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Home My WebLink About02-04 Comments1 1 1 1 1 1 1 1 1 �1 '1 VI AGENCY COMMENTS Sanitation Authority Comments: The construction contract for the project to serve this property with water and sewer has been awarded. All easements have been provided and construction will begin within a month. Completion of the project is expected in October 2004. Sanitation Authority Signature Date: O/ (c5'1 Notice to Sanitation Authority Please Return This Form to the Applicant 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Rezoning Comments Mail to: Frederick Co. Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, VA 22604 (540) 868-1061 Applicant's Name: Mailing Address: RA Frederick County Sanitation Authority Gilbert W. Clifford Assoc., Inc. c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Current Zoning: RA Zoning Requested: B -2 Hand deliver to: Frederick Co. Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, VA Sempeles Applicant: ease'fil but ttl e"in a accur to el as possible Authori ty wrt etr revrew Attach ma co of4your a }statement; impactranalysis,. andlanyvotherr pe to'asslstthe Saamtahon nt on rnap nr`offer.. Phone: (540)667 -2139 Location of Property: East and adjacent to intersection of US Route 11 and Route 669 (Woodbine Road) M -1 Acreage: 9.00 Ac. 103.24 Ac. 14 Fire and Rescue Company's Comments 1\l0 eft... P 3- A 4' r T qc'\ -04 Co.- -3 '1�' r-. cj c s' r Fire Rescue Company's Signature Date mac— X C 1 1 1 1 1 1 1 1 1 1 1 1 1 uo ioizova rxi 1134 FAX 540 665 3058 Winchester Equipment Co fj001 /001 Rezoning Comments Mail To Clearbrook Vol. Fire Co., Inc. P.O. Box 56 1256 Brucetown ltd. Clearbrook, VA 22624 Applicant's Name: Gilbert W. Clifford Assoc. Inc. Mailing Address: c% C. E Maddox, 3t., P.E.. VP 117 E Piccadilly Street Suite 200 Winchester, VA 22601 Location of Property: East and adjacent to intersection of U.S. Route I I and Route 669 (Woodbine Road) Current Zoning: RA Zoning Requested: B -2 Acreage: 9.00 M -1 RA Fire and Rescue Company 722 -2073 Semoeles Phone: (540)667-2139 94.75 20 County Attorney's Comme e /y 1h per -pP "Or 1....., Assistant County Attorney' Signature Date: J Kit CL 2/ p np��r'ca7e,•F�Z'.. `t:: ea a *i'''w. "u`eeitx `3??, 'a��•.:m:„, :a.- `i�2a..... .ze rum• 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1, 1 1 Rezoning Comments Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA 22601 (540) 665 -6383 Frederick County Attorney Applicant's Name: Gilbert W. Clifford Assoc., Inc Mailing Address: c/o C. E. Maddox, Jr., P.E. VP. 117 E. Piccadilly Street Winchester, VA 22601 Location of Property: East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Current Zoning: RA Zoning Requested: RA Suite 200 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA M -1 Sempeles Phone: (540)667 -2139 B -2 Acreage: 9.00 94.75 7 Rezoning Comments Mail to: Frederick Winchester Health Dept. Attn Sanitation Engineer 107 North Kent Street Winchester, VA 22601 (540) 722 -3480 Current Zoning: RA RA Signature Date: Heal Frederick Winchester Health Department Applicant's Name: Gilbert W. Clifford Assoc., Inc. Mailing Address c/o C. E. Maddox, Jr. P.E., VP 117 E. Piccadilly Street Suite 200 Winchester, VA 22601 Location of Property: East and adjacent to intersection of U S Route 11 and Route 669 (Woodbine Road) Zoning Requested: B -2 Acreage. 9.00 M -1 94/5 Frederick Winchester Health Department's Comments «r ne tt :Mease Ref rrn J hzs l Q Hand deliver to: Frederick- Winchester Health Dept. Attn: Sanitation Engineer 107 North Kent St., Suite 201 Winchester, VA 22601 (540) 722 -3480 Phone: (540)667 -2139 2/37e/SF 774. 3q- A a 04 —A —q riot€ Sempeles 15 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Rezoning Comments Applicant's Name: Mailing Address: Signature Date: Mail to: Frederick County Inspections Dept. 107 N. Kent Street Winchester, VA 22601 (540) 665 -5651 Frederick County Inspections Current Zoning: RA RA Gilbert W. Clifford Assoc., Inc. c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Hand deliver to: Frederick County Inspections Dept. Co. Administration Bldg., 4 Floor 107 N. Kent Street Winchester, VA 22601 Sempeles Phone: (540) 667 -2139 Location of Property: East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Zoning Requested: B -2 Acreage: 9.00 M -1 94.75 Inspection Department's Comments ND COMMENT RCnuirF -O AT yis /vi re. ,CV ALL Co/YiMEn%r 4 r Myt (5 .Sin PLAN Rt V /EL✓. 24 Rezoning Comments Applicant's Name. Mailing Address: Mail to: Fred -Winc Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, VA 22604 (540) 722-3579 Frederick Winchester Service Authority Gilbert W. Clifford Assoc.. Inc. c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Current Zoning: RA Zoning Requested: RA Hand deliver to: Fred -Winc Service Authority Attn Jesse W. Moffett Co. Administration Bldg., 1 Floor 107 N. Kent Street Winchester, VA 22601 M -1 Sempeles Phone: (540)667 -2139 B -2 Acreage: 9.00 94.75 Fred -Winc Service Authority Comments: no kQdWCO coon not Winchester Regional Airport Signature Date o e ti t- d;W v Sc a A uthorit 3151&3 Es►rn to the &.ppita€ 17 Rezoning Comments Mail to: Frederick County Dept. of Parks Recreation 107 North Kent Street Winchester, VA 22601 (540) 665 -5678 Applicant's Name: Mailing Address: Current Zoning: RA RA Signature Date: Notice fo Dept Frederick County Department of Parks Recreation Gilbert W. Clifford Assoc., Inc. c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 Location of Property: East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Dept. of Parks Recreation Comments No Comment Zoning Requested: B -2 Acreage: 9.00 Hand deliver to: Frederick County Department of Parks Recreation Co. Administration Bldg., 2 Floor 107 North Kent Street Winchester, VA 22601 M -1 1/1/74M'J 7, 0 Sempeles Phone: (540)667 -2139 94.75 12 1 IZ SE THE 109 OF VIRGINIA February 27, 2003 WINCHESTER REGIONAL AIRPORT G. W. Clifford Associates, Inc. Charles E. Maddox 117 East Piccadilly Street Winchester, Virginia 22601 Re: Rezoning Comments White Hall Commerce Center Stonewall Magisterial District Dear Mr. Maddox: The above referenced proposal has been reviewed and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport. While the proposed development lies within the airport's airspace, it does fall outside of the airport's Part 77 surfaces. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662 -2422 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Rezoning Comments Current Zoning: Mail to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, VA 22602 (540) 662-2422 Applicant's Name: Gilbert W. Clifford Assoc. Inc. RA RA Winchester Regional Airport Hand deliver to: Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, VA Mailing Address: c/o C. E. Maddox, Jr., P.E. VP 117 E. Piccadilly Street, Suite 200 Winchester. VA 22601 Location of Property: East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) M -1 Sempeles Phone: (540)667 -2139 Zoning Requested: B -2 Acreage. 9.00 94.75 Winchester Regional Airport's Comments e n_ Arc hecC I e*kc Winchester Regional Airport Signature Date:�D Jla_Mn \C �hmi r /�l3 T ones to Winchester l�eg> anal Airport `Please Return. This Form t� the A:ppltsaut 18 1 WHITE HALL COMMERCE CENTER AIRPORT STUDY FREDERICK COUNTY, l9RG /N /A gilbert w. clifford associates, inc. Engineers Lend Plernere Water °ueay 117 E. Piha SL Winchester, Wrginia 22601 VOICE (540) 667 -2139 FM: (540) 665 -0493 DUIL g.diffOmmmcwm 1 1 1 1 1 1 1 1 1 1' 1 1 1 1 1 1 1 1 To: Winchester Regional Airport 491 Airport Road Winchester, VA 22602 We are sending you II II II I I xI II gilbert w. clifford &•ociates, inc. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 540 667 -2139 Fax: 540 -665 -0493 e -mail: gwcaran4aearthlink.net Hand Delivered Shop Drawings Copy of Letter Are Transmitted Remarks Present Date 2/21/03 I Job No. Attention: Re: Sempeles Rezoning I I II Attached Change Order pi Prints Plats n Approved/Submitted n For Approval 1 I Approved/As Noted n For Your Use n Return/Corrections As Requested For Review or Comment For Bids Due 2003 LETTER 'TRANSMITTAL Under Separate via the following items n Samples n Specifications Other Plans Copies 1 Date 2/03 Description Rezoning Application I I II II Copy To: Signed C. E. Maddox, Jr., P.E., VP for Approval Resubmit Submit Returned Corrected Prints n Loan Print/Return n Return/with Signatures for Distribution Rev 3.0 3/10/97 Rezoning Comments Mail to: Frederick Co. Fire Marshal 107 N. Kent St. Winchester, VA 22601 (540) 665 -6350 Frederick County Fire Marshal Applicant's Name: Mailing Address: Current Zoning: Gilbert W. Clifford Assoc., Inc. c/o C. E. Maddox, Jr., P.E., VP 117 E. Piccadilly Street, Suite 200 Winchester VA 22601 Hand deliver to: Frederick Co. Fire Rescue Dept. Attn: Fire Marshal Co. Administration Bldg., 1s Floor 107 N. Kent Street Winchester, VA 22601 M -1 Sempeles Phone: (540)667 -2139 Location of Property: East and adjacent to intersection of U.S. Route 11 and Route 669 (Woodbine Road) Zoning Requested: B -2 Acreage 9.00 94.75 Fire Marshal's Comments Q c c Fire Marshal's Signature Date otrct l ars[ i lease tefuir 3 --e)6 -c0o3 he \Appr 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1, 1 1 s„viarxrrxa PIan1ReviewaSt Commerit f: Control number RZ03-0002 Project Name Sempeles Rezoning Address 117 E.Piccadilly Street Type Application Rezoning Current Zoning RA Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Additional Comments Plan Approval Recommended Yes Date received 2/21/2003 Tax ID Number 34-A -2 34-A-4 enck County. Ftre and Rescue epartm Office of,the Ftret City Winchester Recommendations Date reviewed 2/26/2003 Applicant G.W.Clifford Associates Fire District 13 State Zip VA 22601 Rescue District 13 Automatic Fire Alarm System Residential Sprinkler System Yes No Requirements Hydrant Location Fire Lane Required Not Identified Yes Roadway /Aisleway Width Special Hazards Not Identified Yes Date Revised Applicant Phone 540-667 -2139 Election District Stonewall Emergency Vehicle Access Comments Adequate means for fire department access into structures as well as access to all sides. Fire Lane markings and signage are required at all fire hydrants and all normal and emergency access points to the structures. Emergency vehicle access from Woodbine Road will be a necessity. These items can be further identified during the site plan process. Access Comments The application identifies a 12" water line proposal extended to the property. A true'tooped "water supply system should be considered to provide adequate water supplies for firefighting for the entire buildout. Provisions for the disposal of land clearing debris should be addressed with the developer, as permission for on site burning may not be granted by the Authority Having Jurisdiction. The monetary contribution proffer offered for Clearbrook Volunteer Fire Rescue does NOT meet the Offset of Impact of Development according to the proffer model. The tax revenue generated on the completed project does not fund Clearbrook Fire Rescue to provide services, it is shared in the County General Fund. Reviewed By Timothy L. Welsh Signature Title 8sC, \c\ l� t' May 23, 2003 Mr. Charles E. Maddox, Jr., P.E., VP G.W. Clifford Associates 1175 Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Preliminary Comments Sempeles Property Rezoning Proposal Dear Chuck: COUNTY of FREDERICK Department of Planning and Development 540/665 -5651 FAX: 540 /665 -6395 This correspondence includes preliminary review comments concerning the Semples Property rezoning proposal, received by the Frederick County Planning and Development Department on February 21, 2003. The VDOT Applicant -Staff meeting of March 20, 2003, contributed to these comments. The following issues were identified for your consideration as the application is finalized for submission: A. Application Form and Relevant Review Agencies 1. Please ensure that a certified plat is provided that identifies the Frederick County boundary coordinates of the subject tract for the proposed rezoning. Redefine the northern boundary as the VA/WV state line. Locate all proposed zoning boundary lines. 2. Please ensure that signatures of the owners are on the application and proposed proffer statement, and that the proffered conditions are also notarized. 3. The fee for this application will be calculated pursuant to the revised fee schedule adopted by the Board of Supervisors on December 12, 2002. The revised application fee for a rezoning petition consists of a base fee of $1,000.00 plus $50.00 per acre, resulting in a total fee of $6,187.00 for the 103.75 -acre rezoning request of this application. In addition to the rezoning review fee, a refundable deposit of $50.00 must be submitted for the public hearing sign required to be posted on site. 4. Please submit review comments from the following departments and agencies with this application: Berkeley County Government, WV; Virginia Department of Transportation; Health Department; Frederick County Sanitation Authority; Winchester Frederick Service 107 North Kent Street Winchester, Virginia 22601 -5000 1 1 Page 2 Mr. Charles E. Maddox, Jr., P.E., V.P. RE. Sempeles Property Rezoning Proposal May 23, 2003 Authority; Department of Public Works; Frederick County Building Official; Fire and 1 Rescue Services; First Responder Clearbrook Station; County Attorney; and, the Historic Resources Advisory Board. B. Impact Analysis 1 1. Site Suitability The use proposed for the project includes the potential for a major industrial site for Frederick County. The 103.74 -acre site provides the potential for a single major industrial site, or the possibility for a multiple use industrial park with rail access. The nine acre portion of the site on Route 11 is proposed for commercial use. The adopted Northeast Land Use Plan depicts industrial use in this location, therefore, a request to the Comprehensive Plans and Programs Subcommittee (CPPS) to amend the comprehensive policy plan would be necessary. 2. Transportation A critical collector road is depicted on the Northeast Land Use Plan in this location to promote efficient traffic movement between land uses, enhance safety by limiting individual commercial entrances and turning movements at random points, and preserve capacities on existing road systems to ensure adequate levels of service. The development of these transportation improvements will be required as proposed industrial and commercial projects are realized (2000 Comprehensive Policy Plan for Frederick County, Virginia, p.6- 36.2). It is, therefore, requested that the master development plan for the Sempeles Property include the collector road from Martinsburg Pike (Route 11) to Woodbine Road (Route 669) to promote efficient traffic movement in this vicinity. The adopted Northeast Land Use Plan depicts a collector road in this location; therefore, a request to the Comprehensive Plans and Programs Subcommittee (CPPS) to amend the comprehensive policy plan would be appropriate. The final paragraph of the impact statement's transportation section concludes with the following assertion: "The traffic impacts associated with the Sempeles Property development are acceptable and manageable. All study -area intersections maintain acceptable levels of service `C' or better for 2012 build -out conditions." Consider phasing traffic improvements according to various phases of development during the build -out period. As you are aware, 1 a Level of Service "C" is expected to be maintained on roads adjacent to and within new development in Frederick County. I, 1 1 Page 3 Mr. Charles E. Maddox, Jr., P.E., V.P. RE. Sempeles Property Rezoning Proposal 1 May 23, 2003 3. Sewage Conveyance and Water Supply The impact statement shows a concept plan for the extension of water and sewer utilities to the Rest Church interchange area. The rezoning proposal shows a location for a regional pump station in accordance with the FCSA plan. The statement notes that the rezoning of this site will allow for a customer service potential which will improve the cost feasibility of extension of these utilities by the FCSA. Proposed industrial and commercial development will be developed in conjunction with public sewer infrastructure (2000 Comprehensive Policy Plan for Frederick County, Virginia, p.6- 36.3). Please address the methods that Sempeles will use to insure the establishment of public water and sewer infrastructure to the site. D. Proposed Proffer Statement 1. Street Improvements: The applicant offers to "design and construct an industrial access road including entrance improvements on U.S. Route 11 consistent with the County's adopted Northeast Land Use Plan for the area." The Comprehensive Plan specifically notes the requirement for improvements to the existing primary and secondary road systems including Martinsburg Pike (Route 11 North) to a four -lane facility, and improving the width and geometrics of Woodbine Road (Route 669) (2000 Comprehensive Policy Plan for Frederick County, Virginia, p.6- 36.2). An emergency -only access entrance to Woodbine Road is not appropriate in the industrial land use setting. The proposed industrial access road is in the location of the Northeast Land Use Plan's critical collector road Consider the March 20, 2003 meeting comments of VDOT regarding the use of Woodbine Road as the primary access to the proposed industrial park. 2. Landscape Design Features: The proposed proffer statement includes provisions for "a landscaped buffer 75' in width to the rear of residential lots fronting on US 11 and along Woodbine Road Please note that the Frederick County Zoning Ordinance states that whenever land is to be developed in the M1 Zoning District that is adjacent to land primarily used for residential purposes in the RA Zoning District, a Category C buffer shall be provided on the land to be developed. A Category C buffer requires a minimum distance of 100 feet with a full screen ranging to 400 feet of distance with no screen (Frederick County Code Article IV, Sec. 165 -3 7). The General Development Plan should illustrate this required buffer, therefore, the proffer statement would not be necessary. If the intent is for a 75' woodland strip to qualify for a full screen in any specific location, please clarify and note the assurance of supplemental plant materials for year- round screening. If the proposal for B2 remains after consulting with the CPPS on land use policy revisions, r 1 Page 4 Mr. Charles E. Maddox, Jr., P.E., V.P. RE: Sempeles Property Rezoning Proposal May 23, 2003 the requirements are as follows: Buffer requirements for the proposed B2 Zoning District adjoining RA land used for residential purposes will be a Category B requirement, ranging in distance from 50 feet with a full screen, to 200 feet with no screen. (Frederick County Code Article 1V, Sec. 165 -37) The General Development Plan should illustrate this required 1 buffer. The applicant is highly encouraged to consider incorporating design features with their application that contribute to the enhancement of the visual quality of the Route 11 Corridor. 3. On Site Development: Please clarify in the proffer statement if this property is planned to be an industrial park. The development of the site with a minimum of one and a maximum of eight end users, does not clarify the use for the rezoning proposal. The proffers related to buffering and screening are directly affected by this clarification, as well as transportation issues. The proffer statement notes that covenants and restrictions of record shall control the standards of construction. Frederick County does not enforce covenants and restrictions on deeds of record. Proffers involving design standards should be specific and clarified. Consider stating the uses within the B2 and M1 that would be prohibited on the site by SIC code which would, therefore, be enforceable by the county. 1 Staff contends that the road issue as depicted in the Northeast Land Use plan needs to be resolved prior to the scheduling of a rezoning proposal. I apologize for any inconvenience caused by the delay in your receipt of these comments. Please feel free to contact me should you have any questions or concerns regarding this correspondence. Sincerely, Abbe S. Kennedy Senior Planner ASK/bad cc: Jay Cook, Assistant County Attorney Eric R. Lawrence, Planning Director Chris Mohn, Deputy Planning Director Lloyd A. Ingram, Virginia Department of Transportation U:\Abbe\REZ Review Letters \SemplesREZ.wpd Ron Mislows F 'i: Ingram, Lloyd" <Lloyd.Ingram @VirginiaDOT.org> <gwcaram @earthlink.net> Sent: Wednesday, June 18, 2003 10:12 AM Subject: Sempeles Rezoning Addendum Attention: Mr. Charles E. Maddox, P.E. V.P The addendum you have submitted for review provides a significant improved flow of traffic and a reduction of congestion (projected LOS of "C" at all intersections) at the intersection of Route 669 and the north bound ramps of Interstate 81. This change, along with a partial signalization agreement at the Route 11 and Woodbine Road intersection will provide a plan that VDOT can support. Thank you for allowing us the opportunity to comment on this addendum. Lloyd A. Ingram Transportation Engineer VDOT Edinburg Residency Permit Subdivision Section 14031 Old Valley Pike Edinburg, VA 22824 (540) 984 -5611 (540) 984 -5607 (fax) ri7Ha Irisiaist Associate TRIP ASSIGNMENTS 2012 BUILD -OUT CONDITIONS CONCLUSION 208 Churl Street, S.E Leesburg. Virginia 20175 Phone: 703.777.3616 Fax 703.777.3725 To: Sempeles Property File Front John Callow, PHR +A Datm May 9, 2003 Re: An Addendum to: A Tra Im ofthe Se m p eles Pro perty Patton Harris Rust Associates, pc (PHR +A) has prepared this document as an addendum to: A Traffic Impact Analysis of the Sempeles Property, by PHR +A, dated December 16, 2002. Subsequent to the December 16, 2002 report, the Sempeles Property development plan has been modified to include truck access along Woodbine Road via Route 11. In "an effort to address the corresponding traffic impacts, PHR +A has provided the following documents: 1) revised development- generated trip assignments, 2) revised 2012 build -out ADT (Average Daily Traffic) and AM/PM peak hour traffic volumes and 3) revised 2012 build -out lane geometry and AM/PM peak hour levels of service results. The trip distribution percentages for the revised Sempeles Property remain consistent with that of the December 16, 2002 traffic impact study. PHR +A has provided Figure 1 to show the revised development- generated AM/PM peak hour trips and ADT assignments along the study area roadway network. PHR +A has provided Figure 2 to show the revised 2012 build out ADT and AM/PM peak hour traffic volumes at key locations within the study area. Figure 3 shows the respective build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are attached to the back of this memorandum. Traffic volumes along Woodbine Road were interpolated from 2001 VDOT (Virginia Department of Transportation) traffic count data. The traffic impacts associated with the revised Sempeles Property development are acceptable and manageable. All study area intersections maintain levels of service `C' or better for 2012 build -out conditions. An Addendum to A Trafillepact Analysis of the Sempeles Property May 9, 2003 Page 2 of 4 Figure 1 Development- Generated Trip Assignments An Addendum to A TrajjicOact Analysis of the Sempeles Property May 9, 2003 Page 3 of 4 2012 Build -out Traffic Conditions hRA 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 An Addendum to: A Trafiiikact Analysis of the Sempeles Property May 9, 2003 Page 4 of 4 PHR±A No Scale Drab Road softlf (C)c S.' )rj SITE u Q' a Unsignalized Intersection (C) Signalized Intersection LOS C(C) f C (q taws A AM Peak Hour (PM Peak Hour) Denotes Critical Unsignalized Movement Figure 3 2012 Build -out Lane Geometry and Levels of Service PROPOSED TRANSPORTATION PLAN NORTHEAST LAND USE PLAN EXISTING ROAD PLAN FREDERICK COUNTY. NRCINIA gilbert w. Clifford associates, inc. Water w.xv 111 Redly edgy A Winchester, Wgaie 22911 VOICE: (510) 667 -2139 FM: (540) 665-0493 EWL_ brat 41w,666.4 Enptieen Land Planners EXISTING MAJOR COLLECTOR LOGO SEMPELES PROPERTY -731 PROPOSED TRANSPORTATION PLAN NORTHEAST LAND USE PLAN EXISTING ROAD PLAN FREDERICK COUNTY, VIRGINIA gilbert w. clifford associates, Engineers Land Pawner, Water welly 117 E Repay R. andS&, lfinfria 22601 VOICE: (540) 667-2139 FM: (540) 665-0193 Bit g.cmm 0eadhiN. nc.