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HomeMy WebLinkAbout08-02 Bowman-Shoemaker Properties - Opequon - BackfileREZONING TRACKING SHEET Check List: Fee & Sign Deposit v Application Form Deed Proffer Statement Plat/Survey Impact Analysis Taxes Paid Statement Adjoiner List Impact Model Run DATE % Z Application received/file opened Reference manual updated/number assigned D-base updated Copy of adjoiner list given to staff member for verification Four sets of adjoiner labels ordered from data processing One 81/2" x I I" black and white location map ordered from Mapping 8 1 U2 rsc-- . File given to office manager to update Application Action Summary �Z'4- 0Z - PC public hearing date ACTION: e Qa(/S i< c. t L 0 >' iE('naC Oafe) BOS public hearing date ACTION: /iPPRnirFTl Signed copy of resolution for amendment of ordinance, with conditions proffered [if applicable], received from County Administrator's office and given to office manager for placement in the Proffers Notebook. (Note: If rezoning has no proffers, resolution goes in Amendments Without Proffers Notebook.) /-)-3 -0,7j Action letter mailed to applicant Reference manual and D-base updated l -28-U 3 ile given to office manager to update Application Action Summary (final action) B/- --dam File given to Mapping/GIS to update zoning map Zoning map amended U �Caro1%Common\uwking mz o CASH Det• I 1O� e 0 2 (V 2RECEIPT Received From �+-`�` P Address, v ( `�Vi r F r s 0 VIP U n W AMT OF / ACCOUNTCAS�� `� AMT PAID CME {(Ll �� (,^ ^ I1 `( ♦ A, BALANCE ,.J DUE- MONCY DRDER CREDIT CARD LL By wr r SH / e RECEIPT a Dat Received From C 'J 2 t 6 {.mac. Addres(s For ' -1 t `� G UZ11 x4ACCOUNT U J 1 HOW PAID AMT OF ACCOUNT CASH AMT PAID CHECK BALANCE DUE MONEY ORDER ❑ CREDIT CARD By 17J REZONING APPLICATION 08-02 OF BOWMAN/ SHOEMAKER The Planning Commission unanimously recommended approval of Rezoning Application #08-02 of Bowman/ Shoemaker, submitted by Greenway Engineering, to rezone 10.09 acres from RA (Rural Areas) to B2 (Business General) District with the revised proffers as submitted by the applicant. (Note: The following Commissioners were absent from the meeting: Unger, Light, Straub, Fisher) a TO: Finance Department 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM FROM: Beth Ann Hall, Secretary I RE: Return Of Sign Deposit DATE: January 23, 2003 The amount of $50.00 was deposited in line item #3-010-019110-0008 for the person named below as a deposit for a sign for Rezoning Application #08-02. They have now returned the sign and are therefore entitled to the return of their deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $50.00 to: Elizabeth Properties, LC P.O. Box 480 Stephens City, Virginia 22655-2929 RSA/bah O U:\Beth\Common\SIGN DEPOSIT RETURN MEMO.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 REZONING APPLICATION #08-02 BOWMAN/SHOEMAKER PROPERTIES Staff Report for the Board of Supervisors Meeting Prepared: January 14, 2003 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning /natter. Reviewed Action Planning Commission: 09/04/02 Tabled 11 /20/02 Tabled 12/18/02 Recommended Approval Board of Supervisors: 01/22/03 Pending PROPOSAL: To rezone 10.09 acres from RA (Rural Areas) to 132 (Business General). LOCATION: This property is located south of Fairfax Pike (Rt. 277), approximately 800 feet cast of the intersection of Rt. 277 and Double Church Road (Rt. 641). MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 86-A-81 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) Present Use: Single Family Residential ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned M1 (Industrial, Light) District Zoned RP (Residential Performance) District South: Zoned RA (Rural Areas) District East: Zoned B2 (Business, General) District West: Zoned M2 (Industrial, General) District Zoned B2 (Business, General) District Use: Trucking Use: Single Family Residential & Townhouses Use: Single Family Residential & Commercial Use: Undeveloped Use: Office & Commercial Use: Office & Commercial i 0 REZ #08-02, Bowman/Shoemaker Properties Page 2 January 14, 2003 PROPOSED USE: Office Uses REVIEW EVALUATIONS: Virginia Dept. of Transportation: VDOT is satisfied that the revised transportation proffers in the Bowman/Shoemaker Rezoning application dated October 14, 2002, address transportation concerns associated with this request (see attached VDOT letter dated October 18, 2002). Update: (see attached revised VDOT comments dated November 26, 2002 in resImnse to the revised proffer statement) Fire Marshal: Fire and rescue apparatus access must be maintained at all times. "Fire Lane No Parking" signs required at fire hydrants, and normal and emergency access points. Fire hydrants are required to be with 300 feet of all points of any commercial building. Hydrants shall be placed within three feet of the curb line. Plan approval recommended. Stephens City Fire & Rescue: Based on the changes made to the Impact on Development, specifically to Stephens City Fire and Rescue, we do not have any problems with the rezoning of the aforementioned property. If you should have any questions, please do not hesitate to contact me. County Engineer: We offer no comments at this time. Sanitation Authority: No Comment. Frederick -Winchester Service Authority: No comments; no concerns. Historic Resources Advisory Board: Upon review of this rezoning, it appears the proposal does not signi ficantly impact historic properties and it is not necessary to schedule a formal review of the proposal by the HRAB. As you have indicated in your impact statement, according to the Rural Landmarks Survey, there are no significant historic structures located on the property nor are there any possible historic districts in the vicinity. It can also be noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that this proposed rezoning would directly impact. Thank you for the chance to comment on this application. County Attorney: Appear to be in proper form. Health Department: health Department has no objection to the request if the following items are addressed: 1. In Phase 1, no more than six people (210 gpd water use) to occupy facility. 2. In Phase 2, all facilities must be serviced by Municipal water and sewer. 0 0 REZ #08-02, Bowman/Shoemaker Properties Page 3 January 14, 2003 Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephens City Quadrangle) depicts the zoning for the property which comprises the proposed rezoning as A-2 (Agricultural General). On February 14, 1990 the A-2 and A-1 (Agricultural Limited) Zoning Districts were consolidated to create the RA (Rural Areas) Zoning District. The current zoning of the property is RA. 2) Location The parcel which comprise the proposed rezoning is located on the south side of Fairfax Pike (Route 277). It is approximately 800 feet to the east of the road intersection of Fairfax Pike and Double Church Road. According to the Frederick County Eastern Road Plan, found in the Comprehensive Policy Plan, Fairfax Pike is classified as a minor arterial road. Double Church Road is classified as a major collector road. The property is surrounded by a mixture of land uses. Commercial and industrial properties are located to the east and west; residential and agricultural properties are located to the south; residential properties are located to the north; and industrial uses are located to the north and west. 3) Comprehensive Policy Plan The proposal to rezone the subject property to commercial is consistent with some of the objectives for commercial development found in the Frederick County Comprehensive Policy Plan. For instance, the property is located along a minor arterial roadway; is adjacent to other properties zoned commercial; and is accessible to numerous citizens. No small area land use plans exist in the area of the subject property. The property is not located within the Urban Development Area (UDA) or the Sewer & Water Service Area (SWSA). The portion of Fairfax Pike (Route 277) from I-81 to White Oak Road (Route 636) is a road improvement project identified in the Eastern Road Plan, found in the Frederick County Comprehensive Policy Plan. This road improvement project is also on the Frederick County Primary Road Improvement Plan. 4) Site Suitability No flood plains, lakes or ponds, wetlands, sinkholes, natural stormwater retention areas, steep slopes, or woodlands have been identified on the parcel of this rezoning application. The property is within the Stephens Run Area Watershed, as identified in the Frederick County Comprehensive Policy Plan. • 0 REZ #08-02, Bowman/Shoemaker Properties Page 4 January 14, 2003 The Frederick County Soil Survey indicates that all of the soil on the subject parcel is 2-7% Blairton silt loam (3B). This soil is identified as prime agricultural farmland in the Frederick County Soil Survey. Only minor construction concerns are generally associated with this type of soil. These concerns include a seasonal high water table, depth to bedrock, and potential frost action. The permeability of Blairton silt loam is generally moderately slow. The site exists within the Martinsburg shale geologic area of the County, which is similar to most area of urban development in the County. 5) Intended Use The applicant proposes the establishment of office uses. The submitted proffer statement offers to limit the total building structures to 100,000 square feet. The first Phase of development is proposed to have up to 5,000 square feet of building structures, and will only utilize the existing structure on the property. The second Phase of development would account for the remaining square footage; however, would only occur if the property is given the authority to have public sanitary services. 6.) Potential Impacts a) Transportation Lnpact AnaNsis Statement Information provided within the applicant's Impact Analysis Statement advises that traffic generation from the 10.09 acres would produce 1,101 VPD on the existing road system, as calculated utilizing The Institute of Transportation of Engineers Trip Generation Retort, 6`1' Edition, based on office uses on a weekday at build -out. The Impact Analysis Statement breaks this projection down between the two proposed Phases of development. Phase I would generate 55 VPD. Phase II would generate 1,046 VPD. The hmpact Analysis Statement indicates that the current traffic volume along Fairfax Pike (Route 277) is 11,000 VPD. Planin'z Staff Connnent The 2000 Virginia Department of Transportation Daily Traffic Volumes Jurisdiction Retort 34 indicates that the Annual Average Daily Traffic for Fairfax Pike (Route 277) is 11,000 vehicle trips. The Impact Analysis Statement indicates that the proposed development would increase the existing traffic along Fairfax Pike (Route 277) by 1,101 vehicles per day. This translates into a 10% increase in traffic along Fairfax Pike. The Virginia Department of Transportation (VDOT) has reviewed and approved the applicant's rezoning application and proffer statement. VDOT's letter dated August 2, 2002 acknowledges that the proposed proffer statement addresses transportation concerns. This letter also recognizes the need for a future left turn lane and taper to access the site if build -out occurs before Fairfax Pike (Route 277). 0 0 REZ #08-02, Bowman/Shoemaker Properties Page 5 January 14, 2003 The Traffic Impact Analysis dated June 24, 2002, provides an accurate depiction of the current traffic situation along Fairfax Pike (Route 277). It also provides information regarding the projected impacts to this existing roadway. The proffer statement proposed by the applicant details numerous transportation related conditions that would be binding if the property is rezoned. b) Historic Resources Inipact Analysis Statement Information provided within the applicant's Impact Analysis Statement identifies several historic structures within the proximity of the subject property. It further advises that none of these structures were deemed to be historically significant by the Frederick County Rural Landmarks Survey Report. The Impact Analysis Statement also indicates that there are no possible historic districts located in or within the property, based on the Frederick County Comprehensive Policy Plan. c) Water and Sewer Impact Analysis Statement The Impact Analysis Statement provided by the applicant for this rezoning provides the projected impact which the proposed rezoning would have on sanitary sewer services and water supply systems. A total of 20,000 Gallons Per Day (GPD) is projected. The Impact Analysis Statement utilized the Land Development Handbook Dewberry & Davis, 1996, page 461 in arriving at this calculation. Planning Staff Comment The property considered for rezoning is not located within the Sewer & Water Service Area (SWSA) or the Urban Development Area (UDA). The applicant has made an attempt to address this concern by proffering no development beyond the existing structure until the site is given the authority to use public sanitary services. The Health Department has indicated that a new health permit is necessary for the change of use of the existing structure into office uses. The Board recently heard a request to expand the SWSA to encompass the subject property. The Board decided that a comprehensive study of the entire area was warranted before making a decision on the request. Presently this study is one of the tasks schedule for the Comprehensive Plans and Programs Subcommittee (CPPS). REZ #08-02, Bowman/Shoemaker Properties Page 6 January 14, 2003 7) Proffer Statement The applicant has submitted a proffer statement which has been signed by the property owner, notarized, and reviewed by the County Attorney's office. The following is a SUmmary of the conditions voluntarily proffered by the applicant: Proffer A - The property would only be used for offices with no more than 100,000 square feet of building structures. The first phase of development will be to convert the existing structure into an office building with no more than 5,000 square feet. The remaining land will not be developed to office use until the property is authorized to have public sewer service. Proffer B - Right-of-way is offered to be granted to VDOT along Fairfax Pike (Route 277) to accommodate future road improvements and bicycle facilities; the number of entrances off of Fairfax Pike (Route 277) is restricted; and a signalization agreement will be entered into with VDOT for a traffic signal prior to approval of the first site plan for Phase II. The applicant also proffers to provide a 60-foot right-of-way and road through the subject property to be potentially used as a state road in the future. Planning Sla[f Connnent Staff suggests that the proposed development have no more than two entrances off of Fairfax Pike. The wording used by the applicant in the Impact Analysis Statement and Proffer B seems to be give conflicting information regarding the number of proposed entrances. Proffer C - A lighting plan would be provided for each site plan in Phase II. Plannin'z Sta(fConnneni Staff would Mote that the proffer does nol address a Phase I LighlingPlan. Proffer D - All parking would be setback from Fairfax Pike (Route 277) by at least 20 feet. A three -foot -high berm would be provided in this setback area, which would be planted with evergreen shrubs. Proffer E - All future business signs would be limited to 100 square feet, be of monument sign style, and not exceed 15 feet in height. Proffer F - A monetary payment of $2,500 would be paid to the Frederick County Treasurer for Fire & Rescue services. 0 REZ #08-02, Bowman/Shoemaker Properties Page 7 January 14, 2003 STAFF CONCLUSIONS FOR 09/04/02 PLANNING COMMISSION MEETING: The 10.09 acres proposed to be rezoned to commercial property is not located within the county's Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). Other than this concern regarding the UDA and SWSA, the rezoning application appears to be consistent with the Comprehensive Policy Plan's goals for commercial development. The subject property is located along a major roadway; is within convenient access to residential uses; and is near other commercial properties. The applicant has submitted a proffer statement in an attempt to mitigate the impacts associated with this commercial rezoning request. The proffer statement includes the voluntary restriction of all development for Phase II until the property is given the authority to access public sanitary services. The proffer statement also addresses many other concerns regarding the proposed rezoning petition. Staff believes that the applicant should be prepared to address the following issues to the satisfaction of the Planning Commission prior to a recommendation being forwarded to the Board of Supervisors: • The property is not within the UDA or the SWSA. Existing septic system capacity for Phase I and the evaluation of the applicant's response to the property not being located within the UDA or SWSA should be evaluated. • The number of proposed entrances off of Fairfax Pike should be clarified. To minimize the potential traffic impacts, staff supports that the property be limited to no more than two entrances. PLANNING COMMISSION SUMMARY & ACTION OF 9/04/02 MEETING On September 9, 2002, the Frederick County Planning Commission tabled Rezoning Application #08-02 so the applicant might consider the traffic impacts that the proposed development would have on Fairfax Pike (Route 277). In particular, the Planning Commission was concerned about what would happen if Phase II were built prior to the anticipated improvements to Fairfax Pike. Some Planning Commissioners believed that Fairfax Pike could not support a 100,000 square foot office building until it is improved to a four lane road. There were no citizen comments. (Note: Con-unissioner Triplett was absent from the meeting.) • i REZ #08-02, Bowman/Shoemaker Properties Page 8 January 14, 2003 UPDATE SINCE PLANNING COMMISSION MEETING ON 9/04/02 A revised application, impact analysis statement and proffer statement were submitted on October 25, 2002 by the applicant. In addition, revised agency review comments were provided from the Virginia Department of Transportation (VDOT), the Health Department, the Fire Marshal, and the County Attorney. A summary of the changes to the application, impact analysis statement, and proffer statement are noted below: Revised Application (Dated 10125102) • Phase II is now proposed for office or commercial uses. The original application proposed only office uses. Revised Impact Analysis Statement (Dated 10114102) The impact analysis statement was revised to calculate the traffic impact if Phase II were developed as a shopping center. In this worst -case traffic scenario, traffic along Fairfax Pike (Route 277) would increase by 4,802 VPD. This calculates to a 40% overall increase in traffic to Fairfax Pike. Phase I accounts for only .05% of this increase. A 10% overall increase in traffic to Fairfax Pike was proposed in the original application when only office uses were proposed for Phase II. Revised Proffer Statement (Dated 10/14102) The proffer statement has been revised to allow commercial and office uses in Phase II. As the previous proffer statement indicated, Phase I would only be used for office uses. A new proffer is provided which restricts certain land uses. These restricted land uses include electric, gas and other utilityfacilities and offices, retail nurseries and lawn and garden supply stores, automotive dealers (excluding gasoline service stations SIC - 5541), hotels and motels, organizational hotels and lodging, car washes, miscellaneous repair services, golf driving ranges and miniature golf courses, membership o)ganizations, self-service storage facilities, coimnercial batting cages operated outdoors, adult care residences and assisted care facilities, and adult retail. All other uses permitted in the B2 Zoning District would still be allowed if the rezoning application is approved. As the applicant has stated in the impact analysis statement, this could include a shopping center. It could also enable a restaurant, office building, movie theater, or model home sales office. The transportation proffer (proffer B) has been revised to clarify that there will be no more than two commercial entrances to Fairfax Pike. One of these entrances will be the existing loop entrance on the property. RCZ #08-02, Bowinan/Shoemaker Properties Page 9 January 14, 2003 • The transportation proffer (Proffer B) was also revised to indicate that a detailed traffic study will be conducted in accordance with VDOT for each site plan proposed for Phase IL Furthermore, any improvements necessary to maintain a Level of Service of C or better will be incorporated into each site plan submission. The applicant has proffered to implement the improvements deemed necessary by VDOT. STAFF CONCLUSIONS FOR NOVEMBER 20, 2002 PLANNING COMMISSION MEETING The applicant has made an attempt to address the concerns identified during the Planning Commission meeting on September 4, 2002. The applicant has proffered that any road improvements to Fairfax Pike, which are necessary to maintain or exceed a Level of Service C, will be paid for by the developer. The applicant has also clarified that there will only be two entrances onto Fairfax Pike. Staff does, however, identify a few concerns with the new application. These concerns are noted below: The applicant's change from strictly offices to offices and/or commercial uses in Phase II may potentially lead to a greater traffic impact. As with the original application, the fact that the property is not located within the Urban Development Area (UDA) or the Sewer- and Water Service Area (SWSA) should be evaluated. The Planning Commission expressed concern of this issue during the September 4`f' meeting. The applicant should be prepared to address any concerns raised in this report, as well as the concerns raised by the Planning Commission and the Board of Supervisors. PLANNING COMMISSION SUMMARY & ACTION OF THE 11/20/02 MEETING: The applicant argued that there is not necessarily a County requirement or policy stipulating that properties be within the UDA or SWSA to qualify for rezoning approval. However, he pointed out that the application did include a revised proffer that precluded development in Phase II until the property is entitled to have public sewer and water service. The applicant further noted that the proffers had been revised to address the Commission's transportation concerns. Specifically, it was explained that the revised proffer stated that a detailed traffic study would be conducted for each site plan of Phase II. Furthermore, the developer would pay for all road improvements required by VDOT. Despite this revision, Commissioners continued to have concerns regarding the impacts of Phase II traffic on Fairfax Pike (Rt. 277), especially at peak traffic periods when trips generated by the high school, the proposed office building, and shopping centers would sinnrltaneously converge on the roadway. It was noted that the transportation impacts of the proposed Phase II development may be difficult to mitigate until Fairfax Pike was improved to accommodate the projected traffic volume. It was acknowledged that the scope of improvements necessary to enable the additional trips may ultimately involve the expansion of Fairfax Pike to a four- REZ 808-02, Bowman/Shoemaker Properties Page 10 January 14, 2003 lane roadway extending from the I-81 interchange to Double Tollgate. Due to these outstanding concerns, the Commissioners did not believe they could forward a recommendation of approval to the Board of Supervisors until the issue of Phase II traffic impacts was satisfactorily resolved. VDOT's resident engineer expressed concern that the established traffic impact analysis process would be undermined by agreements between the County and applicants that artificially establish the maximum vehicle trips permitted for a given development, regardless of their location on the road and the ultimate impact of the proposal on the system as a whole. Such an approach was identified as decidedly piecemeal in nature and, therefore, contrary to identifying and managing impacts comprehensively. It was noted that deviation from the traffic impact analysis process in this case would be especially risky given the general agreement that Fairfax Pike had already reached its saturation point as it could result in the introduction of "fatal flaws" into the transportation system. The applicant offered to produce written revisions to the transportation component of his proffers addressing the stated concerns of VDOT and the Commissioners so that a negative recommendation from the Commission could be avoided. The applicant agreed to waive the statutory time requirements for action on the application to enable its tabling so that sufficient time would be available for preparation and submission of the revised proffer language. The applicant offered a revision that would state the following: 1) Phase II, Step A, will not exceed 250 tpd, 2) Phase II, Step B, will not be developed until Fairfax Pike (Rt. 277) is improved, and 3) a traffic study will be conducted for each site plan of Phase II to ensure that acceptable levels of service will be maintained. VDOT's resident engineer and the Commissioners believed these revisions represented an appropriate resolution of identified concerns and, therefore, the Commission unanimously agreed to table the rezoning until the Commission's second meeting in December. There were no public comments. (Please note: Conunissioners Kriz, Rosenberry, and Unger were absent from the meeting.) UPDATE SINCE PLANNING COMMISSION MEETING ON 11/20/02: The applicant has submitted a revised proffer statement which has been signed by the property owner and reviewed by the County Attorney. The Virginia Department of Transportation (VDOT) has also reviewed the revised proffer statement and believe it satisfies their concerns. The revised proffer statement includes the following changes to Proffer B7: • The development of Phase II will be limited to 250 vehicle trips per day (VPD) until Fairfax Pike (Route 277) is improved. • A detailed traffic study will be conducted for each site plan in Phase II to ensure that an acceptable level of service is maintained on Fairfax Pike. No development of Phase II will occur unless an acceptable level of service is proven through the traffic study process. REZ #08-02, Bowman/Shoemaker Properties Page 11 .January 15, 2003 \Staff notes that the revised proffer appears to be consistent with what was discussed between the applicant and the Planning Commission during the November 20°i meeting. During the December 18°i meeting, the applicant should be prepared to explain to the Planning Commission how the revised proffer statement addresses the transportation issues associated with this rezoning. In addition to this, staff is still concerned with the fact that the property requested to be rezoned is outside of the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). PLANNING COMMISSION SUMMARY & ACTION OF THE 12/18/02 MEETING: The Planning Commissioners were presented with the revised rezoning application by staff and, after some discussion, recommended approval with the revised proffer statement. The Commissioners believed that the revised proffer statement, submitted by the applicant, appropriately addressed the traffic concerns that were raised during their previous meetings. During discussion, it was noted that the issue regarding sewer and water service was ultimately the decision of the Board of Supervisors. STAFF CONCLUSIONS FOR JANUARY 22, 2003 BOARD OF SUPERVISORS MEETING: Rezoning application #08-02, for the rezoning of 10.09 acres from the RA (Rural Areas) District to the B2 (Business General) District, has been reviewed and recommended for approval by the Frederick County Planning Commission. Upon review by the Board of Supervisors, special consideration should be given regarding the fact that the site is located outside of the Sewer and Water Service Area (SWSA), particularly as applied to Phase II of the proffered development. All other issues have been addressed to the satisfaction of the Planning Commission and the relevant review agencies. Any additional concerns identified by the Board of Supervisors should be appropriately addressed by the applicant. 0:UgendnsICOd7d7EN7SIRF.70N/NGIStaf I?epor1120021Rowmmn_S7meumkerwpd Rezoning Comments Y. Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 1550 Commerce Street Winchester, Virginia App i6ant: , Pl'ease'f Il out the information as accurately a� posSzble zn oider�to assist the Vurgirita ..i 1 , r - , 1 Y`4 Dcpn�tmerit of I xaz�s��ortation vrnth their reY✓uet Y t =Attet� a copy ,+,f".oar ,plrc�itio;r' fa: nx, location map, proffer.-statein'exit, izupact analysis, and any otl�er'pertinent information Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: 500 Fairfax Pike; south side of Fairfax Pike, approximately 800 feet east of the intersection with Double Church Road. Current zoning: RA District Zoning requested: B2 District • Acreage: 10.09 Virginia Department of Transportation Comments: See attached VDOT comments dated October 18, 2002. *** Revised * * See attached revised VWT comments dated November 26, 2002 in response to the revised proffer statement. VDOT Signature & Date: 10/18/02 Transport on Assistant Rl�si.dent Engineer Notice to VDOT — Please Return This Form to the Applicant 10-18-02; 9:46AM; Greenway Englneer;540 984 5607 It 2/ 2 • • Philip A. Shucet COMMISSIONER COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA 22824 October 18, 2002 VDOT Comments to Bowman/Shoemaker Companies Rezoning Application JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984.5607 The documentation within the application to rezone this property appears to have significant measurable impact on Route 277, Fairfax Pike. This is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation revised proffers offered in the Bowman/Shoemaker Rezoning application dated October 14, 2002 addresses transportation concerns associated with this request. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T,E, Trig Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage, Thank you for allowing us the opportunity to comment. Homer F. Coffman, Tr . Asst. Resident Engineer VirginiaDOT.org WE KEEP VIRGINIA MOVING COMMONWEALTH of VIRCjINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 November 26, 2002 VDOT Comments to Bowman/Shoemaker Companies Rezoning Application Itt Response to Revised Noffef' Statetttetit Dated Novettibet• 20, 2002 JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 The revised proffer statement appears to satisfy the transportation issues associated with this request. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Ben H. Lineberry, Jr .E., Trans. Ass't. Resident Engineer VirginiaDOT.org P WE KEEP VIRGINIA MOVING Rezoning Comments • • Frederick -Winchester Health Department Mail to: Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Winchester, Virginia 22601 (540) 722-3480 Hand deliver to: Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Suite 201 Winchester, Virginia 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. Applicants Name: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: 540-662-4185 Location of property: 500 Fairfax Pike; south side of Fairfax Pike; approximately 800 feet east of the intersection with Double Church Road. Current Zoning: RA District Zoning Requested: B2 District Acreage 10.09 Frederick -Winchester Health Department's Comments: , i c � 1 o v re �16� /J-7u Sf be jerv((-v Y ZV n2a-1--1 /, dal CI , /,Ye, Superintendent's Signature & Date: :>dulG _ J�__a %— o 2- Notice to Health Department — Please Return This Form to the Applicant K-. Rezoning Comments • • Frederick County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia, 22601 (540) 665-6383 I Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Fourth Floor Winchester, Virginia (540) 665-5651 Applicant: Please fill out the information as accurately as possible in order to assist the County Attorney's office with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: 500 Fairfax Pike; south side of Fairfax Pike, approximately 800 feet east of the intersection with Double Church Road Current zoning: RA District Zoning requested: B2 District Acreage: 10.09 County Attorney's Comments: AW01-a Assistant County Attorney's Signature & Date: ��,y✓�1,�,— /d /� o r� Notice to County Attorney - Please Return This Form to the Applicant �CV15ED REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff ,.. - Fee Amount Paid �.7,'" . . Zoning Amendment Number Do n-�v2,, Date Received PC Hearing Date y-¢�0� j'_0.. BOS Hearing Date Z--1 O�? The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Naive: Greenway Engineering Telephone: (540)-662-4185 Address: 151 Windy Hill, Winchester, VA 22602- 2. Property Owner (if different from above) Naive: Beverley B. Shoemaker Telephone: 869-1800 Address: P.O. Box 480 Stephens City, VA 22655 3. Contact person if other than above Naive: Evan Wyatt Telephone: (540)-662-4185 4. Checklist: Check the following items that have been included with this application. Location map ® Agency Comments Plat ® Fees Deed to Property ® Impact Analysis Statement Verification of taxes paid ® Proffer Statement R�u v NOV 0 6 2002 FREDERICKC011 NT 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Beverley B. Shoemaker 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. Adjoining Property: Single -Family Residential Office & Commercial PARCEL ID NUMBER USE ZONING 86-((A))-82 Commercial & Office M2 86-((A))-77 Single -Family Residential RA 86-((A))-78 Single -Family Residential RA 86-((A))-80 Undeveloped Commercial B2 86-((A))-86 & 87 Trucking MI 86-((A))-89 Single -Family Residential RP 86-5-A Single -Family Residential RP 86-A-85E Single -Family Residential RP 86-((A))-90 Single -Family Residential RP 86C-2-83A Residential RP 8. Location: The property is located at (give exact located based on nearest road and distance from nearest intersection, using road naives and route number): South on Route 277 (Fairfax Pike), approximately 800 feet east of the intersection of Route 277 and Route 641 (Double Church). • Information to be Submitted for Capital Facilities Impact Model In order for the Plaruiing Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 86-((A))-81 Districts Magisterial: Opequon High School: Sherando Fire Service: Stephens City Middle School: Aylor Rescue Service: Stephens City Elementary School: Bass Hoover 10. 11. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 10.09 RA B2 10.09 Total Acreage to be rezoned The following information should be provided according to the type of rezoniIlg proposed: Number of Units Proposed Single Family homes: Towr-liome: Multi -Family Non -Residential Lots: Mobile Home: Hotel Rooms: Square Footage of Proposed Uses Office & 100,000 sq.ft. in two phases, Service Commercial: Phase I - 5,000 sq.ft office Station: Phase II - 95,000 sq.ft. office & cornmercial. Retail: Manufacturing: Restaurant: Warehouse: Other • 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the bet of my (our) knowledge. Applicant(s): ^ � l� • Date: Date: Owner (s): Date: Date: 0 Z,S 17— 10-2s-60-- OUTPUT MODULE APPLICANT: Bowman/Shoemaker Net Fiscal Impact LAND USE TYPE Commercial Costs of Impact Credit: Credits to be TakE Total Potential Adjustment For REAL EST VAL S6,508,838 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per FIRE & RESCUE 11 Capital- Faciltiies col sum only) Oper_Cap Equip Expend/Debt S. Taxes, Other (Unadjusted) Cost Balance Facilities Impact Dwelling.Unit Fire and Rescue Department $55.706 SO $0 S55,706 ERR Elementary Schools SO — — Middle Schools SO SO SO SO SO SO ERR High Schools SO — -- Parks and Recreation $0 $0 SO SO $0 ERR Public Library SO SO SO $0 $0 ERR Sheriffs Offices SO $3,895 SO SO S3,895 $3,895 SO ERR Administration Building SO SO SO $0 SO ERR Other Miscellaneous Facilities SO S9,339 $10,311 $19,650 S19,650 SO ERR SUBTOTAL S55,706 S13,234 S10,311 SO S23,545 S23,545 S32,161 ERR LESS: NET FISCAL IMPACT S4,577,622 S4,577,622 $4,577.622 ($4,577,622) ERR NET CAP. FACILITIES IMPACT I SolERR INDEX: "1.0" If Cap. Equip Included 1.0 INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Av g: 0.0 Rev -Cost Bal = 1.000 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg = 1.342 METHODOLOGY 1. Capital facilities requirements are input to the firs t column as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations is input in row total of second column (zero if negative); included are the one-time taxes /fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. 6. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). NOTE: Proffer calculations do not include interest because they are cash payments up front. Credits do include interest if the projects are debt financed. NOTES: Model Run Date 11/06/02 J FC (Prepared for Rev ised Application Dated October 25, 2002) Project Description: Assumes 5,000 sq.ft. of office use and 95,000 square feet of retail us a on 10.09 acres zoned B2 District Property Identification Number (PI N) 86-A-81 Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 day s from the model run date. 2001 MODEL • IMPACT STATEMENT BOWMAN/SHOEMAKER COMPANIES REZONING Opequon District Frederick County, Virginia TM 86-((A))-81 10.09 Acres October 14, 2002 Current Owner: Beverley Shoemaker Contact Person: Evan A. Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering June 24, 2002 Shoemaker I-Idgts Rezoning October 14, 2002 SHOEMAKER GLOBAL HEADQUARTERS REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 10.09-acre parcel owned by Beverley Shoemaker. The subject site is located on the south side of Route 277 (Fairfax Pike), and Approx. 800 ft. east of the intersection of Route 277 and Route 641 (Double Church Road). The current zoning is RA, Rural Areas District. The applicant proposes to rezone the property from RA to B2 (Business General). Basic information Location: Magisterial District: Property ID Numbers: Current Zoning: Current Use: Proposed Use: Proposed Zoning: Total rezoning area: Proposed build -out: COMPREHENSIVE PLAN I. Policy South of Route 277 and east of the Intersection of Route 277 & Route 641 Opequon 86-((A))-81 RA Residential Business General B2 10.09 acre 100,000 square feet office and commercial The Land Use Chapter of the Comprehensive Policy Plan does not include a wide - area development plan for this geographic area of the County; however, the Fairfax Pike corridor has been a developing corridor over the past fifteen years. Land uses within the immediate area of the subject property include many residential subdivisions, several commercial sites including a shopping center, the Sherando High School and the Sherando Regional Park. The business area strategies within the Land Use Chapter of the Comprehensive Policy Plan call for the provision of locations for substantial expansion of retail, service and office use in the County with safe and efficient access. The business area strategies call for the development of major business developments on arterial corridors that provide for design, layout, function and appearance of the corridors. 2 Greenway Engineering June 24, 2002 S•maker Hdqts Rezoning October 14, 2002 2. Sewer and Water Service Area The 10.09-acre property is located adjacent to the Sewer and Water Service Area (SWSA). Currently, the SWSA boundary includes all properties on the north side of Fairfax Pike from Interstate 81 Exit 307 to White Oak Road (Route 636) and all properties on the south side of Fairfax Pike from Interstate 81 Exit 307 to Double Church Road (Route 641). Recently, the Board of Supervisors adopted an expansion of the SWSA to include additional properties on the south side of Fairfax Pike just to the east of the subject property, including the Sherando High School property, the Sherando Regional Park property and several residential parcels along Hudson IIollow Road (Route 636). A request to include the subject property into the SWSA is currently under consideration by the Board of Supervisors 3. Frederick County Zoning Ordinance Article X, Business and Industrial Zoning Districts, provides a statement of intent for each category of business and industrial zoning for Frederick County. The statement of intent for the B2, Business General District is to provide large areas for a variety of business, office and service land use located on arterial highways at major intersections and interchange areas. These areas are intended to provide direct access to major thoroughfares for the general public and delivery truck traffic. The direct access to major thoroughfares is intended to be controlled to promote safe and orderly development for properties with adequate frontage and depth. A. SUITABILITY OF THE SITE Access The subject site, tax parcel 86-((A))-81, has approximately 1,000 feet of frontage on Fairfax Pike (Route 277). The existing structure on the subject property has direct access to Fairfax Pike through a looped "horseshoe" driveway. This existing driveway is intended to serve the Phase I office development. The Phase II office and commercial development will be limited to access through one commercial entrance to the west of the existing loop driveway and through access off of a proposed 60-foot road system which will intersect with Fairfax Pike and proceed in a southwestern direction through the limits of the subject property. Traffic signalization will be proposed at the intersection of Fairfax Pike and the 60-foot road system to facilitate Phase II traffic movement Flnnd Plninc The subject property is located on the FEMA National Flood Insurance Plan Map #510063-0200-B. The entire site is located as "Zone C", area outside the 100-year flood plain. 3 Greenway Engineering June 24, 2002 Amaker Hdqts Rezoning October 14, 2002 Wetlands The National Wetlands Inventory Map indicates that no wetlands exist on the subject property. Steep Slope The subject property does not contain areas of steep slope. Mature Woodlands The subject property does not contain woodland areas. Soil Types The following soil types contained in this tract have been obtained from the Soil Survey of Fredrick County, published by the USDA Soil Conservation Service. The subject site is located on map sheet number 47, and contains one soil type: 313- Blairton silt loam — 2-7 percent slope, covers 100% of site. This soil type is identified in Table 5 — Prime Farmland on page 123 of this document. This soil type will not create construction difficulties or hazards. B. SURROUNDING PROPERTIES Adjoining property zoning and present use (see existing zoning map): North: Zoned RP, Residential Performance District Zoned M1, Light Industrial District South: Zoned RA, Rural Areas District East: Zoned B2, Business General District West: Zoned M2, Industrial General District Residential Industrial Residential Undeveloped Commercial Heavy Commercial & Office 4 Greenway Engineering C. TRAFFIC IMPACT June 24, 2002 Arnaker I-Idgts Rezoning October 14, 2002 1. According to the VDOT Functional Classification located in the Transportation Chapter of the Frederick County Comprehensive Policy Plan, Route 277 is classified as a minor arterial road. The proposed change in zoning will provide the opportunity for the existing structure to change its form of operation to an accepted B2 Zoning classification style of business for the Phase I development limit of 5,000 square feet, and will provide for the future use of the subject property during the Phase II development which proffers a maximum of 95,000 square feet of additional office and retail use for a total site build out of 100,000 square feet. Page 7 of the 2000 Virginia Department of Transportation Daily Traffic Volumes Manuel identifies an average daily traffic volume of 11,000 vehicle trips on Fairfax Pike between Interstate 81 Exit 307 and White Oak Road (Route 636). The Institute of Transportation Engineers Trip Generation Manual provides traffic generation information for shopping center use and office use as follows: Route 277 Traffic = 11,000 VPD (2000 Volumes) Route 277 Traffic = 12,128 VPD (2002 Estimated Volumes with 5% annual increase) Average Vehicle Trips = 11.01 VPD' Average Vehicle Trips = 49.97 VPDI Square Footage of Business = 5,000 sq.ft. (Phase I) = 95,000 sq.ft. (Phase II) = 100,000 sq.ft. total build out Projected Traffic = 55VPD (Phase I) = 4,747 VPD (Phase II) = 4,802 VPD total build out Percentage of Traffic Increase for Route 277 Daily Traffic Volume = 0.05% (Phase I) = 39% (Phase II) = 40% build out 'This figure is in accordance to the I.T.E., Trip Generation Manual, 6"' Edition, and is projected for a general business office, as per 1000 Sq. Feet Gross Floor Area, on a weekday (page 1052 in the manual). 2This figure is in accordance to the I.T.E., Trip Generation Manual, 6"' Edition, and is projected for a shopping center, as per 1000 Sq. Feet Gross Floor Area, on a Saturday (page 1340 in the manual). The Phase I development limit of 5,000 square feet creates a negligible increase in the average daily traffic volume on Fairfax Pike. The Phase II development has proffered conditions, which offer a 60' access road connection to Fairfax Pike at a signalized intersection and traffic studies for Phase II site plans to maintain a LOS C. These improvements reasonably mitigate the increased average daily traffic volume increase on Fairfax Pike that will occur over time 5 Greenway Engineering June 24, 2002 Shoemaker I-Idgts Rezoning October 14, 2002 D. SEWAGE AND CONVEYANCE TREATMENT & WATER SUPPLY The subject site is located adjacent to the southern boundary of the Sewer and Water Service Area (SWSA) located on Fairfax Pike (Route 277). An 8" sewer main is currently in place on the north side of Fairfax Pike directly across from the subject property. An 8" sewer main also exists on the south side of Fairfax Pike to the west of the subject property that serves the Rite Aid parcel. A 12" water main is currently in place on the south side of Fairfax Pike which provides water service to the subject property. The impact of this proposed rezoning of the 10.09-acre parcel from RA to B-2 on sewage conveyance and water supply is based on the square footage of the proffered office and commercial use being 100,000 sq. ft. Design figures show an estimated 200 GPD, for both the sewer and water systems, per 1,000 square feet of ultimate floor space (These numbers are in reference to the Land Development Handbook, Dewberry & Davis, 1996, page 461). The figures below represent the impact that the total build out of the proffered square footage of office and commercial use has on the sewage conveyance and water supply systems. Q = 200 GPD per 1,000 Sq. Ft. Q = 200 GPD x 100 (1,000 sq. ft.) Q = 20,000 GPD The numbers clearly represent that the total development of the subject property will have a minor impact on the sewage conveyance system and water supply systems. The Phase I development will utilize the existing public water supply and the existing sewage septic system for the proffered office square footage, while the proffered 95,000 square feet of office and commercial use in Phase II will be developed in conjunction with public sewer. The Frederick -Winchester Health Department comment dated August 29, 2002 states that this is appropriate. E. DRAINAGE The subject property drains from south -to -north towards Fairfax Pike. The Phase I office development will not require the need for stormwater management facilities as the current acreage adequately handles the runoff from the existing structure. The Phase II office and commercial development will be designed in accordance with all applicable state and local stormwater management requirements for detention and erosion and sedimentation control. 10 0 Greenway Engineering F. SOLID WASTE DISPOSAL i June 24, 2002 Shoemaker Hdqts Rezoning October 14, 2002 The impact on solid waste disposal facilities can be projected from an average annual business consumption of landfill volume of 5.4 cubic yards per 1,000 sq ft. of business floor space (This number can be found in the Civil Engineering Reference Manual, 0' edition). DV = 5.4 Cu. Yd. per 1,000 sq. ft. DV = 5.4 Cu. Yd. x 100 (1,000 sq. ft.) DV = 540 Cu. Yd. The proposed business parcel will have a minimal impact landfill use. G. HISTORICAL SITES AND STRUCTURES The Rural Landmarks Survey Report for Frederick County, Virginia Phase I -III, 1988- 1992 identifies several structures within the proximity of the subject property that were inventoried. None of the inventoried structures were deemed to be historically significant; therefore, none of the structures were included on the list of Potentially Significant Properties found on page 248-249 or on the list of Sites Potentially Eligible for the State or National Register of Historic Places found on page 250 of this report. The subject property is not located in or within the proximity of Possible Historic Districts identified in Chapter 2 — History of the Frederick County Comprehensive Policy Plan found on page 2-10. H. IMPACT ON COMMUNITY FACILITIES The County's Capital Facilities Fiscal Impact Model has been prepared for the proposed rezoning of the 10.09-acre site based on a proffered maximum square footage of office and commercial use. The revenues received for capital facilities costs are significant and offset all impacts to county services. The applicant has proffered a monetary contribution for fire and rescue services due to the net capital facilities impact demonstrated by the model. This monetary contribution exceeds the percentage of the net capital facilities impact to revenues which should adequately address any impact to fire and rescue services. 7 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA O� To be completed by Planning Stuff ,f M Fee. Amount Paid Zoning Amendment Number Date Receive PC Hearing Date J -- I30S Hearing Date The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Greenway Eng.ineerinTelephone: (540)-662-4185 Address: 151 Windy Hill, Winchester, VA 22602 2. Property Owner (if different from above) Name: Beverley B. Shoemaker Telephone: 869-1800 Address: P.O. Box 480 Stephens City, VA 22655 3. Contact person if other than above Name: Evan Wyatt Telephone: (540)-662-4185 4. Checklist: Check the following items that have been included with this application. Location map ® Agency Comments Plat ® Fees Deed to Property ® Impact Analysis Statement Verification of taxes paid ® Proffer Statement 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Beverley B. Shoemaker 6. A) Current Use of the Property: B) Proposed Use of the Property: 7. Adjoining Property: Single -Family Residential Office PARCEL ID NUMBER USE ZONING 86-((A))-82 Commercial & Office M2 86-((A))-77 Single -Family Residential RA 86-((A))-78 Single -Family Residential RA 86-((A))-80 Undeveloped Commercial B2 86-((A))-86 & 87 Trucking M1 86-((A))-89 Single -Family Residential RP 86-5-A Single -Family Residential RP 86-A-85E Single -Family Residential RP 86-((A))-90 Single -Family Residential RP 86C-2-83A Townhouse Residential RP 8. Location: The property is located at (give exact located based on nearest road and distance from nearest intersection, using road names and route number): South on Route 277 (Fairfax Pike), approximately 800 feet east of the intersection of Route 277 and Route 641 (Double Church). 0 0 Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 86- A -81 Magisterial: Fire Service: Rescue Service: 10, 11, Opequon Stephens City Stephens City Districts High School: Middle School: Elementary School Sherando Aylor Bass Hoover Zoning Cliange: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Re nested 10.09 RA I32 10.09 Total Acreage to be rezoned The following information sliould be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: Townhome: Multi -Family Non -Residential Lots: Mobile Home: IIotel Rooms: Square Footage of Proposed Uses Office: 100,000 sq.ft. in two phases-, Service Phase I - 5,000 sq.ft Station: Phase II - 95,000 sq.ft. Retail: Manufacturing: Restaurant: Warehouse: Other 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property lone at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the bet of my (our) knowledge. Applicant(s):CL,t lL Owner (s): Date: 3 07- _ Date: Date: oa Date: 3owman/Shoamakar Comnanias - Location Main BOWMAN/SHOEMAKER COMPANIES REZONING Adjoining Property Owners Naine Tax Map # Address ER Neff, Inc 86-((A))-77 PO Box 1027 Stephens City, VA 22655 Rachel S. Orndorff 86-((A))-78 1140 Ashby Station Road Front Royal, VA 22630 Fruit Limited Partnership 86-((A))-80 PO Box 740 Warrenton, VA 20188 James L & Jane II Bowman 86-((A))-82 448 Fairfax Pike Stephens City, VA 22655 Linwood D. Ritter 86-((A))-85E 746 Double Church Road Stephens City, VA 22655 Joseph W Jr & 86-((A))-86,87 469 Fairfax Pike Alice M Athey Stephens City, VA 22655 Samuel N & 86-((A))-89,90 683 Payne Road Jo Ann Whitacre Clearbrook, VA 22624 Kenneth E Herbaugh 86-((5))-A 561 Fairfax Pike Stephens City, VA 22655 Georgetown Court 86C-((2))-83A RR 1 Box 198 Homeowners Association Stephenson, VA 22656 File #3269/EAw/dls • 0 AMENDMENT Action: PLANNING COMMISSION: December 18, 2002 - Recommended Approval BOARD OF SUPERVISORS: January 22, 2003 ❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #08-02 OF BOWMAN SHOEMAKER WHEREAS, Rezoning #08-02 of Bowman/Shoemaker Properties, was submitted by Greenway Engineering to rezone 10.09 acres from RA (Rural Areas) to B2 (Business General) District for property located south on Fairfax Pike (Rt. 277), approximately 800 feet east of the intersection of Rt. 277 and Double Church Road (Rt. 641) and identified with Property Identification Number 86-A-81 in the Opequon Magisterial District; and WHEREAS, the Planning Commission held a public hearing on this rezoning on December 18, 2002; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on January 22, 2003; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 10.09 acres from RA (Rural Areas) to B2 (Business General) District as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. 11DRes 403-03 • • This ordinance shall be in effect on the date of adoption. Passed this 22°d day of January, 2003 by the following recorded vote: Richard C. Shickle, Chairman Gina A. Forrester W. Harrington Smith, Jr. Lynda J. Tyler - Aye Sidney A. Reyes Nay Margaret B. Douglas Aye Robert M. Sager Nay Nay Aye Aye A COPY ATTEST J*,R. Riley, Jr. Frederick County Administrator I'DRes. 803-03 O.\gaidas'CO\1A1IiNTS�RI'J.ONMG\RGSOLU'fN\Bowman Shucmaku w�xl Greenway Engineering • June 21, 2002 Bow1o" i/Shoci—aker Companies October 14, 2002 Rezoning November 20, 2002 BOWMAN/SHOEMAKER COMPANIES REZONING Tax Parcel 86-((A))-81 Opequon Magisterial District Preliminary Matters Pursuant to Section 15.2-2296 Bt. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #&� for the rezoning of 10.09 acres from the Rural Areas (RA) District to the Business General (132) District; development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the land owned by James L. Bowman being all of Tax Map Parcel 86-((A))-81 and further described in Deed Book 332 Page 340 recorded in the Frederick County Clerk of Courts Office. A.) Use and Structural Development of Property 1.) The applicant hereby proffers to develop the property for office and commercial use only and limit the total structural area to 100,000 square feet for the entire 10.09-acre site. 2.) The applicant hereby proffers to develop the 10.09-acre site in two phases. Phase I will be limited to 5,000 square feet of office space and Phase II will account for the balance of the proffered total structural square footage for the 10.09-acre site. 3.) The applicant hereby proffers to utilize the existing 3,596-square-foot structure on the 10.09-acre parcel for office use in Phase I. 4.) The applicant hereby proffers to prohibit any development of office or commercial use in Phase II until the 10.09-acre parcel is authorized to have public sewer service. Pile 113269/I:Aw Grcemvay Engineering • June 21, 2002 BowITT' i/Shoemaker Companies October W, 2002 Rezoning November 20, 2002 5.) The applicant hereby proffers to prohibit the development of the following land uses on the 10.09-acre site: Use SIC Electric, gas and other utility facilities and offices 49 Retail nurseries and lawn and garden supply stores 526 Automotive dealers (excluding gasoline service stations SIC - 5541) 55 Hotels and motels 701 Organizational hotels and lodging 704 Car washes 7542 Miscellaneous repair services 76 Golf driving ranges and miniature golf courses 7999 Membership organizations 86 Self-service storage facilities ----- Commercial batting cages operated outdoors ----- Adult care residences and assisted care facilities ----- Adult retail ----- B.) Transportation 1.) The applicant hereby proffers to dedicate right-of-way along Fairfax Pike (Route 277) for future road improvements by Virginia Department of Transportation in accordance with the preliminary engineering documents identified as F.I. Plans, Plan and Profile of Proposed State Highway, Frederick County From: 0.168 km east of CL I-81 To: 0.276 km East of Rt. 636; Project 0277-034-103, PE-101, RW 201, C-501. 2.) The applicant hereby proffers to develop a 60' right-of—way from an intersection with Fairfax Pike to the southern limits of the 10.09-acre parcel as a Phase II improvement in accordance with the attached Exhibit A, attached to and made part of these proffers. This right-of-way will be designed and constructed as a part of the first site plan in Phase II which accesses the 60' right-of-way. 3.) The applicant hereby proffers to enter into a signalization agreement with the Virginia Department of Transportation for the installation of a traffic signal at the intersection of Fairfax Pike and the 60' right-of-way. This signalization agreement shall be executed with the Virginia Department of Transportation prior to the approval of the first site plan in Phase II, which accesses the 60' right-of-way. 4.) The applicant hereby proffers to limit the intersection points with Fairfax Pike to utilize the existing loop driveway only for the Phase I office development. 5.) The applicant hereby proffers to limit the 10.09-acre site to a total of two intersection points. The existing loop driveway for the Phase I office development shall account for one of the intersection points until the connection is severed from Route 277. Pile 113269/FAW 2 Greemvay Engineering • June 21, 2002 Bo'On/Shocitaiker Companies t October lit, 2002 Rezoning November 20, 2002 6.) The applicant hereby proffers to provide a ten -foot (10) non-exclusive casement along the Fairfax Pike (Route 277) property frontage for the purpose of allowing the development of a bicycle facility as identified by the Frederick County Comprehensive Policy Plan's Bicycle Plan. This casement will be dedicated to the appropriate entity prior to the construction of the bicycle facility. 7.) The applicant hereby proffers to litnit the development within Phase II to a total of 250 vehicle trips per day (VPD) for that phase until the improvements to Fairfax Pike are provided in accordance with the preliminary engineering documents identified as F.I. Plans, Plan and Profile of Proposed State Highway, Frederick County From: 0.168 lun east of CL I-81 To: 0.276 km East of Rt. 636; Project 0277-034-103, PE-101, RW 201, C-501. A detailed traffic study will be provided for each site plan proposed in Phase II to ensure that an acceptable level of service is maintained on Fairfax Pike resulting from the traffic generations from this site. All traffic studies prepared for site plans within the Phase II development will be in accordance with the Virginia Department of Transportation's guidelines and procedures. Development within Phase II will only occur if an acceptable level of service for Fairfax Pike is proven through the traffic study process. C.) Lighting The applicant hereby proffers that all building mounted lights and pole -mounted lights will be of a downcast nature and shielded and directed away from adjacent properties surrounding the proposed project. Pole -mounted lights will not exceed 25 feet in height. Lighting plans will be submitted for each site plan in Phase II for review and approval by the Frederick County Planning Department prior to installation. D.) Parking Lot Location and Design The applicant hereby proffers that all parking lots constructed in Phase II will be located a minimum of 20 feet from the dedicated Fairfax Pike right-of-way. An earth berm that is a minimum of three (3) feet in height will be installed within the 20-foot parking lot setback distance and will be landscaped with evergreen shrubs that are a minimum of 24 inches in height at the time of planting to create a visual separation between Fairfax Pike and the parking lots for the office buildings. E.) Business Signs The applicant hereby proffers that all freestanding business signs will be monument type construction and that pole mounted signs will be prohibited. No monument sign will exceed 15 feet in height or 100 square feet in area for the message portion of the monument sign. Pilc #3269/LAW 3 Greenway Engineering • June 21, 2002 October 14, 2002 November 20, 2002 F.) Monetary Contribution to Offset Impact of Development Bowfn/Shoeivaker Companies Rezoning The undersigned owner of the above -described property hereby voluntarily proffer that in the event rezoning application # 0 2 is approved, and the property is subsequently developed within a B2 zone, the undersigned will pay to the Treasurer of Frederick County, Virginia the following amount: $ 2,500 for Frederick County Fire and Rescue to be redistributed to Stephens City Volunteer Fire & Rescue Company for capital facilities costs This payment is intended to offset the additional cost to Frederick County due to an increased demand on public services and will be paid within ninety (90) days following approval of the rezoning by the Board of Supervisors. G.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By:'_ - Beverley . hoemaker Date Commonwealth of Virginia, City/County of rt� "el lC lC To Wit: The foregoing instrument was acknowledged before me thisc3�y of A 6 0611( .z'/_ .V bD"�- by Notary Public My Commission Expires File #3269/EAW 4 MARK D. SMITH No.022837 a ~ CC e- W a E. 04 a� L33 =W W� w o Y a � � W a a O o c5 W z 0 N I DATE: JULY 2. 2002 1 I SCALE: 1"=300' 1 DESIGNED BY:EAN JOB NO.3289 SHEET I OF 1 Greenway Engineering • June 21, 2002 Bowniohocmaker Companies October lit, 2002 Rezoning BOWMAN/SHOEMAKER COMPANIES REZONING Tax Parcel 86-((A))-81 Opequon Magisterial District Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application 408-02 for the rezoning of 10.09 acres fi•orn the Rural Areas (RA) District to the Business General (132) District; development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deerned withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the land owned by .lames L. Bowman being all of Tax Map Parcel 86-((A))-81 and further described in Deed Book 332 Page 340 recorded in the Frederick County Cleric of Courts Office. A.) Use and Structural Development of Property 1.) The applicant hereby proffers to develop the property for office and commercial use only and limit the total structural area to 100,000 square feet for the entire 10.09-acre site. 2.) The applicant hereby proffers to develop the 10.09-acre site in two phases. Phase I will be limited to 5,000 square feet of office space and Phase II will account for the balance of the proffered total structural square footage for the 10.09-acre site. 3.) The applicant hereby proffers to utilize the existing 3,596-square-foot structure on the 10.09-acre parcel for office use in Phase I. 4.) The applicant hereby proffers to prohibit any development of office or commercial use in Phase II until the 10.09-acre parcel is authorized to have public sewer service. 5.) The applicant hereby proffers to prohibit the development of the following land uses on the 10.09-acre site: Use SIC Electric, gas and other utility facilities and offices 49 Retail nurseries and lawn and garden supply stores 526 Automotive dealers (excluding gasoline service stations SIC - 5541) 55 File I13269/11Aw • 0 RECEIV/-ED FREDERICK COUNTY PL4""NG & DEVELOPMENT Greenway Engineering June 21, 2002 Bownio' ' 'hoemaker Companies October 14, 2002 Rezoning Use t �;j�.�'�' �.',IJR"�,,k -Y� SIC Hotels and motels 701 Organizational hotels and lodging 704 Car washes 7542 Miscellaneous repair services 76 Golf driving ranges and miniature golf courses 7999 Membership organizations 86 Self-service storage facilities ----- Commercial batting cages operated outCloors ----- Adult care residences and assisted care facilities ----- Adult retail ----- B.) Transportation 1.) The applicant hereby proffers to dedicate right-of-way along Fairfax Pike (Route 277) for future road improvements by Virginia Department of Transportation in accordance with the preliminary engineering documents identified as F.I. Plans, Plan and Profile of Proposed State Highway, Frederick County From: 0.168 km east of CL I-81 To: 0.276 km East of Rt. 636; Project 0277-034-103, PE-101, RW 201, C-501. 2.) The applicant hereby proffers to develop a 60' right-of—way from an intersection with Fairfax Pike to the southern limits of the 10.09-acre parcel as a Phase II impI'ovement In accordance with the attached Exhibit A, attached to and made part of these proffers. This right-of-way will be designed and constructed as a part of the first site plan in Phase II which accesses the 60' right-of-way. 3.) The applicant hereby proffers to enter into a signalization agreement with the Virginia Department of Transportation for the installation of a traffic signal at the intersection of Fairfax Pike and the 60' right-of-way. This slgnalizatlon agIeement shall be executed with the Virginia Department of Transportation prior to the approval of the first site plan in Phase I1, which accesses the 60' right-of-way. 4.) The applicant hereby proffers to limit the intersection points with Fairfax Pike to utilize the existing loop driveway only for the Phase I office development. 5.) The applicant hereby proffers to limit the 10.09-acre site to a total of two intersection points. The existing loop driveway for the Phase I office development shall account for one of the intersection points until the connection is severed from Route 277. 6.) The applicant hereby proffers to provide a ten -foot (10) non-exclusive easement along the Fairfax Pike (Route 277) property frontage for the purpose of allowing the development of a bicycle facility as identified by the Frederick County Comprehensive Policy Plan's Bicycle Plan. This easement will be dedicated to the appropriate entity prior to the construction of the bicycle facility. 7.) The applicant hereby proffers to conduct a detailed traffic study in accordance with the Virginia Department of Transportation's guidelines and pi'oCCCILires for each site plan proposed for the Phase II. All site plan submissions thereafter shall Pile 113269/EAw 2 Greenway Engineering June 21, 2002 Bowni'j1T/shocniaker Companies October 14, 2002 Re .01i�nl�1J 1'LNI�, include a traffic study update of the original study unless waived by VDOT. Any improvements deemed necessary by the Virginia Department of Transportation to maintain a level of service of C or better will be incorporated into said site plans submissions. These improvements will be paid for by each respective user in whole or part as deemed necessary by the Virginia Department of Transportation. These monies are to be used for said improvements and will be made available for matching funds for any County, State, of Federal programs that are entered Into by Frederick County to implement the Route 277 improvement project. C.) Lighting The applicant hereby proffers that all building mounted lights and pole -mounted lights will be of a downcast nature and shielded and directed away from adjacent properties surrounding the proposed project. Pole -mounted lights will not exceed 25 feet in height. Lighting plans will be submitted for each site plan in Phase II for review and approval by the Frederick County Planning Department prior to installation. D.) Parking Lot Location and Design The applicant hereby proffers that all parking lots constructed in Phase II will be located a minimum of 20 feet fronn the dedicated Fairfax Pike fight -of -way. An earth berm that is a minimum of three (3) feet in height will be installed within the 20-foot parking lot setback distance and will be landscaped with evergreen Shrubs that are a nlilnimum of 24 inches in height at the time of planting to create a visual separation between Fairfax Pike and the parking lots for the office buildings. E.) Business Signs The applicant hereby proffers that all freestanding business signs will be monument type construction and that pole rnountcd Signs will be prohibited. No monument sign will exceed 15 feet in lncight Or 100 square feet in area for the nnessage portioIn of the monument Sign. F.) Monetary Contribution to Offset Impact of Development The undersigned owner of the above -described property hereby voluntarily proffer that in the event rezoning application # 08-02 is approved, and the property is subsequently developed within a B2 zone, the undersigned will pay to the Treasurer of Frederick County, Virginia the following amount: $ 2,500 for Frederick County Fire and Rescue to be redistributed to Stephens City Volunteer Fire & Rescue Company for capital facilities costs Pile 113269/1:A\V 3 Gremway Engineering June 21, 2002 Bowmaii/shoeniaker Companies October 14, 2002 Rezonino This payment is intended to offset the additional cost to Frederick County due to an increased demand on public services and will be paid within ninety (90) clays following approval of the rezoning by the Board of Supervisors. G.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors to the Interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By: S Q-a 5 D Beverley B .0 ioemaker Date Commonwealth of Virginia, City/County of To Wit: h The foregoing instrument was acknowledged before me this o�� 1� of b �� 20(gby Notary Public My Commission Expires d �� File 113269/1-AW 4 Greenway Engineering June 21, 2002 Bowman/Shower Companies Rezonin �v BOWMAN/SHOEMAKER COMPANIES RE _ Tax Parcel 86-((A))-81 Opequon Magisterial District Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application-4 A for the rezoning of 10.09 acres from the Rural Areas (RA) District to the Business General (B2) District; development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the land owned by James L. Bowman being all of Tax Map Parcel 86-((A))-81 and further described in Deed Book 332 Page 340 recorded in the Frederick County Clerk of Courts Office. A.) Use and Structural Development of Property 1.) The applicant hereby proffers to develop the property for office use only and limit the total building structures to 100,000 square feet for the entire 10.09 acres. 2.) The applicant hereby proffers to develop the office use in two phases. Phase I will be limited to 5,000 square feet of office space and Phase II will account for the balance of the proffered total structural square footage for the 10.09-acre parcel. 3.) The applicant hereby proffers to utilize the existing structure on the 10.09-acre parcel for office use in Phase I. 4.) The applicant hereby proffers to prohibit any development of office use in Phase II until the 10.09-acre parcel is authorized to have public sewer service. B.) Transportation 1.) The applicant hereby proffers to dedicate right-of-way along Fairfax Pike (Route 277) for future road improvements by Virginia Department of Transportation in accordance with the preliminary engineering documents identified as F.I. Plans, Plan and Profile of Proposed State Highway, Frederick County From: 0.168 km east of CL I-81 To: 0.276 km East of Rt. 636; Project 0277-034-103, PE-101, RW 201, C-501. File #3269/EAW Greenway Engineering • June 21, 2002 Bowman/Shoe ,,aker Companies Rezoning 2.) The applicant hereby proffers to develop a 60' right-of—way from an intersection with Fairfax Pike to the southern limits of the 10.09-acre parcel as a Phase II improvement in accordance with the attached Exhibit A, attached to and made part of these proffers. This right-of-way will be designed and constructed as a part of the first site plan in Phase II which accesses the 60' right-of-way. 3.) The applicant hereby proffers to enter into a signalization agreement with the Virginia Department of Transportation for the installation of a traffic signal at the intersection of Fairfax Pike and the 60' right-of-way. This signalization agreement shall be executed with the Virginia Department of Transportation prior to the approval of the first site plan in Phase II, which accesses the 60' right-of-way. 4.) The applicant hereby proffers to limit the intersection points with Fairfax Pike to utilize the existing loop driveway only for the Phase I office development and to limit the Phase II office development to two new intersection points. 5.) The applicant hereby proffers to provide a ten -foot (10) non-exclusive easement along the Fairfax Pike (Route 277) property frontage for the purpose of allowing the development of a bicycle facility as identified by the Frederick County Comprehensive Policy Plan's Bicycle Plan. This easement will be dedicated to the appropriate entity prior to the construction of the bicycle facility. C.) Lighting The applicant hereby proffers that all building mounted lights and pole -mounted lights will be of a downcast nature and shielded and directed away from adjacent properties surrounding the proposed project. Pole -mounted lights will not exceed 25 feet in height. Lighting plans will be submitted for each site plan in Phase II for review and approval by the Frederick County Planning Department prior to installation. D.) Parking Lot Location and Design The applicant hereby proffers that all parking lots constructed in Phase II will be located a minimum of 20 feet from the dedicated Fairfax Pike right-of-way. An earth bean that is a minimum of three (3) feet in height will be installed within the 20-foot parking lot setback distance and will be landscaped with evergreen shrubs that are a minimum of 24 inches in height at the time of planting to create a visual separation between Fairfax Pike and the parking lots for the office buildings. E.) Business Signs The applicant hereby proffers that all freestanding business signs will be monument type construction and that pole mounted signs will be prohibited. No monument sign will exceed 15 feet in height or 100 square feet in area for the message portion of the monument sign. Pile 113269/EAw 2 Greenway Engineering • June 21, 2002 Bowman/Shoei'laker Companies Rezoning F.) Monetary Contribution to Offset Impact of Development The undersigned owner of the above -described property hereby voluntarily proffer that in the event rezoning application # is approved, and the property is subsequently developed within a B2 zone, the undersigned will pay to the Treasurer of Frederick County, Virginia the following amount: $ 2,500 for Frederick County Fire and Rescue to be redistributed to Stephens City Volunteer Fire & Rescue Company for capital facilities costs This payment is intended to offset the additional cost to Frederick County due to an increased demand on public services and will be paid within ninety (90) clays following approval of the rezoning by the Board of Supervisors. G.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By:(14"Y" -off Beverley B. hoemaker Date Commonwealth of Virginia, City/,Cour� ity of� To Wit: The foregoing instrument was acknowledged before me this '6 day of yt 1 -1 200�by J Y Public My Commission Expires � �� Notar File #3269/EAW 3 Greenway Engineering June 21, 2002 Bowman/Shoe*r Companies Rezoning BOWMAN/SHOEMAKER COMPANIES REZONING Tax Parcel 86-((A))-81 Opequon Magisterial District Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 10.09 acres from the Rural Areas (RA) District to the Business General (132) District; development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by - the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the land owned by James L. Bowman being all of Tax Map Parcel 86-((A))-81 and further described in Deed Book 332 Page 340 recorded in the Frederick County Clerk of Courts Office. A.) Use and Structural Development of Property 1.) The applicant hereby proffers to develop the property for office use and limit the total building structures to 100,000 square feet for the entire 10.09 acres. 2.) The applicant hereby proffers to develop the office use in two phases. Phase I ra �� w- t ill be limited to �,000 square feet of office space ace and Phase II will account for N the balance of the proffered total structural square footage for the 10.09-acre p q g parcel. 3.) The applicant hereby proffers to utilize the existing structure on the 10.09-acre �r parcel for office use in Phase 1. 0 4.) The applicant hereby proffers to prohibit any development of -office use in Phase II until the 10.09-acre parcel is authorized to have public sewer service. P ?y n f ,lgfpn of No !� ti,eoE/ B.) Transportation 1, AEf-FX_r,u.t as `-1Is /�Atia llOPn a i& - 17 , 1.) The applicant hereby proffers to dedicate right-of-way along Fairfax Pike (Route 277) for future road improvements by Virginia Department of Transportation in accordance with the preliminary engineering documents identified as F.I. Plans, Plan and Profile of Proposed State Highway, Frederick County From: 0.168 km east of CL I-81 To: 0.276 km East of Rt. 636; Project 0277-034-103, PE-101, RW 201, C-501. File #3269/EAW `vreenway Engineering • June 21, 2002 Bowman/Shooer Companies *NSi I Rezoning 4 Z ) The applicant hereby proffers to develop a 60' right-of—way from an intersection w cv�Q C with Fairfax Pike to the southern limits of the 10.09-acre parcel as a Phase II k6 improvement in accordance with the attached Exhibit A, attached to and made part of these proffers. This right-of-way will be designed and constructed as a part of the first site plan in Phase II which accesses the 60' right-of-way. 3.) The applicant hereby proffers to enter into a signalization agreement with the Virginia Department of Transportation for the installation of a traffic signal at the intersection of Fairfax Pike and the 60' right-of-way. tion agreement shall be executed with the Virginia Department o Trans rtation prior to the approval of the first site plan in Phase II which accesses e of -way. 4.) The applicant hereby proffers to limit the intersection points with Fairfax Pike to utilize the existing loop driveway only for the Phase I office development and to limit the Phase II office development to two new intersection points. 5.) The applicant hereby proffers to provide a ten -foot (10) non-exclusive easement along the Fairfax Pike (Route 277) property frontage for the purpose of allowing the d elopment of a bicycle facility as identified by the Frederick County mom rehensive Policy Plan's Bicycle Plan. This easement will be dedicated to the �' P Y Y �i appropriate entity prior to the construction of the bicycle facility. o h- r-J C.) Lighting The applicant hereby proffers that all building mounted lights and pole -mounted lights will be of a downcast nature and shielded and directed away from adjacent properties surrounding the proposed project. Pole -mounted lights will not exceed 25 feet in height. Lighting plans will be submitted for each site plan in Phase II for review and approval by the Frederick County Planning Department prior to installation. D.) Parking Lot Location and Design The applicant hereby proffers that all parking lots constructed in Phase II will be located a minimum of 20 feet from the dedicated Fairfax Pike right-of-way. An earth berm that is a minimum of three (3) feet in height will be installed within the 20-foot parking lot setback distance and will be landscaped to create a visual separation between Fairfax Pike and the parking lots for the office buildings. . E.) Business Signs ff `� he applicant hereby proffers that all freestanding business signs will be monument type �3'vnstruction and that pole mounted signs will be prohibited. No monument sign will exceed 15 feet in height. F.) Monetary Contribution to Offset Impact of Development The undersigned owner of the above -described property hereby voluntarily proffer that in the event rezoning application # is approved, and the property is �(, File 93269/EAW 2 Greenway Engineering ` June 21, 2002 Bowman/Shoe er Companies Rezoning subsequently developed within a B2 zone, the undersigned will pay to the Treasurer of Frederick County, Virginia the following amount: $ 2,500 for Frederick County Fire and Rescue This payment is intended to offset the additional cost to Frederick County due to an increased demand on public services and will be paid at the time of the issuance of the first building permit for development within Phase I1. G.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: Beverley B. Shoemaker Commonwealth of Virginia, City/County of Date To Wit: The foregoing instrument was acknowledged before me this day of 2001 by Notaiy Public My Commission Expires File 13269/EAw 3 OUTPUT MODULE APPLICANT. Bowman/Shoemaker Net Fiscal Impact LAND USE TYPE Commercial Costs of Impact Credit: Credits to be Take REAL EST VAL $6,508,838 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ FIRE & RESCUE 11 Capital Faciltijes col sum only) Oper Cap Equip Expend/Debt S. Taxes, Other Fire and Rescue Department $55,706 Elementary Schools $0 Middle Schools $0 $0 $0 High Schools $0 Parks and Recreation $0 $0 Public Library $0 $0 Sheriffs Offices $0 $3.895 $0 $0 Building $0 $0 !Administration )ther Miscellaneous Facilities $0 $9,339 $10,311 SUBTOTAL $55.706 $13,234 $10,311 $0 LESS: NET FISCAL IMPACT $4,577,622 NET CAP. FACILITIES IMPACT Total Potential Adjustment For Tax Credits Revenue- Net Capital Net Cost Per (Unadjusted) Cost Balance Facilities Impact Dwelling Unit $0 $0 $55,706 ERR $0 $0 $0 ERR $0 $0 $0 ERR $0 $0 $0 ERR $3.895 $3,895 $0 ERR $0 $0 $0 ERR $19,650 $19.650 $0 ERR $23,545 $23,545 $32,161 ERR $4,577,622 $4.577,622 $4.577.622 ERR sol F RR INDEX: "1.0" If Cap. Equip Included: 1.0 INDEX: '1.0' if Rev -Cost Bal, '0 0' rf Ratio to Co Avg: 0.0 Rev -Cost Bal = 1.000 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg = 1.342 METHODOLOGY 1. Capital- facilities requirements are input to the first column as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations is input in row total of second column (zero if negative): included are the one-time taxes/fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. 6. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). ,AMOTE: Proffer calculations do not include interest because they are cash payments up front. Credits do include interest if the projects are debt financed NOTES: Model Run Date 07/12/02 JFC Project Description: Assumes 100,000 sq ft. of retail use on 10 09 acres zoned 82 District Property Identification Number (PIN) 86-A-81 Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. 2001 MODEL t � Rezoning Comments Frederick County Fire Marshal Mail to: Frederick County Fire Marshall Attn: County Planner 107 North Kent Street Winchester, Virginia, 22601 (540) 665-6350 Hand deliver to: Frederick County Fire & Rescue Dept. Attn: Fire Marshal County Administration Bldg., 1" Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshall with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: 500 Fairfax Pike; south side of Fairfax Pike, approximately 800 feet east of the intersection with Double Church Road. Current zoning: RA District Zoning requested: B2 District Acreage: 10.09 Fire Marshal's Comments: Fire Marshal's Signature & Date: Notice to Fire Marshal — Please Returh This Form to the Applicant ec e- 0 /G 4-0C G. Frederick CountyFireand Rescue rr 4; Office of the Fire.`Marshal ;� `� �,' , Plan`Review and Comments Control number Date received Date reviewed Date Revised RZ02-001OR 10/30/2002 10/30/2002 10/29/2002 Project Name Applicant Bowan -Shoemaker Co. Rezoning Greenway Engineering Address City State Zip Applicant Phone 151 Windy Hill Lane Winchester VA 22602 540-662-4185 Type Application Tax ID Number Fire District Rescue District Rezoning 86-A-81 11 11 Current Zoning RA Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Election District Opequon Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Emergency Vehicle Access Comments Fire and rescue apparatus access must be maintained at all times. Fire LaneNo Parking signs required at fire hydrants, and normal and emergency access points Access Comments Additional Comments Fire hydrants are required within 300 feet of all points of any commercial building. Hydrants shall be placed within 3 feet of the curbline. Plan Approval Recommended Reviewed By Signature Yes Timothy L. Welsh Title Rezoning Comments 0 Frederick -Winchester Heal�thDepartment iiiaaiiii iiiaa�ziiii�✓aaiiiOM= Mat to: Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Winchester, Virginia 22601 (540) 722-3480 41Ci�- CO,G 4 � w 1734 Hand deliver to- Frederick- Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Suite 201 Winchester, Virginia 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, im act analysis, and any other pertinent information. p Applicants Name: Greenway Enaineerina Address: 151 Windy Hill Lane Winchester VA 22602 Phone Number: 540-662-4185 Location of property: 500 Fairfax Pike; south side of Fairfax Pike; approximately 800 feet east of the intersection with Double Church Road. Current Zoning: RA District Zoning Requested: B2 District Acreage 10.09 Frederick -Winchester Health Department's Comments: -9�- I V-ZZA. t/ "d 0, . , Superintendent's Signature & Date: Notice to Health Department - Please Return This Form to the Applicant 8- 2-02;10:42AM; GreenWoy Enpine540 984 5607 # 1/ 3 0 Phlllp A. Shucet COMMISSIONER COMMONWEALTH of VIRGINIA Mr. Evan A. Wyatt, AICP C/O Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA 22824 August 2, 2002 Ref: Bowman/Shoemaker Companies Rezoning Application Parcel 86-((A))-81 Route 277, Fairfax Pike Frederick County Dear Evan: JERRYA. COPP RESIDENT ENGINEER TEL (540) 984-5600 FAX (540) 984-5607 A VDOT review has been completed on the parcel rezoning application dated July 3, 2002 (received July 3, 2002) for the referenced project. We do think the proffers offered address transportation concerns. However, if the proposal assumes the Route 277 project referenced in the body of the rezoning application to be in place prior to build out of the outlined phases of proposed site usage, our concern would be that the contingent need for left turn lane and tapers to access the site may be difficult to achieve in the available right-of-way and the length of left turn lane and tapers extending possibly 800' each direction from proposed access location in the event the Route 277 project were not in place at build out of site plan. If there are any questions or concerns, please call. Sincerely, Barry J. Sweitz , ns. oa +1E r For: Steven A. Melnikoff, Transpeer Enclosures <<_>. xc: Mr. Dave Heironimus, Mr. Jeremy Camp r VirginiaDOT.org WE KEEP VIRGINIA MOVING 8- 2-02;10:42AM; Greenway 0 Enalneer;540 984 5607 it 2/ 3 0 Philip A. Shucet COMMISSIONER COMMONWEALTH ®f VIRC-j]INI A DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA 22824 August 2, 2002 VDOT Comments to Bowman/Shoemaker Companies Rezoning Application JERRYA. COPP RESIDENT ENGINEER TEL (540) 984.5600 FAX (640)984.5607 The documentation within the application to rezone this property appears to have significant measurable impact on Route 277, Fairfax Pike. This Is the VDOT roadway which has been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Bowman/Shoemaker Rezoning application dated July 3, 2002 addresses transportation concerns associated with this request, However, see attached letter from VDOT to Greenway Engineering dated August 2, 2002. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Steven A. Melnikoff, Transpo Ion Engineer VirginlaDOT.org WE KEEP VIRGINIA MOVING 8- 2-02;10:42AM; Greenway Englneer;540 984 5607 # 3/ 3 Rezoning Continents � Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 1550 Commerce Street Winchester, Virginia Applicant's Name: Greenwav Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: 500 Fairfax Pike: south side of Fairfax Pike, approximately 800 feet east of the intersection with Double Church Road. Current zoning: RA District Zoning requested: B2 District Acreage: 10.09 Virginia Department of Transportation Comments: See attached comment and letter dated August 2, 2002 from VnOT to Greenwav Engineering. VDOT Signature & Date: Notice to VDOT — Please Return This Form to the Applicant • 0 Rezoning, Comments IX Fire and Rescue Company ,tame of Fire & Rescue Companv: Stephens City Fire & Rescue Company Address & Phone P.O. Box 253 Steplens City, VA 22655 369-4576 Applicant: Please fill out the information as accurately as possible in order to assist the Fire and Rescue Squad with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other- pertinent information. Applicant's Name Mailing Address: Location of Property Greemvay 1,rigineerint; l51 Windv Hill Lanc Winchester. VA 22602 Telephone: 540-062-4185 500 Fairfax Pike: south side of Fairfax Pike. approximated 800 feet east intersection with Double Church Road Current zoning: RA District Zoning requested: 132 District Acreage: 10.09 �y I Based on the changes made to the Impact on Development, specifically to Stephens City Fire and Rescue, we do not have any problems with the rezoning of the aforementioned Property. If you should have any questions, please do not hesitate to contact me. Fire & Rescue Company's ?/-7— S �?- Si�znaturc & DaLe: GregoryL. Locke, Fire and Rescue Chief Notice to Firt? & Rescuk, Cunt an - Please Return This Form to (lie, NpOic:.arlt: Frederick' C-94.0 t di re t t 1 I! •' - t t s t )$ i t l I{ 1�'- 7 s} 1 Dep�lr�ment office of the Fj a illlarsal' ti'r't 1 i'r a IMP v1' W;An Comments Y t ` ' Control number Date received Date reviewed Date Revised RZ02.0010 07/03/2002 07/09/2002 Project Name Applicant Bowman-Shoomakor Companies Greenway Engineering Address City State Zip Applicant Ph 151 Windy Hill Lane Winchester VA 22601 540-662.4185 Type Application Tax ID Number Fire District rezoning 86-A-86 11 Current Zoning RA Recommendations Automatic Sprinkler System Automatic Fire Alarm Syste Yes Yes Other recommendion Fire extinguishers, smoke detectors Emergency Vehicle Access Not Identified Siamese Location Not Identified Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Rescue District 11 Election District Opequon Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Emergency Vehicle Access Comments Fire and rescue apparatus access must he maintained at all times. Fire Lane No Parking signs required at fire hydrants, and normal and emergency access points. Access Comments Additional Comments Fire hydrants are required within 300 feet of all points of any commercial building. Hydrants shall be placed within 3 feet of the curbline. Plan Approval Recommended Reviewed By Signiture Yes K. Steudl Title • urpA y ov a Rezoning Continents ;:.�:. F.:.r! i�, ri.v �., rs i/., rid/i�;q: rri..!.F.!.�i �!� i%'! {i!�.: i; .; :.:/::.�: i;'/..•:l'/::' ...,,,,,,.,.,,i;is:i;z:::..,,.,,.,,.,,,,,,,,;;).,...,,,,.,.,.,iL;•/i/n,GG/,,,/..,,/i,,,/.,,,.,//„!;,:i}:':;L;.LYi.. a.,..,,,,;.,, �;�/..,✓/ ., Historic Resources Advisory Board Mail to: JUL. (, j Z002 Hand deliver to: Frederick County Frederick County Department of Plannnnc, &7 Development,_ Department of Planning &Development 107 North Kent Street --' `"� Cy '�- IT Co. Administration Building) 4`t' Floor Winchester, Virginia, 22601 (540) 665-5651 107 North Kent Street Winchester, Virginia Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: 500 Fairfax Pike; south side of Fairfax Pike, approximately 800 feet east of the intersection with Double Church Road. Current zoning: RA District Zoning requested: B2 District Acreage: 10.09 Advisory Board Comments: Signature & Date: �(I� ��� n n " i Notice to Advisory Board — Please Return This Form to the Applicant L� July 25, 2002 Mr. Evan A. Wyatt, AICP Greenway Engineering 1 5 1 Windy Hill Lane Winchester. VA 22602 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RC: Request for Historic Resources Advisory Board (HRAB) Comments Bowman - Shoemaker Companies Rezoning Application Dear Evan: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic properties and it is not necessary to schedule a formal review of the rezoning application by the HRAB. As you have indicated in your impact statement, according to the Rural Landmarks Survey, there are no significant historic structures located on the property nor are there any possible historic districts in the vicinity. It can also be noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that this proposed rezoning would directly impact. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely. 4 Rebecca Ragsdale Planner I RAR/kac U:' COM N1ITFEGS\H RAB'Cominems�Shoemaker.wpd • 107 North Kent Street - Winchester, Virginia 22601-5000 Rezoning Comments ii'r.:':::r:.;;:�{ni:!.iii:4:%r{,ry{:�.%ir�rrii::•: f�.., .x: :1%'r:.%r: •.w{:.w: :::i v:::.:•w:,:.i ��•':�%�:<.�.:.:::r::1:;i..,.:...:::;:;�:�5::� :.:/..:. .:r.� �1:. •. / /,:: .:r:: ....�,i.,,.:.x�•%�::ur.�af%%r<r��:r::: r: :::y:�%.,.:..:.:... •:./.1�:.1�//i.:1i.r.. ram,.... 1. !� :. n.. .i..... .f� . r .:Y.%.,....,........,.,.,,,.�:',•":,...�3�%�......:,r.,..:./f��l/./�.ur/,�/...,..,iril/,��r`i.:%ii':.r...�/.r9/,�lrim:.u::.�,%:i:ii:,..r//,.,,.!!: Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia, 22604 (540) 868-1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: 500 Fairfax Pike, south side of Fairfax Pike, approximately 800 feet east of the intersection with Double Church Road. Current zoning: RA District Zoning requested: B2 District Acreage: 10.09 Sanitation Authority Continents: Sanatation Authority Signature & Date: r Notice to Sanitation Authori� Please Return This Form to the Applicant Rezoning Conunents • :;:r.i::....r.i..,;:,.•:..:.5':;":;<;4:i.�hi%�:/i iir,../..�.�/� vi,'i%ir i:�;;:;'%i/%�i����'"4�Y%:i�i;�/�yi ✓�/,'/:;rr,�;;i,4;.nir,.,`>Ln;;;,,n,:ni �i.'.%:/i.':%:;i/,2ii's: �;iii/ �;i/„ia / � ;�// �d� .:// /i,/ ;;.:i %�/ i/�/��i„%/i///iir, ,f./, /i�ii, Frederick —Winchester Service Authority Mail to: Fred-Winc Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722-3579 Hand deliver to: Fred-Winc Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia Applicant's Name: Greenway EnQineerina Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: South on Route 277 (Fairfax Pike), approximately 800 feet east of the intersection of Route 277 and Route 641 (Double Church Road) Current zoning: RA Zoning requested: B2 Acreage: 10.09 Fred-Winc Service Authority's Comments: oo coranimt5 (10 w-acemS Fred- Wine Service Authority's Signature & Date: Lt�w` 7 30( d2- Notice to Fred-Winc Sez-vic Authority — Please Return This Forin to the Applicant • Rezoning Comments ::r:r,;,i:%!!!.>:%.%!.r.ro;y,.;!:;>:n;,r...�:!: �.;:r..rv.%,•: ry '/•J'%!i%r.'/r!�;n�!.>:.:!r!r.;:r.r�%..i.%r..;iG:�/Jr.%ir.%/'rr%/%'.`i"/'1i{.r /n;i ;`:%i. :.:.%,,.!:,r,:rr i. i�..... i..i ifr:.,r:/f'/:iii Frederick County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia, 22601 (540) 665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Fourth Floor Winchester, Virginia (540) 665-5651 Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: 500 Fairfax Pike: south side of Fairfax Pike, approximately 800 feet east of the intersection with Double Church Road Current zoning: RA District Zoning requested: I32 District Acrcage: 10.09 County Attorney's Comments: i Al-C e i w Assistant County Attorney's 7 Signature & Date: 0a, �� Notice to County Attorney — lease Return This form to the Applicant 03- 4' Rezoning Comments • • �!.'l.!r,.'r.!+1,.?� �!%!? �.'%%%i%/,.1.%fll/.f/%/?!�%i%/: %' %%f %%'/,' / , ii/ ri ! i r r ;.i/✓.i;'; ii. i rli rii/••{,iir� r r rii/',i f rY r' / r;% Frederick County Department of Public Works Mail to: Frederick County Dept. of Public Works Attn: Director of Engineering 107 North Kent Street Winchester, Virginia, 22601 (540) 665-5643 Hand deliver to: Frederick County Dept. of Public Works Attn: Director of Engineering County Administration Bldg., 4"' Floor 107 North Kent Street Winchester, Virginia Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy IIill Lane Winchester, VA 22602 Location of property: 500 Fairfax Pike; south side of Fairfax Pike, approximately 800 feet east of the intersection with Double Church Road. Current zoning: RA District Zoning requested: B2 District Acreage: 10.09 Department of Public Work's Comments: IiVP Public Works Signature & Date: �� C� lam✓ t-� %J%O�� O Notice to Dept. of Public Works — Please Return This Form to the Applicant Rezoning Coimnents • i%.;//�/:/i%•::`:�.'i':.%:?>',':�:�:'/.:%j/:`./. it// . •%F/: iir ,i!<%ir,.i;:::' .�� /�/� ��! /.�/�/u.!,f�i/'i'i/i� %!: %,/���r// !:�/,..!% nn�..r„/orr/.•, fr.!,/.:..i l:/f./////;/�/,:nn/nun//.../i n/�,/�jj/// j�j/�/r%��:i.r /iiii vi'/ /✓f/./.� rr� %�/�r�//„////�ii %'. Frederick County Department of Planning and Development Mail to: Department of Planning and Development Attn: County Planner 107 North Kent Street Winchester, Virginia, 22601 (540) 665-5651 Hand deliver to: 107 North Kent Street Fourth floor Winchester, Virginia (540) 665-5651 Applicant's Name: Greenway Engineering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: 500 Fairfax Pike,• south side of Fairfax Pike, an roxjmatqjy;8QQ' feet east of the intersection with Double Church Road ;,EFT, OF FLP,;��\I `dG,'DFVELOPWENTI Current zoning: RA District Zoning requested: I32 District Acreage: 10.09 Planning Departinent Coinments: Superintendent's Signature & Date: Notice to Planning Departinent — Please Return This Form to the Applicant OUTPUT MODULE APPLICANT: PIN 86-A-81 Net Fiscal Impact LAND USE TYPE Office Costs of Impact Credit: INPUT MODULEACredfts to be Taker Total Potential Adjustment For REAL EST VAL $10,000.000 Required (entered In Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per FIRE & RESCUE: 11 Capital Faciltlles col sum only) Oper Cap Egulo Expend/Debt S. Taxes, Other IUnadiustedl Cost Balance Facilities Impact Dwelling Unit Fire and Rescue Department $65,600 $0 $0 $65,600 ERR Elementary Schools $0 $0 — $0 — $0 ERR Middle Schools $0 $o $0 High Schools $0 $0 $0 $0 $0 $0 ERR Parks and Recreation $0 $0 $0 $0 ERR Public Library Sheriffs Offlces $0 $0 $3,180 $0 $0 $3,180 $3,180 $0 ERR Administration Building $0 $0 $0 $0 $0 ERR Other Miscellaneous Facilities $0 $36,873 $7,420 $44,292 $44,292 $0 ERR SUBTOTAL $65,600 $40.053 $7,420 $0 $47,473 $47,473 $18,127 ERR LESS: NET FISCAL IMPACT $1,773,667 $1,773,667 $1,773,667 NET CAP. FACILITIES IMPACT Lip INDEX: "1.0" If Cap. Equip Included: 1.0 INDEX: "1.0" If Rev -Cost Bal, "0.0" If Ratio to Cc Avg: 0.0 Rev -Cost Bal = 1.000 PLANNING DEPT PREFERENCES = 1.0 1.0 Ratio to Co Avg = 1.433 METHODOLOGY: 1. Capital facilities requirements are Input to the first column as calculated in the model. 2. Net Fiscal Impact NPV from operations calculations Is Input in row total of second column (zero If negative); Included are the one-time taxes/fees for one year only at full value. 3. NPV of future oper cap equip taxes paid in third column as calculated In fiscal Impacts. 4. NPV of future capital expenditure taxes paid in fourth col as calculated In fiscal Impacts. 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated for each new facility. 6. Columns three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all residential development). NOTE: Proffer calculations do not Include Include interest because they are cash payments up front. Credits do Include Interest If the projects are debt financed. NOTES — Model Run Date 06/25/02 ERL P.I.N. 86-A-81 Rezoning: Assumes 10 acres zoned B2, with a maximum of 100,000 sq ft of office use. Due to changing conditions associated with development In the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. 0 L] IMPACT STATEMENT BOWMAN/SHOEMAKER COMPANIES REZONING Opequon District Frederick County, Virginia TM 86-((A))-81 10.09 Acres June 24, 2002 Current Owner: Beverley Shoemaker Contact Person: Evan A. Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering • June 24, 2002 Shoemaker Global-Ieadquarters Rezoning SHOEMAKER GLOBAL HEADQUARTERS REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 10.09-acre parcel owned by Beverley Shoemaker. The subject site is located on the south side of Route 277 (Fairfax Pike), and Approx. 800 ft. east of the intersection of Route 277 and Route 641 (Double Church Road). The current zoning is RA, Rural Areas District. The applicant proposes to rezone the property from RA to B2 (Business General). Basic information Location: Magisterial District: Property ID Numbers: Current Zoning: Current Use: Proposed Use: Proposed Zoning: Total rezoning area: Proposed build -out: COMPREHENSIVE PLAN 1. Policy South of Route 277 and east of the Intersection of Route 277 & Route 641 Opequon 86-((A))-81 RA Residential Business General B2 10.09 acre 100,000 square feet office The Land Use Chapter of the Comprehensive Policy Plan does not include a wide - area development plan for this geographic area of the Cotmty; however, the Fairfax Pike corridor has been a developing corridor over the past fifteen years. Land uses within the immediate area of the subject property include many residential subdivisions, several commercial sites including a shopping center, the Sherando High School and the Sherando Regional Park. The business area strategies within the Land Use Chapter of the Comprehensive Policy Plan call for the provision of locations for substantial expansion of retail, service and office use in the County with safe and efficient access. The business area strategies call for the development of major business developments on arterial corridors that provide for design, layout, function and appearance of the corridors. 2 Greenway Engineering June 24, 2002 Shoemaker Global Headquarters Rezoning 2. Sewer and Water Service Area The 10.09-acre property is located adjacent to the Sewer and Water Service Area (SWSA). Currently, the SWSA boundary includes all properties on the north side of Fairfax Pike from Interstate 81 Exit 307 to White Oak Road (Route 636) and all properties on the south side of Fairfax Pike from Interstate 81 Exit 307 to Double Church Road (Route 641). Recently, the Board of Supervisors adopted an expansion of the SWSA to include additional properties on the south side of Fairfax Pike just to the east of the subject property, including the Sherando High School property, the Sherando Regional Park property and several residential parcels along Hudson hollow Road (Route 636). A request to include the subject property into the SWSA is currently under consideration by the Board of Supervisors 3. Frederick County Zoning Ordinance Article X, Business and Industrial Zoning Districts, provides a statement of intent for each category of business and industrial zoning for Frederick County. The statement of intent for the B2, Business General District is to provide large areas for a variety of business, office and service land use located on arterial highways at major intersections and interchange areas. These areas are intended to provide direct access to major thoroughfares for the general public and delivery truck traffic. The direct access to major thoroughfares is intended to be controlled to promote safe and orderly development for properties with adequate frontage and depth. A. SUITABILITY OF THE SITE A crP.q. The subject site, tax parcel 86-((A))-81, has approximately 1,000 feet of frontage on Fairfax Pike (Route 277). The existing structure on the subject property has direct access to Fairfax Pike through a looped "horseshoe" driveway. This existing driveway is intended to serve the Phase I office development. The Phase II office development will be limited to access through one commercial entrance to the west of the existing loop driveway and through access off of a proposed 60-foot road system which will intersect with Fairfax Pike• and proceed in a southwestern direction through the limits of the subject property. Traffic signalization will be proposed at the intersection of Fairfax Pike and the 60-foot road system to facilitate Phase II traffic movement Flnod Plnim The subject property is located on the FEMA National Flood Insurance Plan Map #510063-0200-B. The entire site is located as "Zone C", area outside the 100-year flood plain. 3 Greenway Engineering • June 24, 2002 Shoemaker Global Headquarters Rezoning We lnndc The National Wetlands Inventory Map indicates that no wetlands exist on the subject property. Steep Slope The subject property does not contain areas of steep slope. Maine Woodlands The subject property does not contain woodland areas. Soil Types The following soil types contained in this tract have been obtained from the Soil Survey of Fredrick County, published by the USDA Soil Conservation Service. The subject site is located on map sheet number 47, and contains one soil type: 313- Blairton silt loam — 2-7 percent slope, covers 100% of site. This soil type is identified in Table 5 — Prime Farmland on page 123 of this document. This soil type will not create construction difficulties or hazards. B. SURROUNDING PROPERTIES Adjoining property zoning and present use (see existing zoning map): North: Zoned RP, Residential Performance District Zoned Ml, Light Industrial District South: Zoned RA, Rural Areas District East: Zoned B2, Business General District West: Zoned M2, Industrial General District Residential Industrial Residential Undeveloped Commercial Heavy Commercial & Office 11 Greenwa Engineering June 24, 2002 Shoemaker Global Y n Headquarters g g Rezoning C. TRAFFIC IMPACT 1. According to the VDOT Functional Classification located in the Transportation Chapter of the Frederick County Comprehensive Policy Plan, Route 277 is classified as a minor arterial road. The proposed change in zoning will provide the opportunity for the existing structure to change its form of operation to an accepted B2 Zoning classification style of business for the Phase I development limit of 5,000 square feet, and will provide for the future use of the subject property during the Phase II development which proffers a maximum build out of 100,000 square feet. Page 7 of the 2000 Virginia Department of Transportation Daily Traffic Volumes Manuel identifies an average daily traffic volume of 11,000 vehicle trips on Fairfax Pike between Interstate 81 Exit 307 and White Oak Road (Route 636). The Institute of Transportation Engineers Trip Generation Manual provides traffic generation information for general office use as follows: Route 277 Traffic = 11,000 VPD Average Vehicle Trips = 11.01 VPD' Square Footage of Business = 5,000 sq.ft. (Phase I) = 95,000 sq.ft. (Phase II) = 100,000 sq.ft. total build out Projected Traffic = 55VPD (Phase I) = 1,046 VPD (Phase II) = 1,101 VPD total build out Percentage of D-aff c Increase for• Route 277 Daily Ti•aff c Volume = 0.5% (Phase I) = 9.5% (Phase II) = 10% build out 'This figure is in accordance to the I.T.E., Trip Generation Manual, 6"' Edition, and is projected for a general business office, as per 1000 Sq. Feet Gross Floor Area, on a weekday (page 1052 in the manual). The Phase I development limit of 5,000 square feet creates a negligible increase in the average daily traffic volume on Fairfax Pike. The Phase II development has proffered conditions which offer a 60' access road connection to Fairfax Pike at a signalized intersection. These improvements reasonably mitigate the increased average daily traffic volume increase on Fairfax Pike that will occur over time D. SEWAGE AND CONVEYANCE TREATMENT & WATER SUPPLY The subject site is located adjacent to the southern boundary of the Sewer and Water Service Area (SWSA) located on Fairfax Pike (Route 277). An 8" sewer main is currently in place on the north side of Fairfax Pike directly across from the subject property. An 8" sewer main also exists on the south side of Fairfax Pike to the west of 5 Greenway Engineering June 24, 2002 Shoemaker Globa I-leadquarters Rezoning the subject property that serves the Rite Aid parcel. A 12" water main is currently in place on the south side of Fairfax Pike which provides water service to the subject property. The impact of this proposed rezoning of the 10.09-acre parcel from RA to B-2 on sewage conveyance and water supply, is based on the square footage of the proffered office use being 100,000 sq. ft. Design figures show an estimated 200 GPD, for both the sewer and water systems, per 1,000 square feet of ultimate floor space (These numbers are in reference to the Land Development Handbook, Dewberry & Davis, 1996, page 461). The figures below represent the impact that the total build out of the proffered square footage of office use has on the sewage conveyance and water supply systems. Q = 200 GPD per 1,000 Sq. Ft. Q = 200 GPD x 100 (1,000 sq. ft.) Q = 20,000 GPD The numbers clearly represent that the total development of the subject property will have a minor impact on the sewage conveyance system and water supply systems. The Phase I development will utilize the existing public water supply and the existing sewage septic system for the proffered office square footage, while the proffered 95,000 square feet of office use in Phase II will be developed in conjunction with public sewer. E. DRAINAGE The subject property drains from south -to -north towards Fairfax Pike. The Phase I office development will not require the need for stormwater management facilities as the current acreage adequately handles the runoff from the existing structure. The Phase II office development will be designed in accordance with all applicable state and local stormwater management requirements for detention and erosion and sedimentation control. F. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual business consumption of landfill volume of 5.4 cubic yards per 1,000 sq ft. of business floor space (This number can be found in the Civil Engineering Reference Manual, 4`h edition). DV = 5.4 Cu. Yd. per 1,000 sq. ft. DV = 5.4 Cu. Yd. x 100 (1,000 sq. ft.) DV = 540 Cu. Yd. The proposed business parcel will have a minimal impact landfill use. G Greenway Engineering • June 24, 2002 Shoemaker Global Headquarters Rezoning G. HISTORICAL SITES AND STRUCTURES The Rural Landmarks Survey Report for Frederick County, Virginia Phase I -III, 1988- 1992 identifies several structures within the proximity of the subject property that were inventoried. None of the inventoried structures were deemed to be historically significant; therefore, none of the structures were included on the list of Potentially Significant Properties found on page 248-249 or on the list of Sites Potentially Eligible for the State or National Register of Historic Places found on page 250 of this report. The subject property is not located in or within the proximity of Possible Historic Districts identified in Chapter 2 — History of the Frederick County Comprehensive Policy Plan found on page 2-10. H. IMPACT ON COMMUNITY FACILITIES The County's Capital Facilities Fiscal Impact Model has been prepared for the proposed rezoning of the 10.09-acre site based on a proffered maximum square footage of office use. The revenues received for capital facilities costs are significant and offset all impacts to county services. The applicant has proffered a monetary contribution for fire and rescue services due to the net capital facilities impact demonstrated by the model. This monetary contribution exceeds the percentage of the net capital facilities impact to revenues which should adequately address any impact to fire and rescue services. 7 • • Sla;r o-v s;(f Ioar►30 Soil �a►.bIG co�scr �oNS'flc-11r vetoileo►f. 2 $'oi( CjOCSti,� S�fed h� �ga;pk•�`I u�c�� . 3 �+r so i l c (upps Pr; Mc ,arptw ROP SE Z, LFF C Ll HT PHASE ,) I PHASE 11 I/ PROPOSED 60' R.O.W. RK D. SMITH No, 022837— .• :�:•:�:❖:�:•:� AL E— Q) E" 0 cc a. X, w z IM E- E3 Cr E- Eo w __3 0 X w w 0 ow �4 2 �D C:) cy�4 uj 0 0 ZONING LEGEND RA RURAL AREAS DISTRICT z RP RESIDENTIAL PERFORMANCE DISTRICT 2 0 R4 RESIDENTIAL PLANNED COMMUNITY R5 RESIDENTIAL RECREATIONAL COMMUNITY MHI MOBILT HOME COMMUNITY DISTRICT Ell NEIGHBORHOOD BUSINESS DISTRICT 82 BUSINESS GENERAL DISTRICT DATE: JULY 2, 2002 83 INDUSTRIAL TRANSITION DISTRICT MI LIGHT INDUSTRIAL DISTRICT SCALE: 1'-300' M2 INDUSTRIAL GENERAL DISTRICT DESIGNED BY:EAW EN EXTRACTIVE MANUFACTURING DISTRICT HE HIGHER EDUCATION DISTRICT JOB NO.3269 SHEET 1 OF I M/I 62 BOWMAN 86 A 82 M2 NEFF, E. R., INC. 86 A 77 RA ATHEY 86 A 86 M1... ATHEY 1 M1 BOWMAN 86 A 81 RA ORNDORFF 86 A 78 RA wgetown Colxt / RP HOA RP ��, RP 86C 2 to WHITACRE P r RP 86 A 89 PRE EI ! 3 1 RP 10 FRUIT LIMITED PARTNERSHIP 86 A 80 B2 W 86 A 81 REZ # 08 - 02 Location Map For: Bowman / Shoemaker Properties PIN: 86-A-81 0 70 140 Feet mw==%� Aug. 20, 2002 T A X R E C E I P T FREDERICK COUNTY - Y E A R 2 0 0 2 Ticket #:00027480001 Q(� C. WILLIAM ORNDOFF, JR Date 5/31/2002 P.O. BOX 225 Register: LBX/JK Trans. #: 81889 WINCHESTER VA 22604-0225 Dept # RE200201 ACCT# 2SS73 2002 REAL ESTATE TAXES 10.09 ACRES 86 A 81 Previous Acres: 10.09 Balance $ 1259.96 Land: 10050Q Imp: Principal Being Paid $ 312600 1259.96 Penalty $ .00 BOWMAN, JAriES L Interest S .00 Amount Paid $ 1259.96 448 FAIRFAX PIKE *Balance Due STEPHENS CITY VA as of 5/31/2002S .00 22655 2969 Pd by ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST. (DUPLICATE) 10 0 1889 ' FLOYD E. ORNDORFF, EXOR.,,ET AL`3 TO: :: DEED JAMF.3 L. BOWMAN, ET UX **II************** DELIVERED TO: 7 DATE 5-25-67 M & B:dj 0312 PETER K. MCK99 BWJAMIN M. BUTL[R ATTOCNCre AT I.AM pINCHC1TCR- '100INIA 229., i KCE . I . THIS DEED made and dated this 2,,Lday of _)j1967, by and between FLOYD E. ORNDORFF, EXECUTOR OF THE ESTATE: OF HARRY R. ORNDORFF, DECEASED, and FLOYD E. ORNDORFF and RACHEI i S. ORNDORFF, his wife, parties of the first part, hereinafter called the j Grantors, and JAMES L. BOWMAN and MARY JANE BOWMAN, his wife, (i parties of the second part, hereinafter called the Grantees. WHEREAS, Harry R. Orndorff died seised and possessed of the II hereinafter described realty; and i II WHEREAS, Floyd L . Orndorff did duly qualify as the Executor of �I the Estate of Ilarry R. Orndorff, Deceased, which qualification is of record In the Office of the Clerk of the Circuit Court of Frederick County, Virginia I ' in Will Book 66 at Page 385; and WHEREAS, Harry R. Orndorff did, by the third Paragraph of hisl Last Will and Testament, .duly admitted to probate In the aforesaid Clerk's Office in Will Book 66 at Page 383, devise a portion of the hereinafter realty to his son, Floyd E. Orndorff; and WHEREAS, by the fifth Paragraph of said Last Will and Testamel�t, he did authorize his Executor to sell either publicly or privately his remainin } realty. NOW, THEREFOR[:, WITNESSE-rii: That for and In consideration of the sum of Ten ($10.00) Dollars, cash in hand paid, and other good and valuable consideration, the receipt of which is hereby acknowledged, the said Floyd E. Orndorff, Executor of the Estate of I larry R. Orndorff, Deceased, does hereby grant and convey with special warranty of title; and Floyd E. i Orndorff and Rachel S. Orndorff, his wife, do hereby grant and convey with general warranty of title unto James L. Bowman and Mary Jane Bowman, his wife, as tenants by the entirety, with right of survivorship as at common law, Blo (jq J) 6l i • IiL'fif\ Ju I'i10E v�%1 It being intended that the part of the one first dying should then belong to the other, his or her heirs or assigns, all of that tract of land containing 10.094 ! j es located one and one-half miles [3ast of Stephens City, Virginia on the acres South side of State I lighway No. 277 and situate in Opequon Magisterial Distridt, Frederick County, Virginia, and more fully described as follows: "Beginning at (I ) an iron peg on the South side of State l lighway No. 277, a corner to the Appalachian Fruit Company land; thence with the Appalachian Fruit Company land and the Fast side of a 20 ft. -right-of-way S 2:3 deg. 00 min. W 588.0 feet to (2) an iron peg, a corner to Appalachian Fruit Company land and a 20 ft. right-of-way; thence with two new division linL!s through the land of I larry Orndorff lsstate N 52 deg. 46 min. W 386.2 feet to (3) an iron peg; thence N 50 deg. 22 min. W 402.3 feet to (4) an iron peg, a j corner to Coffelt; thence with Coffelt N 63 deg.' 12 min. W 3(X).2 feet to (5) a post in concrete in Coffelt's line and corner to Bowman; thence with Bowman N 26 deg. 40 min. L" 283.8 feet to (6) an iron peg on the South side of State highway No. 277; thence with said I lighway S 71 deg. 04 min. G 1049.7 feet to the point of beginning, containing 10.094 acres, more or less." according to the plat survey and of Richard U. Goodd, Certified Surveyor, dated May 18, 1967, attached hereto and made a part hereof; and being a portion of the realty of which harry R. Orndorff died seised and possessed and a portion of the realty devised by the Last Will and Testament of Ilarry R. Orndorff to Floyd C. Orndorff. There is hereby reserved unto the Grantors a 20 ft. right-of-wa�, to State 1lighway No. 277, as shown on, the aforesaid plat and, survey. I I This conveyance is expressly made subject to all legally enforcer able easements, rights of way and restrictive covenants of record affecting I the same. Except as noted above, the Grantors covenant that they have the 1P[TXA K. MCKEK right to convey to the Grantees, that the Grantees shall have quiet and peace- ■[HJAMIN M. •UTL[K ATTOA,KYO AT LAW '"'"°""" saable possession of the said property, free from all liens and encumbrances N1 and they will grant such further assurances of said title as may be requisite. -2- - r r . I • I i ISGC+ :Svc PMtiE• ..t �7 , • i WITNESS the following signatures and seals: F. , xecutor of the i Estate of Ilarry R. Orndorff, Deceased ` LLC,' (SEAL/ ' �I' t C 'L Z t ltl•�� I s ji SEALJ I STATE OF VIRGINIA, C C'/ , TO -WIT: a Notary Public in and for the 1� I' I` State and aforesaid, do hereby certify that FLOYD E. ORNDORFF. II Executor of the Estate of Harry R. Orndorff, Deceased, FLOYD E. ORNDORFF, Iand RACHEL S. ORNI)ORFF, his wife, whose names are signed to the fore- i n 1967, In ve personally going Deed, bearing date on the ��day of III appeared before me and acknowledged the same in my State and aforesaid. r irereA K. MCKCC i •CKJAMrM M. OUTLCR RTreR,+cw R� uRr "'.CMcsT[w• r,RGINIA S1N1 Given under my hand thislay of 1, 1967. My Commission expires 1 BOOK PhCE 3 q I 'a 100' 200 300r ' tT • �D a' STATE HI HWAY N0.277 S 710 04' 49.7r � — 1 _ _ _ -DOWER-LINE 6 UNDER GROUND TEIEpMONE C;ABIC z HARRY ORNDORFF ESTATE. 6 Q To I V � o � o JAMES BOV2.4AN HQL,sE m O S �_ mcc aD W 10.094 ACRES U 4j" So 'n U. 4—CISTERN 3: z 3 N 63 12 W 306.2 ELL p Q COFFFLT 50 22, V 40 W BARN �+ a HgRR yER 1,qN p 32 46,w I Q oRNOORFp ae6'2� 2 EST The above tract of land, located 1� milos East of Stephens City on the South side of State Highway No. 277 and situate in Onequon Magisterial District, Frederick County, Virg-lnia, is'bounded as follOws: ^.I✓ Beginning at (1) an iron peg on the South side of State Highway No. 277, a corner to the Appalachian Fruit Company land; thence with the Appalachian Fruit Company land and the East aide of a 20 ft. right- , of -way S 23 deg. 00 min..W 588.0 feet to (2). an iron peg, a corner to Appalachian Fruit Compaciy land and a 20 ft. right-of-way; thence with two new division lines through the.land of Harry Orndorff Estate N 52 deg. v 46 min. W 386.2 feet to (3) an iron peg; thence N 50 deg. 22 min. W •402.3 feet to (4) an iron peg, a corner to Coffelt; thence with Coffelt U 63 deg. 12 min. W 306.2 feet to (5) a po4t in concrete in Coffelt's line and corner to Bowman; thence with Bowman N 26 deg. 40 min. E 283•8 feet to (6) an iron peg on the South side of State Highway 24o. 277; thence with said highway S 71 deg. 04 min. E 1049.7 feet to the point of beginning, containing 10.094 acres, more or less. RICHARD U. (',OWIE CEft1'iF''1FD 1URVE1UR I4AY 18, 1 67 '11.;GI' 11A FREDVI CK COUNTY, SCr. th wrt,fwot� of u: ,valym«v � ��(��p 2 jhm k%:rvn'4(d_ Oct q.' to n;h" "NiA.Y of Qoannexed w odmned at ' ,w to nwfd, — i r .33--Z/3. Y 0"? LAST WILL TTFSTTAIEN'T OF DAMES L. BOWMAN k`MMUCK'COUNTY, VMGilr U EXECUTOR ALTERNATE EXEC[ TOR* $EMLEY B. -S11019MAKER 1F & M $ANK WINCHESTER *[o serve only upon death, resipadon, hwbdjV to serve or ceNsatiorr to serve of the E utor My bnmedlate Family Daughter Granddaughter B,pvertey B. Shoemaker Rachel L -Shoemaker I declare this to be my Last Will and Testament and revoke all prior wills and codicils. I appoint the Executor and the alternate Executor named above, and the alternate Executor will serve only in the event the named Executor declines, fails, or is unable to serve. I direct that to the extent permitted by law, any fiduciary serving under this will, including any successor fiduciary, will not be required to file annual accountings and that no surety be required on the bond of any such fiduciary. I give, devise and bequeath all of the rest, residue and remainder of my estate to the Trustees of the ,lames L. Bowman Trust, originally executed on May 31, 1994, and as amended and restated contemporaneously with this will, for administration and distribution as a part of that trust. If for any reason I cannot pass assets from this will to that trust, then I incorporate that trust by reference into this will to be administered as a testamentary trust. I direct that my Executor has full power and discretion in the management and control of my estate, with the right and power to sell all, or any portion, as my Executor may deem necessary, in the sole discretion of my Executor, and any other powers available to my Executor under the laws of the Commonwealth of Virginia that may be required in order to carry out the intent of this will, including the powers set forth in Section 64.1-57 of the Virginia Code, which are incorporated here by this reference. My Executor may pay my debts and expenses of estate administration from my estate before distribution to the Trustees, or make arrangements for the Trustees to pay all such items, as my Executor may deem best, I have signed my will consisting of two typewritten pages on this 7 th day of March 1997. (SEAL) JANS L. BOWMAN C3 w C0 The Testator signed, sealed and declared this as his will in our presence on the date shown above. At the Testator's request, we have signed our names as witnesses, believing the Testator to be of sound mind and memory and acting under no constraint or undue influence. All of this occurred at the same time, and we and the Testator were present together throughout. �- C,�� /? J) COMMONWEALTH OF VIRGINIA CITY OF WINCHESTER, TO -WIT: Before me, the undersigned authority, on this day personally appeared James L. Bowman, John W. Truban and Sharon D. Holliday , known to me to be the Testator and the witnesses, respectively, whose names are signed to the attached or foregoing instrument and, all of these persons being by me first duly sworn, James L. Bowman, the Testator, declared to me and to the witnesses in my presence that the said instrument is his Last Will and Testament and that he had willingly signed or directed another to sign the same for him, and executed it in the presence of said witnesses as his free and voluntary act for the purposes therein expressed; that said witnesses stated before me that the foregoing will was executed and acknowledged by the 'Testator as his Last Will and Testament in the presence of said witnesses who, in his presence and at his request, and in the presence of each other, did subscribe their names thereto as attesting witnesses on the day of the date of said will; and that the Testator, at the time of the execution of said will, was over the age of eighteen (18) years and of soun%and disposing mind and memory. (SEAL) Subscribed, sworn and acknowledged befor&afe by James L. Bowman, the Testator, and John W. Truban and Sharon, D. Holliday , witnesses, this 7th day of March , 1997. (SEAL) OGYUV4� X � alt� gz Notary Public My Commission expires May 31, 1999 This instrument was prepared by. - Owen and Truban PLC 103 North Braddock Street, P. O. Box 267 Winchester, Virginia 22604 JW r/dcWO/97 tj �(a A- — 8'0 A — r7S 8 G " fi -- 7 rl Y�0-- - 2- v _ his (6,"rb, Cou't) �p 0 0 . 0 GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 T R A N S M I T T A L Project Name: Bowman -Shoemaker Companies Rezoning File No.: 3269 Date: November 5, 2002 To: FC Planning Attn: Jeremy Camp Copied: From: Evart Wyatt GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Remarks: r- Urgent F For YOUr Review I As You Requested F Please Comment Message: I-Ii Jeremy, Please find attached the following information as requested: • The original proffer statement. • A new comment from the Fire Marshal. • The revised application that identifies 6B as proposed office and commercial Use. Have a good clay! Evan Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 greenway Q vlSLlalllnk.com RECEIVE® N 0 V 0 6 2002 FREDERICK COUNTY PLANNING & DEVELOPMENT 0 -6- • The vote on the motion to table failed by a unanimous vote for denial, based on Mr. Cook's counsel. Chairman DeHaven commented about the applicant's attempt to place a great deal of development on a small parcel that already has access problems. He stated that the developer has gone a long way towards attempting to do everything within their power to address the transportation concerns. He believed the perfect solution was not created, however, it was an improvement over what exists there today. Chairman DeHaven believed it was not an ideal solution, but he did believe it was a workable one. Other Commissioners voiced their opinions that the transportation problems were the crux of the matter; there was also the uncertainty of the interstate interchange and an eastern bypass. Commissioner Rosenberry moved to deny the rezoning. This motion was seconded by Commissioner Fisher and passed by a majority vote. BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend denial of Rezoning 906-02 of Rex Dalrymple, submitted by Valley Mill, L.L.C., to rezone 3.18 acres, located along Valley Mill Road (Route 639) at Berryville Pike (Route 7), from RP (Residential Performance) to B2 (Business General) District. YES (TO APPROVE THE MOTION): Straub, Gochenour, Watt, Light, Kriz, Fisher, Rosenberry NO: Unger, Morris, DeHaven, Thomas, Ours Rezoning 908-02 of Bowman/Shoemaker, submitted by Greenway Engineering, to rezone 10.09 acres from RA (Rural Areas) to B2 (Business General) District. This property is located south of Fairfax Pike (Rt. 277), approximately 800 feet east of the intersection of Rt. 277 and Double Church Road (Rt. 641), and is identified with P.I.N. 86-A-81 in the Opequon Magisterial District. Action - Tabled for 60 Days Planner Jeremy F. Camp stated that the 10.09 aces proposed to be rezoned to commercial property is not located within the County's Urban Development Area (UDA) and Sewer and Water Service Area (SWSA), however, die subject property is located along a major roadway, it is within convenient access to residential uses, and it is near other commercial properties. Planner Camp stated that other than this concern, the application appears to be consistent with the goals of the Comprehensive Policy Plan for commercial development. He pointed out that the applicant has submitted a proffer statement in an attempt to mitigate the impacts associated with the rezoning; the proffer statement includes the voluntary restriction of all development for Phase II until the property is given the authority to access public sanitary services. Planner Camp continued, stating that the applicant should be prepared to address the following issues: 1) the existing septic system capacity for Phase I and the evaluation of the property not being located within the UDA or SWSA; and 2) the number of proposed entrances off of Fairfax Pike should be clarified; the staff supports limiting entrances to no more than two, to minimize potential traffic impacts. Frederick County Planning Commission Minutes of September 4, 2002 Page 929 Mr. Evan A. Wyatt, with Greenway Engineering, the design engineering firm representing the owner, Ms. Beverley B. Shoemaker, described for the Commission a conceptual 60' right-of-way, traversing this property and other properties to the south, which would connect Double Church Road (Rt. 641) to Fairfax Pike (Rt. 277) with a proposed traffic signal on Fairfax Pike. Mr. Wyatt said they are not proposing to construct the entire road, but are simply providing an opportunity to accommodate the road as properties to the south develop. Mr. Wyatt believed the rezoning request was appropriate, even though the property was not located in either the UDA or die SWSA, for the following reasons: 1) this has been a developing corridor since the mid 1980's, it is the only parcel between I-81 Exit 307 that is not zoned either commercial or residential on the south side of Fairfax Pike (Rt. 277); 2) it has 1,000' of road frontage, it has direct access, it has adequate width and depth to provide for the development; 3) it is in keeping with the land uses that already exist along the corridor. Regarding the adequacy of the septic system, Mr. Wyatt said that under Phase I they are limiting the use of the existing structure on the property to Mrs. Shoemaker's office for her and her two employees. He said die Health Department has given approval for Phase I to be on the septic, provided usage doesn't exceed 210 gallons per day. Regarding the entrances, Mr. Wyatt pointed out they have adequate frontage for four entrances, but will limit the number to two, with one being a signalized intersection on Fairfax Pike (Rt. 277) and the second located towards the west. Chairman DeHaven called for public conunents, but no one came forward to speak. Comnissioner Thomas had concerns for development beyond the Phase I development stage, stating that it is not feasible from a traffic standpoint until VDOT has expanded Fairfax Pike (Rt. 277) from two to four lanes, from I-81 past the high school. He did not believe Fairfax Pike (Rt. 277), in its current condition, could accommodate the traffic from a 100,000-square-foot office building. Commissioner Thomas remarked that unless Phase H would not be developed until VDOT expanded Fairfax Pike (Rt. 277) to four lanes, he could not support the rezoning at this time. Commissioner Ours wanted to go on record in support of Commissioner Thomas' comments, based on the development that has occurred along Fairfax Pike (Rt. 277) over the past 12 years. He, too, was not in support of any additional development until VDOT facilitated improvements on Fairfax Pike (Rt. 277). Commissioner Ours remarked that his objection also included any potential development down to Double Church Road (Rt. 641); he said he objected to the second phase of Woodside Estates because of the traffic it ___ generates on Double Church Road and at the intersection of Rt. 277 and Double Church Road. Commissioner Rosenberry was opposed to the proposed rezoning because of the uncertainty that sewer and water would be available to serve Phase II of the proposed development. Upon motion made by Commmissioner Thomas and seconded by Commissioner Ours, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously table Rezoning #08-02 of Bowman/Shoemaker, to rezone 10.09 acres from RA (Rural Areas) to B2 (Business General) District, for 60 days to allow the developer and the owner to consider the phasing of Phase II as it relates to traffic impacts on Fairfax Pike (Rt. 277) prior to Fairfax Pike (Rt. 277) being developed and improved to four lanes. Frederick County Planning Commission Minutes of Septcnhber 4, 2002 Page 930 0 • It\ GREENWAY ENGINEERING A47- 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 T R A N S M I T T A L Project Name: Bowman/Shoemaker Companies Rezoning File No.: 3269 Date: October 25, 2002 To: FC Planning Attn: Jeremy Camp Copied: Prom: Evan Wyatt GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Remarks: F Urgent r For Your Review f — As You Requested f- Please Continent Message: Hi Jeremy, Please find attached the revised Impact Statement and Proffer Statement for the Bowman/Shoemaker Companies Rezoning. As you know, this information has been revised to reflect the concerns raised by Roger Thomas regarding traffic impacts. Please also find attached the new review agency comments from VDOT and the County Attorney pertaining to these revisions. Both agencies are comfortable with the revisions to this application. Also attached is 61 color exhibits and the revised Health Department comment from August — I wasn't sure if you received it. Please review this information and contact me if you have any questions. As always, thank you for your assistance! Have a good day! Evan O C T 2 ) 2002 1�tN 1: OF PLANNING/DEVELOPMENT Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 greenway@visuallink.com Rezoning Comments ";%!�'i.....,ii..:...�;;..;;:•;�liii'.%'/./'/...ii:ii;;;;/f�,,,�li�/ /i/ ! % U / ' / /"/;;,ii/„•i; ii,��/f: is/////i';i.�rii//r/,../!/i/!'/./•.i�: Frederick County Department of Planning and Developm' F—(,; Mail to: Department of Planning and Development Attn: County Planner 107 North Kent Street Winchester, Virginia, 22601 (540) 665-5651 J U L ( ' � 1002 Hand deliver to: 107 North Kent Street Fourth Floor Winchester, Virginia (540) 665-5651 Applicant's Name: Greenway En ineerin Telephone: 540-662-4185 Mailing Address: 151 Windy IIill Lanc Winchester, VA 22602 Location of property: 500 Fairfax Pike; south side of Fairfax Pike, approximately 800 feet east of the intersection with Double Church Road. Current zoning: RA District Zoning requested: B2 District Acreage: 10.09. Planning Department Comments: Superintendent's Signature & Date; Notice to Planning Department — Please Return This Form to the Applicant • COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 July 17, 2002 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Preliminary Review Comments for Draft Bowman -Shoemaker Companies REZ Property Identification Number (PIN) 86-A-81 Dear Evan: I have had the opportunity to review the draft rezoning application referred to as the Bowman -Shoemaker Companies Rezoning. I suggest that you consider the following comments prior to submitting a formal rezoning petition to the County: General Comments: fl**1) SWSA & UDA. The property of this preliminary rezoning application is not located within the Frederick County SWSA (Sewer Water Service Area) or the UDA (Urban Development Area). Prior to rezoning the property, approval should be granted to allow urban development and sewer services. 2) Capital Facilities Impact Model. I am providing you with a copy of the output module for the Capital Facilities Impact Model with calculations based on the subject rezoning petition. Please include this in your final rezoning application. 3) Adjoining Property Owners. Please add Lots 85-5-A and 86-A-85E to the list of adjoining property owners. Include all other relevant information concerning these properties in your application, including the current use, owners name and address, and zoning district. 4) Surveyed Plat. Please provide a surveyed plat of the subject property, which shows all proposed zoning boundary lines. Metes and Bounds should be provided to verify exact locations of zoning boundaries. The plat should be titled, "Proposed Zoning." 5) Verification of Taxes Paid. Please provide a receipt which verifies that the property taxes are paid on the subject property. 6) Application Fees. A total application fee of $953.15 ($550.00 base fee + (10.09 acres x $35.00) + $50.00 sign fee) is due at the time you formally submit the rezoning application. 7) Agency Comments. Please provide agency comments from the Frederick County Attorney, VDOT, Public Works, Fire Marshal, Frederick County Sanitation Authority, Frederick County Service Authority, Stephen's City Fire and Rescue, and the I-IRAB. 107 North Dent Street • Winchester, Virginia 22601-5000 C • nowto-cv - Skoew-tt,- cowladi6s kcz (-T) r & f) i ) 0 • M Page 2 Mr. Evan Wyatt Preliminary Review of Bowman -Shoemaker Companies REZ July 17, 2002 Impact Analysis Statement Comments: 8) Current Use. In the Introduction Section of the Impact Analysis Statement, the current use of the property is shown as, "Agricultural Undeveloped." Please change this language to state that the current use of the property is residential. 9) Typographical Errors. Under F, in the Impact Analysis Statement, the word, "Waste," is not spelled correctly. Please correct as necessary. A0) Projected Sewer & Water Impact. The Impact Analysis Statement calculates the potential sewer & water impact based on 100,000 square feet of office space. Please revise your calculations to account for the greatest possible impact. The greatest possible impact would be retail, unless it is proffered otherwise. 11) Mathematical Error. The Impact Analysis Statement states that the estimated sewer and water impact is 200 GPD, per 1,000 square feet of office floor area. However, it then shows a total impact of 10,000 GPD. If the total floor area could be 100,000 square feet of office floor area, then the total potential impact to the sewer and water supply would be 20,000 GPD (100,000 x 200 = 20,000). Please correct as necessary. �12) Projected Traffic Impact. The Impact Analysis Statement calculates the potential traffic impact based on 100,000 square feet of office space. Please revise your calculations to account for the greatest possible impact. The greatest possible impact would be retail, unless it is proffered otherwise. 13) Inconsistency About Proposed Entrances. The Impact Analysis Statement, under the section referred to as Access, states that the Phase II development shall be limited to "one commercial entrance to the west of the existing loop driveway." In contrast to this, proffer 134 states that no more than two (2) entrances shall be provided for Phase II. Please clarify how many entrances will exist after total build - out, and make any necessary changes. 14) Soil & Bedrock Conditions. Please state whether or not any soil or bedrock conditions exist on the property which would create construction difficulties or hazards. Proffer Statement Comments: 15) Proposed Uses. If it is the intent that only office uses be permitted on the property, it would be beneficial to clarify this in the proffer statement. Presently, the proffer statement does not specifically restrict any of the permitted uses within the B2 Zoning District. 16) Typographical Errors. There are several typographical errors on Page 2 of the draft proffer statement. Under 133 the "p" is left out of the word Transportation. Under 135 and E the lines have not been tabbed over as the majority of the document has. 0 Page 3 Mr. Evan Wyatt Preliminary Review of Bowman -Shoemaker Companies REZ July 17, 2002 17) Proffer A (4). It may be inappropriate to assume that the subject property will be "authorized to have public sewer service" in the future. I suggest that the language of this proffer be modified. 18) Proffer B. The proposed road mentioned in Proffer B (2) is not a component of the Frederick County Primary or Secondary Road Plans. It may not be appropriate to propose this road as a mitigation effort, because the properties which it will transverse are not located within the UDA or SWSA. As an alternative mitigation effort, perhaps you would consider a shared entrance onto the property instead of the proposed road. In addition, I would also like to note that Proffers B (1), (3) and (5) may need to be revised after VDOT has had the opportunity to comment on the proposed rezoning. 19) Proffer D. What does it mean that the berm proposed in Proffer D will be landscaped to provide a visual separation? If the intent is to provide more landscaping than would normally be required by the Zoning Ordinance, I suggest that this proffer clarify what type of landscaping shall be proposed. 20) Proffer E. A business sign can be as large as 150 square feet in the 132 Zoning District. It may not be appropriate to have a sign as large as this on the subject property. Limiting the square footage of future signs would be a good attempt to mitigate some of the potential impacts of rezoning this property. 21) Proffer F. There would be impact to Fire & Rescue Services for Phase I of the proposed development. Instead of proffering a monetary contribution for Phase II only, perhaps it would be more appropriate to provide all, or a portion of this contribution, during Phase I. Thank you for providing me an opportunity to review this preliminary zoning petition. Once you have received all comments and satisfactorily considered the issues raised, the petition may be formalized with the appropriate property owner signatures on the application and proffer statement. Staff reserves the right to provide additional comments regarding this rezoning application during the review of a formal application. Please contact me with any questions regarding this project. Sincerely, Jeremy F. Camp, Planner II Enclosure JFC/bah U. UerenrylRezorringsIBoivmmi-Slioemnker CompmiieslSlhoenrakerRezoaringPreiintinmyReview.tvpri OUTPUT MODULE APPLICANT: Bowman/Shoemaker Net Fiscal Impact LAND USE TYPE Commercial Costs of Impact Credit: CredRs_to_b2_I8e Total Potential Adjustment For REAL EST VAL 56,508,838 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per FIRE & RESCUE, 11 Capital-EacMea col sum only) OpeLCap-Equip ExRend[Debt_S. Taxes Other (Unadjusie-d) CosLBalance Eaditie-Impact Dwrellin9_Unit Fire and Rescue Department $55,706 $0 SO $55,706 ERR Elementary Schools SO — — Middle Schools SO $0 $0 $0 SO $0 ERR High Schools $0 — — Parks and Recreation \ $0 $0 SO $0 SO ERR Public Library SO $0 SO SO SO ERR Sheriffs Offices \ S0 53,895 SO SO $3,895 53,895 / SO ERR Administration Building 0 SO $0 S SO ERR Other Miscellaneous Facilities SO $9,339 $10,311 S19,650 S19,650 $0 ERR $23,545 $32,161 ERR SUBTOTAL $55,706 LESS: NET FISCAL IMPACT $4,5 622 $13,234 $10,311 $0 '__�231545 $4,577,622 $4,577,622 $4,577.622 ERR NET CAP. FACILITIES IMPACT 1 501ERR INDEX: "1.0" If Cap. Equip Included: 1.0 INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to vg: 0.0 Rev -Cost Bal = 1.000 PLANNING DEPT PREFERENCES 0 1.0 Ratio to Co Avg = 1.342 alculated irythe model. METHODOLOGY 1. Capital facilities requirements are input to the first colum\_ude 2. Net Fiscal Impact NPV from operations calculations is iw tota of second column (zero if negative); included are the one-time taxeslfees y Y only at full value. 3. NPV of future oper cap equip taxes paid in third columnulat in fiscal impacts. 4. NPV of future capital expenditure taxes paid in fourth lculate ' fiscal impacts.5. NPV of future taxes paid to bring current county uto sfor new lilies, ascalculated for each new facility. 6. Columns three through five are added a tentiai credinst the calculate capitalfacilities requirements. These area " sted for percent covered by the re nuesfrom the project (actual, or as ' to avg. for all residevelopment).NOTE: Proffer calculations do not include interest becaus ey are cash payments up frodits do include interest if projects are debt financed. NOTES: Model Run Date 07/12/02 JFC Project Description: Assumes 100,000 of retail use on 10.09 acres zoned 62 District Property Identification Number P ) 86-A 81 Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. 2001 MODEL 0 ft\ GREENWAY ENGINEERING %47 151 Windy Hill Lane Winchester, Virginia 22602 Foumkd in 1971 T R A N S M I T T A L Project Name: Bowman -Shoemaker Companies Rezoning File No.: 3269 Date: December 4, 2002 To: FC Planning Attn: Jeremy Camp Copied: From: Evan Wyatt GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Remarks: F- Urgent r For Your Review r-; As You Requested F- Please Comment Message: Hi Jeremy, Please find attached the following information as requested for the 12/18/02 Planning Commission meeting: • Revised proffer statement with original signature and notary. • New VDOT comment dated 11/26/02 • New County Attorney comment dated 12/4/02 Have a good day! Evan RECEIVED DEC 0 4 2002 FREDERICI(COUNTY PLANNING & DEVELOPMENT Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 greenway@visualliiik.com DEC-03-01, 16:08 FROM-GREENWAY ENGINEERING P.C. GREENWAY 54UTZZ95ZB ENGINEERING 151 windy Hill Lane Winchester, Virginia 22602 Telephone 540-662-4155 FAX 540-722-9528 FACSIMILE TRANSMITTAL. SHEET FROM: TO_ Jay cook Evan Wyatt T-665 P.001/004 F-39T DATE: COMPANY: DECEMBER 3, 2002 FC Attomey's Office _ TOTAL NU. OF PAGES INCLUDING COVER: FAX NUMBER: 667-3454 PHONE NUMBER: SENDER'S REFLRENCE NLER: YOU1t KEFEREFCr• NUNCBER: RE: Bownian/Shoemaker Proffer 0 URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE, ZOTES/COMMENTS: Hi Jay, Please find the information as requested. The only modification to the proffer sWenlent Is item B7 that is a result of the comments made during the last Planning Cormnission meeting. Please call me if you need anything else and we will get it to you ASAP! Thank you for your assistance! Evan Engiuecrs Surveyors founded in 1971 DEC-03-011. 16:08 FROM-GREENWAY ENGINEERING P.C. to 54UTZZ95ZB 0 T-665 P.002/004 F-39T GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia22602 TRANSMITTAL Project Name: Bowman -Shoemaker Companies Rezoning File No.: 32-69 Date: November 26, 2002 To: FC County Attorney Office Attn: Jay Cook Copied: Remarks: I-- Urgent I- For Your Review Message: From: Evan Wyatt GREEN WAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 f , As You Requested i- Please Cozranent Hi Jay, Please find attached a new comment sheet and the revised proffer statement based ono he concerns raised during the November 20, 2002 Planning Cornmission meeting - The nly modification to the proffer statement is item E7_ I spoke with Eric and he advised me Thal he reviewed this modification with VDOT and they are comfortable with it. This is scheduled to go back to the Planning Commission on December 18, 2002; therefore, please advise me of any additional information you need and we will get it to you ASAP! Happy holidays! Evan Engineers Surveyors Telephone 540-662-41 S5 FAX 540-722-9528 greenway@visuallink.com 540TZZ95ZB T-665 P.003/004 F-39T DEC-03-OZ 16:08 FROh1-GREENK'AY ENGINEERING P.C. Gre(-nway Engineering June 21, 2002 Boan/Shoemaker Companies October 14, 2002 Rezoning November 20, 2002 6_) The applicant hereby proffers to provide a ten -foot (10) non-exclusive easement along the Fairfax Pike (Route 277) property frontage for the purpose of allowing the development of a bicycle facility as identified by the Frederick County Comprebensive Policy Plan's Bicycle Plan_ This easement will be dedicated to the appropriate entity prior to the construction of the bicycle facility_ Mg7 ��� 7.) The applicant hereby proffers to limit the development widen Phase 11 to a total of 250 vehi--le trips per day �'D) for that phase until the improvements to Fairfax: Pike are provided in accordance with the preliminary engineering documents identified as F.T. Plans, Plan and Profile of Proposed State Highway, Frederick County From- 0.168 kin east of CL I-81 To: 0 276 km East of Rt. 636; Project 0277-034-103. PE-101, RW 201, C-501. A detailed traffic study will be provided for each site plan proposed in Phase 11 to ensure that an acceptable level of service is majnt�ained on Fairfax Pike resulting from the traffic generations from This site. All traffic studies prepared for site plans within the Phase H development, will be in accordance with the Virginia Department of Transportation's guidelines and procedures. Development within Phase 11 will only occur if an acceptable level of service for Fairfax Pike is proven through the traffic study process. C.) Lighting, The applicant hereby proffers that all building mounted lights and pole -mounted lights will be of a downcast nature acid shielded and directed away from adjacent properties surrounding the proposed project. Pole -mounted lights will not exceed 25 feet in height- Lighting plans will be subn-fitted for each site plan in Phase II for review and approval by the Frederick County Planning Department prior to installation. D.) Parking Lot Location and Design The applicant hereby proffers that all parking lots constructed in Phase 11 will be located a miniminn of 20 feet from the dedicated Fairfax Pike right-of-way. An earth berm that is a minimum of three (3) feet in height will be installed within the 20-foot parking lot setback distance and will be landscaped with evergreen shrubs that are a minimum of 24 inches in height at the time of planting to create a visual separaTion between Fairfax Pike and the parking lots for the office buildings. E.) Business Sims The applicant hereby proffers that all freestanding business signs will be montmlent We construction and that pole mounTcd signs will be prohibited_ No monument sign will exceed 15 feet in height or 100 square feet in area for the message portion of the monument sign. Flc 43269/EAW GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 T R A N S M I T T A L Project Name: Bowman -Shoemaker Companies Rezoning File No.: 3269 Date: November 26, 2002 To: FC Planning Attn: Jeremy Camp Copied: From: Evan Wyatt GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Remarks: 1-- Urgent 1-- For Your Review r As You Requested r- Please Comment Message: Hi Jeremy, Please find attached a copy of the revised proffer statement based on the concerns raised during the November 20, 2002 Planning Commission meeting. The only modification to the proffer statement is item B7. I have forwarded the modified proffer statement to VDOT and the County Attorney for comment. Please advise me of any additional information you need and we will get it to you ASAP! Happy holidays! ( B ® ((` Evan R EC � ! �f E U..�1..... t 00V 2 6 2002 FREDERICK COUNTY PLANNING & DEVELOPMENT Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 greenway@visual l ink.com Greenway Engineering • June 21, 2002 Bo4kn/Shoemaker Companies October 14, 2002 Rezoning November 20, 2002 BOWMAN/SHOEMAKER COMPANIES REZONING Tax Parcel 86-((A))-81 Opequon Magisterial District Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq, of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application ## for the rezoning of 10.09 acres from the Rural Areas (RA) District to the Business General (132) District; development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the land owned by James L. Bowman being all of Tax Map Parcel 86-((A))-81 and further described in Deed Book 332 Page 340 recorded in the Frederick County Clerk of Courts Office. A.) Use and Structural Development of Property 1.) The applicant hereby proffers to develop the property for office and commercial use only and limit the total structural area to 100,000 square feet for the entire 10.09-acre site. 2.) The applicant hereby proffers to develop the 10.09-acre site in two phases. Phase I will be limited to 5,000 square feet of office space and Phase II will account for the balance of the proffered total structural square footage for the 10.09-acre site. 3.) The applicant hereby proffers to utilize the existing 3,596-square-foot structure on the 10.09-acre parcel for office use in Phase I. 4.) The applicant hereby proffers to prohibit any development of office or conurrercial use in Phase II until the 10.09-acre parcel is authorized to have public sewer service. Pile I13269/EAw 4 June 21, 2002 Bow/Shoemaker Companies Greenway Engineering • October 14, 2002 Rezoning November 20, 2002 5.) The applicant hereby proffers to prohibit the development of the following land uses on the 10.09-acre site: Use SIC Electric, gas and other utility facilities and offices 49 Retail nurseries and lawn and garden supply stores 526 Automotive dealers (excluding gasoline service stations SIC - 5541) 55 Hotels and motels 701 Organizational hotels and lodging 704 Car washes 7542 Miscellaneous repair services 76 Golf driving ranges and miniature golf courses 7999 Membership organizations 86 Self-service storage facilities ----- Conunercial batting cages operated outdoors ----- Adult care residences and assisted care facilities ----- Adult retail ----- B.) Transportation 1.) The applicant hereby proffers to dedicate right-of-way along Fairfax Pike (Route 277) for future road improvements by Virginia Department of Transportation in accordance with the preliminary engineering documents identified as F.I. Plans, Plan and Profile of Proposed State IIighway, Frederick County From: 0.168 km east of CL I-81 To: 0.276 kin East of Rt. 636; Project 0277-034-103, PE-101, kW 201, C-501. 2.) The applicant hereby proffers to develop a 60' right-of—way from an intersection with Fairfax Pike to the southern limits of the 10.09-acre parcel as a Phase II improvement in accordance with the attached Exhibit A, attached to and made part of these proffers. This right-of-way will be designed and constructed as a part of the first site plan in Phase II which accesses the 60' right-of-way. 3.) The applicant hereby proffers to enter into a signalization agreement with the Virginia Department of Transportation for the installation of a traffic signal at the intersection of Fairfax Pike and the 60' right-of-way. This signalization agreement shall be executed with the Virginia Department of Transportation prior to the approval of the first site plan in Phase II, which accesses the 60' right-of-way. 4.) The applicant hereby proffers to limit the intersection points with Fairfax Pike to utilize the existing loop driveway only for the Phase I office development. 5.) The applicant hereby proffers to limit the 10.09-acre site to a total of two intersection points. The existing loop driveway for the Phase I office development shall account for one of the intersection points until the connection is severed from Route 277. File 93269/C•AW 2 Greenway Engineering • June 21, 2002 Bo*/Shoemaker Companies October 14, 2002 Rezoning November 20, 2002 6.) The applicant hereby proffers to provide a ten -foot (10) non-exclusive easement along the Fairfax Pike (Route 277) property frontage for the purpose of allowing the development of a bicycle facility as identified by the Frederick County Comprehensive Policy Plan's Bicycle Plan. This easement will be dedicated to the appropriate entity prior to the construction of the bicycle facility. 7.) The applicant hereby proffers to limit the development within Phase II to a total of 250 vehicle trips per day (VPD) for that phase until the improvements to Fairfax Pike are provided in accordance with the preliminary engineering documents identified as F.I. Plans, Plan and Profile of Proposed State Highway, Frederick County From: 0.168 km east of CL I-81 To: 0.276 km Bast of Rt. 636; Project 0277-034-103, PE-101, RW 201, C-501. A detailed traffic study will be provided for each site plan proposed in Phase II to ensure that an acceptable level of service is maintained on Fairfax Pike resulting from the traffic generations from this site. All traffic studies prepared for site plans within the Phase II development will be in accordance with the Virginia Department of Transportation's guidelines and procedures. Development within Phase II will only occur if an acceptable level of service for Fairfax Pike is proven through the traffic study process. C.) Lighting The applicant hereby proffers that all building mounted lights and pole -mounted lights will be of a downcast nature and shielded and directed away from adjacent properties surrounding the proposed project. Pole -mounted lights will not exceed 25 feet in height. Lighting plans will be submitted for each site plan in Phase II for review and approval by the Frederick County Planning Department prior to installation. D.) Parking Lot Location and Design The applicant hereby proffers that all parking lots constructed in Phase II will be located a minimum of 20 feet from the dedicated Fairfax Pike right-of-way. An earth berm that is a minimum of three (3) feet in height will be installed within the 20-foot parking lot setback distance and will be landscaped with evergreen shrubs that are a minimum of 24 inches in height at the time of planting to create a visual separation between Fairfax Pike and the parking lots for the office buildings. E.) Business Signs The applicant hereby proffers that all freestanding business signs will be monument type construction and that pole mounted signs will be prohibited. No monument sign will exceed 15 feet in height or 100 square feet in area for the message portion of the monument sign. Pile 113269/EAw 3 Greenway Engineering June 21, 2002 Boon/Shoemaker Companies October 14, 2002 Rezoning November 20, 2002 F.) Monetary Contribution to Offset Impact of Development The undersigned owner of the above -described property hereby voluntarily proffer that in the event rezoning application # is approved, and the property is subsequently developed within a B2 zone, the undersigned will pay to the Treasurer of Frederick County, Virginia the following amount: $ 2,500 for Frederick County Fire and Rescue to be redistributed to Stephens City Volunteer Fire & Rescue Company for capital facilities costs This payment is intended to offset the additional cost to Frederick County due to an increased demand on public services and will be paid within ninety (90) days following approval of the rezoning by the Board of Supervisors. G.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By: L .-c2 al Beverley hoemaker Date Conunonwealth of Virginia, ��City/County $ c To Wit: of �t �:'�'c The foregoing instrument was acknowledged before me thisc9/6,/day of 14160 � Al / Notary Public My Commission Expires (rjL�s� C� �� ���,7 File 1132691 AW 4 Greenway Engineering • June 21, 2002 ALShoemaker Companies October 14, 2002 Rezoning November 20, 2002 6.) The applicant hereby proffers to provide a ten -foot (10) non-exclusive easement along the Fairfax Pike (Route 277) property frontage for the purpose of allowing the development of a bicycle facility as identified by the Frederick County Comprehensive Policy Plan's Bicycle Plan. This easement will be dedicated to the appropriate entity prior to the construction of the bicycle facility. 7.) The applicant hereby proffers to limit the development within Phase II to a total of 250 vehicle trips per day (VPD) for that phase until the improvements to Fairfax Pike are provided in accordance with the preliminary engineering documents 13 identified as F.I. Plans, Plan and Profile of Proposed State Highway, Frederick low - County From: 0.168 km east of CL I-81 o: 0.276 km East of Rt. 636; Project +► 0277-034-103, PE-101, RW 201, C-501detailed traffic study will be provided'�W�i for each site plan proposed in Phase II to ensure that an acceptable level of service Is maintained on Fairfax Pike resulting from the traffic generations from this siPe All traffic studies prepared for site plans within the Phase II development will in accordance with the Virginia Department of Transportation's guidelines and procedures. Development within Phase II will only occur if an acceptable level of service for Fairfax Pike is proven through the traffic study process. C.) Lighting The applicant hereby proffers that all building mounted lights and pole -mounted lights will be of a downcast nature and shielded and directed away from adjacent properties surrounding the proposed project. Pole -mounted lights will not exceed 25 feet in height. Lighting plans will be submitted for each site plan in Phase II for review and approval by the Frederick County Planning Department prior to installation. D.) Parking Lot Location and Design The applicant hereby proffers that all parking lots constructed in Phase II will be located a minimum of 20 feet from the dedicated Fairfax Pike right-of-way. An earth berm that is a minimum of three (3) feet in height will be installed within the 20-foot parking lot setback distance and will be landscaped with evergreen shrubs that are a minimum of 24 inches in height at the time of planting to create a visual separation between Fairfax Pike and the parking lots for the office buildings. E.) Business Signs The applicant hereby proffers that all freestanding business signs will be monument type construction and that pole mounted signs will be prohibited. No monument sign will exceed 15 feet in height or 100 square feet in area for the message portion of the monument sign. File #3269/EAW 3 14 i ri^i I't Alternative Proffer B.7.) The applicant hereby proffers to limit the development within Phase II to a total of 250 vehicle trips per day (VPD) for that phase until the improvements to Fairfax Pike are provided in accordance with the preliminary engineering documents identified as F.I. Plans, Plan and Profile of Proposed State Highway, Frederick County From: 0.168 km east of CL I-81 To: 0.276 km East of Rt. 636; Project 0277-034-103, PE-101, RW 201, C-501. A detailed traffic study ivill be provided for each site plan of Phase II to ensure that the proposed development ivill not diminish the level of service of Fair fax Pike below a level acceptable by �lyl 6 Frederick County n ��Developmentivithin Phase II will Duoccur if an acceptable level of service for Fairfax Pike is proven through the traffic study process. All traffic studies prepared for site plans within the Phase II development will be in accordance with the Virginia Department of Transportation's guidelines and procedures. Greenway Engineering 10 June 21, 2002 134man/Shoemaker Companies October 14, 2002 Rezoning November 20, 2002 F.) Monetary Contribution to Offset Impact of Development The undersigned owner of the above -described property hereby voluntarily proffer that in the event rezoning application # is approved, and the property is subsequently developed within a B2 zone, the undersigned will pay to the Treasurer of Frederick County, Virginia the following amount: $ 2,500 for Frederick County Fire and Rescue to be redistributed to Stephens City Volunteer Fire & Rescue Company for capital facilities costs This payment is intended to offset the additional cost to Frederick County due to an increased demand on public services and will be paid within ninety (90) days following approval of the rezoning by the Board of Supervisors. G.) Signatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: Beverley B. Shoemaker Commonwealth of Virginia, City/County of Date To Wit: The foregoing instrument was acknowledged before me this day of 2001 by Notary Public My Commission Expires Pile #3269/GA1V Greenway l ngineering • June 21, 2002 131RmardShoemaker Companies October 14, 2002 Rezoning November 20, 2002 BOWMAN/SHOEMAKER COMPANIES REZONING Tax Parcel 86-((A))-81 Opequon Magisterial District Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 10.09 acres fi•om the Rural Areas (RA) District to the Business General (B2) District; development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject property, more particularly described as the land owned by James L. Bowman being all of Tax Map Parcel 86-((A))-81 and further described in Deed Book 332 Page 340 recorded in the Frederick County Clerk of Courts Office. A.) Use and Structural Development of Property 1.) The applicant hereby proffers to develop the property for office and commercial use only and limit the total structural area to 100,000 square feet for the entire 10.09-acre site. 2.) The applicant hereby proffers to develop the 10.09-acre site in two phases. Phase I will be limited to 5,000 square feet of office space and Phase II will account for the balance of the proffered total structural square footage for the 10.09-acre site. 3.) The applicant hereby proffers to utilize the existing 3,596-square-foot structure on the 10.09-acre parcel for office use in Phase 1. 4.) The applicant hereby proffers to prohibit any development of office or commercial use in Phase II until the 10.09-acre parcel is authorized to have public sewer service. Idle #3269/GAW Greenway Engineering • June 21, 2002 130mardShoemaker Companies October 14, 2002 Rezoning November 20, 2002 5.) The applicant hereby proffers to prohibit the development of the following land uses on the 10.09-acre site: Use SIC Electric, gas and other utility facilities and offices 49 Retail nurseries and lawn and garden supply stores 526 Automotive dealers (excluding gasoline service stations SIC - 5541) 55 Hotels and motels 701 Organizational hotels and lodging 704 Car washes 7542 Miscellaneous repair services 76 Golf driving ranges and miniature golf courses 7999 Membership organizations 86 Self-service storage facilities ----- Commercial batting cages operated outdoors ----- Adult care residences and assisted care facilities ----- Adult retail ----- B.) Transportation 1.) The applicant hereby proffers to dedicate right-of-way along Fairfax Pike (Route 277) for future road improvements by Virginia Department of Transportation in accordance with the preliminary engineering documents identified as F.I. Plans, Plan and Profile of Proposed State Highway, Frederick County From: 0.168 km east of CL 1-81 To: 0.276 kin East of Rt. 636; Project 0277-034-103, PE-101, RW 201, C-501. 2.) The applicant hereby proffers to develop a 60' right-of—way from an intersection with Fairfax Pike to the southern limits of the 10.09-acre parcel as a Phase II improvement in accordance with the attached Exhibit A, attached to and made part of these proffers. This right-of-way will be designed and constructed as a part of the first site plan in Phase II which accesses the 60' right-of-way. 3.) The applicant hereby proffers to enter into a signalization agreement with the Virginia Department of Transportation for the installation of a traffic signal at the intersection of Fairfax Pike and the 60' right-of-way. This signalization agreement shall be executed with the Virginia Department of Transportation prior to the approval of the first site plan in Phase II, which accesses the 60' right-of-way. 4.) The applicant hereby proffers to limit the intersection points with Fairfax Pike to utilize the existing loop driveway only for the Phase I office development. 5.) The applicant hereby proffers to limit the 10.09-acre site to a total of two intersection points. The existing loop driveway for the Phase I office development shall account for one of the intersection points until the connection is severed from Route 277. Pile #3269/LANV • COUNTY of I+REDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING January 8, 2003 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING #08-02 OF BOWMAN/SIIOEMAKER PROPERTIES On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, January 22, 2003, at 7:15 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to reconsider the following: Rezoning #08-02 of Bowman/Shoemaker Properties, submitted by Grcenway Engineering, to rezone 10.09 acres from RA (Rural Areas) to B2 (Business General) District. This property is located south on Fairfax Pike (Rt. 277), approximately 800 feet cast of the intersection of Rt. 277 and Double Church Road (Rt. 641) and is identified with Property Identification Number 86-A-81 in the OpegU011 Magisterial District. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, ercl y F. Camp Planner II JFC/cih 0 b\gcndu\Adjoincr Lirs\?002\Rczonings\13osvman Shocmakar.wI)d 107 North Kent Street • Winchester, Virginia 22601-5000 r This is to certify that the attached correspondence was mailed to the following on ZOO, fi-om the Department of Planning and Development, Fredericl< County, rginia: 86 - A- - 86- ATHEY, JOSEPH W JR & ALICE M 86 - A- - 77. 469 FAIRFAX PIKE NEFF, E. R., INC. STEPHENS CITY, VA 22655.2980 PO BOX 1027 86 - A- - 89- STEPHENS CITY, VA 22655.1027 WHITACRE, SAMUEL N & JO ANN 86 -A. - 78- ORNDORFF, RACHEL S 1140 ASHBY STATION RD FRONT ROYAL, VA 22630.2027 86 - A- - 80- FRUIT LIMITED PARTNERSHIP CIO CAPITOL PROPERTIES, INC PO BOX 740 WARRENTON, VA 20188.0740 86 - A- - 82- BOWMAN, JAMES L & JANE H PO BOX 480 STEPHENS CITY, VA 22655.0480 86 - A- - 85-E RITTER, ELIZABETH ANN 746 DOUBLE CHURCH RD STEPHENS CITY, VA 22655.3221 STATE OF VIRGINIA COUNTY OF FREDERICK 683 PAYNE RD CLEAR BROOK, VA 22624.1706 86 -5- - A- HERBAUGH, KENNETH E 561 FAIRFAX PIKE STEPHENS CITY, VA 22655.2981 86 - A- - 81. P�u��� BOWMAN,JAMESL I PO BOX 480 STEPHENS CITY, VA 22655.0480 Mr. iMark D. Smith, P.C., L.S. warm, Grecnway Cngincering I 5 I Windy Hill Lane Winchester, VA 22602 j remy F.,Camp, Planner II Frederick Co. Planning Dept. I, ��Ab 1-i"on iA l � I , a Notary Public in and for the State and County aforesaid, do hereby certify that Jeremy F. Camp, Planner II for the epartment of Planning and Development, whose name is signed to the foregoing, dated 0()3, has personally appeared before me and acknowledged the same in my State and C unty aforesaid. Given under my hand this day of My commission expires on�A alo \--N TARY PUBLIC r TO: Barbara - Data Processing FROM: Carol Hufnning Dept. Please print sets of labels by: THANKS!!! BOWN1AN/S110EMAKER COMPANIES REz, Adjoining Property Owners Name Tax Map # Address ER Neff, Inc 86-((A))-77 Rachel S. Orndorff 86-((A))-78 Fruit Limited Partnership 86-((A))-80 PO Box 1027 Stephens City, VA 22655 1140 Ashby Station Road Front Royal, VA 22630 PO Box 740 Warrenton, VA 20188 James L & Jane H Bowman 86-((A))-82 448 Fairfax Pike Stephens City, VA 22655 Linwood D. Ritter 86-((A))-85E 746 Double Church Road Stephens City, VA 22655 Joseph W Jr & 86-((A))-86,87 469 Fairfax Pike Alice M Athey Stephens City, VA 22655 /Samuel N & 86-((A))-89,90 683 Payne Road Jo Ann Whitacre Clearbrook, VA 22624 Kenneth E Herbaugh 86-((5))-A 561 Fairfax Pike Stephens City, VA 22655 f� ✓ Georgetown Court 86C-((2))-83;q RR 1 Box 198 Homeowners Association Stephenson, VA 22656 V J tment 1. THANK YOU!! File N326WEAW/dls 0 • I December 6, 2002 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 �I O'1IFIr.Af10IN1 Or" PUBL IC ir1EAik1NIG TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING #08-02 OF BOWMAN/SHOEMAKER PROPERTIES On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, December 18, 2002, at 7:00 p.m. in the board roorn of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to reconsider the following: Rezoning #08-02 of Bowman/Shoemaker Properties (tabled at the 9/4/02 and 11/20/02 meetings), submitted by Greenway Engineering, to rezone 10.09 acres from RA (Rural Areas) to B2 (Business General) District. This property is located south on Fairfax Pike (Rt. 277), approximately 800 feet east of the intersection of Rt. 277 and Double Church Road (Rt. 641) and is identified with Property Identification Number 86-A-81 in the Opequon Magisterial District. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp / Planner II JFC/cih O \Agaidasb\djoincr Lvs\2002\Rczonings\8owman Shocmakcr. pd 107 North Kent Street • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on /,7 - 14' - t%21, from the Department of Planning and Development, Frederick County, Virginia: Bs 86 A - 77- NEFF, E. R., INC. PO BOX 1027 STEPHENS CITY, VA 22655 1027 86 A 78 ORNOORFF, RACHEL S 1140 ASHBY STATION RD FRONT ROYAL, VA 22630 2027 86 A 80 FRUIT LIMITED PARTNERSHIP CIO CAPITOL PROPERTIES, INC PO BOX 740 WARRENTON, VA 20188 0740 86 A 82 BOWMAN, JAMES L & JANE H PO BOX 480 STEPHENS CITY, VA 22655 0480 86 A - 85 E RITTER, ELIZABETH ANN 746 DOUBLE CHURCH RD STEPHENS CITY, VA 22655 3221 Mr. Mark D. Smith, P.E., L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Ss A ATHEY, JOSEPH W JR & ALICE M 469 FAIRFAX PIKE STEPHENS CITY, VA 22655 2980 86 A - 89 WHITACRE, SAMUEL N & JO ANN 683 PAYNE RD CLEAR BROOK, VA 22624 1706 86 5 A HERBAUGH, KENNETH E 561 FAIRFAX PIKE STEPHENS CITY, VA 22655 2981 86C 2 1 A GEORGETOWNE COURT HOMEOWNERS ASSOC. RR 1 BOX 198 STEPHENSON, VA '22656 9801 86 A 81 BOWMAN, JAMES t �{G PO BOX 480 r STEPHENS CITY, VA 12655 0480 Je emy F. Camp, Planner II Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, 4-1h r I [ }- f I I , a Notary Public in and for the State and County aforesaid, do hereby certify that Jeremy F. Camp, Planner II for the De artment of Planning and Development, whose name is signed to the foregoing, dated 6 - (C C� , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of My commission expires on WJ) �- 1F RY PUBLIC COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 IOTIFICAMANI Or PUBLIC H A;tI�IG November 6, 2002 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING #08-02 OF BOWMAN/SHOEMAKER PROPERTIES On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, November 20, 2002, at 7:00 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to consider the following: Rezoning 08-02 of Bowman/Shoemaker Properties (tabled at the 9/4/02 meeting), submitted by Greenway Engineering, to rezone 10.09 acres from RA (Rural Areas) to B2 (Business General) District. This property is located south on Fairfax Pike (Rt. 277), approximately 800 feet east of the intersection of Rt. 277 and Double Church Road (Rt. 641) and is identified with Property Identification Number 86- A-81 in the Opequon Magisterial District. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp Planner II JFC/cih 0.4\gcndm\Adjoincr Ltrs\2002\ILczonings\Bowman ShocmAcr.wpJ 107 North Kent Street • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on / - 6 r d 7 from the Department of Planning and Development, Frederick County, Virginia: 86 - A- - 78- 86 . A• - 85•E RITTER, LINWOOD D 746 DOUBLE CHURCH RD STEPHENS CITY, VA 22655.3221 86 - A• • 86- ATHEY, JOSEPH W JR & ALICE M 469 FAIRFAX PIKE STEPHENS CITY, VA 22655.2980 ORNDORFF, RACHEL S 1140 ASHBY STATION RD FRONT ROYAL, VA 22630.2027 86 - A- - 80- FRUIT LIMITED PARTNERSHIP CIO CAPITOL PROPERTIES, INC PO BOX 740 WARRENTON, VA 20188.0740 86 - A- - 89- 86 - A- - 82- s � i WHITACRE, SAMUEL N & JO ANN BOWMAN, JAMES L & JANE H 683 PAYNE RD PO BOX 480 CLEAR BROOK, VA 22624-1706 fflAT ^-R/t STEPHENS CITY, VA 22655 86 - 5- - A- HERBAUGH, KENNETH E Mr. Mark D. Smith, P.L., L.S. 561 FAIRFAX PIKE Greenway Engineering STEPHENS CITY, VA 22655.2981 151 Windy Hill Lanc Winchester, VA 22602 86C - 2- - 1-A GEORGETOWNE COURT HOMEOWNERS ASSOC. A "'1R'1�_ 0)(198 P I>7 Agree SISTEPHENSO�N, VA 22656.9801 86 • A• - 77- NEFF, E. R., INC. n PO BOX 1027 'y , STEPHENS CITY, VA 22655 1027 J remyFeCarnp, Planner II Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I &ffi mf) I�q " , a Notary Public in and for the State and County aforesaid, do hereby certify that Jeremy F. Camp, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated L I - (0, 02 , has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this day of 0o ern rnD�) My commission expires on Fc-h-un l i a 8 ARY PUBLIC A COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 I 1 JTIFICATICANI OF PUBLIC HEEAwWi lG August 21, 2002 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: REZONING #08-02 OF BOWMAN/SHOEMAKER PROPERTIES On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, September 4, 2002, at 7:00 p.m. in the board room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to consider the following: Rezoning #08-02 of Bowman/Shoemaker Properties permitted by Greenway Engineering, to rezone 10.09 acres fi-om RA (Rural Areas) to B2 (Business General) District. This property is located south on Fairfax Pike (Rt. 277), approximately 800 feet east of the intersection of Rt. 277 and Double Church Road (Rt. 641) and is identified with Property Identification Number 86-A-81 in the Opequon Magisterial District. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp Planner II JFC/cih 0 b\gmdus Adjoincr Ltrs\2002\Rczonings\Bowman Shocmakcr.rvIA 107 North Kent Street • Winchester, Virginia 22601-5000 0 • This is to certify that the attached correspondence was mailed to the following on ,Q 2 /-- OZ� from the Department of Planning and Development, Frederick County, Virginia, 86 • A• 89• 86 - A- - 77- NEFF, E. R., INC. PO BOX 1027 STEPHENS CITY, VA 86 - A- - 78- ORNDORFF, RACHEL S 22655.1027 1140 ASHBY STATION RD FRONT ROYAL, VA 22630-2027 86 • A• - 80- FRUIT LIMITED PARTNERSHIP CIO CAPITOL PROPERTIES, INC PO BOX 740 WARRENTON, VA 20188.0740 86 - A. - 82-�g1 BOWMAN, JAMES L & JANE H PO BOX 480 STEPHENS CITY, VA 22655 86 . A- • 85•E RITTER, LINWOOD D 746 DOUBLE CHURCH RD STEPHENS CITY, VA 22655.3221 86 - A- - 86- ATHEY, JOSEPH W JR & ALICE M 469 FAIRFAX PIKE STEPHENS CITY, VA 22655.2980 STATE OF VIRGINIA COUNTY OF FREDERICK WHITACRE, SAMUEL N & JO ANN 683 PAYNE RD CLEAR BROOK, VA 22624.1706 86 - 5- - A- HERBAUGH, KENNETH E 561 FAIRFAX PIKE STEPHENS CITY, VA 22655.2981 86C - 2- - 1-A GEORGETOWNE COURT HOMEOWNERS ASSOC. RR 1 BOX 198 STEPHENSON, VA 22656-9801 Mr. Mark D. Smith, P.E., L.S. Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 - I - �t' JiY emy F. C p, Plann r II Frederick Co. Planning Dept. 0--nn Hn I l , a Notary Public in and for the State and County aforesaid, do hereby certify that Jeremy F. Camp, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated C �)' C has personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this (� �� day ofJ My commission expires on Hag �N ARY PUBLIC 6 TO: Barbara in Data Processing • FROM: Caroff - Planning Department Please print sets of labels by: THANK YOU!! BOWMAN/SHOEMAKER COMPANIES REz ucNjLv.%-. Adjoining Property Owners Name Tax Map # Address ER Neff, Inc 86-((A))-77 , Rachel S. Orndorff 86-((A))-78 Fruit Limited Partnership 86-((A))-80 James L & Jane H Bowman 86-((A))-82 Linwood D. Ritter ' Joseph W Jr & Alice M Athey /Samuel N & Jo Ann Whitacre Kenneth E Herbaugh ✓ Georgetown Court Homeowners Association 86-((A))-85E 86-((A))-86,87 86-((A))-89,90 86-((5))-A IA 86C-((2))-83;V L— a PO Box 1027 Stephens City, VA 22655 1140 Ashby Station Road Front Royal, VA 22630 PO Box 740 Warrenton, VA 20188 448 Fairfax Pike Stephens City, VA 22655 746 Double Church Road Stephens City, VA 22655 469 Fairfax Pike Stephens City, VA 22655 683 Payne Road Clearbrook, VA 22624 561 Fairfax Pike Stephens City, VA 22655 RR1Box 198 Stephenson, VA 22656 File 83269/EAW/dls g zt- o� • 0 A Closed Session of the Frederick County board of Supervisors was held on June 12, 2002, at 5:00 P.M., in the Board of Supervisors' Meeting Room, 107 North Kent Street, Winchester, Virginia. PRESENT Chairman Richard C. Shickle; Vice Chairman W. Iarrington Smith, Jr.; Robert M. Sager; (Not present during this portion of the meeting, he arrived at 6:58 P.M.) Margaret B. Douglas; Sidney A. Reyes; Gina A. Forrester; and Lynda J. Tyler. BOARD RETIRES INTO CLOSED SESSION Upon motion made by Supervisor Smith, seconded by Supervisor Reyes, the Board retired into Closed Session in accordance with the Code of Virginia, 1950, as amended, Section 2.1-344, Subsection A, (1) to Discuss Personnel. The above motion was approved by the following recorded vote: Richard C. Shickle - Aye W. Harrington Smith, Jr. - Aye Robert M. Sager - Absent at this time Margaret B. Douglas - Aye Sidney A. Reyes - Aye Lynda J. Tyler - Aye Gina A. Forrester - Aye BOARD WITHDRAWS FROM CLOSED SESSION Upon motion made by Supervisor Smith, seconded by Supervisor Tyler, the Board withdrew from Closed Session. The above motion was approved by the following recorded vote: Richard C. Shickle - Aye W. Harrington Smith, Jr. - Aye Robert M. Sager - Absent at this time C Margaret B. Douglas - Aye Sidney A. Reyes - Aye Lynda J. Tyler - Aye Gina A. Forrester - Aye BOARD RECONVENED INTO REGULAR SESSION Upon motion made by Supervisor Smith, seconded by Supervisor Reyes, the Board reconvened into Regular Session and stated that nothing, other than what was stated as reason for going into Closed Session was discussed. (TIME: 5:59 P.M.) The above motion was approved by the following recorded vote: Richard C. Shickle - Aye W. Harrington Smith, Jr. - Aye Robert M. Sager - Absent at this time Margaret B. Douglas - Aye Sidney A. Reyes - Aye Lynda J. Tyler - Aye Gina A. Forrester - Aye CHAIRMAN SHICKLE CALLS FOR THE BOARD TO GO INTO A WORKSESSION SUPERVISOR FORRESTER REQUESTS A SHORT RECESS BOARD GOES INTO WORKSESSION Upon motion made by Supervisor Smith, seconded by Supervisor Reyes, the Board went into a worksession to discuss the following: 1. Discussion of Sewer and Water Service Area (SWSA) - Alternatives for Expansion (Beverly Shoemaker Property). )Brought Back to Board at Request from May 22, 2002 Board Meeting. 2. Discussion of Fiscal Impact Model (Annual Update of Capital Facilities Proffer). The above motion was approved by the following recorded vote: Richard C. Shickle - Aye W. Harrington Smith, Jr. - Aye Robert M. Sager - Absent at this time Margaret B. Douglas - Aye Sidney A. Reyes - Aye Lynda J. Tyler - Aye Gina A. Forrester - Aye D% � CHAIRMAN CALLS FOR 5 MINUTE RECESS -2- • 0 D SCliSS1O1 OF SEWER AND WATER SERVICE AREA ISNN'SA1 - -YLTERNATIVES FOR EXPANSION (BEVERLY SHOEMAKER PROPERTY). (BROUGHT BACK TO BOARD AT REQUEST FROM MAY 22, 2002 BOARD MEETING.) Planning Director Lawrence presented this information to the Board once again, advising that information pertaining to this request has been prepared by Mark Smith of Greenway Engineering. Mr. Smith has requested the expansion of the Sewer and Water Service Area (SWSA) to incorporate a 10.03 acre parcel in the Opequon Magisterial. The site is presently in residential use. The property owner intends to ultimately utilize the existing residential structure as an office. He further advised that when this was present to the Board at their meeting in May various Board members felt it would be prudent to again look at the four previous SWSA alternatives for this area that were discussed earlier this year. He further advised that staff has assembled these four alternatives, modified to reflect a Board -approved SWSA expansion which occurred in February 2002. Supervisor Smith asked to have Mr. Leonard's property included in this plan. He further advised that the Board has discussed which properties in the area of Route 636 - 277 intersection should be included within the SWSA numerous times over the past ten years. The Fulton property was put in some year ago, at least three requests were considered from the Ritters to provide service to the trailer park before the Board agreed to allow it. The four proposals were discussed earlier this year for inclusion into SWSA. He further advised that each time this issue is discussed concerning failing septic systems the Board has allowed the properties on Route 636 and Route 727 to be served, based on that concern. He has constituents on Route 636 North and Route 277 with similar problems. He has had one property owner contact him and asked that his property be considered for inclusion into this request. He feels these citizens with similar problems need to be treated the same. He would like to see the Board take a more thorough look at what should be placed within the SWSA, rather than revisiting the issue every six months. ®RAFT -3- Administrator Riley asked Director Lawrence if there is a logical point of demarcation where the water and sewer service line could be moved, that is currently on Route 636 going northeast that would make sense as far as consistently is concerned as far as not only Mr. Leonard , but anything else within that large area such as a gravity fed sewer or those sorts of things? Director Lawrence advised that at this point, staff has not done any research to that degree. Generally speaking the water and sewer service lines follows property line, roads, historically follows the drainage lines, peaks and hills. In this area there is some drainage, but there are not significant property lines, so additionally research would be needed in order to determine a good location. Supervisor Smith asked for clarification on the two maps that are showing the Leonard property, he wanted to know which one was correct. Director Lawrence advised that he felt the map provided by Mr. Leonard would be the more accurate one. Supervisor Smith asked Director Lawrence to pursue this further and let the Board know what is correct, as this has been going on too long. Supervisor Forrester - Asked if staff could set up some type of policy with a rating scale that would give the Board criteria and that way the Board would not be in the situation Supervisor Smith referred to in that the Board is revisiting this issue every six months. Director Lawrence asked for clarification of this directive, are you saying from the land use prospective. Supervisor Forrester replied yes. Something to determine how something is weighted in making a decision. She would like to see consistency. Assistant Administrator Tierney advised that he was not recommending this necessarily, but one possibility would be in situations like this, rather than moving the line, because everytime we -4- ` move the line someone else is now adjacent to the line. The County could conceivably adopt a policy that if your property, in a situation where 636 is the sewer and water service area line, that if your have fi-ontage on 636 you would be eligible to tap into a sewer line, should it be on 636. That way, only those that have frontage would be considered eligible to tie in to the sewer line. This is an option, lie is not necessarily recommending it. Chairman Shickle advised if staff can handle alternatives as to how this can be looked at, it will be back before the Board. His particular problem on Route 277 is when citizens tell him they have water, but they cannot hook up to sewer because they are not in the water and sewer service area, this confuses him as to how Ile should be discussing this issue. Director Lawrence advised that lie was hearing that the Board wanted some type of criteria created in order to evaluate projects. The second suggestion is that staff come up with a recommendation that might address Mr. Leonard's situation and whether or not lie should be included in the sewer and water, whether it's through policy or through boundry adjustment. He further asked for direction as to whether all of this should be brought back together or did the Board want to act on the Shoemaker property separately. The consensus of the Board was that everything should be included and brought back to the Board at one time. DISCUSSION OF FISCAL IMPACT MODEL (ANNUAL UPDATE OF CAPITAL FACILITIES PROFFER) Director Lawrence presented this information to the Board advising that during the March 2002 Planning Commissioners Retreat a section of the agenda concentrated on the county's Capital Facilities Fiscal Impact Model. He further advised that at the conclusion of the retreat, staff was directed to present the updated model to various agencies for their input. This model was presented to parks and recreation Commission, School Board, Department of Fire and Rescue, and the Top of -5- GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 191-1 4 Fe ion s rm, ed 4hls tin de posy t che,1� TRANSMITTAL Project Name: Bowman/Shoemaker Companies Rezoning File No.: 3269 Date: August 7, 2002 To: FC Planning Attn: Jeremy Camp Copied: From: Evan Wyatt/ds GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Remarks: f7i'Urgent r.7 For Your Review As You Requested ri Please Comment Message: Jeremy, Attached are the following for the above rezoning project: -Rezoning application -Application fee check AtutiV -Zoning Map/Proposed Traffic and Signal Exhibit -Copy of Deed/Will ; '`'G 0 8 2002 -Impact Statement -Proffers KEPT, OF PIANNINGIDEVELOPMENT; -FC Planning continent sheet -All Agencies comment sheets -60 color copies of the Zoning Map/Proposed Traffic and Signal Exhibit for distribution Call with any concerns Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 greenway@visuaflink.com 0 GREENWAY ENGINEERING 151 Windy I-Iill Lane Winchester, Virginia 22602 Founded in 1971 to J U L la , ; 1002 T R A N S M I T T A L Project Name: Bowman-Shoeinaker Companies Rezoning File No.: 3269 Date: July 3, 2002 To: FC Planning Attn: Jeremy Camp Copied: From: Evan Wyatt GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Remarks: r Urgent ri For Your Review As You Requested r. Please Comment Message: I-Ii Jeremy, Please find attached an advance copy of the rezoning proposal that I advised you of. Please contact me once you have had an opportunity to review this information so we can discuss any issues that may arise. Have a good day! Evan Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 greenway a visuallink.com