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HomeMy WebLinkAbout09-09 Graystone Corp. of VA - Stonewall 271.39 acres RA to M1 - BackfileREZONING TRACKING SHEET Check List: L Fee & Sign Application Form Deposit g Proffer Statement i Deedy Impact Analysis ✓ Plat/Survey v Adjoiner List ✓ Taxes Paid Statement ✓ %D l Z-f)File opened /O /3 o Reference manual updated/number assigned D-base updated Copy of adjoiner list given to staff member for verification O 3 Color location maps ordered from Mapping Pot Application Action Summary updated Planning Commission Meeting V(0 /10 ACTION: Tkt� Board of Supervisors Meeting i/i-7�lo ACTION: )10 Signed copy of Resolution received from County Administrator and placed in Proffers Notebook together with proffers (o Approval (or denial) letter mailed to applicant/copy to file and cc's ,Z Reference manual updated D-base updated _—Application Action Summary updated / cD, File given to Mapping to update zoning map Zoning map amended Sys ID # I m 0 m LID 0 N � O O N OF CASH Sv31� 1(o ff A 3 BY 12 C, ; cam COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 February 1, 2010 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: REZONING #09-09, GRAYSTONE CORPORATION OF VIRGINIA PINS: 43-A-158, 44-A-25 and 44-A-26 Dear Evan: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of January 27, 2010. The above -referenced application was approved to rezone a total of 271.39 acres from RA to Ml (Light Industrial) District with proffers, for Office and Manufacturing Uses. The properties are located on the north side of Redbud Road (Route 661), the east side of the CSX Railroad, the west side of Milburn Road (Route 662), and the south side of McCanns Road (Route 838), in the Stonewall Magisterial District. The proffer statement, originally dated August 24, 2009, with final revision date of January 25, 2010, that was approved as a part of this rezoning application is unique to the above referenced properties and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Pursuant to §165.102.06E, the County Attorney will present the written proffer to the Frederick County Clerk of Circuit Court for recordation. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, r Michael T. Ruddy Deputy Planning Director MTR/bad Attachment cc: Graystone Corp. of Virginia, PO Box 2530, Winchester, VA 22604 Charles S. DeHaven, Jr., Stonewall District Supervisor Gary Oates and Stan Crockett, Stonewall District Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue Rod Williams, County Attorney w/Proffer and Resolution 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 REZONING APPLICATION #09-09 GRAYSTONE CORPORATION OF VIRGINIA Staff Report for the Board of Supervisors Prepared:January 19, 2010 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director John Bishop, AICP, Transportation - Deputy Planning Director Reviewed Action Planning Commission: 11/04/09 'fabled 60 Days 01/06/10 Recommended Approval Board of Supervisors: 01/27/10 Pending PROPOSAL: To rezone 271.39 acres from RA (Rural Areas) District to MI (Light Industrial) District, with proffers, for Office and Manufacturing Uses. LOCATION: The properties are located on the north side of Redbud Road (Route 661), the east side of the CSX Railroad, the west side of Milburn Road (Route 662), and the south of McCanns Road (Route 838). EXECUTIVE SUMMARY & PLANNING COMMISSION RECOMENDATION FOR THE 01/27/10 BOARD OF SUPERVISORS MEETING: The Applicant has provided the Board of Supervisors with an updated Proffer Statement dated January 12, 2010. This Staff report has beell Updated to reflect this Filial Proffer Statelllellt. The Planning Commission unanimously recommended approval Of this rezoning request. The Commission expressly stated that this reCOn111 uclation of approval was based upon items that the Applicant committed to include in the Proffer Statement presented to the Board of Supervisors. The Applicant's presentation to the CoillmiSSioll 111CILIded Several proposed CommitI11e11tS to changing the proffer. The modifications to the Proffer Statement address the Planning Commission's expectations. In addition, the Final Proffer Statement addresses most Of the concerns of the County Attorney and is in the appropriate legal form, subject to addressing the final comincrlts Of the COLInty Attorney (see corresponclence). Please note the Staff Report identified several additional concerns and 1SSLles which Should be recognized by the Board. The following are important issues for the Board of Supervisors to evaluate while considering this Application: The Route 37 right-of-way decication is for a limited time frame, in essence containing an eight year sunset clause. In addition, for the right-of-way dedication to be a reality, this would Necessitate a significant funding obligation within a limited time period on behalf of the COLlllty or State. This may jeopardize the ultimate ability to construct Route 37. • The Recibud Road connection is accommodated but does not get implemented with this Application. This would have to be completed by others. Rezoning #09-09 — Graystone Corp. of VA January 19, 2010 Page 2 No public trail connections are identified or provided. This would be a simple enhancement to the project at no additional cost to the Applicant. • The potential impact of the intensive use of this property on the surrounding land uses and the minimal effort to address this through buffering and site design should be acknowledged. The recommendations of the Historic Resources Advisory Board should be recognized. Following the public hearing, a decision regarding this rezoning application would be appropriate The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. L • Rezoning #09-09 — Graystone Corp. of VA January 19, 2010 Page 3 This report is prepared Gy the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 11/04/09 Tabled 60 Days 01/06/10 Recommended Approval Board of Supervisors: 01/27/10 Pending PROPOSAL: To rezone 271.39 acres from RA (Rural Areas) District to M 1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. LOCATION: The properties are located on the north side of Redbud Road (Route 661), the east side of the CSX Railroad, the west side of Milburn Road (Route 662), and the south of McCanns Road (Route 838). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMI3ERS: 43-A-158, 44-A-25 and 44-A-26 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use South: RA (Rural Areas) Use Red Bud Agricultural District East: RA (Rural Areas) Use Red Bud Agricultural District R4 (Residential Planned Community) West: RA (Rural Areas) Use M 1 (Light Industrial) Agricultural/Vacant Agricultural/Residential/Historic Agricultural Vacant (Snowden Bridge) Agricultural/Vacant 0 9 Rezoning 409-09 — Graystone Corp. of VA January 19, 2010 Page 4 REVIEW EVALUATIONS: Frederick County Transportation: Please see attached email dated September 25, 2009, from John Bishop, Depulj� Director — Transl)ortation. Updale for 0112712010 Board of Supervisors Meeting is provided ivithin the Staff Reporl. Virfinia Dept. of Transportation: Please see attached email firoin VDOT dated October 6, 2009 and attached response leper from Greeimwy Engineering dated October 9, 2009. Final revieit, comment provided by VDOT on October 20, 2009. Fire Marshal: Approval for rezoning is contingent upon a second means of emergency access to the property once construction has begun. Access from Milburn Road and Redbud Road is preferred. Plan approval recommended. Public Works Department: 1. Refer to Existing Conditions under Site Suitability. Expand the discussion to include a reference to the power line which crosses the southern end of the property. 2. Refer to Wetlands under Site Suitability. Include reference locations of all the existing springs within the proposed development. 3. Refer to Soil Types under Site Suitability. The description of the soil types should be expanded to include a more thorough description of the site geology. The statement referencing "minor areas of limestone geology exist on the subject properties" is not correct. In fact, a majority of the site is underlaid by limestone formations. Developed sinkholes also are present with the site. In addition, a major thrust fault diagonally bisects this site. It appears that the existing springs are located in close proximity to this fault. We recommend that detailed geological mapping be performed and included with the master development plan. The mapping should include, but not be limited to, approximate locations of limestone and shale formation faults, sinkholes, springs and other pertinent karst features. Department of Inspections: No comment required at this time. Shall comment at the time of site plan review. Sanitation Authority: A review of our sewer and water systems indicate there should be (1) sufficient transportation capacity in the sewer lines and treatment capacity at the receiving sewer facility, and (2) sufficient water line pressure and water supply to serve the parcels for the type of rezoning requested. Service Authority: No comments. Winchester Regional Airport: Based on estimated calculation using existing ground elevations in that area, we do not believe that this rezoning will impact operations of the Winchester Regional Airport; however, because of the location there is some concern with Section C items 2, 3 and 4 of the proffer statement regarding the heights of proposed structures. Without knowing the FF elevation we cannot determine at this time the maximum height allowed to avoid a penetration into the airport's airspace. That determination would be made upon review of the site plan(s) when submitted. We would request that the owner be advised that upon review of actual site plan(s), should one or more of the structures penetrate into the airport's airspace we would request the owner to install FAA approved obstruction lights which would address any safety concerns. Rezoning #09-09 — Graystone Corp. of VA January 19, 2010 Page 5 Frederick County Attorney: Please see attached corresl)o77cle77ce.fi•oi77 RoderickB. [Villiams, County Attorney. Historic Resources Advisory Board (I IZAB): The HIMB met on October 20, 2009. Their comments are provided i77 attached letter dated October 21, 2009. PlanninjZ Department: Please see attached Memorandum dated October 2, 2009 from Michael T. Ruddy, AICP, Deputy Planning Director. PlanninjZ & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land to the RA District. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the C0111111Ln1rty's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] Land Use. The 2007 Comprehensive Policy Plan and the Northeast Frederick Land Use Plan provide guidance on the future development of the property. The property is located within the UDA and SWSA. In general, the proposed M1 land use is not clearly supported by the Comprehensive Plan. The Northeast Frederick Land Use Plan recommends that the land use for this property is predominantly Planned Unit Development with large areas of identified DSA (Developmentally Sensitive Area). TheApplicant made efforts at the Planning Commission to demonstrate how the MI land rise designation is consistent with the land use plan. The M1 designation by itself in this one location is generally inconsistent with the Plan. However, when the propert}, is considered in connection with the surrounding properties and the broader Planned Unit Development designation of the Plaii it maj, clearly be considered more consistent with the Comprehensive Plan. 0 • Rezoning #09-09 — Graystone Corp. of VA January 19, 2010 Page 6 The Planned Unit Development Concept seeks to create new neighborhoods with an appropriate balance between residential, employment, and service uses. Areas used for commercial and industrial land uses shall not exceed 50% of the gross area of the planned community. Sufficient commercial and industrial areas shall be provided to meet the needs of the planned community, to provide an appropriate balance of uses and to lessen the overall impact of the planned community on Frederick County. The proposed M1 (Light Industrial) designation is intended to provide for a variety of light manufacturing, commercial office and heavy commercial uses in well planned industrial settings. Uses are allowed which do not create noise smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. In general, the Northeast Frederick Land Use Plan was designed to provide for a balance of land uses which includes industrial and commercial growth along the major road and railroad corridors, the introduction of a planned unit development (PUD) land use, and the preservation of rural areas and significant historic features within the study area boundaries. Future land uses within the study area boundary should be sensitive to existing and planned land uses. Identified Dei,eloJp1lJenlall)� Sensitive Areas (MA's) The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, identifies a portion of the Graystone rezoning site as being within the Second Winchester Study Area and a large portion of parcel 44-A-25 is within the Core Battlefield. This core area is part of Stephenson's Depot (Second Winchester — Phase 9). The core area of the Second Winchester Battlefield (StepheIson's Depot) oil this site Is shown as having retained I11uch of Its historic integrity according to the Study of Civil War Sites in the Shenandoah Valley. Portions of the site are also within the study area of the Third Battle of Winchester (Opequon) and adjacent to its core. Portions of this site are designated as Development -Sensitive Area in the Northeast Land Use Plan of the Frederick County Comprehensive Policy Plan. See the attached maps for further information. The Rural Landmarks Survey Report for Frederick County, Virginia, identifies seven structures/sites within the immediate area of the subject site; one structure was located on -site. The sites that are listed in the survey are: 1. Carter -Hardesty I-Iouse (434-112) — was located on site but burned and was demolished 2. Byers I -louse (#34-1124) 3. Godfries-Semples House (434-135) 4. Helm -McCann Property (434-703) 5. Rutherford's Farm (#34-727) — site consists of historical markers and foundations 6. McCann, Thomas I-Iousc (1134-729) 7. Milburn Chapel & Cemetery (#34-950) • 0 Rezoning #09-09 — Graystone Corp. of VA January 19, 2010 Page 7 Red Bud Jg_Jci111ura1 and Forestal District The Frederick County Board of Supervisors established the Red Bud Agricultural & Forestal District, consisting of 879.98 acres in the Stonewall Magisterial District, on May 151, 2006. Several properties located to the east of this project, directly across Milburn Road, and properties to the south, directly across Red Bud Road, which also contain significant historic resources, are included within the Red Bud Agricultural and Forestal District. The Red Bud Agricultural & Forestal District was created to contribute to the conservation and preservation of agricultural and forestal land in Frederick County. Transporlalion The Frederick County Eastern Road Plan provides the guidance regarding fixture arterial and collector road connections in the eastern portion of the County by identifying needed connections and locations. Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the intentions of the plan (Comprehensive Plan 7-206). The Comprehensive Plan calls for a number of significant roadway improvements which impact this property. Number one among those improvements is the Route 37 corridor and interchange. The Route 37 corridor has long been a planned arterial roadway connecting the eastern part of the County, and extreme care should be taken not to undermine this goal. In addition, the Comprehensive Plan calls for a public roadway connection between Snowden Bridge Boulevard and Redbud Road. Per the plan, this will allow the I-81 northbound exit ramp to Route 11 to be relocated which will improve traffic safety and flow on Route 11. Snowden Bridge Boulevard is a proffered major collector road improvement that implements the County's Eastern Road Plan. Site Access and design. The most recent proffers for this site indicate three entrances to Snowden Bridge, and allows that one will move. As this application moves forward due diligence will need to be given to make sure that no proposed entrances negatively impact the fixture implementation or functionality of Route 37. 3) Site Suitability/Environment This property contains areas of Green Infrastructure elements and features including; areas of wetlands, areas of karst topography, and Developmentally Sensitive Areas. Such features could be incorporated into the project to a greater extent than is presently provided, in particular at the properties perimeter. Low Impact Design methods could be implemented throughout the development of this site, as could the use of LEED (or equivalent) land development and building design standards. Rezoning #09-09 — Graystone Corp. of VA January 19, 2010 Page 8 It has been recommended that additional commitments are evaluated and made to adequately address the potential impacts on the historic and natural resources, both on the site and adjacent to the site. This could be done in coordination with adjacent stakeholders. Collaboration, now or in the future, with adjacent historical stakeholders would appear to be appropriate and beneficial to the project. The I-IRAB would be an important resource to help facilitate this collaboration. It is suggested that the Applicant is proactive in this regard. Please refer to the comments provided by the I-IRAB in this regard. The potential exists to further promote the use of the existing adjacent roads for historical recreational open space corridors as previously recognized. As part of this effort, it is suggested that the buffers adjacent to Battlefield preservation properties, easements, and historical corridors should be tailored, potentially in conjunction with historical stakeholders and the Virginia Department of Forestry. As an example, the adjacent development proposed creating naturally vegetated or natively planted buffer areas, even proposing re -vegetation at a specific rate of trees per acre. Such an approach would appear to be effective with this project. It would appear to be necessary for the Applicant, through the proffer statement, to provide some guidance as to the phases of site development curd constructability of the site to ensure that any potential impacts to adjacent properties, environmental resources, and historical resources are mitigated or, more importantly, avoided. 4) Potential Impacts A. Transportation Applicant's Transportation Program To offset the transportation impacts of this 271.39 acre RA to M1 rezoning, this applicant has offered a number of transportation proffers. The proffers of this application provide partial right-of-way dedication for Route 37 and an interchange on their property, advance the implementation of Snowden Bridge Boulevard ahead of the previous Snowden Bridge Proffer for this improvement, limit the number of entrances onto Snowden Bridge, limit access to Redbud Road and Milburn Road to emergency access, eliminate any access to McCann Lane, provide inter -parcel access, and note that the applicant will apply for public assistance mechanisms in implementing the proffers. Traffic Impact Analysis. The traffic impact analysis (TIA) prepared for this application assumed 1,749,000 square feet of office and 570,000 square feet of manufacturing. This amount provides the basis for the Traffic Impact Analysis. It should be recognized that the Applicant's proffer statement presently provides no limitations on the amount of MI (Light hldustrial) development that could occur on the property. This could potentially increase the impacts beyond those identified in the TIA. 9 • Rezoning 409-09 — Graystone Corp. of VA January 19, 2010 Page 9 The TIA indicates that this application will degrade the level of service at a number of intersections (see included fold out graphic of TIA results). Please note that these degradations occur even though staff and VDOT worked diligently with the applicant to base traffic generation off of real world projects such as Port Collier Industrial Park and the Avion Office Park in Chantilly. Further, the TIA takes credit for the relocation of Redbud Road to an intersection with Snowden Bridge. The County and VDOT allowed the TIA to be scoped this way due to the applicant's willingness to work with the County and VDOT if this connection was desired. Construction u»d site developmnent. The potential exists for the site development and construction of the project to be impactful to the surrounding community and land uses. The Applicant should be proactive in ensuring that any potential impacts to adjacent properties and historical resources are mitigated or, more importantly, avoided. Efforts to achieve this in the planning stages are appropriate given the scale and location of this project. B. Design Standards The Applicant has proffered to establish requirements for outdoor green areas and/or outdoor plaza areas. However, the amount of, and timing of, the development of the proposed outdoor green areas and plazas has not been defined. The Applicant has proffered to establish internal asphalt trails a minimum of eight feet in width. The minimum expectation for the width of any trail is ten feet. In conjunction with Mr. Bishop's comments, the location of the internal trail system should be addressed further to ensure it provides connectivity with adjacent land uses and historical elements, and at a minimum to the previously proffered trail system that is part of Snowden Bridge Boulevard. The GDP could be used to a greater extent to identify this. The connectivity of the trail system goes beyond that of just this project. The Applicant has proffered to establish a 100 feet green space buffer area along the northern boundary of the property. In addition, the Applicant has proffered to provide for evergreen landscaping along the Redbud Road frontage of an adjacent property owned by the Shenandoah Valley Battlefields Foundation. This buffer is undefined and is conditioned upon the approval and furnishing of a landscape easement by the adjacent property owner. This constitutes the extent of the Application's effort to address the unique historic resources of the immediate area and surrounding properties. The comments offered by the I-IRAB support the clear expectations of the Comprehensive Plan in this regard. Please refer to the recommendations of the I-IRAB for additional guidance. Rezoning 409-09 — Graystone Corp. of VA January 19, 2010 Page 10 C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that commercial and industrial uses generally provide a positive impact on community facilities through the additional generation of tax revenue. This application makes an effort to address the impacts to Fire and Rescue services by providing a monetary contribution in an amount of $0.05 per square foot of developed commercial structural area. Please recognize that this is generally less of a monetary contribution per square foot than proffered on more recent rezoning requests. 5) Proffer Statement — Dated August 24, 2009 with latest revision January 12, 2010 A) Generalized Development Plan The Applicant has proffered a GDP for the property which would guide the development of the property. This GDP is very general and provides a minimal amount of detail, but does identify the general location of the future Route 37 corridor study area and fixture Snowden Bridge Boulevard and their associated interchange and intersections. Two specific locations of green space buffer areas have been identified; one on -site adjacent to McCanns Road, and one off --site on property owned by the Shenandoah Valley Battlefields Foundation. At this time there, the SVBFis aware of this proffer. Ilowever, they are not in agreement with it. B) Land Use The Applicant has requested the M 1 (Light Industrial) Zoning District classification. No additional restrictions on land use have been made. Please note that the most intensive use of the property could exceed the amount of office and manufacturing land use square footage modeled in the TIA. C) Site Design The Applicant has proffered to establish requirements for outdoor green areas and/or outdoor plaza areas. It would be preferable for the Applicant to further defnnne the amount of, and tinting of, the development of the proposed outdoor green areas and plazas. The Applicant has proffered to establish internal asphalt trails a minimum of eight feet in width. The location of the internal trail system should be addresser) further to ensure it provides connectivity with adjacennt la nd uses and historical elements, and at a minnnnum to the previously proffered trail system that is part of Snnorvdein Bridge Boulevard. The GDP could be used to a greater extent to identify this. The connectivity of the trail system goes beyond that of just this project. In addition, the mininium expectation for the width of any trail is teen feet. Finally, this trail system should be open to the public and not private as currently proffered. • 0 Rezoning 409-09 — Graystone Corp. of' VA January 19, 2010 Page 1 1 The Applicant has prof ,fercd to establisli a 100 feet green space buffer area along the northern bounclaiy of the property. In addition, the Applicant has proffered to provide for evergreen landscaping along the Redbud Road frontage of an adjacent property owned by the Shenandoah Valley Battlefields Foundation. This buffer is undtfJed ally! is conditioned upon the approval Mild flli'llishing of a landscape easement by the adjacent property owner. This constitutes the extent of the Applications effort to address the unique historic resources of the immediate area and surrounding properties. It is recognized that in sonic locations a zoning district buffer would be required. However, it has been recommended that the proffered buffering and landscaping should propose buffering and landscaping that would exceed the minimum expectation of the Ordinancc. In addition, given the historical character of the surrouIding land Uses, there is all expectation of a more significant effort with regards to buffering and landscaping. This is a clear expectation of the Comprehensive Plan. Please refer to the recommendations of the I-IRAB for additional guidance. The MRA13 expressed concel'n about the potential impacts of sh,uctili•es greater than sixty feel in height. It should be recognized that the MI district would allow height exceptions above the district height limit of up to one hundred feet for certain still ctil res. D) Transportation Route 37 Dedication (Proffet•s D1, D2, D3) The applicant has profferccl to dedicate a minimum of 225 feet and up to 350 feet of right of way for the corridor and enough right-of-way for a diamond interchange 800 feet in width. In order to obtain the correct amount of right of way the County and VDOT have 8 years to reach a design decision on the roadway. Staff would note that this pi'offeJ' was updated from its pl'evious forJll which i'eglin'ed filll design (ll)j)i'ovlil. This new proffer allows that ollly the amount of design heeded to gain certain design appl'ovals ivhich impact right of way ividth will be requn'ed Staff ivould note that membel's of the Planning Commission felt the cost of this design should be funded by the applicant. This would allow the project to occur quickly and the Route 37 improvelllell t to be implemented. The Route 37 right-of-way dedication is for a limited time frame, in essence containing an eight yelp' sunset clause. Ill addition, foi' the right -of -wily dedication to be a reality this jvould necessitate a significant funding obligation within a limited time period oil beha f of the Comaj, oi' State. This maj, jeopardize the ultimate ability to construct Route 37. Redbud Road Relocation The applicant has proffered right of way for a connection between Redbud Road and Snowden Bridge Blvd. Rezoning 409-09 — Graystonc Corp. of VA January 19, 2010 Page 12 This connection willallowfor the relocation of the Northbound I-81 to Route II ramp when funding becomes available. That improvement will have a significant positive impact on Route I traffic function. The Redbud Road connection is accommodated but does not get implemented with this Application. This would have to be completed by others. At a inininiinri, this proposed relocation should Unable an inter parcel connection to the adjacent properties to the east. The County Attorney identified that Proffer D13 contains language allowing the future right-of-way to be located within a buffer and that this is in conflict with current ordinance requirements. Trail System The applicant has not proffered any up brie trail connections. Staff would note that the Snowden Bridge Development, Rutherford Shopping Center, and the Battlefield Property all have either proffered or implemented bicycle acid pe(lL'sti-iaii inil)i-ovenierits. This property sits in the middle of all these uses and is the final piece needed to create the Comity's first interconnected trail system which would link the areas where County residents live, work, shop, and recreate. The applicant has rioted security concerns of potential tenants. Staff would note that bikers and walkers using a trail system that parallels the roadway pose less of a threat than the vehicles. No public trail coiiriectioris are ideritif led or pr'ovillL'(L This would be a simple enhancement to the project at no additional cost to the Applicant. E) Community Facilities This application makes an effort to address the impacts to Fire and Rescue services by proffering a monetary contribution in an amount of $0.05 per square foot of developed conlmereial StrUCtUral area. Please recognize that this is generally less of a monetary ContrlbUt1011 per square foot than proffered on more recent rezoning requests. In addition, the trigger for this contribution is prior to the issuance of a Certificate of Occupancy. This should be changed to reflect the appropriate tiering, which is prior to the issuance oj'a building permit. Rezoning #09-09 — Graystone Corp. of VA January 19, 2010 Page 13 STAFF CONCLUSIONS FOR THE 11/04/09 PLANNING COMMISSION MEETING: The Graystone rezoning application is generally inconsistent with the land use designation of the Northeastern Frederick Land Use Plan, an element of the Comprehensive Plan, and does not address additional goals of the Comprehensive Plan as described in the staff report. The Applicant has not yet demonstrated how the MI land use designation is consistent with the land use plan. In addition, elements of the rezoning application have been identified in the staff report that should be carefully evaluated to ensure they frilly address specific components of the Plan. More specifically, the Planning Commission should ensure that the impacts associated with this rezoning request have been fully addressed by the applicant. The Planning Commission should pay particular attention to the following concerns: 1) The potential impacts associated with more intensive use of properties. 2) The transportation impacts associated with this request, including the impacts to the planning and construction of future Route 37. 3) The recommendations of the Historic Resources Advisory Board, particularly regarding Archeological Resource Surveys, impacts to historical resources and DSA's, and view shed mitigation through natural and enhanced buffering and screening. 4) The problematic language contained within the Proffer Statement regarding expansion of uses in the District and associated design standards; as further iterated by Mr. Rod Williams, Frederick County Attorney, in his review letter of the final proffers dated October 16, 2009. PLANNING COMMISSION SUMMARY AND ACTION OF THE 11/04/09 MEETING: VDOT's representative, Mr. Lloyd Ingram, responded to questions from the Commission regarding the transportation system's ability to accommodate this development, along with adjacent residential and background traffic. Mr. Ingram said until Route 37 is connected to I-81, the LOS for the transportation system will continue to deteriorate, depending on the timing and the rate of construction; lie said Route 11 will be challenged. Mr. Ingram was not aware of anything offered with the rezoning application to enhance the maneuverability and flow of traffic on Route 11. I-Ie said Route 37, closing Redbud Road, and re -aligning the off ramp would be the key to transportation in this entire northern section. With regard to the proffered 225 feet, Mr. Ingram stated that on Route 37 northbound, where it ties into Route 50, an elevated roadway is planned; he said the flyover from one side to the other is about 340 feet. If CD lanes are placed, VDOT will need a minimum of 350 feet. During the public comment portion of the public hearing, the Executive Director of the Shenandoah Valley Battlefields Foundation (SVBF), W. Denman Zirkle, provided continents on behalf of the SVBF and presented a letter, dated November 3, 2009. Mr. Zirkle said the applicant's proposed building heights present a concern because more than 570 acres of preserved land lie immediately to the south of the subject property. Much of this landscape appears as it did to residents and soldiers at the time of tine Second and Third Battles of Winchester and the land retains its historic, agricultural character with very few modern visual intrusions. Iie said the proposed 90-foot office buildings and a 70-foot parking garage will dramatically change the historic character of the landscape that so many have invested in • 0 Rezoning #09-09 — Graystone Corp. of VA January 19, 2010 Page 14 and worked diligently to preserve. The final concern raised by Mr. Zirkle was the applicant's proposal to place landscaping buffer on SVBF land; he said it would not be permissible for SVBF to convey interest in their land to a third party through easement. The applicant's representative, Mr. Evan Wyatt with Greenway Engineering, addressed issues raised by the staff and reviewing agencies. Regarding conformity to the Comprehensive Policy Plan, Mr. Wyatt stated that the office and industrial park proposed by Graystone would provide employment opportunities for the Stephenson Village/Snowden Bridge projects. Iie noted that the project's major intersection, Snowden Bridge Boulevard and Route 11, functions at a LOS "D," which has previously been viewed as acceptable for economic development projects. Other intersections showing deficiencies are along Route 11, at the Welltown Road intersection, at the northbound off -ramp with I- 81, and at the intersection of Old Charlestown Road. Iie said these intersections, showing deficiencies of "E" and "F" in the LOS, are in the same place with background traffic as they are for this development. Mr. Wyatt said the applicant is willing to assist in improving the LOS at these locations. When questioned about the possibility of the County losing the reserved Route 37 right-of-way after eight years, Mr. Wyatt said that once the eight -year time line expires, the applicant will either dedicate 225 feet of right-of-way or the applicant can continue the time line, if there is no need to worry about land use in that area. Considering comments from the I-IRAB, Mr. Wyatt said they will meet all requirements of the zoning ordinance. Mr. Wyatt said the applicant agrees to eliminate the increased FARs and taller building heights and would amend the proffer before it goes to the Board of Supervisors. Regarding the buffer on SVBF property, Mr. Wyatt stated the applicant was not interested in acquiring SVBF land, but merely requesting permission to do landscaping on SVBF property because the ordinance does not require buffering between the applicant's site and the SVBF's property. A number Of issues were raised and discussed by the Commission. The difference in the right-of-way width dedicated by the applicant for the Route 37 corridor, 225 feet, and the amount officially adopted by the Board of Supervisors and recommended by VDOT, 350 feet. The difference in width would present a significant cost to the taxpayers to purchase the additional right-of-way. The eight -year time frame designated by the applicant for the Route 37 right-of-way reservation was a concern. There were questions about why the time line couldn't be extended to 15 years, since the applicant's speculation for build -out was 30-plus years. Any dedication of right-of-way less than 350 feet was considered unrealistic, considering topography and engineering. There were no restrictions Or limitations placed On the M1 uses, especially from the standpoint Of transportation, land use, and visual impacts on the Surrounding community. There was no phasing plan. Transportation impacts were anticipated to be experienced along Routes 7, 11, 522, and I-81. There was an expectation for the connection at Redbud and the off -ramp to Snowden Bridge Boulevard, considering the applicant had property spanning this entire distance; a right-of-way reservation area was suggested or a layout design for an internal road that would eventually become public. Some of the Commissioners were supportive of the M1 Zoning, but believed there were still many issues that needed to be addressed by the applicant. h1 addition, proffers that were verbally revised by the applicant needed to be reviewed by the staff, the County Attorney, and the Commission In their final form. The Planning Commission unaniinOUSly tabled the rezoning for 60 days to provide enough time for the applicant to make revisions and address issues raised. • Rezoning 409-09 — Graystone Corp. of VA January 19, 2010 Page 15 (Note: Commissioner Ruckman was absent from the meeting; Commissioner Oates abstained.) PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/06/10 MEETING: During the discussion, Commission members strongly urged the applicant to provide the design documents for the Route 37 corridor in order to move the project forward; they believed a conceptual level of design may be sufficient for VDOT to take to the FHA for an exception for the interchange. This would eliminate the eight -year sunset clause, the County would have the land needed to construct Route 37, and the applicant would know the amount of width needed and could move his project forward. Commissioners asked if VDOT or staff could estimate the cost to produce this level of design. VDOT representative, Mr. Lloyd Ingram, stated that possibly within five years VDOT could have 30% design plans which would identify the right-of-way needs; he estimated the cost to be approximately $650,000, depending on how far the preliminary design needed to be extended. VDOT was willing to work with whomever the developer chose as an engineering firm to move this forward as quickly as possible. However, Mr. Ingram also expressed concerns regarding future budget issues, which may affect VDOT's ability to participate in projects. During the public comment portion of the meeting, the Executive Director of the Shenandoah Valley Battlefields Foundation (SVBF), W. Denman Zirkle, came forward to reiterate comments he made at the Commission's November 4, 2009, meeting. Mr. Zirkle believed the rezoning proposal was inconsistent with the Comprehensive Policy Plan; the impacts from the intensive use of the property would be detrimental to the rural and historic character of the neighborhood, the battlefields, and the Milburn Road transportation corridor; and the monetary investments made towards the preservation of the battlefields and surrounding landscape would be degraded. The applicant's representative, Mr. Evan A. Wyatt with Greenway Engineering, addressed the issue of compliance with the Comprehensive Policy Plan, noting the project would provide a major commercial and service component offering employment opportunities. Regarding the historic resources component, the applicant had eliminated additional square footages, FARs, and building heights from the proffer statement. The applicant stated that the County's Development Impact Model run for this project indicated a $40 million cash positive, making this a significant economic development project for the County. Mr. Wyatt stressed the importance of direct access to Route 37 and the applicant's desire to work in a partnership effort to make sure the right-of-way needed is available; therefore, the applicant made a commitment to the 350 feet of right-of-way needed for the main line, and the 800-foot wide area for the interchange within the existing proffer statement. Mr. Wyatt believed that if the partnership proceeds well, and if there is an innovative way to get the design money, an eight -year window to accomplish the design should be manageable. Regarding the Route 11 corridor, the applicant offered the dedication of a 60-foot right-of-way, meeting state road design requirements, within 90 days of a written request, which would allow for a connecting street between Redbud and Snowden Ridge Boulevard. Rezoning #09-09 — Graystone Corp. of VA January 19, 2010 Page 16 Deputy Planning Director, Michael T. Ruddy, provided clarification to the Commission that the proffer statement presented to the Commission did not yet include those items the applicant proposed as changes in mitigation of the transportation impacts. The Planning Commission believed this was a good project, which fit well within the PUD designation of the Comprehensive Policy Plan, and met the need for industrial land in this area. However, they did not want to have the costs associated with the acquisition of right-of-way or the construction of the Route 37 corridor transferred to County taxpayers. Members of the Commission believed that eight years should be sufficient to accomplish a corridor design for Route 37 and to make a decision on the corridor width needed. A motion was made, seconded, and unanimously passed to recommend approval of the rezoning application with the applicant's revised proffer including the anticipated transportation improvements. The Commission stated that this recommendation was based on the expectation that the applicant's proffer statement will be revised to include those transportation impact mitigation items identified by the applicant in their presentation to the Planning Commission and that the complete revised proffer be presented to the Board of Supervisors prior to the Board's consideration. (Note: Commissioner Oates abstained; Commissioner Triplett was absent from the meeting.) `............ .. 1 661 / I-♦• 37 \\v x tip• ti \ti\,. 11_ i \\ °, k� rrr tikvCrr x.�r . \ \ 11 u a Ir e! _ 656 0 • C 7 12r1 025 0 5 Mlles 4 Graystone Corp of Virginia REZ # 09 - 09 CURRENT LAND USE PIN: 43 -A- 158; 44-A- 25; 44-A-26 7 � ; Future R07 Bypass TQREZ0909 Graystone_Corp_ol_VA_101509 .. t ben IM>rMgmrnt Art• \0 SN3A LongRangel-andUsr Rural Community Center Residential 41 Mixed Use Age Restricted MixedUse Busness Mixed Use Commercial 1 Office Highway Commercial Industrial Case Plamtet Wuddp Mixed Use Industrial I Oft. 'Vt Urban Center Ne,ghbortmood Village •; y'rj/• planned UM Development Recreation Natural Resources a Recreation Open Space s Institutional Historic I DSA 1E 667 t 663 ""i` 67I; A • •o eio Graystone Corp of Virginia REZ # 09 - 09 CURRENT ZONING PIN: 43 - A - 158; 44 - A- 25; 44 - A - 26 � r 14, ♦♦ ; �♦ F ♦ `% 4 �` J REDBUD RD �•ma , y • r • r u•Yi Y ( � ` r ,eft IrIa1111Ct \ . Future Rt37 Bypass Zoning MI (Im trill. G—r.) D..1-11 A RE10909 Grays1one_Corp_ol_VA_101509 III IB.kars., NN!\\urM.d Dlstrktl — Mill (MnMk It— Cumm.uq DW-11 � eat, rt— Dr. do .mr nt Arc. 02 (B.k.eu, Geaeral Di.tri•t) - MS IMedkal Sa • I '``'pl.tn Di.trkll 410 Bl lean -. lad.stri.l Yr...ilk,. District) — RA (Re4dea11.1 ►l—d (....Ml) Dhtrkt) - EN (I'.•Ir.eiilr M—faa.ritts DMrkll _ RS 1111r0dr.h.1 llt.—Ikraal 0—ii.0, Mortal — HE (Hl6\rr, Cdw.ik,. DI•trkil RA (R... I Are. IF•lrkp — Mt Ilad.•Inal. Light Ik•trkil RIP(8rkd-6.1 hAormare Dmir It 0 0 1?`t 0: S 0 S Miles i i • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff. Fee Amount Paid � 1 A� Y. 5L Zoning Amendment Number Date Receive to PC Hearing Date 1 U io BOS Hearing Date /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. 2. 3. 4. Applicant: Name: Greenway Engineering Telephone: (540) 662-4185 Address: 151 Windy Hill Lane Winchester, VA 22602 PropertN OhN ner (if different from abo%c) Name: Graystone Corporation of Virginia Telephone: (540) 665-3212 Address: P.O. Box 2530 Winchester, VA 22604 Contact person if other than above Name: Evan Wyatt Telephone: (540) 662-4185 Checklist: Check the following items that have been included with this application. Location map ® Agency Comments Plat X Fees Deed to Property Z Impact Analysis Statement Verification of taxes paid Z Proffer Statement • 0 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: J. Donald Shockey John P. Good, Jr. 6. A) Current Use of the Property: Agricultural Residential & Unimproved B) Proposed Use of the Property: Office & Industrial Park 7. Adjoining Property: Please re fi;,r to attached Adjoining Property Map & Property Owner Inf mmation Table PARCEL ID NUMBER USE ZONING 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): North side of Redbud Road (Route 661)• East side of CSX Railroad; West side of Milburn Road (Route 662)• and south side of McCanns Road (Route 838). 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 lllaX1111L1111 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 43-((A))-158, 44- ((A))-25, and 44-((A))-26 Magisterial: Fire Service: Rescue Service 10 11. Stonewall Clear Brook Clear Brook Districts High School: Middle School: Elementary School James Wood High James Wood Middle Stonewall Elem. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 271.39f RA District M1, Light Industrial District 271.39t Total Acreage to be rezoned The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: Townhome: Multi -Family Non -Residential Lots: Mobile Home: Hotel Rooms: Square Footage of Proposed Uses Office: 1,749,000 Service Station: Retail: Manufacturing: 570,000 Restaurant: Warehouse: * "I'he square footage o/'proposed lancl uses is consistent with the Applicant's Tni is Impact Analysis; hoivever, the square footage land use min- Is not a pro//ered condition. • • 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. 1� Applicant(s): Date: 10 p (a -AA ST64E CoREbMW of 41A"IA Owner (s): Date: , OL Li 7 5via C"t, 7i2, P td&41 E Graystone Corporation Property Adjoining Properties File 2760GC Tax Map Number Owner Mailing Address City & State ZIP Acreage Zoning Im rovements Land Total Assessment Deed Book Pa a Inst Year linst Number Le al Description 1 Legal Description 2 43 A 140 WEBER MICHAEL S. 937 MARTINSBURG PIKE WINCHESTER VA 22601 35.31 RA $371,700.00 $358,300.00 $730,000.00 673 623 01 0 35.31 ACRES 43 A 146 K & J INVESTMENTS LLC 1800 MARTINSBURG PIKE WINCHESTER VA 22603 3.07 RP $0.00 $64,700.00 $64,700.00 0 2002 7399 3.07 ACRES 43 A 147 NORTH STEPHENSON INC. 1800 MARTINSBURG PIKE WINCHESTER VA 22603 8.83 RP $0.00 $72,900.00 $72,900.00 668 229 0 0 8.83 ACRES 43 A 151 K & J INVESTMENTS LC 1800 MARTINSBURG PIKE WINCHESTER VA 22603 35.78 M1 $487,300.00 $1,252,300.00 $1,739,600.00 0 2005 9792 35.78 ACRES 43 A 152 K & J INVESTMENTS LC 1800 MARTINSBURG PIKE WINCHESTER VA 22603 37.92 M1 $1,500.00 $1,327,200.00 $1.328,700.00 0 2005 9792 37.92 ACRES 43 A 153 0 0 $0.00 $0.00 $0.00 0 0 0 43 A 154 SHENANDOAH VALLEY BATTLEFIELDS FOUNDATION PO BOX 897 NEW MARKET VA 228441 36.27 RA 1 $0.00 $550,800.00 $550,800.00 0 2002 6215 36.27 ACRES 43 A 155 BRAGG DAVID PO BOX 174 CLEAR BROOK VA 22624 1 RA $5,400.00 $51,000.00 $56,400.00 855 259 0 0 1.00 ACRE 43 A 156 J J J A ASSOCIATES C/O DRIGGS ASSOC 8700 ASHWOOD DR CAPITOL HEIGHTS MD 20743 1.25 RA $5,000.00 $51,600.00 $56.600.00 543 333 0 0 1.25 ACRES 43 A 157 MCBRIDE RUTH B 506 REDBUD RD WINCHESTER VA 22603 1.1 RA $44,100.00 $51,000.00 $95,100.00 515 623 0 0 1.10 ACRES 43 A 159 R & J LAND DEVELOPMENT LLC 1631 REDBUD RD WINCHESTER VA 22603 2 RA S1,200.00 $62,900.00 $64,100.00 0 2005 17342 2.00 ACRES 43 A 159A KIRBY JANICE MARIE 541 REDBUD RD WINCHESTER VA 22603 5 RA $137,400.00 $84,300.00 $221,700.00 0 2001 16716 5.00 ACRES 44 8 6 CRIDER & SHOCKEY INC OF WVA PO BOX 2530 WINCHESTER VA 22604 5 RA $0.00 S79,000.00 $79,000.00 0 2002 11832 MILBURN SUBDIVISION LOT 6 5.00 ACRES 44 8 7 CRIDER & SHOCKEY INC OF WVA PO BOX 2530 WINCHESTER VA 22604 5 RA $0.00 S79,000.00 579,000.00 0 2002 11832 MILBURN SUBDIVISION LOT 7 5.00 ACRES 44 A 25B SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD WINCHESTER VA 22603 60 RA $1,500.00 $315,600.00 $317,100.00 0 2002 470 60.00 ACRES 44 A 27 MBC LC 333 WOOD AVE WINCHESTER VA 22601 23 RA $0.00 5196,000.00 $196,000.00 0 0 13492 23.00 ACRES 44 A 286 UNGER KENNETH R. 288 MILBURN RD WINCHESTER VA 22603 25 RA S113,500.00 $226.400.00 $339,900.00 460 738 0 0 25.00 ACRES 44 A 28C BODEN ROBERT R. JR. & MARSHA 210 MILBURN RD WINCHESTER VA 22603 4.3 RA S147,800.00 $75,600.00 $223,400.00 494 51 0 0 4.30 ACRES 44 A 28G JOBE ALLEN B. & VELDA D. 230 MILBURN RD WINCHESTER VA 22603 5 RA $157,400.00 $79,800.00 S237,200.00 489 602 0 0 5.00 ACRES 44 A 28H HOLLIDAY MARTHA OMPS 130 MARQUIS CT WINCHESTER VA 22603 5.55 RA $204.500.00 $83.100.00 $287,600.00 907 1441 0 0 5.55 ACRES 44 A 29 SLAUGHTER JUDITH MCCANN 562 MILBURN RD WINCHESTER VA 22603 150.15 RA 5360,500.00 5554,100.00 $914,600.00 0 2002 469 150.15 ACRES 44 A 31A STEPHENSON ASSOCIATES LC PO BOX 2530 WINCHESTER VA 22604 406.54 R4 $0.00 S3,299,100.00 S3,299,100.00 0 2003 5765 406.54 ACRES 44 A 40 SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD WINCHESTER VA 22603 98.05 RA $4.200.00 $618,800.00 $623,000.00 0 2001 12943 98.05 ACRES 44D 3 8 BIG O PARTNERSHIP 1800 MARTINSBURG PIKE WINCHESTER VA 22603 1.46 RA 50.00 S52,100.00 $52.100.00 790 260 0 0 GRUBER L8 1.46 ACRES 54 A 88 ASSOCIATION FOR THE PRESERVATION OF CIVIL WAR SITES 305 CHARLOTTE ST FREDERICKSBURG VA 22401 181.03 RA 50.00 S2,856,500.00 52,856,500.00 849 173 0 0 181.03 ACRES 55 A 3 C E HUNTSBERRY HEIRS LLC I 1P0 BOX 2298 IWINCHESTER VA 22604 86.01 RA SO.001 S316,700.001 S316,700.00 0 2007 10636 86.01 ACRES Source: Frederick County GIS, May 2009 10-1-2009 1 of 1 Graystone Corporation Property Aerial Overview s 861 %4ffi �+ JESSICq L"N � �'o '' i• � .4. 862 1 � 661 a i gyp\ ' �� . 44 A 26 j 839 `PAVc 7 158 H Baltimore & Ohio RR ,RFUBUU.'RD A9�Feet 900 450 0 900 e Z \_ ssaLU W ,OLD CHgRLES TOWN'RD"e� �l"'' Z ZN W © N E Q `Q `' m� r Z W ` W r E.cc ?a e Lij 5 r°. A a- c Z w IU Z Cr LLJ o Z > m 0 O O t ? G�w J O O LU W z Q 0 w �►fvtr. ti L n , r . AV 10 ►. , � � UQz WLIJ O _;-(D ZFn oao Z J _ W Q > O o Q LU � ~ N W Z + 0� > W ::) o .F. a O O O t cl� _j Q U w O Q Y Leqend W W J a Z Q W Gray tone Corporation Property � o N Q - ParcEl Boundary w w Map Data Sourcu Frederick County. Va. GIS Department, May 2009 Data, Aerial Photos from March 2006 - -- co NC, I 2 O J � J Baltimore & Ohio RR 900 450 q� Q\14 Graystone Corporation Property Adjoining Properties Map oti Ip O,P J� �P CIIII 43 A 140 43 A 152 43 A 153 43 A 151 43 A 154 43 A 146 44 A 26 43 A 158 44 � v O REDBUDIRD A 27 43/ A 155 43_A 157 4,43 A 156 7 v Feet p1w 55 A 3 0 900 44 A 25B 44 A 40 q,�,�s• 0 838 od `y Fo 44 A 25 �C;qv 44 A- 28G \ 44 A- 28G '44 14 4H 44 A 288 k44- 8C 440 3 8 M�RQ(77S MWAWi: 44 A 31A Legend Graystone Corporation Property 1 Adjoining Property 1 Parcel Boundary z cc W Z z W e N � a • E c to m r as �� RT r W LU c$ 3�E ti a� �Z t [ LC D ` > 3 WP w a_ Q IY 2 (I. U) z w O Q zOf a Oz O N a Of �w a O(r Z w z z 0 O Q Of CD w 0 �- m � U o a Q a z Z w to W Z Q Q of w EC W } r, CN 0 0 � � o d 0 Q O U � w LL Z J U 0 o Z O W o o w zCD o i Q O� N C U) - (� w w Q s c�co o �, 1).0.1 , k ((.i...!, V.1 (,I", P,i J,l...... ''l 1 0 0 cL 7 ,%. N KEY TO ADJOINING PROPERTY OWNERS ® JEFFREY ((A) �1 ET UX DR �32�P'a 981 774 43- INSIRUAIENT M. 010016716 DAT-- 10/09/Ofl 3CALE N/A )RAAN Hy: EAW MZ N 720. 80GC mm 1 OF 1 TM 43-((A))-158 I FOUND IN I 72 OF ROAD O 16.91' -POST FOUND I IRS O 19.74'. Ty 44-((A))-26 27t3968 ACRES (TOTAL) MLBURN ROAD VA. ROLITE E VE EAASSEMERT NO 1. NO MLE REPORT FURNISHED. EASD(ENTS 07HER 7XAN SHOWN A41Y EXIST. 2-7HE BOU'VaWy INFORMA77ON SHOWN HEREON IS BASED ON A CURRENT FIELD SURVEY BY THIS FIRM J. CURRENT OWNER OF RECORD: H.K BENhAM, III, TRUSTEE (OF HARRY L MCGWN LAND TRUS)) INSTR15746 4. THE PROPERTY SHOWN HEREON LESU &&AIS�TRELY OWTMI FLOOD ZONE C ; AREAS OF MINIMAL FLOODING PER FLOOD INSURANCE RATE MAP COMMUNrIY PANEL NUMBER 510061 0f05 B, L147ED DULY 17, 1978. REZONING PLAT EXHIBIT OF THE LAND OF GRAYSTONE CORPORATION OF VIRGINIA STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA 0 Eg1D�00";is ors JP N OP' O� lEwaQ P� IRS = 1/2" IRON REEKR W/GIP SET IRF = 112' IRON REBAR FOUND -X- = WIRE FENCE ¢ = CENIERLJNE OF RCAADWAY 11%00' � c1j / rPs O 1L� 10' gp IRS . 421 IRS n R rPS L2o �t� I7M 44-((A))-25 I � co I 400 0 400 aVPH7C SCALE (IN FEET) DATE I REVISION GREENWAY ENGINEERING 161 Windy Hill Lane Wlnche'rL=, Virginia 22602 rou,d.6 i. 1rr1 I*— tOL'Fbm• 5,D-eE2-4je6 0 0 Mike Ruddy From: Mike Ruddy Sent: Monday, December 28, 2009 11:33 AM To: 'Mike Ruddy' Subject: Graystone Corporation Rezoning Application RZ09-09 Attachments: Graystone Staff Report PC.pdf; Graystone Exec Summary PC.pdf Dear Planning Commission Members, Please find attached a copy of the Staff Report for the Graystone project. The agenda that was mailed to you during the Holidays did not contain the correct version of the Staff Report. Please insert this correct version in your notebooks. A hard copy of the Executive Summary of the report is also being mailed to you. I apologize for any inconvenience this may have caused. I hope you all continue to enjoy the Holiday season. Thanks. Mike. Michael T. Ruddy, AICP Deputy Planning Director Frederick County Planning & Development 107 N. Kent Street Winchester, VA 22601 (540) 665-5651 (540) 665-6395 fax. mruddy(a-)co.frederick.va.us REZONING APPLICATION #09-09 GRAYSTONE CORPORATION OF VIRGINIA Staff Report for the Planning Commission Prepared: December 21, 2009 (Modified December 28, 2009) Staff Contact: Michael 1'. Ruddy, AICP, Deputy Planning Director John Bishop, AICP, Transportation - Deputy Planning Director Reviewed Action Planning Commission: 1 1/04/09 "fabled 60 Days 01/06/10 Pending Board of Supervisors: 01/27/10 Pending PROPOSAL: To rezone 271.39 acres from RA (Rural Areas) District to M I (Light Industrial) District, with proffers, for Office and Manufacturing Uses. LOCATION: The properties are located on the north side of Redbud Road (Route 661), the east side of the CSX Railroad, the west side of Milburn Road (Route 662), and the south of McCanns Road (Route 838). PLANNING COMMISSION UPDATE FOI2 01/06/10 MEETING: The Applicant has provided the Planning Commission with a revised Proffer Statement dated November- 17, 2009. The modifications to the Proffer Statement address the concerns of the County Attorney and are in the appropriate legal form. Specifically, the Applicant has addressed the improper expansion of permitted land uses within the MI District and the expansion of the dimensional requirements by removing both of them from the Proffer Statement. The Applicant has made several other minor modifications to the Statement in clarification of specific points. However, the Applicant has made no substantial modifications to the Proffer Statement to address the concerns identified during the Planning Commission or in the staff report. Most significantly, the Applicant has made no changes to the transportation proffers that would address the transportation impacts of this request. The Applicant's presentation to the Commission included several proposed commitments to changing the proffer. Not all of these commitments have been included in the latest Proffer Statement. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 01/06/10 PLANNING COMMISSION MEETING: The Graystone rezoning application is generally inconsistent with the land use designation of the Northeastern Frederick Land Use Plan, an element of the Comprehensive Plan, and does not address additional goals of the Comprehensive Plan as described in the staff report. The Applicant has not yet demonstrated how the M1 land use designation is consistent with the land use plan. In addition, elements of the rezoning application have been identified in the staff report that should be carefully evaluated to ensure they fully address specific components of the Plan. More specifically, the Planning Commission should ensure that the impacts associated with this rezoning request have been fully addressed by the applicant. The Planning Commission should pay particular attention to the following concerns: Rezoning #09-09 - Graystone Corp. of VA December 21, 2009 Page 2 1) The potential impacts associated with more intensive use of properties. 2) The transportation impacts associated with this request, including the impacts to the planning and construction of future Route 37. 3) The recommendations of the Historic Resources Advisory Board, particularly regarding Archeological Resource Surveys, impacts to historical resources and DSA's, and view shed mitigation through natural and enhanced buffering and screening. ^) lie-prebletii-at4-e4e age-eentained-wUti3 4ie-1 coffer-Statement-tiegaFdi-ng-ex-paxsi-en-ef uses in tlieDi-stFiet-aFid-zasseei-aced-des+girstandar-ds-as-fui-thet-itei-ated-1}y-P,4r-I�e-i Williams, _ rederiek Gemnt3LA4ter-ne3, :-�,4Es-i--e=N-ie v4etteroF-the-frnal proffer-s-dated-Oc-tebeF46,-2009-AtIdressedin 11/17109 Proffer Statement. The required public hearing was held on November 4, 2009. A recommendation regarding this rezoning application to the Board of SltperVJSors ivould be appropriate. The applicant should be prepared to adequately ad(Iress all concerns raised by the Planning Commission. `� Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 3 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 oil this application. it relay also be useful to others interested in this Zoning inatter. Unresolved issues concerning this application are noted by staff ivhei•e relevant throughout this staff report. Reviewed Action Planning Commission: 11/04/09 Tabled 60 Days 01 /06/10 Pending Board of Supervisors: 01/27/10 Pending PROPOSAL: To rezone 271.39 acres from RA (Rural Areas) District to M 1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. LOCATION: The properties are located on the north side o1'Redbud Road (Route 661), the cast side of the CSX Railroad, the west side of Milburn Road (Route 662), and the south of McCavis Road (Route 838). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 43-A-158, 44-A-25 and 44-A-26 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: South: RA (Rural Areas) Use: Red Burl Agricultural District Bast: RA (Rural Areas) Use: Red Bud Agricultural District R4 (Residential Planned Community) West: RA (Rural Areas) Use: M1 (Light Industrial) Agricultural/Vacant Agricultural/Residential/Historic Agricultural Vacant (Snowden Bridge) Rezoning 1109-09 — Graystone Corp. of VA December 21, 2009 Page 4 RLVIRW EVALUATIONS: Frecici•ick County Transportation: Please see attached eiiaail dated September 25, 2009, from John Bishop, Deputy Director — Transportation. Virginia Dept. of Transportation: Please see attached email from VDOT elated October 6, 2009 and atlached response lelter from Greemi,ay Engineering elated October 9, 2009.: final review comment provided by VDOT on October 20, 2009. Fire Marshal: Approval for rezoning is contingent upon a second means of emergency access to the property once construction has begun. Access from Milburn Road and Redbud Road is preferred. Plan approval recommended. Public Works Department: 1. Refer to Existing Conditions under Site Suitability. Expand the discussion to include a reference to the power line which crosses the southern end of the property. 2. Refcr to Wetlands under Site Suitability. Include reference locations of all the existing springs witivn the proposed development. 3. Refer to Soil Types under Site Suitability. The description of the soil types should be expanded to include a more thorough description of the site geology. The statement referencing "minor areas of limestone geology exist on the subject properties" is not correct. In fact, a majority of the site is underlaid by limestone formations. Developed sinkholes also are present with the site. In addition, a major thrust fault diagonally bisects this site. It appears that the existing springs are located in close proximity to this fault. We recommend that detailed geological mapping be performed and included with the master development plan. The mapping should include, but not be limited to, approximate locations of limestone and shale formation faults, sinkholes, springs and other pertinent karst features. Department of Inspections: No comment required at this time. Shall comment at the time of site plan review. Sanitation Authority: A review of our sewer and water systems indicate there should be (1) sufficient transportation capacity in the sewer lines and treatment capacity at the receiving sewer facility, and (2) sufficient water line pressure and water supply to serve the parcels for the type of rezoning requested. Service Authority: No comments. Winchester Regional Airport: Based on estimated calculation using existing ground elevations in that area, we do not believe that this rezoning will impact operations of the Winchester Regional Airport; however, because of the location there is some concern with Section C items 2, 3 and 4 of the proffer statement regarding the heights of proposed structures. Without knowing the FF elevation we cannot determine at this time the maximum height allowed to avoid a penetration into the airport's airspace. That determination would be made upon review of the site plan(s) when submitted. We would request that the owner be advised that upon review of actual site plan(s), should one or more of the structures penetrate into the airport's airspace we would request the owner to install FAA approved obstruction lights which would address any safety concerns. Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 5 Frederick County Attorney: Please see attached letter dated September 16, 2009, fr�orn Roderick B. Williams, County Attorney. Historic Resources Advisory Board (HIZAB): The HRAB met on October 20, 2009. Their comments are provided in attached letter dated October 21, 2009. PlanninjZ Department: Please see attached Memorandum dated October 2, 2009fi•om Michael T. Ruddy, AICP, Deputy Planning Director. Planning & Zoninf4: 1) Site History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land to the RA District. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Conywehensive Policy Plan, p. I-1] Land Use. The 2007 Comprehensive Policy Plan and the Northeast Frederick Land Use Plan provide guidance on the future development of the property. The property is located within the UDA and SWSA. In general, the proposed land use is not clearly supported by the Comprehensive Plan. The Northeast Frederick Land Use Plan recommends that the land use for this property is predominantly Planned Unit Development with large areas of identified DSA (Developmentally Sensitive Area). T1re Applicant should further demonstrate how the MI land rise desig1ration is consistent with the laird use plan. The Planned Unit Development Concept seeks to create new neighborhoods with an appropriate balance between residential, employment, and service uses. Areas used for cominerclal and industrial land uses shall not exceed 50% of the gross area of the planned community. Sufficient commercial and industrial areas shall be provided to meet the needs of the planned community, to provide an appropriate balance of uses and to lessen the overall impact of the planned community on Frederick County. Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 6 The proposed M 1 (Light Industrial) designation is intended to provide for a variety of light manufacturing, commercial office and heavy commercial uses in well planned industrial settings. Uses are allowed which do not create noise smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. In general, the Northeast Frederick Land Use Plan was designed to provide for a balance of land uses which includes industrial and commercial growth along the major road and railroad corridors, the introduction of a planned unit development (PUD) land use, and the preservation of rural areas and significant historic features within the study area boundaries. Future land uses within the study area boundary should be sensitive to existing and planned land uses. Identified Developmenlnlly Sens1INe Arecis (DSA's) "fhe Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, identifies a portion of the Graystone rezoning site as being within the Second Winchester Study Area and a large portion of parcel 44-A-25 is within the Core Battlefield. This core area is part of Stephenson's Depot (Second Winchester — Phase 9). The core area of the Second Winchester Battlefield (Stephenson's Depot) on this site is shown as having retained much of its historic integrity according to the Study of Civil War Sites in the Shenandoah Valley. Portions of the site are also within the study area of the Thircl Battle of Winchester (Opequon) and adjacent to its core. Portions of this site are designated as Development -Sensitive Area in the Northeast Land Use Plan of the Frederick County Comprehensive Policy Plan. See the attached maps for further- information. The Rural Landmarks SurveyRe °rt for Frederick County, Virginia, identifies seven structures/sites within the immediate area of the subject site; one structure was located on -site. The sites that are listed in the survey are: 1. Carter -Hardesty House (#34-112) — was located on site but burned and was demolished 2. Byers House (#34-1124) 3. Godfries-Semples House (1/34-135) 4. Helm -McCann Property (04-703) 5. Rutherford's Farm (434-727) — site consists of historical markers and foundations 6. McCann, Thomas I-Iouse (04-729) 7. Milburn Chapel & Cemetery (#34-950) Red Bud Agriculiznral rind Forestal District The Frederick County Board of Supervisors established the Red Bud Agricultural & Forestal District, consisting of 879.98 acres in the Stonewall Magisterial District, on May 1 ", 2006. Several properties located to the east of this project, directly across Milburn Road, and properties to the south, directly across Red Bud Road, which also contain significant historic resources, are included within the Red Bud Agricultural and Forestal District. The Red Bud Agricultural & Forestal District was created to contribute to the conservation and preservation of agricultural and forestal land in Frederick County. • 0 Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 7 Transporlation The Frederick County Eastern Road Plan provides the guidance regarding future arterial and collector road connections in the eastern portion of the County by identifying needed connections and locations. Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the intentions of the plan (Comprehensive Plcm 7-206). The Comprehensive Plan calls for a number of significant roadway improvements which impact this property. Number- one among those improvements is the Route 37 corridor and interchange. The Route 37 corridor has long been a planned arterial roadway connecting the eastern part of the County, and extreme care should be taken not to undermine this goal. In addition, the Comprehensive Plan calls for a public roadway connection between Snowden Bridge Boulevard and Redbud Road. Per the plan, this will allow the 1-81 northbound exit ramp to Route 11 to be relocated which will improve traffic safety and flow on Route 11. Snowden Bridge Boulevard is a proffered major collector road improvement that implements the County's Eastern Road Plan. Site Access and design. The most recent proffers for this site indicate three entrances to Snowden Bridge, and allows that one will move. As this application moves forward due diligence will need to be given to make sure that no proposed entrances negatively impact the future implementation or functionality of Route 37. 3) Site Suitability/Environment This property contains areas of Green Infrastructure elements and features including; areas of wetlands, areas of karst topography, and Developmentally Sensitive Areas. Such features could be incorporated into the project to a greater extent than is presently provided, in particular at the properties perimeter. Low Impact Design methods could be implemented throughout the development of this site, as could the use of LEED (or equivalent) land development and building design standards. It has been recommended that additional commitments are evaluated and made to adequately address the potential impacts on the historic and natural resources, both on the site and adjacent to the site. This could be done in coordination with adjacent stakeholders. Collaboration, now or in the future, with adjacent historical stakeholders would appear to be appropriate and beneficial to the project. The HRAB would be an important resource to help facilitate this collaboration. It is suggested that the Applicant is proactive in this regard. Please refer to the comments provided by the I-IRAB in this regard. • Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 8 The potential exists to further promote the use of the existing adjacent roads for historical recreational open space corridors as previously recognized. As part of this effort, it is suggested that the buffers adjacent to Battlefield preservation properties, casements, and historical corridors should be tailored, potentially in conjunction with historical stakeholders and the Virginia Department of Forestry. As an example, the adjacent development proposed creating naturally vegetated or natively planted buffer areas, even proposing re -vegetation at a specific rate of trees per acre. Such an approach would appear to be effective with this project. It would appear to be necessary for the Applicant, through the proffer statement, to provide some owirdance as to the phases of site development and consti-nctability of the site to ensure that any potential impacts to adjacent properties, em ronmental resources, and historical resources are mitigated or, more importantly, avoided 4) Potential Impacts A. Transportation Applicant's Transportation Program To offset the transportation impacts of this 271.39 acre RA to M1 rezoning, this applicant has offered a number- of transportation proffers. The proffers of this application provide partial right-of-way dedication for Route 37 and an interchange on their- property, advance the implementation of Snowden Bridge Boulevard ahead of the previous Snowden Bridge Proffer for this improvement, limit the number of entrances onto Snowden Bridge, limit access to Redbud Road and Milburn Road to emergency access, eliminate any access to McCann Lane, provide Inter -parcel access, and note that the applicant will apply for public assistance mechanisms in implementing the proffers. As noted below, the proffers do nothing to address Route 11, which will handle all of the development trips for the foreseeable future, does not dedicate adequate right-of- rvayforRoute 37and places high cost requirements on the County to attain even the dedicated portion of the right-of-way, does not address bicycle and pedestrian needs, and does not offer a public roadway connection between Redbud Road and Snowden Bridge Boulevard Traffic Impact Analysis. The traffic impact analysis (TIA) prepared for this application assumed 1,749,000 square feet of office and 570,000 square feet ofmanufacturing. This amount provides the basis for the Traffic Impact Analysis. It should be recognized that the Applicant's proffer statement presently provides no limitations on the amount of M1 (Light Industrial) development that could occur on the property. It has been requested that the MI district performance standards be modified to double the FAR frorn 1 FAR to 2 FAR which would have an impact on the amount and intensity of the development. Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 9 The TIA indicates that this application will degrade the level of service at a number of intersections (see included fold out graphic of TIA results). Please note that these degradations occur even though staff and VDOT worked diligently with the applicant to base traffic generation off of real world projects such as Fort Collier Industrial Park and the Avion Office Park in Chantilly. Further, the TIA takes credit for the relocation of Redbud Road to an intersection with Snowden Bridge. The County and VDOT allowed the TIA to be scoped this way due to the applicant's willingness to work with the County and VDOT if this connection was desired. However, recent communications from the applicant Indicates that they are not willing to be part of this solution. Had this position been taken earlier, it would have impacted the scoping of the TIA. Construction and site development. The potential exists for the site development and construction of the project to be impactful to the surrounding community and land uses. The Applicant should be proactive in ensuring that any potential impacts to adjacent properties and historical resources are mitigated or, more importantly, avoided. Efforts to achieve this in the planning stages are appropriate given the scale and location of this project. B. Design Standards The Applicant has requested modifications to several of the MI (Light Industrial) Zoning District design standards which would enable a more intensive development of the property. It is not acceptable for a proffer statement to allow increases to development and design standards that exceed those current standards explicitly designed for the district. Doubling the FAR and height increases for Office Buildings and Parking Structures is not permissible by proffer. Mr. Rod Williams, County Attorney, has provided his opinion regarding this matter, which should be recognized. The appropriate approach to address the above issues is through potential modifications to the standards of the Zoning Ordinance. Such an approach was initiated by the Applicant. The Applicant has proffered to establish requirements for outdoor green areas and/or outdoor plaza areas. However, the amount of, and timing of, the development of the proposed outdoor green areas and plazas has not been defined. The Applicant has proffered to establish internal asphalt trails a minimum of eight feet in width. The minimum expectation for the width of any trail is ten feet. In conjunction with Mr. Bishop's comments, the location of the internal trail system should be addressed fiirther to ensure it provides connectivity with adjacent land uses and historical elements, and at a minimum to the previously proffered trail system that is part of Snowden Bridge Boulevard. The GDP could be used to a greater extent to identify this. The connectivity of the trail system goes beyond that of just this project. Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 10 The Applicant has proffered to establish a 100 feet green space buffer area along the northern boundary of the property. In addition, the Applicant has proffered to provide for evergreen landscaping along the Redbud Road frontage of an adjacent property owned by the Shenandoah Valley Battlefields Foundation. This buffer is undefined and is conditioned upon the approval and furnishing of a landscape easement by the adjacent property owner. This constitutes the extent of the Application's effort to address the unique historic resources of the immediate area and surrounding properties. The comments offered by the I-IRAB support the clear expectations of the Comprehensive Plan in this regard. Please refer to the recommendations of the I-IRAB for additional guidance. C. Community Facilities The development ofthis site will have an impact on Fire and Rescue Services. However, it is recognized that commercial and industrial uses generally provide a positive impact on community facilities through the additional generation of tax revenue. This application makes an effort to address the impacts to Fire and Rescue services by providing a monetary contribution in an amount of $0.05 per square foot of developed commercial structural area. Please recognize that this is generally less of a monetary contribution per square foot than proffered on more recent rezoning requests. 5) Proffer Statement — Dated August 24, 2009 with latest revision October 9, 2009 B) Generalized Development Plan The Applicant has proffered a GDP for the property which would guide the development of the property. This GDP is very general and provides a minimal amount of detail, but does identify the general location of the future Route 37 corridor study area and future Snowden Bridge Boulevard and their associated interchange and intersections. Two specific locations of green space buffer areas have been identified; one on -site adjacent to McCanns Road, and one off -site on property owned by the Shenandoah Valley Battlefields Foundation. At this time ther(,, has been no indication that the SVBF is aware of, and in agreement with, this proffer. C) Land Use The Applicant has requested the M 1 (Light Industrial) Zoning District classification. hi doing so, the Applicant also requests an interpretation allowing additional land uses. It is not acceptable for a proffer statement to include uses that are not presently permitted within this (listr'ict. Further', a proffer statement should not interpret the pel7irissibility of j)articiil(lr llses. That Pole is designated to the LoningAdmUllstrllton This isfurther clarified by the CountyAttorney in his review letter dated October• I6, 2009. The appropriate approach is to address this through potential modifications to the standards of the Zoning Ordinance, specifically the permitted uses within each district. Such an approach was initiated by the Applicant, but for a different zoning district (OM). Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 11 Specifically, Financial Institution Offices and Medical Offices are permitted in other commercial zoning districts. Research and Development Offices are currently permitted within the M I District. In addition, any future amendments to the permitted uses within the M I District would be permitted on any M 1 zoned property that does not have a specific proffer prohibiting such a use. C) Site Design The Applicant has requested modifications to several of the MI (Light Industrial) Zoning District design standards which would enable a more intensive development of the property. It is not acceptable for a proffer statement to allow increases to development and design standards that exceed those current standards explicitly designed for the district. Doubling the FAR and height increases (90 feet for Office Buildings and 70' for Parking Structures) is not permissible by proffer. This is fin•ther clarified by the County Attorney in his revlely letter dated October 16, 2009. The appropriate approach is to address this through potential modifications to the standards of the Zoning Ordinance. Such an approach was initiated by the Applicant. The Applicant has proffered to establish requirements for outdoor green areas and/or outdoor plaza areas. It would be preferable for the Applicant to further define the amount of and thning of, the developinertt of the proposed outdoor green areas and plazas. The Applicant has proffered to establish internal asphalt trails a minimum of eight feet in width. The location of the internal trail system should he addressed fin•ther to ensure it provides connectivity with adjacent land uses and historical elements, and at a mininuim to the previously proffered trail shsteln that is part of Snowden Bridge Boulevard. The GDP could be used to a greater Latent to identify this. The connectivitj/ of the trail system goes beyond that of just this project. In addition, the inininium expectation for the width of any trail is tell feet. The Applicant has proffered to establish a 100 feet green space buffer area along the northern boundary of the property. In addition, the Applicant has proffered to provide for evergreen landscaping along the Redbud Road frontage of an adjacent property owned by the Shenandoah Valley Battlefields Foundation. This buffer is iurdefirted and is conditioned upon the approval and furnishing of a landscape easement by the adjacent property owner. This constitutes the extent of the Applications effort to address the unique historic resources of the immediate area and surrounding properties. It is recognized that in some locations a zoning district buffer would be required. However, it has been recommended that the proffered buffering and landscaping should propose buffeIng and landscapiIg that would exceed the minimum expectation of the Ordinance. In addition, given the historical character of the surrounding land uses, there is an expectation of a more significant effort with regards to buffering and landscaping. This is a clear expectation of the Comprehensive Plan. Please refer to the recommendations of the I-IRAB for additional guidance. Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 12 D) Transportation Route 37 Dedication (Proffers D1,D2,D3) The applicant has proffered to dedicate 225 feet of right of way for the corridor and enough right-of-way for a diamond interchange 800 feet in width with a study area of up to 350 feet available for purchase. The applicant has based the corridor needs on existing Route 37 west. There is no proffer that would help the County to obtain Route 37 right of way in neighboring parcels. Staff would note that the Board of SliperV%Sors adopted a 350 feet wide corridor in this location bused upon guidance from VDOT engineers. To base ivhat should be the dedication oil Route 37 lUe'st is inappropriate. Further, without including the interchange areas, the Route 37 west right of way is highly variable and raltgesfrom just over 200 feet to nearly 400 feet in width. As with all rights of way, it varies bused upon the needs of specific locations along its length and current standards. This should only serve to highlight the fact that specific VDOTguidallcefor this site should be followed) as opposed to assumptions front sections of the 30 year old Route 37 ;vest. Finally, it should again be noted that staff is adamantly against the dedication acid i-esei'vatloii proffer laiigilage giving the County fuve years to complete the final engineering and design of the roadway. This would be all extremely costly and time consuming effort for lvhich it is well kno)i,n that there is presently no funding. Redbud Road Relocation The applicant has not proffered any connection to Redbud Road from Snowden Bridge Boulevard. From thefirst Meetings held with the applicants and their representatives, staff has made clear that there is a need) for a public road connection between Redbud Road and Siiowdleii Bridge Boiilevau•d. This would allow the County to sever the currentl- 81 NB ramp connection to Route 11 and move it to the area where the intersection between Redbud and Route 11 currently exists. Tllis is a slgillfcailtllee'd to Improve Route 11 traffic. The applicant has consistently stated that if the County wished to push for the connection between Redbud and Snowden Bridge, they would be willing to work with the County. However, recent written comment responses received indicate this is no lodger the case. Trail System The applicant has not proffered any public trail connections. Staff would note that the Snowden Bridge Development, Ruthelford Shopping Center, and the Battlefield Property all have either proffered or iinpleuluented bicycle and pedlestriaii inipiroveiiieiits. This property sits ill the middle of all these uses and is the final piece heeded to create the County's first interconnected trail system ►vhich would link the areas where County residents Ilve, ;vork, shop, and recreate. The applicant has noted security concerns of potential tenants. Staff would note that bikers and walkers using a trails system that parallels the roadways pose less of a threat than the vehicles. Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 13 Route 11 Improvements The applicant has made no proffers to offset impacts to Route 11. Staff )vould note that there are a number of ways that this applicant could help to offset Route 11 impacts. Among these would be to construct a connection between Redbud Road and Snowden Bridge Boulevard or to partner with the County and VDOT in providing additional southbound capacity front I-81 to Route 37. E) Community Facilities This application makes an effort to address the impacts to Fire and Rescue services by proffering a monetary contribution In an amount of `};0.05 per square foot of developed commercial structural area. Please recognize that this is generally less of a monetary contribution per square foot than proffered on more recent rezoning requests. In addition, the trigger for this contribution is prior to the issuance of a Certificate of Occupancy. This should be changed to reflect the appropriate timing, IVhich is prior to the issuance of a building permit. STAFF CONCLUSIONS FOR THE 11/04/09 I'LANNING COMMISSION MEETING: The Graystone rezoning application is generally inconsistent with the land use designation of the Northeastern Frederick Land Use Plan, an element of the Comprehensive Plan, and does not address additional goals of the Comprehensive Plan as described in the staff report. The Applicant has not yet demonstrated how the MI land use designation is consistent with the land use plan. In addition, elements of the rezoning application have been identified in the staff report that should be carefully evaluated to ensure they fully address specific components of the Plan. More specifically, the Planning Commission should ensure that the impacts associated with this rezoning request have been fully addressed by the applicant. The Planning Commission should pay particular attention to the following concerns: 1) The potential impacts associated with more intensive use of properties. 2) The transportation impacts associated with this request, including the impacts to the planning and construction of future Route 37. 3) The recommendations of the Historic Resources Advisory Board, particularly regarding Archeological Resource Surveys, impacts to historical resources and DSA's, and view shed mitigation through natural and enhanced buffering and screening. 4) The problematic language contained within the Proffer Statement regarding expansion of uses in the District and associated design standards; as further iterated by Mr. Rod Williams, Frederick County Attorney, in his review letter of the final proffers dated October 16, 2009. 1`olloiyina the required public hearing,, a recommendation regarding this rezoning application to the Board of Supervisors ivould be at)propriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission. Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 14 PLANNING COMMISSION SUMMARY AND ACTION OF THE 11/04/09 MEETING: VDOT's representative, Mr. Lloyd Ingrain, responded to questions from the Commission regarding the transportation system's ability to accommodate this development, along with adjacent residential and background traffic. Mr. Ingram said until Route 37 is connected to I-81, the LOS for the transportation system will continue to deteriorate, depending on the timing and the rate of construction; he said Route 11 will be challenged. Mr. Ingram was not aware of anything offered with the rezoning application to enhance the maneuverability and flow of traffic on Route 11. Fle said Route 37, closing Redbud Road, and re -aligning the off -ramp would be the key to transportation in this entire northern section. With regard to the proffered 225 feet, Mr. Ingram stated that on Route 37 northbound, where it ties into Route 50, an elevated roadway is planned; lie said the flyover From one side to the other is about 340 feet. If CD lanes are placed, VDOT will need a minimum of 350 feet. During the public comment portion of the public hearing, the Executive Director of the Shenandoah Valley Battlefields Foundation (SVBF), W. Denman Zirkle, provided comments on behalf of the SVBF and presented a letter, dated November 3, 2009. Mr. Zirkle said the applicant's proposed building heights present a concern because more than 570 acres of preserved land lie immediately to the south of the subject property. Much of this landscape appears as it did to residents and soldiers at the time of the Second and Third Battles of Winchester and the land retains its historic, agricultural character with very few modern visual intrusions. I-Ie said the proposed 90-foot office buildings and a 70-foot parking garage will dramatically change the historic character of the landscape that so many have invested in and worked diligently to preserve. The final concern raised by Mr. Zirkle was the applicant's proposal to place landscaping buffer on SVBF land; lie said it would not be permissible for SVBF to convey interest in their land to a third party through easement. The applicant's representative, Mr. Evan Wyatt with Greenway Engineering, addressed issues raised by the staff and reviewing agencies. Regarding conformity to the Comprehensive Policy Plan, Mr. Wyatt stated that the office and industrial park proposed by Graystone would provide employment opportunities for the Stephenson Village/Snowden Bridge projects. I-Ie noted that the project's major intersection, Snowden Bridge Boulevard and Route 11, functions at a LOS "D," which has previously been viewed as acceptable for economic development projects. Other intersections showing deficiencies are along Route 11, at the Welltown Road intersection, at the northbound off ramp with I- 81, and at the intersection of Old Charlestown Road. I -le said these intersections, showing deficiencies of "E" and "F" in the LOS, are in the sane place with background traffic as they are for this development. Mr. Wyatt said the applicant is willing to assist in improving the LOS at these locations. When questioned about the possibility of the County losing the reserved Route 37 right-of-way after eight years, Mr. Wyatt said that once the eight -year time line expires, the applicant will either dedicate 225 feet of right-of-way or the applicant can continue the time line, if there is no need to worry about land use in that area. Considering comments from the I-IRAB, Mr. Wyatt said they will meet all requirements of the zoning ordinance. Mr. Wyatt said the applicant agrees to eliminate the increased PARS and taller building heights and would amend the proffer before it goes to the Board of Supervisors. Regarding the buffer on SVBF property, Mr. Wyatt stated the applicant was not interested in acquiring SVBF land, but merely requesting permission to do landscaping on SVBF property because the ordinance does not require buffering between the applicant's site and the SVBF's property. 0 E Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 15 A number of issues were raised and discussed by the Commission. The difference in the right-of-way width dedicated by the applicant for the Route 37 corridor, 225 feet, and the amount officially adopted by the Board of Supervisors and recommended by VDOT, 350 feet. The difference in width would present a significant cost to the taxpayers to purchase the additional right-of-way. The eight -year time frame designated by the applicant for the Route 37 right-of-way reservation was a concern. There were questions about why the time line couldn't be extended to 15 years, since the applicant's speculation for build -out was 30-plus years. Any dedication of right-of-way less than 350 feet was considered unrealistic, considering topography and engineering. There were no restrictions or limitations placed on the M1 uses, especially from the standpoint of transportation, land use, and visual impacts on the surrounding conununity. There was no phasing plan. Transportation impacts were anticipated to be experienced along Routes 7, 11, 522, and I-81. There was an expectation for the connection at Redbud and the off -ramp to Snowden Bridge Boulevard, considering the applicant had property spanning this entire distance; a right-of-way reservation area was suggested or a layout design for an internal road that would eventually become public. Some of the Commissioners were supportive of the M1 Zoning, but believed there were still many issues that needed to be addressed by the applicant. In addition, proffers that were verbally revised by the applicant needed to be reviewed by the staff, the County Attorney, and the Commission in their final form. The Planning Commission unanimously tabled the rezoning for 60 days to provide enough time for the applicant to make revisions and address issues raised. (Note: Cominissioner Ruckman was absent from the meeting; Commissioner Oates abstained.) 0 Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 3 This report is prepared Gj7 the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supei-vlsom to assist them in slaking a decision on this application. It may also he useful to others interested in this Zoning mattel'. Unl-esolved issues concerning this application am noted bj, staff 3Vhei-e relevant throughout this staff report. Reviewed Action Planning Commission: 1 1/04/09 Tabled 60 Days 01/06/10 Pending Board of Supervisors: 01/27/10 Pending PROPOSAL: To rezone 271.39 acres from RA (Rural Areas) District to M 1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. LOCATION: The properties are located on the north side of IZcdbud Road (Route 661), the east side of the CSX Railroad, the west side of Milburn Road (Route 662), and the south of McCanns Road (Route 838). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 43-A-158, 44-A-25 and 44-A-26 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: South: RA (Rural Areas) Use: Red Bud Agricultul•al District Cast: RA (Rural Areas) Use: Red Bud Aaricultm-al District R4 (Residential Planned C0111111L1111ty) West: RA (Rural Areas) Use: M I (Light hldustrial) Agricultural/Vacant Agricultural/Residential/I-Iistoric Agricultural Vacant (Snowden Bridge) • 0 Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 4 REVIEW EVALUATIONS: Frederick Count),Transportation: Please see crllachecl entail cicrled S'eplember 25, 2009,.Ii'on7 John Bishop, Depul}) Director — Transhortalion. VirlZinia Dept. of Transportation: Please see attached email from VDOT dated October 6, 2009 and attached resj)onse letter from Greeimwjy Engineer-ing dated October 9, 2009. Final revie►v comment provided bh VDOT on October 20, 2009. Fire Marshal: Approval for rezoning is contingent upon a second means of emergency access to the property once construction has begun. Access from Milburn Road and Redbud Road is preferred. Plan approval recommended. Public Works Department: 1. Refer to Existing C011dltiOrIS LlI1CIC1' Site Suitability. Expand the discussion to include a reference to the power line which crosses the southern end of the property. 2. Refer to WetlallCls under Site Suitability. 111clude reference locations of all the existing springs within the proposed development. 3. Refer to Soil Types under Site Suitability. The description of the soil types should be expanded to include a I1101'e thorough description of the site geology. The statement referencing "minor areas of limestone geology exist on the subject properties" is not correct. In fact, a majority of the site is Underlaid by limestone formations. Developed sinkholes also are present with the Site. In addition, a 111ajo1' thl'LISt fault diagonally bisects this site. It appeal'S that the Cxlstlng sl)ringS ai'e located in close proximity to this fault. We recommend that detailed geological mapping be performed and included with the master development plan. The mapping should include, but not be limited to, approximate locations of limestone and Shale formation flaultS, sinkholes, springs and other pertinent karst features. Department of Inspections: No comment required at this time. Shall comment at the time of site plan review. Sanitation Authority: A review of our sewer and water systems indicate there Should be (1) Sufrcient transportation capacity in the sewer lines and treatment capacity at the receiving sewer facility, and (2) Sufficient water line pressure and water supply to serve the parcels for the type of rezoning requested. Sei-vice Authority: No comments. Winchester Regional Airport: Based on estimated calculation using existing ground elevations in that area, we do not believe that this rezoning will impact operations of the Winchester Regional Airport; however, because of the location there is some concern with Section C items 2, 3 and 4 of the proffer statement regarding the heights of proposed structures. Without knowing the FF elevation we cannot determine at this time the maximum height allowed to avoid a penetration into the airport's airspace. That determinatioI1 Would be made upon revleW of the Site plan(s) WhC11 SUbmitted. We Would rcgL1CSt that the owner be advised that upon review of actual site plan(s), Should one or more of the structures penetrate into the airport's airspace we would request the owner to install FAA approved obstruction lights which would address any safety concerns. Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 5 Frederick County Attorney: Please see allached letter dated Seplernbei' 10, 2009, from Roderick B. GYilliams, Counly Allorne)). Historic Resources Advisohy Board (HRAB): The HRAB met as Oclober 20, 2009. Theh' comments are provided in allached leller clatecl October 21, 2009. Planning Department: Please see attached Memoiwnclum dated October 2, 2009.[i'om iLlichael T. Rudely, AICP, Deput)} Planning Direclor. Planning &c Zoning: I) Site History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agi'1CLIltL11'al zoning districts were combined to form the RA (RLiral Areas) District Upon adoption of an amendment to the Frederick County Zoning Ordinance On May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the Subject properties and all other A-1 and A-2 zoned land to the RA District. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public dOCLIment that serves as the C0111111L1111ty'S guide for making decisions regarding development, preservation, public facilities and other key components Of Community lii'e. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition Of policies used to plan for the future physical development Of Frederick County. [Comprehensive Policy Plcm, p. 1-1] Land Use. The 2007 Comprehensive Policy Plan and the Northeast Frederick Land Use Plan provide guidance on the future development Of the property. The property is located within the UDA and SWSA. In general, the proposed land LISC IS not CICIrly SLlpportcd by the Comprehensive Plan. The Northeast Frederick Land Use Plan recommends that the land use for this property is predominantly Planned Unit Development with large areas of identified DSA (Developmentally Sensitive Area). The Applicant should fui-thei' dentonsti,ate how the MI land use designation is consistent with the land use plats. The Planned Unit Development Concept seeks to create new neighborhoods with an appropriate balance between residential, employment, and SCI'VICC Uses, Areas Used for commercial and industrial land uses shall not exceed 50% of the gross area Of the planned con1111L nity. Sufficient commercial and industrial areas shall be provided to meet the needs of the planned community, t0 provide in appropriate balance Of LISCS and t0 lessen the Overall impact Of the planned community on Frederick County. Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 6 The proposed MI (Light Industrial) designation is intended to provide for a variety of light IllamlfaCtUring, commercial office and heavy Commercial uses in well planned industrial settings. Uses are allowed which do not create noise smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. SLICIl industrial areas shall be provided with safe and sufficient access. In general, the Northeast Frederick Land Use Plan was designed to provide for a balance of land Lases Which Includes industrial and commercial growth along the major road and railroad corridors, the introduction of a planned unit development (PUD) land use, and the preservation of rural areas and significant historic f catures within the study area boundaries. Future land uses within the study area boundary should be sensitive to existing and planned land Lases. Iclenlifie(l Developmentally Sensitive Areas (DSA's) The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, identifies a portion of the Graystone rezoning site as being within the Second Winchester Study Area and a large portion of parcel 44-A-25 is within the Core Battlefield. This core area is part of Stephenson's Depot (Second Winchester— Phase 9). The core area of the Second Winchester Battlefield (Stephenson's Depot) on this site is shown as having retained much of its historic integrity according t0 the Study of Civil War Sites in the Shenandoah Valley. Portions of the site are also within the study area of the Third Battle of Winchester (OpegL10n) and adjacent to its core. Portions of this site are designated as Development -Sensitive Area in the Northeast Land Use Plan of the Frederick County Comprehensive Policy Plan. See the attached maps for further information. The Rural Landmarks Survey Report for Frederick County, Virginia, identifies seven structures/sites within the immediate area of the subject site; one structure was located on -site. The sites that are listed in the survey are: 1. Carter-I-lardcsty House (#34-1 12) — was located on site but burned and was demolished 2. Byers House (#34-1124) 3. Godfries-Semples House (1134-135) 4. Helm -McCann Property (1134-703) 5. Rutherford's Farm (434-727) — site consists of historical markers and foundations 6. McCann, Thomas House (04-729) 7. Milburn Chapel & Cemetery (#34-950) Reel Bud Agricultural rind Forestal District The Frederick County Board of Supervisors established the Red Bud Agricultural & Forestal District, consisting of 879.98 acres in the Stonewall Magisterial District, on May 1 ", 2006. Several properties located to the east of this pro ,jcct, directly across Milburn Road, and properties to the south, directly across Red Bud Road, which also contain significant historic resources, are included within the Red Bud Agricultural and Forestal District. Tile Red Bud Agricultural & Forestal District was created to contribute to the conservation and preservation of agricultural and forestal land in Frederick County. • 0 Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 7 Transportation The Frederick County Eastern Road Plan provides the guidance regarding future arterial and collector road connections in the eastern portion of' the County by identifying needed connections and locations. Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the intentions of the plan (Comprehensive Min 7-206). The Comprehensive Plan calls for a number of significant roadway improvements which impact this property. Number one among those improvements is the Route 37 corridor and interchange. The Route 37 corridor has long been a planned arterial roadway connecting the eastern part of the County, and extreme care should be taken not to undermine this goal. In addition, the Comprehensive Plan calls for a public roadway connection between Snowden Bridge Boulevard and Redbuci Road. Per the plan, this will allow the I-81 northbound exit ramp to Route 1 I to be relocated which will improve traffic safety and flow on Route 11. Snowden Bridge Boulevard is a proffered major collector road improvement that implements the County's Eastern Road Plan. Site Access and clesign. The most recent proffers for this site indicate three entrances to Snowden Bridge, and allows that one will move. As this application moves forward clue diligence will need to be given to make sure that no proposed entrances negatively Impact the future implementation or functionality of Route 37. 3) Site Suitability/Environment This property contains areas of Green Infrastructure elements and features including; areas of wetlands, areas of karst topography, and Developmentally Sensitive Areas. Such features could be incorporated into the project to a greater extent than is presently provided, in particular at the properties perimeter. Low Impact Design methods could be implemented throughout the development of this site, as could the use of LEE, D (or equivalent) land development and building design standards. It has been recommended that additional commitments arc evaluated and made to adequately address the potential impacts on the historic and natural resources, both on the site and adjacent to the site. This could be done in coordination with adjacent stakeholders. Collaboration, now or in the future, with adjacent historical stakeholders would appear to be appropriate and beneficial to the project. The I-IRAB would be an important resource to help facilitate this collaboration. It is suggested that the Applicant is proactive in this regard. Please refer to the comments provided by the I-IRAB in this regard. Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 8 The potential exists to further promote the use of the existing adjacent roads for historical recreational open space corridors as previously recognized. As part of this effort, it is suggested that the buffers adjacent to Battlefield preservation properties, easements, and historical corridors should be tailored, potentially in Coll with historical stakeholders and the Virginia Department of Porestry. As an example, the adjacent development proposed creating naturally vegetated or natively planted buffer areas, even proposing re -vegetation at a specific rate of trees per acre. Such an approach would appear to be effective with this project. It would appear to be necessaiy fol' the Applicant, through the pl'offtl'statement, to pi,ovide someguidance as to the phases of site development and constriictability of the site to ensm-e that any potential impacts to adjacent properties, environmental i'esom-ces, and historical 1'esources are mitigated oi', more hnj)ortant1V, avoided 4) Potential Impacts A. Transportation Applicant's Transportation Program To offset the transportation impacts of this 271.39 acre RA to MI rezoning, this applicant has offered a number of transportation proffers. The proffers of this application provide partial right-of-way dedication for Route 37 and an interchange on their property, advance the implementation of Snowden Bridge Boulevard ahead of the previous Snowden Bridge Proffer for this improvement, limit the number of entrances onto Snowden Bridge, limit access to Rcdbud Road and Milburn Road to emergency access, eliminate any access to McCann Lane, provide inter -parcel access, and note that the applicant will apply for public assistance mechanisms in implementing the proffers. As noted beloiv, the proffers do clothing to address Route 11, which Will handle all of the development tl'ips fol' the foreseeable, futin'e, !lots not dedicate adequate fight -of- way foi' Route 37 and places high cost requirements on the County to attain eveii the dedicated portion of the Ivght-of-Way, (lots not address bicycle and pedestrian needs, and does not offer a public 1'oadivq_v connection between Redbud Road and Snowden Bridge Boulevard Traffic Impact Analysis. The traffic impact analysis ('fIA) prepared for this application assumed 1,749,000 square feet of office and 570,000 sgUare feet of manUI1CtUril1g. This amount provides the basis for the Traffic Impact Analysis. It should be recognized that the Applicant's proffer statement presently provides no limitations on the amount of MI (Light Industrial) development that could occur on the property. It has been requested that the MI district performance standards be modified to double the FAR from I PAR to 2 PAR which would have an impact on the amount and intensity of the development. • 0 Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 9 The TIA indicates that this application will degrade the level of service at a number of intersections (see included fold out graphic of "fIA results). Please note that these degradations occur even though staff and VDOT worked diligently with the applicant to base traffic generation off of real world pr0jccts such as Fort Collier Industrial Park and the Avion Office Park in Chantilly. Further, the TIA takes credit for the relocation of Redbud Road to an intersection with Snowden Bridge. The County and VDOT allowed the TIA to be scoped this way due to the applicant's willingness to work with the County and VDOT if this connection was desired. However, recent communications from the applicant indicates that they are not willing to be part of this solution. I-Iad this position been taken earlier, it would have impacted the scoping of the TIA. Conslrtic/ion and site clevelolmmenl. The potential exists for the site development and construction of the project to be impactful to the surrounding community and land uses. The Applicant should be proactive in ensuring that any potential impacts to adjacent properties and historical resources are mitigated or, more Importantly, avoided. Lfforts to achieve this in the planning stages are appropriate given the scale and location of this project. B. Design Standards The Applicant has requested modifications to several of the M1 (Light Industrial) Zoning District design standards which would enable a more intensive development of the property. It is not acceptable for a proffer statement to allow increases to development and design standards that exceed those current standards explicitly designed for the district. Doubling the FAR and height increases for Office Buildings and Parking Structures is not permissible by proffer. Mr. Rod Williams, County Attorney, has provided his Opinion regarding this matter, which should be recognized. The appropriate approach to address the above issues is through potential modifications to the standards of the Zoning Ordinance. Such an approach was initiated by the Applicant. The Applicant has proffered to establish requirements for outdoor green areas and/or outdoor plaza areas. However, the amount of, and timing of, the development of the proposed outdoor green areas and plazas has not been defined. The ApplicaIlt has proffered to establish Internal asphalt trails a Mill111111I11 Of eight feet in width. The minimum expectation for the width of any trail is ten feet. In conjunction with Mr. Bishop's comments, the location of the internal trail system should be addressed further to ensure it provides connectivity with adjacent land uses and historical elements, and at a minin1Un1 to the previously proffered trail system that is part Of Snowden Bridge Boulevard. The GDP could be used to a greater extent to identify this. The connectivity of the trail system goes beyond that of just this project. Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 10 The Applicant has proffered to establish a 100 feet green space buffer area along the northern boundary of the property. In addition, the Applicant has proffered to provide for evergreen landscaping along the RedbUCI Road frontage of an adjacent property owned by the Shenandoah Valley Battlefields Foundation. This buffer is undefined and is conditioned upon the approval and furnishing of a landscape easement by the adjacent property owner. This constitutcS the extent of the Application's effort to address the unique historic resources of the immediate area and SurroLlnding properties. The comments offered by the I-IRAB support the clear expectations of the Comprehensive Plan in this regard. Please refer to the recommendations of the I-IRAB for additional guidance. C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that commercial and industrial uses generally provide a positive impact On community facilities through the additional generation of tax revenue. This application makes an effort to address the impacts to Fire and Rescue services by providing a monetary contribution in an amount Of `fi0.05 per square foot of developed commercial StRICtUral area. Please recognize that this is generally less Of a monetary contribution per square foot than proffered on more recent rezoning requests. 5) Proffer Statement — Dated August 24, 2009 with latest revision October 9, 2009 B) Generalized Development Plan The Applicant has proffered a GDP for the property which would guide the development of the property. This GDP is very general and provides a minimal amount of detail, but does identify the general location Of the future Route 37 corridor study area and future Snowden Bridge BOLIICvard and their associated Interchange and intersections. Two specific locations of green space buffer areas have been identified; one on -site adjacent to MCCanns Road, and one off Site on property owned by the Shenandoah Valley Batticfieids Foundation. At this time, there has been no in(hCation that the SVBF is aware of, and in agreement ivith, this proffer. C) Land Use The Applicant has requested the M I (Light Industrial) "Zoning District classification. In doing so, the Applicant also requests an interpretation allowing additional land Uses. It is not acceptable for a proffer statement to inclnfle, uses that are not presently permitted within this district. Further, a proffer statement should not inteipret the pei-iiiissibility of particular iise.S. That roll' is lleslgiiated to the ZoiiingAllnilnlstratoi-. This is further Clarified by the COuntyAttoi-neV in his revieiv letter slated October 16, 2009. The appropriate approach is to address this through potential modifications to the standards of the Zoning Ordinance, specifically the permitted uses within each ciistrict. Such an approach was initiated by the Applicant, but for a different zoning district (OM). • 0 Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 11 Specifically, Financial Institution Offices and Medical Offices arc permitted in other commercial zoning districts. Research and Development Offices arc currently permitted within the M I District. In addition, any future amendments to the permitted uses within the M I District would be permitted on any M I zoned property that does not have a specific proffer prohibiting such a use. C) Site Dcsio The Applicant has requested modifications to several of the M 1 (Light Industrial) Zoning District design standards which would enable a more intensive development of the property. It is not acceptable for a proffer statement to allow increases to development and design standards that exceed those current standards explicitly designed for the district. Doubling the FAR and height increases (90 feet for Office Buildings and 70' for Parking Structures) is not permissible by proffer. This isfa'thel' clarified by the County Attorney in his revleW letter dated October 10, 2009. The appropriate approach is to address this through potential modifications to the standards of the Zoning Ordinance. Such an approach was initiated by the Applicant. The Applicant has proffered to establish requirements for outdoor green areas and/or outdoor plaza areas. It would be pivjerable for the Applicant to fuaher' define the amoultt of, and tinting of, the development of the proposed outdoor gl'eelt areas and plazas. The Applicant has proffered to establish internal asphalt trails a minimum Of eight feet in width. The location of the internal trail system should be addressed ful'ther to ensum it provides connectivity with adjacent land uses and histol'ical elements, midat !1 rlri1t111t11N1 t0 the pl'eVIOUS'ly pi -of fel'ed trail sj)stem that is pad of,Snowden Bl'ldge Boulevard. The GDP could be used to a amatel' extent to identify this. The connectivity of the trail system goes beyond that of just this pl'oject. In additions, the minimum expectation fo!' the ividth of ally tl'llil is tell feet. The Applicant has proffered to establish a 100 feet green space buffer area along the northern boundary of the property. In addition, the Applicant has proffered to provide for evergreen landscaping along the RcdbL1d Road frontage of all adjacent property owned by the Shenandoah Valley Battlef iclds Foundation. This buffer is undtfned and is conditioned upon the appn'oval and furnishing of a landscape easement by the adjacent property owner. This constitutes the extent of the Applications effort to address the unique historic resources of the immediate area and surrounding properties. It is recognized that in some locations a zoning district buffer would be required. However, it has been recommended that the proffered buffering and landscaping should propose buffering and landscaping that would exceed the minimum expectation of the Ordinance. In addition, given the historical character of the Sllrl'OLlnding land Llses, there is an expectation of a more significant effort with regards to buffering and landscaping. This is a clear expectation of the Comprehensive Plan. Please refer to the recommendations of the FIRAB for additional guidance. 0 0 Rezoning H09-09 — Graystone Corp. of VA December 21, 2009 Page 12 D) Transportation Route 37 Dedication (Proffers D1,D2,D3) The applicant has proffered to dedicate 225 feet of right of way for the corridor and enough right-of-way for a diamond Interchange 800 feel in width with a study area of up to 350 feet available for purchase. The apl)Ilcant has based the corridor needs on existing Route 37 west. There is no proffer that would help the County to obtain Route 37 right of way in neighboring parcels. Staff would note that the Board of Supervisors adopted a 350foot lvlde corridor in this location based upon guidance ftom VDOT engineers. To base what should be the dedication on Route 37 west is inappropriate. Further, without including the interchange areas, the Route 37 west right -of --way is highly variable and raiiges fi-oni just over 200 feet to nearly 400 feet in ividth. As with all rights -of -way, it varies based upon the needs of specific locations along its length and current standards. This should only serve to highlight the fact that specific VDOT guidance for this site should be followed as opposed to assumptions from sections of the 30 year old Route 37 west. Finally, it should again be noted that staff is adamantly against the dedication aiid reservation proffer language giving the Coiiiity five years to complete the filial engineering and design of the roadway. This would be an extremely costly and time consuming tffort for lvhich it is well known that there is presently no funding. Redbud Road Relocation The applicant has not proffered any connection to Redbud Road from Snowden Bridge Boulevard. From the first meetings field with the applicants and their representatives, staff has made clear that there is a need for a public road connection betiveell Redbild Road and Snowden Bridge BoiilevarrL Tliis would allow the Coiiiity to sever die cirrreiitl- 81 NB ramp connection to Route 11 and move it to the area where the intersection between Redbud and Route 11 culrreiitly exists. Tllis is a sigilificriiit need to iiiipirove Route 11 traffic. The applicant has consistently slated that if the County wished to push for the connection between Redbud and Snowden Bridge, they would be willing to work with the County. However, recent written comment responses received indicate this is no longer the case. Trail System The applicant has not proffered any public trail connections. Staff would note that the Snowden Bridge Development, Rutheiford Shopping Center, and the Battlt'f[eld Property all have either proffered or implemented bicycle aiid pe(l(-,stl'iail iiilj)i'oveiileiits. This property sits in the middle of all these uses and is the fibril piece needed to create the County's first interconnected trail system which ivould link the areas where County residents live, work, shop, and recreate. The applicant has noted security concerns of potential tenants. Staff would note that bikers and walkers using a trails system that parallels the roadways pose less of a threat than the vehicles. 0 • Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 13 Route 11 Improvements The applicant has made no proffers to offset impacts to Route 11. Stuff would note that them am a numbei- Of Ways that this applicant could hell) t0 offset Route 11 iml)acts. Among these would be t0 constrtict a connection between Redbud Road and Snowden Bridge Boidevard or to partner With the County and VDOT in piroviding additional southbound capacity from 1-81 to Route 37. C) C0111111Llnity Facilities This application makes an effort to address the impacts to Fire and Rescue services by proffering a monetary contribution in an amount of $0.05 per square foot of developed commercial structural area. Please recognize that this is generally less of a monetary contribution per square foot than proffered on more recent rezoning requests. In addition, the tl'iggei- for this contribution is p1Y01' to the issuance Of a Cel-tificote Of Occupancy. This should be changed to reflect the appropriate timing, which is prior to the issuance Of a building pelvn%t. STAFF CONCLUSIONS FOR THE 11/04/09 PLANNING COMMISSION MEETING: The Graystone rezoning application is generally inconsistent with the land use designation of the Northeastern Frederick Land Use Plan, an element of the Comprehensive Plan, and does not address additional goals of the Comprehensive Plan as described in the staff report.The Applicant has not yet demonstrated how the M1 land use designation is consistent with the land use plan. In addition, elements of the rezoning application have been identified in the staff report that Should be carefully evaluated to ensure they fully address specific components of tlic Plan. More specifically, the Planning Commission should ensure that the impacts associated with this rezoning request have been fully addressed by the applicant. The Planning Commission should pay particular attention to the following concerns: 1) The potential impacts associated with more intensive use of properties. 2) The transportation impacts associated with this rcgLleSt, including the impacts to the planning and construction of future Route 37. 3) The recommendations of the Historic Resources Advisory Board, particularly regarding Archeological Resource Surveys, impacts to historical resources and DSA's, and view shed mitigation through natural and enhanced buffering and screening. 4) The problematic language contained within the Proffer Statement regarding expansion of L1seS in the District and associated design standards; as further iterated by Mr. Rod Williams, Frederick County Attorney, in his review letter of the Final proffers dated October 16, 2009. • 0 Rezoning 909-09 — Graystone Corp. of VA December 21, 2009 Page 14 PLANNING COMMISSION SUMMARY AND ACTION OF THE 11/04/09 MEETING: VDOT's representative, Mr. Lloyd Ingram, responded to questions from the Commission regarding the transportation system's ability to accommodate this development, along with adjacent residential and backgrOund traffic. Mr. Ingram said Until ROUte 37 Is COnnectcd to I-81, the LOS for the transportation SyStCm Will C0I1tinLIC to deteriorate, depending On the timing and the rate Of CO11St1'UCtlO11; lie said Route 1 I Will be challenged. Mr. Ingram Was not aware of anything offered with the rezoning application to enhance the maneuverability and flow of traffic on Route 11. I-Ie said Route 37, closing Redbud Road, and re -aligning the Off-raimp would be the key to transportation in this entire northern section. With regard to the proffered 225 feet, Mr. Ingram stated that on Route 37 northbound, where it ties into Route 50, an elevated roadway is planned; lie said the flyovcr from one side to the other is about 340 feet. If CD lanes are placed, VDOT will need a minimum of' 350 feet. DUring the public comment portion Of the pLibhC ]fearing, the Executive Director of the Shenandoah Valley Battlefields Foundation (SVBP), W. Denman Zirkle, provided comments On behalf of the SVBF and presented a letter, dated November 3, 2009. Mr. Zirkle said the applicant's proposed building heights present a concern because more than 570 acres of preserved land lie immediately to the south of the subject property. Much of this landscape appears as it did to residents and soldiers at the time of the Second and Third Battles of Winchester and the land retains its historic, agricultural character with very few modern visual intrusions. I-Ie said the proposed 90-foot office buildings and a 70-foot parking garage will dramatically change the historic character of the landscape that so many have invested in and worked diligently to preserve. The final concern raised by Mr. Zirkle was the applicant's proposal to place landscaping buffer on SVBF land; lie said it would not be permissible for SVBF to convey interest in their land to a third party through easement. The applicant's representative, Mr. Evan Wyatt with GrCenway Engineering, addressed issues raised by the Staff and reviewing agencies. Regarding conformity to the Comprehensive Policy Plan, Mr. Wyatt stated that the office and industrial park proposed by Graystone would provide employment opportunities for the Stephenson Village/Snowden Bridge projects. He noted that the project's major intersection, Snowden Bridge Boulevard and Route 11, functions at a LOS "D," which has previously been viewed as acceptable for economic development projects. Other intersections showing deficiencies are along Route 11, at the Welltown Road intersection, at the northbound off ramp with I- 81, and at the intersection of Old Charlestown Road. He said these intersections, showing deficiencies of "E" and "P" in the LOS, are in the same place with background traffic as they are for this development. Mr. Wyatt said the applicant is willing to assist in improving the LOS at these locations. When questioned about the possibility of the County losing the reserved Route 37 right-of-way after eight years, Mr. Wyatt said that once the eight -year time line expires, the applicant will either dedicate 225 feet of right-of-way or the applicant can continue the time line, if there is no need to worry about land use in that area. Considering comments froin the HRAB, Mr. Wyatt said they will meet all requirements of the zoning ordinance. Mr. Wyatt said the applicant agrees to eliminate the increased FARs and taller building heights and would amend the proffer before it goes to the Board of Supervisors. Regarding the buffer on SVBF property, Mr. Wyatt stated the applicant was not interested in acquiring SVBF land, bUt merely regUCSting permission to do landscaping On SVBF property because the ordinance does not require buffering between the applicant's Site and the SVBF's property. 0 • Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 15 A number of iSSLies were raised and diSCLISSed by the Commission. The difference in the right-of-way Nvidth dedicated by the applicant for the Route 37 corridor, 225 feet, and the amount officially adopted by the Board of Supervisors and recomnlcncled by VDOT, 350 feet. The difference in width would present a significant Cost to the taxpayers to purchase the additional right-of-way. The eight -year time frame designated by the applicant for the Route 37 right-of-way reservation was a concern. There were gLICStions about why the time line couldn't be extended to 15 years, since the applicant's speculation for build -out was 30-plus years. Any dedication of right-of-way less than 350 feet was considered Unrealistic, considering topography and engineering. There were no restrictions or limitations placed oil the MI Uses, especially from the standpoint of transportation, land L1SC, and VISUal impacts on the SUrrounding community. There was no phasing plan. Transportation impacts were anticipated to be experienced along Routes 7, 11, 522, and I-81. There was an expectation for the connection at Redbud and the off -ramp to Snowden Bridge Boulevard, considering the applicant had property spanning this entire distance; a right-of-way reservation area was suggested or a layout design for an internal road that would eventually become public. Some of the Commissioners were supportive of the M I "Zoning, but believed there were still many issues that needed to be addressed by the applicant. In addition, proffers that were verbally revised by the applicant needed to be reviewed by the staff, the County Attorney, and the Commission in their final form. The Planning Commission unanimously tabled the rezoning for 60 clays to provide enough time for the applicant to make revisions and address issues raised. (Note: Commissioner Ruckman was absent from the meeting; Commissioner Oates abstained) Folloiying the required public hearing, a i-econime/Tllation reganfi g this rezoning application to the Board of Supervisors would be appropriate. The applicant shordd be prepared to adeltuately adth•ess all concerns raised bV the Planning Commission. • 0 REZONING APPLICATION 909-09 GRAYSTONE CORPORATION OF VIRGINIA Staff Report for the Planning Commission Prepared: December 21, 2009 Staff Contact: Michael T. Ruddy, AICP, Deputy Plamiing Director John Bishop, AICP, Transportation - Deputy Planning Director Reviewed Action Planning Commission: 1 1/04/09 Tabled 60 Days 01/06/10 Pending Board of Supervisors: 01/27/10 Pending PROPOSAL: To rezone 271.39 acres from RA (Rural Areas) District to M1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. LOCATION: The properties are located on the north side of Redbud Road (Route 661), the east side of the CSX Railroad, the west side of Milburn Road (Route 662), and the south of McCanns Road (Route 838). PLANNING COMMISSION UPDATE FOR 01/06/10 MEETING: The Applicant has provided the Planning Commission with a revised Proffer Statement dated November 17, 2009. The modifications to the Proffer Statement address the concerns of the County Attorney and are in the appropriate legal form. Specifically, the Applicant has addressed the improper expansion of permitted land uses within the M1 District and the expansion of the dimensional requirements by removing both of them from the Proffer Statement. The Applicant has made several other minor modifications to the Statement in clarification of specific points. However, the Applicant has made no substantial modifications to the Proffer Statement to address the concerns identified during the Planning Commission or in the staff report. Most significantly, the Applicant has made no changes to the transportation proffers that would address the transportation impacts of this request. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 01/06/10 PLANNING COMMISSION MEETING: The Graystone rezoning application is generally inconsistent with the land use designation of the Northeastern Frederick Land Use Plan, an element of the Comprehensive Plan, and does not address additional goals of the Comprehensive Plan as described in the staff report. The Applicant has not yet demonstrated how the MI land use designation is consistent with the land use plan. In addition, elements of the rezoning application have been identified in the staff report that should be carefully evaluated to ensure they fully address specific components of the Plan. More specifically, the Plamiing Commission should ensure that the impacts associated with this rezoning request have been fully addressed by the applicant. The Planning Commission should pay particular attention to the following concerns: • Rezoning 09-09 - Graysione Corp. of VA December 21, 2009 Page 2 I ) The potential impacts associated with more intensive use of properties. 2) The transportation impacts associated with this request, including the impacts to the planning and construction of future Route 37. 3) The recommendations of the Historic Resources Advisory Board, particularly regarding Archeological Resource Surveys, impacts to historical resources and DSA's, and view shed mitigation through natural and enhanced buffering and screening. 4) The-pr-eblematie language-eel}tained-w4hirrthe-12i�effer St-atemeRt-regarding-e c-pan4en of uses in tlie-l3rstr-ic-t-and-asseeieted-design-standfds-as-Fr►rt-lier-iterate(t-t�))-M-r-Red-Wi-ttifflRs-iTederiek C-eunt),ltterne�in4i4s-fe}=ie"-letteraft-ie-frrral-preffer,c-fated-9etober-16,-2009.-AIIIG-essedin I M 7109 Proffer Statement. The required public hea/7ng was held on November 4, 2009. A recommendation reYarllin- this rezoning application to the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised bj� the Planning Commission. 0 • Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 3 This report is prepan'ed by the Frederick County Plannnnng ,.Staff to pn'ovide information to the Planning Commission and the Board of Supervisors to assist their in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved lssnes concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 11/04/09 Tabled 60 Days 01 /06/10 Pending Board of Supervisors: 01/27/10 Pending PROPOSAL: To rezone 271.39 acres from RA (Rural Areas) District to M1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. LOCATION: The properties are located on the north side of Redbud Road (Route 661), the east side of the CSX Railroad, the west side of Milburn Road (Route 662), and the south of McCanns Road (Route 838). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 43-A-158, 44-A-25 and 44-A-26 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: South: RA (Rural Areas) Use: Red Bud Agricultural District Cast: RA (Rural Areas) Use: Red Bud Agricultural District R4 (Residential Planned Community) West: RA (Rural Areas) Use: M 1 (Light Industrial) Agricultural/Vacant Agricultural/Residential/Historic Agricultural Vacant (Snowden Bridge) Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 4 RLVILW EVALUATIONS: Frederick County Transportation: Please see attached email dated September 25, 2009, from John Bishop, Deputy Director — Transportation. Virginia Dept. of Transportation: Please see attached entail from VDOT dated October 6, 2009 and attached response letter from Greem>>ay Engineering dated October 9, 2009. Final I'evie1U comment provided by VDOT on October 20, 2009. Fire Marshal: Approval for rezoning is contingent upon a second means of emergency access to the property once construction has begun. Access from Milburn Road and Rcdbud Road is preferred. Plan approval recommended. Public Works Department: 1. Refer to Existing Conditions under Site Suitability. Expand the discussion to include a reference to the power line which crosses the southern end of the property. 2. Refer to \Aletlands under Site Suitability. Include reference locations of all the existing springs within the proposed development. 3. Refer to Soil Types tinder Site Suitability. The description of the soil types should be expanded to include a more thorough description of the site geology. The statement referencing "minor areas of limestone geology exist on the subject properties" is not correct. In fact, a majority of the site is underlaid by limestone formations. Developed sinkholes also are present with the site. In addition, a major- thrust fault diagonally bisects this site. It appears that the existing springs are located in close proximity to this fault. We recommend that detailed geological mapping be performed and included Nvith the master development plan. The mapping should include, but not be limited to, approximate locations of limestone and shale formation faults, sinkholes, springs and other pertinent karst features. Department of Inspections: No comment required at this time. Shall comment at the time of site plan review. Sanitation Authority: A review of our sewer and water systems indicate there should be (1) sufficient transportation capacity in the sewer lines and treatment capacity at the receiving sewer facility, and (2) sufficient water line pressure and water supply to serve the parcels for the type of rezoning requested. Sei-vice Authority: No comments. Winchester Regional Airport: Based on estimated calculation using existing ground elevations in that area, we do not believe that this rezoning will impact operations of the Winchester Regional Airport; however, because of the location there is some concern with Section C items 2, 3 and 4 of the proffer statement regarding the hQights of proposed structures. Without knowing the FF elevation we cannot determine at this time the maximum height allowed to avoid a penetration into the airport's airspace. That determination would be made upon review of the site plan(s) when submitted. We would request that the owner be advised that upon review of actual site plan(s), should one or more of the structures penetrate into the airport's airspace we would request the owner to install FAA approved obstruction lights which would address any safety concerns. 0 Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 5 Fi-edei-ick County Attorney: Please see attached letter dated September 16, 2009, from Roderick B. Williams, County. Attorney. Historic Resources Advisory Boai-d (11RAB): The HRAB mel on October 20, 2009. Their comments are provided in attached letter dated October 21, 2009. Planning Department: Please see attached Memorandum dated October 2, 2009 fi•oin Michael T. Ruddy, AICP, Deputy Planning Direclor. Plannin,g & Zoning: 1) Site Histoi-y The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land to the RA District. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. I -1 J Land Use. The 2007 Comprehensive Policy Plan and the Northeast Frederick Land Use Plan provide guidance on the future development of the property. The property is located within the UDA and SWSA. In general, the proposed land use is not clearly supported by the Comprehensive Plan. The Northeast Frederick Land Use Plan recommends that the land use for this property is predominantly Planned Unit Development with large areas of identified DSA (Developmentally Sensitive Area). TheApplicant should further demonstrate how the Ml land use designation is consistent with the land use plan. The Planned Unit Development Concept seeks to create new neighborhoods with an appropriate balance between residential, employment, and service uses. Areas used for commercial and industrial land uses shall not exceed 50% of the gross area of the planned community. Sufficient commercial and industrial areas shall be provided to meet the needs of the planned community, to provide an appropriate balance of uses and to lessen the overall impact of the planned community on Frederick County. Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 6 The proposed M 1 (Light Industrial) designation is intended to provide for a variety of light manufacturing, commercial office and heavy cornincrelal uses in well planned industrial settings. Uses are allowed which do not create noise smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. In general, the Northeast Frederick Land Use Plan was designed to provide for a balance of land uses which includes industrial and commercial growth along the major road and railroad corridors, the introduction of a planned unit development (PUD) land use, and the preservation of rural areas and significant historic features within the study area boundaries. Future land uses within the study area boundary should be sensitive to existing and planned land uses. Identified Developmentally Sensilive Areas (DSA's) The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, identifies a portion of the Graystone rezoning site as being within the Second Winchester Study Area and a large portion of parcel 44-A-25 is within the Core Battlefield. This core area is part of Stephenson's Depot (Second Winchester— Phase 9). The core area of the Second Winchester Battlefield (Stephenson's Depot) on this site is shown as having retained much of its historic integrity according to the Study of Civil War- Sites in the Shenandoah Valley. Portions of the site are also within the study area of the Third Battle of Winchester (Opequon) and adjacent to its core. Portions of this site are designated as Development -Sensitive Area in the Northeast Land Use Plan of the Frederick County Comprehensive Policy Plan. See the attached maps for further information. The Rural Landmarks Survey Report for Frederick County, Virginia, identifies seven structures/sites within the immediate area of the subject site; one structure was located on -site. The sites that are listed in the survey are: 1. Carter -Hardesty House (#34-112) — was located on site but burned and was demolished 2. Byers I-Iouse (434-1124) 3. Godfries-Semples House (1134-135) 4. Helm -McCann Property (#34-703) 5. Rutherford's Farm (434-727) — site consists of historical markers and foundations 6. McCann, Thomas House (#34-729) 7. Milburn Chapel & Cemetery (434-950) Red Bud Agricyllural and Forestal District The Frederick County Board of Supervisors established the Red Bud Agricultural & Forestal District, consisting of 879.98 acres in the Stonewall Magisterial District, on May 1", 2006. Several properties located to the east of this project, directly across Milburn Road, and properties to the south, directly across Red Bud Road, which also contain significant historic resources, are included within the Red Bud Agricultural and Forestal District. The Red Bud Agricultural & Forestal District was created to contribute to the conservation and preservation of agricultural and forestal land in Frederick County. • 0 Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 7 Transportation The Frederick County Eastern Road Plan provides the guidance regarding future arterial and collector road connections in the eastern portion of the County by identifying needed connections and locations. Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the intentions of the plan (Comprehensive Plan 7-206). The Comprehensive Plan calls for a number of significant roadway improvements which impact this property. Number one among those improvements is the Route 37 corridor and interchange. The Route 37 corridor has long been a planned arterial roadway connecting the eastern part of the County, and extreme care should be taken not to undermine this goal. In addition, the Comprehensive Plan calls for a public roadway connection between Snowden Bridge Boulevard and Redbud Road. Per the plan, this will allow the 1-81 northbound exit ramp to Route 1 I to be relocated which will improve traffic safety and flow on Route 11. Snowden Bridge Boulevard is a proffered major collector road improvement that implements the County's Eastern Road Plan. Site Access and clesign The most recent proffers for this site indicate three entrances to Snowden Bridge, and allows that one will move. As this application moves forward clue diligence will need to be given to make sure that no proposed entrances negatively impact the future implementation or functionality of Route 37. 3) Site Suitability/Environnient This property contains areas of Green Infrastructure elements and features including; areas of wetlands, areas of karst topography, and Developmentally Sensitive Areas. Such features could be incorporated into the project to a greater extent than is presently provided, in particular at the properties perimeter. Low Impact Design methods could be implemented throughout the development of this site, as could the use of LEED (or equivalent) land development and building design standards. It has been recommended that additional commitments are evaluated and made to adequately address the potential impacts on the historic and natural resources, both on the site and adjacent to the site. This could be done in coordination with adjacent stakeholders. Collaboration, now or in the future, with adjacent historical stakeholders would appear to be appropriate and beneficial to the project. The HRAB would be an important resource to help facilitate this collaboration. It is suggested that the Applicant is proactive in this regard. Please refer to the comments provided by the I-IRAB in this regard. • 0 Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 8 The potential exists to further promote the use of the existing adjacent roads for historical recreational open space corridors as previously recognized. As part of this effort, it is suggested that the buffers adjacent to Battlefield preservation properties, easements, and historical corridors should be tailored, potentially in conjunction with historical stakeholders and the Virginia Department of Forestry. As an example, the adjacent development proposed creating naturally vegetated or natively planted buffer areas, even proposing re -vegetation at a specific rate of trees per acre. Such an approach would appear to be effective with this project. It fvould Appear to be uecessal},for the Applicant, through the pi -offer statement, to provide some guidance as to the phases of site development and constructahility of the site to ensure that any potential impacts to adjacent properties, environmental resources, and historical resources al'e mitigated or, more inipol-tantIV, avoided. 4) Potential Impacts A. Transportation Applicant's Transportation Program To offset the transportation impacts of this 271.39 acre RA to MI rezoning, this applicant has offered a number of transportation proffers. The proffers of this application provide partial right-of-way dedication for Route 37 and an interchange on their property, advance the implementation of Snowden Bridge Boulevard ahead of the previous Snowden Bridge Proffer for this improvement, limit the number of entrances onto Snowden Bridge, limit access to Redbud Road and Milburn Road to emergency access, eliminate any access to McCann Lanc, provide inter -parcel access, and note that the applicant will apply for public assistance mechanisms in implementing the proffers. As noted below, the proffers do nothing to address Route 11, which will handle all of the development trips for the foreseeable futum, does not dedicate adequate right-of- way for Route 37 and places high cost irequirements on the County to attain even the dedicated portion of the right-of-wajY, does not address bicycle and pedestl•ian needs, and (lots not offer a public roadway connection between Redbud Road alai Snowden Br-idge Boulevard. Traffic Impact Analysis. The traffic impact analysis (TIA) prepared for this application assumed 1,749,000 square feet of office and 570,000 square feet of manufacturing. This amount provides the basis for the Traffic hnpact Analysis. It should be recognized that the Applicant's proffer statement presently provides no limitations on the amount of M1 (Light Industrial) development that could occur on the property. It has been requested that the MI district performance standards be modified to double the FAR from 1 PAR to 2 FAR which would have an impact on the amount and intensity of the development. Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 9 The TIA indicates that this application will degrade the level of service at a number of intersections (see included fold out graphic of TIA results). Please note that these degradations occur even though staff and VDO"f worked diligently with the applicant to base traffic generation off of real world projects such as Fort Collier Industrial Park and the Avion Office Park in Chantilly. Further, the TIA takes credit for the relocation of Redbud Road to an intersection with Snowden Bridge. The County and VDOT allowed the TIA to be scoped this way due to the applicant's willingness to work with the County and VDOT if this connection was desired. However, recent communications from the applicant indicates that they are not willing to be part of this solution. IIad this position been taken earlier, it would have impacted the scoping of the TIA. Construction and site develovinent. The potential exists for the site development and construction of the project to be impactful to the surrounding community and land uses. The Applicant should be proactive in ensuring that any potential impacts to adjacent properties and historical resources are mitigated or, more importantly, avoided. Efforts to achieve this in the planning stages are appropriate given the scale and location of this project. B. Design Standards The Applicant has requested modifications to several of the MI (Light Industrial) Zoning District design standards which would enable a more intensive development of the property. It is not acceptable for a proffer statement to allow increases to development and design standards that exceed those current standards explicitly designed for the district. Doubling the FAR and height increases for Office Buildings and Parking Structures is not permissible by proffer. Mr. Rod Williams, County Attorney, has provided his opinion regarding this matter, which should be recognized. The appropriate approach to address the above issues is through potential modifications to the standards of the Zoning Ordinance. Such an approach was initiated by the Applicant. The Applicant has proffered to establish requirements for outdoor green areas and/or outdoor plaza areas. However, the amount of, and timing of, the development of the proposed outdoor green areas and plazas has not been defined. The Applicant has proffered to establish internal asphalt trails a minimum of eight feet in width. The minimum expectation for the width of any trail is ten feet. In conjunction with Mr. Bishop's comments, the location of the internal trail system should be addressed further to ensure it provides connectivity with adjacent land uses and historical elements, and at a minimum to the previously proffered trail system that is part of Snowden Bridge Boulevard. The GDP could be used to a greater extent to identify this. The connectivity of the trail system goes beyond that of just this project. • 0 Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 10 The Applicant has proffered to establish a 100 feet green space buffer area along the northern boundary of the property. In addition, the Applicant has proffered to provide for evergreen landscaping along the Redbud Road frontage of an adjacent property owned by the Shenandoah Valley Battlefields foundation. This buffer is undefined and is conditioned upon the approval and furnishing of a landscape easement by the adjacent property owner. This constitutes the extent of the Application's effort to address the unique historic resources of the immediate area and surrounding properties. The comments offered by the HRAB support the clear expectations of the Comprehensive Plan in this regard. Please refer to the recommendations of the I-IRAB for additional guidance. C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that commercial and industrial uses generally provide a positive impact on community facilities through the additional generation of tax revenue. This application makes an effort to address the impacts to Fire and Rescue services by providing a monetary contribution in an amount of $0.05 per square foot of developed commercial structural area. Please recognize that this is generally less of a monetary contribution per square foot than proffered on more recent rezoning requests. 5) Proffer Statement — Dated August 24, 2009 with latest revision October 9, 2009 B) Generalized Development Plan The Applicant has proffered a GDP for the property which would guide file development of the property. This GDP is very general and provides a minimal amount of detail, but does identify the general location of the future Route 37 corridor study area and future Snowden Bridge Boulevard and their associated interchange and intersections. Two specific locations of green space buffer areas have been identified; one on -site adjacent to McCanns Road, and one off -site on property owned by the Shenandoah Valley Battlefields Foundation. At this three there, has been no indication that the SVBF is aware of, and in agreentent with, this proffer. C) Land Use The Applicant has requested the M I (Light Industrial) Zoning District classification. In doing so, the Applicant also requests an interpretation allowing additional land uses. It is not acceptable for a proffer' statement to include uses that are not pr'eserntly permitted within this district. Further, a proffer statement should not inteilri•et the permnissibnlity of p(m-ticrtlar rises. That role is designated to the ZomimgAthnimistrator. This isfttrther clarified by the CountyAttormey in his review letter united October 1 G, 2009. The appropriate approach is to address this through potential modifications to the standards of the Zoning Ordinance, specifically the permitted uses within each district. Such an approach was initiated by the Applicant, but for a different zoning district (OM). Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page l I Specifically, Financial Institution Offices and Medical Offices are permitted in other commercial zoning districts. Research and Development Offices are currently permitted within the M 1 District. In addition, any future amendments to the permitted uses within the M 1 District would be permitted on any M I zoned property that does not have a specific proffer prohibiting such a use. C) Site Design The Applicant has requested modifications to several of the MI (Light Industrial) Zoning District design standards which would enable a more intensive development of the property. It is not acceptable for a proffer statement to allow increases to development and design standards that exceed those current standards explicitly designed for the district. Doubling the FAR and height increases (90 feet for Office Buildings and 70' for Parking Structures) is not permissible by proffer. This is further clarifier) by the County Attorney in his review letter dated October 16, 2009. The appropriate approach is to address this through potential modifications to the standards of the Zoning Ordinance. Such an approach was initiated by the Applicant. The Applicant has proffered to establish requirements for outdoor green areas and/or outdoor plaza areas. It would be preferable for the Applicant to further define the amount of, and tuning of, the development of the proposer) orltdoorgreen areas and plazas. The Applicant has proffered to establish internal asphalt trails a minimum of eight feet in width. The location of the internal trail system should be addressed further to ensrn'e it provides coititectij ity with adjacent land rises and historical elements, and at a nrinimrnn to the previously proffered trail system that is part of Snowden Bridge Boulevard. The GDP could be used to a greater extent to identify this. The connectivity of the trail system goes beyond that of just this project. In addition, the minmrr[rn expectation for the width of any trail is ten feet. The Applicant has proffered to establish a 100 feet green space buffer area along the northern boundary of the property. In addition, the Applicant has proffered to provide for evergreen landscaping along the Redbud Road frontage of an adjacent property owned by the Shenandoah Valley Battlefields Foundation. This buffer is undefined and is conditioned upon the approval and furnishing of a landscape easement by the adjacent property owner. This constitutes the extent of the Applications effort to address the unique historic resources of the immediate area and surrounding properties. It is recognized that in some locations a zoning district buffer would be required. However, it has been recommended that the proffered buffering and landscaping should propose buffering and landscaping that would exceed the minimum expectation of the Ordinance. In addition, given the historical character of the surrounding land uses, there is an expectation of a more significant effort with regards to buffering and landscaping. This is a clear expectation of the Comprehensive Plan. Please refer to the recommendations of the I-IRAB for additional guidance. • 0 Rezoning 909-09 — Graystone Corp. of VA December 21, 2009 Page 12 D) Transportation Route 37 Dedication (Proffers D1,D2,D3) The applicant has proffered to dedicate 225 feet of right of way for the corridor and enough right-of-way for a diamond interchange 800 feet in width with a study area of up to 350 feet available for purchase. The applicant has based the corridor needs on existing Route 37 west. There is no proffer that would help the County to obtain Route 37 right of way in neighboring parcels. Staff ivould note that the Board of Supervisors adopted a 350 feet wide corridor in this location based upon guidance from VDOT engineers. To base what should be the dedication on Route 37 west is inappropriate. Further, ivitlhout including the interchange areas, the Route 37 ►vest right of )pay is highly variable and ranges front just over 200 feet to nearly 400 feet in width. As with all rights of ivay, it varies based upon the needs of specific locations along its length and current standards. This should only serve to highlight the fact that specific VDOT guidance for this site should be followed as opposer) to assumptions from sectiorhs of the 30 year old Route 37 )vest. Finally, it should again be noted that staff is adamantly against the dedication and reservation proffer langitage giving the County five years to complete the finhl engineering and design of the iroadway. This would be an extremely costly and tine consuinng effort for which it is ii,ell known that there is presently no fhanding. Redbud Road Relocation The applicant has not proffered any connection to Redbud Road from Snowden Bridge Boulevard. From the first meetings held with the applicants an thew representatives, staff has made clear that there is a need for a public road connection between Redbud Road anted Srhowdenh Bridge Boulevaral. Tlhis woiild allow tlne Cohnhty to sever the ciin•reihtl- 81 NB ramp connection to Route 11 and move it to the area where the intersection between Redbud and Roite 11 crn•retitly exists. This is a sigihiji'cannl need to improve Route 11 traffic. The applicant has consistently stated that if the County )vislhed to push for the connection between Redbud and Snowden Bridge, they would be willing to work with the County. However, recent )vritten comment responses received indicate this is no longer the arse. Trail System The applicant has not proffered any public trail connections. Staff would note that the Snowalen Bridge Development, Rutherford Shopping Center, and the Battlefield Property all have either• proffered or iihnplenneiited bicycle artd pealestriaii iiihproventethts. This property sits in the middle of all these uses and is the filial piece needed to create the County's first interconnected trail system which ivould link the areas where County residents live, work, shop, and recreate. The applicant has noted security concerns ofpotential tenants. Staff would note that bikers and walkers using a trails system that parallels the roadways pose less of a threat than the vehicles. 0 0 Rezoning 909-09 — Graystone Corp. of VA December 21, 2009 Page 13 Route 11 Improvements The applicant has made no proffers to offset impacts to Route 11. Staff would mote that there are a number of ways that this applicant could help to offset Route 11 impacts. Anion, these would be to construct a connection between Redbud Road and Snowden Bridge Boulevard or to partner with the County and VDOT in providing additional soidhbound capacity from I-81 to Route 37. F) Community Facilities This application makes an effort to address the impacts to Fire and Rescue services by proffering a monetary contribution in an amount of $0.05 per square foot of developed commercial structural area. Please recognize that this is generally less of a monetary contribution per square foot than proffered on more recent rezoning requests. In addition, the trigger for this contribution is prior to the issuiuice of a Certificate of Occupancy. This should be changed to reflect the appropriate timing, which is prior to the issuance of a building permit. STAFF CONCLUSIONS FOR THE 11/04/09 PLANNING COMMISSION MEETING: The Graystone rezoning application is generally inconsistent with the land use designation of the Northeastern Frederick Land Use Plan, an element of the Comprehensive Plan, and does not address additional goals of the Comprehensive Plan as described in the staff report. The Applicant has not yet demonstrated how the M1 land use designation is consistent with the land use plan. In addition, elements of the rezoning application have been identified in the staff report that should be carefully evaluated to ensure they fully address specific components of the Plan. More specifically, the Planning Commission should ensure that the impacts associated with this rezoning request have been fully addressed by the applicant. The Planning Commission should pay particular attention to the following concerns: I ) The potential impacts associated with more intensive use of properties. 2) The transportation impacts associated with this request, including the impacts to the planning and construction of future Route 37. 3) The recommendations of the Historic Resources Advisory Board, particularly regarding Archeological Resource Surveys, impacts to historical resources and DSA's, and view shed mitigation through natural and enhanced buffering and screening. 4) The problematic language contained within the Proffer Statement regarding expansion of uses in the District and associated design standards; as further iterated by Mr. Rod Williams, Frederick County Attorney, in his review letter of the final proffers dated October 16, 2009. Following the required public hearing, a recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The applicairtshorild be prepared to adegiiately address all concerns raised bV the Planning Commission. 0 • Rezoning 409-09 — Graystone Corp. of VA December 21, 2009 Page 14 PLANNING COMMISSION SUMMARY AND ACTION OF THE 11/04/09 MEETING: VDOT's representative, Mr. Lloyd Ingram, responded to questions from the Commission regarding the transportation system's ability to accommodate this development, along with adjacent residential and background traffic. Mr. Ingrain said until Route 37 is connected to I-81, the LOS for the transportation system will continue to deteriorate, depending on the timing and the rate of construction; lie said Route 11 will be challenged. Mr. Ingram was not aware of anything offered with the rezoning application to enhance the maneuverability and flow of traffic on Route 11. He said Route 37, closing Redbud Road, and re -aligning the off -ramp would be the key to transportation in this entire northern section. With regard to the proffered 225 feet, Mr. Ingram stated that on Route 37 northbound, where it ties into Route 50, an elevated roadway is planned; he said the flyover fi-om one side to the other is about 340 feet. If CD lanes are placed, VDOT will need a minimum of 350 feet. During the public comment portion of the public hearing, the Executive Director of the Shenandoah Valley Battlefields Foundation (SVBF), W. Denman Zirkle, provided comments on behalf of the SVBF and presented a letter, dated November 3, 2009. Mr. Zirkle said the applicant's proposed building heights present a concern because more than 570 acres of preserved land lie immediately to the south of the subject property. Much of this landscape appears as it did to residents and soldiers at the time of the Second and Third Battles of Winchester and the land retains its historic, agricultural character with very few modern visual intrusions. I-Ie said the proposed 90-116ot office buildings and a 70-foot parking garage will dramatically change the historic character of the landscape that so many have invested in and worked diligently to preserve. The final concern raised by Mr. Zirkle was the applicant's proposal to place landscaping buffer on SVBF land; he said it would not be permissible for SVBF to convey interest in their land to a third party through easement. The applicant's representative, Mr. Evan Wyatt with Greenway Engineering, addressed issues raised by the staff and reviewing agencies. Regarding conformity to the Comprehensive Policy Plan, Mr. Wyatt stated that the office and industrial park proposed by Graystone would provide employment opportunities for the Stephenson Village/Snowden Bridge projects. He noted that the project's major intersection, Snowden Bridge Boulevard and Route 11, functions at a LOS "D," which has previously been viewed as acceptable for economic development projects. Other intersections showing deficiencies are along Route 11, at the Welltown Road intersection, at the northbound off ramp with I- 81, and at the intersection of Old Charlestown Road. I-Ie said these intersections, showing deficiencies of "E" and "F" in the LOS, are in the same place with background traffic as they are for this development. Mr. Wyatt said the applicant is willing to assist in improving the LOS at these locations. When questioned about the possibility of the County losing the reserved Route 37 right-of-way after eight years, Mr. Wyatt said that once the eight -year time line expires, the applicant will either dedicate 225 feet of right-of-way or the applicant can continue the time line, if there is no need to worry about land use in that area. Considering comments from the I-IRAB, Mr. Wyatt said they will meet all requirements of the zoning ordinance. Mr. Wyatt said the applicant agrees to eliminate the increased FARs and taller building heights and would amend the proffer before it goes to the Board of Supervisors. Regarding the buffer on SVBF property, Mr. Wyatt stated the applicant was not interested in acquiring SVBF land, but merely requesting permission to do landscaping on SVBF property because the ordinance does not require buffering between the applicant's site and the SVBF's property. • Rezoning #09-09 — Graystone Corp. of VA December 21, 2009 Page 15 A number of issues were raised and discussed by the Commission. The difference in the right-of-way width dedicated by the applicant for the Route 37 corridor, 225 feet, and the amount officially adopted by the Board Of Supervisors and recommended by VDOT, 350 feet. The difference in width would present a significant cost to the taxpayers to purchase the additional right-of-way. The eight -year time frame designated by the applicant for the Route 37 right-of-way reservation was a concern. There were questions about why the time line couldn't be extended to 15 years, since the applicant's speculation for build -out was 30-plus years. Any dedication of right-of-way less than 350 feet was considered unrealistic, considering topography and engineering. There were no restrictions or limitations placed on the M 1 uses, especially fi-orn the standpoint of transportation, land use, and visual impacts on the surrounding conImunity. There was no phasing plan. Transportation impacts were anticipated to be experienced along Routes 7, 11, 522, and I-81. There was an expectation for the connection at Redbud and the off -ramp to Snowden Bridge Boulevard, considering the applicant had property spanning this entire distance; a right-of-way reservation area was suggested or a layout design for an internal road that would eventually become public. Some of the Commissioners were supportive Of the M1 "Zoning, but believed there were still many issues that needed to be addressed by the applicant. In addition, proffers that were verbally revised by the applicant needed to be reviewed by the staff, the County Attorney, and the Commission in their final form. The Planning CornrIISSiOII unaniIl7ously tabled the rezoning for 60 days to provide enough time for the applicant to make revisions and address issues raised. (Note: Commissioner Ruckman was absent from the meeting; Commissioner Oates abstained.) • AMENDM 'NT a Action: PLANNING COMMISSION: January 6, 2010 - Reconunended Approval BOARD OF SUPERVISORS: January 27, 2010 XJ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING 409-09 OF GRAYSTONI✓ CORPORATION OF VIRGINIA WHEREAS, Rezoning 1409-09 of Graystone Corporation of Virginia, submitted by Greenway Engineering, to rezone 271.39 acres from RA (Rural Areas) District to MI (Light Industrial) District, with proffers dated August 24, 2009, last revised on January 25, 2010, for Office and Manufacturing Uses, was considered. The properties are located on the north side of Redbud Road (Route 661), the east side of CSX Railroad, the west side of Milburn Road (Route 662), and south of McCanns Road (Route 838), in the Stonewall Magisterial District, and are identified by Property Identification Numbers 43-A-158, 44-A-25 and 44-A-26. WHEREAS, the Planning Commission held a public hearing on this rezoning on November 4, 2009 and a public meeting on January 6, 2010; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on January 27, 2010; 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 rezone 271.39 acres from RA (Rural Areas) District to M1 (Light Industrial) District, for Office and Manufacturing Uses. The conditions voluntarily proffered in writing by the applicant and the property owner are attached. PDRRS#46-09 0 This ordinance shall be in effect on the date of adoption. Passed this 27th day of January, 2010 by the following recorded vote: Richard C. Shickle, Chairman Aye Gary A. Lofton Aye Gary W. Dove Aye Bill M. Ewing Aye Gene E. Fisher Aye Charles S. DeHaven, Jr. Aye Christopher E. Collins Aye A COPY ATTEST Jd? R. ley, Jr. derick County Administrator PDRES446-09 s Greemvay Engineering 0 August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 • GRAYSTONE CORPORATION OF VIRGINIA PROFFER STATEMENT REZONING: RZ# 00 -° I Rural Areas District (RA) to Light Manufacturing District (Ml) PROPERTY: 271.39± acres; Tax Parcels 443-((A))-158, 44-((A))-25, and 44-((A))-26, (here -in after the "Property") RECORD OWNER: Graystone Corporation of Virginia APPLICANT: Graystone Corporation of Virginia (here -in after the "Applicant") PROJECT NAME: Graystone Corporation Office and Industrial Park ORIGINAL DATE OF PROFFERS: August 24, 2009 REVISION DATE: January 25, 2010 Preliminan, 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 # e< -("` for the rezoning of 271.39±-acres from the Rural Areas (RA) District to 271.39t-acres to the Light Industrial (Ml) 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 and their legal successors, heirs, or assigns in accordance Nvith 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 Property, more particularly described as the lands owned by Graystone Corporation of Virginia (formerly Crider & Shockey, Inc. of West Virginia), being all of Tax Map Parcels 43-((A))-158, 44-((A))-25, and 44-((A))-26, and further described by Instrument Number 030025588. (Please refer to Rezoning Application Deed Information). Proffer Statement Greenway Engineering August 24, 2009 2 Revised September 23, 2009 Revised October 9, 2009 0 Revised November 17, 2009 ^-- Revised January 12, 2010 co Revised January 25, 2010 M PROFFER STATEMENT A. Generalized Development Plan 1. The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M1 District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection or roundabout design and limited entrance locations, the general location of on -site and off -site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. The Applicant hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Greenway Engineering dated January 25, 2010. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B. M1, Light Industrial District Land Uses 1. The Applicant intends to develop the Property to implement industrial and office land uses that are designed to coexist in an office park setting. 2. The Frederick County Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the Ml, Light Industrial District to be developed on the Property without the need for conditional zoning amendments. C. M1, Light Industrial District Design Standards 1. The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all Proffer Statement Greemvay Engineering August 24, 2009 3 0 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 co Revised January 12, 2010 Revised January 25, 2010 monument signage and building mounted slgnage, to ensure consistency in the design of signage throughout the project. Notwithstanding what is stated herein, the ARB is intended to be in addition to and not intended to override or conflict with any provisions of the Frederick County Code. 2. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the M1 District land bay areas identified in the proffered GDP. 3. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of eight feet in width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possible. For each lot or parcel associated with the construction of a building, the Applicant agrees to identify the location On said lot or parcel for trails (if applicable, to said lot or parcel) and to have the trail constructed (if applicable) prior to the issuance of the Certificate of Occupancy for the structure or building on said lot or parcel. 4. The Applicant hereby proffers to establish a 100-foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the Helm-McCarm springhouse. Said buffer is in addition to the requirements of the Frederick County Code. 5. The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Property identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation between the Property and the Shenandoah Valley Battlefield Foundation property. Said buffer is in addition to the requirements of the Frederick County Code. D. Transportation Enhancements The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet in width. The purpose of this corridor study area is to provide Frederick County with an opportunity to determine a final aligiunent for Route 37 throughout the limits of the Property through the completion Of engineering design sufficient for this purpose. The design within the corridor study area depicted on the proffered GDP will provide access to the Property to the proposed interchange and Snowden Proffer Statement Greenway Engineering August 24, 2009 4 0 Revised September 23, 2009 0 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 Bridge Boulevard. The corridor study area shall be available to Frederick County for a period of eight years from the date of rezoning approval to complete engineering design necessary to determine the appropriate alignment and right-of- wav width for Route 37 within the Property. The Applicant agrees to cooperate with VDOT and Frederick County to provide engineering information and reports within the Applicant's possession if needed to assist with this design effort. The Board of Supervisors may allow encroachment into and or the definition of the corridor study area if necessary to accommodate site development proposals through the Site Plan approval process. 2. The Applicant hereby proffers to provide for a maximum 350-foot wide right-of- way dedication for the Route 37 mainline section within the Property. The mainline section is intended to include through travel lanes and collector - distributor lanes if necessary. It is agreed that any portion of the maximum 350- foot right-of-way that is not required for the Route 37 mainline section within the Property will not be requested from the Applicant. The Applicant shall provide the required right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT for the alignment and right-of-way width for the Route 37 mainline section within the Property. In the event the aforesaid official decision has not been made for the Route 37 mainline section within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of-way dedication for Route 37 within the corridor study area depicted on the proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of- way area, provided that this does not restrict use of the right-of-way. 3. The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800-foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. It is agreed that any portion of the right-of-way that is not required for the new interchange within the Property will not be requested from the Applicant. It is further agreed that the engineering design sufficient to determine the location, type and right-of-way needs for the new interchange will provide direct access to Snowden Bridge Boulevard. The Applicant shall provide the required right-of- way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT for the alignment and right-of-way width for the new Route 37 interchange within the Property. In the event the aforesaid official decision has not been made for the new Route 37 interchange within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of- way dedication for Route 37 within the corridor study area depicted on the Proffer Statement mo* Greemvay Engineering August 24, 2009 5 Revised September 23, 2009 Revised October 9, 2009 C) Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 co proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, provided that this does not restrict use of the right-of-way. 4. The Applicant hereby proffers to construct Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route 11 North), including the CSX bridge crossing, prior to the issuance of an occupancy permit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U4D) throughout the limits of the Property, and shall develop the off -site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VPD or in the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property, which ever first occurs. 5. The Applicant hereby proffers to limit full conunercial intersection access on Snowden Bridge Boulevard to establish up to three conunercial intersections in the general location of intersections identified on the proffered GDP. An intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All full commercial intersections identified on the proffered GDP will be developed with raised medians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corridor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Property that will be developed by others during the construction of Route 37. The Applicant agrees to cooperate with Frederick County to provide easements on the Property if necessary to facilitate new street access to this portion of the Properly if this becomes necessary due to the construction of Route 37. 7. The Applicant hereby proffers to prohibit direct conunercial access from the Property to existing Milburn Road (Route 662). The County may determine that emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prolvbit access for regular vehicular traffic. Proffer Statement Greenway Engineering August 24, 2009 6 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 C Revised January 12, 2010 ._.— Revised January 25, 2010 8. The Applicant hereby proffers to prohibit direct commercial access from the O Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCann's Road is prohibited as well to protect the integrity of the buffer identified along this road. 10. The Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel connections where possible to mitigate transportation impacts to the full commercial intersections identified on the proffered GDP. 12. The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the aforementioned transportation/infrastructure improvements. Those mechanisms include, but are not limited to, matching funds, industrial access funds and/or any other transportation/infrastructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties should make all reasonable efforts to cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. 13. The Applicant hereby proffers to provide for a maximum 60-foot right-of-way dedication to Frederick County to provide for the development of a street connection by others between the planned portion of Snowden Bridge Boulevard on the Property and existing Redbud Road (Route 661) immediately south of the Property. The general location of this 60-foot right-of-way shall be delineated on the final Master Development Plan, which shall connect to one of the proposed new full commercial intersections that are located to the west of the Route 37 corridor study area as depicted on the proffered GDP. It is agreed that the 60-foot right-of-way dedication can be located within buffer areas provided that the landscape screening and opaque elements are located between the adjoining properties owned by Applicant and the right-of-way dedication area. The Applicant shall provide the required right-of-way dedication to Frederick County Proffer Statement Greemvay Engineering August 24, 2009 7 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 0 Revised January 12, 2010 Revised January 25, 2010 l C� within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT to construct this street connection. It is agreed that the Applicant can construct street access with entrances to land bays within the delineated 60-foot right-of-way area provided that the proposed street access ineets or exceeds VDOT vertical base section standards. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, provided that this does not restrict use of the right-of-way. 14. The Applicant has agreed to provide Frederick County with right-of-way dedications within the Property for the Route 37 mainline, the new Route 37 interchange, and the connecting street between Redbud Road and Snowden Bridge Boulevard as described in Sections D(2), D(3), and D(13) of the Proffer Statement. In the event that Frederick County or VDOT decides to not construct these road systems in whole or in part subsequent to right-of-way dedication, the recipient of the dedication agrees to convey the right-of-way dedication to the Applicant within 90 days from the date of this determination. E. Fire and Rescue Monetary Contribution The Graystone Office and Industrial Park has been demonstrated to provide a positive economic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. [Signatures on next page] Proffer Statement Greenway Engineering August 24, 2009 8 Revised September 23, 2009 Revised October 9, 2009 r] Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 U0 N F. SiLmatures — Graystone Corporation of Virginia The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. 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: @44}aCounty of AA -or-,4.0'A-, ��C_� To Wit: Date:tr� The foregoing instrument was acknowledged before me this s day of..-/A.•.� ,t 20% by My Commission Registration No.: \�\\111111I[///// i ®PPG _rA et Proffer Statement m J 0 0 9 • LEGEND TOTAL SITE: 271.39± AC. PROPOSED ZONE: M1 DISTRICT OFFICE - MANUFACTURING LAND BAYS 0 ROUTE 37 CORRIDOR STUDY AREA `FUTURE ROUTE 37 / SNOWDEN BRIDGE BLVD. INTERCHANGE 0 GREEN SPACE BUFFER AREAS 0 URBAN 4 - LANE DIVIDED COLLECTOR ROAD 0 PARCELS WITH PERMANENT EASEMENTS QUARRY f'G Fe�'4T .90 QQ 0��99, P �y��Q• 40CgN VZ` �S AO4O Ott) CHARGES ROAD 1 ,JR / p Q, R. M1 DISTRICT Q� M1 DISTRICT _8 PROFFER 8ECT)ON D(0) FOR o-=rAls m / FUTURE to cp < UM PSOMM Uo SNO�'DEjy 8p 0 / FOR DETA" R1O m Pe M1 DISTRICT 03 } p� Mt DISTRICT SVBF PROPERTY 0,90 RT. 761 ci z N Lrl o ao WLu CNN U1 U tl Lu of 4�i a�4: --Iz: Er W W C5 z z_ a � > E- z 1616 U_ W O a � 2 > z Q IL -1 oo F -z W Q wo W 0 � x Lu Q N C� .� W w z o W H �' Z H W � a DATE: 01 /25 10 SCALE: NTS DESIGNED BY: WRS JOB NO. 2760GC SHEET I OR I `"90 Y o �p 0 KEY TO ADJOINING PROPERTY OIYNERS TM IJ- )-179 JEFTREY C. Jt{KIHS. ET UX 00. dJ1 PC. 90t TW IJ-((A) -159A J Cf MAR E N(ROY INSMUCHT N0. 010016716 DATE: 10/09/03 SCALE: I - 400' DRAWN BY: S6R FILE NO. 27605Y SHEET 1 OF 1 �� V,,_IIUSN ROAD ROUTE 852 30, PRESCRIPTIVE EASEMENT 0 � 6 0 9 ` o NOTES• O 1. NO TITLE REPORT FURNISHED. EASEMENTS OTHER 7w SHOWN LAY EXIST: 2. THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A CURRENT �7 FIELD SURVEY BY THIS FIRM. 16 J. CURRENT OWNER OF RECORD: H.K. BEHtWM III, TRUSTEE (OF WRY L MCCANN LAND TRUST) '0 INSTRUMENT NO. 010015746 '0 {, THE PROPERTY SHOWN HEREON LIES ENTIRELY WITHIN FLOOD ZONE 'C. AREAS OF MNIMTAL 16 FLOODING. PER FLOOD INSURANCE RATE MAP COMMUNITY PANEL NUMBER 51006J 0105 B, DATED ✓ULY 17, 1975. BOUNDARY SURVEY o��4�LTHIOi`!p 7 O� OF THE I ND OF RICHARD A_ EDE145 > HARRY L. MCCANN LAND TRUST N0.002550 t O4' STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA SuRNE� 400 0 400 CWHIC SCALE (IN FEET) .TE I . 1 REVISION IRS 2:IRON R£BAR W/CM SIT IRF - I'll IRON REBAR FOUND -X- - WIRE FENCE E - CENTERLINE OF ROADWAY CURVE I RAOIUS I ARC LENGTH I CHORD LENGTH CHORD 6EAA7NG I OELA AWLS Cl I 719.J4 159.35 159.02 1 3'JI'11 J3 It I 741JI C2 1 1611.2d 109.96 109.91 S 2J'2J JZ W I 0J34J6 CJ 1 6J26.11 149.99 119.99 S 22'0530 W 1 01'21 9 C( I 1100.2J 149.90 1 119.97 5 23'50J3W I OZ'0313 C5 1 561.23 1 119.53 I 119.J2 1 S IB'1720 w 1 171216 C6 1 763.59 1J9.61 IJ9.42 S 1751J9 W 10'1634 C7 34691.24 J50.00 J30.00 S 27'37 06 W 1 00'77 00 Co 1 679.66 202.20 201.(6 S JI'11 IJ W I ITOI11 C9 1 224.51 125.51 12192 S2J'(t JI W I JZ'0207 CIO I 101.dJ 141.12 1 1J7.61 N 6T3J01 W 1 44'IJ77 CII 1 5J04.85 .5 .70 50636 N 46'0159 W I 01'J722 Cl2 I IYJ2.0B I J27.50 J27.19 N 12'1115 E 1 09'42 32 CIJ I 2647.9J JO.07 JO.07 It J8'0806 00'J621 CII I 2B((.9J 519.11 546.29 N 5J'59 01 E 1 11'0J JI CIS 1 5745.63 5J 1.70 311.59 N 56'5112 E 0316 It C16 5754.65 J01.J1 J01.27 N 57Y2 J6 E OJ'0000 C7 5747.63 1462.64 1476.54 N 4J'19 IJ E1 11'I647 CId 15d7.J5 I3.15 (5.15 5 61'09 11 E 01'JI (d C19 2006(.JO 199.99. 299.99 S 62'2J (6 E 1 00'SI I( LZO 1 004.111 17➢.26 II&CY 5 69'11 10 C 1 I2'1310 C2 191, 10 J9.91 JD.91 5 z 63617 " 00'170 C71 IC071.J1 150.00 IMOO 16'S11.5W CAM CIJ 397.60 119.39 119.J9 ] J1'I]J] 11'JJ Jt \ / GREENWAY ENGINEERING T 161 IflndJ fall Lane elncheeter. VlrQlnla 2260Z Ca.,s.a N Int VIRGIMA: FRIEDER;CK CGUNi UCT. This instrument of writing, was produced to me on and Nvith ce tificatc acknov,leil`: mg, �t thereto annexed was admitted to record. Tax unposed by Sec. 58.1-802 of $ a' , and 58.1-801 have bee n paid, if assessable. �a , Clerk Greemvay Engineering August 24, 2009 Revised September 23, 2009 1CD Revised October 9, 2009 .. , Revised November 17, 2009 Revised humary 12, 2010 1 r j �➢ Revised January 25, 2010 GRAYSTONE CORPORATION OF VIRGINIA PROFFER STATEMENT REZONING: RZ # O `l -Oq Rural Areas District (RA) to Light Manufacturing District (M1) PROPERTY: 271.39± acres; Tax Parcels 443-((A))-158, 44-((A))-25, and 44-((A))-26, (here -in after the "Property") RECORD OWNER: Graystone Corporation of Virginia APPLICANT: Graystone Corporation of Virginia (here -in after the "Applicant") PROJECT NAME: Graystone Corporation Office and Industrial Park ORIGINAL DATE OF PROFFERS: August 24, 2009 REVISION DATE: January 25, 2010 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 # ct -o` for the rezoning of 271.39±-acres from the Rural Areas (RA) District to 271.39i-acres to the Light Industrial (Ml) District, development of the subject property shall be clone 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 and their legal successors, heirs, or assigns 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 Property, more particularly described as the lands owned by Graystone Corporation of Virginia (formerly Crider & Shockey, Inc. of West Virginia), being all of Tax Map Parcels 43-((A))-158, 44-((A))-25, and 44-((A))-26, and further described by Instrument Number 030025588. (Please refer to Rezoning Application Deed Information). Proffer statement Greenway Engineering • August 24, 2009 2 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 PROFFER STATEMENT A. Generalized Development Plan The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M1 District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection or roundabout design and limited entrance locations, the general location of on -site and off -site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. The Applicant hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Greenway Engineering dated January 25, 2010. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B. M1, Light Industrial District Land Uses 1. The Applicant intends to develop the Property to implement industrial and office land uses that are designed to coexist in an office park setting. 2. The Frederick County Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the M1, Light Industrial District to be developed on the Property without the need for conditional zoning amendments. C. MI, Light Industrial District Design Standards 1. The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all C) Co Proffer Statement Greenway Engineering ` August 24, 2009 • 3 Revised September 23, 2009 CD Revised October 9, 2009 --- Revised November 17, 2009 CO Revised January 12, 2010 J Revised January 25, 2010 monument signage and building mounted signage, to ensure consistency in the design of signage throughout the project. Notwithstanding what is stated herein, the ARB is intended to be in addition to and not intended to override or conflict with any provisions of the Frederick County Code. 2. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the M1 District land bay areas identified in the proffered GDP. 3. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of eight feet in width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possible. For each lot or parcel associated with the construction of a building, the Applicant agrees to identify the location on said lot or parcel for trails (if applicable, to said lot or parcel) and to have the trail constructed (if applicable) prior to the issuance of the Certificate of Occupancy for the structure or building on said lot or parcel. 4. The Applicant hereby proffers to establish a 100-foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the I-Ielm-McCann springhouse. Said buffer is in addition to the requirements of the Frederick County Code. 5. The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Property identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation between the Property and the Shenandoah Valley Battlefield Foundation property. Said buffer is in addition to the requirements of the Frederick County Code. A Transportation Enhancements The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet in width. The purpose of this corridor study area is to provide Frederick County with an opportunity to determine a final alignment for Route 37 throughout the limits of the Property through the completion of engineering design sufficient for this purpose. The design within the corridor study area depicted on the proffered GDP will provide access to the Property to the proposed interchange and Snowden Proffer Statement Grecnvvay Engineering . August 24, 2009 • 4 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 Bridge Boulevard. The corridor study area shall be available to Frederick County for a period of eight years from the date of rezoning approval to complete engineering design necessary to determine the appropriate alignment and right-of- way width for Route 37 within the Property. The Applicant agrees to cooperate with VDOT and Frederick County to provide engineering information and reports within the Applicant's possession if needed to assist with this design effort. Tile Board of Supervisors may allow encroachment into and or the definition of the corridor study area if necessary to accommodate site development proposals through the Site Plan approval process. 2. The Applicant hereby proffers to provide for a maximum 350-foot wide right-of- way dedication for the Route 37 mainline section within the Property. The mainline section is intended to include through travel lanes and collector - distributor lanes if necessary. It is agreed that any portion of the maximum 350- foot right-of-way that is not required for the Route 37 mainline section within the Property will not be requested from the Applicant. The Applicant shall provide the required right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT for the alignment and right-of-way width for the Route 37 mainline section within the Property. In the event the aforesaid official decision has not been made for the Route 37 mainline section within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of-way dedication for Route 37 within the corridor study area depicted on the proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of- way area, provided that this does not restrict use of the right-of-way. 3. The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800-foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. It is agreed that any portion of the right-of-way that is not required for the new interchange within the Property will not be requested from the Applicant. It is further agreed that the engineering design sufficient to determine the location, type and right-of-way needs for the new interchange will provide direct access to Snowden Bridge Boulevard. The Applicant shall provide the required right-of- way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT for the aligrunent and right-of-way width for the new Route 37 interchange within the Property. In the event the aforesaid official decision has not been made for the new Route 37 interchange within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of- way dedication for Route 37 within the corridor study area depicted on the Proffer Statement W CY-) Greemvay Engineering • August 24, 2009 • 5 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 (7) Revised January 12, 2010 -^-- Revised January 25, 2010 Co proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, provided that this does not restrict use of the right-of-way. 4. The Applicant hereby proffers to construct Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route I North), including the CSX bridge crossing, prior to the issuance of an occupancy permit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U4D) throughout the limits of the Property, and shall develop the off -site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VPD or in the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property, which ever first occurs. 5. The Applicant hereby proffers to limit full commercial intersection access on Snowden Bridge Boulevard to establish up to three commercial intersections in the general location of intersections identified on the proffered GDP. An intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All full commercial intersections identified on the proffered GDP will be developed with raised medians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corridor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Property that will be developed by others during the construction of Route 37. The Applicant agrees to cooperate with Frederick Count), to provide easements on the Property if necessary to facilitate new street access to this portion of the Property if this becomes necessary due to the construction of Route 37. 7. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Milburn Road (Route 662). The County may determine that emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. Proffer Statement Greemvay Engineering • August 24, 2009 • 6 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 CD Revised January 12, 2010 Revised January 25, 2010 8. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCann's Road is prohibited as well to protect the integrity of the buffer identified along this road. 10. The Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel connections where possible to mitigate transportation impacts to the frill commercial intersections identified on the proffered GDP. 12. The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the aforementioned tt•afisportation/infrastructure improvements. Those mechanisms include, but are not limited to, matching funds, Industrial access funds and/or any other transportation/infi-astructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board Of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties should make all reasonable efforts to cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. 13. The Applicant hereby proffers to provide for a maximum 60-foot right-of-way dedication to Frederick County to provide for the development of a street connection by others between the planned portion of Snowden Bridge Boulevard on the Property and existing Redbud Road (Route 661) immediately south of the Property. The general location of this 60-foot right-of-way shall be delineated on the final Master Development Plan, which shall connect to one of the proposed new frill commercial intersections that are located to the west of the Route 37 corridor study area as depicted on the proffered GDP. It is agreed that the 60-foot right-of-way dedication can be located within buffer areas provided that the landscape screening and opaque elements are located between the adjoining properties owned by Applicant and the right-of-way dedication area. The Applicant shall provide the required right-of-way dedication to Frederick County Proffer statement Greemvay Engineering August 24, 2009 7 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT to construct this street connection. It is agreed that the Applicant can construct street access with entrances to land bays within the delineated 60-foot right-of-way area provided that the proposed street access meets or exceeds VDOT vertical base section standards. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, provided that this does not restrict use of the right-of-way. 14. The Applicant has agreed to provide Frederick County with right-of-way dedications within the Property for the Route 37 mainline, the new Route 37 interchange, and the connecting street between Redbud Road and Snowden Bridge Boulevard as described in Sections D(2), D(3), and D(13) of the Proffer Statement. In the event that Frederick County or VDOT decides to not construct these road systems in whole or in part subsequent to right-of-way dedication, the recipient of the dedication agrees to convey the right-of-way dedication to the Applicant within 90 days from the date of this determination. E. Fire and Rescue Monetary Contribution The Graystone Office and Industrial Park has been demonstrated to provide a positive economic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. [Signatures on next page] Proffer Statement CD l.O Greenway Engineering • August 24, 2009 • g Revised September 23, 2009 Revised October 9, 2009 Q Revised November 17, 2009 Revised January 12, 2010 "— Revised January 25, 2010 %-0 N F. Signatures — Graystone Corporation of Virginia The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. 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: Date: 7/t ^mliG ,if CommonweOth7bf Q4#County of •6'•4-0'A To Wit: The foregoing instrument was acknowledged before me thisy day �4J/ Gopeq My Commission Expime : c�h�Fs ' Registration No.: Proffer Statement CUNIIIONWEAurti OF VIRGINIA ' 1 r, 0 • Greenway Engineering August 24, 2009 2 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 PROFFER STATEMENT A. Generalized Development Plan The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M1 District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection or roundabout design and limited entrance locations, the general location of on -site and off -site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. The Applicant hereby proffers to develop the Property In Substantial confoImity with the proffered GDP, prepared by Greenway Engineering dated January 25, 2010. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B. MI, Light Industrial District Land Uses 1. The Applicant intends to develop the Property to implement industrial and office land uses that are designed to coexist in an office park setting. 2. The Frederick Count), Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the MI, Light Industrial District to be developed on the Property without the need for conditional zoning amendments. C. MI, Light Industrial District Design Standards 1. The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all Proffer Statement Greemvay Engineering • August 24, 2009 • 3 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 monument signage and building mounted signage, to ensure consistency in the design of signage throughout the project. Notwithstanding what is stated herein, the ARB is intended to be in addition to and not intended to override or conflict with any provisions of the Frederick County Code. 2. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the M 1 District land bay areas identified in the proffered GDP. 3. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of eight feet in width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possible. For each lot or parcel associated with the construction of a building, the Applicant agrees to identify the location on said lot or parcel for trails (if applicable, to said lot or parcel) and to have the trail constructed (if applicable) prior to the issuance of the Certificate 01' Occupancy for the structure or building on said lot or parcel. 4. The Applicant hereby proffers to establish a 100-foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the Helm -McCann springhouse. Said buffer is in addition to the requirements of the Frederick County Code. 5. The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Property identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation between the Property and the Shenandoah Valley Battlefield Foundation property. Said buffer is in addition to the requirements of the Frederick County Code. D. Transportation Enhancements The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet In width. The purpose of this corridor study area is to provide Frederick County with an opportunity to determine a final alignment for Route 37 throughout the limits of the Property through the completion of engineering design sufficient for this purpose. The design within the corridor study area depicted on the proffered GDP will provide access to the Property to the proposed interchange and Snowden Proffer statement Greemvay Engineering • August 24, 2009 . 4 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 Bridge Boulevard. The corridor study area shall be available to Frederick County for a period of eight years from the date of rezoning approval to complete engineering design necessary to determine the appropriate alignment and right-of- way width for Route 37 Nvithin the Property. The Applicant agrees to cooperate Nvith VDOT and Frederick County to provide engineering information and reports within the Applicant's possession if needed to assist with this design effort. The Board of Supervisors may allow encroachment into and or the definition of the corridor study area if necessary to accommodate site development proposals through the Site Plan approval process. 2. The Applicant hereby proffers to provide for a maximum 350-foot wide right-of- way dedication for the Route 37 mainline section within the Property. The mainline section is intended to include through travel lanes and collector - distributor lanes if necessary. It is agreed that any portion of the maximum 350- foot right-of-way that is not required for the Route 37 mainline section within the Property will not be requested from the Applicant. The Applicant shall provide the required right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT for the alignment and right-of-way width for the Route 37 mainline section within the Property. In the event the aforesaid official decision has not been made for the Route 37 mainline section within the time period specified in Section D(I ), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of-way dedication for Route 37 within the corridor study area depicted on the proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of- way area, provided that this does not restrict use of the right-of-way. 3. The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800-foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. It is agreed that any portion of the right-of-way that is not required for the new interchange within the Property will not be requested from the Applicant. It is further agreed that the engineering design sufficient to determine the location, type and right-of-way needs for the new interchange will provide direct access to Snowden Bridge Boulevard. The Applicant sliall provide the required right-of- way dedication to Frederick County within 90 clays from the date of written notice by Frederick County, ,which shall occur after an official decision has been made by Frederick County and VDOT for the alignment and right-of-way width for the new Route 37 interchange within the Property. In the event the aforesaid official decision has not been made for the new Route 37 interchange within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of- way dedication for Route 37 within the corridor study area depicted on the Proffer Statement Grcenway Engineering Is August 24, 2009 . 5 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Rcviscd January 12, 2010 Revised January 25, 2010 proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, provided that this does not restrict use of the right-of-way. 4. The Applicant hereby proffers to construct Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route 11 North), including the CSX bridge crossing, prior to the issuance of an occupancy permit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U4D) throughout the limits of the Property, and shall develop the off -site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VPD or in the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property, which ever first occurs. 5. The Applicant hereby proffers to limit full commercial intersection access on Snowden Bridge Boulevard to establish tip to three commercial intersections in the general location of intersections identified on the proffered GDP. Ali intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All frill commercial intersections identified on the proffered GDP will be developed with raised medians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corridor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Property that will be developed by others during the construction of Route 37. The Applicant agrees to cooperate with Frederick County to provide easements on the Property if necessary to facilitate new street access to this portion o1' the Property if this becomes necessary due to the construction of Route 37. 7. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Milburn Road (Route 662). The County may determine that emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. Proffer Statement Greenway Engineering . August 24, 2009 • G Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 8. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCann's Road is prohibited as well to protect the integrity of the buffer identified along this road. 10. Tile Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel connections where possible to mitigate transportation impacts to the full commercial intersections identified on the proffered GDP. 12. The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the aforementioned transportation/infrastructure improvements. Those mechanisms include, but are not limited to, matching funds, industrial access finds and/or any other transportation/infrastructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties should make all reasonable efforts to cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. 13. The Applicant hereby proffers to provide for a maximum 60-foot right-of-way dedication to Frederick County to provide for the development of a street connection by others between the planned portion of Snowden Bridge Boulevard on the Property and existing Redbud Road (Route 661) immediately south of the Property. The general location of this 60-foot right-of-way shall be delineated on the final Master Development Plan, which shall connect to one of the proposed new full commercial intersections that are located to the west of the Route 37 corridor study area as depicted on the proffered GDP. It is agreed that the 60-foot right-of-way dedication can be located within buffer areas provided that the landscape screening and opaque elements are located between the adjoining properties owned by Applicant and the right-of-way dedication area. The Applicant shall provide the required right-of-way dedication to Frederick County Proffer Statement Greenway Engineering • August 24, 2009 • 7 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT to construct this street connection. It is agreed that the Applicant can construct street access with entrances to land bays within the delineated 6046ot right-of-way area provided that the proposed street access meets or exceeds VDOT vertical base section standards. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, provided that this does not restrict use of the right-of-way. 14. The Applicant has agreed to provide Frederick County with right-of-way dedications within the Property for the Route 37 mainline, the new Route 37 interchange, and the connecting street between Redbud Road and Snowden Bridge Boulevard as described in Sections D(2), D(3), and D(13) of the Proffer Statement. In the event that Frederick County or VDOT decides to not construct these road systerns in whole or in part subsequent to right-of-way dedication, the recipient of the dedication agrees to convey the right-of-way dedication to the Applicant within 90 days from the date of this determination. E. Fire and Rescue Monetaij, Contribution The Graystone Office and Industrial Park has been demonstrated to provide a positive econornic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. [Signatures on next page] Proffer Statement Grecnway Engineering is August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 F. Sil4natures — Graystone Corporation of Virginia The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. 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. Date: 2j =* to /County of f�' +.� / ()� TO Wit: The foregoing instrument was acknowledged before me tliis,z,)A*"day of --- n 20,./,, by „i . \,d r .✓.r -e vJ S.si -0 t �Vv-O N C ° pp My Commission Cxpies ' �j3oi2�� Q•; o • Registration No.: ''%1i��4,� Proffer Statement LEGEND TOTAL SITE: 271.39± AC. PROPOSED ZONE: M1 DISTRICT OFFICE - MANUFACTURING LAND BAYS 0 ROUTE 37 CORRIDOR STUDY AREA 'FUTURE ROUTE 37 / SNOWDEN BRIDGE BLVD. INTERCHANGE 0 GREEN SPACE BUFFER AREAS 0 URBAN 4 - LANE DIVIDED COLLECTOR ROAD PARCELS WITH PERMANENT EASEMENTS P e b Qr 4� JQ ?c QUARRY FeF'9T AO4O MOO ANNS R0q O G M1 DISTRICT O `ems rno"w °�TAR 0 FA tin PQ M1 DISTRICT p� M1 DISTRICT \ - e SVBF PROPERTY REO "Dub "?0 4 O RT• aai OLp CHARLES R0 A0 �. "O IT Q? M1 DISTRICT �J w , . 7 i sF--: PROF—FEa SECT)ON NO) FOR DETws FUTURE SNO wpE N eR/pGE 8i � p. RT. 761 z Z N 0 00 �o 00 z:W CNN h (:� Lu �-.N W `voihc �7 Q V)Lu W z z a z L6 U_ W O E- �; z Q d O O �z W W O -JIQ N � w aW z O o W W >- �7 Q DATE: 01/25/10 SCALE: N 3 DESIGNED BY: WRS JOB NO. 2760GC SHEET 1 OF 1 i LAWSON AND SILEK, P.L.C. 120 Gx4:l'I:R DRIVE, SUITE 200 Pos'r OF1'ICE Box 2740 wlxcno-s,,a(,� 22604 Cr:Ll:ruo�E: (540) 665-0050 Fm'SI\1I1,1': (540) 722-4051 John Riley, County Administrator County of Frederick 107 North Kent Street Winchester, VA 22601 Roderick B. Williams, Esquire County Attorney 107 North Kent Street Winchester, VA 22601 Re: VIA HAND DELIVERY Dear Gentlemen: JAN 2 5 2010 FE.�..w. r :NT .a T110MAs IUOORE, LAWSON • r1,n��so�G�lsFLc.co�I January 25, 2010 Michael T. Ruddy, Deputy Director Planning and Development County of l-'redcrick 107 North Kent Street, 2"" Floor Winchester, VA 22601 John A. Bishop, AICP, Deputy Director —Transportation County of Frederick 107 North Kent Street Winchester, VA 22601 Graystone Corporation Office and Industrial Park Our File No. 546.001 Enclosed please find fully executed and revised proffers and revised Generalized Development Plan, along with a cover letter to the members of the Board of Supervisors, for the above -referenced Graystone project. Based on yOw' COm111C11tS, we have made revisions which better define the proffers. We have sent the enclosed via email this morning to the Board members and we are hand -delivering this to you at the same time. We would ask that the proffers dated today be considered as part of the rezoning application to be heard at the Board of Supervisors' meeting on Wednesday night. "Thank you for your assistance and cooperation. If you have any questions, please do not hesitate to give me a call. 1'uua Rns I'oti I Mill I: I)u\ 602, Fen%r Rug 2200, T"I.Lrrom+: (5.10) 635-9,115, Fm stnlll.E: (5.10) 635-9421, ONI 1: 1 10 % AUDI Q'l\: ION05 M iIN STItI.Ia, SI'I tF. 200, Ewa t\, YOaa1n 22030, (703) J52.2615, Fm :silm.t : (703) 352-4190, 1i-31.V L: "ruu�lnsO.L.p�ul�•• •tat l'[u�a r: r John Riley, County Adml�istrator January 25, 2010 Page 2 Very tru y ours, Thoma Moore wson TML:atd Enclosures cc: Graystone Corporation of Virginia Mr. Evan A. Wyatt 0 • 0 Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 GRAYSTONE CORPORATION OF VIRGINIA PROFFER STATEMENT REZONING: RZ # Rural Areas District (RA) to Light Manufacturing District (MI) PROPERTY: 271.39± acres; Tax Parcels 443-((A))-158, 44-((A))-25, and 44-((A))-26, (here -in after the "Property") RECORD OWNER: Graystone Corporation of Virginia APPLICANT: Graystone Corporation of Virginia (here -in after the "Applicant") PROJECT NAME: Graystone Corporation Office and Industrial Park ORIGINAL DATE OF PROFFERS: August 24, 2009 REVISION DATE: Januar),?5, 2010 Preliminai-y 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 271.39±-acres from the Rural Areas (RA) District to 271.39f-acres to the Light Industrial (M1) 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 and their legal successors, heirs, or assigns 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 Property, more particularly described as the lands owned by Graystone Corporation of Virginia (formerly Crider & Shockey, Inc. of West Virginia), being all of Tax Map Parcels 43-((A))-158, 44-((A))-25, and 44-((A))-26, and further described by Instrument Number 030025588. (Please refer to Rezoning Application Deed Information). Proffer statement File 112760GC Rezoning Greenwal y Engineering August 24, 2009 2 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 PROFFER STATEMENT A Generalized Development Plan The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M1 District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection or roundabout design and limited entrance locations, the general location of on -site and off -site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. The Applicant hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Greenway Engineering dated January 25, 2010. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B. M1, Light Industrial District Land Uses 1. The Applicant intends to develop the Property to implement industrial and office land uses that are designed to coexist in an office park setting. 2. The Frederick County Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the M1, Light Industrial District to be developed on the Property without the need for conditional zoning amendments. C. M1, Light Industrial District Design Standards 1. The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all Proffer Statement Pile 112760GC Rezoning Greemvay Engineering August 24, 2009 3 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 monument signage and building mounted signage, to ensure consistency in the design of signage throughout the project. Notwithstanding what is stated herein, the ARB is intended to be in addition to and not intended to override or conflict with any provisions of the Frederick County Code. 2. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the M1 District land bay areas identified in the proffered GDP. 3. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of eight feet in width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possible. For each lot or parcel associated with the construction of a building, the Applicant agrees to identify the location on said lot or parcel for trails (if applicable, to said lot or parcel) and to have the trail constructed (if applicable) prior to the issuance of the Certificate of Occupancy for the structure or building on said lot or parcel. 4. The Applicant hereby proffers to establish a 100-foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the Helm -McCann springhouse. Said buffer is in addition to the requirements of the Frederick County Code. 5, The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Pr•npmrtyl�e n��ncloal�al�c�ttlielc� 1>tlnd�tit�t3 pJ:&peity identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation hetiveell the Properly and the1=Ibis prc�}�trEy—ancl—i'i—cc�nclitioncd—irt�c3n—�t-1��3flsc z+Pc �.�=-ftlthedy1 Shenandoah Valley Battlefield Foundation property ewne-r-. Said buffer is in addition to the requirements of the Frederick County Code. D. Transportation Enhancements 1. The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet in width. The purpose of this corridor study area is to provide Frederick County with an opportunity to determine a final alignment for Route 37 throughout the limits of the Property through the completion of engineering design sufficient for this Proffer Statement File 1/2760GC Rezoning • � Greenway Engineering August 24, 2009 4 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 purpose. The design within the corridor study area depicted on the proffered GDP will provide access to the Property to the proposed interchange and Snowden Bridge Boulevard. The corridor study area shall be available to Frederick County for a period of eight years from the date of rezoning approval to complete engineering design necessary to determine the appropriate alignment and right-of- way width for Route 37 within the Property. The Applicant agrees to cooperate with VDOT and Frederick County to provide engineering information and reports within the Applicant's possession if needed to assist with this design effort. The Board of Supervisors may allow encroachment into and or the definition of the corridor study area if necessary to accommodate site development proposals through the Site Plan approval process. 2. The Applicant hereby proffers to provide for a maximum 350-foot wide right-of- way dedication for the Route 37 mainline section within the Property. The mainline section is intended to include through travel lanes and collector - distributor lanes if necessary. It is agreed that any portion of the maximum 350- foot right-of-way that is not required for the Route 37 mainline section within the Property will not be requested from the Applicant. The Applicant shall provide the required right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by h'reclericic ('ounty awl VDOT a11—appl-le--We bA,,�_rlj_t�3C�q�otic s for the alignment and right-of-way width for the Route 37 mainline section within the Property. In the event the aforesaid official decision has not been made for the Route 37 mainline section within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of- way dedication for Route 37 within the corridor study area depicted on the proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, jnrovided that this does not restrict use (f the right- of=l41ay. 3. The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800-foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. It is agreed that any portion of the right-of-way that is not required for the new interchange within the Property will not be requested from the Applicant. It is further agreed that the engineering design sufficient to determine the location, type and right-of-way needs for the new interchange will provide direct access to Snowden Bridge Boulevard. The Applicant shall provide the required right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT au applical3lt �oirl�+i�c-huic�rltic for the alignment and right-of-way width for the new Route 37 interchange within the Property. In the event the aforesaid Proffer Statement File 112760GC Rezoning August 24, 2009 5 Grccmva}' Gnginccring • � Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 official decision has not been made for the new Route 37 interchange within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of-way dedication for Route 37 within the corridor study area depicted on the proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, provicled that this does not restrict itse cif the right-gf-it'uy. 4. The Applicant hereby proffers to construct Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route I North), including the CSX bridge crossing, prior to the issuance of an occupancy permit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U4D) throughout the limits of the Property, and shall develop the off -site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VPD or in the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property, which ever first occurs. 5. The Applicant hereby proffers to limit full commercial intersection access on Snowden Bridge Boulevard to establish up to three commercial intersections in the general location of intersections identified on the proffered GDP. An intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All full commercial intersections identified on the proffered GDP will be developed with raised medians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corridor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Properly that will be developed by others during the construction of Route 37. The Applicant agrees to cooperate with Frederick County to provide eusements on the Property; V* necessary the e�,tui"&- si-ble to facilitate new street access to this portion of the Property if this becomes necessary due to the construction of Route 37. 7. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Milburn Road (Route 662). The County may determine that Proffer Statement Pile t12760GC Rezoning Grecmvay Engineering • August 24, 2009 6 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 8. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCann's Road is prohibited as well to protect the integrity of the buffer identified along this road. 10. The Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel coimections where possible to mitigate transportation impacts to the full commercial intersections identified on the proffered GDP. 12. The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the aforementioned transportatiordinfrastructure improvements. Those mechanisms include, but are not limited to, matching funds, industrial access fiends and/or any other transportation/infrastructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties should make all reasonable efforts to cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. 13. The Applicant hereby proffers to provide for a maximum 60-foot right-of-way dedication to Frederick County to provide for the development of a street comiection by others between the planned portion of Snowden Bridge Boulevard on the Property and existing Redbud Road (Route 661) immediately south of the Property. The general location of this 60-foot right-of-way shall be delineated on the final Master Development Plan, which shall cortnect to one of the proposed new full commercial intersections that are located to the west of the Route 37 corridor study area as depicted on the proffered GDP. It is agreed that the 60-foot right-of-way dedication can be located within buffer areas provided that the Proffer Statement File 92760GC Rezoning • • Greemvay Engineering August 24, 2009 7 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 landscape screening and opaque elements are located between the adjoining properties oil-ned bl, ,4pl)licant and the right-of-way dedication area. The Applicant shall provide the required right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT to construct this street connection. It is agreed that the Applicant can construct street access with entrances to land bays within the delineated 60-foot right-of-way area provided that the proposed street access meets or exceeds VDOT vertical base section standards. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, provided that this does not restrict use Of the right-oJ=141ay. 14. The Applicant has agreed to provide Frederick County with right-of-way dedications within the Property for the Route 37 mainline, the new Route 37 interchange, and the connecting street between Redbud Road and Snowden Bridge Boulevard as described in Sections D(2), D(3), and D(13) of the Proffer Statement. In the event that Frederick County or VDOT or-- n3J—othc+ �tlicnt�riz�tlt13�1 i}= decides to not construct these road systems in whole or in part subsequent to right-of-way dedication, the recipient of the dedication agrees to convey the right-of-way dedication to the Applicant within 90 days from the date of this determination. E. Fire and Rescue Monetary Contribution The Graystone Office and Industrial Park has been demonstrated to provide a positive economic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. F. SiVnatures — Graystone Corporation of Virginia The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, Proffer Statement File 112760GC Rezoning Greenway Engineering • August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. [Signatures on next page] Proffer Statement Pile 02760GC Rezoning • Grecmvay EngAuust 24, 2009ineering � g Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 Respectfully Submitted: Commonwealth of Virginia, City/County of To Wit: The foregoing instrument was acknowledged before me this 20_ by My Commission Expires Registration No.: Date: day of Notary Public Pile 1l2760GC Rezoning Proffer statement Greemvay Engineering • August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 GRAYSTONE CORPORATION OF VIRGINIA PROFFER STATEMENT REZONING: RZ # Rural Areas District (RA) to Light Manufacturing District (M1) PROPERTY: 271.39± acres; Tax Parcels #43-((A))-158, 44-((A))-25, and 44-((A))-26, (here -in after the "Property") RECORD OWNER: Graystone Corporation of Virginia APPLICANT: Graystone Corporation of Virginia (here -in after the "Applicant") PROJECT NAME: Graystone Corporation Office and Industrial Park ORIGINAL DATE OF PROFFERS: August 24, 2009 REVISION DATE: January 25, 2010 Preliminail, 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 271.39f-acres from the Rural Areas (RA) District to 271.39±-acres to the Light Industrial (Ml) 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 and their legal successors, heirs, or assigns 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 Property, more particularly described as the lands owned by Graystone Corporation of Virginia (formerly Crider & Shockey, Inc. of West Virginia), being all of Tax Map Parcels 43-((A))-158, 44-((A))-25, and 44-((A))-26, and further described by Instrument Number 030025588. (Please refer to Rezoning Application Deed Information). Proffer Statement August 24, 2009 2 Grecmvay Engineering Au • g Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 PROFFER STATEMENT A Generalized Development Plan 1. The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M1 District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection or roundabout design and limited entrance locations, the general location of on -site and off -site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. The Applicant hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Greenway Engineering dated January 25, 2010. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezotung approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B. MI, Lil4lit Industrial District Land Uses 1. The Applicant intends to develop the Property to implement industrial and office land uses that are designed to coexist in an office park setting. 2. The Frederick County Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the M1, Light Industrial District to be developed on the Property without the need for conditional zoning amendments. C. MI, Light Industrial District Design Standards 1. The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all Proffer Statement Greemvay Engineering . August 24, 2009 • 3 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 monument signage and building mounted signage, to ensure consistency in the design of signage throughout the project. Notwithstanding what is stated herein, the ARB is intended to be in addition to and not intended to override or conflict with any provisions of the Frederick County Code. 2. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the M1 District land bay areas identified in the proffered GDP. 3. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of eight feet in width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possible. For each lot or parcel associated with the construction of a building, the Applicant agrees to identify the location on said lot or parcel for trails (if applicable, to said lot or parcel) and to have the trail constructed (if applicable) prior to the issuance of the Certificate of Occupancy for the structure or building on said lot or parcel. 4. The Applicant hereby proffers to establish a 100-foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left: in its natural state to provide viewshed mitigation for the Milburn Cemetery and the helm-McCaim springhouse. Said buffer is in addition to the requirements of the Frederick County Code. 5. The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Property identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation between the Property and the Shenandoah Valley Battlefield Foundation property. Said buffer is in addition to the requirements of the Frederick County Code. D. Transportation Enhancements 1. The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet in width. The purpose of this corridor study area is to provide Frederick County with an opportunity to determine a final alignment for Route 37 throughout the limits of the Property through the completion of engineering design sufficient for this purpose. The design within the corridor study area depicted on the proffered GDP will provide access to the Property to the proposed interchange and Snowden Proffer Statement August 24, 2009 • 4 Grccmvay Engineering Au • g Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 Bridge Boulevard. The corridor study area shall be available to Frederick County for a period of eight years from the date of rezoning approval to complete engineering design necessary to determine the appropriate alignment and right-of- way width for Route 37 within the Property. The Applicant agrees to cooperate with VDOT and Frederick County to provide engineering information and reports within the Applicant's possession if needed to assist with this design effort. The Board of Supervisors may allow encroaclunent into and or the definition of the corridor study area if necessary to accommodate site development proposals through the Site Plan approval process. 2. The Applicant hereby proffers to provide for a maximum 350-foot wide right-of- way dedication for the Route 37 mainline section within the Property. The mainline section is intended to include through travel lanes and collector - distributor lanes if necessary. It is agreed that any portion of the maximum 350- foot right-of-way that is not required for the Route 37 mainline section within the Property will not be requested from the Applicant. The Applicant shall provide the required right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT for the alignment and right-of-way width for the Route 37 mainline section within the Property. hi the event the aforesaid official decision has not been made for the Route 37 mainline section within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of-way dedication for Route 37 within the corridor study area depicted on the proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of- way area, provided that this does not restrict use of the right-of-way. 3. The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800-foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. It is agreed that any portion of the right-of-way that is not required for the new interchange within the Property will not be requested from the Applicant. It is further agreed that the engineering design sufficient to determine the location, type and right-of-way needs for the new interchange will provide direct access to Snowden Bridge Boulevard. The Applicant shall provide the required right-of- way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT for the alignment and right-of-way width for the new Route 37 interchange within the Property. In the event the aforesaid official decision has not been made for the new Route 37 interchange within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of- way dedication for Route 37 witlun the corridor study area depicted on the Proffer statement Grcenvay Engineering • August 24, 2009 • 5 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, provided that this does not restrict use of the right-of-way. 4. The Applicant hereby proffers to constrict Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route 11 North), including the CSX bridge crossing, prior to the issuance of an occupancy permit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U4D) throughout the limits of the Property, and shall develop the off -site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VPD or in the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property, which ever first occurs. 5. The Applicant hereby proffers to limit frill commercial intersection access on Snowden Bridge Boulevard to establish up to three commercial intersections in the general location of intersections identified on the proffered GDP. Ali intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All full conunercial intersections identified on the proffered GDP will be developed with raised medians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corridor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Property that will be developed by others during the construction of Route 37. The Applicant agrees to cooperate with Frederick Count), to provide easements on the Property if necessary to facilitate new street access to this portion of the Property if this becomes necessary due to the construction of Route 37. 7. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Milburn Road (Route 662). The County may determine that emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. Proffer Statement Greenway Engineering . August 24, 2009 • G Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 8, The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCann's Road is prohibited as well to protect the integrity of the buffer identified along this road. 10. The Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel connections where possible to mitigate transportation impacts to the full commercial intersections identified on the proffered GDP. 12. The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the aforementioned transportation/infrastructure improvements. Those mechanisms include, but are not limited to, matching funds, industrial access funds and/or any other transportation/infrastructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties should make all reasonable efforts to cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. 13. The Applicant hereby proffers to provide for a maximum 60-foot right-of-way dedication to Frederick County to provide for the development of a street connection by others between the planned portion of Snowden Bridge Boulevard on the Property and existing Redbud Road (Route 661) innnediately south of the Property. The general location of this 60-foot right-of-way shall be delineated on the final Master Development Plan, which shall comicet to one of the proposed new full commercial intersections that are located to the west of the Route 37 corridor study area as depicted on the proffered GDP. It is agreed that the 60-foot right-of-way dedication can be located within buffer areas provided that the landscape screening and opaque elements are located between the adjoining properties owned by Applicant and the right-of-way dedication area. The Applicant shall provide the required right-of-way dedication to Frederick County Proffer Statement Greenway Engineering • August 24, 2009 • 7 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by Frederick County and VDOT to construct this street connection. It is agreed that the Applicant can construct street access with entrances to land bays within the delineated 60-foot right-of-way area provided that the proposed street access meets or exceeds VDOT vertical base section standards. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area, provided that this does not restrict use of the right-of-way. 14. The Applicant has agreed to provide Frederick County with right-of-way dedications within the Property for the Route 37 mainline, the new Route 37 interchange, and the connecting street between Redbud Road and Snowden Bridge Boulevard as described in Sections D(2), D(3), and D(13) of the Proffer Statement. In the event that Frederick County or VDOT decides to not construct these road systems in whole or in part subsequent to right-of-way dedication, the recipient of the dedication agrees to convey the right-of-way dedication to the Applicant within 90 days from the date of this determination. E. Fire and Rescue Monetary Contribution 1. The Graystone Office and Industrial Park has been demonstrated to provide a positive economic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. [Signatures on next page] Proffer Statement ' Greemvay Engineering • August 24, 2009 . 8 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Revised January 25, 2010 F. Signatures — Graystone Corpoi-ation of Virginia The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. 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: Date: By:,t— UCG/`� Sh C \/A Comn-ionwe of Virginia, Catty/County of /�'-���'��<� To Wit: The foregoing instrument was acknowledged before me thiae.Wday of .✓.+.+ 20 i. by • ,..� r.r �� . X�i �,T�- GOP►'AG�'�� My Commission Expit Registration No. • �% �' � 1 >30 Proffer Statement L V-1. Greemvay Engineering August 24, 2009 i Revised September 23, 2009 Revised October 9, 2009 i Revised November 17, 2009 Revised January 12, 2010 GRAYSTONE CORPORATION OF VIRGINIA PROFFER STATEMENT REZONING: RZ # Rural Areas District (RA) to Light Manufacturing District (M1) PROPERTY: 271.39± acres; Tax Parcels #43-((A))-158, 44-((A))-25, and 44-((A))-26, (here -in after the "Property") RECORD OWNER: Graystone Corporation of Virginia APPLICANT: Graystone Corporation of Virginia (here -in after the "Applicant") PROJECT NAME: Graystone Corporation Office and Industrial Park ORIGINAL DATE OF PROFFERS: August 24, 2009 REVISION DATE: January 12, 2010 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 271.39±-acres from the Rural Areas (RA) District to 271.39±-acres to the Light Industrial (Ml) 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 and their legal successors, heirs, or assigns 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 Property, more particularly described as the lands owned by Graystone Corporation of Virginia (formerly Crider & Shockey, Inc. of West Virginia), being all of Tax Map Parcels 43-((A))-158, 44-((A))-25, and 44-((A))-26, and further described by Instrument Number 030025588. (Please refer to Rezoning Application Deed Information). File #2760GC Rezoning Proffer statement Grecnway Engineering August 24, 2009 0 2 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 PROFFER STATRMRNT A. Generalized Development Plan 1. The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M1 District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection or roundabout design and limited entrance locations, the general location of on -site and off -site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. The Applicant hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Greenway Engineering dated January 12, 2010. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B. M1, Light Industrial District Land Uses 1. The Applicant intends to develop the Property to implement industrial and office land uses that are designed to coexist in an office park setting. 2. The Frederick County Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the M1, Light Industrial District to be developed on the Property without the need for conditional zoning amendments. C. M1, Light Industrial District Design Standards 1. The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all monument signage and building mounted signage, to ensure consistency in the File #2760GC Rezoning Proffer statement Grccmvay Engineering August 24, 2009 0 3 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 design of signage throughout the project. Notwithstanding what is stated herein, the ARB is intended to be in addition to and not intended to override or conflict with any provisions of the Frederick County Code. 2. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the MI District land bay areas identified in the proffered GDP. 3. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of eight feet in width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possible. For each lot or parcel associated with the construction of a building, the Applicant agrees to identify the location on said lot or parcel for trails (if applicable, to said lot or parcel) and to have the trail constructed (if applicable) prior to the issuance of the Certificate of Occupancy for the structure or building on said lot or parcel. 4. The Applicant hereby proffers to establish a 100-foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the Helm -McCann springhouse. Said buffer is in addition to the requirements of the Frederick County Code. 5. The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Shenandoah Valley Battlefield Foundation property identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation for this property and is conditioned upon a landscape easement being furnished by Shenandoah Valley Battlefield Foundation property owner. Said buffer is in addition to the requirements of the Frederick County Code. D. Transportation Enhancements The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet in width. The purpose of this corridor study area is to provide Frederick County with an opportunity to determine a final alignment for Route 37 throughout the limits of the Property through the completion of engineering design sufficient for this purpose. The design within the corridor study area depicted on the proffered GDP will provide access to the Property to the proposed interchange and Snowden Bridge Boulevard. The corridor study area shall be available to Frederick County Pile #2760GC Rezoning Proffer statement Greenway Engineering 0 August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 r] 4 for a period of eight years from the date of rezoning approval to complete engineering design necessary to determine the appropriate alignment and right-of- way width for Route 37 within the Property. The Applicant agrees to cooperate with VDOT and Frederick County to provide engineering information and reports within the Applicant's possession if needed to assist with this design effort. The Board of Supervisors may allow encroachment into and or the definition of the corridor study area if necessary to accommodate site development proposals through the Site Plan approval process. 2. The Applicant hereby proffers to provide for a maximum 350-foot wide right-of- way dedication for the Route 37 mainline section within the Property. It is agreed that any portion of the maximum 350-foot right-of-way that is not required for the Route 37 mainline section within the Property will not be requested from the Applicant. The Applicant shall provide the required right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by all applicable governmental authorities for the alignment and right-of-way width for the Route 37 mainline section within the Property. In the event the aforesaid official decision has not been made for the Route 37 mainline section within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of-way dedication for Route 37 within the corridor study area depicted on the proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area. 3. The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800-foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. It is agreed that any portion of the right-of-way that is not required for the new interchange within the Property will not be requested from the Applicant. It is further agreed that the engineering design sufficient to determine the location, type and right-of-way needs for the new interchange will provide direct access to the Property through its intersection with Snowden Bridge Boulevard. The Applicant shall provide the required right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by all applicable governmental authorities for the alignment and right-of-way width for the new Route 37 interchange within the Property. In the event the aforesaid official decision has not been made for the new Route 37 interchange within the time period specified in Section D(1), the Applicant may either extend the time period for this decision, or may provide Frederick County with a 225-foot wide right-of-way dedication for Route 37 within the corridor study area depicted on the proffered GDP. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area. File #2760GC Rezoning proffer statement Greenway Engineering Au gust 24 2009 5 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 4. The Applicant hereby proffers to construct Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route 11 North), including the CSX bridge crossing, prior to the issuance Of an occupancy permit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U4D) throughout the limits of the Property, and shall develop the off -site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VPD or in the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property, which ever first occurs. 5. The Applicant hereby proffers to limit full commercial intersection access on Snowden Bridge Boulevard to establish up to three commercial intersections in the general location of intersections identified on the proffered GDP. An intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All full commercial intersections identified on the proffered GDP will be developed with raised medians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corridor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Property that will be developed by others during the construction of Route 37. The Applicant agrees to cooperate with Frederick County to the extent possible to facilitate new street access to this portion of the Property if this becomes necessary due to the construction of Route 37. 7. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Milburn Road (Route 662). The County may determine that emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 8. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. File #2760GC Rezoning Proffer Statement Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCaml's Road is prohibited as well to protect the integrity of the buffer identified along this road. 10. The Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel connections where possible to mitigate transportation impacts to the full commercial intersections identified on the proffered GDP. 12. The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the aforementioned transportation/infrastructure improvements. Those mechanisms include, but are not limited to, matching funds, industrial access funds and/or any other transportatiordinfrastructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties should make all reasonable efforts to cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. 13. The Applicant hereby proffers to provide for a maximum 60-foot right-of-way dedication to Frederick County to provide for the development of a street connection by others between the planned portion of Snowden Bridge Boulevard on the Property and existing Redbud Road (Route 661) immediately south of the Property. The general location of this 60-foot right-of-way shall be delineated on the final Master Development Plan, which shall connect to one of the proposed new full commercial intersections that are located to the west of the Route 37 corridor study area as depicted on the proffered GDP. It is agreed that the 60-foot right-of-way dedication can be located within buffer areas provided that the landscape screening and opaque elements are located between the adjoining property and the right-of-way dedication area. The Applicant shall provide the required right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County, which shall occur after an official decision has been made by all applicable governmental authorities to construct this street connection. It is agreed that the Applicant can construct street access with entrances to land bays within the delineated 60-foot right-of-way area provided that the proposed street access meets or exceeds VDOT vertical base section standards. The Applicant shall be allowed to install utilities or other elements necessary for site development within the dedicated right-of-way area. File #2760GC Rezoning Proffer statement Grcenway Engineering August 24 2009 7 Au g Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 14. The Applicant has agreed to provide Frederick County with right-of-way dedications within the Property for the Route 37 mainline, the new Route 37 interchange, and the connecting street between Redbud Road and Snowden Bridge Boulevard as described in Sections D(2), D(3), and D(13) of the Proffer Statement. In the event that Frederick County or any other governmental authority decides to not construct these road systems in whole or in part subsequent to right-of-way dedication, the recipient of the dedication agrees to convey the right-of-way dedication to the Applicant within 90 days from the date of this determination. E. Fire and Rescue Monetary Contribution 1. The Graystone Office and Industrial Park has been demonstrated to provide a positive economic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. F. Signatures — Graystone Corporation of Virginia The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. 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. [Signatures on next page] File 112760GC Rezoning Proffer Statement Greenway Engineering i August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Revised January 12, 2010 Respectfully Submitted: Date: 1 — 1 Z — 20 \ 0 City/County of l /!t l (v� To Wit: The foregoing instrument was acknowledged before me this /_ day of JOVYCII/ 20 b by Notary Publ'c My Commission Expires SUSAN D. STAHL NE)TARY PUBLIC Commonwealth of Virginia Registration No.: Reg. #290874mission ExTres April 30, 2012 File #2760GC Rezoning Proffer Statement LEGEND TOTAL SITE: 271.39± AC. PROPOSED ZONE: M1 DISTRICT OFFICE - MANUFACTURING LAND BAYS 0 ROUTE 37 CORRIDOR STUDY AREA 'FUTURE ROUTE 37 / SNOWDEN BRIDGE BLVD. INTERCHANGE GREEN SPACE BUFFER AREAS URBAN 4 - LANE DIVIDED COLLECTOR ROAD 0 PARCELS WITH PERMANENT EASEMENTS QUARRY FB�Ar A Oq0 PQ 4 P Mecq N dr N s A O40 �vQ QjM1 DISTRICT SVBF PROPERTY M1 DIST d/ Y _Feet PROFFER eECT10N 0181 FOR DETALS Mt DISTRICT OLD CHARLES ROAD RT. 761 r QO ' Q? / Mt DISTRICT �J �v SEE PROFFER SECTION NO) FOR DETAL8 FV rURE SNO LADEN BR/DOE eC VD ci z Z O DO Lu CNN Lu J.a� Lu �vvhv aLr) q Z 3 � W W CS Z Z a IF- > Z 1616 U_ W 1x E- z Q L O o �z W Q w WCC O E U o a 6U cc W O �Q N_ 0 �a .� W w �" z o O W I.. Z CW7 a cc DATE: 01/12/10 law.mrAff J�R DESIGNED BY: 1/RS JOB NO. 2760GC SHEET 1 OF I LEGEND TOTAL SITE: 271.39± AC. PROPOSED ZONE: M1 DISTRICT _ OFFICE - MANUFACTURING LAND BAYS 0 ROUTE 37 CORRIDOR STUDY AREA "FUTURE ROUTE 37 / SNOWDEN BRIDGE BLVD. INTERCHANGE GREEN SPACE BUFFER AREAS 0 URBAN 4 - LANE DIVIDED COLLECTOR ROAD 0 PARCELS WITH PERMANENT EASEMENTS QA JQ �PQ FeFAT Rpq O MSC INNS ROq O / M1 DISTR z SEE PROFFER JW �O SECTION D(6) O FOR DETAILS m PQ,' M1 DIc / on Q. C, M1 DISTRICT % SVBF PROPERTY 35' REO evO 9 Oq O RT 3e1 OLD CHARLES RO AD pC7 SEE PROFFER SECTION D(9) FOR DETAILS FUTURE sNp W DEN BRIDGE B L VD. - 0 RT. 761 ? Q IL S I. > �. Z LL W O �; z Q a O o � E �z W Q w o U O � U a o CC W O �Q J W w Q Z o W O H W >- C7 Q cc DATE: 10/09/09 SCALE: 1" = 900' DESIGNED BY: NRS JOB NO. 2780GC SHEET 1 OF I • 0 GRAYSTONE CORPORATION of Virginia P. O. Box 2530 Winchester, VA 22604-1730 December 2, 2009 Mr. Mike Ruddy Deputy Planning Director Frederick County 107 North Kent Street, 2"d Floor Winchester, VA 22601 RE: Graystone Rezoning Revised Proffers Dear Mike: Enclosed please find our revised proffers. This revision results from Ty Lawson's consultation with Rod Williams. Please let me know if you have any questions. Sincerely, John P. Goo , Jr. r-easurer Enclosure 0 Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 GRAYSTONE CORPORATION OF VIRGINIA PROFFER STATEMENT REZONING: RZ # 02"C"_7 Rural Areas District (RA) to Light Manufacturing District (MI) PROPERTY: 271.39± acres; Tax Parcels #43-((A))-158, 44-((A))-25, and 44-((A))-26, (here -in after the "Property") RECORD OWNER: Graystone Corporation of Virginia APPLICANT: Graystone Corporation of Virginia (here -in after the "Applicant") PROJECT NAME: Graystone Corporation Office and Industrial Park ORIGINAL DATE OF PROFFERS: August 24, 2009 REVISION DATE: November 17, 2009 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 271.39±-acres from the Rural Areas (RA) District to 271.39±-acres to the Light Industrial (M1) 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 Property, more particularly described as the lands owned by Graystone Corporation of Virginia (formerly Crider & Shockey, Inc. of West Virginia), being all of Tax Map Parcels 43-((A))-158, 44-((A))-25, and 44-((A))-26, and further described by Instrument Number 030025588. (Please refer to Rezoning Application Deed Information). Proffer Statement File N2760GC Rezoning Greenway Engineering August 2A, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 PROFFER STATEMENT A Generalized Development Plan The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M1 District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection or roundabout design and limited entrance locations, the general location of on -site and off -site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. The Applicant hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Greenway Engineering dated October 9, 2009. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B. M1, Light Industrial District Land Uses 1. The Applicant intends to develop the Property to implement industrial and office land uses that are designed to coexist in an office park setting. 2. The Frederick County Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the M1, Light Industrial District to be developed on the Property without the need for conditional zoning amendments. C. MI Light Industrial District )esign Standards 1. The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new Proffer statement File #2760GC Rezoning Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all monument signage and building mounted signagc, to ensure consistency in the design of signage throughout the project. Notwithstanding what is stated herein, the ARB is intended to be in addition to and not intended to override or conflict with any provisions of the Frederick County Code. 2. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the M1 District land bay areas identified in the proffered GDP. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of eight feet in width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possible. For each lot or parcel associated with the construction of a building, the Applicant agrees to identify the location on said lot or parcel for trails (if applicable, to said lot or parcel) and to have the trail constructed (if applicable) prior to the issuance of the Certificate of Occupancy for the structure or building on said lot or parcel. 4. The Applicant hereby proffers to establish a 100-foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the Helm -McCann springhouse. Said buffer is in addition to the requirements of the Frederick County Code. 5. The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Shenandoah Valley Battlefield Foundation property identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation for this property and is conditioned upon a landscape easement being furnished by Shenandoah Valley Battlefield Foundation property owner. Said buffer is in addition to the requirements of the Frederick County Code. D. Transportation Enhancements The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet in width. The purpose of this corridor study area is to provide Frederick County with an opportunity to determine a final alignment for Route 37 through the completion of final engineering design throughout the limits of the Property. The corridor study Proffer Statement File 02760GC Rezoning Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 area depicted on the proffered GDP shall be available to Frederick County for a period of five years from the date of final non -appealable rezoning approval. 2. The Applicant hereby proffers to provide for a 225-foot wide right-of-way dedication for the Route 37 corridor that is consistent with the Route 37 western bypass typical section on the Property. The Applicant shall provide this right-of- way dedication to Frederick County within 90 days from the date of written notice by Frederick County of final engineering design approval for the section of Route 37 within the Property. In the event that final engineering design approval for Route 37 is not obtained within the time period specified in Section D(1), the Applicant may either extend the time period or shall determine the location of the 225-foot wide right-of-way dedication area for Route 37 within the corridor study area depicted on the proffered GDP. In the event that Route 37 is not developed, or if an alternative design is approved for Route 37 that is not on the Property subsequent to the right-of-way dedication, Frederick County agrees to have the right-of-way transferred back to the Applicant within 90 days from the date of this determination. 3. The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800-foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. The 800-fool wide diamond interchange or SPUI interchange design is intended to provide direct access to the Property through its intersection with Snowden Bridge Boulevard. The Applicant shall provide the right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County of final engineering design approval for the 800-foot wide diamond interchange or SPUI interchange design serving Route 37 within the Property. In the event that Route 37 is not developed, or if an alternative design is approved for Route 37 that is not on the Property subsequent to the right-of-way dedication, Frederick County agrees to have the right-of-way transferred back to the Applicant within 90 days from the date of this determination. 4. The Applicant hereby proffers to construct Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route 11 North), including the CSX bridge crossing, prior to the issuance of an occupancy permit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U4D) throughout the limits of the Property, and shall develop the off -site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VPD or in the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property, which ever first occurs. Proffer Statement File #2760GC Rezoning • 1] Greenway Engineering August 24, 2009 5 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 S. The Applicant hereby proffers to limit full commercial intersection access on Snowden Bridge Boulevard to establish up to three commercial intersections in the general location of intersections identified on the proffered GDP. An intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All full commercial intersections identified on the proffered GDP will be developed with raised medians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corridor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Property from a new full commercial intersection on Snowden Bridge Boulevard located east of Milburn Road, which will traverse Milburn Road and will be developed by others during the construction of Route 37 throughout the limits of the Property. 7. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Milburn Road (Route 662). The County may determine that emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 8. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCann's Road is prohibited as well to protect the integrity of the buffer identified along this road. 10. The Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel connections where possible to mitigate transportation impacts to the full commercial intersections identified on the proffered GDP. 12. The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the Proffer Statement File N2760GC Rezoning Greemvay Engineering August 24, 2009 6 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 aforementioned transportation/infrastructure improvements. Those mechanisms include, but are not limited to, matching funds, industrial access funds and/or any Other transportation/infrastructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties should make all reasonable efforts to cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. E. Fire and Rescue Monetary Contribution 1. The Graystone Office and Industrial Park has been demonstrated to provide a positive economic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. F. Signatures — Graystone Corporation of Virginia The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. 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. [Signatures on next page] Proffer Statement File N2760GC Rezoning C] •, Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Respectfully Submitted: B: 5 �/ Commonwealtl of Vir 'nia, City/County of �!I FCI�rl /(�/� To Wit: Date: t( —;2,5_gl The foregoing instrument was acknowledged before me this 25 day of M Ur ,;'� 200 ( by "J� SUSAN D. STAHL NOTARY PUBLIC Commonwealth of Virginia Reg. #290874 � Commission Expires April 30, 2012 Notary Public/ My Commission Expires Registration No.: File 42760GC Rezoning Proffer Statement GRAYSTONE CORPORATION of Virginia P. O. Box 2530 Winchester, VA 22604-1730 November 25, 2009 Frederick County Planning Commission 107 North Kent Street Winchester, VA 22601 RE• Graystone Corporation of Virginia Rezoning Application Honorable Members of the Frederick County Planning Commission: Please find enclosed the latest revision of our Proffer Statement with the changes highlighted. You will see that many of the concerns expressed during the November 4 meeting have been addressed. All of the benefits to Frederick County enumerated in the original have been retained. We introduced this project to many of you in the Fall of 2008. Prior to filing our application, Frederick County encouraged us to move through the process in an expeditious manner due to an industrial prospect considering our area with a potential investment of $200 million. The County has offered the prospect an incentive package. Our site might be a fit and could enhance the County's prospects of landing the client. It is a long shot, however, in the current economic environment all of us need to take every good shot we can get. We now understand that the Planning Commission was unaware of this opportunity. We remain prepared to address your questions whenever you decide to take up this rezoning. Our rezoning offers many benefits to Frederick County that will be outlined in one or more a -mails you can expect to receive early next week. Please watch for them. You do not need to wait until a formal meeting for your questions to be addressed. We would be happy to address them at your convenience. Please e-mail the questions or comments to jgood �shockeycompanies.com or call him at 540-665-3212. We appreciate your efforts to plan the future of Frederick County and we hope that you will agree that our project can be a positive part of that future. Sincereiy, L. 'C Don Shockev Copies to: Hon. Richard C. Shickle, Chairman, Frederick County Board of Supervisors Hon. Charles S. DeHaven, Jr., Frederick County Board of Supervisors John R. Riley, Frederick County Administrator Michael Ruddy, Deputy Planning Director, Frederick County Enclosure GRAYSTONE CORPORATION of Virginia P. O. Box 2530 Winchester, VA 22604-1730 December 2, 2009 Mr. Mike Ruddy Deputy Planning Director Frederick County 107 North Kent Street, 2"d Floor Winchester, VA 22601 RE: Graystone Rezoning Revised Proffers Dear Mike: Enclosed please find our revised proffers. This revision results from Ty Lawson's consultation with Rod Williams. Please let me know if you have any questions. Sincerely, John P. Goo , Jr. Treasurer Enclosure 0 0 Greenway Engineering Augusl 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 GRAYSTONE CORPORATION OF VIRGINIA PROFFER STATEMENT REZONING: RZ # Rural Areas District (RA) to Light Manufacturing District (M 1) PROPERTY: 271.39± acres; Tax Parcels #43-((A))-158, 44-((A))-25, and 44-((A))-26, (here -in after the "Property") RECORD OWNER: Graystone Corporation of Virginia APPLICANT: Graystone Corporation of Virginia (here -in after the "Applicant") PROJECT NAME: Graystone Corporation Office and Industrial Park ORIGINAL DATE OF PROFFERS: August 24, 2009 REVISION DATE: November 17, 2009 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 271.39±-acres from the Rural Areas (RA) District to 271.39±-acres to the Light Industrial (M1) 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 Property, more particularly described as the lands owned by Graystone Corporation of Virginia (formerly Crider & Shockey, Inc. of West Virginia), being all of Tax Map Parcels 43-((A))-158, 44-((A))-25, and 44-((A))-26, and further described by Instrument Number 030025588. (Please refer to Rezoning Application Deed Information). Nile #2760GC Rezoning Proffer Statement 10 0 Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 PROFFER STATEMENT A. Generalized Development Plan The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M I District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection or roundabout design and limited entrance locations, the general location of on -site and off -site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. The Applicant hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Greenway Engineering dated October 9, 2009. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B. M1, Light Industrial District Land Uses 1. The Applicant intends to develop the Property to implement industrial and office land uses that arc designed to coexist in an office park setting. 2. The Frederick County Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the M1, Light Industrial District to be developed on the Property without the need for conditional zoning amendments. C. MI, Light Industrial District Design Standards The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new File #2760GC Rezoning Proffer Statement 0 E Greenway Engineering August 24, 2009 3 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all monument signage and building mounted signage, to ensure consistency in the design of signage throughout the project. Notwithstanding what is stated herein, the ARB is intended to be in addition to and not intended to override or conflict with any provisions of the Frederick County Code. 2. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the M1 District land bay areas identified in the proffered GDP. 3. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. 'These asphalt trails will be a minimum of eight feet in width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possible. For each lot or parcel associated with the construction of a building, the Applicant agrees to identify the location on said lot or parcel for trails (if applicable, to said lot or parcel) and to have the trail constructed (if applicable) prior to the issuance of the Certificate of Occupancy for the structure or building on said lot or parcel. 4. The Applicant hereby proffers to establish a 100-foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the Helm -McCann springhouse. Said buffer is in addition to the requirements of the Frederick County Code. 5. The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Shenandoah Valley Battlefield Foundation property identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation for this property and is conditioned upon a landscape easement being furnished by Shenandoah Valley Battlefield Foundation property owner. Said buffer is in addition to the requirements of the Frederick County Code. D. Transportation Enhancements 1. The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet in width. The purpose of this corridor study area is to provide Frederick County with an opportunity to determine a final alignment for Route 37 through the completion of final engineering design throughout the limits of the Property. The corridor study File N2760GC Rezoning Proffer statement Greemvay Engineering August 24, 2009 Revisul September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 area depicted on the proffered GDP shall be available to Frederick County for a period of five years from the date of final non -appealable rezoning approval. 2. The Applicant hereby proffers to provide for a 225-foot wide right-of-way dedication for the Route 37 corridor that is consistent with the Route 37 western bypass typical section on the Property. The Applicant shall provide this right-of- way dedication to Frederick County within 90 days from the date of written notice by Frederick County of final engineering design approval for the section of Route 37 within the Property. In the event that final engineering design approval for Route 37 is not obtained within the time period specified in Section D(1), the Applicant may either extend the time period or shall determine the location of the 225-foot wide right-of-way dedication area for Route 37 within the corridor study area depicted on the proffered GDP. in the event that Route 37 is not developed, or if an alternative design is approved for Route 37 that is not on the Property subsequent to the right-of-way dedication, Frederick County agrees to have the right-of-way transferred back to the Applicant within 90 days from the date of this determination. 3. The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800-foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. The 800-foot wide diamond interchange or SPUI interchange design is intended to provide direct access to the Property through its intersection with Snowden Bridge Boulevard, The Applicant shall provide the right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County of final engineering design approval for the 800-foot wide diamond interchange or SPUI interchange design serving Route 37 within the Property. In the event that Route 37 is not developed, or if an alternative design is approved for Route 37 that is not on the Property subsequent to the right-of-way dedication, Frederick County agrees to have the right-of-way transferred back to the Applicant within 90 days from the date of this determination. The Applicant hereby proffers to construct Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route 11 North), including the CSX bridge crossing, prior to the issuance of an occupancy pen -nit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U41)) throughout the limits of the Property, and shall develop the off -site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VPD or in the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property, which ever first occurs. File k2760GC Rezoning Proffer Staternent Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 5. The Applicant hereby proffers to limit full commercial intersection access on Snowden Bridge Boulevard to establish up to three commercial intersections in the general location of intersections identified on the proffered GDP. An intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All full commercial intersections identified on the proffered GDP will be developed with raised medians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corridor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Property from a new full commercial intersection on Snowden Bridge Boulevard located cast of Milburn Road, which will traverse Milburn Road and will be developed by others during the construction of Route 37 throughout the limits of the Property. 7. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Milburn Road (Route 662). The County may determine that emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 8. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCann's Road is prohibited as well to protect the integrity of' the buffer identified along this road. 10. The Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel connections where possible to mitigate transportation impacts to the full commercial intersections identified on the proffered GDP. 12. The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the File N2760GC Rezoning Proffer Statement 0 0 Greenway Engineering August 24, 2(109 Revised September 23, 2009 Revised October 9, 2009 Revised November 47, 2009 aforementioned transportation/infrastructure improvements. Those mechanisms include, but are not limited to, matching funds, industrial access funds and/or any other transportation/infrastructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties should make all reasonable efforts to cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. E. Fire and Rescue Monetary Contribution 1. The Graystone Office and Industrial Park has been demonstrated to provide a positive economic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. F. SiLnatures — Graystone Corporation of Virginia The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. 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. [Signatures on next page] File.427606C Rezoning Proffer Statement Greemvay Engineering August 24, 2009 1 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Respectfully Submitted: By: Date: Commonweal t of Virg ma,/ City/County of�(�C���� To Wit: The foregoing instrument was acknowledged before me thisz-5_day of V U&,Ixlj 200 (by ti/ f �cl-IW l0(,e� ���' _ SUSAN D. STA14L NOTARY PUBLIC Commonwealth of Virginia Reg. if290874 Commission Expires April 30, 2012 Notary Public My Commission Expires Registration No.: File ti2760GC Rezoning Proffer Statement C� • November 25, 2009 GRAYSTONE CORPORATION of Virginia P. O. Box 2530 Winchester, VA 22604-1730 Frederick County Planning Commission 107 North Kent Street Winchester, VA 22601 RE: Graystone Corporation of Virginia Rezoning Application Honorable Members of the Frederick County Planning Commission: Please find enclosed the latest revision of our Proffer Statement with the changes highlighted. You will see that many of the concerns expressed during the November 4 meeting have been addressed. All of the benefits to Frederick County enumerated in the original have been retained. We introduced this project to many of you in the Fall of 2008. Prior to filing our application, Frederick County encouraged us to move through the process in an expeditious manner due to an industrial prospect considering our area with a potential investment of $200 million. The County has offered the prospect an incentive package. Our site might be a fit and could enhance the County's prospects of landing the client. It is a long shot, however, in the current economic environment all of us need to take every good shot we can get. We now understand that the Planning Commission was unaware of this opportunity. We remain prepared to address your questions whenever you decide to take up this rezoning. Our rezoning offers many benefits to Frederick County that will be outlined in one or more a -mails you can expect to receive early next week. Please watch for them. 0 0 You do not need to wait until a formal meeting for your questions to be addressed. We would be happy to address them at your convenience. Please e-mail the questions or comments to igood(a).shockeycompanies.com or call him at 540-665-3212. We appreciate your efforts to plan the future of Frederick County and we hope that you will agree that our project can be a positive part of that future. Sincerely, c, Don Shockey Copies to: Hon. Richard C. Shickle, Chairman, Frederick County Board of Supervisors Hon. Charles S. DeHaven, Jr., Frederick County Board of Supervisors John R. Riley, Frederick County Administrator Michael Ruddy, Deputy Planning Director, Frederick County Enclosure 0 0 Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 GRAYSTONE CORPORATION OF VIRGINIA PROFFER STATEMENT REZONING: RZ # Rural Areas District (RA) to Light Manufacturing District (M1) PROPERTY: 271.39± acres; Tax Parcels #43-((A))-158, 44-((A))-25, and 44-((A))-26, (here -in after the "Property") RECORD OWNER: Graystone Corporation of Virginia APPLICANT: Graystone Corporation of Virginia (here -in after the "Applicant") PROJECT NAME: Graystone Corporation Office and Industrial Park ORIGINAL DATE OF PROFFERS: August 24, 2009 REVISION DATE: November 17, 2009 t_pVrC_-Sx G=t)t51(-):� 0A -(,L 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 271.39±-acres from the Rural Areas (RA) District to 27139±-acres to the Light Industrial (M1) 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 Property, more particularly described as the lands owned by Graystone Corporation of Virginia (formerly Crider & Shockey, Inc. of West Virginia), being all of Tax Map Parcels 43-((A))-158, 44-((A))-25, and 44-((A))-26, and further described by Instrument Number 030025588. (Please refer to Rezoning Application Deed Information). Pile #2760GC Rezoning Proffer Statement • • Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 PROFFER STATEMENT A. Generalized Development Plan 1. The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M1 District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection or roundabout design and limited entrance locations, the general location of on -site and off -site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. _ The Applicant hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Greenway Engineering dated October 9, 2009. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B. M1, Light Industrial District Land Uses 1. The Applicant intends to develop the Property to implement industrial and office land uses that are designed to coexist in an office park setting. 2. The Frederick County Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the M1, Light Industrial District to be developed on the Property without the need for conditional zoning amendments. ,vVt,fi,n u,Y� i t� Gfio F ct oc cS E1,oi 0,'1-r!#_:�_ C. Ml, Light Industrial District Design Standards 1. The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new File #2760GC Rezoning Proffer Statement • 0 Grcenway Pngincering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revisal November 17, 2009 construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all monument signagc and building mounted signagc, to enure consiste_n_cy_ in__ the design "of"signage throughout the project.' Notwithstanding what is stated herein, the ARB is intended to be in addition to and not intended to override or conflict. with any provisions of the Frederick County Code`. �tL, �1� �,) ALj1 2. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the M1 District land bay areas identified in the proffered GDP. 3. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of eight feet in width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possibly or each lot or parcel associated with the construction of a building, the Applicant agrees to identify the location on said lot or parcel for trails (if applicable, to said lot or parcel) and to have the trail constructed (if applicable) prior to the issuance of the Certificate of Occupancy for the structure or building on said lot or parch L���t"% 4. The Applicant hereby proffers to establish a 100-foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the Helm -McCann springliouse " Sa buffer is in addition to the requirements of the Frederick County Code. 5. The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Shenandoah Valley Battlefield Foundation property identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation for this property and is conditioned upon a landscape easement being furnished by Shenandoah Valley Battlefield Foundation property owner. Said buffer is in addition to the requirements of the Frederick County Code. D. Transportation Enhancements 1. The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet in width. The purpose of this corridor study area is to provide Frederick County with an opportunity to determine a final alignment for Route 37 through the completion of final engineering design throughout the limits of the Property. The corridor study File 02760GC Rezoning Proffer Statement Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 area depicted on the proffered GDP shall be available to Frederick County for a period of five years from the date of final non -appealable rezoning approval. 2. The Applicant hereby proffers to provide for a 225-foot wide right-of-way dedication for the Route 37 corridor that is consistent with the Route 37 western bypass typical section on the Property. The Applicant shall provide this right-of- way dedication to Frederick County within 90 days from the date of written notice by Frederick County of final engineering design approval for the section of Route 37 within the Property. In the event that final engineering design approval for Route 37 is not obtained within the time period specified in Section D(1), the Applicant may either extend the time period or shall determine the location of the 225-foot wide right-of-way dedication area for Route 37 within the corridor study area depicted on the proffered GDP. In the event that Route 37 is not developed, or if an alternative design is approved for Route 37 that is not on the Property subsequent to the right-of-way dedication, Frederick County agrees to have the right-of-way transferred back to the Applicant within 90 days from the date of this determination. 3. The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800-foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. The 800-foot wide diamond interchange or SPUI interchange design is intended to provide direct access to the Property through its intersection with Snowden Bridge Boulevard. The Applicant shall provide the right-of-way dedication to Frederick County within 90 days from the date of written notice by Frederick County of final engineering design approval for the 800-foot wide diamond interchange or SPUI interchange design serving Route 37 within the Property. In the event that Route 37 is not developed, or if an alternative design is approved for Route 37 that is not on the Property subsequent to the right-of-way dedication, Frederick County agrees to have the right-of-way transferred back to the Applicant within 90 days from the date of this determination. The Applicant hereby proffers to construct Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route 11 North), including the CSX bridge crossing, prior to the issuance of an occupancy permit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U4D) throughout the limits of the Property, and shall develop the off -site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VP o�in the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property which ever first occurs: J File #2760GC Rezoning Proffer Statement Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 S. The Applicant hereby proffers to limit full commercial intersection access on Snowden Bridge Boulevard to establish up to three commercial intersections in the general location of intersections identified on the proffered GDP. An intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All full commercial intersections identified on the proffered GDP will be developed with raised medians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corridor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Property from a new full commercial intersection on Snowden Bridge Boulevard located cast of Milburn Road, which will traverse Milburn Road and will be developed by others during the construction of Route 37 throughout the limits of the Property. 7. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Milburn Road (Route 662). The County may determine that emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 8. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCann's Road is prohibited as well to protect the integrity of the buffer identified along this road. 10, The Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel connections where possible to mitigate transportation impacts to the full commercial intersections identified on the proffered GDP. 12, The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the File N2760GC Rezoning Proffer Statement Greenvay Engineering August 24, 2009 Rcvised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 aforementioned transportation/infrastructure improvements. Those mechanisms include, but are not limited to, matching funds, industrial access funds and/or any other transportation/infrastructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties should make all reasonable efforts tp cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. E. Fire and Rescue Monetary Contribution 1. The Graystone Office and Industrial Park has been demonstrated to provide a positive economic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. F. Signatures — Graystone Corporation of Virginia The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. 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. [Signatures on next page] File 92760GC Rezoning Proffer Statement • 0 Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 Revised November 17, 2009 Respectfully Submitted: By: DC�-C Commonwealth of Virginia, City/County of To Wit: The foregoing instrument was acknowledged before me this 20_ by My Commission Expires Registration No.: Date: day of Notary Public 7 File 92760GC Rezoning Proffer Statement CJ Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 GRAYSTONE CORPORATION OF VIRGINIA PROFFER STATEMENT REZONING: RZ # t") q - oq Rural Areas District (RA) to Light Manufacturing District (M1) PROPERTY: 271.39± acres; Tax Parcels #43-((A))-158, 44-((A))-25, and 44-((A))-26, (here -in after the "Property") RECORD OWNER: Graystone Corporation of Virginia APPLICANT: Graystone Corporation of Virginia (here -in after the "Applicant") PROJECT NAME: Graystone Corporation Office and Industrial Park ORIGINAL DATE OF PROFFERS: August 24, 2009 REVISION DATE: October 9, 2009 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 #-03 for the rezoning of 271.39±-acres from the Rural Areas (RA) District to 271.39±-acres to the Light Industrial (M1) 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 Property, more particularly described as the lands owned by Graystone Corporation of Virginia (formerly Crider & Shockey, Inc. of West Virginia), being all of Tax Map Parcels 43-((A))-158, 44-((A))-25, and 44-((A))-26, and further described by Instrument Number 030025588. (Please refer to Rezoning Application Deed Information). Pile ##2760GC Rezoning Proffer statement 0 0 Greenway Engineering August 24, 2009 2 Revised September 23, 2009 Revised October 9, 2009 PROFFER STATEMENT A. Generalized Development Plan The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M1 District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection 01- roundabout design and limited entrance locations, the general location of on -site and off -site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. The Applicant hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Greenway Engineering dated October 9, 2009. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B. M1, Light Industrial District Land Uses The Applicant intends to develop the Property to implement industrial and office land uses that are designed to coexist in an office park setting. In order to ensure that the Property is developed to its maximum potential under the MI, Light Industrial District, the Applicant requests the Frederick County Board of Supervisors, by accepting this proffer, agrees that the MI District is to be interpreted to include the following land uses: ➢ Financial InstitutioI] Offices ➢ Medical Offices ➢ Research and Development Offices 2. The Frederick County Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the MI, Light hldustrial District to be developed on the Property without the need for conditional zoning amendments. File #2760GC Rezoning Proffer statement Greemvay Engineering August 24, 2009 3 Revised September 23, 2009 Revised October 9, 2009 C. M1, Light Industrial District Design Standards 1. In order to ensure that the Property is developed to its maximum potential under the M1, Light Industrial District, the Applicant requests the Frederick County Board of Supervisors, by accepting this proffer, agrees to allow a floor area to lot area ratio (FAR) of 2.0 for office building development. This FAR allowance will provide consistency with office building development currently permitted in the MS, Medical Support District as identified in §165-98D of the Frederick County Code. 2. In order to ensure that the Property is developed to its maxinluln potential under the M1, Light Industrial District, the Applicant requests the Frederick County Board of Supervisors, by accepting this proffer, agrees to allow a maximum structural height of 90 feet for office buildings within the project. This structural height allowance will provide consistency with office building development currently permitted in the MS, Medical Support District as identified in § 165- 101 A of the Frederick County Code. 3. In order to ensure that the Property is developed to its maximum potential under the M1, Light Industrial District, the Applicant requests the Frederick County Board of Supervisors, by accepting this proffer, agrees to allow a maximum structural height of 70 feet for automobile parking structures within the project. This structural height allowance will provide consistency with automobile parking structures currently permitted in the MS, Medical Support District as identified in § 165-101 B of the Frederick County Code. 4. The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new Construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all IIIOIILIIIIent slgnage and buildiIg mounted slgnage, to ensure ConsisteIlcy In the design of signage throughout the project. 5. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the M 1 District land bay areas identified in the proffered GDP. 6. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of eight feet in width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possible. File 112760GC Rezoning Proffer Statement 0 • Greenway Engineering August 24, 2009 4 Revised September 23, 2009 Revised October 9, 2009 7. The Applicant hereby proffers to establish a 100-foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the Helm -McCann springhouse. 8. The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Shenandoah Valley Battlefield Foundation property identified as a green space buffer area on the proffered GDP. Tile provision of this evergreen landscaping is to provide viewshed mitigation for this property and is conditioned upon a landscape easement being furnished by Shenandoah Valley Battlefield Foundation property owner. D. Transportation Enhancements The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet in width. The purpose of this corridor study area is to provide Frederick County with all opportunity to determine a final alignment for Route 37 through the completion of final engineering design throughout the limits of the Property. The corridor study area depicted on the proffered GDP shall be available to Frederick County for a period of five years front the date of final non -appealable rezoning approval. 2. The Applicant hereby proffers to provide for a 225-foot wide right-of-way dedication for the Route 37 corridor that is consistent with the Route 37 western bypass typical section on the Property. Tile Applicant shall provide this right-of- way dedication to Frederick County within 90 clays from the date of written notice by Frederick County of final engineering design approval for the section of Route 37 within the Property. In the event that final engineering design approval for Route 37 is not obtained within the time period specified in Section D(1), the Applicant may either extend the time period or shall determine the location of the 225-foot wide right-of-way dedication area for Route 37 within the corridor study area depicted on the proffered GDP. In the event that Route 37 is not developed, or if an alternative design is approved for Route 37 that is not on the Property subsequent to the right-of-way dedication, Frederick County agrees to have the right-of-way transferred back to the Applicant within 90 days from the date of this determination. 3. The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800-foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. The 800-foot wide diamond interchange or SPUI interchange design is intended to provide direct access to the Property through its intersection with Snowden Bridge Boulevard. The Applicant shall provide the right-of-way File ##2760GC Rezoning Proffer Statement Greenway Engineering August 24, 2009 5 Revised September 23, 2009 Revised October 9, 2009 dedication to Frederick County within 90 clays from the elate of written notice by Frederick County of final engineering design approval for the 800-foot wide diamond Interchange or SPUI interchange design serving Route 37 within the Property. In the event that Route 37 is not developed, or if an alternative design is approved for Route 37 that is not on the Property subsequent to the right-of-way dedication, Frederick County agrees to have the right-of-way transferred back to the Applicant within 90 clays from the (late of this cletermination. 4. The Applicant hereby proffers to construct Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route 11 North), including the CSX bridge crossing, prior to the issuance of an occupancy permit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U4D) throughout the limits of the Property, and shall develop the off -site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VPD. In the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property. 5. The Applicant hereby proffers to limit full commercial intersection access on Snowden Bridge Boulevard to establish up to three commercial intersections in the general location of intersections identified on the proffered GDP. An intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All full commercial intersections identified on the proffered GDP will be developed with raised meclians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corriclor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Property from a new full commercial intersection on Snowden Bridge Boulevard located east of Milburn Road, which will traverse Milburn Road and will be developed by others (luring the construction of Route 37 throughout the limits of the Property. 7. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Milburn Road (Route 662). The County may determine that emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. File #2760GC Rezoning Proffer statement • Greenway Engineering August 24, 2009 6 Revised September 23, 2009 Revised October 9, 2009 8. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCann's Road is prohibited as well to protect the integrity of the buffer identified along this road. 10. The Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel connections where possible to mitigate transportation impacts to the full commercial intersections identified on the proffered GDP. 12. The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the aforementioned transportation/infrastructure improvements. Those mechanisms include, but are not limited to, matching funds, industrial access funds and/or any other transportation/infrastructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board Of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties will cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. E. Fire and Rescue Monetary Contribution The Graystone Office and Industrial Park has been demonstrated to provide a positive economic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. Pile H2760GC Rezoning Proffer Statement Greenway Enginceiing August 24, 2009 • Revised September 23, 2009 Revised October 9, 2009 F. Siynatures — Graystone Corporation of Viryinia The conditions proffered above shall be binding upon the I1CirS, executors, administrators, assigns and successors in the interest of the Applicants and owners. 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: / i / Date: t/ C J 9-019 010r11)'U1) St, o c Commonwealth of Virginia, .F-i,t County of �����/1 /C To Wit: The foregoing instrument was acknowledged before me this I day of O( MF4 2069 by 11 • &)O1C1"A?Ork Je, Q/ 7 Nota -v Public My Commission Expires %�//���/ ��CU�� SUSAN D. STAHL NOTARY PUBLIC Commonwealth of Virginia Reg. #290874 My Commission Expires April 30, 2012 File #2760GC Rezoning Proffer statement LEGEND TOTAL SITE: 271.39± AC. PROPOSED ZONE: M1 DISTRICT OFFICE - MANUFACTURING LAND BAYS 0 ROUTE 37 CORRIDOR STUDY AREA 'FUTURE ROUTE 37 / SNOWDEN BRIDGE BLVD. INTERCHANGE GREEN SPACE BUFFER AREAS O URBAN 4 - LANE DIVIDED COLLECTOR ROAD O PARCELS WITH PERMANENT EASEMENTS z Ln m oc J P QO P Q� M1 DISTRICT SVBF PROPERTY �eFgT 190 O M°C gtiNs ROq O M1 DISTRICT - - -k SEE PROFFER SECTION D(6) FOR DETAILS M1 DISTRICT OL p CHARLES RO AD .4� M1 DISTRICT SEE PROFFER SECTION D(e) FOR DETAILS FUTVR� SNO � pEN BR/pGE B ci z CC CC you- W CNN h o Wrq .�no�ob W Z 3 E• W W �z a H > I~ Z U W0 Ix = Q a o o I z W Q w O U W O �x o � a W O jQ N t� Q Z O W O Z N C7 Q cc DATE: 10/09/09 SCALE: I' - 900' 900 0 900 DESIGNED BY: IIRS SGALE: I" = 500' JOB NO. 2780GC SHEET I OR 1 3 November 2009 MS. June Wilmot, Chairman Frederick County Planning Commission 412 Westside Station Drive Winchester, VA 22601 RE: Rezoning Application 409-09 for Graystone Corporation of Virginia Dear Ms. Wilmot: The Shenandoah Valley Battlefields Foundation \woLIld like to Sllbillit comments regarding the above rezoning proposal to be considered at your meeting on 4 November 2009. As a neighboring landowner, the Battlefields FOLIIIdati011 received notice abOLlt this 1'CZ011lilg application On Tuesday, 27 October 27 2009, five business days before the public hearing for this application, which IS C]LlitC ]Cllgtlly and ponders a significant change ill the use Of the property, one that is also dramatically different front the surrounding land uses. The Foundation I-eSpCCtfully Urges the Frederick COLlllty Planning Commission to table this in I— proposal to allow further time for review Of the application by the Foundation and others the comIII Lill ity. The above notwithstanding, in our initial review Of the application the Battlefields ---; % Foundation has identified several concerns with its overall pLIrpose as well as with specific (c ; elements of the proposed development. cl> ti Shenandoah Valley Battlefields National IIistoric District and the SheIandoah Valley Battlefields Foundation The Shenandoah Valley Battlefields Foundation was established in 2000, pursuant to the inrti+�l�tt7��lan 1Ptf:i��rfi Shenandoah Valley Battlefields National Historic District and Commission Act. The Act, passed by Congress in 1996, established the Cight-county Shenandoah Valley Battlefields National Historic District in order to preserve ten battlefields in the Shenandoah Valley, including Second and Third Winchester. The Act also set in motion a three-year planning process overseen by a federal commission of Valley landowners and local, state, and federal government representatives. After more than 90 public meetings throughout the region, the federal conllrlission published the Shenancoah Malley Battlefields National Historic Distriel Al/anagement Plan in 2000, which was approved by the U.S. Secretary of the Interior; the Commonwealth of Virginia; Clarke, Frederick, Highland, Page, Rockingham, and S]1CllailClOall COLII1tiCS; and I1Li111Ci'OLIS Il1LIillcipallties. The management plan for the District recommended the creation of the Shenandoah Valley Battlefields Foundation, a Virginia non -stock corporation, to implement the plait and to preserve, interpret, and promote Civil War battlefields in the Shenandoah Valley Battlefields National IIistoric District. ;�ihrn;Indo;Ih 1•;Illi•1 I;attli�l'i,•Illti I�ound;Ilinn Post Gi(i•.c C-O" °9/ ph,., hivt Lcl. \h n3icic 2 F.1:1 ���: 540./AU.4?' � / t568 /it1 i A`'4� .. ?-0'; !•:U 4'+09 0 Ms. June Wilmot, Frederick County Planning Commission 3 November 2009 Page 2 Slblllficance Of the SheIandoah Valley's Civil War Itattlefields In the Shenandoah Valley Battlefields National Historic District and Commission Act, Congress determined that the Valley's Civil War battlefields and related historic sites "are collectively of national significance," and that their "preservation and interpretation ... will make a vital contribution to the understanding of the heritage of the United States." Of more than 300 engagements that took place in the Shenandoah Valley, the legislation authorized federal funding for the protection of ten battlefields, incluCling Second and Third Winchester (also known as the Battle of Opcquorl). The ten Civil War battlefields in the National Historic District —including Sccond and Third Winchester — are identified and documented in the Slucly of Civil War Sites hi the Shenancoah Halley of Virginia conducted by the National Park Service in 1992 at the direction of Congress.I The 1992 study noted that, "the scope, si-r_C, and Casualties of the battles of Opequon and Cedar Creek would rank- in ally list of significant battlefields of the Civil War. A strong case call be made that either or both of these battlefields can be considered nationally significant in their own right..." and that "Opequon might qualify on its own for National Historic Landmark clesignation.i2 In addition, the federal Civil War Sites Advisory Commission, created by Congress in 1991, identified the sites across the nation of 10,500 armed conflicts that OCCLII'1'Cd CILIi'illg the Civil War in a S1Udy released In 1993 and updated earlier this year. 3 About Third Winchester (Opequon), the study said, "Because of its size, intensity, and result, many historians consider this the most important conflict of the Shenandoah Valley." The July 2009 update includes the entire subject property within a Potential National Register Boundary, an area deemed to "retain (the) integrity and cohesion" required for listing in the National Register of Historic Places. General Concerns In general, the Battlefields Foundation has strong concerns about this proposal. The Subject property lies in core and study area for the Second and Third Winchester Civil War battlefields and, as noted above, retains the integrity and cohesion that are required for listing in the National Register of Historic Places. As part of a nationally significant battlefield, also as noted above, the property itself and the surrounding landscape both have intrinsic historic Value to the ilation and the C0111111LIlllty. file conversion of this property from agl'ICUltUral to commercial/light illdLIStl'lal LISC WOuld be incoil1patible with Its historic si-,nificance. Frederick County PlaIning Guidance As noted by Frederick County planning staff in its report to the Planning Commission, the proposed rezoning would allow for uses of this land that are inconsistent With the County's own planning guidance Smell ofCiril Wai-Sites in the Shenandoah Valley of Vngini(l, Pursuant TO Public Law 101-628, U.S. Department of the Interior, National Park Service (September 1992). Available online at hg1) nps sow/histon'/IpiscpaLid ,ih/51' Q_1 1Lb17J. Ibid at huI //++\+Av nps s0v/historv/has/abnp/shenandoah'sys4-3 html. ' Civil iVm• Sites Advismy Commission Report on the Aration's CiNI IVnr Battlefields, prepared for the United States Senate Committee on Energy and Natural Resources, the United States House of Representatives Committee on Natural Resources, and the Secretary of the Interior by the Civil War Sites Advisory Commission, National Park Service (1993). Available online at http� //Nv \W tips.gov/aiist�n /hps/gbpp/c++sac/CwSO_1 hint. Update to the Civil War Sites Advisory Commission's Report on the Nation's Civil War Battlefields, Commonwealth of Virginia, Washington, DC, July 2009. N+' nps sot/lustorv/hps/abpp'C\VS 111C%VS l IS tateIll. • 9 Ms. June Wilmot, Frederick County Planning Commission 3 November 2009 Page 3 found in the Frederick County -Winchester Battlefield Network Plan and the Northeast Frederick Land Use Plan, an element of the Frederick County Comprehensive Plan. Battlefield Network Plan (1997): The Battlefield Network Plan's recommendations were crafted by a steering committee comprised of local stakeholders and landowners. Among its recommendations were to, "(u)se Milburn Road as a primary travel connection between Stephensons Depot and Third Winchester. Work with land owners to preserve views along Milburn Road using buffers, vegetation, and easements." Northeast Frederick Land Use Plan and the Comprehensive Plan: Regarding the subject property, the county's comprehensive plan envisions the follo\ving: The preservation and protection of significant historic resources, Cllvil'oilillClltally-sellsitive areas, and open space areas is encouraged by this land use plan... Significant historic resources including the core area of Stephenson's Depot (2nd Battle of Winchester)... and the Milburn Road corridor (Route 662)...fall within the expanded SWSA and UDA boundaries. The land use plan incorporates a Developmentally Sensitive Areas (DSA) designation to ensure that these fcatures... are protected front future development proposals. 'file DSA is a community and historical preservation area; therefore, adjacent uses Which may be incompatible should provide adequate buffers and screening. The DSA is intended to discourage any development along the Milburn Road corridor... Significant portions of the subject property are in the Developmentally Sensitive Area, targeted for protection fi•onl future development proposals. Protecting the Preservation Investnlent The work that the Shenandoah Valley Battlefields Foundation and others have done to preserve this area of the county is consistent with the county's planning guidance. The Battlefields Foundation, the National Park Service, the Commonwealth of Virginia, private doilors ill the Winchester -Frederick area and beyond, the Civil War Preservation Trust, and Frederick County itself have together invested more than $6 million to preserve lands in this area, in accordance with the county's planning guiclance. All of these stakeholders and investors made these commitments in the hope that such guiclance Would also be used in future decisions regarding surrounding land uses by others. The subject proposal would devalue the significant investment made by these private and public entities. Impacts to Preserved Battlefield Land More than 570 acres of preserved land lie immediately to the south of the subject property. The Shenandoah Valley Battlefields Foundation owns 345 acres, including the 209-acre I-Iunlsberry Farnl, recently preserved using $3.35 million in federal, state, county, and private funds. Much of this landscape appears as it did to residents and soldiers at the time of the Second and Third Battles of Winchester —the land retains its historic, agricultural character and there are very few modern visual intrusions. (A slap of the preserved areas and photographs of the current viewsiled from these areas are enclosed.) 9 0 Ms. Julie Wilmot, Frederick County Planning Commission 3 November 2009 Page 4 The application before you proposes the construction Of 90-foot (potentially nine -story) office buildings and 70-foot (potentially seven -story) parking garages on the Subject property. in its 21 October 2009 letter to the applicant, the Frederick County Historic Resources Advisory Board offered this comment: The proposed intensification of the project in terms of the request to increase the (floor area ratio) to 2.0, to increase the height Of Office Buildings to 90 feet, and to incrcasc the height of parking structures to 70 feet is undesirable as this would increase the potential impact on the adjacent historic resources. The Battlefields Foundation concurs with this comment and others contained in the I-IRAi3 letter. The visual impact on adjacent preserved historic areas and the Milburn Road corridor appears not to have been evaluated and is likely to be significant. While the Generalized Development Plan included with the application does not identify building locations, 70- to 90-foot Stl'LlCtlll'CS will likely be 1)1'0111lllCllt illtl'LIS1OilS into the viewshed of preserved properties — including parcels owned by the Battlefclds FOLllnclation — and will dramatically alter the historic character of a landscape that so many have worked diligently to preserve. Proffered Buffers for Surrounding Preserved Lands Proffer C.8 of the application states the following: The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road fi'ontage of the Shenandoah Valley Battlefields Foundation property identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide vie\vshed mitigation for this property and is conditioned upon a landscape easement being furnished by Shenandoah Valley Battlefields Foundation property owner. The applicant's proposed method for buffering Its development From SLII'1'Ounding historic I'CSOUrces WOLIId likely not be allowable Linder federal law. The Foundation's land was protected using dollars from the federal Land and Water Conservation Fund (LWCF) and per the Land and Water Conservation Fund Act, the granting of interest in LWCF-protected land to third parties is not permitted. Tile Foundation appreciates the recognition of the sensitivity of the surrounding preserved resources that Proffer C.8 represents — this need exists not just with regard to the Foundation's land but also to Other resources along Redbud and Milburn Roads. Should this proposal or Clements of it go forward, the Foundation looks forward to working with the applicant, the county, and other sLII'rouncling landowners to seek an alternative to meet this identified with buffers along the perimeter of the applicant's property. Conclusion Frederick County has a unique opportunity—onC that many communities do not have. In this corridor lie nationally significant historic landscapes, unmatched natural resources, and an actively engaged and Successful preservation infi'astructufe that has been working to maximize these resow'ces for the conlrllunity and visitors. Here, within biking and walking distance of dense residential areas of the county, visitors and residents will be able to wander the county's historic and Still -active farm fields and expcl'lence a gUiCt, contemplative setting where they can meaningfully understand the drama that tool: place oil this landscape 150 years ago. Ivls. June Wilmot, Frederick County Planning Commission 3 November 2009 Pa[ie 5 The Battlefields FOundatlon and litany otilel'S havC Wol'ICCCI With the COLlllty to I11CCt the C0111111L1111ty'S IlltCl'CSt and guidance and together We have made significant investments to that end. The Foundation hopes that the PlaI1111I1g CO1111llissiOli Will COilt111L1C to be gUided by these interests. We look forward to C011til1Lllllg OLiI' work With the county and the community to maintain the value of this landscape today and for future generations. Thank you for the opportunity to provide comments on this proposal. We are available to answer any questions you may have and provide any further information you might need as YOU C011Sldel' this application. Sincerely, W. DeI n 7irlCle Executive Director dzirkle@svbf.net svbf.net Enclosures: • Ivtap Of subject property and surrounding battlefield area with preserved areas • Photographs looking north toward subject property front 1-I1-Intsberry Farm CC: Members, Frederick COLlllty Planning Commission Michael T. Ruddy, AICP, Frederick County Deputy Planning Director • E i} 1. .IP � �► � �. r-kCy�d 1 fir•{ f�'�'?�- 'r—'✓-"J `L mot_ !T .r_;.`,. .`.l`K'-� Lund �'— I � Inters[are �l• r i Reads - Strearru 1 •♦.+ IV GreyKme Development Area •' + �' Shenandoah Valley Battlefields Fcu danon O� ,>..o.•. Y t SVBF Cortservanm Euemenr �`• Pocomac Conserv-ncy CE — Crid War PreservamnTruat —� 2nd and 31 d Winchester Cm BattIdw Id Are a; 3d Winchester Snrdy Area r `,r r, Greystone Development Plan on 3rd Winchester Battlefield w = Detail, Battlefield of (Opequon) Winchester, Va. Bvt. Lt. Col. G.L. Gillespie, 1873 !� Shenandoah Valley Battlefields Foundation s G 1.G00 ? 000 4,uG0 6,000 yF,et View looking north from SVBF's Huntsberry Farm property toward Milburn Road corridor. • 0 MEMORANDUM TO: Historic Resources Advisory Board FROM: Candice B. Perkins, AICP, Senior Planner RE: October 2009 I-IRAB Meeting Agenda DATE: October 5, 2009 The Frederick County Historic Resources Advisory Board (I-IRAB) will be meeting on Tuesday, October 20, 2009, at 6.30 p.m., in the Board of Supervisors Executive Session RooinY in the Frederick County Administration Building, 107 North Kent Street, Winchester, Virginia. The I-IRAB will discuss the following items: A GENDA 1. June and September 2009 HRAB meeting minutes. 2. Graystone Corporation Office & Industrial Park Rezoning. Review of the Graystone Corporation Office & Industrial Park Rezoning proposal submitted by Greenway Engineering. Please contact this office if you will not be able to attend the meeting. Thank you. `PLEASE NOTE MEETING LOCATION Access to this building is limited during the evening hours. Thertyore, It )vill be necessaq to enter the building through the rear floor of the Board Room. I would encourage Committee members to park in the County parking lot located behind the new addition (accessible off of Cameron Street). CEP/bad Attachments Item # 2 Graystone Corporation Office & Industrial Park Rezoning. The Historic Resources Advisory Board has been requested to review and provide comment on the Graystone Corporation Office & Industrial Park Rezoning proposal submitted by Greenway Engineering. The proposal seeks to rezone four parcels of land that total 292.87 acres from RA (Rural Areas) District to the OM (Office -Manufacturing) Park District for a campus style office and manufacturing park. The site is located near the Interstate 81 Exit 317 interchange and Martinsburg Pike (Route 11) and is bound by Redbud Road (Route 661), Milburn Road (Route 662), McCann's Road (Route 838) and the CSX Railroad and is in the Stonewall Magisterial District. Prepared by the applicant and attached for your information are a location map and a copy of the proffers for the project. The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, identifies a portion of the Graystone rezoning site as being within the Second Winchester Study Area and a large portion of parcel 44-A-25 is within the Core Battlefield. This core area is part of Stephenson's Depot (Second Winchester — Phase 9). The core area of the Second Winchester Battlefield (Stephenson's Depot) on this site is shown as having retained much of its historic integrity according the Study of Civil War Sites in the Shenandoah Valley. Portions of the site are also within the study area of the Third Battle of Winchester (Opcquon) and adjacent to its core. Portions of this site are designated as Development -Sensitive Area in the Northeast Land Use Plan of the Frederick County Comprehensive Policy Plan. See the attached maps for further Information. The Rural Landmarks Survey Report for Frederick County Virginia identifies seven structures/sites within the immediate area of the subject site; one structure was located on -site. The sites that are listed in the survey are: • Carter -Hardesty House (#34-112) — was located on site but burned and was demolished • Byers House (#34-1124) • Godfries-Semples House (434-135) • I-Iehn-McCann Property (934-703) • Rutherford's Farm (#34-727) — site consists of historical markers and foundations • McCann, Thomas House (934-729) • Milburn Chapel & Cemetery (434-950) The applicant has proffered the following: • Proffer C8 — The applicant proffers to establish a 50-foot green space buffer area along the northern boundary of the property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the Helm -McCann springhouse. • Proffer C9 — The applicant proffers to provide for evergreen landscaping along the Redbud Road frontage of the Shenandoah Valley Battlefield Foundation property indentified as a green space buffer area on the profl:ered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation for this property and is conditioned upon a landscape easement being furnished by Shenandoah Valley Battlefield Foundation property owner. Please find attached for your information a map of the site, the impact analysis and the proffer statement, GDP and information from the Department of Historic Resources provided by the applicant. Also included is information from the Battlefield Networks Plan and the Study of Civil War Sites in the Shenandoah Valley. Representatives of the applicant will be available at the I-IRAB ineeting to provide additional information on the roposed rezoning,. Staff will be seeking comments from the I-IRAB on the historical elements possibly impacted by the proposed development. The comments will be included in the rezoning application package for the Graystone Property rezoning proposal when it is submitted. 9 TO: Evan Wyatt, AICP FROM: Michael T. Ruddy, AICP Deputy Director C_ A COUNTY oI' FREDERICK Department of Planning and Development 540/66S-5651 FAX: 540/66S-6395 V- • R,�zrn-Ji;o Cnnmments — Graystone Cm-poration Off ic:- and Industrial Park. DATE: October 2, 2009 The following comments are offered regarding the Graystone Corporation Office and Industrial Park Conditional Rezoning Application. This is a request to rezone 292.87 acres from RA (Rural Areas) to OM (Office -Manufacturing Park) with Proffers. The review is generally based upon the updated proffer statement dated September 23, 2009 and the Impact Analysis dated August 24, 2009, including a TIA dated August 24, 2009. Please consider the comments as you continue your work preparing the application for submission to Frederick County. Prior to formal submission to the County, please ensure that these comments and all review agency comments, inCludmg the I-IRAI3, are adequately addressed. At a minimum, a letter describing how each of the agencies and their comments have been addressed should be included as part of the submission. On September 18, 2009, Staff met with the Applicant and his Counsel and CIiSCllssed in approach to achieving the proposed additional land uses and design elements currently in the proffer statement. The Applicant is Concurrently working through the Development Review and Regulations to address this issue. Such an approach is the appropriate way to address land use and design modifications that may currently be more intensive than permitted in the OM District. General 1. Please provide a Plat of rezoning, including a metes and bolindS description of the property. 2. Please ensure that all the necessary application materials are submitted with application for each parcel including the current parcel plat, deed information, and tax information. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 i Grayslorre Cor-I)oralion Office and Inchrslrial Puck Rezoning Comments October 2, 2009 Page 2 3. The submission fee for this application would total $32,143.50, based upon acreage of 292.87 acres, plus the appropriate amount for public hearing signs. It is suggested that several public hearing signs are obtained for this application given the size and location of the property. Land Use The 2007 Comprehensive Policy Plan and the Northeast Frederick Land Use Plan provide guidance on the future development of the property. The property is located within the UDA and SWSA. In general, the proposed land uses are not clearly supported by the Comprehensive Plan. 1. The Northeast Frederick Land Use Plan recommends that the land use for this property is predominantly Planned Unit Development with large areas of identified DSA (Developmentally Sensitive Area). 2. The Planned Unit Development Concept seeks to create new neighborhoods with an appropriate balance between residential, employment, and service uses. Areas used for commercial and industrial land uses shall not exceed 50% of the gross area of the planned community. Sufficient commercial and industrial areas shall be provided to meet the needs of the planned community, to provide all appropriate balance of uses and to lessen the overall impact of the planned community on Frederick County. It should be evaluated how this request is consistent with the Planned Unit Development concept when applied to this broader area, including the proffered mix of land uses associated with the Snowden Bridge project (previously approved as Stephenson Village). 3. It is recognized that recent efforts of the Comprehensive Plan and Policy Committee's Conlnlunity Area Plan Subcommittee has preliminarily recognized this general location as an area of potential OM. 1-Iowevcr, this planning effort is preliminary in nature and not a consideration when evaluating this current request. 4. The OM District seeks to implement the mixed -use industrial office land use classification promoted in the Comprehensive Policy Plan by providing areas designed to promote research and development centers, office parks, and minimal impact industrial and assembly uses. Such areas should be located in a campus like atmosphere near major transportation facilities. This land use designation is aimed at promoting the County's economic development goals. 5. The Northeast Frederick Land Use Plan has been designed to provide for a balance of land uses which includes industrial and commercial growth along the major road and railroad corridors, the introduction of a planned unit development (PUD) land use, and the preservation of rural areas and significant historic features within the study area boundaries. Future land uses within the study area boundary should be sensitive to existing and planned land uses. The land use plan has been designed to provide the opportunity to develop industrial, business, and PUD uses in a well -planned, coordinated manner. • • Graystone Corhoration Office and Industrial Park Rezoning Comments October 2, 2009 Page 3 Transportation The transportation comments have been provided by John Bishop, County Transportation Planner, and should be considered as the County's position on this component of the rezoning. In addition, please consider the following related points. 1. As transportation relates directly to land use, it should be recognized that the TIA for this project is based on a development scenario that has not been proffered. There is no limitation on development beyond that permitted by the district. In addition, it is recognized that it is the ultimate desire of the Applicant to potentially double the development potential of the property by increasing the PAR. 2. The development of this project may have an immediate impact on the surrounding transportation network, and the adjacent residents and historic resources. Due consideration should be given to the constructability of the site and avoiding such potential impacts. 3. It is recommended that the trail improvements are provided during the initial phase of development rather than on an individual parcel basis. Key sections of the trail network could be completed for the benefit of the initial occupants of the project, the adjacent residential community, and the Visitors Lltili%mg the many historic resources in and around this general location. 4. It is suggested that in addition to prohibiting individual commercial entrances on Millburn and Redbud Roads, a prohibition be extended to McCann Road. To ensure absolutely minimal impact to the historical streets surrounding the project, the project should develop internal street alternatives which would provide for access to the developed project and eliminate any use of these roads by developmentally generated or induced traffic. Proffer Statement As has been discussed previously, Proffer Statement Section B. OM, Office - Manufacturing District Land Uses and a significant portion of Section C. OM, Office -Manufacturing District Design Standards contains language that is problematic in form and principle by proposing uses and standards that expand upon those currently permitted by Frederick County's Zoning Ordinance. Please refer to the comments provided by Mr. Rod Williams for additional guidance on this issue. Please ensure that the final Proffer Statement recognizes the agreed upon approach to addressing this issue by removing these sections from the Statement. • Gru},s/one Coy j)ora/ion Office awl Industrial Puck Rezoning Comments Oclober 2, 2009 Page 4 2. The application identifies 1,749,000 square feet of'office and 570,000 square feet of manufacturing. This amount provides the basis for the TI'affic Impact Analysis. It should be recognized that the Applicant's proffer statement presently provides no limitations on the amount of O-M development that could occur on the property. It has been requested that the O-M district performance standards be modified to double the PAR from I PAR to 2 FAR which would have an impact on the amount and intensity of the development. 3. It would be preferable for the Applicant to further define the amount of, and timing of. the development of the proposed outdoor green areas and plazas. 4. "Tile general location of the adjoining parcels that are within permanent protective easements does not need to be an element of' the proffered Generalized Development Plan. It is suggested that this remains a component of the hnpact Analysis. 5. The location of the internal trail system should be addressed further to ensure it provides connectivity with adjacent land uses and historical elements, and at a minimum to the previously proffered trail systenn that is part of Snowden Bridge Boulevard. The GDP could be used to a greater extent to identify this. The connectivity of the trail system goes beyond that of just this project. 6. The proffered buffering and landscaping should propose buffering and landscaping that would exceed the nnininnunn expectation of the Ordinance. In addition, given the historical character of the surrounding land uses, there is an expectation of a more significant effort with regards to buffering and landscaping. This is a clear expectation of the Comprehensive Plan. As an example, the adjacent project provided a more significant buffer to similar sensitive land uses utilizing a minimum 100 foot standard, 7. This application's effort to address the fire and rescue community facility impacts is recognized. It is the County's policy when accepting monetary contributions to address fire and rescue impacts that the language of the proffer should read "monetary contribution to Frederick County for fire and rescue purposes". Recent rezonings have proffered a monetary contribution in excess of the $0.05 per square foot of structural development proffered in this application. It may be simpler to provide a comparable lump suns monetary contribution at the outset of the project to assist in the planned development of capital facilities that would be necessary to support the growth in this area of the County. A new facility in the Clearbrook area is a top priority of the CIP. 8. It would appear to be necessary for the proffer statement to provide some guidance as to the phases of site development and constructability of the site to ensure that any potential impacts to adjacent properties and historical resources are mitigated or more importantly avoided. Graystone Cahoralion Office and Inchislrial Park Rezoning Comments October 2, 2009 Page 5 Other Green Infrastructure This property contains areas of Green Infrastructure elements and features including; areas of wetlands, areas of karst topography, and Developmentally Sensitive Areas. Such features could be incorporated into the project to a greater extent than is presently provided, in particular at the properties perimeter. Low Impact Design methods could be implemented throu'(,hout the development of this site as could the use of LEED (or equivalent) land development and building design standards. Historic Resources and Developmentally Sensitive Areas It is recommended that additional commitments are evaluated and made to adequately address the potential Impacts oil the historic and IlatUral resources, both on the site and adjacent to the site. This could be done in coordination with adjacent stakeholders. Collaboration, now or in the fixture, with adjacent historical stakeholders would appear to be appropriate and beneficial to the project. The I-IRAB would be an important resource to help facilitate this collaboration. It is suggested that the Applicant is proactive in this regard. The potential exists to further promote the use of the existing adjacent roads for historical recreational open space corridors as previously recognized. As part of this effort, it is suggested that the buffers adjacent to Battlefield preservation properties, easements, and historical corridors should be tailored, potentially in conjunction with historical stakeholders and the Virginia Department of Forestry. As an example, the adjacent development proposed creating naturally vegetated or natively planted buffer areas, even proposing re -vegetation at a specific rate of trees per acre. Such an approach would appear to be effective with this project. Construction and site development The potential exists for the site development and construction of the project to be impactful to the Surrounding co111illUlllty and land uses. The Applicant should be proactive ill ensuring that all), poteItial impacts to adjacent properties and historical resources are mitigated or more importantly avoided. Efforts to achieve this in the planning stages are appropriate given the scale and location of this project. In conclusion, please ensure that the above comments, and those offered by the reviewing agency are given due consideration. MTR/blid P October 21, 2009 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester VA 22602 • COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 RF: Application Requesting a Rezoning of 271.39+ Acres from RA to M1 (Light Industrial) for the Graystone Corporation Office and Industrial Park Property Identification Numbers (PINS): 43-A-1.58, 44-A-25, 44-A-26 Current Zoning District: RA (Rural Area) Dear Mr. Wyatt: The Frederick County Historic Resources Advisory Board (I-IRAB) considered the above referenced rezoning proposal during their meeting on October 20, 2009. The I-IRAB reviewed information associated with the 1992 National Park Service Study of Civil War Sites in the Shenandoah Valley, the Frederick County Rural Landmarks Survey Report, the Virginia Department of Historic Resources, as well as information provided and presented by you on behalf of Greenway Engineering. The proposal seeks to rezone three parcels of land that total 271.39 acres from RA (Rural Areas) District to the M1 (Light Industrial) District for office and manufacturing land uses. The site is located near the Interstate 81 Exit 317 interchange and Martinsburg Pike (Route 11), and is bound by Redbud Road (Route 661), Milburn Road (Route 662), McCann's Road (Route 838) and the CSX Railroad, in the Stonewall Magisterial District. Historic Resources Advisory Board Concerns The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, identifies a portion of the Graystone rezoning site as being within the Second Winchester Study Area and a large portion of parcel 44-A-25 is within the Core Battlefield. This core area is part of Stephenson's Depot (Second Winchester — Phase 9). The core area of the Second Winchester Battlefield (Stephenson's Depot) on this site is shown as having retained much of its historic integrity according the Study of Civil War Sites in the Shenandoah Valley. Portions of the site are also within the study area of the Third Battle of Winchester (Opequon) and adjacent to its core. Portions of this site are designated as Developmentally Sensitive Area in the Northeast Land Use Plan of the Frederick County Comprehensive Policy Plan. 107 North Kent Street, Suite 202 , Winchester, Virginia 22601-5000 s Mr. Evan Wyatt Re: Rezoning of 271.39± Acres from RA to M1 Graystone Corporation Office and Industrial Park October 21, 2009 Page 2 The Rural Landmarks Survey Report for Frederick County, Virginia, identifies seven structures/sites within the immediate area of the subject site; one structure was located on -site. The sites that are listed in the survey are: • Carter -Hardesty House (1134-1 12) — was located on site but burned and was demolished Y Byers House (#34-1124) i Godfries-Semples House (#34-135) • I-Iehn-McCann Property (1134-703) • Rutherford's Farm (934-727) — site consists of historical markers and foundations McCann, Thomas House (#34-729) • Milburn Chapel & Cemetery (1134-950) After reviewing this information and the applicant's materials and proposals, the Historic Resource Advisory Board (HRAB) recommended that the Graystone Corporation Rezoning Application addresses the following: o A Phase I Archeological Survey should be done on the property in an effort to identify any archeological resources present on the property. If warranted, further survey work should be completed. It was recognized that this property is uniquely located with regards to a variety of significant historical resources, warranting particular effort to ensure any resources are appropriately addressed. o The proposed intensification of the project in terms of the request to increase the FAR to 2.0, to increase the height of Office Buildings to 90 feet, and to increase the height of parking structures to 70 feet is undesirable as this would increase the potential impact on the adjacent historic resources. In addition, current height exceptions that are allowed in the M1 district which exceed the height standard for the district should be avoided. The Applicant should evaluate if further restrictions to the standards of the M1 District may be warranted. o The Applicant should evaluate if any of the more intensive uses permitted in the Ml District could be proffered out in an effort to minimize the potential impact on the surrounding historical land uses. The more intensive industrial uses should not be located on the portion of the property which is north of future Route 37, as this area contains a far greater area of core battlefield. o Parking lots and other similar site development features should be located to the interior of the development in an effort to minimize the potential impact on the surrounding historical land uses. Mr. Evan Wyatt Re: Rezoning of 271.39+ Acres from RA to M1 Graystone Corporation Office and Industrial Park October 21, 2009 Page 3 o Buffers and screening should be placed on the property being developed adjacent to all historical properties to mitigate the potential impact on the adjacent historical properties and rural historical corridors. Additional buffering on adjacent historical properties is encouraged with the cooperation of those property owners. When buffers arc proposed, or required by Ordinance, the buffers should be ei-lianced and should utilize existing vegetation and promote natural re - vegetation as opposed to utilizing the standard berming and screening required by Ordinance. Please contact me with any questions concerning these comments from the I-IRAB. Sincerely, Mike Ruddy, AICP for Candice Perkins, AICP HRAB Staff MTR/bad cc: Rhoda Kriz, I-IRAB Chair 0 0 . 0 Page 2 of 3 upon Route 37 construction, but is still much preferable to an intersection that does not meet standards near an interchange. This new proposal would place intersections at a spacing from the future interchange that would not meet VDOT standards which are becoming effective in October 2009. At worst, this has potential to jeopardize approval of the future Route 37 interchange with Snowden Bridge Blvd, and at best, this would create a situation where the Route 37 interchange functionality is hindered from its first day of operation due to the existing entrances created by this proposal. Please consider returning to the previous concept of an internal road system. On a final note relevant to this issue, I would point out that many of our discussions in scoping the TIA related to the fact that this is proposed to be a development similar to the Avion Business Park in Chantilly, VA. The Avion Business Park has two exterior connections; one to Route 50 and one to Stonecroft Blvd and is a nearly identical acreage(276 acres) to this proposed development. Proffer D-6 and D-7 Staff is supportive of the proffer to limit access to Milburn Road and Redbud Roads to emergency access only as determined by the County. Staff would recommend extending this designation to McCanns Road as well. This will allow these roads to continue to serve as historic and scenic corridors for automotive and recreational traffic. The applicant may also want to consider significantly buffering these corridors in order to preserve their historic integrity. This should be carefully worded so as not to conflict with the County desire for a public roadway connection between Snowden Bridge Blvd and Redbud Road. 6. Proffer D-8 A public street connection should be implemented between Redbud Road and Snowden Bridge Blvd. The lack of such a connection in this area has caused the County to be unable to move on needed improvements to the 1-81 interchange with Route 11, namely, the relocation of the northbound 1-81 exit ramp to the current Red Bud road location. Additionally, this would allow potential employees from the neighborhoods along Redbud Road to directly access the park instead of forcing them to go all the way around via Old Charlestown Road and Route 11 or future Snowden Bridge. Beyond that issue, staff is supportive of other internal streets in the development being private. Proffer C-7 The trail system proffered should be constructed to the standard 10 foot width and open to the public via a public access easement. In addition to that it should offer connections between Snowden Bridge Blvd and Redbud Road. Further, the trails should be continued along the full frontage of Snowden Bridge and Redbud Road. Finally, the applicant should consider extending the trail across the railroad tracks to meet Route 11. This would provide a continuous trail system between the Snowden Bridge residential development, the Rutherford Shopping Center, and this proposed development, not to mention setting up connections to the nearby battlefield park. This connectivity would aid in taking trips off the roadway and thus reduce this development's transportation impact as well as adding value to the entire community in this area. Unproffered Considerations As noted by VDOT, staff is concerned that no consideration has been given to offsetting impacts to Route 11 at this point. Staff has noted items along Route 11 that you may wish to consider previously but will reiterate them here. a. The county and VDOT have both applied for funds to add additional southbound capacity under 1-81 all the way to Route 11. The applicant may wish to become a partner in this. b. Due to state cutbacks the funds previously available to relocate the 1-81 northbound exit ramp to Route 11 are no longer available. This improvement would greatly improve traffic conditions in this area of Route 11. c. Aid in obtaining right of way across the Snowden Bridge property would be a significant contribution to implementing the County's future road plans. Thanks l 0/6/2009 r-� u r� Mike Ruddy From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] Sent: Tuesday, October 20, 2009 2:42 PM To: Mike Ruddy Subject: FW: Graystone Property - VDOT Comments to 10/09/09 Proffers From: Funkhouser, Rhonda On Behalf Of Ingram, Lloyd Sent: Tuesday, October 20, 2009 2:39 PM To: 'ewyatt@greenwayeng.com'; 'Michael C. Glickman' Cc: John.Bishop; Smith, Matthew, P.E.; Copp, Jerry; Ingram, Lloyd Subject: Graystone Property - VDOT Comments to 10/09/09 Proffers The documentation within the application to rezone this property appears to have significant measurable impact on Routes 11, 37, 661, 662, and 638. These routes are the VDOT roadways which has been considered as the access to the property referenced. VDOT is not satisfied that the transportation proffers offered in the revised Graystone Property Rezoning Application dated October 9, 2009 address transportation concerns associated with this request. This office has reviewed the revised transportation proffers dated October 9, 2009 and offers the following comments: D-3: The applicant did not address VDOT's concern that the timeframe of five years from the date of a rezoning approval for the alignment study, environmental study as well as the full and final design of the roadway plans is not realistic! The applicant did not address the inadequate right-of-way width of 225'. Again I will point out that the Proposed Route 37 will have to cross four roads and a railroad, thus an elevated roadway will be required that will need a footprint of 350' to 400'. The idea that the applicant alone will determine if the timeframe will be extended or identify the location of Route 37 is not acceptable. o VDOT has identified the need of 1000' for the Snowden Bridge interchange, the applicant has offered 800'. o If the additional right-of-way is to be purchased from the applicant, will it be at the pre - development or post development prices? D-4: No additional comments. D-5: All intersections as well as commercial entrances will need to meet all of VDOT's criteria prior to approval. D-6: VDOT is concerned thaks proffer has too many " developeloby others" that are not party to this proffer and therefore it is questionable if it is enforceable. D-7: No comment. D-8: VDOT dose not agree with this proffer. It has determined that access to Route 661 for "Local" traffic is a key requirement to any approval of this rezoning. D-9,10,11,12: No additional comments. It should be noted that there has not been any proffers offered to mitigate the almost 10,000 ADT generated by this site that will have a direct impact on Route 11 as well as the Interstate 81 interchange. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of- way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Lloyd A. Ingrain, Transportation Engineer Virginia Department of Transportation Edinburg Residency — Land Development 14031 Old Valley Pike Edinburg, Virginia 22824 Phone #(540) 984-5611 Fax #(540) 984-5607 ►a John Bishop From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov) on behalf of Ingram, Lloyd [Lloyd.ingram@VDOT.virginia.gov] Sent: Tuesday, October 06, 2009 3:09 PM To: ewyatt@greenwayeng.com; Michael C. Glickman Cc: John Bishop; Smith, Matthew, P.E.; Copp, Jerry Subject: Graystone Property - VDOT Rezoning Comments Attachments: 37typicall.tif The documentation within the application to rezone this property appears to have significant measurable impact on Routes 11, 37, 661, 662, and 638. These routes are the VDOT roadways which has been considered as the access to the property referenced. VDOT is not satisfied that the transportation proffers offered in the Graystone Property Rezoning Application dated September 23, 2009 address transportation concerns associated with this request. Specifically, we have the following concerns: Under transportation proffers, the applicant refers to his proposed 225' right-of-way dedication as similar to the western portion of the Route 37 Bypass. Upon review of the property in question there is no similarity. The property changes as much as 90' in elevation. Route 37 would be required to build up to 4 flyover bridges, including the interchange, in a little over a half of a mile. The only practical way to design the roadway, without feeling like a rollercoaster, is an elevated roadway. Therefore, a right-of-way dedication of 350' to 400' of dedication along the mainline will be required. The diamond interchange right-of-way dedication requirement could be as much as 1,200'. The TIA, after its initial review has been found to need additional information combined with recommendations from VDOT's reviewer. These have been requested from the applicant. The two mitigation items that were visible from the initial review, that are key to traffic movements in the area, are the relocation of the NB I-81 off -ramp to align with the existing NB I-81 on -ramp, combined with providing an access road for local traffic from the Snowden Bridge Boulevard to Redbud Road via the Graystone development. As the applicant has not offered to mitigate his impact of almost 10,000 ADT on Route 11, these may be items that should be considered prior to supporting this rezoning. Only setting aside right-of-way for a future roadway facility in lieu of any mitigation to offset impacts to existing road systems (i.e., Route 11) is not advised, particularly since the construction of Eastern Route 37 (which will aid to disperse the applicants' generated trips), could very well be a generation away from reality. Proffer D-1: In today's economy, additional time will be needed to obtain the funding for the study. We would like to see the proposed five years increased to ten years for both the alignment and preliminary engineering design to identify right-of-way needs for the Route 37 Bypass and full diamond interchange. Proffer D-2: The proposed alignment corridor of only 225' will not contain the proposed Route 37 east. Several key factors seem to have been overlooked when the Developer designated this area: i 1. Due to the relative sp• g between the Shockey interchanfoand the I-81 interchange, it has been recommended that C-D lanes be constructed to facilitate properly designed ramps and weave areas. Please see the 3/24/06 review correspondence of the County's CX — CXL proposals for additional information. 2. In the 2,300 feet of proposed 37 alignment in the Shockey development there are five (5) grade separations/bridges requiring high-fill/additional right-of-way: • Route 662 • Proposed Snowden Bridge Blvd (to include a full interchange) • Proposed secondary between Land Bays A/B and C • Hiatt Run tributary crossing • Crossing over CSX railroad (if double -stacking is a future consideration, CSX will require at least 23' vertical clearance from high rail) Given these unique conditions and topography, we recommend dedicating a 400' corridor minimum for the highway, flaring out to 1,200' total at the interchange. A sample typical section for a C-D highway is attached; note that it does not account for areas of higher fill necessary for longitudinal grade design, super elevation, etc. <<37typical1.tif>> Proffer D-3: Remove the references to SPUI interchange as all types of interchange designs will be considered. The appropriate interchange design, based on cost and constructability, will be determined at the design phase. Proffer D-4: VDOT will not support the use of economic development funds for construction of a roadway that has already been proffered. Proffer D-5: All intersections will be required to meet all of VDOT's criteria, including sight distance, crossover spacing and access management regulations. VDOT will not allow entrances to be located in such a manner as to jeopardize the future Route 37 Interchange. Site entrance/intersection design and location will be reviewed at the time of site plan submittal prior to location approval. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of- way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Lloyd A. Ingram, Transportation Engineer Virginia Department of Transportation Edinburg Residency — Land Development 14031 Old Valley Pike Edinburg, Virginia 22824 2 Graystone Corporation - Tr—l'sportation Proffers Page 1 of 2 Evan Wyatt From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd. Ingram @ VDOT.virginia.gov] Sent: Friday, September 25, 2009 9:05 AM To: Evan Wyatt Cc: John.Bishop; Copp, Jerry; Ingram, Lloyd; Smith, Matthew, P.E.; Jackson, Terry, PE LS; Alexander, Scott Subject: Graystone Corporation - Transportation Proffers The following are expedited preliminary VDOT comments to the Graystone Corporation transportation proffers revised September 23, 2009 without a finalized TIA review. Additional comments will follow once corrections to the TIA have been completed and reviewed. This development has significant traffic impacts to Route 1 1 and the I-81 Interchange. We believe the applicant should provide appropriate resources to mitigate these impacts. D. Transportation Enhancements We are agreeable to the 350' Inininlum, however, an additional width may be required after a preliminary engineering study. In today's economy, additional time will be needed to obtain the funding for the study. We would like to see the proposed five years increased to ten years for both the alignment and preliminary engineering design to identify right-of-way needs for the Route 37 Bypass and full diamond interchange. It should be the responsibility of the applicant to coordinate with Frederick County and VDOT to determine final roadway and interchange locations. 2. The 225' of right-of-way offered for dedication is not sufficient to construct the roadway in that type of terrain. Right-of-way needs will be determined upon completion of preliminary engineering as noted in #1 above. All County witright-of-way required should be dedicated to Frederick hout compensation. 3. Remove all reference to "SPUI" as no determination has been made to the type of interchange. We believe the applicant should proffer the necessary right-of-way for a full diamond interchange. 4. As this roadway construction has already proffered in the Snowden Bridge rezoning, I do not see a need for tax payer's money to be spent on constructing any of Snowden Bridge Boulevard! This development is placing close to 8,000 additional trips onto Route 11 and yet there has been no proffers offered to mitigate this significant impact. Proffer #4 indicates Snowden Bridge Boulevard will be developed to four -lanes prior to "the site plan that exceeds 8,000 vpd". We suggest this is clarified to provide cumulative trips and/or traffic count total. 5. While limiting entrance to four commercial intersections is acceptable, it must be remembered all entrances/intersections will need to nlcet VDOT and County requirements for sight distance, crossover spacing, access management requirements as well as interchange restrictions at the time of development. Please call should you have any questions or concerns. Lloyd A. Ingrain, Transportation Engineer Virginia Department of Transportation 10/6/2009 0 0 —% 151 Windy Hill Lune Founded in 1971 WinchesLer, Virginia 22602 Telephone 540-662-4165 Engineers mvi greenw2-9526 Memorandum Surveyors www.greemvayeng.eorn To: Lloyd Ingrain Organization/Company: Virginia Department of'1'r1,111sportation (VD07) From: Michael Glickman, PI?, P'1'OI" Date: October 9, 2009 Response to October 2, 2009 \/DOT comments regarding Project Name/Subject: G,znwolm 01LIce v 111(bunial /)ar , 7ia/Jir. 1/wPac/.S'inrh�, dated Atimist 24, 2009 — Greenway Engineering File Number: 276000 Grccnway l,,nginecring has prepared this mcmoranclum to provide responses to the Virginia Department of'lTransportation (VDO'1) October 2, 2009 and October 6, 2009 comments regarding the Traffic Impact Study (August 24, 2009) and Proffer Statement (September 23, 2009), respectively, for the Rezoning Application associated with the Graystone Corporation Office & Industrial Park to be located along Snowden Bridge Boulevard in Vreclerick County, Virginia. The following provides responses to each of the VDO'1 comments: VDOT "TRAFFIC IMPACT STUDY" COMMENTS — OCl'0131'R 2 2009 VDOT Traffic Impact Study Comment #1: •SI3 and N13 movements at Route 11/Crown Lane were coded as a permissive movement. Given tllc size of this intersection, a "Split" phase and longer yellow time should have been used for safety purposes. GreeriNvay Engineering Response: The study area intersections along Route 11, south of I-81 were op6ruzed to improve capacity and progression throughout the corridor. It is VDOT's prerogative to determine any necessary adjustments to address safety concerns. VDOT Traffic Impact Study Colnlnent #2: •Synchro shows three li13 through lanes between Market St and \lerchant St along Route 1 1 which is not consistent with aerial photos. Also, the lane configurations at the Route I I/Nisi-chant St. intersection are not consistent with aerial photos. Grccnway Engineering Response: "Three (3) castbound lanes are in existence along Routc 11 between Market Street and Merchant Street. It is apparent that the referenced aerial photograph does not include the improvements constructed per the Pubic Improvement Plan (PIP) associated with Rutherford Crossing. Page 1 ol'7 Memorandum To: Lloyd Ingram Page 2 o1' 7 VDOT Traffic Impact Study Comment #3: Given the high traffic volumes on Route 11, a permissive left -turn phase is not rcconlmcnded; please verif), if any left -turn nlovenients operate With "peril" phase currentl},. With this change, many left turnings movements \vill operate at LOS F instead of D or L . For exaniple, the WBL at the 1-81 SB ramp will have LOS F instead of D for 2028 BO P\-I conditions. please revise. Greenway Engineering Response: The study area intersections along the Route 11 corridor, south of 1-81, were optililiied for levels of service, capacity, delay and progression. It is VDO1"'s prerogative to detertnine an), necessary adjustments, which nia)' result in decreased levels of service, capacity, delay and progression, to address perceived safety concerns at the intersections. VDOT Traffic Impact Study Comment #4: The 11"13 right -turn rlloverllcnt at Route 11 /I-81 S13 Ramps was coded as a "Free" Inovcnlcnt. This rllovctllcnt yields to W13L, on -ramp traffic. "Perm" is the correct coding. Making such change will yield nominal changes. GreciiNvay Engineering Response: Greenwa), Hngineering acknowledges this discrepancy and concurs with \/DO1''s assessment that revising the analyses would have a nlillinlal impact upon the results docunlented in the August 24, 2009 "Traffic Impact Study. VDOT Traffic Impact Study Comment #5: "1'he Synchro model provided with the TIT coded a 1'wo Wa)' Left 'Turn Lane (TWI_;1'1.) as the median type for Rte. "11 /1 1 1\Ir1 Driveway; S)'nchro assumes a two -car storage for a TWL i'I.. "1'lle TWLTL on Rte. 11 is '12' wide, which is not wide enough to store vehicles within the llledlall area. The Synchro model should be coded using a 12' median width and removal of the TWL;1'L. Doing so would produce LOS P, and reported delay reads `error' for the 2028 scenarios bCCaLlse is exceeds 1-ICM limits. Please revise. Greenway Engineering Response: "1'he Two -Way Left "Turn Lane existing along US Route 11 was installed by VDOT to function as a storage lane for northbound and southbound left -turning vehicles. The 12-foot width is consistent with the industry standard of 10 to 16 feet as per AASI-I"10 gLlldelllles. Grecmva)' 1?nginecring has been unable to locate documentation that negates the algorithms included in the S)'1161-0 software regarding the Two-Wa), Left -Turn Lane input. VDOT Traffic Impact Study Comment #6: 2022 and 2028 scenarios used "perm" phase for the N13L movement at the relocated I -SIN off -ramp. The study assumed double right turn lanes for this nlovcnlcnt, as such a "Prot" phase should be used. making such change will yield nominal changes. Greenway Engineering Response: Greenway' lingincering acknowledges this discrepancy and concurs with VDO'rs assessment that revising the analyses would have a n11111n1al Impact upon the results docuincilt'ed ill the August 24, 2009 Traffic Impact Stud),. • Memorandum To: Lloyd Ingram Page 3 of' 7 VDOT Traffic Impact Study Comment #7: 17or the 2028 130 with Route 37 scenario, the distance between Site F,ntrance #3 and the SPUI interchange is less than 660 fit. Also, Site I?ntratice #2 is assumed as a signalized intersection, the distance between Site Access #2 and the SPUI interchange ramps is less than 1,320 ft. "Those lengths do not meet access management requirements. Greenway Engineering Response: The SPUI was provided in the Traffic Impact Study and the associated Synchro software for illustrative purposes only. 1\11 access points will be designed to meet the. VDOT spacing requirements, subject to approval as per the mandatory Site Plan review process, outlined in the VDOT Road Design Manual. VDOT Traffic Impact Study Comment #8: For the 2028 BO with Route 37 scenario, the TIA assumed all traffic using the SPUI interchange are site -generated traffic, which is not realistic and does not represent the worst -case scenario. l,or this reason, Planning strongly advises that adequate right-of-way be dedicated to accommodate a traditional diamond interchange. Greenway Engineering Response: Per AASITFO's Geowelfie Design 0/ I'j�%Iwgju and S/1'L'Cls (T'lie "Green" Book), the Single Point Urban Interchange (SPUI) has a greater capacity than conventional diamond interchanges. Accordingly, the worst -case design was assumed in the 'Traffic Impact Study. Greemvay 13ngineering's revised Proffer Statement, elated September 23, 2009, does, however, include language to allow for a traditional diamond interchange at the planned junction of Route 37/Snowden Bridge Boulevard. VDOT Traffic Impact Study Con -in -lent #9: Referencing figure 25, all right -turn movements at the SPUI interchange are assumed as a "I"ree" inovenlcrtt. The RT on -ramp nlovetnent will yield to LT on -ramp nlovetnent There are two 13B lanes between Route 37NB off -ramp and Site ;Access #4 and two ]3B lanes between SPUI intersection and N13 off -ramp intersection. Three IsB lanes arc needed bet-ween Route 37NB off -ramp and Site Access #4 to acconlnloclate the "Free" R'1' movement from Route 37NB off -ramp. Greenway Engineering Response: The SPUI was provided in the 'Traffic Impact Study and the associated S}'nchro software for illustrative purposes only. Greenway 1'Aigineering recognizes that further evaluation will be required to determine the appropriate configuration for the planned junction of ROutc 37/Snowden Bridge Boulevard. VDOT Traffic Impact Study Conlnlent #10: Site Access #3 for 2028 BO with Route 37 downstream. Synchro inputs show tiv0 W13 through lanes at scenario, but there is only one receiving lane Greenway Engineering Response: All access points are subject to future VDOT approval as per the required Site Plan review process. r-I L • Memorandum To: Lloyd Ingram Page4of7 VDOT Traffic Impact Study Conlnient #11: The study slid not reconlnlend any improvements on Route 11 except "Regional inlproverllents". Please elaborate what the "Regional Improvements" are. Setting aside right-of-way for a future roadway facility in IICU any mitigation to offset impacts to existing road systems is not advised. Grcenway Engineering Response: Per the request of Jerry Copp (VDO'1' — 1?cl11lburg Residency), Grcenway U.ngineering has submitted to VDOT/Frederick County an Addendum, dated September 29, 2009, that evaluates the "regional inlprovcIII ell t„ referenced in the August 24, 2009 'Traffic Impact Study. The adequacy of the proposed mitigation mcaslll'CS is beyond the scope of this 'Traffic ]nlpact Study. I,Ile Owners of the Graystone Office and Industrial Park Propert}, have been working with representatives of Frederick County to establish cquitablc proffers relating to the transportation implications of the Site. VDOT Traffic Impact Study Con -in -lent #12: Referencing 'fable 10 on Page 45, the queues from 2028 130 traffic will result in mane nlovelllents having much longer queues cot pared to the queues front 2028 13K scenarios. Also, sonic queue lengths are longer than the link lengths. Please explain why no improvements were rccolnnlendcd along Route 1 I. Grcenway Engineering Response: The adequacy of proposed mitigation measures is beyond the scope of this 'Traffic Impact Study. The Owners of the Graystone Office and Industrial Park Property have been working with representatives of Frederick County to establish equitable proffers relating to the transportation implications of the Site. VDOT Traffic Impact Study Con-inlent #13: It should be noted that ANY tape of interchange could reduce site -generated trips on Route 1 1 and improve LOS. Grcenway Engineering Response: Grcenway F'ngincering acknowledges that the future junction of Route 37/Sno\vden Bridge Boulevard would improve future background (no - build) and build -out traffic conditions throughout the study area evaluated in the 'Traffic Impact Study. VDOT Traffic Impact Study Conuncnt #14: '1'hc turn lanes design along Snowden Bridge Blvd should be based on VDOT Road Design N,lanual, stich analyses were not provided. Grcenway Engineering Response: j\Il access points are subject to future VDOT approval as per the required Site Plan review process. VDOT Traffic Impact Study Con-inient #15: Per Chapter 527 regulations, cost estimates for inlprovcments are to be provided. Greemvay Engineering Response: Per the scoping agreement, the only' improvement assumed in the 'Traffic I1111lact Stucly' was the relocation of Red Bud Road/I-81 NB off - ramp. VDOT/Frederick County has previously dOCUlllcllteCI the costs associated with this Improvelllcllt. Memorandum To: Lloyd Ingram Page 5 of 7 VDOT "PROFFER STATEMENT" COMMENTS — QATI;1) OC 013hjI G, 2009 VDOT Proffer Statement Conlinerit #1: Under (ransportation proffers, the applicant refers to his proposed 225' right-of-way dedication as similar to the western portion of the Route 37 Bypass. Upon review of the property in question there is no similarity. The property changes as much as 90' in elevation. Route 37 would be required to build up to 4 flyover bridges, including the interchange, in a little over a half of a mile. The only practical way to design the roadway, without feeling like a rollercoaster, is an elevated roadway. 'Therefore, a right-of-way dedication of 350' to 400' of dedication along the mainline will be reduirecl. The diamond interchange right-of- way dedication requirement could be as much as 1,200'. Greenway Engineering Response: See Greenway 1ngineering response to VDOT Proffer Statement Conlnlent 146. VDOT Proffer Statement Comment #2: 'I'llc'I'IA, after its initial review has been found to need additional information combined with recommendations from VDOT's reviewer. "These have been requested from the applicant. The two mitigation items that were visible from the initial review, that are key to traffic movements in the area, are the relocation of the NI3 1-81 off -ramp to align with the existing N13 1-81 on -ramp, combined with providing an access road for local traffic from the Snowden Bridge Boulevard to Redbud Road via the Graystonc development. its the applicant has not offered to mitigate his impact of almost 10,000 ADT on Route 11, these may be items that should be considered prior to supporting this rezoning. Greenway Engineering Response: The Owners of the Graystone Office and Industrial Park Property have been working with representatives of l�rederick County to establish equitable proffers relating to the transportation implications of the Site. The Applicant has agreed to a land dedication of approximately 27-acres for Route 37 Vast, which, based upon and NI -I Zoning, would be worth over $2,7000,000. Additionally, according to the l-�rederick County Development Impact N4odcl, this project would generate a 20-year net return of S40,267,000 to the County. The Graystonc Corporation Office and Industrial Park would be a fiscally positive development that will ultimately afford the County the funds to address a myriad of transportation improvements in the area. VDOT Proffer Statement Comment #3: Only setting aside right-of-way for a future roadway facility in lieu of , 11y mitigation to offset impacts to existing road systems (i.e., Route 11) is not uction of lastern Route 37 (which will aid to disperse the advised, particularly since the constr applicants' generated trips), could very well be a generation away from reality. Greemvay Engineering Response: '].'lie Proffer Statement describes the dedication of approximately 27-acres, which, based upon and NI-1 Zoning, would be worth over S2,7000,000. Additionally, according to the Urederick County Development Impact N4odel, tills project would generate a 20-ycar net return of $110,267,000 to the County. 0 Memorandum To: Lloyd Ingram Page 6 of 7 VDOT Proffer Statement Co111111e11t #4: Proffer D-'l: In today's economy, additional tithe will be needed to obtain the funding for the study. We would like to see the proposed five ),cars increased to tell }cars for both the alignment and I)rclinlinary cnginccring design to identify right- of-way needs for the ROutc 37 Bypass and full diamond interchange. Greenway Engineering Response: Per a previous VDOT comment, the 1\1)1-)licant increased the time period from 3-years to 5-years in order to allow for additional tinge to fund the Corridor Study. Given the current economic conditions, it would be detrimental to the Developer and the County to hinder the marketability of the land area for an additional 5-}'car period. VDOT Proffer Statement Coin"Ie11t #5: Proffer D-2: "1'he proposed alignment corridor of only 225' will not contain the proposed Route 37 east. Several key factors seem to have been overlooked when the Developer designated this area: 1. Due to the relative spacing between the Shockcy interchange and the 1-81 interchange, it has been recommended that C-D lanes be constructed to facilitate properly designed ramps and weave areas. Please sec the 3/24/06 review corrcspondence of the County's C1 — CXL proposals for additional information. 2. In the 2,300 feet of proposed 37 alignment in the Shockcy development there are five (5) grade separations/bridges requiring high-fill/additional right-of-way: • Route 662 • Proposed Snowden Bridge Blvd (to include a full interchange) • Proposed secondary bet%veen Land Bays t\/B and C • Hiatt Run tributary crossing • Crossing over CSX railroad (if double -stacking is a future consideration, CSZ will require at least 23' vertical clearance from high rail) Greenway Engineering Response: Sec Greenway Engineering response to VD0T Proffer Statement Comment #6. VDOT Proffer Statement Comment #6: Givetl these unique conditions and topography, we recommend dedicating a 400' corridor minimum for the highway, flaring out to 1,200' total at the interchange. A sample typical section for a C-D highway is attached <<37tyl cal l.tif>>; note that it does not account for areas of higher fill necessary for longitudinal grade design, super elevation, etc. Greenway Engineering Response: Grecnway Engineering has reviewed the typical section provided by VDOT (37typciall.tif) and has concluded that a 400' corridor design vastly exceeds the needs of the facility and would only serve to place a tremendous burden on the County to allocate funding for construction. This design, for example, would require over 600,000 cubic yards of fill on the Graystone Site. Fxisting Route 37 West generally Includes right-of-way widths of 225' with diamond interchange spreads of approximately 800'. • Memorandum To: Lloyd Ingram Page 7 of 7 VDOT Proffer Statelllent Colnillent #7: Proffer D-3: Remove the references to SPUI interchange as all tyl)es of interchange designs will be considered. The al)I)rol)riate interchange design, based on cost and constructability, will be dete,•tllined at the design phase. Greenway Engineering Response: The latest Proffer Statement allows for ul) to 800' of width should a diamond interchange be required. This is consistent with existing diamond interchanges along Route 37 West. VDOT Proffer Statement Comment #8: Proffer D-4: VDOT will not support the use of economic devc1ol)ment funds for construction Of a roadway that has already been proffered. Greenway Engineering Response: Noted VDOT Proffer Statement Coinineilt #9: Proffer D-5: /\11 intersections will be required to meet all of VDOT's criteria, including sight distance, crossover spacing and access nlanagen)ent regulations. MOT will not allow entrances to be located in such a manner as to jeopardize the future Route 37 Interchange. Site entrance/intersection design and location will be reviewed at the tune of site Plan submittal prior to location al)proval. Greenway Engineering Response: Noted VDOT Proffer Statement Comment #10: Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data front the I T I, "lTril) Generation Manual Seventh l dition 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 Llse permit. This I)crmit is issuecl 13y this office and requires an inspection fee and surety bond coverage. Greenway Engineering Response: Noted. 0 0 From: Rod Williams Sent: Friday, January 15, 2010 4:07 PM To: tlawson@lsplc.com Subject: Graystone proffers Ty, Following are my comments on the draft proffers as revised, in particular as revised by the language you delivered to me earlier this week: Proffer D(1) — In the third sentence, for clarity, it would appear that "access to the property to the proposed interchange and Snowden Bridge Boulevard" should be "access to the property via the proposed interchange at Snowden Bridge Boulevard". • Proffer D(2): o The references to "mainline section" of Route 37 appear to exclude any use of the proffered right-of-way for collector/distributor lanes, which exclusion may represent a significant limitation on the value of the proffer. o The condition precedent that an `official decision" on alignment and right-of-way be made by "all governmental authorities" represents a much higher threshold than in the previous version of the proffers and may significantly detract from the change in the study period from five years to eight years. The language contained in the previous version of the proffers — within 90 days from the date of written notice by Frederick County of final engineering design approval" — seems more appropriate. o With respect to the reservation in the last sentence, I would suggest the addition of the following words at the end: "provided that such installation does not impede use of the right-of-way". • Proffer D(3): o The use of the word "direct" in referring to access to the Property could be misinterpreted as requiring direct access between the Property and Route 37, without use of the interchange, and therefore it appears that the word "direct" should be deleted. o In the same sentence, at the end, "access ... through its intersection with Snowden Bridge Boulevard" might better read as "access ... through the Property's frontage with Snowden Bridge Boulevard". 0 u o Again, as with Proffer D(2), the requirement of an "official decision" on alignment and right-of-way being made by "all governmental authorities" is problematic. o Again, as with Proffer D(2), with respect to the reservation in the last sentence, I would suggest the addition of the following words at the end: "provided that such installation does not impede use of the right- of-way". Proffer D(5) — If the westernmost intersection is the one as to which the roundabout/signalization is to take place, the GDP might make specific reference at the notation for that intersection to the roundabout/signalization. Also, the Proffer as currently worded (intersection "could potentially be developed as ...") does not actually state any obligation, if one was intended, to construct a roundabout or install a signal. Finally, the Proffer might better identify specific development levels/events at which time performance of the obligations for each respective intersection accrues. (This comment is a carryover from my previous comments.) Proffer D(13) — I have the same comments here as with Proffers D(2) and D(3) regarding an "official decision" by "all governmental authorities" and regarding adding language about not impeding the right-of-way in the installation of utilities, etc. Also, with respect to the buffer issue, I would note for particular consideration by staff the specific proposal. • Proffer D(14) — As with a prior version of this language, I have some concern about whether a time period should be stated regarding any decision not to construct the indicated road systems. Also, again, the word "mainline" appears to be overly restrictive. we Roderick B. Williams County Attorney County of Frederick, Virginia 107 North Kent Street, 3rd Floor Winchester, Virginia 22601 Telephone: (540) 722-8383 Facsimile: (540) 667-0370 E-mail: rwiIlia (a co.frederick.va.us 0 Mike Ruddy From: Rod Williams Sent: Friday, November 20, 2009 11:25 AM To: tlawson@lsplc.com Cc: Mike Ruddy Subject: Graystone - tentative draft revised Proffer Statement Ty, This is in response to your letter of November 17 and enclosed tentative draft revised Proffer Statement of the same date. I read your statement regarding the Route 37 issues, but do think it best that I reiterate here my comments on the proffers related to Route 37, so that the comments are part of the record of our correspondence. Having said that, my comments are as follows: Proffer C3 — The conditional "if applicable", in particular, the second parenthetical "if applicable" in the last sentence, is either unnecessary or may render the sentence ambiguous. The sentence is already conditioned on the construction of a building on or associated with the subject lot/parcel ("For each lot or parcel associated with the construction of a building, ...") and therefore, a situation in which the provision of a trail facility would not be "applicable" is not apparent. Proffers D2 & D3 — The order of the language in the first sentence of Proffer D2 might read more clearly if as follows: The Applicant hereby proffers to provide for a 225-foot wide right- of-way dedication on the Property for the Route 37 corridor that is consistent with a Route 37 western bypass typical section." Also, with respect to the provision in the last sentence of each Proffer, while it is understood that the Applicant is not undertaking to develop Route 37 on the Property, the Proffers still do not indicate any time by which Route 37 would need to be developed on the Property for the reversion clause not to be triggered. Proffer D5 — If the westernmost intersection is the one as to which the roundabout/signalization is to take place, the GDP might make specific reference at the notation for that intersection to the roundabout/signalization. Also, the Proffer as currently worded (intersection "could potentially be developed as ...") does not actually state any obligation, if one was intended, to construct a roundabout or install a signal. Finally, the Proffer might better identify specific development levels/events at which time performance of the obligations for each respective intersection accrues. I have not reviewed the substance of the Proffers as to whether the Proffers are suitable and appropriate for this specific development, as it is my understanding that that review will be done by staff and the Planning Commission. Roderick B. Williams County Attorney County of Frederick, Virginia 107 North Kent Street, 3rd Floor Winchester, Virginia 22601 Telephone: (540) 722-8383 Facsimile: (540) 667-0370 • • MEMORANDUM TO: Michael T. Ruddy, AICP Deputy Director of Planning FROM: Roderick B. Williams County Attorney DATE: October 16, 2009 COUNTY OF FREDERICK Roderick B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-mail: rwillia@co. frederick.va.us RE: Graystone Corporation Office and Industrial Park — Proffer Statement dated October 9, 2009 I received from you, on October 14, the above -referenced proffer statement (the "Proffer Statement") for the proposed rezoning of 271.39± acres, Parcel Identification Numbers 43-A- 158, 44-A-25 & 44-A-26 (collectively, the "Property"), in the Stonewall Magisterial District, from the RA (Rural Areas) District to the M1 (Light Industrial) District. I have now reviewed the Proffer Statement and it is my opinion that the Proffer Statement would be in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer statement. subject to the following comments: 1. Proffer B 1 — The Proffer attempts to limit the restrictions of the Zoning Ordinance with respect to the Property. The Proffer attempts to do so in two ways. First, the Proffer seeks to change the provisions of the Zoning Ordinance regarding the Ordinance's interpretation. Sections 165-101.06 (formerly 165-4) and 165-601.01 (formerly the introductory paragraph of 165-82) have delegated authority for interpretation of the Ordinance to the Zoning Administrator. The Proffer would change a generally applicable provision of the Ordinance, other than one specific to the particular zoning district, so that a different rule would apply to the Property; hence, the Board would interpret uses for the Property, but the Zoning Administrator would interpret uses for properties in the rest of the County. Second, with the exception of Research and Development Offices (current M 1 zoning allows "Engineering, accounting, research, management and related services"), the designated uses (or at least substantially similar uses) are explicitly permitted only in other 107 North Kent Street • Winchester, Virginia 22601 Michael T. Ruddy, AICP • October 16, 2009 Page 2 zoning districts — certain financial institutions in B 1 and B2 and certain medical offices in B 1, without similar terms being included in what is permitted in MI. The enabling legislation for the County's conditional zoning, Va. Code § 15.2-2298, in fact only uses the term "conditional zoning" in the context of a reference to the alternative provisions of Va. Code § 15.2-2203. Instead, § 15.2-2298 enables eligible localities thereunder to "provide for the voluntary proffering ... of reasonable conditions ... in addition to the regulations provided for the zoning district or zone by the ordinance" (emphasis added). This conclusion is consistent with the stated purpose of conditional zoning to allow a zoning reclassification "subject to certain conditions proffered by the zoning applicant for the protection of the community that are not generally applicable to land similarly zoned". See Va. Code § 15.2-2296 (emphasis added); see also Clark v. Town of Middleburg, 26 Va. Cir. 472 (1990) (proffers cannot be construed to provide a variance from or to exceed the allowances of a zoning ordinance). 2. Proffers CI-C3 —As with Proffer B1, these Proffers attempt to allow uses/aspects that are more intensive than the requested zoning classification otherwise allows and the same comments therefore apply. 3. Proffer C4 — Because other items in the Proffer Statement request uses and aspects not otherwise permitted in the M 1 District, this Proffer might better contain a provision clarifying that the ARB is not to be delegated any authority to approve aspects that are not otherwise allowed in the M 1 District, in particular with respect to the size and number of signs. 4. Proffer C6 — This Proffer does not define the timing of the obligation, such as completion prior to issuance of certificate of occupancy, for the trails within each respective lot(s) serving a structure sought to be occupied. 5. Proffers C7 & C8 — I note that, to the extent that 165-203.02(D)(4) now requires Category C buffers for M1-zoned property adjacent to RA -zoned property that is primarily in residential use, and RP- and R4-zoned property, the reference in these Proffers to on -site buffers only on the northern boundary cannot override any buffer requirements for the other boundaries. 6. Proffers D2 & D3 — The order of the language in the first sentence of Proffer D2 might read more clearly if as follows: "The Applicant hereby proffers to provide for a 225- foot wide right-of-way dedication on the Property for the Route 37 corridor that is consistent with a Route 37 western bypass typical section." Also, with respect to the provision in the last sentence of each Proffer, while it is understood that the Applicant is not undertaking to develo) Route 37 on the Property, the Proffers still do not indicate any time by which Route 37 would need to be developed on the Property for the reversion clause not to be triggered. 2 Michael T. Ruddy, AICI' October 16, 2009 Page 3 7. Proffer D4 — The last sentence might read more clearly, in the context of the entire Proffer, with "In addition," added to its beginning and the following language added to its end: ", if such volume condition occurs sooner than the proffer otherwise requires". 8. Proffer D5 — If the westernmost intersection is the one as to which the roundabout/signalization is to take place, the GDP might make specific reference at the notation for that intersection to the roundabout/signalization. Also, the Proffer as currently worded (intersection "could potentially be developed as ...") does not actually state any obligation, if one was intended, to construct a roundabout or install a signal. Finally, the Proffer might better identify specific development levels/events at which time performance of the obligations for each respective intersection accrues. 9. Proffer D 12 —The last sentence, while it does contain the condition that it does not bind any future legislative act, is still overbroad in that a proffer cannot bind the County to perform any act, legislative or otherwise. I have not reviewed the substance of the Proffers as to whether the Proffers are suitable and appropriate for this specific development, as it is my understanding that that review will be done by staff and the Planning Commission. cc: Ty Lawson, Esq., Counsel for Applicant 3 i 1 0 i GREENWAY ENGINEERING, INC. 151 windy I fill lane Winchester, Virginia 22602 I Founded in 1971 October 9, 2009 Frederick County Planning Department Attn: Mike Ruddy, Deputy Director 107 North Kent Street Winchester, VA 22601 RE: Graystone Corporation Rezoning Application - Review Agency Comment Response Letter Dear Mike: The purpose of this letter is to provide the Planning Commission and Board of Supervisors with a comprclicnsive response to the various review agency comments received for the Graystone Corporation Rezoning Application. The following information provides a summary Of the agency comments and the Applicant's response to address these matters. Frederick County Fire and Rescue Department (September 14, 2009 Comment) Comment: Approval for the rezoning Is contingent LI1)011 a second means Of emergency access to the property once construction has Occurred. Access from Milburn Road and Redbud Road is preferred. Response: Section D(6) and Section D(7) of the Proffer Statement prohibit direct commercial access to Milburn Road and Redbud Road; however, provisions for emergency access provisions are provided along these road segments if' desired by the County. Frederick County Attorney (September 16, 2009 Comment) Comment #I. Graystone needs to come Into compliance with applicable law in West Virginia before proceeding with the requested rezoning. Response: The property owner has obtained a Certificate of Good Standing for Graystone Corporation from the state of West Virginia, which is included as information in the rezoning application package. 1:nginccrs Surveyors Planners Iinvironmenial Scientists Telephone 5,10-662-4185 FAX 540-722-9528 Project 2760GC www.greel1wayeng.Com Agency Comment Response Wicr 0 • Comment #2: Proffer A(2) should be clarified to make reference to the proffered GDP. Response: Proffer A(2) has been revised to reflect this comment. Comment #3: The County Attorney is unable to conclude that the County may, by adoption of a conditional rezoning, make use allowances greater than otherwise allowed in the proposed zoning district. A text amendment may be the appropriate mechanism to address the request. Response: The Code of Virginia § 15.2-2201 defines Conditional Zoning as the classifying of land within a locality into areas and districts by legislative action, the allowing of reasonable conditions governing the use of such property, such conditions being in addition to, or modification of the regulations provided for a particular zoning district or zone by the overall zoning ordinance. Additionally, The Code of Virginia § 15.2-2296 states that more flexible and adaptable zoning methods are needed to permit differing land uses and the same time to recognize effects of change. It is the purpose of this section to provide a more flexible and adaptable zoning method to cope with situations found in such zones through conditional zoning, whereby a zoning reclassification may be allowed subject to certain conditions proffered by the zoning applicant for the protection of the community that are not generally applicable to land similarly zoned. Nothing in these sections prohibits a locality from adopting proffered conditions with allowances greater than otherwise allowed in the proposed zoning district. It should be noted that the Applicant participated in the suggested ordinance amendment process; however, this was ineffective in that desired food manufacturing land uses were not supported by the committee studying this matter. Therefore, the Applicant has modified the rezoning application to seek M1, Light Industrial zoning and has incorporated minor land use and height allowances in the proffer statement to be consistent with land uses and structural heights already provided for in other zoning districts in the County. Comment #4: The proffer does not set out standards for the determination of whether additional uses are "similar to the permitted land uses described in this section"; therefore, this could potentially result in a highly intensive use of the Property. Response: Section B(2) of the Proffer Statement has been revised to eliminate this language. Comment #5: Similar to Comment #3, uses that are more intensive than the requested zoning classification should not be addressed through conditional zoning, but rather through one or more text amendments. Response: Same comment response as specified In Comment #3 above. Project 2760GC 2 Agency Comment Response Letter 0 • Comment #6: This proffer might better contain a provision clarifying that the requirements of the zoning ordinance will apply regardless of actions taken by the proffered ARB. Response: Section C(4) of the proffer statement provides for an ARB to approve exterior design treatments and monument signs within the project. The Zoning Ordinance does not regulate design, nor should it; therefore, this section is appropriate as written. Continent #7: The proffer does not define the size of outdoor green/plaza areas or the timing of the obligation. Response: It is envisioned that individual sites will define the size and type (green area or plaza area) of outdoor spaces for their employees or visitors to the specific site. The Ml, Light Industrial District requires a minimum of 25% of the specific site to be in green area; therefore, there will be adequate room to determine these areas and types of areas based on the needs and desires of the individual land uses. Comment #8: The proffer does not define the timing for the obligation of the internal trail system. Response: It is envisioned that internal trail systems will be developed as site plans are developed. It is difficult to determine the location of trails at this time as land areas needed for sites are not known and users are not known. A site that is developed by a secure or semi -secure land use will not allow for trail connectivity to outsiders and manufacturing users will not want trail connectivity in certain portions of their site; therefore, this standard is best suited at the individual site plan design stage. Continent #9: Category C Buffers are required adjacent to RA -zoned property that is primarily in residential use. The proffers cannot override such requirements. Response: The proposed buffer- along the northern property line adjacent to McCann's Road is not required as the rural area land adjacent to it is not residential. However, Section C(7) of the proffer statement has been revised to increase the buffer distance from 50 feet to 100 feet to be consistent with the Category C Buffer that will be required along other portions of the project site. Comment #10: The proffer does not indicate any time by which Route 37 would need to be developed on the Property. Response: Section D(6) of the proffer statement identifies that Route 37 is to be developed by others; therefore, the timing for this improvement is not needed in the proffer statement as this will not be a requirement of the Applicant. Comment #11: In Section D(4), replace the word developed with the word constructed. Response: Section D(4) of the proffer statement has been revised to reflect this comment. Project 2760GC 3 Agency Comment Response Letter 0 • Comment #12: The GDP erroneously refers to Section C(5) instead of Section D(5) and does not provide a time frame for performance of the obligation. Response: The GDP has been revised to refer to Section D(5) of the proffer statement for the western -most full commercial intersection. The timing of this improvement will occur when land use development occurs in the northern or southern MI District land bay that will utilize the full commercial intersection for access to Snowden Bridge Boulevard. Comment #13: In Section E(I) the proffer should state if the funds are limited to fire and rescue purposes. Response: Section E(I) of the proffer statement has been revised to reflect this comment. Frederick County Building, Official (September 17, 2009 Comincnt) Continent: No comments are required for the rezoning; however, comments will be required during the site plan process. Response: All site plans will be submitted to the Department of Inspections for review and approval. Winchester- Regional Airport (September 18, 2009 Comment) Comment: The Winchester Regional Airport requests that the property owner is advised that if structures penetrate into airport airspace that the owner will be required to install FAA approved obstruction lights to address safety concerns. Response: The owner has been advised of the Winchester Regional Airport comment and is aware of the potential obstruction lighting requirement. The owner's property is located within the 5-mile radius of the airport runway; therefore, site plans will be required to be submitted for review and approval by the airport prior to the issuance of building permits. Based on site topography conditions, it appears that 90-foot structures situated on the highest locations of the project site would still be 75 feet below the airport airspace in this area of the County. Frederick County Sanitation Authority (September 22, 2009 Comment) Comment: FCSA has reviewed the sewer and water systems and has determined that there should be adequate capacities for transmission and treatment, as well as sufficient pressures and supply. Project 2760GC 4 Agency Comment Response Leiter 0 • Response: Agreed. Frederick County Tranwortation Planner (September 25, 2009 Comment Continent #1: Staff believes that the identified Route 37 Corridor should be fully dedicated. Staff believes that the proffered dedication area that is similar to Route 37 West is not a good approach since VDOT and County study of this area has determined that this will need CD lanes. Staff believes that the study term should be extended and additional right-of-way dedicated. Dedication should be within 90 days as opposed to six months. Response: The Applicants have proffered to dedicate a 225-foot wide mainline corridor and an interchange area that would allow for a diamond interchange that is 800 feet between ramps. This right-of-way width is consistent with the corridor width that was required to construct Route 37 West. The right-of-way dedication described totals approximately 27.39 acres, which represents 10% of the total land area in this project. The Applicants believe that this is a significant and appropriate proffer for Route 37. The proffer has been revised to provide for the right-of-way dedication within 90 days of written request fi-om the County. Continent #2: Staff would like to see the proffer provide on option for a diamond interchange as well as the SPUI. Dedication of the interchange area should be within 90 days as opposed to six months. Response: Section D(3) of the proffer statement has been revised to provide an option for right-of-way dedication for an 800-foot diamond interchange, and maintains the option for a single point urban interchange (SPUI). This section has also been revised to provide for the right-of-way dedication within 90 days of written request by the County. Comment #3a: The portion of Snowden Bridge Boulevard through the project site has also been proffered by the Snowden Bridge Subdivision, The 8,000 vehicle per day trip trigger to four -lane Snowden Bridge Boulevard should be worded so it includes the TIA trip generation count at site plan and takes into account any actual trips that may have developed should the Snowden Bridge Subdivision tie in sooner that expected. Response: Section D(4) of the proffer statement has been revised to require the four -lane construction of Snowden Bridge Boulevard when the total trip volume exceeds 8,000 VPD on the property. This accounts for the potential tie in to the Snowden Bridge Subdivision. Comment #3b: Staff cannot recommend that the Board of Supervisors obligate themselves or a future Board in accepting a proffer that requires them to endorse an economic development access or rail access funding application. Project 2760GC 5 Agency Comment Response Letter Response: This language was eliminated from the previous proffer statement and new language has been incorporated in Section D(12) of the proffer statement, which identifies the Applicants' desire to apply for various funding sources that will assist in the economic development potential for the benefit of the property owner and the County. This new language shows intent; however, it clearly states that this is not binding any future legislative act by the County. Comment #4: Proposing 4 intersections is inappropriate in the vicinity Of the planned interchange. Staff would prefer to see one major intersection with the rest of the property being accessed via internal road systems. Discussion has Occurred regarding serving the northeast portion Of the property under Route 37, which would need to be bridged upon the Construction of Route 37. The current proposal would not meet VDOT spacing standards from the future Interchange, which would hinder the Operation Of the future Route 37 interchange. Response: Section D(5) of the proffer statement reduces the number Of full commercial intersections On the property from four to three. Section D(6) of the proffer statement agrees to the elimination Of the eastern -most full commercial intersection if necessary when Route 37 is developed and allows for the relocation of street access to the northern land plan at a new full commercial intersection On Snowden Bridge Boulevard that will be located east of Milburn Road. Comment #5: Staff is supportive Of the proffer to limit access to Redbud Road and Milburn Road to emergency access only, and would recommend extending this designation to McCann's Road as well. The applicant may also want to consider significantly buffering these corridors in order to preserve their historic integrity; however, this should be carefully worded to not conflict with the County desire to establish a public roadway connection between Snowden Bridge Boulevard and Redbud Road. Response: Section D(9) of the proffer statement prohibits commercial access and emergency access along McCann's Road to preserve the integrity of the proffered buffer area along the northern property line. Comment #6: A public street connection should be implemented between Redbud Road and Snowden Bridge Boulevard. The lack Of Such a Connection In this area has caused the County to be unable to move On the relocation of the I-81 northbound off -ramp to the current Redbud Road location. Response: The MBC, L.C. parcel has been eliminated from the rezoning application; therefore, the remaining frontage is not Conducive to access due to poor site distance. The County has an Opportunity to work with the Omps property to tine northwest Of this site to relocate Redbud Road. Comment #7: The proffered trail system should be Constructed to the standard 10-foot width and Open to the public via a public access easement. This trail system should offer Project 2760GC 6 Agency Comment Response Letter 9 • connections between Snowden Bridge Boulevard and Redbud Road and should be continued along the full frontage of Snowden Bridge and Redbud Road. Finally, the applicant should consider extending the trail across the railroad tracks to meet Route 11, which would provide a continuous trail system between Snowden Bridge and Rutherford Crossing. Response: The proffered internal trail system has been widened to eight feet, which meets ADA requirements per discussions with VDOT. It is envisioned that internal trail systems will be developed as site plans are developed. It is difficult to determine the location of trails at this time as land areas needed for sites are not known and users are not known. A site that is developed by a secure or semi -secure land use will not allow for trail connectivity to outsiders and manufacturing users will not want trail connectivity in certain portions of their site; therefore, this standard is best suited at the individual site plan design stage. The approved public improvement plan for Snowden Bridge between Route 11 and crossing the CSX railroad into the project site does not include a trail system; however, it does provide for six-foot wide sidewalks along both sides of the road including the crossing of the CSX railroad. Therefore, pedestrian access from the property to Rutherford Crossing can occur. Comment #8: Staff is concerned that no consideration has been given to offsetting impacts to Route 11. Items for consideration include funds towards an additional southbound travel lane on Route 11, funds towards the relocation of the 1-81 northbound off -ramp to Redbud Road, or right-of-way across the Snowden Bridge property for Route 37. Response: The Applicants' proffer statement provides right-of-way dedication that is valued at more than $2.7M based on an M1 District land value of $100,000 per acre. This is a significant cost savings to facilitate the construction of Route 37. Once Route 37 is developed, a significant amount of traffic will access this system, which will further reduce impacts to Route 11 from this project site. The Applicants have been advised that funding for the relocation of the I-81 northbound off -ramp has been taken from the County and is being used elsewhere in the state; therefore, participation in funding for this improvement is not appropriate as there are no other financial commitments for this project. This rezoning application does not discuss future Route 37 right-of-way matters associated with the Snowden Bridge property, nor do the Applicants intend to do so. Virginia Department of Transportation (September 25, 2009 Comment) Comment #1: The Applicant should provide a Il11mmUrn 350-foot right-of-way dedication for Route 37. VDOT would like to see the five-year condition for completion of the engineering design extended to 10 years. It should be the responsibility of the Applicant to coordinate with Frederick County and VDOT to determine final roadway and interchange locations. Project 2760GC 7 Agency Comment Response Letter 0 • Response: The Applicants have proffered to dedicate a 225-foot wide mainline corridor and an interchange area that would allow for a diamond interchange that is 800 feet between ramps. This right-of-way width is consistent with the corridor width that was required to construct Route 37 West. The right-of-way dedication described totals approximately 27.39 acres, which represents 10% of the total land area in this project. The Applicants believe that this is a significant and appropriate proffer for Route 37. The proffer has been revised to provide for the right-of-way dedication within 90 days of written request from the County. Section D(2) of the proffer statement has a provision that allows the Applicant to extend the time line for VDOT to complete final engineering design, which will more than likely be the case unless there is a need to develop land bays within the area of the corridor. Continent #2: The 225-foot right-of-way dedication is not sufficient to construct the roadway in that type of terrain. All right-of-way required should be dedicated to Frederick County without compensation. Response: The property does not contain any area that is defined as steep slope; nor is the terrain mountainous. Comment #3: Remove all references to SPUI as no determination has been made to the type of interchange. VDOT believes that the Applicant should proffer the necessary right-of-way for a full diamond interchange. Response: Section D(3) of the proffer statement has been revised to provide an option for right-of-way dedication for an 800-foot diamond interchange, and maintains the option for a single point urban interchange (SPUI). Comment #4: The roadway Construction has already been proffered by the Snowden Bridge project; therefore, taxpayer money (economic access funds) should not be used for Construction. The four -lane construction of Snowden Bridge Boulevard should be based on 8,000 cumulative vehicle trips and not solely by trips from site plans within the project. Response: The County should support any funding mechanism that will expedite economic development activity to generate much needed revenue for the community. The tax —payer money is available throughout the state; therefore, it should be utilized in our community if possible before another community takes advantage of these funds. The proffer for Snowden Bridge to construct this section of road to Route 11 is very far in the future and will most likely not occur in the next 10 years due to the projected housing market development in this region. Section D(4) of the proffer statement has been revised to require the four -lane construction of Snowden Bridge Boulevard when the total trip volume exceeds 8,000 VPD on the property. This accounts for the potential tie in to the Snowden Bridge Subdivision. Project 2760GC 8 Agency Comment Response Letter • • 0 Comment #5: While limiting entrances to four commercial intersections is acceptable, it must be remembered that all entrances and intersections will need to meet VDOT and County requirements for sight distance, spacing, access management and interchange restrictions at the time of development. Response: The Applicants understand this requirement. Note: VDOT smbmitled additional comments dated October 2, 2009 and October- 6, 2009. These comments, as well as responses to these continents have been provided in the attached memorandum from Greenway Engineering to VDOT dated October 7, 2009. Frederick -Winchester Service Authority (September 30, 2009 Comment) Continent: No comments. Response: Greenway Engineering met with the FWSA Director to discuss the projected development and treatment demand needs associated with the Opequon Water Reclamation Facility. It was determined that the expansion of this facility could easily accommodate this development proposal. Frederick County Planning Department (October 2, 2009 Comment) General Section Comment #1: Please provide a plat of rezoning. Response: A Rezoning Exhibit Plat has been included with the rezoning application. General Section Comment #2: Please submit all required application materials. Response: All required application materials have been provided except for the Special Limited Power of Attorney document. The Applicant's believe that their signature on the rezoning application and on the proffer statement are sufficient. General Section Comment #3: Please submit the appropriate rezoning application fee. Response: The appropriate rezoning application fee has been provided. Land Use Comment #1: The Northeast Land Use Plan recommends Planned Unit Development with large areas of DSA. Response: Agreed. Land Use Comment #2: The Planned Unit Development concept seeks to balance residential, employment and service uses. It should be evaluated how this proposal is consistent with the PUD concept when applied to the broader area. Project 2760GC 9 Agency Comment Response Letter 0 0 Response: This project provides for employment area opportunities that are consistent with the PUD concept when applied to the broader area. Land Use Comment #3: The Comprehensive Plan Committee has discussed this general location for office and manufacturing land use; however, this has not been adopted and is not a consideration when evaluating this request. Response: Agreed. Previous versions of the Northeast Land Use Plan called for industrial and office development in this area; however, those recommendations were not followed by the County at that time. Land Use Comment #4: The office and manufacturing land uses should be located in a campus like atmosphere near major transportation facilities. This land use designation is aimed at promoting the County's economic development goals. Response: Agreed. Land Use Comment #5: The Northeast Land Use Plan has been designed to provide for a balance of land uses, which includes industrial and commercial growth along the major road and railroad corridors, PUD land use, and the preservation of rural areas and historic features. Future land uses within the study area should be sensitive to existing and planned land uses. Response: Agreed Transportation Comment #1: The TIA has been based on a development scenario that is not proffered. There is no limitation on development and the Applicant has requested an increased FAR that could potentially double the development of the project. Response: Frederick County has adopted standards that are more stringent that the VDOT 527 regulations for traffic studies in conjunction with all levels of development activity. Therefore, traffic studies can be required should development of the project site exceed 2,390,000 square feet of development. Transportation Comment #2: Due consideration should be given to the constructability of the site to avoid potential impacts on the surrounding transportation network. Response: Snowden Bridge Boulevard is anticipated to be the only public street serving the project; therefore, it is not anticipated that the surrounding transportation network will be impacted clue to the constructability of the site. Transportation Comment #3: Trail improvements are recommended during the initial phase of development rather than on an individual parcel basis. Project 2760GC 10 Agency Comment Response Letter Response: The proffered internal trail system has been widened to eight feet, which meets ADA requirements per discussions with VDOT. It is envisioned that internal trail systems will be developed as site plans are developed. It is difficult to determine the location of trails at this time as land areas needed for sites are not known and users are not known. A site that is developed by a secure or semi -secure land use will not allow for trail connectivity to outsiders and manufacturing users will not want trail connectivity in certain portions of their site; therefore, this standard is best suited at the individual site plan design stage. Transportation Comment #4: It is suggested that individual commercial entrances should be prohibited on McCann's Road. Response: Section D(9) of the proffer statement prohibits commercial access and emergency access along McCann's Road to preserve the integrity of the proffered buffer area along the northern property line. Proffer Statement Continent #1: Section B and Section C contain language that is problematic in form and principal by proposing land uses and standards that expand upon those currently permitted by the Zoning Ordinance. Please remove these sections from the proffer. Response: The Code of Virginia § 15.2-2201 defines Conditional Zoning as the classifying of land within a locality into areas and districts by legislative action, the allowing of reasonable conditions governing the use of such property, such conditions being in addition to, or modification of the regulations provided for a particular zoning district or zone by the overall zoning ordinance. Additionally, The Code of Virginia § 15.2-2296 states that more flexible and adaptable zoning methods are needed to permit differing land uses and the same time to recognize effects of change. It is the purpose of this section to provide a more flexible and adaptable zoning method to cope with situations found in such zones through conditional zoning, whereby a zoning reclassification may be allowed subject to certain conditions proffered by the zoning applicant for the protection of the community that are not generally applicable to land similarly zoned. Nothing in these sections prohibits a locality from adopting proffered conditions with allowances greater than otherwise allowed in the proposed zoning district. It should be noted that the Applicant participated in the suggested ordinance amendment process; however, this was ineffective in that desired food manufacturing land uses were not supported by the committee studying this matter. Therefore, the Applicant has modified the rezoning application to seek M1, Light Industrial zoning and has incorporated minor land use and height allowances in the proffer statement to be consistent with land uses and structural heights already provided for in other zoning districts in the County. Project 2760GC I I Agency Comment Response Letter 0 0 Proffer Statement Convnent #2: There is no limitation on development and the Applicant has requested an increased FAR that could potentially double the development of the project. Response: Frederick County has adopted standards that are more stringent that the VDOT 527 regulations for traffic studies in conjunction with all levels of development activity. Therefore, traffic studies can be required should development of the project site exceed 2,390,000 square feet of development. Proffer Statement Comment #3: It would be preferable to further define the amount of, and timing of, the development of outdoor green areas and plaza areas. Response: It is envisioned that individual sites will define the size and type (green area or plaza area) of outdoor spaces for their employees or visitors to the specific site. The M1, Light Industrial District requires a minima n of 25% of the specific site to be in green area; therefore, there will be adequate room to determine these areas and types of areas based on the needs and desires of the individual land uses. Proffer Statement Comment #4: It is suggested that the designation of adjoining properties in permanent protective easements be eliminated from the GDP. Response: The Applicants feel that this information is important to define buffer areas and provide a reference for activities that have occurred in this area of the County. Proffer Statement Comment #5: The location of the internal trail system should be addressed further to ensure it provides connectivity with adjacent land uses and historic elements, and at a minimum to the previously proffered trail system within Snowden Bridge. Response: The proffered internal trail system has been widened to eight feet, which meets ADA requireInents per discussions with VDOT. It Is envisioned that Internal trail systems will be developed as site plans are developed. It is difficult to determine the location of trails at this time as land areas needed for sites are not known and users are not known. A site that is developed by a secure or semi -secure land use will not allow for trail connectivity to outsiders and manufacturing users will not want trail connectivity in certain portions of their site; therefore, this standard is best suited at the individual site plan design stage. The Hiatt Run trail system in Snowden Bridge does not adjoin this project. Proffer Statement Commnent #6: The proffered buffering and landscaping should exceed the minimum expectation of the Zoning Ordinance. The adjacent project provided a more significant buffer utilizing a minimum I00-foot standard. Response: Section C(7) of the proffer statement has been revised to establish a 100-foot buffer along the northern property line. A 100-foot minimum buffer will be required Project 2760GC 12 Agency Comment Response Letter 0 • along Milburn Road and Redbud Road along the Snowden Bridge Subdivision and along rural properties that are residential. Proffer Statement Comment #7: The language associated with the monetary contribution for fire and rescue should read "monetary contribution to Frederick County for fire and rescue purposes". Response: Section E(I) of the proffer statement has been revised to reflect this comment. Proffer Statement Comment #8: It would appear necessary for the proffer statement to provide some guidance as to the phases of site development and constructability of the site to ensure that potential impacts to adjacent properties are avoided. Response: The only element that can be phased is the construction of Snowden Bridge Boulevard between Route I and the project site. It would not be prudent to guess at land bay phases as industrial or office prospects could desire to locate on any portion of the property depending on their needs. Other Comment — Green Infrastructure: Green infrastructure elements and features including wetlands, karst topography, and DSA should be incorporated into the project to a greater extent than is currently provided. Response: The Impact Analysis Statement commits to narratives on the Master Development Plan that require geotechnical analysis during the site plan process to determine the location of potential sink holes, solution channels and other karst features. Geotechnical reports will be provided to the County Engineer as a condition of land disturbance for identified areas of concern during the site plan process. Other Comment — Historic Resorn-ces: It is recommended that additional commitments are evaluated and made to adequately address the impacts on historic and natural resources. As part of this effort, it is suggested that buffers adjacent to battlefields and historic road corridors should be developed in conjunction with stakeholders and the Virginia Department of Forestry. Response: The Applicants intend to provide for buffer and screening consistent with the Zoning Ordinance, which will establish a significant amount of landscaping on the project site. Other Comment - Construction and Site Development: The Applicant should be proactive in ensuring that any potential impacts to adjacent properties and historic resources are mitigated or avoided. Response: Agreed. Project 2760GC 13 Agency Comment Response Letter E 0 Frederick County Public Works (October 5, 2009 Comment) Continent #1: Expand the discussion to include a reference to the power line which crosses the southern end of the property. Response: The Impact Analysis Statement has been revised to discuss the power lines that exist on the project site. This information is included in the Suitability of the Site Section under the Existing Conditions description. Comment #2: Include reference locations of all existing springs within the proposed development. Response: The Impact Analysis Statement has been revised to include a reference to the presence of springs on the project site. This information is included in the Suitability of the Site Section under the Wetlands description. Continent #3: Expand the discussion of soil types to reference the existence of limestone geology and limestone formations throughout the majority of the site. We recommend that detailed geological mapping be performed and included with the master development plan. Response: The hmpact Analysis Statement has been revised to discuss the limestone geology and limestoIe formations throughout the majority of the site. This Information Is included in the Suitability of the Site Section under the Soil Types description. The Impact Analysis Statement commits to narratives on the Master Development Plan that require geotechnical analysis during the site plan process to determine the location of potential sink holes, solution channels and other karst features. Geotechnical reports will be provided to the County Engineer as a condition of land disturbance for identified areas of concern during the site plan process. Please include this comment response letter as information in the Planning Commission and Board of Supervisors agenda packets to ensure that the Applicant's desires are communicated. Please contact me if you have any questions regarding the information in this letter. Sincerely, Evan Wyatt, AICI Greenway Engineering Cc: Don Shockey John Good Ty Lawson Project 2760GC 14 Agency Comment Response Letter • 0 "ICK o H VIRGINIA Control number Date rec RZ09-0003 9/14/ Project Name Graystone Corporation Office & Industrial Park Address Wilburn Road & Redbud Road r ivo and 3 oscue F) e i0 G" V'L. 11-10 t'l t. 01)icy: O-i the Wini'sha1 Plan CleviOVV and C,Ovnnlelli.is rived Date reviewed Date Revised M09 9/18/2009 Applicant Greenway Engineering City State Zip Applicant Phone Winchester VA 22602 540-662-4185 Type Application Tax ID Number Fire District Rezoning 43-A-158 13 Current Zoning RA Recommendations Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Inadequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Automatic Fire Alarm System No Vltegl.a0renieni: Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Rescue District 13 Election District Stonewall Residential Sprinkler System No Fire Lane Required No Special Hazards No Additional Comments Approval for rezoning is contingent upon a second means of emergency access to the property once construction has begun. Access from Wilburn Road and Redbud Road is preferred. Plan Approval Recommended Reviewed By Signature:��] Yes J. Neal Title Rezoning Comments _.. .. :... .. it Frederick County Department of Inspections Mail to: Frederick County Dept. of Inspections Attn: Director of Inspections 107 North Kent Street Winchester, Virginia, 22601 (540) 665-5656 Hand deliver to: Frederick County Dept. of Inspections Attn: Director of Inspections County Administration Bldg., 0' Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Inspections 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: North side of Redbud Road (Route 661)• West side of CSX Railroad, East side of Milburn Road (Route 662); and South side of McCanns Road (Route 838). Current zoning: RA District Zoning requested: OM District Acreage: 292.87± Department of Inspection's Comments: , I ! S �n 0i /1 Gc ( C27 1 M -e vI C (V/ PLC/pV-) Public Works Signature & Date: Notice to Department o. nspections — Please Ret i This Form to the Applicant I.. SIP 1 4 2000 ��f1�U�I11ClfLOltrdiif.�. NEC VION & 111%I'�t;11ON _ • COUNTY bf -rREDMICK nepzrtmenttof'Public' Works -540/665=5643 FA•X. •540/,678`0682 October 5 2009 Mr Evan Wyatt Greenway Engineering 151 Windy Hill Lane Wincliester. Virginia 22602 R.E. Graystone Corporati6ri Office.dnd Industrial Park Rezoning Frederick County Virginia Dear Evan: We have completed our review -of the rezoning:applicatiop for the proposed 'Gray stone Corporation office and Industrial Park anil,offc7r the:f611owirig 661ricnents: Refer to Existing Conditions. -Oft er Site -Suitability Expand,the•discussion to include a reference to the power line which -crosses the southern end'of-the property 2. Refer to Wetland's uiider-'Sitc.Suitability Include reference-l'ocati.ons of all the existing springs within the -proposed deve16pcncht. Refer to Soil Types under Site -Suitability The,descriptioii of the.soil.'types should be expanded to include a more thorough descriptibn 6f•tlie site.ge616gy The,statement referencing 'minor areas of limestone geology cxist,on,the subject.:properties' is not correct. In fact. a mdj'bHty.6f the sitc•is underlain by:limestone formatioins. Developed sinkholes.also,are, present withimthe site. In -add ition, a major tlu-ust fault diagonally bisects'the site. It appears that the existing'spring" are, -located in close proxiriiity to this fault. We recomniend.that detailed geological mapping-be.performed acid included with the master development plan. The mapping should iricluile, but not be limited to, 107 North Kent Street Winchester,'Virgiriia 22601 5000 Graystone Corporon•Office and Industrial'-Pat;k,Rezoiiinfo Eagc;2' Mtbbft'5;.2009. approximate locations of.limestone;and'.shale formations;•faults, sinkholes. springs:gad other pertinent kar'st:features. I can be reached at 722-82-14•if you have any, questionsrrcgarding the above comments. Sinderely �G U Harvey E. Strawsnyder, Jr P.E. Director -of •Public. Works HES/rls Cc: Planning and Devdlopment file TARhonda\TEMI'COMMENTS\GRA)'STONECORPOPFICE&INOUSTRIALPAIt Kit EZCODI-do 0 Rezoning Comments (- Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winclicster, Virginia, 22601 (540) 665-1061 Hand delive►• to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia Applicant: Please fill;out tlie=inf6r,matioft as accurately as pos'sible:in ord'erao,assist the S'anttatiomAuthority:y✓ith,tt eir review.. Attach �opy;of your npopeation form;.locatioWmap';;; proffer'statement,'impact;aiialWs, nn&any,gther pet tineiit aufornnatiga Applicant's Name: Greenway Engineering eering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: North side of Redbud Road (Route 661), West side of CSX Railroad; East side of Milburn Road (Route 662): and South side of McCanns Road (Route 838). Current zoning: RA District Zoning requested: OM District Acreage: 292.87f Sanitation Aiitliority Comments: A review of our sewer and water systems indicate there should be (1) sufficient transportation capacity in the sewer lines and treatment capacity at the receiving sewer facility, and (2) sufficient water line pressure and water supply to serve the parcels for the type of rezoning requested. Sanatation Authority Signature & Date: Notice to Sanitation Autlior`i — Please Return This Form to the Applicant Fax from . 5-In (ac. i 1U. Is Rezoning Comments 0 Frederick -Winchester Service Authority Nla_- it t Fred -Wine Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 f 540) 722-3579 Hand deliver to: Fred -Wine Service Authority Attn: Jesse W- Moffett 107 North Kent Street Winchester, Virginia review. ,Attach a copy of your application Applicant-. Please fill out the information as accei,atelI as possible.irf order to. assist e . pp Frederick -Winchester Service .Authority � lth t 1 e e `t information. form, location map, proffer statement, and aziy otl'Ck P _ tm Applicant's Name: Gre�av Enji-Ineering Mailing Address: 151 Windy Hill Lane Winchester VA 22602 Location of property: North side of Redbud F and A_SoUth r Nn;tt,,-„ Road (Route 66 __ Telephone: 540-662-4185 Current zoning: RA District Zoning requested: OM, Distract �— Fred-1�'inc Service Authority's Comments: Fred- Winc Service Authority's side of CSX Raitro Acreage: 292.87E Signature &Date. d Please lZeturn This Form to the Applicant Notice to Fred -Wine Service Authority - 0 SERVING THE / TOP OF VIRGINIA \� R WINCHESTER REGIONAL AIRPORT September 18, 2009 Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 Re: Rezoning Comment — RA to OM District Graystone Corporation & MBC, L.C. (292.87+ acres) Stonewall Magisterial District Dear Mr. Wyatt: We have completed a review of the proposed Rezoning application and offer the following comments. Based on estimated calculations using existing ground elevations in that area, we do not believe that this rezoning will impact operations of the Winchester Regional Airport however, because of the location there is some concern with section C items 2, 3 and 4 of the proffer statement regarding the heights of proposed structures. Without knowing the FF elevation we can not determine at this time the maximum height allowed to avoid a penetration into the airport's airspace. That determination would be made upon review of the site plan(s) when submitted. We would request that the owner be advised that upon review of actual site plan(s), should one or more of the structures penetrate into the airport's airspace we would request the owner to install FAA approved obstruction lights which would address any safety concerns. If you have any questions, please do not hesitate contacting me. Thank you for your continued cooperation and consideration in ensuring safe and continued operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director COUNTY OF FREDERICK Roderick B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-mail: rwillia@co.frederick.va.us MEMORANDUM ✓TO: Michael T. Ruddy, AICP Deputy Director- of Planning FROM: Roderick B. Williams ol County Attorney DATE: September 16, 2009 RE: Graystone Corporation Office and Industrial Park I received on September 14 from Ty Lawson and from Evan Wyatt copies of a proposed proffer statement dated August 24, 2008 (the "Proffer Statement") for the proposed rezoning of 292.87± acres, Parcel Identification Numbers 43-A-] 58, 44-A-25, 44-A-26 & 44-A-27 (collectively, the "Property"), in the Stonewall Magisterial District, from the RA (Rural Areas) District to the OM (Office -Manufacturing Park) District. I have now reviewed the Proffer Statement and it is my opinion that the Proffer Statement would be in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer statement, subject to the comments that follow and subject to the point that my review of the Proffer- Statement was cursory, based upon the requested expedited turnaround time. As such, I may have additional comments as this matter continues tiv-ough the review process. My comments are: 1. Graystone Corporation was organized as a West Virginia corporation, but my review of West Virginia corporate records indicates that its registration there has lapsed. Graystone needs to come into compliance with applicable law in West Virginia before proceeding with the requested rezoning. 2. Proffer A(2) — In the last line, "areas described in Section Al of this proffer statement" would more clearly read if it referred to the GDP. Therefore, "indicated on the GDP" might serve as a substitute for the quoted language. 107 North Kent Street • Winchester, Virginia 22601 3. Proffer B(1) — One purpose of conditional zoning is to allow a zoning reclassification "subject to certain conditions proffered by the zoning applicant for the protection of the community that are not generally applicable to land similarly zoned". Va. Code § 15.2-2296 (emphasis added). As such, I am unable to conclude that the County may, by adoption of a conditional rezoning, make use allowances greater than otherwise allowed in the subject zoning district. A text amendment may be the appropriate mechanism to address the request. Also, I note that the last item listed in this section — "Assembly Operations" — is extremely broad and may encompass highly intensive uses. 4. Proffer B(2) — This proffer does not set out standards for the determination of whether additional uses are "similar to the permitted land uses described in this section", a determination that could potentially result in a highly intensive use of the Property. 5. Proffers C(1)-C(4) — As with Proffer 131, uses that are more intensive than the requested zoning classification should not be addressed through conditional zoning, but rather through one or more text amendments. 6. Proffer C(5) — This proffer might better contain a provision clarifying that the requirements of the zoning ordinance will apply, regardless of particular action taken by the provided -for ARB. 7. Proffer C(6) — This proffer does not define the size of the outdoor green/plaza areas or the timing of the obligation. Proffer C(7) — This proffer does not define the timing of the obligation. 9. Proffers C(8) & C(9) — I note that, to the extent that l 65-203.02(D)(4) now requires Category C buffers for OM -zoned property adjacent to RA -zoned property that is primarily in residential use, these proffers cannot override such requirements. 10. Proffer D(2) — This proffer refers to the Route 37 western bypass, but I believe it should refer to the Route 37 eastern bypass. Also, with respect to the provision in the last sentence, the proffer does not indicate any time by which Route 37 would need to be developed on the Property. 11. Proffer D(4) — In line 9, "developed" would be better stated as "constructed". 12. Proffer D(5) — The GDP erroneously refers to this proffer as proffer C(5). Also, this proffer does not indicate a time frame for performance of the obligation. 13. Proffer E(1) — This proffer should state in its main text whether use of the funds is limited to fire and rescue purposes. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this specific development, as it is my understanding that that review will be done by staff and the Planning Commission. cc: Ty Lawson, Esq., Counsel for prospective applicants IMPACT ANALYSIS STATEMENT GRAYSTONE CORPORATION OFFICE & INDUSTRIAL PARK REZONING Tax Map Parcels 43-((A))-1589 44-((A))-25 & 44-((A))-26 Aggregate Area of 271.39± acres Stonewall Magisterial District Frederick County, Virginia October 9, 2009 Current Owners: Graystone Corporation of Virginia Contact Person: Evan A. Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering 0 0 Graystone Corporation Rezoning General Information Location: North side of Redbud Road (Route 661); East side of CSX Railroad; West side of Milburn Road (Route 662); and south side of McCanns Road (Route 838). Magisterial District: Tax Map Parcel Numbers Current Zoning: Current Use: Proposed Zoning: Proposed Use: Total Area: Stonewall Magisterial District 43-((A))-158, 44-((A))-25, and 44-((A))-26, RA, Rural Areas District Agricultural, Residential, and Unimproved MI, Light Industrial District Office and Industrial Park 271.39± acres COMPREHENSIVE POLICY PLAN The Frederick County Board of Supervisors adopted revisions to the Northeast Frederick Land Use Plan on August 13, 2003. This Comprehensive Policy Plan amendment was the third adoption of land use development concepts for this geographic area of the County over an eight -year period. At this time, the Northeast Frederick Land Use Plan identifies the 271.39± acres within a Planned Unit Development designation, while previous versions of the Northeast Frederick Land Use Plan have identified this acreage for industrial and office land use. Objectives for the Northeast Frederick Land Use Plan call for the identification of appropriate locations within the study area for inclusion in the Sewer and Water Service Area (SWSA), the concentration of industrial uses near major road and railroad transportation systems, encouraging central access points to industrial areas while minimizing new driveways and intersections with Route 11 north, and encouraging industrial land uses to locate within master planned areas. Additionally, the Planned Unit Development designation promotes a balance between residential, employment and services uses; therefore, the 271.39± acre subject site would assist in providing a balance of employment land use within this geographic region of the County. The 271.39± acre subject site has been included within the Sewer and Water Service Area (SWSA) and is located adjacent to the CSX Railroad with approximately 6,800 linear feet of rail frontage. The 271.39± acre subject site has been identified to contain a segment of the Route 37 corridor with a new interchange area, and is planned to provide for an urban collector road system (Snowden Bridge Boulevard) that connects Route 11 File #2760GC 2 Greenway Engineering 9 0 Graystone Corporation Rezoning north to Old Charles Town Road. The Applicants propose to rezone the 271.39± acre subject site to the M1, Light Industrial District, to provide areas for research and development centers, office parks, and industrial uses near major transportation facilities. The Applicants have proffered a development program that accounts for the objectives specified in the Northeast Frederick Land Use Plan and have proffered a Generalized Development Plan (GDP) that reflects the current location for the Route 37 corridor and the Snowden Bridge Boulevard urban four -lane divided collector road system, which is not accurately depicted in the 2003 Northeast Frederick Land Use Plan. Therefore, the Applicants have provided a rezoning application that is in conformance with the Northeast Frederick Land Use Plan objectives for land use development, transportation and infrastructure, and planning policies specified in the Comprehensive Policy Plan. SUITABILITY OF THE SITE Existing Conditions The subject properties comprising the 271.39± acre site consist primarily of open fields and woodlands with rolling and moderately sloped terrain. These properties are primarily unimproved with minor areas of active agricultural activity. A residential structure (mobile home) exists on tax parcel 44-((A))-26, which is utilized as a rental unit; however, no other occupied structures are located on the subject properties. An old barn and old storage structures exist on tax parcel 44-((A))-26; however, the condition of these structures will require their removal along with the residential structure when the office and industrial park is developed. All existing structures will be permitted with the Frederick County Building Inspections Department to ensure that all necessary measures are accomplished prior to demolition. Additionally, an overhead power line exists along the western property boundary paralleling the CSX railroad, as well as an overhead power line, which runs east -west through tax parcel 44-((A))-26. These power lines will be evaluated during the site development phase to determine appropriate underground placement, as well as clearances for rail spur access into the site. Floodplains The subject properties comprising the 271.39± acre site are located on FEMA FIRM Map #510063-0105-B. The entire site is identified within a "ZONE C" area that is outside of the floodplain limits. Therefore, the development of structures and road systems throughout the subject properties will not impact floodplains within this geographic area of the County. Wetlands The National Wetlands Inventory Map identifies two small wetland areas throughout the 271.39± acre site that are located in the central and southeastern portions of the subject properties. The Applicants have conducted a detailed Wetlands Delineation Study File #2760GC 3 Greenway Engineering • • Graystone Corporation Rezoning prepared by Environmental Consulting Services (ECS) for the entire project site. The Applicants have received a Jurisdiction Determination Letter from the U.S. Army Corp of Engineers dated July 27, 2009, which identifies the approved wetland areas on the subject properties. These areas are delineated on the Graystone Corporation Property Environmental Features Map Exhibit that is included with this analysis. Additionally, a copy of the Jurisdiction Determination Letter has been included with this analysis. The projected impacts to the wetland areas in the central portion of the subject properties will be associated with the future development of the Route 37 corridor, and the projected impacts to the wetland areas will be associated with the development of office or industrial structures, parking areas and stormwater management facilities. It is anticipated that some of the defined wetland areas exist due to the presence of springs on the subject property. The location of all identified wetlands areas and springs will be provided on the Master Development Plan, which will include narratives satisfactory to ensure compliance with all Federal, State, and local requirements during major infrastructure development and during individual site plan development. Steep Slopes The subject properties comprising the 271.39± acre site do not contain areas of steep slope as defined. The most significant slope within the project site is located adjacent to McCann Road (Route 838) along the northern boundary, which is approximately 25% slope. This portion of the project site is proffered to remain in its natural state to serve as a green space buffer area between the office and industrial land bay development areas and McCanns Road, the Milburn Cemetery, and the Helm -McCann springhouse. Therefore, there are no impacts to steep slopes associated with the development of the office and industrial park. Mature Woodlands The subject properties comprising the 271.39± acre site contain sparse stands of mature woodlands and secondary growth areas that are located primarily within the central and southwestern portions of the project site. The proffered generalized development plan (GDP) identifies portions of the Route 37 corridor study area, the extension of Snowden Bridge Boulevard, and the M1 District land bays with rail access as impacting identified mature woodlands and secondary growth areas; therefore, disturbance of these features will occur. The Frederick County Zoning Ordinance allows for disturbance of mature woodland areas to implement planned development areas within the Sewer and Water Service Area (SWSA) and establishes landscaping requirements to mitigate this impact. Therefore, the Applicant will disturb these areas during the development of the office and industrial park and will identify the location of new landscaping areas during the Site Development Plan process for individual sites. Soil Types The Soil Survey of Fredrick County, published by the USDA Soil Conservation Service and the Frederick County GIS Database was consulted to determine soil types contained File #2760GC 4 Gra stone Corporation Rezoning Grcemvay Engineering • • Y �P t; in this tract. The subject properties comprising the 271.39± acre site contain the following soil types: 3B — Blairton Silt Loam, 2-7% slopes 5B — Carbo Silt Loams, 2-7% slopes 5C - Carbo Silt Loams, 7-15% slopes 6C - Carbo-Oaklet Silt Loams, Very Rocky, 2-15% slopes 7C — Carbo-Oaklet-Rock Outcrop Complex, 2-15% slopes 8B — Chilhowie Silty Clay Loams, 2-7% slopes 8C - Chilhowie Silty Clay Loams, 7-15% slopes 9C — Clearbrook Channery Silt Loams, 7-15% slopes 14B — Frederick-Poplimento Loams, 2-7% slopes 14C — Frederick-Poplimento Loams, 7-15% slopes 16C — Frederick-Poplimento Loams, very rocky, 7-15% slopes 17C — Frederick-Poplimento-Rock Outcrop Complex, 2-15% slopes 25C — Laidig Very Stony Fine Sandy Loams, 7-15% slopes 32B — Oaklet Silt Loams, 2-7% slopes 32C - Oaklet Silt Loams, 7-15% slopes 33E — Opequon-Chilhowies Silty Clays, Very Rocky, 15-45% slopes 41B — Weikert-Berks Channery Silt Loams, 2-7% slopes 41C - Weikert-Berks Channery Silt Loams, 7-15% slopes 44C— Zoar Silt Loams 7-15% slopes Table 5 of the Soil Survey identifies soil types 3B, 5B, 14B and 32B as prime farmland soils. These soil types exist primarily in the central and southern portions of the subject site. The proffered Generalized Development Plan (GDP) identifies these areas for office and manufacturing land use, the Route 37 corridor study area, and the Snowden Bridge Boulevard extension. Table 10 of the Soil Survey identifies the majority of soil types as severe for the development of roads and commercial structures due to shrink -swell potential and wetness, while some soil types are identified as moderate for the same purposes. Soils testing and compaction testing are standard practice for development projects and road construction; therefore, reports verifying soils suitability will be conducted throughout the development of the subject site. Additionally, the majority of the subject site is underlain by limestone geology, which includes the presence of sinkhole areas on the subject properties. Limestone geology needs to be treated with care during site development to ensure that solution channels and sinkholes are identified prior to site disturbance and are designed to prevent infiltration of pollutants. The Applicant will incorporate narratives on the Master Development Plan that commit to geotechnical analysis during the site plan process to determine the location of potential sink holes, solution channels and other karst features. Geotechnical reports will be provided to the County Engineer as a condition of land disturbance for identified areas of concern during the site plan process. File N2760GC 5 Greenway Engineering • • Graystone Corporation Rezoning SURROUNDING PROPERTIES The zoning and land uses for adjoining parcels are as follows: North: Zoned RA, Rural Area District Use: Unimproved and Permanent Easement South: Zoned RA, Rural Area District Use: Residential; Unimproved; Agricultural and Permanent Easement East: Zoned RA, Rural Areas District Use: Residential; Agricultural; & Unimproved Zoned R4, Residential Planned Community District Use: Snowden Bridge West: Zoned RA, Rural Area District Use: Nursery & Unimproved Zoned RP, Residential Performance District Use: Unimproved Zoned M1, Light Industrial District Use: Omps Trucking The subject properties adjoin several properties to the north and east, which are primarily utilized for agricultural land use, while adjoining properties to the south and west are primarily utilized for residential, commercial and industrial land use. The development of the office and industrial park will provide buffers and screening for the benefit of adjacent residential properties and is compatible with all other adjoining land uses. Therefore, the Applicant can mitigate impacts to adjoining properties during the development of this project. TRANSPORTATION Traffic Impact Analysis A detailed Traffic Impact Analysis (TIA) has been prepared for the Graystone Corporation Office and Industrial Park by Greenway Engineering, dated August 24, 2009, which is included as a component of the Impact Analysis Statement. The TIA has been prepared to determine the projected impacts associated with the proposed development, which assumes 1,749,000 square feet of office land use and 570,000 square feet of industrial land use that is developed over a three-phase study. The TIA studies turning movements and capacities at 19 intersections including the Interstate 81 Exit 317 on and off ramps, multiple intersections along the Martinsburg Pike (U.S. Route 11 North) corridor, and along Snowden Bridge Boulevard. Additionally, the TIA provides for an analysis including the Route 37 bypass with a 20"' intersection point on the subject property. The TIA provides for a Level of Service (LOS) analysis for AM and PM peak File N2760GC 6 Greenway Engineering 0 • Graystone Corporation Rezoning hour weekday traffic volumes, an analysis for interstate ramp merge and divergence, an analysis for arterial LOS along the Martinsburg Pike corridor, as well as Average Daily Traffic (ADT) volumes for existing, background, and build -out conditions for each transportation phase. The Applicants have prepared studies of existing office and industrial park traffic volumes to provide a comparative analysis between developed projects of similar size and the traffic volumes assumed using the ITE 7`i' Edition Manual. These studies have been considered by VDOT and the Frederick County Transportation Planner and have been deemed acceptable for use in the TIA for the Graystone Corporation Office and Industrial Park. VDOT and the County felt that the traffic volumes associated with the existing office and industrial parks should be increased by 15% to provide for a conservative analysis of this project, which has been factored into the TIA. Therefore, the TIA that is included as a component of this rezoning application provides for accurate data with a conservative buffer to allow for a realistic account of the transportation impacts associated with this development proposal. The following information identifies the results of the TIA analysisassociated with intersection analyses, Interstate 81 ramp analyses, and Route 11 arterial analyses for each phase of development for the Graystone Corporation Office and Industrial Park. PHASE 1 (2015): Intersection Analyses 1. Roche 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2015 background and build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 2. Route 11 & Welltoivn Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2015 background and build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. Route 11 & I-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the southbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" during 2015 background and build -out File #2760GC 7 Greenway Engineering • 0 Graystone Corporation Rezoning conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 4. Route 11 & 1-81 Northbound Of% Rump: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. 5. Route 11 & 1-81 Northbound On-Ramp/Red Bud Road: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the northbound left during the PM peak hour, maintain levels of service of "D" or better. The northbound left -turn movement will yield a PM peak hour level of service "E" during 2015 background and build - out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 6. Route 11 & Merchant SireetlSnowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. 7. Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "C" or better. 8. Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2015 background and build -out conditions. Ramp Analyses 1. 1-81 Mainline & Nortlbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 2. 1-81 Mainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 3. 1-81 Mainline & Southbocmd On -Romp: Analyses revealed levels of service of "C" or better during the AM and PM peak horns. 4. 1-81 Mainline & Southbocurd Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. File #2760GC 8 Greenway Engineering • 9 Graystone Corporation Rezoning Arterial Analyses 1. Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2015 background and build -out conditions. This is primarily due to the sub- standard intersection spacing Currently existing along this segment of Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. Route 11, North of the I-81 Iuterchonge: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. 3. Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. PHASE 2 (2022): Intersection Analyses Route 11 & Crowe Lade: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left and westbound left during the PM peak hour, maintain levels of service of "El" or better. The eastbound and westbound left -turn movements will yield a level of service "E" or worse during 2022 background and build - out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 2. Route 11 & Welltown Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2022 background and build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. Route 11 & I-81 Southbouud Rcunjm: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the southbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" or worse during 2022 background and build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. File #2760GC 9 Greenway Engineering • Graystone Corporation Rezoning 4. Route 11 & 1-81 Northbound OfJ=Ramp: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with Route 11 opposite the existing I-81 northbound on -ramp. In coordination with this improvement, Red Bed Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract. 5. Route 11 & 1-81 Northbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2022 background and build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. Greenway Engineering does not recommend improvements for this intersection. 6. Route 11 & Merchant Street/Snowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and northbound left during the PM peak hours, will maintain levels of service of "D" or better. The westbound and northbound left -turn movements will maintain constrained levels of service of "E" during the PM peak hour build -out conditions. 7. Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "D" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. 8. Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM peak hour and "F" during the PM peak hour. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2022 background and build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. Ramp Analyses 1. 1-81 Mainline & Northbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 2. 1-81 Mainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. File #2760GC 10 Grecnway Engineering • Graystone Corporation Rezoning 3. I-81 Mainline & Southbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 4. I-81 Mainline & Southbound Off -Ramp: Analyses revealed levels of service of "D" or better during the AM and PM peak hours. Arterial Analyses 1. Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2022 background and build -out conditions. This is primarily due to the sub- standard intersection spacing currently existing along this segment of Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. 3. Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM, southbound PM peak hours. The southbound AM will maintain levels of service of "E" during 2022 build -out conditions. PHASE 3 (2028): Intersection Analyses 1. Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left and westbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound and westbound left -turn movements will yield a level of service "E" or worse during 2028 background and build - out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 2. Route 11 & Welltown Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2028 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. File #2760GC Greenway Engineering • Graystone Corporation Rezoning 3. Route 11 & I-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the southbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" or worse during 2028 background and build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 4. Route 11 & I-81 Northbound Off -Ramp: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with Route 11 opposite the existing I-81 northbound on-rarnp. In coordination with this improvement, Red Bed Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract. 5. Route 11 & I-81 Northbound Ramps: Analyses revealed overall levels of service of "E" or better during the AM and PM peak hours under build -out Scenario A (without Route 37). The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2028 background and build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. The overall levels of service would improve to "D" or better assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the rezoning, which will be developed by others. 6. Route 11 & Merchant Street/Snowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and northbound left during the PM peak hours, will maintain levels of service of "D" or better. The westbound and northbound left -turn movements will maintain constrained levels of service of "E" during the PM peak hour build -out conditions. 7. Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "E" or better during the AM and PM peak hours under build -out Scenario A (without Route 37). . The levels of service would improve to "D" or better assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the rezoning, which will be developed by others. 8. Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM peak hour and "F" during the PM peak hour. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound File #2760GC 12 Greenway Engineering 0 • Graystone Corporation Rezoning and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2028 background and build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. Ramp Analyses 1. 1-81 Mainline & Northbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 2. 1-81 Mainline & Northbound Of/ Rannp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 3. 1-81 Mainline & Soutlibound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 4. 1-81 Mainline & Southbound Off -Ramp: Analyses revealed levels of service of "D" or better during the AM and PM peak hours. Arterial Analyses Route 11, South of the 1-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2028 background and build -out conditions. This is primarily due to the sub- standard intersection spacing currently existing along this segment of Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. Route 11, North of the 1-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound PM, southbound AM and southbound PM peak hours. The northbound AM will maintain levels of service of "F" under build -out Scenario A (without Route 37). The levels of service would improve to "D" assuming the Construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the rezoning, which will be developed by others. 3. Route 11, South of the Old Charles Town. Road: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM, southbound PM peak hours. The southbound AM will maintain levels of service of "F" under build -out Scenario A (without Route 37). The levels of service would improve to "E" assuming the Construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the rezoning, which will be developed by others. File #2760GC 13 Greenway Engineering • 0 Graystone Corporation Rezoning Per the request Of Jerry Copp of the VDOT, Edinburg Residency, Grecnway Engineering also submitted an Addendum, dated September 29, 2009, to evaluate the following transportation improvements proposed by VDOT to improve traffic flow along Southbound Martinsburg Pike (U.S. Route 11, between I-81 and Crown Lane: 1) the extension of the Martinsburg Pike Southbound left -turn at the intersection of Martinsburg Pike/I-81 SOLIthbound ramps; 2) the extension of the Martinsburg Pike Southbound left - turn lane at the intersection of Martinsburg Pike/Welltown Road; and 3) the addition of third southbound through lane from the I-81 SOuthbound ramps to Crown Lane. Weekday AM and PM peak hours analyses were performed for each of the development phases contemplated in the August 2009 submission. Other than the improvements described above, all methodology utilized for this addendum are consistent with the original Report. The following narratives describe the resultant impacts to the future build -out traffic conditions evaluated in the Addendum: PHASE 1 (2015): Intersection Analyses 1. US Route 11 & Crown Lane: • The eastbound left -turn lane group level of service increased from " F" to "E" during the PM peak hour. 2. US Route 11 & Welltown Road: • Overall levels of service improved from " F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from " F" to "D" during the PM peak hour. • The westbound approach level of service increased from " F" to "D" during the PM peak hour. • The southbound approach level of service increased from " F" to "E" during the PM peak hour. 3. US Route 11 & I-81 Southbound Ramps: • Not Applicable Arterial Analyses 1. US Route 11, South of the Welltown Road: • SOLlthbound "arterial' levels of service improved from " F" to "D" during the PM peak hour. File #2760GC 14 Greenway Engineering • • Graystone Corporation Rezoning PHASE 2 (2022): Intersection Analyses US Route 11 & Crown Lane: • The westbound left -turn lane group level of service increased from "E" to "D" during the AM peak hour. • The eastbound left -turn lane group level of service increased from "F" to "E" during the PM peak hour. 2. US Route 11 & Welltown Road: • Overall levels of service improved from "F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from "F" to "D" during the PM peak hour. • The westbound approach level of service increased from "F" to "D" during the PM peak hour. • The southbound approach level of service increased from "F" to "E" during the PM peak hour. 3. US Route 11 & I-81 Southbound Ramps: • Not Applicable Arterial Analyses 1. US Route 11, South of the Welltown Road: • Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. SEWAGE CONVEYANCE AND TREATMENT The 271.39± acre site subject property is located within the current Sewer and Water Service Area boundaries (SWSA). The Frederick County Sanitation Authority (FCSA) approved a study that provided analysis for land use development throughout the Northeast Frederick Land Use Plan area subsequent to County approval of the Stephenson Village (now Snowden Bridge) planned unit development. This study recommended the development of a regional pump station that would direct sewage effluent to the Opequon Wastewater Reclamation Facility, that would be located on the east side of Jordan Springs Road on the site of the existing lagoon owned by the historic Jordan Springs Hotel. The regional pump station needed to serve the entire development area was determined to accommodate a projected peak load of 2100 gallons -per -minute (GPM) including a 10% safety factor and an ultimate station capacity of 2.75 million gallons -per -day (MGD). To date, the regional pump station and a 30-inch sewer trunk File #2760GC 15 Greenway Engineering • • Graystone Corporation Rezoning main has been developed, which is currently providing transmission of sewage effluent from the Snowden Bridge project to the Opequon Wastewater Reclamation Facility. The Applicants own the undeveloped Snowden Bridge property where the existing limits of the 30-inch sewer trunk main have been developed; therefore, the Applicants have the ability to continue the sanitary sewer system to the 271.39± acre site subject property. The following calculations provide information for projected sewage impacts associated with the proposed 271.39± acre office and industrial park. These calculations assume 800 gallons per acre per day (GPD) for the build -out of the project site, which is based on comparable discharge patterns for office and industrial land uses. Q = 800 gallons/day/acre Q = 800 GPD x 271.39± acres Q = 217,112 GPD projected at project build -out The Opequon Water Reclamation Facility has a current hydraulic capacity of 8.4 MGD and has a current 12-month hydraulic flow average of 6.69 MGD. An expansion of this facility is currently underway, which will increase the hydraulic capacity to 12.6 MGD and institute treatment measures sufficient to meet state standards for nitrogen and phosphorus. It is anticipated that the expansion of the Opequon Water Reclamation Facility will be complete by Fall 2010, which will coincide with the first development phase of the 271.39± acre subject property. The proposed build -out of the 271.39± acre subject property is estimated to add 217,112 gallons per day to the public sewage conveyance system. Therefore, the proposed build - out of the subject property is anticipated to increase sewage treatment demands at the Opequon Water Reclamation Facility by 1.9% above the current 12-month hydraulic flow average. The build -out of this project, coupled with current community development treatment impacts represent 54.9% of the total hydraulic capacity at the Opequon Water Reclamation Facility. The regional pump station has sufficient capacity to accommodate this development proposal, and the 30-inch sewer transmission main is of adequate size to direct effluent to the Opequon Water Reclamation Facility. The Applicant will work with the Winchester -Frederick Service Authority and the Frederick County Sanitation Authority during the project development design phase to ensure that appropriate infrastructure is in place to accommodate the impacts associated with this project. WATER SUPPLY The 271.39± acre site subject property is located within the current Sewer and Water Service Area boundaries (SWSA). The Frederick County Sanitation Authority (FCSA) owns and operates the Northern Water Treatment Plant, which is located to the north of the subject property. The Northern Water Treatment Plant contains a 3 million gallon ground storage tank and provides water transmission to this portion of the SWSA through a 20" water transmission line that parallels the Winchester and Western Railroad. File #2760GC 16 Greenway Engineering • Graystone Corporation Rezoning Analysis of this system indicates that there is sufficient capacity to serve the proposed office and industrial park. The following calculations provide information for projected water impacts associated with the proposed 271.39± acre office and industrial park. These calculations assume 1,000 gallons per acre per day (GPD) for the build -out of the project site, which is a conservative estimate for office and industrial land uses. The figures below represent the impact that the total build -out of the proposed land uses will have on the water supply and treatment systems. Q = 1,000 gallons/day/acre Q = 1,000 GPD x 271.39± acres Q = 271,390 GPD projected at project build -out The proposed build -out of the 271.39± acre subject property is estimated to require 271,390 GPD of public water service for the office and industrial land uses. The Northern Water Treatment Plant provides three million gallons per day (3 MGD) of potable water from this facility as one of the water sources contributing to the public water system within the Route 11 North Sewer and Water Service Area. Additionally, a 10-inch water transmission line exists along Martinsburg Pike in this area of the County, which is supplemented by other water sources available to FCSA. The projected water usage for the build -out of the subject property would require approximately 7% of the available storage capacity at the Northern Water Treatment Plant; therefore, this information demonstrates that adequate water capacity is available for the proposed office and industrial park. Greenway Engineering has prepared design plans for the development of Snowden Bridge Boulevard, which will connect Martinsburg Pike (U.S. Route 11 North) and Old Charles Town Road (Route 761). The design plans that have been implemented bring a 16-inch water transmission line into the Snowden Bridge Subdivision along Snowden Bridge Boulevard to the northeast of the subject property. The 16-inch water transmission line will follow this road system to connect to the existing water line at the Rutherford Crossing Center. Therefore, the subject property could be served through the extension of the existing water transmission line. Additionally, a 1.25 MGD elevated water storage tank has been proposed to provide adequate water pressure and fire flow associated with the Snowden Bridge Subdivision. The Applicants will conduct an analysis of this system during the site plan process for the first known user to determine if the system is adequate at that time and will work with FCSA to implement infrastructure necessary to serve the 271.39± acre subject property. The on -site water infrastructure required to convey potable water to the proposed office and industrial land uses will be developed by the Applicant to standards acceptable to the FCSA for future operation and maintenance. File #2760GC 17 Greenway Engineering • • Graystone Corporation Rezoning DRAINGE The 271.39± acre subject property is naturally divided into 3 distinctive drainage areas, which direct drainage from the west towards the CSX railroad, while drainage from the north and east is directed to tributaries of Hiatt Run and Lick Run. The proffered Generalized Development Plan (GDP) for the Graystone Corporation Office and Industrial Park identifies the continuation of Snowden Bridge Boulevard as an east -west urban collector road through the limits of the subject property, as well as a study corridor area for the Route 37 bypass. The construction of Snowden Bridge Boulevard by the Applicants and the construction of the Route 37 bypass by others will create defined land bays as depicted on the proffered GDP, which will require a regional stormwater management approach for the office and industrial park. The Applicants have conducted a site visit with the Frederick County Public Works Department to determine potential areas of concern and to determine an appropriate approach for stormwater management implementation. The regional stormwater management approach will include a system that is designed to ensure that infiltration of stormwater and pollutants is avoided and that stormwater quality and quantity meet State and County regulations. The general location of structures that will be utilized for regional stormwater management will be provided on the Master Development Plan for the office and industrial park. Additionally, the Applicant will incorporate narratives on the Master Development Plan that commit to geotechnical analysis during the development of major Infrastructure and during the individual site plan process to determine the appropriate design measures for stormwater management satisfactory the County Engineer. These measures that will occur throughout the planning and design process will mitigate Impacts to the drainage areas within the geographic region of the County. 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 square feet of structural floor area (Civil Engineering Reference Manual, 4°i Edition). The following figures show the increase in average annual volume based on the 2,319,000 square feet of office and manufacturing land uses that are projected to develop over a 20-year period: AV = 5.4 Cu. Yd. per 1,000 square feet AV = 5.4 Cu. Yd. x 2,319 (1,000 square feet) AV = 12,522 Cu. Yd. at build-out/yr, or 8,765 tons/yr at build -out TOTAL AV = 8,765 tons/yr / 20-yr build -out = 438 ton annual increase at build out The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The projected 20-year build -out of the File #2760GC 18 Greenway Engineering • • Graystone Corporation Rezoning subject site will generate on average 438 tons of solid waste annually. This represents a 0.02% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year. The complete build -out of the office and industrial park is projected to increase the solid waste received by the Municipal Solid Waste area of the Regional Landfill by 4.4% annually based on current averages. The office and industrial park will utilize commercial waste haulers for trash pickup service; therefore, tipping fees will be generated that will create a continuous revenue source for the Regional Landfill by the proposed project to mitigate solid waste disposal impacts. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey identifies the Carter -Hardesty House (#34-112) as a potentially significant structure on the 271.39± acre subject property, and identifies the Helm -McCann Property (#34-703), the Milburn Cemetery (#34-950), and the Thomas McCann House (#34-729) as potentially significant properties and structures within close proximity of the subject property. However, research of the survey forms does not identify these sites as properties that are potentially eligible for the state and national register of historic places. The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies the southeastern portion of the Stephenson's Depot area (Second Winchester Battlefield — Phase 9) on the 271.39± acre subject property, and Phase 8 of the Third Winchester Battlefield across Red Bud Road (Route 661) immediately south of the subject site. The Carter -Hardesty House no longer exists of the subject property, and the remaining out buildings and barn are located within the Route 37 corridor study area; therefore, these structures will be eliminated when Route 37 is constructed by others. The Applicant's proffer statement provides for a green space buffer area along the northern property boundary that will provide for additional separation between the developed portion of the subject property and McCann's Road (Route 838), and will protect the existing vegetation along McCann's Road as a mitigation to the Milburn Cemetery and the spring house located on the Helm -McCann property. Additionally, the Applicant's proffer statement provides for a green space buffer area on the Shenandoah Valley Battlefield Foundation (SVBF) portion of the Third Winchester Battlefield, which includes the offer to provide landscaping within this area if a landscape easement is provided by the property owner. Finally, the Applicant's proffer statement prohibits commercial access entrances along Milburn Road (Route 661) to protect the integrity of this roadway. These measures are being offered by the Applicant to mitigate impacts to adjoining properties that are identified by the Frederick County Rural Landmarks Survey and by the National Park Service Study of Civil War Sites in the Shenandoah Valley. File #12760GC 19 Greenway Engineering • 0 Graystone Corporation Rezoning IMPACT ON COMMUNITY FACILITIES Frederick County Development Impact Model The Frederick County Planning Department has prepared an analysis of the projected development program for the Graystone Corporation Office and Industrial Park through the use of the County's Development Impact Model (DIM). The DIM generates a 20- year net return analysis for development proposals to determine if projects are anticipated to provide a positive or negative fiscal impact to County facilities and services. The results of the DIM analysis demonstrate that the Graystone Corporation Office and hndustrial Park will provide a positive fiscal impact to Frederick County in the amount of $40,267,000.00 during this time period. The staff analysis indicates that the amount of taxes generated by personal property and business and professional operating licenses vary widely for office, research and development, and flex industrial land uses. Therefore, staff has also provided an analysis that assumes DIM scenarios of 50% and 150% of key tax values. These DIM scenarios demonstrate that the Graystone Corporation Office and Industrial Park will provide a positive fiscal impact to Frederick County ranging between $22,275,000.00 and $58,259,000.00 during this time period. The Graystone Corporation Office and Industrial Park provides a positive fiscal impact to community facilities and services; therefore, there are no negative impacts that require mitigation for this project. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. The monetary contribution and projected positive revenues provided by this economic development and employment project demonstrate that the Graystone Corporation Office and Industrial Park is extremely positive for Frederick County. File N2760GC 20 JESSICA LN I Graystone Corporation Property J�� \ Zoning and Location Map Mac as F c y91'i4m \ ST 41& aw ,v RR 44 A 26 43 A 158 REDBUD-R Feet 900 450 0 900 Legend Graystone Corporation Property Parcel Boundary 3 T Location Map 0 f a IN I N C H-E T-E R W W Z Z LU N � E � a� " LU ` LU dx: C7 = rE -1. t 5 YY `" W V. 2 � W >/ 0-1 :�i O 0 Z U \ Z O 0 0 � W Z O IY Q U U SITE w z Z Z O O �p cn N a ). Q pine-RdY U Miles 1 0.5 0 1 Zonina Leaend B2 (Business, General Distrist) R4 (Residential Planned Community District) B3 (Business, Industrial Transition District) RA (Rural Area District) M1 (Industrial, Light District) RP (Residential Performance District) M2 (Industrial, General District) w 0 Co (Y U o LU D_ Q Z o Q� Q U)ZU) o O o Z J Z O Q > Q o LIJ Q U O l-- W j o O Q O U I- w O Y 0 LL U w Z~ J U o Z Lu ooZ)°Z Fo o O N Z w 0� L0 W Q O t1NC o O (� w w z Q o � Map Data Source Fredenck County. Va. GIS Department. May 2009 Data JESSICA E MCGHEE-RD �2 J A'�o / c PACTIV WAY o�N N •• oQ- • , i Baltimore 8 Ohio RRZ Q� as yo oc G Graystone Corporation Property SWSA Map \4iC NS �G<lo N CN�\ 44 A 26 43 A 158 SWSA in out Feet L900907 450 0 900 44 A 25 4t,9ROtjis cT w SS -4 Legend Graystone Corporation Property Parcel Boundary ■ ■Sewer -Water Service Area (SWSA) a.....a SWSA APO Out ■ ■ Z W W Z a We N � y■ a • E Q 63 ° 2 a Z W r LU rr c °x 3 f 4 ii zr \ M cc w o f— L1J Il lY z 00 Qz Q z a-O U) 01� w 3: 0 C� co U u1 z 0 U) Q CD Q cQc L OU) U LU z O F- tn Q .r<FRSCN w 0 F- m U o Q z z U) C� to o J W } N Q 0 U t11 LL Y � CD J U_ o Q E a m w M 0 w w o O u F_ C d 2 Map Data Source. Frodenck County, Va. GIS Department. May 2UU9 Data 0 00 goo 0< Q'Ot4.cl JESSICA LN/ a ^ �-�732M I U c �I L62 /V° 10 •o j 1v N ti U, 1°0 Cr W �.a 661 °C n )o V �0 `39 G 14 O 1 PACTIV WAy_ " (ti I v °� \O� 690 690 69p cn, of I 1z Baltimore & Ohio R / !/Ir f10 Feet 900 150 0 900 'r Gra stone Corporation Property Y Environmental Features U roo 6011 ,o le Qh - ter. EDBUD'RD -- J O O (O 00 l �o re55 0 W co N. h _660 r 665 610 655 h 6A5 OL-D.CHA e` A U, N s t0 I �s � Nt 6 7 s'�'- s 1 Ts 0 (o T / 1 ocly E� pp ti5 �5 0 ro 6� h roLo o s ::'�62 5 S7?� N ^ f oo ho'y 620 O ((J ro 640 o a ca 6LU 600 _ 2�630�625 m� P 5co 9 �W J o ° 610 6p 58 S80 y 662 ,�O •p{ 5 _ r 0 6 S65 560 ~ 555 6" S sr� p Ln 6p3, 630 605_1 O `` s0 s � 640 T. 645 Z a W W a W N O N r E QC S �• aCC cc. a � 0 Z LU s W 3� t • c � c =x i s Vbr W P. H IY W Of 0� D_ Z ~Q Q LL Q Z J pZ Cl- N Z W O IY Z W O Z 0Y O W Q Legend ui Graystone Corporation Property ` o o Parcel Boundary o w ; Q Z z i a? o W ui 0 5 Foot Intermediate Contour Z Q Q> 0 25 Foot Index Contour < a Owl ; } Z C o Stream i a Z 2 0 2 S_ O Y, o U Z J U, 0 LL 0 o Lake or Pond Z ° J Q w a Wetland O * � > w w Z W rn � Q L �} a °LLC_ Floodplain w J Q � U U Nap Data Source 1-rodenck County, Va. GIS Department, May 2009 Data 0 IT i Graystone Corporation Property Sobs 32B .moo O� 5c +7. P. 75B "4'1B 4 _ J 16C i f 17C Z 1 7 l 17C 17C \ 17C 1416 _5C, 32B 7C 7C 88 5113 9C 8113 c� 33E ; 6C Feet 3B 900 450 0 900 32B \ Z Uj \a W I� Z T re o �'►; f Z W \ N � as��• t� Z =- 3 ; W W =°e m z' - � c 0 w a. 0 a- Z 0 0 Q z U7 � Z _j_ ` a-O O i � W U) 0� ----- O U7 Legend � Graystone Corporation Property Parcel Boundary Soils Legend 14B. FREDERICK-POPLIMENTO LOAMS, 2 TO 7 PERCENT SLOPES ® 33E, OPEQUON-CHILHOWIE SILTY CLAYS. VERY ROCKY, 15 TO 45 PERCENT SLOPES _ 6C. CARGO-OAKLET SILT LOAMS, VERY ROCKY, 2 TO 15 PERCENT SLOPES 1 r 14C. FREDERICK-POPLIMENTO LOAMS, 7 TO 15 PERCENT SLOPES ®38. BLAIR TON SILT LOAM, 2 TO 7 PERCENT SLOPES 7C, CARGO-OAKLET-ROCK OUTCROP Ci)MPLEX, 2 TO 15 PERCENT SLOPES 71 16C, FREDERICK-POPLIMENTO LOAMS, VERY ROCKY. 7 TO 15 PERCENT SLOPES - 41B, WEIKERT-BERKS CHANNERY SILT LOAMS. 2 TO 7 PERCENT SLOPES 8B, CHILHOWIE SILTY CLAY LOAM. 2 TO 7 PERCENT SLOPES 17C, FREDERICK-POPLIMENTO-ROCK OUTCROP COMPLEX, 2 TO 15 PERCENT SLOPES - 41C, WEIKERT-BERKS CHANNERY SILT LOAMS, 7 TO 15 PERCENT SLOPES - 8C, CHILHOWIE SILTY CLAY LOAM, 7 TO 15 PERCENT SLOPES 25C, LAIDIG VERY STONY FINE SANDY LOAM, 7 TO 15 PERCENT SLOPES - 44C. ZOAR SILT LOAM, 7 TO 15 PERCENT SLOPES 9C. CLEARBROOK CHANNERY SILT LOAM, 7 TO 15 PERCENT SLOPES 32B. OAKLET SILT LOAM, 2 TO 7 PERCENT SLOPES 5B. CARBO SILT LOAM, 2 TO 7 PERCENT SLOPES W, WATER PMI 32C nAKLET SILT LOAM, 7 TO 15 PERCENT SLOPES - 5C, CARBO SILT LOAM, 7 TO 15 PERCENT SLOPES _,.. AW, w 0 r � � m U o w Paz �zLU �o o D J � Z o Q 5; _ o 0 Q E LLJ � Z � (N IY J (f) D O o U 0 U � Q � U w 1), LL OU J U o w Q a rn Z W a O LU W o N Q Er CD U c Q I— (nUj o U n U Map Data Suwca. 1 redunck L;uunty, Va GIS Uupartment, May 2009 Data [XF JESSICA LN -S `MCGHEE-RD i \ 0 �qMO PAC TIV WAY CO4,V P, a� jStephensons Depot Battlefield 0- `�a as 0 yo G°c i - -- Baltimore & Ohio 0 0 c ca 34-727 N6< , ti4 ti.\ Graystone Corporation Property Historic Features Map 34-112 44 A 26 43 A 158 L-;A—REDBUD-RD1 —� 1 Third W nchester Battlefield 34-135 Feet 900 450 0 9UU c -q14's" 34-703 Mq RQ(J/s C r 14-729 s RSTST / SRO 34-1124 Legend Graystone Corporation Property Parcel Boundary Landmarks ® 34-112 Carter -Hardesty House ® 34-1124 Byers House ® 34-135 Godfries-Sem pies House 34-703 Helm -McCann Property 34-727 Rutherford's Farm ® 34-729 McCann Thomas House ® 34-950 Milburn Chapel & Cemetary Civil War Battlefields Stephensons Depot _ Third Winchester c j a C _y 43 v w a- 0 a- Q_ L Z U) 0'r� w V Q Z_ D Z Q 00 w al IY LU �` 00 U U CY-1 w 0 Z O = U) Q c� w } > 00 U o w 0rQz 0 O w Cf) Z " o Cl- � to Q > O w w o Q �Q U�o 0 w cD O t-- Iz Q U w a O U Y " U U � o w O Q n m Z cn w O = w o w o FU ICL7) O LL o U LL o- � U n n Map Data Source: Frederick County, Va. GIS Department. May 2009 Data GRAYSTONE OFFICE & INDUSTRIAL PARK Traffic Impact Study Located in: Frederick County, Virginia Tax Map Parcels: 43-((A))-158, 44-((A))-25, 44-((A))-26 & 44-((A))-27 August 24, 2009 Prepared For: Graystone Corporation 1057 Martinsburg Pike Winchester, VA 22603 Contact Person: Michael C. Glickman, PE, PTOF, C� GREENWAY ENGINEERING 151 Windy IIill Lane Founded - 1971 Winchester, Virginia 22602 Telephone 540-662-4165 Engineers FAX C7,40 _ 22-9526 Surveyors www.greenwayeng.com Table of Contents Description Page # Report Summary and Methodology .................................... 4 Existing Conditions........................................................ 6 Phase 1 Development Description ...................................... 10 2015 Background Conditions ............................................. 10 Phase 1 Trip Generation .................................................. 14 Phase 1 Trip Distribution And Trip Assignments ..................... 14 2015 Phase 1 Build -Out Conditions .................................... 14 Phase 2 Development Description ...................................... 20 2022 Background Conditions ............................................. 20 Phase 2 Trip Generation .................................................. 24 Phase 2 Trip Distribution And Trip Assignments ..................... 24 2022 Phase 2 Build -Out Conditions .................................... 24 Phase 3 Development Description ...................................... 31 2028 Background Conditions ............................................. 31 Phase 3 Trip Generation .................................... 35 Phase 3, Scenario A Trip Distribution And Trip Assignments..... 35 2028 Phase 3, Scenario A Build -Out Conditions ...................... 35 Phase 3, Scenario B Trip Distribution And Trip Assignments..... 40 2028 Phase 3, Scenario B Build -Out Conditions ...................... 40 Conclusions................................................................. 47-53 VDOT Scoping Document ................................................ Appendix Existing Traffic Count Data .............................................. Appendix SYNCHRO 7 Analysis Worksheets .................................... Appendix (on CD only) HCS+ Analysis Worksheets (Interchange Ramps) ................... Appendix (on CD only) - Gramione Office & Indusiriai Park - Traffic Impact Study aryra =Av r.—vaiC� �'uING File Number: 2760GC August 24, 2009 Page 1 List of Figures # Description Page # _Figure 1 Vicinity Map 5 2 Existing Traffic Volumes 7 3 Existing Lane Geometry and Levels of Service 8 4 2015 Background Traffic Volumes 12 5 2015 Background Lane Geometry and Levels of Service 13 6 Phase 1 Trip Distribution Percentages 15 7 Phase 1 Graystone Office & Industrial Park Trip Assignments 16 8 2015 Phase 1 Build -out Traffic Volumes 17 9 2015 Phase 1 Build -out Lane Geometry and Levels of Service 18 10 2022 Background Traffic Volumes 22 11 2022 Background Lane Geometry and Levels of Service 23 12 Phase 2 Trip Distribution Percentages 25 13 Phase 2 Graystone Office & Industrial Park Trip Assignments 26 14 2022 Phase 2 Build -out Traffic Volumes 27 15 2022 Phase 2 Build -out Lane Geometry and Levels of Service 28 16 2028 Background Traffic Volumes 33 17 2028 Background Lane Geometry and Levels of Service 34 18 Phase 3, Scenario A Trip Distribution Percentages 36 19 Phase 3, Scenario A Graystone Office & Industrial Park Trip 37 Assignments 20 2028 Phase 3, Scenario A Build -out Traffic Volumes 38 21 2028 Phase 3, Scenario A Build -out Lane Geometry and LOS 39 22 Phase 3, Scenario B Trip Distribution Percentages 41 23 Phase 3, Scenario B Graystone Office & Industrial Park Trip 42 Assignments 24 2028 Phase 3, Scenario B Build -out Traffic Volumes 43 25 2028 Phase 3, Scenario B Build -out Lane Geometry and LOS 44 A Graystone Office & Industrial Park General Development Plan Appendix Gramtone Office & Industrial Park - Traffic Impact Slud) G r��il:r.NWQY 2 N G I N2rPING File Number: 2760GC 0 August 24, 2009 Page 2 • 0 List of Tables # Description Page # _Table 1 Existing Levels of Service, Delay and Back of Queue Results 9 2 2015 Background Trip Generation Summary 11 3 Phase 1 Trip Generation Summary 14 4 2015 Background and Phase 1 Build -out LOS/Delay/Queue 19 5 2022 Background Trip Generation Summary 21 6 Phase 2 Trip Generation Summary 24 7 2022 Background and Phase 2 Build -out LOS/Delay/Queue 29-30 8 2028 Background Trip Generation Summary 32 9 Phase 3 Trip Generation Summary 35 10 2028 Background and Phase 3 Build -out LOS/Delay/Queue 45-46 Gra)wone Office & Industrial Park - Traffic Impact Snrdy em-u--[z6`W"�d4lAY L-mI r—m-nING File Number: 2760GC August 24, 2009 Page 3 OVERVIEW Report Summary Greenway Engineering has prepared this document to present the traffic impacts associated with the proposed Graystone Office & Industrial Park to be located east of US Route 11, north of the I-81 interchange, in Frederick County, Virginia. The Study is based upon a projected development program of 1,749,000 square feet of General Office / Research & Development and 570,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route 11/Snowden Bridge Boulevard (to be extended from US Route 11 to the Graystone Site). Build -out is anticipated to occur over three (3) transportation phases by the Year 2028. The proffered Graystone Office & Industrial Park Generalized Development Plan (GDP) is included in the Appendix section of this Report. Figure I is provided to illustrate the location of the proposed Graystone Office & Industrial Park development with respect to the surrounding roadway network. Methodology All methodology utilized in this Report is based upon an "approved" scoping letter established between the Applicant, the Virginia Department of Transportation (VDOT) and the Frederick County Planning Department. Documentation associated with this scoping letter is provided in the Appendix section of this Report. The traffic impacts accompanying the Graystone Office & Industrial Park development were obtained through a sequence of activities as the narratives that follow document: • Collection and evaluation of existing traffic data, • Assessment of background traffic (includes planned projects in the area of impact), • Calculation of trip generation for the proposed Graystone Office & Industrial Park, • Distribution and assignment of the Graystone Office & Industrial Park development - generated trips onto the study area roadway network, • Analysis of capacity and level of service using the latest version of Synchro for existing and fixture conditions. Note: I-ICS+ was utilized for merge/diverge analyses. ,��! �cG��[�:�`��19AY �f�G�C�����NG c,•n,,sJn„r' Office Industrial Park - TrnUc Impncl SJrrch File Number: 2760GC August 24, 2009 Page 4 GREENWAY ENGINEERING, mc. GrayStone Office Bit Industrial Park tiin<hrsrc,. l5.ginia 22602 FIGURE 1 5�gmeen..Swr�an Tekpiwne.� (540) 662-4185 aGn,i�omnauulSoaa. F.U. (540) 722-9528 Vicinity Map Project # 2760GC Fawdni N 1971 N.ww,green—g.— EXISTING CONDITIONS Greenway Engineering conducted AM and PM peak hour manual turning movement counts at the intersections of US Route 11/Crown Lane, US Route 11/Welltown Road, US Route 11/I-81 sorthbound ramps, US Route 11/ 1-81 northbound off -ramp, US Route 11/I-81 northbound on-ramp/Redbud Road, US Route 11/Market Street, US Route 11/Merchant Street, US Route I I/ FEMA Site -Driveway and US Route 11/Old Charles Town Road. Additionally, a 24-hour vehicle classification count was conducted along US Route 11, between Red Bud Road and Merchant Street, to ascertain heavy vehicle percentages within the Study Area. ADT (Average Daily Traffic) was established along each of the study area roadway links using a "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 9% based upon the current VDOT traffic data. Figure 2 shows the existing weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 3 shows the corresponding existing lane geometry and weekday AM/PM peak hour levels of service results. All traffic count data, Synchro and I-ICS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table I to show the existing levels of service, vehicle delay as well as the 95°i percentile back of queue, by lane group/approach, for each of the study area intersections. Grmwone Office & Industrial Park - Traffic Impact Said ""`'�, GGurrPftk1AY �,6�� 1pNEMC NG File Number: 2760GC '7 August 24, 2009 •J" Page 6 LEGEND O1 INTERSEC X (Y) AM PEAK. 1000 O EEE � � U a9�3l�gal �1g1��91 Ar ke ,µ°Op r q D F R ''s", N ro INTER TION Up �o e � w 1 h o a 3 (D 2a ,NQ&l) >>1 0 �0a � ,Ann'ns 0,0os, g O pro r,� J 6� 1 1 y^7 C FU RE INTER ION NSA GREENWAY ENGINEERING,mc. Graystone Office & Industrial Park FIGURE 2 15111, l ul Lone Il,nrlv���e, 'vainin 22602 „ 5� Telerh" (540)662.478J Existing (2008) Traffic Conditions Project # 2760GC d F..`r^.r++.n•:IS�mYa FAX: rSJO) 222--- F -2,d a 1971 Hww.g.rem�v)rng ram AWL LEGEND 1 INTERSECTION>< 10 .1.° I d C)Irlrycs N /tDllrl 7b1 f� LANE CONFIGURATIONS o�4� TRAFFIC SIGNAL �c 0 STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR)SIGNALIZED O I I * DENOTES UNSIGNALIZED CRITICAL MOVEMENT ����!) O INTERSECTION DENOTES FREE RIGHT -TURN 9 ARTERIAL LOS I LOS=A(B) DENOTES CHANNELIZED RIGHT -TURN NB - B (B) m �('�8� PiKe SB � A (A) d a�iPSbbr �n Oj rr� O� O 11 -0 �� fnr ?oh 11 m �✓ ARTERIAL LOS ,� NS -C(C) dq, vOo G y!ry SITE pl1' � a SB -C(E) o p o Eiq h a 4 5 O SIGNALIZED C > �W o 3 INTERSECTION LOS-C(D) oL�nr 2 n n F O E a £ �t�_c��� Vi60 1 rn�° •o tX ,.��om 'Ate ry� ]y ] 4 G�°r d g MO�nsbu 13 fir✓ " d SITE 19�G O SIGNALIZED INTERSECTION m LOS= A (A) ® SIGNALIZED INTERSECTION LOS- B (B) O W �� O UNSIGNALIZED 6 INTERSECTION Right INOut p SIGNALIZED �pl INTERSECTION O PiK� Only LOS=A(B) �m ��C-� 11 �O u( P Kc �nsb u+w bsbut z lJ LU] Lf ��l C J/S/�\' a Ci, 0 PiK J7 `///Vi/-'✓L � lP�l' 8 M°�nsbJl9 c o n Nofo: LOS only provld.d for critic., mov.monb. SIGNALIZED O7 INTERSECTION K_o UNSIGNALIZED INTERSECTION UNSIGNALIZED ]U INTERSECTIONR y�� PTION �`'�N >INTER �-+� C/� °av m 3 RAMP DIVERGE LOS- B (B) I RAMP MERGE + LOS- G(C) z FU RE t INTER ION N/A F4 RAMP MERGE t RAMP DIVERGE o LOS- B (B) h GREENWAY ENGINEERING, Graystone Office & Industrial Park FIGURE 3 151 H'L h, Hill Lane I{,_h.s , I ar;intn 22602 7 FAX.- 540)2 2-932185 Existing (2008) Lane Geometry & LOS Project # 2760GC d 1�, -,d Ln l5m.cn h'A.t': (SIO) T�2 9328 f<un'<d L+1971 xxx.A+renn alr�.cont • • Table 1 Gii-aysione Business hick 1,cycls of Sel-N-ice. Delay and Bach of Queuc (950/,) Results Existing Conditions Rll,llue ComillIcIm I ill rl,r,11.,1 AN I'fxl: If— PM i'f:n: If.. I.OS IIfhy Y„r, 1 1 Q„r,lf 1 feel lu ) afla)' LOSin, 1 •r) Q,I•Nf I f•rl l� 1 1'R NIT: US item• 11 Nil: i'artlNf Luxr Sit, C—n L.- T,urOr ('onl,.l: alu'.,u,.nc„ F7t I. D J1. 9J 11 R 66. :Slit Llt77t d 5+ UIn r\ J+ lain 1'11 Los A It tlTL c '-J+ 171t C JL 16fl Wit A 1. 67 f1 11 5, 111It \t71 R A I, U 11 A O R t\II LOS A 11 Nit 1.7Y. (• 3U,. )7 it U I!r !In Nit LOS C 11 Sit IfIR C 21v it it 1) 39, oit Slt LOS C !1 ONI:ILU.i, .\ U FRANTI: Vti R.— 11 SR: W'111 m, R,ad Imfn, Gullet, strr H—i.x 11IL f? %4, 19911 I 111 r. )tin LRlll Il IS, a211 C _L 33511 I'll IDS C• It Mit U J1, IUUn a J7r 1'.711 it Ir C J) v 10711 R !L, LSO fI MI ft Nit LIT. 1) is. if Ifl 1' In,. 211 it N'1t LOS it r Silt. 1' 91, 231 f1 f. 9or17111 SIt IR 11 It. ty 11 A are '00 50 LOS U }: (\'1'ltALL PS )t.mr I I SR: 1 YI Sit Rulxp. l luln, ('onl,.l: sln'aa,u, I.x RRT Flt Y. A • r. J: 11 ,\ --l+-- 23r•11 ,\ 2 r. i I 1 II A Iv Oil III LOS N7tL .\ I r 9 R A 6 N J) fl MIT m LOs A A Sit IT a JG, !6 fl U t;, J I R NII'1: ,, Ix On ,\ 1 On Sit LOS A A OVERALL A A Fit MI: OS Ro.tf 11 ,,,B: I-si NR ofLR.,xp Oufflr l'am.l: SIrn.Airutl.n ITAVII: I'S It.. —I I Nit Sit: R•d 11 1 Rd I -NI Ill On Rang Tlarnl C'oul,ol: Slrndl.atl.x F.R'r A i_ 1 171 f1 A i a +_i IIJ n IT LOS A A MIT A i 1+ 1611 II IJ, 18711 NNT LOS It R NRi C J2+ 1911 O J1, it rain ,\ a, loll 1al C 2J r UI n ill LOS C O O\T1L\I.I. F71L FItT I711'• 11 A \ Ir A I. 01t It .'ill JJfl A 1, Jn VII LOS A A WRL A 1 5, In A 6r 7tl 6TT A ISII ,\ 72 n t\ll R A 1 , 1 11 u It LOS A A Nit I.77: C JJ , 5611 O 55 1 I4611 NII LOS ONITALL 1:11 NIT: OS R.,- I I Nu: Ju.v den II.Mg. itl.d %R: Nil, ,1-11 Sttrrt Ilan, (•oxo.I: sln�alir aliml III II II. J2 It R J2. ao 11 F7tT A Jr :!ft A 8, is ll IatR ,%On A I. on i'IILOs A A Wit C )1. 26 O !o, 5If MIT 1t la. IU!it C J2r 115fl N\7, 1t ,1 Jr 1%n A '<' 22fl N%It LOS It NR I. C )!v Eft O 19v !2d NRT A 1 + 011 A 1 , 6 n Nit 1.05 .\ A Sit]. C 1 31. 12R D <Lr 22 Ct SIST A 1, 011 C dlr !a (t .;It it SR LOS A c (CI.1tAI.l, 11 11 ni mm: its R.— I I sit:1}sl.\ SItrlllA ram i,um, c.mul: sl.psiv, Fist. F7tT .v 9r Jn N'A N4\ N',\ ,v er nn N'A N'A N'A 1'I1 LOS NA N'.\ MIT N'A Nh\ N',\ NW N'A N'A 1tlt P. N',\ 11'A N4\ N'A 1\I1 LOS NIA N'.\ slf 1, II 12, Un II 12 9R 9111, N'.1 W.\ N`A Nb\ N"I NS1 SIt LOS It R Ml: Old ('M.x1n l.wu R.ad SR SII: its R..(r 11 Tlafn, C'.xn.i: Sl.p SIP, 1t71'1. It I). 100 U 1(, loll t1T R Nh\ N4\ N'A I No\ 4"\ NS\ %\It LOS--- It -- R NIIT N' \ WA N'A_ Na\ WA tat R _H'A N :\ NS\ WA_ W,\ N'.\ NIA — Nil LOS NIA f1'.\ SRL SIVr MILOS FJI-Lrn,a.rt,NVR-,c„rouat till-rclenJ.,+nn. ao-n,annmmw, a ux.,....... . , GIMMMAV ENIC MCUNG Gra)n'tone Office & Industrial Park - Tra(fic Impact Study File Number: 2760GC August 24, 2009 Page 9 PHASE 1 TRAFFIC ANALYSES (2015) The proposed Phase 1 development is to include 680,000 square feet of General Office / Research & Development and 220,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route I I/Snowden Bridge Boulevard. Phase 1 is be built - out by Year 2015. 2015 BACKGROUND CONDITIONS In order to determine the 2015 background traffic conditions, Greenway Engineering increased the existing traffic volumes, shown in Figure 2, using a rate of 0.5% per year through Year 2015. Additionally, all trips relating to specific fixture "other developments" located within the vicinity of the site were incorporated. Greenway Engineering has provided Table 2 to summarize the 2015 "other developments" trip generation. Per the VDOT/County approved scoping document, Greenway Engineering utilized the following sources for establishing 2015 background trip generation: 1) the 7t1i Edition of the Institute of Transportation Engineers' (ITE) Ti•ip Generation Report was utilized for Bishop-Amari, Rutherford Crossing (remaining parcel only), Adams Commercial and Easy Living Associates Commercial Property; 2) VDOT residential rates were applied to the Snowden Bridge development; and 3) Rates derived from a trip generation study (by Greenway Engineering) performed for the Fort Collier Industrial Park (approved by VDOT/County) Nvere increased by 15% and applied to the North Stephenson Tract (Omps Property) development. The Fort Collier Mdrrsh icrl Park Trip Generation Study is provided in the Appendix section of this Study. Figure 4 shows the 2015 background weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 5 shows the corresponding 2015 background lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and I-ICS+ levels of service worksheets are included in the Appendix section of this Report. 0 G6uC CE',.rV61AY E,V01NEEHING Crum -tone Office ct, Indtisurial Park - Traffic Impact Slucly File Number: 2760GC August 24, 2009 Page 10 Tahle 2 2015 Background "Other Developments" Trip Generation Summary A I Peal: (lour "I PAI I'enlc Hour Code Laud Use Amount In Out Total In Out Total Not Stephenson Tram (Omits Propel ty) LiJd hubiddnl • .100,000 SF 57 45 103 36 63 100 1.381 Sub -Total 57 .15 103 36 63 100 1,381 1006 reduction for trips interacting with Rutherford Crossing 6 5 10 4 6 10 138 Total Trips 52 41 93 33 57 90 1,243 Smowde❑ Rtidge (Formerly Stephenson Village) 210 Sinde-FamilyDetached 144 uuils 29 83 110 94 55 1-19 1.439 220 Alnutmeut (SO4b \•T)OT+201. T 220) 27 tutits 4 16 20 25 14 33 359 230 To%vnhouselCondo (80°o VD0T+20oorM- 220) 29 units .1 16 20 16 9 25 2.16 Total "New" Trips 36 114 I50 134 77 212 2,044 Bixhop-Anuui Parcels (Route I VOW Chan texto)ut Road) 814 SpecinityRetnil 15,000SF 31 20 50 25 32 57 679 853 Couven. Nmt Ndq)umps 16 pum 1w 137 137 275 154 154 308 8.682 932 lI-TReslmunnt 5.000SF 30 2S 58 33 21 55 636 Sub -total 19S 185 382 212 207 120 9.997 Pass -by Trips 40% (Code 833) SS 53 110 62 62 123 3,473 Total "New" Trips 143 130 273 151 146 297 6,524 Rutherford Crossings (Reinniniug Development) 850 Groceiv Slot e 50,000 817 lilt 73 187 275 26.1 539 4,7.19 Tolnl "New" Tdlu 114 73 187 275 264 539 4,739 Adams Conunercinl 150 Wnrehousine 120,0001mi1s 73 17 95 19 57 75 792 151 Self-s,,rvice Storage 1,10.000 units 12 9 21 18 17 35 33.1 710 Office 120.000tutits 191 26 217 36 177 213 1,535 812 1luiidin 'Lumber Store 25,000 SF •1-1 21 65 59 67 126 1.024 860 \\9iolesnle hfmket 150,000 stud .11 3.1 ,5 14 17 32 1.010 Total 366 107 473 146 334 431 4,695 Easy Lhing Associates Commerciol Pi olmIN 151 Self -Service Stornge 35.000 SF 3 2 5 4 4 8 82 710 Office 35,000 SF 71 10 31 20 98 118 59.1 S20 Retail 45.0003F 59 38 97 177 192 370 4,0-t1 353 Couven Mail w'.putnpg 16 ptmnps 137 137 275 15.1 15.1 308 8,632 934 Fact Food %v/ DT 5.000 SF 135 130 266 90 83 173 2,481 .Sul. -Total 406 317 723 446 331 977 13,880 Pass -by Trips 13 % (Cade 820) 12 12 2.1 .16 .16 92 1.010 Pass -by Trips 40% (Code 853) 55 55 110 62 62 123 3.473 Pass -by Trips 40% (Code 934) 53 53 106 35 35 69 992 Total Pnss-by71•ipe 120 120 2.10 1-12 1.12 285 5,475 Total "New "'I.HI 236 197 483 1 303 389 692 10,405 • Trips ,u e teased neon n ales deii\,ed front "nchial" traffic counts conducted at n similar site., lliese i ales )\,ere utcremml by 151,b Per 5copu12 1•01,111. Grapelonc Office & Induslt iai Park - Traffic Impacl Sludti 00,HUEWAY EHQI EC-R1NG File Number: 2760GC August 24, 2009 Page 11 LEGEND p9p OI INTERSECTION ■ 10 �y Old Clrltrlea X(Y) AM PEAK HOUR (PM PEAK HOUR)lorr d ]00 DENOTES WEEKDAY AVERAGE DAILY TRIPS(ADT) 0 �,r ryti b, hFn` ! 11 1 I• 9 N � �, 7' rjiJ f' � 3�\1 bol Mad 8 lei dj r�'r G/ R` 12 ��°��� 7 rho 11 ✓ ° ✓ m A6 y 690 6'r• eo^bN 6 G'1 SITE ga� ,gA0l,A9y6� m <,y, 15 Oa 5� 4 C� 3 3 oNh L-04 2 `vNp p�6 1 $ nhe 14 A cl�l, lea 1p222 2252 �� 13 N � C.SITE ,y w l p0618a1 m O O O i 11 Aly�yl 0� �, 6b lbl 3 Yn o Afo tAa�n ■ � �t 'µQ P b u` Ptw° � ti'`dnSl,AyS��p� 7° ,?✓ '• t °�°5bJ �g90 o O �A�51y1 p1 11 \'sb� w° °moo �,� h�b`11, os° Ji P rc Al °30 °� �, b ba�lgy�l Q,rO Sb 3 �O . Q o� �"�` �i c,��0 .r- b Ny �^ �a 1n1 `rs0 /ice °C, A a �y �rr G/IjJ 31I � J�y °•Chonos TI76T� ° M � o� /yam ems° b" t N/A 1 y O � DF J GREENWAY ENGINEERING, w. Graystone Office & Industrial Park FIGURE 4 Isl nsn.ry )rrrl.,n� nsnd,u,�., t v}�'n1n 11601 T&FAV.-340)7-9528E5 2015 Background Traffic Conditions Project #2760GC d f v-.-,.•_lSmYn FiL\'• (SJO) 712-931d fa.-Sd kr971 �i.�v.green,.n)rn-q.enm LEGEND 1 INTERSECTION # Qc 10 itl clln ales To lie LANE CONFIGURATIONS d TRAFFIC SIGNAL I• nJ S Sti0 RTERIAL LOS Q STOP SIGN NB - A (A) SB . D (C) A (A) AM PEAK HOUR (PM PEAK HOUR) I SIGNALIZED �k DENOTES UNSIGNALIZED CRITICAL MOVEMENT b1yn�' O INTERSECTION DENOTES FREE RIGHT -TURN 9 T ERI S ARTERIAL LOS=A (B) a DENOTES CHANNELIZED RIGHT -TURN I I B (C) U v�hoh -"- � SB - A (B) �t[,II,J hn fib �l� a� mL:l/i Plxe 8 �n5bUt9 3 11 12 J��r, h6�Z 7 r} h ,orl 11 a ARTERIAL LOS w ( l• 15 SITE NB=C(C) SIGNALIZED C'h0k 3 DL-0�c 3 N ' '------ INTERSECTION LOS- D (E) 2 go C) 1 rrle AletlI 1{'a 14 13 SITE 11 e V SIGNALIZED O !n INTERSECTION SIGNALIZED ® INTERSECTION O UNSIGNALIZED © INTERSECTION m LOS- A (B) LOS= B (B) SIGNALIZED o NO) RightI nlOut Y Pal /> P�pl 11 INTERSECTION LOS=A (C) _ lAnPAO r�j✓ m o 11 tj V// NoW LOS only provided for critical movements. Q� R� UNSIGNALIZED ° F? INTERSECTION 'E ` SIGNALIZED ti�j LC`i ,al do tom// SAP SIGNALIZED INTERSECTION o O�. �.� SVot kOi No INTERSECTION �iv ifs LOS-B(C) LO(C) SS B UNSIGNALIZED INTERSECTION INTERSECTION el �d Rlpltf In/Out Only V!J/1 °b 11 •`r1�' �1Q' 11 Lq,� � °spa 11 11 Note: LOS only provided for critical movements. 11 12 13 ® RAMP DIVERGE LOS= B (B) RAMP MERGE LOS= C (C) 0 kbo 4OO ►� f N/A o I4 t� m0 RAMP MERGE LOS- C (C) + DIVERGE RAMP LOS. C(B) OF Note: LOS only provided for critical movements. GREENWAYENGINEERING, ma Gray stone Office & Industrial Park FIGURE 5 �{ I4 inrhu�rr, l v i+ La 22601 s��m (340)662-4185 2015 Background Lane Geometry & LOS Project # 2760GC Ll:• (540) 721-9528 F—f,.' k, 1971 www•.gnr )M g._ 0 0 PHASE I TRIP GENERATION Per the VDOT/County approved scoping document, Grecnway Engineering determined the number of trips entering and exiting the site using rates derived from trip generation studies (increased by 15%) performed for the following existing developments: 1) "Avion Business Park" located in Fairfax County, Virginia and 2) "Fort Collier Industrial Park" located in Frederick County, Virginia. Table 3 is provided to summarize the total trip generation associated with Phase 1 of the Graystone Office & Industrial Park. The Avion Business Park Trip Generation Stud y and the Fort Collier Inclustriol Pork Trip Generation Slrldv are provided in the Appendix section of this Report. Table 3 Proposed Development: Graystone Office & Industrial Park Phase I Trip Generation Summary Code Lind Use Amount In AM Peak (lour Out Total In I'M Peak (lour Out Total ADT Office / R&D 680,000SF 301 27 328 49 228 277 3,257 Manufacturing / Warehousing' 220,000 SF 32 25 57 20 35 55 760 Sub -Total 332 52 385 69 262 332 4,016 10% reduction for trips interacting with Rutherford Crossing 33 S 38 7 16 33 402 Total Trips 299 47 346 62 236 298 3,615 ' T rips ire based upon rates derived from actual trauic coums conaucieu m it ssnnmr sacs., i ucsc nn ,vac „ , y , -1", —.,P„,b PHASE 1 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved scoping document, Greenway Engineering utilized the trip distribution percentages shown in Figure 6 to assign the proposed Graystone Office & Industrial Park Phase 1 development trips (Table 3) throughout the study area roadway network. Figure 7 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 1 (2015) BUILD -OUT CONDITIONS The Phase 1 Graystone Office & Industrial Park assigned trips (Figure 7) were added to the 2015 background traffic volumes (Figure 4) to obtain 2015 build -out conditions. Figure 8 shows the 2015 Phase 1 build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 9 shows the corresponding build - out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and I-ICS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 1 to show the 2015 background and Phase 1 build -out levels of service, vehicle delay as well as the 95t11 percentile back of queue, by lane group/approach, for each of the study area intersections. Qwiwone Q ice & IndurlHal Park - Traffic Impact Slit G{;tir_-C-WAY 2WGIN[M-2 RING File Number: 2760GC August 24, 2009 0 Page 14 Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd Merchant Street at Route 11. The percentages shown on this * Includes 10% trips to/from the Snowden figure are based upon the remaining development (90%). Bridge Residential Development GREENWAY ENGINEERING, mc, Graystone Office & Industrial Park FIGURE 6 -1:77lsl a i �• x,11lair B inrhairr, 1q,W. 11601 Fr :11 1mr TrFAX.'fJ•(S+0)-9528R5 Phase 1 Trip Distribution Percentages s r ,z.m,r.�ls,ni«a Tex• rs+o1 0) 662- 1 Project # 2760GC F-2,d i, 1971 h,.w•,lt,•rn nn)rng. cool LEGEND OI INTERSECTION# c,A1 10 Old X (Y) AM PEAK HOUR (PM PEAK HOUR) 4`1e. ohlChn"d lurid l N 100 DENOTES WEEKDAY AVERAGE DAILY TRIPS(ADT)�<`c ry6h n N ID t- la A**- P µO a 1112 i��h� j0 7 11 j m r^�/1/l b�^ 361 6 1. / a ira SITE w O � v 15 o Nx 5-a ao v 4 ° C 3 3 CN o F,P N = �<a a a n 2 16 � 11g91 PIµO � 90h 1 r$cllV 1`4 '1jlc 2�1 14 N �, A°�lnsbU R 13 SITE 1 5 m �611 iy m y �1 o3 gA�al .I�110') 11 rr ki� 3 21 �10 Qw oho ' 0,111 0 Sit �p7 ry1 Sy � �O ac5 ah L 0/1 aC� �gll�b.0w ,� �to H G1 g %yJ�� 67ao N F0,.owdon Bdd o Blvd 1 Fa o ,j0 9 SO W 02)]99�� p� �.-. 0 06` a GREENWAYENGINEERING, II+o. Graystone Office & Industrial Park FIGURE 7 I5I I L iml)- IIdI Zane If indrrrrr, V.,SWa 22602 Tdp). nr.(340)662-185 Phase 1 Development -Generated Trips Project # 2760GC d Fin.u-r n_iSm;ca FAX: (340) 722-9J28 F—drd m 1971 .,.+c.A+rrm,nlrgsom LEGEND OI INTERSECTION# 10 Y� Old Ch1•� 4` oil I, t(s N X (Y) AM PEAK HOUR (PM PEAK HOUR) lion J` co 100 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADn o ��Sr`ryti�bCV 0 9 ��'ll�OA�tip�9l 121 11 fD ✓ J g21 �rV �Vo � 7261 65 a SITE � 1�991 p8 118<,bl�1ltib�y c O E 5O�d:� �x L� 4 v M o ^ry0 O m cr�ko 3 Lyric Z 3N �, `"• b 16 s3 �,tip13�6 5�a1 bl w 8 1�p♦lnsbd p\µo ' o�D �0� l ycrlp y+cc q 14 '�' ', 1 I),yl. 1pA93 13 co SITE w 1 J `Atii� bti �► m� O ® �2 ti591 A �111�tip91 11 A bo1 P\µo V*6 rno 1`,�0�L11J1 1�1�ary� ��Q � ltigal�allp & ��9 0 o �4\,101� coQµo c3o'/s` ��r;9,��,c5o� ,P 'r b�����'��`�Z,aNch 030� �,a�5pJ lk 1 � yv 1110)q09 go,�,,ry� �b 1 ] 12 � +-�• 13 14 � i I5 � � oo s� a o c� A `_ S 1 �nowdon Brid a Blvd t^ w N S � e o i` � �/aJ ( �_1J (28)193 f??n C Cep 5ti (B)() (42)199� O o 0 0 m ® � J v GREENWAYENGINEERING,Imc. Graystone Office tot Industrial Park FIGURE 8 ISI \s n,t Irrrra u I4'uuh.w, Y XW. 22602 Tr FAX. (5 040) 0)7229.528 2015 Phase 1 Build -out Traffic Conditions Project # 2760GC FA.Y.� (S10) 711.9528 Fa.n:<d i� 1971 H»»•.Frr<nM�rr\G [om LEGEND OI INTERSECTION X u�u LANE CONFIGURA77ONS �i TRAFFIC SIGNAL 0 STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) dr DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN I I ARTERM NB=C SB =A NB=C SB=O C O SIGNALIZED to INTERSECTION O SIGNALIZED INTERSECTION mLOS= A (B) LOS- B (B) rJ Q �f o' {�/ P wo S"31 a 2, Q V�o Q� � �LLe cSo SIGNALIZED INTERSECTION his 4 ? LOS- B (C) n C'J UNSIGNALIZED INTERSECTION Right InlOut bo Only 11 Note: LOS only provided for crltical movements. I1 12 ® 13 1® RAMP DIVERGE LOS- B (B) RAMP MERGE v LOS= C (C) mm tt RAMP MERGE• LOS= C (C) +_ RAMP DIVERT LOS= C (B) to a, IdC)Inrles' ri rr„nd rnw Jt V r1t'S RTERIAL LOS NB a A (A) SB -D(C) 11 O SIGNALIZED .( INTERSECTION f, LOS= A(C) psbu n ]1 �15 0 SITE SIGNALIZED ,(r INTERSECTION LOS- D (F) c u G� bdr PiK 0 n d SITE 191G� � m O •Fy © UNSIGNALIZED INTERSECTION SIGNALIZED m \�� Right In/Out INTERSECTION � Only LOS- A (B) f� � �aN °i9Prµo �/�jjj//•-�r�/ t` Note: LOS only provided for critical movements. �e O ,r. UNSIGNALIZED 1 Q� Fd INTERSECTION WO iqQ\ SIGNALIZED QL Nc5 INTERSECTION OhO°os To 1 UNSIGNALIZED UNSIGNALIZED INTERSECTION , Q� a INTERSECTION hUo � ti A(^)� �b "� �VI lint Snowdon Bdd o Blvd GREENWAY ENGINEERING, INC. Graystone Office & Industrial Park FIGURE 9 IS) W� Hdl Lanr M4 hrirrr, 7'ginfa 21602 TFr' (340)7'�.SW 2015 Phase 1 Build -out Lane Geometry & LOS Project # 2760GC 6 Fi..ivwwd Smvr. FAX, (S10J 722.9S2a rnuv'rl l, 1971 ww�.grzrnwa�rng.ram 0 0 Table 4 Gra\•stonc llusiness Park Levels of Scrvicc, Dclay and (lack of Quctic (95%) RCN111ts 2015 Ilhase I Background and Build -out Conditions 201$Itarl:CaouuA('uuJ111oR, Phut,1Build mlCon,111lom_ h•,.,.trtl•u AM I'.al. If- 1'M link Ilex, AM P-1, If.. I'M P,A It.. I1rla5) Qn..r) LOS Iln rt, IL, f 1 I.OS I U,lay Iltt .rf) I)ut,tr IL, Ertl) I.OS 1)rtar QururJ Iln 1O) Ilu ferl 1.08 ilriaJ') 10t,rr Qutur Iln frrl) FR"Ili IS R.... It Nil: Pord.. 11m, SR: CI, vv l.:.u. IIv101 C-14: Up.akroR.v Fit O 9IUJa i' 98, 109fl U 1'Je IOIN F lUs: 275fl F.B'IR A Lr F.1 A Sr :12a A 186fl A /,. :sOfl 1'111.05 .\ It ,\ 11 6711. C I 21r I7N 1) 16, 16 It a 10. 2,6 C )sr 11R Wit A 6. (•8n C 20, 185n A Sr !Ga C 31. 200A WTIit A 1. ON A 4, 0n A 1. oN A I. On M"It LOS A C .\ c Mt LTR C )S, I:n U Itr 311) C 1 1:. 4:11 P 38, In NII L0S C U C' U 5111.71; c Ion •C 1, 79+ 851) c it. 18N c 15, -96 SIt LOS A It FR 1171: ICS Hom. 11 ]..in, C.xn.1: 51p•aetaUw EIAL F 84 inn, 5+ In 11 F IJ). 64it F IUr 1%Sfl Fll'IR R Il r :61 0 (' 21 . 19111 I 15 r 111 it n 19. J82 it I'll LOS C 11 1' 1, WR 1. F !8. 1J2 II 1: 'Or 13611 1) I8, 12111 I) 17, 86N 1iT1T D !l, $15 91 1' 8sr 1 817n C 14. 52611n F ].Is. 8160 Wit. E. A _9N A I, Jx 11 .\ )r I! ,\ 5. SIH Nit LIR I, 5L•In P 1!2, 211 it a 3, 121n F its, 192H NR LOS 1) F 11 9' :tit 1. F 26! n P 159 r 5361t F 1:9 r 7711 I' Ik5 r !W H NItTR A to. 6: II C 21 r I51 It U I l r 4/ n A 9 r %2 N SII LOS D /' II F ERA11t: L'S R.W. l l %it: 1$1511 Rm„rr nw, c--t:slp,.,kzmlau BIT A J+ 69 r, C 1 r $,)1 i1 .\ 9r JUI II N I3r 172n Fit A J+ 331It I.oit A 1, J7!fl .\ 1. off 1'111.05 A It A 11 %%itE 0 11, 61fl b 39r !8Un it Ur. 906 1) !1, 3910 _Mt -1 A J, 19)fl ,\ Jr 278 it A 5+ 151a A tr. 11811 \171 LOS A 11 A N Mt LT D Jt. 1J2n F 37r 2O0 f1 a JIa 171 I1 F 7J r. 259A sn'I; .1 Ir. un A 1, ON A Ir Oa A sit LOS A If It C' OITRAI.1. A II A ll f:R \13t: US Ram. 11 ,B: I-SI Ni101f•R" Tlafnr Covtr.l: Slpunzull.n FIVE A 10, 374 11 A Sr 41 t1 A Jr Jl fl A 9v 9611 Fit 1.03 A A A .\ 11T1'T A 2 26N A 5, Wit A 2r 16fl A J, SON 11 It LOS A A A A Mil. D )7, 2o2N U J1r 2911t U 1!r 2Wp U JUa 2770 NitR C If•In 'C` a 17a )loll a 76, 211a a J7,. 105n Nit LON n 1) Il rlNTRALI, B N 11 R En 1171: 115 Rom. 11 NR FIB R.J Bud RA i-SI No Ov R.., Ttvfn<Covu rl: 5lp,di-16v Fltl. IiI"r Fit R A A :+ I r k6H 5%N J 11 F A Al 119r 1r .I 169n 6N Il A A to. 911t Jr 5)N U ,1 slr Jr )78it [,Sfl Ell LOS .\ 1) A II lq,L A IIt It 15, Hit A Ir la It Isr I)It %MIT A 1! it n 1". 201 it 56 n R 16 r 261 9 Wit It A Ir Oil A 1. 80 A I, oil \\R LOS A It 11114 LTR 1) 17. 6(,N F 67, 178(1 C )1. 69 ft R -,1, I926 Nil 1.OS C E C' E o17•la\LI, n c• A n F:It \\lt: Ns Hout• 11 NR: Sn.,•rrn R,la¢. n SM SI-L.rn Surrl T1vfn, r'w•1,.1: SIp.aLra,l.0 ER L C 20. 0 it P 1' 11 n c 26 , 9211 c 12 r 200 n FIAT A l r III fI .\ 8 1'6 11 A 9 r 128 0 n 12 • I81 If FRR A Ir 161, .\ Ir J11 A It II A Ir 1 7n 1,111.0s A 1t B it \171L 11 J0. I9n 50, It 1, 1)45a IS 11 a ILr :9N \\7l'! II :o r 176 N _a__ C 12 r 112 I1 C 21 . 199 n II 15. 307 0 \1TIR A J. ell A ) 1711 Altd Jr 2111 A •c I611 %Nil LOS R C 1. Nil I. II J9r 19n I) it, 1211 O 17, IS 11 I) to. 1030 NItT a 36. 1!It I/ Ilr Ifi 11 C 33. 2111 I) J', soh MIR B I7r 2611 11 Ix+ :5H II H. 2811 I, to. !9n No LOS c c• c' c• MlL a I for is 11 56a 1011 II It, 26n a 11. 910 NAT U 1flr 17n O .u. Itln U 1J� 5511 U Ila 26n 111. 11 1'. )1 t1 11 1)r 75n ❑ 16. 42n It I-, v 71n OVITALL It r.• C C FR \1 H: US R.... 11 sit: 1TSL%sk-W-.2 ❑a1111 C-1.1: step Slp, 1:111. -R' Sn l0, ON ❑ to.5a A 10r on HI 17s'f _ Na A N'A N',\ N' \ N A N'.\ Nh\ Fit LOS N'.\ -A N'.\ N'A N'A \17tT N'A I N'A IVA N',\ N'.\ N6\ N'A N',\ N',\ N'A WA MA %M It 1 N'A N'A Nh\ NL\ Nh\ NL\ N'.\ N•.\ N'A N'A NA \\R LON N A _ M.\ N'A NIA 511L C 1 16. 1 1it c I n. 1 1911 c Vr 1N 39n NIAR 21 A N A l 27�A N',\ N'A N)A N'A NS\ N�A NSA tt'A N',\ MI LOS C' (' ( C alt: Old ('kat lt, iron R.ai NR Sn: rs R.a 11 I1vm1 <'..11 .1: SIp,aAratl.v 11LL it 19r 161n F 48. 23711 C 2r 2m, F 91a i63N \171 Y. A Jr :2 It A 9r J7fl ,\ Ir 2:p A IOa 1:a MILOS n A ❑ C Nlt'I' It 14, 16511 Il IS r J!711 It 16 r I8411 11 15. 5110 NBA ,% J, 'In C :3a I6G It r1 11 27n - - U IS ,. :98n till LOS It i1 _ it C .11L 11 16. %111 11 93,_ 151A It 19. LIn h P,Ir 158n NBT 11 15, I^n A 7r 1!6n It 19, !11 r1 A 173N 5U I,OS It C it c 0%TRALL ❑ C ❑ (• rR-ran,,awt. ttR-),r•moo:.,.nu-no,m•,o,.,,..,..-.,�,,,,..u,,.. ,. •...,.•.,,,,.... , Grmwone Office & h7dUstriai Park - Tra f c Impact Study Q. N2EN 1UAY UNGINEEnING File Number: 2760GC August 24, 2009 Page 19 PHASE 2 TRAFFIC ANALYSES (2022) The proposed Phase 2 development is to include 1,130,000 square feet of General Office / Research & Development and 370,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route 1 1/Snowden Bridge Boulevard. Phase 2 is be built -out by Year 2022. 2022 BACKGROUND CONDITIONS In order to determine the 2022 baclground traffic conditions, Greenway Engineering increased the existing traffic volumes, shown in Figure 2, using a rate of 0.5% per year through Year 2022. Additionally, all trips relating to specific future "other developments" located within the vicinity of the site were incorporated. Greenway Engineering has provided Table 5 to summarize the 2022 "other developments" trip generation. Per the VDOT/County approved scoping document, Greenway Engineering utilized the following sources for establishing 2022 background trip generation: 1) the 7°i Edition of the Institute of Transportation Engineers' (ITE) Ti-ip Generation Report was utilized for Bishop-Amari, Rutherford Crossing (remaining parcel only), Adams Commercial and Easy Living Associates Commercial Property; 2) VDOT residential rates were applied to the Snowden Bridge development; and 3) Rates derived from a trip generation study (by Greenway Engineering) performed for the Fort Collier Industrial Park (approved by VDOT/County) were increased by 15% and applied to the North Stephenson Tract (Omps Property) development. The Fort Collier Industrial Park Trip Generation Stttdy is provided in the Appendix section of this Study. Note: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route 11 opposite the existing 1-81 northbound on -ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract (Omps). Figure 10 shows the 2022 background weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 11 shows the corresponding 2022 background lane geometry and weel<day AM/PM peak hour levels of service results. All Synchro and I-ICS+ levels of service worksheets are included in the Appendix section of this Report. Gramione Office (k Industrial Park - Tra(Tc Impact Study ariaGCiwAY ENCH EL-MING File Number: 2760GC August 24, 2009 Page 20 Table 7 2022 Background "Other Developments" Trip Generation Sumn ml.' \AI Penh Hour I'M rellh Holu Code Lmul Use Amount ADT III Out Toull In Out Tolnl Notilt Stephenson Tract (Oulps I'ropeny) Light Indush inn 600.000 SF 115 91 206 73 126 199 2,762 Sub -Total 115 91 206 73 126 199 2,762 10°6 reduction for trips Interacting with Rutherford Crossing 11 9 2/ 7 13 20 276 Toted Trips 103 82 185 65 114 179 2,486 Snowden Illidge (Fonnelly Slephetlsou Vill"90) 210 Single-Fmnily Deinched 288 units 53 158 211 175 103 278 2,877 220 Al mhueut (30%',T)OT+209;rrE 220) 54 units 8 28 36 38 21 59 569 230 Tox%idnouse/Condo (80% \'POT+209;ITE 220) 58 units 8 30 38 31 17 48 481 Total "New" Ttpps 69 217 286 244 141 385 3,927 Illslwp-Amid Parcels (Route I VOW ('hmlost o%cu Road) Slit Specially Rctnil 15.000 SF 31 20 50 25 32 57 679 853 C'om•en. N1011 Wimunps 16 puuyls 137 137 275 15.1 15.1 308 8,682 932 H-TReslmuPill 5,000SF 30 28 53 33 21 55 636 Sub -total 198 185 332 212 207 420 9,997 Pass -by Trips 40%(Code 833) SS SS 1 /0 62 62 123 3,473 ' Total "New" Trips 143 130 273 151 146 297 6,524 Rutherford Crossings (Renmiubtg Development) 850 Grocery. Store 50,000 SF 114 73 187 275 26.1 539 .1,739 Total "Ness" 'clip. 114 73 187 275 264 539 4,739 Maim Conunerclal 150 Willellollsmz 120.000units 73 17 95 19 57 75 792 151 Self-Selvice Storage 1.10,000 unit" 12 9 21 13 17 35 334 710 Office 120.000 units 191 26 217 36 177 213 1.535 812 Ruildina.2umber Store 25.000 SF 4.1 21 65 59 67 126 1,024 860 \1'holesale hkdi et 150,000 stud. 41 34 75 14 17 92 1,010 Total 366 107 473 146 334 481 4,695 Ensy Llsing Associates C'otntnerclul I'ropoiy 151 Self-service Slot age 35,000 SIT 3 2 5 .1 4 3 32 710 Office 35.000 SF 71 10 81 20 98 118 594 820 Retail -15,000 SF 59 33 97 177 192 370 4,041 353 Coll eu. Alma sv'.puagls 16 pumps 137 137 275 15-1 154 308 8,682 934 Fast Food w/ DT 5,000 SF 135 130 266 90 83 173 2.481 Sub -Total 406 317 723 446 531 977 15,880 Pass -by Trips 23% (Code 820) 12 12 24 46 •16 92 1,010 Pass -by Trips 40% (Code 853) 55 55 110 62 62 123 3,473 Pass -by Trips 40 o(Code934) 53 53 106 35 35 69 992 Tom1 Pass-by'fiilm 120 120 2.10 142 1.12 285 5,475 T'otnl "New" T•11 n. 286 197 483 1 303 389 692 1 10,405 "Trips are based Upon rates derived li om "nchlal" II,"WIc counts conducted of a suutlot' slle.. I uese rates were ulcreosen uy 17T0 pen Ocopulg rurlu. C' cT,maarowAY 2N01PJ5.raR1WG Grmwone Office ci Inchislrio! Park - Traffic Impacl Study File Number: 2760GC August 24, 2009 Page 21 LEGEND rytiA 0INTERSECTION# 10 OIJ .�° Chn,•I c8 N X(Y) AM PEAK HOUR (PM PEAK HOUR) 4� ollll lor,J o� 1000 I DENOTES WEEKDAY AVERAGE DAILY TRIP S(ADT) 0) s` tia L/ �F4t r., r IL 11 Q o m 9J N � ? o 3lA p511 \k° �1ti�lMu°{ p 61 In^ J/^����/�/ �� tIt Il 12 Jrrn�r�� 7 rho,rv°� • ✓ 1 r 733 �9 6 (�rlfi,.v15 SITE 9 A95� g. .. °99�)k% y O E po � 3�8A 5 s'1 a 4 s ° �°� alp O� \• OZ a� tAnP 2 3 11886 c RP°III — J a3 tio91���5311 �1, L) p K e ry" �a n'O o .mac �SbUI ✓ � Mo 'o 3ti ] '1/io 4R A$ Rc/`` 1 VyI, 1p1p6 w 13 14 N J CP SITE 11 11911�1A5 �� �✓ o �i, •'��'L�l3�oll 11 1] :ECTIONTION] ti o9�05) �bol pew° sb0 N j REL OC D i IN .pitr °SbJ`1,�,b15ti� 1A0M1n5 11 �g9 11 l,0��96 1,A,61�0A9 l5 O �l o �55��,b��l �Oo p •nsb FJ `p w° Qw L ry1 5'0J TO � s f ■ '4 Z N/A y O 11 y R C J GREENWAY ENGINEERING, mc. Graystone Office & Industrial Park FIGURE 10 151 Hln4 I1ill Lane 1{uichurr,, V,7,mla 11601 Iir v�Sv+gw� T FAX.(:(540)66328 2022 Background Traffic Conditions Project # 2760GC n FF---.rr,.ul5c.++cn 1'.la': (S10) T17.9518 Fa.v:ed In 1971 r��r•.A+rrn�vlr�µ.mm LEGEND , 1 INTERSECTION x 1 e d C11111-lc5 Itolld�° f� LANE CONFIGURATIONS 0�4 Gs+ TRAFFIC SIGNALLOS �145 RTERIAL NB = A STOP SIGN O O 9 (B) � SB-D(C) A (A) AM PEAK HOUR (PM PEAK HOUR) I I it DENOTES UNSIGNALIZED CRITICAL MOVEMENT Gii1F�! O SIGNALIZED INTERSECTION DENOTES FREE RIGHT -TURN ARTERIAL S T rj. LOS= A ( C) DENOTES CHANNELIZED RIGHT -TURN I RI C (D) 0 SB A(B) J`0 8 �c9Pck IVMOB 15 Jy^ / d 1112 J�^r h� h� 7 s �011 O 11 � nv r�rl ap4 �41�' ARTERIAL =(C) a � �� 6 1. � 15 SITE SB=C(F) O E \ In x 4 S \ Cr0 3 3N \"--- ---'- O SIGNALIZED INTERSECTION hnC tp c LOS-D(F) 4�e 2 p CMn�msboc 1 "�e "ru,. tV�y 13 14 0 SITE O SIGNALIZED 1; INTERSECTION O O © UNSIGNALIZED INTERSECTION N LOS=A (B) p @� 11 x SIGNALIZED 0 INTERSECTION O Right INOut Only LOS=13(D) �a RELOC D IN T ECTION m nLbJ`QP a� n tnn� 11 _ w Pck° t t�A \4�r ...Ii ln)� o e�n5b�c9 0 Nota: LOS only provided for critical movements. O0 ® O ,�, UNSIGNALIZED o INTERSECTION lU �LjQW 4n LSl/ SIGNALIZED �O. p'µe Q�' �q Eby �� 61 yd� SIGNALIZED - c N INTERSECTION ,// �1•° LOS-B F) IS �trr if INTERSECTION o� LOS= B (C) ��bw ( �J�('10 �© O/�C'oryoS A �� n �✓ UNSIGNALIZED INTERSECTION Right InlOul s 0 11 Only o 11 � 'wry ei 11 11 Note: LOS only pravldod for critical movomonts. 2 RAMP DIVERGE o�O LOS- B (S) RAMP MERGE LOS- C (C) Odb t � N/A Ra QQ y� RAMP MERGE LOS= C (C) RAMP DIVERGE r� V 90 O n y�� LOS- C (B) GF B oto: LOS only Provided for crlticnl movomenla GREENWAY ENGINEERING, mc. Graystone Office & Industrial Park FIGURE 11 151 11 uane uh• Ildl L I{'uuhrr�rr, I'ujinia 22602 � y , Telephonc•(540)662-4185 2022 Background Lane Geometry & LOS Project # 2760GC d Fr:c JSrnira FAX (5.0) 722.9528 F--!,d t. 1971 H»-n.8�rrm�nlrn,G.rom 0 C] PHASE 2 TRIP GENERATION Per the VDOT/County approved scoping document, Greenway Engineering determined the number of trips entering and exiting the site using rates derived from trip generation studies (increased by 15%) performed for the following existing developments: 1) "Avion Business Park" located in Fairfax County, Virginia and 2) "Fort Collier Industrial Park" located in Frederick County, Virginia. Table 6 is provided to summarize the total trip generation associated Nvith Phase 2 of the Graystone Office & Industrial Park. The 4vion Business Park Trip Generation Stitdv and the Fort Collier It7clits1rial Park Trip Generation Study are provided in the Appendix section of this Report. Table 6 Proposed Development: Graystone Office & Industrial Park Phase 2 Trip Generation Summary Code Land Use Amounl In ADI Peak (lour Out Total In I'M Peak (lour Out Total ADT Office / R&D • 1,130,000 SF 500 45 545 82 378 460 5,412 Manufacturing/Warehousing 370,000SF 53 42 95 34 58 92 1,278 Sub -Total 553 87 640 115 437 552 6,689 10% reduction for trips interacting with Rutheiford Crossing 55 9 64 12 44 55 669 TbtalTrips 497 79 576 104 393 497 6,020 l rips are oasca upon mtcs ocnvco from acuau uauic cumna cuuuucma - U , , �, t..., ......i,.,., PHASE 2 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved scoping document, Greenway Engineering utilized the trip distribution percentages shown in Figure 12 to assign the proposed Graystone Office & Industrial Park Phase 2 development trips (Table 6) throughout the study area roadway network. Figure 13 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 2 (2022) BUILD -OUT CONDITIONS The Phase 2 Graystone Office & Industrial Park assigned trips (Figure 13) were added to the 2022 background traffic volumes (Figure 10) to obtain 2022 build -out conditions. Figure 14 shows the 2022 Phase 2 build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 15 shows the corresponding build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and IICS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 7 to show the 2022 background and Phase 2 build -out levels of service, vehicle delay as well as the 95"' percentile back of queue, by lane group/approach, for each of the study area intersections. Grautiyone Office & Industrial Park - Traffic Impact Stydv Gr.)aammy E m a i r4[wL—V1ING File Number: 27600C August 24, 2009 Page 24 Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd /Merchant Street at Route 11. The percentages shown on this Includes 10% trips to/from the Snowden figure are based upon the remaining development (90%). Bridge Residential Development GREENWAYENGINEERING, 11c. Graystone Office & Industrial Park 151 JI FIGURE 12 {I in.A•i L.— 1{indasro, 1,WW. 22602 T&ph— (340) 662-4185 Phase 2 Trip Distribution Percentages d finmmrJ• Smkn rn-e- (340) 722-9528 Project # 2760GC 1 -_L-d 1n 1971 Mrv.grrrn Mt�rng.coni LEGEND OI INTERSECTIONY 90� 10 .�•� pINClinr! X M AM PEAK HOUR (PM PEAK HOUR) J` 4� oirp ( l Is p N 100 IDENOTES WEEKDAYAVERAGE DAILY TRIPS (ADT c� N F �1 � 9 �� yol9al " `Jvlhll� rf�R J rnv, � Me�lnsb 11 �- 12 nn� 6 602 p2 'f 1 r �f° 6^�4i� W �L o 6 '1 SITE �y6l3yA w 15 O E 5 V)x pay Zo c,046 3 �0P 2 3 0 452 a 16 � Plk Ji 1 AN, ° unsb 1 14 ul o. as°a SITE N N lIWAOy m O & 2 J yb��5 .rr• 11 ,E 1060 5b�� P,µe � ,�°�� ' N Al�� Jt P�µe w 1INnSb L REL OC D Z INT ECTION tr � e ,mob Iy ? lie ] 1 • in � � 11 l ly��ya 0ly1101 `'-o' ao 0 O A9Ke �s°2 � _ ^�`'� �5°' ® R°dry 6l ke y�O M �y�yy bo p� � ,� e ���o�-�Q�^ o�y "`^ate a�•o� 10 � , Q� Da�c�b � h� Oi Jrs�� ��D(yyr�JbJ � 9 �ChonOs o1,J oe �� Bi 40W 11 �bylyga �1"b 11 `byltia 11 m♦�� R p�Ub L�� I Snowden Bdd o Blvd s,� 3 oJ` y ry ��oJ ��J (40221 b (69)332 o GREENWAYENGINEERING, Ic. IB9a in I.- Graystone Office & Industrial Park FIGURE 13 S, 4.I I4inrh�srn, Nginfa 22602 TFAX.nc(310) -9528 5 A F n FAa:• (S!O) 721.9S1R Phase 2 Development -Generated Trips Project # 2760GC ,1971 fw.-_}rd h1971 w»»•.y�rnhr )rng.com LEGEND OINTERSECTION 19 Old Cl) Q� 011'11 tOrds X (1) AM PEAK HOUR (PM PEAK HOUR) 100 DENOTES WEEKDAYAVERAGE DAILY TRIPS (ADT) °1 L,�cnJ 11j'y l 1 O p 9NQ ill'rJ0 m r ,j,'I�1� �� O� 8 U 1n5b�f " M rC a ] ] Jan �% �� fl' 12 7 `�i^vU ✓w ��+ v r• .� m 11 ✓�i i 85� l 6ri �� 793 G SITE 1�g9161�� 1�g51�11116� a O E A gtAS 9 6 Lail rx a 5 O ,e'�� .o Ofi 0 = M V) o OL 2 3u 12338 O 1G 3 Izq. '63o1 13 0 p1K & , - 4g 1t a /thao qOo � '0 9 n 9 b0 � lMo�nS g , w Ago ror„I 13 14 0� N N ° tCD1G91ta 4 ° `a SITE11 , wJ 1�50918 �54� N ttAtlA 91l Z ��� N&ONN51 J pµo j 4t312n,i��50e�1o1��5b� �C RELOC D 1 b INT ECTION P ( pko Nm n5�ca t1r� b, I I � `"T o 3AtOW �n�°SOJ pbt� 10a'Ll�,bti1� AAtlti�tol' � 0 �, Q\to91601 Qy,c J�q c�d�i bb 1.0131 "0 �� Al �O M• 95"'9 0� p O. 1 0, Quo '�i b4ay „✓� �l y� hti,` rybtilCcy�� �1 t �J1 (j1�Jj�S���',r�D h�noTT6�ISJi )b7 o �',v ] I 151��1� `b�lA l v o 6 On F` (I� e "1 0 11 moo 'n ` �'1' ° ♦- 0(0) �no(0 on Bnd o Blvd r o v 1J (46)22] R QO '= z t Joy,° t5� e0� ry�� glti5 � (G9)3J2� �! o � O m hW O J v GREENWAY ENGINEERING,. Graystone Office &Industrial Park FIGURE 14 I31 M—b-Hill Lnn< M{ h.w, { utinin 22602 T[ X°(s 0)72 9528 2022 Phase 2 Build -out Traffic Conditions Project # 2760GC F'___i 1 Li 1971 w»».yr[nwv1[ng.rom LEGEND 1 INTERSECTION# 10 . � hl 4� /t°nds'Ir f� LANE CONFIGURATIONS of TRAFFIC SIGNAL �c5 RTERIAL LOS ® STOP SIGN S NB - A (B) SB E (C) A (A) AM PEAK HOUR (PM PEAK HOUR) F 1 SIGNALIZED �[ DENOTES UNSIGNALIZED CRITICAL MOVEMENT Or y1FnJ1 O INTERSECTION DENOTES FREE RIGHT -TURN ARTERIAL S I 7!1. 9 LOS-A (C) DENOTES CHANNELIZED RIGHT -TURN NB D (D) I SB-A(B) b p�he r'Irlli arrA �K° J'^ cad 111 Z 7 s d poly. 11 ARTERIAL NB (C) S ,b to fir' Vole 6 /• " SITE `�l SB - C (F) Q O SIGNALIZED Cr°y 3 3N 100 i6 INTERSECTION LOS-D(F) pt�po 2 11n AO `o'D o5but PiR° e Q• � L O o Re'll. 13 14 �V7 �adpv SITE SIGNALIZED O l; INTERSECTION 4 O ALIZED INTERSECTION m LOS= B (B) p SIGNALIZED �pppRight INTERSECTIONS ly LOS- B (D) V, I lout a RELOC D >UNS'GNAL'ZED INT ECTION 4 mo n�p ��, cal movements. O7 wo Q` ® UNSIGNAL/0N/",0 F4 INTERSEC w° 10 Q i- SIGNALIZED G�INTERSECTION��0 LOS- C(F) I\/[ ISitSIGNALIZEDO ^ INTERSECTION LOS- B (C) �b ^SbJ UNSIGNALIZED rO` O Cl�noy.l J INTERSECTION Right Ily °70 �A. it Note: LOS only provided for critical movements. ] ] 12 ►—� 13 14 �co2 1© 1� UNSIGNALIZED 3' INTERSECTION y p UNSIGNALIZED a INTERSECTION RAMP DIVERGE LOS= B (S) RAMP MERGE LOS-C(C) w b �o e4'o• /t!j jj O vJ`JL\L\'t! o A(A)* Bdd o Blvd Snj�ow�don 1 •(A)A 15-1 O �EC ?; y RGE` LOS- DSC (D) DIVERGEOtt` Ll Li✓ Oa,RAMP c 4 �� LOS= C (B) �L o V GREENWAY ENGINEERING, wr Graystone Office & Industrial Park FIGURE 15 151 10-h. Ildl I— I{_hen , 1'u�,i' la 12602 F�.._ -', 7 °han' (5`0)662.185 2022 Phase 2 Build -out Lane Geometry & LOS Proect#2760GC ,i l..cvrr. a..l So+irn FA.1:•(540) 722.9528 ) Fa.-Snl i 1971 Hw-,.,y�em�v)rng.eam • Tlihlc 7 Grn'stonc Business Park Levels of Service, Delay and Back of QuctLc (95%) Results 2022 Phase 2 Backluround and Build-oul Coudilions 2022 anrk"I'mild conditions 111j:t1t• 2 IAdid-oul ('Undlllom Inlnaenlen .\SI Fr:.E 1(ow I'M prnl< Ilont AAI Fml: Ito PAI 3'rok Iiotw. Uday Qu-, LOS (burr) (in frrt) LOS UAny (b,,rp Qnrn, (b. f"O LOS Urbty (bt,rr) Queue (b, r-o I,OS Uebty (burl) Queue (in frtt) eU9171: 11S lt,ulr ll I'nrlire lane SR: C—it law, T,.fflr Conncl: Sirs-111 11- ELtL E I 6Yr I 1110 F 112, 332 it E 69r. Ill it 1: 126 r. )16it ElVill. A 5 r I 176 n A } ,. 261 II A 5, 191t A A S a ±66 n Ell LOS A 11 A Jlr 2Afl E 5%, IS tI L S6r 6 N U J7c 16it .\ cr. 5cn c��?u ,� <r. s;u c 30,. 22onNn: A 1, Otl A Ur On A I, U11 A Ux 0A A C A r U Slr I 32fl U ISe 5111 U •17 e_ 32A U S}r 60A 1) 1) 1) U 1) 39r 5911 U 39, ASU C 31r 59A U 13, 93A I) U C• U 017:1L\LL A U A C F•R'\1T5: US Raw, 11 SD: W,ln-m Rond -Dt,\mare Lwe TndOr c'oun ol: SlnmUzuUen E111 F 65,. 18JA F 231, I60 It F IIJ e. }1811 F 171. 16711 EVIR C 21 r. 381It C• 22v 346 I1 C 25 r. Jlbp C'_ 2±v. JISA rn LOS %%M'L Rit? 1\731p. C E 59, F \-c A ; r 136A 757A 66 D E F A 1) _ %1, _ III 11 IU9, 4S1I1 1 e. I' fl E 1) A U 601 tic 6, WGII 7J1A 96 N E• F A U ;Ic 122c J e. I51A 102311 31 fl t\L LOS U F It F 1Q@l.TR D I 53, 133 it F 1 170. 1 21 1 11 1) 1 3) , I 13311 F J 13 , 236 It nit LOS U F U F SU•1. F 9$ r. J 161t F r.l . 5162— P 95 c ?JS II F 196,. $99 A Sn'IR It 11, 73 it C 23 e I Gs It U I I , 73 fl C 25 , 172 n Su LOS D F U F ON.rIL\l.L U F• U F ERAN71: I'S Rowe 11 Sn R—pc Traffic Conti ol: Similiznt)eu EMT .\ IUa 215fl C 25, 67511 C T 152 n U 19, 2.11n ,\ 2 0 ,\ J 112AEIt•R ,\ I, O fl EIt LON A 11 11 R 11'It•7. A 7 r 21 n U 50, 2r,11 C 101 fl F 67, 270 11SD:1-51 11MT A 1, 011 A Gc I3A It A f, 139A A Ic OA 11111.05 A It A It SU'LT U 36, 12111 I? 62 r. 2!3 It I) •i, r. 2Ul it 102 r. 361 A SII'R A Ir. On A Ix oil A Ir 011 A Ir 0fl SD LOS A (' It 1) UNTR \LL A Ft It R fat \17k I'S Roxtr 11 N11:i SI NM R—p, 7)wfflr Couu el: Slrnalamba E1191 II 19 r. IISA 1' 17Ar 17G II It 1}r .1; it F 1L2, !U9A m'T .1 3c 29A A 2r. 2JA A - 1211 A .1 73A Ell LOS _ A tylvr It 13 a l3 itc 26 r dOri A it ISe. 229 It 15MR A 2, 3A _� 3, _ 2Jf1 A 'n 00 A 6a ;0A MM LOS n _ C D ND C 3J r IS6 fl E 56 r. 35211 c !o r. 171 H D 51 r. 3A fl Nn'I' Ii IS r IIfl C' .4 21 it It I7, IIfl C 32 r 21 fl xwp, — R 13, 10111 D -- .I(, _ 353 t1 1) _1 36, 125n D sIr _101n _ NIt LOS C �� C• U O1l:IL1Ll. It U U U US R.M. 11 IM: Snowden nddlr lth•d SH: Slrt rl,.,nt Sn eel I lufRr C'ounol; SI=n,tuzntun LB-1 C 1 26, 6311 D 41 n `1 11 C 35, 61 A D 4! r 24411 F'147 A 91 133A 24 liw IGl it FS liv II3A U 15w 2500 EDIR _ A L. 16 it A 1 r. I it A 41. 5 it 1 r. J A F it LOS D C D C 15Mq. 25r96 C .13 c. 75fl F 61 59fl _C 2FRI\R: 1, It 20 r 17611 U 12 v 196 fl 15M 7t A 2r 6A A 1,. 16N A 2r 611 .\ !r. 17N \\1t I.OS n C' C' U IIIti. C 23r 39A C 36, 9311 C 23, ISA F 61e 211fl KB? C 27= 1511 1)33 v it 11 C' 3o r 6011 L 53, 79 A ND R D I 1 ,. 2611 - C itD 11 r. 33 A D 19. 99 A NR LOS C C C U SWL c 25, IS 11 E 71a 12U 11 C 29c 5JA D 46 c. lo9A SUT C' 25, I7A D d6r 21A C 25. `JO U 3'Ju .12n SI4'R U 11 r. 31 fl C 2U r sou D 11 r. 33 ft D 13, 60 it Sit LOS 0 U C a O\T:RALL U C C c Ell•\1M: I'S Rewe 11 Sit: ITMAsit,-Mheuxy 7latnr C'onhd: Sup S1tn ETl•1 it I to, I 511 D 10, 7 ou U 11 .. 6n ❑ 10 F. 0It ['n'r NSA N'A N'A 1-- NIA --- N)A -- N',\ — N'A NIA _-NIA N'A N'A Nr.\ N'A FR LOS N A NS\ NIA WD-F N'A A NIA NIA NO\ NIA NIA N4\ N'A NIA NIA NIA R'IER N'A N'A N'A N4\ N'A N7\ NIA NIA. _NA NIA NIA WA \\M Los N'A N'A N'A NIA SU i C I; r I++I SU•Y. N'r\ N'A�I N4\ N'A N4\ NIANL\ 14 N'A MI LOS C (.• (' D 11M: 01A ('Lad„ Town Roud NR'Sn: US Ron(, I T,nfn, C-11.1: Slen.lizntiru 11Tti. C I} I 2J9A D J2c 21511 C 29c }IIfl F. 67c 35911 wil'it A I J a I 2-1n A 6 e. 32 it .\ 1 c 27 N A 7 s. J! N \511 LOS D C C U 1.T14T n 17,11111 C' 1± a 575 A Ft 19 c 221 A C 2(r S7L fl ND R A_ v _ 1 r 1 2Y 1� A — — — — NB 1.0S U C'� it C Sit L C '_J a 91 A F 607 r 23111 C !0 r 1±7 n _ r_ 601, 367 A SKI It IS, 203A A IOc 176 t1---1' _ 26c 332A A IOc 2)SA Sit LOS It F C F MTRALL D F C F Fit 1� F,01,, .d. %I'll 111,.tF1. Ftt Iry,rnu,rw,. t: ,.rn, , i ., a_ Gramione Office & Indusn'ial Pa3•!( - Traffic Impact Slit File Number: 2760GC August 24, 2009 Page 29 0 • 'fable 7 u'nntnllled> Graystolie Business Park Levels of Service, Delay and Back of Queue (95%) Results 2022 Phase 2 Background and Build -out Conditions 2022 1larkei mind C.ondlllnns Plmse 2 Dulld.out Condltlnns - 1101—ctlul. .1%I 14n1" 110ur I'M 1'enk How ,"I York 110. VAII"ak11 r Delay l.os ) pn iec Qunue nl aet a ) IMS I ffI Delay ill per t ) 1 Qnene of r t I t .e r os Velar (I..") Qu•ue in reef e 1 Dehy , os ) « Queue In uet t ) Fll'\s'It: Snawdru Itddpe Dint Nit: ou.pl Site Ildrewuy 1h5mc Control: Sill. sio udnl Cmdlnl: Step slpl L'137 N/A NIA N/A NIA N!A NIA FIVR NIA NIA NIA NIA NIA NIA Ell Ills N/A NIA \ RILT I NIA N/A WA NIA NIA N/A \Cd LOS _ — — NIA NIA NDIL C 10 c. 57 d C IO c. 7S it1 N13/tt _ NU N/A NIA NIA N/h NIA Nil LOS C C OVERALL N/A NIA F.RA\'A: Snowden Rddfe Hled NB,SB: Or.IniUnC Sitf-AeQn+J Tlwmc Callnl: Stop Slim 9c 0A A 9. nfl KBIF _ _ _. __....__ _ .___.__... NIA N/A N/1 N/A NIA NI A I MR N/A NIA WA NIA WA NIA Fit LOS N/A NIA \\'I34. I NIA NIA NIA NIA WA WA \\1llr walk \\-Il Los NRIL NIBIM _. _ - _ _ NIA N/A NtA _ NIA N/A NIA NIA C 16 r. 13 A NIA NI,\ NIA NIA N/A I NIA N/A C 11 a. 93 A NIA NIA NQI WA NIA NIA Nil I,OS c c SDIL NIA NIA NIA NIA N/A N/A Swill —_— Nh\ N41 NIA MI LOS NIA N/,\ OVERALI. N/,\ N/A I!111• };�,11•utunl, Wil .\\'C101-0, Nil 1_ IAII, I.I lml, - lurlM Gra)wone Office cC Inrhisir iai Park - Traffic Impact Sludy WEENVAY ENGINEERING File Number: 2760GC August 24, 2009 Page 30 PHASE 3 TRAFFIC ANALYSES (2028) The proposed Phase 3 development is to include 1,749,000 square feet of General Office / Research & Development and 570,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route 1 I/Snowden Bridge Boulevard. Phase 3 is be built -out by Year 2028. Per the VDOT/County approved scoping document, Greenway Engineering has evaluated the following two (2) Phase 3 Scenarios: A) without the Snowden Bridge Boulevard/Route 37 Single Point Urban Interchange (SPUI); and B) with the Snowden Bridge Boulevard/Route 37 SPUI. 2028 BACKGROUND CONDITIONS In order to determine the 2028 background traffic conditions, Greenway Engineering increased the existing traffic volumes, shown in Figure 2, using a rate of 0.5% per year through Year 2028. Additionally, all trips relating to specific future "other developments" located within the vicinity of the site were incorporated. Greenway Engineering has provided Table 8 to summarize the 2028 "other developments" trip generation. Per the VDOT/County approved scoping document, Greenway Engineering utilized the following sources for establishing 2028 background trip generation: 1) the 7°i Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report was utilized for Bishop-Amari, Rutherford Crossing (remaining parcel only), Adams Commercial and Easy Living Associates Commercial Property; 2) VDOT residential rates were applied to the Snowden Bridge development; and 3) Rates derived from a trip generation study (by Greenway Engineering) performed for the Port Collier Industrial Park (approved by VDOT/County) were increased by 15% and applied to the North Stephenson Tract (Omps Property) development. The Fort Collier Inchrstricil Park Trip Generation Stztdv is provided in the Appendix section of this Study. Note: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route 11 opposite the existing I-81 northbound on -ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract (Omps). Figure 16 shows the 2028 baclground weel<day ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 17 shows the corresponding 2028 background lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and I-ICS+ levels of service worksheets are included in the Appendix section of this Report. Grcimtone Office &, Industrial Park - Traffic Impact Bendy 0CMEM "�!tlAY ENGINEERING rile Number: 2760GC August 24, 2009 Page 31 Table 8 2028 Badground "Other Developments" Trip Generation Summary "I Pea: flour "I I'M Peel: How Code Land Ilse Amount III Out Total III OW Total Notch Stephenson Tract (Omps Property) Lidit hulustriol • 800,000 SF 115 91 206 73 126 199 2,762 Sub-Total 115 91 206 73 126 199 2,762 105E reduction for trips interacting with Rutherford Crossing 11 9 21 7 13 20 276 Total Trips 103 82 185 65 114 179 2,486 Snowden Bridge (Fonnerly Stepheus•o❑ C111:190 210 Single -Family Deinched 432 units 78 23.1 312 252 143 .100 .1,316 220 Apmiment (30% VDOT+20%rrE 220) 81 units 12 41 53 51 28 30 778 230 Tomiliouse/Condo (80% VDOT+209 ME 220) 37 units 12 .1-1 57 .16 25 71 713 Total "New" Trips 102 319 421 349 201 550 5,807 Bishop -Amami Parcels (Route I I/Old C'hm lestomm Road) 814 SpceinityRetail 15,000SF 31 20 50 25 32 57 679 S53 C'ouveu. Maui w`gnunps 16 pumps 13 i 1.17 275 15.1 15.1 303 8,6S2 932 H-TRe0aurmlt 5,000SF 30 28 M 33 21 55 636 Sub -total 198 185 382 212 207 .120 9,997 Pass -by Trips 40% (Code 853) 53 55 110 62 62 123 3,473 Total "New" Trips 143 130 273 151 146 297 6,524 Rutherford Crossings (Remolniug Development) S50 Grocel)• Store 50,000 SF 11.1 73 13', 275 261 539 .1, 739 Totol "New" THI-. 114 73 187 275 264 539 4,739 Adnms Commerchd 15U \VmchollAng 120,000 units 78 17 95 19 5'1 75 792 151 Self -Service Sterne 1.10,000 units 12 9 21 18 17 35 334 710 Office 120,000 units 191 26 217 36 177 213 1,535 812 Buildiu',11-umber Store 25,000 SF 44 21 65 59 67 126 1,024 860 \19oles•ole Mmket 150,000 stud. 41 34 75 1.1 17 32 1,010 Total 366 107 473 146 334 481 4,695 Ensy Lying Associntes Conunerrial Property 151 Self-service Storage 35,000 SF 3 2 5 d 4 8 82 710 Office 35,000 SF 71 10 81 20 9S 118 594 320 Retail .15,000 SF 59 33 97 177 192 370 .1,041 853 Colwell Mallm1ptunps 16Inlnlps 137 137 275 154 15.1 308 8.682 934 Fast Food Se' DT 5,000 SF 135 130 266 90 83 173 2,431 Sub-Tottd 406 317 723 446 531 977 15,880 Pass -by Trips 25 % (Code 820) 12 12 24 .16 46 92 1,010 Pass -by Trips 40%(Code 853) 55 55 110 62 62 123 3,473 Pass -by Trips 40%(Code 934) 53 53 106 35 35 69 992 Total Pass-by'rrips 120 120 2.10 1,12 142 285 5,475 Total "New" Tri r. 286 197 433 1 303 389 692 1 10.405 • Trips nu e based upon rates derived from "achrd" traffic colmts conducted at it s•uuum site., I ❑ese Imes were uncreasea uy 1: -o per �cupmg roles. Gramlone Office & Imhislr-ial Park - Traffic Impact Sludy onar wAY CrmwarzRING File Number: 2760GC August 24, 2009 Page 32 LEGENDlp g��ry ry OI INTERSECTION X e 10 01', C y. hny N , X(Y) AM PEAK HOUR (PM PEAK HOUR) Je 10 00 DENOTES WEEKDAY AVERAGE DAILY TRIPS (AD' y tic qj* � Sti, by Mn 7 c 9�)�orV m P �� r�l 19l Mp�tnsb° J r 1112 Ji,�°� 7 r 11 Om J� J g2? /i�l7ji�• L 762 �� 6 �e�;;.b�^ SITE �1g9#9 11p0611i16� w C -0 CC Cd 4¢ 1�9 'gP60' 55 Cr > 3 N 12317 s` 0 2 c p D �� 1101)1 � •� o � ,aPtKp '� Mp",nsbpi A9 Ac171, !!'$ 11,151 14 13 11 N w Nl" +Q SITE 3 AI"P'b ;0'r n+ m 1a115 5 bl �� a5��,a 11 2 O �P �� �a361,13Alsbni P`k � rm/� 9�151Q111� U REL OC D ,tp�m � .At/ •'°� a� �gp0�p�n5b IN T ECTION OR 7 Q`� b ,,♦ q P� 0,11 o b � yd� L � , �lfg rs �J (cOJ� l� i ,Iy O�d�4j6%7J yy ° (! � 1 J 1 d 1��0 �� 6� 1 1 5�119 � �.,�•��� � �ry�,h9 11 lab l � i m F U, ° } Q ix ■ N/A v Ea '. � Jp �S55 QC Z ✓ 0 O 1 N 5�n `1� 0� . N GREENWAY ENGINEERING, Iwc Graystone Office & Industrial Park FIGURE 16 I31 N'v11y „111 L.- Ilindielro, {'vKinla 22602 F TrIAX.-540722.9.2E 2028 Background Traffic Conditions Project # 2760GC J—•Ced ti 1971 wr..•.ysrcennv�rng.com LEGEND I INTERSECTIONT 10 e, )r(C4nr/rs (toad TO N . U LANE CONFIGURATIONS �i TRAFFIC SIGNAL LOS 05 RTERNB STOP SIGN .IAL 'C�QN SB . E (D) ) A (A) AM PEAK HOUR (PM PEAK HOUR) GF/ I dr DENOTES UNSIGNALIZED CRITICAL MOVEMENT 1J,( SIGNALIZED O0 INTERSECTION DENOTES FREE RIGHT -TURN r'!I• 9 LOS-A(C) ARTERIAL L03 DENOTES CHANNELIZED RIGHT -TURN I NB = C (D)P�� ^�I ra plk r SB - A (B) f,r^�! ebJl �7 ./r !r Fr S,^rr�9gZ 11 J�^�i{ 12 rr` r� 7IyS�Oy tr" vO4 A N13=C(C) " a�n� fir' 15 SITE 161n SS -C(F) O E 5 9 SIGNALIZED INTERSECTION N' LOS-D(F) Laor 2 0 � 'il��pr •p ,lo �O � 1�JM1�t• 1 � art/v 1;A 14 13 SITE a m SIGNALIZED O3 b� INTERSECTION O O Z © LOS=A (B) 11 SIGNALIZED p ,µo INTERSECTION p N ��l. onl pCa� 3 " RELOC DECTIONn nSbJl d1FRN vNote: LOS only provided for criti SIGNALIZED O INTERSECTION �,o ® UNSIGNALIZED INTERSECTION OO UNSIGNALIZED ,o INTERSECTION o SIGNALIZED Q`F I INTERSECTION A LOS- S (C) Q� �� Right Wool Only p ,m LOSS B (F) ` cSd� n �� �� pro o . �� bJt w°.o Noy' I•slJ\//[ rOJd �Oi �� � •'O' (��� � O'bph4nosTC(� � Note: LOS only provided for critical movements. s� >Y� RAMP DIVERGE LOS- B (B) RAMP MERGE Los• C (C) m U rye e�b t R � N/A EQ �0 2 RAMP MERGE LOS= C (0) ■■■ or W RAMP DIVERGE Om m0 O LOS- C (B) 3 Note: LOS only provided for critical movements. GREENWAY ENGINEERING, ter. Graystone Office & Industrial Park FIGURE 17 I{ i )d w, l 1,g n1a 22602 7rlrphenr:(340)M2•4183 2028 Background Lane Geometry & LOS Project # 2760GC n rm,n.•.-.c,�:_,s n.�, FA.1:• (540) 7-2-9528 fwva A1971 nvw yxrn��rr{s.[orn L� C PHASE 3 TRIP GENERATION Per the VDOT/County approved scoping document, Greenway Engineering determined the number of trips entering and exiting the site using rates derived from trip generation studies (increased by 15%) performed for the following existing developments: 1) "Avion Business Park" located in Fairfax County, Virginia and 2) "Fort Collier Industrial Park" located in Frederick County, Virginia. Table 9 is provided to summarize the total trip generation associated with Phase 3 of the Graystone Office & Industrial Park. The Avion Business Park Tri-) Generation Study and the fort Collier Inclus7rial Palk Ti-ip Generation Stitdy are provided in the Appendix section of this Report. Table 9 Proposed Development: Graystone Office & Industrial Park Phase 3 Trip Generation Summary Code Land Use Amount In A\l Peak (lour Out Total III I'M Peak (lour out Total ADT Office / R&D • 1,749,000 SF 773 70 844 127 585 712 8,376 Manufacturing / Warehousing • 570,000 SF 82 65 147 52 90 142 1,968 'Sub -Total 855 135 990 179 676 854 10,344 /0%reductionforTrips interacting ivithRutherford Crossing 86 13 99 18 68 85 1,034 Total Trips 770 121 891 161 608 769 9,310 ' Trips are based upon rates derived Irom "acrom trnuie counts conoucteu at it sunnar sites., t nese Talcs were mcrcuscu uy 1 —o pa o upwg run". SCENARIO A PHASE 3, SCENARIO A, TRIP DISTRIBUTION AND ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved scoping document, Greenway Engineering utilized the trip distribution percentages shown in Figure 18 to assign the proposed Graystone Office & Industrial Park Phase 3 -Scenario A, development trips (Table 9) throughout the study area roadway network. Figure 19 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 3 (2028), SCENARIO A, BUILD -OUT CONDITIONS The Phase 3 Graystone Office & Industrial Park assigned trips (Figure 19) were added to the 2028 background traffic volumes (Figure 16) to obtain 2028 build -out conditions. Figure 20 shows the 2028 Phase 3 -Scenario A build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 21 shows the corresponding build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and l-ICS+ levels of service worksheets are included in the Appendix section of this Report. r Crcmvlone Office & Industrial Park - Traffic Impact Study r, QMrr.—rJ VAY r_,W 'i1NEr-_- mCa File Number: 2760GC August 24, 2009 J Page 35 Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd /Merchant Street at Route 11. The percentages shown on this * Includes 10% trips to/from the Snowden figure are based upon the remaining development (90%). Bridge Residential Development GREENWAYENGINEERING, iwo. Graystone Office & Industrial Park FIGURE 18 ,s, ii� ,ru,anr Tr1, u°"(5 0) 952B83 Phase 3-Scenario A Trip Distribution Percentages Project# 2760GC f—L-d1,1771 wwwcT,rrrn��v}r .com 10 I• LEGEND 4 INTERSECTION # 7 LANE CONFIGURATIONS TRAFFIC SIGNAL ® STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) is DENOTES UNSIGNAL¢ED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN ®€N®T€>� @N:4NN€6I€€®R16kf�fit)RN r O O m 3o�ty7l �� gOl�`'2l m � Pyre o `40� � m `4o1�g7• � � Zm �titil s 3oC�5Ll 0��1a�1tiA31 m P - ��`�► INT ECTION OOW �t� Z Pier F,a�ln` `Ao1191 o �713a6 11 �g61a � 3 O ® i � 11 11 12 2 h 101(507) (134)641 o (31)171 ~ �� OC O 0 v o 5 O Q 18 19 >a s 3 1 - 0 � gh'd 54(270) a, `" d°e ^. J1 �� �Bn fin 1 �N 7S den ,Od 6161vd f (9)43 i �— 3 yN (71)342 �� IV (9l4 �^ q o � Snowdon fi6d90 Blvd , (54)257 a um N GREENWAYENGINEERING, m1: Graystone Office & Industrial Park FIGURE 19 7�7151 ;F_Jy Hu1 L._ N'mc/wtu, ✓,.X—Ln 2_1W2 Tdcph—(540)!.62.4185 FAX' (540) TL'-9528 Phase 3 -Scenario ADevelopment-Generated Taps Project#2760GC IowvLd A/V71 whx�Gm�nwr�rr�r,.mm - Aft � 0 I* I* LEGEND U INTERSECTION # SIGNALIZED LANE CONFIGURATIONS TRAFFIC SIGNAL STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) is DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN O INTERSECTION O LOS= A (D) am � M°dlnsbUt9 Q1K c. SIGNALIZED INTERSECTION LOS= D (l7 SIGNALIZED UNSIGNAIJZED 3 INTERSECTION INTERSECTION m LOS= B (C) SIGNALIZED �� Right 1NOut O r INTERSECTION �$ Q�K° Onlyc "is..11 LOS= B (� p os*o � o 3 1' R`L_OC -' D 3 M°�m�o a 11 _ m PQ o l$�� mp O J s°J�QK° VJJ�7 UNSIGNALIZED UNSIGNALIZED SIGNnr r�D O h° ® INTERSECTION OO INTERSECAON ° 10 INTERSECTION �1 Jae` R Right lnlOuf Q5' LOS= C (Fl (G tSvmy, Only Cso, INTERSEC C�✓./> °NI` r L05= C (C)Ry � Cf ti 4^r / 1 f� VV(yv °av �� 11 11 `eC, ee b 11 O12 13 i©b 1© i 2 UNSfGNALiZED � y UNSIGNALIZID J+ INTERSECTION INTERSECTION RAMP DIVERGE-B(B) LOS= B (B) t RAMP MERGE J LOS= C (C) (A . 1('�J. '(A),q GS J ® Snowwen B`xoe SAI �¢ RAMP .LOS-- C(D) MERGE� 1 t t Z m + RAMP DIVERGE � 3 j� SIGNALIZED 1$ 19 y INTERSECTION UNSIGNALIZED UNSIGNALIZED a LOS-A (A) 4 L? INTERSECTION 4 INTERSECTION v o + 7 m >(`j� B A(A) o� pCAI dpe gwd Bn °n Sn rnvdon Bdd4° Blvd N/A m �� + A4 c=Snowden Bridge Blvd (Au+ 4 a l `11�JJ GREENWAY ENGINEERING, Inc. Graystone Office & Industrial Park FIGURE 21 ISI rY�ry Nlu ta.� fY r.%—, .140) to �60I n , 0 1<IAX( (3lD, .952183 2028 Phase 3 - Scenario A Build -out Lane Geometry & LOS Project # 2760GC d F ..nwnmu/ Scorn £AK (3!0) 722-933ti r'mwlyd In 1971 nww�cn n+airnX.rom r1 Albk Aft 10 I* Av.L. LEGEND �1 OINTERSECTION # Q u IF LANE CONFIGURATIONS TRAFFIC SIGNAL ® STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) �E DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN O 2 o $ •'�1oa��a�til - 11 ':����013�-11 J�P`k° � `�51 5g11 pa° 9 l o m ` 1� 11 ?!A gSSIogb rl� JF �9 1gQ bJ RELOC ECTIQN V1tr 40W ' _ nSbJ �r✓ 0 10 11 `1Sg311" b N �Q�o gl> >9l p;- oay al 31 b o �✓^ cl`'`� cJcq oy �611 ��Op Q�;c �% �`1 oL ��� � �5 �4° AOO `�186�r, O.y�♦637zq� Il Lib �yl1p p�� m C�3 Qy5� @' 9g11 11 Ll V a r B7 V O 0(0) 045 2 • n �o ! Jo 0 (0) (I3d(�1 4,g Snow°n NCO BMY (36)771 z. ` wd h era o 3 w 9 ,a 1© m 18 N, 54(270) ` plp) n56dp6B -- I v 0(0) o• d° N r �,�► Sn � H `Snowden Bndo° Blvd 1 %om NIA: (71)342W-0- o L7 a o o Snowden Bndgo Blvd (54)257 >� o o v 130IN GREENWAYENGINEERING,=- Gra_ystone Office & Industrial Park FIGURE 20 Is1 w'. Kv .l,;n�,� Il ����. ra zcoz T°I,;A— (N°)6Q410 2028 Phase 3 - Scenario A Build -out Traffic Conditions Project 9 2760GC .t tinw,�..nw.s+...., FAX- (540) =.95:B Fn.M.d aMI w.,w,grrcnn �Yn.Grom • 0 SCENARIO B PHASE 3, SCENARIO B, TRIP DISTRIBUTION AND ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Greenway Engineering utilized the trip distribution percentages shown in Figure 22 to assign the proposed Graystone Office & Industrial Park Phase 3 - Scenario A development trips (Table 9) throughout the study area roadway network. Figure 23 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 3 (2028), SCENARIO B, BUILD -OUT CONDITIONS The Phase 3 Graystone Office & Industrial Park assigned trips (Figure 19) were added to the 2028 background traffic volumes (Figure 16) to obtain 2028 build -out conditions. Figure 24 shows the 2028 Phase 3 -Scenario A build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 25 shows the corresponding build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 10 to show the 2028 background and Phase 3 build - out (Scenarios A and 13) levels of service, vehicle delay as well as the 95t" percentile back of queue, by lane group/approach, for each of the study area intersections. Grmwone Office &, Industrial Park - Traffic Impact Study �.� ar- mumAy r(MGiNF_cmNrj File Number: 2760GC \4��07 August 24, 2009 Page 40 Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd /Merchant Street at Route 1 1 and 40% would be distributed to/froin Route 37 via the proposed SPUI. The percentages shown on this Includes 10% trips to/from the Snowden figure are based upon the remaining development (50%). Bridge Residential Development GREENWAYENGINEEdyffilll—RING,— Graystone Office & Industrial Park FIGURE22 • V ,n;a 22602 TFAX:.s o;,29s88s Phase 3-Scenario B Trip Distribution Percentages Project# 2760GC !a ,J h1971 ri..�.ernrv,rnF eom Aft V� 10 low — LEGEND 0 INTERSECTION # �4 (� LANE CONFIGURATIONS TRAFFIC SIGNAL ® STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) �t DENOTES UNSIGNAL/ZED CRITICAL MOVEMENT rDENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN a m s�'g�i1(,nq�y�gll s1 ng� � ✓ (�qql Ai- o (ypy�ll21y6� � m o o g1N6y� o � �% °1Ay91 11 � �5yl,3Agl J�ptK m `�5l gql Q�e ` ✓ N 3 ��y 11 I,\EL O l� D 9 gA b�aNnS V. j 6,�m �91g1 e�n5 J �o - reNn 11 (ASAl�ggS� o0 0 11 1�30q� c O ® ,c e IO P rr63 . rt3� oho F^e�n r3� r^9 I A*46 f ljJ N�O/dC�a�T i11) 3Sji AO�o. o Or3� � ,�� ,Kb�� °"n,q�✓ �bti\ti �pl��� ,ems 11 �v�ry� o�'9 ti�9� 11 l Il L' I 13 14 15 [� q *AN* (! Jyyj 3po J o ]7!q) o� o ■ J,ss ib, R L 1 109(347) a � 3 0` rr J h34}138 R * �a BMY i FQ ] cae Lp�� (-18)86 ~o O r I LZ o 0 v u 1© m 18 19 oho4 ? 2 �� 5CL g11 G - c, > B y 3 y61� d r9 r ��, s6i o g(Lil 0 o a 17(4) G S 7.6�(�53 BNd o Jf�4 `.4° ndoeB .. ♦ 0 145(237) r o A3(9�n'66.Brb 1L Sno]28(271 Sno`vd tt no wden ndbo Blvd � R. J� l�c � p O .0 ` }� t (A)�7'I m 6? o o Snowden Bnd90 Blvd (2'I)I28 Aij7l� B o " (13 1y8wm*V 0 GREENWAY ENGINEERING,Iw— Graystone Office & Industrial Park FIGURE 24 ,s, u u dy /I ii Lune {iinrhar�r, K infa=602 5� TIA,o 540)72-052B S 2028 Phase 3 - Scenario B Build -out Traffic Conditions Project # 2760GC ».u; rs"o) 7L'-os:x £ouryfrd M IT.1 •w.A nralclq.com Alk fik Ahk i � 0 I• LEGEND Y, INTERSECTION # LANE CONFIGURATIONS M1 TRAFFIC SIGNAL Q STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) * DENOTES UNSIGNAL17F CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN O y `6, o L3 11 RELOC _ D �'°�eN� ECTION" M �ti ao��9ti I'► ��+1 0 �? R Lc?l 11 lO S ^ e c r o op t �►� ' ` 63(318) 43 (5)2640M SnoNyen Bn (84)-402 o (I( Py � J o �.(•` � (78)86 �yc Or o � 1 ■ s�� `�lti� d? � a O 18 19 o c� ' e 6 all >a 16(s �a ��aass oz� = o o V4, 17(4) alga o aJ�� a sd cd r ;o gam" c A319i grid°o 36 nc ". J 128c- 'l' N ► Snowdon Bndao SW (99)257 �♦ 4 c� .,, Q011� > c^ o a Blvd (27)128 Snowdon Bddg ac o E ? ?o >2 GREENWAY ENGINEERING, mr- Graystone Office & Industrial Park f.57 {f:ndyffl(Il�n� FIGURE 23 Vxila=60: ��� TrFAX.,(540))66528 Phase 3 - Scenario B Development -Generated Trips Project # 2760GC .t f k--- rwl 971 FiLI': (SIOf T'-2-952ti £o�....t h 1971 w�w�ry Grtr na�r�K.rom Am r 6 I* low y, LEGEND l: . INTERSECTION* _ SIGNALIZED 2 LANE CONFIGURATIONS TRAFFIC SIGNAL O STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) 7k DENOTES UNSIGNAL/ZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN INTERSECTION O £ LOS= A (C) m Cf Sn�taPiKe � � d lg�A m 000 SIGNALIZED INTERSECTION LOS= D (F) SIGNALIZED _ UNSIGNAL17ED 3 INTERSECTION 4 O Z © lNTERSEC710N m L05= B (C) SIGNALIZED m Right InlOut INTERSECTION C,$�pl JtoP'�Ke only 3 LOS= S (D) d 11 RELOC FCTION._'.. o °oR Z. �© MflN `�P O 3q a Note: LOS only provldod for erltical movements. SIGNALIZED UNSIGNALIZED UNSIGNALIZED SIGNALED G INTERSECTION to ® INTERSECTION 0INTERSECTION 10 INTERSECTION Re\ LOS--C(C) PQ� Right 1NOut F;S, Q3� LOS= C (F) Only 66�1 � � /OJ �� rA0 SG LS � - 01 11 Note: LOS only Provided for critical movements. 11 p UNSIGNALfZED • y UNSIGNA vFo O S INTERSECTION o R INTERSECTION RAMP DIVERGE L05= B (B) 1 RAMP MERGE LOS c (C) Z ® D(�. 1 p © 9�'QJ• •(�D �} Sno�yyen BndCe BAv' RAMP a MERGE LOS- CID) O m i RAMP DIVERGE O LOS= C (B) ` c 4 q Q SIGNALIZED lH O p*40 y INTERSECTION UNSIGNAL¢ED 19 UNSIGNALIZED 2 0 ` c 0 3 LOS=A(A) G1 INTERSECTION g a 1NTERSEC7ION r7J �� �s A(A) p o� AIPI Blvd S c `. 0 8 d B,dpe L,,.fJ��� ,den t ri V� men 8 Sn ne owden BddOe Blvd O t'7 SIGMA J`�) m ®� L03=A (A) f �. (AiA a > .�[+inv 4 Snowdon Bridge Blvd s �r o � T S �� `(A)A � ✓jam � �FQ i J5':O� ��+� s`€ t _KTTGREENWAYENGuL.— ENGINEERING, ma Graystone Office & Industrial Park FIGURE25 ISI Windy lfiL lane µ� rn, ✓ux'niu 22602 m==,,,e., 1<FAX'(3(SIO)66.a1S5 2028 Phase 3 - Scenario B Build -out Lane Geometry & LOS Project # 2760GC R En.: -d,d wl5enicn SAX• (SJO) 72Z•95ZS Fwudnt In l771 .w•,Krrrnwrrym.C.cwn • Table 10 G1TI\stonc Business Park Levels of Service, Delay and Back of Queue (95%) Results 2028 I'base 3 13ackgrumid kind 1311ild-oil (Scenarios A cold 11) Conditions 2028 lladov uuI'd Col'diUaut I'nn)r 3, 5rruatlu A ("11nuul Ranh 37) Il Rlld-Uul 1.11." 3, Na'nnan It (11111, Rnnlr J7 Road-na AM V-1, 11.1. rU Prat H.. AM F-L If— 1's1 NA H..1 AM Prat If.- I'AI P'r.L ilw' UNrOrrd•. LOS Ilrla\' IjnrY' 10, r.r) Iin Urll Los Inrlay ()are. ln .rr) IUI fr'1) 11•lar LOS Iln .'r) ()Yrnr Iln feel) Ilrla\' 1.OS Iln rrr) (Jura' Iln frrl) IAS [Irlay (In rrr) QYr.. (IY (r'I) I.OS U,lay IIY ,e() QwY• lln frH) Eli 1. F L9. I11n F 11ly ))21J 1: to IIJp F Ilbv 11611 H LOa "II F i?L. J16n FItIY. A 4r !MA A it INIA �- lE70 A !r 2%Sn A L. !01(1 A Sr ls2n Fri LOS A 11 A 17 A U WM1- G 1 SL. !On I. 1 76 Illt 1) 11. !ln C 11r 11 It D 51, 26n U Is. ILA rR\\7t: llS H..Irn 671'r d 6. L7n c to. 0.n 10A A 7r }EA fi c2r no A 7r 7sA n Jo. !IJn Wit r, A la on .\ 0. A Ir 00 ,\ 1+ on A Ir ofl A or 0A Nil I.TH U 41. mIf It I 44 Slfl U )L v. JSp H 1 6)r 1 69It 2) J1r JSA D 31r 60it Tndnr C.w I: 51n 111rwl•. NR 1.0% 1) 1,1) F 1) It mt 1.7R C L7n 'c 11 39, A!d c s'n a !9. IU:P C Jlr $3A U Ur 91n %B LOS n (, 1) c D o\T RALL A It .\ n A c fill F S21, lLs/l P 21: 1"it F S:Nv JI)It F Ix7r 171A F IL•r 112A F Isbr Jslif FT4'f1( C 27r JOTfl C IJ. 1910 ❑ 19r ,son c 26, JSGfl C 20. 376A c 21• 475it /•It IAA II n It 1) C II Win F. 60. 117 t1 I: 45r IJ011 F IUsr 17911 li L7. li4 (t {? T7r Ift?A !i 7J a. Iif it FFI \\71: US R... II 1174T U s0. -is0 F I:sr 9I7A U !Ir 4N]P 1' Ilsv 117I,n 1) 71• 7111 F IJI r. I.I L'+•.nHuJ \114R A - 94A A J. IIfl A Jr !IFl .\ L?IJ .\ Jr 2Ufl A Jr JGA Nil: A—. I-. IN LOS 1) F II i` U r NM LTR 1) 73r 1- F' l09a 1 21, 0 D Jsr IILN F Ina :J6fl U 32v 121fl F 416. 'MA T..M1 (7 a 1r1: s1yaNJwl.. Nil LOS a r II 1' It F TitL F a9. JSIfl F IEa. !4aFl F 91. J17fl f 18a. Guru F 91. )J)fl F ISS. 609fl NI1TR It it. 71Fl C 2i, 177P R Ilr 7Ifl II 17r IIUn II I1. 71P c :6. 16Un S lll.(is 1) F 1) i' 1) F (ATILM, 1) F it 1' II F 1117 It 11. I9lfl c' if. 49, It 11 Ilr s1f. 11 1: ,.9+ ]L!fl n II. Ilifl U J4. %Jlfl EI1H A S. I6T It A 1. oh A lr----L9n \ Ir U11 Fn 1 05 A C 11 II A c /:H\\R: IN N.Ne II Wit 11 Ier 8:fl O If + :U911 N J7. 229n O s0 v. I97 O 17. I6911 D J7r Clln Sn:I-41 SR it.". 1\7,T A Jr 1!)11 A Jr Y7A r\ l9 tl �n It r\ J. IrM 11 A s• 1:In v% 7r 1:0It MI Los ,\ n it n It 7,vrnr C.w. d: Sip.aYrall.Y All l.I' D JIr II9fl I. 7U. l9Ufl f: 61, !!011 P lot. J9!P U Tr. II;fl N %2. inn FISH A I. Ufl A 1. oFl A I. UN r\ 1• ull A Ir. UP .\ Ir U11 tit I.OS A c• o TRALL A 11 Il c In c• Ilk 1. if I is. 119A F 170a 1 4toit 26. I87n F 170. 400B C IJ. 1 21511 F IT.. I.Is%fl 61Vr A Ir. 00 .\ •(' A 7r lUlfl ,\ 2. 2%R A J, 20fl A 2r !2fl -Fill21N Los A A it A I) FR\l}1:Its K.Mr Ii WitT It 11. 7611 D 7!r ,.I61I L4 IJv 1:sfl Ii ]!r s'n fl 11 I4. IJOA U J'. 7%L 11 ','It Hwy. Np: 1 51 ','It Hwy Wit R 1. I fl A 31 11 ` ,\ 7 n •A .\ S v . I A ,\ . I !1 Wit LOS A I) F it U irofnr C'•wl•1: alk. W,tMl•. N71L N74T N11H (' II II 1!r 17v 1L. IS6N 1!fl IIIP r I. C E 7 r 6 Js r xIr J2fA :I 1t 11611 I) C N 17r .,rILP 7Iv I1711 J-n It --{?_;4. U P IISn 1(. iJ ! %Ir !UJ 11 U C O 17r 21sn 29. 17A P. 26111 E C E 65 r. JIr. 65. 1)7n !IP Js911 MI LOS C F. n 1: I1 is o\TRALL R 1. It 1: R U Ell 1, }T1T IT)H C 9. wit \ lUr IJ fI A Iv :11 II n A it. IJr 1. !15P 2UI (1 111 E l' n Jl v_ 1%v 2r I-9 it -_7111 .IJ It O __ 11---14r A I6. 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A A 1 J �!�'![1 Gragwone O/Tce & Industrial Park - Traffic Impyct Snldl W'JkIMM- 4WAX ENGINC-Ct ING File Nurnbcr: 2760GC August 24, 2009 Page 46 • • CONCLUSION Each of the study area intersections were evaluated using Synchro 7.0 and HCS+ (merge/diverge analyses only) capacity analysis software. The following describes the results for the fixture traffic conditions analyzed in this Study: ➢ PHASE 1 (2018): Intersection Analyses 1. US Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2018 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 2. US Route 11 & YVelltown Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2018 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. US Route 11 & I-81 Southbound Ramps: Analyses revealed overall levels of. service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" during 2018 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 4. US Route 11 & 1-81 Alorthbound OJf Ranrp: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. Greenway Engineering does not recommend improvements for this intersection. 5. US Route 11 & I-81 Alorthbound On-Ramp/Red Bad Road. Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the northbound left during the PM peak hour, maintain levels of service of "D" or better. The northbound left -turn movement will yield a PM peak hour level of service "E" during 2018 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 6. US Route 11 & Merchant Street/Snowden Bridge Boulei,ard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. Greenway Engineering does not recommend improvements for this intersection. Crmwone Office c& Industrial Park, - Tr!lrfC Intnact Study eirmaiwAy EMWEEMING File Number: 2760GC '7 August 24, 2009 `�•,•/ Page 47 7. US Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "C" or better. Greenway Engineering does not recommend improvements for this intersection. 8. US Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2018 background AND build -out conditions. Greenway Engineering does not recommend improvements for this intersection. Ramp Analyses 1. I-81 Mainline & Northbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 2. I-81 Aainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. I-81 Mainline & Southbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 4. I-81 Aainline & Southbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. Arterial Analyses 1. US Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2018 background AND build -out conditions. This is primarily due to the sub -standard intersection spacing currently existing along this segment of US Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. US Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. US Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "D" or better- for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. Greenway Engineering does not recommend improvements for this location. Graiw1one Office ct, hichistrial Park - Traffic Inmacl Sill ;-"� WECI~�ilidAY CNGINEC-RING File Number: 2760GC August 24, 2009 •/ Page 48 • ➢ PHASE 2 (2022): Intersection Analyses 1. US Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left and westbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound and westbound left -turn movements will yield a levels of service "E" or worse during 2022 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 2. US Route 11 & ff'elltorvn Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2022 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. US Route 11 & 1-81 Southbound Ranilm Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The sorthbound left -turn movement will yield a PM peak hour level of service "E" or worse dining 2022 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 4. US Route 11 & 1-81 Northbound Off Ramp: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route 11 opposite the existing I-81 northbound on-rannp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract (Onnps). 5. US Route 11 & 1-81 Northbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound left -turn nnovenient will yield a PM peak hour level of service "F" during 2022 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 6. US Route 11 & Aferchant Street/Snowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and northbound left during the PM peak hours, will maintain levels of service of "D" or better. The westbound and northbound left - turn movements will maintain constrained levels of service of "E" during the PM peak hour build -out conditions. Greenway Engineering does not recommend improvements for this intersection. Gra)wone Once cz, InAstria! Park - TPa fiuC Impact Sm GHCEN hdAY ENGINEERING File Number: 2760GC August 24, 2009 Page 49 7. US Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "D" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. Greenway Engineering does not recommend improvements for this intersection. 8. US Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM peak hour and "F" during the PM peak hour. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2022 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. Ramp Analyses 1. I-81 Mainline & Northbound On-Raml): Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 2. I-81 Mainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. I-81 Mainline & Southhound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 4. I-81 Mainline & Southbound Off -Ramp: Analyses revealed levels of service of "D" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. Arterial Analyses 1. US Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2022 background AND build -out conditions. This is primarily due to the sub -standard intersection spacing currently existing along this segment of US Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. US Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. US Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM, southbound PM peak hours. The southbound AM will maintain levels of service of "E" during 2022 build -out conditions. Greenway Engineering does not recommend improvements for this location. Crcilwone Office & hrdustrial Park - Tra(frc Impact Study `'1 GCE AY ENGINEERING File Number: 2760GC August 24, 2009 Page 50 • • ➢ PHASE 3 (2028): Intersection Analyses 1. US Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left and westbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound and westbound left -turn movements will yield a levels of service "E" or worse during 2028 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 2. US Route 11 & lVelltown Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2028 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. US Route 11 & 1-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" or worse during 2028 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 4. US Route 11 & 1-81 Alorthbound Off --Ramp: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route 11 opposite the existing I-81 northbound on -ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract (Omps). 5. US Route 11 & 1-81 Alorthbound Ramps: Analyses revealed overall levels of service of "E" or better during the AM and PM peak hours under build -out Scenario A (without Route 37). The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2028 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. The overall levels of service would improve to "D" or better assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. Gramtone Office & Industrial Park - Traffic Impacl SatA Gf3�GE 'SAY G�Rei"aQfilC�F ING File Number: 2760GC August 24, 2009 Page 51 • 6. US Route 11 & Alerchant Street/Snowden Bridge 13oulenard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and northbound left during the PM peak hours, will maintain levels of service of "D" or better. The westbound and northbound left - turn movements will maintain constrained levels of service of "E" during the PM peak flour build -out conditions. Greenway Engineering does not recommend improvements for this intersection. 7. US Route 11 & FEA1A Entrance: Analyses revealed unsignalized levels of service of "E" or better during the AM and PM peak hours under build -out Scenario A (without Route 37). . The levels of service would improve to "D" or better assuming the construction of the interchange (SPUD of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. 8. US Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM peak hour and " F" during the PM peak hour. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2028 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. Ramp Analyses 1. 1-81 Mainline & Northbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 2. 1-81 Alainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. 1-81 Alainline & Southbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 4. 1-81 Alainline & Southbound Off -Ramp: Analyses revealed levels of service of "D" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. Creiminne Office cC Industrial Park - Trnlfc Impact Sludy GMENWAY ENGINEERING File Numbu:2760GC a ) August 24, 2009 •r/ Page 52 Arterial Analyses 1. US Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2028 background AND build -out conditions. This is primarily due to the sub -standard intersection spacing currently existing along this segment of US Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. US Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound PM, southbound AM and southbound PM peak hours. The northbound AM will maintain levels of service of "F" under build -out Scenario A (without Route 37). The levels of service would improve to "D" assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. 3. US Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM, southbound PM peak hours. The southbound AM will maintain levels of service of "F" under build - out Scenario A (without Route 37). The levels of service would improve to "I✓" assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. PEDESTRIAN AND BICYCLE ACCOMODATIONS Per the Proffer Statement, the applicant has agreed to provide internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of six feet in width and will be designed to connect land uses throughout the four OM District land bay area identified in the Generalized Development Plan wherever possible. Crcnwone Office cC Industrial Park - Traffic Impac! Lydy :'s2r_—C—WEdAY L-:6�1GIN11r_—W1N0 File Number: 2760GC August 24, 2009 0 Page 53 0 APPENDIX • 0 ScopinI4 Documents (Located on CD) Synchro Worksheets (Located on CD) HCS+ Worksheets (Located on CD) 11 Traffic Counts (Located on CD) 0 CJ Generalized Development Plan (Located on CD) 0 • c'L2u-,F_-iM-blulw cic�eoc�e,1.ngD�o' 151 Windy IIill Lane Founded In 1971 `9inchesLer, Virginia 22602 Telephone 540-662-4165 Surveyors FAX greenw yeng.1 Memorandum Surveyors w+vw.gr•eenwayeng.corn To: Jerry COPP Organization/Company: Virginia Dcpartillent of Transportation (V1)0'1) From: Nlichael Glickman, Pl", P.T01; Date: September 29, 2009 Addcncluril to: Project Name/Subject: Giyl) florae 0/fire alit/ ILnln07*t1l Pais(: 7 iallic 1/�l Greenway Engineering File Number: 27000C Per your request, Greenway Isngineering has prepared this document as an acicicnclum to the Giv)w1one 01lira and Iudlisldal Park. 7nrLlir L115ad S/ndli, datecl August 24, 2009. The purpose of this menlorandunl is to provide a supplemental study to evaluate the following transportation inlprovenlents, as proposed by VDOT, to improve traffic flow along southbouncl US Route '11, bcttvccn I-81 and Crown Lanc: 1) the cxtcnsion of the US Route 11 southbouncl left -turn at the intersection of Route I 1 /I-81 sOutl]bOund ramps; 2) the extension of the US Route 1 I Southbound left -turn lane at the intersection of US IZoute 'I 1 /Welltown Roacl; and 3) the addition of third southbouncl through lane from the I-81 southbouncl ramps to Crown Lanc. Weekday A\4 and PM peak hours analyses were performed for each of the development phases contemplated in the August 2009 submission. METHODOLOGY Other than the irilprovcinents described above, all methodology utilized for this acicicnclum is consistent with the August 24, 2009 submission. 2015 BACKGROUND/PHASE 1 BUILD -OUT CONDITIONS Figure 1 shows the 2015 background weekday AI)T and A\11/1'\'l peak hour traffic Volumes at the intersections of US ROute 11/1-81 Southbound Ramps, US Route 11/Welltown Roacl and US Route 1 I /Crown Lane. Figure 2 shows the corresponcling 2015 background lane geometry and weekday AlWP1\4 peak hour levels of service results. Figure 3 shows the 2015 Phase 1 build -out weekday ADT and A\4/P\4 peak hour traffic vOlunlcS at the intcrscctions of US ]ZOute 11 /I-81 Southbound Ramps, US Route 1 1 /Weiltown Road and US ]ZOute 11 /Crown Lane. Figure 4 shows the corresponding 2015 Phase I build -out lane geometry and weekday A1\4/P\4 peak hour levels of service results. All Synchro levels of service worksheets are included in the Appendix sect1011 Of this menloralldunl. Grecnway lsngMeemig has provided Table 1 to show the 2015 background and Phase 1 build -out levels of service, vehicle clelay as well as the 95"' percentile back of queue, by lane group/approach, for each of the study area intersections. Page I of 22 LEGEND OINTERSECTION X old Cher ! 0j'•4 �jlryJ� X (1) AM PEAK HOUR (PM PEAK HOUR) i~ (0-0�S 100 DENOTES WEEKDAY AVERAGE DAILY TRIPS (AOT) of t� 4° o FED/ 11 1�•1j O 1 v�. 3lq ,g6pl 9 � � g111 �Sb�l � tdeN 0 690 910 SITE oNtp T' LAn 2 v� w g * 1ti11p11 p K° e 'nl A 0 a , `oy � 91� 110Nn5bUf 1p222 a w SITE l,Apb, 9al�� 4 ,p4Al .�w a LL N/A N/A N/A P µ0 m 0 N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING, IMC. Graystone Office & Industrial Park JIM La 151 11FIGURE 1 ➢a.h� ne 1"L helm, I is 22602 tr« "`�'�'"'�` 2015 Background Traffic Conditions Project # 2760GC d G.wvv.u1 s„ka F LV.-• (540) 722-9528 F---W i+1971 Hrn ynmMyr�R.eam LEGEND 1 INTERSECTION LANE CONFIGURATIONS �1 TRAFFIC SIGNAL r�0 STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) F 1 SIGNALIZED 7k DENOTES UNSIGNALIZED CRITICAL MOVEMENT GZf�! rl%i� OI INTERSECTION DENOTES FREE RIGHT -TURN J• LOS- A (A) pl DENOTES CHANNELIZED RIGHT -TURN I I I'41�r�^ 4).PAI" /, f ,✓� ° d U g p !r ^ r^^^rA4r V r ARTERIAL a NB=D(C) ,� 6r^o /• SITE �01n w SB -C(D) L O C E °off a 5 Cn cQr �� O SIGNALIZED cro"�L . A4^ Z 3 v x a C1 O --- INTERSECTION LOS= C (D) s `'•n ° 7A � 1`ogD 0c�l � � MaNn5bU4 piKa 1 � SITE om O SIGNALIZED INTERSECTION , LOS= A (B) N/A N/A N/A ea N/A N/A N/A NIA N/A N/A N/A N/A GREENWAY ENGINEERING, IXC. GrayStone Office & Industrial Park FIGURE 2 !31 14'u�dy ifAf Lanr I4 inchno-q I'upinb 22602 7eleplFAX. r: (Sf°J 661-./83 2015 Background Lane Geometry & LOS Project # 2760GC 971 h'ilA' (540) nI-9528 t�147�.ww�.grern�.v)enq rom LEGEND O1 INTERSECTION I OI,J X(Y) AM PEAK HOUR (PM PEAK HOUR) 100 DENOTES WEEKDAY AVERAGE DAILYTRIPS �, 11 m �,91�1 10191 I NIP � P ° �N �1111 �n5bot011 7261 �`�% 5 m ti SITE 118�11116"► s� z 3 �19366°) 60 081m81s �1ti P �1 8pA 1 r'2je �� gcr7,,1V�V 49 a o� W 10Ag3 Gyp in N W 11 SITE `15n�1G� t� -'�,i ,1 `1A111ae1�� � �06�jg01 ✓ V N/A N/A N/A NOin 11PNnL�J k,bl�" bo N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING, wc, Graystone Office & Industrial Park FIGURE 3 ( ,s, �{5 of I,dLan< If'u�<h=�ia, l ut;inln 22602 TFA.r.;s:)722-952885 2015 Phase 1 Build -out Traffic Conditions Project # 2760GC r--I,, ti,97, •. < ��<u.<on LEGEND OI INTERSECTION>C We LANE CONFIGURATIONS J� TRAFFIC SIGNAL b �p Q STOP SIGN «9 A (A) AM PEAK HOUR (PM PEAK HOUR) 11 SIGNALIZED is DENOTES UNSIGNALIZED CRITICAL MOVEMENT Grp^� 1�� Ol 7jHJ, INTERSECTION DENOTES FREE RIGHT -TURN LOS=A (A) DENOTES CHANNELIZED RIGHT -TURN Mo5u�19P1 �f� �'riY�-0ot• Jrr�• ^��i �r S fry doh 11 �/ r C.j ARTERIAL LOS ,p Sly ° v0 SITE �6l 4 NO - D (C) a SB -C(D) p E J�•OO `+ G 0 V 0 SIGNALIZED Cro 3 9�y 1 JLOS- C N INTERSECTION '3 soy 2 tP (D) 1 'vti c q9 C L t�j7 E 11 SITE �/ O SIGNALIZED INTERSECTION to LOS=A(B) N/A N/A N/A °P k° d Q N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING,1Mc. Graystone Office & Industrial Park FIGURE 4 Isl Ir�ryfruta 1lSndi.-, u,%inw 11601 T`FAA-,(340)7)�1"� 2015 Phase 1 Build -out Lane Geometry & LOS Project#2760GC eJ L,1 Nnra FiU:• (SI°) 721.9519 fw-�! i. 1477 Inww•Fnenwnle�.mm E • Memorandum To: Jerry Copp Page 6 of 22 'fable I Graystone 0111ce and Industrial Park Levels of Service, Delay 1►nd Back of Queue (95%) Results 2015 Background and Phase 1 Build -out CoIlditions 2015 RurkLi-ound Cundillons Pknsr 1 1lulld-out Condillons Int—o'll- ANT P-k IT—, P01 Prnk flour ANT Poak (lour PNI P-k ITuur Delay LosI..OS ((III set) Qnone ((III fool) Doll)• set ( ) Quoue In fort ( ) I.OS Uelay Queue lu srr In fret ( ) ( ) LOS Delay (In sec) Queue In fort ( ) F.Oh111: US Route I t N0: Pactlre Lane Sll: Cr."n Lane Te,,Mc Coutral: Sip Iizatlon FRQ, n d l x. 90 n D sox. 191 n D .11 V. 90 n F. 57.. 2120 FD/IR A 7 x. 206 tl A 6 x. 251 n A 9 v. 223 11A 6 x. 261 fl 1:11 LOS A ll D D Win fS 16 s. IJ fl 1) Al S. 1.1 fl C 30 S. 22 fl C 29 c. 13 n \\B? A 3 ,- 50 fl A 1 7 r. 66 fl A 21. JS It A 7 s. 82 n \%13/R A I s. 0 ft A 1 r. Oil A I s. O fl A R'D LOS A A '\ A NB/Unt C 27 s. 36 fl C 33 S. •1.1 It C 25 a. J6 fl C 35 s. 47 A Nit LOS C C C C SIVI R C L21 e. •12 IS C 30 x. 70 fl D IR v. •12 n C 31 v, 6911 sit LOS C C D C O\'ERALL A A A A EDmB: LDS Routo 11 SD: \1'elltown Road N ll: A-- Lane DullIc Conuot: SlVtnuzxtlrn EBfL F 55s. jai IT I' 112c. 345fi 1) •17v. 1'/Gfl F 101s. 3s2n FD/I-R U I S c. 67 n e 269. 382 n D 14 s. 71 R C 2l s. 373 n Fit LOS D 1) D C \VD4, n SS x. 129 If n .19 x. 117 fl n •19 x. 123 fl 95 fl \YD/r C 29 c. 311 fl ll S1 c. •SdG n C 27 c. 291 fl D •17 c. 102 fl \1B/R A } s. 31 n A 5 t. 28 fl A A r. 28 fl A 3 s. 15 IT \\B Los C ❑ C U NIS/LTR E 38 x. 1 12611 F 1 89 1 16911 F 38 Y. 126 IT F I ITS.. 192 11 Nil LOS F- F F F SIM ll 32 s. ;27 n Y 110 s. •12S fl U SO a. 227 n 1. 995. SIVIR A 9 x. 3711 IS 11 e. RR n A 9 x, 57111 A R v. 1 67 11 SD LOS C F C E OVERALL C 1) C D FTIA\VD: US Rolle I I SD: 1-91 SD Ramp, ➢:ifflc Control: Slpunlizatlon ovr A 3 s. 60 it B 12 9. 1 f,7 l A 3 s. 65 It E3 IG c. 160 fl 141SfR A 1 c. 116 fl A 1 9. 0 n A 3 s. '36 n A 1 c. 0 n F:D Los A A A D \VRJI, Et !s r. 77 n n •16 v. 313 n D IS x. 9811 n •Id x. 3R 1 n WWI' WIT LOS A D A 11 swur D •11 ,. 12.1 It F 61 r. 21-111 U 44 r. 168 fl E MR A 1 V. 1 0 11 A 1 v. Oil A I v. on sit LOS A Tl D C OVERALI, A D A D LID - Ewbound, NI'13 „R'olboun 1. Nit , Nonbbmn d, rill •° Smnh6onnd, L• 1.111, "fC16n4 R: wyu 1 E Memorandum To: Jerry Copp Page 7 of 22 2022 BACKGROUND/PHASE 2 BUILD -OUT CONDITIONS Figure 5 shows the 2022 background weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11 /1-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11 /Crown Lane. Figure 6 shows the corresponding 2022 background lane geometry and weekday Ai\4/Pl\,1 peak hour levels of service results. Figure 7 shows the 2022 Phase 2 build -out weekday ADT and AM/PM peal: hour traffic volumes at the intersections of US Route 11 /I-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11 /Crown Lane. Figure 8 shows the corresponding 2022 Phase 2 build -out lane geometry and weekday AM/PM peals hour levels of service results. All Synchro levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 2 to show the 2022 background and Phase 2 build -out levels of service, vehicle delay as well as the 95°i percentile back of queue, by lane group/approach, for each of the study area intersections. 2028 BACKGROUND/PHASE 3 BUILD -OUT CONDITIONS Figure 9 shows the 2028 background weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11 /I-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11 /Crown Lane. Figure 10 shows the corresponding 2028 background lane geometry and weekday A-M/PM peal: hour levels of service results. Figure 11 shows the 2028 Phase 3 -Scenario A build-out,,veekday ADT and AIM/PM peals hour traffic volumes at the intersections of US Route 11 /1-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11 /Crown Lane. Figure 12 shows the corresponding 2028 Phase 3 -Scenario A build -out lane geometry and weekday Al4/P1\4 peals hour levels of service results. Figure 13 shows the 2028 Phase 3 -Scenario B build -out weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11 /1-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11 /Crown Lane. Figure 14 shows the corresponding 2028 Phase 3 -Scenario B build -out lane geometry and weekday AM/PiM peals hour levels of service results. All Synchro levels of service worksheets are included in the Appendix section of this Report. Greemvay Engineering has provided Table 3 to show the 2028 background and Phase 3 build -out (Scenarios A and 13) levels of service, vehicle delay as well as the 95"' percentile back of queue, by lane group/approach, for each of the study area intersections. LEGEND 0INTERSECTION X to ry�� O/1/ Cl !g X (Y) AM PEAK HOUR (PM PEAK HOUR) gtit- ,� 1rr71U o 100 DENOTES WEEKDAY AVERAGE DAILY TRIPS v <�\c t. n i N v N �, r• 9 U vrbn � '1111 tip511 �, Y5151� p'µ° s d Ill hr' 8 N N 00 S}n �4a I1 12 Jingns �� e� 71'p 11 N + r m ✓ `' ✓d'i 733 1 6 SITE 44 1�g3i1�11�G,y 5 Q ,L�O O E 330I' r s y 0. 4 ai � O 0 Cghe 2 3 n 11886 O — — -- yp91115311 p7µ° In ti 0 oAa v � 990 µ°� nSbU ✓�'$ Aa3ry 1 gc rle //y {1'g 1p1A6 14 � Gy�r j 13 N N G�� SITE y� ,0 bl'51o1 ✓ N/A N/A N/A 00 N " ?°N 0 l o 0 N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING, mc, Graystone Office & Industrial Park FIGURE 5 u111� unrAn< If-h.w,, 1'vtdnln 77602 rn;s� r FAIC.' <: (s.o) -95288s 2022 Background Traffic Conditions Project # 2760GC e� —d s �. P r r. (sio/ �u-9szs 1 fcun!nf N 1971 xx•.Frr<n���enq.mnt LEGEND 1 INTERSECTION X d Ch»rl� Itollds TN LANE CONFIGURATIONS 0�4 (;t TRAFFIC SIGNAL `cb Q STOP SIGN Sb�� A (A) AM PEAK HOUR (PM PEAK HOUR) J t 1 SIGNALIZED �t DENOTES UNSIGNALIZED CRITICAL MOVEMENT OF�1EnJ� 1Yy O INTERSECTION DENOTES FREE RIGHT -TURN 7• LOS-A (A) DENOTES CHANNELIZED RIGHT -TURN 1),Ilyrn � ® � 5bU`gPtgo J y Ghs�0 11 a 61 VO4 1�16 ARTERIAL b NB = D (C)) 96pOo SITE� SO = C (D) c C E �a SIGNALIZED C Anc 2 N 'F O o Ba - INTERSECTION LOS= C (D) lal y 7 '�TiO D Q SITE O SIGNALIZED IN TERSECTION , m LOS=A (©) Q ' a `f N/A N/A N/A Nnsbo Qx6 m � Nm o �a N/A N/A N/A NIA. N/A N/A N/A N/A GREENWAY ENGINEERING, ImG Nil) Lau Graystone Office & Industrial Park FIGURE 6 151 If'v�rh If i_h.n , llni' is 11602 .nVs x, TclCY.-r.(5J0)-9,528fi5 d Gdw. tif5mira FA\i (510)7ITASIR 2022 Background Lane Geometry & LOS Project#2760GC F--d 1, 1971 �.rr..grrcnrv)r .rom LEGEND OI INTERSECTION# 0/dC.11ar/� N X (Y) AM PEAK HOUR (PM PEAK HOUR) �� 01",, I?011Os 100 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADT) o, SS an ��l-I 11 0 II 1'y �v �3lti�A9l A� 1595 PtKa A �r t 4d 793 SITE 1,9g1111116,y O E A S �a9 Cr° 3 yntan 2 3 N Ow$4 a ��0 tio9l �6301 �� 8 �� N31 otil ptk° a n1 A o `= �1j�c t°tea � �✓ g �`.'p a � q9 Medm5bU1 Ag83 t flc SITE o�bGo, ��5p81881r'A,� m 6p11 L� N/A N/A N/A "tQPµrs � t1n l,,�A'tl��ti'I�y �5 9 N/A N/A N/A N/A N/A N/A N/A N/A GREENWAYENGINEERING, WC. Graystone Office & Industrial Park FIGURE 7 lsl l{'u¢ HILL lane 10.0'w", iq+d. 22602 'rFAA::sa, 952885 2022 Phase 2 Build -out Traffic Conditions Project # 2760GC F---W L. 1971 Hi,r.�rmNvLrrk.ram LEGEND 1 INTERSECTION# c dellnrlc N LANE CONFIGURATIONSllOnr/Sr° J TRAFFIC SIGNAL cps �fi O STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) 11 SIGNALIZED *' DENOTES UNSIGNALIZED CRITICAL MOVEMENT �r��n�^! O INTERSECTION DENOTES FREE RIGHT -TURN byr ,/. LOS- A (A) as DENOTES CHANNELIZED RIGHT -TURN I I L// %f• �0 ? Pip-) y L+.r 0 �Sbul9 Ptµ 0 � e J� ai- ' �0r Qrr 60h I 1 a � ARTERIAL ) SITE SB = C (D)uu 9Ca 17, SIGNALIZED fro 3 y�Lye s 0 INTERSECTION LDS= C (D) Z i21j �� o � �GC91 Ptµe t��a tnsb° tea G`Or y o SITE L�d4a O SIGNALIZED INTERSECTION , m LOS-A(B) m - O �p'0 N/A N/A N/A V, N !a 0lp 0 N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING, 1- Graystone Office & Industrial Park FIGURE 8 rsr usn,ry rru rAn� 11 incl�r�lrf, 1'vFinla 22602 I= '°I�ph-,("°)66'-4185 2022 Phase 2 Build -out Lane Geometry & LOS ProJect#2760GC d I,.,in+-r 1 1= FAX.- (540) 722-9328 F__J t, 1971 hrw cnrm.a0eng.mm Memorandum To: Jerry Copp Page 12 of 22 'fable 2 GI•aystone Office and Industrial Palk Levels of Sen•ice, Delay and Hack of Queue (95%) Results 2022 Background and Phase 2 Build -out Conditions 2022 Ilackeround Conditions 11huse 2 Build -out Conditions L,trnrrtlon ,\.\I Peal; (lour I'M Peak Hour ANI Peak ]lour I'\l Penk Hour Los Url.•p• Oacur flit lay (Iit feel) IAS Uelay (III zer) Qurne (III feel) I,OS Udny (III set) (Jnrue (In feet) LOS ,)"ay (In set) Queue (III feet) EIWD; IIS Route ll Pacth•e Lane C,]ONII Lane coot, ol: Sigluillzntlan ED/I, D 47 v 100 n R 179. 212 It D 41 v. 9011 R 62 v. 229 It EII/,1R A R r. 216 n A 1 6 e. 26ft R A 7 s. 220 ft A St. 27011 F'll Los IS R A 11 N'ISQ, 11 20 It. IRII U dS s. IS 11rl�72,. 16It C 33s. 1611 11'IV7• A 2 r. SS 11 A 7 r. R911NII: N'DAt ANil: %%'ISI,OS A A A ND/L7R C 31 c. 11 fl ll 38 c. d7 R37It'rrnfnr Nil IAS C U SD!L•IR C 21c. .16 R C 33 c. 79 8^13 R D 39 SII Los C C C D O\TRALL A A A A P.IIn1•D: US Route I I Sit: N'riltown Road ND: Amoco Lune Tn,flic Control: Siva-liznllon ED/L E 1 53 1. 20611 I' 98 s. 37011 E 56.. 318 N F 113 s. 397 ft Enrrlt it I6 r. 217N C 2ft x. d37II R 18x. 436 It C 27x. •167fl Ell LOS C U C U N%TA. D .18 x. 13211 D 51.. 12711 D 16x. 1.16 It F. 59s. 1.1311 11 wr II 20 s. 267 ItD SS s. SI 7 11 C 26 s. 7.61 N D J91. S9l N WIVR A 3 s 29 It A 3 s. 26 fl A 3 1 Y6 fl A d s. 2'3 n NB LOS D D C t) N13If1R E 7J s. 1J7 fl F 110 s. 192 It L SR c. 133 11 F IS2 s. 2L1 R Nil Los 1) F F. F 811/1, E S6 r 253 It F 109 v. •375 0 U S2 s. 348 fl F 101 s. S03 0 Writ A 9 1. 61 N C I O s. S l fl A 9 1. 71191 A it r. 71 N OVERALL C D C D F:DAVII: US HQW0 t I SD: 1 81 SD Rnmpv Trill( Control: SlDtnlizatlon EDrI' ,\ J s. 71 n It 13 s. 193 N A 20 c. 6511 13 17 s. 258 It ED/R A d c. 131 n A is. 0 It .1 v. S8 fl A I Ell LOS A A A I3 11'D/L II 1.11. 6S ft ll 38 c. 1•IS fl C 27 s. 1,1811 E A 1VDrr A I r. 119 A 1 1, O fl A d 1. 148 It I S. v. Oil 11'II LOS A A A D SD/LT U 491. 1 154 N L•' 1 791. 1 279 fl 1)•12 s. 230 ft I' 91 r, 332 fl SD/it A 11. O n A 1 c. O fl r\ I r. Oil A 1 1. O fl till LOS 13 C I3 C OVERALL A IS A II Ell ^ Evubo,u:d, 1VD —We,1 ouud, ND — Noul,bound, SD ^ Soutlibo,uld, I: Lrll, I:I lull, It: 1601t LEGEND OI INTERSECTION M Ye ON C', N X(Y) AM PEAK HOUR (PM PEAK HOUR) `4ti°It1r /toa d 1000 DENOTES WEEKDAY A VERAGE DAILY TRIPS (ADT) cbJ L!, fin, 11 6Arr O 0 I I k � 3111 ly >>9l m piRe u+ oh6.rl �O^7 *00— y9l'��insdtlt ��`r 762 �;� SITE 6► a c c d' o p� O O E w N3C S '1� Q C' B' A APOO—, 1""') ` ( 0 o . fro A piµ0 � �• 9ry'1 t •l2ro Ag act�l. OVA ,t��51 `�o 49 G�4 tbe��n � ��� ♦� na SITE �w 4� 6 _dl✓ fi a la m O � ar AW�y�51 I1 N/A N/A N/A o� nm Nn t19 `,6ab� o t,67� .. N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING,n+Q Graystone Office & Industrial Park FIGURE 9 151 If 110y 1611Lane I{u�ehrsrv, !lupin!. 22602 TeFAX.-(50)722.95285 2028 Background Traffic Conditions Project #2760GC 6 F F--', .:1 Smim FAX.- (S!0) 722ASZN F...�.:eJ L+1971 w+.+��.y en��+grng.com LEGEND I INTERSECTION q 4� rl Ch 110ud nr/rs T LANE CONFIGURATIONS TRAFFIC SIGNAL �J pS O STOP SIGN�� A (A) AM PEAK HOUR (PM PEAK HOUR) I SIGNALIZED 7@ DENOTES UNSIGNALIZED CRITICAL MOVEMENT �j^�I!� .,� L� rl�{F O INTERSECTION rDENOTES DENOTES FREE RIGHT -TURN CHANNELIZED RIGHT -TURN I I �',l�0 a LOS= A (B) ARTERIAL LOS ��, SITE NB=0(C) a SB.C(0) a O O ?.pQ S SIGNALIZED oh", 3 Lyoe j N� 4 — ---" INN LOS. C (D) % 2 ? O AD m r CCp� o'. �YC✓f/� �lnsb� � � one 4, � Me � SITE O SIGNALIZED INTERSECTION 1p LOS=A(B) 4- r N/A NIA. N/A . Pk �a N/A N/A N/A N/A N/A N/A NIA' N/A GREENWAYENGllL— ENGINEERING, I51 1Puv1y hill lane Grays tone Office & Industrial Park FIGURE 10 n5nrh<l�r<, V�oim 22602 hn T<i<IJi—(540)662-l1" 2028 Background Lane Geometry & LOS Project # 2760GC d Fnw.mn•._:15mim FAX.- (540) T21.9518 Fw._W L, 1971 rxx•.grrrnMv;rng.com LEGEND qp OI INTERSECTION# OldClrnr/, A' IY X (Y) AM PEAK HOUR (PM PEAK HOUR) 4� q /forrdf t 100 IDENOTES WEEKDAY AVERAGE DAILY TRIPS (ADT) cS0 6 yp��l1y0) o R 'lp J 793 K SITE lyoa��tiy� a x ,", � z ore z ChoyA 3 `nos 4 q E C he Z e r pool pix ap � Mo�iOSbUr 11A98 Grp}' in SITE y„81 ti r c Ala N/A N/A N/A . J p µe �q N/A N/A N/A N/A N/A N/A N/A NIA. GREENWAY ENGINEERING, ulo. Graystone Office & Industrial Park FIGURE 11 rsr n�u(•Haua�r I{�uuhr�rrr, i'uninia 21602 (540) 2028 Phase 3 - A Build -out Traffic Conditions Project # 2760GC FAX.- (S�0) 711As18 r�.se[�rvn M+.r•.F.rr,n.vgrgrnm LEGEND 1 INTERSECTIONX .t.� 11l C�laryesr plld Ill N ll u LANE CONFIGURATIONS °�4, t„+ TRAFFIC SIGNAL �O O STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) 1 SIGNALIZED it DENOTES UNSIGNALIZED CRITICAL MOVEMENT b��lC'�( O INTERSECTION DENOTES FREE RIGHT -TURN I I III��, LOS=A (B) 11�N' DENOTES CHANNELIZED RIGHT -TURN //I r _ n d ARTERIAL ) SITE SB B( R o e �ao�' S SIGNALIZED Chp r k0 3 N pW4 INTERSECTION LOS- C (D) �ynp 2 O rz SITE . 4, O SIGNALIZED INTERSECTION LOS= B (C) 0@� N/A N/A N/A, `tea 0 4 N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING,mc. Graystone Office & Industrial Park FIGURE 12 !Sl11im1).111111 ne 117mdh w, 1 ,&fn 22602 T FAX.•(51p40) 952885 2028 Phase 3 - A Build -out Lane Geometry & LOS Project # 2760GC la..--!,d i 1971 nw»..8rrenM�r .eam LEGEND OI INTERSECTION ►' Old X(Y) AM PEAK HOUR (PM PEAK HOUR) Q Ton.0 ]?,,d. 4 I lord N " 1000 1 DENOTES WEEKDAYAVERAGE DAILY TRIPS c, I ,� 11�U 6 ��3l�lglti�gll e CPU Lr 1r� J `o^V 4 o A100 1 l,6) SbU pix tp d� Sr^ci••��0� � i ���,, ITE 11 as y m r: 803 ?d� 6c�/nV ., y L 110�',1�11ti6�� v c k �d4111 �w C E ne s�9� O ��' ti b o° r N, m � CrOk� 3 3 Lyrae 2 O q �J�1,56 ,,,5 656 e pix �J r owa 7 u 0 o T OOI%OLi bJ CD mod` SITE �; 5a,�� ��•'► O � � ••''�,a of tigl N/A N/A N/A 0 N/A N/A N/A N/A N/A N/A N/A N/A GREENWAYENGINEERING,I Graystone Office & Industrial Park FIGURE 13 151 I{ ins!). Hill lane I45nche ,, 16�,'nfa 22602 dF �R.- S.IS�micc, TeFAXI(SO) 72=0 2028 Phase 3 - B Build -out Traffic Conditions Project # 2760GC FCu�Erf !n IGII w»w.y�en��rng.can LEGEND 1 INTERSECTION X d N ' LANECONFIGURATIONS TRAFFIC SIGNAL n� Q STOP SIGNsr A (A) AM PEAK HOUR (PM PEAK HOUR) 1 1 * DENOTES UNSIGNALIZED CRITICAL MOVEMENT !j rE; r� {� O SIGNALIZED INTERSECTION DENOTES FREE RIGHT -TURN I�/IaJ! LOS-A (B) DENOTES CHANNELIZED RIGHT -TURN d `J'vora o � I'S M°N"sb°c9P r fir w� ra�,� W ITE �� a RT W(L09 C dj 7 g 9r n SIGNALIZED (� rOk 3 3 v' C v C INTERSECTION LOS- C (D) I b9 SITE m O SIGNALIZED INTERSECTION _ LOS-A(B) N/A N/A N/A 0 N/A N/A N/A N/A N/A N/A N/A N/A GREENWAYENGINEERING, Iwc. Graystone Office & Industrial Park FIGURE 14 I II7no)-Hill Lan[ If'in hero, nyinla 22602 T[l AX.'(: (9) 722.528� 2028 Phase 3 - B Build -out Lane Geometry & LOS PTOJect#2760GC Af •.. �Sm:ra Fila:•(3�0J T11fl32B F.z.n:nf ti1471 IH�.�v.g.renH�cryq.[am 0 0 Memorandum To: Jerry Copp Page 19 of 22 'fable 3 GI aystolle Office and hlduxt Filll Park Lc{'cls ot• Sen'ice, imap and n 4tai of Quctie (95%,) f2estdts 2028 Mickground and Phose 3 13uiid-out (5ccnalios A and 13) Conditions :n2N IlurL>;tounJ ('un dltimn I'❑Ute J, &'rwnlU A I,t llhnul Rua1e !") IAllld-uul S'e.,I to n Iltllh Ituulr J7) IIUIIJ UuI Anl I"A It... 1'M FrA It.. AM rem, It... PAI reel. it.. All real: it— rM r,.a: Ixtrrrrrtl.a IAS nrla7 Iln r.r) Qx. a Iln rrrr) LOS Itrla} Iln .rr) Qarae Iln frill IAs 1)rl.,y Ib, ..O Qa.ae lh. feel) LO[ irel; Qarxr IL, rrO Iln le.l) LON niter (1.",) J)•• Iln fr•1) LOs nela)• la +rrl Qaeae IM f.N) I'll i. 1)J7. IM�n I[ 42, 229n 1' rsr Iii 1t 1 •. <+)r :!Ufl F. 77. 117n R L9 r. :7Un FIVI-K A 210fl A 6. 29411 ,1 � _'ll A M1• } !AlIt A 7e 219fl A 6r. .706n 1:R IAS \ 11 A 11 A R It'll 1, C 23 ISN c 32r 160 1) is, 30ft D J4. i'.fl 1) 71 ,. )IN I. %r. IsN Ell NVD:l!5 R.M. 11 _1 \N .% Jr !6fl A Sr 97n .1 J'Jfl A 'Jr 9i0 A 2,. JLfl A_ �71: t'ar J,e Lnwe lll1R A Ir Un A Ir 00 A le Uft ,% 1. On A 1� 0h A Ir. Ofl S0: (\•a. Lave (lll LOS A A A A A A Nit LTA c J:. 11 it 1) 41. 40It U 14. J7fl n J7. !111 1) 7r TO h 1) 1 JS .. !Jfl Inr❑r C.au.1: SA —. —A- N❑ LOS C I) n U n 1) Satin. c a. s2n c J!, Jn c n. !:n n Js. sln c 2s. !3fl I) is, ;%fl snLOS c c c ❑ c n MTRAIJ. .\ It ,\ ❑ A it Fit L' s9r :1711 F IUIr lUOn I+ 22Sr 1:J 11 P t17. 4)Sn P I11r 32:0 P 116 r. 117fl L71Tr. II IS s. 266fl C )U. 411n Il 19 r. 144fl C 1D r. 4:In ❑ .10 Fit Ws I. n I) II C 11 NIiL Il is, 135it L 39, IJ911 F 10!r 179N f Llr IJ_fi F. 79. I@Ifl L Of 117fl 1'It l\n: I's Rate 11 117tT C 21r JIIn E !%r !S8n Il 17s 291n n S) 4slfl II Ifiv 291h D 77+ Glfin SR: Is.@.•a. K•ai \lliR A lr 1111 A 1r ltfl A1011 .\ Jr 29n A : 220 \ll: A. — I- 1171 LOS I. IJ (` Ir li n N7t L7T'. t: 71r 117fl F 142. 211n IJ 1s s. I16n F 156. !)6fl n 42, 12411 F 196r 23G 11 Lafnr ('.nn.L•.ltv,.4,ati.n SR LOS C F U F 1) F SI11- U :)+ 2Vfl F 9Sr Jllfl P 94. 11711 P 117s 163it F' 91r Jlln P 103 r. !Rn Sit'Oi .l 9r 61A ,\ I}f 7:n ,\ s. ;611 It 11 ,. 71U it 1, 1170 Sit I.O5 (' 1) is II 1741I' ,\ %5fl Il .. ILL II Il 17. !Isn 1) 36r 719fl ,{ 9n. 124d C 2S r. "07n Fn i; A 1r I)Jn A 1I1 , On .\ lr (All A I r On A 1+ 143h A Is UN LN LOS ,l A 14 c .t R I'❑\171: US It—,il l\n 1. It 19r X6fl n 51. 1980 n 0, :'ail F.74. 2910 C 24, 114tl L XAs 2729 s❑: L91 S+r. R F@. W11T A Ie lift A Ir U0 ,\ J911 A 1. Isn A I. 9fl A Ir 9t \l 11 Los A R It ❑ '{ ❑ Ln elk C.an 1:51c A.a.I.. Niue sit- U A JSr Is I460 011 P S-. 1'In A 1. 00 F: 61s A 1— 1!U it Oil P 11!r . Ir_ JO6n Ufl H A 41r 1. 2!7n on P A 96r 1, 1L6It Ufl SIl i ON it c C 1) Is C ol'TIt,\I,1,I It R c A n • 0 CONCLUSION Memorandum To: Jerry Copp Page 20 of 22 Each of the study area intersections were evaluated using Synchro 7.0 capacity analysis software. In addition to the Red Bud Road/1-81 Northbound Off -ramp improvements assumed under Phases 2 and 3 of the August 24, 2009 Traffic Impact Study, Greenway Engineering has included the following infrastructure improvements, as directed by VDOT, proposed to improve traffic flow along southbound Route 11, between 1-81 and Crown Lane: 1) the extension of the Route 11 southbound left -turn at the intersection of Route 11 /1-81 southbound ramps; 2) the extension of the Route 11 southbound left -turn lane at the intersection of Route 11 /Welltown Road; and 3) the from the I-81 southbound ramps to Crown Lane. The addition of third southbound through lane subsequent narratives describe the resultant impacts to the respective future build -out traffic conditions evaluated in this Addendum: ➢ PHASE 1 (2015): Intersection Analyses 1. US Route 11 & Crown Lane: • The eastbound left -turn lane group level of service increased from "F" to "E" during the PM peak hour. 2. US Route 11 & Welltown Road., • Overall levels of service improved from "F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from "F" to "D" during the PNI peak hour. • The westbound approach level of service increased from "F" to "D" during the PM peak hour. • The southbound approach level of service increased from "F" to "E" during the PM peak hour. 3. US Route 11 & I-S1 Southbound Ramps: • Not Applicable Arterial Analyses 1. US Route 11, South of'the IYlelltourn Road.• • Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. • 11 ➢ PHASE 2 (2022): Intersection Analyses 1. US Route 11 & Croywi Lane: Memorandum To: Jerry Copp Page 21 of 22 • The westbound left -turn lane group level of service increased from "E" to "D" during the AM peak hour. • The eastbound left -turn lane group level of service increased from "F" to "E" during the PM peak hour. 2. US Route 11 & Welltoivn Road.• • Overall levels of service improved from "F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from "F" to "D" during the PM peak hour. • The westbound approach level of service increased from "F" to "D" during the PM peal, hour. • The southbound approach level of service increased from "F" to "E" during the PIA peak hour. 3. US Route 11 & I-S1 Soijthbound Ramps: • Not Applicable Arterial Analyses 1. USRoute 11, South ofthe lllellto►irn Road.• • Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. Memorandum To: Jerry Copp Page 22 of 22 ➢ PHASE 3 (2028): Intersection Analyses 1. US Route 11 & Crown Lane: • The northbound approach level of service increased from "E" to "D" during the PM peak hour. 2. US Route 11 & lVeRtow7i Road.• • Overall levels of service improved from "F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from "F" to "D" during the PM peak hour. • The southbound approach level of service increased from "F" to "E" during the PM peal, hour. 3. US Route 11 & I-81 Southbound Ramps: • Not Applicable Arterial Analyses 1. US Route 11, South of the Welltown Road.• • Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. II RS 0 13.14' °J IRS LIO IRS C7? IRS. N 964D i9 � E IRS 7 q0• v rR5 TM 4J-((A))-158 `gc L9m o�9 R FOUND O IN CELL `� \\ IRS O 16.91' POST FOUND • 2T27'J7' W S 27'I7'I,S W POST 365.91, 4d0. FOUND KEY TO ADJOINING PROPERTY OWNERS � rM 4J-({{NI-159 JEFFREY G JENKINS, ET UX 08. 8J2 PC. 981 3 Ill 4J-((A))-159A ® a O w = JANICE MARIE KIRBY I1451RUMENr NO. 010016716 .j h N I 1V = `J I Aj Q V�ri j IRS 2 3 LINE DATA VE BEARING W DISTANCE 98.74 � 8 A 5 25-2050 S 21'26 IJ W 26.61 19.74, a 5y DATE: 10/09/03 SCALE: 1- - 400' DRARN --,- FILE FILE NO. 2760SV SHEET 1 OF 1 I C7• HS RSA, o � k� IRS IRS I TM 44-((A))-26 27L3968 ACRES (TOTAL) WgR 7i2. µ6.BURN ROAD Vti ROUTE 862 30' pRESCWTIVE EASE)AE14T j0 5SE� 1+� i OP LESLEN _ IRS - 1/2 IRON R£BAR W/CAP SET IRF - 1/2� IRON RESAR FOUND -� -X- - WIRE FENCE 4 - CENTERUNE OF ROADWAY IRS IRsy \ .R. Rm�fmAS PT�m I'KinE 1800 SET ISR1a. RS 21 Ii rM 44-((A))-25 N9OO -yi I N r I 1. NO TITLE REPORT FURNISHED. EASEMENTS OTHER THAN SHOWN MAY EXIST. 4W 0 1. 2. THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A CURRENT FIELD SURVEY BY THIS FIRM. J. CURRENT OWNER OF RECORD: H-K- SE NO.IIOt00S�6(OF HARRY L MCCANN LAND rRUSF) RGRAPHIC SCAC£ (IN fFETJ 4. THE PROPERTY SHOWN HEREON LIES ENTIRELY WITHIN FLOOD ZONE 'C; ARE OF A41NLMAL FLOODING, PER FLOOD INSURANCE RATE MAP COMMUNITY PANEL NUMBER 510063 0105 S. DATED JULY 17, 1975. I e DATE REVISION BOUNDARY SURVEY1 OF THE ND OFHARRY L. MCCANN LAND TRUST STONEWALL MAGISTERIAL DISTRICeFREDERICK COUNTY, VIRGINIA I CURVE I RADIUS CURVE DATA ARC LENGTH CHORD LEIVGMI CHORD BFARIh'G DELTA ANCLE II Cl 1 719.34 1 139.-Z 159.02 1 5 JI'41 J5 W I 12'41 JI C2 1 1611.28 109.96 109.94 5 TS2J JT W OJ'S4 J6 CJ 6J2d. 74 149.99 149.99 5 2T065d W 01'2129 C4 4 f00.1J 149.9d I49.97 S 2J'50 J.5 W 02'0543 CS 561.2J 1 119.55 119.J7 5 18'4720 W 12'1216 C6 765.59 1J9.61 IJ9.42 S 11 54 !9 W IO"16 34 C7 1 34691.24 350.00 1 J50.00 1 5 225706 w 5 JI'il IJ w W7100 IT07404 J2'02 0 Ctl 1 679.66 1 202.20 201.46 4.54 12534 12J.92 S 2J'41 J2 w CIO 2.BJ 141.12 IJ7.64 N 675J 01 W 44'1J2 Cil 04.d5 50870 306.56 N 4d'0459 w 04'J721 32.OB J27.59 J27.79 N 42'4115 E 09'4252 Cli . 429J 30.07 J007 N Jd'0tl06 COJ6277401 44 9J 349.14 544 29 N 5J'5802 f I I'OJJ 745.65 5J1.78 511.39 N 56'S141 E 051611 754.65 JOIJI J01.2 5242J6 £ OJ00 1462.64 7478.54 N 4549IJ E 1446 4774765 Cid 687.J5 45.15 45.15 S 61'0911 E Ol'J748 C19 2Wd4.J0 199.99 299.99 5 62'2J 46 E GO'3124 C10 tlO1.tlJ 17-1.26 1711.119 S 69'11 IB f 174540 C21 291J.16 J9.94 J9.94 S 26'S6 27 W _ 00'47 CT2 10071.J4 150.00 150 00 S 26'S4 25 W _ 00'S1 17' C2J 597.tl0 119.59 119.J9 5 J2'IS J3 I1'JJ �'' GREENWAY ENGINEERING 151 Randy HlL Iona Rlucheeter, Vlrglnln 22tl02 To..,.a•a an ra�r T.I.p6.6. 640-662-4155 TAX 540-T22-96T8 � 0 OrI RS o 15.14' G� C�? IRS L 10 IRS lI N 3j 49 4g . IRSv 962 00, n `p T \\ y KEY TO ADJOINING PROPERTY OWNERS TM 43-((A))-159 ® JEFFREY G. JENKINS, ET UX DB. 832 PG. 981 TM 43-((A))-159A © JANICE MARIE KIRBY INSTRUMENT NO. 010016716 UNE BEARING DISTANCE L 1 S 25'20 50 W 98.74 L2 S 21'26'13 W 26.61 L3 S 22'47 43' W 106.42 L4 S 24'53'28 W 34.32 15 S 12'41 12 W ____ 65.87 0 TM 43-((A))-158 N.UL FOUND IN CENTER OF ROAD \� IRS O 16.91 ' POST FOUND 2;W'37' W S 27' 17'4 ' W P 568.91' 480. F o *-fl mi -A N Z ; Jj t� J IRS 2 � a� %b IRS 0 19.74'\ (4 2 h '0• • • 0 r� J TM 44-((A))-26 271.3988 ACRES (TOTAL) I a Ii 14 S I_ nsZi 7 �7c+ _ .. n•20 �.riiY VAL•aVRN ROAO v A. ROVTE 882`. —.,t o N ZvP� °r� N° l? og5 GEN GR10 PER IRS = 1/2" IRON REBAR W/CAP SET IRF - 1/2" IRON REBAR FOUND -X- = WIRE FENCE = CENTERLINE OF ROADWAY IRS S IRS R. SPIKE SET 18.00' i C>> IRS O 1 IRS n Q IRS L?� IRS lRS ; L20 ttpp (� 0 TM 44-((A))-25 e m cc m m00 > I + a. c N o •-1 C8 2 C4 ' C3 C23 -p0.� C21 06 CURVE DATA CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE 'ta .Icn /10' c ]r•I.']c u/ 1 /`} 710 7A' rAn I 0 0 ® l( 0 JEFFREY G. JENKINKINS,� ET UX DB. 832 PG. 981 © TM 43-((A))-159A JANICE MARIE KIRBY INSTRUMENT NO. 010015716 LWF DATA LINE BEARING DISTANCE L 1 S 25'20 50 W 98.74 L2 S 21'26 13" W 26.61 L3 S 22'4 743 W 106.42 L4 S 24753 28 W 34.32 L5 S 12-41 12 W 65.87 L6 S 23'08 03 W 32.67 L7 S 22'46'05 W 405.93 L8 N 45'46 18 W 158.73 L9 N 50'23 40" W 48.37' L 10 N 3749 49 E 169.00 L 1 1 N 52' 10' 11 W 4, 00 L 12 S 52' 10 11 E 4.00 L 13 N 374949 £ 307.70 L 14 N 44' 11 3- E 198.40' L 15 N 42'33'0 i E 297.36 L 16 N 30'29 52" W 4.00' L 17 N 59'30 08 E 309.29 L 18 S 35.47 24 E 9.00 L 19 N 38-4724 W 7.00 L20 N 36-25 49 E 2.00 L21 N 39' 13 25 " E 220.71 ' L22 N 36'21 35 E 213.71 L23 S 61'58'05 £ 42.07 L24 S 62'4928` E 171.96 L25 5 7535'08 E 206.70 L26 S 27'20 00 ` W 19.70 L27 S 38.02 21 ` W 37.36 DATE: 10/09/03 SCALE: 1" = 400' DRAWN BY: SWR FILE NO. 2760SY SHEET 1 OF 1 NOTES: 3 o Q, CVO �JO v J IRS z 3 IRS O 19.74 ,O rh 1. NO TITLE REPORT FURNISHED. EASEMENTS OTHER 2. THE BOUNDARY INFORMATION SHOWN HEREON IS FIELD SURVEY BY THIS FIRM. J. CURRENT OWNER OF RECORD: H.K. BENHAM, Ill, I INSTRUMENT NO. 01 4. THE PROPERTY SHOWN HEREON LIES ENTIRELY Wl FLOODING, PER FLOOD INSURANCE RATE MAP COI [BOUNDARY SURVE OF THE LAND OF HARRY L. MCCANN LANE STONEWALL MAGISTERIAL DISTRICT, FREDERI � 0 � 0 lu v. -r IO. UU C/7 I ` TM 44-((A))-25 I 400 l FEET) 15.10' W IRS L21 IRS n Q IRS L20 m < n Co <g CID co �O COO o C21 CURVE DATA CUR✓£ RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE Cl- 719.34 159.35 159.02 S 31'4135 W 12*4131 C2 1611.28 109.96' 109.94 S 23'2332" W 03'5436 C3 6328.74 149.99 749.99 S 22'0658 W 07'21'29 C4 4100.23 149.98 149.97 S 23'50 35 W 02'05 45 C5 561.23 119. ;6 119.32' S 18'47'20" W 12'12 16" C6 765.59 139.61 139.42 S 17'64 39 W ) 2'26 54 C7 54691.24 350.00' 350.00 S 22'57'06 W 00722 00" C8 E79.66 202.20 201.46 S 31'l1'l3 W 17'02 44 C9 04.54 125.54 123.92 S 23.41 32 W 32'02 07 CIO 182.83 141.12 137.64 N 6753 01 W 44' 13 27 C11 6304.85 508.70 608.56 N 48'04 59 W 04'3722 C12 1932.08' 327.58 327.19 N 42*41'15' E 09'42S2" C 13 2842.93 30.0 330.07' N 38'08'06 E 00736 21 " C14 2844,93' S49.14 548.29' N 53'58'02' E 11*0334' C 15 5745.65' 531.78 531.59 N 56'5 1 42 E 05,1 B 11 " C 16 5754.65 301.31 301.27 N 52'42 36 E 03'00 00 C17 5 74 7.65 74,52.64 1478.54 N 43'49'13' E 14'4647' C18 1557.35 45.15 45.15 S 6 1'0911' E O1'3748" C19 20064.30 ?99.99' 299.99' S 62'2346' E 00'51 24" C20 804.83 179.26 178.89 S 69' 12 18 E 12'45 40 C21 2913. 16 39.94 39.94 S 26'56 27 W 00'47 08 C22 10071.34 150.00 150.00, S 26'5425" W 00*51'12 C23 592.80 119.59 119.39 S 32'1535 W 11'3332 ZEVISION Found.d in 1871 8YfYa°.;SIG 151 Windy Hill Lane Winchester, Virginia 22602 TM 44—((A))-20 I v 271.3968 ACRES (TOTAL) o� w o I O 4S VLBUTIN ROAD )A. ROUTE 882 30' PRESOWTiVE EASEMENT )THER THAN SHOWN MAY EXIST. N IS BASED ON A CURRENT 400 0 400 Ill, TRUSTEE (OF HARRY L. MCCANN LAND TRUST) GRAPHIC SCALE (IN FEET) ]0. 010015746 'LY WITHIN FLOOD ZONE "C", AREAS OF MINIMAL P COMMUNITY PANEL NUMBER 510063 0105 B, DATED ✓ULY 17, 1978. 411 DATE REVISIC I V E Y o � )F o� U RICHARD A. EDENS AND TRUST No.002550 1oI91o3 04 9ERICK COUNTY, VIRGINIA svRy�� 0 0 MRRISON A JOHNSTON ATTORNEYS AT LAW Y.INCHESTER, VIRGN LA 030025588 0 r� THIS DEED, made this �— day ofy v/ 2003, between H. K. Benham IIT Trustee (of Harry L. McCann Land Trust), a Memorandum of which is recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia in LR flOI0015745, of the one part, hereinafter called the Grantor; and Crider & Shockey. Inc of West Virginia, a West Virginia corporation authorized to do business in the Commonwealth of Virginia, of the other part, hereinafter called the Grantee. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the Grantor does grant and convey, with General Warranty and with English Covenants of Title, unto the Grantee, in fee simple, tooether with all rights, rights of way, privileges and appurtenances thereto belonging, all of those three (3) certain tracts of land, collectively containing 271.3969 Acres, more or leas, lying on the West side of Milburn Lane and on the East side of the CSX Railroad in Stonewall Magisterial District of Frederick County, Virginia (TAX MAP NOB. 43-A-158, 44-A-25 and 44-A-26) and being more particularly described by plat dated October 9, 2003 and entitled "Boundary Survey of the Land of Harry L. McCann Land Trust" and recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia P� btkk & A 4.u&- and being the same property conveyed to the Grantor herein by H. K. Benham, III and Judith McCann Slaughter, Executors of the Estate of Harry L. McCann by deed dated October 26, 2000 and recorded in the aforesaid Clerk's Office in LR 0010015746. 11 • CD ti CJl This conveyance is made subject to all legally enforceable restrictive covenants and easements of record affecting the aforesaid realty. WITNESS the following signature and /seal: (SEAL) H. K. Benham, III, Trustee (of Harry L. McCann Land Trust), a Memorandum of which is recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia in LR 9010015745 STATE OF VIRGINIA, AT LARGE, CITY OF WINCHESTER, To -wit: The foregoing instrument was acknowledged before me this S t day of > 2000, by H. K. Benham, III, Trustee (of Harry L. McCann Land Trust), a Memorandum of which is recorded in the Clerk's Office of the Circuit- Court of Frederick County, Virginia in LR #0100157745.. My commission expires ✓! ///�T%� (SEALb Notary Public c ; 0 HARRISON & JOHNSTON ATTORNEYS AT LAW WINCHESTER• VIROWIA - 2 - CD N VIR(31NIA: FREDERICK COUNTY, SCT. This instrument of writing was produced to me on at 10, 56 A • nd wi t a:rtifi •tte of acknowledgement thereto anncxeo .vas admitted to record. T imposed by Sec. 58.1-802 of • d and 58.1•8O1 have been paid, if assessable Clerk V iewDetail . Real Estate Public Inquiry Ticket Detail 2009 REAL ESTATE TAXES Department# : RE2009 Ticket #: 83360001 FRQ: 1 Sup#: 0 Name: CRIDER & SHOCKEY INC OF WV Account#: 8680 Name 2: Map#: 43 A 158 Address: PO BOX 2530 Description: 50.33 ACRES WINCHESTER VA 22604 Bill Date: 06/06/2009 Due Date: 06/05/2009 Land: $370,600 Improve: Original Bill: $580.18 Payments: Penalty Paid: Int Paid: Use: $227,519 Minerals: $580.18- Acres: 50.33 Amount Owed: Other: Last Date: 06/08/2009 Total Owed: Penalty: Interest: Note that i1 payment has been received within the last 10 business days, any returned items may not be posted at this time. Please check the website again. Page 1 of I Date Type Transaction # Amount Balance 6/6/2009 Charge 0 $580.18 $580.18 6/8/2009 Payment 43824 ($580.18) $0.00 1 the print key for your browser to print a New Search of taxes paid for this year. Previous littps://taxes.co.frederick.va.us/Applications/REPubliclnquiry/ViewDetail.aspx 10/6/2009 V iewDetail • Real. Estate Public Inquiry Ticket Detail 2009 REAL ESTATE TAXES Department# . RE2009 Ticket #: 83370001 FRQ: 1 Sup#: 0 Name: CRIDER & SHOCKEY INC OF WV Account#: 8880 Name 2: Mal)#: 44 A 25 Address: PO BOX 2530 Description: 51.68 ACRES WINCHESTER VA 22604 Bill Date: 06/06/2009 Due Date: 06/05/2009 Land: $271,800 Improve: Original Bill: $28.27 Payments: Penalty Paid: Int Paid: Use: $11,087 Minerals: $28.27- Acres: 51.68 Amount Owed: Other: Last Date: 06/08/2009 Total Owed: Penalty: Interest: Note that if payment has been received within the last 10 business days. any returned items may not be posted at this time. Please check the website attain. Page 1 of 1 Date rype TransactlollIt Amount Balance 6/6/2009 Charge 0 $28.27 $28.27 6/8/2009 Payment 43824 ($28.27) $0.00 Use the print key for your browser to print a copy of' taxes paid for this year. New Search Previous https://taxes.co.f -ederick.va.us/Applications/REPubliclnquity/VicwDetail.aspx 10/6/2009 ViewDetail . • Page 1 of 1 Real Estate Public Inquiry Ticket Detail 2009 REAL ESTATE TAXES Department# : RE2009 Ticket #: 83380001 FRQ: 1 Sup#: 0 Name: CRIDER & SHOCKEY INC OF WV Account#: 8881 Name 2: Map#: 44 A 26 Address: PO BOX 2530 Description: 170.00 ACRES WINCHESTER VA 22604 Bill Date: 06/06/2009 Due Date: 06/05/2009 Land: $939,900 Improve: $1,200 Use: $111,260 Minerals: Original Bill: $286.78 Payments: $286.78- Acres: 170.00 Penalty Paid: Int Paid: Amount Owed: Other: Last Date: 06/08/2009 Total Owed: Penalty: Interest: Note that if payment has been received within the last 10 business days, any returned items may not be posted at this time. Please check the website anin. Date 'Type 'Transaction It Amount Balance 6/6/2009 Charge 0 $286.78 $286.78 6/8/2009 Payment 43824 ($286.78) $0.00 1 Use the print key for your browser to print a copy of taxes paid for this year. New Search Previous https:Htaxes.co.fi-e(Iei-ick.va.us/Applications/REPubIicInquiry/ViewDetai1.aspx 10/6/2009 4 � BONDED PROJECT \RGIA/ 173E At a regularly scheduled meeting of The Board of Supervisors of Frederick County, held on September 8, 2010, on a motion by Supervisor DeHaven , seconded by Supervisor Lofton , the following resolution was adopted by a vote of 7 to 0 . WHEREAS, Graystone Corporation of Virginia has acquired property for the purpose of economic development use located off of Route 1 1 in the County of Frederick, Virginia, for the purpose of economic development within Graystone Corporation Office and Industrial Park; and WHEREAS, this property is expected to be the site of new private capital investment in land, building, and manufacturing equipment which will provide substantial employment; and i WHEREAS, the subject property has no access to a public street or highway and will require the construction of a new roadway to connect with Route 1 1; and WHEREAS, the County of Frederick hereby guarantees that the necessary environmental analysis, mitigation, fee simple right-of-way and utility relocations or adjustments, if necessary, for this project will be provided at no cost to the Economic Development, Airport and Rail Access Fund; and WHEREAS, the County of Frederick acknowledges that no land disturbance activities may occur within the limits of the proposed access project prior to appropriate notification from the Department of Transportation; and WHEREAS, the County of Frederick hereby guarantees that all ineligible project costs and all costs not justified by eligible capital outlay will be provided from sources other than those administered by the Virginia Department of Transportation. NOW, THEREFORE, BE IT RESOLVED THAT: The Frederick County Board of Supervisors hereby requests that the Commonwealth Transportation Board provide Economic Development Access Program funding to provide an adequate road to this property; and BE IT FURTHER RESOLVED THAT: The Frederick County Board of Supervisors hereby agrees to provide a surety bond, acceptable to and payable to the Virginia Department of Transportation, in the full amount of the Commonwealth Transportation Board's allocation less eligible private capital outlay credit determined by VDOT; this surety shall be exercised by the Department of Transportation in the event that sufficient qualifying capital investment does not occur on Route 11 within five years of the Commonwealth Transportation Board's allocation of funds pursuant to this request; and PDRes.930-10 r1. 0 BE IT FURTHER RESOLVED THAT: The Frederick County Board of Supervisors hereby agrees that the new roadway so constructed will be added to and become a part of the Frederick County secondary system of state highways. ADOPTED this 8th day of September, 2010. This resolution was approved by the following recorded vote: Richard C. Shickle, Chairman Ay -a- Gary A. Lofton Aye - Gary W. Dove Aye Bill M. Ewing -Axe Gene E. Fisher Aye Charles S. DeIIaven, Jr. Aye Christopher E. Collins Aye A COPY ,A,TTES, l % John R. R}��e , Jr. Frederie County Administrator PDRes930-10 Board Res. #013-10 0 0 _.r. COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 MEMORANDUM TO: Finance Department FROM: Pam Deeter, Office Assistant I1 SUBJECT: Return Of Sign Deposit DATE: March 22, 2010 The amount of $100.00 was deposited in line item 43-010-019110-0008 for the company named below had a deposit for one sign for Rezoning #09-09 for Graystone Corporation of Virginia. The company has returned the signs and is therefore entitled to the return of the deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $100.00 to: The Shockey Co. P.O. Box 2530 Winchester, VA 22604 RSA/pd 620 , 312;�IlD 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 p RECEIVED FROM ADDRESS J FOR �RENTt J) ]FOR T)1 7 AW - ACCOUI AMT. PA EiALAW DUE DATE I Q 40 BY 17I 9. . NO. 1231 s 13 1) / L q, 50 1 alb ara� OS �oQ la`�`O a .09 -Jo NN a s s3` dab ��' • a�Q� Q4° ,�aS sa �4 s3 dab � �°�A • a�Qa`Q4o �s?� ao4 as�� Qat`� ssav`SS`� at`Q� .aafibc��y T A X R E C E I P 'T FREDERICK COUNTY C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604-0225 SIGN DEPOSITS PLANNING Ticket 4:00006330001 Date : 10/09/2009 Register: JKH/JKHB Trans. #: 00235 Dept # 1095 Acct# Previous Balance $ 100.00 Principal Being Paid $ 100.00 Penalty $ .00 Interest $ .00 Amount Paid $ 100.00 *Balance Due $ .00 Pd by THE SHOCKEY COMPANIES Check 31169.50 # BBT 511682 BALANCE DUE INCLUDES PENALTY/INTEREST THRU THE MONTH 10/2009 40 Founded in 1971 GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 TRANSMIT T AL Project Name: Graystone Corporation Rezoning — Final Proffer Statement File No: 2760GC Date January 13, 2010 To: FC Planning From: Evan Wyatt Attn: Mike Ruddy GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ® As You Requested ® Please Comment Message: Hi Mike, I have attached the final Proffer Statement that has been signed and notarized, as well as 30 color copies of the final GDP for the January 271h Board meeting. Please advise me if you need any additional information at this time. Thank you, Evan Hand Delivery and Pick Ups Only: Received By: Please Print Name: Date: Time: 0 0 GREENWAY ENGINEERING 151 Windy Hill Lane Foundedbi 1971 Winchester, Virginia 22602 TRANS MIT TAL Project Name: Graystone Corporation of Virginia Rezoning Application File No: 2760GC Date October 9, 2009 To: FC Planning From: Evan Wyatt Attn: Mile Ruddy GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up ❑ Other ❑ Urgent ® For Your Review ❑ As You Requested ® Please Comment Message: Hi Mike, Please find attached the required information for the Graystone Corporation of Virginia Rezoning Application filing. Please review this information and advise me if you need anything else at this time. Thank you, Evan Hand Delivery and Pick Ups Only: Received I3y: Please Print Name: Date: L.. Off; .9 2000 Time: GRAYSTONE OFFICE & INDUSTRIAL PARK Traffic Impact Study 1 Located in: Frederick County, Virginia 1 0A, 1 1 1 Tax Map Parcels: 43-((A))-158, 44-((A))-25, 44-((A))-26 & 44-((A))-27 August 24, 2009 1 Prepared For: Graystone Corporation 1057 Martinsburg Pike 1 Winchester, VA 22603 Contact Person. Michael C. Glickman, PE, PTOE 1 1 GREENWAY ENGINEERING J151 Windy Bill Lane ' F000ded 1n 1971 WinchesLer. Virginia 22602 Telephone 540-662-4165 Engancers FAX 540-722-9526 Surveyors www.greenwayeng.com Table of Contents Description Page # Report Summary and Methodology .................................... 4 Existing Conditions........................................................ 6 Phase 1 Development Description ...................................... 10 2015 Background Conditions ............................................. 10 Phase 1 Trip Generation .................................................. 14 Phase 1 Trip Distribution And Trip Assignments ..................... 14 2015 Phase 1 Build -Out Conditions .................................... 14 Phase 2 Development Description ...................................... 20 2022 Background Conditions ............................................. 20 Phase 2 Trip Generation .................................................. 24 Phase 2 Trip Distribution And Trip Assignments ..................... 24 2022 Phase 2 Build -Out Conditions .................................... 24 Phase 3 Development Description ...................................... 31 2028 Background Conditions ............................................. 31 Phase 3 Trip Generation .................................... 35 Phase 3, Scenario A Trip Distribution And Trip Assignments..... 35 2028 Phase 3, Scenario A Build -Out Conditions ...................... 35 Phase 3, Scenario B Trip Distribution And Trip Assignments..... 40 2028 Phase 3, Scenario B Build -Out Conditions ...................... 40 Conclusions................................................................. - 7 VDOT Scoping Document ................................................ ix Appendix Existing Traffic Count Data .............................................. Appendix SYNCHRO 7 Analysis Worksheets .................................... Appendix (on CD only) HCS+ Analysis Worksheets (Interchange Ramps) ................... Appendix (on CD only) Cra)wone Office cC Industrial Park - Traffic Impact Study CH2C-FWAY ENGIN Ma111NG File Number: 2760GC August 24, 2009 0 Page 1 List of Fij4ures Figure # Description Page # 1 Vicinity Map 5 2 Existing Traffic Volumes 7 3 Existing Lane Geometry and Levels of Service 8 4 2015 Background Traffic Volumes 12 5 2015 Background Lane Geometry and Levels of Service 13 6 Phase 1 Trip Distribution Percentages 15 7 Phase 1 Graystone Office & Industrial Park Trip Assignments 16 8 2015 Phase 1 Build -out Traffic Volumes 17 9 2015 Phase 1 Build -out Lane Geometry and Levels of Service 18 10 2022 Background Traffic Volumes 22 11 2022 Background Lane Geometry and Levels of Service 23 12 Phase 2 Trip Distribution Percentages 25 13 Phase 2 Graystone Office & Industrial Park Trip Assignments 26 14 2022 Phase 2 Build -out Traffic Volumes 27 15 2022 Phase 2 Build -out Lane Geometry and Levels of Service 28 16 2028 Background Traffic Volumes 33 17 2028 Background Lane Geometry and Levels of Service 34 18 Phase 3, Scenario A Trip Distribution Percentages 36 19 Phase 3, Scenario A Graystone Office & Industrial Park Trip 37 Assignments 20 2028 Phase 3, Scenario A Build -out Traffic Volumes 38 21 2028 Phase 3, Scenario A Build -out Lane Geometry and LOS 39 22 Phase 3, Scenario B Trip Distribution Percentages 41 23 Phase 3, Scenario B Graystone Office & Industrial Park Trip 42 Assignments 24 2028 Phase 3, Scenario B Build -out Traffic Volumes 43 25 2028 Phase 3, Scenario B Build -out Lane Geometry and LOS 44 A Graystone Office & Industrial Park General Development Plan Appendix Crayslane Office & Industrial Park - Traffic Impact & LidV QE,C"C- AY UN GINEr- ING File Number: 2760cc August 24, 2009 0 Page 2 List of Tables Table # Description Page # 1 Existing Levels of Service, Delay and Back of Queue Results 9 2 2015 Background Trip Generation Summary 11 3 Phase 1 Trip Generation Summary 14 4 2015 Background and Phase 1 Build -out LOS/Delay/Queue 19 5 2022 Background Trip Generation Summary 21 6 Phase 2 Trip Generation Summary 24 7 2022 Background and Phase 2 Build -out LOS/Delay/Queue 29-30 8 2028 Background Trip Generation Summary 32 9 Phase 3 Trip Generation Summary 35 10 2028 Background and Phase 3 Build -out LOS/Delay/Queue 45-46 "'� Grairmne Office & Indusiria! Park - Traffic Impact Study �r�` / ,. • ORMIN AY Ala GINC—c ING File Number: 2760GC August 24, 2009 Page 3 OVERVIEW Report Summary Greenway Engineering has prepared this document to present the traffic impacts associated with the proposed Graystone Office & Industrial Park to be located east of US Route 11, north of the I-81 interchange, in Frederick County, Virginia. The Study is based upon a projected development program of 1,749,000 square feet of General Office / Research & Development and 570,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route 11/Snowden Bridge Boulevard (to be extended from US Route 11 to the Graystone Site). Build -out is anticipated to occur over three (3) transportation phases by the Year 2028. The proffered Graystone Office & Industrial Park Generalized Development Plan (GDP) is included in the Appendix section of this Report. Figure I is provided to illustrate the location of the proposed Graystone Office & Industrial Park development with respect to the surrounding roadway network. Methodology All methodology utilized in this Report is based upon an "approved" scoping letter established between the Applicant, the Virginia Department of Transportation (VDOT) and the Frederick County Planning Department. Documentation associated with this scoping letter is provided in the Appendix section of this Report. The traffic impacts accompanying the Graystone Office & Industrial Park development were obtained through a sequence of activities as the narratives that follow document: • Collection and evaluation of existing traffic data, • Assessment of background traffic (includes planned projects in the area of impact), • Calculation of trip generation for the proposed Graystone Office & Industrial Park, • Distribution and assignment of the Graystone Office & Industrial Park development - generated trips onto the study area roadway network, • Analysis of capacity and level of service using the latest version of Synchro for existing and future conditions. Note: I-ICS+ was utilized for merge/diverge analyses. Gra>>clone Office & Industrial Park - Traffic Impact Sludy HM:C- v'WAY CM01Nr--rR,ING File Number: 2760GC August 24, 2009 Page 4 GREENWAY ENGINEERING, 2 2--r. Graystone Office & Industrial Park ,5, w„. Vgip FIGURE 1 W hesrcr. Lnin 602 rryansuns n T kph—: (sw) W-4185 s F'=sower FAX...(540) 722-9528 Vicinity Map Project # 2760GC FwMrd . 1971 w. ,. ram. � EXISTING CONDITIONS Greenway Engineering conducted AM and PM peak hour manual turning movement counts at the intersections of US Route 11/Crown Lane, US Route II/Welltown Road, US Route 11/I-81 southbound ramps, US Route 11/ I-81 northbound off -ramp, US Route 11/I-81 northbound on-ramp/Redbud Road, US Route 1l/Market Street, US Route 11/Merchant Street, US Route I I/ FEMA Site -Driveway and US Route I I/Old Charles Town Road. Additionally, a 24-hour vehicle classification count was conducted along US Route 11, between Red Bud Road and Merchant Street, to ascertain heavy vehicle percentages within the Study Area. ADT (Average Daily Traffic) was established along each of the study area roadway links using a "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 9% based upon the current VDOT traffic data. Figure 2 shows the existing weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 3 shows the corresponding existing lane geometry and weekday AM/PM peak hour levels of service results. All traffic count data, Synchro and I-ICS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table I to show the existing levels of service, vehicle delay as well as the 95`1' percentile back of queue, by lane group/approach, for each of the study area intersections. Grg)wane QLice & Inrhisn•lal Park - Traffic Impact Sludv OPM-C34WAY C-MINEC-PING File Number 2760GC 7 August 24, 2009 ••/ Page 6 LEGEND gpgp 10 O1 INTERSECTION# a old Cll�r Al X(Y) AM PEAK HOUR (PM PEAK HOUR) J< Qti� l olvn log dd, 1000 DENOTES WEEKDAYAVERAGE DAILY TRIPS (ADT) c5�p^p N o ply 9 �pl 6111 � P�Kq � 1'IlNq�ygsbb � M !n� i 1112 Jri� r��r 1 0 c 459 0 6 /fi`v p SITE 11563�111b� �. C E on lhbgp � 4 5 O z 3 N N951�591$11 �� 5 C�khL+4c 2 �47 AO m `oha AOO-1�µ0po5bo PKq g0$p 1 �s o4e 14 p06 2120 V • 13 IS 11 1A$�,b$ � � w SITE 1.�► �C N 0 ' O O (D 2 1lA�l 11 w r a $9)l`9B 19`1�91 11 i ��A'Sl,9l �� Pk0 ' � 11 Ab$� Piµ, wr �r,,3 11 A 9a 1 11•q�1gsb �IJ� aloo P,k 00 bo Pyq N\q(bg5bJ1 a1199 1. 118�� 8 ✓'' g 1100W 090115a5� l�$q 0 3 ll�; �510$� A 11 11"6, 9a o a �4 �o ,0,�A5� 611 F jQ �s �! /Q �, ! J6(9J °cho y (BpJ �'�,J��`► bye) INTER TION o � ROov 11 lti`�5�1� �b\ti �0 11 y^� 11 0 v t FU RE t �a N/A j INTER ION 1 J o� e oRpm � 9 ' GREENWAY ERING,1 151,,ENGINEGraystone Office &Industrial Park FIGURE 2 11601 °FAX.,�(:40)722-9521EJ Existing (2008) Traffic Conditions Project # 2760GC ...-1 971 FAX., (SJO) 711.931A fa.+l[l n1971 wi»gr[rn�v)<ng.[om LEGEND t to L 'I TI O S' A (A) Ai �e Di DI DE SIGNALIZED INTERSECTION LOS= A (B) m cry,(' ptK° a t�°�M9b�( a. 1 SIGNALIZED INTERSECTION LOS= C (D) O SIGNALIZED O SIGNALIZED O '(y >onlyprov:Ided UNSIGNALIZEDINTERSECTION INTERSECTION INTERSECTIONLOS•A(A) LOS=B(B) SIGNALIZED �+� P�r� ,x°RI90nht rdOut INTERSECTION yLOS- A (B)00 *lrErfical movements. SIGNALIZED UNSIGNALIZED UNSIGNALIZED Qtl- O INTERSECTION W° PINTER ,<• INTERSECTION ° 10 INTERSECTIONLOS- B (B)N'UR TION 1] 12 'J- 17 RAMP DIVERGE LOS • B (B) RAMP MERGE LOS• C (C) t� ]3 14 RAMP MERGE+ t RAMP DIVER( it Los= B (B) FU RE INTER ION NIA GREENWAY ENGINEERING, tluc. Graystone Office & Industrial Park FIGURE 3 J31 Il i>ul,• //dl Inne 115nchc�rrr, l utinta L'G02 r 1-1 TrlrPhanr:(3+0)66IU83 Existing (2008) Lane Geometry & LOS Project #2760GC 6 ��wnmrwl5mru PAX' (340)-2-9328 ' ' ' ' ' C:ra�'Stmlc Levels of Service, Delay INIfI.f,a.M KRAVD: Vs R..1. 11 NB: P.,II,, I.N.r SR: Ct... L r T,.ffl, ('.n,,.l: SItx.A1vM1.. ERAVII: I'S R.wr 11 sit: 11'rR:oxN R.Nd SR. Ar.- I.,x,r r,.ro, ca.,,.l: SIp,..u,wl.p }'n Wit: PS R.wr 11 SR: I 31 SII R-p. iwn, c.Nn.l: Shxallawi.N En\{II: 115 R..Ir 11 NM: ).sl NT OII-Awry. T,411, Cam4: slinA.W.. F❑ \\T: I'S It.." I I NASA: Rrd Bud RAl-st NilO.-Rw,y TW(11 C•m.n.l: sit-luml.a ER Wit: US Rw, 11 NR: Su.w A.n tt,Jlir nhA Sn: slr,rh.n,l Snrrl TI'eRlf C•.wt.1:.%1&A iwi.. ER Wit: IIS R. I SII: ITMA sill D1111-Y It IIn, C-1.4: sI vsip, \{ll; old (1.N1r. 1... R..A NB SR: I%%R.wr 11 T.fn, C.-.I: SI., Slp, tJl - Vr•h,...l, 'I'aUle and fsAistLl{ 1 131INI11csS Park Back of Queue (950/1) Results Conditions etlsnlJc C.11,11uoRt AM P-1, Ilan PNI 11-1, H- ilf1..\' QpfNf IIr1.1)' QNIMf (4: fefl) Los D J1, 9111 R (-6, 251fl ,\ n C 21. 1711 C JJ, Inn A d. 67n n 13, IJlfl A I r U n A 2 a 0 n .\ n C' JU v. l;11 I) J5. !lA C 11 c 21r 1 Jul n 39. n5A ( a A R F. 76. 199n R Ill.. J¢Ifl It 15. Nt It C 21r I15n (' Il II Jlr 10011 U Jt, 127fl C J7 . l07 fl R !6 r 650 fl C III 1) 1 1%. Inn I' Is,,. 21111 I. F r 9ee Inn v, Rr 7011 D E C U J: R A Ill it ain --\---I---on .\ A ,\ Ir 9fl .\ A A U J6 a J611 U SL 110 On A A A I 7 r I 171 R A 81 4 M! A I Is 1611 11 Nr. IA7B 11 _ R C J2. In it D J1,. 2A111 ,\ A. d911 C .)• 1l1N C D 11 n A 6. -,Sit C 21, 2i 11 A 1, 6 n A A I, Un A A A A 5. 1A A 6, in A !A It 72 n A Is Ih A 1, IN C I J1. I 56 it n --Ls-L-J LJ6 It C 11 .l It it it, 32 it 11 32, s9fl A Ja 25n .\ s, isil 0A .\ ,\ C 31, 2fl 1) 50. !d it 16 v 105 it C _12 . 143 A 17n A 22d R ,C C 32. 60 D .\ 1 a 01, A ,\ o. oh A Gr OR A A c it. I n n ,6, 22fl A 1,. un C Iir !Sn A 1, on It n ,\ C - --- -- - - A 9,. J11 A _Sr On NSl NS\ N6\ N'A N4\ WA N',% N',\ I WA NA NIA N'A N'A N'A N'A HOl WA N'A - H'A WA Nu N-A ❑ 12, 0l1 II Ile 9n W,\ N'A N'A Nb\ NS\ WA 11 R II I), in ft D Is. 19s) N'A N'A N'A N'A - Nhl WA It R N9\ N' % l N'A Nh\ NOl N'A N ;,A N'A N'A A i%. on A 10 a 1 n 21'A N'A W.\ NS\ Nil - N,nll+a.� 1, 411- fi.n.lil.w.A, L L, I:. T II-, I- w;lN . 19t i, IlsTx 1'R Los {Rtl. t{Tt? OT N. MI LOS NIt LTR, Nit LOS SIt LTx SILOS ml:ILU.I. FliL tTTR I'll LOS \1'ItL t{TT WilP %%B LOS Nit VTR Nit LOS sin, SnTR MlLOS OVERALL 1'It 1, 1, ttT 1. {{7t7 t\T LOS .0 LT SRV. OVERALLLOS Lwr rt, LOS t\TT \tT IAS Nit 1. I'MA Nit LOS O\TRALL HIL Fit? l TnLOS Mt 1. "In 7 t\lIR h15 LTx Nil LOS ONTRALL Ill F71T 1'11I.OS MILL MIT %%Ttk {\II LOS NMI, NRT t Rt T. Nn LOS Sit 1. SR'r itIt sn LOS O\T1!.tL1, Fitt fTIT IT Los \ITT 61tY. \\it Los sit 11 sit It MI Los RT I. {tR }; {l71 Los h71T Nit It Nil LOS sit 1. Sn h05 \tL-W,.,La..1. 'I GnEDWA'Y ENGINEERING Gral,sloi?e Of ice & Indusirial Park - Traffic Impacl Stir File Number: 2760GC August 24, 2009 Page 9 PHASE 1 TRAFFIC ANALYSES (2015) The proposed Phase 1 development is to include 680,000 square feet of General Office / Research & Development and 220,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route 11/Snowden Bridge Boulevard. Phase 1 is be built - out by Year 2015. 2015 BACKGROUND CONDITIONS In order to determine the 2015 background traffic conditions, Greenway Engineering increased the existing traffic volumes, shown in Figure 2, using a rate of 0.5% per year through Year 2015. Additionally, all trips relating to specific future "other developments" located within the vicinity of the site were incorporated. Greenway Engineering has provided Table 2 to summarize the 2015 "other developments" trip generation. Per the VDOT/County approved scoping document, Greenway Engineering utilized the following sources for establishing 2015 background trip generation: 1) the 7t1' Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report was utilized for Bishop-Amari, Rutherford Crossing (remaining parcel only), Adams Commercial and Easy Living Associates Commercial Property; 2) VDOT residential rates were applied to the Snowden Bridge development; and 3) Rates derived from a trip generation study (by Greenway Engineering) performed for the Fort Collier Industrial Park (approved by VDOT/County) were increased by 15% and applied to the North Stephenson Tract (Omps Property) development. The Farl Collier Industrial Park Trip Generation Study is provided in the Appendix section of this Study. Figure 4 shows the 2015 background weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 5 shows the corresponding 2015 background lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and I-ICS+ levels of service worksheets are included in the Appendix section of this Report. Grmwone Office ct, Industrial Park - TruTic Impact Sludy G6xramAY arzGINCraE4ING File Number: 2760GC August 24, 2009 Page 10 Table 2 2015 Background "Other Developments" Trip Generation Summary "I Peal: ]lour Ph1 Peak Hour Code Land Use Amount ADT Ill Out Total In Out Total No lh Stephenson Tract (Omps Property) LiJd hndnshinl •100,000 SF 57 d5 103 36 63 100 1.381 Sub -Total 57 .15 103 36 63 100 1,381 10%reduction for trips Interacting mth Rutherford Crossing 6 5 10 4 6 10 138 Total Trips 52 41 93 33 57 90 1,243 Snow dell Bridge (Fonnoir Slephousou \911a9e) 210 Siu_elc-FnwilvDetached 14-1 units 28 83 110 9.1 55 149 1.439 220 Apaniment(80%VDOT+20'M1.220) 27units d 16 20 25 14 38 359 230 Towndnouge.nCondo(80%VDOT+20oorM-220) 29units •1 16 20 16 9 25 2,16 Tolal "New" Trips 36 114 150 134 77 212 2,044 Bishop -.mini Parcels (Route I1/Old Chmlestoon Road) 814 SpcciallyRetail 15,0005F 31 20 50 25 32 57 679 853 Conveu. hint wlptunps 16 puugrs 137 137 275 154 15.1 308 8,682 932 H-T Restaun:vd 5.000 SF 30 28 53 33 21 55 636 Sub -total 198 135 382 212 207 •120 9.997 Pass -by Trips 40% (Code 853) 53 SS 110 62 62 123 3,473 Total "New" Trips 143 130 273 151 146 297 6,524 Rulherfo d Crossings (Remaining Development) 850 Grocery Store 50,000 SF 11.1 73 187 275 264 539 1,739 Total "New" Tnip. 114 73 187 275 264 539 4,739 Adams Commerchd 150 Warehousing 120,000 twits 78 17 95 19 57 75 792 151 Self -Service Storage 1,10,000 units 12 9 21 is 17 35 33.1 710 Office 120.000 units 191 26 217 36 177 213 1,535 812 Buildinglunubcr Store 25,000 SF 4-1 21 65 59 67 126 1.024 860 119101esale Market 150,000 stud. .11 34 75 14 17 32 1,010 7bad 366 107 473 146 334 431 4,695 Easy Lasing Associates Commercial Pi'oltenty 151 Self -Service Storage 35.000 SF 3 2 5 4 d 8 82 ,to Office 35,000SF 71 10 31 20 98 Its 59.1 S20 Retail 45,000 SF 59 38 97 177 192 370 4,041 353 Couveu i\lali udgaunps 16 pumps 137 137 275 154 15.1 308 8,632 934 Fast Food uv/ DT 5.000 SF 135 130 266 90 83 173 2,-181 .SIb-Tula! 406 317 723 446 531 977 15,880 Pass -by Trips 15%(Code 820) 12 12 2-1 •16 d6 92 1,010 Pass -by Trips 40%(Code 853) 55 55 110 62 62 123 3.473 Pass -by Trips 40% (Code 934) 53 53 106 35 35 69 992 Total Pnss-b5•Tril 120 120 240 1-12 142 285 5,475 Total "New" 7',ij 286 197 483 1 303 389 692 1 10,405 • Trips rue bnced upon rates derived iron "actual" h'aII]C coons conaucuea at a snmuar site.. 1 ❑ese lanes were mcrcnacu uy i�: per ,>aupu Grmwone Office c& Indus•Irial Park - Traffic Impact Stud 1 GnECUMAY ENGIC EMRING File Number: 2760GC August 24, 2009 0 Page 11 ' LEGEND �p9p 10 OI INTERSECTION# �e 01rIC11;r1cs N X M AM PEAK HOUR (PM PEAK HOUR) t g� it•/1 to1jN ]00 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADT)5N Fin (D 1 +r r�^ T � 7► r C � R '11 J'^co�9�� ` ✓ �+ r ' 12 p6 00+' �r Gs�Oly�! 11 991g9 n 690 1 �i• c++^p'`S ,8aol,A3�bf 6 G�1. 15 SITE <,ti, 3ppA, S v7 x 4 5 N Cq ^�N 65 O �Z Cr 3 3 r� ,Obl�A591 KO L 2 Y. 1ti �p1) p1k° Ahc 't4+ %� a o�D lul I °Jr o q9l °NnsbJl A cr�l• 1�R 1p222 2252 �� 13 14 11 1A� P3 w i• � ' ; N SITE �Ao�;a1y�� N 1l a' ,0 0031 8 �,'yool3� 1p91,,1A1 `9�vv"%e�� 'K0 bJ( 40w " 'A N 154' �a�511� 1� m NJ � 11 ��'1� 1•. l`1aT� O l 1�ti511�� `dZ� 1,11 D b�b'91'.,1 —��s� 1p r11� z!sN � sr jjJ � cra�os �i6lJ J To 11 la6�l6T'ry b� �1y ��1111'' lb-C 11 L `9l �1�6T`ti'� 11 o� N/A A F S GREENWAY ENGINEERING, w- Graystone Office & Industrial Park FIGURE rsr i(s�.1i rrurAn� T°FAY,(:'S'°' -9528 2015 Background Traffic Conditions Project # 2760GC r'A.t:• (S00) 722-9511! iu..•vd Li 1971 xww•.,(•mtnnvSr.�.cnnt LEGEND OINTERSECTION # P LANE CONFIGURATIONS TRAFFIC SIGNAL ® STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) is DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN I I ARTERIA NB=B s SB-A NB=G SBaD cc NB - A (A) SBm D(C) SITE N SIGNALIZED INTERSECTION LOS= A (B) n�a � nabJf9P`xo a 161�� ✓ SIGNALIZED INTERSECTION C,'pk 3 3N — LOS- D(E) i yne 21nsb Jf ?iK° Acryv 1 VY G�� o W 13 14 ]7 C SITE C91G� � m SIGNALIZED SIGNALIZED O UNSIGNALIZED INTERSECTION O INTERSECTION O © INTERSECTION mLOS- A (B) LOS= B (B) SIGNALIZED m WA��11 Right In/Out INTERSECTION Only LOS-A(C) (1� O 9'`*0 M1^`uJ ?` �� tA9bn b l[+ `� ✓ m e' o g tD o Note: LOS only provided for critical movements. UNSIGNALIZED ,Fe Q �? INTERSECTION ^F of SIO nq�e Ana b yd� INTERSECTION SIGNALIZED o. �� y5�° �i to LOS=B(C) Ifv,(VY/ ISO F INTERSECTION �o Nns �T. �/ �° LOS- B (C) UNSIGNALIZED � nOryoo INTERSECTION TOWirR Right (I(�✓ �d -]/`7D/�r � Only 11 11 `pit' � °ems Note: LOS only provided for critical movements. I 1 11 11 12 13 14 s RAMP DIVERGE LOS= B (B) RAMP MERGE .,m a LOS= C (C) m N/A &4 l; Q° Z o RAMP MERGE t * LOS. C (C) `. RAMP DIVERG J4^J� a V a0 of gyC` J1 R LOS= C (B) WIN ofo: LOS only provided for critical movomonfa. GREENWAY ENGINEERING, mc. Graystone Office & Industrial Park FIGURE 5 ,s, {f vvA• I,,,, lanr I{u,rh.­, {'uFinln 22601 'FeRph—(340)662-JI85 2015 Background Lane Geometry & LOS Project # 2760GC 6 th+ vnuv:l S.�n�;cv FLY. (540) 722-9528 F-121d h 1971 hr-,v.Rrcen�+a�rng.mm PHASE I TRIP GENERATION Per the VDOT/County approved scoping documcrit, Greenway Engineering determined the number of trips entering and exiting the site using rates derived from trip generation studies (increased by 15%) performed for the following existing developments: 1) "Avion Business Park" located in Fairfax County, Virginia and 2) "Fort Collier Industrial Park" located in Frederick County, Virginia. Table 3 is provided to summarize the total trip generation associated with Phase 1 of the Graystone Office & Industrial Park. The Avion Business Park Trig Generation Siudl, and the Fort Collier Industrial Park Trip Generation Sludl, are provided in the Appendix section of this Report. Table 3 Proposed Development: Graystone Office & Industrial Park Phase 1 Trip Generation Summary Code Land Use Amount In AM Peak Ilour Out Total In I'M Peak (lour Out Total ADT Office / R&D • 680,000 SF 301 27 328 49 228 277 3,257 Manufacturing / Warehousing • 220,000 SF 32 25 57 20 35 55 760 Sub -Total 332 52 385 69 262 332 4,016 t 0% redaction for trips interacting with Rutherford Crowing 33 5 38 7 26 33 402 Total Trips 299 47 346 62 236 298 3,615 • Trips are based upon rates derived from "actual" traffic counts conducted at it similar sites., I here rates were increased by i 5 % per acopmg rorm. PHASE I TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved scoping document, Greenway Engineering utilized the trip distribution percentages shown in Figure 6 to assign the proposed Graystone Office & Industrial Park Phase I development trips (Table 3) throughout the study area roadway network. Figure 7 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 1 (2015) BUILD -OUT CONDITIONS The Phase 1 Graystone Office & Industrial Park assigned trips (Figure 7) were added to the 2015 background traffic volumes (Figure 4) to obtain 2015 build -out conditions. Figure 8 shows the 2015 Phase 1 build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 9 shows the corresponding build - out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table I to show the 2015 background and Phase 1 build -out levels of service, vehicle delay as well as the 9511i percentile back of queue, by lane group/approach, for each of the study area intersections. Gr owme Office &, Industriol Pat* - Traffic Impact Studl GG r-M-NWAY C-NGINrrRING File Number: 2760GC 7► August 24, 2009 •/ Page 14 11 11 Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd Merchant Street at Route 11. The percentages shown on this figure are based upon the remaining development (90%). * Includes 10% trips to/from the Snowden I Bridge Residential Development GREENWAYENGINE h,11— ING,urc Graystone Office & Industrial Park FIGURE 6 1s1chu1 •x1urA�� Il ini", i'vt,•inla 22601 u�� TFAX (540 722-95l18s Phase 1 Trip Distribution Percentages 1 6 F �,.•.,� � EAx.-- rs+o)40) 662 41 Project # 2760GC F -vd .1971 k"-.geen ')—g— LEGEND c,A� 10 O1 INTERSECTION# OldClrnty N X (l) AM PEAK HOUR (PM PEAK HOUR) 4� 01" f°rr�s t 100 DENOTES WEEKDAYAVERAGE DAILY TRIPS(ADT) 5J Cl'�t �ti M M R ', �rpIj400— Pyko !o 1112 L. 361 3/ 6 SITE 15 o z 4 0 3 n 16 vao Crokht�he 3 2 p N D 8 ,1�ggl U P1µo 1 ho ~ rri 74 13 11 N SITE N�a a t4¢N¢ybb`0 1,��4� `A»�q� h ¢ i Ny 1 �ohb S(j�J nOS TO �n J ,b � a� m O soh '�' O °� 1 6 � ©dd o Blvd frr o Snowdon 9Ra Ox o �t�j0�¢ y� (42)199 O� C GREEM Tr4 dam:-w,r� nJ Smion F'. Fw.-lyd h1971 H LEGEND ti OI INTERSECTION N 10 OId 'f N X (Y) AM PEAK HOUR (PM PEAK HOUR) Jf0/r t d � 100 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADTJ r° N 9 N 4f ' 10) pv91 6 \5p41� P1µ0 !O6 Jy ��✓ 12 7 r}f of^009 4 O wi 11 1 7261 6 SITE 99148 l\a56�\11ti6,7 c a p 15j �x 5v 0;ei'' G 4 M o" N 9fi o 3 OynC 2 3 T'N61 •�- �� p� 16 01l\651\81 U A ��\ti3�\11 IKO P -1 one .0 0 G>: g g81�0 lnsbtl' AAA 1 "q 1p act/v 1{q1• ��t 14 (pAp3 ?-A N 13 ri co cn SITE � N 1 J A11\ 6ti 'm o °' y�1591 6 A%' 666 3a N i- 3 10 11 �l'1l\1091 11 b011 0 1�ONor' �•'Q� 1titi t„�SbJ O ' I� lb 1s0 n5`\A� S)11111 t M1 g6r 0 '\ IAIpt NJ 11 \\1\� o v O ® �s � qb � va o 4\6A Py `mk ,y��C �•o� p^ti�11O� ��ti l� J 8 0 �b 11 12 � 13 14 �m 15 El V1 s'°n i✓� 11onn � � o O � a O � �(Q) b �nOWdOn Bdd a Dlvd 1 n 9 Un e J J (28)133.0 E¢ j N 11 J0JI0 5rL y0� `b0l`0'P (0)0 (A2)199� & a o O� l 0 GREENWAY ENGINEERING, iw- )51 Graystone Office & Industrial Park FIGURE 8 I',n�rr rnu �u 10—h."', 1 "p— 11601 fry rRSungm TrJrplwnr:(310)661-4185 2015 Phase 1 Build -out Traffic Conditions Project # 2760GC X.- d Gxwlni:l S,,;cn FA(340) 722-9328 Fwdrd H 1971 H»»•.8rrrnMvlrrlG com LEGEND 1 INTERSECTION N LANE CONFIGURATIONS TRAFFIC SIGNAL E) STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) * DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN I I ARTERIA NB=C SB-A Ntl=C SB=D NB - A (A) so•o(C) 1 V SITE 2 N SIGNALIZED INTERSECTION LOS= A (C) /� PiXo trV[ nsbu�9 Mod J SIGNALIZED INTERSECTION Groh .? 3 N� c 16 LOS- D (F) 0 ry �ahE Z 1L 1n 2 O V loa c p � o �G`M �M but plk 1 A9c.//v ��AY tic. 14 13 SITE 11 m O SIGNALIZED ® SIGNALIZED O © UNSIGNALIZED m INTERSECTION INTERSECTION INTERSECTION mm LDS= A (B) LDS= B (B) SIGNALIZED 0�`�r�Ol RI BOnly/Out INTERSECTION 0 r@l r�rl 1 1 LOS- A (B) Note: LOS only provided for critical movements. OQuo �F4 INTERSECTION SIGNALIZED nqL Nce rat` qa, pw e �bN o INTERSECTION.// fro SIGNALIZED O� �� s�� � by N� LOS-B(C) if ry /� INTERSECTION LOS-B(C) Oa �• �C'� • C (\ ! O Oio (� UNSIGNALIZED boy INTERSECTION To lV1 �j RIpI�f In/Out � � Roomy on 1Only o� Moto: LOS only provldod for critical movomonfa. I1 12 13 14OF RAMP DIVERGE LOS • B (B) RAMP MERGE ti LOS- C (C) Nm R O t ` a 9 eC t' RAMP MERGE y LOS- C (C) 1 1p RAMP DIVERG LOS = C (B) 1 UNSIGNALIZED UNSIGNALIZED INTERSECTION . a INTERSECTION °e a o A(A)" �' Snmvdon Bdd o Blvd [73' GREENWAYENGINEERING, Ino. Graystone Office & Industrial Park FIGURE 9 ,s, n� •„ utanr T FAX'(s o,is662-41 2-9528"S 2015 Phase 1 Build -out Lane Geometry & LOS P,.JBCtit2760GC 1--Id 6+1971 Ixww.y+trnxn)rryQ.com T:Iblc 4 Gnlystone Business Park Lei -cis of Service, Dckly and Back of Quelle (95%) Results 2015 Phase 1 Mickground and Billid-out Conditions 2Ri0 ❑ncklmmild ('undlllom I'll... 1 I1011d 001 C'OOdlllmn I.n.O.,dw ,\.SI I'.a4 If.. 1'SI I'rrd: Il•x. ANI I"A II.x. PSI P-L If- n.lz5- ()xwr) LOS IM, ..rI 1� f... Drlay) ()xrnr I.OS an.r, Iln lrel) I,Os Drlay Qx•Mr (Y..rr) Iln frrt) LOS arUy (I. r•r) Qwx. (Ix frrl) I'll Wit: PS R•.. it "'M P-l"1r s is 0•uw Lw• t.urnr C'•xu •1: stO..Y.riw till1. D CO, loll, 1' 93, )09n a a. lot M F 108.. 1 20 H LnrIR A 6, ITSA A 7. :I±n .\ 1860 .1 6. .50A I'll 1A5 A it A R %%It 1. C :1, 17fl O 46. 1611 D to. 220 C 25. IIH HAT A 4r 63 f1 C 26. IHSfl A !. $On 31. :OOfl 1174R A 1. On A Or On A I+ 0it Wit LOS A C A C Nn 1.TR C 13. I! it 1) 45r it 1) C 31, 41A D 18r 17n N❑ LOS C 1, C D sh 1.TR C mi, D J9r 65A C it, ,rift C 75. 79A Sit LOS C U C C OVYRAI.I, A It A C• ER\\R: IDS Row.r 11 MI!IP.Yt•xx R.sd NTl:.bx•r• Lw.,r Turn, C•..n.l: Slm•Yz%ab.. EDL F s4 ±1111 P 175. J:RA F IJI. 2111, F I57. 175A FR'IR R 1'r :41A (' ,19.IA It ISr I110 it 19. )vIfl I'll LOS C 1) C' D \VTFL F !s r "I Ili 70. 1?6 A U JS, 121 A 1) J%. 8611 I1TlT II SJr ?15,1.1 It C lta t24tl 3' 128 r. 814fl 151tR A `U 29H A Jr J811 ,\ )r 150 A 5. $IA O"n LOS F' (' F tilt LTy. It 5!, 1.,1 it F 1?:. :IJA 1) 1 ?2r 1:10 P II8r 19III Nn I,OS It F D F• tilt 1. L :GtM1 F 59. 52611 1+ 83. _7'A 1' Isar 30011 s11TR A lur 6211 C :Ir lit it It Ila 6)fl S1, LOti It p II F O\'L uu. 1 1, p C r Ell NI 11, I'S R•x' I Slkl sl Sit Rxrp, T.urM ('•xud: 511',.aYzW I•x i*iyr A IJ, G9 it C 21r C9JA A 9. 3UI 11 R ISr IT±A 71IR A 1 15)If A 1. 011 z\ 7;SN A I+ OA I'll LOS A -- If A R AT11 n I1 . 41 it 1) 19. non 1+ 1? r. 9U n D !1 r. )911 IVTIT A J. 1')lA A Jr 27811 .\ ?r I!Jfl .\ 3, IIBfl MI LOS A Fl A If till IT U Jf• Ilan Ii 37.. 20011 U JI. Glfl F: iJ r. 259N Stilt A I. Un A It On A 1, 00 A I.. Off SIl LOS A 11 IfC O\"I:RAI.I.I A If A D ERI\t11: is R.W. 11 Nlt: I•SI Nit Off-R." TWril C'••0.1: SIOIA-fw LIST A 10, 374f. A Sr 1 61 It A 1 J. 1 4111 A 9., 8611 Fit Los A A A A MIT A 16 It •A A 51 1" 11 A 1 2. I 16A A Jc 3011 \\II LOS A A A Nit 1, 1 )7, :0:h U Jar :9111 U 3!. 2Wif 1) Joe '_7in NR'R C I41 N ' D 17. 110 A 1) J6. 21I fl U 17 c. 70? fl Nil LOS C, 11 U U O\'1)ULL it it }I R FitM11: I's R..n. 11 It Ell: R.d Rxd Rd l st Nil O. Runq TI.fA, Cwn.l: Shu..Ye,wl.w Fit I, It Ile ELH F I10. 1 IO1 r 9111 1)51. )7SN Llf?N � 1. 7L H A . 41 N A16SH 31 LSfl Fll It A 1. Jn A I Iif \ Ir III A 1a 0it FII LOS A II A it MQ. A IA fl ICr 311 A 2r In !t 15. I)o 6TI11' A 2 JfH D Gr !01N A ?6 fl n 16, 261 It IVTITt A 1+ ON A 1, Bp A 1. 011 A ±. 1311 WTI LOS A It .\ If N'n 1.TR D 17, 66 ➢ R 67. G9 n C D r 49 ft I. 7.1 a 19ill Nit LOS (' I: (' E (AT RAlA. R C A R !'IP\\R: I'S R• 11 NR:%n 41n I'dit. MIA SU: SIr.darn 5ur•1 T,u(nr C'•.1,•1: SIO'.dlzallw Ell C 20, I's0 C' 1:. :IfA C :Lr 92it c 32. :OOfl ERT __A_T I. I Mit A 8. G4fl A 9r 12st. It 1!. 181R F'IFP. A I, I6N -A I, J11 A 2 IIA A 1, 711 Fit Los A 11 Is R Mt I, D J0. 19it 1) 30. I31t 1) 63N D 16. :9A \1747 B :0 a 176 it C' J2 . 112 if C 31 r 1990 11 tITlR A J, 8n A -C tin A JJSa r :IA A :C. 1411 IIIILos It C Nit I) is. )9H I) I1, 120 U l;+ Jet b .0, to?A NTtT 11 J4. ISit D I7. IR II C 13, 21 f1 D 1ia 10d NIIR I4 17. :40 It I8. 2511 11 Ilr 2fiif 11 IOr J911 Nit LOS C' C C• C Ell D J0. 18I1 Ii 56, 1 101n 1) it, nII 1) 51. 9)0 SIJT I, J3. 17H D 41, Inn U Or SSfl D J1. 1 240 1 SRR It I3. 1JA it IJr 1 7311 It I6. SIt LOS C C C C O\•I:R.\I.I, n C C• C Fit %%It, UN R..• 11 Sit: IT31.\SN.dgh.wp Turn, C•xt.•1: SI•p Sip. Lit 1. A IU. 7A A IOr UB It IOr SA .\ 10. 0A FRT NIA N'A N'z\ WA N'A NA NA NIA N'A Fit LOS N'A Nb\ N'A NIA 11T1T N'.\ � N'A N'A N'A N' I N'A N'A 111A N'.\ N'A wit it N'.\ N1\ WA N'A NIA 1411% N6\ WA WA I1 It LOS N A N'A Sit C 14. 1fl C' :0. 19n C li. 1if C n.. 19it Stilt N'A NA NA N'.\ NS\ N4\ N'A N'A N'A N'.\ SR LOS C C• C C' IV II: Old (1T.- Read tilt sit; OS R..'Il I..fnr ('oxoal: sl0,.'►1a.lw 517J'L R 19 141H C 45.. 37n C :.r 2191i F YI, 34SN \\T4R A J. 22N A 9r 3i 11 A J. 22n A 10, JS 11 MI LOS n 11 13 E sla tl IJ. 16511 isI3. J?711 It 16, 1S611 ❑ 13r 5o0 wtR A J. 25N C 22, 106 f1 A Ir 2in U IS.. 29511 Nil LOS It It n C Sill, It 16a 7111 1' 93. Of it U 1'Jr SIA F 63r 138n SnT 6 I5. I770 A 1!4 IC` II 19, :N It A '. 1'?fl SIl LOS It R C R C R C Fit - F,nLnin.f. \l'II-U'...I.unA. Nh - NaA,L.m.t Sit - SaixlJ•w•W, Iz L.H, Crmwone Office & InAstrial Park - Traffic Impact & idy Gn, aauwAY r--WGiNaCnING File Number: 2760GC August 24, 2009 Page 19 PHASE 2 TRAFFIC ANALYSES (2022) The proposed Phase 2 development is to include 1,130,000 square feet of General Office / Research & Development and 370,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route 11/Snowden Bridge Boulevard. Phase 2 is be built -out by Year 2022. 2022 BACKGROUND CONDITIONS In order to determine the 2022 background traffic conditions, Greenway Engineering increased the existing traffic volumes, shown in Figure 2, using a rate of 0.5% per year through Year 2022. Additionally, all trips relating to specific future "other developments" located within the vicinity of the site were incorporated. Greenway Engineering has provided Table 5 to summarize the 2022 "other developments" trip generation. Per the VDOT/County approved scoping document, Greenway Engineering utilized the following sources for establishing 2022 background trip generation: 1) the 7"' Edition of the Institute of Transportation Engineers' (ITE) Trip Genelration Report was utilized for Bishop-Amari, Rutherford Crossing (remaining parcel only), Adams Commercial and Easy Living Associates Commercial Property; 2) VDOT residential rates were applied to the Snowden Bridge development; and 3) Rates derived from a trip generation study (by Greenway Engineering) performed for the Fort Collier Industrial Park (approved by VDOT/County) were increased by 15% and applied to the North Stephenson Tract (Omps Property) development. The Forl Collier Industrial Park Trip Generation Study is provided in the Appendix section of this Study. Note: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the 1-81 northbound off -ramp to intersect with US Route 11 opposite the existing I-81 northbound on -ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Sno\vden Bridge Boulevard via the North Stephenson Tract (Omps). Figure 10 shows the 2022 background weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 11 shows the corresponding 2022 background lane geometry and wcel<day AM/PM peak hour levels of service results. All Synchro and I-ICS+ levels of service worksheets are included in the Appendix section of this Report. Gramlane Office & Industrial Park - Traffic Impact Ry!A GprErMAY 2-M9NEMING File Number: 2760GC ? August 24, 2009 Page 20 Table 5 2022 Background "Other Developments" 'Trip Generation Sumnim-31 AM I'euh Ilour PAI Penh now, Code Land Use Amount L1 Out Taml In Out Total ADT North Stephenson Truct (Owes Property) Ligld Industriol " 800.000 Sr 115 91 206 73 126 199 2,762 Sub -Total 115 91 206 73 126 199 2,762 10% reduction for trips interacting with Rutherford Crossing 11 9 21 7 13 20 276 TotalTiips 103 32 185 65 114 179 2,436 Snowden Midge (Formerly Stephetlson VWnge) 210 Single-Munily Detached 288unds 53 156 211 175 103 278 2,S77 220 Apmiment (3V'o VDOT+20%rrE 220) 54 units 8 2S 36 38 21 59 569 230 Tomiliouse/Condo (80%\'DOT+2V6rTE 220) 53 units 8 30 38 31 17 48 481 Total "New" Trips 69 217 286 244 141 385 3,927 Ilishop-Amnti Parrels (Route 1 VOId Charles(oev Road) 81.1 Specnity Retail 15.000 SF 31 20 50 25 32 57 679 S53 Coln•en. Mall W'Imulps 16 puny)s 137 137 275 154 154 309 8,682 932 1I-TRestuwant 5.000SF 30 28 53 33 21 55 636 Sub -total 198 185 332 212 207 420 9,997 Pass -by Trips 40%(Code 853) 35 SS 110 62 62 123 3,473 Toad "New" Trips 143 130 273 151 146 297 6,524 Rutherrord Crossings (Remaining Development) S50 GroccnyStoic 50.000SF IN 73 187 275 264 539 •1,739 Total "Ness" Tlip, 114 73 187 275 264 539 4,739 Adams Conuuercial 150 R'm chousing 120,000 units 78 17 95 19 57 75 792 151 Self-Sclvice Storage 140,000 units 12 9 21 13 17 35 3311 710 office 120.000units 191 26 217 36 177 213 1.535 812 RuildingtLuwber Stoic 25.000 SF 14 21 65 59 67 126 1,024 860 \19101csale NNW 150,000 stud. 41 34 75 14 17 32 1,010 Total 366 107 473 146 334 481 4,695 Easy Lh-hng Associates C'ouuuerchd I'r-opetty 151 Self -Service Storage 35,000 SF 3 2 5 •1 4 S 82 710 Office 35,000 SF 71 10 81 20 98 118 594 820 Relnil -15,000 SF 59 38 97 177 192 370 1,041 S53 Conven. Ishii lv-jmuups 16 pun 1w 137 137 275 15.1 154 308 S,632 934 Fast Food eq DT 5,000 SF 135 130 266 90 33 173 2.431 .Sub -Total 406 317 723 446 531 977 15,880 Pass -by Trips 23%(Code 820) 12 12 2.1 -16 46 92 1,010 Pass -by Trips 40% (Code 85 3) 55 55 110 62 62 123 3r473 Pass -by Trips 40%(Code 934) 53 53 106 35 35 69 992 Total Pass -by I'l'q)s 120 120 2.10 1,12 142 285 5;175 Total"Nets"'Trip. 286 197 433 1 303 389 692 1 10,405 • Trips arc based upon rates derived from "actual" u.wuc counts conuucten nr n eullunr sae.. 1 Huse rue, wcr c H1 eanco oy ..,,o 1— . ­. G(mytone Office ct, hiuhistria1 Park - TraEic Impact Study / mar-mmY ENGINar-- RING File Number: 2760GC August 24, 2009 `� Page 21 LEGEND 10 ti I O INTERSECTION O)N �e Cl�l,p)� AI X (Y) AM PEAK HOUR (PM PEAK HOUR) Q� n I°n�) C o 1 000 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADT) < a O 0 N V40315 SltioS» ° o br('i rV m 6) R 0 11 Id°�nsbnl P r�r•��4r dr 11 ] 2 Jr^� r��r 7 1'q 11 d "� '✓' 733 98 0 a 6 SITE l\ti�1 C 15 a vC x 4 5 O •,�� Cr 3 °yb�a 3 11886 d O - — tip91�1 $3ti1 oe 2�O D �� g ��19`�01) pK° 9 0 �g9rlapnSbU 3ti 1 •'7jO 4�1 � j � � 13 14 ,� w SITE 11 691,g0 JQ t A tlm N o��Ga `,Ag11e,sq,y l 011 1161 11 2 3P �30\1;�(0) 0 141\ P�ye � as RELOC D lh° �`nsu 6"1• �`� a� IN T ECTION P �O jla� 11 '•°ins°° \,3'19-" " 1, �)�96� A O7 ® O e ] p �, Qw a � v �Ae114�4��1 e �lp51i'na�o �y ,b �g�jJlyI6 /11 �9JS �w�V�� I �j�3J Ohgnos oO"SJ B. J OO' � b�� R4ja 1 ry11A0 � �aB 11 1611AA `'Z^0h `9� ti� \A 11 `�1��1� 910�11 11 12 ^ ® 13 14 j6A2 f0 1© s 1 6a /4- OZJ i N/A y O O� \1 h �+ GREENWAY ENGINEERING, Graystone Office & Industrial Park FIGURE 10 151 Ildl Lane {fb�chureq l4n'rda 21602 F,=.�'r re��,,°°�(')pJGb2" 2022 Background Traffic Conditions Project # 2760GC d f �1_•+Yr-15�+ FA X.(SJ0) 711-9328 F---fld I 1971 N»w.g.rrnrnlr .eam LEGEND 1 INTERSECTION I 10 �� rl C)Iur)ey IP LANE CONFIGURATIONS J TRAFFIC SIGNAL �JS RTERIAL L03 E) STOP SIGN S��r SB - D (C) A (A) AM PEAK HOUR (PM PEAK HOUR) I 1 F SIGNALIZED * DENOTES UNSIGNALIZED CRITICAL MOVEMENT G'Y F'1/ ] INTERSECTION DENOTES FREE RIGHT -TURN !!'!!. 9 LOS=A (C) DENOTES CHANNELIZED RIGHT -TURN I I ARTERIAL T ER S C (OJ ® SD = A (B) /!r'!i �oFr/ d m t0 1K0 12 h� r�ryoy, 11 ARTERIALN13 =CC OS SITE 6 r• SB=c(F) w O E tx 4 S \ O SIGNALIZED INTERSECTION 3N �,', LOS-D(F) yr' LAAL, 2 C dp 1 it e d �OCM°ins°Ut e�ril• Ivr G�� 13 14 SITE m O SIGNALIZED O O © UNSIGNALIZED b+ INTERSECTION INTERSECTION 'e LOS-A (B) SIGNALIZED mo RlglOnnlOut O ' INTERSECTION y LOS- B (D) ;REL OD TIOIECN u � II 11 m P k0 j� 1.0n l6lr O* 0 ln�� O °�n5be19 vVj�✓� Note: LOS only provided for critical movements. UNSIGNALIZED ID /'6(c�) INTERSECTIONSIGNALIZED�a° ryrJINTERSECTION,//SIGNALIZED OSa.ilLOS- B (F)ISINTERSECTION r'o '�LOS- B (C) O UNSIGNALIZEDO roj INTERSECTION V rO+trlR Right Only moo• ll `e4 � e� II II Note: LOS only provided for critical movements. i RAMP DIVERGE o�e7o LOS- B (B) RAMP MERGE LOS- C (C) 0'W t � N/A RAMP MERGE RAMP BIVERG OF y R �� LOSa C (B) o afn: LOS onI rovlded /or critical movomonta GREENWAY ENGINEERING, me. Graystone Office & Industrial Park FIGURE 11 15ane 1 II!,.I, Hill L ' IPmchorcr, 540) 621601 '-al _rs ,<FAh°n``==O22.95M S 2022 Background Lane Geometry & LOS Project#2760GC d F. .vnmrr.•JSrnim FA.I:• (SPO) 711957R ia..vr1 L, 1971 Nrw.�'rrrmr>)YnF cam PHASE 2 TRIP GENERATION Per the VDOT/County approved scoping document, Greenway Engineering determined the number of trips entering and exiting the site using rates derived from trip generation studies (increased by 15%) performed for the following existing developments: 1) "Avion Business Park" located in Fairfax County, Virginia and 2) "Fort Collier Industrial Park" located in Frederick County, Virginia. Table 6 is provided to summarize the total trip generation associated with Phase 2 of the Graystone Office & Industrial Park. The Avion Business Park Trill Generation Sttldy and the Fort Collier Indus>rial Park Trip Generation Study are provided in the Appendix section of this Report. Table 6 Proposed Development: Graystone Office & Industrial Park Phase 2 Trip Generation Summary Code Land Use Amount In Ai\I Peak (lour Out '1'otnl In 1'M Peak (lour Out Total ADT Office / R&D • 1,130,000SF 500 45 545 82 378 460 5,412 Manufactoring / Warehousing • 370,000SF 53 42 95 34 58 92 1,278 Sub -Total 553 87 640 115 437 552 6,689 10% reduction for trips interacting a-itb Rutherford Crossing SS 9 64 /1 44 SS 669 Total Trips 497 79 576 104 393 497 6,020 rrips are based upon rates derived from "actual" traffic counts conducted at a si ndar sites., I hese rates were increased by i 5 i per acopmg Form. PHASE 2 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved scoping document, Greenway Engineering utilized the trip distribution percentages shown in Figure 12 to assign the proposed Graystone Office & Industrial Park Phase 2 development trips (Table 6) throughout the study area roadway network. Figure 13 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 2 (2022) BUILD -OUT CONDITLONS The Phase 2 Graystone Office & Industrial Park assigned trips (Figure 13) were added to the 2022 background traffic volumes (Figure 10) to obtain 2022 build -out conditions. Figure 14 shows the 2022 Phase 2 build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 15 shows the corresponding build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 7 to show the 2022 background and Phase 2 build -out levels of service, vehicle delay as well as the 95t11 percentile back of queue, by lane ' group/approach, for each of the study area intersections. 1 CraPvlone Office & Industrial Park - Traffic Impacl Study G) rCNV1AY CNGI `aCrZRING File Number: 2760GC August 24, 2009 1 Page 24 I Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd /Merchant Street at Route 11. The percentages shown on this figure are based upon the remaining development (90%). * Includes 10% trips to/from the Snowden I Bridge Residential Development GREENWAYENGINEERING, w. Graystone Office & Industrial Park FIGURE 12 rJr M—NImrrant I17—ht,«t, i u i. 22602 'Wph—(54°'66'-4r8J Phase 2 Trip Distribution Percentages n rr vm. �Jm;,�, r�w.r.• (Jro) 722-9J2a Project # 2760GC I ou-_W M 1971 .—. Fr.. wv)—g tom - — LEGEND OI INTERSECTION# 90� 10 OldlChnr/� HOUR) �.e 4� Ory t011 s N X (Y) AM PEAK HOUR (PM PEAK 100 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADT) 5J w F r �1 a y *0 lolgsl A100 ss9 ~/111 "�o~�/ d 1ij, R m thn�tnsb t 1112^r � �J?oh 7 ➢ 11 b 602 6 / SITE 11�11A y O E b?•'o0� 361� 5 I S `' `Q0`b of < � 4 C�Oy oCeoe 2 3 to 452 16 01961 p1K0 golp 05 I 41jn 4 o q� l�ooDµnM1lnSb0 43 N ^5 -0C10111y-0 1 la ,P 11 N X. SITE 11��1A y O b' 6119l •rt��A* 1'oG, ;RELOC D ECTION n 11 � m of 6�O 11 lA,n11A 111a11 �� 4�Jtn o"^A�� �rygb' M i1�� Ptkc O. �A1 nSbJ 11•n ryhe b� �d�� Nay � .1^ �rl�`" �� erl� d ryeob 11 � 11 1b11't.9a� ` 11 `bltiga� 11 11 12 ® ] 3 1® 2 o 0 16 1i' 4- 1 �`b � i 1 k �— ` Snowdln erid a Olvd q� a k v ry! (a�zz1 Itf t /� pt`Jo�o �ryb� (69)332 i T 2 4 0 11 0� y v GREENWAY ENGINEERING, wc. Graystone Office & Industrial Park FIGURE 13 151 11 ink• Hill lane Ifinchorq ligi is 22602 �Y .�5�n Tekpho—(540)G02-I185 Phase 2 Development -Generated Trips Project It2760GC AF �_J Smirn FAX. (540) 722,952R £a..-+G.f Li 1971 wwr,y�rnwtt)�rng com ' LEGEND y30A 10 O1 INTERSECTION t Oo,rnrcg /d C/1 N X(Y) AM PEAK HOUR (PM PEAK HOUR) J` 4� • /to� p ' 100 DENOTES WEEKDAYAVERAGE DAILY TRIPS (ADT) y' N 0`1 9 Joa G^i1,6c^0r• �`3: �% � �yyyly��nsbo( �K0 90� ryl� 8� Mai Jr�^P�o dr ccr Or � 11 `' 12 Jr^ f�cr 7 ➢� g a a� 1 �'r ljrr ohtl 11 j991Ky � �. a 793 6� 6 15 SITE h95��111y6�y m 15 66q O a ' LO x 4 1 12338 16 3 1— (' Vb An L O b '-`fr 1 yl 1Ko Anc Z 1 4O q9 to4D b m o eo— O a�nsbo P Ag83 1 4 y ac ✓' M ry` tVAI ,119� �� iz C. o�d` SITE ;5oa;��•�',► 6 v l gal Z Nm •' l�lA'll 0 9Np) o 0 .+ o ` I1'S9 b,` P`µa tt; C::] AA000 ��L INT ECTION R r �i ^5ID9 � N� ,Aar 11 y0� � N J U p\ 0 `01 Qyo �ry,5`ryl �`cyvJ ^�c1 iJQis4r'G� ��ry�y `,PtV /JOB �pNJ �,3allo5� J�J y � q r`y 1 1 J sic i 3 _,S)J h o s� m a q vJ� %0(0) J07 % 1• S2(wo on Brit o 610 % b ■ t ,J (46)221 o 0 '° t 5 o,�e 5� � (0)0 �� R � c 'Fa '��' z ` ■ sp6J 'L�\,bl\b (69)332 p a.. ^0 0 Om •q � v GREENWAYENGINEERING, wa Graystone Office & Industrial Park FIGURE 14 ,J, ,1SnrA• RJ„�ne 14 i ep)w r, t 40) 6a 21601 Tr FAX.-(5(Jf7) -9.5288J 2022 Phase 2 Build -out Traffic Conditions Project # 2760GC FAX.- (J!O) 711-9JI8 % 1n 1971 www.g.rrnwv�rng.rom ' LEGEND 10 1 INTERSECTION N !d �Irlrles T o N LANE CONFIGURATIONS � Jt4 oad I TRAFFIC SIGNAL h: r'S'h RTERIAL LOS ® S NB =A (B) STOP SIGN SB=E(C) A (A) AM PEAK HOUR (PM PEAK HOUR) I I.` SIGNALIZED * DENOTES UNSIGNALIZED CRITICAL MOVEMENT Un• F� rl- Z.•) O INTERSECTION If DENOTES FREE RIGHT -TURN ey+!j. LOS-A (C) DENOTES CHANNELIZED RIGHT -TURN I I ARTERIAL RI D (D) s b 4z 9 NQ ® se=A(BJ yli� non S, rl>ry a8 n � �osboc9 Jen / � � µ° 0 I 1 12 Jnnr, nd�� 7 3, O �. doh 11 2 kr, Vro Olt, ARTERIAL LOS ,� �� 6 r• SITE NB. C (C) 'f',2 O 15 o° SB - C (F) C 4 v a 4 5 SIGNALIZED 3N 100 16 INTERSECTION N (F) 1 rrr7e 4� � L O o 1 14 0 SITE " � a ov 3 SIGNALIZED O UNSIGNALIZED INTERSECTION O O INTERSECTION Z LOS= 0 (B) SIGNALIZED Right In/Out O Only p INTERSECTIONpl Ii LOS-0(0) 3 RELOC D ECTION 0 Note: LOS only provided for critical movements. UNSIGNALIZED ° 10 �e�° Q� R F? INTERSECTION �Ox $QQ` SIGNALIZED INTERSECTION SIGNALIZED O v✓ bo v �.t- LOS-C(F) IsJn[ a Ls INTERSECTION LOS- B (C) s (\mil �GJ0� • © UNSIGNALIZED2�dOno%y.,o �J INTERSECTION VV �r� Wi7R lV1 Ll /� Right � IOnly 11 Note: LOS only provided for critical movements. 13 14 Q UNSIGNALIZED G � UNSIGNALIZED s� INTERSECTION a ry INTERSECTION kye v Spp' RAMP DIVERGE 7 M m LOS= B (B) RAMP MERGE a D oe �" ntAY LOS= C (C) m I O Snowdon Brld o Blvd o¢ RAMP MERGE ' F 2 LDS= C (D) g� �e o RAMP DIVERG pF •l o R LOS= C (B) o GREENWAYENGINEERING,fnc. Graystone Office & Industrial Park FIGURE 15 Jsl {{im llilllnne nsn hr rr.,,� nm 22602 F ,P.r�•yw Tr/rl+l. n (540)112-4185 2022 Phase 2 Build -out Lane Geometry & LOS Project#2760GC A [�+�r v-oul5mi-n 1A.1:•(1IO) '22.9528 Ta. 'J 01971 nww•,d n�vlrn,S.tt�m ' ' ' ' ' ' ' ' ' ' ' ' ' ' letruerit.n DB'ttTl: US Rwto 11 ND: 11.r11'e 1—, SB: 0- 1—, Ttufflr Canit.l: Sip,.Ili-lirn FR 1\R: PS Hot, 11 ND: \\•OU-ii R.n4 Nilt A.— L— TntfOr ('.nn d: SIgt�Hzwlw Fit ANI1: US Rwle 1 I SB: 1-51 SD R„Yr, Tt,,rnr C'mwo1: S1nt ilizntNY ERAUU; Its Hwle 11 NB: 1.81 ND R—p, 7u,(nc Cane d: 511v.Jlznlb■ EllAtli: its Rw, , it N-ft: Snowien Dltdce DIA Sit: st-1 L:tffic cwtll.l: slm,Bznll,n Ell IPD: US Rwle II Sit: M-NIAMWI)III—) 1lafnc C'onll.l: St.? Slid MI: Old C1ml,,T.—R.nJ NB SB: I'S R.U. II Tlafnr C-1-1: 51-11 at6u Levels 2022 Graystone of Sci-vice, Delay and Pbnse 2 Buell-rotind Table 7 Business Park Back of Queue (95%) Results anti Build -out Conditions comllifoll, 1'11:lle 2 11111111-tllll C'11111III1011% I'M Pont: Hon: ANI Fad: If-, 1'M NA It.", Del:n• Qurne LOS Delp-Que.. Urlap Qum. LOS (fi-0 0,frro (6,,rr) (-w feel) 1. (Lue<) N.(W) F 1.12 r J32 it E (90. 131 fl F 1'"314 N A 3 a !61 Il A ! r 1911 n A 3 v 266 n 11 A R E M. 15H E =6, 28H U 17. 16H C' 23 r. 19! 11 A ! ,. 57 fl C JO r. 22011 A Ur On A Ir On A Ur 1 0fl C A (' 1) 43, $in D I7 r. 32fl ll 33r 60fl 1) 1) O - D 39. San C it,, !9fl L) L-2L,--L 93fl 1) C 1) 1) _ F 3Jr I6011 F JIS It F i'Ic 467 11 C�_v !43It C 23 r. 1l6n C 22 w. I13P U II U E 71 , 1-1611 E 60 r. lu (I F 71 c 131 n F 109 c 3S1 11 U 4J c 7J 1 tl A 1 c. •12 H A S, 96 H A 4 ,. 11 H F I) F F I 170. 21In D 53. 13)fl F •113r 2)6n F t) F F 174, !I811 F 93 r. JJSn I+ 196 ,. y99 it C 1 2), 1 IOLL It it. 73 11 C 2y r 1 i2 n F R F C 2yr (7!n C 20 ,. J!2n It 19 v. Lllfl A Iv On A J, 112n ,\ Ic. 06 D B Fl D !Ux 27I1 C 27, 101n F 67x 270n A L c 139 11 A •1 4 139 0 A I r U it It A It 62, 23311 U 12 r. 20t H F 102 r. 361 P A Ix Ufl A la Ufl A la Ofl c It U it 11 n P 17D , 47411 It 13 R U n F 162 r. !U92 A 1u 2Jn n ±a 12n A 3c 7Nn 1) A I) C _26, •I(,S fl _ _❑ li c. ±±8 ft li _6) v N07 H A _3 a 24fl A '_ r 0 11 :\ N x. !0 n (.• B D E n r. JS2It C !0 r. 1 i i it D ! 11. )-,1 It C 31x 210 R I/r Iln L' nr. 21 fi n 16, ly)11 D 16r 223n t ylr IOIn D C D D B U D J3 r 25711 _ C - 35 a 61 n D 42, 24411 B 13u 16111 It 13%, Ilan U_ 13u 2y011 A I v. 1 fl A -1 r. ! N A 11. 4 H D 51, )1n C )3, i3n F 63r 39fl D 39 v M I, IS 20 v I7G N n J2 v 186 P A lr. ISfl A 2r. BH A 1r. 17H c c D C 16, 9511 C 25, ISO 1 61, 21I111 U 33 v 21 P C 30 r. 6011 D !3, 79 P C 9r. 3511 B If a. JJn ❑ 19 r. 9911 c c I) F. 71, 12011 C ±9 r. !111 D J6v IU9 it D •I8w 21n_ C' 2y w. 2311 Lt 39 v, i2P C 4,r 80H Il 1l r. 3311 B I),. 80 i1 D c D C C C L fur. 011 D If .. 6it U to, 0n B N'A N'A N/A N'A N'A N'A N/A NrA N'A NIA N',\ NIA N'A N'A NS\ Nb\ N'A N'ANIA N'A NIA N'A N4\ N'.\ N'A N4\ N'A N'A N'A WA N',1 N/A _ C_ 23 , _21 n 26 w N',\ N6\ N6\ N41 N4\ N',\ N/A NL\ N'A C C U D J2u 23511 C 29, Illfl E Liu Milt11119L A 6,. 12 It A 3 P. 27 H A 7 r. 430 C c D C 32r !-3n it 19, 221n C 26u. S76n A Jw_ UIfl A 3, 3oilU 13w 361H F 607, I4 23 t 11 C JO r 12711 F I{ 601 r 1 367 n ,1 _I IGa I R611 C 26r 332n AI 10, I 21311 Fit n F,.1l 1. \tlt Nil'+No,tl,Lo,.1d, sit—N-11L,.un1. 1: l.rft. T1I—. R H,FI,l 2022 lt:trl:l'It illd AM Fe?L II— Dd:,r QYer1e LOS (ut ur) (LJorq LB'L E 650, 131 H l 1nit A y r 1'( n Ell LOS A WD-1. U flr. 2811 5t'BT A 61. 36 n 511i9t A I1. 00 Wit LOS A NBVIR U !lr 528 ND LOS D SII LTR 1) 1 39, 59 ft Sit LOS D OVERALL A 171•i. Fit ly, F C Syr 25)n 2Ae 1 lBIP }:ll LOS C U'B1. E 39 r. 1{ 136 11 \tTtT F. 37 r I 7y7 P R71'Y. A 71. C6 N \1D I.Os D N[3 iTA D 53, ( 133n Nit LOS I) 9U1 F 9yr 3f8H SH IR tt It: 1 '3 6 SII LOS D Ii1tT ,\ IOr. 21yn FFlR A Jr ly2fl Fit LOs A 15'1t9, A 7, 21n 51T1T A I c Oil \\lI LOS A SB'LT D 36, 121 itE Slt'H A , IDP SD LOS A O\I: KALI, A EM.— 11 19 r MR Wr A )r 29n Ell LOS A WI111' It 13 r 213 11 1514R :\ r ) 1) \1R LOS B NBI C 1J r. 15S N NIVI' R I8r ttfl NU P. B 13, 101fl Nil LOS c OVERALL B EWL C 26, 63 f1 I31n _ _ 16 H W10. C 23, 19q \\B'F B 20, 176.1 5\TIR A 2r SH \57t Los D NIO. C 'yr 39f1 11111r C 2A r I} 13 n Nil R 11, I 26 fl Nit LOS C SIO, C 2-7, IS It sUT C 2!r I711 SB'R B Ilr. 3Jn Sn LOs I B ONTRALL B LB-1 B tor. ail EDT N/A N'A N'A FR LOS NU \\'BT N'A NA N'A t'WR N'A N'A N'A ANT LOS N'A SB&1 C i r. 1 P sB46 N',\ _I N/A N'A NB LOS C 511t4. C '219n .\ 41, 27 H \\"It LOS B NltT R 17, IS96 NLtR A Jr 1 2Y 11 Nil LOS 13 SR I. C 2) r 94 H SitT R Is. 20811 s6 LOS DOVERALL D ONEUP„FWAY ENGINEMMING G3'al+clane Office ct, Inchistrial Park - Traffic Impact Sludy File Number: 2760GC August 24, 2009 Page 29 Table 7 (i'enunned) Graystolle Business Park Levels of Sel-vice, Delay and Back of Queue (95%) Results 2022 Please 2 Background and 1311ild-out Conditions 2022 Barkgimmd C.ondlllnlu Phase 2 Build-oul Condllions Ltltnett{at AN1 I'exk ll.xr I'\I Pexk I lour A\I Peak How PM 1'.xk Ilow D lay LOS pne.ot) Queue in reel) I,OS _ Delxy pn.et) Quell. Un reel) ,O IS Bela,• (In tot) Q..ua (In r.etJ IDS(M... DA.y Q., w On tool) CIi'\\'I): Snoe doll Hddps Hind NH: On,pt Sl:e I).ivewxy rromt , Canrol: Stoll, 7 rofAt Cow..]: Slap Sint NIA NIA N/A NIA NIA NIA 17Vµ NIA NIA WA NIA NIA N/A Ell LOS NIA NIA \Vilq:r N/A N!h NIA NIA NIA N/A 1\71 LOS _ NIA NIA NBIL _ _ _ _ _ c 20 c. $7 H C Mt. 7S A _ N/A NIA NIA N'A N/h N/A _NHdI Nil I.OS C C O\7:ItALI, N/A NIA YRAVII: Snoud.0 Hddg. Rlcd NB�SH: Gra)tloue Slte-Acton aJ )'I mt Con ral: Slop Sllut mllL \ NIA 9'. OA WA WIN A NIA 9r. WA Oil N/A NIA NIA NIA NIA NIA NIA I:14 1,03 N/A NA Wag. I NIA NIA NIA NIA NIA NIA 1\91/I' NIA NIA NIA NIA N61 N/A 11'B9L —� __ - _ � �' N!A N/A N/A WA NIA N!A MI LOS NIA NIA _._. _ _. . _ _ _-•_- C 16 t. NIA 13 H NIA C WA 32 c. N/A 93 H NIA _Nall. Nil LOS c O Sall, NIA N/A N/A WA N!A N/A SIym tI _-1-- NIA N/A N!A WA NL\ N/A Nl LOS NIA NIA Gremvione Office (k Industrial Park - Traffic Impact Study u.,rr- =Ay c-wcaiNranING Filc Numbcr: 2760GC \4��o7 August 24, 2009 Page 30 7 � I � I � I � I � I � I PHASE 3 TRAFFIC ANALYSES (2028) The proposed Phase 3 development is to include 1,749,000 square feet of General Office / Research & Development and 570,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route 11/Snowden Bridge Boulevard. Phase 3 is be built -out by Year 2028. Per the VDOT/County approved scoping document, Greenway Engineering has evaluated the following two (2) Phase 3 Scenarios: A) without the Snowden Bridge Boulevard/Route 37 Single Point Urban Interchange (SPUD; and B) with the Snowden Bridge Boulevard/Route 37 SPUI. 2028 BACKGROUND CONDITIONS In order to determine the 2028 background traffic conditions, Greenway Engineering increased the existing traffic volumes, shown in Figure 2, using a rate of 0.5% per year through Year 2028. Additionally, all trips relating to specific future "other developments" located within the vicinity of the site were incorporated. Greenway Engineering has provided Table 8 to summarize the 2028 "other developments" trip generation. Per the VDOT/County approved scoping document, Greenway Engineering utilized the following sources for establishing 2028 background trip generation: 1) the 7t1i Edition of the Institute of Transportation Engineers' (ITE) Ti•ip Generation Report was utilized for Bishop-Amari, Rutherford Crossing (remaining parcel only), Adams Commercial and Easy Living Associates Commercial Property; 2) VDOT residential rates were applied to the Snowden Bridge development; and 3) Rates derived from a trip generation study (by Greenway Engineering) performed for the Fort Collier Industrial Park (approved by VDOT/County) were increased by 15% and applied to the North Stephenson Tract (Omps Property) development. The fort Collier Inchlstrial Park Trip Generalion Study is provided in the Appendix section of this Study. Note: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route I I opposite the existing I-81 northbound on -ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract (Omps). Figure 16 shows the 2028 background weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 17 shows the corresponding 2028 background lane geometry and weel<day AM/PM peak hour levels of service results. All Synchro and I-ICS+ levels of service worksheets are included in the Appendix section of this Report. GrnVrlone Office cZ- Industrial Park - Traffic Impucl SludV 0OnEE d�A,Y ENGINEMING File Number: 2760GC ' August 24, 2009 Page 31 Table 8 2028 Backaround "Other Developments" Trip Generation Sununary \NI Peal; Ilotu• I'M Peal: IIou Code L:uul Ilse Amottttt III Out Total In Out Total AI>T North Stephenson Tract (Omps Prolmly) Lidit Industrial 800,000 SF 115 91 206 73 126 199 2,762 Sub -Total 115 91 206 73 126 199 2,762 10916 reduction for trips interacting mth Rutherford Crossing 11 9 21 7 13 20 276 Total Trips 103 82 135 65 114 179 2,486 Snowden Bridge (Fonnei h• Stephenson Village) 210 Single -Family Detached 132 units 78 234 312 252 148 400 4,316 220 Apnrlment (30%\,DOT+200oITE220) 81 units 12 41 53 51 28 30 778 230 ToN%idiolSe!Condo (80% VDOT+20%ITE- 220) 37 imits 12 •1-1 57 46 25 71 713 Total "New" •Tarps 102 319 421 349 201 550 5,807 Bishop-Ainad Parcels (Route 11/Old Charlestosnt Road) 814 Specialty Retail 15,000 3F 31 20 50 25 32 57 679 S53 C'on•eu. Mail svynuups 16 pumps 137 137 275 15.1 15.1 303 802 932 n-T Restaurmit 5,000 SF 30 28 58 33 21 55 636 Sub -total 19S 185 382 212 207 420 9,997 Pass -by Trips 40% (Code 853) 55 55 /10 62 62 123 3,473 Total "Near" Trips 143 130 273 1.1 146 291 6,524 Rutherford Crossings (Remaining Development) 350 C;rocery Store 50.000 SF 11.1 73 187 275 26.1 539 .1,739 Total "Ness" THI.: 114 73 187 275 264 539 4,739 ,\dons Commercial 150 Nm'chousing 120,0001mits 78 17 95 19 57 7i 792 151 Self -Service Stoace 1.10,000 units 12 9 21 18 17 35 334 110 Office 120,000imits 191 26 217 36 177 213 1,535 812 Building`Lumber Store 25,000 SF 44 21 65 59 67 126 1,024 S60 \19nolesale Market 150,000 stud. 41 34 75 1.1 17 32 1,010 Total 366 IV 413 146 334 431 4,695 Easy Lhirrg Associnies Commercial 19 operty 151 Self-Scivice Storage 35,000 SF 3 '- 5 1 t 8 82 710 Office 35,000 SF 71 10 81 20 98 118 594 820 Retail 45.000 SF 59 33 97 177 192 370 4,041 853 Conven hlartw'piuups 161mm1s 137 137 275 154 15.1 308 8.682 934 Fast Food %v. DT 5,000 SF 135 130 266 90 83 173 2,481 .S,rb-Tonal 406 317 723 446 531 977 13,880 Pass -by Trips 25%(Code 820) 12 12 24 46 46 92 1,010 Pass -by Trips 40%(Code 853) 55 55 110 62 62 123 3,473 Pass -by Trips 40% (Code 934) 53 53 106 35 35 69 992 Total Pass -by Trips 120 120 2.10 1,12 1,12 285 5,475 Total "New" THI).1 286 197 483 303 389 692 1 10,405 Ti ips m'e based upon rates derived 110111 "ncnrar uanic conors coaauaen nr n sunum sun., , acne r "le...c. c ..,..11, "a ... . 1"' „1..r,.,•5...'.... Grarslonc Office cF Industrial Pork - Traffic Impact Study GrICEMA,Y ENGINEERING File Number: 2760GC August 24, 2009 Page 32 11 11 LEGEND O1 INTERSECTION# y 10 O/1/C X PEAK HOUR) T °j1'11 (l) AM PEAK HOUR (PM <'4� N"d 1000 IDENOTES WEEKDAYAVERAGE DAILY TRIPS(ADT) rol(D 9 l'6) �bn1pik° lnsb0t �y^v 8 j ^r I; r 12 ^moo {"� S I1 m �✓� r Ij^�r'1!r ry 762 6 �1Li` P�� SITE v.g2Z 1'g918a'� �w� �1ppb'lry yb� v O E 5 q 3 Coo 3 N � 12317 W, LOOP Z O ° Fa D w � �� 1j551 p11 o `ppl� J1 P1µe A9 Act7,,tt'a 1��51 1413 N y W � �`� to ` �4d SITE �ti�A,�y85�► $ �... 51 2 o� �A bl�G) Al b�1 P�kO g3 y�o 9��51,ry�,f1 P\ge T. u` � � 11 RELOC D�°- 0 � I�Q�\^s N°5bJ1 �° INT ECTIONAlZ P NQKC �' OJ N `�S�J1° i• \C� ]] NNE pp Z N o m 'W w g p ,��319686� o lA`'��36'✓�� 11 a�`p$ 1,1116 0 3 1p41 , \,fC PG ��l9 Q�C �Ah^ ^_gOlgCypJ �I�sG�j ✓bl4i'��9��JRPV° f r" (-11.4O�v0�4J6/ /� s !9�lJ J 9�) ,YsTo ) % 11 lib;p l l] 12 •� ]3 14 �� m Q s b m 0 1 9� Q� N/A 1 0�121 a IS �a 0 2� x I �. GREENWAY ENGINEERING, w. Graystone Office & Industrial Park FIGURE 16 s, 11 vu,y Nf„Lanr lunch.—,, {'uginla 22602 Fsunx� h� rPAX- 540) ,662-8 2028 Background Traffic Conditions Project # 2760GC iw.'ed i, 1971 H-�r•, en Mv�rng.tom LEGEND I INTERSECTION # 10 LANE CONFIGURATIONS TRAFFIC SIGNAL bJ N�`5 RTERIAL LOS O STOP SIGN Q SB - E D) () A (A) AM PEAK HOUR (PM PEAK HOUR) �• DENOTES UNSIGNALIZED CRITICAL MOVEMENT O �A� l�lr 1 O SIGNALIZED n INTERSECTION DENOTES FREE RIGHT -TURN 'J• 9 LOS- A (C) DENOTES CHANNELIZED RIGHT -TURN ARTERIAL LOS I NB = CID) L rvlh r11�,rZ o� 6 ply p a ° �CfT/� P1K ..� S. (B) t qr� d S n Mp�tn Sbp19 ]112 Jin-0'f r 7 vvJ� d ARTERIAL 6r ar0 6 r SITE ��A vj7 .� � ND = C (C)) V a SB-C(F) L O 4�7 15 O E �x 5 S O;�yo 4 9fi \\ O SIGNALIZED INTERSECTION C 3 Zoq. 3 N -- --- LOS- D (F) Olyor 2 V O O �4 D o O� ?IWO !r writ.ly� , t4 13 SITE 11 a 069 � ; SIGNALIZED O I; INTERSECTION O O •� 6 UNSIGNALIZED INTERSECTION LOS=A (B) SIGNALIZED .kp INTERSECTIONLOS- Right igOnlytI nlOut 11 B (0) RELOC D IN ECTION4� e 'N�a �o T �� O t}pA°s 11 Sig m l/ P`µp lit, �b t�p�p5bo� v Nofs: LOS only provlded for crltical movements. SIGNALIZED O INTERSECTION ® UNSIGNALIZED O UNSIGNALIZED INTERSECTION SIGNALIZED Q`F 10 �µp LOS- B (C) Q -Q� INTERSECTION Right In/Out .c p �'ligO INTERSECTION ,m LOS- B (F) G` only �Q.� (C, s� .19 11 11 Note: LOS only provided for critical movements. m s� RAMP DIVERGE LOS- B (B) RAMP MERGE LOS- C (C) D °9p 40 (� Bib• - ]v� N/A FC � RAMP MERGE LOS- C (D) `. t �d� y0� - e- + RAMP DIVERGE OF O 1110 LOS- C (B) qvNote: LOS only provided for critical movements. GREENWAYENGINEERING, wo. Graystone Office & Industrial Park FIGURE 17 ISl It'vun• i�;in(ngmlaanr Nincl�ato, { 11601 D T FAX, 540)7 -932B 5 2028 Background Lane Geometry & LOS Project 11 2760GC A fF--d ul5miar� FiL1:•f5lg)T1-9318 fuwrd i+14J1 hxx•grctnnmrng.tom PHASE 3 TRIP GENERATION ' Per the VDOT/County approved scoping document, Greenway Engineering determined the number of trips entering and exiting the site using rates derived from trip generation studies (increased by 15%) performed for the following existing developments: 1) "Avion Business ' Park" located in Fairfax County, Virginia and 2) "Fort Collier Industrial Park" located in Frederick County, Virginia. Table 9 is provided to summarize the total trip generation associated with Phase 3 of the Graystone Office & Industrial Park. The Avion Business Park Trip ' Generation Stitch) and the Fort Collier Inchistrial Park Ti-iL) Generation Study are provided in the Appendix section of this Report. ' Table 9 Proposed Developn)cnt: Graystone Office & Industrial Park Phase 3 Trip Generation Summary Code Land Use Amount In ANI Peak Out (lour Total In I'M Peak (lour Out Total ADT Office / R&D • 1,749,000 SF 773 70 844 127 585 712 8,376 Manufacturing/ Warehousing 570,000 SF 82 65 147 52 90 142 1,968 'Sub -Total 855 135 990 179 676 854 10,344 l0% reduction for trips interacting with Rudteifonl G'os.sing 86 13 99 18 68 85 1,034 Total Trlps 770 121 891 161 608 769 9,310 ' Trips are based upon rates derived Irom "actual" tratlic counts conmlcleu at a sunuar sites., t nese Haub wctc utacnscu uy "'. pci owPuig' ­. SCENARIO A PHASE 3, SCENARIO A, TRIP DISTRIBUTION AND ASSIGNMENT ' The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved scoping document, Greenway Engineering utilized the trip distribution percentages shown in Figure 18 to assign the proposed Graystone Office & Industrial Park Phase 3 -Scenario A, development trips (Table 9) throughout the study area roadway network. Figure 19 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 3 (2028), SCENARIO A, BUILD -OUT CONDITIONS ' The Phase 3 Graystone Office & Industrial Park assigned trips (Figure 19) were added to the 2028 background traffic volumes (Figure 16) to obtain 2028 build -out conditions. Figure 20 ' shows the 2028 Phase 3 -Scenario A build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 21 shows the corresponding build -out lane geometry and weekday AM/PM peak hour levels of service results. ' All Synchro and IJCS+ levels of service worksheets are included in the Appendix section of this Report. Crn>wone Office & Inchislriai Park - Traffic Impact Slt4, GF1C-I :� tWAY CC�GICaCCnING File Number: 2760GC i° 7 August 24, 2009 •/ Page 35 Ck Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd /Merchant Street at Route 11. The percentages shown on this figure are based upon the remaining development (90%). * Includes 10% trips to/from the Snowden Bridge Residential Development tN GREENWAYENGINEERING,1.... Graystone Office & Industrial Park FIGURE 18 \��JJ I31 NSnd •hill lane �} 11'wuulrc., i�;nrn zl�� FAX.- (S0)72.9.528 Phase 3-Scenario A Trip Distribution Percentages Project # 2760GC F—W .IV71 Mrw,�.ren.v)rn,q.tam LEGEND - I - INTERSECTION # LANE CONFIGURATIONS !j TRAFFIC SIGNAL ® STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) * DENOTES UNSIGNALIZED CRITICAL MOVEMENT rDENOTES FREE RIGHT -TURN ®€N®i'€§ €a,4NN€EIS€@ RI6gFfitIRN a 01 P�KQ o 3,5 p1Ke M"�`nsb0- M Ir 11 00119" *1y �a01�9 may. � aol�`'til o �1A 11151 pµe we o A100 '01 .. 11 nSb�N 'N labs D JPp'� L3 j 11 RELOC D Meg ��F,9N�5 iopINT, ECTION 100F N� MJ 11 - 1olow o � A y° Q4J 'P �Y9 Qµo ram, \N`,eJ r�8 OOW 4 `N 11 12 1 13(IA o 1© ®m y S c 0 oa L Ln j c � �1 J1 (9}�3� Snoikyon ` v r0 +j) (�3�(4)SJ1 R� Oe BHy (36)171 1© m IS 19 c L) C 'o ♦� 54(270) on Bd w �.�� ` 5o N '1•�N 1Snowden Bndoe Blvd + N/A (B).,3-0 , � Al 1A .— y ��� M (57.11)257 Snowdon BridBo Blvd q ' (30171 � o GREENWAY ENGINEERING, waGraystone Office & Industrial Park FIGURE 19 7�7innd�1s1 a+rr, ✓uyin nrylru� nr 11601 t,�wr,.s.,�., r24x.(50)77-195283 Phase 3 - Scenario A Development -Generated Trips Project #2760GC 8 E)n.nwvwl S.nv+v 'iU.• (N°) T'•o32H Fwtilnl N 1971 w.rrrtnrwnrrk. rom LEGEND Y INTERSECTION # LANE CONFIGURATIONS OO Z O m TRAFFIC SIGNAL ���pl ♦lyy�♦l ��y♦5a151�361 ® STOP SIGN 4g ° ✓♦61 y'Il♦� nSbUQP�Ke r ✓ o.♦100hpyl5b�P A (A) AM PEAK HOUR (PM PEAK HOUR) ; MflA c MA 'k DENOTES UNSIGNALIZED CRITICAL MOVEMENT \+ RR fDENOTES FREE RIGHT-TURNrr., •b ` L 11 l♦ggla3q� X. r°i 11 ♦ab�0'1� DENOTES CHANNELIZED RIGHT -TURN 11pa�� flyby had,♦4�� l♦- lael5a m c w A10'!♦'L6'5�a�� ITIN ♦�011♦��11 JAplke °° ql�s �gy� QO,e r a j 11 R EL O C aa5 �19np5b ¢Q� Pa 0�3�♦ Napo N J�p °m F 9 INT E �`t$bJQ b+s l♦�♦,��, �6I� � `10 i ♦�0 � � 11 `♦�q,��♦c? 9 O ® O ,c f 10 Fti11 R�lo Oal o ,P 4c '� ti� 4p sdt °� ��S^,���419� o��Pµ G�°yqb �bl♦��bl♦°p3l Q Kf "rso ` A`, c �,e� �J� � ��`�,�`r ,v° ors pgl ��r` oy ♦♦ b�A e'+dy /Jd•elf \9Nn5 ( �� ♦\f r11r�� r�J� 1� o 4�g,��?aj ( �j ! j3?)1J �IJ 1� �qq� 11 L Vr r o rlsi 0(0) 101(50 x rG� o o c ':Et m �6�3 Jflr�� (13}()6 i� �� �''° wen B roe gay '� DF SQf `16? lQY yin � N u 1© ,-I 18 19 •- '`•�� c g�0(0) o ♦.. 54(270) � 1 � v ►�" o(o) Snowdon E JWtu4 � c� � � u i /A GREENWAY ENGINEERING, Graystone Office & Industrial Park FIGURE 20 u 1st �r ury Hill L�vie I 1,T;n;a udol .„. T17h°n.540) ,667 8 2028 Phase 3 - Scenario A Build -out Traffic Conditions Project # 2760GC d f.F,—,d, M Fill:' (Siei T^•932tl FvnCed H 1971 www.Fmrnwv) �.eom LEGEND ( INTERSECTIONS f� LANE CONFIGURATIONS 1 SIGNALIZED O SIGNALIZED 3 INTERSECTION INTERSECTION TRAFFIC SIGNAL � LOS= A (D) LOS= D (F) ') ;ut ® STOP SIGN C m � � Sbut9P�Ke "v O� ",Ye A (A) AM PEAK HOUR (PM PEAK HOUR) Mode �O mLo Mod�nsb� DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN dal SIGNALIZED ® O © UNSIGNALIZED INTERSECTION INTERSECTION m LOS= B (C) _ SIGNALIZED ��,1 Right 1NOut O . ' INTERSECTION q P�Ko Only LOS= B (E) 3 5 1% o 3 RELOC D m I NT ECTION APtio 2a o m C nCJ N �„�9 11 m -�•' 1Ko J7 0 % UNSIGNALIZED UNSIGNALIZED SIGNALRF-D �- t-o ® INTERSECTION O ,c INTERSECTION 10 INTERSECTION l JPP\ �t Right In/Out F;9 Quo LOS- C (F) /J,, G� Z`cs� aly4a OnlyPFo ID SIGNALIZED INTER SECTION OS=C 110 U � 11 12 � 13 1© I RAMP DIVERGE LOS= B (A) RAMP MERGE LOS= C (C) o t &Q RAMP MERGE LOS= CID) 1© SIGNALIZED 18 cn INTERSECTION c LOS- A (A) 0 A(A) trj a Bddao Blvd (A)A q a lr✓ a R o UNSIGNAL2ED O S� INTERSECTION a m� RAMP DIVERGE 0 LOS- C (B) UNSIGNALIZED 19 o Gl INTERSECTION D ?i GG A�` doe e 3 � � wdon Bn Soo u G UNSIGNALIZED INTERSECTION rt Snowdon �• UNSIGNALIZED INTERSECTION 4 � A(A). '(AM r>doe Bry c O 3 N/A GREENWAY ENGINEERING, t»c tr Graystone Office & Industrial Park FIGURE 21 ,s, rr,.uA• Nlu 1n,u• '``""'°*(540) .9528 3 2028 Phase 3 - Scenario A Build -out Lane Geometry & LOS Project # 2760GC r ta: Is1a� ru-vsla r.,,;,�.� N 1971 w,.,,�.s.r�n.�r,w.rom SCENARIO B PHASE 3, SCENARIO B, TRIP DISTRIBUTION AND ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Greenway Engineering utilized the trip distribution percentages shown in Figure 22 to assign the proposed Graystone Office & Industrial Park Phase 3 - Scenario A development trips (Table 9) throughout the study area roadway network. Figure 23 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 3 (2028), SCENARIO B, BUILD -OUT CONDITIONS The Phase 3 Graystone Office & Industrial Park assigned trips (Figure 19) were added to the 2028 background traffic volumes (Figure 16) to obtain 2028 build -out conditions. Figure 24 shows the 2028 Phase 3 -Scenario A build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 25 shows the corresponding build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and I-ICS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 10 to show the 2028 background and Phase 3 build - out (Scenarios A and B) levels of service, vehicle delay as well as the 95°i percentile back of queue, by lane group/approach, for each of the study area intersections. Gra)mone Office & Industrial Park - Traffic Impact Stud) ar-m—m'�l y rE�G1r�11»�L��1NG File Number: 27600C +� August 24, 2009 Page 40 11 Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd /Merchant Street at Route I I and 40% would be distributed to/fro Route 37 via the proposed SPUI. The percentages shown on this * Includes 10% trips to/from the Snowden figure are based upon the remaining development (50%). Bridge Residential Development y GREENWAY ENGINEERING,iv- Graystone Office & Industrial Park FIGURE 22 s, ns�<y,muq'1' naoz F.xfz T"`s',Bs FAV.- (340) -2na-9Phase 3-Scenario B Trip Distribution Percentages Project # 2760GC Fnr52 saw ti rs,r »,.,.�.hr��»�r,�,¢ C— LEGEND11 L INTERSECTION # Vfe LANE CONFIGURATIONS O z O m TRAFFIC SIGNAL STOP SIGN m Ma�`nsbd�a Pik a e�mst A (A) AM PEAK HOUR (PM PEAK HOUR) ! M dir DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN 11 � m 11 DENOTES CHANNEUZED RIGHT -TURN �y11,0 l m 0! ye ���OSI 11 yod�Iti 3� J�S) p 3 �1 11 REL OC D j MaM1`nsb s@� low s��bJ� IN T ECTION e o q1 0 11 Q,2 �� rr8 s a, a A%y � `4'i 11 11 12 1 13 14 6 1© (� m ar, a R O _�° �L• � � 63(378 ) (&)I z6� (78)86>+ a 4 o� o od s lal °R Q 0 > o j 3 16(51 4) `� /1 rj m� sb o Q: Sl7•'n 53 A 17(;) �' �� 12��11 I./d n o J� �� •O o � e E1Yd `� 99(208) ma c" o a)(9) ,6doe 6 o ,� vdd BndO on G on j� 0128(2 + � �no` 9 4n0wd Snowdon�ridoo Blvd-1-�� (27)128� D a,Q s+1135� q o Snowdon Bndp° 8Nd o �� .n1Zg�li (3b)171 11 'r GREENWAY ENGINEERING,,c. Graystone Office & Industrial Park FIGURE 23 Isi ,,,erg• rnu iQne ,-J-,m. KN,nwZzdd. Trkph—FAX(':40)70 -9528SS Phase 3 - Scenario 8 Oevelopment-Generated Trips Project # 2760GC FAX ts�o/ rs.vsu s� LEGEND (D INTERSECTION# LANE CONFIGURATIONS F 3 O TRAFFIC SIGNAL ��511�g1y\q1l a ^�yj5651�6561 STOP SIGN 'lV+ Oy9 t�� mSbJc J, d `��pOls�psbJr A (A) AM PEAK HOUR (PM PEAK HOUR) 7k DENOTES UNSIGNALIZED CRITICAL MOVEMENT i r DENOTES FREE RIGHT -TURN 11 say �\9q) \g64 �yoy»1 y6�y K 155'6) *y 6 rn DENOTES CHANNELIZED RIGHT -TURN Z Mot o' m \5y13�•j,91 p�Ka m� `\� 3aq� p`,Fe 9. W RELOC D ,r N 1 lNT ECTIONlog �� Z sbJ�p\Ka m "aN°SbJca 11 00�� o w U a O ® '1 �L s4 11 APB O c �9 SbJ f. � 94 NC co 26� •Wen gad o >"' (78)S6of O 1© m 18 19 20 > 2'61 53) H r,�,rJ°�4sb.. .io C T 5C7.71 o c c o % 17(4) `^.� y67 (\ pd o g Ji �, "Qo d e Bivd Snowdenridge Blvd (5)26 �mm00 0 O\ �y�tf N� O� i (150)294 100mill ! Snowdon grldgd BIVd o o lyll,�l\24��o_(36)(u)o _110. N w GREENWAY ENGINEERING, we Graystone Office & Industrial Park FIGURE 24 13J {1'llll lane fl inchesl'.rr, iru},+nfa L602 �r,(540)662-1 2028 Phase 3 - Scenario B Build -out Traffic Conditions Proect#2760GC 115 15mrn F tx.. (340) 772.95 Y J 1'ou-dn! 11971 w�.•H•-h n»a1rnA.tom Le4end Level of Service "A", "B", "C" = Level of Service D" = Level of Service "E", F" _ LD W ERSECT1ON S LAME CORV40URA TX MS TRAPW SIGNAL STOP SKIN AM PEAK HOUR PW PEAR HOL" oEMOTEs UWIONA mm CRRICAL MOVEMENT) DEMOTES FREE R/GHT•TURN DEJpTES CHAmj4ELJ fl RIGHT -TURN SITE as•CX Col �r c SITE, UN3Ku"L@D O'er O 6 WrDTsecTION �,t Los■AW LA&a M) som-lizED � �rl/1 � OWY WTERSECT)"', Ltd �� 11 Lw / 1 Mob: Los rMy r�++d k. error wo..n .nra y� tAalsMAERM WTDtlICTInn ROE LOr e r s r U� I N TER TiON �b n �•�„; . N awNAL� LOM A ( wLS-A( ) fJ WNAL@D WT.es�erloM LOW C P IDj I i RAMP M9 Los- c X7 rt b RLow- C ti wr■ PG GREMAY I�.a f Lp ate. X MMW 101 FU RE INTER ION IMP mm f. LDs- s ml N/A Office & Industrial Park FIGURE 3 1) Lane Geometry & LOS Project02760GC 9 XMISOCTM Orr ti ww we entlr-l+d wM LOS-c Icl At- �I oly0q Loa- c (el oI \ alvll.Ls>o SIA'RS�,IOM lOs•C� LM- (W NOW Los o10y p1r t UpSlUbUAND WTONNCTKWSKINd ® Al.aMtwgaffcfmwl� I. 4�C Lorerc7 Lam(( e '® D n aa+lawlLmn wrrilsecTlor Q CT1OM r wm*OI— Graystone Dice & Industrial Park FIGURE 9 2015 Phase 1 Build -out Lane Geometry & LOS 27&wc ND IM7FRSEM LAME COWPI TRAFFIC BIG STOP s1011 a ANPEAK NO DEMOTES LM DBIOTES FN DEMOTES CH EOR .- ter. m LEGEND 10 �1 MTEMECTk-N. [ U U LANE cONFIGURA TPONS ad 1 M TRAFFIC SIGNAL ERIAL Los N9•Aro) ® STOP eON Sa. E(C) A (A) AN REAK ~ )PY PEAK M M4 I 1 * DEMOTES UNSM794L.OD CRMAL MOVBAENT NMMORCTION rDEMO TES FREE RIOHT•TURN LOO.A(C) rDENOTES CHAAWELOOD RKIHT•TURN Na • D (D) Id m • , �� , ' ' I1 tz SITE `e1� N.• ae-C(9 6 F. OsaNALmm .rTSFcriC "M f^ 3 3 , t 1 LOS-DIFj T 2 J 1 SITE A UNSIDNALEZED O 00NALLZID INTFRSECTIN R O US© WERSECTKM Hlyhl buw I.03.5(14 ��gl 11 ' KINAL2MTF N 4 W l LDa- a rD) D�yy 2 11 RELOC D II 1 NT - ECTION s • 3 N�tw. LOS •Ny pmyidnd 1•. OrMOW A.p.pmnM % • 1 O t pI1A(%ZFI) IflANC/TTwN�6 4� C1 ��G�' tDa- a P ��® rTv� �j '`4•r��+b UNSIGNAIIZED mewk•otg @@ &.A- LOS-MM RAIM iEJIaE II Ndc Lain &y 0. " 0 bal x Igee! r Arm t 1 LDS- C p ONmM LDS. C OJ uNawNu>ffD MER9ECTION 7"" GREEXWAY •— Graystone Once & Industrial Park FIGURE 15 ,=Z,,,� PALC ,� 2022 Build -out Lane Geometry & LOS PTO}aCtaz7soGc LEGEND IN TERSECTOON0 [din "II�U LANE CONFUKAQAT10NS TRAFFIC SlONAL 6 SToe SIGN A (A) AM PEAK HOUR (PY PEAK HOUR) * OLNOTES UNSKWALgM CRFTTCAL W0VESENT' DENOTED FREE RIGHT -TURN DENOTES CHANNEL OFn RJGHT-T11 R N MONAD INnUMMi O LOW s (C) Q �� 11• I p, P D SFT6tSEC iiON 19 RAWSPU 06 �'7��p!) r � RAMV NERCE I mD i SECTION LOS- A ID) 2 �l ! V �+TElalocTr. LOA- R (I RELOC -D 1NT ECTIOIV IpYIOMA(;�D IINSJONAI_IIL.' © �TpN O iNTFR9f Ci'�N IW � A RAMP MEfRGI t t LOS- CITV Q &OIIALIIED `_� �VTFRSECTION LOS-A(A) MA) 0 RAMPWVERM L OS- C (o) VNSIGNALRED 19 INTERSOMW Atm yWp,{R.�t UNSJGMAL2W 6NTERBECT10N R*M &bow UNSIGNALLEED UNSIGNALAD INiERs[CiION WTEINECTIOII r-7 (A)• t,Ns1CNALpFn lNTLRSECT)ON Ae a N/A �„�, �• era •(A)A e-V GREENWAYEMMMMGIre Gra stone Office & Industrial Park FIGURE 21 "'�`' '`f 2028 Phas n Build -out Lane Geometry & LOS Project # 2760GC ,W.qm r=wq& c fO.,A7 • Sfi��1 4 H71-I+m Fi1Jt (3O) T� .w�...q.s LEGEND ( WTERSECTION g P LAW CONFIO JRATKNfS TRAP r SKMAL e STOPsm A W AN M" Lain (w PEAK "DM * DQIDM UjawaNALmEo CRffXAL YOVEMB(r Dooln mW XKMiT•TURN rDE aM CmAnwEL rD RKMfT-nMW 1 samum Ol NTFIItECTLOM RRMAft'1M LOew A (C) LDS D Pl rt I 14 Mom k6OLN erLog- a naY LOB a In) I1 RELOC D IN ECT/ON ' Mmft: LOS arm provN•d Ior urt�..l o.o fa NAt is �U I11t$K',NAL!': :7 tA•SK,Nnr'.'EO ','r!l'LUQ,p ClTER5E%710lf • � IfnDWCTtON O IMF iION INI�,�TKiLf S• C pL'► R7pINM `�t� LOC (fJ Only a G NOL: LOS only pmvk).d for aftlo•l ■wvvnts. . ',: IGNALLZEE) VNSKINAWL D of INTERSECTION H MFRSEC7; :'N PAW WYERGE RANY YL4L0! N �ny 1 LCsC(C) [�� V ��i I)(c). p , RAMP MERGE } LOS-C(D) L V G, 7� ,r fLUP ONEROE l .__. LOS- C (0) s efTERSECTWN INrE1PSECTLCM WTEPUMECTION LOSS A (A) � • 7 At., �� a V� S+WwdrJn glyd \fin © SIGNA ` )� lAM e L .del)` o� e� Sod �i7 *(A)A CJj OREENWAY MIGIMMING,M & Industrial Park FIGURE 25 2028 P t, Scenario B,'Build-out Lane Geometry & LOS PrAeGt#2760GC LEGEND N k,, I INTERSECTION* SIGNALIZED O SIGNALIZED 3 INTERSECTION INTERSECTION LANE CONFIGURATIONS LOS= A (C) LOS= D (F) z., TRAFFIC SIGNAL STOP SIGN rasbJto PlxD9� Jtg pike A (A) AM PEAK HOUR (PM PEAK HOUR) �n Gff //I��� D� n d\jp • MD "Sb 7k DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN m SIGNALIZED UNSIGNALIZED 3 m INTERSECTION 4 $ © INTERSECTION m L05= B (C) - SIGNALIZED m Right In/Out INTERSECTION W (Ol QKD Only C1 3 Lf $\, II Il LOS-B(D) RELOC D LLSC uG 11 INT ECTION yo o pike }"7 �'Y� � � S,1D�ljV/�✓, o Noto: LOS only provided for critical movoments. SIGNALO INTERSECTION D ® UNSIGNALLZED O UM NALtZED lU SIGNALIZED Y' C �~ INTERSECTION ,c INTERSECTION INTERSECTION LOS- C O R�\ J Q Right In/Out F'tt9 QCt'o LOS= C (F) \�•DJ /�GLp, �cZo m�a onlypFe C; oryc� L+�J T o�R�v •\S1 `q�t 11 `ems � s�msi� 11 11 it O 1 RAMP DIVERGE LOS= B (B) RAMP MERGE fLOS C (C) ■ I Note: LOS only provided for critical movements. 13 14 RAMP MERGE Z�'*&'C' LOBCID)`■■■tIVERGE LOS= C (B) UNSIGNALIZED INTERSECTION Q 9C9J. '(C)D UNSIGNALIZED ' INTERSECTION SIGNALIZED y INTERSECTION UNSIGNALIZED UNSIGNALIZED o a LOS-A (A) v' INTERSECTION 4 INTERSECTION ryJ oho �s s '� oe � ?'`N) AN Vn �f eD Bd 5nDYld _ no a� � awden Bridge Blvd Q o� S1GNA -.`• �+ SPUI O LOS=A (A) G Snowdon Bridge Blvd 0 4 7ryJ C� -(A)a =�J GREENWAYENGINEERING, I Graystone Office & Industrial Park ISI IPu j.11111 fam FIGURE 25 {45nclirsrrr, ✓rpnlu �602 t TFAX.(50)7229528 2028 Phase 3 - Scenario B Build -out Lane Geometry & LOS r;u: (sre) ra.vszx Project # 2760GC }'wuvlN 1n 1o71 rw..•,h n�vir�µ. Mrn i I � I 11 1 ( I i U1 Table 10 G3:1ystane Business Park Leveb; of Service, Delay and Brick of Queue (95%) Results 2028 Phase 3 Background laid Build -out (Scenarios A and B) Conditions 2028 Bark -round Com11110u1 1•hame 3, Ser.Oal10 A (e1th0N RO.ae. 37BnON-out PhOsr 3. Seeonli. B (11 1h Ronte 37) BUM-0111 Imr.rerlJtO AM Paul: Rem rm Peak Ham AM P..L hear P.M P.ak II.m AM Peak Ram PAI P..I. K_. Delar LOSIW .er) Qa.a. IW fe+U IhWJ Anew LOS (Y..erj (b. 4.1) LOS I)eWr Qaew IW rer) lL. 1 LC>S Drtas' Qann. IW ..r) fW real LOS 1NLre Ra .eel QW.. (W r.N) LOS Dela)• (W a.lJ QOeo. (W few) ESL B d9a 1310 F 1 142 SB a. 113'8 F 12Ea 1180 E tAa 121R F 126. 316A F11:TR A 6a. !000 A 5a 283H A :Jfi A 46 288A A da 201H A 1 So, 282A EDAM BS R.W. ll rB M9 A D - A B A D aeD/i, E J6a !FA E SB a. WH D Jla 1 ne C 3J.. I D Jla 26A D JRa 168 ICDT A 6a 678 h.. 30a l028 A is 52fl E 62a :!08 A 71, SS D 1 Joa 2140 re Na: PmdLen. A I I OA A la. UN A la OA A 0d. OA SD: 0- a-- \alY LOS A C A F A D NR/LTk A JJ .. mA D JS.,. 510 1) 36 r. J58 E 63. 00 D 4: 180 D SJ., 608 T.nr({r,Csm.d: S1peo0. f- ND LOS D D D F D D W3R.TR C 0A D 391, OS 0 C 27 a. }: R D 49. 10! A C 31 a }! R D 43.. 93 A SB LOS C D C D C b O\TKALI, A D A D A C EB1L F :2J e, 368 (1 F 212a JG60 F 228a I J:3d P 18Ja 471d F W.. 33!0 F 166e, 4916 BDIrR C I5 a 407 fi C 23 .. )91 0 R 19. 356 8 - C 26. JSG R 376 H C 24 a J 7! 8 P.D LO.S D D D D C D Ulm E 60e, 14J0 E 69a 1400 F 105a. 1711 E s;a 13G0 F 77+. 1810 E 73. llJB CRAM US Reel. I oTIT D 50.1 us F L'S a. 927R D 32 e. 68iA F I:Sa 11760 D Jla 732fl F IJI a. 10628 S'B: \\'.W aw R6n6 \t71% A 79 FJ 0 A J a, 210 A 3 s. :1 0 6: 8 A 3 e. 20 H A 4.r. 400 hID: Amore L.aa. AT LOS D F D F D F N7b M D }3a. 133A F 109. 2111) D 18a 116fl F JIS.. _369 p }2 a. 121fl F 416. -368 T.Wrw Ce _b I- Na LOS D F D F D F RB/L F 69 a 35l 11F 188 a J68 fl F 95 .. 31l A F as a 60 8 F 91. 'm fl F 166 a 60F s SR+TR. B 11 a. -'3 it c 23 .. 1;70 R 11 .. r,R B /a+. 1100 B Il.a 718 C ISa IWH 56 LOs D F D F D F OVEILU L U P D v D F F']37I' C 34.. 693fl B Ile._ }168 E 69 r. 7450 B I:L M78 - -_3a. D Jsa i31R EardR. A_--J..�. 167A A la 00. A 3r. 69fl A la OR� 1068 A la, ON F31A\'B; MR.me, 11 SD: 1,8198 R-ps CB LOS A C B U A C \173/L. D IB x. 82�d 1) J3.. !09D D AS.,. 2:90 D 50 a. :99d 11 lJa 1690 D 47. 6U8 WRIT A J., IA3N A J.. 970 9 A. 5a. 1W A ., 1210 "T LOS A B ?R A D - D T..w C-tau 84-Umlm BUILT U 129$ E ^.Oa 25a0 E 61 c. 3100 F 101.. 39.1A C: 57.a 21711 F 82a 3J30 mr. A la 01Y A la 0fl. A Ir. Ufl A la. Ufl Ofl SB LOS A - C C U D C Oa-I°.KALL A B D C D C l:Y9il. B 10a IJ9fl F Iitla 110$ C 2G v. 18?N I' IiO p, JWfl C 23a 21511 F 172s 1586 EB:U'B: US Rem. 11 IiDT A la. OH A 2c :IA A 7a IOIfl A !a 280 A fa. 20fl A 3x, 222 F.B LOS A C A U A U \aBtl' B 11 n. S6N A ,rx, 614H D 13 t. 1!S0 E 7_ra Cox rill! D 16a IJOfl D Ale. 776fi NN: 1 61 NB R.mp. '17nrDr Cewrd:.54aWYcntl.o H'1UR A 1 .. I fl A 3 a 3.1 A A 5 R A 5 a 51 fl A - 311 'D A l a 2811 WA LOS A 1) B -- F D NRII. NRlC C D J2 r.. 17a 186fl 12H E 1" ?6 K.. :f5.a. J2J0 21A D C 37a 27a 21311 16B E D 76 a; J1GA 220 A C J_. 2TSR 29 a. 1J0 E C .d6a 31 a. J)711 3?ll N117R R 16.. 1126 E 81e, 1 4160 A J7RA F SJ r. 5WA D 37. e. 26JR E 61. 09fl NB 1.0S C F _ _!_ n e D 8 OVERAII. B ll B C D D F]1=7. F3)T C A. 29 r. IO a. 67d I"a U U JI ., IJ.. lISA -2M.6 E C 11 .. 138H l.Ra 2718 D B 16a ±lJd IG+. VIA D II Jla 18 ., Ib$ ItpO U N .14a 13a 2;r20 188d 'P.P>zR A la :8 A Ix, 111 D Ir_ t 2!!R A la ON A __2r. 260 A WRIL (I Ida 19d U JI r. 330 D 5Sa 166A E 6J., 71A F SS a. 101fl E 6'OC J00 P.K1iT3: Its Rome li NT#el' C 21 a 198 H n a 38811 C la. J010 D •11 e.__JIIB C 21 r. 2810 b _Ua Jlld N%: S7ro-d.n B.idp BRd al'Lt$ A 2+. Rfl A 3a 18fl A 3r. IJA A A. 198 A 1 3. 1238 A 1 2. 1 166 sB: 6lerrbw.l Sono/ Wn LOS D 1) C D C A 2S®, l0A P SB t. i)IH C 38a A D 6R 6 A 25a on JY C 2.- _7_9 3!0 d C J38 2a 37N DF J5 a JM18C B 11 m. :Ffl C. :IL A_ 9e. G_ :3 v. 18611 A 9a 330 B 19. 8'Ofl _h1i'R .. NB LIX; C D _B7R _- _- C. _300 1) C D b7311, C :!a. 188 D Is., 100A D n :Ffl E 73a 124 D S2a 310 D 46a 211A RRT .._.........__......._....Y._..._..._....__ 8A7t C B 218: .............._..._.._....__._ Il.,. lib 3Jd C 33 a. .-....._....... A Ya !JN _.......__.. 36fl E _..........-- 59 e, L1:R ._...__ .._....__... IJ ., JJfl E _._..._ C Sit. ............_ 21 a. S3R _ -611) E B .J9a ..� 1 Ida S29R _� ...410 1 D _ .B J2a _ 1 lla 108A _ 1 _ __ 1 6190 sit IAK R (: U D C C O\'CRALL R C C C: C: C EL7. B 111. 3d 8 1 IOr- 1 OH B IJ.. 7d B Ira Od B 12a 611 B lla 08 EBT WA NIA WA NIA NIA NAN1A WA NIA WAN!A WA NIA WA NIA N1A WA WA F„11 Lab NW WA NIA WA WA XA ERIriB: US Rent. 11 A4'R.T N(A NIA NIA NA NIA NIA NIA NA WA NIA N(A NIA NIA N:A WA MA NIA NIA S8: VDIA SdrDNrewtn 1\l)!R NIA NIA NtA WA WA NIA NiA NfA WA Ai!A N'A N!A NiA WA NIA WA I WA NIA WH LQS NIA WA MA WA NIA NIA Tllror. CawaL• 51op8tp0 SB11 C IRa IH U :3$ C 1 235, 1 IR 8 37 e. 406 C 2Ja I D 31a J18 NLL7L NfA NIA NIA NIA NIA WA NIA WA NIA NI,I p(IA N!A WA NIA WA NIA MA N(A SB LOS C U C F C D %WL C 20r. 3t)5D D JO... 3J2d U 18.. J21 IY 30 0 C 30 m. 366H E 61a 3'NA 14BrR. A l a 31 fl A 9 e. 46 6 A 3 r. 26 R B I r a 51 0 A 3 +. 26 fl A 9 m. 21 B rib; Old Ch.ie T.- Road riB LOS C L'. - D D C D NRT B 18.. 19LI D JJ a 3 iJ fl C 21.. no N E 68. 677 N C �7 R D 97 a i16 8 NR?}�: US Rene I NB/R - A lr. 31R _ A la 62R A 3a. 7Ptl B t7.. 21:H A !.. 290 T.afBr. C.W..l: SiPAxml.n NB LOS B D- B D B U SB(L. 30un d F NI 1121 LW d F 776 a 196 0 117 A 3GfiD 1 B a ad. 8fl. -45 0 B 1 10 a 1 192 fl C 29 r. 337 0 A l0 r. 202 fl SD LOS C F D F C F ONTRAL1. B F I C F C P EB- Ewbaad_ 1\'e-P;.4bw.A NB - Nanhb-A SB - S.whlw.od, Is L.0, TMR Rat Graystone O f ice & Industrial Park - Tragic Impact Studv r w. _' _ .. File Number: 2760GC August 24, 2009 Page 45 Table 10 rr•NINY•d) Grilystone Business Park Levels of Service, Dclay and Back of Queue (951%[I) Results 2028 Phase 3 BHckground :md Build -out (Scelml ios A and B) Conditions 21128 Ilarkelnund C•nnAlllou+ I'ha,e 3, Nrr KYt to A (%%II boil( RouIe 37) 11,dld-Out 1'llaw 3, srrua Ito 11 (ell it Roll Ir 37) 1111Ild-ont AM Prat, II.. I'M P-1, It.. A.\I NA It.. PM Pfal. H.Y. ANI NA H.- I'M I"Al. It... I. ..... It.Y ar1A)' QN.N! L--1Iin .rQ llu fnQ [If1A) QYlYf LOS (6, ..,) pn bet) LOS I/•lA)' U,.ef) QY... pu WI) I,OS IIf1A)" (h, +rr) QYfI,! Iin r•fl) Los Uf1A\' (ars) QN,Mf (htfrrl) Ilfl.,\' QYfnf E11T i I 1[--- N'A N'.\ N'A NIA N'A N'A KS1 N'A t1rA N+.\ t1',\ N'A ui V. .i —^�-�--�� N'A WA NIA N+A Nb\ N4\ N'A N'A WA N41 N',\ N'A F.N Ait: SY•x dra Plidrr Itud 1'll LOS T�i NIA N',\ N',\ N',\ Sn: O,Yp. SNr Advwar RTt LT 1 _ N'A NIA NA N'A N6\ NIA A 61 30 A 6. 1 it _ _� I'An, ['onu •I: SI•p Sip, NISL I .1- , F Jis IJill fi 1!r IJSn O 19a SJn C 16. 63fl L•f/1.Cw,•L•SOp SIp, 19tk NIA N:.\ NIA WA N'A N'A N',\ N'A N'A NrA Nr.\ NIA Nis LON E E C C 11\'1'itALL NIA N'.1 N'A N'A EUL \ Ur. On \ Ur. UO A Sr. 20 A 61 In I'ItT N'A N',\ N/A N',\ N'A N',\ N/A N'A Nr,\ N'A N'A F.IIk t� } 1 N\ W\ N4\ N'A tvA W,\ NIA N'A N4\ N'A N'A N'A 1:1t LOS _NI .- N'A N'r1 N'A N'A tit 1. `} WA !J NI,\ NIA WA NIA A 9 r. J A A S. 0 A FN A\R: Sn.xd•n IINdir ftlyd NIt ND. Su. -A..... YI \1i \\11,R -_ - _ �1_ - _ t} _ j- - t �— N'A N'A N'A NIA N41 NIA NIA NIA NA NIA N+A N'A NIA N'A N(A N'A N4l NIA N'A WA N',% N41 NIA N'A \\7t LOS N'A W.\ NIA W.\ Trarnf C-11.1: SI•p Slp, Nit 1. N7s Tk '-_}_.___-_ _ _-A_ _ C 'Jr IIN [' Itr 19fl It Isr lfl It 12.. Ilfl ______ N',\ N'A NIA N'A NIA N'A NIA NIA HA NIA N'A NIA SA LOS —�^ --� c [' It It Sit L NSA NI,\ N'A N'A N'A IF 10 • 1 A R 9 r J ' NIA N',\ NIA N'A N'A t71A N/A N'A N'A N'A N'A sR I.Os N'A N'A It II Il\7'RAI.1, WA NIA NIA NIA Fit I. _ _ _ 16\ N'A N':\ NIA NIA NIA 1 10,m ,\ 6 r S It A 7. JSn •\ / dl 1}fl A 0, A 6r. 22fl A 1. 21n A ISfl A 1, A Jr. 4fl Ills LOS A A A A SR SIf: sl..-.\.eer. =2 Wit 11 Motk NS\ NIA N'A NIA NIA NIA A 61 90 A 6r. 13fl A b. %h A la r. 1211 .\ 6r. 26fl A Lr 12fl Nr,\ N'A N'A N'A N'A N'A A 2 r U fl A y r 3 H TWA, C'.Yn A: sip Apea.Nn 7i1L)5 19sL 1;I1�R _ �i_r. _ __. __ �__4 A A 9. I6n 8 A L. 61n A A 9.. un a A I6 r. Jen L I A Or Ofl A Or Otl A Or Ofl A lr ON Nu LOS A A A A A or U11 A Uc Un A 91 Jp ❑ Ilr IF A U. h n A 1 f O N A L0. 0 It A I. U N Sit LOS ,l A A ,\ 11\T it ALL A A A .\ F111. .\ it 2N A Sr III A 8. In A rr OA MIT N'A NL\ N'A NIA NA NL\ !LA NIA N'A NIA N',\ N'A FIt 111. 1 1 NIA I NIA NIA NIA NIA NIA NIA NIA N'A WA N'A N'A Ell LOS NIA Nt\ NIA NIA Mt 1. I Nb1 K6\ N',\ N'A N'A NIA A 8. J A A L'r. I fl I:B \\R: Sn.N a.n K,Idcr Ithd NU tiK: Sk,A,f n. •1 Taatn, ['•nh.l: Sup stp, \itT "it Los Nit L NBM, i itrA it, R NIA N'A NIA l l r N'.\ NI:\ 111 N4\ NIA W.\ 11 NIA WA N'A NIA 11 r N'A N/A N'.\ I J tl N+A N'.1 N'A i1 N',\ NIA NO\ NIA I l r H4\ N'A NS\ I N N'A N'A N'A It NIA N'A N',\ N'.\ 11 r N'.\ NIA N'A 20 n N'A Nn LOS It It R It SRI, SKTI: N'A t1'A N'A N'A N'A NI,1 N'.\ NIA Nb\ NIA WA N'A .1 N'A 11 r N'A 1 n N'A ,\ N'A 12 r N',\ 30 NIA SR LOS WA NIA It It ATR %I -I. NIA N'.\ NIA N'A k711, k71T I I A N'A Sr N'A_ IO n_ N'_\ N',\ __ .\ T. __NS\ 2N NIA A 6. _27+,\ NIA IUfl N',\ A _ i- 7. NIA 2fl N'A 1 6I (IS NIA NIA NIA NIA F.n 1\lIt Sneer d.a CNdRr ItRd MIND: sne-A..n. 14 \CK'F '''777��� j_ I \ I 1 �I I_ �l 11 11 N'A N4\ N4\_ _N'.l _ N/,1__ NIA _ WA 2�',i NS% NIX N'.\ _ _ WA NSt Jf WA _NSA _ N'A _WA it k \\TF56 N'A 11'A _N'A NIA _NU _ N'A NIA NIA I lorM [1.Yu.I: Stap slq tilt 1. SKk slt I,OS 1 _ _ _ NS\ N4\ --H NL\ W,\ T76\ N'A _ Nb\ _141 NIA NIA _ NIA NO\ _N�,1_ NN _NIA N'A NIA N'A _ N'A NiA _ N'A N_.�_ _NL\_ N+,1 _ L. 1:'A 1 tl'I'I:ALL N',\ NIA NIA NIA EBT A 9,IN \ 6r bft 1'is LOS FA uR: Sn.N den fNUIpr Itl,a }'II SII: R.v.e )7 KA,.p, \\71T MIL I _ �j ,,,__J-= N _�-� A A ;r l0r .\ J11 6tl A ,\ Jr 8r. A 'lN 1Sn 7laln. C.nl,N:sPm Nll 1. I I __ A Ar 19N Nis LON A A A '1 . bl 0 A S • 2I N A A A Graiwone Office & Inchistria! Park - Traffic Impact Slydy anaawAy C W Q I N r:rrIWG File Number: 2760GC August 24, 2009 f Page 46 CONCLUSION Each of the study area intersections were evaluated using Synchro 7.0 and I-ICS+ (merge/diverge analyses only) capacity analysis software. The following describes the results for the fixture traffic conditions analyzed in this Study: ➢ PHASE 1 (2018): Intersection Analyses 1. US Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2018 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 2. US Route 11 & IYelltown Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2018 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. US Route 11 & 1-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" during 2018 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this Intersection. 4. US Route 11 & 1-81 Alorthbound Off -Ramp: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. Greenway Engineering does not recommend improvements for this intersection. 5. US Route 11 & 1-81 Northbound On-Ramj)lRed Bud Road: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the northbound left during the PM peak hour, maintain levels of service of "D" or better. The northbound left -turn movement will yield a PM peak hour- level of service "E" during 2018 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 6. US Route 11 & Aferchant Street/Snowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. Greenway Engineering does not recommend improvements for this intersection. Cra)�%-Ione Office cC Indusn•ia! Park - Traffic Impact Slit 1 WIEECWWAY LUM-INEEMING Filc Numbm 2760GC August 24, 2009 `' `„ Page 47 1 n 11 7. US Route 11 & TEMA Entrance: Analyses revealed unsignalized levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "C" or better. Greenway Engineering does not recommend improvements for this intersection. 8. US Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2018 background AND build -out conditions. Greenway Engineering does not recommend improvements for this intersection. Ramp Analyses 1. I-81 ltlainline & Alorthbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 2. I-81 Aainline & Alorthbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. I-81 Aainline & Southbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 4. I-81 Mainline & Southbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. Arterial Analyses 1. US Route 11, South of the 1-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2018 background AND build -out conditions. This is primarily due to the sub -standard intersection spacing currently existing along this segment of US Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. US Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. US Route 11, South of the Old Charles Torun Road. Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. Greenway Engineering does not recommend improvements for this location. Gramlone Office & Industrial Park - Traffic Impact Said /"N cmum��l19AY aNGINE E;: ING File Number: 2760GC �1� August 24, 2009 Page 48 U 11 ➢ PHASE 2 (2022): Intersection Analvses 1. US Route 11 & Crown Lade: Analyses revealed overall levels of service of "C" or better dining the AM and PM peak hours. All lane groups, except the eastbound left and westbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound and westbound left -turn movements will yield a levels of service "E" or worse during 2022 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 2. US Route 11 & N1'elltown Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2022 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. US Route 11 & 1-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" or worse during 2022 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 4. US Route 11 & I-81 Northbound Off-Ra np: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route 11 opposite the existing I-81 northbound on -ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract (0111ps). 5. US Route 11 & 1-81 Northbound Ramps: Analyses revealed overall levels of service of "C" or better dining the AM and PM peak hours. All lane groups, except the eastbound left dining the PM peak hour, maintain levels of service of "D" or better. The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2022 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 6. US Route 11 & llferchant Street/Snowden Bridge Boulevard. Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and northbound left during the PM peak hoes, will maintain levels of service of "D" or better. The westbound and northbound left - turn movements will maintain constrained levels of service of "E" during the PM peak hour build -out conditions. Greenway Engineering does not recommend improvements for this intersection. Gralwone Office c. Industrial Park - Traffic Impact Study File Number: 27600C August 24, 2009 Page 49 7. US Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "D" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. Greenway Engineering does not recommend improvements for this intersection. 8. US Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM peak hour and "F" during the PM peak hour. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2022 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. Ramp Analyses 1. I-81 Mainline & Alorthbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 2. I-81 Mainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. I-81 Mainline & Southbound On-Ra mj): Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 4. I-81 Aainline & Southbound Off -Ramp: Analyses revealed levels of service of "D" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. Arterial Analyses 1. US Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2022 background AND build -out conditions. This is primarily due to the sub -standard intersection spacing currently existing along this segment of US Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. US Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. US Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM, southbound PM peak hours. The southbound AM will maintain levels of service of "E" during 2022 build -out conditions. Greenway Engineering does not recommend improvements for this location. r�6 1� tip /� �^ p g f�t�&�f ®� Graiwone Office & Industrial Park - Traffic Impact Sm aitYk�.i:1mmy ENGI YIR.kaUING File Number: 2760GC August 24, 2009 Page 50 ➢ PHASE 3 (2028): Intersection Analyses 1. US Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left and westbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound and westbound left -turn movements will yield a levels of service "E" or worse during 2028 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 2. US Route 11 & N'elltown Roa(l: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2028 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. US Route 11 & 1-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" or worse during 2028 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 4. US Route 11 & 1-81 Alorthbound Off -Ramp: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route 11 opposite the existing I-81 northbound on -ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract (Omps). 5. US Route 11 & 1-81 Northbound Ramps: Analyses revealed overall levels of service of "E" or better during the AM and PM peak hours under build -out Scenario A (without Route 37). The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2028 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. The overall levels of service would improve to "D" or better assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. Grmwlone Office & Industrial Park - Traffic Impact Study ONCE^WVAY ENgUI EER, ING File Number: 2760GC August 24, 2009 Page 51 6. US Route 11 & Alerchant Street/Snowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and northbound left during the PM peak hours, will maintain levels of service of "D" or better. The westbound and northbound left - turn movements will maintain constrained levels of service of "E" during the PM peak hour build -out conditions. Greenway Engineering does not recommend improvements for this intersection. 7. US Route 11 & TEMA Entrance: Analyses revealed unsignalized levels of service of "E" or better during the AM and PM peak hours under build -out Scenario A (without Route 37). . The levels of service would improve to "D" or better assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. 8. US Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM peak hour and " F" during the PM peak hour. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2028 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. Ramp Analyses 1. 1-81 Alainline & 1Vorthbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 2. 1-81 Alainline & Alorthbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. 1-81 Alainline & Southbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 4. 1-81 Alainline & Southbound Off -Ramp: Analyses revealed levels of service of "D" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 0 GNEl'wWAY ENZOINECRIWG Craiwone Office cZ, Industrial Pork - Traffic Impact Stir File Number: 2760GC August 24, 2009 Page 52 Arterial Analyses 1. US Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2028 background AND build -out conditions. This is primarily due to the sub -standard intersection spacing currently existing along this segment of US Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. US Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound PM, southbound AM and southbound PM peak hours. The northbound AM will maintain levels of service of "F" under build -out Scenario A (without Route 37). The levels of service would improve to "D" assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. 3. US Route 11, South of the 01d Charles Town Road: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM, southbound PM peak hours. The southbound AM will maintain levels of service of "F" under build - out Scenario A (without Route 37). The levels of service would improve to "E" assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. PEDESTRIAN AND BICYCLE ACCOMODATIONS Per the Proffer Statement, the applicant has agreed to provide internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of six feet in width and will be designed to connect land uses throughout the four OM District land bay area identified in the Generalized Development Plan wherever possible. Cramlone Office & Indusn•ial Park - Traffic Impact Study , ~! aim -CIE Ay r_-UG1Nr_- m1NG File Number: 2760GC August 24, 2009 1� Page 53 t APPENDIX n � I � I � I � I ScopinLy Documents (Located on CD) I I I Id I Synchro Worksheets (Located on CD) p I H HCS+ Worksheets (Located on CD) Traffic Counts (Located on CD) I I � I � I �: I J ' Generalized Development Plan G p ' (Located on CD) C 11 J v M e(, 5 Pl 1. P, � M C(-, r_J `==J' 151 Windy IIill Lane Founded in 11171 Winchester, Virginia 22602 Telephone 540-662-4185 ' Engineers 1'Ax 540-722-952t3 Memorandum Surveyors www.gr•eenwayeng.coin ' To: Jerry Cohh Organization/Company: Virginia Department of Transportation (VD0'1) From: N ichacl Glickman, 1'1?, PTOF Date: September 29, 2009 I\ddenclum to: ' Project Name/Subject: Gu-mvione Qaiice and Ins usMial Park, Greenway Engineering File Number: 2760GC Per your request, Greenway 13ngineering has prepared this document as an addenclunl to the Graiwone Offiev and Indluldal Park Ti-aln• Ini.hacl .S'llidy, dated 1\ugust 24, 2009. The purpose of this nlenloranclunl is to provide a supplemental study to evaluate the following transportation IlllprovelllentS, as proposed by VDOT, to improve traffic flow along southbound US Route 11, between I-81 and Crown Lanc: 1) the extension of the US Route "11 southbound left -turn at the intcrscction of Route 11 /1-81 sOLlthbound ramps; 2) flit extension of the US Route 11 southbound left -turn lane at the intersection of US Route 11 /Welltown Road; and 3) the addition of third southbound through lane from the I-81 southbound ramps to Crown Lane. Weekday t\fvl and PM 1 peals hours analyses were performed for each of the development phases contemplated in the August 2009 submission. ' METHODOLOGY Othcr than the inlprovcinents dcscrlbccl above, all methodology utilized for this addenclunl is consistent with the r\ugust 24, 2009 submission. t2015 BACKGROUND/PHASE 1 BUILD -OUT CONDITIONS Figure 1 shows the 2015 background weekday i\DT and \(\1/P[\1 peak hour traffic volumes at the ' intcrscctions Of US Route "11/1-81 Southbound Ramps, US Route "11/Welltown 1Zoad and US 1Zoute 1 1 /Crown bane. Figure 2 shows the corresponding 2015 background lane geometry and weekday IU14/P\4 peak hour levels of service results. Figure 3 shows the 2015 Phase 1 build -out weekday s\DT and AI\,1/111\4 peak hour traffic volumes at the intcrscctions of US Route 11/1-81 Soilthboulld Ralllps, US Route 1 I /Welltown Road and US Route "1 I /Crown bane. Figure 4 shows the corresponding 2015 Phase I build -out lane geometry and weekday AIv1/11IVI peals hour ' levels of scivice results. All Synchro levels of service worksheets are included in the Appendix section of this nlenlorandunl. Grecmvay hngineering has provided Table 1 to show the 2015 background and Phase 1 build -out levels of service, vehicle delay as well as the 95°i percentile back of queue, by lane group/approach, ' for each Of the Stud}' area intersections. Page I ol 22 LEGEND 1 INTERSECTION I c Old / ;r olrq X (1� AM PEAK HOUR (PM PEAK HOUR) `4fOAd �V 100 DENOTES WEEKDAYAVERAGE DAILY TRIPS (ADTJ c�0 14 � 11 0 I rn"r' 30 �96p1 o91� G'Y4rr�or �Ke �G ✓'� � � ry111� nsbal P 'llq s• ra r^P��Q�r ✓ v 690 SITE � •�► a Ok � ?BOO Croy 3 DLpnc g N = --- --- 1960'01 i069) G� 2 �nl G O a `o4a P ,ry e g a ✓ 9�1�p�1�npo P\K 0`00 ,L61 1 t/��c acr/v ta♦ A6 IpAI• �p22� �,`�� a w SITE lap6,g815q� i ✓ w v r r �LL N/A N/A N/A Pµ0 m 1k�� l`1a11$q pb� N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING, Hura� Graystone Office & Industrial Park FIGURE 1 Isrn�( ll­A,""i' la22602 r.. 7&,, '�' ("�'661-4'85 d &owN-v,ul5mva FA.\:• (340) 722-9.128 2015 Background Traffic Conditions Project # 2760GC F--W b 1971 riv,Fn—l—g— LEGEND 1 INTERSECTION # LANE CONFIGURATIONS 1�e 4 III Cllrlrl, 1?0,d ! TRAFFIC SIGNALp5 b, O STOP SIGN tt`� A (A) AM PEAK HOUR (PM PEAK HOUR) r SIGNALIZEDZ� * DENOTES UNSIGNALIZED CRITICAL MOVEMENT Or/IF' Ol INTERSECTION rDENOTES FREE RIGHT -TURN 1j��. k4If LOS- A (A) DENOTES CHANNELIZED RIGHT -TURN I I fh Grf �r �O i^- m W 1•, J 0 m Lf V �j o J7r6t`'�4r / ARTERIAL .o NB=D(C �� v"4 1' SITE 141n ) a SBC(D) O Q C SIGNALIZED fro >' 4 4 t 3 F w -- — INTERSECTION LOS-C(D) �� Rho o� Q E 4a cN� ° � I PIX° SITE �1 JA m O SIGNALIZED INTERSECTION LOS= A (B) 0 N/A N/A NIA. J N� t`�M1,�`b , a N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING, imc. Graystone Office & Industrial Park FIGURE 2 131 119nGy 11,11 Lang 11'mchurc�, 1'v},inin 11601 1> SN 'cF(340)766328 2015 Background Lane Geometry & LOS Project # 2760GC d E —!M 1 971 F'A.I: (SIO, 711-9318 f.u.--',e.! t+l%! �.ww•.h nm.vlr�.eom LEGEND OI INTERSECTION►' X (Y) AM PEAK HOUR (PM PEAK HOUR) 4� o"" tong 100 DENOTES IVEEKDAYAVERAGE DAILY TRIPS(AOT) c�0 LrYi(n�l O I k,,� c, �,1111� 1p191 ,� e al hrr�o� j5 k° � 1gk16) sb�' p z 7261SITE c O E �'ro 3 N 3 1011 �S�al 2 a �, g 9% 9a nsb°, a SITE N 9 l��yA� �1A1ti 0 � n c� �o6l3aol w iJ' N/A N/A N/A `9�,rs `,1611S�y 0 N/A N/A N/A N/A N/A N/A N/A N/A -l/otN GREENWAY ENGINEERING, mc, Graystone Office & Industrial Park FIGURE 3 22602 "4j iJ, ri;,ly HJ, /one rtti�.so;n 95z985 2015 Phase 1 Build -out Traffic Conditions Project # 2760GC F-J b,971 »wwynm»oft ucam LEGEND 1 INTERSECTIONS LANE CONFIGURATIONS y% 4 Ill C�lnr)cs ioI °�Id N TRAFFIC SIGNAL 5 0 STOP SIGN A IA) AM PEAK HOUR (PM PEAK HOUR) 11 SIGNALIZED ' * DENOTES UNSIGNALIZED CRITICAL MOVEMENT Gri�'�i OI INTERSECTION If DENOTES FREE RIGHT -TURN -0j. LOS=A (A) rDENOTES CHANNELIZED RIGHT -TURN ° �n Sb"t9 � r 0 . •{�. vI'4 W 1a�6 ARTERIAL LOS ,b NB = D r" i= SITE (C) a SB=C(D) O o E o 0 9r� SIGNALIZED n'p '3 hnL�n� 2 3 N ? go©Gyl INTERSECTION LOS- C (D) 7�0r A 4' p1K° 1 e °pry, Y'``on�1n"3 Vv SITE � 6m 1 O SIGNALIZED IN � TERSECTION LOS= A (B) �p v N/A N/A N/A, �PwO jjj777 � O i N/A N/A N/A N/A 1 ' N/A N/A N/A N/A GREENWAY ENGINEERING, 1110. Graystone Office & Industrial Park FIGURE 4 yNl�Lane Il inrhutri, 1'urinin 21G01 Ta,rAX.-(: 0)7229528 S 2015 Phase 1 Build -out Lane Geometry & LOS Project # 2760GC a rs,.�-�.�.•:,smYu rnx.• ls�o� n1-9sza /�I tn,m, „»,.•.�r�..nrrnF.r�� �� I � I Memorandum To: Jerry Copp Page 6 of 22 Table 1 Graystone Office and Industrial Park Levels of Sevvice, Delay and Back of Queue (95%) Results 2015 Background and Phase 1 Build -out Conditions 2015 Ratl(Vinnnd Condlllons rill],(- 1 llulid-oast Conditions lnl nl rlim( ANT Peal: llnur I'TI Pet& Ilaur ANT Feld: il0ur fill P-1: Ifuur Delay Qneur IAS (Ot set) (in feel) Dela)• LOS (111,0c) Queue (In fret) Ullay LOS (lit set) Quasi! (II, feel) LOS 1)!IA)' (In set) QIIPII! (ni feel) F.Rn171: US Rollie I I h73: Pacilve Lair NIS: Cloen Lane Ttnfflt Cnunvl: SlNudizxtion FIl/l. D .11 v. 1 9011 D 50 s. 191 n D d l x.1 9011 F 37 x. 212 fl ED/ill n 7 It. 20611 n 6 x. 231 11 A 9 x. 223 it A 6 a. 261 Il 1:11 LOS A R D D 11'11/L D 16 s. 14 11ll d 1 s. 1.1 fl C 30 s. 22 fl C 29 c. 1 .1n R'Dri' A 3 F. 30 fl A 7.. 66 n A 2 c. 1 35 fl A 7 It. R2 fl 1\73/R A 1 ,. O fl p 1 ,. 0 }( p 1 it. O fl A 2, O fl WIS Los A A A A NBlUnk. C 27 s. 36 11C 33 a. 41 H C 23 a. 36 fl C 33 ,. 47 fl ND Los C c C C SIlfL1-R C 21 ,. •12 11 C 30 v. 70 H 13 1 IS.. •12 it C 31 v. 6911 NIS LOS c c D c OVERALL A A A A EDI11'B: US Route 11 NIS: Welltorn Road 173: Ainntn Lan, Tntlfic F•Ji/L ' 112. 3•S 1) 17s. 196 fl F 104 351 fl ll ! C 21 s. 373 flLDrl1 T'D Los D n R c \17111. D 55 x. 129 fl n 19 x. Ill fl D 190. 123 IT r 61.. 95 n 1YDrr C 29 c. 311 fl D 51 s. 4.16 it C 27 c. 291 fl D •t7 c. 302 ft WWR A 3 ,. 31 fl A 3 r. 28 fl A •1 F. 28 fl A 3 ,. till \171 LOS c ❑ c 1) NDlL7R E 58 ,. 1..12611 F 89 v. 16911 E 58 v. 126 fl F 118 a. 192 tl NIS LOS F. F F. F SD/L ll S' t. 227 ff 1' 110 a. •128 fl D 50 a. 227 H F 99 r. 454 fl SR/rR A 7 x. $711 R ]To. Sign A 9 x. 37 ❑ A R x. 67 fl NIS LOS C E C E OVERALL C' f) c D EDAM': US Rollie 11 SD: 1-81 fill Rainpl 1'11tfflc Cotural: SIFimliznilon Err A 5 c. bon D 12 v. 11;1 It n 3 s. 65 fl R 11 c 160 fl HBIR n 3, 11611 A 1 s. 0 n A 3 s. 96 n A 1 s. I O fl EllLOS A A A R W11A, D 13 a. 77 fl D •16 r. 313 n 13 IS a. 96 n D •1.1 a. 38111 \17Srr A I7,. 177 n A 3 v. 77 nL n 3 ,. I73 fl A c s. 180 H WD LOS A D A Il SD/L'1' •11 r. 124 H F 61 r. Il I)•SJ r. 168 n L' 7d c. 259 H SD/R --I) A I v. 01l A 1 v. _21d 0 fl p I v. O n A NIS LOS A n n c OVERALL A D A D U i I Memorandum To: Jerry Copp Page 7 of 22 2022 BACKGROUND/PHASE 2 BUILD -OUT CONDITIONS Figure 5 shows the 2022 background weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11 /I-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11 /Crown Lane. Figure 6 shows the corresponding 2022 background lane geometry and weekday AIVI/PiVI peal: hour levels of service results. Figure 7 shows the 2022 Phase 2 build -out weekday ADT and Ai14/PIVI peak hour traffic volumes at the intersections of US Route 11 /I-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11 /Crown Lane. Figure 8 sho,,vs the corresponding 2022 Phase 2 build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 2 to show the 2022 background and Phase 2 build -out levels of service, vehicle delay as well as the 95`' percentile back of queue, by lane group/approach, for each of the study area intersections. 2028 BACKGROUND/PHASE 3 BUILD -OUT CONDITIONS Figure 9 shows the 2028 background weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11 /I-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11/Cro,,vn Lane. Figure 10 shows the corresponding 2028 background lane geometry and weekday AIVI/Pi14 peal: hour levels of service results. Figure 11 shows the 2028 Phase 3 -Scenario A build -out weekday ADT and AIWPIM peak hour traffic volumes at the intersections of US Route 11 /I-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11 /Crown Lane. Figure 12 shows the corresponding 2028 Phase 3 -Scenario A build -out lane geometry and weekday ATM/PM peal: hour levels of service results. Figure 13 shows the 2028 Phase 3 -Scenario B build -out weekday ADT and AIVI/PM peak hour traffic volumes at the intersections of US Route 11 /I-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11 /Crown Lane. Figure 14 shows the corresponding 2028 Phase 3 -Scenario B build -out lane geometry and weekday Ai\'I/PM peak hour levels of service results. All Synchro levels of service worksheets are included in the Appendix section of this Report. Greemvay Engineering has provided Table 3 to show the 2028 background and Phase 3 build -out (Scenarios A and B) levels of service, vehicle delay as well as the 95°i percentile back of queue, by lane group/approach, for each of the study area intersections. LEGEND OI INTERSECTION # 10 Old l °IlrCll°'rla X (Y) AM PEAK HOUR (PM PEAK HOUR) J`qr, o 100 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADT) 5 0 �, °rr J 11 nv LV 9 O rho 31�1 p5�1 ,c"i � 15151� piKe r�i g9l�nA1n5b�I �• S Jn^ S i 12 7 11 191 733 - air. k 6 �`Oi �° r, SITE \990% L. �✓ l\9ji1N1ltib�y m b o o ,� o n 15 F ce 4 5 C� 3 31 11886 tio91�1,5311 O 1314 N � SITE a4�\4o �' �� �� ✓ . � N G�'Ga d O � � ��11613 11 � c :a N/A N/A N/A rip Mn � 0 N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING, mr- Graystone Office & Industrial Park FIGURE 5 urrhh urry w, iiryi,Xllane I1 nln 11601 ' FAY,°3"722-9 4185 6 Fs.w.-.r.J- Sm1cr. FiL\:• (SIO) 71I-95I8 2022 Background Traffic Conditions Project # 2760GC fnnfrJ b 1971 rr�,•.Frernr��rn,q.mrn LEGEND 1 INTERSECTION,[ 4 d Cllnrlrs Tp ko" N LANE CONFIGURATIONS J� d i TRAFFIC SIGNAL ED STOP SIGN �tia A (A) AM PEAK HOUR (PM PEAK HOUR) l.. I I SIGNALIZED i� DENOTES UNSIGNALIZED CRITICAL MOVEMENT Gil,.d! 11j+�j 1 O INTERSECTION DENOTES FREE RIGHT -TURN LOS=A (A) a a pl DENOTES CHANNELIZED RIGHT -TURN I I �7j/h �,pl v MoN^SboN a ARTERIAL LOS - � a SIT VVV NB=D(C) � SB = C (D) a�iA00 C a O2 SIGNALIZED C/0" n 3 N ` INTERSECTION LOS- C (D) CsnP Z 7 0 µo�n5bu Rot& oad0`a SITE O SIGNALIZED INTERSECTION LOS- A (B) w N/A N/A N/A t• 1p�p � o �q N/A N/A N/A N/A N/A N/A N/A N/A GREENWAYENGINEERING, ItiG Graystone Office & Industrial Park FIGURE 6 RiT1511;1r h 11d, Lane .w, t nqi is 22602 � Tlephnnc..(510)662.4183 2022 Background Lane Geometry & LOS Project # 2760GC dP inerer_IS= FAX.-(S10)722.952S F -.mod t, 1971 Hwr, �nr��rng.tom LEGEND Ol INTERSECTION# oil/,C4nrlrs t+� N X (Y) AM PEAK HOUR (PM PEAK HOUR) `4 I1°11U 100 DENOTES WEEKDAYAVERAGEDAILY TRIPS (ADT) rho 1� II �31�� �A91 g o Jai• r�4 ok 799 SITE 1p5l) �y6� k a �O C E L0cc a s 0 L Va o Cro A kKp13 3 yo91���6901 �6l 2 cv�4 �o'�a �i P�KO a• 1-3 g � 199`� B It SITE i7� 'w 3 a� o��3 •�+► � 6a �15 18�54 O � m 6p'Ll N o 1���`�s191 N Afo 3 ] ] N/A N/A N/A AUi°px0 � N 1 l5 a N/A N/A N/A N/A N/A N/A N/A N/A GREENWAYENGINEERING,t. Graystone Office & Industrial Park FIGURE 7 151 it ins♦). Hill font It in chew, Vigyda 22602 TrlgVl (540)662•4185 2022 Phase 2 Build -out Traffic Conditions Project # 2760GC d fry+,..-+wl5micn FAX.- (540) 722.9328 FwrW H 1971 H„r•,8,rrnM•a!r�.rora LEGEND I INTERSECTION # Id C1111r/1s LANE CONFIGURATIONS TRAFFIC SIGNAL © STOP SIGN �tia A (A) AM PEAK HOUR (PM PEAK HOUR) 11 SIGNALIZED it DENOTES UNSIGNALIZED CRITICAL MOVEMENT LiI! `h>J Ol INTERSECTION DENOTES FREE RIGHT -TURN a LOS=A (A) DENOTES CHANNELIZED RIGHT -TURN r�tt �iyD/• � �//> u..a ryr d +µe n ,/� bJ+gP 0 ARTERIAL-D(C) S NB D (C) �.� /' c SITE SBaC(D) SIGNALIZED C/•p 3 N�tAhe 3 N INTERSECTION LOS= C (D) 2 Ir�ro 'e0 � D a � � �� �C�lth°�1nSbJ P`K0 .fit ri✓ n SITE O SIGNALIZED INTERSECTION " LOS-A (B) a, o N/A N/A N/A Pµ0 A^cb J P m N� �a N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING, w- Graystone Office & Industrial Park FIGURE 8 I31 Ilimh «if!!we 22602 ' FAX.- 540) 22-95,9 2022 Phase 2 Build -out Lane Geometry & LOS P,,Ject#2760GC a Fi.--!,J , 1971 c, FAX.- (Sr01 717-9518 Fw-mod t� 1971 ,.rr•.Frccn�. a�r�.mm ' ' Memorandum To: Jerry Copp Page 12 of 22 Table 2 Graystone Office and Indush•isll bark Levels of Sei- vice, Delayand Back of Queue (95%) Results 2022 Backgrowid :Ind Phase 2 Build -out Conditions 2022 Ilucl;Yronnd Conditions 11hasu 2 I3ulld-out tCU ^ Eaubouud, 1VD-\vatbound, ND - NouLb-u ,J. SD ^ Sowhbo-d. L• Lrfl, T:Tluu• FL' Kidd CuudIlluRx 6,trnrrtlan IYnk hour I'll I'cnk hour .\A1 I'rnk 11om• I'\1 I'enA Hour llclny Qurur 1,05 (In rer) (In frog IAR Delay (III rrc) Qucue pu r•a) 1,OS Dclny Qn uq Qucur pn fret) IAS Delay (In ur) (%urlle (6t feet) F:Dn1R: 115 }inure 11 NDS YnrUcc Lnue S}l: Clown Lnue 'irvrllc Cmm ol: Slgunllzntlmt 47 r. loon r. 579. 212 n 1> •n r. 90 n E Gz r. 229 fl GDn'fl A R a. 216 n n —G a.— -_?(rfl n n 7 K. 220 n A S S. 270 n F:n 1As 11 D A n R91q, I3 2U v. IR 11 I5 11 IS 19 a. 1611 C 33 S. 1611 1473/r A 2 v. SS Il A 7 r. G911 A 2 r. 36 II A R r. RS H U fl A 1 a. O A \Y1S LOS ,\ r1 A r\ N133Ll1t C 31 a. alft ll 36 c. d7R 37R ll I c. S1R Nit IAg C 11 C D SISIL'lll C 24 a. •IG R C 33 a. 79 R•13 R ll 399. BS R _ sit Los C C C A O \'1:{L\LL A A A A F:Dn4•D: OS Rowe 11 SD; 11'rlllown Hond NU: Amoco l,anc TSrRIr Couh ol: SI>;tuillznflon EI3A, E 20G /1 t 96 a. 3 i81t E SL a. 318 ft f 113 r. 397 H EFi�llt D 217 Il C 2R x. •137 11 I3 I R x. •136 R C 27 a. •I67 fl F:D I,OS C ll C D R'DA. n 4Rr 13211 D St.. 12711 n dG x. I•1611 F. 59.. 13311 15'D? D 20 r. 2G7 R D SS a. 517 H C 269. 7.1.1 H D d9 r. 391 H N'L3M A e\ 3 s. 9G R A J c. 2'J fl \1'll lAS IS D C D NI3�:1'Ft E 74, LI7 ri I+ 1111 s. 192 fl 1'. SR a. 133 R F 152 s. 21•I A NII I,OS )) F' }; }' BI3A, kT SG s 233 R F 109 r. •173 n I) 32 a 348R F 101 v. 303 n SIl/IR n 9 r. 61 R C log. 81 R A 9 F. 73 fl A 8.. 71 H S II I,OS C F: C F: O\I:IL\Li, C n C n !a M'D: OS Itoutc It SD: I -RI SU Romps La11ic Comrol: 51[3mllznllon EIS/I' A •I s. 71 R 11 13 s. 1'IS fl A 20 c. GS n D 17 s. 238 n IiU/IL A� 4 c. 131 R A I c. U R A 4 S. BR R A 1 c. o R Ets Los ,\ n n II lyll/L D Id a. GR fl ll 38c. 1.15 R C 27 c. LIB R G 59 a. 2•I1 R 1VUlI' r\ 1 r. 11 it A 1 r. oft A 4 r. 1•IB R A 1 P. O R \4D LOS A A A D SD/LI' D 49, ISJ n L' I a. L.9 279 n D •12 s. 23811 !32 A SD/It A I r. O n A I r. —OR A i c. O fl A l r. O fl SII I,OS D C R C O \'L'IL\LL A D A D LEGEND OI INTERSECTION X OW Cl �0j%4 II-I�VJI X (Y) AM PEAK HOUR (PM PEAK HOUR) `Q0 "d 1000 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADT) aJ r` 1a F 11 0111E �Il 0 Ij �1h� rjl� �ti -'19) a � �✓ p�Ke r� U ra ✓ ,�rll In �'11 t��InSb�� .jl 31�r't•�-0q� 762 �1� �^�Vrr�Io r F`Oid SITE 1�g91a49� ¢ � J �tiop6��1116 a ti1511�6$%d roe Z D � � e�lnsu P p9 Rctl1• t ya ,���5"1 G5� "a N yyy Np� N SITE U � N L� N/A N/A N/A 1 OQ k6 � lR� N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING,iw. Graystone Office & Industrial Park FIGURE 9 I{inrhr�«,, [liulinla 11601 Tr FAX.-(340)f711-95M 2028 Background Traffic Conditions Project # 2760GC '.i I-' J n 1971 ,,,,•.y rtnMn)rng.com LEGEND 1 INTERSECTION N LANE CONFIGURATIONS J` 4 /lo�+d 1 I f� r ICI I �i TRAFFIC SIGNAL .`p� ✓`-1 O STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) ' * DENOTES UNSIGNALIZED CRITICAL MOVEMENT G���A SIGNALIZED ' 1 INTERSECTION DENOTES FREE RIGHT -TURN 'y LOS= A (B) DENOTES CHANNELIZED RIGHT -TURN 0 CO) m PrKe n5bUf9 r /�1r sr^rr�-0��4'�(Jj7 FIVE 6y, rh l�l� ARTERIAL ) a /i SITE SB - C (D) p zSIGNALIZED INTERSECTION CEO 3 3 LOS- C (D) h� LAor 2 p O �4 DCCO� ptk° .p 11 I �j1 SITE � a col � 6 ' SIGNALIZED O � INTERSECTION w LOS=A(B) s �^ N/A N/A N/A A�bJrQ N@ 0 N/A N/A N/A N/A 1 N/A N/A N/A N/A 1 1 GREENWAYENGINEERING,�wa Graystone Office & Industrial Park FIGURE 10 lsllr�u InuL�>,r ' Tekphorn, 40) 6624185 22602 185 F(, ;s �d Tr PAX.( 0)72293285 2028 Background Lane Geometry & LOS Project #2760GC d Fs--W iu P71 FAx: (sJ0) 727-951B FwsL+/ H IG71 Mrr,A rn Mv)rrt�.ram LEGEND OI INTERSECTION N O/d Cl�llrlc 4ti �,{7! X (Y) AM PEAK HOUR (PM PEAK HOUR) Iingrlf t 100 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADT) c�0 t� (!!oJ n 91�1 1�\l r� Jar"e�Q�i dl r7 11 � 793 G� oh ° ,. SITE \99)9a 1J 11°�6�\7116I,7' , c o O S u � Cro 3 MhtA�c z 3 N s \5l\�61361 141601 g5l\°1l SITE v 5a�1\4 y,��► l\ gal �- Lo N/A N/A N/A bar° u+ c N/A N/A N/A N/A N/A N/A N/A NIA: GREENWAYENGINEERING, wa. Graystone Office & Industrial Park FIGURE 11 I5J R'ov,r HJl Lane 11'vichvr�r, 1 vrinia 22601 T epho(1 40Z66S 118s 2028 Phase 3 - A Build -out Traffic Conditions Project # 2760GC la..-rd In 1971 »r•.A+rrnMvlrnF.rom LEGEND 1 INTERSECTION X C �lo71U 11( fNl IU 11 LANE CONFIGURATIONS J` ✓V (� TRAFFIC SIGNALcb O STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) 'k G/�IC�> 1 SIGNALIZED it DENOTES UNSIGNALIZED CRITICAL MOVEMENT O �ll�j INTERSECTION DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN V_523 LOS= A (B) rY r/ Op77 11 a ARTERIAL LOS NB -D(C) �� o SITE 161n Q SB -B(D) ` C E o SIGNALIZED c 3 phn L 3 N� cc) INTERSECTION LOS( c - D `tom Gil ) QO� 2 9grn O a'G ° a a D c �j m piK° `Coro � °�nsbJl o M S6 SITE O SIGNALIZED INTERSECTION , m LOS= B (C) 4 �p'A 10) N/A N/A N/A ApKO °hnh Z!� 0 0 N/A N/A N/A N/A N/A N/A N/A NIA. GREENWAY ENGINEERING, w- Graystone Office & Industrial Park FIGURE 12 22602 131 I i in.fj• 11J, Lanr AL vc_. im.Stil�Sman Tel,ph-010) 2-,""5 2028 Phase 3 - A Build -out Lane Geometry & LOS Project # 2760GC ! � n 1971 n,,,.•.yrrtn w+Triy.rom LEGEND OI X (Y) INTERSECTION x AM PEAK HOUR (PM PEAK HOUR) q� OIU Cl+nrlp /•�tvp •s ltorid N 1000 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADT) p� SS �v �9 �, dj• 11 pµo C / J / ITE 1G 11 �J 803 , Y , q1�4� 1�i h �tiot ��11ti6 C E Ln a Coo h�Cyne 3 3` Z tiNC C,aBaID ac R r y�51�16561 �'. L° €, �136p�10•Ll u p1Ke �a e`8 5 ✓��� 1 aroc Q9 � ° 11 11 1ab� SITE O U a •' �,$ ol� 91 � ✓ i� 0 11 N N/A N/A N/A nSbJ � N� 0 0 N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING, w- Graystone Office & Industrial Park FIGURE 13 ,Sl if5.uly Ri da 22602 2 ' --(ro sl nz-9s1a :l'°'�z�'Rs FAX.2028 Phase 3 - B Build -out Traffic Conditions Project # 2760GC e r rsn;� f:�X. l fcu-✓1 L 1971 F�.�.•.bvrrnMvgrng.com LEGEND I INTERSECTION X ° cal,ra,.T 7 kond N (� LANE CONFIGURATIONS Q' I + TRAFFIC SIGNAL t Syq, O STOP SIGN „tiq A (A) AM PEAK HOUR (PM PEAK HOUR) 1 1 * DENOTES UNSIGNALIZED CRITICAL MOVEMENT rj min � I i1n44 O SIGNALIZED INTERSECTION DENOTES FREE RIGHT -TURN LOS-A (B) DENOTES CHANNELIZED RIGHT -TURN Git��rP %%% 1'01l S > slim 1y14��U 14 o IKe /i oN�5eJ19P � g Lr✓ " s�0 ITE n 1 l ARTER(AL L09 C C �- RD . D (c) so . CID) E ccx 0�y�-4 '� U 2 O - v SIGNALIZED INTERSECTION c rOknLR 3 3 2 G 6a D `�fq ° ^�o LOS= C (D) VD) Pµo nOl IL1D q0 e 5 b � SITE O m O SIGNALIZED INTERSECTION LOS=A(B) c� N/A N/A N/A JtOP FD � NO o� N/A N/A N/A N/A N/A N/A N/A N/A GREENWAY ENGINEERING, wc. Graystone Office & Industrial Park FIGURE 14 151117� 6.Ilillla IiSn hdru, t irliniu 22602 F ,, '`FA,(5o;n M 2028 Phase 3 - B Build -out Lane Geometry & LOS ProJect#2760GC F. .!"L Li 1911 r.wr.Frrurwv)vtq.com ' Memorandum To: Jerry Copp Page 19 of 22 'fable 3 Craystonc Office and in(lutih"h11 Park j,eveis of Sei'\'ice, Delay and Back of Queuc (951%1) Results 2028 Mickground and I'linse 3 Build -out (Scenarlos A and B) Conditions :n?H 11:11 I:el nllnll C'nnrllllnn. 1'hn.r J, ticrnnlln ,l Itlllhntll It it, 371 Iillllll�V 111 1'ha.(• J, \rrnalln II (IIIIh liuulr 3 in-Ianl.,v.,J, Wit.tt'r.n.....L 171-V: dj.rrf. Fn -S W,—L L Iall. T:TI+n, R: FflJ 71 ItIIlIJ 0111 ,\51 rr.a, n.xr r>7 H..�. u•w n51 r.nL n.xr r51 rr.,L n.xl .\51 t•..1: u.. rn(rr,L It.. lwrr••rA.. fA).a U•Inr IM r•r) ()x• a. Iln f•rl) LOS ail,! Ilx rrrl Qur xr IQ fr•I) IA)s luxe Iln r.rl LOS U•I+r r}--..---n.-- �I Ud..S 1,U5 Wr�r I.US Rrinr Qa• .• i Memorandum I To: Jerry Copp Page 20 of 22 I CONCLUSION Each of the study area intersections were evaluated using Synchro 7.0 capacity analysis software. In addition to the Red Bud Road/I-81 Northbound Off -ramp improvements assumed under Phases 2 mpact Study, Greenway Engineering has included the and 3 of the August 24, 2009 Traffic I following infrastructure improvements, as directed by VDOT, proposed to improve traffic flow ' along southbound Route 11, between I-81 and Crown Lane: 1) the extension of the Route 11 southbound left -turn at the intersection of Route 11 /1-81 southbound ramps; 2) the extension of the Route 11 southbound left -turn lane at the intersection of Route 11 /Welltown Road; and 3) the addition of third southbound through lane from the I-81 southbound ramps to Crown Lane. The subsequent narratives describe the resultant impacts to the respective future build -out traffic conditions evaluated in this Addendum: ➢ PHASE 1 (2015): ' Intersection Analyses 1. US Route 11 & Crown Lane: • The eastbound left -turn lane group level of service increased from "F" to "E" during the PIM peak hour. ' 2. US Route 11 & Welltown Road. • Overall levels of service improved from "F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from "F" to "D" during the PM peak hour. • The westbound approach level of service increased from "F" to "D" during the PM peak hour. • The southbound approach level of service increased from "F" to "E" during the PM peak hour. ' 3. US Route 11 & I-81 Southbound Ramps: • Not Applicable ' Arterial Analyses 1. US Route 11, South of the Welltown Road.• ' • Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. Memorandum To: Jerry Copp Page 21 of 22 ' ➢ PHASE 2 (2022): Intersection Analyses ' 1. US Route ll & Crown Lane: • The westbound left -turn lane group level of service increased from "E" to ' "D" during the AIM peak hour. • The eastbound left -turn lane group level of service increased from "F" to "E" during the PM peak hour. 2. US Route 11 & Welltoivn Road.• • Overall levels of service improved from "F" to "D" during the PM peak l1011r. • The westbound thru lane group level of service increased from "F" to "D" during the PIVI peak hour. ' • The westbound approach level of service increased from "F" to "D" during the PM peak hour. • The southbound approach level of service increased from "F" to "E" during the PM peak hour. 3. US Route 11 & 1-81 Southbound Ramps: • Not Applicable Arterial Analyses ' 1. US Route 11, South of the Welltown Road.• • Southbound "arterial' levels of service improved from "F" to "D" during the PM peak hour. I I I I Memorandum To: Jerry Copp Page 22 of 22 ' ➢ PHASE 3 (20281: Intersection Analyses 1. US Route 11 & Ct-own Lane: • The northbound approach level of service increased from "E" to "D" during the PI\4 peak hour. 2. USRoute 11 & FrIelltown Road.• • Overall levels of service improved from "F" to "D" during the PM peak hour. ' • The ,vestbound thru lane group level of service increased from "F" to "D" during the PIVI peak hour. • The southbound approach level of service increased from "F" to "E" ' during the PIVI peak hour. 3. US Route 11 & 1-81 Southbound Ramps: • Not Applicable ' Arterial Analyses 1. US Route 11, South of the Welltown Road., • Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. 1 APPENDIX I I p 0 Synchro Worksheets I COUNTY of FREDERICK Department of Fianning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING January 13, 2010 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 409-09 FOR GRAYSTONE CORPORATION OF VIRGINIA On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, January 27, 2010, at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 409-09 of Graystone Corporation of Virginia, submitted by Greenway Engineering, to rezone 271.39 acres from RA (Rural Areas) District to M I (Light Industrial) District, with proffers, for Office and Manufacturing Uses. The properties are located on the north side of Redbud Road (Route 661), the east side of CSX Railroad, the west side of Milburn Road (Route 662), and south of McCanns Road (Route 838), in the Stonewall Magisterial District, and are identified by Property Identification Numbers 43-A-158, 44-A-25 and 44-A-26. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Dent Street, Suite 202 e Winchester, Virginia 22601-5000 I r COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 F- Fn ;-) 2010 54 - A- - 88- ASSOCIATION FOR THE PRESERVATION OF CIVIL WAR SITES 305 CHARLOTTE ST FREDERICKSBURG VA 22401-5909 7 NZX:1E 00 01/27110 RE -TURN -TO SENDER N07 DELIVERABLE AS ADDRESSED UNABLE 70 FORWARD BC: 22501500907 *1617-10010- 10_39 COUNTY of >i♦ REDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MELTING January 13, 2010 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 409-09 FOR GRAYSTONE CORPORATION OF VIRGINIA On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, January 27, 2010, at 7:1.5 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 409-09 of Graystone Corporation of Virginia, submitted by Greenway Engineering, to rezone 271.39 acres from RA (Rural Areas) District to M1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. The properties are located on the north side of Redbud Road (Route 661), the east side of CSX Railroad, the west side of Milburn Road (Route 662), and south of McCanns Road (Route 838), in the Stonewall Magisterial District, and are identified by Property Identification Numbers 43-A-158, 44-A-25 and 44-A-26. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.fredcrick.va.us. Sincerely, � 7 * Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Dent Street, Suite 202 o Winchester, Virginia 22601-5000 COUNTY of 1• REDERICK Department of Planning & Development 107 North Kent Street, Suite 202 %Winchester, Virginia 22601 r 09- 0 7 JAN 2 7 43 - A• -140- WEBER MICHAEL S. 937 MARTINSBURG PIKE WINCHESTER VA 22601 4306 NIX:LE 201 5E 1 72 01/2t5/10 - TURN TO =i3D M07 DEL2V=PADLE AS s:SDDL?ESSED 5 rl1'7 — 1 04;cl 10— 30 COUNTY of I' REDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING December 23, 2009 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 1109-09 FOR GRAYSTONE CORPORATION OF VIRGINIA On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, January 6, 2010, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 909-09 of Graystone Corporation of Virginia, submitted by Greenway Engineering, to rezone 271.39 acres from RA (Rural Areas) District to M I (Light Industrial) District, with proffers, for Office and Manufacturing Uses. The properties are located on the north side of Redbud Road (Route 661), the east side of CSX Railroad, the west side of Milburn Road (Route 662), and south of McCanns Road (Route 838), in the Stonewall Magisterial District, and are identified by Property Identification Numbers 43-A-158, 44-A-25 and 44-A-26. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: ,,ww.co.frederick.va.us. Sincerely, — Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 s Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 �Vinchcster, Virginia 22601 54 - A- - 88- �Z'''� 09- U ASSOCIATION FOR THE PRESERVATION OF CIVIL WAR SITES 305 CHARLOTTE ST FREDERICKSBURG VA 22401-5909 ,.•;il eC From 225�. JAN 4 2010 NIXIE 231 DE 1 00 i2l:��1O9 RETURN TO SENDER NOT DELZVERADLE AS ADDRESSED _ UNASLE TO FORWARD ---= DC:: 22501 00099 *0017-00169--20-44 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING October- 23, 2009 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 909-09 FOR GRAYSTONI? CORPORATION OF VIRGINIA On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, November 4, 2009, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #09-09 of Graystone Corporation of Virginia, submitted by Greenway Engineering, to rezone 271.39 acres from RA (Rural Areas) District to M 1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. The properties are located on the north side of Redbud Road (Route 661), the east side of CSX Railroad, the west side of Milburn Road (Route 662), and south of McCanns Road (Route 838), in the Stonewall Magisterial District, and are identified by Property Identification Numbers 43-A-158, 44-A-25 and 44-A-26. Any interested parties having questions or wishing to speak may attend the public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: w,,vw.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Dent Street, Suite 202 o Winchester, Virginia 22601-5000 016H26508243 COUNTY of FREDERICK a $ 00.440 Department of Planning & Development , 10/23/2009 107 North Kent Street, Suite 202 a r Winchester, Virginia 22601 Mailed From 22601 US POSTAGE OCT 2 9 2000 �rCk+�S.� dq-o4 43 - A- - 140- WEBER MICHAEL S. f 937 MARTINSBURG PIKE WINCHESTER VA 22601-4306 NIXIE 201 DE 1 OO 10./20/09 RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD i DC: 22501500099 *0017-03409-23-41 i l;,),i,,1,l;Il„II,,,,,,II,I,I,II,,,II,,,II,,,LI„-1,l,,,Ill11 COUNTY of FREDERICK L v 1 Department of Planning and Development L 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING October 23, 2009 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #09-09 FOR URAYSTONE CORPORATION OF VIRGINIA On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, November 4, 2009, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #09-09 of Graystone Corporation of Virginia, submitted by Greenway Engineering, to rezone 271.39 acres from RA (Rural Areas) District to M I (Light Industrial) District, with proffers, for Office and Manufacturing Uses. The properties are located on the north side of Redbud Road (Route 661), the east side of CSX Railroad, the west side of Milburn Road (Route 662), and south of McCanns Road (Route 838), in the Stonewall Magisterial District, and are identified by Property Identification Numbers 43-A-158, 44-A-25 and 44-A-26. Any interested parties having questions or wishing to speak may attend the public hearing. A copy of , the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 COUNTY of FREDERICK J- S Department of Planning S Development �f 107 North Kent Street, Suite 202 ��'inchcstc" Virginia 22601 OCT 2 8 2000 t 54 - A- - 88- - ASSOCIATION FOR THE PRESERVATION OF CIVIL WAR SITES 305 CHARLOTTE ST FREDERICKSBURG VA 22401-5909 65 82— r` 7.; ?nn W ;.i uFd rrom 7.2601 -- - - - - - NIXfiE 2�a.L Da- 1 00 100 25l os RETURN TO SENDER NOT DELIVERADLE AS ADDRESSED UNADLE TO FORWARD _ DC: 22601.�00099 *0017-03472-23--41 60105000 0 COUNTY of FRCDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING January 13, 2010 TO: THE APPLICANT(S) AND/OR ADJOIMNG PROPERTY OWNER(S) RC: REZONING APPLICATION 909-09 FOR GRAYSTONE CORPORATION OF VIRGINIA On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Wednesday, January 27, 2010, at 7:15 pan. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 809-09 of Graystone Corporation of Virginia, submitted by Grecnway Engineering, to rezone 271.39 acres from RA (Rural Areas) District to M 1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. The properties are located on the north side of Redbud Road (Route 661), the east side of CSX Railroad, the west side of Milburn Road (Route 662), and south of McCanns Road (Route 838), in the Stonewall Magisterial District, and are identified by Property Identification Numbers 43-A-158, 44-A-25 and 44-A-26. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co. frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is4Viir,Lm�'� .rtify *at the attached correspondence w.mailed to the following on p from the Department ofPlanning and Development, Frederick County),a: 43 . A• 155- 44 - A• • 25- BRAGG DAVID CRIDER & SHOCKEY INC OF WV PO BOX 174 CLEAR BROOK VA 22624.0174 PO BOX 2530 WINCHESTER VA Greenway Engineering 151 Windy Hill Lane Wincliester, VA 22602 43 . A• . 140- WEBER MICHAEL S. 937 MARTINSBURG PIKE WINCHESTER VA 43 - A- - 146- K & J INVESTMENTS LLC 1800 MARTINSBURG PIKE WINCHESTER VA 22604.1729 22601.4306 22603.4707 43 . A• - 147- NORTH STEPHENSON INC. 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43 - A- - 154- SHENANDOAH VALLEY BATTLEFIELDS FOUNDATION PO BOX 897 NEW MARKET VA 22844.0897 STATE OF NTIRGINIA COUNTY OF FREDERICK 43 - A- • 156- J J J A ASSOCIATES CIO DRIGGS ASSOC 8700 ASHWOOD DR CAPITOL HEIGHTS MD 20743.3727 43 - A- - 157- HERRON SARAH PO BOX 467 CAPON BRIDGE WV 26711.0467 43 - A- - 159- R & J LAND DEVELOPMENT LLC 1631 REDBUD RD WINCHESTER VA 22603.4763 43 - A- - 159-A KIRBY JANICE MARIE 541 REDBUD RD WINCHESTER VA 22603.4752 Michael T. Ruddy, Deputy Planni'r g Director Frederick County Planning Department I, *that a Notary Public in and for the State and County aforesaid, do h by certih T. Ruddy, Deputy Planning Director for the Department of Planning an Development, whose name is signed to the foregoing, dated has personally appeared before me and acknowledged the same in my State d Co ty aforesaid. n Given under my hand this _ 1\43, commission expires on COMti1p TARP /, , 8�g epSw�acrH �,�EXPIRES )!ir'(1'4/1•, NOTARY LIC 44 - A- - 25-B SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD WINCHESTER VA 22603.4724 44 - A- - 27- MBC LC 333 WOOD AVE WINCHESTER VA 22601.3052 44 - A- - 28-B UNGER KENNETH R. 288 MILBURN RD WINCHESTER VA 22603.4721 44 - A- - 28-C BODEN ROBERT R. JR. & MARTHA 210 MILBURN RD WINCHESTER VA 22603.4721 44 - A- - 28-G JOBE ALLEN B. & VELDA D. 230 MILBURN RD WINCHESTER VA 22603.4721 44 - A• - 28-H HOLLIDAY MARTHA OMPS 130 MARQUIS CT 22603 4723 WINCHESTER VA 44 - A- - 31-A STEPHENSON ASSOCIATES LC PO BOX 2530 22604.1729 WINCHESTER VA 44D - 3- - 8- BIG 0 PARTNERSHIP 1800 MARTINSBURG PIKE 22603 4707 WINCHESTER VA 54 - A- - 88- ASSOCIATION FOR THE PRESERVATION OF CIVIL WAR SITES 305 CHARLOTTE ST FREDERICKSBURG VA 22401-5909 55 - A- - 3- SHENANDOAH VALLEY BATTLEFIELDS FOUNDATION 298 W OLD CROSS RD NEW MARKET VA 22844 0 • COUNTY of FREDRRICK Department of Planning and Development S40/66S-S6St FAX: S40/66S-639S NOTIFICATION OF PUBLIC MEETING December 23, 2009 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #09-09 FOR GRAYSTONE CORPORATION OF VIRGINIA On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, Jannal'y 6, 2010, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 809-09 of Gi•aystone Corporation of Virginia, submitted by Grecnway Engineering, to rezone 271.39 acres from RA (Rural Areas) District to M 1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. The properties are located on the north side of Rcdbud Road (Route 661), the east side of CSX Railroad, the west side of Milburn Road (Route 662), and south of McCanns Road (Route 838), in the Stonewall Magisterial District, and are identified by Property Identification Numbers 43-A-158, 44-A-25 and 44-A-26. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co. frederick.va.us. Sincerely, / l/ L!/� GCi✓��(/�i/l— c'LGLL Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 2260I-S000 Tlus is to cer`dfy*at the attached correspondence 10 mailed to the follo«Twig on from the Department of Planning and Development, Frederick County, Virginia: 43 - A- - 158- CRIDER & SHOCKEY INC OF WV PO BOX 2530 WINCHESTER VA 22604.1729 Grecnway Engineering 1 5 1 Windy Hill Lane Winchester, VA 22602 43 . A• . 155- BRAGG DAVID PO BOX 174 22624 0174 CLEAR BROOK VA 43 - A- - 156- J J J A ASSOCIATES CIO DRIGGS ASSOC 8700 ASHWOOD DR CAPITOL HEIGHTS MO 20743.3727 43 . A• - 157- 43 • A• - 140- HERRON SARAH WEBER MICHAEL S. PO BOX 467 937 MARTINSBURG PIKE CAPON BRIDGE WV 26711.0467 WINCHESTER VA 22601.4306 43 - A• - 159- 43 - A• - 146- R & J LAND DEVELOPMENT LLC K & J INVESTMENTS LLC 1631 REDBUD RD 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4763 WINCHESTER VA 22603.4707 43 . A• . 147- NORTH STEPHENSON INC. 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43 . A• . 154- SHENANDOAH VALLEY BATTLEFIELDS FOUNDATION PO BOX 897 NEW MARKET VA 22844.0897 STATE OF VIRGR4A COUNTY OF FREDERICK Michael T. Ruddy, Deputy Planning Director Frederick County Planning Department 1, -b) Ct4t -C� L, A)() ASJ�, , a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Deputy Planning Director for the Department of Planning and Development, Whose name is signed to the foregoing, dated 12 Z�� (�� , has personally appeared before me and ackno-wledged the same in my State and County aforesaid. Given under my hand this dayof My commission expires on�— NOTARY PUBLIC DIANE L. WALSH NOTARY PUBLIC -REGISTRATION R 354475 COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES JUNE 30, 201 2 D vfil�, 43 - A- - 159-A KIRBY JANICE MARIE 541 REDBUD RD WINCHESTER VA 22603.4752 44 - A- - 25-B SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD WINCHESTER VA 22603-4724 44 - A- - 27- MBC LC 333 WOOD AVE WINCHESTER VA 22601.3052 44 - A- - 28-B UNGER KENNETH R. 280 MILBURN RD WINCHESTER VA 22603.4721 44 - A- - 28-C BODEN ROBERT R. JR. & MARTHA 210 MILBURN RD WINCHESTER VA 22603.4721 44 - A- - 28-G JOBE ALLEN B. & VELDA D. 230 MILBURN RD WINCHESTER VA 22603.4721 44 - A- - 28-H HOLLIDAY MARTHA OMPS 130 MARQUIS CT WINCHESTER VA 22603.4723 44 -A- - 31-A STEPHENSON ASSOCIATES LC PO BOX 2530 WINCHESTER VA 22604.1729 44D - 3- - 8- BIG 0 PARTNERSHIP 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 54 - A- - 88- ASSOCIATION FOR THE PRESERVATION OF CIVIL WAR SITES 305 CHARLOTTE ST FREDERICKSBURG VA 22401.5909 55 - A- - 3- SHENANDOAH VALLEY BATTLEFIELDS FOUNDATION 298 W OLD CROSS RD NEW MARKET VA 22844 0 � ire �• a � . W, '! COUNTY of FREDRRICK Department of Planning and Development 540/ 665-5651 FAX: S40/665-6395 October 23, 2009 NOTIFICATION OF PUBLIC HEARING TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #09-09 FOR GRAYSTONE CORPORATION OF VIRGINIA Oil behalf of the Frederick County Planning C01111111SSlOn, you are hereby Notified of a public hearing being held on Wednesday, November 4, 2009, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #09-09 of Graystone Corporation of Virginia, submitted by Greenway Engineering, to rezone 271.39 acres from RA (Rural Areas) District to M 1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. The properties are located on the north side of Redbud Road (Route 661), the cast side of CSX Railroad, the west side of Milburn Road (Route 662), and south of McCanils Road (Route 838), in the Stonewall Magisterial District, and are identified by Property IdentiFication Numbers 43-A-158, 44-A-25 and 44-A-26. Any interested parties having questions or wishing to speak may attend the public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us oil the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Tliis is o ce ify*at the attached correspondence N"O mailed to the followi-no on c7 p from the Department of Planning and Development, Frederick County, Virginia: 43 - A- - 155- 43 - A- - 158- CRIDER & SHOCKEY INC OF WV PO BOX 2530 WINCHESTER VA 22604.1729 Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 43 - A- - 140- WEBER MICHAEL S. 937 MARTINSBURG PIKE WINCHESTER VA 22601.4306 43 - A- - 146- K & J INVESTMENTS LLC 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43 - A- - 147- NORTH STEPHENSON INC. 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 BRAGG DAVID PO BOX 174 CLEAR BROOK VA 22624.0174 43 - A- - 156- J J J A ASSOCIATES CIO DRIGGS ASSOC 8700 ASHWOOD DR CAPITOL HEIGHTS MD 20743.3727 43 - A- - 157- HERRON SARAH PO BOX 467 CAPON BRIDGE WV 26711.0467 43 - A- - 159- R & J LAND DEVELOPMENT LLC 1631 REDBUD RD WINCHESTER VA 22603.4763 43 - A- - 159-A KIRBY JANICE MARIE 541 REDBUD RD WINCHESTER VA 22603.4752 43 - A- - 154- SHENANDOAH VALLEY BATTLEFIELDS ��— FOUNDATION �� �w,`._,�_.-.�-- / PO BOX 897 NEW MARKET VA 22844.0897 Michael T. Ruddy, Deputy Planning Director Frederick County Planning Department STATE OF VIRGINIA COUNTY OF FREDERICK I , a Notary Public in and for the State and County aforesaid, d iereby certify that�ichaeluddy, Deputy Planning Director for the Department of Planning d Development, whose name is signed to the foregoing, dated hVi 310q _, has personally appeared before me and acknowledged the same in my State'aad County aforesaid. Given under my hand this day of l VtCOO!,? My commission expires on -3 C) SEVERLY H. DELLINGER No�Y 0 # 331878 NOTARY PUBLIC COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES JULY 31, 2011 NOTARY 'UBLIC--� 44 - A• - 25-B SLAUGHTER JUDITH MCCAN10 & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD WINCHESTER VA 22603.4724 44 • A• - 27- MBC LC 333 WOOD AVE WINCHESTER VA 22601-3052 44 - A- - 28-B UNGER KENNETH R. 288 MILBURN RD WINCHESTER VA 22603.4721 44 - A- - 28-C BODEN ROBERT R. JR. & MARSHA 210 MILBURN RD WINCHESTER VA 22603.4721 44 . A- - 28-G JOBE ALLEN B. & VELDA D. 230 MILBURN RD WINCHESTER VA 22603.4721 44 - A- - 28-H HOLLIDAY MARTHA OMPS 130 MARQUIS CT WINCHESTER VA 22603.4723 44 - A- - 31-A STEPHENSON ASSOCIATES LC PO BOX 2530 WINCHESTER VA 22604.1729 44D - 3- - B- BIG 0 PARTNERSHIP 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 54 - A- - 88- ASSOCIATION FOR THE PRESERVATION OF CIVIL WAR SITES 305 CHARLOTTE ST FREDERICKSBURG VA 22401.5909 55 - A- - 3- SHENANDOAH VALLEY BATTLEFIELDS FOUNDATION 298 W OLD CROSS RD NEW MARKET VA 22844 S Graystone Corpora0- Property TO:BARBARA-DATA PROCESSING FROM:BEV - Planning Dept. Please print __g__ sets of labels by THANKS! Adjc So,=: Frodatidk County GIS, May 2009 0 40 Document Approval Form PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HA VE COMPLETED. 1N1TIA11,S Candice r Dana Eric Mike (---J--ohn� COMMENTS: Received by Clerical Staff (Date & Time): U:\Pam\Common\Document Approval Form.wpd DATE & TIME (0 -� - 0 9 /K�� '61 101 9 10'�