HomeMy WebLinkAbout17-99 Central Coca-Cola Bottling Company, Inc. Back Creek - Backfile (2)Subdivision Checklist
1. Comment sheets from the following agencies, along with any marked copies of the
plan: (Comment sheets not required if approved MDP is associated with this
subdivision)
VDOT City of Winchester
t/ Sanitation Authority Health Department
Inspections Department Parks & Recreation
V'*� Fire Marshal County Engineer
� ry. � ( 1 111J1J114QL1V111GVG1VGLL.
Fee paid (amount: $ . 70 • )
Information entered in d-BASE and Reference Manual
�P • 2,- Rq RJZ,`,File given to Renee' to add to Application Action Summary
p 1 Plat(s) signed by Subdivision Administrator
Approval letter to applicant/agent
j - Copy of final subdivision plat(s) [with signatures] made and given to Mapping
and Graphics manager for structure numbering assignment
(/ Updated d-BASE and Reference Manual
y/ 014 File given to Renee' to update Application Action Summary
Final plat(s) submitted with review agency signatures along with:
Recorded deed of dedication
Bond estimate (if required) $
O:AOpenfions ManuaRsubdivision.trk Fro F / ,V, "1 —7 1), J -
Revised. 11/30/98
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ORDER
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
March 30, 1998
Triad Engineering
Attn: Steven L. Patton, P.E.
P.O. Box 2397
Winchester, VA 22604
Dear Steve:
I have had an opportunity to review the above referenced plan. As you know, the approval of this
master development plan is contingent upon rezoning approval by the Frederick County Board
of Supervisors. The review comments provided in this letter are subject to change should
additional issues arise during the Planning Commission and Board of Supervisors consideration
of the rezoning application. To that end, I offer the following comments:
1) Please include a date, along with your signature, on the P.E. Seal for the final plans.
2) Please incorporate the conditions that are delineated in the proffer statement on the final
plans.
3) Please provide the name Valley Pike for Route 11 on the vicinity map.
4) Please remove the metes and bounds description for the internal lot lines as indicated on
the redlined plan.
5) Please provide a schedule of phases as indicated on the redlined plan. (Note #9 and
Drawing)
6) Please provide the Property Identification Number (P.I.N.) For all adjoining properties
as indicated on the redlined plan.
7) Please enlarge the road names for Route 651 and Route 652.
8) Please revise the internal property line symbol to establish the dedicated right-of-way
limits as indicated on the redlined plan.
9) Please provide the approximate location for access into Lot 3 and Lot 4.
10) Please provide the location and limits of the proposed buffer along Apple Valley Road and
include a cross section that demonstrates how this buffer will be developed.
11) The disturbance of steep slopes in excess on 25% is only permitted by Board of Supervisor
waiver. This provision is found in Chapter 165-31(6) of the County Code. This item will
be discussed during the Planning Commission and Board of Supervisor review of the
master development plan. Should this waiver be granted, a notation will need to be
included on the final plan which accounts for this action.
107 North Kent Street • Winchester, Virginia 22601-5000
Patton Letter
Page -2-
March 30, 1998
It is my understanding that the applicant desires to have this master development plan placed on
the May 6, 1998 Planning Commission agenda. The inclusion of this master development plan
on that agenda is contingent upon rezoning approval by the Board of Supervisors during their
April 22, 1998 meeting. Should approval of the rezoning occur, our department will need the
following information submitted by April 13, 1998:
• The master development plan application with appropriate signatures and a listing of all
adjoining property owners.
• Thirty (30) copies of the preliminary master development plan.
• Review agency comments from the Virginia Department of Transportation, the Frederick
County Sanitation Authority, the Building Inspections Department, the Public Works
Department, and the Fire Marshal.
• The application review fee of $3,705.30, made payable to the Treasurer of Frederick
County.
• A 35mm slide of the drawing or a diskette of the digital image (saved as a .dwg file in
AutoCad).
I hope that the information in this letter is beneficial to you. Please find enclosed a redlined copy
of the master development plan for you use. Please contact me if you have any questions
regarding this information, or if 1 may be of further assistance.
Sincerely,
v r�
Evan A. Wyatt
Deputy Director
EAW
Enclosure
U:\EVAN\COMMON\PROJECrS\COCACOLA\MDPtgr.REV
Frederick County, Virginia - Master Development Plan Application Package
Request for Master Development Plan Comments
Frederick County Department of Planning and Development
Mail to: Hand deliver to:
Frederick County 4th Floor
Department of Planning and Development 107 N. Kent Street
107 N. Kent Street Winchester, VA
Winchester, VA 22601 (540) 665-5651
Please fill out the information as accurately as possible in order to assist the agency with their
review. Please attach two (2) copies of the MDP with the sheet.
Applicant's Name: TRTAD RNGTNEERTNG, INC.
Address: Post Office Box 2397
Winchester, VA 22604
Phone Number: (540) 667-9300
Name of development and/or description of the request: Central Coca-Cola
Bottlina facilitv. Master DevelopmentPlan for 63.5052 acres.
Location of property: This property is located west of the intersection
of Route 651 (Shady Elm Road) and Route 652 (Apple Valley Road).
Department of Planning and Development's Comments: FIA&sa_. .n."& t-Ib
Lan L—cn &6 313690
Department of Planning and Development use only
Date received Z- 7-0 l" Review Number: Q 2 3 4 5 (please circle one)
Date reviewed Date approved Revision required
Signature and Date
Page 21
COCA •Gou4 NIDp
I v QEV 1
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
V1.
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.
SO.
Signed certificate of surveyor, engineer, or architect. DATE
6.
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.
8.
A space labeled "Approved by the Director of Planning and
Development" for the approval signature and date of
approval.
9.
A space labeled "Approved by the County Administrator"
for the approval signature and date of approval.
10.
Magisterial District.
11.
Sheet size less than 42 inches.
Page 13
Frederick County, Virginia Master Development Plan Application Package
Yes
No
10
Location map (scale 1:2000). 114"-00E "'OY PI ke
2.
Scale of the MDP is not to exceed 1:100.
3.
North Arrow.
V4.
Legend describing all symbols.
6)
Surveyed boundaries of all lots and parcels.
6.
Acreage of all parcels included in the MDP.
V7.
Topography contour lines at acceptable intervals.
OA
schedule of phases, boundary of phases, and order of
development.
9O
Use, zoning, and property owner of all adjoining
10.
properties. iN CA uoC Pa. N .
Location
of proposed uses (location, boundaries,
arrangement).
11.
Location and treatment of historic structures and sites.
-J/_
12.
History of all land divisions in relation to this tract.
V13.
Acreage, Location and boundaries of environmental
features: floodplains, lakes and ponds, wetlands, natural
stormwater retention areas, steep slopes, woodlands.
14
Amount and percentage of disturbed and protected land in
common open space.
Page 14
Frederick County, Virginia Master Development Plan Application Package
Yes No
1.
Location and dimension of Residential Separation Buffers.
2.
Acreage in common open space, in housing type, in road
rights -of -way, and for the entire development (by Phase).
.
P 3
Location and boundaries of housing types. Residential
Performance dimensional be
(RP) requirements should
indicated.
4.
Number of dwelling units (by type, phase, and in total).
5.
Location and configuration of required recreational
facilities. Statement of required and type of facilities to be
provided.
Infrastructure Information
Yes No
✓ lO.
O
V/
3.
0
Location of adjoining streets and utilities. INC-WOEN�'"t'
Location, arrangements, and right-of-way widths of roads
and property access. DE6'(6NwfC rAM"^-'rCD 2-0-tZ
r+CeACS
Location and arrangement of street entrances, driveways,
and parking areas.
Location of entrances to the development from public
streets. i.oT 3 If LAT +
5. Type of road design (rural or urban).
).
6. Use of inter -parcel connectors.
7. Traffic impact analysis. To be submitted to the Virginia
To 8E ppMVICD GY VMOT'
Page 15
Frederick County, Virginia Master Development Plan Application Package
Department of Transportation.
/
QLocation
of sewer and water mains with statements
concerning the connection with and availability of
facilities. TO OE Aff"vCD 4b FCSA
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.
-qA 4.
Amount, boundaries, and location of common open space.
(Indicate the percentage of the entire site to be placed in
common open space.)
$ 5.
Location of environmental protected areas to be included in
common open space.
Page 16
Frederick County, Virginia Master Development Plan Application Package
Yes No
1. Statements and locations pertaining to sewer and water
al A availability.
2. Statements and locations concerning any existing pre- or
post -water treatment facilities.
3. Statements and location of any planned private treatment
facilities.
Page 17
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
November 9, 1999
Mr. Randy Moulton, Sr. Vice President
Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
RE: Approval of Subdivision #17-99 -Central Coca-Cola Bottling Company, Inc.
Property Identification Number 63-A-58 & 59
Dear Mr. Moulton:
This letter is to confirm that the revised Subdivision Design Plan was administratively approved on
November 2, 1999. Previously, this office had approved the final subdivision plats for the Coca-Cola
Bottling Company, Inc. subdivision on October 7, 1999. The original Subdivision Design Plan was
approved on June 24, 1999. Recorded copies of the final plats and the deed of dedication were recently
delivered to this office, completing the original subdivision.
A total of four (4) lots are created by this subdivision. Lot one has frontage on both Shady Elm Road
and Apple Valley Road; Lot 2 has access on Shady Elm Road, and Lots 3 and 4 have access on Apple
Valley Road. Significant improvements to both of these roads are identified on the design plan and will
occur with this subdivision and subsequent site development. In addition, the subdivision calls for the
provision of a `B" Category buffer with full screen along the frontage of Apple Valley Road which is
adjacent to the site of the Kernstown Battlefields.
Please call me if you have any questions regarding the approval of this subdivision.
Sincerely,
Michael T. Rudd /
Y
Zoning Administrator
IUD
cc: Margaret B. Douglas, Back Creek District Supervisor
Ed Strawsnyder, Public Works
Jane Anderson, Real Estate
June Wilmot, Economic Development Commission
Jerry Copp, Virginia Department of Transportation
Central Coca-Cola Bottling Company, Inc.
U:\Mike\Conimon\SUBDIVIS\Approvals\cocwolaapp.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
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THIS DEED OF DEDICATION, made and dated as of the 2nd day of September, 1999,
by and between CENTRAL COCA -COLA BOTTLING COMPANY, INC., a Virginia
corporation (sometimes hereinafter referred to as "Grantor" or "Declarant"); FREDERICK
COUNTY, VIRGINIA, as Grantee (the "County"); FREDERICK COUNTY SANITATION
AUTHORITY, as a Grantee ("FCSA") and COMMONWEALTH OF VIRGINIA, as a
Grantee ("Commonwealth").
WHEREAS, Grantor is the owner in fee simple of the real estate shown on the attached
plats drawn by Triad Engineering, Inc., dated June 30, 1999, entitled "Final Subdivision Plat for
Coca-Cola Business Park, Back Creek District, Frederick County, Virginia", a copy of which is
attached hereto (the "Subdivision Plat"), which is a portion of the same real estate conveyed to
the Grantor by deed dated May 15, 1998 from Esther G. Whitacre, Rhoda W. Kriz and Mary D.
Whitacre, Trustee, recorded in the Office of the Clerk of the Circuit Court of Frederick County,
Virginia, in Deed Book 905 at Page 568; and
WHEREAS, said real estate, as shown on the aforesaid attached plats, has been
subdivided into lots, which Subdivision Plat shows the metes and bounds of the subdivided land,
together with the dimensions of each lot thereof, the dimensions of those certain drainage and
utility easements, and the location of easements reserved for installation and maintenance of
water and sewer facilities for said lots and the dimensions of certain real estate to be dedicated to
the Commonwealth for the relocation of Routes 651 and 652.
NOW, THEREFORE, THIS DEED OF DEDICATION WITNESSETH:
That in consideration of the premises and the benefits which will accrue by reason of this
dedication, the Grantor does hereby subdivide that certain tract of land designated as Coca-Cola
Business Park, situate in Back Creek Magisterial District, Frederick County, Virginia, and being
more particularly described by the Subdivision Plat of Triad Engineering, Inc., attached hereto
and made a part hereof and by this reference incorporated herein as if set out in full. The Grantor
does hereby dedicate to the Commonwealth for public use the rights of way shown on the
Subdivision Plat and more particularly identified as "4.34 Ac. Dedicated to the Commonwealth
of Virginia for Public Use", and does hereby dedicate to the Frederick County Sanitation
Authority the water and sanitary sewer easements as shown on the Subdivision Plat.
Grantor covenants that it is seized of the land herein conveyed in fee simple; that it has
the right to convey the said land to FCSA and the Commonwealth, respectively; that it has done
no act to encumber the said land; that the respective Grantees shall have quiet possession of the
land free from all encumbrances and that it will execute such further assurances of the said land
as may be requisite.
Grantor covenants and agrees for itself, its successors and assigns, that the consideration
hereinabove mentioned and paid to it shall be in lieu of any and all claims to compensation for
land, and for damages, if any, to the remaining lands of the Grantor which may result by reason
of the use to which the Grantee will put the land to be conveyed.
RESTRICTIONS AND COVENANTS
All of the lots shown on the plats attached hereto shall be subject to the restrictions and
covenants as more fully set forth in Exhibit A attached hereto and made a part hereof, which are
covenants running with the land, and shall be binding upon all parties having any right, title and
interest in and to the aforesaid lots or any part thereof, their heirs, successors and assigns, and
shall inure to the benefit of each owner thereof.
Invalidation of any one of the covenants or restrictions by judgment or court order shall
in no way affect any other provisions, which shall remain in full force and effect.
The property dedicated hereby is subject to those certain easements designated on the
Subdivision Plat as "Storm Sewer Esm't.", "Storm Drainage Esm't.", "Water Esm't.", "San. Sewer
Esm't.", "Utility Easement" and "Storm Management Esm't" and such easements are hereby
dedicated to the County and FSCA as their interests may appear.
No structures of any kind which substantially impede or obstruct the flow or ponding of
surface drainage water may be placed within said storm management easements designated on
the Subdivision Plat. Said easements may not be altered or modified without the prior consent of
the County of Frederick, and Grantor does hereby grant and convey unto the County of Frederick
a perpetual right of way or easement over the aforesaid storm management easements for the
purpose of so providing surface drainage. Grantor does further agree that the County of
Frederick shall be under no obligation to maintain said surface drainage easements.
Grantor reserves unto himself, his successors or assigns, the right to further subdivide any
of the lots shown on the Subdivision Plat.
The platting and dedication of the herein described land is made in accordance with the
statutes made and provided in such cases, and is with the free consent and in accordance with the
desire of Grantor, sole owner and proprietor of the land embraced within the bounds of said
subdivision, as evidenced by the following signature.
CENTRAL COCA -COLA BOTTLING COMPANY, INC.
By: a EAL)
Title•
COMMONWEALTH OF VIRGINIA,I
� of 1� j 'c !1 wt c AJ d to -wit:
z�-
Acknowledged before me this A c' day of S� , 1999, by t .S
; 5'7-. 'A Al , as Ale5 f cfe vt of Central Coca-Cola Bottling eompany, Inc.,
a Virginia corporation.
MY COMMISSION EXPIRES
My commission expires: NOVEMBER 30, 1999
�
Notary Public
EXHIBIT A
COCA -COLA BUSINESS PARK
Declaration of Protective Covenants and Restrictions
ARTICLE I
PURPOSE
It is the purpose of this Declaration to assure the orderly and attractive development of
the property in an efficient and harmonious manner, to preserve and enhance property values,
amenities and opportunities within the property, to promote the health and safety of the
occupants and to maintain a harmonious relationship among the structures and the natural
topography thereon. This declaration is designed to complement the Frederick County Zoning
Ordinance and other local and state government regulations and ordinances, and where conflicts
occur, the more rigid requirement shall prevail.
ARTICLE II
PERMITTED AND PROHIBITED USES
PROHIBITED USES
Approval from any public agency notwithstanding, no operation will be permitted which
creates objectionable noise, smoke, odor or which in any other way, in the opinion of the Board,
will constitute a nuisance or degrade the values of the real estate within or adjacent to the
property.
No rubbish or debris of any kind shall be placed or permitted to accumulate upon or
adjacent to any site, except in approved waste containers.
ARTICLE III
DEVELOPMENT STANDARDS
BUILDING MATERIAL AND DESIGN
Exterior Walls
Exterior wall material shall be either pre -cast concrete, cold storage panels or brick.
LANDSCAPING
Landscape Plan
All open areas on each lot not occupied by buildings and paved areas shall be suitably
graded and drained and shall be landscaped with lawns, trees, shrubs or ground cover. The
landscape plan shall be submitted with the site plan for each planned development within the
subdivided parcel and shall show such things as the planting of trees, shrubs, ground cover and
grass and the installation of earth berms and screens and optional underground sprinkler systems.
Plant material shall be in conformance with American Association of Nurserymen Standards for
Nursery Stock, latest edition (ANN). Landscaping, as approved, shall be installed within one
planting season of occupancy or within six months of substantial completion of any building,
whichever occurs first, provided that an extension may be granted in the event of inclement
weather. The date of substantial completion shall mean the date on which the exterior walls and
roof have been installed. The installation and maintenance of all landscaping on each site shall
be done in a good and workmanlike manner.
Maintenance
All landscaping on each lot shall be properly maintained by the owner of the lot.
Maintenance shall include all necessary cutting, watering, fertilizing, aerating, spraying, pruning
and required replacement. Dead or damaged planting material shall be promptly replaced.
EXTERIOR LIGHTING
All exterior lighting shall be designed, erected, altered and maintained in accordance with
the final drawings and specifications as approved by Frederick County. Lighting shall be
compatible and harmonious throughout the entire property and shall be in keeping with the
specific use of the building. On -site lighting shall be directed away from all uses within the
Rural Area (RA) or Residential Performance (RP) Zoning Districts. Light sources shall be
screened to reduce visible glare from all adjacent properties and public streets. All outside
wiring for exterior lights shall be installed underground.
UTILITIES
All new utility lines, including electrical and telecommunication lines shall be installed
and maintained underground.
CONSTRUCTION
Once commenced, construction shall be diligently pursued to completion. No
construction or building materials, vehicles or mobile buildings shall be located or stored within
street rights -of -way.
MAINTENANCE DURING CONSTRUCTION
During construction the owner shall be responsible for keeping the premises in
reasonably neat condition, preventing the accumulation of trash, and shall prevent runoff of soil
from the site onto adjacent property or public rights -of -way.
MAINTENANCE
No building or other improvement on the property shall be permitted by its owner or
occupant to fall into disrepair, and each such building and other improvements shall at all times
be kept in good condition and repair, properly maintained and adequately painted or otherwise
finished, clean and safe. All asphalt or concrete paved surfaces shall be resurfaced or sealed as
needed and all potholes shall be promptly repaired. Unimproved sites shall be maintained in a
reasonably neat condition, free of debris.
STORM DRAINAGE SYSTEMS
Property owners will participate in any storm water management program established or
to be established for the property by the Declarant. Property owners shall contribute to the cost
of maintaining a common retention area and other shared storm water management facilities on a
contractual basis, as set forth in the written agreements between the owner and the Declarant.
ENVIRONMENTAL PROTECTION
Owners and occupants shall comply with all federal, state and local government statutes,
ordinances and regulations relating to environmental protection, in relation to the property.
ARTICLE IV
RESERVATION OF UTILITY EASEMENTS
Declarant reserves and retains easements as depicted on the Subdivision Plat on each lot,
each easement being for the installation and maintenance of storm or sanitary sewer lines, water
lines, electric lines (underground), telephone and cable TV lines, gas lines and such other utility
lines as may be desirable. All utility lines including by way of illustration and not limitation,
electric, telephone, cable TV, etc., shall be underground. Grantor shall have the right to grant
and assign the benefits of any such easement to any electric company, gas company, telephone
company, cable television company, the governing body of Frederick County or any county, city
or town having jurisdiction over the Coca-Cola Business Park and any authority or public utility
of the Commonwealth of Virginia created for the purpose of installing, operating and
maintaining utility lines. It is provided, however, that the person directing the entry upon any
such easement shall restore the land at such person's expense to as nearly as practicable the
condition existing prior to the entry, installation or maintenance. Such restoration shall include
the backfilling of trenches, replacement of fences, the resodding of lawns and the replacement of
shrubbery. No conveyance by an Owner of any portion of its land shall be deemed to be or
construed to be a conveyance or release of the right to create the easements herein reserved.
ARTICLE V
ENFORCEMENT
The Grantor and each Grantee of real estate within the Coca-Cola Business Park shall
have the right to enforce the provisions hereof; and the failure of the Grantor or any subsequent
lot owner to enforce any of the covenants herein at the time of a breach or violation thereof shall
not be deemed to be a waiver to do so subsequently.
Invalidation of any of the provisions contained in these covenants, or of the application
thereof to any person by judgment or court order shall in no way affect any of the other
provisions hereof or the application thereof to any other person and the same shall remain in full
force and effect.
1 AW MCDllB\R UGH H AR\A549290.02
8Kf9r0i 19
THIS DEED OF DEDICATION, made and dated as of the 2nd day of September, 1999,
by and between CENTRAL COCA -COLA BOTTLING COMPANY, INC., a Virginia
corporation (sometimes hereinafter referred to as "Grantor" or "Declarant"); FREDERICK
COUNTY, VIRGINIA, as Grantee (the "County"); FREDERICK COUNTY SANITATION
AUTHORITY, as a Grantee ("FCSA") and COMMONWEALTH OF VIRGINIA, as a
Grantee ("Commonwealth")
WHEREAS, Grantor is the owner in fee simple of the real estate shown on the attached
plats drawn by Triad Engineering, Inc., dated June 30, 1999, entitled "Final Subdivision Plat for
Coca-Cola Business Park, Back Creek District, Frederick County, Virginia", a copy of which is
attached hereto (the "Subdivision Plat"), which is a portion of the same real estate conveyed to
the Grantor by deed dated May 15, 1998 from Esther G. Whitacre, Rhoda W. Kriz and Mary D.
Whitacre, Trustee, recorded in the Office of the Clerk of the Circuit Court of Frederick County,
Virginia, in Deed Book 905 at Page 568; and
WHEREAS, said real estate, as shown on the aforesaid attached plats, has been
subdivided into lots, which Subdivision Plat shows the metes and bounds of the subdivided land,
together with the dimensions of each lot thereof, the dimensions of those certain drainage and
utility easements, and the location of easements reserved for installation and maintenance of
water and sewer facilities for said lots and the dimensions of certain real estate to be dedicated to
the Commonwealth for the relocation of Routes 651 and 652.
NOW, THEREFORE, THIS DEED OF DEDICATION WITNESSETH:
That in consideration of the premises and the benefits which will accrue by reason of this
dedication, the Grantor does hereby subdivide that certain tract of land designated as Coca-Cola
Business Park, situate in Back Creek Magisterial District, Frederick County, Virginia, and being
more particularly described by the Subdivision Plat of Triad Engineering, Inc., attached hereto
and made a part hereof and by this reference incorporated herein as if set out in full. The Grantor
does hereby dedicate to the Commonwealth for public use the rights of way shown on the
Subdivision Plat and more particularly identified as "4.34 Ac. Dedicated to the Commonwealth
of Virginia for Public Use", and does hereby dedicate to the Frederick County Sanitation
Authority the water and sanitary sewer easements as shown on the Subdivision Plat.
Grantor covenants that it is seized of the land herein conveyed in fee simple; that it has
the right to convey the said land to FCSA and the Commonwealth, respectively; that it has done
no act to encumber the said land; that the respective Grantees shall have quiet possession of the
land free from all encumbrances and that it will execute such further assurances of the said land
as may be requisite.
Grantor covenants and agrees for itself, its successors and assigns, that the consideration
hereinabove mentioned and paid to it shall be in lieu of any and all claims to compensation for
land, and for damages, if any, to the remaining lands of the Grantor which may result by reason
of the use to which the Grantee will put the land to be conveyed.
a,�949E'C0120
RESTRICTIONS AND COVENANTS
All of the lots shown on the plats attached hereto shall be subject to the restrictions and
covenants as more fully set forth in Exhibit A attached hereto and made a part hereof, which are
covenants running with the land, and shall be binding upon all parties having any right, title and
interest in and to the aforesaid lots or any part thereof, their heirs, successors and assigns, and
shall inure to the benefit of each owner thereof.
Invalidation of any one of the covenants or restrictions by judgment or court order shall
in no way affect any other provisions, which shall remain in full force and effect.
OTHER MATTERS
The property dedicated hereby is subject to those certain easements designated on the
Subdivision Plat as "Storm Sewer Esm't.", "Storm Drainage Esm't.", "Water Esm't.", "San. Sewer
Esm't.", "Utility Easement" and "Storm Management Esm't" and such easements are hereby
dedicated to the County and FSCA as their interests may appear.
No structures of any kind which substantially impede or obstruct the flow or ponding of
surface drainage water may be placed within said storm management easements designated on
the Subdivision Plat. Said easements may not be altered or modified without the prior consent of
the County of Frederick, and Grantor does hereby grant and convey unto the County of Frederick
a perpetual right of way or easement over the aforesaid storm management easements for the
purpose of so providing surface drainage. Grantor does further agree that the County of
Frederick shall be under no obligation to maintain said surface drainage easements.
Grantor reserves unto himself, his successors or assigns, the right to further subdivide any
of the lots shown on the Subdivision Plat.
The platting and dedication of the herein described land is made in accordance with the
statutes made and provided in such cases, and is with the free consent and in accordance with the
desire of Grantor, sole owner and proprietor of the land embraced within the bounds of said
subdivision, as evidenced by the following signature.
CENTRAL COCA -COLA BOTTLING COMPANY, INC.
By: ✓�, SEAL)
Title;
SK949i'G072I
COMMONWEALTH OF VIRGINIA,.
_ f of to -wit:
Acknowledged before me this day of 5,en� , 1999, by thf':-;/j4t5
`A k , as / A' s 4e ., of Central Coca-Cola Bottling eompany, Inc.,
a Virginia corporation.
MY COMMISSION EXPIRES
My commission expires: NOVEMBER 30, 1999
J{
0
Notary Public
,,� C \.:
EXHIBIT A BK 9 Ll 9 DG Q 12 2
COCA -COLA BUSINESS PARK
Declaration of Protective Covenants and Restrictions
ARTICLE I
PURPOSE
It is the purpose of this Declaration to assure the orderly and attractive development of
the property in an efficient and harmonious manner, to preserve and enhance property values,
amenities and opportunities within the property, to promote the health and safety of the
occupants and to maintain a harmonious relationship among the structures and the natural
topography thereon. This declaration is designed to complement the Frederick County Zoning
Ordinance and other local and state government regulations and ordinances, and where conflicts
occur, the more rigid requirement shall prevail.
ARTICLE II
PERMITTED AND PROHIBITED USES
PROHIBITED USES
Approval from any public agency notwithstanding, no operation will be permitted which
creates objectionable noise, smoke, odor or which in any other way, in the opinion of the Board,
will constitute a nuisance or degrade the values of the real estate within or adjacent to the
property.
No rubbish or debris of any kind shall be placed or permitted to accumulate upon or
adjacent to any site, except in approved waste containers.
ARTICLE III
DEVELOPMENT STANDARDS
BUILDING MATERIAL AND DESIGN
Exterior Walls
Exterior wall material shall be either pre -cast concrete, cold storage panels or brick.
LANDSCAPING
Landscape Plan
All open areas on each lot not occupied by buildings and paved areas shall be suitably
graded and drained and shall be landscaped with lawns, trees, shrubs or ground cover. The
E K 9 4 �1'G0723
landscape plan shall be submitted with the site plan for each planned development within the
subdivided parcel and shall show such things as the planting of trees, shrubs, ground cover and
grass and the installation of earth berms and screens and optional underground sprinkler systems.
Plant material shall be in conformance with American Association of Nurserymen Standards for
Nursery Stock, latest edition (ANN). Landscaping, as approved, shall be installed within one
planting season of occupancy or within six months of substantial completion of any building,
whichever occurs first, provided that an extension may be granted in the event of inclement
weather. The date of substantial completion shall mean the date on which the exterior walls and
roof have been installed. The installation and maintenance of all landscaping on each site shall
be done in a good and workmanlike manner.
Maintenance
All landscaping on each lot shall be properly maintained by the owner of the lot.
Maintenance shall include all necessary cutting, watering, fertilizing, aerating, spraying, pruning
and required replacement. Dead or damaged planting material shall be promptly replaced.
EXTERIOR LIGHTING
All exterior lighting shall be designed, erected, altered and maintained in accordance with
the final drawings and specifications as approved by Frederick County. Lighting shall be
compatible and harmonious throughout the entire property and shall be in keeping with the
specific use of the building. On -site lighting shall be directed away from all uses within the
Rural Area (RA) or Residential Performance (RP) Zoning Districts. Light sources shall be
screened to reduce visible glare from all adjacent properties and public streets. All outside
wiring for exterior lights shall be installed underground.
UTILITIES
All new utility lines, including electrical and telecommunication lines shall be installed
and maintained underground.
CONSTRUCTION
Once commenced, construction shall be diligently pursued to completion. No
construction or building materials, vehicles or mobile buildings shall be located or stored within
street rights -of -way.
MAINTENANCE DURING CONSTRUCTION
During construction the owner shall be responsible for keeping the premises in
reasonably neat condition, preventing the accumulation of trash, and shall prevent runoff of soil
from the site onto adjacent property or public rights -of -way.
MAINTENANCE
BK949PG0324
No building or other improvement on the property shall be permitted by its owner or
occupant to fall into disrepair, and each such building and other improvements shall at all times
be kept in good condition and repair, properly maintained and adequately painted or otherwise
finished, clean and safe. All asphalt or concrete paved surfaces shall be resurfaced or sealed as
needed and all potholes shall be promptly repaired. Unimproved sites shall be maintained in a
reasonably neat condition, free of debris.
STORM DRAINAGE SYSTEMS
Property owners will participate in any storm water management program established or
to be established for the property by the Declarant. Property owners shall contribute to the cost
of maintaining a common retention area and other shared storm water management facilities on a
contractual basis, as set forth in the written agreements between the owner and the Declarant.
ENVIRONMENTAL PROTECTION
Owners and occupants shall comply with all federal, state and local government statutes,
ordinances and regulations relating to environmental protection, in relation to the property.
ARTICLE IV
RESERVATION OF UTILITY EASEMENTS
Declarant reserves and retains easements as depicted on the Subdivision Plat on each lot,
each easement being for the installation and maintenance of storm or sanitary sewer lines, water
lines, electric lines (underground), telephone and cable TV lines, gas lines and such other utility
lines as may be desirable. All utility lines including by way of illustration and not limitation,
electric, telephone, cable TV, etc., shall be underground. Grantor shall have the right to grant
and assign the benefits of any such easement to any electric company, gas company, telephone
company, cable television company, the governing body of Frederick County or any county, city
or town having jurisdiction over the Coca-Cola Business Park and any authority or public utility
of the Commonwealth of Virginia created for the purpose of installing, operating and
maintaining utility lines. It is provided, however, that the person directing the entry upon any
such easement shall restore the land at such person's expense to as nearly as practicable the
condition existing prior to the entry, installation or maintenance. Such restoration shall include
the backfilling of trenches, replacement of fences, the resodding of lawns and the replacement of
shrubbery. No conveyance by an Owner of any portion of its land shall be deemed to be or
construed to be a conveyance or release of the right to create the easements herein reserved.
ARTICLE V
ENFORCEMENT
The Grantor and each Grantee of real estate within the Coca-Cola Business Park shall
have the right to enforce the provisions hereof; and the failure of the Grantor or any subsequent
OK91+9:)0125
lot owner to enforce any of the covenants herein at the time of a breach or violation thereof shall
not be deemed to be a waiver to do so subsequently.
Invalidation of any of the provisions contained in these covenants, or of the application
thereof to any person by judgment or court order shall in no way affect any of the other
provisions hereof or the application thereof to any other person and the same shall remain in full
force and effect.
1A\V MCDLIB\HUGHHAR\A549290.02
N
r-
CURRENT OWNER: CENTRAL COCA —COLA BOTTLING COMPANY. INC.
REF: DEED BOOK 905 PAGE 568
TM 63—((A)) PRCLS 58 $ 59
ZONING: M-1 LIGHT INDUSTRIAL
SITE AREA: TOTAL SITE AREA=63.51 AC.
LOT 1--24.87 AC. (BOTTLING/DISTRIBUTION FACILITY)
LOT 2=8.79 AC. (OFFICE/LIGHT INDUSTRIAL)
LOT 3=14.38 AC. (OFFICE/LIGHT INDUSTRIAL)
LOT 4=11.13 AC. (OFFICE/LIGHT INDUSTRIAL)
R.O.W. DEDICATION=4.34 AC. (FOR PUBLIC USE)
THE PROPERTY DELINEATED ON THIS PLAT IS LOCATED
IN FLOOD ZONE C . AREAS OF MINIMIMAL FLOODING AS
SHOWN ON THE FLOOD INSURANCE RATE MAP COMMUNITY
PANEL NOS. 510063-0200B DATED JULY 17. 1978 AND
510063-0115B DATED JULY 17. 1978..
THE LOTS CREATED WITH THIS PLAT ARE IN ACCORDANCE
WITH THE FREDERICK COUNTY ZONING AND SUBDIVISION
ORDINANCES.
THE PLATTING OF THE FOLLOWING DESCRIBED LAND,
63.51 ACRES, IS WITH THE FREE CONSENT AND IN
ACCORDANCE WITH THE DESIRE OF THE UNDERSIGNED
OWNERS, PROPRIETORS AND TRUSTEES, IF ANY.
TITLE DATE
• .��/�� .III ��
•••
1000 0 1000 2000
SCALE: 1 "=1000'
COMMONWEALTH OF VIRGINIA
COUNTY OF FREDERICK, TO -WIT:
I+V'RN;Ar'/ •L'E'f� A NOTAPY PUBLIC OF SAID COUNTY, DO
C�RTPI FY • THkT ?'�� S�iuS C`j,c'is // a ;` WHOSE Efi]NAM�h I S SIGNED TO THE
W I T I NCB ,�T.O ANNEXED, BEARING DATE THE ���DAY OF Sc'r�t
3"90 .`HAS PHIS DAY ACKNOWLEDGED THE SAME BEFORE ME IN MY
75A D 'C 0U STY_ .';
Gj VEN UNDER MY HAND TH IS -L_� DAY OF �L-t 19 .
MY= COMMISSION EXPIRES: My rnnnnaicclr)N FXPIRES
NOVEMBER 30, 1999 , , 4
/o -7�9q -t-, w.c.�
APPROVAL: SUBDIVISION ADMINI -RATOR NOTAR' 'PUBLIC
APPROVAL: FR6UERTCK t;QUl1 SANITATION AUTHORITY
1;1�4
o iDE
AIG(
No.1853
JUNE 30. 1999
APPROVAL: VIRGINIA DEPARTMENT OF TRA ORTATION
BY CERTIFY THAT THIS SURVEY AND ANY INFORMATION SHOWN
IS BASED ON AN ACTUAL FIELD RUN SURVEY MADE UNDER MY
ISION AND THERE ARE NO APPARENT ENCROACHMENTS OTHER
HOSE SHOWN OR NOTED.
FINAL SUBDIVISION PLAT FOR
COCA -COLA
BUSINESS PARK
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DATE: JUNE 30, 1999 SCALE: AS NOTED
A' D
TRIAD ENGINEERING, INC.
200 AVIATION DRIVE WINCHESTER, VIRGINIA
(540) 667-9300 FAX (540) 667-2260
SHEET 1 OF
A.IAT,
HEET 5
100' B—TYPE BUFFER
W/ FULL SCREEN
25' ACTIVE — TV INACTIVE
DISTANCE--1960.51'(TOTAL)
LOT 1
24.87 AC.
20' STORM
SEWER ESM'l
N48.15'36'E
63.50'
J
15' STORM m
SEWER ESM' T.1\\
20' VAT
rl ESMT.
N4133400;'W S48.15'51"W- \
I 97.00
20WATER
-15' STORM I ESMT.
SEWER ESM'T.
10, S41.44'19"E
T5' BUILDING SETBACK-_20' _r_ 25.00__
20 WATER 20 10
ESMT_� i_ S01.56'03"E
---- ---
low
---= �_
S41.44'27'E S03.37'16"E 1369.38' 15' STORM
25.00' 41.31' 7.5' 15' 15' STORMS
• , w 0 DRAINAGE ESM'T. T. SEWER ESM'T.
BOWMAN TRUCKING. INC-
598/541
ZONED: RA USE: VACANT
D. EMORY WILSON
3T4/520
ZONED: RP
USE: SINGLE-FAMILY
DWELLING
D. EMORY WILSON
309/640
ZONED: RP
USE: SINGLE-FAMILY
DWELLING
�-- 4.34 AC. DEDICATED
TO THE COMMONWEALTH
OF VIRGINIA
FOR PUBLIC USE
20' STORM S48 loaf W 1602.1T (TOTAL)
SEWER ESM'T. _ _ _ _ _ 1
Z 0.4 MIS t 0.40 MI.± 0.51MI. ± 0.30 MI. t
�\ \
TO rE.%3T TO RTE. 1 f TO RTE. 37 TO RTE. 11
GENERAL ELECTRIC CO. \
BARBARA LIND BLEDSOE
D.B. d PG. NOT AVAILABLE
ZONED: RP
USE: SINGLE-FAMILY
DWELLING
'. j /'1 398/3T FINAL SUBDIVISION PLAT FOR
4.34 AC. DEDICATED
TO THE COMMONWEALTH
OF VIRGINIA
FOR PUBLIC USE
ZONED: M-1 $ ��
USE: MANUFACTURING
JUNE 30, 1999
COCA —COLA
BUSINESS PARK
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DATE: JUNE 30. 1999 SCALE: 1" = 100'
IVIAD
TRIAD ENGINEERING. INC.
200 AVIATION DRIVE WINCHESTER. VIRGINIA
(540) 667-9300 FAX (540) 667-2260
L
1
Pi
1# 0446
DAVID F RIGGS
NO.1.853
JUNE 30, 1999
00
N
O
C0
cl-
C7`►
C71
c
C. BRUCE DAWSON
T47/1005
ZONED: M-1
USE: VACANT
L - 61.40'
0 - 04030'03r
R = 781.62'
T - 30.72'
CD - S46.00'36"W
LC - 61.39'
MATCfHL//VE SEE SHEET 4
54759.164 E If ( S41.30'OQ'E
C/L SAN. SEW. ; ' � / 5 5 C/L DRAINAGE
Z : - 20' SAN. II
SEW. ESM' T. 15 STORM L 0 T 1
(A I) i DRAINAGE
24.87 ACe
ao a I m r' to ESM' T.
A " LOT 2 oZ
O N o I m" i IN41.44' 23 "W
8 79 AC I �Y 586.05'
' i • ' 20,� i o < C/L WATER
m
p I IR 20' WATER
A �) ESMT. II iM L - 134.68'
• j� I 0 - 90•41'50"
I R- 85.08' S48'15'37"W
^� N41.44 23r W I 10 T - 86.12' 148.43
1248.98' 20 Y"�" CD - N86.38:1T'W 15' STORM
I \A I LC - 121.05 20' WATER DRAINAGE
20' WATER ESMT. ESM'T.
0-014-24'59" 75' BUILDING �I ESMT. T5' BUILDING
' IjR = 796.62'� SETBACK � � SETBACK
CD-N45455.59'49"E 30' UTILITY
LC =6 1.39 ESMT. (� L I N41. 44' Og"W N41.44' 00"W
_ � .1 _ �.48_7 S' 3e "w 223,.29' _ J 1. 89', I� L — 72.550
9 jj 72. 41'— L � — -
- 7Q r
r 7i+i�R 1369.38 /,
O 30' 15' 23N4.1. 43' 54 "W P0� 10, S03 06 ' W
5.00' 38.79'
00 20' WYIATT. ER S48' 15' 37 "W 1602.17' ( TOTAL )'
---RfW-1FAI�FES----------------------------------------- --
-" GENERAL ELECTRIC CO.
L - 56- 69' ' I 398/3T
A = 04 30 03N ZONED: M-1
R - 721.62' I USE: MANUFACTURING PLANT
T - 28.36' FINAL SUBDIVISION PLAT FOR
CD - S46.00' 36"W COCA -COLA
LC - 56.67' 4.34 E.OMMON EALrn BUSINESS PARK
OF VIRGINIA BACK CREEK MAGISTERIAL DISTRICT
FOR PUBLIC USE FREDER I CK COUNTY. VIRGINIA
DATE: JUNE 30, 1999 SCALE: 1" = 100'
&V Idll
TRIAD ENGINEERING. INC.
200 AVIATION DRIVE WINCHESTER, VIRGINIA
(540) 667-9300 FAX (540) 667-2260
HEET 3 OF
cn
CV
r
Cn
rn
ru
BLACKBUR LIMITED N16'36'10"E
PARTNERSHIP
812/7019O6.95'(TOTAL
ZONED: RA A•,�'l 6
USE: VACANT
-------- i it
I
I
I
i
I
1
I
1
IR
► a+ � l u�
N �O
C. BRUCE DAWSON I
74T/1005 H
ZONED: M-1 m i-4
USE: VACANT I
N � v
O' I
FINAL SUBDIVISION PLAT FOR
COCA —COLA I
BUSINESS PARK
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DATE: JUNE 30, 1999 SCALE: 1" = 100'
MIRIAll I
i
TRIAD ENGINEERING, INC. I
200 AVIATION DRIVE WINCHESTER. VIRGINIA
(540) 667-9300 FAX (540) 667-2260
JUNE 30, 1999
4 OF 8
-01
LOT 2
8.79 AC.
Ww
..
TE
NO3.15'36"E
32.60
N19.14'24'W
42.59'
20' WAT
ESMT.
20' SAN.
SEW. ESM'T.
A
1
SEE SH
7
LOT 3
14" 38 AC.
20' SAN.
' BUILDING,, SEW. ESMT
t• ' 20' 10' —
I—~ 15
DRAINAGE 25' BUILDIN N
I i ESM'T. SETBACK
37"E
ti I�N25.45'38'E 1216.92(TOTAL)
40.87' — — -
/
7.5 15 WATER�20 10
/ 20ESWA
L - 129.21'
j, � 21 v R - 83.73'
I��m T = 81.45'
W CO - NO3.2T'51"E
I m w LC - 116.76
I N41.44'23"W
C/L 6WATER LOT 1
•5' 24.87 AC.
�I i 15' STORM
DRAINAGE
I ESM'T.
I S41.30'00"E
441.30'
C/L DRAINAGE
S/H
s
DOD E RIGGS �
No. 1853
�kS'irR�p4•
JUNE 30. 1999
L - 75.84'
It A - 43.27'20"
R - 100.00'
T = 39.85'
CD - S25.03'56'W
Id r LC - T4.04'
8�5_3Z "rL
LOT
14.38
MATCHL//VE
STORM N39.576 Er.
MANAGEMENT -- 47•89
A = 84.15 00 ESMT. N38.13'1?"
"
R = 46.60'
126 29
CD=4N89426'16'w
LC - 62.51'
20' SAN
L = 8.74'
SEW. ES
A = 83.25'06"
R - 6.00'
N48.19'15"w
T = 5.35'
49.91'
3
CD = N89.58'13'E
Sul DI
LC - 7.98'
SETBAC
AC •
L- 126.65' N48.19'13"W
53.615'
A - 96.45'03"
R = 75.00'
STOR
T = 84.40
DRAINAGE
CD - S00.06'51"E
ESM'T.
LC - 112.13'
'
15' STORM 15' STORM
DRAINAGE SEWER
ESM' T. --�� 25_ BUILDING SETBACK _�,._ ESM' T. -
--- dZz
'r---
__ - -__-_ - - - •• 36�3S�JII���_
v 20' S� 25' BUILDING SET13ACK�41•37,
(V 1 `15' STORM SEW. ESMT. S47.23'21"W
DRAINAGE 44.78'
ESMT.
20' WATER
--- - ----
ESMT. 20'10' N41.44'15"W
�P 1- _ 72.08' _ L
" S41.44'27"Er 20' WATER
Z 54116 00 E 19.56' S41.44' 19"EJ `�' ESMT. I
34.55
75'
BUILDING
SETBACK
L 0 T 1 S48.15' 31 "'w " \
Q FINAL SUBDIVISION PLAT FOR 38.50'
COCA -COLA 2 4. 8 7 AC. _ J
BUSINESS PARK 20' sAN. l
BACK CREEK MAGISTERIAL DISTRICT 20' WATER
FREDER I CK COUNTY, V I RG I N I A ESMT. SEW. ESMT.
DATE: JUNE 30, 1999 SCALE: 1" = 100' 20' SAN. r _ S48'
_ SEW. ESMT. I -� -�
TRIAD ENGINEERING, INC. 171!95' 15' 2S
200 AVIATION DRIVE WINCHESTER, VIRGINIA S41.44'23"E SEWER 1
(540) 667-9300 FAX (540) 667-2260 45.17' S41.44'
L = 78.81'
A = 45.09'15"
R - 100.00'
T = 41.58'
CD = N25.50'17'E
LC - 76.79' ,
7.5 15
.
BATS�TINE
S44.44'S2"E
I
CHARLES BRTTY
15, I
I'
WATERZONED:
20RP
ESMT. USE: SINGLE-FAMILY
DWELLING
II
4.34 AC. DEDICATED
fn
TO THE OMMONWEAITN
o'
OF VIRGINIA
a'
.4
FOR PUBLIC USE
v
N6060.03�'"w 100' B-TYPE BUFFER
a�
S49!9�3� ~E 25' ACTIVE L 75' INACTIVE
In
D I STANCE-4960. 51 ' ( TOTAL )
I
NBa•o7's2"w c
c
20' STORM e = 01' 21340" � .+0
I (12.1
ESM WER T. -- R - 5T97. g0'
_000 _.-
T - 68.8?
CD - S48.38' 28 "E G
LC - 137.73'
L-60.94' ( TOTAL) BETTY BARTON d ,.
\y
A=00.48'15" CHARLES 8. STINE �}
' R = 5766.47' 835/317
I�
' CD �4872 '40'E ZONED: RP - USEs VACANT
42.13'
'
I LC -60.94I _ - --
L - 278.44'
- -
._----- A - 02.44' 0T"
38.05'(
- 5832.60'
I
N41 -
"E T'?
5003
12f�' 4
r
19
S4757' 15 "ER
ID
LC = 2T8.41'
SMw�ATER
/
I L=57.63'
I 20� STORM
I ' A=06'36'13" L - 216.98
R - 500.01' A - 06.12'57"
SEWER
' I ESMT. r�
' T --28.85' R - 2000.00'
I M '
1
I LC 2T460' 05 w CD =10S444'
I I JO- 32'
I 51' 29 "E
' i�I
L-215.89' ( TOTAL) LC = 216. 8T '
45 57'
A-06.12'58� ,l o
R - 1909.93 m .► �o
wAIj
T-108.05'
CO
215.78'28"E
LC
S46.35' 12 "E
r i
"W 568.26' pw
N35165.27
6 ' 1
87'50.0 '
AR�I (
N41.44' 34 "W BOWMAN TRUCKING, INC. �+
34.00
.M ' I
3"E
598/541
-N1040.421mE ZONED: RA USE: VACANT
SEE SHEET 2
G
r
MATCHL/lVE SE
P�00,
'1
I
2
LOT 4
11.13 AC.
% 100' B-TYPE BUFFER
W/ FULL SCREEN j
25' ACTIVE - 75' INACTIVE
D I STANCE-1 960.5 1 '(TOTAL)
I1
1
1
1
A = 78.15'33" A - 94.54'0 " i
R - 46.60' ' R - 46.60'
T - 37.91' T - 50.77' 1
CD = N08.11'00'W I CD - N78.2j �48"4
LC - 58.82' LC - 68.66 1 1
I I 1S35. 50' 6 -"II
STORM 30 f 2'
MANAGEMENT
I ESM'T.
I N35. A' 4
I N54.09� 0'
I I
75'•
BUILDI�
SETBACI
e
25' BUILDING SETBACK--, I
25' BUILDING SETBACK
LOT 3
14.38 AC.
N46044'18"oj
75 59.55 i
IBUILDING
SETBACK N42.53'31"E-
I STORM 36.83''
MANAGEMENT----��
ESM'T. N29.36'O2rW-
39.06'
I S44.44' 521 F_
I 150.48'
-- FINAL SUBDIVISION PLAT FOR
COCA -COLA
�l BUSINESS PARK
' I BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY. VIRGINIA
I I DATE: JUNE 30, 1999 SCALE: 1" = 100'
THE MIDDLEBURG BANK
ZONED: R
8NED:R AD
A
;t USE: VACANT TRIAD ENGINEERING. INC.
I 200 AVIATION DRIVE WINCHESTER, VIRGINIA
I (540) 667-9300 FAX (540) 667-2260
I, SHEET 6 OF 8 CD-019
if
a
' N49"W 20 00'
20 WATER F.IG►�.
ESMT. VDW
II� I 4.34 AC. DEDICATED �nO
I I I TO THE COMMONWEALTH
OF VIRGINIA
I I FOR PUBLIC USE JUNE 30. 1999
I
THE MIDDLEBU8G BANK
807/65
ZONED: RA
USE: VACANT
I
I I S42.53'31"W
I 36.58'
N49.19'26"W
20.00'
MA'
L - 13.42'
A - 16.30'20"
R - 46.60'
T - 6.76'
CD - S37.51'14'E
LC = 13.38'
ALVIN G. 6
BILLY G. FLETCHER
516/306
ZONED: RP
USE: SINGLE-FAMILY
DWELLING
5
C'7
r—
O
crl
rrw - Las ply,
DAM . IGG
N0.1853
JUNE.30, 1999
100' B—TYPE BUFFER S43047'22"E
M/ FULL SCREEN 4.86'
25' ACTIVE — 75' INACTIVE
DISTANCE-1960.51'(TOTAL)
BLACKBUR LIMITED
PARTNERSHIP (O��
812/TO i
ZONED: RA 95 Q
USE: VACANT �'�
6, os"000
20' MAIER
,�fpl 0�1 ' ESMT
'Ly BUILDING
MATCHL//VE
4
I
T 4 ji 11'
SETBACK I
SEE SHEET
FINAL SUBDIVISION PLAT FOR N41.44'23'M
COCA —COLA 1248.98' (TOTAL)
BUSINESS PARK
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY. VIRGINIA
DATE: JUNE 30, 1999 a� SCALE: 1" = 100'
i
� A j�^—BUILDING
TRIAD ENGINEERING, INC. ' OT 2 SETBACK-
200 AVIATION DRIVE WINCHESTER, VIRGINIA
( 540 ) 667-9300 FAX ( 540 ) 667-2260 ,�'9. 7 9 AC.
HEET 7 OF 8 CD
S43.47' 22 "E
24.77'
40.26'
c245.55'
=05.23'27'
= 2609.75'
-122.87'
-N46.37'35'M
THE MIDDLEBURG BANK
807/658
ZONED: RA
USE: VACANT
L - 247.66'
A - 05031'58"
R - 2564.75'
T - 123.93'
CD - S46033'19"E
LC - 247.57'
A I IC =245.46' 4.34 AC. DEDICATED /
' TO THE COMMONWEALTH �
OF VIRGINIA 00 /'
FOR PUBLIC USE t
L 251 04'
20
6 T = 125.62'
CD - S46.33' 19 "E 9gj
LC - 250.94' /
BLACKBUR LIMITED •� .LO.�j��c"
PARTNERSHIP ,,0
812/TO
ZONED: RA
USE: VACANT
/••vZy LOT 4
1 1 . 13 A C .
i
i-25' BUILDING SETBACK_
= 815'.Um_ 13.W. 12' �.
25' BUILDING SETBACK
1 �INOW LOT 3
r i mw
1 w 14.38 AC.
1 i
' SEE SHEET 4
REZONING PROFFERS
Piaparmy Identification Number
63-((A))-56 and 63-((A))S9
Back Creek Magisterial District
COCA -COLA BUSINESS PARK
Pro IIminory Matters
The property plotted IM In has been rezoned to the Light Industrial (M-1) Zoning District
In accordance with Virginia law and Frederick Canty requirements. As outlined in the Rezoning
Request Proffer statement. the Owner has provided proffers as hereinafter described. These
PraFfw-a elall be binding upon the Owner and their legal successors or assigns.
Site Improvements
(1) The Owner proffers that it shall design and construct a realtgneent to Route 652 at the
intersection of Route 651 and Route 652. The realIvemnt stall consist of shifting Route
652 to the southwest to intersect Route 651 at a ninety (90) degree angle and adding turn
lanes an Route 652 as required by VDOT. Right-of-wgy for the realtgrwent of Route 652
will be dedloatsd to VOGT as shown an this plat.
(2) The Owner fu't11er agrees to dedicate a thirty-five (35) foot right-of-woy along the south
side of Routs 652 for the entire parcel frontage flat is not included in the realignent of
Route 651. Right-of-way for Route 652 will be dedicated ass shown an this plat.
(3) The Owner agrees to dedicate a sixty (60) foot right-of-way along the west side of Route
651 far the entire parcel frontage. Right-of-way for Routs 651 wlII be dedicated to VOOT
as shown an this plat.
(4) The Owner agrees to participate In the signolizoticn at the intersection of U.S. Route 11
and Route 652. Won requested by VDOT. the applicant will pay twenty thousand dollars
($20.000) or twenty-five percent (25%) of the cost of the new traffic signal. whichever is
Is".
(5) The Owner agrees to limit the number of entractes along the south aids of Route 652 into
+his property
Coca-Cola Bat+I Ing fact l� One (1 ) )entrances wi I ITbbee fees dforaeach wt�au"«! created
by the subdivision of this property with frontoges along Route 652. At entranoss along
Routs 652 will be the width required by VDOT for two-woy 0.offio based an the proposed
use of the parcel. The entrance For the western parcel of land wlII be located of least sixty
(60) feet east and not more than 250 feet east of the western property IIno. The entrance
for the central parcel of land will be located at least thirty (30) feet west and not more than
200 feat west of the western Coca-Cola Bottling facility property line.
Building Restrictions
The develapment of the subject property shall include the following building restrictions
provided in tl:see proffers.
(1) The maximum height far all primary not and ancillary structures will be sixty (60) feet. Roof
toalpModa l r top elechhaanipment N equipment wt�be swoonnled ffea. a1 adjacentttpropert es. However.
(2) At loading dooms owl be screened from view from all adjacent Rural Area (RA) or
Residential Performance (RP) Zoning Districts.
Landscape Design Features
The development! of the subject propertyt and the submission of any Master Development
Plan. shall include the following landscape design features provided in these proffers.
(1) A full Screen earth berm will be provided between all developed parts of the "Jeat
property and all Rural Area (RA) and Residential Performance (RP) Zoning Distriaft.
except where entrances are required for the Coca-Cola Bottling facility. The tap of the
berm wlII be a minimum of six (6) feet higher than Route 652. with a minimum top width
of four (4) feet and maximum side slopes of four horizontal to one vertical (4H:1V).
During the developsoid of the future parcels of land adjacent to the earth bermh the berm
shall only be removed to the extent required to oaoammodate the new entrance to the site
from Route 652. If. during construction. the berm is removed In excess of that required
to accommada'Fe the entrance. the berm wlII be replaced to the maximum extent possible
by the deve 1 oper of the parse I of land.
Landscape Design Features (oant'd)
(2) Landscape screening shall be provided In accordance with the Frederick County Zoning
Ordinance and in conjunction with the full screen earth berm. Landsaving in conjunction
with the earth berm will consist of a mixture of evergreen and deciduous tress. At least
two thirds (2/3) of the trees shall be evergreens. At tress shall be of the type !hot will
thrive within the Shenandoah Valley. Evergreens shall be at least six (6) feet to height at
planting. Deciduous +rose shall have a act Ilper of at least two (2) inal at a height of am
(II foot above root bail.
Covenants and Restrictions
The Owner shoji record and include In each Wed as well as provide Frederick County with
a complete set of Covenants and Restrictions in substantial conformance with the Proteotivs
Covenants and Restrictions as submitted with the Impaot Analysis Statement and these Proffers.
Monetary Conh lbutlans to Offset Impoct of Development
As stipulated in the Reining Request Proffer. the Owner has payed Frederick County the
sum of nineteen thousands four hundred forty-four dollars and sev�44►R1t�Yy-'�four cents ($19.441.74) to
be allocated to the Stephens City Volunteer Fire 3 Rescue =6=4 a. .
S 100
0
� 4
T
FINAL SUBDIVISION PLAT FOR•
BUSIN
ESS
BUARK
BACK CREEK MAGISTERIAL DISTRICT
EREDERICK COUNTY, VIRGINIA
DATE: JUNE 30, 1999 SCALE: 1" = 100'
& C
041AD
TRIAD ENGINEERING. INC.
200 AVIATION DRIVE WINCHESTER, VIRGINIA
(540) 667-9300 FAX (540) 667-2260
1il
�_;,(W,fflW"Xj OP
IGO
JUNE 30. 1999
CURRENT OWNER: CENTRAL COCA —COLA BOTTLING COMPANY. INC.
REF: DEED BOOK 905 PAGE 568
TM 63—((A)) PRCLS 58 & 59
ZONING: M-1 LIGHT INDUSTRIAL
SITE AREA: TOTAL SITE AREA=63.51 AC.
LOT 1=24.87 AC. (BOTTLING/DISTRIBUTION FACILITY)
LOT 2=8.79 AC. (OFFICE/LIGHT INDUSTRIAL)
LOT 3=14.38 AC. (OFFICE/LIGHT INDUSTRIAL)
LOT 4=11.13 AC. (OFFICE/LIGHT INDUSTRIAL)
R.O.W. DEDICATION=4.34 AC. (FOR PUBLIC USE)
THE PROPERTY DELINEATED ON THIS PLAT IS LOCATED
IN FLOOD ZONE "C". AREAS OF MINIMIMAL FLOODING AS
SHOWN ON THE FLOOD INSURANCE RATE MAP COMMUNITY
PANEL NOS. 510063-0200B DATED JULY 17. 1978 AND
,510063-0115B DATED JULY 17. 1978..
THE LOTS CREATED WITH THIS PLAT ARE IN ACCORDANCE
WITH THE FREDERICK COUNTY ZONING AND SUBDIVISION
ORDINANCES.
THE PLATTING OF THE FOLLOWING DESCRIBED LAND,
63.51 ACRES, IS WITH THE FREE CONSENT AND IN
ACCORDANCE WITH THE DESIRE OF THE UNDERSIGNED
OWNERS. PROPRIETORS AND TRUSTEES, IF ANY.
S NATURE TITLE DATE
COMMONWEALTH OF VIRGINIA
COUNTY OF FREDERICK. TO -WIT:
a'►.. ,lO QO
1000 0 1000 2000
iiiiiiiia
SCALE: 1 "=1000'
11
it
lI J%R9 %�u/A -P [���� A NOTARY�PUBL IC OF SA I D COUNTY, DO
CERTIFY THAT AftyV SAn1s CAIZIJt %� , WHOSE NAME IS SIGNED TO THE
WRITING HERETO ANNEXED. BEARING DATE THE .?p"t'"DAY OF Se P
19q, HAS THIS DAY ACKNOWLEDGED THE SAME BEFORE ME IN MY
SAID COUNTY.
GIVEN UNDER MY HAND THIS c2a DAY OF 19 .
MY COMMISSION EXPIRES:
NOVEMBER 30, 999 " - °
Lt? .7 1
APPROVAL: SUBDIVISION ADMINISTRATOR NOTAR PUBLIC
�F,pYLTH OF
0
�' DAVID F. IG(
No.1853
ti!ft
JUNE 30, 1999
OVAL: rRtOERICK COUNTY SANITATION AUTHORITY APPROVAL: VIRGINIA DEPARTMEINT OF TRANSPORTATION
SITE
VICINITY MAP
2000 0 2000 4000
wmw
SCALE: 1"=2000'
I HEREBY CERTIFY THAT THIS SURVEY AND ANY INFORMATION SHOWN
HEREON IS BASED ON AN ACTUAL FIELD RUN SURVEY MADE UNDER MY
SUPERVISION AND THERE ARE NO APPARENT ENCROACHMENTS OTHER
THAN THOSE SHOWN OR NOTED.
r FINAL SUBDIVISION PLAT FOR
COCA —COLA
BUSINESS PARK
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DATE: JUNE 30, 1999 SCALE: AS NOTED
011AD
TRIAD ENGINEERING, INC.
200 AVIATION DRIVE WINCHESTER, VIRGINIA
(540) 667-9300 FAX (540) 667-2260
SHEET 1 OF 8
CD-019
2
h,
MATCHL//VE SEE SHEET 5
100' B-TYPE BUFFER
W/ FULL SCREEN
25 ACTIVE - 75 INACTIVE
20' STORM-'*
SEWER ESM'TF tl
DISTANCE--1960.51'(TOTAL)
N4 6 "E
LOT
1
63 50
Acil
24.87
AC.
m1I
15' STORM
SEWER ESM' T.1\�L1
20' WATEW-A'y;
M ESMT. I
•'/ N413 00 ;"W S48.15'51'W
3
i 97.00 I 1
r I 20' WATER
'U 15' STORM
75_ BUILDING SETS 4f 20 ESMT.
W SEWER ESM'T.
___ ACK _S41.44' 1 § "E
_�� _ may-_ 20T10334Q__
20' WATER I
�) ESMT. �� — — _ — — — _ S01.56'03"E —
---�s''1 �I,��— -- ----- -�- --- --
S41.44'27"E S03.37'16'E 1369.18 ' STORM -
25.00' 41.31' 7.5' 15' 15' STORMS SEWER ESM T.
20' STORM S48.15'37"W 1602.17' (TOTAL) DRAINAGE ESM T.
SEWER ESM'T.
BOWMAN TRUCKING. INC.
598/541
ZONED: RA USE: VACANT
' D. EMORY WILSON
,a
0
ZONED:RP
USE: SINGLE-FAMILY
I e
o
I DWELLING
I�
D. EMOR/6WILSON
I
II
ZONED: RP
USE: SINGLE-FAMILY
DWELLING
IPo'I
4.34 AC. DEDICATED
TO THE COMMONWEALTH
iI
I I OF VIRGINIA
FOR PUBLIC USE
1
— - — ------RWTE-TM-----RfW-YARFES - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - —
0.4 MI1± 0.40 MI.± 51 MI. ± 0.30 MI.±
TO E. 7 TO RTE. 11 TO RTE. 37 TO RTE. 11�
GENERAL ELECTRIC CO. \
BARBARA LIND BLEDSOE
D.B. d PG. NOT AVAILABLE
ZONED: RP
USE: SINGLE-FAMILY
DWELLING
398/37 FINAL SUBDIVISION PLAT FOR
4.34 AC. DEDICATED USE: MANUaFACTURING COCA —COLA
TO THE COMMONWEALTH BUSINESS PARK
OF VIRGINIA BACK CREEK MAGISTERIAL DISTRICT
FOR PUBLIC USE FREDERICK COUNTY, VIRGINIA
v OAVIDF RIG DATE.. JUNE 30, 1999 SCALE: 1"= 100
f4D. ,� &MONAD
ERING, INC.
200 AVIATION TRIADENGINEINEWINCHESTER, VIRGINIA
(540) 667-9300 FAX (540) 667-2260
JUNE 30, 1999 SHEET 2 OF 8 CD—O'
2
b raQ,,
DAVID E . RM
NO., I=
JUNE 30, 1999
C. BRUCE DAWSON
747/1005
ZONED: M-1
USE: VACANT
L - 61.40'
A - 04. 30' 03'
R - 781.62'
T - 30.72'
CD - S46.00'36"W
LC - 61.39'
MATCHL1A(
v_
Z LOT
In
�rn 8.79
SEE SHEET 4
S41.44' 2 "E 1 I al
759.16
C/L SAN. SEW.-
20' SAN.
SEW. ESMT.
NC
r cn
2 v
AC.
20' war
ESMT.
N41.44'23'W
1248.98'
L=61.40'
A _O4.24'59" lT5' BUILD]
R = 796.62 f SETBACK
� S41.30'Og"E
�4"_
41.30
5 5,C/L DRAINAGE
15' STORM
DRAINAGE
ESM' T.
10pr
20 —}{ 1 z �
11 �'n o m
✓m M
r I
j - 10'
20' i
1
�I rr
41.44'23'W
586.05'
C/L WATER
L = 134.68'
A = 90.41'S0"
R = 85.08'
T = 86. 12'
CD = N86.38'17"W
LC - 121.05'
20' WATER
ESMT.-A i75' BUILDI
LOT 1
24.87 AC.
548.15'37'W
148.43'
15' STORM
20' WATER DRAINAGE
ESMT.-1 ESM'T.
I -JV . I & t � ^__ _— - — --d-9OUJI.P-9l s. _ 2416 Uzi a- _ -i-_— -
CD -145 5 49 E ' --- ------ -e�_
�� " 30 UTILITY —
LC 1.39 ESMT. I ( 1 N41.44' 00"W N41.44' 00"W F , —_
—J 1.89, F7 72.59' 72.41' 7.5 15 — —
_ �48' Li39JN_ 223,39' - — - 41 � — — — "� — —
T30, 15'
�T — -
_ — - L - 56.69'
A - 04.30'03"
R - 721.6?j'
T - 28.36
CD - S46.00'36"W
LC - 56.67'
232.79 r " {� , 1369.38 503.06'33"w
N41 43 54 W 20 10 38.79'
s. o0 20' WATER 548.15' 37 "W 1602.17' ( TOTAL
Z_ ESMT.
— 648= 46-_W 1w—_ —_— —77-1-4.68'— — — — — — — — —_
RfMI-1FARI£------- ------------- ----------�—
GENERAL ELECTRIC CO
' 398/37
ZONED: M-1
USE: MANUFACTURING PLANT
FINAL SUBDIVISION PLAT FOR
AC. DEDICATED COCA —COLA
TO THE COMMONWEALTH BUSINESS PARK
OF VIRGINIA BACK CREEK MAGISTERIAL DISTRICT
FOR PUBLIC USE FREDERICK COUNTY, VIRGINIA
DATE: JUNE 30, 1999 SCALE: 1" = 100'
TRIAD ENGINEERING, INC.
200 AVIATION DRIVE WINCHESTER, VIRGINIA
(540) 667-9300 FAX (540) 667-2260
SHEET 3 OF 8 CD-019
BLACKBUR LIMITED N16.36'10"E
PARTNERSHIP812/T1906. 95' ( TOTAL
ZNED: RA
.�
USE: VACANT
--------_---_--
V
� 1
i
1
1
1
1
�,LTH 01y,
I
v O�AD F. IG
• o ice-
_
N0.1A63
0' � is
z
10
C. BRUCE DAWSON
T4T/1005
ZONED: M-1
t�
JUNE 30, 1999 USE: VACANT
N' I
G' 1
FINAL SUBDIVISION PLAT FOR
a
COCA -COLA
t
BUSINESS PARK
1
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DATE: JUNE 30, 1999 SCALE: 1" = 100'
�
� 1
1
TRIAD ENGINEERING, INC.
200 AVIATION DRIVE WINCHESTER, VIRGINIA
1
(540) 667-9300 FAX (540) 667-2260
SHEET 4 OF 8
LOT 2
8.79 AC.
rrn ,
n O W
�z
NO3.15'36'E
32.60'
N19.14'24"W
42.59'
20' WAT
ESMT.
20' SAN. -
SEW. ESM'T.
LOT 3
14.38 AC.
I
20' SAN.
3 j 25' BUILDING SEW. ESMT.
s SETBACK
`V _ _ _ _�8•.15 _3iJll __ �.353. %6_' _ _ � — -
------ ----S4r 1297-.�7 � — _ I _
I15 STORM 25' BUILDING 20'10'
Ws 1 DRAINAGE SETBACK
1 ESMT. N48.15'3T"E
I I N2540 87''E j� 1216.92(TO7AL) , t
I� a�
1
10:4
20'-11
MATCHL//VE
7.5' 15'
�L = 129.21'
�Z R = 83.73'
ir►—' T 81.45'
1N-W CD = NO3.27'51"E
1(✓m �n LC = 116.76
I`-N41.44' 23 "W
1 586.05'
tl C/L WATER
M55,
j L15' STORM
1 DRAINAGE
t ESM'T.
S41.30'00"E
II 1 441.30'
T I C/L DRAINAGE
SEE SHEET
20 10
20' WATER
ESMT.
LOT 1
24.87 AC.
��
O N
D . S IGGS
NO.18M
JUNE 30, 1999
".
L = 75�84' "
R = 100.00
T = 39.85'
CD = S25.03'56'W
LC = 74.04'
5Z4�_..r
LOT
14.38
L = 78.81'
A = 45.09'15"
R = 100.00'
T = 41.58'
CD = N25.50'170E
LC = 76.79'7.5' 15'
EfL-----
MATCHL//VE SEE SHEET 6
STORM N39.57 :,6 E
_
A 84.15'00"
`
MANAGEMENT 47.89
ESM'T. N38.13'1"
R 46.60,
CD =4N89426'16"W
LC = 62.51'
20' SAN
L 8.74'
SEW. ES
A = 83.25'06" I
R = 6.00'
N48.19'15"W
3
T = 5.35' 49.91' 75' I
CD = N89.58'13"E
BUILDI
LC = 7.98'
SETBAC
A C .
L= 126.65'
N48.19'13"W �
53.615'
A = 96.45'03"
R = 75.00'
STOR
T - 84.40'
DRAINAGE I
CD = S00.06'51"E
ESM T.
I
LC = 112.13'
'
15' STORM 15' STORM
DRAINAGE SEWER
ESMT. 25' BUILDING SETBACK ESMT.
N
`15' STORM
20' SANS 25' BUILDING SETBACK 1.37'
SEW. ESMT. S47.23'21"W
DRAINAGE
44.78'
ESM' T.
20' WATER
ESMT. 20'10'
N41.44'15"W
72.08'
-4c-
�r�-ram
-
S41 44 41 E
16.00, "
541.44'27"E
19.56
" �
S41.44'19'E
20' WATER
ESMT. I
34.55'
75'
BUILDING
SETBACK
L 0 T 1
S48.15' 31 "W
FINAL SUBDIVISION PLAT FOR 38.50'
COCA -COLA 24.87 AC.
BUSINESS PARK
BACK CREEK MAGISTERIAL DISTRICT 20' WATER 20' SAN. -
FQUT_ _ SEW. ESMT.
FREDERICK COUNTY, VIRGINIA
DATE: JUNE 30, 1999 SCALE: 1" = 100'
`RIdD
TRIAD ENGINEERING, INC.
200 AVIATION DRIVE WINCHESTER. VIRGINIA
(540) 667-9300 FAX (540) 667-2260
-01
j 42_13�j
I 38.05'
12'' WATER
i SMT.
201 STORM
? r wER
E M'T.-`
11I 1 tO. 32'-I
I 45 57'
� - P - �90
20 SAN.
SEW. ESMT.-
�t -
�S41.44 16
171!95' 28.8T
15' STORM II
N SEWER ESM' T.
S4 45 i 7'3 E S41. 44 23 "E
log 'I I
S44.44'52 "E BETTY BARTON 3
CHARLES B. STINE
ISO.48' 835/31T
20' WATER ZONED: RP
ESMT. USE: SINGLE-FAMILY
DWELLING
4.34 AC. DEDICATED
TO THE COMMONWEALTH
OF VIRGINIA
FOR PUBLIC USE
I N
`N6060 0 �' W 100' B-TYPE BUFFER
/ S4901OL32 "E
W/ FULL SCREEN
25' ACTIVE - 75' INACTIVE
DISTANCES 960.51'(TOTAL)
N88.O7'52"W
o
1013go N2oORM
A = 0240
SEWER
ESMT. --
.
R = 5797.60
__
_ _ - -
T = 68.87'
CD = S48.38' 28 "E m
LC = 137.73'
L=80.94'(TOTAL) BETTY BARTON
A =00.48'15"
CHARLES S. STINE
I R - 5766.47'
835/317
i T=40.47'
CD=S48.21 ' 40"E
ZONED: RP - USE: VACANT
II LC=80.94'
A = 02.44'07"
R = 5832.60'
N41.39'02'E
T = 139.25'
15.00'
CD = S47.57' 15 "E
LC - 278.41'
I
A =06636' 13" L - 216. 98'
I R - 500.01 '
A - 06' 12' 57"
I
I CD=S44557'05"W T = 10088.600''
LC -57.60
CD = S44.51' 29 "E
LC = 216.87'
L=215.89'(TOTAL)
A =06.12'58"
-R = 1989.93'
o+jDi-
T=108.05'
covc
CD =S44.51'28"E
LC=215.78'
,,�--"-- S46. 35' 12 "E
-N35.42'25"W 568.26'
165.27'
N41.4BOWMAN TRUCKING.
34.0000'
INC.
598/541
N10.03'04"E ZONED: RA USE: VACANT
40.42'
a
ri
11
MATCHL/NE SEE SHEET 7
0 0
q?-
� 6•'�git
100,0
00
/mil Ot
LOT 4
11.13 AC.
100' B-TYPE BUFFER i
W/ FULL SCREEN i
25' ACTIVE - 75' INACTIVE
DISTANCE=1960.51'(TOTAL)
' 1
L 1
IA fs /' 1
A = 78.615'33"_� L = 77.19' 1
A = 94.54'0 1
R = 46.60' ' R = 46.60' 1
T = 37.91' T = 50.77' 1
CD = N08.11'00"W I CO - NT8.23 �8"4
LC = 58.82' LC - 68.66'
' 1
1
� 1
I S35.5045 "4-
304T2 1
STORM
I MANAGEMENT —
I ESM' T. 1ll
' N35.5p' 4l'
9.01
I N54.09 07"
4�.71
I
25' BUILDING SETBACK
25' BUILDING SETBACK
LOT 3
14.38 AC.
T5'
j; BUILDI
t SETBAC I
-�- FINAL SUBDIVISION PLAT FOR
COCA -COLA
BUSINESS PARK
BACK CREEK MAGISTERIAL DISTRICT
IA ' DATE: J UNE FREDER30 K 1999 COUNTYSCALE VIRG I NCI A 100'
I Job � THE MIDDLEBURG BANK
ZONED65RA ���'d�
\ I USE: VACANT
TRIAD ENGINEERING, INC.
20(540)AVIATION
6677-93300DRIVE
FAXN(540)ER667IIA
2260
IV
SHEET 6 OF 8
k' A '
N48.44'18'Wj
' 75' 59.551
IBUILDING
SETBACK N42.53'31"E-
I STORM 36.83'1
MANAGEMENT �l•G
ESM'T. N29.366 2I'W
39.0'
I S44.44'52h
I 150.48'
''
N49.19' 18'W
20.00'
r
I
oj-I
'
20' WATER
ESMT.
I,
III
4.34 AC. DEDICATED
TO THE COMMONWEALTH
OF VIRGINIA
'
' FOR PUBLIC USE
THE MIDDLEBURG
BANK
'
I
' ZONED65RA
USE: VACANT
S423581 "W
A
36
I N49.19'26"W
I 20.00'
---
L = 13.42'
ALVIN G. &
A = 1.'20" BILLY
G. FLETCHER
R = 46.60'
516/306
ZONED: RP
II
T = 6.76'
CD = S37.51'14"E USE:
SINGLE-FAMILY
1
LC = 13.38'
DWELLING
MATCHL/NE SEE SHEET 5
CD-019
,TH 0�,
ti
01MD F SPRIGG
NO. Im
JUNE 30, 1999
G:
JUNE 30, 1999
100' B-TYPE BUFFER S43'47'22 'E
W/ FULL SCREEN 4.88'
25' ACTIVE - 75' INACTIVE
DISTANCE-1960.51'(TOTAL)
BLACKBUR LIMITED
PARTNERSHIP
812/70
ZONED: RA �� r
USE: VACANT , 1.
��j6��1 ptia 20' WATER
alb♦ �� OJ 75' ESMT
BUILDING
MATCHL//VE
A
ILI
T 4ji
SETBACK I It
SEE SHEET
FINAL SUBDIVISION PLAT FOR N41.44'23'W
COCA -COLA 1248.98' (TOTAL)
BUSINESS PARK
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY. VIRGINIA /
DATE: JUNE 30, 1999 SCALE: 1" = 100' ♦ -
i
`4'AID / A��/'`�BUILOING
TRIAD ENGINEERING, INC. ♦ �ZT 2 SETBACK-
200 AVIATION DRIVE WINCHESTER, VIRGINIA
(540) 667-9300 FAX (540) 667-2260 �i� 7 9 A C
19
S43.47'22'E
24.77'
40.26'
�L-245.55'
A :Z5.23' 27"
R = 2609.75'
IT=122.87'
CD-N46.37'35vW
THE MIDDLEBURG BANK
807/658
ZONED: RA
USE: VACANT
L - 247.66'
A - 05.31'58'
R - 2564.75'
T - 123.93'
CD - S46.33'19'E
LC - 247.57'
�, �� A LC=245.46' 4.34 AC. DEDICATED
I TO THE COMMONWEALTH
/j(O
I
-
OF
FOR
L = 251.04'
VIRGINIA
PUBLIC USE ♦ ♦
'
�
l
t o' i
A - 05.31' 58"
- 125.62'''-
6
T
CD - S46.33' 19 "E
9gj ♦
Z
LC - 250.94'
,9p6•� -
BLACKBUR LIMITED •F, 0. /-p,G
PARTNERSHIP , �O ,0R 10-0
612/70
ZONED: RA �b ♦ / �,01
USE: VACANT
ti LOT `-t
/ 11.13 AC.
i
♦ ' 25' BUILDING SETBACK
8..15 '.0 ~�� 13Q3.12'
25' BUILDING SETBACK
MKn LOT 3
Nm1
w 14.38 AC.
I
SEE SHEET 4
on
REZONING PROFFERS
Property Identification Number
63-((A))-58 and 63-((A))59
Back Creek Magisterial District
COCA -COLA BUSINESS PARK
Preliminary Matters
The property platted herein has been rezoned to the Light Industrial (M-1) Zoning District
in accordance with Virginia law and Frederick County requirements. As outlined in the Rezoning
Request Proffer statement. the Owner has provided proffers as hereinafter described. Thews
proffers shall be binding upon the Owner and their legal successors or designs.
Site Improvements
(1) The Owner proffers that it shall design and ennstruot a realignment to Route 652 at the
intersection of Route 651 and Route 652. The realignment shall consist of shifting Route
652 to the southwest to intersect Route 651 at a ninety (90) degree angle and adding turn
lanes on Route 652 as required by VDOT. Right-of-way for the realign w t of Route 652
will be dedicated to VDOT as shown on this plot.
(2) The Owner further agrees to dedicate a thirty-five (35) foot right-of-way along the south
side of Route 652 for the entire parcel frontage that Is not included in the realignment of
Route 651. Right-of-way for Route 652 will be dedicated ass shown an this plat.
(3) The Owner agrees to dedicate a sixty (60) foot right-af-way along the west side of Route
651 for the entire parcel frontage. Right-of-way for Route 651 will be dedicated to VOOT
as shown on this plat.
(4) The Owner agrees to part IaIpate In the aIWoIIzatIon at the intersection of U.S. Route 11
and Route 652. When requested by VDOT. the appl)oon+ will pay twenty thousand dollars
(t20.000) or twenty-five percent (25%) of the cost of the new traffic signal. whichever is
less.
(5) The Owner agrees to Iimit the number of entrances along the south side of Route 652 into
this property to a maximum of four (4) entrances. Two (2) entrances wlII be used by the
Coca-Cola Bottling facility. One (1) entrance will be used for each separate parcel created
by the subdivision of this property with frontages along Route 652. All entrances along
Route 652 will be the width required by VOOT for two-way traffic based an the proposed
use of the parcel. The entrance for the western parcel of land will be located at least sixty
(60) feet swat and not more than 250 feet east of the western property IIno. The entrance
for the central parcel of land will be located at least thirty (30) feet west and not more than
200 feet west of the western Cooc-Cola Bottling fooIIIty property IIno.
Building Restrictions
The development of the subject property shall Include the following building restrictions
provided In these proffers.
(1) The maximum height for all primary and anal Ilary structures will be sixty (60) feet. Roof
top mechanical equipment is not subject to the sixty (60) foot height restriction. However,
all roof top mechanical equipment will be screened from all adjacent properties.
(2) At loading docks shall be screened from view from all adjacent Rural Area (RA) or
Residential Performance (RP) Zoning Districts.
Landscape Design Features
The development of the subject property. and the submission of any Master Development
Plan. shall include the following landscape design features provided in these proffers.
(1) A full screen earth berm will be provided between all developed parts of the subject
property and all Rural Area (RA) and Residential Performance (RP) Zoning Districts.
except where entrances are required for the Coca-Cola Bottling foe III+y. The top of the
berm will be a minimum of six (6) feet higher than Route 652. with a minimum top width
of four (4) feet and maximum side slopes of four horizontal to one vertical (4H:1V).
During the development of the future parcels of land adjacent to the earth berm. the berm
shall only be removed to the extent required to accommodate the new entrance to the aite
from Route 652. If. during construction. the berm is removed In excess of that required
to accommodate the entrance, the berm wtII be replaced to the maximum extent possible
by the developer of the parcel of land.
Landscape Design Features (cont'd)
(2) Landscape screening shall be provided in accordance with the Frederick County Zoning
Ordinance and in conjunction with the full screen earth berm. Landscaping in conjunction
with the earth berm will consist of a mixture of evergreen and deciduous trees. At least
two thirds (2/3) of the trees shall be evergreens. All tress ahotI be of the type that wtII
thrive within the Shenandoah Valley. Evergreens shall be at least six (6) feet in height at
planting. Deciduous tress shall have a act Ilper of at least two (2) inches at a height of one
(1) foot above root ball.
Covenants and Restrictions
The Owner shall record and inoIude in each deed as well as provide Frederick County with
a complete set of Covenants and Restrictions in substantial conformance with the Protective
Covenants and Restrictions as submitted with the Impact Analysis Statement and these Proffers.
Monetary Contributions to Offset Impact of Development
As stipulated in the Rezntng Request Proffer. the Owner has payed Frederick County the
sum of nineteen thousand. four hundred forty-four dollars and so t -four cents ($19.441.T4) to
be allocated to the Stephens City Volunteer Fire d Rescue Sid_
JUNE 30. 1999
FINAL SUBDIVISION PLAT FOR
COCA -COLA
BUSINESS PARK
BACK CREEK MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DATE: JUNE 30, 1999 SCALE: 1" = 100'
C'AD
TRIAD ENGINEERING. INC.
200 AVIATION DRIVE WINCHESTER, VIRGINIA
(540) 667-9300 FAX (540) 667-2260
T
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
14031 Old Valley Pike
Edinburg, VA 22824
CHARLES D. NOTTINGHAM
ACTING COMMISSIONER
Mr. Randy Moulton
C/O Triad Engineering, Inc.
P. 0. Box 2397
Winchester, VA 22604
Dear Randy:
September 29, 1999
JERRY A. COPP
RESIDENT ENGINEER
TEL (540) 984-5600
FAX (540) 984-5607
Ref: Central Coca-Cola
Route 651 (Shady Elm Rd.) at Route 652 (Apple Valley Rd.)
Frederick County
A VDOT review of the final subdivision plat dated September 20, 1999 for the
referenced project has been completed. All the pertinent data as to dedication to the
Commonwealth of Virginia appears to be accurate and matches the approved plan data
and are approved.
Five signed copies of the plat are being returned to your office. One copy is retained
for our file. Please provide us a copy of the fully signed, dedicated plat when available.
Should you have any questions, please feel free to call.
Since r ly
Barry J. Sweitzer
Trans. Roadway Engineer
For: Steven A. Melnikoff
Transportation Engineer
RECEIVED
B]S/rf 0 0 T 0 1 1999
Enclosures
xcy..�r�ironimus DEPT.OFPIANNI�JO/DEVELOPMENT
M_r. Kris Tierney
WE KEEP VIRGINIA MOVING
KILi i_ N1_'%& LL i 34Ut?7opf-,6'_' = 1
WILI_IAM�, NIT'l [ f N,
CLARK & .)( BISINS
Al rORr: vs .k CUi , ALORS 4r I AW
TF,1 1,-PHONE ( U4)783-6451
TEL ('OVIER( 04)783-6507
! i IC L' I his (acsintile transmission is intended to he delivered onh to the named addressee.
.•r Ial that Is confidential, pin rietaiy of subject to Icgul protcctlon or privilegt:. If it is teceixed by
o rmed uddiessc*, the r etpient rJould inimPdmtely notify the sender at the addresc and
r h herein and obtain ins, tructlems aj to the disposal of the traminitted material. In no evert
d . r ead or tretained by anyone other that[ the [tamed addressee. except br expre4s authority of the
Date.- %Irgusl ;, 1994)
)Crt o
FROM f high I f
I
Pages. including coversheet:
1.1 you experience arty prod Yn,c in the tran-�mismon of this fairsumle,
please call Bobbie rule tit (,�04,1 64?-19,ul, l xt. 1311.
1lwplit J''ttri
4 M**!7 N 2#1 #A
, -
`
TRANSACTION REPORT
DATE
START
21010 4 RECEIVE
OK
Me
AS
HT
71
i
♦ � a
0
I
1
>l `s! Bl Kt9(&')
1 2ANI
91 LL I ANIS&MU1
1 54. }- r, fir, 3/
IRIS I EEI ► 01= DEI.)i( A I it Vs, mane i
hctween CENTRAI, COCA -COLA B TTLI1
{sortletimes Isereitiatter reten•ed to as X rantor" i
V"IRGIN1A, as Grantee (the "County"); FRED]
AUTHORITY, as a Grantee (" F CSA") and CO
f�_ jxitec f''ConIriioris.�ealtli').
W14P-'RLAS, Grantor is fire own rin fee
plats drawn by l riad Engineering, Inc., Iate(i Jur
Coca-Cola Business Park, Back Creek District, F
attached hereto (the ",Subdivision Plat" 1 whim is
thc, Grantor by deed dated May 15, 1998 lion► Es
Whitacre, frustec. recorded in the Office of the C
Virginia, in Deal Souk f)U5 at Pagc: 568 and
WHEREA:s, said real estatµ, as shown on
subdivided into lots, which Subdivision Piat shop
together with the dimensions of each lot thereof,
Utility easements, and the location of ea, crricrits r
water and sewer facilities for said lots a d the die
the Commonwealth for the relocation of Routes C
NOW, THEREFORE.
I hat in consideration of the pre
dedication, the Grantor coos hereby su
Lousiness Park, situate. in E3acK Creek 1v
more particularly described ny the Sub
acid made a part hereof and by this retc
does hereby dedicate to the Comnionw
Subdivision Plat and more,,, partioulariv
of Virginia for Public Use", and does h
Authortty the water and sanitary �Pwer
Grantor C0-Venants �tha.t it is seize
the right to convey the said land to F(,,S
no act to encumber the said land; that Ili
land free from all encumbrances and thi
a may be requisite.
Grantor covcnants ano agrees too
hereinabove mentioned and paid to it Sri,
f land, and for damages, if any. to the rem
of the use Io which the Grantee will put
d dated this _ day ol` August, 1999, by and
_; COMPANN, INC., a Virginia corporation
"Declarant"); F-REDERICK COUNTY,
UCK COUN'PY SANITATION
(MO'VWEALTH OF VIRGIN IA, as a
mple of the real estate shown on the attached
30, 1999, entitled "Final S ubdivision 'Plat for
•ederrck County, Virginia", a copy of which is
a portion of the same real estate conveyed to
her G. Whitacre, Rhoda W Kriz and Mary I .
Jerk of the Circuit Court of Frederick County,
ae aforesaid attached plats, has been
the metes and bounds of the subdivided land,
e dimensions of'those certain drainage anti
erved for installation and rnaintenaiice of
,nsions ofeertain real estate to be dedicated to
i and 05?.
DEED OF DEDICATION W[TNESSF.TH:
rises and the benefits which will accrue by reason of this
livrde that certain tract of land designated as Coca-C;oi:i
ii istenal district, Frederick County, Virginia, and being
ivisior H t of i riad Engineering, Inc., attached hereto
:ncc incorporated herein as if set out in Cull, The Grantor
ii±h for pt�iblic use the rights of way shown on the
lentified �s "4.34 Ac. Dedicated to the Commonwealth
reby dedl� ate to the FrWer rck C ounty Sanitation
asenientsl as shown on the Subdivision Plat.
i1 of tile i�nd herein conveyed in fee simple; that it has
k and theiConiripnwealtit, respectively; that it has done
respeeti c Crrantees shall have quiet pogsesslon of the
t it will e.�ecute such further assurances of the said land
itself; nsi, successors and assigns, that the consideration
Ill he iti lieu o! aDv and all claims to compensation for
aining iands of the Grantor which niay result by reason
-fie land to be conveyer.
• 1 f �11 I I L.L I IN, S IU4 jN- 1 4 '
1 " tJt rrit, 1c,rr'Showil on the p [ac juacher. ai` CCCi? shall f,e sublect to Ine restl'ictions anti
co eharats AS 11110! taiv seal fwiti i n i h :at%r ch, i heto an, rr',.ade a par heroot; whrc-li are
covenants rurwinq, with tl c lanci, and sha it tic hits Ing upon Ali Parties having, any right, title and
interest to and to the at«r=c$aid kits or :ir ` part the eol, ttteir liens, successors and assigns, and
slier;' more to rite inencfit olf each (mnei t ereot. i
invalidatioi. of anv one of the co `criam.S 0� r;�stnctions by tttd: inert or court order snail
m vo v kja ,1liF'Ct imly otherPION ISlOnS. w 1IC11 shad reiniain in Cult force and et ect.
� lIt r<. N t ,"'.1 1-10=
Lie properly ddted hereby is sah�ject tt tflose celtAm ea.,enlerts destgpiat4d on Lho
Subdivision Flat a,.z Storm Sever Csm% C torsi I)Tai nage Esni't. '. "'Water Esm't.", "San. Sewer
t Iso-n't ` "EJtility t'asenient'' and `Storn, Management .nt and such easements are hereby
dedicatee' to the t-, ounty and i 5�'_'A as the lr riterc& s ways appear.
Nc strtr titres of any kwd which : ubstxntia INirripeae or obstruct the flow or ponding of
SUrtace drainage water may be placed wi his said tomi niana ;ernent easements designated on
the 5uh,ii,visioir fiat. Said Fascnicnts malv not 1v ' ltered or modified v►ithout the prior consent of
the (_'ounty (A mete rrc ., and Grantor dos hereby grit and convey ,into the County of Frcderick
:t yenpetual right of way or easemew over tine ator saw storm management casonictits for the
Purpose orso providin; g surface drainag,e. (_irantordw,- further agree that the County of
F reti,.nck shaii be under no, obi ation to ir.dintain �aio surface drainage easements.
iantor reserves unto himself. hl i SUCCO's4s w assigns, the ri ,it to turther subdiv de anv
of ihk lots &,,:,kn oi, the Subdiviaiui, Hat.�
Ilie Platting and dedication of the liereVi dl- suibed lane; is inade in accordwice wuh the
statutes made arty proviilcti p such cases, i nd is VOth vie tree consent and in accordance with the
desire of Grantor, soie owner and proprietor `tit ttne'lanu embraced withili the t)ourlds of said
sabdo ision, as cvuiencod 4 thc followtn signat;i�e.
, 'E- PAl c_{rx_ a "(�L ,13ti)r l r_lNra CUItiIF'Al�TY, IliC.
(SL:At)
II
I
C� ? 73 - y0 ;
9 : I
7/;
plall fin dich Pial-111"d dcvi-.pn,!o
, t I , . )r-nt withmthe
sublMod pairel and Q11 as the SAM& 01[trces, shrIbs, 9found Cover and
'i-ass wid the �Jistafiatiorl 6foarth twrtw and -wlilcy .�round,.-,prinklcr systems.
Plwit matej mishall lor in �anfommqnct- i\nii. :,all Asawmaon M Nurserymen Standards Jbr
Nursery Stock, latest, gfitibn he installed within one
punting season of occupancy cw -whj& six MONEY* ofany building.
Ydrichever OCCUCS A, prt)vulcd rhat a,] c WOM div event of inclement
ll� �--h the extenor walls and
weather. Thc dalc ot'subtitantial compi� .
tool i-atve been Inw�MkA, i,hk: imst"fl1w;, V --Id on each site shall
be one I a good wild
m A ) A all
All Wld;.se;rPing, ol Cash 101 sh;-ih '00 PnIn wi ter o the lot
14 auttenant; e shv 11 m c I v, d 6, a] I n eces s4ijt c om 11 n n. If 1 V e! i 119 1 m k i 7, 1 yv *:.-at I ng, spraying, pruning
and requhad replace,'meiit D,,,td or &Qvm Pi 17 0 a rt,-pllicvd.
Atli exter`Fcjr hgh, I r anef
11119 Wall W ties on c. � Won 3amd UK in . cco d ikrith
the Wal drawmgs ajid spe6betums as yrm% W A" A "k ig -
bring shall be
L:0nipatible and halmoniotis Ittroughow in- emc imo.—v ii! -i rw in keeping with the
specific use of (hebuildint Chushe fig, imn jov! W WY, N't)", ali lises Within the
Rki9r;!! Amea (RA) or Restdlntiai WArm tin, , M I Z-On iA I- ��; ia sources shall he
screetied to reduce from afl acomi QaTerfts anti p0lb; streets. All outside
wbo.,g' �xtenuj: lights SkAl bt., m&!;d4 (i ; 14
Ad! nee, urilitv thaw inmwng WTV 0: j ip? WOM011 n; 10 moon lules Shall he instalied
Q!
Once t;,ammcnced, �'onstrue;ion WAM: so 4N()
1 0" pow", -a canTRhom
hWl&n 4f
4 vehC 1' or buk"niq On! Q locMed mstU) .r.d witii!]I
s! 1 dogs a f %my
T.
Durifi�g Cowo.w.Von tne own, —
in
re asona )ly` [wat cnndit'ml, pre vel.;ulitE 1hd 1ranT m: prevem, runotf of soo
1rurn !he 54c CwAc, o
sf NT By 4wrop
771777-77777-
'0,-25-90
9: 13AN
v ILL
I 154067WCa&,9:
SENT BORM
A f W w
�7
: "�! 141
L 1 1 AMSAKEY 1 540678OC82:4 8/ 1
Nv'"uildiny `.s ol().e-i imwoveP,nf fill 0- e ,nruporv�' shall be peaVul by is Ownei or
occupant U, W! hho TApAr.w and cach such ht ikh-T 4SX1 011"er in-irrovementsshall at A titnes
I
be k,-Tt in gomi conditiLy, and mrsiq Iwopedy Waintainewt -iaintcd cw otherwise
.1 and 4dequately I
finished, clean wid safe,.� Ali' asphalt f.)r concxci paved,,surfaces shaI be restwfaced or scaied as
needed and all, poOmles �aall b,- proMptly repai -ed t irtimproved sites -,hall be maintained in a
1'�wionqbl) inex ;.'.ovditidn' stet : of,debris
Fropetty oviners vvill pailicilwal,7, in any saornt vv&rcr qla-11,1genjent pj�()gfatn. csMblished or
to ' he k:Aabljshetl �`-Ou the : propeirt� by *t Prolle irty owtier s shall contribuie to the cost
of maintaininga andothei sLared storni watt r rnanjgomoDj j�jj. ilitie;s .
contractual basis, as s(,t forth in theytia itte-nagremients 6etween' the owner and the Declarant,
Owner.,; and owi-MI-41" shali colliply will ;0 fiMcIaL store wid local government statates�
oidw�wces and rfvulatiotis reiating to envircollm rital, protection, in relation to the propc..rty.
F J%,
R R V 4, I'l F U 11 U I Y L A S E h I EN I S
resti-vei, and rctwn els d(T-ficted On the SA&`visiva Plat on each
each easement being Or the m0fliati-on iuld tx ai itenarwp of stoup or SCUIRaxy sewer lines, walei,
Aloand), wiepholle, arl caible'IV fille-5;, fl,;Is fines and wich other wilily
SENT BY W.NjUlar)
23- 90
T , - T "' ""I""-
ylKay Nadi nopenwU01 bv "Nowl" N-
'"'Upuilt U; ".)wOlng ana ouwr aijpjos, ej Fit-, nIs gi-g.j! 1 -it ali tinw,
be kept in g000 ConMnon ana rUpOW, rropedy njaintaamcd awj adequately painted or k,.)thenvjse
hnished, clean ama Kite. Aj� asfy,,iait U 0011;C!"17t'I'll raved suriace,; stain be resur6ced or scaled as
fleed a zul' aio ne p.--ornI, tly rcpai rFd. 1, jnjmt,,-'Crv'ekl Sites. shal I the ni a, nfai ned jn a,
wiii pdtll:jpa, 10 env I toRlt '<`aCj cslaoju�h4,d or
to rit": prt)prn,, L-V At: Dewlara,11t. Froptxtv owneTs RhMI contnhute u) the cost
C11 Iclautuaawa amothp harm svnin Avwe-Dt Ia Cd e
11 1wri MWITIM, f"AA-::fAl zt)e ownter and the Lxdaram.
� -;f
0WOCTS wK winply *Q Un lea cran Wit, iocai goVtTnI11er.1 %1,4tutes
or"J14,xicei and jetatini! I'-, d1waronrn,�,I)t3l prolection. in reiia-tion Jo tile
All 1 1'.j %
iJ
WEI fouti"S MCMMISlas dt;-01CIC(I on trig iliaz on s:.acl) Ic'T.
Cauh uaSanent teing 161 tne jnMaUMMU OMC, jyjalilw-nance e)t 81�ornl of, sanitary sevveiunes, walm
!mc Kne drio cable i 'v Inics, ,as i;ncs ana such Okhe.*, U11111V
1-,,nes lwi 'nia",, nc- Mi ininly lines tvip�r t0- Wmstratior jriil rjot
(100w. tuepnore" Catne i V. eu., snaif b"'.. andct! rouna. k trantor shall have the right h) yxmt
atl(i ititgv "he bollents of ;,-ui,,- Such eascimall to iw elcaric coinpany, was cotnvaiiy, telepAtione
1 ,
ct-ni-Ipwiv, gCVeMIN or anwantv (,ttv
or low naving eel r'sxfw'tloil o,4Pr tne k cawom ' ess Pam empu b any airthority or utilotv
w: tLe J""'Ifr-acrustud Kw ldasinparpo-sv, ol, i,!Isuffing. operalinq '11"'d
ulialv ;Uws h is prowed. Mwen. thai im; powx dwecuny 1he entnt upwi an, ,
auatl twasomeni shad re5wre the land za ;uc; falson s experise to ag ricarly as practicabje the
comurion exming, prior to the �-tri (I y, ; 11 t;jj iatiop, or i-naintenarjec, ',�ach testeration �,,-hjjtj i1jesaj,fe
We vackriling tit treneney. rq)iaceni e W il-ie re.�odchnp of iawnq and the r.-placemen', of
cwlvtv-.�,fwe nv ar) Qlvr. f Of P10"Mr, 0! as 1110 Sim!! be to be 01-
oe a collveyallve or reicaS�11t Tilc r(w to croje the wenients hcrem regetyr(i
I IV tialwo mid can lfamw 0
navc thc right w enfoice Ole >011mons
I
fill (ANUM, Q
t Md. "..3c,"1. wa EjUnItchs M, SIM!
anore ot u,,antinr, or ally subsequort.
SENT 8Y: WWO
921 9, 2 1 A.) I WILLIAM
I 540 678062;
iot Ownef 10 eliforce ,.Ulv tji.'the COVI.,11"TUi 4eretn a4l the Of';1 bre-acti or violation the'reot'shal'i
ry
invalidation ol arty of the provigions con aine.d iP these COvenwits, or of the application
thercof to imy by 'Udgmeat or cburr ordcr shall j " no..w 1,* affect anv of the other
provisions hereot'or the Plication thereof to any othe rperson and the urno shall remain in full,
FILE Corr
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 678-0682
July 2, 1999
Mr. Randy L. Moulton, Sr. Vice President
Triad Engineering, Inc.
200 Aviation Drive
Winchester, VA 22602
RE: Coca-Cola Subdivision Design Plan and Final Plats
Dear Mr. Moulton:
As a follow up to our conversation yesterday, I would like to take this opportunity to confirm the status
of the Coca-Cola subdivision design plans and final plats. The subdivision design plan was reviewed by
this department and approved on June 24, 1999. All approved review agency comments were included
with the subdivision plan application.
A review of the draft final subdivision plats, forwarded to my attention and received on June 28, 1999,
generated the following minor comments. These comments should be addressed prior to circulating the
final plats for signature.
1) Please revise the right-of-way acreage that is proposed to be dedicated; 4.34 acres is to be
dedicated to the Commonwealth of Virginia for public use.
2) Please revise the note pertaining to screening. A full screen, rather than a landscape screen, is
required and is shown as being provided on the subdivision design plan.
3) Please list the proffers associated with the development and subdivision of this property.
4) Please revise the spelling of "Magisterial" on the final plats.
5) Please ensure that a signed seal is located on the final plats.
As you are aware, prior to the approval of the final plats, I will also need the appropriate deed of
dedication and information pertaining to the establishment of property owners association. The proffered
monetary contribution from Coca-Cola in the amount of $19,441.74 must also be received by Frederick
County prior to approval of the final plats. Thank you for advising the appropriate individuals regarding
the payment of the above proffer.
We look forward to the initiation of the site plan review process for this project. Please contact me if you
have any questions regarding this letter or the site plan review process.
Sincerely,
Michael T. Ruddy
Zoning Administrator
MTRIch
107 North Kent Street - Winchester, Virginia 22601-5000
I co-t�� e , q
SUBDIVISION DESIGN PLAN .
CHECKLIST Gt.�'(
�,���
The subdivision design plan shall be drawn at a scale lthat is
acceptable to the Subdivision Administrator. The subdivision
design plan shall include a sheet depicting the full subdivision
submitted. The subdivision design plan shall include the following
informat'on:
title "Subdivision Design Plan for "
with a notation of all previous names of the subdivision.,
original property identification number. G 3. A - 58 1-5r7
page number and total pages on each page.
name of the owner and/or subdivider
vicinity map [scale of one to two thousand (1:2000)]
showing all roads, properties and subdivisions within one
thousand (1000) feet of the subdivision.
written and graphic scale.
day, month and year plan prepared and revised.
North arrow.
✓ name of the Magisterial District where located.
zoning of all land to be subdivided.
✓ boundary survey of all lots, parcels and rights -of -way
showing bearings to the nearest minute and distances to
the nearest one-hundreth (1/100) of a foot.
t/ topography shown at a contour interval acceptable to the
Subdivision Administrator but in no case greater than
/ five (5) feet.
✓ names of owners, zoning and use of all adjoining
properties and deed book and page number references for
/ each adjoining parcel.
_✓ proposed use of each lot, with the number of lots in each
/ use category.
V area of each lot and parcel, the total area of the
subdivision and the total area in lots.
10
location and area of each parcel of common open space and
the total area of common open space.
location names right-of-way widths and classifications
g Y
of existing and planned roads, streets and shared private
driveways adjacent to and on the property.
I/ existing or proposed utilities, sewer and water lines,
manholes, fire hydrants and easements.
A -of existing and proposed drainage ways, drainage facilities,
culverts and drainage easements with dimensions and
design details.
41-OG stormwater management plan with calculations describing
how stormwater management requirements are being met,
'ncluding the location and design details of proposed
facilities.
_ proposed grading plan including spot elevations and flow
arrows.
✓ cross sections, profiles and design details of all
proposed streets, roads, culverts, storm sewers, sanitary
sewers and water mains.
locations, dimensions and cross sections of existing and
T' proposed sidewalks and walkways.
ghnvt, location of environmental features including floodplain,
steep slopes, wetlands, sinkholes, woodlands and natural
stormwater detention areas.
r-&wcl_ names of all streams and bodies of water, including all
one -hundred -year flood limits as mapped by FEMA.
location of all land to be dedicated or reserved for
'/' public use.
V location of required setback lines on each lot.
_ IA location of proposed recreational areas and facilities.
location of proposed buffers and screening with design
details, locations and types of plants and screening.
low p n1pr-eLposed landscaping with location and types of plants.
certification by an engineer, surveyor or other qualified
professional of the accuracy of the plat.
11
signature of the owner or principals certifying ownership
of the property.
statement listing all requirements and conditions placed
on the land included in the subdivision resulting from
approval of conditional zoning or a conditional use
permit.
signature line for the Subdivision Administrator.
12
COMMONWEALTH of VIRGI IA
DEPARTMENT OF TRANSPORTATION
DAVID R. GEHR EDINBURG RESIDENCY
COMMISSIONER 14031 OLD VALLEY PIKE
P.O. BOX 278
EDINBURG, VA 22824-0278
May 26, 1999
Mr. Steven L. Patton, P.E.
C/O Triad Engineering, Inc
P. O. Box 2397
Winchester, VA 22601
Dear Steve:
JERRYA. COPP
RESIDENT ENGINEER
TELE (540) 984-5600
FAX (540) 984-5607
Ref: Central Coca-Cola Bottling Company, Inc.
Rte. 651 (Shady Elm Rd.) @ Rte. 652 (Apple Valley Rd.)
Frederick County
This is to acknowledge receipt of your revised plans dated March 22, 1999 for the
referenced project. The plans appear satisfactory and are approved. Please advise the
developer accordingly. Please provide seven (7) sets of approved construction plans
with signed seal for VDOT distribution.
I offer the following comments:
• A preconstruction conference be held by the engineer and/or developer with the
attendance of the contractor, various County agencies and VDOT prior to initiation of
work.
• Materials used and method of construction shall apply to current observed VDOT Road
& Bridge Specifications applicable during construction of this development.
• Our review and comments are general in nature. Should conditions in the field exist
such that additional measures are warranted, such measures shall be completed to the
satisfaction of the Department prior to inclusion into the Secondary Road System.
• Attached is a copy of the minimum requirements and information needed prior to
acceptance of subdivision streets into the Secondary System. This is the responsibility
of the developer.
• All drainage is to be carried within the right-of-way in ditch lines or gutters along the
street to a pipe or drainage easement.
• The contractor shall notify VDOT when work is to begin or cease for any undetermined
length of time. VDOT will also require 48 hours notice for inspections.
• The appropriate land use permits shall be obtained before any work is performed on the
State's right-of-way. The permit is issued by this office and will require a minimum
processing fee, surety bond coverage, and the salary & expenses of a State assigned
Inspector.
WE KEEP VIRGINIA MOVING
RECEIVED
MAY 2 7 1999
DEPT, OF PIANNINGIDEVELOPMENT
Mr. Steven L. Patton
C/O Central Coca-Cola Bottling Co.
May 26, 1999
Paee #2
• If mailboxes are to be placed along the roadway fronting lots, a minimum of 4' shall be
between the edge of pavement and the front of mailbox as shown on the Standard
RFD-1 or acceptable substitute.
• . Private entrances will be installed in accordance with Standard CG-11. This is the
developer's responsibility.
• Any entrances constructed from the referenced street(s) shall meet VDOT minimum
standards. This is the developer's responsibility.
• Any signs to be installed will be in accordance with attachments.
• 1 suggest any utilities and/or storm sewer placed within the proposed right-of-way be
backfilled completely with C.R. Type 21-B Stone. This will greatly reduce the possibility
of any pavement settlement.
• A copy of any/all plats of dedication for drainage easements or additional right-of-way
required for implementation of this proposed project should be provided to VDOT prior
to issuance of any land use permit. Dedication should be made to the Commonwealth
of Virginia.
Should you need additional information, do not hesitate to call.
Sinc I ,-7
�r
Barry J. Sweitzer, Trans. Roadway Engineer
For: Steven A. Melnikoff, Transportation Engineer
BJS/rf
Attachments
xc: Mr. Terry Jackson, Attention: Mr. Guy Tudor
_ ironimus
Mr Da
Ms. Kim Holliday, Chairperson — Fred. Co. Utility Coordinating Committee
REQUEST FOR SUBDIVISION COMMENTS
Virginia Department of Transportation
Attn: Resident Engineer
P.O. Box 278
Edinburg, Virginia 22824-0278
(540) 984-5600
The local office of the Transportation Department is located at 1550 Commerce St. in Winchester
if you prefer to hand deliver this form.
Applicant's name, address and phone number.
TRIAD ENGINEERING, INC. c/o Steve Patton
Post Office Box 2397
Winchester, VA 22604
(540)667-9300
Name of development and/or description of the request:
Central Cocn-Coln Bnttling Facility. Subdivision of 63.51 Acres which has
been rezoned and has an approved Master Development Plan
Location:
Route 651
Apple Valley Road (Route 652)
Va. Dept. of Transportation Comments:
No objection to the subdivision of this property. Before development, this
office will require a complete set or consLruculon plans
WilL nave
egress
andingresss€ t-W P-OpSE4 (See attached copy of letter from VDOT to
lr-4�A Fnninnnrina dated Mav 26. 1999.)
VDOT Signature and Date: �// Transportation Engr. 05/26/99
(NOTICE TO RESIDENT ENGINEEWPLEASE RETURN THIS FORM TO APPLICANT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as possible in order to assist the agency
with their review. Also, please attach two (2) copies of your application form, location map and all
other pertinent information.
APPLICATION AND CHECKLIST
SUBDIVISION
FREDERICK COUNTY VIRGINIA
Date:6- 1 -9(1 — Application # JrJ- lq Fee Paid
Applicant/Agent: TRIAD ENGINEERING, INC.
Address: Post Office Box 2397
Winchester, VA 22604
Attention: Steven L. Patton, P.E.
Phone: (540)667-9300
Owners name: CENTRAL COCA -COLA BOTTLING CO.. INC.
Address: Post Office Box 27887
Richmond, VA 23261-7887
Phone: (804359-3759
Please list names of all owners, principals and /or majority
stockholders:
Contact Person: Steven L. Patton, P.E.
Phone: (540)667-9300
Name of Subdivision:Central Coca-Cola Bottling Facility
Number of Lots 4 Total Acreage 63.51
Property Location: West'of the intersection of Shady Elm Road
(Route 651) and Apple Valley Road (Route 652)
(Give State Rt.#, name, distance and direction from intersection)
Magisterial District
Back Creek
Property Identification Number (PIN)) 63((A)) Parcels 58 & 59
8
APPLICATION AND CHECKLIST
SUBDIVISION
FREDERICK COUNTY VIRGgINIA
Date:. G Application # 1� _1 Fee Paid
Applicant/Agent: TRIAD ENGINEERING, INC.
Address: Post Office Box 2397
Winchester VA 22604
Attention: Steven L. Patton, P.E.
Phone: (540)667-9300
Owners name: CENTRAL COCA -COLA BOTTLING CO., INC.
Address: Post Office Box 27887
Richmond VA 23261-7887
Phone: (804)359-3759
Please list names of all owners, principals and /or majority
stockholders:
Contact Person: Steven L. Patton, P.E.
Phone: (540)667-9300
Name of Subdivision: Central Coca-Cola Bottling, Facility
Number of Lots 4
Total Acreage
63.51
Property Location: West of the intersection of Shady Elm Road
(Route 651) and Apple Valley Road (Route 652)
(Give State Rt.#, name, distance and direction from intersection)
Magisterial District Back Creek
Property Identification Number (PIN)) 63((A)) Parcels 58 & 59
f
Property zoning and present use: M-1 zoning, current use is
vacant
Adjoining property zoning and use: Property to the east is zoned M-1
and is used for light industrial, to the south is zone M-1 and vacant.
Properties to the west and north are zoned RA and RP and are vacant or single
family.
Has a Master Development Plan been submitted for this project?
Yes X No
If yes, has the final MDP been approved by the Board of
Supervisors?
Yes X No
What was the MDP title? Master Development Plan for Central Coca-Cola
Bottling Company, Inc.
Does the plat contain any changes from the approved MDP?
Yes No X
If yes, specify what changes:
Minimum Lot Size (smallest lot) 8.79 Acres
Number and types of housing units in this development:
Number N/A
Types N/A
RECEIVED
MAY 2 7 1999
DEPT. OF PLANNiNCiDEVELOPMENT
W
SUBDIVISION DESIGN PLAN
CHECKLIST
The subdivision design plan shall be drawn at a scale that is
acceptable to the Subdivision Administrator. The subdivision
design plan shall include a sheet depicting the full subdivision
submitted. The subdivision design plan shall include the following
information:
x- title "Subdivision Design Plan for "
with a notation of all previous names of the subdivision.'
R original property identification number.
X page number and total pages on each page.
X name of the owner and/or subdivider
R vicinity map (scale of one to two thousand (1:2000)]
showing all roads, properties and subdivisions within one
thousand (1000) feet of the subdivision.
R written and graphic scale.
R day, month and year plan prepared and revised.
R North arrow.
X name of the Magisterial District where located.
X zoning of all land to be subdivided.
R boundary survey of all lots, parcels and rights -of -way
showing bearings to the nearest minute and distances to
the nearest one-hundreth (1/100) of a foot.
X topography shown at a contour interval acceptable to the
Subdivision Administrator but in no case greater than
five (5) feet.
X names of owners, zoning and use of all adjoining
properties and deed book and page number references for
each adjoining parcel.
X proposed use of each lot, with the number of lots in each
use category.
X area of each lot and parcel, the total area of the
subdivision and the total area in lots.
10
N/A location and area of each parcel of common open space and
the total area of common open space.
X location, names, right-of-way widths and classifications
of existing and planned roads, streets and shared private
driveways adjacent to and on the property.
X existing or proposed utilities, sewer and water lines,
manholes, fire hydrants and easements.
X existing and proposed drainage ways, drainage facilities,
culverts and drainage easements with dimensions and
design details.
X stormwater management plan with calculations describing
how stormwater management requirements are being met,
including the location and design details of proposed
facilities.
X proposed grading plan including spot elevations and flow
arrows.
X cross sections, profiles and design details of all
proposed streets, roads, culverts, storm sewers, sanitary
sewers and water mains.
X locations, dimensions and cross sections of existing and
proposed sidewalks and walkways.
X location of environmental features including floodplain,
steep slopes, wetlands, sinkholes, woodlands and natural
stormwater detention areas.
N/A names of all streams and bodies of water, including all
one -hundred -year flood limits as mapped by FEMA.
X location of all land to be dedicated or reserved for
public use.
X location of required setback lines on each lot.
N/A location of proposed recreational areas and facilities.
X location of proposed buffers and screening with design
details, locations and types of plants and screening.
X proposed landscaping with location and types of plants.
X certification by an engineer, surveyor or other qualified
professional of the accuracy of the plat.
11
X signature of the owner or principals certifying ownership
of the property.
X statement listing all requirements and conditions placed
on the land included in the subdivision resulting from
approval of conditional zoning or a conditional use
permit.
X signature line for the Subdivision Administrator.
12
TRIAD ENGINEERING, INC.
Post Office Box 2397
Winchester, Virginia 22604
(540) 667-9300
FAX (540) 667-2260
TO Frederick County Department of Planning & Zoning
107 North Kent Street
Winchester, Virginia
DATE 5/27/99
JOB NO. CD-019
ATTENTION: Subdivision Administrator
RE: Coca-Cola Subdivision Design Plan
WE ARE SENDING YOU X Attached _ Under separate cover via
—Shop Drawings _ Prints X Plans
Copy of letter _ Change order _ Other _
_ Samples
The following items:
Specifications
COPIES
DATE
NO.
DESCRIPTION
3 sets
Subdivision Design Plan
1 copy
Subdivision Application
1 copy
Comment Sheets
1
Submission Fee
THESE ARE TRANSMITTED as checked below:
X For approval
For your use
As requested
_ For review and comment
Approved as submitted
_ Approved as noted
Returned for corrections
Other
_ Resubmit Copies for approval
Submit Copies for distribution
Return Corrected prints
_ FOR BIDS DUE 19 _ PRINTS RETURNED AFTER LOAN TO US
REMARKS Enclosed please find the above referenced material for review and approval of the Subdivision Design Plan for
the Central Coca-Cola Bottling Facility. Please contact us at 667-9300 with any questions.
COPY TO RECEIVED BY RECEIVE D
if enclosures are not as noted, kindly notify us at otKAY > 7 1999
DEK OF PLANN►NWEVELOPMENT
REQUEST FOR SUBDIVISION COMMENTS
Virginia Department of Transportation
Attn: Resident Engineer
P.O. Box 278
Edinburg, Virginia 22824-0278
(540) 934-5600
The local office of the Transportation Department is located at 1550 Commerce St. in Winchester
if you prefer to hand deliver this form.
Applicant's name, address and phone number:
TRIAD ENGINEERING,_ INC. c/o Steve Patton
Post Office Box 2397
_Winchester, VA 22604
(540)667-9300
Name of development and/or description of the request:
Central Coca-Cnla Bottling Facility. Subdivision --of 63.51 Acres which has
been rezoned and has an approved Master Development Plan
Location:
Elm Road (Route 65
Apple Valley Road (Route 652)
Va. Dept of Transportation Comments:
No obiection to the subdivision of this property. Before development, this
office will require a complete set or conscrucLivu VLd1W LUL &CVL ... .�—---.—
s
WILL av
--and -i"grese of Whopropert; (See attached copy of letter from VDOT to
Ir,-;aA rnainaarino dated Mav 26. 1999.)
VDOT Signature and Date: ill Transportation Gngr. 05/26/99
(NOTICE TO RESIDENT ENGINEER -PLEASE RETURN THIS FORM TO APPLICANT.)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as possible in order to assist the agency
with their review. Also, please attach two (2) copies of your application form, location map and all
other pertinent information. RECEIVED
MAY 2 7 1999
DEPT. OF PLANNINGIDEVELOPMENT
20'11 IS:bl 666I'9Z'90 �ON30IS3N ONn8NI43 wOb
COUNTY of FREDERICK
N?
May 5, 1999
Mr. Steven L. Patton, P. E.
Triad Engineering, Inc.
P.O. Box 2397
Winchester, Virginia 22604
RE: Central Coca-Cola - Subdivision Comments
Frederick County, Virginia
Dear Steve:
Department of Public Works
540/665-5643
FAX: 540/678-0682
Upon review of the revised subdivision plan dated March 22, 1999, all of our previous
comments have been addressed. Therefore, we recommend approval of the subject subdivision
plan.
If you have any questions, do not hesitate to contact me.
Sincerely,
C.
Joe C. Wilder
Engineering Technician
Department of Public Works
JCW/kch
cc: Zoning Administrator, Frederick County Planning Department
file
107 North Kent Street - Winchester, Virginia 22601-5000
Frederick Cain
ATTN: Fire
107 North XL-_
Winchester, Virginia 22601
(540) 665-6350
Post -It* Fax Note 7671 )ate�
loot
pagesb. yZ
TO
From
COJosvt.rr;
oo. �f� cc ct f`
Phone 0
Phone.
Fex. ra Q
Fax #
The Frederick County Fire Marshal is located at 107 North Kent
Street, lst floor of the County Administration Building in
Winchester, if you prefer to hand deliver this review form.
Applicant's name, address and phone number:
TRIAD ENGINEERING, INC. c/o Steve Patton
Post office Box 2-397
Winchester. VA 22604 (540)667-9300
Name of development and/or description of the request:
Central Coca-Cola Bottling Facility. Subdivision of 63.51 Acres which has
been rezoned and has an approved Master Development Plan
Location:
West of the intersection of Shady Elm Road (Route 651) and
Apple Valley Road (Route 652)
Fire Marshal Comments:
Fire Marshal Signature & Date
(NOTICE TO FIRE MARSHAL - PLEr
NOTICE TO APPLICANT
APPLICANT.
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, location map and any
other pertinent information.
172
COUNTY OF FREDERICK, VIRGINIA
FIRE MARSHAL'S OFFICE
LAND DEVELOPMENT COMMENTS
Control No.SD98-0016 Date Received 12/01/98 Date Reviewed 12/03/98
Applicant Triad Engineering
Address P.O. Box 2397
Winchester, VA 22604
Project Name Centeral Coca Cola Phone No.
Type of ApplicationSubdivision Current Zoning
1st Due Fire Co. 11 1st Due Rescue Co. 11 Election DistrictBack Creek
Tax I.D. No. 63-A-58-59
RECOMMENDATIONS
Automatic Sprinkler SystemXX Residential Sprinkler System
Automatic Fire Alarm SystenKX Other
REQUIREMENTS
Emergency Vehicle Access
Adequate XX Inadequate Not Identified
Fire Lanes Required Yes XX No
Comments Emergecy access must be maintained at all times.
Roadway/Aisleway Widths Adequate XX Inadequate Not Identified
Special Hazards Noted Yes No XX
Comments
Hydrant Locations Adequate Inadequate Not IdentifiedXX
Siamese Location Adequate Inadequate Not Identified XX
Additional Comments Attached? Yes No XX
Plan Approval Recommended? Yes XX No
Signature4 Title
REQUEST FOR SUBDIVISION COMMENTS
Frederick County Inspections Department
Attn: Building Official
107 North Rent Street
Winchester, Virginia 22601
(540) 665-5650
The Frederick County Inspections Department is located at 107 North
Kent Street, 4th Floor of the County Administration Building in
Winchester, if you prefer to hand deliver this review.
Applicant's name, address and phone number:
TRIAD ENGINEERING, INC. c/o Steve Patton
Post Office Box 2397
Winr-hpRtPr, VA 22604 (540)667-9300
Name of development and/or description of the request:
Central Coca-Cola Bottling Facility. Subdivision of 63.51 Acres which has
been rezoned and has an approved Master Development Plan
Location:
West of the intersection of Shady Elm Road (Route 651) and
Apple Valley Road (Route 652)
Inspection Department Comments:
No comment required at this time. Shall comment at the time of site plan submittal
Code Administrator Signature & Date z- r �V"q
(NOTICE TO INSPECTIONS DEPT.*PLEASE TURN THIS'FORM O C TT )
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as
possible in order to assist the agency with their review. Also,
please attach a copy of your application form, location map and all
other pertinent information.
REQUEST FOR SUBDIVISION COMMENTS
Frederick County Sanitation Authority
Attn: Engineer Director
P.O. Box 1877
Winchester, Virginia 22604
(540) 868-1061
The Frederick County Sanitation Authority is located at 315 Tasker Road in Stephens City, Virginia,
if you prefer to hand deliver this review.
Applicant's name, address and phone number.
TRIAD ENGINEERING, INC. c/o Steve Patton
Post Office Box 2397
WinrhPQt P-r VA ?9eQ .
(540)667-9300
Name of development and/or description of the request:
Central Coca-Cola Bottling Facility
Subdivision of 63.51 Acres which has been rezoned and has
an approved Master Development Plan
Location:
Elm Road (Route 651) and
Apple Valley Road (Route 652)
Sanitation Authority Comments:
.S0i1/D �l� - / C-,AOV �L�97E S,FT O�
PA 4 5 7/G O/f' 57 I AFE 7S 6_ /6' � 4 / 7
AY c/Aw -7 0 9s
vV/,eG N.Fft� copy v•� �9,�=caiq®.F� ,F.�ts�.�,E.vTS.
Sanitation Authority Signature & Date: ,e!E. r/ '° %
(NOTICE TO SANITATION AJWORITY * RETURN THIS FORM TO APPLICAN .)
NOTICE TO APPLICANT
It is your responsibility to complete this form as accurately as possible in order to assist the agency
with their review. Also, please attach a copy of your application form, location map and all other
pertinent information.
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 678-0682
March 30, 1998
Triad Engineering
Attn: Steven L. Patton, P.E.
P.O. Box 2397
Winchester, VA 22604
Dear Steve:
I have had an opportunity to review the above referenced plan. As you know, the approval of this
master development plan is contingent upon rezoning approval by the Frederick County Board
of Supervisors. The review comments provided in this letter are subject to change should
additional issues arise during the Planning Commission and Board of Supervisors consideration
of the rezoning application. To that end, I offer the following comments:
✓1 Please include a date, along with your signature, on the P.E. Seal for the final plans.
�2) Please incorporate the conditions that are delineated in the proffer statement on the final
plans.
Please provide the name Valley Pike for Route 11 on the vicinity map.
4) Please remove the metes and bounds description for the internal lot lines as indicated on
the redlined plan.
® Please provide a schedule of phases as indicated on the redlined plan. (Note #9 and
Drawing)
/6) Please provide the Property Identification Number (P.I.N.) For all adjoining properties
as indicated on the redlined plan.
Please enlarge the road names for Route 651 and Route 652.
8) Please revise the internal property line symbol to establish the dedicated right-of-way
limits as indicated on the redlined plan.
Please provide the approximate location for access into Lot 3 and Lot 4.
0) Please provide the location and limits of the proposed buffer along Apple Valley Road and
include a cross section that demonstrates how this buffer will be developed.
11) The disturbance of steep slopes in excess on 25% is only permitted by Board of Supervisor
waiver. This provision is found in Chapter 165-31(6) of the County Code. This item will
be discussed during the Planning Commission and Board of Supervisor review of the
master development plan. Should this waiver be granted, a notation will need to be
included on the final plan which accounts for this action.
107 North Kent Street • Winchester, Virginia 22601-5000
Patton Letter
Page -2-
March 30, 1998
It is my understanding that the applicant desires to have this master development plan placed on
the May 6, 1998 Planning Commission agenda. The inclusion of this master development plan
on that agenda is contingent upon rezoning approval by the Board of Supervisors during their
April 22, 1998 meeting. Should approval of the rezoning occur, our department will need the
following information submitted by April 13, 1998:
0olThe master development plan application with appropriate signatures and a listing of all
adjoining property owners.
t// Thirty (30) copies of the preliminary master development plan.
(� Review agencyco ents from the Vir inia 1 e artment Transportation, a Frederick
t il P q� Po
County Sanita ' n Authoritye,�B thuilding Inspec Department, thublic Works
Department, and the Fire M al.
The application review fee of $3,705.30, made payable to the Treasurer of Frederick
County.
tr/ A 35mm slide of the drawing or a diskette of the digital image (saved as a .dwg file in
AutoCad).
I hope that the information in this letter is beneficial to you. Please find enclosed a redlined copy
of the master development plan for you use. Please contact me if you have any questions
regarding this information, or if I may be of further assistance.
Sincerely,
Evan A. Wyatt
Deputy Director
EAW
Enclosure
U:%EVAMCOMMOMPROJECrSICOCACOLAVMDPI $r.REV
THE WINCHESTER STAR, Wednesday, March 18, 1998
Line Connection Fee
Hike to Help Float
County Water Plan
By JASON ENGLISH
The Winchester Star
An ambitious water and sewer
plan that's being pursued by the
Frederick County Sanitation Au-
thority includes nine projects to-
taling $6.6 million, a cost that
will be partly offset by connection
fee increases.
The authority endorsed the plan
Tuesday, paving the way for the
Kernstown area to be served by
county water and sewer. That's a
move ' that was previously contin-
gent on the construction and op-
eration of Cardinal FG, the glass
company that backed out of plans
to build in Frederick County on
March 2.
With . Cardinal's absence, the
$3.25 million infrastructure im-
provements in Kernstown will be
offset by connection fee increases
and with help from the Frederick
County Board of Supervisors, San-
itation Authority Engineer -
Director Wellington Jones said.
He said if the authority is inter=
ested in serving Kernstown, the
Board of Supervisors would erase
$700,000 from a $1.1 million loan
the authority has owed the county
since the 1970s.
"(County Administrator John R.
Riley Jr.) has indicated that the
Board of Supervisors has ex-
pressed a desire to get water and
sewer into the Kernstown area,"
Jones told the authority. "But
they haven't taken any action on
this."
Of the nine projects Jones is
proposing, four are located north
of the City of Winchester. They
are projects previously put on the
back burner when Cardinal's
plant was still a possibility.
Those projects include a water
loop from U.S. 50 East to Victory
Lane; a water main from Senseny
Road to Berryville Pike; a water
main from Stonewall Industrial
Park to U.S. 522 North; and a
water storage tank near U.S. 522
North.
Two water transmission lines
from U.S. 11 North to U.S. 50
West, previously proposed, are not
a part of Jones' latest plans.
The four proposed projects were
part of a water plan the authority
approved last spring that were set
to be funded through a $4 million
Virginia Resources Authority loan
that was approved by VRA, but
not accepted by the authority.
Jones said he informed VRA
last September he needed to hold
off on the $4 million loan until the
projects planned for Cardinal were
worked .out.
Tuesday, the authority autho-
rized Jones to apply for a similar
loan, not to exceed $7 million, to
fund the four northern projects
and the Kernstown improvements.
He said once an application is
submitted, the VRA will deter-
mine whether the loan amount is
feasible. If it is, the authority
must then decide to move forward
with the improvements, a vote
likely to be made April 21.
"My preliminary look at this is
that I can get this done, it can be
done, if you want to do it," Jones
said. "We will have to raise the
connection fees, but they will be
modest."
Jones said he did not know how
See Water Plan Page B4
THE WINCHESTER STAR, Wednesday, March 18, 1998
Line Connection Fee
Hike to Help Float
County Water Plan
By JASON ENGLISH
The Winchester Star
An ambitious water and sewer
plan that's being pursued by the
Frederick County Sanitation Au-
thority includes' nine projects to-
taling $6.6 million, a cost that
will be partly offset by connection
fee increases.
The authority endorsed the plan
Tuesday, paving the way for the
Kernstown area to be served by
county water and sewer. That's a
move that was previously contin-
gent on the construction and op-
eration of Cardinal FG, the glass
company that backed out of plans
to build in Frederick County on
March 2.
. With . Cardinal's absence, the
$3.25 million infrastructure im-
provements in Kernstown will be
offset by connection fee increases
and with help from the Frederick
County Board of Supervisors, San-
itation Authority Engineer -
Director Wellington Jones said.
He said if the authority is inter-
ested in serving Kernstown, the
Board of Supervisors would erase
$700,000 from a $1.1 million loan
the authority has owed the county
since the 1970s.
"(County Administrator John R.
Riley Jr.) has indicated that the
Board of Supervisors has ex-
pressed a desire to get water and
sewer into the Kernstown area,"
Jones told the authority. "But
they haven't taken any action on
this."
Of the nine projects Jones is
proposing, four are located north
of the City of Winchester. They
are projects previously put on the
back burner when Cardinal's
plant was still a possibility.
Those projects include a water
loop from U.S. 50 East to Victory
Lane; a water main from Senseny
Road to Berryville Pike; a water
main from Stonewall Industrial
Park to U.S. 522 North; and a
water storage tank near U.S. 522
North.
Two water transmission lines
from U.S. 11 North to U.S. 50
West, previously proposed, are not
a part of Jones' latest plans.
The four proposed projects were
part of a water plan the authority
approved last spring that were set
to be funded through a $4 million
Virginia Resources Authority loan
that was approved by VRA, but
not accepted by the authority.
Jones said he informed VRA
last September he needed to hold
off on the $4 million loan until the
projects planned for Cardinal were
worked out.
Tuesday,' the authority autho-
rized Jones to apply for a similar
loan, not to exceed $7 million, to
fund the four northern projects
and the Kernstown improvements.
He said once an application is
submitted, the VRA will deter-
mine whether the loan amount is
feasible. If it is, the authority
must then decide to move forward
with the improvements, a vote
likely to be made April 21.
"My preliminary look at this is
that 1 can get this done, it can be
done, if you want to do it," Jones
said. "We will have to raise the
connection fees, but they will be
modest."
Jones said he did not know how
See Water Plan Page B4
Water Plan from Page B1
much the fees would be raised,
but, noted. service rates would not
increase. The connection fees have
not been increased since 1986,
Jones said, when the basic resi-
dential fee jumped from $800 to
$2,000.
Raising connection fees is some-
thing the authority has discussed
since November, when they hired
Rockville -based David M. Griffith
and Associates for $12,000 to
study whether the current connec-
tion fees should be increased.
Currently, the authority charges
$500 for water availability and
$1,425 for sewer availability, $400
for local water facilities, $500 for
local sewer facilities, $525 for
water laterals, and $1,115 for
sewer laterals.
Jones said the Kernstown area
is an excellent area for com-
mercial and industrial develop-
ment. He said water and sewer
service to .that area would not
only help serve future commercial
customers like the proposed Coca-
Cola Bottling Facility off Apple
Valley Road, but improvements
will benefit water service to the
north as well.
The projects planned for the
Kernstown area include construc-
tion of a 20-inch water main from
Sanitation Authority headquarters
Valley Road that will run under-
neath Interstate 81 and U.S. 11
South; and a sewer line extending
from the Parkins Mill Wastewater -
Treatment Plant southeast of
Winchester to Apple Valley Road
to serve Coca-Cola. '
Jones said the projects assume
Coca-Cola will build off of Apple
Valley Road, but they are not de-
pendent on it and the 85,000 gal-:'.
Ions of water per day the bottling
facility is expected to use at some
point. Jones said he has not spo-
ken with Coca-Cola officials about
water and sewer service in two`
years, but said the company has
had discussions about utility ser-
vice with the City of Winchester.
Jones has said the 400,000
square -foot Coca-Cola project is
scheduled for three phases: A
sales center and storage area, four
bottling lanes and more storage
space, and the eventual transfer'
of corporate headquarters in Rich-
mond to the Kernstown site.
On March 6, Coca-Cola filed a
rezoning application with the Fre-
derick County Planning Depart-
ment, asking for 63.5 acres of
rural -area (RA) land to be
changed to light -industrial (M-1).
March 13, 1998
Mr. Steve Patton, P.E.
Triad Engineering, Inc.
PO Box 2397
Winchester, Virginia 22604
RE: Master Development Plan for 63.5052 acres
Central Coca-Cola Bottling Facility
Frederick County, Virginia
Dear Steve:
COUNTY of FREDERICK
Department of Public Works
5401665-5643
FAX: 540/ 678-0682
Based on our review of the referenced master development plan, we offer the following
comments:
1. The proposed master development plan indicates future water and sewer service
provided by the Frederick County Sanitation Authority. Verify this commitment
prior to submittal of the site plan design for lot 1.
2. The stormwater management plan indicates the future construction of one central
detention pond to serve the entire master plan development. We will require the
construction of this facility concurrent with the initial site development of lot 1. In
addition, the master plan should reflect any and all stormwater easements required
to convey runoff from all four (4) lots. We anticipate that some use of closed
conduits will be required to divert runoff from lot 1 to the detention pond.
3. An upgrade of the existing 12 inch CMP maybe required to accommodate the new
stormwater facility. This upgrade should be coordinated with the Virginia
Department of Transportation (VDOT). Also, the design of the detention facility
may be governed by the 12 inch CMP rather than the actual storm routings to
protect the downgradient residential area.
107 North Kent Street • Winchester, Virginia 22601-5000
Central Coca-Cola Master Development Plan
Page 2
March 13, 1998
Please contact me if you have any questions regarding the above comments.
Sincerely,
Harvey tr
Director Pu
HES/kch
cc: Frederick County Planning Department
file
JJ5:
awsnyder, Jr.
blic Works
r
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
DAVID R. GEHR EDINBURG RESIDENCY
COMMISSIONER 14031 OLD VALLEY PIKE
P.O. BOX 278
EDINBURG, VA 22824-0278
Mr. Steven L. Patton, P.E.
C/O Triad Engineering, Inc.
P. O. Box 2397
Winchester, VA 22604
Dear Steve:
February 23, 1998
RESIDENT ENGINEER
TELE (540) 984-5600
FAX (540) 984-5607
Ref: Central Coca-Cola Bottling Co., Inc.
Route 651/652
Frederick County
We have reviewed the master development plan dated February 19, 1998 for the referenced
project and offer the following comment:
No objection to the subdivision of this property. Before development, this office
will require a complete set of construction plans for review. Entrances will have
to be constructed to VDOT minimum standards to allow for safe egress and
ingress of the property.
Also, under Item 14 the site plan should offer consideration of a signalization agreement at the
intersection of Route 651/652 and provision of any turning lanes which may be required at
each/any access entrances. Under Item 15, stormwater management should be accomplished
entirely within the site plans. The use of any VDOT roadway embankment as a retainer of
stormwater is not allowed.
If there are any questions or additional information is needed, please call.
Sincer ly,
Barry J. Sweitzer, //Trans. Roadway Engineer
For: Norman K. Sparks, Trans. Ass't. Resident Engineer
BJS/rf
Attachments
xc: Mr. S. A. Melnikoff
Mr. Kris Tierney
IMP WPPP VIPrINIA mnvINr,
Frederick County, Virginia Master Development Plan Application Package
Request for Master Development Plan Comments
Virginia Department of Transportation
Mail to: Hand deliver to:
Virginia Department of Transportation Virginia Department of Transportation
Attn: Resident Engineer 1550 Commerce Street
P.O. Box 278 Winchester, VA
Edinburg, Virginia 22824-0278 (540) 722-3460
(540) 984-5600
Please fill out the information as accurately as possible in order to assist the Virginia Department
of Transportation with their review. Please attach three (3) copies of the MDP with the sheet.
Applicant's Name: TRIAD ENGINEERING, INC.
Address: Post Office Box 2397
Winchester, VA 22604
Phone Number: (540) 667-9300
Name of development and/or description of the request:
Central Coca-Cola Bottling facility. Master Development Plan for
63.5052 acres.
Location of property: This property is located west of the intersection
of Route 651 (Shady Elm Road) and Route 652 (Apple Valley Road).
Virginia Department of Transportation's Comments: See attached letter from
VDOT to Mr. Steven L. Patton of Triad Engineering dated February 23, 1998.
Page 20
TRIAD ENGINEERING, INC
P.O. Box 2397
WINCHESTER, VIRGINIA 22604
(703) 667.9300
FAX (703) 667-2260
TO Fr- Cie • �E'o��e►An� "�yt`cs,p».��
WE ARE SENDING YOU
❑ Shop drawings
❑ Copy of letter
117-1�ttached ❑ Under separate cover via
Z14rints
❑ Change order
❑ Plans
[L[F n C, 4 l� i]04i1ad
DATE
G 2C11-=j,C,6
JOB NO.
9
ATTENTION
RE:
the following items:
❑ Samples ❑ Specifications
COPIES
DATE
NO.
DESCRIPTION
Z
�1 vi
OP
' FEB199',
RF
'AND O
THESE ARE TRANSMITTED as checked below:
❑ For approval
0;.-For your use
❑ As requested
❑ For review and comment
❑ FORBIDS DUE
❑ Approved as submitted
❑ Approved as noted
❑ Returned for corrections
u
y..r 1
❑ Resubmit copies for approval
❑ Submit copies for distribution
❑ Return corrected prints
19 ❑ PRINTS RETURNED AFTER LOAN TO US
REMARKS
4y,l T e 41J rvN Vc
COPY TO
SIGNED: 0 bA?2(_\
If enclosures are not as noted, kindly notify us at once.
f'p1998 9:28AH
FROM
PACSIMI
TRIAD
Geotechnical, I
Consulting Engi
Post office Box 2397
Win Chester, Virginia 22604
X/nlrF kin- 540.667.9300 11 E-mail:
DATE: February 19. 1998
NUMBER OF PAGES (including Cover) -
TO: Mr. Evan Wyatt
COMPANY: Frederick County Depai
FACSIMILE NO: 5407678-0682
FROM, Steven L. Patton, P.E.
REFERENCE: Coca --Cola.Rezo nin
INEERING 540 6672260
TRA SMITTAL S"t-
IEET
TRIAD
ENGINEERING, INC.
1, Constkuction and Environmental
rs, Land Surveyors anrl Geologists
200 Aviation Drive
Winchester, Virginia 22602
,evep@visuallink. lom CFACSIMILE NO: 540.667.2?260
TIME: 8:30 AM
of Planning and Development
Evan,
Lva n�l
III 'Here are the revised proffers and covenants for your use. Let me know if you have any
Steve Pattori
------ - ----
THIS MESSAGE IS INTENDED FOR 'THE USE OF THE
AND CONTAINS INFORMATION THAT IS: MIVILEGE
UNDER CONTRACTUAL AGREEMENT. If he rea4er
employee or agent rest !onsible for delivering the me!
that any dissemination, distribution, copyiilg or othe
have received this communication in error, please nc
",mmunication to us at the above addretou by mail,
INDIVIDUAL OR ENTITY TO WHICH IT IS ADDRESSED
), CONFIDENTIAL AND EXEMPT FROM DISCLOSURE
of this message is not the intended recipient or the
;age to the intended recipient, You are hereby notified
use of this communication is strictly prohibited. If you
ify us immediately by telephone and return the original
Fhank you.
1998 9: 29AM FP'Otl TRH'
REZONING
Rr ! operty 1
,6.3 - ( (A) )
BaCk Creek
COCA -COLA
I REQUEST PROFFER
den t.iaf'ication Number
i
-58 a� d 6.3-((A))59
Magi�terial District
LING FACXLXTY
I:- L
-1
.45. 2 -
�,i jf C hK- ode "�)f
I L-950, as amendt�_,-(,
and
t pr�1!7jo-ns of th& Frede-ric,"C
Z,:,nng �vjr_h_
4 i
re 4pe':�I�
+_
'o 1-70nditional ) z,:ning, the
Ullder.Siglled appii��ant hez-eby
pro?1fers
that J"n the t*vent cht- gc'),vy]
of Superti-xSors Pf Fredezick
CPLTI]ti,,
Virginia, sha12 approve
ReZ02721 ng Aj_jp 'I i ca t� On #
fOr the
rezoning of 63.5�)52 acires from
Rural Area (RA, Zoning DjstriC,
��
i to t], e 7ja t Tndustrial 'M-1)
Zo District, devLzlopmenf
of thi
_Fubject: property/ shall be done
in conformiar-y with the terms
aid
f~onditlons set fort,'3 herein,
except to thC-' eXtent th4t
such
te=s and conditions mail, be
subs equean t:1 V amended or
evised,
by the app'Licant and such be
approved by the Frederick �qunt:y
Kurd
_tf Sup�-rv_isors in accordance
with Virginia law., In the avent
thia!:
such rez_-ninq iti not n-ranted,
then these prcffers shall
be I&e_rned
withdrawn and of no effect
whatsoever. These proffers
shall
�e binding upon the applicant algid
their , e_qal or Issigrnsi,,
1, The
_
pjof f&,-S 4-ho C
It �hall Jes-igm- and
to Route 652
at: ch�e
iLntersecrion of Route 65, and
Route 652The re�aligz:Lment:
shall
qc:)nsist of shifting Route 652 to
the southwest i:o intersect Route
651
at: a ninety i"90) degree angle
and adding c-urn lanes on Route
652i
as required by DOT. Pight-c.)f -
wa y for c:he realignment of ;!cute
6�2
will be dedicated to VDOT upon
approval of a S-Itel Plan for
the first
building, or at the tirr?& the
property i_q subdivided.
2, TL A pp� ---ant I ux
th8r agrees
co dedicate a thirty-five
5) Zcc_ right: -'of -way al'ongr
the
isouth side of -Route 652 for the
entire parcel frobtage that
is not
included in the realignment of
-Route Right-of-way fOr
Rou�e
652 will be dedicated to VDOT
upon approv,�il of ai site plar
for the
first building, or at the time
isstud V1 dca
3. The App!Z"2&nt dyj_e9
F0 d�dic_
te sixty !'60) oot right-
of-way along cpe' west S_ld
of RoL2te
651 for the entire parcel
1996 9 3OAt I
F- POH TR, E
T - tva
a
r-
Zh r. L: ag I
of Rou
a, ).rja Sz"uEh side c,f Ro
9
a z-, v
013 ta e :5 C7 C-, u t: e b _-)z
e required b-,,- V`
0 6 e Ui U E e �j
� tne parcel.
_Lctll z &dst. �:he I,
leet ,/VeSL ct_,I,: nct more can
ev
.,bu i 1 d Ina rrov
hu
ryt t: ru c LI-r(= --; W r _L 2 Z;4- s J_ x 6
not subje: t t"-) the Szxty
,A _L _L L_ 0 1:111:
INIEEPING S40 6672260 P'. 3;
MC,
6tl b- VnOT
-st Or at the
&,w L,� I P _R E e hn e .9 i gni z a t i on
e 7416 4nd Route e--,52. When requested by
i y t "Ve., 1 -1 h 0 u S a 17_J ( 2 J , 000. ) d 0 � 11 a r s or
IF t -e-, e r & W t; ra C 51gna1,
G_L L 4.ae nur,6_,er of &nt_ranct*_,8
te 65 inter r)ropex-ty to a raaximum
c-
--I
W4 ;
be used k>v the Coca-
ne encranCe will be used for each
,:he siubdivzsican of this property with
ntrance- along Route 652 will be
e
L c traff�based Gin the
or the western parcel �f
asL si�XL_y !6o) feet east and riot- More
stern The entrance for
at -least t7h-ix-ty 00)
0 f of the western Co(7a-("ola
7 r2e,
shc-11'. ITIC-lude the foll-)wlng
Z, a pz-_4 r,;azy and a ri C i a ry
tee R : D .,-) f t f� p m e a r i c a L e q u -L: pm e r-7 t.
(C,CI; ?-_mot heirht restriction. Rowever,
equipment w! I I be screened from all
jl_'C,i,s . nalli v_18W froir all
,A CI: 6tcL-rl L Area ;Y-A) Or Residential Perforzoance fRP) Zoning
'Ile d&
any, Alas;_er Oev, _-_Lcpsnent pllar�
P
RA,' _and
SIX
four n
and the submiszon of
sh& 7 i.r � 1 L: :d
e the f 0] 1 OWi n g 7 andst, cape
--hese
s .L'I'l be prow-ded between all
:)f Elnel subject Propervy, and all Rural
Reside' t�al -Perf ormanrce (PP) Zoning
tirt�e entrances are regLilred fir the
17a -,1!, 1 yF. 71-_ too of the berm W3J7 bf_
?2zcher than Pr)ute 652, with a
44,) feet; and mRK_T.mum side
t,7, --)ne vc-artjc,�tlly. During
9, 3 Q1 A FROtl TP�,_ E1,4 I NEED: I tIQC1
5 4 rZ -1 66 7:12 12, b- 0
Pa 0 � 3
&"J'4acPnt to,
jD Ej s_eiall cn_.'v Z>e removed to the.,
��.L red
--c)
cne new entrance to the
A-
L -1 _OI-, 0 LI C-
L ng, � -,:,n s -cruct-ion the berm is
'ha!: required to accommodate the
t�.Cl C�rancc-' `he J_)eXI'
1, 1. be replaced tc, the maximum extent
the clevallc
P-z' cr7& 5"i-4_-CeI -!)f land,
zc%_Iec:,11-_,ci
shall in ac'c7ordance with
LI e -0 -urT--y,
jcm,,.ing
and in coniunction
- -1
ru t—he zu-14
&Creeri
ea,-tn '0&r1u. Landscaping in
,:_-(_,njunc.,tjon wi�b
tree sa.rLh errrr w:ziI :7onsist of a mixture
e-- -v e _cQ x e en, and
deczd4ous
tree--, At: _Iea,5t twe-1, thirds
_ cree-s
t e
Stiall
L J
evere-7reens .411 trees sha)
o L- the Lype
--hat v112.�
i.hr_jve W.ithin the Shenandoah
-;ver�fi ze,,2,5
be a4 least six '65) feet in
lielc3a- planLing-
Doc,-;duou43
t-rees mall be at least
p"
On
sl?'Rli ze
-_-Ord crl��I J!'2C_U.'_Iew --n each deed a's wel'Z as
ircnjer c k (_'o Lz n t
vat,?, a'
connpet:e so_zt c-f Co-venants ;,Lnd
kest 2 S I r� substanc,
al rian~crmance
with the Pro t e c t i ve
and keStric. r z .15
as s z
mi tad with the Tmpact Analysid,
sta'Lemen-_
t a r.K- -C b -I ol
Jtt -2;; -is
-F"nSE� L en _jT Of D IT
T:.ontracL to ourchase the subject
trot
ctarthat ijy proffers t if the Bc,,;ird of
Su
user: sors z,-,r
of F
rederick, approves thp
re2c)1-1112g ZO- ti .-�e acre
4 �,,:y t: e 've S t- de D
- n I _S j f
the south
side oj
_R(Duce r52 In the Back Creek
3z ,ire dez-ick
'Virginia from Rura.1' Area
I'Lq Z' the
-triaI , Im
Liaht 1du -i ) zoning -Distric
ne uric e�, Brae ai1� T-,, & -
_-Cunlv, at: the time c)e the
the e,71-m 'fir n-ineteer, t1cusand
7�CJ ct 0
_S C-e5oint_s ($1.9,441.74)
c be foc,�ited i e--
Rt 12eeer F� re 4- -rtscue
ep,,�, -18 t 11 ti.int
i a M . •' NW + �
i
p����mwP.
ry q w g
Respectfully Submltt4<1
- "'O. yry { ram. R S
_
" B.V
' Date:
STATZ OF VIRGZbTIAI
At LARGE
f
The foregol4or
iraja tr
17t
'ack+w
odgo1d foro nw thl, AT ' ....�
•y day a,
My CQrmi ss
a Zi .rem i
Notary Pz,blis
i
I
s.
FRCV Tpls._ Eli IF NEEP i P'qG
S4Z GG-1-1260-
PRO=CTIVE COVENANTS AND RESTRICTIONS
i
YQR
COCA -COLA BOTTLING FACIL17TY
1,7 L
er -1 es:i to the prcT� rf?- t
mixed L-usin8,ss and !i_qht7
L�,Ses, and - c�
4 es I
s.-; tl-ie erv,-- ti on and
c,.t the P_rc-)pe.r
v "il 3Pd Orl:00rtUnj ties
and Fo__r
_71-Ie of the real estate and
iri-iprc,veiue,nLts t:J I-je-_,reon, an,,.-1
to t ern rj6e_,,-,J_res -o subject the
prolper�y '_-o :he covenant8,
charges and
-Z-L IS v, I
to .-z to assure rh& crderlv
,:md er)
lent an�
J"S 2
va.1 ues,
am enl ties Oppol-LU12-7 71ecl
w_LLt24n the property, to promoce the
llealtth and safec:iv* of the --)Ccupanits
and to maintain a harmonious
reaa t-L OnSl -1 S
L and the natu_ra' topog-zaphy
inereon. Yl j. c-,,Tara i: a o n 48
des.1,4ne& to Fzrederick
2k�12117Y L-,!,JlnanCC-
17- d lrqrLz oai and State o.rnme-rt
ordinances,
&12Li wg�ael-& conflic-ts occur," the mcrp
7.:,� T
j
b T. 'S7
-A
any c no �)PerAtZen
ic7ellicv 1 -wi
Lv,i 11 b & permit Fed wP_ioh noise, smoke, odor or
vvh_j_,,::h _4n any, otthe__r way, -in of the Board, wi 11
,=,uristitur_e a nuisance or �V es o _7 a e� th-_� valu the real estate
Or Rj, _,,,icent zo the ropez!-+,
No or Or . 4AX4, k�2'�-jd Shah P-e placed or perm_j tteal
or ad-7 cent 7 o any site, except .In approved
P 6
996 9: 32AM
B-All
FRW TO," h ENC I NEER I NG 5A4 6672260
ppe C VENANTS AND RESPRICTTOWSI
)T*TrvE 0
�,.,-CA- COLA BOTTLING FACILM'l
"go 2:
'01
ARTICLE
Exterior Wall material
$ CQX-age panel a o-rl br�i c,k
qshag
11 be either pre -cast; concrete, =10 j
All OPaP2 I-Ir
s on each
lot n
an
t: occvpleCi .0y
d ' ed and shall be lasoaped
railn
,areas shal-I be su,�-
tably -qrdd,&,d
table'
or gr;)und
ever- The .1andscapo Plan
With I&wns, treez,
be submirted
with the,
Site plan
4or each planned develOPMOAt
shall
within the subdi-Pided
parcel
a nd
$,hall show such thing's as the
and the
planting of tr
S, shrubs,
g
and I cover and grass
screei3s 'and optional underground
installation of
arty bernis
Plant
and
mazer
al 84.a�l be in conformance wath
sprinkler system
ion of Marse
5fandards for NUXSOXY Stock,,
a
American Associ tif
(
). Lan
capin-cr,
as okppro ved, shall be Inota.120d
latest edition
within one plant
seas ing oll
of
,cupa4cy or within six mon'tbe of
first,
substantia.1 comp._etjVn
of
any bzild2
9, whichever occurs
In the event of i=1*e Men
'ded that an
Prov.1
The dat
extet2siOnub
of suss
MaY be
-cfran
COMP!i*ti.:!Yn sha22 roman t h d4-te on
weather.
which the exte r
Or walls
and --oof
have been installed. The
la#dsca-pingr on each site SIM11
InstallatiOn and,
ntenan
e of all
0 and worA�nanli..K& man
L,e done in a 90
ch to shad be properly maintained by
tintena.nce phall include all n*006sarY
,zing, aerangr, Spr&Y1r1-q.rf pruning and
3 or damag*,p Planting Material, #hall be
Iv: int.endng
All 1&ndscating, on
the owner of thlot;.
cutting, wate-ri , ferti
requir€-,d
prcamp
tly replaced.
shall
be
maintained in ac(,-ord-ance
w4th
the
fi.
as approved by Fitederick
�qunty.
L.1
harmonious throu
hout the
entire
pz
with the specifi,-
use Of
he build--i
directed away 1-rom:
all
uses
wit
Residential perfqxman�ce
be screened to educe vigilble glare
"e Q w! r1l
and puba�c st e s� All 0utSLId
be :in -(-al un x-ground
:igned, erected., altered and
d,rawings and specifications
:ing shall be compatible and
xty and shall be in keeping
on -site lighting shall be
the Rural Area (RA) Or
trios. Ljq'ht sources shall
rom all adjacent Pr(vertids
for exterior .119rhts shall
h 5 T
$ 3r32AM ERCM T E
II�
I
new #ti1"i.ty
te1ecormp,uj i icatiQn� 1.1xnea
ZIP
I NEER I GG $4 6672260 �
COVENANTS AND RESTRICTIONS
lines. arc.: tiding e_, r�
electrical an
hall be rst�aaled and maintained
1
;once c:orrmenc. d, 'Con.821--riction Shaul be da l a gen tl y pursued to
conipletaon, ,Vo 4onstructi n or u�14ng materials, vehicles or
mobile buildings *hall be located or stored within street rights -
of - Wayr,,
Dur.iing constzuction
the
Qwhex
5
ahal4 be responsible for keeping
the premises -in
reasonably
neat
40ndacion, Preventing the
accumul a ;icon o t t:
ash, and
shall
prev t runoff of soil from the
siCe=,o adjacent
prQprtY
or pu
tiv ig-hts-of-wad✓.
.V�d
No bui..I d::r'g'
jor• other
imps -2
ement' can the property shall be
permit -red b�. its sa
ner car occupant
to f421 into d4srepa r, and each
y,.
,such building and
ther imp
ovemen
s sh*ll at all times be kept in
good ,cL'�ndi C-Ion Id
repair
c�pr
er.4y imaintained and adequ-ately'.pai.r�ted
or" ^thers�
f�n�
?aces
ed, clean
safe AJ I as. hd asp c3x'
concrete paved sur
sba
l be r
surf ced or sealed as needed and
all potholes shall
be promptly
rep
l red . MTrtimproved ,sa tOS Shall be
maintained intained in a reasonably
:neat
nd,Z. tton, free of deb,E i s9' .
P -)ercy owner
Wall F_
rtic
to ij any storm water management,
es tab i sh
d off' to
be es t
bl i s*rsd for the property by the
11 to the t
declarant:. . Property
own
rs sh
tribe to of
maintaining a co '
or. reten
ion area
a4d other shAred, storm water
management face i
wx" i C ten agreementsaqreements
i es on a
between
contractual
the owner
r basis, as set forth ISM the
a*d the dec2 aran t .
i
Owners and c
ou r:ts �
all c
ply zth al federal, state and
local go v'exxia�en t
to to tes,
ordin
ices #nd regulations relating to
environmental protection,
in
I
j
i
recta
ion to the property.
I
i
s
FAX TRANSMISSION
FREDERICK COUNTY PLANNING DEPARTMENT
107 North Kent Street
VAnchester,VA 22601
15401665-5651
Fell: t5401678-0682
To: Steven L. Patton Date:
Fax #: (540) 667-2260 Pages:
From: Evan A. Wyatt
Subject: Draft Proffer Statement
COMMENTS:
Steve:
February 11, 1998
4, including this cover sheet.
0
We will mail the original to your attention today. Please give me a call if you have any questions.
Have a good day!
-- TRANSACTION REPORT r 4
FEB-11 38 WEB_#�
r, DATE START RECEIVER TX TIME PAGES TYPE NUTE
81`
FEB-11 11:13 6672t60 1j45" 4 SEtvD -- -
.. ..*ffi***kkANk�+k*W*k*'M•kk*�**M'k*i�i•Ah::�...:�::RAC}.i'�WF4'k*F'kk'+k'��'�Y'f
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
February 10, 1998
Triad Engineering, Inc.
Attn: Steven L. Patton, P.E.
P.O. Box 2397
Winchester, VA 22604
Dear Steve:
I appreciate the opportunity to review the draft proffer statement proposed for the 63.5052 acre
rezoning application of the Whitacre Estate. The following comments are recommendations that
would be appropriate to incorporate into the final proffer statement for this proposal:
A) General Development Plan (page 1)
I would recommend that this entire statement be eliminated, as this is a requirement of Frederick
County.
B) Site Improvement (page 1 & page 2)
The numbers reflected under this item are intended to coincide with the numbering of the draft
proffers under this heading.
1. I would recommend that the dedication of right-of-way to VDOT be tied into the
approval of the first site plan for this property. Frederick County does not require
a subdivision of land to occur for the development of industrial and commercial
properties. If the contract owner would like this statement to remain, I would
recommend that it be expanded to state "Right-of-way for the realignment of Route
652 will be dedicated to VDOT upon approval of a site plan for the first building,
or at the time the property is subdivided."
2. Same comment as item Bl.
3. Same comment as item B1.
6. I would recommend that this statement be revised slightly to state "... to construct
a three (3) space paved parking area..." I would also recommend that the last
sentence, describing ingress/egress be revised similar to item B 1.
107 North Kent Street - Winchester, Virginia 22601-5000
Patton Letter
Page -2-
February 10, 1998
C) Landscape Design Features (page 3)
2. I would recommend that you eliminate the language in the final two sentences
which describes a maximum height at maturity. The proffer of a minimum height
at time of planting is sufficient.
I appreciate a copy of this document for our files, as it is good public information for those
that will research our files. Unfortunately, covenants are not enforceable by Frederick
County even if they are submitted as part of the proffer statement. Therefore, I would
recommend that the following items specified within the covenants be detailed verbatim
as proffered items:
Building Height
• Mechanical Equipment
• Truck Loading and Parking
As requested, I contacted Mr. Greg Locke, Chief, of the Stephens City Volunteer Fire &
Rescue Co., Inc., to discuss his concerns with this proffer item. Mr. Locke is concerned
that the proposed language proffers a dollar amount for Fire and Rescue Emergency
Services costs, which may allow money to be allocated to other fire companies throughout
the county. Mr. Locke is correct in that assumption; therefore, I would recommend that
the final sentence be revised to state "...at the time of the issuance of the first grading
permit, the sum of $19,441.74 to be allocated to the Stephens City Volunteer Fire &
Rescue Company."
Patton Letter
Page -3-
February 10, 1998
I hope that these recommendations are beneficial to your work on this application. Please
remember that the final proffer statement requires original signatures that have been notarized.
Our department will need to receive this original as part of your application submittal. Please do
not hesitate to contact me if you have any questions regarding this information, or if I may be of
further assistance.
Sincerely,
&I � .
Evan A. Wyatt
Deputy Director
EAW
cc: Michael H. Thompson, Director of Finance, Central Coca-Cola, Inc.
. Greg Locke, Chief, Stephens City Volunteer Fire & Rescue Co., Inc.
U:\EVAN\COMMON\PROJECTS\COCACOLA\PROFFER.LTR
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/ 678-0682
February 10, 1998
Triad Engineering, Inc.
Attn: Steven L. Patton, P.E.
P.O. Box 2397
Winchester, VA 22604
Dear Steve:
I appreciate the opportunity to review the draft proffer statement proposed for the 63.5052 acre
rezoning application of the Whitacre Estate. The following comments are recommendations that
would be appropriate to incorporate into the final proffer statement for this proposal:
A) General Development Plan (page 1)
I would recommend that this entire statement be eliminated, as this is a requirement of Frederick
County.
B) Site Improvement (page 1 & page 2)
The numbers reflected under this item are intended to coincide with the numbering of the draft
proffers under this heading.
1. I would recommend that the dedication of right-of-way to VDOT be tied into the
approval of the first site plan for this property. Frederick County does not require
a subdivision of land to occur for the development of industrial and commercial
properties. If the contract owner would like this statement to remain, I would
recommend that it be expanded to state "Right-of-way for the realignment of Route
652 will be dedicated to VDOT upon approval of a site plan for the first building,
or at the time the property is subdivided."
2. Same comment as item B1.
3. Same comment as item 131.
6. I would recommend that this statement be revised slightly to state "... to construct
a three (3) space paved parking area..." I would also recommend that the last
sentence, describing ingress/egress be revised similar to item 131.
107 North Kent Street • Winchester, Virginia 22601-5000
Patton Letter
Page -2-
February 10, 1998
C) Landscape Design Features (page 3)
2. I would recommend that you eliminate the language in the final two sentences
which describes a maximum height at maturity. The proffer of a minimum height
at time of planting is sufficient.
D) Covenants and Restrictions (page 3)
I appreciate a copy of this document for our files, as it is good public information for those
that will research our files. Unfortunately, covenants are not enforceable by Frederick
County even if they are submitted as part of the proffer statement. Therefore, I would
recommend that the following items specified within the covenants be detailed verbatim
as proffered items:
• Building Height
Mechanical Equipment
• Truck Loading and Parking
As requested, I contacted Mr. Greg Locke, Chief, of the Stephens City Volunteer Fire &
Rescue Co., Inc., to discuss his concerns with this proffer item. Mr. Locke is concerned
that the proposed language proffers a dollar amount for Fire and Rescue Emergency
Services costs, which may allow money to be allocated to other fire companies throughout
the county. Mr. Locke is correct in that assumption; therefore, I would recommend that
the final sentence be revised to state "...at the time of the issuance of the first grading
permit, the sum of $19,441.74 to be allocated to the Stephens City Volunteer Fire &
Rescue Company."
• d%W
Patton Letter
Page -3-
February 10, 1998
I hope that these recommendations are beneficial to your work on this application. Please
remember that the final proffer statement requires original signatures that have been notarized.
Our department will need to receive this original as part of your application submittal. Please do
not hesitate to contact me if you have any questions regarding this information, or if I may be of
further assistance.
Sincerely,
&I L .
Evan A. Wyatt
Deputy Director
EAW
cc: Michael H. Thompson, Director of Finance, Central Coca-Cola, Inc.
Greg Locke, Chief, Stephens City Volunteer Fire & Rescue Co., Inc.
U:\EVAN\COMMONIPROIECiS1COCACOLA\PROFFER.LTR
,1 A
o
(J
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX:540/678-0682
January 9, 1998
Triad Engineering, Inc.
Attn: Steven L. Patton, P.E.
P.O. Box 2397
Winchester, VA 22604
Dear Steve:
As requested, I have reviewed the draft Impact Analysis Statement (IAS) for the Coca-Cola
Rezoning proposal. The following information is intended to assist your firm in preparing a final
IAS for this project:
1) Please reference the flood plain map sources. Community Panel ##510063-0115B &
##510063-0200B.
2) The National Wetlands Inventory Map in our office identifies two sources on this site as
PUBI3h - Palustrine Unconsolidated Bottom; Permanently Flooded; Diked or Impounded.
3) Under the Woodlands category, you have stated that dense vegetation exists. Is any of this
vegetation woodlands by definition?
1) The traffic counts utilized vary from 1993 counts to 1995 counts. Please ensure that these
counts are acceptable to VDOT or if Triad will need to conduct special traffic counts.
2) You have provided a projected traffic volume generated by the Coca-Cola facility. Does
this account for the three phases of construction?
3) You will need to utilize the worst case scenario for traffic generation for the remainder of
the industrial property as specified in the ITE Trip Generation Manual to demonstrate the
impact of this rezoning application if proffer uses, FARs, etc. are not proposed.
4) You will need to specify the type of traffic being generated by Coca-Cola to demonstrate
the number of vehicles and distribution trips generated.
5) You will need to provide information regarding daily and peak hour volumes for the Coca-
Cola facility, for the worst case scenario of trip generation, and traffic distribution
assignments to demonstrate the percent increase of trips on each of the identified road
segments.
107 North Kent Street - Winchester, Virginia 22601-5000
Patton Letter
Page -2-
January 9, 1998
6) You will need to conduct an analysis of each road segment identified, determine the
current level of service, and demonstrate the impact to this level of service based on the
trip generation of the entire tract.
1) The Frederick County Rural Landmarks Survey does not indicate the existence of historic
structures on this property, nor does it recognize the property as being potentially eligible
for the state and national register of historic places. You should reference this in your
IAS.
1) Please replace police department with Sheriffs Office throughout this section.
1) Please revise M-2 to read M-1.
I hope the information in this letter is beneficial to you. Please do not hesitate to contact me if
you have any questions regarding this information.
Sincerely,
Evan A. Wyatt
Deputy Director
EAW
U-%VANMMMON%MOJF=SMCACOLAW/PACr.LTR
1-05-1998 12:48PH FROH " AD ENGINEERING 540 6672260 P.1
FACSIMILE TRANSMITTAL SHEET
TRIAD
TRIAD ENGINEERING, INC.
Geotechnical, Civil, Construction and Environmental
Consulting Engineers, Land Surveyors and Geologists
Post Office Box 2397
Winchester, Virginia 22604
200 Aviation Drive
Winchester, Virginia 22602
(f VOICE NO: 540.667.9300 Il E-mail: stevep@visuallink.com 11 FACSIMILE NO: 540.667.2260 1
i
TO: Mr. Evan Wyatt J
COMPANY: Frederick County Department of Planning and Development J
FACSIMILE NO: 540-678-0682
FROM: Steven L. Patton, P.E.
REFERENCE: Coca-Cola Rezoning
THIS MESSAGE IS INTENDED FOR THE USE OF THE INDIVIDUAL OR ENTITY TO WHICH IT IS ADDRESSED
AND CONTAINS INFORMATION THAT IS PRIVILEGED, CONFIDENTIAL AND EXEMPT FROM DISCLOSURE
UNDER CONTRACTUAL AGREEMENT. If the reader of this message is not the intended recipient or the
employee or agent responsible for delivering the message to the intended recipient, you are hereby notified
that any dissemination, distribution, copying or other use of this communication is strictly prohibited. If you
have received this communication in error, please notify us immediately by telephone and return the original
communication to us at the above address by mail. Thank you.
1-05-1998 12:49PH FROM' 'AD ENGINEERING 540 6672260
P. 2
IMPACT ANALYSIS STATEMENT
New Coca-Cola Bottling Facility
Frederick County, Virginia
Prepared By
TRIAD ENGINEERING, Inc.
200 Aviation Drive
P.O. Box 2397
Winchester Virginia, 22604
January 5, 1998
1-05-1998 12:49PH FROM ', 0 ENGINEERING 540 6672260 P.3
This Impact Analysis Statement was prepared for the rezoning
of:a 63,5052 acre parcel of land northwest of the intersection of
Route 651 (Shady Elm Road) and Route 652 (Apple Valley Road).
Rezoning is requested from RA (Rural Area) to M-1 (Light
.industrial). Currently, Central Coca-Cola Bottling Company, Inc.
has anoption to purchase the 63.5052 acre parcel. After the
rezoning application is approved, the parcel will be subdivided and
a Master Development Plan will be submitted for approval. At this
time, the only planned development for the site is a new Coca-Cola
bottling facility along the eastern part of the parcel which will
be constructed in three (3) phases. A Site Plan will be submitted
to, Frederick County for approval of the new Coca-Cola bottling
facility. The following information will address each of the
specific issues defined in the Impact Analysis Statement
requirements:
Sui tabi I i ti, cf, the site :
100-Year Flood Plain: Based on the July 17, 1978 F.EMA Flood
Insurance Rate Maps, there are no 100-year flood plains within this
parcel of .l and . 6K CAPS wJmy OW c - A- S1001.'5- O11 si3
- ouoa
Wetlands: A wetlands investigation was prepared for this
parcel of land. The investigation revealed that th re fire no.
wetlands on the site. PUDW6 d�c� ��
fee PAi.%bSTM9N� UMC*OS6Ub*-MM polo
Steep Slopes: This site contains 0.35 acres of steep slopes
which comprises 0.006 percent of the total parcel. 0.11 acres of
steep slopes are within the existing dry pond adjacent to Route
652. The remainder of the steep slopes are spread throughout the
site and consist of small areas.
DO WOOOLPWthS AfAt� i ands : The majority of the site is open space with
4X%S'r?—*ense vegetation .along the north, south, and west property lines,
Prime Agricultural Soil: Agriculture has been the primary use
tor this parcel .for several years. The Soil Survey of Frederick
County prepared by the Soil Conservation Service defines the soil
types within this parcel of Wand as Carbo (52 and 60) and Oaklet
(32B and 32C). These soils range from not suited for cultivated
crops to well suited for cultivated crops.
Soils or Bedrock: The depth to bedrock varies greatly
t ,roua..out the site with the minimum depth being approximately four
(4) feet. Several, rock outcrops are on the property. Grading
Plans are being developed in a manner which will minimize the
b.iasting required to remove shallow hard rock.
Surround i nra P.roraerti e :
This parcel is adjacent to property zoned M-1 to the south,
east, and west. Properties to the north are zoned RP and RA. The
PU properties are currently utilized for single family dwellings.
The minimum setback from the existing dwellings to the existing
1-05-1998 12:50PM FROM ' 4D ENGINEERING 540 6672260 P_4
property line is approximately 64 feet. The properties zoned R_A
are undeveloped at this time. Two of the RA zoned parcels are
contained within the Grim Farm which is contained within the
x'ernstown Battlefield. The potential impacts on the surrounding
properties associated with noise, smoke, dust and other nuisances
or hazards will be minimized due to the fact that uses that produce
these nuisances and hazards are not allowed within the M-1 zoning
district. Glare from site lighting will be controlled to prevent
glare beyond the property lot lines.
INcwoc : • DR►`•y : ppbK 1i�wR- col-w�1�5 ,�6 ho�10� 5�
Traffic: • Tt111WFW_ ASS�6►-1ME�+TS �'N
Road frontage for this property is provided by Route 652 and
Route 652. Route 652 is a two lane road with a 211 +/- pavement
width. Route 652 is also a two lane road with an 18, +/- pavement
width. Route 651 and Route 652 intersect at the eastern corner of
the property. Route 652 continues to the east for approximately
2300' to the intersection of U.S. ,Route 12 and Route 652. The
following traffic count information was obtained from the Frederick
County Planning Department: i% iAx9-r4SF '0 EDK* Sys'+r"
Rt_ 651 from Rt. 469 to Rt. 652 43 908 VPD
Rt. 652 from Rt. 628 to Rt. 652 95898 VPD
Rt. 652 from Rt. 651 to Rt. 11 3,128 VPD 95
Rt. 11 from Rt. 37 to the southern City limits 13,000 VPD g4-
PRO�►�
of f With the initial development of the property consisting of a
new Coca-Cola Bottling facility, the traffic generation should be
approximately 424 vehicles per day. This traffic generation number
I ba,sod on the information, provided by Coca-Cola, and i t
IKincorporates the number of employees, sales and delivery vehicles,
and material transports. At this time,icthe traffic generation for
the remainder of the site cannot be accu rely estimated because of
the. large difference in trip generatio rates for the allowable
land uses within the Light Industrial ( -1) Zoning District. As
each additional development is planned, a traffic impact study will
be prepared for submittal at the time o the site plan review.
i1��1' +sic ANAUS1S of 1ov*cT TO Or-* QoAaSE�0JT— 0410a 11V 00"r
water Suppl„v_ CASE' r.C¢#JAt.'O
Grater demand for the three phases of the new Coca-Cola
bottling facility is estimated to be approximately 88,000 gallons
per day for domestic and process water usage. It At this time, the
water demand for the remainder of the site ca not be accurately
estimated due to the fact that certain use within the Light
.Industrial (M-1) Zoning District may require substantially more
water than other uses. oes'r C"e 6ce%i*,C*0
Sewag!2 Conveyance and TreatMent:
Sewage generation from the three phases of th new Coca-Cola
bottling facility will be approximately 26,400 g Voris per day
which is thirty (30) percent of the water demand. 4CAt this time,
the sewage generation for the remainder of the site cannot be
1-05-1998 12:51PM FROM D ENGINEERING 540 6672260 P.5
accurately estimated due to the fact that certain uses within the
Light Industrial (M-1) Zoning District may generate substantially
moresewage than other uses.
Drainage,
The parcel drains to the north and east and contains no
streams or creeks. A dry pond was formed along the northern
boundary of the parcel when Route 652 was constructed. An existing
12 " culvert is located under Route 652 to drain the runoff that
flows to the dry pond. Two (2) 1511 x 211, culverts are located
under Route 651 to drain the runoff that flows to the east. During
the initial construction on this parcel, a storm water management
pond wi11 be constructed in the area of the existing dry pond.
This storm water management pond will provide retention for the
entire parcel. Retention will be provided to maintain the pre -
development runoff rates for the two, ten, and twenty -five-year
storms.
Sold Waste Deposal Facilities;
Solid waste generation from the three phases of the new Coca-
Cola bottling facility will be approximately six and one half (6.5)
tons per week. At this time, the solid waste generation for the
remainder of the site cannot be accurately estimated due to the
urge range or waste generation rates for the allowable uses within
the Light Industrial (M-1) Zoning District.
Mistoric sites and Structures:
The only historic site in the vicinity of the parcel is the
• ernstown Battlefield which is on the north side of Route 652. The
existing farm house is the only historic structure on this
property. The farm house is approximately 2,400 feet from the
northern property boundary. F.C. tuaok, L06004*40Lt Soajc/
I ,fact cn cr �mmuni tyr Facilities:
The impacts associated with the rezoning of this parcel from
Rural Area (RA) to Light Industrial (M-1) Zoning will be on police
protection, mire and rescue protection, solid waste disposal, water
distribution and sewage conveyance. There will be no direct
impacts on the educational and parks and recreation facilities as
a result of t^.is rezoning approval.
The impacts from solid waste disposal will be small compared
to the overa'.'" input to the existing sanitary landfill. Solid
waste disposal from this property will be by a private collection
agency. The tipping fees paid to the County by the private
collection agency for the disposal of the solid waste from this
property will negate any impact on the County solid waste
facilities as a result of this rezoning.
1-05-1998 12:S1PM FROM 4D ENGINEERING 540 6672260 P.6
Impacts on the water distribution and sewage conveyance
systems associated with the rezoning of this parcel from Rural Area
(RA) to sight Industrial (M-1) Zoning should represent a small
increase in the existing daily water demand and sewage collection
and treatment. it is our understanding that the Frederick County
Sanitation Authority is currently planning to extend the existing
water distribution and sewage conveyance systems near this parcel
of land. The fees paid to the Frederick County Sanitation
Authoricy for the water used and the sewage generated should negate
any impact on the County treatment facilities as a result of this
rezoning.
Impacts on police protection associated with the rezoning of
this parcel from Rural Area (RA) to Light Industrial (M-1) Zoning
should represent a minor increase in the services provided by the
The increase in police protection associated
�e rezoninq� of this
use. I t 1
the ar
addi do
represe
budge t .
on thi s
or wi l l
are
n
n
property to an industrial use are much
;��would be rezoned to a residential
he currently patrols
around this parcel of land on a regular basis. The
al patrols required as a .result in this rezoning will
t a small fraction of the police department man-hours and
It is assumed that all of the facilities to be constructed
parcel of land will be manned twenty-four (24) hours a day
,have security systems.
Impacts on fire and rescue protection associated with the
rezoning of this parcel from Rural Area (RA) to Light Industrial
(M-z) Zoning should represent the largest impact on the community
facilities associated with this rezoning. Based on the County's
Capital Facilities Impact Model, the capital costs not covered by
the revenues received by the rezoning of this parcel would be
$19, 441. 71. The developer has in
elie proffereA to provide
this sum to the County upon approvalof the rezoning of this
Property.
Gthe.r I'm. Rants:
All of the imparts associated
property frcm Rural Area (RA) to Light
addressed in the previous sections.
impacts on the community facilities or
M- 1
with the rez M-2'n of this
Industrial have been
There shoul e no other
the surrounding properties.
FAX TRANSMISSION
FREDERICK COUNTY PLANNING DEPARTMENT
107 NORTH KENT STREET
WINCHESTER, VA 22601
(540) 665-555 1
Fax: (540) 678-0682
To: Steven L. Patton Date:
Fax #: (540) 667-2260 Pages:
From: Evan A. Wyatt
Subject: Impact Analysis Statement
COMMENTS:
Steve:
January 9, 1998
3, including this cover sheet.
We will mail the original to your attention on Monday. Please give me a call if you have any
questions. Have a good weekend!
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FAX TRANSMISSION
FREDERICK COUNTY PLANNING DEPARTMENT
107 NORTH KENT STREET
WINCHESTER, VA 22601
(540) 665-565 1
FAX; (540) 678-0682
To:
Steven L. Patton Date:
Fax #:
(540) 667-2260 Pages:
From:
Evan A. Wyatt
Subject:
Rezoning Request Proffer Examples
COMMENTS:
Steve:
December 30, 1997
8, including this cover sheet.
I have provided you with attached proffers from two recent rezoning requests. The language
within Preliminary Matters should be developed verbatim; however, please note that Section 15.1-
491.1 should be modified to read Section 15.2-2296 et. sQQ., as the Code of Virginia has
recently be recodified. I will mail this information to your attention today.
Please note that I have included the proffered protective covenants and restrictions from the
deGrange rezoning, as well as the proffers from the Caleb Heights rezoning in this mailing. There
was too much information to fax; however, I felt that it would be beneficial for you to review this
information, as the deGrange may give you some ideas, and the Caleb Heights proffers dealt with
the historic Opequon Battlefield - Third Battle of Winchester.
Please give me a call if you have any questions.
1-05-1998 12 : 48PH FROH 7 D ENGINEERING 540 6672260 P • 1
FACSIMILE TRANSMITTAL SHEET
TRIAD
TRIAD ENGINEERING, INC.
Geotechnicai, Civil, Construction and Environmental
Consulting Engineers, Land Surveyors and Geologists
Post Office Box 2397
Winchester, Virginia 22604
200 Aviation Drive
Winchester, Virginia 22602
VOICE NO: 540.667.9300 E-mail: stevep@visuallink.com 11 FACSIMILE NO: 540.667.2260
DATE: January 5, 1998 1 TIME: 11:45 AM
NUMBER OF PAGES (Including Cover): 6
TO: Mr. Evan Wyatt
COMPANY: Frederick County Department of Planning and Development
FACSIMILE NO: 540-678-0682
FROM: Steven L. Patton, P.E.
REFERENCE: Coca-Cola Rezoning
THIS MESSAGE IS INTENDED FOR THE USE OF THE INDIVIDUAL OR ENTITY TO WHICH IT IS ADDRESSED
AND CONTAINS INFORMATION THAT IS PRIVILEGED, CONFIDENTIAL AND EXEMPT FROM DISCLOSURE
UNDER CONTRACTUAL AGREEMENT. If the reader of this message is not the intended recipient or the
employee or agent responsible for delivering the message to the intended recipient, you are hereby notified
that any dissemination, distribution, copying or other use of this communication is strictly prohibited. If you
have received this communication in error, please notify us immediately by telephone and return the original
communication to us at the above address by mail. Thank you.
1-05-1998 12:49PH FROM T 0 ENGINEERING 540 6672260
P. 2
IMPACT ANALYSIS STATEMENT
New Coca-Cola Bottling Facility
Frederick County, Virginia
Prepared By
TRIAD ENGINEERI2\'G, Inc.
200 Aviation Drive
P.O. Box 2397
Winchester Virginia, 22604
Januar,; 5, 1998
1-05-1998 12=49Pti1 FROM 1. {D ENGINEERING 540 6672260
P. 3
This Impact Analysis Statement was prepared for the rezoning
of:a 63.5052 acre parcel of land northwest of the intersection of
Route 651 (Shady Elm .Road) and Route 652 (Apple Valley Road).
Rezoning is requested from RA (Rural Area) to M-1 (Light
Industrial). Currently, Central Coca-Cola Bottling Company, Inc.
has anoption to purchase the 63.5052 acre parcel. After the
rezoning app2lcation is approved, the parcel will be subdivided and
a Master Development Plan will be submitted for approval. At this
time, the only planned development for the site is a new Coca-Cola
boccling facility along the eastern part of the parcel which will
be constructed in three (3) phases. A Site Plan will be submitted
to Frederick County for approval of the new Coca-Cola bottling
facility. The following information will address each of the
specific issues defined in the Impact Analysis Statement
requi remen t s :
Sui. tabi 1 i tX..Qf the Si �;e :
100-Year Flood Plain: Based on the July 17, 1978 FEMA Flood
Insurance Rate Maps, there are no 100-year flood plains within this
parcel of J and .
Wetlands: A wetlands investigation was prepared for this
parcel of land. The investigation revealed that there are no
wetlands on the site.
Steep Slopes: This site contains 0.35 acres of steep slopes
which comprises 0.006 percent of the total parcel. 0.11 acres of
steep slopes are within the existing dry pond adjacent to Route
652. The remainder of the steep slopes are spread throughout the
site and consist of small areas.
Mature NJoodl ands : The ma j on ty of the site is open space with
dense vegetation Along the north, south, and west property lines.
Prime Agricultural Soil: Agriculture has been the primary use
for this parcel for several years. The Soil Survey of Frederick
County prepared by the Soil Conservation Service defines the soil
types within this parcel of land as Carbo (59 and 60) and Oaklet
(32B and 32C). These soils range from not suited for cultivated
crops to well sui�ed for cultivated crops.
Soils or Bedrock: The depth to bedrock varies greatly
throughout the site with the minimum depth being approximately four
(4) feet. Severa_Z rock outcrops are on the property. Grading
pans are being developed in a manner which will minimize the
blasting required to remove shallow hard rock.
Surrou diner P.rQ erties:
This parcel is adjacent to property zoned M-1 to the south,
east, and west. Properties to the north are zoned RP and RA. The
RA properties are currently utilized for single family dwellings.
The minimum setback from the existing dwellings to the existing
1-05-1998 12:50PP1 FROM i D ENGINEERING 540 6672260 P.4
property line is approximately 64 feet. The properties zoned RA
are undeveloped at this time. Two of the RA zoned parcels are
contained wi thin the Grim Farm which is contained within the
Kernstown Battlefield. The potential impacts on the surrounding
properties associated with noise, smoke, dust and other nuisances
or hazards will be minimized due to the fact that uses that produce
these nuisances and hazards are not allowed within the M-1 zoning
district. Glare from site lighting will be controlled to prevent
glare beyond the property lot lines.
,Traffic:
Road frontage for this property is provided by Route 651 and
Route 652. Route 652 is a two lane road with a 21' +/- pavement
width. Route 652 is also a two lane road with an 28, +/- pavement
width. Route 651 and Route 652 intersect at the eastern corner of
the property. Route 652 continues to the east for approximately
2300' to the intersection of U.S. Route 12 and Route 652. The
following traffic count information was obtained from the Frederick
County Planning Department:
Rt.
651
from Rt.
469
to Rt. 652
908
VPD
Rt.
652
from Rt.
628
to Rt. 651
898
VPD
Rt_
652
from Rt.
651
to Rt. 11
3,128
VPD
Rt.
11
from Rt.
37 to
the southern City limits
13,000
VPD
With the initial development of the property consisting of a
new Coca-Cola mottling facility, the traffic generation should be
approximately 424 vehicles per day. This traffic generation number
is based on the information provided by Coca-Cola, and it
incorporates the number of employees, sales and delivery vehicles,
and material transports. At this time, the traffic generation for
the remainder of the site cannot be accurately estimated because of
the large difference in trip generation rates for the allowable
land uses within t,�2e Ligrt Industrial (M-1) Zoning District. As
each additional development is planned, a traffic impact study will
be prepared for submittal at the time of the site plan review.
Water SURPI,Y:
Water demand for the three phases of the new Coca-Cola
bottling facility i.s estimated to be approximately s8,000 gallons
per day for dc^^estic and process water usage. At this time, the
water demand fcr the remainder of the site cannot be accurately
estimated &:e to the fact that certain uses within the Light
Industrial (y1-1) zoning District may require substantially more
water than ctrer uses.
Sewage _Convey ange and Trea amen t :
Sewage aene;acion from the three phases of the new Coca-Cola
bottling facility will be approximately 26,400 gallons per day
which is thirty (30) percent of the water demand. At this time,
the sewage generation for the remainder of the site cannot be
1-05-1998 12:51PM FROM 0 ENGINEERING 540 6672260
P. 5
accurately estimated due to the fact that certain uses within the
Light Industrial (M-1) zoning District may generate substantially
more sewage than other uses.
Drainage:
The parcel drains to the north and east and contains no
streams or creeks. A dry pond was formed along the northern
boundary of the parcel when Route 652 was constructed. An existing
121, culvert is located under Route 652 to drain the runoff that
flows to the dry pond. Two (2) 15" x 2111 culverts are located
under Route 651 to drain the runoff that flows to the east. During
the initial construction on this parcel, a storm water management
pond will be constructed in the area of the existing dry pond.
This storm water management pond will provide retention for the
entire parcel. Detention will be provided to maintain the pre -
development runoff rates for the two, ten, and twenty -five-year
storms.
Solid Waste_ D.i sposal Facjlitiea:
Solid waste generation from the three phases of the new Coca-
Cola bottling facility will be approximately six and one half (6.5)
tons per week. At this time, the solid waste generation for the
remainder of the site cannot be accurately estimated due to the
large range or waste generation rates for the allowable uses within
the Light Industrial (M-1) zoning District.
Histor.ic Sites and Structures:
The
only historic site in the vicinity of the parcel is
the
Kernstown
Battlefield which is
on the north side of Route 652.
The
existing
farm house is the
only historic structure on
this
property.
The farm house is
approximately 2,400 feet from
the
northern
property boundary.
Impact on community Facilities.
The impacts associated with the rezoning of this parcel from
Rural Area ,P_4) to Light Industrial (M-1) Zoning will be on police
Protection, fire and rescue protection, solid waste disposal, water
distribution and sewage conveyance. There will be no direct
impacts on the educational and parks and recreation facilities as
a result of this rezoning approval.
The impacts from solid waste disposal will be small compared
to the overa_I input to the existing sanitary landfill. Solid
waste disposal from this property will be by a private collection
agency. The tipping fees paid to the County by the private
collection agency for the disposal of the solid waste from this
property will negate any impact on the County solid waste
facilities as a result of this rezoning.
1-05-1998 12:51PM FROM l ,D ENGINEERING 540 6672260 P•6
Impacts on the water distribution and sewage conveyance
systems associated with the rezoning of this parcel from Rural Area
(RA) to Light Industrial (M-1) Zoning should represent a small
increase in the existing daily water demand and sewage collection
and treatment. it is our understanding that the Frederick County
Sanitation Authority is currently planning to extend the existing
water distribution and sewage conveyance systems near this parcel
.of land.. The fees paid to the Frederick County Sanitation
Authority for the water used and the sewage generated should negate
any impact on the County treatment facilities as a result of this
rezoning.
Impacts on police protection associated with the rezoning of
this parcel from Rural Area (RA) to Light Industrial (M-1) Zoning
should represent a minor increase in the services provided by the
police department. The increase in police protection associated
with the rezoning of this property to an industrial use are much
smaller than if this property would be rezoned to a residential
use. It is assumed that the police department currently patrols
the area around this parcel of land on a regular basis. The
additional patrols required as a result in this rezoning will
represent a small fraction of the police department man-hours and
budget. It is assumed that all of the facilities to be constructed
on this parcel of land will be manned twenty-four (24) hours a day
or will, have security systems.
Impacts on fire and rescue protection associated with the
rezoning of this parcel from Rural Area (RA) to Light Industrial
(M-z) Zoning should represent the .largest impact on the community
facilities associated with this rezoning. Based on the County's
Capital Facilities Impact Model, the capital costs not covered by
the revenues received by the rezoning of this parcel would be
$19, 441 _ 71. The developer has agreed, in the proffers, to provide
this, sum to the County upon approval of the rezoning of this
property.
tither Impacts.. -
All of the impacts associated with the rezoning of this
property from Rural Area (RA) to Light Industrial (M-2) have been
addressed in the previous sections. There should be no other
impacts on the community facilities or the surrounding properties.
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December 8, 1997
Triad Engineering, Inc.
Attn: Steven L. Patton, P.E.
P.O. Box 2397
Winchester, VA 22604
Dear Steve:
COUNTY of FREDERICK
Department of Planning and Development
5401665-5651
FAX: 540/ 678-0682
The purpose of this letter is to memorialize the issues discussed during our meeting of Friday,
December 5, 1997 pertaining to the referenced project. Hopefully, this information will assist
your firm in the preparation of a rezoning application for consideration by the Frederick County
Planning Commission and the Frederick County Board of Supervisors.
A) Principal Firm
It is my understanding that Triad Engineering, Inc., has been retained as the local firm tasked with
obtaining application approvals from the locality. This includes approval for a rezoning, a master
development plan, a subdivision plan, and a site development plan. Stolhman Engineering, Inc.,
located in Delaware, is the principal firm to whom Triad Engineering, Inc., will be responding
throughout this process. Triad Engineering, Inc., will provide our department with all
information necessary to make direct contact with Stolhman Engineering, Inc.
B) Rezoning Application Review Agencies
Triad Engineering, Inc., will need to prepare all information that is specified in the Frederick
County Rezoning Application package and obtain comments from various review agencies. These
agencies include the Frederick County Attorney, the Virginia Department of Transportation, the
Frederick County Sanitation Authority, the Frederick County Public Works Department, The
Frederick County Fire Marshal, the Stephens City Fire and Rescue Company, and the Historic
Resources Advisory Board (HRAB).
During our meeting, I advised you that the HRAB may need to review this application due to the
proximity of this tract in relationship to the Kernstown Battlefield located on the north side of
107 North Kent Street • Winchester, Virginia 22601-5000
Patton Letter
Page -2-
December 8, 1997
Apple Valley Road (Route 652). I have discussed this issue with Mr. Randy L. Moulton, P.E.,
of your firm, and we both agree that the most expeditious method of obtaining a comment from
the HRAB would be for Triad Engineering, Inc., to attend their regular monthly meeting in
December and present the general site design information. The HRAB meeting will be held on
Tuesday, December 16, 1997 at 7:30 p.m. in the first floor conference room of the Frederick
County Administration Building. I have advised Mr. Jeff Everett, Planner I, of our office to place
your firm on the agenda and mail you the appropriate information.
C) Traffic Impact Analysis
I met with Mr. Robert B. Childress, of the Virginia Department of Transportation (VDOT), on
Thursday, December 4, 1997 to discuss this rezoning proposal and to determine what information
would be required to be prepared for this application. Mr. Childress advised me that a traffic
impact analysis would need to be prepared which includes current traffic counts for the impacted
roads, turning movement (traffic split) information, and trip generation data for the ultimate build
out of the 63.58 acre site, as well as trip generation data for each proposed phase of construction.
I have advised Mr. Childress that you will contact him during the preparation of the traffic impact
analysis if questions arise.
D) Traffic Issues
During my meeting with Mr. Childress, we discussed the transportation impacts associated with
this proposal in the short-term and the long-term. The transportation impacts in the short-term
include the decreased level of service at the Valley Pike (Route 11) and Apple Valley Road (Route
652) intersection which is not signalized, and the impact to traffic traveling on Apple Valley Road
and Shady Elm Road (Route 651) due to existing geometrics, including horizontal and vertical
curvatures.
The transportation impacts in the long-term pertain to the need for widening Shady Elm Road to
a four -lane major collector standard to accommodate the traffic which will access Route 37 when
the existing interchange at Valley Pike is removed. I have provided you with a copy of the
Winchester Area Transportation Study (WATS) that has been highlighted to demonstrate these
improvements. I would advise you to contact Mr. Childress to discuss how these road
improvement needs relate to this property.
Patton Letter
Page -3-
December 8, 1997
E) Capital Facilities Impact Model
Frederick County has adopted a Capital Facilities Impact Model which is applied to all rezoning
applications. The model calculates the projected capital cost for community facilities attributable
to a development proposal. The amount of the impact depends on the specific location and
specified land uses; therefore, a worst case scenario as demonstrated on page 8 of the application
is utilized if a maximum square footage is not proffered for the entire site. You advised me that
Frederick County should prepare an impact model run utilizing the worst case scenario. I have
provided you with a copy of the Capital Facilities Impact Model run for this proposal dated
December 8,1997.
I hope that the information in this letter accurately depicts the issues discussed during our meeting.
Please do not hesitate to contact me if you have any questions, or if I may be of further assistance
at this time.
Sincerely,
Eual 0-
Evan A. Wyatt
Deputy Director
EAW
Attachments
cc: John R. Riley Jr., County Administrator
Robert B. Childress, VDOT
Jeff Everett, Planner I
U:\EVANICOMMOMCORRESPCX)KEREZ.LTR
N
Approximate Seale in Feet
0 18W 3700 5550 7400
Date: October 1997
FUNDS TO BE
PROVIDED BY a
WINCHESTER ti
MEDICAL
CENTER s
/ 9
Frederick
REMOVE
0►
City
t q* b
0► ti
4
RECONFIGURE
4 b`
4 5
N a 1 4
County
2 _
i ?
/
LEGEND
i
c
ry
��
STUDY AREA BOUNDARY
N 4
277
— — — — UPROVEMENTS TO ROADWAY ON
4
EXISTING ALIGNMENT
841
ROADWAY ON NEW ALIGNMENT
• ROADWAY CONNECTION CLOSED
SEGMENT REMOVED FROM MODELED
THOROUGHFARE FROM SYSTEM
NOTE: The ftehom a roedway
4 NUMBER OF LANES
wrprom arcs Brown an ft map
.
( Includes Both Directions)
an approwwis and for Oan"
purposes ony.
, NEW INTERCHANGE
O INTERCHANGEIMPROVEMENTS
WINCHESTER
AREA TRANSPORTATION STUDY
YEAR 2020
LONG -
RANGE ROADWAY
IMPROVEMENTS
ALTERNATIVE 16
OUTPUT MODULE Net
Credit for
Fiscal
Taxes to
Capital Impact
Capital
Net
SsiLi Credit
Costs Impact
Fire Department S1,219
S12,314
SO
Rescue Department S7,958
Elementary Schools SO
Middle Schools SO
S1,753,870
SO
High Schools SO
Parks and Recreation 5D
S 104.2 54
5D
TOTAL S9,177 S25,248,132
S1,870,437
SO
---------------------------------------------------------------------------------
FIRE AND RESCUE ADDENDUM
New Capital Costs Not
S 19,441.74
Covered by County
Contributions
---------------------------------------------------------------------------------
NOTES: Model Run Date 12/08/97 EAW
P.I.N. 63-A-58 & 59 Rezoning: 63.58 acres assuming:
1,573,605 sq.ft. office on 63.58 acres of M1
Due to changing conditions associated with development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the model run date.
P. 1
MIKE �Mi>NjP�c
bC4-) 35-1- 3
PROTECTIVE COVENANTS AND RESTRICTIONS
FOR
COCA -COLA BOTTLING FACILITY
RECITALS
Whereas, the contract owner desires to create on the property
and any additions thereto an area of mixed business and light
industrial uses, and the desire to provide for the preservation and
enhancement of the property values, amenities and opportunities
within the property and for the maintenance of the real estate and
improvements thereon, and to this end desires to subject the
property to the covenants, restrictions, easements, charges and
liens hereinafter set forth.
ARTICLE I
PURPOSE
It is the purpose of this Declaration to assure the orderly
and attractive development of the property in an efficient and
harmonious manner, to preserve and enhance property values,
amenities and opportunities within the property, to promote the
health and safety of the occupants and to maintain a harmonious
relationship among the structures and the natural topography
thereon. This declaration is designed to complement the Frederick
County Zoning Ordinance and other local and state government
regulations and ordinances, and where conflicts occur, the more
rigid requirement shall prevail.
ARTICLE II
PERMITTED AND PROHIBITED USES
PROHIBITED USES
Approval from any public agency notwithstanding, no operation
will be permitted which creates objectionable noise, smoke, odor or
which in any other way, in the opinion of the Board, will
constitute a nuisance or degrade the values of the real estate
within or adjacent to the property.
No rubbish or debris of any kind shall be placed or permitted
to accumulate upon or adjacent to any site, except in approved
waste containers.
PROTECTIVE COVENANTS ; RESTRICTIONS
COCA -COLA BO1 _L'LING FACILITY
Page 2
ARTICLE III
DEVELOPMENT STANDARDS
BUILDING MATERIAL AND DESIGN
Exterior Walls
Exterior wall material shall be either pre -cast concrete, cold
storage panels or brick.
Building Hei__ hchtt
The maximum height for all primary and ancillary structures
will be sixty (60) feet. Roof top mechanical equipment is not
subject to the sixty (60) foot height restriction.
Mechanical Equipment
All mechanical equipment that is to be located on the top of
any building will be screened from all adjacent properties.
TRUCK LOADING AND PARKING
All loading docks shall be screened from view from all
adjacent Rural Area (RA) or Residential Performance (RP) Zoning
Districts.
LANDSCAPING
Landscape Plan
All open areas on each lot not occupied by buildings and paved
areas shall be suitably graded and drained and shall be landscaped
with lawns, trees, shrubs or ground cover. The landscape plan
shall be submitted with the site plan for each planned development
within the subdivided parcel and shall show such things as the
planting of trees, shrubs, ground cover and grass and the
installation of earth berms and screens and optional underground
sprinkler systems. Plant material shall be in conformance with
American Association of Nurserymen Standards for Nursery Stock,
latest edition (ANN). Landscaping, as approved, shall be installed
within one planting season of occupancy or within six months of
substantial completion of any building, whichever occurs first,
provided that an extension may be granted in the event of inclement
weather. The date of substantial completion shall mean the date on
which the exterior walls and roof have been installed. The
installation and maintenance of all landscaping on each site shall
be done in a good and workmanlike manner.
Maintenance
All landscaping on each lot shall be properly maintained by
the owner of the lot. Maintenance shall include all necessary
PROTECTIVE COVENANTS E RESTRICTIONS
COCA -COLA BOIfLING FACILITY
Page 3
cutting, watering, fertilizing, aerating, spraying, pruning and
required replacement. Dead or damaged planting material shall be
promptly replaced.
EXTERIOR LIGHTING
All exterior lighting shall be designed, erected, altered and
maintained in accordance with the final drawings and specifications
as approved by Frederick County. Lighting shall be compatible and
harmonious throughout the entire property and shall be in keeping
with the specific use of the building. On -site lighting shall be
directed away from all uses within the Rural Area (RA) or
Residential Performance (RP) Zoning Districts. Light sources shall
be screened to reduce visible glare from all adjacent properties
and public streets. All outside wiring for exterior lights shall
be installed underground.
UTILITIES
All new utility lines, including electrical and
telecommunication lines shall be installed and maintained
underground.
CONSTRUCTION
Once commenced, construction shall be diligently pursued to
completion. No construction or building materials, vehicles or
mobile buildings shall be located or stored within street rights -
of -way.
MAINTENANCE DURING CONSTRUCTION
During construction the owner shall be responsible for keeping
the premises in reasonably neat condition, preventing the
accumulation of trash, and shall prevent runoff of soil from the
site onto adjacent property or public rights -of -way.
MAINTENANCE
No building or other improvement on the property shall be
permitted by its owner or occupant to fall into disrepair, and each
such building and other improvements shall at all times be kept in
good condition and repair, properly maintained and adequately
painted or otherwise finished, clean and safe. All asphalt or
concrete paved surfaces shall be resurfaced or sealed as needed and
all potholes shall be promptly repaired. Unimproved sites shall be
maintained in a reasonably neat condition, free of debris.
STORM DRAINAGE SYSTEMS
Property owners will participate in any storm water management
program established or to be established for the property by the
declarant. Property owners shall contribute to the cost of
PROTECTIVE COVENANTS I RESTRICTIONS
COCA -COLA BO-,LING FACILITY
Page 4
maintaining a common retention area and other shared storm water
management facilities on a contractual basis, as set forth in the
written agreements between the owner and the declarant.
ENVIRONMENTAL PROTECTION
Owners and occupants shall comply with all federal, state and
local government statutes, ordinances and regulations relating to
environmental protection, in relation to the property.
FAX TRANSMISSION
FREDERICK COUNTY DEPARTMENT OF PLANNING AND DEVELOPMENT
107 N. KENT STREET
WINCHESTER, VIRGINIA 22601
540.665.5651
FAx: 540.678.0682
To: Randy Date:
Fax #: 667.2260 Pages:
From: Eric R. Lawrence
Subject: Coke project
COMMENTS:
November 13, 1997
1, including this cover sheet.
Prior to compiling the rezoning application, you need to arrange a meeting with Evan Wyatt. He
will be reviewing the rezoning application and will advise you what will be necessary for inclusion
in the application.
As for application cut-off dates, complete rezoning applications must be submitted by the
following dates:
- Submit to this department by January 9, to be considered for the February 4 Planning
Commission meeting.
- Submit to this department by February 7, to be considered for the March 4 meeting.
Please contact me with any questions.
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FAX TRANSMISSION
EDERICK COUNTY DEPARTMENT OF PLANNING AND DEVELOPMENT
107 N. KENT STREET
WINCHESTER, VIRGINIA 22601
540, 665. 565 1
FAx: 540. 678. 088 2
ndy Date:
7.2260 Pages:
c R. Lawrence
ke project
November 13, 1997
1, including this cover sheet.
ng the rezoning application, you need to arrange a meeting with Evan Wyatt. He
g the rezoning application and will advise you what will be necessary for inclusion
n.
)n cut-off dates, complete rezoning applications must be submitted by the
to this department by January 9, to be considered for the February 4 Planning
sion meeting.
to this department by February 7, to be considered for the March 4 meeting.
ie with any questions.
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FAX TRANSMISSION
FREDERICK COUNTY DEPARTMENT OF PLANNING AND DEVELOPMENT
107 N. KENT STREET
WINCHESTER, VIRGINIA 2260 1
540.665.565 1
FAx: 540.678.0682
To: Scott Pribula Date: October 10, 1997
Stahlman Engineering Corp
603.526.9468
Randy Moulton
Triad Engineering, Inc.
667.2260
Pages: 2, including this cover sheet.
From: Eric R. Lawrence, Planner II
Subject: Coca-Cola site; rezoning information
COMMENTS:
In response to our meeting on Tuesday, I have run the Frederick County Rezoning Impact Model.
The County uses this model to project fiscal impacts associated with proposed rezonings.
To summarize the Output Module (attached): a negative fiscal impact has been projected in the
amount of $19, 875.96; this is in relation to Fire and Rescue Services.
Evan Wyatt is the Planning Department staff member assigned to Rezonings. Feel free to contact
him regarding the rezoning process and/or your rezoning application.
I am also available to assist you throughout the development of this project.
Thank you.
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OUTPUT WO -DULL
Net
Credit for
Fiscal
Taxes to
Capital
Impact
Capital
Net
Costs
,credit
Costs
lmpa
Fire Department
$1,247
$12,589
$0
Rescue Department
$8,136
Elementary Schools
$0
Middle Schools.
$0
$1,793,041
$0
High Schools
$0
Parks and Recreation
19
$106-582
EQ
TOTAL
$9,382
$25,810,961
$1,912,212
$0
FIRE AND RESCUE ADDENDUM
New Capital Costs Not $19,875.96
Covered by County
Contributions
Due to changing conditions associated with development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the date the model was run.
NOTES: Model Run Date 10/7/97 ERL
Coca-Cola rezoning
Based on: 65 acres, RA to M1
Assuming a total of 1,608,750 sq. ft. of General Office Use
Model Input Variables: 10, 17
OUTPUT MODULE
Net
Credit for
Fiscal
Taxes to
Capital
Impact
Capital
Net
Costs
Credit
Qzlk
Impa
Fire Department
$1,247
$12,589
$0
Rescue Department
$8,136
Elementary Schools
$0
Middle Schools
$0
$1,793,041
$0
High Schools
$0
Parks and Recreation
U
$106,582
12
TOTAL
$9,382
$25,810,961
$1,912,212
$0
FIRE AND RESCUE ADDENDUM
New Capital Costs Not
Covered by County
Contributions
$19,875.96
Due to changing conditions associated with development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the date the model was run.
NOTES: Model Run Date 10/7/97 ERL
Coca-Cola rezoning
Based on: 65 acres, RA to M1
Assuming a total of 1,608,750 sq. ft. of General Office Use
Model Input Variables: 10, 17
SUBDIVISION #17-9 RAL COCA —COLA
Back Creek iA(�TLING CO., INC.
,Please note: Me subdivision pans
associated with this file are located in the
library.