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HomeMy WebLinkAbout05-14 Snowden Bridge Station Industrial Stonewall - Backfile (2)MASTER DEVELOPMENT PLAN TRACKING SHEET (Note: The application does not need to be complete to be accepted, but will not be scheduled for the PC or BOS until all items have been received.) Submission Package Comment sheets from the following agencies along with any marked copies of the plan: ✓ VDOT ✓ County Engineer -� Fire Marshall City of Winchester ✓ Sanitation Authority GIS Inspections Dept. Parks & Recreation Health Dept. Winchester Regional Airport One copy of the master development plan application. Appropriate number of plans, colored maps, etc., to cover PC & BOS meetings Submission Fee 5 1 a0 119 Application received at 114 Fee Paid ($ ja >' fj' fq'l►-4 Preliminary MDP heard by Planning Commission ACTION: ni�tw r.Q 1—N/r Preliminary MDP heard by Board of Supervisors ACTION:: it."[ A - 8 /1 Administratively approved; letter sent to applicant, copy to file and cc's Sys ID # OPEN FILE: File opened Reference Manual updated/number assigned a 1 ` D-base updated � List of adjoiners given to staff member for verification 21 l-f Location maps requested from Mapping A 0 .-AI V Application Action Summary updated CLOSE FILE: Approval (or denial) letter mailed to applicant, copy for file, cc's Public Works and Real Estate File stamped "approved", "denied" or "withdrawn" Reference Manual updated D-base updated Application Action Summary updated Revised 3/10/14 NOTES RECEIPT DATE T s ao-117 NO. 855935 RECEIVED FROM K ♦ J �i'1 ✓es`�'M�� DRESS /NQJ�%i$�r�i4t— I�LN U aa� a3 —71do �„-, s I ol! 9-2 o a FOR ��'R /�% � l tffri 1 Y'll /.Sly /S it, �%3C —3-� . _� iF•! S ACCOUNT HOW PAID AMT.OF ACCOUNT CASH AMT. PAID , O a 4040 CHECK r BALANCE DUE MONEY ORDER gy�,(JI "sJ2OO1 R�IFORI'7. ®HLS1 S F s 0 i CENERAL NOTES VOOT CENERAL NOTES 1. Methods and materials used in the construction of the improvements herein shall conform to the current V1. All work on this project shall coNorm to the current editions of and latest revisions to the Virginia County construction standards and specifications and/or current VDOT standards and specifications. Depa tment f Transp t tlon (VDOT) Road and Bridge Specifications andStandards, the Virginia Erosion Sediment Conlrp oRegulations, d Late, federal local le case to basins during and any other pphceble or gulatlona. of a discrepancy or conRict between the Standards or Specifications and Regulations, the most stringent 2. Measures control erosion and siltation, including detention ponds serving as sflt construction, must be provided prior to issuance of the site development permit. The approval of these plane in shell govern. no way relieves the developer or his agent of the responsibilities contained in the Virginia Erosion and Sediment V2 All construction shall comply with the latest U.S. Department of Labor, Occupational Safety and HealC. Control Handbook. Administration (OSHA). and Virginia Occupational Safety At Health (VOSH) Rules and Regulations. 3. A permit must be obtained from the Office of the Resident Engineer, Virginia Department of Transportation V3. When working within VDOT right-of-way, all traffic control. whether permanent or temporary, shall bE (VDOT) and Frederick County prior to construction in existing Stale right-of-way. in accordance with the current edition of VDOT's Work Area Protection Manual. Furthermore. all traffic petrol must be certified in accordance with Section 105.IM1(c) of the VDOT Road end Bridge 4. Approval of this plan does not guarantee issuance of an entrance permit b VDOT when such t I. y permit i required under State law. ti.es.ra Specifications. V4 The developer shag be responsible for relocating, at his expense, any and all utilities, including 5. The exact location of all guard rails will be determined by VDOT personnel. 'A joint inspection will be held traffic signal poles, junction boxes, controllers, etc., owned by VD07 private / public utility inaswith it the 1 the developer to locate identity tility facilf ies or items Chat be the Developer, County Representatives, and Representatives of the Virginia Department of Transportation to determine The developer be sole responslbdity nd y c Mfet with thhe proposed construction activity. VDOT approval of these plans does not indemnity the o (VDOT) if and where guard raft and/of paved ditches will be needed. will responsible for providing guardrail and paved ditches as determined by this joint inspection." Refer to Virginia developer from this responwbility. Department of Transportation (VDOT) Guard Rail and Paved Ditch Specifications. V5. Dann features relating to field construction, egulations, d control or safety of traffic may be t deemed by VDGT. Any incurred as a result of any fielc B. M approved set of plane and all applicable must be available at the construction site. Also, a eubisct change as necessary additional expense reveff on shall be the responsibility of the developer. permits representative of the developer must be available at all times. V6. Prior to initiation of work, the contractor shall be responsible for acquiring all necessary VDOT land 7. Warning signs. markers, barricades or flagmen should be in accordance with the Manual on Uniform Traffic use permits for any work within VDOT right-of-way. Control Devices (MUTCD). V7. If required by the local VDOT Residency Office, a pre -construction conference shall be arranged and 8. All unsuitable material shall be removed from the construction limit. of the roadway before placing held by the engineer and/or developer with the attendance of the contractor, various County agencies, embankment. T prior to initiation f work. utility companies and VDe 9. All t bona on_the d lam are brad o minimum CBR value of B. CBR values leas me V8. The contractor Shall notify the local VDOT Residency Office hop work is to be In or cease for any ice to pav - .approve p than 6 will require revised pavement section prepared by Greenway Engineering and approved by the owner. undetermined length t lime. VDOT requires and shall receive 48 hours advance no prior any required or requested Inspection. 10. All roadside ditches at grades of more than 5X shall be paved with cement concrete to the Limits indicated V9. The contractor shall be responsible formaintain!ng deq Le etas to the project from the adjacent o n the plans and asrequired at the field inspection. FFubiic r adway c struction entrance that s co trusted nd i twined ccordance with Se tion 3.02 of the Virginia Erosion and Sediment Control Handbook. Furthermore, see... toother Wet. The be affected by this project shall be maintained through construction. The Developer shell lave, 11. All spring. shall be capped and piped to the nearest storm sewer manholes or curb pipe shall properties thhm the limits of the project, an employee certified by the Virginia Department of Conservation and minimum e" diameter and conform to VDO'r standard SB-1. Recreation in Erosion and Sediment Control who shall inspect erosion and sillaUon control devices 12. Construction debris shall be conlain-med in accordance with the Virginialitter Control Act; no lees than r(eVDCn) and measures o a continuous basis for proper installation and operation. Deficiencies shall be nromptl; rectified. on e Litter receptacle shall be provided et the construction site. a 13. The contractor shall provide adequate m of cleaning mud from trucks end/or other equipment prior to V10. Contractor shall ensure adequate drainage is achieved and maintained on the site during and at the end of construction. entering public streets, and it is the cont...Lure responsibility to else, streets, allay dust, and to take whatever ears ere neeessary to insure that the streets are maintained In a clean, mud and dust tree condition at all V11. All water and sewer lines within existing or proposed VDOT right-of-way shall have a minimum times. thinyy-six (36) inches cover and when possible shall be installed under roadway drainage facilitws at coNljot points. 144.. Notification shall be given too the appropriate utility company prior to c,n.Wciof water and/nor anitary lids. Information ehoWd Iso be obtained from the appropriate authorityconcerning permits, ut .heats, t y12 Any -usual subsurface condition (e.q., unauitaDle solls, springs. sinkholes, Ida cevea, eta) ands connection to existing lines. encounteredudurfnn88 the coupe of construction shell be immediately brought to the attention he and VDOT. Work ease in that vicinity until an adequate design can be determined by the 15. All sanitary se and water mains and appurtenances shall be constructed in accordance with the current engineer shall eil9 eer end approved by VDOTc standards and specifications of the Frederick County Sanitation Authority. V13. All fill areas, borrow material and undercut areas shall be inspected and pproved by a VDOT to fill. Where CBR testingg le a VDOT shall be 16. The location of existing utilities shown in these plane are taken from existing records. It shall be the reereaentative +prior placement and required, representative pp ant to i the obtained is epresentative of the location. When sot sempjes are submitted roles ontractors respamihllity n verify the exact horizontal end vertical location of all existing utilities s needed plc to private laboraloris far testinfl, the s shall be clearly identified and labeled ae belonging •o a prior to construction. The contractor shell inform the engineer of any conflicts eriaing from his existing utility ppro77act to be accepted by VDOT nd that testing shall be performed in necordence with ell appllcebla verification and the proposed construction. W(YT standards and procedures. 17. The developer will be responsible for any damage to the existing streets and utiftis which occurs Be a V14. All roadway fill, base, subgrade material. and backfill in utility/storm sewer trenches shall be r salt of his construction project within or contiguous to the existing right-of-way. compacted in ix SB) inch lifts to 95% of theoretical maximum density determined by AASHTO T-99 Method A. within pus or minua f! o1 optimum moisture for the full width of any dedicated street 18. When grading is proposed within easements of utilities, letters of permission from all involved companies right -of_ way. AL the direction of VDOT. density teats hall be performed by a qualified independent must be provided to FYederick County Public Works Department prior to Isaaence o[ grading and/or site .genet'y accordance th VDOT Road d Bridge Specification. Certified copies of test reports shall be submitted to VDOT daffy, unless specified otherwise. development permits. VDOT Standard CD and UD underdrafns shall be installed where indicated on these plans and/or s 19. The developer will be responsible for the relocation of an utilities which is required s a result of his project. The relocation should be done prior to construction.y raga sV15. pen fied by VDOT. ' V16. The installation of ny entrances and mailboxes within y dedicated street right-of-way shall meet 20. These plan identify the location of all known gravesites, Gravesiles abown on this plan wig be protected in VDOT minimum design standards and is the responsibility of the developer. cordanca with state law. In the event gravesilea are discovered during construction, the owner and engineer must be notified immediately. V17. Prior to VDOT acceptance of any streets, all required street signage and/or pavement markings shall do discretion, by VDOT on an account receivable basis following be i talled by the developer o at VD 21. The contractor is to verify field conditions prior to and during construction and notify Greenway Engineering the Manual On Uniform Traffic Control Devices. at (540) 662-4185 immediately of any discrepancies between actual field conditions and the approved plan. V18. The developer shall provide the VDOT Residency Office with list of all ateriel sources prior to th. ompec met y y me per 22. Controlled fills shell be c tad to 95X of m m density s determined h method "A" standard uDensity start of contraction. Copies f all invoices for materials utilized within any dedicated street right-of-way must be provided to the local VDOT Residency Office prior to acceptance of the woes. Unit proctor AASHTO-T99, AMU-D698, or VTM-1 as applicable. shall be certified by a registered professional engineer and results submitted to Frederick County prior to pavement construction. If a and total prices may be obscured. geotech,mal report has been prepared, it should supersede the requirement. in this note. V19. Aggregate base and subbase materials shall be placed o a bgrade by.means of a mechanical 'ty ba determined the density control strip in accordance with Section 304 of 23. Contra ton shall notify operators who maintain underground utility lines in the area of excavating spree er. a will wing the VDOT Rpadi and Bridge Specifications and VTM-10. A candied c mppaction technician shall perform proposed blasting leant two days, but than ten deye, to these testa. Certified copsies f test repaorls shall be submitted to VDOT daily, u lea specified otherwise. or at (2) working not more (10) working prior commencement of ovation or demolition. Names and telephone numbers of the and operators underground uUhty lines in In addition to checking tone depths, VDOT .presentative shall be notified and given the opportunity Frederick County appear below. These numbers shall also be used to serve in an emergency condition. to be present during the construction and Learof the density control strip. VB2 . As halt concrete pavements hall be placed In accordance with Section 316 of the VDOT Road and 24. All utilities to De located underground. Bridge Specifications. Density shall be determined u the densitycontrol strip as a ecified in 'octipn 1. The Authority's Water and Sewer Standards and Specification are available at www.fe. -water-re. 2. The contractor shall adhere to the Authority's standard. and specification. in effect at the time of const-etion. 3. The contractor shall coordinate with and arrange for inspection by the Authority. 4. The contractor shall connect a new sewer line to an existing manhole by core drilling the manhole. 5. A new water (or forced sewer) main shell be connected to an existing main by a wet L.P. The Authority shell furnish ell needed materiel and make the tap. An Application for Wet Tap shall be submitted and the initial fee paid before tap IS made. 6. Exact locations of water and sewer services on new lines are to be coordinated with the Authority', inspector. 7. The Authority a mantenance division shall furnish and Install all water meters through 2 inch in size. It I. the contractor's responsibility to have the meter box assembly installed correctly. Before a permanent meter is Installed: a. The meter box, with its frame and cover, must be properly aligned with the coppenetter. b. The frame and cover shall be set to final grade. I. The dletance between the top of the c ver and the coppereetter shall be between 18 and 21 inches. d. AU components of the Toter box assembly shall be I. proper working order. 8. For services that connect to existing line: The Authority shell furnish and install: 1. all 5/8"x3/4", 1 L %" and 2" water eervicea 2. all sewer service,. b. The owner/developer shall: 1. coordinate (or have the contractor ...rdfnata) the location of the service lateral with the Authority's engineering assistant 2. submit an Application for Service and pay the required fees. 9. All water service Ines must hove a backflow prevention assembly (double check valve or RPZ, as required). The assembly must meet ASSE standard number 1015 or 1013. 10. All fire lines must have a backflow prevention assembly (detector double check valve or RPZ, as required). The assembly shall meet ABBE standard number 104E or 1047. Any exterior. privately owned fire line shall also have a fire service meter. The assembly shall be installed immediately before the backflow prevention unit. Radio read remotes era required. 11. The Authority shall review the mechanical plan(s) for design and material approval of a building's: domestic water meter and its backflow pie enUon device. and/or its b. fire service line's backflow prevention device. 12. and agcepy sof nth«, atetlas UEq approved l0&M Manuel. Thesesedocums a ente tmust W. Certificate to Operate be received before eubatentia] completion is issued and water meters released. OCT 2011 315 and VTM-76. A certified c pp ction technician hell erform the tests. Certified copies of test reports shall be submitted to VDOT daily, unless 7,e ifiedpotherwise. A VDOT pp entaUve shall be notified and given the opportunity to be present during the construction and .testing of the control strip V21. In accordance with Section 302.03. the foundation for pipe culverts thirty-six (361 inches apd lager shell be e,pI red below the bottom t the a eavatm to determbe the type an condition t the foundation. The c tractor shell report findings of foundation expioretfon to the engineer a A vCGT for approval prior to placing pipe. F.T%twn dealgna ahali c ply with VDOT Road a d Bridge Standara PB_I. Where soft, yleldiag. or otherwise unsuitable foundation is encountered, the foundation dealgn and/or need for foundation stabilization shall be determined by the engineer and approved by VDOT. V22. The foundations for all box culverts shall be investigated by mean. of exploratory boring advanced below proposed tound.Uon elevation to determine the type d condition of the foundation. The contractor shall bmit pies of borehole togqs a d report }indings of foundation exploration to the gneer and VDOT for approval prior to c sa sting box. Foundation designs hall mply with NUOT Road end Bridge Standard PB-1. Contrary to the Standard. where rock la encountered and eat-::� place box is proposed, the thickness of bedding shall be six (6) Inches. Where soft. yielding, o otherwise unsuitable foundation is encountered, the foundationdesign and/or need for foundation stabilization shal be determined by the engineer and approved by VDOT. V23. Approval of these plan shall expire three (3) years from the date of the approval letter. V24. VDOT Standard CG-12 Curb Ramps shall be installed where indicated on these plans and/or as specified by VDOT. V25. VDOT Standard Guardrail shall be installed where warranted and/or as proposed on thee plans in accordance with VDOT's installation criteria. Final approval of the guardrail layout to be given by VDOT after grading is mostly complete. FIRE MARSHAL'S NOTE Eire lane markingaJAld...siguege: Any "No Parking" signs and yellow painted curb 10C.Uana will be installed by field inspection at the direction of the Fire Mamhal'e Office. UTILITY CONTACTS Weler/ Frederick County Sanitation Authority Phone: Verizon Sewer: P.O. Box 1877 P.O. Be. 17398 Winchester, VA. 22604 Baltimore. MD 21297 (540) 868-1061 (301) 954-6282 Power: Shenandoah Valley Electric Coop Gas: Shenandoah Go, Co. 3463 Valley Pike P.O. Box 2400 Winchester, VA 22002 Winchester, VA 22604 1-540-450-2051 (540) 869-1111 Virginia Utility Protection Service 1-800-552-7001 AY DEVELOPMENT NARRATIVE: The development of different housing types is permitted to occur simultaneously throughout the various Land Bays within Stephenson Village. In order for development to occur. a Master Development Plan and Subdivision Design Plan must be approved for the applicable Land Day by Frederick County, all required improvements must be bonded and all streets serving land uses must be developed to standards acceptable to the County. EXISTING 94TERVEIAII CONTOUR - -- - _ - EXISTING OW CONTOUR -_ _ __ __. PROPOSED CONTOUR 400 EXISTING EDGE OF PAYP.YET - PROPOSED EDGE OF PAVEMENT KCMG CURB AND GU77tlt PROPOSED CURB AND GUTTER TRANSITION TO REVERSE CURB EXISTING TELEPHONE UNE PROPOSED TELEPHONE MDR EXISTING STORM SEWER PROPOSED STING( SEWER EXISTING SANITARY SEWER PROPOSED SANITARY SEWER EXISTING ELECTRIC SERNICe -- - ------ - - -- - - - - - PROPOSED ELECTRIC SERVICE EXISTING GAS IDLE PROPOSED GAS LINE PROPERTY TIDE EXISTING EA.SEMW TAR .. .. ...... - - ... PROPOSED ELISE" LINE CeNTegugE EXISTING TREE UNE �A��.,�..w�-+.-.r-��-v.�✓^' FLOW tHE FENCEIM BESTING VnUTY POIE/GUDE WINE . EXISTING TELEPHONE PFDESrAL EDITING ►ATETOINE W/ TEE --'•i---- PROPOS'ED WATERONE 111121 ^, T. ! t�; EXISTING Fail: HYDRA a/1'ALVE/METER PROPOSED FINE HYDRANT/VALVE/MINTER V& • m PROPOSED REDUCER SIGNS JJ y 1 7 PANG INDICATOR 12 ' INDICATES THE NUMBER OF TYPICAL PARKING SPACER HANDICAP PARKING VEHICLES PER DAY COUNT PROPOSED BURRING ENTRANCE PROPOSED SAVANT LATERAL CIEANOUT SANITARY LUMOIE IDENTIFIES O STORK DRAIN STRUCTURE IDENTIFIER O EXISTING SPOT ➢AVA➢ON X7iv ' PROPOSED SPOT MOA71ON X3BA LIGHT POLE AA Y SEAL TTi 0 i R DY L EPn v Lic. No. 32809 Ss/ONAL PROFESSIONAL SEAL & SIGNATURE f;,i VICINITY MAP SCALE: 1" = 2000' SHEET INDEX Sheet Number Sheet Title I Cover Sheet 2 Overall pun a an A oironer er ee s 3 ro ere ro ecDevelopment un an 4 Overall Site Environmental Features 5 Development Aggregate e u a ion Sheet 6 land Uae Plan and Sheet Index 7 Road Cla..i ndscaping an B Land Use Plan A Land Use Plan 10 land Uso Plan 11 Land Uae Plan 12 land Use Plan 13 Lend Use Plan 14 ro er U.Inpliantce ee PROJECT INFORMATION SITE. IACATION PREDERICK COUNTY PARCEL. IDF.NTIFICA'[10N NO. 44-A-293, 44-A-292A, 44-A-31B CURRENT ZONING R4, RESIDENTIAL PUNNED COMMUNITY DISTRICT CURRENT USE RESIDE.NTTAL/UNDEVEIAPED PROPOSED USE RESIDENTIAL PLANNED COMMUNITY TOTAL SITE AREA 364.73 ACRES - 89.09 Acres (Dedicated) a 275.64 Acres SNOWDEN BRIDGE BOULEVARD DEDICATION SNOWDEN BRIDGE SECTION ONE DEDICATION 11.28 AC 21.84 ACRES PER INSTRUMENT / 070GO6356 PER INSTRUMENT I D700063519 SNOWDEN BRIDGE BE ON TWO DEDICATION SNOWDEN BRIDGE SECTION THREE DEDICATION 21.40 ACRES 11.06 ACRES PER INSTRUMENT 8 IIG009018 PER INSTRUMENT / 120007665 SNOWDEN BRIDGE SECTION FOUR DEDICATION SNOWDEN BRIDGE SECTION 2 ADD. DEDICATION 13.77 ACRES 1.35 ACRES PER INSTRUMENT d 120008090 PER INSTRUMENT # 120012594 SNOWDEN BRIDGE SECTION 5A DEDICATION SNOWDEN BRIDGE SECTION 6A DEDICATION 7.15 ACRES 1.26 ACRES PER INSTRUMENT / 130004699 PER INSTRUMENT W 130010307 '• The Apphcanl fa requesting a Board of Sup e..I,-, waver to the buffer and screening requirements along Kevearge lane and Flab Terraceaspermitted in Section r 165-203.02C 8 of the Zonin Ordinate. -- - - TRIP CENERATION DATA REZONING TIA BY PHR&A - 02/07/2003 M APARTUENT Ise LWS 39 233 242 117 M TO`~L5E+CONDO 18, UNITS 44 115 2W 215 2a1 ELDERLY HOIISW.i TACH y1 UMTS 49 a6 1> 112 2A ELDERLY HWSIHr.A1TACH 1"UNITS 5 4 1' fl 520 ELEVENTARY SCHOOL 550 STUDENT$ 94 65 iW 2 710 OFFICE W.00a S.F. 1m i5 12. 25 BZ0 RETAIL 19000DS.F 1<3 91 224 efi0 TOTAL TRIPS ale 1.138 1 n4 1 495 �Rz V Z UA Z ei'z i i W 3 bN= 3 F W W C9 Lic. NO. 32809 :AIL HOua PEliLF21TAGE OUT TOTAL Am Or TOTAL f..) 2A 745 65W 2i9 3.11 335 a lea 63 +IS �j yJ W Q U /Fw 501 4 6 52> 122 147 696 <99 959 102W V z n y Q 1,tas 2699 M,TR ILOAt W IML ,Z, W W W C) 's~„ x 7 U) W TOTAL INTERNAL TOTAL PASS BY 167 167 334 2W 2W "1 21 14 m 59 75 144 6- 2T.x 15e5 4% Z Q W N V THESE PLANS ARE IN CONFORMANCE WITH THE COUNTY TOTAL-TWP5- 44. 957 "aa ttsl 929 t.906 aLl's - 11JI X W FREDERICK STANDARDS AND ORDINANCES. ANY DEVIATION OR CHANGE; IN THESE PLANS SHALL BE APPROVED BY THE U �p Q O EST-, Project Name: SNOWDEN BRIDGE Project Number: DIRECTOR OF PLANNING AND COUNTY ADMINISTRATOR. U ¢ V) OJ 3.1 'Cl 2760B Q O W C Cr OWNERS CERTIFICATE Magisterial District: Date of Plan: Stonewall Magisterial District 9/3/2013 ix. O xo U, The foregoing Site Plan of the land of O Owner: Address, Including Zip Code & Telephone No. n; BROOKFIELD STEPHENSON VILLAGE, LLC Brookfield Stephenson Village, LLC 8500 Executive Park Avenue, Fairfax, VA 22031 Suite 300 Ill is with the free consent and in accordance with the desires of the undersigned owners, properties and trustees if any. (703) 270-1470 Richard J. Dengler, Vice -President (For Brookfield Washington, LLC Managing Member) Developer: I Address, Including Zip Code & Telephony Brookfield e, Stephenson Villa LLC 8500 Executive Park Avenue, Suite 300 DATE P g Fairfax. VA 22031 17031 270-1470 BROOKFIELD WASHINGTON LLC 8500 Executive Park Avenue (MANAGING MEMBER) Suite 300 Fairfax. VA 22031 (703) 270-1470 I FCSA PROJECT INFORMATION I WATER AND SANITARY SEWER USAGE WATER DEMAND 291,240 GPD SAN. SEWER DISCHARGE ,291,2.40 GPD Engineer Certifying Plan: Address, Including Z11 151 Windy Hill Lane GREENWAY ENGINEERING Winchester, VA 22602 (540) 662-4185 APPROVAL FREDERICK COUNTY DIRECTOR OF PLANNING & DEVELOPMENT DATE FREDERICK COUNTY ADMINISTRATOR DATE DATE: 9/3/2013 SCALE: N/A DESIGNED BY: KDP FILE NO. 2760B SHEET 1 OF 44 13-22 r% � � I/ /�i ✓(ram ��, �`2v �!/% \1\"��\\� Environmental Features Aggregate Table Environmental Feature Type Existing Area Disturbed Area Percentage Disturbed Floodplain 0.0 AC 0.0 AC 0.0% es & Ponds 0.88 AC. 0.16 AC 18.1% Wetlands • 2.34 AC 0.91 AC• 38.9% Natural Detention 0.0 AC 0.0 AC 0.0f Sinkhole 0.0 AC 0.40 AC 0g tee Sloe 505+ 0.91 AC 0.0 AC 44.OS 'ALL WETLAND DISTURBANCES ARE CURRENTLY PERMITTED BY THE U.S. ARMY CORP OF ENGINEERS AND THE VIRGINIA DEPARTMENT OF ENVIRONMENTAL QUALITY. q \ I 44-A-293 CKFELD STEPH VILLAGE, LLC 134.49 ACRES ZONE, R4 i 4 BROOKFELD STET 122 44-A-293 BROMFELD VLLA(X LLC Ov/(err/(! PD. 44-A-31B BFlOOKFELD ST1N1 VLLAGE, LLC 695 ACRES ZONE: R4 N P1i0__.JC-CT TOTAL AREAS A 364" Ar- ARMY CORPS OF ENGINEERS AND VDEO FL OODP AID DAO AC. (Arrp07t) PERMITS ARE REOUI iED FOR WETLAND WEILAND& sa4 AO.IArrROX) AND/OR POND DISTURBANCES. srEEP e.arED Oa AM CArR IWO DELINIATED WETLANDS AND PONDS LAIC AND rave or Aa. SHOWN HAVE RECEIVED .AFIBDICTIONAL s18010L® NOW DETERMNATION FROM THE UNITED NATURAL STOF HATER NOW STATES ARMY CORPS OF ENC . OETe40o11 AI REFERENCE J.D. PROJECT 0 0++=58, DATED JUNE 24, 2004. OLD tsWA— — 1 Lic. No. 3eeos A:1 14\ \ ,D Z LML 2 Z •','i W 0. f, W ;2 W Q B1 i 44-A-293 BROOKFELD ST73'NENSON VLLAGE, LLC C] 3 rn O G 135.75 ACRES Z 0 ZIDNNe. R4 d (n 0 o cn O 300 0 300 \ SCALE: P . 300' DATE: 9/3/2013 SCALE I' - 300 DESIGNED BY' EDP FIE NO. 2760E SHEET 4 OF 14 13-22 a 2 TABLE #1 LOT TABULATION BY UNIT TYPE Land BgIVUnit Ape Proptsed Units •• Percenl of T (al 051(r[ (2465) PeTmured Percentage Range of Tn1.1 Uoin Lend Bay III - Brookneld Stephenson Village LLC Single Family 800-900 32.47.-36.5% 30-53% (739-1306) Townhouse 200-300 8.17.-12.27. 10-30% (246-739) Multifamily 100-150 4.IX-6.17e 7-30% (172-739) Residue Land Bay III Single Family 0.0% 30-53X (739-1306) Townhouse 0.0% 10-30% (246-739) Multifamily 0.0% 7-307. (172-739) Land Bay IV Single Family 0.0% 30-537. (739-1306) Townhouse 0.0% ]0-307. (248-739) Multifamily 0.0% 7-30% (1.72-739) Totals Single Family 800-900 32.4X-36.5X 30-537. (739-1306) Townhouse 200-300 8.17.-12.27. 10-309 (246-739) Multifamily I00-150 4AX-6.1% 7-307 (172-739) •• Brookfield Stephenson Village LLC allowed a maximum of 1234 units for the Land Bay III area as shown on this plan. TABLE M2 RESIDENTIAL USE TABULATION BY AREA Land 8, yWH acirsg Type I P -sad Uce Area Pe....... T ml Rae Area (591.A) Permitted Percentage Range of TowI Area Land Bay fit -Brookfield Stephenson Village LLC Brookfield Single Family 238.8 Ac 40.3% 40% (237.0 Ac.) Min. All Other 29.2 Ac 4.9% 607. (355.6 Ac) Max. Residue Land Ray III Single Family 0.0% 40% (237.0 Ac.) Min. All Other 0.0% 60% (355.6 Ac) Max. Load Bay IV Single Family 0.07. 407. (237.0 Ae.) Min. Ali Other 0.0% 607. (355.6 Ac) Mox. Totals Single Family 236.8 At 40.3% 40% (237.0 Ac.) Min. All Other 29.2 Ac 4.9% 60% (355.6 Ac) Max. (see Proffer Yodtneauan #I) NOTE: Other unit Typo Include: Townhouse. MWtifemily, Active Adult Dwellings d: RP District Housing TABLE #3 NON-RESIDENTIAL USE TABULATION BY AREA (To Date) Commericial Use School Site Public Park Land Bay (33.0 Ac. (20.0 Ac. (24.0 Ac. Required) Required) Required) Land Bay I 20.0 Land Bay II 24.0 Land Bay III - 1.55 Ac. Brookfield Residue Land Bay III Land Bay IV Land Bay V Totals 1.55 Ac 20.0 24.0 TABLE y5 OPEN SPACE TABULATIONS (To Date) Total Land Bay Required (239.6 Acres) Land Bay 1(20.0 Ac 20.0 Ac Required) Land Bay II (24.0 Ac Required) 24.0 Ac Land Day III - 100.7 At, Brookfield Residue Land Bay Ill 0.0 Ac Land Bay W 0.0 Ac 144.7 Ac or 60.47 of Totals total required open space TABLE 14 RECREATIONAL UNIT TABULATION TOTAL REQUIRED PER SEC. 165-402.08: (2,465/30) = 82.2 RECREATIONAL UNITS To Date) Land Bay Residential Dwelling Recreational Recreational Units Units Required Units Proposed Land Bay III - 1,234 (Maximum) 41.1 96.7 Brookfield Residue Land Bay III - - - Land Bay IV - - - Totals 1.234 (Maximum) 41.1 96.7 1 Unit - Value of t Tot Lot per FCZO Sec. 165-402.088(1). Fine] r rentf...1 values to be determined et 3nbdlvtrlan Design Plea phase. (See Proffer Madifiestion r4) AMENITY RECREATIONAL CREDITS COMMUNITY RECREATION CENTER 1 - 3.400 S.F. BUILDING W/ BATH HOUSE 18.5 1 - 8,780 S.F. POOL 22.2 I - TOT LOT 5.6 I - 15,300 S.F. 278 SPORTS COURT PARK SITE I - PICNIC PAVILLION 1.6 1 - DOC PARK 1.5 PEDESTRIAN TRAILS 7950 LF. 19.3 TOTAL (IJ3-II1 Brookfield) 98.7 REZONING PROFFER "EXHIBIT E" MINIMUM DESIGN STANDARDS Uvit Tie Nem• tat YIQiL wst Id Oro id 1rts Mtbeek Pr� Yertl� 9etbsek le Bel le a -11�3Tde pti�r - 9vtbaci[ on Interfar Satlwek Mr to lot•nm a•tbeck b setback My P...h... ABulldlal Ml mum P• (Sy. R) (Sq. tl) Aru(sq. S/Y Q Prhela 9MLeek OaeWry UNt�i Iat nee 9Wa / w G." Iat W< 91de Ye[d I Ivtarler IM nv YeN /Mar 9toopa. uW H<tEnL sP _ FtJ a- W _111o, DaaeinA from C.mmo. Cembined T.W SI.e VeN 9.t / from 9tnel / Coroar tat (ar Ena Uvlt Taavaeme) 91de Side Y_ / Co iM (tr Y.N A t.o& op.. Sq Sl- Yay fSte.d - Y.z. -ght DmaaYey Corner Lot (or End An, Yeed End unit Rant Y_ umt To.onowe) 61da YeN T.avh.uve) 91w Yard s.tb.ak 1 art • 40 NA co00 I... is' 25' NA 1o• S IO 10' NA 20 3 10 5 10 16 NA 2 Nov-Agey Cerrlera 47' NA 4.700 1... 15' 25' NA I., S'/IS'/lo' 2o'/sA 3'/lo' 5./1.. 3'/3' n 2a' W 2 9 CattYe 94' NA 9.2n4 l,400 15' 2o' NA 10' an Nov /6o''/lo' NA/20' o%NA 5'/10' 6-/NA a' NA Allechad Sid• 3'/NA/NA (10' from M/NA Nk/NA Is' 4 Court Yerd NA 3,90o NA E,000 10 NA ,t 10' ParimatvrbP puff (Co moo 3'/NA Wlarlor (fotltio•) P•rlmeter e' NA so,a Llae) Brl[aasy) Property U..) Yodmetl W (o' fo[ lM (0' Ior taro Iat nve .4• 5'/10' (0' Zero Lol 5'/10' (o' Zero 6 Sinale Fem11y ae NA 9,760 NA 20' 16' NA Atlech•tl op..) wIW • Combloetl TOW of to') 20 /16' uivv w Att.cn•d a Slde) tat line ar Alleenad 91d.) Ip'/3' 12' 20' 95' 2 8 y�e oo 15' 1.300 I,Zf10 NA ZO' (10' for Non =°d �vp- 2o' NA 0' (25' from Noo ut.en.e am. Yell of Evd Unit O'/0'/10' 20'/5' 0'/10' 0'/!0' 6'/S' 12' for • YD' ��°e t�p 20' 36 P um1,) I. Any oWe xom.) Mtw.k 20' (to* ter Noe 0' (25' from xon la' a Yodxfrd 19' 1,500 1,400 NA G°Lap• or Mer laad.d c.reae 20' NA ut.en.a ale. YW or Fmd Uvlt 0%0'/10' 20'/S' 0'/l0' 0'/10' S'/6' 9elbeet. 6' 20 35' 2,25 rmfman.e U.Ib) . N Daher ea Mtbk ZD' (to, for Noo 0' (23' from Moo At had Sid. 12 fore 20' 4 tlotlaled 20' or > t,700 1.800 NA Ce,ag• or a... 20 NA YW l l' 0'/0%]0 00'/5' 0'/l0' 0'/l0' 6'/6' setback Y PU' 35' 2.UW1e) tewvheua. laed.d a-. Anyy OWer ]iema) for a IO' Mlbeck Table H6 Enviromcnlnl Few- Aggregate Table Flood Plain Lakes 1 We,,.& Natural Sink Holes SncP Em•iromental Feature (Ac) Pond (Ac) Detention (Ac) SloP. (Ac) (Ac) >50% (Ac) Existing Totals 0.00 0.88 1 2.39 0.00 0.00 0.91 Land Bay III Disturbances 0.00 0.16 0.93 0.00 0.00 0.40 Brookfield Percentage of 0.00% 18.18% 38.91% 0.00% 0.00% 43.96% Total Distnlbed NOTE: ARMY CORPS OF ENGINEERS AND VDEQ PERMITS ARE. REQUIRED FOR WETIAND AND/OR POND DISTURBANCES. DELINIATED WETLANDS AND PONDS SHOWN HAVE RECEIVED JURISDICTTONAL DETERMINATION FROM THE UNITED STATES ARMY CORPS OF ENGINEERS. REFERENCE J.D. PROJECT H 04-RO958, DATED JUNE 24, 2004, TABLE #7 Landbay Aggregate Table Brookfield Stephenson Village, LLC Property (To Date) Land y Area in R/W, in Total Area Designation Area in Lots Private Roads Opena Space (364.7 Ac.) 8 Alleys Land Bay III 197.6 Ac. 66.4 Ac. 100.7Ac. 364.7 Ac. Totals 197.E Ac, 66.4 Ac. 100.7 Ac. 364.7 Ac. • 5.9% OF OPEN SPACE WILL BE WITHIN ENVIROMENTAL FEATURES 14.1 AC/239.6 AC = 5.9% RP DISTRICT REQUIREMENTS USE MINIMUM LOT LOT AREA S.F. FRONT SETBACK FT SB PARK DW SIDE SETBACK REAR SETBACK MINIMUM LOT WIDTH 0 FRONT SETBACK MINIMUM LOT WIDTH 0 RIGHT OF WAY MINIMUM OFF- STREET PARKING MAXIMUM HEIGHT PRIMARY MAXIMUM HEIGHT ACCESSORY SFD TRADITIONAL 15,000 35' 10' 25' 80' 2/UNIT 35' 20' SFD URBAN 12,000 35' 10' 25' 70' 40' 2/UNIT 35' 20' SFD CLUSTER 8,000 35' to' 25' 60' 30' 2/UNIT 35' 20' SFD ZERO LOT LINE 6,000 25' 25' 2/UNIT 35' 20' DUPLEX - 1BR 4500 5000 Avg25' 10' 25' 2/UNIT 35' 20' DUPLEX - 2BR 5000 5800 Avg25' 10' 25' 2.25 UNIT 35' 20' DUPLEX - 3BR 5500 6000 Avg25' to' 25' 2.5 UNIT 35' 20' MULTIPLEX - EFF. 1200 1500 Avg35' 20' •15, •25, 2 UNIT 35' 20' MULTIPLEX - 1BR 2000 2200 Av 35' 20' •15' •25' 2 UNIT 35' 20' MULTIPLEX - 2BR 2700 2900 Avg 35' 20' •15, •25' 2.25 UNIT 35' 20' MULTIPLEX - 3BR+ 3000 3300 Avg 35' 20' •15' •25' 2.5 UNIT 35' 20' ATRIUM - IBR 2000 2200 Avg 25' ••25' ••50' 35' 35' 2/UNIT 35' ATRIUM - 2BR 2700 2900 Avg 25' ••25' ••50' 35' 35' 2.25 UNIT 35' ATRIUM - 3BR+ 3000 3300 Avg 25' ••25' ••50' 40' 40' 2.5 UNIT 35' MEN. BLDG SPACING •30' ••25' NOTES: ALL HOUSING TYPES 1-6, RP DISTRICT HOUSING, PROFFERED ELDERLY HOUSING, AND CONDOMINIUMS MAY BE USED IN LAND BAY IIL LAND BAY IV MAY USE HOUSING TYPES 1-3. 5, PROFFERED ELDERLY HOUSING, AND CONDOMINIUMS. FOR MULTIPLEX AND ATRIUM HOUSING TYPES SIDE AND REAR SETBACKS ARE MEASURED FROM THE EXTREIOR PERIMETER BOUNDARIES OF THE DEVELOPMENT. CS Its Z_ W Z 5g�a LAJI 3�h a �3 Z W W Q Lic. No. 32809 DATE: 9/3/2013 SCALE: N/A DESIGNED BY: KDP FILE NO. 2760B SHEET 5 OF 14 13-22 EXISTING SNOWDEN _ \ BRIDGE BOULEVARD \~ W DEDICATED R/W X W T.M. 44-A-292/ I` V ^• o T TG��N' 44-A'2a2 / T ' TTAIN �SHALL 155 i SH 9 / ` Shl m W 3 s d q� gas AND 2S HEAR PERIMETER > SETBACKS ALCING OUISM PERIMETER _ . Z FEc. T �i TOW" V 9v �� �^ W CENTER HOUR t { -�— ''� au RIIIRE PAW 9fE '. . T.M. 44-A-29 \ �iy \ `\tit- •� a� - SFL tt `� �.. i TOWNDAY `gIA(A a CARE TOYM /p6f HOUSE 'ej (jf t� '!pt ► SH 12 F s / T.M. 44-A-31 ; \% V j A0.1T4- -AMUN 'IT- 0, `+' xo` SHEET INDEX a SCALE: t' - 800' z z z ars o O'A�1GE \-SFD\\.'\ TOWNHOUSE AND MI LTPLEX UNITS SHALL UDI.� A CATEGORY B 0 r' 9FD Hp13E RESIDENTIAL BH'ARA710N BUFf9i ALONG ADJACEHi SHiGLE "MY W a m c f Zl / ar6 aw ` I '0" Y` ,\ tic . HDuz1a4D LEE r s a 5 z a M91LIFLEX UM18 $HALL ADDDKNULL.Y MAKTAN M MMUM 15 SIDE AND 2S E c. REAR PERIMETER SETBACKS ALONG OUTSIDE PERIMETER BOUNDARIES. $ID ' Bwh, } \ •• The Applicant is requesting a Board or U Supervisors waiver to the butter and MDP Kearssr—nung arge is eMrements and Halo iTerrece a �g\, �j-R permitted in Section 165-203.02C(6) \`v "®e''I: Tp„_ C/ �• `' f.+� v' yT �s` SFp / � Y%•:�4F • ,// AREA N or the Zoning Ordinance" H Op 158.9PTS ; C 100' A WETLANDSV�� i /c M *y t INTERMITTENT aT _ _ �, ii L. KEPLER TOk�, - RAVINE CHANNEL', Oau_num. - Lic. No. a289s E��r .y�j,T .� BUFFER gy - - - - — �.a 4-S�c•2a'J�2 �e 25' ROAD / �Y/ EFFICIENCYQgr- �� `°°w • �_, cartp', Q �/ '� ` }. �s/ONAL BUFFER in rp ?b �- _ prs -E HOUSE T.M. 44-A-29 -cp- T.M. 44-A-31A PT i EXISTING SNOWDEN DENOTES BROKFIELD STEPHENSON VILLAGE, IJ.,C PROJECT AREA DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM P S 1 6' TRAIL I STONE DUST or WOOD CHIP PEDESTRIAN TRAIL DETAIL NOTE: xs PEDESTRIAN TRAIL SYSTEM IS TO BE MAINTAINED PRIVATELY BY THE STEPHENSON VILLAGE HOME OWNERS ASSOCIATION. THE SELECTION OF TRAIL MATERIAL SS AT THE DISCRETION OF THE APPLICANT PROVIDED THEY ARE NOT PART OF THE SIDEWALK SYSTEM WITHIN THE PUBLIC RIGHT OF -WAY. THE APPLICANT MAY BE PERMITTED TO CONSTRUCT THE PRIVATE PEDESTRIAN TRAIL SYSTEM USING ASPHALT OR CONCRETE, IF DESIRED. OVERALL SNOWDEN BRIDGE PROJECT AGGREGATE TABLE STEM OVERALL PROJECT AREA THRESHOLD BROOKFIELD STEPHENSON VILLAGE, LLC PROPERTY TOTALS RE31DENTAL 2.465 MAX. UNITS 1234 MAX. UNITS 50.17. SFD 307. IN - 537. MAX (739 - 1306) it. 800-900 UNITS 32.47.-36.57 TH 1NI739) Units - 307 MAX (2 (248 - 200-300 UNITS 8,13-I2.2% MF 77 MIN - 307 MAX (172 - 739) Units 100-150 UNITS 4.17-6.17 1 UNITS RECREATIONAL 2465/30 = 82.2 UNITS 1234/30 = 41.116"17 PROPOSED 95.4 UNITS OPEN SPACE 239.6 ACRES 100.7 ACRES 42.07 BRIDGE BOULEVARD f .off%-,c\,a,�% ' DEDICATED R/W f Q0, �D ter \X ry %-�Cda., r1C �1_A�2821 \*A- HOUSS \00 e \ Tk 9 /CARRIAGE \p ia' // \ ` of ' ,/•�f / Qc 9� HOUSE.-C ,yyy �;� eyagv �r' 410 G1 `c>, \\ T.N. 44-A-31A\ 2i \\ \ \ \ \ v tV} � �• \\ THE PROPOSED SUBDIVISION STREETS PER '\ \\ THIS MDP WILL BE DESIGNED PER THE VD SUBDIVISION STREET REQUIREMENTS \ \ NON -DU SANCE BURi GEOMETRIC DESIGN STANDARDS FOR i fj'�✓ RESIDENTIAL AND MIXED USE SUBDIVISION STREETS (GS-SSAR). 5' 2; V / UEAR PNR lel,l (20' EAB@BID \ /�p�y T.M. 44-A-294A _!I'Ni--PPA'A1E PEDE31MR LPEAii PAW TIY1L (aC Fd9BB7D NOTE. LINEAR TRAIL PARK EASEMENT 15 TO BE TWENTY FEET WIDE. THE TRAIL IS TO BE SIX FEET WIDE, CONSTRUCTED OF ASPHALT OR CONCRETE AND BE LOCATED TO THE • �"^- NORTH OF HIATT RUN AS DEPICTED ON THIS SHEET. 20' LINEAR TRAIL PARK EASEMENT� [- 8 TRAIL--.) ASPHALT OR CONCRETE GATED BWERGENCY VEHICLE ACCESS. T.M" 45-9-3-2 T.M. 45-9-3-1 100' WETLANDS INTERMITTENT RAVINE CHANNEL BUFFER x WW as z a F Q W W x � � m Q 6 ZL a0 Wo Zr^ z VJ DATE: 9/3/2013 SCALE: I" = 250' 250 0 250 500 DESIGNED BY: KDP SGALE: P = 250' FILE NO. 2760B SHEET 6 OF 14 13-22 w w w w rar w w w ea,r w w we �,ar w r,re � Meo we rlee ree �e Nn E E , 1 , ; . —� �— ` � *fie � � ~\_,,,•t � � ---- � 5`� r •-.KI 1...34 -. L3 L3tiOv �, �,[�'�---.yam, � _ •p—��- �.1 ----� ... ?-- (�_ s.� r, WWI y : .a. w w r~ w •we ear eye per we sea w sp no wr '(o Jgy�cac � -� "�...__ - - '.' �� 7 ��s`� �i. �� ..i.J',�/ �rr'-yl'1 �_�'� Qom• -� f � � _�' •` �! ��`Z.� _ � c`a' a.•.--c'� 'J-..2 �y,� IEF, � — •. � �, fir. 9ECT1gV 2 IN o 1'C® an Mi0'® PBNOW aYIDID OPT !YJ raivm Amsetwes rwc. aremi WIi•G.'0 , �1 LOW 1p Lla Na aPeos Ar MON 1 1 (030 10U-5 T1.1 Elm T.---------- _.T_ I ---------- _l ____..._.-1 ------- _.....-__.._.__...__._..._I____.__\.____-.8.___.__. I- _.._ _..•_ __. _-_. _ _ I _ _.._--_-._-__--..____.__I________--_---___I_ _____..._ _ _ _ _ 8-ROAD-----____L_____�___._____._I _. __ 1 _ - 650 630 620 610 600 0+00 0+50 1+00 1+50 2+00 2+50 3+00 3+50 4+00 4+50 5+00 5+50 6+00 6+50 SECTION 1 imim INEF-VI-11 1 620 I AN - 1=1 /0 ME=" -J - - - - - - - - - J - ---------- - -- ------- -J -j J J-- ------ - J . ...... ...... - --------- - ----- -J -TO" - - - - - - - - - - - ...__..I---- - J I__._.--_-.___ J-- - - - - -- - - -- ---- -- ---- - J.- 0" 0450 1460 2" 2450 3400 3+50 4400 4450 5400 SECTION 2 640 1 620 1 :IL�1111 (000 - --- ------------- -- 590 590 ----------- �4- 580 580 ......... JOR010-ROATOUMNIHOUSE--- 560 ------- ------ l f ------ -0+50 0+00 0+50 1+00 1+50 2+00 2+50 3+00 3+50 4+00 SECTION 3 COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 Fax: 540/ 665-6395 August 28, 2014 Mr. Gary Oates GreyWolfe, Inc. 1073 Redbud Road Winchester, Virginia 22603 RE: MASTER DEVELOPMENT PLAN #05-14 FOR SNOWDEN BRIDGE STATION Master Development Plan Approval Property Identification Numbers (PINS): 44-A-143, 44-A-144, 43-A-145, 43-A-146, 43-A- 147, 43-A-150, 43-A-151, 43-A-152, 43C-3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5, and 43C-3-7A Dear Gary: Frederick County administratively approved the above -referenced final revised Master Development Plan (MDP) on August 25, 2014. This MDP is approved for the potential development of 91.82 acres of land zoned M1 (Light Industrial) with industrial uses. The subject properties are located at 1800 Martinsburg Pike — near Interstate 81 North exit 317 and bounded by CSX to the east, Redbud Road (Route 661) to the south, and Martinsburg Pike (Route 11) to the west. 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 is required prior to the subdivision or development of this parcel. I am providing you with four (4) 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, Candice E. Perkins, AICP Senior Planner Attachments CEP/ pd cc: Charles S. DeHaven, Stonewall District Supervisor Stan Crockett and Gary Oates, Stonewall District Planning Commissioners KJ Investments, 1800 Martinsburg Pike, Winchester, VA 22603 Jane Anderson, Real Estate Commissioner of Revenue 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 MASTER DEVELOPMENT PLAN #05-14 Snowden Bridge Station Staff Report for the Board of Supervisors Prepared: June 24, 2014 Staff Contact: Candice E. Perkins, AICP, Senior Planner 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: 06/18/14 Board of Supervisors: 07/09/14 Action Reviewed Pending PROPOSAL: To develop 91.82 acres of land zoned M1 (Light Industrial) with industrial uses. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 44-A-143, 44-A-144, 43-A-145, 43-A-146, 43-A-147, 43-A-150, 43-A- 151, 43-A-152, 43C-3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5, and 43C-3-7A LOCATION: The subject properties are located at 1800 Martinsburg Pike — near Interstate 81 North exit 317 and bounded by CSX to the east, Redbud Road (Route 661) to the south, and Martinsburg Pike (Route 11) to the west. PROPERTY ZONING & PRESENT USE: Zoned: M1 (Light Industrial) Use: Industrial, Residential & Agricultural ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Areas), RP (Residential Performance) Use: South: Interstate I-81, RA (Rural Areas) Use: East: MI (Light Industrial) Use: West: RP (Residential Performance), RA (Rural Areas) Use: B2 (Business General) Nursery/Residential Interstate/Residential Vacant/Graystone Industrial Park Residential Rutherford Crossing (commercial) STAFF CONCLUSIONS FOR THE 07/09/2014 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Snowden Bridge Station depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in conformance with the proffers for Rezoning's #03-05 for North Stephenson and #01-12 for Snowden Bridge Station. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. It appears the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. MDP #05-14 Snowden Bridge Station June 24, 2014 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The Master Development Plan for this property appears to have a measurable impact on Route 11, the VDOT facility which would provide access to the property. VDOT finds the MDP acceptable. Once approved by Frederick County, please provide a signed PDF of the plan. 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. Frederick County Fire Marshal: Plan approved. Frederick County Fire & Rescue: Plan approved. Frederick County Public Works: No comments. Frederick County Inspections: Comments shall be made at site plan submittal. Frederick County Sanitation Authority: Per your request, a review of the proposed master plan has been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority"s public water and sanitary sewer system and the demands thereon. The parcel is in the water and sanitary sewer area served by the Authority. Based on the location both water service and sanitary sewer service is available. Sanitary sewer treatment capacity at the waste water treatment plant is also presently available. Sanitary sewer conveyance capacity and layout will be contingent on the applicant performing a technical analysis of the existing sanitary sewer system within the area to be served and the ability of the existing conveyance system to accept additional load. Likewise, water distribution capacity will require the applicant to perform a technical analysis of the existing system within the area to be served to determine available capacity. Both water and sanitary sewer facilities are located within a reasonable distance from this site. Please be aware that the Authority does not review or comment upon proffers and/or conditions proposed or submitted by the applicants in support of or in conjunction with this master plan, nor does the Authority assume or undertake any responsibility to review or comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to Frederick County. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned MDP #05-14 Snowden Bridge Station June 24, 2014 Page 3 development of property within Frederick County that suits the characteristics of the land, is hannonious with adjoining property and is in the best interest of the general public. B) Site History The original Frederick County zoning map (U.S.G.S. Winchester, VA Quadrangle) identifies the majority of the subject property as being zoned A-2 (Agriculture General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding zoning map resulted in the re -mapping of this portion of the subject property and all other A-1 and A-2 rezoned land to the RA District. The remainder of the property was identified as being zoned R-3. The R-3 (Residential -General) District zoning classification was modified to RP (Residential Performance) District on February 14, 1990, during the comprehensive amendment to the county's Zoning Ordinance. On April 26, 2005 the Board of Supervisors approved Rezoning #03-05 for North Stephenson, Inc. which rezoned 79.13 acres from RA (Rural Areas) District and RP (Residential Performance) District area to the M1 (Light Industrial) District with proffers. On March 14, 2012 the Board of Supervisors approved Rezoning #01-12 for Snowden Bridge Station which rezoned 6.512 acres from RA (Rural Areas) District and 6.180 acres from RP (Residential Performance) District, totaling 12.692 acres to M1 (Light Industrial) District, with proffers. C) Site Suitability & Proiect Scope Comprehensive Policy Plan: The 2030 Comprehensive Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. Land Use Compatibility: The North East Land Use Plan, Appendix I of the 2030 Comprehensive Plan, recognizes that this property is planned for industrial land uses. In addition, the adjacent area is planned for industrial and commercial land uses. The property is located within the County's Sewer and Water Service Area. Site Access and Transportation: Access to this site will be via a connection to Snowden Bridge Boulevard that would align with an access point already approved with the North Stephenson, Inc., rezoning application. The initial segment of Snowden Bridge Boulevard has been constructed and aligns at a signalized intersection of Martinsburg Pike across from the Rutherford Crossing Shopping Center. The Master Development shows the platted ROW for the continuation of Snowden Bridge Boulevard and road construction is coordinated through several projects including North Stephenson Inc., Graystone, and Snowden Bridge. Additional portions of Snowden Bridge Boulevard and the proposed Ezra Lane will be built by Snowden Bridge Station if needed for site access. The MDP also shows the proffered ROW for the relocation of Redbud Road. MDP #05-14 Snowden Bridge Station June 24, 2014 Page 4 PLANNING COMMISSION SUMMARY FOR THE 6/18/14 MEETING: No questions or issues were raised by the Planning Commission. No action was required by the Commission. (Note: Commissioner Oates abstained from discussion; Commissioners Triplett, Dunlap, and Kenney were absent from the meeting.) STAFF CONCLUSIONS FOR THE 07/09/2014 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Snowden Bridge Station depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in conformance with the proffers for Rezoning's #03-05 for North Stephenson and #01-12 for Snowden Bridge Station. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the applicant. It appears the application ineets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. 3 A 136� 43 A , 43 A 137 U All 437A 43 A 100E 100E 43 A IOOD 43 A 03 A TOOL TOOK 43 A 43 A ISO IOOJ 43 A 1001 443 43C 3 43C� 44 43G 43C34A 3"C 3 6 43C 43C�3 883- �3» Applications Parcels Building Footprints B1 (Business, Neighborhood District) B2 (Business, General Distrist) B3 (Business, Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Industrial, Light District) M2 (Industrial, General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District) dA �3•A 144 145 43 A 147 43 A I46 i 9 rc N 11 3 a m ME�NEf Rp � a i Pp� hF 7Ea N ; i 37 "P aFo f g9 °Aa Note: MDP # 05 - 14 Frederick County Dept of Planning & Development Snowden Bridge Station 107 N Kent St e PINS: Suite 202 43 - A - 143, 144, 145, 146, 147, 150, 151, 152 Winchester, VA 22601 43C - 3 - 2, 3, 4, 4A, 5, 7A 540 - 665 - 5651 Map Created: May 29, 2014 Staff: cperkins 0 315 630 1,260 Feet lid_ .J iu LI 1:J MASTER DEVELOPMENT PLAN PD) APPLICATION FORM - Department of Planning & Development Use Only— I L I FREDERICK C Application # dGJ ' Date Application Received: '51201 UPLANNING AND D a. PC Lleeting Date I i o ly BOS Meeting Date -1 � i q Fee Amount Paid $ l .t s - Initials: PI) Receipt # . j , 35 1. Project Title: Snowden Bridge Station 2. Applicant: Name: K&J Investments, LC and North -Stephenson, Inc. Address: 1800 Martinsburg Pike Winchester, VA 22603 3. Property Owner (if different than above): Name: Address: 4. Design Company: Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE Address: 1073 Redbud Road Winchester, VA 22603 Telephone: (540) 667-4919 Telephone: Telephone: (540) 667-2001 5. Please list names of all owners, principals, and/or majority stockholders: Keven V. Omps and John E. Omps K&J Investments, LC and North Stephenson, Inc. 6. Magisterial District: Stonewall C 7. Property Location: tion: 18On Martinsburg Pike - Near interstate 81 exit 317 Bounded by CSX to the east, Redbud Road (Rt 661) to the south, and Martinsburg Pike (Rt 11) to the west (Give State Route # and name., distance and direction from intersection) S. Is this an original or amended Master Development Plan? Original Amended �_ Previous MDP# 9. Property Information: a) Property Identification Number (PFN): ^34A}143.1< 5.1< 5075,.,5,A,,5]6,34(3)i, 3. 4,4A. 5,7A b) Total Acreage: 91.82 c) Current Zoning: M-1 d) Present Use:�.a��. e) Proposed Uses: Industrial 10. If residential uses are proposed, provide the following: a) Density: b) Number of Units: c) Housing Types: I 11. Adjoining Property use and zoning: USE ZONING North Weber's Nursery RA East Graystone Industrial Park M-1 South Redbud Road and 1-81 n/a West Rutherford's Crossing and Houses RA, B-2, and B-3 I h ave r ead t he m aterial i ncluded i n t his pa ckage a nd unde rstand w hat i s r equired b y t he Frederick County Department of Planning and Development. I also understand that the master development pl an s hall include a 11 c ontiguous I and unde r single o r c ommon ownership. A 11 required material w ill b e c omplete pr for to the s ubmission of m y ma ster de velopment pi an application. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): 0 �./ -� Date: Date: Owner(s): 10 Date: Date: Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of pr operty a djoining t he 1 and w ill be not ified of t he P lanning C ommission a nd t he Board of Supervisors meetings. For the purpose of this application; adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. T he applicant i s r equired t o obt ain the f ollowing i nformation on e ach a djoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name Michael Weber 1912 Martinsburg Pike Winchester, VA 22603 Property 443-(A)-140 Name Crider and Shockey of WV PO Box 2530 Winchester, VA 22604 Property #43-(A)-158 & 44-(A)-26 Name Rosezella Godlove 288 Redbud Road Winchester, VA 22603 Property #43C-(5)-16, 43C-(5)-17 NameCiarol Lyons 1550 Tiffany Ranch Road Arroyo Grande, CA 93420 Property #43C-(3)-8A and 9 Name William Sandy 1744 Martinsburg Pike Winchester, VA 22603 Property #43C-(3)-6 NameCheryl L. DeHaven 1840 Martinsburg Pike Winchester, VA 22603 Property #43-(A)-149 NameR. Wayne Baker 1854 Martinsburg Pike Winchester, VA 22603 Property443C-(2)-1 NameHarry Ratlief 141 Nulton Lane Winchester, VA 22603 Property#43-(A)-141 NameRutherford Farm, LLC 8230 Leesburg Pike, Suite 620 Vienna, VA 22182 Property #43-(A)-100, 100F, 100i, 100J -+3C` L� - m Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) K & J Investments, LC (Phone) (540) 667-4919 (Address) 1800 Martinsburg Pike the owner(s) of all those tracts or parcels of land ("Prope rty") conveyed to m e (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. on Page , and is described as Parcel: Lot: Block: Section: Subdivision: do hereby make, constitute and appoint: (Name) GreyWolfe, Inc - Gary R. Oates, LS-13, PE (Address) 1073 Redbud Road, Winchester, Virginia 22603 (Phone) (540) 667-2001 To act as my true and lawful attorney -in-fact for and in my (our) nam e, place and ste ad with full power and authority I (we) would have if acting personall y to file planning applications for m y (our) a bove described Property, including: .Rezoning (including proffers) _Conditional Use Permit _Master Development Plan (Preliminary and Final) _Subdivision Site Plan _Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this day of �e�o- �A�r 20 1y , Signature(s) t�'cS� n State of Virginia, City/County of Q2ku< To -wit: I, S Te-.J a Not ary Public in and for the jurisdiction aforesaid, certify t, a the erson(s) who sig ned to the foregoing instrum ent personalIX appeared before m e and has acknowl—dggd-thhee same fore me in the jurisdiction aforesaid this �o�day of� c�20 ,A . Of My Commission Expires:) ­\ 3A , Notary Public 0 • 0 9 LEGEND VICINITY MAP ■ ! LL REZONING: RZ# 03-05RURAL AREA5Of5TRfCT (RA) 70 UGMIA'DUSTRIAL DISTRICT(MI) WITH PROFFERS PROPERTY. 79.13 ACRES+/-; REZONING: RZ # 01-11 PROPERTY, AREA: 12.692ACRE5 SCALE 1'=1000' EXISTING FEATURES TAX PARCELS #43-(A)-I50, 43-(A)-151, #43-(A)-151A TAX PARCEL 43-(A)-143, 43-(A)-144, 43-(A)-145, 43-(A)-146 43-(A)-147 EXIS77NG EDGE OF PAVEMENT EX EP 43-(A)-152, 43C-(3)-2, 43C-(3)-3, 43C-(3)-4, .g0 7 � ri N .. _. - _ _-- _---_.-- 43C-(3)-4A, 43C-(3)-5, 43C-(3)-7A RECORD OWNERS: K 6 1 INVESTMENTS, LCAND NORTH STEPHENSON, INC. C n EXISTING EDGE OF GRAVEL - _ _. EX EG -- �- - - -- -- -- - - RECORD OWNER; NORTH STEPHENSON, MC APPUCAM.� INC. � GARYR. GATES, LS-B, PE �` �p � P, Q j O O �I --:-- --- ---- ---- ---- -"---'"-'---------' '-"----"--"-- APPLICANT.' NORTH STEMENSON, INC. (HERE-INAFTER THFAPPUCANTS) 6REYWOLfE, ea EXISTING CURB AND GUTTER '-' fX CG-6 ' _' -'--- --- -" EX INTERMEDIATE CONTOUR PROJECT NAME: NORTH STEPHENSON, JAC - LIGHT INDUSTRIAL REZONING ORIGINAL DATE £PROFFERS: OCTOBER 13, 2004 PROJECTNAMf SNOWDEN BRIDGE STATION ORIGINALDATE OFFROPfPROFffRS- )ULY 18, 7011 3 '0 O r- h C � T p EXISTING INDEX CONTOUR "T REVISION DATE: JANUARY 9, 2012 a7 o H EXISTING SPOT ELEVAT7ON _ REVISION DATE: MAY 13, 1005 IA per- XR 317 L o TELEPHONE LINE --------- ------ - PRfUM1NARYMATTERS STONEWALL DISTRICT, STONEWALL o�o-O�~ 1 U) EXISTING - EXISTING SANITAR Y SEWER --------• ----_._._-._._ PURSUANT TO SECTION 151-2296 ET SEQ. OF THE CODE Of VIRGINIA, 1950, AS AMENDED, AND THE PROVISIONS OF THE FREDERICK COUNTY ZONING ORDINANCE WITH RESPECT TO CONDITIONAL ZONING, THE UNDERSIGNED APPLICANT HEREBY PURSUANT TO SEC77ON 15.2-2296 ET.SEQ. OF THE CODE OFVIRGIIVIA,1950, ASAM,fNDED, AND THE PROVISIONS OF F' ROUTE 37 /iR' C fo "� PROFFERS TTATON THE EVENT THE BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINA, SMALL APPROVE REZONING THEFREDERICK COUNTYZONING ORDINANCE WITH RESPECT TOCLNJD177ONAL ZONING, THE UNDER516NEDAPPUGNT -SUPERVISORS COUNTY, SITE +� V j 3 EXISTING ELECTRIC SERVICE -------- --------- AFPUCATTON#03 OSFOR THE REZONING OF THE 79.13-ACRES TRACT FROM RURAL AREAS (AA) DISTRICT; TOUGH HfREBYOFFER THEFOLLOWING PROFFERS THATIN THE EVENT THE BOARD Of OF FREDERICK THE R4 AREAS), INDUSTRIAL cNS MAYESUBSEQUENR YAMENDED OR REVI-1) DISTRICT DEVELOPMENT OF SE BY THEAPPOPERTY LL BEDONEIN CONFORMPY WITH THE JG D SUCH BE PPROVfD BY THE TERMS AND cawmRURAL SMAAND 6T80 ACRfs fROM RP (REEOS1DfNTAL PERFORMANCE) TO M-1 (INDU57R AL DISTRICT), DFEVECOPMENTROM OFTHESUBJECT - - ' 17' � EXISTING GAS LINE ---- - ----- - ---- --'-- FREDERICK COUNTYBOARD OfSUPERVI50RS/NACCORDA✓✓CE WITH THE _WDCODEAN'D ZONING ORDINANCE INTHEEVEM PROPERTYSHALL BEOONEIN CONFORMITY WITH THE TERMSAND CONDITIONS SETFORTH HEREIN, EXCEPT -TO THE EXTENT PROJECT INFORMATION ! EX. 15•" RCP EXISTING STORM SEWER - ----- - ---- - ----- - --"-'—"—"--' - T7✓AT SUCH RF70NINGIS NOT GRANTED, THEN THESE PROFFERSSH4LL BE DEEMED IV17HDRAWN AND HAVE NO EFFECT N'HATSOfVER.-THOSEPROFFERS SHALI E B1NOR'G UPONTHEAPMfCANTSAND THEIR LEGAL SUCCESSORS, HEIRS, OR THAT SUCH T£RMSAND CA57J1nONS MAYBESUBSEQEMLYAMENDED OR REVISED BY THEAPPUCAMANO SUCHARE APPROVED BY THE BOARD OFSUPERVISORS V ACCORDANCE WITH THE SAID CODEAND ZONING ORDINANCE. IN THE EVENT THEN THESE PROFFERS SHALL BE DEEMED WITHORAWNAND HAVE NO EFFECT - Owner ----------- ------ ASSIGNS. THAT SUCH REZONING IS NOT GRANTED, WHATSOEVER."ESE PROFFERS SHALL BE BINDING UPON THIS APMfGN7AN0 THEIR LEGAL SUCCESSORS, HEIRS, OR K&INVESTMENTS, CC& NORTH STEPHENSON, INC EXISTING FENCE LINE ,. THE SUBJECTPROPERTY/S MORE PAR77CULARLYDESCR/ED AS THE LAND OWNED BYNOR" STEPHENSON, INC,BE/NGAU ASSIGNS. 1800 Martinsburg Ake EXISTING DITCH LINE ---- --- ---- --- - OFTAX MAP PARCELS 43-(A)-150, 43-(A)-151, 43-(A)-151A, 43-(A)-151, 43C-(3)-2, 43C-(3)-3, 43C-(3)-4, 43C-(3)-4A, 43C-(3)-5,4JC-(3)-7A,ASEVIDENCED BY RECORDING PROPERTY DEEDS IN THE FREDERICK COUNTY CLERKOFCOURT OF17CE THE SUBJECT PROPER FLES, AS RECORDED IN THE FREDERICK COUNTY CIRCUIT COURI CLERK'S OFFICE, ARE MORE Winchester, VA 22603 (540 667-4919 ) 1'f EXISTING WATERLINE W/TEE ----- y1 INCLUDED WITH THE REZONING PARTICULARLYDESCRIBED AS THE LANDS CONVEYED TO.' _— EXISTING FIRE HYDRANT ::OAT EX FIT - -TNANSPORTA770N NORTH IO, H 90;5N4 1A FROM WARREN RAYSA[ES ANO CONNIf 1fAN SALES INDEED BOOK 751, PAGE 1431, DATED LKTOBfR70, 1990-/43-(A)-143J K&JINVESTMENTS[C FROM FLORENCE TRENARY#020007399 DATED MAY6, 2002, ANDDEED OFCORRECTION nve/ty Data Tax Map Num PbM 4343-(A)-150, 4}(A)-151, 43-(A)-151A, 43-(A)-151, 43C-(3)-2, 43C-(3J-3,430(3J-4,4JC-(3)-0A, 43C-(3)-5, 43C-(3)-7A, �Id1A Lj0 VI - EXISTING WATER VALVE----iY---^-------- A.) THf APPUGN73 HEREBY PROFFER TO CONSTRUCT, OR CAUSE FOR THE CONSTRUCDON Of DUAL SOUIHBOUND #/10007194 - (43-(A)-144 AND 43-(A)-1461 K & INVE5TMENTS, FROM WIlIIAM BUNG #080006163 DATED MAY20, 1008, AND DEED OfCORRfCT70N 43-(AJ-143, 43-LA)-144, J3-(A)-145, 4J-(A)-146, 43{A)-147 ,pV Zy ----- �J'y ------------- LEFT TURN LANES ON MAR77NSOURGPIKE (U.S. ROUTE 11 NORTH) AT THE MAJOR COLLECTOR ROAD J LC •#110007195-[43-(A)-145J Address 1800 MaNnsburg Ake 4 < o EXISTING REDUCER INTERSECTION WITH RENZI DRIVE ATTHE RUTHERFORDS FARM, INDUSTRIAL PARK. THESOUTHBOUND DUAL LEFT NORTH STEPHENSON, INC FROM H SMITH DORSEY AND WINIFRED K DORSEYIN DEED BOOK 668, PAGE 229, DATED Zoning M-1 O p c EXISTING TREE DRIP LINE �_.....-...•.....,_..- TURN LANES WILL £CONSTRUCTED AT THE SAME 77ME "ATRUTHERFORD'S FARM INDUSTRIAL PARK IMPROVEMENTS TO MARTINSBURG PIKE ARE CONSTRUCTED DECEMER 23,1987-/43-(A)-1471 yZ 0 -�- -., �. B.) 7HEAPPUGNTS HEREBYPROFFER TO CONSMUCT, OR GUSEFOR THECON57RUC770N OF A R76HTTURN LANE TRANSPORTATION y a' y < � PROPOSED FEATURES WITHIN THE MARTINSBURG PIKE (U.S. ROUTE I7 NOR") RIGHT- OFWAYATA LOGTIONAND DISTANCE ACCEPTABLE TO VDOTBf7WEfN TNf INIERSECTIONOFREDBUD ROAD (RO(17F 661)AND THEMAJOR COLLECTOR 1. P 1�rfY Data BurMirw SeLLa6s Per Cale �� ROAD INTERSEC77ON SERVINGAS THEPRIMARYENIRM'CE TO THE 79-13-ACRE FROIfCTSITE. A TRAFRCSTUDY A. EZRA LANE Zoning M-1 Front: 75' PQOFR' PROPOSED EDGE OF PAVEMENT PROP EP WILL E PREPARED AND SUBMITTED TO VDOTASA COMPONENTOF THE SITE DEVELORNEMPLAN FOR EACH PROPOSED LAND USf ON THE 79.13-ACRE SITE TOALLOW VDOT TO DETERMINE WHEN THE PROFFERED THf APPUCANTS PROFFER TO CONSTRUCT EZRA LANE IN THE GENERAL LOGT/ON SHOWN ON THEATTACHED PLAT bitting U Truck✓rg Terminal, Dutdms Storage, Side: 75' Rab/HPP� Tzrk Y/ h, Poet Rear: 25' o a 0 2 u PROPOSED EDGE OF GRAVEL PROP EG IMPROVEMENT /S WARRANTED. FROM SNOWDEN BRIDGE BLVD TO NULTON LANE THE ROAD WILL BE BUILT TO VDOTSTANDAROS FOR PUBLIC USf AS A TWO URBAN ROAD PER THE COMPREHENSIVE PLAN. ACCESSTO THE PROPER77ES SHALL BE LIMITED TO Smra9e, InuierPandng, TmcP C) THf APPUCAN7S HEREBYPROFFER TO PROVIDEFOR THE DEDIC477ON [)FRIGHT-OF.IYAYAND FOR THE COMMERCIAL ENTRANCES ON THE PROPOSED EZRA AVENUE, TNF FINAL LOG770N5 WILL BE SUBJECT TO VDOT REVIEW ROAD WILL BEDEDIGTED Repair CXli[e, dnd AiL-It me parkino Se[badcs Per Code e'+ Q > WmOo PROP. CURB&GUTTER PROP CG-6 ALLOWANCE OF TEMPORARY CONSTRUCTON EASEMfF✓IS NEEDED FOR 7HEULITMATEDESTGNOF"EMAIOR COLLECTOR ROAD FROM CSX RAILROAD 70 M4R7TNS6URG PIKE THE EDICATED'RIGMOF WAYSHALL PROVIDE ANDAPPROVAL ONCEA SITE PLAN IS SUBMITTED. THIS RIGHT OF WAYANO CONSTRUCTED TO THE COUNTY OFFREDERICK WHEN IT MEETS THE COMMONWEALTH'S CRITERIA FOR ACCEPTANCE. Fora, 10, Sipe: 5' puQ FOR"EIMPROVEMENTS IENDHED FROM57AI70N 10+00 TOSTATICN/ 24+OO ON THESTE-HEWN VILLAGE Zoning Dab Rear, 5' 4 Fna PROP. REVERSE CURB&GUTTER MAJOR COLLECTOR ROAD P/ANAND CSX CROSSING PREPARED BY GREENWA YENGINFERINGAND DATED B. SIGNALIZA7ION Open Spate Hinimum 25% PROP CG-R OCTOBER7004,WHICH IS INCLUDED AS AN EXHIBIT WITH THIS PROFFER STATEMENT"fAPPLIG THE APPLICANTS HEREBY PROFFER TO INSTALL THE WARRANTED SIGNALIZA 77ON IMPRO VEMENTS A THE INTERSECTION rmum Zoning ye FAR. A.R. MAI Bur Ft, Code Vw^ F u�W W F PROPOSED CONTOUR 50 PROFFER TO PROVIDE FOR THE DEDICATfON OFRIGN7-E- VIA YACCEPTA&LE TO VDOT FOR THE PURPOSE E PROVIDING RIGHT TURN LANE FROM, THE MAJOR COLLECTOR ROAD ONTO THE INTERNAL 67REET COAINEC77ON OF SNOWDEN BRIDGE &VD AND EZRA LANE, AS SPECIFIED BY V00T. THE RNAL DESIGN, LOG770N, AND DATE OF Maximum nwrArea 800,000 Parix-ff, R-da=1 RA: CategWyC LOC4FFDATSTATIONI7+OOON"ESUB/ECTEXHIBIT. COMPLE770NOF"EIMPROVEMENTS WILL REDETERMINED BY THE VIRGINA DEPARTMENTOFTRANSPORTA77ON Height Maximum 601ret Resideual RP: CategoryC CammerchUB-2. Careymy0 PROPOSED SPOT ELEVATION +50m D.) "EARPLIANTS HEREBYPROITER TO ENTER INTOA 5IGN4UZA770N AGREEMENT WITH VDOTFOR THE (VOOT). 1-ustro/M-1: rwt npwrtsd PROPOSED STORM SEWER PROP. 24 ADS .T PROVISION Of A TRAFFIC SIGNAL AT THE -"R COLLECTOR ROAD INTERSECTION IV77H MAR77N58URG PIKE, 2. FIRE & RESCUE - MONETARY COYMBU77ONS - WHICH WILL ALIGN WITH RENZI DRIVE A7 THE RUTHERFORD'S FARMIA'W57RIAL PARK. THE SIGNALIZA77ON AGREEMENT SHALL PROVIDE FOR THE PRO-RATA SHARE OF THE PROJECTED TRAFFIC VOL UMESIDENTIFIED /N THE APPLICANT HEREBY VOL UNTARA Y PROFFERS A CASH CONTRIBUTION TO THE TREASURER OF FREDERICK COUNTY, PROPOSED SANITARY SEWER S "ETR4MCIMPAC7ANALYSIS (NA)COMPARED TO"EPROJECTED TRAFFIC VOLUMES IDENTIFIEDIN"ETIA VIRGINA,OF$0.10 PER BUILDINCSQUAREFOOT TO BE DISBURSED TO THE FREDERICK COUNTY FIREAND RESCUE FOR RUTHERFORD'S FARM INDUSTRIAL PARKAND THE 774 FOR STEPHENSON VILLAGE Rf57EN77AI PUNNED DNITY EPARTMENT,PAID PRIOR TO E4 FINAL PLANAPPROVAL. THE TERM 'BUILDING SQUARE FOOT' SHALL PROPOSED TELEPHONE T ROOD ARIA FOR EACH STORY.ITE COMB/NODBE PROPOSED ELECTRIC E E.) THEAPPUOINTS HEREBYPROFFER TO PREPARE AND SUBMITA 7R4FHCSTUDY IO VDOTAS A COMPONENT OF 3. WATERANDSEWER �^ PROPOSED GAS LINE GAS SIFFDEWLOPMENT PLAN FOR EACH PROPOSED [AND USE ON THE 79.13-ACRE SITE TO DETERMINE THE PORTION OF THE MAJOR COLLECTOR ROAD INAT WILL BE REQUIRED TO BE CONSTRUCTED BASED ON THE IMPACTS THE APPLIGMPROFFERS TO CONSTRUCT WATER AND SEWER TO ALONG EZRA LANE AND WILL PROVIDE AN w PROPOSED WATERLINE ASSOCIATED WITH EACH fMR£ LAND USE. EASEMENT, NEEDED, TOALLOW THEADJACENIPROPERTIES TO CONNECT. o O u PROPOSED WATER METER 1'WM F) THEAPPUGNTSHEREBYPROFFER TO DEDICATERIGM-OF-WAY TO POOL ALONG REDBUD ROAD FOR FUTURE IMPROVEMENTS TO THE INTERSTATE GI EXIT317 INTERCHM'6EAREA. THIS RJGHT-OF- VIA YSHALL BEDEDIGTED TO VDOT WITHIN 180 DAYS OF FINAL ENGINEERING PLAN APPROVAL THE PREPARATION OF RIGHT -OF CATEGORY ILC'tt ZONING DISTRICT BUFFER < g PROPOSED FIRE HYDRANT PROP. FH DEDIGTIONPLATSANDLEGAL DOCUMENTSASSOCIATFD WITH"ISEDIGTIONSH&L BE PREPARED BY RESIDENTIAL PROPERTY PAR77E507HER THAN THE APPLICANTS. G.)THEAPPLICAN7SHEREBYPROFFERTOOED/G7FA50-FOOTRIGFD-0E-YJAYANDPROWDE7FMPORARY MOPERRUNE w COMMON LABELS & FEATURES PROPERTY LINE OF PROJECT NEIGHBORING PROPERTY LINES - - CONSTRUCTFON£ASEM£NTS TO VDOTFOR THE PURPOSE REALIGNING REDBUD ROAD (ROUTE 661) FROM THE CURRENTWERSEC77ONATMARTINSBURG PIKE (U.S. ROUTE 11) TO CONNECT TO THE M.AXJR COLLECTOR ROAD ONTHE SUBJECT SITE THE PURPOSE OF THE 50-FOOT RIGHT OF WAYEDIG77ONAN'D TEMPORARY CONSTRUCTON EASEMEM515 TO PROVIDE VDOT AND fREDERICKCOLIAFY P117H ANAP➢ROPRATEALTERNAUVE TO RELOCATE REDBUD ROAD. THE EDIG47ED 50-100T RIGHT-OF-WAY IYILL CONNECT TO THEINTERSEC77ON THATIS IDEN/IUEDATSTATION17+00 DN"ESIEPHfNSON VILLAG£MATOR COLLECTOR RLAIDPLANAND CSX 6'OPAQUEfENCE OR BfFM � y- ¢ $yH! t�tTs 3 TREES PER IO' �'% 1/3 DECIDUOUS 213 EVERGREEN Water and Sewer Notes ,,, ,n till CROSSING PREPARED BY GREENKAY ENGINEERING AND DATED OCTOBER 2004 WHICH 15 INCLUDED AS AN 8 ^ SANITARY SEWER AND VIA TER SERVICES ARE AVAILABLEIVAY EASEMENT LINE EXHIBIT WUN THIS PROFFER STATEMENT. THE LOG47701VOF THE 50-FOOT RIGM-0FTO CONNECT TO THIS INTERSECTION WILL BE AGREED UPON BY VD(TTAND THE PROPERTY OWNERS TOALLOW FOR A MINIMUM 25 PER FREDERICK COUNTY SANITATION AUTHORITY. PROPERTY CORNER FOUND Q MPH GEOMETRIC DESIGN CRITERIA AND WILL BE MADE A PARABLE A I SUCH 77ME THAT VDO7DEEMS NECESSARY. THE PREFARAT70N E THE RIGHT OF -WAY ED1CA77ONPUTS AND LEGAL DOCUMENTS ASSOCTATED _ INACTIVE BUFFER - - PARKING SPACE TOTALS 12 WITH THIS DEDIC47ION SHALL BE PREPARED BYPARTIES OTHER THAN "EAP➢LIGNTS. THf CONSTRUCTION OF THE REALIGNED PDRNON OF REDSLRT ROAD SMALL OCCUR BYPART/ES OTHER THAN THEAPPIRANTS. Zoning General Notes ADA HANDICAP PARKING STALL H.) THEAPPLICANTS NEREBYPROFFER TO PROHIBIT[OMMERCAL ENTRANLFSALONG THE WESTERN PROPERTYUNf ACTIVE BUFFER -- --"--'---"- --' ON TAX PARCEL 43-(A)-152ADJOfNING THE REDBUD ROAD (ROUTE 661) RIGHT-OF-WAY. TH/5 PROFFER IS PROPERTY TO BE DEVELOPED f� Maximum Environmental Existing Disturbance Proposed 1. ALIT is ill (rut-d/ gn ( Ope)ordrected tapevat on neigh(mdrg b'es. SIGNS INTENDED TO PROMBfTCOMMERCUL ENTRANCE LOCATION50N THE CURREATAUGNMENT OF REDBUD ROAD AND IS NOT INTENDED TO PROHIBIT COMMERCIAL ENTRANCES INTERNALLY TO THE SUBJECT SITE SHOULD SANITARY MANHOLE IDENTIFIER O REDBUD ROAD BE REALIGNED"ROI/GH iNE5UH1fCf511ERE5UL77NG FROM THE WIDENING EIN7ER57ATE 81. Features Acreage Allowed Disturbance glare prtKp 2. Outdwr"sh ne ',eades will be b w mtbsedsix (6) hot DRAIN 1 ❑ 2.) STRUCTURAL DEVELOPMENT FloodPbin 0.-0% 0% F7his nO. `4a STORM STRUCNREIDENTIFIER "fAPPLIGN75 HERfBYPROFFER TO UM/T"ESTRUCR/RAL BEVEL OMEMON "E79.13-ACRf TOAMAXINUM OF PROFFERED CORRIDOR IMPROVEMENT ALONG ROUTE 11 Lakes&Ponds Ganes 0% 0% 3- poled not distum any mmunmeital Natures as defined by the Freder✓ck Oydor C 2 LIGHT POLES � 800,000 SQUARE -FEET OF TOTAL FLOOR AREA. Wet/ands >SAC Ganes 0% D% Sinkholes 0acres 0% 0% bk AbZPrdrg gn q. 7lre omrer xil/De respaasibk hrobtaining or gmnlirq easements slwwn Pn thsplan. � �^ lT v.i 3J ENVIRONMENTALPRO/EC/ION Q LOCATION OF TEST PITS ® "EAPPllCANTEASAYPROFfERTO OPMENI70NAPPROVAL MARTINSBURG PIKE - ROUTE II OF WA YRetention EXISTINGRIGHT5'51 Natural S.W. 0 acres 10% 0% Areas 5. Easencents rvif be rerorded aAd mp es sem to the panies involved. N+ Q THEM457FRFORTHE THERESLOGTEDONTHE EAPPUGMS RJR"ER "ER EACH TO CONDUCT AOTECH I(Al ANAL TOCONDUCT GEOIKHNfCA[ANALY515 FOR EACH PLAN PLAMfMPICHSTR £WALK Sf05'S10EWALK Steep Slopes >50% Oacres ZS% 0% 6. AB uoBUes that WiBservice this site must be plied y x \ H� EROSIONS SEDIMENT CONTROL FEATURES STRUCTURAL S17FFER S7IE IN WHICH 57RL/C7URAL DEVfLOMEM OR OTHER 517E 17E /MPROVEMENTSARf LOCATED WITHIN 50 FEETOFIDEN77FIED KARST FEATURES ThEGFOTECl/NICAL ANALYSIS SPNFAIL FENCE - (3 RAIL -PRESSURE TREATED) WooO/anOs O acres 25% 0% u^d"grotmd. p p REPORTS AND METHODS FOR 7RGTMENTOFIMPAC7S SHALL BEFROVLED BY TO"EFRfDERICKCOUNTYENGINEER FOR REVIEYJANDAPPROVAL ASACONDIT/CW OfSl7fDEVHOMEMPLANAPPROVAL. —X �.% X —X —1;—X X —X ice ) a ��, �! vys 4 y�4'y:: O F� LIMITS OF CLEARING GRADING —� b s, INLET PROTECTION ® IP 4J VIEWSHED MMG477ON 36'SHRUBSAT8'OC. O 3 WO HEREBYPROFTER TO THESIGPLACEMENT OFFREESTANDINGAND BUILDINGMOUNTED APPROVAL pit OUTLET PROTEC77ON 1LLUMf/✓UC4NTS ONON-ILLUM/NATfO BUSINESS S FACING Of EL 43-(A)-152 TO MII7G4IF WEWSHED IMPACTS FROM THE 3RO WINCHESTER CORE BAT7IEFIELDAREA. 7S'BRL ® Op 5.) FIREAND RESCUE MOVVETARYCONTRIBU77ON CHECKDAM —CD "EAMJCANTS HEREBY PROFFERS 70 PROWDEA MONETARY CONTRIBUTION OF$0,01 PER SQUARE FOOT OF STRUCTURAL DEVELOPMENT ON THE 79.13-ACRESITE OCCURRINGSUBSEQUEN7 TO REZONING APPROVAL. THIS DIVERSION DIKE DD MONETARY CONFRIBU77ON SHALL BE PROVIDED TO FREDERICK COUNTY AT THE 77ME£BUILDING PERMIT ISSUANCE FOR STRUCTURAL DEVHOPMEN1, WHICH GENERATEA MAXIMUM MONETARY CONTRIBUTION OF J8,000.00 a45f0 ON THE PROFFERED MAXIMUM SQUARE FOOTAGE OFSTRUCTURAL DEVELOPMENT THE APPLICANTS MONETARY PUBLIC WORKS FREDERICK COUNTYDfRFCTOR Of PLANNING AND DEVELOPMENT Date SILT FENCE W/ WIRE SUPPORT $F O PROVIDE WILL RfSPON5�0"TH EJECT BROOK VOLUNTEER FIRE AND RESCUE COMPANY, WHICH WILL RIP RAP RR 6.) 14AR77NSBURG PIKE CORRIDOR ENHANCEMENT "EAPPUGNTS HEREBY PROFFER TO PROVIDE CORRIDOR ENHANCEMENTS ALONG MARTINSBURG PIKE THE LOCAnON 1. STOR14WATER MANAGEMENT WILL BEACCOM➢LASHED WITH SOME OR ALL OF THE FOLLOWING IN ORDER MEET DEQ AND SEDIMENT TRAP ST AND TYPE OF ENHANCEMENTS FOR THIS CORRIDOR WILL BE IDENTIFIED ON THE MASTER BEVELCWMENTPLAN FOR THE 79.13-AGE PROJECT SITE. CWNTYFEQU/RMENIS OfQUANTfIYANO QUALITY: 1.1. B10-RE7EN770N CELLS DATE: February 18, 2014 LZ INFIL IRA TION DITCHES FREDERICK COUNTY ADM/N/SM4TOR Date SCALE: NIA 1.3. PERMEABLE PAVERS 1.4. RAIN GARDENS FILE NO. 0260 CONSTRUCTION ENTRANCE CE 2. THE SITE, INGENERAL,ISLOCATED WITHIN KARST TERRAIN WHICH MAYREQUIREBUMN6 SHEET I OF 4 3. SITEPLANSSHAL BEACCOMPANIEDBYA GEOTECHNICAL REPORT TODETERMINE WHETHER SINKHOLES OR VOIDSARE LOCATED WITHIN BUILDING, PARKING, AND ROADS. F RADIUS ARC DELTA BEARING CHORD OIRECr.'ON CI 2331,83' 152.245' 03°4427" h'50°33'17"E 152.218' C-CW 120' 0' 120' C-2 2092.93' 53.4194 01 `O3'41" S59`55'OB"W 52.418' C-CW RATHER C-3 288693' IRS 860 05°4358' S55°3470"W 286.739 CCj'V GRAPHIC SCALE C-4 1886 93' 749 39' 14°5222' S45°1600 VJ 747 28' C CW EXIT 317 - ' C-5 1886 06' 285, 98 08°40'42' S 42`7010' IN 28970' CIV / - - - 43C (3) 9A & 9 43l 13) IA Carol R. Lyons North Ste➢henson, Inc. C-6 91493 179740 81 `Is'S0' h'16°5849W 1191.40' CH' .040000632 DO 688, PG 832 C 676 61' 304.99 75`4a 31' N 10°46'19"E 301.41 C-CW \ Zoned RP Zoned M 1 43C (3)-4 & 4A C-8 13J183' 163.8J 04`0133' N58°47'S2'E 163.B1' C-CW il'. Use_Res. Use Res North Stephenson, lnt'. N - � / 0721 aces 08701, PG9 C-9 2331.83' 62.87' 01`37'37' N56°00'48'f 6Z81' C-CW' - ��. Jam f Jan 43C 5 43C (3,-1 401 .5 oY North 0,577 cant North • `\ OB 305, PG 5. 0 577 acres RP Stephenson, Inc [ Stephenson, Inc. OB 701, PG 9 i OB one PG806 -1 h' USe, Re Zoned M 1 Zoned. M-1 Us' Res 43C-/3)3 Use:Res. (l 635 aces K&J 0580acres Investments, L.C. DO 863, PG 1319 / ZonedM I 1 7 Use: Res 0577ocres f, - - l�sooTINSBG ER FORCE MAIN ; r Al @ti .0'0 Fyn' �ti hti G'4R/9RGaIK ly ,o N Bloc F, N 23141'04 �T�TH 'SRO -149 momas(H) DeHdVEn / i/ ,:.-,� :SB.Oc N ZOy,N 1 f �NQCTlIE 6p°S7 q D = ��' �6 yva h5 9�F 7''�6LVTF1l OB SS3, PGll3 Zoned, RP o \A i` � ^ F I GOISTF! SAS//% F Pd,73 .oW'Q U e R idenG2/ \ !Op q y r SB d / •\• RFGOryN _ /r 43-(A)-151 F4SC'Cq \� oN try �•' Ry 43C (2)1 FpTipA'T R. WAYNEBAKER DO 291, PGRP 610 ZON / / • ` \ `ppT m zs.: \ j m q \ I C9 • - A ' USE. / - � \_ •\,\• pFOey �,5'.Bq � i BR!_ ST w � = SE P��,9 / �Jp�P��' \•\�\• I O6pq��NT NN I 4 AJ ISO 6 I M f N's96yInv¢stments; LC43-lA1-151 p DB 807, PG 1551 ^ I I - \.f Zoned FLl6^,' Use Res, / �op��l0 O`eSQFO \•� `� I 2"531 ACRES v' J , N4�5D'36"E. 1 I it /•� A! �- v AFZ �Yy. Tp� JB 29062. G I ^+ 546°1''2215.93' 0"W :\A'F.lir\o�`B/NupTFS[�FpdY n F / - S�GF'FEq f• �\FFA7IG l �N� ,FRS m I W g - - 1 HOB 6I3 f7,APG TLI 'S EF RP Z ^ I ZON4 use R£s �43c-(115 5 SEV✓ER MANHOLE KevenV Om➢5 /1 - \ \� n F I K&JJN Es�tEN L 130017082 � I 43-(A)-152I 1 \• `_����� Zoned: RA ^' Use: Res. 1 1 I• / h M m K & J Investments, LC \ \ ` L ti • ,-. - 1' ZONED Ra13�N RES 1050009797 I j • I `N Zaned: M-1 S9"E-30 43C-(SJ-I6 of I II ,��,� Use: VacanUStora9e 1 Iw I �•�• Rosezella Godlove 37.91 acres - - - -,-•- N - SEWER _ I I, - FSMT _ b PUMP STATION �.� _ 13000537 DO 271, PG 311 1 /j I _ �` J Zaned: RA - Use: Res 1 I -- -- - _ 2 SEWER MANHOLE '4 I 4 c 0 40 43c-(5)-17 I -- _ 001 Rosezeliz Godlove I K&J 1IQMS, LC ]3 3563 0l o 29Z, PG 313 I W 7S BRL- - P I I ZONED' RP & M-1 Res. ! I / w n + USE: Rf5 Zoned RA Use' o 1.346' ACRES 43-(A)-151 i p p I I CONSTTRRUCTEDTO-�: _ I: K& J Investments, L.C. - EBY_ A 105DO09792 a o W I I NOWDEULTON RIDGE Zoned: M-1 SNOWTA710NDG£ �\ , I• I j Use: TNcking Terminal saI10N cI I ELECTRIC-5,FMEN7 ND WIDTH- ITS 252, PG 153 35.78 abe5 W2j� Q e 43-(A)-144 - m I z - 1 I p o p4 I ti 3 m I I o I K&IINVESTMENTS, LC, #110007194 mI 43-(A)-140 C I MICh4fl S. WEBER p •. I _ I I V "' f av N I m Z� f.' RE5.1 I 06673, PG 623 1'-Rap➢aha oc� ,I I w� I ` 1.773 ACRES USE. NURSERY Electnc Ldo' I _> l- _ _ - - ^ 43-(AJ-147 Sub -tenon Q----_-_--.- ----- I j III II .I I ��I - - - - - - - - - - - - - - - — - _J s i I K&17NVESTMEMS, LC I K 4J_(A)145 xJl0oo7J -cc I•e #13001 ENI al m ,. 1Ny�M s-io ZONED: L 9E NNOWjO HER CO. FSMT 8.973 ACRf 0 4AC Z0 1 I . I I ZON sPEC8i0 2 U 1 - 1 ISO'ELECTRICEA-SFMEM DB262,PG457 o - E E E r �\ N55°4348"W E Ec _ eE E DB749 PGSO4 f Be 1 61.7T - - - - - - - - - - - - - - - — - - _ E Ec E I _ _ - - ` - .- - - - - - - RAIL EASEMENT-#I30B)1512 _ - - - - - - - — - E EL -' -EE 537°4949"_W-103B, 17' _ •` - - - - - - - -- _ ( [ E �-E�� r r - - _ — _ _ — _ _ _ _ _ _ _ S 37°4949" W_- 400 54' - T_ C-4 I _ _ 'Z,—CSXR.O.W _ SMTA/SOW OW 1 -�_- DB 749, PG I75 - ,l f NVES -EN m &}/NVES.: MfN75, LC x020007391 '- y #11000,,194 m ZONED: M 1 APPROXIMATE LDCA OF C1� 2.927acres I`a I I PROP05E0 AERIAL EASEMENT 1, N 31 °3331"W - 4.00'�` • d\ \ v 1 1 44 (A) 76 FOR BRIDGE TO THE \ \ 43-(A)-158 COMMONWEAL 7H OF VIRGINIA`- I 1 GRAYSTONECORP. �y1 1 GRAYSTONE CORP. #030025568 #030025588 I o9ODI1513 m \ ZONED. M-1 ZDGRICUL1 ZONED. M-1 LISf: AGRICULTURE \ 1 U5E.'AGRICUL7URE 1 � 'Ci2�nwo aQ�2ti4 2pHrn x a i,�wao eQmQo z�sH Oopp�p DATE: February i8, 2014 SCALE: 1" = 120' FILE NO. 0260 SHEET 2 OF 4 ■ [� k C e 0.EG 43(A)-152 ,' __ _/, �_ > r,I • ��� y� a z yy o; 1 -I -\-1 -� 'I N-I-' \l _ _ .- "-' r. t� r., ❑"/ II((: it `' ` ` `I-.<.;. y� Q _ o 0-0 13(A)150 K&J R. Z-" zslnraestA E_ - a I t s�`ezq /'_�./FO? _ 0�\SQ _ ( _ _ __._- II \( •\:.I `� �_ .-._. ,__/ ''�� f I'.1. 1 / -_ 1 b___- 1 ni�ww �i /:/✓,r..:0J0 _ J - / �,� IPog\rro\' ioo2�zj ' I:w/✓ : i '_- _ ,' �:ga�q^e mFT\ /�, _ - Il ..� o`I 1,�a+...�t -' - � .II --_ .r..' 1'_ t �� [`o, ,�oo'no - ���� i '.7 `/ _ _, " ,. -_ I ,I' - - •�.� 4aNE� `sNo/°OFcory` -- `\ l \ -.J' _ ! ..i --�'- o ti , ✓✓. 1.' 1 r•'1 � I \ / I _ I \ ` 'I'F�'` \_`NBq SlgG r_ �: ' I '� -. - ''�'.i.1 / i _ I !•1 - _� /'I I� .. .�. NFr� F , r=\�- �}'—_,� __ II � '� ' l :( �.;_ 1 I .i./J r/ � ,lliA' -� � \ ( 1 Y: 1 - _r` '` I j?i �.- �/ �,�� �`S •1 'I •i _"7'-- _i_� I \ __ ,j // i � -� I� /,,:Y KBJlnvestC L. \ _ - _ -_ .l _ \` 1 \•��V I � r -- t05000979209797 Zoned Al-1 _ _r F(/TUREE ! _ i -- ❑ Use vacan S1— e _ _ _ _ - . I _ 1 - - _ I / / . - -I . - _ ! RZ ZRA [ANF — \- '.J! a 9 - 1 __ 1 r' I , I / _ _ _ _. 01-17- _ _ I __ _ f1 t-;. %. ✓ �` _',1 \ !;'} / / ,9 - n.9z m, -- 1 \ 1 �/ _ '- 9er CA I II - --L _\ !' f'-.;-..,:-- - 1,.I I 1 � • '' `I I �i \ I I t �1 - � - f ''/ � - o _ _ 'I. - �L.1 - (� KBJlnvestmen.<, LC.. ____I -soon I ...i, /i 1 i ' 1 �Cti ♦/� - i - w'w ' r•`�---^Y- /rJ•Tl ,'' qll " _ i i / /� i 1 /I/ Ia'( _� \\ \I, \ ��`��_�'�"%� , /''/:' ' I'\,\•�.` I,I j\ ,// li! 1 \ / i i \ \ 792 zoned Ma ------ a ='','. f. -,� ,_., •_,i. / Il �IY I- I l 11 /,:, i�/lr�rr i/ ice\ \I\\`,`\`: 'i /'J'i r' -- J'1! /li/i I'�, -`_ r I IVse:.,k,ngT final>.�(. A'• _-- -C 43-(A)-144 - - - `—l�] 'may-'� :t - / •r-r �'%� t\` t,� '/ r / / I` / \ �ti i�.r U t� KRJ INLESTMfNTS, LC _ _ _ , 4110007194 II \II;-�.`^.�' __ J�,1 I� ' I 1 L` ZONED:l 1\t l I . J- //%, i '`j/,� ,,._�� 'J .\ \ . (� - _ l i r/ r/I _ . \ / /' �o �\ 1 } �Y'.�i..' USE: RfS y, _ ,�- I - �I / l'l r / � - "� \� .\.` /�I i / i _ / ( ^?o�p``n 1.773ACRE5 I'+`t�.�,l / ''�_� '/ _Q 3 L,"`�<-�.<..'OC.'� ;_'K.n.. `t'� {J �II � /',;'(I,�; ,\'j�'I' � ' �� � / - - ^� � �,I i III . I` �- \ \\ \/ � ' ;/; / __ - 1I ' � K�3p.W � � `:;� -I` ' °' �I1 ) �.�: ✓ / Z i ti 1(vvEsTt147 - _ �il `'.v✓ ti "1 2 K&hl VEST E/J75, LC d1300N 63 .'' 'W ,Nf f 11 {C"` I !10 z 9 ?'ACRE-' C .,�I<^�OI✓ _M(, / /L �- FE '�a [C\1_1EI 11 `) _ ON \ _ __ `__ / iE Nair W^` -\` Y /TI \ Qi y OU `�I ___. BEE E -_� --""� T :�.,3-,sue-IP-.-+= is -z�- -- �_'_-`ram_ - _ �.,,,,' "^-,��, -� Ott" sF-T L, I'f--•/,�li i 1 Z W �-�"'_E" C ]= 1 I v'-��-- ' Si'.s_.� - (3•) ' _ � -T 8 --��--•_ _ _ "T�;.'3Ty ` 14: � � < - _ _ � ��� � - _ _ _ [e [ F— `± � _' " J \ � / I \ � O —t ( � �l E I 11 //i,•, /i J � i 1. _�-;c-�x�xr�' -q w � -� '_ - .__ /�'��I' \ �r`��E� c/ / . l,' 1 F �� DATE: February 18, 2014 SCALE: 1"=120' FILE NO. 0260 :- SHEET 3 OF 4 .I �Q N W N C � C ,c ,R �V �3G OE �. V(,0 H Mq,Q� III yR �YUTFJJ GIN\A52 W : /, - POPC C\\5� `` -`\ • I 1Sy I I I a��-'�W Wei - PAC • I , Ip I tiooi �¢z� I I I i I I 1J, KARST FEATURES p! � O PUMP STATION \ •�I_e40 O rZ I a I I� I• ,' i .�. oNxm I i Z •V i Q I If "--------- q Wmm I O -- — — — — — IF I- 1 I 1 \•\ I jj�� � ` � \ 1 1 I I•I I�"j I \�\ � DATE: February 18, 2014 SCALE: 1"= 17.0' FILE NO. 0260 \� SHEEP 4 OF 4 i MASTER DEVELOPMENT PLAN #05-14 Snowden Bridge Station Staff Report for the Planning Commission Prepared: May 30, 2014 Staff Contact: Candice E. Perkins, AICP, Senior Planner 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: 06/18/14 Board of Supervisors: 07/09/14 Action Pending Pending PROPOSAL: To develop 91.82 acres of land zoned M I (Light Industrial) with industrial uses. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 44-A-143, 44-A-144, 43-A-145, 43-A-146, 43-A-147, 43-A-150, 43-A- 151, 43-A-152, 43C-3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5, and 43C-3-7A LOCATION: The subject properties are located at 1800 Martinsburg Pike — near Interstate 81 North exit 317 and bounded by CSX to the east, Redbud Road (Route 661) to the south, and Martinsburg Pike (Route 11) to the west. PROPERTY ZONING & PRESENT USE: Zoned: M1 (Light Industrial) Use: Industrial, Residential & Agricultural ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA (Rural Areas), RP (Residential Performance) Use: Nursery/Residential South: Interstate I-81, RA (Rural Areas) Use: Interstate/Residential East: M1 (Light Industrial) Use: Vacant/Graystone Industrial Park West: RP (Residential Performance), RA (Rural Areas) Use: Residential B2 (Business General) Rutherford Crossing (commercial) STAFF CONCLUSIONS FOR THE 06/18/14 PLANNING COMMISSION MEETING: The Master Development Plan for Snowden Bridge Station depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in conformance with the proffers for Rezoning's #03-05 for North Stephenson and #01-12 for Snowden Bridge Station. All of the issues brought forth by the Planning Commission should be appropriately addressed by the applicant. It appears the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. MDP #05-14 Snowden Bridge Station May 30, 2014 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The Master Development Plan for this property appears to have a measurable impact on Route 11, the VDOT facility which would provide access to the property. VDOT finds the MDP acceptable. Once approved by Frederick County, please provide a signed PDF of the plan. 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. Frederick County Fire Marshal: Plan approved. Frederick County Fire & Rescue: Plan approved. Frederick County Public Works: No comments. Frederick County Inspections: Comments shall be made at site plan submittal. Frederick County Sanitation Authority: Per your request, a review of the proposed master plan has been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. The parcel is in the water and sanitary sewer area served by the Authority. Based on the location both water service and sanitary sewer service is available. Sanitary sewer treatment capacity at the waste water treatment plant is also presently available. Sanitary sewer conveyance capacity and layout will be contingent on the applicant perfonning a technical analysis of the existing sanitary sewer system within the area to be served and the ability of the existing conveyance system to accept additional load. Likewise, water distribution capacity will require the applicant to perform a technical analysis of the existing system within the area to be served to determine available capacity. Both water and sanitary sewer facilities are located within a reasonable distance from this site. Please be aware that the Authority does not review or comment upon proffers and/or conditions proposed or submitted by the applicants in support of or in conjunction with this master plan, nor does the Authority assume or undertake any responsibility to review or comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to Frederick County. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned MDP #05-14 Snowden Bridge Station May 30, 2014 Page 3 development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Site History The original Frederick County zoning map (U.S.G.S. Winchester, VA Quadrangle) identifies the majority of the subject property as being zoned A-2 (Agriculture General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding zoning map resulted in the re -mapping of this portion of the subject property and all other A-1 and A-2 rezoned land to the RA District. The remainder of the property was identified as being zoned R-3. The R-3 (Residential -General) District zoning classification was modified to RP (Residential Performance) District on February 14, 1990, during the comprehensive amendment to the County's Zoning Ordinance. On April 26, 2005 the Board of Supervisors approved Rezoning #03-05 for North Stephenson, Inc. which rezoned 79.13 acres from RA (Rural Areas) District and RP (Residential Performance) District area to the MI (Light Industrial) District with proffers. On March 14, 2012 the Board of Supervisors approved Rezoning #01-12 for Snowden Bridge Station which rezoned 6.512 acres from RA (Rural Areas) District and 6.180 acres from RP (Residential Perfonnance) District, totaling 12.692 acres to M1 (Light Industrial) District, with proffers. C) Site Suitability & Project Scope Comprehensive Policy Plan: The 2030 Comprehensive Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. Land Use Compatibility: The North East Land Use Plan, Appendix I of the 2030 Comprehensive Plan, recognizes that this property is planned for industrial land uses. In addition, the adjacent area is planned for industrial and commercial land uses. The property is located within the County's Sewer and Water Service Area. Site Access and Transportation: Access to this site will be via a connection to Snowden Bridge Boulevard that would align with an access point already approved with the North Stephenson, Inc., rezoning application. The initial segment of Snowden Bridge Boulevard has been constructed and aligns at a signalized intersection of Martinsburg Pike across from the Rutherford Crossing Shopping Center. The Master Development shows the platted ROW for the continuation of Snowden Bridge Boulevard and road construction is coordinated through several projects including North Stephenson Inc., Graystone, and Snowden Bridge. Additional portions of Snowden Bridge Boulevard and the proposed Ezra Lane will be built by Snowden Bridge Station if needed for site access. The MDP also shows the proffered ROW for the relocation of Redbud Road. MDP #05-14 Snowden Bridge Station May 30, 2014 Page 4 STAFF CONCLUSIONS FOR THE 06/18/14 PLANNING COMMISSION MEETING: The Master Development Plan for Snowden Bridge Station depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is administratively approvable. The MDP is also in conformance with the proffers for Rezoning's #03-05 for North Stephenson and #01-12 for Snowden Bridge Station. All of the issues brought forth by the Planning Commission should be appropriately addressed by the applicant. It appears the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. 06 43 A 107 43 A 136� 1P # 05 - 14 �� 43A99 43C1D434705 43A 737 )wden Bridge Station 43 A 138 ���43A 103 43rA 102 43A 139 4 - 143, 144, 145, 146, 147, 150, 151, 152 - 3 - 2, 3, 4, 4A, 5, 7A 43A100 A 100E IOOF � 13C 2 2 43 A 100D 43C.2 1 43A 43A141� 43 A 1001 A 43 Af142 43 A 143 100K 43rA 149 r' J 43 A 43A 144 100J is 150 43 A 148 ; `♦ 43 a 145 001 A C.-2 43E�C 3 3 4 �3 2� w q3 A 147 43 A 146 3T31. 38 r3?Si 43 3'9 43C 3 7A 1 43 A 151 ,81 ,_ • i.A MDPO514 �48A 43 A 152, MW1 , r O Applications CD Parcels Building Footprints B1 (Business, Neighborhood District) B2 (Business, General Distrist) B3 (Business, Industrial Transition District EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Industrial, Light District) M2 (Industrial, General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District) - V Note: MDP # 05 - 14 Frederick County Dept of Planning & Development Snowden Bridge Station G PINS: 107 N Kent St 43 - A - 143, 144, 145, 146, 147, 150, 151, 152 Suite 202 Winchester, VA 22601 43C - 3 - 2, 3, 4, 4A, 51 7A 540 - 665 - 5651 Map Created: May 29, 2014 Staff: cperkins 0 315 630 1,260 Feet V MASTER DEVELOPMENT PLAN APPLICATION FORM I F E B 1 8 2014 - Department of Planning & Development Use Only — /� FREDERICK JOUNTY Application # 06 - Date Application Received: 5 2 l PLLANNING AND D VELOPP PC Meeting Date BOS Meeting Date n I �q Fee Amount Paid $ L 1. .. Initials: 1PD Receipt # s-5 97v5 1. Project Title: Snowden Bridge Station 2. Applicant: Name: K&J Investments, LC and North Stephenson, Inc. Address: 1800 Martinsburg Pike Winchester, VA 22603 3. Property Owner (if different than above): Name: Address: 4. Design Company: Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE Address: 1073 Redbud Road Winchester, VA 22603 Telephone: (540) 667-4919 Telephone: Telephone: (540) 667-2001 5. Please list names of all owners, principals, and/or majority stockholders: Keven V. Omps and John E. Omps K&J Investments, LC and North Stephenson, Inc. 6. Magisterial District: Stonewal A 0 7. Property Location: 1800 Martinsburg Pike - Near Interstate 81 exit 317 Bounded by CSX to the east, Redbud Road (Rt 661) to the south, and Martinsburg Pike (Rt 11) to the west (Give State Route # and name, distance and direction from intersection) 8. Is this an original or amended Master Development Plan? Original Amended , Previous MDP# 9. Property Information: a) Property Identification Number (PIN): °'-(Ar,<3,,44,1d5,146,,< 50.151,151A.1528A3C-(J}2,3,4<A.S,7A b) Total Acreage: 91.82 c) Current Zoning: M-1 d) Present Use: T,.-9,0--S.—a ,aesme e,.-1,Pa�ine.Re ,,0ff­&Ag,. e) Proposed Uses: Industrial 10. If residential uses are proposed, provide the following: a) Density: b) Number of Units: c) Housing Types: 11. Adjoining Property use and zoning: USE ZONING North Weber's Nursery RA East Graystone Industrial Park South Redbud Road and 1-81 West Rutherford's Crossing and Houses M-1 n/a RA, B-2, and B-3 I h ave r ead t he m aterial i ncluded i n t his pa ckage a nd unde rstand w hat i s r equired b y t he Frederick County Department of Planning and Development. I also understand that the master development pl an s hall include a 11 c ontiguous 1 and unde r single o r c ommon ow nership. A II required material w ill b e c omplete pr for to the s ubmission of m y ma ster de velopment pl an application. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): //0, C Owner(s): 10 Date: Date: Date: Date: Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of pr operty a djoining t he 1 and w ill be not ified of t he P lanning C ommission a nd t he Board of Supervisors meetings. For the purpose of this application; adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. T he a pplicant i s r equired t o obt ain t he f ollowing i nformation on e ach a djoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name Michael Weber 1912 Martinsburg Pike Winchester, VA 22603 Property #43-(A)-140 Name Crider and Shockey of WV PO Box 2530 Winchester, VA 22604 Property #43-(A)-158 & 44-(A)-26 Name Rosezella Godlove 288 Redbud Road Winchester, VA 22603 Property 943C-(5)-16, 43C-(5)-17 Name Carol Lyons 1550 Tiffany Ranch Road Arroyo Grande, CA 93420 Property #43C-(3)-8A and 9 NameWilliam Sandy 1744 Martinsburg Pike Winchester, VA 22603 Property 943C-(3)-6 NameCheryl L. DeHaven 1840 Martinsburg Pike Winchester, VA 22603 Property #43-(A)-149 NameR. Wayne Baker 1854 Martinsburg Pike Winchester, VA 22603 Property 443C-(2)-1 Name Harry Ratlief 141 Nulton Lane Winchester, VA 22603 Property #43-(A)-141 Name Rutherford Farm, LLC 8230 Leesburg Pike, Suite 620 Vienna, VA 22182 Property#43-(A)-100, 100F, 100i, 100J 13C_ca - a Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) K & J Investments, LC (Phone) (540) 667-4919 (Address) 1800 Martinsburg Pike the owner(s) of all those tracts or parcels of land ("Prope rty") convey ed to m e (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. on Page , and is described as Parcel: Lot: Block: Section: Subdivision: do hereby make, constitute and appoint: (Name) GreyWolfe, Inc - Gary R. Oates, LS-B, PE (Address) 1073 Redbud Road, Winchester, Virginia 22603 (Phone) (540) 667-2001 To act as my true and lawful attorney -in-fact for and in my (our) nam e, place and ste ad with full power and authority I (we) would have if acting personall y to file planning applications for m y (our) a bove described Property, including: Rezoning (including proffers) _Conditional Use Permit Master Development Plan (Preliminary and Final) Subdivision 7✓ Site Plan _Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this do day of 20 kti Signature(s) ".JJ Q � LQyta)_. Sate of Virginia, Citv/County of e_re- kcac . To -wit: C� - a Not aly Public in and for the jurisdiction aforesaid, certify t, tlw-�erson(s) who sig ned to the foregoing instrum ent personallyappeared before m e and has acknowl ged the same Lyofore me in the jurisdiction aforesaid this �o_"day oftc�,y. , 20 iy . /> My Commission Expires: Notary Public \7�S , % G 0 • r • LEGEND VICINITY MAP �u Q REZONING: RZd 03-05 RURAL AREAS DISTRICT (RA) TO LIGHT INDUSTRIAL DISTRICF(MI) WITH PROFFERS PROPERTY: 79.IJ ACRES+/-; REZONING: RZ # DI-12 PROPERTY. AREA: 12,692 ACRES 0 4 C o 0 SCALE I"=2000' EX/STING FEATURES TAX PARCELS 843-(A)-150, 43-(A)-15C 443-(A)-151A TAX PARCELS 43-(A)-143, 43-(A)-144, 43-(A)-145, 43-(A)-146, 43-(A)-147 Qa = ry o EX El'_ 43-(A)152, 43C-(3)-1 43C-(3)-3, 43C-(3)-4, EXISTING EDGE OF PAVEMENT 43C-(3)-4A 43C-(3)-543C-(3)-7A RECORD OWNERS: K 8 J INVESTMENTS, LC AND NORTH STEPHENSON, INC. C EXISTING EDGE OF GRAVEL EX EG RECORD OWNER: NORTH STEPHENSON, INC APPLICANT: GREYINOLFf, INC - GAR R. OATfS, LS-e, Pf @ .�, � p n � O o 0 i-J ` h EXISTING CURB AND GUTTER =_ EX CG-6 APPLICANT: NORTH STEPHENSON, LAC (HERE -INAFTER 'THE APPLICA V75) PROJECT NAME: SNOWDEN BRIDGE STATION u3 C — — ➢ROJECT NAME: NORTH STEPHENSON, IAC. - LIGHT INDUSTRIAL REZONING ORIGINAL DATE ® R EX. INTERMEDIATE CONTOUR 48 ORIGINAL DATE OFPROFFERS: JULY 18, 2011 C o EXISTING INDEX CONTOUR 50 OF PROFFERS: OCTOBER 13, 2004 JANUARY 9, 2012 Ron ja) , N o EXISTING SPOT ELEVATION A' '500'REVISION SfON DATE: MAY 1J, 2005 MAGISTERIAL F XlT 317 PRELIMINARY PIA TIERS DISTRICT: STONEWALL P��ti O H EXISTING TELEPHONE LINE T PURSUANT TO SECTION 152-2196 ET SEQ. OF THECODE OF VIRGINIA, 1950, AS AMENDED, AND THE PROVISIONSOF THE , /Co '' 'D t 3 EXIST/TUG SANITARY SEWER S FREDERICK COUNTY ZONING ORDINANCE WITH RESPECT TO CONDITIONAL ZONING, THE UNDERSIGNEDAPPUCANT HEREBY PROFFERS THAT IN THE EVENT THE BOARD OF SUPERVISORS OF FREDERICK COUNTY, VIRGINIA, SHALL APPROVE REZONING PURSUANT TO SECT/ON I5.1-2296 ET. SEQ. OF THE CODE OF VIRGINIA, 1950, ASAMENDED, AND THEPROVISIONS OF THE FREDERICK COUNTYZONfNG ORDINANCE WITH RESPECT TO CONDITIONAL ZONING, THE UNDERSIGNEDAPPLICANT y�F'v Qg:�� / / ROUTE 37 (SITE }mil L C E v EXISTING ELECTRIC SERVICE E APPLICATION#03.05FOR THE REZONING Of THE 79.13-ACRES TRACTFROM RURAL AREAS (RA) DISTRICT, TOLIGHT HEREBYOFFER THE FOLLOWING PROFFERS THATIN THE EVENT THEBOARD OFSU➢ERVISORS OFFREDERICK COUNTY, - C`' /TCD J 3 g fNDUSTRIAL(AL-I)DISTRICT, DEVELOPMENTOFTHESUHIECTPROPERTYSHALL BE DONE IN CONFORMITYWITH THE TERMS AND COND17YONS MAYBESUBSEQUENTLYAMENDED OR REVISED BY 7HEAPP1ICAN7AND SUCH BEAPPROVED BY THE VIRGINIA, SHALL APPROVE REZONINGAPPLICATION 9_-12 FOR REZONINGOF 6.512 ACRES FROM THE PA (RURAL AREAS), AND 6.180 ACRES FROM RP (RESIDENTIAL PERFORMANCE) TOM-I(INDUSTRIAL DISTRICT), DEVELOPMENTOF THESUBJEC7 EXISTING GAS LINE —<:as ,:n.—cas FREDERICK COUNTY BOARD OFSUPERVISORS INACCORDANCE WITH 7HE5AfD CODEAND ZONING ORDINANCE. IN THE EVENT PROPERTY SHALL BE DONE INCONFORMITY WITH THE TERMSAND CONDITIONS SET FORTH HEREIN, EXCEPT TO THE EXTENT PROJECT INFORMATION EX. 15" RCP THAT SUCH REZONING IS NOT GRANTED, THEN THESE PROFFERS SHALL BE DEEMED WITHDRAWN AND HAVE NO EFFECT THAT SUCH TERMS AND CONDITIONS MAY BE SUBSEQUENTLYAMENDED OR REVISED BY THE APPUCANTAND SUCH ARE ��•� Owner EXISTING STORM SEWER N'HATSOEVER. THOSE PROFFERS SHALLBE BINDING UPON THEAPPLICANTS AND THEIR LEGAL SUCCESSORS, HEIRS, OR ASSIGNS APPROVED BY THEBOARO 015UPERVISORS INACCOROANCE WITH THE SAID CODE AND ZONING ORDINANCE IN THE EVENT THAT SUCH REZONING 15 NOT GRANTED, THEN THESE PROFFERS SHALL BE DEEMED WITHDRAWN AND HAVE NO EFFECT _ •���_ � EXIST/TUG FENCE LINE �( WHATSOEVER. THESE PROFFERS SHALL BE BINDING UPON THIS APPLICANT AND THEIR LEGAL SUCCESSORS, HEIRS, OR K&JINVE57MENTS,IC&NOR7HSTFPHENSON,INC THE SUBIECTPROPERTYIS MORE PARTICULARLY DESCRIBED AS THE LAND OWNED BYNORTH STEPHENSON, INC., BEING ALL ASSIGNS. 1800 Martinsburg Piko /7-467 EXISTING DITCH LINE — . OF FAAMAP PARCELS 43-(A)-150, 43-(A)-151, 43-(A)-151A, 43-(A)-152, 43C-(3)-2, 43C-(3)-3, 43C-(3)-4, 43C-(3)-4A, Winchester, VA 22603 , I 43C-(3)-5,43C-(3)-7A, AS EVIDENCED BY RECORDING PROPERTY DEEDS IN THE FREDERICK COUNTY CLERK OF COURT OFFICE THE SUBJECTPROPERTIES, AS RECORDED IN THE FREDERICK COUNTYCIRCUITCOURTCLERKS OFFICE, ARE MORE PAR77CULARLYDESCRIBED AS THE LANDS CONVEYED TO: (540) 667-4919 EXISTING WATERLINE W/ TEE W f=i INCLUDED WITH THE REZONING. Property Data W EXISTING FIRE HYDRANT � EX. FH 1. J TRANSPORTATION • NORTH STf4 INC. FROM WARREN RAYSALES AND CONNIEIfAN SALES INDEED BOOA'751, PAGE 1431, DATED OCTOBER ]0,, 1990 1990 - /43-(A)-143J Tax Map N✓tubers 43-(A)-150, 43-(A)-151, 43-(A)-ISIA, 43-(A)-152, 43C-(3,,-1, EXISTING WATER VALVE O A,) THEAPPLIOIN7S HEREBY PRoPPER TO CONSTRUCT, OR C4USE FOR THE CONSTRUCTION OFDUAL SOUTHBOUND '110007194 -[-(A) INVESTMENTS,144 AND 43 �A� l 6)TRENARY F010007399 DATED MAY 6, 1001, AND GEED OF CORRECTION 43-(43CA)-143,443-(A)-144, 43-(A)4A45,343((A) 146, 43-(A)-147 ,`pVSNI U) �OD4' LEFT TURN LANES ON MARTINSBURG PIKE (U.S. ROUTE 11 NORTH) AT THE MAJOR COLLECTOR ROAD K & ]INVESTMENTS, LC, FROM WILLIAM BUHL 9080006163 DATED MAY2D 2008, AND DEED OFCORRECTION Address 1800 Martinsburg Pike 2y Q EXISTING REDUCER W --jr— INTERSECT/ON WITH RENZI DRlVEAT THE RU7HERFORD'S FARM INDUSTRIAL PARK. THE SOUTHBOUND DUAL LEFT TURN LANES WILL BE CONSTRUCTED AT THE SAME TIME THAT RUTHERFORD'S FARM INDUSTRIAL PARK k110007195 - T43-(A)-145j NORTH STEPHENSON, INC FROM H. SMITH DORSEYAND WINIFRED K DORSEYIN DEED BOOK 668, PAGE 229, DATED Zoning M-1 4 o O O v IMPROVEMENTS TO MARTINSBURG PIKE ARE CONSTRUCTED. DECEMBER 23, 1987-L43-(A)-147J 11 a EXISTING TREE DRIP LINE JQ >z O B.) THE APPLICANTS HEREBY PROFFER TO CONSTRUCT, OR CAUSE FOR THE CONSTRUCTION OF RIGHT TURN LANE WITHIN THE MARTINSBURG PIKE ROUTE 11 NORTH) RIGHT-OF-WAYAT A LOCATION AND DISTANCE 1. TRANSPORTATION `yam•,., G PROPOSED FEATURES (U.S. ACCEPTABLE TO VDOT BETWEEN THE INTERSECTION OF REDBUO ROAD (ROUTE 661) AND THE MANOR COLLECTOR PropenY Data 8uik1mg Setbacks Per Code y.�_,_L9 OE ROAD INTERSECTION SERVING AS THE PRIMARY ENTRANCE TO THE 79-13-ACRE PROJECT SITE. A TRAFFIC STUDY A. EZRA LANE Zoning M-1 Front: 11FR PROPOSED EDGE OF PAVEMENT PROP £P WILL BE PREPARED AND SUBMITTED TO VDOT AS A COMPONENT OF THE SITE DEVELOPMENT PLAN FOR EACH PROPOSED LAND USE ON THE 79. 13-ACRE SITE TO ALLOW VDOT TO DETERMINE WHEN THE PROFFERED THEAPPLICANTS PROFFER TO CONSTRUCT EZRA LANE IN THE GENERAL LOCATION SHOWN ON THEATTACHED PLAT Existing Use Trucking Terminal, Outdoor Storage, Side: 25' x x y W o PROP EG 1MPROVEMENTIS WARRANTED. FROM SNOWDEN BRIDGE SL VD TO NULTON DWE. THEROAD WILL BE BUILT TO VDOT STANDARDS FOR PUSUC USE AS Rental Houses, Thick Wash, Fuel Rear 25' PROPOSED EDGE OF GRAVEL ATWO-LANEURBAN ROAD PER THE COMPREHENSIVE PLAN. ACCESS TO THE PROPERTIES SHALL BELINDED 70 Storagg Trailer Parking, Truck 2Qoz C) THEAPPUC4 IS HEREBY PROFFER TO PROVIDE FOR THE DEDICATION OFRIGHT-OF-WAYAND FOR THE COMMERCIAL ENTRANCES ON THE PROPOSED EZRA AVENUE. THE FINAL LOCH DONS WILL BE SUBJECT TO VDOT REVIEW Repair Office, and Agriculture Parking Setbacks Per Code PROP. CURB &GUTTER PROP CG-B ALLOWANCE Of TEMPORARY CONSTRUCTION EASEMENTS NEEDED FOR THE ULTIMATE DESIGN Of THEMAJOR PIKE RIGHT WAYSHALC PROVIDE AND APPROVAL ONCE A SITE PLAN 15 SUBMITTED, THIS RIGHT OF WAYAND CONSTRUCTED ROAD WILL REDEDICATED TO THE COUNTY OF FREDERICK WHEN THE COMMONWEALTHS CRITERIA FOR ACCEPTANCE Front: 10, a owo Wo COLLECTOR ROAD FROM CSX RAILROAD TO MARTINSBURG THE DEDICATED OF FOR THEIMPROVEMENTS IDENTIFIED FROM STA TION IN 00 TO STATION 24+00 ON THE STEPHENSON VILLAGE Side: 5' Zoning Data Rear: 5' x S� 2's ti o PROP. REVERSE CURB & GUTTER PROP CG- R MAJOR COLLECTOR ROAD PLANAND CSX CROS571VG PREPARED BY GREENWAY ENGINfER1NGAND DATED THEAPPLICANTS FURTHER B. SIGNAUZAT/ON Open Space Minimum 25% a x �,; ? i x OCTOBER 2004, WHICH 15 INCLUDED AS AN EXHIBIT WITH THIS PROFFER STATEMENT PROFFER TO PROVIDE FOR THE DEDICATION OFRIG11i-OF-WAYACCfPTABlE TO VDOT FOR THE PURPOSE OF THE APPLICANTS HEREBY PROFFER TO INSTALL THE WARRANTED SIGNALEANON IMPROVEMENTS AT THE INTERSECTION F.A.R. Maximum I Zoning Bun r Per Code a W < `W" < z 2 2 m �' PROPOSED CONTOUR 5O PROVfDINGARfGNT TURN FROM THE MAJOR COLLECTOR ROAD ON TO THE INTERNAL STREETCONNECTIOA' Of SNOWDEN BRIDGE BLVD AND EZRA LANE, AS SPECIFIED BY VDOT. THE FINAL DESIGN, COCA TJON, AND DA 7E Of Maximum F/oorArea 800,000 perprof/er Residents/RA: Category[ io W2u�2o LO(A7ED ATSTATfOl417+OO ON THE SUBJECT EXHIBIT COMPLETION OF THE IMPROVEMENTS WILL BE DETERMINED BY THE VIRGINIA DEPARTMENT OF TRANSPORTATION Height Maximum 60 feet Resoliull RP' CategolyC 2.xo PROPOSED SPOT ELEVATION +50M NOD I)' Commercial B-2: Category B o 0 0 0 p PROP. 24 • ADS D.) THEAPPLI04NT5 HEREBYPROFFER TO ENTER INTOA SIGNALIZAT70NAGREE14fNT WITH VDOTFOR THE PROVISION OF TRAFFIC SIGNAL AT THE MAJOR COLLECTOR ROAD INTERSECTION WITH MARTINSBURG PIKE, 1. FIRE & RESCUE - MONETARY CONTRIBUTIONS lndustna/M-1: notreguired PROPOSED STORM SEWER _ �� WHICH WILL ALIGN WITH RENZI DRlVEAT THE RUTHERFORD'S FARM INDUSTRIAL PARK. THESIGNALIZA77ON AGREEMENT' SHALL PROVIDE FOR THE PRO-RATA SHARE OF THE PROJECTED TRAFFIC VOLUMES IDENTIFIED IN WALK ICANTHEREBY VOLUNTARILY PROFFERS ACASH CONTRIBUTION TO THE TREASURER OF FREDERICK COUNTY, PROPOSED SANITARY SEWER S THE TRAFFIC IMPACTANALYSIS (TIA) COMPARED TO THE PROJECTED TRAFFIC VOLUMES IDENTIFIED IN THE TIA VIRGINIA,OFSO. IO PER BUILDING SQUARE TOOT TO BE DISBURSED TO THE FREDERICKCOLINFYFIREAND RESCUE FOR RVTHERFORD'S FARM INDUSTRIAL PARKAND THE 71A FOR STEPHENSON VILLAGE RESIDEN77AL PLANNED DEPARTMENT, TO BE PAID PRIOR TO EACH FINAL SITE PLAN APPROVAL. THE TERM -BUILDING SQUARE FOOT SHALL PROPOSED TELEPHONE T COMMUNITY. BE THE COMBINED FLOOR AREA FOR EACH STORY. PROPOSED ELECTRIC E E.) THEAPPLICANTS HEREBYPROFFER TO PREPAREAND SUBMITA TRAFFIC STUDY TO VOOTASA COMPONENT OF 3. WATER AND SEWER PROPOSED GAS LINE GAS SITE DEVELOPMENT PLAN FOR EACH PROPOSED LAND USE ON THE 79.13-ACRE SITE TO DETERMINE THEPORTION THEAPPUCANT PROFFERS TO CONSTRUCT WATER AND SEWER TO ALONG EZRA LANE AND WILL PROVIDE AN OF THEMAJOR COLLECTOR ROAD THAT WILL BE REQUIRED TO BE CONSTRUCTED BASED ON THE IMPACTS ASSOCIATED WITH EACH FUTURE LAND USE. EASEMENT, NEEDED, TO ALLOW THEADJACENT PROPERTIES TO CONNECT. z £ PROPOSED WATERLINE F.) THEAPPLICANTS HEREBY PROFFER TO DEOIO7TE RIGHT-OF-WAY TO VOOT ALONG REDBUD ROAD FOR FUTURE 'n z "Ctt PROPOSED WATER METER iwM IMPROVEMENTS TO THEINTERSTATE 61 EATT3171NTERCHANGEAREA. THIS RIGHT-OF-WAYSHALL BE DEDICATED w TO VDOT WITHIN 180 DAYS OFFMAL ENGINEERING PLANAPPROVAL. THE PREPARATION OF RIGHT-OF-WAYs CATEGORY ZONING DISTRICT BUFFER PROPOSED FIRE HYDRANT PROP. fH DEDICATION PLATS AND LEGAL DOCUMENTS ASSOCIATED WITH THIS DEDICATION SHALL BE PREPARED BY RESIDENTIAL PROPERTY PARTIES OTHER THAN THEAPPUCANTS. G.) THE APPLICANTS HEREBY' PROFFER TO DEDICATEA 50-FOOT RIGHT--OF-WAYAND PROVIDE TEMPORARY PROPERTY LINE COMMON LABELS & FEATURES CONSTRUCTION EASEMENTS TO VDOT FOR THE PURPOSE REALIGNING REDBUD ROAD (ROUTE 661) FROM THE e CURRENT INTERSECTION AT MARTINSBURG PIKE (U.S. ROUTE 11) TO CONNECTTO THEFWOR COLLECTOR ROAD ro g 6'OPAQUE FENCE OR BERM �* A PROPERTY LINE OF PROJECT ON THE SUBJECTSITE, THEPURPOSE OF THE 50-FOOTRIGHT-OF-VIA Y DEDJOA 77ON AND TEMPORARY CONSTRUCTION EASEMENTS 15 TO PROVIDE VOOT AND FREDERICK COUNTY WITH AN APPROPRIA TE AL TERNA FIVE �r 3TREESPER10' - - Water and Sewer Notes N NEIGHBORING PROPERTY LINES — — _TO RELOCATE REDBUD ROAD. THE DEDICATED 50-FOOT RIGHT-OF-WAY WILL CONNECT TO THE INTERSECTION - THATIS JOEA71FIEDATSTATJON 17400 ON THE STEPHENSON VILLAGE MAJOR COLLECTOR ROAD PLANAND CSX -- III DECIDUOUS 211 EVERGREEN EASEMENT LINE CROSSING PREPARED BYGREENWAYENGINEER/NGAND DATED OCTOBER 2004, WHICH IS INCLUDED AS AN EXHIBIT WITH THIS PROFFER STATEMENT. THE LOC4T70AI OF THE 50-FOOTRIGHT-OF-WAY TO CONNECT TO THIS - SANITARYSEWER AND WATER SERVICES AREA VALLABLE INTERSECTION WILL BE AGREED UPON BY VOOTAND THE PROPERTY OWNERS TO ALLOW FOR A MINIMUM 15 PER FREDERICK COUNTY SANITATION AUTHORITY. PROPERTY CORNER FOUND Q MPH GEOMETRIC DESIGN CRITERIA AND WILL BE MADEAVAILABLEA TSUCH TIME THAT VD07DEEM5 NECESSARY. THE PREPARATION OF THE RIGHT-OF-WAY DEDICATION PLATSAND LEGAL DOCUNENTSASSOC'IATED _ INACTIVE BUFFER _ _ 12 WITH THIS DEDICATION SHALL BE PREPARED BY PARTIES OTHER THAN THEAPPLICANTS, THE CONSTRUCT/ON OF PARKING SPACE TOTALS THE REALIGNED PORTIONOF REDBUD ROAD SHALL OCCUR BYPARTIES OTHER THAN THEAPPLICANTS. Zoning General Notes ADA HANDICAP PARK/TUG STALL YPROFFER COMMERCIAL ENTRANCES ALONG THE WESTERN H) THEON ACTIVEBUFFER THEROSUDROAD(ROTE661)RICHT-F-WA.THISROFFERRJYLfNE 152AIDINI7PROHIBIT ON TAX PARCEL 43-(A)-751 ADJOINING THE REDBUD ROAD (ROUTE 661) RICNT-OF-WAY THIS PROFFER IS 43(A) PROPERTY TO Bf DEVELOPED SIGNS ° INTENDED TO PROHIB/T COMMERCIAL ENTRANCE LOCH TIONS ON THE CURRENT ALIGNMENT OF REDBUD ROAD AND IS NOT INTENDED TO PROHIBIT COMMERCIAL ENTRANCES INTERNALL Y TO THE SUBJECT SITE SHOULD ` Maximum ut-off 1. All mil be shielded(cype)or directed to p/evenf AO REDBUD ROAD BE REALIGNED THROUGH THESUB)ECTSITERESULTING FROM THE WIDENING OFINTERSTA TE 81. Environmental Existing Disturbance Proposed glare on neighboring properties. Q) SANITARY MANHOLE IDENTIFIER Features Acreage Al/owed Dis[urb — 1. Outdoor trash rerepfac/es will be in an enclosed six (6) foot J� 1 ❑ 2.) STRUCTURAL DEVELOPMENT Floodpt" 0 acres 0% 0% fence, unless located inside old screened storage yard. STORM DRAIN STRUCTURE IDENTIFIER 70UMIT TOAOF PROFFERED CORRIDOR IMPROVEMENT ALONG ROUTE 11 3. fiispojMwil/not disturb any environmentalleaturesas C +„ GQ THEAPPLICANTS HEREBY PROFFER THE STRUCTURAL DEVELOPMENT ONTHE79.13-ACRE MAXIMUM 800,000 SQUARE -FEET Of TOTAL FLOOR AREA. Lakes&Ponds Dacre- 0% 0g5 de(ned by the Frederick County Zoning Ordinance. LIGHT POLES -- Wetlands 0acres 0% 0% 4. me owner will be responsible Car obtaining or 3.) ENVIRONMENTAL PROTECTION Sinkholes 0 acres 0% 0% easements shown on thisplan. �y LOCATION OF TEST PITS ® THE APPLICANTS HEREBY PROFFER TO PROVIDE FOR THE DfUNEA77ON OFKARST PEA TURES LOCATED ON THE MARTINSBURG PIKE - ROUTE 11 Natural S.W. 0 acres 10% 0% S. Easements will be recorded and copes lent to the parties ^ 79.13-ACRE SITfAS A CONDI7/ON OF THE MASTER DEVELOPMENT PLANAPPROVAL THEAPPLICANTS FURTHER PROFFER EXISTING RIGHT OF WAY Retention Areas lnv0/ved. w 2 2 TO CONDUCT GEOTECHNICAL ANALYSIS FOR EACH SITE PLAN IN WHICH 57RUCMRAL DEVELOPMENT OR OTHER SITE PROPOSED 5'SIDEWALK Steep Slopes >50% 0 acres 25% 0 % 6. All id bb s that wi//service this Site must be placed ti LA 0 , EROSION& SEDIMENT CONTROL FEATURES IMPROIEMENTSARELOG4TfD WITHIN 50 FEET OFIDENTIFIED KARSTFEATURES. THE GEOTECHNICAL ANALYSIS REPORTS AND METHODS FOR TREATMENT OFIMPAC7S SHALL BE PROVIDED BY TO THEFREDERICK ENGINEER TR SPLIT RAIL FENCE-(3 RAIL -PRESSURE TREATED) Woodlands Oacres ZS% 0% undergmund. "3 �O ¢v COUNTY FOR REVIEVlAND APPROVAL ASA CONDITION Of SITE DfVfLOPMENTPLAN APPROVAL. -- —�N—% —% —KuX, } LIMITS OF CLEARING&GRADING CC 4.) VIEWSHED MITIGATION VFa Vla."+ 36'SHRUBSATS'O.C. C ¢ W 03 APPROVAL INLET PROTECMON ® IP LLUMINATEANTS HEREBYPROFFER TOPROHIIBITBUSESS THESIGPLACEMENT AND MMAP O phi TYUNEBUILDING S FACING TOFFFREESTANDING NON-LIUMINATED OF PARCEL 43(A)-152 TO MITIGATE VIEWSHED IMPACTS FROM THE3RD WINCNESIER CORE 941TLfFffLD AREA. 75'BRC % OUTLET PROTECTION ®Op 5.) FIREAND RESCUE MONETARYCONTRIBURON CHECKDAM CD THEAPPLICANTS HEREBYPROFFERS TO PROVIDEA MONETARY CONTRIBUTION OFs0.01 PER SQUARE FOOTOF ( ^ STRUCTURAL DEUELOPMENTON TNf 79.13-ACRE SITE OCCURRING SUBSEQUENT TO REZONING APPROVAL. THIS _ I DIVERSION DIKE DD MONETARY COIVTRIBU77ON SHALL BE PROVIDED TO FREDERICK COUNTYAT THE TIME OFBUILDING PERMIT ISSUANCE FOR STRUCTURAL DEVELOPMENT, WHICH GENERATE A MAXIMUM MONETARY CONTRIBUTION OF$8,000,00 BASED ON THE PROFFERED MAXIMUM SQUARE FOOTAGE OFSTRUCTURAL DEVELOPMENT. THEAPPLICANTS MONETARY CONTRIBUTION WILL BE DIRECTED 70 THE CLEARBROOK VOLUNTEER FIRE AND RESCUE COMPANY; WHICH WILL FREDERICK COUNTY DIRECTOR OF PLANNING AND DEVELOPMENT Date SILT FENCE W/WIRE SUPPORT SF PROVIDE FIRST DUE RESPONSE TO THE SUBJECTSITE PUBLIC WORKS RIP RAP RR 6.) MARTINSBURG PIKE CORRIDOR ENHANCEMENT THE APPLICANTS HEREBYPROFFER TO CORRIDOR EIDE N MARTINSBURG PEKE THE LOCATION 1. STORMWATER MANAGEMENT WILL BEACCOMPUSHED WITH SOME OR ALL OF THE FOLLOWING IN ORDER MEET DEQ AND 5PROVIDECORRIDOR IFIED ON THE M AND 7Y➢f OF ENHANCEMENTS FOR THIS CORRIDOR WILL BEIDENTIFIED ON THE MASTER DEVELOPMENT PWN FOR THE ANCEM N COUNTY REQUIRMENTS OFQUANTITYAND QUALITY. DATE: February 18, 2014 SEDIMENT TRAP ST 79. J 3-ACRE PROJECF SITE. BIO-RE EN77ON CELLSATIONDTCHE 1.2. 1.3. INFILTRATION DITCHES FREDERICK COUNTY ADMtN/STRATOR Dale SCALE: N/A 1.3. PERMEABLE PAVERS 1.4. RAIN GARDENS FILE NO. 0260 CONSTRUCTION ENTRANCE Cf 2. THE SITE, IN GENERAL, ISIOCATED WITHIN KARST TERRAIN WHICH MAY REQUIRE BLASTING. SHEET I OF 4 3. SITEPLANSSHAL 8EACCOMPANIED BYA GEOTECHNICAL REPORT TO DETERMINE WHETHER SINKHOLES OR VOIDSARE LOCATED WITHIN BUILDING, PARKING, AND ROADS. • F RADIUS ARC DELTA BEARING CHORD DIRECTION CI 2231,83' 152245' 03°4427" N50°33'17'E 152.218' C-CIV C-2 28SZ93' 53,419' 01`03'42" 558°5500"W 53.416' C-CW C-3 2886. 93' 289,860' 05°43'58" S55°34'10"W 288,739' C-CW C-4 2686,93' 749.38' 141S222" 545°16'00'W 74718' C-CY✓ C-5 186608, 265.98' 08°40'42" I42°70'10"W 285,70' CIV C-6 914,93' 1297,40' 81°14'50" 4'16°5849"IV 1191.40' CIV C-7 676,62' 30408' 15°49'32" N10°46'19"E 302.41' C-CW C-8 2331.BY 163.8X 04`01'33" N58°47'52"E 163.91' C-CW C-9 2331.83' 62,82' 01 °32'37" 1 N 56-0048 E 62,82' C-CW/ EXlT317 43C-(3)-8A9 9 / \Cara/R. Ly a / 43C-(3)... North Stephenson, Inc. / � \ Zoned: RP Zoned M-1 � / 13C- 3 4 & 4A () / / //•� {_ Al aeres Nod DB 70�f PG91nc. \ 43C-(3)-6 43. (3)-5 seed.' M-1 43C- 3 -2 j / % • / - Wllllem E. saneyc l use: vacant ( h OB 305, PG 59 Stepn... on, met 0.577 acres StePhe, on, Inc. toned.' RP OB 701, PG 9 DB 704, PG 906 v- Res Zoned: M-i Zoned: M-I Use: Re, 43C(31-3 Use: Res. 0.635 acres K 81 0.580 acres Investments, LC �•� PF� :.fir a y h` �`� DB 863, PG 1319 USe:0.577 acres op�PopFbP SEWEfogcES".Nl..�/ e o� ���B'PGpf�, E%. �� • i L o' s yam, Sys !F F. 120' 0' 120' RUTHfR O W c o GRAPHIC SCALE C 7 n H C b h O 0 o U `M �M 0 rn � E c i tt � v n m V J 3 23°4r04 t6' ea n — J , tia so >° ti a}9� Avofy U 1 °s I S 43- A 149 �4'PO/j7, FI Thomas H. Delfaven % / / �� •�' �' WrWc �zr, 2/.F. °° r, r°°, o� ti°' a '� \'� 1 Ob/: OB'ane, PG 113 _ d: RP / R U t�Lq I C• n\ °` 8�37/ /° q ,�S%) \• se: esidential CO4'Nf`r\` /y 43-(A)-152 I FUZ7sc ffq�r YEDRBrOA. WA.ERsAs;PKER OR 291, GIO��Z% TO4 "'h = 43KA& z B � � a I � �=^•-" � r—�-__ Investments, % L C f '~ I j'''''�I - / / PO�% Y/SFI / •� `�\ )- OB 807, PG�551.' Zoned: Mil w - O Use: Re.. zs3l ACRfs � I � 2' I I / 0J1P85• / � W � �•\ . PogTT`N � \ � � J h = o 1 z21 }ry. / .J.f 2J�• ✓(: / I \ JS,B- �. FUTL �B`(lgZq yf \ �N47S I m' �• I �`^I �m 1 / / W\Iqq 54.0 eF eq\ 19d 6y �8•nia°cr s46°5o1z•'W •\`11&"gpgO�r'°Sr`OjOYOrH / l v ((( Y w I I`\ \ IZFgfq\•�� qfA(/C l4FS / / \ . � / 1 � .sfyf � ryyfN\O`/qF. I Q e ,� r° • � 43./A - / HARRY /141 ZONED RP PUS SRES. 43C-(5)-IS-�jI �• I I 1 �, `\ ` SEWER MANHOLE Keven V Omps l 1 / N �� a I KS7lN3-tA1-141 130012082 '" / 43-(A)-151 I a`^. �• �� _ I m 4'ESTMENT Zoned: RA ^' Use: Res. . �¢ K & J Investments, L-C I I \ \� ` I n • _- I ZONED Rp13 k050009792 Its 916 43L-(5)-I6 Zoned: M-1 • \�� �_ RA I . USE' RES a ^ m w I \ I 'N'jBTJiJ} � L EI E yV ti Use: Vacant/Sfnra9e- Fosezella Godlove ' I/ o Q 37 91 acres `^ I _ _ - 'zb DB 271, PG 367 I Iv \ _�_. IIO'SFW - 7 ZOned' RA ^ Us.: Res. PUMP STATION m I o - - 1 ^' I I _ I - _ `1 >a1300053z� ' i SEWER MANHOLE A I a_mN4f30- .A' R-o1 43C-(5)GAI IM1Ny4&3 M -1LC Ro__75BRL- ZOPG 323DB292, nedRAUse: R• oIf -- I- - -- I --- •, �I Its 43-(A1-15i - `W`� I' I I fZRA LANE TO BE 4 1.343 ACRES K&J Investments, LC / /©moo �'^ CONSTRUCTED TO 1 wol•I Inc^ k050009752 / 4 w m I NULTON LANE BY I I ts 1 �.� o W W I I N SNOWDEN BRIDGE I •I rsned: M-1 w " Use.' Trucking Terminal / / o V 14 I 'TAT10N ELKTRIC EASE/OEl✓T NO WIDTH -OB 262, PG 453 W I I 35,78 acres 43(AJ-144 3 o V I I 3 o'm R'&) INVESTMENTS, LC, Imp I I o I X110007194 I 43-(A)-140 ' o ZONE Al-1 \aE� MICNAES. WEBER USOB PG 623 i//7 URappahann0� �I Iw� �nil I m i1773ACRf5 II ON ED RA USE. NURSERY Electric Coop CO I o � 3 ' sub_Sta rise 0 e _--__--- e -----_ �► - �,o w �j I ----------------- I 43-(A)-147 K&)INVESTMENTS, LC I e l 43-IA"145 #130013563 v.-I�m m K67/NVFSTro •\F` E E _ I NO. VAP 8973 ACRE_ LC- _ �. _E OWER CO �•c - E E - E - r - E - C � E - E _ EE _ - E NO A POW EPE ESMT i I � ZONED' RA & M ] I 007�95�5'' e T `f E 150' ELECTRIC EASEMENT - DB 262, PG 457 e E - EE - E - E E` - --r E E _- ! CIFIED o y m II\ • I I ZONED_ -ES R rz10 ✓4-I I m 0674ACR Es N55°43'48°W---------------____ IE E ` E E E E I O III-L__ \ .. - _ I• 61,77' -c _-EE_ E_ EE= �8749,P=504 m o ----_ _ _ - - - _ _ _ _ _ _ - RAIL EASEMENT-XIJ0011511 _ _ _ _ _ _ _ _ _ _ _ _ .- _ _ _ _ _ _ EE- jE' 537°49491N 1038.17__-______-__-__ c E _S 37'49'49" W - 400.54' C-4 cE EF 0. VA O. W. ESB1 PR O. W. E EE�_Ie REF -ESE 43-(A)E EE, E S N 'K ,F / INVfSTMENMfN15, LC �'.%� � Bq2 I - .Y020007J99 � m #110007194 _fa I APPROXIMATE LOCATION Of rl�\I II` 11-1 ZONED: 92 � ms I a PROPOSED AERIAL EASEMENT N 31 °33'S1" W - 4.00' 1 FOR BRIDGE THE 43-(A)-158 1 44-/A126 COMMONWEALTH OFF VIRGINIA I 1 , GRAYSTONF CORP. _ GR#030025566 { F030025556 e090011513 I 1090011513 \� ZONED: M-1 ZOA'ED: M-1 1 USE: AGRICUL TURF 1 USE: AGRICIA TURE 1 1 �z�yWo xe�xtin 3oo�v> ��"C?rwWoo tYiu W ¢�Q O DATE: February 18, 2014 SCALE: 1" = 120' FILE NO. 026D SHEET 2 OF 4 i 0 • < o� vo Q o\ v Inv v v / Fca / �/ / % / i � I � 1 `✓' / �j� � v���°�eP�•:� �����1,� +��Cr1 "7k,1�1'.�� � O v o �`�l` � ��,;,,iq r���„�-.' "� �liA I � �� ��o / / / / / ,�i �� ' i�� -_ /.Y i P.,__l V'' / / 'I --`,� �� l � r//� � •�- ss/v -� Vmac �/Ns 1 � � � I. / / / /� �� �i _-• ,a• -� j v 'i , ' l 1 '(. ` / /'.5, I v - � - � *..;. 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SO pPO"\ ��� F _Lv; - ,i 7 ``{ \ ' `•��,1 \, \ _ \ ,'r r i K&J ' rt \1",. y {/ l� �1i 1 -t'6-."�°�7*i P.==r•-,w i _r p �n w o 0 y r �� - \\ - _ ' I icves'menfs, L.C.-"' s(A,1s1r'', / i Desa vclssl p� /l JAY - - 3ooso>`x �\0\�yG, \� I i O -JJ-- r� "oned M-1 'i 1. �; \ O ' /; I' _ r(Iy-Il •., It oF�' 1 -r_ ' % i /`t o o w w Q ;✓s?,J+fO.f,/.'�i /-�FE�p--___ ����'J"� f1__ ?' / / - / \ / \ _ 1 j� / •-•-�I /./%+.I'; �QOp//,'.y./, Oi\yQ-.,i' _I C. t _ _�.�r `/ '� 1 •���' `` \ `� s - ./. >:lii 2.531ACRE5 l r\ l,1� \•\• \ems ! ' /,'�•' i \ ." -i q , I I t_h, \ ` � ,> � ' Z 1 I , � /�/ I �\ I-{ ,. 1 FG6ljp\- BRlO F(/CT - /� ,' ,G �I '�• \ _ 't ✓�' �'/ � !d , 1, rl I I 4/ / ( \\`G'4pRE \•SAI B/Op ` 1, �\t/ I / u �II ��I I I I� In � \ I li'ti / / _-'r� �� � -/�, - 1 oN%%PORfo ``t -. �+.�-- ! II O r, r� / it i �\� // I I I ad �.Y.`��1 \ 'I I� �/ �� � _` `_ __-- — f YS'�=7' { h I \.. �y, I,\ . \ I I \ \ ��—��' �' F.�.!.! ���/ V _ ✓7 .—_ � �� ts, C. K&JlnvestmenL,_ I / 1 h r— �• �`� ` \ 1 1 _ y."f I \� Ir \'^ / , - w - `ge UREEZRA Rz \"A LANE Cacant//� e11S, ji92 i ( i I' /__ j\r' _ /•^ \`.. `PP_ 1 i� ` \ [['\I I \ \I, \ I , // — — — _ I/'I , 1 0111-PaKrI.A � li C I l�'�l'i/ '� f v 11, Il�r Iv 11 j •� I , i//�_��'����__ II-_`v! I �.',, \I" _ -�-/ /'%,/ �-rl v _� `/ � I � , i \.� 7/ I i� `��:\,\�,\\\I /I' \I��r�/l� �� lei,,/ / / �/ ' /'' ' /� ___ II \ ��� �fi :�,\ ` ,\ \ ____=-✓iii I '--, /,,,� ` I m � �• '( l i� i/ �, � - / vIvi v �'„ /,',,//j/, AA'--;�U��,�ri _ :,A,I11 A \Vr; 4-rA11s1 ;--C---- -"�-`__L �- ,I %(,'%4 1 /���'-.✓, L I,---� ,A I1II I'II IliAIIII AvvvvvIt'v v - //' VA 7, 1'�.� v �, K&Ifnvestmentg L.C./ 1 _- ---��. ,t \\� ' i%� i//' Ij // \_T Ir��\\1j\.1111\\\ `�_/ ' i \ t050009792 1 1 I,- mc2`n, ,I i ' I /111 iob, g\\\�\��5;--�� /✓�/' ''�'i/t�l, \1�11 1\ \UseZoned:ck/I I II11 \ I lYI\y1L., : Truing `� `���I _ /'�/, //i/� / r///"�, i/ ��''�////,/',i/ i.r\l.V�✓{IIl''YLC,�=lil���`�,<��J•�diP�rpT-ti-i�'%G��=''�e,l2��.�li,\\�vl \I E\n•"lIIf;<��=� -�\``-?:�<'L�'____�_±_�__fc�-_i_% /' ' '�'i , -E-/--•1I --/I �II �,- ,I-,/-_r__-_�'�\__-\ "\ \/ / �I', �� y,/ i%� r\ II� _\\��•_�, �` `\,\�-. -``, Ji/ ' i // / / % i //I �578a\\_____ 1414 ------ K91 KRJ IWESTM4S, CC�U SII00019 :gZONEDM-1\,wl I /IjII//i I� v�/, _may-,_s •!�` ei I �, ------ 1.773 ACRES USE. RES � + L43(Ai'147 3K&i� ENTS, Cb 4 10013563 ---- ---- I /l s973ACREE/' --ZONED:RA&M1 wi /1 1, 1�1 5 / -- - / Ai DATE: February 16, 2014 SCALE: 1" = 120' FILE NO. 0260 SHEET 3 OF 4 i / o C/\ KARST FEATURES / PUMP STATION I � 1 I I ' \—`--------------------------------------- e •�� 4 I 1 I 1 I '1 I II 1 1 I I I 1 1 `411 N1 B `gRige \ TH'PO CUTE T wo�Qo> z 1 11 zti 2�Ii�� 11 1 SUy¢�0�� 1 � � 777 DATE: February 18, 2014 SCALE: 1" = 12W FILE NO. 0260 SHEET 4 OF 4 � Adek A90k r LEGEND MW "IF VICINITY MAP k -- REZONING: RZ.i' 03-05 RURAL AREAS DISTRICT (RA) TO LIGHT INDUSTRIAL DISTRICT (MI) WITH PROFFERS PROPERTY. 79. 13 ACRES I/-; REZONING: RZ # 01-12 PROPERTY: AREA: 12.692 ACRES / p C o 0 SCALE 1 "= 2000' EXISTING FEATURES TAX PARCELS #43-(A)-150, 43-(A)-151, #43-(A)-151A FAX PARCELS 43-(A)-143, 43-(A)-144, 43-(A)-145, 43-(A)-146, 43-(A)-147 EDGE OF PAVEMENT=X EF' 43-(A)-152, 43C-(3)-1, 43C-(3)-3, 43C-(3)-4, Po ti :5N U)EXISTING N 43C-(3)-4A, 43C-(3)-5, 43C-(3)-7A RECORD OWNERS: K & J INVESTMENTS, LCAND NORTH STEPHENSON, INC. yq� '`~ EXISTING EDGE OF GRAVEL ___. EX = i RECORD OWNER: NORTH STEPHENSON, INC. APPLICANT: 6RE✓WOLFE, INC. - GARY R. OATES, LS-B, PE �� �¢ ■� O o U o - - - EXISTING CURB AND GUTTER APPLICANT NORTH STEPHENSON, INC. (HERE -IN AFTER "THEAPPLICANTS') PROJECTNAME. SNOWDEN BRIDGE 5TA TION e3 'moo C - - PROJECT NAME: NORTH STEPHENSON, INC. - LIGHT INDUSTRIAL REZONING ORIGINAL DATE EX. INTERMEDIATE CONTOUR 48 ORIGINAL DATE OFPRFPROFFFFfRS: JULY 18, 2011 EXISTING INDEX CONTOUR 50 OF PROFFERS: OCTOBER 13, 2004 REVISION DATE: JANUARY 9, 2012 EXISTING SPOT ELEVATION X 50.0' REVISION DATEMAY 13, 2005 MAGISTERIAL �p,ti EXIT 317 0 PRELIMINARYMATTERS DISTRICT: STONEWALL �o�F?°' Q w` ` Ln m EXISTING TELEPHONE LINE - T PURSUANT TO SECTION 152429E ET SEQ, OF THE CODE Of IA, 195Q AMENDED, AND THE PROVISIONS THE P o F Y1I �o a z v PURSUANT TO SECTION SEQ. OF THE CODE Of AS AMENDED, AND THE PROVISIONS Of � O EXISTING SANITARY SEWER ����_ � CONDITIONAL NI H FREDERICK COUNTY ZONING ORDINANCE WITH RESPECT 70 CON017/ONAL ZONING, THE UNDERSIGNED APPLICANT REZONING PROFFERS THAT IN THE EVENT THE BOARD OF SUPERVISORS Of FREDERICK COUNTY, VlRGlNIA, SHALL APPROVE REZONING G ORDINAET.. THE FREDERICK COUNTY ZONING ORDINANCE WITH RESPECT 70 CONDITIONAL ZONING, THE UNDERSIGNED APPLICANT ZONING CONDITIONAL ZONING, ep� ROUTE 37 'SITE J� � � EXISTING ELECTRIC SERVICE - E - APLICATION 103-05 FOR THE REZONING OF THE 79.13-ACRES TRACT FROM RURAL AREAS (RA) DISTRICT, TO LIGHT HEREBY OFFER THE FOLLOWING PROFFERS THAT IN THE EVENT THE BOARD OF SUPERVISORS OF FREDERICK COUNTY, �5+ • ❑ EXISTING GAS LINE c;ns [%. Gns -- INDUSTRIAL (M-1) DISTRICT, DEVELOPMENT OF THE SUBJECT PROPERTY SHALL BE DONEIN CONFORMITY WITH THE TERMS AND CONDITIONS MAYBE SUBSEQUENT[ YAMENDED OR REVISED BY 7HEAPPLIGANT AND SUCH BE APPROVED BY THE FREDERICK COUNTY BOARD OFSUPERVISORS IN ACCORDANCE WITH THE SAID CODE AND ZONING ORDINANCE IN THE EVENT VIRGINIA, SHALL APPROVE REZONING APPLICATION ,Y -12 FOR REZONING OF 6.512 ACRES FROM THE RA (RURAL AREAS), AND 6.180 ACRES FROM RP (RESIDENTIAL PERFORMANCE) TO M-1 (INDUSTRIAL DISTRICT), DEVELOPMENT OF THE SUBJECT PROPERTY SHALL BE DONE IN CONFORMITY WITH THE TERMS AND CONDITIONS SET FORTH HEREIN, EXCEPT TO THE EXTENT ' PROJECT INFORMATION THAT SUCH REZONING IS NOT GRANTED, THEN THESE PROFFERS SHALL BE DEEMED WITHDRAWN AND HAVE NO EFFECT THAT SUCH TERMS AND CONDITIONS MAYBE SUBSEQUENTLY AMENDED OR REVISED BY THE APPLICANT AND SUCH ARE EX, T 5 RC,. EXISTING STORM SEWER -fir- WHATSOEVER. THOSE PROFFERS SHALL BE BINDING UPON THE APPLICANTS AND THEIR LEGAL SUCCESSORS, HEIRS, OR WHATSOEVER APPROVED BY THE BOARD OF SUPERVISORS IN ACCORDANCE WITH THE SAID CODE AND ZONING ORDINANCE. 1N THE EVENT - ASSIGNS. THA75UCH REZONING IS NOTGRANTED, THEN THESE PROFFER SHALL BE DEEMED WITHORAWNAND HA VE NO EFFECT Owner t=-.- - -EXISTING FENCE LINE h "'-" - " - WHATSOEVER.-THESE➢ROFFERS SHALL BE BINDING UPON THIS APPLICANTAND THEIR LEGAL SUCCESSORS, HEIRS, OR K & J INVESTMENTS, CC & NORTH STEPHENSON, INC. THE SUBJECT PROPER TYIS MORE PAR TICULARLYDESCRIBED AS THE LAND OWNED BY NORTH STEPHENSON, INC., BEING ALL ASSIGNS. 1800 Martinsburg Pike EXISTING DITCH LINE OF TAX MAP PARCELS 43-(A)-150, 43-(A)-151, 43-(A)-151A, 43-(A)-152, 43C-(3)-2, 43C(3)-3, 43C-(3)-4, 43C-(3)-4A, Winchester, VA 22603 43C-(3)-5,43G(3)-7A, AS EVIDENCED BYRECORDING PROPERTYDEEDSIN THEFREDERICK COUNTYCCERK OF COURT OFFICE THE SUBJECT PROPERTIES, AS RECORDED IN THEFREDERICK COUNTY CIRCUIT COURT CLERK'S OFFICE, ARE MORE (540J 667-4919 EXISTING WATERLINE W/ TEE W ,}.�,__ INCLUDED WITH THE REZONING. PARTICULARLY DESCRIBED AS THE LANDS CONVEYED T0: EXISTING FIRE HYDRANT b& C<. FH 1.) TRANSPORTATION • NORTH STEPHENSON, INC. FROM WARREN RAY SALES AND CONNIE JEAN SALES IN DEED BOOK 751, PAGE 1431, DATED OCTOBER 10, 1990 - [43-(A)-143] Property Data Tax Map Numbers 43-(A)-150, 43-(A)-151, 43-(A)-151A, 43-(A)-152, 43C-(3)-2, • K & J INVESTMENTS, LC, FROM FLORENCE TRENARY #020007399 DATED MAY 6, 2002, AND DEED OFCORRECTIDN 43C-(3)-3, 43C-(3)-4, 43C-(3)-4A, 43C-(3)-5, 43C-(3)-7A, `NIA big tiI,J EXISTING WATER VALVE 0 A. J THEAPPLICANTS HEREBYPROFFER TO CONSTRUCT, OR CAUSE FOR THE CONSTRUCTION Of DUAL SOUTHBOUND #110007194 - [4?-(A}144 AND 43-(A)-146J BUHL DATED MAY 20, AND DEED OF CORRECTION 43-(A)-743, 43-(A)-144, 43-(A)-745, 43-(A)-146, 43-(A)-147 C' Q-w ,p ,1 � W �-- LEFT TURN LANES ON MARTINSBURG PIKE (U.S. ROUTE Il NORTH) AT THE MAJOR COLLECTOR ROAD K & J INVESTMENTS, LC, FROM WILLIAM #060006163 2008, Address 1800 Martinsburg Pike F- y 11 Q y EXISTING REDUCER INTERSECTION WITH RENZI ORIVEAI THE RUTHERFORD'S FARM INDUSTRIAL PARK. THE SOUTH80UND DUAL LEFT #170007195 - [43-(A)-145) 129, Zoning M-1 o O O V EXISTING TREE DRIP LINE MAN �� M� TURN LANES WILL BE CONSTRUCTED AT THE SAME TIME THAT RUTHERFORD'S FARM INDUSTRIAL PARK IMPROVEMENTS TO MARTINSBURG PIKEARE CONSTRUCTED. NORTH STEPHENSON, INC. FROM H. SMITH OORSEYAND WINfFRED K DORSEYIN DEED BOOK 668, PAGE DATED DECEMBER 23, 1987 - [43-(A)-147] 1 ~ O B.) THEAPPLICANTSHEREBYPROFFER TO CONSTRUCT, OR CAUSE FOR THE CONSTRUCTION OFA RIGHT TURN LANE TRANSPORTATON K O 17 Q PROPOSED FEATURES WITHIN THE AAR77NSBURG PIKE (U.S. ROUTE 11 NORTH) RIGHT-OF-WAYATA LOCATION AND DISTANCE ACCEPTABLE TO VDOT BETWEEN INTERSECT70N REDBUD ROAD 661) AND THE COLLECTOR 1. Property Data Building Setbacks Per Cod, LD 0 (D R' THE OF (ROUTE MAJOR ROAD SERVING THE PRIMARY ENTRANCE TO THE 79-13-ACRE PROJECT SITE. TRAFFIC STUDY A. EZRA LANE Front: 75' PROPOSED EDGE OF PAVEMENT PROP £P INTERSECTION AS A WILL BE PREPARED AND SUBMITTED TO VDOT AS A COMPONENT OF THE SITE DEVELOPMENT PLAN FOR EACH Zoning M-1 Exrsfing Use bucking Terminal, Outdoor Storage, Side: ZS' 0 2 PROPOSED LAND USE ON THE 79.13-ACRE SITE TO ALLOW VOOT 70 DETERMINE WHEN THE PROFFERED THEAPPLICANTS PROFFER TO CONSTRUCT EZRA LANE IN THE GENERAL LOCATION SHOWN ON THE ATTACHED PLAT FROM BRIDGE BLVD TO LANE THE ROAD WILL SE BUILT TO VDOT STANDARDS FOR PUBLIC USE AS Rental Houses, Truck Wash, Fuel Rear. 25' PROPOSED EDGE OF GRAVEL PROP fC IMPROVEMENT !S WARRANTED. SNOWDEN NUL70N A TWO-LANE URBAN ROAD PER THE COMPREHENSIVE PLAN. ACCESS TO THE PROPERTIES SHALL BE LIMITED TO T Parkin raLler , buck Storage,g C.) THE APPLICANTS HEREBY PROFFER TO PROVIDE FOR THE DEDICATION OF RIGHT-OF-WAY AND FOR THE COMMERCIAL ENTRANCES ON THE PROPOSED EZRA AVENUE. THE FINAL LOCATIONS WILL BE SUBJECT TO VOID REVIEW Repair Office, and Agriculture Parking Setbacks Per Code p o a a z " PROP. CURB & GUTTER PROP CO-6 ALLOWANCE OF TEMPORARYCONSTRUC7fON EASEMENTS NEEDED FOR THE UL DMA DESIGN OF THE MAJOR AND APPROVAL ONCE A SITE PLAN 15 SUBMITTED. THIS R16HT OF WAY AND CONSTRUCTED ROAD WILL BE DEDICATED CRITERIA FOR ACCEPTANCE Front. 10, w' w o 0 = '� COLLECTOR ROAD FROM CSX RAILROAD TO MARTINSBURG PIKE THE DEDICATED RIGHT OF WAYSHALL PROVIDE FOR THE IMPROVEMENTS IDENTIFIED FROM STATION 10F00 TO STATION 24+00 ON THESTEPHENSON VILLAGE TO THE COUNTY OFFREDERICK WHEN fT MEETS THE COMMONWEALTH'S Side. 5' Zoning Data Rear: 5' PROP. REVERSE CURB & GUTTER PROP CC- MAJOR COLLECTOR ROAD PLAN AND CSX CROSSING REPARED BY GREEN WAY ENGINEERING AND DATED B. SIGNALIZATION Open Space Minimum 25s5 OCTOBER 2004, WHICH 15 INCLUDED AS AN EXHIBIT WITH THIS PROFFER STATEMENT. THE APPLICANTS FURTHER PROFFER TO PROVIDE FOR THE DEDICATION OF RIGHT-OF-WAY ACCEPTABLE TO VDO7 FOR THE PURPOSE OF THEAPPLICANTS HEREBYPROfffR TO INSTALL THE WARRANTED SIGNALfZATION IMPROVEMfN75 AT THE INTERSECTION FAR. Maximum 1 Zoninq Buffer Per Code w w z z m PROPOSED CONTOUR $0- PROVIDING A RIGHT TURN LANE FROM THE MAJOR COLLECTOR ROAD ONTO THE INTERNAL STREET CONNECTION OFSNOWDEN BRIDGE BLVD AND EZRA LANE, AS SPECIFIED BY VDOT THE FINAL DESIGN, LOCATION, AND DATE OF Maximum FloorArea 800, 000 per proffer Residental RA: Category C Maximum 60 feet LOCATED AT STATION 17+00 ON THE SUBJECT EXHIBIT, COMPLETION OFTHE IMPROVEMENTS WILL BE DETERMINED BY THE VIRGNIA DEPARTMENT OF TRANSPORTATION Height Residenfal RP: Category C 2 = Z PROPOSED SPOT ELEVATION +SQm (VDOT). Commercial B-2: Category B o o �n p o ^' PROPOSED STORM SEWER Pam• 2� AD$ - D.) THE APPLICANTS HEREBY PROFFER TO ENTER INTO A SIGNALIZATION AGREEMENT WITH VDOT FOR THE PROVISION OFA TRAFFIC SIGNAL AT THE MA70R COLLECTOR ROAD INTERSECTION WITH MARTINSBURG PIKE, Z FIRE & RESCUE - MONETARY CONTRIBUTIONS lndustrial M-1: not required WHICH WILL ALIGN WITH RENZI ORIVEAI THE RUTHERFORD'S FARM INDUSTRIAL PARK THE SIGNALIZATION AGREEMENT SHALL PROVIDE FOR THE PRO -RA TA SHARE OF THE PROJECTED TRAFFIC VOLUMES IDENTIFTED IN THEAPPLICANT HEREBY VOLUNTARR YPROFFERS A CASH CONTRIBUTION TO THE TREASURER OFFREDERICK COUNTY, PROPOSED SANITARY SEWER S THE TRAFFIC IMPACT ANAL VSIS ILIA) COMPARED TO THE PROJECTED TRAFFIC VOLUMES IDENTIFIED IN THE TIA VIRGINIA, OF y0. 10 PER BUILDING SQUARE FOOT TO BE DISBURSED TO THE FREDERICK COUNTY FIREAND RESCUE FOR RUT FORD'S FARM INDUSTRIAL PARK AND THE TIA FOR STEPHENSON VILLAGE RESIDENTIAL PLANNED PAID TO CA CH FINOALL SITE PLAN APPROVAL THE TERM "BUILDING SQUARE FOOT" SHALL DEPARTMENTTHE O PROPOSED TELEPHONE T HE ITOD HOAR FOR EACH PROPOSED ELECTRIC E F) THE APPLICANTS HEREBYPROFFER TO PREPARE AND SUBMIT A TRAFFIC STUDY TO VDOT AS A COMPONENT OF 3. WATER AND SEWER PROPOSED GAS LINE GAS SITE DEVELOPMENT PLAN FOR EACH PROPOSED LAND USE ON THE 79. 13-ACRE SITE TO DETERMINE THE PORTION OF THE MAJOR COLLECTOR ROAD THAT WILL BE REQUIRED TO BE CONSTRUCTED BASED ON THE IMPACTS THE APPLICANT PROFFERS TO CONSTRUCT WATER AND SEWER TO ALONG EZRA LANE AND WILL PROVIDE AN f ASSOCIATED WITH EACH FUTURE LAND USE. EASEMENT, NEEDED, TO ALLOW THE ADJACENT PROPERTIES TO CONNECT, z o PROPOSED WATER LINE O F) THE APPLICANTS HEREBY PROFFER TO DEDICATE RIGHT-OF-WAY TO VDOT ALONG REDBUD ROAD FOR FUTURE z CZONING DISTRICT BUFFER PROPOSED WATER METER rinu IMPROVEMENTS TO THE INTERSTA IF 81 EXIT 317 INTERCHANGEAREA. THIS RIGHT -OF -WA YSHALL 139 DEDICATED TO VDOT WITHIN 180 DAYS OF FINAL ENGINEERING PLAN APPROVAL. THE PREPARATION OF RIGHT-OF-WAYCATEGORY > s PROPOSED FIRE HYDRANT PROP- FH DEDICATION PIA TSAND LEGAL DOCUMENTS ASSOCIA FED WITH THIS DEDICATION SHALL BE PREPARED BY . RESIDENTIAL PROPERTY PARTIES OTHER THAN THE APPLICANTS. 6.) THE APPLICANTS HEREBY PROFFER TO DEDICATE A 50-FOOT RIGHT-OF-WAYAND PROVIDE TEMPORARY PROPERTY LINE COMMON LABELS & FEATURES CONSTRUCTION EASEMENTS TO VOOT FOR THE PURPOSE REALIGNING REDBUD ROAD (ROUTE 661) FROM THE _ c CURRENT INTERSECTION AT MARTINSBURG PIKE (U.S. ROUTE 11) TO CONNECT TO THE MAJOR COLLECTOR ROAD 6' OPAQUE FENCE OR BERM PROPERTY LINE OFPROJECT ON THESUBJECTSITE. THE PURPOSE OF THE 50-FOOT RIGHT -OF- WAY DEDICA TON AND TEMPORARY CONSTRUCTION EASEMENTS IS TO PROVIDE VDOTAND FREDERICK COUNTY WITH AN APPROPRIATE ALTERNATIVE �r IIREES PER IO'� Water and Sewer Notes a, NEIGHBORING PROPERTY LINES - - TO RELOCATE REDBUD ROAD. THE DEDICATED 50-FOOT RIGHT-OF-WAY WILL CONNECT TO THE INTERSECTION THAT IS IDENTIFIED A TSTA TfON 17+000N THE STEPHENSON VILLAGE MAJOR COLLECTOR ROAD PLAN AND CSX 113 DECIDUOUS - 213 EVERGREEN EASEMENT LINE CROSSING PREPARED BY GREENWAY ENGINEERING AND DATED OCTOBER 2004, WHICH IS INCLUDED AS AN EXHIBIT WITH THIS PROFFER STATEMENT THE LOCATION OF THE 50-FOOT RIGHT-OF-WAY TO CONNECT TO THIS SANITARY SEWER AND WATER SERVICES ARE AVAILABLE INTERSECTION WILL BE AGREED UPON BY VDOT AND THE PROPERTY OWNERS TO ALLOW FOR A MINIMUM 25 PER FREDERICK COUNTY SANITATION AUTHORITY. PROPERTY CORNER FOUND MPH GEOMETRIC DESIGN CRITERIA AND WILL BE MADEA VAILABLEA T SUCH TIME THAI VDOT DEEMS THE THE AND DOCUMENTS INACTIVEBUFFER .__ -.- PARKING 1© EDIPREPARATION E REPAREHTOF- RTIES 0ICATIONPCATS OBHfR THAN THE APPL/CANTS. THE CONSTRUCTION OF WITH DEDICATION SHALL PREPARED ICANI.THE STRUCTION OF WITHNECESSARY.THIS SPACE TOTALS EHIS THE REALIGNED PORTION Of REDBUD ROAD SHALL OCCUR BY PARTIES OTHER THAN THE APPLICANTS. D HALL OCCUR G Zoning General Notes ADA HANDICAP PARKING STALL H.) THE APPLICANTS HEREBY PROFFER TO PROHIBIT COMMERCIAL ENTRANCES ALONG THE WESTERN PROPERTY LINE '-- ACTIVE BUFFER ON TAX PARCEL 43-(A)-151 ADJOINING THE REDBUD ROAD (ROUTE 661) RIGHT-OF-WAY. THIS PROFFER 15 INTENDED TO PROHIBIT COMMERCIAL ENTRANCE ON THE CURRENT ALIGNMENT OF REDBUD ROAD PROPERTY TO BE DEVELOPED Maximum 1. All lights will be shielded (cud -off type) or directed to prevent SIGNS LOCATIONS TO COMMERCIAL THE SUBJECT SITE ���•.. O AND 1S NOT INTENDED PROHIBIT ENTRANCES INTERNALLY TO SHOULD REDBUD ROAD BE REALIGNED THROUGH THE SUBJECTSITE RESUL TING FROM THE WIDENING Of INTERSTATE 81. Environmental Existing Disturbance Proposed glare on neighboring properties. \ 0 SANITARY MANHOLE IDENTIFIER Features Acreage Allowed Disturbance Z, Outdoor (rash receptacles will be in an enclosed six (6) foot -iT.,l O 2) STRUCTURAL DEVELOPMENT floodplain 0 acres 0 % 0 fence, unless located inside ofa screened storage yard. .� •V STORM DRAIN STRUCTURE IDENTIFIER PROFFERED CORRIDOR IMPROVEMENT ALONG ROUTE 11 3. This pdbyrh,l/not disturb any environmentalfeature5as f^� -'„ THE APPLICANTS HEREBY PROFFER TO LIMIT THE STRUCTURAL DFVfLOPMEN70N THE 79.13-ACRE TOAMAXIMUM OF 800, 000 SQUARE -FEET 0f TOTAL FLOOR AREA. Lakes&Ponds Oacres 0^/0 0% Zq,gOrgI defined by the frederieP County Zoning Ordinance. ti ,y, LIGHT POLES { } Wetlands >1AC 0acres 0% 0% 4. The owner will be responsible far obtaining or granting � ENVIRONMENTAL PROTECTION Sinkholes 0 acres 0 % 0% easements shown on this plan. ® MARTINSBURG PIKE - ROUTE 11 Natural S. W. 0 acres 10% 0 % 5. Easements will be recorded and copies sent to the parties w Q LOCATION OF TEST PITS THE APPLICANTS HEREBY PROFFER TO PROVIDEFOR THEDELINEATION OFKARSTFEATURES LOCATED ON THE 79.13-ACRE SITE AS A CONDITION OF THE MASTER DEVELOPMENT PLAN APPROVAL. THE APPLICANTS FURTHER PROFFER EXISTING RIGHT Of WAY Retention Areas involved TO CONDUCT GEOTECHNICAL ANALYSIS FOR EACH SITE PLAN IN WHICH STRUCTURAL DEVELOPMENT OR OTHER SITE Steep Slopes >50% 0 acres 25% 0 % 6. All utilities tha[ will service Phis site must be placed ut o j IhPROVEMENTS ARE LOCATED WITHIN 50 FEET Of IDENTIFIED KARST FEATURES. THE GEOTECHNICAL ANALYSIS �� a underground, w p EROSION & SEDIMENT CONTROL FEATURES REPORTS AND METHODS FOR TREATMENT OFIMPACTS SHALL BE PROVIDED BY TO THE FREDERICK COUNTY ENGINEER - - X X X X X Woodlands 0 acres 25% 0% M Q li LIMITS OF CLEARING&GRADING FOR REVIEWAND APPROVAL ASA CONDITION OF SITE DEVELOPMENT PLAN APPROVAL. iX� 0' 0 0 0 Z� (5 CC 36"SHRUBS AT 8' O.C. 4 9) VIEWSHEO MITIGATION Q APPROVAL INLET PROTECTION ® IP THEAPPLICANTS HEREBYPROFFER TO PROHIBIT THE PLACEMENT OF FREESTANDING AND BUILDING MOUNTED p� OUTLET PROTECTION 1LLUMINATEOAND NON -ILLUMINATED BUSINESSSIGNS FACING THEEASTERN PROPERTYLINEOF FAX MAP PARCEL 43-(A)-152 TO MITIGATE VIEWSHED IMPACTS FROM THE 3RO WINCHESTER CORE BATTLEFIELD AREA. 75' BRL ti ® Op CHECKDAM CO 5) FIRE AND RESCUE MONETAR YCONTRIBUTION THEAPPLICANTS HEREBY PROFFERS TO PROVIDE A MONETARY CONTRIBUTION OF $0.01 PER SQUARE IODIDE _ _- __- - - o U) STRUCTURAL DEVELOPMENT ON THE 79.13-ACRE SITE OCCURRING SUBSEQUENT TO REZONING APPROVAL. THIS MONETARY CONTRIBUTION SHALL BE PROVIDED TO FREDERICK COUNTYAT THE TIME OF BUILDING PERMIT ISSUANCE DIVERSION DIKE -7T FOR STRUCTURAL DEVELOPMENT, WHICH GENERATE A MAXIMUM MONETARY CONTRIBUTION OF $8,000. 00 BASED ON THE PROFFERED MAXIMUM SQUARE FOOTAGE OF STRUCTURAL DEVELOPMENT. THEAPPLICANTS MONETARY WILL BE DIRECTED TO THE ROOK VOLUNTEER FIREAND RESCUE COMPANY, WHICH WILL FREDERICK COUNTY DIRECTOR OF PLANNING AND DEVELOPMENT Date O $FCONTRIBUTION SILT FENCE W/ WIRE SUPPORT PROVIDE FIRST DUE RESPONSE 0 THE SUBJECTS PUBLIC WORKS 6.) MARTINSBURG PIKE CORRIDOR ENHANCEMENT RIP RAP - - _ - THEAPPLICANTS HEREBY PROFFER TO PROVIDE CORRIDOR ENHANCEMENTS ALONG MARTINSBURG PIKE. THE LOCATION 1, STORMWA TER MANAGEMENT WILL BE ACCOMPLISHED WITH SOME OR ALL OF THE FOLLOWING IN ORDER MEET DEQ AND AND TYPE OF ENHANCEMENTS FOR THIS CORRIDOR WILL BE IDENTIFIED ON THE MASTER DEVELOPMENT PLAN FOR THE COUNTY REQUIRMENTS OF QUANTITY AND QUALITY: SEDIMENT TRAP $r O 79.13-ACRE PROJECT SITE 1.1. BID -RETENTION CELLS DATE: February 18, 2014 1.2. INFILTRATION DITCHES FREDERICK COUN7YADMINI57RATOR Date 1.3, PERMEABLE PAVE,75 SCALE: N/A T4. RAIN GARDENS FILE NO. 0260 CONSTRUCTION ENTRANCE C£ 2. THE SITE, IN GENERAL, IS LOCATED WITHIN KARST TERRAIN WHICH MA Y REQUIRE BLASTING. SHEET 1 OF 4 3, SITEPLANSSHAL BEACCOMPANIED BYA GEOTECHNICAL REPORTTO DETERMINE WHETHER SINKHOLESOR VOIDSARE LOCATED WITHIN BUILDING, PARKING, AND ROADS. C-1 2331.83' 152.245' 03°4427" N50°33'17"E 152,218' C-CW C-Z 2882.93' 53.419' 01 °0342" S 58°55'00" W 53.418' C-CW C-3 2886.93' 288.860' 05°4358" S55°34'10'W 286..739' C-CW C-4 2886.93' 749.38' 14°5221" S 45°16'00" W 747.23' C-CW ! EXIT 317 / / / / C-5 1888.08' 28598' 08°40'42' S47°10'10"W 28570' CW / / / 43C-(3J-8A & 9 St,pheJ.. t / Caro1R. C632 C-6 914.93' 179740' 81 °14'S0" N 16°5849" W 1191.40' CW / / / / / � North Stephenson, Inc. 1 #040000632 C-7 676.61' 304.98' I5°4932" N 10°4679"E 302.41' DB 688, PG 832 Zoned: M-1 �\ l 43C- 3 4 & , C-8 2331.83' 163.84' 04°01'33" N 58°4T52"E 163.81' C-CW 7 / / / // / E Use: Res. Use: Res. \"� North Sfe(phenson, Inc. C-9 2331.83' 62.82' 01°3237" N51°00'48"E 62.82' C-CW / / // / / ��"•�ir.�� 0.721 acres 1 DB 701, PG9 Zoned can / // William E.ISandy, Norrth 5 Uso; Vacant 43North 2 DB 305, PG 59 1 0.577 acres Zoned: RP Stephenson, Inc. Stephenson, Inc. DB 701, PG 9 l DB 704, PG 606 Use; Res. \ Zoned: M-1 Zoned: M-1 \ -'Use: Res. 43C-(3)-3 Use: Res. ,�� �' 0.635 acres K & J 0.580 acres l� hti - DB 863, PG 1319 II P - DB \ Zoned: M-I 4, p Use: Res. \' In 0577 acres \ 11So , o ae yv J NSB I� EK. SEW,,,, i LRIgBZFP/?NF, U 1 4, i 15' 158.09 g0. �^ . r \Slryq 'Pso= 5 oa 3 h .per �UTF. / � � `• F ` � / I I IOyINGO!-STEP! 1SA2 LF s!!9 F•�'Y-7 Jlo�7 �p�'c �� Q� �ti / \ 1Y 11 CTSUFFRF , 4A. rya \ 43-(A)-151 !! F \ � � ^ `• • tin/o-0 \ \ w II I �Rf fNGTF�oR� _ / \ \ 1�400• I 120' 0' 120, RUTHER GRAPHIC SCALE 43-(A)-149 Thomas H. DeHaven OB 553, PG 113 Zoned. RP Use: Residential 43C-(2)-1 \ ` R. WAYNE BAKER D6291, PG 610 /// /// // / o / /1 \ \ ~\'\•�FOBPL�r \ \S\ \ A I IA zseR7 \ \ 0S/ mlq ® I ,� I �:� _ ` ZONED: RP USE: RES. P� \ !0 h-:T LI'9 �-,• bb"� SStp/ \ \ \ ~~~�• \ J 43-(A)-I51 06 O096gTInvesf,enf.0 m 3 III _� 11�I �• Oeso� vG�ss1 Zoned: Mr1 Alw Use: ReS. I z c 1 1 1 / / �pP�y�\�� / O��yeR' / \ \ �'�•` \ \ I 2..531 ACRES � / p`LpjP`P ` / I \ \ �'�• l�rysA�av F F \ � \ � � W II z � I A� I B3 // // / �S,e�! \ \ �• F!/TURFFI\ B(j� B- T06 \ \ ,SBR! _N4=.76'E11 -19B.67' /r� // I \ 1 \•`•C9yF (RFQ �OFNBFp GAO \ \ \ 5465. 93? W� 43-(A)'41 1 A I II 0861BRTC/EF / I I \ ORE-f- \• 01 FSS �� - - _ w I _ ZONED. RP?G65 15E �S, \ 'yglry �• ._ I I o o RES /4veGn (V5. J_Om85Ps I�II SEWER MANHOLE II mo,�,��• � --Im IIKP✓!NgVEp-S(A1Kd3R0020Us2eRes.i / J43-(AJ-152 M3J-9E!7481 LC ZoneIn vestments, L.0"'VE0 &#050009792 RARES. I h• Zoned: M-1 5_-16 UseVanUSforage 3797 acI \ `_•�� •~- --_ ERRose3zC-l(a )Godlove �ES�MT #DB PUMPSTATION Zonedse: es SEWER MANHOLE 3000537j� I I 3-(A)-1 -17 K&JINVESM 3 LC 130056-1 Res eellaGodlove 7B 0l DB 291, PG 323 1 I I w _ Zoned: RA UsRI e: Res. 0 I it _ l '� W USE: RES. 60' I N= I I o I 1 1.348 ACRES 43-(A)-I51 I EZRA CANE TO BE I w A I, •. I I I _ K& J Investments, L.0 a o CONSTRUCTED TO o I I EIS #050009791 / m�W� I I NUL TON LANE BY w i SNOWDEN BRIDGE A I II^ M � «� i I II I I \ I 1Y� I Use: Zoned: -1 Trucking Terminal oo w o Q I ry eI STATION I I I \ •--- e1 -- E I -- E -- E ELECTRIC EASEMENTNO WIDTH - DB 262, PG 453 W 35.78 acres 1 2 I E f E -- E. E -- f g -- f f I I o O p I I K 3Im I II w^ K&J INVESTM-144 ENTS; LC II ? n a I I I I I o> W o I NIh I ( l #110007194 \P ZONED: USE., RES.1 g l 1 w 1.773 ACRES I - 1 a I I 3,w,00 I Electric C01P ��-----._- _.------- sub -_Station po w ------------------- ---- --I- I I 43-(AJ-147 -J I K&J INVESTMENTS, LC I I K&IO.rN3'(AI-!4S I• — E — I o o #130013563 a,Ilw ZOn}8p V�ME STS, LC -Aj \ ■_E �• E — E - E --. E -- E — E -- E — E — E — c — E I NO. VA POWER CO " 8 973 ACRE e �E E E E E E E E —•C E E E E E -�-E -E N04VIDTHESMT I m F f t 1 _�\ -- E -- E— E — C -- ¢ —_ E ( -- E E SPECIFIED o I N \ -_ J ZONED: RA & M-1 I 100 _ I ,,; I I -M Ir�USE,pE�- _ 0.674 q N 15°43'48" W 150' ELECTRIC EASEMENT - DB 262, PG 457 -} E -- f -- E E -- E E E D8 Z49, PG —_ f __. E _-. f E • �- E - 504 61.7T I F ..---- C f Ef EE - - - - - - - ---- - _ ....... - - _ - - - - - _ - _. - — _. � ff � 'E( Ef I � S 37°49'49 W - - - - - - - - - _ I - - - - - 43-(A)-140 MICHAEL S. WEBER DB 673, PG 623 ZONED: RA USE: NURSERY -q _ E - --- f E ---- E -- f V _ _ NO. VA PO — ER CO. E E E 1 E E f E E E 1 CST R.O. W.� ' _ ` ` -\ ` ES B249, PG.O.S E 43-(A)-146 ---- f [ \ I- ti -K&id 01000 3995 LC v #1t0001194 Ig ZONED: M-1 u_ APPROXIMATE LOCATION OF cl� 7927 acres I a I PROPOSED AERIAL EASEMENT ' N JI °33'S1 "W - 400' •� • 6S,y3; 1 \ a FOR BRIDGE TO THE 1 1 44.(A)_26 COMMON WEAL TH OF VIRGINIA 1 43-(AJ-I58 1 GRAYSTONE CORP. I GR YSTONE0030025566 I #0090011518 0011518 #090011513 ZONED 1M. ZONED: M-1 ZONED:ULT \ �� 1 USE: AGRICULTURE USE: AGRICULTURE ' -\ 1 r;zohwo W2UWwQ�2 Wy ti ooW22m¢O w w o4o�iZ z 0 DATE: February 18, 2014 SCALE: 1" = 120' FILE NO. 0260 SHEET 2 OF 4 75 o ru Co ff // // lam' 9'g ',c, •/% '` fcz /0 ff / // / / - ' t {, b r I f�(�r/ ,i,•-.yp5`1,E ,I�' �%' r' �� r �/ ' // � �'°"P,,e '`3� a-•w •s,-•-. , //�/ / / / � � al �,,�t ,. 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I _ 1 i acJ 1 +- / , ,/ , r, ,\\ _ ._ j/;%,�J,� ��- ,,.`,\ , , \ \ � `, \' �43 (A)-151 _ 1�C i i `,`'t,` \ ® r` I ^K&Jlnvestments,LC, `�� '` ' f %Ii�l�)f�%,)1(, ,t �:`,\\t\�\� _ ',. �,, rrr ,-t_ \`� i� _-_I\ \i,ll t',,t t �dI\\\' 150d.'M91 \ 1 ' _��\C �/\, :I '�/�•J �"�. r ' I ' r ' r r r "r ` \ ` •\ u-„/ Use: Truckin9 Terminal ' ' .o p.> -. f - ' ' 'f}?,✓-�{— :�1 , l�`. 1 , r ' / I I ) I Nl��•� �, — .-�_ - _ 35.78 a4res .\ , _ I r�, I �O, ` t,�`.��_��E==��E s'C/---E'w \`•``'�_ ',/ '. 1`II I I/f!' `t `` _' J,'r I I f V / \ ' ` `�..=z HI_ I ''�--'' t `1; I' ^r 43-(A)-144 K&I INVESTMENTS, q �S;\,Itn1 �•.�.-- �,� I i _ __`V ` \\�I !' 1`� /' / ' / t f Ir '%� 13rn=O .1 r �l 'f I �J.\I' I 1 N110007194 - -�_ -. -�-- .��{�!'j{,p t_ __ '/,I r /�'/r, ., t`;� 3.?... ��., `�`•,t�fAi _ _ \ ` _ _- __ i ` 1.773 ACRES y Y' { .�'. �.J �---.a.,. %)'�t '[i _\ _ �, r, ri, ---_ --- _�\ . \ / ,- ' /'� I 1 ' �, II . I ,/ '•^. , \.d I' ` ,/' � _ oa3w y`it-^�-:•- ''CL `�• f \��� - _ _ r,/ '/'i '�l t� - �� _ - ,_\- �.-�_r ` _ 3' 4_ - �_, r _ __ L i 1' \ II ' I �. - - _ 4c_\-�`" .,,= `-`�,�aK/;- ..��`�-�"` '"'-�-'•- , __'°„yO�`\r,.`: , i _ _- _.L - .��'��/','.�-'�/��,'iC'Yi'�,%;� r, 'ib,�,,/r;T/„,f ;r�,—''\; E —'�' ��E` '�_U\'1_, ',, ,' I i;f t rT;,,;'r/'d',, f _�e2 `�\`t\�,t 'E1 I rI',- i--�EJ/ fE�c---{t -� E✓; J/ -,-' ', ' ,B' ,'I ,`, �I 'I' E i t , t \ �-wE.•, .�.-__il` \ \ \`' \`,`��tl \\ r\ / 'i ' i', , i \,t /t\ - _ _ _ _ r =f f' ,, R.ZJ`OINN41E3VS3fD- S(A' R)d'A-\148s7 13 1-7- 'E 00T EN_TM S`,-_1 LC 563 1,TL Et--^tTE —E EN?JTM:t p / °--r k -iL r �'' • ` , `t 1 do t, �, 8. 73' CRE -' ` 1 '1_ l�.r USE. , ; III,..._, ` \ 1 _-".'.-y.! !'bt� i � ` ,I �_{` � / /`•� , i I , ) I I I \ \ I ; I I ' `` \ 1 1 I ' 1 _ ` -'--1 f L_1 c 3� � E� ��- E 1 —7 E 7'-'- E b__ / - _ �O _ _ -'- _ __ _'_ _ J - /�/-_,L_ r I I ` \ t ` t —i ry�� `` J eYw ry ♦i c - �il—�"` n 7 - = �4e y-`--="R' f _ ' FR E �, -- _ mod_/ /)' i - -_ __ � �.. � .d ». _ swaw+;rcvx..- mn..nw...vax, r-'----� 't-•-EE -� - ` - '` - / _ _ _' i / , _E � ; �/ i°/' r ,,�'✓ ,- _ t mot` -vy_., �� `s ' \ DATE: February 18, 2014 SCALE: 1•• = 120' FILE NO. 0260 SHEET 3 OF 4 \ \ 1p Ul O o 0 / CD u o \ / ra O m a e o / N V) 0 �=3 0 c` CM / 1 I i 1 1 i I 1 1 I I I I 1 1 I I 1 1 _ xoogv>z2 1 W 3¢ Z ti O O SUNQ�W2� 1 I W2`WWQ£2 �n�W2=jQ0 I 1 ���tiv�2o 1 � oWp�=2 liQpO�O 1 I �1 DATE: February 18, 2014 SCALE: 1" = 120' FILE NO. 0260 SHEET 4 OF 4 MASTER DEVELOPMENT PLAN APPLICATION FORM f F E B 1 8 2014 -1 - Department of Planning & Development Use Only — s ( FREDERICK COUNTY Application # �f �J ' Date Application Received: '5:) PLANNING AND DEVELOPP PC Meeting Date (� BOS Meeting Date Fee Amount Paid $1. ( Initials: P D Receipt # 55 0 3.5 i 1. Project Title: Snowden Bridge Station 2. Applicant: Name: K&J Investments, LC and North Stephenson, Inc. Telephone: (540) 667-491 9 Address: 1800 Martinsburg Pike Winchester, VA 22603 3. Property Owner (if different than above): Name: Telephone: Address: 4. Design Company: Name: GreyWolfe, Inc. - Gary R. Oates, LS-B, PE Telephone: (540) 667-2001 Address: 1073 Redbud Road Winchester, VA 22603 5. Please list names of all owners, principals, and/or majority stockholders: Keven V. Omps and John E. Omps K&J Investments, LC and North Stephenson, Inc. 6. Magisterial District: Stonewall 9 7. Property Location: 1800 Martinsburg Pike - Near Interstate 81 exit 317 Bounded by CSX to the east, Redbud Road (Rt 661) to the south, and Martinsburg Pike (Rt 11) to the west (Give State Route # and name, distance and direction from intersection) 8. Is this an original or amended Master Development Plan? Original 7 Amended _1. Previous MDP# 9. Property Information: a) Property Identification Number (PIN): ^3-(A},<3.,a<.,<5.,< 50,151.15, A, 152& 43C.(3}2,3, q<A. 5,7A b) Total Acreage: 91.82 c) Current Zoning: M-1 d) Present Use: r � .�: 5ta�.R—a T,i,e,Pa".Re i,.� .8A9,. e) Proposed Uses: Industrial 10. If residential uses are proposed, provide the following: a) Density: b) Number of Units: c) Housing Types: 11. Adjoining Property use and zoning: USE ZONING North Weber's Nursery RA East Graystone Industrial Park South Redbud Road and 1-81 West Rutherford's Crossing and Houses M-1 n/a RA, B-2, and B-3 I h ave r ead t he m aterial i ncluded i n t his pa ckage a nd unde rstand w hat i s r equired b y t he Frederick County Department of Planning and Development. I also understand that the master development pl an s hall include a 11 c ontiguous 1 and unde r single o r c ommon ow nership. A 11 required material w ill b e c omplete pr for to the s ubmission of m y master development pi an application. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): v/ 0,— /� t Owner(s): lut Date: Date: Date: Date: Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of pr operty a djoining t he 1 and w ill be not if ed of t he P lanning C ommission a nd t he Board of Supervisors meetings. For the purpose of this application; adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. T he a pplicant i s r equired t o obt ain t he f ollowing i nformation on e ach a djoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name Michael Weber 1912 Martinsburg Pike Winchester, VA 22603 Property #43-(A)-140 NameCrider and Shockey of WV PO Box 2530 Winchester, VA 22604 Property #43-(A)-158 & 44-(A)-26 Name Rosezella Godlove 288 Redbud Road Winchester, VA 22603 Property #43C-(5)-16, 43C-(5)-17 Name Carol Lyons 1550 Tiffany Ranch Road Arroyo Grande, CA 93420 Property #43C-(3)-8A and 9 Name William Sandy 1744 Martinsburg Pike Winchester, VA 22603 Property #43C-(3)-6 NameCheryl L. DeHaven 1840 Martinsburg Pike Winchester, VA 22603 Property #43-(A)-149 NameR. Wayne Baker 1854 Martinsburg Pike Winchester, VA 22603 Property #43C-(2)-1 Name Harry Ratlief 141 Nulton Lane Winchester, VA 22603 Property#43-(A)-141 Name Rutherford Farm, LLC 8230 Leesburg Pike, Suite 620 Vienna, VA 22182 Property #43-(A)-100, 100F, 100i, 100J m Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Website: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Winchester, Virginia 22601 Phone (540) 665-5651 Facsimile (540) 665-6395 Know All Men By These Presents: That I (We) (Name) K & J Investments, LC (Phone) (540) 667-4919 (Address) 1800 Martinsburg Pike the owner(s) of all those tracts or parcels of land ("Prope rty") convey ed to m e (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. on Page and is described as Parcel: Lot: Block: Section: Subdivision: do hereby make, constitute and appoint: (Name) GreyWolfe, Inc - Gary R. Oates, LS-B, PE (Phone) (540) 667-2001 (Address) 1073 Redbud Road, Winchester, Virginia 22603 To act as my true and lawful attorney -in-fact for and in my (our) nam e, place and ste ad with full power and authority I (we) would have if acting personal] y to file planning applications for in y (our) a bove described Property; including: Rezoning (including proffers) _Conditional Use Permit _Master Development Plan (Preliminary and Final) _Subdivision .Site Plan F_Variance or Appeal My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this da`u day of ear A� 20�_, Signature(s) �F�4� &) State of Virginia, City/County of c.A-" To -wit: L C� a Not ary Public in and for the jurisdiction aforesaid, certify f t erson(s) who sig ned to the foregoing instrum ent personallX a peared before m e and has acknowl ed the same Wfore me in the jurisdiction aforesaid this �oJ"day of` c 20 y . L My Commission Expires: ­­\ 3\ , as t 5 :ary Public \3,, ��C, REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 Phone: (540) 984-5600 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike Winchester, Virginia 22603 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach three (3) copies of the Master Development Plan with this sheet. Applicant's Name: GreyWolfe, Inc - Gary R. Oates, LS-B, PE Telephone: (540) 667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia 22603 Name of development and/or description of the request: Snowden Bridge Station Location of Property: Bounded by Route 11, 1-81 exit 317, and CSX, with Weber's Nursery to the north Virginia Department of Transportation Comments: 4PP attached email from VDOT to GreyvQlfe dated March 12, 2014 Date Received _ Date Reviewed -VDOT USE ONLY - Review Number 1 2 3 4 5 (circle one) Revision Required Date Approved VDOT Signature & Date: c 03.12.2014 ** lease Return Form to Applicant*" 18 Page 1 of 1 Subj: Snowden Bridge Station - VDOT Comments to MDP Date: 3/12/2014 8:31:41 A.M. Eastern Daylight Time From: Lloyd. Ingram(cDVDOT.virginia.gov To: GreyWolfelnc(a,)aol.com CC: Ibishop(c)co.frederick.va.us, Lloyd. ingram(aDVDOT.virginia.gov, Matthew. Smith@vdot.virginia.gov The Master Development Plan for this property appears to have a measurable impact on Route 11, the VDOT facility which would provide access to the property. VDOT finds the MDP acceptable. Once approved by Frederick County, please provide a signed PDF of the plan. 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. Lloyd A. Ingram I Land Development Engineer Virginia Department of Transportation Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA 22824 voice: 540/984-5611 fax: 540/984-5607 e-mail: Lloyd.Ingram@vdot.virginia.gov Tuesday, May 20, 2014 AOL: GreyWolfeInc From:Frederick Co Fire & ,rescue 540 678 4739 OL..6/2014 13:08 #515 P.003/003 REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Fire Marshal Comment Mail to: Frederick County Fire Marshal Attn: Fire Marshal 1080 Coverstone Drive Winchester, Virginia 22602 Hand deliver to: Public Safety Building 1080 Coverstone Drive Winchester, Virginia 22602 Phone: (540) 665-6350 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. ,Please attach two (2) copies of the Master Development Plan with this sheet. Applicant's Name: GreyWoffe, Inc - Gary R. Gates, LS-B, PE Telephone: (540) 667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia 22603 Name of development and/or description of the request: Snowden Bridge Station Location of Property: Bounded by Route 11, 1-81 exit 317, and GSX, with Weber's Nursery to the north Fire Marshal Comments: 22 RECEIVED FEB 19 2014 From:F-ederick Cc Fire & „,,scue 540 678 4739 0,-6/2014 13:06 #515 P.002/003 Frederick C O-Un 'Ftre at�c��esi:L e � - D.epartmettE Office of the Fire Marshal Plan Revie\ir and. CCrnini: lets Control number Date received Date reviewed Date Revised MDP i 4 -0002 2119=14 2/25/2014 Protect Name Applicant Snowden Bridge Station GreyWolfe, Inc - Gary R Oates, LS-B, PE Address City State Zip Applicant Phone 1073 Redbud Rd Winchester VA 22603 540-667-2001 Type Application Tax ID Number Fire District Rescue District Master Development Plan 43-A-150 13 13 Current Zoning Election District M-1 Recommendations Stonewall Automatic Sprinkler System Automatic Fire Alarm System Residential Sprinkler System No No Yes Other recommendation Requirements Emergency Vehicle Access Hydrant Location Fire Lane Required Adequate Not Identified No Siamese Location Roadway/Aisleway Width Special Hazards Not Identified Adequate No Emergency Vehicle Access Comments Access Comments Additional Comments Plan Approval Recommended Reviewed By Sionature REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Public Works Comment Mail -to: Frederick County Public Works Department Attn: County Engineer 107 North Kent Street,., Winchester, Virginia 2266'.1- Hand deliver to: Public Works Department 107 North Kent Street, 2nd Floor Winchester, Virginia 22601 Phone: (540) 665-5643 Applicant: It is your reslamsibility to complete this form as. accurately as possible in order to assist the agency with their review. I?lease•attach two t2).co6ics 6f.thc.Master,Development.Plan_wilh.ihis>shcet. _ .,,�+�. � _ '•r ♦ ,...�:�.+.EF.y s.�-.�":Sall -.._ .. ��.,.t. _ I�,' _�i{ y�.a,r :e.+-''»i.' #-., iL Jw+aaS+:xr«,: 'r.-�l:x,.. ''•31_'t ,',. w..�we'n. +.awm'�• �' m �� ahr;.-: �» . °: _ . Applicant's Name: GreyWolfe. Inc - Gary R. Oates, LS-B, PE Telephone: (540) 667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia 22603 Name of development and/or description of the request: Snowden Bridge Station Location of Property: Bounded by Route 11. k81 exit 317, and CSX, with Weber's Nursery to the north Public Works Comments: -FREDERICK COUNTY PUBLIC WORDS USE ONLY - Date Received. Review Number 1 2 3 4 5 (circle one) Date Reviewed Joni Revision Required Date Approved Signature.& Date: li'l- Please'Return: Forin to:A'pppiici n`t1" , . 1 �Q REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Frederick County Inspections Department Comment Mail to: Frederick County Inspections Department Attn: Building Official 107 North Kent Street, Winchester, Virginia 22601 Hand deliver to: Frederick County Inspections Dept. 107 North Kent Street, 2"d Floor Winchester, Virginia 22601 Phone: (540) 665-5650 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Master Development Plan with this sheet_ Applicant's Name: GreyWolfe, Inc - Gary R. Oates, LS-B, PE Telephone: (540) 667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia 22603 Name of development and/or description of the request: Snowden Bridge Station Location of Property: Bounded by Route 11, 1-81 exit 317, and CSX, with Weber's N to the north A` Inspections Comments:iya®y �? elf FREDERICK COUNTY INSPECTIONS DEPARTMENT USE ONLY - Date Received aei !'f Review Number 12 3 4 5 (circle one) Date Reviewed abilw Revision Required t�/� Date Approved Signature & Date: ** Please Return Form to Applicant** 20 FREDERICK COUNTY SANITATION AUTHORITY Post Office Box 1877 P11. — (540)868-1061 Uwe E. Weindel, P.E. Winchester Virginia 22604-8377 Fax — (540)868-1429 Engineer -Director w-wwAsa-water.com March 17, 2014 Mr. Gary R. Oates GreyWolfe, Inc. 1073 Redbud Road Winchester, Virginia 22603 Ref.: Master Development Comments Snowden Bridge Station Address: 1800 Martinsburg pike Dear Sir: Per your request, a review of the proposed master development plan has been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands thereon. The parcel is in the water and sanitary sewer area served by the Authority. Based on the location both water service and sanitary sewer service is available. Sanitary sewer treatment capacity at the waste water treatment plant is also presently available. Sanitary sewer conveyance capacity and layout will be contingent on the applicant performing a technical analysis of the existing sanitary sewer system within the area to be served and the ability of the existing conveyance system to accept additional load. Likewise, water distribution capacity will require the applicant to perform a technical analysis of the existing system within the area to be served to determine available capacity. Both water and sanitary sewer facilities are located within a reasonable distance from this site. Please be aware that the Authority does not review or comment upon proffers and/or conditions proposed or submitted by the applicant in support of or in conjunction with this master plan, nor does the Authority assume or undertake any responsibility to review or comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to Frederick County. Thank you;q Uwe E. Weindel, PE/' Engineer -Director WATER'S WORTH 1T Request for Street Name Comments Subdivision Plan Review Frederick County Information Technologies, GIS Division Attn: GIS Manager 107 North Kent Street Winchester VA 22601 540-665-5614 The GIS staff will review the proposed street names for this project to ensure that their acceptability into the Frederick County street name system. Please attach one copy of the plan indicating proposed street name's.,, Applicant's Name: Gr V v©� l Q� �j R � �d . i n��l(�P� � V M. Address: o� GO Phone:�y' Name of development and / or description of request: Veserve sx V-� rvxr-*- Location of property: GIS Manager comments: S j f-ta PyN� U E Zia L r-," ad Y erf' S Date.received L d Date revision received Date-first,reviewed Reviewed°and signed.by. Q .-Date revision.reVie'wed _ Reviewed andsigned:by 4-, REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS Frederick County Department of Planning & Development Mail to: Frederick County Department of Planning & Development 107 North Kent Street, Winchester, Virginia 22601 Phone: (540) 665-5651 Hand deliver to: Frederick County Department of Planning & Development 107 North Kent Street, 2nd Floor Winchester, Virginia 22601 Applicant: It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Please attach two (2) copies of the Master Development Plan with this sheet. Applicant's Name: GreyWolfe, Inc - Gary R. Oates, LS-B, PE Telephone: (540) 667-2001 Mailing Address: 1073 Redbud Road, Winchester, Virginia 22603 Name of development and/or description of the request: Snowden Bridge Station Location of Property: Bounded by Route 11, 1-81 exit 317, and CSX, with Weber's Nursery to the north Department of Planning & Development Comments: Date Received _ Date Reviewed _ Revision Required Signature & Date: -PLANNING DEPARTMENT USE ONLY - Review Number 1 2 3 4 5 (circle one) Date Approved ** Please Return Form to Applicant** 19 Frederick County, Virginia Master Development Plan Application Package Required Information Checklist MASTER DEVELOPMENT PLAN The following information must be included on the master development plan. If the submitted . master development plan is incomplete or is missing information, it will not be reviewed and will' be returned to you for revisions. Administrative Information Yes No O 1. Name of proposed development. 2. Name, address, and telephone number of owner. 3. Name, address, and telephone number of developer. 4. Name, address, and telephone number of designer. O 5. Signed certificate of surveyor, engineer, or architect. O o. Date plan prepared and date of revisions. 7. A listing of all conditions placed on the site as a result of a conditional zoning approval. Rezoning file number should _ — be cited. 0 8. A space labeled "Approved by the Director of Planning and Development" for the approval signature and date of approval. O 9. A space labeled "Approved by the County Administrator" for the approval signature and date of approval. 10. Magisterial District. O 11. Sheet size less than 42 inches. Page 13 Frederick County, Virginia Master Development Plan Application Package General Information Yes No 1. Location map (scale 1:2000). 0 2. Scale of the MDP is not to exceed 1:100. 3. North Arrow. O 4. Legend describing all symbols. 5. Surveyed boundaries of all lots and parcels. 6. Acreage of all parcels included in the NMP. 7. Topography contour lines at acceptable intervals. a 8. A schedule of phases, boundary of phases, and order of development. 9. Use, zoning, and property owner of all adjoining properties. 10. Location of proposed uses (location, boundaries, arrangement). 11. Location and treatment of historic structures and sites. 12. 11iistory of all land divisions in relation to this tract. 13. Acreage, Location and boundaries of environmental s features: floodplains, lakes and ponds, wetlands, natural stormwater retention areas, steep slopes, woodlands. 14. Amount and percentage of disturbed and protected land in common open space. 3 Page 14 Frederick County, Virginia Master Development Plan Application Package Residential Develonment Information Yes No 1. Location and dimension of Residenti aration Buffers. 2. Acreage in common open spa -, housing type, in road rights -of -way, and fo a entire development (by Phase). 3. ation and ndaries of housing types. Residential Perfo ce (RP) dimensional requirements should be in ' ated. 4. umber of dwelling is (by type, phase, and in total). 5. Location and configuration f required recreational facilities. Statement of requir d type of facilities to be Infrastructure Information Yes No 1. Location of adjoining streets and utilities. 2. Location, arrangements, and right-of-way widths of roads and property access. ` 3. Location and arrangement of street entrances, driveways, and parking areas. 4. Location of entrances to the development from public streets. 5. Type of road design (rural or urban). 6. Use of inter -parcel connectors. Page 15 Frederick County, Virginia Master DevOopment Plan Application Package 7. Traffic impact analysis. To be submitted to the Virginia Department of Transportation. 8. Location of sewer and water mains with statements / concerning the connection with and availability of facilities. 9. Location and arrangement of electric and gas utilities. Other Design Information Yes No 1. Location of Zoning District and Road Efficiency buffers, and examples specifying the screening to be provided. '. 2. Plan for stormwater management. Location of stormwater facilities. 3. Acreage of each type of environmental protection land. (Amount and percentage of disturbed and protected land in common open space.) Shown in a table format. 4. Amount, boundaries, and location of common open space. (Indicate the percentage of the entire site•fo be placed in common open space.)' 5. Location of environmental protected areas to be included in D_ r� common open space.° Page 16 Frederick County, Virginia Master Development Plan Application Package County Health Department Information Yes No 1 2. Statements and locations pertaining to sewer and water availability. Statements and locations concerning any existing pre- or post -water treatment facilities. Statements and location of any planned private treatment facilities. Page 17 CD AMENDMENT Action: PLANNING COMMISSION: February 15, 2012 - Recommended Approval BOARD OF SUPERVISORS: March 14, 2012 APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #01-12 OF SNOWDEN BRIDGE STATION WHEREAS, Rezoning #01-12 of Snowden Bridge Station, submitted by GreyWolfe, Inc., to rezone 6.512 acres from RA (Rural Areas) District and 6.180 acres from RP (Residential Performance) District to MI (Light Industrial) District, with proffers dated July 18, 2011, last revised on January 9, 2012, to accommodate industrial uses, was considered. The properties are located adjacent to CSX Railroad, 620 feet east of Route 1 l on the north side of Snowden Bridge Boulevard, in the Stonewall Magisterial District, and are identified by Property Identification Numbers 44-A-143, 44-A-144, 43-A-145, 43-A-146 and 43-A- 147. WHEREAS, the Planning Commission held a public hearing on this rezoning on February 15, 2012; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on March 14, 2012; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning .to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to rezone 6.512 acres from RA (Rural Areas) District and 6.180 Acres from RP (Residential Performance). District to M1 (Light Industrial) District, with proffers dated July 18, 2011, last revised on January 9, 2012, to accommodate industrial uses. The conditions voluntarily proffered in writing by the applicant and the property owner are attached. PDRES409-12 Co i200a2612 Rezoning: RZ #a i -12 Property: Area: 12.692 acres Tax Parcels 43-(A)-143 43-(A)-144 43-(A)-145 43-(A)-1.46 43-(A)-147 Record Owners: K & J Investments, LC North Stephenson, Inc. Applicant: GreyWolfe, Inc. — Gary R. Oates, LS-B, PE Project Name: Snowden Bridge Station Original Date of Proffers: July 18, 2011 Revised Date Proffers: January 9, 2012 Magisterial District: Stonewall Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby offer the following proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #pL-12 for rezoning of 6.512 acres from the RA (Rural Areas), and 6.180 acres from RP (Residential Performance) to M-1 (Industrial District), development of the subject property shall be done in conformity with the terms and conditions set forth herein; except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such are approved by the Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this applicant and their legal successors, heirs, or assigns. The subject properties, as recorded in the Frederick County Circuit Court Clerk's Office, are more particularly described as the lands conveyed to: o North Stephenson, Inc. from Warren Ray Sales and Connie Jean Sales in Deed Book 751, Page 1431, dated October 10, 1990 — [43-(A)-143] ® K & J Investments, LC, from Florence Trenary 4020007399 dated May 6, 2002, and Deed of Correction #110007194 — [43-(A)-144 and 43-(A)-1461 0 o.O ry s K & J Investments; LC, from William Buhl 11080006163 dated May 20, 2008, and Deed of Correction 9110007195 — [43-(A)-145] s North Stephenson, Inc. from H. Smith Dorsey and Winifred K. Dorsey in Deed Book 668, Page 229, dated December 23, 1987 — [43-(A)-147] 1. Transportation a. Ezra Lane The applicants proffer to construct Ezra Lane in the general location shown on the attached plat from Snowden Bridge Blvd to Nulton Lane. The road will be built to VDOT standards for public use as a two-lane urban road per the Comprehensive Plan. Access to the properties shall be limited to commercial entrances on the proposed Ezra Avenue. The final locations will be subject to VDOT review and approval once a site plan is submitted. This right of way and constructed road will be dedicated to the County of Frederick when it meets the Commonwealth's criteria for acceptance. b. Signalization / i. The applicants hereby proffer to install the warranted signalization improvements at the intersection of Snowden Bridge Blvd and Ezra Lane, as specified by VDOT. The final design, location, and date of completion of the improvements will be determined by the Virginia Department of Transportation (VDOT). / 2. Fire & Rescue — Monetary Contributions The applicant hereby voluntarily proffers a cash contribution to the Treasurer of Frederick County, Virginia, of $0.10 per building square foot to be disbursed to the Frederick County Fire and Rescue Department, to be paid prior to each final site plan approval. The tern "building square foot" shall be the combined floor area for each story. 3. Water and Sewer / The applicant proffers to construct water and sewer to along Ezra Lane and will provide an easement, needed, to allow the adjacent properties to connect. 2 The conditions proffered above shall be binding upon heirs; executors; administrators; assigns; and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions; the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code and Ordinance. Respectfully Submitted: By: J(aA-' -J� Crtz • z Keven Voyne Omps Date Manager, K & J Investments, LC \Z lm Ezra Omps v bate President, North Stephenson, Inc. Commonwealth of Virginia, City/County of ��t>r. ,��,2\L1_ To Wit: The foregoing instrument was acknowledged before me this By My Commission Expires day of�� Notary PulAic CD c� CID D - �� z Z3 s eo � J s T EXIT 317 Sl TE ROUTE 37 SCALE 1 "= 2000' METES AND BOUNDS DESCRIPTION The area describe herein denotes parcels to be rezoned from RA and RP to M-1 per the Frederick County Zoning Ordinance. This areas is comprised of Tax Parcels 43-(A)-144, 145, & 146 and portions of Tax Parcels 43-(A)-143 and 147. This area fronts the western side of CSX Railroad in the Stonewall Magisterial District, Frederick County; Virginia, and is further described by metes and bounds as follows: Beginning at a 112" iron rod found on the southeast corner off Tax Parcel 43-(A)-147 located on the CSX right of way; Thence with the boundary of 43-(A)-147, N 51 °21'10" W - 784,84' to a point on the boundary being the western side of the proposed right of way of the future road; Thence with the proposed right of way and through Tax Parcels 43-(A)-147 and 43-(.4)-143 for the following 2 courses; N 38138'40" E-121.15'to a point; with a curve to the right, Radius=780.00, arc=510.97, A=37131'02", Chord=N 57124'41 " E - 501.88' to a point in the line with Weber's Nursery; Thence with the boundary of Webers Nursery 5 59114'17" E - 887.94' to a 1/2" iron rod on the CSX right of way, - Thence with CSX right of way for the following 4 courses; 5 59 030'07" W - 420.80' to a paint; with a curve to the left Radios=2881.93', Arc=43.32, A=00151'39", Chord=5 59104'00" W - 43,32' to a point; N 30129'53" W - 4,00'to a point, with a curve to the left Radius=2886.93', Arc=298.95, A=0515559", Chord=S 55140'17" W - 298.82' to the point of beginning. Containing 12.692 acres. NOTES 1. A TITLE REPORT HAS NOT BEEN FURNISHED; THEREFORE, EASEMENTS OR ENCUMBRANCES MAY EXIST THAT ARE NOT SHOV✓N. 2. THERE WERE NO CEMETERIES OBSERVED ON THIS SITE. 3. THIS IS NOT A BOUNDARY SURVEY. 4. CURRENT OWNER OF RECORD IS K & I INVESTMENTS, LC AND NORTH STEPHENSON, INC.. 5. THE TOTAL AREA OF 12.692 ACRES INCLUDES 0.887 ACRES TO BE DEDIG1TED FOR A PUBLIC ROAD. FINAL PLAT OF <-PLiH OF L/I A PROPOSED REZONING ON THE LANDS OF K & I INVESTMENTS, LC and NORTH STEPHENSON, INC. PARCELS 43-(A)-144, 145, & 145 AND 2 PORTIONS OF PARCELSPARCELS 43-(A)-143 & 147 U 9ARV dI0 E' STONEWALL f IAGISTERIAL DISTRICT, FREDERICK COUNTY VIRGINIA Nd. 1518-B 1073 Redbud Road t-c•ie. •�� ���®��� Inc.Winchester, VA22603 4 9 Grey 141olfeinc@aol. com ENO SURv�yO Land Surveying and Consulting 540-667=2001 OFC 1l' 540-545-4001 FAX SHEET 1 OF ? FILE NO: 0260 DATE: JANUARY 6, 2012 SCALE: CD 1 I I I 1 43-(A)-148 —1 K&) INVESTMENTS, LC 1 ZONED: RP I ROUTE 11 200, 0' 200' o N G A 1 No m 1 Zv 1 �i GRAPHIC SCALE O p mkt, m vN � t a e. ©e I I RATLIEF RP 41 I -ZONED: 43-(A)-142 1 K&) INVESTMENTS, LC 43 (AJ 143 )" E ` -ZONED: RP- NORTH STEPHENSON, INC ZONED: RP to LANE ,/��,)/� I � rn m z 1 � 1 0 N. 43-(A)-151 NORTH STEPHENSON INC. 1 ZONED: M-1 Z: I Z I � 1 _ I t I � I A , C1 m CSY, RAILROAD--+—���C A n n GRAYSTONE INDUSTRIAL PARK ZONED: Al -I f0.887 ACRES TO BE D CA HT OF WAYBLIC 11t � 1 1 43-(A)-140 MICHAEL WEBER 43-(A)-144 ZONED: RA t 1 K&J INVESTMENTS, LC 11 I ZONED: RP 43-(A)-145 K&IIANESTMENTS, LC 43-(A)-147 -ZONED: RP - m NORTH STEPHENSON, INC ZONED: RA t m I V 4 t l t 43 (A) 146 K&) INVESTMENTS, LC C-3 ZONED: RP N 30°29'S3" IN - 4.00' C2 080' GRA)STOM INDUSTRIAL PARK ` \ ZONED: Al-1 RADIUS ARC DELTA BEARING CHORD I DIRECTION C-1 780.00' 510.970' 37032'02" N57°24'41`E 501,882' CIN C-2 2882.930 43.316' 00°51'39" 559°04'00"W 43.315' 1 C-CW C-3 2886.930 298.952' 05°5559" S 55°4017" W 298.818' C-CW pP-TH OF V QG, o�, I u GARY�R.OATES NO! 1518-B lq+e SUR\J FILE NO: 0260 FINAL PLAT OF A PROPOSED REZONING ON THE LANDS OF K & I INVESTMENTS, LC and NORTH STEPHENSON, INC. —P� 43-(A)-144, 145, & 145 AND PORTIONS OF PARCELSPARCELS 43-(A)-143 & 147 STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA µ p 1073 Redbud Road ra eypp®�tp®Lfey Inc. Winchester, VA22603 ® � Land Surveying and Consulting Grey141olfeIncC@aol.com ` 540-667-2001 OFC 540-545-4001 FAX DATE: JANUARY 6, 2012 SCALE: 1 " = 200' 1 SHEET 2 OF 2 ROUTE 11 I �1 1 Z Z 1+ I 1 N 1 1 Q 77, m —t K&> INVESTMENTS, LC ZONED: RP 5 3 I I 93-(A)-ISI NORTH STErPNENSON, INC. ZONED: M-1 r= r r. s CSX RAILROAD GRAYSTONE INDUSTRIAL PARK ZONED: M-1 200' 0' 200' GRAPHIC SCALE RATLIEF I ZONED: RP i 43-(AJ-141 K&IINVESTMENTS, LC E j —ZONED: RP— r. 43A)-144 1 l K&1 INVESTMENTS, L( `0 9 fA � 1 K83I ZON i N 30°2953' W - 4 I C7 ` GRAYSTONE \ O` INDUSTRIAL PARK \ _ ZONED: M-1 \ - , � •. ZONED: RP 93- AJ-145 K&11NVE�STMENTS, 93-((A))-147 —ZONED: RP RTN STEPNENSON, INC ZONED: RA � r r 43 A 143 NORTH ST P ENSON, INC ZONED: RP t0.887 ACRES TO BE DEDICATED FOR PUBLIC RIGHT OF WAY LC v 43-(A)-140 MICHAEL WEBER ZONED: RA 0 RADIUS ARC DELTA BEARING CHORD DIRECAON C-1 780.00' 510.970' 37032 02" N 57024 41 "E 501,882' CW C-1 2882.930 43.316' 00°5139' S 59°04'00" W 43.315' C-CW C-3 2886.930 298.952' 05°5559" S 55'40'17- W 298.818' C-CW FINAL PLAT OF Op A PROPOSED REZONING ON THE LANDS OF �PLTH r�c� P HDENSON, INC. NORTH& TE K & J INVEST RENT C and 43 145 ? PORTIONS OF PARCELSPARCELS 43-(A)-143 & 147 U GARY R. OATES D STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA No. 1518-B RedbuARoad Winchester, VA 22603 GreyWolfe, Inc. inch �-77 O� Vp _ GreyWolfelnc@aol.com Land Surveying and Consulting SUR%j 540-667-2001 OFC IF 540-545-4001 fAX FILE NO: 0260 DATE: JANUARY 6, 2012 SCALE: 1 " = 200' SHEET 2 OF 2 0 00 Cr, AMENDMENT Action: PLANNING COMMISSION: April 6, 2005 - Recommended Approval BOARD OF SUPERVISORS: April 26, 2005 S� APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #03-05 FOR NORTH STEPHENSON, INC. WHEREAS, Rezoning 03-05 for North Stephenson, Inc., was submitted by Greenway Engineering to rezone 79.13 acres from RA (Rural Areas) District to M1 (Light Industrial) District. These properties front on the east side of Martinsburg Pike (Route I 1 North), just north of the Interstate 81 Exit 317 northbound off -ramp, immediately northeast of Redbud Road (Route 661), in the Stonewall Magisterial District, and are identified by Property Identification Numbers (PINs) 43-A-I 50, 43-A-151, 43-A-151 A, 43-A-152, 43C- 3-2. 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5 and 43C-3-7A. WHEREAS, the Planning Commission held a public hearing on this rezoning on April 6, 2005; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on April 26, 2005; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 79.13 acres from RA (Rural Areas) District to MI (Light Industrial) District, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes. # 17-05 This ordinance shall be in effect on the date of adoption. Passed this 26th day of April, 2005 by the following recorded vote: Richard C. Shickle- Chairman Gina A. Forrester Lynda J. Tyler Gene E. Fisher Aye Barbara E. Van Osten Aye Aye Gary Dove Aye Aye Bill M. Ewing Aye Aye A COPY ATTEST Joh ?`Riley, Jr. Frederick County Administrator PDRes. r 17-05 Greenway Engineering October 13, 2004 North Stephenson, hic. Rezoning Revised January 3, 2005 Revised May 13, 2005 PROPOSED PROFFER STATEMENT REZONING: RZ# 03-05 Rural Areas District (RA) to Light Industrial District (M1) with Proffers PROPERTY: 79.13 acres +/-; Tax Parcels #43-((A))-150, 43-((A))-151, 43-((A))-15IA, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, 43C-((3))-7A RECORD OWNER: North Stephenson, Inc. APPLICANT: -North Stephenson, Inc. (here -in after "the applicants") PROJECT NAME: North Stephenson, Inc. - Light Industrial Rezoning ORIGINAL DATE OF PROFFERS: October 13, 2004 REVISION DATE: May 13, 2005 Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended; and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 03 -05 for the rezoning of the 79.13-acres tract from the Rural Areas (RA) District, to Light Industrial (M1) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with the. said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon the applicants and their legal successors, heirs, or assigns. The subject property is more particularly described as the land owned by North Stephenson, Inc. being all of Tax Map Parcels 43-((A))-150, 43-((A))-151, 43-((A))- 151A, 43-((A))-152, 43C-((3))-2, 43C-((3))-3, 43C-((3))-4, 43C-((3))-4A, 43C-((3))-5, and 43C-((3))-7A, as evidence by recorded property deeds in the Frederick County Clerk of Court Office included with this rezoning proposal. File H3485/EAW Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 PROJECT PROFFER STATEMENT 1.) Trans 6rtation The applicants hereby proffer to construct, or cause for the construction of dual southbound left turn lanes on Martinsburg Pike (U.S. Route 11 Q North) at the major collector road intersection with Renzi Drive at the Rutherford's Farm Industrial Park. The southbound dual left turn lanes will be constructed at the same time that the Rutherford's Farm Industrial Park improvements to Martinsburg Pike are constructed. b) The applicants hereby proffer to construct, or cause for the construction of a right turn lane within the Martinsburg Pike (U.S. Route 11 North) right- of=way at a location and distance acceptable to VDOT between the 11n��/tersection of Redbud Road (Route 661) and the major collector road 1tersection serving as the primary entrance to the 79.13-acre project site. A traffic study will be prepared and submitted to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to allow VDOT to determine when the proffered improvement is warranted. c) The applicants hereby proffer to provide for the dedication of right-of-way and for the allowance of temporary construction easements needed for the ultimate design of the major collector road fi•om the CSX railroad to Martinsburg Pike. The dedicated right-of-way shall provide for the improvements identified from station 10+00 to station 24+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which is included as an exhibit with this proffer statement. The applicants further proffer to provide for the dedication of right-of-way acceptable to VDOT for the purpose of providing a right turn lane from the major collector road onto the internal street connection located at station 17+00 on the subject exhibit. d) The applicants hereby proffer to enter into a signalization agreement with VDOT for the provision of a traffic signal at the major collector road intersection with Martinsburg Pike, which will align with Renzi Drive at the Rutherford's Farm Industrial Park. The signalization agreement shall provide for the pro-rata share of the traffic signal based on the projected traffic volumes identified in the Traffic Impact Analysis (TIA) compared to the projected traffic volumes identified in the TIA for the Rutherford's Farm Industrial Park and the TIA for the Stephenson Village Residential Planned Conununity. Pile N3485/EAW Greenway Engineering October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 The applicants hereby proffer to prepare and submit a traffic study to VDOT as a component of the site development plan for each proposed land use on the 79.13-acre site to a determine the portion of the major collector road that will be required to be constructed based on the impacts as ociated with each future land use. f) The applicants hereby proffer to dedicate right -of --way to VDOT along Redbud Road for future improvements to the Interstate 81 Exit 317 interchange area. This right-of-way shall be dedicated to VDOT within 180 days of final engineering plan approval. The preparation of right-of- way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. g) The applicants hereby proffer to dedicate a 50-foot right-of-way and provide temporary construction easements to VDOT for the purpose of realigning Redbud Road (Route 661) from the current intersection at Martinsburg Pike (U.S. Route 11 North) to connect to the major collector road on the subject site. The purpose of the 50-foot right-of-way dedication and temporary construction easements is to provide VDOT and Frederick County with an appropriate alternative to relocate Redbud Road. The dedicated 50-foot right-of-way will cormect to the intersection that is identified at station 17+00 on the Stephenson Village Major Collector Road Plan and CSX Crossing prepared by Greenway Engineering and dated October 2004, which .is included as an exhibit with this proffer statement. The location of the 50-foot right-of-way to connect to this intersection will be agreed upon by VDOT and the property owners to allow for a minimum 25 mph geometric design criteria and will be made available at such a time that VDOT deems necessary. The preparation of right-of-way dedication plats and legal documents associated with this dedication shall be prepared by parties other than the applicants. The construction of the realigned portion of Redbud Road shall occur by parties other than the applicants. h) The applicants hereby proffer to prohibit commercial entrances along the western property line on tax parcel 43-((A))-152 adjoining the Redbud Road (Route 661) right-of-way. This proffer is intended to prohibit commercial entrance locations on the current alignment of Redbud Road and is not intended to prohibit commercial entrances internally to the subject site should Redbud Road be realigned through the subject site resulting from the widening of Interstate 81. Pile H3485/EAw 3 r' ��f ' r Greenway En Leering 2. ructural Development October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 The applicants hereby proffer to limit the structural development on the 79.13-acre to a maximum of 800,000 square -feet of total floor area. 3.) E vironmental Protection The fpplicants hereby proffer to provide for the delineation of karst features located i e 79.13-acre site as a condition of master development plan approval. The ants further proffer to conduct geotechnical analysis for each site plan in which ural development or other site improvements are located within 50 feet of fied karst features. The geotechnical analysis reports and methods for treatment of impacts shall be provided to the Frederick County Engineer for review and approval as a condition of site development plan approval. 4.) Viewshed Mitigation 1 The applicants hereby proffer to prohibit the placement of freestanding and building mounted illuminated -and non -illuminated business signs facing the eastern property line of tax map'parcel 43-((A))-152 to mitigate viewshed impacts from the 3`d Winchestcr-Core Battlefield Area. 5.) Fire and Rescue Monetary Contribution The applicants hereby proffer to provide a monetary contribution of $0.01 per square foot of structural development on the 79.13-acre site occurring subsequent to rezoning approval. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for structural development, which may generate a maximum monetary contribution of $8,000.00 based on theproffered maximum square footage of structural development. The applicants monetary contribution will be directed to the Clearbrook Volunteer Fire and Rescue Company, which will provide first due response to the subject site. 6.) Martinsburg Pike Corridor Enhancement The applicants hereby proffer to provide corridor enhancements along Martinsburg Pike. The location and type of enhancements for this corridor will be identified on the Master Development Plan for the 79.13-acre project site. File 83435/EAN 4 Greenway Engineering 7.) Signatures October 13, 2004 North Stephenson, Inc. Rezoning Revised January 3, 2005 Revised May 13, 2005 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: North Stephenson, Inc. By:_;,, r Srp� C� 11105 Keven Omps Date n 1 By: / C� 1 05 10l i mps Date Commonwealth of Virginia, City/County of �4� �`Q\Cy�- To Wit: s-t" The foregoing instrument was acknowledged before p.W this I day ofe- 20oS by full Notary Public My Commission Expires -LA 3l a Uu1 File N3485/EAW 5 CO G:3 0:11 Tlvs ordinance shall be in effect on the date of adoption. Passed this 14th day of March, 2012 by the following recorded vote: Richard C. Shickle, Chairman Aye Gary A. Lofton Aye Ross P. Spicer Aye Bill M. Ewing Aye Gene E. Fisher Aye Charles S. DeHaven, Jr. Aye Christopher E. Collins Aye A COPY ATTEST John R. R ldy; Jr) V Frederic County Administrator viRGIMA: FRE DERICK COUNTY -SCE This instrument of writing was produced to me on �` f / � /� at � , � Z �• i� and with certificate acknowledgement thereto annexed was admitted to record. Tax imposed by Sec. 58.1-802 of PDRES#09-12 $�, and 58.1.801 have been paid, if assessable. j4a-� , Clerk COUNT of FFIREEEDCEORII YC Department of Planning and Development 540/665-5651 FAX: 540/665-6395 March 28, 2014 Mr. Gary Oates GreyWolfe, Inc. 1073 Redbud Road Winchester, Virginia 22603 RE: Master Development Plan for Snowden Bridge Station Property Identification Numbers (PINs): 43-A-150, 43-A-151, 43-A-151A, 43- A-152, 43C-(3)-2, 43C-(3)-3, 43C-(3)-4, 43C-(3)-4A, 43C-(3)-5, 43C-(3)-7A, 43-A-143, 43-A-144, 43-A-145, 43-A-146, 43-A-147 Dear Gary: Thank you for providing me with the opportunity to review the master development plan for the development referred to as Snowden Bridge Station. Please adequately address each of the comments listed below: Preliminary Review Comments: 1. Owner Information. On the coversheet add North Stephenson. 2. Notes. Statements regarding water and sewer availability need to be provided on the MDP. 3. Proffered Corridor Enhancements. The proffers stated that the corridor enhancements would be detailed at the MDP stage. The MDP only shows a split rail fence as the enhancement. Landscaping enhancements also need to be provided. 4. Existing Improvements. On sheet 2 all existing road improvements need to be shown, including the constructed portion of Snowden Bride Boulevard and the turn lanes on Martinsburg Pike. 5. Sidewalk. A five foot sidewalk is required along Martinsburg Pike. 6. Proffered Improvements. On sheet 2 label future proffered improvements. 7. Ezra Lane (North). Show the proffered constricted portion of Ezra Lane from Snowden Bridge Blvd to Nulton Lane. 8. Snowden Bride Construction. Label the proffers that apply to the construction of Snowden Bridge Boulevard and who is responsible for the segments. 9. Site Access. Indicate how the property will be accessed. Currently the site is accessed via the currently constructed segment of Snowden Bridge Boulevard; however, the property cannot be subdivided. without additional state road frontage and access. Indicate if the applicant intends to construct a portion of Ezra Lane (South of Snowden) to provide for site access since lRedbud Road cannot be used for access. 10. Karst Features. The MDP needs to delineate all karst features on the site. 107 North Kent Street, Suite 202 - Winchester; Virginia 22601-5000 r, �-.t �� Mr. Gary Oates, Grey Wolfe, Inc. RE: Snowden Bridge Station March 28, 2014 Page 2 11. Buffer. The category C buffer limits shown on sheet 2 needs to be revised. In order to continue the review of this Master Development Plan, you will need to submit all review agency approvals to this department. Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Approvals are required from the following agencies: Frederick County Fire Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department o."G.IS., Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, Candice E. Perkins, AICP Senior Planner CEP./diw Attachment TRANSMITTAL LETTER GREYWOLFE, INC. 1073 REDBUD ROAD • WINCHESTER, VA 22603 6" �i- ��� (540) 667-2001 • (540) 545-4001 FAX A GREYWOLFEINC@AOL.COM Frederick County Planning & Development May 9, 2014 107 North Kent Street Winchester, VA 22603 Attn: Candice Perkins Subject: Snowden Bridge Master Plan Ms. Perkins: Attached is a revised copy of the MDP with your comments addressed. Thank you, Gar R. Oates, LS-B, PE GreyWolfe, Inc H [E@�qR0 MAY 9 2014 FREDERICK COUNTY i Document Approval Form awc F E B 1 8 2014 FREDERICK COUNTY PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL. PLEASE PROVIDE COMMENTS AS TO WHAT YOU WOULD LIKE TO HAVE COMPLETED. Initials Candice Mark Dave Eric Mike John COMMENTS: Date & Time Received by Clerical Staff (Date & Time): P lb -5 ( I ) q (S:Oftice on Blackbox\Forms\Document Approval Form — 12/27/13) � �f �:.....s; A r � � 'p t��7 'QQQ - A •.. > # �:� bii z ' � A '� . �,a1 � .. � �.. ..J �.,..�.a •L,.. �. e,...w�..r... ... .... ..... ..... '..,,..�,�,p �(rlUUJ CAA`(\ r N w DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA GIS, MAPPING, GRAPHICS WORK REQUEST DATE RECEIVED: REQUESTED COMPLETION DATE: `5 I ?T REQUESTING AGENT: Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: FAX: DESCRIPTION OF REQUEST: (Write additional information on back of request) E,o, ��� r�P N S �3 (�i -1y3� 1c),`11 PAD DI 151 A DIGITAL: PAPER: FAX: E-MAIL: 9, SIZES: COLOR: BLACK/WHITE: NUMBER OF COPIES: STAFF MEMBER: HOURS REQUIRED: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) w t> �-�i 0 5 I") ea--T�l dt-Al 4-r c' 1 o -!q3; 1y41 IL4S, )yG, 14�► Adj oining 6 I ) e'A op rty Ow ers z4) qA) 5 ASTER DEVELOPMENT PLAN Owners of pr operty a djoining t he 1 and w ill be not ified of t he P lanning C ommission a nd t he Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. T he a pplicant i s r equired t o obt ain t he f ollowing i nformation on e ach a djoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name Michael Weber 1912 Martinsburg Pike Winchester, VA 22603 Property #43-(A)-140 NameCrider and Shockey of WV PO Box 2530 Winchester, VA 22604 Property #43-(A)-158 & 44-(A)-26 Name Rosezella Godlove 288 Redbud Road Winchester, VA 22603 Property'#43C-(5)-16, 43C-(5)-17 Name Carol Lyons 1550 Tiffany Ranch Road Arroyo Grande, CA 93420 Property #43C-(3)-8A and 9 Name William Sandy 1744 Martinsburg Pike Winchester, VA 22603 Property #43C-(3)-6 NameCheryl L. DeHaven 1840 Martinsburg Pike Winchester, VA 22603 property#43-(A)-149 NameR. Wayne Baker 1854 Martinsburg Pike Winchester, VA 22603 Property-#43C=(2)=1 NameHarry Ratlief 141 Nulton Lane Winchester, VA 22603 Property #43-(A)--141 Name Rutherford Farm, LLC 8230 Leesburg Pike, Suite 620 Vienna, VA 22182 Property #43.(A)-100; 1 OOF, 100i; 1001 rn\-D ► MCA' -I�}3 ly�t 14S 1 : _IgI 150r 451; i IAf �S y�� tAdjoining Property Owners 5_� MASTER DEVELOPMENT PLAN v� V J V To: Barbara -Data Processing From: Pam-P,I�nning Dept. Please pri t ``1i sets of labels by 'o i Thanks! Owners of property adjoining t he 1 and w ill be not ified of the P lanning C ommission and the Board of Supervisors meetings. For the purpose of this application; adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right-of-way, a private right-of-way, or a watercourse from the requested property. T he a pplicant i s r equired t o obt ain t he f ollowing i nformation on e ach a djoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. Name and Property Identification Number Address Name Michael Weber 1912 Martinsburg Pike Winchester, VA 22603 Property 9.43-(A)-140 -1 NameCrider and Shockey of WV PO Box 2530 Winchester, VA 22604 Property#43-(A)-158 & 44-(A)-26, Name Rosezella Godlove 288 Redbud Road Winchester, VA 22603 Property #43C-(5)-16, 43C-(5)=1.7 Name Carol Lyons 1550 Tiffany Ranch Road Arroyo Grande, CA 93420 Property#43C-(3)-8A and 9 J Name William Sandy 1744 Martinsburg Pike Winchester, VA 22603 Property#43C-(3)-6 NameCheryl L. DeHaven 1840 Martinsburg Pike Winchester, VA 22603 Property #43-(A)-149� Name R. Wayne Baker 1854 Martinsburg Pike Winchester, VA 22603 Property #43C-(2)-1 Name Harry Ratlief 141 Nulton Lane Winchester, VA 22603 Property-#43=(A)-141- Name Rutherford Farm, LLC 8230 Leesburg Pike, Suite 620 -Vienna, VA 22182 Property#43=(A)7i- 1 OOF 100i---1 DOJ= To R �� s t VA COUNTY of FREDERICK Department of Planning and Development 540/ 665-5651 NOTIFICATION OF PUBLIC MEETING June 6, 2014 Fax: 540/ 665-6395 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS(S) RE: MASTER DEVELOPMENT PLAN #05-14 OF SNOWDEN BRIDGE STATION You are hereby notified of a Frederick County Planning Commission Public Meeting being held on Wednesday, June 18, 2014 at 7.00 p.m. and a Board of Supervisors Public Meeting being held on Wednesday, July 9, 2014 at 7.00 p.m., in the Board Room of the Frederick County Administration Building at 107 N. Kent Street, Winchester, Virginia to consider the following application: Master Development Plan #05-14 for Snowden Bridge Station, submitted by GreyWolfe to develop 91.82 acres of land zoned M1 (Light Industrial) with industrial uses. The subject properties are located at 1800 Martinsburg Pike — near Interstate 81 North exit 317 and bounded by CSX to the east, Redbud Road (Route 661) to the south, and Martinsburg Pike (Route 11) to the west in the Stonewall Magisterial District, and are identified by Property Identification Numbers 43-A-143, 44-A-144, 43-A-145, 43-A-146, 43-A-147, 43-A-150, 43- A-151, 43-A-152, 43C-3-2, 43C-3-3, 43C-3-4, 43C-3-4A, 43C-3-5, and 43C-3-7A. Please note this item is presented for informational purposes only. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia. Information regarding this application will also be available via the Planning Department's Web Page at www.co.frederick.va.us. Sincerely, Candice E. Perkins, AICP Senior Planner CEP/pd 107 North Kent Street, Suite 202 9 Winchester, Virginia 22601-5000 Easy Peel® Labels s ®i Bend along line to wANES2Y®5161® Use Avery® Template 51610 Feed Paper ®� expose Pop-up EdgeT"" 43C - 3- - 4- NORTH STEPHENSON INC 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43C - 3- - 4-A NORTH STEPHENSON INC 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43C - 3- - 5- NORTH STEPHENSON INC 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43C - 3- - 7-A NORTH STEPHENSON INC 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43 - A- - 140- WEBER MICHAEL S 1912 MARTINSBURG PIKE WINCHESTER VA 22603.4708 43C - 3- - 4- NORTH STEPHENSON INC 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43C - 3- - 4-A NORTH STEPHENSON INC 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43C - 3- - 5- NORTH STEPHENSON INC 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43C - 3- - 7-A NORTH STEPHENSON INC 1800 MARTINSBURG PIKE WINCHESTER VA 22603.4707 43 - A- - 140- WEBER MICHAEL S 1912 MARTINSBURG PIKE WINCHESTER VA 22603-4708 Etiquettes faciles A peter Utilisez le gabarit AVERY® 51610 Sens de chargement b Repliez a la hachure afin de www.avery.com reveler le rebord Pop-upAc 1-800-GO-AVERY I C; � 1 •1 ii f I71 i -r t Q I I t r r \` OF _ 1 • 1 o: i� (i t� Easy PeelO Labels O e Use AveryO Template 51610 Feed Paper ® j Bend along line to �AVERY05161O expose Pop-up Edge rM j 43 - A- - 158- CRIDER & SHOCKEY INC OF WV PO BOX 2530 WINCHESTER VA 22604.1729 44 - A- - 26- CRIDER & SHOCKEY INC OF WV PO BOX 2530 WINCHESTER VA 22604-1729 43C - 5- - 16- GODLOVE ROSEZELLA D 288 REDBUD RD WINCHESTER VA 43C - 5- - 17- GODLOVE ROSEZELLA D 288 REDBUD RD WINCHESTER VA 43C - 3- - 8-A LYONS CAROL R LYONS RONALD S 1550 TIFFANY RANCH RD ARROYO GRANDE CA 43 - A- - 158- CRIDER & SHOCKEY INC OF WV PO BOX 2530 WINCHESTER VA 22604.1729 44 - A- - 26- CRIDER & SHOCKEY INC OF WV PO BOX 2530 WINCHESTER VA 22604.1729 43C - 5- - 16- GODLOVE ROSEZELLA D 288 REDBUD RD 22603.4733 WINCHESTER VA 43C - 5- - 17- GODLOVE ROSEZELLA D 288 REDBUD RD 22603.4733 WINCHESTER VA 93420.4971 Etiquettes faciles A peler Utilisez le gabarit AVERYO 51610 Sens de chargement ' j 43C - 3- - 8-A LYONS CAROL R LYONS RONALD S 1550 TIFFANY RANCH RD ARROYO GRANDE CA Repliez a la hachure afin de reveler le rebord Pop-up"c 22603.4733 22603.4733 93420.4971 www.avery.com 1-800-GO-AVERY j \ l _ �, i ) I � ��{ 1_ 0. -�J .') 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