HomeMy WebLinkAbout04-17 Carbaugh Business Center - Back Creek PINs 74-A-68 & 69 RA to M1 with Proffer - BackfileREZONING TRACKING SHEET
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Application Form
Proffer Statement
Impact Analysis
Adjoiner List
File opened
Fee & Sign Deposit
Deed
Plat/Survey
Taxes Paid Statement
Reference manual updated/number assigned
D-base updated
Copy of adjoiner list given to staff member for verification
Color location maps ordered from Mapping
Application Action Summary updated
Planning Commission Meeting
Board of Supervisors Meeting
ACTION: t'
ACTION:
Signed copy of Resolution received from County Administrator and
placed in Proffers Notebook together with proffers
Approval (or denial) letter mailed to applicant/copy to file and cc's
Reference manual updated
D-base updated
Application Action Summary updated
File given to Mapping to update zoning map
Zoning map amended
Proffers recorded
QC-Q-naod
NOTES RECEIPT
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December 14, 2017
Mr. Timothy Stowe
Stowe Engineering, PLC
103 Heath Court
Winchester, Virginia 22602
RE: REZONING #04-17 Carbaugh Business Center
PINS: 74-A-68 and 74-A-69
Dear Tim:
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Pax: 540/665-6395
This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting
on December 13, 2017. The above -referenced application was approved to rezone two parcels of land
that total 107.21+/- acres from the RA (Rural Areas) District to the M l (Light Industrial) District with
proffers. The property is located on the southeastern side of Shady Elm Road, approximately L I 1 miles
southwest of the intersection of Shade Llm Road and Apple Valley Road (Route 652). The southeastern
portion of the site is bounded by the CSX Railroad in the Back Creek Magisterial District. The parcels
are identified as Property Identification Numbers 74-A-68 and 74-A-69.
The proffer statement, originally dated October 6, 2017 and revised on October 19, 2017, that was
approved as a part of this rezoning application is unique to the above referenced property 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,
Candice Perkins, AICP
Assistant Director
CEP/pd
Attachment
cc: Gary A. Lofton, Back Creek Supervisor
Greg L. Unger and J. Rhodes Marston, Back Creek District Planning Commissioners
Jane Anderson, Real Estate
Ellen Murphy, Commissioner of Revenue
Rod Williams, County Attorney w/Proffer and Resolution
Bank of Clarke County "Trust Dept., c/o Henry Carbaugh, 202 N. Loudoun St. Winchester, VA
22601
107 North Kent Strect, Suite 202 o Winchester, Virginia 22601-5000
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•
Pam Deeter
To: Gary Lofton; Greg Unger; Rhodes Marston
Subject: Approval of Rezoning #04-17 Carbaugh Business Center
Attachments: Carbaugh Business Center.doc
Good morning,
Please find attached the approval letter for the Rezoning 404-17 Carbaugh Business Center which is in your magisterial
district. If you have any questions, please contact Ms. Perkins.
Pam Deeter
Planning and Development
107 N. Kent Street, Suite 202
Winchester, VA 22601
(540) 665-5651
0
C�
Pam Deeter
From: Microsoft Outlook
To: Gary Lofton
Sent: Friday, December 15, 2017 9:49 AM
Subject: Delivered: Approval of Rezoning 404-17 Carbaugh Business Center
Your message has been delivered to the following recipients:
Gary Lofton (glofton@fcva.us)
Subject: Approval of Rezoning #04-17 Carbaugh Business Center
9
i
Pam Deeter
From: Microsoft Outlook
To: Rhodes Marston
Sent: Friday, December 15, 2017 9:49 AM
Subject: Relayed: Approval of Rezoning #04-17 Carbaugh Business Center
Delivery to these recipients or groups is complete, but no delivery notification was sent by the
destination server:
Rhodes Marston (irmmarston(@gmail.com)
Subject: Approval of Rezoning #04-17 Carbaugh Business Center
Pam Deeter
From: Microsoft Outlook
To: Greg Unger
Sent: Friday, December 15, 2017 9:49 AM
Subject: Relayed: Approval of Rezoning #04-17 Carbaugh Business Center
Delivery to these recipients or groups is complete, but no delivery notification was sent by the
destination server:
Greg Unger (greglunger(abyahoo,com)
Subject: Approval of Rezoning #04-17 Carbaugh Business Center
REZONING APPLICATION 904-17
CARBAUGH BUSINESS CENTER
Staff Report for the Board of Supervisors
Prepared: November 28, 2017
StafT Contact: Candice E. Perkins, AICP, CZA, Assistant Director
John Bishop, AICP, Assistant Director —Transportation
Reviewed Action
Planning Commission: 1 1/01/17 Public I-Iearing Held; Recommended
Approval
Board of Supervisors: 12/13/17 Pending
PROPOSAL: To rezone two parcels of land that total 107.21-1-/- acres fi-onl the RA (Rural Areas)
District to the M1 (Light Industrial) District with proffers.
LOCATION: The site has an address of 831 Shady Ehn Road (Route 651) and is located on the
southeastern side of Shady Elm Road, approximately 1.1 1 miles southwest of the intersection of Shady
Elfin Road and Apple Valley Road (Route 652). The southeastern portion of the site is bounded by the
CSX Railroad.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 12/13/17 BOARD OF
SUPERVISORS MEETING:
This is an application to rezone two parcels of land that total 107.21+/- acres front the RA (Rural Areas)
District to the M 1 (Light Industrial) District with proffers. The subject properties are located within the
limits of the Sewer and Water Service Area (SWSA) and are within the limits of the Kernstown Area
Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies these properties with an
industrial land use designation which is generally consistent with the requested MI Zoning.
With this rezoning, the Applicant has proffered that this project will contribute to transportation
improvements in the vicinity of the site that have been identified as important to the overall
transportation solution for this general area. The Applicant has proffered to participate in the cost of
transportation Improvements to Renaissance Drive (lip to a Inaxilllllnl of $1,080,OOO.00), right-of-way
dedications for Renaissance Drive and Shady Ehn Road, limits on the number of access points for the
site, and proffers for inter -parcel connections for all new parcels. The Applicant has also provided
proffers for the screening of loading docks, landscaping, signage, documentation of the Carbaugh I-Iouse
and monetary proffers for fire and rescue purposes. The Planning Commission recommended
approval of the rezoning application at their November 1, 2017 meeting.
Following the required Public hearing, a decision regarding this rezoning application by the
Board of Supervisors ivould be appropriate. The Applicant should be prepared to adequately
address all concerns raised by the Board of Supervisors.
Rezoning #03-17 Carbaugh Business Center
November 28, 2017
Page 2
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 ou 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: 11/01/17 Public I-Iearing Held; Recommended
Approval
Board of Superwisors: 12/13/17 Pending
PROPOSAL: To rezone two parcels of land that total 107.21-E-/- acres from the RA (Rural Areas)
District to the M I (Light Industrial) District with proffers.
LOCATION: The site has an address of 831 Shady Elm Road (Route 651) and are located on the
southeastern side of Shady Elm Road, approximately L I 1 miles southwest of the intersection of Shady
Elm Road and Apple Valley Road (Route 652). The southeastern portion of the site is bounded by the
CSX Railroad.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY Ill NUMBER: 74-A-68 and 74-A-69
PROPERTY ZONING: RA (Rural Areas) District
PRESENT USE: Vacant/Agricultural
ADJOINING PROPERTY ZONING & PRESENT USE:
North: MI (Light Industrial) District Use: Vacant
RA (Rural Areas) District Residential, Agriculture
South: RA (Rural Areas) District Use: Residential, Agriculture
East: B3 (Industrial Transition) District Use: Commercial
RA (Rural Areas) District Railroad
West: RA (Rural Areas) District Use: Residential, Agriculture
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Rezoning #03-17 Carbaugh Business Center
November 28, 2017
Page 3
REVIEW EVALUATIONS:
Virginia Dept. of Transportation (VDOT): Please see the attached email. from Mcilthen, Smith, P.E.,
dated September 7, 2017.
Frederick County Fire Marshall: Approved
Frederick Water: Please see the attached letter from Uric R. Laivl'ence, Execulive Direclol' dated
August 18, 2017.
Frederick Count}- Department of Public Works: A comprehensive review shall occur at time of site
plan submission. We offer no additional comments at this time.
Vir14inia Department of Health: This I lealth Department has reviewed the request for comments for
the Rezoning of property located at 831 Shady Elm Road, in the Back Creek Magisterial District, Tax
Map #74-A-68 & 74-A-69 from RA to M1. Based upon information provided by the Applicant, this
Health Department has no objection to the rezoning of the subject property. However, it is the
recommendation of this Health Department that any know or discovered sewage disposal systems or
private water wells on the property be properly abandoned, per I-Iealth Department Regulations or best
practice policies. In the event that it is determined that there are sewage disposal systems or private
water wells on the property, please notify this Health Department immediately for proper abandonment
procedures.
Frederick County Planning Department: Please sec' the attached letterfi'oln Candice E. Perkins,
Assistant Director dated Augusl 7, 2017.
Frederick County Transportation Continents: Pleasesee the attached le'tle'1',1'oln John A. Bishop,
Assistant Dll'eclol'-T7'c111Sl7o1'latloll dated Angus/ 7, 2017.
Historic Resources Advison, Board: The Historic Resources Advisory Board (I-IRAB)
recommended approval of the Rezoning with the condition that the Applicant perform an intensive level
survey on the historic structure located on -site (Henry Carbaugh House - #34-1040) prior to its
demolition.
Planninjz & Zoniniz:
1) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the
subject properties as being zoned A-2 (Agricultural General) District. The County's agricultural
zoning districts were subsequently Combined to form the RA (Rural Areas) District upon
adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989.
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Rezoning #03-17 Carbaugh Business Center
November 28, 2017
Page 4
2) Comprehensive Plan
The 2035 Comprehensive Plan is the guide for the future growth of Frederick County.
The 2035 Comprehensive Plan is an official public document that serves as the Community's
guide for making decisions regarding development, preservation, public facilities and other key
components of Community life. The 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.
The Area Plans, Appendix I of the 2035 Comprehensive Plan, arc the primary implementation
tool and will be instrumental to the future planning efforts of the County.
Land Use
The subject properties are located within the limits of the Sewer and Water Service Area
(SWSA) and are within the limits of the Kernstown Area Plan of the 2035 Comprehensive Plan.
The Kernstown Area Plan identifies these properties with an industrial land use designation as
outlined in the Shady Elin Economic Development Area, which is generally consistent with the
requested M1 zoning designation.
The Shady Elm Economic Development Area is designed to be a significant area of industrial
and commercial opportunity that is fully supportive of the County Economic Development
Authority's targeted goals and strategies. The intent of the industrial designation is to further
enhance the County's commercial and industrial areas and to provide focus to the County's
fixture regional employment centers.
Transportalion and Site Access
The Eastern Road Plan of the 2035 Comprehensive Plan and the Kernstown Area Plan both call
for the extension of a new major collector roadway though parcel 74-A-68, which is adjacent to
the Artillery Business Center Development which was rezoned in 2007 and revised in 2015.
This new major collector roadway, Renaissance Drive, has been constructed from Valley Pike
(Route 11) to the limits of the CXS Railroad. The Comprehensive Plan calls for this roadway to
be extended to Shady Elm Road. The plan also calls for Shady Elm Road to be improved four
lane divided collector roadway. Site access to the subject property will be provided via two
entrances on Renaissance Drive.
3) Site Suitability/Environment:
The site is not located within or near any 100-year floodplains. The site has some wetlands in
the form of two small farm ponds and a spring. The spring feeds one of the ponds and drains
via a culvert under the CSX railroad; the Applicant intends on preserving the spring and lower
pond while removing the upper pond. There are no areas of mature woodlands. The site does
contain 46 acres of prime agricultural farmland and 59 acres of farmland of statewide
importance.
Rezoning 403-17 Carbaugh Business Center
November 28, 2017
Page 5
4) Potential Impacts:
E.visting Residential Uses:
This application recognizes the existing residential land uses that are zoned RA (Rural Areas)
District that are located adjacent to and across Shady Elm Road from the Carbaugh Property by
providing buffering and landscape screening (full screen) consistent with the Zoning Ordinance
to screen the development and loading docks from Shady Elm Road. "Phis buffer consists of
100' of distance (75' active/25' inactive), a 6' berm and 3 plants per 10 linear feet.
Historic Resources:
The Study of Civil War Sites in the Shenandoah Valley published by National Park Service
Study of Civil War Sites in the Shenandoah Valley does not identify a core battlefield on the
site. The battle maps for the 1" and 2"`1 Battles of Kernstown show that troops might have
marched across the subject property on their way to the battles, no fighting is recorded on the
property. The Historic Resources Advisory Board recommended that the Applicant conduct an
intensive level survey on the historic structure located on -site (Henry Carbaugh House - #34-
1040) prior to its demolition; the Applicant included this in their proffer statement.
Frederick County Transportation Comments:
The Applicant's Transportation Impact Analysis assumes 46.9 acres of light manufacturing and
46.9 acres of warehousing uses. This results in average weekday vehicle trips totaling 4,820
which the Applicant proposes to address via transportation proffers of right-of-way and funding
toward the Renaissance Drive project. The proffered funding amount allows the County to fully
match revenue sharing funds that have been awarded to the project.
5) Proffer Statement — Dated October 6, 2017, Revised October 19, 2017
Site Improvements:
1. The owner agrees to participate in the cost of transportation improvements in the nearby
area, up to a maximum of $1,080,000.00. Such payment shall be made either within 30
calendar days after the start of the Renaissance Drive extension or prior to the issuance
of the certificate of occupancy for all buildings developed on the Property, whichever
comes first.
2. The owner agrees to dedicate 60' of right-of-way along Shady Elm Road, 10' of which
shall be used for construction of a pedestrian trail.
3. The owner agrees to dedicate 20' of right-of-way along its northeast boundary for the
extension of Renaissance Drive from Valley Pike to Shady Elm Road.
4. The owner agrees to grant to Frederick County an 80' grading/slope easement for the
construction and maintenance of a bridge over the CSX rail line that will be part of the
extension of the Renaissance Drive.
5. The owner agrees to limit the number of commercial entrances for the property to a
maximum of two along Renaissance Drive.
a. In the event that the property is developed prior to the completion of
Renaissance Drive, the owner may build a portion of the road from Shady Elm
Road to the first entrance to the site to enable use of the site.
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Rezoning #03-17 Carbaugh Business Center
November 28, 2017
Page 6
b. In the event that Frederick County requests that the owner not build a portion of
the extension, the owner may build a temporary entrance onto Shady Elm Road
for commercial use. The temporary entrance will be permanently closed
immediately after Renaissance Drive is available for use by the applicant.
6. The owner proffers to provide for inter -parcel connections for all new lots to provide
access to the access points on Renaissance Drive.
Building Restrictions:
The development of the subject Property shall include the following building restrictions:
1. All loading docks shall be screened from view From all adjacent properties in the RA
(Rural Areas) Zoning District that are located west of Shady Elm Road. The owner will
utilize a 100' Category C (full Screen) buffer.
2. Individual business signs will be prohibited along Shady Elm Road.
3. The owner will perform an intensive level survey on the Henry Carbaugh House prior to
its demolition.
Landscape Design Features
1. The owner shall provide street trees planted 50' on center adjacent to the Renaissance
Drive road extension.
Monetary Contributions to Offset Impact of Development:
The owner proffers to pay $30,000.00 prior to the issuance of the Certificate of Occupancy for
the first structure constructed on the property for fire and rescue purposes.
PLANNING COMMISSION SUMMARY AND ACTION FROM THE I1/1/17 MEETING:
Staff reported this is an application to rezone two (2) parcels of land that total 107.21 +/- acres from the
RA (Rural Areas) District to the M 1 (Light Industrial) District with proffers. Staff further stated that
the properties are located within the limits of the Sewcr and Water Service Area (S WSA) and are within
the limits of the Kernstown Area Plan of the 2035 Comprehensive Plan. Ms. Perkins noted the plan
identifies these properties with an industrial land use designation as outlined in the Shady Elm
Economic Development Area and the Comprehensive Plan calls for the extension of a new major
collector roadway, Renaissance Drive.
A Commission Member inquired about the monetary transportation proffer and what it would provide
and about improvements to Shady Elm Road. Staff stated that the monetary proffer would be for the
construction of Renaissance Drive and noted that the application proffers right-of-way for future
widening of Shady Elm Road.
Mr. Tim Stowe of Stowe Engineering, P.L.C. representing the Applicant came forward. Mr. Stowe
reported there are benefits of this project that he feels should be highlighted and are: the project builds
on the work the Planning Commission has done over the past two years when the Comprehensive Plan
and the Kernstown Area Plan were updated, the transportation improvements will be critical to that
local area, the property is rail accessible, will provide an additional 60' right-of-way on Shady Elm
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Rezoning 903-17 Carbaugh Business Center
November 28, 2017
Page 7
Road to satisfy requirements Of the Comprehensive Plan and a multi -use trail along Shady Elm Road
and proffered inter -parcel connectors. The Applicant also stated they have taken steps to protect
neighbors with buffers and screening and that there will be no signs placed on Shady Elm Road.
During the public hearing three citizens came forward to speak. Concerns were expressed about traffic
safety, the potential for large trucks along Shady Elm Road, and Springdale Road and the proffered
monetary contribution to Fire and Rescue.
Mr. Stowe addressed the concerns pertaining to truck traffic; he empathizes with the citizens that canine
forward regarding Springdale Road. He continued it's his Understanding that the railroad crossing oil
Springdale Road may eventually be closed with the bridge crossing at Renaissance Drive taking shape.
Regarding the Fire and Rescue proffer, Mr. Stowe reported over a million dollars is being invested in
Renaissance Drive to make emergency access to this area much easier and faster for emergency vehicles
to be able to get to the residences, businesses, and the surrounding area. Mr. Stowe concluded, they feel
that is a significant contribution to help with the needs of Fire and Rescue.
A motion was made, seconded, and Una11imollSly recommended approval ofREZ 1/04-17 for Carbaugh
Business Center.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 12/13/17 130ARD OF
SUPERVISORS MEETING:
This is an application to rezone two parcels of land that total 107.21+/- acres from the RA (Rural Areas)
District to the M 1 (Light Industrial) District with proffers. The subject properties are located within the
limits of the Sewer and Water Service Area (SWSA) and are within the limits of the Kernstown Area
Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies these properties with an
industrial land use designation which is generally consistent with the requested M 1 zoning.
With this rezoning, the Applicant has proffered that this project will contribute to transportation
improvements in the vicinity of the site that have been identified as important to the overall
transportation solution for this general area. The Applicant has proffered to participate in the cost of
transportation improvements to Renaissance Drive (up to a maxinnunl of$1,080,000.00), right-of-way
dedications for Renaissance Drive and Shady Elm Road, linnits On the number Of access points for the
site, and proffers for inter -parcel connections for all new parcels. The Applicant has also provided
proffers for the screening of loading clocks, landscaping, signage, documentation ofthe Carbaugh I-IOuse
and monetary proffers for fire and rescue purposes. The Planning Commission recommended
approval of the rezoning application at their November 1, 2017 meeting.
Following the required public hearing, a lleciyion regarllin;; this rezoning, application by the
Board of Supervisors would he appropriate The Applicant should be prepared to a(lequatell)
lldlh•evs all concerns raised by the Board of Supervisors.
REZ#04-17
Carbaugh Business Center -a
PINS:
4-A-68,74-A-69
Rezoning from RA to M1
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REZ # 04 - 17
Carbaugh Business Center
PINS:
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REZ It04 - 17
Frederick County Dept of
Carbaugh Business Center Planning a Development
PINS: 107 N Kent St e
74-A-68.74-A-69 Suife202
Rezoning from RA to MI Winchester, VA 22601
Long Range Land Use Map 540 - 665 - 5651
Map Created: October 10. 2017
Staff: cperkins
0 4625 925 1,850 Feet
,�I 1�
• 0
REZONING REQUEST PROFFER
Property Identification Number
74 - ((A)) - 68 and 74 - ((A)) - 69
Back Creek Magisterial District
Carbaugh Business Center
Record Owner: The Henry J. Carbaugh Trust
Applicant: Timothy Stowe
Original Date of Proffers: 10/6/17
Revisions Date of Proffers: 10/19/17
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 owner hereby proffers that in the event the Board of Supervisors of Frederick
County, Virginia, shall approve Rezoning Application t# for the rezoning of Tax
Map Parcel 74-A-68, a 89.8719-acre parcel, and Tax Map Parcel 74-A-69, a 17.3391-acre parcel,
to establish 107.21 +/- acres of Light Industrial (M-1) Zoning District, development of the 107.21
+/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "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 owner and such be
approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the
event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of
no effect whatsoever. These proffers shall be binding upon the owner and their legal
successors or assigns.
Site Improvements
The owner agrees to participate in the cost of transportation improvements in the
nearby area. The owner will contribute to Frederick County, Virginia, a maximum of
one million and eighty thousand dollars ($1,080,000.00). Such payment shall be
made either within 30 calendar days after the start of construction on the extension
of Renaissance Drive that will connect with Shady Elm Road or prior to the issuance
Proffer Statement Page 1 of 4
• 0
of the certificate of occupancy permit for the first building structure developed on
the Property, whichever event occurs first. Such funds can be used by the Board of
Supervisors in its discretion for transportation improvements related to the
extension of Renaissance Drive, an East-West Collector Road, to Shady Elm Road and
can be used as local match funding for County Revenue Sharing Program projects
related to the aforementioned extension.
The owner agrees to dedicate 60' (sixty feet) of right-of-way along Shady Elm Road
to Frederick County as depicted on the Generalized Development Plan (GDP), which
is attached and incorporated as part of the Proffer Statement. 10' (ten feet) of which
is to be used for the construction of a pedestrian trail adjacent to the Property. This
dedication is to be made within 90 (ninety) days after the date of the approved
Rezoning Application.
The owner agrees to dedicate 20' (twenty feet) of right-of-way along its northeast
boundary to Fredrick County for the extension of the East-West Collector Road
(Renaissance Drive) from Valley Pike (Rt. 11) to Shady Elm Road. This right-of-way is
depicted on the GDP. This dedication is to be made within 90 (ninety) days of a
written request by Frederick County.
4. The owner agrees to grant to Frederick County an 80' (80 feet) grading/slope
easement for the construction and maintenance of a bridge over the CSX rail line
that will be part of the extension of the East-West Collector Road (Renaissance
Drive) from Valley Pike (Rt. 11) to Shady Elm Road if needed. The final length of the
easement will be determined during the design phase of the extension of the East-
West Collector Road. The length shall not exceed the distance from the CSX rail line
to the start of the bridge ramp. This grant is to be made within 90 (ninety) days of a
written request by Frederick County.
5. The owner agrees to limit the number of commercial entrances for the Property to
be rezoned to a maximum of two (2) entrances along the new collector road to be
constructed as an extension of Renaissance Drive and intersecting with Shady Elm
Road.
In the event the property is developed prior to the completion of
Renaissance Drive collector road extension, the owner may build a portion of
Renaissance Drive collector road extension from Shady Elm Road to the first
entrance to the site to enable use of the site. The portion of the collector
road to be built in this event will meet with both VDOT and Frederick County
approval.
In the event that Frederick County request that the owner not build a portion
of the Renaissance Drive collector road extension, the owner may build a
temporary entrance onto Shady Elm Road for commercial use. The
temporary entrance on Shady Elm Road will be permanently closed
Proffer Statement Page 2 of 4
•
•
immediately after the Renaissance Drive collector road extension is available
for use by the owner.
6. The owner herby proffers to provide for inter -parcel connections for all new lots to
provide access to the two new access points on Renaissance Drive.
Building Restrictions
The development of the subject Property shall include the following building restrictions:
1. All loading docks shall be screened from view from all adjacent properties in the
Rural Area (RA) Zoning Districts that are located west of Shady Elm Road. The Owner
will utilize a Class C — Full Screen (As defined by Frederick County at the date of this
rezoning) 100' (one hundred feet) buffer adjacent to Rural Area (RA) Zoning Districts
west of Shady Elm Road.
2. Individual business signs will be prohibited along Shady Elm Road.
3. The owner will perform an intensive level survey on the historic structure located
on -site (Henry Carbaugh House - 434-1040) prior to its demolition.
Landscape Design Features
The development of the subject Property, and the submission of any Master Development Plan,
shall include the following landscape design features:
The owner shall provide street trees planted 50 (fifty) feet on center adjacent to the
Renaissance Drive collector road extension. The trees are to be planted within 120
(one hundred and twenty) days of written request by Frederick County.
Monetary Contributions to Offset Impact of Development
The owner, hereby voluntarily proffers that if the Board of Supervisors for the County of
Frederick, Virginia approves the rezoning for the 107.21 +/- acre property to the Light Industrial
(M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the
Proffer Statement Page 3 of 4
0
Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1)
Zoning District portion of the parcel, the sum of thirty thousand dollars ($30,000.00), for use by
the Board in its discretion for fire and rescue purposes.
Additionally, the owner shall contribute five thousand dollars ($5,000.00) to the Kernstown
Battlefield Association prior to the issuance of the Certificate of Occupancy Permit for the first
structure constructed on the property.
Escalator
In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick
County within eighteen (18) months of the approval of this rezoning, as applied for by the
owner, said contributions shall be in the amounts as stated herein. Any monetary contributions
set forth in this Proffer Statement which are paid to the County after eighteen (18) months
following the approval of this rezoning shall be adjusted in accordance with the Urban
Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that
at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U
from that date eighteen (18) months after the approval of this rezoning to the most recently
available CPI-U to the date the contributions are paid, subject to a cap of 4 percent (4%) per
year, non -compounded.
Respectfully Submitted,
The Henry J. Carbaugh Trust
OWNER: HC✓l ^y 'J, CG<b<«,F/ I J/�rs,i �{vic(.�•'
Date: ! f�' 7�� , A r f-
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -Wit:
e X0,-i —7 S�c�Ce,SSF
'j ✓'USIeN
The foregoing instrument was acknowledged before me this day of
2017, by CPrr\ LSaer 1
My Commission expires 9 Zo • 10
Notary Public
Proffer Statement Page 4 of 4
• 0
AMENDMENT
Action:
PLANNING COMMISSION: November 1, 2017 - Recommended Approval
BOARD OF SUPERVISORS: December 13, 2017 - ❑ APPROVED F] DENIED
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING 804-17 CARBAUGI-I BUSINESS CENTER
WHEREAS, REZONING #04-17 Carbaugh Business Center, submitted by Stowe Engineering, PLC
to rezone two parcels of land that total 107.21 f acres from the RA (Rural Areas) District to the M 1 (Light
Industrial) District with proffers with a final revision date of October 19, 2017 was considered. The site
has an address of 831 Shady Elm Road (Route 651) and are located on the southeastern side of Shady Elm
Road, approximately 1.1 1 miles southwest ofthe intersection of Shady Elm Road and Apple Valley Road
(Route 652). The southeastern portion of the site is bounded by the CSX Railroad, in the Back Creek
Magisterial District and is identified by Property Identification Nos. 74-A-68 and 74-A-69; and
WHEREAS, the Planning Commission held a public hearing on this rezoning on November I, 2017
and recommended approval; and
WHEREAS, the Board of Supervisors held a public hearing on this rezoning on December 13,
2017; 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
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 rezone two parcels of land that total
107.21f acres from the RA (Rural Areas) District to the M I (Light Industrial) District with proffers
with a final revision date of October 19, 2017. The conditions voluntarily proffered in writing by the
Applicant and the Property Owner are attached.
PDRes #45-17
0
9A
This ordinance shall be in effect on the date of adoption.
Passed this 13th day Of December, 2017 by the following recorded vote:
Charles S. DeHaven, Jr., Chairman Gary A. Lotion
J. Douglas McCarthy Robert W. Wells
Gene E. Fisher
Blaine P. Dunn
PDRes 945-17
Judith McCann -Slaughter
A COPY ATTEST
Kris C. Tierney
Frederick COLrnty Administrator
0
• Candice Perkins
From: Funkhouser, Rhonda (VDOT) <Rhonda.Fun khouser@VDOT.Virginia.gov> on behalf of
Smith, Matthew, P.E. (VDOT) <Mattliew.Smith@vdot.virginia.gov>
Sent: Thursday, September 7, 2017 9:37 AM
To: John Bishop; 'mcheran@fcva.us
Cc: Tim Stowe; Short, Terry (VDOT); Campbell, Adam (VDOT); Smith, Matthew, P.E. (VDOT)
Subject: Carbaugh Rezoning - Tax Map 74-A-68,69 - VDOT Comments
A VDOT review has been completed on the Carbaugh Rezoning. We offer the following comments:
Following discussions with Frederick County, it is VDOT's understanding that if an agreeable proffer regarding the
monetary participation for the completion of Renaissance Drive can be reached between Frederick County and the
developer, the county will consider the transportation mitigation responsibilities of the subject property resolved. While
VDOT agrees that the completion of Renaissance Drive is an important and significant transportation improvement to
the area, there remains future concerns over the operation of US 11 and the interchange with Route 37 given the extent
of planned developments in the region. Should the County determine a revised submission of the TIA is not warranted,
the following comments are for the County's knowledge and understanding of potential operational issues related to the
TIA's study limits along the US 11 corridor.
1. The primary mitigation proposed in the study to address transportation impacts of the development is monetary
participation by the developer in the extension of Renaissance Drive to Shady Elm Road. While this
transportation improvement is critical for the subject development, as well as other developments in the vicinity
• of Shady Elm Road and Apple Valley Road, the current trigger of said participation in both the draft proffers and
study report conveys the risk of potential impacts to the existing transportation network in the event that the
subject development proceeds prior to the completion of Renaissance Drive. The study states that access to the
development will be from Shady Elm Road prior to the completion of Renaissance Drive and the conclusion
section states that "the traffic that is forecasted from this development can be accommodated on the existing
road network". However, this assumption is unfounded as the TIA does not include Build and Design Year
scenarios where Renaissance Drive does not connect US 11 and Shady Elm Road. It is VDOT Staunton District
Planning's recommendation that Frederick County consider requesting modifications to the proffers that
requires the monetary participation of the developer and start of construction on the extension of Renaissance
Drive, prior to the issuance of the initial occupancy permit on the subject property. Without such changes to the
proffer, it is recommended that the TIA be revised to evaluate the build and design year impacts without
Renaissance Drive in place and detail improvements needed to mitigate impacts.
The traffic models and analysis outputs presented in the study are currently inadequate in identifying the future
operational performance of the US 11 corridor between Renaissance Drive and the Route 37 interchange. As a
result, the potential impacts of the full build out of the subject property on US 11 are unclear. The following is a
summary of deficiencies within the current traffic models:
• In all models, the traffic signal at US 11 and the Route 37 eastbound ramps is coded with signal timings,
vehicle extension, and clearance intervals that do not match VDOT supplied data (the signal timing sheet is
included in Appendix F of the report).
• In the existing year models at the US 11 and Route 37 eastbound ramp signal, the left turn movements for
• the off -ramp and Kernstown Commons Boulevard approach need to be revised to protective / permissive
phasing with leading lefts.
Ll
•
• The percentage of heavy vehicles within the models seems to be based on the number of heavy vehicles
counted during the entire traffic data collection window instead of the peak hour window, and therefore •
may not represent accurate conditions. Additionally, it seems future year heavy vehicle percentages at the
US 11 and Route 37 eastbound ramp intersection were not adjusted for development traffic.
• No trips were assigned to the various side streets accessing US 11 between Renaissance Drive and Route 37
and as a result, there are considerable vehicle balancing discrepancies in the models. While these side
streets were not scoped as study intersections, assumptions should have been made for these side street
movements to achieve vehicle balancing in the network and provide a more accurate analysis of the
operational performance of US 11.
• The analysis does not consider trip diversion or potential impacts from existing developments along Shady
Elm Road and Apple Valley Road to the US 11 corridor via routing along Renaissance Drive.
3. Even with the deficiencies listed above, based on the potential trip generation associated with the subject
property and other potential developments within the vicinity, it is likely that additional improvements will be
necessary within the study area to mitigate future impacts. These may include access management / alternative
intersection consideration along US 11 between Renaissance Drive and Route 37 and a potential second lane on
the Route 37 eastbound on -ramp to accommodate simultaneous receipt of heavy northbound left turns and
southbound right turns from US 11.
4. In the Build and Design Year models, the US 11 and Route 37 eastbound ramp signal is modified from the
current protected only left turn phasing on US 11 to protected / permissive phasing in the form of flashing
yellow arrows. However, this left turn phasing modification is not discussed in the report from either a safety or
operational perspective or listed as an improvement recommendation. If a modification from protected only to
protected / permissive left turn phasing is being considered as a future year improvement, VDOT recommends •
that the protected only left turn phasing also be analyzed in the future year to identify operation impacts if left
turn phasing must be converted back from protective / permissive should a safety concern arise. Additionally,
VDOT intends to upgrade the Route 37 eastbound ramp and Kernstown Commons Boulevard left turn phasing to
protective / permissive via flashing yellow arrows in the next few years.
5. When Frederick County's Revenue Sharing project advances for the extension of Renaissance Drive,
improvements should be considered along the existing section of the roadway to improve future operations of
the facility as developments begin to come online. Improvements to be considered include modifying the traffic
signal at US 11 to provide flashing yellow arrow left turn phasing and the consolidation of the two eastern most
entrances currently serving vacant properties in order to reduce potential turning movement conflicts and
increase available storage of the eastbound left turn lane onto northbound US 11.
6. The study includes two trip generation scenarios for the subject property, consisting of ITE rates and custom
rates with supporting documentation as proposed by the preparer of the study. This approach was agreed to
during study scoping to evaluate the differences in transportation impacts between to two trip generation
scenarios. Please be advised that the utilization of ITE rates will still be the accepted process for all studies
moving forward per the Chapter 527 TIA Administrative Guidelines. Any use of custom trip rates, if requested,
will be discussed on a case by case basis during the study scoping process.
Should you have any questions or wish to discuss this information, do not hesitate to let me know.
Matthew B. Smith, P.E. I Area Land Use Engineer
Virginia Department of Transportation
Clarke, Frederick, Shenandoah & Warren Counties •
] 4031. Old Valley Pike
Edinburg, VA 22824
voice: 540/984-561.5
11
• Matthew.Smith@vdot.virginia.gov
•
FREDERICK
WAFER
315 Tasker Road PH (540) 868-1061 Eric R. Lawrence
Stephens City, Virginia 22655 Fax (540) 868-1429 Executive Director
www.FrederickWater.coni
August 18, 2017
Tim Stowe
Stowe Engineering, PLC
103 Heath Court
Winchester, Virginia 22602
RE: Rezoning Application Comment
Carbaugh Rezoning Application
Tax Map Number: 74-A-68 and 74-A-69
• 107.21 acres
Dear Mr. Stowe:
Thank you for the opportunity to offer review comments on the Carbaugh rezoning application
package, with an undated draft proffer statement and the Impact Statement dated October 21,
2016. Frederick Water offers comments limited to the anticipated impact/effect upon
Frederick Water's public water and sanitary sewer system and the demands thereon.
The project parcels were recently added to the sewer and water service area (SWSA) and in an
area not presently served by FCSA. SWSA enables access to public water and sewer service by
county policy. Location within the SWSA does not guarantee that sanitary sewer and water
capacities are available to serve the property.
The rezoning application is silent on the potential use, square footage, and water and sewer
demands. The Impact Analysis suggests a 1,000,000 square foot user for calculating solid waste
production, while the Traffic Impact Analysis proposes 46.9 acres of light manufacturing and
46.9 acres of warehousing uses. In order to analyze water and sewer usage, Frederick Water
will analyze demands based on a light industrial user which consumes 500 gpd/a (gallons per
day, per acre). Based on the 107 acre site, water and sewer demands are projected to each be
53,500 gpd.
It
ANNIVERSARY
Water At Your Service iris
Page 2
Carbaugh rezoning application
Tim Stowe, Stowe Engineering •
August 18, 2017
Water and sanitary sewer treatment facilities are presently available to meet the projected
demand of 53,500 gpd. Facilities for conveyance of water to, and sanitary sewer from, the
subject properties does not presently exist. From previous discussions with the applicant,
Frederick Water understands the applicant's intent is to construct a water line which will tap
into an existing 20-inch water main along Route 11, and traverse westward within to be
established easements. Sanitary sewer would be addressed through the construction of a new
sanitary sewer pump station located along the CSX railroad tracks, and a sanitary sewer force
main northward following the CSX railroad tracks to a point at which the force main would
discharge into the Hoge Run Interceptor, The interceptor would then convey flows to Parkins
Mill Wastewater Treatment Plant. An optional sanitary sewer route would be the construction
of the Opequon Interceptor which will facilitate flows directly from the subject properties to
the Parkins Mill Wastewater Treatment Plant. Regardless of the route for water and sanitary
sewer conveyance, the construction of the infrastructure will be the responsibility of the
applicant.
The proffer statement is silent on improvements that would be constructed by the applicant to
meet water and sanitary sewer demands. Accordingly, the comments offered herein are
general in nature. The ultimate decision regarding the ability to serve the property with
adequate water and sanitary sewer will be determined at the time the site's use is determined, •
conveyance facilities are constructed, and water and sewer connection fees are paid to
Frederick Water. Sanitary sewer system capacity is not reserved until the sewer connection fee
is paid to Frederick Water, and physical connection to the system is made.
Water and sanitary sewers are to be constructed in accordance with the FCSA standards
specifications. Dedicated easements may be required and based on the layout vehicular access
will need to be incorporated into the final design.
Please be aware that the FCSA is offering these review comments without benefit of knowledge
of the specific use of the site. Additionally, we would welcome an opportunity to review any
proffers which may serve to mitigate any sanitary sewer deficiencies.
Thank you for the opportunity to offer review comments.
Sincerely,
Eric R. Lawrence
Executive Director
Cc: Michael T. Ruddy, AICP, County Planning Department 0
•
•
•
August 7. 2017
Mr. Tim Stowe, PE, LS
Stowe Engineering, PLC
103 Heath Court
Winchester, Virginia 22602
COUNTY of FREDERICK
Department of'Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
RE: Proposed Rezoning for Carbaugh Business Center
Property Identification Numbers (PINs): 74-A-68 and 74-A-69
Dear Tim:
I have had the opportunity to review the draft rezoning application for the Carbaugh
Business Center. This application seeks to rezone two properties totaling 107.21 acres
• from the RA (Rural Areas) Districts to the M 1 (Light Industrial) District with proffers.
The review is generally based upon the proffer statement submitted on July 13, 2017.
Prior to formal submission to the County, please ensure that these comments and all
review agency comments 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.
Kernstown Area Plan — Land Use. The 2035 Comprehensive Plan and the
Kernstown Area Plan provide guidance on the future development of the property.
The property is located within the SWSA. The 2035 Comprehensive Plan
identifies these properties with an industrial land use designation. The proposed
M 1 Zoning is generally consistent with the Kernstown Area Plan as it relates to
this area The land use plan depicts access to this site through a new major
collector road, Renaissance Drive.
Proffer — Site Improvements.
a. Shady Elm Road is a rural roadway that is not set up to accommodate new
industrial entrances at this point. This roadway should not be utilized for
new industrial entrances which would place heavy industrial traffic in
close proximity to existing rural residential land uses, even on a temporary
basis. Staff recommends that the proffer be revised to state that
Renaissance Drive must be completed prior to any occupancy permits
granted for any proposed structures.
0
•
Page 2
Mr. Tim Stowe
RE: Carbaueh Business Center
August 7, 2617
b. A proffer should be included that restricts the location of temporary
construction entrances. Construction entrances should not be placed near
existing residential land uses along Shady Elm Road. Any temporary
entrances (including temporary construction entrances) should be provided
adjacent to Renaissance Drive.
c. Proffer 2 and 3 from this section should be expanded to state "to Frederick
County for Dedication to VDOT".
J. Proffer 7 from this section should be modified to state that the owner will
provide interparcel connections for all new lots to provide access to the
two new access points on Renaissance Drive to ensure future lots have
access to an improved collector road and do not impact Shady Elin Road.
Proffer — Building Restrictions.
a. Proffer 2 under this section is a requirement of the Subdivision Ordinance
and should be removed.
b. Staff suggests providing a proffer for building facades facing Shady Elm
Road and Renaissance Drive (cast stone, stone, brick, architectural block,
glass, wood, dry vit or stucco — similar to the Artillery proffer statement). •
c. A proffer for a multi -tenant complex sign is suggested along Shady Elm
Road and Renaissance Drive, with prohibitions for individual business
signs along Shady Elm Road.
d. Flashing loading bay lighting should be addressed with this proffer
statement in addition to the proffer for screening. Industrial facilities on
similar properties contain flashing loading bay lights.
4. Proffer — Landscape Design Features.
a. Proffer I under this section is proffering less than the buffer section of the
Zoning Ordinance. The land uses across Shady Elm Road consist of
single family residential — therefore a full distance buffer would be
required (three trees per ten linear feet — evergreen, shrub, deciduous and a
6' berm). Staff suggests depicting the three trees per ten linear feet along
Shady Elm Road and providing street trees along Renaissance Drive on
the GDP.
b. Proffer 2 from this section is proffering less than the buffer section of the
Zoning Ordinance. The southwestern portion of the property is adjacent to
RA residential land uses and therefore the minimum required is a
Category C — full screen 100' buffer.
5. Proffer — Monetary Proffer. Recent rezonings have included a 50.05-50.10 per
building square foot proffer to Fire and Rescue, staff recommends keeping within
this range. The Fire and Rescue proffer provided with this rezoning equates to
•
E
•
Page 3
Mr. Tim Sto",e
RE: Carbaugh Business Center
August 7, 20) 7
S0.02 per building square foot based on the 1.000.000 square foot assumptions
provided in the application.
6. Impact Analysis. Expand the parameters of the impact analysis section
pertaining to surrounding properties. This development will impact a number of
existing rural residential land uses along Shad, Elm Road and adjacent to the
southwestern property line of the proposed rezoning. Consideration of the
topography and viewshed fi•om the residential properties and the existing
agricultural operation along Shady Elm Road should be addressed in this section.
Transportation Comments. Please note that the transportation comments on the
rezoning application from John Bishop, Assistant Director - Transportation, are
being provided to you in a separate letter. Staff may also provide additional
comments related to the proposed changes if warranted subject to adjustments
requested by VDOT.
8. Agency Comments. Please provide appropriate agency comments fi-om the
following agencies: Virginia Department of Transportation, Frederick County
Department of Public Works, Frederick County Fire Marshal, Frederick County
Sanitation Authority, Health Department, the local Fire and Rescue Company, the
County Attorney, the Historic Resources Advisory Board (HRAB) and the
Frederick -Winchester Service Authority.
Fees. Based on the fees adopted by the Board of Supervisors on April 23, 2008,
the rezoning fee for this application would be 520.721.00 based upon acreage of
107.21 acres.
All of the above comments and reviewing agency comments should be appropriately
addressed before staff can accept this rezoning application. Please feel free to contact me
with questions regarding this application.
Sincerely,
Candice E. Perkins, AICP, CZA
Assistant Director
CEP/pd
is
CJ
0
0
August 7, 2017
Mr. Tim Stowe. PE. LS
Stowe Engineering. PLC
103 Heath Court
Winchester, Virginia 22602
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
RE: Transportation Comment for Proposed Rezoning for Carbaugh Business
Center
Property Identification Numbers (PINs): 74-A-68 and 74-A-69
Dear Tim:
Thank you for the opportunity to review the drafl rezoning application for the Carbaugh
Business Center to rezone two properties totaling 107.21 acres from the RA (Rural
Areas) Districts to the MI (Light Industrial) District with proffers. The review is based
upon the undated proffer statement submitted on July 13. 2017.
Transportation Comments
Renaissance Drive
Proffer 1 notes that the applicant is willing to provide S820,000.00 toward the
completion of Renaissance Drive. As noted in the TIA, Renaissance Drive is
important in offsetting the impact of the proposed development and will
comprise a significant portion of traffic on the roadway. The current proffer is
insufficient to move the project to bid. Based upon that, though the TIA notes
the need of Renaissance Drive to offset the traffic impact, the current proffer
does not offset the transportation impact of the proposed development.
Entrances
Proffer 5 notes that the owner may use two temporary entrances on Shady
Elm until such time as Renaissance Drive is in place for construction and
commercial purposes. Extreme care should be taken to minimize the impact
of this traffic on the residential neighborhood on the west side of Shady Elm
Drive and staff would suggest that the applicant coordinate with County Staff
and VDOT to keep any access as close to the final intended location on future
Renaissance Drive as possible. Particularly in the case of actual commercial
0
0 i
Page 2
Mr. Tim Stowe
RE; Carbaugh Business Center
August 7, 2017
entrances, staff believes it would be difficult to relocate a commercial
entrance once established.
3. Bicycle and Pedestrian Accommodation
In keeping with the Comprehensive plan and due to the significant number of
potential future employees as well as existing residents, please Nvork to mirror
the trail that has been proffered along Shady Elm Drive by previous
rezonings.
All of the above comments and reviewing agency comments should be appropriately
addressed before staff can accept this rezoning application. Please feel fi-ee to contact me
with questions regarding this application.
S incerel
John A. Bishop, AICP
Assistant Director -Transportation
JAB/pd
•
40
0
•
October 4, 2017
Mr. Michael Ruddy
County of Frederick
Department of Planning and Development
107 North Kent Street, Suite 202
Winchester, VA 22602
RE: Rezoning Application Comments
Dear Mr. Ruddy,
The following summary outlines agency responses to our rezoning application: (Please see attached
documents for verification)
1) Frederick County Fire and Rescue Department — Office of the Fire Marshall
• a. Plan approval was recommended
2) Winchester Regional Airport
a. Proposed rezoning of M1 is compatible with airport Operations.
3) Frederick County Sanitation Authority
a. The parcels to be rezoned have been added to the sewer and water service area.
b. Water and sanitary sewer treatment facilities are presently available to meet the
projected demand of 53,000 gpd.
c. The applicant is in agreement that construction of adequate infrastructure will be the
responsibility of the applicant.
d. Water and sanitary sewers are to be constructed in accordance with the FCSA (Frederick
Water) standard specifications.
4) Frederick -Winchester Service Authority
a. Comments deferred to FCSA
5) Frederick County Department of Public Works
a. Only comment, "A comprehensive review shall occur at time of site plan submission".
6) Virginia Department of Transportation (VDOT)
a. VDOT's comment, "Following discussions with Frederick County, it is VDOT's
understanding that if an agreeable proffer regarding the monetary participation for the
completion of Renaissance Drive can be reached between Frederick County and the
• developer, the county will consider the transportation mitigation responsibilities of the
subject property resolved." It is the applicant's understanding that the revised Proffer
Statement's monetary participation is agreeable to Fredrick County.
7) Frederick County Attorney
a. "Applicant" has been changed to "owner" in the Proffer Statement
b. The sentences have been combined in the Proffer Statement
c. The GDP has been incorporated as part of the Proffer Statements
d. The Proffer Statement was revised to indicate "whichever event occurs first"
e. See the current revised Proffer Statement:
Item 2 — "This dedication is to be made within 90 (ninety) days after the date of the
approved Rezoning Application.
Item 3 — "This dedication is to be made with 90 (ninety) days of a written request by
Frederick County."
Item 4 — "This grant is to be made with 90 (ninety) days of a written request by
Frederick County."
f. The Proffer Statement has been revised to "grading/slope" easement.
g. See the revised Proffer Statement, Site Improvements, Item 5.
h. The Proffer Statement was been revised to "west of Shady Elm Road"
i. The Proffer Statement was revised to "The trees are to be planted within 120 (one
hundred and twenty) days of written request by Frederick County."
8) Historic Resources Advisory Board
a. Approval was recommend with the condition that the Applicant preform an intensive
level survey on the Henry Carbaugh House #34-1040.
b. The Proffer Statement was revised to require the intensive level survey request prior to
demolition of the Henry Carbaugh House.
9) Virginia Department of Health, Lord Fairfax Health District
a. No objections noted.
b. The applicant will properly abandon any discovered sewer disposal systems or private
wells per Health Department Regulations.
10) Department of Planning and Development
Proffer —Site Improvements
a. The Proffer Statement has been revised to limit the impact on Shady Elm Road. See Site
Improvement— Item 5.
b. On the Proffer Statement. See Site Improvements — Item 5.
c. The suggested change has been incorporated into the Proffer Statements.
d. The suggested change has been incorporated into the Proffer Statements.
Proffer - Building Restrictions
a. The item has been removed from the Proffer Statement
b. The applicant feels that a facade restriction would place an undo burden on the
marketability of the land for future developments. Those restrictions are not prevalent
on other M1 zoned properties,
c. Signage has been restricted on Shady Elm Road in the Proffer Statement. 0
•
0
• d. The flashing lights cannot be restricted on the buildings as it has become a loading dock
safety requirement. The applicant has added the use of a Category — C full screen 100'
buffer to the Proffer Statement to mitigate the impact of the loading dock lights.
Proffer —Landscape Design Features.
a. See the revised GDP and Proffer Statement. Street tress have been provided for along
Renaissance Drive.
b. The item has been removed.
Proffer — MonetarV Proffer
a. The applicant has increased the proffered amount by $20,000 dollars.
Impact Analysis: TBD
11) Frederick County Transportation
a. To be discussed
Please feel free to contact me with any questions or concerns.
• Thank you,
Tim Stowe
1�1
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Impact Analysis Statement
{ Ca rba ugh Rezoning
Back Creek Magisterial District
Parcel ID 74-(A)-68 and 69
Total Area: 105.74 acres
October 21, 2016
Owner:
Henry J. Carbaugh Trust
Winchester, VA 22603
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I 103 Heath Court
I Winchester, VA 22602
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Location Map
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IMPACT ANALYSIS STATEMENT
Henry J. Carbaugh Trust
Introduction
The Henry J. Carbaugh Trust is requesting a rezoning of a 105.75-acre parcel in Frederick County.
The property is owned by the Trust and is located east of Shady Elm Road, west of the CSX
railroad, and south of the planned extension of Renaissance Drive. The site has previously been
leased for agricultural use and the abandoned home on the property has been vacant in recent
years. The applicants are seeking a change in zoning from RA to M-1.
The property is currently open fields with an abandoned home and farm buildings. Multiple
utilities run along the perimeter of the property adjacent to the railroad and Shady Elm Road.
Stormwater drains generally south east to a 3' x 5' stone box culvert that pass under the CSX
railroad.
The Frederick County Comprehensive Plan's 2035 Long Range Land Use map shows this property
0 is planned for industrial use. The requested M-1 zoning is consistent with this planned use. Light
manufacturing and warehousing businesses are planned for the site. The site will be graded,
landscaped, and roads will be installed that will meet current County specifications. The main
entrance will connect to Renaissance Drive when Renaissance Drive is extended Shady Elm
Road. Inter -parcel connectors will be utilized within the parcel to direct all traffic to this main
entrance.
Site Suitability
100 Year Flood Plains - The site is not located within or near any 100-year flood plains per FEMA
Flood Map Nos. 51069CO330D and 51187C0050C.
Wetlands — Based on field studies performed by Virginia Waters and Wetlands and a site visit by
the US Army Corps of Engineers, Warrenton field office representative, the Corps of Engineers is
taking jurisdiction of wetland areas on the property, which includes two farm ponds and a small
spring.
Steep Slopes — This site is fairly flat, without any steep slopes.
is
Mature Woodlands —There are no areas of mature woodlands on the site.
Prime Agricultural Soils — Based on data from the USDA Web Soil Survey there are 46.3 acres of
Prime Farmland on the site and 59.45 acres of farmland of statewide importance. Efforts will be
made to preserve these lands in the wetlands and inactive buffer areas.
Soil or Bedrock Conditions which would create Construction Difficulties or Hazards —A review of
the USDA Web Soil Survey indicates that the depth to bedrock is over 80 inches for 80+ acres of
the site, and for the remainder of the site it is 20 to 40 inches. Where rock is encountered in
excavation areas it will be removed by mechanical means or blasting.
Surrounding Properties
The subject property is surrounded by:
• The CSX railroad to the east. On the opposite side of CSX is undeveloped land and the
Mountain View Church.
• The proposed American Woodmark headquarters lies to the north.
• To the south and adjoining the property are four homes. 0
• To the west is Shady Elm Road and on the opposite side of the road is the Shady Elms
Farm subdivision.
The distance from the property line to the homes on the west side of Shady Elm Road is 130 feet
or more. Due to existing utilities, the VDOT right of way dedication requirements, and the
Frederick County zoning buffer requirements, noise and glare impacts on the neighbors is
expected to be minimal, if any. The planned uses will are not generators of loud noises, fumes or
pollution.
Traffic
A Traffic Impact Study has been prepared by Stowe Engineering. The study shows that
Renaissance Drive, when completed, will serve as the primary road between Route 11 and the
site. Until Renaissance Drive is completed, Shady Elm Road will be used for access. Route 11
currently operates at a good level of service south of Route 37. However, it is recognized that
this proposed development will add traffic to the roadways. Therefore, the developer is
proffering to participate financially to improve mobility to the area.
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Seivage Conveyance and Treatment
The site is located inside of the Frederick County Sewer and Water Service Area. Wastewater
from the site will be collected and pumped into the existing FCSA gravity sewer system.
Improvements to the Battlefield pumping station will be implemented as needed to convey the
wastewater to the Parkins Mill Wastewater Treatment Plant which is sized to treat 5 million
gallons a day.
Water Suppl},
The site is located inside of the Frederick County Sewer and Water Service Area. An existing 20"
water main in Valley Pike will be tapped to provide water to the site. A new line will be run
perpendicular to Valley Pike and under the CSX railroad to the serve the site. The line will be
constructed so it can be looped back into the water system.
Drainage
Drainage from the site flows to the southeast. A spring feeds a small stream which fills a farm
pond in the southeast area of the property, which ultimately drains through a 3' x 5' stone box
culvert under the CSX Railroad. An upper farm pond does not collect water and has little
development value. Preliminary plans call for the spring and lower pond to be preserved, while
the upper pond will be removed.
Post -development drainage from the developed areas will be routed through stormwater
management facilities to control the quantity and quality of stormwater leaving the site.
Solid Waste
Collection of solid waste will occur through the use of on -site dumpsters and private haulers.
The Civil Engineering Reference Manual, 4`h edition, uses a solid waste generation rate of 5.4
cubic yards per 1,000 square feet of floor area. Applying this rate, 1,000,000 sf development will
3
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generate 5,400 cubic yards of solid waste per year. The solid waste will be transferred to the
Frederick County Landfill Facility by private licensed commercial carriers.
Historical Site and Structures
A review of battle maps for the 151 and 2nd Battles of Kernstown showed that troops marched
across the subject property on their way to the battles, but no fighting is recorded on the
property. A review of the VA Department of Historic Resources record 034-1040 for the Henry
Carbaugh House (formerly the Hockman House) provided the following statements:
1112006: The Hackman House has aluminum replacement windows, and an interior that
was destroyed by fire and rebuilt. Research did not indicate that it was associated with
historical events, persons of historical significance, nor is it an outstanding example of an
architectural style or type or the work of a master craftsman.
Impact on Community Facilities
0
Educational Facilities — This project will add no children to the school system.
Emergency Services — Police protection will be provided by the Frederic County Sheriff
Department. The property is located in the first response area for the Stephens City Fire and
Rescue station. Response times from the station to the site are reasonable.
Parks and Recreation —This project will not add to the population of Frederick County and
therefore will not increase the demand for Parks and Recreational services.
Libraries - This project will not add to the population of Frederick County and therefore will not
increase the demand for library services.
Local Government — The Frederick County Impact Model will be used to determine the level of
impact this project will have on the local government.
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Executive Summary •
This Traffic Impact Study was prepared to support the rezoning request for the land owned by the Henry
J. Carbaugh Trust, and is located south of Kernstown in Frederick County, VA. The rezoning, if approved,
will lead to development that will create 46.9 acres of light manufacturing and 46.9 acres of
warehousing uses. The total area of the proposed project area is 107.21 acres.
The subject property is located south of the unincorporated area of Kernstown in Frederick County, VA.
More specifically the site is west of Route 11, east of Shady Elm Road, and north of Springdale Road.
Access to the site will be through a new entrance onto Renaissance Drive. Development traffic will be
directed east on Renaissance Drive towards Route 11 for access to Route 37 and 1-81.
During the scoping for this project it was brought to the attention of the VDOT staff that the ITE trip
generation method was found to overestimate the traffic associated with light manufacturing and
warehousing land uses. Some ITE data for these land uses dates to the 1960s and does not reflect
efficiencies gained with current technologies and automation systems. The old data also does not
account for the increased capacity of modern day trucks. The Proposed Trip Generation rates presented
in this report were offered to VDOT as a more appropriate trip generation rates for this project. VDOT
asked that the 2018 Build and 2026 Design Year analyses be performed using the Proposed Trip
Generation and ITE Trip Generation rates. These are included in this report and are identified with
labeling of either "Proposed" or "ITE trip generation rates.
While the traffic that is forecasted to result from this development can be accommodated on the
existing roadway network, the completion of Renaissance Drive will bring with it benefits beyond those
recognized by this project by providing traffic relief to other local roadways in the region, including
Route 11 on the north side of Route 37. The recommended roadway improvements are:
• 20 feet of right of way should be dedicated along the northern property line towards the
Renaissance Drive project, totaling approximately one acre. Note: the remainder of the needed
right of way for Renaissance Drive and the Shady Elm Road intersection improvements was
proffered with the rezoning of the Venture 1 property.
• An 80' wide permanent grading/slope easement should be dedicated along the aforementioned
right of way line extending 600 ft. west from the CSX right of way, totaling approximately 1.1
acres.
• 40' of additional right of way should be dedicated for future roadway improvement along the
western property line adjacent to Shady Elm Road, totaling approximately 2.7 acres.
• Participation financially in the development of Renaissance Drive.
With these improvements proffered by this developer combined with the improvements planned
and proffered by other developers in the vicinity, it is the opinion of this engineer that the
transportation impacts of this rezoning and its resulting development are both manageable and
acceptable for this project setting.
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Table of Contents
ExecutiveSummary .....................................................................................................................................1
Introduction.................................................................................................................................................. 4
Purpose.....................................................................................................................................................4
StudyObjectives....................................................................................................................................... 4
BackgroundInformation...............................................................................................................................4
Transportation Improvements Assumed to be in Place...........................................................................4
Transportation Improvements Planned....................................................................................................4
DevelopmentDescription.............................................................................................................................4
SiteLocation..............................................................................................................................................4
Descriptionof the Parcel...........................................................................................................................5
GeneralTerrain Features..........................................................................................................................5
Location within Jurisdiction and Region...................................................................................................5
Comprehensive Plan Recommendations......................................................................................................6
CurrentZoning..................................................................1..........................................................I................7
StudyArea Description.................................................................................................................................7
• Study Area.................................................................................................................................................7
Proposedand Existing Uses..........................................................................................................................8
ExistingUse...............................................................................................................................................8
ProposedUses & Access...........................................................................................................................8
NearbyUses.............................................................................................................................................. 9
ExistingRoadways.....................................................................................................................................9
FutureTransportation Improvements......................................................................................................9
2016 Existing Traffic Conditions..................................................................................................................10
DataCollection........................................................................................................................................10
Analysis..................................... ..............................................................................................................11
2018 Background (No -Build) Traffic Conditions.........................................................................................16
Analysis...................................................................................................................................................16
Methodsof Forecasting Trips.....................................................................................................................19
Proposed Method for Trip Generation and Trip Distribution.....................................................................20
TripGeneration — Proposed Method......................................................................................................20
Trip Distribution — Proposed Method.....................................................................................................20
2018 Build -Out Conditions — Proposed Method.........................................................................................24
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Analysis...................................................................................................................................................24
2024 Design Year Conditions — Proposed Method.....................................................................................30
Analysis...................................................................................................................................................30
ITE Trip Generation and Distribution..........................................................................................................36
TripGeneration — ITE Method................................................................................................................36
TripDistribution......................................................................................................................................36
2018 Build -out Conditions with ITE Rates...................................................................................................39
Analysis................................................................................................................................... ...39
Design Year (2024) with ITE Rates..............................................................................................................46
Analysis...................................................................................................................................................47
Recommended Roadway Improvements....................................................................................................52
QueueAnalysis............................................................................................................................................53
Pedestrian and Bicycle Traffic.....................................................................................................................54
Conclusions.................................................................................................................................................
55
Appendices .
Appendix A
Pre -Scope of Work Meeting Form
Appendix B
Traffic Count Data
Appendix C
Synchro LOS and Queue Reports
Appendix D
Cost Estimate
Appendix E
Generalized Development Plan
Appendix F
Traffic Signal Timing Plan
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Introduction
Purpose
This Traffic Impact Study has been prepared to support a rezoning request for the land located south of
Kernstown in Frederick County, VA that is owned by the Henry J. Carbaugh Trust. The rezoning, if
approved, will lead to development that will create 46.9 acres of light manufacturing and 46.9 acres of
warehousing uses. The total area of the proposed rezoning is 107.21 acres, which includes the entire
parcel.
Study Objectives
The objectives of this study are to identify:
1. Impacts on traffic operations that may result from the project.
2. Future connectivity to pedestrian and bicycle facilities.
Background Information
Transportation Improvements Assumed to be in Place
For the purposes of this study Renaissance Drive is assumed to completed from its current terminus to
Shady Elm Road prior to the build out year of this proposed project.
Transportation Improvements Planned
A review of the VDOT Six Year Improvement Plan shows that VDOT has one planned construction project
near this proposed rezoning, the extension of Renaissance Drive, UPC 91847. Schedule information for
the project is not provided in the VDOT online database.
• According to the Frederick County 2016-2017 Secondary Road Improvement Plan and the 2016-2017
Primary Road Improvement Plan, two planned roadway improvement projects are near the Carbaugh
property. These are:
Improve Valley Pike (Route 11) to establish an Urban Divided Four Lane System from the
southern limits of the City of Winchester to 0.4 miles south of intersection of the Route 37 EB
ramps. It is assumed that this improvement will not be in place before 2018, the build out year
for this rezoning project.
The extension of Renaissance Drive from 0.24 miles west of Route 11 to Shady Elm Road. It is
assumed that this improvement will be in place before 2018.
Development Description
Site Location
The subject property is located south of the unincorporated area of Kernstown in Frederick County, VA.
More specifically the site is west of Route 11, east of Shady Elm Road, and north of Springdale Road.
Figure
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Figure 1 Project Location Map (n.t.s.)
Description of the Parcel
The subject property for which this rezoning is requested encompasses 107.21 acres with frontage along
Shady Elm Road and future frontage along Renaissance Drive. The terrain is gently rolling and the land is
currently farmed. The property lies within the Frederick County Sewer and Water Service Area.
General Terrain Features
The site and its surrounding areas have gently rolling terrain with gentle slopes draining to the east. The
CSX railroad runs north -south on the east side of the property and runoff collects along the railroad until
it reaches a stone culvert near the south end of the property where drainage flows under the railroad
and ultimately to Opequon Creek.
Shady Elm Road runs north -south along the western side of the property and the future Renaissance
Drive will run east -west along the north side of the property.
Location within Jurisdiction and Region
The subject property is in the Back Creek Magisterial District of Frederick County, VA.
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Comprehensive Plan Recommendations
The 2035 Frederick County Comprehensive Plan — Kernstown Plan, identifies the future land use on the
site to be industrial. Surrounding properties are designated as industrial to the north, business to the
east and rural/agricultural to the south and west. Figure 2 shows the Future Land Use Plan near the
rezoning area.
I11 ' 1
Figure 2 Future Land Use map (n.t.s.)
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Current Zoning •
The current zoning on the property is RA (Rural Agriculture) and the property is being used for
agricultural purposes. The current land uses and zoning for the surrounding properties are:
Table I Surrounding zoning and land use
North _ �—_—
East
MI Light Industrial --agricultural
CSX railroad w/ RA beyond
agricultural
—
South_ u�
_ RA, lame lot residential—,-----
housing_
Housing and agricultural
West
RA, large lot residential
The current zoning map is shown in figure 3.
PROJECT /
LOCATION
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Figure 3 Existing Zoning Map (n.t.s.)
Study Area Description
Study Area
For the purposes of this Traffic Impact Study the study extends from Route 37 on the north to Springdale
Road on the south, and from Valley Pike on the east to Shady Elm Road on the west. There are no
additional major intersections within 2000 feet of the site that are not being studied. Figure 4 shows the
locations of the intersections that have been studied and the existing roadways near the site.
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Figure 4 Location of Study Intersections
Proposed and Existing Uses
Existing Use
The property is currently used for agricultural purposes.
Proposed Uses & Access
The proposed uses for the property are light manufacturing and warehousing (ITE land uses 110 and
150) which will include a mix of manufacturing, service and warehouse facilities. A plan of the proposed
development at an engineering scale is included in Appendix F of this report.
Access to the property will be through a proposed commercial entrance on Renaissance Drive. This will
be the only access to the site for normal traffic.
A connection to Shady Elm Road is also proposed and will be used for site access until Renaissance Drive
is open to traffic. After the opening of Renaissance Drive the Shady Elm access will be closed to normal
traffic and reserved for emergency and maintenance access.
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Nearby Uses
The existing land uses near the proposed site are:
• North —agricultural land that is zoned Light Industrial.
• West — agricultural land and large lot residential that is zoned Rural/Agricultural.
• South — agricultural land and large lot residential that is zoned Rural/Agricultural.
• East - CSX railroad and a mixture of Rural/Agricultural and commercial entities beyond CSX.
Existing Roadways
Figure 4 shows the location of the existing roadways near the subject property. The typical section
attributes for these roadways is as follows:
Table 2 Existing Roadway Attributes
Shady Elm Road
2
11
Gravel, variable width
Major Collector
Renaissance Drive
2
12
Curb & Gutter
Major Collector
Route 11 - Valley Pike
2 NB and 2 SB thru
12
Curb & Gutter in
Major Arterial
lanes w/ left and right
some sections. Gravel
turn lanes at Route 37
shoulders with
EB ramps and
variable width in
commercial
some sections
entrances. Narrows to
one thru lane with left
•
and right turn lanes at
Renaissance Drive
Route 37 EB Ramps
3 EB, 1 WB
12 - 18
Gravel, variable width
n/a
The intersection of Route 11 and the eastbound ramp for Route 37 is signalized. A traffic signal was
constructed at the intersection of Route 11 and Renaissance Drive when phase 1 of Renaissance Drive
was constructed. Since that time the signal has been "bagged" and is not in service. For the purpose of
this study it is assumed that the signal will be placed into service by VDOT in the project buildout year of
2018.
Future Transportation Improvements
The subject property is in the Virginia Department of Transportation's Staunton District, and Edinburg
Residency area of responsibility. A review of the VDOT Six Year Improvement Plan shows that VDOT has
one planned construction project near this proposed rezoning, the extension of Renaissance Drive, UPC
91847. Schedule information for the project is not provided in the VDOT online database.
According to the Frederick County 2016-2017 Secondary Road Improvement Plan and the 2016-2017
Primary Road Improvement Plan, two planned roadway improvement projects are near the Carbaugh
property. These are:
• Improve Valley Pike (Route 11) to establish an Urban Divided Four Lane System from the
southern limits of the City of Winchester to 0.4 miles south of intersection of the Route 37 EB
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ramps. It is assumed that this improvement will not be in place before the build out year of
2018.
• The extension of Renaissance Drive from 0.24 miles west of Route 11 to Shady Elm Road. It is
assumed that this improvement will not be in place before the build out year of 2018.
2016 Existing Traffic Conditions
Data Collection
To analyze the existing traffic conditions, peak hour turning movement counts were performed in late
August and early September following the opening of Frederick County Public Schools. Count data at
the following locations was collected using a video recording device that was later reviewed and
tabulated:
The intersection of Shady Elm Road where Renaissance Drive will connect (vol. on Shady Elm
Rd. only).
• The intersection of Route 11 and Renaissance Drive.
• The intersection of Route 11 and the Route 37 EB ramps.
The intersection count data was classified into cars and heavy vehicles thus providing a percentage of
heavy vehicles in the traffic. A minimal number of pedestrian movements (5) were also counted in the
intersection of Route 11 and Route 37 EB ramps.
Some construction was underway north of the Route 11— Route 37 EB ramp intersection at the time of
Is the count. After waiting over 4 weeks for the work area to clear, it became apparent the work area was
going to remain in place from 8:00 AM to 4:00 PM each week day for the foreseeable future. Based on
visual observations it was determined that the work area did not affect the flow of traffic in the
intersection and the count proceeded.
In addition to the intersection counts, 24 hour tube counts were also performed on Route 11 between
Renaissance Drive and Route 37 EB ramps. Count data was collected independently for the northbound
and southbound directions over a two -week period, but due to equipment problems only one week of
data was reported as having a high quality. Data from Tuesday through Thursday is used in this
reporting. This data is summarized in table 3 below and the count reports are included in Appendix B of
this report.
Table 3 Summary of Tube Count Data for Route 11
For the purposes of this report a 'K factor' of 0.086 was computed based on the PM peak hour volumes
from the tube counts. Since the VDOT Traffic Volume reports only include a 'k' Factor for Route 11, this
computed 'k' factor was applied to all other study locations to compute the AADT for those roadways.
0
A count of the vehicles that did not clear the queue at the intersection of Route 11 and Route 37 EB
ramps was also performed in the peak AM and PM hours. The data was collected to more accurately
model the actual conditions during saturated flows, although in almost every cycle the queue cleared,
there was a minimal number of vehicles that did not clear the signal queue on every cycle. Visual
observations indicate that inattentive drivers using their phones was the cause of most vehicles not
clearing the queue. This data is also included in Appendix B.
Analysis
The existing AM and PM peak hour intersection turning movements were analyzed using the Synchro
9.1 traffic modeling software. The location of the intersections studied is shown in figure 4, and the
existing AM and PM peak hour traffic volumes are shown in figure 5. For the AM peak hour, the existing
lane geometry, levels of service, and delays are shown in figure 6 and the resulting 951h percentile
queues are shown in figure 7. For the PM peak hour, the existing lane geometry, levels of service, and
delays are shown in figure 8 and the resulting 95th percentile queues are shown in figure 9. The
modeling results (levels of service and delays) are shown in tabular form in Tables 3 through 6.
Route 11 is a major north -south corridor that parallels 1-81 through Frederick County. In the study area,
patrons are attracted to local restaurants, shops, and a large theater. Two intersections that are not
being studied were modeled to evaluate the impact of traffic in the NB Route 11 queue that could block
these intersections. These intersections are at Kernstown Commons Blvd (150' wide) and Kavanaugh
Drive (95' wide). While there are other commercial and residential entrances within the study area on
Route 11, these two each have a break in the raised median and therefore require additional
consideration. Through visual observations during the PM peak hour it was determined that drivers on
Route 11 have no reservation about blocking the intersection with Kavanaugh Drive. Under existing
conditions, the NB Route 11 queue does not extend to the intersection with Kernstown Commons Blvd,
so it was not possible to evaluate driver's willingness to also block that intersection. However, for
modeling purposes, it was assumed that if drivers are willing to block one intersection, they are willing
to at least partially block another. In this case it was assumed that 2 vehicles will partially block the
intersection with Kernstown Commons Blvd south. The model was coded to reflect this situation.
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51 (70)
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•— 34 (40)
— 17 (22)
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k/ Kerns rown
Rte 37 EB Ramps
Commons Blvd
110 (114)
10 (29) --i
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196 (171)
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Legend: AM Peak Hr, (PM P ak HR) W= I
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L d
A,
v
4 (11)
•— 1 (0)
0 (6)
Renaissance Or Volvo Dealer
Entrance
3 (3) • •
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0 (2)
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Figure 5 Existing Year 2016 AM and PM Peak Hour Volumes
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LL N N >
22.0 (C)
• 21.9 (C)
r ♦ ►
23.2 (C)
Kernstown
Rte 37 EB
Ramps
Commons Blvo
30.9 (C)
20.9 (C) +
28.4 (C)
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a
Q
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— 12.5 (B)
Renaissance Dr Volvo Deoler
$ Entrance
19.2 (C) = tl 4. ♦ D.
19.2 (C) —�
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Figure 6 AM Peak Hour Existing Year 2016 AM Lone Geometry, Lane Delay and LOS
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t Kernstown
Rte 37 EB Romps
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95 (165)
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21 (175)
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Legend: 95th Percentile Que
je (Available Storage)
Figure 7 AM Peak Hour Existing Year 2016 AM Queue Length (ft)
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Renaissance Dr
Volvo Dealer
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Entrance
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23.8 (C)
�— 23.5 (C)
4- ♦ +
29.1 (C)
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Kernstown
Rte 37 EB
Ramps
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Commons Blva
28.7 (C)
19.2 (B) - a
6.8 (A)
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Legend: Delay in sec., (LOS)
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4
Renaissance Dr Volvo Dealer
0 Entrance
25.1 (D)
15.4 (C)
Figure 8 PM Peak Hour Existing Year 2016 PM Lane Geometry, Lone Delay and LOS
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Rte 37 EB Romps
k A
Commons Blvd
•
125 (165)
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♦ • •
8 (175) —
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Legend: 951h Percentile Que
a (Available Storage)
Figure 9 PM Peak Hour Existing Year 2016 PM Queue Length (ft)
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00
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8 (35)
Renaissance Dry Volvo Dealer
Entrance
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Table 4 Level of Service and Delays at Route 11 and Route 37 EB Ramps
Route 11, Route 37 EB Ramps, and Kernstown Commons Blvd
Level of Service per Movement by Approach (delay In sec/veh)
Overall
Scenario
LOS
Eastbound
Westbound
Northbound
Southbound
LT TH RT
LT I TH I RT
LT TH I RT
LT I TH RT
AM Peak Hour
C
C
C
C
C
C
C
B
A
C
C
2016
C
30.9
20.9
28.4
23.2
21.9
22.0
27.2
19.7
5.9
26.3
23.0
C(29.2)
C(22.4)
C(21.5)
C(23.4)
Existing
(24.1)
C
B
A
C
C
C.
C
C
B
B
B
C
2018
B
24.7
15.9
6.4
27.9
20.3
20.1
19.7
17.2
14.6
21.8
No Build
(19.1)
6(14.6)
C (22,0)
8(19.7)
C (20.9)
C
C
I B
C
C
B
B
B
A
8
C
2018
0
30.0
24.0
11.9
25.3
24.9
12.2
14.9
17.3
4.9
12.7
21.6
Build -out
(19.5)
C(22.8)
C(20.6)
8(16.4)
C(20.9)
C
C
B
C
C
B
B
B
A
a
C
2024
B
29.6
23.4
12.8
24.7
24.3
11.6
15.6
]B.0
5.1
13.2
20.9
C(2Z.5)
8(19.9)
B(17.1)
C(20.3)
Design Yr
(19.4)
PM Peak Hour
C
8
A
C
C
C
C
C
B
C
C
2016
C
28.7
19.2
6.8
29.1
23.5
23.8
29.9
70.8
18.5
27.5
23.2
Existing
(23.2)
C(Z0.2)
C(24.6)
C(23.3)
C(24.0)
C
B
A
C
C
A
C
C
8
B
C
2018
C
27.1
18.5
6.7
29.0
22.6
9.5
21.5
20.6
18.1)
(24.41
122.11
No Build
(20.3)
B(19.3)
B(18.3)
C(20.8)
C(20.7)
C
C
A
C
C
C
C
B
8
B
C
2018
C
33.7
23.4
7.9
33.8
27.G
28.7
25.0
1B.7
15.9
12.6
24.9
Build -out
(22.6)
C (23.4)
C (29.1)
C (21.2)
C (23.0)
D
C
A
C
C
B
C
B
8
B
C
C
36.1
24.6
8.5
34.7
28.6
14.7
25.5
18.5
15.7
12.7
25.5
2024
OesynYr
C(24.6)
C(23.9)
C(Z3.3)
C(23.4)
is
Table 5 Level of Service and De(ays at Route 11 and Renaissance Drive
Route 11, Renaissance Drive, and Volvo Dealer Ent.
Level of Service per Movement by Approach (delay In sec)veh)
Overall
Eastbound
Westbound
Northbound
Southbound
Scenario
LOS
LT TH RT
I LT I TH j RT
I LT I TH I RT
I LT I TH I RT
AM Peak Hour
C A
8
A
A
2016
21.7 0.0
14.0
8.3
8.3
C (21.7)
8(14.0)
Existing
2018
19.2 0.0
12.5
8.1
8.3
C (19.2)
8(12.5)
-
-
No Build
C
B
C
B
B
A
A
B
B
Zola
8
29.5
14.0
24.4
10.0
13.5
9.3
9.9
14.3
13.6
C(279)
C(24.4)
B(13.3)
8(13.9)
Bulldvul
C
B
C
B
B
A
A
8 B
2024
B
33.5
14.6
25.0
10.0
13.8
9.2
9.9
14.3 13.2
C(31.6)
C(2S.0)
B(13.5)
B(13.8)
Design Yr
(15.1)
PM Peak ]fax
0 C
C
A
A
2016
25.1 15.3
17.4
B.5
ll.4
Existing
C (19.2)
8(12.5)
-
C
-
2018
24 2 15.3
16.4
C(19.7)
C(16.4)
-
-
NoBuild
C
B
C
B
C
B
C
C A
C
2018
31.3
14.8
33.4
16.8
25.G
16.1
27.4
23.7 2.4
(23.9)
8uild-0ut
C (29.6)
C (33.4)
C (25.2)
B (19.6)
C
B
C
8
C
B
C
C A
2024
C
32.9
15.8
35.0
17.1
26.1
16.1
28.5
24.2 2.3
C(31.1)
C(35.0)
C(25.8)
C(20.1)i�
Des t<nYr
0
Table 6 Level of Service and Delays at Renaissance Drive and Site Entrance 0
Renaissance Drive and Site Entrance
Scenario
Overall
LOS
Level of Service per Movement by Approach (delay in sec/veh)
Eastbound
Westbound
Northeast
Northwest
LT TH RT
I LT I TH I RT
LT I TH I RT
LT TH RT
AM Peak Hour
2016
Existing
2018
No Build
2018
Build -out
(7 9)
-
A
7 9
- _
C
16.6
A
B.8
- -
- - -
A (9.2)
2024
Design Yr
( 9)
- - -
A
7.5
B
11.9
B
30.2
-
- - -
B(10.21
PM Peak Hour
2016
Existing
2018
No Build
2019
Build -out
23
7.5
11.1
30.2
- - -
B (70.2)
2024
Des n Yr 1
A
(9.2)
- - -
A
7.5
B
10.9
B
10.2
- - -
B (10.2)
Table 7 Level of Service and Delays at Renaissance Drive and Shady Elm Road Is
Shady Elm Road and Renaissance Drive
Scenario
overall LOS
Level of Service per Movement by Approach (delay in sec/veh)
Southeast -bound Northwest -bound
Northeast -bound
Southwest -bound
LT TH RT LT I TH I RT
LT TH RT
LT TH RT
AM Peak Hour
2016
Existing
2018
No Build
2018
Build -out
( �)
A
8.9
A
8.6
A
7.3
A (8.8)
A (3.3)
2024
Design Yr
( 6)
A
8.9
A
8.6
A
7.3
A (8.8)
PM Peak Hour
2016
Existing
2018
No Build
2028
Build -out
( 3)
A
9.0
A
8.4
A
7.3
A (8.7)
2024
Design Yr
( 3)
A
9.0
A
8.4
A
73
A (8.7)
0
•
•
0
2018 Background (No -Build) Traffic Conditions
Background traffic conditions are those that are expected to occur without the proposed rezoning.
These traffic conditions were established by increasing the existing 2016 traffic volume by 1.0% per year
to the build -out year of 2018. The growth factor of 1.0% was determined by VDOT Staunton District
Planning staff and is based on the historical and anticipated growth in traffic volumes in the project
area.
The 2018 Background AM and PM peak hour intersection turning movements were analyzed using the
Synchro 9.1 traffic modeling software. The AM and PM peak hour traffic volumes are shown in Figure
10. The lane geometry, AM peak hour delay and level of service are shown in Figure 11 and the 9511
percentile queue for the AM peak hour is shown in figure 12. The lane geometry, PM peak hour delay
and level of service are shown in Figure 13 and the 95`h percentile queue for the PM peak hour is shown
in figure 14. The modeling results (levels of service and delay) are tabulated in Tables 4 through 7.
Analysis
The traffic modeling shows that traffic continues to operate smoothly with acceptable levels of service
under the no -build conditions.
N >
v
a, >
� n
^� m
52 (71)
35 (41)
' ►
17 (22)
Kernstown
Rte 37 EB Romps
Commons Blvd
112(116) .
• -i
10 (30)
200 (174)
V
M ....
00
M
M
Legend: AM Peak Hr, (PM P ak HR)
Figure 10 No -Build Year 2018 AM and PM Peak Hour Volumes
�
acL
o Ln v
rn oo Ln
4 (11)
1(0)
F .
- 0 (6)
®
Renolssonce Dr
Volvo Deoler
®
f
Entronce
3 (3)
'' t
i r
OW
-`
ul
v
•
0
as
\ U m d
y pp ID W
N f 20.3 (C)
�— 20.3 (C)
• • + 27.9 (C)
i
Kernst own
Rte 37 EB Romps r Commons Blvc
•
24.7 (C) r A 4 ►
15.9 (B) --�
6.4 (A) v m m
• e-f t` N
O G� r\
Delay in sec., (LOS)
j
4
Q
� O
- 12.5 (B)
•
RenoissoncP Dr
Volvo Dealer
Entrance
•
19.2(C)
•l • •
19.2 (C) ►
I
•
Q
N
00
Figure 11 AM Peak Hour No -Build 2018 Lone Geometry, Deloy lsec) and LOS
v �
m a
u �
N
0 (150)
27 (300)
•
Kernstown
Rte 37 EB Ramps
•
102 (165)
25 (175)
Legend: 9S" Percentile
Commons Blv
. • • ►
i
Ln w
v v
so 0
r
e (Available Storage)
Figure 11 AM Peak Hour No -Build 1018 95th Percentile Queue (ft)
h
CO
o
Q
v
O
v
O
•
0 (3S)
Renaissance Dr
Volvo Dealer
Entrance
0 (200)
•
' I • ►
i
� o
0
N "g
0 0
•
•
0
r�
I*
•
•
0
h
a �
* - 9.5 (A)
— 22.6 (C)
�— 29.0 (C)
Kemstown
Rte 37 FB Ramps e I Commons
•
27.1 (C) • • ►
18.5 (B) - +
6.7 (A) i i m
6 o6
N fV
Legend: Delay in sec., (LOS)
J
C
Q
o6
00
•L 16.4 (C)
Renaissonce Dr
Volvo Dealer
Entrance
24.2 (C) - f
' ►
15.3 (C) �+
a
N
00
Figure 13 PM Peak Hour No -Build 2018 Lone Geometry, Delay (sec), and LOS
a
�
�
`
M
Y
C
�
07
d
Ln
LL > O(ISO)
++ + 34 (300)
i
Rte 3 7 EB Romps
107 (165) •
33 (175) +
Kernstown
Commons
'. • * I►
v
0000 o
Legend: 951" Percentile Que�e (Available Storage)
Figure 14 PM Peak Hour No -Build 2018 95th Percentile Queue (ft)
�
4
� a
O
O 1
•
L-
6 (35)
:
Renaissance Dr
Volvo Dealer
®
Entrance
•
3 (200)
' I !
►
LA
o
0
0
Methods of Forecasting Trips •
During the scoping for this project it was brought to the attention of the VDOT staff that the ITE trip
generation method was found to overestimate the traffic associated with light manufacturing and
warehousing land uses. A report was prepared by Stowe Engineering that analyzes three locations
where traffic counts were performed to compare the actual trip rates for warehouses and light
industrial land uses with those published in the ITE Trip Generation Manual. The report was undertaken
as part of the traffic study scoping for the development of the Carbaugh Business Center, a 107.4-acre
parcel in Frederick County, VA and is included in Appendix A as a part of the scoping document for this
project.
There is a strong indication that the trip generation rates published by ITE overestimate the trips that
will result for warehouse and light manufacturing land uses. Some ITE data for these land uses dates to
the 1960s and does not reflect efficiencies gained with current technologies and automation systems.
The old data also does not account for the increased capacity of modern day trucks. Warehouse and
light manufacturing facilities have evolved rapidly in recent years and have significantly improved the
management of transporting their products. This must be accounted for in the planning of modern
facilities.
While the data and findings presented in this report may not be representative of these same land uses
in other areas, it does represent local conditions as is demonstrated in the Stowe Engineering Report.
The trip generation rates presented in table 8 were presented to VDOT as more appropriate trip
generation rates for this project. VDOT asked that the 2018 Build and 2026 Design Year analyses be
performed using both scenarios. Subsequent sections of this report first present the more appropriate Is
generation rates identified as "Proposed", followed by the ITE trip generation rates. A summary of
these rates is presented in table 8.
Trips for both scenarios were distributed according to the distribution agreed upon in the project
scoping and discussed later in this report.
Table 8 Proposed and ITE Trip Generation Rates
Proposed Trip
Land Use Time Period Gen. Rate per
Acre
ITE Trip Gen.
Rate per Acre ITE % Increase
110 Ught Manufacturing + ADT 20.5 I
47.$
-
1336.2%
AM Peak 4.1
7.5
82.9%
PM Peak , 4.4
6.1
' ' 38.6%
150 Warehousing ADT 23.6
54.9
1 132.6%
AM Peak 4.7
8.6
83.0%
PM Peak —5.7
7.8
J 36.8%
0
•
Proposed Method for Trip Generation and Trip Distribution
Trip Generation -- Proposed Method
The developer of this project has performed traffic analyses at three locations where they have
developed similar projects to determine the appropriateness of the ITE trip generation rates for the light
manufacturing and warehousing land uses. Through these studies, it has been found that the ITE trip
generation rates greatly overestimate the amount of traffic that is associated with these uses. A copy of
the analyses performed resulting in this determination is included in the appendix C of this report.
The trip generation rates provided on the following page are proposed as an alternative to the ITE trip
generation rates. These proposed rates are consistent with actual traffic counts taken at similar nearby
facilities where modern warehousing and production methods are in use as well as late model trucks.
Eight percent of the new traffic associated with the development is assumed to be heavy trucks based
on information presented in the ITE Trip Generation Handbook data for industrial parks. There were no
pass -by trip reductions applied to the forecasted traffic volumes.
Trip Distribution - Proposed Method
Trips generated by the development using the proposed trip generation rates were assigned to the
roadway network based on proximity to logical transportation corridors, access to 1-81, and commuter
patterns.
The trip distribution percentages are shown in figure 15-A and the assignment of the new AM and PM
peak hour trips are shown in figure 15-B.
0
Trip Generation Summary
Alternative: Full Build Out with Proposed Trip Generation Rates
Phase:
Open Date:
7/7/2016
Project: Carbaugh Business Center
Analysis Date:
7/7/2016
Weekday Average Daily Trips
Weekday AM Peak Hour of
Weekday PM Peak Hour of
Adjacent Street Traffic
Adjacent Street Traffic
ITE Land Use * Enter Exit Total
,r Enter Exit Total ,t
Enter Exit
Total
110 Light Industrial Use ✓ 481 480 961
✓ 159 33 192 ✓
45 161
206
46.9 Acres
150 Warehousing Use ✓ 554 553 1107
46.9 Acres
✓ 158 62 220 ✓
93 174
267
•
Unadjusted Volume 1035 1033 2068
317 95 412
138 335
473
Internal Capture Trips 0 0 0
0 0 0
0 0
0
Pass -By Trips 0 0 0
0 0 0
0 0
0
Volume Added to Adjacent Streets 1035 1033 2068
317 95 412
138 335
473
Total Weekday Average Daily Trips Internal Capture = 0 Percent
Total Weekday AM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent
Total Weekday PM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent
* - Custom rate used for selected time period.
Source: Institute of Transportation Engineers, Trip Generation Manual 9th Edition, 2012
TRIP GENERATION 2014,
TRAFFICWARE, LLC
P. 1
• 0
0
Kern t wn r
Y
;•4b
Project ,�• :�• �'�d
Location y 4 ^
. �':•tip
•� 4
rn
m
a
�
N
N
N
•
Kernstown
37 EB Romps
_
Commons,
63 (28)
•
o 0
n a,
Ln N
Figure 16-8 New Tips - Proposed Method
Legend: AM Peak Hr, (PM Peak HR),®
F Y7!
Y
d
� 1 I j •
Re issance Dr to Volvo Dealer
Entrance
86 (302) ' • '
10 (34)
• v
N
' T
•
r:
0
0
is
•
2018 Build -Out Conditions - Proposed Method
The 2018 build -out condition combines the background traffic for the year 2018, and the new trips that
are forecasted to result from the development of this property. This is the "Proposed Build Condition"
which is forecasted to occur in the year 2018.
The Proposed Build Condition anticipates the completion of Renaissance Drive from its current terminus
to Shady Elm Road and the activation of the traffic signal at Renaissance Drive and Route 11. The
entrance to the development will connect to Renaissance Drive west of the CSX crossing. It is assumed
that Renaissance Drive will cross the CSX with a bridge over the railroad.
Analysis
The 2018 Build Condition AM and PM peak hour turning movements were analyzed using the Synchro
9.1 traffic modeling software. The AM and PM peak hour traffic volumes are shown in Figure 16. The
lane geometry, AM peak hour delays, and level of service are shown in Figure 17. The AM peak hour 95"
percentile queue length is shown in figure 18. The lane geometry, PM peak hour delays, and level of
service are shown in Figure 19. The PM peak hour 9S' percentile queue length is shown in figure 20. The
modeling results (levels of service and delay) are tabulated in Tables 3 through 6.
•
0
. N
al
H
Y
v�i o 52 (71)
�— 35 (41)
' ► 17 (22)
Kernstown
37 EB Romps Commons
112 016) . •
10 (30) - ►
263 (202)
v
Y
N r-I a
N In
O1 M Ln f 4 (11)
• + 0 (6)
Renoissonce Dr �� Volvo Dealer
Entrance
•
0(1) ►
10 (36)
Ln
+ � v
rmn c —
E
W
Ln C
Ln
ul N
�1 I� 5 (5)
i 4 5 (5)
Renaissance Dr
n Ln
v
figure 17 Swid-Our Yr ioj8 lane Geometry and Peck Hour iruffic Volumes —Proposed Methud
Legend: AM Peak Hr, (PM Peak HR),
•
•
0
•
0
ry
VI
•
12.2 (B)
— 24.9 (C)
F • r +
+ 25.3 (C)
�}
Kemsfown
Rre 37 EB Romps
Commons Blvc
30.0 (C)
t • -►
24.0 (C) - ►
11.9 (B)
m m a
v � m
•
• 7.9 (A)
Renaissance Or
`ease`,
�6 CO
ao
c
0
`c
W
U
h
Renoissance Dr
•
24.4 (C)
29.5 (C) — • ►
14.0 (B) ►
r
m m G
Volvo Deoler
cc
E
W
Q O
en V •
8.6 (A)
+ ► + 8.9 (A)
Renaissance Dr
Figure 187 Ruild-Out Yr 2013 AM Peak Hour Lon Geometry, Delay (sec) and Leve! of Service. — proposed Method
0
•
a
ry
rl
j
a
^
�
n
m
d
?
y
�
�
v
lL
0 (150)
' + •
-►
27 (300)
•
Kernstown
37 £B Ramps
, t
Commons
103 (165)
. ♦ ♦ ►
62 (175)
+
o
a o
ip O
t\
( Renaissance Dr
0(150) +
Ln
d O
F # ►
Renorssonce Dr
a
v
+ 10 (35)
Volvo Dealer
Entrancr
99 (200) • ♦tn
h
0
00
N O
O
z
E
W
,n a
N 0
O �
• ► 0 (225)
0 + Renaissance Dr
♦In
►
0
O
Figure 19 Build -Out Yi 2013l dr) Peak Hour 95(h Pe,rentile Queue Ili) - Proposed Method
C,
•
0
r:
is
•
W
v W
28.1 (C)
• 27.6 (C)
• • • ► 33.8 (C)
i
Kernstown
Rte 97 EB Romps Commons Blva
33.7 (C) ..
23.4 (C) ►
7.9 (A) iJ m m
Vi 00 in
N rl f-1
TS (A)
i
Renaissance Dr
+t
•
01 N
O O
01
V
C
C
W
d
h
_ _ Y
h � W
V (yj r` j
N N N
33.4 (C)
f i ►
Renaissance Or
Volvo Dealer
Entrance
31.3 (C)
14.8 (B) j►
m
V
m
W
�p
Ln
la
W
_ a
Q C
L
M �
^
♦
8.4 (A)
+ ►
9.0 (A)
•
Renaissance Dr
♦ P.
9 Bui!A Dut Yr 2 i1 E PM Peak Hour Lune Geometry, Delay (sec) and Level of Service - Proposed A41hod
•
•
� N Y
\ V C
6l �
N ^ �
0 (150)
' • + ► 33 (300)
•
Kernstown
Rte 37 FB Romps a Commons Blvd
131 (165) .. ♦ ♦ ►
57 (175) O
v
v
14 O
N
f--
8 (575)
Renaissonce Or
0 (150) u,
o
c
O
c
W
w
Y
00 O 4
W
O � j
0 (35)
Renaissance Dr Volvo Dealer
!0 Entrance
309 (200) ♦ !
i
o
M O
6 ti
E
W
o
N �
H
O �
' + 0 (225)
Renaissance Or
0
O
Figure 200 Build Out Yr 2018 PM Peak Noun 95th Percentile Queue (ft) - Proposed Method
L�z
•
0
•
2024 Design Year Conditions - Proposed Method
The design year for the project is six years beyond the Build Conditions of the project, which in this case
is the year 2024.
Analysis
The 2024 Design Year AM and PM peak hour intersection turning movements were analyzed using the
Synchro 9.1 traffic modeling software. AM and PM peak hour traffic volumes are shown in Figure 21.
The lane geometry, AM peak hour delay and LOS are shown in Figure 22 and the AM peak hour 95`h
percentile queue length is shown in figure 23. The lane geometry, PM peak hour delay and LOS are
shown in Figure 24 and the PM peak hour 95"' percentile queue length is shown in figure 25. The
modeling results (levels of service and delay) are tabulated in Tables 3 through 6.
•
LJ
•
0
H
N
N
v v !
r4 va', > * 55 (76)
j 4 37 (43)
'J * ► 18 (24)
Kernstown
Rte 37 EB Ramps Commons Blvd
119 (123) —t-� A ►
11 (31) — -►
275 (213} o ,�
• m O m
N
ltll:�la m
F.
5 (5)
317 (139)
Renaissance Or
�I ► II
5 (5) !
5 (5)
� m
�n
v N a�1
c
b
C�
w
v
Figure 21 De q,, c .. . ..,our ,
Legend: AM Peak Hr, (PM Peak HR),
b T�
N a
CL
CL
V W
•
V
�°
4 (11)
' 1 (0)
' •
•
0 (6)
Renaissance Or
Volvo Dealer
Entrance
89 (305)
f
' • •
1
0 (1)
10 (36)
_
`a v
O
m V
9tCr
E
W
a
� � H
�o v� •
S (S)
+ 5 (5)
Renaissance Dr
• —s
M
O
•
•
(b
•
C�
•
cu
N
y pi N
1
11.6 (B)
24.3 (C)
'- r ♦ ►
24.7 (C)
`-'
Kernsfown
Rfe 37 E8 Romps
,
Commons Blvc
29.6 (C)
.- ♦ ♦ ,1
23.4 (C) +
12.8 (B)
m m
Q
•
o o
ui o6
•
• 7.9 (A)
Renaissance Or
_ v
116
� a
Oq
V ~ 00
C
O
c
w
d
cur Design Year 2026 i.c,^z Li y, AM Fran dill.! L'c'i;.y t:,
•
F- • ►
nce Or y!
1J
33.5 (C) 1
14.6 (B) ►
•
2S.0 (C)
i
Volvo Dealer
® '
E
W
a a
M y .
8.6 (A)
r ► 8.9 (A)
i
Renaissance or
cc) and Level of Service - Pruposed h.t;:r ., �
i
v �+
\ CL
v �
N N
M , r
`L 0 (150)
♦ • 29 (300)
Kerns t own
Rte 37 EB Romps ! f Commons I
108 (165) . A ♦ .
i
64 (175) +
o
v a
m O
18 (575)
Renaissance Or
0 (150) Z n
♦ n r.
M M
V M 00
C
O
G
W
d
H
O^ O^ Y
Do N
O j
10 (35)
e Or + Volvo Dealer
110 (200) ! r'
i
0 0
o
z
ZE
N t
O
• ' 0 (225)
Renaissance Or
O
'-1
O
Figure 23 Oe>rgn Year 2024 AM Peak Hc:ur 95th Percentile Queue (fl) - Proposed Conditions
•
do
0
is
•
LJ
d
>� m
a
a
wLn n
ry
14.7 (B)
28.8 (C)
34.7 (C)
Kernstown
Rte 37 EB Ramps
tv
Commons Blvo
36.1 (D)
. •
24.6 (C)
I
8.5 (A)
u m m
•
�n n n
ui C6 Ui
N N r1
•
+ 7.5 (A)
Renaissance Or
m p
0 0
V rl rl
C
O
C
W
W
H
ry
Q
m C 00' p
t`—
35.0 (C)
Renaissance Or f
'
Volvo Dealer
Entrance
*
32.9 (C)
•
15.8(B) �►
m u
m
la
,D
E
w
a c
s
m ,n
r` 8.4 (A)
+ 9.0 (A)
Renaissance Or
i
Figure 244 Design Year 2014 Lnn,: Geometry, PM Peak Hour Delay (sec) and Level of Service - Proposed Conditions
0
`J
6!
U)
N
n
c
v
�
LL
N
L
-
0 (150)
f i •
-s
j -
49 (300)
_
Kernstown
Rte 37 EB Romps
a
Commons
161 (165)
•
.
•
70 (175)
a
�
Mi
N
O
12 (575) I
Renaissance Dr I
f
0 (150)
O M
C
b
W
A
M
0-
a
�
v
in
v
n
0(35)
f i
�•
Renaissance Dr-'
Volvo Dealer
Entrance
}
348 (200)
•
O
ry
W
O
Figure 25 Design Year 2024 Ptii Peak Hour 95th Percentile Queue (ft) - Proposed Method
•
17J
0
•
ITE Trip Generation and Distribution
Trip Generation -- IT1 Method
The ITE Method of trip generation for the project uses was developed using Trip Gen 2014 software
based on the 9`h edition of the ITE Trip Generation Manual. The peak traffic volumes on the adjacent
streets for the AM and PM periods were used for forecasting the new traffic. Land uses and trips
generated using the ITE rates are summarized in table on the following page. Eight percent of the new
traffic associated with the development is assumed to be heavy trucks based on information presented
in the ITE Trip Generation Handbook data for industrial parks.
There were no pass -by trip reductions applied to the forecasted traffic volumes.
Trip Distribution
Trips generated by the development were distributed on the roadway network based on proximity to
logical transportation corridors, access to 1-81, and commuter patterns.
The trip distribution percentages are shown in figure 15-A and the assignment of the new peak hour
trips are shown in figure 26.
•
Trip Generation Summary
Alternative: Full Build Out using ITE Trip Generation method
Phase:
Project: Carbaugh Business Center
Open Date: 7/7/2016
Analysis Date: 7/7/2016
Weekday Average Daily Trips
Weekday AM Peak Hour of
Weekday PM Peak Hour of
Adjacent Street Traffic
Adjacent Street Traffic
ITE Land Use
* Enter
Exit
Total
* Enter Exit Total
* Enter Exit Total
110 Light Industrial Use
1122
1121
2243
292 60 352
64 225 289
46.9 Acres
150 Warehousing Use
1289
1288
2577
291 113 404
128 237 365
46.9 Acres
Unadjusted Volume
2411
2409
4820
583 173 756
192 462 654
Internal Capture Trips
0
0
0
0 0 0
0 0 0
Pass -By Trips
0
0
0
0 0 0
0 0 0
Volume Added to Adjacent Streets
2411
2409
4820
583 173 756
192 462 654
Total Weekday Average. Daily Trips Internal Capture = 0 Percent
Total Weekday AM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent
Total Weekday PM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent
* - Custom rate used for selected time period.
Source: Institute of Transportation Engineers, Trip Generation Manual 9th Edition, 2012
TRIP GENERATION 2014, TRAFFICWARE, LLC P. 1
0
•
Ljr1
M
a
p
O
�
�
F—
•
Kernstown
Rte 37 EB Romps
Commons i
AL
�r
117 (38)
r�
r,
M
O ^�
•
j— 583(191)
Renaissance Or
N
— y lD
Q M
t`
W ~
N
M
•'1
N
�
„ti
4
N
O
�
t
•
i
i
Renaissance Or
e )
Volvo Dealer
1r
Entrance
156 (416)
I
�
17 (46)
oo
Figure 26 New Trip Assignments based on ITE Trip Generation Method
Legend: AM Peak Hr, (PM Peak HR),
•
-t' E
{
h
• i
Renaissance Or
rr
2018 Build -out Conditions with ITE Rates
The 2018 build -out conditions combine the background traffic for the year 2018, and the new traffic
that is forecasted to result from the development of this property. This is commonly referred to as the
"Build Condition" which is forecasted to occur in the year 2018.
The Build Condition takes into account the completion of Renaissance Drive from its current terminus to
Shady Elm Road and the activation of the traffic signal at Renaissance Drive and Route 11. The entrance
to the development will connect to Renaissance Drive west of the CSX crossing. It is assumed that
Renaissance Drive will cross the CSX with a bridge over the railroad. It is also assumed that the signal at
the intersection of valley Pike and Renaissance Drive will be activated.
Analysis
The 2018 Build Condition AM and PM peak hour turning movements were analyzed using the Synchro
9.1 traffic modeling software. The AM and PM peak hour traffic volumes are shown in Figure 27. The
lane geometry, AM peak hour delays, and level of service are shown in Figure 28. The AM peak hour 951h
percentile queue length is shown in figure 29. The lane geometry, PM peak hour delays, and level of
service are shown in Figure 30. The PM peak hour 95" percentile queue length is shown in figure 31. The
modeling results (levels of service and delay) are tabulated in Tables 10 through 13.
:7
•
0
• 0
•
1
(
j
Ln
a
Ln
^� r, a
>°
7 -
52 (71)
•
35 (41)
•' t-+
17 (22)
Kemstown
Rte 37 EB Romps
Commons
'
112 (116)
.
• i
10 (30) —
317 (212)
N
T v
v
m
M0)
Ln
60
M
Figure 27 Build Condition 2018 Peak Hour Traffic Volumes
Legend: AM Peak Hr, (PM Peak HR;,
t!1
C
y
r-
CL
M
`4
*
4(11)
Lrn
n
•-
- 1 (0)
.1 •
P.
0 (6)
•
Renaissance Dr
Volvo Dealer
Entrance
1
159 (419)
•
'
• '
0(1)
-�
17 (48)
o
N
LnN
b
A K
�( 1
a
0
to Ln • 5 (5)
i l
L + 5 (5)
Renaissance Dr
n �
1 �
11
v
d
m a
v �
N 1 13.6 (B)
�— 26.6 (C)
+ + • 34.2 (C)
i
Kernstown
Rte 37 E8 Romps Commons Blvd
33.5 (C) * . •
21.8 (C) — —• I •
10.7 (B) m m
• m oo h
N N r-1
8.8 (A)
Renaissance Or
c
0
c
W
Y
h
o m v n
a oN
•
31.7 (C)
•
Renaissance Or
Volvo Dealer
Entrance
•
30.5 (C)
17.9 (B)
i
•
m
�
m
00
'D
h
�D
Figure 18 AM Peak Hour Build Condition 1018 Lane Geometry, Delay and LOS
Legend: Delay in sec., (LOS)
1,
E
W
Q O
•
`< 8.6 (A)
i • 8.9 (A)
Renaissance Or
Cl
E
0
0
v
r,�
T ^, n
v �
0 (150)
. • • ► 28 (300)
r
Kernstown
Rte 37 EB Ramps Commons Bivc
106 (165) .- ♦ ♦ .
I
71 (175)
a
M o
r,
T- 1
•
50 (575)
Renaissance Or
0 (150)
00 O
d
fl— 10 (35)
. v D.
,nce Or
a
137 (200) J I • • ►
Figure 19 AM Peak Hour 2018 Build Condition 95th Percentile Queue Length (ft)
Legend: 951^ Percentile Queue (Available Storage)
•
Volvo Deafer
Entrance
E
W
C O�
N =
h
o
i ► 0 (225)
i
Renaissance Or
O
O
0
•
rl
.K
� U m CL
Mm f 14.8 (B)
29.0 (C)
' i + ► 35.1 (D)
Kernstown
Rte 37 E6 Romps ; Commons Blvc
38.2 (D) i
24.7 (C) --
26.4 (C) m m
+ N v c
0) 00 ln1
N .-1 eti
f-
7.6 (A)
Renaissance Dr
— m m
14 .y
V � �
C
L
W
v
• Y
�a N
n N rn j
m .r
'+ 37.9 (D)
Renaissance Or Volvo Dealer
Entrance
46.3 (D) — }
14.4(8) - �+
� U m
� Q1
W '.D
� b
a o
r
m
8.4 (A)
• ' 9.0 (A)
Renaissance Dr
Figure 250 PM Peak Hour 2018 Build Condition Lane Geometry, Delay and LOS
Legend: Delay in sec., (LOS)
�M
•
0
CJ
•
I
n
M
Y
0
y
>
e
tt
v
(� �
0 (150)
♦
. 0 (35)
F • +
•
32 (300)
•
Kernstown
Renoissonce Or
Volvo Denier
to 37 EB Ramps
Commons Blvd
Entrance
126 (165)
443 (200)
�-i • m.
33 (175)
� v
o 0
O
Ln
0
M
ry O
•
• 12 (575)
Renaissance Dr
0 (150) • _
m
N
O
c
W
V
H
Figure 261 PM Peak Hour 2018 Build Conditions 95th Percentile Queue length (ft)
0
E
w
N =
Ln
O �
• 0. 0 (225)
a
Renaissance or
O
O
0 •
Table 9 Level of Service and Delays at Route it and Route 37 EB Ramps - ITE Trip Generation Method 0
Route 11, Route 37 EB Ramps, and Kernstown Commons Blvd
Level of Service per Movement by Approach (delay in sec/veh)
Scenario
overall
LOS
Eastbound
Westbound
Northbound
Southbound
LT
TH
RT
LT
TH
I RT
LT
TH
RT
LT
TH
RT
C
C
B
C
C
B
C
B
B
B
c
2018
C
(33.5)
(21.8)
(]0.7)
(34.2)
(26.6)
(13.6)
(27.3)
(16.8)
(14.7)
(12.3)
(24.7)
Build -out
(22.3)
C (21.3)
C (23.7)
C (20.2)
C (23.9)
D
C
B
C
C
C
C
B
8
B
C
2024
C
(35.8)
(22.1)
(11.4)
(34.1)
(27.0)
(27.0)
(28.2)
(17.0)
(14.8)
(12.3)
(25.2)
Design Yr
(23.0)
C (22.5)
C (28.6)
C (20.6)
C (24.4)
PM Peak Hour
D C C D C B C B B B C
2018 C (38.2) (24.7) (26.4) (35.1) (29.0) (14.8) (29.2) (18.4) (15.9)
Build -out (25.9)
C(23.4) C (29.1) C (21.2) C(23.0)
D
C
B
C
C
C
C
C
C
C
D
2024
c
(41.4)
(28.9)
(12.1)
(29.3)
(29.3)
(30.0)
(31.1)
(26.9)
(21.7)
(20.6)
(35.9)
Design Yr
(30.3)
C (28.5)
C (29.6)
C (28.6)
C (33.6)
Table 10 Level of Service and Delays at Route 11 and Renaissance Drive - ITE Trip Generation Method
Route 11, Renaissance Drive, and Volvo Dealer Ent.
Level of Service per Movement by Approach (delay in sec/veh)
Overall
Eastbound Westbound
Northbound
Southbound
scenario
LOS
LT
TH
RT LT
I TH
I RT
LT
TH
I RT
LT
I TH
RT
AM Peak Hour
2018
C
C
8
C
B
e
B
C
B
p
Build -out
(31.9)
(30.5)
(17.9)
(31.7)
(19.8)
(29.6)
(16.7)
(20.0)
(17.0)
(47.2)
C (29.3)
C (31.7)
B (28.4)
C (34.2)
2024
C
D
B
C
B
C
B
B
B
C
(38.4)
(18.3)
(31.4)
(19.3)
(26.8)
(15.3)
(19.5)
(15.6)
(35.0)
Design Yr
(27.3)
D (36.5)
C (31.4)
C (25.9)
C (26.4)
PM Peak Hour
D
B
D
D
C
B
B
D
q
2018
C
(46.3)
(14.4)
(37.9)
(36.7)
(28.5)
(16.9)
(19.2)
(39.6)
(2.7)
Build -out
(33.5)
D (43.0)
D (37.9)
C (28.8)
C (30.3)
D
B
D
C
C
B
B
D
C
2024
C
(49.0)
(16.6)
(42.3)
(21.4)
(28.01
(16.9)
Design Yr
(34.9)
D (45.7)
D (42.3)
C (27.7)
C (32.8)
•
E
0
0
Table 11 Level of Service and Delays at Renaissance Drive and Site Entrance - ITE Trip Generation Method
Renaissance Drive and Site Entrance
Level of Service per Movement by Approach (delay in sec/veh)
all
overall
Scenario
Eastbound
Westbound
Northeast
Northwest
LT
TH
RT
LT
I TH
I RT
LT
I TH
RT
LT
TH
RT
AM Peak Hour
A
E
A
2018
A
(8.8)
(39.8)
(9.18)
Build -out
(8.9)
- - -
8(10.0)
A
E
A
2024
A
(8.8)
(39.8)
(9.1)
Design Yr
(8.9)
- - -
B (10.0)
PM Peak Hour
A
8 B
2018
B
(7.6)
(12.2) (11.4)
BuNd-out
(10.1)
- - -
B (11.4)
A
B
B
2024
B
(7.6)
(12.2)
(11.4)
Design Yr
(10.1)
B (11.4)
Table 11 Leve! of Service and Delays at Renaissance Drive and Shady Elm Rd - ITE Trip Generation Method
Shady Elm Road and Renaissance Drive
Level of Service per Movement by Approach (delay in sec/veh)
Overall
Scenario
LOS
Eastbound
Westbound =Northbound
Southbound
LT
TH
RT
LT
I TH
I RT
LT
TH
RT
LT
I TH
RT
AM Peak Hour
A
A
A
2018
A
(8 9)
(8.6)
(7.3)
Build -out
(1.7)
A(8.8)
A(3.3)
I
A
A
A
2024
A
(8.9)
(8.6)
Design Yr
(1.6)
A (8.8)
PM Peak Hour
A
A
A
2018
A
(9.0)
(8.4)
(7.3)
Build -out
(1.3)
A (9.7)
A
A
A
2024
A
(9.0)
(8.4)
(7.3)
7
1
Design Yr
(1.2)
A (8 7)
Design Year (2024) with ITE Rates
The design year for the project is six years beyond the Build Conditions of the project, which in this case
is the year 2024.
is
Analysis
The 2024 Design Year AM and PM peak hour intersection turning movements were analyzed using the
Synchro 9.1 traffic modeling software. AM and PM peak hour traffic volumes are shown in Figure 32.
The lane geometry, AM peak hour delay and LOS are shown in Figure 33 and the AM peak hour 95th
percentile queue length is shown in figure 34. The lane geometry, PM peak hour delay and LOS are
shown in Figure 35 and the PM peak hour 9S" percentile queue length is shown in figure 36. The
modeling results (levels of service and delay) are tabulated in Tables 10 through 13.
N V
C
Lnn Ln
Ln
N
'/
f, L
p
55 (76)
I
�—
37 (43)
` • •
18 (24)
_
t+
Kernstown
37 EB
Romps
s
Commons
119 (123)
4
11 (31) s
i
329 (223)oo
m
•
a
rn rrnn
a1
L
n
� N
t 5 (5)
583 (191)
rNn I
Figure 17 Design Year 1014 Peak Hour Volumes
Legend: AM Peak Hr, (PM Peak HR),
o
CLrn
Ln
m
v a
Ln
:°
4 (11)
f— 1 (0)
T
♦
0 (6)
•
Renaissance Dr
Volvo Dealer
Entrance
f159 (419)
♦
i
0 (I)
- +
17 (48)
+
.. v
O N
01 M
Ln V
I 'I
E�W
a
U
O
Ln h
�D al •
5 (5)
5 (5)
Renaissance Dr
m
N �
O �
•
0
0 •
•
Rte 37 EB Romps
35.8 (D)
22.1 (C) ►
11.4 (8)-
•
• 27.0 (C)
27.0 (C)
+
34.2 (C)
Kernstown
Commons Blva
• * ,►
I
V m ra
N O 00
06 r� v
8.8 (A)
Renaissance Or
.t.
sir+
ai
M O
c
0
c
w
a
r
Q a u!
Ln u 0
rn 'r a
Renaissance Dr
38.4 (D)
18.3(8) +
I Volvo Dealer
WI a
W
Q O
M � •
8.6 (A)
+ ► 8.9 (A)
i
=1' Renaissonce Dr
Figure 28 AM Peak Hour 2014 Design Year Lane Geometry, Velay and LU.5
Legend: Delay in sec., (LOS)
41
•
0
U
F,
H
G
`
^
d
v
a
M
�
u
>
0 (150)
4 • •
-+
• 30 (300)
Kernstown
Rte 37 EB Romps
Commons
140 (165)
•
72 (175)
o
Lnko
•
v
c o
r-1
Renaissance Dr
0(150) —
•
M
H
m O
N ry
a
u
ID N
;
• r—
11 (35)
•
Renaissance Dr
i_+
Volvo Dealer
Entrance
YI
165(200) -
' !
�•
•
�
o
N
�
r
fy1
O
.t b
a
F
W
ui b
N �
.N.. V1
• "• - 0 (225)
Renaissance Dr
Ln
0
'-I
0
Figure 29 AM Feak Haut- 2U.'4 Design Year 9S'" Perccntle Queue Length (/tj
Legend: 95", Percentile Queue (Available Storage)
Cl
C]
0
i�
U
- -
v
v
�
�
t
m
>
30.0 (C)
•
29.3 (C)
•
i +
29.3 (C)
v
Kernstown
Rte 37 Fe Ramps
41.4 D
28.9 (C) - ►
•
Commons Blv,
r • • L►
V V V
M
M N N
7.6 (A)
Renaissance Dr
i�
_ m m
� N �
N r1
U ~ N
C
dO
C
W
d
Figure 30 PM Peak Hour 2024 Design Year Lane Geometry, Delay and LOS
Legend: Delay in sec., (LOS)
CJ
A
V
Y
(] rii d
Oi
,a
o
o
"a a)
once Dr
tf 42.3 (D)
•
49.0(D) 4 ►
16.6 (B) —3+
(> V m
V O m
- 06 'D
ry N r
Volvo Dealer
cc
W
Q O
M H
8.4 (A)
t ► 9.1 (A)
i
Renaissance Dr
• P.
0
v Ln
m
�
a
v
�
1
>
0 (150)
f • + +
f-
+
34 (300)
k °
Kernstown
37 EB Romps
Commons,
134 (165)
39 (175)
o
•
v
�
m
o
12 (575)
Renoissonce Or
Aft
0 (150) - Ln n
• n en
m
ry
� o kD
e
O
c
W
W
o
00
0
a
��—
0 (35)
nce Or
Volvo Deafer
R t
Entrance
•
467 (200)
—
'
•
i
0
0
rMy
O
Figure 31 PM Peak Hour 2024 Design Year 95th Percentile Queue length (fr)
Legend: 951" Percentile Queue (Available Storage)
+ 0 (225)
Renaissance Or
P.
•
•
r]
•
Recommended Roadway Improvements
The speedy completion of Renaissance Drive is a necessary component of this project. The completion
of Renaissance Drive will bring with it benefits beyond those recognized by this project by providing
traffic relief to other local roadways in the region, including Route 11 on the north side of Route 37.
Additionally, planning for future roadway improvements, as depicted in the Frederick County
Comprehensive Plan, is necessary. Since the studied intersections operate at an acceptable level of
service, the focus for roadway improvements has directed towards the roadways surrounding the site.
The recommended roadway improvements are:
• 20 feet of right of way should be dedicated along the northern property line towards the
Renaissance Drive project, totaling approximately one acre. Note: the remainder of the needed
right of way for Renaissance Drive and the Shady Elm Road intersection improvements was
proffered with the rezoning of the Venture 1 property.
• An 80' wide permanent grading/slope easement should be dedicated along the aforementioned
right of way line from the CSX right of way, 600 ft. to the west, totaling approximately 1.1 acres.
• 40' of additional right of way should be dedicated for future roadway improvement along the
western property line adjacent to Shady (lm Road, totaling approximately 2.7 acres.
• Financial participation in the development of Renaissance Drive.
• With these improvements proffered.by this developer, combined with the improvements planned and
proffered by other developers in the vicinity, it is the opinion of this engineer that the transportation
impacts of this rezoning and its resulting development are both manageable and acceptable for this
project setting.
C7
•
Is
Queue Analysis
At signalized intersection and stop signs a queue forms while vehicles wait to advance. An analysis was
performed to evaluate the back of the queue for the 50th and 95th percentile of the queue. The 50th
percentile maximum queue is the maximum back of queue on a typical traffic signal cycle and has a
probability of happening 50% of the time. The 95th percentile maximum queue is the maximum back of
queue with 95th percentile traffic volumes when traffic does not move for two signal cycles and has the
probability of happening 5% of the time. The queues associated with the 50th and 951 percentile
maximum queues using the Proposed Trip Generation method are shown in Table 14. The same queues
for the ITE Trip Generation method are shown in Table 15.
Table 13 50th and 95th Percentile Queue Lengths — Proposed
E
0
0
•
• i able 14 50th and 95,ii Percen'*Life Queue 'Leilgth - ITL Trip Generation k ietilod
Pedestrian and Bicycle Traffic
To identify any previously planned pedestrian and/or bicycle facilities in the project area, the Frederick
County Comprehensive Plan Future Land Use map was reviewed. There are no pedestrian or bicycle
facilities planned in this area. However, In discussions with the County Transportation Planner it was
learned that a multi -use trail was proffered/is planned along Shady Elm Road on the Venture 1 property.
It was felt that this trail should be extended south on this property as well. Therefore the developer is
proposing to construct a 10' wide multi -use trail along the east side of Shady Elm Road for the length of
its fry....., - -- ....,a .,,tea
0
conclusions
This Traffic Impact Study was prepared to support the rezoning request for the land owned by the Henry
J. Carbaugh Trust, and is located south of Kernstown in Frederick County, VA. The rezoning, if approved,
will lead to development that will create 46.9 acres of light manufacturing and 46.9 acres of
warehousing uses. The total area of the proposed project area is 107.21 acres.
The subject property is located south of the unincorporated area of Kernstown in Frederick County, VA.
More specifically the site is west of Route 11, east of Shady Elm Road, and north of Springdale Road.
Access to the site will be through a new entrance onto Renaissance Drive. Development traffic will be
directed east on Renaissance Drive towards Route 11 for access to Route 37 and 1-81.
During the scoping for this project it was brought to the attention of the VDOT staff that the ITE trip
generation method was found to overestimate the traffic associated with light manufacturing and
warehousing land uses. Some ITE data for these land uses dates to the 1960s and does not reflect
efficiencies gained with current technologies and automation systems. The old data also does not
account for the increased capacity of modern day trucks. The Proposed Trip Generation rates presented
in this report were offered to VDOT as a more appropriate trip generation rates for this project. VDOT
asked that the 2018 Build and 2026 Design Year analyses be performed using the Proposed Trip
Generation and ITE Trip Generation rates. These are included in this report and are identified with
labeliri'g of either "Proposed" or "ITE trip generation rates.
•
While the traffic that is forecasted to result from this development can be accommodated on the is
existing roadway network, the completion of Renaissance Drive will bring with it benefits beyond those
recognized by this project by providing traffic relief to other local roadways in the region, including
Route 11 on the north side of Route 37. The recommended roadway improvements are:
• 20 feet of right of way should be dedicated along the northern property line towards the
Renaissance Drive project, totaling approximately one acre. Note: the remainder of the needed
right of way for Renaissance Drive and the Shady Elm Road intersection improvements was
proffered with the rezoning of the Venture 1 property.
• An 80' wide permanent grading/slope easement should be dedicated along the aforementioned
right of way line extending 600 ft. west from the CSX right of way, totaling approximately 1.1
acres.
• 40' of additional right of way should be dedicated for future roadway improvement along the
western property line adjacent to Shady Elm Road, totaling approximately 2.7 acres.
• Participation financially in the development of Renaissance Drive.
With these improvements proffered by this developer combined with the improvements planned
and proffered by other developers in the vicinity, it is the opinion of this engineer that the
transportation impacts of this rezoning and its resulting development are both manageable and
acceptable for this project setting.
0
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11
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647-346 - fMAIL OF THE LAND OF�
THE,HENRY CARSAUGH TRUST SU CT
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TM. 75-A-1
VENIURE I OF WNCHESTER, LLC
INST. #OB0005960
INST #160001418
45.1035 ACRES
PROPERLY LINE
S 51'23'4_1" E
BY BOUNDARY
_
B? 1 25-= F C1 RF LINE ADJUSTMENT
INST. #160001418
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527.15'
S 45'04'39" E
7
S 42'06'49" W J
169.64'
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11 `1
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Q
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TAX MAP 74-A-68
99.9719 ACRES
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INST.1116000141B
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INST. 11070000157
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ADJOINING OWNERS
(I)TAX MAP 74-A-57A
VERNON E. HEAVNER, II
& LISA IA. HEAVNER
INST. §110005301
F
02 TAX MAP 74-A-59
ROBERT J. DIAZ &
DONNA L. DIAZ
INST. #060014496
(3)TAX MAP 74-A-61
ROBERT D. PATTON &
ANITA K.
RUKAMNA-PATTON
INST. #070005130
QTAX MAP 74-A-62
DAVID H. CARBAUGH
INST. #150001374
TAX MAP 74-A-63
DMAD fi. CARBAUGH
INST. #150001375
�A.
p�FRAME
BARN &
S 40'06'12` W
120.12'
SHEDS POND
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17.3391 ACRES
PF INST.11070000157
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GRAPHIC SCALE
400' BOO'
SCALE : 1" = 400'
'SEE SHEET 2 FOR NOTES, LINE TABLE & CURVE TABLE
BOUNDARY SURVEY
OF THE LAND OF
THE HENRY J. CARBAUGH TRUST
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DRAVM BY: JTG DWG NAIIE:10205-PLAT-4-17 SHEET 1 OF 2
0�
Marsh & Legge Land Surveyors, P.L.C.
560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601
PHONE (540) 667-0468 FAX (540) 667-0469
EMAIL office4norshandicgge.co. m
��ATH OF V�c�
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Narsh
Lic. No. 001843
glallo
DATE: 08/12/ 2016
6
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NOTES
1. NO TITLE REPORT FURNISHED, THEREFORE, EASEMENTS OR ENCUMBRANCES AFFECTING THE
PROPERTY REPRESENTED BY THIS SURVEY MAY EXIST THAT ARE NOT SHOWN ON THIS PLAT,
2. THE LOCATIONS OF UNDERGROUND UTILITIES OR OTHER SUBSURFACE IMPROVEIA ITS, IF ANY,
'6ERE NOT ASCERTAINED; THEREFORE. ARE NOT SHOM4.
3. THE INFORMATION SHOWN ON THIS PLAT IS BASED ON AN ACTUAL FIELD SURVEY COMPLETED
U14DER MY SUPERVISION AV 10 AUGUST 2016.
4 REFERE14CE IS MADE TO RAILROAD VALUATION MAP ENTITLED RIGHT OF WAY AND TRACK N,AP
THE WINCHESTER AND STRASaURG RAILROAD COMPANY OPERATEO BY THE BALTIMORE AND OHIO
RAILROAD COMPANY V32.1/3.
LINE TABLE
LINE _!BEARING _
Ll IS 61'26'49' W
_ DISTANCE
57.20'
L2 jS 30'29'58" W
94.93'
_ 176.80'
LL3 I V 7T56'191" W
L4
LS
L6—IN
IN 07'34'36" E
IN 75'57124" W
08'35'35" E
153.22'
34.09'
304.46'
L7
IN 76'47'38" W
214.35'
CURVC
R_AO.US
ARC LENGTH
ICHORD LENGTH
CHORD BEARING
DELTA ANGLE _
960.00'
436.53'
432.77'
S 38'22'06" E
23'03'12"
�C1
C2
C3 _L570.40'
1540.00
530.46'
191.31'
527.84'
i90 -1
S 35'12'34" E
IN 18'2932" E
19'44'09"
191SOO"
BOUNDARYSURVEY
OF THE LAND OF
THE HENRY J. CARBAUGH TRUST
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DRAIN BY: JTG I DYIG NAME: 10205-PLAT ! SHEET 2 OF 2
Marsh & Legge Land Surveyors, P.L.C.
560 NORTH LOUDOUN STREET VHNCHESTER, VIRGINIA 22601
PHONE (540) 667-0468 FAX (540) 667-0-169
=L� EMAIL offlcedinorehondlegge.corn
T H OFji "p
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Marsh
Lic. No. 001843
DATE: 03/12/2016
•
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REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff.
Fee Amowlt Paid $_jll*vi.m
Zoning Amendment Number-0 '-1 - 1 �� Date Received t e to ` t 'N
PC Hearing Date I t , � t " .�BOS Hearing Date
The following information shall be provided by the applicant. -
All parcel identification numbers, deed book and page numbers may be obtained from the Office of the
Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester.
1. Applicant:
Name: Timothy Stowe
Address: Stowe Engineering, PLC
103 Heath Court, Winchester VA 22602
2. Property Owner (if different than above):
Name: The Henry J. Carbaugh Trust
Address: C/O Bank of Clarke County Trust Department
202 N. Loudoun St. Winchester VA 22601
3. Contact person if other than above:
Name: Timothy Stowe
Telephone: 540-336-0656
Telephone:
Telephone: 540-336-0656
4. Property Information:
a. Property Identification Number(s): 74 - A - 68 and 74 - A - 69
b. Total acreage to be rezoned: 107.21 acres
C. Total acreage of the parcel(s) to be rezoned (if the entirety of the parcel(s) is not being
rezoned):
d. Current zoning designation(s) and acreage(s) in each designation:
107.21 acres zoned RA
C.
Proposed zoning designation(s) and acreage(s) in each designation:
107.21 acres to be rezoned M1
f. Magisterial District(s): Back Creek Magisterial District
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5. Checklist: Check the following items that have been included with this application.
Location map ✓ Agency Comments
Plat _ ✓ _ Fees _
Deed to property _ ✓ _ Impact Analysis Statement _ ✓ _
Verification of taxes paid _ ✓ _ Proffer Statement
Plat depicting exact meets and bounds for the proposed zoning district _ ✓ _
Digital copies (pdf s) of all submitted documents, maps and exhibits ✓ _
6. The Code of ViLginia 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:
The Henry J. Carbaugh Trust
7. Adjoining Property: •
PARCEL ID NUMBER USE ZONING
See attached List
S. Location: The property is located at (give exact location based on nearest road and distance from
nearest intersection, using road natrles and route numbers):
The property is located at 831 Shady Elm Road. From the intersection of Apple Valley Road and Shady Elm Road, the property is
located approximately 1.11 miles heading southwest on Shady Elm Road. The southeast portion of the property in bound by the
CSX Railroad.
13 0
9. 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 I-lome: Hotel Rooms:
Square Footage of Proposed Uses
Office: Service Station:
Retail: Manufacturing: 500,000
Restaurant: Warehouse: 500,000
Commercial: Other:
10, 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. 1 (we) authorize Frederick County officials to
enter the property for site inspection purposes.
• I (we) understand that the sign issued when this application is submitted must be placed at
the front property line at least seven days prior to the Planning Commission public
hearing and the Board of Supervisors public hearing and maintained so as to be visible
from the road right-of-way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the best of my (our) knowledge.
C
Applicant(s): _ _ � Date: _ /V
17
Date:
Owner(s):
0 14
Date:
Date:
U
40
Adjoining Pr ?rty Owners
#
PIN IOwner
Address
Zoning
1
75 A 1
Venture I of Winchester LLC
54 Merriman's Lane, Winchester, VA 22601
Ml
2
74 A 71
Stephen D. Brim, ETALS
254 Queen Street, Strasburg, VA 22657
RA
3
74 A 70
Elizabeth Ann Haymaker
316 Springdale Road, Winchester, VA 22602
RA
4
74 A 72
Elizabeth Ann Haymaker
316 Springdale Road, Winchester, VA 22602
RA
5
74 A 57A
Vernon E., II and Lisa M. Heavner
1043 Shady Elm Road, Winchester, VA 22602
RA
61
74 A 59
Robert J. and Donna L. Diaz
1006 Shady Elm Road, Winchester, VA 22602
RA
7
74 A 61
Robert D. Patton and Anita K. Rukavina-Patton
983 Shady Elm Road, Winchester, VA 22602
RA
8
74 A 62
David H. Carbaugh
957 Shady Elm Road, Winchester, VA 22602
RA
9
74 A 63
David H. Carbaugh
957 Shady Elm Road, Winchester, VA 22602
RA
10
74 A 64
Ronald L. Brown
970 Shady Elm Road, Winchester, VA 22602
RA
11
74 612
30ON LLC
P. 0. Box 179, Moorefield, WV 26836
RA
12
74611
Daniel J. and Sandra M. Lyons
121 Skyjes Lane, Winchester, VA 22602
RA
13
7462
30ON LLC
P. 0. Box 179, Moorefield, WV 26836
RA
14
7461
Matthew and Mary Ann Kremer
138 Skyjes Lane, Winchester, VA 22602
RA
15
74314
Kevin and Tina Anderson
113 Hockman Ct., Winchester, VA 22602
RA
16
7435
Gregory R. and Johanna A. Brown
114 Hockman Ct., Winchester, VA 22602
RA
17
7434
Jacob T., III and Heather R. Rudolph
750 Shady Elm Road, Winchester, VA 22602
RA
18
74 A 67
Kitty Hockman Nicholas
690 Shady Elm Road, Winchester, VA 22602
RA
19
7433
Kitty Hockman Nicholas and Robin H. Eddy
690 Shady Elm Road, Winchester, VA 22602
RA
20
7432
Kitty Hockman Nicholas and Robin H. Eddy
690 Shady Elm Road, Winchester, VA 22602
RA
21
22
23
24
25
26
27
28
29
30
31
32
33
34
is
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4,c� cpL� Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website: www.feva.us
wu
r
Department of Planning & Development, County of Frederick, Virginia
107 North Kent Street, Winchester, Virginia 22601
Phone (540) 665-5651 Facsimile (540) 665-6395
Know All Men By These Presents: That I (We)
Henry J. Carbaugh Trust Under Agreement
(Name) Dated December 18, 2006 (Phone) _ 540/665-2400
(Address) 202 North Loudoun Street, Winchester, VA 22601
the owners) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
SEE EXHIBIT "A" ATTACHED HERETO FOR DESCRIPTION OF PROPERTY.
Instrument No. on Page , and is described as
Parcel: Lot: Block: Section: Subdivision:
do hereby make, constitute and appoint:
• I (Name) Timothy Sto,o (Phone) 540:336-0656
(Address) 103 Heath Court, Winchester, VA 22602
To act as my true and lawful attorney- in- fact for and in my (our) name, place and stead with frill power and
authority I (we) would have if acting personally to file planning applications for my (our) above described
Property, including:
X Rezoning (including proffers)
Conditional Use Permit
X Master Development Plan (Preliminary and Final)
X Subdivision
Site Plan
Variance or Appeal
My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously
approved proffered conditions except as follows:
This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified.
In witness thereof, I (we) have hereto set my (our) hand and seal this day of , 20 ,
Signature(s) SEE ATTACHED SIGNATURE PACE
State of Virginia, City/County of , To -wit:
1 , a Notary Public in and for the jurisdiction aforesaid,
certify that the person(s) who signed to the foregoing instrument personally appeared before me and has
• acknowledged the same before me in the jurisdiction aforesaid this day of _, 20
I My Commission Expires:
Notary Public
0
•
• HENRY J. CARBAUGH TRUST UNDER
AGIZEEMENT DATED DECEMBER 18, 2006
By: Bank of Clat•Ice County, Successor Trustee
By: �^ c�r�ti (SEAL)
Carl A. Esterhay, Senior Vic;,", sident
STATE OF VIRGfNIA, AT LARGE,
CITY OF WINCHESTER, to -wit:
The foregoing instrument was acknowledged before me, a Notary Public in and for
the State and Jurisdiction aforesaid, this 19*N day of_J 0ML , 2017, by Carl A. Esterhay,
Senior Vice President of Bank of Clarke County, Successor'I'rustec of the Heiuy
J. Carbaugh Trust Under Agreement Dated December 18, 2006.
My commission expires y
i
t,`1�,11- lnrwi� r. � ���-
. �I-�I.o � ry Puj� 'c
0
i EXHIBIT "A"
PARCEL ONE: That certain parcel of land containing 89.8719 acres, more or less, located
on the eastern side of Shady Elm Road, in Back Creek Magisterial District, Frederick County,
Virginia, designated as ... I'ax Map 74-A-68 89.8719 Acres" on that certain plat titled "Boundary
Survey Of The Land Of The Hciuy J. Carbaugh Trust" dated August 12, 2016, drawn by S. W.
Marsh, L.S., a copy of which is attached hereto and incorporated herein by reference as if set out
in full; and being a portion of the lands designated as Parcel One acquired by that certain Dced
dated January 3, 2007, of record in the Clerk's Office of the Circuit Court of Frederick County,
Virginia as Instrument No. 070000157.
Tax Map No. 74-A-68.
PARCEL TWO: That certain parcel of land containing 17.3391 acres, more or less
(according to Frederick County Tax Records), located on Shady EIm Road, in Back Creck
Magisterial District, Frederick County, Virginia, designated as "Tax Map 74-A-69 17.3391
Acres" on that certain plat titled "Boundary Survey Of The Land Of The Hc1uy J. Carbaugh
Trust" dated August 12, 2016, drawn by S. W. Marsh, L.S., a copy of which is attached hereto
and incorporated herein by reference as if set out in full; and being the remainder of the lands
designated as Parcel Two acquired by that certain Dced dated January 3, 2007, of record in the
• Clerk's Office of the Circuit Court of Frederick County, Virginia as Instrument No. 070000157.
Tax Map No. 74-A-69.
MLB/porn
c:\Misc\Carbaugh Exhibit A
6/16/17
C7
REZONING APPLICATION #04-17
CARBAUGH BUSINESS CENTER
Staff Report for the Planning Commission
Prepared: October 23, 2017
Staff Contact: Candice E. Perkins, AICP, CZA, Assistant Director
John Bishop, AICP, Assistant Directoi—Transportation
Reviewed Action
Planning Commission: 1 1/01/17 Pending
Board of Supervisors: 12/13/17 Pending
PROPOSAL: To rezone two parcels of land that total 107.21-+-/- acres from the RA (Rural Areas)
District to the M 1 (Light Industrial) District with proffers.
LOCATION: The site has an address of' 831 Shady Elm Road (Route 651) and are located on the
southeastern side of Shady Elm Road, approximately 1.1 1 miles southwest of'tlle intersection of Shady
Elm Road and Apple Valley Road (Route 652). The southeastern portion of the site is hounded by the
CSX Railroad.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 11/01/17 PLANNING
COMMISSION MEETING:
Tliis is an application to rezone t\vo parcels of land that total 107.2l d-/- acres from the RA (Rural Areas)
District to the M 1 (Light Industrial) District with proffers. The subject properties are located within the
limits of the Sewer and Water Scrvicc Area (SWSA) and are within the limits of the Kernstown Area
Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies these properties with an
industrial land use designation which is generally consistent with the reduested M 1 zoning.
With this rezoning, the Applicant has proffered that this project will contribute to transportation
improvements in the vicinity of the site that have been identified as important to the overall
transportation solution for this general area. The Applicant has proffered to participate in the cost of
transportation improvements to Renaissance Drive (up to a maxlllll1111 of $1,080,000.00), right-of=way
dedications for Renaissance Drive and Shady Elm Road, limits on the number of access points for the
site, and proffers for inter -parcel connections for all new parcels. The Applicant has also provided
proffers for the screening of loading docks, landscaping, signage, clOCUmcntation of the Carbaugh House
and monetary proffers for fire and rescue purposes.
Following the required public hearing, 11 recol) mellllll%/on re�,,ardi g this rezoning application to
the Board of Supervisors would be appropriate. The Applicant Shollld be prepared to pllequatelV
llllllress all concerns raised bl, the Planning Commission. on.
Rezoning #03-17 Carbaugh Business Center
October 23, 2017
Page 2
This report is prepared k}, the Frederick Coimtp Planning Staff to provide in1brination to the
Planning Commission and the Board of'Supernisors to assist there in making a decision on this
application. It nug also he useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted I)), staff Where relevant throughout this staff'report.
Reviewed Action
Planning Commission: 1 1/01/17 Pending
Board of Supervisors: 12/13/17 Pending
PROPOSAL: To rezone two parcels of land that total 107.21+/- acres from the RA (Rural Areas)
District to the M 1 (Light Industrial) District with proffers.
LOCATION: The site has an address of' 831 Shady Elm Road (Route 651) and are located on the
southeastern side of Sllady Elm Road, approximately 1.1 1 miles southwest of the intersection of Shady
Elm Road and Apple Valley Road (Route 652). The southeastern portion of the site is bounded by the
CSX Railroad.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 74-A-68 and 74-A-69
PROPERTY ZONING: RA (Rural Areas) District
PRESENT USE: Vacant/Agricultural
ADJOINING PROPERTY ZONING & PRESENT USE:
Nortli: M I (Light Industrial) District Use: Vacant
RA (Rural Areas) District Residential, Agriculture
South: RA (Rural Areas) District Use: Residential, Agriculture
East: B3 (Industrial Transition) District Use: Commercial
RA (Rural Areas) District Railroad
West: RA (Rural Areas) District Use: Residential, Agriculture
0 0
Rezoning #03-17 Carbaugh Business Center
October 23, 2017
Page 3
REVIE\V EVALUATIONS:
Virginia Dept. of Transportation (VDOT): Please .see the ciitaclnecl enictil fi•otn Allaltfreil, Smith, P.D.,
elated September 7, 2017.
Frederick County Fire Marshall: Approved
Frederick Water: Please sec the attached letter from Eric R. Lawrence, ExeculNe Director clatccl
August 18, 2017.
Frederick County Department of Public Works: A C0I11prChenS1VC 1-CVICNV Shall OCCUr at time Of site
plan submission. We offer no additional comments at this time.
Viraiiiia Depai-tmemt of I-Iealtli: This Health Dcpartlncnt has reviewed the request for comments for
the Rezoning of property located at 831 Shady Elm Road, in the Back Creek Magisterial District, Tax
Map #74-A-68 & 74-A-69 from RA to MI. Based upon information provided by the Applicant, this
Health Department has no objection to the rezoning Of' the subject properly. However, it is the
recommendation of this Health Department that any know or discovered Sewage disposal systems or
private water wells on the property be properly abandoned, per Health Department Regulations or best
practice policies. In the event that it is determined that there are sewage disposal systems or private
water wells on the property, please notify this Health Department immediately for proper abandonment
procedures.
Frederick County Planning Department: Please .see the attached letter from Candice E. Perkins,
Assistant Director dates! August 7, 2017.
Frederick County Transportation Comments: Plectse sec the attached letter from John A. Bishop,
Assistant Director-7i-crnspotvatioii dated August 7, 2017.
Historic Resources Advisory Board: The I-listoriC Rcsourccs Advisory Board (HRAB)
recommended approval of the Rezoning with the condition that the Applicant perform an intensive level
survey on the i1iStO1-iC structure located on -site (1-Ienry Carbaugh House - #34-1040) prior to its
demolition.
Planning & Zoning:
1) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the
subject properties as being zoned A-2 (Agricultural General) District. The County's agricultural
zoning districts were subsequently combined to form the RA (Rural Areas) District upon
adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989.
0 •
Rezoning #03-17 Carbaugh Business Center
October 23, 2017
Page 4
2) Comprehensive Plan
The 2035 Comprehensive Plan is the guide for the future growth of Frederick County.
The 2035 Comprehensive Plan is an official public document that serves as the COmIII Lill ity'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 \vlthln FrCdCl-iCk COLlllty. It is ill CSSCllCC a CO1111)OSlti011 Of�I)OliCiCS Used to
plan for the future physical development of Frederick County.
The Area Plans, Appendix I of the 2035 Comprehensive Plan, are tllc primary implementation
tool and will be instrumental to the future planning efforts Of the County.
Ladd Use
The subject properties are located within the limits Of the Sewer and Water Service Area
(SWSA) and are within the limits of the Kernstown Area Plan ofthe 2035 Comprehensive Plan.
The Kernstown Area Plan identifies these properties with an industrial land use designation as
outlined in the Shady Elm Economic Development Area, which is generally consistent with the
requested M 1 zoning designation.
The Shady Elm Economic Development Area is designed to be a significant area Of industrial
and commercial OppOl-tllnity that is fully supportive Of the County Economic Development
Authority's targeted goals and strategies. "bile intent Of'tllC industrial designation is to further
enhance the COLulty's commercial and il1dLIStl-ial areas and to provide imis to the COLlllty's
future regional employment centers.
Transportation and Site Access
The Eastern Road Plan Of the 2035 Comprehensive Plan and the Kernstown Area Plan both call
for the extension of a new major collector roadway though parcel 74-A-68, which is adjacent to
the Artillery Business Center Development which was rezoned in 2007 and revised in 2015.
This new major collector roadway, Renaissance Drive, has been constructed front Valley Pike
(Route 1 1) to the limits of the CXS railroad. The Comprehensive Plan calls for this roadway to
be extended to Shady Elm Road. The plan also Calls for Shady Elm Road to be improved four
lane divided collector roadway. Site access to the subject property will be provided via two
entrances on Renaissance Drive.
3) Site Suitability/Environment:
The site is not located within or near any 100-year floodplains. The site has some wetlands in
the form of two small farm ponds and a spring. The spring feeds one of the ponds and chains
via a Culvert under the CSX railroad; the Applicant intends on preserving the spring and lower
pond while removing the upper pond. There arc no areas Of mature woodlands. The site does
contain 46 acres Of prime agl-iCllltllral farmland and 59 acres of farmland of statewide
importance.
0 0
Rezoning #03-17 Carbaugh Business Center
October 23, 2017
Page 5
4) Potential Impacts:
E.visting Residential Uses:
This application recognizes the existing residential land uses that are zoned RA (Rural Areas)
District that are located adjacent to and across Shady Elm Road from the Carbaugh Property by
providing bUffering and landscape screening (full screen) consistent \vlth the Zoning Ordinance
to screen the development and loading clocks from Shady Elm Road. This buffer consists of
100' of distance (75' active/25' inactive), a 6' berm and 3 plants per 10 linear feet.
Hivoric Resources:
The Study Of Civil War Sites in the Shenandoah Valley published by National Park Service
Study of Civil War Sites in the Shenandoah Valley does not identify a core battlefield on the
site. The battle maps for the I" and 2" `1 Battles of Kernstown show that troops alight have
marched across the subject property on their way to the battles, no fighting is recorded on the
property. The Historic Resources Advisory Board recommended that the Applicant conduct an
intensive level survey on the historic structLlrc located on -site (I-Ienry Carbaugh House - #34-
1040) prior to its demolition; the Applicant included this in their proffer statement.
Frederick County Transportation Comments:
The Applicant's Transportation Impact Analysis assumes 46.9 acres of light manufacturing and
46.9 acres of warehousing uses. This results in average weekday vehicle trips totaling 4,820
which the Applicant proposes to address via transportation proffers of right -of -Way and funcling
toward the Renaissance Drive project. The proffered funding amount allows the County to frilly
match revenue sharing funds that have been awarded to the project.
5) Proffer Statement — Dated October 6, 2017
Site Improvements:
1. The owner agrees to participate in the cost of transportation improvements in the nearby
area, up to a rllaxinluni of 4 1,080,000.00. Such payment shall be nlacle either within 30
calendar days after the start of the Renaissance Drive extension or prior to the issuance
of the certificate of occupancy for all buildings developed on the Property, whichever
comes first.
2. The owner agrees to dedicate 60' ofright-of-way along Shady Elm Road, 10' ofwhich
shall be used for construction of a pedestrian trail.
3. The owner agrees to dedicate 20' ofright-of-way along its northeast boundary for the
extension of Renaissance Drive fi•om Valley Pike to Shady Elm Road.
4. The owner agrees to grant to Frederick County an 80' grading/slope easement for the
construction and maintenance of a bridge over the CSX rail line that will be part of the
extension of the Renaissance Drive.
5. The owner agrees to limit the I1LIIllbel' of commercial entrances for the property to a
maximum of two along Renaissance Drive.
a. In the event that the property is developed prior to the completion of
Renaissance Drive, the owner may build a portion of the road fi-om Shady Ehn
Road to the first entrance to the site to enable use of the site.
0 0
Rezoning #03-17 Carbaugh Business Center
October 23, 2017
Page 6
b. In the event that Frederick County rcducsts that the owner not build a portion of
the extension, the owner may build a temporary entrance onto Shady Elm Road
I'm commercial use. The temporary entrance will be permanently closed
immediately after Renaissance Drive is available fol' Use by the applicant.
6. The owner proffers to provide for inter -parcel connections for all new lots to provide
access to the access points on Renaissance Drive.
Building Restrictions:
The development of the subject Property shall include the tollowing building restrictions:
1. All loading docks shall be screened from view from all adjacent properties in the RA
(Rural Areas) Zoning District that are located west of Shacly Elm Road. The owner will
utilize a I00' Category C (full Screen) buffer.
2. Individual business signs will be prohibited along Shady Elm Road.
3. The owner will perform an intensive ICvel survey on the Henry Carbaugh House prior to
its demolition.
Landscape Design Features
1. The owner shall provide street trees planted 50' on center acl.jacent to the Renaissance
Drive road extension.
ionetary Contributions to Offset Impact of Development:
The owner proffers to pay S30,000.00 prior to the issuance ofthe Certificate of Occupancy for
the first structure constructed on the property for fire and rescue purposes.
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 11/01/17 PLANNING
COINIAIISSiON MEETING:
This is an application to rezone two parcels of land that total 107.21+/- acres from the RA (Rural Areas)
District to the M I (Light Industrial) District with proffers. The subject properties are located within the
limits of the Sewer and Water Service Area (SWSA) and are within the limits of the KCrnstown Area
Plan of the 2035 Comprehensive Plan. The Comprehensive Plan identifies these properties with an
industrial land use designation which is generally consistent with the reducsted M 1 zoning.
With this rezoning, the Applicant has proffered that this project will contribute to transportation
improvements in the vicinity of the site that have been identified as important to the overall
transportation solution for this general area. The Applicant has proffered to participate in the cost of
transportation improvements to Renaissance Drivc (up to a maximum of$1,080,000.00), right-of-way
dedications for Renaissance Drive and Shady Elm Road, limits on the number of access points for the
site, and proffers for inter -parcel connections for all new parcels. The Applicant has also provicled
proffers for the screening of loading docks, landscaping, signage, documentation of the Carbaugh House
and monetary proffers for fire and rescue purposes.
Following the required public hearing, a recommendation regarding this rezoning application to
the Board of Superyi.yor's would be appropriate. The Applicant should be prepared to adegulrtell�
addr'e.y all concerns rai.ved by the Plarrrring C'omnds.yion.
/ _
INDUSIRIAI DR DEVELOPMENT LN
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Carbaugh Business Center
Planning a Development
107 N Kent St
PINS:
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Suite 202
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Rezoning from RA to MI
Winchester. VA 2260'
Long Range Land Use Mop
540 - 665 - 5651
Map Created: October 10, 2017
Staff: cperkins
0 4625 925
1,850Feet
0 0
REZONING REQUEST PROFFER
Property Identification Number
74 - ((A)) - 68 and 74 - ((A)) - 69
Back Creek Magisterial District
Carbaugh Business Center
Record Owner: The Henry J. Carbaugh Trust
Applicant: Timothy Stowe
Original Date of Proffers: 10/6/17
Revisions Date of Proffers: TBD
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 Tax
Map Parcel 74-A-68, a 89.8719-acre parcel, and Tax Map Parcel 74-A-69, a 17.3391-acre parcel,
to establish 107.21 +/- acres of Light Industrial (M-1) Zoning District, development of the 107.21
+/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "Property", shall be
done in conformity with the terms and conditions set forth herein, except to the extent that
such terms and conditions may be subsequently amended or revised by the applicant and such
be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In
the event that such rezoning is not granted, then these proffers shall be deemed withdrawn
and of no effect whatsoever. These proffers shall be binding upon the owner and their legal
successors or assigns.
Site Improvements
The owner agrees to participate in the cost of transportation improvements in the
nearby area. The owner will contribute to Frederick County, Virginia, a maximum of
one million and eighty thousand dollars ($1,080,000.00). Such payment shall be
made either within 30 calendar days after the start of construction on the extension
of Renaissance Drive that will connect with Shady Elm Road or prior to the issuance
Proffer Statement Page 1 of 5
of the certificate of occupancy permit for all building structures developed on the
Property, whichever event occurs first. Such funds can be used by the Board of
Supervisors in its discretion for transportation improvements related to the
extension of Renaissance Drive, an East-West Collector Road, to Shady Elm Road and
can be used as local match funding for County Revenue Sharing Program projects
related to the aforementioned extension.
2. The owner agrees to dedicate 60' (sixty feet) of right-of-way along Shady Elm Road
to Frederick County for future dedication to VDOT as depicted on the Generalized
Development Plan (GDP), which is attached and incorporated as part of the Proffer
Statement. 10' (ten feet) of which is to be used for the construction of a pedestrian
trail adjacent to the Property. This dedication is to be made within 90 (ninety) days
after the date of the approved Rezoning Application.
3. The owner agrees to dedicate 20' (twenty feet) of right-of-way along its northeast
boundary to Fredrick County and eventual dedication to VDOT for the extension of
the East-West Collector Road (Renaissance Drive) from Valley Pike (Rt. 11) to Shady
Elm Road. This right-of-way is depicted on the GDP. This dedication is to be made
within 90 (ninety) days of a written request by Frederick County.
4. The owner agrees to grant to Frederick County an 80' (80 feet) grading/slope
easement for the construction and maintenance of a bridge over the CSX rail line
that will be part of the extension of the East-West Collector Road (Renaissance
Drive) from Valley Pike (Rt. 11) to Shady Elm Road if needed. The final length of the
easement will be determined during the design phase of the extension of the East-
West Collector Road. The length shall not exceed the distance from the CSX rail line
to the start of the bridge ramp. This grant is to be made within 90 (ninety) days of a
written request by Frederick County.
5. The owner agrees to limit the number of commercial entrances for the Property to
be rezoned to a maximum of two (2) entrances along the new collector road to be
constructed as an extension of Renaissance Drive and intersecting with Shady Elm
Road.
In the event the property is developed prior to the completion of
Renaissance Drive collector road extension, the owner may build a portion of
Renaissance Drive collector road extension from Shady Elm Road to the first
entrance to the site to enable use of the site. The portion of the collector
road to be built in this event will meet with both VDOT and Frederick County
approval.
In the event that Frederick County request that the owner not build a portion
of the Renaissance Drive collector road extension, the owner may build a
temporary entrance onto Shady Elm Road for commercial use. The
temporary entrance on Shady Elm Road will be permanently closed
Proffer Statement Page 2 of 5
�J
0
immediately after the Renaissance Drive collector road extension is available
for use by the applicant.
6. The owner herby proffers to provide for inter -parcel connections for all new lots to
provide access to the two new access points on Renaissance Drive.
Building Restrictions
The development of the subject Property shall include the following building restrictions:
All loading docks shall be screened from view from all adjacent properties in the
Rural Area (RA) Zoning Districts that are located west of Shady Elm Road. The Owner
will utilize a Class C — Full Screen (As defined by Frederick County at the date of this
rezoning) 100' (one hundred feet) buffer adjacent to Rural Area (RA) Zoning Districts
west of Shady Elm Road.
2. Individual business signs will be prohibited along Shady Elm Road.
3. The owner will perform an intensive level survey on the historic structure located
on -site (Henry Carbaugh House - #34-1040) prior to its demolition.
Landscape Design Features
The development of the subject Property, and the submission of any Master Development Plan,
shall include the following landscape design features:
The owner shall provide street trees planted 50 (fifty) feet on center adjacent to the
Renaissance Drive collector road extension. The trees are to be planted within 120
(one hundred and twenty) days of written request by Frederick County.
Monetary Contributions to Offset Impact of Development
The owner, hereby voluntarily proffers that if the Board of Supervisors for the County of
Frederick, Virginia approves the rezoning for the 107.21 +/- acre property to the Light Industrial
(M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the
Proffer Statement Page 3 of 5
0
Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1)
Zoning District portion of the parcel, the sum of thirty thousand dollars ($30,000.00), for use by
the Board in its discretion for fire and rescue purposes.
Additionally, the owner shall contribute five thousand dollars ($5,000.00) to the Kernstown
Battlefield Association prior to the issuance of the Certificate of Occupancy Permit for the first
structure constructed on the property.
Escalator
In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick
County within eighteen (18) months of the approval of this rezoning, as applied for by the
Applicant, said contributions shall be in the amounts as stated herein. Any monetary
contributions set forth in this Proffer Statement which are paid to the County after eighteen
(18) months following the approval of this rezoning shall be adjusted in accordance with the
Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor,
such that at the time contributions are paid they shall be adjusted by the percentage change in
the CPI-U from that date eighteen (18) months after the approval of this rezoning to the most
recently available CPI-U to the date the contributions are paid, subject to a cap of 4 percent
(4%) per year, non -compounded.
Respectfully Submitted,
The Henry J. Carbaugh Trust
OWNER: Hcn'-% 'J. C[t 0e4c'- Arrr✓ne '7'r J"-Ae'l
Qfcr -7,v6rr / yC)v6, ' b y 6c�•,� �yt✓C-- Ca;l� C"n«��7� 5����ss��; `T�usiz'f
By:
Date:yc �ahy l] / %
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -Wit:
The foregoing instrument was acknowI dg d before me this [o�� day of
OcAl-) er 2 017, b y a dA C<,
My Commission expires CI •30 -201 g
Proffer Statement Page 4 of 5
Notary Public/M-�,Mutj
11
Proffer Statement Page 5 of 5
•
C�
Candice Perkins
From: Funkhouser, Rhonda (VDOT) <Rhonda.Funkhouser@VDOT.Virginia.gov> on behalf of
Smith, Matthew, P.E. (VDOT) <Mattliew.Smith@vdot.virginia.gov>
Sent: Thursday, September 7, 2017 9:37 AM
To: John Bishop; 'mcheran@fcva.us
Cc: Tim Stowe; Short, Terry (VDOT); Campbell, Adam (VDOT); Smith, Matthew, P.E. (VDOT)
Subject: Carbaugh Rezoning - Tax Map 74-A-68,69 - VDOT Comments
A VDOT review has been completed on the Carbaugh Rezoning. We offer the following comments:
Following discussions with Frederick County, it is VDOT's understanding that if an agreeable proffer regarding the
monetary participation for the completion of Renaissance Drive can be reached between Frederick County and the
developer, the county will consider the transportation mitigation responsibilities of the subject property resolved. While
VDOT agrees that the completion of Renaissance Drive is an important and significant transportation improvement to
the area, there remains future concerns over the operation of US 11 and the interchange with Route 37 given the extent
of planned developments in the region. Should the County determine a revised submission of the TIA is not warranted,
the following comments are for the County's knowledge and understanding of potential operational issues related to the
TIA's study limits along the US 11 corridor.
The primary mitigation proposed in the study to address transportation impacts of the development is monetary
participation by the developer in the extension of Renaissance Drive to Shady Elm Road. While this
transportation improvement is critical for the subject development, as well as other developments in the vicinity
of Shady Elm Road and Apple Valley Road, the current trigger of said participation in both the draft proffers and
study report conveys the risk of potential impacts to the existing transportation network in the event that the
subject development proceeds prior to the completion of Renaissance Drive. The study states that access to the
development will be from Shady Elm Road prior to the completion of Renaissance Drive and the conclusion
section states that "the traffic that is forecasted from this development can be accommodated on the existing
road network". However, this assumption is unfounded as the TIA does not include Build and Design Year
scenarios where Renaissance Drive does not connect US 11 and Shady Elm Road. It is VDOT Staunton District
Planning's recommendation that Frederick County consider requesting modifications to the proffers that
requires the monetary participation of the developer and start of construction on the extension of Renaissance
Drive, prior to the issuance of the initial occupancy permit on the subject property. Without such changes to the
proffer, it is recommended that the TIA be revised to evaluate the build and design year impacts without
Renaissance Drive in place and detail improvements needed to mitigate impacts.
The traffic models and analysis outputs presented in the study are currently inadequate in identifying the future
operational performance of the US 11 corridor between Renaissance Drive and the Route 37 interchange. As a
result, the potential impacts of the full build out of the subject property on US 11 are unclear. The following is a
summary of deficiencies within the current traffic models:
• In all models, the traffic signal at US 11 and the Route 37 eastbound ramps is coded with signal timings,
vehicle extension, and clearance intervals that do not match VDOT supplied data (the signal timing sheet is
included in Appendix F of the report).
• In the existing year models at the US 11 and Route 37 eastbound ramp signal, the left turn movements for
the off -ramp and Kernstown Commons Boulevard approach need to be revised to protective / permissive
phasing with leading lefts.
• The percentage of heavy vehicles within the models seems to be based on the number of heavy vehicles
counted during the entire traffic data collection window instead of the peak hour window, and therefore
may not represent accurate conditions. Additionally, it seems future year heavy vehicle percentages at the
US 11 and Route 37 eastbound ramp intersection were not adjusted for development traffic.
• No trips were assigned to the various side streets accessing US 11 between Renaissance Drive and Route 37
and as a result, there are considerable vehicle balancing discrepancies in the models. While these side
streets were not scoped as study intersections, assumptions should have been made for these side street
movements to achieve vehicle balancing in the network and provide a more accurate analysis of the
operational performance of US 11.
• The analysis does not consider trip diversion or potential impacts from existing developments along Shady
Elm Road and Apple Valley Road to the US 11 corridor via routing along Renaissance Drive.
3. Even with the deficiencies listed above, based on the potential trip generation associated with the subject
property and other potential developments within the vicinity, it is likely that additional improvements will be
necessary within the study area to mitigate future impacts. These may include access management / alternative
intersection consideration along US 11 between Renaissance Drive and Route 37 and a potential second lane on
the Route 37 eastbound on -ramp to accommodate simultaneous receipt of heavy northbound left turns and
southbound right turns from US 11.
4. In the Build and Design Year models, the US 11 and Route 37 eastbound ramp signal is modified from the
current protected only left turn phasing on US 11 to protected / permissive phasing in the form of flashing
yellow arrows. However, this left turn phasing modification is not discussed in the report from either a safety or
operational perspective or listed as an improvement recommendation. If a modification from protected only to
protected / permissive left turn phasing is being considered as a future year improvement, VDOT recommends
that the protected only left turn phasing also be analyzed in the future year to identify operation impacts if left
turn phasing must be converted back from protective / permissive should a safety concern arise. Additionally,
VDOT intends to upgrade the Route 37 eastbound ramp and Kernstown Commons Boulevard left turn phasing to
protective / permissive via flashing yellow arrows in the next few years.
5. When Frederick County's Revenue Sharing project advances for the extension of Renaissance Drive,
improvements should be considered along the existing section of the roadway to improve future operations of
the facility as developments begin to come online. Improvements to be considered include modifying the traffic
signal at US 11 to provide flashing yellow arrow left turn phasing and the consolidation of the two eastern most
entrances currently serving vacant properties in order to reduce potential turning movement conflicts and
increase available storage of the eastbound left turn lane onto northbound US 11.
6. The study includes two trip generation scenarios for the subject property, consisting of ITE rates and custom
rates with supporting documentation as proposed by the preparer of the study. This approach was agreed to
during study scoping to evaluate the differences in transportation impacts between to two trip generation
scenarios. Please be advised that the utilization of ITE rates will still be the accepted process for all studies
moving forward per the Chapter 527 TIA Administrative Guidelines. Any use of custom trip rates, if requested,
will be discussed on a case by case basis during the study scoping process.
Should you have any questions or wish to discuss this information, do not hesitate to let me know.
Matthew B. Smith, P.E. I Area Land Use Engineer
Virginia Department of Transportation
Clarke, Frederick, Shenandoah & Warren Counties
11031 Old Valley Pike
Edinburg, VA 22824
voice: 540/984-5615
fax: 540/98"'1-5607
e-mail: Matthew.Smith@vdot.virginia.gov
•
315 Tasker Road
Stephens City, Virginia 22655
August 18, 2017
Tim Stowe
Stowe Engineering, PLC
103 Heath Court
Winchester, Virginia 22602
FREDERICK
WATER
PH (540) 868-1061
Fax (540) 868-1429
www.FrederickWater.com
RE: Rezoning Application Comment
Carbaugh Rezoning Application
Tax Map Number: 74-A-68 and 74-A-69
107.21 acres
Dear Mr. Stowe:
Eric R. Lawrence
Executive Director
Thank you for the opportunity to offer review comments on the Carbaugh rezoning application
package, with an undated draft proffer statement and the Impact Statement dated October 21,
2016. Frederick Water offers comments limited to the anticipated impact/effect upon
Frederick Water's public water and sanitary sewer system and the demands thereon.
The project parcels were recently added to the sewer and water service area (SWSA) and in an
area not presently served by FCSA. SWSA enables access to public water and sewer service by
county policy. Location within the SWSA does not guarantee that sanitary sewer and water
capacities are available to serve the property.
The rezoning application is silent on the potential use, square footage, and water and sewer
demands. The Impact Analysis suggests a 1,000,000 square foot user for calculating solid waste
production, while the Traffic Impact Analysis proposes 46.9 acres of light manufacturing and
46.9 acres of warehousing uses. In order to analyze water and sewer usage, Frederick Water
will analyze demands based on a light industrial user which consumes 500 gpd/a (gallons per
day, per acre). Based on the 107 acre site, water and sewer demands are projected to each be
53,500 gpd.
5,o�s�t `�h
ANNIVERSARY
Water At Your Service ]AMMAX
0 0
Page 2
Carbaugh rezoning application
Tim Stowe, Stowe Engineering
August 18, 2017
Water and sanitary sewer treatment facilities are presently available to meet the projected
demand of 53,500 gpd. Facilities for conveyance of water to, and sanitary sewer from, the
subject properties does not presently exist. From previous discussions with the applicant,
Frederick Water understands the applicant's intent is to construct a water line which will tap
into an existing 20-inch water main along Route 11, and traverse westward within to be
established easements. Sanitary sewer would be addressed through the construction of a new
sanitary sewer pump station located along the CSX railroad tracks, and a sanitary sewer force
main northward following the CSX railroad tracks to a point at which the force main would
discharge into the Hoge Run Interceptor. The interceptor would then convey flows to Parkins
Mill Wastewater Treatment Plant. An optional sanitary sewer route would be the construction
of the Opequon Interceptor which will facilitate flows directly from the subject properties to
the Parkins Mill Wastewater Treatment Plant. Regardless of the route for water and sanitary
sewer conveyance, the construction of the infrastructure will be the responsibility of the
applicant.
The proffer statement is silent on improvements that would be constructed by the applicant to
meet water and sanitary sewer demands. Accordingly, the comments offered herein are
general in nature. The ultimate decision regarding the ability to serve the property with
adequate water and sanitary sewer will be determined at the time the site's use is determined,
conveyance facilities are constructed, and water and sewer connection fees are paid to
Frederick Water. Sanitary sewer system capacity is not reserved until the sewer connection fee
is paid to Frederick Water, and physical connection to the system is made.
Water and sanitary sewers are to be constructed in accordance with the FCSA standards
specifications. Dedicated easements may be required and based on the layout vehicular access
will need to be incorporated into the final design.
Please be aware that the FCSA is offering these review comments without benefit of knowledge
of the specific use of the site. Additionally, we would welcome an opportunity to review any
proffers which may serve to mitigate any sanitary sewer deficiencies.
Thank you for the opportunity to offer review comments.
Sincerely,
s
Eric R. Lawrence
Executive Director
Cc: Michael T. Ruddy, AICP, County Planning Department
0
Fj
August 7, 2017
Mr. Tim Stowe, PE, LS
Stowe Engineering, PLC
103 Heath Court
Winchester, Virginia 22602
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
RE: Proposed Rezoning for Carbaugh Business Center
Property Identification Numbers (PINs): 74-A-68 and 74-A-69
Dear Tim:
I have had the opportunity to review the draft rezoning application for the Carbaugh
Business Center. This application seeks to rezone two properties totaling 107.21 acres
from the RA (Rural Areas) Districts to the M I (Light Industrial) District with proffers.
The review is generally based upon the proffer statement submitted on July 13, 2017.
Prior to formal submission to the County, please ensue that these comments and all
review agency comments 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.
1. Kernstown Area Plan — Land Use. The 2035 Comprehensive Plan and the
Kernstown Area Plan provide guidance on the future development of the property.
The property is located within the SWSA. The 2035 Comprehensive Plan
identifies these properties with an industrial land use designation. The proposed
M l Zoning is generally consistent with the Kernstown Area Plan as it relates to
this area. The land use plan depicts access to this site through a new major
collector road, Renaissance Drive.
2. Proffer — Site Improvements.
a. Shady Elm Road is a rural roadway that is not set up to accommodate new
industrial entrances at this point. This roadway should not be utilized for
new industrial entrances which would place heavy industrial traffic in
close proximity to existing rural residential land uses, even on a temporary
basis. Staff recommends that the proffer be revised to state that
Renaissance Drive must be completed prior to any occupancy permits
granted for any proposed structures.
• 0
Page 2
Mr. Tim Stowe
RE: Carbaugh Business Center
August 7, 2017
b. A proffer should be included that restricts the location of temporary
construction entrances. Construction entrances should not be placed near
existing residential land uses along Shady Elm Road. Any temporary
entrances (including temporary construction entrances) should be provided
adjacent to Renaissance Drive.
c. Proffer 2 and 3 from this section should be expanded to state "to Frederick
County for Dedication to VDOT".
d. Proffer 7 from this section should be modified to state that the owner will
provide inteiparcel connections for all new lots to provide access to the
two new access points on Renaissance Drive to ensure future lots have
access to an improved collector road and do not impact Shady Elm Road.
3. Proffer — Building Restrictions.
a. Proffer 2 under this section is a requirement of the Subdivision Ordinance
and should be removed.
b. Staff suggests providing a proffer for building facades facing Shady Elm
Road and Renaissance Drive (cast stone, stone, brick, architectural block,
glass, wood, dry vit or stucco — similar to the Artillery proffer statement).
c. A proffer for a multi -tenant complex sign is suggested along Shady Elm
Road and Renaissance Drive, with prohibitions for individual business
signs along Shady Elm Road.
d. Flashing loading bay lighting should be addressed with this proffer
statement in addition to the proffer for screening. Industrial facilities on
similar properties contain flashing loading bay lights.
4. Proffer — Landscape Design Features.
a. Proffer 1 under this section is proffering less than the buffer section of the
Zoning Ordinance. The land uses across Shady Elm Road consist of
single family residential — therefore a full distance buffer would be
required (three trees per ten linear feet — evergreen, shrub, deciduous and a
6' berm). Staff suggests depicting the three trees per ten linear feet along
Shady Elm Road and providing street trees along Renaissance Drive on
the GDP.
b. Proffer 2 from this section is proffering less than the buffer section of the
Zoning Ordinance. The southwestern portion of the property is adjacent to
RA residential land uses and therefore the minimum required is a
Category C — full screen 100' buffer.
5. Proffer — Monetary Proffer. Recent rezonings have included a 50.05-$0.10 per
building square foot proffer to Fire and Rescue, staff recommends keeping within
this range. The Fire and Rescue proffer provided with this rezoning equates to
0 0
Page 3
Mr. Tim Stowe
RE: Carbaugh Business Center
August 7, 2017
S0.02 per building square foot based on the 1,000,000 square foot assumptions
provided in the application.
6. Impact Analysis. Expand the parameters of tine impact analysis section
pertaining to surrounding properties. This development will impact a number of
existing rural residential land uses along Shady Elm Road and adjacent to the
southwestern property line of the proposed rezoning. Consideration of the
topography and viewshed fi•om the residential properties and the existing
agricultural operation along Shady Elm Road should be addressed in this section.
7. Transportation Comments. Please note that the transportation comments on the
rezoning application from John Bishop, Assistant Director - Transportation, are
being provided to you in a separate letter. Staff may also provide additional
comments related to the proposed changes if warranted subject to adjustments
requested by VDOT.
S. Agency Comments. Please provide appropriate agency continents from the
following agencies: Virginia Department of Transportation, Frederick County
Department of Public Works, Frederick County Fire Marshal, Frederick County
Sanitation Authority, Health Department, the local Fire and Rescue Company, the
County Attorney, the Historic Resources Advisory Board (HRAB) and the
Frederick -Winchester Service Authority.
9. Fees. Based on the fees adopted by the Board of Supervisors on April 23, 2008,
the rezoning fee for this application would be S20,721.00 based upon acreage of
107.21 acres.
All of the above comments and reviewing agency comments should be appropriately
addressed before staff can accept this rezoning application. Please feel free to contact me
with questions regarding this application.
Sincerely,
Candice E. Perkins, AICP, CZA
Assistant Director
CEP/pd
•
0
August 7, 2017
Mr. Tim Stowe, PE, LS
Stowe Engineering, PLC
103 Heath Court
Winchester, Virginia 22602
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
RE: Transportation CoIUI11e11t for Proposed Rezoning for Carbaugh Business
Center
Property Identification Numbers (PINS): 74-A-68 and 74-A-69
Dear Tim:
Thank you for the opportunity to review the draft rezoning application for the Carbaugh
Business Center to rezone two properties totaling 107.21 acres from t11e RA (Rural
Areas) Districts to the M 1 (Light Industrial) District Nvith proffers. The review is based
upon the undated proffer statement submitted on July 13, 2017.
TraIsportation COI11I1101ts
Renaissance Drive
Proffer I notes that the applicant is willing to provide S820,000.00 toward the
completion of Renaissance Drive. As noted in the T1A, Renaissance Drive is
important in offsetting the impact of t11e proposed development and will
comprise a significant portion of traffic on the roadway. The current proffer is
insufficient to move the project to bid. Based upon that, though the TIA notes
the need of Renaissance Drive to offset the traffic impact, the current proffer
does not offset the transportation impact of the proposed development.
2. Entrances
Proffer 5 notes that the owner may use two temporary entrances on Shady
Elm until such time as Renaissance Drive is in place for construction and
commercial purposes. Extreme care should be taken to minimize the impact
of this traffic on the residential neighborhood on the west side of Shady Elm
Drive and staff would suggest that the applicant coordinate with County Staff
and VDOT to keep any access as close to the final intended location on future
Renaissance Drive as possible. Particularly in the case of actual commercial
0 •
Page 2
Mr. Tim Stowe
RE: Carbaugh Business Center
August 7, 2017
entrances, staff believes it would be difficult to relocate a commercial
entrance once established.
3. Bicycle and Pedestrian Accommodation
In keeping with the Comprehensive plan and due to the significant number of
potential future employees as well as existing residents, please work to minor
the trail that has been proffered along Shady Elm Drive by previous
rezonings.
All of the above comments and reviewing agency comments should be appropriately
addressed before staff can accept this rezoning application. Please feel free to contact me
with questions regarding this application.
Sincerel
John A. Bishop, AICP
Assistant Director -Transportation
JAB/pd
t
•
October 4, 2017
Mr. Michael Ruddy
County of Frederick
Department of Planning and Development
107 North Kent Street, Suite 202
Winchester, VA 22602
RE: Rezoning Application Comments
Dear Mr. Ruddy,
The following summary outlines agency responses to our rezoning application: (Please see attached
documents for verification)
1) Frederick County Fire and Rescue Department — Office of the Fire Marshall
a. Plan approval was recommended
2) Winchester Regional Airport
a. Proposed rezoning of M1 is compatible with airport Operations.
3) Frederick County Sanitation Authority
a. The parcels to be rezoned have been added to the sewer and water service area.
b. Water and sanitary sewer treatment facilities are presently available to meet the
projected demand of 53,000 gpd.
c. The applicant is in agreement that construction of adequate infrastructure will be the
responsibility of the applicant.
d. Water and sanitary sewers are to be constructed in accordance with the FCSA (Frederick
Water) standard specifications.
4) Frederick -Winchester Service Authority
a. Comments deferred to FCSA
5) Frederick County Department of Public Works
a. Only comment, "A comprehensive review shall occur at time of site plan submission".
6) Virginia Department of Transportation (VDOT)
a. VDOT's comment, "Following discussions with Frederick County, it is VDOT's
understanding that if an agreeable proffer regarding the monetary participation for the
completion of Renaissance Drive can be reached between Frederick County and the
developer, the county will consider the transportation mitigation responsibilities of the
r
subject property resolved." It is the applicant's understanding that the revised Proffer
Statement's monetary participation is agreeable to Fredrick County.
7) Frederick County Attorney
a. "Applicant" has been changed to "owner" in the Proffer Statement
b. The sentences have been combined in the Proffer Statement
c. The GDP has been incorporated as part of the Proffer Statements
d. The Proffer Statement was revised to indicate "whichever event occurs first"
e. See the current revised Proffer Statement:
Item 2 — "This dedication is to be made within 90 (ninety) days after the date of the
approved Rezoning Application.
Item 3 — "This dedication is to be made with 90 (ninety) days of a written request by
Frederick County."
Item 4 — "This grant is to be made with 90 (ninety) days of a written request by
Frederick County."
f. The Proffer Statement has been revised to "grading/slope" easement.
g. See the revised Proffer Statement, Site Improvements, Item 5.
h. The Proffer Statement was been revised to "west of Shady Elm Road"
i. The Proffer Statement was revised to "The trees are to be planted within 120 (one
hundred and twenty) days of written request by Frederick County."
8) Historic Resources Advisory Board
a. Approval was recommend with the condition that the Applicant preform an intensive
level survey on the Henry Carbaugh House #34-1040.
b. The Proffer Statement was revised to require the intensive level survey request prior to
demolition of the Henry Carbaugh House.
9) Virginia Department of Health, Lord Fairfax Health District
a. No objections noted.
b. The applicant will properly abandon any discovered sewer disposal systems or private
wells per Health Department Regulations.
10) Department of Planning and Development
Proffer —Site Improvements
a. The Proffer Statement has been revised to limit the impact on Shady Elm Road. See Site
Improvement — Item 5.
b. On the Proffer Statement. See Site Improvements — Item 5.
c. The suggested change has been incorporated into the Proffer Statements.
d. The suggested change has been incorporated into the Proffer Statements.
Proffer - Building Restrictions
a. The item has been removed from the Proffer Statement
b. The applicant feels that a fagade restriction would place an undo burden on the
marketability of the land for future developments. Those restrictions are not prevalent
on other M1 zoned properties.
c. Signage has been restricted on Shady Elm Road in the Proffer Statement.
O
d. The flashing lights cannot be restricted on the buildings as it has become a loading dock
safety requirement. The applicant has added the use of a Category — C full screen 100'
buffer to the Proffer Statement to mitigate the impact of the loading dock lights.
Proffer —Landscape Design Features.
a. See the revised GDP and Proffer Statement. Street tress have been provided for along
Renaissance Drive.
b. The item has been removed.
Proffer — Monetary Proffer
a. The applicant has increased the proffered amount by $20,000 dollars.
Impact Analysis: TBD
11) Frederick County Transportation
a. To be discussed
Please feel free to contact me with any questions or concerns.
Thank you,
Tim Stowe
0 0
• REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
To be completed by Planning Staff. G�
_ Fee AmoLmt Paid $
Zoning Amendment Number O Ll - I Date Received I o �n't �I
PC Hearing Date t I l i I t'1 BOS Hearing Date t-)_ t 3 1 1
The following informalion shall be provided by the applicant. -
All parcel identification numbers, deed book and page numbers may be obtained from the Office of the
Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester.
1. Applicant:
Name: Timothy Stowe Telephone: 540-336-0656
Address: Stowe Engineering, PLC
103 Heath Court, Winchester VA 22602
• 2. Property Owner (if different than above):
Name: The Henry J. Carbaugh Trust Telephone:
Address: C/O Bank of Clarke County Trust Department
202 N. Loudoun St. Winchester VA 22601
3. Contact person if other than above:
Name: Timothy Stowe Telephone: 540-336-0656
4. Property Information:
a. Property Identification Number(s): 74 - A - 68 and 74 - A - 69
b. Total acreage to be rezoned: 107.21 acres
C. Total acreage of the parcel(s) to be rezoned (if the entirety of the parcel(s) is not being
rezoned):
d. Current zoning designation(s) and acreage(s) in each designation:
107.21 acres zoned RA
e. Proposed zoning designation(s) and acreage(s) in each designation:
107.21 acres to be rezoned M 1
f.
•
Magisterial District(s): Back Creek Magisterial District
12
11
0
&-
1 � rv\- rx), &
0
E
i
•
S. Checklist: Check the following items that have been included with this application.
Location map ✓ Agency Comments
Plat _ ✓ _ Fees _
Deed to property _ ✓ _ Impact Analysis Statcnic It _ ✓ _
Verification of taxes paid _ ✓ _ Proffer Statement
Plat depicting exact meets and bounds for the proposed zoning district _ ✓ _
Digital copies (pdrs) of all submitted documents, maps and exhibits ✓
6. The Code of Virginia allows us to request full disclosure of owne►•ship in relation to
rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
The Henry J. Carbaugh Trust
• 7. Adjoining Property:
PARCEL ID NUMBER USE ZONING
See attached List
8. Location: The property is located at (give exact location based on nearest road and distance from
nearest intersection, using road names and route numbers):
The property is located at 831 Shady Elm Road. From the intersection of Apple Valley Road and Shady Elm Road, the property is
located approximately 1.11 miles heading southwest on Shady Elm Road. The southeast portion of the property in bound by the
CSX Railroad.
•
13
a
0
• 9. The following information should be provided according to the type of rezoning
proposed:
Single Family homes:
Non -Residential Lots;
Office:
Retail:
RestaUrant:
Commercial:
10. Signature:
Number of Units Proposed
Townhome:
Mobile Home:
Square Footage of Proposed Uses
Multi -Family:
Hotel Rooms:
Service Station:
MallllfaCtLII'Ing: 500,000
Warehouse: 500,000
Other:
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 issuecl when this application is submitted must be placed at
the fi•ont property line at least seven days prior to the Planning COIIIIIIISSIOIn 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 trlle and
accurate to the best of my (our) knowledge.
Z
Applicant(s): _ Date: /�7
Date:
Owner(s):
• 14
Date:
Date:
Adjoining Pdk�rty Owners
IRW
•
#
PIN
Owner
Address
Zoning
1
75 A 1
Venture I of Winchester LLC
54 Merriman's Lane, Winchester, VA 22601
M1
2
74 A 71
Stephen D. Brim, ETALS
254 Queen Street, Strasburg, VA 22657
RA
3
74 A 70
Elizabeth Ann Haymaker
316 Springdale Road, Winchester, VA 22602
RA
4
74 A 72
Elizabeth Ann Haymaker
316 Springdale Road, Winchester, VA 22602
RA
5
74 A 57A
Vernon E., II and Lisa M. Heavner
1043 Shady Elm Road, Winchester, VA 22602
RA
6
74 A 59
Robert J. and Donna L. Diaz
1006 Shady Elm Road, Winchester, VA 22602
RA
7
74 A 61
Robert D. Patton and Anita K. Rukavina-Patton
983 Shady Elm Road, Winchester, VA 22602
RA
8
74 A 62
David H. Carbaugh
957 Shady Elm Road, Winchester, VA 22602
RA
9
74 A 63
David H. Carbaugh
957 Shady Elm Road, Winchester, VA 22602
RA
10
74 A 64
Ronald L. Brown
970 Shady Elm Road, Winchester, VA 22602
RA
11
74612
300N LLC
P. 0. Box 179, Moorefield, WV 26836
RA
12
74611
Daniel J. and Sandra M. Lyons
121 Skyjes Lane, Winchester, VA 22602
RA
13
7462
BOON LLC
P. 0. Box 179, Moorefield, WV 26836
RA
14
7461
Matthew and Mary Ann Kremer
138 Skyjes Lane, Winchester, VA 22602
RA
15
74314
Kevin and Tina Anderson
113 Hockman Ct., Winchester, VA 22602
RA
16
7435
Gregory R. and Johanna A. Brown
114 Hockman Ct., Winchester, VA 22602
RA
17
7434
Jacob T., III and Heather R. Rudolph
750 Shady Elm Road, Winchester, VA 22602
RA
18
74 A 67
Kitty Hockman Nicholas
690 Shady Elm Road, Winchester, VA 22602
RA
19
7433
Kitty Hockman Nicholas and Robin H. Eddy
690 Shady Elm Road, Winchester, VA 22602
RA
20
7432
Kitty Hockman Nicholas and Robin H. Eddy
690 Shady Elm Road, Winchester, VA 22602
RA
21
22
23
24
25
26
27
28
29
30
31
32
33
34
•
40
• • 00
Special Limited Power of Attorney
County of Frederick, Virginia
Frederick Planning Website: www.feva.us
Department of Planning & Development, County of Frederick, Virginia
107 North Kent Street, Winchester, Virginia 22601
Phone (540) 665-5651 Facsimile (540) 665-6395
Know All Men By These Presents: That I (We)
Henry J. Carbaugh Trust Under Agreement
(Name) Dated December 18, 2006 (Phone) 540/665-2400
(Address) 202 North Loudoun Street, Winchester, VA 22601
the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the
Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by
SEE EXHIBIT "A" ATTACHED HERETO FOR DESCRIPTION OF PROPERTY.
Instrument No. on Page , and is described as
Parcel: Lot: Block: Section: Subdivision:
do hereby make, constitute and appoint:
(Name) Timothy Stowe
(Phone) 540:336-0656
(Address) 103 Heath Court, Winchester, VA 22602
To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with fiill power and
authority I (we) would have if acting personally to file planning applications for my (our) above described
Property, including:
X Rezoning (including proffers)
Conditional Use Permit
X Master Development Plan (Preliminary and Final)
X Subdivision
Site Plan
Variance or Appeal
My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously
approved proffered conditions except as follows:
This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified.
In witness thereof, I (we) have hereto set my (our) hand and seal this day of , 20 ,
Signature(s) SEE ATTACHED SIGNATURE PAGE
State of Virginia, City/County of
I,
To -wit:
Notary Public in and for the jurisdiction
certify that the person(s) who signed to the foregoing instrument personally appeared before m
acknowledged the same before me in the jurisdiction aforesaid this day of , 20
Notary Public
My Commission Expires:
aforesaid,
and has
• • • 0
r
• HENRY J. CARI3AUGH TRUST UNDER
AGREEMENT DATED DECEMBER 18, 2006
By: Bank of Clarke County, Successor Trustee
B y:� / �� �c�l� i{ (SEAL)
Carl A. Esterhay, Senior Vice P esident
STATE OF VIRGINIA, AT LARGE,
CITY OF WINCI-IESTER, to -wit:
The foregoing instrument was acknowledged before me, a Notary Public in and for
the State and .Jurisdiction aforesaid, this JY" day of j om- , 2017, by Carl A. Esterhay,
Senior Vice President of Bank of Clarke County, Successor Trustee of the Henry
J. Carbaugh Trust Under Agreement Dated December 18, 2006.
My commission expires H o -'-w1
A,lli1b11- �
i�Lot'ry Pu�ic
00 66
• EXHIBIT "A"
PARCEL ONE: That certain parcel of land containing 89.8719 acres, more or less, located
on the eastern side of Shady Elm Road, in Back Creek Magisterial District, Frederick County,
Virginia, designated as "Tax Map 74-A-68 89.8719 Acres" on that certain plat titled "Boundary
Survey Of The Land Of The Henry J. Carbaugh Trust" dated August 12, 2016, drawn by S. W.
Marsh, L.S., a copy of which is attached hereto and incorporated licrein by reference as if set out
in full; and being a portion of the lands designated as Parcel One acquired by that certain Deed
dated January 3, 2007, of record in the Clerk's Office of the Circuit Court of Frederick County,
Virginia as Instrument No. 070000157.
Tax Map No. 74-A-68.
PARCEL TWO: That certain parcel of land containing 17.3391 acres, more or less
(according to Frederick County Tax Records), located on Shady Elm Road, in Back Creek
Magisterial District, Frederick County, Virginia, designated as "Tax Map 74-A-69 17.3391
Acres" on that certain plat titled "Boundary Survey Of The Land Of The Henry J. Carbaugh
Trust" dated August 12, 2016, drawn by S. W. Marsh, L.S., a copy of which is attached hereto
and incorporated herein by reference as if set out in full; and being the remainder of the lands
designated as Parcel Two acquired by that certain Decd dated .January 3, 2007, of record in the
Clerk's Office of the Circuit Court of Frederick County, Virginia as InStrunlent No. 070000157.
Tax Map No. 74-A-69.
MLB/porn
cAMisc\Carbaugh Exhibit A
6/16/17
r
SHOCKEY
THE PARTNER OF C H O I C E
To: Kernstown Battlefield Association
P.O. Box 1327
Winchester, VA 22604
The Shockey Companies
P. O. Box 2530
Winchester, Virginia 22604
540-723-4162 / 540.665-3211 (FAX)
Date: November 29.2021
Project: Graystone Corporation
Attn: Charlie Hagan, Secretary Subject: Check
We are forwarding: FX Herewith The following: = Drawing(s) Sample(s)
Under separate cover Shop Drawing(s) Color Chart(s)
Via: rn UPS / FED EX Specification(s) FX ] Other
Copies
Drawing Number
Company
Description oi- Title
1
Check 4672182
The Shockey Companies
$5,000.00 - Carbau h Property Proffer
Which are: Submitted for your approval F_� Submission
0 Returned for correction and resubmission
Approved with corrections noted
0 For your use
❑ Approved for construction
Proceed with fabrication a�f��o�w,"rd to us __prints for our file and field use
For your use in pro i'�1i g, return to HSS by
[—X ] Receive_— ` ,/—�` L-- `t-` -- -- Dated: `- ' tfi �/
r � 1 � 1.__L.
Remarks:
Very 'rutty Yours, i
Sign: `'.1.� 1 J(.ril'C f t ,,t/. L) tt�_
Name: Gray Fattind
Title: Vice President of Corporate Development
Phone M 540-723-4162
JOB S - U -
|wvoxTc o.-S,mpnow GROSS AMOUNT cxxcoowT NET AMOUNT
11/29/21 RBAUQH'PROFFER 5.000.0.0 5,000.01.
/, a.:a. r
TOTAL S
| 5.000.00
/
/
| 0Q
7�` �� o��n�� Companies
P�.amzO0 ^
Winchester, Virginia 22604
PAY Five Thousand Dollars and 00 Cents
TO Komubown Battlefield
THE AuonoiuUon
ORDER P.O. Box 1327
OF Winchester VA 22604
TRUIST 69-426
CHECK DATE CHECK NO
11/28/2021 672182
'
(-- ------ -----—
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o"G?2L82ill /:05I 1,0�260/: SI �9O9Y259lim
10
SHOCKEY
THE PARTNER OF CHOICE*
To: Frederick County, Virginia
107 North Kent Street
Winchester, VA 22601
Attn: John Bishop
is
The Shockey Companies
P. 0. Box 2530
C *� Winchester, Virginia 22604
540-723-4162 / 540-665-3211 (FAX)
Date: November 29, 2021
Project: Graystone Corporation _
Subject: Checks
We are forwarding: FX Herewith The following:= Drawing(s) Sample(s)
Under separate cover Shop Drawing(s) Color Chart(s)
Via: UPS /FED EX Specification(s) Other
X I Delivery
copies Drawing Number Company Description or Title
$30,000.00 - For your use - Fire & Rescue - per
I Check #672180 The Shockey Companies Carbau h Property Proffer
1 lCheck #672181 IThe Shockey Companies
Which are:
Remarks:
1.141.128.00 - Road
Submitted for your approval �1 Submission
Returned for correction and resubmission
Approved with corrections noted
For your use
Approved for construction
Proceed with fabrication and forward to us prints for our file and field use
For your use in providing quotation, return to HSS by
Received bv: Dated:
- I;ECENEp
Q, a
FREDERICK COLIN1y
PLANNING AND DEVELOPMENT
Very Truly Yours,
Sign: .&I-11,
Name: Gray Fand
Title: Vice President of Corporate Development
Phone #: 540-723-4162
THE SHOCKEY COMPANIE�
JOB/ SUB JOB NO.
C IV
VENDOR
REFERENCE
CHECK NO.
672181
P O sox 2530
1
13471
Winchester, Virginia 22604
INV NUMBER
INV DATE
DESCRIPTION
GROSS AMOUNT
DISCOUNT
NET AMOUNT
11292021
11/29/21
OAD
1,141,128.
1,141,128.0
Q
j
� I
DETACH AND RETAIN THIS STATEMENT
THE ATTACHED CHECK IS IN PAYMENT OF ITEM' DESCRIBED ABOVE
TOTALS
1,141,128.00
'
1,141,128.0
IF NOT CORRECT PLEASE NOTIFY US PROMPTLY. NO RECEIPT DESIRED
The Shockey Companies
P.O. Box 2530
Winchcster, Virginia 22604
PAY One Million One Hundred Forty -One Thousand One Hundred
Twenty -Eight Dollars and 00 Cents
TO Frederick County
THE
ORDER
OF
TRUIST
WINCHESTER, VIRGINIA
CHECK DATE
11 /29/2021
68-426
514
CHECK NO
672181
CHECK AMOUNT
�___-1,141,128.00
VOID AFTER 90 DAYS
00
1166?21BL11' I:OSL401,2P301: S L 3 ?0 9 7 2 S 9118
THE SHOCKEY COMPANI
• P.O. Box 2530
JOB/ SUB JOB NO.
V I VENDOR I REFERENCE
3471
CHECK NO.
72180
Winchester, Virginia 22604
AMOUNTDISCOUNT
NET AMOUNT
INV NUMBER
INV DATE
DESCRIPTIONGROSS
30,000.0
11/29/21
CARBAUGH-PROFFER 30,000.0
.0
112921
I
I
,
DETACH AND a=-n:t: THIS STATEMENT
TOTALS
30,000.00
.0
30,000.0
'8E F.7.AC!i-: 7HEc9 :S IN :A'C!E::T OF ITEP:5 DESCRIBED i.nOVE
Ir KC7 =: Rr.EC7 PLEASE 1.071 US PROXPTLY. NO RECEIPT DES:PED
The Shockey Companies
P.O. Box 2530
Winchester, Virginia 22604
PAY Thirty Thousand Dollars and 00 Cents
TO Frederick County
THE
ORDER
OF
TRUIST 68-426
WINCHESTER. VIRGINIA 514
CHECK DATE CHECK NO
11 /29/2021 672180
CHECK AMOUNT
**30 000.00
VOID AFTER 90 DAYS
]I'67216001 1:0S14042601: S1370972S9111
THE SHOCKEY COMPANTEA
P.O Box 2530
Winchesler, Virginia 22604
JOB/ SUB JOB NO.
iNVNUMBER INV DATE DESCRIPTION
11292021 11/29/21 ROAD
TOTALS �ocQ r
CO VENDOR REFERENCE CHECK NO,
1 0 13471 "72181
GROSS AMOUNT DISCOUNT - NET AMOUNT
1,141,128.00 Oa 1,141,128.00
1,141,128.00 .00
TRUIST
k The Shockey Companies WINCHESTER, VIRGINIA
P.O S.qx 21130
Winchextar, Virginia :226,04
PAY One Million One Hundred Forty -One Thousand One Hundred
Twenty -Eight Dollars and 00 Cents
�i
TO Frederick County
THE
ORDER
OF
1,141,128.00
68-426
514
CHECK DATE CHECK NO
11 /29/2021 672181
CHECK AMOUNT
*"1,141,128.00
VOID AFTER 90 DAYS
0 , /' � /X - C' D
1116? 2 18 1111 1:05 L4042601: 5 L3?097 25911'
ID
r}LE SHOCKEY COMPANIES i JOB/ SUB JOB NO. CO I VENDOR REFERENCE CHECK NO.
P.0 Box 2530 1 13471 672180
Winchester, Virginia 22604
INV NITMBER INV DATE DESCRIPTION GROSS AMOUNT � DISCOUNT NET AMOUNT
_
I112921 11/29/21 CARBAUGH-PROFFER 30,000.00� .Od 30,000.0
--..
i
TOTALS 30,000.00 .00 30,000.00
0II I ) 0-caq -�
dam"
T"A6� ;: iPCn `f4 L'S`!iC tY17k "J' d •;O .t'77:?m O@^.S@R :;7�i IaACtiQ?1..313a) I�l";� !: ;Ci�7•t?[: i-'riC:".ar�'ai�C � G " :7A: [3R(:�!r.Ei !iY 'TNT 3rCC{ C:0)i.9 ri4 t.:;' � r j�f re�,y
TRU I ST 68426
The Shockey Companies WINCHESTER, VIRGINIA 514
P 0 Box 2530
Winchester, Virgima 22'604
PAY Thirty f poaand Dollars and 00 Cents
TO Frederick County
THE
ORDER
OF
CHECK DATE CHECK NO
11/29/2021 672180
CHECK AMOUNT
_ ""30,000.00
VOID AFTER 90 DAYS
11867218011, 1:0S11,042601: S13709?2S91I'
• w
AMENDMENT o
co
Action:
PLANNING COMMISSION: November 1, 2017 - Recommended Approval
BOARD OF SUPERVISORS: December 13, 2017 - n APPROVED Ll DENIED
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING #04-17 CARBAUGH BUSINESS CENTER
WHEREAS, REZONING #04-17 Carbaugh Business Center, submitted by Stowe Engineering, PLC
to rezone two parcels of land that total 107.21f acres from the RA (Rural Areas) District to the M 1 (Light
Industrial) District with proffers with a final revision date of October 19, 2017 was considered. The site
has an address of 831 Shady Elm Road (Route 651) and are located on the southeastern side of Shady Elm
Road, approximately 1.11 miles southwest of the intersection of Shady Elm Road and Apple Valley Road
(Route 652). The southeastern portion of the site is bounded by the CSX Railroad, in the Back Creek
Magisterial District and is identified by Property Identification Nos. 74-A-68 and 74-A-69; and
WHEREAS, the Planning Commission held a public hearing on this rezoning on November 1, 2017
and recommended approval; and
WHEREAS, the Board of Supervisors held a public hearing on this rezoning on December 13,
2017; 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
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 rezone two parcels of land that total
107.21± acres from the RA (Rural Areas) District to the M1 (Light Industrial) District with proffers
with a final revision date of October 19, 2017. The conditions voluntarily proffered in writing by the
Applicant and the Property Owner are attached.
PDRes #45-17
0
•
-2-
This ordinance shall be in effect on the date of adoption. o
0
Passed this 13th day of December, 2017 by the following recorded vote:
Charles S. DeHaven, Jr., Chairman Aye
J. Douglas McCarthy Aye
Gene E. Fisher Aye
Blaine P. Dunn Aye
PDRes #45-17
BOS Res. #044-17
Gary A. Lofton Aye
Robert W. Wells Aye
Judith McCann -Slaughter Aye
A COPY ATTEST
Kris C-,Ti
Frederick County Administrator /
v i ocut NIA: F1,.--;DLtC1 Ch COU NTY.SM .
This instruumen/t of writing was produced to me of
and with certificate acknowledgement thereto annexed
was admitted to record. '1-ax imposed by Sec. 58.1-802 of
and 58.1-801 have been paid, if assessablr
0 0
1700/3253
REZONING REQUEST PROFFER
Property Identification Number
74 - ((A)) - 68 and 74 - ((A)) - 69
Back Creek Magisterial District
Carbaugh Business Center
Record Owner: The Henry J. Carbaugh Trust
Applicant: Timothy Stowe
Original Date of Proffers: 10/6/17
Revisions Date of Proffers: 10/19/17
Preliminary Matters
Pursuant to Section 15.2-2296 et.seg., of the Code of Virginia, 1950, as amended, and the
provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the
undersigned owner hereby proffers that in the event the Board of Supervisors of Frederick
County, Virginia, shall approve Rezoning Application # 0`I- 17 for the rezoning of Tax
Map Parcel 74-A-68, a 89.8719-acre parcel, and Tax Map Parcel 74-A-69, a 17.3391-acre parcel,
to establish 107.21 +/- acres of Light Industrial (M-1) Zoning District, development of the 107.21
+/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "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 owner and such be
approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the
event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of
no effect whatsoever. These proffers shall be binding upon the owner and their legal
successors or assigns.
Site Improvements
The owner agrees to participate in the cost of transportation improvements in the
nearby area. The owner will contribute to Frederick County, Virginia, a maximum of
one million and eighty thousand dollars ($1,080,000.00). Such payment shall be
made either within 30 calendar days after the start of construction on the extension
of Renaissance Drive that will connect with Shady Elm Road or prior to the issuance
0
0
C,
Proffer Statement Page 1 of 4
0
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c
of the certificate of occupancy permit for the first building structure developed on o
the Property, whichever event occurs first. Such funds can be used by the Board of o
Supervisors in its discretion for transportation improvements related to the ry
extension of Renaissance Drive, an East-West Collector Road, to Shady Elm Road and
can be used as local match funding for County Revenue Sharing Program projects
related to the aforementioned extension.
The owner agrees to dedicate 60' (sixty feet) of right-of-way along Shady Elm Road
to Frederick County as depicted on the Generalized Development Plan (GDP), which
is attached and incorporated as part of the Proffer Statement. 10' (ten feet) of which
is to be used for the construction of a pedestrian trail adjacent to the Property. This
dedication is to be made within 90 (ninety) days after the date of the approved
Rezoning Application.
3. The owner agrees to dedicate 20' (twenty feet) of right-of-way along its northeast
boundary to Fredrick County for the extension of the East-West Collector Road
(Renaissance Drive) from Valley Pike (Rt. 11) to Shady Elm Road. This right-of-way is
depicted on the GDP. This dedication is to be made within 90 (ninety) days of a
written request by Frederick County.
4. The owner agrees to grant to Frederick County an 80' (80 feet) grading/slope
easement for the construction and maintenance of a bridge over the CSX rail line
that will be part of the extension of the East-West Collector Road (Renaissance
Drive) from Valley Pike (Rt. 11) to Shady Elm Road if needed. The final length of the
easement will be determined during the design phase of the extension of the East-
West Collector Road. The length shall not exceed the distance from the CSX rail line
to the start of the bridge ramp. This grant is to be made within 90 (ninety) days of a
written request by Frederick County.
The owner agrees to limit the number of commercial entrances for the Property to
be rezoned to a maximum of two (2) entrances along the new collector road to be
constructed as an extension of Renaissance Drive and intersecting with Shady Elm
Road.
In the event the property is developed prior to the completion of
Renaissance Drive collector road extension, the owner may build a portion of
Renaissance Drive collector road extension from Shady Elm Road to the first
entrance to the site to enable use of the site. The portion of the collector
road to be built in this event will meet with both VDOT and Frederick County
approval.
In the event that Frederick County request that the owner not build a portion
of the Renaissance Drive collector road extension, the owner may build a
temporary entrance onto Shady Elm Road for commercial use. The
temporary entrance on Shady Elm Road will be permanently closed
Proffer Statement Page 2 of 4
•
--c
C
O
O
immediately after the Renaissance Drive collector road extension is available W
for use by the owner.
6. The owner herby proffers to provide for inter -parcel connections for all new lots to
provide access to the two new access points on Renaissance Drive.
Building Restrictions
The development of the subject Property shall include the following building restrictions:
1. All loading docks shall be screened from view from all adjacent properties in the
Rural Area (RA) Zoning Districts that are located west of Shady Elm Road. The Owner
will utilize a Class C — Full Screen (As defined by Frederick County at the date of this
rezoning) 100' (one hundred feet) buffer adjacent to Rural Area (RA) Zoning Districts
west of Shady Elm Road.
2. Individual business signs will be prohibited along Shady Elm Road.
3. The owner will perform an intensive level survey on the historic structure located
on -site (Henry Carbaugh House - #34-1040) prior to its demolition.
Landscape Design Features
The development of the subject Property, and the submission of any Master Development Plan,
shall include the following landscape design features:
1. The owner shall provide street trees planted 50 (fifty) feet on center adjacent to the
Renaissance Drive collector road extension. The trees are to be planted within 120
(one hundred and twenty) days of written request by Frederick County.
Monetary Contributions to Offset Impact of Development
The owner, hereby voluntarily proffers that if the Board of Supervisors for the County of
Frederick, Virginia approves the rezoning for the 107.21 +/- acre property to the Light Industrial
(M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the
Proffer Statement Page 3 of 4
CD
GO
O
Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1)
Zoning District portion of the parcel, the sum of thirty thousand dollars ($30,000.00), for use by
the Board in its discretion for fire and rescue purposes.
Additionally, the owner shall contribute five thousand dollars ($5,000.00) to the Kernstown
Battlefield Association prior to the issuance of the Certificate of Occupancy Permit for the first
structure constructed on the property.
Escalator
In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick
County within eighteen (18) months of the approval of this rezoning, as applied for by the
owner, said contributions shall be in the amounts as stated herein. Any monetary contributions
set forth in this Proffer Statement which are paid to the County after eighteen (18) months
following the approval of this rezoning shall be adjusted in accordance with the Urban
Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that
at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U
from that date eighteen (18) months after the approval of this rezoning to the most recently
available CPI-U to the date the contributions are paid, subject to a cap of 4 percent (4%) per
year, non -compounded.
Respectfully Submitted,
The Henry J. Carbaugh Trust
OWNER: ��C✓1 "y J. Gek�b«�f� !/i.rs� ����C/�G'✓Zc�I�ICC•v3 G) ��
I)ee,C' �� s .2v0� b., /'� C«�1<.� Jc��17 stc«r.Ss��:�
Date: W C ✓w 1-7 rf y C�
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -Wit:
The foregoing instrument was acknowledged before me this �day of
2017, by R 'LsAer \,,,,,.1
rT
mr�gt)on expires
etY>=?�tsr�?tub
Page 4 of 4
n
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s00()9d
9 •
REZONING REQUEST PROFFER
Property Identification Number
74 - ((A)) - 68 and 74 - ((A)) - 69
Back Creek Magisterial District
Carbaugh Business Center
Record Owner: The Henry J. Carbaugh Trust
Applicant: Timothy Stowe
Original Date of Proffers: 10/6/17
Revisions Date of Proffers: 10/19/17
Preliminary Matters
Pursuant to Section 15.2-2296 et.seg., of the Code of Virginia, 1950, as amended, and the
provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the
undersigned owner hereby proffers that in the event the Board of Supervisors of Frederick
County, Virginia, shall approve Rezoning Application # for the rezoning of Tax
Map Parcel 74-A-68, a 89.8719-acre parcel, and Tax Map Parcel 74-A-69, a 17.3391-acre parcel,
to establish 107.21 +/- acres of Light Industrial (M-1) Zoning District, development of the 107.21
+/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "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 owner and such be
approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the
event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of
no effect whatsoever. These proffers shall be binding upon the owner and their legal
successors or assigns.
Site Improvements
The owner agrees to participate in the cost of transportation improvements in the
nearby area. The owner will contribute to Frederick County, Virginia, a maximum of
one million and eighty thousand dollars ($1,080,000.00). Such payment shall be
made either within 30 calendar days after the start of construction on the extension
of Renaissance Drive that will connect with Shady Elm Road or prior to the issuance
Proffer Statement Page 1 of 5
____--_-- -'_---
\\U------- ----- ' `
I `
' ||
0 •
of the certificate of occupancy permit for the first building structure developed on
the Property, whichever event occurs first. Such funds can be used by the Board of
Supervisors in its discretion for transportation improvements related to the
extension of Renaissance Drive, an East-West Collector Road, to Shady Elm Road and
can be used as local match funding for County Revenue Sharing Program projects
related to the aforementioned extension.
The owner agrees to dedicate 60' (sixty feet) of right-of-way along Shady Elm Road
to Frederick County as depicted on the Generalized Development Plan (GDP), which
is attached and incorporated as part of the Proffer Statement. 10' (ten feet) of which
is to be used for the construction of a pedestrian trail adjacent to the Property. This
dedication is to be made within 90 (ninety) days after the date of the approved
Rezoning Application.
3. The owner agrees to dedicate 20' (twenty feet) of right-of-way along its northeast
boundary to Fredrick County for the extension of the East-West Collector Road
(Renaissance Drive) from Valley Pike (Rt. 11) to Shady Elm Road. This right-of-way is
depicted on the GDP. This dedication is to be made within 90 (ninety) days of a
written request by Frederick County.
4. The owner agrees to grant to Frederick County an 80' (80 feet) grading/slope
easement for the construction and maintenance of a bridge over the CSX rail line
that will be part of the extension of the East-West Collector Road (Renaissance
Drive) from Valley Pike (Rt. 11) to Shady Elm Road if needed. The final length of the
easement will be determined during the design phase of the extension of the East-
West Collector Road. The length shall not exceed the distance from the CSX rail line
to the start of the bridge ramp. This grant is to be made within 90 (ninety) days of a
written request by Frederick County.
5. The owner agrees to limit the number of commercial entrances for the Property to
be rezoned to a maximum of two (2) entrances along the new collector road to be
constructed as an extension of Renaissance Drive and intersecting with Shady Elm
Road.
In the event the property is developed prior to the completion of
Renaissance Drive collector road extension, the owner may build a portion of
Renaissance Drive collector road extension from Shady Elm Road to the first
entrance to the site to enable use of the site. The portion of the collector
road to be built in this event will meet with both VDOT and Frederick County
approval.
In the event that Frederick County request that the owner not build a portion
of the Renaissance Drive collector road extension, the owner may build a
temporary entrance onto Shady Elm Road for commercial use. The
temporary entrance on Shady Elm Road will be permanently closed
Proffer Statement
Page 2 of 5
•
immediately after the Renaissance Drive collector road extension is available
for use by the owner.
The owner herby proffers to provide for inter -parcel connections for all new lots to
provide access to the two new access points on Renaissance Drive.
Building Restrictions
The development of the subject Property shall include the following building restrictions:
1. All loading docks shall be screened from view from all adjacent properties in the
Rural Area (RA) Zoning Districts that are located west of Shady Elm Road. The Owner
will utilize a Class C — Full Screen (As defined by Frederick County at the date of this
rezoning) 100' (one hundred feet) buffer adjacent to Rural Area (RA) Zoning Districts
west of Shady Elm Road.
2. Individual business signs will be prohibited along Shady Elm Road.
3. The owner will perform an intensive level survey on the historic structure located
on -site (Henry Carbaugh House - #34-1040) prior to its demolition.
Landscape Design Features
The development of the subject Property, and the submission of any Master Development Plan,
shall include the following landscape design features:
The owner shall provide street trees planted 50 (fifty) feet on center adjacent to the
Renaissance Drive collector road extension. The trees are to be planted within 120
(one hundred and twenty) days of written request by Frederick County.
Monetary Contributions to Offset Impact of Development
The owner, hereby voluntarily proffers that if the Board of Supervisors for the County of
Frederick, Virginia approves the rezoning for the 107.21 +/- acre property to the Light Industrial
(M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the
Proffer Statement Page 3 of 5
Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1)
Zoning District portion of the parcel, the sum of thirty thousand dollars ($30,000.00), for use by
the Board in its discretion for fire and rescue purposes.
Additionally, the owner shall contribute five thousand dollars ($5,000.00) to the Kernstown
Battlefield Association prior to the issuance of the Certificate of Occupancy Permit for the first
structure constructed on the property.
Escalator
In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick
County within eighteen (18) months of the approval of this rezoning, as applied for by the
owner, said contributions shall be in the amounts as stated herein. Any monetary contributions
set forth in this Proffer Statement which are paid to the County after eighteen (18) months
following the approval of this rezoning shall be adjusted in accordance with the Urban
Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that
at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U
from that date eighteen (18) months after the approval of this rezoning to the most recently
available CPI-U to the date the contributions are paid, subject to a cap of 4 percent (4%) per
year, non -compounded.
Respectfully Submitted,
The Henry J. Carbaugh Trust
OWNER:�livl?re' h�J �rc' ' 0 �Gl
}J.2-0� Ur
By:
Date: (i/ 'c, (r -2 LY /10/ 2
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -Wit:
r►�
The foregoing instrument was acknowledged before me this day of
cr 2017, by Or 1 R sac ti�A�l
My Commission expires cA -_1L,0• 'LoN%
Proffer Statement Page 4 of 5
•
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Notary Public � Lur^ -� ' ' L
Proffer Statement Page 5 of 5
•
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Carbaugh Property
fir
Location Map
Winchester
—i — - �k 1
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IVO
4•a-
Carbaugh Property
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Google,earth - ��:05
REZONING REQUEST PROFFER
Property Identification Number
74 - ((A)) - 68 and 74 - ((A)) - 69
Back Creek Magisterial District
Carbaugh Business Center
Record Owner: The Henry J. Carbaugh Trust
Applicant: Timothy Stowe
Original Date of Proffers: 10/6/17
Revisions Date of Proffers: 10/19/17
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 owner hereby proffers that in the event the Board of Supervisors of Frederick
County, Virginia, shall approve Rezoning Application 4 for the rezoning of Tax
Map Parcel 74-A-68, a 89.8719-acre parcel, and Tax Map Parcel 74-A-69, a 17.3391-acre parcel,
to establish 107.21 +/- acres of Light Industrial (M-1) Zoning District, development of the 107.21
+/- acre Light Industrial (M-1) Zoning District, hereinafter referred to as the "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 owner and such be
approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the
event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of
no effect whatsoever. These proffers shall be binding upon the owner and their legal
successors or assigns.
Site Improvements
1. The owner agrees to participate in the cost of transportation improvements in the
nearby area. The owner will contribute to Frederick County, Virginia, a maximum of
one million and eighty thousand dollars ($1,080,000.00). Such payment shall be
made either within 30 calendar days after the start of construction on the extension
of Renaissance Drive that will connect with Shady Elm Road or prior to the issuance
Proffer Statement Page 1 of 4
0 0
of the certificate of occupancy permit for the first building structure developed on
the Property, whichever event occurs first. Such funds can be used by the Board of
Supervisors in its discretion for transportation improvements related to the
extension of Renaissance Drive, an East-West Collector Road, to Shady Elm Road and
can be used as local match funding for County Revenue Sharing Program projects
related to the aforementioned extension.
2. The owner agrees to dedicate 60' (sixty feet) of right-of-way along Shady Elm Road
to Frederick County as depicted on the Generalized Development Plan (GDP), which
is attached and incorporated as part of the Proffer Statement. 10' (ten feet) of which
is to be used for the construction of a pedestrian trail adjacent to the Property. This
dedication is to be made within 90 (ninety) days after the date of the approved
Rezoning Application.
3. The owner agrees to dedicate 20' (twenty feet) of right-of-way along its northeast
boundary to Fredrick County for the extension of the East-West Collector Road
(Renaissance Drive) from Valley Pike (Rt. 11) to Shady Elm Road. This right-of-way is
depicted on the GDP. This dedication is to be made within 90 (ninety) days of a
written request by Frederick County.
4. The owner agrees to grant to Frederick County an 80' (80 feet) grading/slope
easement for the construction and maintenance of a bridge over the CSX rail line
that will be part of the extension of the East-West Collector Road (Renaissance
Drive) from Valley Pike (Rt. 11) to Shady Elm Road if needed. The final length of the
easement will be determined during the design phase of the extension of the East-
West Collector Road. The length shall not exceed the distance from the CSX rail line
to the start of the bridge ramp. This grant is to be made within 90 (ninety) days of a
written request by Frederick County.
5. The owner agrees to limit the number of commercial entrances for the Property to
be rezoned to a maximum of two (2) entrances along the new collector road to be
constructed as an extension of Renaissance Drive and intersecting with Shady Elm
Road.
a. In the event the property is developed prior to the completion of
Renaissance Drive collector road extension, the owner may build a portion of
Renaissance Drive collector road extension from Shady Elm Road to the first
entrance to the site to enable use of the site. The portion of the collector
road to be built in this event will meet with both VDOT and Frederick County
approval.
b. In the event that Frederick County request that the owner not build a portion
of the Renaissance Drive collector road extension, the owner may build a
temporary entrance onto Shady Elm Road for commercial use. The
temporary entrance on Shady Elm Road will be permanently closed
Proffer Statement Page 2 of 4
E
immediately after the Renaissance Drive collector road extension is available
for use by the owner.
6. The owner herby proffers to provide for inter -parcel connections for all new lots to
provide access to the two new access points on Renaissance Drive.
Building Restrictions
The development of the subject Property shall include the following building restrictions:
All loading docks shall be screened from view from all adjacent properties in the
Rural Area (RA) Zoning Districts that are located west of Shady Elm Road. The Owner
will utilize a Class C — Full Screen (As defined by Frederick County at the date of this
rezoning) 100' (one hundred feet) buffer adjacent to Rural Area (RA) Zoning Districts
west of Shady Elm Road.
2. Individual business signs will be prohibited along Shady Elm Road,
3. The owner will perform an intensive level survey on the historic structure located
on -site (Henry Carbaugh House - 434-1040) prior to its demolition.
Landscape Design Features
The development of the subject Property, and the submission of any Master Development Plan,
shall include the following landscape design features:
1. The owner shall provide street trees planted 50 (fifty) feet on center adjacent to the
Renaissance Drive collector road extension. The trees are to be planted within 120
(one hundred and twenty) days of written request by Frederick County.
Monetary Contributions to Offset Impact of Development
The owner, hereby voluntarily proffers that if the Board of Supervisors for the County of
Frederick, Virginia approves the rezoning for the 107.21 +/- acre property to the Light Industrial
(M-1) Zoning District, the undersigned will pay Frederick County, prior to the issuance of the
Proffer Statement Page 3 of 4
•
u
Certificate of Occupancy Permit for the first structure constructed on the Light Industrial (M-1)
Zoning District portion of the parcel, the sum of thirty thousand dollars ($30,000.00), for use by
the Board in its discretion for fire and rescue purposes.
Additionally, the owner shall contribute five thousand dollars ($5,000.00) to the Kernstown
Battlefield Association prior to the issuance of the Certificate of Occupancy Permit for the first
structure constructed on the property.
Escalator
In the event the monetary contributions set forth in the Proffer Statement are paid to Frederick
County within eighteen (18) months of the approval of this rezoning, as applied for by the
owner, said contributions shall be in the amounts as stated herein. Any monetary contributions
set forth in this Proffer Statement which are paid to the County after eighteen (18) months
following the approval of this rezoning shall be adjusted in accordance with the Urban
Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that
at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U
from that date eighteen (18) months after the approval of this rezoning to the most recently
available CPI-U to the date the contributions are paid, subject to a cap of 4 percent (4%) per
year, non -compounded.
Respectfully Submitted,
The Henry J. Carbaugh Trust
OWNER: �!C ✓1,„h C /' / �'`1 c;� l4� s,E(� CC��c � f�✓C�� �-VI�� S��`����.
Date:
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -Wit:
The foregoing instrument was acknowledged before me this day of
-0a . 2017, by �� , \ � \ , �- f V I
My Commission expires `1I
Notary PubiiC
Proffer statement Page 4 of 4
Frederick County
Department of'Fire and Rescue
Office of'the Fire Marshal
1080 Coverstnne Drive N inchester, VA 22602
(540) 665-6350 Fax: (540) 6 78-4 739 Entail: fiiio i eva. its
Plan Review & Comments
Date Received
7/19/2017
Plan/Permit Type Rezoning Application 07-19-17
Name Henry J. Carbaugh Trust
Address 831 Shady Elm RD Winchester
Project Name Rezoning
Applicant Name & Number Stowe Engineering 540-686-7373
RE#
Permit Number
Emergency Vehicle Access: Adequate Inadequate N1�
Hydrant Location: Adequate Inadequate NIA
Siamese Location: Adequate Inadequate Df1A
Fire Lanes Required: Yes No f
Plan Approval Status Approve
Comments
i�Signature:'
Reviewed By: Kenneth Scott, Jr.
Title: G�
Date Reviewed
8/1 /2017
VA 22602
9
Rezoning Comments
Frederick County Fire Marshal
RECEIVED JUL 19 2017
Mail to: Hand deliver to:
Frederick County Fire Marshal Frederick County Fire & Rescue Dept.
1800 Coverstone Drive Attn: Fire Marshal
Winchester, Virginia 22602 Public Safety Building
(540) 665-6350 1800 Coverstone Drive
Winchester, Virginia
Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County
Fire Marshal with his review. Attach a copy of your application form, location map, proffer
statement, impact analysis, and any other pertinent information.
Applicant's Name: Timothy Stowe
Mailing Address: Stowe Engineering, PLC
103 Heath Court, Winchester VA 22602
Telephone: 540-336-0656
Location of property: The property is located at 831 Shady Elm Road in the Back Creek
Magisterial District.
Current zoning: RA
Zoning requested: M1 Acreage: 107.21
Fire Marshal's Comments:
Fire Marshal's Signature & Date: caz7
Notice to Fire Marshal - Please Return This Form to the Applicant
22
Rezoning Comillents
Frederick County Department of Public Works
Mail to:
Frederick County Dept. elf Public• Works
Attu: Director of Enhineering
107 North Kent Street
Winchester, Virginia 22601
(540) 665-56)43
Band deliNrer to:
Frederick County Dept. of Puhlie Works
Attn: Director of Fnginecring
County Administration Bldg., Suite 202
107 North KeW Street
Winchester, Virginia
Applicant: Please fill Out file illfolnintion ns accllratelV as possible in order to assist the Department of
Public Works, with their rovicw. Attach a copy, of your application form, location mail, proffer
. statement; impact analysis, and,any other, pertinent -information.
Applicant's N£lnle: Timothy Stowe
Mailim, Address: StowA FnginP.ering, PLC
Telephone: 540-336-00 5r
I .nentioll nf' I)jy)l)crty: The property is located at B31 Shady Elm Road In the Back Creek
Magisterial District.
CUITeIll 7011111g: HA
Zoning requested: I'M Acrl'A��..',e: 107.21
Department of Public Work's Comments:
A coft..poehr>,s;vet
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s'✓ % ,,-, rs `�LL1_�r . (fie
G T tr i' Yl o .t crl
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1'llblic Works Signaturc & Date: Y- 7JZ7// -7
Notice to Dept. of Pub �cWorks - Please Return This Norm to the Applicant
21
LjILOR,D
FAIRFAX
HEALTH DISTRICT
July 18, 2017
Lord Fairfax Health District
Frederick / Ninchester Environmental Health
107 North Kent Street - Suite # 201
Winchester, Virginia 22601
Tel. (540) 722-3480 - Fax (540) 722-3479
www.ydh.yirginia.gov
Agency Comments:
VIRGINIA
V1 D DEPARTMENT
HOF HEALTH
Protecting You and Your Environment
This Health Department has reviewed the request for comments for the Rezoning of
property located at 831 Shady Elm Rd in the Back Creek Magisterial District. Tax Map
#74-A-68 & 74-A-69. from RA to M I. Based upon information provided by the
annlicant. this Health Department has no obiections to the rezoninp- of the subiect
property. However, it is the recommendation of this Health Department that any known
or discovered sewage disposal systems or private water wells on the propertyproperly
abandoned, per Health Department Regulations or best practice policies. In the event that
it is determined that there are sewage disposal systems or private water wells on the
property. please notify this Health Department immediately for proper abandonment
procedures.
Agency Signature: �-� o _-,, st. Date: 77 11 ? ( 1 %
Title: �,3 ks0 v-
(NOTICE TO AGENCY —PLEASE RETURN THIS FORM TO THE APPLICANT)
Candice Perkins
From: Tim Stowe <tiinstowe@stowecompanies.com>
Sent: Thursday, October S, 2017 10:25 AM
To: Rod Williams
Cc: Candice Perkins; John Bishop; Gray Farland (gfarland@howardshockey.com)
Subject: Carbaugh Rezoning - Review Comment Responses
Attachments: GDP 10042017.docx; Carbaugh Rezoning Proffers Draft Six.docx
Rod,
In response to your review comments on the proffers and GDP for the subject rezoning, the documents have been
revised and are attached for your approval. Specifically, the following changes have been made:
a. "Applicant" has been changed to "owner" in the Proffer Statement
b. Preliminary Matters - The sentences have been combined in the Proffer Statement
c. Generalized Development Plan - The GDP has been incorporated as part of the Proffer Statements
d. The Proffer Statement was revised to indicate "whichever event occurs first"
e. The current revised Proffer Statement reflects the following:
Item 1— The statement has been revised to impose the obligation when the first of the two options
occurs.
Item 2 —Text has been revised to read "This dedication is to be made within 90 (ninety) days after the
date of the approved Rezoning Application."
Item 3 —Text has been revised to read "This dedication is to be made with 90 (ninety) days of a written
request by Frederick County."
Item 4 —Text has been revised to read "This grant is to be made with 90 (ninety) days of a written
request by Frederick County."
Site Improvements, Item 4 - The Proffer Statement has been revised to "grading/slope" easement.
g. Site Improvements, Item 5 - See the revised Proffer Statement, Site Improvements, Item 5.
h. Building restrictions, Item 1- The Proffer Statement was been revised to "west of Shady Elm Road"
i. Landscape Design Features, Item 1- The Proffer Statement was revised to "The trees are to be planted
within 120 (one hundred and twenty) days of written request by Frederick County."
Should you require any additional information, please feel free to contact me.
Thank you
Tim Stowe
Stowe Engineering
540.686.7373 v 1540.336.0656 m 1 540.301.1100 f
•
COUNTY of FREDERICK
Department of'Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
August 17, 2017
Mr. Tim Stowe, PE, LS
Stowe Engineering, PLC
103 Heath Court
Winchester, Virginia 22602
RE: Request for Historic Resources Advisory Board (HRAB) Comments - Carbaugh Business Center
Property Identification Numbers (PINS): 74-A-68 and 74-A-69
Zoning: RA (Rural Areas) District
Dear Tim:
The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced
Rezoning application during their meeting on August 15, 2017. The HRAB reviewed information from
the Virginia Department of Historic Resources (VDHR), the Study of Civil War Sites in the Shenandoah
Valley Maps and information provided by the Applicant. This site is identified by Property Identification
Numbers 74-A-68 and 74-A-69, in the Back Creek Magisterial District. The Carbaugh rezoning seeks to
rezone 107.21 acres from the RA (Rural Areas) District to the M1 (Light Industrial) District with proffers.
Historic Resources Advisory Board Comments:
The Study of Civil War Sites in the Shenandoah Valley published by National Park Service Study of Civil
War Sites in the Shenandoah Valley does not identify a core battlefield on the site; however it is located
within close proximity to the Kernstown Battlefield. The Virginia Department of Historic Resources
identifies seven mapped properties within the immediate area of the subject property, one of which is
located on site.
After reviewing this information and the Applicant's materials and proposals, the Historic Resources
Advisory Board (HRAB) recommended approval of the Rezoning with the condition that the Applicant
perform an intensive level survey on the historic structure located on -site (Henry Carbaugh House -
#34-1040) prior to its demolition.
Thank you for the chance to comment on this application. Please call if you have any questions or
concerns.
Sincerely,
Candice E. Perkins, AICP, CZA
Assistant Director
CEP/pd
107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000
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IMPACT ANALYSIS STATEMENT
Henry J. Carbaugh Trust
Introduction
The Henry J. Carbaugh Trust is requesting a rezoning of a 105.75-acre parcel in Frederick County.
The property is owned by the Trust and is located east of Shady Elm Road, west of the CSX
railroad, and south of the planned extension of Renaissance Drive. The site has previously been
leased for agricultural use and the abandoned home on the property has been vacant in recent
years. The applicants are seeking a change in zoning from RA to M-1.
The property is currently open fields with an abandoned home and farm buildings. Multiple
utilities run along the perimeter of the property adjacent to the railroad and Shady Elm Road.
Stormwater drains generally south east to a 3' x 5' stone box culvert that pass under the CSX
railroad.
The Frederick County Comprehensive Plan's 2035 Long Range Land Use map shows this property
• is planned for industrial use. The requested M-1 zoning is consistent with this planned use. Light
manufacturing and warehousing businesses are planned for the site. The site will be graded,
landscaped, and roads will be installed that will meet current County specifications. The main
entrance will connect to Renaissance Drive when Renaissance Drive is extended Shady Elm
Road. Inter -parcel connectors will be utilized within the parcel to direct all traffic to this main
entrance.
Site Suitability
100 Year Flood Plains - The site is not located within or near any 100-year flood plains per FEMA
Flood Map Nos. 51069CO330D and 51187C0050C.
Wetlands — Based on field studies performed by Virginia Waters and Wetlands and a site visit by
the US Army Corps of Engineers, Warrenton field office representative, the Corps of Engineers is
taking jurisdiction of wetland areas on the property, which includes two farm ponds and a small
spring.
Steep Slopes —This site is fairly flat, without any steep slopes.
• Mature Woodlands —There are no areas of mature woodlands on the site.
Prime Agricultural Soils — Based on data from the USDA Web Soil Survey there are 46.3 acres of
Prime Farmland on the site and 59.45 acres of farmland of statewide importance. Efforts will be
made to preserve these lands in the wetlands and inactive buffer areas.
Soil or Bedrock Conditions which would create Construction Difficulties or Hazards — A review of
the USDA Web Soil Survey indicates that the depth to bedrock is over 80 inches for 80+ acres of
the site, and for the remainder of the site it is 20 to 40 inches. Where rock is encountered in
excavation areas it will be removed by mechanical means or blasting.
Surrounding Properties
The subject property is surrounded by:
• The CSX railroad to the east. On the opposite side of CSX is undeveloped land and the
Mountain View Church.
• • The proposed American Woodmark headquarters lies to the north.
• To the south and adjoining the property are four homes.
• To the west is Shady Elm Road and on the opposite side of the road is the Shady Elms
Farm subdivision.
The distance from the property line to the homes on the west side of Shady Elm Road is 130 feet
or more. Due to existing utilities, the VDOT right of way dedication requirements, and the
Frederick County zoning buffer requirements, noise and glare impacts on the neighbors is
expected to be minimal, if any. The planned uses will are not generators of loud noises, fumes or
pollution.
Traffic
A Traffic Impact Study has been prepared by Stowe Engineering. The study shows that
Renaissance Drive, when completed, will serve as the primary road between Route 11 and the
site. Until Renaissance Drive is completed, Shady Elm Road will be used for access. Route 11
currently operates at a good level of service south of Route 37. However, it is recognized that
this proposed development will add traffic to the roadways. Therefore, the developer is
• proffering to participate financially to improve mobility to the area.
2
•
Seivage Conveyance and Treatment
The site is located inside of the Frederick County Sewer and Water Service Area. Wastewater
from the site will be collected and pumped into the existing FCSA gravity sewer system.
Improvements to the Battlefield pumping station will be implemented as needed to convey the
wastewater to the Parkins Mill Wastewater Treatment Plant which is sized to treat 5 million
gallons a day.
Water Supply
The site is located inside of the Frederick County Sewer and Water Service Area. An existing 20"
water main in Valley Pike will be tapped to provide water to the site. A new line will be run
perpendicular to Valley Pike and under the CSX railroad to the serve the site. The line will be
constructed so it can be looped back into the water system.
Drainage
Drainage from the site flows to the southeast. A spring feeds a small stream which fills a farm
pond in the southeast area of the property, which ultimately drains through a 3' x 5' stone box
culvert under the CSX Railroad. An upper farm pond does not collect water and has little
development value. Preliminary plans call for the spring and lower pond to be preserved, while
the upper pond will be removed.
Post -development drainage from the developed areas will be routed through stormwater
management facilities to control the quantity and quality of stormwater leaving the site.
Solid Waste
Collection of solid waste will occur through the use of on -site dumpsters and private haulers.
The Civil Engineering Reference Manual, 4`h edition, uses a solid waste generation rate of 5.4
cubic yards per 1,000 square feet of floor area. Applying this rate, 1,000,000 sf development will
11
.7
generate S,400 cubic yards of solid waste per year. The solid waste will be transferred to the
Frederick County Landfill Facility by private licensed commercial carriers.
Historical Site and Structures
A review of battle maps for the 151 and 2nd Battles of Kernstown showed that troops marched
across the subject property on their way to the battles, but no fighting is recorded on the
property. A review of the VA Department of Historic Resources record 034-1040 for the Henry
Carbaugh House (formerly the Hockman House) provided the following statements:
1112006: The Hockman House has aluminum replacement windows, and an interior that
was destroyed by fire and rebuilt. Research did not indicate that it was associated with
historical events, persons of historical significance, nor is it an outstanding example of an
architectural style or type or the work of a master craftsman.
Impact on Community Facilities
Educational Facilities — This project will add no children to the school system.
Emergency Services — Police protection will be provided by the Frederic County Sheriff
Department. The property is located in the first response area for the Stephens City Fire and
Rescue station. Response times from the station to the site are reasonable.
Parks and Recreation —This project will not add to the population of Frederick County and
therefore will not increase the demand for Parks and Recreational services.
Libraries - This project will not add to the population of Frederick County and therefore will not
increase the demand for library services.
Local Government —The Frederick County Impact Model will be used to determine the level of
impact this project will have on the local government.
M
0
Executive Summary
This Traffic Impact Study was prepared to support the rezoning request for the land owned by the Henry
J. Carbaugh Trust, and is located south of Kernstown in Frederick County, VA. The rezoning, if approved,
will lead to development that will create 46.9 acres of light manufacturing and 46.9 acres of
warehousing uses. The total area of the proposed project area is 107.21 acres.
The subject property is located south of the unincorporated area of Kernstown in Frederick County, VA.
More specifically the site is west of Route 11, east of Shady Elm Road, and north of Springdale Road.
Access to the site will be through a new entrance onto Renaissance Drive. Development traffic will be
directed east on Renaissance Drive towards Route 11 for access to Route 37 and 1-81.
During the scoping for this project it was brought to the attention of the VDOT staff that the ITE trip
generation method was found to overestimate the traffic associated with light manufacturing and
warehousing land uses. Some ITE data for these land uses dates to the 1960s and does not reflect
efficiencies gained with current technologies and automation systems. The old data also does not
account for the increased capacity of modern day trucks. The Proposed Trip Generation rates presented
in this report were offered to VDOT as a more appropriate trip generation rates for this project. VDOT
asked that the 2018 Build and 2026 Design Year analyses be performed using the Proposed Trip
Generation and ITE Trip Generation rates. These are included in this report and are identified with
labeling of either "Proposed" or "ITE trip generation rates.
•
While the traffic that is forecasted to result from this development can be accommodated on the •
existing roadway network, the completion of Renaissance Drive will bring with it benefits beyond those
recognized by this project by providing traffic relief to other local roadways in the region, including
Route 11 on the north side of Route 37. The recommended roadway improvements are:
• 20 feet of right of way should be dedicated along the northern property line towards the
Renaissance Drive project, totaling approximately one acre. Note: the remainder of the needed
right of way for Renaissance Drive and the Shady Elm Road intersection improvements was
proffered with the rezoning of the Venture 1 property.
• An 80' wide permanent grading/slope easement should be dedicated along the aforementioned
right of way line extending 600 ft. west from the CSX right of way, totaling approximately 1.1
acres.
• 40' of additional right of way should be dedicated for future roadway improvement along the
western property line adjacent to Shady Elm Road, totaling approximately 2.7 acres.
• Participation financially in the development of Renaissance Drive.
With these improvements proffered by this developer combined with the improvements planned
and proffered by other developers in the vicinity, it is the opinion of this engineer that the
transportation impacts of this rezoning and its resulting development are both manageable and
acceptable for this project setting.
•
0 0
MTable of Contents
ExecutiveSummaiy.....................................................................................................................................1
Introduction..................................................................................................................................................4
Purpose.....................................................................................................................................................
4
StudyObjectives.......................................................................................................................................4
BackgroundInformation...............................................................................................................................4
Transportation Improvements Assumed to be in Place...........................................................................4
Transportation Improvements Planned....................................................................................................4
DevelopmentDescription.............................................................................................................................4
SiteLocation..............................................................................................................................................4
Descriptionof the Parcel...........................................................................................................................5
GeneralTerrain Features..........................................................................................................................
5
Location within Jurisdiction and Region...................................................................................................5
Comprehensive Plan Recommendations......................................................................................................6
CurrentZoning..............................................................................................................................................
7
StudyArea Description.................................................................................................................................7
StudyArea.................................................................................................................................................
7
Proposedand Existing Uses..........................................................................................................................8
ExistingUse...............................................................................................................................................8
ProposedUses & Access...........................................................................................................................
8
NearbyUses..............................................................................................................................................9
ExistingRoadways.....................................................................................................................................9
Future Transportation Improvements......................................................................................................9
2016 Existing Traffic Conditions..................................................................................................................10
DataCollection........................................................................................................................................10
Analysis...................................................................................................................................................11
2018 Background (No -Build) Traffic Conditions.........................................................................................16
Analysis...................................................................................................................................................16
Methodsof Forecasting Trips.....................................................................................................................19
Proposed Method for Trip Generation and Trip Distribution.....................................................................
20
Trip Generation — Proposed Method......................................................................................................
20
Trip Distribution — Proposed Method.....................................................................................................20
2018 Build -Out Conditions — Proposed Method.........................................................................................
24
Analysis................................................................................................................................................... 24
2024 Design Year Conditions — Proposed Method.....................................................................................30
Analysis...................................................................................................................................................30
ITE Trip Generation and Distribution..........................................................................................................36
TripGeneration — ITE Method................................................................................................................36
TripDistribution......................................................................................................................................36
2018 Build -out Conditions with ITE Rates...................................................................................................39
Analysis...................................................................................................................................................39
Design Year (2024) with ITE Rates..............................................................................................................46
Analysis...................................................................................................................................................47
Recommended Roadway Improvements....................................................................................................52
QueueAnalysis............................................................................................................................................53
Pedestrian and Bicycle Traffic.....................................................................................................................54
Conclusions.................................................................................................................................................55
Appendices
Appendix A Pre -Scope of Work Meeting Form
Appendix B Traffic Count Data
Appendix C Synchro LOS and Queue Reports
Appendix D Cost Estimate
Appendix E Generalized Development Plan
Appendix F Traffic Signal Timing Plan
L
• Introduction
Purpose
This Traffic Impact Study has been prepared to support a rezoning request for the land located south of
Kernstown in Frederick County, VA that is owned by the Henry J. Carbaugh Trust. The rezoning, if
approved, will lead to development that will create 46.9 acres of light manufacturing and 46.9 acres of
warehousing uses. The total area of the proposed rezoning is 107.21 acres, which includes the entire
parcel.
Study Objectives
The objectives of this study are to identify:
1. Impacts on traffic operations that may result from the project.
2. Future connectivity to pedestrian and bicycle facilities.
Background Information
Transportation Improvements Assumed to be in Place
For the purposes of this study Renaissance Drive is assumed to completed from its current terminus to
Shady Elm Road prior to the build out year of this proposed project.
Transportation Improvements Planned
A review of the VDOT Six Year Improvement Plan shows that VDOT has one planned construction project
near this proposed rezoning, the extension of Renaissance Drive, UPC 91847. Schedule information for
the project is not provided in the VDOT online database.
According to the Frederick County 2016-2017 Secondary Road Improvement Plan and the 2016-2017
Primary Road Improvement Plan, two planned roadway improvement projects are near the Carbaugh
property. These are:
Improve Valley Pike (Route 11) to establish an Urban Divided Four Lane System from the
southern limits of the City of Winchester to 0.4 miles south of intersection of the Route 37 EB
ramps. It is assumed that this improvement will not be in place before 2018, the build out year
for this rezoning project.
The extension of Renaissance Drive from 0.24 miles west of Route 11 to Shady Elm Road. It is
assumed that this improvement will be in place before 2018.
Development Description
Site Location
The subject property is located south of the unincorporated area of Kernstown in Frederick County, VA.
More specifically the site is west of Route 11, east of Shady Elm Road, and north of Springdale Road.
Figure 1 shows the location of the property and its surrounding land uses. Access to the site will be
through a new entrance onto Renaissance Drive.
•
Figure 1 Project Location Map (n.t.s.)
Description of the Parcel
The subject property for which this rezoning is requested encompasses 107.21 acres with frontage along
Shady Elm Road and future frontage along Renaissance Drive. The terrain is gently rolling and the land is
currently farmed. The property lies within the Frederick County Sewer and Water Service Area.
General Terrain Features
The site and its surrounding areas have gently rolling terrain with gentle slopes draining to the east. The
CSX railroad runs north -south on the east side of the property and runoff collects along the railroad until
it reaches a stone culvert near the south end of the property where drainage flows under the railroad
and ultimately to Opequon Creek.
Shady Elm Road runs north -south along the western side of the property and the future Renaissance
Drive will run east -west along the north side of the property.
Location within Jurisdiction and Region
The subject property is in the Back Creek Magisterial District of Frederick County, VA.
E
0
0
•
• Comprehensive Plan Recommendations
The 2035 Frederick County Comprehensive Plan — Kernstown Plan, identifies the future land use on the
site to be industrial. Surrounding properties are designated as industrial to the north, business to the
east and rural/agricultural to the south and west. Figure 2 shows the Future Land Use Plan near the
rezoning area.
•
Figure 2 Future Land Use map (n.t.s.)
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Current Zoning 0
The current zoning on the property is RA (Rural Agriculture) and the property is being used for
agricultural purposes. The current land uses and zoning for the surrounding properties are:
Table 1 Surrounding zoning and land use
Direction
Zoning
Use
North
M1 Light Industrial
agricultural
East
CSX railroad w/ RA beyond
agricultural
South
RA, large lot residential
housing
West
RA, large lot residential
Housing and agricultural
The current zoning map is shown in figure 3.
PROJECT
LOCATION
Figure 3 Existing Zoning Map (n.t.s.)
Study Area Description
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— MS (Medical &wW Dakkr)
- OM 100ke - MaaAW WMq Park)
- Rl (ReW*rAW PWa A CW—Vty DmMd)
_ R5 (ReWW" ReaSAWM Cormkakly poo,
RA(Rraal Area Umbra)
RP (ReW"W PMamance Drs►) l)
Study Area
For the purposes of this Traffic Impact Study the study extends from Route 37 on the north to Springdale
Road on the south, and from Valley Pike on the east to Shady Elm Road on the west. There are no
additional major intersections within 2000 feet of the site that are not being studied. Figure 4 shows the
locations of the intersections that have been studied and the existing roadways near the site.
•
C
•
:7
Figure 4 Location of Study Intersections
Proposed and Existing Uses
Existing Use
The property is currently used for agricultural purposes.
Proposed Uses & Access
The proposed uses for the property are light manufacturing and warehousing (ITE land uses 110 and
150) which will include a mix of manufacturing, service and warehouse facilities. A plan of the proposed
development at an engineering scale is included in Appendix E of this report.
Access to the property will be through a proposed commercial entrance on Renaissance Drive. This will
be the only access to the site for normal traffic.
A connection to Shady Elm Road is also proposed and will be used for site access until Renaissance Drive
is open to traffic. After the opening of Renaissance Drive the Shady Elm access will be closed to normal
traffic and reserved for emergency and maintenance access.
0
Nearby Uses
The existing land uses near the proposed site are:
• North —agricultural land that is zoned Light Industrial.
• West — agricultural land and large lot residential that is zoned Rural/Agricultural.
• South — agricultural land and large lot residential that is zoned Rural/Agricultural.
• East - CSX railroad and a mixture of Rural/Agricultural and commercial entities beyond CSX.
Existing Roadways
Figure 4 shows the location of the existing roadways near the subject property. The typical section
attributes for these roadways is as follows:
Shady Elm Road
Renaissance Drive
Route 11 - Valley Pike
Route 37 EB Ramps
Table 2 Existing Roadway Attributes
2
2
2 NB and 2 SB thru
lanes w/ left and right
turn lanes at Route 37
EB ramps and
commercial
entrances. Narrows to
one thru lane with left
and right turn lanes at
Renaissance Drive
3EB, 1WB
11 Gravel, variable width
Major Collector
12 Curb & Gutter
Major Collector
12 Curb & Gutter in
Major Arterial
some sections. Gravel
shoulders with
variable width in
some sections
12 - 18 Gravel, variable width n/a
The intersection of Route 11 and the eastbound ramp for Route 37 is signalized. A traffic signal was
constructed at the intersection of Route 11 and Renaissance Drive when phase 1 of Renaissance Drive
was constructed. Since that time the signal has been "bagged" and is not in service. For the purpose of
this study it is assumed that the signal will be placed into service by VDOT in the project buildout year of
2018.
Future Transportation Improvements
The subject property is in the Virginia Department of Transportation's Staunton District, and Edinburg
Residency area of responsibility. A review of the VDOT Six Year Improvement Plan shows that VDOT has
one planned construction project near this proposed rezoning, the extension of Renaissance Drive, UPC
91847. Schedule information for the project is not provided in the VDOT online database.
According to the Frederick County 2016-2017 Secondary Road Improvement Plan and the 2016-2017
Primary Road Improvement Plan, two planned roadway improvement projects are near the Carbaugh
property. These are:
• Improve Valley Pike (Route 11) to establish an Urban Divided Four Lane System from the
southern limits of the City of Winchester to 0.4 miles south of intersection of the Route 37 EB
•
11
0
•
ramps. It is assumed that this improvement will not be in place before the build out year of
2018.
• The extension of Renaissance Drive from 0.24 miles west of Route 11 to Shady Elm Road. It is
assumed that this improvement will not be in place before the build out year of 2018.
2016 Existing Traffic Conditions
Data Collection.
To analyze the existing traffic conditions, peak hour turning movement counts were performed in late
August and early September following the opening of Frederick County Public Schools. Count data at
the following locations was collected using a video recording device that was later reviewed and
tabulated:
The intersection of Shady Elm Road where Renaissance Drive will connect (vol. on Shady Elm
Rd. only).
• The intersection of Route 11 and Renaissance Drive.
• The intersection of Route 11 and the Route 37 EB ramps.
The intersection count data was classified into cars and heavy vehicles thus providing a percentage of
heavy vehicles in the traffic. A minimal number of pedestrian movements (S) were also counted in the
intersection of Route 11 and Route 37 EB ramps.
Some construction was underway north of the Route 11— Route 37 EB ramp intersection at the time of
the count. After waiting over 4 weeks for the work area to clear, it became apparent the work area was
going to remain in place from 8:00 AM to 4:00 PM each week day for the foreseeable future. Based on
visual observations it was determined that the work area did not affect the flow of traffic in the
intersection and the count proceeded.
In addition to the intersection counts, 24 hour tube counts were also performed on Route 11 between
Renaissance Drive and Route 37 EB ramps. Count data was collected independently for the northbound
and southbound directions over a two -week period, but due to equipment problems only one week of
data was reported as having a high quality. Data from Tuesday through Thursday is used in this
reporting. This data is summarized in table 3 below and the count reports are included in Appendix B of
this report.
Table 3 Summary of Tube Count Data for Route 11
For the purposes of this report a 'K factor' of 0.086 was computed based on the PM peak hour volumes
from the tube counts. Since the VDOT Traffic Volume reports only include a 'k' Factor for Route 11, this
computed 'k' factor was applied to all other study locations to compute the AADT for those roadways.
A count of the vehicles that did not clear the queue at the intersection of Route 11 and Route 37 EB
ramps was also performed in the peak AM and PM hours. The data was collected to more accurately
model the actual conditions during saturated flows, although in almost every cycle the queue cleared,
there was a minimal number of vehicles that did not clear the signal queue on every cycle. Visual
observations indicate that inattentive drivers using their phones was the cause of most vehicles not
clearing the queue. This data is also included in Appendix B.
Analysis
The existing AM and PM peak hour intersection turning movements were analyzed using the Synchro
9.1 traffic modeling software. The location of the intersections studied is shown in figure 4, and the
existing AM and PM peak hour traffic volumes are shown in figure S. For the AM peak hour, the existing
lane geometry, levels of service, and delays are shown in figure 6 and the resulting 951h percentile
queues are shown in figure 7. For the PM peak hour, the existing lane geometry, levels of service, and
delays are shown in figure 8 and the resulting 951h percentile queues are shown in figure 9. The
modeling results (levels of service and delays) are shown in tabular form in Tables 3 through 6.
Route 11 is a major north -south corridor that parallels 1-81 through Frederick County. In the study area,
patrons are attracted to local restaurants, shops, and a large theater. Two intersections that are not
being studied were modeled to evaluate the impact of traffic in the NB Route 11 queue that could block
these intersections. These intersections are at Kernstown Commons Blvd (150' wide) and Kavanaugh
Drive (95' wide). While there are other commercial and residential entrances within the study area on
Route 11, these two each have a break in the raised median and therefore require additional
consideration. Through visual observations during the PM peak hour it was determined that drivers on
Route 11 have no reservation about blocking the intersection with Kavanaugh Drive. Under existing
conditions, the NB Route 11 queue does not extend to the intersection with Kernstown Commons Blvd,
so it was not possible to evaluate driver's willingness to also block that intersection. However, for
modeling purposes, it was assumed that if drivers are willing to block one intersection, they are willing
to at least partially block another. In this case it was assumed that 2 vehicles will partially block the
intersection with Kernstown Commons Blvd south. The model was coded to reflect this situation.
t0 �
rn >
•
m v
51 (70)
�—
34 (40)
• '
17 (22)
•
V
Kernstown
Rte 37 EB Ramps
jl
Commons Blvd
110 (114) •
10 (29) ►
I I
196 (171)
r
r`rn
n
°i
0o
r,4
m
Legend: AM Peak Hr, (PM Peak
HR),
Figure 5 Existing Year 2016 AM and PM Peak Hour Volumes
ui
o
a
n mI
.Iv'-� >
•
4 (11)
1 (0)
0 (6)
qq
[�
Renaissance Or
Volvo Dealer
Entrance
3 (3)
—
♦ ►
0 (1)
0 (2)
i
n
a
m
0
0
E
•
•
11
v,
61
Y
'
v
y o m
c,
L
N N
>
22.0 (C)
21.9 (C)
i L�
23.2 (C)
♦
V
Kernstown
Rte 37 ES Ramps
yl
Commons
30.9 (C) •
�,,11
r 1 r
20.9 (C) ►
28.4 (C)
m Q
♦
N n
n ai 01
rh
�
_
Y
C,
Q
�
m
c
f—
12.5(B)
0
Renaissance Dr
Volvo Dealer
0
Entrance
•
19.2 (C) ►
Q
r-1
06
Figure 6 AM Peak Hour Existing Year 2015 AM Lane Geometry, Lane Delay and LOS
'i
N
Ln
M 4.
61
v
'
Ln a
0(150)
•
t� •
`►
20 (300)
Kernstown
Rte 37 EB Ramps
U,
Commons Blvd
95 (165)
•
� *
II
• r
►
21 (175)
-T
o
a
v
o
Legend: 951h Percentile Que
a (Available Storage)
Figure 7 AM Peak Hour Existing Year 2016 AM Queue Length (ft)
ry
H
00
N
o
Y
a
w
m
m
3 (35)
� i
L►
Renaissance Dr
Volvo Dealer
Entrance
3 (200)
•
--
f • ►
0 0
Un
O O
•
E
N
� u
v
N Uf
Y
a
(U
1 'Yl n
O
L
N N
>
23.8 (C)
�— 23.5 (C)
• • -►
29.1 (C)
Kernstown
Rte 37 EB Romps
Commons
28.7 (C) ♦
�I
f _►
19.2 (B) - ►
f
6.8 (A)
v v m
•
m oo u�
ai 6 o6
N ry '
Legend: Delay in sec., (LOS)
Q
4
�
v
a'
j
�+ 17.4 (C)
. i
4
0
Renaissance Dr
Volvo Dealer
0
Entrance
25.1 (D)
--A
t f
15.4 (C)
+►
Q
Ln
CD
Figure 8 PM Peak Hour Existing Year 2016 PM Lane Geometry, Lane Delay and LOS
I
v
>
v
5 n
a
v
U
>
0 (150)
• • ►
31 (300)
•
Kernstown
37 EB Ramps
i,
Commons
125 (165)
s
8 (175)
o
v
d,
v
o
Legend: 951" Percentile Quee (Available Storage)
Figure 9 PM Peak Hour Existing Year 2015 PM Queue Length (ft)
00
a
o
N
M
M
4— 8 (35)
®
Renaissance Dr
Volvo Dealer
A
E�
Entrance
3 (200)
•
41 ♦ ►
r►
0
� o
O O
•
0
•
•
Table 4 Level of Service and Delays at Route 11 and Route 37 EB Ramps
Route 11, Route 37 EB Ramps, and Kernstown Commons Blvd
Level of Service per Movement by Approach (delay In sec/veh)
Overall
Scenario
LOS
Eastbound
Westbound
Northbound
Southbound
LT TH I RT
LT I TH I FIT
LT TH I RT
LT TH RT
AM Peak Hour
C
C
C
C
C
C
C
0
A
C
C
2016
30.9
20.9
28.4
23.2
21.9
22.0
27.2
19.7
5.9
26.3
23.0
Existing
(241)
C(29.2)
C(22.4)
C(21.5)
C(23.4)
C
B
A
C
C
C
C
0
B
B
C
2018
24.7
15.9
6.4
27.9
20.3
20.3
20.1
19.7
17.2
14.6
21.8
No Build
(191)
B (14.6)
C (22.0)
B (19.7)
C (20.9)
C
C
B
C
C
0
B
B
A
B
C
2018
30.0
24.0
11.9
25.3
24.9
12.2
14.9
17.3
4.9
12.7
21.6
Build -out
(19.5)
C(22.8)
C(20.6)
8(16.4)
C(20.9)
C
C
B
C
C
B
0
B
A
B
C
2024
29.6
23.4
12.8
24.7
24.3
11.6
15.6
18.0
5.1
13.2
20.9
DesignYr
(19 4)
C(22.5)
B(19.9)
B(17.1)
C(20.3)
PM Peak Hour
C
B
A
C
C
C
C
C
B
C
C
2016
28.7
19.2
6.8
29.1
23.5
23.8
29.9
20.8
18.5
27.5
23.2
Existing
(23 2)
C (20.2)
C (24.6)
C (23.3)
C (24.0)
C
B
A
C
C
A
C
C
B
B
C
2018
27.1
18.5
6.7
29.0
22.6
9.5
21.5
20.G
18.1
14.4
22.1
No Build
(20 3)
B(19.3)
B(18.3)
C(20.8)
C(20.7)
C
C
A
C
C
C
C
B
B
B
C
2018
33.7
23.4
7.9
33.8
27.6
28.1
25.0
18.7
15.9
12.8
24.9
Build -out
(22 6)
C(23.4)
C(29.1)
C(21.2)
C(23.0)
D
C
A
C
C
B
C
0
B
B
C
C
36.1
24.6
8.5
34.7
28.6
14.7
25.5
18.5
15.7
12.7
25.5
C(24.6)
C(23.9)
C(21.3)
C(23.4)
2024(22.6)
De
0 Table 5 Level of Service and Delays at Route 11 and Renaissance Drive
Route 11, Renaissance Drive, and Volvo Dealer Ent.
Level of Service
per Movement
by Approach
(delay In sec/veh)
overall
Scenario
LOS
Eastbound
Westbound
Northbound
Southbound
LT
TH I
RT
LT
I TH I RT
LT
TH
RT
LT
TH
RT
AM Peak Hour
C
A
B
A
2016
21.7
_
0.0
14.0
_ _
8.3
6.3
C (21.7)
8(14.0)
Existing
C
A
B
A
A
2018
19.2
0.0
12.5
8.1
8.3
No Build
C (19.2)
B (12.5)
-
-
C
0
C
0
B
A
A
B
0
2018
B
29.5
14.0
24.4
10.0
13.5
9.3
9.9
14.3
13.6
Build -out
(14.8)
C(27.9)
C(24.4)
0(13.3)
B(13.9)
C
B
C
B
B
A
A
0
B
2024
33.5
14.6
25.0
10.0
13.8
9.2
9.9
14.3
13.2
Design Yr
(15.1)
C (31.6)
C (25.0)
B (13.5)
B (13.8)
PM Peak Hour
D
C
C
A
A
2016
25.1
15.3
17.4
8.5
8.4
Existing
C (19.2)
B (12.5)
-
C
-
-
2018
24.2
15.3
16.4
8.5
8.4
C (19.7)
C (16.4)
No Build
C
0
C
B
C
B
C
C
A
2018
31.3
14.8
33.4
16.8
25.6
16.1
27.4
23.7
2.4
Build -out
(23 9)
C (29.6)
C (33.4)
C (25.2)
B (19.6)
C
B
C
B
C
B
C
C
A
2024
C
32.9
15.8
35.0
17.1
26.1
16.1
28.5
24.2
2.3
Desl nYr
(24.6)
C(31.1)
C(35.0)
C(25.8)
C(20.1)
0
•
0
Table 6 Level of Service and Delays at Renaissance Drive and Site Entrance
Renaissance Drive and Site Entrance
Scenario
Overall LOS
Level of Service per Movement by Approach (delay in sec/veh)
Eastbound
Westbound
Northeast
Northwest
LT TH RT
I LT I TH I RT
LT TH RT
LT TH RT
AM Peak Hour
2016
Existing
2018
No Build
2018
Build -out
(9)
A
7.9
C
16.6
A
8.8
- -
A (9.2)
2024
Design Yr
( 9)
- - -
A
7.5
_ _
B
10.9
_
B
- - -
B (10.2)
PM Peak Hour
2016
Existing
2018
No Build
2018
A
- - -
A
7.5
- -
B
11.1
-
B
10.2
- - -
Build -out
(9 2)
- - -
B (10.2)
2024
Design Yr
( 2)
7.5
10.9
10.2
- - -
B (10.2)
•
Table 7 Level of Service and Delays at Renaissance Drive and Shady Elm Road 0
Shady Elm Road and Renaissance Drive
Scenario
Overall
LOS
Level of Service per Movement by Approach (delay in sec/veh)
Southeast -bound
Northwest -bound
Northeast -bound
Southwest -bound
LT TH RT
LT I TH I RT
LT TH RT
LT TH RT
AM Peak Hour
2016
Existing
2018
No Build
2018
Build -out
A
(1.7)
A
8.9
A
8.6
A
7.3
A (8.8)
A (3.3)
2024
A
A
8.9
A
8.6
A
7.3
Design Yr
(1.6)P==.
A (8.8)
PM Peak Hour
2016
Existing
2018
No Build
2018
A
9.0
A
8.4
A
7.3
Build -out
( 9)
A (8.7)
2024
Design Yr
A
(1.2)
A
9.0
A
8.4
A
7.3
A (8.7)
•
•
2018 Background (No -Build) Traffic Conditions
Background traffic conditions are those that are expected to occur without the proposed rezoning.
These traffic conditions were established by increasing the existing 2016 traffic volume by 1.0% per year
to the build -out year of 2018. The growth factor of 1.0% was determined by VDOT Staunton District
Planning staff and is based on the historical and anticipated growth in traffic volumes in the project
area.
The 2018 Background AM and PM peak hour intersection turning movements were analyzed using the
Synchro 9.1 traffic modeling software. The AM and PM peak hour traffic volumes are shown in Figure
10. The lane geometry, AM peak hour delay and level of service are shown in Figure 11 and the 95`h
percentile queue for the AM peak hour is shown in figure 12. The lane geometry, PM peak hour delay
and level of service are shown in Figure 13 and the 95`h percentile queue for the PM peak hour is shown
in figure 14. The modeling results (levels of service and delay) are tabulated in Tables 4 through 7.
Analysis
The traffic modeling shows that traffic continues to operate smoothly with acceptable levels of service
under the no -build conditions.
nrq
fV y
rn
`4 v
m
52 (71)
- 35 (41)
17 (22)
�l Kernstown
Rte 37 EB Ramps
Commons Blvd
112 (116)
10 (30) •
200(174)---�
EF
^
� m
Q1
M �
W rn
Legend: AM Peak Hr, (PM P
ak HR),� __J
Figure 10 No -Build Year 2018 AM and PM Peak Hour Volumes
.K
cL
°�°Ln4(11)
v `
1 (0)
4.. ♦
b.
0 (6)
0
Renaissance Dr
Volvo Dealer
40
Entrance
3 (3)
•-
♦ -+
0 (1)
►
0 (2)
N
111 N
a '"
•
9
ry
H
H
N _
Y
v
v 00
N
>
T
20.3 (C)
�—
20.3 (C)
27.9 (C)
Kernstown
Rte 37 EB Ramps
Commons
24.7 (C) •
�1
�
t f
I r
15.9 (B) ►
I
6.4 (A)
O
cn n
Legend: Delay in sec., (LOS)
h
H
X
Q.
v
m
'a
00
y 12.5 (B)
®
Renaissance Or
Volvo Dealer
®
Entrance
19.2 (C)
*
-4 * ►
19.2 (C)
—; ►
•
Q
oo
Figure 11 AM Peak Hour No -Build 2018 Lane Geometry, Delay (sec) and LOS
4 i+ ►
Rte 37 EB Ramps
102 (165)
25 (175)
* 0 (150)
27 (300)
t� Kernstown
U Commons
I t �►
� o
Legend: 951h Percentile Queue (Available Storage)
Figure 11 AM Peak Hour No -Build 2018 95th Percentile Queue (ft)
J
O
ry
�
Q I
i
Q
4— 0 (35)
®
Renaissance Or
Volvo Dealer
®
Entrance
0 (200)
*
r►
t f
r�
I
0
o a
O O
•
•
11
0
H
H
_a
N _
GJ
Y
�
9.5 (A)
a— 22.6 (C)
a �•
29.0(C)
t)
Kernstown
Rte 37 EB
Ramps
'
Commons
27.1 (C)
18.5 (B) - ►
6.7 (A)
u u m
r+ 6 06
(V N 4
Legend: Delay in sec., (LOS)
H
'y
Q
Q
t,
Q
00
j
16.4 (C)
0
Renaissance Dr
Volvo Dealer
®
Entrance
24.2 (C)
•
15.3 (C)
Zi
Q
U1
Figure 13 PM Peak Hour No -Build 2018 Lane Geometry, Delay (sec), and LOS
®
r- H
H
a j
U
m 2
Gl �
v
� O �
L I > 0 (150)
•J i i I-►
• 34 (300)
U Kernstown
Rte 37 EB Ramps Commons
107 (165) 4 ♦ ►
33 (175)
o
c v
o o
0
Legend: 95th Percentile Que�e (Available Storage)
Figure 14 PM Peak Hour No -Build 2018 95th Percentile Queue (ft)
is
H
00
a
o
O
O >
Fr-6(35)
•
0
Renaissance Dr
Volvo Dealer
0
Entrance
3 (200)
?
f r
i
o
0
O o
O 0
Methods of Forecasting Trips
During the scoping for this project it was brought to the attention of the VDOT staff that the ITE trip
generation method was found to overestimate the traffic associated with light manufacturing and
warehousing land uses. A report was prepared by Stowe Engineering that analyzes three locations
where traffic counts were performed to compare the actual trip rates for warehouses and light
industrial land uses with those published in the ITE Trip Generation Manual. The report was undertaken
as part of the traffic study scoping for the development of the Carbaugh Business Center, a 107.4-acre
parcel in Frederick County, VA and is included in Appendix A as a part of the scoping document for this
project.
There is a strong indication that the trip generation rates published by ITE overestimate the trips that
will result for warehouse and light manufacturing land uses. Some ITE data for these land uses dates to
the 1960s and does not reflect efficiencies gained with current technologies and automation systems.
The old data also does not account for the increased capacity of modern day trucks. Warehouse and
light manufacturing facilities have evolved rapidly in recent years and have significantly improved the
management of transporting their products. This must be accounted for in the planning of modern
facilities.
•
While the data and findings presented in this report may not be representative of these same land uses
in other areas, it does represent local conditions as is demonstrated in the Stowe Engineering Report.
The trip generation rates presented in table 8 were presented to VDOT as more appropriate trip
generation rates for this project. VDOT asked that the 2018 Build and 2026 Design Year analyses be
performed using both scenarios. Subsequent sections of this report first present the more appropriate
trip generation rates identified as "Proposed", followed by the ITE trip generation rates. A summary of
these rates is presented in table 8. 01
Trips for both scenarios were distributed according to the distribution agreed upon in the project
scoping and discussed later in this report.
Tahip R PrnnncPrl antl ITF Trin r:nnnrnfi— Dn+—
Land Use
110 Light Manufacturing
Time Period
ADT
Proposed Trip
Gen. Rate per
Acre
20.5
ITE Trip Gen.
Rate per Acre
47.8
ITE % Increase
1336.2%
AM Peak
4.1
7.5
82.9%
PM Peak
4.4
6.1
38.6%
150 Warehousing
ADT
23.6
54.9
132.6%
— --
AM Peak
4.7
8.6
83.0%
PM Peak
5.7
7.8
36.8%
0
0
Proposed Method for Trip Generation and Trip Distribution
Trip Generation - Proposed Method
The developer of this project has performed traffic analyses at three locations where they have
developed similar projects to determine the appropriateness of the ITE trip generation rates for the light
manufacturing and warehousing land uses. Through these studies, it has been found that the ITE trip
generation rates greatly overestimate the amount of traffic that is associated with these uses. A copy of
the analyses performed resulting in this determination is included in the appendix C of this report.
The trip generation rates provided on the following page are proposed as an alternative to the ITE trip
generation rates. These proposed rates are consistent with actual traffic counts taken at similar nearby
facilities where modern warehousing and production methods are in use as well as late model trucks.
Eight percent of the new traffic associated with the development is assumed to be heavy trucks based
on information presented in the ITE Trip Generation Handbook data for industrial parks. There were no
pass -by trip reductions applied to the forecasted traffic volumes.
Trip Distribution - Proposed Method
Trips generated by the development using the proposed trip generation rates were assigned to the
roadway,network based on proximity to logical transportation corridors, access to 1-81, and commuter
patterns.
• The trip distribution percentages are shown in figure 15-A and the assignment of the new AM and PM
peak hour trips are shown in figure 15-13.
0
Alternative: Full Build Out with Proposed Trip Generation Rates
Phase:
Project: Carbaugh Business Center
ITE Land Use
110 Light Industrial Use
46.9 Acres
150 Warehousing Use
46.9 Acres
Trip Generation Summary
Open Date: 7/7/2016
Analysis Date: 7/7/2016
Weekday Average Daily Trips Weekday AM Peak Hour of Weekday PM Peak Hour of
Adjacent Street Traffic Adjacent Street Traffic
* Enter Exit Total * Enter Exit Total * Enter Exit Total
✓ 481 480 961 ✓ 159 33 192 ✓ 45 161 206
✓ 554 553 1107 ✓ 158 62 220 1/ 93 174 267
Unadjusted Volume
1035
1033
2068
317
95
412
138
335
473
Internal Capture Trips
0
0
0
0
0
0
0
0
0
Pass -By Trips
0
0
0
0
0
0
0
0
0
Volume Added to Adjacent Streets
1035
1033
2068
317
95
412
138
335
473
Total Weekday Average Daily Trips Internal Capture = 0 Percent
Total Weekday AM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent
Total Weekday PM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent
t - Custom rate used for selected time period.
Source: Institute of Transportation Engineers, Trip Generation Manual 9th Edition, 2012
TRIP GENERATION 2014, TRAFFICWARE, LLC P. 1
0 0 0
0
•
0
•
Figure 15-A Trip Distribution Percentages
•
i
d
a1
N
N
♦
N j
♦
Kernstown
Rte 37 EB Rompsq
Commons
..r►
63 (28)
♦
0
0
r.
Ln
m
(V
♦ 317 (139)
Renaissance Dr
♦ m
v
e iD
c
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N
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Figure 16-8 New Trips - Proposed Method
Legend: AM Peak Hr, (PM Peak HR),®
J
_
l!1
y
N
p
Lf100
N
O
rHcnaissanre Ur
♦
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♦ v
OMMEWM
Volvo Dealer
a
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E
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H
® Renaissance Dr
•
•
40
• 2018 Build -Out Conditions - Proposed Method
The 2018 build -out condition combines the background traffic for the year 2018, and the new trips that
are forecasted to result from the development of this property. This is the "Proposed Build Condition"
which is forecasted to occur in the year 2018.
The Proposed Build Condition anticipates the completion of Renaissance Drive from its current terminus
to Shady Elm Road and the activation of the traffic signal at Renaissance Drive and Route 11. The
entrance to the development will connect to Renaissance Drive west of the CSX crossing. It is assumed
that Renaissance Drive will cross the CSX with a bridge over the railroad.
Analysis
The 2018 Build Condition AM and PM peak hour turning movements were analyzed using the Synchro
9.1 traffic modeling software. The AM and PM peak hour traffic volumes are shown in Figure 16. The
lane geometry, AM peak hour delays, and level of service are shown in Figure 17. The AM peak hour 951h
percentile queue length is shown in figure 18. The lane geometry, PM peak hour delays, and level of
service are shown in Figure 19. The PM peak hour 95`h percentile queue length is shown in figure 20. The
modeling results (levels of service and delay) are tabulated in Tables 3 through 6.
•
•
0 s
v U-) 00
a
rn
?
t
Ln v
- 52 (71)
f 35 (41)
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VKernstown
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Commons
112(116)
• ►
10 (30) —►
263 (202)
v u,
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v
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sonce Dr
d
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r-igure 1 / Build -Out Yr 2018 Lane Geometry and Peak Hour Traffic Volumes - Proposed Method
Legend: AM Peak Hr, (PM Peak HR),
•
•
U
•
•
•
n
N
v �0 n
Y
v
y
LL ry
>
L 12.2 (B)
�— 24.9 (C)
~ •
— 25.3 (C)
V,
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Rte 37 EB
Ramps
e.�
Commons
•
J
24.0 (C) - ►
11.9 (B)
m m Q
•
m m --
rn
4
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Volvo Dealer
Entrance
•
29.5 (C)
'
•
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m
m
Q
o
un
m
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ni
of
cc
4
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t
^ 8.6 (A)
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Figure 187 Build -Out Yr 1018 AM Peak Hour Lane Geometry, Delay (sec) and Level of Service — Proposed Method
• 0
v
�
d
a
v �
0 (150)
►
i
27 (300)
Kernstown
Rte 37 ES Ramps
Commons
103 (165)
62 (175)
o
c
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v
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g
�
n
o
18 (575)
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--► f Ii
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e
0
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W
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h
00
o a
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tL 10 (35)
� 1 .► i
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Entrance
99 (200) } ♦ ►
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00
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'4 O
G C
- W
a
N
h
IO A
0 (225)
Renaissance Dr
• ►
o'
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O
Figure 19 Build -Out Yr 2018 AM Peak Hour 95th Percentile Queue (ft) - Proposed Method
•
•
10
•
ti
ry
v
-0 m
v oo
a
a
v a,
"i
N
28.1 (C)
27.6 (C)
' + ►
33.8 (C)
U
Kernstown
37 EB Ramps
tj I
Commons
33.7 (C)
1 t
23.4 (C) ►
7.9 (A)
u m m
u'f a0 un
N e -i
7.5 (A)
Renaissance Dr
— m m
� � N
V O O
G
O
G
W
v
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ry
•`i
2
V eri 1�
N N
33.4 (C)
Renaissance Dr Volvo Dealer
Entrance
31.3 (C) ♦ f
14.8 (B) ►
Cp V m
,6 Lri a
K
E
w
a
Q o
m �+
8.4 (A)
1 �► 9.0 (A)
!� Renaissance Dr
f►
I
Figure 19 Build -Out Yr 2018 PM Peak Hour Lane Geometry, Delay (sec) and Level of Service - Proposed Method
0
•
T ^
� M
2
U
Li u'f
W
�
>
0 (150)
' • i
►
•
33 (300)
Kernstown
Rte 37 EB Romps
Commons
131 (165)
fI +
•
57 (175)
o
a
m
N
o
f-
8 (575)
Renaissance Dr
f ►
Q (150) Ln1
• ^ M
� o m
c
0
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v
00
o C
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N � >
0 (35)
Renaissance Dr U Volvo Dealer
U Entrance
A
309 (200) 41 ♦ -+
Ln
0 0
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C
W
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IO ♦ _
• +' 0 (225)
® Renaissance Dr
O
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0
Figure 200 Build -Out Vr 2018 PM Peak Hour 95th Percentile Queue (ft) - Proposed Method
Fj
•
• 2024 Design Year Conditions - Proposed Method
The design year for the project is six years beyond the Build Conditions of the project, which in this case
is the year 2024.
Analysis
The 2024 Design Year AM and PM peak hour intersection turning movements were analyzed using the
Synchro 9.1 traffic modeling software. AM and PM peak hour traffic volumes are shown in Figure 21.
The lane geometry, AM peak hour delay and LOS are shown in Figure 22 and the AM peak hour 95th
percentile queue length is shown in figure 23. The lane geometry, PM peak hour delay and LOS are
shown in Figure 24 and the PM peak hour 95th percentile queue length is shown in figure 25. The
modeling results (levels of service and delay) are tabulated in Tables 3 through 6.
•
•
ry
H
h
Ln
Ln
a
^N' Ln n
*
55 (76)
f-
37 (43)
t • ►
i
18 (24)
1ri
Kernstown
37 EB Ramps
Commons
119 (123)
11 (31) -►
275 (213)
Ln
m
m
p
vi
v`
W N
m
5 (5)
317 (139)
Renaissance Dr
5 (5) •
5 (5)
i m
e Ln rn
O
W
W
H
ry
H
J
L a
v °�
M oo
N v
L 4 (11)
-4-4
�-- 1(0)
• • •
0 (6)
Renaissance Dr
�I Volvo Dealer
_
Entrance
89(305)
0 (1)
10 (36)
m
M
rrnn Tr r
cc
7.9 cc
E
W
O
N N H
5 (5)
+ 5 (5)
® Renaissance Dr
I -
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M _
U1
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r-igure 21 Vesign Year 2014 Peak Hour Traffic Volumes - Proposed Method
Legend: AM Peak Hr, (PM Peak HR),
•
•
• 0
C]
v
a�i T N
v
11.6 (B)
— 24.3 (C)
• • ►
j
— 24.7 (C)
Kernstown
Rte 37 EB
Ramps
Commons BlvC
29.6 (C)
23.4 (C)
12.8 (B)
m
m Q
u'
1-1
ao r
Lri
• 7.9 (A)
Renaissance Dr
— V
• � a
00
00
a
W
h
ry
ry
D.CL
Ca m
25.0 (C)
Renaissance Dr Volvo Dealer
Entrance
•
33.5 (C) ' • ►
14.6 (B) +►
m m Q
0 00
O ni ry
E
'W
Q a
8.6 (A)
• + pp 8.9 (A)
l� Renaissance Dr
rr
Figure 22 Design Year 2026 Lane Geometry, AM Peak Hour Delay (sec) and Level of Service — Proposed Method
0
•
CI
ry
v
�
rn
m
a
N
CN
?
N
0 (150)
29 (300)
�
Kernstown
37 EB Ramps
U
Commons
108 (165)
�
t,
I
64 (175)
•
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c
Ln
is
Q1
n
�
18 (575)
Renaissance Dr
,
0 (150) n ;�
m m
4U m ap
c
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H
•
10 (35)
nce Dr J Volvo Dealer
Entrance
110 (200) f • —'
b.
o
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O
/ a
cc
W
Tj
N In
h
lIO ♦
• `� 0 (225)
® Renaissance Dr
0
0
Figure 23 Design Year 2024 AM Peak Hour 95th Percentile Queue (t) - Proposed Conditions
•
is
11
•
•
0
v
V m
y
a
v
" n-i -4
L 14.7 (B)
34.7 (C)
ti
Kernstown
Rte 37 E8 Ramps
1 ►,
Commons
36.1 (D)
t t
24.6 (C) ►
I r
8.5 (A)
u m m
U� u,
Ln 00 a;
fV 'I
7.5 (A)
Renaissance Or
—
m
m
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o
V O
O
C
O
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W
6�
H
Renaissance Or
32.9 (C)
15.8 (B) , ►
d
�* 35.0 (C)
Volvo Dealer
t) Entrance
err
m � m
r; �6
N f4
cc
- W
Q O
In
m In
8.4 (A)
9.0 (A)
® Renaissance Or
rr
Figure 244 Design Year 2024 Lane Geometry, PM Peak Hour Delay (sec) and Level of Service - Proposed Conditions
�
ry
H
J
Gj
6J N
�
U
N
O
>
0 (150)
-
l49(300)
V
Kernstown
Rte 37 LB Ramps
Commons,
161 (165)
70 (175)Ln
•
c
v
�o
rn
Nr-4
o
U-
12(575)
Renaissance Dr
Iz
►
0 (150) + ^ M
r\
o rrnn
c
0
c
w
2
�n
+- 0 (35)
rnce Dr Volvo Dealer
uEntrance
•
348 (200) 7 • ►
0 0
N O
c O
I a
E
'w
N O
.N. h
l IO- ♦
• 0 (225)
•
Renaissance Dr
• ►
0 Ln
0
Figure 15 Design Year 2024 PM Peak Hour 95th Percentile Queue (ft) - Proposed Method
•
r:
0
O
• ITE Trip Generation and Distribution
Trip Generation - ITE Method
The ITE Method of trip generation for the project uses was developed using Trip Gen 2014 software
based on the 9`h edition of the ITE Trip Generation Manual. The peak traffic volumes on the adjacent
streets for the AM and PM periods were used for forecasting the new traffic. Land uses and trips
generated using the ITE rates are summarized in table on the following page. Eight percent of the new
traffic associated with the development is assumed to be heavy trucks based on information presented
in the ITE Trip Generation Handbook data for industrial parks.
There were no pass -by trip reductions applied to the forecasted traffic volumes.
Trip Distribution
Trips generated by the development were distributed on the roadway network based on proximity to
logical transportation corridors, access to 1-81, and commuter patterns.
The trip distribution percentages are shown in figure 15-A and the assignment of the new peak hour
trips are shown in figure 26.
Alternative: Full Build Out using ITE Trip Generation method
Phase:
Project: Carbaugh Business Center
ITE Land Use
110 Light Industrial Use
46.9 Acres
150 Warehousing Use
46.9 Acres
Trip Generation Summary
Weekday Average Daily Trips
* Enter Exit Total
1122 1121 2243
1289 1288 2577
Weekday AM Peak Hour of
Adjacent Street Traffic
* Enter Exit Total
292 60 352
291 113 404
Open Date: 7/7/2016
Analysis Date: 7/7/2016
Weekday PM Peak Hour of
Adjacent Street Traffic
* Enter Exit Total
64 225 289
128 237 365
Unadjusted Volume
2411
2409
4820
583
173
756
192
462
654
Internal Capture Trips
0
0
0
0
0
0
0
0
0
Pass -By Trips
0
0
0
0
0
0
0
0
0
Volume Added to Adjacent Streets
2411
2409
4820
583
173
756
192
462
654
Total Weekday Average Daily Trips Internal Capture = 0 Percent
Total Weekday AM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent
Total Weekday PM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent
0
yc - Custom rate used for selected time period.
Source: Institute of Transportation Engineers, Trip Generation Manual 9th Edition, 2012
TRIP GENERATION 2014, TRAFFICWARE, LLC P. 1
0 0 is
•
�
M
Y
C
00
a
j
Kernstown
Rte 37 EB
Ramps
J
Commons
117 (38)
^
•
� m
N M
V �
O N
71
i —
583 (191)
Renaissance Or
_
y
N
D
O
c
M
t`
v
1.1
N -k
r d
NLn-
j •
Renaissance Or Volvo Dealer
Entrance
156(416) ! '
17 (46)
r �
CO
Ln
Figure 26 New Trip Assignments based on ITE Trip Generation Method
Legend: AM Peak Hr, (PM Peak HR),
0
/ cc
E
W
a
0
® Renaissance Or
�r
2018 Build -out Conditions with ITE Rates
The 2018 build -out conditions combine the background traffic for the year 2018, and the new traffic
that is forecasted to result from the development of this property. This is commonly referred to as the
"Build Condition" which is forecasted to occur in the year 2018.
The Build Condition takes into account the completion of Renaissance Drive from its current terminus to
Shady Elm Road and the activation of the traffic signal at Renaissance Drive and Route 11. The entrance
to the development will connect to Renaissance Drive west of the CSX crossing. It is assumed that
Renaissance Drive will cross the CSX with a bridge over the railroad. It is also assumed that the signal at
the intersection of Valley Pike and Renaissance Drive will be activated.
Analysis
The 2018 Build Condition AM and PM peak hour turning movements were analyzed using the Synchro
9.1 traffic modeling software. The AM and PM peak hour traffic volumes are shown in Figure 27. The
lane geometry, AM peak hour delays, and level of service are shown in Figure 28. The AM peak hour 951h
percentile queue length is shown in figure 29. The lane geometry, PM peak hour delays, and level of
service are shown in Figure 30. The PM peak hour 951h percentile queue length is shown in figure 31. The
modeling results (levels of service and delay) are tabulated in Tables 10 through 13.
0
lJ
0
0
•
•
•
0
ul �
C7 � 2
. m v
^' a >
*
52 (71)
35 (41)
i ►
17 (22)
Kernstown
Rte 37 EB Ramps
Commons Blvd
112(116) —?
*
►
10 (30) ►
317 (212)Ln
N
u,
♦
v
.n V
00 r,
M
5 (5)
583 (191)
•
Renaissance Dr
z
5 (5) ►
5 (5)
N
v
u
M
� �
c
o
r
Ln
w
o,
• 1
Figure 27 Build Condition 2018 Peak Hour Traffic Volumes
Legend: AM Peak Hr, (PM Peak HR),
D Lll y
n � 4
v ¢'
Ln
vMi enr >
•
4 (11)
•
_ 1(0)
.
j-
0 (6)
Renaissance Dr
r
Volvo Dealer
Entrance
159 (419)
'
• ►
0 (1) -►
17 (48)
Ln
®
N
V
a
- E �
w
a
0
m t
� v �
�n Ln 5 (5)
• ' AA 5 (5)
F
Renaissance Dr
v
•
I�
L
6!
�
v
r,
m
m
Y
a
Qj
w
y
"N
�13.6(B)
f— 26.6 (C)
34.2 (C)
1J
Kernstown
37 EB Ramps
J
Commons,
33.5 (C)
•
f f
r
21.8 (C)
►
10.7 (B)
u m m
•
m o0 �
N '-7
8.8 (A)
Renaissance Dr
— - w
� � Q
N
c
0
c
w
v
i
31.7 (C)
Renaissance Or Volvo Dealer
Entrance
•
30.5 (C) 1 • ►
I
17.9 (B) +►
t0 V m
00 �O
a1 ai
-1 N
I �
W
Q L
I� 8.6 (A)
1 `► r— 8.9 (A)
® Renaissance Dr
• ►
figure Zd AM Peak Hour Build Condition 2018 Lane Geometry, Delay and LOS
Legend: Delay in sec., (LOS)
•
•
0
•
v Lr)
r,
a
N
G O
a
•
0 (150)
' r r ►
28 (300)
•
U
Kernstown
37 EB Romps
J.
Commons
•
106 (165)
� *
� �►
71 (175)
.
a
v
m
o
•
50 (575)
Renaissance Dr
0 (150)
. m m
u � �
c
0
c
W
W
h
+� 10 (35)
Renaissance DrI Volvo Dealer
Entrance
tj
137 (200) '
0 0
m O
Figure 29 AM Peak Hour 2018 Build Condition 95th Percentile Queue Length (ftJ
Legend: 9511 Percentile Queue (Available Storage)
1-1
z
E
w
� o
N r
N
IO •
• `► 0 (225)
F� Renaissance Dr
♦ ►
0
0
ry
�
m
Y
a
" mo
14.8 (B)
—
29.0 (C)
' • ♦ '
�-
35.1 (D)
V
Kernstown
Rte 37 E8
Ramps
Commons
♦
24.7 (C)
26.4 (C)
u
m m
•
N
v �
D
N
06 U'
.--1 •-i
7.6 (A)
Renaissance Dr
►
— m m
c
0
c
w
v
�n
m a
a v
� N
N M M
L 37.9 M
Renaissance Dr Volvo Dealer
Entrance
♦
46.3 (D) ♦ ►
I
14.4 (B) ►
� U m
� � m
LO W
M N e.i
I Qc
W
Q o
t
M In
I^ L 8.4 (A)
• `► r— 9.0 (A)
Renaissance Dr
♦ ►
Figure 250 PM Peak Hour 2018 Build Condition Lane Geometry, Delay and LOS
Legend: Delay in sec., (LOS)
•
0
17J
40
•
d Ln
N
� oo
v
j
0 (150)
F- • + -►
32 (300)
•
U
Kernstown
Rte 37 EB Ramps
d
Commons
126 (165)
4- ♦
�►
33 (175)
•
o
`^
a
v
m
O
M
•
• 12 (575)
Renaissance Dr
0 (150) n F
• m
O rq
c
O
c
W
N
h
ZZ
W
-X
CL
V
n
4 ---
•
0 (35)
Renaissance Dr
V
Volvo Dealer
Entrance
443 (200)
-
4
♦ I.
i
0
Ln
N
0
O
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N
O
Figure 261 PM Peak Hour 2018 Build Conditions 95th Percentile Queue Length (ft)
0
W
a
� O
N �
O ♦
`► 0 (225)
�f Renaissance Dr
rr
N
O
i
Table 9 Level of Service and Delays at Route 11 and Route 37 EB Ramps - ITE Trip Generation Method 0
Route 11, Route 37 EB Ramps, and Kernstown Commons Blvd
Level of Service per Movement by Approach (delay in sec/veh)
Overall
Eastbound
Westbound
Northbound
Southbound
Scenario
LOS
LT
TH
RT
LT
TH
RT
LT
TH
RT
LT
TH
RT
C
C
B
C
C
B
C
B
B
B
C
2018
C
(33.5)
(21.8)
(10.7)
(34.2)
(26.6)
(13.6)
(27.3)
(16.8)
(14.7)
(12.3)
(24.7)
Build -out
(22.3)
C (21.3)
C (23.7)
C (20.2)
C (23.9)
0
C
B
C
C
C
C
B
B
B
C
2024
C
(35.8)
(22.1)
(11.4)
(34.2)
(7.0 )
(27.0)
(28.2)
(17.0)
(14.8)
(12.3)
(25.2)
Design Yr
(23.0)
C (22.5)
C( 28.6)
C (20.6)
C (24.4)
PM Peak Hour
D
C
C
D
C
B
C
B
B
B
C
2018
C
(38.2)
(24.7)
(26.4)
(35.1)
(29.0)
(14.8)
(Z9.2)
(18.4)
(15.9)
(12.8)
(24.9)
Build -out
(25.9)
C (23.4)
C (29.1)
C (21.2)
C (23.0)
D
C
B
C
C
C
C
C
C
C
D
2024
C
(41.4)
(28.9)
(12.1)
(29.3)
(29.3)
(30.0)
(31.1)
(26.9)
(21.7)
Design Yr
(30.3)
C (28.5)
C (29.6)
C (28.6)
C (33.6)
Table 10 Level of Service and Delays at Route 11 and Renaissance Drive - ITE Trip Generation Method
Route 11, Renaissance Drive, and Volvo Dealer Ent.
Level of Service per Movement by Approach (delay in sec/veh)
Scenario
ver
Overall
Eastbound
Westbound
Northbound
Southbound
LT
TH I
RT
LT
I TH
I RT
I LT
I TH
I RT
I LT
I TH
I RT
AM Peak Hour
2018
C
C
B
C
B
B
1
8
C
B
D
Build -out
(31.9)
(30.5)
(17.9)
(31.7)
(19.8)
(29.6)
(16.7)
(20.0)
(17.0)
(47.2)
C (29.3)
C (31.7)
B (28.4)
C (34.2)
2024
C
D
B
C
B
C
B
B
B
C
Design Yr
(27-3)
(38.4)
(18.3)
(31.4)
(19.3)
(26.8)
(15.3)
(19.5)
(15.6)
(35.0)
D (36.S)
C (31.4)
C (25.9)
C (26.4)
PM Peak Hour
2018
C
D
B
D
D
C
B
B
D
A
Build -out
(33.5)
(46.3)
(14.4)
(37.9)
(36.7)
(28.5)
(16.9)
(19.2)
(39.6)
(2.7)
D (43.0)
D (37.9)
C (28.8)
C (30.3)
2024
C
D
B
D
C
C
B
TB
D
C
(49.0)
(16.6)
(42.3)
(21.4)
(28.0)
(16.9)
)
(36.6)
(20.9)
Design Yr
(34.9)
D (45.7)
D (42.3)
C (27.7)
C (32.8)
•
0
0 •
• Table 11 Level of Service and Delays at Renaissance Drive and Site Entrance -
0
Renaissance Drive and Site Entrance
Level of Service per Movement by Approach (delz
Overall
Eastbound
Westbound
Northea!
Scenario
LOS
LT
TH
RT
LT
I TH
I RT
LT
I TH
AM Peak Hour
A
E
2018
A
(8.8)
(39.8)
Build -out
(8.9)
B (10.0)
A
E
2024
A
(8.8)
(39.8)
Design Yr
(8.9)
B (10.0)
PM Peak Hour
A
B
2018
B
(7.6)
(12.2)
Build -out
(10.1)
A
B
2024
B
(7.6)
(12.2)
Design Yr
(10.1)
B (11.4)
Table 12 Level of Service and Delays at Renaissance Drive and Shady Elm Rd - I
Shady Elm Road and Renaissance Drive
Level of Service per Movement by Approach (delay in sec/veh)
Overall
Eastbound
Westbound
Northbound
Southbound
Scenario
LOS
LT
TH
RT
LT
I TH
I RT
LT
TH
RT
I LT
TH
RT
AM Peak Hour
A
A
A
2018
A
(8.9)
(8.6)
Build -out
(1.7)
A (8.8)
A (3.3)
A
A
A
2024
A
(8.9)
(8.6)
Design Yr
(1.6)
A (8 8)
PM Peak Hour
A
A
A
2018
A
(9.0)
(8.4)
(7.3)
Build -out
(1.3)
A (8.7)
A
A
A
2024
A
(9.0)
(8.4)
(7.3)
Design Yr
(1.2)
A (8.7)
Design Year (2024) with ITE Rates
The design year for the project is six years beyond the Build Conditions of the project, which in this case
is the year 2024.
•
i
Analysis
The 2024 Design Year AM and PM peak hour intersection turning movements were analyzed using the
Synchro 9.1 traffic modeling software. AM and PM peak hour traffic volumes are shown in Figure 32.
The lane geometry, AM peak hour delay and LOS are shown in Figure 33 and the AM peak hour 9S`h
percentile queue length is shown in figure 34. The lane geometry, PM peak hour delay and LOS are
shown in Figure 35 and the PM peak hour 9S`h percentile queue length is shown in figure 36. The
modeling results (levels of service and delay) are tabulated in Tables 10 through 13.
0
O ry Y
Ln '0 o a
U1
55 (76)
�— 37 (43)
' • ►
• 18 (24)
Kernstown
Rte 37 EB Ramps U
Commons
119(123)
11 (31) ►
329 (223)00
m
•
V M
a Ln
n
Q1 6 N
F 5 (5)
i 583 (191)
Renaissance Di
5 (5) ►
r
N
5 (5)
• v
v rn
c
o UI)
W
Figure 27 Design Year 2024 Peak Hour Volumes
Legend: AM Peak Hr, (PM Peak HR),
Ln
� n
Y
N
Ln
en
v
�— 4
Ln
.4
(11)
1 (0)
0 (6)
>once Dr
159(419) ' A I.
0 (1) ►
17 (48)
• y V'
0) ro
ro
N
1 Ln V
Volvo Dealer
I ac
w 1'
a
n t
Ln Ln In
�o Un
5 (5)
5 (5)
0 Renaissance or
m
o ul
1: u)
•
•
0
•
Qj
5 Y
� m a
a '
� ry M W
" N > 2 7. 0 (C)
27.0 (C)
�� ► �— 34.2(C)
Kernstown
Rte 37 EB Ramps Commons
•
35.8 (D)
22.1 (C) ►
11.4 (B) u m m
oo r` v
N . .
8.8 (A)
Renaissance Or
z
— w
� � Q
ai
rn a
C
C
c
W
W
H
Y
o
U) N o
— 31.4 (C)
Renaissance Or
Volvo Dealer
Entrance
38.4 (D) ♦
. • ►
18.3 (B)
m oo r^
Q1 la Ln
Figure 28 AM Peak Hour 2024 Design Year Lane Geometry, Delay and LOS
Legend: Delay in sec., (LOS)
E
w
Q a
m �n ♦
8.6 (A)
i �► 8.9 (A)
Renaissance Or
•
M
ry
v r-
6! �
0 (150)
30 (300)
Kernstown
Rte37ESRamps tjI Commons
140(165) ♦ ♦ ►
72 (175) °n' o
v o
50 (575)
Renaissance Or
z
0 (150) Lnn
n M
m
Ln
c
0
c
W
v
H
m
O
2
N
N
-4
t0
N
'y
j
• --
11 (35)
nce Or
Volvo Dealer
y
Entrance
165 (200)
' I •
►
•
0
`^
N
0
o
ti
rn
1 �
W
a
N �
O
0 (225)
Renaissance Or
I li
0
0
Figure 29 AM Peak Hour 2024 Design Year 9511 Percentile Queue Length fftf
Legend: 951^ Percentile Queue (Available Storage)
•
•
0
0
•
•
11
G1
Y
p u
a
a
v
m
30.0 (C)
29.3 (C)
♦ ►
j— 29.3 (C)
Kernstown
Rte 37 EB
Ramps
Commons Blvc
41.4 (D)
28.9 (C) ►
12.1 (B)
v u v
r D
M N N
np
7.6 (A)
Renaissance Or
• N a
V � �
C
O
C
W
v
^1
G
N M rl
f
t
42.3 (D)
Renaissance Dr
Volvo Dealer
U
Entrance
49.0 (D)
♦
►
16.6 (B) ►
Oa
la
N
N
ti
Figure 30 PM Peak Hour 2024 Design Year Lane Geometry, Delay and LOS
Legend: Delay in sec., (LOS)
a
W
Q O
t
M �n
I^ t- 8.4 (A)
+ 9.1(A)
[� Renaissance Dr
♦ ►
>
M
a
�
v
v
�
=
0 (150)
'—
34 (300)
mil
Kernstown
Rte 37 EB Ramps
�l(
Commons
134 (165)
♦
.
*
II
•
39 (175)
♦
0
0
Ln
�
M
o
• 12 (575)
Renaissance Dr
f- ►
0 (150)rn
• rn M
� O N
tr �
G
O
W
v
h
Figure 31 PM Peak Hour 2024 Design Year 95th Percentile Queue Length (ftJ
Legend: 951h Percentile Queue (Available Storage)
0 (35)
nice Dr J Volvo Dealer
Entrance
467 (200) t t
i► I
0Ln
0
N O
ti
Nr-4
cc
cc
N O
v �
O ♦
i `► 0 (225)
•
Renaissance Dr
O
O
0
0 0
• Recommended Roadway Improvements
The speedy completion of Renaissance Drive is a necessary component of this project. The completion
of Renaissance Drive will bring with it benefits beyond those recognized by this project by providing
traffic relief to other local roadways in the region, including Route 11 on the north side of Route 37.
Additionally, planning for future roadway improvements, as depicted in the Frederick County
Comprehensive Plan, is necessary. Since the studied intersections operate at an acceptable level of
service, the focus for roadway improvements has directed towards the roadways surrounding the site.
The recommended roadway improvements are:
• 20 feet of right of way should be dedicated along the northern property line towards the
Renaissance Drive project, totaling approximately one acre. Note: the remainder of the needed
right of way for Renaissance Drive and the Shady Elm Road intersection improvements was
proffered with the rezoning of the Venture 1 property.
• An 80' wide permanent grading/slope easement should be dedicated along the aforementioned
right of way line from the CSX right of way, 600 ft. to the west, totaling approximately 1.1 acres.
• 40' of additional right of way should be dedicated for future roadway improvement along the
western property line adjacent to Shady elm Road, totaling approximately 2.7 acres.
• Financial participation in the development of Renaissance Drive.
• With these improvements proffered by this developer, combined with the improvements planned and
proffered by other developers in the vicinity, it is the opinion of this engineer that the transportation
impacts of this rezoning and its resulting development are both manageable and acceptable for this
project setting.
0
Queue Analysis •
At signalized intersection and stop signs a queue forms while vehicles wait to advance. An analysis was
performed to evaluate the back of the queue for the 50th and 95th percentile of the queue. The 50th
percentile maximum queue is the maximum back of queue on a typical traffic signal cycle and has a
probability of happening 50% of the time. The 95th percentile maximum queue is the maximum back of
queue with 95th percentile traffic volumes when traffic does not move for two signal cycles and has the
probability of happening 5% of the time. The queues associated with the 50th and 95th percentile
maximum queues using the Proposed Trip Generation method are shown in Table 14. The same queues
for the ITE Trip Generation method are shown in Table 15.
Table 13 50th and 95th Percentile Queue Lengths — Proposed
•
0 0
• Table 14 50th and 95th Percentile Queue Length - ITE Trip Generation Method
• Pedestrian and Bicycle Traffic
To identify any previously planned pedestrian and/or bicycle facilities in the project area, the Frederick
County Comprehensive Plan Future Land Use map was reviewed. There are no pedestrian or bicycle
facilities planned in this area. However, in discussions with the County Transportation Planner it was
learned that a multi -use trail was proffered/is planned along Shady Elm Road on the Venture 1 property.
It was felt that this trail should be extended south on this property as well. Therefore the developer is
proposing to construct a 10' wide multi -use trail along the east side of Shady Elm Road for the length of
its frontage on said road.
Conclusions •
This Traffic Impact Study was prepared to support the rezoning request for the land owned by the Henry
J. Carbaugh Trust, and is located south of Kernstown in Frederick County, VA. The rezoning, if approved,
will lead to development that will create 46.9 acres of light manufacturing and 46.9 acres of
warehousing uses. The total area of the proposed project area is 107.21 acres.
The subject property is located south of the unincorporated area of Kernstown in Frederick County, VA.
More specifically the site is west of Route 11, east of Shady Elm Road, and north of Springdale Road.
Access to the site will be through a new entrance onto Renaissance Drive. Development traffic will be
directed east on Renaissance Drive towards Route 11 for access to Route 37 and 1-81.
During the scoping for this project it was brought to the attention of the VDOT staff that the ITE trip
generation method was found to overestimate the traffic associated with light manufacturing and
warehousing land uses. Some ITE data for these land uses dates to the 1960s and does not reflect
efficiencies gained with current technologies and automation systems. The old data also does not
account for the increased capacity of modern day trucks. The Proposed Trip Generation rates presented
in this report were offered to VDOT as a more appropriate trip generation rates for this project. VDOT
asked that the 2018 Build and 2026 Design Year analyses be performed using the Proposed Trip
Generation and ITE Trip Generation rates. These are included in this report and are identified with
labeling of either "Proposed" or "ITE trip generation rates.
While the traffic that is forecasted to result from this development can be accommodated on the •
existing roadway network, the completion of Renaissance Drive will bring with it benefits beyond those
recognized by this project by providing traffic relief to other local roadways in the region, including
Route 11 on the north side of Route 37. The recommended roadway improvements are:
• 20 feet of right of way should be dedicated along the northern property line towards the
Renaissance Drive project, totaling approximately one acre. Note: the remainder of the needed
right of way for Renaissance Drive and the Shady Elm Road intersection improvements was
proffered with the rezoning of the Venture 1 property.
• An 80' wide permanent grading/slope easement should be dedicated along the aforementioned
right of way line extending 600 ft. west from the CSX right of way, totaling approximately 1.1
acres.
• 40' of additional right of way should be dedicated for future roadway improvement along the
western property line adjacent to Shady Elm Road, totaling approximately 2.7 acres.
• Participation financially in the development of Renaissance Drive.
With these improvements proffered by this developer combined with the improvements planned
and proffered by other developers in the vicinity, it is the opinion of this engineer that the
transportation impacts of this rezoning and its resulting development are both manageable and
acceptable for this project setting.
•
a
s
� y
� � _ TAX 1AAP 74,A
3391 ACRES `. •
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10205-EE I � � LOUDOUN STREET . ONCNESTER. 'AR(,NIA 22601 _
DMw By JiG PHONE (540) e671�048 « FAX (540) 66�T- 0460 — EMAIL offceOmoreaanoiegge can
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\ EXHIBIT DRAWING 400
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THE HENRY J CARBAUGH TRUST 2W
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•
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T.M. 15- A--1
14
VENTURE I OF WINCHESTER, LLC
INST. #080005980
INST. #160001418
45.1035 ACRES PROPERTY LINE
S 51'23'41" E 874.29
-
BY
6F Cl BOUNDARY
RF LINE ADJUSTMENT
RF , r
INST. #160001418
CZ �'' R`�--
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327.15'
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S 45'04'39"
E
S 42'06'49" W
169.64'
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89.8719 ACRES
W O a '
INST. #160001418
V
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INST. #070000157
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ADJOINING OWNERS
@TAX MAP 74-A-57A
VERNON E. HEAVNER, II
& LISA M. HEAVNER
INST. N110005301
Q2 TAX MAP 74-A-59
ROBERT J. DIAZ &
DONNA L. DIAZ
INST. #060014496
(3)TAX MAP 74-A-61
ROBERT D. PATTON &
ANITA K.
RUKAVINA-PATTON
INST. #070005130
@TAX MAP 74-A-62
DAVID H. CARBAUGH
INST. #150001374
(5 TAX MAP 74-A-63
DAVID H. CARBAUGH
INST. #150001375
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SCALE : 1" = 400'
'SEE SHEET 2 FOR NOTES, LINE TABLE & CURVE TABLE
BOUNDARY SURVEY
OF THE LAND OF
THE HENRY J. CARBAUGH TRUST
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DRAWN BY: JTG I DWG NAME: 10205- PLAT- 4-17 1 SHEET 1 OF 2 1
Marsh & Legge Land Surveyors, P.L.C.
560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601
PHONE (540) 667-0468 FAX (540) 667-0469
EMAIL of(iceGmarshandlegge.com
U
Marsh
Lic. No. 001843
� 1
�0 s u Roj ,f.X"/
DATE: 08/12/2016
0
0
•
•
NOTES
1. NO TITLE REPORT FURNISHED; THEREFORE, EASEMENTS OR ENCUMBRANCES AFFECTING THE
PROPERTY REPRESENTED BY THIS SURVEY MAY EXIST THAT ARE NOT SHOWN ON THIS PLAT.
2. THE LOCATIONS OF UNDERGROUND UTILITIES OR OTHER SUBSURFACE IMPROVEMENTS, IF ANY,
WERE NOT ASCERTAINED; THEREFORE, ARE NOT SHOWN.
3. THE INFORMATION SHOWN ON THIS PLAT IS BASED ON AN ACTUAL FIELD SURVEY COMPLETED
UNDER MY SUPERVISION ON 10 AUGUST 2016.
4. REFERENCE IS MADE TO RAILROAD VALUATION MAP ENTITLED RIGHT OF WAY AND TRACK MAP
THE WINCHESTER AND STRASBURG RAILROAD COMPANY OPERATED BY THE BALTIMORE AND OHIO
RAILROAD COMPANY V32.1/3
LINE TABLE
LINE
BEARING
DISTANCE
L1
S 61'26'49" W
57.20'
L2
S 30'29'58" W
94.93'
L3
N 77'56'19" W
176.80'
L4
N 07'34'36" E
153.22'
L5
N 75'57'24" W
34.09'
L6
N 08'35'35" E
304.46'
L7
N 76'47'38" W
214.35'
CURVE TABLE
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
ICHORD BEARING
DELTA ANGLE
Cl
960.00'
436.53'
432.77'
IS 38'22'06" E
23'03'12"
C2
1540.00'
530,46'
527.84'
S 35'1234 E
19'44'09"
C3
570.40'
191.31'
_
190.41'
IN 18'29'32" E
19,13,00"
BOUNDARY SURVEY
OF THE LAND OF
THE HENRY J. CARBAUGH TRUST
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DRAWN BY: JTG I DWG NAME: 10205-PLAT I SHEET 2 OF 2
Marsh & Legge Land Surveyors, P.L.C.
560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601
PHONE (540) 667-0468 FAX (540) 667-0469
EMAIL office@marshandlegge.com
H OF' 1 Os
2,
D
Marsh
Lic. No. 001843
.�� SURNE1b�N
DATE: 08/12/2016
II ` a
•
0
170005GJ CM
w.
m
ThIIS CONF1101ATION OF PLAT, made and dated this 31'1 day of Tana
201Z, by the HENRY J. CARBAUGII TRUST UNDER AGREEMFN'r DATED
DECEtMBFR 18, 2006 (the "Ca rbaugh 'Trust").
RE,CiT'AL,S:
A. By Deed And Deed Of Boundary Line Adjustment dated February 5, 2016, of
record in the Clerk's Office of the Circuit Court of Frederick County, Virginia as Instrument
No. 160001418, the common boundary between the lands of the Carbaugh Trust and Venture
I Of Winchester, LLC ("Venture I") was adjusted so as to create that certain tract or parcel
of land containing 86.25 acres, more or less (by subtraction) owned by the Carbaugh '£rust
(the "Carbaugh Tract") and that certain tract or parcel of land containing 45,1035 acres,
more or less, owned by Venture I (the "Venture I Parcel").
B. Upon subsequent actual field survey, it has been determined that the Carbaugh
L
f
Tract contains 89.8719 acres, more or less, as more particularly described on that certain plat
0
titled "Boundary Survey Of The Land Of The Henry J. Carbaugh Trust" dated August 12,
T
M16, drawn by S. W. ivfarsh, L.S. (the "Field Survey Plat"), a copy cff which is attached
hereto and incorporated by reference as if set forth hereinafter.
C. The Carbaugh Trust hereby confirms the boundaries of the Carbaugh Tract in
ry
u ' accordance with the Field Survey Plat, as more fully set forth hereinafter.
L L
NOW, TIIERFFORE, WITNESSETN: That for valuable consideration, the receipt
and sufficiency of which is hereby acknowledged, the Carbaugh Trust hereby confirms the
boundaries of the Carbaugh Tract, as more Billy set forth on (lie attached Field Survey Plat, as
L
Follows:
1. Recitals: The Recitals are incorporated herein and made a material part
hereof as if set out in full.
2. Contirmation of Fiela] Sui-i ey flat; The Carbaugh Trust hereby confirms
Michael L. nrt'nn
VSa #15737 the boundaHcs of the Carbaugh Tract as set forth on the attached Field Survey Plat, The
116 S. Braddock St.
Winchester, VA
Carbaugh Tract contains 89.8719 acres, more or less, as more fully set forth on the attached
Dlidmel L. Brynit
1•SB 015737
116 S. Brnddock St.
Winchester, VA
is
2�
c: �
c.,)
Field Survey Plat. Tax Map No. 74-A-68. ey
—J
WITNESS the following signature and seal:
HENRY J. CARBAUGH TRUST UNDER
AGREEMENT DATh:D DECEMBFIZ 18, 2006
By: Bank of Clarke County, Successor Trustee
By:_Al,)(SL;
Carl A. Esterhay, Senior Vic 'resident
STATE OF VIRGINIA, AT LARGE,
CITY/COLJNTY OF L„�tt�j ,:et , to -wit:
The foregoing instrument was acknowledged before me, a Notary Public in and for
the State and .furisdiction aforesaid, this 3rel day of % nNEfr7, 201_Z , by Carl A.
Esterhay, Senior Vice President of Bank of Clarke County, Successor Trustee of the Henry
y
J. Carbaugll Trust Under Agreement Dated December 18, 2006.
Nly commission expires
J—
�MIP4
THIS INSTRUMENT PRf?PARFD BY:
Michael L. Bryan, Esquire
Bryan & Coleman, P.L.C.
116 South Braddock Street
Winchester, Virginia 22601
1k,&'C.,b.,ug h T-1 Confirmation of P1,t
I242216
2
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•
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T.M. 75- A- I
VENTURE I OF WNCHESTER, LLC
INST. #080005980
INST. (/160001418
45.1035 ACRES
PROPERTY LINE
E 874.29'
BY BOUNDARY
RF C1
S 51'23'41"
s
RF
L114E ADJUSTMENT
RF ,
INST. #160001418
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C2 _ - -
327.15'
N
S 45'04'39" E
S 42'06'49" WY
169.64'
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TAX MAP 74-A-68
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89.8719 ACRES
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INST. #160001418
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INST. #070000157
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DRIVEWAY
ADJOINING OWNERS
(I)TAX MAP 74-A-57A
VERNON E. HEAVNER, II
& LISA M. HEAVNER
INST. #110005301
(2) TAX MAP 74-A-59
ROBERT J. DIAZ &
DONNA L. DIAZ
INST. n060014496
(a)TAX MAP 74-A-61
ROBERT D. PATTON &
ANITA K.
RUKAVINA-PATTON
INST. #070005130
®TAX MAP 74-A-62
DAV1D H. CARBAUGH
INST. #150001374
( TAX MAP 74-A-63
DAVID H. CARBAUGH
INST. #150001375
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I �p FRAME S 40'08' 12" W
120.12'
BARN & RS
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RS TAX MAP 74-A-69;
cs. u 17.3391 ACRES
PF INST. #070000157
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LEGEND
RF - REBAR FOUND
RS - REBAR SET
PF - PIPE FOUND
—14 1 OVERHEAD UTILITY LINE
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GRAPHIC SCALE
0' 400' 800'
SCALE : 1" = 400'
*SEE SHEET 2 FOR NOTES, LINE TABLE & CURVE TABLE
BOUNDARYSURVEY
OF THE LAND OF
THE HENRY J. CARBAUGH TRUST
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DRAWN BY: JTG I DWG NAME: 10205- PLAT- 4-17 I SHEET 1 OF 2
-� Marsh & Legge Land Surveyors, P.L.C.
560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601
PHONE (540) 667-0468 FAX (540) 667-0469
t EMAIL off icealmorshandlegge.com
0" -T H OF
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Marsh
Lic. No. 001843
104?1D S u?10- ,,3ulll
DATE: 08/12/2016
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NOTES
1. NO TITLE REPORT FURNISHED; THEREFORE, EASEMENTS OR ENCUMBRANCES AFFECTING THE
PROPERTY REPRESENTED BY THIS SURVEY MAY EXIST 114AT ARE NOT SHOWN ON THIS PLAT.
2. THE LOCATIONS OF UNDERGROUND UTILITIES OR OTHER SUBSURFACE IMPROVEMENTS, IF ANY,
I'iERE NOT ASCERTAINED; THEREFORE, ARE NOT SHOWN.
3. THE INFORMATION SHOWN ON THIS PLAT IS BASED ON AN ACTUAL FIELD SURVEY COMPLETED
UNDER MY SUPERVISION ON 10 AUGUST 2016.
4. REFERENCE IS MADE TO RAILROAD VALUATION MAP ENTITLED RIGHT OF WAY AND TRACK MAP
THE MNCHESTER AND STRASBURG RAILROAD COMPANY OPERATED BY THE BALTIMORE AND OHIO
RAILROAD COMPANY V32.1/3.
LINE TABLE
LIME
BEARING
_
DISTANCE
L1
S 61'26'49" W
57.20'
L2
S 30'29'58" W
94.93'
L3
N 77'56'19" W
176.80'
L4
N 07'34'36" E
153.22'
L5
N 75'57'24" W
34.09'
L6
N 08'35'35" E
304.46'
L7
N 76'47'38" W
214.35'
CURVE TABLE
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
Cl
960.00'
436.53'
432.77'
S 38'22'06" E
23'03'12"
C2
1540.00'
530,46'
527.84'
S 35'12'34" E
19'44'09"
C3
570.40'
191.31'
190.41'
N 18'29'32" E
19'13'00"
BOUNDARY SURVEY
OF THE LAND OF
THE HENRY J. CARBAUGH TRUST
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DRAWN BY: JTG I DWG NAME: 10205-PLAT I SHEET 2 OF 2
Marsh & Legge Land Surveyors, P.L.C.
560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601
PHONE (540) 667-0468 FAX (540) 667-0469
EMAIL office@Pmarshandlegge.com
H 0!'
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Marsh
Lic. No. 001843
5U06���r
DATE: 08/12/2016
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This instrument of writing was produced to me on
endv+itircerti c;ric:ril:nuulc(Igemen�annexed < wasadm'tteltorecord. faaingxzsedbySec. 58.1-802of
and 58.1-801 have been paid, if asses ahlr
.4 " /)4=� , Clerk
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Michncl L. Bryan
V813#15737
6 S. Braddock St
Viodiester, VA
160001418
THIS DEED AND DEED OF BOUNDARY LINE ADJUSTMENT, made and
dated this 5th day of February, 2016, by and between the
HENRY J. CARBAUGH TRUST UNDER AGREEMENT DATED DECEMBER 18,
2006 (the "Carbaugh Trust") and VENTURE I OF WINCHESTER, LL.C,
a.Virginia Limited Liability Company ("Venture 111),
RECITALS:
A. The Carbaugh Trust is vested with fee simple title to
that certain parcel of land containing 90 acres, 3 roods and 12
square poles, more or less, situate about six miles South of
the City of Winchester, Virginia, near Bartonsville, fronting
cn the Eastern side of Shady Elm Road (Virginia.Rbute 651), in
Back Creek [Magisterial District, Frederick County, Virginia;
and being a portion of lands (Parcel One) acquired by the
Carbaugh Trust by that certain Deed dated January 3, 2007, of
record in the Clerk's Office of the Circuit Court of Frederick
County, Virginia a,5 Instrument No. 070000157, Tax. Map No.
74-A-68 (the "Carbaugh _Parcel.") .
B. Venture I is vested with fee simple title to that
certain tract of land containing 40.6035 acres,.more or less,
situate about five (5) miles Southwest of the City of
Winchester, Virginia, in Back Creek Magisterial District,
Frederick County, Virginia, fronting on the Eastern side of
Shady Elm Road (Virginia Route 651), designated as "Remainder
Of 75-A-1 40.6035 Ac" on that certain plat titled "Final. Plat
Shady Elm Subdivision" dated April 18, 2008, revised I•lay 9,
2008, drawn by Kirk W. Norton, L.S., which plat is attached to
that certain Deed of Dedication And Declaration dated May 16,
2008, of record in the aforesaid Clerk's Office as Instrument.
No. 080005980, and being the remainder of the lands acTaired by
Venture I by that certain Deed dated December 27, 2006, of
•
Michael L. Brynn
VSB H15737
#V6 S. Braddock St.
incheMer, VA
record in the aforesaid Clerk's Office as Instrument No.
060024270, Tax Map No. 75-A-1 (the "Venture I Parcel").
D. The Carbaugh Trust has agreed to convey a portion of
the Carbaugh Parcel containing 4.5000 acres, more or less, to
Venture I (the "BLA Parcel"), which BLA Parcel will be merged
into and become a part of the Venture 3. Parcel, as more
particularly described on that certain plat titled "Boundary
Line Adjustment Of The Lands Of Venture I Of Winchester, LLC
And The Henry J. Carbaugh Trust" dated January 11, 2016, drawn
by P. Duane Brown, L.S., a copy of which is attached hereto and
incorporated herein by reference as if: set out in full (the
"BLA Plat"), as more fully set forth hereinafter.
NOW, THEREFORE, WITNESSETH: That for and in consideration
of the premises conveyed, and other good and valuable
consideration deemed adequate at law, the receipt and
sufficiency of which is hereby acknowledged, the parties do
agree as follows:
1. RECTZASS: The Recitals are incorporated herein and
made a material part hereof as if set: out in full.
2. CONVEYANCE OV BLA PARCEL:
(a) The Carbaugh Trust hereby grants and conveys unto
Venture I, in fee simple, with special warranty of title, the
BLA Parcel. After conveyance of the BLA Parcel to Venture I,
the Carbaugh Parcel shall contain 86.25 acres, more or less,
(by subtraction) and the Venture I Parcel shall contain 45.1035
acres, more or less, as more particularly described on the
attached BLA Plat.
(b) The conveyance of the BLA Parcel is made subject
to all easements, rights of way and restrictions of record
2
•
affecting the BLA Parcel; provided, however, that the foregoi.nc
shall not be deemed in any way to reinstitute or republish any
irestrict-ions of record that may have expired or lapsed.
3. MERGER OF BLA PARCEL: Venture I hereby merges the BLF
Parcel into the Venture I Parcel, thereby creating that certair
tract of land containing 45.1033 acres, more or less, as
referenced on the attached BLA Plat.
4. FREDERICK COUNTY CONSENT: Frederick County consents tc
the terms of this Deed of Boundary Line Adjustment and Deed of
Easement as evidenced by its execution of the BLA Plat.
C;ITNESS the following signatures and seals:
HENRY J. CARBAUGH TRUST UNDER
AGREL'I,NT DATED DECEM13ER 18, 2006
By: Bank of Clarke County, Successor
Trustee
By:_zn' 't c V _(SEAL)
Carl A. Esterhay, SPlior Vice
President
STATE OE' VIRGINIA,
CITY/COUNTY OF �a. i—, to -wit:
The foregoing instrument was acknowledged before me this
day of t�ebruskr�, 2016, by Car]. A. Esterhay, Senior Vice
President of Bank of Clarke County, Successor Trustee of: the
Henry J. Carbaugh Trust Under Agreement dated December 18,
2006.
My commission expires q-5 D•2D1
�nvt S ew----
Not ry P i-c
tYY11liY ti�.4 d
L • .,
hlichoel L. Brpnn
V0 1115737
IG S. Braddock St.
3ud.ftr, VA
3
7MV:.rURE
I OF WIMIUSTBR, LLCBy:L _(SRAL)
STATE OF VIRGIPiIA, AT 12MR,
c-1--.,/Coth,TY of Fiedyick , to -wit:
The foregoing instrument was acknowledged before me on the
_ !£} day of JOPUN 201G, by Je who is
of Venture I of Wincheotor, LLC, a Virginia
limited l-iiabbiil`it'y Company.
ray commission ewpires 1a131/o)61Q
ARY LIC
&flZ/.mb
Da 1Snmb.q+Dcod of no=duy
lice Mjirini^p.
e,`o�rrurir,rr,
NOTARY �'•,�
REG # 71552' g
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ooEXPIR
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SCALEI1MAP
1"=4000'
i
APPROVED BY
B IVISION ADMINISTRATOR DATE
OWNFR'S CERTIFICATE
THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT OF THE LAND OF VENTURE I OF WNCHESTER, LLC [PIN 75—A-1] AND
THE LAND OF THE HENRY J. CARBAUGH TRUST [PIN 74—A-681 AS APPEARS IN THE ACCOMPANYING PLATS, IS VATH 111E FREE
CONSENT AND IN ACCORDANCE THE DESIRES OF THE UNDERSIGNED OMIERS, PROPRIETORS, AND TRUSTEES, IF ANY.
. /C °Me,
ON BEHALF OF
VE14E I OF VAI¢,hESTER, LLC j � P DATE ��° jt r %\ ,....., , ijTARY
SLlC
ON BEHALF OF THE HENRY J. CARBAUGH 111UST DATt REGJ1715525B
A F VIr )Ill NOTARY PUBLIC-=�-��...s,��.�.. ��D.•'�EXp�--9••QC�
STATE O
&�'/COUNTY OF" 1CK ,•���e,q�m4p,�0°°
jj}}iiE fppRREp > INSTRUMENT WAS ACKNOV,'LEDGED BEFORE ME THIS IGt DAY OF'_kn 1 20 1100 BY
(+PJlA1U I.QPJ_aI ON BEHALF O114
F VENTURE I OF WNCHESTER, LLC.
s
ZJ NOTARY PUBLIC
MY COMMISSION EXPIRES
NQTARY PUBLIC
CITY DUN inChc 4eY` gARYp.,j
.0••• G .•
T}1 ORE�OIN IN 1RUMENT WAS ACIQJ YitT%YA
0 '? �j1HlS hh DAY OF E4 bC1 1 2D BY
(1 nc�t� Ofisj F'� I - BENRY, J ARBAUGH.IR[1Sl D `
T. %c 1 7C1/�L
TARY PUBUC
�,�Jy•.., .•• ��` ` !AY COIdMIS510N EXPIRES 5-31-z( r� �1
CERTIFICATE
I HEREBY CERTIFY THAT THE PROPERTIES CONTAINED IN THIS BOUNDARY LINE ADJUSTMENT ARE (1) THE REMAINDER [PIN
75-A-1] OF THE PROPERTY YMICH WAS CONVEYED TO VENTURE I OF RINCNESTER, LLC BY DEED DATED DECE14BER 27,
2006 AND (2) THE PROPERTY [PIN 74-A-681 THAT WAS CONVEYED TO THE HENRY J. CARBAUGH TRUST BY DEED DATED
JANUARY 3, 2007, SAID DEEDS RECORDED IN THE OFFICE Of THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY,
VIRCINIA AS (1) INSTRUMENT 060024270 AND (2) INSTRUMENT 070000157, RESPECTIVELY.
BOUNDARY LINE: ADJUSTMENT to101♦I}s..
F LANDS OF
VENTURE IOFE WINCHESTER, LLC �o�TH of Pr���
AND o �,
THE HENRY J. CARBAUGH TRUST U P: Duane ' Duane rown ' Bm
BACK CREEK MAGISTERIAL DISTRICT Lic, No. 001285
FREDERICK COUNTY, VIRGINIA ,�Eri.l1,207&il
DATE: 01/11/16 COVER SHEET_ SHEET 1 OF 2 r� soHN0'►0 k?
harsh & Legge Land Surveyors, P.L.C.
560 NORTH LOUDOUN STREET •- WINCHESTER, VIRGINIA 22601 DRAWN BY: HHK
PHONE (540) 667-0468 - FAX (540) 667-0469 - EMAIL ohIccG nor0ondIcgge.wn I09103—OLA
11
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�N E i fug I I
75-A-1B I PIN 75--A-IC
RC PROPERTIES INC.CORRUGATED CONTAINER CORP.
?� DB 896 PG. 1�26 DB 729 PG. 929
U:7•
-- -- --- F 25' BRL
PIN 75-A-1F
NW' WOW, INC. PIN 75-A-1
INST. 080005981 I I r
I m VENTURE I OF YNNCHESTER, LLC
N INST. 060024270
INST. 080OD5980
ZONED: IAI
40.6035 ACRES (ORIGINAL)
45.1035 ACRES (ADJUSTED)
21 BRL �_ 25' BRL
EX, 20' INGRESS -EGRESS ESM'T
(IJJST. 080005980)
25' BRL _ S 51`23'41" E 1270.93'
IRS C2 PR TY LINE HEREBY VACATE
— — — — - - —PROPERTY UNESR 4.5000 ACRES
—
10' BRL HEREBY CREATED
PIN 74-A-68 Cr
THE HENRY J, CARBAUGH TRUST FUTURE R/1W C IRS N4;
INST. 070000157 1.9760 ACRES -- .____ 3,
ZONED: RA
±90.75 ACRES (ORIGINAL)
±86.25 ACRES (ADJUSTED)
NIRVF TAHI E
CURVE
I RADIUS
ARC
CH. BEARING
CHORD
Dnm!.10'
C1
1540.00'
530.46'
N 35'12'34' W
527.64
19
C2
960.00'
436.53'
N 3872Q6 W
432,77
26
NOTES:
1. NO TITLE REPORT FURNISHED. EASEMENTS MAY EXIST THAT ARE
NOT SHOµ4 ON THIS PLAT.
2 PROPERTY IDENTIFICATION NUMBER 74-A-68 AND 75-A-1.
3. NO BOUNDARY SURVEY HAS BEEN CO!dPLETED OR IS IMPLIED.
ALL INFOWdAT10N SHOYN HEREON IS EITHER TAKEN FROM OR
BASED UPON THE FINAL PLAT OF SHADY EW SUBDIVISION
PREPARED BY PATTON HARRIS RUST & ASSOCIATES, SAID PLAT
ATTACHED TO INSTRUMENT 080005980.
s
I z
Nct�
I m
0
a LOT 7
ckf o
m C5
04 _
1 1
II Vi LOT 8
I
LOT 9
LOT 10
LI GEK
IRS - IRON ROD SET
BRL - BUILDING RESTRICTION LINE
PIN 75-A-1
PIN 74-A-68
09IGLNAL AREA 40.6035 ACRES
t 90.75 ACRES
ADJUSTMENT 4 4.500D ACRES
- 4.50D0 ACRES
ADJUSTED AREA 45.1035 ACRES
1 86.25 ACRES
300, 0 300'
Scele: 1" 300'
BOUNDARY LINE ADJUSTMENT
OF THE LANDS OF
VENTURE r OF WINCHESTER, LLC
AND
THE HENRY J. CARBAUGH TRUST
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DATE: 01/11/16 SCALE: 1" = 30D' SHEET 2 OF 2
A Marsh & Legge Land Surveyors,. P.L.C.
I / 560 NORTH LOUDOUN STREET N WINCHESTER, VIRGINIA 22601
PHDkE (540) 667-0468 - FAX (540) 667-0469 - EMAIL ofOceCmmhcndinggc crnn
P. Duane Brown
Lic, No. 001285
Jan. 11, 2al4
' r Nb Surr4S_o1
DRAWN BY: HBK
ID9103-BLA
•
VIKUIN1A: FR3llBR1CK COUN"I""U
`'his instrument of vvritino "'as produced to me on
at
andvrit r to record. i ax im
v� ad-
tted
po by Sec 58.1-802 of
r. and 58.1-801 have been paid, if assessable,
Clery
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�. 6 U 0 4 14 17 HE, J. CARBAUGIi TRUST N
CERTMCATE OF TR 1J'AGREEA�fEI'+iT
THIS CERTIFICATE OF TRUST AGREEAH;NT is made and entered 'into as of the
19`h day of September, 2014, by BANK OF CLARKE COUNTY,, sole acting Tnistee of the
Henry J. Carbaugh Trust, following the death of Wayne W. Carbaugh, Trustee, on September 19,
2014.
This Certificate ofTrust acknowledges aird certifies the existence ofthe above -named frust
and the authority of the above -named trustee following the death of Henry J. Carbaugh on
May 14, 2014. This Certificate of Trust is not intended to alter in any way the provisions of the
revocable trust agreement established by the Grantor, but is intended as evidence of the existence
of such trust and the authority of the Trustee to act under the trust. The, undersigned acknow-
ledges and agrees that the Trustee has full power and authority, without the joinder of any person
whatsoever, to sell, exchange, lease, encumber, or otherwise dispose of the property interest in
the trust; or any part thereof, at one time or from time to time, and no person dealing with the
Trustee shall be required to make further inquiry as to the right. of tlne'l'rustcc so to act, nor shall
such person be required to inquire as to the disposition of any proceeds. This authority shall be
construed in accordance with the authorizations provided under Sections 55-17.1, 64.2-105 and
26-5.2 of the Code of Virginia. Investments under this trust will be titled as follows:
Henry J. Carbaugh Trust
Bank of Clarke County, Trustee
202 North Loudoun Street
Winchester, Virginia 22601
• Federal Identification Number: 46-7524703
IN WITNESS WHEREOF, the undersigned has executed this instrument as of the day
and year first above written.
TRUSTEE:
B,tkN`IC OF CLARKE COUNTY
ByPa 6✓� (SEAL)
Carl A. Esterhay, T►up Officer
COMMONWEALTH OF VIRGINIA
CITY OF WINCHESTER, TO -WIT:
The foregoing instrument was acknowledged before me this 17th day of February, 2016,
by Carl A. Esterhay, Trust Officer, Bank of Clarke County, Trustee.
VIRGINW PREDDUCK t 0UM'1', SCT,
Tidy jmUVmentt of NTiting %vm prod uccd tome on
at —LL—Ii—
and Nitb certificate of admMiedgement thereto annexed ,
was edmitted to record. Tiix Imposed by Seq 58.1.802 of
S , and 58.1.801 have tx en paid, if asussable
�J� Clerk
�
•
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070000157
THIS DEED made and dated this _?nl day of January, 2007, by and between
HENRY J. CARBAUGIi. Widower, hereinafter Grantor, and HENRY J.
CARBAUGH, TRUSTEE 09 THE IIENRY ,1. CARIIAUGH TRUST UNDER
AGREEMENT DATED DECEMBER 18, 2006, hereinafter Grantee.
The Grantor desires to convey the hereinafter described property to the Trustee of
a
e
a
the above -referenced Trust, which the Grantor has established for his benefit. There is
no consideration for this conveyance, and this conveyance is exempt from the recording
F N tax in accordance with Virginia Code § 58.1-81 1.A.12.
o-F
In consideration of the foregoing, Grantor grants and conveys, with General
o m a
v Warranty and English coventmts of title, unto the Grantee, all of his right, title and
a d
a
N a W interest in and to the following property:
�0Q
PARCEL ONE:
All of that certain tract or parcel of land containing 90 acres, 3 roods and 12
• c
square poles, more or less, together with all improvements and appurtenances
a g
thercunto belonging, lying and being situate about six miles South of Winchester
w
near Bartonsville, in Shawnee District, Frederick County, Virginia; and being the
e n
same property acquired by Henry J. Carbaugh and Nora W, Carbaugh, his wife, in
9 C %
fee simple as tenants by the entireties with right of survivorship between them as
S H
at common law, by Deed from Melvin A. Carbaugh and Jane M. Carbaugh, his
wife, Kenneth R. Carbaugh and Elizabeth S. Carbaugh, his wife, and Stewart M.
Carbaugh and Elizabeth C. Carbaugh, his wife, dated August 9, 1958, and
recorded in the Office of the Clerk of the Circuit Court of Frederick County,
Virginia, in Deed Book 254 at Page 427, The said Nora W. Carbaugh died on
October 7, 2002, thereby vesting all of her right, title and interest in the subject
property in the Grantor herein.
Tax Map Parcel No. 74-A-68
•
'
i •
o
PARCEL TWO:
All of that certain tract of land, together with all appurtenances and
privileges thereto belonging, located in Shawnee District, Frederick
County, Virginia, near Bartonsville, about one-half mile west of U.S.
Highway No. 11, on the east side of Road No. 651 just north of its
intersection with Road No. 649, containing nineteen (19) acres, more or
less; LESS AND EXCEPT a parcel of land conveyed to Ida May
Bennington and Waldo W. Bennington, her husband, by Deed dated April
25, 1962, and recorded May 8, 1962, in the aforesaid Clerk's Office in
Deed Book 278 at Page 339; and further LESS AND EXCEPT a parcel of
land conveyed to Clayton J. Bennington and L. Lenora Bemtington, his
wife, by Deed dated April 25, 1962, and recorded June 9, 1962, in the
aforesaid Clerk's Office in Deed Book 279 at Page 188; and being a
portion of the same property acquired by Henry J. Carbaugh and Nora
Warier Carbaugh, his wife, as tenants by the entirety with common law
right of survivorship, by Deed from Henry J. Carbaugh and Nora Winter
Carbaugh, his wife, by Deed dated July 28, 1960, and recorded in the
aforesaid Clerk's Office in Deed Book 269 at Page 174. The said Nora
Winter Carbaugh died on October 7, 2002, thereby vesting all of her right,
title and interest in the subject property in the Grantor herein.
Tax Map Parcel No. 74-A-69
Reference is here made to the aforesaid instruments and (lie attachments and the
references therein contained for a further and more particular description of the property
•
hereby conveyed.
This conveyance is made subject to all duly recorded and enforceable restrictions,
easements and rights -of -way; provided, however, that the foregoing shall not be deemed in
any way to reinstitute or republish any restrictions of record that may have expired or lapsed.
Asset forth in Virginia Code §55-17.1, the Trust referenced herein shall not fail,
nor shall any use relating to the above -described property be defeated because no
2
•
0
0
0 beneficiaries are specified by name herein or because no duties are imposed upon the
�i
Trustees.
G
-.1
(y)
The parties agree, and this conveyance is made upon the express condition, that
the Trustee shall have, and is by this Deed grunted, full power and authority, without the
joinder of any person whatsoever, to sell, exchange, lease, encumber, or otherwise
dispose of the property interests transferred and conveyed herein, or any part thereof, at
one time, or from time to time, and no person dealing with the Trustee shall be required
to snake further inquiry as to the right of the Trustee so to act, nor shall such person be
required to inquire as to the disposition of any proceeds.
The Trustee shall have no individual liability or obligation whatsoever arising
from its ownership, as Trustee, of the legal title to said property, or with respect to any
act done or contract entered into or indebtedness incurred by him in dealing with said
property or in otherwise acting as such Trustee, except only so far as said Trust property
and any Trust fimds in the actual possession of the Trustee shall be applicable to the
payment and discharge thereof.
This instrument is a deed of gift and is not to secure a debt or to indemnify a
surety. The terms "Trustee" or "'Trustees" as used in this instrument include the singular
and the plural, as the case may be, and any successor Trustee or Trustees.
WITNESS the following signatures and seals;
\`^�^ (SEAL)
Henry I Ca ba h, IndividuallyW
3
TIfE HENRY J. CARBAUGH TRUST UNDER
AGREEMENT DATED 1D1ECEMBER 19, 2006
By: gOr ci(SEAL)
Iicnry Cn�augel_i,Ti-nste
COMMONWEALTH OF VIRGINIA
CITY OF WINCHESTEIZ, To -wit:
—wet
� The foregoing instrument as acknowledged before me this �rt day Beemi�er, JS-by Henry J. Carbaugh, Individually, and in his capacity as Trustee of the
Henry J. Carbaugh Trust Under Agreement Dated December 18, 2006.
9AA /1f l41pYt�
�►y
��tt�`- rs�kbo�-�-
My commission expires: ntx a,2, 31, 2-52 M
T H Ji
j
V � �
This instrument prepared (without
the benefit by:
of a title examination)
tl. Edmunds Coleman, III, Esquire
Bryan & Coleman, IIi.C. VIRGINiA: FREDERICK COUNTY.SCf.
The Feltneruild Building, 3 r Floor
Court Square lThis il nt of writing was produced to rue on
Winchester, VA 22601 I q ^ b 1
(540) 545-4172 03
and with cei tificate acknowledgement thereto auntxed
was admitte to record. Tax imposed by See. 58.1-802 of
b and 58.1-801 have been paid, if tataxAbW,
CJPA
i
•
is
0
T.M. nNCHE
q
V
VENTURE I OF dNCHESTER, LLC
\�\
INST. #080005980
INST, (/160001418
45.1035 ACRES
,
PROPERLY LINE
S 51'23'41" E
874.29' RF By BOUNDARY
RF _
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& USA M. HEAVNER
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(2)TAX MAP 74-A-59
ROBERT J. DIAZ &
DONNA L. DIAZ
INST. #060014496
QQ TAX MAP 74-A-61
ROBERT D. PATTON &
ANITA K.
RUKAVINA-PATTON
INST. #070005130
®TAX MAP 74-A-62
DAVID H. CARBAUGH
INST. #150001374
(3)TAX MAP 74-A-63
DAVID H. CARBAUGH
INST. #150001375
d FRAME S 40'08'12" W
BARN & 120.1 - RS R�SI
SHEDS PONDNSI t L1
r " �./ "b
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RS TAX MAP 74-A-69 wn
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col i. PF INST. #070000157
yJ J 0
F �6
® \5 RF
RF <v
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LEGEND
RF - RFBA_ R FOUND
RS - R BAR SF1
P - PIPE FOUND
OVERHEAD UTILITY LINE
GRAPHIC SCALE
0' _ 400' 800'
SCALE : 1" = 400'
*SEE SHEET 2 FOR NOTES, LINE TABLE & CURVE TABLE
BOUNDARY SURVEY
ki4'0'%4f
OF THE LAND OFE��
TH OF���c}r
THE HENRY J. CARBAUGH TRUST
BACK CREEK
MAGISTERIAL DISTRICTS
Z
FREDERICK COUNTY, VIRGINIA
v
DWG `"'
DRAPdJ BY: JTG NAME:10205-PLAT-4-17 4HE 1 OF 2
. N Marsh
eL LicNo. 001843
Marsh _.& Legge Land Surveyors, P.L.C.
�1< 4
560 NORTH LOUDOUN STREET VANCHESTER, VIRGINIA 22601
PHONE (540) 667-0468 FAX (540) 667-0469
' -" "'D SURD ;
�`...d....
EMAIL officc@marshondlegge.com
DATE: 08/12/2016
0
NOTES
1, NO TITLE REPORT FURNISHED; THEREFORE, EASEMENTS OR ENCUMBRANCES AFFECTING THE
2R THE RLOCATIONS OTY FEUNDERGROUND D By NIS RUTILITI SVEY Y OR I OTI EST -I SUBAT SURFACE NOT HMPROVEfdTNYN ON I IMPROVEMENTS, F ANY,
VERE NOT ASCERTAINED; THEREFORE, ARE NOT SHOWN.
3. T14E INFORMATION SHOR,ti ON THIS PLAT IS BASED ON AN ACTUAL FIELD SURVEY COMPLETED
UNDER MY SUPERVISION ON 10 AUGUST 2016.
4. REFERENCE IS FADE TO RAILROAD VALUATION MAP ENTITLED RIGHT OF 1VAY AND TRACK MAP
THE WNCHESTER AND STRASBURG RAILROAD COMPANY OPERATED BY THE BALTIMORE AND OHIO
RAILROAD COMPANY V32.1/3.
LINE TABLE
LINE
BEARING
DISTANC
L1
S 61'26'49" W
W
57.2(
L2
S 30'29'5g
94oR
L3
N 77'56'19" W
153,22
L4
N 07'34'36" E
5
N 75,57'24" 41
—"
09
34.46
-6
N 08'35'35" E
7
N 76'47'38" W
9oe zs
BOUNDARY SURVEY
OF THE LAND OF
THE HENRY J. CARBAUGH TRUST
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DRAWN BY: JTG I DWG NAME: 10205—PLAT ~SH�
SHEET 2 OF 2
Marsh & Legge Land Surveyors, P.L.C.
560 NORTH LOUDOUN STREET SVINCHESTER, VIRGINIA 22601
PHONE (540) 667-0468 FAX (540) 667-0469
EMAIL Off ic @mcirshandlegge.com
0.
r `�O G)
D:b
S.W. Marsh
Lic. No. 001843
AID SURg�y���°
t1td-'W4"
DATE: 08/12/2016
Untitled Page
•
El
Page l of l
0
CJ
Frederick County Virginia c,ri 47, Tji1 r01'
PaY/Lookup Taxes
Real Estate Ticket Detail
2017 REAL ESTATE
Depr'I'icket# Re2oii/-! ss000, --1 rrequenc� Supplement#[_]
Name CARBAJ� Gi I1CNR� J TRUSTEE Ac ount# W23/10
Name 2 c4) BANK OF CLARK COUNTY TRul Rill Date A 28- , - Acreage
Address .. Due Datc orsrosao r Improvements
Land Value v,5
Zip
Penalty Paid
Original Bill
i
Date
4ns.r2017
6✓S/2017
Land Use
Minerals soot
ww Interest Paid so.00 Last Transaction Date 0d0612617
Current Pa-ment Status
1'atments Principal Balance Penalty Interest Balance Due
Dee
— -- Transaction llistor.N
Type Tran%acliontt Amount Balance
Charge 0 S693.92 S693.92
Principal Paid 5413 ($693.92) $0.00
F YNUU1
https://taxes.co.frederick. va. us/applications/TR_payTaxes/RF,Deta... 6/6/2017
Untitled Page •
•
Page l of 1
Frederick County Virginia Litt 1-W RIP
11'.Iv/Lookup T.lxes
Real Estate Ticket Detail
Prevla,s
2017 REAL ESTATE
Dept!'ricket# f tL 7: %56woi I rcqucnL%
ldanle'CARBAUGH HENRY: TRUSTEE Mal)4 J7. A 69
'dame 2 co BANK Or CLARK COUNTY TRU5 hill Date (asnon0n
Address 202 N i OU:)r,.iN ST Due Date onfn"017
Dc�c
Zip z.vus S52
Penalty Paid s :y Interest Paid w W
Current Pa%mcnl Statue
Principal Balancc
Ori final Bill Payment. Due I'i•nalt�
• Transaction History
Date Type Transaction#
4/28/2017 Charge 0
6/5/2017 Principal Paid 5413
Frn.irv,t
is
Supplement-4 jo
Account* �eo234„
Acreage
Improvements
land Value
1_and Use
Mineralssoon
I.ast Transaction Date o6ro6 zo,Jl
Interest Balance Due
Amount Balance
$17.07 S17.07
($17.07) S0.00 .
https://taxes.co.frederick.va.us/applications/TR_payTaxes/REDeta... 6/6/2017
0
L�
0C? 6 2017
FRtD'R!CK COUNTY
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.
IFrffISDOCUAfENTDOESNor,wEEr-yo,URAPPROII,X4, PLEISEPROVIDE
COMMENTSAS TO WHAT YOU WOULD LIKE TO NAVE COMPLETED:
Initials Date S, Time
Candice
Mari
Dave
Tyler
Mike
John
COMMENTS:
Received by Clerical Staff (Date & Time):
(S:Ofrce on BlackboxTormslDocumen( Approval Form 4/7/2016 )
• 0
COUNTY of FREDERICK
Department o1'Planning and Development
540/ 665-5651
Tax: 540/ 665-6395
NOTIFICATION OF PUBLIC HEARING
November 29, 2017
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION #04-17 FOR CARBAUGI-I BUSINESS CENTER
On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public
hearing being held on Wednesday, December 13, 2017, at 7:00 pm in the Board Room of
the Frederick County Administration Building at 107 North Kcnt Street, Winchester,
Virginia to consider the following application:
Rezoning #04-17 for Carbaugh Business Center, submitted by Stowe Engineering, PLC,
to rezone two parcels of land that total 107.21 +/- acres from the RA (Rural Areas) District to
the MI (Light Industrial) District Nvith proffers. The site has an address of 831 Shady Elm
Road (Route 651) and is located on the eastern side of Shady Elm Road, approximately 1.1 1
miles southwest of the intersection of Shady Elm Road and Apple Valley Road (Route 652).
The eastern portion of the site is bounded by the CSX Railroad. The properties are
identified by Property Identification Numbers 74-A-68 and 74-A-69 and are located within
the Back Creek Magisterial District.
Any interested parties having questions or wishing to speak may do so at 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.feva.us.
Sincerely,
Candice E. Perkins, AICP, CZA
Assistant Director
CEP/pd
107 North Kent Strect, Suitc 202 • Winchester, Virginia 22601-5000
!
0
4
This is t certify that the attached
correspondence was mailed to the following on
0 'Z 11 from the Department of Planning and Development, Frederick
Counly, Virginia:
J 75 . A• • 1•
74-A-69
VENTURE I OF WINCHESTER LLC
The H^nr-- C�:rb�:ut> Trust
CIO GERALD F SMITH JR
Mank of Clarke Court J
549 MERRIMANS LN
202 N. Loudoun St
W-nchester, VA 22601
WINCHESTER VA 22601.6207
74 -A- - 71•
74-A-68
BRIM STEPHEN D ETALS
The Henry Curbaugh Trust
254 W QUEEN ST
%Bank of C.iarke County
STRASBURG VA
202 N. Loudoun St
22657.2223
Winchester, VA 22601
74 • A• • 70-
74 - A• • 61-
HAYMAKER ELIZABETH ANN
PATTON ROBERT D
316 SPRINGDALE RD
RUKAVINA-PATTON ANITA K
WINCHESTER VA 22602.2540
983 SHADY ELM RD
74 - A• • 72•
WINCHESTER VA 22602.2535
HAYMAKER ELIZABETH ANN
14 • A- • 62-
316 SPRINGDALE RD
CARBAUGH DAVID H
WINCHESTER VA 22602.2540
957 SHADY ELM RD
WINCHESTER VA 22602.2535
74 . A• . 57-A
HEAVNER VERNON E II
74 - A. - 63.
HEAVNER LISA M
CARBAUGH DAVID H
1043 SHADY ELM RD
957 SHADY ELM RD
WINCHESTER VA 22602.2536
WINCHESTER VA 22602.2535
74 • A• - 59-
DIAZ ROBERT J
DIAZ DONNA L
1006 SHADY ELM RD
WINCHESTER VA 22602.2529
Candice E. Perkins, AI ,
Assistant Director
Frederick County Planning Dept.
STATE OF VIRGINIA
COUNTY OF FREDERICK
I, �� ti �� ) G (]��y , a Notary Public in and for the State and County
aforesaid, do hereby certify that Candice E. Perkins, Assistant Director for the Department of
PI i g� and Development, whose name is signed to the foregoing, dated
has personally appeared before me and acknowledged the same in my
State and County aforesaid.
Given under my hand this °� day of L-u �� 1
My commission expires on y,e 1 Q-0
a G PA DE
UBLIC
NOT Y Pd T TION # 354474
COMMONWEALTH OF VIRGINIA
MY COMMISSION EXPIRES
DECEMBER 31, 2017
74 - A
BROWN RONALD L
970 SHADY ELM RD
WINCHESTER VA 22602.2528
74 -6- - 12-
30ON LLC
ATTN DEBT MANAGEMENT
PO BOX 179
MOOREFIELD WV 26836.0179
74 -6- - 11-
LYONS DANIEL J
LYONS SANDRA M
121 SKYJES LN
WINCHESTER VA 22602.2589
74 -6- - 2•
30ON LLC
ATTN DEBT MANAGEMENT
PO BOX 179
MOOREFIELD WV 26836.0179
74 -3- - 3•
NICHOLAS KITTY HOCKMAN
EDDY ROBIN H
690 SHADY ELM RD
WINCHESTER VA 22602.2525
74 -3- - 2-
NICHOLAS KITTY HOCKMAN
EDDY ROBIN H
690 SHADY ELM RD
WINCHESTER VA 22602.2525
sP
n
U
n
LJ
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
NOTIFICATION OF PUBLIC HEARING
October 18, 2017
TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S)
RE: REZONING APPLICATION #04-17 FOR CARBAUGH BUSINESS CENTER
On behalf of the Frederick County Planning Commission, you are hereby notified of a public
hearing being held on Wednesday, November 1, 2017, at 7:00 pm in the Board Room of
the Frederick County Administration Building at 107 North Kent Street, Winchester,
Virginia to consider the following application:
Rezoning #04-17 for Carbaugh Business Center, submitted by Stowe Engineering, PLC,
to rezone two parcels of land that total 107.21+/- acres from the RA (Rural Areas) District to
the MI (Light Industrial) District with proffers. The site has an address of 831 Shady Elm
Road (Route 651) and is located on the eastern side of Shady Elm Road, approximately 1.1 1
miles southwest of the intersection of Shady Elm Road and Apple Valley Road (Route 652).
The eastern portion of the site is bounded by the CSX Railroad. The properties are
identified by Property Identification Numbers 74-A-68 and 74-A-69 and are located within
the Back Creek Magisterial District.
Any interested parties having questions or wishing to speak may do so at 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.feva.us.
Sincerely,
Candice E. Perkins, AICP, CZA
Assistant Director
CEP/pd
107 North Kcnt Street, Suite 202 • Wlncllcstcr, Virginia 22601-5000
•
This is to certiq that the attached correspondence was mailed to the following on
t 0 I V i 1 from the Department of Planning and Development, Frederick
County, Vir inia: 74 - A- - 62-
75 -A- - 1- CARBAUGH DAVID H
VENTURE I OF WINCHESTER LLC 957 SHADY ELM RD
CIO GERALD F SMITH JR WINCHESTER VA 22602-2535
549 MERRIMANS LN
WINCHESTER VA 22601.6207
74-A--71-
BRIM STEPHEN D ETALS
254 W QUEEN ST
STRASBURG VA
22657.2223
74 - A- - 70-
HAYMAKER ELIZABETH ANN
316 SPRINGDALE RD
WINCHESTER VA 22602-2540
74 - A- - 72-
HAYMAKER ELIZABETH ANN
316 SPRINGDALE RD
WINCHESTER VA 22602-2540
74 - A- - 57-A
HEAVNER VERNON E it
HEAVNER LISA M
1043 SHADY ELM RD
WINCHESTER VA
74 - A. - 59-
DIAZ ROBERT J
74 - A- - 63.
CARBAUGH DAVID H
957 SHADY ELM RD
WINCHESTER VA
74 - A- - 64-
BROWN RONALD L
970 SHADY ELM RD
WINCHESTER VA
74 - 6- - 12-
300N LLC
22602-2535
22602-2528
ATTN DEBT MANAGEMENT
PO BOX 179
MOOREFIELD WV 26836-0179
74 -6- - 11-
LYONS DANIEL J
LYONS SANDRA M
121 SKYJES LN
WINr.HFSTFR VA 22602-2509
74 - 6- - 2-
300N LLC
ATTN DEBT MANA :E ;-,ENT
22602-2536 PO BOX 179
MOOREFIELD WV 26836.0179
DIAZ DONNA L
1006 SHADY ELM RD
WINCHESTER VA 22602-2529
74 -A- - 61-
PATTON ROBERT D
RUKAVINA-PATTON ANITA K
983 SHADY ELM RD
WINCHESTER VA 22602-2535
Candice E. Perkins, AICP, CZA
Assistant Director
Frederick County Plamiing Dept.
li vl • 11\V 11\1!'1
COUNTY OF FRE1DERICK
I> y '11 a�� ��'v� , a Notary Public in and for the State and County
aforesaid, do hereby certify that Candice E. Perkins, Assistant Director for the Department of
Pipiling and Development, whose name is signed to the foregoing, dated
/ U / �' I --) , has personally appeared before me and acknowledged the same in my
Sta e an6 County aforesaid.
Given under my hand this day of Qd-c�"
M commission expires on L -/ �1 ��
Y P ��7 �-. i.
NOTARY PUBLIC
74 -6
KREMER MATTHEW •
KREMER MARY ANN
138 SKYJES LN
WINCHESTER VA 22602.2593
74 - 3- - 14-
ANDERSON KEVIN
ANDERSON TINA
113 HOCKMAN CT
WINCHESTER VA
22602-2551
74 -3- - 5-
BROWN GREGORY R
BROWN JOHANNA A
114 HOCKMAN CT
WINCHESTER VA
22602-2551
74 -3- - 4-
RUDOLPH JACOB T III
RUDOLPH HEATHER R
750 SHADY ELM RD
WINCHESTER VA
22602-2561
, - A- - 67-
NICHOLAS KITTY HOCKMAN
690 SHADY ELM RD
WINCHESTER VA
22602.2525
74 - 6- - 1-
KREMER MATTHEW
KREMER MARY ANN
138 SKYJES LN
WINCHESTER VA
22602.2593
74 -3. - 14-
ANDERSON KEVIN
ANDERSON TINA
113 HOCKMAN CT
WINCHESTER VA
22602-2551
74 -3- - 5-
BROWN GREGORY R
BROWN JOHANNA A
114 HOCKMAN CT
WINCHESTER VA 22602.2551
74 -3- - 4-
RUDOLPH JACOB T III
RUDOLPH HEATHER R
750 SHADY ELM RD
WINCHESTER VA 22602-2561
74 - A- - 67-
NICHOLAS KITTY HOCKMAN
690 SHADY ELM RD
WINCHESTER VA 22602.2525
74 - 3- - 3-
NICHOLAS KITTY HOCKMAN
EDDY ROBIN H
690 SHADY ELM RD
WINCHESTER VA 22602-2525
74 -3- - 2-
NICHOLAS KITTY HOCKMAN
EDDY ROBIN H
690 SHADY ELM RD
WINCHESTER VA 22602.2525
74-A-68
The Henr, Carbaugh Trust
%Bank of Clarke County
202 N. Loudoun St.
Winchester, VA 22601
74-A-69
The Henry Car*6h Trust
%Bank of Clarke County
202 N. Loudoun St.
Winchester, VA 22601
KQ Z-%3 -f\ ; -ft 0 � � Car �av,o, h 6 U S I C i C �,ni�c r
Adjoining PI arty Owners
#
PIN
Owner
Address
Zoning
1
75 A 1
Venture I of Winchester LLC
54 Merriman's Lane, Winchester, VA 22601
M1
2
74 A 71
Stephen D. Brim, ETALS
254 Queen Street, Strasburg, VA 22657
RA
3
74 A 70
Elizabeth Ann Haymaker
316 Springdale Road, Winchester, VA 22602
RA
4
74 A 72
Elizabeth Ann Haymaker
316 Springdale Road, Winchester, VA 22602
RA
5
74 A 57A
Vernon E., II and Lisa M. Heavner
1043 Shady Elm Road, Winchester, VA 22602
RA
6
74 A 59
Robert J. and Donna L. Diaz
1006 Shady Elm Road, Winchester, VA 22602
RA
7
74 A 61
Robert D. Patton and Anita K. Rukavina-Patton
983 Shady Elm Road, Winchester, VA 22602
RA
8
74 A 62
David H. Carbaugh
957 Shady Elm Road, Winchester, VA 22602
RA
9
74 A 63
David H. Carbaugh
957 Shady Elm Road, Winchester, VA 22602
RA
10
74 A 64
Ronald L. Brown
970 Shady Elm Road, Winchester, VA 22602
RA
11
74612
30ON LLC
P. 0. Box 179, Moorefield, WV 26836
RA
12
74611
Daniel J. and Sandra M. Lyons
121 Skyjes Lane, Winchester, VA 22602
RA
13
7462
30ON LLC
P. 0. Box 179, Moorefield, WV 26836
RA
14
7461
Matthew and Mary Ann Kremer
138 Skyjes Lane, Winchester, VA 22602
RA
15
74314
Kevin and Tina Anderson
113 Hockman Ct., Winchester, VA 22602
RA
16
7435
Gregory R. and Johanna A. Brown
114 Hockman Ct., Winchester, VA 22602
RA
17
7434
Jacob T., III and Heather R. Rudolph
750 Shady Elm Road, Winchester, VA 22602
RA
18
74 A 67
Kitty Hockman Nicholas
690 Shady Elm Road, Winchester, VA 22602
RA
19
7433
Kitty Hockman Nicholas and Robin H. Eddy
690 Shady Elm Road, Winchester, VA 22602
RA
20
7432
Kitty Hockman Nicholas and Robin H. Eddy
690 Shady Elm Road, Winchester, VA 22602
RA
21
22
23
TO:LANCE-DATA PROCESSING
FROM: PAM - Planning Dept.
P1 se print _ sets of labels by
�'Cf 1, z.C,' 1 THANKSI
24
25
26
27
28
29
30
31
32
33
34
•
FREDERICK COUNTY DEPARTMENT OF
PLANNING AND DEVELOPMENT
MAP REQUEST
DATE RECEIVED: 10/10/17
REQUESTED COMPLETION DATE: 10/19/17
REQUESTING AGENT: Pam
STAFF MEMBER: Candice
TYPE OF MAP: Comp Plan "Transportation
Locator ✓ TDR
Ag & Forest District CIP
Other
PIN: 74-A-68 & 69
DESCRIPTION OF REQUEST:
Rezoning 04-17 Carbaugh Business Center RA to M1
Submit