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PC 10-04-23 Meeting Agenda1.Call to Order 2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 3.Committee Reports 4.Citizen Comments 5.Public Hearings 5.A.Rezoning #03-23 of O-N Minerals (Chemstone) d/b/a Carmeuse Americas - (Mr. Bishop) Submitted to rezone 391.87 +/- acres from RA (Rural Areas) District to EM (Extractive Manufacturing) District with proffers. The properties are located east of the Winchester & Western Railroad, north of Brucetown Road (Route 672) and Turkey Run, and south of Woodbine Road (Route 669) and are identified by Property Identification Numbers (PINs): 34-A-8A (portion), 34-A-129E (portion), 34-A-10, 34-A-10A, 34-A-10B, 34-A- 10D, 34-A-10E, 34-A-10F1, 34-8-1-1, 34-8-1-2, 34-8-1-3, 34-8-1-4, 34-8-1-5, 34-8-1-6, 34-8-1-7, 34-8-1-8, 34-8-1-9, 34-8-1-17, 34-1-A, 34-A-7, 34-A-129, and 34-A-129G in the Stonewall Magisterial District. 5.B.Rezoning #04-23 of Dover Hill Crossing II (K. Dondero & V. Cruz) - (Mr. Klein) Submitted to rezone approximately 4.75 +/- acres from the RA (Rural Areas) District to the RP (Residential Performance) District with proffers for the development of no more than 25 single-family attached dwelling units (townhomes). The property is located at 2216 Senseny Road, Winchester, Virginia and is identified by Property Identification Number (PIN) 65-A-16 in the Red Bud Magisterial District. AGENDA PLANNING COMMISSION WEDNESDAY, OCTOBER 4, 2023 7:00 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PC10-04-23REZ03-23_Redacted.pdf PC10-04-23REZ03-23HydrogeologicReport.pdf PC10-04-23REZ04-23_Redacted.pdf 1 5.C.Conditional Use Permit #09-23 for Getaway House, Inc. (M.M.T. Limited) - (Mr. Klein) Submitted for a campground with up to 90 year-round portable micro-cabin campsites. The property is located at 427 McCubbin Road (Route 653), Winchester, Virginia and are identified with Property Identification Numbers 15-A-3, 15-A-8, 15-A-9, 15-A-10, and 15-A-11 in the Gainesboro Magisterial District. 5.D.Ordinance Amendment to the Frederick County Code - (Mr. Klein) Revisions to the Frederick County Zoning Ordinance, Chapter 165 to amend "Allowed Uses" tables contained in the planned development (Article V), and business and industrial districts (Article VI) to update and convert the permitted uses terminology to the North American Industry Classification System (NAICS), remove reference to the Standard Industrial Classification (SIC) in other sections of the Zoning Ordinance, and to add or remove specific uses from the business and industrial districts "Allowed Uses" tables. ARTICLE I General Provisions; Amendments and Conditional Use Permits, Part 101 General Provisions §165-101.02 Definitions and word usage, ARTICLE II Supplementary Use Regulations; Parking; Buffers; and Regulations for Specific Uses, Part 204 Additional Regulations for Specific Uses §165-204.05 Electrical, hardware, plumbing and heating equipment businesses; §165-204.23 Welding repair; §165-204.35 Adult retail ARTICLE IV Agricultural and Residential District Part 401 Rural Areas District §165-401.02 Permitted uses; §165-401.03 Conditional uses; Part 402 RP Residential Performance District §165-402.03 Conditional Uses ARTICLE VII Overlay Districts Part 704 IA Interstate Overlay District §165-704.04 Qualifying Criteria ARTICLE V Planned Development Districts Part 504 MS (Medical Support) District ARTICLE VI Business and Industrial Zoning Districts Intent, Allowed Uses, Permitted Uses, Secondary or Accessory Uses, and Conditional Uses in Parts 602, 603, 604, 605, 606, 607, 608, & 609 6.Other 6.A.Current Planning Applications PC10-04-23CUP09-23_Redacted.pdf PC10-04-23OA_ConversiontoNAICS.pdf 2 7.Adjourn 3 Planning Commission Agenda Item Detail Meeting Date: October 4, 2023 Agenda Section: Public Hearings Title: Rezoning #03-23 of O-N Minerals (Chemstone) d/b/a Carmeuse Americas - (Mr. Bishop) Attachments: PC10-04-23REZ03-23_Redacted.pdf PC10-04-23REZ03-23HydrogeologicReport.pdf 4 REZONING APPLICATION #03-23 O-N MINERAL (CHEMSTONE) dba CARMEUSE AMERICAS Staff Report for the Planning Commission Prepared: September 21, 2023 Staff Contacts: John Bishop, AICP, Assistant Planning Director Reviewed Action Planning Commission: 10/4/23 Pending Board of Supervisors: TBD Pending EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 10/4/23 PLANNING COMMISSION MEETING: This is a rezoning application #03-23 of O-N Mineral (Chemstone) dba Carmeuse Americas submitted to rezone +/- 391.87 acres from the RA (Rural Areas) District to the EM (Extractive Manufacturing) District with proffers. As proposed the requested rezoning proposal is not in compliance with the Comprehensive Plan as well as the Northeast Land Use Plan (NELUP) portion of the Comprehensive Plan. The proposed zoning classification of Extractive Manufacturing conflicts with the Board’s adopted future land use designations which call for Industrial and Heavy Industrial uses for the parcels under consideration in this rezoning. The Applicant has recently completed and is awaiting peer review on a hydrogeologic study. Given the numerous groundwater concerns raised by local residents as part of the NELUP public hearing process, the results of this study could be a meaningful point of consideration for the Planning Commission and Board of Supervisors. Below, the applicant’s proffer statement, dated July 10, 2023, details the applicant’s proffered conditions to offset impacts of development. Staff notes of areas of concern are included in bold italics. In addition to those comments, Staff would recommend the Planning Commission carefully consider the following items: 1. The ability to implement the future comprehensive planned land uses if the current, inconsistent, application is approved. 2. The enforceability of proffers on parcels not bound by the proffer package after the proposed use is in operation. 3. The acceptability of the applicant’s modifications to the transportation system and whether the proposed roadway sections align with the needs of the Comprehensive Plan. 4. Impacts on the community and particularly nearby residents and enforceability of proffers offered to mitigate those impacts. Following a public hearing, a recommendation from the Planning Commission regarding this rezoning application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adeq uate l y address all concerns rai s ed by the Planning Commission . 5 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 2 T his report i s pre pared by the Frederick County Planning Staff to provide i nforma tion to the Planning Commission and the Board of Supervisors to assist them in m aking a decision on this applic ation . It may also be useful to others interested in this zoning matter. Unresolved issues concerning this app lication are noted by staff where relevant th roughout this staff report. PROPOSAL: Submitted to rezone +/-391.87 acres from the RA (Rural Areas) District to the EM (Extractive Manufacturing) District with proffers. LOCATION: The properties are located at east of the Winchester & Western Railroad, north of Brucetown Road (Route 672) and Turkey Run, and south of Woodbine Road (Route 669). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 34-(A)-10, 34-(A)-10A, 34-(A)-10B, 34-(A)-10D, 34-(A)-10E, 34- (A)-10F, 34-((8))-1-1, 34-((8))-1-2, 34-((8))-1-3, 34-((8))-1-4, 34-((8))-1-5, 34-((8))-1-6, 34-((8))-1-7, 34-((8))-1-8, 34-((8))-1-9, 34-((8))-1-17, 34-((A))-8A (portion), 34-((1))-A, 34-((A))-7, 34-((A))- 129A, 34-((A))-129E(portion), 34-((A))-129G PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) District Use: Agricultural South: EM (Extractive Manufacturing) District Use: Extractive Mining East: RA (Rural Areas) District Use: Agricultural West: RA (Rural Areas) District Use: Agricultural/Industrial/Warehouse M1 (Light Industrial) District 6 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 3 REVIEW EVALUATIONS: Review Agency Comment Issuance Date Status Virginia Department of Transportation (VDOT) May 10, 2023 Comments resolved. Frederick Water January 6, 2023 No comments. Frederick County (FC) Public Works January 31, 2023 No comments. FC Fire Marshal January 20, 2023 No comments. FC Parks and Recreation January 13, 2023 No comments. FC Public Schools (FCPS) February 2, 2023 No comments. FC Attorney February 28, 2023 Acceptable form. Frederick-Winchester Service Authority January 3, 2023 No comments. Winchester Regional Airport January 9, 2023 No comment relevant to rezoning. Historic Resources Advisory Board February 27, 2023 Comment resolved. County of Frederick Attorney: Please see attached email from Roderick B. Williams, County Attorney dated June 23, 2023. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Inwood/Stephenson Quadrangles) identify 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 Plan The Com prehensive Plan is the gu i de for the future growth of Frederick County. The Comprehensive 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 Plan is developed with the input of the public and adopted by the Board of Supervisors (lasted updated November 2021). In essence, the Comprehensive Plan is a composition of policies used to guide the future physical development of Frederick County in support of the Board’s adopted Vision and Core Values as outlined in the plan. The Area Plans in Appendix I of the Comprehensive Plan offer more detailed implementation guidance in the planning areas of the County. Land Use The Northeast Land Use Plan (NELUP) in Appendix 1 of the Comprehensive Plan does not 7 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 4 currently have text addressing the future of the parcels in question. However, the Land Use Plan calls for Industrial, Warehousing, and Heavy Industrial uses for the parcels subject to this rezoning request. The County is currently in the midst of an update to the NELUP which could impact the Comprehensive Plan compliance of this application if adopted. Transportation and Site Access The parcels in question have frontage on Branson Springs Road, Woodbine Road, and Grace Church Road. To serve the designated future land uses in the NELUP, the roadways are planned to be improved to major collector roadways in the Eastern Road Plan component of the Comprehensive Plan. The Applicant proposes numerous changes to these roadways via abandonments and realignment/replacements as detailed in the proffers. It is also noteworthy that this application, due to the applicant’s proffered intention to access these parcels via the existing Carmeuse facility entrance and tunnel underneath Brucetown Road, will continue to send future trips down Brucetown Road. Brucetown Road to the west of the applicant’s entrance is planned to become a major collector roadway and the intersections of Hopewell and Brucetown Road with Route 11 are planned to be aligned. 3) Proffer Statement, Dates July 10, 2023 staff notes in bold italics 1. LAND USE AND PHASING 1.1. The Property shall be developed in substantial conformance with the GDP. The GDP is intended to delineate the general location of the regional road systems, the approximate limits of mining, and the general location of Woodside Road, Branson Springs Road and Grace Church Road. The final location of the road improvements and the approximate limits of mining may be adjusted to accommodate final engineering design requirements, and Virginia Department of Energy (“VDOE”) permitting requirements, without the need to revise the GDP - provided that these adjustments are consistent with the overall layout depicted on the GDP. Staff Note : Specific GDP date should be referenced in addition to attachment of the GDP to the proffer statement. 1.2. While the entire Property shall be zoned to the EM (Extractive Manufacturing) zoning district, the Owner shall limit the area for extractive mining to that area delineated on the GDP as “Approximate Limits of Mining”. 2. REDUCTION IN HEIGHT OF EXISTING STOCKPILE 2.1 The Owner shall reduce the maximum height of the existing 150-foot stockpile along the western border of the existing Martin Farm, Tax Map Parcel 33-A-144, as shown on Exhibit A (the “Existing Stockpile”), by 50 feet. This Existing Stockpile is located on lands owned by the Owner that are currently zoned EM and are not included in this rezoning application. 8 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 5 Staff Note: As this parcel (33-A-144 ) is not part of this re zoning and thus not bound by this proffer, additional measures should be taken to ensure that the stockpile height could not be raised above the 100 feet in the future. 2.2 The materials removed from the Existing Stockpile shall be relocated to other areas of Owner’s lands as generally depicted on Exhibit A, in conformance with VDOE permits and in conformance with Proffer 3, below. Staff Note : T he relocation area depicted in the applicant’s graphics (Exhibit A) indicate significant additional encroachment of the stockpile toward a neighboring resid ence. This impact should be carefu lly considered. Furthermore, the reference to proffer 3 appears to be in conflict as proffer 3 references a 75 foot stock p ile as opposed to 100 and references within proffer 3 are to the rezoned property and new quarry. Additional clarity is needed. 2.3 Following this reduction in the height of the Existing Stockpile and stabilization of the stockpile elements, the Owner shall reclaim the disturbed areas of overburden material with seed – such seed selection to be determined in consultation with the Division of Mining’s mine inspector based on the best post-mining land use determination at the time, and in accordance with VDOE reclamation regulations and associated permits. 2.4 The Owner shall file all requisite permits allowing for this reduction in the height of the Existing Stockpile within six (6) months following Final Approval. Thereafter, work in reducing the height of this Existing Stockpile shall commence promptly upon issuance of the VDOE authorizing this activity, and Owner shall complete this reduction in the height of the Existing Stockpile no later than thirty (30) months following issuance of these VDOE permits. 3. NEW STOCKPILES AND BERMS 3.1 Any new stockpiles created on the rezoned Property (the “New Stockpiles”), which Owner anticipates shall be located within the general area depicted on Exhibit A, shall not exceed 75 feet in height and shall not be permanent in nature. 3.2 Within eighteen (18) months following cessation of all mining activities on the rezoned Property, and pursuant to the VDOE permits, all New Stockpiles shall be reclaimed so as to be amenable for other economic development and industrial uses. “Mining activities” means operations associated with the exploration for, and extraction of, aggregates and other minerals, including byproducts of the same, and the development and operations of a mine and all acts incident or conducive to any such operations and purposes, including but not limited to, reclaiming stockpiled stone for processing and all mine closure and rehabilitation activities. Staff note : As writt en and combined with applicant’s long history and stated long term nature of the ap plica nt’s activities it should be noted that this proffer comm itment would likely be unrealized for decades to come. 9 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 6 3.3 Earthen berms shall be created around any new quarry areas on the Property and shall be at least twenty (20) feet in height and conform to VDOE mining requirements. The berms shall be landscaped to minimize impacts to the viewshed of the surrounding community. There shall be no extraction of material for processing outside these berms. Berms shall be constructed at least three (3) years (36 calendar months) prior to the extraction of the material for processing. The Owner shall adhere to the relevant Buffer and Screening requirements of the Frederick County Code (165-203.02), where applicable, and in accordance with permits issued to Owner by the VDOE, as shown on the GDP. In addition to requirements of the Frederick County Code, Owner will take all appropriate measures to ensure survival of such plantings. The landscaping shall be subject to reasonable approval of the Zoning Administrator of Frederick County. Staff note: More detail should be developed and incorporated into the proffers to ensure the Board and public have a clear expectation of the la ndscaping plan to be implemented. 4. TRANSPORTATION IMPROVEMENTS 4.1. The Owner shall construct all public roadway improvements referenced below in the locations depicted on the GDP and in accordance with regulations required for state road acceptance by the Virginia Department of Transportation (“VDOT”). Minor modifications, as necessary upon final engineering, shall be permitted subject to site plan approval by the County and VDOT. 4.2. In order to facilitate improvements at, or in the vicinity of, the Hopewell Road/Martinsburg Pike/Brucetown Road Intersection, the Owner shall, upon Final Approval: (i) Provide a cash donation of One Million Dollars ($1,000,000) to the County for such improvements within one (1) year of Final Approval, (ii) Dedicate that parcel of land it currently owns identified as 2023 Frederick County Tax Map Parcel 33-A-115A to the Board within two (2) months after receipt of a written request from a duly authorized agent of the County, (iii) Dedicate that parcel of land it currently owns identified as 2023 Frederick County Tax Map Parcel 33-A-115B, to the Board within two (2) months after receipt of a written request from a duly authorized agent of the County, and (iv) Donate up to thirty thousand (30,000) tons of aggregate to go towards the intersection improvements, which shall be made within thirty (30) days after receipt of a written request from a duly authorized agent of the County or VDOT. 10 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 7 4.3. Road Abandonments & Relocations. Concurrent with the filing of Rezoning Application RZ #03-23, the Owner has requested that the Board initiate certain road abandonments and relocations of (i) a portion of Woodside Road (State Route 671), (ii) a portion of Grace Church Road, and (iii) a portion of Branson Spring Road (State Route 668), as shown on the GDP (collectively, the “Road Abandonments and Relocations”). The effective date of the Road Abandonments and Relocations shall be the date on which the Road Improvements (defined below) are substantially constructed and opened for vehicular traffic. Staff note: While the Board may choose to support the proposed actions with public hearings and resolutions or letters of support subject to the requirements of the various actions being u ndertaken by the Applicant, staff would note that without expedient pursuit of the changes to the road system, those Board actions could be come outdated a nd not meet requirements of the Virginia Department of Transportation. If this were to transpire, a future board would be asked to renew these actions and a current Board action could not bind a future Board. This could potentially result in a future Board choosing not to support the proposed roadway changes. 4.4 Road Improvements. Within one (1) year following Final Approval, the Owner shall submit design plans for the following road improvements (collectively, the “Road Improvements”): Construction of a cul-de-sac on Woodside Road (State Route 671) 0.1 miles east of the Winchester & Western Railroad crossing as shown on the GDP, together with dedication plats of all needed rights-of-way and necessary easements, and (A) Construction of a new paved Rural Two-Lane Section (R2) public road within Owner’s property boundary as shown on the GDP running from Woodbine Road (State Route 669 to Grace Church Road (State Route 668) (the “New Road”) taking into consideration the geometric design and the vertical and horizontal alignment of the New Road, together with dedication plats of all needed rights-of-way and necessary easements, and (B) Construction of a cul-de-sac at the eastern end of Branson Springs Road (State Route 668) as shown on the GDP, together with dedication plats of all needed rights-of-way and necessary easements. In addition to the construction of this cul-de-sac, the Owner shall construct new access points and driveways to Branson Springs Road (State Route 668) to serve the two parcel owners identified as 2023 Frederick County Tax Map Parcels 33-A-87 and 34-1-B. Following approval of the design plans for the Road Improvements by the County and VDOT, the Owner shall provide a corporate surety bond approved by the County Attorney for the construction of the Road Improvements using a proffer performance 11 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 8 agreement. The Road Improvements described in Section 4.4.B and 4.4.C above must be completed by the Owner prior to Owner’s extraction of material from the rezoned Property for processing, or fifteen (15) years following approval of the design plans by the County/VDOT, whichever comes first. Road Improvements described in Section 4.4.A must be completed within ten (10) years following approval of the design plans by the County/VDOT. The section of Woodside Road (State Route 671) between the new cul-de- sac and its intersection with Grace Church Road (State Route 668) may be abandoned in order to accommodate the desired land use in phases, while keeping the other sections of the road open to vehicular traffic until such time as the other approved Road Abandonments and Relocations become effective. The Owner shall also dedicate all needed rights-of-way and necessary easements for these roadway improvements on the Property to the Board at no cost to the County prior to the commencement of any road construction activities. Pursuant to the terms and conditions of the Road Abandonments and Relocations contained in Section 4.3 above, Woodside Road (State Route 671) north of Grace Church Road, Branson Springs Road (State Route 668), and Grace Church Road (State Route 668) shall remain open for vehicular traffic until such time as the New Road has been completed and is opened for vehicular traffic, at which time the approved Road Abandonments and Relocations shall become effective. Staff note : S taff would note that the roads to be constructed are comprehensive planned to be major collector roa dways which indicates a likely future need for a 4- lane divided facility. Measures should be taken to res e rve suffici ent right-of -ay for future widening. Additionally, measure s should be taken to avoid items such as significant curves or other design elements that are not conducive to safe and efficient travel and particularly industrial traffic. 4.5 Mine Traffic and Tunnel Under Brucetown Road For all rezoned Property, the Owner will utilize the tunnel beneath Brucetown Road for the hauling of production materials between Owner’s rezoned and owned properties, and Owner’s existing zoned and owned properties. 4.6 No Increase in Quarry-Related Truck Traffic Volumes Exiting onto Brucetown Road While approval of Rezoning Application RZ # 03-23 will allow for additional mineral resource mining to take place on land rezoned to the EM (Extractive Manufacturing) district, the rezoning does not contemplate any increase in the processing capacity of the lime plant, aggregate plant, or milled limestone plant currently being operated by Owner. Staff note: For clarity this is not a commitment to not further expand p roce ssing capacity of the e xisting processing operations not subject to this rezoning. However, recognizing that traffic on Brucetown Road is nonetheless a concern to some members of the community, if at any time after Final Approval the average daily traffic of 12 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 9 ticketed customer trucks over any consecutive 30-day period exceeds 400 ticketed customer trucks leaving the plant via the Brucetown Road exit per day, the Owner shall provide an additional one-time cash contribution to the County in the amount of One Million Dollars ($1,000,000) for road improvements in the vicinity of Hopewell Road, Martinsville Pike and Brucetown Road. Following Final Approval, upon reasonable advanced written notice to Owner, an employee of the County, subject to reasonable and customary terms of confidentiality due to the competitive/sensitive nature of such information, may perform an audit of Owner’s books and records showing the number of customer trucks departing the plant via the Brucetown Road exit, as evidenced by departing customer scalehouse tickets, in order to verify Owner’s compliance with this section. Staff note: Staff is uncertain how much, if at all, the proposed “400 ticketed customer trucks exiting ” exceeds current facility norms as they attempt to evaluate this proffer . In addition, staff would note that there could be a scenario based on future business decisions and/or demand the Applicant could exceed the threshold and pay the penalty, after which the Board would have no further recourse or ability to offset the impact re gardless of how m uch or for how long the Applica nt exceeded the threshold. 4.7 Exit and Relocation Restrictions Owner further covenants and agrees that: (i) Owner shall not use any other point of exit from the plant onto Brucetown Road other than the Brucetown Road exit that exists as of the date of this rezoning application, and (ii) Owner shall not relocate Owner’s existing lime kilns or related equipment onto the newly rezoned Property. Staff note: Related to the staff n ote to proffer 4.6, staff would express concern regarding the ability for the County and/or VDOT to require future entrance improvements to address growth (if there is growth) in traffic at the entrance. 5. BLASTING ACTIVITIES 5.1 Limitations on Blasting Hours and Other Operating Activity Hours of Operation Owner covenants and agrees that no drilling, blasting, or hauling activities shall take place on the Property on the following major holidays: New Year's Day, Good Friday, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, the day after Thanksgiving, Christmas Eve Day, and Christmas Day. Furthermore, Owner agrees it shall limit all blasting activities to the hours between 11AM and 5PM, Monday through Friday. If there is an emergency situation that necessitates 13 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 10 blasting outside these hours, Owner shall give the County Zoning Administrator prior notice of the date and time that such blasting will occur, and the reason that necessitates the off- hour blasting. 5.2 Limitation on Total Blasting Activity All blasting associated with mining activities on the Property is governed by Owner’s mining permit approved by the VDOE. In addition, Owner agrees that it will further limit all blasting activity on the Property North of Brucetown Road to a maximum of fifteen (15) total blasts in any consecutive five (5) day period. 5.3 Pre-Blast Alerts The Owner shall establish and maintain a notification methodology that will provide advanced notice, upon request, to any party that owns property within fifteen hundred feet (1,500’) of Owner’s rezoned Property (the “Surrounding Property”), of any blasting that will occur North of Brucetown Road. Such notification methods may include, but shall not be limited to, telephone calls, text messages and/or emails. 5.4 Blasting Activity Planning and Monitoring Owner agrees to have a VDOE-approved blasting plan in place at all times. Peak particle velocities (PPV) shall not exceed the limits contained in, and shall be monitored in accordance with, Owner’s mining permit approved by the VDOE. In addition to the VDOE monitoring requirements, Owner agrees to install and maintain a minimum of three (3) additional permanent seismograph units in areas that surround any new active quarry location on the Property to further monitor PPV and air vibrations related to blasting activity on the Property. The location of these additional seismograph units shall be chosen in coordination with, and at the direction of, a licensed seismograph engineer that is experienced in this function in order to maximize such units’ monitoring sensitivity. 5.5 Damage Caused by Blasting Any damage to the Surrounding Property caused by blasting on the rezoned Property (such causation being verified by the VDOE as well as an independent third-party expert) shall be promptly remediated and repaired by Owner at Owner’s sole cost and expense. Staff note: VDOE verific ation should be sufficient to require remediation. A third party should only be included if the initial review by VDOE find s no causation. 14 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 11 6. NOISE AND LIGHT EMISSIONS 6.1 In order to reduce noise emissions, the Owner shall install directional ("white noise") style back-up horns on all mining equipment and any other vehicles operating on the Property that have back-up alarms. These “white noise” alarms will replace the louder “beep” style alarms routinely installed on Owner’s mining equipment/vehicles. 6.2 In order to reduce light emissions, the Owner shall not install fixed lights on top of berms or stockpiles on the rezoned Property. 6.3 All lighting installed on the rezoned Property North of Brucetown Road shall be down- facing, unless otherwise required by the VDOE or other applicable regulatory agency. Staff note: The comments from the County Attorney noted the potential use of temporary lighting and in response the Applicant noted that temporary lighting would not be used. However, the proffers do not appear to prohibit their use. Temporary lighting, particularly if powered by a gasoline generator has the p otential to create a negative impact to surrounding properties. 7. DUST 7.1 Dust from all mining and production operations on the rezoned Property shall be controlled by wet suppression, or equivalent, consistent with the terms and conditions of the general air permit issued by the VDEQ. 7.2 In addition, Owner shall perform street sweeping services twice per week from the current Brucetown Road entrance and 2,000 feet west on Brucetown Road to further mitigate the potential of any fugitive dust. Staff note: Staff would suggest that due to varying weather patterns a nd levels of business use that can impact the amount of dust or mud carried to Brucetown Road and the number of past comments from surrounding residents regarding dust and mud on th e roadway combined with the fact that the Applicant would have the equipment available to perform th e service that roadway dust and mud be treated daily. 8. GROUND WATER 8.1 Owner shall maintain a minimum of two (2) monitoring wells to establish baseline water levels to effectively monitor and avoid any detrimental impact to groundwater wells on the Surrounding Property. Owner agrees to install at least one (1) such monitoring well within six (6) months after Final Approval. 8.2 Any adverse impact or damage to wells located on the Surrounding Property caused by Owner’s mining activity on the rezoned Property (such causation being verified by VDOE 15 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 12 as well as an independent third-party expert) shall be promptly remediated and repaired by Owner at Owner’s sole cost and expense. Staff note: As noted above, VDOE determination of impact should not require th ird party verification of the need to offset an impact unless VDOE determines there not to be cau sation. In addition, staff would note that the Applicant has re cently completed and awaits peer review on a hydrogeologic s tudy. The results of this peer reviewed document could be an important considera tion for the Planning Commission and Board of Supervisors. 9. CONTRIBUTION IN SUPPORT OF VOLUNTEER FIRE AND RESCUE SERVICES 9.1. With the desire to support Clear Brook Volunteer Fire and Rescue, the Owner shall provide a cash contribution in the amount of Two Hundred and Fifty-Thousand Dollars ($250,000.00) to the County within one (1) year of Final Approval to go towards Clear Brook Volunteer Fire and Rescue’s first responder and emergency services in the vicinity of the Property. 10. CONTRIBUTION IN SUPPORT OF NEW CAPITAL FACILITIES AT STONEWALL ELEMENTARY SCHOOL 10.1 With the desire to support capital improvements at Stonewall Elementary School, the Owner shall provide a cash contribution in the amount of Two Hundred and Fifty - Thousand Dollars ($250,000.00) to the County within one (1) year of Final Approval for use in funding such capital improvements. The County shall have the right and opportunity, however, to utilize these contributed funds toward any capital improvements as it may deem appropriate. 11. CONTRIBUTION IN SUPPORT OF FREDERICK COUNTY PARKS AND RECREATION CAPITAL IMPROVEMENTS SERVING THE STONEWALL DISTRICT 11.1 With the desire to support the construction of capital improvements by Frederick County Parks and Recreation serving the Stonewall District, the Owner shall provide a cash contribution in the amount of Two Hundred and Fifty-Thousand Dollars ($250,000.00) to the County within one (1) year of Final Approval, for use in funding such capital improvements. The County shall have the right and opportunity, however, to utilize these contributed funds toward any capital improvements as it may deem appropriate. 12. SUPPORT FOR NEW REGIONAL TRAILS SERVING THE STONEWALL DISTRICT 12.1 With the desire to support regional trails to serve the Stonewall District, within one (1) year of Final Approval, the Owner shall submit a regional trail network conceptual plan to Frederick County Parks and Recreation Department depicting a design for future regional trails which will serve the Stonewall District in the vicinity of the rezoned Property. 16 Rezoning #03-23 O-N Mineral (Chemstone) dba Carmeuse Americas September 21, 2023 Page 13 12.2 Within six (6) months following (i) the Board of Supervisors approval of the design plans submitted by, and designed in collaboration with, Frederick County Parks and Recreation Department and Owner, and (ii) the preparation and approval of any required easement plats and related deeds by the County, the Owner shall dedicate the public access easements to the County for construction of these regional trails on lands it owns, subject to approval by VDOE and Frederick Water. 12.3 Concurrent with the dedication of these public access easements to the County for construction of the regional trails depicted in the Owner’s conceptual plan, and in accordance with the approved design of the regional trail network, the Owner shall pay to the County a cash contribution in the amount of Seven Hundred and Fifty-Thousand Dollars ($750,000.00) for use in funding the construction of these regional trails. 13. MISCELLANEOUS 13.1 The Owner shall at all times maintain a general air permit in accordance with all applicable Virginia Department of Environmental Quality (“VDEQ”) standards governing all mining and production operations on the Property. 13.2 Prior to any land-disturbing or demolition of any existing structures on the Property, the Owner shall prepare a Phase 2 architectural study and historical survey be conducted for all structures on the Property, including but not limited to Woodside (DHR #034-0731) that shall include a chain of title including contextual history of ownership, and an architectural analysis of the interior and exteriors documenting any significant modifications or events related to structures and associated resources/outbuildings. 13.3 The Permitted use allowed in the EM (Extractive Manufacturing) zoning district entitled “Oil and natural gas extraction and/or pumping, including storage of production produced on the site” is hereby proffered-out and shall not be permitted on the Property. Staff note: With this being the only use proffered out staff would advise that other substantially impactful uses could be conducted on this property that have not been adequately studied or analyzed for potential mitigation of impacts, including asphalt and concrete mixing plants, the manufacture and processing of cement lim e and gypsum, and brick , block and precast concrete products. Following a public hearing, a re commendation from the Planning Com miss i on re garding this re zoning applicati on to the Board of Supervisors would be appropriate. The Applicant should b e prepared to adequately address all concerns ra ised by the Plannin g Commission. 17 £¤11 §¨¦81 §¨¦81 §¨¦81 §¨¦81 34 A 10F34 8 1 17 34 A 10 34 A 10A 34 A10D 34 A10E 34 8 1 9 34 A10B 34 8 1 8 34 81 2 34 8 1 1 34 A 129E 34 8 1 7 34 8 1 5 34 81 4 34 81 3 34 8 1 6 34 1 A 34 A 8A 34 A 129G 34 A 7 34 A129A 2140WOODSIDE RD2140WOODSIDE RD 1435BRUCETOWN RD 1435BRUCETOWN RD 1383BRUCETOWN RD 203WELCOMEHOME LN 1761BRUCETOWN RD 570GRACECHURCH RD 180JOHN DEERE CT 160JOHNDEERE CT 111JOHNDEERE CT 663GRACECHURCH RD 603GRACECHURCH RD 643GRACECHURCH RD 471GRACECHURCH RD527GRACECHURCH RD 569SIRJOHNS RD167ABRILSRUN LN 543SIRJOHNS RD 571GRACECHURCH RD 181ABRILSRUN LN 567SIR JOHNS RD 445GRACECHURCH RD 311ABRILS RUN LN 311ABRILSRUN LN 2619WOODSIDE RD2619WOODSIDE RD 3900MARTINSBURGPIKE 461GRACECHURCH RD 3915MARTINSBURGPIKE 451GRACECHURCH RD 4027MARTINSBURGPIKE 305ABRILSRUN LN 4030MARTINSBURGPIKE 271BRANSONSPRING RD 4123MARTINSBURGPIKE 4150MARTINSBURG PIKE 4170MARTINSBURGPIKE 4230MARTINSBURGPIKE 2066GILLIE LN 4273MARTINSBURGPIKE 4231MARTINSBURGPIKE 4268MARTINSBURGPIKE 280WOODBINE RD 351ZACHARYANN LN 4282MARTINSBURG PIKE 3026WOODSIDE RD4317MARTINSBURGPIKE4332MARTINSBURGPIKE 4364MARTINSBURG PIKE 276WOODBINE RD 3150WOODSIDE RD 1420REST CHURCH RD 4407MARTINSBURGPIKE 4374MARTINSBURG PIKE 4442MARTINSBURG PIKE 4412MARTINSBURGPIKE 321ZACHARYANN LN 4455MARTINSBURGPIKE 331WOODBINE RD 3121WOODSIDE RD 4481MARTINSBURG PIKE 4478MARTINSBURG PIKE 4504MARTINSBURGPIKE 166WOODBINE RD174WOODBINE RD 3201WOODSIDE RD 3220WOODSIDE RD 4535MARTINSBURG PIKE 165BUSINESSBLVD 281WOODBINE RD 3191WOODSIDE RD 3276WOODSIDE RD 1530RESTCHURCH RD 4547MARTINSBURG PIKE 4578MARTINSBURGPIKE 4600MARTINSBURGPIKE 4622MARTINSBURG PIKE 4663MARTINSBURGPIKE120BUSINESS BLVD W O O DSIDE RDJOHN DEERE CTREST CHURCHENTER RAMP SGILLIE LNRESTCHURCHEXIT RAMP NABRILSRUN LNBUSINESS BLVDZACHARY ANN LNBRANSONSPRING RD WOODBINERD MARTINSBURGPIKEApplication Sewer and Water Service A rea Parcels B2 (General Business District) B3 (Industr ial Transition District) EM (Ex tractive Manufacturing District) M1 (Light Industrial District) M2 (Industr ial General Distr ict)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: July 25, 202 3 £¤11 §¨¦81 CEDARHILL RD CHRISTOREY DRR U E B U C K L N JEFFSWAY WOODBINE RD GRACE CHURCH RDMARTINSBURG PIKES I R J O H N S R D JOHNDEERE CTWOODSIDE RDBRANSONSPRING RD SHADYCREEK RDClearBrookClear Brook 0 1,400 2,800700 Feet BERKELEY COUNTY WEST VIRGINIA REZ # 03 - 23: O-N Minera ls (Che mstone) db a C armeuse AmericasPINs: 34 - 1 - A, 34 - A - 7, 34 - A - 8A, 34 - A - 10, 34 - A - 10A, 34 - A - 10B, 34 - A - 10D, 34 - A - 10E, 34 - A - 10F, 34 - A - 129A, 34 - A - 129E, 34 - A - 129G, 34 - 8 - 1 - 1, 34 - 8 - 1 - 2, 34 - 8 - 1 - 3, 34 - 8 - 1 - 4, 34 - 8 - 1 - 5, 34 - 8 - 1 - 6, 34 - 8 - 1 - 7, 34 - 8 - 1 - 8, 34 - 8 - 1 - 9, 34 - 8 - 1 - 17Rezoning from RA to EMZoning Map BERKELEY COUNTY WEST VIRGINIA REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23REZ #03-23 REZ #03-23 18 £¤11 §¨¦81 §¨¦81 §¨¦81 §¨¦81 34 A 10F34 8 1 17 34 A 10 34 A 10A 34 A10D 34 A10E 34 8 1 9 34 A10B 34 8 1 8 34 81 2 34 8 1 1 34 A 129E 34 8 1 7 34 8 1 5 34 81 4 34 81 3 34 8 1 6 34 1 A 34 A 8A 34 A 129G 34 A 7 34 A129A 1435BRUCETOWN RD 1435BRUCETOWN RD 2140WOODSIDE RD2140WOODSIDE RD 1383BRUCETOWN RD 203WELCOMEHOME LN 1761BRUCETOWN RD 570GRACECHURCH RD 180JOHN DEERE CT 160JOHNDEERE CT 111JOHNDEERE CT 663GRACECHURCH RD 603GRACECHURCH RD 643GRACECHURCH RD 471GRACECHURCH RD527GRACECHURCH RD 569SIRJOHNS RD167ABRILSRUN LN 543SIRJOHNS RD 571GRACECHURCH RD 181ABRILSRUN LN 567SIR JOHNS RD 445GRACECHURCH RD 311ABRILS RUN LN 311ABRILSRUN LN 2619WOODSIDE RD2619WOODSIDE RD 3900MARTINSBURGPIKE 461GRACECHURCH RD 3915MARTINSBURGPIKE 451GRACECHURCH RD 4027MARTINSBURGPIKE 305ABRILSRUN LN 4030MARTINSBURGPIKE 271BRANSONSPRING RD 4123MARTINSBURGPIKE 4150MARTINSBURG PIKE 4170MARTINSBURGPIKE 4230MARTINSBURGPIKE 2066GILLIE LN 4273MARTINSBURGPIKE 4231MARTINSBURGPIKE 4268MARTINSBURGPIKE 280WOODBINE RD 351ZACHARYANN LN 4282MARTINSBURG PIKE 3026WOODSIDE RD4317MARTINSBURGPIKE4332MARTINSBURGPIKE 4364MARTINSBURG PIKE 276WOODBINE RD 3150WOODSIDE RD 1420REST CHURCH RD 4407MARTINSBURGPIKE 4374MARTINSBURG PIKE 4442MARTINSBURG PIKE 4412MARTINSBURGPIKE 321ZACHARYANN LN 4455MARTINSBURGPIKE 331WOODBINE RD 3121WOODSIDE RD 4481MARTINSBURG PIKE 4478MARTINSBURG PIKE 4504MARTINSBURGPIKE 166WOODBINE RD174WOODBINE RD 3201WOODSIDE RD 3220WOODSIDE RD 4535MARTINSBURG PIKE 165BUSINESSBLVD 281WOODBINE RD 3191WOODSIDE RD 3276WOODSIDE RD 1530RESTCHURCH RD 4547MARTINSBURG PIKE 4578MARTINSBURGPIKE 4600MARTINSBURGPIKE 4622MARTINSBURG PIKE 4663MARTINSBURGPIKE120BUSINESS BLVD W O O DSIDE RDJOHN DEERE CTREST CHURCHENTER RAMP SGILLIE LNRESTCHURCHEXIT RAMP NABRILSRUN LNBUSINESS BLVDZACHARY ANN LNBRANSONSPRING RD WOODBINERD MARTINSBURGPIKEApplication Sewer and Water Service A rea Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: July 25, 202 3 £¤11 §¨¦81 CEDARHILL RD CHRISTOREY DRR U E B U C K L N JEFFSWAY WOODBINE RD GRACE CHURCH RDMARTINSBURG PIKES I R J O H N S R D JOHNDEERE CTWOODSIDE RDBRANSONSPRING RD SHADYCREEK RDClearBrookClear Brook 0 1,400 2,800700 Feet BERKELEY COUNTY WEST VIRGINIA REZ # 03 - 23: O-N Minera ls (Che mstone) db a C armeuse AmericasPINs: 34 - 1 - A, 34 - A - 7, 34 - A - 8A, 34 - A - 10, 34 - A - 10A, 34 - A - 10B, 34 - A - 10D, 34 - A - 10E, 34 - A - 10F, 34 - A - 129A, 34 - A - 129E, 34 - A - 129G, 34 - 8 - 1 - 1, 34 - 8 - 1 - 2, 34 - 8 - 1 - 3, 34 - 8 - 1 - 4, 34 - 8 - 1 - 5, 34 - 8 - 1 - 6, 34 - 8 - 1 - 7, 34 - 8 - 1 - 8, 34 - 8 - 1 - 9, 34 - 8 - 1 - 17Rezoning from RA to EMLocation Map BERKELEY COUNTY WEST VIRGINIA REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23REZ #03-23 REZ #03-23 19 £¤11 §¨¦81 §¨¦81 §¨¦81 §¨¦81 34 A 10F34 8 1 17 34 A 10 34 A 10A 34 A10D 34 A10E 34 8 1 9 34 A10B 34 8 1 8 34 81 2 34 8 1 1 34 A 129E 34 8 1 7 34 8 1 5 34 81 4 34 81 3 34 8 1 6 34 1 A 34 A 8A 34 A 129G 34 A 7 34 A129A 1435BRUCETOWN RD 1435BRUCETOWN RD 2140WOODSIDE RD2140WOODSIDE RD 1383BRUCETOWN RD 203WELCOMEHOME LN 1761BRUCETOWN RD 570GRACECHURCH RD 180JOHN DEERE CT 160JOHNDEERE CT 111JOHNDEERE CT 663GRACECHURCH RD 603GRACECHURCH RD 643GRACECHURCH RD 471GRACECHURCH RD527GRACECHURCH RD 569SIRJOHNS RD167ABRILSRUN LN 543SIRJOHNS RD 571GRACECHURCH RD 181ABRILSRUN LN 567SIR JOHNS RD 445GRACECHURCH RD 311ABRILS RUN LN 311ABRILSRUN LN 2619WOODSIDE RD2619WOODSIDE RD 3900MARTINSBURGPIKE 461GRACECHURCH RD 3915MARTINSBURGPIKE 451GRACECHURCH RD 4027MARTINSBURGPIKE 305ABRILSRUN LN 4030MARTINSBURGPIKE 271BRANSONSPRING RD 4123MARTINSBURGPIKE 4150MARTINSBURG PIKE 4170MARTINSBURGPIKE 4230MARTINSBURGPIKE 2066GILLIE LN 4273MARTINSBURGPIKE 4231MARTINSBURGPIKE 4268MARTINSBURGPIKE 280WOODBINE RD 351ZACHARYANN LN 4282MARTINSBURG PIKE 3026WOODSIDE RD4317MARTINSBURGPIKE4332MARTINSBURGPIKE 4364MARTINSBURG PIKE 276WOODBINE RD 3150WOODSIDE RD 1420REST CHURCH RD 4407MARTINSBURGPIKE 4374MARTINSBURG PIKE 4442MARTINSBURG PIKE 4412MARTINSBURGPIKE 321ZACHARYANN LN 4455MARTINSBURGPIKE 331WOODBINE RD 3121WOODSIDE RD 4481MARTINSBURG PIKE 4478MARTINSBURG PIKE 4504MARTINSBURGPIKE 166WOODBINE RD174WOODBINE RD 3201WOODSIDE RD 3220WOODSIDE RD 4535MARTINSBURG PIKE 165BUSINESSBLVD 281WOODBINE RD 3191WOODSIDE RD 3276WOODSIDE RD 1530RESTCHURCH RD 4547MARTINSBURG PIKE 4578MARTINSBURGPIKE 4600MARTINSBURGPIKE 4622MARTINSBURG PIKE 4663MARTINSBURGPIKE120BUSINESS BLVD W O O DSIDE RDJOHN DEERE CTREST CHURCHENTER RAMP SGILLIE LNRESTCHURCHEXIT RAMP NABRILSRUN LNBUSINESS BLVDZACHARY ANN LNBRANSONSPRING RD WOODBINERD MARTINSBURGPIKEApplication Sewer and Water Service A rea Parcels Long R ange Land Use Business Mixed Use Industrial/O ffice Industrial Warehouse Heavy Industrial Extractive Mining Rural Community Center Sensitive Natural Areas µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: July 25, 202 3 £¤11 §¨¦81 CEDARHILL RD CHRISTOREY DRR U E B U C K L N JEFFSWAY WOODBINE RD GRACE CHURCH RDMARTINSBURG PIKES I R J O H N S R D JOHNDEERE CTWOODSIDE RDBRANSONSPRING RD SHADYCREEK RDClearBrookClear Brook 0 1,400 2,800700 Feet BERKELEY COUNTY WEST VIRGINIA REZ # 03 - 23: O-N Minera ls (Che mstone) db a C armeuse AmericasPINs: 34 - 1 - A, 34 - A - 7, 34 - A - 8A, 34 - A - 10, 34 - A - 10A, 34 - A - 10B, 34 - A - 10D, 34 - A - 10E, 34 - A - 10F, 34 - A - 129A, 34 - A - 129E, 34 - A - 129G, 34 - 8 - 1 - 1, 34 - 8 - 1 - 2, 34 - 8 - 1 - 3, 34 - 8 - 1 - 4, 34 - 8 - 1 - 5, 34 - 8 - 1 - 6, 34 - 8 - 1 - 7, 34 - 8 - 1 - 8, 34 - 8 - 1 - 9, 34 - 8 - 1 - 17Rezoning from RA to EMLong Range Land Use Map BERKELEY COUNTY WEST VIRGINIA REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23 REZ #03-23REZ #03-23 REZ #03-23 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 05000 1000005001000LOCATION MAPSCALE: 1" = 5000'GENERALIZED DEVELOPMENT PLAN CARMEUSE LIME AND STONEDecember 19, 2022rev July 5, 2023103 Heath CourtWinchester VA 22602540.686.7373ADJACENT PROPERTIESREZONING PROPERTIESNOTES:1. INTERSECTION ALIGNMENTS, ROADWAY LOCATION, BERM, AND LANDSCAPELOCATIONS ARE SUBJECT TO CHANGE AT FINAL SITE PLAN PROVIDED THAT THEMODIFICATIONS MEET THE INTENT OF THE PROFFERS.2.08%5%5%4:12.08%5%5%CONST. B/LSOUTH BOUND LANE NORTH BOUND LANE2:1 max2:1 max2'1321. 2" ASPHALT CONCRETE SURFACE COURSE, TYPE SM-12.5A2. 4" ASPHALT BASE COURSE, TYPE BM-25.0A3. 8" AGGREGATE BASE MATERIAL, TYPE 1, No. 21-BREALIGNED WOODSIDE ROAD SECTIONROAD LOCATIONS1. THE LOCATION OF THE REALIGNED WOODSIDE ROADWILL BE DETERMINED AT THE SITE PLAN STAGE.6/12/23| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |||W& W R A I L R O A D VAR. R / W W& W R A I L R O A D VAR. R / W W& W R A I L R O A DWOODBINE RD.RT.66930'PRESCRIPTIVE R/WWOODBINE RD. RT.66930'PRESCRIPTIVE R/WW O O D S I D E R D . R T . 6 7 1 3 0 ' P R E S C R I P T I V E R / W W O O D S I D E R D . R T . 6 7 1 3 0 ' P R E S C R I P T I V E R / WWOODSIDE RD.RT.67130'PRESCR IPT IVE R /WGRACE CHURCH RD.RT.66830'PRESCRIPTIVE R/WGRACE CHURCH RD. RT.66830'PRESCRIPTIVE R/WBRANSON SPRING RD.RT.66830'PRESCRIPTIVE R/WW O O D S I D E R D . R T . 6 7 1 3 0 ' P R E S C R I P T I V E R / W WO O D S I D E R D . RT.6 7 1 30'P R E S C R I P T I V E R / W GRACE CHURCH RD.RT.66830'PRESCRIPTIVE R/WFEMA FLOODHAZARD LIMITSPR O P O S E D Z O N I N G L I N E - E M PR O P O S E D Z O N I N G L I N E - R A MARTINS B U R G P I K E - U S R T . 1 1 W& W R A I L R O A D VAR. R / W R O A D T O B E A B A N D O N E D (T Y P . )ROAD TO BEABANDONED(TYP.)PROFFER 4.4 - CUL DESAC AT END OFABANDONED ROADPROFFER 4.4 - CUL DESAC AT END OFABANDONED ROADROAD TO BE ABANDONED(TYP.) EX. Z O N I N G L I N E - M 2 EX. Z O N I N G L I N E - R A FEMA FLOODHAZARD LIMITSFEMA FLOODHAZARD LIMITSWOODSIDE RD.RT.67130'PRECRIPTIVER/W64.67 AC OF PARCEL34-A-129E NOT INCLUDEDIN REZONING AREAI-81 391.87 ACERS TO BEREZONED TO EMPROFFER 4.4 - REALIGNEDWOODSIDE RD50' ROWEEEEEEEEEEEEEEEEEEE EEEEEEEEEEEE E EEEEEEEEEEEE E E E E E E E E E 13 8 k V P O W E R L I N E 138 k V P O W E R L I N E 500 kV POWER LINE500 kV POWER LINE20.0 AC OF PARCEL34-A-8A NOT INCLUDEDIN REZONING AREAAPPROXIMATELIMITSOFMINING||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||WEST VIRGINIA - BERKELEY COUNTYVIRGINIA - FREDERICK COUNTYINTERSTATE 81MARTINSBURG PIKEUS RT.11W&W RAILROAD REZONINGAREAEXIT 323EXIT 321BRUCETOWN RD.SIR JOHNS RD.GRACECHURCH RD.WOODBINE RD.|||||||||||||||||| 45 Brucetown RdBranson Spring RdWoodbine RdGrace Church RdTemporaryStockpileMiningAreaBermCul-de-sacCul-de-sacN e w R o a d A b a n d o n e d R o a dBerm BermBe r m Ber m 46 47 48 Impact Analysis Statement Carmeuse Lime and Stone Clear Brook, VA Stonewall Magisterial District Frederick County, VA December 19, 2022 Rev June 12, 2023 Prepared for: Carmeuse Lime and Stone 508 Quarry Lane Clear Brook, VA 22624 Prepared by: Stowe Engineering, PLC 103 Heath Court Winchester, VA 22602 49 Carmeuse Lime & Stone Clear Brook, VA 1 IMPACT ANALYSIS STATEMENT Carmeuse Lime and Stone, Clear Brook, VA Introduction This project involves the expansion of an existing limestone surface mine near Clear Brook, Frederick County, VA. The project is east of the Winchester & Western Railroad, north of Brucetown Road, and south of Woodbine Road. The site will not be open to the public, and access for Carmeuse mining vehicles will be through an existing tunnel under Brucetown Road. Figure 1 shows the location of the project. The tax parcels included in the project area are listed in Table 1 and comprise 391.87 acres. Table 1 Parcels within the Project Area KEY Tax Map OWNER USE ZONING ACREAGE NOTE O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 RA AGRICULTURAL RA R11 34-((8))-1-5 AGRICULTURAL AGRICULTURAL RA R10 34-((8))-1-4 R9 34-((8))-1-3 RA R8 34-((8))-1-2 AGRICULTURAL RA AGRICULTURAL RA R7 34-((8))-1-1 AGRICULTURAL AGRICULTURAL RA R6 34-((A))--10F R5 34-((A))--10E RA R4 34-((A))--10D AGRICULTURAL RA AGRICULTURAL RA R3 34-((A))--10B AGRICULTURAL R2 34-((A))--10A AGRICULTURAL RAR134-((A))--10 23.027 5.000 5.647 5.539 5.000 26.694 2.853 2.749 2.005 2.000 2.000 KEY Tax Map OWNER USE ZONING ACREAGE NOTE O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 1 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 1 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 TOTAL 391.87 Notes: 1. acerage is a portion of the entire parcel RESIDENTIAL RA R22 33-((A))--129G R21 34-((A))--129A RA R20 34-((A))--7 RESIDENTIAL RA RESIDENTIAL RA RESIDENTIAL RA R19 34-((A))--129E RESIDENTIAL AGRICULTURAL RA R18 34-((1))--A R17 34-((A))--8A RA R16 34-((8))-1-17 RESIDENTIAL RA AGRICULTURAL RA R15 34-((8))-1-9 AGRICULTURAL AGRICULTURAL RA R14 34-((8))-1-8 R13 34-((8))-1-7 R12 34-((8))-1-6 AGRICULTURAL RA 51.887 8.854 5.003 18.228 2.000 3.295 3.142 3.037 33.906 137.612 42.388 50 Carmeuse Lime & Stone Clear Brook, VA 2 Figure 1 Project Location Map (nts) The rezoning site is currently agricultural with farm buildings and one house. The site is bounded by the Winchester & Western Railroad on the west, undeveloped land to the east, Woodbine Road to the north and Turkey Run to the south. PROJECT AREA 51 Carmeuse Lime & Stone Clear Brook, VA 3 Site Suitability 100 Year Flood Plains – The project area has a floodplain on the south. Turkey Run parallels the southern boundary of the project area and its floodplain also extends into the project area. Figure 2 shows the FEMA flood hazard mapping with this floodplain area. About 10 acres of the Turkey Run floodplain extend towards the mining area. Current plans call for impacts to this stream and wetland to be avoided. Figure 2 Floodplain Map PROJECT AREA 52 Carmeuse Lime & Stone Clear Brook, VA 4 Wetlands – A desktop review of the US Fish and Wildlife Service's National Wetland Inventory mapping shows there are wetlands on the site. Figure 3 shows the location of wetlands mapped by the agency. 53 Carmeuse Lime & Stone Clear Brook, VA 5 Figure 3 National Wetland Inventory Map Project Location 54 Carmeuse Lime & Stone Clear Brook, VA 6 There are two freshwater ponds shown as wetland areas on the NWI map. Prior to any site work activity the entire site will be reviewed to confirm the presence of these and other wetlands. Any permits required for the wetland areas will be obtained from the appropriate agency. Steep Slopes – Based on field observations and 5 ft contour mapping provided by the Frederick County GIS, the site has been found to be generally flat, without any steep slopes. Mature Woodlands – There are no areas of mature woodlands on the site. Prime Agricultural Soils – Based on data from the USDA Web Soil Survey, the soils are classified as shown in Table 2. Of the soils listed, 3B Blairton silt loam, 14B Frederick Poplimento, 29 Massanetta loam, and 32B Oaklet silt loam are recognized by the USDA as prime farmland soils. Figure 4 shows the soils map. Table 2 Soil Units in Project Area 55 Carmeuse Lime & Stone Clear Brook, VA 7 56 Carmeuse Lime & Stone Clear Brook, VA 8 Figure 4 USDA Soils Map Soil or Bedrock Conditions which would create Construction Difficulties or Hazards – A review of the USDA Web Soil Survey indicates that the depth restrictive features in some areas is over 80 inches, while in others it is 20 to 40 inches. Given that a surface mine is the proposed use, blasting is expected to remove the surface rock and ore. Surrounding Properties The proposed rezoning area is bordered by properties zoned RA on the north, east and south. To the west is the Winchester and Western Railroad with properties zoned M1 to the west of it. Table 3 lists the adjoining owners, their property’s zoning, and use. Table 3 Adjoining Owners, Zoning and Land Use Traffic Stowe Engineering has prepared a Traffic Diversion Study for the project. The study shows that the proposed mine expansion will not generate new traffic, but local roadways will be affected. Woodside Road will be relocated to the east side of the rezoning area, which moves it from the KEY Tax Map OWNER USE ZONING SEMPLES, CAROL THARPE, TRUSTEE 331 WOODBINE RD. CLEAR BROOK, VA 22624 WHITE HALL INVESTMENTS, LLC 331 WOODBINE RD. CLEAR BROOK, VA 22624 BODEN, MCHAEL, ET.AL 3026 WOODBSIDE RD. CLEAR BROOK, VA 22624 BODEN, MCHAEL, ET.AL 3026 WOODBSIDE RD. CLEAR BROOK, VA 22624 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 AY, CARL C. JR. TRUSTEE PO BOX 295 CLEAR BROOK, VA 22624 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 WILSON, ROBERT E. ET.AL. 570 GRACE CHURCH RD. CLEAR BROOK, VA 22624 HOTTLE, CHRISTOPHER M., ET.AL. 1761 BRUCETOWN RD. CLEAR BROOK, VA 22624 BUTLER, KEVIN WARREN, ET.AL. PO BOX 58 CLEAR BROOK, VA 22624 A9 34-((A))--120 RESIDENTIAL RA A11 34-((2))--24E RESIDENTIAL RA RESIDENTIAL RA A10 34-((2))--A RAA734-((A))--10C AGRICULTURAL A6 34-((A))--126 A5 34-((A))--129I RA A4 34-((A))--129H AGRICULTURAL RA RESIDENTIAL RA RESIDENTIAL RAA134-((A))--5A AGRICULTURAL RA AGRICULTURAL RA A3 34-((A))--129 RESIDENTIAL A2 34-((A))--5C KEY Tax Map OWNER USE ZONING O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 O-N MINERALS (CHEMSTONE) COMPANY 6920 POINTE INVERNESS WAY SUITE 301 FORT WAYNE, IN 46804 RUSSEL, GLEN E. TRUSTEE, ET.AL. 2619 WOODSIDE RD. CLEAR BROOK, VA 22624 RUSSEL, GLEN E. TRUSTEE, ET.AL. 2619 WOODSIDE RD. CLEAR BROOK, VA 22624 BROWN, JEFFERY D. 271 BRANSON SPRING RD. CLEAR BROOK, VA 22624 DICKERSON, LINDSAY NICOLE 271 BRANSON SPRING RD. CLEAR BROOK, VA 22624 BRANSON SPRINGS, LLC. 800 LAKE WINDERMERE CT. GREAT FALLS, VA 22066 OJAUSMANI, INC. 653 NESTING LN. MIDDLETOWN, DE 19709 FREDERICK COUNTY SCHOOL BOARD PO BOX 3508 WINCHESTER, VA 22604 LESTER PROPERTIES - VA 1111 2ND AVE S. LESTER PRAIRIE, MN 55354 GPT BTS BUSINESS BLVD. OWNER, LLC PO BOX 1232 HICKSVILLE, NY 11802 A20 33-((A))--6C STORAGE M1 RAA2334-((A))--4 LOGISTICS STORAGE M1A2133-((A))--6A A19 33-((A))--105 VACANT RA A16 34-((A))--8 RESIDENTIAL RA AGRICULTURAL RA A18 33-((A))--105D A17 34-((A))--8B VACANT M1 RA AGRICULTURAL EM A14 34-((1))--B A13 34-((A))--11A AGRICULTURAL RA A15 34-((A))--87 RESIDENTIAL A12 34-((A))--11 AGRICULTURAL EM 57 Carmeuse Lime & Stone Clear Brook, VA 9 proposed mine area. The relocated portion of the road will be constructed as a two-lane paved roadway from Grace Church Road to its intersection with Woodbine Road. Also, Branson Springs Road will terminate in a cul de sac east of the W&W Railroad crossing, and Woodside Road will also terminate in a cul de sac just east of the W&W Railroad crossing near the Titan concrete plant. Figure 5 shows the location of these roadway features. Mining equipment will cross Brucetown Road through an existing tunnel under the road. Carmeuse customers will continue to use the existing entrance on Brucetown Road. 58 Carmeuse Lime & Stone Clear Brook, VA 10 Figure 5 Proposed Roadway Modifications Sewage Conveyance and Treatment Wastewater generated on the site will be in Port-a-Pottys which will be maintained by private haulers. Wastewater will be transported to the Opequon Creek Water Reclamation facility where it will be treated. 59 Carmeuse Lime & Stone Clear Brook, VA 11 Water Supply There will not be a need for potable water in the mine area. Excess water from the mine could potentially be used to supply drinking water to Frederick County citizens and businesses. Drainage Drainage from the area flows east via Turkey Run and Duncan Run. Surface runoff from the mining area will be routed through stormwater management facilities to control the quantity and quality of stormwater leaving the site. Solid Waste Disposal Facilities There is no planned solid waste stream associated with this project. If solid waste should occur, it will be collected and disposed of by private haulers. The solid waste generated in the mine, if any, will be transferred to the Frederick County Landfill Facility by private licensed commercial carriers. Historical Site and Structures A review of the online Virginia Dept. of Historic Resources records shows several historic architectural or archeological sites in the proposed project area. Figure 6 shows the Dept of Historic Resources map showing the location of the features. The following brief descriptions correlate to the feature ID number. Site 034-5138. A review of the VA Department of Historic Resources records showed this resource as a barn on Woodside Road, constructed between 1946 and 1991 with no discernable style. Site 034-0730. The VA Department of Historic Resources records showed this resource as the Dangerfield-Phelps-Robinson, House, currently known as Mt Prospect. It was constructed in 1810Ca during the Early National Period (1790-1829). Mt Prospect is unusual in that is a stone house which burned and was partially rebuilt using brick. Site 034-0731. The VA Department of Historic Resources records identified this site as the Branson-Stephenson-Huyett-Light House, currently known as Woodside. The house was constructed in the 1840Ca Antebellum Period (1839-1860). Site 034-1053. The VA Department of Historic Resources records also showed this resource as the David Shaull house, currently known as the - Anderson – Reese House. The house was constructed in 1845Ca Antebellum Period (1830-1860). Site 44FK0697. The VA Department of Historic Resources records also showed this site as a small trash scatter near the Mt. pleasant house. 60 Carmeuse Lime & Stone Clear Brook, VA 12 Figure 6 VA Department of Historic Resources Map 61 Carmeuse Lime & Stone Clear Brook, VA 13 Impact on Community Facilities Educational Facilities – This project will not add children to the school system. Emergency Services – the Frederick County Sheriff Department will provide Police protection. The property is in the first response area for the Clear Brook Fire and Rescue station. Therefore, response times from the station to the site are reasonable. Parks and Recreation – This project will not add to the population of Frederick County and, therefore, will not increase the demand for Parks and Recreational services. Solid Waste – As previously stated, solid waste is not expected to be generated on the site, but if any occurs it will be collected and transported by private haulers to the Frederick County land fill. 62 October 31, 2022 TRAFFIC DIVERSION STUDY Carmeuse Lime and Stone Clear Brook, VA 12/19/22 Prepared for: Carmeuse Lime & Stone 508 Quarry Lane Clear Brook, VA 22642 Prepared by: Stowe Engineering, PLC 103 Heath Court Winchester, VA 22602 12/20/22 63 Table of Contents Executive Summary ....................................................................................................................................... 2 Introduction and Background Information ................................................................................................... 1 Project Location and Description .............................................................................................................. 1 Non-existent Transportation Improvements ............................................................................................ 2 TIA Scoping ................................................................................................................................................ 2 Study Area ................................................................................................................................................. 2 Existing Roadway Descriptions ................................................................................................................. 3 Nearby Land Uses ..................................................................................................................................... 4 Comprehensive Plan ............................................................................................................................. 4 Zoning ................................................................................................................................................... 6 VDOT Functional Classification ................................................................................................................. 7 Multi-Modal Access .................................................................................................................................. 7 Future Transportation Improvements ...................................................................................................... 7 Existing Conditions ........................................................................................................................................ 8 Existing Traffic Operations ........................................................................................................................ 8 Assessment of the Existing Conditions: .................................................................................................... 8 Planned Quarry Development .................................................................................................................... 10 Overview ................................................................................................................................................. 10 Roadways Impacted ............................................................................................................................ 10 Travel Times ............................................................................................................................................ 12 Diverted Travel Times ......................................................................................................................... 14 Delays ...................................................................................................................................................... 16 Conclusions and Recommendations ........................................................................................................... 17 64 Executive Summary This Traffic Diversion Study has been performed to quantify the changes in travel times resulting from the relocation and vacation of public roadways that pass through the mining area proposed by Carmeuse. The Virginia Department of Energy regulations prohibits the traveling public from entering a permitted mine area due to the potential dangers of mining activity. Therefore, Carmeuse proposes to reroute the traveling public around the proposed mining area by vacating portions of the following public roads: • Branson Springs Road (Route 668) to be terminated with a cul de sac near the W&W railroad crossing. • Woodside Road (Route 671) to be terminated with a cul de sac near the W&W railroad crossing. • Woodside Road (Route 671) to be relocated to the east of the proposed mine area. • Grace Church Road (Route 668) to be routed into the relocated Woodside Road. Travel times were collected in five runs between 11:00AM and 2:00PM along three primary travel routes between Point A, the intersection of Grace Church Rd and John Deere Ct, and US Route 11 and I-81. Travel times were also computed on a new route between Point A and US Route 11 and I-81 at Rest Church Road. The collected travel times were averaged to arrive at a travel time for each route. Variations in travel times are attributed to the distance, roadway surface, speed limits, and signal phasing. The speed limits on Grace Church, Woodside, and Branson Spring Roads are 35MPH by statute, but due to the narrow roadway width, short site distances, and gravel surface, most drivers will not feel safe at that speed. The higher speed limit and hard surface on Sir John and Brucetown Roads permit motorists to travel at higher speeds, reducing their overall travel times. In addition, the traffic signals at Route 11 randomly affected travel times to I-81. Existing travel on Grace Church, Woodside, and Branson Spring Roads is limited by driver comfort, which results in slower speeds due to the narrow roadway width, short site distances, and gravel surface. The relocated woodside Rd will be paved, which will enable motorists to travel at 45MPH. The traffic signal at Route 11 and Rest Church Road randomly affected travel times to I-81. The following table summarizes the anticipated changes in travel times resulting from the proposed diversions. 65 From To Travel Time increase/decrease (min:sec) Diverted travel time (min:sec) Int of John Deere Ct & Grace Ch Rd Int of Route 11 & Brucetown Rd via Brucetown Rd instead of Grace Ch + Branson Sp + Rte 11 -0:36 3:40 Int of I-81 SB ramp @ Hopewell Rd via Brucetown Rd instead of Grace Ch + Branson Sp + Rte 11* Int of John Deere Ct & Grace Ch Rd -0:57 5:26 Int of John Deere Ct & Grace Ch Rd Int. of Route 11 & Rest Church Rd -0:09 6:45 Int of John Deere Ct & Grace Ch Rd Int of I-81 NB ramp and Rest Church Rd -0:11 7:35 While the travel time savings associated with the proposed diversions are minor, they do allow the traveling public to reach their destinations efficiently and safely. This engineer believes that the changes in travel times resulting from this rezoning are both manageable and acceptable for this project setting. 66 Introduction and Background Information Page | 1 Introduction and Background Information Project Location and Description This project involves rezoning 391.87 +/- acres in Frederick County, VA, for surface ore mining. The project is north of Clear Brook, VA, and east of Route 11. Figure 1 shows the location of the site. Figure 1 Project location map The project site consists of rolling fields currently being used for farming. Route 11 and I-81 are to the west of the site, Woodbine Road is to the north, and the W&W railroad is along the western property boundary. Grace Church Road (Route 668), Branson Springs Rd (Route 668), and Woodside Road (Route 671) are gravel roads that pass through the project area. Two single- family residences and some farm buildings are also present within the project boundary. Exit 323 Exit 321 67 Introduction and Background Information Page | 2 Non-existent Transportation Improvements Based on a review of the online VDOT Six-Year Improvement plan, there are no VDOT roadway improvement projects in the area. The Frederick County 2022/23-2027/28 PRIMARY ROAD IMPROVEMENT PLAN calls for Route 11 to be widened to a 4-lane urban section between Cedar Hill Road and West Virginia and the Frederick County NON-HARD SURFACE ROAD IMPROVEMENT PROJECTS 2022/2023 through 2027/2028 show the paving of Grace Church Road as unscheduled. Both projects are dependent on VDOT funding. TIA Scoping A Traffic Study Pre-Scope of Work meeting was held with VDOT on January 25th, 2022, with a follow-up meeting on March 30th, 2022. The study was determined to be a Diversion Study rather than a routine Traffic Impact Analysis since the proposed rezoning generates no new traffic. A copy of the final scoping document is included in Appendix A. Study Area The study area extends from Rest Church Road (Route 669) on the north to Hopewell and Brucetown Roads (Route 672) on the south and from Sir Johns Road (Route 667) on the east to I-81 on the west. Figure 2 shows the study area in this analysis. 68 Introduction and Background Information Page | 3 Figure 2 Project Study Area Existing Roadway Descriptions The attributes of the existing road network in the study area are described in Table 1. The Virginia Department of Transportation maintains these roads. Study Rezoning Area 69 Introduction and Background Information Page | 4 Table 1 Existing streets attributes Route Number Street Name Surface No. Lanes Speed Limit (mph) 2021 AADT 11 Martinsburg Pike Pavement 2 with TWLTL 45 posted 6800 667 Sir Johns Rd Pavement 2 55 (statutory) 620 668 Grace Church Rd Gravel 2 35 (statutory) 130 668 Branson Spring Rd Pavement 2 55 (statutory) 160 669 Rest Church Rd Pavement 2 to 4 plus turn lanes 35 posted 9900 669 Woodbine Rd Pavement, gravel 2 55 (statutory) 490 671 Woodside Rd Gravel 2 35 (statutory) 130 672 Brucetown/ Hopewell Rd Pavement 2 Rte 11 to Quarry Ln – 35 Quarry Ln to Brucetown – 45 Brucetown to Sir Johns - 25 3500 2300 Nearby Land Uses The W&W railroad, businesses, and the Frederick County Public Schools warehouse are to the west of the project area, while agriculture is on the remaining three sides. Comprehensive Plan The Frederick County Comprehensive Plan – 2005 to 2025 envisions the land use for the site to be Heavy Industrial, Industrial, and Warehousing, as shown in figure 3. 70 Introduction and Background Information Page | 5 Figure 3 Comprehensive Plan 2030 Land Use Map Rezoning Area 71 Introduction and Background Information Page | 6 Zoning The current zoning on the site is Agriculture. See figure 4. Figure 4 Frederick County Zoning Map Rezoning Area 72 Introduction and Background Information Page | 7 VDOT Functional Classification The VDOT Functional Plan for this portion of Frederick County is shown in Figure 5, which shows Route 11 (Martinsburg Pike) as a "Major Collector" in the vicinity of the study area, and I-81 with a Functional Classification of "Interstate." The functional designation establishes the VDOT Access Management requirements for median crossovers and traffic control. Figure 5 VDOT Approved Roadway Functional Classification Map Multi-Modal Access The existing roadway network does not include continuous pedestrian access. Bike lanes are not included in the existing roadway typical sections. Future Transportation Improvements Based on a review of the online VDOT Six-Year Improvement plan, there are no VDOT roadway improvement projects in the area. The Frederick County 2022/23-2027/28 PRIMARY ROAD IMPROVEMENT PLAN calls for Route 11 to be widened to a 4-lane urban section between Cedar Hill Road and West Virginia and the Frederick County NON-HARD SURFACE ROAD IMPROVEMENT PROJECTS 2022/2023 through 2027/2028 show the paving of Grace Church Road as unscheduled. Both projects are dependent on VDOT funding. 73 Existing Conditions Page | 8 Existing Conditions Existing Traffic Operations For background and reference, turning movement traffic counts were collected on Tuesday, November 16th, and Thursday, November 18th, 2021, from 6:00 AM to 9:00 AM and from 3:00 PM to 6:00 PM to identify the peak traffic volume hours. Upon reviewing the data, abnormally high volumes were observed in the AM count around exit 321. Upon further investigation, it was found that an accident in the southbound lanes of I-81 just south of exit 321 was causing traffic to reroute onto Hopewell Road and south on Route 11. Therefore, this area was counted again on May 17th, 2022. Pre-COVID AM traffic counts collected in 2019 were grown at 1%/year for three years and were used as a comparison to the May 17th counts around exit 321. The AM peak hour volumes used at exit 321, Hopewell Road and Brucetown Road are a blend and adjustment of volumes representing the historical traffic growth. The November 18th, 2021, PM peak hour volumes were unaffected. In addition to the counts at Brucetown and Hopewell Roads, a combined count was assembled to identify the peak hours for the combined traffic volume. Following consultation with VDOT, a 24 hr video count was performed at the intersection of Woodside Rd and Branson Springs Rd, and Woodside Rd Grace Church Rd on Tuesday, April 6th, 2022. The traffic count data is included in Appendix B. The existing turning movement data for the AM and PM peak hours are summarized in Figure 6. Assessment of the Existing Conditions: • Very few vehicles are using Branson Springs Rd, Woodside Rd, and Grace Church Road. Eleven vehicles passed through the Branson Springs/Woodside intersection during the peak AM hour which includes two UPS size trucks. During the peak PM hour, a total of twenty-two vehicles passed through the Branson Springs/Woodside intersection with no trucks. These volumes are proposed to be rerouted. • A large volume of southbound traffic moves from Route 11 to Rest Church Road to I-81 in the AM peak hour and goes opposite in the PM peak hour. This consumes much of the capacity on Rest Church Road, creating traffic congestion in the morning and evening peak hours. The other intersections in the vicinity of exit 323 functions without undue congestion. • The east and west approaches of the signalized intersections of Hopewell and Brucetown Roads on Route 11 experience delays in the AM and PM peak hours. Heavy vehicles are going to and from various commercial and industrial facilities near the intersection. When heavy vehicles are present, they delay traffic because they accelerate slower than a car. In addition, the approaches from the east and west both have a single shared lane which restricts turning movements and causes further delays. 74 Existing Conditions Page | 9 Figure 6 2021 Existing Traffic Volumes 75 Travel Times Page | 10 Planned Quarry Development Overview Carmeuse has acquired property north of Brucetown Road and intends to perform surface mining there. The mining activity will extend northward from the existing quarries north side of Brucetown Road, as shown in Figure 2. While the mining activity will take place over many years, the initial berm construction and vegetative screening is expected to occur early in the project development. This work will cause several roads in the project area to be rerouted or closed, which will require motorists to travel on alternate routes. Impacted Roadways The Virginia Department of Energy regulations prohibits the traveling public from entering an active mine area due to the danger mining activity presents. Therefore, prior to work beginning those roadways that pass through the mining area will be rerouted or closed. This includes: • Branson Springs Road (Route 668) to be closed with a cul de sac east of the W&W railroad crossing • Woodside Road (Route 671) to be rerouted • Grace Church Road (Route 668) to be closed with a cul de sac east of the W&W railroad crossing Woodside Road will be relocated to the east of the rezoning area. Figure 7 shows these planned road changes. 76 Travel Times Page | 11 Figure 7 Planned Roadway Changes Rezoning Area 77 Travel Times Page | 12 Travel Times As previously mentioned, the purpose of this study is to determine the change in travel times motorists will experience due to these roadways being relocated or closed. Methodology To determine the difference in travel times, travel time runs along the roadways to be rerouted or closed were measured, as were travel times along the logical alternative routes. A set of travel times runs along each route was measured five times, and then averaged to get a travel time. Appendix C shows the data from the travel time runs and the average time. Travel times were measured between 11:00AM and 1:00 PM on Wednesday September 14 and Thursday September 15, 2022. Performing the travel time runs mid-day provided a better representation of the actual travel times without variable delays caused by external conditions, such as variable traffic volumes and congestion in the peak hours. For the purposes of this study, the intersection of Grace Church Road and John Deere Court was selected as the origin-destination point for the motorist who the proposed road changes will divert. This intersection is positioned to give the motorist a choice of routes to Route 11 and I- 81. Also, for the purposes of this study, it is assumed that motorists desiring to go south on I-81 will use Brucetown Road to Hopewell Road. Those wishing to go north on Route 11 or I-81 are using any combination of routes, including Grace Church Road to Branson Springs Road to Route 11, and Grace Church Road to Woodside Road to Woodbine Road to Route 11. To develop a travel time as close as possible to that experienced by motorists currently using the affected roadways, origin and destination points were identified as: • Southbound I-81 ramps at exit 321 • Northbound I-81 ramps at exit 323 • Route 11 at the intersection of Brucetown Rd • Route 11 at the intersection of Rest Church Rd • The intersection of Grace Church Road and John Deere Ct Tables 2 and 3 show the existing average inbound and outbound travel times between these origins and destinations. 78 Travel Times Page | 13 Table 2 Existing outbound travel times. From To Average Travel Time (min:sec) John Deere Ct & Grace Ch Rd Route 11 and Brucetown Rd via Brucetown Rd 3:40 John Deere Ct & Grace Ch Rd I-81 SB ramp @ Hopewell Rd via Brucetown Rd 6:57 John Deere Ct & Grace Ch Rd Route 11 and Brucetown Rd via Grace Ch Rd & Branson Sp Rd 4:16 John Deere Ct & Grace Ch Rd I-81 SB ramp @ Hopewell Rd via Grace Ch Rd & Branson Sp Rd 7:33 John Deere Ct & Grace Ch Rd Route 11 & Rest Church Rd via Woodside Rd & Woodbine Rd 6:54 John Deere Ct & Grace Ch Rd I-81 SB ramp @ Rest Church Rd via Woodside Rd & Woodbine Rd 7:46 Table 3 Existing inbound travel times. From To Average Travel Time (min:sec) Route 11 & Hopewell Rd John Deere Ct & Grace Ch Rd via Brucetown Rd 4:39 I-81 SB ramps @ Hopewell Rd John Deere Ct & Grace Ch Rd via Brucetown Rd 5:26 Route 11 & Hopewell Rd John Deere Ct & Grace Ch Rd via Branson Sp Rd & Grace Ch Rd 5:36 I-81 SB ramps @ Hopewell Rd John Deere Ct & Grace Ch Rd via Branson Sp Rd & Grace Ch Rd 6:23 Route 11 & Rest Church Rd John Deere Ct & Grace Ch Rd via Woodbine Rd, Woodside Rd, & Grace Ch Rd 7:11 I-81 SB ramp and Rest Church Rd John Deere Ct & Grace Ch Rd via Woodbine Rd, Woodside Rd, & Grace Ch Rd 7:55 79 Travel Times Page | 14 Diverted Travel Times The relocation and improvement of Woodside Road and the closure of Branson Springs and Woodside Roads will require southbound traffic to use Brucetown Rd to get to southbound Route 11 or I-81SB. Northbound motorists will use the relocated Woodside Road to get to Route 11 and I-81NB. To get the travel time for routes using the relocated Woodside Road a speed of 45 MPH for the 2.3-mile length of new road was added to the proportional travel times on Grace church Road and Woodbine Roads. Tables 4 through 7 provide the computation of the travel time for this route. Table 4 Travel Time from A to Route 11 via Relocated Woodside Rd Segment Distance Average Travel Speed Travel Time Grace Church Rd 0.72 25 0:01:43 Woodside Rd 2.3 45 0:03:04 Woodbine Rd 0.78 40 0:01:18 Route 11 0.28 45 0:00:55 TOTAL 4.08 0:07:00 Table 5 travel Time from A to Exit 323 NB via Realigned Woodside Rd Segment Distance Average Travel Speed Travel Time Grace Church Rd 0.72 25 0:01:43 Woodside Rd 2.3 45 0:03:04 Woodbine Rd 0.78 40 0:01:18 Route 11 0.28 45 0:01:25 Rest Church Road 0.16 35 0:00:45 TOTAL 4.24 0:08:15 Table 6 Travel Time from Route 11 to A via Relocated Woodside Rd. Segment Distance Average Travel Speed Travel Time Grace Church Rd 0.72 25 0:01:43 Woodside Rd 2.3 45 0:03:04 Woodbine Rd 0.78 40 0:01:18 Route 11 0.28 45 0:00:40 TOTAL 4.08 0:06:45 80 Travel Times Page | 15 Table 7 Travel Time from I-81NB to A via Relocated Woodside Rd. Segment Distance Average Travel Speed Travel Time Grace Church Rd 0.72 25 0:01:43 Woodside Rd 2.3 45 0:03:04 Woodbine Rd 0.78 40 0:01:18 Route 11 0.28 45 0:01:45 Rest Church Road 0.16 35 0:00:05 TOTAL 4.24 0:07:55 Tables 8 and 9 show the travel times on the diversion routes. This assumes that southbound motorist will use Brucetown Road, and northbound motorist will use relocated Woodside Rd. Table 8 Diverted outbound travel times From To Average Travel Time (min:sec) John Deere Ct & Grace Ch Rd Route 11 & Brucetown Rd via Brucetown Rd 3:40 John Deere Ct & Grace Ch Rd I-81 SB ramp @ Hopewell Rd via Brucetown Rd 6:57 John Deere Ct & Grace Ch Rd Route 11 & Rest Church Rd via relocated Woodside Rd 7:00 John Deere Ct & Grace Ch Rd I-81 NB ramp and Rest Church Rd via relocated Woodside Road 8:15 Table 9 Diverted inbound travel times From To Average Travel Time (min:sec) Route 11 & Brucetown Rd John Deere Ct & Grace Ch Rd via Brucetown Rd 4:39 I-81 SB ramps @ Hopewell Rd John Deere Ct & Grace Ch Rd via Brucetown Rd 5:26 Route 11 & Rest Church Rd John Deere Ct & Grace Ch Rd via relocated Woodside Rd 6:45 I-81 NB ramp and Rest Church Rd John Deere Ct & Grace Ch Rd via Woodside Rd 7:55 81 Travel Times Page | 16 Delays The difference in travel times between a diverted and a non-diverted travel route is delay. For motorists desiring to go south on Route 11 or I-81 from point A, the travel time using Brucetown Road is shorter than that of Grace Church and Branson Spring Roads. The travel times for motorists traveling north to Rest Church Road are longer. Table 6 provides a summary of the increase/decrease in travel times and the diverted travel times. Table 10 Travel time delays From To Travel Time increase/decrease (min:sec) Diverted travel time (min:sec) Int of John Deere Ct & Grace Ch Rd Int of Route 11 & Brucetown Rd via Brucetown Rd instead of Grace Ch + Branson Sp + Rte 11 -0:36 3:40 Int of I-81 SB ramp @ Hopewell Rd via Brucetown Rd instead of Grace Ch + Branson Sp + Rte 11* Int of John Deere Ct & Grace Ch Rd -0:57 5:26 Int of John Deere Ct & Grace Ch Rd Int. of Route 11 & Rest Church Rd -0:09 6:45 Int of John Deere Ct & Grace Ch Rd Int of I-81 NB ramp and Rest Church Rd -0:11 7:35 While the travel time reductions are minor, the diversion routes do allow the traveling public to reach their destinations efficiently and safely. The variations in travel times are primarily attributed to the roadway surface, speed limits, and signal phasing. The speed limits on Grace Church, Woodside, and Branson Spring Roads are 35MPH by statute, but due to the narrow roadway width, short site distances, and gravel surface, a driver may not feel safe at that speed. While travel times were being collected, 25MPH was the maximum speed our drivers wanted to go. The higher speed limit and hard surface roads on Sir Johns and Brucetown Roads permit the motorist to travel at higher speeds, thereby reducing their overall travel times. The traffic signal at Route 11 and Brucetown Road randomly affected travel times to I-81. Travel to Rest Church Road is likewise affected by roadway surface, speed limits, and signal phasing. Travel on Grace Church, Woodside, and Branson Spring Roads is limited by driver comfort, and slower speeds are experienced due to the narrow roadway width, short site distances, and gravel surface. Even though the distance is longer, the ability to travel at 45MPH over those longer distances increased the travel times only modestly. The traffic signal at Route 11 and Rest Church Road randomly affected travel times to I-81. 82 Conclusions and Recommendations Page | 17 Conclusions and Recommendations This Traffic Diversion Study has been performed to quantify the changes in travel times resulting from the relocation and vacation of public roadways that pass through the mining area proposed by Carmeuse. The Virginia Department of Energy regulations prohibits the traveling public from entering a permitted mine area due to the potential dangers of mining activity. Therefore, Carmeuse proposes to reroute the traveling public around the proposed mining area by vacating portions of the following public roads: • Branson Springs Road (Route 668) to be terminated with a cul de sac near the W&W railroad crossing. • Woodside Road (Route 671) to be terminated with a cul de sac near the W&W railroad crossing. • Woodside Road (Route 671) to be relocated to the east of the proposed mine area. • Grace Church Road (Route 668) to be routed into the relocated Woodside Road. Travel times were collected in five runs between 11:00AM and 2:00PM along three primary travel routes between Point A, the intersection of Grace Church Rd and John Deere Ct, and US Route 11 and I-81. Travel times were also computed on a new route between Point A and US Route 11 and I-81 at Rest Church Road. The collected travel times were averaged to arrive at a travel time for each route. Variations in travel times are attributed to the distance, roadway surface, speed limits, and signal phasing. The speed limits on Grace Church, Woodside, and Branson Spring Roads are 35MPH by statute, but due to the narrow roadway width, short site distances, and gravel surface, most drivers will not feel safe at that speed. The higher speed limit and hard surface on Sir John and Brucetown Roads permit motorists to travel at higher speeds, reducing their overall travel times. In addition, the traffic signals at Route 11 randomly affected travel times to I-81. Existing travel on Grace Church, Woodside, and Branson Spring Roads is limited by driver comfort, which results in slower speeds due to the narrow roadway width, short site distances, and gravel surface. The relocated woodside Rd will be paved, which will enable motorists to travel at 45MPH. The traffic signal at Route 11 and Rest Church Road randomly affected travel times to I-81. This engineer believes that this rezoning and its associated traffic diversions result in travel time changes that are both manageable and acceptable for this project setting. 83 Appendix A Pre-Scope of Work Meeting Form 84 SCOPING INFORMATION Traffic Impact Analysis for Carmeuse Rezoning January 13, 2022 Rev 3/23/22 Prepared by Stowe Engineering, PLC 103 Heath Court Winchester, VA 22602 85 It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. PRE-SCOPE OF WORK MEETING FORM Information on the Project Traffic Impact Analysis Base Assumptions The applicant is responsible for entering the relevant information and submitting the form to VDOT and the locality no less than three (3) business days prior to the meeting. If a form is not received by this deadline, the scope of work meeting may be postponed. Contact Information Consultant Name: Tele: E-mail: Stowe Engineering, PLC 540.686.7373 timstowe@stowecompanies.com Developer/Owner Name: Tele: E-mail: O N Minerals d.b.a Carmeuse Lime and Stone 540.662.3855 x4037 Logan.Thompson@carmeuse.com Project Information Project Name: Carmeuse Rezoning Locality/County: Frederick Project Location: (Attach regional and site specific location map) north of Brucetown Rd, east of Route 11, east of W&W railroad, wet of Woodside Rd Submission Type Comp Plan Rezoning Site Plan Subd Plat Project Description: (Including details on the land use, acreage, phasing, access location, etc. Attach additional sheet if necessary) Rezoning of 330+/- acres from RA to EM Proposed Use(s): (Check all that apply; attach additional pages as necessary) Residential Commercial Mixed Use Other Residential Uses(s) Number of Units: ITE LU Code(s): Commercial Use(s) ITE LU Code(s): Square Ft or Other Variable: Other Use(s) ITE LU Code(s): Independent Variable(s): see notes in assumptions Total Peak Hour Trip Projection: Less than 100 100 – 499 500 – 999 1,000 or more 86 It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Traffic Impact Analysis Assumptions Study Period Existing Year: 2022 Build-out Year: 2035 Design Year: 2041 Study Area Boundaries (Attach map) North: Route 669 Rest Church Rd South: Route 672 Hopewell Rd East: Carmeuse Entrance West: I-81 External Factors That Could Affect Project (Planned road improvements, other nearby developments) none known Consistency With Comprehensive Plan (Land use, transportation plan) not currently Available Traffic Data (Historical, forecasts) VDOT published traffic data and counts from previous studies Trip Distribution (Attach sketch) Road Name: see attachment Road Name: Road Name: Road Name: Annual Vehicle Trip Growth Rate: 1% Peak Period for Study (check all that apply) AM PM SAT Peak Hour of the Generator Study Intersections and/or Road Segments (Attach additional sheets as necessary) 1.see attachment 6. 2. 7. 3. 8. 4. 9. 5. 10. Trip Adjustment Factors Internal allowance: Yes No Reduction: % trips Pass-by allowance: Yes No Reduction: % trips Software Methodology Synchro HCS (v.2000/+) aaSIDRA CORSIM Other Traffic Signal Proposed or Affected (Analysis software to be used, progression speed, cycle length) The traffic signals at Brucetown Rd/Hopewell Rd/Route 11 will continue to pass Carmeuse traffic with no proposed Carmeuse traffic increase. 87 It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. Improvement(s) Assumed or to be Considered Traffic signals at I-81 ramps proffered by Blain-Cline rezoning. Background Traffic Studies Considered none Plan Submission Master Development Plan (MDP) Generalized Development Plan (GDP) Preliminary/Sketch Plan Other Plan type (Final Site, Subd. Plan) Additional Issues to be Addressed Queuing analysis Actuation/Coordination Weaving analysis Merge analysis Bike/Ped Accommodations Intersection(s) TDM Measures Other NOTES on ASSUMPTIONS: 1.This project is not planned to increase quarry related traffic; it expands access to reserves. Existing historical traffic volumes are provided in this document. 2.Merge analysis will be performed on the I-81 ramps. 3.An Operational Analysis will be performed where roadways are proposed to be removed or rerouted, to include: + Analysis of current routes, traffic volumes, and travel times +Identification of proposed road closures and relocations +Identification of routes receiving diverted trips +Analysis of routes receiving diverted trips +Identification of areas that will be impacted +Quantify the current and rerouted travel times +Evaluate each property for access to a public roadway or dedicated ingress/egress easement SIGNED: _______________________ DATE: ______________ Applicant or Consultant PRINT NAME: _____________________________ Applicant or Consultant 3/23/22 Tim Stowe 88 It is important for the applicant to provide sufficient information to county and VDOT staff so that questions regarding geographic scope, alternate methodology, or other issues can be answered at the scoping meeting. 89 24 HR Classified Count Study Intersection Study Intersection Study Intersection Quarry Ent 24 HR Classified Count Study Intersection 327.9 AC +/- Exit 323 Exit 321 PROJECT LOCATION Study Intersection Quarry Ent PROPOSED TRAFFIC COUNT LOCATIONSCARMEUSE REZONINGFREDERICK COUNTY, VArev. 3/23/22 90 40% 40% 10% 4% 4% 2% 327.9 AC +/- Exit 323 Exit 321 PROJECT LOCATION PROPOSED TRIP DISTRIBUTIONCARMEUSE REZONINGFREDERICK COUNTY, VA91 Stowe Engineering, PLC Tel 540.686.7373 Fax 540.301.1100 103 Heath Court Winchester, VA 22602 01.17.2022 Memo Background: Carmeuse Lime and Stone request the rezoning of 327.9 acres from RA to EM zoning. The rezoning will allow Carmeuse to gain access to additional reserves to continue operations at current levels. There is no plan to increase production, and therefore traffic is expected to remain unchanged from present-day traffic volumes. In recent years Carmeuse has relied heavily on rail to move large amounts of aggregate out of the area. Locally, trucks transport aggregate, lime, and milled limestone. Almost all trucks come from or head to the west on Brucetown Road. From there, the rips disburse on Route 11 or I-81. The Institute for Transportation Engineer's Trip Generation Manual, the 11th edition, does not have a land use category for surface mines. Therefore, historical count data and current turning movement counts have been used to quantify the existing trips generated at the Carmeuse plant in Clear Brook, VA. Truck Design Hourly Volume: Carmeuse weighs all customer aggregate trucks when they leave the property. All customer lime and milled limestone trucks cross the scales on arrival and departure from the property. This action provides a historical record of the total number of trucks leaving the property. Table 1 and Figure 1 on the following pages show the monthly and daily average number of trucks crossing the scales in each of the last four years. The monthly average number of trucks for each of the past 4 years was ordered from highest to lowest and plotted from this data. See Table 2 and Figure 2. By evaluating the slope of the line, it becomes easy to identify an overall daily design volume at 200 trucks/day based on the line's upper break point. Trip Generation: The daily design volume of trucks is 43% greater than the actual volume of trucks that crossed the scales on November 16, 2021, the day the turning movement counts were collected at the Carmeuse entrance. To calculate the average AM and PM peak hour trips at the entrance, the peak hour turning movement volumes entering and leaving the site was increased by 43%. The result is presented in Table 3, which also provides a breakdown of non-customer trips, including 90 employees, 30 contractor employees (average), and 15 trips for goods and services. To VDOT Land Use Engineer, Edinburg, VA. From Tim Stowe Stowe Engineering, PLC CC Transportation Planning, Staunton Dist Re Traffic Study for Carmeuse Rezoning, Clear Brook, VA 92 01.17.2022 Memo Pg.02 Variations in the traffic volumes at Carmeuse are seasonal. And while the traffic data collected for the Traffic Impact Analysis will include all Carmeuse related peak hour trips, the values shown in Table 3 provide a conservative average of the daily and peak hour trips. 93 2018 2019 2020 2021 Notes Jan 5006 2483 4101 2801 Feb 4451 1976 3146 2339 March 3788 3182 3468 3855 April 5155 3932 3825 3486 May 5181 4262 4096 3086 June 5223 4445 4308 4362 July 4699 4206 3950 3671 Aug 4106 4550 3140 3630 Sept 3652 6759 3553 3386 Oct 4380 6743 5082 3765 Nov 3733 3451 3281 3142 Nov 2021 Average = 126/day Dec 3053 2711 2391 3389 Total 52427 48700 44341 40912 Month Truck Avg 4,369 4,058 3,695 3,656 Daily Truck Avg 175 162 148 146 Using 25 days per month(excluding Sat's) TABLE 1. MONTHLY TRUCK VOLUMES CROSSING SCALES Carmeuse Lime and Stone Clear Brook, VA 94 0 1000 2000 3000 4000 5000 6000 7000 8000 Jan Feb March April May June July Aug Sept Oct Nov Dec Figure 1. Monthly Truck Volumes Crossing Scales 2018 2019 2020 2021 95 2018 2018 Daily Average 2019 2019 Daily Average 2020 2020 Daily Average 2021 2021 Daily Average Jan 5006 200 2483 99 4101 164 2801 112 Feb 4451 178 1976 79 3146 126 2339 94 = Max March 3788 152 3182 127 3468 139 3855 154 April 5155 206 3932 157 3825 153 3486 139 = Min May 5181 207 4262 170 4096 164 3086 123 June 5223 209 4445 178 4308 172 4362 174 July 4699 188 4206 168 3950 158 3671 147 Aug 4106 164 4550 182 3140 126 3630 145 Sept 3652 146 6759 270 3553 142 3386 135 Oct 4380 175 6743 270 5082 203 3765 151 Nov 3733 149 3451 138 3281 131 3142 126 Dec 3053 122 2711 108 2391 96 3389 136 Table 2. Average Daily Truck Volumes Crossing Scales Carmeuse Lime and Stone Clear Brook, Virginia 96 0 50 100 150 200 250 300 Figure 2. Average Daily Truck Volume Crossing Scales January 2018 to December 2021 Design Point =200 Max Min 97 enter exit enter exit Design Volume Daily Trucks @ scales (from graph)200 45 10 3 27 400 Employees (90+/-)90 20 5 1 12 180 Contractor Employees (30+/-)30 7 2 0 4 60 Goods and Services deliveries (15+/-)15 3 1 0 2 30 Total Carmeuse Traffic 335 76 17 4 46 670 Note 1 11/16/21 peak hour turning movement volumes have been increased by 43% to align with the design hour daily values AM PM Table 3. Peak Hour Traffic Volumes Carmeuse Lime and Stone Quarry Clear Brook, Frederick County, VA 14-Jan-22 Source: Carmeuse &11/16/21 Traffic Count Data Peak Hour1 Traffic Generator One Way Volume ADT = One-Way Volume * 2 98 99 100 101 enter exit enter exit Design Volume Daily Trucks @ scales (from graph)200 45 10 3 27 400 Employees (90+/-)90 20 5 1 12 180 Contractor Employees (30+/-)30 7 2 0 4 60 Goods and Services deliveries (15+/-)15 3 1 0 2 30 Total Carmeuse Traffic 335 76 17 4 46 670 Note 1 11/16/21 peak hour turning movement volumes have been increased by 43% to align with the design hour daily values AM PM Table 3. Peak Hour Traffic Volumes Carmeuse Lime and Stone Quarry Clear Brook, Frederick County, VA 14-Jan-22 Source: Carmeuse &11/16/21 Traffic Count Data Peak Hour1 Traffic Generator One Way Volume ADT = One-Way Volume * 2 102 Appendix B Traffic Count Data 103 CARS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: I-81 NB On Ramp - I-81 NB Off Ramp Date: November 16, 2021 Tuesday and: Route 672 (Hopewell Rd) Weather: Cool, Clear Location: Frederick County, Virginia Entered by: CK Star Rating: 3 TOTAL on: I-81 NB On Ramp on: I-81 NB Off Ramp on:Route 672 (Hopewell Rd)on:Route 672 (Hopewell Rd)N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:1500000510061412002609301244 6:15 - 6:300000012100131620003609501463 6:30 - 6:450000020000208130021027102869 6:45 - 7:0000000190302213230036032103391 7:00 - 7:1500000150301814260040034503997 7:15 - 7:30000001603019133100440472049112 7:30 - 7:45000002125028253600610850186175 7:45 - 8:0000000170101892100300645069117 8:00 - 8:1500000160101710210031048305199 8:15 - 8:3000000100501592200310537060106 8:30 - 8:4500000130201510290140039404398 8:45 - 9:000000014040182330035030303386 3 Hr Totals 0000017842702091432870143104773915171157 1 Hr Totals 6:00 - 7:0000000562306151680011907710087267 6:15 - 7:150000066160735182001330102120114320 6:30 - 7:30000007009079489300141014090149369 6:45 - 7:4500000712140876511600181019881207475 7:00 - 8:00000006921208361114001750230121243501 7:15 - 8:15000007021008257109001660244101255503 7:30 - 8:30000006421207853100001530250151266497 7:45 - 8:450000056090653893011320204190223420 8:00 - 9:00000005301206531105011370170170187389 PEAK HOUR 7:00 - 8:00 000006921208361114001750230121243501 PM 3:00 - 3:150000024050299290038013501885 3:15 - 3:30000002215028243800620226028118 3:30 - 3:4500000220150371920003901611027103 3:45 - 4:00000001605021155400690287035125 4:00 - 4:150000014180231841005902014034116 4:15 - 4:30000002209031244200660328040137 4:30 - 4:450000017060232653007901826044146 4:45 - 5:00000002107028154300580228030116 5:00 - 5:1500000190130322436006002713040132 5:15 - 5:3000000190110301359007203915054156 5:30 - 5:450000017017034144400580209029121 5:45 - 6:00000001601102713280041023102492 3 Hr Totals 000002292112034321448700701028012304031447 1 Hr Totals 3:00 - 4:00000008413001156714100208079290108431 3:15 - 4:15000007423301097615300229086380124462 3:30 - 4:30000007413701127615700233096400136481 3:45 - 4:4500000691280988319000273098550153524 4:00 - 5:00000007413001058317900262092560148515 4:15 - 5:15000007903501148917400263099550154531 4:30 - 5:300000076037011378191002690106620168550 4:45 - 5:450000076048012466182002480108450153525 5:00 - 6:000000071052012364167002310109380147501 PEAK HOUR 4:30 - 5:30 0010176037011378191002690106620168551 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 104 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: I-81 SB Off Ramp - I-81 SB On Ramp Date: November 16, 2021 Tuesday and: Route 672 (Hopewell Rd) Weather: Cool, Clear Location: Frederick County, Virginia Entered by: CK Star Rating: 4 TOTAL on: I-81 SB Off Ramp on: I-81 SB On Ramp on: Route 672 (Hopewell Rd) on: Route 672 (Hopewell Rd) N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:15007070000001130143500829 6:15 - 6:30411001500000051902468001453 6:30 - 6:454020024000000412016811001959 6:45 - 7:00160250410000001119030714002192 7:00 - 7:1550270320000008240321022003296 7:15 - 7:302414106600000015200356180024125 7:30 - 7:458218401670010103650411170018227 7:45 - 8:0012026601880000001930223120015225 8:00 - 8:15532410960000001840221170018136 8:15 - 8:30205450700000002061274210126123 8:30 - 8:451432103800000016262448190027109 8:45 - 9:00321702200000016330498260034105 3 Hr Totals 345174040766001010169184335665190012561379 1 Hr Totals 6:00 - 7:0024162087000000216308424380062233 6:15 - 7:152918201120000002874010231550086300 6:30 - 7:3049111301630000003875011331650096372 6:45 - 7:45127217703060010107068013824710095540 7:00 - 8:00231421804530010107852013020690089673 7:15 - 8:15279623205170010108832012011640075713 7:30 - 8:30275102360521001010931811129670177711 7:45 - 8:452071217303920000007339311516690186593 8:00 - 9:009012124022600000070693142218301105473 PEAK HOUR 7:15 - 8:15 279623205170010108832012011640075713 PM 3:00 - 3:153090120000001918037114001564 3:15 - 3:303090120000001928047521002685 3:30 - 3:457070140000002317040524002983 3:45 - 4:00101401500000030390696260032116 4:00 - 4:15501502000000027280555230028103 4:15 - 4:30211601900000025280536250031103 4:30 - 4:45301101400000028320600360036110 4:45 - 5:0040150190000002429053819002799 5:00 - 5:15101201300000031260576330039109 5:15 - 5:30101902000000021480698370045134 5:30 - 5:45301301600000031330643200023103 5:45 - 6:0030130160000001526041113001471 3 Hr Totals 3611530190000000293352064554291003451180 1 Hr Totals 3:00 - 4:0014039053000000911020193178500102348 3:15 - 4:1516045061000000991120211219400115387 3:30 - 4:30151520680000001051120217229800120405 3:45 - 4:451115606800000011012702371711000127432 4:00 - 5:001415707200000010411702211910300122415 4:15 - 5:151015406500000010811502232011300133421 4:30 - 5:30905706600000010413502392212500147452 4:45 - 5:45905906800000010713602432510900134445 5:00 - 6:0080570650000009813302311810300121417 PEAK HOUR 4:30 - 5:30 905706600000010413502392212500147452 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 105 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: Quarry Rd - Quarry Entrance Date: November 16, 2021 Tuesday and: Route 672 (Brucetown Rd) Weather: Cool, Clear Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: Quarry Rd on: Quarry Entrance on: Route 672 (Brucetown Rd) on: Route 672 (Brucetown Rd) N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:15000000080801620181300430 6:15 - 6:300000000202025002576001340 6:30 - 6:45000000020201700171413002746 6:45 - 7:00000000040402200221810002854 7:00 - 7:1500000002020250025168002451 7:15 - 7:30000000020203000301311002456 7:30 - 7:450000000404032003265001147 7:45 - 8:0000000005050220022413001744 8:00 - 8:1500000002020220022713002044 8:15 - 8:3000000003030240024810001845 8:30 - 8:450000000707036003665001154 8:45 - 9:0000000104050230023621002755 3 Hr Totals 00000104504602942029610611800224566 1 Hr Totals 6:00 - 7:00000000016016080208240320072170 6:15 - 7:15000000010010089008955370092191 6:30 - 7:300000000100100940094614200103207 6:45 - 7:4500000001201201090010953340087208 7:00 - 8:0000000001301301090010939370076198 7:15 - 8:1500000001301301060010630420072191 7:30 - 8:3000000001401401000010025410066180 7:45 - 8:4500000001701701040010425410066187 8:00 - 9:0000000101601701050010527490076198 PEAK HOUR 6:45 - 7:45 00000001201201090010953340087208 PM 3:00 - 3:1500000106070130013616002242 3:15 - 3:3000000008080210021223002554 3:30 - 3:4500000005160220022432003664 3:45 - 4:0000000006060290029127002863 4:00 - 4:150000000170170150015127002860 4:15 - 4:3000000006060290029030003065 4:30 - 4:4500000004040150015224002645 4:45 - 5:0000000004040250025129003059 5:00 - 5:150000000110110240024032003267 5:15 - 5:300000020160180350035234003689 5:30 - 5:4500000001010170017028002846 5:45 - 6:0000000000000140014535004054 3 Hr Totals 0000030841880259002592433700361708 1 Hr Totals 3:00 - 4:000000010251270850085139800111223 3:15 - 4:150000000361370870087810900117241 3:30 - 4:300000000341350950095611600122252 3:45 - 4:450000000330330880088410800112233 4:00 - 5:000000000310310840084411000114229 4:15 - 5:150000000250250930093311500118236 4:30 - 5:300000020350370990099511900124260 4:45 - 5:45000002032034010100101312300126261 5:00 - 6:000000020280300900090712900136256 PEAK HOUR 4:45 - 5:45 000002032034010100101312300126261 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 106 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: US 11 Date: November 18, 2021 Thursday and: Branson Spring Rd Weather: Warm, Cloudy Location: Frederick County, Virginia Entered by: CK Star Rating: 4 TOTAL on: US 11 on: US 11 on: Branson Spring Rd on: N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:1503300331240025000000000058 6:15 - 6:3006000601210022000000000082 6:30 - 6:4506210630330033100010000097 6:45 - 7:00080008023600382000200000120 7:00 - 7:1505310542330035001010000090 7:15 - 7:30061006114600471010200000110 7:30 - 7:45099009902700272000200000128 7:45 - 8:00088008803700370010100000126 8:00 - 8:1505400540270128001010000083 8:15 - 8:30060006004100410030300000104 8:30 - 8:45063306623200341000100000101 8:45 - 9:0004210431450046002020000091 3 Hr Totals 0755607611040201413709016000001190 1 Hr Totals 6:00 - 7:000235102364114001183000300000357 6:15 - 7:150255202575123001283010400000389 6:30 - 7:300256202585148001534020600000417 6:45 - 7:450293102945142001475020700000448 7:00 - 8:000301103023143001463030600000454 7:15 - 8:150302003021137011393030600000447 7:30 - 8:300301003010132011332050700000441 7:45 - 8:450265302682137011401050600000414 8:00 - 9:000219402233145011491060700000379 PEAK HOUR 7:00 - 8:00 0301103023143001463030600000454 PM 3:00 - 3:15042304508300832000200000130 3:15 - 3:30042004207600760000000000118 3:30 - 3:45050005029600981020300000151 3:45 - 4:0005610572108001101020300000170 4:00 - 4:1505500550115001151000100000171 4:15 - 4:3005510562102001040010100000161 4:30 - 4:4506710680102001020020200000172 4:45 - 5:0006500650112001120010100000178 5:00 - 5:1505310540120001202010300000177 5:15 - 5:3005300530102001021000100000156 5:30 - 5:4506100613119001220000000000183 5:45 - 6:0004200421105011070000000000149 3 Hr Totals 0 641 7 0 648 10 1240 0 1 1251 809017000001916 1 Hr Totals 3:00 - 4:000190401944363003674040800000569 3:15 - 4:150203102044395003993040700000610 3:30 - 4:300216202186421004273050800000653 3:45 - 4:450233302364427004312050700000674 4:00 - 5:000242202442431004331040500000682 4:15 - 5:150240302432436004382050700000688 4:30 - 5:300238202400436004363040700000683 4:45 - 5:450232102333453004563020500000694 5:00 - 6:000209102104446014513010400000665 PEAK HOUR 4:45 - 5:45 0232102333453004563020500000694 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 107 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: US 11 Date: November 16, 2021 Tuesday and: Route 672 (Brucetown Rd) Weather: Cool, Clear Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: US 11 on: US 11 on: Route 672 (Brucetown Rd) on: N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:15 0 49 0 0 49 6 20 0 0 26 4 0 23 0 27 0 0 0 0 0 102 6:15 - 6:30 0 71 1 0 72 12 29 0 0 41 4 0 18 0 22 0 0 0 0 0 135 6:30 - 6:45 0 57 3 0 60 30 30 0 0 60 1 0 19 0 20 0 0 0 0 0 140 6:45 - 7:00 0 70 6 0 76 29 33 0 0 62 5 0 26 0 31 0 0 0 0 0 169 7:00 - 7:15 0 63 8 0 71 26 36 0 0 62 3 0 30 0 33 0 0 0 0 0 166 7:15 - 7:30 0 74 7 0 81 18 43 0 0 61 4 0 37 0 41 0 0 0 0 0 183 7:30 - 7:45 0 89 0 0 89 14 43 0 0 57 2 0 32 0 34 0 0 0 0 0 180 7:45 - 8:00 0 94 5 0 99 28 36 0 0 64 6 0 27 0 33 0 0 0 0 0 196 8:00 - 8:15 0 80 5 0 85 19 43 0 0 62 2 0 27 0 29 0 0 0 0 0 176 8:15 - 8:30 0 98 1 0 99 16 25 0 0 41 3 0 22 0 25 0 0 0 0 0 165 8:30 - 8:45 0 91 2 0 93 14 30 0 0 44 1 0 44 0 45 0 0 0 0 0 182 8:45 - 9:00 0 93 5 0 98 25 43 0 0 68 6 0 30 0 36 0 0 0 0 0 202 3 Hr Totals 0 929 43 0 972 237 411 0 0 648 41 0 335 0 376 0 0 0 0 0 1996 1 Hr Totals 6:00 - 7:00 0 247 10 0 257 77 112 0 0 189 14 0 86 0 100 0 0 0 0 0 546 6:15 - 7:15 0 261 18 0 279 97 128 0 0 225 13 0 93 0 106 0 0 0 0 0 610 6:30 - 7:30 0 264 24 0 288 103 142 0 0 245 13 0 112 0 125 0 0 0 0 0 658 6:45 - 7:45 0 296 21 0 317 87 155 0 0 242 14 0 125 0 139 0 0 0 0 0 698 7:00 - 8:00 0 320 20 0 340 86 158 0 0 244 15 0 126 0 141 0 0 0 0 0 725 7:15 - 8:15 0 337 17 0 354 79 165 0 0 244 14 0 123 0 137 0 0 0 0 0 735 7:30 - 8:30 0 361 11 0 372 77 147 0 0 224 13 0 108 0 121 0 0 0 0 0 717 7:45 - 8:45 0 363 13 0 376 77 134 0 0 211 12 0 120 0 132 0 0 0 0 0 719 8:00 - 9:00 0 362 13 0 375 74 141 0 0 215 12 0 123 0 135 0 0 0 0 0 725 PEAK HOUR 7:15 - 8:15 0 337 17 0 354 79 165 0 0 244 14 0 123 0 137 0 0 0 0 0 735 PM 3:00 - 3:15 0 57 7 0 64 22 90 0 0 112 5 0 23 0 28 0 0 0 0 0 204 3:15 - 3:30 0 42 7 0 49 30 75 0 0 105 11 0 32 0 43 0 0 0 0 0 197 3:30 - 3:45 0 54 7 0 61 43 98 0 0 141 9 0 24 0 33 0 0 0 0 0 235 3:45 - 4:00 0 77 6 0 83 31 102 0 0 133 9 0 37 0 46 0 0 0 0 0 262 4:00 - 4:15 0 46 6 0 52 29 113 0 0 142 11 0 33 0 44 0 0 0 0 0 238 4:15 - 4:30 0 58 5 0 63 28 111 0 0 139 11 0 36 0 47 0 0 0 0 0 249 4:30 - 4:45 0 50 4 0 54 26 97 0 0 123 6 0 25 0 31 0 0 0 0 0 208 4:45 - 5:00 0 56 8 0 64 29 110 0 0 139 7 0 29 0 36 0 0 0 0 0 239 5:00 - 5:15 0 74 3 0 77 33 98 0 0 131 6 0 31 0 37 0 0 0 0 0 245 5:15 - 5:30 0 58 4 0 62 32 113 0 0 145 3 0 51 0 54 0 0 0 0 0 261 5:30 - 5:45 0 76 0 0 76 34 102 0 0 136 7 0 21 0 28 0 0 0 0 0 240 5:45 - 6:00 0 49 6 0 55 36 103 0 0 139 6 0 15 0 21 0 0 0 0 0 215 3 Hr Totals 0 697 63 0 760 373 1212 0 0 1585 91 0 357 0 448 0 0 0 0 0 2793 1 Hr Totals 3:00 - 4:00 0 230 27 0 257 126 365 0 0 491 34 0 116 0 150 0 0 0 0 0 898 3:15 - 4:15 0 219 26 0 245 133 388 0 0 521 40 0 126 0 166 0 0 0 0 0 932 3:30 - 4:30 0 235 24 0 259 131 424 0 0 555 40 0 130 0 170 0 0 0 0 0 984 PHF 0.76 0.86 0.76 0.94 0.91 0.88 0.97 %T 5.5% 4.2% 6.1% 4.7% 2.5% 6.9% 1.4% 3:45 - 4:45 0 231 21 0 252 114 423 0 0 537 37 0 131 0 168 0 0 0 0 0 957 4:00 - 5:00 0 210 23 0 233 112 431 0 0 543 35 0 123 0 158 0 0 0 0 0 934 4:15 - 5:15 0 238 20 0 258 116 416 0 0 532 30 0 121 0 151 0 0 0 0 0 941 4:30 - 5:30 0 238 19 0 257 120 418 0 0 538 22 0 136 0 158 0 0 0 0 0 953 4:45 - 5:45 0 264 15 0 279 128 423 0 0 551 23 0 132 0 155 0 0 0 0 0 985 5:00 - 6:00 0 257 13 0 270 135 416 0 0 551 22 0 118 0 140 0 0 0 0 0 961 PEAK HOUR 4:45 - 5:45 0 264 15 0 279 128 423 0 0 551 23 0 132 0 155 0 0 0 0 0 985 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 108 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: US 11 Date: November 16, 2021 Tuesday and: Route 672 (Brucetown Rd-Hopewell Rd) Weather: Cool, Clear Location: Frederick County, Virginia Entered by: CK Star Rating: 4 TOTAL on: US 11 on: US 11 on: Route 672 (Brucetown Rd) on: Route 672 (Hopewell Rd) N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:15 8 39 0 0 47 3 16 11 0 30 4 11 12 0 27 7 3 4 0 14 118 6:15 - 6:30 9 63 1 0 73 5 23 16 0 44 4 8 10 0 22 5 7 6 0 18 157 6:30 - 6:4585030611221904219701714179040160 6:45 - 7:00 7 62 4 0 73 13 27 17 0 57 5 16 10 0 31 17 15 6 0 38 199 7:00 - 7:15 17 46 7 0 70 9 31 13 0 53 3 14 15 0 32 18 18 4 0 40 195 7:15 - 7:30 18 58 6 0 82 10 36 17 0 63 3 20 12 0 35 23 7 9 0 39 219 7:30 - 7:45 13 74 0 0 87 2 37 24 0 63 2 16 18 0 36 98 10 6 0 114 300 7:45 - 8:00 7 88 5 0 100 11 27 9 0 47 5 15 12 0 32 73 17 9 0 99 278 8:00 - 8:15 7 72 5 0 84 6 33 19 0 58 3 7 19 0 29 60 13 10 0 83 254 8:15 - 8:30 9 87 1 0 97 9 18 22 0 49 3 6 15 0 24 49 7 6 0 62 232 8:30 - 8:45 21 70 3 0 94 5 21 10 0 36 4 21 23 0 48 40 9 7 0 56 234 8:45 - 9:00 30 66 5 0 101 18 33 8 0 59 6 11 19 0 36 36 6 10 0 52 248 3 Hr Totals 154 775 40 0 969 103 323 175 0 601 43 154 172 0 369 440 129 86 0 655 2594 1 Hr Totals 6:00 - 7:00 32 214 8 0 254 33 87 53 0 173 14 44 39 0 97 43 42 25 0 110 634 6:15 - 7:15 41 221 15 0 277 39 102 55 0 196 13 47 42 0 102 54 57 25 0 136 711 6:30 - 7:30 50 216 20 0 286 44 115 56 0 215 12 59 44 0 115 72 57 28 0 157 773 6:45 - 7:45 55 240 17 0 312 34 131 71 0 236 13 66 55 0 134 156 50 25 0 231 913 7:00 - 8:00 55 266 18 0 339 32 131 63 0 226 13 65 57 0 135 212 52 28 0 292 992 7:15 - 8:15 45 292 16 0 353 29 133 69 0 231 13 58 61 0 132 254 47 34 0 335 1051 7:30 - 8:30 36 321 11 0 368 28 115 74 0 217 13 44 64 0 121 280 47 31 0 358 1064 7:45 - 8:45 44 317 14 0 375 31 99 60 0 190 15 49 69 0 133 222 46 32 0 300 998 8:00 - 9:00 67 295 14 0 376 38 105 59 0 202 16 45 76 0 137 185 35 33 0 253 968 PEAK HOUR 7:30 - 8:30 36 321 11 0 368 28 115 74 0 217 13 44 64 0 121 280 47 31 0 358 1064 PM 3:00 - 3:15 16 49 7 0 72 13 70 14 0 97 5 15 5 0 25 13 8 18 0 39 233 3:15 - 3:30 12 41 7 0 60 17 61 22 0 100 11 21 13 0 45 15 14 11 0 40 245 3:30 - 3:45 8 64 6 0 78 22 82 23 0 127 7 8 16 0 31 13 19 17 0 49 285 3:45 - 4:00 22 70 6 0 98 17 89 24 0 130 9 16 14 0 39 17 13 13 0 43 310 4:00 - 4:15 14 38 6 0 58 18 94 25 0 137 10 21 10 0 41 13 11 19 0 43 279 4:15 - 4:30 15 42 4 0 61 10 90 28 0 128 10 19 16 0 45 15 13 19 0 47 281 4:30 - 4:45 14 36 4 0 54 15 81 28 0 124 6 16 10 0 32 15 10 17 0 42 252 4:45 - 5:00 16 40 7 0 63 14 101 23 0 138 6 13 15 0 34 18 16 10 0 44 279 5:00 - 5:15 21 53 3 0 77 14 82 25 0 121 6 14 16 0 36 23 19 15 0 57 291 5:15 - 5:30 10 48 4 0 62 17 97 24 0 138 3 35 16 0 54 23 15 13 0 51 305 5:30 - 5:45 15 61 0 0 76 24 91 12 0 127 7 17 4 0 28 19 9 15 0 43 274 5:45 - 6:00104040541886190123687021111915045243 3 Hr Totals 173 582 58 0 813 199 1024 267 0 1490 86 203 142 0 431 195 166 182 0 543 3277 1 Hr Totals 3:00 - 4:00 58 224 26 0 308 69 302 83 0 454 32 60 48 0 140 58 54 59 0 171 1073 3:15 - 4:15 56 213 25 0 294 74 326 94 0 494 37 66 53 0 156 58 57 60 0 175 1119 3:30 - 4:30 59 214 22 0 295 67 355 100 0 522 36 64 56 0 156 58 56 68 0 182 1155 3:45 - 4:45 65 186 20 0 271 60 354 105 0 519 35 72 50 0 157 60 47 68 0 175 1122 4:00 - 5:00 59 156 21 0 236 57 366 104 0 527 32 69 51 0 152 61 50 65 0 176 1091 4:15 - 5:15 66 171 18 0 255 53 354 104 0 511 28 62 57 0 147 71 58 61 0 190 1103 4:30 - 5:30 61 177 18 0 256 60 361 100 0 521 21 78 57 0 156 79 60 55 0 194 1127 4:45 - 5:45 62 202 14 0 278 69 371 84 0 524 22 79 51 0 152 83 59 53 0 195 1149 5:00 - 6:00 56 202 11 0 269 73 356 80 0 509 22 74 43 0 139 76 62 58 0 196 1113 PEAK HOUR 3:30 - 4:30 59 214 22 0 295 67 355 100 0 522 36 64 56 0 156 58 56 68 0 182 1155 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 109 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: US 11 Date: November 16, 2021 Tuesday and: Route 672 (Hopewell Rd) Weather: Cool, Clear Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: US 11 on: US 11 on: on: Route 672 (Hopewell Rd) N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:15195100700191103000000706013113 6:15 - 6:301773009002716043000005013018151 6:30 - 6:452057007703390420000014027041160 6:45 - 7:0024720096039170560000017021038190 7:00 - 7:1531610092040130530000018022040185 7:15 - 7:30387000108045170620000024016040210 7:30 - 7:452991001200392406300000980160114297 7:45 - 8:00221000012203490430000073026099264 8:00 - 8:15169000106036200560000061022083245 8:15 - 8:301610200118023220450000049014063226 8:30 - 8:45429300135026100360000039016055226 8:45 - 9:0040840012404980570000039017056237 3 Hr Totals 314 944 0 0 1258 0 410 176 0 586 00000444021606602504 1 Hr Totals 6:00 - 7:008025300333011853017100000430670110614 6:15 - 7:159226300355013955019400000540830137686 6:30 - 7:3011326000373015756021300000730860159745 6:45 - 7:45122294004160163710234000001570750232882 7:00 - 8:00120322004420158630221000002130800293956 7:15 - 8:151053510045601547002240000025608003361016 7:30 - 8:30833830046601327502070000028107803591032 7:45 - 8:4596385004810119610180000002220780300961 8:00 - 9:00114369004830134600194000001880690257934 PEAK HOUR 7:30 - 8:30 833830046601327502070000028107803591032 PM 3:00 - 3:1529480077083140970000012026038212 3:15 - 3:3032410073076210970000015021036206 3:30 - 3:451763008001042401280000013034047255 3:45 - 4:0042700011201042501290000017024041282 4:00 - 4:153548008301122401360000013030043262 4:15 - 4:303556009101012601270000014036050268 4:30 - 4:45304600760962901250000013027040241 4:45 - 5:003053008301152201370000017025042262 5:00 - 5:153870001080972501220000023034057287 5:15 - 5:3045640010901162401400000023030053302 5:30 - 5:453265009701111301240000018024042263 5:45 - 6:001847006501061801240000011033044233 3 Hr Totals 383 671 0 0 1054 0 1221 265 0 1486 00000189034405333073 1 Hr Totals 3:00 - 4:00120222003420367840451000005701050162955 3:15 - 4:151262220034803969404900000058010901671005 3:30 - 4:301292370036604219905200000057012401811067 PHF 0.77 0.85 0.94 0.95 0.84 0.86 %T 10% 3% 5% 8% 9% 5% 3:45 - 4:4514222000362041310405170000057011701741053 4:00 - 5:0013020300333042410105250000057011801751033 4:15 - 5:1513322500358040910205110000067012201891058 4:30 - 5:3014323300376042410005240000076011601921092 4:45 - 5:451492520040104398405230000081011301941118 5:00 - 6:001332460037904308005100000075012101961085 PEAK HOUR 4:45 - 5:45 1452520039704398405230000081011301941114 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 110 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: I-81 NB On-Off Ramp Date: May 17, 2022 Tuesday and: Route 672 (Hopewell Rd) Weather: Warm, Clear Location: Frederick County, Virginia Entered by: CK Star Rating: 4 TOTAL on: I-81 NB On-Off Ramp on: I-81 NB On-Off Ramp on: Route 672 (Hopewell Rd) on: Route 672 (Hopewell Rd) N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:150000080201012490061010301384 6:15 - 6:300000011010128570065015401996 6:30 - 6:4500000290103014210035023402792 6:45 - 7:00000001711019162600420318039100 7:00 - 7:1500000100201216290045030223491 7:15 - 7:30000001806024203900590317038121 7:30 - 7:45000001908027253300580314035120 7:45 - 8:0000000151301912370049020602694 8:00 - 8:1500000162402210230033028603489 8:15 - 8:30000001601017103400440355040101 8:30 - 8:450000016050219310040030003091 8:45 - 9:000000090201112350047025603189 3 Hr Totals 0000018443602241644140057803095523661168 1 Hr Totals 6:00 - 7:00000006515071501530020307919098372 6:15 - 7:150000067150735413300187099182119379 6:30 - 7:30000007411008566115001810115212138404 6:45 - 7:45000006411708277127002040123212146432 7:00 - 8:00000006211908273138002110112192133426 7:15 - 8:15000006832109267132001990110230133424 7:30 - 8:30000006631608557127001840114210135404 7:45 - 8:45000006331307941125001660113170130375 8:00 - 9:00000005721207141123001640118170135370 PEAK HOUR 6:45 - 7:45 000006411708277127002040123212146432 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 111 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: I-81 SB Off-On Ramp Date: May 17, 2022 Tuesday and: Route 672 (Hopewell Rd) Weather: Warm, Clear Location: Frederick County, Virginia Entered by: CK Star Rating: 4 TOTAL on: I-81 SB Off-On Ramp on: I-81 SB Off-On Ramp on: Route 672 (Hopewell Rd) on: Route 672 (Hopewell Rd) N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:150050500000064605278001572 6:15 - 6:30401311800000055305886001490 6:30 - 6:454116021000000913022612001861 6:45 - 7:0015023038000000223025914002386 7:00 - 7:158019027000000924033716002383 7:15 - 7:3050200250000001329042619002592 7:30 - 7:45100180280000001330043215001788 7:45 - 8:0090140230000001523038312001576 8:00 - 8:155018023000000619025716002371 8:15 - 8:304017021000000828036522002784 8:30 - 8:4530140170000001026036416002073 8:45 - 9:0000120120000001720037719002675 3 Hr Totals 671189125800000011333404477117500246951 1 Hr Totals 6:00 - 7:002315718200000022135015730400070309 6:15 - 7:1531171110400000025113013830480078320 6:30 - 7:303217801110000003389012228610089322 6:45 - 7:4538080011800000037106014324640088349 7:00 - 8:0032071010300000050106015618620080339 7:15 - 8:152907009900000047101014818620080327 7:30 - 8:302806709500000042100014217650082319 7:45 - 8:45210630840000003996013519660085304 8:00 - 9:00120610730000004193013423730096303 PEAK HOUR 6:45 - 7:45 38080011800000037106014324640088349 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 112 TOTALS TURNING MOVEMENT COUNT - SUMMARYCounted by: VCUIntersection of: US 11 Date: May 17, 2022 Tuesdayand: Brucetown Rd-Hopewell Rd Weather: Warm, ClearLocation: Frederick County, Virginia Entered by: CK Star Rating: 3TOTALon: US 11 on: US 11 on: Brucetown Rd-Hopewell Rd on: Brucetown Rd-Hopewell Rd N + STIME+RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTALE + WAM6:00 - 6:15419610138210902111070182850151926:15 - 6:3047817013582790441850146940192126:30 - 6:45 12 78 4 0 94 6 18 10 0 34 5 13 9 0 27 13 18 9 0 40 1956:45 - 7:00 8 60 3 0 71 11 29 17 0 57 3 17 16 0 36 21 19 5 0 45 2097:00 - 7:15 15 59 5 0 79 6 34 14 0 54 4 17 9 0 30 18 7 4 0 29 1927:15 - 7:30 18 62 4 0 84 9 29 20 0 58 3 17 11 0 31 16 11 13 0 40 2137:30 - 7:45 17 69 2 0 88 6 27 20 0 53 7 18 17 0 42 16 15 9 0 40 2237:45 - 8:00 15 71 5 0 91 10 35 11 0 56 5 13 11 0 29 12 10 8 0 30 2068:00 - 8:15 5 43 5 0 53 9 25 9 0 43 5 12 10 0 27 20 7 13 0 40 1638:15 - 8:30 14 58 0 0 72 3 35 7 0 45 4 21 20 0 45 19 15 7 0 41 2038:30 - 8:45 13 57 5 0 75 6 39 7 0 52 4 13 14 0 31 22 5 11 0 38 1968:45 - 9:00 16 58 8 0 82 12 46 18 0 76 4 7 13 0 24 15 8 11 0 34 2163 Hr Totals221 792 49 0 1062 88 354 151 0 593 46 166 142 0 354 180 132 99 0 411 24201 Hr Totals6:00 - 7:00 108 315 15 0 438 27 84 45 0 156 10 48 37 0 95 42 54 23 0 119 8086:15 - 7:15 82 278 19 0 379 31 108 50 0 189 13 55 39 0 107 58 53 22 0 133 8086:30 - 7:30 53 259 16 0 328 32 110 61 0 203 15 64 45 0 124 68 55 31 0 154 8096:45 - 7:45 58 250 14 0 322 32 119 71 0 222 17 69 53 0 139 71 52 31 0 154 8377:00 - 8:00 65 261 16 0 342 31 125 65 0 221 19 65 48 0 132 62 43 34 0 139 8347:15 - 8:15 55 245 16 0 316 34 116 60 0 210 20 60 49 0 129 64 43 43 0 150 8057:30 - 8:30 51 241 12 0 304 28 122 47 0 197 21 64 58 0 143 67 47 37 0 151 7957:45 - 8:45 47 229 15 0 291 28 134 34 0 196 18 59 55 0 132 73 37 39 0 149 7688:00 - 9:00 48 216 18 0 282 30 145 41 0 216 17 53 57 0 127 76 35 42 0 153 778PEAK HOUR6:45 - 7:4558 250 14 0 322 32 119 71 0 222 17 69 53 0 139 71 52 31 0 154 837TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 113 CARS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: US 11 Date: May 17, 2022 Tuesday and: Route 672 (Brucetown Rd) Weather: Warm, Clear Location: Frederick County, Virginia Entered by: CK Star Rating: 4 TOTAL on: US 11 on: US 11 on: Route 672 (Brucetown Rd) on: N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:15 132 1 0 133 10 15 0 25 1 14 0 15 0 173 6:15 - 6:30 127 3 0 130 18 29 0 47 0 12 0 12 0 189 6:30 - 6:45 85 2 0 87 18 25 0 43 4 19 0 23 0 153 6:45 - 7:00 66 2 0 68 24 30 0 54 2 28 0 30 0 152 7:00 - 7:15 67 5 0 72 11 36 0 47 4 23 0 27 0 146 7:15 - 7:30 77 4 0 81 17 37 0 54 3 26 0 29 0 164 7:30 - 7:45 80 2 0 82 13 34 0 47 7 31 0 38 0 167 7:45 - 8:00 81 5 0 86 17 36 0 53 5 20 0 25 0 164 8:00 - 8:15 45 3 0 48 12 33 0 45 6 21 0 27 0 120 8:15 - 8:30 70 0 0 70 13 33 0 46 5 38 0 43 0 159 8:30 - 8:45 68 5 0 73 8 46 0 54 4 21 0 25 0 152 8:45 - 9:00 66 7 0 73 18 52 0 70 4 17 0 21 0 164 3 Hr Totals 0 964 39 0 1003 179 406 0 0 585 45 0 270 0 315 0 0 0 0 0 1903 1 Hr Totals 6:00 - 7:00 0 410 8 0 418 70 99 0 0 169 7 0 73 0 80 0 0 0 0 0 667 6:15 - 7:15 0 345 12 0 357 71 120 0 0 191 10 0 82 0 92 0 0 0 0 0 640 6:30 - 7:30 0 295 13 0 308 70 128 0 0 198 13 0 96 0 109 0 0 0 0 0 615 6:45 - 7:45 0 290 13 0 303 65 137 0 0 202 16 0 108 0 124 0 0 0 0 0 629 7:00 - 8:00 0 305 16 0 321 58 143 0 0 201 19 0 100 0 119 0 0 0 0 0 641 7:15 - 8:15 0 283 14 0 297 59 140 0 0 199 21 0 98 0 119 0 0 0 0 0 615 7:30 - 8:30 0 276 10 0 286 55 136 0 0 191 23 0 110 0 133 0 0 0 0 0 610 7:45 - 8:45 0 264 13 0 277 50 148 0 0 198 20 0 100 0 120 0 0 0 0 0 595 8:00 - 9:00 0 249 15 0 264 51 164 0 0 215 19 0 97 0 116 0 0 0 0 0 595 PEAK HOUR 6:00 - 7:00 0 410 8 0 418 70 99 0 0 169 7 0 73 0 80 0 0 0 0 0 667 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 114 TOTALS TURNING MOVEMENT COUNT - SUMMARYCounted by: VCUIntersection of: US 11 Date: May 17, 2022 Tuesdayand: Route 672 (Hopewell Rd) Weather: Warm, ClearLocation: Frederick County, Virginia Entered by: CK Star Rating: 4TOTALon: US 11 on: US 11 on: on: Route 672 (Hopewell Rd) N + STIME+RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTALE + WAM6:00 - 6:15511030015401290210000020130151906:15 - 6:3055860014103690450000060140202066:30 - 6:452588001130231003300000130270401866:45 - 7:002576001010391705600000210240452027:00 - 7:153367001000401405400000190110301847:15 - 7:303573001080382005800000160240402067:30 - 7:453486001200332005300000160231402137:45 - 8:002882001100441105500000120170291948:00 - 8:1517530070034904300000200210411548:15 - 8:30347800112038704500000190210401978:30 - 8:4526710097046605200000220160381878:45 - 9:00237100940571807500000150190342033 Hr Totals386 934 0 0 1320 0 440 150 0 590000001810230141223221 Hr Totals6:00 - 7:00156353005090110450155000004207801207846:15 - 7:15138317004550138500188000005907601357786:30 - 7:30118304004220140610201000006908601557786:45 - 7:4512730200429015071022100000720821155805PHF 0.91 0.88 0.94 0.89 0.86 0.85%T 14.2% 6.0% 10.0% 9.9% 2.8% 23.2%7:00 - 8:00130308004380155650220000006307511397977:15 - 8:15114294004080149600209000006408511507677:30 - 8:30113299004120149470196000006708211507587:45 - 8:45105284003890162330195000007307501487328:00 - 9:0010027300373017540021500000760770153741PEAK HOUR6:45 - 7:4512730200429015071022100000720821155805TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 115 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: VA 671 Date: 4/6/2022 Tuesday and: Branson Spring Rd Weather: Cool, Light Rain Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: VA 671 on: VA 671 on: on: Branson Spring Rd N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 12:00 - 12:15000000000000000000000 12:15 - 12:30000000000000000000000 12:30 - 12:45000000000000000000000 12:45 - 1:00000000000000000000000 1:00 - 1:15000000000000000000000 1:15 - 1:30000000000000000000000 1:30 - 1:45000000000000000000000 1:45 - 2:00000000000000000000000 2:00 - 2:15100010000000000000001 2:15 - 2:30000000000000000000000 2:30 - 2:45000000000000000000000 2:45 - 3:00000000000000000000000 3:00 - 3:15000000000000000000000 3:15 - 3:30000000000000000000000 3:30 - 3:45000000000000000000000 3:45 - 4:00000000000000000001011 4:00 - 4:15100010000000000000001 4:15 - 4:30000000000000000000000 4:30 - 4:45020020000000000000002 4:45 - 5:00000000000000000000000 5:00 - 5:15110020100100000000003 5:15 - 5:30010010100100000000002 5:30 - 5:45100010010100000000002 5:45 - 6:00000000000000000000000 6:00 - 6:15010010000000000000001 6:15 - 6:30000000000000000000000 6:30 - 6:45000000000000000200022 6:45 - 7:00000000000000000100011 7:00 - 7:15000000030300000100014 7:15 - 7:30000000020200000000002 7:30 - 7:45010010020200000000003 7:45 - 8:00010010000000000000001 8:00 - 8:15000000020200000000002 8:15 - 8:30010010000000000100012 8:30 - 8:45000000140500000000005 8:45 - 9:00010010000000000100012 9:00 - 9:15000000000000000100011 9:15 - 9:30100010200200000100014 9:30 - 9:45010010010100000000002 9:45 - 10:00000000100100000000001 10:00 - 10:15200020000000000100013 10:15 - 10:30010010000000000000001 10:30 - 10:45000000000000000001011 10:45 - 11:00100010000000000000001 11:00 - 11:15100010000000000002023 11:15 - 11:30020020000000000000002 11:30 - 11:45000000000000000000000 11:45 - 12:00000000000000000000000 12:00 - 12:15000000100100000000001 12:15 - 12:30000000120300000000003 12:30 - 12:45000000120300000100014 12:45 - 1:00010010010100000000002 1:00 - 1:15010010000000000100012 1:15 - 1:30000000010100000000001 1:30 - 1:45010010000000000200134 1:45 - 2:00000000200200000001013 2:00 - 2:15010010100100000000002 2:15 - 2:30000000010100000001012 2:30 - 2:45000000020200000000002 2:45 - 3:00000000100100000200023 3:00 - 3:15000000100100000000001 3:15 - 3:30010010000000000000001 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 116 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: VA 671 Date: 4/6/2022 Tuesday and: Branson Spring Rd Weather: Cool, Light Rain Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: VA 671 on: VA 671 on: on: Branson Spring Rd N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 3:30 - 3:45000000110200000000002 3:45 - 4:00000000000000000200022 4:00 - 4:15010010230500000100017 4:15 - 4:30010010100100000100013 4:30 - 4:45110020100100000102147 4:45 - 5:00100010100100000000002 5:00 - 5:15010010000000000100012 5:15 - 5:30030030210300000000006 5:30 - 5:45020020120300000100016 5:45 - 6:00020020100100000100014 6:00 - 6:15010010030300000101026 6:15 - 6:30000000010100000001012 6:30 - 6:45010010010100000300035 6:45 - 7:00110020000000000000002 7:00 - 7:15000000110200000000002 7:15 - 7:30010010000000000001012 7:30 - 7:45110020000000000002024 7:45 - 8:00000000320500000000005 8:00 - 8:15010010100100000001013 8:15 - 8:30010010210300000100015 8:30 - 8:45000000010100000000001 8:45 - 9:00020020000000000100013 9:00 - 9:15000000000000000000000 9:15 - 9:30000000000000000000000 9:30 - 9:45100010300300000000004 9:45 - 10:00000000000000000000000 10:00 - 10:15000000000000000000000 10:15 - 10:30000000000000000000000 10:30 - 10:45010010000000000000001 10:45 - 11:00000000000000000001011 11:00 - 11:15000000000000000000000 11:15 - 11:30000000000000000000000 11:30 - 11:45000000000000000000000 11:45 - 12:00000000000000000000000 24 Hr Totals 9290053023370750000027010246174 117 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: VA 671 Date: 4/6/2022 Tuesday and: Branson Spring Rd Weather: Cool, Light Rain Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: VA 671 on: VA 671 on: on: Branson Spring Rd N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 1 Hr Totals 12:00 - 1:00000000000000000000000 12:15 - 1:15000000000000000000000 12:30 - 1:30000000000000000000000 12:45 - 1:45000000000000000000000 1:00 - 2:00000000000000000000000 1:15 - 2:15100010000000000000001 1:30 - 2:30100010000000000000001 1:45 - 2:45100010000000000000001 2:00 - 3:00100010000000000000001 2:15 - 3:15000000000000000000000 2:30 - 3:30000000000000000000000 2:45 - 3:45000000000000000000000 3:00 - 4:00000000000000000001011 3:15 - 4:15100010000000000001012 3:30 - 4:30100010000000000001012 3:45 - 4:45120030000000000001014 4:00 - 5:00120030000000000000003 4:15 - 5:15130040100100000000005 4:30 - 5:30140050200200000000007 4:45 - 5:45220040210300000000007 5:00 - 6:00220040210300000000007 5:15 - 6:15120030110200000000005 5:30 - 6:30110020010100000000003 5:45 - 6:45010010000000000200023 6:00 - 7:00010010000000000300034 6:15 - 7:15000000030300000400047 6:30 - 7:30000000050500000400049 6:45 - 7:450100100707000002000210 7:00 - 8:000200200707000001000110 7:15 - 8:15020020060600000000008 7:30 - 8:30030030040400000100018 7:45 - 8:450200201607000001000110 8:00 - 9:000200201607000002000211 8:15 - 9:150200201405000003000310 8:30 - 9:301100203407000003000312 8:45 - 9:45120030210300000300039 9:00 - 10:00110020310400000200028 9:15 - 10:153100403104000002000210 9:30 - 10:30220040110200000100017 9:45 - 10:45210030100100000101026 10:00 - 11:00310040000000000101026 10:15 - 11:15210030000000000003036 10:30 - 11:30220040000000000003037 10:45 - 11:45220040000000000002026 11:00 - 12:00120030000000000002025 11:15 - 12:15020020100100000000003 11:30 - 12:30000000220400000000004 11:45 - 12:45000000340700000100018 12:00 - 1:000100103508000001000110 12:15 - 1:150200202507000002000211 12:30 - 1:30020020140500000200029 12:45 - 1:45030030020200000300149 1:00 - 2:000200202103000003011510 1:15 - 2:150200203104000002011410 1:30 - 2:300200203104000002021511 1:45 - 2:45010010330600000002029 2:00 - 3:00010010230500000201039 2:15 - 3:15000000230500000201038 2:30 - 3:30010010220400000200027 2:45 - 3:45010010310400000200027 3:00 - 4:00010010210300000200026 3:15 - 4:150200203407000003000312 3:30 - 4:300200204408000004000414 118 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: VA 671 Date: 4/6/2022 Tuesday and: Branson Spring Rd Weather: Cool, Light Rain Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: VA 671 on: VA 671 on: on: Branson Spring Rd N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 3:45 - 4:451300404307000005021819 4:00 - 5:002300505308000003021619 4:15 - 5:152300503003000003021614 4:30 - 5:302500704105000002021517 4:45 - 5:451600704307000002000216 5:00 - 6:000800804307000003000318 5:15 - 6:1508008046010000003010422 5:30 - 6:300500502608000003020518 5:45 - 6:450400401506000005020717 6:00 - 7:001300400505000004020615 6:15 - 7:151200301304000003010411 6:30 - 7:301300401203000003010411 6:45 - 7:452300501102000000030310 7:00 - 8:001200304307000000030313 7:15 - 8:151300404206000000040414 7:30 - 8:301300406309000001030417 7:45 - 8:4502002064010000001010214 8:00 - 9:000400403205000002010312 8:15 - 9:15030030220400000200029 8:30 - 9:30020020010100000100014 8:45 - 9:45120030300300000100017 9:00 - 10:00100010300300000000004 9:15 - 10:15100010300300000000004 9:30 - 10:30100010300300000000004 9:45 - 10:45010010000000000000001 10:00 - 11:00010010000000000001012 10:15 - 11:15010010000000000001012 10:30 - 11:30010010000000000001012 10:45 - 11:45000000000000000001011 11:00 - 12:00000000000000000000000 PEAK HOUR 8:30 - 9:30 1100203407000003000312 5:15 - 6:15 08008046010000003010422 119 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: VA 671 Date: 4/6/2022 Tuesday and: Grace Church Rd Weather: Cool, Light Rain Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: on: VA 671 on: Grace Church Rd on: Grace Church Rd N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 12:00 - 12:15000000000000000000000 12:15 - 12:30000000000000000000000 12:30 - 12:45000000000000000000000 12:45 - 1:00000000000000000000000 1:00 - 1:15000000000000000000000 1:15 - 1:30000000000000000000000 1:30 - 1:45000000000000000000000 1:45 - 2:00000000000000000000000 2:00 - 2:15000000000000000000000 2:15 - 2:30000000000000000000000 2:30 - 2:45000000000000000000000 2:45 - 3:00000000000000000000000 3:00 - 3:15000000000000000000000 3:15 - 3:30000000000000000000000 3:30 - 3:45000000000000000000000 3:45 - 4:00000000000000000000000 4:00 - 4:15000000000000000000000 4:15 - 4:30000000000000000000000 4:30 - 4:45000000000000000000000 4:45 - 5:00000000000000000000000 5:00 - 5:15000000000001001100012 5:15 - 5:30000000000001001000001 5:30 - 5:45000000000001001000001 5:45 - 6:00000000000000000000000 6:00 - 6:15000000000000000100011 6:15 - 6:30000000000000000000000 6:30 - 6:45000000000000000000000 6:45 - 7:00000000000000000000000 7:00 - 7:15000000000003003100014 7:15 - 7:30000000000002103000003 7:30 - 7:45000000000000101000001 7:45 - 8:00000000000000000000000 8:00 - 8:15000000000001001000001 8:15 - 8:30000000000000000000000 8:30 - 8:45000000000005005000005 8:45 - 9:00000000000000101000001 9:00 - 9:15000000000000000000000 9:15 - 9:30000000000002002000002 9:30 - 9:45000000000000000000000 9:45 - 10:00000000000001001000001 10:00 - 10:15000000000000000000000 10:15 - 10:30000000000000000000000 10:30 - 10:45000000000000000000000 10:45 - 11:00000000000000000000000 11:00 - 11:15000000000000000000000 11:15 - 11:30000000000000000000000 11:30 - 11:45000000000000000000000 11:45 - 12:00000000000000000000000 12:00 - 12:15000000010100000000001 12:15 - 12:30000000000003003000003 12:30 - 12:45000000010102002000003 12:45 - 1:00000000010100000000001 1:00 - 1:15000000000000000000000 1:15 - 1:30000000000001102000002 1:30 - 1:45000000000000000000000 1:45 - 2:00000000000002002000002 2:00 - 2:15000000000001001000001 2:15 - 2:30000000000001001000001 2:30 - 2:45000000000002103000003 2:45 - 3:00000000000001001000001 3:00 - 3:15000000000001102000002 3:15 - 3:30000000000000000000000 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 120 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: VA 671 Date: 4/6/2022 Tuesday and: Grace Church Rd Weather: Cool, Light Rain Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: on: VA 671 on: Grace Church Rd on: Grace Church Rd N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 3:30 - 3:45000000010101001000002 3:45 - 4:00000000000000000000000 4:00 - 4:15000000010103003000004 4:15 - 4:30000000000001001100012 4:30 - 4:45000000000001001100012 4:45 - 5:00000000010100000000001 5:00 - 5:15000000000000000000000 5:15 - 5:30000000010102204000005 5:30 - 5:45000000010102002100014 5:45 - 6:00000000000001102000002 6:00 - 6:15000000000003003100014 6:15 - 6:30000000000001001000001 6:30 - 6:45000000000001001000001 6:45 - 7:00000000000000000000000 7:00 - 7:15000000000002002000002 7:15 - 7:30000000000000000100011 7:30 - 7:45000000000000000000000 7:45 - 8:00000000020203003000005 8:00 - 8:15000000000001001000001 8:15 - 8:30000000000003003000003 8:30 - 8:45000000010100000000001 8:45 - 9:00000000000000000000000 9:00 - 9:15000000000000101000001 9:15 - 9:30000000000000000000000 9:30 - 9:45000000000003003000003 9:45 - 10:00000000000000000000000 10:00 - 10:15000000000000000000000 10:15 - 10:30000000000000000000000 10:30 - 10:45000000000000000000000 10:45 - 11:00000000000000000000000 11:00 - 11:15000000000000000000000 11:15 - 11:30000000000000000000000 11:30 - 11:45000000000000000000000 11:45 - 12:00000000000000000000000 24 Hr Totals 0000000801104790697000888 121 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: VA 671 Date: 4/6/2022 Tuesday and: Grace Church Rd Weather: Cool, Light Rain Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: on: VA 671 on: Grace Church Rd on: Grace Church Rd N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 1 Hr Totals 12:00 - 1:00000000000000000000000 12:15 - 1:15000000000000000000000 12:30 - 1:30000000000000000000000 12:45 - 1:45000000000000000000000 1:00 - 2:00000000000000000000000 1:15 - 2:15000000000000000000000 1:30 - 2:30000000000000000000000 1:45 - 2:45000000000000000000000 2:00 - 3:00000000000000000000000 2:15 - 3:15000000000000000000000 2:30 - 3:30000000000000000000000 2:45 - 3:45000000000000000000000 3:00 - 4:00000000000000000000000 3:15 - 4:15000000000000000000000 3:30 - 4:30000000000000000000000 3:45 - 4:45000000000000000000000 4:00 - 5:00000000000000000000000 4:15 - 5:15000000000001001100012 4:30 - 5:30000000000002002100013 4:45 - 5:45000000000003003100014 5:00 - 6:00000000000003003100014 5:15 - 6:15000000000002002100013 5:30 - 6:30000000000001001100012 5:45 - 6:45000000000000000100011 6:00 - 7:00000000000000000100011 6:15 - 7:15000000000003003100014 6:30 - 7:30000000000005106100017 6:45 - 7:45000000000005207100018 7:00 - 8:00000000000005207100018 7:15 - 8:15000000000003205000005 7:30 - 8:30000000000001102000002 7:45 - 8:45000000000006006000006 8:00 - 9:00000000000006107000007 8:15 - 9:15000000000005106000006 8:30 - 9:30000000000007108000008 8:45 - 9:45000000000002103000003 9:00 - 10:00000000000003003000003 9:15 - 10:15000000000003003000003 9:30 - 10:30000000000001001000001 9:45 - 10:45000000000001001000001 10:00 - 11:00000000000000000000000 10:15 - 11:15000000000000000000000 10:30 - 11:30000000000000000000000 10:45 - 11:45000000000000000000000 11:00 - 12:00000000000000000000000 11:15 - 12:15000000010100000000001 11:30 - 12:30000000010103003000004 11:45 - 12:45000000020205005000007 12:00 - 1:00000000030305005000008 12:15 - 1:15000000020205005000007 12:30 - 1:30000000020203104000006 12:45 - 1:45000000010101102000003 1:00 - 2:00000000000003104000004 1:15 - 2:15000000000004105000005 1:30 - 2:30000000000004004000004 1:45 - 2:45000000000006107000007 2:00 - 3:00000000000005106000006 2:15 - 3:15000000000005207000007 2:30 - 3:30000000000004206000006 2:45 - 3:45000000010103104000005 3:00 - 4:00000000010102103000004 3:15 - 4:15000000020204004000006 3:30 - 4:30000000020205005100018 122 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: VA 671 Date: 4/6/2022 Tuesday and: Grace Church Rd Weather: Cool, Light Rain Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: on: VA 671 on: Grace Church Rd on: Grace Church Rd N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 3:45 - 4:45000000010105005200028 4:00 - 5:00000000020205005200029 4:15 - 5:15000000010102002200025 4:30 - 5:30000000020203205100018 4:45 - 5:450000000303042061000110 5:00 - 6:000000000202053081000111 5:15 - 6:1500000002020830112000215 5:30 - 6:300000000101071082000211 5:45 - 6:45000000000006107100018 6:00 - 7:00000000000005005100016 6:15 - 7:15000000000004004000004 6:30 - 7:30000000000003003100014 6:45 - 7:45000000000002002100013 7:00 - 8:00000000020205005100018 7:15 - 8:15000000020204004100017 7:30 - 8:30000000020207007000009 7:45 - 8:450000000303070070000010 8:00 - 9:00000000010104004000005 8:15 - 9:15000000010103104000005 8:30 - 9:30000000010100101000002 8:45 - 9:45000000000003104000004 9:00 - 10:00000000000003104000004 9:15 - 10:15000000000003003000003 9:30 - 10:30000000000003003000003 9:45 - 10:45000000000000000000000 10:00 - 11:00000000000000000000000 10:15 - 11:15000000000000000000000 10:30 - 11:30000000000000000000000 10:45 - 11:45000000000000000000000 11:00 - 12:00000000000000000000000 PEAK HOUR 8:30 - 9:30 000000000007108000008 5:15 - 6:15 00000002020830112000215 123 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: US 11 Date: November 18, 2021 Thursday and: Route 669 (Woodbine Rd) Weather: Warm, Cloudy Location: Frederick County, Virginia Entered by: CK Star Rating: 4 TOTAL on: US 11 on: US 11 on: Route 669 (Woodbine Rd) on: N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:1502910301210022302050000057 6:15 - 6:3004310445210026009090000079 6:30 - 6:4505620584300034007070000099 6:45 - 7:00 0 68 3 0 71 11 23 0 0 34 3 0 11 0 14 0 0 0 0 0 119 7:00 - 7:15047104842600304090130000091 7:15 - 7:300702072153700522070900000133 7:30 - 7:45 0 80 1 0 81 0 31 0 0 31 2 0 11 0 13 0 0 0 0 0 125 7:45 - 8:00073507823100330090900000120 8:00 - 8:15 0 52 2 0 54 2 24 0 0 26 4 0 11 0 15 0 0 0 0 0 95 8:15 - 8:300505055535004030701000000105 8:30 - 8:450612063129003030701000000103 8:45 - 9:0003720396370043207090000091 3 Hr Totals 0 666 27 0 693 56 345 0 0 401 26 0 97 0 123 0 0 0 0 0 1217 1 Hr Totals 6:00 - 7:00 0 196 7 0 203 21 95 0 0 116 6 0 29 0 35 0 0 0 0 0 354 6:15 - 7:15 0 214 7 0 221 24 100 0 0 124 7 0 36 0 43 0 0 0 0 0 388 6:30 - 7:30 0 241 8 0 249 34 116 0 0 150 9 0 34 0 43 0 0 0 0 0 442 6:45 - 7:45 0 265 7 0 272 30 117 0 0 147 11 0 38 0 49 0 0 0 0 0 468 7:00 - 8:00 0 270 9 0 279 21 125 0 0 146 8 0 36 0 44 0 0 0 0 0 469 7:15 - 8:15 0 275 10 0 285 19 123 0 0 142 8 0 38 0 46 0 0 0 0 0 473 7:30 - 8:30 0 255 13 0 268 9 121 0 0 130 9 0 38 0 47 0 0 0 0 0 445 7:45 - 8:45 0 236 14 0 250 10 119 0 0 129 10 0 34 0 44 0 0 0 0 0 423 8:00 - 9:00 0 200 11 0 211 14 125 0 0 139 12 0 32 0 44 0 0 0 0 0 394 PEAK HOUR 7:15 - 8:15 0 275 10 0 285 19 123 0 0 142 8 0 38 0 46 0 0 0 0 0 473 PM 3:00 - 3:1503640401174008560501100000136 3:15 - 3:30031303496600752040600000115 3:30 - 3:45 0 37 2 0 39 8 86 0 0 94 5 0 10 0 15 0 0 0 0 0 148 3:45 - 4:00047405141020010640801200000169 4:00 - 4:1505140558110001184040800000181 4:15 - 4:300554059698001042050700000170 4:30 - 4:4506030637106001131040500000181 4:45 - 5:0006240665106001111020300000180 5:00 - 5:1504610477106001131040500000165 5:15 - 5:3004630493101001043040700000160 5:30 - 5:450547061111160012740601000000198 5:45 - 6:0006050651487001015000500000171 3 Hr Totals 0 585 44 0 629 93 1158 0 0 1251 38 0 56 0 94 0 0 0 0 0 1974 1 Hr Totals 3:00 - 4:00 0 151 13 0 164 32 328 0 0 360 17 0 27 0 44 0 0 0 0 0 568 3:15 - 4:15 0 166 13 0 179 29 364 0 0 393 15 0 26 0 41 0 0 0 0 0 613 3:30 - 4:30 0 190 14 0 204 26 396 0 0 422 15 0 27 0 42 0 0 0 0 0 668 3:45 - 4:45 0 213 15 0 228 25 416 0 0 441 11 0 21 0 32 0 0 0 0 0 701 4:00 - 5:00 0 228 15 0 243 26 420 0 0 446 8 0 15 0 23 0 0 0 0 0 712 4:15 - 5:15 0 223 12 0 235 25 416 0 0 441 5 0 15 0 20 0 0 0 0 0 696 4:30 - 5:30 0 214 11 0 225 22 419 0 0 441 6 0 14 0 20 0 0 0 0 0 686 4:45 - 5:45 0 208 15 0 223 26 429 0 0 455 9 0 16 0 25 0 0 0 0 0 703 5:00 - 6:00 0 206 16 0 222 35 410 0 0 445 13 0 14 0 27 0 0 0 0 0 694 PEAK HOUR 4:00 - 5:00 0 228 15 0 243 26 420 0 0 446 8 0 15 0 23 0 0 0 0 0 712 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 124 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: US 11 Date: November 18, 2021 Thursday and: Amazon Entrance - Route 669 (Rest Church Rd) Weather: Warm, Cloudy Location: Frederick County, Virginia Entered by: CK Star Rating: 4 TOTAL on: US 11 on: US 11 on: Amazon Entrance on: Route 669 (Rest Church Rd) N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:15 51 46 13 0 110 0 16 12 0 28 2 8 3 0 13 8 16 15 0 39 190 6:15 - 6:30 63 52 19 0 134 4 13 11 0 28 6 10 4 0 20 7 24 17 0 48 230 6:30 - 6:45 78 48 19 0 145 3 20 8 0 31 7 15 2 0 24 16 33 16 0 65 265 6:45 - 7:00 91 67 26 0 184 6 14 9 0 29 7 19 6 0 32 8 57 23 0 88 333 7:00 - 7:15 84 42 28 0 154 6 17 8 0 31 8 25 3 0 36 10 41 15 0 66 287 7:15 - 7:30 79 56 29 0 164 5 20 10 0 35 7 24 9 0 40 16 48 18 0 82 321 7:30 - 7:45 135 68 24 0 227 0 24 18 0 42 11 27 3 0 41 13 18 26 0 57 367 7:45 - 8:00 80 71 13 0 164 2 24 6 0 32 9 9 2 0 20 22 12 13 0 47 263 8:00 - 8:15 62 38 14 0 114 1 24 8 0 33 6 13 7 0 26 14 11 31 0 56 229 8:15 - 8:30 56 44 17 0 117 0 24 12 0 36 12 14 4 0 30 13 17 24 0 54 237 8:30 - 8:45 61 64 16 0 141 2 18 11 0 31 11 15 1 0 27 8 14 14 0 36 235 8:45 - 9:00 42 31 18 0 91 1 35 7 0 43 11 16 1 0 28 7 10 19 0 36 198 3 Hr Totals 882 627 236 0 1745 30 249 120 0 399 97 195 45 0 337 142 301 231 0 674 3155 1 Hr Totals 6:00 - 7:00 283 213 77 0 573 13 63 40 0 116 22 52 15 0 89 39 130 71 0 240 1018 6:15 - 7:15 316 209 92 0 617 19 64 36 0 119 28 69 15 0 112 41 155 71 0 267 1115 6:30 - 7:30 332 213 102 0 647 20 71 35 0 126 29 83 20 0 132 50 179 72 0 301 1206 6:45 - 7:45 389 233 107 0 729 17 75 45 0 137 33 95 21 0 149 47 164 82 0 293 1308 7:00 - 8:00 378 237 94 0 709 13 85 42 0 140 35 85 17 0 137 61 119 72 0 252 1238 7:15 - 8:15 356 233 80 0 669 8 92 42 0 142 33 73 21 0 127 65 89 88 0 242 1180 7:30 - 8:30 333 221 68 0 622 3 96 44 0 143 38 63 16 0 117 62 58 94 0 214 1096 7:45 - 8:45 259 217 60 0 536 5 90 37 0 132 38 51 14 0 103 57 54 82 0 193 964 8:00 - 9:00 221 177 65 0 463 4 101 38 0 143 40 58 13 0 111 42 52 88 0 182 899 PEAK HOUR 6:45 - 7:45 389 233 107 0 729 17 75 45 0 137 33 95 21 0 149 47 164 82 0 293 1308 PM 3:00 - 3:15 38 28 7 0 73 0 56 12 0 68 15 25 3 0 43 15 7 50 0 72 256 3:15 - 3:30 47 31 5 0 83 0 62 17 0 79 15 10 2 0 27 16 12 56 0 84 273 3:30 - 3:45 57 35 10 0 102 1 68 24 0 93 15 12 2 0 29 15 11 77 0 103 327 3:45 - 4:00 56 44 12 0 112 4 78 20 0 102 26 18 6 0 50 11 20 87 0 118 382 4:00 - 4:15 47 38 11 0 96 1 96 24 0 121 23 19 6 0 48 20 16 53 0 89 354 4:15 - 4:30 44 48 9 0 101 1 82 15 0 98 16 15 5 0 36 14 12 86 0 112 347 4:30 - 4:45 57 41 11 0 109 1 81 18 0 100 12 29 3 0 44 17 9 87 0 113 366 4:45 - 5:00 57 60 11 0 128 1 98 19 0 118 12 14 1 0 27 14 18 59 0 91 364 5:00 - 5:15 56 34 10 0 100 5 81 14 0 100 21 19 7 0 47 15 19 78 0 112 359 5:15 - 5:30 56 39 5 0 100 2 89 18 0 109 24 13 5 0 42 16 24 100 0 140 391 5:30 - 5:45 54 62 14 0 130 2 90 12 0 104 25 50 11 0 86 12 24 74 0 110 430 5:45 - 6:00 45 51 20 0 116 0 92 16 0 108 20 19 4 0 43 11 47 69 0 127 394 3 Hr Totals 614 511 125 0 1250 18 973 209 0 1200 224 243 55 0 522 176 219 876 0 1271 4243 1 Hr Totals 3:00 - 4:00 198 138 34 0 370 5 264 73 0 342 71 65 13 0 149 57 50 270 0 377 1238 3:15 - 4:15 207 148 38 0 393 6 304 85 0 395 79 59 16 0 154 62 59 273 0 394 1336 3:30 - 4:30 204 165 42 0 411 7 324 83 0 414 80 64 19 0 163 60 59 303 0 422 1410 3:45 - 4:45 204 171 43 0 418 7 337 77 0 421 77 81 20 0 178 62 57 313 0 432 1449 4:00 - 5:00 205 187 42 0 434 4 357 76 0 437 63 77 15 0 155 65 55 285 0 405 1431 4:15 - 5:15 214 183 41 0 438 8 342 66 0 416 61 77 16 0 154 60 58 310 0 428 1436 4:30 - 5:30 226 174 37 0 437 9 349 69 0 427 69 75 16 0 160 62 70 324 0 456 1480 4:45 - 5:45 223 195 40 0 458 10 358 63 0 431 82 96 24 0 202 57 85 311 0 453 1544 5:00 - 6:00 211 186 49 0 446 9 352 60 0 421 90 101 27 0 218 54 114 321 0 489 1574 PEAK HOUR 5:00 - 6:00 211 186 49 0 446 9 352 60 0 421 90 101 27 0 218 54 114 321 0 489 1574 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 125 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: I-81 SB Off-On Ramp - I-81 SB On Ramp Date: November 18, 2021 Thursday and: Route 669 (Rest Church Rd) Weather: Warm, Cloudy Location: Frederick County, Virginia Entered by: CK Star Rating: 4 TOTAL on: I-81 SB Off-On Ramp on: I-81 SB On Ramp on: Route 669 (Rest Church Rd) on: Route 669 (Rest Church Rd) N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:151714022000000144806227160043127 6:15 - 6:3016011027000000206608624210045158 6:30 - 6:4515025040000000117408529260055180 6:45 - 7:00250280530000002686011222200042207 7:00 - 7:15240250490000002281010329290058210 7:15 - 7:30250230480000003378111241220063223 7:30 - 7:452201203400000033119015238280066252 7:45 - 8:00220130350000002683111034350069214 8:00 - 8:1515018033000000316409535220057185 8:15 - 8:301819028000000255818428360064176 8:30 - 8:4517014031000000295608533270060176 8:45 - 9:002619036000000344207623260049161 3 Hr Totals 2423191043600000030485531162 363 308 0 0 671 2269 1 Hr Totals 6:00 - 7:007316801420000007127403451028300185672 6:15 - 7:158008901690000007930703861049600200755 6:30 - 7:3089010101900000009231914121219700218820 6:45 - 7:4596088018400000011436414791309900229892 7:00 - 8:00930730166000000114361247714211400256899 7:15 - 8:15840660150000000123344246914810700255874 7:30 - 8:30771520130000000115324244113512100256827 7:45 - 8:45721540127000000111261237413012000250751 8:00 - 9:00762500128000000119220134011911100230698 PEAK HOUR 7:00 - 8:00 930730166000000114361247714211400256899 PM 3:00 - 3:1522017039000000384107928340062180 3:15 - 3:3034015049000000374318123360059189 3:30 - 3:4524019043000000444819328390067203 3:45 - 4:0029119049000000504209225350060201 4:00 - 4:1526014040000000474509240510091223 4:15 - 4:3015015030000000394808720360056173 4:30 - 4:4528119048000000365308923450068205 4:45 - 5:0022218042000000455109623490173211 5:00 - 5:1528015043000000464809425380063200 5:15 - 5:30290160450000004061010113520065211 5:30 - 5:45260190450000004164010528540082232 5:45 - 6:0029123053000000275608329340063199 3 Hr Totals 3125209052600000049060021092 305 503 0 1 809 2427 1 Hr Totals 3:00 - 4:001091700180000000169174234510414400248773 3:15 - 4:151131670181000000178178235811616100277816 3:30 - 4:30941670162000000180183136411316100274800 3:45 - 4:45982670167000000172188036010816700275802 4:00 - 5:00913660160000000167197036410618101288812 4:15 - 5:1593367016300000016620003669116801260789 4:30 - 5:30107368017800000016721303808418401269827 4:45 - 5:45105268017500000017222403968919301283854 5:00 - 6:00112173018600000015422903839517800273842 PEAK HOUR 4:45 - 5:45 105268017500000017222403968919301283854 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 126 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: I-81 NB On Ramp - I-81 NB Off Ramp Date: November 18, 2021 Thursday and: Route 669 (Rest Church Rd) Weather: Warm, Cloudy Location: Frederick County, Virginia Entered by: CK Star Rating: 3 TOTAL on: I-81 NB On Ramp on: I-81 NB Off Ramp on: Route 669 (Rest Church Rd) on: Route 669 (Rest Church Rd) N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:150000027014041156300780114015134 6:15 - 6:30000003148043107800880204024155 6:30 - 6:450000040060461578009303115046185 6:45 - 7:00000004511426219980011703719056235 7:00 - 7:15000003701405130910012103714051223 7:15 - 7:30000004911827021940011502916045230 7:30 - 7:450000028012141301570018703212044272 7:45 - 8:00000002109030891009902919048177 8:00 - 8:150000026123050107500850308038173 8:15 - 8:3000000271132431070008003017047170 8:30 - 8:4500000100190292269009102516041161 8:45 - 9:0000000220301531252006402017037154 3 Hr Totals 00000363818085592021016 0 0 1218 0 331 161 0 492 2269 1 Hr Totals 6:00 - 7:000000014354221925931700376099420141709 6:15 - 7:1500000153542220274345004190125520177798 6:30 - 7:3000000171252422985361004460134640198873 6:45 - 7:45000001592585224100440005400135610196960 7:00 - 8:0000000135153319289433005220127610188902 7:15 - 8:1500000124262319169417004860120550175852 7:30 - 8:3000000102257316458393004510121560177792 7:45 - 8:450000084264215250305003550114600174681 8:00 - 9:000000085285317554266003200105580163658 PEAK HOUR 6:45 - 7:45 000001592585224100440005400135610196960 PM 3:00 - 3:1500000450260712155007602724051198 3:15 - 3:3000000511231761759007603319052204 3:30 - 3:4500000640250891965008403923062235 3:45 - 4:00000008512801142966009502725052261 4:00 - 4:1500000500320822767009403919058234 4:15 - 4:3000000730240971861007903819057233 4:30 - 4:45000007602701032573009804123165266 4:45 - 5:000000052126685167601930457052230 5:00 - 5:15000007412801032368009103219051245 5:15 - 5:30000009012601171772008904920069275 5:30 - 5:450000074027010131920012304232074298 5:45 - 6:00000008301801012160008104016056238 3 Hr Totals 00000817531071139 264 814 0 1 1079 0 452 246 1 699 2917 1 Hr Totals 3:00 - 4:00000002452102135086245003310126910217898 3:15 - 4:15000002502108136192257003490138860224934 3:30 - 4:30000002721109038293259003520143860229963 3:45 - 4:45000002841111039699267003660145861232994 4:00 - 5:00000002511109636786277013640163681232963 4:15 - 5:15000002752105638882278013610156681225974 4:30 - 5:300000029231076408812890137101676912371016 4:45 - 5:450000029031076406873080139601687802461048 5:00 - 6:00000003212990422922920038401638702501056 PEAK HOUR 5:00 - 6:00 000003212990422922920038401638702501056 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 127 TOTALS TURNING MOVEMENT COUNT - SUMMARY Counted by: VCU Intersection of: Amazon Entrance Date: November 18, 2021 Thursday and: Route 669 (Woodbine Rd) Weather: Warm, Cloudy Location: Frederick County, Virginia Entered by: CK Star Rating: 5 TOTAL on: Amazon Entrance on: on: Route 669 (Woodbine Rd) on: Route 669 (Woodbine Rd) N + S TIME + RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL RIGHT THRU LEFT U-TN TOTAL E + W AM 6:00 - 6:153030600000240060210315 6:15 - 6:304020600000070070430720 6:30 - 6:45101020000021000120120317 6:45 - 7:004020600000410001408601434 7:00 - 7:15200020000081000180320525 7:15 - 7:303000300000470011021501731 7:30 - 7:45402060000071000170000023 7:45 - 8:0060401000000350080330624 8:00 - 8:15502070000011000110310422 8:15 - 8:306020800000240170610722 8:30 - 8:454010500000130040320514 8:45 - 9:006000600000140050610718 3 Hr Totals 480190670000035840112004137078265 1 Hr Totals 6:00 - 7:0012080200000083100390151202786 6:15 - 7:15110501600000143700510161302996 6:30 - 7:301003013000001837005501425039107 6:45 - 7:451304017000002337006001323036113 7:00 - 8:00150602100000223200540820028103 7:15 - 8:15180802600000153200470819027100 7:30 - 8:30210100310000013290143012501791 7:45 - 8:452109030000007220130015702282 8:00 - 9:002105026000005210127018502376 PEAK HOUR 6:45 - 7:45 1304017000002337006001323036113 PM 3:00 - 3:15301040000015006010401424 3:15 - 3:3010405000002500709301224 3:30 - 3:45303060000021500170620831 3:45 - 4:0060208000004700110530827 4:00 - 4:1520204000002800100900923 4:15 - 4:3030104000001600708201021 4:30 - 4:4530407000003100409101021 4:45 - 5:0010203000003400706401020 5:00 - 5:1570501200000430070610726 5:15 - 5:304040800000630090600623 5:30 - 5:45701080000045009011501633 5:45 - 6:00205070000032005061201830 3 Hr Totals 420340760000035640099091370128303 1 Hr Totals 3:00 - 4:001301002300000932004103012042106 3:15 - 4:151201102300000103500450298037105 3:30 - 4:3014080220000093600450287035102 3:45 - 4:4514090230000010220032031603792 4:00 - 5:00909018000009190028032703985 4:15 - 5:15140120260000011140025029803788 4:30 - 5:30150150300000016110027027603390 4:45 - 5:4519012031000001715003202910039102 5:00 - 6:0020015035000001713003002918047112 PEAK HOUR 5:00 - 6:00 20015035000001713003002918047112 TRAFFIC FROM NORTH TRAFFIC FROM SOUTH TRAFFIC FROM EAST TRAFFIC FROM WEST 128 Appendix C Travel Time Run Data 129 Run #Travel Time (mm:ss)Run #Travel Time (mm:ss) 1 03:45 1 06:09 2 03:36 2 06:50 3 03:42 3 07:29 4 03:41 4 07:21 5 03:33 5 06:57 Average 03:39 Average 06:57 From: Int. John Deere Ct & Grace Ch RD (Rte 668) To: Int. Route 11 & Brucetown Rd (Rte 672) From: Int. John Deere Ct & Grace Ch RD (Rte 668) To: Int. I-81 SB & Hopewell Rd (Rte 672) TRAVEL TIME COMPUTATION Transportation Diversion Study Frederick County, VA 9/14/2022 Figure C-1 September 2022 130 Run #Travel Time (mm:ss)Run #Travel Time (mm:ss) 1 04:17 1 04:57 2 04:20 2 04:57 3 04:30 3 05:48 4 04:57 4 05:39 5 05:13 5 05:50 Average 04:39 Average 05:26 To: Int. John Deere Ct & Grace Ch RD (Rte 668) via Brucetown Rd To: Int. John Deere Ct & Grace Ch RD (Rte 668) via Brucetown Rd TRAVEL TIME COMPUTATION Transportation Diversion Study Frederick County, VA 9/14/2022 From: Int Route 11 & Hopewell Rd (Rte 672) From: Int I-81 SB & Hopewell Rd (Rte 672) Figure C-2 September 2022 131 Run #Travel Time (mm:ss)Run #Travel Time (mm:ss) 1 06:05 1 06:45 2 05:28 2 06:05 3 05:13 3 06:31 4 05:13 4 05:55 5 06:01 5 06:38 Average 05:36 Average 06:23 9/14/2022 From: Int Route 11 & Hopewell Rd (Rte 672) From: Int I-81 SB & Hopewell Rd (Rte 672) To: Int. John Deere Ct & Grace Ch RD (Rte 668) via Branson Sp & Grace Ch RDs To: Int. John Deere Ct & Grace Ch RD (Rte 668) via Branson Sp & Grace Ch RDs TRAVEL TIME COMPUTATION Transportation Diversion Study Frederick County, VA Figure C-3 September 2022 132 Run #Travel Time (mm:ss)Run #Travel Time (mm:ss) 1 04:16 1 06:40 2 04:14 2 07:27 3 04:18 3 08:05 4 04:08 4 07:48 5 04:23 5 07:47 Average 04:16 Average 07:33 To: Int I-81 SB & Hopewell Rd (Rte 672) To: Int Route 11 & Brucetown Rd (Rte 672) TRAVEL TIME COMPUTATION Transportation Diversion Study Frederick County, VA 9/14/2022 From: Int. John Deere Ct & Grace Ch RD (Rte 668) via Branson Sp & Grace Ch RDs From: Int. John Deere Ct & Grace Ch RD (Rte 668) via Branson Sp & Grace Ch RDs Figure C-4 September 2022 133 Run #Travel Time (mm:ss)Run #Travel Time (mm:ss) 1 07:13 1 08:08 2 07:43 2 08:40 3 07:06 3 07:41 4 07:15 4 07:41 5 06:39 5 07:23 Average 07:11 Average 07:55 To: Int. John Deere Ct & Grace Ch RD (Rte 668) via Woodbine and Woodside RDs To: Int. John Deere Ct & Grace Ch RD (Rte 668) via Woodbine and Woodside RDs TRAVEL TIME COMPUTATION Transportation Diversion Study Frederick County, VA 9/14/2022 From: Int Route 11 & Rest Ch Rd (Rte 669) From: Int I-81 NB & Rest Ch Rd (Rte 669) Figure C-5 September 2022 134 Run #Travel Time (mm:ss)Run #Travel Time (mm:ss) 1 07:05 1 08:04 2 07:09 2 08:00 3 06:52 3 07:14 4 06:46 4 08:05 5 06:40 5 07:25 Average 06:54 Average 07:46 9/14/2022 From: Int. John Deere Ct & Grace Ch RD (Rte 668) via Woodbine and Woodside RDs From: Int. John Deere Ct & Grace Ch RD (Rte 668) via Woodbine and Woodside RDs To: Int I-81 NB & Rest Ch Rd (Rte 669) To: Int Route 11 & Rest Ch Rd (Rte 669) TRAVEL TIME COMPUTATION Transportation Diversion Study Frederick County, VA Figure C-6 September 2022 135 Segment Dist Average Travel Speed Travel Time Segment Dist Average Travel Speed Travel Time Grace Church Rd 0.72 25 0:01:43 Grace Church Rd 0.72 25 0:01:43 Woodside Rd 2.3 45 0:03:04 Woodside Rd 2.3 45 0:03:04 Woodbine Rd 0.78 40 0:01:18 Woodbine Rd 0.78 40 0:01:18 Route 11 0.28 45 0:00:40 Route 11 0.28 45 0:01:25 Total 4.08 0:06:45 Rest Church Road 0.05 35 0:00:05 TOTAL 4.13 0:07:35 To: Int Route 11 & Rest Ch Rd (Rte 669) To: Int I-81 NB & Rest Ch Rd (Rte 669) TRAVEL TIME COMPUTATION Transportation Diversion Study Frederick County, VA 9/14/2022 From: Int. John Deere Ct & Grace Ch RD (Rte 668) From: Int. John Deere Ct & Grace Ch RD (Rte 668) Figure C-7 September 2022 136 Segment Dist Average Travel Speed Travel Time Segment Dist Average Travel Speed Travel Time Grace Church Rd 0.72 25 0:01:43 Grace Church Rd 0.72 25 0:01:43 Woodside Rd 2.3 45 0:03:04 Woodside Rd 2.3 45 0:03:04 Woodbine Rd 0.78 40 0:01:18 Woodbine Rd 0.78 40 0:01:18 Route 11 0.28 45 0:00:40 Route 11 0.28 45 0:01:45 Total 4.08 06:45 Rest Church Road 0.05 35 0:00:05 Total 4.13 07:55 From: Int. John Deere Ct & Grace Ch RD (Rte 668) From: Int. John Deere Ct & Grace Ch RD (Rte 668) TRAVEL TIME COMPUTATION Transportation Diversion Study Frederick County, VA 9/14/2022 To: Int Route 11 & Rest Ch Rd (Rte 669) To: Int I-81 NB & Rest Ch Rd (Rte 669) Figure C-8 September 2022 137 Appendix D Generalized Development Plan 138 O-N MINERALS (Chemstone) COMPANY d/b/a CARMEUSE AMERICAS REFERRAL AGENCY COMMENTS/RESPONSES Revised 7/10/2023 REFERRAL AGENCY DATE REC'D.REFERRAL AGENCY COMMENT RESPONSE TO COMMENTS Frederick Water 1/6/2023 No Comments Winchester Regional Airport - Nick Sabo, Executive Director 1/9/2023 Construction activity exceeding the maximum heights prescribed in the EM zoning has not been evaluated by this request. Future submissions will be reviewed for compliance with 14 CFR Park 77 - Safe, Efficient Use and Preservation of Navigable Airspace Noted. Frederick County Department of Parks & Recreation 1/13/2023 No Comments Frederick-Winchester Service Authority 1/3/2023 No Comments Frederick County Fire Marshal 1/20/2023 No Comments Frederick County Historic Resource Advisory Board - Kayla Peloquin, Planner 2/27/2023 Following their review of this application, the HRAB recommended a Phase 2 architectural study and historical survey be conducted for all structures on the subject parcels as well as Woodside (DHR #034- 0731) including but not limited to a chain of title including contextual history of ownership, and an architectural analysis of the interior and exteriors documenting any significant modifications or events related to structures and associated resources/outbuildings. We have agreed to perform this Phase 2 architectural study and historical survey. See Proffer 13.2. Frederick County Department of Public Works 1/31/2023 No Comments Frederick County Public Schools 2/2/2023 No Comments Frederick County Attorney's Office - Roderick B. Williams, County Attorney 2/28/2023 To meet Clerk's Office recording standards, please have the names of all owners in the heading section underlined and in bold type. As well, all signature pages will need to comply with VA. Code § 55.1-621. We have prepared the enclosed page with general information regarding the form of signature pages. Comment Noted. Proffer Statement has been revised to accommodate this comment. 139 O-N MINERALS (Chemstone) COMPANY d/b/a CARMEUSE AMERICAS REFERRAL AGENCY COMMENTS/RESPONSES Revised 7/10/2023 REFERRAL AGENCY DATE REC'D.REFERRAL AGENCY COMMENT RESPONSE TO COMMENTS I note that you have included with the materials a power of attorney authorizing Logan Thompson to act for Carmeuse. We are unaware, however, whether the Property owners intend to authorize your firm to make binding commitments on their behalf as this matter progresses. While attorneys at law may obviously appear before County officials to present and advocate for a rezoning, in the absence of powers of attorney from the owners, the County would of course be unable to accept any changes to the Proffer Statement without each of the owners then expressly acknowledging agreement to the changes. The person authorized to sign is Nicholas Bonarrigo, who is a duly empowered corporate officer of O-N Minerals (Chemstone) Company. O-N Minerals (Chemstone) now owns the entirety of parcel 34 A 129E. As such Carmeuse will be the only signatory. As the Rezoning proposes that two of the parcels - 34-A-8A and 34-A- 129E - would be split-zoned, we will need a metes and bounds plat of the proposed zoning district boundaries, to prevent any ambiguities as to exactly what areas are subject to which zoning. Also, per the proposed Generalized Development Plan (the "GDP"), the right-of- way for proposed relocated Woodside Road would be outside the rezoned portion of parcel 34-A-129E, but in order to bind that portion of parcel 34-A-129E to a commitment to provide right-of-way for the relocation, that additional portion of parcel 34-A-129E would need to be part of the Rezoning. O-N Minerals (Chemstone) now owns the entirety of parcel 34 A 129E. The proposed right of way for the relocated Woodside Road, which is outside of the rezoning area, will be on lands owned by O-N Minerals (Chemstone). A metes and bounds plat for the spilt parcels has been provided and is shown on the GDP. As written, the obligations in the Proffer Statement are obligations only of the "Applicant", which the Proffer Statement defines only as Carmeuse. In order for the Proffer Statement to be fully enforceable, all obligations should be those of the "Owners", as defined in the Proffer Statement. The Owner and the Applicant is now O-N Minerals (Chemestone) Company, and the word Applicant has been removed from the proffers. 140 O-N MINERALS (Chemstone) COMPANY d/b/a CARMEUSE AMERICAS REFERRAL AGENCY COMMENTS/RESPONSES Revised 7/10/2023 REFERRAL AGENCY DATE REC'D.REFERRAL AGENCY COMMENT RESPONSE TO COMMENTS GDP - The materials are not entirely clear regarding what constitutes the GDP, as the document labelled "Generalized Development Plan" has multiple pages stapled to it and, as well, immediately following the stapled pages were pages with various stockpile photosimulations. I note, in particular, that the second of the pages stapled together may be helpful for inclusion as part of the GDP. Also, with respect to labeling, the label that the Proffer Statement text indicates - "Generalized Development Plan - Carmeuse Lime & Stone Clear Brook Quarry" - is not the same as that on the GDP, as the latter does not reference "Clear Brook Quarry". The GDP is a stand-alone 1-page document. All other documents are for illustrative purposes only and are not proffered. Proffer 1 - The proffer refers to the GDP delineating the general location of the "quarry" but does not define what would constitute the "quarry". This leaves unclear whether the "quarry" is, for example, just the excavation pit or whether the "quarry" also includes areas for the conduct of related activities. This has been better defined in the Proffer Statement and the property shall be developed in substantial conformance with the GDP, which shows the outline of the quarry pit. Proffer 2 - The proffer purports to obligate Carmeuse with respect to Carmeuse's existing operations at its facility south of Brucetown Road, which is not part of the Property. In this regard, the last sentence of Proffer 2.1 refers to relocating "removed stockpile elements" to "other" areas of the Property; there is no stockpile on the Property now, so what constitutes the "other" areas of the Property is unclear. Also, no binding documents appear to indicate the location of any stockpiles on the Property (again, only the page attached to the GDP, but not designated as part of the GDP, refers to a stockpile). We have provided Exhibit A in the proffer statement to show the area of the new stockpile will be located. See Proffer 2.2. Proffer 3.1 - The Proffer does not identify the time within which removal of the stockpiles will take place, nor does it identify any means for securing satisfaction of this obligation. Future stockpiles in the newly rezoned area will be depleted as market conditions dictate. See revised proffer statement 3.2 for further clarification. 141 O-N MINERALS (Chemstone) COMPANY d/b/a CARMEUSE AMERICAS REFERRAL AGENCY COMMENTS/RESPONSES Revised 7/10/2023 REFERRAL AGENCY DATE REC'D.REFERRAL AGENCY COMMENT RESPONSE TO COMMENTS Proffer 3.2 - Unless the second of the pages stapled together with the GDP is specifically included as part of the GDP, the Proffer Statement does not identify the locations of the berms. Please refer to Exhibit A in the proffer statement for approximate berm locations. Proffer 4.1 - The proffer is unclear, in that it discusses "public roadways proposed for improvement", but the Proffer Statement generally proposes only the relocation of existing roadways, as opposed to improvement of any roadways. The relocated road shall be designed and constructed as a rural 2 lane paved road meeting the VDOT standards in a dedicated fee simple right-of-way. Proffers 4.2 and 4.3 - The proffers do not state the time within which Carmeuse would dedicate each parcel, following the respective County request. The revised proffer statement now contains the timing of the dedication of the parcels. See Proffer 4.2. Proffer 4.3 - Staff should be aware that the proffer represents a contingent commitment that would only vest if Carmeuse is successful in acquiring parcel 33-A-115B. We now own this parcel of land and Proffer 4.2.iii has been updated accordingly. Proffer 4.4 - The proffer does not specify a time for completion of the construction. With general respect to the concept of the proposed road abandonments, I acknowledge and appreciate the explanation in your cover letter as to Carmeuse's proposed creative approach to seeking removal of roads from, in particular, the Property's active operations area as shown on the GDP. Having said that, I see two issues, interconnected to some extent, to Carmeuse's proposed approach. First, the process under Va. Code § 33.2-909 is a legislative process, such that whether to act under that process is discretionary for the local governing body. The related issue is one of timing - can VDOT assign what would need to be a conditional effective date to an abandonment under Va. Code § 33.2-912? If not, then Carmeuse would have to proceed without having received definitive VDOT action under § 33.2-912, as the Proffer Statement would still remain in full force and effect. We will build the road within 15 years of approval of the rezoning application and we will do this in a phased approach. See Proffer Sections 4.3 and 4.4. 142 O-N MINERALS (Chemstone) COMPANY d/b/a CARMEUSE AMERICAS REFERRAL AGENCY COMMENTS/RESPONSES Revised 7/10/2023 REFERRAL AGENCY DATE REC'D.REFERRAL AGENCY COMMENT RESPONSE TO COMMENTS Proffer 4.5 - The proffer is not clear regarding if Carmeuse is unable to obtain permission to construct a tunnel under Brucetown Road. Would this nullify the commitment in the first sentence? If so, the proffer should so state, in such a way that the proffer commitment is conditioned on the occurrence. Also, the proffer may need to clarify that "roadways and tunnels internal it" Carmeuse's property includes other properties owned by Carmeuse and not part of the Rezoning. Carmeuse is currently in the process of obtaining the permits, including a renewed permit from VDOT and OmniTRAX. We will keep the county informed of our progress. Proffer 4.6 - Staff should be aware that this proffer may represent a limited commitment, as it would involve self-reporting by Carmeuse. The revised proffer allows for a County audit of the number of ticketed customer trucks leaving the property via the Brucetown road exit at any time. Proffers 6, 7 and 8 (now covered in revised Proffers 9, 10, and 11) - These proffers certainly represent a well-intended gesture by Carmeuse, but I must question whether they are permissible under applicable law. Virginia Code § 15.2-2298(A) allows for the voluntary proffering of reasonable conditions, provided that, as would be relevant here, (i) the rezoning itself gives rise to the need for the conditions, and (ii) the conditions have a reasonable relation to the rezoning. I recognize that § 15.2-2298 does not necessarily provide an owner a remedy for a locality's acceptance of conditions that may not comply with that section, but Va. Code § 15.2-2208 does. While subsection B of § 15.2-2208.1 appears to offer a safe harbor for a locality's acceptance of non-complying conditions - namely that the applicant must object in writing to the conditions - upon closer inspection of § 15.2-2208.1, that safe harbor does not appear to be absolute. If an applicant objects in writing, yes, the section provides that a court shall presume, absent clear and convincing evidence, the conditions were "the controlling basis" for the locality's decision. However, the absence of that presumption would not prevent an applicant from still attempting to offer direct proof alleging a "controlling basis". See Revised Proffers 9, 10, and 11. Proffer 8 (revised Proffer 12) - Also, notwithstanding the foregoing, I also note that Proffer 8 is not sufficiently definite, as it provides no details regarding the proffered trails. We are not proffering a specific trail; we are proffering services to plan and locate the trail in addition to funds for trail construction. See Revised Proffer 12. 143 O-N MINERALS (Chemstone) COMPANY d/b/a CARMEUSE AMERICAS REFERRAL AGENCY COMMENTS/RESPONSES Revised 7/10/2023 REFERRAL AGENCY DATE REC'D.REFERRAL AGENCY COMMENT RESPONSE TO COMMENTS Proffer 9.2 - Staff should be aware that this proffer may represent a limited commitment, as the proffer would still permit the use of temporary lighting units without any limits. Temporary lighting units will not be used. I also include by reference here comments from Planning staff's letter dated February 24, 2023.Planning staff's comments are addressed in the cover letter dated July 10, 2023. Virginia Department of Transportation 3/10/2023 VDOT has reviewed the latest Carmeuse rezoning application and associated Traffic Diversion Study dated 12-19-2022 and we are in agreement with the findings of the study. Noted. 144 145 146 8/17/22, 9:24 AM Sra https://risweb.courts.state.va.us/jsra/sra/#/search/recordSearch 1/4147 8/17/22, 9:24 AM Sra https://risweb.courts.state.va.us/jsra/sra/#/search/recordSearch 2/4148 8/17/22, 9:24 AM Sra https://risweb.courts.state.va.us/jsra/sra/#/search/recordSearch 3/4149 8/17/22, 9:24 AM Sra https://risweb.courts.state.va.us/jsra/sra/#/search/recordSearch 4/4150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 An Equal Opportunity Employer M/F/V/H Date: September 25, 2023 To: Lindsey Marhefka, Carmeuse Americas Logan Thompson, Carmeuse Americas From: Mark J. Krumenacher, GZA GeoEnvironmental, Inc. Stephanie A. Cook, P.G., GZA GeoEnvironmental, Inc. Bernard G. Fenelon, GZA GeoEnvironmental, Inc. File No.: 20.0158489.00 Re: Site Conceptual Hydrogeologic Model Existing Quarry and Proposed New Quarry Carmeuse Winchester Quarry Winchester, Virginia GZA GeoEnvironmental, Inc. (GZA) is pleased to provide O-N Minerals (Chemstone) Company, d/b/a Carmeuse Americas (Carmeuse/“Client”) this site conceptual hydrogeologic model (“Report”) for the Winchester Quarry (“Existing Quarry”) and nearby property to the north in Frederick County, Virginia (“Site”) where Carmeuse is proposing a new quarry development as an expansion of the Existing Quarry (“Proposed Quarry”). The Existing Quarry, Proposed Quarry, and several former quarries between the two locations are referred to collectively as the “Quarry Area” or “quarries,” each shown on Figure 1. EXECUTIVE SUMMARY 1. During almost 70 years of bedrock mining (quarrying) in the area, the available technical evidence does not support that the pumping of water out of the mine/quarry (dewatering) has impacted nearby springs, streams, ponds, or water supply wells with the possible exception of a 14-foot hand dug well. The evidence that supports this conclusion includes the continued existence of local springs, ponds, streams, and water supply wells near the former and Existing Quarry and the lack of documentation that these resources have experienced problems associated with the quarries. If the opposite were true, there would be ample documentation developed over the decades showing otherwise. 2. The historic and Existing Quarry provides a decades old living laboratory that can be used to predict the potential impact the Proposed Quarry may have on surface water and groundwater, albeit to a lesser degree due to its proposed shallower depth of excavation. 3. The existing quarrying in the Martin Pit will have less potential to impact nearby groundwater users because it will be mined 160 feet shallower than the adjacent East Pit that was mined for several decades. By mining shallower, the groundwater level in and immediately adjacent to the Martin pit will remain at least 160 feet higher than in the East Pit while it was mined and the water was pumped out. 4. Given that water pumping from the East Pit had no reported impact on the nearby springs, streams, ponds, and potable water supply wells, it is reasonable to conclude that 160 feet shallower mining in the adjacent Martin Pit will also not impact those resources. 178 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 2 Proactive by Design 5. Groundwater level data from wells installed near the Existing Quarry show little impact of quarry dewatering on the groundwater elevations. A residential well located about 300 feet west of the Martin Pit shows water levels 150 feet higher than the quarry floor, indicating very little drawdown in the aquifer and a very limited cone of depression to the west. Similarly, groundwater level data from a monitoring well installed about 600 feet north of the East Pit shows groundwater to be at least 140 feet higher than in the East Pit water level as of September 2023, indicating very little drawdown in the aquifer and a very limited cone of depression to the north. The favorable geologic structure (bedrock dip and faulting) that minimizes the groundwater drawdowns west and east of the Quarry Area is evidenced by the flowing springs and streams, ponds, and productive water supply wells located east and west of the quarries. 6. Mining in the Proposed Quarry will also lower the groundwater level in the pit to about 300 feet below the surrounding ground surface, like at the Martin Pit, but similarly is not expected to impact nearby springs, streams, ponds, and potable water supply wells due to the same geologic settings. 7. History has demonstrated that quarrying in the area has not negatively affected the surface water and groundwater resources and will provide for a long-term reliable source of potable water in addition to providing the needed construction aggregate for the rapidly growing County. 8. The two major bedrock types in the area, mapped as carbonate (limestone) and shale (which includes limestone and sandstone), provide the area with a reliable source of domestic potable water that has not been negatively affected by the previous or existing, quarrying. 9. Although a relatively widespread phenomenon in the carbonate bedrock of the Shenandoah Valley, sinkhole formation in the Frederick County area is of relatively minor occurrence. Almost 70 years of mining have not exacerbated sinkhole formation and because of the similar geologic conditions with the Existing Quarry, the risk of enhanced sinkhole formation with the Proposed Quarry is expected to similarly be low. 10. GZA’s review of recent surface water and well complaints alleging impacts from quarrying indicate that, with the exception of a 14-foot deep almost 200-year-old hand dug well approximately 200 feet from the Existing Quarry, quarry dewatering is not the cause of the alleged complaints. 11. GZA reviewed Carmeuse’s Rezoning Proffer Statement submitted July 2023, and in particular Section 8 “Ground Water” which offers repairs to damage caused by mining to water supply wells on Surrounding Property, defined to be within 1,500 feet of the Proposed Quarry property. Based on the size of the Proposed Quarry property, the well protection will extend up to 2,500 feet west, up to 5,000 feet east, up to 3,500 feet north, and up to 5,500 feet south of the proposed extraction area (the quarry) within the Proposed Quarry Property. Based on our understanding of the hydrogeologic model as described in this Report, Carmeuse’s commitment to the County and the surrounding community is greater than the potential impact and industry standard of care for this geologic setting and the proposed scale of operation. PURPOSE We understand that Frederick County representatives requested that Carmeuse address potential water quantity and quality impacts to potable water supply wells in response to County representatives and citizen questions raised during public discussions on the Proposed Quarry. GZA has extensive experience evaluating surface water and groundwater at quarries similar to Carmeuse in Virginia, nearby states and elsewhere across the United States. We understand the potential impact that mining can have, as well as the depth of federal, state, and local rules, regulations, guidance, and best management practices that mining operations need to follow. As professionals, GZA serves as an independent third party that relies solely upon verifiable, vetted, technical facts. 179 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 3 Proactive by Design INTRODUCTION GZA developed the conceptual hydrogeologic model for Carmeuse and other stakeholders to describe the physical conditions and characteristics of the geology and the surface water-groundwater interactions as they relate to natural conditions, and those that may be associated with past, present, and proposed limestone bedrock mining in the area. This Report is intended to answer questions and concerns that the County and other stakeholders may have pertaining to potable water supply wells, springs, and streams in the area. Note that our conceptual hydrogeological model is subject to the Limitations provided in Attachment 1. GZA is a multidisciplinary engineering, environmental and geologic consulting firm founded in 1964. GZA now has about 700 staff in 32 offices across the US. The GZA staff identified above are licensed professional geologists in multiple states, including Virginia, have combined 100 years of hydrogeologic experience and are providing technical opinions as they pertain to the hydrogeology of the region and Quarry Area as experts in mining properties, practices, and operations; and the physical characteristics and interactions of mining on soil, bedrock, surface water, groundwater and earth science by knowledge, skill, experience, training, and education. GZA was requested to review the Existing Quarry and Proposed Quarry operations and independently opine on the degree and extent of potential impacts quarrying has had or may have on the regional and local hydrogeology that includes springs, ponds, streams and groundwater. GZA geologists familiarized themselves with the hydrogeologic conditions in the Existing Quarry and Proposed Quarry vicinity, historical mining and groundwater use, and performed a reconnaissance of the area, quarries, springs, streams, and ponds. GZA also reviewed and considered water supply well and surface water complaints that were recently raised at public meetings and addressed those at the end of this Report. On September 20, 2023, Mr. Krumenacher visited and observed the Existing Quarry (East Pit, Martin Pit, Pit #1, Pit #2, and Pit #3); the Proposed Quarry property; Whetzel spring location; and nearby streams (Turkey Run, Clear Brook Run, and Opequon Creek. During the September 20, 2023 visit, Mr. Krumenacher had no restrictions on access to the pertinent areas or limitations on time and had opportunity to observe areas of interest. Information obtained from the site visit included observations that were consistent with GZA’s independent research and review and the findings and conclusions presented in this Report. The information reviewed by GZA during preparation of this Report included, but was not limited to the following: • 1894, re-issued 1899, United States Geological Survey (USGS) Winchester W VA.-VA. Sheet 1:125,000 topographic map; • 1966, USGS 1:24,000 Quadrangle, Inwood, W. VA. – VA.; • 1966, USGS 1:24,000 Quadrangle, Inwood ,W VA. – VA., photo revised 1979, photo inspected 1984; • 1966, USGS 1:24,000 Quadrangle, Stephenson, W. VA.; • 1966, USGS Quadrangle, Stephenson, W. VA., photo revised 1978; • 1966, USGS 1:24,000 Quadrangle, Stephenson, W. VA., photo revised 1987; • 2014, 2017, 2019, and 2021 aerial photographs, Frederick County GIS Planning Access Terminal; • 1985, through 2023 aerial photographs on Google Earth Pro; • U.S. Drought Monitor1 https://droughtmonitor.unl.edu/CurrentMap/StateDroughtMonitor.aspx?VA; 1 The U.S. Drought Monitor is produced through a partnership between the National Drought Mitigation Center at the University of Nebraska- Lincoln, the United States Department of Agriculture and the National Oceanic and Atmospheric Administration. 180 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 4 Proactive by Design • 1962, Metcalf, Robert W., Calver, James, and Dorchak, Victoria M., Bureau of Mines, U.S. Department of the Interior and Virginia Division of Mineral Resources, The Mineral Industry of Virginia; • 1967, Drake Jr., Avery Ala and Epstein, Jack B., USGS, The Martinsburg Formation (Middle and Upper Ordovician) in the Delaware Valley Pennsylvania-New Jersey, Contributions to Stratigraphy, Geological Survey Bulletin 1244-H; • 1977, July, Hinkle, Kenneth R., and Sterrett R. McChesney, Shenandoah County Groundwater, Present Conditions and Prospects, Planning Bulletin 306; • 1986, November, Sweet, Palmer C., Virginia Department of Mines, Minerals and Energy, Virginia Minerals, Vol 32, No. 4, Virginia’s Lime Industry; • 1986, Fichter, Lynn S., and Diecchio, Richard J., Geological Society of America Centennial Field Guide—Southeastern Section, The Taconic Sequence in the Northern Shenandoah Valley, Virginia; • 1996, Hollyday, E.F., and Hileman, G.E., USGS, Hydrogeologic Terranes and Potential Yield of Water to Wells in the Valley and Ridge Physiographic Province in the Eastern and Southeastern United States, Professional Paper 1422-C; • 2004, Swain, Lindsay A., Mesko, Thomas O., and Hollyday, Este F., USGS, Summary of the Hydrogeology of the Valley and Ridge, Blue Ridge, and Piedmont Physiographic Provinces in the Eastern United States, Professional Paper 1422- A; • 2005, Harlow, Jr., George E., Orndorff, Randall C., Nelms, David L., Weary, David J. and Moberg Roger M., USGS, Hydrogeology and Ground-Water Availability in the Carbonate Aquifer System of Frederick County, Virginia, Scientific Investigations Report 2005-5161; • Undated, Doctor, Daniel H., USGS, Mapping Sinkholes and Areas of Surface Water--Groundwater Interaction in Relation to Geologic Structure; • 2003, Orndorff, Randall C., Weary, David J., and Parker, Ronald A., USGS, Geologic Map of the Winchester Quadrangle, Frederick County, Virginia; • 2006, Weary, David J., Orndorff, Randall C., and Aleman-Gonzalez, Wilma, USGS, Geologic Map of the Stephens City Quadrangle, Clarke, Frederick and Warren Counties, Virginia, USGS Open File Report OF-2006-1173; • 2022, Weary, David J., Doctor, Daniel H., Orndorff, Randall C., USGS, Geologic Map of the Stephenson Quadrangle, Frederick and Clarke Counties, Virginia, and Jefferson County, West Virginia; • 2022, Weary, David J., Doctor, Daniel H., Orndorff, Randall C., USGS, Geologic Map of the Inwood Quadrangle, Berkeley and Jefferson Counties, West Virginia, and Frederick and Clarke Counties, Virginia; • 1994, Orndorff, Randall C. and Goggin, Keith E. USGS, Sinkholes and Karst-Related Features of the Shenandoah Valley in the Winchester 30' X 60' Quadrangle, Virginia and West Virginia; • Virginia Department of Energy, Geology Mineral Resources sinkhole map, GIS-based website: https://energy.virginia.gov/webmaps/GeologyMineralResources/; • 1987, Virginia Department of Mines, Minerals and Energy, Division of Mineral Resources, Geologic Map of Virginia; • Virginia Administrative Code Title 12, Health Agency 5, Department of Health, Chapter 590. Waterworks Regulations Part II. Operation Regulations for Waterworks; • 2000, November, Science Applications International Corporation (SAIC), Hydrogeologic Evaluation Whetzel Spring Supply Well, Frederick County, Virginia; 181 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 5 Proactive by Design • 2000, May 17, SAIC, Log of OW-1-31E; • 2000, May 22, SAIC, Log of SW-1-26 (Whetzel Spring Well); • Undated, Frederick Water, Anderson Water Treatment Plant Well Monitoring; • 2018, 2019, 2020, 2021, 2022, 2023, Frederick Water, Anderson Well Data; • Frederick Water, Service Area Map, https://www.frederickwater.com/; • Berkely County Public Service Water District, Service Area Map, West Virginia, https://www.berkeleywater.org/; • NELUP-Plan A website Get Involved | Nelup Plana (nelup-plana.org); • Carmeuse core hole summary data; • 2020, 2021, 2022, 2023, Carmeuse groundwater monitoring well water elevation data; • 2018, 2019, 2020, 2021, 2022, 2023, Carmeuse water pumping data; • September 8, 2023, telephone interview with a local water well driller; and • September 20, 2023, Quarry Area reconnaissance. CONCEPTUAL HYDROGEOLOGIC MODEL The depth of information reviewed and researched by GZA as summarized above was relied on to some extent and informed on the preparation of this Report. As presented below, the above sources were utilized to develop an understanding of the hydrogeologic characteristics of the area and present facts on the history of quarrying in the area; ground surface topography; surface water features such as springs, ponds, and streams; the soil types; the bedrock structure and characteristics of the local limestone and shale; groundwater occurrence and movement; past, current and proposed quarry dewatering; area groundwater use; and review of recent complaints pertaining to surface water and water supply wells. QUARRY HISTORY 1. A 1986 Virginia Department of Mines, Minerals and Energy report (Sweet, 1986)2 states that “W. S. Frey Company, Inc., located about 7 miles north of Winchester in Frederick County, just east of Clear Brook, has been in operation at this site since 1961.” 2. An October 22, 2022 story in the Winchester Star (Carmeuse reveals future plans for its Clear Brook location) states that quarrying in the area was occurring in the 1950s, which may have intended to state 1960s. The report indicates that a tunnel was constructed beneath Brucetown Road that Carmeuse reports was in the 1960s, to allow passage between the initial two mine pits, Pit #1 and Pit #2, shown on Figure 1. 3. Local quarrying also occurred in the early 1960s, approximately 1 mile southwest of the Carmeuse property, on land now owned by the Frederick County Sanitation Authority, now Frederick Water, where depicted on Figure 1. 4. Sweet, 1986 reported at least 5 other limestone mining locations in Frederick, Shenandoah and Rockingham counties, indicating a long history of limestone mining in the area. 5. USGS Quadrangle maps show that Pit #1, Pit #2, and a portion of the processing plant area on the Carmeuse property were active in 1967, Pit #3 was active in 1979, and the East Pit was active in 1987. These pits and plant area are shown on Figure 1. 2 1986, November, Sweet, Palmer C., Virginia Department of Mines, Minerals and Energy, Virginia M inerals, Vol 32, No. 4, Virginia’s Lime Industry. 182 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 6 Proactive by Design 6. Carmeuse reported that the Martin Pit (Figure 1) commenced development in 2018 as confirmed by aerial photographs reviewed on Google Earth and the Frederick County GIS Planning Access Terminal. 7. The Martin Pit is the only Carmeuse pit that is actively being mined at the time of this Report. Each of the other former quarries identified above are flooded or being flooded with water. 8. Frederick Water utilizes Pit #1 and Pit #2 as a potable water supply sources, pumping about 2 million gallons per day (MGPD) and recharges the pits using two water supply wells (OW-1-31E at 0.5 MGPD and Whetzel Well 1 MGPD) installed in 2000 about 500 and 1,300 feet from Pit #2, respectively. The Frederick Water supply well locations are shown on Figure 1. TOPOGRAPHY AND SURFACE WATER 9. The Existing Quarry and Proposed Quarry are located in the Shenandoah Valley region of the Valley and Ridge Physiographic province characterized by a repeating series of ridges (mountains) separated by valleys formed from lateral forces that folded the bedrock strata. 10. The nearest ridges are North Mountain located about 5 miles west and Blue Ridge about 15 miles east of the Existing Quarry and Proposed Quarry, as shown on Figure 2. 11. The ground surface generally slopes east from elevations greater than 1,000 feet on the ridges to an elevation of about 465 feet at Opequon Creek about 2.5 miles east of the Quarry Area. 12. The Existing Quarry and Proposed Quarry properties are at approximate elevation 620 feet, midway between the western ridges and the valley bottom at Opequon Creek. 13. In the Quarry Area, surface water flows east to Opequon Creek in a relatively closely spaced series of streams, from less than ½-mile to 1 mile apart, many of which emanate from springs located from less than 1 to 2 miles west of the Quarry Area. The springs and streams are shown on Figure 3. 14. The springs near the Quarry Area are generally at ground surface elevation of 600 to 700 feet, providing an indication of the groundwater elevation at those locations. 15. The streams near the Quarry Area are mapped as intermittent and/or perennial. Where perennial, which also provides an indication of groundwater elevation, the approximate elevations range from 600 to 700 feet. 16. The streams and several of the springs are mapped on the USGS Quadrangle maps dating back to 1899 and are shown on maps prepared in each decade since. 17. The springs and streams have been draining surface water and groundwater since the ridges and valley formed and local development, including quarrying, has not materially altered the flow patterns. 18. During mining of each of the quarries in the area identified above and on Figure 1, groundwater and surface water that accumulated in the quarry was temporarily pumped, as is ongoing in the Martin Pit, but after mining and pumping stopped, the quarries filled with water. 19. The water elevation in the filled quarries is indicative of the groundwater elevation at those locations, similar to the springs, groundwater fed ponds, and perennial streams in the area. GEOLOGY Soil 20. The soil in the area mapped by the United States Department of Agriculture (USDA) Natural Resource Conservation Service (NRCS) was formed from the weathering of the underlying bedrock. 183 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 7 Proactive by Design 21. At and east of the Existing Quarry, the soil is primarily mapped as channery loam 18 to 33 inches thick over bedrock. Channery denotes the soil contains more than 15% by volume flat fragments of bedrock as long as 6 inches in dimension. 22. West of the Existing Quarry and at the Proposed Quarry, where the underlying bedrock is limestone, the soil is comprised of greater than 80 to 90 inches of clay, the maximum depth of investigation by the NRCS. 23. East of the Proposed Quarry, the soil is also primarily mapped as channery loam 18 to 33 inches thick over bedrock (shale). 24. The soil formed as the product of chemical and mechanical weathering of the underlying bedrock and reflects the physical characteristics of the rock from which it was formed. Thus, the soil that formed from the weathering of limestone and shale is fine-grained clay and silt. 25. Because the bedrock east of the Quarry Area also contains sandstone and conglomerate, the soil may also contain sand and gravel-sized particles. Bedrock 26. The bedrock in the Shenandoah Valley is geologically divided into two primarily rock types, carbonate (limestone) at and west of the Quarry Area and the Martinsburg Formation, rock regionally referred to as shale with layers of limestone and graywacke (clayey sandstone with a range of grain sizes) east of the Quarry Area. 27. The carbonate bedrock in the area includes the New Market Limestone, the target rock quarried by Carmeuse, and the overlying Edinburg Limestone and underlying Rockdale Run Formation. 28. The bedrock overlying the Edinburg Limestone is the Martinsburg Formation, commonly referred to as a shale which also includes limestone and sandstone. 29. The Existing Quarry and the Proposed Quarry are located along the eastern margin of the carbonate bedrock area where limestone is the surficial rock. The limestone is present from the quarry properties to at least 1 to 2 miles west beyond the nearest ridges described above. 30. Bedrock geologic maps with locations of the prior, existing, and the Proposed Quarry highlighted are included as Attachments 2 and 3. 31. The bedrock in the region is folded, forming the valley and ridge topography described above and as shown in the cross-sections included on the geologic maps. 32. In the region that includes the Quarry Area the bedrock dips generally east at about 45 degrees. 33. Similarly, in the area of Opequon Creek and areas east, the bedrock dips generally west at about 45 degrees. 34. The east and west dipping bedrock form a syncline (Massanutten Synclinorium), a linear trough, with an axis located about halfway between the quarry areas and Opequon Creek, as shown on the geologic maps. 35. The limestone that is mined at the Existing Quarry and proposed to be mined at the Proposed Quarry (the New Market Limestone) is less than 250 feet thick, but due to the relatively steep dip, may be exposed at the ground surface in relatively thin bands 250 to 500 feet wide; which is why the limestone quarries are generally long and narrow but can be deeper than 250 feet. 36. The limestone is overlain by the Martinsburg Formation, generally referred to as shale. In the Quarry Area, the shale is absent or thin, but from the eastern margins of the quarry areas to Opequon Creek, the shale is shown on the geologic map cross-sections to be more than 3,000 feet thick. 184 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 8 Proactive by Design HYDROGEOLOGY The groundwater system in the region is principally in the underlying bedrock. The overlying soil is thin and fine-grained, so is not anticipated to provide suitable water storage for domestic use. Limestone 37. The limestone is dense and fine-grained and saturated where present below the groundwater table surface. 38. Based on the elevation of springs and perennial streams near the quarries, and the soil thickness, the groundwater elevation is generally at or near the top of bedrock. 39. The five springs located in the Quarry Area (Hot Run spring head water, Washington, Turkey Run head water, Whetzel, and Branson) range in elevation from 590 feet (Whetzel) to 650 feet (Washington). The spring and stream locations are shown on Figure 3. 40. A small unmapped spring was also reportedly present on the southern end of the Martin Pit but that areas was recently excavated in accordance with state permits. 41. The USGS reported that many springs in the Shenandoah Valley “are associated with faults, suggesting that faults may serve as important directional controls on ground-water flow.” 42. Although saturated, the limestone’s dense, fine-grained matrix will store and transmit very little groundwater and is similar in character to dense concrete. 43. Photographs included in Attachment 6 taken in Pit #1 and the Martin Pit show the typical character of the limestone bedding and jointing and dry nature of the quarry walls. 44. The groundwater storage and transmission (flow) in the limestone is in the joints derived from bedding planes (spaces between rock layers) and fractures that formed in response to the forces that caused the bedrock layers to fold. A schematic showing the conceptual groundwater flow in fractured carbonate bedrock is provided in Attachment 4. 45. The joints are ubiquitous throughout the limestone and trend in parallel and perpendicular directions relative to each other and generally transmit water where present below the groundwater table. 46. In some areas when the bedrock is resistant to folding, the forces cause the rock to break along a fault plane moving rock upward or downward sometimes distances of hundreds of feet relative to the other side of the fault plane. The faults are not always a single, thin plane, but a series of parallel faults and fractures (fault zone) over hundreds of feet that can emanate for long distances (miles). Major faults are commonly included on the USGS geologic maps. A fault located between the Martin Pit and the East Pit is evident on the geologic map and cross- section in Attachment 3. 47. Joints in limestone bedrock may maintain an aperture (separation) that can provide a path for groundwater to be transmitted vertically downward within the bedrock and horizontally from higher to lower elevations where it discharges to surface water. 48. Other joints may be characterized by or be partially filled with broken rock that can be subject to dissolution by mildly acidic precipitation and recharge water and erosion by flowing water. 49. These fractures provide the groundwater migration pathways from recharge, water that infiltrates the ground, and enable the groundwater to flow from higher elevations to lower elevations discharging into the area streams (Hot Run, Clearbrook Run, Turkey Run, Coyle Run, Duncan Run, and others). Streams are highlighted on Figure 3. 185 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 9 Proactive by Design 50. Each of those streams transmit precipitation runoff and groundwater and ultimately discharge into Opequon Creek. 51. Water supply wells installed in the limestone rely upon the bedrock joints to transmit water to the well and, where joints are infrequent, need to rely on the open well borehole to store water due to the low rate of groundwater recharge to the well. 52. Based on a review of the Frederick Water distribution map and aerial photographs, there appear to be nine residential or commercial buildings that may have limestone wells in the vicinity (within 1 mile) west of the Existing Quarry, assuming other area buildings within the areas of the municipal water distribution systems are connected to municipal water, which may not be the case. Limestone is only present north, south, and west of the Existing Quarry. 53. Outside of the Frederick Water and Berkeley County, West Virginia distribution systems, aerial photograph review identified approximately 10 residences ¾- to 1 mile west of the Proposed Quarry where limestone is mapped. 54. The Frederick Water distribution area and location of residences and commercial businesses within a 1-mile radius of the East Pit are shown on Figure 4. 55. The Frederick Water and Berkeley County distribution areas and location of residences and commercial businesses within a 1-mile radius of the Proposed Pit are shown on Figure 5. 56. Based on GZA’s discussion with a local water well driller, water supply wells that are installed in the limestone that is generally present north, south, or west of the Quarry Area are completed to depths of 200 to 500 feet. 57. Streams generally form in areas of weak rock caused by joints and faults, characteristics that can extend to great depths. 58. Karst features formed by the dissolution of carbonate (limestone) bedrock may result in sinkhole formation. 59. Sinkhole occurrence is mapped by Virginia Department of Energy, Geology Mineral Resources with data plotted on a GIS-based website: https://energy.virginia.gov/webmaps/GeologyMineralResources/. 60. Sinkholes are present throughout the band of carbonate bedrock present in the Shenandoah Valley, but occur at a relatively low density as compared to the remainder of the valley in Frederick County, as shown on the figures in Attachment 5. 61. The low density of sinkhole formation in the Quarry Area during more than 70 years of mining indicates that there is a low risk of future sinkhole development with the Proposed Quarry that will be shallower with less dewatering than the Existing Quarry. 62. One relatively active sinkhole is reportedly present in the vicinity of Turkey Run north of the Proposed Quar ry. Anecdotal evidence from the local landowner/farmer is that the sinkhole has been forming there for decades and is filled with rock and soil when it opens. Shale 63. The bedrock present east of the Quarry Area to Opequon Creek is the Martinsburg Formation. See Geologic Maps in Attachments 2 and 3. 64. The Martinsburg is present along an approximately 3-mile wide, north-south valley that extends through the Shenandoah Valley. 65. The Martinsburg is reported by the USGS (online spatial data) to be predominantly shale with scattered limestone and sandstone interbeds, particularly in the lower section. 186 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 10 Proactive by Design 66. Rader and Biggs, 1976,3 reported that the Martinsburg contains three general rock types; a lower section of shale and limestone, a middle flysch sequence (thin beds of shale or marl with sandstone or conglomerate), and an upper sandstone. 67. Harlow et al.,4 reported that the Martinsburg consists of interbedded shale and lesser graywacke siltstone and graywacke sandstone and define the basal unit as the Stickley Run Member comprised of platy limestone and calcareous shale. 68. Images of the three Martinsburg rock types taken from Google Earth Street View are provided in Attachment 6. 69. The term shale is used to denote rock comprised of fine-grained sediment smaller than sand in the range of silt to clay (finest). Shale, also commonly referred to as mudstone, ranges from siltstone to claystone, none of which may be comprised purely of silt or clay, but a gradational mixture, and may include a broad percentage of sand. 70. Near the quarries, the lower shale and limestone are likely present, which are described further as argillaceous (shaley) limestone and calcareous (limey) shale.5 See images of lower Martinsburg shale in Attachment 6. 71. Further east, halfway to Opequon Creek and toward the axis of the syncline (Massanutten Synclinorium), the flysch deposits and sandstone may be present. See images of the middle flysch and upper sandstone of the Martinsburg in Attachment 6. 72. Harlow et al., reported that the top of the Martinsburg (the sandstone) is not present in Frederick County. 73. The Martinsburg was studied in adjacent Shenandoah County (Hinkle and Sterrett, 1977)6 where it is present in the same physiographic and geologic setting as in Frederick County. 74. Hinkle and Sterrett reported that the Martinsburg is the best groundwater-producing formation in the County, as good as the limestone, and also reported good to excellent well yields when overlain by alluvial deposits (in the area of streams). 75. The Martinsburg bedrock has several physical features that apparently makes it a reliable groundwater source. The rock is in a folded, fractured, and faulted trough structure. The Martinsburg also contains limestone and calcareous shale layers that can be subject to dissolution resulting in groundwater transmission pathways. The Martinsburg also contains sandstone layers and, as shown in Attachment 6, is highly jointed, which provides groundwater storage and increased bedrock permeability. 76. Streams generally form in areas of weak rock caused by fractures and faults, characteristics that extend to great depths vertically. 77. The USGS geologic map in Attachment 3 includes an audiomagnetotellurics apparent electrical resistivity section along a portion of the cross-section that depicts the subsurface near the Existing Quarry. 78. Apparent electrical resistivity surveys in bedrock are used to identify and distinguish, on a broad scale, between competent bedrock (high apparent resistivity) and permeable bedrock (low apparent resistivity) that are jointed and fractured. 3 Rader, Eugene K., and Biggs, Thomas H., 1976, Geology of the Strasburg and Toms Brook Quadrangles, Virginia: Virginia Divisio n of Mineral Resources, Report of Investigations 45. 4 Harlow, Jr., George E., Orndorff, Randall C., Nelms, David L., Weary, David J. and Moberg Roger M., 2005, U.S. Geological Survey, Hydrogeology and Ground-Water Availability in the Carbonate Aquifer System of Frederick County, Virginia, Scientific Investigations Report 2005-5161. 5 Fichter, Lynn S., and Diecchio, Richard J., 1986, The Taconic Sequence in the Northern Shenandoah Valley, Virginia, Geological Society of America Centennial Field Guide—Southeastern Section. 6 Hinkle, Kenneth R., and Sterrett, R. McChesney, July 1977, Groundwater of Shenandoah County, Virginia, Valley Regional Office Virginia State Water Control Board Bureau of Water Control Management, Planning Bulletin 306. 187 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 11 Proactive by Design 79. The apparent electrical resistivity survey shows that the central portion of the area mapped with the Martinsburg, centered on the axis of the Massanutten Synclinorium, exhibits a low apparent electrical resistivity indicative of saturated permeable bedrock to great depths. 80. Based on GZA’s conversation with a local water well driller, water supply wells are installed in the shale at depths of 200 to 600 feet and typically produce 5 to 10 gallons per minute (gpm) and can produce up to 20 gpm. 81. Hinkle and Sterrett reported that the water quality in the shale is similar to that in the limestone, although it is not as hard and contains higher than average iron and manganese concentrations that are greater than state and federal drinking water standards. 82. Water quality in shale commonly contains minerals that may impart odor, color, or sediment in the water. A local well driller told GZA that the water from the shale commonly contains high iron, sulfur, and other minerals. 83. Outside of the Frederick Water distribution system, aerial photograph review identified 54 residences or commercial buildings within a 1-mile radius of the Existing Quarry that likely have wells installed within the shale. Those wells are generally ¼- to 1 mile from the Existing Quarry. 84. Outside of the Frederick Water and Berkely County, West Virginia distribution systems, aerial photograph review identified 57 residences or commercial buildings within a 1-mile radius of the Proposed Quarry that likely have wells installed within the shale. Those wells are generally ½- to 1 mile from the Proposed Quarry. 85. The Frederick Water and Berkely County, West Virginia water distribution area and location of residences and commercial businesses within a 1-mile radius of the Proposed Quarry are shown on Figure 5. 86. Commonly, limestone and shale would be considered two hydrostratigraphic units, the limestone an aquifer and the shale a confining layer or aquitard. 87. Based on the physical characteristics of the Martinsburg described above and evident in photographs contained in Attachment 6, such as low- and high-angle joints, faults, and granular layers (flysch and sandstone), it is reasonable to consider the limestone and shale in the Quarry Area to be one hydrostratigraphic unit, or one aquifer. 88. Harlow et al., focuses on the carbonate aquifer that overlies the Martinsburg, and do not describe the Martinsburg as a distinctly separate aquifer or as an aquitard. 89. Although one hydrostratigraphic unit, the Martinsburg likely contains localized confining layers where joints are not as prevalent; however, those areas would be localized and not have a major influence on the overall transmission of groundwater in the region. Examples of that condition are evident in photographs of the Martinsburg lower unit in Attachment 6. HISTORICAL AND CURRENT QUARRY DEWATERING 90. Quarry dewatering has been ongoing in the Quarry Area since at least the 1960s. 91. The dewatering rate at each of the quarries is not known and is anticipated to be a function of the quarry size and depth. 92. Quarry pumping data provided by Carmeuse for the East Pit ranged from about 0.6 to 1.4 MGPD (400 to 1,000 gallons per minutes [gpm]) and averaged about 1.0 MGPD (700 gpm). The broad range in pumping data is due in part to variations in flow estimating that are based on pump curves, pumping elevations and piping lengths and drought conditions. 188 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 12 Proactive by Design 93. The estimated surface water drainage area into the East Pit is about 135 acres. Based on the average annual precipitation of 42 inches per year, the average annual precipitation contribution to the annual pumping from the East Pit was about 0.4 MGPD, (300 gpm), or about 30% to 70% of the total water pumped from the quarry. 94. The estimated groundwater pumped from the East Pit ranged from 0.2 to 1.0 MGPD (150 to 700 gpm), in the range of pumping rates reported by Frederick Water from their two production wells at the Anderson Treatment Plant. 95. Quarry pumping data provided by Carmeuse for the Martin Pit for 2018 through 2023 ranged from about 0.6 to 0.7 MGPD (450 to 500 gpm). 96. The estimated surface water drainage area into the Martin Pit is about 60 acres. Based on the average annual precipitation of 42 inches per year, the average annual precipitation contribution to the annual pumping from the Martin Pit was about 0.2 MGPD (130 gpm), or about 30% of the total water pumped from the quarry. 97. The estimated groundwater pumped from the Martin Pit ranged from 0.4 to 0.5 MGPD (300 to 350 gpm), less or equivalent to the lower capacity pumping well utilized by Frederick Water at the Anderson Treatment Plant. 98. Little to no groundwater was observed by GZA entering the walls of Pit #1, Pit #2, Pit #3, the East Pit and Martin Pit, which is consistent with the low pumping rates reported by Carmeuse (see photographs in Attachment 6). 99. In GZA’s experience, the estimated groundwater withdrawal rates less than 1,000 gpm are very low for a carbonate bedrock quarry where rates as high as 20 to 30 MGPD or 15,000 to 20,000 gpm may occur. 100. Data available to predict the rate of quarry filling is from the East Pit, where groundwater pumping ended in late 2021, and water elevations measured by Carmeuse indicate the East Pit had filled with more than 230 feet of water by September 7, 2023; an average rate of about 750,000 gallons per day. 101. The observed average rate of East Pit filling with precipitation and groundwater is consistent with the estimated pumping rates from the quarries. 102. The geology of the various quarries is similar, so it is reasonable to believe that the historical dewatering rates since the early 1960s were consistent with the current dewatering rates at the Existing Quarry. 103. Quarries that were dewatered and then reflooded naturally with groundwater include the now County-owned quarry about 1 mile southwest of Carmeuse, Pit #1, Pit #2, Pit #3, and the East Pit. In each quarry, except the East Pit, which is still reflooding, the groundwater level returned to pre-dewatering elevations. 104. The water levels in the local springs, streams, and ponds provide the most relevant and reliable evidence of the impact of local quarry dewatering on the groundwater table surface. 105. The position of the Quarry Area and high density of springs, streams, and ponds in the folded regional bedrock trough fed by groundwater recharge from nearby ridges and thin soil over jointed and faulted generally permeable bedrock make the variety of permanent water features the surface expression of groundwater. 106. During the history of quarry dewatering, it is reasonable to believe, anecdotally (due to lack of documentation or reports to the contrary which would be expected), and based on a review of aerial photographs, that the local springs kept flowing; these include the following: a. Hot Run spring headwater located approximately 2,600 feet from the East Pit and 2,000 feet from the Martin Pit; b. Washington Spring located approximately 4,600 feet from the East Pit and 3,900 feet from the Martin Pit; c. Slate Run spring headwater located approximately 1,500 feet from Pit #1 and 1,300 feet from Pit #2; 189 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 13 Proactive by Design d. Whetzel Spring, located approximately 500 feet from Pit #3 and 1,400 feet from Pit #2; and e. Turkey Run spring headwaters located approximately 500 feet from Pit #3. 107. During the history of quarry dewatering, based on the same premise as with the springs that the streams kept flowing; these included the following: a. Hot Run located approximately 300 feet from the East Pit; b. Clearbrook Run located approximately 300 feet from the Martin Pit and East Pit before dewatering water is added to it near the East Pit; c. Slate Run located approximately 1,500 from Pit #1 and 1,300 feet from Pit #2; and d. Turkey Run located approximately 3,000 feet from Pit #3. 108. During the history of quarry dewatering, based on the same premise as with the springs, the nearby ponds retained their water; these include the following: a. The pond fed by Hot Run spring located approximately 750 feet from the East Pit and 900 feet from the Martin Pit; b. Two unnamed ponds along Hot Run located approximately 600 and 900 feet south of the East Pit, respectively; c. Clearbrook Park pond located approximately 1,400 feet from Pit #1, 1,300 feet from the East Pit, and 500 feet from the Martin Pit; and d. At least six other small ponds (0.1 to 2 acres in size) present since at least the early 1960s, based on their presence on 1966 USGS Quadrangle maps, that are within 1 mile east of the East Pit, Pit #1, and Pit #2. 109. During dewatering, historically, there were no known problems with water supply wells, at least none are documented that can be referenced. Discussion with a local water well driller confirmed, anecdotally, that there is no history of well problems in the Quarry Area. 110. A previous hydrogeologic evaluation of the quarries in the Clear Brook area by Science Applications International Corporation (SAIC), cited by Harlow et al., estimated a reliable yield of 2.17 MGPD and identified "no adverse effects from the withdrawal on the aquifer or other ground-water users in the area.”7 111. The bedrock type, elevation, structure, and dewatering rate estimated by SAIC are similar to the Existing Quarry with no adverse effects identified. 112. Harlow et al. reported that a groundwater flow model prepared by Burbey (2003) indicated that groundwater drawdowns associated with quarry dewatering occurs primarily “in the immediate vicinity of the quarries, and are asymmetric, extending southward and slightly northward (along the strike of the geologic units) however, little water-level decline extends west of the quarries and may indicate a hydrologic boundary or decreased permeability in this direction.”8 The Stephens City quarries are also in the New Market Limestone in a similar structural condition with steep dips and faulting as the Existing Quarry and Proposed Quarry. 113. The favorable geology that minimizes the groundwater drawdowns west and east of the Quarry Area is evidenced by the flowing springs and streams, ponds, and productive water supply wells located east and west of the quarries. 7 Harlow, Jr., George E., Orndorff, Randall C., Nelms, David L., Weary, David J. and Moberg Roger M., 2005, Hydrogeology and Ground-Water Availability in the Carbonate Aquifer System of Frederick County, Virginia, Scientific Investigations Report 2005-5161. 8 Ibid. 190 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 14 Proactive by Design 114. Groundwater level data provided by Carmeuse for wells installed near the Existing Quarry show little impact of quarry dewatering on the groundwater elevations. A residential well located about 300 feet west of the Martin Pit shows water levels 150 feet higher than the quarry floor, indicating very little drawdown in the aquifer and a very limited cone of depression to the west. 115. Similarly, groundwater level data from a monitoring well installed about 600 feet north of the East Pit shows groundwater to be at least 140 feet higher than in the East Pit water level as of September 2023, indicating very little drawdown in the aquifer and a very limited cone of depression to the north. 116. In the Proposed Quarry area, the same geologic setting will minimize groundwater drawdown impact to Turkey Run, Coyle Run, Duncan Run, the nearby springs and ponds, and nearby water supply wells. 117. Recent public discussions about quarry expansion resulted in several public and a couple of private comments about water supply well and surface water quantity and quality concerns that citizens have attributed to the Existing Quarry. As an apparent recent phenomenon, these comments do not seem to represent a history of problems with operations of area quarries as anecdotally stated by the local water well driller based on his experience in the area. Each comment is addressed later in this Report. PROPOSED QUARRY DEWATERING 118. The lack of documented impacts of dewatering of at least six quarries since at least the early 1960s on nearby springs, streams, ponds, and water supply wells provides the most reliable predictions for expectations of potential impacts from the Proposed Quarry. 119. The Proposed Quarry will extract from the same bedrock unit as the other six quarries and, specifically, from the same geologic position relative to a major fault as Pit #3, mined to elevation 500 feet and planned to be mined to elevation 380 feet, and the Martin Pit, planned to be mined to elevation 320 feet. 120. Pit #1, Pit #2, and the East Pit were mined from the opposite downward side of the fault, resulting in the formation being deeper, at a lower elevation. The East Pit was mined to a bottom elevation of 160 feet. 121. Because of the geologic position relative to the fault, the bottom elevation of the Proposed Quarry will be similar to that of the Martin Pit and extend to elevation 300 feet, 140 feet higher elevation than the dewatering that occurred for many years in the East Pit. 122. Although dewatering is ongoing at the Martin Pit, the East Pit has filled with water from the base elevation of 160 feet, to elevation 390 feet as of September 7, 2023. 123. The much higher Proposed Quarry bottom elevation means there will be an even lower potential for impact to nearby surface water or groundwater resources compared to the area of the much deeper East Pit where there has been no demonstrated negative impact. AREA POTABLE WATER SUPPLY WELLS 124. GZA identified 54 possible potable water supply wells based on the presence of residential and commercial buildings observed on aerial photographs ¼- to 1 mile east of the East Pit and nine possible wells west of the East Pit. 125. The areas north, south, and west of the East Pit are within the Frederick Water distribution and are assumed to be connected to the Frederick Water distribution or at least have the option to connect. 126. The nine possible wells located west of the Existing Quarry are presumed to be installed in limestone and the 54 possible well locations identified east of the Existing Quarry are presumed to be installed in the shale/Martinsburg Formation. 191 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 15 Proactive by Design 127. During the history of Existing Quarry operations, complaints about water supply wells were made only recently (May to August 2023) and are discussed in the section below. 128. GZA identified 72 possible potable water supply wells based the presence of residential and commercial buildings observed on aerial photographs within 1 mile of the Proposed Quarry. 129. The areas north, south, and partially west of the Proposed Quarry are within the Frederick Water or Berkely County, West Virginia distribution and are assumed to be connected to the Frederick Water distribution or at least have the option to connect. 130. Of the 72 well locations identified, 15 are believed to be installed in the limestone ¾- to 1 mile west of the Proposed Quarry and 57 are believed to be installed in the shale primarily ½- to 1 mile east of the Proposed Quarry; three of the 57 are located ¼- to 1 miles northeast of the Proposed Quarry. 131. Three of the four recent complaints of grit, sediment, or film on toilet water were from residents located about 1¼ miles southeast of the Proposed Quarry and more than 1½ to 1¾ miles from the Existing Quarry. 132. More than 80% of the presumed shale wells referenced above east of the Proposed Quarry are also located within 1 mile of the Frederick Water Anderson water treatment plant property where they are pumping 2 MGPD from Pit #2 and wells and 1.5 MGPD from wells (OW-1-31E at 0.5 MGPD and Whetzel Well 1 MGPD) into Pit #2. REVIEW OF RECENT SURFACE WATER AND WATER SUPPLY WELL COMPLAINTS GZA reviewed two surface water and seven water supply well complaints received by Carmeuse in 2023, since the public meeting to discuss the Proposed Quarry. If there were additional historical water -related complaints, the current Carmeuse management is not aware of them. The surface water complaints, each paraphrased from public testimony, pertained to the following: • Winchester (City) resident alleged that Carmeuse’s operations have ruined the Redbud Run that comes out of the limestone and by removing the limestone they are removing the water’s natural filtration into that creek. • Jeremiah Lane resident alleged that there was no water in a pond, no streams anymore, no natural spring. Redbud Run 1. Redbud Run is located approximately 3 miles southwest of the southern extent of the East Pit and Martin Pit and flows through/adjacent to two industrial parks. 2. In addition to Hot Run located 300 feet from the Martin Pit and East Pit, Hiatt Run, Lick Run , and several smaller associated tributaries are located between the Existing Quarry and Redbud Run. 3. Groundwater in the vicinity of the Existing Quarry does not discharge to Redbud Run, but flows to the east. 4. This complaint was also filed with Virginia Energy and according to their report on September 7, 2023, “The complainant felt her worries were somewhat exaggerated and would like to withdraw this complaint.” 5. Virginia Energy concluded, “The complainant is approximately 3.9 miles from the mine permit. It is unlikely that mining activity affects Redbud Run or any other streams or ponds in that area.” 6. As documented above, the historical and Existing Quarry have not affected the local springs, streams, and ponds as close as 300 feet from the Quarry Areas; therefore, Redbud Run would not be affected. 192 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 16 Proactive by Design Jeremiah Lane 1. The pond in question is located approximately 1 mile north of the Martin Pit and East Pit. 2. The pond was apparently excavated in 2006-2007, over approximately 2.8 acres. Aerial photographs indicate that in August 2007, the pond was dry. 3. In October 2010, ponded water was evident in the east and west ends of the excavation. 4. Aerial photographs between 2010 and 2023, show wet and dry periods with the ponded water on the western areas not always present. 5. A 2019 aerial photograph on the Frederick County Planning Access Terminal shows the entire 2.8-acre pond area to be flooded. 6. The pond was excavated in an area mapped with upland Oaklet Series soil, at least 90 inches (7.5 feet) of firm clay. 7. The area excavated was apparently a broad topographic swale, but was not mapped by the USGS as a stream or spring. 8. The nearest mapped streams are Clearbrook Run about ½-mile south and Turkey Run about ½-mile north. 9. Based on mapped soil type and topographic position, the pond was excavated in an area that could capture and hold surface water drainage from uplands located primarily to the west, but the pond does not appear to be groundwater fed and could not be impacted by quarry dewatering. 10. There is no hydraulic connection between the alleged dry pond, stream, and spring and the Existing Quarry. The water supply well complaints, each paraphrased from contact with Carmeuse or public testimony, pertained to the following: • A 14-foot-deep, pre-Civil War, hand-dug well within ¼-mile of the Martin Pit; • A dry well greater than ½-mile east of the East Pit; and • Grit in a well within ½-mile east of the East Pit; • Three complaints of grit, sediment, or film on toilet water greater than 1 mile southeast (1) and 1½ to 1¾ miles northeast (2) of the East Pit. • Always has bad water quality in well. Hand-Dug Well 1. It is an unusual circumstance to have an operating well of that age and construction. 2. Although the well has obviously been through similar conditions as the current moderate to severe drought, its recently reported dry condition may be due to the drought. 3. The recent and historic use of the well is not known; i.e., daily, occasional, etc. 4. The well was apparently not affected by several decades of dewatering in the East Pit approximately 1,000 feet east, but may have been affected by recent dewatering in the Martin Pit, located a similar distance to the north, due to the anisotropy associated with the bedrock structure in the region, as described above, which indicates groundwater drawdowns will occur primarily north and south of the quarries. 193 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 17 Proactive by Design Dry Well 1. The well is located more than ½-mile (about 2,800 feet) east of the East Pit. 2. The owner said the well was 135 feet deep. No well log or written records were provided. The well was present in 1975, when the owner bought the property, so it was at least 48 years old. 3. The owner stated that they felt a quarry blast in October 2019, and that sediment increased in their well after that date. 4. The owner stated that the well was muddy on June 9, 2021 and on June 15, 2021. A water well driller verified that the well was dry in June 2021, and a new well was drilled to 300 feet that produced water that flowed naturally under artesian conditions to above the surface on the property, confirming that groundwater levels remained high (above grade) and have not been adversely affected by quarry dewatering. 5. Based on review of aerial photographs, there are approximately 30 water supply wells located closer to the East Pit than this “dry” well. 6. The ground surface at the well location is about elevation 560 feet. 7. Clearbrook Run is located about 150 feet from the well at approximate elevation 550 feet , indicating that groundwater elevations remain high in the area of the well as also confirmed by the above-grade water level in the replacement well. 8. Clearbrook Run is mapped as perennial in the area of the dry well and should contain water at an elevation indicative of the groundwater table surface. 9. The well may have failed for a variety of reasons and it is difficult or impossible to opine on the cause without having been able to examine the well. 10. The location of the well relative to a consistent and reliable stream, the presence of at least 30 wells in the same general bedrock closer to the Existing Quarry, and the above-grade water level in the replacement well suggest that quarry dewatering is not the cause. Wells with Grit, Sediment, Film on Toilet 1. The nature and extent of the grit, sediment, and film on toilet is not known, as these were comments raised at a recent public meeting. 2. Grit and sediment are frequently observed in wells installed in fine-grained, soft, easily erodible bedrock such as shale and such a condition is not necessarily an attribute caused by local bedrock quarrying. 3. The nature of the grit, sediment, and film and well construction and water system would need to be reviewed to opine on the causes of the reported observations. 4. The location of most of these complaints, 1½ to 1¾ miles from the Existing Quarry and the presence of more than 50 wells without these reported issues in the same general bedrock closer to the Existing Quarry suggests that quarrying activities are not the likely cause. Bad Water Quality 1. This well is located about 1¾ miles from the East Pit. 2. Bad water quality is a subjective term and usually indicates the presence of dissolved metals, the odiferous sulfur compounds, and/or total dissolved solids in water from the well. 194 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 18 Proactive by Design 3. Hinkle and Sterrett reported that the water quality in the shale contains higher than average iron and manganese concentrations greater than state and federal drinking water standards. The elevated dissolved iron and manganese concentrations in water from wells in the Martinsburg Formation indicate groundwater with naturally low oxidation- reduction potential, a common occurrence in shale, which results in naturally poor tasting water, water that stains porcelain and appliances, and commonly contains sulfur odor. 4. A local well driller told GZA that the water from the shale commonly contains high iron, sulfur, and other minerals. 5. The water quality at the well in question is likely a naturally occurring condition in the shale aquifer and likely not attributable to operations of the Existing Quarry. A water well complaint was also filed with Virginia Energy on July 24, 2023. According to the Virginia Energy report, “The complainant said that their residence is approximately 2½ miles from the Carmeuse operation. They have noted that the well (about 150 feet deep) has more sediments in the water since around 2015. There is also a smell to the water. A nearby spring dried up in 2022. Has concerns with dust and noise also.” Based on Virginia Energy observations, understanding of groundwater dewatering and distance to the complainant’s well, Virginia Energy concluded on September 9, 2023 that “[n]o enforcement action will be taken at this time.” RECOMMENDED GROUNDWATER LEVEL MONITORING NETWORK GZA reviewed Carmeuse’s Rezoning Proffer Statement submitted July 2023, and in particular Section 8 “Ground Water” which offers repairs to damage caused by mining to water supply wells on Surrounding Property, defined to be within 1,500 feet of the Proposed Quarry property. Based on the size of the Proposed Quarry property, the well protection will extend up to 2,500 feet west, up to 5,000 feet east, up to 3,500 feet north and up to 5,500 feet south of the Proposed Quarry property. Based on our understanding of the hydrogeologic model as described in this Report, Carmeuse’s commitment to the County and the surrounding community is greater than the potential impact and industry standard of care for this geologic setting and the proposed scale of operation. To help predict and avoid unnecessary interruption in use of potable water supply wells and gather data on local surface water resources, we recommended additional surface water and groundwater monitoring locations for consideration as summarized below for the Existing Quarry and Proposed Quarry areas. Existing Quarry During the period of mining and dewatering in the Martin Pit: 1. Continue monitoring water levels in the residential water supply well at 3144 Martinsburg Pike west of the Martin Pit and in monitoring well WI-UG-22-01 on the north side of the East Pit. 2. Continue to monitor the water level recovery and water level in the East Pit until water is either pumped into it from another source or water is pumped out of it. 3. Consider monitoring water levels in an additional residential water supply well west of the Martin Pit along Waverly Road if permission can be obtained. 4. Consider monitoring water levels in an additional residential water supply well east of the East Pit along Walters Mill Lane or Gun Club Road, Highway 666, if permission can be obtained. 5. Consider monitoring surface water levels in the Clearbrook Park Pond if permission can be obtained. 6. Consider monitoring surface water levels in the Hot Run pond southwest of the Martin Pit if permission can be obtained. 195 September 25, 2023 File No. 20.0158489.00 Site Conceptual Hydrogeologic Model Page | 19 Proactive by Design Proposed Quarry Prior to and during the period of mining and dewatering in Pit #3 and the Proposed Quarry: 1. Continue monitoring water levels in monitoring well WI-LGT-21-09, WI-LGT-21-11, and WI-GUM-20-03. 2. Consider installation of an additional well for monitoring water levels in the limestone in the western margins of the Proposed Quarry property north of Branson Spring Road. 3. Consider monitoring water levels in one or two residential water supply wells west of the Proposed Quarry along Thistle Lane, Joline Drive, or F23 if permission can be obtained. 4. Consider monitoring water levels in the Carmeuse-owned residential water supply well northeast of the Proposed Quarry along Woodside Road. 5. Consider monitoring water levels in a residential water supply well east of the Proposed Quarry along Grace Church Road if permission can be obtained. 6. Consider monitoring surface water levels in the Branson Spring pond if permission can be obtained. J:\158400to158499\158489 Carmeuse Winchester\Report\FINAL 20.0158489.00 Prelim Conceptual Hydro Model_Winchester VA 9-25-23.docx 196 Proactive by Design FIGURES 197 Fig ure 1 Quarry Loc ations Legend Frederic k Water Supply W ell Quarry 1 mi N➤➤N Image © 2023 CNES / A irbus Image © 2023 CNES / A irbus Image © 2023 CNES / A irbus 198 Fig ure 2 - Regional Top og rap h y 10 mi N➤➤N Image Lands at / Copernicus Image Lands at / Coper nic us Image Lands at / Coper nic us 199 Fig ure 3 - L ocal Surface Water Featu res Legend Spring Pond Stream 2 mi N➤➤N Image © 2023 CNES / A irbus Image © 2023 CNES / A irbus Image © 2023 CNES / A irbus Image © 2023 A irbus Image © 2023 A irbus Image © 2023 A irbus 200 Fig ure 4 - Wells Near East Pit Legend 1/4,1/2, 3/4 and 1-Mile Radius of the East Pit Frederic k Water Servic e Area Lim estone (W es t)-Shale (Eas t) Contac t Res idenc e or Comm erical Building W ith Pos sible Water Supply W ell 1 mi N➤➤N Image © 2023 CNES / A irbus Image © 2023 CNES / A irbus Image © 2023 CNES / A irbus 201 Fig ure 5 - Wells Near Propo sed Quarry Legend 1/4,1/2, 3/4 and 1-Mile Radius of the Propos ed Quarry Frederic k Water Berkely County Water Servic e Area Lim estone (W es t)-Shale (Eas t) Contac t Res idenc e or Comm erical Building W ith Pos sible Water Supply W ell 1 mi N➤➤N Image © 2023 CNES / A irbus Image © 2023 CNES / A irbus Image © 2023 CNES / A irbus 202 active by Design ATTACHMENT 1 Limitations 203 active by Design HYDROGEOLOGICAL LIMITATIONS USE OF REPORT  GZA GeoEnvironmental, Inc. (GZA) prepared this Report on behalf of, and for the exclusive use of our Client for the stated purpose(s) and location(s) identified in the Proposal for Services and/or Report. Use of this Report, in whole or in part, at other locations, or for other purposes, may lead to inappropriate conclusions; and we do not accept any responsibility for the consequences of such use(s). Further, reliance by any party not expressly identified in the agreement, for any use, without our prior written permission, shall be at that party’s sole risk, and without any liability to GZA. STANDARD OF CARE  GZA’s findings and conclusions are based on the work conducted as part of the Scope of Services set forth in the Proposal for Services and/or Report and reflect our professional judgment. These findings and conclusions must be considered not as scientific or engineering certainties, but rather as our professional opinions concerning the limited data gathered during the course of our work. Conditions other than described in this Report may be found at the subject location(s).  GZA’s services were performed using the degree of skill and care ordinarily exercised by qualified professionals performing the same type of services, at the same time, under similar conditions, at the same or a similar property. No warranty, expressed or implied, is made. Specifically, GZA does not and cannot represent that the Site contains no hazardous material, oil, or other latent condition beyond that observed by GZA during its study. Additionally, GZA makes no warranty that any response action or recommended action will achieve all of its objectives or that the findings of this study will be upheld by a local, state, or federal agency.  In conducting our work, GZA relied upon certain information made available by public agencies, Client and/or others. GZA did not attempt to independently verify the accuracy or completeness of that information. Inconsistencies in this information which we have noted, if any, are discussed in the Report. SUBSURFACE CONDITIONS  The generalized soil profile(s) provided in our Report are based on widely‐spaced subsurface explorations and are intended only to convey trends in subsurface conditions. The boundaries between strata are approximate and idealized and were based on our assessment of subsurface conditions. The composition of strata, and the transitions between strata, may be more variable and more complex than indicated. For more specific information on soil conditions at a specific location refer to the exploration logs. The nature and extent of variations between these explorations may not become evident until further exploration or construction. If variations or other latent conditions then become evident, it will be necessary to reevaluate the conclusions and recommendations of this Report.  Water level readings have been made, as described in this Report, in and monitoring wells at the specified times and under the stated conditions. These data have been reviewed and interpretations have been made in this Report. Fluctuations in the level of the groundwater however occur due to temporal or spatial variations in areal recharge rates, soil heterogeneities, the presence of subsurface utilities, and/or natural or artificially induced perturbations. The observed water table may be other than indicated in the Report. COMPLIANCE WITH CODES AND REGULATIONS  We used reasonable care in identifying and interpreting applicable codes and regulations necessary to execute our scope of work. These codes and regulations are subject to various, and possibly contradictory, interpretations. Interpretations and compliance with codes and regulations by other parties is beyond our control. 204 active by Design INTERPRETATION OF DATA  Our opinions are based on available information as described in the Report, and on our professional judgment. Additional observations made over time, and/or space, may not support the opinions provided in the Report. CONCEPTUAL SITE MODEL  Our opinions were developed, in part, based upon a comparison of site data to conditions anticipated within our Conceptual Site Model (CSM). The CSM is based on available information, and professional judgment. There are rarely sufficient data to develop a unique CSM. Therefore, observations over time, and/or space, may vary from those depicted in the CSM provided in this Report. In addition, the CSM should be evaluated and refined (as appropriate) whenever significant new information and/or data is obtained. ADDITIONAL INFORMATION  In the event that the Client or others authorized to use this Report obtain additional information on environmental or hazardous waste issues at the Site not contained in this Report, such information shall be brought to GZA's attention forthwith. GZA will evaluate such information and, on the basis of this evaluation, may modify the conclusions stated in this Report. ADDITIONAL SERVICES  GZA recommends that we be retained to provide services during any future investigations, design, implementation activities, construction, and/or property development/ redevelopment at the Site. This will allow us the opportunity to: i) observe conditions and compliance with our design concepts and opinions; ii) allow for changes in the event that conditions are other than anticipated; iii) provide modifications to our design; and iv) assess the consequences of changes in technologies and/or regulations. 205 active by Design ATTACHMENT 2 Geologic Map – Inwood Quadrangle 206 207 active by Design ATTACHMENT 3 Geologic Map – Stephenson Quadrangle 208 209 active by Design ATTACHMENT 4 Schematic of Conceptual Groundwater Flow in Fractured Carbonate Bedrock 210 211 active by Design ATTACHMENT 5 Sinkhole Figures 212 213 214 U.S. DEPARTMENT OF THE INTERIOR MISCELLANEOUS FIELD STUDIES U.S. GEOLOGICAL SURVEY MAP MF-2262 78°30' 39°15' DESCRIPTION OF LITHOLOGIC UNITS 78°15' 39°30' 6 Interbedded shale, siltstone, and sandstone of the Middle and Upper Ordovician Martinsburg Formation 5 High calcium limestone of the Middle Ordovician New Market Limestone, limestone and chert of the Middle Ordovician Lincolnshire Limestone, and interbedded limestone, shaly limestone, and calcareous shale of the Middle Ordovician Edinburg and Oranda Formations 4 Interbedded limestone and dolostone of the Lower and Middle Ordovician Rockdale Run Formation and dolostone and minor limestone of the Middle Ordovician Pinesburg Station Dolomite 3 siliceous-laminated limestone of the Lower Ordovician Stonehenge Limestone 2 Interbedded dolostone, limestone, and dolomitic shale of the Middle and Upper Cambrian Elhrook Dolomite and interbedded limestone, dolostone, and calcareous sandstone of the Upper Cambrian and lowest Ordovician Conococheague Formation 1 Interbedded dolostone and limestone of the Lower Cambrian Tomstown Dolomite and interbedded limestone, dolostone, siltstone, sandstone, and shale of the Lower and Middle Cambrian Waynesboro Formation EXPLANATION OF MAP SYMBOLS Sinkhole--COL - collapse sinkhole S. Spring--Includes ephemeral and perennial • Cave entrance Travertine or marl deposit Geologic contact -v—v- Thrust fault--Sawteeth on upper plate Strike-slip fault--Arrows show direction of relative movement Oakland „IT A 6 r 39°00' Hook M Lorna r a Sp 55) r ; - 2..?Spririg / t• li , / Uc 7 o Gravel r o • hen O • F Mo -ails Rock Sp'. Nllex • ouafain- alk ' 0 -"Pe." La Run 30 Oar a Leb.a. Church, Chpo Road' yob t ige pain iew andr Mt Williams ..5tg Sty lrr da Marlboro 200 Hayfi d 4010' satat • ittwr. . • le ills • a ‘K ryAL ip• '-`•.‘3 CC ve- O 1 q) Round Hill "53•,. Opequon 2 4 II lines o / oao Slice Lake I Albin Radio Towers Barton Hill Cres P 00 22 r -fir 44 kee Hill 0 Green Sprit). Ce‘ar) Gran Ct 0 4y • L o 37 anotown S S irc /./E unnysid ort oy, ios 4 I White Hall C layp -s 4/ S 0 Si) Grimes — Grimes fa Win ,P r Mu I Airp • P. kins v (ex Am"`1\, 0 rearm' Gott Ones 59pring ills Gap /e\ O • P • 4111 can t- c43 r 1)•, w r .4( nion Corner e a I ow Tor 00 Aitotial Rest si ok Burn 6 Factory o firol:17 Lost co er rjf>: 1) Oa 0, • Sugar fli11 one Bridge Milldal ler Bun eFecri Spring Run Legtown 78°30' Base from U.S. Geological Survey, 1983 15' SCALE 1:100 000 1 CENTIMETER ON THE MAP REPRESENTS 1 KILOMETER ON THE GROUND CONTOUR INTERVAL 20 METERS KILOMETERS 1 0 1 2 3 4 5 6 1 8 9 10 H I I 1—I MILES 1 0 2 3 4 5 6 • cetown fr Bosoc ar. ndy Exper miry of V ( Specks 4 • Millwood rtn Trea Evans Tablers Station c 78°00' 39°30' Three 51) -4•4? 441 Hei 1.0 Swimle • • • " 4 :255) Claytunville Sf-114NAIV Carter • • . : Bethel . 817uncif flO 1 5' INTRODUCTION Rocks of the Shenandoah Valley within the Winchester 30' X 60' quadrangle are dominantly limestone and dolostone which have moderate karst development. Recent urbanization in the northern part of the Shenandoah Valley has increased the potential for formation of sinkholes and contamination of ground water. This map, at a scale of 1:100,000, shows areas of sinkholes and the generalized bedrock geology. It is useful for determining areas of potential future sinkhole development and areas that are generally susceptible to ground-water contamination. Features plotted include sinkholes, caves, springs, and travertine deposits. The sinkholes were identified from U.S. Geological Survey (USGS) 7.5-minute topographic quadrangle maps; some were mapped in the field, and others were derived from the mapping of Hubbard (1983), Holmes and others (1984), Holmes and Wagner (1987), and Heidel and others (1991). Sinkholes in Clarke County, Virginia, were compiled from Hubbard (1990). Since various sources were used to compile the sinkholes on the map, coverage in some counties is better than others. For instance, Hubbard (1990) performed an in-depth photointerpretation for Clarke County, Virginia, resulting in a greater number of sinkholes for this county compared to the other counties in which sinkholes were compiled from topographic maps and soil surveys. The purpose of the present map is to show all of the reported sinkholes for the map area. Hubbard (1991) reported that only 19 percent of the sinkholes identified by photointerpretation are indicated on topographic maps by closed contours and 3 percent of the sinkholes shown in soil surveys are found on topographic maps for Clarke County. Springs were plotted from USGS 7.5-minute topographic quadrangle maps and from Price and others (1936), and McColloch (1986) for West Virginia and from Wright (1990) for Virginia. Travertine and marl deposits located on the Winchester 30' X 60' quadrangle were compiled from fi eld mapping and from Giannini (1990) and Sweet and Hubbard (1990). GEOLOGIC SETTING The Shenandoah Valley was defined by Hack (1965) as "an elongate area about 140 miles long that drains into the Potomac River" and "lies between the Blue Ridge Mountains on the southeast and the North and Shenandoah Mountains on the northwest." Rocks of the Shenandoah Valley in the Winchester 30' X 60' quadrangle range from Early Cambrian to Middle Ordovician in age. The carbonate rocks are divided into an eastern and western belt separated by shale and some sandstone of the Middle and Upper Ordovician Martinsburg Formation (unit 6 on map) which defines the axis of a large regional downfold, the Massanutten synclinorium. Rocks on the east limb of the synclinorium include carbonate rocks from the Lower Cambrian Tomstown Dolomite through the Middle Ordovician Edinburg and Oranda Formations. The west limb includes rocks from the Upper Cambrian Elbrook Formation through the Middle Ordovician Edinburg and Oranda Formations. The southeast boundary of the map is defined by the contact of the Tomstown with the underlying clastic rocks of the Blue Ridge province. The northwest boundary is the North Mountain fault zone which places Cambrian and Ordovician carbonate rocks over Upper Ordovician through Devonian clastic rocks. The generalized geology shown on this map was modified from Butts and Edmundson (1966), Edmundson and Nunan (1973), Cardwell and others (1968), McDowell (1991), and Orndorff and others (1993). The lithostratigraphic units, or formations, are combined into units characterized by their dominant rock types. For instance, interbedded limestone and dolostone of the Elbrook Formation and Conococheague Limestone are combined into one lithologic unit (unit 2), whereas the predominantly limestone lithology of the Stonehenge Limestone is considered its own lithologic unit (unit 3). Combined in this manner, the lithologic control on the development of karstic features may be examined. The rocks of the Shenandoah Valley are folded and faulted, and contain numerous joints, and veins. Folds are northeast trending and are generally overturned in the eastern belt and upright in the western belt. Faults are mainly thrust faults or high angle reverse faults, however, several cross faults also occur. KARST FEATURES Karst development in the study area is expressed by sinkholes, caves, and areas of poorly developed surface drainage on carbonate rocks. The most common karst features in this part of the Shenandoah Valley are sinkholes of various sizes. These closed depressions result from subsidence due to solution of the bedrock or collapse of roof rocks into subsurface solution cavities in carbonate rocks. Hack (1965) concluded that sinkholes in the southern part of the Shenandoah Valley were controlled by character of the bedrock, thickness of the overlying residuum, geologic structure, and their relationship to streams. The results of this study show that the lithologic characteristics, fracture density of the bedrock, and the proximity of carbonate rocks to streams are the main controlling factors in sinkhole formation. Sinkholes are more abundant and increase in size near intrenched streams. This relationship occurs along Cedar Creek northwest of Middletown along the Frederick and Shenandoah County line, Virginia, and along the Shenandoah River in Clarke County, Virginia. There, in the southeast corner of the map, lithologic unit 1 (Tomstown Dolomite and Waynesboro Formation) has a relatively high concentration of sinkholes compared to the other units (table 1). In the northern Valley and Ridge province "of Virginia, Hubbard (1983) attributed the greater development of sinkholes near streams to the steepened hydraulic gradient and increased rate of ground -water flow in these areas. Enhanced sinkhole development near streams in the Winchester quadrangle can also be attributed to this cause. Many of the springs in the Shenandoah Valley of the Winchester 30' X 60' quadrangle are structurally controlled, occurring where fault planes intersect the surface. Examples of these fault controlled springs are Shawnee Spring in Winchester, Frederick County, Virginia and Horsepen Spring in Clarke County, Virginia. Travertine deposits are associated with springs and in areas where stream waters supersaturated with respect to calcite traverse rough stream beds. A combination of increased temperature and aeration as surface streams flow over rough beds causes degassing of carbon dioxide (pCO2) and loss of calcite supersaturation, resulting in deposition of calcite (White, 1988). A spectacular travertine deposit is located on the northeast bank of Cedar Creek where Fawcett Run joins the creek just upstream from the State Route 628 bridge, 0.5 mi south of Marlboro, Frederick County, Virginia. This deposit has formed downstream from an unnamed spring at Marlboro and where Fawcett Run drops approximately 15 ft at a waterfall into Cedar Creek. The marl deposits located just north of Winchester, Frederick County along Redbud Run and those in Clarke County, Virginia have been mined for agricultural lime (Sweet and Hubbard, 1990). ENVIRONMENTAL IMPLICATIONS AND PROBLEMS RELATED TO KARST Problems associated with karst in the Shenandoah Valley are subsidence, collapse, and ground -water contamination. Jennings (1985) defines subsidence as "the mass movement of soils, weathering mantles, and superficial deposits that is often gradual," whereas collapse is defined as "geologically sudden mass movement of the karst bedrock." Collapse sinkholes are generally rare in the Shenandoah Valley. However, both natural processes and man's influence do provide a risk; for example, Newton and Tanner (1987) provide several case histories of human-induced sinkholes in the eastern United States. In November of 1992, a collapse sinkhole developed in northern Clarke County, Virginia which caused extensive property damage completely engulfing a home in less than two months. A common cause of collapse is a drop in the water table due to extended droughts or excessive pumping of the ground water (Newton and Tanner, 1987). In the study area, subsidence typically occurs over a long period of time by solutional enlargement of fractures such as joints, faults, and bedding planes. 1 - Reconnaissance geologic mapping by Orndorff, modified from Cardwell and others (1968) 2 - Reconnaissance geologic mapping by Orndorff, 39°00' modified from Butts and Edmundson (1966) 78°00' Manuscript approved for publication January 25, 1994 INTERIOR —GEOLOGICAL SURVEY, RESTON, VA -1994 SINKHOLES AND KARST-RELATED FEATURES OF THE SHENANDOAH VALLEY IN THE WINCHESTER 30' x 60' QUADRANGLE, VIRGINIA AND WEST VIRGINIA By Randall C. Orndorff and Keith E. Goggin 1994 co.oGicAL tt.43. itss -c ON. SEP 1 2 1994 3 - Reconnaissance geologic mapping by Orndorff, modified from Edmundson and Nunan (1973) 4 - Geologic mapping by McDowell, unpub. data 5 - Geologic mapping by Orndorff and others (1993) 6 - Reconnaissance geologic mapping by Orndorff, unpub. data 5 4 2 6 1 3 SOURCES OF GEOLOGIC DATA A more serious problem with karst in the Shenandoah Valley is ground -water contamination (Hubbard, 1990). Ground -water movement in the carbonate rocks of the Shenandoah Valley is extremely complicated. The openings in these rocks, consisting of joints, faults, and bedding planes, may be enlarged by solution of the limestone and dolostone resulting in a complex drainage pattern. This may increase the potential for ground -water contamination and complicates prediction of areas that may become affected. Dye-tracer tests, where fluorescent dye is introduced into a sinkpoint and detected at springs, wells, or surface streams, have been conducted to gain a better understanding of the Shenandoah Valley ground -water system (Kozar and others, 1991; Jones, 1991). Jones (1991), for example, reported travel times of three to five months for distances of one to three miles, which suggests that karstic fl ow is well developed in certain areas. Sources of ground -water contamination in the Shenandoah Valley of the Winchester quadrangle include agricultural runoff (pesticides, herbicides, animal waste), industrial pollution, underground storage tanks, regional landfills, and private septic systems. Areas affected by contaminants from these sources are difficult to predict due to the complex hydrogeologic setting in the karst terrain. During the last 200 years sinkholes have been used for dumping of waste and therefore are direct sources for ground -water contaminants. Slifer and Erchul (1989) estimate that there are over 4,600 illegal dumps in the karst area of the Valley and Ridge Province in Virginia, 30 percent of which are likely sinkhole dumps. Also, the possibility of buried sinkholes beneath the regolith which have no surface expression and the pinnacled nature of the carbonate bedrock should be considered in landfill and other land -use studies. Significant portions of the study area are underlain by carbonate rocks, but exhibit no surface expression of subsidence features. However, here too, karst processes are active. In these areas, karstification is expressed by poorly developed surface drainage, as well as some minor solutional sculpting of the exposed bedrock (karren features). Areas such as these present a variety of potential problems for land users, including relatively rapid movement of contaminated ground water, and difficulties in engineering building foundations due to differential compaction, soil piping, and collapse of subsurface cavities (White, 1988). CONCLUSIONS The existence of sinkholes, caves, pinnacled bedrock, and other karst features in the Shenandoah Valley of the Winchester 30' X 60' quadrangle indicate potential environmental and engineering hazards associated with urban development. Ground- water contamination is a serious concern and the complex hydrogeologic systems associated with karst create difficulties in predicting the rate and direction of ground- water movement. Also, ground-water contamination can affect surface water quality where it rises at springs. With the increase in industrial development combined with the long agricultural history of this part of the Shenandoah Valley, the potential of ground- water contamination has also increased. Subsidence and collapse, although rare, have occurred in the recent past and need to be considered in land use planning and construction. These problems associated with karst terrains should be considered at all scales of development as land use planning. REFERENCES CITED Butts, Charles, and Edmundson, R.S., 1966, Geology and mineral resources of Frederick County: Virginia Division of Mineral Resources Bulletin 80, 142 p. Cardwell, D.H., Erwin, R.B., and Woodward, H.P., 1968, Geologic map of West Virginia: West Virginia Geological and Economic Survey, scale 1:250,000. Edmundson, R.S., and Nunan, W.E., 1973, Geology of the Berryville, Stephenson, and Boyce quadrangles, Virginia: Virginia Division of Mineral Resources Report of Investigations 34, 112 p. Giannini, W.F., 1990, A commercial marl deposit near Winchester, Virginia, in Herman, J.S., and Hubbard, D.A., Jr., eds., Travertine-marl: stream deposits in Virginia: Virginia Division of Mineral Resources Publication 101, p. 93-99. Hack, J.T., 1965, Geomorphology of the Shenandoah Valley Virginia and West Virginia and origin of the residual ore deposits: U.S. Geological Survey Professional Paper 484, 84 p. Heidel, L.W., Ealy, E.P., and Osborne, Steve, 1991, Soil survey of Shenandoah County, Virginia: Department of Agriculture, Soil Conservation Service, 290 p. Holmes, R.L., and Wagner, D.L., 1987, Soil survey of Frederick County, Virginia: Department of Agriculture, Soil Conservation Service, 206 p. Holmes, R.L., Wagner, D.L., and Racey, D.L., 1984, Soil survey of Warren County, Virginia: Department of Agriculture, Soil Conservation Service, 159 p. Hubbard, D.A., Jr, 1983, Selected karst features of the northern Valley and Ridge province, Virginia: Virginia Division of Mineral Resources Publication 44, scale 1:250,000. 1990, Map of selected hydrologic components for Clarke County, Virginia: Virginia Division of Mineral Resources Publication 102, plate 2, scale 1:50,000. 1991, Regional karst studies: who needs them?, in Kastning, E.H., and Kastning, K.M., eds., Appalachian karst: National Speleological Society, Proceedings of the Appalachian Karst Symposium, March 23-26, 1991, Radford, Virginia, p. 135-138. Jennings, J.N., 1985, Karst geomorphology: New York, Basil Blackwell, 293 p. Jones, W.K., 1991, The carbonate aquifer of the northern Shenandoah Valley of Virginia and West Virginia, in Kastning, E.H., and Kastning, K.M., eds., Appalachian karst: National Speleological Society, Proceedings of the Appalachian Karst Symposium, March 23-26, 1991, Radford, Virginia, p. 217-222. Kozar, M.D., Hobba, W.A., Jr., and Macy, J.A., 1991, Geohydrology, water availability, and water quality of Jefferson County, West Virginia, with emphasis on the carbonate area: U.S. Geological Survey Water-Resources Investigations Report 90-4118, 93 p. McColloch, J.S., 1986, Springs of West Virginia--50th anniversary revised edition: West Virginia Geological and Economic Survey, Volume V-6A, 493 p. McDowell, R.C., 1991, Preliminary geologic map of the Winchester quadrangle: U.S. Geological Survey Open-File Report 91-22, scale 1:100,000. Newton, J.G., and Tanner, J.M., 1987, Case histories of induced sinkholes in the eastern United States, in Beck, B.F., and Wilson, W.L., Karst hydrology: Engineering and environmental applications: Proceedings of the Second Multidisciplinary Conference on Sinkholes and the Environmental Impacts of Karst, Orlando, Florida, February 9-11, 1987, p. 15-23. Orndorff, R.C., Epstein, J.B., and McDowell, R.C., 1993, 'Preliminary geologic map of the Middletown quadrangle, Frederick and Shenandoah Counties, Virginia: U.S. Geological Survey Open-File Report 93-24, scale 1:24,000. Price, P.H., McCue, J.B., and Hoskins, H.A., 1936, Springs of West Virginia: West Virginia Geological Survey, Volume 6, 146 p. Slifer, D.W., and Erchul, R.A., 1989, Sinkhole dumps and the risk to ground water in Virginia's karst areas, in Beck, B.F., Engineering and environmental impacts of sinkholes and karst: Proceedings of the Third Multidisciplinary Conference on Sinkholes and the Engineering and Environmental Impacts of Karst, St. Petersburg Beach, Florida, October 2-4, 1989, p. 207-212. Sweet, P.C., and Hubbard, D.A., Jr., 1990, Economic legacy and distribution of Virginia's Valley and Ridge province travertine-marl deposits, in Herman, J.S., and Hubbard, D.A., Jr., eds., Travertine-marl: stream deposits in Virginia: Virginia Division of Mineral Resources Publication 101, p. 129-138. White, W.B., 1988, Geomorphology and hydrology of karst terrains: Oxford University Press, New York, 464 p. Wright, W.G., 1990, Ground-water hydrology and quality in the Valley and Ridge and Blue Ridge physiographic provinces of Clarke County, Virginia: U.S. Geological Survey Water Resources Investigations Report 90-4134, 61 p. West Virginia Virginia INDEX MAP Winchester 30 X 60 minute quadrangle Study area ) Table 1.--Distributions of sinkholes in relation to lithologic unit in the Shenandoah Valley area of the Winchester 30' X 60' quadrangle Lithologic Area unit (km2 ) Number of sinkholes mapped Number of sinkholes per km' 1 20.4 50 2.54* 2 329.5 109 0.33 3 42.5 13 0.31 4 253.7 415 1.64 5 71.3 92 1.29 *Ratio is high due to proximity of lithologic unit to incised Shenandoah River Any use of trade, product, or firm names in this publication is for descriptive purposes only and does not imply endorsement by the U.S. Government For sale by U.S. Geological Survey, Map Distribution, Box 25286, Federal Center, Denver, CO 80225 215 216 active by Design ATTACHMENT 6 Images of Rock Types 217 218 219 220 © 2023 Google © 2023 Google © 2023 Google 221 © 2023 Google © 2023 Google © 2023 Google 222 © 2023 Google © 2023 Google © 2023 Google 223 © 2023 Google © 2023 Google © 2023 Google 224 © 2023 Google © 2023 Google © 2023 Google 225 Planning Commission Agenda Item Detail Meeting Date: October 4, 2023 Agenda Section: Public Hearings Title: Rezoning #04-23 of Dover Hill Crossing II (K. Dondero & V. Cruz) - (Mr. Klein) Attachments: PC10-04-23REZ04-23_Redacted.pdf 226 REZONING APPLICATION #04-23 DOVER HILL CROSSING II (K. DONDERO) Staff Report for the Planning Commission Prepared: September 18, 2023 Staff Contacts: M. Tyler Klein, AICP, Senior Planner Reviewed Action Planning Commission: 10/04/23 Pending Board of Supervisors: 11/08/23 Pending EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 10/04/23 PLANNING COMMISSION MEETING: This is an application to rezone approximately 4.75+/- acres from RA (Rural Areas) District to RP (Residential Performance) District with proffers to enable the development of up to 25 single-family attached (SFA, townhome) units. The subject property is in the Red Bud Magisterial District south of the signalized intersection of Senseny Road (Route 657) and Channing Drive. Staff notes the proposed rezoning does not include the “mix of uses” envisioned by the urban center land use designation in the Comprehensive Plan and the Senseny/Eastern Frederick Area Plan (SEFLUP). However, the proposed rezoning may otherwise be appropriate given the scale of the project and the relatively small size of the property in question. Furthermore, the ability of the project to be connected in the future to a larger, more integrated, and mixed-use development is possible. To that end, the rezoning accommodates the future collector roadway (Channing Drive extended) and multiuse trail, which may allow for future connectivity to the envisioned “urban center.” The applicant has provided a proffer statement, dated July 12, 2023, that addresses capital impacts to County services ($13,098 per unit; or $327,450 for the total project), necessary transportation improvements for the extension of Channing Drive and future site access to adjoining parcels. There are no outstanding review agency comments. Following a public hearing, a recommendation from the Planning Commission regarding this rezoning application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. 227 Rezoning #04-23 Dover Hill Crossing II September 18, 2023 Page 2 This report has been 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. PROPOSAL: To rezone 4.75 +/- acres from RA (Rural Areas) District to RP (Residential Performance) District with proffers to enable the development of up to 25 single-family attached (SFA, townhome) units. LOCATION: The subject property is located at 2216 Senseny Road, Winchester; immediately south of the signalized intersection of Senseny Road (Route 657) and Channing Drive. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 65-A-16 PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Single-Family Detached Residence ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) Use: Open Space/Residential (Single-family detached) South: RA (Rural Areas) Use: Vacant East: RA Use: Vacant/Private Right-of-Way (ROW) West: RA Use: Vacant REVIEW EVALUATIONS: Planning & Zoning: 1) Comprehensive Plan The Comprehensive Plan is the guide for the future growth of Frederick County. The Comprehensive 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 Plan is developed with the input of the public and adopted by the Board of Supervisors (lasted updated November 2021). The Plan is a vital tool that provides direction for future growth, aimed at ensuring orderly well-planned development to promote, preserve and protect the health, safety, general welfare, and quality of life for the citizens and businesses of Frederick County. The Area Plans in Appendix I of the Comprehensive Plan are the primary implementation tools and are 228 Rezoning #04-23 Dover Hill Crossing II September 18, 2023 Page 3 instrumental to the future planning efforts of the County. Land Use Compatibility The Comprehensive Plan and the Senseny/Eastern Frederick Area Plan (SEFLUP) provide guidance on the future development of the subject property. The Plan identifies the subject property with a “urban center” (Greenwood) land use designation and as being within the limits of the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). The “Greenwood Urban Center,” as stated in the plan: “Provides an opportunity for a focal point for an area where most of the recent suburban residential development has occurred. The Greenwood Urban Center is envisioned to introduce a mix of uses into already developed areas in a way that builds the identity and enhances its livability. This urban center should embrace a traditional main-street feel, be pedestrian- friendly, ecologically sensitive, and architecturally distinctive, honor our region’s local heritage and look to the future by promoting urban life in a dynamic new way. This lifestyle center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing historic farmhouse and grounds. The residential densities in the core of this area are envisioned to be in the 12-16 units per acre range, tapering off to 6 units per acre on its perimeter. Anchored in all directions by existing and proposed schools and park areas, this urban center is tailored to be the future focal point of the Senseny Road and Greenwood Road area.” Staff notes the proposed rezoning does not include the “mix of uses” envisioned by the urban center land use designation in the Comprehensive Plan. However, it may otherwise be appropriate given the scale of the project and the relatively small size of the property in question. Furthermore, the ability of the project to be connected in the future to a larger, more integrated, and mixed-use development is possible. The proposed rezoning is on the northeast corner of the plans designated urban center area and has a proposed density of 5.26 dwelling units/acre (25 units on 4.75-acres) which is consistent with the plans desired density along the perimeter of the Greenwood Urban Center. Finally, the proposed rezoning also accommodates the future collector roadway and multiuse trail, detailed below, which may allow for future connectivity to the envisioned urban center. 2) Site Access and Transportation The Eastern Road Plan, contained in the Comprehensive Plan, identifies a “new major collector roadway” bisecting the subject property extending Channing Drive south from the intersection with Senseny Road to Route 50. A new multiuse trail, running parallel to the extension of Channing Drive is also identified in the adopted plan. Senseny Road (Route 657) is identified as an “improved major collector” roadway, ultimately a four-lane urban roadway. The SEFLUP also emphasizes access management, particularly along primary roadways. The right-of-way for the future extension to Channing Drive (105’ wide) on the subject property and multiuse trail are depicted on the included Generalized Development Plan (GDP) dated July 12, 2023. A two-lane portion of Channing Drive extended is proffered to serve as access to the development, with 229 Rezoning #04-23 Dover Hill Crossing II September 18, 2023 Page 4 no additional points of access proposed directly from Senseny Road. The rezoning is generally consistent with the adopted plan policy. 3) Potential Impacts & Proffers Capital Costs When evaluating capital costs of new residential development, the County projects per unit costs through the Capital Impact Model (CIM). The CIM is an economic tool that the County utilizes when considering land use planning policy decisions and rezoning applications. The model has been designed to project fiscal impacts that may result with land use change decisions. The CIM was originally adopted by the Board of Supervisors (BOS) in 2005 and the last annual update was made staff and the adopted by the BOS in July 2022. A summary of the project outputs for the proposed 25-unit single-family attached (SFA – townhome) development in the Red Bud district is provided below (and full summary included in the attachments to this staff report). The Capital Impact Model (as of March 2023) projects a per unit capital cost to the County of approximately $13,097. 230 Rezoning #04-23 Dover Hill Crossing II September 18, 2023 Page 5 Proffer Statement The applicant has provided a proffer statement dated July 12, 2023, including monetary contributions to County departments and non-monetary improvements. The applicant proposes a per unit contribution of $13,098 per SFA unit (for a project total of $327,450) to offset capital impacts as follows: County Department Monetary Contribution Parks & Recreation $784 per unit (Proffer 2.1) Fire & Rescue $4,884 per unit (Proffer 3.1) Public Schools $7,165 per unit (Proffer 4.1) Sheriff $265 per unit (Proffer 5.1) In addition to the above monetary contributions, the applicant proposes the following other proffered commitments: • Proffer 1.1: Limit the total number of single-family attached (SFA townhome) units that may be developed to 25 and prohibit the development of multifamily units on the subject property. • Proffer 8.1: Construction of a two-lane extension of Channing Drive, south of Senseny Road, and terminating at the southern property line to serve as access to the development. • Proffers 8.2 & 8.3: Reserve area for future right-of-way (ROW) dedication for the full section of Channing Drive and future multiuse trail (105-feet in width) and reserve area for future inter- parcel connection to the lot south of the subject property. Other Review Agency Comments: Review Agency Comment Issuance Date Status Virginia Department of Transportation (VDOT) May 10, 2023 Comments resolved. Frederick Water April 24, 2023 Comments resolved. Frederick County (FC) Public Works April 25, 2023 No comments. FC Fire Marshal May 9, 2023 No comments. FC Parks and Recreation April 25, 2023 No comments. FC Public Schools (FCPS) May 3, 2023 Comments resolved. FC Attorney May 2, June 23, 2023 Acceptable form. Staff notes there are no outstanding issues from agency comments and the proffer statement is in a form acceptable to the County Attorney. Following a public hearing, a recommendation from the Planning Commission regarding this rezoning application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. 231 65 A 16 166SUNSET DR 154SUNSET DR 159SUNSET DR 153SUNSET DR 147SUNSET DR 141SUNSET DR 146SUNSET DR 140SUNSET DR 132SUNSET DR 126SUNSET DR 102SUNSET DR 2236SENSENY RD 100SUNSET DR 2251SENSENY RD 2239SENSENY RD 100PARKWOODCIR 101PARKWOODCIR 104PARKWOODCIR 2159SENSENY RD 2171SENSENY RD 105PARKWOODCIR 108PARKWOODCIR 2147SENSENY RD 105AMBERFIELD CT 116AMBERFIELD CT 109AMBERFIELD CT 120AMBERFIELD CT 109PARKWOODCIR 112PARKWOODCIR 113AMBERFIELD CT 124AMBERFIELD CT AMBERFIELD CTSUNSET DRSENSENY RDPARKWOOD CIRCHANNING DRApplication Sewer and Water Service A rea Parcels RP (Residential Per form ance District)µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: July 25, 202 3 SENSENY RDCHANN ING DRMALOY DRBROAD AVESUNSET DRROSSMANN BLVDMADIGAN LNSUNSHINE DR SESAR CT ROSSUM LNBROCKHAM CTPARKWOOD CIR0 150 30075 Feet REZ # 04 - 23: Dover Hill Crossing IIPIN: 65 - A - 16Rezoning from RA to RPZoning Map REZ #04-23 232 65 A 16 166SUNSET DR 154SUNSET DR 159SUNSET DR 153SUNSET DR 147SUNSET DR 141SUNSET DR 146SUNSET DR 140SUNSET DR 132SUNSET DR 126SUNSET DR 102SUNSET DR 2236SENSENY RD 100SUNSET DR 2251SENSENY RD 2239SENSENY RD 100PARKWOODCIR 101PARKWOODCIR 104PARKWOODCIR 2159SENSENY RD 2171SENSENY RD 105PARKWOODCIR 108PARKWOODCIR 2147SENSENY RD 105AMBERFIELD CT 116AMBERFIELD CT 109AMBERFIELD CT 120AMBERFIELD CT 109PARKWOODCIR 112PARKWOODCIR 113AMBERFIELD CT 124AMBERFIELD CT AMBERFIELD CTSUNSET DRSENSENY RDPARKWOOD CIRCHANNING DRApplication Sewer and Water Service A rea Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: July 25, 202 3 SENSENY RDCHANN ING DRMALOY DRBROAD AVESUNSET DRROSSMANN BLVDMADIGAN LNSUNSHINE DR SESAR CT ROSSUM LNBROCKHAM CTPARKWOOD CIR0 150 30075 Feet REZ # 04 - 23: Dover Hill Crossing IIPIN: 65 - A - 16Rezoning from RA to RPLocation Map REZ #04-23 233 65 A 16 166SUNSET DR 154SUNSET DR 159SUNSET DR 153SUNSET DR 147SUNSET DR 141SUNSET DR 146SUNSET DR 140SUNSET DR 132SUNSET DR 126SUNSET DR 102SUNSET DR 2236SENSENY RD 100SUNSET DR 2251SENSENY RD 2239SENSENY RD 100PARKWOODCIR 101PARKWOODCIR 104PARKWOODCIR 2159SENSENY RD 2171SENSENY RD 105PARKWOODCIR 108PARKWOODCIR 2147SENSENY RD 105AMBERFIELD CT 116AMBERFIELD CT 109AMBERFIELD CT 120AMBERFIELD CT 109PARKWOODCIR 112PARKWOODCIR 113AMBERFIELD CT 124AMBERFIELD CT AMBERFIELD CTSUNSET DRSENSENY RDPARKWOOD CIRCHANNING DRApplication Sewer and Water Service A rea ParcelsLong R ange Land Use Urban Center Residential, 4 u/a µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: July 25, 202 3 SENSENY RDCHANN ING DRMALOY DRBROAD AVESUNSET DRROSSMANN BLVDMADIGAN LNSUNSHINE DR SESAR CT ROSSUM LNBROCKHAM CTPARKWOOD CIR0 150 30075 Feet REZ # 04 - 23: Dover Hill Crossing IIPIN: 65 - A - 16Rezoning from RA to RPLong Range Land Use Map REZ #04-23 234 Page 1 of 10 PROFFER STATEMENT REZONING: RZ.# Rural Area (RA) to Residential Performance (RP) PROPERTY: RECORD OWNER: APPLICANT: PROJECT NAME: ORIGINAL DATE OF PROFFERS: REVISION DATE(S): 2216 Senseny Rd containing 4.75 Acres +/-. Further identified as Tax Map Parcel 65-A-16 (the "Property") Dondero and Cruz Same Dover Hill Crossing II April 18, 2023 July 12, 2023 The undersigned hereby proffers that the use and development of the subject property ("Property"), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made or submitted, prior hereto. In the event that the above referenced RP rezoning is not granted as applied for by the owners, these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "final rezoning" defined as the rezoning which is in effect on the day following the last day upon which the Frederick County Board of County Supervisors (the "Board") decision granting the rezoning may be contested in the appropriate court. If the Board's decision is contested, and the Applicant elects not to submit development plans until such contest is resolved, the term rezoning shall include the day following entry of a final court order affirming the decision of the Board which has not been appealed, or, if appealed, the day following which the decision has been affirmed on appeal. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Owner(s)" as referenced herein shall include within its meaning all future owners, successors and interests. When used in these proffers, the "Generalized Development Plan", shall refer to the plan entitled "Generalized Development Plan, Dover Hill Crossing II" dated July 12, 2023 (the “GDP”). The GDP is attached to this document and titled Exhibit 1. 235 Page 2 of 10 1. LAND USE 1.1 Development of the part of the Property that is west of the area proposed for the extension of Channing Drive across the Property shall be limited to not more than 25 single family attached dwelling units. The remaining property to the east of the new extension of Channing Dr will not be further developed at this time, however it may be at some time in the future. Multi-family dwelling units shall be prohibited. 1.2 The project shall be constructed in substantial conformance with the Generalized Development Plan (Exhibit 1) provided that minor modifications are permitted during the Master Development Plan and final engineering process. Minor modifications will be subject to approval by the Director of Planning and Development. 2. PARKS AND RECREATION: 2.1 The Owners shall contribute to the County the sum of $784 per single family attached unit for parks and recreation purposes, payable upon the issuance of a certificate of occupancy for each single family attached unit. Any future development of the portion of the property that will be east of the extension of Channing Drive will be subject to all county approvals and restrictions and to payment of any cash proffers as then identified in the Development Impact Model for the appropriate housing type. 3. FIRE & RESCUE: 3.1 The Owners shall contribute to the County the sum of $4884 per single family attached dwelling unit for fire and rescue purposes, payable upon the issuance of a certificate of occupancy for each single family attached unit. Any future development of the portion of the property that will be east of the extension of Channing Drive will be subject to all county approvals and restrictions and to payment of any cash proffers as then identified in the Development Impact Model for the appropriate housing type. 236 Page 3 of 10 4. SCHOOL CONSTRUCTION: 4.1 The Owners shall contribute to the County the sum of $7165 per single family attached dwelling unit for school purposes, payable upon the issuance of a certificate of occupancy for each single family attached unit. Any future development of the portion of the property that will be east of the extension of Channing Drive will be subject to all county approvals and restrictions and to payment of any cash proffers as then identified in the Development Impact Model for the appropriate housing type. 5. SHERIFF: 5.1 The Owners shall contribute to the County the sum of $265 per single family attached dwelling unit for Sheriff’s Office purposes, payable upon the issuance of a certificate of occupancy for each single family attached unit. Any future development of the portion of the property that will be east of the extension of Channing Drive will be subject to all county approvals and restrictions and to payment of any cash proffers as then identified in the Development Impact Model for the appropriate housing type. 6. CREATION OF HOMEOWNERS' ASSOCIATION: 6.1 The residential development shall be made subject to an HOA that shall be responsible for the ownership, maintenance, and repair of all common areas, excluding any areas that may be dedicated to Frederick County (the "County") or other public entities. For each area subject to their jurisdiction, the HOA shall be granted such responsibilities, duties, and powers as are customary for such associations or as may be required for such HOA herein. 6.2 In addition to such other duties and responsibilities as may be assigned, the HOA shall have title to and responsibility for (i) all common open areas not otherwise dedicated to public use including stormwater management facilities, (ii) common buffer areas located outside of residential lots; (iii) responsibility for the perpetual maintenance of any perimeter or road buffer areas, all of which buffer areas shall be located within easements to be granted to the HOA if platted within residential or other lots, or otherwise granted to the HOA by appropriate instrument and (iv) responsibility for payment for maintenance of streetlights. 237 Page 4 of 10 7. WATER & SEWER: 7.1 The Owners shall be responsible for connecting the Property to public water and sewer, and for constructing all facilities required for such connection. All water and sewer infrastructure shall be constructed in accordance with the requirements of Frederick Water. 8. TRANSPORTATION: 8.1 The Owners shall construct a two-lane extension of Channing Drive that will extend south from Senseny Rd and terminate at the southern property line. This roadway will meet all applicable VDOT standards. 8.2 The Owners proffers to reserve an area for future right of way dedication that is 105 feet in width for the entire length of the Subject Property to allow for the future widening of Channing Drive by others in the general area identified in the Frederick County GIS map. Additionally, the Owner proffers to provide permanent and temporary easements along both sides of the 105 foot right of way dedication area consistent with the approved road design plan for this construction project. 8.3 The Owners shall provide a reserve area that is a maximum of 24 feet in width for a potential future connection between this Property and the adjacent Lot to the South. The Owners shall dedicate said reservation area in conformance with the location depicted on the GDP. 9. ESCALATOR FOR MONETARY PROFFERS: 9.1 In the event the monetary contributions set forth in the Proffer Statement are paid to the Board within 30 months of the approval of this rezoning, applied for by the Owners, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date thirty months after approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6% per year, non-compounded. 238 Page 5 of 10 SIGNATURE(S) APPEAR ON THE FOLLOWING PAGE(S) 239 Page 6 of 10 240 Page 7 of 10 241 Page 8 of 10 242 Page 9 of 10 243 Page 10 of 10 244 PROJECT SUMMARY PAGE Capital Impacts Model Frederick County, Virginia SUMMARY OF PROJECT INPUTS Project Name 2216 Senseny SFA Project Location Parameters General Service Area Urban School or School Region Elementary Region Evendale Middle School Region Admiral Byrd High School Millbrook Fire & Rescue Service Area Greenwood Library Region Urban Park Region Urban Number of Dwelling Units Single Family-Detached 0 Single Family-Attached 25 Multifamily 0 Age-Restricted Single Family 0 Additional Housing Unit 0 TOTAL DWELLING UNITS 25 Amount of Nonresidential Square Footage (Gross) Retail 0 Office and Other Services 0 Industrial 0 Institutional 0 TOTAL NONRESIDENTIAL SQUARE FOOTAGE 0 Frederick County Capital Impacts Model Developed by TischlerBise © 2019 Frederick County Capital Impacts Model Run on 3/2/2023 Frederick County Capital Impacts Model_2022 FINAL Printed on 3/2/2023 Page 1 of 2 245 SUMMARY OF PROJECT OUTPUTS Project Name 2216 Senseny SFA CAPITAL COST IMPACTS FOR DEVELOPMENT PROPOSAL RESIDENTIAL NONRESIDENTIAL TOTAL Housing Units 25 25 Projected Population 66 66 Projected Students Projected Elementary School Students 4.7 4.7 Projected Middle School School Students 2.1 2.1 Projected High School Students 2.3 2.3 Projected Total Students 9.2 9.2 Nonresidential Sq. Ft.0 0 Projected Jobs 0 0 Total for the Development Proposal FULL CAPITAL IMPACT CAPACITY TRIGGERED INFRASTRUCTURE CATEGORY RESIDENTIAL NONRESIDENTIAL TOTAL RESIDENTIAL NONRESIDENTIAL TOTAL *SCHOOLS $476,603 $0 $476,603 $179,134 $0 $179,134 *PARKS AND RECREATION $37,672 $0 $37,672 $19,586 $0 $19,586 *SHERIFF $12,324 $0 $12,324 $6,616 $0 $6,616 *FIRE $122,092 $0 $122,092 $122,092 $0 $122,092 *ANIMAL PROTECTION $1,719 $0 $1,719 $0 $0 $0 LIBRARIES $9,176 $0 $9,176 $0 $0 $0 GEN. GOVT $19,028 $0 $19,028 $19,028 $0 $19,028 COURTS $5,157 $0 $5,157 $5,157 $0 $5,157 ENV. SRVCS.$3,439 $0 $3,439 $3,439 $0 $3,439 GRAND TOTAL CAPITAL COSTS $687,210 $0 $687,210 $355,052 $0 $355,052 *CASH PROFFER CATEGORIES $650,410 $0 $650,410 $327,428 $0 $327,428 * Cash proffer categories limited to public safety facilities, school facilities, and parks & rec facilities Grand Total Capital Costs $27,488 $0 $14,202 $0 Cash Proffer Categories $26,016 $0 $13,097 $0 Frederick County Capital Impacts Model Developed by TischlerBise © 2019 Frederick County Capital Impacts Model Run on 3/2/2023 FULL CAPITAL IMPACT CAPACITY TRIGGERED Residential, per unit Nonresidential, per 1,000 sq. ft.Average Cost Per Unit Residential, per unit Nonresidential, per 1,000 sq. ft. Frederick County Capital Impacts Model_2022 FINAL Printed on 3/2/2023 Page 2 of 2 246 Dover Hill Crossing II Residential Rezoning IMPACT ANALYSIS STATEMENT Tax Parcel 65-A-16 Red Bud Magisterial District April 18, 2023 Current Owners: Kenneth and Karen Dondero Victor and Patricia Cruz Contact Person: Ken Dondero 571-233-1188 247 IMPACT ANALYSIS STATEMENT INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a single parcel of land totaling approximately 4.75± acres to the RP, Residential Performance District. The subject property is owned by Ken/Karen Dondero and Victor/Patricia Cruz identified as Tax Parcel 65-A-16. This Parcel is south of Senseny Road, directly across from the termination of Channing Drive at Senseny Road (see the Location Exhibit included with this report). The Parcel is currently zoned RA, Rural Area District, within the Urban Center of the Red Bud Magisterial District. Upon rezoning to the RP District, the area to the west of the new extension of Channing Drive is expected to be developed into residential units. The remaining property to the east of the new extension of Channing Dr will not be further developed at this time, however it may be at some time in the future. Site Information Location: The Parcel (Tax Map #65-A-16) fronts on the south side of Senseny Road (Route 657), at the termination of Channing Drive. Magisterial District: Red Bud District Tax Map Numbers: 65-A-16 Current Zoning: RA, Rural Area District Current Use: Single Family Dwelling Proposed Zoning: RP Residential Performance Proposed Use: Residential development. Total Rezoning Area: 4.75 acres (with proffers) Permitted Density 10 DU per acre (Zoning Ordinance 165-402.05) 248 COMPREHENSIVE POLICY PLAN Urban Development Area The Urban Development Area (UDA) defines the general area in which residential, commercial, industrial, and institutional land use development is encouraged in the County. The entirety of the 4.75-acre subject property is located within the UDA. Sewer and Water Service Area The Sewer and Water Service Area (SWSA) is generally aligned with the UDA, but also extends outside of the UDA to accommodate other areas of the County. The entirety of the 4.75-acre subject property is located within the SWSA. Comprehensive Plan Conformity The Senseny/Eastern Frederick Land Use Plan applicable to the County’s Urban Areas designates the Parcel for (among other uses) Residential within the Greenwood Urban Center area. The proposed rezoning of the RP District is therefore in conformance with the Frederick County Comprehensive Plan. SUITABILITY OF THE SITE Access The site currently fronts on Senseny Road. An extension of a half section of Channing Drive south of Senseny Road will be constructed for the sole purpose of creating access to this site for its future residents. The area needed to expand and continue Channing Drive south of Senseny Road will be dedicated to the County with the ultimate subdivision of the property. All other construction of future Channing Drive will be done by others. Roadways within Dover Hill Crossing II will be private and will meet all appropriate County requirements and standards. Flood Plains The Parcel does not contain areas of floodplain per FEMA NFIP Map #51069C0240E Effective Date January 29, 2021. Wetlands The Parcel does not contain wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map information or from information identified in the Frederick County GIS Database. 249 Soil Types The subject property contains soil types as demonstrated by the Soil Survey of Frederick County Virginia, and the Frederick County GIS Database. The following soil types are present on site: 1B – Berks Channery Silt Loam 3 to 8 percent slopes The Berks series consists of moderately deep, well drained soils formed in residuum weathered from shale, siltstone, and fine-grained sandstone on rounded and dissected uplands. Slope ranges from 0 to 80 percent. Permeability is moderate or moderately rapid. These soils are described as having a moderate infiltration rate when thoroughly wet. They consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. 41D – Weikert-Berks Channery Silt Loams, 15 to 25 percent slopes The Weikert series consists of shallow, well drained soils formed in material that weathered from interbedded gray and brown acid shale, siltstone, and fine-grained sandstone on gently sloping to very steep areas on uplands. Slope ranges from 0 to 100 percent. Permeability is moderately rapid. SURROUNDING PROPERTIES Adjoining property zoning and present use. North: RP, Residential Performance District Use: Residential South: RA, Rural Area District Use: Vacant/Undeveloped East: RA, Rural Area District Use: Vacant/Undeveloped West: RA, Rural Area District Use: Vacant/Undeveloped TRANSPORTATION Vehicular access to the site will be from the newly constructed extension of a half section of Channing Drive. This extension of Channing Drive will be built for the sole purpose of allowing access to this site. Any future expansion of, or creation of, Channing Drive will be done by others. The current “three way” intersection of Channing Drive and Senseny Road is controlled by a traffic light. Upgrades to the existing traffic control devices will be provided which will allow the control of traffic on the (to be constructed) extension of Channing Drive. 250 The bicycle/pedestrian path within this parcel, identified within the Frederick County GIS map will be constructed on the east side of the future extension of Channing Drive. This will allow the new path to properly align with the existing path located on existing Channing Drive North of Senseny Road. Traffic Impact Analysis: Per county staff, the size of property would not meet the threshold that would require a traffic impact analysis. SEWAGE CONVEYANCE AND TREATMENT As previously stated, the Parcel is located wholly within the Sewer and Water Service Area (SWSA) and is therefore entitled to be served by public sewer based on County Policy. Frederick Water is the provider of public sewer service within this area of the County. WATER SUPPLY As previously stated, the Parcel is located wholly within the Sewer and Water Service Area (SWSA) and is therefore entitled to be served by public water based on County Policy. Frederick Water is the provider of public water service within this area of the County. SITE DRAINAGE Topographic relief on the Parcel generally follows an east to west pattern that directs drainage towards the western property line. A complete stormwater management plan will be designed at the time of final engineering design. All associated stormwater quantity and quality measures will be designed in conformance with all applicable state and local regulations; therefore, site drainage and stormwater management impacts to adjoining properties and the community will be mitigated. HISTORICAL SITES AND STRUCTURES The Property is not indicated by Virginia Department of Historic Resources (DHR) and Frederick County GIS records as containing any Historic Resources. The residential structure was constructed more than 50 years ago but does not have any historical or architectural significance. PUBLIC SCHOOLS The proposed residential community may be classified as an infill development that will be served by existing adequate public facilities. The Applicant will address the issue of a contribution to public schools in accordance with formulas adopted by the Board of Supervisors in the proffers that will be submitted during the processing of the rezoning application. 251 TRASH SERVICE This project will utilize private refuse collection services administered by the HOA, which will result in limited impacts to the Greenwood Convenience center. EMERGENCY SERVICES Emergency services for the site will be provided by Greenwood Fire and Rescue along with the Frederick County Sheriff’s Office. The extension of Channing Drive south of Senseny Road will allow access for emergency response vehicles serving the area. 252 24,533 SF (0.56 )AC RESIDUE LOT EX ZONING/USE: RA/VACANT PROPOSED ZONING: RP ZONING: RA - VACANT ZONING: RPZONING: RP ZONING: RP ZONING: RP ZONING: RPZONING: RP ZONING: RP Frederick County, VA DOVER HILL CROSSING II GENERAL DEVELOPMENT PLAN June 6, 2022 0 15 30 60 120 Scale: 1" = 30' DEVELOPMENT SUMMARY: CURRENT ZONING: RA PROPOSED ZONING: RP SITE AREA: 4.748 ACRES± CHANNING ROAD ROW RESERVATION: 1.06 ACRES± LANDBAY "A": 3.13 ACRES± LANDBAY "B" (RESIDUE LOT): 0.56 ACRES± March 21, 2023 April 6, 2023 PROPOSED ACCESS LOCATION TO LANDBAY "A" LEGEND: APPROXIMATE LOCATION OF LANDBAY LIMITS PROPOSED TRAIL (APPROXIMATE LOCATION) EXHIBIT 1 May 25, 2023 NOTE: NO MULTIFAMILY UNITS ALLOWED IN EITHER LANDBAY "A" OR "B" July 12, 2023 FUTURE INTERPARCEL ACCESS 253 DEPARTMENT OF TRANSPORTATION Staunton/Edinburg Land Development 14031 Old Valley Pike Edinburg, VA 22824 Mr. Cheran, This office has completed our review of the Dover Hill Crossing II rezoning application from Ken Dondero. This application is proposing to rezone Tax Map Parcel 65-A-16 from Rural Area (RA) to Rural Performance (RP). The parcel consists of 4.75 acres +/-. We offer the following items for the County’s consideration of this rezoning: • Transportation proffer 8.2 advises the applicant proffers to reserve a 105’ right-of-way for future dedication at no cost to the County for a period of 25 years beginning the date of rezoning approval. A sunset clause does not seem appropriate so long as this roadway is shown on the County’s comprehensive plan. Removal of the sunset clause and providing the right-of- way dedication and any necessary easements with this rezoning may be more appropriate. • The rezoning advises the two-lane roadway from Senseny to the southern limits of the property to serve the 25 units will initially be private but built to VDOT Standards. We recommend this be a public street to ensure the roadway is properly constructed and maintained until such time as the ultimate roadway section is completed. • The rezoning should address any additional right-of-way needs for the ultimate typical section for Senseny Road which is shown as an Urban Four Lane Divided Collector Roadway on the Frederick County Comprehensive Plan. • The proposed connection to Senseny Road is located at a signalized intersection, with three legs of the intersection being active. Please note that the development will be responsible for upgrading the signal to accommodate the fourth leg of the intersection at their cost. This is a general advisory statement for awareness. Future signal design may result in modifications to the intersection including a westbound left turn lane on Senseny Road. • To ensure optimal phasing and operation of the existing traffic signal, a left turn lane exiting the site may be required. We appreciate the opportunity to review and comment on this rezoning request. If you have any questions or concerns, please feel free to contact us. Thank you, 254 Timothy Rhodes Land Development Engineer/ Edinburg Virginia Department of Transportation 540-534-3206 tim .gov 255 26 Rezoning Comments Frederick Water Mail to: Frederick Water Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (540) 868-1061 Hand deliver to: Frederick Water Attn: Engineer 315 Tasker Road Stephens City, Virginia Applicant's Name: _____________________________ Telephone: __________________ Mailing Address: _________________________________________ _________________________________________ ________________________ Location of property: _________________________________________ _________________________________________ _________________________________________ Current zoning: ___________ Zoning requested: ____________ Acreage: _______ Frederick Water Comments: _ Please refer to the letter dated April 24, 2023 to Ken Dondero from Eric Lawrence. Frederick Water Signature & Date: ______________________________________________ Notice to Frederick Water - Please Return This Form to the Applicant Applicant: Please fill out the information as accurately as possible in order to assist the agency with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. April 24, 2023 256 315 Tasker Road PH (540) 868-1061 Eric R. Lawrence Stephens City, Virginia 22655 Fax (540) 868-1429 Executive Director www.FrederickWater.com Water At Your Service April 24, 2023 Ken Dondero 305 Senseny Road Winchester, VA 22602 K305dondero@comcast.net RE: Rezoning Application Comment 2216 Senseny Road – Dover Hill Crossing II Tax Map Numbers: 65-A-16 4.75 acres Dear Mr. Dondero: Thank you for the opportunity to offer review comments on the Dover Hill Crossing II residential rezoning application package, dated April 18, 2023, and received at Frederick Water on April 20, 2023. Frederick Water offers comments limited to the anticipated impact/effect upon Frederick Water’s public water and sanitary sewer system and the demands thereon. The project parcel is located within the sewer and water service area (SWSA) and the Urban Development Area (UDA), and therefore by county policy, Frederick Water’s water and sewer services are available. The application’s Impact Statement is silent on the projected quantities of water and sewer generation from the proposed land use. Water service is available via an existing 8-inch water main located on the northside of Senseny Road. An 8-inch gravity sanitary sewer service is also available on the northside of Senseny Road. The applicant is responsible for confirming that adequate water and sewer capacities are available to meet demands, and for constructing any improvements necessary to facilitate utilization of the services. Water and sanitary sewers are to be constructed in accordance with Frederick Water standards and specifications. Easements will be required to accommodate infrastructure that is dedicated to Frederick Water. Please be aware that Frederick Water is offering these review comments 257 Page 2 2216 Senseny Road – Dover Hill Crossing II residential rezoning application Ken Dondero April 24, 2023 without the benefit or knowledge of a proffered proposed use and water and sewer demands for the site. Please keep in mind that water supplies and sanitary sewer conveyance capacities change daily; with each new customer connection brings additional demands and generated flows. Additional upgrades to the sanitary sewer system may be necessary for the project to connect and contribute to the system once the site’s sanitary sewer generations are known. This letter does not guarantee system capacities to accommodate your development proposal. Thank you for the opportunity to offer review comments. Sincerely, Eric R. Lawrence Executive Director 258 259 260 261 262 Planning Office Wayne Lee, Coordinator of Planning and Development leew@fcpsk12.net 1415 Amherst Street https://www.frederickcountyschoolsva.net/ 540-662-3889 ext. 88249 P.O. Box 3508 Winchester, Virginia 22604-2546 May 9, 2023 Mr. Ken Dondero 305 Senseny Glen Drive Winchester, VA 22602 Re: Dover Hill Crossing II rezoning application Dear Mr. Dondero: Frederick County Public Schools has reviewed the Dover Hill Crossing II rezoning application submitted to us on April 19, 2023. Our understanding is that this development proposal includes 25 single-family attached units. We estimate that this development will house 9 students, including 5 elementary students, 2 middle school students, and 2 high school students. The high school that will be serving this development is currently over capacity. In order to properly serve these additional students, Frederick County Public Schools would spend an estimated $128,000 more per year in operating costs (or $5,120 average per unit per year) and an estimated $721,000 in one-time capital expenditures (or $28,840 average per unit). You will find, enclosed with this letter, a more detailed assessment of the estimated impact of Dover Hill Crossing II on FCPS, including attendance zone information. Please feel free to contact me at leew@fcpsk12.net or 540-662-3888 x88249 if you have any questions or comments. Sincerely, K. Wayne Lee, Jr., ALEP Coordinator of Planning and Development enclosure cc: Dr. George Hummer, Superintendent of Schools Dr. Osborne Abbey, Interim Assistant Superintendent for Administration Mr. John Grubbs, Transportation Director Mr. Calvin Davis, Assistant Director of Transportation Mr. Tyler Klein, Senior Planner, Frederick County Planning 263 Frederick County Public Schools Development Assessment Project Name:Dover Hill Crossing II Assessment Date: Housing Type Housing Units# Elementary School Student Generation Middle School Student Generation High School Student Generation Total Student Generation Single-Family Detached 0 0 0 0 0 Single-Family Attached 25 5 2 2 9 Multifamily 0 0 0 0 0 Mobile Home/Other 0 0 0 0 0 Totals 25 5 2 2 9 Elementary School Cost (JSES square footage, 2024- 28 CIP per square foot costs) Middle School Cost (Aylor square footage, 2024- 28 CIP per square foot costs) High School Cost (2024-28 CIP) Total Capital Costs School Cost $36,600,000 $68,800,000 $137,400,000 Program Capacity 500 1,016 1,250 Per Student Cost $73,200 $67,717 $109,920 Students Generated by this Development 5 2 2 This Development's Impact on FCPS Capital Costs $366,000 $135,000 $220,000 $721,000 Average Capital Cost Per Unit $28,840 Student Generation Capital Costs May 3, 2023 264 FY 2021 Actual Cost Per Student Total Student Generation Annual Impact This Development's Impact on FCPS Operational Costs $14,214 9 $128,000 Average Annual Operational Cost Per Unit $5,120 Elementary School (Grades K-5) Middle School (Grades 6-8) High School (Grades 9-12) 2022-23 School Attendance Zone*Evendale Admiral Byrd Millbrook March 31, 2023 Student Enrollment 554 801 1,509 2022-23 Program Capacity 607 900 1,341 * - School Attendance Zones are subject to change. # - Using applicant's assumptions regarding number of housing units. Annual Operational Costs School Facility Information 265 COUNTY OF FREDERICK Roderick B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-mail rwillia@fcva.us May 2, 2023 VIA EMAIL Mr. Ken Dondero 305 Senseny Glen Drive Winchester, VA 22602 Re: Rezoning Application – Dover Hills – Tax Map Parcel Number 65-A-16 (the “Subject Property”) Dear Mr. Dondero: You have submitted to Frederick County for review a proffer statement (the “Proffer Statement”), for the proposed rezoning of the Subject Property, comprised of 4.75± acres, in the Redbud Magisterial District, from the RA (Rural Areas) Zoning District to the RP (Residential Performance) Zoning District. I have now reviewed the Proffer Statement and it is my opinion that the Proffer Statement would be in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer statement, subject to the following comments:  Record Owners/Signatures – Because we record proffer statements in the land records, following approval, the Proffer Statement should show the full names of the owners and in boldface type, with the last names underlined, to facilitate proper indexing of the document by the Clerk’s Office. Also, as there are four owners of the Subject Property, the Proffer Statement needs a separate signature page for each owner. This is true even if you are relying on the powers of attorney for the other owners; the pages for each of them would need to show that you are signing by power of attorney.  Introductory paragraph 2 – I note that the Proffer Statement defines the term “Applicant” to include all future owners and successors and interest, but for clarity, the best practice is simply to have the Proffer Statement refer consistently throughout to “Owner” and to have the Proffer Statement define that term to include all future owners and successors and interest. As a practical matter, there is no difference between the owners and the 266 Mr. Ken Dondero May 2, 2023 Page 2 applicant in this rezoning, so there is no need to use the extra term “Applicant” in the Proffer Statement.  Generalized Development Plan (“GDP”) – The materials I received did not include a copy of the GDP. Consequently, I am unable to offer complete comments on the Proffer Statement, as one aspect of my review typically entails confirming that an included generalized development plan properly corresponds to the provisions of the proffer statement to which it applies. Accordingly, please consider this comment letter to be incomplete. Also, the phrase “and shall include the following” and the colon, at the end of introductory paragraph 2 is not appropriate, as the Proffer Statement appears to include matters that would not necessarily be subject to or related to the GDP.  Proffer 1.1 – For best clarity, if the following corresponds with your intent, the first sentence might better read: “Development of the part of the Property that is west of the area proposed for the extension of Channing Drive across the Property shall be limited to not more than 25 single family attached dwelling units.” Also, staff should be aware that, with respect to the remainder of the Subject Property, the only limitation is that multi- family dwelling units would be prohibited.  Proffers 2 through 5 – As written, these proffers are applicable to single family attached dwelling units, but, to the extent that the Proffer Statement may allow for development of other housing types, particularly on the eastern portion of the Subject Property, the proffers do not specify cash payment amounts for other housing types.  Proffer 3.1 – The proffer contains a typographical error in its reference to a certificate of occupancy.  Proffer 6.3 – I must ask whether this item is appropriate for inclusion as a proffer. The proffer is quite particular as to the internal operations of the development, as opposed to addressing impacts on public facilities. Further toward this end, I therefore must note that County staff would not necessarily have the relevant expertise to opine on the appropriate level of funding that a homeowners’ association should have for its operations. As such, it would seemingly be inappropriate for the County to pass judgment as to such a provision, by considering it as part of the Proffer Statement.  Proffer 8.1 – The proffer is ambiguous as to the length of the road segment the owner will construct, whether it will be “to the extent necessary to provide access” or whether it will be to the southern property line. Also, the second sentence is unnecessary; the owners always have the right to attempt obtaining funding from whatever source they wish, but the proffer cannot obligate the County to support a specific funding approach.  Proffer 8.2 – If the intent is to reserve right-of-way for the entire length of Channing Drive over the Subject Property, then the Proffer should so state that the reservation is for such entire length. In that some of the materials refer to a parallel trail, staff will need to 267 Mr. Ken Dondero May 2, 2023 Page 3 confirm adequacy of the proposed right-of-way width; staff will also want to note that the Proffer Statement does not provide for construction of the trail.  Proffer 8.3 – The precise purpose of this proffer is not necessarily clear, especially without my having had the benefit of receiving a copy of the GDP. Is this related to the Channing Drive right-of-way? Is this something else? What is this? I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as my understanding is that review will be done by staff and the Planning Commission. Sincerely, Roderick B. Williams County Attorney cc: Wyatt Pearson, Director, Planning & Development, Frederick County (via email) John Bishop, Assistant Director, Planning & Development, Frederick County (via email) Tyler Klein, Senior Planner, Planning & Development, Frederick County (via email) 268 269 270 271 272 273 274 275 276 277 278 279 280 281 282 283 Planning Commission Agenda Item Detail Meeting Date: October 4, 2023 Agenda Section: Public Hearings Title: Conditional Use Permit #09-23 for Getaway House, Inc. (M.M.T. Limited) - (Mr. Klein) Attachments: PC10-04-23CUP09-23_Redacted.pdf 284 CONDITIONAL USE PERMIT #09-23 GETAWAY HOUSE, INC., (M.M.T. LIMITED) Staff Report for the Planning Commission Prepared: September 25, 2023 Staff Contact: M. Tyler Klein, AICP, Senior Planner This report has been prepared by the Frederick County Planning and Development Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 10/04/23 Pending Board of Supervisors: 10/25/23 Pending EXECUTIVE SUMMARY: This is a request for a Conditional Use Permit (CUP) for Getaway House, Inc., for a campground proposing 90 year-round portable micro-cabin campsites on five (5) parcels totaling +/- 430-acres. The proposal is generally consistent with the County’s Comprehensive Plan. The CUP, if approved, would also improve the hard surface condition of McCubbin Road and there are no other outstanding other agency comments. Should the Planning Commission find this application to be appropriate, Staff would recommend that the following conditions be attached to the CUP: 1. All review agency comments and requirements shall be complied with at all times. 2. A maximum number of ninety (90) campsites are permitted. 3. A site plan shall be submitted and approved by Frederick County prior to the establishment of this use on this property. The site plan shall meet the requirements of the Frederick County Zoning Ordinance Section 165-204.03 (campgrounds and tourist camps), address all necessary agency comments specified in this CUP, and would include approval by the Virginia Department of Transportation (VDOT) for all hard surface and widening improvements to McCubbin Road (Route 653) to serve as commercial access to the site. 4. At least one (1) employee shall be at the campground at all times. 5. Any expansion or modification of this use will require approval of a new conditional use permit. 6. Other than for management, staff, the Applicant’s contractors, and emergency personnel, there shall be no use of ATVs, snowmobiles, or off-road dirt bikes. 7. The use of RVs, campers, tents, or other sleeping accommodations, apart from the Applicant’s camping units, shall be prohibited. 8. A residence building for management is permitted along with storage/workshop/operations buildings. 285 Page 2 CUP #09-23, Getaway House, Inc. September 25, 2023 9. Hunting and the discharging of firearms is prohibited. 10. No trails shall be constructed by Getaway House, Inc. within 300-ft Frederick County Parcels 21- A-26, 21-A-26C, 21-A-26D. 11. No habitable structure shall be constructed within the 1,300 foot radius identified on the design plan “Getaway Winchester - Concept Plan - C-1.” 12. Existing logging trails will be discontinued (gated or blocked with fallen trees) no less than 300- feet from Frederick County Parcels 21-A-26, 21-A-26C, 21-A-26D. 13. All internal road networks shall be constructed in accordance with Frederick County Fire and Rescue standards and specifications. Campfires shall be prohibited on-site during local “burn bans.” All on-site campfires shall be extinguished by 11 P.M. Guests shall be prohibited from bringing outside firewood on the Outpost. 14. Property boundary signage shall be provided as illustrated on design plan “Getaway Winchester - Concept Plan - C-2.” Following the requisite public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors 286 Page 3 CUP #09-23, Getaway House, Inc. September 25, 2023 LOCATION: These properties are located at 427 McCubbin Road (Route 653), Winchester, Virginia; north of the intersection of McCubbin Road and Green Spring Route (Route 671), and immediately south of the West Virginia (WV) state line. MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBER: 15-A-3, 15-A-8, 15-A-9, 15-A-10 & 15-A-11 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) Land Use: Residential/Vacant/Open Space ADJOINING PROPERTY ZONING & PRESENT USE: North: West Virginia (WV) Use: Residential/Undeveloped (WV) South: RA (Rural Areas) Use: Residential/Undeveloped/Forestal East: RA (Rural Areas) Use: Residential/Agricultural/Forestal West: RA (Rural Areas) Use: Residential/Forestal PROPOSED USE: The application proposes a campground with up to 90 year-round portable micro-cabin campsites and a back-of-house maintenance area on parcels totaling +/- 430-acres. REVIEW EVALUATIONS: Planning and Zoning: Proposal: As stated in the application submitted to Planning and Development this is a request for a Conditional Use Permit (CUP) to enable the establishment of a campground with 90 year-round portable micro-cabin campsites and a back-of-house maintenance area on five (5) parcels totaling +/- 430-acres. The subject properties are heavily wooded and include steep slopes and other natural features. The Project Narrative (April 26, 2023) described the proposed use as follows: “Getaway provides escapes to campgrounds with tiny cabins nestled in nature that allow our guests to disconnect from their busy routines and simply enjoy undistracted time in a remote and serene environment. All Getaway Cabin units are certified by the Recreational Vehicle Industry Association (“RVIA”), are constructed off-site and will be towed to a designated pad situated approximately 75+ feet apart from one another. Once placed, the micro-cabins remain portable, on wheels, and will be moved only for repairs or upgrades. Each unit will contain an individual bathroom and kitchenette and will be connected to on- site utilities, including water, septic, and electricity. The project will be operated by a full- time General Manager and Assistant General Manager, a full-time Facilities Manager, part-time housekeeping staff supported by company operations based remotely. One of the full-time employees will reside on site. Getaway is not a traditional campground; Outside/personal RVs and tents are not permitted at Getaway. Guests are only able to stay at Getaway’s cabins by booking a stay through our website. ‘Walk-in’ guests are not 287 Page 4 CUP #09-23, Getaway House, Inc. September 25, 2023 allowed. The maximum length of stay is 7 days, and full-time residency is not permitted for our guests.” The applicant has further requested inclusion of conditions #6 through #14 to addresses stated concerns by adjoining property owners and ensure the campground operates as described in the application materials. Please note many of the statements in the application narrative are reflective of the applicants (Getaway House, Inc,) intentions to operate their facility and are not binding unless expressed as conditions on the CUP. Comprehensive Plan Conformance & Land Use Compatibility: The Comprehensive 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 Plan is developed with the input of the public and adopted by the Board of Supervisors (lasted updated November 2021). The Plan is a vital tool that provides direction for future growth, aimed at ensuring orderly well-planned development to promote, preserve and protect the health, safety, general welfare, and quality of life for the citizens and businesses of Frederick County. The Plan identifies the subject properties with a “rural” land use designation and outside the limits of the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). The subject properties are also not part of any other land use study. The Plan (Chapter 2 – Rural Areas & Chapter 4 – Business Development) speaks to the County’s support for preservation of rural areas outdoor recreation and tourism. The proposed use, a campground, is generally consistent with the planned land use, rural, the County’s goals for preservation, outdoor recreation, and tourism, and does not negatively impact the character of the area. Site Access & Transportation: McCubbin Road (Route 653) is an unpaved public roadway. Access from the site, as shown on the “Conditional Use Site Plan,” (dated April 27, 2023) is proposed from one (1) commercial entrance from McCubbin Road, immediately south of the West Virginia (WV) state Line. As noted on the plan provided with the application materials, specifically the “Road Improvement Notes,” “the project proposes to improve Route 653 to the standards outlined under VDOT’s Pave in Place Program…Route 653 will be widened to a minimum of 18’ and include 2’ of shoulder on the site (east) side…the surface will be improved by applying a Prime and Double Seal surface treatment from the intersection of Green Spring Road to the West Virginia State line.” The application, as proposed, would improve the standard of the roadway from the WV state line south to Green Spring Road (Route 671). Hard surface improvements for site access are part of the recommended conditions of approval (#2). Zoning Ordinance Requirements: Chapter 165 – Zoning Ordinance includes “Additional Regulations for Specific Uses” for campgrounds and tourist camps (§165-204.03). Specifically, where allowed, a campground shall meet the following requirements: 288 Page 5 CUP #09-23, Getaway House, Inc. September 25, 2023 A. Minimum size. The minimum lot size for a campground shall be five acres. B. Density. The maximum allowed density for a campground shall be 10 campsites or cabins per acre. C. Perimeter setbacks. The perimeter setback from the boundary of the campground for all structures and campsites shall be 100 feet. D. Residences. No more than one permanent residence shall be allowed in a campground, which shall only be occupied by the owner, manager, or an employee. E. Buffers and screens. Where campgrounds are allowed, zoning district separation buffers and screens, Category C as described by this chapter, shall be provided in relation to surrounding properties containing residential uses. F. Campgrounds shall meet all the requirements of the Virginia Department of Health. The application proposes 90 campsites on +/- 430-acres or 0.20 campsites per acre. If approved, the Conditional Use Permit (CUP) conditions of approval #2 (recommended), would require the owner to design and submit for approval by the Zoning Administrator an engineered site plan to address the above requirements for a campground, and any applicable agency comments (detailed below, including VDOT), prior to the establishment of the use. Other Agency Comments: Review Agency Comment Issuance Date Status Virginia Department of Transportation (VDOT) May 19, 2023 Widening of McCubbin Road (Route 653), with shoulders and a paved hard surface, required to address increase in vehicle volume. Frederick County (FC) Public Works May 12, 2023 A comprehensive site plan that includes a detailed erosion and sediment control plan and comprehensive stormwater management that complies with the County stormwater/E&S ordinance shall be submitted prior to any land disturbance. FC Fire Marshal May 6, 2023 Any new structures for occupancy shall have fire department access and fire protection systems per the current building and fire prevention code. Winchester-Frederick County Health Dept. May 3, 2023 The campground must be connected to a state approved onsite sewage system and a public water well. FC Building Inspections May 9, 2023 Compliance with Building Code requirements; accessible parking, loading and walkways. City of Winchester April 27, 2023 No comment. Following the requisite public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. 289 BERKELEY COUNTY WEST VIRGINIA 15 A 8 15 A 10 15 A 11 15 A 9 15 A 3 1416GREENSPRING RD 336EVENING LN 339WHISPERINGKNOLLS 490PEEPER LN 550PEEPER LN 751FROG HOLLOW RD 939FROGHOLLOW RD 1011FROGHOLLOW RD 771FROGHOLLOW RD 781FROGHOLLOW RD 936FROG HOLLOW RD956FROG HOLLOW RD 956FROGHOLLOW RD 988FROGHOLLOW RD 229WILDWOOD DR 1557GREENSPRING RD 775FROGHOLLOW RD 1018FROGHOLLOW RD 145EVENING LN 191EVENING LN 211EVENING LN 1149FROGHOLLOW RD 1104FROG HOLLOW RD 157MARION DR 234BELLHOLLOW RD 1664GREENSPRING RD 231MARION DR 183MARION DR 177MARION DR 1223FROGHOLLOW RD 176MARION DR 184MARION DR 1303FROGHOLLOW RD 1716GREEN SPRING RD 2217GREENSPRING RD 420IDEAL PL 1914GREENSPRING RD 440BRISTOL DR 2043GREENSPRING RD 2050GREENSPRING RD 1984GREEN SPRING RD 2109GREENSPRING RD 179MCCUBBIN RD241MCCUBBIN RD 365MCCUBBIN RD 299MCCUBBIN RD 2252GREENSPRING RD 2318GREENSPRING RD 409MCCUBBIN RD 2383GREEN SPRING RD 2382GREENSPRING RD 2360GREEN SPRING RD 495MCCUBBIN RD WEMBLEYCTBRISTOLDRPEEPERLNFROG HOLLOW RDE V E N I N G L N MCCUBBIN RD G R E E N S P RI N G R D Application Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: August 29, 2023GREEN SPRING RDMCCU BBIN R D W IN DIN G H IL L R D WILD WOOD DR 0 1,500 3,000750 Feet BERKELEY COUNTY CUP # 09 - 23: Getaway House, Inc.PINs: 15 - A - 3, 15 - A - 8, 15 - A - 9, 15 - A - 10, 15 - A - 11CampgroundZoning Map CUP #09-23 CUP #09-23 CUP #09-23 CUP #09-23 CUP #09-23 290 BERKELEY COUNTY WEST VIRGINIA 15 A 8 15 A 10 15 A 11 15 A 9 15 A 3 1416GREENSPRING RD 336EVENING LN 339WHISPERINGKNOLLS 490PEEPER LN 550PEEPER LN 939FROGHOLLOW RD751FROG HOLLOW RD 1011FROGHOLLOW RD 771FROGHOLLOW RD 781FROGHOLLOW RD 936FROG HOLLOW RD956FROG HOLLOW RD 956FROGHOLLOW RD 988FROGHOLLOW RD 229WILDWOOD DR 1557GREENSPRING RD 775FROGHOLLOW RD 1018FROGHOLLOW RD 145EVENING LN 191EVENING LN 211EVENING LN 1149FROGHOLLOW RD 1104FROG HOLLOW RD 157MARION DR 234BELLHOLLOW RD 1664GREENSPRING RD 231MARION DR 183MARION DR 177MARION DR 1223FROGHOLLOW RD 176MARION DR 184MARION DR 1303FROGHOLLOW RD 1716GREEN SPRING RD 2217GREENSPRING RD 420IDEAL PL 1914GREENSPRING RD 440BRISTOL DR 2043GREENSPRING RD 2050GREENSPRING RD 1984GREEN SPRING RD 2109GREENSPRING RD 179MCCUBBIN RD241MCCUBBIN RD 365MCCUBBIN RD 299MCCUBBIN RD 2252GREENSPRING RD 2318GREENSPRING RD 409MCCUBBIN RD 2383GREEN SPRING RD 2382GREENSPRING RD 2360GREEN SPRING RD 495MCCUBBIN RD WEMBLEYCTBRISTOLDRPEEPERLNFROG HOLLOW RDE V E N I N G L N MCCUBBIN RD G R E E N S P RI N G R D Application Parcels µ Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: August 29, 2023GREEN SPRING RDMCCU BBIN R D W IN DIN G H IL L R D WILD WOOD DR 0 1,500 3,000750 Feet BERKELEY COUNTY CUP # 09 - 23: Getaway House, Inc.PINs: 15 - A - 3, 15 - A - 8, 15 - A - 9, 15 - A - 10, 15 - A - 11CampgroundLocation Map CUP #09-23 CUP #09-23 CUP #09-23 CUP #09-23 CUP #09-23 291 292 293 294 295 296 Project Narrative Getaway-Frederick County March 7, 2023 Project Introduction Getaway provides escapes to campgrounds with tiny cabins nestled in nature that allow our guests to disconnect from their busy routines and simply enjoy undistracted time in a remote and serene environment. Our locations – or Outposts, as we call them – are situated within a short drive of large populations and offer easy and frequent opportunities to enjoy the beauty of the great outdoors while within the comfort of their own tiny cabin they book by the night. In Winchester, we are proposing the design of an Outpost that reflects the character of the local environment and has operating standards that ensure the safety of our guests, immediate surroundings, and the community. Based on its stunning natural features and location, this property provides the perfect canvas for our proposed use. Our goal is to create a unique, low-impact experience that connects our guests with nature, while creating local jobs and driving commerce to the area. Project Overview The proposed project site totals roughly 451 acres of land to the north of Winchester off McCubbin Road. The site is currently a densely wooded and vegetated undeveloped lot with one single-family home. Our project consists of the development of the property to create up to 90 year-round portable micro-cabin campsites and a back-of-house maintenance area. All Getaway Cabin units are certified by the Recreational Vehicle Industry Association (“RVIA”), are constructed off-site and will be towed to a designated pad situated approximately 75+ feet apart from one another. Once placed, the micro-cabins remain portable, on wheels, and will be moved only for repairs or upgrades. Each unit will contain an individual bathroom and kitchenette and will be connected to on-site utilities, including water, septic, and electricity. The project will be operated by a full-time General Manager and Assistant General Manager, a full-time Facilities Manager, part-time housekeeping staff supported by company operations based remotely. One of the full-time employees will reside on site. Getaway is not a traditional campground; Outside/personal RVs and tents are not permitted at Getaway. Guests are only able to stay at Getaway ’s cabins by booking a stay through our website. “Walk-in” guests are not allowed. The maximum length of stay is 7 days, and full-time residency is not permitted for our guests. The address of Getaway is not published, and all pertinent information is provided to guests once they complete their booking. Fire Danger, Restrictions, and Safeguards Getaway currently has 27 locations across the country with very detailed standard operating procedures for guest conduct and use of our USFS-approved fire rings/pits. Onsite staff monitor and enforce fire safety measures including, but not limited to, multiple rounds of the property to ensure guests have extinguished their fires by 10:30PM. During the last round of the property, staff will extinguish active fires by 11PM. Unattended fires are strictly prohibited. Guests are provided with documentation detailing internal regulations concerning fire safety in addition to multiple permanent outdoor signs regarding fire safety at the fire pit area. Also, each cabin is independently equipped with a fire extinguisher and smoke detector. During burn bans or local Red Flag Warnings we do not allow guests to use the fire pits; the campfire rings/pits and firewood storage boxes are locked or removed based on local requirements. Guests are notified prior to arrival and upon arrival when burn bans are in place. April 26, 2023 416 297 Emergency Response and Access There will be an improved point of ingress/egress into the property from McCubbin Road that will be constructed to meet VDOT commercial entrance requirements and will support the flow of emergency vehicle traffic.Getaway Staff members are onsite doing rounds of the property 7am-11pm, as well as at least one staff member that lives full-time onsite and/or are on call 24/7. Getaway staff have training in security protocols and work collaboratively with local public safety departments. Impact On Neighbors Cabin Placement/Buffers In an effort to respect the privacy of the residents who live adjacent to the site, and other neighboring property owners, Getaway has intentionally designed our site plan to utilize the most densely wooded acreage to reduce the possibility that neighbors see our cabins and so that our guests can’t see our neighbors. Each cabin is positioned such that views rarely look at another cabin, road, or neighboring structures. Privacy for both our guests and our neighbors is of great importance to our company. Additionally, all cabins are over 300 feet from the nearest property line as shown on the concept plan. Noise Getaway’s Outposts are designed to encourage quiet connection with the natural environment, without the distraction of communal facilities or large groups. Amplified music is never allowed and a noise curfew is enforced after 10 PM. Any guest in violation of the curfew may be subject to a monetary fine. Getaway’s 24/7 on-site staff member is responsible for enforcing all campground rules, including those related to noise. Lighting/Glare Each cabin is equipped with a single, dimmable, and downward-facing exterior light which emits a low, warm glow (2700K). Each cabin is also equipped with retractable shades on each window, which are often drawn down at night. There will be no “street light ” style lights on the property. Trash Control/Odor Getaway’s mission is to allow guests to have an immersive experience in nature and expects that guests respect the environment. Getaway instructs guests to leave all trash and recyclables in their cabins, which are then collected by the on-site staff for storage in a central dumpster. The central dumpster will be collected on regular intervals to avoid trash odor. Pets Getaway only allows guests to bring their dogs with prior notice during the reservation process. Getaway enforces the use of a leash and requires owners to pick up after their dogs. No other pets are allowed onsite. Environmental Impact Natural Areas Our goal is to remove as little vegetation and disturb as little land as possible; our ideal site is heavily wooded and highly private – the removal of trees and natural habitat runs counter to our business model and our values. Getaway seeks to help people reconnect with nature and is invested in the long-term sustainability of the environment. Only about 5% percent of vegetation, or 15-20 acres, will be cleared at this outpost out of the 451 acre site. Comparatively, 90% of vegetation is typically cleared and stripped of natural resources for single-family 416 298 residential developments or agricultural developments. There is a system of existing dirt roads throughout the property which will be reused to the greatest extent possible. Water Usage Each Getaway cabin will be connected to a private, onsite water system that meets public water supply standards. Being a steward of the environment, Getaway encourages low water usage through the installation and utilization of low-flow fixtures as well as through guest messaging. Electricity Usage Cabins will be connected to electricity which already is distributed throughout the property; however, each is designed to have a low carbon footprint. Getaway installs energy star rated heating and air conditioning systems, mini-refrigerators, and two-burner electric stoves to limit power consumption and meet its vision as an environmentally conscious company. Sewer Connections Each Getaway cabin contains a toilet, sink, and shower which are connected to a private, onsite wastewater system, to be constructed and operated consistent with State Department of Health and County Department of Health standards. Property maintenance Getaway has detailed standard operating procedures in-place for the maintenance of the land. Getaway strives to achieve the highest level of maintenance, cleanliness and stewardship. Stormwater Management All of Getaway ’s Outposts are constructed to preserve as much of the natural environment as possible, and to avoid placement of impervious surfaces. These measures greatly reduce any potential impact for stormwater to neighboring properties. The proposed project will meet all local and State Stormwater Standards. Relationship of the Proposed Use to the Frederick County Comprehensive Plan Goal 1: Recognize diversified land use for tourism related activities Getaway has a positive impact on the local economy, providing jobs to contractors during site construction, as well as providing ongoing full and part-time jobs to the local community. Furthermore, Getaway provides collateral within each cabin identifying local parks, hiking trails, and recreation opportunities. We aim to partner with local businesses to encourage our guests to shop local and shop small. In other communities, these programs have served to support local farms, grocery stores, breweries, pizza shops, and more. Goal 2: Link the area’s visitor attractions with a trail network that facilitates non-vehicular movement The property will feature private walking trails nearby the cabins for our guests. Getaway is eager to work with the Northern Shenandoah Valley Regional Commission and the Redbud Run Greenway project to connect our site/trail system to local natural areas, battlefields, and other historic/local features. Goal 3: Preserve and enhance the historic character of Frederick County ’s roadways Our proposed outpost is a low density development that will preserve the rural landscape and natural beauty of Frederick County. Our development will only disturb 5% of the land while providing more lodging opportunities that harmonize with the natural surroundings and adjacent land uses. Additionally, we are in the process of 299 performing extensive environmental studies before construction to identify valued ecological features and design our site around them. 300 301 302 303 304 305 306 307 308 309 310 311 312 313 314 315 316 317 318 319 320 321 322 323 324 325 326 327 328 329 330 331 332 333 334 335 336 337 338 Planning Commission Agenda Item Detail Meeting Date: October 4, 2023 Agenda Section: Public Hearings Title: Ordinance Amendment to the Frederick County Code - (Mr. Klein) Attachments: PC10-04-23OA_ConversiontoNAICS.pdf 339 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Planning and Development Department Staff SUBJECT: Ordinance Amendments – Conversion of Allowed Uses to NAICS; Additions & Deletions to Allowed Uses List DATE: September 18, 2023 Proposal: There are two (2) proposals for consideration. They are not mutually exclusive; staff has separated the proposals to ensure the potential changes outlined below in “Proposal B” do not get lost in the complexity of “Proposal A.” Proposal A: Conversion of Allowed Uses Terminology The first proposal is to amend “Allowed Uses” tables contained in the planned development (Article V), and business and industrial districts (Article VI) to update and convert the permitted uses terminology to the North American Industry Classification System (NAICS) and remove reference to the Standard Industrial Classification (SIC) in other sections the Zoning Ordinance. The NAICS is an alternative system in classifying business establishments that is maintained and updated on a regular basis by the Office of Management and Budget (OMB). The 2022 edition of the NAICS classification system was reviewed by staff and used in drafting ordinance revisions to convert from SIC to NAICS. As amended, the “Allowed Uses” list for each district was updated to reflect NAICS terminology and to remove numeric SIC coding. A statement was added to the “Intent” section of each district specifying how the Zoning Administrator may interpret use definitions, using those definitions provided through NAICS resources. Given the broad impact this change will have on the Zoning Ordinance, the information contained herein is limited only to the use tables impacted. The permitted uses list contained in the MS (Medical Support) District was condensed into a single section with use group subsections removed to provide additional clarity and remove duplicative uses. Other sections of the ordinance that reference SIC have also been amended to ensure consistency throughout (for example the “Additional Regulations for Specific Uses” section). Proposal B: Additions & Deletions to the Allowed Uses List; Other Changes: The second proposal is to add or remove specific uses from the business and industrial districts “Allowed Uses” tables. Specific additions and deletions are detailed below for each district. B1 (Neighborhood Business) District “Car washes” were removed from the “Allowed Uses” list. This deletion was at the recommendation of the Development Review and Regulations Committee (DRRC). B2 (General Business) District The following uses were added to the “Allowed Uses” list: Broadcasting and Content Providers, Automotive Oil Change and Lubrication Shops, and Technical and Trade Schools. 340 BOS Discussion OA – Conversion to NAICS September 18, 2023 Page 2 B3 (Industrial Transition) District The following uses were added to the “Allowed Uses” list: Warehousing and Storage, Gasoline Stations with or without Convenience Stores (and excluding Fuel Dealers), Professional, Scientific, and Technical Services including Testing Laboratories including General Business Offices, Electronic Precision Equipment Repair and Maintenance, Consumer Goods Rentals and Car, Truck, Utility Trailers, and RV (Recreational Vehicle) Rental and Leasing. TM (Technology-Manufacturing Park) District The following uses were added to the “Allowed Uses” list: Storage Batteries and Primary Battery Manufacturing. M1 (Light Industrial) District The following uses were added to the “Allowed Uses” list: Storage Batteries and Primary Battery Manufacturing, and Waste Management & Remediation Services limited to glass, cardboard, and plastics recycling and excluding incinerators. M2 (Industrial General) District Tractor truck and tractor truck trailer parking was moved from the “Conditional Uses” list to the “Allowed Uses” list. MS (Medical Support) District Remove requirement for locating “Continuing Care Retirement Communities” within a two-mile radius of the Route 37 Medical Center Interchange (§165-504.02(B)(c)(1)). HE (Higher Education) The permitted use list was expanded to include accessory and secondary uses typically associated in conjunction with education campus settings, for example restaurants and retail uses. EM (Extractive Mining) District “Parks” was added to the “Permitted Uses” list. Current Zoning Ordinance Standard: The ordinance currently classifies industries using the Standard Industrial Classification System (SIC), which was last updated in 1987. The SIC includes many uses that have outdated terminology and definitions. Use of SIC presents a challenge to staff in making interpretations and determinations regarding uses, especially for new and emerging industries. Meeting Summary & Requested Action: The Development Review and Regulations Committee (DRRC) met and discussed this item at their February 23rd, March 23rd, and April 27, 2023, meetings. The primary discussion among the DRRC was whether there were additional uses to be added to the permitted use list, or if specific uses should be removed. The DRRC endorsed the proposed changes, including the additions outlined above and specifically recommended the deletion of “car washes” from the B1 District. The Committee expressed support for the conversion of the “Allowed Uses” tables to NAICS, stating it made the ordinance more “user friendly” to existing and potential new businesses and updated outdated industry terminology. The Planning Commission discussed this item on July 5th. The Planning Commission unanimously supported Proposal A (Conversion of Use Terminology); the Planning Commission was generally 341 BOS Discussion OA – Conversion to NAICS September 18, 2023 Page 3 supportive of Proposal B (Additions & Deletions to Allowed Uses Lists). Commissioner Thomas expressed reservation about additional uses proposed for the HE (Higher Education) Zoning District, noting that development of the district without the school/college campus component could be problematic. The Board of Supervisors discussed this item on August 9th and were generally supportive of the proposals. The Board through consensus requested a specific revision to the MS (Medical Support) district text to remove the requirement for locating “Continuing Care Retirement Communities” within a two-mile radius of the Route 37 Medical Center Interchange as they stated it may be prohibitive to the establishment of another medical campus and continuing care facilities elsewhere in the County. The attached document shows the existing ordinance with the proposed changes in track changes for the industrial and other planned zoning districts as drafted by Staff and revised by the Board of Supervisors. Staff are seeking a recommendation by the Planning Commission on Proposal A (Conversion of “Allowed Uses” Terminology”) and/or Proposal B (Additions & Deletions to “Allowed Uses” List) to send forward to the Board of Supervisors. Staff can answer any questions on the proposals. MTK/pd Attachments: 1. B1 (Neighborhood Business) District – Clean copy 2. B1 District – Redline 3. B2 (General Business) District – Clean copy 4. B2 District – Redline 5. B3 (Industrial Transition) District – Clean copy 6. B3 District – Redline 7. M1 (Light Industrial) District – Clean copy 8. M1 District – Redline 9. M2 (General Industrial) District – Clean copy 10. M2 District – Redline 11. TM (Technology-Manufacturing Park) District – Clean copy 12. TM District – Redline 13. EM (Extractive Manufacturing) District – Clean copy 14. EM District – Redline 15. HE (Higher Education) District – Clean copy 16. HE District – Redline 17. MS (Medical Support) District – Clean Copy 18. MS District – Redline 19. Other Amendments – Redline with track changes 20. Current (Official) Zoning Map 21. Resolution 342 Proposed Changes – B1 (Neighborhood Business) District Revised May 19, 2023 Part 602 B1 Neighborhood Business District [Amended 5-19-2023] § 165-602.01 Intent. The intent of this district is to provide small business areas to serve the daily household needs of surrounding residential neighborhoods. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. Uses allowed primarily consist of limited retailing, convenience, and personal service uses. Business uses in this district should be small in footprint and should not produce substantial vehicle traffic in excess of what is usual in the residential neighborhoods. § 165-602.02 Allowed uses. Uses allowed in the B1 Neighborhood Business District are as follows: Allowed Uses Veterinary services for animal specialties (excluding horses), with all activities and animals kept within a fully enclosed primary structure Miscellaneous Retail Stores including Food, Drug, Health, and Personal Care not to exceed 15,000 square feet, excluding Fruit and Vegetable Stands Offices of Real Estate, Finance, and Insurance Personal and Laundry Services excluding Industrial Launderers Death Care Services excluding cemeteries Offices of Physicians, Dentists and Other Health Practitioners Adult and Child Day-Care Facilities Religious, Grantmaking, Civic, Professional, and Similar Organizations Public Administration and Government Buildings, including fire and ambulance services Public Utilities excluding power generating facilities Residential uses which are accessory to allowed business uses Parks Food Services, Restaurants and Other Eating Places excluding drive-thru facilities. Fitness and Recreational Sports Centers no larger than 10,000 square feet 343 Part 602 B1 Neighborhood Business District [Amended 4-10-19915-19-2023] § 165-602.01 Intent. The intent of this district is to provide small business areas to serve the daily household needs of surrounding residential neighborhoods. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. Uses allowed primarily consist of limited retailing, convenience, and personal service uses. Business uses in this district should be small in size footprint and should not produce substantial vehicle traffic in excess of what is usual in the residential neighborhoods. § 165-602.02 Allowed uses. Uses allowed in the B1 Neighborhood Business District are as follows: Allowed Uses Standard Industrial Classification (SIC) Veterinary services for animal specialties (excluding horses), with all activities and animals kept within a fully enclosed primary structure [Added 5-27-2009] 0742 Food Stores Miscellaneous Retail Stores including Food, Drug, Health, and Personal Care not to exceed 15,000 square feet excluding Fruit and Vegetable Stands 54 Apparel and accessory stores 56 Drugstores 591 Miscellaneous shopping goods stores 594 Offices of Real Estate, Finance, and Insurance Finance, insurance and real estate offices - Personal and Laundry services, except the following: excluding Industrialized Launderers 72 Industrial launderers 7217 Funeral homes and crematories Death Care Services excluding cemeteries 726 Car washes 7542 Videotape rental 784 Medical offices Offices of Physicians, Dentists, and Other Health Practitioners 801, 802, 803 and 804 Adult and Child Day-Ccare facilities [Amended 9-23-2001] - 344 Civic, social and fraternal organizations Religious, Grantmaking, Civic, Professional, and Similar Organizations 864 Public Administration and Government Buildings, including Fire and Ambulance Services - Public Uutilities excluding energyPower-generating Ffacilities [Amended 1-8-2020] - Business signs - Signs allowed in §165-201.06B [Amended 2-13-2008 - Freestanding building entrance signs [Amended 2-13-2008] - Multi-Tenant complex signs [Amended 2-13-2008] - Electronic message signs [Amended 2-13-2008] - Residential uses which are accessory to allowed business uses - Parks - Churches - Food Services, Restaurants and Other Eating Places, excluding drive-thru facilities [Added 12-9-1992] 5812 Art dealers, art supplies and art framing [Added 4-26-1995] - Fire stations, companies and rescue squads [Added 10-27-1999] - Tobacco stores [Added 1-10-2001] 5993 Accounting, auditing and bookkeeping services [Added 1-10-2001] -- Health clubs Fitness and Recreational Sports Centers no larger than 10,000 square feet [Added 2-22-2006] 7991 345 Proposed Changes – B2 (General Business) District Revised June 20, 2023 Part 603 B2 General Business District [Amended 6-20-2023] § 165-603.01 Intent. The intent of this district is to provide large areas for a variety of business, office and service uses. General business areas are located on arterial highways at major intersections and at interchange areas. Businesses allowed involve frequent and direct access by the general public but not heavy truck traffic on a constant basis other than that required for delivery of retail goods. General business areas should have direct access to major thoroughfares and should be properly separated from residential areas. Adequate frontage and depth should be provided, and access should be properly controlled to promote safety and orderly development. Nuisance factors are to be avoided. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. § 165-603.02 Allowed uses. Allowed uses shall be as follows: Allowed Uses Veterinary services with all activities and animals kept within the fully enclosed primary structure, excluding livestock Pet Care (excluding Veterinary) Services, with all activities and animals kept within fully enclosed primary structure Wired and Wireless Telecommunication Carriers (excluding Satellite) Broadcasting and Content Providers Building Materials and Garden Equipment Supplies Dealers Retail Trade excluding Manufactured (Mobile Home) Dealers and Tire Dealers Food and Beverage Retailers, excluding Fruit and Vegetable Stands Motor Vehicle and Parts Dealers Gasoline Stations with or without Convenience Stores, excluding Fuel Dealers Automotive Oil Change and Lubrication Shops Food Services, Restaurants and Other Eating Places Offices of Real Estate, Finance, and Insurance Hotels and Motels, Dormitories, Rooming/Boarding Houses, and Travelers accommodations excluding RV Parks and Camps Personal Care Services including Hair, Nail, Beauty Salon, and Barber Shops, excluding Escort Services; Turkish Baths; and Steam Baths Coin-Operated Laundries and Drycleaners Death Care Services excluding Cemeteries Professional, Scientific, and Technical Services, excluding the following: Outdoor Display Advertising, Research and Development Services, and Test Laboratories including General Business Offices 346 Proposed Changes – B2 (General Business) District Revised June 20, 2023 Services to Building and Dwellings including Pest Control, Janitorial Services, and Carpet Cleaning Services excluding Landscape Service and Product Sterilization Car washes Personal and Household Goods Repair and Maintenance excluding Motorcycle Repair Consumer Goods Rental excluding Lawn and Garden equipment Movie Theaters, excluding Drive-In Theaters Amusement, Arts, Gambling, and Recreation Industries excluding Amusement Parks, Theme Parks, and Outdoor Shooting Health Care Services including Skilled Nursing Facilities Adult and Child Day-Care facilities Model Homes Sales Offices Self-Service Storage Facilities Public Administration and Government Support Buildings, including Fire and Ambulance Services Public Utilities excluding energy-generating facilities Residential uses which are accessory to allowed business uses Parks Religious, Grantmaking, Civic, Professional, and Similar Organizations Libraries Household Appliances and Electrical and Electronic Goods Merchant Wholesalers excluding accessory outdoor storage Hardware, and Plumbing and Heating Equipment and Supplies Merchant Wholesalers excluding accessory outdoor storage Social Assistance Services excluding services that offer residential or housing accommodations Technical and Trade Schools 347 Part 603 B2 General Business District [Amended 8-8-1990; 6-11-1991; 6-8-1994; 7-10-1996; 2-26-1997; 8-13-1997 5-19-2023] § 165-603.01 Intent. The intent of this district is to provide large areas for a variety of business, office and service uses. General business areas are located on arterial highways at major intersections and at interchange areas. Businesses allowed involve frequent and direct access by the general public but not heavy truck traffic on a constant basis other than that required for delivery of retail goods. General business areas should have direct access to major thoroughfares and should be properly separated from residential areas. Adequate frontage and depth should be provided, and access should be properly controlled to promote safety and orderly development. Nuisance factors are to be avoided. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. § 165-603.02 Allowed uses. Allowed uses shall be as follows: Allowed Uses Standard Industrial Classification (SIC) Veterinary services offices with all activities and animals kept within the fully enclosed primary structure, excluding the following: livestock 074 Veterinary services livestock 0741 Pet Care (excluding Veterinary) Services,Animal specialty services, except veterinary with all activities and animals kept within fully enclosed primary structure [Added 1-10-21] 0752 Wired and Wireless TelecCommunication Carriers excluding Satellite facilities and offices, including telephone, telegraph, radio, television, and other communications, excluding the following.1 [Amended 8-24-2004] 48 Communications services, not elsewhere classified 4899 Broadcasting and Content Providers Paint, glass and wallpaper storesBuilding Materials and Garden Equipment Supplies Dealers 523 Hardware stores 525 Retail nurseries and lawn and garden supply stores 526 Retail Trade excluding Manufactured (Mobile Home) Dealers and Tire Dealers General merchandise stores 53 Food and Beverage Retailers, Food stores, excluding the following: [Amended 8-24-2004] Fruit and Vegetable Stands 54 Fruit and vegetable stands 5431 Motor Vehicle and Parts Dealers Automotive dealers and gasoline service stations 55 Automotive Oil Change and Lube Shops Gasoline Stations with or without Convenience Store, excluding Fuel Dealers Apparel and accessory stores 56 348 Home furniture, furnishings, and equipment stores 57 Food Services, and Restaurants and Other Eating Places 58 Miscellaneous retail, except for the following: 59 Fuel dealers 598 Flea markets, operated outdoors [Amended 11-10-2010] - Offices of Real Estate, Finance, and Iinsurance and real estate offices - Hotels and Mmotels, Dormitories, Rooming/Boarding Houses, and Travelers accommodations excluding RV Parks and Camps 701 Organization hotels and lodging 704 Personal Care Sservices, including laundry and funeral services, excluding the following:including Hair, Nail, Beauty Salon, and Barber Shops, excluding Escort Services, Turkish Baths, and Steam Baths 72 Linen supply [Added 8-24-2004] 7213 Dry cleaning plants [Added 8-24-2004] 7216 Industrial launderers 7218 Escort services [Added 8-24-2004] 7299 Turkish baths [Added 8-24-2004] 7299 Steam baths [Added 8-24-2004] 7299 Coin-Operated Laundries and Drycleaners Death Care Services excluding Cemeteries Business Services, excluding the following: 73 Outdoor ad services [Added 8-24-2004] 7312 Miscellaneous equipment rental 735 Automobile recovery service [Added 8-24-2004] 7389 Automobile repossession service [Added 8-24-2004] 7389 Exhibits building of by industrial contractors [Added 8-24-2004] 7389 Filling of pressure containers (aerosol) [Added 8-24-2004] 7389 Gas systems contract conversion from manufactured to natural gas [Added 8-24-2004] 7389 Produce weighting service [Added 8-24-2004] 7389 Product sterilization service [Added 8-24-2004] 7389 Repossession services [Added 8-24-2004] 7389 Salvaging of damaged merchandise not engaged in sales [Added 8-24-2004] 7389 Scrap steel cutting [Added 8-24-2004] 7389 Professional, Scientific, and Technical Services excluding Outdoor 349 Display Advertising, Research and Development Services, and Testing Laboratories including General Offices Services to Building and Dwellings including Pest Control, Janitorial Services, and Carpet Cleaning Services excluding Landscaping Services and Product Sterilization Car washes 7542 Personal and Household Goods Repair and Maintenance excluding Motorcycle Repair Miscellaneous repair services, excluding the following: [Added 8-24-2004] 76 Welding repair 7692 Agricultural equipment repair 7699 Blacksmith shops 7699 Boiler cleaning and repair 7699 Cesspool cleaning 7699 Coppersmithing 7699 Dental and medical instrument repair 7699 Engine repair 7699 Farm machinery and tractor repair 7699 Farriers 7699 Horseshoeing 7699 Industrial truck repair 7699 Laboratory instrument repair 7699 Machinery cleaning 7699 Measuring and controlling instrument repair; mechanical 7699 Motorcycle repair service [Added 1-11-2017] 7699 Meteorological instrument repair 7699 Precision instrument repair 7699 Repair of optical instruments 7699 Repair of service station equipment 7699 Scale repair services 7699 Septic tank cleaning services 7699 Sewer cleaning services 7699 Surgical instrument repair 7699 Tank and boiler cleaning service 7699 Tank truck cleaning service 7699 Taxidermists 7699 Tinsmithing 7699 Movie Theaters excludingMotion picture theaters, except Ddrive-Iin Theaters 7832 Consumer Goods Videotape Rrental excluding Lawn and Garden Equipment 784 Amusement, Arts, Gambling and rRecreation Industries services operated indoors excluding Amusement Parks, Theme Parks, and Outdoor Shooting Ranges 79 Golf driving ranges and miniature golf courses 7999 Health Care Sservices including Skilled Nursing Facilities 80 Legal services 81 Adult and Child Day-Ccare Ffacilities [Amended 9-23-2020] - 350 Membership organizations 86 Engineering, accounting, research, management and related services, excluding the following: [Amended 8-24-2004] 87 Testing laboratories 8734 General business offices - Model home sales offices - Self-Sservice Sstorage Ffacilities - Public Administration and Government Support Bbuildings including Fire and Ambulance Services - Public Uutilities excluding energy-generating facilities [Amended 1-8-2020] - Business signs - Signs allowed in §165-201.06B [Amended 2-13-2008] - Freestanding building entrance signs [Amended 2-13-2008] - Multi-tenant complex signs [Added 2-13-2008] - Electronic message signs [Added 2-13-2008] - Residential uses which are accessory to allowed business uses - Parks - Religious, Grantmaking, Civic, Professional, and Similar Organizations Churches - Libraries - Household Appliance, Electrical, and Electronic Goods Merchant Wholesalers Supplies excluding accessory outdoor storage 506 Hardware and Pplumbing and Hheating Eequipment and Supplies Merchant Wholesalers excluding accessory outdoor storage 507 Commercial batting cages operated outdoors - Fire stations, companies and rescue squads - Commercial sport and recreation clubs [Added 10-25-2000] - Social Assistance Sservices except for the following: excluding services that offer residential or housing accommodations [Added 4-23-2003] 83 Residential care 83 Technical and Trade Schools [1] Editor’s Note: The entry for electric, gas and other utility facilities and offices, SIC No. 49, excluding sanitary services, SIC No. 495, which immediately followed this entry, was repealed 8-24-2004. Conditional Uses Standard Industrial Classification (SIC) Adult retail uses meeting the minimum requirements of this chapter, any conditions imposed by the Board of Supervisors, and with the following minimum ----- 351 Conditional Uses Standard Industrial Classification (SIC) conditions: (a) Such uses shall be located at least 2,500 feet from the property line of existing adult retail uses, schools, churches, parks, day-care facilities and residential uses and districts. (b) Such uses shall not be permitted in shopping centers and/or multi-tenant buildings. (c) All merchandise display areas shall be limited to enclosed structures and shall not be visible from the outside. (d) Business signs shall not exceed a maximum of 25 square feet. No wall- mounted signs or window displays shall be permitted. (e) Hours of operation shall be limited to between 9:00 a.m. and 11:00 p.m. 352 Proposed Changes – B3 (Industrial Transition) District Revised May 19, 2023 Part 604 B3 Industrial Transition District [Amended 5-19-2023] § 165-604.01 Intent. The intent of this district is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas. In some cases, such areas may be transitional, located between business and industrial areas. In these areas, there will be a mixture of automobile and truck traffic. Some of the uses in this district will require large areas of land and may have outdoor storage and display. It is intended that the uses in this district shall not be sources of noise, dust, smoke or other nuisances. Such industrial transition areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. § 165-604.02 Allowed uses. Allowed uses are as follows: Allowed Uses Veterinary services with all activities and animals kept within the fully enclosed primary structure excluding livestock. Pet Care Services (excluding Veterinary), with all activities and animals kept within the fully enclosed primary structure Landscape and Horticultural Services Offices and Storage Facilities for Building Construction Contractors, Heavy Construction Contractors and Special Trade Contractors Commercial Printing Transit and Ground Passenger Transportation and related support activities Truck Transportation and related support activities Air Transportation and related support activities Travel Arrangement and Reservation Services Telecommunication Facilities and Offices, Broadcasting and Content Providers, including wired and wireless telephone, radio, television, and other satellite communications. Electric, Gas, and other utility facilities and offices excluding Sanitary Services Warehousing and Storage Advertising Specialties – wholesale 353 Proposed Changes – B3 (Industrial Transition) District Revised May 19, 2023 Building Materials, Hardware, Garden Supply, and Retail Nurseries Manufactured (Mobile) Home Dealers Motor Vehicle and Parts Dealers Gasoline Stations, with or without, Convenience Stores excluding Fuel Dealers Wholesale Trade Businesses excluding livestock, farm products, mining and chemical storage Food and Beverage Retailers Food Services, Restaurants and Other Eating Places Industrial Launderers, Dry-Cleaning and Laundry Services Administrative and Support Services Professional, Scientific, and Technical Services including Testing Laboratories and General Business Offices General Automotive, Motorcycle, and Truck Repair, Services and Parking Personal and Household Goods Repair and Maintenance Electronic Precision Equipment Repair and Maintenance Movie Theaters, including Drive-In Theaters Amusement, Arts, Gambling, and Recreation Industries excluding the following: Amusement Parks or Theme Parks and Outdoor Shooting Ranges Self-Service Storage Facilities Vocational Schools (Technical, Trade, Business, Computer and Management Training) Religious, Grantmaking, Civic, Professional, and Similar Organizations General Business Offices Model Home Sales Accessory Retailing Public Administration and Government Support Buildings, including fire and ambulance services Public Utilities Residential uses which are accessory to allowed business uses Parks Flex-Tech Consumer Goods Rentals Car, Truck, Utility Trailers, and RV (Recreational Vehicle) Rental and Leasing 354 Proposed Changes – B3 (Industrial Transition) District Revised May 19, 2023 § 165-604.03 Conditional uses. Uses permitted with a conditional use permit shall be as follows: Conditional Uses Tractor Truck and Tractor Truck Trailer Parking 355 Part 604 B3 Industrial Transition District [Amended May 19, 2023] § 165-604.01 Intent. The intent of this district is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas. In some cases, such areas may be transitional, located between business and industrial areas. In these areas, there will be a mixture of automobile and truck traffic. Some of the uses in this district will require large areas of land and may have outdoor storage and display. It is intended that the uses in this district shall not be sources of noise, dust, smoke or other nuisances. Such industrial transition areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. § 165-604.02 Allowed uses. Allowed uses are as follows: Allowed Uses Standard Industrial Classification (SIC) Veterinary services with all activities and animals kept within the fully enclosed primary structure [Amended 1-10-2001] excluding livestock 074 Pet Care Animal specialty Sservices, except (excluding veterinary), with all activities and animals kept within the fully enclosed primary structure [Added 1-10-2001] 752 Landscape and Hhorticultural Sservices 078 Offices and Sstorage Ffacilities for Bbuilding Cconstruction Ccontractors, Hheavy Cconstruction Ccontractors and Sspecial Ttrade Ccontractors 15, 16 and 17 Commercial printing 275 Transit and Ground Passenger Transportation and related support activities Local and suburban transit and interurban highway passenger transportation 41 Truck Motor freight Ttransportation and related support activities warehousing 42 Air Transportation by air and related support activities 45 Travel Arrangement and Reservation Transportation Sservices 47 TelecCommunication Ffacilities and Ooffices, Broadcasting and Content Providers, including wired and wireless telephone, telegraph, radio, television, and other satellite communications. 48 356 Electric, gas, and other utility facilities excluding sanitary services and offices and trucking and warehousing, excluding the following: 49 Sanitary Services 495 Warehousing and Storage Advertising Sspecialties – wholesale [Added 8-24-2004] 5199 Building Mmaterials, Hhardware, Ggarden Ssupply, mobile home dealers and Rretail Nnurseries 52 Manufactured (mobile) Home Dealers Motor Vehicle and Parts Automotive Ddealers and gasoline service station 55 Gasoline Stations, with or without Convenience Stores, excluding Fuel Dealers Wholesale Ttrade Bbusinesses excluding livestock, farm products, mining and chemical storage - Food and Beverage Retailers Stores [Added 12-12-2007] 5411 Food Services, Restaurants and Other Eating Places [Added 5-26- 2004] 58 Industrial Launderers, Laundry, Ddry-Ccleaning and Laundry garment Sservices, excluding the following: 721 Coin-operated laundries 7215 Linen supply [Added 8-24-2004] 7213 Dry-cleaning plants [Added 8-24-2004] 7216 Administrative and Support Business Sservices 73 Professional, Scientific, and Technical Services including Testing Laboratories including General Business Offices General Automotive, Motorcycle, and Truck Rrepair, Sservices and Pparking 75 Personal and Household Goods Miscellaneous Rrepair services and Maintenance 76 Electronic Precision Equipment Repair and Maintenance Movie Theaters, including Drive-Iin-motion picture Ttheaters 7833 Amusement, Arts, Gambling, and Rrecreation Industries services operated indoors excluding the following: Amusement Parks or 79 357 Theme Parks and Outdoor Shooting Ranges Self-service Sstorage Ffacilities - Vocational Schools (Technical, Trade, Business, Computer and Management Training) 824 Business associations 861 Religious, Grantmaking, Civic, Professional, and Similar membership Oorganizations 862 Labor unions and similar labor organizations 863 Engineering, accounting, research, management and related services 87 Testing laboratories [Added 8-24-2004] 8734 General business offices - Model Hhome Ssales Ooffice - Accessory Rretailing - Public Administration and Government Support Bbuildings, including Fire and Ambulance Services - Public Uutilities [Amended 1-8-2020] - Business signs - Signs allowed in § 165-201.06B [Amended 2-13-2008] - Freestanding building entrance signs [Amended 2-13-2008 - Multi-tenant complex signs [Added 2-13-2008] - Electronic message signs [Added 2-13-2008] - Residential uses which are accessory to allowed business uses - Parks - Flex-Tech [Added 2-11-1998] - Fire stations, companies and rescue squads [Added 10-27-1999] - Postal Services Consumer Goods Rental Car, Truck, Utility Trailers, and RV (Recreational Vehicle) Rental and Leasing 358 § 165-604.03 Conditional uses. [Added 5-12-2010] Uses permitted with a conditional use permit shall be as follows: Conditional Uses Standard Industrial Classification (SIC) Tractor Ttruck and Ttractor Ttruck Ttrailer Pparking -- 359 Proposed Changes – M1 (Light Industrial) District Revised June 14, 2023 Part 606 M1 Light Industrial District [Amended 6-14-2023] § 165-606.01 Intent. The intent of this district is to provide for a variety of light manufacturing, commercial office and heavy commercial uses in well-planned industrial settings. Uses are allowed which do not create noise, smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses. § 165-606.02 Allowed uses. Allowed uses are as follows: Allowed Uses Landscape and Horticultural Services Offices and Storage Facilities for Building Construction Contractors, Heavy Construction Contractors and Special Trade Contractors Food, Beverage, and Tobacco Manufacturing excluding Seafood Product Preparation and Packaging and Animal Slaughtering and Processing Textile Products and Textile Mill Products Apparel Manufacturing Veneer, Plywood, and Engineered Wood Product Manufacturing Furniture and Related Production Manufacturing Converted Paper Product Manufacturing Printing, Publishing and Allied Industries Pharmaceutical and Medicine Manufacturing Plastics and Rubber Products Manufacturing including Footwear Manufacturing Miscellaneous Manufacturing Concrete Block and Brick and Related Products Fabricated Metal Products Manufacturing, excluding Coating, Engraving and Allied Services, 360 Proposed Changes – M1 (Light Industrial) District Revised June 14, 2023 Ammunition (except for small arms), Ordnance and Accessories. Machinery Manufacturing and Computer & Electrical Product Manufacturing Electrical Equipment, Appliance, and Component Manufacturing Storage Batteries and Primary Battery Manufacturing Transportation Equipment Manufacturing Transit and Ground Passenger Transportation Truck Transportation Air Transportation Travel Arrangement and Reservation Services Telecommunication Facilities and Offices, Broadcasting and Content Providers, including wired and wireless telephone, radio, television and other satellite communications. Public Utilities Wholesale Trade Food Services, Restaurants, and Other Eating Places Linen Supply and Drycleaning and Laundry Services except Coin Operated Laundries Professional, Scientific and Technical Services, including Business Offices not providing services to the general public on a primary basis Truck, Utility Trailer, and RV (Recreational Vehicle) Rental and Leasing General Automotive, Motorcycle and Truck Repair, Services and Parking Commercial and Industrial Machinery and Equipment Repair and Maintenance Machinery Cleaning Waste Management & Remediation Services limited to glass, carboard, and plastics recycling and excluding incinerators. Fabricated Metal Product Manufacturing Technical and Trade Schools Business, Professional, Labor, Political and Similar Organizations 361 Proposed Changes – M1 (Light Industrial) District Revised June 14, 2023 § 165-606.03 Conditional uses. Uses permitted with a conditional use permit shall be as follows: Public Administration and Government Support Buildings including Fire and Ambulance Services Residential uses which are accessory to allowed business uses Public Utilities Parks Regional Criminal Justice, Enforcement, and Detention Facilities Truck or Fleet Maintenance Facilities Self-Service Storage Facilities Flex-Tech Conditional Uses Tractor Truck and Tractor Truck Trailer Parking Fitness and Recreational Sports Centers 362 Part 606 M1 Light Industrial District [Amended 5-19-2023] § 165-606.01 Intent. The intent of this district is to provide for a variety of light manufacturing, commercial office and heavy commercial uses in well-planned industrial settings. Uses are allowed which do not create noise, smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. § 165-606.02 Allowed uses. Allowed uses are as follows: Allowed Uses Standard Industrial Classification (SIC) Landscape and Hhorticultural Sservices 078 Offices and Sstorage Ffacilities for Bbuilding Cconstruction Ccontractors, Hheavy Cconstruction Ccontractors and Sspecial Ttrade Ccontractors 15, 16 and 17 Manufacturing as follows: -- Food, Beverage, and Tobacco Manufacturing excluding Seafood Product Preparation and Packaging and Animal Slaughtering and Processing Dairy products 202 Canned, frozen and preserved fruits, vegetables and soup mixes 203 Bakery products 205 Sugar and confectionary products 206 Beverages [Amended 8-12-2009] 208 Miscellaneous food preparations and products, excluding the following: 209 Canned and cured fish and seafood 2091 Fresh or frozen fish and seafood 2092 Textile Products and Textile Mmill Pproducts 22 Apparel Manufacturing or other finished products made from fabrics and similar material 23 363 Veneer, Plywood, and Engineered Wood Products Manufacturing Lumber and wood products, excluding the following: 24 Logging 241 Sawmills and planing mills 242 Wood preserving 2491 Furniture and Related Production Manufacturing fixtures 25 Converted Paper Product Manufacturing Paperboard containers and boxes 265 Converted paper and paperboard products, except containers and boxes 267 Printing, Ppublishing and Aallied Iindustries 27 Pharmaceutical and Medicine Manufacturing Drugs 283 Plastics and Rubber Product Manufacturing and miscellaneous plastic products including Footwear Manufacturing 30 Miscellaneous Manufacturing Concrete Bblock and Bbrick and Rrelated Pproducts 3271 Fabricated Mmetal Pproducts, excluding the following [Amended 9-23-2009 Coating, Engraving, and Allied Services, Ammunition (excluding small arms), Ordnance and Accessories 34 Coating, engraving and allied services 347 Ammunition, except for small arms 3483 Ordnance and accessories, not elsewhere classified 3489 Industrial and commercial Mmachinery Manufacturing and Ccomputer & Electrical Product Manufacturing equipment 35 Electronics and other Eelectrical Eequipment, Appliance, and Component Manufacturing and components excluding the following: 36 Lead acid batteries [Amended 5-12-2010] 3691 Primary batteries 3692 Storage Batteries and Primary Battery Manufacturing Transportation Eequipment Manufacturing 37 364 Measuring, analyzing and controlling instruments; photographic, medical and optical goods; and watches and clocks 38 Miscellaneous manufacturing industries 39 Local and suburban Ttransit and Ground interurban highway Ppassenger Ttransportation 41 Truck Motor freight Ttransportation and warehousing 42 Air Transportation by air 45 Travel Arrangement and Reservation Transportation Sservices 47 TeleCcommunication Ffacilities and Ooffices, Broadcasting and Content Providers, including wired and wireless telephone, telegraph, radio, television and other satellite communications 48 Public Utilities Electric, gas and other utility facilities and offices and trucking and warehousing [Amended 8-24-2004] 49 Wholesale Ttrade -- Advertising specialties – wholesale [Added 8-24-2004] 5199 Food Services, Restaurants, and Other Eating Places 58 Linen Ssupply [Added 8-24-2004 and Drycleaning and Laundry Services excluding Coin Operated Laundries 7213 Dry cleaning plants [Added 8-24-2004] 7216 Professional, Scientific and Technical Services including Business services Offices not providing services to the general public on a primary basis 73 Truck , Utility Trailer, and RV (Recreational Vehicle Rrental and Lleasing, without drivers [Added 2-7-1995] 7513 General Automotive, Motorcycle and Truck Rrepair, Services and Parking shops [Added 5-13-1992; amended 9-28-2011] 753 Commercial and Industrial Machinery and Equipment Welding Rrepair and Maintenance [Added 8-24-2004] 7692 Agricultural equipment repair [Added 8-24-2004] 7699 Boiler cleaning and repair [Added 8-24-2004] 7699 Cesspool Cleaning 7699 365 Coppersmithing [Added 8-24-2004] 7699 Engine repair [Added 8-24-2004] 7699 Farm machinery and tractor repair [Added 8-24-2004] 7699 Industrial truck repair [Added 8-24-2004] 7699 Machinery Ccleaning [Added 8-24-2004] 7699 Measuring and controlling instrument repair; mechanical [Added 8-24-2004] 7699 Meteorological instrument repair [Added 8-24-2004] 7699 Motorcycle repair services [Added 1-11-2017] 7699 Precision instrument repair [Added 8-24-2004] 7699 Repair of optical instruments [Added 8-24-2004 7699 Repair of service station equipment [Added 8-24-2004] 7699 Scale repair service [Added 8-24-2004] 7699 Septic cleaning service [Added 8-24-2004] 7699 Sewer cleaning services [Added 8-24-2004] 7699 Tank and boiler cleaning service [ Added 8-24-2004] 7699 Waste Management & Remediation Services limited to glass, cardboard, and plastics recycling and excluding incerators Fabricated Metal Products Manufacturing Tinsmithing [Added 8-24-2004] 7699 Technical and Trade Vocational Sschools 824 Business associations 861 Business, Professional, Labor, Political and Similar membership Oorganizations 862 Labor unions and similar labor organizations 863 Engineering, accounting, research, management and related services 87 Testing laboratories [Added 8-24-2004] 8734 General business offices, including corporate, government or other offices not providing services to the general public on a regular basis as the primary use -- 366 § 165-606.03 Conditional uses. [Added 5-12-2010; amended 1-11-2017] Uses permitted with a conditional use permit shall be as follows: Conditional Uses Standard Industrial Classification (SIC) Tractor Ttruck and Ttractor Ttruck Ttrailer Pparking -- Fitness and Recreational Sports Centers Commercial recreation, indoor:* • Professional sports clubs 7941 • Physical fitness facilities 7991 Accessory retailing -- Public Administration and Government Support Buildings including Fire and Ambulance Services -- Public Uutilities [Amended 1-8-2020] -- Business signs -- Signs allowed in § 165-201.06B [Amended 2-13-2008] -- Freestanding building entrance signs [Amended 2-13-2008] -- Multi-tenant complex signs [Amended 2-13-2008] -- Electronic message signs [Added 2-13-2008] -- Residential uses which are accessory to allowed business uses -- Parks -- Regional Ccriminal Jjustice, Eenforcement, and Ddetention Ffacilities for Frederick County, Clarke County, and the City of Winchester -- Industrial launderers [Added 6-9-1993] 7218 Truck or Ffleet Mmaintenance Ffacilities [Added 6-9-1993] -- Self-Sservice Sstorage Ffacilities [Added 12-11-1996] -- Flex-Tech [Added 2-11-1998] -- Fire stations, companies and rescue squads [Added 10-27-1999] -- 367 • Membership sports and recreation clubs 7997 • Amusement and recreation services (to include only fitness and sports instruction facilities) 7999 *This use will not be permissible in the M2 Zoning District. 368 Proposed Changes – M2 (Industrial General) District Revised June 14, 2023 Part 607 M2 Industrial General District [Amended 6-14-2023] § 165-607.01 Intent. The intent of this district is to provide for a wide variety of heavy manufacturing, office and heavy traffic uses, including those which may not be compatible with nearby residential and general business areas. Performance controls are used to control potential nuisances, especially in relation to zoning district boundaries. Such industrial areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses. § 165-607-02 Allowed Uses. Allowed Uses All Uses Allowed in the M1 (Light Industrial) Zoning District Food Manufacturing including Animal Slaughtering and Processing, Seafood Product Preparation and Packaging, and Rendering and Meat Byproduct Processing Logging Wood Product Manufacturing Pulp, Paper, and Paperboard Mills Chemicals Manufacturing Petroleum and Coal Products Manufacturing including Fuel Dealers Leather and Allied Products Manufacturing Concrete Block and Brick, Glass, and Related Products excluding Asbestos Primary Steel Manufacturing Coating, Engraving, Heat Treating, and Allied Activities Ammunition, Ordinance and Accessory Manufacturing Storage Batteries and Primary Battery Manufacturing All Other Telecommunications Public Utilities Fuel Dealers Specialty Contractors 369 Proposed Changes – M2 (Industrial General) District Revised June 14, 2023 Junkyards and Auto Merchant Wholesalers Waste Management & Remediation Services including incinerators Tractor Truck and Tractor Truck Trailer Parking as primary use 370 Part 607 M2 Industrial General District [Amended 5-19-2023] § 165-607.01 Intent. The intent of this district is to provide for a wide variety of heavy manufacturing, commercial office and heavy commercial traffic uses, including those which may not be compatible with nearby residential and general business areas. Performance controls are used to control potential nuisances, especially in relation to zoning district boundaries. Such industrial areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. § 165-607-02 Allowed Uses Allowed Uses Standard Industrial Classification (SIC) All Uuses Aallowed in the M1 (Light Industrial) Zoning District Additional manufacturing as follows: Food Manufacturing including Animal Slaughtering and Processing, Seafood Product Preparation and Packaging, and Rendering and Meat Byproduct Processing Meat products 201 Grain mill products 204 Fats and oils 207 Beverages, including alcoholic beverages 208 Canned and cured fish and seafood 2091 Fresh or frozen fish and seafood 2092 Tobacco products 21 Logging 241 Wood Product Manufacturing Sawmills and planning mills 242 Wood preserving 2491 Pulp, Paper, and Paperboard Mills allied products 26 Chemicals Manufacturing and allied products 28 Petroleum and Coal Products Manufacturing including Fuel Dealers refining and related industries 29 Leather and Allied leather Pproducts Manufacturing 31 Concrete Block and Brick, Glass and Related Products excluding Asbestos Stone, clay, glass and concrete products, excluding the following [Added 7-9-1977] 32 Asbestos Products 3292 Primary metal industrySteel Manufacturing 33 Coating, Eengraving, Heat Treating, and Aallied servicesActivities 347 Ammunition, Ordinance and Aaccessories Manufacturing 348 Storage Bbatteries and Primary Batteries 3691 Primary batteries 3692 All Other TelecCommunications services, not elsewhere classified [Added 8-24-2004] 4899 Public Utilities Electric, gas, and sanitary services [Added 8-24-2004] 49 371 § 165-607.03 Conditional uses. [Added 5-12-2010] Uses permitted with a conditional use permit shall be as follows: Conditional Uses Standard Industrial Classification (SIC) Tractor truck and tractor truck trailer parking -- Fuel Ddealers 598 Specialty Contractors Gas systems contract conversion from manufactured to natural gas [Added 8-24-2004] 7389 Automotive repair, services and parking 75 Junkyards and automobile graveyards Auto Merchant Wholesalers -- Recycling operations Waste Management & Remediation Services including incinerators -- Manufacturing or wholesaling of explosives -- Incinerators -- Steam power plants -- Heavy equipment storage yards Tractor Truck and Tractor Truck Trailer Parking as primary use -- 372 :4 Proposed Changes – TM (Technology-Manufacturing Park) District Revised June 20, 2023 PART 605 TM Technology-Manufacturing Park District [Amended 6-20-2023] § 165-605.01. Intent. The TM District is designed to provide areas for Economic Development Authority (EDA) targeted industries, data centers, offices, low-impact industrial, assembly, and manufacturing uses. Uses are allowed which do not create significant noise beyond the property line, smoke, dust or other hazards. This district shall be located in a business campus-like setting with direct access to major transportation networks and/or rail facilities and areas where there is availability and/or close-proximity to overhead electrical transmission lines. Buildings should include attractive architectural features utilizing high quality building materials comparable to brick, stone, and glass. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses. § 165-605.02. Permitted uses. Permitted uses are as follows: Permitted Uses Food, Beverage, and Tobacco Manufacturing excluding Seafood Product Preparation and Packaging and Animal Slaughtering and Processing Furniture and Related Product Manufacturing Converted Paper Product Manufacturing Printing, Publishing and Allied Industries Pharmaceutical and Medicine Manufacturing Plastics and Rubber Products Manufacturing excluding Tire Manufacturing Fabricated Metal Products Manufacturing, excluding the following: Engraving and Allied Services, Ammunition, Ordnance and Accessories Machinery Manufacturing and Computer and Electrical Product Manufacturing Electrical Equipment, Appliance, and Component Manufacturing Storage Batteries and Primary Battery Manufacturing Aircraft Manufacturing Guided Missiles and Space Vehicles Manufacturing Miscellaneous Manufacturing Telecommunication Facilities and Offices, Broadcasting and Content Providers, 373 :4 Proposed Changes – TM (Technology-Manufacturing Park) District Revised June 20, 2023 including wired and wireless telephone, radio, television and other satellite communications. Finance, Insurance, Legal and Offices of Real Estate Professional, Scientific and Technical Services including Testing Laboratories Health Care Services Medical and Dental Laboratories Technical and Trade Schools Business, Professional, Labor, Political and Similar Organizations Public Administration and Government Support Buildings Public Utilities Flex-Tech § 165-605.03. Secondary or accessory uses. The following uses shall be permitted by right in the TM District but only in conjunction with and secondary to a permitted principal use. All other uses not listed below, permitted by right only in conjunction with and secondary to a permitted principal use, shall be in accordance with §165-201.05. Secondary Uses Warehousing/Distribution up to 50% gross square footage (or up to 75% gross square footage where served directly by rail) § 165-605.04. Design requirements. A. Minimum size. No TM District rezoning shall be approved for less than 10 contiguous acres. (1) There shall be no minimum lot size. (2) There shall be no minimum lot width or depth. B. Development standards. The following standards shall apply in the TM Park District: (1) Any building facing road rights-of-way shall be faced on all sides with durable, materials, including but not limited to painted two-tone pre-cast concrete panels. (2) Loading docks or loading entrances shall be completely screened from view from public streets and adjoining properties by a six (6) foot tall opaque fencing, masonry walls, berms or a double row of evergreen tree plantings. (3) Outdoor storage shall be limited to 35% of total lot area, be located outside of front 374 :4 Proposed Changes – TM (Technology-Manufacturing Park) District Revised June 20, 2023 setbacks, and shall be in conformance with §165-201.10. C. The maximum structural height for office buildings shall not exceed 90 feet; the height for all other uses shall be regulated by § 165-601.02 and §165-201.03. D. The maximum structural height for automobile parking structures shall not exceed 70 feet. E. Properties utilizing the TM Park District zoning shall not be required to complete a master development plan prior to submission of a site plan. 375 :1 PART 605 TM Technology-Manufacturing Park District [Added 12-10-2008, Amended January 19 6-20-, 2023] § 165-605.01. Intent. The TM District is designed to provide areas for Economic Development Authority (EDA) targeted industries, data centers, offices, low-impact industrial, assembly, and manufacturing uses. Uses are allowed which do not create significant noise beyond the property line, smoke, dust or other hazards. This district shall be located in a business campus-like setting with direct access to major transportation networks and/or rail facilities and areas where there is availability and/or close-proximity to overhead electrical transmission lines. Buildings should include attractive architectural features utilizing high quality building materials comparable to brick, stone, and glass. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. § 165-605.02. Permitted uses. [Amended 11-18-2009; 12-11-2019; 1-19-2023] Permitted uses are as follows: Permitted Uses Standard Industrial Classification (SIC) Manufacturing as follows: Food, Beverage, and Tobacco Manufacturing excluding Seafood Product Preparation and Packaging and Animal Slaughtering and Processing Dairy Products 202 Canned, frozen and preserved fruits, vegetables and soup mixes 203 Bakery products 205 Sugar and confectionary products 206 Beverages 208 Miscellaneous food preparations and products, excluding the following: Canned and cured fish and seafood Fresh or frozen fish and seafood 209 2091 2092 Furniture and Rrelated Pproduct Mmanufacturing 25 Converted Paper Product Manufacturing Paperboard containers and 265 376 :1 boxes Printing, Publishing, and Allied Iindustries 27 Pharmaceutical and Mmedicine Mmanufacturing 283 Plastics and Rubber Product Manufacturing including Footwear and miscellaneous plastics Mmanufacturing excluding Tire Manufacturing 30 Excluding uses in italics: Tires and inner tubes 3011 Fabricated Mmetal Pproducts Manufacturing, excluding Engraving and Allied Services, Ammunition, Ordnance and Accessories 34 Industrial and commercial Mmachinery Manufacturing and Ccomputer and Electrical Productequipment Mmanufacturing 35 Electrical Electronics and other electrical Eequipment, Appliance and Ccomponents Mmanufacturing 36 Storage Batteries and Primary Battery Manufacturing Aircraft and parts Mmanufacturing 372 Guided Missiles, and Space Vehicles, and Parts Manufacturing 376 Measuring, analyzing and controlling instruments; photographic, medical and optical goods; and watches and clocks 38 Miscellaneous Mmanufacturing industries 39 TelecCommunications Facilities and Offices, Broadcasting and Content Providers, including wired and wireless telephone, radio, television, and other satellite communications 48 Depository Institutions Finance, Insurance, Legal and Offices of Real Estate 60 Nondepository credit institutions 61 Security and commodity brokers, dealers, exchanges, and services 62 Insurance carriers and services 63-64 Real estate 65 Holding and other investment offices 67 Professional, Scientific and Technical Business Sservices including Testing Laboratories 73 Health Care Services Doctors offices and clinics 801-804 Medical and Ddental Llaboratories 807 377 :1 Legal services 81 Technical and Trade Vocational Sschools 824 Business, associations Professional, Labor, Political and Similar Organizations 861 378 :2 § 165-605.02 § 165-605.03 Permitted Uses Standard Industrial Classification (SIC) Professional membership organizations 862 Labor unions and similar labor organizations 863 Engineering, accounting, research management, and related services 87 Public Aadministration and Government Support Buildings 91-97 General business offices, including corporate, or other offices not providing services to the general public on a regular basis as the primary use --- Public Uutilities - Flex-Tech, provided that at least one of the individual user’s uses is a permitted use in this section. - Communication facilities and offices, including telephone, telegraph, radio, television and other communications 48 379 :4 § 165-605.03 § 165-605.03.1 § 165-605.03. Secondary or accessory uses. [Amended 11-18-2009; 1-19-2023] The following uses shall be permitted by right in the TM District but only in conjunction with and secondary to a permitted principal use. All other uses not listed below, permitted by right only in conjunction with and secondary to a permitted principle use, shall be in accordance with §165-201.05. Secondary Uses Standard Industrial Classification (SIC) Warehousing/Distribution up to 50% gross square footage (or up to 75% gross square footage where served directly by rail) - § 165-605.04. Design requirements. A. Minimum size. No TM District rezoning shall be approved for less than 10 contiguous acres. (1) There shall be no minimum lot size. (2) There shall be no minimum lot width or depth. B. Development standards. The following standards shall apply in the TM Park District: (1) Any building facing road rights-of-way shall be faced on all sides with durable, materials, including but not limited to painted two-tone pre-cast concrete panels. (2) Loading docks or loading entrances shall be completely screened from view from public streets and adjoining properties by a six (6) foot tall opaque fencing, masonry walls, berms or a double row of evergreen tree plantings. (3) Outdoor storage shall be limited to 35% of total lot area, be located outside of front setbacks, and shall be in conformance with §165-201.10. C. The maximum structural height for office buildings shall not exceed 90 feet; the height for all other uses shall be regulated by § 165-601.02 and §165-201.03. ]Added 11-18-2009] D. The maximum structural height for automobile parking structures shall not exceed 70 feet. ]Added 11-18-2009] E. Properties utilizing the TM Park District zoning shall not be required to complete a master development plan prior to submission of a site plan. 380 Proposed Changes – EM (Extractive Mining) District Revised May 19, 2023 Part 608 EM Extractive Manufacturing District [Amended 5-19-2023] § 165-608.01 Intent. The intent of the Extractive Manufacturing District is to provide for mining and related industries, all of which rely on the extraction of natural resources. Provisions and performance standards are provided to protect surrounding uses from adverse impacts. It is also the intent of Part 608 to avoid the encroachment of incompatible uses on the borders of the EM District. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses. § 165-608.02 Permitted uses. The following uses shall be permitted: Farming, Agriculture, Orchards, Nurseries, Horticulture, Dairying, and Forestry Public Utilities Oil and Natural Gas Extraction. No Refining is allowed Mining (except Oil and Gas) Metal Ore Mining Stone & Dimension Stone Mining and Quarrying Crushed and Broken Limestone, Granite, and Other Stone Mining and Quarrying Sand, Gravel, Clay, and Ceramic and Refractory Minerals Mining and Quarrying Construction Sand Mining Kaolin, Clay, and Ceramic Mineral Mining and Quarrying Support Activities for Mining excluding Drilling Oil & Gas Wells Nonmetallic Mineral Product Manufacturing excluding Asbestos Parks § 165-608.03 Performance standards. All uses shall conform to applicable state or federal regulations governing noise and vibration. The Zoning Administrator may require the submission of a copy of data submitted to state or federal agencies pertaining to these performance standards with the required site plan. § 165-608.04 Landscaping. Appropriate landscaping or screening may be required by the Board of Supervisors within any required yard setback area in order to reasonably protect adjacent uses from noise, sight, dust or other adverse impacts. 381 Proposed Changes – EM (Extractive Mining) District Revised May 19, 2023 § 165-608.05 Setback and yard requirements. A. Front setback. (1) All principle and accessory structures shall be set back 75 feet from any road, street or highway right-of-way. (2) Excavations shall be no closer than 100 feet from any road, street or highway right-of-way. The Board of Supervisors may reduce the required front setback for excavation to 50 feet if it determines that, through the use of measures, such as landscaping or screening, the effective protection afforded to adjacent properties has not been reduced. B. Side and rear setbacks. All principal and accessory structures shall be set back at least 25 feet from any side or rear property boundary. (1) No structure shall be closer than 100 feet from any property line zoned RA, RP, R4, R5 or MH1. The Board of Supervisors may reduce this required setback to 50 feet if it determines that, through the use of measures, such as landscaping or screening, the effective protection afforded to adjacent properties has not been reduced. (2) Excavations shall be no closer than 100 feet from any property zoned RA, RP, R4, R5 or MH1. No excavation shall be located closer than 200 feet from any dwelling or platted residential subdivision. (3) All crushing or screening machinery shall be set back at least 300 feet from any property boundary. If such equipment is fully enclosed within a building which maintains the effective protection afforded adjacent properties, the Board of Supervisors may reduce this yard requirement to a minimum of 200 feet. § 165-608.06 Height limitations. The maximum structure height shall be 45 feet. The Board of Supervisors may waive the forty-five-foot height limitation, provided that it will not negatively impact adjacent uses. In order to consider the waiver, the applicant must submit all information and adhere to requirements specified by § 165-204.28. In no case shall any structure exceed 200 feet in height. § 165-608.07 Additional requirements. All uses in the EM District must conform with all state, federal and local regulations. All mining operators shall submit to the Zoning Administrator a copy of the operations plan required by state agencies with the required site plan. 382 Part 608 EM Extractive Manufacturing District [Amended 5-19-2023] § 165-608.01 Intent. The intent of the Extractive Manufacturing District is to provide for mining and related industries, all of which rely on the extraction of natural resources. Provisions and performance standards are provided to protect surrounding uses from adverse impacts. It is also the intent of this Part 608 to avoid the encroachment of incompatible uses on the borders of the EM District. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses §165-608.02 Permitted uses. The following uses shall be allowed permitted: Farming, Agriculture, Orchards, Nurseries, Horticulture, Dairying, and Forestry Public Utilities Oil and Natural Gas Extraction. No Refining is allowed Mining (except Oil and Gas) Metal Ore Mining Stone and Dimension Stone Mining and Quarrying Crushed and Broken Limestone, Granite, and Other Stone Mining and Quarrying Sand, Gravel, Clay, and Ceramic and Refractory Minerals Mining and Quarring Construction Sand Mining Kaolin, Clay, and Ceramic Mineral Mining and Quarrying Support Activities for Mining excluding Drilling Oil & Gas Wells Nonmetallic Mineral Product Manufacturing excluding Asbestos Parks A.Surface or subsurface mining of rock, metal and nonmetallic ores. B.Oil and natural gas extraction and/or pumping, including storage of production produced on the site. No refining is allowed. C.Sand and gravel mining and processing. D.Crushed stone operations. 383 E. Manufacture and processing of cement, lime and gypsum. F. Asphalt and concrete mixing plants. G. Brick, block and precast concrete products. H. Farming, agriculture, orchards, nurseries, horticulture, dairying and forestry. I. Accessory uses. J. Business signs. [Amended 2-13-2008] K. Public utilities. [Amended 1-8-2020] L. Signs allowed in § 165-201.06B. [Added 2-13-2008] M. Freestanding building entrance signs. [Added 2-13-2008] § 165-608.03 Performance standards. All uses shall conform to applicable state or federal regulations governing noise and vibration. The Zoning Administrator may require the submission of a copy of data submitted to state or federal agencies pertaining to these performance standards with the required site plan. § 165-608.04 Landscaping. [Amended 9-26-2012] Appropriate landscaping or screening may be required by the Board of Supervisors within any required yard setback area in order to reasonably protect adjacent uses from noise, sight, dust or other adverse impacts. § 165-608.05 Setback and yard requirements. A. Front setback. (1) All principle and accessory structures shall be set back 75 feet from any road, street or highway right-of- way. (2) Excavations shall be no closer than 100 feet from any road, street or highway right-of-way. The Board of Supervisors may reduce the required front setback for excavation to 50 feet if it determines that, through the use of measures, such as landscaping or screening, the effective protection afforded to adjacent properties has not been reduced. [Amended 11-14-2012] B. Side and rear setbacks. All principal and accessory structures shall be set back at least 25 feet from any side or rear property boundary. [Amended 11-14-2012] (1) No structure shall be closer than 100 feet from any property line zoned RA, RP, R4, R5 or MH1. The Board of Supervisors may reduce this required setback to 50 feet if it determines that, through the use of measures, such as landscaping or screening, the effective protection afforded to adjacent properties has not been reduced. (2) Excavations shall be no closer than 100 feet from any property zoned RA, RP, R4, R5 or MH1. No excavation shall be located closer than 200 feet from any dwelling or platted residential subdivision. (3) All crushing or screening machinery shall be set back at least 300 feet from any property boundary. If such equipment is fully enclosed within a building which maintains the effective protection afforded adjacent properties, the Board of Supervisors may reduce this yard requirement to a minimum of 200 feet. 384 § 165-608.06 Height limitations. [Amended 11-13-2013] The maximum structure height shall be 45 feet. The Board of Supervisors may waive the forty-five-foot height limitation, provided that it will not negatively impact adjacent uses. In order to consider the waiver, the applicant must submit all information and adhere to requirements specified by § 165-204.28. In no case shall any structure exceed 200 feet in height. § 165-608.07 Additional requirements. All uses in the EM District must conform with all state, federal and local regulations. All mining operators shall submit to the Zoning Administrator a copy of the operations plan required by state agencies with the required site plan. 385 Proposed Changes – HE (Higher Education) District Revised May 31, 2023 Part 609 HE (Higher Education) District [Amended 5-31-2023] §165-609.01 Intent. The HE Higher Education District is intended to permit institutions of higher education in appropriate areas. It is intended that uses in this district be properly separated from different uses in adjoining districts. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses. §165-609.02 Permitted uses. Structures to be erected or land to be used shall be for one or more of the following uses: Permitted Uses Colleges, Universities, and Professional Schools Public Utilities excluding Energy-Generating Facilities Wired and Wireless Telecommunication Carriers (excluding Satellite) Food and Beverage Retailers excluding Fruit and Vegetable Stands and Vending Machine Operators Food Services and Drinking Places excluding Mobile Food Services Health and Personal Care Retailers Miscellaneous Retailers limited to Bookstores Hotel and Motels, including Rooming and Boarding Houses, and Dormitories; excluding Workers Camps Coin Operated Laundries, Drycleaners, and Linen Supplies Personal Care Services Photocopying and duplicating services Physical fitness facilities Civic and Social Organizations Adult day-care centers Child day-care services Places of Religious Worship Wellness Centers (as defined) 386 Proposed Changes – HE (Higher Education) District Revised May 31, 2023 Parks Postal Services §165-609.03 Yard and design requirements. A.Structures shall be located 50 feet from any primary or arterial highway and 35 feet from any collector or minor street. B.The minimum side yard for all structures shall be 15 feet. An additional foot from the side yard boundary shall be added to the minimum side yard setback for every foot that the height of the structure exceeds 45 feet when the adjacent use is single-family residences. C.The minimum rear yard for all structures shall be 25 feet. An additional foot from the rear yard boundary shall be added to the minimum rear yard setback for every foot that the height of the structure exceeds 45 feet when the adjacent use is single-family residences. D.There shall be no minimum lot size or minimum lot width or depth. E.Maximum floor area to lot area ratio (FAR) shall be 2.0. F.Minimum landscaped area (percentage of lot area) shall be 25%. §165-609.04 Buffers and screening. A.The Zoning Administrator may require buffers, as defined in § 165-203.02A of this chapter, on lots which abut land in any residential district or land in other zoning districts which are predominantly residential in nature. The size and content of the buffers shall be based on the amount of separation needed. B.The Zoning Administrator may require landscaped screens or full landscaping, as defined by § 165- 203.02B of this chapter, to separate uses in this district from adjoining residential uses and to achieve the intentions of this chapter. §165-609.05 Height limitations. The maximum structure height shall be 45 feet. The Board of Supervisors may waive the forty-five-foot height limitation, provided that it will not negatively impact adjacent residential uses. In considering the height waiver, the Board of Supervisors may require architectural renderings that demonstrate potential impacts on adjacent residential uses. In no case shall any structure exceed 75 feet in height. 387 Part 609 HE (Higher Education) District [Amended 5-19-2023] §165-609.01 Intent. The HE Higher Education District is intended to permit institutions of higher education in appropriate areas. It is intended that uses in this district be properly separated from different uses in adjoining districts. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. §165-609.02 Permitted uses. Structures to be erected or land to be used shall be for one or more of the following uses: Colleges, Universities, and Professional Schools Public Utilities excluding Energy-Generating Facilities. Wired and Wireless Telecommunication Carriers (excluding Satellite). Food and Beverage Retailers excluding Fruit and Vegetable Stands and Vending Machine Operators Food Services and Drinking Places excluding Mobile Food Services Health and Personal Care Retailers Miscellaneous Retailers limited to Bookstores Hotel and Motels, including Rooming and Boarding Houses, and Dormitories; excluding Workers Camps Coin Operated laundries, Drycleaners, and Linen Supplies Personal Care Services Photocopying and duplicating services Physical fitness facilities Civic and Social Organizations Adult day-care centers Child day-care centers Places of Religious Worship Wellness Centers (as defined) Parks 388 Postal Services A. Institutions of higher education. B. Public utilities excluding energy-generating facilities. [Amended 1-8-2020] C. Accessory uses and structures. D. Off-street parking and loading. E. Business signs. [Amended 2-13-2008] F. Signs allowed in § 165-201.06B. [Added 2-13-2008] G. Freestanding building entrance signs. [Added 2-13-2008] H. Communication facilities and offices, including telephone, telegraph, radio, television and other communications. [Added 12-11-2019] § 165-609.03 Yard and design requirements. [Amended 5-12-2010] A. Structures shall be located 50 feet from any primary or arterial highway and 35 feet from any collector or minor street. B. The minimum side yard for all structures shall be 15 feet. An additional foot from the side yard boundary shall be added to the minimum side yard setback for every foot that the height of the structure exceeds 45 feet when the adjacent use is single-family residences. C. The minimum rear yard for all structures shall be 25 feet. An additional foot from the rear yard boundary shall be added to the minimum rear yard setback for every foot that the height of the structure exceeds 45 feet when the adjacent use is single-family residences. D. There shall be no minimum lot size or minimum lot width or depth. E. Maximum floor area to lot area ratio (FAR) shall be 2.0. F. Minimum landscaped area (percentage of lot area) shall be 25%. § 165-609.04 Buffers and screening. [Amended 5-12-2010; 9-26-2012] A. The Zoning Administrator may require buffers, as defined in § 165-203.02A of this chapter, on lots which abut land in any residential district or land in other zoning districts which are predominantly residential in nature. The size and content of the buffers shall be based on the amount of separation needed. B. The Zoning Administrator may require landscaped screens or full landscaping, as defined by § 165- 203.02B of this chapter, to separate uses in this district from adjoining residential uses and to achieve the intentions of this chapter. § 165-609.05 Height limitations. [Amended 5-12-2010] The maximum structure height shall be 45 feet. The Board of Supervisors may waive the forty-five-foot 389 height limitation, provided that it will not negatively impact adjacent residential uses. In considering the height waiver, the Board of Supervisors may require architectural renderings that demonstrate potential impacts on adjacent residential uses. In no case shall any structure exceed 75 feet in height. 390 Proposed Changes – MS District Revised August 21, 2023 Part 504 MS (Medical Support) District [Amended 8-21-2023] §165-504.01 Intent. The MS (Medical Support) District is intended to provide for areas to support hospitals, medical centers, medical offices, clinics, and schools of medicine. These areas are intended to allow for a variety of support services and related residential land uses to be within close proximity of each other to provide for professional and patient convenience. All land to be contained within the Medical Support District shall be included within a master development plan to ensure that land uses are compatibly mixed, designed in a harmonious fashion, and developed to minimize adverse impacts to adjoining properties. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses. §165-504.02 Permitted uses. A.All land uses shall be developed in accordance with an approved master development plan that meets the criteria in Article VIII of this chapter. B.Structures are to be erected or land used for one or more of the identified uses. Permitted Uses Colleges, Universities, Professional Schools, and Junior Colleges Libraries Pharmaceutical and Medicine Manufacturing Scientific Research and Development Services including Testing Agencies Food and Beverage Retailers excluding Fruit and Vegetable Stands and Vending Machine Operators Food Services and Drinking Places excluding Mobile Food Services Health and Personal Care Retailers Miscellaneous Retailers limited to Bookstores, News Stands/Dealers, Stationary Stores, Gift Shops, Florists, and Uniform Stores Finance and Insurance, Holding, and Office of Real Estate Hotel and Motels, including Rooming and Boarding Houses, and Dormitories; excluding Workers Camps Coin Operated Laundries, Drycleaners, and Linen Supplies Personal Care Services Photocopying and duplicating services 391 Proposed Changes – MS District Revised August 21, 2023 Medical equipment rental and leasing Data entry, data processing, data verification, and optical scanning data services Product sterilization services Electronic & Precision Equipment Repair and Maintenance Physical fitness facilities Civic and Social Organizations Ambulatory Health Care Services, Hospitals, Nursing and Residential Care Facilities Adult day-care centers Child day-care services Public buildings, including Social Service Offices Pharmaceutical Machinery Manufacturing Medical Equipment and Supplies Manufacturing Medical, Dental, and Hospital Equipment Merchant Wholesalers Ophthalmic Goods Merchant Wholesaler Drugs & Druggists’ Sundries Merchant Wholesalers Dormitories, Medical and Allied Health (as defined) Halfway House (as defined) Treatment Home (as defined) Family Care Home (as defined) Group Home (as defined) Protected Populations Home (as defined) Places of Religious Worship Fire Protection Conference/Event Centers (as defined) Fleet Maintenance Facility 392 Proposed Changes – MS District Revised August 21, 2023 On-site Utility Systems (as defined Telecommunications Towers and Facilities (as defined) Warehousing, Medical and Allied Health Services (as defined) Wellness Centers (as defined) (a)Residential care facilities may consist of any of the following residential structures: single-family small lot, duplex, multiplex, atrium house or garden apartments. (b)Residential care facilities may include home occupations (as defined). (c)Residential care facilities must conform to the following performance standards: [1]Maximum residential density shall not exceed 10 units per acre, provided the following: [a]Single-family detached and single-family attached residential structures having individual access shall have an average lot area of 3,000 square feet per dwelling unit. [b]All other residential land uses shall provide a minimum of 1,000 square feet of average lot area per bedroom. [2]The residential care facilities must consist of residential units which provide all of the following for its residents: independent-living facilities, congregate-care assisted-living facilities, and nursing home care. [3]Occupancy of the dwelling units is restricted to older persons [as such term is used in the definition of "housing for older persons" in § 36-96.7 of the code of Virginia (1950, as amended)], with the following exceptions: [a]The spouse of a resident, regardless of age; and [b]The child of a resident, provided that the child requires convalescent care, regardless of the age of the child; and [c]Resident staff necessary for operation of the facility are also allowed to live on site. [4]The communities may provide ancillary services and facilities, such as, but not limited to, transportation, a common dining room and kitchen, recreation area, meeting or activity rooms, library, chapel, convenience commercial area, or other services and facilities for the enjoyment, service or care of the residents. Such facilities must be conveniently located in relation to the remainder of the development, particularly the dwelling units; they must not be externally advertised. The Board of Supervisors may restrict their use to residents and staff only. §165-504.03 District area, floor-to-area ratios and residential gross densities. A.All parcels that are zoned MS (Medical Support) District shall contain a minimum of 20 acres. These parcels shall be required to receive approval of a master development plan which meets all applicable requirements of Article VIII of this chapter. B.Parcels that are less than 20 acres in size that are contiguous to a master-planned MS (Medical Support) 393 Proposed Changes – MS District Revised August 21, 2023 District development, including those parcels that are directly across public rights-of-way to a master- planned MS (Medical Support) District development, may be rezoned to the MS District. C.The Board of Supervisors may provide for the administrative approval of a parcel subdivision which fronts on private street systems during the master development plan review process. D.Hospitals, office buildings, conference/events centers, wellness centers, and all land use permitted under §165-504.02B, Educational support services, shall be allowed to develop a maximum floor-to-area ratio (FAR) of two. The maximum FAR shall be based on the total site area for a master-planned MS (Medical Support) District development that is to be developed as one parcel, or for the total site area of individual parcels in the development that are subdivided for development purposes. E.All permitted land uses other than those described in § 165-504.03B providing support services to this district shall be allowed to develop a maximum floor-to-area ratio (FAR) of one. The maximum FAR shall be determined as described in § 165-504.03D. F.The overall gross densities for permitted land uses identified in § 165-504.02B shall be calculated as described under this subsection: (1)Single-family detached and single-family attached residential structures having individual access may have a minimum lot size or average lot area of 3,000 square feet per dwelling unit. (2)All other related residential land uses shall provide a minimum of 1,000 square feet of lot size or average lot area per bedroom. §165-504.04 Access regulations. A.All land uses permitted in this Part 504 shall be served by street systems that are constructed to the geometric design standards for urban collector streets and urban local streets. Such street systems may be private or may be dedicated to Frederick County for eventual acceptance into the state secondary road system. B.Parcels that contain portions of collector street systems that are intended to continue through to other parcels to meet the intent of the Frederick County Comprehensive Policy Plan shall be built to applicable state secondary road standards and shall be dedicated to Frederick County for eventual acceptance into the state secondary road system. C.Commercial entrances for permitted support services and entrances for related residential developments on urban collector streets shall have a minimum spacing requirement of 250 feet or minimum VDOT spacing, whichever is greater, between entrances. D.Commercial entrances for permitted support services and entrances for related residential developments shall have a minimum spacing requirement satisfying VDOT spacing standards, , from street intersections to provide for adequate vehicle stacking. E.Driveways serving individual related residential land uses shall only be permitted along urban local streets. F.All permitted land uses shall be designed to provide for internal traffic circulation and interparcel connectors to adjoining land uses to provide for access between uses without entering onto urban collector streets. The Zoning Administrator may grant a waiver to this requirement if topographic constraints or land use conflicts prevent interparcel connectivity or make it undesirable. 394 Proposed Changes – MS District Revised August 21, 2023 §165-504.05 Structure and parking lot setback regulations. A.All permitted educational, research, professional, commercial, and other related support services shall have a minimum front yard setback of 50 feet from any urban collector street and a minimum front yard setback of 35 feet from any urban local street. B.All permitted related residential uses and continuing care retirement communities shall have a minimum front yard setback of 25 feet from any public urban local street and a front yard setback of 20 feet from any private urban local road. On residential units utilizing a rear alley for access, the setback off of a private road may be reduced by 10 feet, provided there are not driveways on the private road to the residential unit. Structural front yard setbacks from private roads shall be measured from the edge of the access easement. C.Residential housing units within a continuing-care retirement community, to include single-family small lot, duplex and multiplex, shall have a minimum building spacing of 10 feet between units and no building can be within 50 feet of the perimeter boundary of the development, provided that all requirements of § 165-504.07 have been satisfied. D.All permitted support services and related residential land uses other than those described in § 165- 504.05C are not proposed to have minimum side or rear yard setbacks. Individual parcels which are designed to have structures placed on a side or rear property line shall be provided with a maintenance easement on the adjoining parcel that is a minimum of 10 feet in width. E.Parking lots shall be set back a minimum of 20 feet from urban collector streets and shall be set back a minimum of 10 feet from urban local streets to provide for safe ingress and egress into developed parcels. F.Parking lots located between the urban collector street and the building front shall be developed to include an earth berm or natural topography that is a minimum of three feet in height above the finished grade developed at a slope of 3:1. Evergreen shrubbery that is a minimum of two feet in height at the time of planting shall be provided along the apex of the berm at a rate of 25 plantings per 100 linear feet. This element shall begin at the street right-of-way and end at the beginning of the parking lot. Parking lots located between the urban local street and the building front shall be developed to the standards set forth in § 165-202.01 of this chapter. G.Parcels which are designed to have parking lots located behind the building may have a reduced front yard setback of 20 feet from any urban collector street and 15 feet from any urban local street. §165-504.06 Height regulations. A.The maximum structural height for hospitals, office buildings, and all land use permitted under § 165- 504.02B, shall be 90 feet. B.The maximum structural height for residential care facilities, nursing and personal care facilities, dormitories, garden apartments and automobile parking structures shall be 70 feet. C.The maximum structural height for all other land uses permitted in this Part 504 shall be 35 feet. D.Structural setbacks for all land uses permitted under § 165-504.06A and 165-504.06B shall be increased one foot for every foot that the structure exceeds 35 feet in height. The increased structural setback shall be measured as follows: (1)From the minimum front yard setback established along urban collector streets and urban local streets for a master-planned MS (Medical Support) District development that is to be developed as one parcel, or from the minimum front, side, and rear yards of individual parcels that are 395 Proposed Changes – MS District Revised August 21, 2023 subdivided for development purposes. (2)From any required buffer area for a master-planned MS (Medical Support) District that is to be developed as one parcel, or for individual parcels that are subdivided for development purposes. (3)From the minimum building separation distance established between residential and nonresidential land uses. E.A clear zone void of structures, signage, vegetation, and berms shall be established in areas determined by the Fire Marshal to ensure appropriate emergency access for all land uses permitted under § 165- 504.06A and 165-504.06B. These identified areas shall begin at a distance of 25 feet from the structure and shall have a minimum width of 20 feet. An easement shall be obtained on adjoining properties to establish required clear zone areas if they cannot be provided on the individual lot proposed for development. §165-504.07 Open space, landscaped area, and buffer and screening regulations. A.The minimum open space percentage for the MS (Medical Support) District shall include: (1)Twenty percent of the overall gross area of a master-planned MS (Medical Support) District that is to be developed as one parcel. (2)Twenty-five percent of the total site area of individual parcels that are subdivided for support services and 30% of the total site area of individual parcels that are subdivided for related residential land uses. B.All open space areas shall be landscaped to provide for a grass cover and vegetative elements as required under § 165-202.01D(13), regarding parking lot landscaping, and § 165-203.02, Buffer and screening requirements, of this chapter. Minimum standards for required vegetative elements include two-inch caliper trees and three-foot shrubs at the time of planting. Stormwater management facilities and landscaped parking lot raised islands shall be permitted to be calculated as part of the overall open space percentage. C.Buffer and screening requirements for the MS (Medical Support) District shall include: (1)Master development planned area that is to be developed as one parcel. (a)A fifty-foot perimeter buffer from all adjoining parcels. The first 25 feet of this buffer area, measured from the adjoining property line, shall provide vegetative plantings, including a single row of evergreen trees on ten-foot centers that are a minimum of four feet at the time of planting, and a single row of deciduous trees spaced 30 feet apart that have a minimum two- inch caliper at the time of planting. An earth berm that is four feet in height and constructed on a slope of 3:1 shall be provided in addition to the vegetative plantings if the primary use of the adjoining property is residential. Parking and maneuvering areas may be established within the remainder of the buffer area, provided that all requirements of § 165-202.01D(13), regarding parking lot landscaping, are met. (b)A fifty-foot internal separation buffer between all support service land uses and related residential land uses meeting the vegetative planting and earth berm requirements specified in §165-504.07C(1)(a) of this Part 504. (c)An internal residential separation buffer between detached, semi-detached, and all other related residential land uses containing a twenty-five-foot buffer with a single row of evergreen trees on ten-foot centers that are a minimum of four feet at the time of planting. 396 Proposed Changes – MS District Revised August 21, 2023 (d)Continuing-care retirement communities (as defined) shall be exempt from internal separation and internal residential separation buffers. (2)Master development planned area that is to be developed as individual parcels. (a)Buffer and screening requirements between all land uses which are not contained within the same categories identified in § 165-504.02B of this Part 504. (b)All land uses required to provide buffers and screening internal to the MS (Medical Support) District shall meet the requirements of a B Category buffer as described in § 165-203.02 of this chapter; as well as all other applicable provisions of this section. (3)All parcels within the MS (Medical Support) District which adjoin parcels that are utilized for agricultural activities shall provide the following buffers: (a)A one-hundred-foot buffer adjacent to a parcel whose primary use is agriculture. Agricultural land use shall be considered to be any parcel zoned RA (Rural Areas) District whose primary use is not residential or orchard. A twenty-foot landscaped easement, measured from the adjoining property line, shall be provided which contains a single row of evergreen trees on ten-foot centers that are a minimum of four feet at the time of planting and an earth berm that is three feet in height and constructed on a slope of 3:1. Parking and maneuvering areas may be established within the remainder of the buffer area, provided that all requirements of § 165- 202.01D(13), regarding parking lot landscaping, are met. (b)A two-hundred-foot buffer adjacent to a parcel whose primary use is orchard. A forty-foot landscaped easement, measured from the adjoining property line, shall be provided which contains a double row of evergreen trees on ten-foot centers that are a minimum of four feet at the time of planting and an earth berm that is six feet in height and constructed on a slope of 3:1. Parking and maneuvering areas may be established within the remainder of the buffer area, provided that all requirements of § 165-202.01D(13), regarding parking lot landscaping, are met. (4)A road efficiency buffer meeting the requirements § 165-203.02E of this chapter shall be provided for all related residential land uses permitted in § 165-504.02B(5) of this Part 504. 397 Proposed Changes – MS District Revised August 21, 2023 Part 504 MS (Medical Support) District [Amended 8-21-2023] §165-504.01 Intent. The MS (Medical Support) District is intended to provide for areas to support hospitals, medical centers, medical offices, clinics, and schools of medicine. These areas are intended to allow for a variety of support services and related residential land uses to be within close proximity of each other to provide for professional and patient convenience. All land to be contained within the Medical Support District shall be included within a master development plan to ensure that land uses are compatibly mixed, designed in a harmonious fashion, and developed to minimize adverse impacts to adjoining properties. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses. §165-504.02 Permitted uses. A.All land uses shall be developed in accordance with an approved master development plan that meets the criteria in Article VIII of this chapter. B.Structures are to be erected or land used for one or more of the identified uses. The permitted uses are identified by Standard Industrial Classification. All uses described by Standard Industrial Classification are allowed only if the major group, industry group number, or industry number general group titles are used. (1)Educational support services: Allowed UsesPermitted Uses Colleges, Uuniversities, Pprofessional schools, and Jjunior Ccolleges Standard Industrial Classification (SIC) 822 Libraries 823 Nursing schools, practical 8249 (2)Research support services: Allowed Uses Standard Industrial Classification (SIC) Pharmaceutical and Medicine Manufacturing Research and development facilities for Drugs 283 Scientific Research and Development Services including Testing Agencies Commercial physical and biological research 8731 Noncommercial research and organizations 8733 Testing Laboratories 8734 398 (3)Professional and commercial support services. Allowed Uses Standard Industrial Classification (SIC) Food Services and Drinking Places excluding Mobile Food Services Convenience stores 5411 Food and Beverage Retailers excluding Fruit and Vegetable Stands and Vending Machine Operators Retail bakeries 546 Coffee Stores, health food stores and vitamin stores 5499 Health and Personal Care Retailers Retail uniform stores 5699 Eating places 5812 Drug stores and proprietary stores 591 Miscellaneous Retailers limited to Bookstores, News Stand/Dealers, Stationary Stores, Gift Shops, Florists, and Uniform Stores 5942 Stationary stores 5943 Gift shops, greeting card shops, and balloon shops 5947 Florists 5992 New dealers and news stands 5994 Optical goods stores 5995 Orthopedic and artificial limb stores 5999 Finance and Insurance, Holding, and Offices of Real Estate Commercial banks [Added 7-23-2008] 602 Credit unions [Added 7-23-2008] 606 Life insurance offices 6311 Accident and health insurance offices 6321 Hospital and medical service plans office 6324 Pension, health and welfare funds offices 6371 399 Insurance agency, brokers and service offices1 6411 Real estate agents and managers offices 6531 Holding offices 671 Hotels and Mmotels, including Rooming and Boarding Houses, and Dormitories; excluding Workers Camps 701 Organizational hotels and lodging houses 704 Coin Operated Laundries, Drycleaners, and Linen Supplies Garment pressing and agents for laundries and dry cleaners 7212 Linen supplies 7213 Personal Care Services Beauty Shops 7231 Barbershops 7241 Photocopying and duplicating services 7334 Medical equipment rental and leasing 7352 Data entry, data processing, data verification, and optical scanning data services 7374 Product Ssterilization Sservices 7389 Electronic & Precision Equipment Repair and Maintenance Hearing aid repair and medical equipment repair, electrical 7629 Dental instrument repair, laboratory instrument repair, medical equipment repair except electric microscope repair, optical instrument repair, scientific instrument repair, except electric, and surgical instrument repair 7699 Physical fitness facilities 7991 Civic and Social Organizations Membership sports and recreation clubs 7997 Ambulatory Health Care Services, Hospitals, Nursing and Residential Care Facilities Offices and clinics of doctors and dentists 801-804 Hospitals 806 Medical laboratories 8071 Dental laboratories 8072 1 Editor’s Note: The entry providing for operators of nonresidential buildings, which immediately followed this entry, was repealed 7-23-2008 400 Miscellaneous health and allied services 809 Adult day-care centers [Added 7-23-2008] 8322 Child day-care services 8351 Public Bbuildings, including the following Social Service Offices Social services offices Free medical clinics (4)Manufacturing and wholesaling support services: Allowed Uses Standard Industrial Classification (SIC) Pharmaceutical Mmachinery Manufacturing 3559 Medical Equipment and Supplies Manufacturing Surgical, medical, and dental instruments and supplies 384 Ophthalmic goods 385 Medical, Ddental, and Hhospital Eequipment and supplies Merchant Wholesalers 5047 Ophthalmic Ggoods Merchant Wholesalers 5048 Laboratory equipment, except medical and dental 5049 Drugs, drug proprietaries, and Ddruggist Ssundries Merchant Wholesalers 512 (a)All permitted manufacturing and wholesaling support services shall meet the flex-tech performance standards as identified in § 165-204.06C of this chapter. (b)All outdoor lighting fixtures designed to illuminate parking lots, loading bay areas, maneuvering areas, staging areas, and outdoor storage areas shall be shielded to direct light downward. (5)Related residential uses to support hospitals, medical centers, medical offices, clinics and schools of medicine: [Amended 7-23-2008] Allowed Uses Standard Industrial Classification (SIC) Operators of apartment buildings 6513 401 Operators of dwellings other than apartment buildings 6514 Dormitories, commercially operated 7021 Nursing and personal care facilities 805 Residential care facilities 836 Dormitories, Mmedical and Aallied Hhealth (As defined) Halfway Hhouse (As defined) Treatment Hhome [Amended 6-13-201222] (As defined) Family Ccare Hhome (As defined) Group Hhome (As defined) Protected Ppopulation Hhome (As defined) (6)Other related uses: Allowed Uses Standard Industrial Classification (SIC) Ambulance service, road and vanpool operations 4119 Ambulance service, air 4522 Automobile parking 7521 Places of Religious Worship Churches 8661 Fire Pprotection 9224 Conference/Eevents Ccenter (As defined) Fleet Mmaintenance Ffacility, Mmedical and Aallied Hhealth (As defined) On-site Uutility Ssystems (As defined) Telecommunications Ttowers and Ffacilities (As defined) Warehousing, Mmedical and Aallied Hhealth Sservices (As defined) Wellness Ccenters (As defined) 2 Editor’s Note: This ordinance also repealed “drug treatment home,” which immediately followed this use. 402 (7)Continuing-care retirement communities. [Added 7-23-2008] Allowed Uses Standard Industrial Classification (SIC) Operators of apartment buildings 6513 Operators of dwellings other than apartment buildings 6514 Nursing and personal care facilities 805 Residential care facilities 836 (a)Residential care facilities Independent-living facilities (as defined) may consist of any of the following residential structures: single-family small lot, duplex, multiplex, atrium house or garden apartments. (b)Residential care facilities may include hHome occupations (as defined). (c)Continuing-care retirement communities (as defined) Residential care facilities must conform to the following performance standards: [1]All continuing-care retirement communities must be within a two-mile radius from the center of the Route 37 Medical Center Interchange. [21]Maximum residential density shall not exceed 10 units per acre, provided the following: [a]Single-family detached and single-family attached residential structures having individual access shall have an average lot area of 3,000 square feet per dwelling unit. [b]All other residential land uses shall provide a minimum of 1,000 square feet of average lot area per bedroom. [32]The continuing-care retirement community residential care community must consist of residential units which provide all of the following for its residents: independent-living facilities, congregate-care assisted-living facilities, and nursing home care. [43]Occupancy of the dwelling units is restricted to older persons [as such term is used in the definition of "housing for older persons" in § 36-96.7 of the code of Virginia (1950, as amended)], with the following exceptions: [a]The spouse of a resident, regardless of age; and [b]The child of a resident, provided that the child requires convalescent care, regardless of the age of the child; and [c]Resident staff necessary for operation of the facility are also allowed to live on site. [54]The communities may provide ancillary services and facilities, such as, but not limited to, transportation, a common dining room and kitchen, recreation area, meeting or activity rooms, library, chapel, convenience commercial area, or other services and facilities for the enjoyment, service or care 403 of the residents. Such facilities must be conveniently located in relation to the remainder of the development, particularly the dwelling units; they must not be externally advertised. The Board of Supervisors may restrict their use to residents and staff only. §165-504.03 District area, floor-to-area ratios and residential gross densities. A.All parcels that are zoned MS (Medical Support) District shall contain a minimum of 20 acres. These parcels shall be required to receive approval of a master development plan which meets all applicable requirements of Article VIII of this chapter. B.Parcels that are less than 20 acres in size that are contiguous to a master-planned MS (Medical Support) District development, including those parcels that are directly across public rights-of-way to a master- planned MS (Medical Support) District development, may be rezoned to the MS District. C.The Board of Supervisors may provide for the administrative approval of a parcel subdivision which fronts on private street systems during the master development plan review process. [Amended 7-23- 2008; 3-13-2013] D.Hospitals, office buildings, conference/events centers, wellness centers, and all land use permitted under §165-504.02B(1), Educational support services, shall be allowed to develop a maximum floor-to-area ratio (FAR) of two. The maximum FAR shall be based on the total site area for a master-planned MS (Medical Support) District development that is to be developed as one parcel, or for the total site area of individual parcels in the development that are subdivided for development purposes. [Amended 7-23- 2008] E.All permitted land uses other than those described in § 165-504.03BD providing support services to this district shall be allowed to develop a maximum floor-to-area ratio (FAR) of one. The maximum FAR shall be determined as described in § 165-504.03D. F.The overall gross densities for permitted land uses identified in § 165-504.02B(5) shall be calculated as described under this subsection: [Amended 7-23-2008] (1)Single-family detached and single-family attached residential structures having individual access may have a minimum lot size or average lot area of 3,000 square feet per dwelling unit. (2)All other related residential land uses shall provide a minimum of 1,000 square feet of lot size or average lot area per bedroom. §165-504.04 Access regulations. A.All land uses permitted in this Part 504 shall be served by street systems that are constructed to the geometric design standards for urban collector streets and urban local streets. Such street systems may be private or may be dedicated to Frederick County for eventual acceptance into the state secondary road system. B.Parcels that contain portions of collector street systems that are intended to continue through to other parcels to meet the intent of the Frederick County Comprehensive Policy Plan shall be built to applicable state secondary road standards and shall be dedicated to Frederick County for eventual acceptance into the state secondary road system. C.Commercial entrances for permitted support services and entrances for related residential developments on urban collector streets shall have a minimum spacing requirement of 250 feet or minimum VDOT spacing, whichever is greater, between entrances. [Amended 7-23-2008] D.Commercial entrances for permitted support services and entrances for related residential developments shall have a minimum spacing requirement of 150 feet or minimum satisfying VDOT spacing standards, 404 whichever is greater, from street intersections to provide for adequate vehicle stacking. [Amended 7-23- 2008] E. Driveways serving individual related residential land uses shall only be permitted along urban local streets. F. All permitted land uses shall be designed to provide for internal traffic circulation and interparcel connectors to adjoining land uses to provide for access between uses without entering onto urban collector streets. The Zoning Administrator may grant a waiver to this requirement if topographic constraints or land use conflicts prevent interparcel connectivity or make it undesirable. [Amended 7- 23-2008; 9-26-2012] § 165-504.05 Structure and parking lot setback regulations. A. All permitted educational, research, professional, commercial, and other related support services shall have a minimum front yard setback of 50 feet from any urban collector street and a minimum front yard setback of 35 feet from any urban local street. B. All permitted related residential uses and continuing care retirement communities shall have a minimum front yard setback of 25 feet from any public urban local street and a front yard setback of 20 feet from any private urban local road. On residential units utilizing a rear alley for access, the setback off of a private road may be reduced by 10 feet, provided there are not driveways on the private road to the residential unit. Structural front yard setbacks from private roads shall be measured from the edge of the access easement. [Amended 7-23-2008] C. Residential housing units within a continuing-care retirement community, to include single-family small lot, duplex and multiplex, shall have a minimum building spacing of 10 feet between units and no building can be within 50 feet of the perimeter boundary of the development, provided that all requirements of § 165-504.07 have been satisfied. [Added 7-23-2008] D. All permitted support services and related residential land uses other than those described in § 165- 504.05C are not proposed to have minimum side or rear yard setbacks. Individual parcels which are designed to have structures placed on a side or rear property line shall be provided with a maintenance easement on the adjoining parcel that is a minimum of 10 feet in width. [Amended 7-23-2008] E. Parking lots shall be set back a minimum of 20 feet from urban collector streets and shall be set back a minimum of 10 feet from urban local streets to provide for safe ingress and egress into developed parcels. F. Parking lots located between the urban collector street and the building front shall be developed to include an earth berm or natural topography that is a minimum of three feet in height above the finished grade developed at a slope of 3:1. Evergreen shrubbery that is a minimum of two feet in height at the time of planting shall be provided along the apex of the berm at a rate of 25 plantings per 100 linear feet. This element shall begin at the street right-of-way and end at the beginning of the parking lot. Parking lots located between the urban local street and the building front shall be developed to the standards set forth in § 165-202.01 of this chapter. G. Parcels which are designed to have parking lots located behind the building may have a reduced front yard setback of 20 feet from any urban collector street and 15 feet from any urban local street. [Amended 7-23-2008] § 165-504.06 Height regulations. A. The maximum structural height for hospitals, office buildings, and all land use permitted under § 165- 504.02B(1), Educational support services, shall be 90 feet. 405 B.The maximum structural height for residential care facilities, nursing and personal care facilities, dormitories, garden apartments and automobile parking structures shall be 70 feet. [Amended 7-23- 2008] C.The maximum structural height for all other land uses permitted in this Part 504 shall be 35 feet. D.Structural setbacks for all land uses permitted under § 165-504.06A and 165-504.06B shall be increased one foot for every foot that the structure exceeds 35 feet in height. The increased structural setback shall be measured as follows: (1)From the minimum front yard setback established along urban collector streets and urban local streets for a master-planned MS (Medical Support) District development that is to be developed as one parcel, or from the minimum front, side, and rear yards of individual parcels that are subdivided for development purposes. [Amended 7-23-2008] (2)From any required buffer area for a master-planned MS (Medical Support) District that is to be developed as one parcel, or for individual parcels that are subdivided for development purposes. (3)From the minimum building separation distance established between residential and nonresidential land uses. E.A clear zone void of structures, signage, vegetation, and berms shall be established in areas determined by the Fire Marshal to ensure appropriate emergency access for all land uses permitted under § 165- 504.06A and 165-504.06B. These identified areas shall begin at a distance of 25 feet from the structure and shall have a minimum width of 20 feet. An easement shall be obtained on adjoining properties to establish required clear zone areas if they cannot be provided on the individual lot proposed for development. §165-504.07 Open space, landscaped area, and buffer and screening regulations. A.The minimum open space percentage for the MS (Medical Support) District shall include: (1)Twenty percent of the overall gross area of a master-planned MS (Medical Support) District that is to be developed as one parcel. (2)Twenty-five percent of the total site area of individual parcels that are subdivided for support services and 30% of the total site area of individual parcels that are subdivided for related residential land uses. B.All open space areas shall be landscaped to provide for a grass cover and vegetative elements as required under § 165-202.01D(13), regarding parking lot landscaping, and § 165-203.02, Buffer and screening requirements, of this chapter. Minimum standards for required vegetative elements include two-inch caliper trees and three-foot shrubs at the time of planting. Stormwater management facilities and landscaped parking lot raised islands shall be permitted to be calculated as part of the overall open space percentage. C.Buffer and screening requirements for the MS (Medical Support) District shall include: (1)Master development planned area that is to be developed as one parcel. (a)A fifty-foot perimeter buffer from all adjoining parcels. The first 25 feet of this buffer area, measured from the adjoining property line, shall provide vegetative plantings, including a single row of evergreen trees on ten-foot centers that are a minimum of four feet at the time of planting, and a single row of deciduous trees spaced 30 feet apart that have a minimum two-inch caliper at the time of planting. An earth berm that is four feet in height and constructed on a slope of 3:1 shall be provided in addition to the vegetative plantings if the primary use of the adjoining property is residential. Parking and 406 maneuvering areas may be established within the remainder of the buffer area, provided that all requirements of § 165-202.01D(13), regarding parking lot landscaping, are met. (b)A fifty-foot internal separation buffer between all support service land uses and related residential land uses meeting the vegetative planting and earth berm requirements specified in § 165-504.07C(1)(a) of this Part 504. (c)An internal residential separation buffer between detached, semi-detached, and all other related residential land uses containing a twenty-five-foot buffer with a single row of evergreen trees on ten- foot centers that are a minimum of four feet at the time of planting. (d)Continuing-care retirement communities (as defined) shall be exempt from internal separation and internal residential separation buffers. [Added 7-23-2008] (2)Master development planned area that is to be developed as individual parcels. (a)Buffer and screening requirements between all land uses which are not contained within the same categories identified in § 165-504.02B of this Part 504. (b)All land uses required to provide buffers and screening internal to the MS (Medical Support) District shall meet the requirements of a B Category buffer as described in § 165-203.02 of this chapter; as well as all other applicable provisions of this section. (3)All parcels within the MS (Medical Support) District which adjoin parcels that are utilized for agricultural activities shall provide the following buffers: (a)A one-hundred-foot buffer adjacent to a parcel whose primary use is agriculture. Agricultural land use shall be considered to be any parcel zoned RA (Rural Areas) District whose primary use is not residential or orchard. A twenty-foot landscaped easement, measured from the adjoining property line, shall be provided which contains a single row of evergreen trees on ten-foot centers that are a minimum of four feet at the time of planting and an earth berm that is three feet in height and constructed on a slope of 3:1. Parking and maneuvering areas may be established within the remainder of the buffer area, provided that all requirements of § 165-202.01D(13), regarding parking lot landscaping, are met. (b)A two-hundred-foot buffer adjacent to a parcel whose primary use is orchard. A forty-foot landscaped easement, measured from the adjoining property line, shall be provided which contains a double row of evergreen trees on ten-foot centers that are a minimum of four feet at the time of planting and an earth berm that is six feet in height and constructed on a slope of 3:1. Parking and maneuvering areas may be established within the remainder of the buffer area, provided that all requirements of § 165- 202.01D(13), regarding parking lot landscaping, are met. (4)A road efficiency buffer meeting the requirements § 165-203.02E of this chapter shall be provided for all related residential land uses permitted in § 165-504.02B(5) of this Part 504. §165-504.08 Sign regulations. A.Permitted signage. [Amended 2-13-2008] (1)Business signs. (2)Signs allowed in § 165-201.06B. (3)Multi-tenant complex signs. (4)Freestanding building entrance signs. 407 B.All business signs shall be monument-style signs that are a maximum of 12 feet in height. Business signs shall not exceed 100 square feet in area. C.All wall-mounted signs shall conform to § 165-201.06H(1) of this chapter. [Amended 7-23-2008] D.Sign setbacks shall conform to § 165-201.06E of this chapter, and sign spacing shall conform to § 165- 201.06F of this chapter. [Amended 7-23-2008] E.Directional signs and on-site informational signs shall be set back a minimum of five feet from all urban collector streets, urban local streets, street intersections, and street entrances to provide for safe and adequate sight distance. Directional signs shall not exceed 50 square feet in area, and informational signs shall not exceed 20 square feet in area. Directional signs and informational signs shall be exempt from minimum spacing requirements between business signs and other directional signs. 408 Proposed Changes – SIC Conversion – Other Amendments Revised May 31, 2023 Article I General Provisions; Amendments; and Conditional Use Permits Part 101 General Provisions §165-101.02 Definitions and word usage. General Business Office. A room or building used for conducting the affairs of a business, professional, service, industry, government or other enterprise. Article II Supplementary Use Regulations; Parking; Buffers; and Regulations for Specific Uses Part 204 Additional Regulations for Specific Uses §165-204.05 Electrical, hardware, plumbing and heating equipment business (SIC 506 & 507) §165-204.23 Welding repair (SIC 7692) §165-204.35 Adult Retail Adult retail uses meeting the minimum requirements of this chapter, any conditions imposed by the Board of Supervisors, and with the following minimum conditions: a)Such uses shall be located at least 2,500 feet from the property line of existing adult retail uses, schools, churches, parks, day-care facilities and residential uses and districts. b) Such uses shall not be permitted in shopping centers and/or multi-tenant buildings. c) All merchandise display areas shall be limited to enclosed structures and shall not be visible from the outside. d) Business signs shall not exceed a maximum of 25 square feet. No wall- mounted signs or window displays shall be permitted. Hours of operation shall be limited to between 9:00 a.m. and 11:00 p.m. Article IV Agricultural and Residential Districts Part 401 RA Rural Areas District §165-401.02 Permitted uses. KK. Blacksmith shops (SIC 5431) §165-401.03 Conditional uses. U. Welding repair (SIC 7692) AA. Offices and clinics of doctors of medicine, dentists, and other health practitioners (SIC 801, 802, 803 and 804) Part 402 RP Residential Performance District §165-402.03 Conditional Uses 409 Proposed Changes – SIC Conversion – Other Amendments Revised May 31, 2023 H. Offices and clinics of doctors of medicine, dentists, and other health practitioners (SIC 801, 802, 803 and 804) Article VII Overlay Districts Part 704 IA Interstate Overlay District §165-704.04 Qualifying Criteria [Reserved] A.On property that is delineated on the Official Zoning Map as being part of the Interstate Area Overlay District, the following uses shall be authorized to erect a commercial business sign that complies with the requirements of § 165-704.05 of this Part 704. Such commercial business signs complying with the requirements of § 165-704.05 of this Part 704 shall hereinafter be referred to as "interstate overlay signs." Qualifying Uses Standard Industrial Classification (SIC) Gasoline service stations 5541 Eating and drinking establishments 58 Hotel and lodging establishments 70 B.Qualifying uses specified under § 165-704.04A that are authorized on property through the issuance of a conditional use permit in the RA Rural Areas District may be entitled to erect an interstate overlay sign that is of a greater height and size than is permitted in the underlying zoning district, provided that the property has met the requirements of Article I of this chapter, the business sign complies with the requirements of § 165-704.05 of this Part 704 and the qualifying use is located on property that is delineated on the Official Zoning Map as being part of the Interstate Area Overlay District. 410 82 8381 84 8580 86 8779 90 77 9188 92 93 76 89 94 7574 5655 73 54 72 535251 71 50 70 49 66 48 65 47 6968 64 36 44404241393843 67 37 45 6362 312925 33 342827263032 6160595857 05 06 07 23211816 24 08 201917 22 02 09 10 11 03 12 13 04 14 15 01 35 46 78 §¨¦81 §¨¦81 §¨¦81 §¨¦81 §¨¦66 £¤11 £¤522 £¤522 £¤522 £¤522 £¤50 £¤522 £¤522 £¤50 £¤50 £¤11 ¬«55 ¬«7 ¬«259 ¬«127 ¬«277 ¬«7 ¬«37 ¬«7 ¬«37 FAI R F A X P I K E PAYNE RDWARDENSVILLEPIKEVALLEYPIKEWARM SPRINGS RDR E LIA N C E R D SINGHASS RDCOSTELLODR P A P E R M I L L R DMERRIMANS LNREDLAND RD MILLE R R D SPLEASANTVALLEYRDCARPERS PIKENEWLINSHILLRDGORERDMILL W O O D P I K EHUNTING RIDGE RDG A I N E S B O R O R D WELLTOWN RDFAIRFAX PI K E TASKER RDBURNTCHURCHRD ROUNDHILLRDSILER RDRED O A K R D GOLDS HILL RD M A G I C MOUNTAI NRDDICKS HOLLOW RDCROSSJUNCTI O N RDPOORHOUSE RDEPARKINSMILLRDVICTORY RDWARDENSVILLE GRN TIMBER RIDGE RDINDIANHOLLOWRD S T O N Y H IL L R DNSLEEPYCREEKRDKNOB RDPRINCE FREDERICK DRSULPHUR SPRINGRDMORGANRDMOUNTOLIVERDS TIMBER RIDGE RDGREENWOODRDCHESTNUTGROVERDBL O O M E R Y P I K E BACK MOUNTAIN RDNHAYFIELDRDCEDARGROVERDRIDG E V I E W R D BROOKERDS HAYFIELD RDSHAWNEE DRHEDRICK LNBAKER LNNEWHOPERDMCDONALDRDRITTERRDBRUCET O W N R D MIDDLERDKINGSP A N W A Y EBENEZER CHURCH R D PACKHORSERDNORTHWESTERNPIKE BROOKNEILDR AMHER S T S T J O R D A NSPRI NGSRDMORGANMILLRDCH A P E L R D HOL LOW RDFAIRVIEW RDREST CHURCH RD VALLEYMILLRD AP P L E V A L L E Y R D CARPERSVALLEYRD HUDSONHOLLOWRDFRONT ROYAL PIKEBRYARLY RD D O U BL E C H U R C H R D CHAPEL HILL RD FAIR LNSH A D Y C R E E K R DFLETCHERRD VALLEY PIKEFORTCOLLIERRDLENOIR DRMORRISONS RDCEDAR CREEK GRMAR A N T O M A N O R D R B ETH EL G R A N G E R D SHADY ELM RDMUSE RDH OPEWELLRD INDEP E N D E N CEDRWARRIOR DRWOODS MILL RDWEEMS LN WHITE OAK RDO LDBALTIMORERDFRONTROYALPIKEAIRP O R T R D TOWNRUNLNCOLLINSVILLE RDSIR JOHNS RD MARTINSBURGPIKEGLAIZEORCHARDRD COUG ILLRD GLENDOBBI N R D PARKCENTERDR SHOCKEYSVIL L E R D MEADOW MILLS RDLIGHTRDWHISSENS RIDGE RDMINEBANK RDS A IN T C L A I R R D GUNCLUBRDSENSENYRD NORTHWESTERNPIKE HITES RDCATTAI L R D N F R E D E R I C K P I K E AYLORRDMIDDLE FORK RDCEDAR HILL RD O L D M IDDLERDWHIT E H A L L R D APPLE PIE RIDGE RDBERRYVILLEPIKE WOODBINE RD PARISHVILLE RDGREENSPRINGRDVETERANS RDWRIGHTRDSNOWDENBRIDGEBLVDMACEDONIA CHURCH RD CANTERBU R G R D RIDINGCHAPELRD RT37 SMARLBORO RD GRACE C H U R C H R D JONESRDB RIC K KILN RD PERRY RDCOLE L NWHITACRERDBACK CREEK RDWI N D I N G H I L L R DWOODCHUCK LNHUTTLE RDNPIFERRD SPRINGDALE RDMARPLE RDCARTERS LNVALLEY PIKEBRUSHCREEKRD ARBOR CTMILLWOOD PIKEFLINTRIDGELN SADDLEBACK LNREYNOLDS RDMARTINSBURGPIKEOATES RDGERMANY RDCEDARCREEKGRMCGHEERDGLENGARY RDBOUNDARY AVEBELLE VIEW LNSTEPHENSONRD YARDMASTER CT JOHN DEERE CTBUFFALOMARSHRDOLDCHARLESTOWNRD LAU R E L G R O V E R D HUNTINGRIDGERDGARDNERSRDCHAPEL LN FI S H E L R D MICHAEL DRVAUCL U S E R DS PIFER RDBRANSON S P R I N G R D CALDWELLLNSTARTANNERYRDPASSAGE LNWISE MILL L N BURNTFACTORYRDMCCU N E R D KLINES M I L L R D MILBURN RDARMEL RDSTAR TANNERY RDAIRPOR T RDTHREECREEKSRDRT37 NHILLANDALELNFROGHOLLOWRDS B U C K T O N R D GO U G H R D BE L L EGROVERDTYSON DRMORGANFREDERICKGRINDIAN HOLLOW RDB RI L L RDWBROOKERDMOUNTAINFALLSRD PINE RD F R O M ANS RD ADAMS RDWAVERLYRDMC C U B BINRDCLA R K R D CATALP A R D ROCKY FORD RDEDDYSLNBAB B SMOUNTAINRDGRAVELS P R IN G S R D CUMBERLAND TRAIL RD N BUCKTON RDW PARKINS MILLRD HIATT RD GRIM RDR E D B UDRD BA R L E Y L NSSLEEPYCREEKRDFuture RT 37 Urban Development Area SWSA Approved TDR Properties Zoning B1 (Neighborhood Business District) B2 (General Business District) B3 (Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Light Industrial District) M2 (Industrial General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Areas District) RP (Residential Performance District) Agricultural & Forestal Districts Apple Pie Ridge Albin South Timber Ridge South Frederick Hayfield Back Mountain Reliance Double Church Red Bud Green Spring George Washington National Forest Official Zoning Map Created by Frederick County Department of Planning & Development 107 N Kent Street Suite 202 Winchester, VA 22601 540.665.5651 www.fcva.us July 2022 AMENDMENTS:JULY 14, 2021 (REZ #01-21)JULY 14, 2021 (REZ #02-21)JULY 14, 2021 (REZ #03-21)SEPTEMBER 22, 2021 (REZ #04-21)OCTOBER 13, 2021 (SWSA EXPANSION)NOVEMBER 10, 2021 (AG/FORESTAL DISTRICTS)JANUARY 12, 2022 (REZ #05-21)MAY 25, 2022 (REZ #02-22)JULY 13, 2022 (REZ #03-22) Frederick County, VAOfficial Zoning Map 0 2 41 Miles µBACK MOUNTAIN RDWARDENSVILLE GRWARDENSVILLE GR411 Planning Commission Agenda Item Detail Meeting Date: October 4, 2023 Agenda Section: Other Title: Current Planning Applications Attachments: 412