 427 821 8,847 Total 953 i 262 11,215 782 1 1,459 i 2,242 i 21,252 In addition to the trip assignments relating to the background development described in Table 1, an historical growth rate of 5% per year (compounded annually) was applied along Route 50, Route 803 and Route 37 NB/SB ramps. Figure 9 shows the 2012 background ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 10 shows the respective 2012 background lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. ' PHASE 2 TRIP GENERATION The number of trips produced by and attracted to this site were established using ' ITE's Trip Generation Report, 6th Edition. Table 4 shows the trip generation results for the proposed Phase 2 Valley Health Systems and Degrange Properties. The trips shown in Table 4 were reduced to account for retail pass -by trips as well as internal trip interaction ' between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties PLJR±N November 8, 2002 PaLye 12 o 0 N 0 No Scale r 1 valley Health Systems rp Interehange 938(1758 (s51)1607_ try 337(s) (629)81I� p Routeo1) (('o5)so1 � 2 (1 ) 0 7)I362 ) � 4�� �{ M SITE 0 0 U _N cd O `.� %. 269(18n 4� 717(2321) � 111CCCJ Route 0 107 ♦...1073(2614) (150)156--*' (1553)2287--+ j (2098)24)2 r (13)7-m% t- o 00 •-y a �o off` 4- T Y p AM Peak Hour (PM Peak Hour) -PP Figure 9 2012 Background Traffic Conditions A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties ���� November 8, 2002 p Page 13 No Scale §Y 4 Signalized 0 valley Health Systems Interchange C (C) Intersection � C)c � 011te LOS = C(C) ` C (C) 1ft" aft** Route Signalized )C *41,► $° � Intersection LOS=C(C) �r �► p �G `•G may.. M SITE 0 Signalized o Intersection � LOS = C(C) a C Q B(C) '�.. 4-- �y *'Route — ♦ 50 '�"♦ i '� (C)C ej Unsignalized Intersection Figure 10 Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) 2012 Background Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Table 4 Valley Health Systems and Degrange Properties PhnCA 2 Tvin f Pn Prafinn Cnmma, ITE Land Use Amount AM Peak Hour PM Peak Hour ADT In I Out Total In I Out Total Code Malley Health Systems Property 150 Warehousing (Distribution Center) 10 acres 90 35 125 43 80 122 645 710 Office (Administration Building) 108,900 SF 176 24 200 34 167 201 1,417 750 Office Park 15 acres 468 41 508 75 422 497 3,595 620 Nursing Home 24,000 SF 7 4 10 4 6 10 164 253 Elderly Housing - Attached 80 units 4 2 6 5 3 8 278 Sub -total 744 105 849 160 678 838 6,100 Degr-ige Property 312 Business Hotel 100 rooms 34 24 58 37 25 62 727 760 Research & Development Park 23 acres 324 62 386 43 313 355 1,831 820 Shopping Center 162,325 SF 130 83 213 415 450 864 9,308 912 Drive-in Bank 2,400 SF 17 13 30 66 66 131 805 832 H-T Restaurant 7,600 SF 37 34 70 50 33 83 991 Sub -total 542 216 758 610 886 1,496 13,661 Total 1,286 321 i 1,607 770 i 1,564 2,334 i 19,761 2012 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the site. Figure 11 represents the trip distribution percentages into and out of the proposed Valley Health Systems and Degrange Properties. Figure 12 shows the respective development -generated AM and PM peak hour trips and ADT assignments along the study area roadway network. 2012 BUILD -OUT CONDITIONS The proposed Valley Health Systems and Degrange Properties assigned trips (Figure 6) were added to the 2012 background traffic (Figure 3) to obtain 2012 build -out conditions. Figure 13 shows 2012 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 14 shows the respective 2012 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. 2012 CONCLUSION The traffic impacts associated with the proposed Valley Health Systems and Degrange Properties are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `C' or better for 2012 build -out conditions. A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 15 1 No Scale M N O - ,O Cu Valley Health Systems Interchange SITE �W o Q � 0 Route 50 1 1 TD, A L ul N-J Filgulre 11 VHS & Degrange - 2012 Trip Distribution Percentages A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties 1 November 8, 2002 PL-TR+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 17 o � No Scale h 1 s, J ry1 O p �� ro 1ry Valley Health Systems o` 1' Interchange 1298(X9p m (II08)1656 �� 337(891) �28�(425 (820)835= Route 50 (II334 �80I �� �� I060(206g) ] O )I4II ti� tip � Cry ITE 4° o 0 N r�i r�i M 0 e4 m cn ZSQ 269(187) N r.v� V \ 754(2514) c �.130(68) �•■ 98(109) �.1069(2602) ' Route 50 1 ! ir- 0(0) (1627)2467..,.0, � t r 2042 2455) tr (13)7■.% c o (2)2'�� %-ft244(I.1,1 (2488)254g *%w* 1199(262) 1► 1 AM Peak Hour (PM Peak Hour) Figure 13 VHS & Degrange - 2012 Build -out Traffic Conditions A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties P"R+A November 8, 18 Palee 18 -i- A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 19 APPENDIX � I I .1 Table 1A WW Property 2006 Pass -by and Internal Trio Interaction Reduced AMPeakHour PMPeakI3mrr Trips Going to/from Land Use In Out Total In Out Total ADT Percentage Office Retail 18 16 34 40 43 83 961 10.8% Pass -by Retail 25 22 48 56 59 115 1,334 15.0% Retail Office 16 18 34 43 40 83 961 Reciprocal Total Retail Internal Trips 18 16 34 40 43 83 961 10.8% Total Retail Pass -by Trips 25 22 48 56 59 115 1,334 15.0% Total Retail "New" Trips 126 111 236 277 292 569 6,601 Total Office Internal Trips 16 18 34 43 40 83 961 Reciprocal Total Office "New" Trips 334 12 347 (8) 154 145 1,280 Total Internal 34 34 69 83 83 166 1,922 Total Percentages 7% 19% I0% 20% 14% 17% 17% 14.89VVo Total Pass -by 25 22 48 56 59 115 1,334 Total Percentages 5% 12% 71% 14% 10% 12% 12% 10.2% Total "New Trips" 460 123 583 269 446 715 7,881 Total Percentages 88% 68% 83% 66% 76% 72% 71% 74.9% Total Trips 520 179 699 408 588 995 11,137 Total Percentages 100% 100% 100% I0016 100% 100% 100% 100.0% Table 2A Valley Health Systems and Deb ange Properties Phase 1 Pass-bv and Internal Trin Interaction Reduced AMPeakHour PMPeakHour Trips Going to/from Land Use In Out Total In Out Total ADT Percentage Office Retail 18 14 31 43 42 85 836 18.2% Pass -by Retail 14 11 26 35 34 70 689 15.0% Retail Office 14 18 31 42 43- 85 836 Reciprocal Total Retail Internal Trips 18 14 31 43 42 85 836 18.2% Total Retail Pass -by Trips 14 11 26 35 34 70 689 15.0% Total Retail "New" Trips 64 50 114 158 153 311 3,067 Total Office Internal Trips 14 18 31 42 43 85 836 Reciprocal Total Office "New" Trips 592 81 674 77 400 477 3,772 Total Internal 31 31 62 85 85 169 1,671 Total Percentages 4% I8% 7% 24% 13% 16% 18% 14.4% Total Pass -by 14 11 26 35 34 70 689 Total Percentages 2%' 6% 3% 10% 5% 7% 7% 5.8% Total"New Trips" 657 131 788 235- 553 788 6,838 Total Percentages 94% 76% 90% 66% 82% 77% 74% 79.8% Total Trips 702 173 875 355 672 1,027 9,198 Total Percentages 100% 100% 100% 100% 100% 100% 100% 100.0% F d d J H Table 3A WWW Property 2012 Pass -by and Internal Trip Interaction Reduced AM Peak Hour PM Peak Hour Trips Going to/from Land Use In Out Total In Out Total ADT Percentage Office Retail 32 26 58 83 89 172 1,928 12.9% Pass -by Retail 38 30 68 97 103 200 2,242 15.0% Retail Office 26 32 58 89 83 172 1,928 Reciprocal Total Retail Internal Trips 32 26 58 83 89 172 1,928 12.9% Total Retail Pass -by Trips 38 30 68 97 103 200 2,242 15.0% Total Retail "New" Trips 181 145 326 466 497 963 10,778 Total Office Internal Trips 26 32 58 89 83 172 1,928 Reciprocal Total Office "New" Trips 676 29 705 47 686 733 4,376 Total Internal 58 58 117 172 172 345 3,857 Total Percentages 6% 22% 10% 22% 12% 15% 18916 is. 0% Total Pass -by 38 30 68 97 103 200 2,242 Total Percentages 4% 12% 6% 12% 7% 9% 11% 8.6% Total "New Trips" 857 174 1,030 513 1,183 1,696 15,153 Total Percentages 90% 66% 85% 66% 81% 76% 71% 76.4% Total Trips 953 262 1,215 782 1,459 2,242 21,252 Total Percentages 100% IN% 100% 100% 100% 100% 100% 100.0% Table 4A Valley Health Systems and Degrange Properties Phase 2 Pass -by and Internal Trip Interaction Reduced AMPeakHour PM Peak Hour Percentage Trips Going to/from Land Use In Out Total In Out Total ADT Office Retail 33 24 57 96 100 196 2,021 18.2% Pass -by Retail 28 20 47 80 82 162 1,665 15.0% Retail Office 24 33 57 100 96 196 2,021 Reciprocal Total Retail Internal Trips 33 24 57 96 100 196 2,021 18.2% Total Retail Pass by Trips 28 20 47 80 82 162 1,665 15:0% Total Retail "New" Trips 123 87 210 354 366 720 7,417 Total Office Internal Trips 24 33 57 100 96 196 2,021 Reciprocal Total Office "New" Trips 1,078 157 1,236 140 919 1,059 6,637 Total Internal 57 57 114 196 196 393 4,042 Total Percentages 4% 18% 7% 25% 13% 17% 20% 1S.0% Total Pass -by 28 20 47 8o 82 162 1,665 Total Percentages 2% 6% 3% 10% 5% 7% 8% 6.0% Total "New Trips" 1,201 ' 245 1,446 494 1,285 1,780 14,054 Total Percentages 93% 76% 90916 64% 82% 76% 71% 79.0% Total Trips 1,286 321 1,607 770 1,564 2,334 19,761 Total Percentages 100% I00% 100% 100% 100% 100% 100% 100.0% i I Winchester Medical Center E. Sewage Conveyance and Water Supply Impact Analysis Statement In 1997 a means of providing sewer and water to the Route 50 corridor was created in coordination with the Frederick County Sanitation Authority. This plan as shown on Figure 6 provides for a regional sewage pump station capable of providing 425 gallons per minute of wastewater flow transfer to the Sunnyside collection system located on the U.S. Route 522 corridor in Frederick County. This provides for approximately 250,000 gallons per day capacity to the Round Hill service area. Also the provision for the 4 million gallon northwest storage tank has provided for a 20" stub line and easement that allows extension of water service from the current Frederick County system along the west side of VA Route 37 to the Route 50 intersection with Route 37. ' The half full condition in the Northwest Tank provides an operating elevation of 955 MSL. The expected high and low elevations on the WMC site for uses are 860' and 800' respectively. This pro%rides a minimum and maximum pressure of 67 psi and 41 psi which is acceptable for the use. Iigher rise structures allowed in the MS zone may require pump booster service for fire flow pressure gradients. The 20" main is very adequate for delivery volumes. 1 This system is to be constructed by the FCSA through developer commitments in accord with FCSA policy and procedures. 11 Figure TEinchester Medical Center ImpactAnalysis Statement Winchester Medical Center Rezoning Water Use/Wastewater Flow Summary U.S. Route 50W Corridor Frederick County, Virginia ITE Amount Unit Value Code Land Use Quantity Unit (GPU) Total Tract 1 312 Business Hotel 100 Rooms 50 g/roorri 5,000 760 Research & Development Park 23 Acres 1,000 g/acre 23,000 820 Shopping Center 162,325 SF 0.2 g/SF 32,465 12 Drive -In Bank 2,400 SF 0.2 g/SF 480 832 H-T Restaurant 250 Seats 50 g/seat 12.500 Subtotal 73,445 Tract 2 150 Warehousing (Distribution Center) 10 Acres 600 g/acre 6,000 710 Office (Administration Building) 108,900 SF 0.2 g/SF 21,780 750 Office Park 15 Acres 1,000 g/acre 15,000 620 Nursing Home (150 beds) 150 Beds 150 g/bed 22,500 253 Elderly Housing - Attached 80 Units 200 g/unit 16.000 Subtotal . 81,280 Total 154,725 it Winchester Medical Center � I ImpactAnalysis Statement ' F. Site Drainage Drainage from the Tract 1 area generally travels from north to south and crosses U.S. ' Route 50 on the west side of the interchange with VA Route 37, At this point the drainage channel is well defined with adequate carrying capacity by culvert pipes under U.S. Route 50. A storm water management plan will be prepared as a part of the master I plan and site plan phases which will provide rates of storm water discharge that will not exceed the capacity of the downstream channel. ' The northern Tract 2 generally flows from west to east across VA Route 37 and into the City of Winchester's storm water systems entering Town Run at Amherst and Boscawen Streets. The City is engaged presently in a storm water management plan improvement to handle the storm discharges from this watershed. The Winchester Medical Center has constructed substantial storm water management facilities on its City campus intended to handle ultimate upstream uses. Additionally, storm water management facilities within ' the planned MS district will be provided to supplement the improvements already in place on the Winchester Medical campus in the City. See attached Figures 7A and 7B. A complete storm water management plan is to be presented at Master Development Plan consideration. 7 u I h�I L�' 1 t- ' _ \,`lwJ\ . \>!'�`t.F`'� s i ••tii' , � � i I ram-. \ `•\ �•-. _, / / / / ( / '�-"'" ' . N It J p0 It / ;,` , , r/\ ''\ l `� 4b�` i� )PIV i�%r r 1 I j 1 f \ \',% \ i \ � %J 1 t if �.r�.11 + , �/ I \• �. "J),>(\C f. = 45 �=— '``\` its'' '��t�? _� /;' ,` } `,\\. jIlk ��� , :�__ : • r <\ i � E\\ �` �^— : �_� _ =tea �,_ �� - __ - - � --- - - .f WINCHESTER MEDICAL CENTER PROPERTY gilbert w. clifford & associates, inc. STORM PLAN Enon"m Land Pwmen water ouany 117 E P',codlf St Winchester, Yrginio 226o1 fREDERICK COUNTY, l>IRG/N/A VOICE (540) 667-2139 FAX: (540) 665-0493 D!M_ glrcfiffOmnsinc.com Figure 7A U Winchester Medical Center ImpactAnalysis Statement ' G. Solid Waste Disposal Facilities The WMC will provide contract solid waste disposal via contract with commercial ' hauler. Solid waste generated shall be disposed in the Frederick County Landfill facility. An estimate of daily tonnage is shown on the attached table. 11 Winchester Medical Center II`E Code Tract I 312 760 820 12 832 Tract 2 150 710 75"0 620 253 Winchester Medical Center Rezoning Solid Waste Generation Summary U.S. Route 5OW Corridor Frederick County, Virginia Use Business Hotel Research & Development Park Shopping Center Drive -In Bank H 'T Restaurant Warehousing (Distribution Center) Office (Administration Building) Office Park Nursing Home (150 beds) Elderly Housing - Attached hnpact Analysis Statement Amount Unit Value lnantity 'Unit (GPU) 100 Rooms 5 Nroom 23 Acres 20 Nacre 162,325 SF 0.01 NSF 2,400 SF 0.01 #/SF 250 Seats 2 -4/seat Subtotal 10 Acres 200 -9/acre 109,900 SF 0.01 #ISF 15 Acres 100 Nacre 150 Beds 10. #/bed 80 Units 10 #/unit Subtotal Total 500 460 1,623 24 500 3,107 2,000 1,089 1,500 1,500 800 6,899 Estimated Solid Waste/Day 5 tons/day e (Remised 117103) Winchester Medical Center ImpactAnalysis Statement H. Historic. Sites and Structures Two historic structures exist within proximity to the proposed campus. The only significant structure is located well to the north and this project will not impact the site significantly. A number of civil war actions occurred in the vicinity such as the route to contact of confederate forces in the Second Battle of Winchester however, this site lies outside of NPS zone battlefield designations and will result in the loss of no significant historic preservation potential. (See Figure 8). Us 1 u' k RT�f� d\� i•^ 'y � � ',� ..-gip t V -` a - - - -= ram. -.°ijm stj.-'�',,,� •k. "'`� Tom'{' j` ����4s - AUX _6Potentially Number Description Si cant On -Site: None Identified .s Off-Site t 1410 Fruit Hill Farm Yes ._ .. 467 Old Hoover Place No WINCHESTER MEDICAL CENTER � gilbert w. Clifford &associates, Inc. QRURAL LANDMARK STUDY Engineers Land Planners Water Quality 117 E. Picodilly St. Winchester, Virginia 22601 FREDERICK COUNTY, VIRGINIA VOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL: gwcliff@mnsinc.com 8 JYinchester Medical Center I. Impact on Community Facilities ImpactAnalysis Statement There will be a level of impacts on certain community facilities resulting from this project. The expansion of health care facilities will provide regional efficiency and provide improved health care services. The first responder (Round Hill Fire and Rescue) will see increased departmental emergency calls as the result of the build out of these facilities. There will be no measurable impact on schools and parks. Solid waste volumes will increase as estimated with payment to the landfill . in accordance with disposal requirements (per enterprise fund). There will also be some impacts on County Sheriff and Administrator operations. Of note is that, by agreement with Frederick County, the facilities to be created within the "West Campus' are taxable pursuant to County codes and this presents a substantial $9+ million dollar positive impact as reported in the County Impact Model. Regardless of this finding, the Wmchester Medical Center has chosen to provide a cash proffer to the affected CIP agencies as shown in the voluntary proffer, which is a part of this application. The Capital Impact Model provides an estimate of impacts which are mitigated by proffers attached. IV FREDERICK COUNTY IMPACT MODEL UTP<L M PPLICANT: 53A68 NO USE TYPE Medical Support Costs of Net Fiscal Impact IriippO Credit: Credits to be Take Total Potential Adjustment For EAL EST VAL $52,273,780 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per IRE & RESCUE 9 Qapitai Faciltiies col sum only) Qper Cap Fquip Expend/Debt $. Taxes, Qther (Unadjusted.) Cost Balance F�cjl[lies lmpaet Dvtrelling Unit. ire and Rescue Department $194,917 $0 $0 $194,917 $2,436 lementary Schools .$0 $0 $0 $0 $0 _ $0 $0 fiddle Schools $0 igh Schools arks and Recreation $0 $62,767 $14,146 $14,146 -' $14,146 $48,622 $608 ublic Library $10,912 $3,052 $3,052 $3,052 $7,860 $98 $0 riff's Offices $6,458 $36,059 $0 $1,319 $0 $37,378 $0 $0 $8,288 $104 Z$37,378 ainistration Building /her Miscellaneous Facilities $8,288 $10,574 $81,587 $90,077 $0 $171,663 $171,663 $0 $0 SUBTOTAL $293,916 $117,646 $90,077 $18,517 $226,239 $226,239 $67,677 $846 LESS: NET FISCAL IMPACT $9,153,251 $9,163,251 $9,153,251 $9,153,2-`1 $114.4 . NET CAP. FACILITIES IMPACT 0 0 INDEX: "1.0" If Cap. Equip Included 1.0 INDEX: "1.0" if Rev -Cost Bal, "0,0" if Ratio to Co Av g: 0.0 Rev -Cost Bal = 1.000 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg = 1.342 ODOLOGY 1. Capital facilities requirements are Input to the first column as calculated in the model. 2. .Net Fiscal Impact NPV from operations calculations Is input in row total of second column (zero if negative); included are the one -lime taxes /fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal Impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. 6. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). Proffer calculations do not Include Include interest because they are cash payments up front. Credits do Include Interest if the projects are debt financed. Model Run Date 09/09/02 ERL Description: Assumes 360,000 sq. ft. R&D/Office. 10,000 sq. ft, restaurant, 160,000 sq. ft. warehousing, and 80 age res lricled dwelling units on 104 acres B2 and MS Districts. to changing conditions associated with development in the County, the results of this Sul Module may not be valid beyond a period of 90 day s from the model run dale. 2001 MODEL PROFFER ,S'TATE'VIEVT � I � I I I 1 REZONING REQUEST PROFFER Property Identification Number 53-((A))-68 WINCHESTER MEDICAL CENTER "West Campus" Preliminary Matters Pursuant to Section 15.1 - 491.1' et. seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 51.9676 acres from Rural Area (RA) Zoning District to the Medical Services (MS) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. Also within this tax parcel is 50.0.540 acres zoned B-2 which will remain B-2 after rezoning. The proffers which exist on the 50.0540 acre parcel have been included in this proffer statement and together with the added proffers constitute the complete proffer for the entire tract of 102.0216 acres. Should this petition for rezoning not be approved by the Board of Supervisors then the existing proffer statement for the B-2 tract will remain in effect and these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the .Generalized Development Plan, dated September 2002, sheets 1 of 2 and 2 of 2, which are attached hereto and incorporated herein by reference. Street Improvements ' The Applicant shall design and construct all roads on the subject property consistent with the County's adopted Round Hill Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be ' provided in these proffers as illustrated on the Generalized Development Plan which is attached hereto and incorporated herein by reference. 1 ❑ On U.S. Route 50 at the intersection of Route 1317, a 200 feet left turn lane for eastbound traffic will be provided. (#1) ❑ On U.S. Route 50, an acceleration/deceleration lane will be added across the entire U.S. Route 50 frontage of the site, and the only exit on U.S. Route 50 will be located at the Route 1317 intersection. Curb and gutter will be provided along the entire frontage. (#2) ' 0 At the VA Route 1317 intersection, traffic leaving the site will be provided two left turn lanes, (on left turn with through movement) and one right turn lane. (#3) ' ❑ Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes (#4) as follows: ' - At U.S. Route 50NA Route 37 western signal, Southbound right turn - 200 feet with transition to provide full 2 lanes at intersection. I(Revised 1/7/03) Page 1 of 3 I ' Rezoning Request Proffer Property Identification Number 53-A-68 ' Gainesboro Magisterial District - At U.S. Route 50NA Route 37 eastern signal, Northbound left turn - 200 feet ' with transition to provide 3 lanes at intersection including a dedicated left, a left with through and right turn lanes. ❑ A traffic signal will be provided at U.S. Route 50 and VA Route 1317 intersection. (#5) ❑ An additional left turn lane will be provided on U.S. Route 50 for the eastbound traffic at the US Route 50NA Route 37 eastern signal. (#6) ❑ A major collector road, 1800 feet in length and 5 lanes wide, with 80 feet right of way (#7) Transportation items 1 through 6 shall be constructed during the initial site development phase of the project and shall be either complete or bonded for ' . completion prior to issuance of the first occupancy permit. Landscape Design Features The development of the subject property, and the- submission of any Master Development Plan shall include the following landscape design feature provided in these proffers and as illustrated on the Concept Plan dated December 1996 which is attached hereto and incorporated herein by reference. ❑ A thirty foot (30') landscaped green strip along the US Route 50 frontage portion of the site. (#8) ❑ A landscaped green area along the north side of the main entrance. (#9) ❑ A landscaped, open, green visual focal link without structures with the US Route 50 and 37 interchange area. (#10) ❑ A central open space area, currently shown as deGrange Park, planned as part of the area rising in the west portion of the property. (411) _ ❑ A ten foot (10') landscaped buffer area along the western property line landscaped with white pine evergreen trees or an equal plant species, with white pines to be a minimum of four feet (4) in height when planted and planted at ten foot (10') intervals. (#12) On Sight Development All structures shall be designed to meet the following standards: ❑ Materials utilized for the facades of the buildings shall include but not be limited to concrete masonry units (CMU) brick, architectural block, dryvit, or other simulated stucco (EFIS), real or simulated wood and/or glass. ' ❑ All building within the development on the property shall be constructed using compatible architectural style and materials, and signage for such buildings shall be of a similar style and materials. ' (Revised 1)7/03) Page 2 of 3 i I � I I Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District ❑ All building within the property shall be developed as a cohesive entity, ensuring that building placement, architectural. treatment, parking lot lighting, landscaping, trash disposal, vehicular and pedestrian circulation and other development elements work together functionally and aesthetically. The Applicant shall record and include in each deed as well as provide Frederick County with,a complete- set of Covenants and Restrictions pursuant to site design developed and approved by Frederick County at the time of master plan. Property owners shall be notified of conditions relating to adjoining' active agricultural operations. Monetary. Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 51.9676 acre tract 2, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to MS and approves the revised planning f6r the 50.0540 acre tract 1, the undersigned will pay to Frederick County for the Round Hill Fire and Rescue Company the sum of $25,000.00, the Sheriffs Office the sum of $5,000.00 and the Administration Building the sum of $5,000.00 for a total payment of $35,000.00, at the time the first building permit on tract or tract 2 is issued. 1 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning -and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in 1 the Frederick County Code. Respectfully submitted, 1 PROPERTY OWNER ` B .. - W6 P Date: 1 STATE �OF ViRGD HA, AT LARGE FREDERICK COUNTY, To -wit: 1 The fore oing instrument was acknowledged before me this �l dayof k4__�JqL�k 2003, by (2-. iL 1 My commi lion expires 0 3 Notary Public 1 1. * (Revised 1/7/03) Page 3 of 3 \•-_ �J� )\ _ �, � \ \�-~, �` •\ a� �-' �. �/• ,r is `:`n �`� �` � , �:;'��. - ---�PRDPD•SEC! iM�IC l ir ' r\FLJTURE EXTEN§j0N K�, ,T0'05'ROUTE /50-'/ i' Jl- AT RO //Tf-801 i 1 WIL =•�_T= r �� i 1 1 IQ mm,`lu WINCHESTER MEDICAL CENTER PROPERTY ` \ GENERALIZED DEVELOPMENT PLAN ta O O O VEST CAMPUS" FREDERICK COUNTY, IOROINA a 8-2 Property gilbert w. clifford & associates, inc. Sheet BVheers Landparnerrs Water Oueity 1 of 117 E Pic ly St Winchesier, umginia 22601 2 VOCE- (540) 667-2139 FAX-- (540) 665-D493 E11A&_ grcY*nnsinc.com } D 41 \ r PROPOSED MAJOR ttJ X,_ �. COLLECTOR \\ � � i -.• -\ , •,�\� � Jam'-, — it%�' `tie\� �. �= `J! \ \•.` \�` \ \ �`.-.y' •--�'- � t`,\ vt-�=- , .��Sr; t `' `- vc ; -�Zy,� _.! {' ��, i /,�'? J"i• �\ iC \\t ~' _ t �!'t ' . ter- ) j f�' :\ _/ -SI // :�`l Ik, n tl.l, ,. ��\\'�'��...��C�\ LY - Rw- t - At al 020, 000 sfi l J J co WINCHESTER MEDICAL CENTER PROPERTY GENERAL/ZED DEVELOPMENT PLAN 'Vf-ST CAMPUS" FREXPICK COUN7Y, WRCIN14 MS Property gilbert w. clifford & associates, inc. Sheet Land Puree water ousmy Of 117 E Nxiilf St_ Winchester, Y46o 22fi01 2 VOCE- (540) 667-2139 FAX: (W) 565-0493 DAuL gwcJitt0rnrisinc.com it I I ' AGENCY COMMENTS III L I r I November 25, 2002 Mr. C.E. Maddox, Jr., P.E., Vice President Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 RE: Historic Resources Advisory Board (HRAB) Comments _ Winchester Medical Center Rezoning - Route 50 West and Route 37 Dear Chuck: The Fre enGk County Historic Resources Advisory Board (HRAB) considered the referenced proposal during their meetiig of November 19, 2002. The HRAB reviewed information associated with the 1992 National Park Service Study of Civil War Sites in the Shenandoah Valle X and information associated with the Frederick County Rural Landmarks Survey Report. Historic Resources Advisory Board Comment The 102.02-acre parcel proposed for rezoning for B2 (Business General) and MS (Medical Support) is located within the study area of the Second Battle of Winchester. Located adjacent to the property are two structures listed in the Rural Landmarks Survey Report: Old Hoover House (ID# 34-467) and the Fruit Hill Farm (ID# 34-1410). Fruit Hill Farm is listed as potentially significant in the report. The HRAB considered the proposed use of the property for the Winchester Medical Center's west campus as indicated by the applicant. There were no adverse comments by the HRAB regarding this rezoning request. Please contact me if you have questions regarding this comment from the B AB. S i cerely, . a, Rebecca A. Ragsdale Planner I P A.R/cih � I � I I I I I I I L! COMMONWEALTH ®f VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 December 20, 2002 VDOT Comments to Winchester Medical Center Rezoning JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 The documentation within the application to rezone this property appears to have significant measurable impact on Routes 50 and 37. Routes are the VDOT roadways which have been considered as the access to the property referenced. VDOT is satisfied that the transportation improvements as discussed in the December 17, 2002 meeting with Richard Wilkins, Chuck Maddox, John Callow, Sam Clem, Chris Mohn, Jerry Copp, and myself and as further detailed on the attached sheet address the transportation concerns associated with the first phase (2006) of this development. As discussed in said meeting, these improvements will be made prior to the first building permit being issued. Also as discussed in the above mentioned meeting, VDOT currently will not allow an access break on Route 37. As further. development of these parcels continue, additional Traffic Impact Analyses will be required to further examine the impacts to Routes 37, 50 and 522. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Ben H. Lineber r., P.E. Trans. Asst. Resident Engineer BHL/rf Attachment Rezonin6 Comments Winchester Medical Center Virginia Department of Transportation Mail to: Virginia Dept_ of Transportation Attu: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 Hand deliver to: Virginia Dept. of Transportation Attn: Resident Engineer 14031 Old Valley Pike Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property - North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Virginia Department of Transportation Comments See attached comments from UOT dated'Decemb r 20, 2002 VDOT Signature & Date: 12/20/02 and St t Res en En n r l,ot�ce to dsory ,_ oard ease turn its tFoiflTiepplYca�n E Rezoning Comments Winchester Medical Center Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport Winchester Regional Airport Attu Executive Director Attn: Executive Director 491 Airport Road 491 Airport Road Winchester, VA 22602 Winchester, VA (540) 662-2422 Applicant's Name: Gilbert W. Clifford & Assoc.; Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox., Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. 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'4' "a'..yJ �•�'.,,,.�.4�� _ I # •tr ` '1K.`If �.,, �ct"�'�jrt• , .„`leer ��..�'i�A• �" �.�+-'`..#� ^'`m, � f v,,::! �✓ `;y �s. kA 9•#-�'. � �ae-� �..>.c, .. �-s,r'w`f�.._xt: ;�"ycr:±krr�"a `.'?`^,; �'l .�v, s-��?�Y,..,.: 'l,``_e.•�'t"��.,.. .._i�..: '-`�'+{� �, - o W/NCHESTER MED/CAL CEN%ER gilbert W. Clifford & associates, inc. n AIRPORT STUDY Eraheera Lana a Watr ouasty 117 E. Rcadilly St Winchester, Virginia 22601 70tRICK COUNTY, VIRGINIA VOICE: (W) 667-2139 FAX: (540) 665-0493 DAL gwliff@mnsimmm WINCHESTER REGIONAL AIRPORT SERVING THE 491 AIRPORT ROAD TOP OF VIRGINIA WINCHESTER, VIRGINIA 22602 (540) 662-2422 November 13, 2002 Gilbert W. Clifford & Associates, Incorporated 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 Re: Rezoning Comments Winchester Medical Center Property Route 50 West Winchester, Virginia Dear Mr. Maddox: The proposed rezoning request for the referenced property appears to be outside the airspace of the Winchester Regional Airport therefore Federal Aviation Administration form 7460-1 will not be required to be filed. Uses under the rezoning request should have no impact on airside operations of the Winchester Regional Airport. Thank you for providing us the opportunity to review these plans and for supporting the operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel _ Executive Director Rezoning Comments Winchester Medical Center Frederick County Sanitation Authority Mail to: Frederick Co. Sanitation Authority Attn: Engineer P_O. Box 1877 Winchester, VA 22604 (540) 868-1061 Hand deliver to.: Frederick Co. Sanitation Authority Attu: Engineer 315 Tasker Road Stephens City, VA Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P-E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and. west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Sanitation Authority Conimenis See attached. Sanitation Authority Signature & Date: 2VQ 1.4 Rezoning Comments Winchester Medical Center _ Page 2 Frederick County Sanitation Authority The proposed method of supplying water and sewer service to the site should be adequate. Rezoninfz Comments Winchester Medical Center Frederick County Department of Public Works Mail to: Frederick.Co. Dept. of Public Works Attn: Director of Engineering 107 North Kent Street Winchester, VA 22601 (540)665-5643 Hand deliver to: Frederick Co. Dept. of Public Works Attn: Director of Engineering Co. Administration Bldg., 4 h Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc. Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Yr. P.E. VP 117 E. Piccadilly Street Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA- MS 51.9676 I Department of Public Work's Comm (V2 Y. Q V 04 C O wt vvt- I Public Works Signature &Date: �- LS 10 [2 1 1 '1- 10 CITY OF WINCHESTER., VIRGINIA MEMORANDUM TO: Chuck Maddox FROM: Tim Youmans Rouss City hall 15 North Cameron Street Winchester, VA 22601 540-667-1815 TDD 540-722-0782 RE: REZONING COMMENTS FOR WINCHESTER MEDICAL CENTER RTE 50 WEST "WEST CAMPUS" IN FREDERICK COUNTY DATE: January 6, 2003 ' Thank you for providing an opportunity for the City to review and comment on the rezoning proposal for the DeGrange tract in Frederick County that you submitted on behalf of Winchester Medical- Center: The Rezoning Application Package that you sent to me for City of Winchester comments was also reviewed by City Manager Ed Daley, Economic Redevelopment Director Jim Deskins, Utilities Director Frank Sanders, and Public Works Director Gary Lofton. ' The major concern of the City is traffic impacts as addressed in the Traffic Impact Analysis done by PHR+A_ Figure 7 in the study calls for a 35.6% increase in ADT over a four year period along the segment in the City just east of the Rte 37 northbound ramps. Of interest is the change in Level of Service (los) at the ramps. With the lane widening proffers (#4 and #6), some movements get better (e.g. the northbound off -ramp goes froze los- `F' to los `D'). Others, such as the eastbound Route 50 movement approaching the northbound Rte 37 ramps go from los `B' down to los `D' during the PM Peak hour. I don't understand why the two existing ' intersections at the Rte 37 ramps are shown as "Unsignalized" in Figure 2 since they are both currently signalized. The report also shows an existing double -left movement from the northbound off ramp, but there is only a single existing left -turn lane. ' The seven Street Improvements proffers called out in the Proffer Statement in Section V of the rezoning application report appear to mitigate many of the traffic impacts, but there is no timeframe identifying when these improvements will be undertaken relative to the land _ development. In order to better evaluate the impacts, it would be helpful to see a schedule of these improvements relative to the development sequence (e.g. relative to building or ' occupancy permits). Traffic Proffers #4 & 6 of greatest interest to the City since they affect traffic movement on the east side of Rte 37 along Amherst Street. 1 Thank you for your patience while I was awaiting review and response from other City departments. Please call if you have any questions. I � I Rezoning Comments Winchester Medical Center Frederick County Inspections Mail to: Hand deliver to: Frederick County Inspections Dept. Frederick County Inspections Dept. 107 N. Kent Street Co. Administration Bldg., 4h Floor Winchester, VA 22601 107 N. Kent Street (540) 665-5651 Winchester, VA 22601 r I I Applicant's Name: Mailing Address: I I Gilbert W. Clifford & Assoc., Inc. c/o C. E. Maddox, Tr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Phone: (540) 667-2139 Location of Property: North and adjacent to Route 50 and west and adjacenttoRoute 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Noticespectins Debit Please R--- --------- --------- -1-.", -- ---- -------- - 'Onn fothe 23 � I � I el—. � o s L/y Rezoning Comments 'Winchester Medical Center Frederick — Winchester Health Department Mail to: ' Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent Street Winchester, VA 22601 (540) 722-3480 U Applicant's Name: Mailing Address: Hand deliver to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Gilbert W. Clifford & Assoc., Inc. c/o Charles E. Maddox, Jr. P.E_ VP 117 E. Piccadilly Street, Suite 200 Winchester_ VA 22601 - Phone: (540)667-2139 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 519676 Frederick —Winchester Health Department's Comments E, F� .ice Z1n a_v� IMl/�u�y6 s n a �, 6 i eAlatg P;ALf s C-- Signature & Date: P -ot,ce to FIea1 h Department Please_ etarn Thzs Form o the Appixcaut Rezoning Comments Winchester Medical Center Frederick— Winchester Service Awthority Mail to: Fred -Wine Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, VA 22604 (540) 722-3579 Hand deliver to: Fred -Wine Service Authority Attu: Jesse W. Moffett Co. Administration Bldg., 1' Floor 107 N. Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c% C. E. Maddox, Jr. P.E., VP 117 E. Piccadilly Street Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage.: 50.0540 RA MS 51.9676 Fred -Wine Service Authority Comments: Signature & Date: WA, A.^74 1\Tottee to Fii Wuc Service Authority PleaseTReturn This! orano the pplYcan 17 � Memo, To: Charles E. Maddox — G.W. Clifford & A ociates, Inc ' From: Jesse W. Moffett —Executive Director Date: October I 2002 Re: Winchester Medical Center— Route 50 West -'West Campus" Based on the flows presented in the application I direct you to the narrative regarding Sewer Conveyance and Water Supply. I believe the correct statement would be a regional sewage pump station with a capacity of 500 gallons per minute or 720,000 gallons a day. It is my understanding that this flow will be transported through the FCSA collection system to the Abrams Creek Interceptor with a discharge at the Greenwood Metering Station. The FWSA is presently evaluating the Greenwood Station along with the ability of the Abrams Creek Interceptor to handle anticipated future flows. Early indications are that some future provisions will need to be made to accommodate flows that are presently anticipated to be transported through this interceptor to the Opequon Water Reclamation Facility. I have not further comments. Rezoning Comments Winchester Medical Center Frederick County Department of Parks & Recreation Mail to Frederick County Dept. of Parks & Recreation 107 North Kent Street Winchester, VA 22601 (540) 665-5678 Hand deliver to: Frederick County Department of Parks & Recreation Co. Administration Bldg, 2�d Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc.. Inc. Phone: (540)667-21'3*9 Mailing Address: clo Charles E. Maddox, Jr_ P-E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property. North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage:' 50.0540 RA MS 51.9676 Dept. of Parks & Recreation Comments No comment: Signature & Date: Notice oDept arks &Recreation Please Return Thas Form to;th+e pplI an 12 Rezonin6 Comments Winchester Medical Center Frederick County Fire Marshal Mail to: Hand deliver to: Frederick Co. Fire Marshal Frederick Co. Fire & Rescue Dept. 107 N. Kent St. Attu Fire Marshal Winchester, VA 22601 Co. Administration Bldg., 1" Floor (540) 665-6350 107 N. Kent Street Winchester, VA 22601 Applicaufs Name: Gilbert W. Clifford & Assoc.. Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester_ VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 :ontrol number IZ02-0012 'roject Name Ninchester Medical Center Nddress 117 E.Piccadilly Street Fype Application 2ezoning :�urrent Zoning 3-2, RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Date received 9/27/2002 City Winchester Tax ID Number 53-A-68 Date reviewed 10/3/2002 Applicant G.W.Clifford & Associate,, State Zip VA 22601 Fire District 15 Recommendations Automatic Fire Alarm System Yes Siamese Location Not Identified Emergency Vehicle Access Comments To be identified during the site plan process. Requirements Hydrant Location Not Identified Roadway/Aisleway Width Adequate Date Revised Applicant Phone 540-667-2139 Rescue District 15 Election District Goinesboro Residential Sprinkler System No Fire Lane Required Yes Special Hazards Yes Access Comments The half full condition of the Northwest Tank should be corrected to provide adequate water supplies in the event pump booster service becomes disabled. Additional Comments The monetary contribution to Round Hill Volunteer Fire & Rescue does NOT meet the Offset of Impact of Development according to the proffer model. The tax revenue generated on the completed project does not fund Round Hill VFD to provide services, it is shared in the County General Fund. Plan Approval Recommended Reviewed By Signature ^� t", Yes Timothy L. Welsh Title �C 1 � -1 � I Administrative Assistant to ' the Superintendent ��, •,.. - - moo. w - � Frederick CountyPublic Schools Visit us at www.frederick.k12.va.us September 30, 2002 C: E: Maddox; Jr:, RE,- Vice President Gilbert W. Clifford & Associates 117 East Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Winchester Medical Center e-mail: orndorfa@frederick k12.va.us Dear Mr. Maddox: This letter is in response to your request for comments concerning the rezoning application for the Winchester Medical Center tracts, 1 & 2, North and adjacent to Route 50, and West and adjacent to Route 37. Based on the information provided in the rezoning application, Frederick County Public Schools has no comment at this time. Sincerely, Ix0-14 ' Al Omdorff Administrative Assistant to the Superintendent pc: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools ' Robert W. Cleaver, Asst. Superintendent for Administration, Frederick County Public Schools a Rezoning Comments- 'Winchester Medical Center Superintendent of Frederick Co. Public Schools Mail to: Frederick Co. Public Schools Attu: Superintendent P.O. Box 3508 Winchester, VA 22604 (540) 662-3888 Hand deliver to: Frederick Co. Public Schools Attu Superintendent School Administration Bldg. 1415 Amherst St_ Winchester, VA 22601, Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117E Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Superintendent of Public Schools' Comments Superintendent Signature & Date Nonce to :School �up��u�feudent, , _Please Return This Tor�u to fb� �.ppllcant Rezoninf Comments Winchester Medical Center Frederick County Attorney Mail to: - Hand deliver to: Frederick County Attorney Frederick County Attorney Co. Administration Bldg., Suite 202 Co. Administration Bldg., Suite 202 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA (540) 665-6383 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: - c10 Charles E. Maddox, Jr. P-E_ VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning B-2 Zoning Requested: B Acreage: 50.0540 RA MS 51.9676 County Attorneys Commen r Assistant County Attorney' 917-771, Signature .& Date: 1 vt� e t+� Cou µl lea � ern ha T+41 l . YJAR 7 VII I SURVEYPLAT & DEED m = m m m m m M `M = = m m = m Eli A4uyF WW7F{ SUNPIO p/, .m 1+o,u cei: i'3VYt*. awi ISIg6A6E6s raslla)rEf-M 0 2 �biamdan /on �h hoadm A"266,, 1"6. a� pia p . ]."wY�fYewwi,w.n en plot GRAPHIC SL'ALE: �mrteri H. CLAY DEGRANGr WrATF. peed Flk 140 Page 479 7999 Nw.r,h�eetmt F7ke 06m *wm IN�.ry bl4rtet tvedaRkCauuy, Vi�kW TAX TICKET I I � I ' December 10, 2002 COUNTY of FREDERICK - Department of Planning and Development 5401665-5651 FAX: 540/665-6395 Mr. Charles E. Maddox, Jr. P.E, VP ' G.W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Winchester Medical.Center, Inc. and WWW, L.C. Rezoning Proposals osals ' Dear Chuck: In follow-up to our discussion of December 3, this correspondence is intended to reiterate issues of ' concern regarding the Winchester Medical Center, Inc. and WWW, L.C. rezoning proposals. It is anticipated .that these,issues will be•fully-addressed through'revisions to these ,applications prior to their consideration by-the.Planning .Commission and Board of Supervisors.: The Winchester` Medical .Center; Inc: application-proposes.:the _rezoning :of the remaining S2"acres of the former H. Clay DeGrange Estate.from-RA (Rural Areas) -to MS (Medical Support): -The WWW L:C. application proposes the rezoning of approximately 71 acres from RA to B2 (Business General). Both sites are ' located on the north side of Route 50 (Northwestern Pike), immediately west of the Route 37 interchange in the Gainesboro Magisterial District. The following comments are offered for your records: A. Transportation. ' As you are aware, a level of service "C" is expected to be maintained on roads adjacent to and within new development in Frederick County (2000 Comprehensive Policy. Plan for Fredericcl County, Virginia, p. 7-5). The Impact Analysis Statement submitted with the preliminary Winchester Medical Center, Inc. application states that proposed transportation proffers will ensure that conditions on adjoining roads do not fall below a level of service "D." The statement further suggests that ' transportation improvements would be generally limited to those proffered with the 1997 DeGrange rezoning, which rezoned the front 50 acres of the Medical Center tract from RA (Rural Areas) to B2 (Business General). 1 Given the..close. roximi . of the subject rezonin ' - P ty. g sites to each other and their. shared reliance on Route ' 50 for principal;access, it was requested that the.requisite traffic analysis and any proposed transportation improvements.. address the cumulative impacts of the respective proposals. During a' meeting with VDOT representatives at the Edinburg Residency on No"vembef 4, it'was agreed that Page 2 Mr. Charles E. Maddox, Jr., P.E., V.P. ' ' Re: Winchester Medical Center, Inc. and WNW, L. C. Rezoning Proposals December 1.0, 2002 such a comprehensive analysis was indeed necessary to effectively and equitably mitigate traffic ' impacts related to the proposals. It was further noted that adequate mitigation would likely involve additional improvements beyond those proffered with the DeGrange rezoning. During our December 3 meeting, you indicated that a revised traffic study and transportation improvement plan have been ' submitted to VDOT for review. The subject applications will not be accepted by the Department of Planning until VDOT has concluded its review and granted approval of all proposed transportation improvements. It is noted that Route 50 is identified for short-term development of bicycle facilities in the Comprehensive Policy Plan. Such non -motorized systems are considered integral to the creation of ' a complete networked transportation system for Frederick County and the City of Winchester. The County has adopted the Bicycle Plan for the City of Winchester and Frederick County as a guide for the development of non -motorized facilities (2000 Comprehensive Policy PlanforFrederick County, ' Virginia, p. 7-3,' 7-14, 7-17). The transportation plan for each application should therefore include provisions for bicycle facilities along the Route 50 corridor. The design of all proposed bicycle facilities should conform with the provisions of the adopted bicycle plan and VDOT requirements, ' as applicable. It is important to reiterate that the level of service standard established by the Comprehensive Policy ' Plan will be the measure against which the proposed transportation plan will be evaluated. • It is therefore recommended that improvements be considered that ensure conformance with the adopted transportation policy (2000 Comprehensive PolicyPlanforFrederickCounty, Virginia, p. 7-5, 7-12, ' 7-13). Round Hill Community Plan Conformance. Both of the subject rezoning proposals involve .land _that is located wholly within the Phase One boundaries of the Round Hill Community Land Use Plan (2000 Comprehensive Policy Plan for Frederick County, Virginia, p. 6-47 thru p: 6-51). This phase is planned to develop with Business/Office land uses subject to the availability of central sewer and water facilities. The land ' uses permitted in both the B2 and MS Districts would be consistent with the planned land use for Phase One. A key recommendation of the Round Hill Community Plan is the employment of design techniques to ensure the contextual compatibility of new commercial development in the Round Hill Community. Such techniques should preclude the visual disruption of the Route 50 corridor while also promoting development whose configuration and appearance reflects the established character of the Round Hill Community. F ' Page 3 Mr. Charles E. Maddox, Jr., P.E., V.P. ' Re: Winchester Medical Center, Inc. and WWW, L.C. Rezoning Proposals December 10, 2002 Strip commercial development is explicitly discouraged within the Round Ill Community. The t landscape design features proffered with the DeGrange rezoning approval are consistent with this objective. The application of equivalent features along the frontage of the WWW, L.C. site is encouraged to facilitate coordinated design and continuity of appearance along the Route 50 corridor. ' Please specify the location and composition of all proposed landscape design features on the generalized development plan submitted with each application. ' To fiirther`t corridor design goals oftheRound ll Community Plan, enhanced controls regarding signage would be appropriate with both rezoning applications. Specifically, the applicants should consider a comprehensive sign plan that coordinates the design and general location of signage ' erected within the proposed developments. It is recommended that freestanding signs be limited to monument -type structures sharing common design characteristics and that the total number of such signs be limited within each development. Moreover, a system of that signage should be ' considered that is coordinated to ensure consistency of appearance and efficiency of movement between the respective developments. ' Also critical to avoiding strip development and promoting contextual compatibility is building design. Through the deliberate coordination of materials, colors, style, building massing, and other architectural features, buildings within a project can establish a consistent theme that is immediately ' identifiable to the public. When coupled withthe use ofunified landscaping, comprehensive signage, and the creative design of such customary site features as lighting fixtures, common building design elements will facilitate development that both reflects and enhances the unique character of the - surrounding community. ' The proffers approved with the DeGrange rezoning reference the use of private covenants to ensure that individual uses employ design techniques that complement other uses internal to the commercial development to achieve a "total integrated complex:" While this arrangement supports coordinated design within the development, it does not necessarily facilitate design that is either compatible with the surrounding community or complementary to the Route 50 corridor. It is therefore recommended that a set of mimimum standards for building design be outlined by the applicant(s) in addition to the deeded covenants. In particular, standards should be considered that: 1) limit the scale of buildings ' on development sites nearest the Route 50 right-of-way, 2) result in the finishing of all exterior sides of a buiding or structure with similar materials and/or architectural treatments, 3) identify exterior ' materials and/or architectural treatments that will visually unify all buildings and structures, and 4) preclude the use of certain exterior building materials (i.e. corrugated metal, cinder block). ' The location of parking areas relative to the Route 50 right-of-way should also be addressed by the applicants. Specifically, it is recommended that parking areas be restricted within the immediate viewshed of Route 50. This objective may be attained most directly by prohibiting the location of Page 4 Mr. Charles E. Maddox, Jr., P.E., V.P. . ' Re: Winchester Medical Center, Inc. and WWW, L.C. Rezoning Proposals December 10, 2002 parking and loading areas between buildings and any arterial roadway. To provide sufficient ' flexibility in the design of peripheral development sites, it may be appropriate to include the alternative of allowing parking adjacent to the right-of-way with the caveat that such parking be wholly screened from view from the arterial roadway. It is requested that any such proposal clearly ' delineate the method or combination of methods proposed to achieve full screening of parking lots, such as, but not limited to: depression of parking areas, supplemental berms, and supplemental plantings. ' C. Review Agencv Comments. ' Please ensure that review comments from the following agencies are obtained: Frederick County Attorney, VDOT, Historic Resources Advisory Board, Public Works, Fire Marshal, Fire and Rescue, First Responders, Frederick County Sanitation Authority. ' Please feel free to contact me should an you have questions or concerns regarding this Y Y ' correspondence. Sincerely, ' Christopher M. Mohn, AICP Deputy Director ' CMM/rsa cc: Eric R Lawrence. AICP; Planning Director ' Abbe S. Kennedy, Senior Planner Ben Lineberry, Virginia Department of Transportation IUAChris\Conimon\Rezoning\2002 Prelim Comments\WMCandWWW.wpd gilbert w. clifford & associates, ine INCORPORATED 1972 Engineers — Land Planners — Water Quality 1 18 December 2002 Mr. Christopher Mohn Deputy Director Frederick County Planning 107 N. Kent Street Winchester, Virginia 22601 ' RE: WMC and WWW Rezonings ' Dear Chris, Board of Directors President. Thomas I O'Toole, PE. Vice Presidents Charles H. Maddox, Jr-P.E. Earl R. Sutherland, P.E. Ronald A M3slowslq, PE. David I Saunders, P_E. Directors. William L. Wright Nfichael A Harumer Thomas W. Price It was a good meeting today with other attendees Mr. Sam Clean, Mr. Jerry Copp, Mr. Ben Lineberry, Mr. John 'Callow and Mr. Ritchie Wilkins. i believe we, made considerable headway towards a responsible transportation proffer that is appropriate, fair, equitable and reasonable to all interested parties. A properly structured approach to the combined land bay development of WMC and WWW, which incorporates the 170 Iacres identified by the Round Hill Plan for commercial/business development is good planning for the County. Looking at long term development of all of the impacted property, as we are doing here, has always been the lanning Commission's favored approach and we are pleased to be a part of this comprehensive study effort. '"arized _ 'Iuch of our presentation today on behalf of the applicants can be summ by seven points as follows: '(I) The LOS of Route 50 and Rout 37 due to growth of traffic in background without development is an important issue. '(2) The substantial investments proposed by the applicants offsite and onsite, in the face of unknomm market conditions. (3) The timing of improvements. ,(4) The approved and "by right" new traffic by the existing deGrange proffers. (5) The net reduction of traffic density on deGrange due to implementation of the MS district and associated uses. 6) The Frederick County need for additional potential retail and business sites in the corridor due to this change of use on deGrange. (7) The value of bringing a coordinated proposal for the 170 acres including the public -private goals and - responsibilities that are needed to implement this type of approach. VDOT provided important input which was noted as follows: �i) A clear phasing of the improvements proposed needs to be established within the proffers. (2) Establish a way to monitor the growth of development traffic within the phases so that uncontrolled ' impacts can be avoided - Oft 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwearam@earthlinknet Member American ConsulfmgEngineers Council E -ilbert w. Clifford and associates, inc g Page 2 ' (3) The lack of a "limited access break" which requires the Commonwealth Transportation Board to allow western access to the WMC interchange is a problem for VDOT in considering the Phase 2 traffic scenario projected in the traffic study. ' (4) The proffered improvements will handle the traffic increase to a point between Phase 1 and Phase 2. Due to construction and functional issues most of the improvements need to be in place early in the design life. ' (5) VDOT needs to find a mechanism for providing the new right of way for relocated Route 803 to the south of U.S. Route 50 since policy issues for purchased VDOT land at the headquarters site must be in compliance. Also, the appropriate fimding mechanism was thought to be "revenue sharing" for this 1 unproffered improvement which would need to be requested by Frederick County. The County staff transportation concerns are further summarized: I(l)'Ihe applicants need to continue to work closely with VDOT prior to public presentations to define the issues so that VDOT is as comfortable as possible with the approach. '_ (�) A clear understanding between WMC and WWW needs to be outlined on the timing issues of the proffered improvements. 'Also, the staff issues outlined in your letter of 12 December regarding architectural compatibility, landscaping and "sense of place" inherent in the directives of the Round Hill Plan need further defmbon in the proffers. The owners fully intend to implement planning with internal consistency in order to meet the goals of the ,ound Hill plan. Both proposals have included proffers which refer to the architectural landscaping and other functional and aesthetic issues to which you refer. To the extent that the crystal ball allows, further defining of these proffers are in order as we go forward in order to meet the common goals of this partnership. IWe will be providing specific answers to the above concerns through agreement with owners and amendment of the respective preliminary proffer statements. l would appreciate input by staff and VDOT regarding the cope of this amendment effort Thank you again for your review and comment on these important projects for Frederick County. tincerely yours, 11i1bert w. Clifford & associates, inc. t . E. Maddox, Jr., P.E., Vice President 11�1� cc: I& Ben Lineberry, VDOT i&. Doug Rosen, Wanchester Medical Center ' Mr. Richie QVilkins, W WIk L.C. W John Callow, PHR&A IX APPENDIX ( _4 1 1 1 r � / . 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R��fl ��. wry; 1 1<.. fp r. ,yA„.yy,Y .d,..: 7i.i .r.c„ �f� b't�'�i,., �),4�a" 4.11f.„i tkV� VN', �.}}7.� 1�'P;'uA o�sr{rs"i t��✓»y�:t 1,1�5 il�)'y}.�3'r � RAi�4lnd +tit'v�.:�ka itv ay'� :i4 �" p'r J -,�:: ; � it rir.. a,? ;lr�� Y"9 r� �- ' Qi•:vrt ,, ,e� �a:. f �ts 1>r�v5t::. t, k t 47 tEP -' }:r Y �. ��}xti "«"ttd : k,'L} , r,y�l ��T i�'. ,Iry>a„r7„ 'ddi.. �± i��Y (tt��V�i�;., k?Y`C�yj�^+j"�?yY� & ,( �,.;� P �''.. tY1t, t +��k� F)",t � �Ir:ti..'l;l'�'!:" ��_!`,� ,��ii �' t &-.FI,G } L �,.,t;•:,tq ' d 91 t' e� I j i I .f � #M ,. �1'.. •Ry-r+ � � 1. 5■�r t �t;:�'i' y I 'afp s t r� v ty ?"r �, 'r. �..x ': F ,,� `j3:,, I tk r Summary of Basis .of Proffers for WWW,LC Proffer No Work Description 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 Rte 50 EBL-LTL WMC Entrance Rte _50 WBL. 3rd Thru Lane-WMC Frontage WMC-5 Lane Entrance incl collector rd thru property Rte 37-NBL&SBL off ramps-RTL Rte 50-WMC Entr-Stoplight Rte 50 EBL-2nd LTUlength trans -to NB Rte 37 Rte 50 WBL-.3rd Thru Lane-WWW Frontage Rte 50 EBL-LTL WWW Entrance Rte 50 WBL-LTL Rte 803 Entrance WWW-5 Lane Entrance incl collector rd to WMC Rte 50-WWW Entr-Stoplight Rte 803 Relocation-Intx Rte 50 Rte 37-NBL on ramp -transition Rte 50-EBL-LTL-West Entrance(VDOT HQ) Rte 50 EBL&WBL-WWW east entr-crossover impr(unsignalized) Line Totals Previous Estimate-WMC Responsible Party WMC WMC WMC WMC WMC WMC WWW WWW WWW WWW WWW FRED CTYNDOT-rev sharing WWW www WWW Estimated Cost WMC Proffer WWW Proffer (2003 Dollars) $47,064.00 $47,064.00 $160,480.00 $160,480.00 ne $125,504.00 $125,504.00 $115,000.00 $115,060.00 $68,152.00 $68,152.00 $439,264.00 $439,264.00 $47,064.00 $47,064.00 $4.7,064.00 $47,064.00 ne $115 000.00 $115,000.00 $235,320.00 $78,440.00 $78,440.00 .$47,064.00 $47,064.00 $94,128.00 $94,128.00 $1,619,544.00 $516,200.00 $868,024.00 $397, 500. 00 VDOT $235, 320.00 $235,320.00 REZONING REQUEST PROFFER Property Identification Number 53-((A))-68 H. CLAY deGRANGE ESTATE "Frederick Center" Preliminary Matters ' Pursuant to Section 15.1 - 491.1 et. secq_, of the code of Virginia, 1950; as. amended, and the provisions of the Frederick County Zoning Ordinance with ' respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #006-96 for the rezoning of 50.0540 acres from Rural Area (RA) Zoning District to the Business General (B-2) Zoning District, development of the subject property shall be done in conformity with the terms and conditions }: set forth herein, except to the extent that such terms and conditions may be 1 subsequently amended or revised by the applicant and such be approved by the ' Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon ' the applicant and their legal successor or assigns. ' General Development Plan ' The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the Concept Plan, dated December 1996 and the Street Improvement Plan, dated December 1996 both ' which are attached hereto and incorporated herein by reference. REZONING REQUEST PROFFER H. CLAY deGRANGE ESTATE January 22,1997 • Page 2 Street Improvements The Applicant shall design and construct all roads on the subject property consistent with the County's adopted Round Hill Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Street Improvement Plan dated December 1996 which is attached hereto and incorporated herein by reference. • On U.S. Route 50 at the intersection of Route 1317, a 200 feet left turn lane for eastbound traffic will be provided. (#1) • 'On U.S. Route 50, an acceleration/deceleration lane will be added across the entire U.S. Route 50 frontage of the site, and the only exit on U.S. Route 50 will be located at the Route 1317 intersection. Curb and gutter will be provided along the entire frontage. (#2) • At the VA Route 1317 intersection, traffic leaving the site will be provided two left turn lanes, one thru and one right turn lane. (#3) • Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes (#4) as follows: - At U.S. Route 50/VA Route 37 western signal, Southbound right turn - 200 feet. - At U.S. Route 50/VA Route 37 eastern signal, Northbound left turn - 200 feet. • A traffic signal will be provided at U.S. Route 50 and VA Route 1317 intersection. (#5) • A 200 feet left turn lane will be provided on U.S. Route 50 for the eastbound traffic at the US Route 50/VA Route 37 eastern signal. (#6) 1.1 REZONING REQUEST PROFFER H. CLAY deGRANGE ESTATE January 22,1997 • Page 3 Landscape Design Features The development of the subject property, and the submission of any Master Development Plan shall include the following landscape design feature provided in these proffers and as illustrated on the Concept Plan dated December 1996 which is attached hereto and incorporated herein by reference. • A thirty foot (30') landscaped green strip along the US Route 50 frontage portion of the site. (#1) • A landscaped green area along the north side of the main entrance. (#2) • A landscaped, open, green visual focal link without structures with the US Route 50 and 37 interchange area. (#3) • A central open space area, currently shown as deGrange Park, planned as part of the area rising in the west portion of the property. (#4) • A ten foot (10') landscaped buffer area along the western property line landscaped with white pine evergreen trees or an equal plant species, with white pines to be a minimum of four feet (4') in height when planted and planted at ten foot (10) intervals. Covenants and Restrictions The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions in substantial conformance with the Protective Covenants and Restrictions provided in the "Impact Component Details and Proffer" report of December 1996 at the time of subdivision governing design and maintenance as required for review and approval by Frederick County. All property owners of the Frederick Center property shall be provided with a copy of the Covenants and Restrictions as recorded. Property owners shall be notified of adjoining active agricultural operations. REZONING REQUEST PROFFER H. CLAY deGRANGE ESTATE January 22, 1997 • Page 4 Monetary Contribution to Offset Impact of Development ' The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, ' Virginia approves the rezoning for the 50.0540 acre tract, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, ' Virginia from RA to B-2, the undersigned will pay to Frederick County for the Round Hill Fire and Rescue Company the sum of $12,161.11 at the time the first building permit is issued. I I r The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER: By: Date 2��_2=�/27 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this _Q _ day of of the H. Clay deGrange Estate. My Commis70/,_"2_" n expires Q - - /, 1997 Notary Public C � I , t� i C I \ Z) p 1ao \ i / \ i \ \—�(7hic Scal Feet 17 ht �-/ STREET IMPROVEMENTS :� \ .',yam; �a�d — - �_, _ _ -�J� �� I. On U.S. Route 50, a left turn lane for eastbound \\ \�/ traffic will be provided; �~ \ h 2. On U.S. Route 50, an acceleration/deceleration lane will be added across the entire Route 50 frontage , of the site, and the only exit placed at the Route r �`- �� 1317 intersection. Curb and gutter will be provided along the entire frontage; 3. At the VA Route 1317 intersection, two left urn lanes, one thru lane and one right turn lane will be provided; 5 4. Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes as% described in the traffic study; jj C� r 5. A traffic signal will be provided at U.S. 50 and VA // 1 Route 1317; 6. Eastbound U.S. Route 50 stacking lane for left turn at eastern signal light. (Currently VDOT improvements are underway for-----=�� wideningand y �� _ iinprovin the north bound exit ramp lanes of VA Route 37. -- — — — — — L �:7.> Impact Analysis for Rezoning the DeGrange Property Street Improvements The DeGrange property located in the northwest quadrant of the intersection of US Route 50 West & Route 37, consists of 102.0216 acres zoned Rural Area (RA). 51 acres are requested for Business General (B2) zoning. The DeGrange property is located in the Gainesboro Magisterial District of Frederick County, Virginia. December, 1996 gilb ert w. cliff ord & associates, inc. Engineers • Land Planners • Surveyors 200 North Cameron Street Winchester, \Arginia 22601 540-667-2139 Fax 540-667-0493 1I I I I� u o # ; 0 2550 500 1000 Graphic Scale in Feet "=500, QO a ado 41 Cp l , , �ti. — , mom.: _ �_,` • . j`-1 r —\IZZ- T \\t l \ol AREA TO BE REZONED FROM RA TO B-2 51.0540 ACRES LANDSCAPE DESIGN FEATURES 1. A thirty foot (30') landscaped green strip along the Route 50 frontage pootion of the site. 2. A landscaped green area along the north side of the main entrance. 3. A landscaped, open, green visual focal link with the 50 and 37 interchange area. 4. A central open space area, currently shown as Degrange Park, planned as part of the area rising in the west portion of the property. `5. A landscaped buffer area, ten feet (10') in width, planted with \ a double row of white pines or equivalent evergreen. L\ Impact Analysis for Rezoning the DeGrange Property SNNWENMNWEEM� Concept Plan The DeGrange property, located in the northwest quadrant of the intersection of US Route 50 West & Route 37, consists of 102.0216 acres zoned Rural Area (RA). 51 acres are requested for Business -General (B2) zoning. The DeGrange property is located in the Gainesboro Magisterial District of Frederick County, Virginia. December, 1996 gilbert w. clifford & associates, inc. Engineers • Land Planners • Surveyors 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 Fax 540-667-0493 1 � PROTECTIVE COVENANTSAND RESTRICTION FOR FREDERICK CENTER t RECITALS Whereas, the owner desires to create on the property and any additions ' thereto a business center with open spaces and a planned mix of office and commercial uses, and desire to provide for the preservation and enhancement of the property values, amenities and opportunities within the property and for the maintenance of the real estate and improvements thereon, and to this end I , desires to subject the property to the covenants, restrictions, easements, charges and liens hereinafter set forth. ' ARTICLE I PURPOSE It is. the purpose of this Declaration to assure the orderly and attractive ' development of the property in an efficient and harmonious manner, to preserve and enhance property values, amenities and opportunities within the property, to promote the health and safety of the occupants and to maintain a harmonious relationship among the structures and the natural vegetation. and topography thereon. This declaration is designed to complement the Frederick ' County Zoning Ordinance and other local and state government regulations and ordinances, and where conflicts occur, the more rigid requirement shall prevail. ARTICLE II PERMITTED AND PROHIBITED USES PROHIBITED USES No communication towers, satellite earth stations, dish antennae, or ' exterior radio/TV antennae shall be permitted without the prior written consent of the Architectural Review Board (the 'Board"), as provided in "Article V, which '� consent shall not be unreasonably withheld. ' Protective Covenants And Restriction For Frederick Center Approval from any public agency notwithstanding, no operation will be ' permitted which creates objectionable noise, smoke, odors or which in any other way, in the opinion of the Board, will constitute'a nuisance or degrade the value ' of the real estate within the property. ' No rubbish or debris of any kind shall be placed or permitted to accumulate upon or adjacent to any site, except in approved waste containers in ' screened areas in locations at the rear or sides of building approved by the Board. ' ARTICLE III DEVELOPMENT STANDARDS _PLAN APPROVAL REQUIRED ' No Improvement shall to constructed, erected, placed, altered, added to, maintained or permitted to remain on the property until the plans shall have l been submitted to and approved in writing by the Architectural Review Board as �? provided in Article IV. ' BUILDING LINES ' All setbacks shall be subject to approval of the Board. SITE DESIGN ' Location of Parkinbg Lots The curb or edge of any parking lot, loading zone or service area, shall not be closer than 10 feet from the front street curb or from any property line. Property Design Design of the property as a total integrated complex is required. Building ' design in terms of massing, scale, color and circulation shall relate to adjacent buildings and to the total development. Orientation of uses shall be based upon site considerations, uses of adjoining buildings, visual impact and overall ' circulation patterns. When multiple structures are planned as part of a project under single ownership, they shall be designed in a unified architectural and ' J spatial manner. 2 Protective Covenants And Restriction For ' Frederick Center ' BUILDING MATERIALS AND DESIGN ' Exterior Walls Exterior wall materials shall be subject to review and approval by the Architectural Board. ' AUTOMOBILE PARKING ' On -Site Parking Required The owner of each lot or site shall provide adequate automobile parking on such owner's lot or site capable of accommodating the reasonable parking needs of its employees, visitors and company vehicles. No use or activity shall be permitted on any lot or site of the property, unless adequate parking is provided on the lot or site for such use or activity in accordance with the terms and conditions set forth herein; and in the event that the parking requirements on any lot or site increase as a result of a change in use of the lot or site or as a. result of an increase in the number of employees working at the site, it shall be ' the owner's responsibility to provide additional parking areas, as approved by the Board, either on the site or elsewhere, in order to accommodate such increased parking requirements. Such additional parking areas shall be provided prior to, or concurrently with, the institution' of such changed use or the employment of such additional employees. Off -Site Parkin Each owner, of occupant of any lot or site shall use its best efforts to prevent its employees, lessees, agents, contractors, customers and visitors from ' parking on any public street within the property. ' Further, the Association shall have the right to cause vehicles parked on any common area or public street with in the property to be removed by towing ' or otherwise to a licensed garage for storage until called for by the owner of the vehicle or his agent, provided that notice of such action shall first or simultaneously therewith be given to at least one of the local law enforcement ' officers. In the event of such removal or storage, the owner of the vehicle Protective Covenants And Restriction For Frederick Center involved shall be chargeable with and the said vehicle may be held for a reasonable charge for its removal and storage. Parking Area Standards Parking areas shall be paved with asphalt or concrete and shall have concrete curbs around their perimeters. Other special paving materials may be used to accent special entrance areas or walkways, if approved by the Board. In the front and on the side of buildings, paved parking areas larger than twenty- four (24) parking spaces shall have landscaped islands and areas intermittently spaced, as approved by the Board. Screening Where possible parking shall be screened from the view of Route 50 by depressing grades, by use of landscaping, and/or by earth berms. A 30' vegetative buffer is to be provided along the US Route 50 frontage. Fences No fences shall be allowed in the development without the prior written approval of the Board of Architectural Review. Any permitted fences shall be screened as hereinabove provided. TRUCK LOADING AND PARKING All loading docks shall be located in the rear of the buildings or screened from view so that trucks using such docks will not be readily visible from public OUTSIDE STORAGE No outside storage of any type will be permitted without written approval of the Board. When such approval is given, the outside storage area shall be totally enclosed with a screen approved by the Board so that storage is not visible from the neighboring buildings or property or the street. Protective Covenants And Restriction For ' Frederick Center ' LANDSCAPING ' Landscaping Plan All open areas on each lot not occupied by buildings and paved areas shall ' be suitably graded and drained and shall be landscaped with lawns, trees and shrubs. The landscape plan submitted to the Board for approval as part of the ' plans shall show such things as the preservation of natural areas, the planting of trees, shrubs and grass and installation of earth berms and screens and optional ' underground sprinkling systems. Plant material shall be in conformance with American Association of Nurserymen Standards for Nursery Stock, latest edition (ANN). Landscaping, as approved by the Board, shall be installed within one tplanting season of occupancy or within six months of substantial completion of any building, which ever occurs first, provided that an extension may be granted ' by the Board in the event of inclement weather. The date of substantial completion shall mean that date on which the exterior walls and roof have been installed. The installation and maintenance of all landscaping on each site shall be done in a good and g workmanlike manner. ' Maintenance ' All landscaping on each lot, including landscaping located within any easements reserved by Declarant for such purpose, shall be properly maintained by the owner of the lot, which maintenance shall include all necessary cutting, twatering, fertilizing, aerating, spraying, pruning and required replacements. However, the Association may assume responsibility for the maintenance of ' landscaping within the easement area reserved to declarant for landscaping and related purposes. Dead or damaged planting material shall be promptly replaced. Tree Rem oval ' No healthy tree with a diameter exceeding eight (8) inches may be removed without the approval of the Board, which approval shall not be ' unreasonably withheld where removal of such trees is required in connection with the location of a building or paved area. Reasonable care shall be exercised y) to preserve trees and assure that they remain healthy. Protective Covenants And Restriction For Frederick Center j EASEMENT FOR LANDSCAPING AND RELATED PURPOSES; COVENANT TO DEDICATE FOR STREET WIDENING Easement Abutting Public Streets There shall be and is hereby reserved to declarant a perpetual and non- exclusive easement over any common area, for the purpose of erecting and maintaining street intersection signs, directional signs, temporary promotional signs, lawns, shrubbery, lighting, entrance features and/or "theme areas", lights, stone, wood or masonry wall features and/or related landscaping. EXTERIOR LIGHTING All exterior lighting shall be designed, erected, altered and maintained in accordance with the final drawings and specifications as approved by the Board, ' Lighting shall be compatible and harmonious throughout the entire property and shall be in keeping with the specific use of the building. If automobile and truck parking areas are illuminated, the light sources ' shall be screened to reduce visible glare from the street. All outside wirings for exterior lighting shall be installed underground. On -site lighting shall be directed away from any residential uses. SIGNS AND GRAPHICS Approval ' All signs of every nature shall be uniform and consistent with the overall development of the property and subject to the prior written approval of the ' Board as to size, shape, color, material, design, wording and location. Where possible multiple use "marquee" signs are desirable. Temporary Signs ' Temporary signs may be erected on a lot or site (i) by persons offering for sale or lease premises on such lot or site, or (ii) by builders, lenders, and architects involved in the construction and design of buildings on such lot or site.. These '� signs shall be designed in accordance with the Development Guidelines, and the Protective Covenants And Restriction For Frederick Center design, size, location and number of signs shall be subject to the prior approval of the Board. Signs offering property for sale or lease shall be removed within thirty. (30) days after completion of sale or lease of the property. Construction signs shall be removed within thirty (30) days of completion of the shell of the building UTILITIES Utilities All new utility lines, including electrical and telecommunication lines, shall be installed and maintained underground. ■ Reservation of Utility Easements Declarant shall have the right to create at any time by recordation of an ■ appropriate instrument among the land records of Frederick County, Virginia, temporary or perpetual easements for the purpose of locating, installing and ■ maintaining utility and drainage lines, walkways and trails, and the right of access to said easement areas for construction, utility maintenance and ■ emergency vehicles, over, under, or across any and all lands within the property except (i) building locations previously approved by the Board and any applicable ■ government authority or (ii) areas of a lot or site which now or hereafter are reasonably set aside by the owner as proposed planned building locations and ■ which, if submitted for governmental approval as a building location, owner reasonably believes would satisfy all state, local and federal regulations, statutes and ordinances, and which are consistent with sound engineering and ■ architectural principles and practices. The declarant shall have the right to assign the benefit of any such easement to any utility company or local government. CONSTRUCTION I Once commenced, construction shall be diligently pursued to completion. g YP P ■ No construction or building materials, vehicles or mobile buildings shall be located or stored within street rights -of -way or landscape easements. ' Protective Covenants And Restriction For Frederick Center MAINTENANCE DURING CONSTRUCTION During construction the owner shall be responsible for keeping the ' premises in reasonably neat condition, preventing the accumulation of trash, and shall prevent runoff of soil from the site onto adjacent property or the ' streets. I I MAINTENANCE No building or other improvement on the property shall be permitted by its owner or occupant to fall into disrepair, and each such building and other improvement shall at all times be kept in good condition and repair, property ' maintained and adequately painted or otherwise finished, clan and safe. All asphalt or concrete pave surfaces shall be resurfaced or sealed as needed and all potholes shall be promptly repaired. Unimproved sites shall be maintained in a reasonably neat condition, free of debris. STORM DRAINAGE SYSTEMS Owners may participate in any storm water management program ' established or to be established for the property by declarant and/or the association designed to serve their properties by separate agreement with the declarant and/or the association. Participating owners shall contribute to the cost of installing and/or maintaining, the common retention areas and other shared storm water management facilities ("Storm Water Management Facilities") on a tcontractual basis, as set forth in the written agreements between the participating owners and the declarant and/or the association (the "Storm Water ' Management Facilities Agreement"). I ENVIRONMENTAL PROTECTION ' Owners and occupants shall comply with all federal, state and local governmental statutes, ordinances and regulations relating to environmental ! protection, in relation to the property. ' 8 Protective Covenants And Restriction For Frederick Center ARTICLE IV ADMINISTRATION AUTHORITY This declaration shall be administered by the association, except for those functions specifically reserved herein for declarant. ESTABLISHMENT OF ARCHITECTURAL REVIEW BROAD PROPERTY OWNERS ASSOCIATION DUTIES AND FUNCTIONS OF ASSOCIATION 01 ' Protective Covenants And Restriction For ' Frederick Center COVENANT FOR ASSESSMENTS LIABILITY FOR ASSESSMENTS ' REMEDIES OF THE ASSOCIATION IN EVENT OF DEFAULT ' SUBORDINATION OF LIEN TO MORTGAGES ARTICLE V ' ENFORCEMENT ' PREVENTIVE REMEDIES ' The Board, the Association or any Owner, lessee or licensee may proceed at law or in equity to prevent the violation of this Declaration. ' 10 Protective Covenants And Restriction For Frederick Center RIGHT OF ENTRY ENFORCEMENT RIGHTS CUMULATIVE REMEDIES FAILURE TO ENFORCE NOT A WAIVER OF RIGHTS ASSIGNMENT OF RIGHTS AND DUTIES CONSTRUCTIVE NOTICE AND ACCEPTANCE 11 .o o f N m _ � Y cr 0 0 Q O N U N i I 11 wa�3� �n DATE I << No. 5 8 2 5 DOLLARS $ JL) 0UO BY P �"S- •w FORM 46608 Frederick County Department of Planning & Development 107 N. Kent Street, Suite 202 Winchester, VA 22601 540-665-5651 "I � o m C)K MX :Um mn o ZO 31 m Cn Z O Cr 0C N U 0 11 im VALLEY HEALTH rwTmv /'1 L+ L+D=VD T PTV Check No. 000105351 n�) /ni /n7 INVOICE NUMBER INV DATE DESCRIPTION GROSS AMOUNT DISCOUNT NET AMOUNT 012907350000 61 29 07 35000.00 0.00 35000.00 Contract Agreement Check Number: 000105351 TOTALS 35000.00 0.00 35000. 00 Valley Health PAY THIRTY-FIVE THOUSAND AND 00/1 to the COUNTY OF FREDERICK order 107 NORTH KENT ST WINCHESTER VA 22601 of WACNOVIA BANK NA 686854 , WINCHESTER VIRGINIA 22801 514 77 000105 551 II1000 LO 5 3 5 LII' :0 5 L 400 54 9': 20 500000 L 131, ?II0 I 40 COUNTY of FREDERICK i� John R. Riley, Jr. County Administrator 540/665-5666 Fax 540/667-0370 May 20, 2003 E-mail: Jriley@co.frederick.va.us Mr. C. Douglas Rosen, Sr. Vice President Valley Health Systems P.O. Box 1334 Winchester, Virginia 22604 RE: Winchester Medical Center, Route 37 / WMC Interchange Dear Mr. Rosen: As you are aware, the Frederick County Board of Supervisors recently granted approval of the Winchester Medical Center's (WMC) petition to rezone approximately 100 acres to the MS (Medical Services) and B2 (Business General) Zoning Districts, respectively. This approval enables the WMC to proceed with established plans to expand services on the western side of Route 37, adjacent to the existing WMC campus. The traffic generated by such expansion, coupled with ever-increasing levels ofbackground traffic along the Route 50, corridor illuminates the need for western access to the WMC interchange with Route 37. Indeed, attainment of Commonwealth Transportation Board (CTB) approval of such access is arguably essential to maintaining a safe and efficient transportation system capable of serving both the WMC campuses and the greater Round Hill community. As per discussions with representatives of the Virginia Department of Transportation (VDOT), it is noted that the need for western interchange access must be a quantified perquisite to pursuit of CTB approval. Such quantification would require independent study of the impacts of likely traffic scenarios for the Route 50 corridor, given recently- approved and pending commercial development proposals, as well as background traffic growth. As a starting point for this effort, it may be prudent for the WMC to undertake a Transportation Impact Analysis (TIA) that models the various land use scenarios possible west of the interchange. The results of the TIA would ostensibly provide the data necessary to justify the need for western access, which would be shared with VDOT to begin the formal evaluation process. Please note that the County.shares your desire for western access to Route 37 and will continue to support your efforts to secure approval of such access from the CTB. The preparation of a TIA would establish a sound foundation of data from which to pursue a formal proposal for western access. I am confident that such proactive action will yield a more constructive dialogue with both VDOT and the CTB. Please do not hesitate to contact me should you wish to discuss this matter further. Sincerely, John R. Riley, Jr. County Administrator JRR/ERL/bad 107 North Kent Street • Winchester, Virginia 22601-5000 �- ----- Empy COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 April 10, 2003 G. W. Clifford & Associates, Inc. Attn: Charles Maddox, Jr. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: REZONING 902-03, WINCHESTER MEDICAL CENTER - WEST CAMPUS Dear Mr. Maddox: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of April 9, 2003. The above-referencelapplication was approved to rezone 50.0540 acres from B2 (Business General) to B2 (Business General) with revised proffers, and 51.9676 acres from RA (Rural Areas) to MS (Medical Support). This property is located north and adjacent to Route 50 and west and adjacent to Route 37, and is identified with Property Identification Number 53-A-68 in the Gainesboro Magisterial District. The proffers that were approved as a part of this rezoning application are unique to this property and are binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Christop er M. Mohn, AICP Deputy Planning Director CMM/cih cc: C. Douglas Rosen, Sr. VP of Regional Svcs. Jerry Copp, VDOT Resident Engineer Sidney Reyes, Gainesboro District Supervisor* Jane Anderson, Real Estate* Marcus Lemasters, GIS em: George Kriz. Gainesboro Planning Commissioner* Charles Triplett, Gainesboro Planning Commissioner* (* - without proffers) 107 North Kent Street • Winchester, Virginia 22601-5000 REZONING APPLICATION #02-03 WINCHESTER MEDICAL CENTER - WEST CAMPUS Staff Report for the Board of Supervisors Prepared: 01/22/03; Revised: 03105/03; 04/02/03 Staff Contact: Christopher M. Mohn, AICP, Deputy Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. As this application proceeds through the legislative review process, the methods) of resolution or response offered by the applicants) concerning each issue will be stated in the text of this report. Reviewed Action Planning Commission: 02/05/03 Tabled for 30 Days. 03/19/03 Recommended Approval. Board of Supervisors: 04/09/03 Pending PROPOSAL: To rezone 50.0540 acres from B2 (Business General) to B2 (Business General) with revised proffers, and 51.9676 acres from RA (Rural Areas) to MS (Medical Support). LOCATION: This property is located north of (and adjacent to) Route 50, and west and adjacent to Route 37. MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBERS: 53-A-68 PROPERTY ZONING & PRESENT USE: Zoned: B2 (Business General) District Present Use: Vacant Zoned: RA (Rural Areas) District Present Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RA (Rural Areas) District South: Zoned RA (Rural Areas) District East: City of Winchester West: Zoned RA (Rural Areas) District Use: Agricultural Use: Residential & Commercial Use: Medical Campus - Hospital Use: Residential & Agricultural PROPOSED USE: Commercial and Medical Support Uses. REZ 402-03, Winchester Medical Center Page 2 April 3, 2003 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see letter dated 12/20/02 from Ben Lineberry, Jr. P.E., Transportation Assistant Resident Engineer, located in Section Vlofthe applicant's rezoning materials. Fire Marshal: Recommendations: Automatic sprinkler system and fire alarm system. Emergency vehicle access comments to be identified during the site plan process. The half full condition of the Northwest Tank should be corrected to provide adequate water supplies in the event pump booster service becomes disabled. Inspections: No comment required at this time. Shall comment at the time of site plan review. County Engineer: We have no comments at this time. Health Department: Health Department has no objections as long as public water and sewer are used. Sanitation Authority: The proposed method of supplying water and sewer service to the site should be adequate. The Authority would like the Winchester Medical Center to consider letting the Authority install a production well on this site. The location of this well could be determined by hydrogeological data and the development plan of the Center. Historic Resources Advisory Board: Please see letter from Rebecca Ragsdale, Planner I, dated 11125102, located in Section VI of the applicant's rezoning materials. Frederick -Winchester Service Authority: Please see attached memo from Jesse W. Moffett, Executive Director, dated 10101102, located in Section VI of the applicant's rezoning materials. Parks & Recreation: No comment. Frederick County Public Schools: Based on the information provided in the rezoning application, Frederick County Public Schools has no comment at this time. County Attorney: With the two changes, proffers appear to be in proper form. Winchester Regional Airport: The proposed rezoning request for the referenced property appears to be outside the airspace of the Winchester Regional Airport; therefore, Federal Aviation Administration form 7460-1 will not be required to be filed. Uses under the rezoning request will not impact airside operations at the Winchester Airport. City of Winchester: Please see memo from Tim Youmans, Planning Director, dated 01106103, located in Section VI of the applicant's rezoning materials. REZ #02-03, Winchester Medical Center Page 3 April 3, 2003 Planning & Zoning_ 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcel as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. On February 12, 1997, the Board of Supervisors approved Rezoning #006-96 which rezoned 51.0540 acres of the property from RA to B2 (Business General). The portion of the property subject to this rezoning and associated proffers is located in the northwest quadrant of the intersection of Route 50 West and Route 37. The remainder of the site retained the RA zoning designation. 2) Location The subject parcel is located immediately north and adjacent to Route 50 West, and west and adjacent to Route 37. According to the VDOT functional classification system, both Route 50 West and Route 37 are major arterial roadways. The land use abutting the subject property to the north and west is agricultural and residential, with a mix of commercial and residential uses located across the Route 50 right-of-way to the south and the Winchester Medical Center campus located across the Route 37 right-of-way to the east. 3) Comprehensive Policy Plan The 50.0540 acres ("Tract 1 ") of the site located adjacent to the Route 50 right-of-way is located within the Phase One boundaries of the Round Hill Community Land Use Plan with the remaining 51.9676 acres ("Tract 2") located within the boundaries of the Route 37 West Land Use Plan. The property is located wholly within the Sewer and Water Service Area (SWSA). Both of the applicable land use plans envision the development of business/office land uses subject to the availability of central sewer and water facilities. (Comprehensive Policy Plan, p. 6-41, 6-51) The Round Hill Community Plan recommends the employment of design techniques to ensure the contextual compatibility of new commercial development in the Round Hill Community. Such techniques are intended to preclude the visual disruption of the Route 50 corridor while also promoting development whose configuration and appearance reflects the established character of the Round Hill Community. It is also noted that strip commercial development is explicitly discouraged within the Round Hill Community. The B2 District is a zoning designation capable of facilitating the business/office development envisioned by the Round Hill Community Land Use Plan. (Comprehensive Policy Plan, p. 6-49) As described by the Route 37 West Land Use Plan, business/office land uses should complement the activities of the Winchester Medical Center and the myriad uses associated with its operation. Such complementary uses are envisioned to develop in an integrated campus -like setting that includes a range of retail service uses catering to the medical establishment, as well as the REZ #02-03, Winchester Medical Center Page 4 April 3, 2003 surrounding community. The MS (Medical Support) Zoning District was especially designed to accommodate such development and may, therefore, be considered consistent with adopted land use policy for this area. (Comprehensive Policy Plan, p. 6-39) Planning Staff Comment and Issues: The inclusion of the entire acreage of the site with this application provides a means of integrating development that is integral to ultimate Plan conformance. Indeed, the employment of a common set of proffers and a unifying Generalized Development Plan promotes development with the cohesiveness necessary to achieve the interrelated objectives of the applicable land use plans. A. ISSUE: Critical to avoiding strip development and promoting contextual compatibility is building design. Through the deliberate coordination of materials, colors, style, building massing and other architectural features, buildings within a project can establish a consistent theme that is immediately identifiable to the public. When coupled with the use of unified landscaping, comprehensive signage, and the creative design of such customary site features as lighting fixtures, common building design elements will facilitate development that both reflect and enhance the unique character of the surrounding community. The proposed proffers reference the use of private covenants to ensure that individual uses employ design techniques that complement other uses internal to the commercial development to achieve a "cohesive entity." While this arrangement supports coordinated design within the development, it does not necessarily facilitate design that is either compatible with the surrounding community or complementary to the Route 50 corridor. Establishing compatibility in the context of the surrounding community can be assured by including with this application a set of minimum standards for building design in addition to any deeded covenants. In particular, standards should be considered that: 1) limit the scale of buildings on development sites nearest the Route 50 right-of-way, 2) result in the finishing of all exterior sides of a building or structure with similar materials and/or architectural treatments, 3) identify exterior materials and/or architectural treatments that will visually unify all buildings and structures, and 4) explicitly preclude the use of certain exterior building materials (i.e., corrugated metal, cinder block). As written, the applicant's proffer concerning building materials does not control or limit the types of materials permitted within the project. Moreover, although the proffers suggest that building design and site features such as exterior lighting will be coordinated, no minimum standards or details are provided to ensure that such coordination will indeed occur during development or that the ultimate design of the project will be compatible with the surrounding community (see Proffer Statement, p. 2 and 3 of 3). 0 REZ #02-03, Winchester Medical Center Page 5 April 3, 2003 RESOLUTION: The applicant has proposed the formation of an architectural review committee (ARC) to evaluate and approve building design throughout the 102-acre development pursuant to the generalized standards of the proffers and specific guidelines applicable through restrictive covenants. As stated in the revised proffer statement, Valley Health System will exercise control of the ARC and, therefore, maintain perpetual influence over the coordination and compatibility of building and site design, regardless of changes in property ownership. Staff considers these design proposals to be an effective means of achieving the corridor appearance objectives of the Round Hill Community Land Use Plan. In particular, the proffered establishment of an ARC controlled by Valley Health System provides a self- regulating system for the implementation of mutually beneficial standards for site and building design. The perpetual involvement of Valley Health System in this review process will promote long-term consistency and compatibility of design regardless of changes in a given parcel's use or ownership status. B. ISSUE: By stating that signage will be of"similar style and materials," the applicant's proffer statement acknowledges in general terms the integral role of signage to the overall quality of the project and its ultimate compatibility with the surrounding community (see Proffer Statement, p. 2 of 3). However, the applicant does not provide a set of minimum standards or design guidelines to ensure that signage installed in the project will form a coordinated and visually integrated system. The applicant could address this concern through the provision of a comprehensive sign plan that coordinates the design and general location of signage to be erected within the proposed development. Overall project design and corridor appearance would be enhanced by limitations on the total number of freestanding signs within the project and restrictions of such signage to monument -type structures that share common design characteristics. Moreover, the provision of a system of directional signage that is coordinated to ensure consistency of appearance and efficiency of movement throughout the site would be appropriate. A proffered comprehensive sign plan would be unique to this project and would supercede the sign regulations of the Zoning Ordinance. Ideally, subsequent rezoning petitions along the Route 50 corridor would include similar plans that employ complementary design guidelines for signage. Such an approach would facilitate attainment of high aesthetic standards and consistency of appearance along the corridor which would, in turn, ensure that new development is respectful of, and compatible with, the established character of the Round Hill community. RESOLUTION: The applicant has proposed to limit freestanding signs along the Route 50 corridor to one (1) monument style sign located in the proximity of the main 0 REZ #02-03, Winchester Medical Center Page 6 April 3, 2003 project entrance. No other signs would be permitted in the fifty (50) foot buffer proffered adjacent to the Route 50 right-of-way. The revised proffer statement further indicates that this sign shall be no greater than twenty (20) feet in height, which is less than the thirty-five (35) feet allowed by ordinance. All wall -mounted and freestanding signage installed within the development will be subject to the sign requirements of the Frederick County Zoning Ordinance and ARC approval. Although not comprehensive in applicability, the signage controls proposed by the applicant are consistent with the corridor appearance objectives of the Round Hill Community Land Use Plan. The proffered monument style entrance sign will be similar in design to that which is already in place at the entrance to the medical center's east campus, thereby, establishing continuity of design that will visually link the two campuses. C. ISSUE: The landscape design features proffered with this application are an effective means of unifying the development both internally and with the surrounding community. Such features will certainly contribute to realization of the "cohesive entity" promoted by the applicant and are, therefore, essential elements of this rezoning proposal. It is noted, however, that the proffers approved with the DeGrange rezoning (#06-96) include greater detail concerning the design of some of these features than are offered by the proposed proffers. Given the importance of these features to overall project design, illustrations concerning the landscape features should be enhanced and, at a minimum, be equivalent in detail to those originally approved with the DeGrange rezoning (see Proffer Statement, p. 2 of 3 and Generalized Development Plan). RESOLUTION: The applicant has proposed to increase the buffer along the Route 50 right-of-way from thirty-five (35) feet to fifty (50) feet in depth. The revised proffer statement prohibits parking, travelways, and commercial structures from encroaching within the buffer area. Moreover, the buffer area will accommodate a bicycle/pedestrian trail that will comprise part of the project's overall pedestrian circulation system and further serve as a segment of the planned bicycle facility network for Frederick County. The applicant has also prepared plans detailing the location and composition of proffered landscape design features. Such detail plans are proposed as components of the proffered Generalized Development Plan and will therefore be reflected in all subsequent development plans for the project. It is noted that the applicant has proposed the relocation of the open/landscaped focal link feature (910) originally proffered with the DeGrange rezoning to the MS portion of the site. The new location of this feature is intended to maximize the value of this focal link by making it visible from not only the Route 50/Route 37 interchange, but also from the existing medical center campus. The additional detail provided by the applicant concerning the proffered landscape 0 • REZ #02-03, Winchester Medical Center Page 7 April 3, 2003 design features exceeds that which was originally proffered with the DeGrange rezoning. Moreover, the applicant has increased the size of the proffered landscaped buffer adjacent to Route 50 fiom thirty-five (35) feet to fifty (50) feet. The provision of a landscaped buffer is recommended by the Round Hill Community Land Use Plan as a principal means of enhancing corridor appearance. The enlargement of this feature will positively impact the visual and functional quality of the corridor by distancing parking and buildings fiom the right -of way while simultaneously establishing linear green space designed to support passive recreation activities. 4) Site Suitability The applicant has identified areas of steep slopes and woodlands near the northeriunost boundary of the site (see Impact Statement, Figure 4A). The site is reported to be underlain by Ordovician limestone formations, which the applicant suggests will support development with proper geotechnical control. 5) Intended Use The applicant states that the ultimate intent of the proposal is to develop uses that are consistent with the needs of health planning and integrated with the existing medical center campus. Specifically, the applicant proposes to employ the MS District on the northern portion of the site ("Tract 2") for a diverse array of medical service and support uses, to include, but not limited to: office, warehousing/distribution, nursing home, and age-restricted/elderly housing. The southern portion of the site ("Tract 1 ") would remain B2 and would be used for commercial uses that also support the established medical community, such as: business hotel, retail/shopping center, bank, restaurant, and research and development. The applicant suggests that the array of B2 uses originally envisioned for Tract 1 through the DeGrange rezoning has been extensively modified to be less intensive and more complementary to the health care system. Planning Staff Comment and Issues: A. ISSUE: The extensive modification of B2 uses referenced in the Impact Statement is not formally proposed by the applicant elsewhere in the application. Therefore, in its present form, this proposal would enable the development of any use permitted in the B2 District on Tract 1 of the site. APPLICANT RESPONSE: The applicant is not willing to proffer the exclusion of any uses from the B2 portion of the site. Any use permitted in the B2 District would therefore be allowed on the site pursuant to applicable Zoning Ordinance requirements. 6) Potential Impacts a) Transportation Impact Analysis Statement: The applicant's traffic study considers the build -out of the subject property with two transportation phases by the year 2012. The study and its recommendations assume that ultimate access to the site will be provided through the combination of the project's REZ #02-03, Winchester Medical Center Page 8 April 3, 2003 Route 50 entrances, the intersection of the proposed major collector road with Route 522 North, and the Valley Health System/Route 37 interchange. The impact analysis indicates that the transportation system serving the site currently functions at a Level of Service (LOS) "C" or higher, with the exception of an unsignalized driveway that operates internally at an LOS "E" during PM peak hour traffic. Phase 1 development is projected to occur through 2006, during which all access to the site is achieved via site entrances from Route 50. With the exception of construction of a section of a planned major collector road, all proffered transportation improvements are proposed to occur during Phase 1 prior to the issuance of the first Certificate of Occupancy within the project. The applicant's analysis assurnes background traffic that grows at the historical annual rate of 5.0% and further includes traffic generated by the WWW, L.C. commercial project envisioned immediately west of the site. Based on trip data contained in the sixth edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, the applicant projects the Average Daily Trips (ADT) generated by the project to be 9,198 by 2006, with AM/PM peak hour trips of 875 and 1,027, respectively. The applicant reports that traffic generated by the project at the conclusion of Phase 1 will result in study area intersections functioning at an LOS "D" or better. Phase 2 development is projected to occur from 2006 through 2012. All proffered transportation improvements will have been provided by 2012, to include construction of a section of a major collector road included in the Route 37 West Land Use Plan. The applicant's Phase 2 analysis assumes a six -lane Route 50, western access to the Valley Health System (VHS)/Route 37 interchange, and extension by others of the planned major collector road to its intersection with Route 522 North. Again, projected background traffic reflects an annual growth rate of 5.0% and further reflects traffic anticipated with the WWW, L.C. commercial project by 2012. The applicant estimates that at the conclusion of Phase 2, the project will generate 19,761 ADT, with AM/PM peak hour trips of 1,607 and 2,334, respectively. The applicant reports that traffic generated by the project at build -out will result in study area intersections functioning at a LOS "C" or better. VDOT Comment: The proposed development will have significant measurable impact on Routes 50 and 37, respectively. VDOT is satisfied that the improvements proposed by the applicant will adequately address transportation concerns through the first phase of development, which is projected to culminate in 2006. All of the Phase 1 improvements are expected to occur prior to issuance of the first building permit within the project. At present, VDOT will not permit an access break on Route 37. Therefore, as development proceeds beyond 2006, additional traffic analysis will be required to further examine the impacts to Routes 37, 50, and 522 and confirm the adequacy of proposed Phase 2 improvements. Planning Staff Comment and Issues: REZ #02-03, Winchester Medical Center Page 9 April 3, 2003 A. ISSUE: Pursuant to adopted transportation policy, roads located adjacent to and within new development are expected to operate at no less than a Level of Service "C"(Comprehensive Policy Plan, p. 7-5). As noted above, the Impact Statement submitted with this application reports that Phase 1 traffic conditions will involve intersections on adjoining roads functioning at an LOS "D." The traffic generated by this project will, therefore, diminish the LOS of the surrounding transportation network from current conditions, despite implementation of the vast majority of the applicant's proffered transportation improvements. APPLICANT RESPONSE: It is noted that the traffic impact analysis (TIA) for this application includes traffic generated by the WWW, LC commercial project as background data. The WWW, LC project is a forthcoming rezoning application applicable to approximately seventy (70) acres located just west of the subject property. The inclusion of this background traffic in the TIA was encouraged by staff and VDOT to facilitate a comprehensive evaluation of the transportation impacts of the respective projects and to coordinate improvements to mitigate said impacts. The applicant is correct in their statement that the development proposed for the entire 102-acre project will generate traffic equivalent to that originally projected for the 50 acres of the site subject to the DeGrange rezoning. However, the individual impact of this proposal on level of service conditions has not been quantified; the LOS "D" projected at the conclusion of Phase 1 development reflects the cumulative impact of this project and the WWW, LC proposal on the surrounding transportation network. It is acknowledged that the level of service issue may effectively be continued for further evaluation during consideration of the WWW, L.C. rezoning application. Given that build -out conditions are projected to return to LOS "C," the anticipated status of the transportation system during Phase 1 constitutes an interim degradation of traffic conditions below the level of service desired by policy. Nevertheless, the joint TIA process has not revealed the scope of improvements necessary to ensure LOS "C" conditions at the conclusion of Phase 1 development. Staff maintains that such information would be valuable for future transportation planning along the Route 50 corridor, regardless of the applicant's relative willingness to provide the full array of required improvements. B. ISSUE: As shown on Figure 14 of the traffic analysis, the Level of Service at 2012 build -out consists of several intersections functioning at an LOS "D," particularly during the PM peak hour. The applicant's summary statement that the transportation system will operate at an overall LOS "C" by 2012 is, therefore, not accurate. Moreover, the assumptions built into the Phase 2 transportation scenario are decidedly not guaranteed. While it is fair to predict that efforts will be made by the applicant to achieve western access to the VHS/Route 37 interchange, such action will require the ultimate approval of the Commonwealth Transportation Board (CTB), the attainment of which is REZ 902-03, Winchester Medical Center Page 10 April 3, 2003 inherently unpredictable. Extension of the planned major collector road will likely be dependant upon the transition of the RA land located north of the subject property to suburban land use. The viability of this transition, and hence the road extension, will rely upon the positive alignment of myriad interests and influences that routinely challenge accurate prediction, such as those of individual land owners, future elected officials, and the market. It would, therefore, be instructive for the applicant to provide an additional traffic scenario that projects the impact on adjoining roads at 2012 build -out in the absence of these assumed improvements. RESOLUTION: To address the uncertainty of the referenced assumptions, the applicant has proposed a proffer that restricts the scope of project development should outlets such as western access to the VHS/Route 37 interchange remain unavailable. Specifically, the revised proffer proposes that the applicant provide annual traffic counts to VDOT and the Planning Department that will be reviewed and added to counts associated with development proposals that are pending site plan approval. At such time that this cumulative total is determined to reach 70% of the total average weekday volume projected for the project as a whole (equivalent to 14,000 TPD), new development will be indefinitely paused through the withholding of site plan approvals until an updated traffic impact analysis (TIA) is completed. The updated TIA will be conducted to assess the level of service on adjoining roads and the capacity of the transportation network to accommodate continued build -out of the project at acceptable levels of service. The applicant has proffered that development will not be resumed unless or until it is determined that existing infrastructure is adequate to support additional trips. The applicant has proposed a development threshold at which the status of the transportation network serving the project will be assessed to ensure its adequacy to support build -out of the project. Indeed, it has been acknowledged by staff, VDOT and the applicant that the Route 50 corridor could support approximately 70% of the total average daily volume projected for the development in the absence of western access to the VHS/Route 37 interchange. The proposed proffer provides a degree of assurance that development will not proceed beyond this critical traffic generation threshold should adequate transportation infrastructure fail to exist. C. ISSUE: The applicant does not show a direct connection between the proposed west campus and the existing east campus of Winchester Medical Center until 2012 build -out. It is further noted that this connection is not included with the applicant's proffered transportation improvements. Indeed, any traffic seeking to move between the two campuses will be required to travel externally on adjacent roads, most likely Route 50. This arrangement contributes to a less efficient transportation system and further limits the functional integration of uses planned on the proposed west campus with those on the existing campus. APPLICANT RESPONSE: The applicant recognizes that a direct connection between the campuses is necessary and has further indicated that such a link is ultimately planned. 0 R1✓Z #02-03, Winchester Medical Center Page 11 April 3, 2003 However, the applicant is not prepared to establish a definitive time frame or development threshold to trigger construction of the connection. D. ISSUE: At the request of staff, the applicant agreed to analyze the cumulative transportation impacts of this application and the forthcoming WWW, L.C. rezoning proposal. The WWW, L.C. proposal will seek the rezoning of approximately 71 acres located west of the subject parcel from RA to B2, with the intended uses consisting of a shopping center, offices, and discount superstore. This effort was promoted as a means of comprehensively addressing the transportation impacts of concurrently developing large-scale commercial projects through the coordinated phasing and construction of necessary improvements. Although the traffic analysis for this proposal included WWW, L.C. generated trips as background data, the applicant has not specified measures to coordinate transportation improvements between the two projects and does not provide assurances that traffic impacts on the Route 50 corridor will be mitigated in a comprehensive, integrated, and an effective manner. RESOLUTION: Staff acknowledges that the forthcoming WWW, LC application cross- references the transportation improvements proffered by the applicant. Such language is sufficient to ensure coordination of improvements. For the purposes of this application, inclusion of WWW, LC traffic in the TIA is arguably adequate to facilitate a comprehensive and integrated approach to impact mitigation on the Route 50 corridor. E. ISSUE: Route 50 is identified for short-term development of bicycle facilities in the Comprehensive Policy Plan. Such non -motorized systems are considered integral to the creation of a complete networked transportation system for Frederick County and the City of Winchester. The County has adopted the Bicycle Plan for the City of Winchester and Frederick County as a guide for the development of non -motorized facilities (Comprehensive Policy Plan, p. 7-3, 7-14, 7-17). Provisions for the development of bicycle facilities are not included with either phase of transportation improvements proposed with this application. RESOLUTION: The applicant has proposed a bicycle/pedestrian trail for inclusion within the landscaped buffer proffered adjacent to the Route 50 right-of-way. In addition to contributing to the project's internal circulation system, the provision of the trail segment along the parcel's frontage will establish an initial component of the bicycle facilities planned on Route 50. 7) Historic Resources Impact Analysis Statement: The subject property is located near two properties included in the Frederick County Rural Landmarks Survey Report, which are identified as the Old Hoover House (ID# 34-467) and Fruit Hill Farm (ID# 34-1410). Only Fruit Hill Farm is listed as potentially significant in this report. The subject property is located within the National Parks Service study area for the Second Winchester battlefield but is wholly outside of identified core battlefield areas. REZ #02-03, Winchester Medical Center Page 12 April 3, 2003 The Historic Resources Advisory Board (HRAB) considered this application at its November 19, 2002 meeting. The HRAB offered no adverse comments concerning this proposal. Moreover, no recommendations were provided regarding the treatment of the resources located proximate to the site. 8) Water and Sewer Impact Analysis Statement: The applicant states that the Route 50 corridor is to be served by a regional sewage pump station capable of providing 500 gallons per minute of wastewater flow transfer to the Sunnyside collection system located on Route 522 North. Moreover, it is noted that water service will be obtained through connection to the northwest water storage tank via a 20" stub line and easement that will extend along the west side of Route 37. The applicant states that the 20" main is adequate for delivery volumes necessary for planned uses. The proposed system is to be constructed by the Frederick County Sanitation Authority through developer commitments (see Impact Statement, Section E and Figure 6). 9) Revised Proffer Statement, Dated March 4, 2003 A. Street Improvements: The applicant proposes a series of seven (7) transportation improvements with this application, to include: (1) addition of eastbound left turn lane, 200' in length, on Route 50; (2) restrict egress onto Route 50 to the intersection with Route 1317 and provide an acceleration/deceleration lane across the entire frontage of the site; (3) at Route 1317 intersection, provide two left turn lanes and one right turn lane for exiting traffic; (4) addition of lanes to the Route 37 exit ramps; (5) signalization of Route 50 intersection with Route 1317; (6) addition of left turn lane on Route 50 for eastbound traffic at eastern signal serving Route 50/Route 37 interchange; and (7) development of a 1,800-foot section of the major collector road included in the Route 37 West Land Use Plan, which will be five lanes in width within an 80-foot right-of-way extending north from Route 50. All proffered improvements will be completed prior to issuance of the first certificate of occupancy within the development, with the exception of the major collector road section. Moreover, the applicant will provide traffic counts for the project on an annual basis and conduct an updated traffic impact analysis (TIA) when the average weekday volume reaches 14,000 TPD. The applicant further agrees to indefinitely suspend development activity should the updated TIA reveal that existing transportation infrastructure is not adequate to support additional project build -out at acceptable levels of service. Planning Staff Comment: The revised transportation proffers quantify the traffic threshold at which evaluation of the transportation system will occur to assess the adequacy of existing infrastructure to support continued build -out. Should alternative traffic outlets such as western access to the VHS/Route 37 interchange remain unavailable, the revised proffer provides for the indefinite suspension of development REZ #02-03, Winchester Medical Center Page 13 April 3, 2003 activity until improvements necessary to ensure acceptable levels of service are provided. B. Landscape Design Features: The applicant has proffered landscape design features that include a fifty -foot (50') buffer along the Route 50 frontage of the site to include a bicycle/pedestrian trail, a landscaped green area along the north side of the main entrance, a landscaped focal link with the Route 50/Route 37 interchange, and centrally located open space area (formerly known as DeGrange Park), and a 10-foot landscaped buffer along the western property line. The applicant has included details of these landscape design features with the proffered Generalized Development Plan. Planning Staff Comment: The revised proffers governing landscape design features expand upon those approved with the DeGrange rezoning, which are currently applicable to the B2 portion of the site. Moreover, the applicant's provision of design details with the proffered GDP clarifies the intended appearance of these features and demonstrates their collective capacity to further corridor design objectives. C. On Site Development: The applicant proffers that structures will be designed with facades composed of materials such as, but not limited to, concrete masonry units (CMU), brick, diyvit, glass, stucco, wood and/or other simulated materials. The applicant further proffers that all buildings will be constructed using compatible architectural styles and that signage will be composed of similar styles and materials. The proffers indicate that all building within the property will be developed as a cohesive entity so that all development elements work together functionally and aesthetically. A set of covenants and restrictions will be recorded with each deed stipulating these design provisions. The covenants and restrictions will be enforced through an architectural review committee (ARC) that will evaluate and approve building design throughout the 102-acre development. Valley Health System will exercise control of the ARB and therefore maintain perpetual influence over the coordination and compatibility of building and site design, regardless of changes in property ownership. Planning Staff Comment: The ARC proffered by the applicant provides a mechanism capable of ensuring coordinated and compatible building and site design throughout the project. The long-term control of the ARC by Valley Health System is considered critical to the effectiveness of this design approach due to its established reputation for high quality building and campus design. The revised site development conditions proffered by the applicant provide ample assurance that ultimate building and site designs will be appropriate in the context of the Round Hill community and Route 50 corridor. D. Monetary Contribution to Offset Impact of Development: The applicant proffers to pay the sum of $25,000.00 to the Round Hill Fire and Rescue Company, the sum of $5,000 to the Sheriff's Office, and the sum of $5,000 to the County Administration building. The total $35,000.00 payment is proposed to be made at the time of the first • REZ #02-03, Winchester Medical Center Page 14 April 3, 2003 building permit for either Tract 1 or Tract 2. Planning Staff Comment: It is noted that the Fire Marshal does not perceive the sum proffered to the Round Hill Fire and Rescue Company to be adequate to relieve the net capital facilities impact to Fire and Rescue services, regardless of the positive net fiscal impact of the proposed development. STAFF CONCLUSIONS FOR 02/05/03 PLANNING COMMISSION MEETING: It is acknowledged that the zoning districts proposed through this application are fundamentally consistent with the provisions of the Comprehensive Policy Plan applicable to the subject property, specifically the Round Hill Community Land Use Plan (Phase 1) and the Route 37 West Land Use Plan. However, as noted in the preceding sections, numerous issues of concern exist concerning this proposal, which can be summarized as follows: Project Design - The applicant has provided only vague assurances that building and site design will be coordinated in a manner that is compatible and complementary to the Round Hill community. No minimum standards concerning building materials, exterior treatment of buildings, building placement and scale relative to Route 50, or signage have been proposed through the applicant's proffer statement. Transportation - As per the applicant's traffic analysis, the Level of Service of the transportation system serving the site is diminished from the current "C" to "D" upon completion of the first phase of the proffered transportation plan. The flow of traffic is generally unproved at project build -out in 2012, although several intersections are projected to function at a Level of Service "D." Moreover, the projected conditions at build -out assume that certain off -site transportation improvements will be completed and available by 2012, notably western access to the VHS/Route 37 interchange and extension of the planned major collector road to Route 522 North. The applicant is unable to guarantee the availability of such access and therefore cannot ensure that the traffic conditions will be as projected by 2012. The Comprehensive Policy Plan establishes the expectation that a Level of Service "C" will be maintained both within a proposed development and on adjacent roads. The proffered transportation plan does not ensure conformance with this policy objective. SUMMARY OF PLANNING COMMISSION ACTION AT 02/05/03 MEETING At the request of the applicant, the Planning Commission unanimously agreed to table consideration of this rezoning request for thirty (30) days. The tabling of the application was deemed appropriate to allow the applicant and staff an opportunity to resolve issues concerning transportation and corridor design identified in the staff report. 0:\Agendas\COMMENTS\REZONING\Staff Report\2003\WMC West Catnpusmpd RBZ #02-03, Winchester Medical Center Page 15 April 3, 2003 SUMMARY OF ACTIVITIES SINCE THE 02/05/03 PLANNING COMMISSION MEETING: Pursuant to the direction of the Planning Commission, the applicant and staff met to discuss the outstanding issues identified in the staff report for this rezoning request. Following initial discussions, the applicant proceeded through a consultative process during which revisions to the proffer statement and Generalized Development Plan were developed. These revisions were ultimately submitted to staff on March 3, 2003, with the intention of returning the application for Planning Commission review at its meeting on March 19, 2003. The revised proffer statement, dated March 4, 2003, and the proffered Generalized Development Plan are attached for your review. These revised documents replace those included in the applicant's original package; all other information presented in the package remains unchanged. The revisions and/or responses provided by the applicant have been incorporated into the staff report via narratives entitled either Resolution or Applicant Response that follow each identified issue. These narratives also provide staff perspective regarding applicant proposals, where appropriate. SUMMARY OF PLANNING COMMISSION ACTION AT 03/19/03 MEETING The revisions to the proffer statement and the Generalized Development Plan (GDP) proposed by the applicant were presented to the Planning Commission. Notably, the applicant proffered to enhance the design standards for the development by offering the following revisions: 1) inclusion of detailed representations of the B2 frontage of the site to serve as a template for implementation of design -oriented proffers via subsequent development applications; 2) relocation of the landscaped focal link to the MS portion of the site; 3) expansion of the proffered corridor buffer area from 30 feet to 50 feet in width; 4) project entrance sign restrictions; and 4) establishment of an architectural review committee under the perpetual control of Valley Health System. The applicant addressed outstanding issues involving the transportation impacts through proffer revisions that would trigger indefinite suspension of development and a new traffic impact analysis at a designated threshold of traffic generation. Commissioners had considerable discussion on the transportation issues associated with this application. In particular, there was lingering concern that traffic conditions would be diminished below Level of Service "C" during peak hour at certain intersections. Comment was offered that additional lanes on Route 50, extension of the planned major collector road to Route 522, and western access to the medical center interchange on Route 37 were all critical to improvement of Level of Service conditions along the Route 50 West corridor. Of these enhancements, the collective opinion was that ultimate provision of western access to the Medical Center interchange on Rt. 37 was most essential to achieving the desired function of the transportation system. Indeed, such access would likely resolve most concerns regarding future traffic impacts associated with this proposal. However, the Commissioners acknowledged that degradation of traffic conditions on Route 50 would occur between now and 2010 due to normal or "background" traffic growth, regardless of the traffic generated by the proposed development. Some Commissioners expressed that they were prepared to reluctantly accept that the transportation REZ #02-03, Winchester Medical Center Page 16 April 3, 2003 improvements deviation from the Level of Service objectives of the Comprehensive Policy Plan. To obtain approval of western access to the medical center interchange on Route 37, VDOT's resident engineer advised the Commission that Frederick County would have to demonstrate to the Commonwealth Transportation Board (CTB) the absolute need for such access. A demonstration of need would require substantiation of traffic growth and traffic planning impacts supplemented by assurances that engineering would result in the proper function of the re -configured interchange. Moreover, it was noted that a demonstration of commitment to improvement of the interchange would likely be of value to the CTB. The Commission agreed that such an effort was indeed necessary and offered support for pursuit of CTB approval through the Transportation Committee by the Board of Supervisors. Other issues discussed included the ability of this project to aid in providing sewer to the Round Hill community and the effects of the proposed development on air quality and water availability and quality. Overall, the Planning Commission expressed support for this application and the ultimate expansion of Winchester Medical Center into Frederick County. Commissioners noted that Winchester Medical Center was a valued local institution, providing diverse services that directly contribute to the area's quality of life. Moreover, the Commission recognized that this proposal represented a logical opportunity for the County to employ the recently established Medical Support Zoning District. The Commission was generally satisfied that the efforts of staff and the applicant had been cooperative and comprehensive in nature, resulting in the reasonable resolution of challenging issues and a final product of considerable quality. No public comments were made either in favor or against the proposed rezoning. By a majority vote, the Plamiing Commission recommended approval of the rezoning with the revised proffers presented, as follows: YES (TO APPROVE): Watt, Unger, Morris, Light, Thomas, Ours, Kriz, Fisher, Triplett, Rosenberry, DeHaven NO: Straub, Gochenour (Please note: All members of the Commission were present.) UPDATE SINCE 03/19/03 PLANNING COMMISSION MEETING: Since the Planning Commission's recommendation for approval on March 19, 2003, staff has been engaged in discussions with a neighboring property owner and their representatives regarding the impact of proposed transportation improvements on their property. Specifically, assuming approval of both this application and the pending WWW, L.C. rezoning proposal, a third westbound lane would be added to Route 50 that would be located in the existing VDOT right-of-way. The property in question is located between the two proposed developments within the "triangle" of RA lots adjacent to Echo Lane. Thus, the new lane would traverse the frontage of the property as it extends west from the interchange of REZ #02-03, Winchester Medical Center Page 17 April 3, 2003 Routes 50 and 37 to the limits of the WWW, L.C. site. At issue is the location of the property owner's well within the existing VDOT right-of-way. The property owner has expressed concern that the well would be compromised should the third lane be constructed as proposed. VDOT has been advised of this issue and is working directly with the property owner to achieve resolution. No other issues have been brought to the attention of staff and no modifications to the application have been proposed since the Planning Commission's action. The applicant should be prepared to further clarify their responses to issues identified in this staff report and provide any additional information deemed necessary for evaluation of this request by the Board of Supervisors. O:\Ageadas\COMMENTS\REZONING\Staff Report\2003\WMC West Campusmpd Rezoning Application Winchester Medical Center Property Route 50 West Prepared by: Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200��--++ --- . -- Winchester, Virginia 22601D 540-667-2139 FREDERICK COUNTY PLANNING & DEVELOPMENT 6 40 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following info?-nzation shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Gilbert W. Clifford & Associates Inc. Telephone: 667-2139 Address: c/o Charles E. Maddox, Jr P E VP 117 E. Piccadilly Street Suite 200 Winchester VA 22601 2. Property Owner (if different than above) Name: Winchester Medinal r'P„tAr Address: P.O. Box 1334 Winchester, Virginia 22604 3. Contact person if other than above Telephone: 536-8620 Name: Charles E. Maddox Jr. P.E. Telephone: 667-2139 G.W. Clifford & Associates Inc. 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees X Deep of property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 1 0 E r Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density of intensity scenario for the proposed Zoning District as described on page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 53-A-68 Magisterial: Fire Service: Rescue Service: Gainesboro Round Hill Round Hill Districts High School: Middle School: Elementary School: James Wood Fred Co. Middle Apple Pie Ridge 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Re uested 50.0540 B-2 . B-2 51.9676 RA MS 102.0216 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed (See Attached Table 1) Single Family Home Townhome Multi -Family Non -Residential Lots Mobile Home Hotel Rooms Office Retail Restaurant Square Footage of Proposed Uses Service Station Manufacturing Warehouse Other l (See Attached Table 1) 3 • L24 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Winchester Medical Center. Inc. 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. Adjoining Property: PARCEL ID NUMBER USE Vacant Medical 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): North and adjacent to Route 50 and west and adjacent to Route 37. 11 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s) Date / v Charles E. Maddox, Jr., P.E., VP — ilbert W. Clifford & Associates, Inc. Owners n) Date Winchester -edical Center, Inc. Date 0 I. Application II. Summary M. Impact Analysis Table of Contents A. Project Background B. Location and Access C. Site Suitability D. Traffic E. Sewage Conveyance and Water Supply F. Site Drainage G. Solid Waste Disposal Facilities H. I-Estoric Sites and Structures I. Impact on Community Facilities IV. Frederick County Impact Model V. Proffer Statement VI. Agency Comments VII. Survey PIat and Deed VIIZ Tax Ticket IX. Appendix ID # 53-A-69 53-A-73 53-A-A 53-A-74 53-A-75 53-A-76 53B-3-1 53B-3-5 Name/Address Fruit Hill Orchard Inc. P.O. Box 2368 Winchester VA 22604 Page & Elva Huffman 194 Echo Lane, Winchester VA 22603 Fruit Hill Orchard, Inc. P,0. Box 2368, Winchester, VA 22604 Bernard & Carolyn Turner, 424 W. Cecil Street Winchester VA 22601 Nancy Johnson 2054 Northwestern Pike Winchester VA 22603 Robert Johnson 2054 Northwestern Pike Winchester VA 22603 Farmers Livestock Exchan a Inc. P.O. Box 2696 Winchester VA 22604 Dennis & Peggy Bucher 182 Maple Road, Winchester VA 22603 zonin2 RA RA RA RA RA RA RP RA RA RA RA Use Residential Residential Residential Residential Vacant Residential Business Residential 53B-3-6 53B-3-7 53B-3-8 Dennis & Peggy Bucher, 182 Maple Road, Winchester VA 22603 Laban & Boleyn Hodgson, 2061 Northwestern Pike, Winchester, VA 22603 Dennis K. & Peggy S. Bucher, 182 Mar le Road Winchester VA 22603 Residential Residential REsidential 53-A-83 53-A-84 53-A-1 53-A-2 Farmers Livestock Exchange, Inc. P.O. Box 2696 Winchester VA 22604 Lynn W. Anderson 1983 Northwestern Pike Winchester VA 22603 Fruit Hill Orchard Inc. P.O. Box 2368 Winchester VA 22604 Fruit Hill Orchard, Inc., P.O. Box 2368, Winchester, VA 22604 RA RA RA RA Business Residential A ricultural Agricultural 53-R - 6 S J4g, 4.1 is 40 6 VIM GENERAL CRITERIA AND SUM"Y AMENDMENT Action: PLANNING COMMISSION: March 19, 2003 - Recommended Approval BOARD OF SUPERVISORS: April 9, 2003 - U APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #02-03 FOR THE WINCHESTER MEDICAL CENTER - WEST CAMPUS WHEREAS, Rezoning #02-03 of the Winchester Medical Center - West Campus, was submitted by G. W. Clifford & Associates, Inc., to rezone 50.0540 acres from B2 (Business General) to B2 (Business General) with revised proffers, and 51.9676 acres from RA (Rural Areas) to MS (Medical Support). This property is located north of (and adjacent to) Route 50, and west and adjacent to Route 37, and identified with Property Identification Number 53-A-68 in the Gainesboro Magisterial District; and WHEREAS, the Planning Commission held a public hearing on this rezoning on March 19, 2003; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on April 9, 2003; 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 50.0540 acres from B2 (Business General) to B2 (Business General) with revised proffers, and 51.9676 acres from RA (Rural Areas) to MS (Medical Support) 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 1109-03 This ordinance shall be in effect on the date of adoption. Passed this 9`h day of April 2003 by the following recorded vote: Richard C. Shickle, Chairman Gina A. Forrester W. Harrington Smith, Jr. Lynda J. Tyler Sidney A. Reyes Margaret B. Douglas Robert M. Sager A COPY ATTEST John W. Micy, Jr. Fred 'ck County A inistrator PDRes. 1109-03 0 \Resohnions\2003 Rezoning Resolutions\Winchester Med Ctr.wpd 9 0 REZONING REQUEST PROFFER Property Identification Number 53-((A))-68 WINCHESTER MEDICAL CENTER "West Campus" Preliminary Matters Pursuant to Section 15.1 - 491.1 et. seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 02-03 for the rezoning of 51.9676 acres from Rural Area (RA) Zoning District to the Medical Services (MS) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. Also within this tax parcel is 50.0540 acres zoned B-2 which will remain B-2 after rezoning. The proffers which exist on the 50.0540 acre parcel have been included in this proffer statement and together with the added proffers constitute the complete proffer for the entire tract of 102.0216 acres. Should this petition for rezoning not be approved by the Board of Supervisors then the existing proffer statement for the B-2 tract will remain in effect and these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the Generalized Development Plan, dated September 2002, sheets 5 of 6 and 6 of 6, which are attached hereto and incorporated herein by reference. Street Improvements The Applicant shall design and construct all roads on the subject property consistent with the County's adopted Round Hill Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Generalized Development Plan which is attached hereto and incorporated herein by reference. On U.S. Route 50 at the intersection of Route 1317, a 200 feet left turn lane for eastbound traffic will be provided. (#1) 2. On U.S. Route 50, an acceleration/deceleration lane will be added across the entire U.S. Route 50 frontage of the site, and the only exit on U.S. Route 50 will be located at the Route 1317 intersection. Curb and gutter will be provided along the entire frontage. (#2) 3. At the VA Route 1317 intersection, traffic leaving the site will be provided two left turn lanes, (on left turn with through movement) and one right turn lane. (#3) 4. Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes (#4) as follows: - At U.S. Route 50NA Route 37 western signal, Southbound right turn - 200 feet with transition to provide full 2 lanes at intersection. (Revised 4/3/03) Page 1 of 6 9 0 Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District - At U.S. Route 50NA Route 37 eastern signal, Northbound left turn - 200 feet with transition to provide 3 lanes at intersection including a dedicated left, a left with through and right turn lanes. 5. A traffic signal will be provided at U.S. Route 50 and VA Route 1317 intersection. (#5) 6. An additional left turn lane will be provided on U.S. Route 50 for the eastbound traffic at the US Route 50/VA Route 37 eastern signal. (#6) 7. A major collector road, 1800 feet in length and 5 lanes wide, with 80 feet right of way. (#7) Transportation items 1 through 6 shall be constructed during the initial site development phase of the project and shall be either complete or bonded for completion prior to issuance of the first occupancy permit. The applicant shall limit entrance connections onto U.S. Route 50 to two points as shown on GDP. The applicant shall prepare a traffic generation estimate for uses established by the Site Development Plan to be submitted for initial construction approval to the County. The combined trip generation (ADT) shall not exceed 14,000 TPD (average weekday volume) without further approval by the County. The actual trip generation from the project shall be determined by the Winchester Medical Center Management annually, from data collected in May and with results due on July 1 of each year, and be available for review as individual site plans and subdivisions for future uses are submitted for review by VDOT and the County. The combined traffic impact from the 102 acre site is not to exceed 14,000 TPD (average weekday volume) when current actual counts and proposed counts are added for cumulative total. If the cumulative total for any site plan at WMC causes the total to exceed 14,000 TPD then it is agreed that the applicant shall not file additional site plan application until the County is satisfied that adequate and manageable levels of service will exist on state or internal site roadways. The SIC code system and the ITE shall be utilized for the subject projections. The applicant shall perform an updated TIA of the project intersection on U.S. Route 50 and of the Route 50/Route 37 interchange when traffic generation from the 102 acre site reaches 14,000 TPD (average weekday volume). The County may revise this 14,000 TPD limit upward, without modification of this proffer agreement, should results of the TIA show that additional loading is appropriate. Landscape Design Features The development of the subject property, and the submission of any Master Development Plan shall include the following landscape design feature provided in these proffers and as illustrated on the Concept Plan revised 3/4/03 which is attached hereto and incorporated herein by reference. (Revised 4/3/03) Page 2 of 6 • Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District A fifty foot (50') landscaped buffer along the US Route site. (0). Internal parking, travel ways and commercial closer than 50' to front right of way line on U.S. Route attached to this proffer for the purpose of establishing implemented upon final design. (See ID "A"). 50 frontage portion of the structures shall not extend 50. An illustrative detail is a standard of quality to be 2. A landscaped green area along the north side of the main entrance. (See ID "A") (99) 3. A landscaped, open, green visual focal link and park located at a "roundabout" (#10). An illustrative example (ID `B") is attached to this proffer for the purpose of establishing a standard of quality to be implemented upon final design. On Site Development The Winchester Medical Center shall establish an Architectural Review Committee (ARC) to review all planning within the 104 acre site to insure conformance with the standard of quality described in the Master Development Plan and Covenants. In general, project covenants shall establish a standard of quality for structures and site design as follows: 1. Materials utilized for the facades of the buildings shall include but not be limited to concrete masonry units (CMU) brick, architectural block, dryvit, or other simulated stucco (EFIS), real or simulated wood and/or glass. 2. All building within the development on the property shall be constructed using compatible architectural style and materials, and signage for such buildings shall be of a similar style and materials. 3. All building within the property shall be developed as a cohesive entity, ensuring that building placement, architectural treatment, parking lot lighting, landscaping, trash disposal, vehicular and pedestrian circulation and other development elements work together functionally and aesthetically. 4. A single monument type sign shall be utilized near the project entrance to describe internal features. Sign height shall be limited to 20' within 50' landscape area along U.S. Route 50. Individual signs to be allowed per ordinance requirements to announce individual uses. On building signage to be the preferred sign type for individual uses. No other signs shall be located within 50' buffer area. The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions pursuant to site design developed and approved by Frederick County at the time of master plan. Property owners shall be notified of conditions relating to adjoining active agricultural operations. (Revised 4/3/03) Page 3 of 6 0 9 Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 51.9676 acre tract 2, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to MS and approves the revised planning for the 50.0540 acre tract 1, the undersigned will pay to Frederick County for the Round Hill Fire and Rescue Company the sum of $25,000.00, the Sheriffs Office the sum of $5,000.00 and the Administration Building the sum of $5,000.00 for a total payment of $35,000.00, at the time the first building permit on the 102.0216 acre tract is issued. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: ThTmglcl trume, was acknowledged before me this 3�d day of ( , 2003, by r_�L? My commission expires �C;, �Ca� Notary Public ��1(j %�} (:��: (Revised 4/3/03) Page 4 of 6 \FUTURE EXTENS19N -- ' To ROUTE ROUTE/5&— j.{ ---- \`_'-','� I AT ROUTt-803i 13 1 er i �o W/NCHESTER MEDICAL CENTER PROPERTY 3-2 Property gilbert w. clifford & associates, inc. A O GENERAL/ZED DEVELOPMENT PLAN Sheet En*wem Land PwTwm water 0LwAy O O "WEST CAMPUS" of 117 E Pico* St YFmchester, Y 010 22601 fROERICK COUNTY, WGINIA 6 VOLE: NO 667-2139 FAX: (540) 565-0493 OWL grd'i *m*c wn Revised 3/4103 • 9 Revised 314103 q I v I K' Y I 'AL" . G;, ■ Winchester Medical Center West Campus ■ QU11:01 W. C1,10re. & 03tociotos, nC. Generalized Development Plan ww 0,.w Frederick County, virginia E 1] a "lei _7 -4 OW f I lit . . . . . . . . . . . . Co %. IN �.-1 Put all Qv 1A III U1,1 Route 50 ■ Winchester Medical Center West _ampus (vencrilizcd Dcvclopmcnr P1,an J;. Frederick c:f)ujity, Virginia Section A - Al .' — I" - _.' Section B - BI . — I" - 211' S I ection KVV SvAlv: I" = 21HO, ■ ■ g:jtert w CMOK de 055063tet. rc. Winchester Medical Center West Campus Genemlizt:d Development Plan Frederick County, Virginia r'." Focal INIhit ;it (),wrpass Roiiiitfalmotti Scale: I" — 40' 0 0 V PROFFER STA TEMENT 4 4 0 • REZONING REQUEST PROFFER Property Identification Number 53-((A))-68 WINCHESTER MEDICAL, CENTER ,West Campus" Preliminary Matters Pursuant to Section 15.1 - 491.1 et. seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #02-03 for the rezoning of 51.9676 acres from Rural Area (RA) Zoning District to the Medical Services (MS) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. Also within this tax parcel is 50.0540 acres zoned B-2 which will remain B-2 after rezoning. The proffers which exist on the 50.0540 acre parcel have been included in this proffer statement and together with the added proffers constitute the complete proffer for the entire tract of 102.0216 acres. Should this petition for rezoning not be approved by the Board of Supervisors then the existing proffer statement for the B-2 tract will remain in effect and these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the Generalized Development Plan, dated September 2002, sheets 5 of 6 and 6 of 6, which are attached hereto and incorporated herein by reference. Street Improvements The Applicant shall design and construct all roads on the subject property consistent with the County's adopted Round Hill Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Generalized Development Plan which is attached hereto and incorporated herein by reference. On U.S. Route 50 at the intersection of Route 1317, a 200 feet left turn lane for eastbound traffic will be provided. (91) 2. On U.S. Route 50, an acceleration/deceleration lane will be added across the entire U.S. Route 50 frontage of the site, and the only exit on U.S. Route 50 will be located at the Route 1317 intersection. Curb and gutter will be provided along the entire frontage. (#2) 3. At the VA Route 1317 intersection, traffic leaving the site will be provided two left turn lanes, (on left turn with through movement) and one right turn lane. (0) 4. Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes (#4) as follows: - At U.S. Route 50NA Route 37 western signal, Southbound right turn - 200 feet with transition to provide full 2 lanes at intersection. 0 (Revised 3/4/03) Page 1 of 6 • Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District - At U.S. Route 50/VA Route 37 eastern signal, Northbound left turn - 200 feet with transition to provide 3 lanes at intersection including a dedicated left, a left with through and right turn lanes. 5. A traffic signal will be provided at U.S. Route 50 and VA Route 1317 intersection. (#5) 6. An additional left turn lane will be provided on U.S. Route 50 for the eastbound traffic at the US Route 50/VA Route 37 eastern signal. (#6) 7. A major collector road, 1800 feet in length and 5 lanes wide, with 80 feet right of way. (#7) Transportation items 1 through 6 shall be constructed during the initial site development phase of the project and shall be either complete or bonded for completion prior to issuance of the first occupancy permit. The applicant shall limit entrance connections onto U.S. Route 50 to two points as shown on GDP. The applicant shall prepare a traffic generation estimate for uses established by the Site Development Plan to be submitted for initial construction approval to the County. The combined trip generation (ADT) shall not exceed 14,000 TPD (average weekday volume) without further approval by the County. The actual trip generation from the project shall be determined by the Winchester Medical Center Management annually, from data collected in May and with results due on July 1 of each year, and be available for review as individual site plans and subdivisions for future uses are submitted for review by VDOT and the County. The combined traffic impact form the 104 acre site is not to exceed 14,000 TPD (average weekday volume) when current actual counts and proposed counts are added for cumulative total. If the cumulative total for any site plan at WMC causes the total to exceed 14,000 TPD then it is agreed that the County may withhold site plan approval until satisfied that adequate and manageable levels of service will exist on state or internal site roadways. The SIC code system and the ITE shall be utilized for the subject projections. The applicant shall perform an updated TIA of the project intersection on U.S. Route 50 and of the Route 50/Route 37 interchange when traffic generation from the 104 acre site reaches 14,000 TPD (average weekday volume). The County may review this 14,000 TPD cap upward, without modification of this proffer agreement, should results of the TIA show that additional loading is appropriate. Landscgpe Design Features The development of the subject property, and the submission of any Master Development Plan shall include the following landscape design feature provided in these proffers and as illustrated on the Concept Plan dated December 1996 which is attached hereto and incorporated herein by reference. (Revised 3/4/03) Page 2 of 6 • Rezoning Request Proffer Property Identification Number 53-A-63 Gainesboro Magisterial District 1. A fifty foot (50') landscaped buffer along the US Route 50 frontage portion of the site. (0). Internal parking, travel ways and commercial structures shall not extend closer than 50' to front right of way line on U.S. Route 50. An illustrative detail is attached to this proffer for the purpose of establishing a standard of quality to be implemented upon final design. (See ID "A"). 2. A landscaped green area along the north side of the main entrance. (See ED "A") 09) 3. A landscaped, open, green visual focal link and park located at around about (#10). An illustrative example (ID `B") is attached to this proffer for the purpose of establishing a standard of quality to be implemented upon final design. On Site Development The Winchester Medical Center shall establish an Architectural Review Committee (ARC) to review all planning within the 104 acre site to insure conformance with the standard of quality described in the Master Development Plan and Covenants. In general, project covenants shall establish a standard of quality for structures and site design as follows: 1. Materials utilized for the facades of the buildings shall include but not be limited to concrete masonry units (CMU) brick, architectural block, dryvit, or other simulated stucco (EFIS), real or simulated wood and/or glass. 2. All building within the development on the property shall be constructed using compatible architectural style and materials, and signage for such buildings shall be of a similar style and materials. 3. All building within the property shall be developed as a cohesive entity, ensuring that building placement, architectural treatment, parking lot fighting, landscaping, trash disposal, vehicular and pedestrian circulation and other development elements work together functionally and aesthetically. 4. A single monument type sign shall be utilized near the project entrance to describe internal features. Sign height shall be limited to 20' within 50' landscape area along U.S. Route 50. Individual signs to be allowed per ordinance requirements to announce individual uses. On building signage to be the preferred sign type for individual uses. No other signs shall be located within 50' buffer area. The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions pursuant to site design developed and approved by Frederick County at the time of master plan. Property owners shall be notified of conditions relating to adjoining active agricultural operations. (Revised 3/4/03) Page 3 of 6 Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 51.9676 acre tract 2, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to MS and approves the revised planning for the 50.0540 acre tract 1, the undersigned will pay to Frederick County for the Round Hill Fire and Rescue Company the sum of $25,000.00, the Sheriff's Office the sum of $5,000.00 and the Administration Building the sum of $5,000.00 for a total payment of $35,000.00, at the time the first building permit on tract or tract 2 is issued. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: Y Date:, STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The fore oing instrume t was acknowledged before me this Sn day of 2003, by l_T�olj'!�)ClS� `�Qh My commis ion expires Notary Public (-A ' (Revised 3/4/03) Page 4 of 6 • 0 FUTURE EXTENSION TO US ROUTE 50 AT ROUTE 803 O Q i I 1 1: • --1 ____ ________ � w7M01,c ��,p .,� • W 7s��'� & `� • 3 S0. R r vac opn nrf PROPOSED MAJOR 'Lo ® COLLECTOR TRACT. 1 MOf�G COM�-UA1- � a ,�•D 4 - . � I ,-1 4'' P 4' S WINCHESTER MEDICAL CENTER PROPERTY B_2 property gilbert w. clifford & associates, inc. l� GENERALIZED DEVELOPMENT PLAN Sheet C-r s land Rw>ers water OusNy VEST CAMPUS" of 117 E Baer S. WkOmster, 22601 6 VOICE: (5W) 667-2139 FAX: (510) 665—M3 OWL gwa foo nsinc m fR£DERICK COUNTY, VIRG/NlA Revised 314103 PROPOSED MAJOR —' - COLLECTOR - r CAM & �ilxK�Y =TRACT _2PCH UA IT 94 � � � 4, f q � L•a.-rw•^'°mr:.'c..ec,,.-r'e �..� � `4:.�- _..e j� __ WINCHESTER MEDICAL CENTER PROPERTY US property gilbert w. clifford & associates, inc. GENERALIZED DEVELOPMENT PLAN Sheet � Land pwrws water owlty O OWEST CAMPUS" of 117 E. P'icadl St TAKhester, Yrcg& 22601 �j 6 VOICE: (.W) 667-2139 FAX: (5Q) 665-N93 bm gwaffomreim m FREDERICK COUNTY, MGM Revised 3/4/03 OBSOVE �'" REZONING REQUEST PROFFER Property Identification Number 53-((A))-68 WINCHESTER MEDICAL CENTER "West Campus" Preliminary Matters Pursuant to Section 15.1 - 491.1 et. sea., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #02-03 for the rezoning of 51.9676 acres from Rural Area (RA) Zoning District to the Medical Services (MS) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. Also within this tax parcel is 50.0540 acres zoned B-2 which will remain B-2 after rezoning. The proffers which exist on the 50.0540 acre parcel have been included in this proffer statement and together with the added proffers constitute the complete proffer for the entire tract of 102.0216 acres. Should this petition for rezoning not be approved by the Board of Supervisors then the existing proffer statement for the B-2 tract will remain in effect and these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the Generalized Development Plan, dated September 2002, sheets 1 of 2 and 2 of 2, which are attached hereto and incorporated herein by reference. Street Improvements The Applicant shall design and construct all roads on the subject property consistent with the County's adopted Round Hill Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Generalized Development Plan which is attached hereto and incorporated herein by reference. ❑ On U.S. Route 50 at the intersection of Route 1317, a 200 feet left turn lane for eastbound traffic will be provided. (# 1) ❑ On U.S. Route 50, an acceleration/deceleration lane will be added across the entire U.S. Route 50 frontage of the site, and the only exit on U.S. Route 50 will be located at the Route 1317 intersection. Curb and gutter will be provided along the entire frontage. (#2) ❑ At the VA Route 1317 intersection, traffic leaving the site will be provided two left turn lanes, (on left turn with through movement) and one right turn lane. (0) ❑ Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes (#4) as follows: - At U.S. Route 50NA Route 37 western signal, Southbound right turn - 200 feet with transition to provide full 2 lanes at intersection. (Revised 1/7/03) Pagel of 3 5 Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District - At U.S. Route 50NA Route 37 eastern signal, Northbound left turn - 200 feet with transition to provide 3 lanes at intersection including a dedicated left, a left with through and right turn lanes. ❑ A traffic signal will be provided at U.S. Route 50 and VA Route 1317 intersection. (#5) An additional left turn lane will be provided on U.S. Route 50 for the eastbound traffic at the US Route 50NA Route 37 eastern signal. (#6) C A major collector road, 1800 feet in length and 5 lanes wide, with 80 feet right of way (#7) Transportation items 1 through 6 shall be constructed during the initial site development phase of the project and shall be either complete or bonded for completion prior to issuance of the first occupancy permit. Landscape Design Features The development of the subject property, and the submission of any Master Development Plan shall include the following landscape design feature provided in these proffers and as illustrated on the Concept Plan dated December 1996 which is attached hereto and incorporated herein by reference. A thirty foot (30') landscaped green strip along the US Route 50 frontage portion of the site. (#8) A landscaped green area along the north side of the main entrance. (#9) A landscaped, open, green visual focal link without structures with the US Route 50 and 37 interchange area. (#10) A central open space area, currently shown as deGrange Park, planned as part of the area rising in the west portion of the property. (#11) A ten foot (10') landscaped buffer area along the western property line landscaped with white pine evergreen trees or an equal plant species, with white pines to be a minimum of four feet (4) in height when planted and planted at ten foot (10') intervals. (# 12) On Sight Development All structures shall be designed to meet the following standards: Materials utilized for the facades of the buildings shall include but not be limited to concrete masonry units (CMU) brick, architectural block, dryvit, or other simulated stucco (EFIS), real or simulated wood and/or glass. All building within the development on the property shall be constructed using compatible architectural style and materials, and signage for such buildings shall be of a similar style and materials. (Revised 1/7/03) Page 2 of 3 V Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District ❑ All building within the property shall be developed as a cohesive entity, ensuring that building placement, architectural treatment, parking lot lighting, landscaping, trash disposal, vehicular and pedestrian circulation and other development elements work together functionally and aesthetically. The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions pursuant to site design developed and approved by Frederick County at the time of master plan. Property owners shall be notified of conditions relating to adjoining active agricultural operations. Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 51.9676 acre tract 2, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to MS and approves the revised planning for the 50.0540 acre tract 1, the undersigned will pay to Frederick County for the Round Hill Fire and Rescue Company the sum of $25,000.00, the Sheriffs Office the sum of $5,000.00 and the Administration Building the sum of $5,000.00 for a total payment of $35,000.00, at the time the first building permit on tract or tract 2 is issued. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: Date: l %%/C)_'� STATE, OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: tal— The fore oing instrument was acknowledged before me this "I day of , 20039 by L' . �q,�p, o (Le�� My commi ion expires o 3 Notary Public (Revised 1/7/03) Page 3 of 3 0 -All ;\ ' \FUTURE EXTENSION }lead% �' •.0••.� / /' � �'' —' `` +mN' � ' �-. 6i \� � --, . �� / + l \ � %� (�' 1 r f� ��st'�'".;1 �� � /�� i� /r--,�\;\ \% ;/,\` {yy{,`\\ 1�`t\ i �`ti` // / �\�',t�1~•\�`�\.�`1\\\'ti�j��'/',''i'(:�,t:4, � i WEr`V t,il6 �\���� ,mil \ { � i \ t7" --� � �, a /. � (1 �_'-t ,t,�� / —� � I 1 �\�� •:\�\�. \�;: K.. •COLLECTOR ��_.�.'. ; �� ; i kCT ' �{ t \,. i/ Gam' I ! I // (__/'�'✓ �W/�'�` t I \I %K 52 f _ _ cam- �-%^;,_ \ � `• � _.,1' � �-� j � F' � a`c�� f�C Y� � l ` ✓ I !'- __� �\\t ,<'yw1.\ \ �1\\i\ _ „�� c�. l 'gyp _/�' WINCHESTER MEDICAL CENTER PROPERTY B-2 Propcnf, gilbert w. ctifford & associates, inc. A O GENERALIZED DEIfLOPMENT PLAN Sheet Ems Lwid pwwwJ� Water O O VEST CAMPUS" � of 117E Faddy SL Wind"ier VrOm 22601 FRLDERICK CDUMY, WROINIA 2 VOCE (540) 667-2139 FAX: (540) 665-0493 DAAL: �J1 f %i'M Fit PROPOSED MAJOR L`�\��: COLLECTOR,;i wil � \\\ � ,� \ ` 1\� � ��-�•jJ� \1 \-� -� ' Iff low.rnirs f '4 �• ti ( \C. D t / j ,J \ � �". - •'Swr''>wn £ � t.1 01, ` WINCHESTER MEDICAL CENTER PROPERTY MS Property gilbert w, Clifford & associa , i C. p GENERAL/ZED DEVELOPMENT PLAN Sheet [npiveers Lend Plernem water "1{/EST CAMPUS of 117 E Pi=* SL irmdwater, VigWxr 22601 fRMER/CK COUNTY, WRG/NA 2 1 VOICE: (540) 667-2139 FAIL (540) 665-0493 OWL pc5ff0mm* c com REZONING REQUEST PROFFER Property Identification Number 53-((A))-68 H. CLAY deGRANGE ESTATE "Frederick Center" Preliminary Matters Pursuant to Section 15.1 - 491.1 et. seg.., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #006-96 for the rezoning of 50.0540 acres from Rural Area (RA) Zoning District to the Business General (B-2) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the Concept Plan, dated December 1996 and the Street Improvement Plan, dated December 1996 both which are attached hereto and incorporated herein by reference. REZONING REQUEST PROFFER H. CLAY deGRANGE ESTATE January 22, 1997 • Page 2 Street Improvements The Applicant shall design and construct all roads on the subject property consistent with the County's adopted Round Hill Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Street Improvement Plan dated December 1996 which is attached hereto and incorporated herein by reference. • On U.S. Route 50 at the intersection of Route 1317, a 200 feet left turn lane for eastbound traffic will be provided. (#1) • On U.S. Route 50, an acceleration/deceleration lane will be added across the entire U.S. Route 50 frontage of the site, and the only exit on U.S. Route 50 will be located at the Route 1317 intersection. Curb and gutter will be provided along the entire frontage. (#2) • At the VA Route 1317 intersection, traffic leaving the site will be provided two left turn lanes, one thru and one right turn lane. (#3) • Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes (#4) as follows: - At U.S. Route 50/VA Route 37 western signal, Southbound right turn - 200 feet. - At U.S. Route 50/VA Route 37 eastern signal, Northbound left turn - 200 feet. • A traffic signal will be provided at U.S. Route 50 and VA Route 1317 intersection. (#5) • A 200 feet left turn lane will be provided on U.S. Route 50 for the eastbound traffic at the US Route 50/VA Route 37 eastern signal. (#6) %%I REZONING REQUEST PROFFER H. CLAY deGRANGE ESTATE January 22,1997 • Page 3 Landscape Design Features The development of the subject property, and the submission of any Master Development Plan shall include the following landscape design feature provided in these proffers and as illustrated on the Concept Plan dated December 1996 which is attached hereto and incorporated herein by reference. • A thirty foot (30) landscaped green strip along the US Route 50 frontage portion of the site. (#1) • A landscaped green area along the north side of the main entrance. (#2) • A landscaped, open, green visual focal link without structures with the US Route 50 and 37 interchange area. (#3) • A central open space area, currently shown as deGrange Park, planned as part of the area rising in the west portion of the property. (#4) • A ten foot (10') landscaped buffer area along the western property line landscaped with white pine evergreen trees or an equal plant species, with white pines to be a minimum of four feet (4) in height when planted and planted at ten foot (10) intervals. Covenants and Restrictions The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions in substantial conformance with the Protective Covenants and Restrictions provided in the "Impact Component Details and Proffer" report of December 1996 at the time of subdivision governing design and maintenance as required for review and approval by Frederick County. All property owners of the Frederick Center property shall be provided with a copy of the Covenants and Restrictions as recorded. Property owners shall be notified of adjoining active agricultural operations. _mil REZONING REQUEST PROFFER H. CLAY deGRANGE ESTATE January 22, 1997 • Page 4 Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 50.0540 acre tract, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B-2, the undersigned will pay to Frederick County for the Round Hill Fire and Rescue Company the sum of $12,161.11 at the time the first building permit is issued. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER: By: ycr/ J��Zz Date STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this /�?_ day of 1997, b ��of the H. Clay deGrange Estate. My Commis7'�6�0_ n expires ,( �� - &/, / 99 7 Notary Public AJiVJDV IA COMMONWEALTH ®f \VIRCj INIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 December 20, 2002 VDOT Comments to Winchester Medical Center Rezoning JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 The documentation within the application to rezone this property appears to have significant measurable impact on Routes 50 and 37. Routes are the VDOT roadways which have been considered as the access to the property referenced. VDOT is satisfied that the transportation improvements as discussed in the December 17, 2002 meeting with Richard Wilkins, Chuck Maddox, John Callow, Sam Clem, Chris Mohn, Jerry Copp, and myself and as further detailed on the attached sheet address the transportation concerns associated with the first phase (2006) of this development. As discussed in said meeting, these improvements will be made prior to the first building permit being issued. Also as discussed in the above mentioned meeting, VDOT currently will not allow an access break on Route 37. As further_ development of these parcels continue, additional Traffic Impact Analyses will be required to further examine the impacts to Routes 37, 50 and 522. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway 'improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. /'/'s7r Ben H. Lineber r., P.E. Trans. Asst. Resident Engineer BHL/rf Attachment E 0 Rezonin6 Comments Winchester Medical Center Virginia Department of Transportation Mail to: Virginia Dept of Transportation Attu: Resident Engineer 14031 Old Valley Pike Edinburg, VA 22824 Hand deliver to: Virginia Dept. of Transportation Attu: Resident Engineer 14031 Old Valley Pike Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property - North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Virginia Department of Transportation Comments See attached comments from NTDOT dated'December 20, 2002, VDOT Signature & Date: 12/20/02 14�ot�ceta Adasoryoarad ease. tui ri isa'te Applicant I 0 0 Rezonina Comments Winchester Medical Center Frederick County Fire Marshal Mail to: Hand deliver to: Frederick Co. Fire Marshal Frederick Co. Fire & Rescue Dept. 107 N. Kent St. Attn: Fire Marshal Virrnchester, VA 22601 Co. Administration Bldg., 1' Floor (540) 665-6350 107 N. Kent Street Winchester, VA 22601 Applicaufs Name: Cilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Fire Marshal's Comments Fire Marshal's Signature & Date3- ot�ce to Marshal Please etura zs Form: to the applicant Control number Date received Date reviewed Date Revised RZ02-0012 9/27/2002 10/3/2002 Project Name Applicant Winchester Medical Center G.W.Clifford & Associates Address City State Zip Applicant Phone 117 E.Piccadilly Street Winchester VA 22601 540-667-2139 Type Application Tax ID Number Fire District Rescue District Rezoning 53-A-68 15 15 Current Zoning Election District B-2, RA Recommendations Gainesboro Automatic Sprinkler System Automatic Fire Alarm System Residential Sprinkler System Yes Yes No Other recommendation Requirements Emergency Vehicle Access Hydrant Location Fire Lane Required Not Identified Not Identified Yes Siamese Location Roadway/Aisleway Width Special Hazards Not Identified Adequate Yes Emergency Vehicle Access Comments To be identified during the site plan process. Access Comments The half full condition of the Northwest Tank should be corrected to provide adequate water supplies in the event pump booster service becomes disabled. Additional Comments The monetary contribution to Round Hill Volunteer Fire & Rescue does NOT meet the Offset of Impact of Development according to the proffer model. The tax revenue generated on the completed project does not fund Round Hill VFD to provide services, it is shared in the County General Fund. Plan Approval Recommended Reviewed By Signature 7ag ` Yes Timothy L. Welsh Title W- • 0 Rezoning Comments Winchester Medical Center Frederick County Inspections Mail to: Frederick County Inspections Dept. 107 N. Kent Street Winchester, VA 22601 (540) 665-5651 Hand deliver to: Frederick County Inspections Dept. Co. Administration Bldg., 4'h Floor 107 N. Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540) 667-2139 Mailing Address Location of Property: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 PA M.q 51 9676 Inspection Department's Comments ` I� /MU. <DMIL Co2Ylty EIV .r4% 9VE 721ME- OF 5 l T-E 16 t- LN ZR 15 V t F V✓, Signature & Date: _ Ioce spectiols Dept .. Please 1Z" This dorm to the Appllcar 23 0 0 ii��41U12 Z-" Rezonin6 Comments Winchester Medical Center Frederick —Winchester Health Department Mail to: Frederick -Winchester Health Dept_ Attu Sanitation Engineer 107 North Kent Street Winchester, VA 22601 (540) 722-3480 Hand deliver to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent St., Suite 201 Winchester, VA .22601 (540) 722-3480 Applidant's Name: Gilbert W. Clifford & Assoc., Inc. Mailing Address: c/o Charles E. Maddox, Jr_ P.E_ VP 117 E. Piccadilly Street_ Suite 200 Wmchester, VA 22601 Phone: (540)667-2139 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 T?e Zoning Requested: B-2 Acreage Frederick — Winchester Health Department's Comments IV) nsan y,"'wn a<; i n Z i ,t,(s r wak r T' Signature & Date: l�otieei5to Health Department . P1�ase �etai n,This Form to theA.pphcant • Rezoning Comments Winchester Medical Center Frederick County Department of Public Works Mail to: Hand deliver to: Frederick Co. Dept. of Public Works Frederick Co. Dept. of Public Works Attn: Director of Engineering Attn: Director of Engineering 107 North Kent Street Co. Administration Bldg., 4th Floor Winchester, VA 22601 107 North Kent Street (540) 665-5643 Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc. Inc. Phone: (540)667-2139 Mailing Address: clo Charles E. Maddox, Jr. P.E.VP 117 E. Piccadilly Street Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS SI 9676 Department of Public Work's I Public Works Signature &Date: E®MA. 10 0 Rezoning Comments Winchester Medical Center Frederick County Sanitation Authority Mail to: Frederick Co. Sanitation Authority Attn: Engineer P.C. Box 1877 Winchester, VA 22,604 (540) 868-1061 Hand deliver to.: Frederick Co. Sanitation Authority Attu: Engineer 315 Tasker Road Stephens City, VA Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: c/o Charles E. Maddox, Jr. P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Sanitation Authority Comments See attached. Sanitation Authority Signature & /o 14 Rezoning Comments Winchester Medical Center Page 2 Frederick County Sanitation Authority The proposed method of supplying water and sewer service to the site should be adequate. The Authority would like the Winchester Medical Center to consider letting the Authority install a production well on this site. The location of this well could be determined by hydrogeological data and the development plan of the Center. 1 L Rezonin14 Comments _ Winchester Medical Center Frederick— Winchester Service Authority Mail to: Fred -Wine Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, VA 22604 (540) 722-3579 Hand deliver to: Fred -Wine Service Authority Attu: Jesse W. Moffett Co. Administration Bldg.,1t Floor 107 N_ Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: 040)667-2139 Flailing Address: c% Q. E. Maddox, Jr. P-E_, VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Fred -Wine Service Authority Comments: lYl Q�iYI c° C�'�Q L�1 �.iQ Signature &Date: ^ �A,^ 17 Memo To: Charles E. Maddox — G.W. Clifford & A ociates, Inc From: Jesse W. Moffett — Executive Director Date: October I 2002 Re: Winchester Medical Center — Route 50 West -'West Campus" Based on the flows presented in the application I direct you to the narrative regarding Sewer Conveyance and Water Supply. I believe the correct statement would be a regional sewage pump station with a capacity of 500 gallons per minute or 720,000 gallons a day. It is my understanding that this flow will be transported through the FCSA collection system to the Abrams Creek Interceptor with a discharge at the Greenwood Metering Station. The FWSA is presently evaluating the Greenwood Station along with the ability of the Abrams Creek Interceptor to handle anticipated future flows. Early indications are that some future provisions will need to be made to accommodate flows that are presently anticipated to be transported through this interceptor to the Opequon Water Reclamation Facility. I have not further comments. • Page 1 Rezonina Comments Winchester Medical Center Frederick County Department of Parks & Recreation Mail to Frederick County Dept. of Parks & Recreation 107 North Kent Street Winchester, VA 22601 (540) 665-5678 Hand deliver to: Frederick County Department of Parks & Recreation. Co. Administration Bldg., 2 "Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540)667-2139 Mailing Address: clo Charles E_ Maddox, Jr. P.E. Vl' 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property. North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage:' 50.0540 RA MS 51,9676 Notice d Dept arks & Recreation Please I2etui n Thas orm to_ fhe gMi w 12 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX. 540/ 665-6395 November 25, 2002 Mr. C.E. Maddox, Jr., P.E., Vice President Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: Historic Resources Advisory Board (HRAB) Comments Winchester Medical Center Rezoning - Route 50 West and Route 37 Dear Chuck: The Fre brick County Historic Resources Advisory Board (HRAB) considered the referenced proposal during their meeting ofNovember 19, 2002. The HRAB reviewed information associated with the 1992 National Park Service Study of Civil War Sites in the Shenandoah Valley and information associated with the Frederick County Rural Landmarks Survey Report. Historic Resources Advisory Board Comment The 102.02-acre parcel proposed for rezoning for B2 (Business General) and MS (Medical Support) is located within the study area of the Second Battle of Winchester. Located adjacent to the property are two structures listed in the Rural Landmarks Survey Report: Old Hoover House (ID# 34-467) and the Fruit Hill Farm (ID# 34-1410). Fruit Hill Farm is listed as potentially significant in the report. The HRAB considered the proposed use of the property for the Winchester Medical Center's west campus as indicated by the applicant. There were no adverse comments by the HRAB regarding this rezoning request. Please contact me if you have questions regarding this comment from the HI AB. S i cerely, Rebecca A. Ragsdale Planner I RAR/cih • • kezoninjZ Comments Winchester Medical Center Frederick County Attorney Mail to: Hand deliver to: Frederick County Attorney Frederick County Attorney Co_ Administration Bldg_, Suite 202 Co. Administration Bldg_, Suite 202 107 North Kent Street 107 North Kent Street Winchester, VA 22601 Winchester, VA (540) 665-6383 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Mailing Address: - c/o Charles E. Maddox, Jr_ RE_ VP 117E Piccadilly Street. Suite 200 Winchester VA 22601 Phone: (540)667-2139 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning' B-2 Zoning Requested: B-2 Acreage: 50,0540 RA MS 51.9676 County Attorneys Cnmmen r Assistant -County Attorney' cl`�2 Simature _& Date: Ot�Ce �� Coin } Atto�' I�"lease�tetozn �`lli��'ozm to �`11G' ��. .11canl 7 • • W c Frederick Co Lin ty Public Schools Administrative Assistant to Visit us at www.frederick.kl2.va.us the Superintendent September 30, 2002 C.' R Maddox, Jr:, P.E:; Vice President Gilbert W. Clifford & Associates 1.17 East Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Winchester Medical Center e-mail: orndorfa@frederickk12.vams Dear Mr. Maddox: This letter is in response to your request for comments concerning the rezoning application for the Winchester Medical Center tracts, 1 & 2, North and adjacent to Route 50, and West and adjacent to Route 37. Based on the information provided in the rezoning application, Frederick County Public Schools has no comment at this time. Sincerely, 0 & I Al Oindorff Administrative Assistant to the Superintendent pc: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools Robert W. Cleaver, Asst. Superintendent for Administration, Frederick County Public Schools i RezoninjZ Comments Winchester Medical Center 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, VA 22602 Winchester, VA (540) 662-2422 Applicant's Name: Gilbert W. Clifford & Assoc.; Inc. Phone: (540)667-2139 Mailing Address: c/o C. E. Maddox_ Jr. P.E_, VP 117E Piccadilly Street Suite 200 Winchester, VA 22601 Location of Property: North and adjacent to Route 50 and west and adjacent to Route 37. Current Zoning: B-2 Zoning Requested: B-2 Acreage: 50.0540 RA MS 51.9676 Winchester Regional Airport's Comments Winchester Regional Airport Signature & Date:,: RY 1I3 0� f_ - ��otice to FYxnchester ReQi©nal Airport , ,PIeas�,Return '3'his I'o1 m to the. �.ppl2cant 16 0 • '-((f( SERVING THE TOP OF VIRGINIA / WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 November 13, 2002 Gilbert W. Clifford & Associates, Incorporated 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 Re: Rezoning Comments Winchester Medical Center Property Route 50 West Winchester, Virginia Dear Mr. Maddox: The proposed rezoning request for the referenced property appears to be outside the airspace of the Winchester Regional Airport therefore Federal Aviation Administration form 7460-1 will not be required to be filed. Uses under the rezoning request should have no impact on airside operations of the Winchester Regional Airport. Thank you for providing us the opportunity to review these plans and for supporting the operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director CITY OF WINCHESTER, VIRGRIIA h4�P MEMORANDUM TO: Chuck. Maddox FROM: Tim Youmans Rouss City lull 15 North Cameron Street Winchester, VA 22601 540-667-1815 TDD 540-722-0782 RE: REZONING COMMENTS FOR WINCHESTER MEDICAL CENTER RTE 50 WEST "WEST CAMPUS" IN FREDERICK COUNTY DATE: January 6, 2003 Thank you for providing an oppommity for the City to review and comment on the rezoning proposal for the DeGrange tract in Frederick County that you submitted on behalf of Winchester Medical -Center: The Rezoning Application Package that you sent to me for City of Winchester comments was also reviewed by City Manager Ed Daley, Economic Redevelopment Director Jim Deskins, Utilities Director Frank Sanders, and Public Works Director Gary Lofton. r� The major concerts of the City is traffic impacts as addressed in the Traffic Impact Analysis done by PHR+A.. Figure 7 in, the study calls for a 35.6% increase in ADT over a four year period along the segment in the City just east of the Rte 37 northbound ramps. Of interest is the change in Level of Service (los) at the ramps. With the lane widening proffers (#4 and #6), some movements get better (e.g. the northbound off -ramp goes fr m Ios `F' to los `D'). Others, such as the eastbound Route 50 movement approaching the northbound Rte 37 ramps go from los `13' down to los `D' during the PM Peak hour. I don't understand why the two existing intersections at the Rte 37 ramps are shown as "Unsignalized" in Figure 2 since they are both currently signalized. The report also shows an existing double -left movement from the northbound off -ramp, but there is only a single existing left -turn lane. The seven Street Improvements proffers called out in the Proffer Statement in Section V of the rezoning application report appear to mitigate many of the traffic impacts, but there is no timeframe identif}ing when these improvements will be undertaken relative to the land . development. In order to better evaluate the impacts, it would be helpful to see a schedule of these improvements relative to the development sequence (e.g. relative to building or occupancy permits). Traffic Proffers #4 & 6 of greatest interest to the City since they affect traffic movement on the east side of Rte 37 along Amherst Street. Thank you for your patience while I was awaiting review and response from other City departments. Please call if you have any questions. • • A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties Located in: Frederick Counts, Virginia Prepared for: Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street Suite 200 Winchester, Virginia 22601 prepared by. Patton Harris Rust & Associates, pc Engineers_ Surveyors_ Ranners_ Landscape Architects_ 208 Church Street SE PHLeesburg, Virginia 20i75 R+AF 703. 77.37fi 703.777.3725 November 8, 2002 (ReNriSed) I I �� OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the Valley Health Systems and Degrange Properties located north of US Route 50, one-half mile west of VA Route 37, in Frederick County, Virginia. The site includes a mixture of land uses with access ultimately provided via the Route 50 site -driveways, the Route 522/Major Collector intersection and the Route 37/Valley Health Systems interchange. The Major Collector is called for by the County Comprehensive Plan. The project will be built -out in two (2) transportation phases by the year 2012. Methodology The traffic impacts accompanying the Valley Health Systems and Degrange Properties were obtained through a sequence of activities as the narratives that follow document: • Calculation of trip generation for the Valley Health Systems and Degrange Properties, • Assessment of background traffic including other planned projects in the area of impact, • Distribution and assignment of the Valley Health Systems and Degrange Properties generated trips onto the completed road network, • Analysis of capacity and level of service with the newest version of the highway capacity software, HCS-2000, for existing and future conditions. EXISTING CONDITIONS Patton Harris Rust & Associates, pc (PHR+A) conducted AM and PM peak hour manual turning movement counts at the intersections of Route 50/Route 803, Route 50/ Major Collector, Route 50/Route 37 SB ramps and Route 50/Route 37 NB ramps. 24-hour "tube" counts (in 15-minute increments with vehicle classification) were conducted along Route 50, west of Route 37, as well as along each of the Valley Heath Systems/Route 37 interchange ramps. In order to determine the ADT (Average Daily Traffic) along the remaining study area roadways, PHR+A utilized the 24-hour counts along Route 50 to calculate a " k" factor of 0.10 (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes). Figure 1 shows the existing (2002) ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 2 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data, vehicle classification data and HCS-2000 level of service worksheets are provided in the Appendix section of this report. p " A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties j�2A November 8, 2002 Page I ARZM AM Peak Hour (PM Peak Hour) i--,r , Imo- }- ! l i Figure 1 Existing Traffic Conditions P"R+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 PaLye 2 No Scale O 0� Signalized Valley Health systems Intersection ` ` Interchange B g(C) LOS = C(C) = C(C) ]� �C �! ute BBCVRoute SDSignalized sectionInt_k �Q �i► LOS=C(Q SITE o Unsignalized U o 6- Intersection U B(B)* Route 50 Unsignalized Intersection Figure 2 P"R+A AM Peak Hour (PM Peak Hour) * Denotes Critical Unsignalized Movement Existing Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 3 PHASE 1 (2006) The .purpose of this Phase 1 scenario is to maximize the Valley Health Systems and Degrange Properties development while maintaining a four -lane Route 50. All traffic will enter and exit the site via the proposed Route 50 site -driveways. Additionally, PHR+A included a proportional amount of WWW Property trips as background traffic. 2006 BACKGROUND CONDITIONS In order to accurately depict future conditions within the study area, PHR+A considered all trips associated with the WWW Property through Year 2006. Using the 6th Edition of the Institute of Transportation Engineers' (ITE) T7k Generation Report, PHR+A has prepared Table 1 to summarize the trip generation for the 2006 WWW Property. The trips shown in Table 1 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. Table 1 WWW Property 2006 TI iD Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Flour DT In Out Total In Out Total Code 750 Office Park 5 acres 350 30 381 34 194 228 2,241 813 Discount Superstore 135,000 SF 127 122 248 253 263 516 6,101 820 Shopping Center 25,000 SF 43 27 70 121 131 252 2,795 Total 1 520 1 179 1 699 1 408 1 588 1 995 11,137 In addition to the trip assignments relating to the background development described in Table 1, an historical growth rate of 5% per year (compounded annually) was applied along Route 50, Route 803 and Route 37 NB/SB ramps. Figure 3 shows the 2006 background ADT and A WM peak hour traffic volumes at key locations within the study area. Figure 4 shows the respective 2006 background lane geometry and A WM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. PHASE 1 TRIP GENERATION The number of trips produced by and attracted to this site were established using ITE's Trip Generation Report, 6th Edition. Table 2 shows the trip generation results for the proposed Phase 1 Valley Health Systems and Degrange Properties. The trips shown in Table 2 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. RjR+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 4 • CC (85)88 .,.wO (1170)1708 .n.j (10)5 —%,, Figure 3 r,_�e,VaRey Health Systems Interchange AM Peak Hour (PM Peak Hour) 2006 Background Traffic Conditions P"R+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 5 0 I� lk No Scale Valley Health Systems Signalized Intersection Interchange B($) LOS = C(C) C(b) �)C ` oute �` Route O Signalized (C)C 50 Intersection LOS=C(B) 1► 11� q O m SITE 2 Signalized U Intersection �? o LOS = C(C) 3 � C to B(C) Route 50 (C)C 4 1 O� Unsignalized 4L� Intersection � Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) .l HI NI�.L V Figure 4 2006 Background Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2006 Page 6 i 4 Table 2 Valley Health Systems and Degrange Properties Phase 1 Trin Generation Summary rrE Land Use Amount AM Peak our PM Peak Hour ADT In Out Total In I Out Total Code Valley Ilealth Systems Property 150 Warehousing (Distribution Center) 5 acres 63 25 88 25 47 73 383 710 Office (Administration Building) 50,000 SF 94 13 107 23 112 135 779 750 Office Park 5 acres 350 30 381 34 194 228 2,241 620 Nursing Home 24,000 SF 7 4 10 4 6 10 164 253 Elderly Housing - Attached 80 units 4 2 6 5 3 8 278 Sub -total 518 74 592 91 363 454 3,846 eg -ige Property 312 Business Hotel 50 rooms 17 12 29 19 12 31 364 760 Research & Development Park 5 acres 70 13 84 9 68 77 398 820 Shopping Center 25,000 SF 43 27 70 121 131 252 2,795 912 Drive-in Bank 2,400 SF 17 13 30 66 66 131 905 832 H-T Restaurant 7,600 SF 37 34 70 50 33 83 991 Sub -total 184 100 284 264 310 574 5,352 Total 702 173 875 1 355 1 672 1,027 1 9,198 2006 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the site. Figure 5 represents the trip distribution percentages into and out of the proposed Valley Health Systems and Degrange Properties. Figure 6 shows the respective development -generated AM and PM peak hour trips and ADT assignments along the study area roadway network. 2006 BUILD -OUT CONDITIONS The proposed Valley Health Systems and Degrange Properties assigned trips (Figure 6) were added to the 2006 background traffic (Figure 3) to obtain 2006 build -out conditions. Figure 7 .shows 2006 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 8 shows the respective 2006 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. 2006 CONCLUSION The traffic impacts associated with the proposed Valley Health Systems and Degrange Properties are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `D' or better for 2006 build -out conditions. P-,-,R+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 7 0 0 No Scale VaUey Health Systems Interchange t` SITE O x 0 U ' cd � O Q � Route 50 / off' 4' I� T-) , A L 1 \J Figure 5 VHS & Degrange _ Trip Distribution Percentages A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 8 9 No Scale B U N O g F2= JIL — 20(83) N ' Route 50 1 (35)98 �� j (60)109 *(-25}I0 �► 4O1 51 �o � �363(I3 (304)72 _, 1�(65 � O d *d R *W-w z3107) f M 10 v Valley Health Systems Interchange AM Peak Hour (PM Peak Hour) ** Denotes Pass -by trip reduction Figure 6 VHS & Degrange - Phase 1 Development -Generated Trip Assignments A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 9 0 i No Scale o� (677)712 (678)1041 _o U U cd O 00 00 vN Q �400(249) 555(1820) M c ,""� �� 205(83) 'C) e73(81) 4�998(2059) Route 50 0(0) (85)88 m� ())109—� (1205)1807r..♦ � 1 r (16551902 - (10)5.� (2)2—+ jW*'4ft363(13 (19g8)�85 1202(213g) �y 17) r Valley Health Systems Interchange AM Peak Hour (PM Peak Hour) I Figure 7 VHS & Degrange - 2006 Build -out Traffic Conditions P"R+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Pajze 10 0 0 No Scale x O Valley Health Systems O� Signalized Intersection Interchange LOS = C(D) (C)C Dote � .Rowe (D)C 50 Signalized f.*�)) Intersection LOS=C(C) ftft..► %► , 1 q O� m SITE 0 Signalized Intersection Signalized 4' LOS = C(C) 3 Intersection U LOS = C(D).�5 g(C) C LL eRoute 50 J I Ll - B(D) (C)D �� r Mr (C)q -y %.ft zed Denotes Free -Flow Lane ion AM Peak Hour (PM Peak Hour) Figure 8 VHS & Degrange - 2006 Build -out Lane Geometry and Level of Service A Traffic Impact Analysis of the Valley Health Systems and Degrange Properfi6s November 8, 2002 Page 11 0 • I "— PHASE 2 (2012) The purpose of this Phase 2 scenario is to included the entire Valley Health Systems and Degrange Properties development while maintaining a six -lane Route 50. Traffic will enter and exit the site via the Route 50 site -driveways, the Route 522/Major Collector intersection and the Route 37/Valley Health Systems interchange. Additionally, PHR+A included the entire WWW Property as background traffic. 2012 BACKGROUND CONDITIONS In order to accurately depict future conditions within the study area, PHR+A considered all trips associated with the WWW Property through Year 2012. Using the 6th Edition of ITE's Tr4? Generation Report, PHR+A has prepared Table 3 to summarize the trip generation for the 2012 WWW Property. The trips shown in Table 3 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. Table 3 WWW Property 2012 Trin Generation Summary TTE Land Use Amount AM Peak Hour PM Peak Hour ADT In Out I Total In Out Total Code 750 Office Park 35 acres 702 61 763 136 769 905 6,304 813 Discount Superstore 135.000 SF 127 122 248 253 263 516 6,101 820 Shopping Center 150,000 SF 124 79 203 394 427 821 8,847 Total 953 1 262 11,215 782 11,459 12,242 21,252 In addition to the trip assignments relating to the background development described in Table 1, an historical growth rate of 5% per year (compounded annually) was applied along Route 50, Route 803 and Route 37 NB/SB ramps. Figure 9 shows the 2012 background ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 10 shows the respective 2012 background lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. PHASE 2 TRIP GENERATION The number of trips produced by and attracted to this site were established using ITE's Tik Generation Report, 6th Edition. Table 4 shows the trip generation results for the proposed Phase 2 Valley Health Systems and Degrange Properties. The trips shown in Table 4 were reduced to account for retail pass -by trips as well as internal trip interaction between office and retail land uses. A detailed summary of internal and pass -by trip generation reductions is provided in the Appendix section of this report. P"RA A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 12 o 0 d' o v. No Scale M 1 ^� Valley Health Systems Interchange (851 3 38 (1758 ) (629)g 1��► *-Oft37(891) (30 2 p (42 i O Route 50 (87S)80_1 ��, 09 9 0 7)X362 3 `. M SITE 115° O 0 3 U Q �..269(187) �.� 717(2321) 1 ���CCCJ � 98(109) �...6(7) Route 5 0 4...■ 1073 (2614) (1 )156.� (2098)2474 ( 1553)2287mm+ I r ( ) (13)7m r o c, - ^ mac' o� AM Peak Hour (PM Peak Hour) PLJ� Figure 9 2012 Background Traffic Conditions P"R+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 13 0 • I r No Scale Signalized Intersection LOS = C(C) a d Ali V Valley Health Systems Interchange Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 10 2012 Background Lane Geometry and Level of Service rtn A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 'Poaa I • 1 l- 1 '. Table 4 Valley Health Systems and Degrange Properties Phase 2 Triu Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour ADT, In Out Total In Out Total Code Valley Health Systems Property 150 Warehousing (Distribution Center) 10 acres 90 35 125 43 80 122 645 710 Office (Administration Building) 108,900 SF 176 24 200 34 167 201 1,417 750 Office Park 15 acres 468 41 508 75 422 497 3,595 620 Nursing Home 24,000 SF 7 4 10 4 6 10 164 253 Elderly Housing - Attached 80 units 4 2 6 5 3 8 278 Sub -total 744 105 849 160 678 838 6,100 Degrmtge Property 312 Business Hotel 100 rooms 34 24 58 37 25 62 727 760 Research & Development Park 23 acres 324 62 386 43 313 355 1,831 820 Shopping Center 162,325 SF 130 83 213 415 450 864 9,308 912 Drive-in Bank 2,400 SF 17 13 30 66 66 131 805 832 H-T Restaurant 7,600 SF 37 34 70 50 33 83 991 Sub -total 542 216 758 610 886 1,496 13,661 Total 1,286 321 1,607 1 770 1 1,564 2,334 1 19,761 2012 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the site. Figure 11 represents the trip distribution percentages into and out of the proposed Valley Health Systems and Degrange Properties. Figure 12 shows the respective development -generated AM and PM peak hour trips and ADT assignments along the study area roadway network. 2012 BUILD -OUT CONDITIONS The proposed Valley Health Systems and Degrange Properties assigned trips (Figure 6) were added to the 2012 background traffic (Figure 3) to obtain 2012 build -out conditions. Figure 13 shows 2012 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 14 shows the respective 2012 build -out lane geometry and AM/PM peak hour levels of service.. All HCS-2000 level of service worksheets are included in the Appendix section of this report. 2012 CONCLUSION The traffic impacts associated with the proposed Valley Health Systems and Degrange Properties are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `C' or better for 2012 build -out conditions. A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties P"R+A November 8, 15 Pagee 15 No Scale I h o Zf �� o � .a Valley Health Systems Interchange SITE W�° M a w y C Cd O U Q � O Route 50 1 o'er 7�- -D, A Figure 11 VHS & Degrange - 2012 Trip Distribution Percentages A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties P"R+A November 8, e 02 16 ' Pale 16 6 No Scale 1 ryo cp� `~ -'alley Health Systems O�yy� J Interchange (25N9 1�'► 360049 p (129)24ftft* O ou e at ~24p(99 �49 r ) (25 SITE �{ "' r s" U _N O 3 _ U % . 124(61) 4-37(193) `* °O 4--4(-12)** ' J I L Route 50 J 1 L - ►r (130)199 ■.� (74)180 —+ ■■■ coo" �e, Q ti %--244(IY1 (386)73 AM Peak Hour (PM Peak Hour) r)-, A Y* Denotes Pass -by trip reduction Figure 12 VHS & Degrange - Phase 2 Development -Generated Trip Assignments P"R+A A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 17 o .2 No Scale 1 J 0 1Nq Valley Health Systems Interchange !! �� 129 ✓a (II08)1656 i �� 337( 9I� �287(4Z )835 �801 S (820 = O Route 50 (1 34)141 Z �� ♦� I060(206s) b ITE 4� 0 o � U _U O 3 U � v� �269(187) 754(2514) c %. 130(68) e.98(109) 10 9(2602) Route 50 d" ( ) (150)156(130)199 ■...p (1627)24)7■...� vr 2042 2455 ( ) "�►�o Go (2)2 mac' O 40� •a .244(111 (2488)254y *. 1199(�662) 1 AM Peak Hour (PM Peak Hour) T-) T)-,A I Figure 13 VHS & Degrange - 2012 Build -out Traffic Conditions A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties November 8, 2002 Page 18 A Traffic Impact Analysis of the Valley Health Systems and Degrange Properties pRA November 8, 2002 Pale 19 f - APPENDIX 0 Table 1A WWW Property 2006 Pasc-hv and Tnternal Trip Interaction Reduced AMPeakHour PM Peak Hour Percentage Trips Going to/from Land Use In Out Total In Out Total ADT Office Retail 18 16 34 40 43 83 961 10.8% Pass -by Retail 25 22 48 56 59 115 1,334 15.0% Retail Office 16 18 34 43 40 83 961 Reciprocal Total Retail Internal Trips 18 16 34 40 43 83 961 10.8°% Total Retail Pass -by Trips 25 22 48 56 59 115 1,334 15.0% Total Retail "New" Trips 126 111 236 277 292 569 6,601 Total Offftce-IntemalTrips 16 18 34 43 40 83 961 Reciprocal Total Office "New' Trips 334 12 347 (8) 154 145 1,280 Total Internal 34 34 69 83 83 166 1,922 Total Percentages 7% 19% 10% 20% 14% 17% 17% 14.8% Total Pass -by 25 22 48 56 59 115 1,334 Total Percentages 5% 12% 7% 14% 10% 12% 12% 10.2% Total "New Trips" 460 123 583 269 446 715 7,881 Total Percentages 88910 68% 83% 66% 76% 72% 71% 74.9% Total Trips 520 179 699 408 588 995 11,137 Total Percentages 100% 100% 100% 100% 100% 100% 100% 100.0% Table 2A Valley Health Systems and Deb ange Properties t Pacc_hv and TntPrnnl Trin Tnteraction Reduced AMPeakHour PMPeakHour Percentage Trips Going to/from Land Use In Out Total In Out Total ADT Office Retail 18 14 31 43 42 85 836 18.2% Pass -by Retail 14 it 26 35 34 70 689 15.0% Retail Office 14 18 31 42 43- 85 836 Reciprocal Total Retail Internal Trips 18 14 31 43 42 85 836 18.2% Total Retail Pass -by Trips 14 11 26 35 34 70 689 15.0% Total Retail "New" Trips 64 50 114 158 153 311 3,067 Total Office Internal Trips 14 18 31 42 43 85 836 Reciprocal Total Office "New" Trips 592 81 674 77 400 477 3,772 Total Internal 31 31 62 85 85 169 1,671 Total Percentages 4% 18% 7% 24510 13% 16916 18% 14.4% Total Pass -by 14 11 26 35 34 70 689 Total Percentages 2% 6% - 3% 10% 5% 7% 7% 5.8% Total "New Trips" 657 131 788 235 - 553 788 6,838 Total Percentages 94% 76% 90% 66% 82% 77% 74516 79.8% Total Trips 702 173 875 355 672 1,027 9,198 Total Percentages 100% 100% 100% 100% 100% 1005/o 100% 100.01% L Table 3A WWW Property 2012 Pass-bv and Internal Trio Interaction Reduced AM Peak Hour PM Peak Hour Percentage Trips Going to/from Land Use In Out Total In Out Total ADT Office Retail 32 26 58 83 89 172 1,928 12.9% Pass -by Retail 38 30 68 97 103 200 2,242 15.0% Retail Office 26 32 58 89 83 172 1,928 Reciprocal Total Retail Internal Trips 32 26 58 83 89 172 1,928 12.9% Total Retail Pass -by Trips 38 30 68 97 103 200 2,242 15.0% Total Retail "New" Trips 181 145 326 466 497 963 10,778 Total Office Internal Trips 26 32 58 89 83 172 1,928 Reciprocal Total Office "New" Trips 676 29 705 47 686 733 4,376 Total Internal 58 58 117 172 172 345 3,857 Total Percentages 6% 22% 10% 22% 12% IS% 18% 15.0% Total Pass -by 38 30 68 97 103 200 2,242 Total Percentages 4% 12% 6% 12% 7% 9% 11% 8.6% Total "New Trips" 857 174 1,030 513 1,183 1,696 15,153 Total Percentages 90% 66% 85% 669,6' 81% 76% 71% 76.4% Total Trips 953 262 1,215 782 1,459 2,242 21,252 Total Percentages 100% 100% 100% 100% 100% 100% 100% 100.0% Table 4A Valley Health Systems and Degrange Properties Phase 2 Pacs-hv and Tnternal TriD Interaction Reduced AMPeakHour PM Peak Hour Percentage Trips Going to/from Land Use In Out Total In Out Total ADT Office Retail 33 24 57 96 100 196 2,021 18.2% Pass -by 12ctail 28 20 47 80 82 162 1,665 15.0% Retail Office 24 33 57 100 96 196 2,021 Reciprocal Total Retail Internal Trips 33 24 57 96 100 196 2,021 18.2% Total Retail Pass -by Trips 28 20 47 80 82 162 1,665 15:0% Total Retail "New" Trips 123 87 210 354 366 720 7,417 Total Office Internal Trips 24 33 57 100 96 196 2,021 Reciprocal Total Office "New" Trips 1,078 157 1,236 140 919 1,059 6,637 Total Internal 57 57 114 196 196 393 4,042 Total Percentages 4516 18% 7%. 2SY. 13% 17% 20% I5.0% Total Pass -by 28 20 47 80 82 162 1,665 Total Percentages 2% 6% 3% 10% 5% 7% 8% 6.0% Total "New Trips" 1,201 ' 245 1,446 494 1,285 1,780 14,054 Total Percentages 93% 76Voo 90% 64516 82% 7616 71% 79.0% Total Trips 1,286 321 1,607 770 1,564 2,334 19,761 Total Percentages 100% 100% 100% 100% 10016 100% 100% 100.0% Winchester Medical Center ImpactAnalysisStatemefzt E. Sewage Conveyance and Water Supply In 1997 a means of providing sewer and water to the Route 50 corridor was created in coordination with the Frederick County Sanitation Authority. This plan as shown on Figure 6 provides for a regional sewage pump station capable of providing 425 gallons per minute of wastewater flow transfer to the Sunnyside collection system located on the U.S. Route 522 corridor in Frederick County. This provides for approximately 250,000 gallons per day capacity to the Round Hill service area. Also the provision for the 4 million gallon northwest storage tank has provided for a 20" stub line and easement that allows extension of water service from the current Frederick County system along the west side of VA Route 37 to the Route 50 intersection with Route 37. The half fall condition in the Northwest Tank provides an operating elevation of 955 MSL. The expected high and low elevations on the WMC site for uses are 850' and 800' respectively. This provides a minimum and maximum pressure of 67 psi and 41 psi which is acceptable for the use. Higher rise structures allowed in the MS zone may require pump booster service for fire flow pressure gradients. The 20" main is very adequate for delivery volumes. This system is to be constructed by the FCSA through developer commitments in accord with FCSA policy and procedures. ,yL/, CT • 9 li'inchester Medical Center ImpactAnalysis Statement Winchester Medical Center Rezoning Water Use/Wastewater Flow Summary U.S. Route 50W Corridor Frederick County, Virginia TTE Amount Unit Value Code Land Use Quantity Unit (GPU) Total Tract 1 312 Business Hotel 100 Rooms 50 g/rooin 5,000 760 Research & Development Park 23 Acres 1,000 g/acre 23,000 820 Shopping Center 162,325 SF 0.2 g/SF 32,465 12 Drive -In Bank 2,400 SF 0.2 g/SF 480 832 H-T Restaurant 250 Seats 50 g/seat 12.500 Subtotal 73,445 Tract 2 150 Warehousing (Distribution Center) 10 Acres 600 g/acre 6,000 710 Office (Administration Building) 108,900 SF 0.2 g/SF 21,780 750 Office Park 15 Acres 1,000 g/acre 15,000 620 Nursing Home (150 beds) 150 Beds 150 g/bed 22,500 253 Elderly Housing - Attached 80 Units 200 glunit 16.000 Subtotal 81,280 Total 154,725 9 0 Winchester Medical Center ImpactAnalysis Statement F. Site Drainage Drainage from the Tract 1 area generally travels from north to south and crosses U.S. Route 50 on the west side of the interchange with VA Route 37, At this point the drainage channel is well defined with adequate carrying capacity by culvert pipes under U.S. Route 50. A storm water management plan will be prepared as a part of the master plan and site plan phases which will provide rates of storm water discharge that will not exceed the capacity of the downstream channel. The northern Tract 2 generally flows from west to east across VA Route 37 and into the City of Winchester's storm water systems entering Town Run at Amherst and Boscawen Streets. The City is engaged presently in a storm water management plan improvement to handle the storm discharges from this watershed. The Winchester Medical Center has constructed substantial storm water management facilities on its City campus intended to handle ultimate upstream uses. Additionally, storm water management facilities within the planned MS district will be provided to supplement the improvements already in place on the Winchester Medical campus in the City. See attached Figures 7A and 7B. r' A complete storm water management plan is to be presented at Master Development Plan consideration. / • �� 1 r ! f� a .. 1 4- —------, WINCHESTER MEDICAL CENTER PROPERTY gilbert w. clifford & associates, inc. STORM PLAN Enaneers land Plamsrs water ouaiy O O 117 E Fra3dly St Yfinchester, Virginia 22601 fREDERICK COUNTY, IJIRGIMA VOICE (540) 667-21M FAX: (W) 665-0493 QWL gwc6ff0mrlsw—mm Figure 7A I • • • 0 Winchester Medical Center bnpactAnalysis Statement G. Solid Waste Disposal Facilities The WMC will provide contract solid waste disposal via contract with commercial hauler. Solid waste generated shall be disposed in the Frederick County Landfill facility. An estimate of daily tonnage is shown on the attached table. • Winchester Medical Center Winchester Medical Center Rezoning Solid Waste Generation Summary U.S. Route 5OW Corridor Frederick County, Virginia Impact Analysis Statement TTE( Code Land Use Amount Quantity Unit Unit Value GP Total Tract I 312 Business Hotel 100 Rooms 5 41room 500 760 Research & Development Park 23 Acres 20 Nacre 460 820 Shopping Center 162,325 SF 0.01 Ai SF 1,623 12 Drive -In Bank 2,400 SF 0.01 #/SF 24 932 1I 'T Restaurant 250 Seats 2 #/seat 500 Subtotal 3,107 Tract 150 Warehousing (Distribution Center) 10 Acres 200 Nacre 2,000 710 Office (Administration Building) 108,900 SF 0.01 #/SF 1,089 750 Office Park 15 Acres 100 A/acre 1,500 620 Nursing Home (150 beds) 150 Beds 10 #/bed 1,500 253 Elderly Housing - Attached 80 Units 10 A/unit 900 Subtotal 6,889 Total 9,996 Estimated Solid Waste/Day 5 tons/day (Revised 117103) Winchester Medical Center Impact -Analysis Statement H. Historic. Sites and Structures Two historic structures exist within proximity to the proposed campus. The only significant structure is located well to the north and this project. will not impact the site significantly. A number of civil war actions occurred in the vicinity such as the route to contact of confederate forces in the Second Battle of Winchester however, this site lies outside of NPS zone battlefield designations and will result in the loss of no significant historic preservation potential. (See Figure 8). is f I i 1 9110102 1 Winchester Medical Center ImpactAnalysis Statement I. Impact on Community Facilities There will be a level of impacts on certain community facilities resulting from this project. The expansion of health care facilities will provide regional efficiency and provide improved health care services. The first responder (Round Hill Fire and Rescue) will see increased departmental emergency calls as the result of the build out of these facilities. There will be no measurable impact on schools and parks. Solid waste volumes will increase as estimated with payment to the landfill -in accordance with disposal requirements (per enterprise fund). There will also be some impacts on County Sheriff and Administrator operations. Of note is that, by agreement with Frederick County, the facilities to be created within the "West Campus' are taxable pursuant to County codes and this presents a substantial $9+ million dollar positive impact as reported in the County Impact Model. Regardless of this finding, the Winchester Medical Center has chosen to provide a cash proffer to the affected CIP agencies as shown in the voluntary proffer, which is a part of this application. The Capital Impact Model provides an estimate of impacts which are mitigated by proffers attached. 0 IV FREDERICK CO UNTYIMPACT MODEL I 1 UTPUT MOL PPLICANT: 53A68 4ND USE TYPE Medical Support Costs of Net Fiscal Impact ImpD4t Credit: Credits to be Take EAL EST VAL $52,273,780 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ IRE & RESCUE 9 Capital Facilities col sum only) Qper Cap Equip Enpe[td/P.ebt S. Taxes, Other ire and Rescue Department $194,917 lementary Schools $0 $0 $0 fiddle Schools $0 ligh Schools $0 $$3,052 'arks and Recreation $62,767 $3,319 'ublic Library $10,912 $6,458 $36,059 $0 $1,3$0 sheriff's Offices ,dministration Building )ther Miscellaneous Facilities $8,288 $10,574 $81,587 $90,077 Total Potential Adjustment For Tax Credits Revenue- Net Capital Net Cost Per (Unadjusted) Cost Balance Facilities Jmpacl QmIling Urft $0 $0 $194,917 $2,436 $0 $0 $0 $0 $14,146 $14,146 $48,522 $608 $3,052 $3,052 $7,860 $98 $37,378 $37,378 $0 $0 $0 $0 $8,288 $104 $171,663 $171,663 $0 $0 SUBTOTAL $293,916 $1.17,646 $90,077 $18,517 $226,239 LESS: NET FISCAL IMPACT $9,153,251 $9,163,251 NET CAP. FACILITIES IMPACT INDEX: "1.0" If Cap, Equip Included 1.0 INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Av g: 0.0 Rev -Cost Bal = PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg = $226,239 $67,677 $846 $9,153,251 $9,153.251 $114,416. sul sul 1.000 1.42342 -------------------------- ---------- ------ -- ----- - - OETHODOLOGY 1. Capital facilities requirements are Input to the first column as calculated in the model. 2. .Net Fiscal Impact NPV from operations calculations is input in row total of second column (zero if negative); included are the one-time taxes /fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated In fiscal Impacts: 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. 6. Columns three through five are added as potential credits against the calculated capital facilltles requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). NOTE: Proffer calculations do not Include Include interest because they are cash payments up front. Credits do Include Interest if the projects are debt financed. NOTES: Model Run Date 09/09/02 ERL Project Description: Assumes 360,000 sq. ft. R&D/Office. 10,000 sq. ft. restaurant, 160,000 sq, ft. warehousing, and 80 age res tricted dwelling units on 104 acres B2 and MS Districts, 0 Due to changing conditions associated with development in the County , the results of this Output Module may not be valid beyond a period of 90 day s from the model run date. 2001 MODEL .boo400 �� \ •��J� ��_ \ 1��� 1--~ic Scale jn Feet / �- Fie A. am 1-- STREET IMPROVEMENTS 1. On U.S. Route 50, a left turn lane for eastbound provided — — traffic will be ; 2. On U.S. Route 50, an acceleration/deceleration lane will be added across the entire Route 50 frontage of the site, and the onl exit laced at the Rouge 9•�`Y \� �` / ��� 1317 intersection. Curb and u ter will be provided along the entire frontage; 3. At the VA Route 1317 intersection, two left turn lanes, one t _ Wo �',hru lane and one ri ht turn -��- i��-� be pro g lane will i�� %- provided; %. �j/iij/ •-. i,<�,� \\ice ��' ( II; i �i i /r1 4. Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes as described in the traffic study; 5. A traffic signal will be provided at U.S. 50 and VA / Route 1317 / �� l '� \ \ ° 6. Eastbound U.S. Route 50 stacking lane for left turn at eastern° signal light. (Currently VDOT improvements are underway for � wideningand p _ ` — = �� un rovin the north bound exit ramp lanes of VA Route 37 Impact Analysis for Rezoning the DeGrange Property Street Improvements The DeGrange property located in the northwest quadrant of the intersection of US Route 50 West & Route 37, consists of 102.0216 acres zoned Rural Area (RA). 51 acres are requested for Business General (82) zoning. The DeGrange property is located in the Gainesboro Magisterial District of Frederick County, Virginia. December, 1996 gilbert w. clifford & associates, inc. Engineers • Land Planners • Surveyors 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 Fax 540-667-0493 • o , --Z: 10 1 p 420 Olt woe i / h�i 0 AREA TO BE REZONED FROM RA TO B-2 51.0540 ACRES LANDSCAPE DESIGN FEATURES 1. A thirty foot (30') landscaped green strip along the Route 50 frontage protion of the site. 2. A landscaped green area along the north side of the main entrance. 3. A landscaped, open, green visual focal link with the 50 and 37 interchange area. 4. A central open space area, currently shown as Degrange Park, planned as part of the area rising in the west portion of the property. 5. A landscaped buffer area, ten feet (10') in width, planted with a double row of white pines or equivalent evergreen. 1 • 0 250 500 1000 Graphic Scale in Feet 1 "=J`00' f o, ,;JiY Yfllf / / � f .r L� 0 Impact Analysis for Rezoning the DeGrange Property Concept Plan The DeGrange property, located in the northwest quadrant of the intersection of US Route 50 West & Route 37, consists of 102.0216 acres zoned Rural Area (RA). 51 acres are requested for Business General (B2) zoning. The DeGrange property is located in the Gainesboro Magisterial District of Frederick County, Virginia. December, 1996 gilbert w. clifford & associates, inc. Engineers • Land Planners • Surveyors 200 North Cameron Street Winchester, Virginia 22601 540-667-2139 Fax 540-667-0493 0 PROTECTIVE COVENANTS.AND RESTRICTION FOR FREDERICK CENTER RECITALS Whereas, the owner desires -to create on the property and any additions thereto a business center with open spaces and a planned mix of office and commercial uses, and desire to provide for the preservation and enhancement of the property values, amenities and opportunities within the property and for the maintenance of the real estate and improvements thereon, and to this end desires to subject the property to the covenants, restrictions, easements, charges and liens hereinafter set forth. ARTICLE I PURPOSE It is. the purpose of this Declaration to assure the orderly and attractive development of the property in an efficient and harmonious manner, to preserve and enhance property values, amenities and opportunities within the property, to promote the health and safety of the occupants and to maintain a harmonious relationship among the structures and the natural vegetation and topography thereon. This declaration is designed to complement the Frederick County Zoning Ordinance and other local and state government regulations and ordinances, and where conflicts occur, the more rigid requirement shall prevail. ARTICLE II PERMITTED AND PROHIBITED USES PROHIBITED USES No communication towers, satellite earth stations, dish antennae, or exterior radio/TV antennae shall be permitted without the prior written consent of the Architectural Review Board (the 'Board"), as provided in Article V, which consent shall not be unreasonably withheld. Protective Covenants And Action For Frederick Center l Approval from any public agency notwithstanding, no operation will be permitted which creates objectionable noise, smoke, odors or which in any other way, in the opinion of the Board, will constitute'a nuisance or degrade the value of the real estate within the property. No rubbish or debris of any kind shall be placed or permitted to accumulate upon or adjacent to any site, except in approved waste containers in screened areas in locations at the rear or sides of building approved by the Board. ARTICLE III DEVELOPMENT STANDARDS PLAN APPROVAL REQUIRED No Improvement shall to constructed, erected, placed, altered, added to, maintained or permitted to remain on the property until the plans shall have been submitted to and approved in writing by the Architectural Review Board as provided in Article IV. BUILDING LINES All setbacks shall be subject to approval of the Board. SITE DESIGN Location of Parking Lots The curb or edge of any parking lot, loading zone or service area, shall not be closer than 10 feet from the front street curb or from any property line. Property Design Design of the property as a total integrated complex is required. Building design in terms of massing, scale, color and circulation shall relate to adjacent buildings and to the total development. Orientation of uses shall be based upon site considerations, uses of adjoining buildings, visual impact and overall circulation patterns. When multiple structures are planned as part of a project under single ownership, they shall be designed in 'a unified architectural and J spatial manner. 2 Protective Covenants And Restriction For Frederick Center BUILDING MATERIALS AND DESIGN Exterior Walls Exterior wall materials shall be subject to review and approval by the Architectural Board. AUTOMOBILE PARKING On -Site Parking Required The owner of each lot or site shall provide adequate automobile parking on such owner's lot or site capable of accommodating the reasonable parking needs of its employees, visitors and company vehicles. No use or activity shall be permitted on any lot or site of the property, unless adequate parking is provided on the lot or site for such use or activity in accordance with the terms and conditions set forth herein; and in the event that the parking requirements on any lot or site increase as a result of a change in use of the lot or site or as a. result of an increase in the number of employees working at the site, it shall be the owner's responsibility to provide additional parking areas, as approved by the Board, either on the site or elsewhere, in order to accommodate such increased parking requirements. Such additional parking areas shall be provided prior to, or concurrently with, the institution' of such changed use or the employment of such additional employees. Off -Site Parkin Each owner, of occupant of any lot or site shall use its best efforts to prevent its employees, lessees, agents, contractors, customers and visitors from parking on any public street within the property. Further, the Association shall have the right to cause vehicles parked on any common area or public street with in the property to be removed by towing or otherwise to a licensed garage for storage until called for by the owner of the vehicle or his agent, provided that notice of such action shall first or simultaneously therewith be given to at least one of the local law enforcement officers. In the event of such removal or storage, the owner of the vehicle 3 0. Protective Covenants And Restriction For Frederick Center j involved shall be chargeable with and the said vehicle may be held for a reasonable charge for its removal and storage. Parking Area Standards Parking areas shall be paved with asphalt or concrete and shall have concrete curbs around their perimeters. Other special paving materials may be used to accent special entrance areas or walkways, if approved by the Board. In the front and on the side of buildings, paved parking areas larger than twenty- four (24) parking spaces shall have landscaped islands and areas intermittently spaced, as approved by the Board. Screenin Where possible parking shall be screened from the view of Route 50 by depressing grades, by use of landscaping, and/or by earth berms. A 30' vegetative buffer is to be provided along the US Route 50 frontage. Fences No fences shall be allowed in the development without the prior written approval of the Board of Architectural Review. Any permitted fences shall be screened as hereinabove provided. TRUCK LOADING AND PARKING All loading docks shall be located in the rear of the buildings or screened from view so that trucks using such docks will not be readily visible from public streets. OUTSIDE STORAGE No outside storage of any type will be permitted without written approval of the Board. When such approval is given, the outside storage area shall be totally enclosed with a screen approved by the Board so that storage is not visible from the neighboring buildings or property or the street. 9 4 Protective Covenants And ReslTction For Frederick Center LANDSCAPING Landscaping Plan All open areas on each lot not occupied by buildings and paved areas shall be suitably graded and drained and shall be landscaped with lawns, trees and shrubs. The landscape plan submitted to the Board for approval as part of the plans shall show such things as the preservation of natural areas, the planting of trees, shrubs and grass and installation of earth berms and screens and optional underground sprinkling systems. Plant material shall be in conformance with American Association of Nurserymen Standards for Nursery Stock, latest edition (ANN). Landscaping, as approved by the Board, shall be installed within one planting season of occupancy or within six months of substantial completion of any building, which ever occurs first, provided that an extension may be granted by the Board in the event of inclement weather. The date of substantial completion shall mean that date on which the exterior walls and roof have been installed. The installation and maintenance of all landscaping on each site shall ` be done in a good and workmanlike manner. Maintenance All landscaping on each lot, including landscaping located within any easements reserved by Declarant for such purpose, shall be properly maintained by the owner of the lot, which maintenance shall include all necessary cutting, watering, fertilizing, aerating, spraying, pruning and required replacements. However, the Association may assume responsibility for the maintenance of landscaping within the easement area reserved to declarant for landscaping and related purposes. Dead or damaged planting material shall be promptly replaced. Tree Removal No healthy tree with a diameter exceeding eight (8) inches may be removed without the approval of the Board, which approval shall not be unreasonably withheld where removal of such trees is required in connection with the location of a building or paved area. Reasonable care shall be exercised to preserve trees and assure that they remain healthy. 5 Protective Covenants And ResTriction For Frederick Center j EASEMENT FOR LANDSCAPING AND RELATED PURPOSES; COVENANT TO DEDICATE FOR STREET WIDENING Easement Abutting Public Streets There shall be and is hereby reserved to declarant a perpetual and non- exclusive easement over any common area, for the purpose of erecting and maintaining street intersection signs, directional signs, temporary promotional signs, lawns, shrubbery, lighting, entrance features and/or "theme areas", lights, stone, wood or masonry wall features and/or related landscaping. EXTERIOR LIGHTING All exterior lighting shall be designed, erected, altered and maintained in accordance with the final drawings and specifications as approved by the Board, Lighting shall be compatible and harmonious throughout the entire property and shall be in keeping with the specific use of the building. i If automobile and truck parking areas are illuminated, the light sources shall be screened to reduce visible glare from the street. All outside wirings for exterior lighting shall be installed underground. On -site lighting shall be directed away from any residential uses. SIGNS AND GRAPHICS Approval All signs of every nature shall be uniform and consistent with the overall development of the property and subject to the prior written approval of the Board as to size, shape, color, material, design, wording and location. Where possible multiple use "marquee" signs are desirable. Temporary Sims Temporary signs may be erected on a lot or site (i) by persons offering for sale or lease premises on such lot or site, or (ii) by builders, lenders, and architects +� involved in the construction and design of buildings on such lot or site., These signs shall be designed in accordance with the Development Guidelines, and the 0 Protective Covenants And R ririction For ` Frederick Center design, size, location and number of signs shall be subject to the prior approval of the Board. Signs offering property for sale or lease shall be removed within thirty. (30) days after completion of sale or lease of the property. Construction signs shall be removed within thirty (30) days of completion of the shell of the building UTILITIES Utilities All new utility lines, including electrical and telecommunication lines, shall be installed and maintained underground. Reservation of Utility Easements Declarant shall have the right to create at any time by recordation of an appropriate instrument among the land records of Frederick County, Virginia, temporary or perpetual easements for the purpose of locating, installing and maintaining utility and drainage lines, walkways and trails, and the right of access to said easement areas for' construction, utility maintenance and emergency vehicles, over, under, or across any and all lands within the property except (i) building locations previously approved by the Board and any applicable government authority or (ii) areas of a lot or site which now or hereafter are reasonably set aside by the owner as proposed planned building locations and which, if submitted for governmental approval as a building location, owner reasonably believes would satisfy all state, local and federal regulations, statutes and ordinances, and which are consistent with sound engineering and architectural principles and practices. The declarant shall have the right to assign the benefit of any such easement to any utility company or local government. CONSTRUCTION Once commenced, construction shall be diligently pursued to completion. No construction or building materials, vehicles or mobile buildings shall be located or stored within street rights -of -way or landscape easements. 7 Protective Covenants And Ruction For Frederick Center MAINTENANCE DURING CONSTRUCTION During construction the owner shall be responsible for keeping the premises in reasonably neat condition, preventing the accumulation of trash, and shall prevent runoff of soil from the site onto adjacent property or the MAINTENANCE No building or other improvement on the property shall be permitted by its owner or occupant to fall into disrepair, and each such building and other improvement shall at all times be kept in good condition and repair, property maintained and adequately painted or otherwise finished, clan and safe. All asphalt or concrete pave surfaces shall be resurfaced or sealed as needed and all potholes shall be promptly repaired. Unimproved sites shall be maintained in a reasonably neat condition, free of debris. STORM DRAINAGE SYSTEMS Uwners may participate in any storm water management program established or to be established for the property by declarant and/or the association designed to serve their properties by separate agreement with the declarant and/or the association. Participating owners shall contribute to the cost of installing and/or maintaining. the common retention areas and other shared storm water management facilities ("Storm Water Management Facilities") on a contractual basis, as set forth in the written agreements between the participating owners and the declarant and/or the association (the "Storm Water Management Facilities Agreement"). ENVIRONMENTAL PROTECTION Owners and occupants shall comply with all federal, state and local governmental statutes, ordinances and regulations relating to environmental protection, in relation to the property. Protective Covenants And ReORction For Frederick Center ARTICLE IV ADMINISTRATION AUTHORITY This declaration shall be administered by the association, except for those functions specifically reserved herein for declarant. ESTABLISHMENT OF ARCHITECTURAL REVIEW BROAD PROPERTY OWNERS ASSOCIATION DUTIES AND FUNCTIONS OF ASSOCIATION I Protective Covenants And ReOction For Frederick Center COVENANT FOR ASSESSMENTS LIABILITY FOR ASSESSMENTS REMEDIES OF THE ASSOCIATION IN EVENT OF DEFAULT SUBORDINATION OF LIEN TO MORTGAGES ARTICLE V ENFORCEMENT PREVENTIVE REMEDIES The Board, the Association or any Owner, lessee or licensee may proceed at law or in equity to prevent the violation of this Declaration. 10 -i J Protective Covenants And Restriction For Frederick Center RIGHT OF ENTRY ENFORCEMENT RIGHTS CUMULATIVE REMEDIES FAILURE TO ENFORCE NOT A WAIVER OF RIGHTS ASSIGNMENT OF RIGHTS AND DUTIES CONSTRUCTIVE NOTICE AND ACCEPTANCE 11 III IMPACT ANALYSIS Winchester Medical Center ImpactAnalysisStatement III. Impact Analysis A. Site Background and FEstory The Winchester Medical Center continues to plan for the future medical service support needed in the region. This proposal includes the addition of 102 acres to the 160 acre medical campus existing within the City of Winchester and adjacent to Route 37 and U.S. Route 50. The purchase of the deGrange parcel represents a logical and needed expansion of the overall campus to consolidate a number of uses that had been implemented in diverse locations due to space planning over the years and to propose new uses necessary to the continuing and increasing needs for medical services in the region. Tract 1 of deGrange was planned for intensive B-2 use in 1997 when Frederick County implemented the B-2 zone for that property. The 1997 planning for the rear 52 acre Tract 2 was for a range of M-1 uses as discussed at that time. This impact analysis proposes a new range of uses consistent with the needs of health planning and proposes a plan to integrate the new tract with the existing campus by means of transportation improvements. (See Table 1 and Figure 2). Many uses needed within this new district are B-2 in nature and are logically located on the original Tract 1 50 acre parcel. For this reason the proposed zoning of this parcel has not changed, however, the range of uses has been extensively modified. N lEinchester Medical Center Table 1 Winchester Medical Center Rezoning Site Use Summary U.S. Route SOW Corridor Frederick County, Virginia ITE Amount Code and Use Quantitv Unit deGrange Eazsting B-2 (50.0540 Ac) Tract 1 312 Business Hotel 100 Rooms 760 Research & Development Park 23 Acres 200,000 SF 820 Shopping Center 162,325 SF 12 Drive -In Bank 2,400 SF 832 H-T Restaurant 250 Seats 10,000 SF I- I MS from RA (51.9676 AC) Tract 2 150 Warehousing (Distribution Center) 710 Office (Administration Building) 750 Office Park 620 Nursing Home (150 beds) 253 Elderly Housing - Attached ImpactAnalysis Statement 10 Acres 160,000 SF 109,900 SF 15 Acres 160,000 SF 150 Beds 80 Units Age restricted (no children) / , I 1 1 / 1 N(r. s 1 1 / -- • � �/NGN( f l7rra� � ���4 , =�J� j r: ^ "zo..w���' --''�- �-s.�.avwiw w.xw�+mc-.��•.- _ �y �=- " ems— � - �.�.sss ON A.2MIN col f P ; ��: C N�f71CGVf; r iWINCHESTER MEDICAL CENTER PROPERTY gilbert w. clifford & associates, inc. Eroneem Land Plennerb water oL** 1 FREDERICK COUNTY, ORCIN6q VOICE : (540)667--2139 1� FAX- (540) 665 0493EWUL' gwclMmnsimcom Fiqure 2 Winchester Medical Center ImpactAnalysis Statement B. Location and Access The location of the site is shown on Figure 1 as well as the current land uses. The aerial photograph background was prepared in February 2002 and reflects current conditions. Access to the site is the same as proposed in the deGrange rezoning by way of a major collector connection with U.S. Route 50 just west of the Route 37 interchange. The range of adjacent uses has remained the same since 1997 which includes a small residential area along Route 50 and with the remaining uses being agricultural primarily apple orchard along the western and northern boundary of the site. Some commercial expansion has occurred across U.S. Route 50, which is a 7-11 store at the corner of the proposed major collector roadway connection with U.S. Route 50. This is located on the Livestock Exchange property. The Frederick County Comprehensive Plan for the Round Hill Community proposed a land use plan (Figure 3) Tract 1 the WMC site is contained within the urban development __. area and the sewer and water service area Tract 2 is immediately adjacent and outside of the UDA and SWSA. It is proposed that the approval of this rezoning will modify the sewer and water service area line to include the remaining 52 acre parcel proposed for MS uses. Lands to the immediate west have been planned for business and commercial uses and current planning on at least one of these parcels has been coordinated so as to produce a compatible transportation plan consistent with the comprehensive plan requirements. WINCHESTER MEDICAL CENTER PROPERTY CompREHENSIVE PLAN gnbert m c|ifford 8c ousociotew, inc. VV egkwmm Und Pbmwv WISWOUSEY 117E. n' modwur,w,7- 22601 "kcw* Figure 3 Winchester Medical Center ImpactAnalysis Statement C. Site Suitability The site is ideally suited for the B-2 and MS support district designation. Slopes on the site are generally less than 4% except in the northern and northwest corners of the site where some slopes approaching 30% are found. The steeper sloped portions of the site will be preserved in proposed open space and buffer areas during master planning. The site has a great deal of visibility from the VA Route 37 corridor. Planning for uses on this site is to respect this view shed by the proper orientation of buildings and architecturally significant structures. Site drainage generally flows from west to east in the northern Tract 1 area and from north to south in the Tract 2 area. The site is underlain by Ordovician limestone formations which have characteristic clay lenses between rock outcrops. The development potential of sites of this nature have been proven to be effective with proper geotechnical control. Appropriate attention need be made to groundwater issues and impacts. since this site lies within the hydrologic recharge areas of Frederick County. The site can be served by the extension of sewer and water services from the Frederick County Sanitation Authority by use of a regional pump station located near the interchange of Route 37 and US. Route 50. This pump station would transfer wastewater to the Sunnyside sewer collection system as discussed in a later section of this report. This is the same system proposed in the 1997 rezoning plan. I-riV \ 1 II / \ / f� I- 1tlk 5 r�\ i t "` t .; i ' I / WINCHESTER MEDICAL CENTER PROPERTY yam, gilbert w. Clifford &associates, inc. o SITE SUITABILITY Ergkvws LaM >s war oualtr 117 E Fmd9y St Nrmhester, Vn inm 22601 rocncoh�'v rani iury innr IAIIA VICE: (540) 667-2139 FAX (W) 665-0493 EWA owcOOmnsinc.can • }S 11s; il,r; j }W 1, AN f �` —'� � ;`_�� _—'t,!fl;\'! \y` �_s,' '.•'/ ~\ S1SLOPE ••�� ---�. -�\ � � � _ _ //l !%' / / f � f % � --,'� mil'— ` l / / _ AGE r!_ r �; ' (j�N. :`—�, _ _ "- " — �-- _—'%', \ \ ♦ Lam! ;, „ ' � __ r r� 1 ' -- - / L H -• k Tfat ! tl. c . +,x d'.• �r ? f' ! , /. / _ ... , W/NCHESTER MEDICAL CENTER PROPERTY gilbert w. Clifford & associates, inc. O O SITE SUITAB/CITY a ,a �Wvwv water ouenr 117 E Rcoiflh St IYrc6ester, Virginia 22601 FREDERICK COUNTY IKRCINA VOLE: (540) 667-2139 FAX: (540) 665-D493 DAAL: gwd"mnsin-corn F figure 4A 0 1 TPinchester Medical Center Impact Analysis Statement D. Traffic A complete transportation study was conducted in between late 2001 and September 2002 for this site and is attached by reference. This transportation study properly reflects the impact of the new transportation interchange on VA Route 37 which serves the existing Valley Health Center campus and offers the potential for western access to future planning for Frederick County in the area between U.S. Route 50 and U.S. Route 522. The key feature of this rezoning proposal is the proper orientation of the major collector roadway called for in the comprehensive plan to a proposed interchange point appropriately west of the new WMC interchange to allow for proper transportation function. See Figure 5A, 5B and 5C. This proposed intersection was found to be too close to a proposed western access point as shown on the current comprehensive plan. Also the proposed major collector properly aligns with the proposed intersection with U.S. Route 522 that has been planned since 1997 as a result of the Winchester Equipment Company application for rezoning and subsequent construction of the facilities. Meetings have been held in order to confirm that the relocation of the proposed major collector is not more adverse to the interest of adjacent agricultural uses than that proposed earlier. Also the location of this major collector provides better access to future planned uses along U.S. Route 50 to the west and does not disrupt the campus style planning for the Winchester Medical Center. The Agency review period on this rezoning request has included an exhaustive review of traffic impacts from this proposal as well as the WWW proposal which is working its way towards hearing later in the spring of 2003. After several traffic study modifications at the request of VDOT and staff an appropriate regional plan has evolved which is acceptable to VDOT. The nature of the revised transportation proffer follows closely with a combined and phased improvements plan which is summarized by consultant letter of 18 December 2002 and included in the appendix of the report. The principle elements of the plan are: (1) All proffered road improvements are to be constructed at the beginning of Phase 1 development. (2) The northbound Route 37 ramp improvement is a responsibility of the WWW application but if required by WMC prior to WWW development, this work (413 in appendix) will be constructed by WMC pursuant to reimbursement agreement with WWW. (3) Applicant'to provide automatic trip count monitoring at the U.S. Route 5Q connection_ (Major connector intersection). (4) As generated traffic reaches 9,200 TPD (Phase 1 generation) a new traffic study is to be commissioned which will evaluate impacts in light of regional changes in traffic and roadway improvements on Route 50, Route 37 and major (Revised 1/7/O) Winchester Medical Center Impact Analysis Statement t collectors. Acceptable levels of service shall be predicted in order to proceed beyond Phase 1 levels. Since levels of service "D" occur in background without the proposed development, a level of seance "D" will be the controlling criteria for regulatory response. (5) Appropriate regulatory oversight and details are to be worked out during the master plan approval phase of development and will include reviews by VDOT and County agencies as appropriate. An important finding and conclusion of the transportation plan is that WMC is allowed the full range of traffic generation allowed under combined Phase 1 conditions under current zoning (by right) and that the proposed proffer modification represents a significant improvement to traffic planning in the Route 50 corridor over existing planning. The comprehensive approach developed regionally allows Frederick County to provide important new resources for health care, business and commercial without the risk of adverse traffic conditions. This plan provides for acceptable and manageable progress towards implementation of the Frederick County comprehensive plan. (Revised 117/03) 0 • f igure )A 0 0 r N Qr � I � \FUTURE EXTEN§IDN AT ROUT� 803r i _ •— l t is ' \ �L�� ♦\ fit_ /1' �� �- — ? ��\� � \���� :\\� r °fib �• \/ " ✓'> ��'�= 1 tom; �� �` ; : �' --� �-- •\ 1 % ss WINCHESTER MEDICAL CENTER PROPERTY gilbert w. Clifford & associates, inc. a o TRANSPORTATION PLAN Engkwom Lend Plm we water OualtY 117 E Fcadiy St lrmdteea, Woria 22601 FREDERICK COUNTY, WROINI4 VOICE: (540) 667-2139 FAX- (540) 665-D493 DAL• grc&ffOmnsi xom Figure 5B E U / �� � 1 1 1 I ♦ 1 l ACT 1 % t{ % All- -------- -- --`-' -- 'a�"'r -` �t i. •" :^^L:� ✓-=i`=\ _- 1/ti%%- !' j Ali �E-/,;'! •3 ;k mom+• ' � WINCHESTER MEDICAL CENTER PROPERLY v\ gilbert w. clifford & associates, inc. O SITE SUITABILITY I Plamwe water sty 117 E Rmcfili St Winchester, Virginia 22601 FREDERICK COUNTY, WRCINA Mc'_ 1\540) 667-2139 FAX: ;540) 665-0493 EML grciifftlmnsinc.com Figure 5C • Winchester Medical Center Property AN Route 50 West Prepared by Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly street, Suite 200 Winchester, Virginia 22601 540-667-2139 4v ■ 'FUTURE EXIB C)N JO US ROUTE, W _' _'- AT ROUTE--60 ll `.J: .•- `�\ i ' / J t f _ �^:�.�—� c`�it J��' 1 �T �.� ._ f — �—_--_'_---�..; J/� .I ♦'�%11(� �ri l'i �� l\ J 1 1 1 J� ' !f I' / /!I—)f !1 !fj r ♦�1� f ! ! 1 COLLECTOR �OLLEOSED MAJOR \ \ r a. r � t I .,l � �,\� �` �'♦ �L.CC.T� ,, � r 1 ! {+ 1 \` ,_�y�— 1 � \\ t � J� Y� Yj�`" \1 ♦ 1 L \ \ �. lit T0, ^ - - � � i fJlf 41,y\J J 1 AM 1 �� i1 r �E•L1�7+'u=Nf c 1? \ `�1 � �! "' \) �JJ kt�t \ �jr�r� �41 � j . :� r s � �S =1a—_ ICI___ — x rl WRm.. 1 _• mm a�a+ 58 � .��f � -� ��� �y '�!'Ii'1i17 � ir` l I '�y� 1 ♦ �� ! t v �i ? Via,•Aw : t _ ms - t _, .,: ...,w;. 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"'ti - - M' r - �-� tea' ".cu .� o a• • - •Y Z Summary of Basis .of Proffers for WWW,LC Proffer No i Work Description Responsible Party Estimated Cost WMC Proffer WWW Proffer VDOT (2003 Dollars) 1 Rte 50 EBL-LTL WMC Entrance WMC 2 Rte 50 WBL-3rd Thru Lane-WMC Frontage WMC $47,064.00 $47,064.00 3 WMC-5 Lane Entrance incl collector rd thru property W C M $160,480.00 $160,480.00 4 Rte 37-NBL&SBL off ramps-RTL WMC ne 5 Rte 50-WMC Entr-Stoplight WMC 5 $12,504.00 $125,504.00 _ 6 Rte 50 EBL-2nd LTL/length trans -to NB Rte 37 WMC $1000.00 $115,000.00 7 Rte 50 WBL-3rd Thru Lane-WWVV Frontage WWW $68,152.00 $68052.00 8 Rte 50 EBL-LTL WVVW Entrance $439,264.00 $439,264.00 9 Rte 50 WBL-LTL Rte 803 Entrance WWW $47,064.00WWW $47,064.00 10 WWW—.5 Lane Entrance incl collector rd to WMC VVww $47,064.00 $47,064.00 11 W Rte 50- WW Entr-Stoplight VVWW ne 12 13 Rte 803 Relocation-Intx Rte 50 Rte 37-NBL on ramp -transition FRED CTYN VVw rev sharin g WWW $115,000.00 $235,320.00 $115,000,00 $235,320.06 14 Rte 50-EBL-LTL-West Entrance(VDOT HQ) WWW47,064.00 $78,440.00 $78,440.00 15 Rte 50 EBL&WBL-WWW east entr-crossover impr(unsignalized) VVW W $47,064.00 $94,128.00 $94,128.00 Line Totals Previous Estimate-WMC $1,619,544.00 $516,200.00 $868,024.00 $235,320.00 $397, 500, 00 r tim I. Ib ApA 26, In6. J. µE wq aN /v w nd rw.n m GRAPHIC SCALE, 1 Nw rter �n H. CIAY AEowor ESTATE Dml Book 140 Page 479 Lw d Sumyon, P.L.C. 130wom fs(M)OP6M s 0 AA X R E C E I P T - Y E A R 2 0 0 2 FREDERICK COUNTY C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604-0225 2002 REAL ESTATE TAXES 104.35 ACRES 53 A Acres: Land: 2155700 Imp: WINCHESTER MEDICAL CENTER, INC Ticket #:00378910001 Date : 12/09/2002 Register: LKH/LK Trans. #: 10685 Dept # RE200202 ACCT# 14304 Previous 68 Balance $ 104.35 Principal Being Paid $ 0 Penalty $ Interest $ Amount Paid $ *Balance Due PO BOX 1334 as of 12/09/2002$ WINCHESTER, VA 22604 Pd by WINCHESTER MEDICAL CENTER, INC NY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. 13149.77 13149.77 00 00 13149.77 .00 (DUPLICATE) FREDERICK COUNTY TREASURER 107 NORTH KENT STREET • 0 SUITE 100 DATES TO REMEMBER Jan. 2 Vehicle decals go on sale Jan. 31 Dog tags due for renewal Feb. 15 Vehicle decals to be displayed Mar. 1 Business Equipment/License Must be filed Apr. 1 Business License fee due June 5 First Half Taxes Due Personal Property Real Estate Sanitary District Street Light Nov. I Dog tags go on sale Dec. 5 Second Half Taxes Due Personal Property Real Estate Sanitary District Street Light Other due dates as billed by the Commissioner of the Revenue's Office. Mailinp- Address Frederick County Treasurer P.O. Box 225 Winchester, VA 22604-0225 (540) 665-5607 E-mail Address BOmdoff@co.frederick.va.us For Tax Information & Online Payments WW W.CO.FREDERICK.VA.US Treasurer's Office Hours Monday through Friday 8:30 am to 5:00 pm Extended hours may be offered during peak times, watch for details in local media. ■ ■ * ............ * * * * * * i .............. . FOR VEHICLE LICENSE REGISTRATION I declare that the statement and figures hereon are true, full and correct to the best of my knowledge and belief. Used 50% for Business Yes No Signature Signature ' wig, W-1-- - "r %vN WINCHZ-57-El'? MEDICAL CENTER PROPERTY �D LOCATION MAP O VIRGINIA A gilbert w. clifford ML& associates, inc. Engineers Land Planners Water Quality 117 E. Picadilly St Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL: gwdiffOrnnsinc.com Figure 1 F-I L-� v 4 t It \FUTURE EXTENSION / r `-TO'�1S��ROUTE ,5(}'' AT ROU,TF-803i �,o `�1 \ � r � jam` �\I\( �.?�.'�: �•`:\�L\\` • (ir/��; /.�-I•,. / i r �}�j � \• -- � ! 1 � • � � o f 1 ��.�;�+;���,}, � 1 � Sri - � \ j 1� `\ �_, \ .� t ram, � �.. r• � ,.-- <: c0 WINCHESTER MEDICAL CENTER PROPERTY O GENERALIZED DEVELOPMENT PLAN O O "WEST CAMPUS" rU FREDER/CA' COUNTY, WRCINIA 6-2 Property gilbert w. clifford & associates, inc. Sheet Bgheemt Larid gnats Water OLa ty 1 Of 117 E. Ficodiy SL Wmches&, Virginia 22601 2 YOKE: (540) 667-2139 FAX- (540) 665-0493 EMAIL pcfiff®mnsinc.can COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 IN JTIFICAVICUNI OF PUBLIC. HEARING March 27, 2003 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING APPLICATION #02-03 FOR WINCHESTER MEDICAL CENTER - WEST CAMPUS On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, April 9, 2003, 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 #02-03 of the Winchester Medical Center, submitted by G. W. Clifford & Associates, Inc. to rezone 50.0540 acres from B2 (Business General) to B2 (Business General) with revised proffers, and 51.9676 acres from RA (Rural Areas) to MS (Medical Support). This propertyis located north and adjacent to Route 50 and west and adjacent to Route 37, and is identified with Property Identification Number 53-A-68 in the Gainesboro Magisterial District. 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 the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, lz� 'Q�� Christopher M. Mohn, AICP Deputy Planning Director CMM/cih OA\Agendas\Adjoiner Ltrs\2003\REZONINGS\Winchester Med Ctr.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 1_J Ll This is tQ certify that the attached correspondence was mailed to the following on ` from the Department of Planning and Development, Frederick County, Virginia: 83 - A- - 84- ENGLISH, DAVID M & JUDITH A 288 DROVER LN MIDDLETOWN, VA 22645.2039 53 - A- - 68- WINCHESTER MEDICAL CENTER, INC PO BOX 1334 WINCHESTER,VA 22604 53B - 3- - 5- BUCHER, DENNIS KEITH & PEGGY S 182 MARPLE RD WINCHESTER, VA 53 - A- - 74- TURNER, CAROLYN R 424 W CECIL ST WINCHESTER, VA 53 - A- - 69- FRUIT HILL ORCHARD, INC. 22603.4141 22601.3706 53 - A- - 73- HUFFMAN, PAGE F. & ELVA 194 ECHO LN WINCHESTER, VA. 22603.3909 53B - 3- - 1- FARMERS LIVESTOCK EXCHANGE,INC PO BOX 2696 WINCHESTER, VA 22604-1896 53 - A- - 76- JOHNSON, ROBERT B. 2054 NORTHWESTERN PIKE WINCHESTER, VA. 22603.3947 Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester. VA 22601 PO BOX 2368 WINCHESTER, VA 22604.1568 Chris p er M. Mohn, Deputy Director Frederic Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County aforesaid, do hereby certify that Christopher M. Mohn, Deputy Director for the Department of -_,,Planningand Development, whose name is signed to the foregoing, dated % 003 , has personally appeared before me and acknowledged the same in my S to and Cou ty aforesaid. Given under my hand this U day of ,/ J ),003 My commission expires on <3 / D 3 �-4 1 ' -f, � 16&' NOTARY PUBLIC i Synooih Feed Sheets TM 0 53 - A- - 69- FRUIT HILL ORCHARD, INC. PO BOX 2368 WINCHESTER, VA 22604.1568 53 - A- - 73- HUFFMAN, PAGE F. & ELVA 194 ECHO LN WINCHESTER, VA. 22603.3909 53B - 3- - 1- FARMERS LIVESTOCK EXCHANGE,INC PO BOX 2696 WINCHESTER, VA 22604.1896 53 - A- - 76- JOHNSON, ROBERT B. 2054 NORTHWESTERN PIKE WINCHESTER, VA. 22603.3947 0 Use template for 51610 53 - A- - 69- FRUIT HILL ORCHARD, INC. PO BOX 2368 WINCHESTER, VA 22604.1568 53 - A- - 73- HUFFMAN, PAGE F. & ELVA 194 ECHO LN WINCHESTER, VA. 53B - 3- - 1- FARMERS LIVESTOCK EXCHANGE,INC PO BOX 2696 WINCHESTER, VA 22604-18! 53 - A- - 76- JOHNSON, ROBERT B. 2054 NORTHWESTERN PIKE WINCHESTER, VA. 22603.3947 ��� 'MvE6nST® Address Labels Laser 516 ID Smooth Feed Sheets TM • Use template for 51610 83 - A- - 84- ENGLISH, DAVID M & JUDITH A 288 DROVER LN MIDDLETOWN, VA 22645.2039 53 - A- - 68- WINCHESTER MEDICAL CENTER, INC PO BOX 1334 WINCHESTER, VA 22604 53 - A- - 75- JOHNSON, NANCY RENNER 2054 NORTHWESTERN PIKE WINCHESTER, VA 22603.3947 53B - 3- - 5- BUCHER, DENNIS KEITH & PEGGY S 182 MARPLE RD WINCHESTER, VA 22603.4141 53 - A- - 74- TURNER, CAROLYN R 424 W CECIL ST WINCHESTER, VA 22601.3706 jn �PW IRV 0 Address Labels 83 - A- - 84- ENGLISH, DAVID M & JUDITH A 288 DROVER LN MIDDLETOWN, VA 22645.2039 53 - A- - 68- WINCHESTER MEDICAL CENTER, INC PO BOX 1334 WINCHESTER, VA 22604 53 - A- - 75- JOHNSON, NANCY RENNER 2054 NORTHWESTERN PIKE WINCHESTER, VA 22603.3947 53 - A- - 75- JOHNSON, NANCY RENNER 2054 NORTHWESTERN PIKE WINCHESTER, VA 22603.3947 53B - 3- - 5- BUCHER, DENNIS KEITH & PEGGY S 182 MARPLE RD WINCHESTER, VA 22603.4141 53 - A- - 74- TURNER, CAROLYN R 424 W CECIL ST WINCHESTER, VA 22601.3706 Laser 5160 blPd o_f . 07-5-03 Pc This A to cerL& that the Z 3 0 D 3 from Courirginia: 83 - A- - 84- ENGLISH, DAVID M & JUDITH A 288 DROVER LN MIDDLETOWN, VA 22645-2039 Gilbert W. Clifford & Assoc., Inc. o/ Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 53 - A- - 68- WINCHESTEnRR MEDICAL CENTER, INC C,pouq(as fcOS�w PO BOX 1334 WINCHESTER, VA 22604 53 - A- - 75- JOHNSON, NANCY RENNER 2054 NORTHWESTERN PIKE WINCHESTER, VA 22603.3947 53B - 3- - 5) b J 7 ) 9 BUCHER, DENNIS KEITH & PEGGY S of PI TO: Barbara - Data Processing FROM: Car*ff - Planning Dept. Please print , sets of labels by: ,20() 5 THANKS H 53 - A- - 74- TURNER, CAROLYN R 424 W CECIL ST WINCHESTER, VA 22601-3706 53 - A- - 69- 53 -A- I e 2, FRUIT HILL ORCHARD, INC. PO BOX 2368 WINCHESTER, VA 22604-1568 53 - A- - 73- HUFFMAN, PAGE F. & ELVA 194 ECHO LN WINCHESTER, VA. 22603-3909 53B - 3- - 1- Y ; + Y3 FARMERS LIVESTOCK EXCHANGE,INC PO BOX 2696 WINCHESTER, VA 226041896 182 MARPLE RD WINCHESTER, VA 22603 4141 Chri r M. Mohn, Deputy Director Lplge'rick Co. Planning Dept. i VIRGINIA OF FREDERICK I, aforesaid, do hf Planning and State and C a Notary Public in and for the State and County ify that Christopher M. Mohn, Deputy Director for the Department of ve ent, whose name is signed to the foregoing, dated h ersonally appeared before me and acknowledged the same in my aforesaid. Given yplder my hand this My commission expires on 53 - A- - 76- JOHNSON, ROBERT B. 2054 NORTHWESTERN PIKE WINCHESTER, VA. 22603-3947 NOTARY • • gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality 11 March 2003 Mr. Charles S. DeHaven, Jr., Chairman Frederick County Planning Commission 2075 Martinsburg Pike Winchester, Virginia 22603 RE: Winchester Medical Center Dear Chuck, Board of Directors: President: Thomas J. O'Toole, P.E. Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. Ronald A. Mislowsky, P.E. David J. Saunders, P.E. Directors: William L. Wright Michael A Hammer Thomas W. Price Attached with this letter are 8 1/2 x 11 illustrations of site improvements at the Winchester Medical Center which will be attached to the project record. In view of the substantial interest in the proposed aesthetics along the Route 50 corridor at the initial public hearing, we have prepared the attached as performance standard illustrations for guidance during the master planning and site planning phases of the project. You will note that the focal link element of the DeGrange rezoning has been moved to a more central location in light of the expansion of the MS district. We have also shown a possible street connection with bridge into the main campus which, as you know is not proffered by the rezoning, however possible subject to future master planning and merger of the two campus facilities. We look forward to meeting with the Commission on March 19th. Should you have any questions prior to to meeting please do not hesitate to call. Sincerely, gilbert w. cliffo Maddox, J CEM/ld Enclosure assocdfes. inc. , Vice President cc: Mr. Roger Thomas, Vice Chairman Mr. William Rosenberry Mr. Cordell Watt Mr. Greg Unger Mr. Gene Fisher Mr. Robert Morris Mr. John Light Mr. George Kriz Mr. Charles Triplett Mr. Rick Ours Ms. Pat Gochenour Ms. Marie Straub Mr. Richard Shickle Ms. Lynda Tyler, BOS Liaison Mr. Chris Mohn Mr. Doug Rosen Mr. Jay Cook MAR 1 2 2003 FREDE0 CK COUN, Y PLANIN NG & DEVEL6PMENT 117 East Piccadilly Street, State 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram(ikarthlink.net Member American Consulting Engineers Council 0 gilbert w elifford & associates, inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 540-667-2139 Fax:540-665-0493 e-mail: gwearam(a?oarthlink.net To: Frederick Count 107 N. Kent Street Winchester. VA 22601 1 We are sending you 0 Hand Delivered 0 Shop Drawings 0 Copy of Letter 0 Attached Change Order Prints Plats 0 LETTER OF TRANSMITTAL Present Date Job No. 3/5/03 Attention: Chris Mohn Re: Winchester Medical Center Under Separate via Samples Plans Copies Date Description 1 Revised Proffer with Original Signature Are Transmitted 0 For Approval 0 For Your Use aAs Requested 0 For Review or Comment For Bids Due Remarks Copy To: 0 Approved/Submitted Approved/As Noted 0 Return/Corrections 2003 Signed the following items Specifications Other Resubmit for Approval Submit for Distribution 0 Returned Corrected Prints 0 Loan Print/Return 0 Return/with Signatures MAR 0 5 2003 F4EL)U_'!CK C C)U : y FIANtJihiC' :: f __VF :" .HENT C. E. Maddox, Jr., P.E., VP Rev 3.0 3/10/97 Winchester Medical Center Impact -Analysis Statement H. General Criteria and Summary Winchester Medical Center (WMC) purchased the 102 acre deGrange property in order to expand services for the Center and Valley Health Systems (VHS). This was a logical expansion which represented the only available land adjacent to the 160 acre campus which is located within the City of Winchester. The property is separated from the main campus by VA Route 37 and shares common frontage on U.S. Route 50. During the year 2001 WMC worked closely with the Frederick County Planning Commission (FCPC) and Board of Supervisors (FCBOS) to create a Medical Support District ordinance to guide the development of major medical service facilities in Frederick County. The MS district has been chosen to guide the planning for Tract 2 of the deGrange tract that is presently zoned RA Tract 1 has been previously rezoned to B-2 by action of the BOS in 1997. This rezoning petition maintains the front 50 acres (Tract 1) as B-2 and rezones the north 52 acres (Tract 2) to MS (see Figure 1). The concept plan approved with the B-2 rezoning in 1997 has been modified to reflect a new scope of potential uses and a new transportation plan which implements the MS concept on this site. The Tract 1 (B-2) proffers remain the same as approved except for update editing. New proffers are added in support of the new MS zone. The potential land uses proposed will soften the transportation impacts predicted by the earlier B-2 zone proposal to the degree that overall generated traffic is less for the 102 acre parcel than predicted for Tract 1 (50 acre) alone. Also the petition reflects the effect of the new Route 37 interchange on area traffic, which has been built by WMC since the 1997 proposal. The concept plan (Generalized Plan) has been adjusted to reflect the current Frederick County Comprehensive Policy Plan. • a !ll���666°°���666°°° 'l �� f . i a �'♦'r a A��� a rJ` � � . _ 00 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 INIU IFIC- rI JAI OF PUBLIC HE"ARIPIr March 5, 2003 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING APPLICATION #02-03 FOR WINCHESTER MEDICAL CENTER - WEST CAMPUS (tabled at the February 5, 2003 meeting) On behalf of the Frederick County Plamzing Commission, you are hereby notified of a public hearing being held on Wednesday, March 19, 2003, 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 #02-03 of the Winchester Medical Center, submitted by G. W. Clifford & Associates, Inc. to rezone 50.0540 acres from B2 (Business General) to B2 (Business General) with revised proffers, and 51.9676 acres from RA (Rural Areas) to MS (Medical Support). This property is located north and adjacent to Route 50 and west and adjacent to Route 37, and is identified with Property Identification Number 53-A-68 in the Gainesboro Magisterial District. 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 approximately one week before the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Christopher M. Mohn, AICP Deputy Planning Director CMM/cih 0AAgende Wdjoiner Urs\200MRGZONINGS\Winchester Med Ctr.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 • i This is to certify that the attached correspondence was mailed to the following on 3 . a p, from the Department of Planning and Development, Frederick County, Virginia: 83 - A- - 84- 53 -A- - 69- S3-4-4 S3,A. ! ct2- FRUIT HILL ORCHARD, INC. PO BOX 2368 WINCHESTER, VA 22604-1568 53 - A- - 73- HUFFMAN, PAGE F. & ELVA 194 ECHO LN WINCHESTER, VA. 53 - A- - 74- TURNER, CAROLYN R ENGLISH, DAVID M & JUDITH A 288 DROVER LN MIDDLETOWN, VA 22645.2039 53 - A- - 76- JOHNSON, ROBERT B. 2054 NORTHWESTERN PIKE WINCHESTER, VA. 22603.3947 22603.3909 53B - 3- - 1- FARMERS LIVESTOCK EXCHANGE,INC PO BOX 2696 WINCHESTER, VA 22604.1896 424 W CECIL ST WINCHESTER, VA 22601-3706 53 - A- - 75- JOHNSON, NANCY RENNER 2054 NORTHWESTERN PIKE WINCHESTER, VA 22603-3947 53 - A- - 68. WINCHESTER MEDICAL CENTER, INC A + f : C- Pouy(as 29sph PO BOX 1334 WINCHESTER, VA 22604 Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 STATE OF VIRGINIA 53B - 3- - 5- BUCHER, DENNIS KEITH & PEGGY S 182 MARPLE RD WINCHESTER, VA 22603.4141 Chris op er M. Mohn, Deputy Director Frederic Co. Planning Dept. a Notary Public in and for the State and County afores id, do hereby certify that Christopher M. Molm, Deputy Director for the Department of Plan ing and Development, whose name is signed to the foregoing, dated )'�� . zr j!2,0(03 , has personally appeared before me and acknowledged the same in my to and County aforesaid. Given under my hand this 6� day of)g&1(2 My commission expires on� P WI/ r6vwiiAeli,i i bLkl��, 4, - 1�,4 -I-,,,- X�Ik , . - TO: Barbara - Data Processing ID # Name/Address v FROM: Carol Huff - Planning Dept. Zonin Please print 4,:— sets of labels by RA i� THAN RA = 53-A-69 Fruit Hill Orchard, Inc., P.O. Box 2368 Winchester VA 22664 53-A-73 Page & Elva Huffman 194 Echo Lane, Winchester, VA 22603 53-A-A Fruit Hill Orchard, Inc. P.O. Box 2368, Winchester, VA 22604 RA Residential 53-A-74 Bernard & Carolyn Turner, 424 W. Cecil Street Winchester VA 22601 RA Residential 53-A-75 Nancy.Johnson 2054 Northwestern Pike Winchester VA 22603 RA Vacant 53-A-76 53B-3-1 53B-3-5 53B-3-6 5313-3-7 53B-3-8 53-A-83 53-A-84 53-A-1 Robert Johnson 205 Northwestern Pike Winchester, VA 22603 Farmers Livestock Exchange, Inc. P.O. Box 2696 Winchester, VA 22604 Dennis _.& Peggy Bucher, 182 Maple Road, Winchester VA 22603 Dennis & Peggy Bucher, 182 Maple Road, Winchester VA 22603 Laban & Bole n Hodgson, 2061 Northwestern Pike, Winchester, VA 22603 Dennis K. & PSSgy S. Bucher, 182 Mar le Road Winchester VA 22603 Farmers Livestock Exchange, Inc. P.O. Box 2696 Winchester VA 22604 Lynn W. Anderson 1983 Northwestern Pike Winchester, VA 22603 Fruit Hill Orchard Inc., P.O. Box 2368 Winchester VA 22604 RA RP RA RA RA RA RA RA RA Residential Business Residential Residential Residential REsidential Business Residential Agricultural 53-A-2 Fruit Hill Orchard, Inc., P.O. Box 2368, Winchester VA 22604 RA Agricultural , \ + 0 KSM 0 0 COUNTY of FREDERICK - Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 December 10, 2002 Mr. Charles E. Maddox, Jr. P.E, VP G.W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 2.2601 RE: Winchester Medical -Center, Inc. and WWW, L.C. Rezoning Proposals Dear Chuck: In follow-up to our discussion ofDeceinber 3, this correspondence is intended to reiterate issues of concern regarding the Winchester Medical Center, Inc. and WWW,. L:C. rezoning proposals. It is anticipated .that these-issues:will be• fully.. addressed through -revisions to these applications prior to their consideration by-the.Planning.C.ommission and -Board of Supeivisors. : The Wirichester Medical .Center; Inc. application-proposes.:the •rezoning of the remaining 52' -acres of -the °former II. Clay DeGrgnge Estate:froin-RA (Rural -Areas) •to M$-(Medical Support): -The WWW 3-.-C.'application proposes the rezoning of approximately 71 acres from RA to B2 (Business General). Both sites are located on the north side of Route 50 (Northwestern Pike), immediately west of the Route 37 interchange in the Gainesboro Magisterial District: The following comments are offered for your records: A. Transportation: As you are aware, a level of service "C" is expected to be maintained on roads adjacent to and within new development in .Frederick County (2000 Comprehensive Policy. Plan for Frederick County, Virginia, p. 7-5). The Impact Analysis Statement submitted with the preliminary Winchester Medical Center, Inc. application states that proposed transportation proffers will ensure that conditions on adjoining roads do not fall below a level of service "D." The statement further suggests that transportation improvements would be generally limited to those proffered with the 1997 DeGrange rezoning, which rezoned the front 50 acres of the Medical Center tract from RA (Rural Areas) to B2 (Business' General). . Given the.. close,proximity, of the subject rezoning sites to each other and their. shared reliance oii Route 50 for principal access, it was requested that the requisite traffic analysis and' any proposed transportation improvements..address the cumulative impacts of the respective proposals. During a meeting with VDOT representatives at the Edinburg Residency on NbVem. bet 4, it was agreed that, • • i/� Page 2 Mr. Charles,E. Maddox, Jr., P.E., V.P. Re:. Winchester Medical Center, Inc. and WWW, L.C. Rezoning Proposals _ _ _ December 1-0, 2002 such a comprehensive analysis was indeed necessary to effectively and equitably mitigate traffic impacts related to the proposals. It.was further noted that adequate mitigation would likely involve additional improvements beyond those proffered with the DeGrange rezoning. During our December 3 meeting, you indicated that a revised traffic study and transportation improvement plan have been submitted to VDOT for review. The subject applications will not be accepted by the Department of Planning until VDOT has concluded its review and granted approval of all proposed transportation improvements. It is noted that Route 50 is identified for short-term development of bicycle facilities in the Comprehensive Policy Plan. Such non -motorized systems are considered integral to the creation of a complete networked transportation system for Frederick County and the City of Winchester. The County has adopted the Bicycle Plan for the City of Winchester and Frederick County as a guide for the development of non -motorized facilities (2000 Comprehensive PolicyPlan forFrederick County, Virginia, p. 7-3, 7-14, 7-17). The transportation plan for each application should therefore include provisions for bicycle facilities along the Route 50 corridor. The design of all proposed bicycle facilities should conform with the provisions of the adopted bicycle plan and VDOT requirements, as applicable. It is important to reiterate that the level of service standard established by the Comprehensive Policy Plan will be the measure against which the proposed transportation plan will be evaluated. It is therefore recommended that improvements be considered that ensure conformance with the adopted transportation policy (2600 Conap7-ehensivePolicyPlanfo7-F7-ede7-ickCounty, Virginia, p. 7-5, 7-12, 7-13). B. Round Hill Community. Plan Conformance. Both of the subject rezonin_a proposals involve.Jdnd:th�t is located wholly.vvdtbiin the P'iase One boundaries of the Round Hill Community Land Use Plan (2000 Coirzprehensive Policy Plan for Frederick County, Virginia, p. 6-47 thru p-. 6-51). This phase is planned to develop with Business/Office land uses subject to the availability of central sewer and water facilities, The land uses permitted in both the B2 and MS Districts would be consistent with the planned land use for Phase One. A key recommendation of the Round Hill Community Plan is the employment of design techniques to ensure the contextual compatibility of new commercial development in the Round Hill Community. Such techniques should preclude the visual disruption of the Route 50 corridor while also promoting development whose configuration and appearance reflects the established character of the Round Hill Community. - • • 1 _ Page 3 Mr. Charles E. Maddox, Jr., P.E., U.P. Re: Winchester Medical Center, Inc. and WWW, L.C. Rezoning Proposals December 10, 2002 Strip commercial development is explicitly discouraged within the Round Hill Community. The landscape design features proffered with the DeGrange rezoning approval are consistent with this - objective. The application of equivalent features along the frontage of the WWW, L.C. site is encouraged to facilitate coordinated design and continuity of appearance along the Route 50 corridor. Please specify the location and composition of all proposed landscape design features on the generalized development plan submitted with each application. T6 further the corridor design goals oftheRound'H it Community Plan, enhanced controls regarding signage would be appropriate with both rezoning applications. Specifically, the applicants should consider a comprehensive sign plan that coordinates the design and general location of signage erected within the proposed developments. It is recommended that freestanding signs be limited to monument -type structures sharing common design characteristics and that the total number of such signs be limited within each development. Moreover, a system of directional signage should be considered that is coordinated to ensure consistency of appearance and efficiency of movement between the respective developments. Also critical to avoiding strip development and promoting contextual compatibility is building design. Through the deliberate coordination of materials, colors, style, building massing, and other architectural features, buildings within a project can establish a consistent theme that is immediately identifiable to the public. When coupled withthe use ofunified landscaping, comprehensive signage, and the creative design of such customary site features as lighting fixtures, common building design elements will facilitate development that both reflects and enhances the unique character of the - surrounding community. The proffers approved with the DeGrange rezoning reference the use of private covenants to ensure that individual uses employ design techniques that complement other uses internal to the commercial development to achieve a "total integrated complex:" While this arrangement supports coordinated design within the development; it does not necessarily facilitate design that is either compatible with the surrounding community or complementary to the Route 50 corridor. It is therefore recommended that a set of mimimum standards for building design be outlined by the applicant(s) in addition to the deeded covenants. In particular, standards should be considered that: 1) limit the scale of buildings on development sites nearest the Route 50 right-of-way, 2) result in the finishing of all exterior sides of a buiding or structure with similar materials and/or architectural treatments, 3) identify exterior materials and/or architectural treatments that will visually unify all buildings and structures, and 4) preclude the use of certain exterior building materials (i.e. corrugated metal, cinder block). The location of parking areas relative to the Route 50 right-of-way should also be addressed by the applicants. Specifically, it is recommended that parking areas be restricted within the immediate viewshed of Route 50. This objective may be attained most directly by prohibiting the location of • • Page 4 Mr. Charles E. Maddox, Jr., P.E.; V.P. . Re: Winchester Medical Center, Inc. and WWW, L.C. Rezoning Proposals December 10, 2002 parking and loading areas between buildings and any arterial roadway. To provide sufficient flexibility in the design of peripheral development sites, it may be appropriate to include the alternative of allowing parking adjacent to the right-of-way with the caveat that such parking be wholly screened from view from the arterial roadway. It is requested that any such proposal clearly delineate the method or combination of methods proposed to achieve full screening of parking lots, such as, but not limited to: depression of parking areas, supplemental berms, and supplemental plantings. C. Review Agency Comments. Please ensure that review comments from the following agencies are obtained: Frederick County Attorney, VDOT, Historic Resoutces AdvisoryBoard, Public Works, Fire Marshal, Fire and Rescue, First Responders, Frederick County Sanitation Authority. I Please feel free to contact me should you have any questions or concerns regarding this correspondence. Sincerely, I �) - I XO- Christopher M. Mohn, AICP Deputy Director CMM/rsa cc: Eric R. Lawrence,.AICP: Planning Director Abbe S. Kennedy, Senior Plannei- Ben Lineberry, Virginia Department of Transportation UAChris\Con1non\Rezoning\2002 Prelim Comments\WMCandWWW.wpd • gilbert W. cli (ford & associates, inc INCORPORATED 1972 --Engineers. Land Planners Water Quality 18 December 2002 Mr. Christopher Mohn Deputy Director Frederick County Planning 107 N Dent Street Winchester, Virginia 22601 RE: WMC and VVWW Rezonings Dear Chris, Board of Directors: President Thomas 7 O'Toole, PE. Vice Presidents: Charles E. Maddox, Jr., P.E. Earl R. Sutherland, RE RonaldA-Mislowsky, PE_ David 7. Saunders, PE. Directors - William L. Wright Michael A Mn=er Thomas W. Price It was a good meeting today with other attendees Mr. Sam Clem, Mr. Jerry Copp, Mr. Ben Lineberry, Mr. John Callow and Mr. Ritchie Wilkins_ i believe we, made considerable headway towards a responsible transportation proffer that is appropriate, fair, equitable and reasonable to all interested parties. A properly structured approach to the combined land bay development of WMC and VvV�TT, which incorporates the 170 acres identified by the Round Hill Plan for commercial/bus"mess development is good planning for the County. Looking at long terra development of ail of the impacted property, as we are doing here, has always been the lara ing Commission's favored approach and we are pleased to be a part of this comprehensive study effort. Much of our presentation today on behalf of the applicants can be summarized by seven points as follows: (1) The LOS of Route 50 and Rout 37 due to growth of traffic in background without development is air important issue. (2) The substantial investments proposed by the applicants of -site and onsite; in the face of unknown market conditions. (3) The timing of improvements. (4) The approved and "by right" new traffic by the existing deGrange proffers. (5) The net reduction of traffic density on deGrange due to implementation of the MS district and associated uses. (6) The Frederick County need for additional potential retail and business sites in the corridor due to this change of use on deGrange. (7) The value of bringing a coordinated proposal for the 170 acres including the public -private goals and responsibilities that are needed to iniplement this type of approach. VDOT provided important input which was noted as follows: (1) A clear phasing of the improvements proposed needs to be established vdthin the proffers. (2) Establish a way to monitor the -growth of development traffic within the phases so that uncontrolled impacts can be avoided. 117 East Piccadilly Street, Suite 200, 'Armchester, Virgin a 22601 4 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earffiHnk.net ' MemberAmeriMrn Consuh'n?gEngineers CO2MCil 0 LI gilbert w. clifford and associates, inc Page 2 (3) The- lack of a "limited access break" which requires the Commonwealth Transportation Board to allow western access to the WMC interchange is a problem for VDOT in considering the Phase 2 traffic scenario projected in the traffic study- (4) The proffered improvements will handle the traffic increase to a point between Phase 1 and Phase 2. Due to construction and functional issues most of the improvements need to be in place early in the design life. (5) VDOT needs to find a mechanism for providing the new right of way for relocated. Route 803 to the south of U.S. Route 50 since policy issues for purchased VDOT land at the headquarters site must be in compliance_ Also, the appropriate fimding mechanism was thought to be "revenue sharing" for this unproffered improvement which would need to be requested by Frederick County. The County staff transportation concerns are further summarized: (1) The applicants need to continue to work closely with VDOT prior to public presentations to define the issues so that VDOT is as comfortable as possible with the approach. (2) A clear understanding between WMC and WWW needs to be outlined on the timing issues of the proffered improvements. Also, the staff issues outlined in your letter of 12 December regarding architectural compatibility, landscaping and "sense of place' inherent in the directives of the Round Dill Plan need further definition in the proffers. The owners fully intend to implement planning with internal consistency in order to meet the goals of the ound Hill plan. Both proposals have included proffers which refer to the architectural landscaping and other functional and aesthetic issues to which you refer- To the extent that the .crystal ball allows, fuuther defining of these proffers are in order as we go forward in order to meet the common goals of this partnership. We -"all be providing specific ansv,Ters to the above concerns through agreement with owners and amendment of the respective preliminary proffer statements. I would appreciate input by staff and VDOT regarding the scope of this amendment effort Thank you again for your review and comment on these important projects for Frederick County. Sincerely yours, oiibert� w. clifford & associates, inc. C. E. Maddox, Jr., P.E_, Vice President cc_ Mr. Ben Lineberry, VDOT Mr. Doug Rosen, W-iinchesterMedical CeateF Mr. Richie Willdns, W'WW, L.C. Mr. Join Callow, PBR&A • � i REZONING APPLICATION #02-03 WINCHESTER MEDICAL CENTER -WEST CAMPUS Staff Report for the Planning Commission Meeting Prepared: January 22, 2003; Revised: March 5, 2003 Staff Contact: Christopher M. Mohn, AICP, Deputy Director This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning (natter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. As this application proceeds through the legislative review process, the method(s) of resolution or response offered by the applicant(s) concerning each issue will be stated in the text of this report. Reviewed Action Planning Commission: 02/05/03 Tabled for 30 Days. 03/19/03 Pending Board of Supervisors: 04/09/03 Pending PROPOSAL: To rezone 50.0540 acres from B2 (Business General) to B2 (Business General) with revised proffers, and 51.9676 acres from RA (Rural Areas) to MS (Medical Support). LOCATION: This property is located north of (and adjacent to) Route 50, and west and adjacent to Route 37. MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBERS: 53-A-68 PROPERTY ZONING & PRESENT USE: Zoned: B2 (Business General) District Present Use: Vacant Zoned: RA (Rural Areas) District Present Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RA (Rural Areas) District South: Zoned RA (Rural Areas) District East: City of Winchester West: Zoned RA (Rural Areas) District Use: Agricultural Use: Residential & Commercial Use: Medical Campus - Hospital Use: Residential & Agricultural PROPOSED USE: Commercial and Medical Support Uses. REZ #02-03, Winchester Medical Center Page 2 March 10, 2003 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see letter dated 12/20/02 from Betz Lineberry, Jr. P.E., Transportation Assistant Resident Engineer, located in Section Vlof the applicant's rezoning materials. Fire Marshal: Recommendations: Automatic sprinkler system and fire alarm system. Emergency vehicle access comments to be identified during the site plan process. The half full condition of the Northwest Tank should be corrected to provide adequate water supplies in the event pump booster service becomes disabled. Inspections: No comment required at this time. Shall comment at the time of site plan review. County Engineer: We have no comments at this time. Health Department: Health Department has no objections as long as public water and sewer are used. Sanitation Authority: The proposed method of supplying water and sewer service to the site should be adequate. The Authority would like the Winchester Medical Center to consider letting the Authority install a production well on this site. The location of this well could be determined by hydrogeological data and the development plan of the Center. Historic Resources Advisory Board: Please see letter front Rebecca Ragsdale, Planner I, dated 11125102, located in Section VI of the applicant's rezoning materials. Frederick -Winchester Service Authority: Please see attached memo from Jesse W. Moffett, Executive Director, dated 10101102, located in Section VI of the applicant's rezoning materials. Parks & Recreation: No comment. Frederick County Public Schools: Based on the information provided in the rezoning application, Frederick County Public Schools has no comment at this time. County Attorney: With the two changes, proffers appear to be in proper form. Winchester Regional Airport: The proposed rezoning request for the referenced property appears to be outside the airspace of the Winchester Regional Airport; therefore, Federal Aviation Administration form 7460-1 will not be required to be filed. Uses under the rezoning request will not impact airside operations at the Winchester Airport. City of Winchester: Please see memo from Tim Youmans, Planning Director, dated 01106103, located in Section VI of the applicant's rezoning materials. REZ #02-03, Winchester Medical Center Page 3 March 10, 2003 Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcel as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subj ect property and all other A-1 and A-2 zoned land to the RA District. On February 12, 1997, the Board of Supervisors approved Rezoning #006-96 which rezoned 51.0540 acres of the property from RA to B2 (Business General). The portion of the property subject to this rezoning and associated proffers is located in the northwest quadrant of the intersection of Route 50 West and Route 37. The remainder of the site retained the RA zoning designation. 2) Location The subject parcel is located invnediately north and adjacent to Route 50 West, and west and adjacent to Route 37. According to the VDOT functional classification system, both Route 50 West and Route 37 are major arterial roadways. The land use abutting the subject property to the north and west is agricultural and residential, with a mix of commercial and residential uses located across the Route 50 right-of-way to the south and the Winchester Medical Center campus located across the Route 37 right-of-way to the east. 3) Comprehensive Policy Plan The 50.0540 acres ("Tract I") of the site located adjacent to the Route 50 right-of-way is located within the Phase One boundaries of the Round Hill Community Land Use Plan with the remaining 51.9676 acres ("Tract 2") located within the boundaries of the Route 37 West Land Use Plan. The property is located wholly within the Sewer and Water Service Area (SWSA). Both of the applicable land use plans envision the development of business/office land uses subject to the availability of central sewer and water facilities. (Comprehensive Policy Plan, p. 6-41, 6-51) The Round Hill Community Plan recommends the employment of design techniques to ensure the contextual compatibility of new commercial development in the Round Hill Community. Such techniques are intended to preclude the visual disruption of the Route 50 corridor while also promoting development whose configuration and appearance reflects the established character of the Round Hill Community. It is also noted that strip commercial development is explicitly discouraged within the Round Hill Community. The B2 District is a zoning designation capable of facilitating the business/office development envisioned by the Round Hill Community Land Use Plan. (Comprehensive Policy Plan, p. 6-49) As described by the Route 37 West Land Use Plan, business/office land uses should complement the activities of the Winchester Medical Center and the myriad uses associated with its operation. Such complementary uses are envisioned to develop in an integrated campus -like setting that includes a range of retail service uses catering to the medical establishment, as well as the surrounding community. The MS (Medical Support) Zoning District was especially designed to accommodate such development and may, therefore, be considered consistent with adopted REZ #02-03, Winchester Medical Center Page 4 March 10, 2003 land use policy for this area. (Comprehensive Policy Plan, p. 6-39) Planning Staff Comment and Issues: The inclusion of the entire acreage of the site with this application provides a means of integrating development that is integral to ultimate Plan conformance. Indeed, the employment of a common set of proffers and a unifying Generalized Development Plan promotes development with the cohesiveness necessary to achieve the interrelated objectives of the applicable land use plans. A. ISSUE: Critical to avoiding strip development and promoting contextual compatibility is building design. Through the deliberate coordination of materials, colors, style, building massing and other architectural features, buildings within a project can establish a consistent theme that is immediately identifiable to the public. When coupled with the use of unified landscaping, comprehensive signage, and the creative design of such customary site features as lighting fixtures, common building design elements will facilitate development that both reflect and enhance the unique character of the surrounding community. The proposed proffers reference the use of private covenants to ensure that individual uses employ design techniques that complement other uses internal to the commercial development to achieve a "cohesive entity." While this arrangement supports coordinated design within the development, it does not necessarily facilitate design that is either compatible with the surrounding community or complementary to the Route 50 corridor. Establishing compatibility in the context of the surrounding community can be assured by including with this application a set of minimum standards for building design in addition to any deeded covenants. In particular, standards should be considered that: 1) limit the scale of buildings on development sites nearest the Route 50 right-of-way, 2) result in the finishing of all exterior sides of a building or structure with similar materials and/or architectural treatments, 3) identify exterior materials and/or architectural treatments that will visually unify all buildings and structures, and 4) explicitly preclude the use of certain exterior building materials (i.e., corrugated metal, cinder block). As written, the applicant's proffer concerning building materials does not control or limit the types of materials permitted within the proj ect. Moreover, although the proffers suggest that building design and site features such as exterior lighting will be coordinated, no minimum standards or details are provided to ensure that such coordination will indeed occur during development or that the ultimate design of the project will be compatible with the surrounding community (see Proffer Statement, p. 2 and 3 of 3). RESOLUTION: The applicant has proposed the formation of an architectural review REZ #02-03, Winchester Medical Center Page 5 March 10, 2003 committee (ARC) to evaluate and approve building design throughout the 102-acre development pursuant to the generalized standards of the proffers and specific guidelines applicable through restrictive covenants. As stated in the revised proffer statement, Valley Health System will exercise control of the ARC and, therefore, maintain perpetual influence over the coordination and compatibility of building and site design, regardless of changes in property ownership. Staff considers these design proposals to be an effective means of achieving the corridor appearance objectives of the Round Hill Community Land Use Plan. In particular, the proffered establishment of an ARC controlled by Valley Health System provides a self- regulating system for the implementation of mutually beneficial standards for site and building design. The perpetual involvement of Valley Health System in this review process will promote long-term consistency and compatibility of design regardless of changes in a given parcel's use or ownership status. B. ISSUE: By stating that signage will be of "similar style and materials," the applicant's proffer statement acknowledges in general terms the integral role of signage to the overall quality of the project and its ultimate compatibility with the surrounding community (see Proffer Statement, p. 2 of 3). However, the applicant does not provide a set of minimum standards or design guidelines to ensure that signage installed in the project will form a coordinated and visually integrated system. The applicant could address this concern through the provision of a comprehensive sign plan that coordinates the design and general location of signage to be erected within the proposed development. Overall project design and corridor appearance would be enhanced by limitations on the total number of freestanding signs within the project and restrictions of such signage to monument -type structures that share common design characteristics. Moreover, the provision of a system of directional signage that is coordinated to ensure consistency of appearance and efficiency of movement throughout the site would be appropriate. A proffered comprehensive sign plan would be unique to this project and would supercede the sign regulations of the Zoning Ordinance. Ideally, subsequent rezoning petitions along the Route 50 corridor would include similar plans that employ complementary design guidelines for signage. Such an approach would facilitate attainment of high aesthetic standards and consistency of appearance along the corridor which would, in turn, ensure that new development is respectful of, and compatible with, the established character of the Round Hill community. RESOLUTION: The applicant has proposed to limit freestanding signs along the Route 50 corridor to one (1) monument style sign located in the proximity of the main project entrance. No other signs would be permitted in the fifty (50) foot buffer proffered adjacent to the Route 50 right-of-way. The revised proffer statement further indicates that this sign shall be no greater than twenty (20) feet in height, which is less REZ #02-03, Winchester Medical Center Page 6 March 10, 2003 than the thirty-five (35) feet allowed by ordinance. All wall -mounted and freestanding signage installed within the development will be subject to the sign requirements of the Frederick County Zoning Ordinance and ARC approval. Although not comprehensive in applicability, the signage controls proposed by the applicant are consistent with the corridor appearance objectives of the Round Hill Community Land Use Plan. The proffered monument style entrance sign will be similar in design to that which is already in place at the entrance to the medical center's east campus, thereby, establishing continuity of design that will visually link the two campuses. C. ISSUE: The landscape design features proffered with this application are an effective means of unifying the development both internally and with the surrounding community. Such features will certainly contribute to realization of the "cohesive entity" promoted by the applicant and are, therefore, essential elements of this rezoning proposal. It is noted, however, that the proffers approved with the DeGrange rezoning (#06-96) include greater detail concerning the design of some of these features than are offered by the proposed proffers. Given the importance of these features to overall project design, illustrations concerning the landscape features should be enhanced and, at a minimum, be equivalent in detail to those originally approved with the DeGrange rezoning (see Proffer Statement, p. 2 of 3 and Generalized Development Plan). RESOLUTION: The applicant has proposed to increase the buffer along the Route 50 right-of-way from thirty-five (35) feet to fifty (50) feet in depth. The revised proffer statement prohibits parking, travelways, and commercial structures from encroaching within the buffer area. Moreover, the buffer area will accommodate a bicycle/pedestrian trail that will comprise part of the project's overall pedestrian circulation system and further serve as a segment of the planned bicycle facility network for Frederick County. The applicant has also prepared plans detailing the location and composition of proffered landscape design features. Such detail plans are proposed as components of the proffered Generalized Development Plan and will therefore be reflected in all subsequent development plans for the project. It is noted that the applicant has proposed the relocation of the open/landscaped focal link feature (#10) originally proffered with the DeGrange rezoning to the MS portion of the site. The new location of this feature is intended to maximize the value of this focal lird" by making it visible from not only the Route 50/Route 37 interchange, but also from the existing medical center campus. The additional detail provided by the applicant concerning the proffered landscape design features exceeds that which was originally proffered with the DeGrange rezoning. Moreover, the applicant has increased the size of the proffered landscaped buffer adjacent to Route 50 from thirty-five (35) feet to fifty (50) feet. The provision of a landscaped buffer is recommended by the Round Hill Community Land Use Plan REZ 402-03, Winchester Medical Center Page 7 March 10, 2003 as a principal means of enhancing corridor appearance. The enlargement of this feature will positively impact the visual and functional quality of the corridor by distancing parking and buildings from the right -of way while simultaneously establishing linear green space designed to support passive recreation activities. 4) Site Suitability The applicant has identified areas of steep slopes and woodlands near the northernmost boundary of the site (see Impact Statement, Figure 4A). The site is reported to be underlain by Ordovician limestone formations, which the applicant suggests will support development with proper geotechnical control. 5) Intended Use The applicant states that the ultimate intent of the proposal is to develop uses that are consistent with the needs of health planning and integrated with the existing medical center campus. Specifically, the applicant proposes to employ the MS District on the northern portion of the site ("Tract 2") for a diverse array of medical service and support uses, to include, but not limited to: office, warehousing/distribution, nursing home, and age-restricted/elderly housing. The southern portion of the site ("Tract 1 ") would remain B2 and would be used for conunercial uses that also support the established medical community, such as: business hotel, retail/shopping center, bank, restaurant, and research and development. The applicant suggests that the array of B2 uses originally envisioned for Tract 1 through the DeGrange rezoning has been extensively modified to be less intensive and more complementary to the health care system. Planning StaffComment and Issues: A. ISSUE: The extensive modification of B2 uses referenced in the Impact Statement is not formally proposed by the applicant elsewhere in the application. Therefore, in its present form, this proposal would enable the development of any use permitted in the B2 District on Tract 1 of the site. APPLICANT RESPONSE: The applicant is not willing to proffer the exclusion of any uses from the B2 portion of the site. Any use permitted in the B2 District would therefore be allowed on the site pursuant to applicable Zoning Ordinance requirements. 6) Potential Impacts a) Transportation Impact Analysis Statement: The applicant's traffic study considers the build -out of the subject property with two transportation phases by the year 2012. The study and its reconullendations assume that ultimate access to the site will be provided through the combination of the project's Route 50 entrances, the intersection of the proposed major collector road with Route 522 North, and the Valley Health System/Route 37 interchange. The impact analysis indicates that the transportation system serving the site currently functions at a Level of Service (LOS) "C" or higher, with the exception of an unsignalized driveway that operates internally at an LOS "E" REZ 902-03, Winchester Medical Center Page 8 March 10, 2003 during PM peak hour traffic. Phase 1 development is projected to occur through 2006, during which all access to the site is achieved via site entrances from Route 50. With the exception of construction of a section of a planned major collector road, all proffered transportation improvements are proposed to occur during Phase 1 prior to the issuance of the first Certificate of Occupancy within the project. The applicant's analysis assumes background traffic that grows at the historical annual rate of 5.0% and further includes traffic generated by the WWW, L.C. commercial project envisioned immediately west of the site. Based on trip data contained in the sixth edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, the applicant projects the Average Daily Trips (ADT) generated by the project to be 9,198 by 2006, with AM/PM peak hour trips of 875 and 1,027, respectively. The applicant reports that traffic generated by the project at the conclusion of Phase 1 will result in study area intersections functioning at an LOS "D" or better. Phase 2 development is projected to occur from 2006 through 2012. All proffered transportation improvements will have been provided by 2012, to include construction of a section of a major collector road included in the Route 37 West Land Use Plan. The applicant's Phase 2 analysis assumes a six -lane Route 50, western access to the Valley Health System (VHS)/Route 37 interchange, and extension by others of the planned major collector road to its intersection with Route 522 North. Again, projected background traffic reflects an annual growth rate of 5.0% and further reflects traffic anticipated with the WWW, L.C. commercial project by 2012. The applicant estimates that at the conclusion of Phase 2, the project will generate 19,761 ADT, with AM/PM peak hour trips of 1,607 and 2,334, respectively. The applicant reports that traffic generated by the project at build -out will result in study area intersections functioning at a LOS "C" or better. VDOT Comment: The proposed development will have significant measurable impact on Routes 50 and 37, respectively. VDOT is satisfied that the improvements proposed by the applicant will adequately address transportation concerns through the first phase of development, which is projected to culminate in 2006. All of the Phase 1 improvements are expected to occur prior to issuance of the first building permit within the project. At present, VDOT will not permit an access break on Route 37. Therefore, as development proceeds beyond 2006, additional traffic analysis will be required to further examine the impacts to Routes 37, 50, and 522 and confirm the adequacy of proposed Phase 2 improvements. Planning Staff Comment and Issues: A. ISSUE: Pursuant to adopted transportation policy, roads located adjacent to and within new development are expected to operate at no less than a Level of Service "C"(Comprehensive Policy Plan, p. 7-5). As noted above, the Impact Statement REZ #02-03, Winchester Medical Center Page 9 March 10, 2003 submitted with this application reports that Phase 1 traffic conditions will involve intersections on adjoining roads functioning at an LOS "D." The traffic generated by this project will, therefore, diminish the LOS of the surrounding transportation network from current conditions, despite implementation of the vast majority of the applicant's proffered transportation improvements. APPLICANT RESPONSE: It is noted that the traffic impact analysis (TIA) for this application includes traffic generated by the WWW, LC commercial project as background data. The WWW, LC project is a forthcoming rezoning application applicable to approximately seventy (70) acres located just west of the subject property. The inclusion of this background traffic in the TIA was encouraged by staff and VDOT to facilitate a comprehensive evaluation of the transportation impacts of the respective projects and to coordinate improvements to mitigate said impacts. The applicant is correct in their statement that the development proposed for the entire 102-acre project will generate traffic equivalent to that originally projected for the 50 acres of the site subject to the DeGrange rezoning. However, the individual impact of this proposal on level of service conditions has not been quantified; the LOS "D" projected at the conclusion of Phase 1 development reflects the cumulative impact of this project and the WWW, LC proposal on the surrounding transportation network. It is acknowledged that the level of service issue may effectively be continued for further evaluation during consideration of the WWW, L.C. rezoning application. Given that build -out conditions are projected to return to LOS "C," the anticipated status of the transportation system during Phase 1 constitutes an interim degradation of traffic conditions below the level of service desired by policy. Nevertheless, the joint TIA process has not revealed the scope of improvements necessary to ensure LOS "C" conditions at the conclusion of Phase 1 development. Staff maintains that such information would be valuable for future transportation plamiing along the Route 50 corridor, regardless of the applicant's relative willingness to provide the full array of required improvements. B. ISSUE: As shown on Figure 14 of the traffic analysis, the Level of Service at 2012 build -out consists of several intersections functioning at an LOS "D," particularly during the PM peak hour. The applicant's summary statement that the transportation system will operate at an overall LOS "C" by 2012 is, therefore, not accurate. Moreover, the assumptions built into the Phase 2 transportation scenario are decidedly not guaranteed. While it is fair to predict that efforts will be made by the applicant to achieve western access to the VHS/Route 37 interchange, such action will require the ultimate approval of the Commonwealth Transportation Board (CTB), the attainment of which is inherently unpredictable. Extension of the planned major collector road will likely be dependant upon the transition of the RA land located north of the subject property to suburban land use. The viability of this transition, and hence the road extension, will rely upon the positive alignment of myriad interests and influences that routinely challenge accurate prediction, such as those of individual land owners, future elected officials, and 0 • RCZ 902-03, Winchester Medical Center Page 10 March 10, 2003 the market. It would, therefore, be instructive for the applicant to provide an additional traffic scenario that projects the impact on adjoining roads at 2012 build -out in the absence of these assumed improvements. RESOLUTION: To address the uncertainty of the referenced assumptions, the applicant has proposed a proffer that restricts the scope of project development should outlets such as western access to the VHS/Route 37 interchange remain unavailable. Specifically, the revised proffer proposes that the applicant provide annual traffic counts to VDOT and the Planning Department that will be reviewed and added to counts associated with development proposals that are pending site plan approval. At such time that this cumulative total is determined to reach 70% of the total average weekday volume projected for the project as a whole (equivalent to 14,000 TPD), new development will be indefinitely paused through the withholding of site plan approvals until an updated traffic impact analysis (TIA) is completed. The updated TIA will be conducted to assess the level of service on adjoining roads and the capacity of the transportation network to accommodate continued build -out of the project at acceptable levels of service. The applicant has proffered that development will not be resumed unless or until it is determined that existing infrastructure is adequate to support additional trips. The applicant has proposed a development threshold at which the status of the transportation network serving the project will be assessed to ensure its adequacy to support build -out of the project. Indeed, it has been acknowledged by staff, VDOT and the applicant that the Route 50 corridor could support approximately 70% of the total average daily volume projected for the development in the absence of western access to the VHS/Route 37 interchange. The proposed proffer provides a degree of assurance that development will not proceed beyond this critical traffic generation threshold should adequate transportation infrastructure fail to exist. C. ISSUE: The applicant does not show a direct connection between the proposed west campus and the existing east campus of Winchester Medical Center until 2012 build -out. It is further noted that this connection is not included with the applicant's proffered transportation improvements. Indeed, any traffic seeking to move between the two campuses will be required to travel externally on adjacent roads, most likely Route 50. This arrangement contributes to a less efficient transportation system and further limits the functional integration of uses planned on the proposed west campus with those on the existing campus. APPLICANT RESPONSE: The applicant recognizes that a direct connection between the campuses is necessary and has further indicated that such a link is ultimately plamied. However, the applicant is not prepared to establish a definitive time frame or development threshold to trigger construction of the connection. D. ISSUE: At the request of staff, the applicant agreed to analyze the cumulative transportation impacts of this application and the forthcoming WWW, L.C. rezoning proposal. The WWW, L.C. proposal will seek the rezoning of approximately 71 acres REZ #02-03, Winchester Medical Center Page 11 March 10, 2003 located west of the subject parcel from RA to B2, with the intended uses consisting of a shopping center, offices, and discount superstore. This effort was promoted as a means of comprehensively addressing the transportation impacts of concurrently developing large-scale conunercial projects through the coordinated phasing and construction of necessary improvements. Although the traffic analysis for this proposal included W WW, L.C. generated trips as background data, the applicant has not specified measures to coordinate transportation improvements between the two projects and does not provide assurances that traffic impacts on the Route 50 corridor will be mitigated in a comprehensive, integrated, and an effective manner. RESOLUTION: Staff acknowledges that the forthcoming W W W, LC application cross- references the transportation improvements proffered by the applicant. Such language is sufficient to ensure coordination of improvements. For the purposes of this application, inclusion of WWW, LC traffic in the TIA is arguably adequate to facilitate a comprehensive and integrated approach to impact mitigation on the Route 50 corridor. E. ISSUE: Route 50 is identified for short-term development of bicycle facilities in the Comprehensive Policy Plan. Such non -motorized systems are considered integral to the creation of a complete networked transportation system for Frederick County and the City of Winchester. The County has adopted the Bicycle Plan for the City of Winchester and Frederick County as a guide for the development of non -motorized facilities (Comprehensive Policy Plan, p. 7-3, 7-14, 7-17). Provisions for the development of bicycle facilities are not included with either phase of transportation improvements proposed with this application. RESOLUTION: The applicant has proposed a bicycle/pedestrian trail for inclusion within the landscaped buffer proffered adjacent to the Route 50 right-of-way. In addition to contributing to the project's internal circulation system, the provision of the trail segment along the parcel's frontage will establish an initial component of the bicycle facilities planned on Route 50. 7) Historic Resources Impact Analvsis Statement: The subject property is located near two properties included in the Frederick County Rural Landmarks Survey Report, which are identified as the Old Hoover House (ID# 34-467) and Fruit Hill Farm (ID# 34-1410). Only Fruit Hill Farm is listed as potentially significant in this report. The subject property is located within the National Parks Service study area for the Second Winchester battlefield but is wholly outside of identified core battlefield areas. The Historic Resources Advisory Board (HRAB) considered this application at its November 19, 2002 meeting. The HRAB offered no adverse comments concerning this proposal. Moreover, no recommendations were provided regarding the treatment of the resources located proximate to the site. REZ #02-03, Winchester Medical Center Page 12 March 10, 2003 8) Water and Sewer Impact Analysis Statement: The applicant states that the Route 50 corridor is to be served by a regional sewage pump station capable of providing 500 gallons per minute of wastewater flow transfer to the Sunnyside collection system located on Route 522 North. Moreover, it is noted that water service will be obtained through connection to the northwest water storage tank via a 20" stub line and easement that will extend along the west side of Route 37. The applicant states that the 20" main is adequate for delivery volumes necessary for planned uses. The proposed system is to be constructed by the Frederick County Sanitation Authority through developer commitments (see Impact Statement, Section E and Figure 6). 9) Revised Proffer Statement, Dated March 4, 2003 A. Street Improvements: The applicant proposes a series of seven (7) transportation improvements with this application, to include: (1) addition of eastbound left turn lane, 200' in length, on Route 50; (2) restrict egress onto Route 50 to the intersection with Route 1317 and provide an acceleration/deceleration lane across the entire frontage of the site; (3) at Route 1317 intersection, provide two left turn lanes and one right tum lane for exiting traffic; (4) addition of lanes to the Route 37 exit ramps; (5) signalization of Route 50 intersection with Route 1317; (6) addition of left turn lane on Route 50 for eastbound traffic at eastern signal serving Route 50/Route 37 interchange; and (7) development of a 1,800-foot section of the major collector road included in the Route 37 West Land Use Plan, which will be five lanes in width within an 80-foot right-of-way extending north from Route 50. All proffered improvements will be completed prior to issuance of the first certificate of occupancy within the development, with the exception of the major collector road section. Moreover, the applicant will provide traffic counts for the project on an amlual basis and conduct an updated traffic impact analysis (TIA) when the average weekday volume reaches 14,000 TPD. The applicant further agrees to indefinitely suspend development activity should the updated TIA reveal that existing transportation infrastructure is not adequate to support additional project build -out at acceptable levels of service. Planning Staff Comment: The revised transportation proffers quantify the traffic threshold at which evaluation of the transportation system will occur to assess the adequacy of existing infrastructure to support continued build -out. Should alternative traffic outlets such as western access to the VHS/Route 37 interchange remain unavailable, the revised proffer provides for the indefinite suspension of development activity until improvements necessary to ensure acceptable levels of service are provided. B. Landscape Design Features: The applicant has proffered landscape design features that include a fifty -foot (50') buffer along the Route 50 frontage of the site to include a bicycle/pedestrian trail, a landscaped green area along the north side of the main entrance, a landscaped focal link with the Route 50/Route 37 interchange, and centrally located open space area (formerly known as DeGrange Park), and a 10-foot landscaped REZ #02-03, Winchester Medical Center Page 13 March 10, 2003 buffer along the western property line. The applicant has included details of these landscape design features with the proffered Generalized Development Plan. Planning Staff Comment: The revised proffers governing landscape design features expand upon those approved with the DeGrange rezoning, which are currently applicable to the B2 portion of the site. Moreover, the applicant's provision of design details with the proffered GDP clarifies the intended appearance of these features and demonstrates their collective capacity to further corridor design objectives. C. On Site Development: The applicant proffers that structures will be designed with facades composed of materials such as, but not limited to, concrete masonry units (CMU), brick, diyvit, glass, stucco, wood and/or other simulated materials. The applicant further proffers that all buildings will be constructed using compatible architectural styles and that signage will be composed of similar styles and materials. The proffers indicate that all building within the property will be developed as a cohesive entity so that all development elements work together functionally and aesthetically. A set of covenants and restrictions will be recorded with each deed stipulating these design provisions. The covenants and restrictions will be enforced through an architectural review committee (ARC) that will evaluate and approve building design throughout the 102-acre development. Valley Health System will exercise control of the ARB and therefore maintain perpetual influence over the coordination and compatibility ofbuilding and site design, regardless of changes in property ownership. Planning Staff Comment: The ARC proffered by the applicant provides a mechanism capable of ensuring coordinated and compatible building and site design throughout the project. The long-term control of the ARC by Valley Health System is considered critical to the effectiveness of this design approach due to its established reputation for high quality building and campus design. The revised site development conditions proffered by the applicant provide ample assurance that ultimate building and site designs will be appropriate in the context of the Round Hill community and Route 50 corridor. D. Monetary Contribution to Offset Impact of Development: The applicant proffers to pay the sum of $25,000.00 to the Round Hill Fire and Rescue Company, the sum of $5,000 to the Sheriff's Office, and the sum of $5,000 to the County Administration building. The total $35,000.00 payment is proposed to be made at the time of the first building permit for either Tract 1 or Tract 2. Planning Staff Comment: It is noted that the Fire Marshal does not perceive the sum proffered to the Round Hill Fire and Rescue Company to be adequate to relieve the net capital facilities impact to Fire and Rescue services, regardless of the positive net fiscal impact of the proposed development. REZ #02-03, Winchester Medical Center Page 14 March 10, 2003 STAFF CONCLUSIONS FOR 02/05/03 PLANNING COMMISSION MEETING: It is acknowledged that the zoning districts proposed through this application are fundamentally consistent with the provisions of the Comprehensive Policy Plan applicable to the subject property, specifically the Round Hill Community Land Use Plan (Phase 1) and the Route 37 West Land Use Plan. However, as noted in the preceding sections, numerous issues of concern exist concerning this proposal, which can be summarized as follows: Project Design - The applicant has provided only vague assurances that building and site design will be coordinated in a manner that is compatible and complementary to the Round Hill community. No minimum standards concerning building materials, exterior treatment of buildings, building placement and scale relative to Route 50, or signage have been proposed through the applicant's proffer statement. Transportation - As per the applicant's traffic analysis, the Level of Service of the transportation system serving the site is diminished from the current "C" to "D" upon completion of the first phase of the proffered transportation plan. The flow of traffic is generally improved at project build -out in 2012, although several intersections are projected to function at a Level of Service "D." Moreover, the projected conditions at build -out assume that certain off -site transportation improvements will be completed and available by 2012, notably western access to the VHS/Route 37 interchange and extension of the planned major collector road to Route 522 North. The applicant is unable to guarantee the availability of such access and therefore cannot ensure that the traffic conditions will be as projected by 2012. The Comprehensive Policy Plan establishes the expectation that a Level of Service "C" will be maintained both within a proposed development and on adjacent roads. The proffered transportation plan does not ensure conformance with this policy objective. SUMMARY OF PLANNING COMMISSION ACTION AT 02/05/03 MEETING At the request of the applicant, the Planning Commission unanimously agreed to table consideration of this rezoning request for thirty (30) days. The tabling of the application was deemed appropriate to allow the applicant and staff an opportunity to resolve issues concerning transportation and corridor design identified in the staff report. SUMMARY OF ACTIVITIES SINCE THE 02/05/03 PLANNING COMMISSION MEETING: Pursuant to the direction of the Plamiing Commission, the applicant and staff met to discuss the outstanding issues identified in the staff report for this rezoning request. Following initial discussions, the applicant proceeded through a consultative process during which revisions to the proffer statement and Generalized Development Plan were developed. These revisions were ultimately submitted to staff on March 3, 2003, with the intention of returning the application for Planning Commission review at its meeting on March 19, 2003. The revised proffer statement, dated March 4, 2003, and the proffered REZ #02-03, Winchester Medical Center Page 15 March 10, 2003 Generalized Development Plan are attached for your review. The revisions and/or responses provided by the applicant have been incorporated into the staff report via narratives entitled either Resolution or Applicant Response that follow each identified issue. These narratives also provide staffperspective regarding applicant proposals. These revised documents replace those included in the applicant's original package; all other information presented in the package remains unchanged. The applicant should be prepared to further clarify their responses to issues identified in this staff report and provide any additional information deemed necessary for evaluation of this request by the Planning Commission or Board of Supervisors. O:Vsgendas\COMMENTS\REZONING\Staff Report\2003\WMC West Campus.wpd 0- 0 REZONING REQUEST PROFFER Property Identification Number 53-((A))-68 WINCHESTER MEDICAL CENTER "West Campus" Preliminary Matters Pursuant to Section 15.1 - 491.1 et. seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 02-03 for the rezoning of 51.9676 acres from Rural Area (RA) Zoning District to the Medical Services (N4S) Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. Also within this tax parcel is 50.0540 acres zoned B-2 which will remain B-2 after rezoning. The proffers which exist on the 50.0540 acre parcel have been included in this proffer statement and together with the added proffers constitute the complete proffer for the entire tract of 102.0216 acres. Should this petition for rezoning not be approved by the Board of Supervisors then the existing proffer statement for the B-2 tract will remain in effect and these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the Generalized Development Plan, dated September 2002, sheets 5 of 6 and 6 of 6, which are attached hereto and incorporated herein by reference. Street Improvements The Applicant shall design and construct all roads on the subject property consistent with the County's adopted Round Hill Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Generalized Development Plan which is attached hereto and incorporated herein by reference. 1. On U.S. Route 50 at the intersection of Route 1317, a 200 feet left turn lane for eastbound traffic will be provided. (#1) 2. On U.S. Route 50, an acceleration/deceleration lane will be added across the entire U.S. Route 50 frontage of the site, and the only exit on U.S. Route 50 will be located at the Route 1317 intersection. Curb and gutter will be provided along the entire frontage. (#2) 3. At the VA Route 1317 intersection, traffic leaving the site will be provided two left turn lanes, (on left turn with through movement) and one right turn lane. (#3) 4. Lanes will be added to the VA Route 37 exit ramps to allow dedicated right and left turn lanes (#4) as follows: At U.S. Route 50NA Route 37 western signal, Southbound right turn - 200 feet with transition to provide full 2 lanes at intersection. (Revised 3/4/03) Page 1 of 6 0 0 Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District At U.S. Route 50NA Route 37 eastern signal, Northbound left turn - 200 feet with transition to provide 3 lanes at intersection including a dedicated left, a left with through and right turn lanes. 5. A traffic signal will be provided at U.S. Route 50 and VA Route 1317 intersection. (#5) 6. An additional left turn lane will be provided on U.S. Route 50 for the eastbound traffic at the US Route 50NA Route 37 eastern signal. (#6) 7. A major collector road, 1800 feet in length and 5 lanes wide, with 80 feet right of way. (#7) Transportation items 1 through 6 shall be constructed during the initial site development phase of the project and shall be either complete or bonded for completion prior to issuance of the first occupancy permit. The applicant shall limit entrance connections onto U.S. Route 50 to two points as shown on GDP. The applicant shall prepare a traffic generation estimate for uses established by the Site Development Plan to be submitted for initial construction approval to the County. The combined trip generation (ADT) shall not exceed 14,000 TPD (average weekday volume) without further approval by the County. The actual trip generation from the project shall be determined by the Winchester Medical Center Management annually, from data collected in May and with results due on July 1 of each year, and be available for review as individual site plans and subdivisions for future uses are submitted for review by VDOT and the County. The combined traffic impact form the 104 acre site is not to exceed 14,000 TPD (average weekday volume) when current actual counts and proposed counts are added for cumulative total. If the cumulative total for any site plan at WMC causes the total to exceed 14,000 TPD then it is agreed that the County may withhold site plan approval until satisfied that adequate and manageable levels of service will exist on state or internal site roadways. The SIC code system and the ITE shall be utilized for the subject projections. The applicant shall perform an updated TIA of the project intersection on U.S. Route 50 and of the Route 50/Route 37 interchange when traffic generation from the 104 acre site reaches 14,000 TPD (average weekday volume). The County may review this 14,000 TPD cap upward, without modification of this proffer agreement, should results of the TIA show that additional loading is appropriate. Landscgpe Design Features The development of the subject property, and the submission of any Master Development Plan shall include the following landscape design feature provided in these proffers and as illustrated on the Concept Plan dated December 1996 which is attached hereto and incorporated herein by reference. (Revised 3/4/03) Page 2 of 6 0 Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District A fifty foot (50') landscaped buffer along the US Route site. (4). Internal parking, travel ways and commercial closer than 50' to front right of way line on U.S. Route attached to this proffer for the purpose of establishing implemented upon final design: (See ID "A" ). 50 frontage portion of the structures shall not extend 50. An illustrative detail is a standard of quality to be 2. A landscaped green area along the north side of the main entrance. (See ID "A") (#9) 3. A landscaped, open, green visual focal link and park located at around about (#10). An illustrative example (ID `B") is attached to this proffer for the purpose of establishing a standard of quality to be implemented upon final design. On Site Development The Winchester Medical Center shall establish an Architectural Review Committee (ARC) to review all planning within the 104 acre site to insure conformance with the standard of quality described in the Master Development Plan and Covenants. In general, project covenants shall establish a standard of quality for structures and site design as follows: 1. Materials utilized for the facades of the buildings shall include but not be limited to concrete masonry units (CMU) brick, architectural block, dryvit, or other simulated stucco (EFIS), real or simulated wood and/or glass. 2. All building within the development on the property shall be constructed using compatible architectural style and materials, and signage for such buildings shall be of a similar style and materials. 3. All building within the property shall be developed as a cohesive entity, ensuring that building placement, architectural treatment, parking lot lighting, landscaping, trash disposal, vehicular and pedestrian circulation and other development elements work together functionally and aesthetically. 4. A single monument type sign shall be utilized near the project entrance to describe internal features. Sign height shall be limited to 20' within 50' landscape area along U.S. Route 50. Individual signs to be allowed per ordinance requirements to announce individual uses. On building signage to be the preferred sign type for individual uses. No other signs shall be located within 50' buffer area. The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions pursuant to site design developed and approved by Frederick County at the time of master plan. Property owners shall be notified of conditions relating to adjoining active agricultural operations. (Revised 3/4/03) Page 3 of 6 Rezoning Request Proffer Property Identification Number 53-A-68 Gainesboro Magisterial District Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 51.9676 acre tract 2, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to MS and approves the revised planning for the 50.0540 acre tract 1, the undersigned will pay to Frederick County for the Round Hill Fire and Rescue Company the sum of $25,000.00, the Sheriff's Office the sum of $5,000.00 and the Administration Building the sum of $5,000.00 for a total payment of $35,000.00, at the time the first building permit on tract or tract 2 is issued. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: �j, Date: 5 �U STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The fore ping instrumjt was acknowledged before me this 2003, by U1 UOLG)O5 My commis ion exR)ires Notary Public S " day of 11' , (Revised 3/4/03) Page 4 of 6 0 0 REZONING APPLICATION #02-03 WINCHESTER MEDICAL CENTER - WEST CAMPUS Staff Report for the Planning Commission Meeting Prepared: January 22, 2003 Staff Contact: Christopher M. Mohn, AICP 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 fnay 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. As this application proceeds through the legislative review process, the methods) of resolution for each issue proposed by the applicants) and/or recommended by the Planning Commission or Board of Supervisors will be stated in the text of this report. Reviewed Action Planning Commission: 02/05/03 Pending Board of Supervisors: 02/26/03 Pending PROPOSAL: To rezone 50.0540 acres fiom B2 (Business General) to B2 (Business General) with revised proffers, and 51.9676 acres fiom RA (Rural Areas) to MS (Medical Support). LOCATION: This property is located north of (and adjacent to) Route 50, and west and adjacent to Route 37. MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBERS: 53-A-68 PROPERTY ZONING & PRESENT USE: Zoned: B2 (Business General) District Present Use: Vacant Zoned: RA (Rural Areas) District Present Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RA (Rural Areas) District South: Zoned RA (Rural Areas) District East: City of Winchester West: Zoned RA (Rural Areas) District Use: Agricultural Use: Residential & Commercial Use: Medical Campus - Hospital Use: Residential & Agricultural PROPOSED USE: Commercial and Medical Support Uses. REZ #02-03, Winchester Medical Center Page 2 January 24, 2003 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see letter dated 12/20/02 from Ben Lineberry, Jr. P.E:, Transportation Assistant Resident Engineer, located in Section Wofthe applicant's rezoning materials. Fire Marshal: Recommendations: Automatic sprinkler system and fire alarm system. Emergency vehicle access comments to be identified during the site plan process. The half full condition of the Northwest Tank should be corrected to provide adequate water supplies in the event pump booster service becomes disabled. Inspections: No comment required at this time. Shall comment at the time of site plan review. County Engineer: We have no comments at this time. Health Department: Health Department has no objections as long as public water and sewer are used. Sanitation Authority: The proposed method of supplying water and sewer service to the site should be adequate. The Authority would like the Winchester Medical Center to consider letting the Authority install a production well on this site. The location of this well could be determined by hydrogeological data and the development plan of the Center. Historic Resources Advisory Board: Please see letter from Rebecca Ragsdale, Planner I, dated 11125102, located in Section VI of the applicant's rezoning materials. Frederick -Winchester Service Authority: Please see attached memo from Jesse W. Moffett, Executive Director, dated 10101102, located in Section VI of the applicant's rezoning materials. Parks & Recreation: No comment. Frederick County Public Schools: Based on the information provided in the rezoning application, Frederick County Public Schools has no comment at this time. County Attorney: With the two changes, proffers appear to be in proper form. Winchester Regional Airport: The proposed rezoning request for the referenced property appears to be outside the airspace of the Winchester Regional Airport; therefore, Federal Aviation Administration form 7460-1 will not be required to be filed. Uses under the rezoning request will not impact airside operations at the Winchester Airport. City of Winchester: Please see memo from Tim Youmans, Planning Director, dated 01106103, located in Section VI of the applicant's rezoning materials. REZ #02-03, Winchester Medical Center Page 3 January 23, 2003 Planning & Zoning: 1) Site History The original Frederick County zoning snap (U.S.G.S. Winchester Quadrangle) identifies the subject parcel as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subj ect property and all other A-1 and A-2 zoned land to the RA District. On February 12, 1997; the Board of Supervisors approved Rezoning #006-96 which rezoned 51.0540 acres of the property from RA to B2 (Business General). The portion of the property subject to this rezoning and associated proffers is located in the northwest quadrant of the intersection of Route 50 West and Route 37. The remainder of the site retained the RA zoning designation. 2) Location The subject parcel is located immediately north and adjacent to Route 50 West, and west and adjacent to Route 37. According to the VDOT functional classification system, both Route 50 West and Route 37 are major arterial roadways. The land use abutting the subject property to the north and west is agricultural and residential, with a mix of commercial and residential uses located across the Route 50 right-of-way to the south and the Winchester Medical Center campus located across the Route 37 right-of-way to the east. 3) Comprehensive Policy lan The 50.0540 acres ("Tract I") of the site located adjacent to the Route 50 right-of-way is located within the Phase One boundaries of the Round Hill Community Land Use Plan with the remaining 51.9676 acres ("Tract 2") located within the boundaries of the Route 37 West Land Use Plan. The property is located wholly within the Sewer and Water Service Area (SWSA). Both of the applicable land use plans envision the development of business/office land uses subject to the availability of central sewer and water facilities. (Comprehensive Policy Plan, p. 6-41, 6-51) The Round Hill Community Plan recommends the employment of design techniques to ensure the contextual compatibility of new commercial development in the Round Hill Community. Such techniques are intended to preclude the visual disruption of the Route 50 corridor while also promoting development whose configuration and appearance reflects the established character of the Round Hill Community. It is also noted that strip commercial development is explicitly discouraged within the Round Hill Community. The B2 District is a zoning designation capable of facilitating the business/office development envisioned by the Round Hill Community Land Use Plan. (Comprehensive Policy Plan, p. 6-49) As described by the Route 37 West Land Use Plan, business/office land uses should complement the activities ofthe Winchester Medical Center and the myriad uses associated with its operation. Such complementary uses are envisioned to develop in an integrated campus -like setting that includes a range of retail service uses catering to the medical establishment, as well as the surrounding community. The MS (Medical Support) Zoning District was especially designed to accommodate such development and may, therefore, be considered consistent with adopted 0 REZ #02-03, Winchester Medical Center Page 4 January 23, 2003 land use policy for this area. (Comprehensive Policy Plan, p. 6-39) Planning Staff Comment and Issues: The inclusion of the entire acreage of the site with this application provides a means of integrating development that is integral to ultimate Plan conformance. Indeed, the employment of a common set of proffers and a unifying Generalized Development Plan promotes development with the cohesiveness necessary to achieve the interrelated objectives of the applicable land use plans. ISSUE: Critical to avoiding strip development and promoting contextual compatibility is building design. Through the deliberate coordination of materials, colors, style, building massing and other architectural features, buildings within a project can establish a consistent theme that is immediately identifiable to the public. When coupled with the use of unified landscaping, comprehensive signage, and the creative design of such customary site features as lighting fixtures, common building design elements will facilitate development that both reflect and enhance the unique character of the surrounding community. The proposed proffers reference the use of private covenants to ensure that individual uses employ design techniques that complement other uses internal to the commercial development to achieve a "cohesive entity." While this arrangement supports coordinated design within the development, it does not necessarily facilitate design that is either compatible with the surrounding community or complementary to the Route 50 corridor. Establishing compatibility in the context of the surrounding community can be assured by including with this application a set of minimum standards for building design in addition to any deeded covenants. In particular, standards should be considered that: 1) limit the scale of buildings on development sites nearest the Route 50 right-of-way, 2) result in the finishing of all exterior sides of a building or structure with similar materials and/or architectural treatments, 3) identify exterior materials and/or architectural treatments that will visually unify all buildings and structures, and 4) explicitly preclude the use of certain exterior building materials (i.e., corrugated metal, cinder block). As written, the applicant's proffer concerning building materials does not control or limit the types of materials permitted within the project. Moreover, although the proffers suggest that building design and site features such as exterior lighting will be coordinated, no minimum standards or details are provided to ensure that such coordination will indeed occur during development or that the ultimate design of the project will be compatible with the surrounding community (see Proffer Statement, p. 2 and 3 of 3). ISSUE: By stating that signage will be of "similar style and materials," the applicant's proffer statement acknowledges in general terms the integral role of signage to the overall quality of the project and its ultimate compatibility with the surrounding community (see Proffer Statement, p. 2 of 3). However, the applicant does not provide a set of minimum standards or design • 0 REZ #02-03, Winchester Medical Center Page 5 January 23, 2003 guidelines to ensure that signage installed in the project will form a coordinated and visually integrated system. The applicant could address this concern through the provision of a comprehensive sign plan that coordinates the design and general location of signage to be erected within the proposed development. Overall project design and corridor appearance would be enhanced by limitations on the total number of freestanding signs within the project and restrictions of such signage to monument -type structures that share common design characteristics. Moreover, the provision of a system of directional signage that is coordinated to ensure consistency of appearance and efficiency of movement throughout the site would be appropriate. A proffered comprehensive sign plan would be unique to this project and would supercede the sign regulations of the Zoning Ordinance. Ideally, subsequent rezoning petitions along the Route 50 corridor would include similar plans that employ complementary design guidelines for signage. Such an approach would facilitate attainment of high aesthetic standards and consistency of appearance along the corridor which would, in turn, ensure that new development is respectful of, and compatible with, the established character of the Round Hill community. ISSUE: The landscape design features proffered with this application are an effective means of unifying the development both internally and with the surrounding community. Such features will certainly contribute to realization of the "cohesive entity" promoted by the applicant and are, therefore, essential elements of this rezoning proposal. It is noted, however, that the proffers approved with the DeGrange rezoning (#06-96) include greater detail concerning the design of some of these features than are offered by the proposed proffers. Given the importance of these features to overall project design, illustrations concerning the landscape features should be enhanced and, at a minimum, be equivalent in detail to those originally approved with the DeGrange rezoning (see Proffer Statement, p. 2 of 3 and Generalized Development Plan). 4) Site Suitability The applicant has identified areas of steep slopes and woodlands near the northermnost boundary of the site (see Impact Statement, Figure 4A). The site is reported to be underlain by Ordovician limestone formations, which the applicant suggests will support development with proper geotechnical control. 5) Intended Use The applicant states that the ultimate intent of the proposal is to develop uses that are consistent with the needs of health planning and integrated with the existing medical center campus. Specifically, the applicant proposes to employ the MS District on the northern portion of the site ("Tract 2") for a diverse array of medical service and support uses, to include, but not limited to: office, warehousing/distribution, nursing home, and age-restricted/elderly housing. The southern portion of the site ("Tract 1 ") would remain B2 and be used for commercial uses that would also support the established medical community, such as: business hotel, retail/shopping center, bank, restaurant, and research and development. The applicant suggests that the array of B2 uses originally envisioned for Tract 1 through the DeGrange rezoning has been extensively modified to be less intensive and more complementary to the health care system. 0 0 REZ #02-03, Winchester Medical Center Page 6 January 23, 2003 Planning Staff Comment and Issues: ISSUE: The extensive modification of B2 uses referenced in the Impact Statement is not formally proposed by the applicant elsewhere in the application. Therefore, in its present form, this proposal would enable the development of any use permitted in the B2 District on Tract 1 of the site. 6.) Potential Impacts a) Transportation Impact Analysis Statement: The applicant's traffic study considers the build -out of the subject property with two transportation phases by the year 2012. The study and its recommendations assume that ultimate access to the site will be provided through the combination of the project's Route 50 entrances, the intersection of the proposed major collector road with Route 522 North, and the Valley Health System/Route 37 interchange. The impact analysis indicates that the transportation system serving the site currently functions at a Level of Service (LOS) "C" or higher, with the exception of an unsignalized driveway that operates internally at an LOS "E" during PM peak hour traffic. Phase 1 development is projected to occur through 2006, during which all access to the site is achieved via site enhances from Route 50. With the exception of construction of a section of a planned major collector road, all proffered transportation improvements are proposed to occur during Phase 1 prior to the issuance of the first Certificate of Occupancy within the project. The applicant's analysis assumes background traffic that grows at the historical annual rate of 5.0% and further includes traffic generated by the WWW, L.C. commercial project envisioned immediately west of the site. Based on trip data contained in the sixth edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, the applicant projects the Average Daily Trips (ADT) generated by the project to be 9,198 by 2006, with AM/PM peak hour trips of 875 and 1,027, respectively. The applicant reports that traffic generated by the project at the conclusion of Phase 1 will result in study area intersections functioning at an LOS "D" or better. Phase 2 development is projected to occur from 2006 through 2012. All proffered transportation improvements will have been provided by 2012, to include construction of a section of a major collector road included in the Route 37 West Land Use Plan. The applicant's Phase 2 analysis assumes a six -lane Route 50, western access to the Valley Health System (VHS)/Route 37 interchange, and extension by others of the planned major collector road to its intersection with Route 522 North. Again, projected background traffic reflects an annual growth rate of 5.0% and further reflects traffic anticipated with the WWW, L.C. commercial project by 2012. The applicant estimates that at the conclusion of Phase 2, the project will generate 19,761 ADT, with AM/PM peak hour trips of 1,607 and 2,334, respectively. The applicant reports that traffic generated by the project at build -out will result in study area intersections functioning at a LOS "C" or better. • 0 REZ #02-03, Winchester Medical Center Page 7 January 23, 2003 VDOT Comment: The proposed development will have significant measurable impact on Routes 50 and 37, respectively. VDOT is satisfied that the improvements proposed by the applicant will adequately address transportation concerns through the first phase of development, which is projected to culminate in 2006. All of the Phase 1 improvements are expected to occur prior to issuance of the first building permit within the project. At present, VDOT will not permit an access break on Route 37. Therefore, as development proceeds beyond 2006, additional traffic analysis will be required to fiirther examine the impacts to Routes 37, 50, and 522 and confirm the adequacy of proposed Phase 2 improvements. Planning Staff Comment and Issues: ISSUE: Pursuant to adopted transportation policy, roads located adjacent to and within new development are expected to operate at no less than a Level of Service "C"(Comprehensive Policy Plan, p. 7-5). As noted above, the Impact Statement submitted with this application reports that Phase 1 traffic conditions will involve intersections on adjoining roads functioning at an LOS "D." The traffic generated by this project will, therefore, diminish the LOS of the surrounding transportation network from current conditions, despite implementation of the vast majority of the applicant's proffered transportation improvements. ISSUE: As shown on Figure 14 of the traffic analysis, the Level of Service at 2012 build -out consists of several intersections functioning at an LOS "D," particularly during the PM peak hour. The applicant's summary statement that the transportation system will operate at an overall LOS "C" by 2012 is, therefore, not accurate. Moreover, the assumptions built into the Phase 2 transportation scenario are decidedly not guaranteed. While it is fair to predict that efforts will be made by the applicant to achieve western access to the VHS/Route 37 interchange, such action will require the ultimate approval of the Commonwealth Transportation Board (CTB), the attainment of which is inherently unpredictable. Extension of the planned major collector road will likely be dependant upon the transition of the RA land located north of the subject property to suburban land use. The viability of this transition, and hence the road extension, will rely upon the positive alignment of myriad interests and influences that routinely challenge accurate prediction, such as those of individual land owners, future elected officials, and the market. It would therefore be instructive for the applicant to provide an additional traffic scenario that projects the impact on adjoining roads at 2012 build -out in the absence of these assumed improvements. ISSUE: The applicant does not show a direct connection between the proposed west campus and the existing east campus of Winchester Medical Center until 2012 build -out. It is further noted that this connection is not included with the applicant's proffered transportation improvements. Indeed, any traffic seeking to move between the two campuses will be required to travel 0 • REZ #02-03, Winchester Medical Center Page 8 January 23, 2003 externally on adjacent roads, most likely Route 50. This arrangement contributes to a less efficient transportation system and further limits the functional integration of uses planned on the proposed west campus with those on the existing campus. ISSUE: At the request of staff, the applicant agreed to analyze the cumulative transportation impacts of this application and the forthcoming WWW, L.C. rezoning proposal. The WWW, L.C. proposal will seek the rezoning of approximately 71 acres located west of the subject parcel from RA to B2, with the intended uses consisting of a shopping center, offices, and discount superstore. This effort was promoted as a means of comprehensively addressing the transportation impacts of concurrently developing large-scale cornmercial projects through the coordinated phasing and construction of necessary improvements. Although the traffic analysis for this proposal included WWW, L.C. generated trips as background data, the applicant has not specified measures to coordinate transportation improvements between the two projects and does not provide assurances that traffic impacts on the Route 50 corridor will be mitigated in a comprehensive, integrated, and an effective manner. ISSUE: Route 50 is identified for short-term development of bicycle facilities in the Comprehensive Policy Plan. Such non -motorized systems are considered integral to the creation of a complete networked transportation system for Frederick County and the City of Winchester. The County has adopted the Bicycle Plan for the City of Winchester and Frederick County as a guide for the development of non -motorized facilities (Comprehensive Policy Plan, p. 7-3, 7- 14, 7-17). Provisions for the development of bicycle facilities are not included with either phase of transportation improvements proposed with this application. b) Historic Resources Impact Analysis Statement: The subject property is located near two properties included in the Frederick County Rural Landmarks Survey Report, which are identified as the Old Hoover House (ID# 34-467) and Fruit Hill Farm (ID# 34-1410). Only Fruit Hill Farm is listed as potentially significant in this report. The subject property is located within the National Parks Service study area for the Second Winchester battlefield but is wholly outside of identified core battlefield areas. The Historic Resources Advisory Board (HRAB) considered this application at its November 19, 2002 meeting. The HRAB offered no adverse comments concerning this proposal. Moreover, no recommendations were provided regarding the treatment of the resources located proximate to the site. c) Water and Sewer Impact Analysis Statement: The applicant states that the Route 50 corridor is to be served by a regional sewage pump station capable of providing 500 gallons per minute of wastewater flow transfer to the Sunnyside collection system located on Route 522 North. Moreover, it is noted 0 • REZ #02-03, Winchester Medical Center Page 9 January 23, 2003 that water service will be obtained through comiection to the northwest water storage tank via a 20" stub line and easement that will extend along the west side of Route 37. The applicant states that the 20" main is adequate for delivery volumes necessary for planned uses. The proposed system is to be constructed by the Frederick County Sanitation Authority through developer commitments (see Impact Statement, Section E and Figure 6). 7) Proffer Statement 1. Street Improvements: The applicant proposes a series of seven (7) transportation improvements with this application, to include: (1) addition of eastbound left turn lane, 200' in length, on Route 50; (2) restrict egress onto Route 50 to the intersection with Route 1317 and provide an acceleration/deceleration lane across the entire fi-ontage of the site; (3) at Route 1317 intersection, provide two left turn lanes and one right turn lane for exiting traffic; (4) addition of lanes to the Route 37 exit ramps; (5) signalization of Route 50 intersection with Route 1317; (6) addition of left turn lane on Route 50 for eastbound traffic at eastern signal serving Route 50/Route 37 interchange; and (7) development of a 1,800-foot section of the major collector road included in the Route 37 West Land Use Plan, which will be five lanes in width within an 80-foot right-of-way extending north from Route 50. All proffered improvements will be completed prior to issuance ofthe first certificate of occupancy within the development, with the exception of the major collector road section. Planning StaffCominent: Despite the improvements proffered by the applicant, the trips generated by this proposal will result in a diminished level of service along the Route 50 West corridor. As noted previously, the relative effectiveness of these improvements at project build -out will ultimately depend upon the completion of several off -site transportation improvements that are beyond the direct control of the applicant. However, the applicant has not provided analysis of the impact on Route 50 should these assumed improvements fail to materialize nor do the proffered improvements address such a worse case scenario. At a minimum, the applicant should establish the development threshold beyond which the project's traffic impacts will exceed the mitigative value of the proffered improvements and agree to limit development to that threshold should the off -site improvements remain incomplete. Moreover, the applicant does not provide a timetable or trigger for construction of the proffered section of the major collector road. 2. Landscape Design Features: The applicant has proffered landscape design features that include a thirty-foot (30') green strip along the Route 50 frontage of the site, a landscaped green area along the north side of the main entrance, a landscaped focal link with the Route 50/Route 37 interchange, and centrally located open space area (formerly known as DeGrange Park), and a 10-foot landscaped buffer along the western property line. REZ #02-03, Winchester Medical Center Page 10 January 23, 2003 Planning Staff Comment: The proffered landscape design features are equivalent to those approved with the DeGrange rezoning that are currently applicable to the B2 portion of the site. As noted previously, staff prefers that the applicant provide greater detail concerning the configuration and design elements intended for the proposed focal link with the Route 50/Route 37 interchange. The proposed location of this focal point should be confirmed to be within the viewshed of the referenced interchange. Additional design information would also be valuable regarding the open space area proposed north of the site entrance. The 10' landscaped buffer along the western property line may eventually be bisected by a planned roadway connecting the subject property with the WWW, L.C. site; therefore, the additional landscaping planned for this area would be more beneficial as supplemental screening along the portion of the western boundary adjacent to the established residential uses. As currently proposed, no additional screening or buffering is shown adjacent to these residential uses. Moreover, additional detail specifying the plantings that will comprise the 30-foot landscaped green strip adjacent to Route 50 should be provided. As written, minimal landscaping could be installed within the strip, which would technically satisfy the proffer. 3. On Site Development: The applicant proffers that structures will be designed with facades composed of materials such as, but not limited to, concrete masonry units (CMU), brick, dryvit, glass, stucco, wood and/or other simulated materials. The applicant further proffers that all buildings will be constructed using compatible architectural styles and that signage will be composed of similar styles and materials. The proffers indicate that all building within the property will be developed as a cohesive entity so that all development elements work together functionally and aesthetically. A set of covenants and restrictions will be recorded with each deed stipulating these design provisions. Planning Staff Comment: As noted previously, the proffered site development provisions do not contain minimum standards to ensure coordination of materials, architectural styles, building configuration, or signage. Indeed, the proffer addressing building materials effectively permits building facades to be composed of any material, as the language clearly stipulates that acceptable materials are not limited to those presented in the proffer. The proposed proffers undoubtedly reflect the intention of the applicant to seek high -quality design throughout the development. However, the absence of minimum standards ostensibly allows design to be dictated exclusively by the developer or individual tenant without consideration for whether it is compatible or complementary to the surrounding community. As written, the proffered site development conditions do not provide ample assurance to the County that ultimate building and site designs will be either coordinated or appropriate in the context of the Round Hill community and Route 50 corridor. 4. Monetary Contribution to Offset Impact of Development: The applicant proffers to pay the sum of $25,000.00 to the Round Hill Fire and Rescue Company, the sure of REZ #02-03, Winchester Medical Center Page 11 January 23, 2003 $5,000 to the Sheriff's Office, and the sum of $5,000 to the County Administration building. The total $35,000.00 payment is proposed to be made at the time of the first building permit for either Tract 1 or Tract 2. Planning Staff Comment: As per the Fire Marshal's comment, the sum proffered to the Round Hill Fire and Rescue Company is not adequate to relieve the net capital facilities impact to Fire and Rescue services, regardless of the positive net fiscal impact of the proposed development. STAFF CONCLUSIONS FOR 02/05/03 PLANNING COMMISSION MEETING: It is acknowledged that the zoning districts proposed through this application are fundamentally consistent with the provisions of the Comprehensive Policy Plan applicable to the subject property, specifically the Round Hill Community Land Use Plan (Phase 1) and the Route 37 West Land Use Plan. However, as noted in the preceding sections, numerous issues of concern exist concerning this proposal, which can be summarized as follows: • Proj ect Design - The applicant has provided only vague assurances that building and site design will be coordinated in a manier that is compatible and complementary to the Round Hill community. No minimum standards concerning building materials, exterior treatment of buildings, building placement and scale relative to Route 50, or signage have been proposed through the applicant's proffer statement. • Transportation -Asper the applicant's traffic analysis, the Level of Service of the transportation system serving the site is diminished from the current "C" to "D" upon completion of the first phase of the proffered transportation plan. The flow of traffic is generally improved at project build -out in 2012, although several intersections are projected to function at a Level of Service "D." Moreover, the proj ected conditions at build -out assume that certain off -site transportation improvements will be completed and available by 2012, notably western access to the VHS/Route 37 interchange and extension of the planned major collector road to Route 522 North. The applicant is unable to guarantee the availability of such access and therefore cannot ensure that the traffic conditions will be as projected by 2012. The Comprehensive Policy Plan establishes the expectation that a Level of Service "C" will be maintained both within a proposed development and on adjacent roads. The proffered transportation plan does not ensure conformance with this policy objective. The applicant should be prepared to address the issues identified in this staff report and any other concerns raised by the Planning Commission or Board of Supervisors. O:\Ageadm\COMMENTS\REZONING\Staff Report\2003\WMC West Campusmi)d COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 January 23, 2003 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING APPLICATION #02-03 FOR WINCHESTER MEDICAL CENTER - WEST CAMPUS On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, February 5, 2003, 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 #02-03 of the Winchester Medical Center, submitted by Clifford & Associates, Inc. to rezone 50.0540 acres from B2 (Business General) to B2 (Business General) with revised proffers, and 51.9676 acres from RA (Rural Areas) to MS (Medical Support). This property is located north and adj acent to Route 50 and west and adjacent to Route 37, and is identified with Property Identification Number 53-A- 68 in the Gainesboro Magisterial District. 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 approximately one week before the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Christopher M. Mohn, AICP Deputy Planning Director CMM/cih OAAgendas\Adjoiner Urs\200MEZONINGS\Winchester Med Ctnwpd 107 North Kent Street • Winchester, Virginia 22601-5000 N y This is to certify that the attached correspondence was mailed to the following on 2� 200 3 from the Department of Planning and Development, Frederick Count Virginia: 83 - A- - 84- 53 - A- - 74- ENGLISH, DAVID M & JUDITH A TURNER, CAROLYN R 288 DROVER LN MIDDLETOWN, VA 22645.2039 424 W CECIL ST WINCHESTER, VA 22601-3706 Gilbert W. Clifford & Assoc., Inc. / Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 53 - A- - 68- WINCHESTER MEDICAL CENTER, INC 004�.9(as �OSEn PO BdX 1334 WINCHESTER, VA 22604 53 - A. - 69- 53-A- I � j_ FRUIT HILL ORCHARD, INC. PO BOX 2368 WINCHESTER, VA 22604.1568 53 - A- - 73- HUFFMAN, PAGE F. & ELVA 194 ECHO LN WINCHESTER, VA. 22603.3909 53 - A- - 75- 53B - 3- - 1. si,4-Y3 JOHNSON, NANCY RENNER FARMERS LIVESTOCK EXCHANGE,INC 2054 NORTHWESTERN PIKE PO BOX 2696 WINCHESTER, VA 22603.3947 WINCHESTER, VA 22604.1896 53B -3- - 5)b)7)9 BUCHER, DENNIS KEITH & PEGGY S 182 MARPLE RD C= . WINCHESTER,VA 22603.4141 Chri er M. Mohn, Deputy Director Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, r rl ( ) r1i it) nu I , a Notary Public in and for the State and County aforesaid, do hereby certify that Christopher M. Mohn, Deputy Director for the Department of Planni g and Development, whose name is signed to the foregoing, dated . a • 0 '�') , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of 7hum wI I . My commission expires on (Q 00 53 - A- - 76- JOHNSON, ROBERT B. 2054 NORTHWESTERN PIKE TARY PUBLIC WINCHESTER, VA. 22603.3947 A 53 A 1 FRUIT HILL ORCHARD, INC. 53 A 89 HILL \ ORCHARD, INC RA WINCHESTER MEDICAL CENTER INC 53 A 68 \C 53 A A R FRUIT HILL ORCHARD, INC CJ\� Existing ,\ RA �� �0l WINCHESTER ro MEDICAL CENTER, INC. (THE CITY OF WINCHESTER) ABDNCHERTrR CALCDMR NG 37 ,O 53 A�f 88 52 A 8 B2 WWW. LC _ %dhwestem Northwestem Pike LAI 53 A A FRUIT HILL ORCHARD, INC RA 53 A 1 FRUIT HILL ORCHARD, INC. 53 A 69 FRUIT HILL tCH"R. INC RA WINCHESTER MEDICAL CENTER, INC 53pA� 68 ¢O� ro �o WINCHESTER 7 7 MEDICAL CENTER. INC J 53 A 68 5 A h B2 RA WWW, LC Northwestern Pikiiie � 5a A V` Existing WINCHESTER MEDICAL CENTER, INC. (THE CITY OF WINCHESTER) Northwestem Pike 5a I i s• • Al. / �1l 1 � REZ # 02 - 03 Winchester Medical Ctr. "West Campus" PINs: 53-A-68 L 0 200400 Feet �� 'N N S E DEFT. OF GEOGRAPIIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGRUA GIS, M, APPING, GRAPHICS WO REQUEST DATE RECEIVED: REQUESTED COMPLETION DATE: / ? z 3 REQUESTING AGENT: % JVfit_ Department, Agency, or Company: 1" Mailing and/or Billing Address: Telephone: FAX: E-mail Address: ESTIMATED COST OF PROJECT: DESCRIPTION OF REQUEST: (Write additional OW f7 to a MG F &f � �_E DIGITAL: SIZES: COLOR: PAPER: FAX: BLACK/WHITE: STAFF MEMBER: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: tormatlon on back of reaues KC z #DZ-0 3 wi'ACkesfer ffi4 "C"L �fr. ce W4.st CaU.S P.,A3r..".`_.____�__� NUMBER OF COPIES: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651)