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HomeMy WebLinkAbout08-05 Carroll Industrial Park Commercial - Stonewall - Backfile (2)MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: t �� VDOT ✓ County Engineer Fire Marshal City of Winchester Sanitation Authority -� GIS (Mapping) Inspections Dept. Parks & Recreation Health Department ` Winchester Regional Airport One copy of the master development plan application. Appropriate number of blueprint plans, colored maps, etc. to cover the PC and BOS meetings. Submission Fee TRACKING Date 0 d — Application received 0 OS- Fee Paid (amount: $ M 60 O 0 OS Preliminary MDP heard by Planning Commission - Action taken: (` (O 4/) O.- Preliminary MDP heard by Board of Supervisors - Action taken: Letter to applicant regarding Board action and revisions (if required). Final MDP submitted with review agency, PC and BOS comments addressed. Final MDP signed by County Administrator and Planning Director (send two / copies to applicant). Administratively approved; letter sent to applicant. NOTES: 1 DATE: �o�S- File opened. O.- Reference Manual updated/number assigned. AO -Ads D-base updated. List of adjoiners given to staff member for verification. One black & white location map requested from Mapping & Graphics. Four sets of labels requested from Data Processing. File given to Renee' to update Application Action Summary. CLOSE OUT FILE: -7/6G Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works j and Jane Anderson in Real Estate receive a copy of the administrative approval letter. Jane wants a copy of the final action letter even if the application was denied or withdrawn.) Z Opp File stamped "approved"/"denied" or "withdrawn." 2? lof Reference Manual updated. 44 D( D-base updated. V10File given to Renee' for final update to Application Action Summary. File in file drawer. U \CuohCom—Mackmg shmu\TRACKING. MDP Rev OIR1103 DATE RECEIVED FROC� �U _No. 12,7462. ,AQ C� ✓� DOLLARS FOR FOR REN 1010 a J� N y.3_A-bz 3-A-8q, N3-A- ACCOUNT (-)CASH - 4 L4 _�_ A $ 5 C) ROM PAYMENT �?�„i — CHECK BAL. DUE s"—L OOMONEY RDER BY `' A Traffic Impact Analysis of the Ebert Road Industrial Park Located in: Frederick County, Virginia Prepared for: Painter Lewis, PLC 116 S Stewart Street Winchester, VA 22601 Prepared by: Patton Harris Rust & Associates, pc Engineers. Surveyors. Planners. Landscape Architects. 300 Foxcroft Avenue, Suite 200 PTMartinsburg, West Virginia 25401 304.264,2711 H]R+-A F 304.264.3671 October 22, 2004 4EALT/-/ 0 O� NA L eN G 0 OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the proposed Ebert Road Industrial Park to be located along Route 11, northeast of the Route 11 & Interstate 81 interchange, in Frederick County, Virginia. The proposed project will include a total of 930,000 square feet of light industrial development with primary access to be provided via the intersection of Ebert Road/ Route 11 and secondary access provided via the intersection of Rutherford Site -Driveway/ Route 11. Full build -out is to occur over single transportation phase by the year 2015. Figure 1 is provided to illustrate the location of the proposed Ebert Road Industrial Park with respect to the surrounding roadway network. Methodology The traffic impacts accompanying the Ebert Road Industrial Park were obtained through a sequence of activities as the narratives that follow document: Assessment of background traffic including other planned projects in the area of impact, • Calculation of trip generation for the proposed Ebert Road Industrial Park, • Distribution and assignment of the Ebert Road Industrial Park generated trips onto the completed roadway network, • Analysis of capacity and level of service with the newest version of the highway capacity software, HCS-2000, for existing and future conditions. EXISTING CONDITIONS Patton Harris Rust & Associates, pc (PHR+A) conducted manual AM and PM peak hour manual traffic counts at the intersection of Route I I/Ebert Road in Frederick County Virginia. In order to determine ADT (Average Daily Traffic) along the study area roadway links, a "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 10% was assumed. Figure 2 shows the existing ADT (Average Daily Traffic) and AM/PM peak hour traffic volumes at the intersection of Ebert Road/Route 11. Figure 3 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS-2000 level of service worksheets are included in the Appendix section of this report. R+A. A Phased Traffic Impact Analysis of the Ebert Road Industrial Park October 22, , 2004 Page 1 r-I u • No Scale F. Stephenson* NN SITE Figure I Ebert Road Industrial Park Vicinity Map PH JL� A Phased Traffic Impact Analysis of the Ebert Road Industrial Park October 22, 2 e 2 Page 2 • No Scale Figure 2 PHRn AM Peak Hour(PM Peak Hour) I Average Daily Trips I Existing Traffic Conditions A Phased Traffic Impact Analysis of the Ebert Road Industrial Park October 22, 2004 Page 3 • No Scale • AM Peak Hour(PM Peak Hour) *Denotes Critical Unsignalized Movement s F Figure 3 Existing Lane Geometry and Levels of Service • A Phased Traffic Impact Analysis of the Ebert Road Industrial Park PROctober 22, 2004 HPage 4 • 0 2015 BACKGROUND CONDITIONS The existing traffic volumes were increased using an historic growth rate of 5% per year through Year 2010 and 3% per year through Year 2015. Additionally, PHR+A incorporate all trips relating to "other developments" located within the vicinity of the proposed site using the reports titled: 1) A Traffic Impact Anal sy is of Rutherford's Farm Industrial Park, by PHR+A, dated October 26, 2001; 2) A Traf tc Impact Analvsis of Stephenson Village, by PHR+A, dated February 7, 2003; and 3) A Traffic Impact Analysis of the North Stephenson Tract, by PHR+A, dated September 22, 2004. Figure 4 shows the 2015 background ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 5 shows the respective 2015 background lane geometry and AM/PM peak hour levels of service. Using the 71h Edition of ITE's Trip Generation Report, PHR+A has included Table A in the Appendix to summarize the 2015 "other developments" trip generation. All HCS-2000 level of service worksheets are included in the Appendix section of this report. The following are a list of planned improvements and factors that impact the 2015 build -out analysis. 1) Residential and retail land uses of Stephenson Village property will enter and exit the property via a signalized site -driveway located along Route 11, opposite Rutherford's Farm Industrial Park. 2) Route 11 will be a four -lane divided facility from the northbound ramps at I-81 through the intersection at Ebert Road. TRIP GENERATION PHR+A determined the number of trips entering and exiting the site based upon a total development size of 930,000 square feet of light industrial development. Using the 71h Edition of ITE's Trip Generation Report, Table 1 was prepared to summarize the trip generation results for the proposed Ebert Road Industrial Park site. Table 1: Proposed Ebert Road Development Trip Generation Results AM Peak Hour PM Peak Hour Code Land Use Amount In Out Total In Out Total ADT 110 Light Industrial 930,000 SF 887 121 1,008 140 1,027 1,166 6,845 Total 887 121 1,008 140 1,027 1,166 6,845 PHI21� A Phased Traffic Impact Analysis of the Ebert Road Industrial Park October 22, 2004 Page 5 0 0 No Scale AM Peak Hour(PM Peak Hour) Figure 4 2015 Background Traffic Conditions PHI2A A Phased Traffic Impact Analysis of the Ebert Road Industrial Park October 22, 2004 Page 6 0 f 1 U • No Scale Signalized IntersectionrC LOS = C(D) �N-; AM Peak Hour(PM Peak Hour) *Denotes Critical Unsignalized Movement Figure 5 2015 Background Lane Geometry and Levels of Service PHRA A Phased Traffic Impact Analysis of the Ebert Road Industrial Park October 22, 2004 Page 7 0 TRIP DISTRIBUTION AND TRIP ASSIGNMENT • The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. PHR+A utilized the distribution percentages shown in Figure 6 to assign the Ebert Road Industrial Park trips throughout the study area roadway network. Figure 7 shows the respective development -generated AM/PM peak hour trips and ADT assignments. 2015 BUILD -OUT CONDITIONS The Ebert Road Industrial Park assigned trips (Figure 7) were added to the 2015 background traffic volumes (Figure 4) to obtain 2015 build -out conditions. Figure 8 shows 2015 build -out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 9 shows the respective 2015 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 level of service worksheets are included in the Appendix section of this report. CONCLUSION The traffic impacts associated with the Ebert Road Industrial Park are acceptable and manageable. The intersection of Ebert Road/Route 11 requires the following roadway improvements to maintain acceptable levels of service of "C" or better during the 2015 build -out conditions: 1) Ebert Road requires the construction of a second eastbound turn -lane. 2) Route 11 requires the construction of an additional thru lane in the northbound and southbound directions, respectively. PHR1� A Phased Traffic Impact Analysis of the Ebert Road Industrial Park October 22, 2004 Page 8 0 • n LJ 3) No Scale Figure 6 Trip Distribution Percentages P�A Phased Traffic Impact Analysis of the Ebert Road Industrial Park i4-v October 22, 2004 9 9 • • • No Scale Is AM Peak Hour(PM Peak Hour) Figure 7 Development -Generated Trip Assignments A Phased Traffic Impact Analysis of the Ebert Road Industrial Park October 22, 2004 Page 10 • 0 • No Scale Figure 8 2015 Build -out Traffic Conditions PHRA AM Peak Hour(PM Peak Hour) A Phased Traffic Impact Analysis of the Ebert Road Industrial Park October 22, 2004 Page 11 • L • No Scale AM Peak Hour(PM Peak Hour) *Denotes Critical Unsignalized Movement Figure 9 2015 Build -out Lane Geometry and Levels of Service A Phased Traffic Impact Analysis of the Ebert Road Industrial Park R+A l2 October 22, 20 Page 12H2 • Appendix 0 171 • 0 Table A: 2015 Background Development AM Peak Hour PM Peak Hour Code Land Use Amount In Out Total In Out Total ADT North Stephenson Tract 110 Light Industrial 800,000 SF 752 103 855 118 863 981 5,874 Total 752 103 855 118 863 981 5,874 Rutherford's Farm Industrial Park 130 Industrial Park 700,000 SF 511 112 623 135 509 644 4,872 Total 511 112 623 135 509 644 4,872 Stephenson Village 210 Single -Family Detached 858 units 153 458 610 467 274 742 8,580 220 Apartment 240 units 24 97 121 97 52 150 1,593 230 Townhouse/Condo 390 units 26 127 153 123 61 184 . 3,393 251 Elderly Housing - Detach 531 units 45 73 117 100 64 164 2,238 253 Elderly Housing - Attach 144 units 5 4 9 13 11 24 291 820 Retail 50,000 SF 63 40 103 190 206 396 4,328 Total Trips 316 799 1,114 991 668 1,659 20,423 Total Internal 26 26 52 100 100 200 2,181 Total Pass -by 9 6 15 29 31 59 649 Total "New Trips" 280 766 1,047 863 538 1,400 17,593 • HCS-2000 Worksheets • • INTERSECTION CAPACITY ANALYSIS and LEVEL OF SERVICE The most current analysis methodologies used for evaluating the capacity of intersections were developed by the Transportation Research Board (TRB) in conjunction with the Federal Highway Administration (FHWA) and other members of the transportation profession. This methodology is represented in TRB Special Report Number 209, The Highway Capacity Manual (HCM). Computerized methods for conducting these analyses were developed by FHWA; and are the methods used in this report. The following brief explanations of the methodologies are adapted from the HCM. UNSIGNALIZED INTERSECTIONS - TWSC At an unsignalized two-way stop -controlled (TWSC) intersection, the major street has continuous right of way while the side street is controlled by a stop sign or yield sign. In operation, vehicles exiting the side street and crossing or turning into the main street flow must wait for "acceptable gaps" in the main street flow. The same is true of left -turning traffic from the main street that must cross the opposing flow. The analysis takes into account the probability of a gap in the main street traffic. The probability and number of acceptable gaps is lower in higher volume flows. The acceptability of a gap is modified by physical factors (sight distance, turning radius, etc.) and by characteristics of the �• traffic flow (percentage trucks, buses, etc.). In the analysis in these reports, all default values suggested by the HCM were used unless additional information was available. These defaults include the estimated percentage of trucks ' (single unit and tractor -trailer), buses and motorcycles. The level of service for TWSC intersections is determined only for individual movements - not ' for the intersection as a whole. The total delay is defined as the total elapsed time from when a vehicle stops at the end of the queue until the vehicle departs from the stop line; this time includes the time required for the vehicle to travel from the last -in -queue position to the first -in - queue position. ILevel of Service Criteria for TWSC Intersections Average Total Delay Level of Service sec/veh A 1 so B >10 and S15 C > 15 and <_25 D >25 and <_35 E >35 and :550 ' F >50 1 0 UNSIGNALIZED INTERSECTIONS - AWSC At an unsignalized all -way stop -controlled (AWSC) intersection, all directions are controlled by a stop sign. Operation of AWSC intersections requires that every vehicle stop at the intersection before proceeding. Since each driver is required to stop, the judgment as to whether to proceed into the intersection is a function of the traffic conditions on the other (opposing and conflicting) approaches. Therefore, a driver proceeds only after determining that there are no vehicles currently in the intersection and that it is safe to proceed. The analysis takes into account the problem of determining, under capacity conditions for a given approach, the factors that influence the rate at which vehicles can depart successfully from the STOP line. Traffic at other approaches, which increases potential conflict, translates directly into longer driver decision times and saturation headways. The saturation headways are also influenced by characteristics of the traffic flow (slow accelerating vehicles, left turns, etc.). In the analysis in this reports, all default values suggested by the HCM were used unless additional information was available. These defaults include the estimated percentage of trucks (single unit and tractor -trailer), buses and motorcycles. The level of service for AWSC intersections is determined only for individual movements - not for the intersection as a whole. The total delay is defined as the total elapsed time from when a vehicle stops at the end of the queue until the vehicle departs from the stop line; this time includes the time required for the vehicle to travel from the last -in -queue position to the first -in - queue position. Level of Service Criteria for AWSC Intersections Level of Service A B C D E F Average Total Delay sec/veh <10 >10 and <_15 > 15 and 525 >25 and <_35 >35 and <_50 >50 • SIGNALIZED INTERSECTIONS The operation (and therefore the capacity) of a signalized intersection is complicated by the fact that the signal is allocating time between conflicting traffic movements - movements that must use the same physical space. The analysis, therefore, must not only look at the physical geometry of the intersection, but the signal timing aspects as well. In the analysis of signalized intersections, two terms are important: volume to capacity ratio (v/c) and; average stopped delay (seconds per vehicle). The theoretical capacity is based on the physical geometry, the available green time (often expressed as G/C), and the traffic mix (e.g. trucks use more capacity than cars). The average stopped delay may be calculated from the v/c ratio, cycle length, quality of progression on the arterial and available green time on each approach. In this report all the default values recommended by the HCM are used unless other specific information is available (percentage of trucks, pedestrians, etc.). Existing signal timings are observed and used whenever possible. When future signals are being evaluated, an "optional' signal timing is calculated based on projected volumes. The level of service is based on the calculated average delay per vehicle for each approach and for the intersection as a whole. Based on extensive research studies, the maximum delay acceptable by the average driver is sixty seconds per vehicle at a signalized intersection. This is • defined as the upper limit on the possible range of delay/level of service criteria. The following criteria describe the full range of level of service: Level of Service Criteria for Signalized Intersections Stopped Delay Level of Service per Vehicle sec A <_10.0 B > 10.0 and <_20.0 C >20.0 and 535.0 D >35.0 and <_55.0 E >55.0 and <_80.0 F >80.0 0 LEVEL OF SERVICE DESCRIPTIONS FOR SIGNALIZED INTERSECTIONS Level of Service Description A Level of Service A describes operations with very low delay, up to 10 sec per vehicle. This level of service occurs when progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to -low delay. B Level of Service B describes operations with delay greater than 10 and up to 20 sec per vehicle. This level generally occurs with good progression, short cycle lengths, or both. More vehicles stop than for LOS A, causing higher levels of average delay. C Level Of Service C describes operations with delay greater than 20 and up to 35 sec per vehicle. These higher delays may result from fair progression, longer cycle lengths, or both. Individual cycle failures may begin to appear in this level. The number of vehicles stopping is significant at this level, though many still pass though the intersection without stopping. D Level of Service D describes operations with delay greater than 35 and up to 55 sec per vehicle. At level D, the influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, longer cycle lengths, or high We ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable. E Level of Service E describes operations with delay greater than 55 and up to 80 sec per vehicle. This level is considered by many agencies to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and high We ratios. Individual cycle failures are frequent occurrences. F Level of Service F describes operations with delay in excess of 80 sec per vehicle. This level, considered to be unacceptable to most drivers, often occurs with over saturation, that is, when arrival flow rates exceed the capacity of the intersection. It may also occur at high We ratios below 1.0 with many individual cycle failures. Poor progression and cycle lengths may also be major contributing causes to such delay levels. i I TWO-WAY STOP CONTROL SUMMARY eral Information Site Information nalyst gency/Co. ate Performed nal sis Time Period PHR+A PHR+A 1011212004 AM Peak Hour Intersection Jurisdiction Analysis Year Ebert Road & Route 11 2004 Existing Conditions ro'ect Description Ebert Road Industrial Park ast/West Street: Ebert Road North/South Street: Route 11 Intersection Orientation: North -South Stud Period hrs : 0.25 ehicle Volumes and Adjustments a or Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R olume 75 304 0 0 513 24 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 ourly Flow Rate, HFR 78 1 320 0 0 540 1 25 ercent Heavy Vehicles 6 -- -- 0 -- -- edian Type ;anes Undivided T Channelized 0 0 1 1 0 0 1 0 Configuration L T TR stream Signal 0 1 0 inor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R me 0 0 0 21 0 70 Peak -Hour Factor, PHF 0.95 9 0.95 0.95 0.95 0.95 0.95 ourly Flow Rate, HFR 0 1 0 0 22 0 73 . Percent Heavy Vehicles 0 0 0 6 0 6 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR dgDelay, Queue Length, and Level of Service pproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (vph) 78 95 C (m) (vph) 987 409 /c 0.08 0.23 51% queue length 0.26 0.89 Control Delay 9.0 16.4 LOS A C —limroach Delay 1-- -- 16.4 roach LOS -- -- C Wights Reserved HCS2000T M Copyright © 2003 University or Florida, All Rights Reserved Version 4.1d Patton Harris Rust & Associates, pc '.Version4.14 TWO-WAY STOP CONTROL SUMMARY G oral Information Site Information nalyst PHR+A Intersection. Ebert Road & Route 11 gency/Co. PHR+A Jurisdiction iI ate Performed 1011212004 Analysis Year 2004 Existing Conditions nal sis Time Period PM Peak Hour ro'ect Description Ebert Road Industrial Park ast/West Street: Ebert Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 phinlp Vnlumps and Adiustmpnts alor Street F Northbound Southbound ovement 1 2 3 4 5 6 L T R L T R olume 68 659 0 0 402 19 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 ourly Flow Rate, HFR 71 693 1 0 0 1 423, 20 ercent Heavy Vehicles 6 -- -- 0 -- -- Median Type Undivided T Channelized 0 0 anes 1 1 0 0 1 0 Configuration L T TR stream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R -0 e 0 0 0 41 0 85 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate; HFR 0 1 0 1 0 43 0 89_ Percent Heavy Vehicles 0 0 0 6 0 6 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR ela Queue Len th and Level of Service pproach NB SB Westbound Eastbound ovement I 1 4 7 8 9 10 11 12 ane Configuration L LR (vph) 71 132 (m) (vph) 1096 332 lc 0.06 0.40 5% queue length 0.21 1.84 Control Delay 8.5 22.8 LOS A C ach Delay -- -- 22.8 oach LOS -- -- C kights Reserved HCS2000TM IVersion 4.id Copyright 0 2003 University of Florida, All Rights Reserved Version 4.1d Patton Harris Rust & Associates, pc � I TWO-WAY STOP CONTROL SUMMARY ral Information Site Information nalyst gency/Co. Date. Performed ra[ ss Time Period PHR+A PHR+A 1011212004 AM Peak Hour Intersection urisdiction nalysis Year Ebert Road & Route 11* 2015 Background Conditions ro'ect Des cri tion Ebert Road industrial Park ast/Wost Street: Ebert Road North/South Street: Route 11 Intersection Orientation: North -South IStuqLEeriod hrs : 0.25 ehicle Volumes and Adjustments Wor Street Northbound Southbound Movement 1 2 3 4 5 '6 L T R L T Ff 1 oluine 75 858 0 0 1343 24 Peak-Hour'Factor, PHF 0.95 0.95 0.95 a95 0.95 0.95 ourlq Flow Rate, HFR. 78 ` 903 0 0 1413 er6ent,Heavy Vehicles 6 -- -- 0 - - Median7yp6l Undivided :.., ,. TChannelized 0 0. tines .. 1 1 0 0 . 1 ..... , . ., .- .. . onfiguration L T T R Bipstrearn Signal 0 0 Street Westbound Eastbound ement T 8 9 10 11 12' 4ffinor L T R L T R` me 0 0 0 21 0' 70 k-Hour.Factor, PHF 0.95 0.95 0.95 0.95 0.915 0:95 Hourly . ow.1.. e, HFR 0 0 0 22 0 Z3 . 4_ Percent.Heavy Vehicles 0 T0 ' Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0. 0 Lanes.,... _ 0 .0 Configuration LR Delay,*. Queue -Len th and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR vph) 78 95 m) (vph) 460 76 i/C5ontrol 0.17 1.25 % queue length 0.60 Delay 14.4 281.3 LOS B F roach Delay -- -- 281.3 roach LOS -- -- F W—ICS2000TM Copyright © 2003 University of Florida, All Rights Reserved Version 4.1d Patton Harris Rust & Associates, pc � I TWO-WAY STOP CONTROL SUMMARY feral Information Site'lnformation nalyst gency/Co. Date Performed nal sis Time Period PHR+A PHR+A 1011212004 PM Peak Hour Intersection Jurisdiction Analysis Year Ebert Road & Route 11 2015 Background Conditions ro'ect Description Ebert Road Industrial Park ast/West Street: Ebert Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period hrs : 0.25 ehicle Volumes and Adjustments a'or Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R olume 68 1666 0 0 1111 19 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 ourly Flow Rate, HFR 71 1753 0 0 1169 20 ercent Heavy Vehicles 6 -- -- 0 -- -- Median Type Undivided T Channelized 0 0•' anes 1 1 0 0 1 1 Configuration T T R stream Signal 0 0 Inor Street Westbound Eastbound ' Movement 7 8 9 10 Ill. 12 sift L T R L T R me 0 0 0 41 0 85 Peak -Hour Factor, PHF 0.95- 0.95 0.95 0.95 0.95 0.95 ourly Flow Rate, HFR 0 0 0 43 0 89 ercent Heavy Vehicles 0 0 0 6 0 6 Percent Grade (%) 0 0' tared Approach N N -' torage 0 0 RT Channelized 0 0 anes 0 0 0 0 0 0 Configuration LR ela , Queue Length, and Level of Service pproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 ill 12 llllll�ane Configuration L LR 71 132 I/,,(vph) (m) (vph) 573 31 c 0.12 4.26 5% queue length 0.42 15.76 Control Delay 12.2 1726 B F Delay Njo�ach -- -- 1726 ch LOS -- -- F tights Reserved HCS2000'rM IVersion 4.1d Copyright O 2003 University of Florida, All Rights Reserved Version 4.1 d Patton Harris Rust & Associates, pc HCS2000'" DETAILED REPORT feral Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 10122/2004 Time Period AM Peak Hour - Intersection Rutherfords Driveway&Route . 11 Area Type All other areas Jurisdiction Analysis Year 2015 BAckground Conditions Pro'ect ID Volume and Timing input . EB WB NB SB LT TH RT LT TH RT LT I TH RT LT TH RT Number of lanes, N� 2 1 1 2 1 1 2 2 1 2 2 1 Lane group L T R L T R L T R L T R Volume, V (vph) 28 0 56 483 0 181 383 724 384 242 1094 77 Heavy vehicles, %HV 6 6 6 6 6 6 6 6 6 6 6 6 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, 1, 2.0 2.0 2.0 2.0 2.0 12.0 2.0 2.0 2.0 2.0 12.0 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 3 3 1 3 3 3 3 3 3 3 t extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 jr, tering/metering, 1 1.000 1.000 1.000 1,000 1.000 1.000 1.000 11.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 10.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 0 0 D 0 0 0 0 Lane width 112.0 12.0 12.0 112.0 12.0 12.0 12.0 12.0 12.0 12.0 112.0 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, Nm Buses stopping, NB 0 0 0 0 0 0 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 3.2 Phasing I EB Only WB Only 03 04 Excl. Left Thru & RT 07 08 Timing G= 5.0 G= 18.0 G= G= G= 13.0 G= 38.0 G= G= Y= 4 Y= 4 Y= Y= Y= 4 Y= 4 Y= jY= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT I TH RT LT TH RT LT TH RT Adjusted flow rate, v 29 0 59 508 0 191 403 762 404 255 1152 81 Lane group capacity, c 184 100 305 661 358 593 478 1441 948 478 1441 796 X 0.16 0.00 0.19 0.77 0.00 0.32 0.84 0.53 0.43 0.53 0.80 0.10 NOratio, W green ratio, g/C 0.06 0.06 0.20 0.20 0.20 0.39 0.14 0.42 0.62 0.14 0.42 0.52 Uniform delay, di 40.5 40.1 30.0 34.0 28.8 19.2 37.5 19.3 8.7 35.7 22.7 10.8 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Patton Harris Rust & Associates, pc 0 ay calibration, k 0.11 0.11 0.11 0.32 0.11 0.11 0.38 0.13 0.11 0.14 0.34 0.11emental delay, d20.4 i 0.0 0.3 5.5 0.0 0.3 12.9 0.4 0.3 1.2 3.3 0.1 al queue delay, d3 Control delay 40.9 40.1 30.3 39.5 28.8 19.5 50.4 19.7 9.0 36.9 26.0 10.9 Lane group LOS D D C D C B D B A D C B Approach delay 33.8 34.1 24.9 27.0 Approach LOS C C C C _.Intersection delay 27.6 Xc= 0.76 Intersection LOS C HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved I 4 4- L:] 4 .J Version 4.1e Patton Harris Rust & Associates, pc HCS2000 DETAILED REPORT eral Information Site Information Analyst PHR+A Agency or Co. PHR+A b Date Performed 1012212004 ,Time Period PM Peak Hour Intersection Rutherfords Driveway&Route 11 Area Type All other areas Jurisdiction Analysis Year 2015 Background Conditions Project ID Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT I TH RT LT TH RT Number of lanes, Ni 2 1 1 2 1 1 2 2 1 2 2 1 Lane group L T R L T R L T R L T R Volume, V (vph) 127 0 354 688 0 348 101 1258 355 217 959 20 % Heavy vehicles, %HV 6 6 6 6 6 6 6 6 6 6 6 6 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, li 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 12.0 2.0 2.0 type, AT 3 3 3 3 3 3 3 3 3 3 3 3 :Arrival Unit extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 & ing/metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 10.0 0.0 10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 �Ped / Bike / RTOR volumes 0 125 0 100 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, NM stopping, NB 0 0 0 0 0 0 0 0 1 0 0 0 0 IBuses Min. time for pedestrians, G 3.2 3.2 3.2 1 3.2 Phasing Excl. Left Thru & RT 03 04 Excl. Left Thru & RT 07 08 Timing G= 23.0 G= 15.0 G= G= G= 8.0 G= 38.0 G= G= Y= 4 Y= 4 Y= Y= Y= 4 Y= 4 Y= Y= [Duration of Analysis, T = 0.25 Cycle Length, C = 100.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Adjusted flow rate, v 134 0 241 724 0 261 106 1324 . 374 228 1009 21 group capacity, c 761 269 411 761 269 411 265 1297 991 265 1297 991 _iLane -v/c ratio, X 0.18 0.00 0.59 0.95 0.00 0.64 0.40 1.02 0.38 0.86 0.78 0.02 green ratio, g/C is 0.23 10.15 0.27 0.23 0.15 0.27 0.08 0.38 0.65 0.08 0.38 0.65 ni orm delay, di 30.9 36.1 31.7 37.9 36.1 32.2 43.7 31.0 8.1 45.4 27.3 6.2 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Delay calibration, k 0.11 0.11 0.18 0.46 0.11 0.22 0.11 0.50 0.11 0.39 0.33 0.11 Patton Harris Rust & Associates, pc Incremental delay, d2 0.1 0.0 2.2 21.5 1 0.0 3.2 1 1.0 30.4 0.2 23.8 3.1 0.0 -jWI queue delay, d3 pqw- Control delay 31.0 36.1 33.8 59.5 36.1 35.4 44.7 61.4 8.4 69.2 30.4 6.2 -Lane group LOS C D C E D D D E A E C A Approach delay 32.8 53.1 49.4 37.0 %Approach LOS C D D D Intersection delay 45.3 X� = 0.88 Intersection LOS D %CS200OTM Copyright © 2000 University of Florida, All Rights Reserved 1 61 Version 4.le Patton Harris Rust & Associates, pc HCS2000'" DETAILED REPORT lra�eral Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1012212004 Time Period AM Peak Hour Intersection Ebert Road & Route 11 Area Type All other areas Jurisdiction 2015 Background Analysis Year Conditions Project ID 2015 Background Conditions - Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, Ni 0 0 0 0 0 0 1 2 0 0 2 1 Lane group LR L T T R Volume, V (vph) dw 21 70 75 858 1343 24 % Heavy vehicles, %HV 6 6 6 6 6 6 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A Start-up lost time, 11 2.0 2.0 2.0 2.0 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 2.0 al type, AT 3 3 3 3 3 extension, UE at 3.0 3.0 3.0 3.0 3.0 ring/metering, 1 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb �Ped / Bike / RTOR volumes 0 0.0 0 1 0 0.0 0.0 0 0.0 0.0 0 Lane width 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 0 0 L Min. time for pedestrians, G 3.2 3.2 3.2 Phasing EB Only 02 03 04 NS Perm 06 07 1 08 Timing G= 30.0 G= G= G= G= 72.0 G= G= G= Y= 4 Y= Y= Y= IY= 4 Y= Y= 1Y= Duration of Analysis, T = 0.25 Cycle Length, C = 110.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH I RT LT TH RT Adjusted flow rate, v 96 79 903 1414 25 Lane group capacity, c 433 153 2234 2234 998 v/c ratio, X 0.22 0.52 0.40 0.63 0.03 I green ratio, g/C AUniform delay, di 0.27 31.0 0.65 9.9 0.65 8.9 0.65 11.2 0.65. 6.7 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 Patton Hnrris Rust & Associates, pc Delay calibration, k 0.11 0.12 0.11 0.21 0.11 IlWental delay, d2 0.3 3.0 0.1 0.6 0.0 Initial queue delay, d3 Control delay 31.2 13.0 9.0 11.8 6.7 Lane group LOS C B A B A Approach delay 31.2 9.4 11.7 Approach LOS C A B Intersection delay 11.5 XC = 0.51 Intersection LOS B HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved I u• Version 4.le Patton Harris Rust & Associates, pc E 9- HCS2000'm DETAILED REPORT neral Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1012212004 Time Period PM Peak Hour Intersection Ebert Road & Route 11 Area Type All other areas Jurisdiction 2015 Background Analysis Year Conditions Project ID 2015 Background Conditions - Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, Ni 0 0 0 0 0 0 1 2 0 0 2 1 Lane group LR L 7 T R Volume, V (vph) 41 85 68 1666 1 1111 19 Heavy vehicles, %HV 6 6 6 6 6 6 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A Start-up lost time, 11 2.0 2.0 2.0 2.0 2.0 Extension of effective green, e 2.0 2.0 2.0 2.0 2.0 - Arrival type, AT 3 3 3 3 1 3 JL.Ln' extension, UE 3.0 3.0 3.0 3.0 3.0 tering/metering, 1 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 10.0 1 1 0.0 0.0 0.0 0.0 Ped /Bike / RTOR volumes 0 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 1 1 1 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 Phasing EB Only 02 03 04 NS Perm 06 07 08 Timing G= 22.0 G= G= G= G= 60.0 G= G= G= Y= 4 1Y= Y= Y= IY= 4 Y= Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT - Adjusted flow rate, v 132 72 1754 1169 20 Lane group capacity, c 392 234 2275 2275 1016 v/c ratio, X 0.34 0.31 10.77 0.51 0.02 al green ratio, g/C Uniform delay, d1 0.24 28.0 0.67 6.3 0.67 10.3 0.67 7.6 0,67 5.1 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 Patton HaiTis Rust & Associatcs, pc � I Delay calibration, k 0.11 0.11 0.32 0.12 0.11 To mental delay, d2 0.5 0.8 1.7 0.2 0.0 il Initial queue delay, d3 Control delay 28.5 7.0 12.0 7.8 5.1 Earle group LOS C A B A A Approach delay 28.5 11.8 7.8 Approach LOS C B A Intersection delay 11.0 X, = 0.65 Intersection LOS B HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved U4- L] � I � I Version 4.1e Patton Harris Rust & Associates, pc � I TWO-WAY STOP CONTROL SUMMARY MeralInformation Site Information *nalyst gency/Co. " Date Performed �nal sis Time Period PHR+A PHR+A 1011212004 AM Peak Hour Intersection Jurisdiction Analysis Year Ebert Road & Route 11 2015 Build -out Conditions ro'ect Description Ebert Road Industrial Park East/West Street: Ebert Road North/South Street: Route 11 Intersection Orientation: North -South IStudy Period(hrs): 0.25 ORehicle Volumes and Adjustments Street Northbound Southbound Major ovement 1 2 3 4 5 6 L T R L T R olume 474 864 0 0 1387 379 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 tourly Flow Rate, HFR 498 909 0 1 0 1460 398 i,-ercent Heavy Vehicles 6 0 -- -' Median Type Undivided T Channelized 0 0 anes 1 1 0 0 1 1 onfiguration L T T R stream Signal iinor 0 0 Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R me 0 0 0 69 0 124 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 0 0 72 0 130 Percent Heavy Vehicles 0 0 0 6 0 6 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 ' Configuration LR Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (vph) 498 202 C (m) (vph) 316 0 /c 1.58 5% queue length 29.16 11LOS Control Delay 303.7 F F roach DelayMw -- -- roach LOS -- -- I-Rights Reserved HCS2000Ttvt Copyright © 2003 University of Florida, All Rights Reserved Version 4.ld Patton Harris Rust & Associates, pc Version 4.1d I TWO-WAY STOP CONTROL SUMMARY neral Information Site Information nalyst PHR+A Intersection Ebert Road & Route 11 Agency/Co. PHR+A 1011212004 Jurisdiction Analysis Year 2015 Build-ouf Conditions Date Performed Unal sis Time Period PM Peak Hour ro'ect Description Ebert Road Industrial Park - ast/West Street: Ebert Road North/South Street: Route 11 Intersection Orientation: North -South Stud Period hrs : 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound 6 Movement 1 2 3 4 5 T R L T R L a olume 131 1717 0.95 0 0.95 0 0.95 1118 0.95 75 0.95 Peak -Hour Factor, PHF 0.95 0 1176 78 ourly Flow Rate, HFR 137 6 1807 -- 0 -" Undivided 1 0 - ercent Heavy Vehicles Median Type T Channelized 0 1 1 1 anes 1 1 0 0 T R onfiguration L T 0 Upstream Signal 0 Minor Street Westbound Eastbound 11 12 7 8 9 10 L T R vement L T R 0 0.95 0 0.95 0 0.95 452 0•95 0 0.95 547 0.95 olume Peak -Hour Factor, PHF Hourly Flow Rate, HFR 0 0 0 0 0 0 0 475 6 0 0 0 5 6 - Percent Heavy Vehicles Percent Grade (%) N 0 N 0 Flared Approach Storage 0 RT Channelized 0 0 0 0 0 0 0 Lanes LR Configuration Delay, Queue Length, and Level of Service Eastbound Approach NB SB Westbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (vph) 137 1050 C (m) (vph) 541 15 70.00 /c 0.25 95% queue length 1.00 31537 Control Delay 13.9 F S B 31537 proach Delay NP'%� -- "' F proach LOS -- -' Rights Reserved Copyright © 2003 University of Florida, All Rights Reserved Version4.1 HCS3000T�t Version 4.1d ;;, Patton Harris Rust &'Associatcs, pc HCS2000' DETAILED REPORT ral Information Site Information -Analyst PHR+A Agency or Co. PHR+A Date Performed 1012212004 Time Period AM Peak Hour Intersection Rutherfords Driveway&Route 11 Area Type All other areas Jurisdiction Analysis Year 2015 Build -out Conditions Project ID ` Volume and Timing input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT y Number of lanes, Ni 2 1 1 2 1 1 2 2 1 2 2 1 Lane group L T R L T R L T R L T R ` Volume, V (vph) 34 0 68 483 0 181 472 1124 384 242 1148 121 g% Heavy vehicles, %HV 6 6 6 6 6 1 6 6 6 6 6 6 6 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 a95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, 11 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 12.0 2.0 Extension of effective green, e WW 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 3 3 3 3 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 'Wing/metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 11.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 0 0 0 0 0 0 1 0 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N 0 N N 0 N N 0 N Parking maneuvers, Nm Buses stopping, Ns 0 I 0 0 0 0 0 0 0 0 0 0 1 0 Min. time for pedestrians, G. 3.2 3.2 3.2 V3.2 Phasing Excl. Left Thru & RT 03 04 Excl. Left Thru & RT 07 08 Timing G= 18.0 G= 8.0 G= G= G= 19.0 IY= G= 44.0 G= G= Y= 4 Y= 4 Y= Y= 4 Y= 4 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 105.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH RT LT TH RT LT I TH RT LT TH RT Adjusted flow rate, v 36 0 72 508 0 191 497 1183 404 255 1208 127 Lane group capacity, c 567 137 450 567 137 450 598 10.83 1430 958 598 1430 958 v/c ratio, X 0.06 0.00 0.16 0.90 0.00 0.42 0.83 0.42 0.43 0.84 0.13 I green ratio, g/C 0.17 0.08 0.30 0.17 0.08 0.30 0.18 0.42 0.63 0.18 0.42 0.63 Uniform delay, di 36.4 44.8 27.4 42.6 44.8 29.8 141.5 27.1 9.9 38.2 27.4 7.9 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 11.000 11,000 1.000 Delay calibration, k 0.11 0.11 0.11 0.42 0.11 0.11 0.37 0.37 0.11 0.11 0.38 0.11 7M Patton Han -is Rust & Associates, pc Incremental delay, d2 0.0 0.0 0.2 16.8 0.0 0.6 9.7 4.2 0.3 0.5 4.9 0.1 I queue delay, d3 Control delay 36.5 j 44.8 27.5 59.4 44.8 30.5 51.1 31.3 10.2 38.7 32.3 8.0 :., Lane group LOS D D C E D C D C 8 D C A Approach delay 30.5 51.5 31.9 31.4 ,,. Approach LOS C D C C Intersection delay 34.7 Xc = 0.78 Intersection LOS C ICS200OTM Copyright © 2000 University of Florida, All Rights Reserved � I � I � I Version 4.1e Patton Harris Rust & Associates, pc � I HCS2000'" DETAILED REPORT eral Information Site Information Analyst PHR+A NAgency or Co. PHR+A Date Performed 10/22/2004 I Time Period PM Peak Hour Intersection Rutherlords Driveway&Route 11 Area Type All other areas Jurisdiction Analysis Year 2015 Build -out Conditions Project ID Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of lanes, Ni 2 1 1 2 1 1 2 2 1 2 2 1 Lane group L T R L T R L T R L T R Volume, V (vph) 179 0 457 688 0 348 115 11321 355 217 1421 27 Heavy vehicles, %HV 6 6 6 6 6 6 6 6 6 6 6 6 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A A A A A A A Start-up lost time, li 2.0 2.0 2.0 2.0 2.0 12.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of effective green, e 2.0 12.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 3 3 3 3 3 3 3 3 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 1.3.0 3.0 ring/metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Pod / Bike / RTOR volumes 0 190 D 100 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N N 0 N N 0 N N 0 N Parking maneuvers, NM M Buses stopping, NB 0 0 0 0 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 Phasing Excl. Left Thru & RT 03 04 Excl. Left Thru & RT 07 08 Timing G= 24.0 G= 8.0 G= G= G= 8.0 G= 44.0 G= G= Y= 4 Y= 4 Y= Y= IY= 4 Y= 4 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 100.0 Lane Group Capacity, Control Delay, and LOS Determination Adjusted flow rate, v EB WB NB SB LT 188 TH 0 I RT 281 LT 724 TH 0 I RT 261 LT 121 TH 1391 RT 374 LT 228 TH 1496 RT 28 Lane group capacity, c 794 143 305 794 143 305 265 1502 1097 265 1502 1097 v/c ratio, X al green ratio, g/C 0.24 0.24 0.00 0.08 0.92 0.20 0.91 0.24 0.00 0.08 0.86 10.20 0.46 0.08 0.93 0.44 0.34 0.72 0.86 0.08 1.00 0.44 0.03 0.72 Uniform delay, d1 30.6 42.3 39.2 37.0 42.3 38.6 143.9 26.5 5.2 45.4 27.9 4.0 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1'000 1.000 1.000 1.000 1.000 1.000 ' Delay calibration, k 0.11 0.11 0.44 0.43 10.11 0.39 0.11 0.44 0.11 0.39 0.50 0.11 P1 ' Patton Harris Rust & Associates, pc Inc mental delay, d2 0.2 0.0 31.9 14.7 1 0.0 20.6 1.2 10.2 0.2 23.8 22.2 0.0 In ueue delay, d3 Control delay 30.8 42.3 71.1 51.7 42.3 59.2 45.2 36.6 5.4 69.2 50.1 4.0 Lane group LOS C D E D D E D D A E D A Approach delay 54.9 53.7 31.0 51.9 Approach LOS D D C D Intersection delay 44.8 Xc = 0.96 Intersection LOS D CS2000TM Copyright © 2000 University of Florida, All Rights Reserved version 4.1e • [ 0 Patton Hanis Rust & Associates, pc HCS2000'" DETAILED REPORT *r-al Information Site Information Analyst PHR+A Agency or Co. PHR+A IDate Performed 1012212004 Time Period AM Peak Hour Intersection Ebert Road & Route 11 Area Type All other areas Jurisdiction Analysis Year 2015 Build -out Conditions Project ID 2015 Build -out Conditions - I Suggested Improvements Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT " Number of lanes, Ni 1 0 1 0 0 0 1 2 0 0 2 1 Lane group L R L T T R Volume, V (vph) 69 124 474 864 11387 379 Heavy vehicles, %HV 6 6 6 6 6 6 Peak -hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) A A A A A A Start-up lost time, I, 2.0 2.0 2.0 12.0 2.0 12.0 Extension of effective green, e 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type, AT 3 3 3 1 3 3 1 3 Unit extension, UE 3.0 3.0 3.0 1 3.0 3.0 1 3.0 ing/metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 0 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N N N 0 N N 0 N Parking maneuvers, Nm Buses stopping, NB 0 0 0 0 0 0 Min. time for pedestrians, G 3.2 3.2 3.2 Phasing EB Only 1 02 03 04 NB Only NS Perm 07 08 Timing G= 18.0 G= G= G= G= 24.0 G= 40.0 G= G= Y= 4 Y= Y= Y=. 1Y= 0 Y= 4 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination I EB WB NB SB LT TH I RT LT TH RT, LT TH RT LT TH RT Adjusted flow rate, v 73 131 499 909 1460 399 Lane group capacity, c 341 779 534 2427 1517 1050 v/c ratio, X 0.21 0.17 0.93 0.37 0.96 0.38 I green ratio, g/C 0.20 0.51 0.71 0.71 0.44 0.69 Uniform delay, d1 30.1 11.8 25.9 5.1 24.3 5.9 Progression factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 ' Delay calibration, k 0.11 0.11 0.45 0.11 0.47 0.11 Patton Harris Rust & Associates, pc Incremental delay, d2 0.3 0.1 23.9 0.1 15.1 0.2 I queue delay, d3 Control delay 30.4 11.9 49.7 5.2 39.4 6.1 _. Lane group LOS C B D A D A Approach delay 18.5 21.0 32.2 Approach LOS B C C Intersection delay 26.9 X c 0.85 = Intersection LOS C CS2000TM Copyright © 2000 University of Florida, All Rights Reserved � I • i� Version 4.le Patton Harris Rust & Associates, pc HCS2000 DETAILED REPORT eral Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1012212004 Time Period PM Peak Hour Intersection Ebert Road & Route 11 Area Type All other areas Jurisdiction Analysis Year 2015 Build -out Conditions Project ID 2015 Build -out Conditions - Suggested Improvements Volume and Timing input `- Number of lanes, Ni EB WB NB SB LT 1 TH 0 RT 1 LT 0 TH 0 RT 0 LT 1 TH 2 I RT 0 LT 0 TH 2 RT 1 Lane group L R L T T R Volume, V (vph) 452 547 131 1717 1118 75 % Heavy vehicles, %HV 6 6 6 6 6 6 Peak -hour factor, PHF 0.95 10.95 0.95 0.95 0.95 0.95 Pretimed (P) or actuated (A) Start-up lost time, li A 2.0 A 2.0 A 2.0 A 2.0 A 2.0 A 2.0 Extension of effective green, e Arrival type, AT 2.0 3 2.0 3 2.0 3 2.0 3 2.0 3 2.0 3 Unit extension, UE 3.0 3.0 3.0 3.0 3.0 3.0 ring/metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Initial unmet demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 Ped / Bike / RTOR volumes 0 150 0 0 0 Lane width 12.0 12.0 12.0 12.0 12.0 12.0 Parking / Grade / Parking N 0 N N N N 0 N N 0 N Parking maneuvers, NM Buses stopping, NB 0 0 0 0 0 0 Min. time for pedestrians, GP 1 3.2 1 3.2 3.2 Phasing EB Only 02 03 04 NB Only NS Perm 07 08 Timing G= 32.0 G= G= G= G= 10.0 G= 40.0 G= G= Y= 4 Y= Y= Y= Y= 0 Y= 4 Y= Y= Duration of Analysis, T = 0.25 Cycle Length, C = 90.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB LT TH I RT LT TH RT LT TH RT LT TH RT Adjusted flow rate, v 476 418 138 1807 1177 79 Lane group capacity, c 606 779 269 1896 1517 1287 v/c ratio, X 0.79 0.54 0.51 0.95 10.78 0.06 1 I green ratio, g/C 0.36 0.51 0.56 0.56 0.44 0.84 Uniform delay, d1 25.9 14.8 14.9 18.9 21.2 1.1 Progression factor, PF 1.000 1.000 1.000 1.000 1 1.000 1.000 Delay calibration, k 0.33 0.14 0.12 10.46 0.33 0.11 Patton Harris Rust & Associates, pc Incremental delay, d2 6.8 0.7 1.7 11.5 2.6 0.0 In' ueue delay, d3 Control delay 32.7 15.6 16.5 30.4 23.8 1.2 Lane group LOS C 8 8 C C A Approach delay 24.7 29.5 22.4 Approach LOS C C C Intersection delay 26.2 Xc = 0.89 Intersection LOS C CS2000TM Copyright © 2000 University of Florida, All Rights Reserved Version 4.le • • Patton Harris Rust & Associates, pc L` Traffic Counts • • rsection: E-W: EBERT RD Weather DRY File NameI N-S: ROUTE 11 CountB JJP InputByJJP Location WINCHESTER,VA Count Date 9/30/2004 ' 15 Minute EB: EBERT RD WB: NB: ROUTE 11 SB: ROUTE 11 15 Min. Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining ' 7:00 4 0 10 14 0 0 0 0 12 36 0 48 0 100 4 104 166 7:00 7:15 3 0 14 17 0 0 0 0 19 42 0 61 0 119 2 121 199 7:15 7:30 1 0 12 13 0 0 0 0 19 55 0 74 0 131 3 134 221 7:30 ' 7:45 2 0 14 16 0 0 0 0 16 64 0 80 0 137 2 139 235 7:45 8:00 5 0 17 22 0 0 0 0 17 72 0 89 0 144 4 148 259 8:00 8:15 4 0 15 19 0 0 0 0 19 77 0 96 0 133 7 140 255 8:15 8:30 6 0 18 24 0 0 0 0 21 74 0 95 0 129 6 135 254 8:30 0 6 0 20 26 1 0 0 0 0 18 81 0 99 0 107 7 114 2,39 g 8:45 '8:45 A.M. Total 31 0 120 151 0 0 0 0 141 501 0 642 0 1000 35 1035 1829 A.M. Total 16:00 4 0 22 26 0 0 0 0 24 122 0 146 0 81 8 89 261 16:00 16:15 7 0 24 31 0 0 0 0 21 137 0 158 0 86 7 93 282 16:15 16:30 11 0 24 35 0 0 0 0 22 159 0 181 0 92 7 99 315 16:30 16:45 14 0 21 35 0 0 0 0 19 172 0 191 0 101 4 105 331 16:45 17:00 10 0 23 33 0 0 0 0 15 176 0 191 0 102 5 107 331 17:00 17:15 6 0 17 23 0 0 0 0 12 152 0 164 0 107 3 110 297 17:15 ' 17:30 4 0 14 18 0 0 0 0 8 130 0 138 0 90 3 93 249 17:30 17:45 2 0 11 13 0 0 0 0 11 122 0 133 0 81 4 85 231 17:45 P.M. Total 58 0 156 214 0 0 0 0 132 1170 0 1302 0 740 41 781 2297 P.M. Total i Hour EB: EBERT RD WB: NB: ROUTE 11 SB: ROUTE 11 1 Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 10 0 50 60 0 0 0 0 66 197 0 263 0 487 11 498 821 7:00 107:00 7:15 11 0 57 68 0 0 0 0 71 233 0 304 0 531 11 542 914 7:15 7:30 12 0 58 70 0 0 0 0 71 268 0 339 0 545 16 561 970 7:30 7:45 17 0 64 81 0 0 0 0 73 287 0 360 0 543 19 562 1003 7:45 8:00 21 0 70 91 0 0 0 0 75 304 0 379 0 513 24 537 1007 1 8:00 16:00 36 0 91 127 0 0 0 0 86 590 0 676 0 360 26 386 1189 16:00 16:15 42 0 92 134 0 0 0 0 77 644 0 721 0 381 23 404 1259 16:15 16:30 41 0 85 126 0 0 0 0 68 659 0 727 0 402 19 421 1274 16:30 16:45 34 0 75 109 0 0 0 0 54 630 0 684 0 400 15 415 1208 16:45 17:00 22 0 65 87 0 0 0 0 46 580 0 626 0 380 15 395 1108 17:00 1 Hour EB: EBERT RD WB: NB: ROUTE 11 SB: ROUTE 11 1 Hour Period N,S, Period Begining Left Thru Right Total Left Thru Right Total Left Thru Right Total Left Thru Right Total E & W Begining 8:00 21 0 70 91 0 0 0 0 75 304 0 379 0 513 24 537 1007 8:00 A.M. Peak PHF = 0.88 PHF = PHF = 0.96 PHF = 0.91 0.97 A.M. Peak 16:30 41 0 85 126 0 0 0 0 68 659 0 727 0 402 19 421 1274 16:30 P.M. Peak PHF = 0.90 PHF = PHF = 0.95 PHF = 0.96 1 0.96 1P.M. Peak 0ction: E-W: EBERT RD Weather DRY File Nam 1/0/1900 N-S: ROUTE 11 EountByljjp In u[By JJP Location WINCHESTERNA Count Date 9/30/2004 ROUTE 11 A.M. PEAK HOUR 8:00 - 9:00 537 (43°%) 325 24 513 0 J + L 0 99 t—• (9°%) 21 0 91 0 0 4. 0 ' 70 �l t� 0 (0°%) 0 EBERT RD f f 75 304 0 ' 583I (48%) 3791 i ROUTE 11 ROUTE 11 P.M. PEAK HOUR 16:30 - 17:30 1421 (44°%) 700 ' 19 402 0 87 (8°%) ' 126 --► EBERT RD 1 + 0 41 •� t� 0 85 �3 �_ 0 (0°%) 0 —�► 11 r 68 659 0 487 1 (48°%) 727 ROUTE 11 Distribution To/From Percent East 0.00�% ' Nest 8.90'% North 43.40°% South 4731% 100% Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 August 18, 2010 Mr. Christopher A. Ciliberti Senior Vice President/Project Principal Panattoni Development Company 13800 Coppermine Road Herndon, VA 20171 RE: Carroll Industrial Park Frederick County, Virginia Dear Mr. Ciliberti: Ms. Beth Lewin requested that I provide clarification regarding Milton Ray Drive and the future Route 37 right-of-way, with an emphasis on a streamlined resolution. To that affect, I offer the following: Milton Ray Drive. Milton Ray Drive (aka a Planned Major Collector roadway) is identified on various planning documents that have been reviewed by the Frederick County Board of Supervisors, the most' pertinent to this property being the Carroll Industrial Park Master Development Plan (MDP). Elimination of this planned road would require public meeting reviews by the Planning Commission and the Board of Supervisors. Simply relocating this road from its existing location (as currently constructed) to a future planned alignment consistent with the approved MDP can be addressed through a streamlined, revised MDP achieved via an administrative approval process. This relocated 100 foot wide corridor could be placed adjacent to the 1-81 right-of-way (see attached illustrative). It should also be clarified that construction of the relocated road is not sought at this time; we simply seek to honor the MDP by identifying the future major collector road on. any future subdivisions and site plans. Feature Route 37 Right -of -Way. A planned interchange with 1-81 and future Route 37 would be located on limited portions of the Carroll Industrial Park property. This affected area is delineated on the Master Development Plan and should be carried forward to any site plans for the property. All efforts should be made to avoid placing ,any structures within this planned interchange area. Per notations established on the MDP, any improvements located within or encroaching upon the future Route 37 right-of-way area would be removed at the request of 107 North gent Street, Suite 202 ® Winchester, Virginia 22601-5000 Page 2 Carroll Industrial Park August 18, 2010 VDOT, and without cost to VDOT, when the Route 37 right-of-way is acquired. The complete notation is attached. The preliminary site plan illustrative available for my review does appear to easily accommodate a relocated Milton Ray Drive to a location adjacent to 1-81. The same illustrative and proposed building appears to encroach slightly into the planned Route 37 Right -of -Way. I trust you will find this information of use. Please contact me with questions. Sincer , Eric R. Lawrence, AICP Director, Planning and Development Attachments cc: Beth C. Lewin 283 Ebert Road Winchester, VA 22603 ERL/bad GENERAL SCREENING SECTION NOT TO SCALE The County of Frederick, Virginia presently anticipates that the future extension of Route 37 will cross over a portion of Carroll Industrial Park, indicated as "Proposed Future Route 37 Right of • Way Line and Voluntary Limits of "Use Per Limited Access Area of Route 37" on the Master Development Plan of Carroll Industrial Park. Any improvements located within or encroaching upon the "limits of use" area shall be removed at the request of and at no cost to the County or VDOT. The removal of any improvements, including the demolition or relocation of any building, parking or other accessory use, shall be at the sole cost and expense of the owner and VDOT shall not be held responsible for said demolition, relocation or any monetary restitution as a result of lost development or infrastructure or the loss of parking, storage or other permitted uses. In the event that the County or VDOT determines that the actual location of the future extension of Route 37 and/or the limits of use have a lesser impact or no impact upon a Portion the future Route of Carroll Industrial Park then the County agrees to vacate and relocate in with the actual proposed location of the future 37 right of way line and the limits of use conformity extension of Route 37. The foregoing language would also be included on the Master Plan Final with the appropriate change Plats of Subdivision. in language substituting a reference to the Master Plan instead of the - ----__ _ - -- ------ ROUTE e, Of Ylti011 RAI RJ tt %i AC � Iv AP If i OP WITOW PAY Q. Km.000 ..-5 A Fj 1 i c-') = 1 C 4 I - - P50P1.'SP IOCGROR OF FRCD. CO CCCCCCTOR RD 0FW0 CRCRT RD. FII[t15TM\ ` \ 1 A I` I AUGUST 10, 2010 CARROLL INDUSTRIAL PARK PANATTONI 1"= 100,-00" SITE PLAN CM / 04 15, 2005 Mr. Timothy Painter Painter -Lewis, P.L.C. 116 South Stewart Street Winchester, Virginia 22601 • r%.1 COU G Department of Planning and Development 540/665-5651 RE: Second Preliminary Master Development Plan Review Comments Carroll Industrial Park Property Identification Numbers (PINs): 43-A-83, 43-A-84, 43-A-84A, 43-A-85 Dear Tim: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: 1. Limits of Use for Route 37. The MDP shows the future location of the Route 37 extension. This area should be labeled "Limits of Use". This area needs to contain a notation to the effect that development in this area should be prohibited and that anything placed in this area is not the responsibility of VDOT to relocate or provide monetary restitution for. 2. Future Collector Road. The portion of the collector road that the Frederick County Comprehensive Policy Plan calls for that is located on the Carroll Industrial Park property is the responsibility of the owner/developer to build and needs to be clarified on the MDP. 3. General Notes. On the cover sheet under general notes, remove the word commercial from the current and proposed use. In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application and all review agency comments and review fee to this department (I am returning the check submitted with this preliminary MDP). The review fee for this application will be $12,336 ($2,000 base + $10,336 @$100 per acre). Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Fire Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department of G.I.S., Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, 0.6�� Candice E. Perkins Planner II Attachments CEP/bad cc: James Carroll, P.O. Box 3214, Winchester, VA 22604 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 may also serys a' storm water retention area. SOILS: Accord,WO the soil survey for Frederick Conty, approximately five different soil types found on this site. These soil types u3inio there are oPP y grouped into twu major categories: Ooklet Soils and Frederick- Poplimento Soils. Both soil groups are characterized by well drained soils formed in residuum of limestone and are found on valley uplands with an average of 60 inches or more to bedrock. There is also and existing quarry located in the southeastern portion of the site. The quarry is approximately 6.3 acres. SINK HOLES: According to the Soil Survey for Frederick County, Virginia there are no mapped sink holes existing on the site. However, the site reconnaissance and geologic and soil analysis conducted for the Preliminary Wetland and Sinkhole Assessment Carroll Qonstruction Prope[ky Stephenson Virgini by Engineering Consulting Services, LTD. in October 2003 found that there are approximately 14 "suspect" sinkhole sites located on the property. These areas concentrate around the southern end of the quarry and towards the central areas of the site. WOODLANDS: There are approximately 15 acres of woodlands and dense vegetation on this site. STEEP SLOPES: There are approximately 2 acres of steep slopes on this site around the quarry area. Steep slopes are classified as slopes 50% or greater. These areas will not be disturbed during constructions. ROCK OUTCROPPINGS: Areas of rock outcroppings may be found across this site due to the existing soil and geological conditions. NOTE: Please refer to the Phase I Environmental Site Assessment, Carroll Construction Comply. 283 Ebert Road Stanhencnn Virginia and the Preliminary WETLANDS 0.5 ACRES APPRX. STORMNVATER RETENTION AREA 7.0 ACRES APPRX. SINKHOLES NONE FOUND WOODLANDS 15.0 ACRES APPRX. STEEP SLOPES 2.0 ACRES APPRX. Wetland and Sinkhole Assessment. Carroll Construction PrODerly. Stephenson. Virginia conducted by Engineering Consulting Services, LTD. in October 2003 for additional information. APPROXIMATE LIMITS OF THE EXISTING 100 YEAR APPROXIMATE LOCATION FLOODPLAIN OF THE PROPOSED FUTURE _ ATE 81 ------ ------------ ROUTE 37 R—O—W LINE EXISTING HIATT RUN INTERs'r _ _ _ _ _ STREAM AND MARSH APPROXIMATE LOCATION OF THE FUTURE FRED. CO. —" ,o COLLECTOR ROAD (ACTUAL LOCATION TO BE DETERMINED IN THE FUTURE) C CLAZi� '' • _ _—_—__ " - = , , \ N2 I \ A. 43—A-96 RUTHERFORD LLC 43—A-99 ZONED: B3 R FORD, LLC _ INST. #:—02-11418 ' ZO Ml PROPOSF� MILTON RAC` D�2IVE USE: SINGLE FAMILY RESIDENTIAL INST. #: — —11418 � � s --' `,� ` ,_RE'� @I� USE: AGRICULTURE/ EVELOPED j THE ;MIL ON `RAl'' DR�E PROPOSED�.y' PROPOSED STORM WATER EBERT /ROA] MANAGEMENT FACILITY #1 p rJ �� r' �,�� f —.rE C 1Y�;(�/ , ' i`I�SION APPROXIMATE LOCATION OF THE PROPOSED FUTURE ROUTE 37 R—O—W LINE _ _ 1z.0473 WINCHESTER & WESTERN RAILROAD - - - - - - - - - - - - r+•_ — - - - 43—A-112B DEHAVEN NURSERY INC. 43-A-84 43—A—AA A ZONED: RA C CLAN LLC. C CLAN LLC' JAI DB: 855, PG: 1583 ZONED: M2 ZONI' N' co USE: SINGLE FAMILY RESIDENTIAL IN IMI: 06000M IIIiM#: 06000389 USE. Tmig SAL USE: INDU37RLAL , INSTTC CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE C1 5629.58' 2919.18' 2886.58' N 39'51'14 E 29'4237 C2 16476.20 715.64 715.58 S 58.5817 W 02-29 19 C3 156.61 68.44 67.90 N 47*44 09 W 25'02 23 C4 126.61 68.24 67.42 N 46 24 05 W 30 52 52 AREA: 11.58 ACRES AREA: 0.49 ACUS I � N s ; OF c. F cra March 31, 2005 Mr. Timothy Painter Painter -Lewis, P.L.C. 116 South Stewart Street Winchester, Virginia 22601 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/ 665-6395 97 FILE COPY RE: Preliminary Master Development Plan Review Comments Carroll Industrial Park Property Identification Numbers (PINS): 43-A-83, 43-A-84, 43-A-84A, 43-A-85 Dear Tim: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: l . Environmental Features. A table showing the acreages in environmental features (floodplains, wetlands, steep slopes, lakes and ponds, stormwater retention areas, sinkholes and woodlands) needs to be provided on the MDP, as well as the amount being disturbed. 2. Route 37 Right -of -Way and Collector Roads. Route 37 is proposed to be extended through this property. A new collector road (80'ROW) is depicted in this same area that connects to the Rutherford Farm property. The area where these roads are going to go needs to be preserved. The edge of the right-of-way for Route 37 needs to be depicted as well as a statement that no development will occur in this area. The landscaping in this area shows a 100' full screen (berm and landscaping). Since Route 37 will go through this area, a 200' Category B no -screen (distance) should be utilized. Also, the location of the future extension of Milton Ray Drive does not line up with the path of the road through the Rutherford Farm property. Please note that I have included a copy of the Route 37 route for this segment. 3. Collector Roads. The Northeast Land Use Plan depicts a new collector road (80' ROW) that connects to Ebert Road and goes to the eastern property line (by the Wilson and Shirley properties). This road segment needs to be shown on the MDP and built to the edge of their property. 4. Location Map. On Sheet 1 of 3, for parcel 43-A-84, make the arrow longer so that it is pointing to the parcel instead of 43-A-85. 5. Plant List. On Sheet l of 3, include the symbols for the plants that are being used on Sheet 2 in the table. Also, some of these tree types are only allowed for ornamental 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Tim Painter, Painter -Lewis, P.L.C. RE: Carroll Industrial Park March 31, 2005 Page 2 plantings; please revise this list to show deciduous trees on the approved list (street, shade, and canopy). Deciduous trees must be planted at a minimum two inch caliper, not four foot in height. 6. Adjoining Property. The property identified as 44-1-D2 (Payne) is listed as single family residential; revise this to state mobile home park. Also, some of the adjacent M2 properties are listed as commercial/industrial; revise this to state industrial only. 7. Buffer, Screening and Landscape Note. Provide a notation at the end of this section that states that woodland buffers may need to be supplemented by additional plantings if deemed inadequate at the site plan stage. 8. Ebert Road Right -of -Way. On Sheet 3 of 3, the right-of-way for Ebert Road appears to be in a different location than the road proposed on the MPD. Provide a statement on the MDP that states that this ROW will be vacated. 9. Inactive Buffer. On Sheet 2 of 3, the labeling for the inactive and active buffer has been reversed as noted. 10. Full Screen Plantings. Any plantings shown in a full screen need to be located within a ten foot totally landscaped easement within the inactive buffer. The zoning district buffers depicted on Sheet 2 of 3 show the plantings within the inactive and active buffer areas. If it is the intent to disperse the trees through the entire 50' area, it would be appropriate to label the entire buffer area as inactive so that future development does not disturb the plantings. Also, the zoning district buffer #2 along the RA zoned property should be entirely inactive. In connection with comment 42, the full screen should be revised to be a distance buffer (except for the area by the RA property). The landscaping along the RA property should be extended so they cannot view the commercial activities from an angle. 11. Zoning District Buffer #3. The zoning district buffer #3 that runs along the MH park and the RA zoned land requires a continuous 50' strip of woodlands. It would be appropriate to start this 50' from the edge of industrial park property, not the railroad property. Since the property owners cannot control what is done in the railroad right of way, the trees could potentially be disturbed and, therefore, the woodlands required for this buffer should be contained entirely on their property. 12. Riparian Buffer. The area that contains the Hiatt Run riparian buffer that is adjacent to the MI property still requires a zoning district buffer. This area should be labeled as a 200' Category B no -screen and should also be entirely inactive. This buffer requires no plantings and will ensure that area is not disturbed by future development. 13. Existing Structures. There are many structures that are on the properties; please label any that are to be removed. 14. TIA. Please provide a copy of the completed Traffic Impact Analysis with the complete application. 15. Historic Resources. The notation that states that this development will not impact any historical sites is incorrect. This site is located within the core area of The Second Battle of Winchester and, therefore, is a historic site. As this property is already zoned M2, it would be appropriate to remove the notations and site map from Sheet 2. 16. Utilities. It is unclear where this development will be provided utilities like electric and gas. Please show where the extensions of these services will come from. Also, provide a statement on the cover sheet that all utilities will be underground. Mr. Tim Painter, Painter-Le�Vl., P.L.C. RE: Carroll Industrial Park March 31, 2005 Page 3 In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application and all review agency comments and review fee to this department (I am returning the check submitted with this preliminary MDP). The review fee for this application will be $12,336 ($2,000 base + $10,336 @$100 per acre). Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Fire Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department of G.I.S., Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins Planner II Attachments CEP/bad cc: James Carroll, P.O. Box 3214, Winchester, VA 22604 CHECK #011174 DATED 3"/2/05 IN AMOUNT OF $12,336.00 PICKED UP AT THE PLANNING DEPARTMENT OFFICE THIS DATE. � � • __ � 3 o dam` 0 WINCHESTER QUADRANGLE OF VIRGINIA VIRGINIA �50` �L RESOURCES 7.5 MINUTE SERIES (TOPOGRAPHIC) h��,�00 %TE GEOLOGIST LL) 74 _ /dd 10' 745 '46 2 i00000 FEET 747 78 01'39* —i � 39°15 .moo.. 663 739 4348 U 765 if rk + ( 1, 1 ��1� 1'i l �A ��> � I i , '• 73, oo Q t l ; IRRer, 23 a�� - , f , 5a V� �� � �jt '1•I - ! - 1 � � � �77 -�� �� i • I 0I s H f � �I g70 000 aoo FEET o f I` MH — u 46 W 0110 9 w� ° -- ('e1 / i I ► h /,T'.��!l ^_,_, �U o < 11 •• •�� Z� X &591 1 _ 5 1�V Aif —2 � / 6 3 44 1 i� ,blo I�r��� ;- i n 3 J� _ I , 1 \ •�II. i '! X9:1 I\�,f, -J `r .'��I � t �^.� 1 �1 ���.. - .. %' e .... ��r�-mac b� Jc-c-(k�Ji_Sc�s Of--W-m�n�c �c�l ? 3, `�,t -� I �ot1, Cabc�nd onnn�+�) -�Tm 4),,Q- kmdar-&js*r� �f Npcl�,�cl( 06 s j Waled; k�*Chi Ju G _ P.,cn pj cA-4e �S b,.2H v PA- A 22 jw 6-9 op -9Ar or 6�9 72 ro 1-Y COLLECtOl�,'-WS b r. PROPOSED ROUTE A-`9 31— f . .......................... C, tMTO ROADS ,� �'? ;,' �8 ,� "� Vic;} �j'' �\ v URS Jr 0 Kuykendall,McKee -Johnston, & .Butler RL C. 112 South Cameron Street Winchester, Virginia 22601 (540) 662 3486 .Fax: (540) 667 2180 FAX TRANSMISSION COVER SHEET Date; To: Far: Be: Sender: November 21, 2005 Frederick County Planning Dept. Attn: Candace Perkins 665-6395 Cathy for Edwin .8. Yost YOU SHOULD RECEIVE _ PAGE(S), INCLUDING 1'H S COVER SHEET. IF YOU DO NOT RECEIVE ALL THE ,PAGES, PLEASE CALL (540) 662 3486. Mx. Yost asked that the following be faxed to you. Thanks, ZZB—d 100'd 622-1 081Z29999 r 1SOA a3401d wdgg:e0 90OZ-1Z-AON �� 0-1 ed • i y DEPARTMENT OF'HIIGHWAyq emaw.F.' Cc O t CAI JF 77(( cc t-t Is* ZOO'd 022-1 081U990vs ISOA a3-Wojd WdVg: So SOOZ-[Z-AON Form SR-J. r Rev. 2-1-65; . =MOIVWF'AL" OF YIRGT T.A MPMMENT OF HIGHWAYS July 10 , 19 73 C. A. Pabwr TO Mr. FROM - B. C. ,Ambler SWECT: Changes in the Secondary System -of Fr6derick County We -are farwarding herewith necessary papers covering one .proptlsed rural 900=10=(deletions) tx ;(fraam) the Secondary System of i�rederiok Geunty 'The.atatus of dh es for the fiscal year is as follows: li% Mileage 2 Initial Alcoa. This Application Previouoly Approved i Remaining Mileage Money RBMART(S: Route 837 iroMIPeaa-Centrol Bailsoad CroOeit� ko H9gbt of Wap Line of Route 81. Length 0.24 Mile. Distridt Rcglueer CC: Resident Ragineer I ZZ6-� 800/800 d 611-1 081Z199079 1SU 03"Did wdM :80 900Z-1Z-^ON 1 - - CP.i (Ae..4-1•19) SECONDARY SYSTEM ^rvvoevrvrGiYT�—KGrORT AND REQ0MMENCATION � COUNTY Prederick 34) DATE OF RESOLUTION 6-27-73 PRIOR APPLICATION: If prior application has been made, state action 1. By Board Date Z. By Commissioner Date ADDITION (Attach sketch and resolution) SECTION REQUESTED: Present. Width—Right-oE-Way Ft, Length Mi. Description Service _ Condition (If not maintainable; report condition in detail. ) New Construction (State length, type, and cost of new construction required.) i SECTION RECOMMENDED : Present, Width—Right=oi Way Ft, Length Ma ' Description i Remarks (If not maintainable, report estimated cost to bring to secondary standar4a.) Right of Way recorded in Deed Book �� Pap Number Ante DISCONTINUANCE' (Amch sketch and resolution) Description Service Length jyB. Hearing held , Date ABANWNMENT (Attach sketch and rexlurion) Description Route- 837, From Paaa-Central Railroad Crossing to Route 81 Right of Kay. including t n eso�aing. Servi 8uokley-La a, Inc. own ell of the ropert betaaaa 0.24 the eaa Caatral Rai road and Routew i�, �r taquettted a a n> nt. mi. RECOMMENDATION commend cd udcm ./ Use words "Accept" "Reject" Give length Accepted, D)sront 0.2eg"' Mi. Mi, Mi. "Discontinue" or "Abandon" i ed jr Abandoned arc^ IOn73nglrteer w District $ sneer Date —% 1Z, Sec. Roads Engr. Date Deputy Comm. Date ZZ6-d 800/q00 d 611-1 081Z1990D9 1SOA 03-wold wdg9:E0 900Z-1Z-^0N 1 NOTICE f The Board of Supervisoxs of .the County of Frederick, Virginia, having been Petitioned by a County Property Owner, do -hereby give -notice of 'their intention to abandon altogether as a public road and railroad,crossing the following in accordance with Sect -ion 33. -151 o'f the Code -of Virginia. (1950) as amended: Route 837 and railroad crossing from just east of the Pen Central Railroad track Crossing of Route 837 westward to the easternmost right of way.line of Interstate Route 1-81. Any interested landowner affected by such proposed abandonmEint who desires a public hearing to be held in regard to the proposed abandonment must; submit a written petition to the Office of the -County Adminiz-crator, 9 Court Square, Winchester, Virginia, not later than June 201 1973. J. 0. Renalds, ill County Administrator Advertise: May 16, 1973 June' 20, 1973 ZZ6-d 800/900 d 611-1 081Z1990g9 1SOA 03-woad wdVS:80 900Z-1Z-^0N .�aw.�4'rT ,1;ytT`;�'r w:,�l�•�.:�•r• �'�•,,'xt:c, a: :;,;•-•',,;: , �:.- _ ' • _ vV ,,,jj'••";.•�,.LY .. per.. ':-,:� `� ,s(.j:•, �1'jn„�' �1 ,�c ' .q�j`��,�11r .,•.,r,..•'pr, •:,:,7;•" :t,., �:as-+��,#,� !I 1� y�'P'.,. � `�� 5 T.+ �.1.. Y3���/ht! M1 ; t, : ,•.. °,i:lF� 7 :� �C`»a';,� '`"�{ .iidL!� i�;.,`}r i • •i:?y 49r• ; 4�,„h,.Y,,., ,n pv �';, �• „ _ :',t 1. r!:••'�.. ;.:.'V, i,, Sa.'.M ':,4 i• a,.�� t�1,'. of 1 �•�'s:��� '�1;` :,: ... '.: �-�'�'��il 'i! , aY "��..'r' ' .1Y' ' • �" 'r�, y ':y_% ��...r a �;j l 01.34:. t 4... r , �i v-: `�:. ti'� .. .. '. � � 'L1. I�•'', �e �1�'.xC .)'i :9`�,. !Q';W n=.may/rll,�!'""� �•aiii I �t •;',d �••^v �. N;. ...?I,',i,• 9i, 4j•* a`�All �� '�!1,� f s r ',: ...' 7•� ' C+w'. !. .. ,' `n • `.'s:''". t�. yN' S a il%-!c\'•7,1. Ir REAS� thi-Frederick.County Board of SU l:'....;4K/ i•1M1:.�b .j�li• ! pervisore:tie's b tidy h� r,�`+ Lnty Property .Oooner for the a '' '::;' ,,sr,.; .'`:;.;; : V r % � _.r� `ti e•` 9 bandoameht'of a , "'Co <. 'portion of !tb4 9r�lte:'Se l 1fi`iy8 @m811d 'ra o:. s ,� ; ba�;J•'r ilroAd ClOSeing,. and �. `e_ !.y? �;!• .� �:y. F..,:�1.: J ii?;. ��•. to :�� `� � a C`•h.`•:;:.'.1; .III; P 'ta'�• 'tk�:,'r.::�?• "ice-;.v :., : � � • :1:.�; � {.: •`� : 1"` �'}' I �i �.��fy: ask:, ,•�;; � . I i$ABAS,•'. due .police of such .inteat to. abandoa�seid',rQed?eud;xaq.n3 . �7 f J`"••� ' 1. .1,, 5 'f'aD k I `cr>sein$;1ias been ostedi a door r'.k1 a :P t".the' the. -front the 4 ,�•S�'f�l':.,, . `; �: ..... r of lcihk`:Copa�q;�CouY.tt4gi��� N�''��:��r�:,•�.hi Ong' rbad, to : ,., ; '•' ;.;,.: _•f the' ebaadoned and: notice has' been- pubY"isged:a tdPe`.fse','��" ;`�+}U _" . ' `;; .,• ., � �. .. •• � :: ,;;••;.;,, r,;-,, � ,;t(: �' ,`.;�. s P Per `havi ever ".,;;,.. y...€:; ,: = �'1��," ` o•,:' ;ii;` .,• ,. hg g al' circulation in the aat. Fr.Y,..aad�gorc;liab:beenl.g Ey �rraF..'tA11:' ,�'`1: -,,." .•' c:y=• .� 1� e`���,i'�;F�� hmA . COmmiand;' f �!� T state l'li.,.�. � h�- ,�,'�:'•;1:• `'"? •N.''t.::,:i S Y� ssioa •:�;:'r•: ;.;'. az'•:;'r:•.•,.�..,, �• ,. r �( •,u WHBR$AB '"' tit no pe 16.:has .:has-been received ftom an uikk old -a iiblic 'ear ... �„'! . i w � 'iS•� p tag 'on • Huth abandogmeat 8 ;, ;�: .:;: I� r ' i't a. t)■ Y 'ad.; . _ , rr ��i�'s•,�+sl�y5� :: .. , .. ..i.'hr� •�.laS%,•�Y'.. Y,,`}'�;i� /.'!Jp•Sr:�::'t��r'�. ;,u•',,W AS•. 811 of the- � above •re uiseme �#,-- K•• 9 ata have been maE'.. t' t w '' ',;•'�.. ! in : gaco apse • �w/ •N I wY l' ��_ - . .: ''. :.). .�„ ,Witch °i1r;33:1; Chapter .1,: Article 11, Section 33.1- ;•:,•;;try,., �r,}1,r~r l •,` J ;ads, ��"; ..�. I51; Code' of gfrginia"'`(1950 ..ig�ended " Y :. 3y�c�.yr��J is .�. ; �'•.':w� . ��:.. } r, � -• _ . T1ffikEFORE, BL' 4 � RESOLVED - B y the Board of Supervisozs:'oi'tiie County'.Qf'y�p�`�: * 4 erick, Virginia, is accordance with " ;�'aa-,.:,,;�.•:`: . ;; ';;."u . _, Title 33.1, ChapteX :1.. Article:,11'; :r w : •;; , "..;;,�.! -section 33.1 ' 151, ' Code of'Virginia .:." ...:";,- ,.c ' �,; ^h c• ^ ,'•8 (1950) as amended 4 `�'' , that ttie-4oltovia secti'oir<*;',' ?.'t?: ..of;: XOad . and railroad c -' ; _:::., _ ' ;F;.,:„' : A%:a`^' i '..�. • crossing be hereby abandoned altogether',Aa a.'pub'lica'rca&';,;,,a ' 7Y ✓VS• {i e� *� agdv'public evossi • Route- 83 "" :;w E :.- � •:,, ' " �' �• 7: acd railroad crossing'from just eaeti t r. �en�i Central Railroad -track crossing of B s"', a +::Y,,-,;.: ;;'�••' ,,, S Dote 837 westdsrd to`theleAstez - •� '1• s`• 1Cigit' of way line- of Interstate Route I-81. - }..•. �y';3 : '' , ��" t; 8$ FURTHER . , �r.l lit.. •:;;: RESOLVP That this• s order be entered on' the .min utea af':thi. e°�' :.w. n:ilegular'''1�eetis►g of the Frederick County Board of ,Sups s s. ATTESTED COPY. C> 1.0 `� �`'•'t` ,bra. ;, •. //�J •. .. . C. O. /.: ` f. ..• �., . ,: ;�� 1; `; County Adminibtrator ZZ8-J 900/900'd 811-1 OW19999 1SOd 03-wojj wdkS:EO 900Z-1Z-AoN "fw1� '`%✓A�i'."654 ry o72 ai r•ri, `rq: 61 w.G1ES1�.Of� �" yi y a P LL o J� '{ot�'' �` n. • u r b� ti,� / � e s" (/1J/�, �-� • y. �.�`� fi 7�2-j/ M'G'i:t�� I K AZ' !•�e1� rk, :.�`. �Il f�. l� � l f';� /� Qj t �� A^;i ') 1.•R cd :lv.i'1 4.. �. 39; .NCI r,� 7663 ' " ' ,.ir 1,►0 673 y" •�. :ti'{ 54 852 o` / 61037 761 .,--1,C e3e 662 r4 72 O'�: """.. •r ��.� 'a /yam L1U' Yt � ..L... �O 713 7 f ` P 712 o e �` �►6 656 ` 66l ^_ 74� ' ••v�:'� 'r'>�: 306• 0�- 13p4,. -. '�• ,,�"w`'� ',��.,_�-.�� :, �, _;k:;:' 659 VIN(;HiESTER 1p 59 Bo f.. ��. 11 =/ c �• 656 h J 78 r F t. ►. 656 1 P"55 r .+y�A :� � '... L,. j. �'. - ./✓ -�"r �,( -` c�. T92 �"JA o 857 -'+. 628 IfjG`i�:l%9I �: 831. (ems ` 8I 6 ; 7 . �D 4�`©/IIwe4 b )11f +' v 6Jj 3�• CD C? oel /"/ rr /C L a Imo? yq 706 j644 \ 19 014 _ � s, • �{.� a ;, . se 847 ig p :� 9. inai 6Q 1 ZZ6-d 800/100'd 622-1 08IZ1990Y9 1SU 03_wajd wdgg:80 900Z-1Z-AON VARGWA DEPARTMENT OF HIGHWAYS - ROAD INVENTOW REPORT FOR MONTH VaNG i Dtsuato� (i71) � El NO IN IN ME El IN mom om WWI mom won El mom mom IN IN MIN NJ IN WINE MIMMINNIN i WINCHESTER QUADRANGLE OF VIRGINIA VIRGINIA \A�`o` L RESOURCES 7.5 MINUTE SERIES (TOPOGRAPHIC) ° TE GEOLOGIST U 1743 I 744 10, 745 746 2 100000 FEET 1747 781 07'30" 1 39 ° 15 1 !� Ir'�'ii O l� 663 .4 348 'b o765 a r t If-� 0 ! "1 tl *. , 1 ; t 1 �T ij�` N 60 1 hk I '�'(• , /i�^ ( ��� V. II•' i 1/t, -PPe� Jdg "I )I T �&� 1 J})};, 1 — iC? I Jyo 1.R-3 i° I ,- "v Qy(i! 1570000 ft a 9�J fit �11 6v� /' / •; \�i 699 —; 2 „ FEET .I l , \t y., l\ _ r Q I J. ' 1 e_� ' J I ) r •.$' `764` ' --73d, .. (-._ ��: _ % i. _. A A_' 4346 /10 •i ` 11 i �� % �il� " , I\ ��1, I /,, li, l , ; y `; _ ,� _ r o I- og (7391 .110 J661•. Tl� ?• �� " ' , � lf'r y � 1` 'i `' V ''�f f tI � i l �` 4F { . • � l� / t / - I � / 4 ) d j S -b 11 ip• �� • o A-2 (163) a_=_=l d� ' ) 43 PP I 45 am f r � - o ; . �•• �o i sy - /' fI 11 ..) I ��•"; I �I �.1' �\ lj I � � ERC NG '8 --6 y1 } / I,f 111'l 11` � •`�J / . ,I, tt ,:, t,i I , '1 j q /1 � ) 'y.. "� ,• � - _ "I\ �� �O _ ,�'I ..Jj''c'= 36,�• /Q 1) •/,-•� l�� )�) 11 (( i��M \,' t yO��(/( '' l,' I \\,\ y \ �\ ) `; \l _' d/'� _7JI ri`1 ,. ..i — A / •r.ly a I, / m 04-19-2006 14:33 From-MICHAEL L BRY0 5405454130 T-739 P.002/002 F-795 - • +. MbV 1 Vl J From: Michael L. Bryan To: M Cc: Tim Painter Date: 4/19/2006124:45 PM I•i Subject: RE: FW: RE: FW: Carroll Industrial Park - Limits of Use Language - Future Extension of Route 37 Scott --let's try the_following as the "limits of use" language on the Carroll Industrial Park (ats_ A,,, _"� The County of Frederick, Virginia presently anticiptates that the future extension of Route 37 will cross over a portion of Lots 5, 6 and 7 of Carroll Industrial Park, indicated as "Proposed Future Route 37 Right of Way Line" and "Voluntary Limits of "Use" Per Limited Access Area of Route 37" on the Final Plats of Subdivision of Carroll Industrial Park. Any improvements located within or encroaching upon the "limits of use" area shall be removed at the request of and at no cost to the County or VD07F. The removal of any improvements, including the demolition or relocation of any building, parking or other accessory use, shall be at the sole cost and e��pense of the owner and VDOT shall not be held responsible for said demolition, relocation or any monetary restitution as a result of lost development or infrastructLIre or the loss of parking, storage or other permitted uses. In the event that the County or VDOT determines that the actual location of the future extension of Route 37 and/or the limits of use have a lesser impact or no impact u on Lots 5, 6 and/or 7, then the County agrees to vacate and relocate th orpose uture Route 37 right of way line and the limits of use in conformity with a actual location of the future extension of Route 37. I will see Eric Lawrence later today and will review the matter with him a;; well. In fact, I will send him a copy in advance of our meeting later today. Thank you and I look forward to hearing from you. MLB ---- Original Message ----- From: Michael L. B an To: sp,aGegurl9Q@msn coat Sent: 4/13/2006 12:33:19 PM SubJect: FW: RE: FW: Carroll Industrial Park - Limits of Use Language - Future Extension of Route 37 file://CADocuments and SettingslMike Bryan\L,ocal Setting$\Temp1197E4320-AOOD-4E60... 1 4/19/2006 ■ ■ 06/20/2005 11:19 MON XL ■�i 5406625793 • PAINTERLEWIS PAGE 01/02 06/20/2005 11:19 54064793 S �-3 -A -93) ryi eye- - 857- PAINTERLEWIS Q PAGE 02/02 TO:BAR ARA-p, PR OCESSING FROM:Bev-Planing Dept. Please print sets of labels by THANKSII Frederick CountyVirginia Master Development Plan Application Package S. 6. APPLICATION cont'd MASTER DEVELOPMENT PLAN Location of Property: Tyuje & 3-1 Total Acreage: 103 - 3(0 Ar r e-s 7. Property Information: a) Property Identification Number (PIN): L13 -A - 4Y,', y3- A -? 43 - A- BV,e., `43-A - Z b) Current Zoning: fy) 2 c) Present Use: or►�nrc ��� l��,cl �a d) Proposed Uses: C�nrnm�scia l�r�du,_�4ricLQ e) Adjoining Property Information: Property Identification Numbers North `i'q - i - D 2- q3,k,k1_ South y3 - A - I ►2 Z - -t2- East y,4•A-6, yN-1-a, 4y-p,-6A West y� -A-qt, L13- A -99 f) Magisterial District: Property Uses moln� I o "nme- PC.x lK Ac Tt�[ALL-tirlol-1, 3J /A5r,c��4.�ro l S. Is this an original or amended Master Development Plan? Original _X_ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: Date: Page 12 DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDEFJC`K COUNTY, VIRGIlNU GIS, MAPPING, GRAPHICS WORKREQUEST DATE RECEIVED: 4v A, REQUESTED COMPLETION DATE: E1 1-1 Department, Agency, or Company: - Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED. COST OF PROTECT: FAX: DESCRIPTION OF REQUEST: (Write additional ii o C&--ox- /7-� F--r S pois FV4-g�- DIGITAL: SIZES: COLOR: i J PAPER: FAX: /k�) P * 6 C--os- CAieiQor� P71Kk BLACKJWHITE: NUMBER OF COPIES: STAFF MEMBER COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) • COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC MEETING July 27, 2005 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #08-05 OF CARROLL INDUSTRIAL PARK On behalf of the Frederick County Board of Supervisors, you are hereby notified of apublic meeting being held on Wednesday, August 10, 2005 at 5:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #08-05 for Carroll Industrial Park, submitted by Painter - Lewis, P.L.C., for Industrial uses. The properties are located on Ebert Road (Rt. 837), and are identified with Property Identification Numbers 43-A-83, 43-A-84, 43-A-84A and 43-A-85 in the Stonewall Magisterial District. 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. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This is to certify that the attached correspondence was mailed to the following on from the Department of Planning and Development, Frederick County, Virginia: _ ..— 44 - 1- - C- 43 A• - 83- EASY LIVING ASSOCIATES BUCKLEY LAGES, INC 2489.3 MARTINSBURG PIKE PO BOX 3214 STEPHENSON, VA 22656-1746 WINCHESTER, VA 22604.2414 44 A.. 6-A PAINTER-LEWIS, P.L.C. - - - - --' 116 South Stewart St. i Winchester, VA 22601 44 1- - D-2 PAYNE, 0 L & RUTH B P0BOX 160 STEPHENSON,VA 22656 43 - A• • 112-B DEHAVEN NURSERY, INC 2077 MARTINSBURG PIKE WINCHESTER, VA 22603.4715 43 - A. - 12. BHS, LC PO BOX 2368 WINCHESTER, VA 22604.1568 44 - A- • 5- SHIRLEY, C EDWARD & ALLEN L 2455 MARTINSBURG PIKE STEPHENSON, VA 22656.1756 STATE OF VIRGINIA COUNTY OF FREDERICI I, ,� , a Notary Public in and for the State and County aforesaid, do hed9by certify that Candic E. Perkins, Planner II for the Departpent of Planning and Development, whose name is signed to the foregoing, dated s , has personally appeared before me and acknowledged t R same in my S ate a d County aforesaid. Given under my hand this � day of JIREH ENTERPRISES, LLC & HOTT, GEORGE & KAREN 250 LIBERTY LN MIDDLETOWN, VA 22645 43 - A- - 96- SOLENBERGER, C ROBERT ETALS 112 N CAMERON ST WINCHESTER, VA 22601.4745 43 - A- - 98- VIRGINIA APPLE STORAGE, INC 1955 VALLEY AVE WINCHESTER, VA 22601 il, IA\ k Z Candice E. Perkins, Planner II Frederick County Planning Dept. My commission expires on ac'o NOTARY tZBLIC ^^^^ 06/20/2005 11:19 5406625793 PAINTERLEWIS PAGE 02,'02 ,/ �&__C� . 0 TO:BARBARA-DATA PROCESSING GfRv�c� lN�uS . p� pK FROM:Bev-Planning Dept. Please print _�/_ sets of labels by THANKS!! Frederick County Virginia Master Development Plan Application Package APPLICATION cont'd MASTER DEVELOPMENT PLAN S. Location of Property: —1 �P� 4e 33`1 6. Total Acreage: 1D3 • 3(o Ar=r e-s 7. Property Information: a) Property Identification Number (PIN): 143 -A - 93. y3-A-_8_ , -13 - A-B14A, `13-A- 8S b) Current Zoning: M 2 c) Present Use: d) Proposed Uses: NMYn9 r i I e) Adjoining Property Information: Property Identification Numbers North y-l- 1 - DZ ✓ 93 kZ South ��- A - ► l2 B' - --i-2- East W -jp;A West LA -A-gt�'��I3- A -`i9 f) Magisterial District: / Property Uses K ,`i�r�Gl.���urCa-L.I T1�C'1 `StY1� 071Dq1e. Econa'l/Akir%c�l�r0J 8. Is this an original or amended Master Development Plan? Original )�_ Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: Date: Page 12 0 4'�-k-1� %, 4U � -� 0 0 I COUNTY of FREDERICK Department of Planning and Development 5401665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING July 6, 2005 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #08-05 OF CARROLL INDUSTRIAL PARK On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, July 20, 2005 at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia. This meeting is to consider Master Development Plan #08-05 for Carroll Industrial Park, submitted by Painter - Lewis, P.L.C., for Industrial uses. The properties are located on Ebert Road (Rt. 837), and are identified with Property Identification Numbers 43-A-83, 43-A-84, 43-A-84A and 43-A-85 in the Stonewall Magisterial District. 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. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Candice E. Perkins Planner II CEP/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0. 0 This is to certify that the attached correspondence was mailed to the following on "1 to 5 from the Department of Planning and Development, Frederick County, Virginia: 44 1 C -- 43 - A- - EASY LIVING ASSOCIA', e Y LAA CES, INC 2489.3 MARTINSBURG PO BOX PO BOX3214 STEPHENSON, VA WINCHESTER, VA 22604.2414 44 - A. - 6-A JIREH ENTERPRISES, LLC - - PAINTER-LEWIS, P.L.C. ___ & HOTT, GEORGE & KAREN 116 South Stewart St. 250 LIBERTY LN Winchester, VA 22601 MIDDLETOWN, VA 22645 L& 43 • A- - 96- PAYNE, 0 RUTH B SOLENBERGER, C ROBERT ETALS P 0 BOX 160 112 N CAMERON ST STEPHENSON, VA 22656 WINCHESTER, VA 22601 4745 43 - A.. 98. l 43 - A• . 112-B VIRGINIA APPLE STORAGE, INC DEHAVEN NURSERY, INC 1955 VALLEY AVE WINCHESTER, VA 22601 2077 MARTINSBURG PIKE WINCHESTER, VA 22603.4715 43 - A- - 12- BHS, LC PO BOX 2368 WINCHESTER, VA 22604.1568 44 • A• • 5- SHIRLEY, C EDWARD & ALLEN L 2455 MARTINSBURG PIKE STEPHENSON, VA 226561756 Candice E. Perkins, Planner II Frederick County Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK I, �, sz e , a Notary Public in and for the State and County aforesaid, do hereby certify that Candice E. Perkins, Planner II for the Department of Planning and Development, whose name is signed to the foregoing, dated —1 p� , has personally appeared before me and acknowledged the same in my State a'd County aforesaid. Given under my hand this day of � a-csp5 My commission expires on l a �,t ©$ NOTARY PUBLIC - P. 1 Immediate TX Result Report ( Feb. 141006 4:42PM ) * * * Fax Header) File Date Time Destination Mode TXtime Page Result User Name No. ---------------------------------------------------------------------------------------------------- Feb.14. 4:41PM 5405454130 G3TES) 1"14" P. 6 OK 3141 # Batch M Memory L Send later @ Forwarding E ECM S Standard D Detail F Fine Reduction * LAN —Fax t Delivery Q RX Notice Req. A RX Notice • COUNTY of FREDERICK Department of Planning and Development 107 North Kent Street, Suite 202 . Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION TO: 1"Yl;ka GVA00 COMPANY: FAX #: J --IS - Cl 1 \3j Remarks: Date: a I I� I'(, 4.P Number of Pages (including cover sheet) G From the desk of: Pe i k, o s LIMfTS OF USE DESIGNA-nON: vE (ADJACENT TO THE 1-81 AND RT 37 INTERCHAWE AREA) PARKING AND OTHER ACCESSORY USES SHALL BE PERMITTED IN THE AREA LOCATED NORTHEAST OF THE Y LIMITS —OF —USE BUILDING RESTRICTION LINE PURSUANT TO APPLICABLE REQUIREMENTS OF THE ZONING ORDINANCE, 2Y AND AS DISCUSSED BELOW. PRIOR TO CONSTRUCTION OF PARKING OR ANY OTHER ACCESSORY USES WITHIN THE LIMITS —OF —USE AREA, THE APPLICANT MUST DEMONSTRATE THAT THE ZONING ORDINANCE REQUIRED PARKING LD COULD ADEQUATELY BE ACCOMMODATED ELSEWHERE ON THE KERNSTOWN COMMONS MDP PROPERTY. EXECUTION OF A SHARED PARKING AGREEMENT, PER THE ZONING ORDINANCE, MAY BE UTILIZED TO SATISFY THE ZONING ORDINANCE PARKING REQUIREMENTS. IN THE EVENT THAT VDOT DETERMINES THAT ALL OR A PORTION OF SAID AREA IS REQUIRED FOR PUBLIC ROAD IMPROVEMENTS AND THUS INITIATES THE PROCESS OF ACQUIRING THE NECESSARY RIGHT—OF—WAY, THE PROPERTY OWNER SHALL BE RESPONSIBLE FOR RELOCATING ANY PARKING OR OTHER ACCESSORY USE INSTALLED WITHIN THE DESIGNATED "LIMITS —OF —USE" AREA. THE RELOCATION OF SUCH USES SHALL OCCUR AT THE OWNER'S EXPENSE. ANY COSTS ASSOCIATED WITH DESIGN AND RECONSTRUCTION OF THE LIMITS —OF —USE AREA FOR THE PURPOSES OF PUBLIC ROAD IMPROVEMENTS, TO INCLUDE REMOVAL OF EXISTING ACCESSORY USES, SHALL BE THE RESPONSIBLITY OF VDOT. PRIOR TO APPROVAL OF THE FIRST SITE PLAN, A PLAT DELINEATING THE LIMITS —OF —USE SHALL BE APPROVED BY THE PROPERTY OWNER AND VDOT, AND SHALL BE FILED WITHIN THE RECORDS OF THE FREDERICK COUNTY CLERK OF THE COURT. SIGNAGE NOTE: SIGNAGE ALONG ROUTE 11 RIGHT—OF—WAY SHALL BE LIMITED TO MONUMENT STYLE SIGNS. SAID SIGNS SHALL NOT EXCEED 20' IN HEIGHT. PIN 75-A-11C GEORGE & JOHN MILLER PARTNERSHIP DB 608 PG.273 A II VICINI ,o 1 11 ALL P C5# 15490 RECORDATION OF PLAT The attached Plat Showing Voluntary Limits of Use Per Limited Access Area of I-81, and courses and distance description made by Cory M. Haynes, Land Surveyor, Winchester, Virginia, dated July 13, 2005, of the lands of ORANGE PARTNERS, LLC, a Virginia Limited Liability Company situate in Shawnee Magisterial District, Frederick County, Virginia, and being the same land acquired by the said ORANGE PARTNERS, LLC, a Virginia Limited Liability Company, by deed dated 3-,itn e- I , Z o L.,*1 and recorded in the office of the Clerk of the Circuit Court of Frederick County, Virginia as Instrument No. Oq o u l o l l� is hereby confirmed and submitted of record in the aforesaid Clerk's Office. The attached plat places of record the Voluntary Limits of Use Per Limited Access Area of I-81 of the land of ORANGE PARTNERS, LLC, as set forth in particular on the attached plat. Dated this day of , 2005. ARRISON & JOHNSTONRI-C ATTORNEYS AT LAW WINCHESTER, VIRGINIA V� C) ORANGE PARTNERS, LLC, a Virginia Limited Liability Company (SEAL) anager/Member STATE OF VIRGINIA, AT LARGE, CITY OF WINCHESTER, To -wit; The oregoing instrument was acknowled el before me this day of , 2003, bys as Manager/M ber of ORANGE P RTNERS L.L.C., 4 Virginia Limited Liability Company, on behalf of said Company. My commission expires / -2- ARRISON & JOHNSTON,PLC ATTORNEYS AT LAW WINCHESTER, VIRGINIA 0 VICINITY MAP SCALE: 1" = 1.000' OWNER'S CONSENT: Limits of Use designation (adjacent to the 1-81 and Route 37 interchange area) Parking and other accessory uses shall be permitted in the area located northeast of the limits -of -use building restriction line pursuant to applicable requirements of the Zoning Ordinance, as discussed below. Prior to construction of parking or any other accessory uses within the Limits -of -Use area, the applicant must demonstrate that the Zoning Ordinance required parking could adequately be accommodated elsewhere on the Kernstown Commons MOP property. Execution of a shared parking agreement, per the Zoning Ordinance, may be utilized to satisfy the zoning ordinance parking requirements. In the event that VDOT determines that all or a portion of said area is required for public road improvements and thus initiates the process of acquiring the necessary right-of-way, the property owner shall be responsible for relocating any parking or other accessory use installed within the designated 'limits -of -use' area. The relocation of such uses shall occur at the owner's expense. Any costs associated with design and reconstruction of the limits -of -use area for the purposes of public road improvements, to include removal of existing accessory uses, shall be the responsibility of VOOT. (DATE) NOTARY PyBLIC. STATE OF / LLoc. at c CITY/teblfMS. Zd14f,-Jt1111 titj THE FOREGOING INSTRUM T WAS ACKNOWLEDGED BEFORE ME ON �s O BY MY COMMISSION EXPIRES�e2l1G (N ARY P BLIC) (DATE) PLAT SHOWING: OF VUSETPERY LIMITS C�SI,yTH �� LIMITED C ACCESS AREA OF 1-81 PROPERTY OF ORANGE PARTNERS, LLC coi;x Y aen� a SHAWNEE MAGISTERIAL DISTRICT Na. 2539 FREDERICK COUNTY, VIRGINIA %( SCALE: AS SHOWN DATE: JULY 13. 2005 131OS PATTON HARRIS RUST & ASSOCIATES CAa„ A PROFESSIONAL CORPORATION fO4 v� CONSULTING ENGINEERING — LAND SURVEYING — PLANNING CS'IJRV 117 E. PICCADILLY STREET, WINCHESTER. VIRGINIA 22601 (540) 667-2139 SHEET I OF 2 i ROIA* 37 0 R/W VARIES F_ 5- 34'12"E 830�TpTAg rn 9T4—E) r0< m k Aa-AzE o z LtJ \ O m D N Y \ � 0 -< � w �,AO Imo! �w N c+ o LLJ r o 03 Q MI 70 m �N \ L�J > I � D 75-((A))-10 \ L m w W ORANGE PARTNERS, LLC 00 F- INSTR. #040010118 Z) 0 v n\ w zl vi 1 I 1n � G N N W U I W �oll�ni W 1p p N Ln N5278'18'� — f 47. (T0TAL — 75—((A))-11 C MILLER AUTON/F 7-30' (TIE) DEALERSHIP MANAEMENT SALES� INC qN� INST. #040016pCOMPANY, L. L. C. CURVE TABLE CURVE DELTA RADIUS LENGTH TANGENT BEARING CHORD Cl 42'05'3E' 614.63' 4 1. 5' 236.51' S23'44'28'E 441.4 ' C2 36'02'27. 279.21' S10'04'49"W 1. ' C3 03'48'35' 18 .86' 1 1.67' 60.86' S25`12'07'W 1 1.65' pF PLAT SHOWING: 61,TH VOLUNTARY LIMITS OF USE PER LIMITED ACCESS AREA OF 1-81 0 PROPERTY OF CORY IL HAYM a ORANGE PARTNERS, LLC NO. 2539 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 711310s SCALE: 1' - 200' DATE: JULY 13, 2005 200 100 0 100 200 LgyD4 PATTON HARRIS RUST & ASSOCIATES ,u►cv A PROFESSIONAL CORPORATION CONSULTING ENGINEERING - LAND SURVEYING - PLANNING 1 "=200 117 E. PICCADILLY STREET. WINCHESTER. VIRGINIA 22601 (540) 667-2139 SHEET 2 OF 2 i� APR 2 6 2005 _._.- ----� t April 25, 2005 Mr. Timothy G. Painter, P.E. Painter-LeNNis, P.L.C. 116 South Stewart Street Winchester, Virginia 22601 RE: Master Development Plan for the Carroll Industrial Park Frederick County, Virginia Dear Tim: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 We have completed our review of the proposed Master Development Plan for the Carroll Industrial Park and offer the following comments: The existing quarry is proposed for use as a stormwater management facility. We recommend that environmental measures be taken during the site plan design phase to protect the existing exposed groundwater source from contaminated runoff. For example, routing runoff through natural vegetated buffers or oil separators designed within the stonnwater conveyance systems may prove very effective in protecting the exposed groundwater source. 2. The discussion of wetlands refers to a report prepared by ECS, LTD titled, Preliminary Wetland and sinkhole Assessment. We applaud your foresight in performing this study as part of the master development plan submittal. Please provide this office with a copy of this report for future reference during our review of subsequent site plan submittals. A resubmittal of the revised master development plan will not be required by tivs office. We therefore, grant our approval based on the March, 2005, submittal. HES/rls cc: P -l-b file Sincerely, n Harvey E. Strawsnyder, Jr., P.E. Director of Public Works 107 North Kent Street • Winchester, Virginia 22601-5000 Page 1 of 2 Tim Painter From: "Ingram, Lloyd"<Lloyd.ingram@VDOT.Virginia.gov> To: <tgpainter@painterlewis.com>; <office@painterlewis.com> Cc: "Ingram, Lloyd" <Lloyd. Ing ram@VDOT.Virginia.gov>; "'Eric Lawrence (E-mail)"' <elawrenc@co.frederick.va. us> Sent: Thursday, April 21, 2005 9:15 AM Attach: D00002.tif Subject: ***REVISED VDOT COMMENTS*** Ebert Road Industrial Park / Carroll Industrial Park - Route 837, Frederick County << ... OLE_Obj... >> << ... OLE_Obi... >> DEPARTMENT OF TRANSPORTATION 14031 Old Valley Pike Edinburg, Virginia 22824 April 21, 2005 Route 837 is the VDOT road that will provide access to this site. The road currently has an average ADT of approximately 2130 vehicles. At the time of proposed build out, with background traffic and the proposed industrial lot traffic, the trip generation will be approximately 7948, almost 8000 trips per day. VDOT uses 8000 trips per day as a benchmark. When traffic volume exceeds this number, the developer should be looking at constructing a multi -lane road: There are currently industries on Ebert Road that utilize tractor trailers. While the current intersection with Ebert Road and Route 11 is manageable, a large amount of additional traffic will require improvements at the intersection of Route 837 and Route 11. Currently tractor trailers that are turning to the south from Ebert Road actually encroach over 80% of the current center lane. Due to low volumes, this hasn't been a problem. However, your rendering of the proposed intersection improvements appear to address these issues. I believe a phasing of growth may be required in the industrial park to prevent it from overloading this intersection until such -time as another access point between the industrial park and the VDOT roadway can be established. Participation in a signal agreement at the Route 11 and Route 672 intersection at Clearbrook may also be required. Almost half of projected traffic generated at the proposed site will be traveling north on Route 11 with much of this traffic utilizing Clearbrook as their access point to Interstate 81 North. Sight distance for 45 mph is 500'. See attached. 4/21 /2005 • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederick County Fire Marshal 1 st Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-6350 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the MDP with this sheet. Applicant's Name: Address: Phone Number: Name of development and/or description of the request: LV ►'D It 'Tr-d IA —SAY IQ I P0.i L Fire Marshal's Comments: Page 26 Control number MDP05-0001 Project Name Carroll Industrial Park Address 116 S. Stewart Street Type Application Master Development Current Zoning M2 Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 2/22/2005 Date reviewed Date Revised 3/3/2005 Applicant Painter -Lewis P.L.C. City State Zip Winchester VA 22601 Tax ID Number Fire District 43-A-83,84,84A 13 Recommendations Automatic Fire Alarm System No Hydrant Location Adequate Roadway/Aisleway Width Adequate Emergency Vehicle Access Comments Fire Lane rnarkings and signage required at `ire hydrant locations. Access Comments Applicant Phone 540-662-5792 Rescue District 13 Election District Stonewall Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Additional Comments Future buiidout will require additional municipal water supplies for firefighting to meet the requirements of Frederick County Code section 11,0-4. I '*& - J-16 Plan Approval Recommended Reviewed By Signature Yes Timothy L. Welsh PLAN PPROVED ;�pTt i�tlCe� ®� ,R ® � ,� �.p�p�l�► p��®��p� ------ F4RE- 1rI/° R,q, ,T ,L� 1� iriG,IvERIC v^^WUN 1 1 COUNTY of FREDERICK Department of Public Works 5401665-5643 FAX: 540/ 678-0682 April 25, 2005 Mr. Timothy G. Painter, P.E. Painter -Lewis, P.L.C-. 116 South Stewart Street Winchester, Virginia 22601 RE: Master Development Plan for the Carroll Industrial Park Frederick County, Virginia Dear Tim: We have completed our review of the proposed Master Development Plan for the Carroll Industrial Park and offer the following comments: The existing quarry is proposed for use as a storniwater management facility. We recommend that environmental measures be taken during the site plan design phase to protect the existing exposed groundwater source from contaminated runoff. For example, routing runoff through natural vegetated buffers or oil separators designed within the stonnwater conveyance systems may prove very effective in protecting the exposed groundwater source. 2. The discussion of wetlands refers to a report prepared by ECS, LTD titled, Preliminary Wetland and sialdiole Assessment. We applaud your foresight in performing this study as part of the master development plan submittal. Please provide this office with a copy of this report for firture reference during our review of subsequent site plan submittals. A resubmittal of the revised master development plan will not be required by this office. We therefore, grant our approval based on the March, 2005, submittal. HES/rls cc: T, -1-b file Sincerely, Harvey E. StraNvsnyder, Jr., P.E. Director of Public Works 107 North Kent Street • Winchester, Virginia 22601-5000 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Rand deliver to: Frederick County Inspections Department 4th Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: Address: Phone Number: Name of development and/or description of the request: Q4 y ffl l I 00- y— Frederick County Inspections Department's Comments: �1yO l oNl/ylE�l f • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Address: Phone Number: ( SyO) LoLo2 -5--19 2 Name of development and/or description of the request: 1. ra..rY o ll Pav I� Frederick County Sanitation Authority's Comments: S H A X Al 5 ,G1 � Vi��o /`&FA /5 rage z.3 Frederick County, Virginia Master Development Plan Application Package Reauest for Master Develonment Plan Comments Department of GIS (Geographic Information Systems) Mail to: Hand deliver to: Department of GIS, Attn: GIS Manager Department of GIS 107 North Kent Street 107 North Kent Street Winchester, VA 22601 (540) 665-5651 Winchester, VA 22601 (540) 665-5651 The GIS Manager will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: Address: Phone Number: N me of development and/or descri,,pption of the request: EL r U I 1' 1-nd � ��-�r i a- I 4'ca ►� k Location of property: iC- E: GIS Manager Comments: Milton Ray Drive has been APPROVED and entered into the Frederick County Road Naming System. The GIS Dept. does not have any objection or negative comment on the revison to Ebert Road, revisions will be made to the mapping upon plan approval. Page 21 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Winchester Regional Airport Mail to: Hand deliver to: Winchester Regional Airport 491 Airport Road Attn: Executive Director (Route 645, off of Route 522 South) 491 Airport Road (540) 662-2422 Winchester, Virginia 22602 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: Address: Phone Number: Name of development and/or description of the request: (�f (O 1 i VinciLXSI 1(1 Par k Location of property: m L-V o - tS-) - F—bQY4 RoacL , r 'iko►� 1 ' 1S 1 Winchester Regional Airport Comments: See— (2A (1 ke d ILZ 1Z Page 29 0 WINCHESTER REGIONAL AIRPORT SERVING THE TOP OF VIRGINIA / March 2, 2005 Sonya Summers Painter -Lewis, P.L.C. 116 South Stewart Street Winchester, Virginia 22601 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (703) 662-2422 Re: Master Development Plan Comments Carroll Industrial Park Stonewall Magisterial District Dear Ms. Summers: We have reviewed the referenced proposed Master Plan and determined that the proposed development plan will not have an impact on operations at the Winchester Regional Airport. While the proposed development lies within the airport's airspace, it does fall outside of the airport's Part 77 surfaces. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, 6PCY-)WAW Serena R. Manuel Executive Director 0 0 PAINTER-LEWIS, P.L.C. CONSULTING ENGINEERS 116 South Stewart Street Winchester, VA 22601 June 16, 2005 Ms. Candice E. Perkins County of Frederick Department of Planning and Development 107 North Kent Street Suite 202 Winchester, VA 22601 tel.: (540) 662-5792 ,JUN 1 7 2005 fax.: (540) 662-5793 email: office@painteriewis.com RE: Carroll Industrial Park - Preliminary Master Development Plan Candice, Enclosed please find revised plans for the Carroll Industrial Park Preliminary Master Development Plan. The plans have been revised to address the comments made by you and the Frederick County Planning Department staff. The comments concerning the Master Development Plan have been addressed as follows: 1. Limits of Use for Rte. 37: The area designated for the Route 37 R-O-W extension has been labeled "Limits of Use". The note you requested concerning the "Limits of Use" has been added to the plan on the Sheet:1. 2. Future Collector Road: The note that the construction of the future collector road is the responsibility of the owner has been added to the plan on Sheet:1. 3. General Notes: The word commercial has been removed from the cover sheet general notes. If you should have any questions or concerns regarding these revisions or any other matters associated with this project please feel free to contact this office anytime. Thank you for your time. Sincerely Yours, .U�c oA�ts Sa Beth Saurino Project Designer #0303002 PAINTER-LEWIS, P.L.C. 9 • PAINTER-LEWIS, P.L.C. CONSULTING ENGINEERS 116 South Stewart Street Winchester, VA 22601 May 24, 2005 Ms. Candice E. Perkins County of Frederick Department of Planning and Development 107 North Kent Street Suite 202 Winchester, VA 22601 tel.: (540) 662-57py 2 5 2005 fax.: (540) 662-5793 email: office@painterlewis.com RE: Carroll Industrial Park - Preliminary Master Development Plan Candice, Enclosed please find revised plans for the Carroll Industrial Park Preliminary Master Development Plan. The plans have been revised to address the comments made by you and the Frederick County Planning Department staff. The comments concerning the Master Development Plan have been addressed as follows: 1. Environmental Features: We have added a table showing the environmental features, the existing areas of each and the proposed area to be disturbed. The amount of area to be disturbed could not be calculated for four of the categories (floodplain, wetlands, stormwater retention areas, and woodlands). These categories will be affected on a site by site basis once the individual lot development begins for the industrial park. 2. Route 37 Right-of-way and Collector Roads: The approximate location of the anticipated Route 37 right-of-way has been added to the plans for reference. The buffer that is in this area has been changed to a 200' inactive buffer with no plant material. 3. Collector Roads: The approximate location of the proposed collector road that was planned for in the Northeast Land Use Plan has been shown on the Master Development Plan. 4. Location Map: The location map arrow to parcel 43-A-84 has been revised. 5. Plant List: A key identifying the proposed plants has been added to the plant list and the plans. The plant list has not been revised to indicate tree species at 2" caliper. I spoke with Eric Lawrence on April 18, 2005 and he approved of the plant list and planting size that were designed. 6. Adjoining Property: The adjoining properties have been revised as requested. 7. Buffer, Screening, and Landscape Note: A note has been added after the Buffer #3 calculations stating that supplemental planting may be required at the site plan stage. S. Ebert Road Right-of-way: This parcel is not a road right-of-way. The information regarding the VDOT Resolution that conveyed the property to Buckley-Lages, Inc. #0303002 PAINTER-LEWIS, P.L.C. SP-66-04 May 24, 2005 Has been included for your records. A note has also been added to Sheet:1 of the Master Dev. Plan indicating the conveyance. 9. Inactive Buffer: The buffer labels have been revised. 10. Full Screen Plantings: The areas where the planting material is proposed for the required screens has been labeled as permanent landscape easements. 50' or 40' wide as indicated on the plans. The Buffer and Screen against the RA zoning have been extended by 100' in length. 11. Zoning District Buffer #3: The 50' wide woodland strip to be preserved shall start at the property boundary and be protected in a 50' wide permanent landscape easement. 12. Riparian Buffer: This buffer has been labeled as a 200' inactive buffer with no screen. 13. Existing Structures: A note has been added to the plans stating that all existing structures are to be removed. 14. TIA: Tim Painter has already given you the Traffic Impact Analysis. 15. Historic Resources: The information regarding the historical sites has been removed from the Master Development Plan. 16. Utilities: Approximate locations for the gas and electric connections have been added to the plans. The note stating that the utilities shall be underground was already written in the Sheet:1 notes. If you should have any questions or concerns regarding these revisions or any other matters associated with this project please feel free to contact this office anytime. Thank you for your time. Sincerely Yours, Sara Beth Saurino Project Designer #0303002 PAINTER-LEWIS, P.L.C. 0 March 31, 2005 Mr. Timothy Painter Painter -Lewis, P.L.C. 116 South Stewart Street Winchester, Virginia 22601 RE: Preliminary Master Development Plan Review Comments Carroll Industrial Park Property Identification Numbers (PINS): 43-A-83, 43-A-84, 43-A-84A, 43-A-85 Dear Tim: Please adequately address each of the comments listed below prior to formal submission of the preliminary master development plan referenced above: Preliminary Review Comments: 1. Environmental Features. A table showing the acreages in environmental features (floodplains, wetlands, steep slopes, lakes and ponds, stormwater retention areas, sinkholes and woodlands) needs to be provided on the MDP, as well as the amount being disturbed. 2. Route 37 Right -of -Way and Collector Roads. Route 37 is proposed to be extended through this property. A new collector road (80'ROW) is depicted in this same area that connects to the Rutherford Farm property. The area where these roads are going to go needs to be preserved. The edge of the right-of-way for -Route 37 needs to be depicted as well as a statement that no development will occur in this area. The landscaping in this area shows a 100' full screen (berm and landscaping). Since Route 37 will go through this area, a 200' Category B no -screen (distance) should be utilized. Also, the location of the future extension of Milton Ray Drive does not line up with the path of the road through the Rutherford Farm property. Please note that I have included a copy of the Route 37 route for this segment. 3. Collector Roads. The Northeast Land Use Plan depicts a new collector road (80' ROW) that connects to Ebert Road and goes to the eastern property line (by the Wilson and Shirley properties). This road segment needs to be shown on the MDP and built to the edge of their property. 4. Location Map. On Sheet 1 of 3, for parcel 43-A-84, make the arrow longer so that it is pointing to the parcel instead of 43-A-85. 5. Plant List. On Sheet 1 of 3, include the symbols for the plants that are being used on Sheet 2 in the table. Also, some of these tree types are only allowed for ornamental Mr. Tim Painter, Painter -Lewis, P.L.C. RE: Carroll Industrial Park March 31, 2005 Page 2 plantings; please revise this list to show deciduous trees on the approved list (street, shade, and canopy). Deciduous trees must be planted at a minimum two inch caliper, not four foot in height. 6. Adjoining Property. The property identified as 44-1-D2 (Payne) is listed as single family residential; revise this to state mobile home park. Also, some of the adjacent M2 properties are listed as commercial/industrial; revise this to state industrial only. 7. Buffer, Screening and Landscape Note. Provide a notation at the end of this section that states that woodland buffers may need to be supplemented by additional plantings if deemed inadequate at the site plan stage. 8. Ebert Road Right -of -Way. On Sheet 3 of 3, the right-of-way for Ebert Road appears to be in a different location than the road proposed on the MPD. Provide a statement on the MDP that states that this ROW will be vacated. 9. Inactive Buffer. On Sheet 2 of 3, the labeling for the inactive and active buffer has been reversed as noted. 10. Full Screen Plantings. Any plantings shown in a full screen need to be located within a ten foot totally landscaped easement within the inactive buffer. The zoning district buffers depicted on Sheet 2 of 3 show the plantings within the inactive and active buffer areas. If it is the intent to disperse the trees through the entire 50' area, it would be appropriate to label the entire buffer area as inactive so that future development does not disturb the plantings. Also, the zoning district buffer 42 along the RA zoned property should be entirely inactive. In connection with comment #2, the full screen should be revised to be a distance buffer (except for the area by the RA property). The landscaping along the RA property should be extended so they cannot view the commercial activities from an angle. 11. Zoning District Buffer #3. The zoning district buffer #3 that runs along the MH park and the RA zoned land requires a continuous 50' strip of woodlands. It would be appropriate to start this 50' from the edge of industrial park property, not the railroad property. Since the property owners cannot control what is done in the railroad right of way, the trees could potentially be disturbed and, therefore, the woodlands required for this buffer should be contained entirely on their property. 12. Riparian Buffer. The area that contains the Hiatt Run riparian buffer that is adjacent Ito the M1 property still requires a zoning district buffer. This area should be labeled as a 200' Category B no -screen and should also be entirely inactive. This buffer requires no plantings and will ensure that area is not disturbed by future development. 13. Existing Structures. There are many structures that are on the properties; please label any that are to be removed. 14. TIA. Please provide a copy of the completed Traffic Impact Analysis with the complete application. 15. Historic Resources. The notation that states that this development will not impact any historical sites is incorrect. This site is located within the core area of The Second Battle of Winchester and, therefore, is a historic site. As this property is already zoned M2, it would be appropriate to remove the notations and site map from Sheet 2. 16. Utilities. It is unclear where this development will be provided utilities like electric and gas. Please show where the extensions of these services will come from. Also, provide a statement on the cover sheet that all utilities will be underground. 9 0 Mr. Tim Painter, Painter -Lewis, P.L.C. RE: Carroll Industrial Park March 31, 2005 Page 3 In order to continue the review of this Master Development Plan, you will need to submit a complete MDP application and all review agency comments and review . fee to this department (I am returning the check submitted with this preliminary MDP). The review fee for this application will be $12,336 ($2,000 base + $10,336 @$100 per acre). Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Fire Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department of G.I.S., Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins Planner II Attachments CEP/bad cc: James Carroll, P.O. Box 3214, Winchester, VA 22604 CJ PAINTER-LEWIS, P.L.C. CONSULTING ENGINEERS 116 South Stewart Street Winchester, VA 22601 3 MARCH 2O05 Ms. Candice Perkins Frederick County Planning Dept. 107 N. Kent St. Winchester, VA 22601 Re: Master Development Plan Carroll Industrial Park Route 837 - Ebert Road Frederick County, Virginia Dear Ms. Perkins: tel.: (540)662-5792 fax.: (540)662-5793 email: office@painterlewis.com Enclosed, please find for your review and comment (2) sets of plans, a completed Master Development Plan Application, a comment sheet, and a check for submittal fees for the above referenced project. Please do not hesitate to contact this office if you would have any questions or need additional information. S' cerely, ers Enclosures 1 MAR 3 Li FREDERiC!' COUFITY P1 fin• •ri - ChIT 0303002.MDP PAINTER-LEWIS, P.L.C. • • April 27, 2006 Mr. Timothy Painter Painter -Lewis, P.L.C. 116 South Stewart Street Winchester, Virginia 22601 5401665-5651 FAX: 540/665-6395 RE: MASTER DEVELOPMENT PLAN #08-05 FOR CARROLL INDUSTRIAL PARK Final Master Development Plan Approval Dear Mr. Painter: Frederick County administratively approved the above -referenced final master development plan on April 27, 2006. The master development plan is approved for the potential development of 103.36 acres in the M2 (Industrial General) Zoning District within the Stonewall Magisterial District. This site is approved for industrial land uses as depicted on the plan. The property which would comprise this development is located in Stephenson at the end of Ebert Road (Route 837) and is bordered to the west by Interstate 81. The Frederick County Board of Supervisors granted staff administrative approval authority on August 10, 2005. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a site plan is required prior to the development of this parcel. I am providing you with five (5) copies of the approved final master development plan. Please ensure that these plans are distributed accordingly. Feel free to contact me if you have any questions. Sincerely, 9 Candice E. Perkins Planner II CEP/dlw cc: James Carroll, P.O. Box 3214, Winchester, VA 22604 Charles DeHaven, Jr., Stonewall Magisterial District Supervisor Stonewall Magisterial District Commissioners Jane Anderson, Real Estate Patrick Barker, EDC 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 MASTER DEVELOPMENT PLAN #08-05 CARROLL INDUSTRIAL PARK Staff Report for the Board of Supervisors Prepared: August 1, 2005 Staff Contact: Candice E. Perkins — Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 07/20/05 Recommended Approval Board of Supervisors: 08/10/05 Pending LOCATION: The properties are located on Ebert Road (Rt. 837). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 43-A-83, 43-A-84, 43-A-84A and 43-A-85 PROPERTY ZONING & PRESENT USE: Zoned: M2 (General Industrial) District Use: IndustrialNacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: MH1 (Mobile Home Community) Use: Payne's Mobile Home Park N/A Interstate I-81 South: M2 (Industrial General) Use: Industrial Uses RA (Rural Areas) Residential/Commercial East: M2 (Industrial General) Use: Industrial Uses RA (Rural Areas) Residential/Commercial West: M1 (Light Industrial) Use: Rutherford's Industrial Park N/A Interstate I-81 MDP #08-05, Carroll Industrial Park August 1, 2005 Page 2 PROPOSED USE: Industrial Uses REVIEW EVALUATIONS: Virginia Department of Transportation: Rt. 837 is the VDOT road that will provide access to this site. The road currently has an average ADT of approximately 2,130 vehicles. At the time of proposed build out, with background traffic and the proposed industrial lot traffic, the trip generation will be approximately 7,948, almost 8,000 trips per day. VDOT uses 8,000 trips per day as a benchmark. When traffic volume exceeds this number, the developer should be looking at constructing a multi -lane road. There are currently industries on Ebert Road that utilize tractor trailers. While the current intersection with Ebert Road and Rt. 11 is manageable, a large amount of additional traffic will require improvements at the intersection of Rt. 837 and Rt. 11. Currently tractor trailers that are turning to the south from Ebert Road actually encroach over 80% of the current center lane. Due to low volumes, this hasn't been a problem. However, your rendering of the proposed intersection improvements appear to address these issues. I believe a phasing of growth may be required in the industrial park to prevent it from overloading this intersection until such time as another access point between the industrial park and the VDOT roadway can be established. Participation in a signal agreement at the Rt. 11 and Rt. 672 intersection at Clearbrook may also be required. Almost half of projected traffic generated at the proposed site will be traveling north on Rt. 11 with much of this traffic utilizing Clearbrook as their access point to Interstate 81 North. Sight distance for 45 mph is 500 feet. Frederick County Fire Marshal: Fire Lane markings and signage required at fire hydrant locations. Future build out will require additional municipal water supplies for firefighting to meet the requirements of Frederick County Code Section 90-4. Plan approval recommended. Frederick County Public Works: We have completed our review of the proposed Master Development Plan for the Carroll Industrial Park and offer the following comments: The existing quarry is proposed for use as a stormwater management facility. We recommend that environmental measures be taken during the site plan design phase to protect the existing exposed groundwater source from contaminated runoff. For example, routing runoff through natural vegetated buffers or, oil separators designed within the stormwater conveyance systems may prove very effective in protecting the exposed groundwater source. The discussion of wetlands refers to a report prepared by ECS, LTD titled, Preliminary Wetland and Sinkhole Assessment. We applaud your foresight in performing this study as part of the master development plan submitted. Please provide this office with a copy of this report for future reference during our review of subsequent site plan submittals. A resubmittal of the revised master development plan will not be required by this office. We, therefore, grant our approval based on the March 2005 submittal. MDP #08-05, Carroll Industrial Park August 1, 2005 Page 3 Frederick County Sanitation Authority: 1 st review — approved as noted four items. RR XNG — Developers expense. Frederick County Inspections Department: No comment required. Geoeraphic Information Systems (GIS): Milton Ray Drive has been approved and entered into the Frederick County Road Naming System. The GIS Dept. does not have any objection or negative comment on the revision to Ebert Road, revisions will be made to the mapping upon plan approval. Winchester Regional Airport: We have reviewed the proposed Master Development Plan and determined that the proposed development plan will not have an impact on operations at the Winchester Regional Airport. While the proposed development lies within the airport's airspace, it does fall outside the airport's Part 77 surface. Plannine & Zonina: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The subject site is located in the Stephenson area, on Ebert Road (Route 837) and is within the Stonewall Magisterial District. C) Site History The original Frederick County Zoning Map (U.S.G.S. Stephenson, VA Quadrangle) depicts the zoning for a majority of the subject parcel as M2 (Industrial General) District with a small portion being RA (Rural Areas). Based on research, it is believed that the entire parcel is zoned M2 (Industrial General) and that the details of the original zoning maps were unclear. This property has not been subdivided and when properties were rezoned in the 1960's the property in its entirety was generally included within the new land use designation. It is therefore our belief that this entire site was meant to be M2. MDP #08-05, Carroll Industrial Park August 1, 2005 Page 4 D) Intended Use Uses allowed in the M2 (Industrial General) Zoning District. E) Site Suitability & Project Scope Land Use Compatibility: The site of the proposed development is located along the Martinsburg Pike corridor adjacent to existing commercial and industrial land uses in an area of Frederick County which is predominately industrial in nature. Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. [Comprehensive Policy Plan, p. 1-1] The parcels are within the county's Sewer and Water Service Area (SWSA) and are a component of the Northeast Land Use Plan which was adopted by the Board of Supervisors on August 13, 2003. The applicant has prepared a Master Development Plan for the development of 107.8 acres for industrial land uses. Environment: Hiatt Run flows through the southern portion of the property and contains wetlands and floodplain. These environmental areas are located within the area designated for the Route 37 extension and will not be disturbed with development on this site. There are also areas of woodlands and steep slopes located on the property. Transportation: The Northeast Land Use Plan identifies a new major collector road that connects with Ebert Road and runs north to south through the property. This planned roadway would connect to the Rutherford's Farm Industrial Park on one side and the road on the northern portion of the site will travel east and eventually intersect with Martinsburg Pike. The location of the future collector road into the Rutherford's Farm Industrial Park is shown in two locations on the MDP. The applicant has show the location of the road as depicted on the MDP for Rutherford's Farm Industrial Park as well as the location from the Northeast Land Use Plan. The applicant has provided a note on the MDP that it is the owner/developer's responsibility to construct the collector road on their property. The final southern terminus of the road will be determined once construction in the Rutherford's Farm Industrial Park begins. While all of the planned roads on the Property have been shown on the Master Development Plan, the applicant is MDP #08-05, Carroll Industrial Park August 1, 2005 Page 5 proposing to turn Ebert Road into the new major collector instead of the major collector road location which aligns with Old Charlestown Road. The Board would ultimately need to determine if Ebert Road is a more appropriate location for the major collector road. If it is the Board's ultimate decision to allow the applicant to utilize Ebert Road as the Collector Road, staff believes that the connection to Old Charles Town Road should be kept on the MPD until it is determined if to connection into Rutherford's Farm can be made due to the location of the Route 37 interchange on the property. The applicant will also be constructing a signal at the intersection of Ebert Road and Martinsburg Pike. The Route 37 extension also covers part of the southern portion of the property. The applicant has preserved this area with a "limits of use" designation and has provided a statement on the MDP that any uses on the property that must be removed due to the construction of Route 37 will not be compensated or relocated by VDOT. Buffers and Screening: This site requires buffering along the MH-1, RA and M1 Zoned adjoining properties. The screening being used for the MH-1 and RA properties located along the northern portion of the site is a 100' Category C buffer with a 50' woodlands preservation strip. The screening being used along the RA property located along the southeastern portion of the site is a 100' full screen (6' berm and plantings in a 40' permanent landscape easement). The screening being used along the M1 property located along the southern portion of the property is a 50' full screen (6' berm and plantings in a 40' permanent easement) with a 200' no screen around the Hiatt Run area to prevent disturbance. Signage: While not depicted on this Master Development Plan, there has been interest expressed by industrial property owners on Ebert Road to have a monument style sign placed along Ebert Road and Martinsburg Pike. This would be classified as an off premise business sign and would generally require a conditional use permit. Because business signs are common at the entrances to business parks, staff feels that it would be appropriate to allow one monument style sign at the entrance and we are seeking Board approval of this sign. It would be the property owner's responsibility to design and determine who would use this sign. STAFF CONCLUSIONS FOR THE 07/20/05 PLANNING COMMISSION MEETING: The preliminary master development plan for the Carroll Industrial Park depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the concerns that have been raised by staff have been adequately addressed by the applicant. Action from the Planning Commission is needed on two items in addition to a recommendation regarding the Master Development Plan. MDP #08-05, Carroll Industrial Park August 1, 2005 Page 6 • As stated in the site history portion of the staff report, it is believed that the original zoning maps are incorrect and that the entire property is zoned M2 (Industrial General). An understanding that the entire property was meant to be zoned M2 is being sought from the Planning Commission and the Board of Supervisors. • The applicant is also seeking authorization to make Ebert Road the new major collector road as opposed to the planned road which would connect with Old Charlestown Road. PLANNING COMMISSION SUMMARY AND ACTION OF THE 07/20/05 MEETING: The applicant noted that this project is merely an extension of the industrial use that has been taking place on this property since the mid 1960's. The applicant was seeking further subdivision for additional industrial use and to enhance the property with two railroad spurs and two regional storm water facilities. The applicant stated that a traffic study was conducted to address impacts that would be created along Ebert Road at the intersection of Rt. 11; the study concluded that a Level of Service "C" or better would result with the proposed improvements. Commission members inquired if an industrial -type intersection to accommodate truck traffic was planned to be constructed at Ebert Road and Rt. 11. The applicant replied yes and added that the intersection would be signalized at full build -out. A VDOT representative had no issues at this time with the applicant's proposal to use Ebert Road in lieu of the original planned road connecting to Old Charlestown Road. There were no citizen comments. Commission members were in favor of the extension of industrial uses at this location and no issues of concern were raised regarding the use of Ebert Road as the new major collector. The Planning Commission unanimously recommended approval of the MDP with the understanding that the entire property was always meant to be zoned M2, as described by the staff, and with the Commission's endorsement for making Ebert Road the major collector road with upgrades. The applicant, however, was encouraged to keep the connection to Old Charlestown Road on the MDP, if it is determined that the connection into Rutherfords Farm cannot be accomplished because of Rt. 37. (Commissioners Unger, Morris, and Light were absent from the meeting.) STAFF CONCLUSIONS FOR THE 08/10/05 BOARD OF SUPERVISORS MEETING: The preliminary master development plan for the Carroll Industrial Park depicts appropriate land uses and appears to be consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the concerns that have been raised by staff have been 0 .0 MMP #08-05, Carroll Industrial Park August 1, 2005 Page 7 adequately addressed by the applicant. Action from the Board of Supervisors is needed on three items in addition to a recommendation regarding the Master Development Plan. • As stated in the site history portion of the, staff report, it is believed that the original zoning maps are incorrect and that the entire property is zoned M2 (Industrial General). An understanding that the entire property was meant to be zoned M2 is being sought from the Board of Supervisors. • The applicant is seeking authorization to make Ebert Road the new major collector road as opposed to the planned road which would connect with Old Charlestown Road. • Authorization from the Board of Supervisors to allow one monument style sign for the industrial developments along Ebert Road. 0 80c 13 43 A 67 I� I D 80Bcc OD m O - • I C 14 • • • 15 16 " u w • o � w' , 18 "� • a, 19 19• r>A . � 0 ; ON] AN �hot �/i,inV�ZAA 'N'. 4 3 19 2 17 21 � 20 o �c �2 CO 2 22 Q/ Q —i �A)• 2 6A SOLENBERGER QA 43 A 99 17 ; �`� P P oa 112E gP 112 19 1. Map Features M D P # 08 — 05 /\/ Bridges gAp°k-bon ~c���era oPBfOss Carroll Industrial Park Okes/Ponds /V/ _ Wd,irg ,.adConteriln. Boaairp: Road Conterlinos Aer1.u1Wr.iaFor..a.iof.neK N D-bl -RefugeCnurcn - Refuge cnur�n W 43 — A — 83 84 ( 84A 85 ) - Tanks 41► I:, ® S.. n Frederick 1 1 1 N 1., Tnils S 010000 400 Feet III Map Features MD P # 08 — 05 O Parcels Neri°ge5 �Plication Carroll Industrial Park s B�v Culverts L,k,Ponds . w\V Dams Agricultural a Forrstral Districts N .r�stream= NRe>a,m,gwans -DoahleChu,ch (43 — A — 83, 84, 84A, 85 ) - euiwmgs R.e}o.a_�d Centerlines - ReNge Church w*,j,Tanks ® South Fretlerick N 010800 400 ��. Trails S Feet J U N 1 7 2005 Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received Application : Complete. Date of acceptance_ Incomplete. Date of return. 1. Project Title: 2. Owner's Name: 3. Applicant: Address: Phone Number 4. Design Company: Address: Phone Number: Contact Name: L A f r n 11 _LM t,t .s4r't C- 1 No- 1-: (Please list the names of all owners or parties in intrest) Poon-i-er- Leu)is. P.L C i i La So Ldh S,+p iA `rA-r + S 'v0►r)chg-s+v-� - JA ZZI.-u i (5L4D) LoLoZ-',5-19 a Page 11 Frederick County, Virginia Master Development Plan A APPLICATION cont'd MASTER DEVELOPMENT PLAN 5. Location of Property: Ru k+e. m -i - F b -� Roo0.Ck- Vr9-C1�f ick yk(Q In 10- 6. Total Acreage: 103.3u 3 er e S 7. Property Information: a) Property Identification Number (PIN): y . - & - 8 3 , y3 - A - X q y 3-A - 20) 4 3 - A - 85 b) Current Zoning: c) Present Use: r cL d) Proposed Uses: /Ir1duS-+v- ta.L e) Adjoining Property Information: Property Identification Numbers Property Uses North South bk y o sp S Q _ East West f) Magisterial District: p no u)[AX 8. Is this an original or ame ded Master Development Plan? Original Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: a�w� Date: .3 - Page 12 11 n 1= F -' MAR 3 Special Limited Power of Attorney County of Frederick, Vi inik Fr- - - PEA' Planning Office, 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) (Name) ' - � 0. (Phone) , yp - n In ] -- 15 9 (c (Address) a Oe3 r bLf T Ra VA ZZ (c0-5 the owner(s) of all those tracts or parcels of land ("Properly") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the Count of Frederick, Virginia, by 333 173 Instrum�szt No. 2111 'O`' 3 ..2.i1 on Page _ yn , and is described as �_a y�yn A `� Parcel: Lot: V Block: A Section: _Yj Subdivision: do hereby make, constitute and appoint: (Name) d_ 1�J__C�T � (- D i n s P. L C (Phone) (. y Q) (D V? 5 c 2 (Address) I I �r S , S-ttvja_d &-ra4 , ValtnChtS ter. VA 22601 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits Jul Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan 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 there (we) have hereto set my (our) hand and seal this day of M w.-L , 200-5 > Signature(s) State of Virginia, City/C-etft1y of W, ,.. , ,s V,, , To -wit: I, M O A � — A . b A-t3 , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who is (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 2_eJ day of , 200 57. My Commission Expires. v 7-31-O 6 Notary Public 746 � M' two.0&y� rys �o - .-N •"r� y � �' � , ,+,_... _ 6 2g9} 1 � J b �6gk 'j /�i .9i j \� ---I �' 4 0,9 /e,9 0 ry 9- -9A- k9 99 . 9 P3 9 9 - PROPO�ED RUTA 9A. 9%- 72 9A- 'T C;.o -COLLECTO A- + 0-DI�TMUTO ROADS + D + 06, �77 40.,V, ,400/ Frederick County, Virginia Master Development Plan Application Package Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted master development plan is incomplete or is missing information, it will not be reviewed and will be returned to you for revisions. Administrative Information Yes No 1. Name of proposed development. 2. Name, address, and telephone number of owner. ✓ 3. Name, address, and telephone number of developer. _ 4. Name, address, and telephone number of designer. 5. Signed certificate of surveyor, engineer, or architect. 6. Date plan prepared and date of revisions. ✓ A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should be cited. _ 8. A space labeled "Approved by the Director of Planning and Development" for the approval signature and date of approval. / 9. A space labeled "Approved by the County Administrator" for the approval signature and date of approval. 10. Magisterial District. ✓ 11. Sheet size less than 42 inches. Page 13 Frederick County, Virginia Master Development Plan Application Package General Information Yes No 1. Location map (scale 1:2000). 2. Scale of the MDP is not to exceed 1:100. 3. North Arrow. 4. Legend describing all symbols. 5. Surveyed boundaries of all lots and parcels. �. Acreage of all parcels included in the MDP. 7. Topography contour lines at acceptable intervals. _ 8. A schedule of phases, boundary of phases, and order of development. 9. Use, zoning, and property owner of all adjoining properties. CIO Location of proposed uses (location, boundaries, arrangement). 11. Location and treatment of historic structures and sites. C12., History of all land divisions in relation to this tract. Acreage, Location and boundaries of environmental features: floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. _ 14. Amount and percentage of disturbed and protected land in common open space. Page 14 Frederick County, Virginia Master Development Plan Application Package Residential Development Information Yes No l . Location and dimension of Residential Separation Buffers. 2. Acreage in common open space, in housing type, in road rights -of -way, and for the entire development (by Phase). N/K 3. Location and boundaries of housing types. Residential Performance (RP) dimensional requirements should be indicated. % 4. Number of dwelling units (by type, phase, and in total). 5. Location and configuration of required recreational facilities. Statement of required and type of facilities to be provided. Infrastructure Information Yes No V l . Location of adjoining streets and utilities. 2. Location, arrangements, and right-of-way widths of roads and property access. 3. Location and arrangement of street entrances, drive4ys, and park�g areas. 4. Location of entrances to the development from public streets. /-��`s'�c"t.. 5. Type of road design (rural or urban). 6. Use of inter -parcel connectors. - 06k-GV_J� n Page 15 Frederick County, Virginia Master Development Plan Application Package Traffic impact analysis. To be submitted to the Virginia Department of Transportation. ✓ 8. Location of sewer and water mains with statements concerning the connection with and availability of facilities. f 9. Location and arrangement of electric and gas utilities. Other Design Information Yes No �ut�� re ✓ 1. Location of Zoning District and Road Efficiency buffers, / and examples specifying the screening to be provided. 2. Plan for stormwater management. Location of stormwater facilities. V 3. Acreage of each type of environmental protection land. "N^Y 0 (Amount and percentage of disturbed and protected land in common open space.) Shown in a table format. t�l 4. Amount, boundaries, and location of common open space. (Indicate the percentage of the entire site to be placed in common open space.) Location of environmental protected areas to be included in common open space. � 5,` en` ,��� �C- 1 Page 16 r�" Frederick County, Virginia Master Development Plan Application Package Countv Health Department Information Yes No Statements and locations pertaining to sewer and water o I 1 1 �./\5�_> availability. 2. Statements and locations concerning any existing pre- or post -water treatment facilities. 3. Statements and location of any planned private treatment facilities. Page 17 DATE �'�'Z�'�> ��1C-015��1�CC�(1 RECEIVED FROM b 3 E & ,-f -lca` v k�r, tL,(_k)a A -Q )\k' ,yCk4 IJA FOR FOR i rlQ-L'AG v,f p l6�-Yi arY,u1i ACCOUNT PAYMENT- BAL. DUE OCASH � ') - FROM CHECK OMONEY ORDER BY _No. 127 4 rk-,;2 js 3sul" -till�'ll-r- DOLLARS -b3 3-A-8 , 43. A- 95 TO 1 7 LOU 5 M Document Approval Torm FJiWERIGK�COUNTY,T\iT - PLEASE REVIEW THE ATTACHED DOCUN=. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIlvIE OF YOUR APPROVAL. IF THUS DOMEENT DOES NOT MEET YOVRAPPROVA.L PLEASE PROVIDE COMMENTSAS TO WHAT YOU WOULD LSE TO HAVE COMPLETED. Candice_ David Aim* Susan Eric COhEM=S: I � Received by CIerical Staff (Date & Time): _ _ t' Z-0 �S