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01-06 Application
March 23, 2006 Mr. Gary Oates, LS -B, PE GreyWolfe, Inc. 1073 Redbud Rd. Winchester, VA 22603 RE: REZONING #01 -06, CLEARBROOK BUSINESS CENTER Dear Gary: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of March 22, 2006. The above referenced application was approved to rezone 16.886 acres from RA (Rural Areas) District to B3 (Industrial Transition) District with proffers. The subject properties are located on the west side of Route 11, approximately 2,000' north of Hopewell Road (Route 672), and are identified with Property identification Numbers 33- A -122A and 33 -A -123, in the Stonewall Magisterial District. The proffer that was approved as a part of this rezoning application is unique to this property and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Susan K. Eddy Senior Planner SKE/bhd Attachment ify DERICK C S Department of Planning It velopment 540/665 -5651 FAX: 540/665 -6395 cc: R 3 Land Development, LLC, 1631 Redbud Rd., Winchester, VA 22603 Charles S. DeHaven, Jr., Stonewall District Supervisor John H. Light, Stonewall District Planning Commissioner Jane Anderson, Real Estate 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000 REZONING APPLICATION #01 -06 CLEARBROOK BUSINESS CENTER Staff Report for the Board of Supervisors Prepared: March 13, 2006 Staff Contact: Susan K. Eddy, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist 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. Planning Commission: Board of Supervisors: Reviewed Action March 1, 2006 Recommended Approval March 22, 2006 Pending A ePO VED PROPOSAL: To rezone 16.886 acres from RA (Rural Areas) District to B3 (Industrial Transition) District with proffers. LOCATION: The property is located on the west side of Route 11, approximately 2,000' north of Hopewell Road (Route 672). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 33- A -122A, 33 -A -123 PROPERTY ZONING: RA (Rural Areas) District. PRESENT USE: Agricultural and Residential ADJOINING PROPERTY ZONING PRESENT USE: North: RA (Rural Area) South: RA (Rural Area) East: RA (Rural Area) West: RA (Rural Area) PROPOSED USES: Business Commercial and Restaurant Use: Use: Use: Use: Residential Residential Agricultural Residential Agricultural Rezoning #01 -06 Clearbrook Business Center March 13, 2006 Page 2 REVIEW EVALUATIONS: Virginia Dept. of Transportation: (Comments dated 1/12/06) The documentation within the application to rezone this property appears to have significant impact on Route 11. This route is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Clearbrook Business Center rezoning application signed November 11, 2005, addresses transportation concerns associated with this request. It should be noted the Traffic Impact Analysis (TIA) indicates that additional turn lanes are required at the intersections of Route 11 and Route 672 north and south. Currently there is not sufficient right-of-way for turn lanes to be constructed to avoid the Level of Service falling to an "F Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right -of -way needs, including right -of -way dedications, traffic signalization, and off site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Staff Note: VDOT provided additional comments on 2/28/06 concerning the revised T1A and the revised proffer statement dated February 3, 2006. VDOT stated that they can support the proposed rezoning of the Clearbrook Business Center with the additional proffers submitted by the developer that reduce the potential number of trips generated by this site, i.e. gas stations and high volume traffic generators removed. They were also supportive of the staff suggestions for further limiting B3 uses. Fire Marshal: Municipal water supply will need to be extended for fire fighting purpose, per Frederick County Code 90 -4. Plan approval recommended. Clearbrook Fire Rescue: Based on proffers to allow, and in the Frederick Co. Fire Marshall's comments. (Staff received verbal confirmation on 2/10/06 that Clearbrook Fire and Rescue has no problem with this application if the Fire Marshall's comments are addressed.) Public Works Department: 1. Refer to Impact Analysis, page 1, Existing Conditions: The discussion of the existing conditions indicates that the two (2) large box culverts under I -81 were installed to access a landlocked parcel on the west side of the interstate. Based on our site visit, we concur that these box culverts are being used to access this property. However, we also suspect that these culverts were primarily designed and constructed to pass the 50 -year storm flows under I -81. Consequently, your rezoning should include provisions for sufficient drainage easements to accommodate these storm flows. 2. Refer to Impact Analysis, page 1, Proposed Development: The discussion refers to 100,000 square feet of heavy industrial use. Verify that this use is allowed in B3 or possibly consider an M2 rezoning. 3. Refer to Impact Analysis, page 1, Physical Impacts: The rezoning needs to address wetlands. Based on our site visits, it appears there are some traces of wetlands on this site within the natural drainage way and manmade pond. 4. Refer to Impact Analysis, page 2: The report refers to traffic impact analysis by Patton, Harris, Rust and Associates. A copy of this report was not included for our review package. Rezoning #01 -06 Clearbrook Business Center March 13, 2006 Page 3 Frederick Winchester Service Authority: No comment. Sanitation Authority: I concur with the water sewer comments. Frederick Winchester Health Department: The Health Department has no objection to the proposal considering the new business part utilizes the available public sewer and water. Department of Parks Recreation: No comment. Department of GIS: Lauren Drive has been approved and accepted into the Frederick County road naming system as noted on the submitted plan. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out. Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Frederick County Attorney: Please see attached letter dated January 27, 2006 from Robert T. Mitchell, Jr., Esquire. Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmark Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It is also noted that the National Parks Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that his proposed rezoning would directly impact. Planning Department: Please see attached letter dated December 28, 2005 from Susan K Eddy, Senior Planner. Planning Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Inwood Quadrangle) identifies the subject parcels as being zoned A -2 (Agricultural General). The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re- mapping of the subject property and all other A -1 and A -2 zoned land to the RA District. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as Rezoning #01 -06 Clearbrook Business Center March 13, 2006 Page 4 the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1 -1] Land Use The parcels comprising this rezoning application are located within the County's Sewer and Water Service Area (SWSA). The site is within the limits of the Northeast Land Use Plan. The plan designates the site for business use. The plan further states that "Business and commercial land uses are proposed along the Martinsburg Pike corridor, on the east and west side of Interstate 81 exits 317, 321 and 323. It is envisioned that commercial uses which cater to the interstate traveler will be developed along the three Interstate 81 interchanges, while retail, service and office land uses will occur along the Martinsburg Pike corridor The proposed B3 Zoning is a business use, and with large -scale warehousing limited, is generally consistent with the Northeast Land Use Plan as it relates to this site on Martinsburg Pike. The B3 District, while a business district, is more specifically an industrial transition district. Therefore, many of the design issues in the Northeast Land Use Plan concerning industrial uses are relevant. In particular the Northeast Land Use Plan discourages individual lot access on the Martinsburg Pike corridor, encourages inter parcel connections, and recommends adequate screening from adjoining land uses and recommends greater setbacks and buffers and screening along Martinsburg Pike. The site is surrounded on all sides by RA (Rural Areas) zoned property, which is either in agricultural or residential use. While it is likely that these uses may change in the future, in line with the Northeast Land Use Plan, for the moment, screening should be addressed. Consideration should also be given to screening along Interstate 81. The Comprehensive Policy Plan recommends a number of design features for properties along business corridors, such as Route 11. These include landscaping, screening and controlling the size and number of signs. These design elements should all be considered with this application. Transportation The Eastern Road Plan of the Comprehensive Policy Plan does not cover this portion of the County. The Northeast Land Use Plan calls for Martinsburg Pike to be improved to a four -lane facility. The Plan also states that proposed industrial and commercial development should only occur if impacted roads function at Level of Service (LOS) Category C or better. The Frederick County Bicycle Plan designates Route 11 as a short-term designated route. 3) Site SuitabilitvfEnvironment The site does not contain any environmental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. Rezoning #01 -06 Clearbrook Business Center March 13, 2006 Page 5 A. Transportation 4) Potential Impacts 0 The applicant had a wetlands delineation report prepared for this site. The report concluded that "there are no jurisdictional waters of the United States, including wetlands, within the confines of the subject site. However, the Soils Survey of Frederick County, Virginia identifies Thomas Run within the confines of the subject site. Therefore, it is Triad's recommendation that a Jurisdictional Determination (JD) be obtained from the COE (Army Corps of Engineers)." The Army Corps of Engineers has visited the site and confirmed verbally that there is no stream on the site. Written confirmation will be provided at the Master Development Plan stage. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Oaklet soil association. The only soil type on the sites is Oaklet silt loam, 2 to 7 percent slopes (map symbol 32B), as shown on map sheet number 19 of the survey. This soil type is considered prime farmland. The characteristics of this soil type and any implications for site development are manageable through the site engineering process. Traffic Impact Analysis. The traffic impact analysis (TIA) prepared for this application (see TIA Addendum dated February 13, 2006) assumed 120,000 square feet of heavy industrial floorspace and an 8,000 square foot restaurant. Using trip generation figures from the T.T.E. Trip Generation Manual, 7` Edition, the proposed rezoning is projected to generate 1,197 average daily trips (ADT). The TIA indicates that Level of Service C conditions or better will be maintained on study roads and intersections with the proposed signalization at Hopewell Road, for which the applicant has proffered a monetary contribution. (The applicant has also proffered a monetary contribution towards future turn lanes at this intersection.) Staff Note: Staff was concerned with the low level of traffic modeled in the TIA, given the range of traffic generating uses allowed in the B3 District. To address this concern, the applicant is limiting the total floorspace on site to 128,000 square feet. Following the Planning Commission meeting, the applicant has proffered to prohibit gas stations and truck stops, freight terminals, paint, glass and wall paper stores, mobile home dealers and indoor recreation. The applicant is limiting restaurant use to a maximum of 8,000 square feet, limiting motor freight transportation /warehousing and transportation services to 20,000 square feet and limiting building materials, hardware, garden supply, mobile home dealers and retail nurseries to 20,000 square feet. These restrictions and limits give the County greater assurance that the development will generate traffic similar to that which was modeled in the TIA. B. Sewer and Water The FCSA has a 6" sewer force main along Route 11. This commercial development is expected to generate 500 gallons /day /acre for a total of 8, 489 gpd. The applicant will build a C. Community Facilities Rezoning #01 -06 Clearbrook Business Center March 13, 2006 Page 6 sewer pump station to be dedicated to FCSA. The pump station's holding capacity will be designed to hold 50,000 gpd so that additional pumps can be installed in the future to accommodate neighboring parcels. The FCSA has a 12" water main along Route 11. This development is expected to generate 1000 gallons /day /acre for a total of 16,978 gpd. In recognition of the impacts that may be realized by the community to the Fire and Rescue Services, the applicant has proffered a contribution in the amount of $0.05 per building square foot to Clear Brook Fire and Rescue Department and of $0.05 per building square foot to Frederick County for Fire and Rescue purposes. The timing of this contribution is dependant upon future building permits. 5) Proffer Statement Dated January 25, 2006 (Revised March 2, 2006) A) Transportation Access from Martinsburg Pike will be restricted to one commercial entrance. An additional 12' lane will be paved along Martinsburg Pike. Interparcel connections to the north and south will be shown on the Master Development Plan. A pro -rata monetary contribution will be made toward the signalization of the intersection of Route 11 with Hopewell Road and Brucetown Road. A monetary contribution of $2,500.00 will be made towards the acquisition of future right -of -way for turn lanes at the intersection of Route 11 with Hopewell Road and Brucetown Road. An additional ten feet of right -of -way along the entire frontage of the property will be provided. B) Monetary Contribution A financial contribution of $0.05 per building square foot will be made to both the Clear Brook Fire and Rescue Department and to Frederick County. C) Land Use Gasoline service stations, including truck stops, will be prohibited on the site, as will a number of other uses including indoor recreation. Floorspace on the site will be limited to 128,000 square feet and only 8,000 square feet of that total can be used for a restaurant. A maximum of 20,000 square feet can be used for motor freight transportation and warehousing and transportation services. A maximum of 20,000 square feet can be used for building materials, hardware, garden supply, mobile home dealers, and retail nurseries. D) Environment Four rows of evergreens will be placed along neighboring parcels Zoned RA with a residential use at the time of site plan approval. Rezoning #01 -06 Clearbrook Business Center March 3, 2006 Page 7 E) Design A split rail fence will be built along the road frontage. Parking lots will not front on Martinsburg Pike. A single monument sign will be allowed along Martinsburg Pike. STAFF CONCLUSIONS FOR 03/01/06 PLANNING COMMISSION MEETING: The land use proposed in this rezoning is consistent with the Northeast Land Use Plan. The TIA as modeled does not represent the full impact of what could happen on the site. Staff would recommend that the applicant consider prohibiting by proffer other B3 uses which would have high traffic counts. Staff would also recommend that the applicant include a commitment to inter- parcel connectors, to increased screening along Route 81 and to controlling the size, number and placement of signs as called for in the Comprehensive Policy Plan. PLANNING COMMISSION SUMMARY AND ACTION FOR THE 03 /01/06 MEETING: Mr. Jeffery G. Jenkins of R &J Land Development, LLC, the property owner, was present and spoke with the Commission about a number of items he was willing to include within his proffer statement to address the concerns raised by the staff and the Commission. The items Mr. Jenkins offered to add to his proffer statement included his commitment to pave a 12 -foot, south -bound lane along the entire length of the front of his property; to exclude Amusement and Recreational Services uses from the property; to limit the allowable square footage for motor freight transportation/warehousing uses and building centers /garden supply center uses, which were considered to be high traffic generators and could cause the ADT to be exceeded; and to allow for inter parcel connections where appropriate. Two adjoining property owners came forward to speak with the Commission regarding the rezoning. The first had no objections to the rezoning as long as the applicant carried through with his promise to provide a berm with trees along their common property line. The second adjoining property owner was opposed to the rezoning because of dust, fumes, and noise impacts that would come from trucks going in and out of the site; he was upset about how his property and quality of life had already been impacted by activity on this site. The staff reported they had received four letters of support for the proposed rezoning from neighbors. The Commission expressed satisfaction with the applicant's willingness to address the issues raised. In addition to those issues addressed by the applicant, Commission members said they would also like to see enhanced corridor appearance along the front of the property and shielded Lighting to protect the surrounding neighborhood. The Planning Commission unanimously recommended approval of the rezoning with the original proffers offered by the applicant plus the additional proffers offered by the applicant at the meeting, to include: the applicant's commitment to pave a 12 -foot, south -bound lane along the entire length of the front of the property; to exclude Amusement and Recreational Service uses from the property; to limit the allowable square footage for motor freight transportation/warehousing uses and building Rezoning #01 -06 Clearbrook Business Center March 3, 2006 Page 8 centers /garden supply center uses; and to allow for inter parcel connections where appropriate. (Please Note: Commissioners Unger and Oates abstained from voting; Commissioners Watt, Thomas, Ours, and Mohn were absent from the meeting.) Staff Note: Proffers were revised, as noted above, following the Planning Commission meeting on 03/01/06. The revised proffer statement is dated 03/02/06. STAFF CONCLUSIONS FOR 03/22/06 BOARD OF SUPERVISORS MEETING: This application is generally consistent with the goals of the Frederick County Comprehensive Policy Plan. The Board of Supervisors may want to further consider design aspects of the application such as landscaping and screening. Following the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. 33 A 1144 HNC, LP, LLP :"2" 33 124 BINN, BRADLEY 1 33 A I23A OPEN DOOR BAPTIST CHURCH 33 A 173 7 R 4J LAND DEVELOPMENT, LLC Zoning Mt 33 A 1140 33 A 113 BLA1N, BRADLEY H 31 A 1144 HMI LP, LLP 0 a. Road C..1.Nkn.. alt N Map FWUrn m. N ream l •i O• O e ml -P 0 0 n UgmDatric0 O Zoning REZ 01 06 Clearbrook Business o nI RP o,n..— roa,.., ,v A 111 ORND FF, CHARLES NILLIAM SR d N v Center 33 A -122A, 123 33 .N PM' B J LAND D EV EL OGMENT, LLL Map Features N "'Livens "I Retaining Wals BMinos Na Read Centedlnes MS at pm REZ 01 06 Clearbrook Business Center 10°20° 49 33- A -122A, 123) Feel U A MSO INVESTMENTS LLC iA l y C A 12 ORNOOFF; CHARLES 1 WILLIPM SR hvlLKrhvv�rvrry Map FeaW rea g I— Otra Road Canto/tines Landuse Catatary 051.11 Business MI P.n. una Devek.pmem REZ 01 06 Ciearbrook Business Center (33 -A- 122A, 123 Address: 1073 Redhud Road 2. Property Owner (if different than above) Name: R J Land Development, LLC Address: 1631 Redbud Road 3. Contact person if other than above Name: Gary R. Oates, LS B, PE REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To becoiiipleted by Planning Staff. The following inormation shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: GreyWolfe, Inc. Telephone: 540 667 -2001 Winchester, Virginia 22603 Winchester, Virginia 22603 4. Checklist: Check the following items that have been included with this application. Location map Agency Comments Plat Fees Deed to property Impact Analysis Statement Verification of taxes paid Proffer Statement 11 Telephone: 540 974 6768 Telephone: 640-667-2001 FEB 6 2006 J 7. Adjoining Property: 33- (A) -114B 33 -(A) -122 33- (A) -123A 33- (A) -124D 33 -(A) -121 33 -(A) -125 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: Jeffery G. Jenkins Rosanna M. Jenkins 6. A) Current Use of the Property: Agricultural and Residential B) Proposed Use of the Property: Business- Commercial (B -3 zoning uses) PARCEL ID NUMBER USE Agriculture Residential Agriculture Residential Residential Residential 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Located on the west side of Route 11 and 2000' north of Rte 672 (Hopewell Road) also known as exit 321 of Interstate 81 12 RA RA RA RA RA RA ZONING Acres Current Zoning Zoning Requested 2.608 RA B -3 14.278 RA B -3 16.886 Total acreage to be rezoned Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 33- (A) -122A 33-(A) -123 Magisterial: Stonewall Fire Service: Clearbrook Rescue Service: Clearbrook Districts 10. Zoning Change: List the acreage included in each new zoning category being requested. 11. The following information should be provided according to the type of rezoning proposed Single Family homes: 0 Non Residential Lots: 0 Number of Units Proposed Townhome: 0 Mobile Home: 0 High School: James Wood Middle School: James Wood Elementary School:Stonewall Multi- Family: 0 Hotel Rooms: 0 Square Footage of Proposed Uses Office: Service Station: Retail: Manufacturing: Restaurant: 8,000 Warehouse: Other: 120,000 13 FEB 1 4 2006 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right -of -way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): Owner(s): 14 Date: Date: Date: Date: Name and Property Identification Number Address Name MSD Investments, LLC 111 Hickory Hill Stephens City, VA 22655 Property 33- (A) -114A Name HMC, LP, LLP 920 Hopewell Road Clearbrook, VA 22624 Property 33- (A) -114B Name Barbara Devers P.O.Box 212 Clearbrook, VA 22624 Property 33 -(A) -121 Name M. Harris Stein, Jr P.O. Box 114 Clearbrook, VA 22624 Property 33 -(A) -122 Name Open Door Baptist Church c/o Pastor Ken Smith 2587 Northwestern Pike Winchester, VA 22603 Property 33- (A) -123A Name Bradley K. Blaine 35 Flatt Road Rochester, NY 14623 Property 33 -(A) -124 Name Frederick A. Un H. Stronko 3656 Martinsburg Pike Clearbrook, VA 22624 Property 33- (A) -124D Name MOHEBATULLAH VAHIDI 7 9 4 Center Street Herndon, VA 20170 Property 33 -(A) -125 Namc Property Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right -of -way, a private right -of -way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. 15 9 Planning Office, County of Frederick, Virginia, 197 North Kent Street, Winchester. Virginia 22601 Phone 540665.5651 FM:Sing a 540665 6395 Know All Men By These Presents That I (We) (N Jeff Rosanna Jenkins (AKA R&J Land Dev ent) 974 -6768 ame) (Address) 1631 Redbud Road, Winchester, VA 22603 the owncr(s) of all those tracts or parcels of land ("Property conveyed to me (us), by decd recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by instrument No. 030022368 050002818 and is described as Parcel: 33 Lot: A Block section: Subdivision_ 122A 123 do hereby make, constitute and appoint: (Name) GreyWolfe, Inc Gary R. Oates, LS -B, PE (Phone) 667 -2001 (Address) 1073 Redbud Road, Winchester, VA 22603 -4757 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority 1 (wc) would have if acting personally to file planning applications for my (our) above described Property, including: My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness t of, wc) have hereto and and seal this th/ day of oI_ 20k p d_ r_� 9 State of Virginia rt f 4 1 JC_ To-wit YpI `0,�'n i/ I( t 3. hW ;n,sm 1 Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who is (are) known to me, personally appeared before me sa me me ore me in a jurisdiction aforesaid this day of 1 200(0 n din I hi a u Signa pi Rezoning (Including proffers) Condltlonal Use Permits Master Development Plan (Preliminary and Final) Subdivision Site Plan Special Limited Power of Attorney County of Frederick, Virginia My Commission Expires: 31 t_ p Y RADIUS LENGTH DELTA TANGENT BEARING CHORD C -1 11,499.16 150.042' 00° 44' 51" 75.02' 526 °48'05" W 150.04' C -2 14499,16 400.513' O1°59'44" 200.28' S 28 °10'23" W 400.49' INTERSTATE 81 VRIABLE WIDTH 8.0. W SQUARE BOLT DB 284, PG 76 AT BASE OF LOCUST TREE N 26 °07'23 "E 953.31' z m 33 -(A) -123 ZONED: RA USE: AGR. 33- (A) -114A w R I DEVELOPMENT, LLC 1150 N 1030022368 INVESTMENTS, LLC #030016289 ZONED: RA m 14.278 ACRES USE: AGR, w 33 -(AJ -1224 134 ACRES co R I DEVELOPMENT, LLC 518 °45 '00 "W 547.72' #050002818 0 ZONED: RA POST 1 5 /s IRE 156.24' POST USE: AGR. 1 33-(A)-122 o, 2.608 ACRES M. HARRIS STEIN, IR ti di D8 574, PG 72 C b v i ZONED: RA r I USE: RES. 1S AC. v s: O -0 75.00' I N 63 °53'01" W O m Via N 26 °06'59 "E CO 0 73.26' 5 /a "IRF C -1 S /s "IRF —0 ROUTE 11 MAR7INSBURG PIKE 80' R.O.W. C -2 5 /6 "IRF 33 -(A) -125 MOHEBATULLAH VAHIDI #050012825 ZONED: RA USE: AGR. 114 ACRES 1750' 0 RT 671 CEDAR HILL RD. 5 /g IREAT 5 65° E -0.60' FROM R.O. W. LEGEND AGR AGRICULTURE RES RESIDENTIAL R.O. W. RIGHT OF WAY OO PROPERTY CORNER FOUND 200' 0' 200' GRAPHIC SCALE CURVE TABLE NOTES 1. A FIELD SURVEY WAS PERFORMED BY GREYWOLFE, INC. IN APRIL OF 2005 2. THE BASIS Of MERIDIAN I5 BASED UPON SURVEY RECORDED AT DEED BOOK 567 ON PAGE 557 3. A TITLE REPORT HAS NOT BEEN FURNISHED; THEREFORE, OTHER EASEMENTS OR ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN ON THIS PLAT 4. THESE PARCELS ARE LOCATED ON ELR.M COMMUNITY PANEL No. 510063 0075 8 IN FLOOD ZONE 'C' AREAS OF MINIMAL FLOODING. 5. A PORTION: OF PARCEL 33 -(A) -123 WAS CONVEYED TO OPEN D008 BAPTIST CHURCH AT INSTRUMENT 050010414. FILE NO: 0119 FINAL PLAT OF A BOUNDARY SURVEY FOR THE LANDS OF R J LAND DEVELOPMENT, LLC STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 1073 Redbud Road p GreyWolfe, Inc. Winchester VA 22603 E Land Surveying and Consulting GreyWolfeInc@�ao1. com 540 -545 -7823 OFC �'•ll 540 -545 -4001 FAX DATE: OCTOBER 3, 2005 SCALE: 1 200' 1 SHEET 1 OF 1 Planning Commission: Board of Supervisors: REZONING APPLICATION #01 -06 CLEARBROOK BUSINESS CENTER Staff Report for the Planning Commission Prepared: February 14, 2006 Staff Contact: Susan K. Eddy, Senior Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed March 1, 2006 March 22, 2006 Action Pending' App owri j Pending PROPOSAL: To rezone 16.886 acres from RA (Rural Areas) District to B3 (Industrial Transition) District with proffers. LOCATION: The property is located on the west side of Route 11, approximately 2,000' north of Hopewell Road (Route 672). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 33- A -122A, 33 -A -123 PROPERTY ZONING: RA (Rural Areas) District. PRESENT USE: Agricultural and Residential ADJOINING PROPERTY ZONING PRESENT USE: North: RA (Rural Area) South: RA (Rural Area) East: RA (Rural Area) West: RA (Rural Area) PROPOSED USES: Business Commercial and Restaurant Use: Use: Use: Use: Residential Agricultural Residential Agricultural Rezoning #01 -06 Clearbrook Business Center February 14, 2006 Page 2 REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have significant impact on Route 11. This route is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Clearbrook Business Center rezoning application signed November 11, 2005, addresses transportation concerns associated with this request. It should be noted the Traffic Impact Analysis (TIA) indicates that additional turn lanes are required at the intersections of Route 11 and Route 672 north and south. Currently there is not sufficient right- of-way for turn lanes to be constructed to avoid the Level of Service falling to an "F Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the 1.T.E Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right of -way needs, including right -of -way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Staff Note: VDOT comments relate to the original TIA and the proffer statement dated November 11, 2005. VDOT has not yet commented on the amended TIA which shows reduced traffic volumes, and the revised proffer statement dated February 3, 2006. Fire Marshal: Municipal water supply will need to be extended for fire fighting purpose, per Frederick County Code 90 -4. Plan approval recommended. Clearbrook Fire Rescue: Based on proffers to allow, and in the Frederick Co. Fire Marshall's comments. (Staff received verbal confirmation on 2/10/06 that Clearbrook Fire and Rescue has no problem with this application if the Fire Marshall's comments are addressed.) Public Works Department: 1. Refer to Impact Analysis, page 1, Existing Conditions: The discussion of the existing conditions indicates that the two (2) large box culverts under 1 -81 were installed to access a landlocked parcel on the west side of the interstate. Based on our site visit, we concur that these box culverts are being used to access this property. However, we also suspect that these culverts were primarily designed and constructed to pass the 50 -year storm flows under I -81. Consequently, your rezoning should include provisions for sufficient drainage easements to accommodate these storm flows. 2. Refer to Impact Analysis, page 1, Proposed Development: The discussion refers to 100,000 square feet of heavy industrial use. Verify that this use is allowed in B3 or possibly consider an M2 rezoning. 3. Refer to Impact Analysis, page 1, Physical Impacts: The rezoning needs to address wetlands. Based on our site visits, it appears there are some traces of wetlands on this site within the natural drainage way and manmade pond. 4. Refer to Impact Analysis, page 2: The report refers to traffic impact analysis by Patton, Harris, Rust and Associates. A copy of this report was not included for our review package. Frederick- Winchester Service Authority: No comment. Rezoning #01 -06 Clearbrook Business Center February 14, 2006 Page 3 Sanitation Authority: I concur with the water sewer comments. Frederick Winchester Health Department: The Health Department has no objection to the proposal considering the new business part utilizes the available public sewer and water. Department of Parks Recreation: No comment. Department of GIS: Lauren Drive has been approved and accepted into the Frederick County road naming system as noted on the submitted plan. Frederick County Public Schools: Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out. Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Frederick County Attorney: Please see attached letter dated January 27, 2006 from Robert T. Mitchell, Jr., Esquire. Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmark Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It is also noted that the National Parks Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that his proposed rezoning would directly impact. Planning Department: Please see attached letter dated December 28, 2005 from Susan K. Eddy, Senior Planner. Planning Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Inwood Quadrangle) identifies the subject parcels as being zoned A -2 (Agricultural General). The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re- mapping of the subject property and all other A -1 and A -2 zoned land to the RA District. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to Rezoning #01 -06 Clearbrook Business Center February 14, 2006 Page 4 protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1 -l] Land Use The parcels comprising this rezoning application are located within the County's Sewer and Water Service Area (SWSA). The site is within the limits of the Northeast Land Use Plan. The plan designates the site for business use. The plan further states that "Business and commercial land uses are proposed along the Martinsburg Pike corridor, on the east and west side of Interstate 81 exits 317, 321 and 323. It is envisioned that commercial uses which cater to the interstate traveler will be developed along the three Interstate 81 interchanges, while retail, service and office land uses will occur along the Martinsburg Pike corridor The proposed B3 Zoning is a business use and is generally consistent with the Northeast Land Use Plan as it relates to this site on Martinsburg Pike. The B3 District, while a business district, is more specifically an industrial transition district. Therefore, many of the comments in the Northeast Land Use Plan concerning industrial uses are relevant. In particular the Northeast Land Use Plan discourages individual lot access on the Martinsburg Pike corridor, encourages inter parcel connections, and recommends adequate screening from adjoining land uses and recommends greater setbacks and buffers and screening along Martinsburg Pike. The site is surrounded on all sides by RA (Rural Areas) zoned property, which is either in agricultural or residential use. While it is likely that these uses may change in the future, in line with the Northeast Land Use Plan, for the moment, screening should be addressed and future inter- parcel connectors considered. Consideration should also be given to screening along Interstate 81. The Comprehensive Policy Plan recommends a number of design features for properties along business corridors. These include landscaping, screening and controlling the size and number of signs. These design elements should all be incorporated into this application. Transportation The Eastern Road Plan of the Comprehensive Policy Plan does not cover this portion of the County. The Northeast Land Use Plan calls for Martinsburg Pike to be improved to a four -lane facility. The Plan also states that proposed industrial and commercial development should only occur if impacted roads function at Level of Service (LOS) Category C or better. The Frederick County Bicycle Plan designates Route 11 as a short-term designated route. 3) Site Suitabilitv/Environment The site does not contain any environmental features that would either constrain or preclude site development. There are no identified areas of steep slopes, floodplains or woodlands. The applicant had a wetlands delineation report prepared for this site. The report concluded that Rezoning #01 -06 Clearbrook Business Center February 14, 2006 Page "there are no jurisdictional waters of the United States, including wetlands, within the confines of the subject site. However, the Soils Survey of Frederick County, Virginia identifies Thomas Run within the confines of the subject site. Therefore, it is Triad's recommendation that a Jurisdictional Determination (JD) be obtained from the COE (Army Corps of Engineers)." The Army Corps of Engineers has visited the site and confirmed verbally that there is no stream on the site. Written confirmation will be provided at the Master Development Plan stage. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Oaklet soil association. The only soil type on the sites is Oaklet silt loam, 2 to 7 percent slopes (map symbol 32B), as shown on map sheet number 19 of the survey. This soil type is considered prime farmland. The characteristics of this soil type and any implications for site development are manageable through the site engineering process. 4) Potential Impacts A. Transportation Traffic Impact Analysis. The traffic impact analysis (TIA) prepared for this application (see TIA Addendum dated February 13, 2006) assumed 120,000 square feet of heavy industrial floorspace and an 8,000 square foot restaurant. Using trip generation figures from the I.T.E. Trip Generation Manual 7 Edition, the proposed rezoning is projected to generate 1,197 average daily trips (ADT). The TIA indicates that Level of Service C conditions or better will be maintained on study roads and intersections with the proposed signalization at Hopewell Road, for which the applicant has proffered a monetary contribution. (The applicant has also proffered a monetary contribution towards future turn lanes at this intersection.) The applicant has proffered a maximum floorspace of 128,000 square feet, of which a maximum of 8,000 square feet could be a restaurant use. The applicant has also proffered to prohibit gas stations and truck stops. Restaurants and gas stations are large trip generators among the B3 allowed uses. Other high traffic generators allowed in the B3 District include motor freight transportation and warehousing; building materials, hardware, garden supply, mobile home dealers and retail nurseries; and amusement and recreational services operated indoors. There are no precise traffic generation figures for the range of uses allowed in the B3 District. The applicant therefore modeled heavy industrial floorspace. The applicant could build 128,000 square feet of development on this B3 site that might generate more traffic than that which was modeled. While the applicant intends the occupants to be uses such as plumbing contractors, electrical contractors and heavy equipment operators, this is not guaranteed. The applicant should consider prohibiting by proffer other B3 uses which would have high traffic counts, particularly the three listed above (distribution/warehousing, building centers and indoor recreation). This would give the County greater assurance that the development would generate traffic similar to that which was modeled in the TIA. B. Sewer and Water Rezoning #01 -06 Clearbrook Business Center February 14, 2006 Page 6 The FCSA has a 6" sewer force main along Route 11. This commercial development is expected to generate 500 gallons /day /acre for a total of 8, 489 gpd. The applicant will build a sewer pump station to be dedicated to FCSA. The pump station's holding capacity will be designed to hold 50,000 gpd so that additional pumps can be installed in the future to accommodate neighboring parcels. The FCSA has a 12" water main along Route 11. This development is expected to generate 1000 gallons /day /acre for a total of 16,978 gpd. C. Community Facilities In recognition of the impacts that may be realized by the community to the Fire and Rescue Services, the applicant has proffered a contribution in the amount of $0.05 per building square foot to Clear Brook Fire and Rescue Department and of $0.05 per building square foot to Frederick County for Fire and Rescue purposes. The timing of this contribution is dependant upon future building permits. 5) Proffer Statement Dated January 25, 2006 (Revised February 3, 2006) A) Transportation Access from Martinsburg Pike will be restricted to one commercial entrance. A left turn lane will be installed at the entrance. A pro -rata monetary contribution will be made toward the signalization of the intersection of Route 11 with Hopewell Road and Brucetown Road. A monetary contribution of $2,500.00 will be made towards the acquisition of future right -of -way for turn lanes at the intersection of Route 11 with Hopewell Road and Brucetown Road. An additional ten feet of right -of -way along the entire frontage of the property will be provided. B) Monetary Contribution A financial contribution of $0.05 per building square foot will be made to both the Clear Brook Fire and Rescue Department and to Frederick County. C) Land Use Gasoline service stations, including truck stops, will be prohibited on the site. Floorspace on the site will be limited to 128,000 square feet and only 8,000 square feet of that total can be used for a restaurant. D) Environment A full screen buffer, plus an additional row of evergreens will be placed along neighboring parcels Zoned RA with a residential use at the time of site plan approval. Rezoning #01 -06 Clearbrook Business Center February 14, 2006 Page 7 STAFF CONCLUSIONS FOR 03/01/06 PLANNING COMMISSION MEETING: The land use proposed in this rezoning is consistent with the Northeast Land Use Plan. The TIA as modeled does not represent the full impact of what could happen on the site. Staff would recommend that the applicant consider prohibiting by proffer other B3 uses which would have high traffic counts. Staff would also recommend that the applicant include a commitment to inter parcel connectors, to increased screening along Route 81 and to controlling the size, number and placement of signs as called for in the Comprehensive Policy Plan. Following the requirement for a public hearing, a recommendation by the Planning Commission to the Board of Supervisors concerning this rezoning application would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission. Acres Current Zoning Zoning Requested 2.608 RA B -3 14.278 RA B -3 16.886 Total acreage to be rezoned NOT CURRENT Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification /Location: Parcel Identification Number 33- (A) -122A 33 -(A) -123 Magisterial: Stonewall Fire Service: Clearbrook Rescue Service: Clearbrook Single Family homes: 0 Non- Residential Lots: 0 Districts High School: James Wood Middle School: James Wood Elementary School:Stonewall 10. Zoning Change: List the acreage included in each new zoning category being requested. 11. The following information should be provided according to the type of rezoning proposed Number of Units Proposed Townhome: 0 Mobile Home: 0 Square Footage of Proposed Uses Office: Service Station:3,000 Retail: Manufacturing: Restaurant: 8,000 Warehouse: Other: 100,000 13 Multi Family: 0 Hotel Rooms: 0 NOT CURRENT Action: PLANNING COMMISSION: March 1, 2006 Recommended Approval BOARD OF SUPERVISORS: March 22, 2006 LU APPROVED DENIED WHEREAS, Rezoning #01 06 of Clearbrook Business Center, submitted by GreyWolfe, Inc., to rezone 16.886 acres from RA (Rural Areas) District to B3 (industrial Transition) District with proffers was considered. The property is located on the west side of Route 11, approximately 2,000' north of Hopewell Road (Route 672), in the Stonewall Magisterial District, and is identified by Property Identification Numbers (PINs) 33- A -122A and 33 -A -123. WHEREAS, the Planning Commission held a public hearing on this rezoning on March 1, 2006; and WHEREAS, the Board of Supervisors held a public hearing on this'rezoning on March 22, 2006; 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 16.886 acres from RA (Rural Areas) District to B3 (Industrial Transition) District with proffers, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes #08 -06 AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #01 -06 OF CLEARBROOK BUSINESS CENTER This ordinance shall be in effect on the date of adoption. Passed this 22nd day of March, 2006 by the following recorded vote: Richard C. Shickle, Chairman Aye Barbara E. Van Osten Aye Gary Dove Aye Bill M. Ewing Aye Gene E. Fisher Aye Charles S. DeHaven- Jr. Aye Philip A. Lemieux Aye PDRes #08 -06 A COPY ATTEST Joh i ey, Jr. Frederick County Administrator Rezoning: RZ 01 -06 Property: Area: 16.886 acres Tax Parcels 33- (A) -122A 33 -(A) -123 Record Owner: R J Land Development, L.L.C. Applicant: Jeffery G. Jenkins Rosanna M. Jenkins Project Name: Clearbrook Business Center Original Date of Proffers: January 25, 2006 Revised Date Proffers: March 2, 2006 Magisterial District: Stonewall MAR 3 2006 Proffers: Pursuant to Section 15.2 -2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #01 -06 for rezoning of 16.886 -acres from the RA District to Industrial Transition (B -3) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject properties are more particularly described as the lands conveyed to R J Land Development, LLC, from Linda J. Vorous as recorded in the Frederick County Circuit Court Clerk's Office as instrument 050002818 dated February 9, 2005, and from Junior L. Domer as recorded in the Frederick County Circuit Court Clerk's Office as instrument 030022368 dated September 29, 2003. A. On -Site and Off -site Improvements 1. Transportation a. Access i. Access to this property from Martinsburg Pike (US Route 11) shall be limited to one commercial entrance. This entrance will provide ingress and egress to all uses on this site. The final location will be subject to VDOT review and approval once a site plan is submitted. b. Additional Lane i. The applicant hereby proffers to construct a 12' lane onto Route 11 along the site road frontage. This 550' long lane will be built to VDOT requirements. This will be built prior to applying for and obtaining any building permits. c. Interparcel connections i. The applicant hereby proffers one interparcel connection along the northern boundary and one interparcel connection along the southern boundary. These roads and connections will be constructed to VDOT requirements and shown on the Master Development Plan. d. Signalization i. The applicant, R J Land Development, LLC, hereby proffers to contribute a prorated share of cost of a signalization improvement at the offset intersection of Route 11 with Hopewell Road (Route 672) and Brucetown Road (Route 672) in recognition of off -site transportation impacts. The final design and location of the signalization improvements will be determined by the Virginia Department of Transportation (VDOT). This agency will also determine when this improvement will be warranted. The applicant shall enter into a signalization agreement" with VDOT that provides a one -time contribution towards the cost of the signalization in a prorated amount to be determined by VDOT. The applicant also proffers an additional $2,500 with the prorated amount to be applied towards right of way acquisition for future turn lanes at the intersection. VDOT will also determine when this improvement will be warranted e. Right of Way Dedication i. The applicant hereby proffers to the Commonwealth of Virginia a strip of land ten feet (10') in width along the entire frontage of the property on Martinsburg Pike (Route 11) Right of Way. The dedication will take place prior to site plan approval. 2. Monetary Contributions Fire Rescue a. In recognition of the increased demand on public services, the applicant hereby offers the following cash contributions to be paid at the time of building permits. The term "building square foot" shall be the combined floor area for each story. i. The applicant hereby voluntarily proffers a cash contribution directly to the Clear Brook Fire Rescue Department the following amount: $0.05 per building square foot ii. The applicant hereby voluntarily proffers a cash contribution to the Treasurer of Frederick County, Virginia, the following amount: $0.05 per building square foot 3. The applicant hereby voluntarily prohibits the following uses a. SIC 5541 "Gasoline Service Stations" i. Automobile service stations retail ii. Filling Stations, gasoline- retail iii. Gasoline and Oil- Retail iv. Marine service stations- retail v. Service Station, gasoline retail vi. Truck stops retail b. SIC 4231 "Terminal and Joint Terminal Maintenance Facilities for Motor Freight Transportation" c. SIC 4741 "Rental of Railroad Cars" d. SIC 5231 "Paint, Glass, and Wallpaper Stores" e. SIC 5271 "Mobile Home Dealers" f. SIC 79 "Amusement and recreational services operated indoors" 4. The applicant hereby proffers to limit the total building square footage for SIC 42 "Motor Freight Transportation and Warehousing" and SIC 47 "Transportation Services" to a combined total of 20,000 square feet or less. 5. The applicant hereby proffers to limit the total building square footage for SIC 52 "Building Materials, Hardware, Garden Supply, Mobile Home Dealers, and Retail Nurseries" to a combined total 20,000 square feet or less. 6. The applicant hereby voluntarily prohibits the combined building floor area not to exceed 128,000 square feet on this site. The applicant further prohibits that a "restaurant use" as defined by SIC 581 shall not exceed 8,000 square feet of the 128,000 square feet of the building combined floor area. 7. The applicant hereby proffers a "Full Screen" buffer, as defined by the Frederick County Zoning Ordinance, plus an additional row of evergreens trees for a total of four rows to be placed along any neighboring parcels zoned RA with a residential use at the time of site plan approval. 8. The applicant hereby proffers the following corridor enhancements along the road frontage of Route 11, Martinsburg Pike: a. The applicant will construct a split rail fence along the road frontage. b. The applicant will not allow any parking lots to be constructed between the buildings and Route 11. This applies only to the buildings nearest to Route 11 and not inside the park. c. The applicant will erect a single monument style sign with the park's name and list of tenants. The applicant will not install any signs between the buildings and Route 11 other than this one monument sign. The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: R J Land Development, LLC Commonwealth of Virginia, City /County of 6 f; To Wit: The foregoing instrument was acknowledged before me this 3 of 2006 B My Commission Expires Vc- —00—r L 3I 2o6 j r L kov Notary Public Rezoning: RZ 01 -06 Property: Area: 16.886 acres Tax Parcels 33- (A) -122A 33 -(A) -123 Record Owner: R J Land Development, L.L.C. Applicant: Jeffery G. Jenkins Rosanna M. Jenkins Project Name: Clearbrook Business Center Original Date of Proffers: January 25, 2006 Revised Date Proffers: February 3, 2006 Magisterial District: Stonewall NOT CO FEB 1 4 2006 Pursuant to Section 15.2 -2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #01 -06 for rezoning of 16.886 -acres from the RA District to Industrial Transition (B -3) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall he binding upon this applicant and their legal successors, heirs, or assigns. The subject properties are more particularly described as the lands conveyed to R J Land Development, LLC, from Linda J. Vorous as recorded in the Frederick County Circuit Court Clerk's Office as instrument 050002818 dated February 9, 2005, and from Junior L. Domer as recorded in the Frederick County Circuit Court Clerk's Office as instrument 030022368 dated September 29, 2003. Proffers: A. On -Site and Off -site Improvements 1. Transportation a. Access b. Turn lane i. Access to this property from Martinsburg Pike (US Route 11) shall be limited to one commercial entrance. The will provide ingress and egress to all uses on this site. The final location will be subject to VDOT review and approval once a site plan is submitted. i. The applicant hereby proffers to install a left -turn lane for the entrance per VDOT Road Design Manual. This will be built prior to applying for and obtaining any building permits. NOT CURRENT FEB 1 4 2006 c. Signalization i. The applicant, R J Land Development, LLC, hereby proffers to contribute a prorated share of cost of a signalization improvement at the offset intersection of Route 11 with Hopewell Road (Route 672) and Brucetown Road (Route 672) in recognition of off -site transportation impacts. The final design and location of the signalization improvements will be determined by the Virginia Department of Transportation (VDOT). This agency will also determine when this improvement will be warranted. The applicant shall enter into a "signalization agreement" with VDOT that provides a one -time contribution towards the cost of the signalization in a prorated amount to be determined by VDOT. The applicant also proffers an additional $2,500 with the prorated amount to be applied towards right of way acquisition for future turn lanes at the intersection. VDOT will also determine when this improvement will be warranted d. Right of Way Dedication i. The applicant hereby proffers to the Commonwealth of Virginia a strip of land ten feet (10') in width along the entire frontage of the property on Martinsburg Pike (Route 11) Right of Way. The dedication will take place prior to site plan approval. 2. Monetary Contributions Fire Rescue a. In recognition of the increased demand on public services, the applicant hereby offers the following cash contributions to be paid at the time of building permits. The term "building square foot" shall be the combined floor area for each story. i. The applicant hereby voluntarily proffers a cash contribution directly to the Clear Brook Fire Rescue Department the following amount: S0.05 per building square foot ii. The applicant hereby voluntarily proffers a cash contribution to the Treasurer of Frederick County, Virginia, the following amount: $0.05 per building square foot PiQT CURRENT FEB 1 4 2006 PT 3. The applicant hereby voluntarily prohibits all uses as defined by SIC 5541 "Gasoline Service Stations" due their associated high traffic. These are: a. Automobile service stations retail b. Filling Stations, gasoline- retail c. Gasoline and Oil- Retail d. Marine service stations retail e. Service Station, gasoline- retail f. Truck stops- retail 4. The applicant hereby voluntarily prohibits the combined building floor area to not exceed 128,000 square feet on this site. The applicant further prohibits that a "restaurant use" as defined by SIC 581 shall not exceed 8,000 square feet of the 128,000 square feet of the building combined floor area. 5. The applicant hereby proffers a "Full Screen" buffer, as defined by the Frederick County Zoning Ordinance, plus an additional row of evergreens trees for a total of four rows to be placed along any neighboring parcels zoned RA with a residential use at the time of site plan approval. The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Codc and Ordinance. R AT FEB 1 4 2006 Respectfully Submitted: R J Land Development, LLC My Commission Expires a S 1, 20o7 Commonwealth of Virginia, C #y/County of fi ie-efer; &k- To Wit: The foregoing instrument was acknowledged before me this I y day of Yarua-, 2006 By r A kb ✓t NOT CURRENT FEB 1 4 2006 Preliminary Matters CLEABROOK BUSINESS CENTER REZONING REQUEST PROFFER TAX PARCELS 33- (A) -122A 33 -(A) -123 R J LAND DEVELOPMENT, L.L.C. Stonewall Magisterial District Frederick County, Virginia NQT CURPEN f Pursuant to Section 15.2 -2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #05- for rezoning of 16.886 -acres from the RA District to Industrial Transition (B -3) District. Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject properties are more particularly described as the lands conveyed to R J Land Development, LLC, from Linda J. Vorous as recorded in the Frederick County Circuit Court Clerk's Office as instrument 050002818 dated February 9, 2005, and from Junior L. Dourer as recorded in the Frederick County Circuit Court Clerk's Office as instrument 030022368 dated September 29, 2003. A. On -Site and Off -site Improvements 1. Transportation a. Access Direct Access to Martinsburg Pike (US Route II) will be provided by one commercial entrance to provide ingress and egress to all uses on this site. The final location will be subject to VDOT review and approval once a site plan is submitted. b. Tum lane i. The applicant hereby proffers to install a left -turn lane for the entrance per VDOT Road Design Manual. This will be built prior to applying for and obtaining any occupancy permits. c. Signalization i. The applicant, R J Land Development, LLC, hereby proffers to contribute a prorated share of cost of a signalization improvement at the offset intersection of Route 11 with Hopewell Road (Route 672) and Brucetown Road (Route 672) in recognition of off -site transportation impacts. The final design and location of the signalization improvements will be determined by the Virginia Department of Transportation (VDOT). This agency will also determine when this improvement will be warranted. The applicant shall enter into a signalization agreement" with VDOT that provides a one -time contribution towards the cost of the signalization in a prorated amount to be determined by VDOT based upon the projected traffic volume generated by the subject site at the time of site plan submission for development. The applicant also proffers an additional $2,500 with the prorated amount to be applied towards right of way acquisition for future turn lanes at the intersection. d. Right of Way Dedication i. The applicant hereby proffers to the Commonwealth of Virginia and additional ten feet (10') of land to the Martinsburg Pike (Route 11) Right of Way. The dedication will take place prior to site plan approval. 2. Monetary Contributions Fire Rescue $0.05 per building square foot $0.05 per building square foot NO T CUREE1iT a. In recognition of the increased demand on public services, the applicant hereby offers the following cash contributions to be paid at the time of building occupancy permits. i. The applicant hereby voluntarily proffers a cash contribution directly to the Clear Brook Fire Rescue Department the following amount: ii. The applicant hereby voluntarily proffers a cash contribution to the Treasurer of Frederick County, Virginia, the following amount: 3. The applicant hereby voluntarily prohibits the following uses from existing on the subject properties: 4. The applicant hereby proffers a "Full Screen" buffer, as defined by the Frederick County Zoning Ordinance, plus an additional row of evergreens trees for a total of four rows to be placed along any neighboring parcels zoned RA with a residential use at the time of development. The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the applicant and owner. ht the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: R J Land Development, LLC B Rosanna M. Jenki Commonwealth of Virginia, Cit bunt f t "C4 CJC_k_ To Wit: Jail The foregoing instrument was acknowledged before me this (9day of V I U0ty2006 I By a. "Truck Stops Retail" as noted in SIC 5541. The applicant further stipulates that not more twelve (12) fuel pumps per business will be located on the subject property. Di✓ ccn QaeJa. My Commission Expires 1 3 I -OLp .NOT CURRENT Notary Public 0 o c c m z o LLI LL O c E CD m —mm E m m 03 ro 0 0 E O CII o 0 00000 0 u 0 u uu 0 O 0 Q H 49 .49 49w -49m 00 o Q Q 0' r o N 49 6 I I> !ems O O 00 000 '0 we C a 0 Vi (9 19 49 I f9 C) 0 0 7 O Q OU 49 CS N t0 CI- m u 49 r To m c E) r 9 0000 1949 0 w 49 m n cal o 4, PI U m m LL 0 a o 0 49 49 c 0 m -s m U .o O0 o 0 Q a W 49 N m m 4 6 O j o 0 U O 0 0 O O: a m O o W 0 0= ua_W Ct a m Ili S LL W EC o a O)o00o o o oo 0 co 0 I_ CO 4949494949494949 CO U 0 0 O VS 49 oc V. z Z Z zzzzz a w <00 0 L w. r m CO mEw m to o E U U m co LL 0" n m y o a o LL U W r J w 0 O !p 'j O Q a a J D j r m m m m C Z LL O U u_ 0 m o q gQ( yK K Z 2 a -0 NU m 8n W a 0UU W o m19 m7 J W 6 JOJ m m!) Z r a Z< W m E r s a m E m 0 a a W L L m m N O L 0 _3 iriL LL w rL aa (n <o 0 a el R II 0 0 m O o 0 K cr q q m co C C 0 a m u 0 0. m J N O a V O I m N aEoi m t m 2 g a m a c C- mC zit: -0 E c- a i roc m sm mm 0 E m o 3 p 0 t4 m U m O C m m C C 2 a m V ppNN a C m O O m m di co U a O E p m y O m 2 0 2E m a 8.0.€ a b8 m mom°2 2 E m x a D c w m c c m o o 5 a 0 0 0 m E c 'm c g m m w a c m m> CD 0 8.2 o o m m m 0 m W0 m m O O T m nm 5 i. mwm r,, E E m c o u m O (R m >o.mmmr m a 0 a u a c R m Z "�o.m L i am co m m$io E C c m m m m` 5 5 a m n C m L C v E>» O o 0 E cot W000-0-000 a VZ5ZZZ 0 y 0 -n To u 0 O a 41 t- N Cl QN (O 0 0 W 2 0 z 0 0 m (0 to 0 0 m w m CO 0 0 CT CT 0 C) m m O. C ro m 0 O 0 m 0• its 00 V o. m 8 To a cc_ 5 o 2 m O m N CO 2 E- 0 m 0 0 an 0 o O O C O 0 m E O y n m W O Cl 0 z Na 4 s„T at -curt' w m c 0 0 m C mg n M 0 2 m a L z m o m T O 0 m m m T w o 0 a o o3 ca C m o 0 n 00 WILBUR C. HALL (1892 1972) THOMAS V. MONAHAN (1924 -1999) SAMUEL D. ENGLE 0. LELAND MAHAN ROBERT T. MITCHELL, JR. JAMES A. KLENKAR STEVEN F. JACKSON DENNIS J. MCLOUGHLIN, JR. Dear Susan: HALL, MONAHAN, ENGLE, MAHAN MITCHELL A PARTNERSHIP OF PROFESSIONAL CORPORAOONS 1 5 7 EAST MARKET STREET LEESBURG, VIRGINIA TELEPHONE 703777- 1050 ATTORNEYS AT LAW January 27, 2006 Susan K. Eddy, AICP Senior Planner Frederick County Department of Planning Development 107 North Kent Street Winchester, VA 22601 9 EAST BOSCAWEN STREET WINCHESTER, VIRGINIA TELEPHONE 540-692 -3200 FAX 540-662 -4304 E MAIL lawyers@hallmOOahan.COM JAN 3 0 2006 PLEASE REPLY TO: P. 0. Sox 848 WINCHESTER, VIRGINIA 22604 Re: Clearbrook Business Center (R J Land Development, L.L.C.) Proposed Proffer Statement I have reviewed the above referenced proposed Proffer Statement. It is my opinion that the proposed Proffer Statement is generally in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. I would suggest, for uniformity and easy reference purposes, that the document be titled "Proposed Proffer Statement" and the details of the zoning, owners, property, etc., be summarized at the beginning as set forth on the attached format. This format has been used on all recent proffer statements. 2. I would recommend that the heading "Preliminary Matters" be deleted as a heading for the first paragraph, as the first paragraph is not merely preliminary material, but is the substantive statement that development of the property shall be done in conformity with the proffers thereafter set forth. Susan K. Eddy January 27, 2006 Page 2 HALL, MONAHAN, ENGLE, MAHAN MITCHELL 3. The first sentence of the first paragraph is not a complete sentence. The period should be deleted after the word "District 4. The heading "Proffers" should be inserted prior to paragraph A. 5. With respect to Proffer A(1)(a)(i), if the intent of this proffer is to limit the access to the property from Martinsburg Pike to one entrance, that should be more clearly stated. For example, "Access to this property from Martinsburg Pike (U.S. Rt. 11) shall be limited to one commercial entrance." 6. With respect to Proffer A.(1)(c)- Signalization, I would recommend that the words "based upon the projected traffic volume generated by the subject site at the time of site plan submission for development" be deleted at the end of this proffer. The quoted language may characterize VDOT's method of determining prorated costs, but the prorated amount to be paid must be the amount determined by VDOT, whatever VDOT's method of calculation may be. 7. With respect to Proffer A.(1)(d) -Right of Way Dedication, 1 believe the description of the land to be dedicated is insufficient. I assume that what is meant to be dedicated is a 10 -foot strip along the entire frontage of the property along Martinsburg Pike. That should be made clear, perhaps with language along the line of "The applicant hereby proffers to dedicate to the Commonwealth of Virginia a strip of land 10 feet in width along the entire frontage of the property on Martinsburg Pike." The second sentence would remain unchanged. 8. With respect to Proffer A.(2)- Monetary Contributions, the tern 1 "building square foot" contained in the monetary contribution proffers should be better defined, perhaps by adding the language "as determined by the building footprint tinges the number of floors." Susan K. Eddy January 27, 2006 Page 3 1 HALL, MONAHAN, ENGLE, MAHAN MITCHELL 9. With respect to Proffer A.(3), I would have the following comments: A. This proffer appears to actually be two separate proffers, and should be set forth as two separate items. B. The proffer regarding "Truck Stops Retail" should be stated as follows: "The property shall not be used for `Truck Stops Retail', as referenced in SIC 5541." C. The proffer regarding fuel pumps should be stated something along the following: "No individual business located on the property shall have more than 12 fuel pumps." (If truck stops are being proffered out as a use of the property, a question seems to be presented as to what type of businesses and how many businesses should be permitted on the property which would have up to 12 fuel pumps. However, this is a planning issue to be addressed by the staff and Planning Commission with the applicant.) 10. It is noted that there has been no Generalized Development Plan submitted with these proffers. Therefore, it is noted that this proffer does not commit the applicant to any specific development plan. It should be noted that 1 have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for the rezoning of this specific property, or whether other proffers would be appropriate, as it is my understanding that that review will be done by the staff and the Planning Commission. Susan K. Eddy January 27, 2006 Page 4 me. RTM /ks Enclosure HALL, MONAHAN, ENGLE, MAHAN St MITCHELL If there are any questions concerning the foregoing comments, please contact Very truly yours, Robert T. Mitchell, Jr. December 28, 2005 Mr. Gary Oates GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 -4757 gl FILECOPY RE: Proposed Rezoning of Clearbrook Business Center Dear Gary: 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000 COUNTY of FREDERICK Department of Planning and Development 540/665 -5651 FAX: 540/665 -6395 I have had the opportunity to review the draft rezoning application for the Clearbrook Business Center. This application seeks to rezone 16.886 acres from RA (Rural Areas) District to the B3 (Industrial Transition) District. Staff's review comments are listed below for your consideration. 1. Northeast Land Use Plan. The site is within the limits of the Northeast Land Use Plan. The plan designates the site for business use. The plan further states that "Business and commercial land uses are proposed along the Martinsburg Pike corridor, on the east and west side of Interstate 81 exits 317, 321 and 323. It is envisioned that commercial uses which cater to the interstate traveler will be developed along the three Interstate 81 interchanges, while retail, service and office land uses will occur along the Martinsburg Pike corridor. The development of business and commercial land uses are encouraged at designated signalized road intersections The proposed B3 Zoning is a business use and is generally consistent with the Northeast Land Use Plan as it relates to this site on Martinsburg Pike. 2. Northeast Land Use Plan. The B3 District, while a business district, is more specifically an industrial transition district. Therefore, many of the comments in the Northeast Land Use Plan concerning industrial uses are relevant. In particular the Northeast Land Use Plan discourages individual lot access on the Martinsburg Pike corridor, encourages inter parcel connections, and recommends adequate screening from adjoining land uses and recommends greater setbacks and buffers and screening along Martinsburg Pike. The site is surrounded on all sides by RA (Rural Areas) zoned property, which is either in agricultural or residential use. While it is likely that these uses may change in the future, in line with the Northeast Land Use Plan, for the moment, screening should be addressed and future inter- parcel connectors considered. Consideration should also be given to screening along Interstate 81. Page 2 Mr. Gary Oates RE: Proposed Rezoning of Clearbrook Business Center December 28, 2005 3. Northeast Land Use Plan. The plan calls for Level of Service Category C or better for proposed industrial and commercial development. This application does not provide that Level of Service. See TIA comments below. 4. Northeast Land Use Plan. The plan calls for improving Martinsburg Pike (Route 11 North) to a four -lane facility. The applicant has proffered a left turn lane into the site and additional right -of -way along Route 11. The applicant will need to work with VDOT to insure this meets the ultimate requirements for Route 11 North. 5. Comprehensive Policy Plan. The Comprehensive Policy Plan recommends a number of design features for properties along business corridors. These include landscaping, screening and controlling the size and number of signs. These design elements should all be incorporated into this application. 6. Impact Assessment Statement Proposed Uses. The application states the rezoning is for 8,000 square feet of restaurant space, a 3,000 square foot gas station, and 100,000 square feet of other space. The TIA further includes 12 gas pumps and identifies the 100,000 square feet of other as heavy industry. Heavy Industry is not allowed in the B3 District. It is only allowed in the M2 (Industrial General) District. Furthermore, unless a specific use and/or floorspace is proffered, the County will assume the maximum possible development as per the County's rezoning application (18,848 square feet of retail per acre in the B3 District). The applicant will need to base the TIA and all analysis on 318,267 square feet of retail development (18,848 x 16.886 acres) unless the proffers insure a lesser scale of development. 7. Impact Assessment Statement Existing Conditions. The application mentions access to a land locked parcel west of Interstate 81. Greater detail of this situation and future access would be helpful. 8. Traffic Impact Analysis. As stated previously, the Northeast Land Use Plan calls for Level of Service C or better. Even with the suggested improvements in the TIA, Level of Service C is not provided. Furthermore, the TIA suggested improvements include signalization and an eastbound left turn lane and a northbound left turn lane at the intersection of Route 11/Hopewell RoadBrucetown Road. Only a pro -rata share of the signalization is proffered. The turn lanes are not proffered. Page 3 Mr. Gary Oates RE: Proposed Rezoning of Clearbrook Business Center December 28, 2005 9. Proffer Statement. The applicant has proffered to prohibit truck stops and proffered to limit to 12 the number of fuel pumps for any one business. However, the TIA only modeled 12 fuel pumps and the gas station with mart is clearly the largest traffic generator on site. Therefore, the proffer should be changed to limit the number of fuel pumps on the entire site to 12. Also, see earlier comments on proffering maximum floorspace and uses. 10. Agency Comments. Please provide appropriate agency comments from the following agencies: Historic Resources Advisory Board, Virginia Department of Transportation, Frederick County Department of Public Works, Frederick County Fire Marshall, Frederick County Department of Parks and Recreation, Frederick County Sanitation Authority, Frederick- Winchester Health Department, Clearbrook Fire and Rescue Company and the Frederick Winchester Service Authority. The proposed proffers have been forwarded by staff to the Frederick County Attomey. Once attorney comments are received by the Planning Department, they will be forwarded to your office. Attorney comments are required for acceptance of the rezoning application. 11. Fees. The fee for this application includes a $3,000.00 base fee plus $100.00 per acre, and a $50.00 public hearing sign fee. Thus, a total of $4,739.00 is due upon submission of the official rezoning application. This is based on fees as of January 27, 2005. Fees may change. All of the above comments and reviewing agency comments should be appropriately addressed before staff can accept this rezoning application. Please feel free to contact me with questions regarding this application. Sincerely, 54.„). 9( Susan K Eddy, AICP Senior Planner SKE /dlw cc: R and J Land Development, LLC, 1631 Redbud Road, Winchester, VA 22603 RE: Clearbrook Business Center Subject: RE: Clearbrook Business Center Date: Tue. 28 Feb 2006 14:56:04 -0500 From: "Ingram, Lloyd" L1oyd.Ingram @VDOT.Virginia.gov> To: 'Susan Eddy' <Seddy @co.frederick.va.us> CC: "Copp, Jerry" <Jerry.Copp @VDOT.Virginia.gov> Susan I am supportive of the staff recommendations and I will plan on attending. Thanks, -Lloyd From: Susan Eddy [mailto :Seddy @co.frederick.va.us] Sent: Tuesday, February 28, 2006 2:36 PM To: Ingram, Lloyd Subject: Re: Clearbrook Business Center Lloyd, The applicant has proffered out gas stations and truck stops and limited restaurants to 8,000 sq. ft. I am asking them to proffer out three more use otherwise allowed in the B3 District (motor feight transportation and warehousing, building marerials garden supplies. and indoor recreation). Are you supportive of this staff recommendation? Also, are you planning to attend the PC meeting or not? Thanks for your help, Susan "Ingram, Lloyd" wrote: Susan, VDOT can support the proposed rezoning of the Clearbrook Business Center with the additional proffers submitted by the developer that reduce the potential number of trips generated by this site, i.e. gas stations and high volume generators removed. If you have any questions, please let me know. Lloyd Lloyd A. Ingram «...OLE_Obj...» Transportation Engineer VDOT Edinburg Residency Land Development 14031 Old Valley Pike Edinburg, VA 22824 1 of 2 2/28/2006 3:06 PM Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Applicant:` Pl fill out t as accurately aspossible in `o r der t as the Virginia Department of Transportation with their reyidW:ii copies of your application =form, location' map, proffer statement, impact analysis, and any'other.. pertinent information Applicants Name: GreyWolfe, Inc Gary R. Oates, LS,PE Mailing Address: Virginia Department of Transportation NOT CURRENT 1073 Redhud Road Winchester VA 22603 4757 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike Winchester, Virginia 22603 Telephone: 540- 667 -2001 Location of property: West of Route 11 and north 2000' from exit 321 of Interstate 81. (Also known as Route 672) Current zoning: RA Acreage: 16.886 The, Thu route is the VDOT roadway which has been Zoning requested: B -3 Virginia Department of Transportation Comments 1 considered as the access to the property referenced. VDDT'is satisfied that transportation proffers offered inthe Clearbrook"Business Center Rezoning,Apphcationxsigned No ,ember. 11, 2005 addresses transportation concerns":associated'iwith this request 2? should be noted -the Traffic Impact Ani CU7en 5 suf I -a s.-•c.n n tly there is natfi sent right -of way for turn lanes to be constructed to avoid the Level of Service fe /fing to an r VDOT. signature ate: Notice to VDOT Please Return Form to Applicant Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the T.T.E. Trio Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right -of -way needs, including right -of -way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. 20 Rezoning Comments Mail to: Frederick County Fire Marshal Attn: Fire Marshal 107 North Kent Street Winchester, Virginia 22601 (540) 665 -6350 Frederick County Fire Marshal Applicant Please fill +out the information'as accurately as possibletin:order to assist the p. F rederic k Count Fire Marshal with his review' "Attach a copy of you application form',: location map, proffer, st a tement, impact analysis and ;anylother pertinentinformation Applicant's Name: GreyWolfe, Inc Gary R. Oates, LS, PE Telephone: 540- 667 -2001 Mailing Address: 1073 Redbud Road Winchester VA 22603 -4757 Location of property: West of Rt 11 and 2000' north of exit 321 (1 -81) Current zoning: RA Hand deliver to: Frederick County Fire Rescue Dept. Attn: Fire Marshal County Administration Bldg., 1st Floor 107 North Kent Street Winchester, Virginia Zoning requested: B 3 Acreage: 16.886 ire Mars haL's Cominen Notice to Fire Marshal Please Return This Form to the Applicant 22 ENTERED NOV 2 2 2805 Control number RZ05 0013 Project Name Clearbrook Business Center Address 1073 Redbud Road Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not (dented Siamese Location Not Identified Access Comments Additional Comments Plan Approval Recommended Yes Emergency Vehicle Access Comments Municiple water supply will need to ha extend Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed 11/22/2005 12/12/2005 Tax ID Number 33 A 33- A -122A City Winchester Applicant Grey Wolfe, Inc Fire District 13 Recommendations State VA Zip 22603 Rescue District 13 Date Revised Election District Stonewall Automatic Fire Alarm System Residential Sprinkler System Yes Requirements Hydrant Location Not Identified Roadway /Aisleway Width Not Identified o f, fighiii g pose. per 'a rick Cou Fire Lane Required Yes Special Hazards No code 90 -p No Applicant Phone 540 -667 -2001 Reviewed By Signature J. Bausemnan Tide —PLANS APPROVED (4)110 Fire and Rescue Comp Comments: Fire Rescue Company's Signature Date: t G -7 2 <f 'r C.eti c it G'� z' O /AO, /O, 7SZ I, Rezoning Comments Name of Fire Rescue Company: Clearhrnok Fire R RPVaiP Mailing Address: 1073 Redhiid Road Current zoning: RA Fire and Rescue Company Comments on rezonings will be needed from the fire and rescue company serving the location in question. Please fill in the attached comment sheet with the name of the fire and rescue squad serving the location and obtain the comment from that squad. A list of the County Fire and Rescue Company follows the comment sheet. Fire and Rescue Company Applicant: Please fill out the information as accurately as possible in order to assist the Fire and Rescue Squad with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: GreyWolfe, Inc Gary R. Oates, LS,PE Telephone: 540 667 -2001 Winchester, VA 22603 -4757 Zoning requested: B -3 3 1 Address Phone 1256 Rrunetnwn Road Clearbrook, VA 22624 540 722 -2073 Location of property: West of Route 11 and 2000' north of exit 3 21 (1 81) Acreage: 16.886 Notice to Fire Rescue Company Please Return This Firm to fire Applicant J Mr. Gary R. Oates GreyWolfe, Inc. 1073 Red Bud Road Winchester, Virginia 22603 Dear Mr. Oates: RE: Clearbrook Business Center, Rezoning Request Frederick County, Virginia December 7, 2005 COUNTY of FREDERICK Department of Public Works 540/665 -5643 FAX: 540/678 -0682 We have completed our review of your application to rezone approximately 17 acres from RA to B -3 and offer the following comments: Refer to Impact Analysis, page 1, Existing Conditions: The discussion of the existing conditions indicates that the two (2) large box culverts under I -81 were installed to access a landlocked parcel on the west side of the interstate. Based on our site visit, we concur that these box culverts are being used to access this property. However, we also suspect that these culverts were primarily designed and constructed to pass the 50 -year storm flows under I -81. Consequently, your rezoning should include provisions for sufficient drainage easements to accommodate these storm flows. Refer to Impact Analysis, page 1, Proposed Development: The discussion refers to 100,000 square feet of heavy industrial use. Verify that this use is allowed in B -3 or possibly consider an M -2 rezoning. 3. Refer to Impact Analysis, page 1, Physical Impacts: The rezoning needs to address wetlands. Based on our site visit, it appears there are some traces of wetlands on this site within the natural drainage way and manmade pond. Clearbrook Business Center Rezoning Comments Page 2 December 7, 2005 4. Refer to Impact Analysis, page 2 The report refers to a traffic impact analysis by Patton, Harris, Rust and Associates. A copy of this report was not included in our review package. HES /rls I can be contacted at 722 -8214 if you should have any questions regarding the above comments. cc: Planning and Development file Sincerely, i Harvey E. t wsnyder, Jr., P.E. Director of ublic Works C9Program FIIes\WordPerfect Orrice ll\ Rhonda\ TEMPCOMMENTS \CLEARBRKBnSCPRREZCOM.scpd Fred Wmc Serv�ce'Authonty Y N 4 3 .t 3 t s Comments a= s r ���y +W ig 'f •'3},a.. f X'i 3^ a x 3a J r .'s4' "'n T" 1 r'euYn 1 T�e• 14 n .ac y' �..j k 2 Sn4' SiY4Fa7y` 1�b�{'`' kada ..°f� .ty}� ✓Jr�— iM 1 J. Y Ny__�� .��4 4 1 ....T..3iNorYal:& f ���MM '..`.?99 e�` .8 z t a. e r c�r_�` ..._f Yln.,. ?�.:G nh`.@ y� Fred Service Aut or' Date x a•.. 'Srgnatur 's�� s aA/.� A i► �'r� a Rezoning Comments Current zoning: RA Mail to: Fred -Winc Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722-3579 Applica Pl eas fill out the�nformat n,as accurately as possibleLin orde fer assist th e Fred W S ervice Authonty with•th eir.review Attach a copysof yo application form location roffer,statement; rmp act anal and =an other. ki or P P Y Y. pertment.�nformatlon Applicant's Name: GreyWolfe, Inc Gary R. Oates, LS,PE Mailing Address: 1073 Redbud Road Frederick Winchester Service Authority Winchester, VA 22603 -4757 Location of property: WPat of Rt 11 and .form' north of axit 321 (1 -81) Hand deliver to: Fred -Winc Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia Zoning requested: B -3 32 Telephone: 540 -667 -2001 Notice to Fred -Winc Service Authority Please Return Form to Applicant Acreage: 16.886 NOV 2 2 2005 Mailing Address: Current zoning: RA Rezoning Comments Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (540) 868 -1061 1073 Redhud Read Wnchester. VA 22603 -4757 25 Hand deliver to: Frederick County Attn: Engineer 315 Tasker Road Stephens City, Virginia it i NOV 22 2005 I Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority:withstheirreview Attach a ';copy ofyour application form, location map, proffer statement, impact analysis, andanyother- pertinent information. Applicant's Name: GreyWolfe, lnc Gary R. Oates, LS,PE Telephone: 540- 667 -2001 Location of property: W est of Route 11 and 2000' north from exit 321 (I -81) Zoning requested: B -3 Acreage: 16.886 Sanitation Authority Signature Dat Notice to Sanitation Authority Please Return This Form to the Applicant Frederick-Winchester rHealth Department''sJComments P ;S, y 's9/e) ay c am =ii*.r Dpt S ign ature &:Da Health e s Virelb Rezoning Comments Mail to: Frederick Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Winchester, Virginia 22601 (540) 722 -3480 Frederick Winchester Health Department s A p plic a nt Pl ease till out th informatio acc urately" as p os sible m order to assis +;Frederick Win chest e r Healt Departm with th`eu review Attach °a d y of y our; application form, location map, proffer sta impact analysis, an an rot ti 'vcoa x r per tment.mformahon Applicant's Name: GreyWolfe, Inc Gary R. Oates, LS,PE Mailing Address: 1073 RPdhud Rnad Winchester V&22603 -4757 Location of property: West of Rt 11 and non' nnrth from exit 371 (1 -81) Current zoning: RA Zoning requested: B Notice to Health Department Please Return This Form to the Applicant 26 Hand deliver to: Frederick- Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Suite 201 Winchester, Virginia Telephone: 540 667 -2001 Acreage: 16.886 Department: of Parks 8i Recreation Comments p� K ��au x rN 1 r A g 2 2. C)J Pks. Rec •Signature &Date I }/�fi. /'U _Ape Rezoning Comments Frederick County Department of Parks Recreation Mail to: Frederick County Department of Parks Recreation 107 North Kent Street Winchester, Virginia 22601 (540) 665-5678 Applicant: Please fill out the information as accurately asTpossible in order to assist thee Departm of Parks& Recreation with their review Attach a copy of your application �ry .r tom` r Aw.-£' n E 's "^'»s> `w b .m 1 r vim' 1 i p ro f form; locatiodl proffer me impact+analysis any other pertinent a• 1 I- Y,Tj [f k M k 1MtB,Ai swgy Applicant's Name: GreyWolfe, Inc Gary R. Oates, LS,PE Telephone: 540 667 -2001 Mailing Address: Current zoning: RA 1073 Redhud Road Winchester, VA 22603 -4757 Zoning requested: B -3 23 Location of property: West of Rt 11 and 2000' north of exit 321 (1 -81) Hand deliver to: Frederick County Department of Parks Recreation County Administration Bldg., 2nd Floor 107 North Kent Street Winchester, Virginia Acreage: 16.886 Notice to Department of Parks Recreation Please Return This Form to the Applicant Address: Request for Street Name Comments Preliminary Sketch Plan Frederick County Department of GIS Attn: Marcus Lc-masters, GIS Manager 107 North Kent Street Winchester, Virginia 22601 (540) 665 -5651 1073 Redbud Road Winchester, VA 22603 Phone number: (540) 667 -2001 Please return this form to applicant Page 6 of 9 RECEIVED OCT 21 2005 FREO2RICK COUNTY PUBLIC WORK INSPECTIONS The GIS Manager will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed thmu_th the Communication Center Supervisor for review. This step will prevent duplicate street mates from being entered. Please attach one copy ofthr'plan indicating proposed names. Applicants GreyWolfe, Inc. Gary R. Oates, LS -B, PE Clearbrook Business Center Name of development and/or description of the request: Lauren Way Location of property: 2100' north on Route 11 from I -81 exit 321 GIS Manager Comments: X4c2s4 -A2,ve- /ate t3ee» F 2 a/go ,4411 /ficcE,J.— rn r >F'c° P-oth° Nsbn nL Sys rem sts Ann 041 77/E Siam nrred pign GIS OFFICE USE ONLY: Date received el Incomplete Date reviewed /0 Date revision received Due approved 0- x/ 0.5— Incomplctc review Signature and Date_ 1 Administrative Assistant to C 5 ,Adea� AD. 'FCPS' Frederick County Public Schools Visit us at www.frederick.kl2va.us the Superintendent kapocsis @frederickkllva.us Mr. Gary R. Oates, LS,PE GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 -4757 Dear Mr. Oates: RE: Rezoning Comments for Rezoning Proposal This letter is in response to your request for comments concerning the rezoning application for the proposed property located at west of Route 11 and north 2000' of exit 321 (I- 81) project. Based on the information provided that states no residential units will be part of the rezoning, there will be no impact to the school population upon build -out. SMK/dkr December 14, 2005 Respectfully yours, Stephen Kapocst Administrative Assistant to the Superintendent cc: William C. Dean, Ph.D., Superintendent of Schools AI Orndorff, Assistant Superintendent for Administration Charles Puglisi, Director of Transportation e-mail: 540- 662 -3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604 -2546 FAX 540- 662 -3890 [Winchester Regional AfrporNa;Comments.t a i'� m cl aw ..y ..R N.e.(.Ftf_.. t: l 'ia r a4 r k` i i ..fi ^,a„ "n 4... T W H. t r� s._ j f 3•s ,yam �b ,F,.. v 1 t M IjL�ih4•�� r T ��a.1 r ti y,°' t- i `9 Ef p 1 3•.i 2 a. t 1✓n C1.q' 5.x.1 J k 4 1 1�, r Winchester Regional Ai r S ignaturege ate E w€ a •2':.� 4�� -�F„Y �.Y ;i�"' P ti� .3 n i- y.,.@.. n" t'i�� Rezoning Comments Mail to: Winchester Regional Airport Regional Airport Attn: Executive Director 491 Airport Road Winchester, Virginia 22602 (540) 662-2422 Current zoning: RA Winchester Regional Airport Applican P l ease fi ou nforma as accura te[Vas possible ,in order to assist the Winchester Reg ona l Airport wit r revie z s t r n sa eop of yo apphcat�on` form; .l map „proffer statgment,{im any ,oth Applicant's Name: GreyWolfe, Inc Gary R. Oates, LS,PE Mailing Address: 1073 Redbud Road Winchester, VA 22603 -4757 Location of property: Wpct of Rt 11 and 2nnf1' north of exit 391 (1 -81) Zoning requested: B -3 30 Hand deliver to: Winchester Attn: Executive Director 491 Airport Road (Rt. 645, off of Rt. 522 South) Winchester, Virginia Telephone: 540-667-2001 Acreage: 16.886 Notice to Winchester Regional Airport Please Return Form to Applicant December 5, 2005 WINCHESTER REGIONAL AIRPORT GreyWolfe, Incorporated Gary R. Oates, LS, PE 1073 Redburd Road Winchester, Virginia 22603 -4757 Re: Rezoning Comment RA to B -3 Clearbrook Business Center Stonewall Magisterial District Dear Mr. Oates: The proposed rezoning request has been reviewed and it appears that it will not impact operations at the Winchester Regional Airport. Thank you for the opportunity to review this request. Sincerely, S. R. Manuel Executive Director 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662 -2422 November 30, 2005 Mr. Gary Oates GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 Dear Gary: Sincerely, Candice E. Perkins Planner 11 CEP /bad RE: Request for Historic Resources Advisory Board (HRAB) Comments Clearbrook Business Center Rezoning; PIN: 33- A -122A 123 COUNTY of FREDERICK Department of Planning and Development 540/665 -5651 FAX: 540/665 -6395 Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that this proposed rezoning would directly impact. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Impact Statement For consideration of Rezoning the lands for the Clearbrook Business Center Stonewall Magisterial District Frederick County, Virginia November 1, 2005 Revised February 13, 2006 Tax Map Numbers 33- (A) -122A 33 -(A) -123 Total Area: 16.886 acres Owner: R J Land Development, LLC 1631 Redbud Road Winchester, VA 22603 (540) 974-6768 Contact: Gary R. Oates, LS -B, PE GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 (540) 667 -2001 ofc (540) 545 -4001 fax FEB 1 4 2006 Introduction The site is located between Interstate 81 and Martinsburg Pike (US Route 11) about 2,000' north of exit 321 in Clearbrook, VA. The site has been used for several rental mobile homes and structures in the past. The current is seeking a change in zoning from RA to B -3 to create a business park that is consistent with the Frederick County Comprehensive Plan. Existing Conditions The applicant has removed all but one rental trailer and has removed several loads of trash and debris. The majority of the property is now a hayfield and a topsoil stockpile located in the center of the site. There are two large box culverts under Interstate 81 that were installed as access to a landlocked parcel on the west side of the Interstate. The applicant will continue to grant access to those neighbors access from Route 11. Comprehensive Planning The site is intended to be zoned to business /commercial per the comprehensive plan and public water and sewer is available at the site. The benefit to Frederick County by approving this rezoning will be a positive economic impact and employment opportunities for our citizens. Proposed Development The applicant plans to remove all buildings. The site will be graded, landscaped, and a commercial entrance installed that will meet current regulations. There are not any tenants for the property; therefore, the traffic and fiscal impacts will assume an 8,000 sf restaurant and 120,000 sf of industrial use with associated parking. Physical Impacts The site is not located near any 100 year flood plains. Furthermore, there are not any woodlands or noteworthy landscaping on site to preserve. Surrounding Properties Clearbrook Business Center Rezoning 1 FEB 1 4 2006 The site is bounded by Route 11 to the east and Interstate 81 to the west. The southern properties are a large cornfield and a residence. The northern parcel is a residence on -14 acres. All parcels are intended to become commercial as indicated by the Comprehensive Plan. Traffic Impact and Analysis See attached report by PH R &A. Sewer Conveyance and Treatment The FCSA has a 6" sewer force main along Route 11. This commercial development is expected to generate 500 gallons /day /acre for a total of 8,489 gpd. The applicant will build a sewer pump station to be dedicated to the FCSA. The pump station's holding capacity will be designed to handle a 50,000 gpd so that additional pumps can be installed in the future to accommodate neighboring parcels. Water Supply The FCSA has a 12" water main along Route 11. This development is expected to generate 1000 gallons /day /acre for a total of 16,978 gpd. Drainage FEB 1 4 2006 The site currently drains from Interstate 81 to the cast. This development will adhere to the Frederick County Ordinance and to the guidelines set forth by the Department of Public Works for stormwater management and quality. Solid Waste Disposal The solid waste will be transferred to the Frederick County Landfill Facility by licensed commercial carriers. Historical Impact There are no historically significant structures or features present. Educational Impact This development will not create additional students for the schools. Police, Fire, and Rescue Impact The development will increase the burden on fire and rescue. The applicant is offering a proffer of 50.05 per building square directly to the Clearbrook Volunteer Fire Department and also 50.05 per building square to the County for fire and rescue services. 2 Parks Recreation Impact The only impact to the Parks might some of the businesses signing up for shelters for company picnics. This development is not expected to increase population; therefore, no measurable impacts are predicted. 3 FEB 1 4 2006 Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT 120 932 GA Heavy Industrial 120.000 SF H -T Restaurant 8,000 SF Total Proposed Development 54 48 102 7 44 52 61 92 153 3 53 56 20 34 54 23 87 110 180 1,017 1,197 Patton Harris Rust Associates, pc Engi neers. SL rveyors. Planners. Landscap e Architects. P H RA Phone: e0404264 7111rginiae25 01 Addendum To: Susan Eddy Organization/Company: Frederick Countv Planning Department From: Michael Glickman, PE Date: February 13, 2006 Project Name /Subject: An Addendum to: A Traffic Impact Analysis of the Clearhmok. Properties PHR +A Project file Number: 13957 Patton Harris Rust Associates, pc (PHR +t1) has prepared an addendum to: /1 Traffic Impact Analysis of the Clearbrook Properties by PHR +A, dared October 13, 2005. The Clearbrook development is to be located along the west side of Route 11, north of Hopewell Road, in Frederick County, Virginia. The purpose of this document is to present a revised development scenario that would result in levels of service of "C" or better at the intersection of Route-II/Hopewell Road /Brucetown Road during 2008 build -out conditions. This includes the removal the proposed gas station and includes an additional 20,000 square feet of general heavy industrial. Using the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR +A has prepared Table 1 to summarize the trip generation for the revised Clearbrook development. Due to Right -of -Way constraints along I- Iopewell Road, the transportation improvements assumed were limited to: 1) The signalization of the intersection of Route 11 /Hopewell Road /Brucetown Road; and 2) Converting the existing two -way left -turn lane along Route 11 into separate northbound and southbound left -turn lanes. Figure 1 shows the 2008 build -out ADT and AM /PM peak hour traffic volumes at the intersection of Route 11 (Martinsburg Pike) /1- Iopewell Road /Brucetown Road. Figure 2 shows the respective 2008 build -out lane geometry and AM /PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. Table 1 Proposed Development: Clearbrook Properties Trip Generation Summary Page 1 of 3 FEB 1 4 2006 Patton Harris Rust Associates, pc No Scale _pHRA r Figure 1 2008 Build -Out Peak Hour Traffic Volumes Addendum AM Peak Hour(PM Peak Hour) Average DailyhTnps Engineers Surveyors Planners Landscape Architects To: Lloyd Ingram Page 2 of 3 Patton Harris Rust Associates, pc No Scale r P H RA Figure 2 Bruccto "Road Unsignalized Intersection Unsignalized Intersection Site driveway 'et 4 e Signalized Intersection LOS =C(C) Addendum "Suggested Improvements" Signalization NOTE: Assumed do second yellowed clearance for the eastbound and westbound direction to account for the offset. Denotes stop sign control N Denotes traffic signal control L Denotes two -way left turn lane Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) 2008 Build -Out Lane Geometry and Levels of Service Engineers Surveyors Planners Landscape Architects To: Lloyd Ingram Page 3 of 3 A Traffic Impact Analysis of the Clearbrook Properties Located in: Frederick County, Virginia Prepared for: Grey Wolfe, Inc. 1073 Redbud Road Winchester, VA 22603 Prepared by: Patton Harris Rust Associates, pc Engneers. Surveyors. Planners. Lcndsccpe Architects. 300 Foxcroft Avenue, Suite 200 A Martinsburg, West Virginio 25401 P IJ i RA t 304.264.3611 F 1 1 ���lll F 304.264.3671 October 13, 2005 OVERVIEW Report Summary Patton Harris Rust Associates, pc (PHR +A) has prepared this document to present the traffic impacts associated with the proposed Clearbrook Properties located along the north side of Hopewell Road, west of Route 11 (Martinsburg Pike), in Frederick County, Virginia. The proposed project is to be comprised of 100,000 square feet of general heavy industrial, an 8,000 square foot restaurant and a convenience market with 12 pumps. Access to the site is to be provided via a single (1) site- driveway along Route 11 (Martinsburg Pike). The project is to be built -out over a single transportation phase by the year 2008. Figure 1 is provided to illustrate the location of the proposed Clearbrook Properties with respect to the surrounding roadway network. Methodology The traffic impacts accompanying the Clearbrook Properties were obtained through a sequence of activities as the narratives that follow document: Assessment of background traffic including other planned projects in the study area, Calculation of trip generation for the proposed Clearbrook Properties, Distribution and assignment of the Clearbrook Properties development generated trips onto the completed roadway network, Analysis of capacity and level of service using the latest version of the highway capacity software, HCS -2000, for existing and future conditions. EXISTING CONDITIONS PHR +A conducted AM and PM peak hour manual turning movement counts at the intersection of Route 11 (Martinsburg Pike) /Hopewell Road/Brucetown Road. ADT (Average Daily Traffic) was established along each of the study area roadway links using a "k" factor (the ratio of PM peak hour traffic volumes to 24 -hour traffic volumes) of 9.4 based on the published Virginia Department of Transportation (VDOT) traffic count data. Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at the intersection of Route 11 (Martinsburg Pike) /Hopewell Road/Brucetown Road. Figure 3 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS -2000 levels of service worksheets are included in the Appendix section of this report. P A Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 1 Vicinity Map Clearbrook Properties in Frederick County, VA A Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 2 No Scale AM Peak Hour(PM Peak Hour) Ayeragelpaily Grips r Figure 2 Existing Traffic Conditions A Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 3 No Scale Site driveway Unsignalized Intersection grucetown Road j Denotes stop sign control Denotes two -way left turn lane Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) _PHRA r Figure 3 P Existing Lane Geometry and Levels of Service A Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 4 2008 BACKGROUND CONDITIONS Based upon the VDOT (Virginia Department of Transportation) historical average daily traffic data (between years 2001 and 2004) for Route 11 within the vicinity of the site, a growth rate of 2.7 was calculated. PHR +A, however, applied a conservative annual growth rate of four percent (4 per year to the existing traffic volumes along Route 11 and Hopewell Road (shown in Figure 2) to obtain 2008 base conditions. Figure 4 shows the 2008 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area network. Figure 5 shows the respective 2008 background lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of the Cl earbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 5 No Scale AM Peak Hour(PM Peak Hour) Average DailysTnps P r Figure 4 P 2008 Background Peak Hour Traffic Volumes A Traffic /mpac: Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 6 No Scale llopeiveORo Site- driveway a,„ Unsignalized Intersection CN Denotes stop sign control Denotes two -way left turn lane Denotes Unsignalized Critical Movement AM Peak Hour (PM Peak Hour) P r Figure 2008 Background Lane Geometry and Levels of Service A Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 7 Code Land Use Amount In AM Peak Hour Out Total PM Peak Hour In Out Total ADT 120 GA Heavy Industrial 100,000 SF 45 6 51 2 17 19 150 932 H -T Restaurant 8,000 SF 48 44 92 53 34 87 1,017 945 Gas Station w/ Mart 12 pumps 60 60 121 80 80 161 1,953 Total Proposed Development 153 111 264 136 131 267 3,121 TRIP GENERATION Using the 7th Edition of the Institute of Transportation Engineers' (FM) Trip Generation Report, PIIR +A has prepared Table 1 to summarize the trip generation for the proposed Clearbrook Properties. Table 1 Proposed Development: Clearbrook Properties Tri Generation Summary TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips, shown in Figure 6, was based upon local travel patterns for the roadway network surrounding the proposed Clearbrook Properties site. Figure 7 shows the respective development generated AM/PM peak hour trips and ADT assignments at the intersection of Route 11 (Martinsburg Pike) /Hopewell Road/Brucetown Road. 2008 BUILD -OUT CONDITIONS The Clearbrook Properties assigned trips (Figure 7) were added to the 2008 background traffic volumes (Figure 4) to obtain 2008 build -out conditions. Figure 8 shows the 2008 build -out ADT and AM/PM peak hour traffic volumes at the intersection of Route 11 (Martinsburg Pike)/Hopewell Road/Brucetown Road. Figure 9 shows the respective 2008 build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 8 P H I A Trip Distribution Percentages A Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 9 'Averag €DiitYaj ps Development Generated Trip Assignment A Tragic Impact Analysis of the Clearbrook Properties Project Number: 1 3957 -1 -0 October 13, 2005 Page 10 No Scale Site driveway (13)11 is., (118)100 Site drivewa (135-) (37 N 4 r 0 el elY a 70(53) �e 44(52) 61(58) Bruceto It3490k�,' Ro ad AM Peak Hour(PM Peak Hour) Ave ar ge Da liAilatL 8 2008 Build -Out Peak Hour Traffic Volumes A Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page I 1 No Scale xoPetvep Road Unsignalized Intersection Unsignalized Intersection Site driveway *03)B Signalizedl'. 'Suggested Intersection Improvements" LOS=C(C) Signalization NB EB 1 left -turn NOTE'Assumed 10 second yellowhed{ t clearance for: the eo tbound andr. westbound taieC bon 0arcount Denotes stop sign control A Denotes traffic signal control Denotes two -way left turn lane Denotes Unsignalized Critical Movement AM Peak Dour (PM Peak Hour) r Figure 9 2008 Build -Out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 12 CONCLUSION The traffic impacts associated with the proposed Clearbrook Properties are acceptable and manageable. Per the VDOT Road Design Manual, PHR +A also evaluated the need for turn lanes along Route 11 at the intersection of Route 11 (Martinsburg Pike) /Hopewell RoadBrucetown Road and Route 11 /site driveway. The following describes the recommended roadway improvements for each of the study area intersections (also shown in Figure 9 for build -out conditions): Route 11 /Hopewell RoadBrucetown Road: Signalization and one eastbound left turn lane will be required to maintain acceptable levels of service during 2008 build -out conditions. Also, one northbound left -turn lane is warranted per the VDOT Road Design Manual Route 11 /Site- Driveway: Per the VDOT Road Design Manual, one northbound left turn lane is warranted. A Traffic Impact Analysis of the Clearbrook Properties Project Number: 13957 -1 -0 October 13, 2005 Page 13 APPENDIX \1 HCS -2000 Worksheets TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHR +A Agency /Co. PHR +A Date Performed 2/13/2006 Analysis Time Period AM Peak Hour Intersection Rt 11 Site- Driveway Jurisdiction Frederick County, VA Analysis Year Build -out Conditions Project Description Clearbrook Properties East/West Street: Site- Driveway North /South Street: Route 11 Intersection Orientation: North -South Study Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 92 305 0 0 381 10 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 96 321 0 0 401 10 Percent Heavy Vehicles 7 7 Median Type Undivided RT Channelized 0 0 Lanes 1 1 0 0 1 0 Configuration L T TR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 0 0 0 5 0 46 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 0 0 5 0 48 Percent Heavy Vehicles 7 0 7 7 0 7 Percent Grade 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Length, and Level of Service pproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (vph) 96 53 C (m) (vph) 1121 562 /c 0.09 0.09 95% queue length 0.28 0.31 Control Delay 8.5 12.1 LOS A B pproach Delay 12.1 Approach LOS 8 Rights Reserved HCS2000TM Version 4. Id Copyright 02003 Unive Patton Harris Rust Associates, pc of Florida, All Rights Reserved Version 4.10 TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHR +A Agency /Co. PHR +A Date Performed 2/13/2006 Analysis Time Period PM Peak Hour Intersection Rt 11 Site Driveway Jurisdiction Frederick County, VA Analysis Year Build -out Conditions Project Description Clearbrook Properties East/West Street: Site- Driveway North /South Street: Route 11 Intersection Orientation: North -South Study Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 50 411 0 0 355 6 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 52 432 0 0 373 6 Percent Heavy Vehicles 7 7 Median Type Undivided RT Channelized 0 0 Lanes 1 1 0 0 1 0 Configuration L T TR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 0 0 0 5 0 49 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 0 0 5 0 51 Percent Heavy Vehicles 7 0 7 7 0 7 Percent Grade 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR v (vph) 52 56 C (m) (vph) 1153 590 v/c 0.05 0.09 95% queue length 0.14 0.31 Control Delay 8.3 11.7 LOS A 8 Approach Delay 11.7 Approach LOS 8 Rights Reserved HCS2000TM Version 4.Id Patton Harris Rust Associates, pc Copyright 0 2003 University of Florida, All Rights Reserved Version 4.1d TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHR +A Agency /Co. PHR +A Date Performed 2/13/2006 Analysis Time Period AM Peak Hour Intersection Rt 11 Hopewell Rd /Brucetown Jurisdiction Frederick County, VA Analysis Year Build -out Conditions Project Description C/earbrook Properties East/West Street: Hopewell Rd /Brucetown Rd. North /South Street: Route 11 Intersection Orientation: North -South Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 47 194 58 12 252 163 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 49 204 61 12 265 171 Percent Heavy Vehicles 7 7 Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 61 44 70 132 61 58 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 64 46 73 138 64 61 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LTR LTR LTR LTR v (vph) 49 12 183 263 C (m) (vph) 1098 1271 452 417 v/c 0.04 0.01 0.40 0.63 95% queue length 0.14 0.03 1.93 4.20 Control Delay 8.4 7.9 18.3 27.3 LOS A A C D Approach Delay 18.3 27.3 Approach LOS C D Rights Reserved HCS2OOOTN Version 4.Id Copyright m 2003 University of Florida. All Rights Reserved Patton Harris Rust Associates, pc Version 4.1d TWO -WAY STOP CONTROL SUMMARY General Information Site Information Analyst PHR +A Agency /Co. PHR +A Date Performed 2/13/2006 Analysis Time Period PM Peak Hour Intersection Rt 11 Hopewell Rd /Brucetown Jurisdiction Frederick County, VA Analysis Year Build -out Conditions Project Description Clearbrook Properties East/West Street: Hopewell Rd /Brucetown Rd. North /South Street: Route 11 Intersection Orientation: North -South Study Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 99 317 81 46 193 165 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 104 333 85 48 203 173 Percent Heavy Vehicles 7 7 Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 58 52 53 92 37 60 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 61 54 55 96 38 63 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LTR LTR LTR LTR v (vph) 104 48 170 197 C (m)(vph) 1156 1115 326 304 v/c 0.09 0.04 0.52 0.65 95% queue length 0.30 0.13 285 4.20 Control Delay 8.4 8.4 27.5 36.3 LOS A A D E Approach Delay 27.5 36.3 .Approach LOS D E Rights Reserved HCS2000Tm Version 4.Id Copyright m 2003 University of Florida, All Rights Reserved Patton Harris Rust Associates, pc Version 4.Id HCS2000 DETAILED REPORT General Information Site Information Analyst PHR +A Agency or Co. PHR +A Date Performed 2/13/2006 Time Period AM Peak Hour ntersection Rt. 11 Hopewell Rd /Brucetown Area Type All other areas Jurisdiction Frederick County, VA Analysis Year Build -out Conditions Project ID Clearbrook Properties Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, N 0 1 0 0 1 0 1 1 0 1 1 0 Lane group LTR LTR L LTR L TR Volume, V (vph) 132 61 58 61 44 70 47 194 58 12 252 163 Heavy vehicles, %HV 7 7 7 7 7 7 7 7 7 7 7 7 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, I 2.0 2.0 2.0 20 2.0 2.0 Extension of effective green, e 2.0 20 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 3 3 3 Unit extension, UE 3. 0 3.0 3.0 3.0 3.0 3.0 Filtering /metering, I 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Cl 0.0 0.0 0.0 0.0 0.0 0.0 Ped Bike RTOR volumes 0 15 0 15 0 15 0 30 Lane width 120 120 12.0 12.0 120 12.0 Parking Grade Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, N Buses stopping, N 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing EB Only WB Only 03 04 NS Perm 06 07 08 Timing G= 19.9 G= 16.0 G= G= G= 27.1 G= G= G= Y= 10 Y= 10 Y= Y= Y= 5 Y= Y= Y= Duration of Analysis, T 0.25 Cycle Length C 88.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted flow rate, v 248 168 49 249 13 405 Lane group capacity, c 381 303 152 532 272 518 v,tc ratio, X 0.65 0.55 0.32 0.47 0.05 0.78 Total green ratio, g/C 0.23 0.18 0.31 0.31 0.31 0.31 Uniform delay, d 30.9 327 23.4 24.6 21.4 27.8 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 Patton Harris Rust Associates, pc Delay calibration, k 0.23 0.15 0.11 0.11 all 0.33 Incremental delay, d 3.9 2.2 1.2 0.7 0.1 7.6 Initial queue delay, d Control delay 34.8 35.0 24.7 25.3 21.5 35.4 Lane group LOS C C C C C D Approach delay 34.8 35.0 25.2 35.0 Approach LOS C C C C Intersection delay 32.4 X 0.68 Intersection LOS C HCS2000 Copyright 2000 University of Florida. All Rights Reserved Patton Harris Rust Associates, pc Version 4.le HCS2000 DETAILED REPORT General Information Site Information Analyst PHR +A Agency or Co. PHR +A Date Performed 2/13/2006 Time Period PM Peak Hour Intersection Rt. 11 Hopewell Rd /Brucetown Area Type All other areas Jurisdiction Frederick County, VA Analysis Year Build -out Conditions Project ID Clearbrook Properties Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, N 0 1 0 0 1 0 1 1 0 1 1 0 Lane group LTR LTR L TR L TR Volume, V (vph) 92 37 60 58 52 53 99 317 81 46 195 168 Heavy vehicles, %HV 7 7 7 7 7 7 7 7 7 7 7 7 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, I 2.0 2.0 2.0 2.0 2.0 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 20 2.0 Arrival type, AT 3 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 Filtering /metering, I 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, R 0.0 0.0 0.0 0.0 0.0 0.0 Ped Bike RTOR volumes 0 0 0 0 0 0 0 0 Lane width 120 120 12.0 120 12.0 12.0 Parking Grade Parking N 5 N N 0 N N 0 N N 0 N Parking maneuvers, N Buses stopping, N 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing EB Only WB Only 03 04 NS Perm 06 07 08 Timing G= 19.0 G= 18.0 G= G= G= 28.0 G= G= G= Y= 10 Y= 10 Y= Y= Y= 5 Y= Y= Y= Duration of Analysis, T 0.25 Cycle Length C 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted flow rate, v 199 172 104 419 48 382 Lane group capacity, c 342 334 172 536 145 514 v/c ratio, X 0.58 0.51 0.60 0.78 0.33 0.74 Total green ratio, g/C 0.21 0.20 0.31 0.31 0.31 0.31 Uniform delay, d 31.9 32.1 26.3 28.2 23.8 27.8 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 Patton Harris Rust Associates, pc Delay calibration, k 0.17 0.12 0.19 0.33 0.11 0.30 Incremental delay, d 2.5 1.4 5.9 74 1.3 5.8 Initial queue delay, d Control delay 34.4 33.5 32.2 35.6 25.2 33.6 Lane group LOS C C C D C C Approach delay 34.4 33.5 34.9 32. Approach LOS C C C C I ntersection delay 33.9 X 0.65 Intersection LOS C HCS2000TM Copyright 2000 University of Florida, All Rights Reserved Patton Harris Rust Associates, pc Version 4.1 e APPENDIX HCS -2000 Work Sheets INTERSECTION CAPACITY ANALYSIS and LEVEL OF SERVICE The most current analysis methodologies used for evaluating the capacity of intersections were developed by the Transportation Research Board (TRB) in conjunction with the Federal Highway Administration (FHWA) and other members of the transportation profession. Manua This The is represented in TRB Special Report Number 209, Hi �hwa y Capacity l (HCM). Computerized methods for conducting these analyses were developed by FHWA; and are the methods used in this report. The following brief explanations of the methodologies are adapted from the HCM. UNSIGNALIZED INTERSECTIONS TWSC At an unsignalized two -way stop- controlled (TWSC) intersection, the major street has continuous right of way while the side street is controlled by a stop sign or yield sign. In operation, vehicles exiting the side street and crossing or turning into the main street flow must wait for "acceptable gaps" in the main street flow. The same is true of left turning traffic from the main street that must cross the opposing flow. The analysis takes into account the probability of a gap in the main street traffic. The probability is an d number o hysical t actors distance, turn ing s, etc.) and byccharacteristti gap characteristics of the modified by p y traffic flow (percentage trucks, buses, etc.). In the analysis in these reports, all default values suggested by the HCM were used unless additional information was available. These defaults include the estimated percentage of trucks (single unit and tractor trailer), buses and motorcycles. The level of service for TWSC intersections is determined only for individual movements not for the intersection as a whole. The total delay is defined as the total elapsed time from when a vehicle stops at the end of the queue until the vehicle departs from the stop line; this time includes the time required for the vehicle to travel from the last -in -queue position to the first -in- queue position. UNSIGNALIZED INTERSECTIONS AWSC At an unsignalized all -way stop controlled (AWSC) intersection, all directions are controlled by a stop sign. Operation of AWSC intersections requires that every vehicle stop at the intersection before proceeding. Since each driver is required to stop, the judgment as to whether to proceed into the intersection is a function of the traffic conditions on the other (opposing and conflicting) approaches. Therefore, a driver proceeds only after determining that there are no vehicles currently in the intersection and that it is safe to proceed. The analysis takes into account the problem of determining, under capacity conditions for a given approach, the factors that influence the rate at which vehicles can depart successfully from the STOP line. Traffic at other approaches, which increases potential conflict, translates directly into longer driver decision times and saturation headways. The saturation headways are also influenced by characteristics of the traffic flow (slow accelerating vehicles, left turns, etc.). In the analysis in this reports, all default values suggested by the HCM were used unless additional information was available. These defaults include the estimated percentage of trucks (single unit and tractor- trailer), buses and motorcycles. The level of service for AWSC intersections is determined only for individual movements not for the intersection as a whole. The total delay is defined as the total elapsed time from when a vehicle stops at the end of the queue until the vehicle departs from the stop line; this time includes the time required for the vehicle to travel from the last -in -queue position to the first -in- queue position. SIGNALIZED INTERSECTIONS The operation (and therefore the capacity) of a signalized intersection is complicated by the fact that the signal is allocating time between conflicting traffic movements movements that must use the same physical space. The analysis, therefore, must not only look at the physical geometry of the intersection, but the signal timing aspects as well. In the analysis of signalized intersections, two terms are important: volume to capacity ratio (v /c) and; average stopped delay (seconds per vehicle). The theoretical capacity is based on the physical geometry, the available green time (often expressed as G /C), and the traffic mix (e.g. trucks use more capacity than cars). The average stopped delay may be calculated from the v/c ratio, cycle length, quality of progression on the arterial and available green time on each approach. In this report all the default values recommended by the HCM are used unless other specific information is available (percentage of trucks, pedestrians, etc.). Existing signal timings are observed and used whenever possible. When future signals are being evaluated, an "optional" signal timing is calculated based on projected volumes. The level of service is based on the calculated average delay per vehicle for each approach and for the intersection as a whole. Based on extensive research studies, the maximum delay acceptable by the average driver is sixty seconds per vehicle at a signalized intersection. This is defined as the upper limit on the possible range of delay/level of service criteria. The following criteria describe the full range of level of service: LEVEL OF SERVICE DESCRIPTIONS FOR SIGNALIZED INTERSECTIONS Level of Service Description A B C D E F Level of Service A describes operations with very low delay, up to 10 sec per vehicle. This level of service occurs when progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. Level of Service B describes operations with delay greater than 10 and up to 20 sec per vehicle. This level generally occurs with good progression, short cycle lengths, or both. More vehicles stop than for LOS A, causing higher levels of average delay. Level Of Service C describes operations with delay greater than 20 and up to 35 sec per vehicle. These higher delays may result from fair progression, longer cycle lengths, or both. Individual cycle failures may begin to appear in this level. The number of vehicles stopping is significant at this level, though many still pass though the intersection without stopping. Level of Service D describes operations with delay greater than 35 and up to 55 sec per vehicle. At level D, the influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, longer cycle lengths, or high v/c ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable. Level of Service E describes operations with delay greater than 55 and up to 80 sec per vehicle. This level is considered by many agencies to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and high v/c ratios. Individual cycle failures are frequent occurrences. Level of Service F describes operations with delay in excess of 80 sec per vehicle. This level, considered to be unacceptable to most drivers, often occurs with over saturation, that is, when arrival flow rates exceed the capacity of the intersection. It may also occur at high v/c ratios below 1.0 with many individual cycle failures. Poor progression and cycle lengths may also be major contributing causes to such delay levels. TWO -WAY STOP CONTROL SUMMARY General Information Site Informatel Analyst PHR +A Agency/Co. PHR +A Date Performed 8/30/2005 Analysis Time Period AM Peak Hour Intersection Rt 11 Hopewell Rd /Brucetown Jurisdiction Frederick County, VA Analysis Year Existing Conditions Project Description Clearbrook Properties East/West Street: Hopewell Rd/Brucetown Rd. North /South Street: Route 11 Intersection Orientation: North -South Study Period hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 42 141 52 11 208 120 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 44 148 54 11 218 126 Percent Heavy Vehicles 7 7 Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 54 39 62 68 54 52 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 56 41 65 71 56 54 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR v (vph) 44 11 162 181 C (m) (vph) 1188 1341 529 507 v/c 0.04 0.01 0.31 0.36 95% queue length 0.12 0.02 1.29 1.60 Control Delay 8.1 7.7 14.8 16.0 LOS A A B C Approach Delay 14.8 16.0 Approach LOS B C Rights Reserved HCS2000TM Version 4.1d Copyright 2003 University of Florida, A11 Rights Reserved Patton Harris Rust Associates Version 4.1d TWO -WAY STOP CONTROL SUMMARY General Information Site Informal. Analyst PHR +A gency /Co. PHR +A Date Performed 8/30/2005 nalysis Time Period PM Peak Hour Intersection Rt 11 Hopewell Rd /Brucetown Jurisdiction Frederick County, VA Analysis Year Existing Conditions Project Description Ctearbtook Properties East/West Street: Hopewell Rd/Brucetown Rd. North /South Street: Route 11 Intersection Orientation: North -South Study Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L 7 R Volume 88 264 72 41 155 120 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 92 277 75 43 163 126 Percent Heavy Vehicles 7 7 Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 52 46 47 54 33 53 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 54 48 49 56 34 55 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR v (vph) 92 43 151 145 C (m) (vph) 1245 1180 398 403 v/c 0.07 0.04 0.38 0.36 95% queue length 0.24 0.11 1.74 1.61 Control Delay 8.1 8.2 19.5 18.9 LOS A A C C Approach Delay 19.5 18.9 Approach LOS C C Rights Reserved HC53000TM Version 4.1d Copyright O 2003 University of Florida, All Rights Reserved Patton Harris Rust Associates Version 4.1d TWO -WAY STOP CONTROL SUMMARY General Information Site Informatice Analyst P +A Agency /Co. PHR +A Date Performed 8/30/2005 Analysis Time Period AM Peak Hour Intersection Rt 11 Hopewell Rd /Brucetown Jurisdiction Frederick County, VA Analysis Year Background Conditions Project Description Clearbrook Properties EastfWest Street: Hopewell Rd/Brucetown Rd. North /South Street: Route 11 Intersection Orientation: North -South Study Period hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 47 159 58 12 234 135 Peak -Hour Factor, PHF 0.95 0.95 0.95 a95 0.95 0.95 Hourly Flow Rate, HFR 49 167 61 12 246 142 Percent Heavy Vehicles 7 7 Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 61 44 70 76 61 58 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 64 46 73 80 64 61 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (vph) 49 12 183 205 C (m) (vph) 1144 1311 486 470 0.04 0.01 0.38 0.44 95% queue length 0.13 0.03 1.73 2.18 Control Delay 8.3 7.8 16.8 18.5 LOS A A C C pproach Delay 16.8 18.5 pproach LOS C C Rights Reserved HC$2o00TM Version 4.1d Copyright m 2003 University of Florida, All Rights Reserved Patton Harris Rust Associates Version 4.ld TWO -WAY STOP CONTROL SUMMARY General Information Site Informal. Analyst PHR +A Agency /Co. PHR +A Date Performed 8/30/2005 Analysis Time Period PM Peak Hour Intersection Rt 11 Hopewell Rd /Brucetown Jurisdiction Frederick County, VA Analysis Year Background Conditions Project Description Clearbrook Properties EasvWest Street: Hopewell Rd/Brucetown Rd. North /South Street: Route 11 Intersection Orientation: North -South Study Period hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 99 297 81 46 174 135 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 104 312 85 48 183 142 Percent Heavy Vehicles 7 7 Median Type Two Way Left Tum Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R olume 58 52 53 61 37 60 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 61 54 55 64 38 63 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service pproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (vph) 104 48 170 165 C (m) (vph) 1207 1135 354 355 c 0.09 0.04 0.48 0.46 95% queue length 0.28 0.13 2.50 2.37 Control Delay 8.3 8.3 24.2 23.6 LOS A A C C pproach Delay 24.2 23.6 pproach LOS C C Rights Reserved HCS2000TM Version 4.1d Copyright C 2003 University of Florida, All Rights Reserved Patton Harris Rust Associates Version 4.1d TWO -WAY STOP CONTROL SUMMARY General Information Site Informal, Analyst PHR +A Agency /Co. PHR +A Date Performed 8/30/2005 Analysis Time Period AM Peak Hour Intersection Rt 11 Hopewell Rd /Brucetown Jurisdiction Frederick County, VA Analysis Year Build -out Conditions Project Description Clearbrook Properties EastNVest Street: Hopewell Rd /Brucetown Rd. North /South Street: Route 11 Intersection Orientation: North -South Study Period hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 47 212 58 12 273 196 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Row Rate, HFR 49 223 61 12 287 206 Percent Heavy Vehicles 7 7 Median Type Two Way Left Tum Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 61 44 70 161 61 58 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 64 46 73 169 64 61 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR v (vph) 49 12 183 294 C (m)(vph) 1045 1250 428 391 v/c 0.05 0.01 0.43 0.75 95% queue length 0.15 0.03 2.10 6.06 Control Delay 8.6 7.9 19.5 37.3 LOS A A C E Approach Delay 19.5 37.3 Approach LOS C E Rights Reserved HCS2000TM Version 4.1d Copyright 2003 University of Florida, All Rights Reserved Patton Harris Rust Associates Version 4.1d TWO -WAY STOP CONTROL SUMMARY General Information Site Informal. Analyst PHR +A Agency /Co. PHR +A Date Performed 8/30/2005 Analysis Time Period PM Peak Hour Intersection Rt 11 Hopewell Rd /Brucetown Jurisdiction Frederick County, VA Analysis Year Build -out Conditions Project Description Clearbrook Properties East/West Street: Hopewell Rd /Brucetown Rd. North /South Street: Route 11 Intersection Orientation: North -South Study Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 99 345 81 46 220 207 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 104 363 85 48 231 217 Percent Heavy Vehicles 7 7 Median Type Two Way Leff Tum Lane RT Channelized 0 0 Lanes 1 1 0 1 1 0 Configuration L TR L TR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 58 52 53 135 37 60 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 61 54 55 142 38 63 Percent Heavy Vehicles 7 7 7 7 7 7 Percent Grade 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR v (vph) 104 48 170 243 C (m) (vph) 1086 1086 307 272 v/c 0.10 0.04 0.55 0.89 95% queue length 0.32 0.14 3.15 7.90 Control Delay 8.7 8.5 30.4 71.0 LOS A A D F Approach Delay 30.4 71.0 Approach LOS D F Rights Reserved HCS2000TM Version 4.1d Copyright ©2003 University or Florida, All Rights Reserved Patton Harris Rust Associates Version 4.1d HCS2000'" DETAILED REPORT General Information Site Informatio Analyst PHR +A Agency or Co. PHR +A Date Performed 8/30/2005 Time Period AM Peak Hour Intersection 11 Hopewell Rd /Brucetown Area Type All other areas Jurisdiction Frederick County, VA Analysis Year Build -out Conditions Project ID Clearbrook Properties Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, N 1 1 0 0 1 0 1 1 0 0 1 0 Lane group L TR LTR L TR LTR Volume, V (vph) 161 61 58 61 44 70 47 212 58 12 273 196 Heavy vehicles, %HV 7 7 7 7 7 7 7 7 7 7 7 7 Peak-hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, 1 2.0 2.0 2.0 2.0 2.0 2.0 Extension of effective green, e 2.0 2.0 2.0 20 2.0 2.0 Arrival type, AT 3 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 Filtering /metering, I 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Q 0.0 0.0 0.0 0.0 0.0 0.0 Ped Bike RTOR volumes 0 0 0 0 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 Parking Grade Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, N Buses stopping, N 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing EB Only WB Only 03 04 NS Perm 06 07 08 Timing G= 16.5 G= 15.0 G= G= G= 33.5 G= G= G= Y= 10 Y= 10 Y= Y= Y= 5 Y= Y= Y Duration of Analysis, T 0.25 Cycle Length, C 90.0 Lane Group Capacity, Control Delay and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted flow rate, v 169 125 184 49 284 506 Lane group capacity, c 309 302 275 209 639 618 v/c ratio, X 0.55 0.41 0.67 0.23 0.44 0.82 Total green ratio, g/C 0.18 0.18 0.17 0.37 0.37 0.37 Uniform delay, d 33.4 32.5 35.2 19.4 21.3 25.5 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 Delay calibration, k 0.15 0.11 0.24 0.11 0.11 0.36 Incremental delay, d 2.0 0.9 6.1 0.6 0.5 8.5 Patton Harris Rust Associates Initial queue delay, d Control delay 35.4 .4 41.3 20� 21.7 34.1 C Lane group LOS D C D C C Approach delay 34.5 41.3 21 5 34.1 Approach LOS C D C C Intersection delay 32.0 X 0.71 Intersection LOS C HCS2000 Copyright 2000 University of Florida. All Rights Reserved Patton Harris Rust Associates erston a. HCS2000 DETAILED REPORT General Information Site Informatio Analyst PHR +A Agency or Co. PHR +A Date Performed 8/30/2005 Time Period PM Peak Hour M.11 Hopewell Intersection Rd /Brucetown Area Type All other areas Jurisdiction Frederick County, VA Analysis Year Build -out Conditions Project ID Clearbrook Properties Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, N 1 1 0 0 1 0 1 1 0 0 1 0 Lane group L TR LTR L TR LTR Volume, V (vph) 135 37 60 58 52 53 99 345 81 46 220 207 Heavy vehicles, %HV 7 7 7 7 7 7 7 7 7 7 7 7 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start -up lost time, 1 2.0 2.0 2.0 20 20 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 20 2.0 Arrival type, AT 3 3 3 3 3 3 Unit extension, UE 3. 0 3.0 3.0 3.0 3.0 3.0 Filtering /metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Q 0.0 0.0 0.0 0.0 0.0 0.0 Ped Bike RTOR volumes 0 0 0 0 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 Parking Grade Parking N 5 N N 0 N N 0 N N 0 N Parking maneuvers, N Buses stopping, N 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing EB Only WB Only 03 04 NS Perm 06 07 08 Timing G= 12.0 G= 15.0 G= G= G= 38.0 G= G= G= Y= 10 Y= 10 Y= Y= Y= 5 Y= Y= Y= Duration of Analysis, T 0.25 Cycle Length C 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted flow rate, v 142 102 172 104 448 498 Lane group capacity, c 219 209 278 281 728 592 v/c ratio, X 0.65 0.49 0.62 0.37 0.62 0.84 Total green ratio, g/C 0.13 0.13 0.17 0.42 0.42 0.42 Uniform delay, d 37.0 36.2 34.8 17.8 20.3 23.3 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 Delay calibration, k 0.23 0.11 0.20 0.11 0.20 0.38 Incremental delay, d 6.6 1.8 4.2 0.8 1.6 10.6 Patton Harris Rust Associates Initial queue delay, d Control delay 43.6 7.9 39.0 1• 21.9 33.9 Lane group LOS 0 D D 8 C C Approach delay 41.2 39.0 21 3 33.9 Approach LOS D D C C Intersection delay 30.9 X 0.75 Intersection LOS C HC Copyright C 2000 University of Florida, All Rights Reserved Patton Harris Rust Associates Version 4.1e General information Intersection Orientation: North -South TWO -WAY STOP CONTROL SUMMARY Analyst Agency /Co. Date Performed Analysis Time Period PHR +A PHR +A 8/30/2005 AM Peak Hour Site Informatio. Intersection Jurisdiction Analysis Year Rt 11 Site- Driveway Frederick County, VA Build -out Conditions Project Description Clearbrook Properties East/West Street: Site- Driveway North /South Street: Route 11 Study Period hrs): 0.25 Vehicle Volumes and Adjustments Major Street Movement Volume Peak -Hour Factor, PHF Hourly Flow Rate, HFR Percent Heavy Vehicles Median Type RT Channelized Lanes Configuration Upstream Signal Northbound 1 L 138 0.95 145 7 1 L 2 T 305 0.95 321 0 3 R 0 0.95 0 Southbound 4 L 0 0.95 0 7 5 T 381 0.95 401 0 1 0 0 1 T 0 6 R 15 0.95 15 Undivided 0 0 TR Minor Street Movement Volume Peak -Hour Factor, PHF Hourly Flow Rate, HFR Percent Heavy Vehicles Percent Grade Flared Approach Storage RT Channelized Lanes Configuration Westbound 7 L 0 0.95 0 7 0 8 T 0 0.95 0 0 N 0 0 9 R 0 0.95 0 7 0 0 0 10 L 11 0.95 11 7 0 0 Eastbound 11 T 0 0.95 0 LR 12 R 100 0.95 105 0 7 N 0 0 0 0 Delay, Queue Length, and Level of Service Approach Movement Lane Configuration v (vph) C (m) (vph) v/c 95% queue length Control Delay LOS Approach Delay Approach LOS NB 1 L 145 1117 0.13 0.45 8.7 A SB 4 Westbound 7 8 9 Eastbound 10 11 LR 116 540 0.21 0.81 13.5 B 12 8 13.5 Rights Reserved HCS2000TM Version 4.1d Copyright 2003 University of Florida, All Rights Reserved Patton Harris Rust Associates Version 4.Id general Information PHR +A PHR +A 8/30/2005 PM Peak Hour Analyst Agency /Co. Date Performed Analysis Time Period Project Description Clearbrook Properties East/West Street: Site Driveway Intersection Orientation: North -South Vehicle Volumes and Adjustments Major Street Movement Volume Peak -Hour Factor, PHF Hourly Flow Rate, HFR Percent Heavy Vehicles Median Type RT Channelized Lanes Configuration Upstream Signal Northbound 1 L 122 0.95 128 7 2 T 411 0.95 432 3 R 0 0.95 0 4 L 0 0.95 0 Southbound 5 T 355 0.95 373 6 R 14 0.95 14 7 0 0 1 1 0 0 L T TR Minor Street Movement Volume Peak -Hour Factor, PHF Hourly Flow Rate, HFR Percent Heavy Vehicles Percent Grade Flared Approach Storage RT Channelized Lanes Configuration Westbound 7 L 0 0.95 0 7 8 T 0 0.95 0 0 N 0 0 0 9 R 0 0.95 0 7 0 0 0 10 L 13 0.95 13 11 T 0 0.95 0 N 0 0 0 LR 12 R 118 0.95 124 7 0 7 0 0 0 ice SB 4 Westbound 7 8 9 Eastbound 10 11 LR 137 548 0.25 0.98 13.7 8 12 13.7 8 ue Length, and Level of Sery Rights Reserved HCS2000TM Version 4.1d 1 B 8 1 45 11 38 8 .5 A TWO -WAY STOP GUN 1 KUL butvuviMn Site Informatio Intersection Jurisdiction Analysis Year North /South Street: Route 11 Study Period (hrs): 0.25 Rt 11 Site Driveway Frederick County, VA Build -out Conditions Undivided 0 10 Eastbound Copyright 2003 University of Florida. All Rights Reserved Patton Harris Rust Associates Version 4.1d I' Approach Movement I Lane Configuration 1: v (vph) 1 C (m) (vph) 0. v/c length 0. 95% queue Delay Control LOS Delay Approach Approach LOS general Information PHR +A PHR +A 8/30/2005 PM Peak Hour Analyst Agency /Co. Date Performed Analysis Time Period Project Description Clearbrook Properties East/West Street: Site Driveway Intersection Orientation: North -South Vehicle Volumes and Adjustments Major Street Movement Volume Peak -Hour Factor, PHF Hourly Flow Rate, HFR Percent Heavy Vehicles Median Type RT Channelized Lanes Configuration Upstream Signal Northbound 1 L 122 0.95 128 7 2 T 411 0.95 432 3 R 0 0.95 0 4 L 0 0.95 0 Southbound 5 T 355 0.95 373 6 R 14 0.95 14 7 0 0 1 1 0 0 L T TR Minor Street Movement Volume Peak -Hour Factor, PHF Hourly Flow Rate, HFR Percent Heavy Vehicles Percent Grade Flared Approach Storage RT Channelized Lanes Configuration Westbound 7 L 0 0.95 0 7 8 T 0 0.95 0 0 N 0 0 0 9 R 0 0.95 0 7 0 0 0 10 L 13 0.95 13 11 T 0 0.95 0 N 0 0 0 LR 12 R 118 0.95 124 7 0 7 0 0 0 ice SB 4 Westbound 7 8 9 Eastbound 10 11 LR 137 548 0.25 0.98 13.7 8 12 13.7 8 ue Length, and Level of Sery Rights Reserved HCS2000TM Version 4.1d 1 B 8 1 45 11 38 8 .5 A TWO -WAY STOP GUN 1 KUL butvuviMn Site Informatio Intersection Jurisdiction Analysis Year North /South Street: Route 11 Study Period (hrs): 0.25 Rt 11 Site Driveway Frederick County, VA Build -out Conditions Undivided 0 10 Eastbound Copyright 2003 University of Florida. All Rights Reserved Patton Harris Rust Associates Version 4.1d Traffic Counts Intersection: E -W: N -S: Location 15 Minute Period Begining 7:00 7:15 7:30 7:45 8:00 8:15 8:30 8:45 9:00 9:15 9:30 9:45 AM. Total 16:00 16:15 16:30 16:45 17:00 17:15 17:30 17:45 18:00 18:15 18:30 18:45 P.M. Total 1 Hour Period Begining 7:00 7:15 7:30 7:45 8:00 8:15 8:30 8:45 9:00 16:00 16:15 16:30 16:45 17:00 17:15 17:30 17:45 18:00 1 Hour Period Begining 7:00 A.M. Peak 16:15 P.M. Peak Hopewell RoadiBrucetown Roa� Route 11 Clearbrook, VA Weather Count By Count Date Dry SD 8/29/2005 e Name put By SD EB: Hopewell Road Left Thru Right Total 23 18 17 58 16 15 22 53 16 11 8 35 13 10 5 28 11 8 4 23 9 12 10 31 14 9 22 45 10 7 18 35 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 112 90 106 308 18 17 14 10 13 11 14 13 0 0 0 0 1 1 5 34 12 40 12 34 16 32 13 34 9 27 14 36 10 31 0 0 0 0 0 0 0 0 110 67 91 268 EB: Hopewell Road Left Thru Right Total 68 54 52 56 44 39 49 41 27 47 39 41 44 36 54 33 28 50 24 16 40 10 7 18 0 0 0 174 139 117 127 134 111 80 35 0 59 54 48 48 51 38 27 13 0 36 33 29 29 31 23 16 8 0 45 53 50 52 46 33 24 10 0 140 140 127 129 128 94 67 31 0 EB: Hopewell Road Left Thru Right Total 68 54 52 174 PHF 0.75 54 33 53 140 PHF 0.88 WB: Brucetawn Road Left Thru Right Total 22 13 19 54 14 8 16 38 6 11 14 31 12 7 13 32 15 8 18 41 9 5 11 25 7 11 6 24 3 16 5 0 0 0 0 8 0 0 0 0 0 0 0 0 0 0 0 0 90 71 100 261 12 9 13 34 14 10 17 41 14 11 8 33 8 11 9 28 16 14 13 43 10 9 10 29 8 7 6 21 7 5 5 17 0 D 0 0 0 0 0 0 0 0 0 0 0 0 0 0 89 76 81 246 W13: Brucetown Road Left Thru Right Total 54 39 62 155 47 34 61 142 42 31 56 129 43 31 48 122 36 32 38 106 21 24 20 65 12 19 9 40 5 8 3 16 0 0 0 0 48 41 47 136 52 46 47 145 48 45 40 133 42 41 38 121 41 35 34 110 25 21 21 67 15 12 11 38 7 5 5 17 0 0 0 0 WB: Brucetown Road Left Thru Right Total 54 39 62 155 PHP 0.72 52 46 47 145 PHF 0.84 N13: Route 11 Left Thru Right Total 12 41 16 69 17 39 15 71 5 30 9 44 8 31 12 51 13 29 17 59 11 26 13 50 12 29 9 50 15 34 12 61 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 93 259 103 455 17 58 16 91 21 61 14 96 19 76 17 112 26 69 19 114 22 58 22 102 25 53 26 104 19 57 21 97 22 52 23 97 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 171 484 158 813 NB: Route 11 Left Thru Right Total 42 141 52 235 43 129 53 225 37 116 51 204 44 115 51 210 51 118 51 220 38 89 34 161 27 63 21 111 15 34 12 61 0 0 0 0 83 264 88 264 92 256 92 237 88 220 66 162 41 109 22 52 0 0 66 413 72 424 84 432 88 417 92 400 70 298 194 97 44 23 0 0 NB: Left Route 11 Thru Right Total 42 141 52 235 PHF 0.83 88 264 72 424 PHF 0.93 SB: Route 11 Left Thru Right Total 5 59 38 102 1 53 27 81 3 55 31 89 2 41 24 67 6 42 32 80 6 33 25 64 40 15 59 37 17 59 4 5 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 32 360 209 601 6 3 B 3 9 3 14 3 10 4 8 3 8 3 10 3 0 0 0 0 12 50 21 68 37 80 33 84 29 84 30 74 23 63 26 71 0 0 0 0 0 0 0 0 73 290 211 574 SB: Route 11 Left Thru Right Total 2 208 191 171 156 152 110 77 37 0 120 339 114 317 112 300 96 270 89 262 57 182 32 118 17 59 0 0 N,S E 37 142 41 155 41 152 40 150 36 148 26 103 18 67 10 35 0 0 103 282 120 316 129 322 115 305 108 292 79 208 49 134 26 71 0 0 SB: Route 11 Left Thru Right Total 283 2443 99 78 203 70 78 171 0 0 0 0 11 208 120 339 PHF 0.83 41 155 120 316 PHF 0.94 625 209 245 259 258 263 234 217 216 0 0 0 0 901 11.S E& 903 823 750 729 722 519 349 171 0 971 025 014 972 930 667 433 216 0 N,S E& 903 0.80 025 0.97 15 Min Period Begining 7:00 7:15 7:30 7:45 8:00 8:15 8:30 8:45 9:00 9:15 9:30 9:45 M. Total 16:00 16:15 16:30 16:45 17:00 17:15 17:30 17:45 18:00 18:15 18:30 18;45 P.M. Total 1 Hour Period Begining 7:00 7:15 7:30 7:45 8:00 8:15 8:30 8:45 9:00 16:00 16:15 16:30 16:45 17:00 17:15 17:30 11:45 18:00 1 Hour Period Begining 7:00 A.M. Peak 6:15 P.M. Peak Intersection: E -W: N -S: Location A.M. PEAK HOUR 7:00- 8:00 Hopewell Road 201 (21%) 174 PM PEAK HOUR 16:15 17:15 4-- 254 (19 54 140 33 53 Hopewell Road Distribution To/From Percent East 14.63% West 19.99% North 33.50% South 31.88* 100% Hopewell Road/Brucetown Road Route 11 Clearbrook, VA Route 11 68 54 52 1 120 208 11 JIL 1 r 42 141 52 3141 (30%) 235 Route 11 260 1 (33 1 339 (34 1 316 (33 1 365 11 r 88 264 72 4241 Weather Count By Count Date 1 271 Route 11 Route 11 Dry SD 8292005 L— 47 46 145 52 04 146 Brucetown Road t 62 39 155 r— 54 (15 117 1 0 155 41 J 1 L Brucetown Road File Name] 1/0/1900 Input By SD Impact Statement For consideration of Rezoning the lands for the Clearbrook Business Center Stonewall Magisterial District Frederick County, Virginia November 1, 2005 Tax Map Numbers 33- (A) -122A 33 -(A) -123 Total Area: 16.886 acres Owner: R J Land Development, LLC 1631 Redbud Road Winchester, VA 22603 (540) 974 -6768 Contact: Gary R. Oates, LS -B, PE GreyWolfe, Inc. 1073 Redbud Road Winchester, VA 22603 (540) 667 -2001 ofc (540) 545 -4001 fax Introduction The site is located between Interstate 81 and Martinsburg Pike (US Route 11) about 2,000' north of exit 321 in Clearbrook, VA. The site has been used for several rental mobile homes and structures in the past. The current is seeking a change in zoning from RA to B -3 to create a business park that is consistent with the Frederick County Comprehensive Plan. Existing Conditions The applicant has removed all but one rental trailer and has removed several loads of trash and debris. The majority of the property is now a hayfield and a topsoil stockpile located in the center of the site. There are two large box culverts under Interstate 81 that were installed as access to a landlocked parcel on the west side of the Interstate. The applicant will continue to grant access to those neighbors access from Route 11. Comprehensive Planning The site is intended to be zoned to business /commercial per the comprehensive plan and public water and sewer is available at the site. The benefit to Frederick County by approving this rezoning will be a positive economic impact and employment opportunities for our citizens. Proposed Development The applicant plans to remove all buildings. The site will be graded, landscaped, and a commercial entrance installed that will meet current regulations. There are not any tenants for the property; therefore, the traffic and fiscal impacts will assume a gas station with food mart not to exceed twelve (12) pumps, an 8,000 sf restaurant, and 100,000 sf of heavy industrial use with associated parking. Physical Impacts Surrounding Properties Clearbrook Business Center Rezoning 1 The site is not located near any 100 year flood plains. Furthermore, there are not any woodlands or noteworthy landscaping on site to preserve. The site is bounded by Route 11 to the east and Interstate 81 to the west. The southern properties are a large comfield and a residence. The northern parcel is a residence on -14 acres. All parcels are intended to become commercial as indicated by the Comprehensive Plan. Traffic Impact and Analysis See attached report by PHR &A. Sewer Conveyance and Treatment The FCSA has a 6" sewer force main along Route 11. This commercial development is expected to generate 500 gallons /day /acre for a total of 8,489 gpd. The applicant will build a sewer pump station to be dedicated to the FCSA. The pump station's holding capacity will be designed to handle a 50,000 gpd so that additional pumps can be installed in the future to accommodate neighboring parcels. Water Supply The FCSA has a 12" water main along Route 11. This development is expected to generate 1000 gallons /day /acre for a total of 16,978 gpd. Drainage Na'r CURRENT The site currently drains from Interstate 81 to the east. This development will adhere to the Frederick County Ordinance and to the guidelines set forth by the Department of Public Works for stormwater management and quality. Solid Waste Disposal The solid waste will be transferred to the Frederick County Landfill Facility by licensed commercial carriers. Historical Impact There are no historically significant structures or features present. Educational Impact This development will not create additional students for the schools. Police, Fire, and Rescue Impact The development will increase the burden on fire and rescue. The applicant is offering a proffer of $0.05 per building square directly to the Clearbrook Volunteer Fire Department and also $0.05 per building square to the County for fire and rescue services. Parks Recreation Impact The only impact to the Parks might some of the businesses signing up for shelters for company picnics. This development is not expected to increase population; therefore, no measurable impacts are predicted. 2 INTERSTATE 81 VRIABLE WIDTH R.O. W. SQUARE BOLT DB 284, PG 76 AT BASE OF LOCUST TREE N 26 °07'23 "E 953.31' —O z 33- (A) -114A R J MSD INVESTMENTS, LLC #030016289 ZONED: RA m USE: AGR, 0 t34 ACRES S 28 °45'00" W 547.72' O POST 5 /s "IRF 33-(A)-122 I M. HARRIS STEIN, JR DB 574, PG 72 Po on I ZONED: RA `D USE: RES. ±S AC. 1 O —O 75.00' I N63 °53'01 "W N26 z m o on m o 5 /a "IRF 33 -(A) -123 DEVELOPMENT, #030022368 ZONED: RA USE: AGR. 14.278 ACRES p�� 156.24' O z ci, o o 73.26' °06'59 "E C -1 5 /a 'IRF LLC 33- (A) -122A R J DEVELOPMENT, LLC #050002818 ZONED: RA POST USE: AGR. 2.608 ACRES Z w ti %'IRF C -2 33 -(A) -125 MOHEBATULLAH VAHIDI #050012825 ZONED: RA USE: AGR. t14 ACRES n m A ,o O 5 /a'IRFAT S 65° E -0.60' FROM R.O.W. ROUTE 11 MARTINSBURG PIKE 1750' TO RT 671 80' R.O. W CEDAR HILL RD. LEGEND AGR AGRICULTURE 200' 0' 200' RES RESIDENTIAL R. O. W. RIGHT OF WAY GRAPHIC SCALE O PROPERTY CORNER FOUND CURVE TABLE RADIUS LENGTH DELTA TANGENT BEARING CHORD C -1 11,499.16 150.042' 00° 44' 51" 75.02' S 26 °48'05" W 150.04' C -2 11,499,16 400.513' 01° 59' 44" 200.28' 5 28 °10'23" W 400.49' NOTES 1. A FIELD SURVEY WAS PERFORMED BY GREYWOLFE, INC. IN APRIL OF 2005. 2, THE BASIS OF MERIDIAN IS BASED UPON SURVEY RECORDED AT DEED BOOK 567 ON PAGE 557. 3. A TITLE REPORT HAS NOT BEEN FURNISHED; THEREFORE, OTHER EASEMENTS OR ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN ON THIS PLAT. 4. THESE PARCELS ARE LOCATED ON FIRM. COMMUNITY PANEL No. 510063 0075 8 IN FLOOD ZONE 'C' AREAS OF MINIMAL FLOODING. WAS O D TO CPEP 0008 BA DTTCT rNLlD1 TAICTDI /MEAIT nCnnl n414 5. A PORTION OF PnR��L 33-(A)-123 vv.,� Cv LTH Op o, 1 U GARY R. OATES v No. 002331 '9 o SURVt FINAL PLAT OF A BOUNDARY SURVEY FOR THE LANDS OF R J LAND DEVELOPMENT, LLC STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA �,7 1073 Redbud Road GreyWoife, Inc, Winchester, VA 22603 Land Surveying and Consulting GreyWolfelnc@aol.com 540 -545 -4001 FAX FILE NO: 0119 DATE: OCTOBER 3, 2005 SCALE: 1" 200' I SHEET 1 OF 1 I If: p N FOWLER GIIMPIN COY NE PA' PAN, Y.C. fta m y.eat law Wicheeatr, Wirer, U5000281 TIM Dom, made this 9th day of February, 2005, by and between Linde J. VOSOUS (formerly Linda J. Belford), of the one part, hereinafter called the Grantor, and Jt J LAND REagAingthr it Virginia limited liability company, of the other part, hereinafter called the Grantee. WITNESSETH That for and in consideration of the sum of Ten Dollars (510.00) and other valuable consideration, the receipt of which is hereby acknowledged, the Grantor does grant, bargain, sell, and convey, with General Warranty of Title, unto the Grantee, in fee simple, the following described real estate, to-wit: All of that certain tract or parcel of land, with improvements and appurtenances thereunto belonging, lying and being situate on the west side of U.S. Highway 11, near Clearhrook in Stonewall Magisterial District, Frederick County, Virginia, containing 2.608 acres, more or leas, and more particularly described by survey of H. Bruce: Edens, C.L.S., dated October 13, 1983, attached to the hereinafter referenced deed; and being the same property conveyed to Linda J. Belford (now Linda J. Vorous) by deed, dated March 15,1984, from Ray E. Belford and Linda J. Belford, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 573, at Page 652. (TIN: 33- A- 122-A) Reference is hers made to the aforesaid instruments and the attachments and the references therein contained for a further and more particular description of the property hereby conveyed. This conveyance is made subject to any and all easements, rights of way, restrictions, and reservations contained mealy recorded deeds, plats, and other instrnn ants constituting constructive notice in the chain of title, which have not expired by a time limitation contained therein or have otherwise become ineffective, and to natters visible upon inspection. WITNESS the following signature and seal: 0 0 0 �L17447 (SEAL) L A J. VOROUS FOWLER, GRIFFIN, COYNE, COYNE, PATTON, P.C. Attorneys at Law Winchester, Virginia 030022368 THIS DEED, made and dated this 290t day of SrSernGetr,2003, between JUNIOR L. DOfYIER, party of the first part, hereinafter called the Grantor, and JEFFREY G. JENKINS and ROSANNA M. JENKINS husband and wife, parties of the second part, hereinafter called the Grantees. WITNESSETH: That in consideration of Ten Dollars ($10.00) and other valuable consideration, the receipt of which is hereby acknowledged, the Grantor does grant with General Warranty and English Covenants of Title, unto the Grantees, as tenants by the entirety with survivorship as at common law, together with the improvements thereon and the appurtenances thereunto belonging, the following described real estate, to -wit: All of that certain tract or parcel of land, together with improvements thereon and the appurtenances thereunto belonging, in Stonewall District, Frederick County, Virginia, north of Winchester on U.S. Route 11, containing 36.72 acres, more or less; and being the same property conveyed to Junior L. Domer by deed, dted December 6, 1998, from Charles H. Harbaugh, Jr., et Inc, of record in the Clerk's Office ofthe Circuit Court of Frederick County, Virginia, in Deed Book 700, at Page 218. (TIN: 33 -A -123) Reference is here made to the aforesaid instruments and the attachments and the references therein contained for a further and more particular description of the property hereby conveyed. This conveyance is made subject to any and all easements, rights of way, restrictions, and reservations contained in duly recorded deeds, plats, and other instruments constituting constructive notice hi the chain of title, which have not expired by a time limitation contained therein or have otherwise become ineffective, and to matters visible upon inspection. FOWLER, GRIFFIN, COYNE, COYNE, PATTON, P.C. Attorneys at Law Winchester, Virginia WITNESS the following signature and seal: TOR L. DOMER COMMONWEALTH OF VIRGINIA, AT LARGE, crryn -ounty of F ror i er i c f to -wit: The foregoing instrument was acknowledged before me this 29Th day. of September, 2003, by Junior L. Domer. My commission expires 09/3 0 0 c( it Notary Public: r n J V'^UIK'.'t: t C Si- �T SCt. Tr Is in:Murtettt elwriting =was produtxvi to me on d with certificate of acknowledgement ther .n annexed was admitted to record. T imposed by Sec. 58.1 -802 of colld and 58.1 -801 have been paid, if assessable f _2? -a. *Clerk 0 m 0 CD (SEAL) PiA rn CO 0 0 3 3 0 3 0 41 0 m 7J 0 M 9 a (r. 0 0 0 9 9 N 0) 0 A 0) N N CO 0 0 (n N "0 0 D w r 2 0 0 rh -i 0 0 0 fit 0) 0) w A r 69 H. N 9 00 0 CO 0 00 0 W N A H C3 0 0 w 0 N 0 0 O U 0) w 0.z z a W 9 3 z 3 0 0 W 0 O 3• O N 0 N zi 6 0 0 O O CO a•• z Z C- v.. m Drn D 00• O 0 v o O rtD M o r m RI H. O r O r va rn z m 0 H N 7 3 0 0 r0 0.7 1 01 W O 0 0 0 0 O 0 0 0 W 0 0) C Z A 1 3 N 0 0 .ao 0 0 0) rh 0 e3 Jh (0 z u0 0) -a v 0 2 0 -1I A. h 0030 W co 3) -i C CO 0 (0 'O r. 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G G rf o 7 3 Z J D NN NNGCv r 0 0 0 N N N W N f 1 C_ 0 0 O)NHO) m0 0 CO 0) Z W 2 3 J 0 0 1 T Z 0 N CO m- 0) D CI) In 0< O 10 L 31 A m W 0 mJ I D C_(0 49 co co 0 mao N w mrtD (9 01 <:3 m J W D 0 D CO 01 m W CO N Cr 0 r W 0 0 I J W X 3101 0 H 0 N 7 3 w 0 0 0 D 0 0.1 2 W O 2 0 0 DID 0 0 3� 0) J 3 0 0 0 z D 0 49W rt0 0 Ep Nrt (0 7 J N G 0 3 W JC 010(0 V H•� ow 3 (0 it r1-1 J 0 0 3 W 0 0 00 1w G rF O 0 0 3 rk 0 3 0 CO 3 O 0)0 O 00 0 C C 0 0 J 01 J N N CO rt 0 r 0r 0 0 r r 00 0r 00 C/1 0 0 CO 0 H 0 0 N 0 rt D N• rn 0 1 0 0'1 mmG rn N 0 4) 1 W 0 0 0 r 0) h (0 N H. 0 N 1 0 G 0 r OD "00 N N I" 0 N rn 1 UI 0 @W 1 0 0 rf 0 0 0 CD N V V 1 vD0 CCI D L)0 0 0 CO O W 0 0 E 0 Z 011 W J N W CO 1 3 N N t9 II CO 0 O O A 0 A 0 cn s 63 63 @fAJD 1001 J CO 0 10 A CO 7 0 01 0) 0 0 7J 69 43 CO 0) 012) (.01 W 7 0 10 W 0 000)0 r 0 r z 3 0v Q 0 H. 0 0 0 0 0 —I CL z 0_ W W O 7 3 Z 3 O N 0 0 2) 0 O r W 3 0 0 o N 0 0) D 0 9 m m 2 2 Z 0 m W rn D 0) m O m C 0 m Z m i N r 0 0 01 0 0) J 3 0 0 0 7 D 0 V)2) rt0 0 69 N r+ (0 1 N J OI W 0 Z 01- r+ CO 0W W 0] CO J C W 0(0 '0 r.� 00 z 0 rr W r 0) 0 0 0 2 2) 0 2) 20) W rF O 0 0 W 113 0 0 0 0 0 m II Z Z 0) r 0) Dm D Z O 0 0 0 O m c co m W CO 0 r or 2 r+0 O 2 0 C O 1 P CO 3 m O 0}0 r+ C C 10,0 J 0 D N N —I 7 0 N CO 0 7 rt 0 1• r 0 co W 0 r-` 0)-7 O W r N N 0 -1 0 r co 100D H. 0 r+ f/) 000 3 (.0 0) r+ 0 O 01 W o O N 2 0 0 W 0 <n I— CO EA -n W 69 00 0 0 O 0 In N N 0) ARE copy TO: Finance Department FROM: Pam Deeter, Office Assistant II SUBJECT: Return Of Sign Deposit DATE: March 27, 2006 The amount of $50.00 was deposited in line item #3- 010 019110 -0008 for Jeff Rosanna Jenkins. They had a deposit for one Rezoning #01 -06 sign. Mr. Jenkins has returned the sign and is therefore entitled to the return of the deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $50.00 to: RSA/pd 3Ia. '7Io(o MEMORANDUM Jeff Jenkins Rosanna Jenkins 1631 Red Bud Rd Winchester, VA 22603 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540 /665 -6395 m w X z ntr C'7LC H cr taZ z ZH 0 H c z 0 H 0 cn c v N (n O O O 0 o 000 O O O O O O O H n z S X X n X N c 0 0 H n n 0. a 27 X 7' rnm rm a 0 F Q b7 Z N S X roX a ro n rt rt (1) ).C1 H(D Cri 0 m m X LO N o m (D E w 0 0 N It p- (p G w .L rt N 0 00 4 i n to a co N n N ti a p• 0 0 "0 PI W rt 0 o rt0r Hro x rn i 4# a CA m x r rt 0 0 N n w N n cn m 0 n n ronro o E 0 H 0n XHn N.) N n moo z z H X le X X ro 0 0 N 0 O o N N 0 N p O p O p Cr) H February 24, 2006 Ms Susan Eddy, Since RosSnna X6nkins I am forwarding the original copies of letters for our rezoning of Clearbrook Property. If you have any questions please feel free to call me. 540- 667 -3092 FEB 2 g 2006 HMC LP, LLP 920 Hopewell Road Clearbrook, VA 22624 To Whom It May Concern: I have reviewed and understand the rezoning application as presented to Frederick County by Jeff and Rose Jenkins called "Clearbrook Business Center I am supportive of their proffered application and looked forward to new businesses in the Clearbrook area. Tha Jo D. Cline FEB 2 a 2006 n ou Jeff Jenkins To Whom Pine Knoll Construction 210 Ebert Rd. Winchester, VA 22603 Mr. Jenkins: M. Harris Stein, Jr. 3599 Martinsburg Pike Clear Brook, VA 22624 It May Concern RE: of property at Clear Brook I do not object to the rezoning of your property that is north and west of our property. I tentatively approve this rezoning on the condition that a berm be created with three rows of trees along the entire property lines separating our properties. This is to be done before you sell, lease, build or move your equipment permanently onto your property. If some of the trees die, then you need to replace them. If you sell this property, the new owner would be required to maintain the berm and treeline. Yours truly, a I zoo co TO wbom r rael Cocci/zit/ y w r FE_ An/0 J.- 8oti kit E_ Am bocts.) &-t bus Q AN 4 ES S CLes To m2. QE.,,) Lbws ct ,lc (312_010v2-1). �F l�cs g o o h �C.�vNS To i c IZELo4)i 92-op csi-ci -7,7.71 1 7171 FEB 2 g 2006 i I .1 6,0 AMERICAN MEDICAL EQUIPMENT SERVICE 794 center Street Herndon, VA 20170 County of Frederick Department of Planning and Development 107 North Kent Street Winchester, VA 22601 -5000 Attn: Susan K. Ecldy 703 -471 -0801 Feb.24, 2006 Re: Rezoning Application #01 -06 Dear Ms. Eddy I am the adjacent property owner along the north, side of the tract subject to this application. I want to go on record as being wholeheartedly in favor of the change of zoning as indicated in said application 1P 4! I! I FEB 2 g 2006 1 T Sincerely, Poo Vahicli_ January 30. 2006 Mr. Gary Oates Grey Wolfe, Inc. 1073 Redbud Road Winchester, VA 22603 -4757 RE: Proposed Rezoning of Clearbrook Business Center Dear Gary: Attached you will find review comments from the County Attorney's office concerning the proposed proffer statement for the rezoning of the Clearbrook Business Center. Please do not hesitate to contact me should you have any questions or concerns. Sincerely, Susan K. Eddy. AICP Senior Planner SKE/bhd Attachment Department of Planning and Development 540/665 -5651 FAX: 540/665 -6395 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000 CK TO: Robert T. Mitchell, Esquire CC: John R. Riley, Jr., County Administrator FROM: Susan K. Eddy, AICP, Senior Planner Sk-C RE: Rezoning Application Proffer Statement DATE: December 8, 2005 Please find attached to this memorandum the proffer statement for the Clearbrook Business Center rezoning application that has recently been submitted to the Office of Planning Development. The rezoning application appears to be relatively close to being complete. Therefore, it is appropriate at this time for your office to provide a formal comment on the form and content of the Proffer Statement. Thank you for your continued assistance. SKE/bhd Attachment MEMORANDUM 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000 Department of Planning an 7 evelopment 540/665 -5651 FAX: 540/665-6395 Preliminary Matters 1 CLEABROOK BUSINESS CENTER REZONING REQUEST PROFFER TAX PARCELS 33- (A) -122A 33 -(A) -123 R J LAND DEVELOPMENT, L.L.C. Stonewall Magisterial District Frederick County, Virginia Pursuant to Section 15.2 -2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #05 for rezoning of 16.886 -acres from the RA District to Industrial Transition (B -3) District. Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject properties are more particularly described as the lands conveyed to R J Land Development, LLC, from Linda J. Vorous as recorded in the Frederick County Circuit Court Clerk's Office as instrument 050002818 dated February 9, 2005, and from Junior L. Domer as recorded in the Frederick County Circuit Court Clerk's Office as instrument 030022368 dated September 29, 2003. A. On -Site and Off -site Improvements 1. Transportation a. Access i. Direct Access to Martinsburg Pike (US Route 11) will be provided by one commercial entrance to provide ingress and egress to all uses on this site. The final location will be subject to VDOT review and approval once a site plan is submitted. b. Turn lane i. The applicant hereby proffers to install a left -turn lane for the entrance per VDOT Road Design Manual. This will be built prior to applying for and obtaining any occupancy permits. c. Signalization d. Right of Way Dedication 2. Monetary Contributions i. The applicant, R J Land Development, LLC, hereby proffers to contribute a prorated share of cost of a signalization improvement at the offset intersection of Route 11 with Hopewell Road (Route 672) and Brucetown Road (Route 672) in recognition of off -site transportation impacts. The final design and location of the signalization improvements will be determined by the Virginia Department of Transportation (VDOT). This agency will also determine when this improvement will be warranted. The applicant shall enter into a "signalization agreement" with VDOT that provides a one -time contribution towards the cost of the signalization in a prorated amount to be determined by VDOT based upon the projected traffic volume generated by the subject site at the time of site plan submission for development. i. The applicant hereby proffers to the Commonwealth of Virginia and additional ten feet (10') of land to the Martinsburg Pike (Route 11) Right of Way. The dedication will take place prior to site plan approval. a. In recognition of the increased demand on public services, the applicant hereby offers the following cash contributions to be paid at the time of building occupancy permits. i. The applicant hereby voluntarily proffers a cash contribution directly to the Clear Brook Fire Rescue Department the following amount: $0.05 per building square foot ii. The applicant hereby voluntarily proffers a cash contribution to the Treasurer of Frederick County, Virginia, the following amount: $0.05 per building square foot The conditions proffered above shall be binding upon heirs, executors, administrators, assigns, and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: R J Land Development, LLC 3. The applicant hereby voluntarily prohibits the following uses from existing on the subject properties: Commonwealth of Virginia, City/, a. "Truck Stops Retail" as noted in SIC 5541. The applicant further stipulates that not more twelve (12) fuel pumps per business will be located on the subject property. f 4ed ce- Dat My Commission Expires I"3L -01, /7.- QS Date To Wit: By The foregoing instrument was acknowledged before me this �7 day of AAV 2006 March 8, 2006 NOTIFICATION OF PUBLIC HEARING TO: THE APPLICANT(S) AND /OR ADJOINING PROPERTY OWNER(S) COUNTY of FREDERICK Department of Planning and Development 540/665 -5651 FAX: 540/665 -6395 RE: REZONING APPLICATION #01 -06 FOR CLEARBROOK BUSINESS CENTER On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, March 22, 2006, at 7 :15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #01 -06 of Clearbrook Business Center, submitted by GreyWolfe, Inc., to rezone 16.886 acres from RA (Rural Areas) District to B3 (Industrial Transition) District with proffers. The property is located on the west side of Route 11, approximately 2,000' north of Hopewell Road (Route 672), in the Stonewall Magisterial District, and is identified by Property Identification Numbers 33- A -122A and 33 -A -123. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665 -5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Susan K. Eddy Senior Planner SKE/bhd 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000 This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick 3/7 o6 County, Virginia: 33 A- -122 -A R J LAND DEVELOPMENT, LLC 1631 REDBUD RD WINCHESTER, VA GreyWolfe, Inc. 1073 Redbud Rd. Winchester, VA 22603 33 A- 114 -B HMC, LP, LLP 920 HOPEWELL RD CLEARBROOK, VA iNeeo 33 A -114A MSO INVESTMENTS, LLC 151 HARVEST RIDGE DR WINCHESTER, VA 22601 33 -A- -121- DEVERS, BARBARA W PO BOX 212 CLEARBR00K,VA 33 A- 122 STEIN, M. HARRIS JR. PO BOX 114 STEPHENSON, VA. My commission expires on 22603 (Vij 22624 -1784 22624 -0212 22656 -0114 33 A- 123 -A OPEN DOOR BAPTIST CHURCH 2587 NORTHWESTERN PIKE WINCHESTER, VA 22603-3820 33 A- 124 BLAIN, BRADLEY K 35 FLATT RD ROCHESTER, NY 33 A 124 -D STRONKO, FREDERICK A UN H 3656 MARTINSBURG PIKE CLEARBROOK, VA. 22624-1545 33 A- 125 VAHIDI, MOHEBATULLAH 794 CENTER ST HERNDON, VA 20170.4664 Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County aforesaid, do l eby certify that Sus Eddy, Senior Planner for the De art ent of Planning and Development, whose name is signed to the foregoing, dated 3 a D4' has personally appeared before me and acknowledged the same in my Sta e a d County aforesaid. Given under my hand this t day of 14623 -2511 Name and Property Identification Number Address Name MSD Investments, LLC 111 Hickory Hill Stephens City, VA 22655 Property k 33- (N -114A t/ Name HMC, LP, LLP 920 Hopewell Road Clearbrook, VA 22624 Property 33-(A)-114B Name Barbara Devers P.O.Box 212 Clearbrook, VA 22624 Property It 33 -(A) -121 f Name M. Harris Stein, Jr P.O. Box 114 Clearbrook, VA 22624 Property 33 -(A) -122 Name Open Door Baptist Chyrch c/o Pastor Ken Smith 2587 Northwestern Pike Winchester, VA 22603 Property 33- (A) -123A Name Bradley K. Blaine 35 Flatt Road Rochester, NY 14623 Property 33 -(A) -124 Name Frederick A. Un H. Stronko 3656 Martinsburg Pike Clearbrook, VA 22624 Property 33- (A) -124D Name MCHEBATULLAH VAHIDI 794 Center Street Herndon, VA 20170 Property 33 -(A) -125 Name Property /?FZ ©i -off CL_ 1-f fl44oK /a-5s c PI"A-1-5 :3 3 A 4,% 33 ,4 -w Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right -of -way, a private right -of -way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. 44a_ 6 KE 1.5 IOTO:BARBARA -DATA PROCESSING FROM:BEV Planning Dept. Please print sets of labels by ,Q 7/3 7i THANKS! ;wiz. February 15, 2006 TO: THE APPLICANT(S) AND /OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #01 -06 FOR CLEARBROOK BUSINESS CENTER On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, March 1, 2006, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #01 -06 of Clearbrook Business Center, submitted by GreyWolfe, Inc., to rezone 16.886 acres from RA (Rural Areas) District to B3 (Industrial Transition) District with proffers. The property is located on the west side of Route 11, approximately 2,000' north of Hopewell Road (Route 672), in the Stonewall Magisterial District, and is identified by Property Identification Numbers 33- A -122A and 33 -A -123. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665 -5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Susan K. Eddy Senior Planner SKE/bhd NOTIFICATION OF PUBLIC HEARING Department of Planning and Development 540/665 -5651 FAX: 540/665-6395 107 North Kent. Street, Suite 202 Winchester, Virginia 22601 -5000 COUNTY of FREDERICK This is to cert ify that the I 79(n County, Virginia: 33 A- 122-A R J LAND DEVELOPMENT, LLC 1631 REDBUD RD WINCHESTER, VA GreyWolfe, Inc. 1073 Redbud Rd. Winchester, VA 22603 pPLI 33 A- 114 -A MSD INVESTMENTS, LLC 151 HARVEST RIDGE DR WINCHESTER, VA 22601 33 A- 114 -B HMC, LP, LLP 920 HOPEWELL RD CLEARBROOK, VA 33 -A- 121 DEVERS, BARBARA W PO BOX 212 CLEARBROOK, VA 33 A- 122 STEIN, M. HARRIS JR. PO BOX 114 STEPHENSON, VA. 22603 UulrOb-1 22624-1784 attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick 22624-0212 22656 -0114 Given under my hand this /3 1" day of My commission expires on /-÷3A C- 1 33 -A 123-A OPEN DOOR BAPTIST CHURCH 2587 NORTHWESTERN PIKE WINCHESTER, VA 22603 -3820 33 A- 124 BLAIN, BRADLEY K 35 FLATT RD ROCHESTER, NY 33 -A- 124D STRONKO, FREDERICK A UN H 3656 MARTINSBURG PIKE CLEARBROOK, VA. 33 A- 125 VAHI01, MOHEBATULLAH 14623-2511 22624-1545 794 CENTER ST HERNDON, VA 20170 -4664 Susan K. Eddy, Senior Planner Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK 1 CM-1 a Notary Public in and for the State and County aforesaid, dodiereby certify that Susa Eddy, Senior Planner for the ep ment of Planning and Development, whose name is signed to the foregoing, dated /S has personally appeared before me and acknowledged the same in my tate e nd County aforesaid. 8 S, 0100‘ Name and Property Identification Number Address Name MSD Investments, LLC 111 Hickory Hill Stephens City, VA 22655 Property 33- (A) -114A Name HMC, LP, LLP 920 Hopewell Road Clearbrook, VA 22624 Property 33 -(A) -1146 Name Barbara Devers P.O.Box 212 Clearbrook, VA 22624 Property 33 -(A) -121 Name M. Harris Stein, Jr P.O. Box 114 Clearbrook, VA 22624 Property 33 -(A) -122 Name Open Door Baptist Church Go Pastor Ken Smith 2587 Northwestern Pike Winchester, VA 22603 Property 33- (A) -123A Name Bradley K. Blaine 35 Hatt Road Rochester, NY 14623 Property 33 (A) 124 Name Frederick A. Un H. Stronko 3656 Martinsburg Pike Clearbrook, VA 22624 Property 33- (A) -124D Name MCHEBATULLAH VAHIDI 794 Center Street Herndon, VA 20170 Property 33 -(A) -125 Name Property di-6m ,$/loci et lloesS c7, -15 3 q -Qa /4 33 -A -a? Adjoining Property Owners Rezoning L a Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right -of -way, a private right -of -way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. 4 4-70 A e S �E 15 TO:BARBARA -DATA PROCESSING FROM:BEV Planning Dept. Please print sets of labels by 02 P3 THAWS! 33-A-u3 33 -A- (14 G REQUESTING AGENT: all DEPT. OF GEOGRAPHIC INFORMATION SYSTIs4S IN FREDERICK COUNTY, VIRGINIA I/ GIS, MAPPING, GRAPHICS WORK REQUEST DATE RECEIVED: �/e��i REQUES I ED COMPLETION DATE: oZ AS A(., Department, Agency, or Company: Mailing and/or Billing Address: FAX: Telephone E -mail Address: ESTIMATED COST OF PROJECT: DESCRIPTION OF REQUEST: (Write additional info e enkask -of-r crest) ��zan� /nJ� mo —D6 3 o Co s Log- eL �nok 3us�� ss ce,� P r,vs 3 _,q Daft- /023 Ps-es 33 H- -1AaA 33 -4 DIGITAL: PAPER: FAX: E -MAIL: SIZES: COLOR: STAFF MEMBER: COMPLETION DATE: MATERIALS: BLACK/WHITE: NUMBER OF COPIES: HOURS REQUIRED DATE OF PICK UP/DELIVERY: AMOUNT DUE: AMOUNT PAID: AMOUNT BILLED: METHOD OF PAYMENT: CHECK NO .4 Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665 -5651)