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HomeMy WebLinkAbout003-03 WWW, L.C. - Gainesboro District - BackfileDate Received AMT OF CASH ACCOUNT AMT PAID CHECK ; BALANCE mo*YORM BSI _✓ DUE CRFR CARD 003003 I REZONING TRACKING SHEET Check List: Application Form Proffer Statement Impact Analysis Adjoiner List DATE j —g¢- O 3 Application received/file opened L' Fee & Sign Deposit t Deed Plat/Survey Taxes Paid Statement _ Impact Model Run Reference manual updated/number assigned 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 � 11Z 9• (, -j 6PAF-ire �given to office manager to update Application Action Summary J PC public hearing date ACTION: % — 2 BOS public hearing date ACTION: , ,fit +-x,rl,(� O 3 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.) 7 //00 Action letter mailed to applicant /U 0 Reference manual and D-base updated 7. /Q •d 3 File given to office manager to update Application Action Summary (final action) / • iG , 0 j File given to Mapping/GIS to update zoning map 7• i 0 - U3 Zoning map amended U \Carol\Common\tracking rez Revised 05/09/02 AZUR US INC. 01:22:51 p.m. 07-27-2006 1 /2 R■■ ■ W5+522+1415 ■ 600 Henley Street, Suite 200 - Knoxville, TN 37902 - Telephone (865) 522-7483 - Fax (865) 522-1415 Lod7o��� To: Mark Cheran From: Christin Chandler Fax: 540-665-6395 Pages: 2 Phone: Date: 7/27/06 Re: Request for Impact Study CC: ❑ Urgent ❑ For Review ❑ Please Comment ® Please Reply El Please Recycle • Comments: Attached is an official request for a copy of the impact study for the Round Hill Crossing Shopping Center. Should you have any questions, please feel free to call me. 6'65-1-522+1415 AZUR US INC. 01 :23:07 p.m. 07-27-2006 2 /2 500 HENLEY STR= • SUfI E 200 * KNOXVILLE, TN 37902 &al Estate Selma '( es, lnC. TEL # 865-522-7483 * 865.522-7785 • PAX 865.522-1415 July 27, 2006 VIA FACSIMILE Frederick County Department of Public Works Attn: Mark Cheran (540) 665-6395 Re: Request for copy of Impact Study for Round Hill Crossing Shopping Center Dear Mark: Per our conversation this afternoon, I am requesting one (1) copy of the Impact Study conducted at the new Wal-Mart development area off of Route 50, known as the future site of the Round Hill Crossing Shopping Center. Please fax a copy of the estimated cost to my attention. Should you have any questions or need further clarification, please do not hesitate to call me. Kindest Regards, DOMINION REAL ESTATE SERVICES, INC. Christin Chandler Administrative Assistant Real Estate Department :cec COUNTY of FREDERICK Department of Planning and Development 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION TO: CY\0.�(k—`ey- COMPANY: D o'rn � (� 1 o 10 FAX4: SS(.Q5 S a a 141e M= Date: CJ(o Number of Pages (including cover sheet) From the desk of: (-Y) o A C hero n r6 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 August 2, 2006 Dominion Real Estate Service, Inc. Attn: Christin Chandler . 500 Henley Street Suite 200 Knoxville, TN 37902 Re: Impact Study for Round Hill Crossing Shopping Center Dear Ms. Chandler: I have pulled a copy of the Impact Study and the Proffer for that particular parcel. I have 70 pages of 8 t/2 x 11 totaling $14.00 and one sheet of 8 1/2 x 14 totaling .25 cents. The administrative time for making copies is $30.00 an hour. The total charge for copies and administrative time would be $21.75. If you would like to order the copies, please complete the attached FOIA request. Upon receipt of the FOIA, we will make the copies and notify you by telephone of the amount. Before we can mail the copies, we would need a check made payable to the County of Frederick. If you have any questions, please call me at 540 665-5651. Sincerely, Pam Deeter Office Assistant II 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Immediate TX Result Report ( Aug, 2, 2006 8:06AM ) * * * Fax Header) File Date Time Destination Mode TXtime Page Result User Name No. ---------------------------------------------------------------------------------------------------- Aug. 2. 8:05AM 865+522+1415 GBTES 1'19" P. 7 OK 4256 # Batch M Memory L Send later @ . Forwarding E ECM S Standard D Detail F Fine Reduction LAN —Fax + Delivery O RX Notice Req. A RX Notice COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 10, 2003 G. W. Clifford & Associates, Inc. Attn: Charles Maddox, Jr. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: REZONING 403-03, WWW, L.C. Property Dear Mr. Maddox: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of July 9, 2003. The above -reference application was approved to rezone 70.9065 acres from RA (Rural Areas) to B2 (Business General) with revised proffers. This property is located north and adjacent to Route 50, approximately 1700 feet west of the Route 37 interchange. The properties are identified by Property Identification Numbers 52-A-B and 53-A-79, and are located 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, Abbe S. Kennedy Senior Planner ASK/bad cc: J-erffi es R. Wilkins, III eC Robert Solenberger /J iy Copp, VDOT Resident Engineer money Reyes, Gainesboro District Supervisor* ,JTI-ie Anderson, Real Estate* ,-Marcus Lemasters, GIS em: G orgp Kriz, Gainesboro Planning Commissioner* ,,-Charles Triplett, Gainesboro Planning Commissioner* (* - without proffers) OA\Agendas\Approval (or denial) Itrs\REZ's\2003\WWW, L.C.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 • REZONING APPLICATION #03-03 WWW, LC- PROPERTY Staff Report for the Board of Supervisors Prepared: July 2, 2003 Staff Contact: Abbe S. Kennedy, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist 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 method(s) of resolution or response offered by the applicant(s) concerning each issue will be stated as " updates" in the text of this report. Reviewed Action Planning Commission: 06/18/03 Recommended Approval (with stipulations) Board of Supervisors: 07/09/03 Pending PROPOSAL: To rezone 70.9065 acres from RA (Rural Areas) to B2 (Business General). LOCATION: This property is located north of (and adjacent to) Route 50, approximately 1700 feet west of Route 37. MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBERS: 52-A-B and 53-A-79 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District Present Use: Orchards and Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RA (Rural Areas) District South: Zoned RA (Rural Areas) District East: Zoned MS (Medical Support) District Use: Agricultural Use: Residential & Commercial Use: Medical Support and Commercial West: Zoned RA (Rural Areas) District Use: Agricultural L 0 REZ 03-03, WWW, L.C. Page 2 July 2, 2003 PROPOSED USE: Commercial and Business Office Uses REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see letter dated 12/20/02 from Ben H. Lineberry, Jr., P.E., Transportation Assistant Resident Engineer, located in the applicant's Rezoning Application booklet. Fire Marshal: Emergency vehicle access is to be identified during the site plan process. The half-fiill condition of the Northwest Tank should be corrected to provide adequate water supplies in the event pump booster service becomes disabled. 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. Inspections: Will comment at the time of site plan review. NOTE: Demolition permit and asbestos inspection required under V.U.S.B.C. to remove existing structures. County Engineer/Public Works: Please see letter dated 12/20/02 from Harvey E. Strawsnyder, Jr P.E., Director of Public Works, located in the applicant's Rezoning Application booklet. Frederick -Winchester Health Department: Health Department has no objections as long as public water and sewer are used. Sanitation Authority: Please see Page 2 of the Sanitation Authority's comment sheet dated 01120103 from John G. Whitacre, located in the applicant's Rezoning Application booklet. Historic Resources Advisory Board: Please see letter dated 11/22/02 from Rebecca A. Ragsdale, Planner I, located in the applicant's Rezoning Application booklet. Frederick -Winchester Service Authority: No comments. (Please see attached Route 50 West Utilities Project Summary by G. W. Clifford & Associates, Dated May 19, 2003, and comment letter of response from the FCSA dated May 23, 2003) 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. REZ #03-03, WWW, L.C. Page 3 July 2, 2003 County Attorney: Who will pay for the road improvements and when? Contribution due when? Which building permit? First, last? Otherwise, proffers appear to be in proper form. Winchester Regional Airport: Please see letter dated 12/16/02 from Serena R. Manuel, Executive Director located in the applicants 'Rezoning Application booklet. City of Winchester: If the formal proffer statement is amended to include the language contained in the 1/23/03 amended version of the Impact Analysis Statement (Section D "Traffic" - subsection {21) calling for WWW, L.C. to build the improvements proffered by WMC [Winchester Medical Center], then the City has no comments. Planning & Zoning: The subject rezoning proposal was originally submitted jointly with the WMC rezoning application #02-03 in December of 2002 for comment and review. It was agreed that a properly structured approach to the combined development of WMC and WWW, LC, which together incorporates 170 acres identified by the Round Hill Plan for commercialibusiness development, was a sound approach to the planning of this area of the County. A comprehensive study effort was initiated looking at the long term development of all of the impacted property. The WWW, LC rezoning was delayed due to the need to resolve an expansion request regarding the Sewer and Water Service Area. Recent action by the Board of Supervisors on May 28, 2003 located the entire property within the Sewer and Water Service Area (SWSA); therefore, the zoning request can proceed. 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. In 1995 parcel 52-A-B was subdivided and sold at auction to WWW L.C. After acquisition of the 67 acre parcel, the ownership of parcel 53-A-79 was purchased. 2) Location The subject parcel is located north and adjacent to Route 50 West, approximately 1,700 feet west of 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 recently rezoned Winchester Medical Center property, to the east. REZ #03-03, WWW, L.C. Page 4 July 2, 2003 3) Comprehensive Policy Plan The 70.9065 acres of the WWW, LC site are located in Phase I and Phase II of the Round Hill Community Land Use Plan. The site is located wholly within the Sewer and Water Service Area (SWSA). The Round Hill Community Land Use Plan envisions the development of business/office land uses subject to the availability of central sewer and water facilities. 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. 6-45, 6-49) Planning Staff Comment: The applicant has stated that a complete set of Covenants and Restrictions pursuant to general site development agreements stated in the proffers will be developed and approved by Frederick County at the time of the master plan. These covenants will be included in each deed and will be provided to Frederick County. Measures to minimize the visual disruption to the Route 50 corridor, such as green space along Route 50 that includes bike or walking trails, screening of structures and parking areas in relation to the corridor, control of size number and location of signage, and minimum standards for landscaping, are the intent of the Round Hill Community Land Use Plan. The adjoining WMC project has set benchmarks regarding the assured quality of the corridor, by proffering an architectural review committee to ensure compatible style, and proffered illustrative drawings to guide the design of the fiontage along the corridor. Such measures are an effective design approach that will ensure a visually aesthetic corridor. The applicant has not included similar methods of quality assurance with this application, thereby compromising the continuation of a coordinated and compatible design for the Route 50 corridor. 4) Site Suitability The Impact Analysis states that the subject site is in the limestone region of Frederick County. The analysis notes that this type of geology is readily developable and is good for foundations pending site analysis prior to development. The applicant states that the presence of karst activity involving solution channels and subsurface voids is not evident on the site. There are no slopes greater than 25% and no wetlands or ponds. 0 REZ #03-03, WWW, L.C. Page 5 July 2, 2003 Public Works Comment: In comments dated December 20, 2002, Mr. Ed Strawsnider, Director of Public Works, noted that he concurs with the applicant's comment regarding the need for a geological site analysis prior to site development, since this area is subject to the development of sinkholes, and that geological maps indicate a possible fault bisecting the site in a north -south direction. Mr. Strawsnider notes that the Edinburg formation is notorious for sinkhole development, and fortunately a majority of the site is underlain by the Conococheague formation. INSTIF. Pursuant to the Public Works comment, the applicant is expected to conduct a geotechnical analysis prior to development to ensure application of appropriate remedial measures, as needed. However, the applicant does not reflect the need for such analysis in either the Impact Analysis or the proffer statement. This inconsistency relative to soil conditions and expected remediation efforts must be addressed by the applicant. UPDATE: A revised proffer statement, dated June 13, 2003, and submitted prior to the June 18, 2003 Planning Commission meeting, includes a proffered condition stating that a site geotechnical analysis and study will be prepared for this site, prior to beginning construction of site improvements and buildings. 5) Intended Use The Round Hill Land Use Plan calls for this site to be developed in business/office use and calls for a phasing of development to occur fi om east to west on the site. The intent is to provide for marketable and desirable commercial and business locations, and to secure business use for this property, thus eliminating residential sprawl in this portion of the rural areas of Frederick County. The applicant has proposed a scenario of 32 acres of retail use, 1.5 acres for restaurant use, 1.5 acres for service station use, and a 35 acre office park. Planning Staff Comment: There are no exclusions of any B2 uses proposed with this zoning petition. Therefore, this proposal would enable the development of any use permitted in the B2 District pursuant to the applicable Frederick County Zoning Ordinance requirements. 6) Potential Impacts a) Transportation Impact Analysis Statement: A complete transportation study was conducted between late 2001 and December 2002 for this REZ #03-03, WWW, L.C. Page 6 July 2, 2003 site. (Please see attached reference Traffic Impact Analysis (TIA) of the WWW Property prepared by PHR&A, PC.) The study shows a project build out in two (2) transportation phases by the year 2012. All study area intersections (with improvements maintain acceptable levels of service `D' or better for Phase I, 2006 build -out conditions. All study area intersections (with improvements) maintain acceptable levels of service `C' or better for Phase II, 2012 build -out conditions. VDOT Comment: The proposed development appears to have significant measurable impact on Routes 50 and 37. Routes 50 and 37 are the VDOT roadways which have been considered as the access to the property reverenced. In a meeting on December 17, 2002, VDOT was satisfied that transportation concerns had been addressed in the first phase of development (2006). Said improvements for Phase I would be made prior to the first building permit issued. These improvements would be performed by the developer. Also discussed was the issue that VDOT will not currently allow an access break on Route 37, and as further development occurs on these parcels, additional TIA's will be required to further examine the impacts to Routes 37, 50, and 522. Planning Staff Comment: Given the close proximity of the subject WWW rezoning site to the WMC West Campus site and their shared reliance on Route 50 for principal access, it was requested that the requisite traffic analysis for each application and any proposed transportation improvements address the cumulative impacts of the respective proposals. During a meeting with VDOT representatives on November 4, 2002, it was agreed that such a comprehensive analysis was indeed necessary to effectively and equitably mitigate traffic impacts related to the proposals. The comprehensive traffic impact analysis included certain off site improvements that are critical to projected Phase II outcomes, but beyond the role of the applicants. Specifically, the Phase II, LOS "C" conclusion assumes a six -lane Route 50 western access/Route 37 interchange and extension by others of the planned major collector road to its intersection with Route 522 North. The uncertainty of off site assumptions relevant to the Route 50 corridor was addressed through the proffers of the WMC rezoning. Specifically a proffer provision was provided stipulating that at such time that the cumulative total traffic volume 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 indefinitely pause through withholding of site plan approvals pending completion of an updated traffic impact analysis. Staff notes that the applicant has not guaranteed measures to coordinate transportation improvements between the two projects (WMC and WWW) and therefore does not provide REZ #03-03, WWW, L.C. Page 7 July 2, 2003 assurances that traffic impacts on the Route 50 corridor will be mitigated in a comprehensive, integrated and effective manner. However, the applicant appears to indicate the intent to coordinate improvements with WMC in the transportation section of the Impact Analysis. Indeed, the impact analysis alludes to an appropriate regional plan, with specific developer responsibilities and has been deemed acceptable to VDOT. The principal elements of the plan are as follows: 1) All proffered road improvements are to be constructed during Phase 1, and meeting VDOT approval prior to Phase 1 occupancy permit. 2) The proper function of WWW, LC depends on completion of improvements proffered by WMC. If Phase 1 development of WWW, LC proceeds ahead of WMC ,the WMC proffered improvements are to be constructed by WWW, LC pursuant to reimbursement agreement with WMC. 3) The applicant will provide automatic trip count monitoring at the U.S. Route 50, major connector road intersection. 4) As generated traffic reaches 10,000 TPD in (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 50, Rte. 37 and major collectors. The applicant states that since a level of service "D" occurs in background without the proposed development, a level of service "D" will be the controlling criteria for regulatory response, and concludes that by 2006, all study area intersections (with improvements) maintain acceptable levels of service `D' or better for 2006 build -out conditions. 5) The applicant states that appropriate regulatory oversight and details are to be worked out during the master plan approval phase of development which will include reviews by VDOT and County agencies as appropriate. ISSUE: Staff reiterates that the language defining the Route 50 improvements contained in the Impact Analysis Statement (noted in itefns 1 through 5 above), is not stated in the proposed proffer statement. Indeed, as stated in the Impact Analysis of the proposed plan for consideration, "the proper function of WWW, LC depends on completion of improvements proffered by WMC. If Phase I development of WWW, LC proceeds ahead of WMC and the WMCproffered improvements are to be constructed by WWW, LCpursuant to reimbursement agreement with WMC. " Staff concurs with this assessment by the applicant and contends that a binding commitment to these shared responsibilities is necessary to achieve acceptable levels of service along the Route 50 corridor. • 0 REZ #03-03, WWW, L.C. Page 8 July 2, 2003 A revised proffer statement, dated June 13, 2003, and submitted prior to the June 18, 2003 Planning Commission meeting, clarifies the binding commitment of WWW, LC to coordinate traffic improvements of the Route 50 corridor with the WMC project. (See Rezoning Request Proffer for WWW, L.C., Street Improvements, Item 5, page 2 of 5) Concerns regarding the responsibilities for relocating Route 803 and the associated crossover transpired at the Planning Commission meeting on June 18. VDOT comments received June 27, 2003 note that they are concerned with proffer #1, regarding the design and relocation of State Route 803 by State/County funds. VDOT notes that, "should State Funds be unavailable, WWW will be required to relocate the signalized entrance to the current crossover location of Route 803 unless other agreements are made." The applicant, owners, and VDOT are currently engaged in addressing this issue. 7) Historic Resources A historic structure known as the Folk Victorian Fannhouse (ID#34-469) is located on the property. This structure is not listed as potentially significant in the Rural Landmarks Survey Report. Pursuant to the HRAB's recommendation, a detailed history and documentation of the existing home (#469) is to be characterized by historical report prior to removal. 8) Proffer Statement Proffered Street Improvements Itemized street improvements illustrated as items 1 through 3 on the proffered Generalized Development Plan shall be constructed during the initial site development phase of the project and shall be completed or bonded for completion prior to issuance of the first occupancy permit. The proffered street improvements for WWW, L.C. do include the following items, and are shown on the attached Generalized Development Plan, dated November 26, 2002: • On U.S. Route 50 a new intersection shall be created to allow the relocation of Route 803 and to allow the intersection with a major collector road serving the WWW site. This includes left turn lanes on U.S. Route 50 Westbound lane and eastbound lane within the median and right turn lanes onto Route 803. The intersection is to be stoplight controlled. The design for Route 803 to be provided by owner. (Item 1 in Generalized Development Plan.) • 0 REZ #03-03, WWW, L.C. Page 9 July 2, 2003 • On U.S. Route 50, anew travel lane to be constructed on the north side of the westbound lane from the tennination of the WMC proffer to the western limits of the WWW, L.C. site. (Item 2 in Generalized Development Plan.) • On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound constructed by WMC. • Two unsignalized intersections within U.S., Route 50 to be constructed at existing crossover points. This includes all work necessary to upgrade the crossovers to VDOT standards. (Generalized Development Plan item 3). • A major collector road with five -lane connection to U.S., Route 50 and extending approximately 2,900' to connection with the major collector to be constructed by the WMC. (See item 4 in Generalized Development Plan.) • Transportation items 1-3 on the Generalized Development Plan shall be constructed during the initial site development phase of the project and shall be either completed or bonded for completion prior to issuance of the first occupancy permit. Planning Staff Comment: The proffered transportation improvements need to be further clarified as to the phasing and scheduling of all transportation improvements. Staff contends that transportation proffers be jointly integrated to guarantee that development of the WWW and WMC projects is cohesive, as initially intended by the applicant. UPDATE: A revised proffer statement, dated June 13, 2003, and submitted prior to the June 18, 2003 Planning Commission meeting, clarifies the binding commitment of WWW, LC to coordinate traffic improvements of the Route 50 corridor with the WMC project. (See Rezoning Request Proffer for WWW, L.C., Street Improvements, Item 5, page 2 of 5) Landscape Design Features Landscape design features shown on the Generalized Development Plan show a thirty (30') landscaped green strip along the frontage of U.S. Route 50. A ten foot landscaped buffer is shown along the northern property line. Planning Staff Comment: REZ 903-03, WWW, L.C. Page 10 July 2, 2003 The WMC proffers sets a quality standard endorsed by staff for development along the Route 50 corridor. With the WMC Rezoning, the applicant proposed to increase the buffer along the Route 50 right-of-way from thirty-five (35) feet to fifty (50) feet in depth. The WMC proffer statement prohibits parking, travel ways, 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. (Frederick County Comprehensive Plan, 6-54) With the WMC project, the applicant has also prepared plans detailing the location and composition of proffered landscape design features. Such detailed plans are proposed as components of the proffered Generalized Development Plan. Staff contends that continuity between the two projects along the Route 50 corridor in terms of right-of- way, landscape design, bicycle/pedestrian circulation trails should continue as elements throughout this section of the Route 50 corridor. The WWW L.C. proffers do not assure continuance of the above stated amenities further west of the WMC property. UPDATE: A revised proffer statement, dated June 20, 2003, was submitted subsequent to concerns of the June 18, 2003 Planning Commission meeting. The revised proffer states that a 50' green strip along US Route 50 frontage will include an 8' hiker/biker trail. Internal parking, travelways and commercial structures shall not extend closer than 50' to front right of way line on U.S. Route 50. (See Rezoning Request Proffer for WWW, L.C., Landscape Design Features, page 3 of S) On site Development The applicant has proffered that the materials utilized for the facades of the buildings shall include, but not be limited to concreter masonry units (CMU) brick, architectural block, diyvit, or other simulated stucco (EFIS), real or simulated wood and/or glass. It is noted that all buildings 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. Also included is the statement that buildings 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. Planning Staff Comment: Staff endorses the concept of an architectural review committee in place to have a mechanism capable of ensuing coordinated and compatible building and site design throughout the development of the project. The architectural review committee can formulate design guidelines and enforce the covenants and restrictions included in the deeds. This review committee can evaluate and approve building designs throughout the 71 acre site. UPDATE: A revised proffer statement, dated June 13, 2003, and submitted prior to the June 18, 2003 0 • REZ 903-03, WWW, L.C. Page 11 July 2, 2003 Planning Commission meeting states that the Applicant shall appoint an Architectural Control Committee with responsibility for insuring strict adherence to the approved Master Development Plan, covenants and restrictions. (See Rezoning Request Proffer for WWW, L.C., On Site Development, page 3 of 5) 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 building permit of the subject property. Planning Staff Comment: The proffer statement notes a monetary contribution of $35,000.00 is to be paid at the time of the building permit. It does not clarify when this payment is due, if this is to be paid at the time of the first building permit or the last. Staff believes clarification of the proffer is necessary. UPDATE: A revised proffer statement, dated June 20, 2003, submitted subsequent to Planning Commission concerns, clarifies the monetary contribution of $35,000.00 is to be paid at the time of the first building permit. STAFF CONCLUSIONS FOR 06/18/03 PLANNING COMMISSION MEETING: It is acknowledged that the B2 zoning district proposed through this application is 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 2. However, as noted in the preceding sections, numerous issues of concern exist concerning this proposal, which can be summarized as follows: Transportation The projected conditions at build -out in the TIA assume that certain off -site transportation improvements will be completed and available by 2012, notably western access to the 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. There is no guaranteed offer to quantify a traffic threshold in which an evaluation of the transportation system will occur. Revised proffers within the adjoining WMC rezoning do provide a development threshold at which the status of the transportation network serving the project will be assessed to ensure 0 0 REZ 903-03, WWW, L.C. Page 12 July 2, 2003 its adequacy to support build -out of the project. It has been acknowledged by VDOT, staff 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 a western access to Route 37 interchange. For the WMC project, an updated TIA when the average weekday volume reaches 14,000 TPD must show that transportation infrastructure is adequate to support additional project build -out at acceptable levels of service, or the applicant agrees to indefinitely suspend development until existing infrastructure is adequately improved to support additional trips. Assurances regarding the mitigation of cumulative traffic impacts on the Route 50 corridor are important to the acceptance of this rezoning petition. The collective transportation impacts of the WMC and the WWW, LC projects needs to be addressed in the proffer statement for WWW, LC. Assurance of effective, coordinated transportation improvements between the two projects is critical. Clearly defined issues between the two projects regarding proffered improvements need to be outlined. Landscape Design Features A thirty foot (30') landscaped green strip along US Route 50 frontage as proffered and illustrated in the attached Generalized Development Plan (GDP) is not consistent with the adjoining WMC development. Staff suggests that the frontage of the two proposals be consistent, and the WWW, LC carry forward the 50' buffer area along Route 50 accommodating the pedestrian circulation system including a bicycle/pedestrian path serving as a segment of the planned bicycle facility for Frederick County. The WWW, LC proffer statement does not reflect these amenities west of the WMC property. Staff would suggest that like landscape treatments of the right of way are assured by the applicant in an effort to bring a coordinated proposal for the 170 acres originally identified in the WMC and WWW, LC projects. On Site Development Staff concludes that at this time there is no guaranteed set of minimum standards or design guidelines for assuring building design or signage which promotes consistency and compatibility in design. Staff would suggest that design guidelines and minimum standards for buildings and comprehensive sign guidelines be enforced by an architectural review committee, as is proffered in the WMC project. The use of an architectural review committee can be an effective means of assuring design coordination, compatibility, and consistency within the WWW, LC project development. The applicant should be prepared to further clarify their responses to issues identified in this staff report and to provide any additional information necessary for clarification and evaluation of this request by the Board of Supervisors. UPDATE SINCE APPLICANT'S RECEIPT OF PLANNING COMMISSION STAFF REPORT: REZ #03-03, WWW, L.C. Page 13 July 2, 2003 Prior to the Plamling Commission meeting of June 18, 2003, the applicant submitted a revised proffer statement to the Planning Department and to all of the Plarming Commissioners. The revised proffer statement attempted to address the issues included within this staff report. The revised proffers, dated June 13, 2003, had not been reviewed for comment by the County Attorney or the Virginia Department of Transportation at the time of the Planning Commission meeting. PLANNING COMMISSION SUMMARY & ACTION FOR 06/18/03 MEETING: Numerous questions were raised by Commission members concerning the road plan and the timing of road construction and improvements. Those questions included the timing for the constriction of the major collector road from the WWW site to the WMC site; who was responsible for the relocation and timing for construction of the Rt. 803 crossover; the availability of specific numbers on trip generation and traffic flow for the site and the resulting impact on the WMC site; and, field access for the adjoining agricultural property. Commissioners wanted assurance that the design standards of the WWW site would be contiguous with the WMC site, so the corridor appearance will be consistent along Rt. 50; and, they also wanted assurance that the appointed architectural review committee would control, through covenants and restrictions, building design standards. Commission mernbers requested that the applicant be prepared to discuss the possible impacts of the storm water management plan on the adjoining property to the east at the master plan stage. The applicant's representative addressed all of the Commission's concerns, as follows: the proffer indicates the major collector road will be constructed as a part of the development of the WWW project; however, the phasing will be determined at the master plan level; the 2,900' of road construction proposed for the WWW site includes the entire distance between Rt. 50 and the proposed major collector road on the WMC's property and will allow for a contiguous road system; only three entrances onto Rt. 50 have been proffered; the road layout is compatible with the owner of the adjoining agricultural property and field access to accommodate the property's agriculture use will be supplied; the rear access to Echo Lane will remain. Regarding the Rt. 803 crossover, the road improvements on the south side of Rt. 50 traverse VDOT property and would possibly be part of a revenue -sharing project; therefore, no road improvements on the south side of Rt. 50 have been proffered. All roads will be state -maintained except for the commercial access road; however, the commercial access road will be constructed to state standards. Regarding building design standards, the applicant's representative acknowledged that the design standards for the WWW project will be considered cohesively with those of the WMC project. Specific verbiage concerning architecture, colors, and signs will be established in the MDP stage. Under the citizen comments portion of the public hearing, three residents of the Gainesboro District came forward to speak in opposition to the rezoning. Their concerns included quality of life issues, increased traffic, the impairment of the view shed by the proposed water tower, the precedent for future commercial strips along Rt. 50, and the inadequacy of the proposed buffer along Rt. 50. REZ #03-03, WWW, L.C. Page 14 July 2, 2003 Commissioners believed the project would be a valuable economic addition to Frederick County. They commended the developers and landowners of both this property and the WMC site for working together to create a cohesive project area; they also commented that this site, on the west side of town, was well suited because the north/south roads could accommodate the additional traffic. By a majority vote, the Commission recommended approval of the rezoning, pending the satisfactory review by VDOT and the County Attorney of the proffers and the transportation plan, respectively. The vote was as follows: YES (TO APPROVE): Rosenberry, Fisher, Kriz, Ours, Thomas, DeHaven, Morris, Unger, Watt NO: Gochenour, Straub ABSTAIN: Light (Please note: Commissioner Triplett was absent from the meeting.) STAFF CONCLUSIONS FOR THE 07/09/03 BOARD OF SUPERVISORS MEETING Since the Planning Commission meeting of June18, 2003, staff has been engaged in discussions with the applicant and owners regarding revisions to the submitted proffers dated June 13, 2003. The staff report includes updates regarding the issues of concern identified prior to, and subsequent to, the Plamling Commission meeting of June 18, 2003. Staff would note that clarification of the details regarding the 50' buffer along the Route 50 frontage has been proffered, and coordination between the WWW, LC and WMC projects regarding proffered transportation improvements for the Route 50 corridor have been clearly outlined. Moreover, the revised proffer statement provides for the establishment of an Architectural Review Committee, and further clarifies the timing of the monetary contributions to the County of Frederick. As noted in the preceding Planning Commission Summary and Action for the June 18, 2003 meeting, the revised proffer statement dated June 13, 2003 had not been reviewed for comment by the County Attorney of VDOT. However, the Planning Commission did recommend approval of the rezoning, pending the satisfactory review by VDOT and the County Attorney concerning the revised proffer statement. Staff has received comment from the County Attorney's office, stating that once a grammatical error is REZ #03-03, WWW, L.C. Page 15 July 2, 2003 corrected and the proffer statement is signed by the owners, that the proffers would be in proper legal form. The applicant has corrected the grammatical error, and attached to this agenda item is a copy of the signed proffer statement from the applicant. In response to the proffer statement dated June 13, 2003, the Virginia Department of Transportation has commented that they are concerned with proffer #1, regarding the design and relocation of State Route 803 using State/County funds. VDOT notes that, "should State Funds be unavailable, WWW will be required to relocate the signalized entrance to the current crossover location of Route 803 unless other agreements are made." At the time of this report, the applicant has further revised the proffer statement regarding the Route 803 issue, and has submitted the revision to VDOT. Staff concludes that the cooperation between the applicant, planning staff, and review agencies has resulted in resolution of many issues originally identified with this application. However, at the time of this report, the design and relocation of Route 803 remains an outstanding issue. 9 0 COMPREHENSIVE PLAN TEXT NARRATIVE • 9 Land Use qR Round Hill The process of formulating a plan for the Round Hill Community began on May 8, 1995 when the Frederick County Comprehensive Plans and Programs Committee (CPPC, a subcommittee of the County Planning Commission) and staff from the Department of Planning and Development, conducted a public meeting at the Round Hill Fire Hall. The CPPC held a second meeting on September 25, 1995 to present the draft Land Use Plan. In response to the opinions expressed by residents of the community throughout the process, and the desires of the Board of Supervisors, the plan recommends leaving portions of the Community Center designated as rural land use. In all, of the 1,100 acres within the community center, roughly 400 to 500 is designated to remain rural land. In conjunction with the recommendation to maintain large amounts of open space adjacent to the core area of the Community Center, the plan also calls for the development of a new zoning category tailored to accommodate rural community uses and building patterns. This recommendation is discussed in more detail later in the report. It should be noted that only Phase I and a small portion of Phase II is inside the current Sewer and Water Service Area. It will ultimately be up to the Board of Supervisors to determine when it is appropriate to include other areas of the community within the Sewer and Water Service Area, a necessary first step to extending utilities. Development of any area would be dependent on the availability of appropriate infrastructure; therefore, the plan does not recommend rezoning land within the community for commercial development prior to the provision of central sewer and water. It is also recommended that as land is developed over time and infrastructure extended, that consideration be given to how this development might further the long range goal of providinv; sewer to the core area of the community. There are a number of recommendations that are important elements of the proposed phasing. First, given the fairly uniform response from residents of the community, no area is proposed for high density residential development. As mentioned previously, the plan recommends that a new zoning category be adopted prior to development within Phase III, which, among other things, allows residential development within the Community Center at a density in keeping with traditional development patterns for the community. The new zoning classification should establish building location and use regulations which perpetuate existing development patterns. These regulations should be developed following a thorough examination of existing building patterns within the community. Standards addressing such things as minimum and maximum front setbacks and building height for structures within the core area of the community, permitted commercial uses and their scale, the location of parking areas as well as their size, and screening should all be considered. The intended purpose being to permit the Frederick Count), 6 - 47 Comprehensh e Plan 0 r • Design Principles Land Use to be Established for Round Hill Curb -side parking Low speed limit Shade trees on both sides of street Modest front yard setback 15-30 feet Large amounts of open space - 50% Modest size commercial retail uses Large predominance of single family dwellings within core area of community Discreet signage - maximum 10% of facade area Underground utilities continuation of favorable building patterns, styles, and mix of uses found within the community rather than utilizing existing regulations which were not written with small rural communities in mind. • In the case of the core area, the plan suggests that a minimum lot size in the range of one half, to one acre be established. The plan proposes that this would go into effect as part of Phase III of the land use plan. This lot size change would only take place as part of an overall zoning change for the core area of the Community, and would be dependent on the installation of a central sewer system. The smaller lot size is not proposed for the entire Community Center. Areas on the periphery of the community should be developed on larger lots. There should also be an effort made to preserve large contiguous parcels of open land around the perimeter of the Community Center as a means of maintaining the rural atmosphere. The plan recommends that standards also be developed that will minimize the visual disruption to the Route 50 corridor. This would involve standards for shared entrances, require a green space along Route 50 which might include a bike and or walking trail, address screening of structures and parking areas and their location in relation to Route 50 itself, control the size, number and location of signs, require underground utilities, and finally, set minimum standards for landscaping. The objective is to prevent the creation of a typical commercial strip along this route. The regulations should discourage individual business entrances on Route 50 both for aesthetics reasons as well as transportation efficiency. Commercial establishments should front feeder roads which connect to Route 50 at signalized intersections. 0 Frederick Count}, 6 - 48 Comprehensive Plan 0 0 Figure 13 200 O 150 O 100 50 0 Phase I Land Use Description of Phases Round Hill Community Number of Lots by Acreage 0-1\2 1/2-1 1-2 2-5 5and up Lot Size The first phase in the proposed plan contains approximately 110 acres. The area within the first phase is bounded on the west by the current limits of the Sewer and Water Service Area. The Service Area boundary falls along a natural drainage divide which runs north -south across Route 50, approximately one half mile west of Route 37, and roughly parallel to 37. The southern limit of the phase also follows a natural drainage divide. This divide runs in a southeasterly direction beginning near the intersection of Route 803 and Route 50, to a point on Route 3 7 approximately mid -way between the interchange with Route 50 and the railroad crossing. This phase calls for the establishment of a Business/Office Area immediately adjacent to the Route 37 interchange. Implementation of this phase is anticipated to begin within the near term. For our purposes we have assumed a five-year time frame. Business/Office development would require the extension of public sewer and water. • Frederick Countti 6 - 49 Comprehensive Plan • • Land Use Phase II The second phase of the proposed plan involves an area designated for additional business and office uses. The total area in this phase amounts to just over 180 acres. There was a great deal of discussion at the Committee level regarding the best category of use for this portion of the community. It was finally determined that the prospect of residential development of any sort in this area should be avoided in favor of commercial uses. Phase III The third phase encompasses the core area of the Community as well as some additional business\office uses along Route 50 for a total area of roughly 300 acres. The plan calls for infill residential development within the core area along with some appropriately scaled commercial uses. This portion of the phase involves roughly 250 acres. As mentioned above, it is not recommended that residential development take place under the current Residential Performance regulations, but rather that new regulations be developed that enable the continuation of the rural community atmosphere. It is also recommended that the development be predominately single family residential with the possibility of some small scale businesses aimed at serving the immediate community. As with other phases, the type of development anticipated would require the availability of central sewer. Since the provision of public utilities will involve a substantial investment, this phase also proposes further expansion of business\retail westward out Route 50 as a means of funding the extension. The business area in this phase contains roughly 50 acres. Again, it is recommended that the commercial development be permitted only after the formulation of specific standards designed to address the visual impact of such development. The Phase III portion of the Land Use Plan should be considered long range. There is significant work in terms of the development and adoption of regulations that would need to be accomplished before the County would consider permitting the extension of public utilities. Such an extension would involve a considerable investment and will likely have to be undertaken through private investment. Frederick County 6-50 Comprehensive Plan • ROUND HILL COMMUMTY LAND USE PLAN Am Total Study Area 1180 Acres Phase 1 2 3 Area 110 cc 180 cc. 300 ac. .4�.I�s• .•.•• Water/Sewer Service Area ..... Proposed Collector Roads Community Center Boundary ..... Proposed Community Center Addition Off Proposed Traffic Signal .uu . rar wo ,mo .w t"1 rw. k C—ty M..." ! June 1996 :7 Land Use Infrastructure Sewer An agreement, signed in 1984, between the City of Winchester and the Frederick County Sanitation Authority reserves 953,600 gallons of capacity within the sewer line which terminates just east of Route 37 for use by the County to serve the Round Hill Community. Despite this agreement, it appears that the actual capacity currently available is only 200,000 gallons per day. This means that unless or until the factors limiting capacity are addressed, it will not be feasible to extend sewer to Phases II and III. Even with the restriction eliminated, there would be a significant private investment required to extend the line to the western limits of Phase II and into Phase III. For the purposes of determining whether the limits of Phase I can realistically be served by the estimated 200,000 gallon capacity available, a hypothetical list of uses that might be expected to locate within the phase was developed. An estimated water demand was then generated using standard multipliers obtained from the Virginia State Health Department. The totals indicate that the 200,000 gallons would be adequate for the type and amount of development that could be expected in the near future within Phase I. • Roads Is As with development proposals within the current Urban Development Area, construction of new collector roads and the installation of sewer and water within the Community Center would be the responsibility of the developer. Each of the phases contain segments of collector roads which are intended to channel traffic to and from a few key intersections along Route 50. These collectors are seen as a preferred alternative to permitting an excessive number of individual business entrances on Route 50. The locations of collectors roads shown are not intended to be precise. Development proposals submitted for specific areas would be expected to provide for roads which make the connections indicated and serve the intended function, but would not necessarily follow the precise alignments shown. As the areas develop, signalization will be required where collectors intersect Route 50. Procedures already in place would require that development pay a pro rata share toward the cost of such facilities. The recommendations contained within the Round Hill Land Use Plan attempt to allow for growth within the Community Center without overwhelming, and ultimately destroying, the features that distinguish the community from the surrounding County. In particular, the plan: Frederick County 6 - 53 Comprehensive Plan 9 • • Land Use ► calls for the development of a variety of regulations that would protect the appearance of the corridor and limit uses within the Community prior to any extension of sewer or water, ► directs large scale commercial growth away from the core area of the community, ► minimizes residential development, ► maintains large amounts of open space, ► ensures that new development within the core area is in keeping with the scale of the community, ► calls for a transportation network that would feed traffic to and from Route 50 at controlled intersections, and discourages a proliferation of entrances along Route 50 itself. While the plan does not offer specific design standards or land use regulations, it suggests features that should be examined and calls for the development of a new zoning district that is tailored to Round Hill. Route 50 West should not become a typical commercial strip. A green space should be maintained along either side of the road and a pedestrian/bikeway should be incorporated into development plans. It is hoped that many of the standards proposed, once developed, will be applicable to other Community Centers throughout the County. Rural Community Center Conclusion • Rural community centers have been identified and specific policies have been developed for these centers. Potential rural community centers have also been identified. These should be evaluated and plans should be prepared for each according to need. • Issues: ► A11 Community Centers need to be evaluated on an individual basis and appropriate land use policies developed ► There is a need to determine to what extent rural community centers will be the primary location of commercial and service uses in the rural areas. 10. The extent to which additional commercial and residential development should be allowed in each rural community center needs to be determined. What density of housing development should be allowed in each center? ► A policy governing the provision ofpublic services to rural community centers needs to be established. Frederick Count)- 6 - 54 Comprehensive Plan 0 PROFFER STATEMENT JUNE 27. 2003 REZONING REQUEST PROFFER Property Identification Number 52-A-B and 53-A-79 Gainesboro Magisterial District 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 # for the rezoning of 70.9065 acres from Rural Area (RA) Zoning District to the Highway Commercial (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. Should this petition for rezoning not be approved by the Board of Supervisors thenthese 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 June 20, 2003, sheet 5 of 5, which is 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 a new intersection shall be created to allow the relocation of VA Route 803 and to allow the intersection with a major collector road serving the WWW site. Work involved with this item to include left turn lanes on U.S. Route 50 westbound lane and eastbound lane within the median and right turn lanes onto Route 803 (EBL) and the major collector (WBL). The intersection to be stoplight controlled. The design for Route 803 relocation to be provided by owner. It is anticipated that the Route 803 relocation will be supplied by VDOT funding. The applicant will be responsible to insure that funding is in place at the time of the initial site development phase of the project since the Route 803 relocation is a requirement for initial operation of the commercial center. See item (1). On U.S. Route 50, a new travel lane to be constructed on the north side of the westbound lane from the termination of the WMC (deGrange) proffer to the western limits of the WWW, L.C. site. See item (2). (Revised 6/20/03) • 0 Two unsignalized intersections with U.S. Route 50 to be constructed at existing crossover points as shown. This includes all work necessary to upgrade the crossovers to VDOT standards. See item (3). 4. A major collector road with 5 lane connection to U.S. Route 50 and extending approximately 2900' to connection with the major collector to be constructed by the Winchester Medical Center. The time and phasing sequence of this road will be determined at the time of Master Development Plan approval. See item (4). 5. On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound lane constructed by WMC. Transportation items 1, 2, 3 and 5 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. In the event the Winchester Medical Center has not constructed items 1 through 6 contained in their proffer of April 3, 2003 (as approved by the Frederick County Board of Supervisors) then WWW, L.C. will cause this construction to proceed simultaneously with items 1, 2, 3 and 5 above so that all Route 50 and Route 37 improvements contemplated by both of the proffers will be completed prior to issuance of the first occupancy permit at WWW, L.C. The applicant shall limit entrance connections onto U.S. Route 50 to three 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 15,000 TPD (average weekday volume) without further approval by the County. The actual trip generation from the project shall be measured by the WWW, L.C. 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 70 acre site is not to exceed 15,000 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 WWW causes the total to exceed 15,000 TPD then it is agreed that the applicant shall not file additional site plan applications 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 intersections on U.S. Route 50 and of the Route 50/Route 37 interchange when traffic generation from the 70 acre site reaches 15,000 TPD (average weekday volume). The County may revise this 15,000 TPD limit upward, without modification of this proffer agreement, should results of the TIA show that additional loading is appropriate. Historic Preservation • The existing home (#469) to be characterized by historical report prior to removal. (Revised 6/20/03) Page 2 of 5 0 0 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 Generalized Development Plan dated June 20, 2003 which is attached hereto and incorporated herein by reference. • A fifty foot (50') landscaped green strip along the US Route 50 frontage portion of the site including an 8' hiker/biker trail. Internal parking, travelways and commercial structures shall not extend closer than 50' to front right of way line on U.S. Route 50. Inset of the GDP (sheet 5 of 5) is an illustrative detail shown for the purpose of establishing a standard of quality to be implemented upon final design. • A ten foot (10) landscaped buffer area along the northernproperty 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. (#6) On Site Development All structures shall be designed to meet the following standards: 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 buildings 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 buildings 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 each project entrance (total of 3) to describe internal features. Sign height shall be limited to 20' within the 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 the 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. The Applicant shall appoint an Architectural Control Committee with responsibility for insuring strict adherence to the approved Master Development Plan, covenants and restrictions. Property owners shall be notified of conditions relating to adjoining active agricultural operations. (Revised 6/20/03) Page 3 of 5 0 Geotechnical Study The Applicant shall prepare a site geotechnical analysis and study for this site, as appropriate for the proper siting and design of improvements, prior to beginning construction of site improvements and buildings. MonetgU 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 70.9065 acres, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B2, 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 issuance of the first building permit of the subject property. 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: G��.I.,-= By: ames R. Wilkins, Jr. C. Robert Solenberger Date: A7/03 Date: AZO2 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this o�%�lti- day of �� , 2003, by. GC%t C,fo , �Y My commissi n expires o 020o6 . Notary Public ' (Revised 6/20/03) Page 4 of 5 r. Typical Buffer with Trail - Route 50 MNUMINEN'T Y. kUTAIL 4" CONWFAIWIAL low-, RMAIL COMMM . .1 A I -2 WINCHESTER EDICAL CENTER/ RLZONING k 3 CONLMUCIAL A ft"d ':2 1/0 If "04 , t' "14 7 . . . . . . fr. IMF"#ifra W t;d Ay ■ WWW PROPERTY gib.It .. Off.1d Generalized Development Plan I CAIX Countv of Fredcrick, Virginia ZO t E003 SHEET 50#5 0 46 COMMENT SHEETS • 0 REZONING APPLICATION #03-03 WWW, LC- PROPERTY Staff Report for the Planning Commission Prepared: June 4, 2003 Staff Contact: Abbe S. Kennedy, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist 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 method(s) of resolution or response offered by the applicants) concerning each issue will be stated in the text of this report. Reviewed Action Planning Commission: 06/18/03 Pending Board of Supervisors: 07/09/03 Pending PROPOSAL: To rezone 70.9065 acres from RA (Rural Areas) to B2 (Business General). LOCATION: This property is located north of (and adjacent to) Route 50, approximately 1700 feet west of Route 37. MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBERS: 52-A-B and 53-A-79 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District Present Use: Orchards and Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RA (Rural Areas) District South: Zoned RA (Rural Areas) District East: Zoned MS (Medical Support) District Use: Agricultural Use: Residential & Commercial Use: Medical Support and Commercial West: Zoned RA (Rural Areas) District Use: Agricultural PROPOSED USE: Commercial and Business Office Uses • REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see letter dated 12/20/02 from Ben H. Lineberry, Jr., P.E., Transportation Assistant Resident Engineer, located in the applicant's Rezoning Application booklet. Fire Marshal: Emergency vehicle access is 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. 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. Inspections: Will comment at the time of site plan review. NOTE: Demolition permit and asbestos inspection required under V.U.S.B.C. to remove existing structures. County Engineer/Public Works: Please see letter dated 12/20/02 from Harvey E. Strawsnyder, Jr. P.E., Director of Public Works, located in the applicant's Rezoning Application booklet. Frederick -Winchester Health Department: Health Department has no objections as long as public water and sewer are used. Sanitation Authority: Please see Page 2 of the Sanitation Authority's comment sheet dated 01120103 from John G. Whitacre, located in the applicant's Rezoning Application booklet. Historic Resources Advisory Board: Please see letter dated 11/22/02 from Rebecca A. Ragsdale, Planner I, located in the applicant's Rezoning Application booklet. Frederick -Winchester Service Authority: No comments. (Please see attached Route SO West Utilities Project Summary by G. W. Clifford & Associates, Dated May 19, 2003, and comment letter of response from the FCSA dated May 23, 2003) 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: Who will pay for the road improvements and when? Contribution due when? Which building permit? First, last? Otherwise, proffers appear to be in proper form. Winchester Regional Airport: Please see letter dated 12/16/02 from Serena R. Manuel, Executive Director located in the applicants 'Rezoning Application booklet. City of Winchester: If the formal proffer statement is amended to include the language contained in the 1/23/03 amended version of the Impact Analysis Statement (Section D "Traffic" - subsection {21) calling for WWW, L.C. to build the improvements proffered by WMC [Winchester Medical Center], then the City has no comments. 0 • REZ #03-03, WWW, L.C. Page 3 June 5, 2003 Planning & Zoning: The subject rezoning proposal was originally submitted jointly with the WMC rezoning application #02-03 in December of 2002 for comment and review. It was agreed that a properly structured approach to the combined development of WMC and WWW, LC, which together incorporates 170 acres identified by the Round Hill Plan for commercialibusiness development, was a sound approach to the planning of this area of the County. A comprehensive study effort was initiated looking at the long term development of all of the impacted property. The WWW, LC rezoning was delayed due to the need to resolve an expansion request regarding the Sewer and Water Service Area. Recent action by the Board of Supervisors on May 28, 2003 located the entire property within the Sewer and Water Service Area (SWSA), therefore, the zoning request can proceed. 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. In 1995 parcel 52-A-B was subdivided and sold at auction to WWW L.C. After acquisition of the 67 acre parcel, the ownership of parcel 53-A-79 was purchased. 2) Location The subject parcel is located north and adjacent to Route 50 West, approximately 1,700 feet west of 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 recently rezoned Winchester Medical Center property, to the east. 3) Comprehensive Policy Plan The 70.9065 acres of the WWW, LC site are located in Phase I and Phase H of the Round Hill Community Land Use Plan. The site is located wholly within the Sewer and Water Service Area (SWSA). The Round Hill Community Land Use Plan envisions the development of business/office land uses subject to the availability of central sewer and water facilities. 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 REZ #03-03, WWW, L.C. Page 4 June 5, 2003 Hill Community Land Use Plan. (Comprehensive Policy Plan, p. 6-45, 6-49) Planning Staff Comment: The applicant has stated that a complete set of Covenants and Restrictions pursuant to general site development agreements stated in the proffers will be developed and approved by Frederic County at the time of the master plan. These covenants will be included in each deed and will be provided to Frederick County. Measures to minimize the visual disruption to the Route 50 corridor, such as green space along Route 50 that includes bike or walking trails, screening of structures and parking areas in relation to the corridor, control of size number and location of signage, and minimum standards for landscaping, are the intent of the Round Hill Community Land Use Plan. The adjoining WMC project has set benchmarks regarding the assured quality of the corridor, by proffering an architectural review committee to ensure compatible style, and proffered illustrative drawings to guide the design of the fiontage along the corridor. Such measures are an effective design approach that will ensure a visually aesthetic corridor. The applicant has not included similar methods of quality assurance with this application, thereby compromising the continuation of a coordinated and compatible design for the Route 50 corridor. 4) Site Suitability The Impact Analysis states that the subject site is in the limestone region of Frederick County. The analysis notes that this type of geology is readily developable and is good for foundations pending site analysis prior to development. The applicant states that the presence of karst activity involving solution channels and subsurface voids is not evident on the site. There are no slopes greater than 25% and no wetlands or ponds. Public Works Comment: In comments dated December 20, 2002, Mr. Ed Strawsnider, Director of Public Works, noted that he concurs with the applicant's comment regarding the need for a geological site analysis prior to site development, since this area is subject to the development of sinkholes, and that geological maps indicate a possible fault bisecting the site in a north -south direction. Mr. Strawsnider notes that the Edinburg formation is notorious for sinkhole development, and fortunately a majority of the site is underlain by the Conococheague formation. ISSUE: Pursuant to the Public Works comment, the applicant is expected to conduct a geotechnical analysis prior to development to ensure application of appropriate remedial measures, as needed. However, the applicant does not reflect the need for such analysis in either the Impact Analysis or the proffer statement. This inconsistency relative to soil conditions and expected remediation efforts must be addressed by the applicant. REZ #03-03, WWW, L.C. Page 5 June 5, 2003 5) Intended Use The Round Hill Land Use Plan calls for this site to be developed in business/office use and calls for a phasing of development to occur from east to west on the site. The intent is to provide for marketable and desirable commercial and business locations, and to secure business use for this property, thus eliminating residential sprawl in this portion of the rural areas of Frederick County. The applicant has proposed a scenario of 32 acres of retail use, 1.5 acres for restaurant use, 1.5 acres for service station use, and a 35 acre office park. Planning Staff Comment: There are no exclusions of any B2 uses proposed with this zoning petition. Therefore, this proposal would enable the development of any use permitted in the B2 District pursuant to the applicable Frederick County Zoning Ordinance requirements. 6) Potential Impacts a) Transportation Impact Analysis Statement: A complete transportation study was conducted between late 2001 and December 2002 for this site. (Please see attached reference Traffic hripact Analysis (TIA) of the WWW Property prepared by PHR&A, PC.) The study shows a project build out in two (2) transportation phases by the year 2012. All study area intersections (with improvements maintain acceptable levels of service `D' or better for Phase I, 2006 build -out conditions. All study area intersections (with improvements) maintain acceptable levels of service `C' or better for Phase H, 2012 build -out conditions. VDOT Comment: The proposed development appears to have significant measurable impact on Routes 50 and 37. Routes 50 and 37 are the VDOT roadways which have been considered as the access to the property reverenced. In a meeting on December 17, 2002, VDOT was satisfied that transportation concerns had been addressed in the first phase of development (2006). Said improvements for Phase I would be made prior to the first building permit issued. These improvements would be performed by the developer. Also discussed was the issue that VDOT will not currently allow an access break on Route 37, and as further development occurs on these parcels , additional TIA's will be required to further examine the impacts to Routes 37, 50, and 522. PlanningStaff Comment: Given the close proximity of the subject WWW rezoning site to the WMC West Campus site and their shared reliance on Route 50 for principal access, it was requested that the requisite O:\AGENDAS\COMMENTS\REZONING\STAFF REPORT\2003\FINAL COPY OF WWW LC.DOC REZ #03-03, WWW, L.C. Page 6 June 5, 2003 traffic analysis for each application and any proposed transportation improvements address the cumulative impacts of the respective proposals. During a meeting with VDOT representatives on November 4, 2002, it was agreed that such a comprehensive analysis was indeed necessary to effectively and equitably mitigate traffic impacts related to the proposals. The comprehensive traffic impact analysis included certain off site improvements that are critical to projected Phase II outcomes, but beyond the role of the applicants. Specifically, the Phase II, LOS "C" conclusion assumes a six -lane Route 50 western access/Route 37 interchange and extension by others of the planned major collector road to its intersection with Route 522 North. The uncertainty of off site assumptions relevant to the Route 50 corridor was addressed through the proffers of the WMC rezoning. Specifically a proffer provision was provided stipulating that at such time that the cumulative total traffic volume 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 indefinitely pause through withholding of site plan approvals pending completion of an updated traffic impact analysis. Staff notes that the applicant has not guaranteed measures to coordinate transportation improvements between the two projects (WMC and WWTk) and therefore does not provide assurances that traffic impacts on the Route 50 corridor will be mitigated in a comprehensive, integrated and effective manner. However, the applicant appears to indicate the intent to coordinate improvements with WMC in the transportation section of the Impact Analysis. Indeed, the impact analysis alludes to an appropriate regional plan, with specific developer responsibilities and has been deemed acceptable to VDOT. The principal elements of the plan are as follows: 1) All proffered road improvements are to be constructed during Phase 1, and meeting VDOT approval prior to Phase 1 occupancy permit. 2) The proper function of WWW, LC depends on completion of improvements proffered by WMC. If Phase 1 development of WWW, LC proceeds ahead of WMC ,the WMC proffered improvements are to be constructed by WWW, LC pursuant to reimbursement agreement with WMC. 3) The applicant will provide automatic trip count monitoring at the U.S. Route 50, major connector road intersection. 4) As generated traffic reaches 10,000 TPD in (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 50, Rte. 37 and major collectors. The applicant states 0:\AGENDAS\COMMENTS\REZONING\STAFF REPORT12003\FINAL COPY OF WWW LC.DOC • 0 REZ #03-03, WWW, L.C. Page 7 June 5, 2003 that since a level of service "D" occurs in background without the proposed development, a level of service "D" will be the controlling criteria for regulatory response, and concludes that by 2006, all study area intersections (with improvements) maintain acceptable levels of service `D' or better for 2006 build -out conditions. 5) The applicant states that appropriate regulatory oversight and details are to be worked out during the master plan approval phase of development which will include reviews by VDOT and County agencies as appropriate. IS',SIIF Staff reiterates that the language defining the Route 50 improvements contained in the Impact Analysis Statement (noted in items 1 through 5 above), is not stated in the proposed proffer statement. Indeed, as stated in the Impact Analysis of the proposed plan for consideration, "the proper function of WWW, LC depends on completion of improvements proffered by WMC. If Phase I development of WWW, LC proceeds ahead of WMC and the WMCproffered improvements are to be constructed by WWW, LCpursuant to reimbursement agreement with WMC. " Staff concurs with this assessment by the applicant and contends that a binding commitment to these shared responsibilities is necessary to achieve acceptable levels of service along the Route 50 corridor. 7) Historic Resources A historic structure known as the Folk Victorian Farmhouse (ID#34-469) is located on the property. This structure is not listed as potentially significant in the Rural Landmarks Survey Report. Pursuant to the HRAB's recommendation, a detailed history and documentation of the existing home (#469) is to be characterized by historical report prior to removal. 8) Proffer Statement Proffered Street Improvements Itemized street improvements illustrated as items I through 3 on the proffered Generalized Development Plan shall be constructed during the initial site development phase of the project and shall be completed or bonded for completion prior to issuance of the first occupancy permit. The proffered street improvements for WWW, L.C. do include the following items, and are shown on the attached Generalized Development Plan, dated November 26, 2002: • On U.S. Route 50 anew intersection shall be created to allow the relocation of Route 803 and to allow the intersection with a major collector road serving the WWW site. This includes left turn lanes on U.S. Route 50 Westbound lane and eastbound lane within the O.\AGENDAS\COMMENTS\REZONING\STAFF REPORT\2003\FINAL COPY OF WWW LC.DOC 0 REZ #03-03, WWW, L.C. Page 8 June 5, 2003 controlled. The design for Route 803 to be provided by owner. (Item 1 in Generalized Development Plan.) • On U.S. Route 50, anew travel lane to be constructed on the north side of the westbound lane from the termination of the WMC proffer to the western limits of the WWW, L.C. site. (Item 2 in Generalized Development Plan.) • On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound constructed by WMC. • Two unsignalized intersections within U.S., Route 50 to be constructed at existing crossover points. This includes all work necessary to upgrade the crossovers to VDOT standards. (Generalized Development Plan item 3). • A major collector road with 5 lane connection to U.S., Route 50 and extending approximately 2,900' to connection with the major collector to be constructed by the WMC. (See item 4 in Generalized Development Plan.) • Transportation items 1-3 on the Generalized Development Plan shall be constructed during the initial site development phase of the project and shall be either completed or bonded for completion prior to issuance of the first occupancy permit. Planning Staff Comment: The proffered transportation improvements need to be further clarified as to the phasing and scheduling of all transportation improvements. Staff contends that transportation proffers be jointly integrated to guarantee that development of the WWW and WMC projects is cohesive, as initially intended by the applicant. Landscape Design Features Landscape design features shown on the Generalized Development Plan show a thirty (30') landscaped green strip along the frontage of U.S. Route 50. A ten foot landscaped buffer is shown along the northern property line. Planning Staff Comment: The WMC proffers sets a quality standard endorsed by staff for development along the Route 50 corridor. With the WMC Rezoning, the applicant proposed to increase the buffer along the Route 50 right-of-way from thirty-five (35) feet to fifty (50) feet in depth. The WMC 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 0:\AGENDAS\COMMENTS\REZONING\STAFF REPORT\2003\FINAL COPY OF WWW LC DOC • REZ #03-03, WWW, L.C. Page 9 June 5, 2003 Frederick County. (Frederick County Comprehensive Plan, 6-54) With the WMC project, the applicant has also prepared plans detailing the location and composition of proffered landscape design features. Such detailed plans are proposed as components of the proffered Generalized Development Plan. Staff contends that continuity between the two projects along the Route 50 corridor in terms of right-of- way, landscape design, bicycle/pedestrian circulation trails should continue as elements throughout this section of the Route 50 corridor. The WWW L.C. proffers do not assure continuance of the above stated amenities further west of the WMC property. On site Developmment The applicant has proffered that the materials utilized for the facades of the buildings shall include, but not be limited to concreter masonry units (CMU) brick, architectural block, dryvit, or other simulated stucco (EFIS), real or simulated wood and/or glass. It is noted that all buildings 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. Also included is the statement that buildings 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. Plannin,Z Staff Comment: Staff endorses the concept of an architectural review coininittee in place to have a mechanism capable of ensuring coordinated and compatible building and site design throughout the development of the project. The architectural review committee can formulate design guidelines and enforce the covenants and restrictions included in the deeds. This review committee can evaluate and approve building designs throughout the 71 acre site. 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 building permit of the subject property. Planning Staff Comment: The proffer statement notes a monetary contribution of $35,000 is to be paid at the time of the building permit. It does not clarify when this payment is due, if this is to be paid at the time of the first building permit or the last. Staff believes clarification of the proffer is necessary. ISSUE: The proffers as proposed with this application for WWW L.C. will not achieve integrated corridor development in the Round Hill community. It would be appropriate to build upon the established methods modeled in the WMC approval regarding transportation, corridor design and on site 0:\AGENDAS\COMMENTS\REZONING\STAFF REPORT OOMFINAL COPY OF WWW LC.DOC REZ #03-03, WWW, L.C. Page 10 June 5, 2003 development. Given the cumulative impacts of the adjacent rezoning requests for WMC and WWW, LC, consistency along this section of the corridor is essential in order to achieve the intent of the Round Hill Community Land Use Plan. STAFF CONCLUSIONS FOR 06/18/03 PLANNING COMMISSION MEETING: It is acknowledged that the B2 zoning district proposed through this application is 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 2. However, as noted in the preceding sections, numerous issues of concern exist concerning this proposal, which can be sununarized as follows: Transportation The projected conditions at build -out in the TIA assume that certain off -site transportation improvements will be completed and available by 2012, notably western access to the 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. There is no guaranteed offer to quantify a traffic threshold in which an evaluation of the transportation system will occur. Revised proffers within the adjoining WMC rezoning do provide 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. It has been acknowledged by VDOT, staff 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 a western access to Route 37 interchange. For the WMC project, an updated TIA when the average weekday volume reaches 14,000 TPD must show that transportation infrastructure is adequate to support additional project build -out at acceptable levels of service, or the applicant agrees to indefinitely suspend development until existing infrastructure is adequately improved to support additional trips. Assurances regarding the mitigation of cumulative traffic impacts on the Route 50 corridor are important to the acceptance of this rezoning petition. The collective transportation impacts of the WMC and the WWW, LC projects needs to be addressed in the proffer statement for WWW, LC. Assurance of effective, coordinated transportation improvements between the two projects is critical. Clearly defined issues between the two projects regarding proffered improvements need to be outlined. Landscape Desisn Features A thirty foot (30') landscaped green strip along US Route 50 frontage as proffered and illustrated in the attached Generalized Development Plan (GDP) is not consistent with the adjoining WMC development. 0:\AGENDAS\COMMENTS\REZONING\STAFF REPORT\2003\FINAL COPY OF WWW LC.DOC REZ #03-03, WWW, L.C. Page 11 June 5, 2003 Staff suggests that the frontage of the two proposals be consistent, and the WWW, LC carry forward the 50' buffer area along Route 50 accommodating the pedestrian circulation system including a bicycle/pedestrian path serving as a segment of the planned bicycle facility for Frederick County. The WWW, LC proffer statement does not reflect these amenities west of the WMC property. Staff would suggest that like landscape treatments of the right of way be assured by the applicant in an effort to bring a coordinated proposal for the 170 acres originally identified in the WMC and WWW, LC proj ects. On Site Development Staff concludes that at this time there is no guaranteed set of minimum standards or design guidelines for assuring building design or signage which promotes consistency and compatibility in design. Staff would suggest that design guidelines and minimum standards for buildings and comprehensive sign guidelines be enforced by an architectural review committee, as is proffered in the WMC project. The use of an architectural review committee can be an effective means of assuring design coordination, compatibility, and consistency within the WWW, LC project development. The applicant should be prepared to further clarify their responses to issues identified in this staff report and to provide any additional infoilnation necessary for clarification and evaluation of this request by the Board of Supervisors. 0:\AGENDAS\COMMENTS\REZONING\STAFF REPORTMOMFINAL COPY OF WWW LC.DOC Land Use Round Hill The process of formulating a plan for the Round Hill Community began on May 8, 1995 when the Frederick County Comprehensive Plans and Programs Committee (CPPC, a subcommittee of the County Planning Commission) and staff from the Department of Planning and Development, conducted a public meeting at the Round Hill Fire Hall. The CPPC held a second meeting on September 25, 1995 to present the draft Land Use Plan. In response to the opinions expressed by residents of the community throughout the process, and the desires of the Board of Supervisors, the plan recommends leaving portions of the Community Center designated as rural land use. In all, of the 1,100 acres within the community center, roughly 400 to 500 is designated to remain rural land. In conjunction with the recommendation to maintain large amounts of open space adjacent to the core area of the Community Center, the plan also calls for the development of anew zoning category tailored to accommodate rural community uses and building patterns. This recommendation is discussed in more detail later in the report. It should be noted that only Phase I and a small portion of Phase II is inside the current Sewer and Water Service Area. It will ultimately be up to the Board of Supervisors to determine when it is appropriate to include other areas of the community within the Sewer and Water Service Area, a necessary first step to extending utilities. Development of any area would be dependent on the availability of appropriate infrastructure; therefore, the plan does not recommend rezoning land within the community for commercial development prior to the provision of central sewer and water. It is also recommended that as land is developed over time and infrastructure extended, that consideration be given to how this development might further the long range goal of providing sewer to the core area of the community. There are a number of recommendations that are important elements of the proposed phasing. First, given the fairly uniform response from residents of the community, no area is proposed for high density residential development. As mentioned previously, the plan recommends that a new zoning category be adopted prior to development within Phase III, which, among other things, allows residential development within the Community Center at a density in keeping with traditional development patterns for the community. The new zoning classification should establish building location and use regulations which perpetuate existing development patterns. These regulations should be developed following a thorough examination of existing building patterns within the community. Standards addressing such things as minimum and maximum front setbacks and building height for structures within the core area of the community, permitted commercial uses and their scale, the location of parking areas as well as their size, and screening should all be considered. The intended purpose being to permit the Frederick Count- 6 - 47 Comprehensive Plan 0 0 Figure 12 Design Principles Land Use to be Established for Round Hill Curb -side parking Low speed limit Shade trees on both sides of street Modest front yard setback 15-30 feet Large amounts of open space - 50% Modest size commercialVetail uses Large predominance of single family dwellings within core area of community Discreet signage - maximum 10% of facade area Underground utilities continuation of favorable building patterns, styles, and mix of uses found within the community rather than utilizing existing regulations which were not written with small rural communities in mind. In the case of the core area, the plan suggests that a minimum lot size in the range of one half, to one acre be established. The plan proposes that this would go into effect as part of Phase III of the land use plan. This lot size change would only take place as part of an overall zoning change for the core area of the Community, and would be dependent on the installation of a central sewer system. The smaller lot size is not proposed for the entire Community Center. Areas on the periphery of the community should be developed on larger lots. There should also be an effort made to preserve large contiguous parcels of open land around the perimeter of the Community Center as a means of maintaining the rural atmosphere. The plan recommends that standards also be developed that will minimize the visual disruption to the Route 50 corridor. This would involve standards for shared entrances, require a green space along Route 50 which might include a bike and or walking trail, address screening of structures and parking areas and their location in relation to Route 50 itself, control the size, number and location of signs, require underground utilities, and finally, set minimum standards for landscaping. The objective is to prevent the creation of a typical commercial strip along this route. The regulations should discourage individual business entrances on Route 50 both for aesthetics reasons as well as transportation efficiency. Commercial establishments should front feeder roads which connect to Route 50 at signalized intersections. Frederick County 6 - 48 ComprehensiN,e Plan Figure 13 200 O 150 4—+ 100 50 Phase I Land Use Description of Phases Round Hill Community Number of Lots by Acreage 0-1\2 1/2-1 1 -2 2-5 5and up Lot Size The first phase in the proposed plan contains approximately 110 acres. The area within the first phase is bounded on the west by the current limits of the Sewer and Water Service Area. The Service Area boundary falls along a natural drainage divide which runs north -south across Route 50, approximately one half mile west of Route 37, and roughly parallel to 37. The southern limit of the phase also follows a natural drainage divide. This divide runs in a southeasterly direction beginning near the intersection of Route 803 and Route 50, to a point on Route 37 approximately mid -way between the interchange with Route 50 and the railroad crossing. This phase calls for the establishment of a Business/Office Area immediately adjacent to the Route 37 interchange. Implementation of this phase is anticipated to begin within the near term. For our purposes we have assumed a five-year time frame. Business/Office development would require the extension of public sewer and water. Frederick County 6 - 49 Comprehensive Plan r: • Phase 11 Land Use The second phase of the proposed plan involves an area designated for additional business and office uses. The total area in this phase amounts to just over 180 acres. There was a great deal of discussion at the Committee level regarding the best category of use for this portion of the community. It was finally determined that the prospect of residential development of any son in this area should be avoided in favor of commercial uses. Phase III The third phase encompasses the core area of the Community as well as some additional business\office uses along Route 50 for a total area of rougl-ly 300 acres. The plan calls for infill residential development within the core area along with some appropriately scaled commercial uses. This portion of the phase involves roughly 250 acres. As mentioned above, it is not recommended that residential development take place under the current Residential Performance regulations, but rather that new regulations be developed that enable the continuation of the rural community atmosphere. It is also recommended that the development be predominately single family residential with the possibility of some small scale businesses aimed at serving the immediate community. As with other phases, the type of development anticipated would require the availability of central sewer. Since the provision of public utilities will involve a substantial investment, this phase also proposes further expansion of business\retail westward out Route 50 as a means of funding the extension. The business area in this phase contains roughly 50 acres. Again, it is recommended that the commercial development be permitted only after the formulation of specific standards designed to address the visual impact of such development. The Phase III portion of the Land Use Plan should be considered long range. There is significant work in terms of the development and adoption of regulations that would need to be accomplished before the County would consider permitting the extension of public utilities. Such an extension would involve a considerable investment and will likely have to be undertaken through private investment. Frederick County 6-50 Comprehensive Plan G 0 0 Land Use Infrastructure Sewer An agreement, signed in 1984, between the City of Winchester and the Frederick County Sanitation Authority reserves 953,600 gallons of capacity within the sewer line which terminates just east of Route 37 for use by the County to serve the Round Hill Community. Despite this agreement, it appears that the actual capacity currently available is only 200,000 gallons per day. This means that unless or until the factors limiting capacity are addressed, it will not be feasible to extend sewer to Phases II and III. Even with the restriction eliminated, there would be a significant private investment required to extend the line to the western limits of Phase II and into Phase III. For the purposes of determining whether the limits of Phase I can realistically be served by the estimated 200,000 gallon capacity available, a hypothetical list of uses that might be expected to locate within the phase was developed. An estimated water demand was then generated using standard multipliers obtained from the Virginia State Health Department. The totals indicate that the 200,000 gallons would be adequate for the type and amount of development that could be expected in the near future within Phase I. Roads As with development proposals within the current Urban Development Area, construction of new collector roads and the installation of sewer and water within the Community Center would be the responsibility of the developer. Each of the phases contain segments of collector roads which are intended to channel traffic to and from a few key intersections along Route 50. These collectors are seen as a preferred alternative to permitting an excessive number of individual business entrances on Route 50. The locations of collectors roads shown are not intended to be precise. Development proposals submitted for specific areas would be expected to provide for roads which make the connections indicated and serve the intended function, but would not necessarily follow the precise alignments shown. As the areas develop, signalization will be required where collectors intersect Route 50. Procedures already in place would require that development pay a pro rata share toward the cost of such facilities. The recommendations contained within the Round Hill Land Use Plan attempt to allow for growth within the Community Center without overwhelming, and ultimately destroying, the features that distinguish the community from the surrounding County. In particular, the plan: Frederick County 6 - 53 Comprehensive Plan 0 • Land Use ► calls for the development of a variety of regulations that would protect the appearance of the corridor and limit uses within the Community prior to any extension of sewer or water, ► directs large scale commercial growth away from the core area of the community, ► minimizes residential development, ► maintains large amounts of open space, ► ensures that new development within the core area is in keeping with the scale of the community, ► calls for a transportation network that would feed traffic to and from Route 50 at controlled intersections, and discourages a proliferation of entrances along Route 50 itself. While the plan does not offer specific design standards or land use regulations, it suggests features that should be examined and calls for the development of a new zoning district that is tailored to Round Hill. Route 50 West should not become a typical commercial strip. A green space should be maintained along either side of the road and a pedestrian/bikeway should be incorporated into development plans. It is hoped that many of the standards proposed, once developed, will be applicable to other Community Centers throughout the County. Rural Community Center Conclusion Rural community centers have been identified and specific policies have been developed for these centers. Potential rural community centers have also been identified. These should be evaluated and plans should be prepared for each according to need. Issues: ► A11 Community Centers need to be evaluated on an individual basis and appropriate land use policies developed ► There is a need to determine to what extent rural community centers will be the primary location of commercial and service uses in the rural areas. 10, The extent to which additional commercial and residential development should be allowed in each rural community center needs to be determined. What density of housing development should be allowed in each center? ► A policy governing the provision ofpublic services to rural community centers needs to be established. Frederick County ' 6 - 54 Comprehensive Plan :: • zip ,/ / � / /�/ '/ REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning ,Staff REZ fee paid: $4,595.33 Zoning Amendment Number 03_0 3 Date Received % - 4 - 0.3 PC Hearing Date / 9- p 35 BOS Hearing Date - /Z 0_3 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 C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 2. Property Owner (if different than above) Name: WWW L.C. Address: 13 S. Loudoun Street Winchester, Virginia 22601 3. Contact person if other than above Name: C. E. Maddox, Jr., P.E. Telephone: 662-7215 Telephone: 667-2139 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees X Deep of property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: WWW, LC Members: James R. Wilkins, III C. Robert Solenberger 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. Adjoining Property: See Attached PARCEL ID NUMBER USE Vacant Commercial & Business Office 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). 1700' west of Route 37, just north and adjacent to U.S. Route 50. Information to be Submitted for Capital Facilities Impact Model 2 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 52-A-B, 53-A-79 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 ZoningZoningRequested 67.0960 RA B-2 3.4640 RA B-2 0.3465 RA B-2 70.9065 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family Home 0 Townhome 0 Multi -Family 0 Non -Residential Lots 0 Mobile Horne 0 Hotel Rooms 0 Square Footage of Proposed Uses Office 35 acres Service Station 1.5 acres Retail 32 acres Manufacturing 0 Restaurant 1.5 acres Warehouse 0 Other 0 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 r Z G Charles E. 4addox, Jr., P.E., VP — ilbert W. Clifford & Associates, Inc. Owner(s) �s%��- Date by ;1ames R. Wilkins, III Date �A C. Robert Solenberger RECEIVED JAN 2 * 2003 FREDERICK VUN Y PLi:hCvNG & CEVELGPMENT m m m m m m m= m m r m r= m m m� ID # ame/Address Use IqWGonin 53-A-68 Winchester Medical Center, P.O. Box 1334, Winchester, VA 22604 Medical B-2 53-A-69 Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-A Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-70 C.R. & Bessie Solenber, er, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-73 Page & Elva Huffman, 194 Echo Lane, Winchester, VA 22603 Residential RA 53-A-74 Bernard & Carolyn Turner, 424 W. Cecil Street, Winchester, VA 22601 Residential RA 53-A-75 Nancy Johnson, 2054 Northwestern Pike, Winchester, VA 22603 Vacant RA 53-A-77 Nancy Johnson, 2054 Northwestern Pike, Winchester VA 22603 Residential RA 52-A-C Silver Lake Properties, LLC, 13 S. Loudoun Street, Winchester, VA 22601 Residential RA 52-A-71B Gregory & Stacie Bishop, 108 Stonewall Drive, Winchester, VA 22602 Vacant- RA 52-A-71A Commonwealth of Virginia Vacant B-2 52-A-252 Winfred & Mary Ashwood, 2255 Northwestern Pike, Winchester, VA 22603 Residential RA 52-A-253 Joyce Casey, et als, 775 Fox Drive, Winchester, VA 22603 Residential RA 53B-1-1 Barbara A. Haun, 2117 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-2 Barbara A. Haun, 2117 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-3 Preston & Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-4 Preston & Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-5 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Vacant RA 53B-1-6 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Residential RA 53B-1-7 Robert & Lilly Fletcher, 2153 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-8 Mary F. Grim, 2161 Northwestern Pike Winchester, VA 22603 Residential RA 53B-1-9 Brenda & Aaron Mitchell 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-9A Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-10 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-11 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-12 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-13 Gloria Kirk, 100 Stonewall Drive, Winchester, VA 22602 Residential RA 53B-1-14 Stephen & Joyce Ann Mauck, 137 Round Hill Road, Winchester, VA 22602 Residential RA 53B-1-15 Stephen & Joyce Ann Mauck, 137 Round Hill Road, Winchester, VA 22602 Vacant RA 53B-1-16 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-17 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-18 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53-A-81 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA 53-A-82 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA k ' II SUMMARY I I WWW L. C. Impact Analysis Statement iII. General Criteria and Summary rAs traffic volumes build and new road improvements are made it is natural that an increase in need for commercial and business services will be realized. The siting of the Winchester Medical Center along the Route 37 corridor and the significance of the Route 50 arterial road to regional commerce has brought about the need to begin planning for the demand for increased services. It is only logical that Frederick County would encourage business and commercial enterprises to locate in the County because of the significant increase in tax base generated but, it is likewise important for the impacts associated with such development to be minimized and that the sites be located in logical locations. The Frederick County Board of Supervisors together with its Planning Commission recognizes the significance of the Route 50 corridor especially the northern area in its comprehensive plan. Also the Board established road corridors to handle the increased traffic associated with such ' development and provided for a vision whereby commercial and industrial development could be brought to the Route 50 corridor in an aesthetic and environmentally satisfactory way. '' This petition presented by the landowners is a cooperative attempt to bring the correct zoning complete with proffers in order to implement the County's Round Hill comprehensive plan. Zoning is only the first step and history records that build out of such facilities come in a ' stepwise rate and over time. The importance of zoning this property now is to begin the process and to preclude competing land uses from creating a less systematic and satisfactory approach to such development. The time for bringing this petition forward was thought appropriate in light ' of proposals by the Winchester Medical Center for expansion of the main campus on the west side of Route 37. This allows the WWW project to be planned together with the Winchester Medical Center's proposal and to allow the Planning Commission and Board of Supervisors an appropriate regional look at how this planning can be implemented in a manageable way. In order to provide the facilities planned with positive County fiscal impact, it is necessary to fonn relationships and business agreements between various uses in order to bring the necessary water and sewer and road system to fruition. Also, a key element in the need for this rezoning is the decision by Winchester Medical Center to change the land use of their 100 acre site to a medical support use. This will reduce the "retail" commercial density on the deGrange site which increases the need for additional retail uses in the corridor. This petition evaluates the proposed impacts on the 70 acre WWW property and outlines the mitigating steps necessary for a manageable business and commercial enterprise. 1 i1 • WT,VW L. C. Ip Impact Analysis Statement I Y It is requested that the Agencies, Planning Commission and Board of Supervisors make input into the designs proposed and ultimately approve this rezoning as an important and integral part of Frederick County's future. AMENDMENT 9 Action: PLANNING COMMISSION: June 18, 2003 - Recommended Approval BOARD OF SUPERVISORS: July 9, 2003 - X APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #03-03 FOR WWW, L.C. PROPERTY WHEREAS, Rezoning #03-03 of the WWW, L.C. Property, was submitted by G. W. Clifford & Associates, Inc., to rezone 70.9065 acres from RA (Rural Areas) to B2 (Business General) with revised proffers. This property is located north and adjacent to Route 50, approximately 1700 feet west of the Route 37 Interchange, and identified with Property Identification Numbers 52-A-B and 53-A-79 in the Gainesboro Magisterial District; and WHEREAS, the Planning Commission held a public hearing on this rezoning on June 18, 2003; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on July 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 70.9065 acres from RA (Rural Areas) to B2 (Business General) with revised proffers as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. 0 PDRes 18-03 • 9 i• • 0 This ordinance shall be in effect on the date of adoption. Passed this 91h day of July 2003 by the following recorded vote: Richard C. Shickle, Chairman Gina A. Forrester W. Harrington Smith, Jr. Lynda J. Tyler Aye Sidney A. Reyes NU — Nay Margaret B. Douglas Absent Absent Robert M. Sager Aye A COPY ATTEST J lm . Riley, Jr. F-r erick County Administrator PDRes. # 18-03 0:\Resolutions\2003 Rezoning Resolutions\W W W.wpd • 9 REZONING REQUEST PROFFER • Property Identification Number 52-A-B and 53-A-79 Gainesboro Magisterial District WWW, L.C. 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 ##03-03 for the rezoning of 70.9065 acres from Rural Area (RA) Zoning District to the Highway Commercial (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. Should this petition for rezoning not be approved by the Board of Supervisors 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 Generalized Development Plan, dated June 20, 2003, • sheet 5 of 5, which is 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 HEll 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 a new intersection shall be created to allow the relocation of VA Route 803 and to allow the intersection with a major collector road serving the WWW site. Work involved with this item to include left turn lanes on U.S. Route 50 westbound lane and eastbound lane within the median and right turn lanes onto Route 803 (EBL) and the major collector (WBL). The intersection to be stoplight controlled. The design for Route 803 relocation to be provided by - owner. It is anticipated that the Route 803 relocation will be supplied by VDOT funding. The applicant will be responsible to insure that funding is in place at the time of the initial site development phase of the project since the Route 803 relocation is a requirement for initial operation of the commercial center. See item (1). 2. On U.S. Route 50, a new travel lane to be constructed on the north side of the westbound lane from the termination of the WMC (deGrange) proffer to the western limits of the WWW, L.C. site. See item (2). (Revised 6/20/03) Page 1 of 5 • 9 3. Two unsignalized intersections with U.S. Route 50 to be constructed at existing . crossover points as shown. This includes all work necessary to upgrade the crossovers to VDOT standards. See item (3). 4. A major collector road with 5 lane connection to U.S. Route 50 and extending approximately 2900' to connection with the major collector to be constructed by the Winchester Medical Center. The time and phasing sequence of this road will be determined at the time of Master Development Plan approval. See item (4). 5. On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound lane constructed by WMC. Transportation items 1, 2, 3 and 5 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. In the event the Winchester Medical Center has not constructed items 1 through 6 contained in their proffer of April 3, 2003 (as approved by the Frederick County Board of Supervisors) then WWW, L.C. will cause this construction to proceed simultaneously with items 1, 2, 3 and 5 above so that all Route 50 and Route 37 improvements contemplated by both of the proffers will be completed prior to issuance of the first occupancy permit at WWW, L.C. The applicant shall limit entrance connections onto U.S. Route 50 to three 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 15,000 TPD (average weekday volume) without further approval by the County. The actual trip generation from the project shall be measured by the WWW, L.C. 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 70 acre site is not to exceed 15,000 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 WWW causes the total to exceed 15,000 TPD then it is agreed that the applicant shall not file additional site plan applications 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 intersections on U.S. Route 50 and of the Route 50/Route 37 interchange when traffic generation from the 70 acre site reaches 15,000 TPD (average weekday volume). The County may revise this 15,000 TPD limit upward, without modification of this proffer agreement, should results of the TIA show that additional loading is appropriate. Historic Preservation • The existing home (#469) to be characterized by historical report prior to • removal. (Revised 6/20/03) Page 2 of 5 0 9 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 Generalized Development Plan dated June 20, 2003 which is attached hereto and incorporated herein by reference. A fifty foot (50') landscaped green strip along the US Route 50 frontage portion of the site including an 8' hiker/biker trail. Internal parking, travelways and commercial structures shall not extend closer than 50' to front right of way line on U.S. Route 50. Inset of the GDP (sheet 5 of 5) is an illustrative detail shown for the purpose of establishing a standard of quality to be implemented upon final design. • A ten foot (10) landscaped buffer area along the northern 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. (96) On Site 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. • 2. All buildings 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 buildings 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 each project entrance (total of 3) to describe internal features. Sign height shall be limited to 20' within the 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 the 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. The Applicant shall appoint an Architectural Control Committee with responsibility for insuring strict adherence to the approved Master Development Plan, covenants and restrictions. Property owners shall be notified of conditions relating to adjoining active agricultural operations. (Revised 6/20/03) Page 3 of 5 i �J 0 n LJ Geotechnical Study The Applicant shall prepare a site geotechnical analysis and study for this site, as appropriate for the proper siting and design of improvements, prior to beginning construction of site improvements and buildings. 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 70.9065 acres, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B2, 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 issuance of the first building permit of the subject property. 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: uM^-�Z .t.C� By: ames R. Wilkins, Jr. C. Robert Solenberger Date: (o%7/03 Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 621V -,- day of 2003, by , My commissi n expires p C2006 , Notary Public ` (Revised 6/20/03) Page 4 of 5 • • • q brl .. u,,.a, �-tee k Mb,... �C. ■ W W PROPERTY ■ pm—"` Generalized Development Plan County of Frederick, Virginia Jv NE 2.0, Z003 ■ SC:AL - 1" = 2W ■ SHEET 5 ol'S ■ WWW PROPERTY ■ qibml .. cell ad C� k rnoclotnz, Inc. ..,.... ,,,.�, Generalized Development Plan County of Frederick, Virginia JUNE ZCO3 0 N SCA[1-.: V = 2W ■ 1 ■ SHEET SOS 0 0 REZONING REQUEST PROFFER Property Identification Number 52-A-B and 53-A-79 Gainesboro Magisterial District WWW, L.C. 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 # for the rezoning of 70.9065 acres from Rural Area (RA) Zoning District to the Highway Commercial (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. Should this petition for rezoning not be approved by the Board of Supervisors 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 Generalized Development Plan, dated June 20, 2003, sheet 5 of 5, which is 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. I. On U.S. Route 50 a new intersection shall be created to allow the relocation of VA Route 803 and to allow the intersection with a major collector road serving the WWW site. Work involved with this item to include left turn lanes on U.S. Route 50 westbound lane and eastbound lane within the median and right turn lanes onto Route 803 (EBL) and the major collector (WBL). The intersection to be stoplight controlled. The design for Route 803 relocation to be provided by owner. It is anticipated that the Route 803 relocation will be supplied by VDOT funding. The applicant will be responsible to insure that funding is in place at the time of the initial site development phase of the project since the Route 803 relocation is a requirement for initial operation of the commercial center. See item (1). 2. On U.S. Route 50, a new travel lane to be constructed on the north side of the westbound lane from the termination of the WMC (deGrange) proffer to the western limits of the WWW, L.C. site. See item (2). (Revised 6/20/03) Page 1 of 5 0 0 3. Two unsignalized intersections with U.S. Route 50 to be constructed at existing crossover points as shown. This includes all work necessary to upgrade the crossovers to VDOT standards. See item (3). 4. A major collector road with 5 lane connection to U.S. Route 50 and extending approximately 2900' to connection with the major collector to be constructed by the Winchester Medical Center. The time and phasing sequence of this road will be determined at the time of Master Development Plan approval. See item (4). On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound lane constructed by WMC. Transportation items 1, 2, 3 and 5 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. In the event the Winchester Medical Center has not constructed items 1 through 6 contained in their proffer of April 3, 2003 (as approved by the Frederick County Board of Supervisors) then WWW, L.C. will cause this construction to proceed simultaneously with items 1, 2, 3 and 5 above so that all Route 50 and Route 37 improvements contemplated by both of the proffers will be completed prior to issuance of the first occupancy permit at WWW, L.C. The applicant shall limit entrance connections onto U.S. Route 50 to three 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 15,000 TPD (average weekday volume) without further approval by the County. The actual trip generation from the project shall be measured by the WWW, L.C. 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 70 acre site is not to exceed 15,000 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 WWW causes the total to exceed 15,000 TPD then it is agreed that the applicant shall not file additional site plan applications 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 intersections on U.S. Route 50 and of the Route 50/Route 37 interchange when traffic generation from the 70 acre site reaches 15,000 TPD (average weekday volume). The County may revise this 15,000 TPD limit upward, without modification of this proffer agreement, should results of the TIA show that additional loading is appropriate. Historic Preservation The existing home (#469) to be characterized by historical report prior to removal. (Revised 6/20/03) Page 2 of 5 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 Generalized Development Plan dated June 20, 2003 which is attached hereto and incorporated herein by reference. A fifty foot (50') landscaped green strip along the US Route 50 frontage portion of the site including an 8' hiker/biker trail. Internal parking, travelways and commercial structures shall not extend closer than 50' to front right of way line on U.S. Route 50. Inset of the GDP (sheet 5 of 5) is an illustrative detail shown for the purpose of establishing a standard of quality to be implemented upon final design. • A ten foot (10') landscaped buffer area along the northern 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. (#6) On Site 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. 2. All buildings 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 buildings 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 each project entrance (total of 3) to describe internal features. Sign height shall be limited to 20' within the 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 the 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. The Applicant shall appoint an Architectural Control Committee with responsibility for insuring strict adherence to the approved Master Development Plan, covenants and restrictions. Property owners shall be notified of conditions relating to adjoining active agricultural operations. (Revised 6/20/03) Page 3 of 5 0 0 Geotechnical Study The Applicant shall prepare a site geotechnical analysis and study for this site, as appropriate for the proper siting and design of improvements, prior to beginning construction of site improvements and buildings. 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 70.9065 acres, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B2, 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 issuance of the first building permit of the subject property. 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: <— I ames R. Wilkins, Jr. Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: By:4 C. Robert Solenberger Date: The foregoing instrument was acknowledged before me this o7 `! A.- day of 2003, by My commissi n expires n ��(� u, � 00 .2©o6 . Notary Public (Revised 6/20/03) Page 4 of 5 REZONING REQUEST PROFFER Property Iden_tifisatiowNumber-52-A B_ d 53-A-79 -Stonewall Magisterial District WWW, L.C. 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 # for the rezoning of 70.9065 acres from Rural Area (RA) Zoning District to the Highway Commercial (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. Should this petition for rezoning not be approved by the Board of Supervisors 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 Generalized Development Plan, dated June 20, 2003, sheet 5 of 5, which is 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 a new intersection shall be created to allow the relocation of VA Route 803 and to allow the intersection with a major collector road serving the WWW site. Work involved with this item to include left turn lanes on U.S. Route 50 westbound lane and eastbound lane within the median and right turn lanes onto Route 803 (EBL) and the major collector (WBL). The intersection to be stoplight controlled. The design for Route 803 relocation to be provided by owner. See item (1). 2. On U.S. Route 50, a new travel lane to be constructed on the north side of the westbound lane from the termination of the WMC (deGrange) proffer to the western limits of the WWW, L.C. site. See item (2). 6E& (Revised 6/20/03) Page 1 of 5 Two unsignalized intersections with U.S. Route 50 to be constructed at existing crossover points as shown. This includes all work necessary to upgrade the crossovers to VDOT standards. See item (3). 4. A major collector road with 5 lane connection to U.S. Route 50 and extending approximately 2900' to connection with the major collector to be constructed by the Winchester Medical Center. The time and phasing sequence of this road will be determined at the time of Master Development Plan approval. See item (4). 5. On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound lane constructed by WMC. Transportation items 1, 2, 3 and 5 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. In the event the Winchester Medical Center has not constructed items 1 through 6 contained in their proffer of April 3, 2003 (as approved by the Frederick County Board of Supervisors) then WWW, L.C. will cause this construction to proceed simultaneously with items 1, 2 3 and 5 above so that all Route 50 and Route 37 improvements contemplated by both of the proffers will be completed prior to issuance of the first occupancy permit at WWW, L.C. The applicant shall limit entrance connections onto U.S. Route 50 to three 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 15,000 TPD (average weekday volume) without further approval by -the Coulity_ The actual - trip generation from the project shall determined y e WWW, LC���� Management annually, from data collected ' ults 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 70 acre site is not to exceed 15,000 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 WWW causes the total to exceed 15,000 TPD then it is agreed that the applicant shall not file additional site plan applications 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 intersections on U.S. Route 50 and of the Route 50/Route 37 interchange when traffic generation from the 70 acre site reaches 15,000 TPD (average weekday volume). The County may revise this 15,000 TPD limit upward, without modification of this proffer agreement, should results of the TIA show that additional loading is appropriate. Historic Preservation • The existing home (#469) to be characterized by historical report prior to removal. (Revised 6/20/03) Page 2 of 5 0 • 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 Generalized Development Plan dated June 20, 2003 which is attached hereto and incorporated herein by reference. • A fifty foot (50') landscaped green strip along the US Route 50 frontage portion of the site including an 8' hiker/biker trail. Internal parking, travelways and commercial structures shall not extend closer than 50' to front right of way line on U.S. Route 50. Inset of the GDP (sheet 5 of 5) is an illustrative detail shown for the purpose of establishing a standard of quality to be implemented upon final design. • A ten foot (10') landscaped buffer area along the northern 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. (#6) On Site 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. 2. All buildings 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 buildings 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 each project entrance (total of 3) to describe internal features. Sign height shall be limited to 20' within the 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 the 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. The Applicant shall appoint an Architectural Control Committee with responsibility for insuring strict adherence to the approved Master Development Plan, covenants and restrictions. Property owners shall be notified of conditions relating to adjoining active agricultural operations. (Revised 6/20/03) Page 3 of 5 0 • Geotechnical Study The Applicant shall prepare a site geotechnical analysis and study for this site, as appropriate for the proper siting and design of improvements, prior to beginning construction of site improvements and buildings. 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 70.9065 acres, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B2, 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 issuance of the first building permit of the subject property. 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 RN James R. Wilkins, Jr. Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: Date: C. Robert Solenberger The foregoing instrument was acknowledged before me , 2003, by My commission expires Notary Public day of (Revised 6/20/03) Page 4 of 5 a • REZONING REQUEST PROFFER Property Identification Number 52-A-B and 53-A-79 Stonewall Magisterial District WWW, L.C. 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 # for the rezoning of 70.9065 acres from Rural Area (RA) Zoning District to the Highway Commercial (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. Should this petition for rezoning not be approved by the Board of Supervisors 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 Generalized Development Plan, dated June 20, 2003, sheet 5 of 5, which is 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 a new intersection shall be created to allow the relocation of VA Route 803 and to allow the intersection with a major collector road serving the WWW site. Work involved with this item to include left turn lanes on U.S. Route 50 westbound lane and eastbound lane within the median and right turn lanes onto Route 803 (EBL) and the major collector (WBL). The intersection to be stoplight controlled. The design for Route 803 relocation to be provided by owner. It is anticipated that the Route 803 relocation will be supplied by VDOT funding. The applicant will be responsible to insure that funding is in place at the time of the initial site development phase of the project since the Route 803 relocation is a requirement for initial operation of the commercial center. See item (1). 2. On U.S. Route 50, a new travel lane to be constructed on the north side of the westbound lane from the termination of the WMC (deGrange) proffer to the western limits of the WWW, L.C. site. See item (2). lJ� (Revised 6/20/03) Page 1 of 5 0 0 3. Two unsignalized intersections with U.S. Route 50 to be constructed at existing crossover points as shown. This includes all work necessary to upgrade the crossovers to VDOT standards. See item (3). 4. A major collector road with 5 lane connection to U.S. Route 50 and extending approximately 2900' to connection with the major collector to be constructed by the Winchester Medical Center. See item (4). 5. On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U. S. Route 50, eastbound lane constructed by WMC. Transportation items 1, 2, 3 and 5 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. In the event the Winchester Medical Center has not constructed items 1 through 6 contained in their proffer of April 3, 2003 (as approved by the Frederick County Board of Supervisors) then WWW, L.C. will cause this construction to proceed simultaneously with items 1 through 5 above so that all Route 50 and Route 37 improvements contemplated by both of the proffers will be completed prior to issuance of the first occupancy permit at WWW, L.C. The applicant shall limit entrance connections onto U.S. Route 50 to three 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 15,000 TPD (average weekday volume) without further approval by the County. The actual trip generation from the project shall be determined by the WWW, LC 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 70 acre site is not to exceed 15,000 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 WWW causes the total to exceed 15,000 TPD then it is agreed that the applicant shall not file additional site plan applications 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 intersections on U.S. Route 50 and of the Route 50/Route 37 interchange when traffic generation from the 70 acre site reaches 15,000 TPD (average weekday volume). The County may revise this 15,000 TPD limit upward, without modification of this proffer agreement, should results of the TIA show that additional loading is appropriate. Historic Preservation • The existing home (#469) to be characterized by historical report prior to removal. (Revised 6/12/03) Page 2 of 5 0 • 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 Generalized Development Plan dated November 26, 2002 which is attached hereto and incorporated herein by reference. • A fifty foot (50') landscaped green strip along the US Route 50 frontage portion of the site. (#5) • A ten foot (10') landscaped buffer area along the northern 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. (#6) On Site 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. 2. All buildings 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 buildings 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 each project entrance (total of 3) to describe internal features. Sign height shall be limited to 20' within the 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 the 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. The Applicant shall appoint an Architectural Control Committee with responsibility for insuring strict adherence to the approved Master Development Plan, covenants and restrictions. Property owners shall be notified of conditions relating to adjoining active agricultural operations. Geotechnical Study The Applicant shall prepare a site geotechnical analysis and study for this site, as appropriate for the proper siting and design of improvements, prior to beginning construction of site improvements and buildings. (Revised 6/12/03) Page 3 of 5 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 70.9065 acres, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B2, 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 of the building permit of the subject property. 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, PRO RTY OWNER _ �i ;��4 � /') /u, 7ames R. Wilkins, Jr. U C. Robert Solenberger Date: (0—1 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: Date: The foregoing instrument was acknowledged before me this c�day of , 2003, by 3o mole 1, Lo. , 3 C. 4 C . T ca�V--_- eic My commission expires A7Yd, ZQCj 1 Notary Public n COA'yE t:: (Revised 6/12/03) Page 4 of 5 Ah COLLECTOR ROAD dump//r 4) i B !Z. -0 PAA K ° CO RCLlL / OVDOT OP CB DBLIMY ROAD I I BUT ► \ '`` ` OUT �rADVTaN �nrc stTa LANE +6"° so n 30 BLIFFBR A Maw '_ = ��. ��, ��"yi{�'.'_Ar i'.. st .;.; �-aE-`• ;ter.. w! e o O� °�e.o . R A. WWW PROPERTY q gilbert w. Clifford & associates, inc. � GENERALIZED DEVELOPMENT PLAN �11f° Land Pbrrws W&W OU&RY 117 E Picc d St. V%xhester, Yr*ia 22601 GA/NESBORO A49ClSTER19L DISTRICT FREDERA K COUNTY l9RClNlA ' (W) 667-2139 FAX: (540) 665-0493 E1ML 9�mm*mrthirkcom Sheet 5 of 5 REZONING REQUEST PROFFER Property Identification Number 52-A-B and 53-A-79 Stonewall Magisterial District WWW L.C. 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 # 03-03 for the rezoning of 70.9065 acres from Rural Area (RA) Zoning District to the Highway Commercial (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: Should this petition for rezoning not be approved by the Board of Supervisors 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 Generalized Development Plan, dated November 26, 2002, sheet 4 of4, which is 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 a new intersection shall be created to allow the relocation of VA Route 803 and to allow the intersection with a major collector road serving the WWW site. Work involved with this item to include left turn lanes on U.S. Route 50 westbound lane and eastbound lane within the median and right turn lanes onto Route 803 (EBL) and the major collector (WBL). The intersection to be stoplight controlled. The design for Route 803 relocation to be provided by owner. See item (1). On U.S. Route 50, a new travel lane to be constructed on the north side of the westbound lane from the termination of the WMC (deGrange) proffer to the western limits of the WWW, L.C. site. See item (2). • On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound lane constructed by WMC. (Revised 1/23/03) Page 1 of 4 Rezoning Request Proffer Property Identification Number 52-A-B and 53-A-79 Gainesboro Magisterial District • Two unsignalized intersections with U.S. Route 50 to be constructed at existing crossover points as shown. This includes all work necessary to upgrade the crossovers to VDOT standards. See item (3). • A major collector road with 5 lane connection to U.S. Route 50 and extending approximately 2900' to connection with the major collector to be constructed by the Winchester Medical Center. See item (4). Transportation items 1 through 3 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. Historic Preservation • The existing home (#469) to be characterized by historical report prior to removal. 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 Generalized Development Plan dated November 26, 2002 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. (#5) • A ten foot (10') landscaped buffer area along the northern 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. (#6) On Site 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 buildings 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 buildings 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. (Revised 1 /23/03) Page 2 of 4 6� Rezoning Request Proffer Property Identification Number 52-A-B and 53-A-79 Gainesboro Magisterial District 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 70.9065 acres, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B2, 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 of the building permit of the subject property. 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: /James R. Wilkins, III Date: 1 (2'3 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: By: ///16 C. Robert Solenberger Date: I/-:v/.3 The foregoing instrument was acknowledged before me this 24day of , 2003, by )Q. ` _k) X Lk,c.4C,0 ,, _77T Q.cc �2 . �'_ . k#1 e My commissio :rxpires 00 a00(. Notary Public 2w RECE-iV JAN 2 5 2003 (Revised 1/23/03) Page 3of4 J (� p JO p �Gaqs woo-wj%-ow=-6 -M cm-S99 (OK) --NJ 6m-L99 (OK) 109ZZ D.u6* 'nPwPuW IS /a=Sd I Ll I AWM JopM aAuuoW pub amoqBua -oul -sajoloosso 3PAOI pjoj4llo -iA paqllB KN19YI,l :UNnoo X,91,Y3036Y IOI&SIG 7KY31SIDVN OYO9S3NfVV NV7d -I1V3fld073A JG G-7Z17V&3N3D ,41&3c1OiYc1 MMM 7 7� SaArn ocfthi� - w7t LUUA YT. rx Vd. N w4e ill- _.-oa:-:�OPM: 7iji na n3 12:07p u i p.J F!-ed. Co. P i err i rg : F40 98� 1603_w. clifford & assoc. 54U-bbb-U45� t. Post-h r 7671 10. v To Co./Dept. MF@Wo� Phone # Fax # wWwi'c v Wgm1a "UP29. L...�..t of Transportation Mail to: Hand deliver to: Virginia Dept. of Transportation Virginia Dept. of Transportation Attn: Resident Engineer Attn: Resident Engineer 14031 Old Valley Pike 14031 Old Valley Pike Edinburg, VA 22824 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Virginia Department of Transportation Comments in the rezoning application addresses transportation concerns associated wit t is request. VDOT Signature & Date: G finIot�c 9 R%VEST FOR REZONING COMMAS Frederick County Commonwealth Attorney Winchester -Frederick County Judicial Center 5 North Kent Street Winchester, Virginia 22601 (540) 665-6383 The Commonwealth Attorneys office is located in the Winchester -Frederick County Judicial Center at 5 North Kent Street in Winchester, if you prefer to hand deliver this form. Applicant's name, /address and phone numgbeer: n Name of development and/or description of the request: OV, Location: Frederick County Attorney Comments: 441�ne_ 4ttorney Signature and Date: (NOTICE TO ATTORNEY. * P 4I � hs-14-31 THIS FORM TO APPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, proffer statement, impact analysis, and all other pertinent information. : 10:-i'_M: Fred. Co. Pianningc540 984 5607 # 2/ 2 Jun 30 03 08:50a clifford & assoc. 54665-0493 p.2 Rezo ling Comments WWW I,.C. 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/o C. E. Maddo Jr.,P E , VP 117 E. Piccadilly Street Suite 200 Winchester VA 22601 Location of Property: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 RA B-2 RA B-2 Acreage: 67.0960 3.4640 0.3465 Virginia Department of Transportation Comments WW ro r T is overall satisfied with the transportation proffers outlined in the subject revision. We are however concerned with ro er of the proffer ca s or e e i ds. Our concern is the nd availabili of State Funds vs. WWW's start of infrastructure construction. Should State Funds be unavailable, WWW will be regwre ver location her a reements are made. I xc: Ms. Abbe Kennedy, Fred. Co. Planning VDOT Signature & Date: io NQiac N1case Return Ch'is' Form to the; ip��t jgt 9 6-30-03;10:33AM; 0 Fred. Co. PI ann i n9; 540 984 5607 L41 # I/ 2 Funkhouser, Rhonda From: Funkhouser, Rhonda on behalf of Ingram, Lloyd Sent: Friday, June 27, 2003 8:56 AM To: 'akennedy@co.frederick.va.us' Cc: 'elawrenc@co.frederick.va.us'; Copp, Jerry Subject: WWW LC Proffers - Revised June 20, 2003 This is to advise VDOT is overall satisfied with the transportation proffers outlined in the subject revision. We are however concerned with Proffer #1. Part of the proffer calls for the design and relocation of Route 803 by State/County Funds. Our concern is the timing and availability of State Funds vs. WWW's start of infrastructure construction. Should State Funds be unavailable, WWW will be required to relocate the signalized entrance to the current crossover location of Route 803 unless other agreements are made. Should you wish to discuss, please give me a call. Lloyd A. Ingram Transportation Engineer VDOT -- Edinburg Residency Permit & Subdivision Section 14031 Old Valley Pike Edinburg, VA 22824 (540) 984-5611 (540) 984-5607 (fax) 1 VII A GENCY COMMENTS t I Rezoning Comments NArWW L.C. Virginia Department of Transportation Mail to: Hand deliver to: Virginia Dept. of Transportation Virginia Dept. of Transportation Attn: Resident Engineer Attn: Resident Engineer 14031 Old Valley Pike 14031 Old Valley Pike Edinburg, VA 22824 Winchester, VA 22601 ?Applicant: Please fillout the information as accurately :as possible ,in order to assist the ` Virginia Department of.,Transpbrtation with their revietnr.- Attach three copies "of your Application form,'aoeation map, .proffer 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: 1700' west of Route 37, iust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 R A B-2 0.3465 Virginia Department of Transportation Comments See attached comments from VDOT dated December 20, 2002. -(3 5 C VDOT Signature & Date: 12 20 02 Trans. Assistant es1 ent Engineer Notice to VDOT — Please ReturWThis Form to the Applicant COMMONWEALTH of VIRCjINIA 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 ' VDOT Comments to WWW, L.C. Rezoning 1 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 Irequired 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. Lineberry, J , P.E. Trans. Ass't. Resident Engineer BHL/rf Attachment VirginiaDOT.org WE KEEP VIRGINIA MOVING -I • Rezoning Comments WIVW L.C.. 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., 1" Floor (540) 665-6350 107 N. Kent Street Winchester, VA 22601 Alipl"ntr>Please fill outthe information:as accurately as Nssibie in order to as the Frederick C©ubN Fire Marsbal`t-vi.ffhis revie-v . Attach g copyof your application form, location map, proffer statement, impact analysis, and any.oiher:pertinent informatiom 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 Fire Marshal's Comments Fire Marshal's Signature & Date Notice to Fire Marshal — Please Retur This Form to the Applicant w.� 0 0 4iox .c_ Frederick County Fire and Rescue Department ; , Office of the ftlire IV�arshal Plan Roview'and Cornrtent Control number RZ02-0015 Project Name WWW L.C. Address 117 E.Piccadilly Street Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Date received 12/10/2002 City Winchester Tax ID Number 52-A-B & 53-A-7 Date reviewed 12/12/2002 Applicant G.W. Clifford & Associates State Zip VA 22601 Date Revised Applicant Phone 540-667,2139 Fire District Rescue District 15 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 Not Identified Election District Gainesboro Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Access Comments The half -full condition of the Northwest lank should be corrected to provide adequate wafer supl Dlies in the event pur np 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 J� Title f 1 1 1 1 1 1 1 1 1' 1 i 1 1 1 1 1, 1 i Rezonina Comments NNT"' I_,•C Frederick County Inspections Mail to: Hand deliver to: Frederick County Inspections Dept. Frederick County Inspections Dept. 107 N. Kent Street Co. Administration Bldg., 41h Floor Winchester, VA 22601 107 N. Kent Street (540) 665-5651 Winchester, VA 22601 Applicant: Please`, fill out the .inforination as ace utately 'as possible in order to "assist the . Historic. Resources Advisory 13oard' with their `review. Attach 'a copy of; your'' application form; location map, proffer 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 Inspection Department's Comments 99 ii -a9 (� h / _ (, (Z vVA1 j l a il�r-tJ-'� fcv� �'i� Gi • •• � y,•�(� 1l v.(i� vY j�J �i�.�S.i—: �� r 'e �"�v� �l C' i �C r � lt t,—F VV �I Signature &Date: Notice to pections Dept. — Please Retur is Form to t e Applicant 23 f r. Rezoning Comments WWW L.C. Frederick — Winchester Health Department Mail to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent Street Winchester, VA 22601 (540) 722-3480 Hand deliver to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Applicant: Please fill_ out the information as accurately as possible in order to assist the Frederick -Winchester Health Department with' their -review. Attach,a copy of your application form; location map, proffer statement, impact analysis; acid any.other pertinent informaitiob., ; 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: 1700' west of Route 37, lust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 Frederick — Winchester Health Department's Comments 11Za ��1� ���� a ✓ )1ti�w� �a 5 o" I ovu, J A cat Signature & Date: Notice to Health Department — Please Return This Form to the Applicant 15 C] I December 20, 2002 Mr. Charles E. Maddox, Jr., P.E. Vice President Gilbert W. Clifford and Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: WWW L.C. Rezoning Continents Frederick County, Virginia Dear Chuck: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 We have completed our review of the proposed rezoning and offer the following comments: 1) We concur with your continent regarding the need for a geological site analysis prior to site development (Impact Analysis, Site Suitability). This area is subject to the development of sinkholes as evidenced by prior subsidence adjacent to the Route 37 off ramp. Also, available geological maps (Figure 5) indicate that a possible fault bisects the site in a north -south direction. The Edinburg formation is notorious for sinkhole development. Fortunately, a majority of the site is underlain by the Conococheague formation. 2) Under site drainage, we applaud your recontinendation to fully line stormwater management facilities. We are assuming that this would be a synthetic liner or a clay liner placed on a synthetic filter fabric which was applied to the hospital stormwater ponds. We are available to discuss any of the above continents in more detail if desired. Sincerely, Harvey E. Strawsnyder, Jr., P.E. �t Director of Public Works HES/rls cc: Frederick County Planning and Zoning file A:\NN1\1VLCcont.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 0 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 November 22, 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 WWW, L.C. Rezoning - Route 50 West 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 70.9-acre parcel proposed for rezoning from the RA (Rural Areas) District to the B2 (Business General) is located within the study area of the Second Battle of Winchester. Located on the subject property is the historic structure known as the Folk Victorian Farmhouse (ID# 34-469), and located on the adjoining property is the Old Hoover House (ID# 34-467). Neither of these structures are listed as potentially significant in the Rural Landmarks Survey Report. The HRAB considered the proposed business/commercial use of the WWW property as indicated by the applicant. There were no adverse �- by `tile H11ZA1D a this request. Tile HPUB does recommend that a dc tailed co�r��;:er��� �y «��: �� rcgaru;r�g �. �:, rezoning � history and documentation of the Folk Victorian Farmhouse be completed prior to removal of the structure from the property. This documentation should include photographs of the interior and exterior of the structure and copies should be made available for the Virginia Department of Historic Resource's records. Please contact me if you have questions regarding this comment from the HRAB. Sincerely, Rebecca A. Ragsdale Planner I RAR/cih U:\COMMITTEES\HRAB\Conunents\WWWRZ.wpd 107 North Kent Street •Winchester, Virginia 22601-5000 Rezoning Comments WWW L.C. Frederick County Sanitation Authority Mail to: Frederick Co. Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, VA 22604 (540) 868-1061 Hand deliver to: Frederick Co. Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, VA Applicant. Please.' i otA the. information as accurately as posstble in order to assist the , :'Sanrtation:Authority with their review Attach a copy of.your; application form" Iocation map, e proffer;. statcrnent,` �rnriact An']'* , and any; other pertinegt Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Phone: (540 66�139 Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: 1700' west of Route 37. lust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 r♦ T n n' A/ I Sanitation Authority Comments See Page 2 (attacbed). Sanitation Authority Signature & Date: `! Notice to, Sanitation Autho t Please Return This Form to the Applicant 14 I Page 2 Rezoning Comments WWW L.C. The western part of this site is outside the SWSA. The hydraulic grade line of the Authority's water system is not sufficient to provide adequate pressure to this part of the site. The consultant has proposed a water booster station to overcome this problem. However, no water storage is ' proposed. Provisions of reliable and continuous water service cannot be accomplished economically without storage. ' If the SWSA is to be expanded for this site, consideration should be given as to any other land in this vicinity that will be included in the SWSA. This will enable proper sizing of a water storage ' tank. Wastewater fiom this area will be pumped to the existing gravity sewer lines along U. S. Route 522 near Fox Drive. These lines have limited capacity available for this area and the expansion of the SWSA needs to include an evaluation of the impact on this capacity. 1 0 0 Rezoning Comments WWW L C City of Winchester Mail to: City of Winchester Planning Depart. Attn: Planning Director 15 N. Cameron Street Winchester, VA 22601 (540) 667-1815 Hand deliver to: City of Winchester Planning Dept. Attn: Planning Director 15 N. Cameron Street Winchester, VA 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Ir 16 Rezoning Comments WWW L.C. 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. Mailing Address: c% C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 RA B-2 RA B-2 Dept. of Parks & Recreation Comments No Comment Signature & Date: Phone: (540)667-2139 Acreage: 67.0960 3.4640 /O //, Z�I 12 1 1 1 1 1 Rezoniny, Comments YAM L.C. Frederick — Winchester Service Authority Mail to: Fred-Winc 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., I" Floor 107 N. Kent Street Winchester, VA 22601 Applicant: ` Please fill out the information as accurately.as possible in--ordet-to assist the Winchester Regional Airport. with their review. Attach 'a. copy. of your :application form, Jocation .map, proffer 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: 1700' west of Route 37, lust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Fred-Winc Service Authority Comments: Winchester Regional Airport Signature & Date:. V`-- ZI',_ ! 0 � Notice to Fred -Wine Service Authority — Pleas Return This Form to the Applicant 17 I Administrative Assistant to ' the Superintendent � I 4�1(tents M ,.-FCPI Frederick Counhj Public Schools Visit us at www1rederick.kl2.va.us I C. E. Maddox, Jr., P.E., Vice President Gilbert W. Clifford & Associates 117 East Piccadilly Street, Suite 200 Winchester, VA 22601 II RE: WWW L.C. II Dear Mr. Maddox: December 16, 2002 e-mail: orndorfa@frederick.k12.va.us This letter is in response to your request for comments concerning the rezoning application for the I WWW L.C. Property. Based on the information provided in the rezoning application, Frederick County Public Schools has no comment at this time. Sincerely, Al Orndorff 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 , 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-722-2788 L:/Pl annin g/2003-04/W incM edC tr RezoninIZ Comments WWW L.0 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; .'Please: fill out the mfonination as accurately as possible in order to assist the. Winchester' Regional Airport with their, review, Attach a .co,py of your application, form, location map; liroffer.: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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67,0960 RA B-2 3.4640 Winchester Regional Airport's Comments .SnO!1�'SA t 7 M -A-P d AS soC` l/ Winchester Regional Airport Signature &Date: A Q ffiQ Notice to Winchester Regional Airport — Please Return This Form to the Applicant W. >_Z SERVING THE TOP OF VIRGINIA i WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 December 16, 2002 Gilbert W. Clifford & Associates, Incorporated 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 Re: Rezoning Comments WWW 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. i Proposed uses under the rezoning request should have no impact on airside operations at 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, r Serena R. Manuel ' Executive Director I I J I Rezoning Comments WWW L•C.; Frederick County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA 22601 (540) 665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA Applicant Please fill out the. information as aceurately.as possible°in:order to assist the County Attorney's office withtheir review: Attach a`eop.yof your application form, - location map, proffer,, statement :irnpacVanalysis, and `any „other pertinent `. infor.mation.. . 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: 1700' west of Route 37_ iust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 County Attorney's Commee is �J/per ts;/) �n� fir i�fC r �C C' /<lz�lO����c.crrj �)Zc C t��i eon;T�lly���%t VI -- ( `� r✓ %c� 1 r' `j�. ✓ n j 7 ' �[�rr'� /.!TS 7 1 Assistant County Attorney' Signature & Date: % ����` lZ // `Z— - Notice to Couy Attoirney .Please Itetu n.Th;s Foram to the. Applicant I COUNTY of FREDERICK Department of Planning and Development 5401665-5651 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: FAX: 540/ 665-6395 1 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 1 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"acres" f the 'former H. Clay DeGrange Estate:from RA (Rural Areas) -to MS (Medical Support): -The WWW; 1.-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 N(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 I transportation improvements .address the cumulative impacts of the respective pro' bsals. * During a meeting with VDOT representatives at the Edinburg Residency on November 4, it was agreed that 1 107 North Kent Street • Winchester, Virginia 22601-5000 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 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 Policy Planfor Frederick County, Virginia, p. 7-5, 7-12, 7-13). B. Round Hill Community Plan Conformance. Both of the subject rezoning proposals involve.land Ghat is located t: 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. 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 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 theRound-All 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 minimum 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, hie. 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 idelineate 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 AdvisoryBoard, 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 I correspondence. Sincerely, Christopher M. Mohn, AICP Deputy Director ' CNWrsa cc: Eric R. Lawrence, AICP; Planning Director Abbe S. Kennedy, Senior Planner Ben Lineberry, Virginia Department of Transportation I 1 UAChris\Comnonaezonin \2002 Prelim Comments S \WMCand W W W.wpd Ll 1 0 0 10 5 J �l 1 i� III IMPACT ANAL YSIS OUTPUT MO DOLE APPLICANT; WWW Properly Net Fiscal Impact LAND USE TYPE 82 Costs of Impact Ca*- C_r6dit5_tD he Takg Total Potential Adjustment For REAL EST VAL $105.175,169 Required (entered in Cur. Budgel Cur. Budget Cap_ Future CIP1 Tax Credls Revenue. Nei Capital Net Cast Per FIRE & RESCUE cd sum only) Otte C pfquip Ext>eOdll .hf S. Y es_Other (lJnadjust@Qj C4si Q rLcw Facililips lmpact (leJl rtg Uni Fra and Rescue Department 5383,331 SD ;0 $383.331 ERR Elementary Schools SD _, Middle Schools so $0 30 SO $0 _ ;D ERR High Schools so Parks and Recreation s0 so s0 so $Il ERR Public Library s0 so ;0 w $0 ERR She!N Offices SD S55,084 3o ;0 $65.084 S66,084 so ERR Administration Building So so so $0 so ERR Other Wscellaneous Facilities $0 $M.956 3172.295 5325.361 5328.351 s0 ERR SUBTOTAL $383,331 $221.130 $172,295 s0 5303.436 $393,436 so ERR LESS: NET FISCAL IMPACT $29.188,T78 $29.188,778 $29,188,77E 529.18B.778 IIa E NET CAP. FACILITIES IMPACT 0 ERR INDEX: " 1 W It Cap_ Equip Included 10 INDEX: 'IV II Rev -Cast 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 Cc Avg = 1.342 METHODOLOGY 1. Capital facilities requirements art input to the frrsI column as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations is input in row total of sacond column (zero it negalivaX included are the we-11mia Lees !fees for one year only at 10 value. 3. NPV of future oiler c ap equip taxes paid in third c olumn as calcurated in fiscal impacts. 4. NPV of future capital expenditure faxespaid in fourth col as calculated in fiscal impacts. 5. NPV of fulure taxes pelf to bring current county up to standard for new facilities, as calculated for each new fac7,ty. 6. Columns three through five are addod as potential credits against the calculated capital facilities requirements. These ens adjusted for percent of costs covered try the revenues from the project (actual, or as ratio to avg. for all residential dev etopment). NOTE: Prosier calculations do not include include interes t because they are cash payments up rmnt Credits do include inleresl if the projects are, debt financed. NOTES: Model Run Date 10f08f02 ERL Project Description: Assumes 866,250 square teat of office use and 285,000 sq.R. retail on 70.9 acres zoned B2 District Due to changing candirlons associated with development in the Cowry, the recurs of this Output Module may not be valid beyond a period of 90 day s from the model run date. 2WIMODEL s U 40 WWW L. C. Impact Analysis Statement III. Impact Analysis 1 A. Site Background and Histo ' The site of this rezoning has been in orchard use for many years. In 1995 the site was subdivided and sold at a land sale auction to WWW L.C. who are the petitioners in this rezoning. ' The Round Hill Land Use Plan which is a part of the Frederick County Comprehensive Plan calls for this site to be developed in business use and calls for a phasing of this development to occur from east to west on the site. In order to prepare for this highest ' and best use of this property in accordance with the Comprehensive Plan, the owners hereby bring forward a zoning petition including a conceptual plan for B-2 zoning. ' Although this site may not develop fully for many years, it is important to provide for a plan of development for a number of reasons, some of which are as follows: ' a. To coordinate the primary entrance design of the major collector roadway with VDOT planning on the south side of U.S. Route 50, i.e. Virginia Route 803. b. To coordinate details of connection and use with the proposed MS and B-2 district being proposed by the Winchester Medical Center to the east. C. To provide for marketable and desirable commercial and business locations ' which can be a source of jobs and revenue for Frederick County. d. To secure a business use for this property to eliminate creep of residential uses in the rural areas of Frederick County. ' began After acquisition of the 67 acre parcel the owners negotiation and secured ownership of other adjacent residential parcels which may have come in conflict with an ' ultimate plan for business. The assembled parcels bring the total lands in this petition to 70.9065 acres. Figure 1 shows the relationship of this site to the Route 50 and Route 37 corridor and includes the land in its entirety being requested for rezoning to B-2 from its present RA zoning classification. I� I WWW L. C. Impact Analysis Statement B. Location and Access Figure 3 shows the location and topography for this site. Figure 4 provides the location within Frederick Counvy which shows a very central location which undoubtedly is desirable for business in the future. Access is provided to the site by U.S. Route 50 wVith a main intersection which ultin.-rately will be stoplight controlled. Discussions with VDOT suggest this main entrance also result in a relocation of Rout: 803 to the south in order to eliminate a substandard condition at the present Route 303/Route 50, intersection. A new major collector roadway will ultimately be in place connecting U.S. Route 50 to U.S. Route 522 as described in the transportation section. The major connector location with U.S. Route 50 proposed in this petition will intersect with a north/south collector on Winchester Medical- Center property in accordance N-,ith their generalized develop-ment plan This Oili pr-o<.ride an integrated transportation plan with multipic access ways consistent w+th : good planning for commercial and business use. 1 W ff,rW L. C. Impact Analysis Statement C. Site Suitability The subject site is located in the limestone region of Frederick County as shown on the geologic maps. (See Figure 5). This limestone has weathered to create a clay soil condition of varying depths on the site. This type geology is readily developable and is good for foundations pending site analysis prior to development. Although limestone regions can be subject to karst activity which involves solution channels and subsurface voids, the presence of this type of activity is not evident on the site. Groundwater flows generally from west to east. Due to the sensitive nature of groundwater in limestone regions appropriate actions need be taken in the development of the site to prevent groundwater contamination. Slopes on the site run between 2% and 15%. (See Figure 6). The higher intensity uses shown in the Generalized Development Plan are focused on the east side of the site which is as suggested by the slope analysis as well as its proximity to Route 37. 1 The site is characterized by a high ridge on the west with a downhill slope increasing to the east and breaking at the midpoint to a level plain continuing to the east property line. The continuously rising slope from east to west will provide the site clear visibility from Route 37 and Route 50. Buffering shall be provided along the Route 50 frontage to properly separate parking areas. Corridor appearance is to be enhanced by significant ' landscaping and appropriate use of green areas. Woodlands are essentially old apple trees being taken out of production at this writing. A woodlands analysis is shown as Figure 7. There are no wetlands identified or lakes and ponds. The slope analysis indicates there are no steep slopes greater than 25%. A concept plan showing the relationship of various uses is shown in Figure 8. This site is well suited for the proposed uses, ti I WWW L. C. bnpactAnalysis Statement t ID. Traffic A complete transportation study was conducted in between late 2001 and December 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 Agency review period on this rezoning request has included an exhaustive review of traffic impacts from this proposal as well as the WMC 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 during Phase 1 development with phased construction meeting VDOT approval and improvements completed prior to Phase 1 occupancy permit. (2) The proper traffic function of WWW, LC depends on completion of improvements proffered by WMC. If Phase 1 development of WWW, LC proceeds ahead of WMC the WMC proffered improvements are to be constructed by WWW, LC pursuant to reimbursement agreement with WMC. (3) Applicant to provide automatic trip count monitoring at the U.S. Route 50 connection. (Major connector intersection). (4) As generated traffic reaches 10,000 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 collectors. Also, actual "pass by" trips can be determined. 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. I I(Revised 1/23/03) P-� r 1 1 1 1 1 I • 0 WWW L. C ImpactAnalysis Statement As is normal in commercial and economic development style projects, it will take a number of years to implement the zoning. The traffic study predicts reasonable and manageable traffic conditions to prevail through Phase 1 and into Phase 2 as modeled for the combined WMC and WWW, LC projects. The proposed proffer 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 1/23/03) W: il: a Medical nter hange jw vw life R. i-rl..!G ,. '^YAP- C4Y Yyy e.•� 1f' '� I'1. +.�47 PROPERTY`. i - b zz 1 gilbert w. clifford & associates, inc. LOCATION MAP Engineers Land Planners Water Quality 117 E Pbbak St Wiidtiester, Vt9kia 22601 STONEWALL U4GIS7FRAL OLS77?IC7- FPQRICK COUNTY VIRCINIA VW_ (540) 661 2139 FAL (540) N5-0493 Figure 1 446., lk W I I I e I I I I I I I I I V, X- ww'�� X, 00% N, y va t Alp '07 /* WWW LC 53-7A-79 3-4640 Acres APPRO,*IMA 7t RA LIMI rS , OF 100 )'�R - - p, , / \" ? I \ - � -- - Y('I, Zon Zoned: Use: Residential FL PiA#Y V 4 WFW LO Zoned: RA R Use.esiden A WW* kc ic — ' LC� 52- -�-A 67.4426 Aor es Zoned.-, RA Use _-Resi den tial 01 N 5w-p vs 50 % Cz 7 Rr 803 r www PROPERTY gilbert w. clifford & ossociotes, inc. NS CONCEPT PLAN (31 &Qkwm Lwod ftmem Water oualty 117 E. Fico(filly St. Vkhester, Viqinia 22601 MAGISTERIAL DISTRICT FRf-DERICK COUIVTY VIRGINIA VOICE: (540) 667-2139 FAX: (540) 665-0493 Figure J I • SITE t a WiWW PROPERTY Location in County O G4/NESBORO MG/STERW O/STRACT FREDERICK COUNTY, WRG/N!A gilbert w. clifford mp_& associates, inc. Ewen Lana Pkmws wall OLaRy 117 E Fcodiy SL Wkxhedw, Virgi is 22601 VOICE: (510) 667-2139 FA)L• (510) 665-M3 OVL• g mm*emthinkean Fiqure 4 - _ + ry a 41 cy Iv r �0 v" + i f r. , 16, •tip, �?` ^' "�... i7:� PROJECT Y • * �- i AREA � t t .� •¢ ems: ! 'y �' ,' .� v WWW PROPERTY � gilbert w. Clifford &associates, inc. GEOL 0GIC MAP Bigneera land Pkmere water Querty 117 E. Picadilly St. Winchester, Virginio 22601 FREDERICK COUNFK, VIRCINIAVOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL gwcorom®eorthlink.com Figure 5 11177 ' /it lox I I 5z �S\��.1 � /{ I / -- / I I 1 \ pt �- 1 /(L� l WWW PROPERTY SLOPE ANAL PSIS gilbert w. clifford kW & associates, inc. Ergkmers Land Plamera Water Oualty 117 E. Picadilly St. Winchester, Virginia 22601 WICE (540) 667-2139 FAX: (540) 665-0493 EML• grcliffAmnsinc.com Figure 6 I DAWAAA VACAM 46 w 0§6 f www PROPERTY gilbert w. clifford 111 & associates, inc. Ergheem Lend Plum• walw ouay WOODLANDS ANAL PSIS 117 L Picodily SL Wimhester, Virgiria 22601 CNNESBORO MAGISTERW D157RCT f REDERICK COUNTY 14RGINIA I VDICE (540) 667-2139 F& (540) 665-N93 EML 9www9wWinknet Figure 7 VDOT REGIONAL MAINTENANCE CENTER - \ SHOPPING CENTER S CUL OUT -PARCELS v WWW PROPERTY o CONCEPT PLAN o 0 G4/NESBORO MAGISTERAL DISTRICT FREDERICK COUNTY, KRGIMM Ql N !ice r; � , 1 gilbert w. clifford j & associates, inc. Enow" Land PYnnws water Om ty 117 E. Pimdk SL ftchesic, Vroio 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 EYAL gw=w eodhkk.net Figure 8 I II I I I I 77: OFFI PARKING < ARAa?VG INTX OPPO S E C1,d) VDOT ENT E (Uns n N3 o ti STOPLIG=HTED JG I�NTEJRSEC770N L--/ RELOCATE - U RTE. 803 WWW PROPERTY TRA NSPOR TA TION PLAN DISTRICT fREDERICK COUNTY, M"OR COLLECTOR ROAD ,77`6 �o MAINTENANCE DELNERY,J?QAD INTERSECTION (Un,ign&Hzod) —it"OR ICOLLECTOR BY WMC JlP wo, /vV gilbert w. clifford M�L & associates, inc. Erghwe Land Pbmors Wator OJORY 117 E. PkaMy SL VmhesW, Vioia 22601 WCE (540) 667-2139 FAX-- (540) %S-M EIML 9K=m0wrDinlLne( Figure 9 ►'r 1 a. t ' .t p « ,�, �..�' 'G''i~•'. }.;3"t yr- �,�..�. �'aF,01 Al A. r x t�.ri «r K Y t 4 #FAT. � � .. - - • 1�� s ' �'�, is „ -_ °�'M�`a : �--•� e d !® rat_ ,�.�, �.,i� WWW PROPERTY � gilbert w. Clifford do associates, inc. \ Bvh"re land PWram Water OUORy o° o TRANSPORTATION PLAN 17 E. Pik St. Wdmter, **g o 22601 CAINESBORO MAGISTERIAL DISTRICT FREDERICK COUNTY, VWCIN6A VOICE (540) 667-2139 FAX, (540) %5-W EWL gwwwAwWmLne( Figure 10 El V\f\ / PROPOSED MAJOR // W COLLECTOR ROADWAY FUTURE INTERSECTION FOR WESTERN ACCESS k" PROPOSED MAJOR COLLECTOR ROADWAY 1 �� WWW PROPERTY o \ COMPREHENSIVE TRAN PORTATION PLAN O O r.4/AIFSRORO MACLS£R[AL DISTRICT fREDERACK COUMY, KRGhV A gilbert w. clifford l& do associates, inc. Eighwas LwW `ter.' webw a,ur 117 E Fwo* St WixhesW, Woio 22601 VOICE: (540) 667-2139 FAX: (540) 6Z-0493 EWL• gwmwn0e0 f&net Figure II 9 • A Traffic Impact Analysis of the V`► NM` Property Located in: Frederick County, Virginia Prepared for: Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street Suite 200 Winchester, Virginia 22601 prepared by: Pa,tto n Harris Rust & Associates, pc Engineers. Surveyors. Planners. Landscape Architects. PH Lee Church Street, S E. Leesburg, Virginia 20175 T 703.77.372 F 703.777.3725 December 5, 2002 OVERVIEW 1 Report Summary This study considers the traffic impacts associated with the build -out of the WWW Property 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 Route 50 and the Major Collector, ' respectively. 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 WWW Property were obtained through a ' sequence of activities as the narratives that follow document: • Assessment of background traffic including other planned projects in the area of 1 impact, • Calculation of trip generation for the WWW Property, • Distribution and assignment of the WWW Property 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 Ha rris 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 1 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. PA Traffic Impact Analysis of the WWW Property -1 + 1� December 5, 2002 H Page 1 No Scale (5)1 ..p (995)1420.=.*, (g)4-.ft., -I- Valley Health Systems ry"1 Interchange 1 AM Peak Hour (PM Peak Hour) 1 Figure 1 Existing Traffic Conditions PH A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 2 No Scale $(C) (8)C oute Signalized Intersection \ LOS=C(C), SITE 3 Unsignalized x > Intersection � Q B(B)* Route 50 *(B)A � � U wo o� -f- Figure 2 o Signalized Intersection LOS = C(C) �� C(C) (B)C ��► Route S0 U / N 0 U U 0 U 0 r Unsignalized Intersection 11 Valley Health Systems Interchange • AM Peak Hour (PM Peak Hour) * Denotes Critical Unsignalized Movement Existing Lane Geometry and Level of Service PH R+A A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 3 PHASE 1 (2006) . The purpose of this Phase 1 scenario is to maximize the WWW Property ' development while maintaining a four -lane Route 50. All traffic will enter and exit the site via the proposed Route 50 site -driveway. Additionally, PHR+A included a proportional amount of Valley Health Systems and Degrange Properties trips as background traffic. 2006 BACKGROUND CONDITIONS 11D tip In order to accurately depict future conditions _ within the study area, PHR+A considered all trips associated with the Valley Health Systems and Degrange Properties 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 Valley Health Systems and Degrange Properties. 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 Valley Health Systems and Degrange Properties 1nng rr-. - r----- ITE Code Land Use Amount AM Peak Hour PM Peak Hour In Out Total In Out Total ADT Valley Health Systems Property 150 Warehousing (Distribution Center) 5 acres 63 25 88 25 47 710 Office (Administration Building) 50,000 SF 94 13 107 23 112 73 135 383 779 750 Office Park 5 acres 620 350 30 381 34 194 228 2,241 Nursing Home 24,000 SF 7 4 10 4 6 10 164 253 Elderly Housing - Attached 80 units 4 2 6 5 3 8 Sub -total 518 74 592 91 363 454 278 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 77 820 Shopping Center 25,000 SF 43 27 70 121 131 252 398 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 702 173 875 355 672 1,027 9,198 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. PR+A,H A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 4 • No Scale (5)1 m** (1245)1825 ,,. + 00)5.M%L , Valley Health Systems Interchange Arerage Daily Traffic :� Figure 3 2006 Background Traffic Conditions PH R+A A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 5 a 0 No Scale I N @1N G Valley Health Systems Interchange O� % Signalized Intersection B(B) LOS = C(C) *-ft C(D) (B)C = oute ftftw* (C)C * � ` Route 50 Signalized �� Intersection LOS=C(B) 1► ]� M SITE UJ w., Unsignalized Intersection 0 w Signalized o Intersection U q LOS = C(D) o 4-m C- * 4 *4 r (C)D �"♦ OK)" Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 4 2006 Background Lane Geometry and Level of Service PHItA A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 6 4 I 1 1 1 11 a PHASE I 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 WWW Property. 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. Table 2 WWW Property Phase 1 Trin (i'enerntion Cnmmnry ITE Land Use Amount AM Peak Hour v PM Peak Hour ADT In Out Total In I 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 1 179 699 408 588 995 11,137 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 WWW Property. 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 WWW Property 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 WWW Property are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `D' or better for 2006 build -out conditions. Pj] 2A A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 7 0 • No Scale Valley Health Systems Interchange M N SITE 0 U > U � O � U � o Route 50 I' NP o� 4 PT T-R+/ \ I Figure 5 WWW Property - Trip Distribution Percentages A Traffic Impact Analysis of the WWW Property. PH l + l December 5, 2002 Page 8 No Scale (80)87 **(-39)-18 -1- Valley Health Systems Interchange AM Peak Hour (PM Peak Hour) ** Denotes Pass -by trip reduction Figure 6 V6'WW Property - Phase 1 Development -Generated Trip Assignments A Traffic Impact Analysis of the WWW Property Ph*RA December 5, 2002 Page 9 r 0 No Scale (85)88 ..P (1205)1807..+ (10)5. % Valley Health Systems Interchange AM Daily Traffic Peak Hour (PM Peak Hour) -4- Figure 7 WWW Property - 2006 Build -out Traffic Conditions A Traffic Impact Analysis of the WWW Property R+A 10 December 5, 20 Page 10H0 No Scale G O� Signalized ' d Valley Health Systems Interchange Intersection B(C) LOS = C(D) (C)C oute t= D(D) O ftftwo Signalized (D)C �%► Route 5 0 Intersection LOS=C(C) O� 4� M SITE Signalized o Intersection LOS = C(C)3 Sig nalized Intersectionuo LOS = C(D) o LLW � B(D) Route 50 L 4*4 (C)D r � r ~ (C)D w� o� Denotes Free -Flow Lane PT TP+/A AM Peak Hour (PM Peak Hour) Figure 8 V;WW Property - 2006 Build -out Lane Geometry and Level of Service PH� A Traffic Impact Analysis of the WWW Property IL December 5, 2002 Page 11 0 0 4 i 1 1 1 A I 1 I PHASE 2 (2012) The purpose of this Phase 2 scenario is to include the entire WWW- Property development while maintaining a six -lane Route 50. Traffic will enter and exit the site via a Route 50 site -driveway and a Major Collector site -driveway. The Major Collector will have access to Route 50, Route 522 and a redesigned Valley Health Systems interchange. Additionally, PHR+A included all Valley Health Systems and Degrange Properties trips 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 Valley Health Systems and Degrange Properties 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 Valley Health Systems and Degrange Properties. 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 Valley Health Systems and Degrange Properties 2012 Trip 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 Degrange 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 11286 i 321 1,607 1 770 1 1,564 12,334 19,761 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. PHRA A Traffic Impact Analysis of the VJWW Property December 5, 2002 Page 12 1 � I � I I I I I I i P 1 1 I Ll No Scale 0 U U N 0 i 1g0 to/from VHS lilt err a. 3�(j93J r � 12 2g7(,2S #ftw 8886966) �3 o qp.�gob ti Jl 1 L+ 0 0 3 — U �Q �1(4) � 765(25 c _ � (68) 812812(2448) rJ 98(109) Route 50 - J I L - 1�. e— 0(0) (5)1 ..0 (1695)2493 .�♦ (130)199 m.,P_ j 1 (1687)2403 ■..� t r (13)7 �� c o (2)2 ,moo R+ �H Figure 9 Valley Health Systems Interchange (to be redesigned) III Average Daily Traffic 1 W .� 2012 Background Traffic Conditions A Traffic Impact Analysis of the VAVW Property December 5, 2002 Page 13 No Scale q� N C(C) (C)C Z oute Signalized � Intersection LOS=C(C), Unsignalized Intersection 3 a� 'C � Q 0 0 to/from VHS o n ere ange U 0 0 O Signalized Intersection LOS = C(C) C(C) Route 50 SITE \ Signalized Intersection LOS = C(C) 81, 4— ~— B(D) r� F(C)* C Route 50 J Uld- �"440 M_* +'q *4 r W (QC ..♦ A Valley Health Systems Interchange (to be redesigned) 0 0 �\'\= Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 10 - 2012 Background Lane Geometry and Level of Service p _Z . A Traffic Impact Analysis of the WWW Property H��(/�l December 5, 2002 Page 14 r �J N 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 VJWW Property. 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. Table 4 WWW Property Phase 2 Trin Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour ADS, 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 i 953 1 262 1 1,215 1 782 i 1,459 1 2,242 21,252 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 WWW Property. 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 WWW Property assigned trips (Figure 12) were added to the 2012 background traffic (Figure 9) to obtain 2012 build -out conditions. Figure 13 shows 2012 build -out ADT and A_ /WM peak hour traffic volumes at key locations within the study area. Figure 14 shows the respective 2012 build -out lane geometry and AN"M 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 WWW Property are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `C' or better for 2012 build -out conditions. PHR1� A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 15 0 0 I' No Scale n N 17 O - �r O to/from VHS n ere ange Valley Health Systems Interchange (to be redesigned) n M w SITE Q 0 Route 50 I' CS o� I' i PT T-D A L Hi tl l Figure 11 WWW Property - 2012 Trip Distribution Percentages pA Traffic Impact Analysis of the WWW Property H December 5, 2002 Page 16 No Scale 1ti to/from VHS 9 (237)35 ftft# 1 o N . in M Q � 268(183) F `'' �— -11(-29)** J Route 50 J L C 1 **(-68)-26••�� (355)52 4� 257(154) b�- Valley Health Systems Interchange (to be redesigned) L'U=1 in III AM Peak Hour (PM Peak Hour) A ** Denotes Pass -by trip reduction Figure 12 WWW Property - Phase 2 Development -Generated Trip Assignments R+A A Traffic Impact Analysis of the WWW Property December 5, 2002 PH Page 17 � I � I I I I I I I I I IN 11 11 11 No Scale ti 0 U U H 0 F2 to/from VHS O (x x34 141 �%� �_ x 0 0(206g �xav_ ) > U ^ 3 ° U 0 �v�Q rm o tr �269(187) v..v ♦� 754(2514) N o w _ %. 130(68) 980 09) L 1069(2602) 0(0) Route 50 , - (150)156,,.,0 (1627 (24 )7.. (130)199.=0 j 1 (2042)2455nm+ t o (2)2—%Me — o� �- -G- Y r - `o J 1�(c3J b~ Valley Health Systems Interchange (to be redesigned) AM Peak Hour (PM Peak Hour) Figure 13 WWW Property - 2012 Build -out Traffic Conditions R+A 18 A Traffic Impact Analysis of the WWW Property December 5, 20 Page 18H8 No Scale O� C(C) Wx = ottte Signalized Intersection LOS=C(C). 0 to/from VHS o n erc ange U 0 0 O Signalized d Intersection LOS = C(C) 4fteft C(C) _�► � Route SO B)Cy SITE O Signalized o Intersection > LOS = C(C) 3 14— Signalized Intersection j -� C �■ LOS = C(C) a J I LL B(D) `Route a �� « 4-' B(D) 50 ,� M q r woo �� q r (C)C �.♦ q (QC MM.y A .,:, 4- Valley Health Systems Interchange (to be redesigned) � Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 14 WWW Property - 2012 Build -out Lane Geometry and Level of Service A Traffic Impact Analysis of the WWW Property R+A December 5, 2002 PH Page 19 11 1 N I t r APPENDIX I • • w Pi 1 r Table 1A Valley Health Systems and Degrange Properties 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 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% Table 2A WWW Property Phase 1 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 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% • 0. Table 3A Valley Health Systems and Degrange Properties 2012 Pass-bv and Internal Trin Interaction Reduced AM Peak Hour PM Peak Hour Trips Going to/from Land Use In Out Total In Out Total ADT Percentage 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% 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% 100.01% Table 4A WWW Property Phase 2 Pass-hv and Tntprnn] Trin Tntpraofinn 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% 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% 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% M M 0 M MIM M M M M I M M M MM M M4r M Summary of Basis of Proffers for WWW,LC Proffer No Work Description Responsible Party 1 Rte 50 EBL-LTL WMC Entrance WMC 2 Rte 50 WBL-3rd Thru Lane-WMC Frontage WMC 3 WMC-5 Lane Entrance Ind collector rd thru property WMC 4 Rte 37-NBL&SBL off ramps-RTL WMC 5 Rte 50-WMC Entr-Stoplight WMC g Rte 50 EBL-2nd LTUIength trans -to NB Rte 37 WMC 18 7 Rte 50 WBL-3rd Thru Lane-WWW Frontage WWVII g Rte 50 EBL-LTL WWW Entrance WWVV g Rte 50 WBL-LTL Rte 803 Entrance WWW 10 WWW--5 Lane Entrance Ind collector rd to WMC WWVif 11 Rte 50-WWW Entr-Stoplight www 12 Rte 803 Relocation-Intx Rte 50 FRED CTYNDOT-rev sharing 13 Rte 37-NBL on ramp -transition WWW 14 Rte 50-EBL-LTL-West Entrance(VDOT HO) WWW Is Rte 50 EBL&WBL-WWW east entr-crossover impr(unsignalized) WWW i (43 ju - I cm.1 --- v YED ROUM 30 '®r! *R� us ANN; Ar, a to i J* V NW m m m m m m m m m m m m m r Ml = m m m a • • 11111W L. C. Impact Analysis Statement E. Sewage Conveyance and Water Supply In order to provide service to this site a regional pump station and force main system need to be implemented under FCSA policies and procedures. Also a water main extension from north to south is required. The concept of this system was approved during the deGrange rezoning off site easement allowing this extension we've acquired ' by the FCSA during the western transmission line project extended south along VA Route 37 from the Stonewall Industrial Park. The water- main extension will be a from a 20" main intended to be a link in the west transmission loop shown in the master water plan of FCSA. This main coupled with the 4 million gallon northwest tank facility will provide adequate water quantity for commercial development of the WWW site. Site elevations will create low pressure zones which are unsatisfactory for commercial water service. In order to provide pressure for daily usage and fire delivery, a booster pump system will be required as shown in Figure 12. A gravity sewer main extension will be required through the Winchester Medical Center site as shown. The anticipated water demand and sewer flow allocation for the YAW and WMC sites are shown on the attached table. rThe system proposed is acceptable and manageable in providing sanitary sewer and water service to the proposed commercially rezoned site. 1� r-1 10 Impact Analysis Statement WWW L.C. Rezoning Water Use/Wastewater Flow Summary Frederick County, Virginia Land Use Amount Quantity Unit Unit Value (GPU) Total Office Park 35 Acres 1000 g/acre 35,000 Discount Superstore 135,000 SF 0.1 g/SF 13,500 Shopping Center 150,000 SF 0.2 g/SF 30,000 Outparcels 10,000 SF 0.2 g/SF 2,000 Total NW TANK �S S SEWER FM - CONNECTION PROP, WATER SYSTEM J ' y WITH FCSA SYSTEM AT SUNNYSIDE BOOSTER PUMP STATION ' PROP. GRAVITY SEWER ' P. WATE SERVICE v v NS j rn O G41NESBORO WWW PROPERTY SEWER & WATER PLAN PROP. SEWER SYSTEM REGIONAL SEWAGE PUMP STATION gilbert w. clifford Ml & associates, inc. En heorm Lard Pkuvws Water dually 117 E PRmQa SL Wimhester, Work 22601 WRGINIA VOICE: (540) 667-2139 FAX-- (540) 665-0493 DAL gwcumm0eorU�6nknet Figure 12 WTTTl L. C. Impacl Analysis Slalenrenl I , F. Site Drainage Site drainage generally flows from northwest to southeast and leaves the site at three principle locations shown as A, B and C on Figure 13. These locations need to be ' coordinated with VDOT and with the Winchester Medical Center with overall planning approval by the Department of Public Works in Frederick County. Storm water detention and management facilities will required and provided within the site to mitigate the ' effects of storm water on the downstream systems. These storm water management facilities will be fully lined to prevent the potential of groundwater contamination and for structural integrity. The principle means of conveyance will be by enclosed store sewer throughout the site. Alternative storm water management will be used within parking areas and green spaces such as parking lot storage and bio retention to enhance flow attenuation and water quality control. It is planned for the detention ponds as located to provide regional detention capabilities for WWW and WMC. A storm sewer connector pipe system will be planned across the ' WMC site in acceptable locations. Preliminary locations for the facilities are shown on Figure 13 and on the Generalized Development Plan. 1 1 L, WWW PROPERTY STORMWATER MANAGEMENT PLAN FORD A14GISTERML DISTRICT MEDERICK COUNTY, WRGIN64 gilbert w. clifford p & associates, inc. ErVkwwe LAnd Pkrvws Water OumMy 117 E Ficodily St Mnchester, Yrgira 22601 VOICE (540) 667-2139 FAX: (540) 665-0493 GANL: gwmmOeari mLret Figure 13 WIVIT' L. C. Iinpacl Afialysis Sicrletneitl G. Solid Waste Disposal Facilities The WWW 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. TfWW L. C Lnpacl Analy.sis Slalemenl WWW L.C. Rezoning Solid Waste Generation Summary ' Frederick County, Virginia Amount Unit Value Land Use Quantity Unit GPU Total Shopping Center 150,000 SF 0.01 NSF 1,500 ' Outparcels 10,000 SF 0.1 NSF 1,000 Discount Superstore 135000 SF 0.01 Nseat 1,350 Office Park 35 Acres 100 Nacre 3,500 Total 7,350 ' Estimated Solid Waste/Day 3.7 tons/day _l 1 1 TVWW L. C. • Impact Attalysis Slalemetrt H. Historic Sites and Structures Two potentially historic sites were identified within the site study area and these are shown on Figure 14. The site does not exist within a core Civil War battlefield area although movement of troops in the area was documented throughout the Civil War, particularly the Second Battle of Winchester. Historic impacts such as loss of sites of significant preservation value are minimal and manageable. Buffering of Route 50 from visual conflict with tourism is proposed. The FIRAB suggested the single onsite structure scheduled for removal to be characterized by measurement and picture documentation for historical record. This will be accomplished prior to removal. 1 I J 1 1 e�:w• f ✓,.. �yM .rw,�<�''� :,c Ord- �'�r�"• �'#t= ;t `� VIA -ft ,ITir;T21PVr--1 .. :1i ; �: lr i_,J+�y"� �M' a w' �" m•�;f r�; t �J i�.�I•'r/r + . r a ] A r i: � `P`tf= r [ R A " 41 Z okophit - r- ' 1 r i A. Er 24 .f .+► y s #* ; i f� y .a ter' y .� _r# �'� #' _ ��' 'i } _. � �'.� • ` [ * �l ,y_ ba. � i l>� .� �.'�. > ID DESCRIPTION 467 OLD HOOVER HOUSE 469 FOLK VICTORIAN FARMHOUSE ' ( o RURAL LANDMARKS STUDY ti GAINESBORO MAGISTERIAL DISTRICT FREDERICK COUA POTENIALLY SIGNIFICANT NO NO gilbert w, clifford �& associates, inc. Engineers Land Planners Water Quality 117 E. Picadilly St. Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 [MAIL: gwcliff®mnsinc.com Figure 14 HTT" L. C. Impacl Airalysis Statement I. Impact on Community Facilities There will be a level of impacts on certain community facilities resulting from this project. 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 the facilities to be created within the WWW site presents a substantial $29 million dollar positive impact as reported in the County Impact Model. Regardless of this finding, WWW 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. I 1 0 6 � I IV I GENERALIZED DEVELOPMENT PLAN 1 I ) �1 %.J I 1 u � � �� f�� � � � w � � qv •rA,+�Y., "1f r''\ Ttt�s �P�y�99 F�" t 1`� V c Z5, � •� `M6� ,� 's"'Pr.. +,tit(' { i .,� 1, ', � y� P•,�'+ + e� , � � a' •U � ��9*•� '+ 'v ?"- i> � y,� i a� s + � � / . 1—�'�., to 3 � � Q� I.; 'A � t �'� ♦ f - Vn M' t S ��':.a�y a'�:kd Py �.. w�C ' e� p � �`bK�yf�1�d a.•� r'1 •�✓ a. �« 10 J •- '"+, tf .- i.` 4y�•, "N r4�e� �M .. � A� Op° •Ir J � ty.,f r d*, •.V� rJ P'�I t� 3 ,J `j �� v-` 's � ti� G � k,^, . � n � A � Il�rtw\ F•r' 4�Y �• :. � v , �y !�A'" ++ % fa �.,•.. ,fir' � t "T a ♦ y 1 h P� � '. . N�yiImp Y t 4ti ry a s• •�.(y�/��1 .i ��;5 y 4.c; r• r ''''''VVVta�- /'9`v ,{ �` A � rye `�f 1 I ro o � .�.• wk • � f V � .'r..''1 '� Y .+.; ✓ �'� +n ^S a ? env. 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'.il ,..., .x` r n. i wx Rezoning Application WWW Property Route 50 West Prepared by: Gilbert W. Clifford & Associates. Inc. 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 540-667-2139 ✓qN -9 5 2003 Frederick County, Virginia IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF THE LTA �AAA PROPERTY Gainesboro Magisterial District October, 2002 Prepared by: Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 Phone:540-667-2131 Fax:540-665-09493 E-mail: gwcaram@earthlink.net 1Ilk Table of Contents Table of Contents L 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. Generalized Development Plan V. Frederick County Impact Model ' VI. Fiscal Impact Proffer Statement VII. Agency Comments VIII. Survey Plat and Deed rIX. Tax Ticket X. Appendix r I 11 APPLICATION 1 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGEWA 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 C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 2. Property Owner (if different than above) Name: WWW L.C. Address: 13 S. Loudoun Street Winchester. Virginia 22601 3. Contact person if other than above Name: C. E. Maddox, Jr., P.E. Telephone: 662-7215 Telephone: 667-2139 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees X 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: WWW, LC Members: James R. Wilkins, IlI C. Robert Solenberger 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. Adjoining Property: See Attached PARCEL ID NUMBER USE Vacant Commercial & Business Office 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). 1700' west of Route 37, just north and adjacent to U.S. Route 50. Information to be Submitted for Capital Facilities Impact Model 2 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 52-A-B, 53-A-79 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 67.0960 RA B-2 3.4640 RA B-2 0.3465 RA B-2 70.9065 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 Office Retail Restaurant Number of Units Proposed 0 Townhome 0 0 Mobile Home 0 Sauare Footage of Proposed Uses 35 acres Service Station 32 acres Manufacturing 1.5 acres Warehouse Other Multi -Family 0 Hotel Rooms 0 1.5 acres 0 0 0 9 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 l Z G Charles E. addox, Jr., P.E., VP — ViJbert W: Clifford & Associates, Inc. - 3 Owner(s) ems' Date / ames R. Wilkins, IlI , � ? /—,/� 0 Date C. Robert Solenberger m s r s r a m m m i m r m m m m m m m ID # ame/Address Use Lonin 53-A-68 Winchester Medical Center, P.O. Box 1334, Winchester, VA 22604 Medical B-2 53-A-69 Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-A Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-70 C.R. & Bessie Solenber, er, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-73 Page & Elva Huffman, 194 Echo Lane, Winchester, VA 22603 Residential RA 53-A-74 Bernard & Carolyn Turner, 424 W. Cecil Street, Winchester, VA 22601 Residential RA 53-A-75 Nancy Johnson, 2054 Northwestern Pike, Winchester, VA 22603 Vacant RA 53-A-77 Nancy Johnson, 2054 Northwestern Pike, Winchester, VA 22603 Residential RA 52-A-C Silver Lake Properties, LLC, 13 S. Loudoun Street, Winchester, VA 22601 Residential RA 52-A-71B Gregory & Stacie Bishop, 108 Stonewall Drive, Winchester, VA 22602 Vacant RA 52-A-71A Commonwealth of Virginia Vacant B-2 52-A-252 Winfred & Mary Ashwood, 2255 Northwestern Pike, Winchester, VA 22603 Residential RA 52-A-253 Joyce Casey, et als, 775 Fox Drive, Winchester, VA 22603 Residential RA 53B-1-1 Barbara A. Haun, 2117 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-2 Barbara A. Haun, 2117 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-3 Preston & Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-4 Preston & Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-5 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Vacant RA 53B-1-6 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Residential RA 53B-1-7 Robert & Lilly Fletcher, 2153 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-8 Mary F. Grim, 2161 Northwestern Pike Winchester, VA 22603 Residential RA 53B-1-9 Brenda & Aaron Mitchell 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-9A Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-10 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-11 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-12 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-13 Gloria Kirk, 100 Stonewall Drive, Winchester, VA 22602 Residential RA 53B-1-14 Stephen & Joyce Ann Mauck, 137 Round Hill Road, Winchester, VA 22602 Residential RA 53B-1-15 Stephen & Joyce Ann Mauck, 137 Round Hill Road, Winchester, VA 22602 Vacant RA 53B-1-16 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-17 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-18 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53-A-81 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA 53-A-82 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA u I H ' SUMMARY 1 1 WWW L.C. Impact Analysis Statement ' II. General Criteria and Summary ' As traffic volumes build and new road improvements are made it is natural that an increase in need for commercial and business services will be realized. The siting of the Winchester Medical Center along the Route 37 corridor and the significance of the Route 50 arterial road to regional commerce has brought about the need to begin planning for the demand for increased services. ' It is only logical that Frederick County would encourage business and commercial enterprises to locate in the County because of the significant increase in tax base generated but, it is likewise ' important for the impacts associated with such development to be minimized and that the sites be located in logical locations. ' The Frederick County Board of Supervisors together with its Planning Commission recognizes the significance of the Route 50 corridor especially the northern area in its comprehensive plan. Also the Board established road corridors to handle the increased traffic associated with such ' development and provided for a vision whereby commercial and industrial development could be brought to the Route 50 corridor in an aesthetic and environmentally satisfactory way. ' This petition presented by the landowners is a cooperative attempt to bring the correct zoning complete with proffers in order to implement the County's Round Hill comprehensive plan. Zoning is only the first step and history records that build out of such facilities come in a ' stepwise rate and over time. The importance of zoning this property now is to begin the process and to preclude competing land uses from creating a less systematic and satisfactory approach to such development. The time for bringing this petition forward was thought appropriate in light ' of proposals by the Winchester Medical Center for expansion of the main campus on the west side of Route 37. This allows the WWW project to be planned together with the Winchester Medical Center's proposal and to allow the Planning Commission and Board of Supervisors an ' appropriate regional look at how this planning can be implemented in a manageable way. In order to provide the facilities planned with positive County fiscal impact, it is necessary to form relationships and business agreements between various uses in order to bring the necessary water and sewer and road system to fruition. Also, a key element in the need for this rezoning is the decision by Winchester Medical Center to change the land use of their 100 acre site to a medical support use. This will reduce the "retail" commercial density on the deGrange site which increases the need for additional retail uses in the corridor. This petition evaluates the proposed impacts on the 70 acre WWW property and outlines the mitigating steps necessary for a manageable business and commercial enterprise. �I WWW L. C. Impact Analysis Statement It is requested that the Agencies, Planning Commission and Board of Supervisors make input into the designs proposed and ultimately approve this rezoning as an important and integral part of Frederick County's future. 10 1 11 I 11 III IMPACT ANAL PSIS WWW L. C. Impact Analysis Statement III. Impact Analysis IA. Site Background and Histo The site of this rezoning has been in orchard use for many years. In 1995 the site was subdivided and sold at a land sale auction to WWW L.C. who are the petitioners in this rezoning. The Round Hill Land Use Plan which is a part of the Frederick County Comprehensive Plan calls for this site to be developed in business use and calls for a phasing of this development to occur from east to west on the site. In order to prepare for this highest ' and best use of this property in accordance with the Comprehensive Plan, the owners hereby bring forward a zoning petition including a conceptual plan for B-2 zoning. Although this site may not develop fully for many years, it is important to provide for a plan of development for a number of reasons, some of which are as follows: ' a. To coordinate the primary entrance design of the major collector roadway with VDOT planning on the south side of U.S. Route 50, i.e. Virginia Route 803. ' b. To coordinate details of connection and use with the proposed MS and B-2 district being proposed by the Winchester Medical Center to the east. C. To provide for marketable and desirable commercial and business locations which can be a source of jobs and revenue for Frederick County. d. To secure a business use for this property to eliminate creep of residential uses in the rural areas of Frederick County. 1 After acquisition of the 67 acre parcel the owners began negotiation and secured ownership of other adjacent residential parcels which may have come in conflict with an ultimate plan for business. The assembled parcels bring the total lands in this petition to 70.9065 acres. Figure 1 shows the relationship of this site to the Route 50 and Route 37 corridor and includes the land in its entirety being requested for rezoning to B-2 from its present RA zoning classification. Sp T t.� ' ���•'r•, • t- . �!.' .err++„ • •.{',- 4 p fir. • '�. �., � � a � � jr� .. t' ' �'• !. If 16 IV t t- Y {1ijj W. .•� � y�,1i 4111� : �i �� i � 1 �lir " 0 tea t �yyP .hill J ter ge ,.�s `'E• 1, n d`' ��: f)�'r d ` ' r t Q •,�`� *i e t d-V A 2 Pw .. tl # JPT':F� _`tip j -" Z - i• gilbert w. clifford & associates, inc. NS ' Q) LOCARON MAP Engineers Land Plamers Water Quality 117 E Pko* SL Wkhes&, Yt*a 22001 STONEWALL U4GISTERAL DISTRICT FRmERICK COUNTY VIRCIN14 VOICE (50) 667 2139 ft (540) 6&5--M3 ' Figure 1 . . . . . . . . .... 41 oe Lilt ImlactAnal Ysis Statement B. Location and Access Figure 3 shows the location and topography for this site. Figure 4 provides the location within Frederick County which shows a very central location which undoubtedly is desirable for business in the future. Access is provided to the site by U.S. Route 50 with a main intersection which ultimately will be stoplight controlled. Discussions with VDOT suggest this main entrance also result in a relocation of Route 803 to the south in order to- eliminate a saabstandard condition at the present Route 803/Route 50 intersection. A new major collector roadway will ultimately be in place connecting U.S. Route 50 to U.S. Route 522 as described in the transportatilDr. section. The major connector location with U.S. Route 50 proposed in this petition v:iilintersect with a north/south collector on Winchester Medical- Center property in accordance with their generalized development plan This will provide an integrated LIanspuiation plan with multiple access ways consistent witl'i good planning for commercial and business use. 11 1 I P ti ow I 7 1 1 �, „° 00 `i Lc '3.4640 Acres f' � AaPRO*AIA7e Zoned: RA )1 j f00.Y£AR , Use: Reside I; FLOOD, PLi4AY n�� '`^\li��, WWW LC Zoned RA t� - -,�% Use, Residest.��i: /I III/ Ly''-1 I i i 52 67.4426 Acres Zoned; RA /P ' ���'� Use Residential so _- - !; %/�f ✓' '� �. � �`� f 7 �I- /��aor vacolw) _" '-e�'`'.�` _; 7 - (Vo�iobf o aT R50 q v. Rt. 603 O N r _ a �. 47 r+� WWW PPOPERTY \ v gilbert w. Clifford & associates, inc. INS CONCEPT PLAN \ O r�na.rs bra Pqunsrs water owMy Q Q 117 E. Picodilly St. Winchester, Yrpinio 22601 GA/N£SBORO MAGISTERIAL DISTRICT FREDER/CK COUNTY, VIRGINIA VOICE: (540) 667-2139 FAX: (540) 665-0493 Firr/ 1 3 I 1 SITE WWW PROPERTY Location in County O GAINESBORO AMGISTERAL DISTRICT FREDERICK COUNTY. NRGIN/A t gilbert w. clifford 1L do associates, inc. Innsere Land PMrn�r.` wd.r ardty 117 E PkoRy SL WixhesW, Vw*k 22601 (540) 667-2139 FAX: (540) 665-0493 FIIAL• pcbrmi0eorthinkan Fiqure 4 W91W L. C. Inapacl Analysis Statement C. Site Suitability The subject site is located in the limestone region of Frederick County as shown on the geologic maps. (See Figure 5). This limestone has weathered to create a clay soil condition of varying depths on the site. This type geology is readily developable and is good for foundations pending site analysis prior to development. Although limestone regions can be subject to karst activity which involves solution channels and subsurface voids, the presence of this type of activity is not evident on the site. Groundwater flows generally from west to east. Due to the sensitive nature of groundwater in limestone regions appropriate actions need be taken in the development of the site to prevent groundwater contamination. Slopes on the site run between 2% and 15%. (See Figure 6). The higher intensity uses shown in the Generalized Development Plan are focused on the east side of the site which is as suggested by the slope analysis as well as its proximity to Route 37. The site is characterized by a high ridge on the west with a downhill slope increasing to the east and breaking at the midpoint to a level plain continuing to the east property line. The continuously rising slope from east to west will provide the site clear visibility from Route 37 and Route 50. Buffering shall be provided along the Route 50 frontage to properly separate parking areas. Corridor appearance is to be enhanced by significant landscaping and appropriate use of green areas. Woodlands are essentially old apple trees being taken out of production at this writing. A woodlands analysis is shown as Figure 7. There are no wetlands identified or lakes and ponds. The slope analysis indicates there are no steep slopes greater than 25%. ' A concept plan showing the relationship of various uses is shown in Figure 8. This site is well suited for the proposed uses. 1 4 AA •°�' �' � � • " .ram•. � 4 �• z ,' r al it r it i ■twit -,• •sit. l• •' - No K PROJECT , ?t AREA p 4 � • . Rom} �• It ' ~ f4f; ti •, . ,::r `• r WWW PROPERTY gilbert w. Clifford & associates, inc. GM OGIC MAP Engineers Land Plemers water Quality 117 E. Picodily St. Winchester, Vrginio 22601 FREDERICK COUNTY, �/RC/N/AVOICE: (540) 667-2139 FAX: (540) 665-0493 ENNL: gwcaram®eorthlink.com Figure 5 lax <47 6.1' << 80 ail If 3 �d /r r l �� • _ -- -, 1 l / v WWW PROPERTY gilbert w. clifford 113R91 & associates, inc. SL OPF ANAL PSIS ErVheera Land Pkuv ra water QuaYty I 117 E. Picadilly Sl. Winchester, Virginia 22601 CAINESBORO MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRC/NIA VOICE: (540) 667-2139 FAX (540) 665-0493 EML• grcliffOmnsinc.com Figure 6 .♦!c. v d� •ati,-spw yam. tNi� F{�ya��iSTt�• �9. ��" � v ��s 4 �, rF ll , `. �1��• �i yw'1c� *�F St! �ti �r Iv t rl `.: �' ✓� ti - ;^.i,-,gam` �'� ��.�,.�J .,� s. •� � Any .� - r ... ,{ �t _ r a : ,r' owApt V x •. 1, r.F s . VACANT Alt �w Aw r fi ll► � ,.,mac ap} �A„' Ah 4gilbert WWW PROPERTY v w. Clifford &associates, inc. WOODLANDS ANAL PSIS Erghem Land Pkmwvmwdw a'mmy O O 117 E Ficndh St. Wimbester, Yrg'rim 22601 GNN£SBORO MAGISTERIAL DISTRICT FREDERICK COUNTY NRG/N/A � (�) 667"2139 FAX- (540) 665-U493 EMU q�nr°"OeQtN�l`"d I-igure / 1 I / 'ZlI it \ �` / OFFIC ARK � 1 � DISCOUNT SUPERSTOR = - -- --- \ is � i VDOT REGIONAL MAINTENANCE CENTER —� ■ o a ■ G4/NESSOR0 www PROPERTY CONCEPT PLAN DISTRICT SHOPPING CENTER COlaffMolL OUT —PARCELS. zl �, _ , -- _ 14. 'jo / --ter gilbert w. clifford l & associates, inc. %ghwon Land Ptamem WaWr OumMy 117 L Pica* Sl Manchester, Vr*k 22601 ORCIN14 I VOCE (540) 667-2139 FAX: (540) 665-0493 BOAL• gw=wOearthfnknet Figure 8 I WIVW L. C. ImpactAnalysis Statement I D. Traffic A complete transportation study was conducted in between late 2001 and December 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 Agency review period on this rezoning request has included an exhaustive review of ' traffic impacts from this proposal as well as the WMC 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 during Phase 1 development with phased construction meeting VDOT approval and improvements completed prior to Phase 1 occupancy permit. ' (2) The proper traffic function of YAW, LC depends on completion of improvements proffered by WMC. If Phase 1 development of WWW, LC proceeds ahead of WMC the WMC proffered improvements are to be ' constructed by WWW, LC pursuant to reimbursement agreement with WMC. (3) Applicant to provide automatic trip count monitoring at the U.S. Route 50 connection. (Major connector intersection). ' (4) As generated traffic reaches 10,000 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 collectors. Also, actual "pass by" trips can be determined. 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. I I(Revised 1/23/03) WWW L.C. ImpactAnalysis Statement I As is normal in commercial and economic development style projects, it will take a ' number of years to implement the zoning. The traffic study predicts reasonable and manageable traffic conditions to prevail through Phase 1 and into Phase 2 as modeled for the combined WMC and WWW, LC projects. The proposed proffer 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. 1 C (Revised 1/23/03) 1 l� I ram--^ � : ,l / / �/ 1 /� ! � I , i ;T �; //� -'-� � � � / �,. •, `� '� ,,;���;•- �( •�� r/mot �. �V �.i j--_--_�ii/�����/� ! / ��/ A i / 1 ( i %r / MAJOR COLLECTOR RI�i�J j I �PARKVVVG _ INTX OPPOS- VDOT DELrMY ROAD \ \ L RELOCATE / RTE. 803 WWW PROPERTY TRANSPORTATION PLAN STOPMGETED INTERSECTION �f��YY:�i.Z�Y(I1►1 / / / / COLLECTOR BY - /r COLLECTOR BY IIYC gilbert w. clifford 90 & associates, Inc. ev wrs Land Ptam" wabr OUBRY 117 L P'imW SL Wmhea#u, Vi *io 22601 VOICE: (540) 667-2139 FAX: (540) 665-W3 DAL: gw=mOwrthink.net Figure 9 ." M� .'fi L �y�'"a✓ t. pa P R d; • ; le j} _ < .10 VOL AL 10, 2At 51 WWW PROPERTY gilbert w. clifford do associates, inc. \ gels Land Plwmm Water Ouehr o � TRANSPORTATION PLAN ti VOICE 540) 667-2139 FAX: (5/0) %5-040 EEIM1 2260�1 rknet GA/NESBORO MAGISTERIAL DISTRICT FREDER/CK COUNTY NRCIN/A ( ) Figure 10 I i-igure A Traffic Impact Analysis of the WWW Property Located in: Frederick County, Virginia Prepared for: Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street Suite 200 Winchester, Virginia 22601 prepared by: Pa•tto n Harris Rust & Associates, pc Engineers. Surveyors. Planners. Landscape Architects. 208 Church Street, S.E. LeesPH'�±N burg, Virginia 20175 T 70377 .3616 F 70372.777.372.3725 December 5, 2002 Ll 16 OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the WWW Property 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 Route 50 and the Major Collector, respectively. 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 VAVW Property were obtained through a ' sequence of activities as the narratives that follow document: 0 Assessment of background traffic including other planned projects in the area of ' impact, • Calculation of trip generation for the WWW Property, • Distribution and assignment of the WWW Property 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. A Traffic Impact Analysis of the WOW Property PhRA December 5, 2002 Page 1 No Scale . (5)1,...O* (995)1420,,,♦ (8)4•.ft., Figure 1 ry"1 Valley Health Systems Interchange Average Daily Traffic AM Peak :oHour) Existing Traffic Conditions Pt4 ATraffic Impact Analysis of the WWW Property December 5, 2002 Page 2 No Scale 61ntersection O �F Signalized �Valley Health Systems Intersection Interchange B LOS = C(C)C� (C) )C Ro ftfto($)C��ufe SO SITE 0 3 Unsignalized o x Intersection U o Q n 46 lip B(B)* Route 50 r Unsignalized Intersection -I- AM Peak Hour (PM Peak Hour) * Denotes Critical Unsignalized Movement Figure 2 Existing Lane Geometry and Level of Service PH A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 3 L7 PHASE 1 (2006) . The purpose of this Phase 1 scenario is to maximize the WWW Property development while maintaining a four -lane Route 50. All traffic will enter and exit the site via the proposed Route 50 site -driveway. Additionally, PHR+A included a proportional amount of Valley Health Systems and Degrange Properties 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 Valley Health Systems and Degrange Properties 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 Valley Health Systems and Degrange Properties. 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 Valley Health Systems and Degrange Properties 2006 Trin Gi-m Prntinn Qn,__ -.. A Ll ITE Land Use Amount Code AM Peak Hour PM Peak Hour In Out Total In Out Total ADT Palley Health Systems Property 150 Warehousing (Distribution Center) 5 acres 63 25 88 25 710 Office (Administration Building) 50,000 SF 94 13 107 23 47 112 73 135 383 750 Office Park 5 acres 620 350 30 381 34 194 228 779 2,241 Nursing Home 24,000 SF 7 4 10 4 6 10 164 253 Elderly Housing - Attached 80 units 4 2 6 5 3 Sub -total 518 74 592 91 363 8 454 278 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 68 820 Shopping Center 25,000 SF 43 27 70 121 131 77 252 398 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 702 173 875 355 672 1,027 9,198 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. PH'tA, A Traffic Impact Analysis of the VAM Property December 5, 2002 Page 4 No Scale (476)6S (S88)1 2 * � L�1112141(3S7 (]44 J11 - o U 3 — o U o o Q %. 1(4) CU 4.. 563(1837) M o .'"� %..205(83) 1. ' J 1 L � 73(81) 1 ♦� 607(1830) Route 50 ke L f"� 0(0) (1245)1825....� (60)109...%# (1276)1797 tr ) I r (10)5 '�'� '� �� o ao. (2)2 -I- Figure 3 AValley Health Systems Interchange Average Daily Traffic MAs M. :i ' '• 0� 2006 Background Traffic Conditions Ph][?.+ A Traffic Impact Analysisof the WWW Property December 5, 2002 Page 5 No Scale (B)C ftw! lftw* C: Signalized Intersection LOS=C(B_ SigLOSnalized 7� Intersection * C(D) (C)C � K Route 50 A SITE \ Unsignalized Intersection 0 cd 0 Signalized -- > Intersection j q LOS = C(D) o Route 50 J LL ,`. �. *4 .y A (C)D C§) o� Valley Health Systems Interchange M O Eff 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 WWW Property R+A December 5, 2002 PH1 . Page 6 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 WWW Property. 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. Table 2 WWW Property Phase 1 Trip Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour 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 520 179 i 699 408 588 995 11,137 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 WWW Property. 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 WWW Property 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 1 section of this report. 2006 CONCLUSION The traffic impacts associated with the proposed WWW Property are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `D' or better for 2006 build -out conditions. PHR1� A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 7 No Scale Valley Health Systems Interchange n r� a� w SITE 0 U 3 � � U o Route 50 I' o� PT T�+/ \ (f �JL F-�Z tl l Figure 5 WWW Property - Trip Distribution Percentages PfPA A Traffic Impact Analysis of the WWW Property. December 5, 2002 Page 8 No Scale (80)87 **(-39)-18 �♦ FY Valley Health Systems Interchange AM Peak Hour (PM Peak Hour) ** Denotes Pass -by trip reduction Figure 6 WWW Property - Phase 1 Development -Generated Trip Assignments pA Traffic Impact Analysis of the WWW Property �December 5, 2002 Page 9 I 14 I I No Scale �^1 Valley Health Systems Interchange (85)88 .P (1205)1807..+ (10)5 �% Average Daily Traffic AM Peak ;, Hour) -1- Figure 7 WWW Property - 2006 Build -out Traffic Conditions PHR�I A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 10 No Scale 1 Signalized Intersection Valley Health Systems Interchange *` B(C) LOS = C(D) `°%.ft (C)C � M'ft oute * D(D) ftft* C ft%10* Signalized (D)C ��► t Route 5 0 Intersection 11 LOS=C(C) O� 4 r\ M SITE Signalized .g Intersection LOS = C C 3 ( ) Signalized 0 IntersectionUj LOS = CM) o C Q B(C) �.. J 1 LL e7oute 50 J 1 LL ~� BM) ..JM (C)D *4 ( + __* ( )D w� o� 4' Denotes Free -Flow Lane TJ A ■-T TP+/ AM Peak Hour (PM Peak Hour) Figure 8 WWW Property - 2006 Build -out Lane Geometry and Level of Service p� A Traffic Impact Analysis of the WWW Property H�{ + / \ December 5, 2002 L Page 11 i I I* 1 PHASE 2 (2012) The purpose of this Phase 2 scenario is to include the entire WWW- Property development while maintaining a six -lane Route 50. Traffic will enter and exit the site via a Route 50 site -driveway and a Major Collector site -driveway. The Major Collector will have access to Route 50, Route 522 and a redesigned Valley Health Systems interchange. Additionally, PHR+A included all Valley Health Systems and Degrange Properties trips 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 Valley Health Systems and Degrange Properties through Year 2012. Using the 6th Edition of ITE's Tr p Generation Report, PHR+A has prepared Table 3 to summarize the trip generation for the 2012 Valley Health Systems and Degrange Properties. 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 Valley Health Systems and Degrange Properties 2012 Trip Generation Summary ITE Land Use Amount AM Peak Hour PM Peak our 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 Degrange 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 11286 321 13607 1 770 1,564' 1 2,334 1 19,761 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. PHR1\ A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 12 M r� I i No Scale tiry 1 to/from VHS 9 (30S)80- (897)1376 �A 3�(j93J r � 12 287(a2 888(196s) �3 o q`.,ogb ti O 0 SITE o `� U N U en(4) v^vCD rn 65(2543) � c omo_ 130(68) 812(2448) 4m=,m�� 8(109) oute 50 - ,L - �. r� 0(0) (130 199 (1687)2403�.�j _ (2)2 ww% o - �+ H Figure 9 PHR1� 00 J -"A ) � 11) o�- ti� Valley Health Systems Interchange (to be redesigned) Average Daily Traffic AM Peak :oHour 2012 Background Traffic Conditions A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 13 No Scale 0 to/from VHS o n ere ange U ' 0 o Signalized Intersection r` C(C) LOS = C(C) t4ftaft Valley Health Systems 46'aft C(C) Interchange oute �o *� Route (to be redesigned) Signalized B)C v► SO Intersection Cb, LOS=C(C) n� SITE Unsignalized Intersection >t, Signalized 3 Intersection U > LOS = C(C) o �� Q ~ B(D) i Wpm F(C)* Route 50 J ILL d� ��► W (C)C � Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 10 . 2012 Background Lane Geometry and Level of Service 14A Traffic Impact Analysis of the VA W Property R+A December 5, 20 Page 14H4 1 PHASE 2 TRIP GENERATION 1 b r 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 WWW Property. 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. Table 4 WWW Property Phase 2 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 953 1 262 1 1,215 1 782 1 1,459 i 2,242 i 21,252 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 WWW Property. 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 WWW Property assigned trips (Figure 12) were added to the 2012 background traffic (Figure 9) 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 WWW Property are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `C' or better for 2012 build -out conditions. PhR+A A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 15 r J :1-1-i- / L Nl N--L 1 Figure 11 WWW Property - 2012 Trip Distribution Percentages PH RA A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 16 No Scale 4i O >37)3S i W- 257(1S4) I8)12=y O ou e 0 g U N U 0 O a, F2 1ti to/from VHS n (237)35 \%► n M N SITE 0 U N � _ U ON F o o N. 0 �Q 268(183) -11(-29)** Route 50 J 1 L � 257(154) (145)155...# **(-68)-26•�� (355)52 'h1 b` Valley Health Systems Interchange (to be redesigned) AM Peak Hour (PM Peak Hour) ** Denotes Pass -by trip reduction Figure 12 WWW Property - Phase 2 Development -Generated Trip Assignments A Traffic Impact Analysis of the VAM Property P R+A December 5, 2002 H Page 17 � I I I I I I I L I I N 1 No Scale H 0 0 U 0 0 91 y11 to/from VIIS (I1334 s)8p` )loll_ O 2R7(42S) 50(206g) SITE o O U 3 ° N ti 9 — v� Q �.269(187) 75((25) o 130(68) JIL98 4) to 109 �.� 1069(2602) ' J 1 L 0(0) Route 50 - ,�- (150)156 ..,* (1627)(24 7..+ (130)199.. 0 j (2042)2455■y t '� CD(2)2--% cv, E-4 o o o CP A - Y � . 00 J 1�(63J . Doti `b b` ,yo Valley Health Systems Interchange (to be redesigned) AM Peak Hour (PM Peak Hour) Figure 13 WWW Property - 2012 Build -out Traffic Conditions PHRA A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 18 Ir � I I I I I I I I I I I 1-7 I I r No Scale ti 0 from VHS o n ere ange U 0 q� Re o �` Signalized C Intersection (C) LOS = C(C) �F� Valley Health Systems (C)C = oute � � ROC) Interchange Ute S� (to be redesigned) Signalized (B)C f** Intersections I \ LOS=C(C) 1� C) SITE \ Signalized 0 Intersection > LOS = C(C) 3 Signalized Intersection �j C> C to 4.... B(D) LOS = C(C) 0 LL fmRoute C~� J 1 LL BOD) 50 *4 1 ��► (C)C now+ Q^Q o� � Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 14 VVWW Property - 2012 Build -out Lane Geometry and Level of Service A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 19 APPENDIX ft 1 1 r I L 0 Table 1A Valley Health Systems and Degrange Properties 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 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% Table 2A WWW Property Phase 1 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 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% I i 7 L W 1� 1 Table 3A Valley Health Systems and Degrange Properties 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 33 24 57 96 100 196 2,021 18.2% Pass -by Retail 28 20 47 80 82 162 1,665 15.0% Retail v 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% 15% 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% Table 4A WWW Property Phase 2 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% 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% 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% ! !,! ! ! ! s ! ! ! ! Ml M ! ! Summary of Basis of Proffers for WWW,LC Proffer No Work Description Responsible Party 1 Rte 50 EBL-LTL WMC Entrance WMC 2 Rte 50 WBL-3rd Thru Lane-WMC Frontage WMC 3 WMC-5 Lane Entrance incl collector rd thru property WMC 4 Rte 37-NBL&SBL off ramps-RTL WMC s Rte 50-WMC Entr-Stoplight WMC g Rte 50 EBL-2nd LTUIength trans -to NB Rte 37 WMC 7 Rte 50 WBL-3rd Thru Lane-WWW Frontage WWVV g Rte 50 EBL-LTL WWW Entrance WWW g Rte 50 WBL-LTL Rte 803 Entrance WWW 10 WWW--5 Lane Entrance Ind collector rd to WMC WWW 11 Rte 50-WWW Entr-Stoplight WWW 12 Rte 803 Relocation-Intx Rte 50 FRED CTYNDOT-rev sharing 13 Rte 37-NBL on ramp -transition WWW 14 Rte 50-EBL-LTL-West Entrance(VDOT HQ) WWW 16 Rte 50 EBL&WBL-WWW east entr-crossover impr(unslgnalized) WWW r `� �� ♦: - 7♦ hM r t 7T 'r a � r� �• r ik 1 Ott A OD Ji jqiqll • r ' h '. ry. � i I �jTjiy�Ay'�. � i C '.a . f rr _ s'a/ � is ■r,r`i ..., '�� '� • ,�.� -� � ';i `l w r y�y r Oi 41 Ar , Y S µ • ' XIS �•• ";�J'' - , ♦ 1.r'` J J X y 4 L 11M+:e /i 1.8 low ., 4. I �-CC J� '•r �jj' lit tUS izOUTE 50/VA RTE 37 aw..e W. d1Horo tie.Rewnmg Proffer Sammm7 i No— I A-. r wrxberter Medical Center t III LC. map- fy c.-Lr .w F wn iL rrp.r G WNW L. C. ImpactAnalysis Statement E. Sewage Convey_ ance and Water Supply In order to provide service to this site a regional pump station and force main system need to be implemented under FCSA policies and procedures. Also a water main extension from north to south is required. The concept of this system was approved during the deG-range rezoning off site easement allowing this extension we've acquired ' by the FCSA during the western transmission line project extended south along VA Route 37 from the Stonewall Industrial Park. ' The water main extension will be a from a 20" main intended to be a link in the west transmission loop shown in the master water plan of FCSA. This main coupled with the 4 million gallon northwest tank facility will provide adequate water quantity for ' commercial development of the WWW site. Site elevations will create low pressure zones which are unsatisfactory for commercial water service. In order to provide ' pressure for daily usage and fire delivery, a booster pump system will be required as shown in Figure 12. ' A gravity sewer main extension will be required through the Winchester Medical Center site as shown. The anticipated water demand and sewer flow allocation for the YAW and WMC sites are shown on the attached table. ' The system proposed is acceptable and manageable in providing sanitary sewer and water service to the proposed commercially rezoned site. ►T�Gf�W L. C. Impact Analysis Statement WWW L.C. Rezoning Water Use/Wastewater Flow Summary Frederick County, Virginia Land Use Amount Quantity Unit Unit Value (GPU) Total Office Park 35 Acres 1000 g/acre 35,000 Discount Superstore 135,000 SF 0.1 g/SF 13,500 Shopping Center 150,000 SF 0.2 g/SF 30,000 Outparcels 10,000 SF 0.2 gISF 2,000 Total 80,500 gpdI NW TANK �S S SEWER FM CONNECTION PROP, WATER SYSTEM WITH FCSA _ SYSTEM AT SUNNYSIDE BOOSTER PUMP STATI❑N PROP, GRAVITY SEWER SERVICE B All WWW PROPERTY SEWER & WATER PLAN MACISTERIAL DISTRICT fREDLRICK CC —PROP. SEWER SYSTEM REGIONAL SEWAGE PUMP STATION gilbert w. clifford & associates, inc. aghm rs Land Plenwe Water OuaRy 117 E frcadiy SL %whester, Virgirio Ml VOICE: (540) 667-21M FAX: (540) &Z-M93 DAL gw=m0mdtinLfwt Figure 12 Impact Analysis Statemetrt Site Drainage Site drainage generally flows from northwest to southeast and leaves the site at three principle locations shown as A, B and C on Figure 13. These locations need to be coordinated with VDOT and with the Winchester Medical Center with overall planning approval by the Department of Public Works in Frederick County. Stone water detention and management facilities will required and provided within the site to mitigate the effects of storm water on the downstream systems. These storm water management facilities will be fully lined to prevent the potential of groundwater contamination and for structural integrity. The principle means of conveyance will be by enclosed stone sewer throughout the site. Alternative storm water management will be used within parking areas and green spaces such as parking lot storage and bio retention to enhance flow attenuation and water quality control. It is planned for the detention ponds as located to provide regional detention capabilities for WWW and WMC. A stone sewer connector pipe system will be planned across the WMC site in acceptable locations. Preliminary locations for the facilities are shown on Figure 13 and on the Generalized Development Plan. ' `� WWW PROPERTY j STORMWATER MANAGEMENT PLAN J CAINESBORO AmGISTERAL DISTRICT FREDERICK COUNTY, -�, --zz:z�t✓� gilbert w. clifford W. & associates, inc. ErCkwon twnd Pkmen water Om ty 117 E. Picadik St. Winchester, Yrg'rra 22601 WG/NU VOICE (540) 667-2139 FAX: (54D) 665-ID493 DWL• gMca OemtNil knet Figure I J 91 IVff7II,� L. C. Impact Atralyszs SlatentetiI I G. Solid Waste Disposal Facilities rThe WWW 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. it, I I WWW L. C. Impact Analysis Statemeni WWW L.C. Rezoning Solid Waste Generation Summary Frederick County, Virginia Land Use Amount Quantity Unit Unit Value GPU Total Shopping Center 150,000 SF 0.01 #/SF 1,500 Outparcels 10,000 SF 0.1 9/SF 1,000 Discount Superstore 135000 SF 0.01 4/seat 1,350 Office Park 35 Acres 100 #/acre 3,500 Total 7,350 Estimated Solid Waste/Day 3.7 tons/day Impact Analysis Statement H. Historic Sites and Structures Two potentially historic sites were identified within the site study area and these are shown on Figure 14. The site does not exist within a core Civil War battlefield area although movement of troops in the area was documented throughout the Civil War, particularly the Second Battle of Winchester. Historic impacts such as loss of sites of significant preservation value are minimal and manageable. Buffering of Route 50 from visual conflict with tourism is proposed. The HRAB suggested the single onsite structure scheduled for removal to be characterized by measurement and picture documentation for historical record. This will be accomplished prior to removal. L� Ivy `A 1 'S F46 r www , PROPERTY 4_ Y > ID DESCRIPTION 467 OLD HOOVER HOUSE 469 FOLK VICTORIAN FARMHOUSE RURAL LANDMARKS STUDY TRICT VIRGINIA POTENIALLY SIGNIFICANT NO NO gilbert w. clifford 0111& associates, inc. Engineers Land Planners Water Quality 117 E. Picodilly St. Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL: gwcliff®mnsinc.com Figure 14 I ff i,'W L. C. Impacl Analysis Sialemenl �I 1 I. Impact on Community Facilities There will be a level of impacts on certain community facilities resulting from this project. 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 the facilities to be created within the WWW site presents a substantial $29 million dollar positive impact as reported in the County Impact Model. Regardless of this finding, WWW 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. Ll IV GENERALIZED DEVELOPMENT PLAN s. {1. a•c �•,r�S' sy ��. > -t'f s;� ,i,�. �. ��,'` � • e llzo � j • ✓ F B 10 LANDSLSAP,E I i .\ I. e. 30' , oc - BUFFER ,e 1 }ALw— SC 4 , x -c '•� _ f 411 r WWW PROPERTY g x . gilbert w. Clifford & associates, inc. o�cL/ GENERALIZED DEVELOPMENT PLAN Ems• Land PWrom Water Oualty 117 E Rccifly St Winchester, Virginia 22601 G INES80RO UCISTER64L D157PICT FREDERICK COUNTY, KRGINIA VOICE (540) 667-2139 FAX: (540) 665-0493 EML• gacaram0earthiinkcom Sheet 4 of 4 FREDERICK CO UNTY IMPACT MODE OUTPUT MODULE APPLICANT: WWW Pmpeny Net Fiscal Impact LAND USE TYPEB2 Costs of Impact Ciig*- C_re!d Mu be TakE Total Potential Adjustment For REAL ES7 VAL $105,175.189 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credas Revenue. Nei Capital Net Cost Per FIRE &RESCUE 9 Capilaf_s1.cih re4 cal sum only) p ep_r C�RJ"qup ExteodlQ.e_htS. TAe"ther (Unadiust@d) Cost Ba1arL,p FacIG1e5. 1m-pact I�yffjling Unit Fire and Rescue Department 3383,331 SO $0 $383,331 ERR Elementary Schools $0 hliddleSchools so so so SO so SD ERR High Schools s0 Parks and Recreation s0 so s0 SD s0 ERR Public Library s0 so $0 $0 so ERR Sheriff's Offices so E86,084 SO $0 E66,084 $65,084 s0 ERR Admfiiistralion Building $0 $0 $0 so $0 ERR Other L'I scellanecus Facilities -SO 3158,058 3172.295 532B,361 $328.351 SD ERR 5UBTOTAL $383,331 $221.139 $172.295 s0 3303,435 $393,436 so ERR LESS: NET FISCAL IMPACT $29,188,778 $29.188,778 $29,188.T78 529.188.778 ERa NET CAP. FACUT1ES IMPACT 0 ERR INDEX:" 1.0" If Cap. Equip Included 10 INDEX: '1.0' If Rev -Cast Bal, '0.0' if Ratio to CA AV g: 0.0 Rev-Cosl Bal 1.000 PLANMNG DEFT PREFERENCES 1.0 1.0 Ratio to Cc Avg = 1.342 METHODOLOGY 1. Capital facilities requirernenls are input to the firs I column as calculated in Ilse model. 2. Net Fiscal Impact NPV from operations calctgations is input in row total of second column (taro if negativek included are the one-11me taxes Nees for one year only at full value. 3. NPV of future oper c ap equip taxes paid in third c ofumn as calculated in fiscal impacts. 4. NPV of future capital expenditure traces paid in fourth col as r26culated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new faalidas. as calculated for each new faczty. 6. Columns three through five are added as potential credits against the calculated capital facillifies requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, was ratio to avg. for all resldenbal development). NOTE: Proirer calculations do not include include interest because @ray are cash payments up front Credits do include inleresi if the projects ara debt financed. NOTES: Model Run Dale 1 0108102 ERL Project Descrfotion: Assumes 866,250 square feet of office use and 285,000 sq.ft retail on 70.9 acres zoned B2 District Due to changing condillons 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 Ll vi 11 PROFFER S'TATEYIENT I 7 u I ' REZONING REQUEST PROFFER Property Identification Number 52-A-B and 53-A-79 ' Stonewall Magisterial District WWW L.C. ' 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 4 for the rezoning of 70.9065 acres from Rural Area (RA) Zoning District to the Highway Commercial (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. Should this petition for rezoning not be approved by the Board of Supervisors 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 Generalized Development Plan, dated November 26, 2002, sheet 4. of4, which is 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 a new intersection shall be created to allow the relocation of VA ' Route 803 and to allow the intersection with a major collector road serving the WWW site. Work involved with this item to include left turn lanes on U.S. Route 50 westbound lane and eastbound lane within the median and right turn lanes onto Route 803 (EBL) and the major collector (WBL). The intersection to be stoplight controlled. The design for Route 803 relocation to be provided by owner. See item (1). ' • On U.S. Route 50, a new travel lane to be constructed on the north side of the westbound lane from the termination -of the WMC (deGrange) proffer to the western limits of the WWW, L.C. site. See item (2). ' • On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound lane constructed by WMC. (Revised 1/23/03) Page 1 of 4 ' Rezoning Request Proffer Property Identification Number 52-A-B and 53-A-79 Gainesboro Magisterial District Two unsignalized intersections with U.S. Route 50 to be constructed at existing ' crossover points as shown. This includes all work necessary to upgrade the crossovers to VDOT standards. See item (3). • A major collector road with 5 lane connection to U.S. Route 50 and extending ' approximately 2900' to connection with the major collector to be constructed by the Winchester Medical Center. See item (4). ' Transportation items i through 3 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. ' Historic Preservation The existing home (#469) to be characterized by historical report prior to removal. ' 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 Generalized Development Plan dated 'November 26, 2002 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. (#5) ' • A ten foot (10') landscaped buffer area along the northern 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. (46) ' On Site 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 buildings 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. 0 All buildings 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. 1 (Revised 1/23/03) Page 2 of C 7 Rezoning Request Proffer Property Identification Number 52-A-11 and 53-A-79 Gainesboro Magisterial District 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 70.9065 acres, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B2, 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 of the building permit of the subject property. 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: /���/l/ James R. Wilkins, III C. Robert Solenberger Date: j L&i� Date: r 1-2�/- STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: ' The foregoing instrument was acknowledged before me this 04 day of 2003, by My commissio xpires ' 30 aoo � Notary Public I (Revised 1/23/03) Page of 11 II u fl 1 1-1 11 VII AGENCY COMMENTS COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 IDecember 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: 1 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 I anticipated that these..issues:.will be fully.. addressed through'revisions to these applications prior to ' their consideration by-tbe.PJanning Commission and Board of Supervisors.: The Winchester Medical .Center; Inc. apphcation.proposes- the rezoning .of the remaining 52"acres-of the�'former H. Clay DeGrange Estate -from -RA (Rural.Areas) -to MS (Medical Support): -The WWW; I :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 fol- 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 November 4, it was agreed that 1 107 North Kent Street • Winchester Virginia 22601-5000 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 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 Policy Planf07- Frederick County, Virginia, p. 7-5, 7-12, 7-13). B. Round Hill Communitv Plan Conformance. Both of the subject rezoning proposals involve..and,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. Li 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 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. aTo further time corridor design goals of the Round- 11 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. I 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 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). rThe 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 YAW, 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 ' I correspondence. Sincerely, 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 I UACMs\Comon\Rezoning\2002 Prelim Comments\WMCandWWW.wpd Rezoning Comments WWW L.C. Frederick County Sanitation Authority Mail to: Frederick Co. Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, VA 22604 (540) 868-1061 Hand deliver to: Frederick Co. Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, VA Applrcant. Please fill out the information as accurately as posstble 1n order to assist the `Sanitation Authority with their review Attach'. a e4py of your:`applicat�on form;: ,. location map, pxoffer.: staiement;=,.�mpct analysis, and any' -Other--. pprtIYeot �nformataon, 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: 1700' west of Route 37, iust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67,0960 RA B-2 3.4640 RA B-2 0.3465 Sanitation Authority Comments See Page 2 (attached). Sanitation Authority Signature & Date: Notice to, Sanitation Autho t Please Return This Form to the Applicant ��1114�)2 14 ' Page 2 Rezoning Comments WWW L.C. The western part of this site is outside the SWSA. The hydraulic grade line of the Authority's water system is not sufficient to provide adequate pressure to this part of the site. The consultant has proposed a water booster station to overcome this problem. However, no water storage is ' proposed. Provisions of reliable and continuous water service cannot be accomplished economically without storage. ' If the SWSA is to be expanded for this site, consideration should be given as to any other land in this vicinity that will be included in the SWSA. This will enable proper sizing of a water storage 1 tank. Wastewater from this area will be pumped to the existing gravity sewer lines along U. S. Route ' 522 near Fox Drive. These lines have limited capacity available for this area and the expansion of the SWSA needs to include an evaluation of the impact on this capacity. RezoninL, Comments WWW L. C. City of Winchester Mail to: City of Winchester Planning Depart. Attn: Planning Director 15 N. Cameron Street Winchester, VA 22601 (540) 667-1 S 15 Hand deliver to: City of Winchester Planning Dept. Attn: Planning Director 15 N. Cameron Street Winchester, VA 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50 Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 `L �GI +GC 1i LJ C$tiLf'Gt/f7 City of Winchester's Signature & JC'Lj�ir�.1 .J5 / /a-.? Ir 16 Rezoning Comments V`JWW L.C. 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. Mailing Address: c/a C. E. Maddox., Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Phone: (540)667-2139 Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Dept. of Parks & Recreation Comments No Comment Signature & Date: 12 Rezoning, Comments N' IWW L.C. Frederick County Inspections Mail to: Hand deliver to: Frederick County Inspections Dept. Frederick County Inspections Dept. 107 N. Kent Street Co. Administration Bldg., 4t' Floor Winchester, VA 22601 107 N. Kent Street (540) 665-5651 Winchester, VA 22601 Applicant:.` Please�fill out the information as accurately as'possible,in:order to assist the Historic. Resources 'Advisory Board°. with their review. Attaeh a copy 4f your appllcation, form, 'location map,, proffer 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: 1700' west of Route 37, lust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage RA B-2 r • T /1 67.0960 3.4640 0.3465 Inspection Department's Comments 41!t / � 1 � `(�I i� n- d` � �l � '�� `h � ,�l � rF\i, ire. ►t�lr, i i 5 �, i ��,.. � c� �� nn ;—t �— ii �}j; �� c� An r'E'u)-J'e ILx,Sl �t F v Signature & Date: / Notice to pections Dept. — Please Retur is Form to t e Applicant 23 COMMONWEALTH of VIRGINIA ' DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A, Shucet 14031 OLD VALLEY PIKE JERRY A. COPP ' COMMISSIONER EDINBURG, VA 22824 RESIDENT ENGINEER TEL (540) 984-5600 December 20, 2002 FAX (540) 984-5607 ' VDOT Comments to WWW, L.C. 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. ' 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 I 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. &SQ 2. Ben H. Lineberry, J , P.E. Trans. Asst. Resident Engineer ' BHL/rf Attachment VirginiaDOT.org WE KEEP VIRGINIA MOVING � I I I I I I I I I I I I I Rezoning Comments MIWW L.C. 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: Please' fill out the infonnatron as. accurately as possible in order, to ass7st the Virginia Department of Transportation ` fh,their review. Attach ih;re, & cppies "of your, application form, location map, .proffer.statement, impact analysis, and ;any othor. 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 ' RA B-2 3.4640 n n zz_1) n !AA5 I Virginia Department of Transportation Comments See attached comments from VDOT dated December 20, 2002. iCVDOT Signature & Date: 12 20 02 Trans. Assistant esi ent Engineer Notice to VDOT — Please ReturWThis Form to the Applicant � I 1 Mr. Charles E. Maddox, Jr., P.E. Vice President Gilbert W. Clifford and Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: WWW L.C. Rezoning Conunents Frederick County, Virginia December 20, 2002 COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 �. Dear Chuck: We have completed our review of the proposed rezoning and offer the following comments: 1) We concur with your conunent regarding the need for a geological site analysis prior to ' site development (Impact Analysis; Site Suitability). This area is subject to the development of sinkholes as evidenced by prior subsidence adjacent to the Route 37 off ramp. Also, available geological maps (Figure 5) indicate that a possible fault bisects the site in a north -south direction. The Edinburg formation is notorious for sinkhole development. Fortunately, a majority of the site is underlain by the Conococheague formation. r2) Under site drainage, we applaud your recommendation to fully line stormwater management facilities. We are assuming that this would be a synthetic liner or a clay liner placed on a synthetic filter fabric which was applied to the hospital stornwater ponds. We are available to discuss any of the above comments in more detail if desired. ' Sincerely, Harvey E. Strawsnyder, Jr., P.E. Director of Public Works HES/rls ' cc: Frederick County Plarining and Zoning ' file 107 North Kent Street - Winchester, Virginia 22601-5000 ' REGIO/yq SERVING THE TOP OF VIRGINIA / I I I I WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 December 16, 2002 Gilbert W. Clifford & Associates, Incorporated 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 Re: Rezoning Comments WWW 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. Proposed uses under the rezoning request should have no impact on airside operations at 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, I.-- �7w�-L4 Serena R. Manuel Executive Director RezoninI4 Comments WWW L.0 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; :Please. fill=out the inforrriation:as accurately:as possible ii order to assist,.the., Winchester Regional Airport -,with their reviewi . Attach a':copy of your' application_ form, location map, proffer 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: 1700' west of Route 37. iust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Winchester Regional Airport's Comments �_e 140n S-C__ t ,[X) rn 1 A-C A) SC) Winchester Regional Airport Signature & Date: l� o. Notice to Winchester Regional Airport — Please Return This Form to the Applicant 18 1 Administrative Assistant to the Superintendent s111�1 1 eots M�cej,� 0 0 Frederick County Public Schools Visit us at www.frederick.k12.va.us December 16, 2002 I C. E. Maddox, Jr., P.E., Vice President Gilbert W. Clifford & Associates 117 East Piccadilly Street, Suite 200 Winchester, VA 22601 II RE: WWW L.C. II Dear Mr. Maddox: e-mail: orndorfa@frederick.kl2.va.us This letter is in response to your request for comments concerning the rezoning application for the I WWW L.C. Property. Based on the information provided in the rezoning application, Frederick County Public Schools has no comment at this time. Sincerely, Al Orndorff Administrative Assistant to the Superintendent I pc: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools Robert W. Cleaver, Asst. Superintendent for Administration, Frederick County Public Schools 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-722-2788 L:/Planning/2003-04/W incMedCtr � I � I I I I I I I I I I I I I Rezoning Comments WWW L.C. 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-Winc Service Authority Attn: Jesse W. Moffett Co. Administration Bldg., I" Floor 107 N. Kent Street Winchester, VA 22601 Applicant: Please fill out the::information as aceurately,as possible .iri-order to assist the Winchester `Regional Airport;- with their .review. • ` Attach w copy ',of your;; application form, .location, map, .: proffer 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: 1700' west of Route 37, lust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Fred-Winc Service Authority Comments: no (;o1`ClmC?Kys, Winchester Regional Airport Signature & Date:. Notice to Fred -Wine Service Authority — Pleas Return This Form to the Applicant 17 � I � I � I I I I I I I I I I I I I I I A J =f3�3 Rezoning Comments WWW L.C. Frederick — Winchester Health Department Mail to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent Street Winchester, VA 22601 (540) 722-3480 Hand deliver to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent St., Suite 201 Winchester, VA 22601 (540) 722-3480 Applicant::Rlease'fill out<the information as.accurately as bossible in order to assist the- Frederick -.Winchester Healih"Departinent%with=their re..view.. Attach.a copy of your application form; location map; proffer statement; impact analysis; and anvother pertinent iaformatian:, 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: 1700' west of Route 37, lust north and adiacent to U.S. Route 50. Current Zoning: RA RA RA Zoning Requested: B-2 Acreage: 67.0960 B-2 3.4640 B-2 0.3465 Frederick — Winchester Health Department's Comments lii'a��(ti (i��a✓i1Mt.itii 11-"i ot, �a-, 1oyu. aS iJAA"( Uy<L41C-,r 4,J mar e- Signature & Date: Notice to Health Department — Please Return This Form to the Applicant 15 RezoninI4 Comments WNVW L.C. 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't Floor (540) 665-6350 107 N. Kent Street Winchester, VA 22601 At�plicant ;Please fill flat the inforrriation as accuzaiely as possible �ncorder to assist the :. Frederick. County Fire -Marshal Vgth lzis reNTIei T. Attach, a copy of."your application farm,.Iacation map; proffer.statement, impact analysis; and any.,at pi- 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 1 Fire Marshal's Comments I Fire Marshal's Signature &Date Notice to Fire Marshal — Please Retur This Form to the Applicant 11 Control number RZ02-0015 Project Name WWW L.C. Address 117 E.Piccadilly Street Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Frederick County Fire acid Rescue , department : r' 'Officb of the fire Marshal Plan Review and Comrhents Date received Date reviewed Date Revised 12/10/2002 12/12/2002 Applicant G.W. Clifford & Associates City State Zip Applicant Phone Winchester VA 22601 540-667-2139 Tax ID Number Fire District Rescue District 52-A-B & 53-A-7 1 r i r Recommendations Automatic Fire Alarm System Yes Emergency Vehicle Access Comments To be identified during the site plan process. Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Election District Gainesboro Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Access Comments The half -full condition of the Northwest lank 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 Title I � I � I U I I I I I I I I I I Rezoning Comments WNVW L.C. Frederick County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA 22601 (540) 665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. ICurrent Zoning: I I t I I RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 CountyS Comme- Attorney 'Pts t-, I,) —f 71�e C, CII //J; Z'7'L 1� vz P 4,7 T- Assistant County Attorney' Signature & Date: - Notice :46C64Y, Att or . P. I COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 November 22, 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 WWW, L.C. Rezoning - Route 50 West IDear 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 70.9-acre parcel proposed for rezoning from the RA (Rural Areas) District to the B2 (Business General) is located within the study area of the Second Battle of Winchester. Located on the subject ' property is the historic structure known as the Folk Victorian Farmhouse (ID# 34-469), and located on the adjoining property is the Old Hoover House (ID# 34-467). Neither of these structures are listed as potentially significant in the Rural Landmarks Survey Report. The HRAB considered the proposed business/commercial use of the WWW property as indicated by the applicant. There were no adverse by H'�B a....- this e + The H ;B doe mend that a lalctailed LVlllll1e11LJ V)' Llll. 11 ll.garlulls this 11.ZV11111� rvl�ZAeJL. 11 v 1 �.t �L'vt,S recommend history and documentation of the Folk Victorian Farmhouse be completed prior to removal of the structure from the property. This documentation should include photographs of the interior and exterior of the structure and copies should be made available for the Virginia Department of Historic Resource's records. Please contact me if q regarding you have questions re ardin this comment from the HRAB. Y Sincerely, 1 Rebecca A. Ragsdale Planner I RAR/cih U:\COMMITTEES\HRAB\Comments\W W W RZ.wpd 107 North Kent Street •Winchester, Virginia 22601-5000 SURVEY PLAT & DEED 11 11 11 ?1609o5 / THIS DEED, made this day of /L 1998, between John W. Reid. Sr. and Rosa M. Reid, his wife, Lillie L. ggL!�, widow, Donald R. Dunlap and Gloria Jean Dunlap, his wife, and Lynn W. Andera�n, single, of the one part, hereinafter called the Grantors; and W.?W. L.C., a Virginia limited company, of the other part, hereinafter called the Grantee. WiTNESSETH: That fer and in consideration of the sum of Ten Dollars ($lo.op), cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the Grantors do grant and convey, with General Warranty and with English Covenants of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges and appurtenances thereto belonging, all of that certain land, containing 3.464 Acres, more or less, lying on the North side of U. S. Route 50 in Gainesboro Magisterial District of Frederick County, Virginia, more particularly described by survey prepared by Mark D. Smith, Land Surveyor, dated February 20, 1998, attached hereto and by this reference made a part hereof; and being all of the land conveyed to T. F. Reid or to Theodore F. Reid (also known as T. F. Reid) and Elia L. Reid (also known as Elia Farmer Reid) by deeds from C. L. Robinson Ice and Cold Storage Corporation dated May 22, 1F16 and Augant 8, 1946 and respectively recorded in the Clerk's office of the Circuit Court of Frederick County, Virginia in Deed Book 1.96, at Page 460 and in Dee6 Book 197, at Pace 405 and by deed from Carlton H. Manuel and wife dated January 10, 1947 and recorded in the aforesaid Clerk's office in Deed Book 199, at Page 561. Upon the in�estate death of Theodore F. Reid on February 20, 1970, t1:`2 ' interest of Theodore F. Reid in said land .gas inherited by his rO AT uv+ ' four (4) children, Leo G. Reid, Sr., John W. Reid, Sr., Frances Reid Manuel and Madeline Reid Anderson. The interest of Elia ' Farmer Reid, widow, in said land was conveyed to her children and sole heirs at law, being John W. Reid, Sr., Leo G. Reid, ' Sr., Frances Reid Manuel, Walters C. Anderson and Lynn W. Anderson by deed dated A.gust 25, 1983 and recorded in the aforesaid Clerk's office in Deed Book 564, at Page 822. Upon ' his interest passed the death of Leo G,. Reid, Sr. on August 27, 1967, bmx ueld/to his wife, Lillie L. Reid, one of the female Grantors herein, his interest in the above property. Upon the death of Frances Reid Manuel in 1991, she devised to her only child, Donald R. Dunlap, one of the male Grantor herein, her interest in the above property. Upon the intestate death of Madeline Reid Anderson in ' ect. 8, 1977, her interest in said property passed to her sole heirs at law, her husband, Walters C. Anderson, and her only ' child, Lynn W. Anderson, one of the male Grantors herein. Upon the intestate death of Walters C. Anderson, his interest in said property pa33ed to his son and sole heir at law, Lynn W. Anderson, one of the male Grantors herein. This conveyance is made subject to all legally enforceable restrictive covenants and easements of record affecting the aforesaid realty. WITITESS the following si5natures and seam Joha eid, Sr. . (SEAL) 'Foladl. �Red ' �',�/�e< — (SEAL) L llie�r L. Reid 4 JOHNSTON MYS Alw MR, VAGOM - 2 - � I I I I I 0963 (SEAL) inn W. Anderson (SEAL) 96nald R. unlap 1 (SEAL) Gloria n Dunlap STATE OF VIRGINIA,tAT LARGE, CITY/COUNTY OF To -wit: The foregoing instrument was acknowledged before me this JRZr— day of �ivs it 1998, by John W. Reid, Sr. and Rosa M. Reid, his wife. 0120, My commission expires 1")LIAzA �/; Q (�,• otary Public .� F(SEAi.) o •. 9fATE OF FLORIDA, AT LARGE, CITY/COUNTY OF Gn fne/ , To -wit: The forego' g instrument was acknowledged before me this �j day of _ (� 1998, by Donald R. Dunlap and Gloria Jean Dunla his wife. -1— � My commission expires J�_ iw tm a JOH"YON ATfOGMCA Al LAM LW A. BUq(AAD ( SEAL) CONVAUM I CC @P= 4` 1.` E"ft hb q 7. 2= ;' - � b dw rftu M07 Pak uhiv-4 n ary PUbllc STATE OF VIRGIVIA, AT LARGE, CITY/COUITTY OF _J�4�Lijtk To -wit: The foregoing instrument was acknowledged before me this - 3 - I ' U -0 iR 1 1 1 1 4uwjw" a JOHNSTON ATTOMM AT LAW V404M OTWk VWWIGJA 7/k_ day of all4j_� 1998, by Lillie L. Reid, widow. My commission expires (SEAL) Notary Public 9TATE OF VIRGINIA, AT LARGE, CITY/COUNTY OF _jTo-wit: AidwAl —1 The foregoing instrument was acknowledged before me this day of 1998, by Lynn W. Anderson, single. 31, ......... My commission expires 046 _4Notary Public r - 4 - I 1 d J MAY. ow"OUGH f urw•n •, ... Dwcraau, rwun• kl EX 81::3 '; I 19 G THIS DEED, made this O clay of /Vol/ by and between THE C. I,. Itt)1111J;;t�N Ct�Itiv�kA'I'lull, a Vi,"Jtn1.1 Corporation, ( formerly known as 'PI!L C. L. k013114SON ICE AND COLD STORAGE CORPORATION, a Virginia Corporation), hereinafter called the Grantor, and VJWW, L.t_., a Virginia Corporation, hereinafter called the Grantee. A WITNESSETIJ: ."hat in consideration of the sum of Ten Dollars ($10.00), and other valuable considerations paid the Grantor by the Grantee on or before the delivery of this Deed, the receipt of all of which is hereby acknowledged, the Grantor hereby grants, sells and coneys, v�th general warranty and with English covenants of title, unto the Grantee, in fee simple, the following real estate, together with all improvements) and appurtenances thereto belonging but subject to all easements and legally enforceable restrictio.i.: a.ol reservations of record affecting such realty: PARCEL ONE: All that certain parcel of land containing 67.0960 acres, lying and being situate in Gainesbcr- Magisterial District, Frederick County, Virginia, and shown as Parcel B on a plat prepared by 1;. W. Marsh, L.S., dated August 28, 1995, and being a part of the same land co,. -eyed to The C. L. Robinson Corporation by Deed dated May 11, 1983, recorded in the Clerk's Office of the Circuit Cot.rt of Frederick County, Virginia, in Deed hook 560, at Page 33, and being pirt of the same land conveyed to The C. L. Robinson lcu and Cold Sl.oragu Corporation by Deed dated May 1, 1930, recorded in said Clerk's Offic in Deed Book 160, at Page 460. PARCEL TWO: All that certain parcel of land containing 0.3465 acres, lying and being situate in GalnesJOro Magisterial District, Frederick County, Virginia, and shown as Parcel 80 on a flat prepared by S. W. Marsh, L.S., dated August 28, 1995, and being the same property conveyed to The C. L. Robinson Corpuratioi a Virginia Corporation, by Deud .sated Juno 9, 1989, recorded in said Clerk's offivo in Dead Book 715, at Page 819. JU �";" Ii9l hIT141::.:.'Ih. I . , I I..wIu-l ,I•III.II,II, ..•,-I ,..II: 'I'lll: t'. i.. L'ii:i;1:.11+ I•I:i•i'I.i'P•.. i/,'J,I ,1 Viryl:Il., Coy. I•I,r,,t IW, SE A1. dvard B. R,A) sr.n, Prlrsi�lr.n[ 1 STATE OF VIRGINI,,A//,'' CITY/t%&eh11i+Y OF to -wit: The foregoing instrument was acknow.cdged before 1 me this �_ day of 1) I5 , ,y Eduard R. Robinson who is President of The C. 1.. Robi;lsor. Corporation, a Virginia Corporation, on behalf of the corhoratior My commission exE,res {NY". NCCANDUAN I) • Nocir000 MI��N�I •. UN r/NCYlll ll. rl�il�ll II t r ,roll 1 1 PpOJEC7 ,TEA fr ��, � • 1. �..ti � 1` 11�.:1 /; -r o(Bil l r MAP •. /IITICOVAP III Subdnv5r,-vl AJnlrnislruly( Cat/"`t,a�yt� Iv('Ss.`'r,. Uil':Vl'1('S' CONS1sN'1' The above and fu/eyuiny Minor Rural Subditrsrun botwn-F•n (Ile ;un•!s of 6 1. R06SINSON CORPORARON, u VirUiniu Corp•.'rutwn, us rp pe—s r.r fhr +..• rr•1/Urryirl•7 1,101, is with the free consent and rn occordarwe uvflr fire under•,ulncd uwner ,, prr>l.rrel. >, and trustees, it uny. K(1 tJ5()yC[)KfX1K�'flfh r �� � p NU7ARY PUBLIC a !dcfu ; r,r.f,C- ,r7 and for file 5h/fe 1•/rye. do certify fhot rt-r( \3r-(14r,1 `Lj. V`�' `< L� c r ,IrictSlcl�'fl�,Nh r;c' r, r�nl9 ,ryn?J to the foregoing Owner's Consent, Iws ocl,nowledye.f 'Ire surne before rw- rn my sidle w,en under my hand this __� duy of IPJ3 A,(ly c'omm:rsrun expires �3i�r91 -- SURVEYOR'S C'11107I11CAIE, I hereby certify that the land contuined in this Minor Rural ;ut,dirrsru I is the wore Iond conveyed to C. L. Robinson Corporation b -v deeds Jute) I May 19A,, 11 Maid 1933 3, 27 October 1y83 and 12 July 1990, said Jeeds recorded rn fire C16ce of the Clerk of the Crrn-(.:+ -ourt of Frederick County, Viryinia in Deed Book 16C vt PJ'je 460. Geed Back 560 .; Nave 33, Deed Book 570 ut Puy: 209, and Deed 748 of Paye 1581. respectively. r It' Marsh_I . S. IM 52 ((A)) Pcr 5&0 i Onsd: RA so: Ayrvculfurol ,#4 53 ((A)) Pcl 71A 4 ved- RA V urchord i j►, 53 ((A)) Pcls 11,72 jmned. RA Wd: Agriculturul, orchard r.; 1Fu" tt-jl :r a. i. W. MWIll ID 1,.R11F1(.AIE NU. -> 0u 1843 n Final Plat (()r MINOR RURAL SUED; WSICN Between The Lands Ut C. L. ROBINSON CORPORA770N Guinesburo Magisterial Dlstrwt Plot: MRS- IMI K dog I r eder iCk Caun 0', ViI giniu hAIE:_ 211 Auqu-.I I'14b I;uver `•hail h.•rl 14 d 1AARSH K ILf GUE LAW Surveyuln, PLC. :.--<. 1lPNwnll:ar�rrr�nwr 'WI..`wrl.r,Yrrsrua :.Vrll (idol ear -axe r•�. ,^en to-' i�,AV N '+L1' SPA 1151 41,100411AL ,� \ / zs til'.IAIA 11 \ 1 llu�l•, rM 1.7 JB'-_ 111, 11 AR '•4 Ir/ i / 0 Parcel (' .y 17 O 16 ! 50 Inyress/Cyress Casement Parcel B M A T C H L I N O (See Sheet 3 of 4 0 250 500 1000 Gruphic Scale Lr Feet I"-.500' See Sneef 4 of 4 `or Line Table urid Ares Summery: final Plut for MINOR RURAL SUBDIVISION Between the i ands Of C. 1. ROBINSON CORPORATION C:uinesboro .Nu.li_ to iul district t1i��r�u/•r"�� Plat MN': 011h Jw,) frrl/ry il'k 1 I�rintl', L'u.),rr•,1 z S. W. MAN;H U CEP(IFICAlE NO, DA 11: 20 Auyu+I 199'S ',(,At[: 1"--f,00• ':hrr.l ; of a U 1843 L I h4 I MARSH & 1LEGGE t 14, Y L_�(xl tiurvrYlus Ia.LC. /ta4A,,, }� ISO Nwlh i•YIMf�Ya iilllN WYKIMM w, VY]Y11� =Wl ""W,i.�///% l�un nn • llren r.�.a'r an • , .r, Pit H I P i L; r- M A T C ii L I N E (See Sheet 7 of 4 -'----- I---. L. --- - -._--.---- - -- REID ZONED: RA / 14 13 USE: RE5IDENAAL l \, + / (UB 560-P 33) / lfereby Vacofed 12 r 'T SEE SHEET 4 OF 4 0 RENNER ZONED: RA A USE: RE�. Parcel AXVINS j ZONfGTRA / / '� Sri / USE. S. ',Aa4NSJN 1 ZONED. 11A y Sr VACA,V T / Pi `oi /►� TURNER I ZONED: RA fi 0 1 ' USE: RESIDENTIAL ZONED RA USE' RESIDENTIAL y0�1 �\ c ��.. OP ��- S \\ \ +oyfo ,yce, ' cv r s 0 250 so 1000 Graphic Scale in Feet 1 "=500' 2J�tX II pF qL 1' S V. HARSH D CERTIFICATE NO. v 1843 a, See Sheet 4 of 4 for Line Toble and Ateo Summary. Finul Rut for MINOR RURAL SUBDIVISION Between The Lands Of C. L. ROVINSON CORFOl►A770N Goinesburo Muyisteriul District Plat: MRS-WLK.dw flederick Coun,f Virrliniu WE 1 Syplembw ,J95 SCAIC 1"MSltp' Shed 3 of 4 MARSH $ ILEGGE LuK1 Surveyors. P.I.C. Illy TI0Cth Out �trvN MYK�..i«, -- %17Vi.rtit. YYdUI /euq Mr-omb nr. p.o •ir.owr � I � I I I I ' TAX TICKET �J l ii A ±11 is l.: E 1 it '1" - Y li H K G U U G - '1'1cKez fF:UU-5b5020001 CC CC) FREDERICK COUNTY Date 6/04/2002 C. WILLIAM ORNDOFF, JR Register: MWS/MW P.O. BOX 225 Trans. #: 03759 Dept # RE200201 WINCHESTER VA 22604-0225 ACCT# 14308 2002 REAL ESTATE TAXES Previous 67.45 ACRES 52 A B Balance $ 556.85 Acres: 67.45 CUP#18-99 EXPANDING LANDS Principal Being Paid $ 556.85 Land: 44074 Imp: 138500 Penalty $ .00 Interest $ .00 WWW, LC Amount Paid $ 556.85 *Balance Due PO BOX 2368 as of 6/04/2002$ .00 WINCHESTER, VA 22604 1568 Check 798.11 # FM 609 Pd by WWW, LC ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) T A X : E C E I P T - Y E A R 2 0 0 2 cket #:00365630001 WB FREDERICK COUNTY vate 6/04/2002 C. WILLIAM ORNDOFF, JR Register: MWS/MW P•O. BOX 225 Trans. #: 03759 Dept # RE200201 WINCHESTER VA 22604-0225 ACCT# 14315 2002 REAL ESTATE TAXES Previous 3.46 ACRES 53 A 79 .Balance $ 241.26 Acres: 3.46 Principal Being Paid $ 241.26 Land: 53300 Imp: 25800 Penalty $ •00 Interest $ •00 WWW, LC Amount Paid $ 241.26 *Balance Due PO BOX 2368 as of 6/.04/2002$ •00 WINCHESTER, VA 22604 1568 Pd by WWW, LC ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST• (DUPLICATE) "A APPENDIX r I 1 1 1 1 i 1 1 1 1 1 gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality 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 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 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 WWW, 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 Planning 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 within the proffers. (2) Establish a way to monitor the growth of development traffic within the phases so that uncontrolled impacts can be avoided. oil 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earffilink.net MemberAmerican Consulting Engineers Council ' gilbert w. clifford and associates, inc Page 2 i (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. I 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 VAVW needs to be outlined on the timing issues of the proffered improvements. Also, the staff issues outlined in your letter of 12 December regarding g g architectural compatibility, landscaping and "sense of place" inherent in the directives of the Round Bill 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, 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 f the respective preliminary proffer statements. I would appreciate input by staff and VDOT regarding the cope of this amendment effort. hank you again for your review and comment on these important projects for Frederick County. Sincerely yours, I gil bert w. Clifford & associates, inc. E. Maddox, Jr., P.E., Vice President Mr. Ben Lineberry, VDOT Mr. Doug Rosen, W-nchester Medical Center Mr. Riche Willdns, WWW, L.C. Mr. Sohn Callow, Pl R&A 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 fo llow-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�throiigh'revisions to these'applications prior to their consideratiori.by-the, Planning.Commission and Board of Sup ei vigorg.`The ViWirichester Medical .H: Clay.Center;.Inc. application:.proposes.:the -rezoning ofthe- remg52'kfcsfrmer DeGrMfi .fR.ppWI:WCapplication 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 on Route.50.,for principal access, it was requested that•the requisite traffic' analysis and any proposed transportation improvements..address the cumulative, imp acts of the respective proposals." During a i meeting with VDOT representatives at the Edinburg Residency .on No`vemlier 4, it'was agreed that' L I Page 2 Mr. Charles E. Maddox, Jr., P.E., V.P. r 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 ofnon-motorized facilities (2000 Comprehensive Policy PlanforFrederick Courity, 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 st andard 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 PlanforFrederick County, Virginia, p. 7-5, 7-12, 7-13). B. Round Hill Community Plan Conformance Both of the subject rezoning proposals involve. jd d,th�t is located .v_holly 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 ofthe Round Bill Community. L Page 3 i 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 fiu`ther tk corridor design goals of the Round Hill 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 DeGran e rezoning P pP g 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 complementaryto 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 L 7- L ' Page 4 Mr. Charles E. Maddox, Jr., P.E., V.P. . Re: Winchester Medical Center, Inc. and VAM, L.C. Rezoning Proposals December 10, 2002 fparking 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 AdvisoryBoard, 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, Christopher M. Mohn, AICP ' Deputy Director LJ 7 CNWrsa cc: Eric R. Lawrencei.AICP� Planning Director Abbe S. Kennedy, Senior Planner Ben Lineberry, Virginia Department of Transportation U:\Chris\Conunon\Rezoning\2002 Prelim Commemts\WMCandWWW.wpd � I jr{�rf���kT� 4, Summary of Basis of Proffers for WWW,LC Proffer No Work Description Responsible Party Estimated Cost WMC Proffer WWW Proffer VDOT (2003 Dollars) 1 2 Rte 50 EBL-LTL WMC Entrance 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 WMC WMC $160,480.00 $160,480.00 4 5 Rte 37-NBL&SBL off ramps-RTL Rte 50-WMC Entr-Stoplight WMC ne $125,504.00 $125,504.00 6 Rte 50 EBL-2nd LTUlength trans -to NB Rte 37 WMC WMC $115,000.00 $115,000.00 7 Rte 50 WBL-3rd Thru Lane-WWW Frontage W W $68,152.00 $68,152.00 8 Rte 50 EBL-LTL WWW Entrance W $439,264.00 $439, 264.00 9 Rte 50 WBL-LTL Rte 803 Entrance WWW $47,064..00 $47,064.00 10 WWW-5 Lane Entrance incl collector rd to WMC WWW $47,06400 $47,064.00 11 Rte 50-WWW Entr-Stoplight WWW www ne 12 13 Rte 803 Relocation-Intx Rte 50 FRED CTYNDOT-rev sharing $116,000.00 $235,320.00 $115, 000.00 Rte 37-NBL on ramp -transition $235,320.00 14 Rte 50-EBL-LTL-West Entrance(VDOT HQ) WWW $78,440.00 $78,440.00 15 Rte 50 EBL&WBL-WWW east entr-crossover impr(unsignalized) � $47,064.00 $47,064.00 $94,128.00 $94,128.00 Line Totals Previous Estimate-WMC $1,619,544.00 $516,200.00 $868,024.00 $236,320.00 $397, 500.00 gem r M r M r r r M r� r a. r M 1 1-1 1S tC [ l L" 1 Y '1' - Y C H K G U U G - 'i'1cKer- }F: U U.Sbbb2 0 0 0 1 (C-)Ca? FREDERICK COUNTY Date 6/04/2002 C. WILLIAM ORNDOFF, JR Register: MWS/MW P.O. BOX 225 Trans. #: 03759 Dept # RE200201 WINCHESTER VA 22604-0225 ACCT# 14308 2002 REAL ESTATE TAXES Previous 67.45 ACRES 52 A B Balance $ 556.85 Acres: 67.45 CUP#18-99 EXPANDING LANDS Principal Being Paid $ 556.85 Land: 44074 Imp: 138500 Penalty $ .00 Interest $ .00 WWW, LC Amount Paid $ 556.85 *Balance Due PO BOX 2368 as of 6/04/2002$ .00 WINCHESTER, VA 22604 1568 Check 798.11 # FM 609 Pd by WWW, LC ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) T A X : E C E I P T - Y E A R 2 0 0 2 cket #:00365630001 WW FREDERICK COUNTY vate 6/04/2002 C• WILLIAM ORNDOFF, JR Register: MWS/MW P•0• BOX 225 Trans- #: 03759 Dept # RE200201 WINCHESTER VA 22604-0225 ACCT# 14315 2002 REAL ESTATE TAXES Previous 3.46 ACRES 53 A 79 Balance $ 241.26 Acres: 3.46 Principal Being Paid $ 241.26 Land: 53300 Imp: 25800 Penalty $ •00 Interest $ •00 WWW, LC Amount Paid $ 241.26 *Balance Due PO BOX 2368 as of 6%104/2002$ •00 WINCHESTER, VA 22604 1568 Pd by WWW, LC ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST- (DUPLICATE) 0 U(9021i�09u5 / THIS DEED, made this 1 day of 1998, ' between John W. Reid, Sr, and Rosa M. Reid, his wife, Lillie L. p,tLd, widow, Donald R. Dunlap and Gloria Jean Dunlap, his wife, and Lynn W. Anderson, single, of the one part, hereinafter called the Grantors; and WJW, L.C., a Virginia limited company, pof the other part, hereinafter called the Grantee. ' V WiTNESSETH: That fer and in consideration of the sum of V Ten Dollars (S10.Op), cash in hand paid and other valuable J consideration, receipt whereof is hereby acknowledged, the Grantors do grant and convey, with General Warranty and with English Covenants of Title, unto the Grantee, in fee simple, ' together with all rights, rights of way, privileges and appurtenances thereto belonging, all of that certain land, 3 containing 3.464 Acres, more or less, lying on the North side of U. S. Route 50 in Gainesboro Magisterial District of Frederick County, Virginia, more particularly described by survey prepared by Mark D. Smith, Land Surveyor, dated February 20, 1998, attached hereto and by this reference made a part hereof; and 1 being all of the land conveyed to T. F. Reid or to Theodore F. Reid (also known as T. F. Reid) and Elia L. Reid (also known as ' Elia Farmer Reid) by deeds from C. L. Robinson Ice and Cold Storage Corpozation dated May 22, 1916 and August 8, 1946 and respectively recorded in the Clerk'a office of the Circuit Court of Frederick County, Virginia in Deed Book 1.96, at Page 460 and in Deed Book 197, at Page 405 and by deed from Carlton H. Manuel and wife dated January 10, 1947 and recorded in the aforesaid Clerk's office in Deed Book 199, at Page 561. Upon the ' intestate death of Theodore F. Reid on February 20, 1970, tt:� ' interest of Theodore F. Reid in said land %-ias inherited by his JONAfS . AT11 L'aSi�2.��Q9;,6 four (4) children, Leo G. Reid, Sr., John W. Reid, Sr., Frances Reid Manuel and Madeline Reid Anderson. The interest of Elia Farmer Reid, widow, in said land was conveyed to her children and sole heirs at law, being John W. Reid, Sr., Leo G. Reid, Sr., Frances Reid Manuel, Walters C. Anderson and Lynn W. Anderson by deed dated A.gust 25, 1983 and recorded in the aforesaid Clerk's office in Deed Book 564, at Page 822. Upon his interest passed the death of Leo G,. Reid, Sr. on August 27, 19E7, ba0C7a/ to his wife, Lillie L. Reid, one of the female Grantors herein, his ?nterest in the above property. Upon the death of Frances Reid Manuel in 1991, she devised to her only child, Donald R. Dunlap, one of the male Grantor herein, her interest in the above property. Upon the intestate death of Ma,�eline Reid Anderson in ect. 8, 1977, her interest in said property passed to her sole heirs at law, her husband, Walters C. Anderson, and her only child, Lynn W. Anderson, one of the male Grantors herein. Upon the intestate death of Walters C. Anderson, his interest in said property pas3ed to his son and sole heir at law, Lynn W. Anderson, one of the male Grantors herein. This conveyance is made subject to all legally enforceable restrictive covenants and easements of record affecting the aforesaid realty. WITYESS the following signatures and seal S EAL ) Jolin eid, Sr. � / ,Ql� (SEAL) osa M. Reid i L JOWWON 4n Al L w MA. VWX~ fn.' c� (SEAL) Lillie L. Reid - 2 - I � II I ' ptl(t* & J0w»T ON ATTOMS M AT LAW ,MG"JiUI TMM OGA 'i(9-=12`'.:09GI (SEAL) ., inn W. Anderson 96nald (SEAL) R. unlap (SEAL) Gloria n Dunlap STATE OF VIRGINIA,!AT LARGE, CITY/COUNTY OFi!! ILL L� To -wit: The foregoing instrument was acknowledged before me this day of n2 1998, by John W. Reid, Sr. and Rosa M. Reid, his wife. My commission expires In 1i 3/r -?QQ-;-- fin l F(SEAj,i otary Public 9t'ATE OF FLORIDA, AT LARGE, CITY/COUNTY OFfk ap—1 , To -wit: f/ The forego' g instrument was acknowledged before me this v )U day of j—, 1998, by Donald R. Dunlap and Gloria Jean Dunla , his wife. My commission expires �- T WS Al EUCttARD (SEAL) Mycaar6ei0w i cc GPM 1"y 1EQWA- F&/Y 7. 7DC7 •Z.; YtgM Tkw Nowy Pok umm"Im tary Public STATE OF VIRGINIA, AT LARGE, CITY/COUNTY OF _JALdLi1l% To -wit The foregoing instrument was acknowledged before rae this t-'( n -, ". ': 0 n "S by day of 1998, by Lillie L. Reid, widow. My commission expires —31, L(SEAL) Notary Public r4iATE OF VIRGINIA, AT LARGE, cin/COUNTY OF To -wit: The foregoing instrument was acknowledged before me this day of 1998, by Lynn W. Anderson, single. 31, My commission expires GNotary Public VJMWN • X*WCTON ATT000drft AT LAW vwdmc Erik WWA&AA - 4 - 0 • I 10� L� I �J 1 I ' ® w�. ■ccuiDusM • ROCKWOOD O/KrIM [l. YN{IYII 6K-, 1 19G T111S DEED, made this A day of by and bcLwct-n '1'111i (:. I,. Itt1111N;;tiN (ultl'�iRA'I'IuN, .� vir��ni.� Corporation, (formerly known as THE C. L. ROBINSON ICE AND COLD STORAGE CORPORATION, a Virginia Corporation), hereinafter called the Grantor, and 41WW, L.C., a Virginia Corporation, hereinafter called the Grantee. WITNESSETH: :hat in consideration of the sum of Ten Dollars ($10.00), and other valuable considerations paid the Grantor by the Grantee on or befure the delivery of this Deed, the receipt of all of which is hereby acknowledged, the Grantor hereby grants, sells and cor.l,eys, v:th general warranty and with English covenants of titl(!, unto the Grantee, in fee simple, the following real estate, together with all improvement: and appurtenances thereto belonging but subject to all easements and legally enforceable restrictio.)!: u..0 reservations of record affecting such realty: PARCEL ONE: All that certain parcel of land containing) 67.0960 acres, lying and being situate in Gaineslc_- Magisterial District, Frederick County, Virginia, and shown as Parcel B on a plat prepared by �. W. Marsh, L.S., dated August 28, 1995, and bei,iy a part of the same land co. -eyed to The C. L. Robinson Corporation by Deed dated May 11, 1983, recorded in the Clerk's offico of the: Circuit Coi:rt of Frederick County, Virginia, in Deed Book 560, at Page 33, and being pirt of the same land conveyed to The C. L. Robinson ice and Cold St.oragc Curpnrati-011 by Deed dated May 1, 1930, recorded in said Clerk's Offi-- in Deed Book 160, at Page 460. PARCEL TWO: All that certain parcel of land containing 0.3465 acres, lying and being situate in GalnesJOro Magisterial District, Frederick County, Virginia, and shown as Parcel 80 on a plat prepared by S. W. Marsh, L.S., dated August 28, 1995, and beinn the same property conveyed to The C. L. Robinson Corpuratioi a Virginia Corporation, by Deed oated June 9, 1989, recorded in said Clerk's office in Deed Book 715, at Page 819. ro 0 • l�l'I'NI:;�;� Iln• I��II��wtu�l ,i�lii.�l�it�. .�•��I ,�.il � Till: C. if',ISil.,it, ('i;Pi'(,ei•.':1(..J,I .1 Vi-(.I :1; 1 l'(,l1-1Jt I(A, BY�;,,d LJ SEAL i n•,L:nsr,n, fresidrnt I STATE OF VIRGINIA, CITY/t'dtiD*Y OF' WLrtwii.� to -wit: The foregoing instrument was acknow,udcjed l.efore ( me this �_ day of 19J5, lby Edward B. Robinson , who is President of Thu C. L. Rohinsor. Corporation, a Virginia Corporation, on behalf of the corporation My commission exU,res f4YM. ■CCAMOU/M I) • 8"Aw a "lo w's u� fMM 1014.. 2- L� I 1 r/ I Pff0JECr A11EA 1• I ' I IHJ, ~ �, , I HI Ii III, Al r•1' Jr~^-�_— % Subdnr±turl AJnunir,(l(lfcv A/) 0i1;Vl.11'S CON -','ENT The above and futeguing Minor Rural Subdivi�tuty b,•fiv(mn the ;,,n45 .if C. I. ROBSINSON CORPORARON, u Vii(iniu t urp..,ruhc,rt, us .t lhr r.•.•,n.lJur,yin•� l.luf, is sv th the free c,•rtsertt Wtd m accordance Irrth the Under<.ryn('d owner;, /irvi.r,efr�'i. and trustees, it unt'. �4111.. Ptttjgs(, (:Ok m.vrm. NUJARY PUBLIC _ a tl ro, t_r,r.c ,rt {„,.j l,y (1,. st-ife ,r 1'n:J,,,,,1. u1 Ivr,7e. do certify Mat [`r(`/J. l/SLr �, <, �.:�re5l;lj'n[_.Mh,:;C r, r�nlB i; Sryn ed 7 , (Ire forrquirtg Owners Consent, Iws oiknowleJyeJ flit sume before n-r ,,, oil/ sivie 1C f " l,i.en un•;ar ,ny hand this _, __ duy of My comm:ss,urt expires S_/.3, /9 F _ ✓ SUlfi'E)UK'S CE107FICA111' I hereby certify that the land contuined to this Minor Rural SuhdiA,sro•t is the same land cortveyrJ to C. L. Robinson Corporation by deed:' dated 1 May Ty?c-, 11 May 1:j33, 27 October IY83 and 12 J66, 1990, said .:eels recutded r;t the Office of Ilse Clerk c,f the CircL.:r _owt of Frederick Coun(); Virginia in Deed Bool: 160 of Pj,)e 460. Geed Book 560 0: Puye 33, Deed Book 570 at Puye 209, and Deed boom 74:! of Paye 1551, respectively. rM 52 ((A)) Pc 5013 h!u/slt. I . S. , oned- RA me: Agrrcul(ural ,r1 ✓J ((A)) Pc/ 71A 4 icd. RA �y Orchard ;i3 ((A)) Pcls 71,72 <,,ned. RA tlsa; Agriculturul, Orchord fj�ul I�E1 r 'I' b��� ("• j� l�, Plot: MRS-W LK V. MAWS11 i- r, 411(It-AIE NII. --' UAIE.• 211 Au,; !u 11,43 i, Finol Plat tar MINOR RURAL SUED: VISICN llel wren The LunJs Ut C. L. ROBINSON CORPORATION G•uinesbuto Mayisleriul Uistnct l redetick Pound, Vil(irtio ..t 1'11 r) MARSH & U.-G E Land Surveyors, P.t_C. 13PNwIts Cuww,r,leftr .._ WSAW01MV1,1ruA 2.•001 (V1,1 OA r. O,AA I... ,•,.11 ne' •,oi V ., rA (.'. hf ACI: IUPIF.II RA\ 161 AT 10L N HAL 7 ria• 11 A/' _ L = 9ji)J 57' rl Alrl It 2� 1'�il•c c1 C' / 19 `, 89.0881 Acres V 17 ,O r 50' Ingress/Egress Casement l 9� Pa1-0Pl B ' / 15 � rl ' / ws. .shy•. � 1�� `� MA T C H L IN£ (See 5heet 3 of 4` 0 250 500 rx%1 C}jph,C Scale yr Feet I -= 500' C. I !'lot AM— 1411 � J.,l W. MARSH u CERTIEICATE NO. DA0 20 A.n/u0 19W- 0 11343 fl 1 See Sheet -f of J 'or Line TCSIe onJ A/e,: Summorp. Final Plat for MINOR RURAL SUBDIVISION Between the fonds Of ROBINSON CY)RP011M'1 A' Guineshoro .Wrlyi:fe'iul llistrict Frr•Ilrr" 4 ( ;aulh, Vv.1—"1 SCAT E1".."011' Phv+l of a MARSH & LEGGE cm Nur1A viwi o fhuw .....- W rKlww, V r�rru Ltkl l I"'.) A l4.0 .. • 0.1: 11 I , i � ... 1 - • ; - �� .._ , , awl sF..T, �.._ l;1 i 1 L l J MA TCH L t N L (See Sheel 7 of 4 ZONED. HA / 14 13 USE: RE51DEN17AL \ 60' H W (00 560 P 33)�J�J\ I Hereby Vacated r.%� 12 5EE SHEET 0 1 / ? y `x 4 or 4 n `� • 1 / • > cJ 1 r 1 RENNER ZONED. RA ,/ UE: RE�.�Pal•ccl A1 KV/NS N�//11. rP 5 A �'f l'.5 RA NE.�ES. ',1JHNSON JZONED: HA / rft .SE: VACANT n!RNER 6 t eP� ' �ruI' I ZONED: RA I ijul AN v 1 P I USE: RESIDENTIAL ZONEO RA USE: Rf51DENTIAL �io+p� o. i /,p� '54 \ Tc6 c cv o 230 too �000 Grophic Scole in Feet 1.z00' See Sheet 4 of 4 for Line Table and Ateu Summury, Finul Plut for MINOR RURAL SUBDIVISION Between Me Lands Of C. L. ROBINSON CORFORAVON 0 AA� Cainesboro Muyisteriul District 'Lr / Plot: MRS-IHLK.dw f'iederick Cuunf , Viriliniu 1 S V. HARSH a CERTIFICATE NO. DAtC: 1 Ssplambw ,J95 SCAIC 1"-500' Sliest 3 of u Ifi43 a ( yy! MAR�.SSHEQQE rvsa NU s(JjtdC�Vi Tji low Hog m u... jl«I �YrK�wsi«. Vr�rw awl 1 cbpy COUNTY of F 2E DERICK Department of Planning and Development 540/665-5651 FAX- 540/665-6395 MEMORANDUM TO: Finance Department (� FROM: Karen A. Cain., Office Assistant 11 SUBJECT: Return Of Sign Deposit DATE: July 28, 2003 The amount of $50.00 was deposited in line item 93-010-019110-0008 for the business named below as a deposit for a sign for Rezoning Application 03-03 for W WW, LC. They have now returned the sign and are therefore entitled to the return of their deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $50.00 to: W W W, LC P.O. Box 2368 Winchester, VA 22601 RS A/kac v UaKaren\karens' stuff\Coiiunou\SIGNURN.LS'I"\SIGNDERCONI 107 North Kent Street ®'Winchester, Virginia 22601-5000 6 0 gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality 20 June 2003 Ms. Abbe Kennedy Frederick County Planning 107 N. Kent Street Winchester, Virginia 22601 RE: WWW Rezoning Dear Abbe, 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 Thank you for your letter of June 19, 2003 and your excellent presentation at Wednesday's meeting. Please note the attached revised proffer and Generalized Development Plan which makes amends for the items which require clarification pursuant to your first three bullets. The fourth item refers to clarification of the 15,000 TPD threshold for withholding site plan applications until an updated and approved TIA can be prepared by the applicant and then reviewed and approved by the County and VDOT. The concept for a proffer of this type began during the meeting referred to in my letter of 18 December 2002 (copy attached). The clear understanding among the County staff, VDOT and applicants (WMC and WWW) was that a positive safeguard was needed to control the growth of traffic during Phase 2 of each project. On February 27, 2003, WMC proposed the proffer wording which was used in their proffer and is now being used in the WWW proffer which voluntarily withholds site plan applications at the 70% trigger points (see attached CEM letter). The words contained in the preamble to the traffic section of the WWW application contained no such voluntary trigger but referred to working out a way to review traffic issues at the master plan level. In the case of WMC this trigger was established at 14,000 TPD since this represented 70% of buildout generation. This was accepted and approved by Frederick County by proffer of WMC. In like fashion, the new WWW proffer reviewed by the Planning Commission on Wednesday established the WWW trigger at 15,000 TPD. The system we are using for both applicants produces parity of approach which accomplishes the goals of our December 18th meeting and has been approved by the County and VDOT in the case of WMC. I trust this answers your bullet item number 4. There are problems integrating the review functions of the two Architectural Review Committees. We think that coordination such as submission for review comments from each upon the application by a new site user on the combined 170 acre project is possible. We look forward to discussing this possibility as the enabling policies are established which will be at the master plan stage. Preserving quality of use within both tracts is very important to WMC and WWW. 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earthlink.net MemberAinerican Consulting Engineers Council r "r 011bert w. clifford and associates, A Page 2 By copy of this letter response we are advising both VDOT and the County Attorney of your request for additional comment on this revised proffer statement. Sincerely yours, gilbert w. Clifford & asso iates, ine. C. E. Maddox, Jr., P.E., ice President CEM/lf Enclosure cc: Mr. Jerry Copp, Virginia Department of Transportation Mr. Jay Cook, Frederick County Attorney Mr. James Wilkins, Jr. Mr. Richie Wilkins Mr. Robert Solenberger COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 June 19, 2003 Mr. Chuck Maddox, PE Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Dear Chuck, In follow-up to last night's Planning Commission meeting, prior to submitting the revised proffers and GDP for County Attorney and VDOT comment, additional clarification may be advisable. Specifically, please consider the following: • Please revise Generalized Development Plan (GDP) to show the 50' corridor buffer as a distinct feature and label accordingly. Please attach this revised GDP, and clearly reference the GDP within the proffers. Moreover, the out parcels and other land bays should be clearly separated from the buffer. • Please address and clarify the language stated in the Monetary Contribution proffer regarding the timing for the $35,000.00 monetary contribution... at the time of the first building permit of the subject property? • Consistent with your statements during the PC meeting, please revise the language regarding the 50 foot buffer to read identical (as referenced) to the WMC proffer. (See below) o "A fifty foot (50) landscape buffer along the US Route 50 frontage portion of the site. 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. " • Confirm with VDOT that the 15,000 TPD vs. the 10,000 TPD meets VDOT's approval. (as initial VDOT comments refer to in the submitted Impact Analysis Statement stating 10, 000 TPD) • Consider stating that the WWW Architectural Review Committee (ARC) and the WMC ARC will be integrated. 107 North Kent Street • Winchester, Virginia 22601-5000 0 0 Staff believes the above referenced clarifications will ensure that the proffer statement accurately reflects the applicant's commitments as communicated with the Planning Commission on Wednesday, June 18, 2003. Please submit the final signed and notarized Rezoning Request Proffer, including the GDP to the Planning and Development Department on or before Monday, June 30, 2003. The Planning Department will need this information for the Board of Supervisor's agenda. The Board of Supervisor's has scheduled the WWW, L.C. Public Hearing for Wednesday, July 9, 2003. Thank you, Chuck, for your continued cooperation. Sincerely, i Abbe Kennedy Senior Planer Attachment Cc: Mr. Jay Cook, Assistant Commonwealth Attorney Mr. Lloyd Ingram, Transportation Engineer, VDOT Mr. Eric Lawrence, Planning Director Mr. Chris Mohn, Deputy Planning Director r � gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality 12 June 2003 Ms. Abbe Kennedy Frederick County Planning 107 N. Kent Street Winchester, Virginia 22601 RE: WWW, L.C. Revised Proffer Dear Abbe, Thank you very much for your staff comments of June 5, 2003 and our meeting today. 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. Hamner Thomas W. Price We are pleased to submit to Frederick County a revised proffered dated 6/12/03 which we believe brings the WWW, L.C. rezoning petition to conformance with improvements suggested by your staff report. The original of this proffer is being signed and notarized and will be delivered to you on Friday, June 13, 2003. These proffer changes are: 1. Agreement to construct transportation improvements to U. S. Route 50 and VA Route 37 as identified in the proffers by WMC and WWW prior to the first occupancy permit being issued on the WWW site. 2. A limitation of entrances on U.S. Route 50 to three as shown on the GDP. 3. Establishment of a 15,000 TPD (average weekday volume) as the trigger to require a new transportation impact analysis of U.S. Route 50 and VA Route 37 interchange. This makes the WWW proposal consistent with the approved WMC proffer. 4. Establishment of a 50' landscaped green strip along U.S. Route 50. t/ 5. A limitation on signage within the 50' green area namely a single monument sign of 20' height at each allowed entrance. 6. Establishment of an architectural control committee to oversee onsite performance standards. 7. Agreement to perform a geotechnical study prior to improvements. 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@eartlilink.net Member American Consulting Engineers Council gilbert w. clifford and associates, in Page 2 We trust these changes are in substantial conformance with your staff comments. We are also attaching one of the illustrations which will be used in the public presentation on Wednesday, June 18`h, for your immediate reference. Sincerely yours, gilbert . cliffor asso fates, inc. C. E. Mad ox, (r7.,P.F,/,IVice President CEM/kf Enclosure cc: Mr. Charles DeHaven, Chairman, Frederick County Planning Commission Mr. Roger Thomas, Vice Chairman, Opequon District Mr. William Rosenberry, Shawnee District Mr. Cordell Watt, Back Creek District Mr. Greg Unger, Back Creek District Mr. Gene Fisher, Member at Large Mr. Robert Morris, Shawnee District Mr. John Light, Stonewall District Mr. George Kriz, Gainesboro District Mr. Charles Triplett, Gainesboro District Mr. Rick Ours, Opequon District Ms. Pat Gochenour, Red Bud District Ms. Marie Straub, Red Bud District Ms. Lynda Tyler Mr. Richard Shickle REZONING REQUEST PROFFER Property Identification Number 52-A-B and 53-A-79 Stonewall Magisterial District WWW, L.C. 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 # for the rezoning of 70.9065 acres from Rural Area (RA) Zoning District to the Highway Commercial (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. Should this petition for rezoning not be approved by the Board of Supervisors 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 Generalized Development Plan, dated November 26, 2002, sheet 5 of 5, which is 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 a new intersection shall be created to allow the relocation of VA Route 803 and to allow the intersection with a major collector road serving the WWW site. Work involved with this item to include left turn lanes on U.S. Route 50 westbound lane and eastbound lane within the median and right turn lanes onto Route 803 (EBL) and the major collector (WBL). The intersection to be stoplight controlled. The design for Route 803 relocation to be provided by owner. See item (1). 2. On U.S. Route 50, a new travel lane to be constructed on the north side of the westbound lane from the termination of the WMC (deGrange) proffer to the western limits of the WWW, L.C. site. See item (2). ot f,4- �--7 �,u 0 (Revised 6/12/03) a ro f �My-i LA� Q�Page 1 of 5 E 0 0 3. Two unsignalized intersections with U.S. Route 50 to be constructed at existing crossover points as shown. This includes all work necessary to upgrade the crossovers to VDOT standards. See item (3). 4. A major collector road with 5 lane connection to U.S. Route 50 and extending approximately 2900' to connection with the major collector to be constructed by the Winchester Medical Center. See item (4). 5. On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound lane constructed by WMC. Transportation items 1, 2, 3 and 5 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. In the event the Winchester Medical Center has not constructed items 1 through 6 contained in their proffer of April 3, 2003 (as approved by the Frederick County Board of Supervisors) then WWW, L.C. will cause this construction to proceed simultaneously with items 1 through 5 above so that all Route 50 and Route 37 1 improvements contemplated by both of the proffers will be completed prior to issuance of the first occupancy permit at WWW, L.C. The applicant shall limit entrance connections onto U.S. Route 50 to three 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 15,000 TPD (average weekday volume) without further approval by the County. The actual trip generation from the project shall be determined by the WWW, LC 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 70 acre site is not to exceed 15,000 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 WWW causes the total to exceed 15,000 TPD then it is agreed that the applicant shall not file additional site plan applications 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 intersections on U.S. Route 50 and of the Route 50/Route 37 interchange when traffic generation from the 70 acre site reaches 15,000 TPD (average weekday volume). The County may revise this 15,000 TPD limit upward, without modification of this proffer agreement, should results of the TIA show that additional loading is appropriate. Historic Preservation The existing home (#469) to be characterized by historical report prior to removal. (Revised 6/12/03) Page 2 of 5 0 • 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 Generalized Development Plan dated November 26, 2002 which is attached hereto and incorporated herein by reference. • A fifty foot (50') landscaped green strip along the US Route 50 frontage portion of the site. (#5) • A ten foot (10') landscaped buffer area along the northern 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. (#6) On Site Development All structures shall be designed to meet the following standards: 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 buildings 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 buildings 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 each project entrance (total of 3) to describe internal features. Sign height shall be limited to 20' within the 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 the 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. The Applicant shall appoint an Architectural Control Committee with responsibility for insuring strict adherence to the approved Master Development Plan, covenants and restrictions. Property owners shall be notified of conditions relating to adjoining active agricultural operations. Geotechnical Study The Applicant shall prepare a site geotechnical analysis and study for this site, as appropriate for the proper siting and design of improvements, prior to beginning construction of site improvements and buildings. (Revised 6/12/03) Page 3 of 5 5 0 0 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 70.9065 acres, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B2, 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 of the building permit of the subject property. 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 LM Date: Lo James R. Wilkins, III C. Robert Solenberger STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: Date: The foregoing instrument was acknowledged before me this day of 2003, by My commission expires Notary Public (Revised 6/12/03) Page 4 of 5 Tmical Buffer with Trail - Route 50 ,;<rtia --- -- ------------ - / oI•r'la: zk J ()FTI('I" J .ATURN IA'11oN J P {Rr: SI IARIJ) UI Nl( 1. JJJ SERVIC:h'S / at, • MsTitteirriox 41W1'r:R a, RrsLnxcll / h UL\'L.U)IIM1IRNI' v 4 Rr+]'Allr—\ / DLVLUA)PMf:VI' ROAD Coo r y 3 •./' — _ �� _ _ RI:TAII.Al. CoSMUCIAL °'t' ?r' r, r/ •`\.•ply �� RI iTAIL 4 ,�T C*�*. S>t '+x•.. V' CODL1lfJtCIA1. SV�a11' , [ sy ' "n. ' 'I; 2.,.,. } ntsIrIrss (r J B-2WINCHESTUR .. 01-110 PARS: _►ttlh / J :afI:DICAL CrNTTiR Rr) r `• �, J REZONING • r / , Rl?rA r CUNIdCRC(:IAi. D: IIC Op1K)617� 1 - J I •b�`,.: 40 err . \ tX7rINJRANCC rr � / � • w.-\ � •.. � / � r, " � I nn _tit 1•LILY lIA;T NCL' r INiF_I SECTI( W ■ WWW PROPERTY ■ Generalized Development Plan_- County of Frederick, Virginia SC ATF: I" = 20d Jf ICC t, .J kj Q � � jV4 VZ C17- / KA,,4 �,� W 5 dL�\ S MMt Tw B4G6ee � 0/M4-r cFGi6 ' -9v- G'%art/ .mac pry Typical Buffer with Tmil - Route 50 3!) 14itZZ 4�A Bonn :. III.cINF55 Jill Jut � VARK r'"a,l.til,l ' "'� OJ, It IV'), r tit f. �u \516Nftil.lhi�'1., I, r .c Y r , \'Ut 11 It ('( In\:\I � CYIIIi IV}rIFD ryi., f � c alnivn v 1Jr.e , �i>vFfaitir (�u,ti i �: ' j � r Il°, We n. xsn�dNN�+.r.x.6.,•'.�-` R' 'A g0tert w. antlaA I -F k acxraleo. arc. eAvl' bar... x—t pi a t' ff . V ft ■ WW PROPERTY ■ Generalized Development Plan 7V1I 20 �eZ�3 County of Frederick, Virginia¢' c w m m SCAM 1" = 200' 0 ! Sheet 5 of 5 0 gilbert w. clifford & associates, inc INCORPORATED 1972 r Engineers — Land Planners — Water Quality 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 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 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 WWW, 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 ~Planning 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 within the proffers. (2) Establish a way to monitor the growth of development traffic within the phases so that uncontrolled impacts can be avoided. �rn,L 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earthlink.net AlfemberAmerican Consulting Engineers Council _ .. __.. 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 fimdmg mechanism was thought to be "revenue sharing" for this unproffered improvement which would need to be requested by Frederick County. Fhe County staff transportation concerns are further summarized: i) 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 nd "sense of place" inherent in the directives of the Round Hill Plan need further definition in the proffers. �e 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 anctional and aesthetic issues to which you refer To the extent that the crystal ball allows, further defining of sese proffers are in order as we go forward in order to meet the common goals of this partnership. Je will be providing specific answers to the above concerns through agreement with owners and amendment f the respective preliminary proffer statements. I would appreciate input by staff and VDOT regarding the pope of this amendment effort. 'hank you again for your review and comment on these important projects for Frederick County. incerely yours, ilbert w, clifford & associates, inc. E. Maddox, Jr., P.E., Vice President Mr. Ben Lineberry, VDOT Mr. Doug Rosen, Wmchester Medical Center Mr. Richie Wilkins, WWW, L.C. Mr. Sohn Callow, PBR&A A gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality 27 February 2003 Mr. Chris Mohn, Deputy County Planner Frederick County 107 N. Kent Street Winchester, Virginia 22601 RE: Rezoning Winchester Medical Center Dear Chris, 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 Thank you for our meeting on February 7 after the public hearing at the planning commission on February 5. As is always the case, the exchange of ideas at the public hearing with the Frederick County Planning Commission has helped to focus our land use proposal to create a better project for Frederick County. We focused our attention on the primary issues discussed and hereby offer the following mitigating actions: "More detail and specification is necessary on aesthetics along the Rte 50 frontage" The Winchester Medical Center (WMC) has directed the expansion of the 30' landscape green strip to a 50' width. (See proffer, page 2 of 4) This restricts parking lots and buildings from being built closer than 50' to the Route 50 Right of Way line. This offers more space for additional plantings and landscaping and hiker/Biker trail system along the frontage. We are currently working on a graphic representation, including a crossection, and this will be available for distribution to the commission and staff prior to the hearing. "Route 50 Signage" After discussions with staff and the Medical Center, it was decided to utilize a single monument sign near the entrance and within the 50' landscape buffer area. The maximum height of this sign shall be 20' above grade. "Transportation Issues" After significant discussion with WMC and staff, it has been decided to offer a proffer to limit development of the WMC 100 acre site to 70% of build out trip generation until an updated transportation analysis (TIA) can be performed using actual improvements and lane geometry and actual trip counts in order to determine the build out Levels of Service on Route 50 and the Rte 37 interchange. The County would allow development to proceed beyond the 70% level only after being 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earthlink.net Member American Consulting Engineers Council r A 0 0 gilbert w. clifford and associates, inc Page 2 satisfied that acceptable and manageable levels of service can be maintained. This is a major concession by the WMC since current proffers in existence for the 50 acre "deGrange " B-2 tract allows 100% of traffic generation without such controls. The WMC justifies this action by its desire to have quality transportation planning along its frontage and to do this by working closely with the County as development goes forward. WMC continues to push for western access to the Rte 37/WMC interchange, which can provide a true long-term solution for the Rte 50 corridor. An additional proffer restricts entrances on Rte 50 to a maximum of 2, consistent with the GDP. We have also been able to address the bicycle trail issue. Please accept the attached proffer (rev 2-24-03) as our proposal for mitigation of issues arising in the hearing. We look forward to meeting with the Commission again in March to request their recommendation of approval to the Board of Supervisors. Sincerely yours, gilbert w. Clifford & asso iates, inc. C. . Maddox, Jr., P.E., Vice President CEM/kf Enclosure cc: Mr. Doug Rosen, WMC 6 0 COPY FOR YOUR INFORMATION COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAY: 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 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 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 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 November 4, it was agreed that 107 North Kent Street • Winchester, Virginia 22601-5000 0 • 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 PlanforFrederick County, Virginia, p. 7-5, 7-12, 7-13). B. 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. I� 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 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 the corridor design goals of the Round Hill 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 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 0 0 4 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, 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 U:\Chris\Conmion\Rezoning\2002 Prelim Continents\WMCandW W W.wpd 0 gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality 18 December 2002 Board of Directors: Mr. Christopher Mohn President: Thomas J. O'Toole, P.E. Deputy Director V Vice Presidents: Frederick County Planning Charles E. Maddox, Jr., P.E. Earl R. Sutherland, P.E. 107 N. Kent Street Ronald A Mislowsky, P.E. Winchester, Virginia 22601 David J. Saunders, P.E. Directors: 1 William L. Wright WMC and WWW Rezonings MichaRE: W. A. Hammer Thomas 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 1 structured approach to the combined land bay development of WMC and YAW, 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 Planning 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 within the proffers. (2) Establish a way to monitor the growth of development traffic within the phases so that uncontrolled impacts can be avoided. gh 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 dMk (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earffihnk.net Memberflmerican Consulting Engineers Council 1 " 0 1 gilbert w. clifford and associates, inc Page 2 L�, (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 tinting issues of the proffered improvements. 1Also, the staff issues outlined in your letter of 12 December regarding architectural compatibility, landscaping Vand "sense of place" inherent in the directives of the Round Hill Plan need further definition in the proffers. e 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 ctional 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. tWe will be providing specific answers to the above concerns through agreement with Owners and amendment f 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. rncerely yours, Albert w. clifford & associates, inc. E. Maddox, Jr., P.E., Vice President CTM/lcf' Mr. Ben Lineberry, VDOT Mr. Doug Rosen, Wmehester Medical Center Mr. Richie Wilkins, W-WW, L.C. Mr. John Callow, PHR&A [I a , Nei, -t -wy. c1111'or d & assod, n' INCORPORATED 1972 Engineers Land Planners — Water Quality 8 October 2002 Mr. Eric Lawrence Frederick County Planning 107 N. Kent Street Winchester, Virginia 22601 RE: WN"V, L.C. Rezoning Dear Eric, Board of Directors: President: Thomas J. O'Toole. P.E. Vice Presidents: Charles E. Maddox, Jr., Y.E. Earl R. Sutherland, P.E- Ronald A. Mislowskv. P.E. Da,,dd J. Saunders, P.E. Directors: William L. Wright Michael A. I lammer Thomas W. Price We hereby request the preparation of an impact model run for the above referenced property. A plat showing the property and an excerpt from the transportation study is attached which shows the uses proposed. The site includes 70.9065 acres of land presently zoned RA with proposed zoning to B-2. Thank you for your assistance. Sincerely yours, gilbert tea. c '` a-d & ssociatcs, inc. C. E. Maddox, Jr., P.E., Vice President CEIM/kf Enclosure 0 c T 0 8 2002 DEPT. OF PLANNI N,GEVELOPMENT y k 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwearam@earthlijik.net earthlink.net Allernber American Corrsrrlling 1 ngineers Council 0 2006 BACKGROUND CONDITIONS PHR+A grew the existing traffic volumes along Route 50, Route 803 and Route 37 NB/SB ramps using an historic growth rate of 5% per year (compounded annually). Figure 3 shows the 2006 background ADT and AM and PM peak hour traffic volumes at key locations within the study area. Figure 4 shows the respective 2006 background lane geometry and AM and PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. TRIP GENERATION The number of trips produced by and attracted to this site were established using ITE's Trip Generation Report 6th Edition. Table 1 shows the trip generation results for the proposed WWW Property. The trips shown in Table l were then 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 Trip Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour ADT, n Out Total In Out Total Code 750 Office Park 35 acres [7�02 61 763 136 769 905 6,304 813 Discount Superstore 135,000 SF27 I22 248 253 263 516 6,101 820 Shopping Center I50,000 SF24 79 203 394 427 821 8,847 Total 53 1 262 11,215 1 782 11,459 12,242 �21�,252 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 WDVW Property development. Figure 6 shows the respective development - generated AM and PM peak hour trips and ADT assignments along the study area roadway network. A Traffic Impact Analysis of the WWW Property PH R+A August 23, 2002 Page 4 OUTPUT MODULE APPLICANT: WWW Property Net Fiscal Impact LAND USE TYPEB2 Costs of Impact Credit: Cfoditsto be Take Total Potential Adjustment For REAL EST VAL $105,175,189 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per FIRE &RESCUE 9 Capital Fe-Qiltiies col sum only) OpeLSQap Equip Expend/Debt_S, Taxes —Other (Unadjt,siQd) Cost Bellme Fa ilit�es-lmoact Dimling Unit Fire and Rescue Department $383,331 $0 $0 $383,331 ERR Elementary Schools $0 $0 $0 $0 — $0 $0 ERR ' Middle Schools $0 High Schools $0 $0 $0 $0 $0 $0 ERR Parks and Recreation $0 $0 $0 $0 $0 ERR Public Library Sheriffs Offices $0 $65,084 $0 $0 $65,084 $65,084 $0 ERR Administration Building $0 $0 $0 $0 $0 ERR Other Miscellaneous Facilities $0 $156,056 $172,295 $328,351 $328,351 $0 ERR SUBTOTAL $383,331 $221,139 $172,295 $0 $393,435 $393,435 $0 ERR LESS: NET FISCAL IMPACT $29,188,778 $29,188,778 $29,188,778 $29.188.778 ERR NET CAP. FACILITIES IMPACT $01 ERR 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 METHODOLOGY _ 1. Capital facilities requirements are input to the first column as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations is input in row total of second column (zero if negative); included are the one-time taxes /fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. 6. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed. NOTES` Model Run Date 10/08/02 ERL Project Description: Assumes 866,250 square feet of office use and 285,000 sq.ft. retail on 70.9 acres zoned B2 District. Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 day s from the model run date. 2001 MODEL 1� • 2i1� i i - pig pe 7� APPROX/MA T LIMI TS or 100 YEAR FLOOD PLAIN 2� 6 a 101 N M. z -) U S. dt h ,Q, W" LC 52—A—B 67.4426 Acres so- R/W WWW LC ; me xo-p .1M1 53-A-79 /, �i1r 16ovfe° 3.81O5 Ac ZO1VE0: RA n USE RESVENnAL ° °O _ a o Figure 1 WWW PROPERTY gilbert w. clifford j�q�, � & associates, inc. CONCEPT PLAN E" an°Qrs rand PlafY1 e Water Ouft ti 117 E. F icadilly St. Yfinchester, Virginia 22601 GAINESSORO MAGISTERIAL DISTRICT FREDERICK COUNTY l9RGINIA I VOICE: (540) 667-2139 FAX: (540) 665-0493 9ML• grcliffOmnsinc.com Rezoning Application WWW Property Route 50 West Prepared by: Gilbert W. Clifford & Associates, Inc. ,/q 117 E. Piccadilly Street N 952003 Suite 200 Winchester, Virginia 22601 540-667-2139 Frederick County, Virginia IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF THE WWW L.C. PROPERTY Gainesboro Magisterial District October, 2002 Prepared by: Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 Phone:540-667-2131 Fax:540-665-09493 E-mail: gwcaram@earthlink.net � I I I I I I I I I I I I I I I I I I I I Table of Contents L 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. Generalized Development Plan V. Frederick County Impact Model VI. Fiscal Impact Proffer Statement VII. Agency Comments VIII. Survey Plat and Deed IX. Tax Ticket X. Appendix C� 1 Ll i APPLICATION 1 F 1 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 C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 2. Property Owner (if different than above) Name: WWW L.C. Address: 13 S. Loudoun Street Winchester. Virginia 22601 3. Contact person if other than above Name: C. E. Maddox, Jr., P.E. Telephone: 662-7215 Telephone: 667-2139 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees X Deep of property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 1 5. The Code of Vir14inia 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: WWW, LC Members: James R. Wilkins, III C. Robert Solenberger 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. Adjoining Property: See Attached PARCEL ID NUMBER USE Vacant Commercial & Business Office 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). 1700' west of Route 37, just north and adjacent to U.S. Route 50. Information to be Submitted for Capital Facilities Impact Model 2 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 52-A-B, 53-A-79 Districts Magisterial: Gainesboro High School: James Wood Fire Service: Round Hill Middle School: Fred. Co. Middle Rescue Service: Round Hill Elementary School: Apple Pie Ridge 10, Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 67.0960 RA B-2 3.4640 RA B-2 0.3465 RA B-2 70.9065 Totalacrea a to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family Home 0 Townhome 0 Non -Residential Lots 0 Mobile Home 0 Sauare Footave of Proposed Uses acres Service Station acres Manufacturing acres Warehouse Other Multi -Family Hotel Rooms 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 Charles E. addox, Jr., P.E., VP — Vilbert W. Clifford & Associates, Inc. % - 3 Owner�/ s) 9 Date /James R. Wilkins, III ' , � Date ' C. Robert Solenberger m�� Mao no� r r m r m r r m m m m m ID # ame/Address Use Gonin 53-A-68 Winchester Medical Center, P.O. Box 1334, Winchester, VA 22604 Medical B-2 53-A-69 Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-A Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-70 C.R. & Bessie Solenber, er, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-73 Page & Elva Huffman, 194 Echo Lane, Winchester, VA 22603 Residential RA 53-A-74 Bernard & Carolyn Turner, 424 W. Cecil Street, Winchester, VA 22601 Residential RA 53-A-75 Nancy Johnson, 2054 Northwestern Pike, Winchester, VA 22603 Vacant RA 53-A-77 Nancy Johnson, 2054 Northwestern Pike, Winchester, VA 22603 Residential RA 52-A-C Silver Lake Properties, LLC, 13 S. Loudoun Street, Winchester, VA 22601 Residential RA 52-A-71B Gregory & Stacie Bishop, 108 Stonewall Drive, Winchester, VA 22602 Vacant RA 52-A-71A Commonwealth of Virginia Vacant B-2 52-A-252 Winfred & Mary Ashwood, 2255 Northwestern Pike, Winchester, VA 22603 Residential RA 52-A-253 Joyce Casey, et als, 775 Fox Drive, Winchester, VA 22603 Residential RA 53B-1-1 Barbara A. Haun, 2117 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-2 Barbara A. Haun, 2117 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-3 Preston & Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-4 Preston & Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-5 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Vacant RA 53B-1-6 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Residential RA 53B-1-7 Robert & Lilly Fletcher, 2153 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-8 Mary F. Grim, 2161 Northwestern Pike Winchester, VA 22603 Residential RA 53B-1-9 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-9A Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-10 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-11 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-12 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-13 Gloria Kirk, 100 Stonewall Drive, Winchester, VA 22602 Residential RA 53B-1-14 Stephen & Joyce Ann Mauck, 137 Round Hill Road, Winchester, VA 22602 Residential RA 53B-1-15 Stephen & Joyce Ann Mauck, 137 Round Hill Road, Winchester, VA 22602 Vacant RA 53B-1-16 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-17 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-18 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53-A-81 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA 53-A-82 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA II H SUMMARY 11 11 I Ll „w_ ' 1 F] II. General Criteria and Summary Impact Analysis Statement As traffic volumes build and new road improvements are made it is natural that an increase in need for commercial and business services will be realized. The siting of the Winchester Medical Center along the Route 37 corridor and the significance of the Route 50 arterial road to regional commerce has brought about the need to begin planning for the demand for increased services. It is only logical that Frederick County would encourage business and commercial enterprises to locate in the County because of the significant increase in tax base generated but, it is likewise important for the impacts associated with such development to be minimized and that the sites be located in logical locations. The Frederick County Board of Supervisors together with its Planning Commission recognizes the significance of the Route 50 corridor especially the northern area in its comprehensive plan. Also the Board established road corridors to handle the increased traffic associated with such 1 development and provided for a vision whereby commercial and industrial development could be brought to the Route 50 corridor in an aesthetic and environmentally satisfactory way. tThis petition presented by the landowners is a cooperative attempt to bring the correct zoning complete with proffers in order to implement the County's Round Hill comprehensive plan. Zoning is only the first step and history records that build out of such facilities come in a stepwise rate and over time. The importance of zoning this property now is to begin the process and to preclude competing land uses from creating a less systematic and satisfactory approach to such development. The time for bringing this petition forward was thought appropriate in light of proposals by the Winchester Medical Center for expansion of the main campus on the west side of Route 37. This allows the WWW project to be planned together with the Winchester Medical Center's proposal and to allow the Planning Commission and Board of Supervisors an ' appropriate regional look at how this planning can be implemented in a manageable way. In order to provide the facilities planned with positive County fiscal impact, it is necessary to form relationships and business agreements between various uses in order to bring the necessary water and sewer and road system to fruition. Also, a key element in the need for this rezoning is the decision by Winchester Medical Center to 1 change the land use of their 100 acre site to a medical support use. This will reduce the "retail" commercial density on the deGrange site which increases the need for additional retail uses in the corridor. This petition evaluates the proposed impacts on the 70 acre WWW property and outlines the mitigating steps necessary for a manageable business and commercial enterprise. 1 WWW L.C. Impact Analysis Statement It is requested that the Agencies, Planning Commission and Board of Supervisors make input into the designs proposed and ultimately approve this rezoning as an important and integral part of Frederick County's future. I I 1 L� � I � I I I III I I IMPACT ANAL YSIS 11 I I I 1 u WWW L. C. Impact Aiialysis Statemetit III. Impact Analysis A. Site Background and Histo The site of this rezoning has been in orchard use for many years. In 1995 the site was subdivided and sold at a land sale auction to WWW L.C. who are the petitioners in this rezoning. ' The Round Hill Land Use Plan which is a part of the Frederick County Comprehensive Plan calls for this site to be developed in business use and calls for a phasing of this development to occur from east to west on the site. In order to prepare for this highest and best use of this property in accordance with the Comprehensive Plan, the owners hereby bring forward a zoning petition including a conceptual plan for B-2 zoning. Although this site may not develop fully for many years, it is important to provide for a plan of development for a number of reasons, some of which are as follows: ' a. To coordinate the primary entrance design of the major collector roadway with VDOT planning on the south side of U.S. Route 50, i.e. Virginia Route 803. b. To coordinate details of connection and use with the proposed MS and B-2 '' district being proposed by the Winchester Medical Center to the east. C. To provide for marketable and desirable commercial and business locations which can be a source of jobs and revenue for Frederick County. ' d. To secure a business use for this property to eliminate creep of residential uses in the rural areas of Frederick County. After acquisition of the 67 acre parcel the owners began negotiation and secured ownership of other adjacent residential parcels which may have come in conflict with an ultimate plan for business. The assembled parcels bring the total lands in this petition to 70.9065 acres. ' Figure I shows the relationship of this site to the Route 50 and Route 37 corridor and includes the land in its entirety being requested for rezoning to B-2 from its present RA zoning classification. r O »n y 1.4 2" + All. .. ,, YL '.••�.0 a �y{ �.L: II 5 IT cal 4 rr r ems-, 1((if9955 r 2_.. .3 .' .: i ; . ,� :, m� _. • �! ter yt.i l . ,Nei Mange a yp y �4• Art w f _ 'Y" . •. �� +. - a . ° I ' . -'� Ey` , •� r ` ti ti . 6.PROPERTY, 1 Y- _ • gilbert w. clifford & associates, inc. N ' O) LOCARON MAP Engineers Land Planners Water Quality 117 E PioAd SL Wndrattr, Vtghct 22601 S-MNEWALL A94G57MAL DSMCr FROSINC.K COUNTY, VeROW14 VOCE (%0) K7-2139 ft (50) 565-04Aa Figure 1 1 WWW L. C. Impact Analysis Statement B. Location and Access Figure 3 shows the location and topography for this site. Figure 4 provides the location ;vithin Frederick County which shows a very central location which undoubtedly is desirable for business in the future. Access is provided to the site by U.S. Route 50 with a main intersection which u~ltinnately ' will be stoplight controlled. Discussions with VDOT suggest this main entrance also result iii a relocation of Route 803 to the south in order to eliminate a saabstandard condition at the present Route 803/Route 50- intersection. A new major collector roadway will ultimately be in place connecting U.S. Route 50 to U.S. Route 522 as described in the transportation section. The major connector location with U.S. Route 50 proposed in this petition will intersect with a northlsouth collector on Winchester Medical- Center t property in accordance with their generalized develop—ment plan. This will provide air integrated transportation plan with multiple, access ways consistent with good planning for commercial and business use. 1 1709 DO 53=A-79 ' ?• �` LC //� 3.4640 Acres 1 \ APPROX/N14TE Zoned:1 100 % _ , ;;; ; ) .r = ~- , - ,�� ; Use: Residers tiai YEAR FLOOD PL;4#v ( \� X�l Zoned: RA Y Use. UiP. le 67.4426 Acres Zoned: RA Use:-. Residential \ r 67 (�oS ROUT ' wd SO � p "`.E.,,® '/¢ \ '•� - J ,� . R/wJ �(�� _. -_ G O � ✓/ ��\tea$ _•� a,, .' 1 1 / r 4 KT j WWW PROPERTY �. gilbert w. Clifford & associates, inc. ' CONCEPT PLAN \ O Er*a.ra Lana t°lurixa water a,rh O O 117 E. Picodlly St. Winchester, Y°q'mio 22601 . 6A/N£S80R0 mAGISTER/AL DISTRICT FREDER/CK C0UN7Y, /RGIN/A VOICE: (540) 667-2139 FAX: (540) 665-0493 Figure 5 WWW PROPERTY Location in County ' o � GA/N£SBORD AS4ClSTERL4L DISTRA^T FREDERICK COUNTY. NRC/NG4 gilbert w. clifford 90 do associates, inc. F„&w«. Land�.� waar ou.ny 117 E Pico* St WiirxhmW. **io P2601 (540) 667-2139 FAX (540) 665-M3 B AM : gw=w*earttiinkcan Fiqure 4 WWW L. C. Impact Analysis Statement r C. Site Suitability The subject site is located in the limestone region of Frederick County as shown on the geologic maps. (See Figure 5). This limestone has weathered to create a clay soil condition of varying depths on the site. This type geology is readily developable and is good for foundations pending site analysis prior to development. Although limestone regions can be subject to karst activity which involves solution channels and subsurface voids, the presence of this type of activity is not evident on the site. Groundwater flows generally from west to east. Due to the sensitive nature of groundwater in limestone regions appropriate actions need be taken in the development of the site to prevent groundwater contamination. Slopes on the site run between 2% and 15%. (See Figure 6). The higher intensity uses shown in the Generalized Development Plan are focused on the east side of the site which is as suggested by the slope analysis as well as its proximity to Route 37. The site is characterized by a high ridge on the west with a downhill slope increasing to the east and breaking at the midpoint to a level plain continuing to the east property line. The continuously rising slope from east to west will provide the site clear visibility from Route 37 and Route 50. Buffering shall be provided along the Route 50 frontage to properly separate parking areas. Corridor appearance is to be enhanced by significant landscaping and appropriate use of green areas. Woodlands are essentially old apple trees being taken out of production at this writing. A woodlands analysis is shown as Figure 7. There are no wetlands identified or lakes and ponds. The slope analysis indicates there are no steep slopes greater than 25%. A concept plan showing the relationship of various uses is shown in Figure 8. This site is well suited for the proposed uses. ti fi .� •� �y " � o ■awrf i ,�. i C^ PROJECT r r = � tl t•A AREA Y............ 44 Ali 316.... 4`f F re WWW PROPERTY � gilbert w. Clifford � & associates, inc. INS GM OGIC MAP Engmeere Land PWvws water Owdty 117 E. Picadilly St. Winchester, Virginio 22601 FREDERICK COUNTY, VIRGINIAVOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL: gwcorom®earthlink.com Figure 5 xx fill _lax4-1 IV 1 ) r = QAr 803 _ WWW PROPERTY v \ gilbert w. Clifford & associates, inc. IINS o SL 0PE ANAL YS/S Enghe►e.e Land tie water oua ty O 117 E. kodill St. 1Vmchester, Virginia 22601 GAINESBORO MAGISTERIAL DISTRICT FREDERICK COUNTY, t/IRCINIA VOICE: (540) 667-2139 FAX: (540) 665-0493 EML• grdiffAmnsinc.com Figure 6 "IV Sr TIAol t � •' � j - � -, f • '3 `s r � ' Z 4 . �"-,.. l _ _ • ♦ ``s a ads �ik,%i , VA 4 3 14 Y • _?: d` r ma1201 y. r, . t -f . WWW PROPERTY v gilbert w. Clifford *& associates, inc. WOODLANDS ANAL PSIS Ervkm" LWW R"""" waste oumny QO Q 117 E Ficcdk St. Wirdester, Yrgirio 22601 G4/NESBORD YAG/STmw D/S7per FREDER/CK C011N7Y wRGINL4 VOCE (540) 667-2139 FAX- (540) 665-0493 MU gKorvnOwftr nd Figure 7 I I I I I I I I x/ Xx/ V ;Y/ j, J DISCOUNT SUPERSTOR SHOPPING CENTER VDIO IT REGIONAL MAINTENANCE CENTER COMWER OUT - 'A WWW PROPERTY gilbert w. Clifford & associates, inc. oEngkvwm Land Pkm w wi•water omft 0., CONCEPT PLAN 117 E Pico* SL Wdester, Vroia 22601 VOCE. (540) 667-2139 FAX- (540) %5-M3 BW- gKww*emihkkM CwNESBORO MAGISTERIAL DISTRICT fREDERICK COUNTY, MOW Figure 8 1 bill,VW L. C. IntpactAnalysis Statement I ' D. Traffic A complete transportation study was conducted in between late 2001 and December 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 1 planning for Frederick County in the area between U.S. Route 50 and U.S. Route 522. The Agency review period on this rezoning request has included an exhaustive review of ' traffic impacts from this proposal as well as the WMC 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 during Phase 1 development with phased construction meeting VDOT approval and ' improvements completed prior to Phase 1 occupancy permit. (2) The proper traffic function of WWW, LC depends on completion of improvements proffered by WMC. If Phase 1 development of WWW, LC ' proceeds ahead of WMC the WMC proffered improvements are to be constructed by WWW, LC pursuant to reimbursement agreement with WMC. (3) Applicant to provide automatic trip count monitoring at the U.S. Route 50 connection. (Major connector intersection). (4) As generated traffic reaches 10,000 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 collectors. Also, actual "pass by" trips can be determined. 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. (Revised 1/23/03) 1 IM"W L. C. ImpactAnalysis Statement r As is normal in commercial and economic development style projects, it will take a r number of years to implement the zoning. The traffic study predicts reasonable and manageable traffic conditions to prevail through Phase 1 and into Phase 2 as modeled for the combined WMC and WWW, LC projects. The proposed proffer represents a r 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. r r r r r 1 1 r 1 r r r r (Revised 1/23/03) r I f igure Y 1 1 t � ,+ H v rr /r o TRAM. ■ o 0 CAM SBORO MAGIST£RA ;d { r 4;111*, Ilk Jr -Ow It 'OPERTY gilbert w. clifford do associates, inc. 4 TION PLAN Enot "m LwA Phmvmm ` Wrier ouaRY 117 E Pioo* SL %dam, Vii*io 22601 "T FR£D£RICK COUNTY, ORGINL4 MM- (540) 667-2139 FAIL• (540) %5-040 EWL• gw=w*ea WidL"et Figure 10 my PROPOSED MAJOR COLLECTOR ROADWAY FUTURE INTERSECTION FOR WESTERN ACCESS PROPOSED MAJOR COLLECTOR ROADWAY IV vZ, 2?/V lit www PROPERTY COMPREHENSIVE TRANSPORTATION PLAN C C (PHASED) /,Vf-580RO wGISTERAL D67RICT FREDERCK COUNTY WRGIN14 AM Fshion D, 7-, gilbert w. clifford L*-)- & ossociates, inc. Engirom Land PWIMM Wdsf OU&BY I I I E Rco* SL Vrwhestff, Wgirim 22601 VOICE (540) 667-2139 FAX- (540) 665-OW BALgKmm*emWmLnet Figure 11 A Traffic Impact Analysis of the WWW Property Located in: Frederick County, Virginia Prepared for: Gilbert W. Clifford & Associates, Inc. 117 East Piccadilly Street Suite 200 Winchester, Virginia 22601 prepared by: Pa-tton Harris Rust & Associates, pc Engineers. Surveyors. Planners. Landscape Architects. PH" Church Street, S.E. LeeLeesburg, Virginia 20175 T 70377 F 703.777.372.3725 December 5, 2002 ID OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the WWW Property 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 Route 50 and the Major Collector, respectively. 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 WWW Property were obtained through a ' sequence of activities as the narratives that follow document: • Assessment of background traffic including other planned projects in the area of impact, 0 Calculation of trip generation for the VrVVW Property, • Distribution and assignment of the WWW Property generated trips onto the completed 1 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 1 Patton Ha rris Rust & Associates, pc (PHR+A) conducted AM and PM peak hour manual turning movement counts at the intersections of Route 50/Route 803, Route 501 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. A Traffic Impact Analysis of the VAM Property PhRA December 5, 2002 Page 1 No Scale Valley Health Systems Interchangc (5)1 j* (995)1420,.,,=,j� AM Peak Hour (PM Peak Hour) 1_ Figure 1 Existing Traffic Conditions PH ��A Traffic Impact Analysis of the WW Property December 5, 2002 Page 2 11 No Scale 1 U 6i� Signalized 7y Valley Health Systems Intersection ` Interchange (B LOS = C(C) O� C 7� (C) )C �► Ro oft�($)C �� ufe $0 �`� Off, SITE 0 3 Unsignalized o l� 'H Intersection U n Q �• 0 .ro Route 50 '��/ �♦ U �^ 71 Unsignalized o�w Intersection / AM Peak Hour (PM Peak Hour) * Denotes Critical Unsignalized Movement 1 Figure 2 Existing Lane Geometry and Level of Service PH JL� A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 3 PHASE 1 (2006) . The purpose of this Phase 1 scenario is to maximize the WWW Property ' development while maintaining a four -lane Route 50. All traffic will enter and exit the site via the proposed Route 50 site -driveway. Additionally, PHR+A included a proportional amount of Valley Health Systems and Degrange Properties trips as background traffic. 2006 BACKGROUND CONDITIONS I* 1 I In order to accurately depict future conditions_ within the study area, PHR+A considered all trips associated with the Valley Health Systems and Degrange Properties 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 Valley Health Systems and Degrange Properties. 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 Valley Health Systems and Degrange Properties ITE Code Land Use Amount AM Peak Hour PM Peak Hour In Out Total In Out Total �.I. Valley Health Systems Property 150 Warehousing (Distribution Center) 5 acres 63 25 88 25 47 710 Office (Administration Building) 50,000 SF 94 13 107 23 112 73 135 383 779 750 Office Park 5 acres 620 350 30 381 34 194 228 2,241 Nursing Home 24,000 SF 7 4 10 4 6 10 164 253 Elderly Housing - Attached 80 units 4 2 6 5 3 8 Sub -total 518 74 592 91 363 454 278 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 77 820 Shopping Center 25,000 SF 43 27 70 121 131 252 398 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 1 173 875 355 672 1,027 9,198 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. A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 4 No Scale (5)1 m.0 (1245)1825 w.♦ (10)5 .M%I., Figure 3 ry'�1 Valley Health Systems Interchange Average Daily Traffic : 2006 Background Traffic Conditions A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 5 No Scale Cl �� (B)C = oute Signalized \ Intersection LOS=C(B) 0 Signalized Intersection LOS = C(C) C(D) �C)C V► Route SO CV ciy� 4 SITE Unsignalized Intersection a $ Signalized -- .> Intersection �j q LOS = C(D) o 50 d ,,Route .�.� A (C)D ir cbZ - I x Valley Health Systems Interchange 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 WWW Property PR+A December 5, 2002 H Page 6 ti r 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 WWW Property. 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. Table 2 WWW Property Phase 1 Trin Gt-_neratinn Cnmmary ITE Land Use Amount AM Peak Hour Y PM Peak Hour ADT In Out Total In Out I 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 1 520 179 699 1 408 588 995 11,137 2006 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network �r surrounding the site. Figure 5 represents the trip distribution percentages into and out of the proposed WWW Property. 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 WWW Property 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 A WM 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 WWW Property are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `D' or better for 2006 build -out conditions. r A Traffic Impact Analysis of the WWW Property PH� December 5, 2002 Page 7 � I I I I I I I I I I I I I I I I I �i No Scale Valley Health Systems Interchange SITE 0 U > U � O � U � o Route 50 I' o� PT TR+/ \ I —i H i �c L Figure 5 WWW Property - Trip Distribution Percentages PHI2A A Traffic Impact Analysis of the VAM Property, December 5, 2002 Page 8 No Scale J tau -a / (379)104 �♦ 92(S4) 4- r/ Valley Health Systems Interchange 1 M N AM Peak Hour (PM Peak Hour) ** Denotes Pass -by trip reduction Figure 6 WWW Property - Phase 1 Development -Generated Trip Assignments p A Traffic Impact Analysis of the VJWW Property H�{ + / \ December 5, 2002 11 Page 9 No Scale (85)88 ..,# (1205)1807..+ (10)5. % ,r n Valley Health Systems Interchange Average Daily Traffic AM Peak :oHour) Figure 7 WWW Property - 2006 Build -out Traffic Conditions 10A Trafc Impact Analysis of the WWW Property R+A December 5, 20 Page 10H0 No Scale X U � �`b,� Signalized Valley Health Systems '%d Interchange B(C) Intersection LOS = CM) '0%to ~ D(D) oute - 4*,W* (D)C Route SO Signalized �, Intersection �1K ftft► 1 LOS=C(C) �>► �° aq SITE Signalized o Intersection LOS = C C ( ) Sig nalized 2 3 Intersectionu LOS = CM) o C Q B(C) �..■ LL ♦�'� e Route 50 J 1 LL ~� B(D) (C)D *4 r w4 r ~ (C )D �= Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 8 WWW Property - 2006 Build -out Lane Geometry and Level of Service R+A A Traffic Impact Analysis of the WWW Property PDecember 5, 2002 H Page 11 L i is 7 Lei 1 1 PHASE 2 (2012) The purpose of this Phase 2 scenario is to include the entire WWW- Property development while maintaining a six -lane Route 50. Traffic will enter and exit the site via a Route 50 site -driveway and a Major Collector site -driveway. The Major Collector will have access to Route 50, Route 522 and a redesigned Valley Health Systems interchange. Additionally, PHR+A included all Valley Health Systems and Degrange Properties trips 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 Valley Health Systems and Degrange Properties through Year 2012. Using the 6th Edition of ITE's Trip Generation Repor, , PHR+A has prepared Table 3 to summarize the trip generation for the 2012 Valley Health Systems and Degrange Properties. 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 Valley Health Systems and Degrange Properties 2012 Trip Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour ADT In Out Total In I 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 Degrange 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 1 321 1 1,607 1 770 1 1,564 1 2,334 19,761 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. PHRn A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 12 I I� � I I I I I lJ I I I I I I I I I I I I I I I I No Scale 0 U U 0 9 \ O NO ),P to/from VHS n err -a.,..-- O � 287(42S ( 93O i)801 4� 8gg(19) 66) �43 ��Rqo o L SITE o O U U 3 — U �.1(4) v�v o _ 130(62448) 81243) \ JI L je . 985(109) Route 50 J I L - ��� t— 0(0) (1695)2493 ■y (130)199...p t (1687)2403 um.) r _ t (13)7 (2)2—% n� H � QjO 4- o�- ti� Valley Health Systems Interchange (to be redesigned) LIMEM AM Peak Hour (PM Peak Hour) Figure 9 2012 Background Traffic Conditions PHRn A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 13 to/from VHS v 0 0 Signalized 7d Intersection LOS = C(C) Route SO (8)C ii► )) If aftmoo CV Unsignalized 20 Intersection Signalized 3 Intersection U QLOS = C(C) o B r� F(C)* C oute 50 J ! LL � *)A � (C)CM.O. 7,� 1� Valley Health Systems Interchange (to be redesigned) � Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 10 - 2012 Background Lane Geometry and Level of Service + December 5, 2002 HPage 14 b 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 WWW Property. 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. Table 4 WWW Property Phase 2 Trin Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour ADS, 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 953 1 262 1 1,215 782 i 1,459 i 2,242 21,252 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 WWW Property. 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 WWW Property assigned trips (Figure 12) were added to the 2012 background traffic (Figure 9) 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 WWW Property are acceptable and manageable. All study area intersections (with improvements) maintain acceptable ' levels of service `C' or better for 2012 build -out conditions. i A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 15 —1 "N-1 l Figure 11 WWW Property - 2012 Trip Distribution Percentages P H R+A A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 16 1ti to/from VHS O � � Y �232)35 3-ft 1 71(1p3)Cly h o \ U 1 � U .al kn Q %.268(183) 15 -11(-29)** AL �.�.257(154) _ Route 50 `L (145)155..P **(-68)-26--► r (355)52 --+ h~ Valley Health Systems Interchange (to be redesigned) AM Peak Hour (PM Peak Hour) ** Denotes Pass-bv trin reduction A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 17 li � I I I I I I I I I I I I w I I I I I I I 1� 1 No Scale g1� to/from VHS F2 (jI334 s)g0 )Xgll� O SITE o > U ^ � O U OF+. M o r 269(187) v..v`r ♦� 754(2514) - c ozvc - %..130(68) JIL 98(109) J - L 4� 1069(2602) 0(0) Route 50 j - e (150)156, (1627)2467�� (13)7�I (13j )199.� ) t r (2042 2455 i o (2)2CS o �- - Eme Ro� -- ✓�1 J jA(63J Valley Health Systems Interchange (to be redesigned) AM Peak Hour (PM Peak Hour) Figure 13 WWW Property - 2012 Build -out Traffic Conditions A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 18 No Scale Signalized Intersection LOS = C(C) 3 C > dQ �1LL 4- to/fromvHS o n ere ange U 0 CTY O Signalized ' d Intersection r�C (C) LOS = C(C) '**t Valley Health Systems *-ft C(C) Interchange out ft%*# Route SQ (to be redesigned) Signalized (a)C f*# Intersection �>►� LOS=C(C) �► �� rq M y SITE o Signalized -°; Intersection Lj LOS = C(C) 0 4.B(D) 4 - �- 1 �� 4- B(D) fRoute 50 ~— *4 r qr A ) * A �\'= Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 14 WWW Property - 2012 Build -out Lane Geometry and Level of Service R+A A Traffic Impact Analysis of the WWW Property P December 5, 2002 HPage 19 i APPENDIX 1 i P 1 Table 1A Valley Health Systems and Degrange Properties 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 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% Table 2A WWW Property Phase 1 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 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% i 1 `l7 u n 1 Table 3A Valley Health Systems and Degrange Properties 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 33 24 57 96 100 196 2,021 18.2% Pass -by Retail 28 20 47 80 82 162 1,665 15.0% Retail V 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% Table 4A WWW Property Please 2 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% 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% 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% r M M Summary of Basis of Proffers for VIWW,LC Proffer No 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Is Work Description Rte 50 EBL-LTL WMC Entrance Rte 50 WBL-3rd Thru Lane-WMC Frontage WMC-5 Lane Entrance Ind 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 Ind 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) Responsible Party WMC WMC WMC WMC WMC WMC WWW WWW WWW WWW WWW FRED CTYNDOT-rev sharing WWW WWW WWW .X._. Poll { ,inn.. ryl: 40 Ate 46 tr 7�y r J • y• n r^ 'r jot. / b ' /ell � � � .`• 11 5 Il � A. r, f t US ROUTE 501VA RTE 37 g1b t .. d~d Rewains Proffer Summary + •r—• '�• ^•••• ••rO'w Winrbester Medical Center i AI L.C. w ebeoer w n.�.r+.► np.t. LJ T"1W L.C. ImpactAnalysis Statement E. Sewage Conveyance and Water Supply In order to provide service to this site a regional pump station and force main system ' need to be implemented under FCSA policies and procedures. Also a water main extension from north to south is required. The concept of this system was approved during the deGrrange rezoning off site easement allowing this extension we've acquired by the FCSA during the western transmission line project extended south along VA Route 37 from the Stonewall Industrial Park. ' The water main extension will be a from a 20" main intended to be a link in the west transmission loop shown in the master water plan of FCSA. This main coupled with the 4 million gallon northwest tank facility will provide adequate water quantity for ' commercial development of the WWW site. Site elevations will create low pressure zones which are unsatisfactory for commercial water service. In order to provide pressure for daily usage and fire delivery, a booster pump system will be required as shown in Figure 12. ' A gravity sewer main extension will be required through the Winchester Medical Center site as shown. The anticipated water demand and sewer flow allocation for the WWW and WMC sites are shown on the attached table. ' The system proposed is acceptable and manageable in providing sanitary sewer and water service to the proposed commercially rezoned site. [I 91H79,' L. C. Impact Analysis Statement WWW L.C. Rezoning Water Use/Wastewater Flow Summary Frederick County, Virginia Land Use Amount Quantity Unit Unit Value (GPU) Total Office Park 35 Acres 1000 g/acre 35,000 Discount Superstore I35,000 SF 0.1 g/SF 13,500 Shopping Center 150,000 SF 0.2 g/SF 30,000 Outparcels 10,000 SF 0.2 g/SF 2,000 Total 80,500 gpd I I f Igure lT�YI�Gi� L. C. Lirpaci Afmlysis Siclie/77e/Ti 1 ' ' F. Site Drainage Site drainage generally flows from northwest to southeast and leaves the site at three principle locations shown as A, B and C on Figure 13. These locations need to be ' coordinated with VDOT and with the Winchester Medical Center with overall planning approval by the Department of Public Works in Frederick County. Storm water detention and management facilities will required and provided within the site to mitigate the effects of store water on the downstream systems. These storm water management facilities will be fully lined to prevent the potential of groundwater contamination and for structural integrity. The principle means of conveyance will be by enclosed storm sewer throughout the site. Alternative storm water management will be used within parking areas and green spaces ' such as parking lot storage and bio retention to enhance flow attenuation and water quality control. ' It is planned for the detention ponds as located to provide regional detention capabilities for WWW and WMC. A storm sewer connector pipe system will be planned across the ' WMC site in acceptable locations. ' Preliminary locations for the facilities are shown on Figure 13 and on the Generalized Development Plan. Www PROPERTY STORMWATER MANAGEMENT PLAN ' o � G4/NE5B0RO MAGISTERIAL DISTRICT FREDER/CK COUNTY, gilbert w. clifford 9W & associates, inc. ErCk,sere land Ptamere water QmW 117 E Fiadk St. Vwhester, Yr9'nio 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 BANL' 9K=ff0ex"rkret Figure 13 WWid,' L. C. linpciel Aiicil),sis SIclleiiieiil I G. Solid Waste Disposal Facilities The WWW 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. HIMI' L. C. Impacl Analysis Slalemenl WWW L.C. Rezoning Solid Waste Generation Summary Frederick County, Virginia Land Use Amount Quantity Unit Unit Value GPU Total Shopping Center 150,000 SF 0.01 4/SF 1,500 Outparcels 10,000 SF 0.1 NSF 1,000 Discount Superstore 135000 SF 0.01 4/seat 1,350 Office Park 35 Acres 100 Nacre 3,500 Total 7,350 Estimated Solid Waste/Day 3.7 tons/day YVTT'JVL.C. ImI pactAnaiY sisStatement H. IIistoric Sites and Structures �j Two potentially historic sites were identified within the site study area and these are shown on Figure 14. The site does not exist within a core Civil War battlefield area although movement of troops in the area was documented throughout the Civil War, particularly the Second Battle of Winchester. Historic impacts such as loss of sites of significant preservation value are minimal and manageable. Buffering of Route 50 from visual conflict with tourism is proposed. The HRAB suggested the single onsite structure scheduled for removal to be characterized by measurement and picture documentation for historical record. This will be accomplished prior to removal. a I L Fj 1 I ID DESCRIPTION 467 OLD HOOVER HOUSE 469 FOLK VICTORIAN FARMHOUSE ' o RURAL LANDMARKS STUDY N GAINESBORO MAGISTERIAL DISTRICT FROERICK COUNTY, VIRGINIA POTENIALLY SIGNIFICANT NO NO gilbert w. Clifford& associates, inc. Engineers Land Planners Water Quality 117 E. Picadilly St. Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL: gwcliff®mnsinc.com Figure 14 WWW L. C. Impact Analysis Slatement I. Impact on Community Facilities There will be a level of impacts on certain community facilities resulting from this project. 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 the facilities to be created within the WWW site presents a substantial $29 million dollar positive impact as reported in the County Impact Model. Regardless of this finding, VAVW 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. ri 1, 1 I FAA I GENERALIZED DEVELOPMENT PLAN n I � It My a ..::�yV T� � r �� V ,, �1 1+ Raf7.� � -.M � rji �'` •p fit{ tr 15 VDOT AZ > x+►' i J /J ����'�'_ ��� � � ' B `� y � -�l mmr+aFa.1/1L �� � - �;� {4 a� �jw R * ,* • YR > _ t _ OiTl /'' MTERSEGl74N ` Y 30� a l CT ON, BUFFER jry WWW PROPERTY gilbert w. Clifford 14s11i11 do associotes, inc. NS GENERALIZED DEVELOPMENT PLAN Eno+m Lw,d PlImmers Water Oualty 117 E. Kcadily St Winchester, Woo 22601 GAINESBORO MAGISTERIAL DISMICT FREDER/CK COUNTY, VIRGINIA VOICE. (540) 667-2139 FAk (540) 665-0493 E)AkL: gwcarom0earthllnkcom Sheet 4 of 4 i • � I I I r� I I I I V I FREDERICK COUNTYIMPACT MODEL I ■r r� are rt rrr rr r� r r� rr r■� �r rr r r r■� �r r� OUTPUT MODULE APPLICANT: WWW Properly Net Fiscal Impact LAND USE TYPEBZ Costs of Impact C«Gfd.C_rediMo be Takg Total Potential Adjustment For REAL EST VAL 5105,175,189 Required (entered in Cur. Budget Cur. Budget Cap. FutureCIPt Tax Crediis Revenue- Nei Capital Net Cost Per FIRE &RESCUE 9 Capi!ar Faciil8 cG sum only) OIQe—rQ3RF-quip ExpSr1c11Qe_b( Tang Other (UhadjUst@d) CgSI Qglame Facjlilips, JMpact (LeJling Uni Fire and Rescue Department 3383.331 $0 $0 $383.331 ERR Elementary Schools $0 _ _ Middle Schools s4 $0 g0 so s0 $D ERR High Schools s0 _ Parks and Recreation s0 s0 s0 3D s0 ERR Public Library s0 3D $0 $0 g0 ERR Sheriffs Offices $D $65.084 $0 $O E65,0B4 $65,084 $0 ERR Admiitisitation Building $0 so $0 so $0 ERR Other Miscellaneous Facilities b0 $158.05b $172.295 $328,361 $328.351 so ERR SUBTOTAL $383,331 $221.139 $172,295 s0 5303.436 $393.436 s0 ERR LESS. NET FISCAL IMPACT $29,188,T78 $29,188,778 $29,188,778 $29.188778 F� NET CAP. FACILITIES IMPACT 0 ERR INDEX: "1.0" If Cap. Equip Included 1 0 INDEX: "1 V If Rev -Cast Sal, '0.0' if Ratio to Co Avg: 0.0 Rev -Cost Bat = 1.(100 PLANNING OEIxT PREFERENCES 1.0 1.0 Ratio to Co Avg = 1.342 METHODOLOGY I. Capital facilities requirements are input to the firs I column as calculated in the mode). 2. Not Fiscal Impact NPV from operations calculations is input in row total of second column (zem if negafivey Included are the orre low taxes tfees for oae year only at full value. 3. NPV of future oper cap equip taxes paid in third a otumn as calculated in fiscal impacts. 4. NPV of future capital expenditure boas paid in fourth cot as calculated in fiscal impacts. 5. NPV of fulure taxes paid to bring current county up to standard for new faaliGes, as calculated for each now faci;ty. 6. CoRrmns Three through five are addod as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). NOTE: Protrer carculations do not include include interest because they are cash payments up front Credits do include intefesi if the projects are debl financed. NOTES: Model Run Date 10108Ri2 ERL P ajecl Description: Assumes 866,250 square (eel or office use and 285.000 sq.ft. retail on 70.9 acres zoned B2 District Due to changing condillons associated with development in the County, the results of this Output Module may riot be valid beyond a period of 90 days from the model run date. 20011VIODEL P PROFFER STATEMENT I REZONING REQUEST PROFFER Property Identification Number 52-A-D and 53-A-79 Stonewall Magisterial District W'WW L.C. ' 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 4 for the rezoning of 70.9065 acres ' from Rural Area (RA) Zoning District to the Highway Commercial (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. Should this petition for rezoning not be approved by the Board of Supervisors 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 Generalized Development Plan, dated November 26, 2002, sheet 4. of4, which is 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 a new intersection shall be created to allow the relocation of VA Route 803 and to allow the intersection with a major collector road serving the WWW site. Work involved with this item to include left turn lanes on U.S. Route 50 westbound lane and eastbound lane within the median and right turn lanes onto Route 803 (EBL) and the major collector (WBL). The intersection to be stoplight controlled. The design for Route 803 relocation to be provided by owner. See item (1). • On U.S. Route 50, a new travel lane to be constructed on the north side of the ' westbound lane from the termination -of the WMC (deGrange) proffer to the western limits of the WWW, L.C. site. See item (2). ' • On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound lane constructed by WMC. ' (Revised 1/23/03) Page 1 of 4 Rezoning Request Proffer Property Identification Number 52-A-B and 53-A-79 Gainesboro Magisterial District • Two unsignalized intersections with U.S. Route 50 to be constructed at existing crossover points as shown. This includes all work necessary to upgrade the crossovers to VDOT standards. See item (3). • A major collector road with 5 lane connection to U.S. Route 50 and extending ' approximately 2900' to connection with the major collector to be constructed by the Winchester Medical Center. See item (4). ' Transportation items l through 3 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. ' Historic Preservation • The existing home (#469) to be characterized by historical report prior to removal. ' 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 Generalized Development Plan dated November 26, 2002 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. (#5) ' • A ten foot (10') landscaped buffer area along the northern 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. (46) ' On Site 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 buildings 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 buildings 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. I (Revised 1/23/03) Page 2 of Rezoning Request Proffer Property Identification Number 52-A-B and 53-A-79 Gainesboro Magisterial District 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 70.9065 acres, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B2, 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 of the building pen -nit of the subject property. 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: 2 By: e"-AX J/ AJames R. Wilkins, III C. Robert Solenberger ' Date: (2-- �, _ Date: vle:" STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this -14k day of u 1" , 2003, by C\��, 1 `�.y c�Ck ��� c�r� . �' . AL-" My commissio xpires �'�o-� / �p aoo � Notary Public 7k-L_ (Revised 1/23/03) Page 3 of 4 11 11 11 11 11 11 11 II If VII AGENCY COMMENTS COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 1 December 10, 2002 Mr. Charles E. Maddox, Jr. PE, 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 the se. -issues :will be fully. addressed through'revisions to these applications prior to 1 their consideration by-the.Planning Commission and Board of Supervisors. * The Winchester Medical .Center; Inc.. application -prop oses.the rezoning of the remaining 52"acres of th&`former*H. C1ay 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 Compf•ehensive 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-6 h_ Route 50 for principal access, it was requested that the requisite traffic analysis and any proposed I transportation improvements address the cumulative impacts of the respective proposals. ' During a meeting with VDOT representatives at the Edinburg Residency on November 4, it was agreed that 107 North Kent Street • Winchester Virginia 22601-5000 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 iimpacts 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 1 improvements. It is noted that Route 50 is identified for short-term development of bicycle facilities in the I 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 i 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 rezonitia proposals involve: Jard :that is located .yholly 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 I-M Community. 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 II 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. 1 Please specify the location and composition of all proposed landscape design features on the generalized development plan submitted with each application. ' To further di6 corridor design goals of the Round'Hi11 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. I 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 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 1 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 YAW, 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 AdvisoryBoard, 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, I �) - I XO- Christopher M. Mohn, AICP Deputy Director CNWrsa cc: Eric R. Lawrence,. AICP-.Planning Director Abbe S. Kennedy, Senior Planner Ben Lineberry, Virginia Department of Transportation UACMs\Common\Rezoning\2002 Prelim Comments\WMCand W W W.wpd Rezonin2, Comments WWW L.C. City of Winchester Mail to: City of Winchester Planning Depart. Attn: Planning Director 15 N. Cameron Street Winchester, VA 22601 (540) 667-1815 Hand deliver to: City of Winchester Planning Dept. Attn: Planning Director 15 N. Cameron Street Winchester, VA Applicant's Name: Gilbert W. Clifford & Assoc: Inc. Mailing Address: C/o C. E. Maddox,Jr P E VP 117 E. Piccadilly Street Suite 200 Winchester VA 22601 Location of Property: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Phone: (540)667-2139 Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA R 1) Ir 16 Rezoning Comments WWW L.C. Frederick County Sanitation Authority Mail to: Frederick Co. Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, VA 22604 (540) 868-1061 Hand deliver to: Frederick Co. Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, VA ppassist the:' I -�a& possible er..Jo.--n matioh�, bufate,y- ,man Please , out ::i inf ormation P. Author ity. Aft c" h a -opy of ::your appicatio',''form,` loca tion map,proffer�mpctdany:, 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Sanitation Authority Comments See Page 2 (attached). Sanitation Authority Signature & Date: �!� D Notice to Sanitation Authoze: �piease Return This Form to theApplicant 14 r ' Page 2 Rezoning Comments WWW L.C. The western part of this site is outside the SWSA. The hydraulic grade line of the Authority's water system is not sufficient to provide adequate pressure to this part of the site. The consultant has proposed a water booster station to overcome this problem. However, no water storage is ' proposed. Provisions of reliable and continuous water service cannot be accomplished economically without storage. If the SWSA is to be expanded for this site, consideration should be given as to any other land in this vicinity that will be included in the SWSA. This will enable proper sizing of a water storage ' tank. Wastewater from this area will be pumped to the existing gravity sewer lines along U. S. Route 522 near Fox Drive. These lines have limited capacity available for this area and the expansion of the SWSA needs to include an evaluation of the impact on this capacity. L Rezoning Comments WWW L.C. 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., 2Ild Floor 107 North Kent Street Winchester, VA 22601 Applicant's Name: Gilbert W. Clifford & Assoc., Inc. Mailing Address: c/a C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: 1700' west of Route 37, _just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 RA B-2 RA B-2 Dept. of Parks & Recreation Comments No Comment Signature & Date: Phone: (540)667-2139 Acreage: 67.0960 3.4640 12 Rezoning Comments WWW L.C. Frederick County Inspections Mail to: Hand deliver to: Frederick County Inspections Dept. Frederick County Inspections Dept. 107 N. Kent Street Co. Administration Bldg., 4th Floor Winchester, VA 22601 107 N. Kent Street (540) 665-5651 Winchester, VA 22601 Applicant:,'PleaS6:1111 out the information as accurately as. possible irr order to assist the, visor ' py ofyou rHistoric Resources .Ad application form, 'location map,. proffer statement,` impact °analysis, and any other. p6rtinent 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 r n .1n/-c Inspection Department's Comments i C o 4,1 11,1 e ij-k ec, i. .4 0 �}LC��'Lfcv) �U�.•y� 11vG�r�L]`ia�S.L—.1 i U Signature & Date: — pl�-L / c� Notice to pections Dept. — Please Retur is Form to t e Applicant r 23 � I COMMONWEALTH of VIRGINIA ' 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 ' VDOT Comments to WWW, L.C. Rezoning 1 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. Lineberry, J , P.E. Trans. Asst. Resident Engineer BHL/rf Attachment VirginiaDOT.org WE KEEP VIRGINIA MOVING Rezoning Comments WWW L.C.; 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 .ppucant:. riease i:m ouz-ine mrortnaiion -as. acuuraieiy:.as. possjoie;uI OYCLUI.10. as51�.ti <LUC. Virginia Department of'Transportation With th"eirrevievv. -Attach 1 three, copie"s:of.your tpplication.form location map,-proffOrstatement, impact analysis; -and any -;other nni•1-ii�ni4.ininrtnntnr.._ - ... - ,. .. - .. ". 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: Zoning Requested Virginia Department of Transportation Comments See attached comments from VDOT dated December 20, 2002. SVDOT Signature & Date: 12 20 02 Trans. Assistant esi ent Engineer Notice to VDOT — Please ReturdThis Form to the Applicant i0 December 20, 2002 COUNT' of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 Mr. Charles E. Maddox, Jr., P.E. Vice President ' Gilbert W. Clifford and Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: WWW L.C. Rezoning Conunents Frederick County, Virginia ' Dear Chuck: ' We have completed our review of the proposed rezoning and offer the following comments: 1) We concur with your continent regarding the need for a geological site analysis prior to site development (Impact Analysis; Site Suitability). This area is subject to the development of sinkholes as evidenced by prior subsidence adjacent to the Route 37 off ramp. Also, available geological maps (Figure 5) indicate that a possible fault bisects the site in a north -south direction. The Edinburg forniation is notorious for sinkhole ' development. Fortunately, a majority of the site is underlain by the Conococheague formation. ' 2) Under site drainage, we applaud your recommendation to fiilly line stormwater management facilities. We are assuming that this would be a synthetic liner or a clay liner ' placed on a synthetic filter fabric which Nvas applied to the hospital stormvater ponds. We are available to discuss any of the above comments in more detail if desired. Sincerely, Harvey E. Strawsnyder, Jr., P.E. J Director of Public Works HES/rls ' cc: Frederick County Planning and Zoning ' file 107 North Kent Street • Winchester, Virginia 22601-5000 --y�A WINCHESTER REGIONAL AIRPORT SERVING THE 491 AIRPORT ROAD TOP OFVIRGINIA WINCHESTER, VIRGINIA 22602 1HOR��� (540) 662-2422 December 16, 2002 Gilbert W. Clifford & Associates, Incorporated 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 Re: Rezoning Comments WWW 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. Proposed uses under the rezoning request should have no impact on airside operations at 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 11 � I I I I I I I IRezoninIZ Comments WWW L.0 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;.: Please filh out the iiiformation'as accurately:as possible"iri order to "assist the Winchester Regional Airport ; with their ' review' . ` Attach a . copy- of ` your application form; location map,' proffer statement, impact analysis,: and -.any other -pertinent information.' Applicant's Name: 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: 1700' west of Route 37, lust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Winchester Regional Airport's Comments 1�c3�— Winchester Regional Airport Signature & Dater i Q Notice to Winchester Regional Airport — Please Return This Form to the Applicant m Administrative Assistant to ' the Superintendent it. An p 0 V< G N _Fcp' Frederick County Public Schools Visit us at www.frederick.k12.va.us December 16, 2002 C. E. Maddox, Jr., P.E., Vice President Gilbert W. Clifford & Associates 117 East Piccadilly Street, Suite 200 Winchester, VA 22601 RE: WWW L.C. Dear Mr. Maddox: e-mail: orndorfa@frederick.k12.va.us This letter is in response to your request for comments concerning the rezoning application for the I WWW L.C. Property. Based on the information provided in the rezoning application, Frederick County Public Schools has no comment at this time. Sincerely, Al Orndorff Administrative Assistant to the Superintendent I pc: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools Robert W. Cleaver, Asst. Superintendent for Administration, Frederick County Public Schools 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-722-2788 L:/Plana ing/2003 -04/W inch edCtr it I Rezoning Comments VVWW L.C. Frederick — Winchester Service Authority Mail to: Fred-Winc 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., 1st Floor 107 N. Kent Street Winchester, VA 22601 ,Applicant:.: Please fill out the information as accurately:. -as possible in order to -assist the Winchester Regional -Airportwith their..review. `. Attach a' copy'. -,of your: application form, .location . map;:proffer 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Fred-Winc Service Authority Comments: i Winchester Regional Airport Signature & Date:_ , t 'v�-� ��— t ZI tC, 'I o Notice to Fred -Wine Service Authority — Pleas Return This Form to the Applicant IRA r� sf 3 q (. itd Rezoning Comments WWW L.C. Frederick — Winchester Health Department Mail to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent Street Winchester, VA 22601 (540) 722-3480 Hand deliver to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent St., Suite 201 Winchester, VA 22601 (540)722-3480 Applicant: Please.::fill out the information as accurately :as possible in order to. -assist the Frederick-Wi.nehester Health Department witb:their review. Attacb<a-copy of your applicationform location map, proffer 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Frederick — Winchester Health Department's Comments kea M, Oyu, Signature & Date: Notice to Health Department _ Please Return This Form to the Applicant w F1 III I I 1 Rezonin6 Comments WWW L.C.; Frederick County Fire Marshal Mail to: Frederick Co. Fire Marshal 107 N. Kent St. Winchester, VA 22601 (540) 665-6350 Hand deliver to: Frederick Co. Fire & Rescue Dept. Attn: Fire Marshal Co. Administration Bldg., I't Floor 107 N. Kent Street Winchester, VA 22601 :Applicant .Please fill out the rnformatlon as accurately as,possible in„order to assist the :; Frederick County Fire Marshal`Nei=ith his revie'181 Attach & c©py ©f .your applicatio n form, location map-- peoffer statement, impact analysis; and-iiii tither 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 11.7 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Fire Marshal's Comments � C � Fire Marshal's Signature & Date _ �-, Notice to Fire Marshal — Please Retu�This Form to the Applicant Control number RZ02-0015 Project Name WWW L.C. Address 117 E.Piccadilly Street Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Fredericl(County nre and I escu ., beparfmr ent Office of the fire M.arshal Plan Review' and..Comments , Date received Date reviewed Date Revised 12/10/2002 12/12/2002 Applicant G.W. Clifford & Associates City State Zip Applicant Phone Winchester VA 22601 540- i67,2139 Tax ID Number Fire District Rescue District 52-A-13 & 53-A-7 15 15 Election District Recommendations Gainesboro Automatic Fire Alarm System Residential Sprinkler System Yes No Siamese Location Not Identified Emergency Vehicle Access Comments To be identified during the site plan process. Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Fire Lane Required Yes Special Hazards No Access Comments The half -full condition of the Nortl)w(-:)st lank should be corrected to provide adequate water supplies in the event pur np 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�i'�� Yes Timothy L, Welsh Title � I � I � I I I I I I I I i I ) 1 Rezoning Comments N"NINV L.C•, Frederick County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA 22601 (540) 665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA Applicant:: Please* fill out the: information as"accurately as possible: in order to assist the C.oi my Attorney's -officewith their teview. ' Attach a copy.of your application form, location xnap, proffer statement; impact aw lysis, 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA RA RA Zoning Requested: B-2 Acreage: 67.0960 B-2 3.4640 ID 11 n On<c County Attorney's Comore is /' `7 f j GJ/?� L.r;/I /� �� %'F V �C,,cV j111 •l ��iPke" l �)�c� C �L��t CYl'T�/;��6L-•L ll I /a Gt� G/!q t V1 l �� %C1 1 r' ��- ✓'n j t 1r� ,r7� /mil t'i Gv`/1-<. ���fcC ✓ � .hc` ��� ����/��v'! %'C/r"v% Assistant County Attorney' Signature & Date:`z-- Notice to Coti Attorney : Please Retui n: This Form to the Applicant i� November 22, 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 WWW, L.C. Rezoning - Route 50 West 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 70.9-acre parcel proposed for rezoning from the RA (Rural Areas) District to the B2 (Business General) is located within the study area of the Second Battle of Winchester. Located on the subject property is the historic structure known as the Folk Victorian Farmhouse (ID# 34-469), and located on the adjoining property is the Old Hoover House (ID# 34-467). Neither of these structures are listed as potentially significant in the Rural Landmarks Survey Report. The HRAB considered the proposed ' business/commercial use of the WWW property as indicated by the applicant. There were no adverse 1V1ll1Grts by Lll\HTIZAB llgarlalrg this rIZVnllb request. The HRAB does recommend that a detailed history and documentation of the Folk Victorian Farmhouse be completed prior to removal of the structure from the property. This documentation should include photographs of the interior and exterior of the structure and copies should be made available for the Virginia Department of Historic Resource's records. Please contact me if you have questions regarding this comment from the HRAB. Sincerely, Rebecca A. Ragsdale Planner I RAR/cih U:\COMMITTEES\HP-AB\Comments\WWWRZ.wpd 107 North Kent Street •Winchester, Virginia 22601-5000 SURVEY PLAT dz DEED I I 1 A 71 U(902160955 / THIS DEED, made this day of d- , 1998, between John W. Reid. Sr. and Ro3a M. Reid, his wife, Lillie L. FtLd, widow, Donald R. Dunlap and Gloria Jean Dunlap, his wife, and Lynn W. Andersen, single, of the one part, hereinafter called the Grantors; and W;IW. L.C., a Virginia limited company, of the other part, hereinafter called the Grantee. WZTNESSETH: That fer and in consideration of the sum of Ten Dollars (S10.op), cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the Grantors do grant and convey, with General Warranty and with English Covenants of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges and appurtenances thereto belonging, all of that certain land, containing 3.464 Acres, more or less, lying on the North side of U. S. Route 50 in Gainesboro Magisterial District of Frederick County, Virginia, more particularly described by survey prepared by Mark D. Smith, Land Surveyor, dated February 20, 1998, attached hereto and by this reference made a part hereof; and being all of the land conveyed to T. F. Reid or to Theodore F. Reid (also known as T. F. Reid) and Elia L. Reid (also known as Elia Farmer Reid) by deeds from C. L. Robinson Ice and Cold Storage Corporation dated May 22, 1516 and Augant 8, 1946 and respectively recorded in the Clerk'a office of the Circuit Court of Frederick County, Virginia in Deed Book 196, at Page 460 and in Cee6 Book 197, at Pace 405 and by deed from Carlton H. Manuel and wife dated January 10, 1947 and recorded in the aforesaid Clerk's office in Deed Book 199, at Page 561. Upon the intestate death of Theodore F. Reid on February 20, 1970, tt:•'! ' interest of Theodore F. Reid in said land %-iae inherited by his 6 JONWON rt AT LAW x. vwo"w n 1 I 1 I four (4) children, Leo G. Reid, Sr., John W. Reid, Sr., Frances Reid Manuel and Madeline Reid Anderson. The interest of Elia ' Farmer Reid, widow, in said land was conveyed to her children and sole heirs at law, being John W. Reid, Sr., Leo G. Reid, Sr., Frances Reid Manuel, Walters C. Anderson and Lynn W. Anderson by deed dated A.gust 25, 1983 and recorded in the aforesaid Clerk's office in Deed Book 564, at Upon hage s interest e passed the death of Leo G,. Reid, Sr. on August 27, 1967, buximdtxrod/to his wife, Lillie L. Reid, one of the female Grantors herein, his interest in the above property. Upon the death of Frances Reid Manuel in 1991, she devised to her only child, Donald R. Dunlap, ' one of the male Grantor herein, her interest in the above property. Upon the intestate death of Ma"'eline Reid Anderson in ect. 8, 1977, her interest in said property passed to her sole heirs at law, her husband, Walters C. Anderson, and her only child, Lynn W. Anderson, one of the male Grantors herein. Upon the intestate death of Walters C. Anderson, his interest in said property passed to his son and sole heir at law, Lynn W. Anderson, one of the male Grantors herein. This conveyance is made subject to all legally enforceable restrictive covenants and easements of record affecting the aforesaid realty. 1 winTESS the following signatures and seal SEAL) JoIin eid, Si. / lLL� (SEAL) osa M. Reid - (SEAL) / L llie L. Reid 4 a JOWWoa EYa AT lAw {TZII, �MOMM - 2 - 1 RW4* 6 )a6410N ATTC)OK" AT LAW LMG-_Srtx VOW~ (SEAL) ., gnn W. Anderson (SEAL)9onla)lt�dCR�.,nl".p (SEAL) Gloria n Dunlap STATE OF VIRGINIA,aAT LARGE, CITY/COUNTY OF _'1U 1j2ja , To -wit: The foregoing instrument was acknowledged before me this 611- day of 92:2 i) , 1996, by John W. Reid, Sr. and Rosa M. Reid, his wife. � My commission expires IX aA'jl i 74, e?QQ';L— ��..�. otary Public 9+ATE OF FLORIDA, AT LARGE, CITY/COUNTY OFy �On�, To -wit: �j The forego' g instrument wife. ment was acknowledged before me this day of _ 1998, by Donald R. Dunlap and Gloria Jean Dula , his My commission expires T_T �- uxs ti suaurU (SEAL) !c"^'�; : w corrrsa+w I cc OPM COVES: FNbwy 7. tOG't 1 .. bwdN flay KWN7 Pok Undo~ ary Public STATE OF VIRGINIA, AT LARGE, CITY/COUNTY OF —J21dLalse To -wit: The foregoing instrument was acknowledged before me this - 7 - %0 1 1 4mvium & X*WITON ATfOPUM AT LAW VAWOCBTW vokoo-A day of oj14 '_�_ 1 1998, by Lillie L. Reid, wi dow. dow. My commission expires -31, 000d­ (SE") Notary Public STATE OF VIRGINIA, AT LARGE, CITY/COUNTY OF To -wit: The foregoing instrument was acknowledged before me this day of 1998, by Lynn W. Anderson, single. ......... My commission expires 31, Notary �ta Public - 4 - - 4 - ® Ame-4CC A110 SH • ROCKWOOD Y/MKI4 •1 u O K"111". YN{IY„ to EIi 1; '3 r '; 11 9 G '1111S UEEU, made this 2.S. day of try i)ru1 between THE C. 11. ROIII0)14141I/ATl))11, .1 V�rl�)n�.� Corporation, (formerly known as 'vIIE C. L. ROBINSON ICE AND COLD STORAGE CORPORATION, a Virginia Corporation), hereinafter called the Grantor, and VIWW, L.C., a Virginia Corporation, hereinafter called the Grantee. WITNESSETH: That in consideration of the sum of Ten Dollars ($10.00), and other valuable considerations paid the Grantor by the Grantee on or befure the delivery of this Deed, the receipt of all of which is hereby acknowledged, the Grantor hereby grants, sells and cor. eys, %,•;th general warranty and with English covenants of title, unto the Grantee, in fee simple, the following real estate, together wish all improvement: and appurtenances thereto belonging but subject to all easements and legally enforceable restrictio.)r: "-d reservations of record affecting such realty: r. PARCEL ONE: All that certain parcel of land containinc 67.0960 acres, lying and being situate in Gainesb--- Magisterial District, Frederick County, Virginia, and shown as Parcel B on a plat prepared by 1�. W. Marsh, L.S., dated August -48, 1995, and bei,iy a part of the same land co, -eyed to The C. L. Robinson Corporation by Deed dated May 11, 1983, recorded in the Clerk'n Office of the: Circuit Coi:rt of Frederic! County, Virginia, in Deed Book 560, at Page 33, and being pirt of the same land conve?ed to The C. L. Robinson Ice and Cold Storage Curp-rdtiun by Deed dated May 1, 1930, recorded in tiaid Clcrl.'s Offic in Deed Book 160, at Page 460. PARCEL TWO: All that certain parcel of land contals;in 0.3465 acres, lying and being situate in Ga1ResJOro Magisterial District, Frederick County, Virginia, and shown as Parcel 80 on a plat prepared by S. W. Marsh, L.S., dated August 28, 1995, and beino the same property conveyed to Thu C. L. Rubinson Corpurati a Virginia Corporation, by Need .gated June 9, 1989, recorded in said Clerk's Office in Deed Book 715, at Page 819. 1 I Fj I 1 r r woo. U"Axous" wtar000 MINwn •, uw wrcru•••. nnuu I1 WITNI.:•:, Ib.• I . , I I . , .j I I I , I ,I.II,.,I„I.. ..,.I ,,.,I: lll; Citi',.'i., ir,N,� fly �adk•,L r,r,n, Nresi ifent I STATE OF VtRGIN1A, cI ry/t'd�Y uF to -wit: The foregoing instrument was acknowiedged before < < me this �_ day of 1)�5, 5y Edward B. Robinson who is President of The C. L. Robinson. Corporation, a Virginia Corporation, on behalf of the corporation. My commission exE,res _'5, 9 ..2- f 1 L 1� I .� r. .�. —1 ILL. . "PROJI_cr AH'EA' ' und Hill gl�Irlruvl:'!I Ir1� Subdiws-wn A,im.:w,butel .(N• �� tl�'h /"Igv"�ti. The obove and futeyoiny Minor Rural Subdiw�wn lw1wrmrl tl!e ;,;n•15 ul C. l ROBSINSON CORf'ORA7iO , (; Vituiniu Corp•.'rutu.v!, u:; uplreurs 1r1 the ,•!.'. rr,punyin•� lain, is Irith the free consent and in ac,:ordarr, e uvth the rurlder-.r,lrrcJ uwuetr prvl,rrelort, and trustees, it urrl•, �k.t� �� l.. R�1i}fjd5(1;yfi)RlX1kA'fl(I?i LL i�Cr� 1 N07AR1' I'UULI(' t .�_ r..(• -- .,! �/1n. c thr�, t',�ai•,- ... .pre l„r the St./le :r 1',,.r•,n•r, •rt lorye. do certify Ihnt tc A k t-( L r,l �13 . L.A' ,:rl'c rLIrri! i,I(,n rhh :Se l;(,n ie i'i iryned t,) the foregoing Owners Consent, has ocl.nowledyeJ 'he sume bel,,rr rue rn mr stela. tic hr.en un•1er ,ny hand this____ duy or___^.�,i. sly comm:ss,urr expires .5- /-3r/9? _ SURVEYOR'S CEI27' PICAH.* I hereby certify thut the lund confuined in this Minor Rural it/L!di4rsr,.r1 ,s the some lond conveyed to C. L. Robinson Corporo(ion by deeds fluted I M•uy Iy3v 11 Moe 1VJ3, 27 October 1.983 and 12 July 1990, sold .;eeds recurded rr lire Cfhce of h)e Clerk c'1 the C!rcl.:l -.'ourt of Frederick County, V4ryinio in Oeed Boyd; 160 at !'Jve 460, freed Book 560 .i f)uye JJ, Deed Book 570 ✓t Puy•., 209, unJ UeeJ t+uun 748 ut fray'. 1a81, respectively, S. W. Alursh. t . S. rM 52 ((A)) Pc 5&8 oned. RP. me: Ayrrcullurul ,#4 5J ((A)) I'd 71A 4 led- RA (�y (kchord l Ih 5J ((A)) Pcls 71,72 jM1ed: RA Wit: Agriculfurul, orchard llnui Plat reef MINOR RURAL SUBDNISICN 8elween The Lullds Uf C. L. ROBINSON CURPORA7I0N Plot: MR$-W1LK dwq DAIL 211 Awyu-.l I, 1'If1 Guinesburo Magisterial Vistrrct l federick Countl; Vi!ginia MARSH R U-1-GUE LAW Suryeyum P.LC 13Pmor'll rwr,rr�us�r.�._:._.,Wr.�IYrrar.VYYYu� :,,t1U1 (iol) AA r. IIIAl1 !.•• ,.,�,� PA' d1�i -- --- i� 20-6 I h'l ACk. lu; I?I IHA ' \J r -/'F,. , /f IAIA / I ne1•. �x na' a Ar i r, All( \ 20 Parc eI L' / may. '^ \� 17 ( \• 5�� T . 16 50' Ingress/Cgress Casement // Parool 11 =�93• 15 / E7.OS)�U Act <�� , / ,•., S;hi `-,� , ; 6, �e,� `I , I `V B Al A T C H ( I N C (See Sheet J o/ 4 0 250 500 1000 Graphic Scale n Feet 1 "-.500' See Sheet' 4 of J •'Or Line Toble otid Ale.: Summor;. Final Plot for MINOR RURAL SUBDIVISION beet ween the i onils Of Pit" G, �� C. 1, ROBINSON CORPORATION /I ///j/� Guillesbory .titlli Ji; fr' iol Vistrict t `'� "' !')of MJr'; IN.(F dw,) fie dw ll'4 r i-wIt V. MAN;N _ U CEPTITICATE N0. Z. DAW 20 Allyu%t 199'. SCATC', I"••`d)u d•rr.l of a v 1843 D Jl MARSH Ii...EGGE �, f Ile t 141-1- 00-- 14.0 1... 0,0) "1x1 Survey�xs1'_l C. 'i{t1.0�,�1�`11N'1�1 /r�� I10 Nwlh l'�lwhvn fhf.'11 -W4�ct�1w, VY�Y>Y Ltkll ter— ' M A i C H L I N L (See Sheel 2 of 4 R[ID ZONED: HA / 14 - //O USE. RE5IDENRAL / 13� v / , •r. 6D' H/w rl� / Hereby Vacated 12 SEE SHEET 4 OF 4 0 RENNER ' ZON£0: RA ) 1 USE. Rf�. l S9. / / / 1Ji,�i�ce A ZONED RA ' ` / / 't /' i' IN USE. ES 1 ZONED: ZA / �S£: VACAN c ' n2RNER e �� 2� gI" ZONED: RA HUFFMAN USE: RESIDEN71AL ZONED RA USE R£$IDEN IlAL o• O �� �,�.. 0 pPPpp } ��i see ' 0 250 sm 1000 Graphic Scale in Foot I 500. See Sheet 4 of 4 for Line Table and A/eo Summury. Finul Plut for MINOR RURAL SUBDIVISION Between The Lands Of 1 J�h� t II C. L. ROBINSON CORFO A7'IUN Gainesboro Moyisteriul District 0 Plat: hfRS-WLK.dwq Fiederick County, Viriliniu 1 S W. MARSH O CERTIFICATE NO, WE: 1 Soylemb., ,J95 SCALE: 1'-500 Shell 3 .,f 4 v 1043 a ,`SS rA MARSH & ILEGGE !q r IA ivJ Survey P.LC. Hp SUftdCr�Jji laot+«incar�r.o�hr«i -`"�Vnxi.«i«.V��M� xxoui Yf1f lee? e�r-o�e� r... I�a.� ar-owr � I � I I I I I I I I I I I I I j I IX TAX TICKET H K G U U G — 'l'1cKez :ff: UU-5b-') b000U1 (at(W FREDERICK COUNTY Date 6/04/2002 C. WILLIAM ORNDOFF, JR Register: MWS/MW P.O. BOX 225 Trans. #: 03759 Dept # RE200201 WINCHESTER VA 22604-0225 ACCT# 14308 2002 REAL ESTATE TAXES Previous 67.45 ACRES 52 A B Balance $ 556.85 Acres: 67.45 CUP#18-99 EXPANDING LANDS Principal Being Paid $ 556.85 Land: 44074 Imp: 138500 Penalty $ .00 Interest $ .00 WWW, LC Amount Paid $ 556.85 *Balance Due PO BOX 2368 as of 6/04/2002$ .00 WINCHESTER, VA 22604 1568 Check 798.11 # FM 609 Pd by WWW, LC ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) T A X : E C E I P T - Y E A R 2 0 0 2 cket #e00365630001 WW FREDERICK COUNTY vate 6/04/2002 C• WILLIAM ORNDOFF, JR Register: MWS/MW P•O. BOX 225 Trans• #: 03759 Dept # RE200201 WINCHESTER VA 22604-0225 ACCT# 14315 2002 REAL ESTATE TAXES Previous 3.46 ACRES 53 A 79 .Balance $ 241.26 Acres: 3.46 Principal Being Paid $ 241.26 Land: 53300 Imp: 25800 Penalty $ •00 Interest $ •00 WWW, LC Amount Paid $ 241.26 *Balance Due PO BOX 2368 as of 6%04/2002$ •00 WINCHESTER, VA 22604 1568 Pd by WWW, LC ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST• (DUPLICATE) rM APPENDIX J J 7 gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners Water Quality 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 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 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 WWW, 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 Planning 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 within 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, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@eartWink.net MemberAmerican Consulting Engineers Council I. 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 1 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. IThe County staff transportation concerns are further summarized: ,0) 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 tinting issues of the proffered improvements. 'Also, the staff issues outlined in our letter of 12 December r regarding architectural compatibility, landscaping and "sense of place" inherent in the directives of the Round Hill 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 Round 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 f the respective preliminary proffer statements. I would appreciate input by staff and VDOT regarding the cope of this amendment effort. hank you again for your review and comment on these important projects for Frederick County. incerely you 's gilbert w. Clifford & associates, inc. E. Maddox, Jr., P.E., Vice President CENVU Mr. Ben Lineberry, VDOT Mr. Doug Rosen, Winchester Medical Center Mr. Richie Wilkins, WWW, L.C. Mr. Sohn Callow, PI R&A 1 n U 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 22661 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 consid'eration.•by the.Pla*ng.Commission and Board of Supervisors.`The Winchester Medical Center; .Ine: application .proposes.ahe rezoning :of the remaining S2''acres of tlie'former H: Clay DeGrange.Estate:from:RA (Rural.Areas) to MS:(Medical Support): The WWW I:G. 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), tGiven. 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 .ori November 4, it was agreed that' 11 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 rsuch 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 Plari. 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 ofnon-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 b the Comprehensive Policy Y P Y 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 PlanforFrederickCounty, Virginia; p. 7-5, 7-12, 7-13). B. Round Hill Communi . P1an Conforma nce. Both of the subject rezoning proposals involve::lard that is located .vholy within the Phase One boundaries of the Round IU..1-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 ofthe Round Hill Community. FI 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 r rStrip 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 file corridor design goals of the Round Hill Communiiy 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 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. 1 The proffers approved with the DeGrane rezoning reference the g g 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 rparking 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. 1 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, 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\Conimon\Rezoning\2002 Prelim Comments\WMCandWWW.wpd Uji `\ . � - ` , � 1jJrY r t! • !!i /' J gig PROPOSEDMAJOR ! 1 `.�� +COLLECTORiice \'. \ (� ��� '�1.._.-.- ".�. _'f`"a'—ter ��"."� _ - _�,:_- -- _ _?s.,----..1" �_ - ar��-.mot ' _ --^'"t �^`-�-•-r�c5 � - ' i,r� � o. - - - - _ �.�_ 1' � ,• -�_ 5---._ 9 -_y- _ _�- � '.+.i-6r. _ � - � ti��^ ____ -'ter � f�` �...',.- _ __ �: \V� •� � � � ��\ ,' y��/�—' by' 7�� ` .� 1 � r�'`, � of 41 20 Ail AI 7E, ` i ^ -�y�` \ .�'t411 �,- / t�� �f ' � � y �� q f ! � i _ % r r t ��' •i— %ice b s CIA r-.-�...��� ...�•"r C:iv?+r•' / +r'`\1 /r t `\ r+ r ' M.• `� ��,,.�..r..r+^.�e•..r _ wi t - E , ! t s r.r� eC.LLb w.w N 4, T;ip glurp, 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 LTL/length 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 CTY/VQOT-rev sharing WWW WWW Estimated Cost (2003 Dollars) $47,064.00 $160,480.00 ne $125,504.00 $115,000.00 $68,152.00 $439,264.00 $47,064.00 $47,064.00 ne $115,000.00 $235,320.00 $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 J I Rezoning Application WWW Property Route 50 West Prepared by: Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 540-667-2139 JAN 9, 5 2003 r Frederick County, Virginia IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF THE WWW L.C. PROPERTY Gainesboro Magisterial District October, 2002 Prepared by: Gilbert W. Clifford & Associates, Inc. 117 E. Piccadilly Street Suite 200 Winchester, Virginia 22601 Phone:540-667-2131 Fax:540-665-09493 E-mail: gwcaram@earthlink.net I I I I I I I I I I I III it, I I Table of Contents L 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. Generalized Development Plan V. Frederick County Impact Model VI. Fiscal Impact Proffer Statement VII. Agency Comments VIII. Survey Plat and Deed IX. Tax Ticket X. Appendix APPLICATION 1 __ 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 C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200, Winchester, Virginia 22601 2. Property Owner (if different than above) Name: WWW L.C. Address. 13 S. Loudoun Street Winchester, Virginia 22601 3. Contact person if other than above Name: C. E. Maddox, Jr., P.E. Telephone: 662-7215 Telephone: 667-2139 4. Checklist: Check the following items that have been included with this application. Location Map X Agency Comments X Plat X Fees X 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: WWW, LC Members: James R. Wilkins, III C. Robert Solenberger 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. Adjoining Property: See Attached PARCEL ID NUMBER USE Vacant Commercial & Business Office 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). 1700' west of Route 37, just north and adjacent to U.S. Route 50. Information to be Submitted for Capital Facilities Impact Model 2 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 52-A-B, 53-A-79 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 67.0960 RA B-2 3.4640 RA B-2 0.3465 RA B-2 70.9065 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 Office Retail Restaurant Number of Units Proposed 0 Townhome 0 0 Mobile Home 0 Sauare Footaize of Proposed Uses 35 acres Service Station 32 acres Manufacturing 1.5 acres Warehouse Other Multi -Family 0 Hotel Rooms 0 1.5 acres 0 0 0 3 ' 12. Signature: H i F 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) 67 Date Z G Charles E. addox, Jr., P.E., VP — Vilbert W: Clifford & Associates, Inc. Owner(s) _G // e Date /a—mes R. Wilkins, III , � ? , '� /—'� Date C. Robert Soienberger ID # ame/Address Use Lonin 53-A-68 Winchester Medical Center, P.O. Box 1334, Winchester, VA 22604 Medical B-2 53-A-69 Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 A ricultural RA 53-A-A Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-70 C.R. &Bessie Solenber, er, P.O. Box 2368, Winchester, VA 22604 Agricultural RA 53-A-73 Page &Elva Huffman, 194 Echo Lane, Winchester, VA 22603 Residential RA 53-A-74 Bernard &Carolyn Turner, 424 W. Cecil Street, Winchester, VA 22601 Residential RA 53-A-75 Nancy Johnson, 2054 Northwestern Pike, Winchester, VA 22603 Vacant RA 53-A-77 Nancy Johnson, 2054 Northwestern Pike, Winchester, VA 22603 Residential RA 52-A-C Silver Lake Properties, LLC, 13 S. Loudoun Street, Winchester, VA 22601 Residential RA 52-A-71B Gregory & Stacie Bishop, 108 Stonewall Drive, Winchester, VA 22602 Vacant RA 52-A-71A Commonwealth of Virginia Vacant B-2 52-A-252 Winfred &Mary Ashwood, 2255 Northwestern Pike, Winchester, VA 22603 Residential RA 52-A-253 Joyce Casey, et als, 775 Fox Drive, Winchester, VA 22603 Residential RA 53B-1-1 Barbara A. Hazen, 2117 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-2 Barbara A. Hazen, 2117 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-3 Preston &Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-4 Preston &Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-5 Glen &Mar Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Vacant RA 53B-1-6 Glen &Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Residential RA 53B-1-7 Robert &Lill Fletcher, 2153 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-8 Mar F. Grim, 2161 Northwestern Pike Winchester, VA 22603 Residential RA 53B-1-9 Brenda &Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-9A Brenda &Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-10 Brenda &Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-11 Brenda &Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-12 Brenda &Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-13 Gloria Kirk, 100 Stonewall Drive, Winchester, VA 22602 Residential RA 53B-1-14 Stephen & Joyce Ann Mauck, 137 Round Hill Road, Winchester, VA 22602 Residential RA 53B-1-15 Stephen & Joyce Ann Mauck, 137 Round Hill Road, Winchester, VA 22602 Vacant RA 53B-1-16 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-17 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-18 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53-A-81 Darla Poe Funkhouser &Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA 53-A-82 Darla Poe Funkhouser &Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA H 1 SUMMARY I I I IWWW L. C. Impact Analysis Statement 10 1 II. General Criteria and Summary As traffic volumes build and new road improvements are made it is natural that an increase in need for commercial and business services will be realized. The siting of the Winchester Medical Center along the Route 37 corridor and the significance of the Route 50 arterial road to regional commerce has brought about the need to begin planning for the demand for increased services. It is only logical that Frederick County would encourage business and commercial enterprises to locate in the County because of the significant increase in tax base generated but, it is likewise important for the impacts associated with such development to be minimized and that the sites be located in logical locations. The Frederick County Board of Supervisors together with its Planning Commission recognizes the significance of the Route 50 corridor especially the northern area in its comprehensive plan. Also the Board established road corridors to handle the increased traffic associated with such development and provided for a vision whereby commercial and industrial development could be brought to the Route 50 corridor in an aesthetic and environmentally satisfactory way. ' This petition presented by the landowners is a cooperative attempt to bring the correct zoning complete with proffers in order to implement the County's Round Hill comprehensive plan. Zoning is only the first step and history records that build out of such facilities come in a stepwise rate and over time. The importance of zoning this property now is to begin the process and to preclude competing land uses from creating a less systematic and satisfactory approach to such development. The time for bringing this petition forward was thought appropriate in light of proposals by the Winchester Medical Center for expansion of the main campus on the west side of Route 37. This allows the WWW project to be planned together with the Winchester Medical Center's proposal and to allow the Planning Commission and Board of Supervisors an appropriate regional look at how this planning can be implemented in a manageable way. In order to provide the facilities planned with positive County fiscal impact, it is necessary to form relationships and business agreements between various uses in order to bring the necessary water and sewer and road system to fruition. Also, a key element in the need for this rezoning is the decision by Winchester Medical Center to change the land use of their 100 acre site to a medical support use. This will reduce the "retail" commercial density on the deGrange site which increases the need for additional retail uses in the corridor. This petition evaluates the proposed impacts on the 70 acre WWW property and outlines the mitigating steps necessary for a manageable business and commercial enterprise. I YTjWW L.C. Impact Analysis Statement C � I I I Ih f IF I I iI Ll It is requested that the Agencies, Planning Commission and Board of Supervisors make input into the designs proposed and ultimately approve this rezoning as an important and integral part of Frederick County's future. 1 11 � Irr 1 IMPACT ANALYSIS f 10 I WWW L. C. Impact Analysis Statement 10 fl 1 1 I I I I III. Impact Analysis A. Site Background and History The site of this rezoning has been in orchard use for many years. In 1995 the site was subdivided and sold at a land sale auction to WWW L.C. who are the petitioners in this rezoning. The Round Hill Land Use Plan which is a part of the Frederick County Comprehensive Plan calls for this site to be developed in business use and calls for a phasing of this development to occur from east to west on the site. In order to prepare for this highest and best use of this property in accordance with the Comprehensive Plan, the owners hereby bring forward a zoning petition including a conceptual plan for B-2 zoning. Although this site may not develop fully for many years, it is important to provide for a plan of development for a number of reasons, some of which are as follows: a. To coordinate the primary entrance design of the major collector roadway with VDOT planning on the south side of U.S. Route 50, i.e. Virginia Route 803. b. To coordinate details of connection and use with the proposed MS and B-2 district being proposed by the Winchester Medical Center to the east. C. To provide for marketable and desirable commercial and business locations which can be a source of jobs and revenue for Frederick County. d. To secure a business use for this property to eliminate creep of residential uses in the rural areas of Frederick County. After acquisition of the 67 acre parcel the owners began negotiation and secured ownership of other adjacent residential parcels which may have come in conflict with an ultimate plan for business. The assembled parcels bring the total lands in this petition to 70.9065 acres. Figure 1 shows the relationship of this site to the Route 50 and Route 37 corridor and includes the land in its entirety being requested for rezoning to B-2 from its present RA zoning classification. 1 4 1 • I' f +� P lip+I `q' 6 _ 1 s r IT ROPERTl F ' K, 1 LOCATION MAP 0 57VNEWALL U4GISTERAL DISTRICT FREDERIG #'; :s • z-c1 i ���_••jj��//:: �,• ' Jf � �'�r. dP�' x�•;•�y t XWCA �� t1.. 1 K ." `y • a i rC h e :+ t 46 ir two }-'t) s ��,� . � � "may �� � ��•� •r' % „ Fs r 'p r gilbert w. clifford & associates, inc. Engineers Land Planners Water Quality 117 L Picc aly St Wirx r, Vgna 22601 7UN7'K VIRGINA V010E (540) 667-2139 FAX: (W) 665-0493 Figure 1 Impact Analysis Statement Location and Access Figure 3 shows the location and topography for this site. Figure 4 provides the location =.vithin Frederick County which shows a very central location which undoubtedly is desirable for business in the future. Access is provided to the site by U.S. Route 50 with a main intersection which ultimately will be stoplight controlled. Discussions with VDOT suggest this main entrance also result in a relocation of Route 803 to the south- in, order to eliminate a sabs(tandard condition at the present Route 803/Route 50, intersection. A new major collector roadway will ultimately be in place connecting U.S. Route 50 to U.S. Route 522 as described in the transportation section. The major connector location with U.S. Route 50 proposed in this petition 4rill intersect with a north/soutlb collector on W;Inchester Medical- Center property in accordance with their generalized development plan. This will provide an integrated transportation plan with multiple- access ways consistent W'i+L f good planning - for commercial and business use. I Do J.-- )r i 53-A-79 ~, ,' L i l//! l , • �% t \ �� f ' i ti � r'�"�` / ^ \, ` ✓-' // 1// �%/ ��� 3.4640 Acre$ t \ 1 >APRozlMl(T �.y t (/ /� Zoned: RA NSiQF /i +.ter �, j� \' J' i 700 YfAIP `�' J !, Use: Residential 'FLOG19 PLl4/V _- '�/ Zoned: RA �'j:y_ � -- -�:`1 Use. Resident.=� tc 1,\'►.I r► II /sly' ,1 f''j �� t ( t 67.4426 Acres `Use..Residental ` US °,"Ob e dTp rn R,w) R�• 803 WWW PROPERTY CONCEPT PLAN O CNIVESBORO MAGISTERIAL DISTRICT FREDFR/CK w `ff gilbert w. clifford & associates, inc. Erghem Land Fooma wateroudly 117 E. Picockly St. Vwhester, YuQinia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 Figure 3 SITE WWW PROPERTY Location in County O CATNESSORO U4GT57ERAL D/S7PVT FREDERICK COUNTY, NRC/MA gilbert w. clifford W. & ossociotes, inc. Er> hmm Land Pkmom water OURRy 117 E Pico* SL Wi6ater, Vrgria 22601 VOICE: (540) 667-2139 FAX (540) 665-0493 BM- pmwOearU&kcan Fiqure 4 WWW L. C. Impact Analysis Statement C. Site Suitability 1 The subject site is located in the limestone region of Frederick County as shown on the geologic maps. (See Figure 5). This limestone has weathered to create a clay soil ' condition of varying depths on the site. This type geology is readily developable and is good for foundations pending site analysis prior to development. Although limestone regions can be subject to karst activity which involves solution channels and subsurface ' voids, the presence of this type of activity is not evident on the site. Groundwater flows generally from west to east. Due to the sensitive nature of groundwater in limestone regions appropriate actions need be taken in the development of the site to prevent groundwater contamination. Slopes on the site run between 2% and 15%. (See Figure 6). The higher intensity uses shown in the Generalized Development Plan are focused on the east side of the site which is as suggested by the slope analysis as well as its proximity to Route 37. The site is characterized by a high ridge on the west with a downhill slope increasing to the east and breaking at the midpoint to a level plain continuing to the east property line. The continuously rising slope from east to west will provide the site clear visibility from Route 37 and Route 50. Buffering shall be provided along the Route 50 frontage to properly separate parking areas. Corridor appearance is to be enhanced by significant ' landscaping and appropriate use of green areas. Woodlands are essentially old apple trees being taken out of production at this writing. A woodlands analysis is shown as Figure 7. There are no wetlands identified or lakes and ponds. The slope analysis indicates there are no steep slopes greater than 25%. A concept plan showing the relationship of various uses is shown in Figure 8. This site is well suited for the proposed uses. d 1 ;Act r..zc , `-� jo �w a • �, if � �:{ . S r° ■ nar r 'y�� e. rr ze •r .Yes are_ � � l �?r. �:.�.��,L" : y,�. PROJECT n r AREA r raw•-' .� � ,,� ,A ..� 4A r, i � Z d! �� !r: s •, of WWW PROPERTY gilbert w. Clifford &associates, inc. NS GEOLOGIC MAP Engaieers Land Planners water Quality 117 E. Picodill St. Winchester, urginio 22601 FREDERICK COUNTY, VIRCINIAVOICE: (540) 667-2139 FAX: (540) 665-0493 EMAIL: gwcarom®earthllnk.com Figure 5 1 SL OPE ANAL PSIS CA/NESSORO MAC/STERIAL DISTRICT FREDERICK COUNTY. VIRGINIA , 1 1 1n l� gilbert w. clifford k0 & associates, inc. Ergheera Lend Plemers Water Ouaity 117 E. Picodilly St. Winchester, Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 EkAL• gwcliffAmnsinc.com Figure 6 a Av t Ai ti v0, k , �•����i;�f. ��., I \,tom • f. ORCHARD ORCHARD . . f Vaal �► VACANTFIELD r i a * � �t 4 T t NIL WWW PROPERTY �. gilbert w. Clifford l4slldl & associates, inc. WOODLANDS ANALYSIS Ergk""m Lend Plum water °i'a' Q Q 117 E. fly SL Val ester, Yrq'rro 22601 GAINESBORO MAGISTERIAL DISTRICT FREDIERICK COUNTY, ORGINIA VOICE: (540) 667-2139 FAX- (540) 665-M EINL• pca°"Oearff"Lnd Figure l i X ' OFFIC ARS DISCOUNT - SUPERSTO, SHOPPING CENTER a, r VDOT REGIONAL - MAINTENANCE / /� CENTER j COMJ(ERClAL OUT -PARCELS v WWW PROPERTY �. �. gilbert w. Clifford &associates, inc. oCONCEPT PLAN 6'd""r' tom"" water °".�' rQ \O 117 E Pii=* SL Wirdester, Vr*io 2261)1 GAINESBORO MAGISTERIAL DISTRICT FREDERICK COUNTY, WG/N/A VDCE- (540) 661-2139 FAX (SW) 665-0493 BWL 9rcaw*wthfrk"et Figure 8 i I WWW L.C. ImpactAnalysis Statement I I ID. Traffic A complete transportation study was conducted in between late 2001 and December 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 Agency review period on this rezoning request has included an exhaustive review of traffic impacts from this proposal as well as the WMC 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: p p (1) All proffered road improvements are to be constructed during Phase 1 development with phased construction meeting VDOT approval and improvements completed prior to Phase 1 occupancy permit. (2) The proper traffic function of YAW, LC depends on completion of improvements proffered by WMC. If Phase 1 development of WWW, LC proceeds ahead of WMC the WMC proffered improvements are to be constructed by YAW, LC pursuant to reimbursement agreement with WMC. (3) Applicant to provide automatic trip count monitoring at the U.S. Route 50 connecti tion). ( generated traffic reaches 10,000 TP (Phase 1 generation) a new traffic stu y is to a commissione w c w evaluate impacts in light of regional changes in traffic and roadway improvements on Route 50, Route 37 and major collectors. Also, actual "pass by" trips can be determined. 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. (Revised 1/23/03) WWW L. C. ImpactAnalysis Statement As is normal in commercial and economic development style projects, it will take a number of years to implement the zoning. The traffic study predicts reasonable and manageable traffic conditions to prevail through Phase 1 and into Phase 2 as modeled for the combined WMC and YAW, LC projects. The proposed proffer represents a i 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. 1 MAJOR COLLECTOR ROAD OFFICE - PARKING INTX OPPOS VDOT (Une n ed)_- v, MAINTENANCE & _ DELIVERY ROAD f f ' STOPLIGHTED INTERSECTION \ \ INTERSEMON r / MAJOR BY WMC RELOCATE- RTE. 803 - 1 WWW PROPERTY � v gilbert w. Clifford VL & associates, inc. TRANSPORTATION PLAN Bohwm Lwid s "r.tmr Omft 117 E Pico* SL Vkhesta, Vrginio 22601 N VOICE: (540) 667-2139 FAX-- (540) 665-0493 DALgKmm0wrthfidc.net G4/NESBORD AL4G/STER[AL D/STR/CT FEEDER/CK COUNTY, V1RG/NlA Figure 9 1 �•� 3 � a .'4'Z 'spy '4w � � � �`f��§� ,: ~.._.fi fir '."�.a� �f `.y' -• .. f '. � �i a 9` • 4� z r r A. INN ,�,4-•. . ',,-� .. .r.. a �✓� �k �. �- -. �- a.. � _ .,, ta-. IL WWW PROPERTY gilbert w. Clifford do associates, inc. \ Bgkw s Lana PWrnen wdw ousaY o TRANSPORTA TION PLAN 117 E Piico* St N4 , *ginia 22601 O GAINESSORO MAGISTERIAL DISTRICT fR£DERICK COUNTY, WPM V0M- (540) 667-2139 FAIL (540) %5-OW EMAL gwww 0m f rknd Figure 10 01 r PROPOSED MAJOR COLLECTOR ROADWAY -�/ FUTURE INTERSECTION FOR WESTERN ACCESS \ PROPOSED MAJOR COLLECTOR ROADWAY i WWW PROPERTY v COMPREHENSIVE TRANSPORTATION PLAN 0 0 (PHASED) ti l.,4/NFSRORO AMCISTERW DISTRICT FREDERCK COUNTY. 1,1RGIN[A gilbert w. clifford & associates, inc. B gh wo a Lwod Pbr#wm wafer oulay 117 E koAy St. Vm&ester, Wgik 22601 W CE: (540) 667-2139 FAX: (540) 665--0493 E►AL- 9warm*e0ri mLret Figure II A Traffic Impact Analysis of the WWW Property Located in: Frederick County, 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. Planners. Landscape Architects. 208 Church Street, S.E. LeesPH" A+ burg, Virginia 20175 T 703.777,3616 F 70372.777.372.3725 December 5 2002 OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the WWW Property 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 Route 50 and the Major Collector, respectively. 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. IMethodology 1 Cl 4 The traffic impacts accompanying the WWW Property were obtained through a sequence of activities as the narratives that follow document: • Assessment of background traffic including other planned projects in the area of impact, • Calculation of trip generation for the WWW Property, • Distribution and assignment of the WWW Property 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 501 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. PH� A Traffic Impact Analysis of the WWW property December 5, 2002 Page 1 No Scale - (5)1..p (995)1420..+ (8)4 ..ft.i 7 ry^1 Valley Health Systems Interchange Average Daily Traffic AM Peak Hour (PM Peak Hour) Figure 1 Existing Traffic Conditions PH ��A Traffic Impact Analysis of the WWW Properly December 5, 2002 Page 2 No Scale I ro O G O�� Signalized Intersection Valley Health Systems 5 %-.1 Interchange r� .9(C) LOS = C(C) C, (C) ($ )C � ute Ro ute SD Signalized Intersection LOS=C(C) O� M w SITE � 0 3 Unsignalized o x Intersection U 1 0 J"M Route 50 1� Unsignalized Intersection / -I- AM Peak Hour (PM Peak Hour) * Denotes Critical Unsignalized Movement 1 Figure 2 Existing Lane Geometry and Level of Service PH ���A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 3 i PHASE 1 (2006) The purpose of this Phase 1 scenario is to maximize the WWW Property development while maintaining a four -lane Route 50. All traffic will enter and exit the site via the proposed Route 50 site -driveway. Additionally, PHR+A included a proportional amount of Valley Health Systems and Degrange Properties 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 Valley Health Systems and Degrange Properties 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 Valley Health Systems and Degrange Properties. 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 Valley Health Systems and Degrange Properties 0 1 r� ti ITE Land Use Amount Code AM Peak Hour PM Peak Hour In Font Total 1n Out Total ` D Valley Health Systems Property 150 Warehousing (Distribution Center) 5 acres 63 25 88 25 47 710 Office (Administration Building) 50,000 SF 94 13 107 23 112 73 135 383 779 750 Office Park 5 acres 620 350 30 381 34 194 228 2,241 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 77 820 Shopping Center 25,000 SF 43 27 70 121 131 252 398 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 702 173 875 355 672 1,027 9,198 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. PHR/� A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 4 No Scale (5)1 ..p (1245)1825 ...., (10)5 .MI&•, u Figure 3 Pi IR+A ry�1 Valley Health Systems Interchange Average Daily TrafJ's ' : 1 I 2006 Background Traffic Conditions A Traffic Impact Analysis of the VAM Property December 5, 2002 Page 5 X No Scale D�O Valley Health Systems O �` Signalized Interchange Intersection B(B) LOS = C(C) ,= (B)C = oute � C(D) Signalized (C)C \A Route S0 Intersection LOS=C(B) ` 11 �� 4 O� 4 SITE Unsignalized Intersection w 0 Signalized o Intersection q U LOS = C(D) o �v B(D) B �.Roue 50 !� ~~ �4 %t r (C)D Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 4 2006 Background Lane Geometry and Level of Service A A Traffic Impact Analysis of the WWW Property �{ +December 5, 2002 PH t . Page 6 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 WWW Property. 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. Table 2 WWW Property Phase 1 Trip Generation Summary I Is ti ITE Land Use Amount AM Peak Hour PM Peak Hour 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 1 699 408 588 995 11,137 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 WWW Property. 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 WWW Property 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 WWW Property are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `D' or better for 2006 build -out conditions. PHI2� A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 7 I � No Scale Valley Health Systems Interchange n M N SITE 0 U 3 ° � U o Route 50 I' o� PT TR+n Figure 5 MIM Property - Trip Distribution Percentages A Traffic Impact Analysis of the WWW Property, PH l + l December 5, 2002 Page 8 No Scale (80)87 .,* **(-39)-18 Valley Health Systems Interchange AM Peak Hour (PM Peak Hour) ** Denotes Pass -by trip reduction Figure 6 `'VWW Property - Phase 1 Development -Generated Trip Assignments A Traffic Impact Analysis of the WWW Property Ph*R+A December 5, 2002 Page 9 No Scale (85)88 ..,# (1205)1807...# (10)5 w.% ry^',W Valley Health Systems Interchange Average Daily Traffic AM Peak :oHour) Figure 7 WWW Property - 2006 Build -out Traffic Conditions R+A A Traffic Impact Analysis of the WWW Property P December 5, 2002 HPage 10 X No Scale G O ff` Signalized Intersection Valley Health Systems �d Interchange B(C) LOS = C(D) (C)C �l oute �= *ftft D(D) _ Signalized ftftlo (D)C * � ) Route S 0 Intersection LOS=C(C) 11� �� SITE Signalized o Intersection LOS = C(C) 3 Signalized Intersectiontj LOS = C(D) o C Q g(C) J 1 LL ♦�'� Route 50 ILL +I— B(D) (C)D .--♦ ...%� ...� A (C)D Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 8 VVWW Property - 2006 Build -out Lane Geometry and Level of Service PHRn A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 11 ti is P 1 PHASE 2 (2012) The purpose of this Phase 2 scenario is to include the entire WWW- Property development while maintaining a six -lane Route 50. Traffic will enter and exit the site via a Route 50 site -driveway and a Major Collector site -driveway. The Major Collector will have access to Route 50, Route 522 and a redesigned Valley Health Systems interchange. Additionally, PHR+A included all Valley Health Systems and Degrange Properties trips 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 Valley Health Systems and Degrange Properties 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 Valley Health Systems and Degrange Properties. 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 Valley Health Systems and Degrange Properties 2012 Trin Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour I 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 Degrange 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 1 321 1,607 1 770 1 1,564 2,334 19,761 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. PHR�/� A Traffic Impact Analysis of the VAM Property December 5, 2002 Page 12 �II i� 1 j No Scale (70 )1 � 2)S to/from vHS n ere ange (3p5)80 (897)1376 �%► Otz 287(425) *Nft 888(1966) �3 o� �`1qb 1 SITE o O U N 3 — U �1(4) 4.onowo 765(2543) t c 000 _ 130(68) 812(2448) i JIL e•■ 98(109) Route 50 - J j L - 1�■ �esoss 0(0) (5)1 ..** (1695)2493 .�♦ (130)199 � tr (1687)2403.n� _ t r (13)7 �� c o (2)2u=% o- o ^ Valley Health Systems Interchange (to be redesigned) AM Peak Hour (PM Peak Hour) Figure 9 2012 Background Traffic Conditions Pi iR^ A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 13 1L I 4 No Scale 0 U to/from VHS on ere ange U H 0 o Signalized 7� ,` Intersection r` C(C) LOS = C(C) �� Valley Health Systems *ft" C(C) Interchange oute *Mft (to be redesigned) � Ro ute SO Signalized (B)C Intersection ) 1 \ LOS=C(C) 11�� AM SITE \ Unsignalized 0 Intersection Signalized 3 Intersection U > LOS = C(C) 81, �� Ca ~ B(D) i em F(C)* Route 50 1 b ILL +_ 04- ` *4 �y c� (QC ■,..� % * —� 9 o� M O M � Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 10 2012 Background Lane Geometry and Level of Service PHRl� A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 14 PHASE 2 TRIP GENERATION The number of trips produced by and attracted to this site were established using ITE's Trip Generation Repor, , 6th Edition. Table 4 shows the trip generation results for the proposed Phase 2 WWW Property. 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. ' Table 4 WWW Property Phase 2 Trip Generation Summary 1 1 L� d A 1 I 11, I 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 i 953 262 i 1,215 1 782 1 1,459 1 2,242 21,252 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 WWW Property. 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 WWW Property assigned trips (Figure 12) were added to the 2012 background traffic (Figure 9) 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 WWW Property are acceptable and manageable. All study area intersections (with improvements) maintain acceptable levels of service `C' or better for 2012 build -out conditions. PHRn A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 15 Fi ID I 1 r No Scale r M N 0 +J O "J - 44 to/from VHS n ere range Valley Health Systems Interchange (to be redesigned) n M SITE o (� U 0 Route 50 I' w� o� TJ 1 A �T T T L fl \1 1 Figure 11 WWW Property - 2012 Trip Distribution Percentages PHR+n A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 16 No Scale (237)3S 2S7(1S4) *O� (11817 )% oute 1ti to/from VHS n enr.,.n." a (237)3S �%► SITE 0 U N U > o 268(183) 4�-11(-29)** LRoute 50 J 1 L (145)155...%� j � **(-68)-26--+ .� (355)52 .-4 O� w� oa -I- 4� 257(154) e� •h1 b` 4 Valley Health Systems Interchange (to be redesigned) t` M w � I AM Peak Hour (PM Peak Hour) ** Denotes Pass -by trip reduction Figure 12 WWW Property - Phase 2 Development -Generated Trip Assignments A Traffic Impact Analysis of the WWW Property R+A December 5, 2002 PH Page 17 li � A � I I I I I I I I I IP If II fl No Scale (II34 S)8p )1411L 511 to/from VHS 7O 2R2v42S 5=068) SITE o O P4 w U 3 ° 269(187) v�.v1- 754(2514),, %. 130(68) JIL c _ 98(109) +. 1069(2602) J j L 0(0) Route 50 - e� (150)156...,# (1627 (24 (130)199 w j* r r (2042)2455■y t )7—� ,� o o 00 (2)2,� ..,.. 1 o^...� -I- ti �- 00 J 1 gf'6`?J b~ Valley Health Systems Interchange (to be redesigned) Average Daily Traffic AM Peak Hour (PM Peak Hour) Figure 13 WWW Property - 2012 Build -out Traffic Conditions P H R+A A Traffic Impact Analysis of the WWW Property December 5, 2002 Page 18 I No Scale N 0 to/from VHS o n ere ange U 0 Signalized 7� Intersection � C ' (C) LOS = C(C) t4--ft Valley Health Systems (C)C � oute `* C(C) Interchange (to be redesigned) t ute SO Signalized (B)C ftftoo Intersection►� LOS=C(C) 1► lt��� /z} �► c1 SITE Signalized o Intersection LOS = C(C) 3 Signalized -20 Intersection tj (D) LOS = C(C) 0 ♦= r LL route l �L B(D) 50 ,� �► *4 1 '_W'► q r (C) C WMW* ■�► q momj Denotes Free -Flow Lane AM Peak Hour (PM Peak Hour) Figure 14 WVVW Property - 2012 Build -out Lane Geometry and Level of Service R+A A Traffic Impact Analysis of the WWW Property December 5, 2002 PH Page 19 P u 1 a 1 1 I 1� 1 APPENDIX Table 1A Valley Health Systems and Degrange Properties 1 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 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% Table 2A WWW Property Phase 1 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 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% L I N 1 ll 1 r Table 3A Valley Health Systems and Degrange Properties 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 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% 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% 100.01 Table 4A WWW Property Phase 2 Pass -by and Internal Trip Interaction Reduced AM Peak Hour PM Peak Hour Trips Going to/from Land Use In Out Total I❑ 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% 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% 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% 11 ally �.�. a a.f �■. ,.� �i.. �t M man M 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 Ind collector rd thru property 4 Rte 37-NBL&SBL off ramps-RTL s Rte 50-WMC Entr-Stoplight g 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 g Rte 50 WBL-LTL Rte 803 Entrance 10 WWW--5 Lane Entrance Ind 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) Responsible Party WMC WMC WMC WMC WMC WMC WWW WWW WWW WWW WWW FRED CTYNDOT-rev sharing WWW WWW WWW "wAL •�.yaYy M NUJ 49 '37 X" 7 �%�J 1�1?all m7 fl J Cm—Hw -mo rd Yaraoz & t 1 �� �- yy •..1a V.oulp L£ LUB VA100 ZMOH SQ /// "{• All r Y V TfIIi WL.C. ImpactAnalysis Statement E. Sewage Conveyance and Water Supply In order to provide service to this site a regional pump station and force main system need to be implemented under FCSA policies and procedures. Also a water main extension from north to south is required. The concept of this system was approved during the deGrange rezoning off site easement allowing this extension we've acquired by the FCSA during the western transmission line project extended south along VA Route 37 from the Stonewall Industrial Park. ' The water main extension will be a from a 20" main intended to be a link in the west transmission loop shown in the master water plan of FCSA. This main coupled with the 4 million gallon northwest tank facility will provide adequate water quantity for commercial development of the WWW site. Site elevations will create low pressure zones which are unsatisfactory for commercial water service. In order to provide pressure for daily usage and fire delivery, a booster pump system will be required as shown in Figure 12. A gravity sewer main extension will be required through the Winchester Medical Center site as shown. The anticipated water demand and sewer flow allocation for the WWW and WMC sites are shown on the attached table. The system proposed is acceptable and manageable in providing sanitary sewer and water service to the proposed commercially rezoned site. 1 1 GiIfff if L. C. Impacl Analysis Statement WWW L.C. Rezoning Water Use/Wastewater Flow Summary Frederick County, Virginia Land Use Amount Quantity Unit Unit Value (GPU) Total Office Park 35 Acres 1000 g/acre 35,000 Discount Superstore 135,000 SF 0.1 g/SF 13,500 Shopping Center 150,000 SF 0.2 g/SF 30,000 Outparcels 10,000 SF 0.2 g/SF 2,000 Total 80,500 gpd i 1 1 1' NW TANK �S S 1 SEWER FM CONNECTION PROP. WATER SYSTEM _ WITH FCSA SYSTEM AT SUNNYSIDE BOOSTER PUMP STATION PROP. GRAVITY SEWER ' P. WATE SERVICE 1 J —PROP, SEWER SYSTEM REGIONAL SEWAGE PUMP STATI❑N i` WWW PROPERTY gilbert w. clifford WL & associates, inc. jSEWER & WATER Erghoem Land P'"""'D Water °is�' 117 E Ficoay SL fnches , Yrgiria 22601 G4/NESBDRO U4CIS7FRI4L DISTRICT fREDERICK CDUN7 ,, WRCIN/A MCC- (540) 667-2139 FAY- (540) 665-0493 E1MIL• grrcoram0eorthinknet Figure 12 WKW L. C. Impact Arnalysis Statement F. Site Drainage Site drainage generally flows from northwest to southeast and leaves the site at three principle locations shown as A, B and C on Figure 13. These locations need to be coordinated with VDOT and with the Winchester Medical Center with overall planning approval by the Department of Public Works in Frederick County. Storm water detention and management facilities will required and provided within the site to mitigate the effects of storm water on the downstream systems. These storm water management facilities will be fully lined to prevent the potential of groundwater contamination and for structural integrity. The principle means of conveyance will be by enclosed storm sewer throughout the site. Alternative storm water management will be used within parking areas and green spaces such as parking lot storage and bio retention to enhance flow attenuation and water quality control. It is planned for the detention ponds as located to provide regional detention capabilities for WWW and WMC. A storm sewer connector pipe system will be planned across the ' WMC site in acceptable locations. Preliminary locations for the facilities are shown on Figure 13 and on the Generalized Development Plan. i] I � I I I I I I I I I I I I I I I I I I I I I 1 Www PROPERTY STORMWATER MANAGEMENT PLAN j G4/NESBORO MAGISTERIAL DISTRICT fREDERICK COUNTY, li/RG/N!A gilbert w. clifford °� & associates, inc. ErCkwers land Plam" water oumlty 117 E Ficodly St Vkhester, Yrgi k 22601 Vo ff. (544) 667-2139 FAX: (540) 665-N93 BVC gwmm0ea Krknet Figure >3 Impacl Analysis Slatemew Solid Waste Disposal Facilities The WWW 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. IVWW L. C Impacl Analysis Sialemew WWW L.C. Rezoning Solid Waste Generation Summary Frederick County, Virginia Land Use Amount Quantity Unit Unit Value GPU Total Shopping Center 150,000 SF 0.01 NSF 1,500 Outparcels 10,000 SF 0.1 NSF 1,000 Discount Superstore 135000 SF 0.01 4/seat 1,350 Office Park 35 Acres 100 Nacre 3,500 Total 7,350 Estimated Solid Waste/Day 3.7 tons/day id'WW L. C. Impact Analysis Statement H. Historic Sites and Structures Two potentially historic sites were identified within the site study area and these are shown on Figure 14. The site does not exist within a core Civil War battlefield area although movement of troops in the area was documented throughout the Civil War, particularly the Second Battle of Winchester. Historic impacts such as loss of sites of significant preservation value are minimal and manageable. Buffering of Route 50 from visual conflict with tourism is proposed. The BRAB suggested the single onsite structure scheduled for removal to be characterized by measurement and picture documentation for historical record. This will be accomplished prior to removal. ,. 4. �f 1 46 `k •. �y �i I4�p� ',�a%� { p yey>'l'4 4 ::4 .. *4.� . � Cam` (7 W ' ♦ . w � 1 PROPERTY . 469 ..►. 7 A r r t ve , a¢ !'J it �'' ID DESCRIPTION 467 OLD HOOVER HOUSE 469 FOLK VICTORIAN FARMHOUSE RURAL LANDMARKS STUDY MAGISTERIAL DISTRICT FREDERICK COUP POTENIALLY SIGNIFICANT NO NO gilbert w. clifford & associates, inc. Engineers Land Planners Water Quality 117 E. Picodilly St. Winchester, Yrginio 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 [MAIL: gwcliff@mnsinc.com Figure 14 Impacl Analysis Slatemeni I. Impact on Community Facilities There will be a level of impacts on certain community facilities resulting from this project. 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 the facilities to be created within the WWW site presents a substantial $29 million dollar positive impact as reported in the County Impact Model. Regardless of this finding, WWW 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. I 11 11 11 11 11 11 11 II II 11 IV GENERALIZED DEVELOPMENT PLAN 11 ;� JO p )Oaqs I I I I I I I I I I I I I I I I I I I I 1 11 11 11 11 11 11 11 11 11 11 II II FREDERICK CO UNT Y IMPA CT MODEL 11 OUTPUT MODULE APPLICANT: WWW Properly Net Fiscal Impact LAND USE TYPE82 Costs of Impact cie*- CSedit5:I2be TakC Total Potential Adjustment For REAL ES7 VAL $105,175,189 Required (entered in Cur. Budget Cur. Budget Cap. Future CIPf Tax Credls Revenue- Net Capital Net Cost Per FIRE 8 RESCUE 9 Cfapifab Faci l Eifel cG sum only) 9 ep`r G-aQ)Aqup Ext2C�d1l�h4S. T,'J&g"ther (IJhadius_V) Cast 921ar= Facililie3._IR�Daet �yLellutg Unit Fra and Rescue Department 5383.331 SD $D $383,331 ERR Elementary Schools $0 Middle Schools $0 $0 s0 SO s0 $D ERR High Schools so Parks and Recreation s0 SO s0 so W ERR Public Library s0 s0 so $D so ERR ShenWs Offices So $66.084 $o $0 $65,084 S66.084 s0 ERR Admanslralion Building So so $d s0 $0 ERR Olherhiiscellanecus Facilities `o $158.066 $177.295 $32B,361 $328.351 $0 ERR SUBTOTAL $383,331 $221,130 $172.295 so 3303,436 $393,436 s0 ERR LESS. NET FISCAL IMPACT $29,183.778 $29,188,778 $29,186.778 $22J8�Z78 ERA NET CAP. FACILITIES IMPACT 0 ERR INDEX:"1 0" It Cap. Equip Included to INDEX: "1.0' If Rev -Cast Sal, -0.0- if Ratio to Co Av g: 0.0 Rev -Coal Bal = 1.000 PLANMNG DEPT PREFERENCES 1.0 1.0 Ratio to Cc Avg = 1.342 METHODOLOGY 1. Capital facilities requirea*nls are input to the firs t column as carculeled in Itte model. 2. Net Fiscal Impact NPV from operations calcutalions is input in row Iolai of second column (zaro if negalivek included are the onL-41am taxes Rees for one year only at lull value. 3. NPV of future oper cap equip taxes paid in third cotvmn as calculated in fiscal impecis. 4. NPV of future capital expenditure lases paid in fourth col as cabculated in Its cal impacts. 5. NPV of fulore lax es pakf to bring current county up to standard for new taalitiss, as calculated for each new lac7ty. 0. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusled for peicent of coats covered try the revenues from the project (actual, or as ratio to avg. for all resldentiat deveropment). NOTE: Proffer c arculations do not include intrude interest because they are cash payments up front Credits do include inlemsI if the projects are diebt financed. NOTES: Model Run Date I0AX 02 ERL Project Descrfation: Assumes 866,250 square feet of offic a uae and 285,000 sq.ft retail on 70.9 acres zoned 92 District Due to changing canditlons associated with development in the County. the resul(s of this Output Module may not be valid beyond a period of 90 day s from the model run data. 2001MOOEL I it L L I I 11 I REZONING REQUEST PROFFER Property Identification Number 52-A-B and 53-A-79 ' Stonewall Magisterial District WWW L.C. ' 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 # for the rezoning of 70.9065 acres ' from Rural Area (RA) Zoning District to the Highway Commercial (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. Should this petition for rezoning not be approved by the Board of Supervisors 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 Generalized Development Plan, dated November 26, 2002, sheet 4, of4, which is 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 a new intersection shall be created to allow the relocation of VA Route 803 and to allow the intersection with a major collector road serving the WWW site. Work involved with this item to include left turn lanes on U.S. Route 50 westbound lane and eastbound lane within the median and right turn lanes onto Route ' 803 (EBL) and the major collector (WBL). The intersection to be stoplight controlled. The design for Route 803 relocation to be provided by owner. See item (1). • On U.S. Route 50, a new travel lane to be constructed on the north side of the westbound lane from the termination -of the WMC (deGrange) proffer to the western limits of the WWW, L.C. site. See item (2). ' • On VA Route 37 an additional travel lane with transition shall be added to the northbound on ramp, in order to accommodate the dual lane left turn on U.S. Route 50, eastbound lane constructed by WMC. ' (Revised 1/23/03) Page 1 of 4 t Rezoning Request Proffer Property Identification Number 52-A-B and 53-A-79 Gainesboro Magisterial District • Two unsignalized intersections with U.S. Route 50 to be constructed at existing ' crossover points as shown. This includes all work necessary to upgrade the crossovers to VDOT standards. See item (3). • A major collector road with 5 lane connection to U.S. Route 50 and extending ' approximately 2900' to connection with the major collector to be constructed by the Winchester Medical Center. See item (4). Transportation items 1 through 3 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. ' Historic Preservation • The existing home (#469) to be characterized by historical report prior to removal. ' 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 Generalized Development Plan dated November 26, 2002 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. (45) ' • A ten foot (10') landscaped buffer area along the northern 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. (#6) ' On Site 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 buildings 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 buildings 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. I (Revised 1/23/03) Page 2of4 rij I Rezoning Request Proffer Property Identification Number 52-A-B and 53-A-79 Gainesboro Magisterial District 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 70.9065 acres, lying on the north side of U.S. Route 50 in the Gainesboro Magisterial District of Frederick County, Virginia from RA to B2, 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 of the building permit of the subject property. 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: LA - By: 1� James R. Wilkins, III C. Robert Solenberger ' Date: j 1 L� 0- Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this 0-`k day of 2003, by l . c CSC �,�c� .!_ - 0 . le'r- -ems My commissio xpires � 4 u � C ec �30, .260 Notary Public (?devised 1/23/03) Page 3 of 4 �_ s� - - � ..R.s' ��,,,��.���� i -�.,�, � i .- � ` f V ., �. � 6 �. _ _,,.: VII AGENCY COMMENTS Rezoning Comments WWW L.C. Frederick County Sanitation Authority Mail to: Frederick Co. Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, VA 22604 (540) 868-1061 Hand deliver to: Frederick Co. Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, VA Applicant. ease,.- ill out the informa#ion as accua#ely as possible Sri order: #o asslsi the : Sanitatlon Authany �vrEh thezr review Attach, a copy of :your application form,>: location map, ,proffer:= statement,-` �mp1ct analysis; and any other pertinent..: 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: 1700' west of Route 37, iust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Sanitation Authority Comments See Page 2 (attached). Sanitation Authority Signature &z Notice to Sanitation AuthoPlease Return This Farm to the Applicant 14 Page 2 IRezonin¢ Comments WWW L.C. The western part of this site is outside the SWSA. The hydraulic grade line of the Authority's water system is not sufficient to provide adequate pressure to this part of the site. The consultant has proposed a water booster station to overcome this problem. However, no water storage is proposed. Provisions of reliable and continuous water service cannot be accomplished economically without storage. ' If the SWSA is to be expanded for this site, consideration should be given as to any other land in this vicinity that will be included in the SWSA. This will enable proper sizing of a water storage tank. Wastewater from this area will be pumped to the existing gravity sewer lines along U. S. Route 522 near Fox Drive. These lines have limited capacity available for this area and the expansion of the SWSA needs to include an evaluation of the impact on this capacity. I 1 RezoninLy Comments WWW L.C. City of Winchester Mail to: City of Winchester Planning Depart. Attn: Planning Director 15 N. Cameron Street Winchester, VA 22601 (540) 667-1815 Hand deliver to: City of Winchester Planning Dept. Attn: Planning Director 15 N. Cameron Street Winchester, VA Applicant's Name: Gilbert W. Clifford & Assoc: Inc. Mailing Address: c/o C. E. Maddox,Jr P E VP 117 E. Piccadilly Street Suite 200 Winchester. VA 22601 Location of Property: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Phone: �540)667-2139 Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Re J 1 1 Ll 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 YAW, L.C. rezoning proposals. It is ' anticipated .that these. issues.will be fully.. addressed through'revisions to these applications prior to their consideration byjbe.PJanning Commission and Board of Supervisors.1* The Winchester Medical .Center; Inc.. application.proposes .the rezoning .of the remaining 52"acres *of 'thd"former'H. Clay DeGrange Estate :from -RA (Rural Areas) -to MS (Medical Sup The WWW,Capplication 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 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 November 4, it was agreed that 1 107 North Kent Street • Winchester, Virginia 22601-5000 L Page 2 Mr. Charles E. Maddox, Jr., P.E., V.P. Re: Winchester Medical Center, Inc. and WNW, 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 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 (2000 Comprehensive Policy PlanforFrederick County, Virginia, p. 7-5, 7-12, 7-13). B. Round Hill Community Plan Conformance. Both of the subject rezoning proposals involve..Jard Ghat 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. tA 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. J 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 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 fiirther the corridor design goals of the Round "Hill 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 t 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 1 Page 4 Mr. Charles E. Maddox, Jr., P.E., V.P. . Re: Winchester Medical Center, Inc. and YAW, 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. ReviewAgency ge cY Comments. Please ensure that review comments from the following agencies are obtained: Frederick County Attorney, VDOT, Historic Resources AdvisoryBoard, 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 I correspondence. Sincerely, Christopher M. Mohn, AICP Deputy Director CMMIrsa cc: Eric R. Lawrence,.AICP; Planning Director Abbe S. Kennedy, Senior Planner Ben Lineberry, Virginia Department of Transportation I U:\Chris\Conunon\Rezoning\2002 Prelim Comments\WMCandWWW. d µ'P I Rezoning Comments WWW L.C. 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. Mailing Address: c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Phone: (540)667-2139 Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Dept. of Parks & Recreation Comments No Comment Signature & Date: 12 Rezoning Comments NVVVNV L.C. Frederick County Inspections Mail to: Hand deliver to: Frederick County Inspections Dept. Frederick County Inspections Dept. 107 N. Kent Street Co. Administration Bldg., 4 h Floor Winchester, VA 22601 107 N. Kent Street (540) 665-5651 Winchester, VA 22601 Applicant:. Please fill out the znfonna#ion as accurately as: possible in..order #o assis# the''' Historic Resources AdaTisor}r Board.. with their'review Attach,a. Topy of; .your'. application `form, `location map, proffer: 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: 1700' west of Route 37, lust north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 n l A/ I Inspection Department's Comments / 1 [v I 9 I I C o N O-rr ; 4; N o vy\ `(- A 1 c c, ( fc u,d--v- V v e ry-1 E X � i Signature & Date: (J Notice to pections Dept. —Please Retur is Form tot e Applicant 23 COMMONWEALTH of VIRGINIA 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 VDOT Comments to WWW, L.C. 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. 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. 1 Thank you for allowing us the opportunity to comment. Y 9 pp tY Ben H. Lineberry, J , P.E. Trans. Asst. Resident Engineer 1 BHL/rf Attachment VirginiaDOT.org WE KEEP VIRGINIA MOVING Rezoning Comments '"'WW L.C. 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 `Please fill out -the information as accurately'as possible in order.to assist the Virginia Department of,Traiisportation 1vltl therr.rev3ew Attach th'ree:copres of your.` - F ,.. a lrcation:farm location map, proffer statement, rm act,analysrs and'any.oiher pPi :.- .. 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Virginia Department of Transportation Comments i See attached comments from VDOT dated December 20, 2002. -f3- C VDOT Signature & Date: 12 20 02 Trans. Assistant esi ent Engineer Notice to VDOT — PIease Retur his Form to the Applicant 0 � I COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 December 20, 2002 Mr. Charles E. Maddox, Jr., P.E. Vice President Gilbert W. Clifford and Associates, Inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 RE: WWW L.C. Rezoning Conunents Frederick County, Virginia Dear Chuck: We have completed our review of the proposed rezoning and offer the following comments: 1) We concur with your comment regarding the need for a geological site analysis prior to site development (hnpact Analysis; Site Suitability). This area is subject to the development of sinkholes as evidenced by prior subsidence adjacent to the Route 37 off ramp. Also, available geological maps (Figure 5) indicate that a possible fault bisects the site in a north -south direction. The Edinburg formation is notorious for sinkhole development. Fortunately, a m?jority of the site is underlain by the Conococheague formation. 2) Under site drainage, we applaud your reconunendation to fully line stormwater management facilities. We are assuming that this would be a synthetic liner or a clay liner placed on a synthetic filter fabric which was applied to the hospital stormwater ponds. We are available to discuss any of the above comments in more detail if desired. Sincerely, IHarvey E. Strawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Frederick County Planning and Zoning ' file A:\\\'R1VLCcom.tivpd 107 North Kent Street • Winchester, Virginia 22601-5000 � I U � I I I I I I I I I I I I I I I I I I I AO WINCHESTER REGIONAL AIRPORT •SERVING THE 491 AIRPORT ROAD TOP OF VIRGINIA WINCHESTER, VIRGINIA 22602 (540) 662-2422 December 16, 2002 Gilbert W. Clifford & Associates, Incorporated 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 Re: Rezoning Comments WWW 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. Proposed uses under the rezoning request should have no impact on airside operations at 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 RezoninI4 Comments WWW L.0 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;, :'Please.. fill "'out the nfonnatlon as" accurately as p©ssible in order to assist:the Winchester Region al Airport,with their review. "Attach: a .copy of your application`:. form, location .-neap; proffer statement, . impaet "analysis; and any other i pertinent-. l 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Winchester Regional Airport's Comments - %0 h,ed le,!4 r Winchester Regional Airport Signature & Date:A Qnan� /� 0 " Notice to Winchester Regional Airport — Please Return This Form to the Applicant m Administrative Assistant to the Superintendent 4,aderntS A7 p 'p, S 0 e� G _F.0 Frederick County Public Schools Visit us at www.frederick.kl2.va.us December 16, 2002 1 C. E. Maddox, Jr., P.E., Vice President Gilbert W. Clifford & Associates 117 East Piccadilly Street, Suite 200 Winchester, VA 22601 II RE: WWW L.C. II Dear Mr. Maddox: e-mail: orndorfa@frederick.k12.va.us This letter is in response to your request for comments concerning the rezoning application for the I WWW L.C. Property. Based on the information provided in the rezoning application, Frederick County Public Schools has no cominent at this time. Sincerely, Al Orndorff ' Administrative Assistant to the Superintendent I I 1 pc: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools Robert W. Cleaver, Asst. Superintendent for Administration, Frederick County Public Schools 540-662-3889 hxt 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-722-2788 LIP l ann hi g/2003 -04/ W i nc M e d Or RezoninI4 Comments WV«' L.C. 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., I" Floor 107 N. Kent Street Winchester, VA 22601 plicant: Please fill out="the inforination as accurately,as possible in order .to assist the Ap Winchester Regional Aiport.;.lzth their re�ie��� .:Attach copy of your application: form, "16cat on <map, proffer. 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Fred-Winc Service Authority Comments: Winchester Regional Airport Signature & Date:. ��'�� I Z'� Notice to Fred -Wine Service Authority —Pleas Return This Form to the Applicant 17 s 3 C( t /L( f �, 5a —A - t3 Rezoning Comments WWW L.C. Frederick— Winchester Health Department Mail to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent Street Winchester, VA 22601 (540) 722-3480 Hand deliver to: Frederick -Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent St., Suite 201 Winchester, VA 22601 (540)722-3480 Applicant:' Please -fill out: the inform%ation as accurately as possible iri -order .to assist the Frederick -Winchester Health'Departinent with-theirrevieW. Attach:.a copy ,ofIyouir . application form; location map, proffer 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. II Current Zoning I 11 RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 n n a 1) n '1n.<c Frederick — Winchester Health Department's Comments 11e3(4 J/' a ltt, '- h-" s "j. U ;,r C.. I VVF'&'/ /" �7,,-j Signature & Date: Notice to Health Department — Please Return This Form to the Applicant 15 Rezoning Comments WWW L.C. Frederick County Fire Marshal Mail to: Band 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 Please fill fluff the information as accuzately as possible ir?:order to assisi the 11 Frede* n' County.Fire 3V arshal` � t i his revie}v ,Attach a opy of your application ::form :icicat on n3a prQ#fer statement, irniiact analysis; and: any oiTzer.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: 1700' west of Route 37. lust north and adiacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 Fire Marshal's Comments Fire Marshal's Signature & Date�3- Notice to Fire Marshal —Please Retur This Form to the Applicant Control number RZ02-0015 Project Name WWW L.C. Address 117 E.Piccadilly Street Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified 12/10/2002 City Winchester Tax ID Number 52-A-B & 53-A-7 12/12/2002 Applicant G.W. Clifford & Associates State Zip VA 22601 Applicant Phone 540-667-2139 Fire District Rescue District 15 15 Recommendations Automatic Fire Alarm System Yes Siamese Location Not Identified Emergency Vehicle Access Comments To be idenlified during the site plan process. Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Election District Gainesboro Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Access Comments The half -full condition of the Northwest Ionk should be corrected io provide adequate water supplies in the event pur np booster service becomes disabled. Additional Comments The rnonetaty 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 Title Ii � I u I I Rezonin6 Comments WNVW L,•C. Frederick County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA 22601 (540) 665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA 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: 1700' west of Route 37, just north and adjacent to U.S. Route 50. Current Zoning: RA Zoning Requested: B-2 Acreage: 67.0960 RA B-2 3.4640 RA B-2 0.3465 County Attorney's Comm" is JJ/?� Gs;�C cal /hz l°v�i•�P�TJ 6)Zc G✓"�2�s� err Ji�`i„� ��-,t / l J � UlI-tVl 77 T Assistant County Attorney' Signature & Date: �v��-✓� L // c� "z— Notice to Cou�irl -Attorney -Please Retux n.Th s Form to the Applicant L II l� I) November 22, 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 WWW, L.C. Rezoning - Route 50 West 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 70.9-acre parcel proposed for rezoning from the RA (Rural Areas) District to the B2 (Business General) is located within the study area of the Second Battle of Winchester. Located on the subject ' property is the historic structure known as the Folk Victorian Farmhouse (ID# 34-469), and located on the adjoining property is the Old Hoover House (ID# 34-467). Neither of these structures are listed as potentially significant in the Rural Landmarks Survey Report. The HRAB considered the proposed business/commercial use of the WWW property as indicated by the applicant. There were no adverse com mients by the HRAB regarding this rezoning request. The I--TiRAB does recommend that a detw;led history and documentation of the Folk Victorian Farmhouse be completed prior to removal of the structure from the property. This documentation should include photographs of the interior and exterior of the structure and copies should be made available for the Virginia Department of Historic Resource's records. Please contact me if you have questions regarding this comment from the HRAB. Sincerely, m4a Rebecca A. Ragsdale Planner I RAR/cih U:\COMMITTEES\I IRAE\Comments\W W W RZ.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 SURVEY PLAT & DEED F, p �71, I -, 1 U(902:09o5 / THIS DEED, made this day of /L- , 1998, between John W. Reid, Sr. and Rosa M. Reid, his wife, Lillie L. widow, Donald R. Dunlap and Gloria Jean Dunlap, his wife, and Lynn W. Anders9n, single, of the one part, hereinafter called the Grantors; and W.TW. L.C., a Virginia limited company, of the other part, hereinafter called the Grantee. WTNESSETH: That fer and in consideration of the sum of Ten Dollars (S10.Op), cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the Grantors do grant and convey, with General Warranty and with English Covenants of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges and appurtenances thereto belonging, all of that certain land, containing 3.464 Acres, more or less, lying on the North side of U. S. Route 50 in Gainesboro Magisterial District of Frederick County, Virginia, more particularly described by survey prepared by Mark D. Smith, Land Surveyor, dated February 20, 1998, attached hereto and by this reference made a part hereof; and being all of the land conveyed to T. F. Reid or to Theodore F. Reid (also known as T. F. Reid) and Elia L. Reid (also known as Elia Farmer Reid) by deeds from C. L. Robinson Ice and Cold Storage Corporation dated May 22, 1916 and August 8, 1946 and respectively recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia in Deed Book 196, at Page 460 and in Ceeu Book 197, at Pace 405 and by deed from Carlton H. Manuel and wife dated January 10, 194:' and recorded in the aforesaid Clerk's Office in Deed Book 199, at Page 561. Upon the intestate death of Theodore F. Reid on February 20, 1970, tl:-2 interest of 'Theodore F. Reid in said land t-jas inherited by his t JOHNSTON YSAT A AT LAW 'A, VWWMiA � I ' four (4) children, Leo G. Reid, Sr., John W. Reid, Sr., Frances Reid Manuel and Madeline Reid Anderson. The interest of Elia ' Farmer Reid, widow, in said land was conveyed to her children and sole heirs at law, being John W. Reid, Sr., Leo G. Reid, Sr., Frances Reid Manuel, Walters C. Anderson and Lynn W. Anderson by deed dated A.gunt 25, 1983 and recorded in the aforesaid Clerk's office in Deed Book 564, at Page Upon his in822.t passed the death of Leo G,. Reid, Sr. on August 27, 19E7, 7b0;X xrt/to his wife, Lillie L. Reid, one of the female Grantors herein, his ' interest in the above property. Upon the death of Frances Reid Manuel in 1991, she devised to her only child, Donald R. Dunlap, f' one of the male Grantor herein, her interest in the above property. Upon the intestate death of Madeline Reid Anderson in ' ect. 8, 1977, her interest in said property passed to her sole heirs at law, her husband, Walters C. Anderson, and her only child, Lynn W. Anderson, one of the male Grantors herein. Upon the intestate death of Walters C. Anderson, his interest in said property pa33ed to his son and sole heir at law, Lynn W. Anderson, one of the male Grantors herein. This conveyance is made subject to all legally enforceable ' restrictive covenants and easements of record affecting the aforesaid realty. WITNESS the following signatures and seal S EAL ) John eid, Sir .— ' (SEAL) ' �os a M. Reid ' � (SEAL) L llie L. Reid � � �o�weTo►i QYZA] L w 1 i I ; O:u Ol � 1 MWto a X*"I ow ' ArmftOM AT LAW WICJ"J rw vwto~ FI2"' 0 9 G I (SEAL) f/fnn W. Anderson (SEAL) 9onla:td�R. unlap (SEAL) Gloria n Dunlap STATE OF VIRGINIA,aAT LARGE, CITY/COUNTY OFay F 11?L To -wit The foregoing instrument was acknowledged before me this 61 day of 1998, by John W. Reid, Sr. and Rosa M. Reid, his wife. My commission expires =%/Il%i �/� 00o;— F(SEAi,) otary Public 9'ATE OF FLORIDA, AT LARGE, CITY/COUNTY OAOnrno To -wit: /The forego' g instrument was acknowledged before me this day of 1998, by Donald R. Dunlap and Gloria Jean Dula his wife. My commission expires 7 �- (.SEAL) STATE OF VIRGINIA, AT LARGE, CITY/COUNTY OF .��La(LlLI�_- To -wit The foregoing instrument was acknowledged before me this 3 � � N� *wwww"«*wwmnw 0 N� ~""F4dM AT LAW ' day of . zosu' by Lillie L. Reid, widow. . `.' my commission expires .. ' ' (SEAL) ~,^.^, Public_ _ .` �T^~" or vznozmzA' AT LuRoo' ' czTIY/conm7Y OF . To -wit: The foregoing instrument was acknowledged before me this day of ' 19*8' by Lynn W. Audccaoo' single. 0�' ' -. --`, my commission expires ' .^�. . ---- ry public � ' v^ r« .. 4 Ll 1 I ' ® MAM.Ilcc{rou{11 • R"AW"D MK,I{�1U. IN{NI{ I k' i '' �' I 19 G THIS DEED, made this S. ,Ia Y cif , -. �V4Y�mQ�R.- 1'�'�`� by and between THE C. I,. Rt1141�J;;ttN Ct�ltl'tiltA'I'I��tl, ,i Vl,,�tnl.l Corporation, (formerly known as THE C. I.. k0BINSON ICE AND COLD STORAGE CORPORATION, a Virginia Corporation), hereinafter called the Grantor, and 6JWW, L.C., a Virginia Corporation, hereinafter called the Grantee. WITNESSETH: That in consideration of the sum of Ten Dollars ($10.00), and other valuable considerations paid the Grantor by the Grantee on or before the delivery of this Deed, the receipt of all of which is hereby acknowledged, the Grantor hereby grants, sells and conxeys, %,•:th general warranty and with English covenants of title, unto the Grantee_, in fee simple, the following real estate, together with all improvement and appurtenances thereto belonging but subject to all easements and legally enforceable restrictio.lr: u..Il reservations of record affecting such realty: PARCEL ONE: All that certain parcel of land containin< 67.0960 acres, lying and being situate in Gainesb^:- Magisterial District, Frederick County, Virginia, and shown as Parcel B on a plat prepared by S. W. Marsh, L.S., dated August &-8, 1995, and bei,iy a part of the same land co.. -eyed to The C. L. Robinson Corporation by Deed dated May 11, 1983, recorded in the Clerk'k Office of the Circuit Coi.rt of Frederic] County, Virginia, in Deed Hook 560, at Page 33, and being pirt of the same land conveyed to The C. L. Robinson ice and Cold Sl.orage CurpnratiOli by Deed dated May 1, 1930, recorded in uaid Clerl.'s Offic in Deed Book 160, at Page 460. PARCEL TWO: All that certain parcel of land contaigin 0.3465 acres, lying and being situate in GalnesJOro Magisterial District, Frederick County, Virginia, and shown as Parcel 80 on a plat prepared by S. W. Marsh, L.S., dated August 28, 1995, and being the same property conveyed to The C. L. Robinson Corpurati a Virginia Corporation, by Deed aated June 9, 1989, recorded in said Clerk's Office in Deed Book 715, at Page 819. 0 IM UMM.MCCAXOuaM • oocar000 M[a.N.[.' [.. 11 rlt �, 1 1 I n 3 WI'I•NI.:.:, I lip• I . , I I„viIu,I I,III.II.Ii .,•.-I • . , I . THI: C. i.. i<•t!Si N: ,)h I'I;i,i I,i f:: it,N, .1 Vi rt(!hi.l l't. l.(.iir.il lot, dward E:. k• L : sr,n fresid(ant STATE JF VIRGINI//A//,'' CITY/t%&UttiiY OF WLr�„to-wit: The foregoing instrument was acknowiedged before 9 me this _� day of 11J5, by Ferard B. Robinson who is President of The C. L. Robirtsor. Corporation, a Virginia Corporation, on behalf of the corporation. My commission exU Tres /9 9 ..2- P� C� ,PROJECT AREA 4 11, I N1111111 MAP '.1, All I'-2149i r11TROVIt'll 11) Subdiwswii Adrtwwltiolel . �V The above and fureyomy Minor Rurul Subdio!;iun liotweell the ""114S .if C. I. ROBSINSON CORPORAliON, s; VirViniu Corv.'rutu!rt, as 1f1 the +..,..,rr.//vnyin,� I,IUI, is frith the fret? Consent and to uccordwt,•e Irith the under aimed owner ;• hrr>Prleto—. and trustees, it unl•. TjJIF tj.`L. P0F436tr jvf:L1RMRA-rio, -- NU7ARY PUBLIC i, u !! ,fir ,t ,.r l„ ,•r ,r'IJ for the stile :l 15,y„I, ur ye. do certify (flat ter{ �..til� 4 r,1 �/ �' 1'c ,t : c , PreSl(sf1� .Nh 15r? i;nme i5 shined tO Ilse forgoing Owner's Consent, has ocl.nowledyeJ :he surne befaie nu• Ir, Isix s(/le ts.en under Iny hand this —=� -- duy of .— Jty comm rs,un expires S1.3,199 S'URVE10K'S CL''1(7Yl''IC/1H I hereby certify that the lund contuined in this Minor Rural ':'ubdi►Ist,yi is the same lond conveyed to C. L. Robinson Corporotion b -v deeds Juted I M.uy ly30, 11 May ;VJ3, 27 October Iy83 and 12 Jul.), 1990, said deeds recorded to the Office of the Clerk u4 the CfrCL:l ourl of Frederick County, Viryinia in Ueed Book 160 jt Paae 460, feed Bock 550 ,� Puye 33, Deed Book 570 ut Puye 209, and Ueed book 7413 fit Paye 1581 respectively. 5 It' Marsh. I . S. nA 52 ((A)) Pc 1 506 , onod: RA so: Aynculturoi so 5.i ((A)) Pcl 71A 4 ud.- RA fy Orchard ✓S ((A)) POs P.I.' ,gr,ned: RA Wit: Agricultural, Orchoid �. W. MAH' cat It RIIFI(_Al[ NII. %u If1+3 L SIIN'1f-�j}I1S ff) Final Plat for MINOR RURAL SUBD,'WSICN Between The La/ids Ul C. L, ROBINSON CORPOIiA'IION Guinesbuto Magisterial Uisbict Plot: MRS-W(Kdwv fredetick County, Vityinia I)A1t.. '211 Auy ,sk 1'1'1;) Cove, `11"et h •rl I of •1 MAR St{ a IL► GGE LAW Surveyurn, P.LC. IJPwt Wr,•Iw ici.11urua.:..vo1 Z( INt i � h, A (2 ;q `,I. VAI ANI alt) ZONFI) HA 461 RLSIN'NUAL WA 11 rw )I AR P,AP14 % 20 Parcel 89.088r- 1 Ac P J 'N 17 816 ent - $O- Ingress/Egress Casement Of Parcol B 15 67.0960 A(,]' 614, M A T C H LINE (see Sheet 30f4 0 250 sw 1000 I Grophic Scole v Feet C-500, p- P"- A H C. W. HAP,H z CJ CERWICATE NO. DAI( an A ... ju%f 19W, IF313 If See Sheet 4 of 4 -'or Lire ruble ufaf Ate,: Surpimcry. Final Plot for MINOR RURAL SUBDIVISION Between the i onus Of ROBINSON CORPORATION Goinesboro Van vistrict T-'XA1 1 "00 ,1 4 MARSH & LEGGE L:.,!!ixl Survenw-%. P.LC. IUD Hw1h Canw� ftu"A "'W1 , , "., a. - Or 11 - �L] I 1 L: l: �J M A T C H L I N L (See Sheel 2 of 4 --- ---- ---- •4c`lO ZONED: NA /I 14-v USE.,R£s,oENnaLJ 13�60. H/w err ��' (Do 560-P J3) 9JJ�\q I Hereby Vocoled 12 SEE SHEET 0 1 l 7 4 OF 4 10 RENNER ZAN£D. RA / xParcel A ILVINSfi v \° l_/ \e // /.eJ„�it�`1 Acres/) ZONED %%RA USE. �ES ' "NSON IZONED: h'A J / �SE: VACANT I ZONED: RA 11 ' USE: RESIDENTIAL 1 \ 4, �4 Fes\ \ \ IIUFFAIAN ' \ �:. ZONED' RA USE: RESIDENTIAL o•O� c o :so No 1000 Grophic Scale in Feet f .- 500, 0 i 7v moo. i 461 pO'0 F \ �i �,�• O P P J 1�UQr; 2 t �• ld a See Sheet 4 of 4 for Line Toble and A,eu Summary. Finul Plot for MINOR RURAL SUBDIVISION Between the Lands Of 6'\' up"4 C. L. ROVINSON CORFO A770N Goinesburo Muyisteriul Oistfic! i Plot: MRS-INLK.dw Iietlerick Cuunf , Virt)inio 1 S V. HARSH O CCRIIFICATE No. DAICI Swplembw ,J95 SCAIF 1--5lt(t' Shed 3 v 1043 2. y MARSH & ILEGGE �. iy i,.txl Surve are, 1'.4C. 14�11111 SUIt\IC� �)f 130 t4a to (mtrran "t - YK;rNH«, Vr$inte 221k11 Yf/N� huq ear-otn& r.. !•n,i tn-iwt � I � I I I I I I I 1 I , I IX TAX TICKET 1 H A K L t-: li 1 Y '1" G U U G — '1"1cKez }F:UU.ib5b2000.L FREDERICK COUNTY Date 6/04/2002 C. WILLIAM ORNDOFF, JR Register: MWS/MW P.O. BOX 225 Trans. #: 03759 Dept # RE200201 WINCHESTER VA 22604-0225 ACCT# 14308 2002 REAL ESTATE TAXES Previous 67.45 ACRES 52 A B Balance $ 556.85 Acres: 67.45 CUP#18-99 EXPANDING LANDS Principal Being Paid $ 556.85 Land: 44074 Imp: 138500 Penalty $ .00 Interest $ .00 WWW, LC Amount Paid $ 556.85 *Balance Due PO BOX 2368 as of 6/04/2002$ .00 WINCHESTER, VA 22604 1568 Check 798.11 # FM 609 Pd by WWW, LC ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) T A X : E C E I P T - Y E A R 2 0 0 2 cket #:00365630001 @@ FREDERICK COUNTY Uate 6/04/2002 C• WILLIAM ORNDOFF, JR Register: MWS/MW P•O. BOX 225 Trans- #: 03759 Dept # RE200201 WINCHESTER VA 22604-0225 ACCT# 14315 2002 REAL ESTATE TAXES Previous 3.46 ACRES 53 A 79 .Balance $ 241.26 Acres: 3.46 Principal Being Paid $ 241.26 Land: 53300 Imp: 25800 Penalty $ .00 Interest $ .00 WWW, LC Amount Paid $ 241.26 *Balance Due PO BOX 2368 as of 6%04/2002$ •00 WINCHESTER, VA 22604 1568 Pd by WWW, LC ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST• (DUPLICATE) n 0 ' APPENDIX 1 1 1 1 1 1 1 1 1 1 1 1 1 gilbert w. clifford & associates, inc INCORPORATED 1972 Engineers — Land Planners — Water Quality IS 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 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 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 WWW, 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 Planning 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 within the proffers. (2) Establish a way to monitor the growth of development traffic within the phases so that uncontrolled impacts can be avoided. 10 117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601 (540) 667-2139 Fax (540) 665-0493 e-mail gwcaram@earthlink.net Member American Consulting Engineers Council I. 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 8.03 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 -drought 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: ,(I) 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 our letter of 12 December regarding Y architectural compatibility, landscaping "sense of place" inherent in the directives of the Round HillPlan need farther definition in the proffers- ,and The owners fully intend to implement planning with internal consistency in order to meet the goals of the Round 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 CZ)fope the respective preliminaryproffer statements. I would appreciate input by staff and VDOT regarding the of this amendment effort 1--rhank you again for your review and comment on these important projects for Frederick County. incerely yom, gilbert w. clifford & associates, inc. E. Maddox, Jr., P.E., Vice President L`l�ilk#' 1,Ar. Ben Lineberry, VDOT . Mr. Doug Rosen, Vtrmcbester Medical Center Mr. Richie Wilkins, tiVV VV, L.C. lvk. John Callow, PFIR&A I COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 5401665-6395 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.Planring.Commission and BeArd'of Supervisors: ' The Wi id}iester` Medical .Center,Jnc_ application_proposes.:the rezoning :of the. remaining S2"acres ;of the formbt H: Clay DeGrange.Estate:from:RA (Rural.Areas) to MS:(Medical Support): -The WWW I,:C. applicat oni 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 on Route.50.,for principO;accQ5s, it was requested that the requisite traffic' analysis and' any proposed transportation improvementsaddress the cumulative. impacts of the respective proposals.' During a meeting with VDOT representatives at the Edinburg Residency on Novernber 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 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 ofnon-motorized facilities (2000 ComprehensivePolicyPlanforFrederick 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 semice rvice 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 PlanforFrederickCounty, Virginia; p. 7-5, 7-12, f 7-13). r' B. Round Hill Community. Plan Conformance. Both of the subi ect rezoning proposals involve..- ad :that. is located .;holly within. the Phase One boundaries of the Round Bill 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 �j 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 ofthe Round Bill 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 Bill Community. The landscape design features proffered with the DeG-r ge 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 Ru ther tt e corridor design goals oftheRound Aill 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 sign.age 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 comvlex," While this arran-ement 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 �j 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 1 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 Aaency Comments. Please ensure that review comments from the following agencies are obtained: Frederick County Attorney, VDOT, Historic Resources AdvisoryBoard, 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, Christopher M. Mohn, AICP Deputy Director r CMMlrsa cc: Eric R. Lawrence; AICP; Planning Director Abbe S. Kennedy, Senior Planner Ben Lineberry, Virginia Department of Transportation I UAClmis\Common\Rezoning=02 Prelim Comments\WMCandWWW.,xpd I I Lr {, a( It .;� 1 ( (- : �..+ 1 1 od.' j .Y:.✓%`f-_ � / rJ ``\ tr �rl , a 010 miIII �� i �i V '� ., ' ..,1� � � o/�r` r.�N�`n-•, � 1 � i l! Yy+ V � i .,�..�^' i r i 1tt._._�7( � �.��' t i it '',I\ •I-...� r , S J t -AO '- i., ,p'o I �.\ f� gal �\•� Y, tII I -_ \,\` ♦�� �C`i\\r � f, f' _ ll_� Wjirbaster Medical yllbert w. clifford 'y�dy�\ �+ � {/ R �� lLdl9! Qc asaoclatea, Inc.GONEfted ,a � ` plen Y � 1q o IM0..n LaW Rm wow a..* w aM � Aoolr cr er � County of lrodorlok, VlydlW� t Ht �� gg-Sp 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 CTYNQOT-rev sharing WWW www WWW Estimated Cost WMC Proffer WWW Proffer VDOT (2003 Dollars) $47,064.00 $47,064.00 $160,480.00 $160,480.00 ne $125,504.00 $125,504.00 $115,000.00 $115,000.00 $68,162.00 $68,152.00 $439,264.00 $439,264.00 $47,064.00 $47,064.00 $47,064M $47,064.00 ne $116, 000.00 $115, 000. 00 $235,320.00 $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 $235,320.00 $397, 500.00 s COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 NOTIFICATION OF PUBLIC HEARING June 25, 2003 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS RE: REQUEST FOR REZONING OF THE WWW, L.C. SITE On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, July 9, 2003, at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This hearing is to consider a request submitted by G.W. Clifford & Associates, Inc., to rezone 70.9065 acres from RA (Rural Areas) to B2 (Business General). This property is located north and adjacent to Route 50 West (Northwestern Pike), approximately 1,700 feet west of the Route 50/Route 37 interchange, and is identified with Property Identification Numbers 52-A-B and 53-A-79 in the Gainesboro Magisterial District. Any interested parties may attend this hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Abbe S. Kemp Senior Planner ASK/bad 00Agendm\Adjoincr Ltrs\2003\REZ0NINGS\WWW LC.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 T( is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick Bounty, Virginia: 52 -A- - 71-A 53 -A- - 68- UWto i.1Z WINCHESTER MEDICAL CENTER, INC PO BOX 1334 WINCHESTER,VA 22604 53 - A- - 69. 7 0 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- - 74- TURNER, CAROLYN R 424 W CECIL ST WINCHESTER,VA 22601.3706 53 - A- - 75- JOHNSON, NANCY RENNER 2054 NORTHWESTERN PIKE WINCHFSTFR_ VA 22R03.3947 52 - A- - C- SILVER LAKE LLC CIO JAMES R WILKINS III 13 S LOUDOUN ST 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL DR WINCHESTER, VA 22602.2276 COMMONWEALTH OF VIRGINIA 00000 '1031 OCR VAL(y Plk� -`D IN i;u-ed' V I- '7 , 52 - A- - 252- ASHWOOD, WINFRED R. & MARY V. 2255 NORTHWESTERN PIKE WINCHESTER, VA. 22603.3955 52 - A- - 253- CANFIELD, JERRY W SR & ROBIN T 2243 NORTHWESTERN PIKE WINCHESTER, VA 22603 53B - 1- - 1. HAHN, BARBARA A 2117 NORTHWESTERN PIKE WINCHESTER, VA 22603.3954 53B - 1- - 3. WHITACRE, PRESTON R & ANNA G 2131 NORTHWESTERN PIKE WINCHESTER, VA 22603.3954 -Cl� �� -- Abbe S. Kennedy, Senior Planner Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County aforesaid, do h J eby certify that Ab e S. Kennedy, Senior Planner r the De artment of Planning and Development, whose name is signed to the foregoing, dated y': I (Z Cam, has personally appeared before me and acknowledgedAe same in 4JState and County aforesaid. Given under my hand this day of My commission expires on i OTARY P BLIC fir +r • COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING June 4, 2003 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS RE: REQUEST FOR REZONING OF THE WWW, L.C. SITE On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, June 18, 2003, at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia. This hearing is to consider a request submitted by G.W. Clifford & Associates, Inc., to rezone 70.9065 acres from RA (Rural Areas) to B2 (Business General). This property is located north and adjacent to Route 50 West (Northwestern Pike), approximately 1,700 feet west of the Route 50/Route 37 interchange, and is identified with Property Identification Numbers 52-A-B and 53-A-79 in the Gainesboro Magisterial District. Any interested parties may attend this hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Abbe S. Kennedy Senior Planner ASK/bad O:\Agendm\Adjoiner Ltrs\2003\REZ0NINGS\W W W LC.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 is to c rtify that the attached correspondence was mailed to the following on q --� rJ0 3 from the Department of Planning and Development, Frederick unty, Virgi ia: 52 - A- - 71-A COMMONWEALTH OF VIRGINIA 53 - A- - 68- WINCHESTER MEDICAL CENTER, INC PO BOX 1334 WINCHESTER,VA 22604�%- 53 - A- - 69- �7-0 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 424 W CECIL ST WINCHESTER, VA 53 - A- - 75. JOHNSON, NANCY RENNER 22603.3909 00000 1,�(03/ 01-6 Vilt-L-r-y Pjk-L �_ -D l AJ , j tC-9-e VA 2 a? V� q 52 - A- - 252- ASHWOOD, WINFRED R. & MARY V. 2255 NORTHWESTERN PIKE WINCHESTER, VA. 22603.3955 52 - A- - 253- CANFIELD, JERRY W SR & ROBIN T 2243 NORTHWESTERN PIKE WINCHESTER,VA 22603 53B - 1- - 1- HAHN, BARBARA A 2117 NORTHWESTERN PIKE WINCHESTER,VA 22603.3954 22601 3706 53B - 1- - 3- WHITACRE, PRESTON R & ANNA G 2131 NORTHWESTERN PIKE WINCHESTER, VA 22603.3954 2054 NORTHWESTERN PIKE WINCHESTER,VA 22603.3947 52 - A- - C- SILVER LAKE LLC CIO JAMES R WILKINS III 13 S LOUDOUN ST WINCHESTER, VA 22607.4777 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL DR WINCHESTER,VA 22602.2276 l X A l - - COUNTY OF FREDERICK Abbe S. Kennedy, enior Planner Frederick County Planning Dept. I, 1�dfl Unn wa=Li -,a Notary Public in and for the State and County aforesaid, do hereby certify that Abbe S. Kennedy, Senior Planner for the Department of Planning and Development, whose name is signed to the foregoing, dated 10 1 d In , has personally appeared before me and acknowledged the same in my StateSndlCounty aforesaid. Given under my hand this +Y i day of anc My commission expires on 1 GS U �J1J 1 ' TARY PUBLIC SILVER LAKE LLC 52 A C RA FRUIT HILL ORCHARD, INC 53 A A RA WWW, LC WINCHESTER 52 A B MEDICAL RA CENTER, INC 53 A 68 B2 S3 A 53 WWW, L ✓Oti I 5 � - 53 A 79 RANS --- 53 A 77 ' J�' COMMONWEALTH OF VIRGINIA Q� N e R mN vIM f3 n3 N 52 A 71A m— B3 �� LL N82 KNOU 53 A 83 g FARNEEXCRHS LANGENIE IN,C e ,NC Q y P 52 A B 53 A 79 REZ# 03 - 03 WWW, L.C. PINs: 52-A-B 53-A-79 k ti 0 100 200 300 Feet LCyr atwtrcnester, Virginia �••�-- �� ._._. ..�. �.� ,•�I.. �..� w..■ ��r'' u.�. I��q �■■. '1� �� � �+ Lam; �( �) .� �O?• "',nth- �; 3. 1� • t� �• �. • A. '-] 9 ame/Address wLJW , L TO: Barbara - Data Processing 'in Winchester Medical Center, P.O. Box 1334, Winchester, VA 22604 FROM: Carol Huff Planning Dept. Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 SIQ Rwv-e<t Please print sets of labels by: Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 0 TMKS!11 C.R. & Bessie Solenber, er, P.O. Box 2368, Winchester, VA 22604 2 --- & Elva Huffman, 194 Echo Lane, Winchester, VA 22603 Residential'. RA 53-A-68 53-A-69 53-A-A 53-A-70 < 53-A-73 _'Page 53-A-74 Bernard & Carolyn Turner, 424 W. Cecil Street, Winchester, VA 22601 Residential RA 53-A-75 Nancy Johnson, 2054 Northwestern Pike, Winchester, VA 22603 Vacant RA 53-A-77 Nancy Johnson, 2054 Northwestern Pike, Winchester VA 22603 Residential RA 52-A-C Silver Lake Properties, LLC, 13 S. Loudoun Street, Winchester, VA 22601 Residential RA 2-A-71B Ch egory & Stacie Bishop, 108 Stonewall Drive, Winchester, VA 22602 Vacant RA 52-A-71A Commonwealth of Virginia Vacant B-2 52-A-252 Winfred & Mary Ashwood, 2255 Northwestern Pike, Winchester, VA 22603 Residential RA -A-253 Joyce Casey, et als, 771 Fox Drive, Winchester, VA 22603 --- Residential RA 7535B-1-1 Barbara A. Haun, 2117 Northwestern Pike, Winchester, VA 22603 Vacant RA AB-1-2 Barbara A. Haun, 2117 Northwestern Pike, Winchester, VA 22603 Residential RA B-1-3 Preston & Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-4 Preston & Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-5 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Vacant RA 53B-1-6 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Residential RA 53B-1-7 Robert & Lilly Fletcher, 2153 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-8 Mary F, Grim, 2161 Northwestern Pike Winchester VA 22603 Residential RA 53B-1-9 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-9A Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-10 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-11 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 3B-1-12 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA B-1-13 Gloria Kirk, 100 Stonewall Drive, Winchester, VA 22602 Residential RA 3B-1-14 Stephen & Joyce Ann Mauck 137 Round Hill Road, Winchester, VA 22602 Residential RA 53B-1-15 Stephen & Joyce Ann Mauck, 137 Round Hill Road, Winchester, VA 22602 Vacant RA 53B-1-16 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 3B-1-17 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-18 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53-A-81 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA 53-A-82 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA 7�- S2 R'� � �9H�-nk-� SAiv� • 30 � rbort�v sus- rr�� -� �ti � va z �, bo -3 j, <- /. W. [L Smooth Feed SheetsTM Use template for 51610 53 - A- - 68- WINCHESTER MEDICAL CENTER, INC PO BOX 1334 WINCHESTER, VA 22604 53 - A- - 70- FRUIT HILL ORCHARDS, INC PO BOX 2368 WINCHESTER, VA 22604.1568 53 - A- - 70. FRUIT HILL ORCHARDS, INC PO BOX 2368 WINCHESTER, VA 22604.1568 53 - A- - 68- WINCHESTER MEDICAL CENTER, INC PO BOX 1334 WINCHESTER, VA 22604 53 - A- - 69- `/ FRUIT HILL ORCHARD, INC. PO BOX 2368 WINCHESTER, VA 22604-1568 53 - A- - 69- FRUIT HILL ORCHARD, INC. PO BOX 2368 WINCHESTER, VA 22604-1568 53 - A- - 70- FRUIT HILL ORCHARDS, INC PO BOX 2368 WINCHESTER. VA 22604-1568 53 - A- - 70- FRUIT HILL ORCHARDS, INC PO BOX 2368 WINCHESTER, VA 22604-1568 53 - A- - 73- HUFFMAN, PAGE F. & ELVA 194 ECHO LN WINCHESTER, VA. 22603-3909 53 - A- - 73- HUFFMAN, PAGE F. & ELVA 194 ECHO LN WINCHESTER, VA. 22603-3909 53 - A- - 74- TURNER, CAROLYN R 424 W CECIL ST WINCHESTER, VA 22601-3706 53 - A- - 74- TURNER, CAROLYN R 424 W CECIL ST WINCHESTER, VA 22601-3706 0141 AVERY01 Address Labels ,tj3nd A?j3�d ),U3nd Smooth Feed Sheets' 0 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL DR WINCHESTER, VA 22602.2276 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL DR WINCHESTER, VA 226022276 - • "' < o oc 7u A� AVERY1 Address Labels is Use template for 51610 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 52 - A- - C- SILVER LAKE LLC CIO JAMES R WILKINS III 13 S LOUDOUN ST WINCHESTER, VA 226014777 52 - A- - C- SILVER LAKE LLC CIO JAMES R WILKINS III 13 S LOUDOUN ST WINCHESTER, VA 22601-4777 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL DR WINCHESTER, VA 22602.2276 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL DR WINCHESTER, VA 22602.2276 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL OR WINCHESTER, VA 22602-2276 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL DR WINCHESTER,VA 22602.2276 52 - A- - 71-A COMMONWEALTH OF VIRGINIA 00000 OLA rd"L -Y P/K-�-; a-p-c 1$ v/I 3-), 52 -A- 71-A COMMONWEALTH OF VIRGINIA 00000 /Llb 3 1 DLL V`fLLf y C D lA-1 l'6, Vi2 a4111:1/1' ;:> AZ13nd E Smooth Feed Sheets"M • Use term p(ato for 51610 52 - A- - 252- ASHWOOD, WINFRED R. & MARY V. 2255 NORTHWESTERN PIKE WINCHESTER,VA. 22603.3955 52 - A- - 252- ASHWOOD, WINFRED R. & MARY V. 2255 NORTHWESTERN PIKE WINCHESTER, VA. 22603.3955 52 - A- - 253- CANFIELD, JERRY W SR & ROBIN T 2243 NORTHWESTERN PIKE WINCHESTER,VA 22603 52 - A- - 253- CANFIELD, JERRY W SR & ROBIN T 2243 NORTHWESTERN PIKE WINCHESTER,VA 22603 53B - 1- - 1- HAHN, BARBARA A 2117 NORTHWESTERN PIKE WINCHESTER, VA 22603-3954 53B - 1- - 1- HAHN, BARBARA A 2117 NORTHWESTERN PIKE WINCHESTER,VA 22603.3954 53B - 1- - 3- WHITACRE, PRESTON R & ANNA G 2131 NORTHWESTERN PIKE WINCHESTER, VA 22603.3954 53B - 1- - 3- WHITACRE, PRESTON R & ANNA G 2131 NORTHWESTERN PIKE WINCHESTER,VA 22603.3954 53B - 1- - 5- SAUDER, GLEN R & MARY ANN PO BOX 4071 WINCHESTER, VA 22604.4071 53B - 1- - 5- SAUDER, GLEN R & MARY ANN PO BOX 4071 WINCHESTER,VA 22604.4071 Laser 5-163.0 Smooth Feel Sheets TM 0 Use template for 51610 53B - 1- - 7- FLETCHER, ROBERT N. & LILLY M. 2153 NORTHWESTERN PIKE WINCHESTER, VA. 22603.3954 53B - 1- - 7- FLETCHER, ROBERT N. & LILLY M. 2153 NORTHWESTERN PIKE WINCHESTER, VA. 22603.3954 53B - 1- - 8- GRIM, MARY F 2161 NORTHWESTERN PIKE WINCHESTER, VA 22603.3954 53B - 1- - 8- GRIM, MARY F 2161 NORTHWESTERN PIKE WINCHESTER, VA 22603.3954 53B - 1- - 9- MITCHELL, BRENDA L & AARON L 200 DUCK RUN LN STAR TANNERY, VA 22654.1966 53B - 1- - 9- MITCHELL, BRENDA L & AARON L 200 DUCK RUN LN STAR TANNERY, VA 22654.1966 53B - 1- - 13- KIRK, GLORIA J 100 STONEWALL DR WINCHESTER, VA 53B - 1- - 13- KIRK, GLORIA J 100 STONEWALL DR WINCHESTER, VA 53B - 1- - 14- MAUCK, STEPHEN D & JOYCE ANN 137 ROUND HILL RD WINCHESTER, VA 22602.2228 53B - 1- - 14- MAUCK, STEPHEN D & JOYCE ANN 137 ROUND HILL RD WINCHESTER, VA 22602.2228 EivVo Address !_abets C. R. & Bessie Solenberger PO Box 2368 Winchester, VA 22604 C. R. & Bessie Solenberger PO Box 2368 Winchester, VA 22604 Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Gilbert W. Clifford & Assoc., Inc. Attn: Charles Maddox 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Smooth Paul SheetsTM 0 Use template for 51610 53B - 1- - 16- HAMILTON, WALTER M 236 BROAD AVE WINCHESTER,VA 53B - 1- - 16- HAMILTON, WALTER M 236 BROAD AVE WINCHESTER,VA 53 -A- - 81- FUNKHOUSER, DARLA POE & POE, SHARON S 2840 BACK MOUNTAIN RD WINCHESTER,VA 53 -A- - 81- FUNKHOUSER, DARLA POE & POE, SHARON S 2840 BACK MOUNTAIN RD WINCHESTER,VA 52 - A- - 71- SANDER, SHERRI J 302 POORHOUSE RD WINCHESTER,VA 52 -A- - 71- SANDER, SHERRI J 302 POORHOUSE RD WINCHESTER,VA 22602.6707 22602-6707 22602.1913 22602.1913 22603.3837 22603.3837 �) PWERVo Address Labels Laser 5161.0 TO_ Rarbara - Data Processinff IN V.v ID # - - ame/Address FROM: Carol Huff - Planning Dept. 1 Winchester Medical Center P.O. Box 1334 Winchester, VA 22604 labels Please print sets of790II Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 aoo 3 Fruit Hill Orchard, P.O. Box 2368, Winchester, VA 22604 Agricultural KA 53-A-68 53-A-69 53-A-A 53-A-70 C.R. & Bessie Solenber, er, P.O. Box 2368 Winchester, VA 22604 Agricultural RA 53-A-73 Page & Elva Huffman, 194 Echo Lane Winchester VA 22603 Residential RA 53-A-74 Bernard & Carolyn Turner, 424 W. Cecil Street Winchester, VA 22601 Residential RA 53-A-75 Nancy Johnson, 2054 Northwestern Pike Winchester VA 22603 Vacant RA 53-A-77 Nancy Johnson 2054 Northwestern Pike Winchester VA 22603 Residential RA 52-A-C Silver Lake Properties, LLC 13 S. Loudoun Street Winchester VA 22601 Residential RA 52-A-71B Gregory & Stacie Bishop,108 Stonewall Drive Winchester VA 22602 Vacant RA 52-A-71A Commonwealth of Virginia Vacant B-2 -A-252 Winfred & Mary Ashwood, 2255 Northwestern Pike, Winchester, VA 22603 Residential RA 52-A-253 Joyce Casey,et als 775 Fox Drive Winchester VA 22603 Residential RA 53B-1-1 Barbara A. Haun 2117 Northwestern Pike Winchester, VA 22603 Vacant RA 53B-1-2 Barbara A, Haun 2117 Northwestern Pike Winchester VA 22603 Residential RA 53B-1-3 Preston & Anna Whitacre, 2131 Northwestern Pike Winchester VA 22603 Vacant RA 53B-1-4 Preston & Anna Whitacre 2131 Northwestern Pike Winchester, VA 22603 Residential RA 53B-1-5 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester VA 22604 Vacant RA 53B-1-6 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Residential RA 53B-1-7 Robert & Lilly Fletcher, 2153 Northwestern Pike Winchester, VA 22603 Residential RA 53B-1-8 Mary F. Grim, 2161 Northwestern Pike Winchester VA 22603 Residential RA 53B-1-9 Brenda & Aaron Mitchell 200 Duck Run Lane, Star Tannery,VA 22654 Vacant RA r 53B-1-9A Brenda & Aaron Mitchell, 200 Duck Run Lane Star Tannery,VA 22654 Vacant RA 53B-1-10 Brenda & Aaron Mitchell, 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-11 Brenda & Aaron Mitchell, 200 Duck Run Lane Star Tannery, VA 22654 Vacant RA 3B-1-12 Brenda & Aaron Mitchell 200 Duck Run Lane, Star Tannery,VA 22654 Residential RA 53B-1-13 Gloria Kirk, 100 Stonewall Drive, Winchester, VA 22602 Residential RA 53B-1-14 Stephen & Joyce Ann Mauck 137 Round Hill Road Winchester, VA 22602 Residential RA 53B-1-15 Stephen & Joyce Ann Mauck, 137 Round Hill Road, Winchester VA 22602 Vacant RA 53B-1-16 Walter M. Hamilton 236 Broad Avenue, Winchester VA 22602 Vacant RA 53B-1-17 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-18 Walter M. Hamilton, 236 Broad Avenue, Winchester VA 22602 Vacant RA 53-A-81 Darla Poe Funkhouser & Sharon Poe 2840 Back Mountain Road Winchester, VA 22602 Vacant RA 53-A-82 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA �� /�-Q �►�� S3 R - 7 itirf'cr is v � � � • A. e-) 9 ID # ame/Address ninLy Winchester Medical Center P.O. Box 1334, Winchester, VA 22604 T0: Barbara Data Processing '. Fruit Hill Orchard, P.O. Box 2368 Winchester VA 22604 S FROM: Carol Huff - Planning Dept. Fruit Hill Orchard P.O. Box 2368, Winchester VA 22604 Please print —44 sets of labels b C.R. & Bessie Solenber, er P.O. Box 2368, Winchester, VA 22604 Z S S�oK Gt you �e, HANKS!!! Page & Elva Huffman, 194 Echo Lane, Winchester VA 22603 Residential `*e RA 53-A-68 53-A-69 53-A-A 53-A-70 53-A-73 53-A-74 Bernard & Carolyn Turner, 424 W. Cecil Street, Winchester, VA 22601 Residential RA 53-A-75 Nancy Johnson, 2054 Northwestern Pike, Winchester VA 22603 Vacant RA 53-A-77 % Nancy Johnson 2054 Northwestern Pike, Winchester VA 22603 Residential RA 52-A-C Silver Lake Properties, LLC, 13 S. Loudoun Street Winchester, VA 22601 Residential RA 52-A-71B Gregory & Stacie Bishop,108 Stonewall Drive, Winchester, VA 22602 Vacant RA 52-A-71A Commonwealth of Virginia Vacant B-2 52-A-252 Winfred & Mary Ashwood, 2255 Northwestern Pike, Winchester, VA 22603 Residential RA 41 52-A-253 Joyce Casey, et als 771 Fox Drive, Winchester VA 22603 Residential RA 53B-1-1 Barbara A. Haun 2117 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-2 Barbara A. Haun, 2117 Northwestern Pike Winchester VA 22603 Residential RA 53B-1-3 Preston & Anna Whitacre, 2131 Northwestern Pike, Winchester, VA 22603 Vacant RA 53B-1-4 Preston & Anna Whitacre, 2131 Northwestern Pike Winchester VA 22603 Residential RA 53B-1-5 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester VA 22604 Vacant RA 53B-1-6 Glen & Mary Ann Sauder, P.O. Box 4071, Winchester, VA 22604 Residential RA 53B-1-7 Robert & Lilly Fletcher, 2153 Northwestern Pike, Winchester, VA 22603 Residential RA 53B-1-8 Mary F. Grim, 2161 Northwestern Pike Winchester VA 22603 Residential RA 53B-1-9 Brenda & Aaron Mitchell 200 Duck Run Lane, Star Tannery, VA 22654 Vacant RA 53B-1-9A Brenda & Aaron Mitchell, 200 Duck Run Lane Star Tannery, VA 22654 Vacant RA 53B-1-10 Brenda & Aaron Mitchell, 200 Duck Run Lane Star Tannery, VA 22654 Residential RA 53B-1-11 Brenda & Aaron Mitchell, 200 Duck Run Lane Star Tannery, VA 22654 Vacant RA 53B-1-12 Brenda & Aaron Mitchell 200 Duck Run Lane, Star Tannery, VA 22654 Residential RA 53B-1-13 Gloria Kirk 100 Stonewall Drive, Winchester, VA 22602 Residential RA 53B-1-14 Stephen & Joyce Ann Mauck 137 Round Hill Road Winchester VA 22602 Residential RA 53B-1-15 Stephen & Joyce Ann Mauck, 137 Round Hill Road Winchester, VA 22602 Vacant RA 53B-1-16 Walter M. Hamilton 236 Broad Avenue, Winchester VA 22602 Vacant RA 3B-1-17 Walter M. Hamilton, 236 Broad Avenue, Winchester, VA 22602 Vacant RA 53B-1-18 Walter M. Hamilton, 236 Broad Avenue, Winchester VA 22602 Vacant RA 53-A-81 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester VA 22602 Vacant RA 53-A-82 Darla Poe Funkhouser & Sharon Poe, 2840 Back Mountain Road, Winchester, VA 22602 Vacant RA 11152- -+ ') 1 3itzOt-e- ( �ftNbe-TZ - 3bj. eon -�auc, va 2.-�/bO3 J 1 Smooth Feed Sheets TM Use template for 5161® 53 - A- - 70- FRUIT HILL ORCHARDS, INC PO BOX 2368 WINCHESTER, VA 22604.1568 FRUIT HILL ORCHARDS, INC PO BOX 2368 WINCHESTER, VA 22604.1568 CAVERY& Address La40 bels Laser 5160 pPa ErtY AVERY 0 AVE�tY AVERY ,VERY pAvERY 0 AVERY PAv& ERY Smooth Feed 51°IeeiSTM Use femptate for 51610 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL DR WINCHESTER, VA 2 2276 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL DR WINCHESTER, VA 22 -2276 52 - A- - 71-B BISHOB'FREGORY A & STACIE L 108 STONEWALL DR WINCHESTER, VA 22602.2276 52 -A- - 71-B BISHOP, GREGORY A & STACIE L 108 STONEWALL DR WINCHESTER,VA 22602.2276 52 -A- - 71-A COMMONWEALTH OF VIRGINIA 00000 *Pffnirwo Address LASS 0 Leer 5- 61-o S s � /j !f \\ _ i -' =i , ; \ � ice` � ``\ ; 1 l '�`♦ �\\, �' �_ ! .. j 1 i TO AT RgIm-e lot lJ llll--•'-"�-- SSSf `\ i � 9 \ i � �� 5 1 — � t 1 t� r 7 •, b' ~� - - - t " !' � � J,�d y t ��; i � ` 1�� �_ — �f. ��"�— .Y PROPOSED Ai '� t. \:\,\ a'�• l� `I i �♦ ♦�♦ WIECTOR C,? \ i ♦fit 1 � ' j - -�..j �\\� � �.� � • � � � r � ` i \ � ,� -- � t U r--'/) 1 i : ( r-�'+ \ `♦ 1 .' i! t1 / . t tt lt/ y � y' l \5 _.�_ �� .�,; � t / �ppMc,Vf TElZ ` / � �-� / } \ t(� r• fl 7 f J r. ti x 1 t • `�Itl U 7 � fI�lt t I 0 } fj OCALS 0 t�lit♦rRp 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 inci 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 inci 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 I 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 $125,504.00 $115,000.00 $68,152.00 $439,264.00 $47,064.00 $47,064,00 ne $115,000.00 $235,320.00 $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 9 w 0 W N S E DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY,, VIRGINI nA GIS, NAPPING, GRAPHICS W® K REQ'VEST DATE RECEIVED: REQUESTED CO REQUESTING AGENT: r Department, Agency, or Company: Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: FAX: DATE: 2 -- '5 _ D _7 DESCRIPTION OF REQUEST: (Write additional information on back of request) � l _ WW V`v L • C, , rbIGITAL: PAPER: FAX: - SIZES : COLOR: BLACK/WHITE. NUMBER OF COPIES: STAFF MEMBER: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) --9 03