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HomeMy WebLinkAbout02-04 Crossroads Commercial Center Commercial & Office - Opequon - Backfile (2)4 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: J_ �VDOT ` 'County Engineer Fire Marshal amtation Authority Inspections Dept. Health Department City of Winchester GIS (Mapping) Parks & Recreation ""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 Date NOTES: TRACKING Application received Fee Paid (amount: $(o / ) Preliminary MDP heard by Planning Commission - Action taken: a4whtd Preliminary MDP heard by Board of Supervisors - Action taken:,�xQ�,Q. 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. DATE: IR4 0 File opened. D y Reference Manual updated/number assigned. D-base updated. p List of adjoiners given to staff member for verification. 0 One black & white location map requested from Mapping & Graphics. Four sets of labels requested from Data Processing. OU Y File given to Renee' to update Application Action Summary. h�B(/ CLOSE OUT FILE: 4110 Approval (or denial) letter mailed to applicant (*Note: Be sure Joe Wilder in Public works 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 Jane wants a copy of the final action letter even if the application was denied or withdrawn.) /� 0 File stamped "approved"/"denied" or "withdrawn." 4 64�- � Reference Manual updated. 6 41�1�j D-base updated. (o'/S•0 ile given to Renee' for final update to Application Action Summary. File in file drawer. U TwoPCommon\Trwkmg shcers\TRACKING.MDP Rev 01121/03 p CASH a 3738 RECEIPT Date \- Received From Address (�. r � `�-' n� boliars _ For u_s_ Y V W � A ACCOUNT ACCOUNT• AMT OFT ' ' C.H.� CASH W PAID AMT. PAID CHECK- (w _ BALANCE DUE MONEY ORDER [IBj/ CREDIT CARD❑ "�s��`'•_..,�; Y�.. �J a V w iY rl COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 June 14, 2004 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Administrative Approval of Master Development Plan (MDP) #02-04 Crossroads Commercial Center Property Identification Number (PINS) 86-A-10 and 86-A-11 (Zoning: B2) Dear Evan: Frederick County administratively approved the above -referenced final master development plan on June 14, 2004. The master development plan is approved for a commercial development on approximately 19 acres of land zoned B2 District. Access to the site shall be provided via a proposed public road off of Double Church Road (Route 641) and a right -in only entrance off of Fairfax Pike (Route 277). Per Planning Commission approval, the proffered 50' wooded strip around the rear perimeter of the site may be utilized for the required Category B Zoning Buffer in those locations. Supplemental trees may be required in the 50' wooded strip; and the full requirements of a Category B Zoning Buffer shall be required in locations where no existing woods exist. Other required improvements specified on the MDP include a new right turn lane along Fairfax Pike and Double Church Road, additional widening of Double Church Road, and extensive storm water management improvements. All requirements of the Frederick County Zoning and Subdivision Ordinance have been addressed in the plan. Please note that approval of a subdivision design plan and plats is required prior to the subdivision or development of this parcel. Individual uses shall submit site plans for review by the Planning Department and all relevant review agencies. I am providing you with eight (8) 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, z� C Jeremy F. Camp, Planner II 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Re: Administrative Approval of MDP #02-04 Mr. Evan Wyatt June 14, 2004 JFC/bad Attachments cc: Jeni Company (owner) Elizabeth Properties, L.C. (owner) Bill Ewing, Opequon District Supervisor Joe Wilder, Public Works Jane Anderson, Real Estate em: Roger L. Thomas, Opequon District Planning Commissioner Rick C. Ours, Opequon District Planning Commissioner 0 GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Founded in M1 RECEIVE® JUN 1 0 2004 FREDERICK COUNTY PLANNING & DEVELOPMENT T R A N S M I T T A L Project Name: Crossroads Commercial Centre -Master File No: 3418 Date June 10, 2004 Plan To: FC Planning From: Evan Wyatt/dlm Attn: Jeremy Camp GREENWAY ENGINEERING Phone: 540-662-4185 Copied Fax: 540-722-9528 ❑ Urgent ❑ For Your Review ❑ As You Requested ❑ Please Comment Message: Jeremy Per your request, attached are 10 copies with Owners'signatures of the Master Development Plan (MDP #02-041 approved on 5/18/04 that can now be si ng ed by the County Administrator and Director of Planning Deparment. Thank you for your assistance. Call with and concerns. Greenway Engineering Telephone 540-662-4185 FAX 540-722-9528 www.greenwayeng.com • • May 4, 2004 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 RE: MASTER DEVELOPMENT PLAN #02-04 OF CROSSROADS COMMERCIAL CENTER Property Identification Numbers (PINS): 86-A-10 and 86-A-11 Dear Evan: The Frederick County Board of Supervisors granted staff administrative approval authority for the above - referenced Preliminary Master Development Plan on April 27, 2004. Your firm will need to submit a Final Master Development Plan for this project which addresses all review agency comments, as. well as all comments of the Planning Commission and Board of Supervisors. Our department will provide your firm with administratively approved copies of this plan once these issues have been addressed. If you have any questions, please do not hesitate to call me. Sincerely, 9"'Ovq. cwl'�� Jeremy F. Camp Planner II JFC\bad cc: Jeni Company, PO Box 888, Winchester, VA 22604 Bill Ewing, Opequon District Supervisor Jane Anderson, Real Estate Joe Wilder, Public Works Roger Thomas and Rick Ours, Opequon District Commissioners 107 North Kent Street - Winchester, Virginia 22601-5000 MASTER DEVELOPMENT PLAN #02-04 CROSSROADS COMMERCIAL CENTER Staff Report for the Board of Supervisors Public Meeting Prepared: April 19, 2004 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Planning Commission: 04/07/04 Board of Supervisors: 04/27/04 Action Recommendation to authorize approval Pending—R)PfXo V6%a LOCATION: The property is located in the northeast corner of the Fairfax Pike (Route 277) and Double Church Road (Route 641) intersection. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBERS: 86-A-10 and 86-A-11 PROPERTY ZONING & PRESENT USE: Zoned: B2 (Business General) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North Zoned: RP (Residential Performance) District South Zoned: B2 (Business General) East Zoned: RP (Residential Performance) District West Zoned: RP (Residential Performance) District B 1 (Neighborhood Business) District PROPOSED USE: Commercial and Office Use: Unimproved Use: Residential (Fredericktown) Use: Commercial Use: Residential (Nottoway Townhouses) Use:Residential (Fredericktowne Townhouses, Village at Sherando) Commercial MDP #02-04, Crossroads Commercial Center Page 2 April 19, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: A VDOT review has been performed on the subject plans dated November, 2002. The preliminary master development plan for the property appears to have a measurable impact on Route 641 and 277, the VDOT facilities which would provide access to the property. We have the following comments: The "right in only" entrance from Route 277 shall be required to be constructed to eliminate any eastbound traffic from making a left into this entrance. The lane configurations you have shown on the southern side of Route 277 for Route 641 details a combination thru and right turn lane. This will not be allowed without a separate right turn lane. The left turn lane will continue to be a left and shared thru lane. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Planning Staff Comment: It should also be noted that VDOT's comments do not "require " an entrance at this location, but do require that if an entrance is here, that it be a right -in only. Fire Marshal: Project buildout may require additional waterlines, fire hydrants or other fire protection requirements which may be addressed during the site plan process. Plan approval recommended. Sanitation Authority: The existing 6" sewer line(s) will need to be enlarged to 8" diameter. Service Authority: No comments County Inspections: No comment required at this time. Approval of individual site plans required. Public Works: A comprehensive review of the development shall be performed at the time of site plan submission. Stormwater management issues shall be addressed prior to any site development. Geographic Information Systems: The road name "Cain Place" has been approved and reserved for use in the Frederick County road name system. Structure numbers will be assigned either at the subdivision or building phases. Winchester Regional Airport: The above referenced Master Plan has been reviewed and it appears that MDP #02-04, Crossroads Commercial Center Page 3 April 19, 2004 the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site falls outside of the airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required for most subdivisions and development of property in Frederick County. 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. A detailed subdivision design plan and/or site plan is required after approval of a master development plan and prior to development.. B) Location The 19.263 acres of the subject property are located within the Opequon Magisterial District in the northeastern corner of the Double Church Road (Route 641) and Fairfax Pike (Route 277) intersection. Fredericktowne Subdivision and Townhouses are located to the north and northeast of the property. The Village of Sherando and the Moose Lodge are across Double Church Road (Route 641) to the west. Rite Aide and the Bank of Clarke County are located on the opposite side of Fairfax Pike (Route 277). C) . Site History The original Frederick County Zoning Map enacted the R-3 (Residential Limited) District for the subject property. On November 8, 1989 the 19.263 acres were rezoned to the B2 (Business General) District. It was one of the first rezoning applications in Frederick County with proffers. D) Site Suitability Land Use Compatibility: The site of the proposed development is located along the Fairfax Pike Corridor in an area with a mixture of land uses. The dominating land use to the north is single-family residential, including townhouses. Along the Fairfax Pike Corridor, business uses have prevailed. 0 0 MDP #02-04, Crossroads Commercial Center Page 4 April 19, 2004 Historic Resources: The Frederick County Rural Landmarks Survey does not identify any potentially significant historic resources on the site of the proposed master development plan. Furthermore, according to the National Park Service's Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is not included in any battlefield study area and does not contain any core battlefield resources. Environment: The subject property does not contain any areas of steep slopes or floodplain. Wetland areas exist ,in the rear of the parcel and have been delineated on the master development plan. The Frederick County Zoning Ordinance allows the disturbance of wetlands only when in accordance with the requirements of the United States Army Corps of Engineers or other qualified state or federal agencies (Zoning Ordinance, Section 165-31 B (3), page 16551). The General Soil Map of the Soil Survey of Frederick County, Vir ig nia indicates that the soils comprising the subject parcels fall under the Blairton soil association, which is typical for land located east of Interstate 81. It is noted that Blairton soils present some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site engineering process associated with subsequent development applications for the proposed project. Comprehensive Policy Plan: The 19.263-acre parcel is zoned commercial and is within the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The Frederick County Comprehensive Policy Plan supports commercial uses at locations with easy access to sufficient markets and with good visibility from major thoroughfares (Comprehensive Policy Plan, page 6 -12). There is no small area land use plan of the Fairfax Pike Corridor in the Frederick County Comprehensive Policy Plan. Landscaping, Buffers and Open Space: To be noted, the rear third of the parcel is heavily wooded; and the applicant is proposing to maintain a 50 foot strip of woodlands around the rear perimeter of the property. The applicant is seeking a waiver from the Planning Commission's to allow this 50 foot strip of woodlands to be credited as the required full screen for the zoning district buffer. As stipulated in Section 165- 37 B (2) of the Frederick County Zoning Ordinance, the Planning Commission may allow a woodland strip of 50 feet as a full screen. The approved proffer statement stipulates that these trees shall be retained. Planning Staff Comment: To ensure that the 50 foot strip of woodlands is preserved during the land disturbance and construction phases, it is appropriate for the applicant to physically demarkate the areas on the site to be preserved prior to development. MDP #02-04, Crossroads Commercial Center Page 5 April 19, 2004 Transportation: The Comprehensive Policy Plan classifies Fairfax Pike (Route 277) as a minor arterial highway. Upgrading Fairfax Pike (Route 277) is currently the top priority on the Frederick County Primary Road Improvement Plan. Town Run Lane is classified as a local road and Double Church Road is classified as a major collector road (Comprehensive Policy Plan, Eastern Road Plan, page 7- 15). Primary Access to the site is proposed via a commercial entrance off of Double Church Road (Route 641). A waiver to the entrance spacing requirement is being requested by the applicant with this application to allow a right -in only entrance off of Fairfax Pike (Route 277). The Zoning Ordinance requires a 200' entrance spacing requirement from the intersection of Double Church Road (Route 641) and Fairfax Pike (Route 277). Based on the scale of the proposed master development plan, the proposed right -in only entrance would be in the proximity of 150' from this intersection. Section 165-29 B of the Frederick County Zoning Ordinance allows the Planning Commission to approve exceptions to the entrance spacing requirement when the entrance physically limits left turns. Planning Sta ff Comment.• From an access management point of view, it would be more efficient to have a spacing of at least 200 feet from the intersection. It would be possible for the proposed development to have access to Fairfax Pike (Route 277) if a shared entrance was established with the adjoining property to the east. Proffer Compliance: As required by the proffer statement, the applicant has completed a TIA (Traffic Impact Analysis) to ensure that a minimum level of service C is maintained at the Double Church Road (Route 641) and Fairfax Pike (Route 277) intersection. The TIA concludes that a level of service C or better will be maintained at the intersection after the following improvements are provided: the northbound approach is to be reconfigured to include a left turn lane and a shared through/right lane. the southbound approach will require a separate left turn lane; and the westbound approach will require a separate right turn lane. The preliminary master development plan for Crossroads is in general conformance with all proffered conditions at this time. Planning Staff Comment: The preliminary master development plan states that individual site plan submissions will be evaluated by VDOT to determine the impacts that warrant the construction of the improvements called for in the TIA. Construction of these improvements earlier in the development process should be considered to help control construction traffic. 0 MDP #02-04, Crossroads Commercial Center Page 6 April 19, 2004 PLANNING COMMISSION SUMMARY & ACTION OF 04/07/04 MEETING: During the discussion of the fall -screen waiver request and retention of the existing woodlands strip, a member of the Commission pointed out that frequently it is necessary to remove trees when utilities are installed. The applicant's representative proposed to do an evaluation at the site plan stage and areas disturbed by utility extensions could be supplemented with additional plantings. In addition, they could incorporate a narrative on the master plan to this effect. The applicant's representative cited the limited amount of road frontage as reason for the entrance spacing waiver request and believed that granting the waiver was appropriate because the entrance was for proposed "right -turn -in" movement only. Commission members recognized the traffic problems along Fairfax Pike and noted that the needed improvements will more than likely be accomplished through development, such as the one proposed. It was also noted that the traffic patterns in the area were likely to change once Warrior Drive opens. There were no public comments regarding this master plan. Three separate actions were taken by the Commission, as follows Landscape Buffer and Open Space Waiver Request - unanimously recommended approval with the restoration of areas disturbed by utility installation YES (To Approve): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger, Gochenour ABSTAIN: DeHaven Entrance Spacing Waiver Request for a Right-hand Turn Lane Closer than 200' to Intersection - recommended approval by a majority vote YES (To Approve): Unger, Morris, Light, Ours, Fisher, Rosenberry, Thomas NO: Gochenour ABSTAIN: DeHaven MDP #02-04 of Crossroads Commercial Center - recommended approval by a majority YES (To Approve): Rosenberry, Fisher, Ours, Thomas, Light, Morris, Unger i MDP #02-04, Crossroads Commercial Center Page 7 April 19, 2004 NO: Gochenour ABSTAIN: DeHaven (Please note: Commissioners Triplett, Kriz, Watt, and Straub were absent from the meeting.) STAFF CONCLUSIONS FOR 04/28/04 BOARD OF SUPERVISORS MEETING: This Master Development Plan is consistent with the requirements of Article XVII, Master Development Plan, of the Zoning Ordinance. All of the issues identified by the Board of Supervisors should be appropriately addressed by the applicant. The Planning Commission recommended that administrative approval be authorized on April 7, 2004. The Board of Supervisors is not required to take action on the waivers requested by the applicant. These waivers were approved by the Planning Commission on April 7, 2004, and only require action by the Planning Commission. The applicant is seeking authorization of the preliminary master development plan by the Board of Supervisors. The Board's authorization will grant staff with administrative approval authority or the final master development plan. 0:\Agendas\COMMENTS\MDP's\2004\BOS_CrossroadsCommCtr.wpd , 1853 88 A 11 - / MAN is �- sac / JENI COMPANY86 A 11 / Y PROPERTIES, LC MDP # 02 - 04 ` Cross Roads \ Commercial Center B41 / / `/ / Pins: 86 A 13 i/ CV 86 - A - 1 0 STEPHENS CITY % �/ > 86 - A - 11 LODGE NO2483,'/ r 40 -r iit' 1. V c ti zs �}t .�.., .j •1 1r .. � �. !gyp 4 y �:. r _ i' 5 fix. •3�ti?. `3�'. ".�'iFt: _. .. �..... �`�3i.{ir � , ��i' ��r� �ifI �.:i_ ASSOC. 4 1� JENI COMPANY i \, 86 A 11 �� �•\� - B2 PROPERTIES, LC ELIZABETH r / MDP # 02 - 04 - T �<p�► ! B2 Cross Roads ER/INDO �/ Commercial Center - s 4 i Pins: 86 A 13 A / ` 86-A-10 STEPHENS CITY � 86 - A - 14 LODGE NO 2483 \� i B2 \ 86 A 12 \ we THOMPSON I , s r,b,,. Inky 277 — i 2 BANK OF. I WOLVERI B2 U 80 Feet B2 CLARKE COUNM2 - TY I I86 A 82A i 86 A 18A +I Frederick County, Vi Master Develo rent Plan Application APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received Application # OA -�rf Complete. Date of acceptance Incomplete. Date of return 1. Project Title: Crossroads Commercial Center 2. Owner's Name Jeni Company (Fred L. Glaize, III; Billy J. Tisinger; Beverley B. Shoemaker) Elizabeth Properties, L.C. (Beverley B. Shoemaker) (Please list name of all owners or parties in interest) 3. Applicant: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: (540) 662-4185 4. Design Company: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: (540) 662-4185 Contact Name: Evan Wyatt, AICP IS .r as 5. Location of Property Northeast corner of the intersection of Route 277 (Fairfax Pike) and Route 641 (Double Church Road) 6. Total Acreage: 19.263 acres 7. Property Information a) Property Identification Number (PIN): 86-((A))-10 & 86-((A))-1 1 b) Current Zoning: B-2, Business General District c) Present Use: Unimproved d) Proposed Uses: Commercial & Office e) Adjoining Property Information: North South East Property Identification Numbers 7413-6-2-25 thru 31 86-A-12, 18A & 82A 86-A-13 86D-1-18 86C-1-2-1 thru 137 86-A-83 West 7413-10-2-34 tluu 82 86-A-7 f) Magisterial District: Property Uses Residential (Fredericktowne) Commercial Fraternal Lodge Residential Residential (Nottoway Townhouses) Residential Residential (The Pines Townhouses) Residential Opequon District . 8. 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: VU�-+�j Date: 1 17� 610 + • a Special Limited Power of Attorney County of Frederick, Virginia 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) Jeni Company -Fred L. Glaize� -,-III (Phone) 540=662-2092 (Address) PO Box 888 Winchester, VA 22604 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book IMMMKRM. 751 on Page 991 , and is described as Parcel: 86 Lot: _ o Block: A_ Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone)540-662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 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: Q Rezoning (Including proffers) ❑ Conditional Use Permits ® 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 thereof I we) have hereto set my (our) hand and seal this � day of tt4 , , 200-4, JEI�I ONiPANY Signature(s) - - c < : ", s�. `_ Feed L. Glaize, III, Pr6side t Stage of Virginia, CityiZ y of lt'nr , T o-wit: 5 �. L) A',r-, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who i4ned to the foregoing instrumen nd who is (are) known to me, personally appeared before me and ekno Zdgee s e before e in the jurisdiction aforesaid thisal day o 200. �/ My Commission Expires: i Notary Public a ft Special Limited Power of Attorney County of Frederick; Virginia 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) ,7P�Company-Billy J. Tisinger (Phone) 540-662-2092 (Address).. PO Box 888 Winchester, VA 22604 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County, of Frederick, Virginia, by Deed Book ?IIMK. 751 on Page 991 , and is described as Parcel: Bh Lot: 10 Block: A_ Section: Subdivision: do hereby make, constitute and appoint: (Name) _Greenway Engineering (Phone) 540-662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 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: F Rezoning (Including proffers) ❑ Conditional Use Permits ® 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 thereof, I JENI Signature(s) and seal thisO)s —' T,esinVr, Vice Pre ient irginia, Lityi -of _ ,{//, n �Q2� , To -wit: 2001, I,P)Li] ti5 41. 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 ackn wledged the ame b re mein the jurisdiction aforesaid thi�y ft ko✓ra200. My Commission Expires: J Notary ublic - Special Limited Power of Attorney County of Frederick, Virginia 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) Jeni Company -Beverley B. Shoemaker (Phone) 540-662-2092 (Address) PO Box 888 Winchester, VA 22604 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book INMYMMM. 751 on Page 991 , and is described as Parcel: 9C,_ Lot: 1 o Block: _ A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone)540-662-4185 (Address) 151 Windy Hill Lane Winchester,_ VA_ 22602 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: i'] . Rezoning (Including proffers) ❑ Conditional Use Permits ® 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 thereof, I (we) have hereto set my (our) hand and seal this -'�O day of a , 200_1_, ,,�JENI COMPANY Signature(s) Beverley /B. Shoemaker, Secre a_vyy ` C �pp Stage of Virginia, �iCounty of �� .�C , To -wit: I, �el}tsz ►►' l� a Notary Public in and for the jurisdiction aforesaid, certify that the person( who signed to the foreg ng instrument and who is ( known to me, personally appeared before me and has acknowledged the arne before me in the jurisdiction aforesaid this Jotday of 200� U u 1 My Commission Expires:( Notary Public Special Limited Power of Attorney County of Frederick; Virginia 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) Elizabeth Properties, LC (Phone) 540—A69-1goo (Address) PO Box 480 Stephens City, VA 22655 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 040001 1 18 on Page 20R , and is described as Parcel: 86 Lot: 11 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone)540-662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 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 ® 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 thereof, I (we) have hereto set my (our) hand and seal this c� day of , 20041 Signature(s)�,L(&/1% State of Virginia, G#yiCouniy of gu Abt -QK , To -wit: 1, Yz� Val .�OLM , a Notary Public in and for the jurisdiction aforesaid, certify that the per'sunw who signed to the fore oing instrument and who is () known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this 30day of, 200�. V 1, My Commission Expires: '1�?`. Notary Public 0 . 0 A Traffic Impact Analysis of the Crossroads Commercial Center Located in: Frederick County, Virginia Prepared for: Bowman/Shoemaker Companies C/o Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Prepared by: Patton Harris Rust & Associates, pc Engineers. Surveyors. Planners. Landscape Architects. 208 Church Street, S.E _A Leesburg, Virgihia 20175 T 703.777.3616 H F 703.777.3725 November 14, 2003 OVERVIEW Report Summary Patton Harris Rust & Associates, pc (PHR+A) has prepared this document to present the traffic impacts associated with the proposed Crossroads Cormmercial Center development to be located along the northeast quadrant of the Route 277 (Fairfax Pike) / Route 641 (Double Church Road) intersection in Frederick County, Virginia. The site will include 112,500 square feet of retail, 37,500 square feet of office and a 4,000 square foot bank. Access is to be provided via site driveways located along Route 277 and Route 641, respectively. Build -out is anticipated to occur over a single transportation phase by the year 2008. Methodology The traffic impacts accompanying the Crossroads Commercial Center were obtained through a sequence of activities as the narratives that follow document: • Assessment of background traffic including other plamied projects in the area of impact, • Calculation of trip generation for the proposed Crossroads Commercial Center site, Distribution and assignment of the Crossroads Commercial Center generated trips onto the study area road network, • Analysis of capacity and level of service using the newest version of the highway capacity software, HCS-2000, for existing and future conditions. EXISTING CONDITIONS PHR+A obtained recently conducted AM and PM peals hour manual turning movement counts at the intersection of Route 277/ Route 641. To determine the existing ADT (Average Daily Traffic) along each of the study area roadway links, PHR+A assumed a "k" factor (the ratio of PM peals hour traffic volumes to 24-hour traffic volumes) of,10%. Figure 1 shows the existing ADT and AM/PM peak hour traffic volumes at the intersection of Route 277/ Route 641. Figure 2 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS-2000 levels of service worksheets are included in the Appendix section of this report. PHR1� A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 1 • No Scale 4 SITE o � 25(69) �� 368(351) Fairfax Pike d 32(97) (61)12 o 318 425 (133)54 W N DailyAverage AM Peak Hour (PM Peak Hour) I H NLI 1 Figure 1 Existing Traffic Conditions A Traffic Impact Analysis of the Crossroads Commercial Center p November 14, 2003 HRA Page 2 i t., No Scale Rural Two -Lane Roadway LOS = QQ Signalized Intersection LOS = B(B) n Fairfax Pike 277 ...� N4 (B)B O CD a� 641 A SITE AM Peak Hour(PM Peak Hour) L If \�J 1 Figure 2 Existing Lane Geometry and Level of Service PHR1� A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 3 Ll 2008 BACKGROUND CONDITIONS The 2008 background traffic conditions were determined by increasing the existing volumes along Route277 and Route 641 using annual growth rates provided by the Virginia Department of Transportation (VDOT) staff. Accordingly, the existing traffic volumes were increased along Route 277 at a rate of 5% per year and along Route 641 at a rate of 3% per year. VDOT made no indications regarding specific "other developments" in the area. Figure 3 shows the 2008 background ADT and AM/PM peals hour traffic volumes at the intersection of Route 277/ Route 641. Figure 4 shows the respective 2008 background lane geometry and AM/PM peak hour levels of service. HCS-2000 levels of service worksheets are provided in the Appendix section of this report. TRIP GENERATION The total trips produced by and attracted to the Crossroads Commercial Center site were established using equations and rates provided in the 6"' Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report. Table 1 summarizes the trip generation results for the proposed Crossroads Commercial Center development. Table 1 Crossroads Commercial Center Trilp Generation Summary ITE Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT 710 Office 37,500 SF 75 10 85_ 21 101 121 625 820 Retail 112,500 SF 105 67 171 326 353 679 7,353 912 Drive-in Bank 4,000 SF 28 22 51 110 109 219 1,084 Total Trips 208 99 307 456 563 1,019 9,062 15%Retail Pass -by Reduction -16 -16 -26 -49 -49 -102 -1,103 Total "New Trips" 192 84 282 407 514 917 7,959 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 trip distribution percentages shown in Figure 5 to assign the Crossroads Commercial Center trips (Table 1) throughout the study area roadway network. Figure 6 shows the respective development -generated AM/PM peak hour trips and ADT assignunents.. A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 H Page 4 No Scale a SITE 29(80) 4■ 470(448) =m 37(1,12) (71)14 ommom do d 406 ■■w► (542 (154)63 ° n 4 c� AM Peak Hour (PM Peak Hour) I Figure 3 2008 Background Traffic Conditions p AA Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 HPage 5 No Scale Rural Two -Lane Roadway LOS = QQ SITE Signalized Intersection LOS = QQ n 277 fax Pike �, B(B) (B)B m=► 'M% CD 641 AM Peak Hour(PM Peak Hour) Figure 4 2008 Background Lane Geometry and Level of Service PH R1� A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 6 No Scale ' �riyeway SITE S,tie 277 Fairfax Pike d i d_ o CD 641 TD -,- A H N�1 1 Figure 5 Trip Distribution Percentages A Traffic Impact Analysis of the Crossroads Commercial Center P November 14, 2003 HRAPage 7 • 0 No Scale ^P ' SITE w fIS 0 w �■ 19(41) 4. -8(-24)** 277 Fairfax Pike i (167)75..� d 0 * * (-24)-8 ■ moo♦ w 641 X�' (180)29 0► (16) i v AM Peak Hour (PM Peak Hour) ** Volume includes pass -by trip reduction -I- Figure 6 Development -Generated Trip Assignments � PH' A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 8 2008 BUILD -OUT CONDITIONS In order to accommodate the proposed project, PHR+A has assumed the following improvements at the intersection of Route 277/Route 641: • the northbound approach is to be reconfigured to include a left turn lane and a shared through/right lane. • the southbound approach will require a separate left turn lane; and • the westbound approach will require a separate right turn lane. The Crossroads Commercial Center assigned trips (Figure 6) were added to the 2008 background traffic volumes (Figure 3) to obtain 2008 build -out conditions. Figure 7 shows the 2008 build -out ADT and AM/PM peals hour traffic volumes at the intersection of Route 277/ Route 641. Figure 8 shows the respective 2008 build -out lane geometry and AM/PM peak hour levels of service. All HCS-2000 levels of service worksheets are included in the Appendix section of this report. CONCLUSION The traffic impacts associated with the Crossroads Commercial Center development are acceptable and manageable. Route 641 (north of the proposed site - driveway) and the intersection of Route 277/ Route 641 and will maintain levels of service "C" or better during 2008 build -out conditions. t k A Traffic Impact Analysis of the Crossroads Commercial Center + November 14, 2003 Page 9 hPN No Scale SITE (JO U1 %■48(121) I 4462(424) 0 277 Fairfax Pike e=37(112) (238)89 no** (381)535mwm��d (154)63 now, o 3`1' 'uJ cn 641 Average Daily Trips AM Peak Hour (PM Peak Hour) Figure 7 2008 Build -out Traffic Conditions E A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 10 F EN No Scale Rural Two -Lane Roadway LOS = QQ SITE Signalized Intersection LOS = QQ n C(C) 277 Fairfax Pike Ak a� 641 �� n AM Peak Hour(PM Peak Hour) Figure 8 - 2008 Build -out Lane Geometry and Level of Service A Traffic Impact Analysis of the Crossroads Commercial Center R+A November 14, 2003 Page 11 PH A Traffic bripact Analysis of the Crossroads Commercial Center Located in: Frederick County, Virginia Prepared for: Bowman/Shoemaker Companies Cro Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Prepared by: Patton Harris'Rust & Associates, pc Engineers. Surveyors. Planners. Landscape Architects. 208 Church Street, S.E Leesburg, h giniaStreet, 20175 PT 7sburg, .3616 HRA F 703.777.3725 November 14, 2003 OVERVIEW I` Report Summary Patton Harris Rust & Associates, pc (PHR+A) has prepared this document to 1 present the traffic impacts associated with the proposed Crossroads Conunercial Center development to be located along the northeast quadrant of the Route 277 (Fairfax Pike) / Route 641 (Double Church Road) intersection in Frederick County, Virginia. The site will include 112,500 square feet of retail, 37,500 square feet of office and a 4,000 square foot bards. Access is to be provided via site driveways located along Route 277 and Route 641, respectively. Build -out is anticipated to occur over a single transportation phase by the year'2008. ' Methodology The traffic impacts accompanying the Crossroads Commercial Center were obtained through a sequence of activities as the narratives that follow document: ® Assessment of background traffic including other plamied projects in the area of impact, 0 Calculation of trip generation for the proposed Crossroads Commercial Center site, • Distribution and assigrmzent of the Crossroads Commercial Center generated trips onto the study area road network, • Analysis of capacity and level of service using the newest version of the highway capacity software, HCS-2000, for existing and future conditions. ' EXISTING CONDITIONS PHR+A obtained recently conducted AM and PM peals hour manual turning movement counts at the intersection of Route 277/ Route 641. To determine the existing ADT (Average Daily Traffic) along each of the study area roadway links, PHR+A assumed a "k" factor (the ratio of PM peals hour traffic volumes to 24-hour traffic volumes) of 10%. ' Figure 1 shows the existing ADT and AM/PM peak hour traffic volumes at the g g intersection of Route 277/ Route 641. Figure 2 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS-2000 levels of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of the Crossroads Conunercial Center P R+A November 14, 200Iu Page No Scale SITE 25(69) 4 lrfax Pike ' ■ 368(351) d 32(97) (61)12..� d o)1 r (318)425 d _� (133)54 ° n w p- Average Daily Trips ^ AM Peak Hour (PM Peak Hour) Figure 1 P H R+A Existing Traffic Conditions A Traffic Impact Analysis of the Crossroads Conunercial Center November 14, 2003 Page 2 No Scale Rural Two -Lane Roadway LOS = QQ Signalized Intersection LOS = B(B) n n (B)B =W+ d AM Peak Hour(PM Peak Hour) I Figure 2 Existing Lane Geometry and Level of Service A Traffic Impact Analysis of the Crossroads Commercial Center November 14, 2003 Page 3 1 L-1 1 1 2008 BACKGROUND CONDITIONS The 2008 background traffic conditions were determined by increasing the existing volumes along Route277 and Route 641 using annual growth rates provided by the Virginia Department of Transportation (VDOT) staff. Accordingly, the existing traffic volumes were increased along Route 277 at a rate of 5% per year and along Route 641 at a rate of 3% per year. VDOT made no indications regarding specific "other developments" in the area. Figure 3 shows the 2008 background ADT and AM/PM peak hour traffic volumes at the intersection of Route 277/ Route 641. Figure 4 shows the respective 2008 background lane geometry and AM/PM peak hour levels of service. HCS-2000 levels of service worksheets are provided in the Appendix section of this report. TRIP GENERATION The total trips produced by and attracted to the Crossroads Commercial Center site were established using equations and rates provided in the 6"' Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report. Table I summarizes the trip generation results for the proposed Crossroads Commercial Center development. Table I Crossroads Commercial Center Trip Generation Summary ITE Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT 710 Office 37,500 SF 75 10 85 21 101 121 625 820 Retail 112,500 SF 105 67 171 326 353 679 7,353 912 Drive-in Batik 4,000 SF 28 22 51 110 109 219 1,084 Total Trips 208 99 307 456 563 1,019 9,062 15% Retail Pass -by Reduction -16 -16 -26 -49 -49 -102 -1,103 Total "New Trips" 192 84 282 407 514 917 7,959 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 trip distribution percentages shown in Figure 5 to assign the Crossroads Commercial Center trips (Table 1) throughout the study area roadway network. Figure 6 shows the respective development -generated AM/PM peak hour trips and ADT assignments. A Traffic Impact Analysis of the Crossroads Conunercial Center T T November 14, 2003 H Page 4 No Scale Figure 3 PHRn SITE w o 29(80) J 4■ 470(448) d ' 37(1/12) Ika d (406)542 (154)63 ° n AM Peak Hour (PM Peak Hour) I 2008 Background Traffic Conditions A Traffic Impact Analysis of the Crossroads Connnercial Center November 14, 2003 Page 5 No Scale Rural Two -Lane Roadway " LOS=QQ Signalized Intersection LOS = C(C) n 4M � B(B) (B)B mm• o AM Peak Hour(PM Peak Hour) Figure 4 2008 Background Lane Geometry and Level of Service PHR+A A Traffic Impact Analysis of the Crossroads Connnercial Center November 14, 2003 Page 6 n H \.1 V Figure 5 Trip Distribution Percentages A Traffic Impact Analysis of the Crossroads Conunercial Center PHRA November 14, 2 Pagee 7 7 No Scale 277 � �� $1�5 2� • eway SITE Af r w r w _ �1 N Fes-+ LJ r O O O Ci �19(41) �■-8(-24) * * irfax Pipe J I L d�� 167 75w d o (-24)-8 mm=* o w 00 641 �Q) (180)29•mmi► 1`r 56(126) 1106)** AM Peak Hour (PM Peak Hour) ** Volume includes pass -by trip reduction Lul\l1 Figure 6 Development -Generated Trip Assignments A Traffic Impact Analysis of the Crossroads Commercial Center P RA November 14, 2003 H Page 8 1 2008 BUILD -OUT CONDITIONS ' In order to accommodate the proposed project, PHR+A has assumed the following improvements at the intersection of Route 277/Route 641: • the northbound approach is to be reconfigured to include a left turn lane and a shared through/right lane. ' • the southbound approach will require a separate left turn lane; and • the westbound approach will require a separate right turn lane. ' The Crossroads Commercial Center assigned trips (Figure 6) were added to the 2008 background traffic volumes (Figure 3) to obtain 2008 build -out conditions. Figure 7 shows the 2008 build -out ADT and AM/PM peals hour traffic volumes at the intersection �J 1 of Route 277/ Route 641. Figure 8 shows the respective 2008 build -out lane geometry and AM/PM peals hour levels of service. All HCS-2000 levels of service worksheets are included in the Appendix section of this report. CONCLUSION The traffic impacts associated with the Crossroads Commercial Center development are acceptable and manageable. Route '641 (north of the proposed site - driveway) and the intersection of Route 277/ Route 641 and will maintain levels of service "C" or better during 2008 build -out conditions. A Traffic Impact Analysis of the Crossroads Commercial Center R _ n November 14, 2 H 1 1 Pagee 9 9 No Scale N 48(121) 4� 462(424) e 37(112) Fairfax Pike (238)89..0* d 81 535 d (154)63 a 00 o v ^�0 IS, SITE Average Daily Trips AM Peak Hour (PM Peak Hour) Figure 7 2008 Build -out Traffic Conditions A Traffic Impact Analysis of the Crossroads Conunercial Center 03 November 14, e 10HRA Page 10 No Scale Rural Two -Lane Roadway LOS = C(C) SITE Signalized Intersection LOS = C(C) !■�■ C(C) 277 fax Pike d • mmF d (C)C =M+ a� 641 �� n AM Peak Hour(PM Peak Hour) Figure 8 2008 Build -out Lane Geometry and Level of Service A Traffic Impact Analysis of the Crossroads Commercial Center I'][�+ nNovember 14, 2003 H1 1 Page 11 i, 1 11 � APPENDIX A 1 11 I 1 1 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. 1 1 E I 1 1 1 I 1 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 <_35.0 D >35.0 and <_55.0 E >55.0 and 580.0 F >80.0 ILEVEL OF SERVICE DESCRIPTIONS FOR SIGNALIZED INTERSECTIONS I 1 1 A I A E 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 7nay 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 v/c 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 IFull Report Page 1 of 3 1 (I 1 11 11 I 11 'I t FULL REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1111412003 Time Period AM Peak Hour Intersection Area Type Jurisdiction Analysis Year Route 277 & Route 641 All other areas Frederick County Existing Conditions Intersection Geometry Grade = 0 1 1 -1F Grade = 0 0 1 0 A - 0 1 1 Grade = 0 0 1 Grade = 0 N E i Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Volume (vph) 12 425 54 32 368 25 156 23 72 69 37 30 % Heavy veh 11 11 11 11 11 11 11 11 11 11 11 11 P H F 0.95 0.95 0.95 10.95 0.95 0.95 0,95 0.95 0.95 0,95 0.95 0.95 Actuated (P/A) A A A A I A A A A A A A -A Startup lost time 2.0 2.0 2.0 _ 2.0 2.0 2.0 12.0 2.0 Ext. eff. green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type 3 3 3 3 3 1 3 3 1 3 Unit Extension 3.0 3.0 3.0 13.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking (Y or N) N N N N N N N N Parking/hr Bus stops/hr 0 0 0 0 0 0 1 0 0 Ped timing 3.2 3.2 3.2 3.2 WB Only I EW Perm 03 04 NS Perm 06 07 08 Timing G= 5.0 G= 50.0 G= G= G= 30.0 G= G= G= Y= 5 Y= 5 Y= Y= Y= 5 Y= Y= Y= Duration of Analysis hrs = 0.25 C cle Length C = 100.0 file: //C:\Documents%20and%20Settiiigs\Callow\Local%20Settings\Temp\s2k3BC.tmp 12/12/2003 Full Report Page 2 of 3 r� 1 1 11 1 11 VOLUME ADJUSTMENT AND SATURATION FLOW RATE WORKSHEET General Information Project Description Crossroads Volume Adjustment EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Volume 12 425 54 32 368 25 156 23 72 69 37 30 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 Adj. Flow Rate 13 447 57 34 387 26 164 24 76 73 39 32 Lane Group L T R L TR LT R LTR Adj. flow rate 13 447 57 34 413 188 76 144 Prop. LT or RT 0.000 -- 0.000 0.000 -- 0.063 10,872 -- 0.000 10.507 -- 0.222 Saturation Flow Rate Base satflow 1900 1900 1900 1900 1900 1900 1900 1900 Num. of lanes 1 1 1 1 1 0 0 1 1 0 1 0 fW 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fHV 0.901 0.901 0.901 0.901 0.901 0.901 0.901 0.901 fg 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fp 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fbb 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fa 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fLU 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fl-T 0.520 1.000 -- 0.950 1.000 -- 0.656 -- 0.667 -- Secondary fl-T -- 0.353 -- -- -- fRT -- 1.000 0.850 -- 10.991 -- 1.000 0.850 -- 0.970 fLpb 1.000 1.000 -- 1.000 1.000 -- 1.000 --. 1.000 -- Rpb -- 1.000 1.000 -- 1.000 -- 1.000 1.000 -- 1.000 Adj. satflow 890 1712 1455 1626 1696 1122 11455 1108 Sec. adj. satflow -- 604 -- -- -- 12/12/2003 Full ReportPage 3 of 3 1 I CAPACITY AND LOS WORKSHEET General Information Project Description Crossroads Capacity Analysis EB WB NB SIB Lane group L T R L TR LT R LTR Adj. flow rate 13 447 57 34 413 1188 76 144 Satflow rate 890 1712 1455 1626 . 1696 11122 1455 1108 Lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Green ratio 0.50 0.50 0.50 0.60 0.60 0.30 0.40 0.30 Lane group cap. 445 856 1728 413 1018 337 582 332 v/c ratio 0.03 0.52 0.08 0.08 0.41 1 0.56 0.13 0.43 Flow ratio 0.01 0.26 0.04 0.24 10.17 0.05 0.13 Crit, lane group N y N N N d I Y N N Sum flow ratios 0.45 Lost time/cycle 15.00 Critical v/c ratio 0.53 Lane Group Ca acit , Control Delay, and LOS Determination EB WB NB SB Lane group L T R L TR LT R LTR Adj. flow rate 13 447 57 34 413 1188 76 144 Lane group cap. 445 856 728 413 1018 337 582 332 v/c ratio 0.03 0.52 0.08 0.08 0.41 0.56 0.13 0.43 Green ratio 0.50 0.50 0.50 0.60 0.60 0.30 0.40 . 0.30 Unif. delay dl 12.7 16'9 13.0 9.6 10.6 1 29.4 19.0 28.2 Delay factor k 0.41 0.13 0.11 0.11 0.11 0.16 0.11 0,11 Increm. delay d2 0.0 0.6 0.0 0.1 0.3 2.1 0.1 0.9 PF factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Control delay 12.7 17.5 13.1 9.7 10.8 31.5 119.1 29.1 Lane group LOS B B B A B C B C Apprch. delay 16.9 10.8 27.9 29.1 Approach LOS B B C C Intersec. delay 18.3 Intersection LOS B HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved version 4.1 a �I �lle://_C:\Documents%o20and%20Settinas\Callow\Local%20Settings\Temp\s2k3BC.tmp 12/12/2003 Full Report Page 1 of 3 I �1 1 t FULL REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1111412003 Time Period PM Peak Hour Intersection Area Type Jurisdiction Analysis Year Route 277 & Route 641 All other areas Frederick County Existing Conditions Intersection Geometry Grade = 0 1 Grade = 0 0 1 0 0 1 1 Grade = 0 0 Grade = 0 Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Volume (vph) 61 1318 133 97 351 69 142 94 74 44 77 32 % Heavy veh 5 5 5 5 5 5 5 5 5 5 5 5 P H F 0.95 0.95 0.95 10.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Actuated (P/A) A A A A A A A A A A A A Startup lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Ext. eff. green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type 3 3 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking (Y or N) N N N N N N N N Parking/hr Bus stops/hr 0 0 0 0 0 0 0 0 Ped timing 3.2 3.2 3.2 3.2 WB Only I EW Perm 03 04 1 NS Perm 06 07 1 08 Timing G= 5.0 1 G= 50.0 G= G= IG= 35.0 G= G= G= Y= 5 IY= 5 Y= Y= IY= 5 Y= Y= Y= Duration of Analysis hrs = 0.25 Cycle Length C = 105.0 20and%,20SettinLys\Callow\Local%20Settini4s\Temp\s2k3C7.tinp 12/12/2003 �. Full Report Page 2 of 3 Li 11 VOLUME ADJUSTMENT AND SATURATION FLOW RATE WORKSHEET General Information Project Description Crossroads Volume Adjustment EB WB NB SB LT I TH RT LT TH RT LT TH RT LT TH RT Volume 61 318 133 97 351 69 142 94 74 44 77 32 P H F 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0,95 0.95 0.95 0.95 Adj. Flow Rate 64 335 140 102 369 73 149 99 78 46 81 34 Lane Group L T R L TR LT R LTR Adj. flow rate 64 335 140 102 442 248 78 161 Prop. LT or RT 0.000 -- 0.000 0.000 -- 10.165 0.601 1 -- 0.000 0.286 -- 10. 211 Saturation Flow Rate Base satflow 1900 1900 1900 1900 1900 1900 1900 1900 Num. of lanes 1 1 1 1 1 0 0 1 1 0 1 0 fW 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fHV 0.952 0.952 0.952 0,952 0,952 0.952 0.952 0.952 g 1.000 1.000 1.000 1,000 1.000 1.000 1.000 1.000 fp 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fbb 1.000 1,000 1.000 1.000 1.000 1.000 1.000 1.000 fa 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fLU 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fl-T 0.507 1.000 -- 0.950 1.000 -- 0.706 -- 0.807 -- Secondary IT -- 0.431 -- -- -- fRT -- 1.000 0.850 -- 0.975 -- 1.000 0.850 -- 0.971 fLpb 1.000 1.000 -- 1.000 1.000 -- 1.000 -- 1.000 -- fRpb -- 1.000 1.000 -- 1.000 -- 1.000 1.000 -- 1.000 Adj. satflow 917 1810 1538 1719 1765 1278 1538 1419 Sec. adj. satflow -- 780 -- -- -- IFull Report Page 3 of 3 I Ll CAPACITY AND LOS WORKSHEET General Information Project Description Crossroads Capacity Analysis EB WB NB SB Lane group L T R L TR LT R LTR Adj. flow rate 64 335 140 102 442 1248 78 161 Satflow rate 917 1810 1538 1719 1765 11278 1538 1419 Lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Green ratio 0.48 0.48 0.48 0.57 0.57 0.33 0.43 0.33 Lane group cap. 437 862 732 491 1009 426 659 473 v/c ratio 0.15 0.39 0.19 0.21 0.44 1 1 0.58 0.12 0.34 Flow ratio 0.07 0.19 0.09 0.25 0.19 0.05 10.11 Crit. lane group N N N N Y Y Al N Sum flow ratios 0.44 Lost time/cycle 10.00 Critical v/c ratio 0.49 Lane Group Ca acit , Control Delay, and LOS Determination EB WB NB SB Lane group L T R L TR LT R LTR Adj. flow rate 64 335 140 102 442 248 78 161 Lane group cap. 437 862 732 1491 1009 426 659 473 v/c ratio 0,15 0.39 0.19 0,21 0.44 1 0.58 0.12 0.34 Green ratio 0.48 0.48 0.48 0.57 0.57 0.33 0.43 0.33 Unif. delay dl 15.5 17.7 15.8 11.1 12.9 29.0 18.1 26.3 Delay factor k 0.11 0.11 0.11 0.11 0.11 0.17 0.11 0.11 Increm. delay d2 0.2 0.3 0.1 0.2 0.3 1 2.0 0.1 0.4 PF factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Control delay 15.6. 18.0 16.0 11.3 13.2 31.0 18.1 26.8 Lane group LOS 8 B B B B C B C Apprch. delay 17.2 12.8 27.9 26.8 Approach LOS B B C C Intersec. delay 18.9 Intersection LOS B IHCS2000TM Copyright © 2000 University of Florida, All Rights Reserved Version 4.1 d L file:HC:\Documents%20and%20S ettings\Callow\Local%20Settings\Temp\s2k3 C7.tmp 12/12/2003 Full Report Page 1 of 3 r it I 1 1 Ll 1 FULL REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 11/14/2003 Time Period AM Peak Hour Intersection Area Type Jurisdiction Analysis Year Route 277 & Route 641 All other areas Frederick County 2008 Background Conditions Intersection Geometry Grade = 0 1 Grade = 0 0 1 0 0 1 1 Grade = 0 0 Grade = 0 Volume and Timing Input EB` WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Volume (vph) 14 542 63 37 470 29 181 27 83 80 43 35 % Heav veh 11 11 11 11 11 11 11 11 11 11 11 11 P H F 0.95 0.95 0.95 10.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Actuated (P/A) A I A A A A A A A A A A A Startup lost time 2.0 12.0 2.0 2.0 2.0 1 2.0 2.0 2.0 Ext. eff. green 2.0 12.0. 2.0 2.0 2.0 1 2.0 2.0 2.0 Arrival type 3 3 3 3 3 1 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0 Lane Width 12.0 12.0 12.0 12,0 12.0 12.0 12.0 12.0 Parking (Y or N) N N N N N N N N Parking/hr Bus stops/hr 0 0 0 0 0 0 0 0 Ped timing 3.2 3.2 3.2 3.2 WB Only I EW Perm 03 04 NS Perm 06 07 08 Timing G= 5.0 G= 50.0 G= G= G= 30.0 G= G= G= Y= 5 IY= 5 Y= Y= IY= 5 Y= Y= 1Y= Duration of Analysis hrs = 0.25 Cycle Length C = 100.0 file://C:\Documents%20and%20Settin2s\Callow\Local%20Settings\Temp\s2k3D2.trnp 12/12/2003 IFull Report Page 2 of 3 1 1 1 1 VOLUME ADJUSTMENT AND SATURATION FLOW RATE WORKSHEET General Information Project Description Crossroads Volume Adjustment EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Volume 14 542 63 37 470 29 181 27 83 80 43 35 P H F 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow Rate 15 571 66 39 495 31 191 28 87 84 45 37 Lane Group L T R L TR LT R LTR Adj. flow rate 15 571 66 39 526 219 87 166 Prop. LT or RT 0.000 -- 0.000 0.000 -- 0.059 0.872 -- 0.000 0.506 -- 0.223 Saturation Flow Rate Base satflow 1900 1900 1900 1900 1900 1900 1900 1900 Num. of lanes 1 1 1 1 1 0 0 1 1 0 1 0 fW 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fHV 0.901 0.901 0.901 0.901 0.901 0.901 0.901 0.901 f9 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fp 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fbb 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fa 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fLU 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fLT 0.455 1.000 -- 0.950 1.000 -- 0.636 -- 10.590 -- Secondary fLT -- 0.260 -- -- -- fRT -- 1.000 0.850 -- 0.991 -- 1.000 10.850 -- 0.970 fLpb 1.000 1.000 -- 1.000 1.000 -- 1.000 -- 1.000 -- fRpb -- 1.000 1.000 -- 1.000 -- 1.000 1.000 -- 1.000 Adj. satflow 778 1712 1455 11626 1697 1089 1455 979 Sec. adj. satflow -- 445 1 -- -- fifile://C:\Documents%20and%20Settin2s\Callow\Local%20Settin2s\Temp\s2k3D2.tmp 12/12/2003 Full Report Page 3 of 3 CAPACITY AND LOS WORKSHEET General Information Project Description Crossroads Capacity Analysis EB WB NB SB Lane group L T R L TR LT R LTR Adj. flow rate 15 571 66 39 526 219 87 166 Satflow rate 778 1712 1455 1626 1697 1089 1455 1 979 Lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Green ratio 0.50 0.50 0.50 0.60 0.60 0.30 0.40 0 Lane group cap. 389 856 728 326 1018 582 4 r29 v/c ratio 0.04 0.67 0,09 0.12 0,52 1327 0.67 0.15 6 Flow ratio 0.02 0.33 0.05 0.31 0.20 0.06 7 Crit. lane group N Y N N N Y N N Sum flow ratios 0.56 Lost time/cycle 15.00 Critical v/c ratio 0.66 Lane Group Ca acit , Control Delay, and LOS Determination EB WB NB SB Lane group L T R L TR LT R LTR Adj. flow rate 15 571 66 39 526 1219 87 166 Lane group cap. 389 856 728 1326 1018 327 582 294 v/c ratio 0.04 0.67 0.09 0.12 0.52 0.67 0.15 0.56 Green ratio 0.50 0.50 0.50 0.60 0.60 0.30 0.40 0.30 Unif. delay d1 12.7 18.8 13.1 11.0 11.6 30.7 19.1 29.5 Delay factor k 0.11 0.24 0.11 0.11 0.12 0.24 0.11 0.16 Increm. delay d2 0.0 2.0 0.1 0.2 0.5 5.2 0.1 2.5 PF factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1,000 Control delay 12.8 20.8 13.1 11.2 12.1 35.9 19.3 32.0 Lane group LOS 8 C B B B D B C Apprch. delay 19.8 12.0 31.2 32.0 Approach LOS B B C C Intersec. delay-----t 20.4 Intersection LOS C HCS2000TM Copyright© 2000 University of Florida, All Rights Reserved Version 4. l o /C-\l)ocum ents%20and%20Settinas\Callow\Local%20SettinRs\Temp\s2k3D2.tmp 12/12/2003 IFull Report Page 1 of 3 I 1 1 1 1 u FULL REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A. Date Performed 1111412003 Time Period PM Peak Hour Intersection Area Type Jurisdiction Analysis Year Route 277 & Route 641 All other areas Frederick County 2008 Background Conditions Intersection Geometry Grade = 0 1 1 Grade = 0 0 1 0 0 1 1 Grade = 0 0 1 Grade = 0 Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Volume (vph) f 71 406 154 112 448 80 165 109. 86 51 89 37 % Heavy veh 5 5 5 5 5 5 5 5 5 5 5 5 P H F 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Actuated (P/A) A A A A A A• A A A A A A Startup lost time 2.0 2.0 2.0 2.0 1 2.0 2.0 2.0 2.0 Ext. eff. green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type 3 3 3 3 3 3 3 3 Unit Extension 3.0 13.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 1 0 1 0 0 1 0 0 0 0 Lane Width 12.0 112.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking (Y or N) N N N N N N N N Parking/hr Bus stops/hr 0 0 0 0 0 0 0 0 Ped timing 3.2 3.2 3.2 3.2 WB Only I EW Perm 03 04 1 NS Perm 06 07 08 Timing G= 5.0 G= 50.0 G= G= G= 35.0 G= G= G= Y= 5 IY= 5 Y= Y= IY= 5 Y= Y= 1Y= Duration of Analysis (hrs) = 0.25 Cycle Length C = 105.0 file://C:\Documents%20and%20 allow\Local%20S \Temp\s2k3DD 12/12/2003 1 Full Report Page 2 of 3 I n J 11 1 1 1 1 1 1 VOLUME ADJUSTMENT AND SATURATION FLOW RATE WORKSHEET General Information Project Description Crossroads Volume Adjustment EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Volume 71 406 154 112 448 80 165 109 86 51 89 37 P H F 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow Rate 75 427 162 118 472 84 174 115 91 54 94 39 Lane Group L T R L TR LT R LTR Adj. flow rate 75 427 162 118 556 289 91 187 Prop. LT or RT 0.000 -- 0.000 0.000 -- 0.151rO6O2 -- 0.000 0.289 -- 0.209 Saturation Flow Rate Base satflow 1900 1900 1900 1900 1900 1900 1900 1900 Num. of lanes 1 1 1 1 1 0 0 1 1 0 1 0 fW 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fHV 0.952 0.952 0.952 0.952 0.952 0.952 0.952 0.952 fg 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fp 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fbb 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fa 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fLU 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 LT 0.409 1.000 -- 0.950 1.000 -- 0.680 -- 0.718 -- Secondary fLT -- 0.354 -- -- -- fRT -- 1.000 0.850 -- 0.977 -- 1.000 0.850 -- 0.972 fLpb 1.000 1.000 -- 1.000 1.000 -- 1.000 -- 1.000 -- Rpb -- 1.000 1.000 -- 1.000 -- 1.000 1.000 -- 1.000 Adj. satflow 741 1810 1538 1719 1769 1 1231 1538 1262 Sec. adj. satflow -- 640 1 -- -- 11 f le:HC:\Documents%20and al%20 T D.tmp 12/12/2003 IFull Report Page 3 of 3 1 11 1� 1 CAPACITY AND LOS WORKSHEET General Information Project Description Crossroads C*apac,ity Analysis EB WB NB SB Lane group L T R L TR LT R LTR Adj. flow rate 75 427 162 118 556 1289 91 187 Satflow rate 741 1810 1538 1719 1769 1231 1538 1262 Lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Green ratio 0.48 0.48 10.48 0,57 0.57 0.33 0.43 0.33. Lane group cap. 353 862 732 417 1011 410 659 421 v/c ratio 0.21 0.50 0.22 0.28 0,55 10.70 0.14 0,44 Flow ratio 0.10 0.24 0.11 0.31 0.23 0.06 0.15 Crit. lane group N N N N Y Y N N Sum flow ratios 0,55 Lost time/cycle 10.00 Critical v/c ratio 0,61 Lane Group Ca acit , Control Delay, and LOS Determination EB WB NB SB Lane group L T R L TR LT R LTR Adj. flow rate 75 427 162 118 556 289 91 187 Lane group cap. 353 862 732 417 1011 410 659 421 v/c ratio 0.21 0.50 0.22 0.28 0.55 10.70 0.14 0.44 Green ratio 0.48 0.48 0.48 0.57 0.57 0,33 0.43 0.33 Unif. delay d1 16.0 18.9 16.1 11.9 14.1 30.5 18.2 Delay factor k 0.11 0.11 0.11 0.11 0.15 0.27 0.11 FT4 1 Increm. delay d2 0.3 0.5 0.2 0.4 0.6 5.4 0.1 .7 PF factor 1.000 1.000 1.000 1.000 1.000 11.000 1.000 1.000 Control delay 16.3 19.3 16.3 12.3 14.7 35.9 18.3 28.1 Lane group LOS B B B B B D B C Apprch. delay 18.2 14.3 31.7 28.1 Approach LOS B B C C Intersec. delay 20.5 Intersection LOS C IHCS2000TM Copyright © 2000 University of Florida, All Rights Reserved Version 4. ttl 1 file:HC:\Documents%20and%20Settings\Callow\Local%20Settings\Temp\s2k3DD.tnip 12/12/2003 Full Report Page 1 of 3 I I 1 1 I 1 C] 1 FULL REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1111412003 Time Period AM Peak Hour Intersection Area Type Jurisdiction Analysis Year Route 277 & Route 641 All other areas Frederick County 2008 Build -out Conditions Intersection Geometry Grade = 0 1 Grade = 0 0 1 1 +Fti� 1 1 0 Grade = 0 1 Grade = 0 Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Volume (vph) 89 535 63 37 462 48 181 65 83 117 60 72 % Heavy veh 5 5 5 5 5 5 1 5 5 5 5 5 5 P H F 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0,95 0.95 0.95 Actuated (P/A) A A A A A A A A A A A A Startup lost time 2.0 12.0 2.0 2.0 1 2.0 2.0 2,0 2.0 1 2.0 2.0 Ext. eff. green 2.0 2.0 2.0 1 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type 3 3 3 3 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 1 0 Lane Width 12.0 112.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking (Y or N) N N N N N N N N Parking/hr Bus stops/hr 0 0 0 0 0 0 0 0 0 0 Ped timing 3.2 3.2 3.2 3.2 Excl. Left EW Perm 03 04 NS Perm 06 07 08 Timing G= 10.5 G= 37.0 G= G= G= 37.5 G= G= G= Y= 5 Y= 5 Y= Y= IY= 5 Y= Y= Y= Duration of Analysis hrs = 0.25 Cycle Length C = 100.0 file: //C:\Documents%20and%o20Settings\Callow\Local%20Settings\Temp\s2k3E8.tmp 12/12/2003 IFull Report Page 2 of 3 I I I Ll I P 1 VOLUME ADJUSTMENT AND SATURATION FLOW RATE WORKSHEET General Information Project Description Crossroads Volume Adjustment EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Volume 89 535 63 37 462 48 181 65 83 117 60 72 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 Adj. Flow Rate 94 563 66 39 486 51 191 68 87 123 63 76 Lane Group L T R L T R L TR L TR Adj. flow rate 94 563 66 39 486 51 191 155 123 139 Prop. LT or RT 0.000 -- 0.000 0.000 -- 0.000 0.000 -- 0.561 0.000 -- 0.547 Saturation Flow Rate Base satflow 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Num. of lanes 1 1 1 1 1 1 1 1 0 1 1 0 fW 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fHV 0.952 0.952 0.952 0.952 0.952 0.952 0.952 0.952 1 0.952 0.952 fg 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fp 1.000 1.000 1.000 1.000 1.000 1: 000 1.000 1.000 1.000 1.000 fbb 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fa 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fL U 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fl-T 0.950 1.000 -- 0.950 1.000 -- 0.664 1.000 -- 0.643 1.000 -- Secondary fl-T 0.217 -- 0.144 -- -- -- fRT -- 1.000 0.850 -- 1.000 0.850 -- 0.916 -- 0.918 fLpb 1.000 1.000 -- 1.000 1.000 -- 1.000 1.000 -- 1.000 1.000 -- fRpb -- 1.000 1.000 -- 1.000 1.000 -- 1.000 -- 1.000 Adj. satflow 1719 1810 1538 1719 1810 - 1538 1202 1657 1164 1661 Sec. adj. satflow 392 -- 1260 -- -- -- 1 is%20and%20Settings\Callow\Local%20Settings\Temp\s2k3E8.tmp 12/12/2003 1 1 1 1 i 1 1 1 t 1 1 1 1 1 1 1 1 1 Full Report Page 3 of 3 CAPACITY AND LOS WORKSHEET General Information Project Description Crossroads Capacity Analysis EB WB NB SB Lane group L T R L T R L TR L TR Adj. flow rate 94 563 66 39 486 51 191 155 123 139 Satflow rate 1719 1810 1538 1719 1810 1538 1202 1657 1164 1661 Lost time 2.0 2.0 1 2.0 2.0 2.0 1 2.0 2.0 2.0 2.0 2.0 Green ratio 0.52 0.37 10.37 0.52 0.37 0.37 0.38 0.38 0.38 0.38 Lane group cap. 345 670 1 569 289 670 569 451 621 437 623 v/c ratio 0.27 0.84 0.12 0.13 0.73 0.09 0.42 0.25 0.28 0.22 Flow ratio 0.31 0.04 0.27 0.03 0.16 0.09 0.11 0.08 Crit. lane group N y N N N N Y N N N Sum flow ratios 0.52 Lost time/cycle 15.00 Critical v/c ratio 0.62 Lane Group Ca acit , Control Delay, and LOS Determination EB WB NB SB Lane group L T R L T R L TR L. TR Adj. flow rate 94 563 66 39 486 51 191 155 123 139 Lane group cap. 345 670 569 289 670 569 451 621 437 623 v/c ratio 0.27 0.84 10.12 0.13 10.73 0.09 0.42 10.25 10.28 0.22 Green ratio 0.52 0.37 0.37 0.52 0.37 0.37 0.38 0.38 0.38 0.38 Unif. delay dl 15.0 28.8 20.7 15.9 27.1 20.5 23.2 21.5 21.8 21.3 Delay factor k 0.11 0.38 0.11 0.11 0.29 0.11 0.11 0.11 0.11 0.11 Increm. delay d2 0.4 19.4 0.1 10.2 3.9 0.1 0.6 0.2 0.4 0.2 PF factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 Control delay 15.4 38.2 20.8 16.1 31.1 20.6 23.9 21.8 1 22.2 21.5 Lane group LOS B D C B C C C C C C Apprch. delay 33.6 29.1 22.9 21.8 Approach LOS C C C C Intersec, delay 28.7 Intersection LOS C HCS2000TM Copyright © 2000 University of Florida, All Rights Reserved Version 4.1 d file:HC:\Documents%20and%20Settin2s\Callow\Local%20Settings\Temp\s2k3E8.trnp 1 3 IFull Report Pagel of 3 11 1 I 1 L' FULL REPORT General Information Site Information Analyst PHR+A Agency or Co. PHR+A Date Performed 1111412003 Time Period PM Peak Hour Intersection Area Type Jurisdiction Analysis Year Route 277 & Route 641 All other areas Frederick County 2008 Build -out Conditions Intersection Geometry Grade = 0 1 Grade = 0 0 1 1 V 1 1 0 Grade = 0 'lam 1 Grade = 0 Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT_ TH I RT Volume (vph) 238 381 154 112 424 121 165 190 86 255 192 1241 % Heav veh 5 5 5 5 5 5 5 5 5 5 5 1 5 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 Actuated (P/A) A A A A A A A A• A A A A Startup lost time 2.0 2,0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Ext. eff. green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival type 3 3 3 3 3 3 3 3 3 3 Unit Extension 3.0 3.0 3.0 3:0 3.0 3.0 3.0 3.0 3.0 3.0 Ped/Bike/RTOR Volume 0 1 0 0 1 0 1 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 (Y or N) N N N N N N N N Parking/hr Bus stops/hr 0 0 0 0 0 0 0 0 0 0 Ped timing 3.2 3.2 3.2 3.2 Excl. Left I EW Perm 03 04 1 NS Perm 06 07 08 Timing G= 10.5 G= 35.0 G= G= G= 39.5 G= G= G= Y= 5 IY= 5 Y= Y= IY= 5 Y= Y= Y= Duration of Analysis hrs = 0.25 Cycle Length C = 100.0 file://C:\Documents%20and%20Settings\Callow\Local%20Settings\Temp\s2k3F3.tmp 12/12/2003 IFull Report Page 2 of 3 1 1 1 I u I� VOLUME ADJUSTMENT AND SATURATION FLOW RATE WORKSHEET General Information Project Description Crossroads Volume Adjustment EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT . Volume 238 381 154 112 424 121 165 190 86 255 192 241 P H F 0.95 . 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow Rate 251 401 162 118 446 127 1174 200 91 268 202 254 Lane Group L T R L T R L TR L TR Adj. flow rate 251 401 162 118 446 127 174 291 268 456 Prop. LT or RT 0,000 -- 0.000 0.000 1 -- 0,000 0.000 -- 0.313 0.000 -- 0.557 Saturation Flow Rate Base satflow 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Num. of lanes 1 1 1 1 1 1 1 1 0 1 1 0 3 fW 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 ' fHV 0.952 0.952 0.952 0.952 0,952 0.952 0.952 0.952 0.952 0.952 _i f9 1.000 1,000 11.000 1,000 1.000 1,000 1.000 1.000 1.000 1,000 j fp 1.000 1.000 1.000- 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fbb 1.000 1.000 1.060 1.000 1.000 1.000 1.000 1.000 1.000 1.000 {t ..I fa 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fLU 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 fLT 0.950 1.000 -- 0.950 1.000 -- 0.303 1.000 -- 0,484 1.000 -- Secondary IT 0,235 -- 0.281 -- -- -- fRT -- 1.000 0.850 -- 1.000 0,850 -- 0.953 -- 0.916 fLpb 1.000 1.000 -- 1.060 1.000 -- 1.000 1.000 -- 1.000 1.000 -- fRpb -- 1.000 1.000 -- 1.000 1.000 -- 1.000 -- 1.000 Adj. satflow 1719 1810 1538 1719 1810 1538 549 1725 875 1658 Sec. adj. satflow 424 -- FF71 -- --I I.- -- 1 file:HC:\Documents%2 cal \s2k3F3.tmp 12/12/2003 Full Repot-t Page 3 of 3 ' General Information CAPACITY AND Los WORKSHEET Project Description Crossroads Ca acit Anal sis Lane group EB W L TB dj• flow rate R L NB SB 251 401 T R L Satflow rate 162 118 446 TR L TR 2.0 Lost time 1719 1810 1538 127 174 291 1719 1810 1538 268 456 Green ratio 2.0 2.0 2.0 2.0 2.0 1725 o. 50 2.0 875 1658 Lane group0.35 0.35 0.50 2 0 2" 0 ' cap. 350 0.35 0.35 0.40 2.0 2.0 v/c ratio 633 538 383 0"40 0.40 0.72 0"63 0.30 0.31 633 681 538 217 0.40 Flow ratio 0.70 0.24 0 80 346 655 Crit. lane group 0.22 0.11 0.43 0.77 N 0.25 0.08 0.32 0.70 Sum flow ratios N N N 0' 17 0.31 �' N�, 0.28 Lost time/cycle N N N Critical V c ratio 0" 67 15,00 Lane Grou Ca acifi , Confirol Dela 0.79 µme ' and LOS Determination _ Lane group L EB WB M• Adj. flow rate T R L NB 251 401 T R L SB Lane 162 118 446 TR L ' group cap. 350 127 TR v/c ratio 633 538 383 174 291 268 456 0.72 0"63 633 538 217 681 Green ratio 0.30 0.31 0.70 346 655 0.50 0.35 0.24 0" 80 0.43 Unif. delay dl 0.35 0.50 0.35 0.77 0.70 17.5 271 0" 35 0.40 0. 40 Delay factor k 23.6 15.1 28.0 0.40 0.40 0,28 0.21 23.0 26.8 22.0 ' Increm. delay d2 0.11 0.11 0.27 26 4 25.2 6.9 0.11 0.35 0.11 PF factor 2.1 0.3 0.5 0.32 0.26 1, 000 1.000 1.000 3.6 0.2 19• 1 0.4 ' Control delay 1.000 1.000 1.000 10.5 3"2 Lane group24.4 29.2 23.9 15.6 1"000 1.000 1.000 LOS 31"6 23.3 1.000 C C C 45.9 22.5 pprch. delay 8 C C 36.9 28.5 ' Approach LOS 26" 7 D C 27.3 D C Intersec. C 31"2 delay 29.0 C C 31.6 xcsz000TM Intersection Los C Copyright ©2000 University offlorida, All Rights Reserved S C ' Version 4.1 d V / n a, rf 8% , A 10 7 ; � s 86 A 11IL l e 1 V` s WRINK f F 0 . 0 Michael L. Bryan 9 Court Square 2,d Floor Winchester, VA 040001/18 THIS DEED, made and dated this _Oday of January, 2004 by and between BEVERLEY B. SHOEMAKER, TRUSTEE OF THE JAMES L. BOWMAN AMENDED AND RESTATED TRUST UNDER AGREEMENT DATED MARCH 7, 1997, hereinafter called the Grantor; and ELIZABETH PROPERTIES, L.C. a Virginia limited liability company, hereinafter called the Grantee. NOW, THEREFORE WITNESSETH: That for and in consideration of the premises and the sum of Ten Dollars ($10.00), cash in hand paid, receipt of which is hereby acknowledged, the Grantor does hereby grant, bargain, sell and convey, with special warranty of title, unto the Grantee, in fee simple, the following described property, to -wit: PARCEL I. All of that certain tractor parcel of land, together with all improvements and appurtenances thereto belonging, lying and being situate approximately one-half (%2) mile east of the Town of Stephens City in Opequon Magisterial District, Frederick County, Virginia, on the north side of Fairfax Pike (Va. State Highway No. 277) at its intersection with Double Church Road (Va. Highway No. 641), containing 9.612 acres, more or less, and being more particularly described by that certain plat and survey drawn by H. Bruce Edens, C.L.S. dated December 15, 1969 of record in the Clerk's Office of the Circuit Court of Frederic County, Virginia in Deed Book 376, at Page 591; and being the same lands acquired by James L. Bowman by that certain Deed dated March 13, 1996, which Deed is of record in the aforesaid Clerk's Office in Deed Book 854, Page 1499 (960001998). James L. Bowman died testate on December 21, 2001, and by the terms of his Last Will and Testament dated March 7, 1997, the hereinabove described property was devised to the James L. Bowman Trust, which Will is of record in the aforesaid Clerk's Office in Will File 020000002. Reference is hereby made to the aforesaid instruments and the references therein contained for a more particular description of the property conveyed hereby. Tax Map No.: 86-A-11 This conveyance is made subject to all easements, rights of way and restrictions of record affecting the subject property; provided, however, that the foregoing shall not be deemed in any way to reinstitute or republish any. restrictions of record that may have expired or lapsed. WITNESS the following signature and seal: (SEAL) BEVERL14Y RSHOEMAYtR, TRUSTEE OF THE JAMES L. BOWMAN AMENDED AND RESTATED TRUST UNDER AGREEMENT DATED MARCH 7, 1997 Im, ``\ tttfu,r1 S C f C) t Michael L. Bryan 9 Court Square 2nd Floor Winchester, VA COMMONWEALTH OF VIRGINIA, AT LARGE, Cnixy/Countyof P�^\Ck-C , to -wit: s. The foregoing instrument was acknowledged before me, a Notary Public in and for the State and Jurisdiction aforesaid, this QD day of January, 2004 by Beverley B. ,S�oer%iaker, Trustee of the James L. Bowman Amended and Restated Trust under Agreement Pa A March 7, 1997. My Commission expires: \ a� NOTARY PUBLIC THIS INSTRUMENT PREPARED BY: Michael L. Bryan, Esquire Bryan & Coleman, P.L.C. 9 Court Square, 2nd Floor Winchester, Virginia 22601 MLB/pmn c:\Deeds\Bev shoemaker to Elizabeth Properties VIRGINIA: FREDERICK COUNTY, SCT. This instrument of writing was produced to me on at and with certificate of acyno\vjedgemcnt the, to annexed was admitted to record. T imposed by Sec. 58.1-802 of $ >< 1 W ,and 58.1-801 have been paid, if avessabte_ 0 File 43418/EAW Review Agency Comments Crossroads Commercial Cter - Master Development Plan Page 1 of 1 Evan Wyatt From: Lineberry, Ben, PE [Ben. Lineberry@VirginiaDOT.org] Sent: Wednesday, February 11, 2004 1:53 PM To: Evan Wyatt Subject: Crossroads Commercial Center - Master Development Plan A VDOT review has been performed on the subject plans dated November, 2002. The preliminary master development plan for this property appears to have a measurable impact on Routes 641 and 277, the VDOT facilities which would provide access to the property. We have the following comments: The "right in only" entrance from Route 277 shall be required to be constructed to eliminate any eastbound traffic from making a left into this entrance. The lane configurations you have shown on the southern side of Route 277 for Route 641 details a combination thru and right turn lane. This will not be allowed without a separate right turn lane. The left turn lane will continue to be a left and shared thru lane. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Prior to construction on the State's right-of-way the developer will need to apply to this office for issuance of appropriate permits to cover said work. Thank you for allowing us the opportunity.to comment. Should you have any questions or wish to discuss, do not hesitate to give me a call. Ben H. Lineberry, Jr., P.E. Assistant Resident Engineer VDOT — Edinburg Residency 14031 Old Valley Pike Edinburg, VA 22824 (540)984-5605 (540) 984-5607 (fax) This message contains information that may be privileged, confidential or otherwise protected from disclosure. Access to this e-mail by anyone other than the intended addressee is unauthorized. If you are not the intended recipient of this message, any review, disclosure, copying, distribution, retention, or any action taken or omitted by relying on it is prohibited and may be unlawful. If you are not the intended recipient, please notify the sender and delete the message, any attachments, and any copies thereof from your system. Thank you. 2/17/2004 v 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: Greenway Engineering Address 151 Windy Hill Lane Winchester. VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Crossroads Commercial Center Location of property: Northeast corner of the intersection of Route 277 (Fairfax Pike) and Route 641 (Double Church Road) Frederick County Sanitation Authority's Comments: 7�,E' ,F.,.�/ST�iYI` 6 `' SE'W,F.4 G�iYF( �� ►'y'/LG /Y,F.EQ 7'-0 !�',E' FrederickCounty Sanitation Authorityuse only Date reviewed Review Number 12 3 4 5 (please circle one) Date reviewed Date approved' Revision required Signature and Dated V } iv.1"4 rim �_ � �I� �1 � � N i �. r � y • Request for Master Development Plan Comments Frederick County Inspections Department Mail to: Hand deliver to: Frederick County Inspections Department 4 Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 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) copies of the MDP with the sheet. Applicant's Name: Greenway Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Crossroads Commercial Center Location of property: Northeast corner of the intersection of Route 277 (Fairfax Pike) and Route 641 (Double Church Road) Frederick County Inspections Department's Comments: Master Development T'fan Comments • Frederick —Winchester Service Authority Mail to: Fred-Winc Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722-3579 Hand deliver to: Fred-Winc Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick -Winchester Service Authority with their review. Please attach one (1) copy of the MDP with this sheet. Applicant's Name: Greenway En ing eering Telephone: 540-662-4185 Mailing Address: 151 Windy Hill Lane Winchester, VA 22602 Location of property: Northeast corner of the intersection of Route 277 (Fairfax Pike) and Route 641 (Double Church Road) Name of development and/or description of request: Crossroads Commercial Center Fred-Winc Service Authority's Comments: Fred- Winc Service Authority's � �A 1 NS, � I V0 ' Signature & Date: I1 04 Notice to Fred-Winc Service Authority — Please Return This Form to the Applicant Request for Master Development Plan Comments Frederick County Department of Public Works Mail to: Hand deliver to: Frederick County 4` Floor Department of Public Works 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 22601 (540) 665-5643 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the MDP with the sheet. Applicant's Name: Greenway En ing eering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Crossroads Commercial Center Location of property: Northeast corner of the intersection of Route 277 (Fairfax Pike) and Route 641 (Double Church Road) =N BUFFER REQUIRED ALONG &ACENT LOT ZONED M2 • J BUFFER REQUIRED ALONG ADJACENT O W �D LOTS ZONED RP w N W CTION B1 REQUIRES ALL EXISTING TREES WITHIN THE SETBACK p-+ _, IT IS PROPOSED THAT THE WOODLANDS AREAS WITHIN THE O O EA BE UTILIZED TO MEET THE REQUIRED BUFFER. U FOR THIS DEVELOPMENT. SITES ARE LOCATED ON THE SUBJECT PROPERTIES BASED ON IDMARKS SURVEY REP ans approved by: YFrederick County Public Works Departi nent Plan Reviewer �50 Date— CO VER SHEET e: CROSSROADS COMMERCIAL CENTER Address, Including Zip Code & Telephone No. P.O. BOX 888, WINCHESTER, VA 22604 (540) 662-7980 OEMAKER COMPANIES 500 FAIRFAX PIKE, STEPHENS CITY, VA 22655 (540) 869-1800 Address, Including Zip Code & Telephone No. ROVE tifying Plan: Address, Including Zip Code & Telephone No. 151 WINDY HILL LANE ENGINEERING WINCHESTER, VA 22602 (540) 662-4185 VAL DATE: NOVEMBER 2002 SCALE: N/A DIRECTOR OF PLANNING DEPARTMENT DATE DESIGNED BY: EAW JOB NO. 3418 COUNTY ADMINISTRATOR DATE SHEET 01 OF 02 C� 1] ir. ^ h-r;rk County. Vi Master Development Plan Appli Request for Master Develo ment Plan Comments Department of GIS (Geographic Information Systems) Mail Department of GIS, Attn: GIS Manager 107 North Kent Street Winchester, VA 22601 (540) 665-5651 D �cu E-11 li 1 JAN 2 8 2004pty- Hand deliver to: k Department of GIS 107 North Kent Street 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 wit; prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: Address: Phone Number: Rix W F / Ef' . Am, L=x,-,J Name of development and/or description of the request: ..-.r - (r'A Pam- R��� n_r7r4.�C (ILL Location of property: r U(4Dr-`' ACC C 1' ^ -M ` GIS Manager Comments: " + �v '> ►� �E \ 1 �(� � N ���'F � �� LlClzl�EdE ASSiG^'f Page 21 ' y�o WINCHESTER REGIONAL AIRPORT 1 SERVING THE 491 AIRPORT ROAD TOP OF VIRGINIA WINCHESTER, VIRGINIA 22602 -4 HORO.4 (540) 662-2422 January 20, 2004 Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester; Virginia 22602 Re: Review Master Development Plan Comments Crossroads Commercial Center Opequon Magisterial District Dear Mr. The above referenced Master Plan has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the proposed site outside of the airport's Part 77 surfaces. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director 77 S rf� J A N 2 3 20 4 1►1 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) copies of the MDP with the sheet. Applicant's Name: Greenwgy Engineering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Crossroads Commercial Center Location of property: Northeast corner of the intersection of Route 277 (Fairfax Pike) and Route 641 (Double Church Road) Winchester Regional Airport Comments: Winchester Regional Airport use only Date reviewed ��� �' `� Review Number 12 3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date_( 4 • Request for Master Development Plan Comments Frederick County Fire Marshal Mail to: Hand deliver to: Frederick County Fire Marshal 1" Floor Attn: Fire Marshal 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, VA 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 the sheet. Applicant's Name: Greenway En ing eering Address 151 Windy Hill Lane Winchester, VA 22602 Phone Number 540-662-4185 Name of development and/or description of the request: Crossroads Commercial Center Location of property: Northeast corner of the intersection of Route 277 (Fairfax Pike) and Route 641 (Double Church Road) Fire Marshal's Comments: Frederick County Fire Marshal use only Date reviewed Review Number, 1 2;3 4 5 (please circle one) Date reviewed Date approved Revision required Signature and Date��. r ,� I Z a Control number MDP04-0001 Project Name Crossroads Commericial Center Address 151 Windy Hill Lane Type Application Master Development Current Zoning B-2 Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Adequate Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received 1 /16/2004 City Winchester Tax ID Number 86-A-10 & 11 Date reviewed 1 /28/2004 Applicant Greenway Engineering State Zip VA 22602 Fire District 11 Recommendations Automatic Fire Alarm System Yes Requirements Hydrant Location Adequate Roadway/Aisleway Width Adequate Date Revised Applicant Phone 540-662-4185 Rescue District 11 Election District Opequon Residential Sprinkler System No Fire Lane Required Yes Special Hazards No Additional Comments Project buildaut may require additional waterlines, fire hydrants or other �r �;;akecti��r? r"iu rements which may be addressed during the site plan process(s). Plan Approval Recommended Reviewed By Signature��`��, Yes Timothy L. Welsh Title !C,�4 y!�8� � i�a�A�l D _.. "'Y 0 Declaration of Protective Covenants Pile #3418/EAW MOMMECIN Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA DECLARATION OF PROTECTIVE COVENANTS OF CROSSROADS COMMERCIAL CENTRE THIS DECLARATION OF PROTECTIVE COVENANTS ("Declaration") and dated this 20th day of February , 2004, by and ween ELIZABETH PROPERTIES, L.C., a Virginia Limited ability Company, and JENI COMPANY, a Virginia Corporation, (collectively, the "Declarant"). RECITALS: A. Elizabeth Properties, L.C. is the owner of that certain tract or parcel of land lying and being situate approximately one-half mile East of the Town of Stephens City, in Opequon Magisterial District, Frederick County, Virginia, on.the North side of Fairfax Pike (VA. State Highway No. 277) at its intersection with Double Church Road (VA. Highway No. 641), containing 9.612 acres, more or less, and being the same lands acquired by Elizabeth Properties, L.C. by that certain Deed dated January 22, 2004, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia as Instrument No. 040001118 (the "Elizabeth Properties Parcel"). TAX MAP NO. 86-A-11 B. Jeni Company is the owner of that certain contiguous tract or parcel of land situate on the Northeast side of Double Church Road (VA. Highway No. 641) containing 9.651 acres, more or less, as more particularly described by that certain plat and survey drawn by Greenway Engineering & Surveying Co., Inc., dated July 7, 1986, attached to and made a part of that certain Deed dated October 3, 1990, of record in the aforesaid Clerk's Office in Deed Book 751, at Page 991; and being the same lands acquired by Jeni Company by the t 0 Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA aforesaid Deed (the "Jeni Parcel"). Reference is hereby made to the aforesaid instrument for a more particular description of the property herein conveyed. TAX MAP NO. 86-A-10 C. The Elizabeth Properties Parcel and the Jeni Parcel are sometimes hereinafter collectively referred to as the "Property". D. The Declarant desires to create upon the Property a commercial business center to be known as "Crossroads Commercial Centre" and desires to provide for the preservation and enhancement of the property values and opportunities within Crossroad Commercial Centre, and to this end desires to subject the Property to the covenants and restrictions set forth hereinafter. NOW, THEREFORE, WITNESSETH: The Declarant hereby declares that the Property is and shall be held, transferred, sold, conveyed and occupied subject to the covenants, restrictions, easements, charges and liens hereinafter set forth. This Declaration and the terms and conditions thereof shall run with the title to the Property and every part thereof and shall be binding upon and inure to the benefit of all owners, lessees, licensees, occupants and their successors in interest and assigns as set forth in this Declaration. ARTICLE I USES: PERMITTED AND PROHIBITED 1.01 No portion of the Property shall be used for a purpose or in a manner which violates the applicable Zoning Ordinance, Subdivision of Land Ordinance, or Building Construction Ordinance of the County of Frederick, Virginia. 2 Michael L. Bryan 9 Court Square 211 Floor Winchester, VA 1.02 Notwithstanding approval by any public agency having jurisdiction thereof, no use of any part of the Property shall be permitted which gives rise to, or is likely to give rise to, noxious or offensive odors, smoke, vapor, dust, noise or vibration. 1.03 No asphalt plant, concrete hatching plant, automobile salvage yard, tire recapping establishment, tank farm, stock yard, automobile dealership (whether for new or used motor vehicles), automotive repair shop or garage, vehicle storage lot or equipment sales yard (whether for new or used equipment), shall be permitted upon any part of the Property. 1.04 No communication towers or satellite earth stations shall be placed on any portion of the Property. Exterior radio antennas, television antennas, satellite dishes, and HVAC units shall be ground mounted, unless the structural design of the building located upon any portion of the Property mandates the placement of such equipment on the roof of any building erected thereon. If roof mounted, then such equipment shall be concealed by parapet roof systems to screen such equipment from view from the public street or adjoining properties. No satellite dish in excess of thirty-six (36) inches in diameter shall be permitted on any building wall facing a public street. 1.05 No portion of the Property shall be used for a purpose which requires the issuance of a Conditional Use Permit by the County of Frederick, Virginia. 1.06 No outside storage of materials, supplies, goods, articles, equipment (excepting therefrom equipment allowed 3 Michael L. Bryan 9 Court Square 2"a Floor Winchester, VA under Section 1.04, above), finished or semi -finished products or articles of any nature shall be allowed. 1.07 No hazardous waste, substance or materials shall be deposited in the storm or sanitary sewers serving the Property or any portion thereof or kept or stored upon any portion of the Property (except as permitted hereinafter). As used herein, the term "hazardous material" means any flammable items, explosives, radioactive materials, hazardous or toxic substances, material or waste or related materials, including any substances defined as or included in the definition of "hazardous substances", "hazardous wastes", "infectious (wastes", "hazardous materials" or "toxic substances" now or (subsequently regulated under any federal, state or local laws, regulations or ordinances; provided, however, the storage of petroleum -based products shall be allowed as part of a convenience store/gas station, and medical waste shall be permitted if handled in strict conformity with applicable environmental laws, regulations, or ordinances. 1.08 No rubbish or debris of any kind shall be kept or allowed to accumulate on any part of the Property except in approved waste containers or dumpsters kept in locations approved by the Declarant. Such approved waste containers or dumpsters must be totally screened from the view of adjacent properties and streets. 1.09 No fences shall be allowed (other than a fence as required for screening along the perimeter of the Property, for screening of equipment as set forth in Section 1.04, above, or for screening of allowed waste containers or dumpsters as set forth in Section 1.08, above). Any fence rd 0 9 Michael L. Bryan 9 Court Square 2nd Floor Winchester, VA constructed along the perimeter of the Property as required for screening or buffering by the applicable ordinances of the County of Frederick, Virginia shall be a wooden fence made of pressure -treated wood, six feet in height, constructed of 1 inch by 4 inch by 4 foot-8 inch slats, with preservative stain applied, and shall be consistent with and uniform throughout Crossroads Commercial Centre. The design, materials, construction and color of the fence must be in conformity with the then applicable Declarant's "Design Standards and Requirements". ARTICLE II Reserved Easements 2.01 The Declarant hereby reserves the right to create at any time by recordation of appropriate instruments among the land records in the Clerk's Office of the Circuit Court of Frederick County, Virginia, temporary or permanent easements for storm and sanitary sewer lines, water lines, underground electric, telephone and cable TV lines, gas lines and such other utility lines as may be desirable across, under and through the Property and any portion thereof, except building locations approved by the Declarant and building areas reasonably set aside by owners of lots which may be hereafter subdivided which meet zoning regulations and the requirements of this Declaration. Declarant shall have the right to grant and assign the benefits of any .such easements to any electric company, gas company, telephone company, cable television company, or any other utility provider, the Board of Supervisors of Frederick County, Virginia, and any authority or public utility of the Commonwealth of Virginia created for 5 t 0 L] Michael L. Bryan 9 Court Square 2nd Floor Winchester, VA the purpose of installing, operating and maintaining utility lines; provided, however,.that the person directing the entry upon any such easement shall restore any disturbed portion thereof at such person's expense to as nearly as practicable the condition existing prior to such entry, installation or maintenance. No conveyance by Declarant of any portion of the Property shall be deemed to be or construed to be a conveyance or release of the right to create the easements herein reserved even though such conveyance purports to convey Declarant's interest in fee simple. ARTICLE III PARKING 3.01 The owner of any future lots subdivided from the Property shall provide adequate automobile parking on such lot capable of accommodating the reasonable parking needs of its company vehicles, employees, and business invitees. 3.02 No parking upon the future interior street to be known as Cain Place hereafter constructed upon the Property shall be permitted. Each owner or occupant shall use its best efforts to insure that its employees, lessees, agents, customers, and invitees shall park in designated parking areas and not on any other location upon the Property. Any owner or occupant in violation of this restriction shall be subject to a charge of one Hundred Dollars ($100.00) per day per vehicle parked on the future street to be known as Cain Place. Such charge, together with the expense of collection, shall be payable by the owner, it being the responsibility of the owner to enforce the parking restriction created herein. Further, the Declarant or any owner of any future lot subdivided from C Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA the Property shall have the right, to cause vehicles parked in violation of this restriction to be removed by towing or otherwise at the expense of the owner of such vehicle parked in violation. ARTICLE IV SIGNS AND LANDSCAPING 4.01 Written approval of the Declarant shall be required for all signs as to size, location, design, materials and text. All signs shall comply with Declarant's "Design Standards and Requirements" as promulgated by the Declarant from time to time. Flashing or moving signs are prohibited. All free-standing signs shall be monument -type signs only, not exceeding twelve (12) feet in height. No pole mounted business signs shall be permitted. Building mounted signs, if illuminated, shall be back -lit, shall not exceed one hundred (100)square feet in total area, shall be mounted parallel to the side of the building to which such sign is attached and shall not project more than six (6) inches from the side of the building. 4.02 All grass areas shall be kept mowed to a height not exceeding six (6) inches. All shrubs, trees or other ornamental bushes will be kept in good condition so that all dead wood shall be removed from the same and maintained in a good and attractive condition. The landscaping on any future lot subdivided from the Property and all plantings thereon shall be maintained in good health and appearance and any damage thereto occasioned by reason of any cause whatsoever shall be promptly repaired. VA Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA ARTICLE V PLAN APPROVAL PROCEDURES 5.01 The Declarant shall provide each owner of a future lot subdivided from the Property with a copy of the then applicable Declarant's "Design Standards and Requirements", which shall include all approved construction materials, colors, landscaping and lighting requirements. Prior to the commencement of any clearing, grading, or construction, the owner of any future lots subdivided from the Property or his designated representative, shall submit to the Declarant three (3) copies of a preliminary plan setting forth the following: (A) A fully engineered site plan, which sets forth: (a) Location of all structures, buildings, easements, street rights -of -way and set- back lines; (b) Location of all sidewalks, parking areas, off-street loading areas, and driveways; (c) Location of all landscaping features and existing trees to be preserved, and limits of clearing and grading; (d) Site coverage data and calculations; (e) Parking data and calculations, including base data for projected needs; (f) Site drainage plans, data and calculations; and (g) A contour grading plan at two (2) foot or lesser intervals including spot elevations at appropriate locations. (B) Architectural building elevation drawings of each building face; e 0 0 Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA (C) Building materials and color information, with samples of each; (D) Description of proposed uses; (E) Evidence that the proposed plan is in conformity with applicable ordinances, rules and regulations of the County of Frederick, Virginia; and (F) Rooftop plan for roof -mounted equipment. Within not more than thirty (30) days following delivery to Declarant of the foregoing information, the Declarant shall review the same and provide the owner or owner's representative of any future lot subdivided from the Property with a written approval, approval with conditions, or disapproval. No work may commence without prior written approval from the Declarant. 5.02 Following approval of a preliminary submission as set forth in Section 5.01 above, and prior to commencement of lany clearing, grading, or construction, the owner of any future subdivided lot from the Property or his designated representative, shall submit to the Declarant three (3) copies lof all site plans, applications for permits, construction drawings and specifications or other drawings submitted for governmental approval. In addition to the information required for the preliminary submission as required in Section 15.01, above, the final submission shall also include: (a) Location of all sidewalks, driveways and curblines; (b) Layout and location of all parking areas, including location and dimensions of all spaces, circulation aisles, landscaping, curbs Michael L. Bryan 9 Court Square 2nd Floor Winchester, VA and bumpers; (c) Layout and location of all off-street loading areas; (d) Location, height, intensity and fixture type of all parking lot lighting, exterior building lighting and on -site lighting; (e) Location, size and type of all pipes, lines, conduits and appurtenant equipments and facilities for the transmission of sanitary sewage, storm water, water, and other utility services; (f) Location, site and type of all permitted fencing, as described in Section 1.09, above; (g) Architectural floor plans, building elevations, wall sections and details of each building; (h) Temporary construction sign design; .(i) Permanent sign design and location. 5.03 No building, structure or improvement of any kind shall be commenced, installed, erected, placed, assembled, altered, occupied or permitted to remain on any future lot subdivided from the Property, nor shall any use be commenced on any such lot, unless and until the final submission for the same (including a description of the proposed use) has been submitted to, reviewed and approved by the Declarant in accordance with this Article V. No owner shall commence clearing or grading or construction of any site improvement prior to final submission of the development proposal to the Declarant and approval thereof by the Declarant. 10 Michael L. Bryan 9 Court Square 211 Floor Winchester, VA 5.04 No construction or use that is inconsistent with, in addition to, or materially different from any previously approved plans, shall be commenced or permitted until the plans reflecting such change, addition, or modification shall have been submitted to and approved by the Declarant in accordance with the terms of this Article V. 5.05 Upon approval by the Declarant of a final submission for any future lots subdivided from the Property, subject only to conditions contained in the approval, all development shown on the final submission shall be deemed to comply with the requirements of this Article V. If the Declarant, after having reviewed and approved a preliminary submission, shall fail to respond to a final submission within thirty (30) days after the receipt thereof, the final submission shall be deemed approved. ARTICLE VI ASSESSMENTS 6.01 The Declarant hereby covenants and declares that each owner of a future lot subdivided from the Property shall be deemed to covenant and agree to pay the Declarant, or the Declarant's assignee: (a) An annual general assessment to pay an aliquot share of the cost of maintaining all common areas, including but not limited to, the cost of maintenance, repair, and replacement of the entrance sign and other features located at the main entrance to Crossroads Commercial Centre, street and directional signs, street lights, snow removal from the sidewalks immediately adjacent to the future street to be known as Cain Place, and such future street (if not State 11 O- Michael L. Bryan 9 Court Square 2"'Floor Winchester, VA ntained), the payment of insurance and real estate taxes on common areas, sidewalks immediately adjacent to the future street to be known as Cain Place, the administration and enforcement of this Declaration, including staff salaries, litigation expense and the operation of the Declarant or its assignee. The share attributable to each lot shall be calculated by multiplying the total budget cost by a percentage determined by the square footage of each future lot subdivided from the Property. (b) Special assessments for capital improvements; Drovided, however, no special assessments for capital improvements shall be levied without the affirmative vote of 67% of all votes entitled to be cast. (c) Special assessments against individual lot rs for the cost incurred by the Declarant or its assignee lin bringing such lot into compliance with this Declaration. 6.02 The annual general assessments, special assessments for capital improvements and special assessments against individual lots, together with interest and cost of collection, shall be a charge on such lot and shall be a continuing lien upon such lot against which each such assessment is made. Each such assessment, together with interest and the cost of collection, shall also be the personal obligation of the person(s) who is the owner of such lot when the assessment fell due. 6.03 If any assessment or charge is not paid within thirty (30) days after the due date, the assessment or charge shall bear interest from the due date at a rate equal to ten percent (10%) per annum until paid. In the event the 12 Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA assessment or charge is not paid within sixty (60) days from due date, the Declarant or its assignee may, after ten I(10) days written notice, file a lien among the land records n the Clerk's Office of the Circuit Court of Frederick ty, Virginia against such lot against which such ssessment or charge was made. The Declarant or its assignee ay, in addition to the foregoing, bring actions at law or in quity for the enforcement of liens and collection of arrears. urther, the prevailing party shall be entitled to recover its ttorney's fees and costs incurred in enforcing any of the rovisions of this Section 6.03 or this Declaration. 6.04 The remedies hereby specified are cumulative, and his specification shall not be deemed to preclude or resort o any other remedy provided hereunder or at law, in equity or herwise. 6.05 No delay or failure on the part of an aggrieved rson (including, but not limited to the Declarant or its signee) to invoke any available remedy in respect to a iolation of any provision of this Declaration shall be held o be a waiver by such person of (or an estoppel of that erson to assert) any right available to such person upon ecurrence or continuance of said violation or the occurrence f a different violation, nor shall there be imposed upon eclarant, or its assignee, or future lot owner, a duty within rossroads Commercial Centre a duty to take any action to orce this Declaration. 6.06 Neither Declarant or the owner of any future lot ubdivided from the Property, nor their successors or assigns, shall be liable for damages to any owner, lessee, licensee, or 13 a I, - Michael L. Bryan 9 Court Square 2"`' Floor Winchester, VA occupant of any portion of.the Property by reason of any stake in judgment, negligence, nonfeasance, action or inaction in the administration of the provisions of this claration or for the enforcement or failure to enforce this leclaration or any part thereof; and every owner, lessee, icensee, or occupant, by acquiring an interest in any future of subdivided from the Property, agrees that he will not ring any action or suit against Declarant, Declarant's uccessors in interest or assigns, to recover any such damages r to seek equitable relief on account of their enforcement or on -enforcement of this Declaration. 6.07 Liens or charges resulting from general and pecial assessments permitted hereby shall be subordinate to he liens and mortgages of Deeds of Trust placed upon any uture lot subdivided from the Property. The sale or transfer f any such lot pursuant to a foreclosure or deed in lieu of oreclosure shall extinguish,the lien of assessments and barges which became due prior to such foreclosure sale or ransfer. However, sale or transfer of any future lot ubdivided from the Property other than by foreclosure or deed lieu of foreclosure shall not affect any assessment lien. ARTICLE VII ASSIGNMENT OF DECLARANT'S RIGHTS 7.01 Any and all of the rights, powers and reservations Df Declarant herein contained may be specifically assigned by Declarant to any person or entity, and upon any.such person or entity consenting in writing to accept such assignment and �.ssume such rights, powers and duties, such.person or entity -Dhall, to the extent of such assignment, have the same rights, 14 4- ' Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA rs and reservations and be subject to the same obligations land duties as are given to and assumed by Declarant herein. IIn addition to the right of assignment reserved herein, the clarant reserves the right to hereafter establish or create non -stock association to be known as Crossroads Commercial 'entre Users Association, or a similar name. No conveyance by leclarant of any part of the Property or any interest therein hall be deemed to be, or construed as, an assignment of any fight or power or reservation herein to Declarant, unless said ight, power or reservation is specifically transferred or ssigned by Declarant. The term "Declarant" as used herein ncludes all such assignees, who are specifically assigned aid rights, powers and reservations, and their successors in nterest and assigns. 7.02 Each owner, lessee, licensee and occupant of any uture lot subdivided from the Property, by acceptance of a eed conveying title to such lot, or the execution of a ontract for the purchase thereof, or the acceptance of a ease or'license therefor, or the taking possession thereof, hether from Declarant'or any future owner or lessee, shall ccept such deed, contract, lease, license or possession upon subject to each and all of the provisions of this eclaration, and also the jurisdiction, rights and powers of eclarant and its successors and assigns, and by such cceptance shall for himself, his heirs, personal sentatives, successors in interest and assigns, and by uch acceptance shall for himself, his heirs, personal sentatives, successors in interest and assigns, covenant, consent and agree to and with Declarant, its successors in 15 0 0 Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA interest and assigns, and to and with the other owners and lessees of future lots in Crossroad Commercial Centre, to , observe, comply with and perform the requirements of his Declaration, whether or not any reference to this eclaration is contained in the instrument by which such erson acquired said interest. Every person who now or ereafter owns or acquires any rights, title or interest in or o any portion of the Property is and shall be conclusively d to have consented and agreed to the provisions of this eclaration, whether or not any reference to this Declaration s contained in the instrument by which such person acquired interest in any portion of the Property. ARTICLE VIII DURATION, MODIFICATION AND REPEAL 8.01 This Declaration shall continue and remain in full Force and effect at all times with respect to the Property and ach part thereof (subject, however, to the right to amend, acate and/or repeal as provided for herein) for a period of wenty (20) years from the date of recordation of this eclaration among the land records in the Clerk's Office of he Circuit Court of Frederick County, Virginia, and shall be utomatically extended thereafter for successive periods of en (10) years each, subject to termination as provided below. 8.02 The Declarant, and its successors in interest and ssigns, specifically reserves the right to modify or amend his Declaration, or any provision hereof. Further, any part f the Property may be dedicated or conveyed for public treets or other public use free and clear of this Declaration nd the terms thereof by the execution and recordation of a 16 Michael L. Bryan 9 Court Square 2"' Floor Winchester, VA Deed of Dedication.or a Deed by the Declarant to the appropriate governmental body. Declarant shall be entitled at any time, and from time to time, to rezone and to subdivide or re -subdivide and to apply additional subdivision restrictions or amendments thereto with respect to any portion of the Property owned by the Declarant. The Declarant reserves the right to vacate the terms and conditions of this Declaration from any portion of the Property in which the Declarant owns an interest. ARTICLE IX MISCELLANEOUS 9.01 All new power lines, telephone lines, cable TV and Dther utility lines shall be installed underground. 9.02 Except for the Declarant's reserved right to zone any portion of the Property owned by the Declarant as set forth in Section 8.02, above, no rezoning of any portion of the Property shall be permitted. 9.03 During normal business hours and subject to reasonable security requirements, the Declarant, its successors in interest and assigns, shall have the right to enter upon any future lot subdivided from the Property, at reasonable times and with reasonable notice, for the purpose of ascertaining whether this Declaration has been or is being complied with. Any such entry shall be deemed by permission, and neither the Declarant nor any member or agent or employee thereof shall be deemed liable for any manner of trespass. 9.04 In the event that the Declarant determines that the owner of a future lot subdivided from the Property is in Tiolation or in breach of this Declaration (other than for the 17 Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA nonpayment of assessments as required under Article 6, above), the Declarant must, before taking further action, serve written notice of said breach or violation upon the owner of such lot. The owner shall have ten (10) days to respond to the Declarant. Should the Declarant and such owner fail to reach an agreement concerning the aforesaid breach, or if the owner fails to commence to cure such breach in a diligent manner, then the Declarant and its agent shall have the right, upon ten (10) days advance written notice, to enter upon such lot upon or as to which said violation or breach exists and summarily to abate and remove, at the sole expense of the thereof, any structure, objection or condition that may be or may exist thereon contrary to the specific provisions of this Declaration; provided, however, that if such owner has started curing said breach and the corrective action cannot be completed within the aforesaid ten (10) day period, the owner shall be deemed not to have violated or breached this eclaration. In the event, pursuant to and incompliance with his Section 9.03, the Declarant or its duly authorized agents nter upon any such lot for the purpose of abating or removing ny violation or breach of this Declaration, neither the erson entering nor the person directing the entry shall be iable for any manner of trespass for such action and the wner of such lot shall promptly reimburse the Declarant for he cost thereof. Payment of such amount shall be secured by lien against such lot and improvements thereon, which lien be enforced in any manner available at law or in equity; such lien shall be inferior to any prior deed of :rust lien(s) as provided in Section 6.07, above. If such W Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA amount is not paid in full within thirty (30) days after the owner is billed therefor by the Declarant, then the Declarant may institute appropriate action to collect such amount, together with interest from the due date at the, rate of ten percent (10%) per annum, including costs and reasonable attorney's fees. 9.05 All rights and remedies of the Declarant under this Declaration are optional, and shall not impose any duty for obligation whatsoever upon the Declarant. 9.06 If any term or provision of this Declaration is held invalid or unenforceable by any Court of competent jurisdiction, the invalidity of such term or provision shall not affect the validity or enforceability of the remaining terms and provisions of this Declaration. 9.07 This Declaration shall be construed in accordance with the laws of the Commonwealth of Virginia. 9.08 The Declarant shall have the power to grant reasonable variances from the terms and provisions of this Declaration in order to overcome practical difficulties or unnecessary hardship. No variance granted pursuant to the authority herein reserved by the Declarant shall constitute a iver of any term or provision of this Declaration as applied Ito any other entity or portion of the Property. 9.09 The terms and provisions of this Declaration shall extend to and be binding upon the successors in interest and assigns of the Declarant and all parties owning any portion of the Property, and may be enforced by the Declarant and/or the owner of any future lot subdivided from the Property. 9.10 Time is of the essence as to all matters set forth 0 • Michael L. Bryan 9 Court Square 2"d Floor Winchester, VA in this Declaration. WITNESS the following signatures and seals: ELIZABETH PROPERTIES, L.C. UZI STATE OF VIRGINIA, CITY/STY OFto-wit: The foregoing instrument was acknowledged before me on the 20th day of February , 2004, by Beverley B . Shoemaker, who is Manager/Member of Elizabeth Properties, L.C., a Virginia Limited Liability Company, and whose name is signed to the foregoing instrument dated the 20th day of February 2004. My commission expires January 31, 2006 ' NOTARY PUBLIC 20 0 h • KI STATE OF VIRGINIA, CITY/� OF to -wit: (SEAL) The foregoing instrument was acknowledged before me on the R6 day of 2004, by 1�G.cY_S l�J, 'e -y ,,, who is Vim. Cles,,cVev�- of Jeni Company, a Virginia Corporation, and hose name is signed to the foregoing instrument dated the day of ,_ f� 2004. My commission expires eeds\Crossroads Declaration of rotective Covenants /19/04 Michael L. Bryan 9 Court Square 2" d Floor Winchester, VA NOTARY PUBLIC 21 Traffic Impact Analysis File #3418/EAW Special Limited Power of Attorney Agreements File #3418/EAW BRYAN & COLEMAN, P.L.C. ATTORNEYS AT LAW 9 COURT SQUARE, 2nd Floor WINCHESTER, VIRGINIA 22601 TELEPHONE: (540)545-4130 FAX: (540)545-4131 MICHAEL L. BRYAN, ESQUIRE January 21, 2004 Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Jasbo, Inc./First Bank Master Development Plan Dear Evan: Email: mbryan2@earthlink.net Please find enclosed the executed Special Limited Powers of Attorney, which have been signed on behalf of Jeni Company by Fred L. Glaize, III, President, Billy J. Tisinger, Vice President and Beverley B. Shoemaker, Secretary. Please advise if anything further is needed. Enclosures cc: Beverley B. Shoemaker JAN 2 13 c J4 t COUNTY of FREDERICK Department of Planning and Development 540/665-5651 NOTIFICATION OF PUBLIC MEETING April 14, 2004 FAX: 540/ 665-6395 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #02-04 OF CROSSROADS COMMERCIAL CENTER On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Tuesday, April 27, 2004 at 7:15 p.m., as scheduled by the Frederick County Administrator's Office, 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 #02-04 for Crossroads Commercial Center, submitted by Greenway Engineering, for commercial and office uses. The property is located at the northeast corner of the intersection of Fairfax Pike (Route 277) and Double Church Road (Route 641), and is identified with Property Identification Numbers 86-A-10 and 86-A-11, in the Opequon Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street - Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 86C -1-2- 58- HEIM, RALPH A •Wul kA 5126 GOLDSBORO DR APT6 40 NEWPORT NEWS, VA 27605 i 'LIP l,,I,1„I�i,lf„il...... IIAA11111111 M,i,1IA141,,,III 11A US VO�TAG[- i COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING March 24, 2004 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN#02-04 OF CROSSROADS COMMERCIAL CENTER On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, April 7, 2004 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 #02-04 for Crossroads Commercial Center, submitted by Greenway Engineering, for commercial and office uses. The property is located at the northeast corner of the intersection of Fairfax Pike (Route 277) and Double Church Road (Route 641), and is identified with Property Identification Numbers 86-A-10 and 86-A-11, in the Opequon Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK `��G H E„T� U.S. POSTAGE s Department of Planning & Development` 107 North Kent Street Winchester, Virginia 22601 " tb5E7R 7! ! 8; 4TrF1wPT0a 2Q605 1fN► WC 86C 1. 2. 58- HEIM, RALPH A 5126 GOLDSBORO DR APT6 NEWPORT NEWS, VA i III, I I I If I Ili III I f i l llll:�ll �y���lH 11'hi'V�1 dill III III I I I IJ 2 I COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING March 24, 2004 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTERDEVELOPMENT PLAN #02-04 OF CROSSROADS COMMERCIAL CENTER On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, April 7, 2004 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 #02-04 for Crossroads Commercial Center, submitted by Greenway Engineering, for commercial and office uses. The property is located at the northeast corner of the intersection of Fairfax Pike (Route 277) and Double Church Road (Route 641), and is identified with Property Identification Numbers 86-A-10 and 86-A-11, in the Opequon Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 "', C H P s. 2 4 V A, H10,ETER 7o1-L-,7 _4 86C - 1- 2. 28- BREWER, ALAN T & THERESA J 541 BATTLE AVE WINCHESTER,VA 22601-5626 B RffW54 1 32 03/29/04 FORI,:!ARID TIME E.',"P 'ro 3E1NJD 9 R Fv; E R I b S 4 m A c. F.: D o r,., I A C HU Fk C. H R D STEPHENS CITY VA 22655-3713 RETURN 'TO SENDER fill I; : i I fid, I.M5 l: li Id /JN GREENWAY ENGINEERING %47 151 Windy Hill Lane Winchester, Virginia 22602 Founded in 1971 T R A N S M I T T A L Project Name: File No.: Date: Crossroads Commercial kentre 3418 February 20, 2004 To: FC Planning Attn: Chris Mohn Copied: From: Evan Wyatt GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 Remarks: f" Urgent f For Your Review f- As You Requested f- Please Comment Message: Hi Chris, Please find attached the complete Master Development Plan Application for Crossroads Commercial Centre containing the following information: • Signed Application Form & Application Fee • Special Limited Power of Attorney Agreements for Jeni Company & Elizabeth Properties, L.C. • All applicable Review Agency Comments • Executed Declaration of Protective Covenants • Traffic Impact Analysis • 44 sets of the Final Master Development Plan Please accept this filing for consideration by the Planning Commission on March 17, 2004. Please advise me if you have any questions regarding this information, or if you desire any additional information and I will forward it to you ASAP! Thank you! Evan Engineers Surveyors Telephone 540-662-4185 FAX 540-722-9528 greenway@visuallink.com MASTER DEVELOPMENT PLAN CROSSROADS COMMERCIAL CENTRE Opequon Magisterial District Frederick County, Virginia TM 86-((A))-10 & 86-((A))-11 19.263 Acres February 20, 2004 Current Owners: JENI COMPANY ELIZABETH PROPERTIES, L.C. Contact Person: Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 _ GREENWAV ENGINEERING 151 Windy Hill Lane Founded in 1971 Engineers Surveyors Winchester, Virginia 22602 Telephone 540-662-4185 PAX 540-722-9528 www.greenwayeng.com Master Development Plan Application Application Review Fee Pile #3418/EAW i 1! REQUESTING AGENT: DEPT. OF GEOGRAP141C INFORMATION SYSTEMS FREDERICK COUNTY, VIR.GINIA GIS, MAPPING, GRAPHICS FORK REQ EST DATE RECEIVED: REQUESTED COMPLETION DATE: 72' 110 Department, Agency, or Company: - Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROTECT: A DESCRIPTION OF REQUEST: (Write additional information on back of request) DIGITAL: PAPER: FAX: E-MAIL: SIZES: COLOR: BLACKIWHITE: NUMBER OF COPIES: STAFF MEMBER: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQUIRED: CHECK NO.#. Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) Crossroads Commercial Center M DP Subject: Crossroads Commercial Center MDP Date: Wed, 25 Feb 2004 14:50:17 -0500 From: "Jeremy F. Camp" <jcamp@co.fredcrick.va.us> To: Evan Wyatt <ewyatt@greenwayeng.com> Evan: This email is to inform you that the Crossroads MDP has been tentatively scheduled for the April 7th Planning Commission Meeting. You met the cut -of -date for the March 17th meeting; however this meeting is presently full due to other applications submitted prior to yours. Therefore, Crossroads MDP has been scheduled for the next available meeting, April 7th. Let me know if you have any questions or concerns. Sincerely, Jeremy F. Camp, Planner II Frederick County Dept. of Planning and Development I of 1 2/25/2004 2:50 PM 11 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 April 14, 2004 NOTIFICATION OF PUBLIC MEETING TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #02-04 OF CROSSROADS COMMERCIAL CENTER On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public meeting being held on Tuesday, April 27, 2004 at 7:15 p.m., as scheduled by the Frederick County Administrator's Office, 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 #02-04 for Crossroads Commercial Center, submitted by Greenway Engineering, for commercial and office uses. The property is located at the northeast corner of the intersection of Fairfax Pike (Route 277) and Double Church Road (Route 641), and is identified with Property Identification Numbers 86-A-10 and 86-A-11, in the Opequon Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, x� Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 ThisA is to certify that the attached correspondence was ann nailed to the following k from the Department ofP g Fred Coulfty, Virginia: 74B - 6- 2- 31 CHESTNUT, GWYNETH B & MICHAEL LEE 74B 6 2. 25 126 BUCKINGHAM OR BROWN, ANN LOUISE S 1 STEPHENS CITY, VA 22655 2732 138 BUCKINGHAM DR - I STEPHENS CITY, VA 22655.2732 86 A 12 THOMPSON, DENNIS N 74B - 6- 2- 26- LAREW, RODNEY S 136 BUCKINGHAM DR STEPHENS CITY, VA 74B - 6- 2- 27- GALANO, PAUL B & KRISTA 134 BUCKINGHAM OR STEPHENS CITY, VA. 74B - 6- 2- 28- KLINK, WILLIAM J & EDNA K 132 BUCKINGHAM DR STEPHENS CITY, VA 74B - 6- 2- 29- QUITTER, SHIRLEY T 130 BUCKINGHAM DR STEPHENS CITY, VA. 74B - 6- 2- 30- HOSTETER, WAYNE M 128 BUCKINGHAM DR STEPHENS CITY, VA 22655.2732 22655.2732 22655.2732 22655-2732 22655.2732 381 FAIRFAX PIKE STEPHENS CITY, VA 22655.2978 86 - A. - 18-A BANK OF CLARKE COUNTY PO BOX 391 BERRYVILLE, VA 22611.0391 86 - A- - 82-A WOLVERINE PROPERTY COMPANY TRUSTEE CIO RITE AID CORP # 1933 PO BOX 3165 HARRISBURG, PA 17105.3165 86 - A- - 13- STEPHENS CITY LODGE N0 2483 LOYAL ORDER OF MOOSE PO BOX 1057 STEPHENS CITY, VA 22655.1057 1 c7 Je my F. C p, Planner Frederick Co. Planning Dept. STATE OF VIRGINIA - COY OF FREDERICK ' a Notary Public in and for the State and County I, F. Camp, Plannee foregoing, r II for +thnDepartment of Planning and aforesaid, do reby certify that J my p has Development, whose name e andacknowned to edged the same nemy and County afo{esaid. personally appeared before m Given under my hand this day of - 6 My commission expires on VOTARY PU' IC V15k 860 .1- . 18- 86C . 1.2. 17. RITTER, MATTHEW A BLEDSOE, BARBARA A 113 PERIDOT PL & BROWN, RICHARD L STEPHENS CITY, VA 22655.4002 1006 HETH PL 1- WINCHESTER, VA 22601.6735 86C -1.2- JASBO, INC 86C - 1. 2. 19. WITTIG, MICHAEL R PO BOX 480 STEPHENS CITY, VA 22655.0480 136 NOTTOWAY DR STEPHENS CITY, VA 22655.2771 86C • 1- 2- S- CARPER PROPERTIES, LLC 86C -1. 2• 20. 103 BUCHANNAN DR WARRINER, RAYMOND D & MONICA R STEPHENS CITY, VA 22655.3810 510 FORTRESS DR WINCHESTER,VA 22603 86C 1. 2. 4. DAVENPORT, CANDACE L 106 NOTTOWAY DR 86C - 1. 2. 22. STEPHENS CITY, VA 22655.2703 SHAFFER, STEPHEN M 120 DOGWOOD RD 86C . 1- 2- 5- WINCHESTER, VA 22602.6109 LEIGHT, DAVID H. & DEBBIE A. 86C . 1- 2. 23- 108 NOTTOWAY DR LARGENT, ANDREW W & SHANNON R STEPHENS CITY, VA. 22655.2703 144 NOTTOWAY DR 86C - 1- 2- 6- STEPHENS CITY, VA 22655.2771 HICKERSON, JOHN H. 110 NOTTOWAY OR 86C - 1. 2- 24- STEPHENS CITY, VA. 22655.2703 COMBS, SUSAN J 626 EWELL ST 86C - 1. 2. 7. WINCHESTER, VA 22601.5677 WILSON, ANGELA J. 118 HIGHVIEW RD STEPHENSON,VA 22656.2105 86C -1- 2- 8- CRESWELL, ROLAND L. JR. CIO CRESWELL, ROLAND L. JR. 114 NOTTOWAY DR # 3 STEPHENS CITY, VA 22655.2703 86C • 1- 2- 11- ASHBY, DONALD I JR & CYNTHIA D 7767 PLEASANT VIEW AVE MIDDLETOWN, VA 22645.9517 86C - 1- 2- 12- CARTER, TONY E 122 NOTTOWAY DR STEPHENS CITY, VA 22655.2771 86C - 1- 2- 14- GORDON, JEANETTE D CIO JEANETTE 0 ASHBY 440 WHISPERING KNOLLS DR WINCHESTER, VA 22603.2610 86C -1- 2. 16- RAMPINO, JOSEPH A & MARILEE 1164 FAIRFAX PIKE WHITE POST, VA 22663.1803 86C - 1- 2- 25- HAWKINS, THOMAS H 501 BUCKINGHAM DR STEPHENS CITY, VA 22655.2740 86C - 1- 2. 26- DEHAVEN, RHONDA S. CIO DEHAVEN, RHONDA S. 503 BUCKINGHAM DR STEPHENS CITY, VA 22655.2740 86C - 1- 2- 27- BURKS, JANE R 505 BUCKINGHAM OR STEPHENS CITY, VA. 22655.2740 86C - 1- 2- 28- BREWER, ALAN T & THERESA J 541 BATTLE AVE WINCHESTER, VA 22601.5626 86C - 1- 2- 29- SHOCKEY, TAMARA F 509 BUCKINGHAM DR STEPHENS CITY, VA. 22655.2740 86C - 1. 2- 30. CORNWELL, DAVID S & ELSIE 416 ROYAL ST WINCHESTER, VA 22601.4244 that the attached correspondence was mailed to evelo ment, Frederick This is to certify from the Department of planning and D p County, Virginia: 86C -1.2- 38- FELTNER, RODNEY L 86C - 1- 2- 31- 405 BUCKINGHAM DR STROOP, KIMBERLY R & SCOTT D STEPHENS CITY, VA 22655.2738 128 MCCLURE WAY WINCHESTER, VA 22602.4472 86C - 1- 2- 39- 86C -1- 2. 32- SINE, YANCEY P 515 BUCKINGHAM DR STEPHENS CITY, VA 22655-2740 86C - 1- 2- 33- DAUGHERTY, RANDALL & CLAIRE 201 LAING RD FRONT ROYAL, VA 22630 8660 86C - 1- 2- 34- F BENNETT, JOSHUA RAY I� 413 BUCKINGHAM DR STEPHENS CITY, VA 22655.2738 86C - 1- 2- 35- SHEPHERD, LINDA E & THURMAN E 411 BUCKINGHAM DR STEPHENS CITY, VA 22655.2738 86C -1.2• 36- KERNS, RODNEY K & ALICE P 580 SLEEPY WOODS RD CROSS JUNCTION, VA 22625.1655 STATE OF VI1 1n COUNTY OF FREDERICK VAZOUEZ, SOFIA REYES 403 BUCKINGHAM OR STEPHENS CITY, VA 22655.2738 86C - 1- 2- 40- MACMICHAEL, KELLY A & KEITH A 401 BUCKINGHAM OR STEPHENS CITY, VA 22655.2738 86C - 1- 2 41- MASON, LORI H 315 BUCKINGHAM DR STEPHENS CITY, VA 22655.2736 86C -1- 2. 42- LAYMAN, CYNTHIA J & ROGER A 1215 MARLBORO RD STEPHENS CITY, VA 22655-5250 Jeremy F. Camp, planner II _ Frederick Co. Planning Dept. a Notary Public in and for the State and County I, planner II for the Department of planning and aforesaid, do hereby certify that Jeremy F. CPS dated , has Development, whose name is signed to the foregoing, State and County aforesaid. personally appeared before me and acknowledged the same in my Given under my hand this day of My commission expires on NOTARY PUBLIC f, V151< 86C - 1- 2- 43- 86C - 1- 2- 57- RODRIGUEZ, VICTOR HOTT, CALVIN E 11 & NORMA, RDA I & HERRING, DOROTHY D 311 BUCKINGHAM DR 227 BUCKINGHAM DR STEPHENS CITY, VA 22655.2736 STEPHENS CITY, VA 22655 86C . 1. 2• 44.61 r 86C . 1. 2- 58- UNGER, GREGORY L HEIM, RALPH A 668 GERMANY RD 5126 GOLDSBORO DR APT6 STEPHENS CITY, VA 22655.5119 NEWPORT NEWS, VA 27605 86C • 1- 2. 46- 86C . 1- 2- 59- WHITLOCK, FRED L JR & BENJAMIN H LONG, MICHELE R 305 BUCKINGHAM OR STEPHENS CITY, VA 22655 223 BUCKINGHAM DR STEPHENS CITY, VA 22655.2734 86C - 1- 2. 47- 86C - 1- 2- 60- HENRY, SEKHAR J SHUTT, JAMES R 221 BUCKINGHAM DR 160 WHITHAM DR STEPHENS CITY, VA 22655.2734 GORE, VA 22637.2247 86C -1.2• 48- 86C • 1- 2- 61- FUNKHOUSER, JOSEPH A ASKEW, WILLIAM JOHN IV & LYNDI ANN 706 STERLING DR WINCHESTER, VA 22601.6358 108 BULL RUN CT STEPHENS CITY, VA 22655.4519 86C -1- 2. 49- 86C - 1- 2- 62- MCDONALD, KEVIN A WALKER, ROGER L & CRIM•MCDONALD, CASEY K 322 BEECHCROFT RD 243 BUCKINGHAM DR WINCHESTER, VA 22601.3406 STEPHENS CITY, VA 22655.2727 86C . 1- 2- 63. 86C - 1- 2- 50- BORLESKE, FRANK E STOTLER, HERBERT J & KATHLEEN D 115 CULPEPER ST 215 BUCKINGHAM DR WARRENTON, VA 20186.3501 STEPHENS CITY, VA 22655.2734 86C - 1. 2• 51- 86C - 1. 2. 64. MCINTYRE, WILLIAM SCOTT BULLETT, JUNE M 213 BUCKINGHAM DR 239 BUCKINGHAM DR STEPHENS CITY, VA 22655.2734 STEPHENS CITY, VA 22655.2727 86C - 1- 2- 65- 86C . 1- 2- 52- PURSLOW, ASHLEY B NAPENAS, MANUEL & DOROTHY B 119 OAK RIDGE LN PO BOX 6677 WINCHESTER, VA 22602.7813 BEND, OREGON 97708.6677 86C - 1.2. 53. fit/ ')V f;?-0-'� ?�- ' ) 86C - 1.2. 66- RICHLAND INVESTMENTS TALWAR, B R & LALITA CIO RICHARD V REEDY & NARENDER & MOHINI ROPER 103 SHARON DR 227 NOTTOWAY DR WINCHESTER, VA 22602.6644 STEPHENS CITY, VA 22655.2716 86C - 1- 2- 55 86C -1.2- 67- MARTIN, REBECCA A NAIN, KANWAL & USHA R 231 BUCKINGHAM DR 785 JOHNSTON CTWINCHESTER, STEPHENS CITY, VA 22655.2727 VA 22601.6718 86C • 1- 2- 56- 86C - 1. 2- 68- d I SWEENEY, MARY ELLEN OAKCREST PROPERTIES, LLC 229 BUCKINGHAM DR 2055 VALLEY AVE STEPHENS CITY, VA 22655.2734 WINCHESTER, VA. 22601-2751 to certify that the attached to the correspondence �'�' landDevelopment,following ederick is This from the Department of Planning - - - County, Virginia: 86C . 1- 2. 79- FRANCIS, RUKSHAN DENNIS 86C • 1- 2- 69• COGGIN, CLIFFORD 0 & MARY C 216 NOTTOWAY DR + PO BOX 186 STEPHENS CITY, VA 22655.2770 WHITE POST, VA 22663.0186 - - - - 86C -1.2- 80- 86C 1 2 71 CAIN, PAULA D. BUDD, CONNIE S 218 NOTTOWAY DR STEPHENS CITY, VA. 22655.2772 200 NOTTOWAY DR STEPHENS CITY, VA 22655.2770 _ 86C 1 2 81 86C -1.2 72- SMITH, ROY OD I � CAMERON, MARY HEATHER 220 NOTTOWAY DR 202 NOTTOWAY DR STEPHENS CITY, VA 22655.2770 STEPHENS CITY, VA. 22655.2772 86C • 1- 2. 82- 86C . 1- 2- 73- I DEEL, ERIC D & BRENDA L V T FOURA, LC 107 STUMP CT 98 ABBEY RD WINCHESTER, VA 22602-7444 STEPHENS CITY, VA 22655.2994 86C - 1- 2- 74- 86C - 1- 2. 83- SOURS, NELDA VIRGINIA TRENARY, DONALD L & DEBRA M 224 NOTTOWAY DR 207 BRANDYLION DR STEPHENS CITY, VA 22655.2364 STEPHENS CITY, VA 22655 2772 86C -1.2- 78 - LIGGETT, ROBERT D I 1020 S SLEEPY CREEK RD CROSS JUNCTION, VA 22625.1928 Jeremy F. Camp, Planner II Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FgEDERICK a Notary Public in and for the State and County I, planner II for the Department of Planning and aforesaid, do hereby certify that Jeremy F. Camp, dated , has to the foregoing, Development, whose name is signed the same in my State and County aforesaid. personally appeared before me and acknowledged Given under my hand this ______--- day of My commission expires on NOTARY PUBLIC ova 86C - 1. 2- 85. -4 f µ / -LA 'a 86C - 1. 2. 98- %,- 100 SHADE, RICHARD S. .� r CLARK, STEPHEN H JR PO BOX 646 524 MEADOW LN CROSS JUNCTION, VA 22625.0646 FRONT ROYAL, VA 22630.5318 86C - 1- 2- 86- HENSELL, LISA D 86C - 1- 2- 99- CIO RUTHERFORD, LISA YATES, VIRGINIA W 588 ROCKY GLEN DR 307 NOTTOWAY OR WHITE POST, VA 22663.2002 STEPHENS CITY, VA 22655.2717 86C - 1. 2- 87. 86C - 1- 2. 101- THE MARATHON BANK YATES RENTAL PROPERTIES, LLC PO BOX 998 111 DEVILS BACKBONE OVLK STEPHENS CITY, VA 22655.0998 STEPHENSON, VA 22656.1905 86C - 1- 2- 89- MORGAN, CONNIE S 236 NOTTOWAY OR STEPHENS CITY, VA 22655.2772 86C • 1- 2- 90- SMITH, ALLEN T & BETTY ANN 238 NOTTOWAY DR STEPHENS CITY, VA. 22655.2772 86C -1.2- 91- WERNER, CYNTHIA S. CIO CYNTHIA CHRISTOFFEL 607 MIDLAND AVE FRONT ROYAL, VA. 86C - 1- 2- 92- BAGAENT, TIMOTHY A 242 NOTTOWAY DR STEPHENS CITY, VA 86C . 1- 2- 102- CLARK, DANIEL W 301 NOTTOWAY DR STEPHENS CITY, VA 22655.2717 86C - 1- 2- 103- PENWELL, GILBERT J. 233 NOTTOWAY DR STEPHENS CITY, VA. 22655.2716 86C - 1- 2- 104- WRIGHT, CHARLES A & DEANNA L RHODES 231 NOTTOWAY DR STEPHENS CITY, VA 22630.4027 86C 1 2 105 MCWHORTER, MORGAN L 229 NOTTOWAY DR STEPHENS CITY, VA 22655.2772 86C - 1- 2- 93- FULTZ, JEANNE C CIO JEANNE C SHANK-FULTZ 244 NOTTOWAY DR STEPHENS CITY, VA 22655.2772 86C - 1- 2- 94- ANDERTON, JAMES B & BRENDA L 1418 MACEDONIA CHURCH RD STEPHENS CITY, VA 22655.3709 86C - 1- 2- 95- FRANCIS, ANDREW J & ETALS 150 DOUBLE CHURCH RD STEPHENS CITY, VA 22655.2780 86C - 1. 2- 96- 4 11 S_ SHAIKH, PERVEZ & ASMA 6100 WAYSIDE OR ROCKVILLE, MD 20852.3534 86C - 1- 2- 97- CLARK, FAY A 232 WINESAP CT CLEARBROOK, VA 22624-1451 86C -1- 2- 106- NAIN, KANWAL & USHA R 785 JOHNSTON CT WINCHESTER,VA 86C - 1- 2. 107. BARMAN, NIL M & AJANTA 116 SHANNON CT WINCHESTER,VA 22655.2716 22655.2716 22601.6718 22602 86C - 1. 2.108. TERRY, JERRY MICHAEL 101 AMHERST CT STEPHENS CITY, VA 22655.2786 86C - 1- 2- 109- ANDERSON, SANDRA F 221 NOTTOWAY DR STEPHENS CITY, VA 22655-2716 86C - 1. 2. 110- .l- l l (, SHOCKEY, THOMAS A & BARBARA A 814 WINDER CT WINCHESTER, VA 22601.6740 This is to certify that the attached correspondence was land Development, opment, Frederick ed to the following on from the Department of g C unty Virginia: 86C-1.2.119- o ,. DAUGHERTY,JASONL 86C -1. 2- Ill- //6 201 NOTTOWAY OR FEATHERS, PRESTON S & RENEE E STEPHENS CITY, VA 22655.2773 1030 BRECKINRIDGE LN WINCHESTER, VA 22601.6700 86C -1.2- 120- 86C - 1- 2- 112- PAYTON, TINA M ORNOORFF, NANCY K. & WITTIG, MICHELLE 135 NOTTOWAY DR 215 NOTTOWAY DR STEPHENS CITY, VA 22655.2774 STEPHENS CITY, VA 22655 86C-1.2.121- LAYMAN, ROGER & CYNTHIA 86C - 1- 2. 113- 1215 MARLBORO RD LIKENS, TONY A & TINA A STEPHENS CITY, VA 22655.5250 617 ORCHARD DALE DR j CLEAR BROOK, VA 22624-1443 86C - 1. 2- 124. STICKLEY, MARK B 86C - 1- 2.114- EARLE, KARLA G 324 W WHITLOCK AVE WINCHESTER, VA. 22601-3763 211 NOTTOWAY DR STEPHENS CITY, VA 22655.2773 86C - 1.2-125- 1� WILLINGHAM, MILDRED L 86C - 1- 2- 117- 1098 MARTINSBURG PIKE WHITE, MELISSA A WINCHESTER, VA 22603-5408 205 NOTTOWAY DR STEPHENS CITY, VA 22655.2773 86C -1.2- 118- EDMONDS, TONY 381 BRANDY LN Jeremy F. Camp, planner II STEPHENS CITY, VA 22655.3208 Frederik Co. Planning Dept. STATE OF YIRGINIA COUNTY OF FgEDERICK a Notary Public in and for the State and County I, planner II for the Department of Planning and aforesaid, do hereby certify that Jeremy F. Canp, , has dated Development, whose name is signed to the foregoing, 'State and County aforesaid. personally appeared before me and acknowledged the same in my Given under my hand this ___ day of My commission expires on NOTARY PUBLIC 86C . 1- 2- 126- 74B •10.2- 35- FENNELL, ROBERT H III ZEBARTH, MEGANNE E 6819 ROYALWOOD WAY 107 BRUNSWICK RD SAN JOSE, CA 95120.2229 STEPHENS CITY, VA 22655-2719 86C -1.2- 127• 748 •10.2- 36- SHANK, HEATHER MICHELLE MABEN, CAROL F & CHRISTOPHER K 121 NOTTOWAY DR 113 WINNS CIR STEPHENS CITY, VA 22655.2705 WINCHESTER, VA 22602 86C - 1. 2- 129- 74B •10- 2. 37. GRIM, VICTORIA B TATU, DENISE M 117 NOTTOWAY DR STEPHENS CITY, VA 22655.2705 111 BRUNSWICK RD STEPHENS CITY, VA. 22655.2719 86C • 1- 2. 130- KELICAN, JERRY & ANN 74B •10.2- 39- DUFFY, DAWN M 305 CAROLINE AVE STEPHENS CITY, VA 22655.5924 115 BRUNSWICK RD STEPHENS CITY, VA 22655.2720 86C -1.2- 131- FURR, SHIRLEY A 74B •10.2- 40- 13850 MILLTOWN RD STOTLER, ALMA N LOVETTSVILLE, VA. 20180.3306 117 BRUNSWICK RD STEPHENS CITY, VA 22655.2720 86C - 1- 2- 132- MCVEIGH, JAMES S 74B -10.2- 41- 111 NOTTOWAY DR HUTZLER, RALPH I & HELEN E STEPHENS CITY, VA 22655.2705 119 BRUNSWICK RD 86C - 1- 2- 133- STEPHENS CITY, VA 22655.2720 GIROUARD, TIFFANY J 74B •10.2• 42- 109 NOTTOWAY DR VANN, STEPHEN M & MARY KNIGHT STEPHENS CITY, VA 22655.2705 426 WENTWORTH DR WINCHESTER, VA 22601.3435 86C - 1- 2. 134 MARQUEZ, TONYA A 74B •1 43 107 NOTTOWAY DR RHODES , JOHN K STEPHENS CITY, VA 22655 123 BRUNSWICK RD 86C • 1.2• 135- STEPHENS CITY, VA 22655-2720 SCHMIEDICKE, MICHAEL & DIAN 74B •10.2- 44- CONNERS, CAREN C 1194 KESLER RD 125 BRUNSWICK RD FRONT ROYAL, VA 22630.4660 STEPHENS CITY, VA 22655.2720 86C . 1- 2- 136 74B -45 JENKINS, WEBB C JR & ELOISE C ASHLEY.2- CRAIG E & JENNIFER L 103 NOTTOWAY DR , STEPHENS CITY, VA. 22655.2705 127 BRUNSWICK RD WINCHESTER, VA 22655.2720 86C • 1- 2- 137- FELTNER, STEPHEN R 740 -10. 2- 46- PEARSON, NANCY J PO BOX 398 PO BOX 55 STEPHENS CITY, VA 22655.039B STEPHENS CITY, VA 22655.0055 74B •10.2- 34- 74B •10- 2- 47- DORSEY, JEFFERY S DORIGUZZI, SUSAN R. PO BOX 21 STEPHENS CITY, VA 22655.0021 131 BRUNSWICK RD STEPHENS CITY, VA. 22655.2711 to certify that the attached correspondence to the g on 'ngland Development, Frederick This is from the Department o fwas County, Virginia: 74B -10- 2- 76- BOYER, LEWIS A II 74B -10-2- 48- LOPRESTI, PROVIDENCE J PO BOX 787 STEPHENS CITY, VA 22655.0787 i 133 BRUNSWICK RD 22655-2711 STEPHENS CITY, VA. 74B •10. 2. 79- HILLSIDE RENTALS, LLC 74B -10.2- 49- 46527 CEDARHURST DR OLINGER, PHILIP B POTOMAC FALLS, VA 20165.6452 135 BRUNSWICK RD 22655 2711 STEPHENS CITY, VA 74B -10- 2- 80- HUFFMAN, DAVID E & SHARON B 74B -10- 2- 50 CHESTNUT, BOBBY L 126 MORNINGSIDE DR 110 HARMON PL WINCHESTER, VA 22601.4910 STEPHENS CITY, VA 22655.3107 _ 74B •10.2- 81- TUCKER, BOBBY J & ADA L TRUSTEES 74B -10- 2- 52• 124 MALOY DR GLASS, LISA A WINCHESTER, VA 22602.6528 141 BRUNSWICK RD STEPHENS CITY, VA 22655.2711 74B -10- 2. 82- - - - -- LINAWEAVER, MATTHEW W 74B -10- 2. 53- FOREMAN, TERRY M 132 WARREN CIR STEPHENS CITY, VA 22655.2768 143 BRUNSWICK RD STEPHENS CITY, VA 22655.2711 74B -10- 2- 74- HOCKIN, KATHRYN E 101 WARREN CIR Jeremy F. Camp, Planner II STEPHENS CITY, VA 22655-2752 Frederick Co. Planning Dept. STATE OF VIR INIA COUNTY OF FREDERICK a Notary Public in and for the State and County I' Planner II for the Department of Planning and that Jeremy F. Camp, aforesaid, do hereby certify dated , has to the foregoing, Development, whose name is signed the same in my state and County aforesaid. personally appeared before me and acknowledged Given under my hand this ----- day of My commission expires on NOTARY PUBLIC 0vj�5K 86 - A• - 7- 86D .4. - 13-- /�, CAIN, CHARLES M DOERING INVESTMENTS, LC PO BOX 338 343 WINDSOR LN STEPHENS CITY, VA 22655.0338 WINCHESTER, VA 22602.2332 86D -4- • 1- NEWCOME, MICHAEL S & SHELLEY M 86D - 4- - 17. 306 FREETON CT WENZEL, ALSA J STEPHENS CTIY, VA 22655.3112 102 FREETON CT 860 -4- - 2- STEPHENS CITY, VA 22655.3100 RECTOR, ROGER LEE ETALS 86D • 4- - 18- 304 FREETON CT SMITH, VERONICA J STEPHENS CITY, VA 22655-3112 100 FREETON CT # DT STEPHENS CITY, VA 22655.3100 860 -4- - 4- SHICKLE, RICHARD C JR 86 - A- • 18- WINCITY REALTY ASSOCIATES 300 FREETON CT CIO WIN PROPERTIES INC STEPHENS CITY, VA 22655.3112 66 FIELD POINT RD FL 4 86D • 4• - 5• GREENWICH, CT. 06830-6473 LINK, ELIZABETH M 86 • A- - 10• 208 FREETON CT JENI COMPANY STEPHENS CITY, VA 22655.3111 PO BOX 888 WINCHESTER, VA 22604.0888 86D • 4- • 6- 86 -A- - 11- LAYMAN, REBECCA BOWMAN, JAMES L 206 FREETON CT 0 STEPHENS CITY, VA 22655.3111 PO BOX 480 STEPHENS CITY, VA 22655.0480 86D - 4- - 7- SIMPSON, H B & JACQULYN R Mark D. Smith, P.E., L.S. Greenway Engineering 905 WAYNE DR 151 Windy Hill LaneWinchester, WINCHESTER, VA 22601 6395 VA 22602 86D - 4- - 8• "104-1e-otx�r WARREN, DREW J 202 FREETON CT 86 - A- - 83- STEPHENS CITY, VA 22655.3111 LICHLITER, JENNINGS LEE 173 JOURNEYMAN LN WHITE POST, VA 22663.1829 86D • 4• - 9- HAWKINS, MONIQUE R & TIFFANY L 86 - A- - 7- 200 FREETON CT CAIN, CHARLES M STEPHENS CITY, VA 22655.3111 PO BOX 338 86D - 4• - 10. STEPHENS CITY, VA 22655-0338 SAYLOR, JILL C 116 FREETON CT STEPHENS CITY, VA 22655-3105 861) -4- - 11- GARDNER, CONNIE L 114 FREETON CT STEPHENS CITY, VA 22655.3100 861) - 4- - 12- BENJAMIN, KENNETH W 112 FREETON CT STEPHENS CITY, VA 22655.3100 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC MEETING March 24, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN#02-04 OF CROSSROADS COMMERCIAL CENTER On behalf of the Frederick County Planning Commission, you are hereby notified of a public meeting being held on Wednesday, April 7, 2004 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 #02-04 for Crossroads Commercial Center, submitted by Greenway Engineering, for commercial and office uses. The property is located at the northeast corner of the intersection of Fairfax Pike (Route 277) and Double Church Road (Route 641), and is identified with Property Identification Numbers 86-A-10 and 86-A-11, in the Opequon Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library approximately one week before the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 This is to c rtify that the attached correspondence was mailed to the following on �� Qb from the Department of Planning and Development, Frederick T— r County, Virginia: 74B - 6.2- 31- CHESTNUT, GWYNETH B & MICHAEL LEE 74B - 6.2• 25- 126 BUCKINGHAM DR 22655.2732 BROWN, ANN LOUISE S ' STEPHENS CITY, VA 138 BUCKINGHAM DR 22655.2732 STEPHENS CITY, VA 86 - A- - 12- THOMPSON, DENNIS N 74B • 6- 2- 26- LAREW, RODNEY S 136 BUCKINGHAM DR STEPHENS CITY, VA 74B - 6- 2- 27- GALANO, PAUL B & KRISTA 134 BUCKINGHAM DR STEPHENS CITY, VA. 74B - 6- 2- 28- KLINK, WILLIAM J & EDNA K 132 BUCKINGHAM DR STEPHENS CITY, VA 74B - 6- 2- 29- QUITTER, SHIRLEY T 130 BUCKINGHAM DR STEPHENS CITY, VA. 74B - 6- 2. 30- HOSTETER, WAYNE M 128 BUCKINGHAM DR STEPHENS CITY, VA 381 FAIRFAX PIKE STEPHENS CITY, VA 22655 2978 22655.2732 86 - A. - 18-A BANK OF CLARKE COUNTY PO BOX 391 BERRYVILLE, VA 22611-0391 22655.2732 86 . A. - 82•A WOLVERINE PROPERTY COMPANY TRUSTEE CIO RITE AID CORP # 1933 PO BOX 3165 HARRISBURG, PA 17105.3165 22655.2732 86 - A- - 13- STEPHENS CITY LODGE NO 2483 LOYAL ORDER OF MOOSE PO BOX 1057 STEPHENS CITY, VA 22655.1057 22655.2732 Jgemy F. Camp, Planner II 22655.2732 Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK `' , a Notary Public in and for the State and County I, Planner II for the Department of Planning and aforesaid, do h reby certify that Jere F. Camp, Development, whose name is signed to the foregoingg, an m State and County aforesaid.has d a personally appeared before me and acknowledged the jY c� � day of % 'k Given under my hand this Y My commission expires on �bo . &NOTAR64YBILIC 86D -1- - 18• 86C -1. 2• 17. HITTER, MATTHEW A BLEDSOE, BARBARA A 113 PERIDOT PL & BROWN, RICHARD L STEPHENS CITY, VA 22655.4002 1006 HETH PL WINCHESTER, VA 22601-6735 86C 1 2 1 ASBO, INC J8� 86C • 1- 2. 19- WITTIG, MICHAEL R PO BOX 480 STEPHENS CITY, VA 22655.0480 136 NOTTOWAY DR STEPHENS CITY, VA 22655-2771 86C - 1. 2- 3- 86C - 1- 2. 20. CARPER PROPERTIES, LLC WARRINER, RAYMOND D & MONICA R 103 BUCHANNAN OR 510 FORTRESS DR STEPHENS CITY, VA 22655.3810 WINCHESTER, VA 22603 86C -1. 2- 4• 86C .1. 2. 22. DAVENPORT, CANDACE L SHAFFER, STEPHEN M 106 NOTTOWAY OR 120 DOGWOOD RD STEPHENS CITY, VA 22655.2703 WINCHESTER, VA 22602.6109 86C . 1. 2- 5- 86C - 1. 2. 23. LEIGHT, DAVID H. & DEBBIE A. LARGENT, ANDREW W & SHANNON R 108 NOTTOWAY DR 144 NOTTOWAY DR STEPHENS CITY, VA. 22655.2703 STEPHENS CITY, VA 22655.2771 86C - 1- 2. 6• 86C . 1. 2. 24. HICKERSON, JOHN H. COMBS, SUSAN J 110 NOTTOWAY DR 626 EWELL ST STEPHENS CITY, VA. 22655-2703 WINCHESTER, VA 22601.5677 86C - 1- 2- 7- 86C . 1- 2. 25- WILSON, ANGELA J. HAWKINS, THOMAS H 118 HIGHVIEW RD 501 BUCKINGHAM DR STEPHENSON, VA 22656-2105 STEPHENS CITY, VA 22655.2740 86C - 1- 2- 8- 86C - 1- 2- 26- CRESWELL, ROLAND L. JR. DEHAVEN, RHONDA S. CIO CRESWELL, ROLAND L. JR. CIO DEHAVEN, RHONDA S. 114 NOTTOWAY DR # 3 503 BUCKINGHAM DR STEPHENS CITY, VA 22655-2703 STEPHENS CITY, VA 22655.2740 86C • 1- 2- 11- 86C - 1- 2- 27- ASHBY, DONALD I JR & CYNTHIA D BURKS, JANE R 7767 PLEASANT VIEW AVE 505 BUCKINGHAM DR MIDDLETOWN, VA 22645.9517 STEPHENS CITY, VA. 22655-2740 86C - 1- 2. 12. 86C - 1. 2- 28- CARTER, TONY E BREWER, ALAN T & THERESA J 122 NOTTOWAY DR 541 BATTLE AVE STEPHENS CITY, VA 22655.2771 WINCHESTER, VA 22601-5626 86C - 1- 2- 29- 86C 1 2 14 SHOCKEY, TAMARA F GORDON, JEANETTE D 509 BUCKINGHAM DR CIO JEANETTE D ASHBY STEPHENS CITY, VA. 22655.2740 440 WHISPERING KNOLLS DR WINCHESTER, VA 22603-2610 86C - 1- 2- 30- 86C • 1- 2. 16. CORNWELL, DAVID S & ELSIE RAMPINO, JOSEPH A & MARILEE 416 ROYAL ST 1164 FAIRFAX PIKE WINCHESTER, VA 22601-4244 WHITE POST, VA 22663.1803 This is to certify that the attached correspondence was mailed Plane ng nd Dev opment, Frederick from the Department of County, Virginia: --- - - 86C 1- 2- 38- FELTNER, RODNEY L 86C - 1- 2- 31- 405 BUCKINGHAM DR STEPHENS CITY, VA 22655 2738 STROOP, KIMBERLY R & SCOTT D 128 MCCLURE WAY WINCHESTER, VA 22602.4472 86C - 1- 2- 39- VAZOUEZ, SOFIA REYES 86C • 1- 2- 32- SINE, YANCEY P 403 BUCKINGHAM OR STEPHENS CITY, VA 22655.2738 515 BUCKINGHAM DR STEPHENS CITY, VA 22655.2740 86C -1.2- 40- MACMICHAEL, KELLY A & KEITH A 86C - 1- 2- 33- DAUGHERTY, RANDALL & CLAIRE 401 BUCKINGHAM DR 201 LAING RD STEPHENS CITY, VA 22655 2738 FRONT ROYAL, VA 22630.8660 86C - 1- 2- 41- 86C - 1.2• 34- MASON, LORI H 315 BUCKINGHAM DR BENNETT, JOSHUA RAY STEPHENS CITY, VA 22655.2736 413 BUCKINGHAM DR 22655.2738 86C - 1- 2- 42- STEPHENS CITY, VA LAYMAN, CYNTHIA J &ROGER A 86C -1.2- 35- SHEPHERD, LINDA E & THURMAN E 1215 MARLBORO RD STEPHENS CITY, VA 22655.5250 411 BUCKINGHAM DR STEPHENS CITY, VA 22655.2738 86C - 1- 2- 36- KERNS, RODNEY K & ALICE P 580 SLEEPY WOODS RD planner II CROSS JUNCTION, VA 22625.1655 Jeremy F. Camp, Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK 1, , a Notary Public in and for the State and County Planner II for the Department of Planning had aforesaid, do hereby a nam that s geed to the foJeremy F. regoing, dated Development, whose personally appeared before me and acknowledged the same in my State and County aforesaid. Given under my hand this ___— day of My commission expires on NOTARY PUBLIC 0VI',No� 86C -1.2- 43- RODRIGUEZ, VICTOR & NORMA, RDA 1 311 BUCKINGHAM DR 22655.2736 STEPHENS CITY, VA 86C -1.2- 44 UNGER, GREGORY L 668 GERMANY RD STEPHENS CITY, VA 22655-5119 86C - 1- 2- 46- WHITLOCK, FRED L JR & BENJAMIN H 305 BUCKINGHAM OR STEPHENS CITY, VA 22655 86C - 1- 2- 47- HENRY, SEKHAR J 160 WHITHAM OR GORE, VA 22637.2247 86C -1- 2- 48- FUNKHOUSER, JOSEPH A 706 STERLING OR WINCHESTER, VA 22601.6358 86C -1.2- 49- MCDONALD, KEVIN A & CRIM-MCDONALD, CASEY K 243 BUCKINGHAM OR STEPHENS CITY, VA 22655.2727 86C -1.2- 50- STOTLER, HERBERT J & KATHLEEN D 115 CULPEPER ST 20186 3501 WARRENTON, VA 86C - 1- 2- 51- MCINTYRE, WILLIAM SCOTT 239 BUCKINGHAM OR STEPHENS CITY, VA 22655.2727 86C - 1- 2- 52- NAPENAS, MANUEL & DOROTHY B 119 OAK RIDGE LN WINCHESTER, VA 22602.7813 86C -1.2. 53. '%�b-19_,� .t29 RICHLAND INVESTMENTS 7� CIO RICHARD V REEDY 103 SHARON OR WINCHESTER, VA 22602.6644 86C - 1- 2- 55- MARTIN, REBECCA A 231 BUCKINGHAM DR STEPHENS CITY, VA 22655-2727 86C - 1- 2- 56- SWEENEY, MARY ELLEN 229 BUCKINGHAM DR STEPHENS CITY, VA 22655-2734 86C -1.2- 57- HOTT, CALVIN E 11 & HERRING, DOROTHY D 227 BUCKINGHAM DR STEPHENS CITY, VA 86C - 1- 2- 58- HEIM, RALPH A 5126 GOLDSBORO DR APT6 NEWPORT NEWS, VA 86C - 1- 2- 59- LONG, MICHELE R 223 BUCKINGHAM OR STEPHENS CITY, VA 86C - 1- 2. 60- SHUTT, JAMES R 221 BUCKINGHAM DR STEPHENS CITY, VA 22655 27605 22655.2734 22655.2734 86C - 1- 2. 61- ASKEW, WILLIAM JOHN IV & LYNDI ANN 108 BULL RUN CT STEPHENS CITY, VA 22655.4519 86C - 1- 2- 62- WALKER, ROGER L 322 BEECHCROFT RD WINCHESTER, VA 22601-3406 86C - 1- 2- 63- BORLESKE, FRANK E 215 BUCKINGHAM DR STEPHENS CITY, VA 22655.2734 86C - 1- 2- 64- BULLETT, JUNE M 213 BUCKINGHAM DR STEPHENS CITY, VA 22655.2734 86C - 1- 2. 65- PURSLOW, ASHLEY B PO BOX 6677 BEND, OREGON 97708-6677 86C -1.2- 66- TALWAR, B R & LALITA & NARENDER & MOHINI ROPER 227 NOTTOWAY DR STEPHENS CITY, VA 22655.2716 86C - 1- 2- 67- NAIN, KANWAL & USHA R 785 JOHNSTON CT WINCHESTER, VA 22601.6718 86C -1- 2. 68- 17 OAKCREST PROPERTIES, LLC 2055 VALLEY AVE WINCHESTER, VA. 22601.2751 s� was ed to the following on This is to certify that the attached correspondenceDepartment eare OfPlanning Development, Frederick :. from the Depart - — - - County, Virginia: 86C - 1- 2- 79- -- - FRANCIS, RUKSHAN DENNIS — 86C -1. 2. 69. `% COGGIN, CLIFFORD D & MARY C PO BOX 186 WHITE POST, VA 22663-0186 86C - 1- 2. 71- BUDD, CONNIE S 200 NOTTOWAY DR STEPHENS CITY, VA 22655.2770 86C - 1- 2. 72- CAMERON, MARY HEATHER 202 NOTTOWAY DR STEPHENS CITY, VA 22655.2770 86C 1- 2- 73- V T FOURA, LC 98 ABBEY RD WINCHESTER, VA 22602.7444 86C -1.2- 74- TRENARY, DONALD L & DEBRA M 207 BRANDYLION DR STEPHENS CITY, VA 22655.2364 86C - 1- 2- 78- LIGGETT, ROBERT D 1020 S SLEEPY CREEK RD CROSS JUNCTION, VA 22625.1928 216 NOTTOWAY DR STEPHENS CITY, VA 22655.2770 86C - 1- 2- 80- CAIN, PAULA D. 218 NOTTOWAY DR STEPHENS CITY, VA. 22655.2772 86C - 1- 2- 81- SMITH, BOY DO 220 NOTTOWAY DR STEPHENS CITY, VA. 22655.2772 86C - 1- 2- 82- DEEL, ERIC D & BRENDA L 107 STUMP CT STEPHENS CITY, VA 22655.2994 86C - 1- 2- 83- SOURS, NELDA VIRGINIA 224 NOTTOWAY DR STEPHENS CITY, VA 22655.2772 Jeremy F. Camp, Planner II Frederick Co. Planning Dept. STATE OF VIRGlnA COUNTY OF FREDERICK a Notary Public in and for the State and County I, planner II for the Department of planning and aforesaid, do hereby certify that Jeremy F. Camp, epar,has e in my Development, whose name is signed to the foregoing, dated State and County aforesaid. personally appeared before me and acknowledged the sam Given under my hand this __— day of My commission expires on NOTARY PUBLIC Vt_ A 86C . 1- 2. 85- -1- 9 V q b-), u /- .3 SHADE, RICHARD S. PO BOX 646 CROSS JUNCTION, VA 22625.0646 86C - 1- 2- 86- HENSELL, LISA D CIO RUTHERFORD, LISA 588 ROCKY GLEN DR WHITE POST, VA 22663.2002 86C - 1- 2- 87- THE MARATHON BANK PO BOX 998 STEPHENS CITY, VA 22655.0998 86C - 1- 2- 89- MORGAN, CONNIE S 236 NOTTOWAY DR STEPHENS CITY, VA 22655.2772 86C - 1- 2. 90- SMITH, ALLEN T & BETTY ANN 238 NOTTOWAY DR STEPHENS CITY, VA. 22655.2772 86C - 1- 2- 91- WERNER, CYNTHIA S. CIO CYNTHIA CHRISTOFFEL 607 MIDLAND AVE FRONT ROYAL, VA. 22630.4027 86C - 1. 2- 92. BAGAENT, TIMOTHY A 242 NOTTOWAY DR STEPHENS CITY, VA 22655.2772 86C - 1- 2- 93- FULTZ, JEANNE C CIO JEANNE C SHANK-FULTZ 244 NOTTOWAY OR STEPHENS CITY, VA 22655-2772 86C - 1- 2- 94- ANDERTON, JAMES B & BRENDA L 1418 MACEDONIA CHURCH RD STEPHENS CITY, VA 22655.3709 86C -1. 2- 95. FRANCIS, ANDREW J & ETALS 150 DOUBLE CHURCH RD STEPHENS CITY, VA 22655.2780 86C - 1. 2- 96..E /. ,S SHAIKH, PERVEZ & ASMA 6100 WAYSIDE DR ROCKVILLE, MD 20852-3534 86C - 1- 2- 97- CLARK, FAY A 232 WINESAP CT CLEARBROOK, VA 22624.1451 86C - 1. 2. 98. -V /00 CLARK, STEPHEN H JR 524 MEADOW LN FRONT ROYAL, VA 22630.5318 86C - 1- 2- 99- YATES, VIRGINIA W 307 NOTTOWAY OR STEPHENS CITY, VA 22655.2717 86C - 1.2-101- YATES RENTAL PROPERTIES, LLC 111 DEVILS BACKBONE OVLK STEPHENSON, VA 22656.1905 86C - 1- 2- 102- CLARK, DANIEL W 301 NOTTOWAY DR STEPHENS CITY, VA 22655.2717 86C - 1- 2- 103- PENWELL, GILBERT J. 233 NOTTOWAY DR STEPHENS CITY, VA. 22655.2716 86C - 1- 2- 104- WRIGHT, CHARLES A & DEANNA L RHODES 231 NOTTOWAY DR STEPHENS CITY, VA 22655.2716 86C - 1- 2- 105- MCWHORTER, MORGAN L 229 NOTTOWAY OR STEPHENS CITY, VA 22655.2716 86C - 1- 2- 106- NAIN, KANWAL & USHA R 785 JOHNSTON CT WINCHESTER, VA 22601.6718 86C - 1- 2.107. BARMAN, NIL M & AJANTA 116 SHANNON CT WINCHESTER, VA 29an) 86C - 1. 2. 108. TERRY, JERRY MICHAEL 101 AMHERST CT STEPHENS CITY, VA 22655.2786 86C - 1. 2.109. ANDERSON, SANDRA F 221 NOTTOWAY DR STEPHENS CITY, VA 22655.2716 86C - 1- 2. 110- SHOCKEY, THOMAS A & BARBARA A 814 WINDER CT WINCHESTER, VA 22601.6740 f�f mai d to the wing on This is to certify that the attached correspondence,of Planning and Development, Frederick was from the Department -- County, Virginia: _ _ 86C . 1.2-119- DAUGHERTY,JASONL 86C -1. 2. 111- qj-I l(0 FEATHERS, PRESTON S & RENEE E I 201 NOTTOWAY DR STEPHENS CITY, VA 22655.2773 1030 BRECKINRIDGE LN 708 WINCHESTER, VA 22601 6 86C - 1.2.120- PAYTON, TINA M 86C . 1. 2- 112- & WITTIG, MICHELLE nRN00RFF, NANCY K. 135 NOTTOWAY DR 215 NOTTOWAY DR 22655 STEPHENS CITY, VA 86C -1- 2. 113- LIKENS, TONY A & TINA A 617 ORCHARD DALE DR CLEAR BROOK, VA 22624.1443 86C - 1- 2- 114- EARLE, KARLA G 211 NOTTOWAY DR STEPHENS CITY, VA 22655.2773 86C -1- 2.117- WHITE, MELISSA A 205 NOTTOWAY DR STEPHENS CITY, VA 22655-2773 86C - 1.2• 118- EDMONDS,TONY 381 BRANDY LN , STEPHENS CITY, VA 22655.3208 STATE OF VIRGINIA COUNTY OF FREDERICK STEPHENS CITY, VA 22655.2774 86C-1.2.121- LAYMAN, ROGER & CYNTHIA 1215 MARLBORO RD STEPHENS CITY, VA 22655.5250 86C - 1- 2. 124 STICKLEY, MARK B 324 W WHITLOCK AVE 22601.3763 WINCHESTER, VA. 86C . 1.2- 125. WILLINGHAM, MILDRED L 1098 MARTINSBURG PIKE WINCHESTER, VA 22603.5408 Jere p, Planner . Frederick Co. Planning Dept. a Notary Public in and for the State and County I, Planner II for the Department of Planning and aforesaid, do hereby certify that Jeremy F. Camp, , has Development, whose name is and ackn°Wthelforegoing, .e same dated n my State and County aforesaid. personally appeared before me Given under my hand this day of My commission expires on NOTARY PUBLIC 86C-1.2.126- FENNELL, ROBERT H III 6819 ROYALWOOD WAY SAN JOSE, CA 95120.2229 86C . 1. 2- 127- SHANK, HEATHER MICHELLE 121 NOTTOWAY DR STEPHENS CITY, VA 22655.2705 86C - 1- 2. 129- GRIM, VICTORIA B 117 NOTTOWAY DR STEPHENS CITY, VA 22655.2705 86C . 1- 2. 130- KELICAN, JERRY & ANN 305 CAROLINE AVE STEPHENS CITY, VA 22655.5924 86C - 1.2- 131- FURR, SHIRLEY A 13850 MILLTOWN RD LOVETTSVILLE, VA. 20180.3306 86C - 1- 2- 132- MCVEIGH, JAMES S 111 NOTTOWAY OR STEPHENS CITY, VA 22655.2705 86C . 1. 2.133- GIROUARD, TIFFANY J 109 NOTTOWAY DR STEPHENS CITY, VA 22655.2705 86C - 1- 2- 134- MAROUEZ, TONYA A 107 NOTTOWAY DR STEPHENS CITY, VA 22655 86C - 1- 2- 135- SCHMIEDICKE, MICHAEL & DIAN 1194 KESLER RD FRONT ROYAL, VA 22630.4660 86C - 1- 2- 136- JENKINS, WEBB C JR & ELOISE C 103 NOTTOWAY DR STEPHENS CITY, VA. 22655.2705 86C - 1- 2- 137- FELTNER, STEPHEN R PO BOX 398 STEPHENS CITY, VA 22655.0398 74B -10- 2- 34- DORSEY, JEFFERY S PO BOX 21 STEPHENS CITY, VA 22655.0021 74B -10- 2. 35- ZEBARTH, MEGANNE E 107 BRUNSWICK RD STEPHENS CITY, VA 22655.2719 74B -10- 2. 36- MABEN, CAROL F & CHRISTOPHER K 113 WINNS CIR WINCHESTER,VA 22602 74B -10.2- 37- TATU, DENISE M 111 BRUNSWICK RD STEPHENS CITY, VA. 22655.2719 74B -10- 2- 39- DUFFY, DAWN M 115 BRUNSWICK RD STEPHENS CITY, VA 22655.2720 74B -10.2- 40- STOTLER, ALMA N 117 BRUNSWICK RD STEPHENS CITY, VA 22655-2720 74B -10-2- 41- HUTZLER, RALPH I & HELEN E 119 BRUNSWICK RD STEPHENS CITY, VA 22655.2720 74B -10- 2. 42- VANN, STEPHEN M & MARY KNIGHT 426 WENTWORTH OR WINCHESTER, VA 22601-3435 74B -10.2- 43- RHODES, JOHN K 123 BRUNSWICK RD STEPHENS CITY, VA 22655-2720 74B -10- 2- 44- CONNERS,CAREN C 125 BRUNSWICK RD STEPHENS CITY, VA 22655-2720 74B -10- 2- 45- ASHLEY, CRAIG E & JENNIFER L 127 BRUNSWICK RD WINCHESTER, VA 22655.2720 74B -10- 2- 46- PEARSON, NANCY J PO BOX 55 STEPHENS CITY, VA 22655.0055 74B -10- 2. 47- DORIGUZZI, SUSAN R. 131 BRUNSWICK RD STEPHENS CITY, VA. 22655.2711 f=65 This is to certify that the attached correspondenceofPlanningl ed to the following on DepartmentandDev opment,Frederik from the Count., Vu'I?inia. 74B -10. 2- 76- BOYER, LEWIS A II 74B •10.2• 48- PO BOX 787 LOPRESTI, PROVIDENCE J STEPHENS CITY, VA 22655.0787 133 BRUNSWICK RD 22655 2711 STEPHENS CITY, VA. 74B .10.2- 49- OLINGER, PHILIP B 135 BRUNSWICK RD 22655 2711 STEPHENS CITY, VA 74B -10.2- 50- CHESTNUT, BOBBY L 110 HARMON PL STEPHENS CITY, VA 22655.3107 74B -10.2- 52- GLASS, LISA A 141 BRUNSWICK RD STEPHENS CITY, VA 22655.2711 74B -10.2- 53- � FOREMAN, TERRY M 143 BRUNSWICK RD STEPHENS CITY, VA 22655.2711 74B -10.2- 74- HOCKIN, KATHRYN E 101 WARREN CIR STEPHENS CITY, VA 22655.2752 STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County I, Planner II for the Department of Planning and aforesaid, do hereby certify that Jeremy F. Camp, , has Development, whose name e and a knowe acknowledged the same e foregoing, dated nemy State and County aforesaid. personally appeared before m Given under my hand this _________ day of 74B -10.2• 79 HILLSIDE RENTALS, LLC 46527 CEDARHURST DR POTOMAC FALLS, VA 20165-6452 74B -10.2- 80- HUFFMAN, DAVID E & SHARON B 126 MORNINGSIDE DR WINCHESTER, VA 22601.4910 74B -10.2- 81- TUCKER, BOBBY J & ADA L TRUSTEES 124 MALOY DR 22602 6528 WINCHESTER, VA 74B -10.2- 82- LINAWEAVER, MATTHEW W 132 WARREN CIR STEPHENS CITY, VA 22655.2768 Jeremy F. Camp, Planner II Frederick Co. Planning Dept. My commission expires on NOTARY PUBLIC I This is to certify that the attached correspondenceofPlanningl ed to the following on DepartmentandDev opment,Frederik from the Count., Vu'I?inia. 74B -10. 2- 76- BOYER, LEWIS A II 74B •10.2• 48- PO BOX 787 LOPRESTI, PROVIDENCE J STEPHENS CITY, VA 22655.0787 133 BRUNSWICK RD 22655 2711 STEPHENS CITY, VA. 74B .10.2- 49- OLINGER, PHILIP B 135 BRUNSWICK RD 22655 2711 STEPHENS CITY, VA 74B -10.2- 50- CHESTNUT, BOBBY L 110 HARMON PL STEPHENS CITY, VA 22655.3107 74B -10.2- 52- GLASS, LISA A 141 BRUNSWICK RD STEPHENS CITY, VA 22655.2711 74B -10.2- 53- � FOREMAN, TERRY M 143 BRUNSWICK RD STEPHENS CITY, VA 22655.2711 74B -10.2- 74- HOCKIN, KATHRYN E 101 WARREN CIR STEPHENS CITY, VA 22655.2752 STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County I, Planner II for the Department of Planning and aforesaid, do hereby certify that Jeremy F. Camp, , has Development, whose name e and a knowe acknowledged the same e foregoing, dated nemy State and County aforesaid. personally appeared before m Given under my hand this _________ day of 74B -10.2• 79 HILLSIDE RENTALS, LLC 46527 CEDARHURST DR POTOMAC FALLS, VA 20165-6452 74B -10.2- 80- HUFFMAN, DAVID E & SHARON B 126 MORNINGSIDE DR WINCHESTER, VA 22601.4910 74B -10.2- 81- TUCKER, BOBBY J & ADA L TRUSTEES 124 MALOY DR 22602 6528 WINCHESTER, VA 74B -10.2- 82- LINAWEAVER, MATTHEW W 132 WARREN CIR STEPHENS CITY, VA 22655.2768 Jeremy F. Camp, Planner II Frederick Co. Planning Dept. My commission expires on NOTARY PUBLIC I 86 - A- - 7- 86D - 4. - 13•-/6 CAIN, CHARLES M DOERING INVESTMENTS, LC PO BOX 338 343 WINDSOR LN STEPHENS CITY, VA 22655.0338 WINCHESTER, VA 22602.2332 86D - 4- . 1- NEWCOME, MICHAEL S & SHELLEY M 86D - 4- . 17- 306 FREETON CT WENZEL, ALSA J STEPHENS CTIY, VA 22655.3112 102 FREETON CT 860 -4- - 2- STEPHENS CITY, VA 22655.3100 RECTOR, ROGER LEE ETALS 86D - 4- - 18- 304 FREETON CT SMITH, VERONICA J STEPHENS CITY, VA 22655.3112 100 FREETON CT # DT STEPHENS CITY, VA 22655.3100 86D - 4- - 4- SHICKLE, RICHARD C JR 86 - A- - 18- 300 FREETON CT WINCITY REALTY ASSOCIATES STEPHENS CITY, VA 22655.3112 N PROPERTIESC 660FIELD POINT FL 4 86D - 4- - 5- GREENWICH, CT. 06830.6473 LINK, ELIZABETH M 86 • A- - 10- 208 FREETON CT JENI COMPANY STEPHENS CITY, VA 22655.3111 PO BOX 888 WINCHESTER, VA 22604.0888 86D - 4- . 6- LAYMAN, REBECCA 206 FREETON CT 86 -A- STEPHENS CITY, VA 22655.3111 BOWMAN, JAMES L 860 -4- - 7- PO BOX 480 SIMPSON, H B & JACOULYN R STEPHENS CITY, VA 22655.0480 905 WAYNE DR WINCHESTER, VA 22601.6395 Mr. Mark D. Smith, P.E., L.S. Greenway Engineering 860 - 4- 8 151 Windy Hill Lane WARREN, DREW J Winchester, VA 22602 202 FREETON CT STEPHENS CITY, VA 22655.3111 86D - 4- - 9- HAWKINS, MONIQUE R & TIFFANY L 200 FREETON CT STEPHENS CITY, VA 22655.3111 86D - 4- - 10- SAYLOR, JILL C 116 FREETON CT STEPHENS CITY, VA 22655.3105 860 - 4- - 11- GARDNER, CONNIE L 114 FREETON CT STEPHENS CITY, VA 22655.3100 86D - 4- - 12. BENJAMIN, KENNETH W 112 FREETON CT STEPHENS CITY, VA 22655.3100 hki) P--0 oZ-0y N be)s as 1 5. Location of Property vne e��i J NO to � -4's TO: Barbara - Data Processing 0-iN-71t�7/z FROM: Bev - Planning Dept. Please print 'i sets of labels by: Northeast corner of the intersec .3 a � TAANKS111 Pike) and Route 641 (Double Church Road) 6. Total Acreage: 19.263 acres 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: 8. e) Adjoining Property Information: 86-((A))-10 & 86-((A))-I I B-2, Business General District Unimproved Commercial & Office Property Identificati n Numbers North 7413-672-25 thru 31 South 86-A-12, 18A & 82A v' 86-A-13 ✓ 86D-1-18 East 86C-1-2-1 thru 137 86-A-83 c� West 7413-10-2-34 thru 82 86-A-7 \' Property Uses Residential (Fredericktowne) Commercial Fraternal Lodge Residential Residential (Nottoway Townhouses) Residential Residential (The Pines Townhouses) Residential f) Magisterial District: Opequon District 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: I - Date: I / u, /() + 6:/V"y �fdC 141,VL Free6,(,.) T.Al. f 11/14/2002 12:27 5406656395 PAGE 02/05 AH,ENDXENT FREDERICK COUNTY So=NQ oRDIHAIQcB Approvals: Planning commission Board of Supervisors November 8. 1989 An ordinance amending the zoning district map for application /019- 89 of D. Wayne Wilson. WHEREAS, Rezoning application o19-89 of D. Wayne Wilson to rezone 19.263 acres from RP (Residential Performance) to B-2 (Business General), located east of the I-81 interchange at Stephens City, northeast corner of Routes 277 and 641, tax map 86, parcel 11, in the Opequon District, was referred to the Planning Commission on October 4, 1989; and WHEREAS, the Planning commission held a public hearing on this application on November 1, 1989; and WHEREAS, the Planning Cauunission received a draft statement of conditions proffered prior to the public hearing; and W$BREAB, the Board of Supervisors held a public hearing on this application on November 8, 1989; and WHERRUp the Board of Supervisors received a signed statement of conditions proffered prior to the public hearing; and WHEREAS, the Frederick County Board of supervisors finds this rezoning to be in the best interest of the public health, safety, welfare, convenience and good zoning practice; THEREFORE, RESOLVED by the Frederick County Board of Supervisors as follows: That Chapter 21 of the Frederick County Code, Zoning Ordinance, is amended to revise the Zoning District Map to change 19.263 acres from RP (Residential Performance) to B-2 (Business General) located east of the I-81 interchange at Stephens City, northeast corner of Routes 277 and 641, tax map 86, parcel 11, in the Opequon District, as described by the application and plat submitted, subject to the following conditions voluntarily proffered in writing by the applicant and property owner as follows: 11/14/Y110Z 12:21 b40bbbb39b FRED CO PLANNING DEP PAGE 03/05 REZONING PROFFERS APPLICATION 1 019--89 I the undersigned, owner and the rezoning applicant for the Subject Property, hereby voluntarily prolfer that in the; event the Subject Property is rezoned by the board of Supe:rvisora of Frederick County, Virginia to the 8--2 zvniny district, the development of the property shall be in substantial conformance with the following conditions: A. Transportation .. j .L. 1. ACceSS to the sub3vet property small be provided as full.ows: (a) one (1) curb cut shall. be Nrovidod on Wuty 277; access from the East only. A deceleration lane shall be provided within the public right of way accordir,y Lo V.U.H. 6 T. standards. (b) No more than two (Z) curb cuts will be provided on Route 641 to access the property. (c) All work required for up to three adequate road connections including the deceleration lane and improvements within the V.U.H. h T. right of Hay adjacent to Lhe subject property shall be constructed or funded by applicant. 2. Traffic analysis will be done for submission with the Preliminary Master Development Plan. The traffic: analysis will project the Level of Service on Kt. 641 and at Lhe intersoe:tiotl of Rt. 641 and Rt. 277. The Preliminary Master L*veloinnent Plat, will be designed and improvements provided so that Level of Service- 6n' *Rt--;- -641- and- a't the: -intersection of kt. 641 and Rt-..- 277 will not be lower than Level of Service C, ''based on Lhe methods described by the Highway Capacity Manual published by the Highway Research Board. 3. Traffic flow within the site will be designed by a traffic engineer to maximize simplicity and will be based upon final design layout. B. Screening and Buffering 1.. All existing trees withiji the setback zone, outside the petits of construcc,iv,i shall be retained. It shoulo be noted that the North side and Northwest cur.ner OC t110 property (adjacent to the F edericktowne Estates) have existing heavy L.-ewe cover. r 2. A minimum of five p4reent (St) of the interior of the parl:incl lot shall Iry 1A1)(1Scdl3ed planting islands. VL�yetatiun fvr the planl.inq islands may include a mixture of Lrues, shrubs, Flowers and grass. 3. All exterior lighting stall be directed on -site and shall be non -glare so as to minimize Lhe impact on Lhe adjuininy properties. 4. A minimum spacing of SO feet shall be pruvided between all freestanding business signs. No business sign shall exceed luo square feet in size. S. Deed restrictions, covenants, dedications, or development-relbted documents stall bu Sutinitted to and reviewed by the Zoning Administrator prior to their recordatioli to insure that provisions have been made for coordindtiun of uses, architectural styles, signs and landucaping. C • savor and slater Sewer and water is presently available to the subject property. 7%eY will be brought to the site at no expenue to the cuunly. These proffers shall be binding upon the heirs, executors, admini9tratorn, assigns and successors in interest of both the applicant and property owners. This document shall set forth the total obligation ut the applicant and property owners to the County of Frederick in connection with the rezoning of the site;. Wristyurntly, t1le applicant's and property: owners obligation shall nol. be subject to futura modification or enlargement without the express written concurrence of consent of the current property owner (a), applicant, �r h it Succap.lsors and assigns. All of the atiave shall be at the cost anc ` (lability of 'the Applicant and not the Owner, who hereby joins herein to Applicant:_ give her consent. D. Wayne ilson Owner �C... Nora Alice Hall Date. Date: lj 3 5 ADDENDUM Re: Wi loon Rezoning Proffura Application 0 019- 89 A t a) One Add: t iurinl Hm l It botmd, right tur ii 10,+4- ryld Pt • 641 shall be funded atio c #m-, i u,-L vd by + by .q,r'J jr Af%4 if' accar danr a to V. D.11- _- T. VA Rtsebsrd%. Applicant: U. ayi e WkIson Date: ed, owner Nora Alice Hall Date: /1-;5-87 -