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HomeMy WebLinkAbout02-04 Impact AnalysisITEM #1 PROPOSED AMENDMENT TO NORTHEAST LAND USE PLAN REQUEST FOR RELOCATION OF PLANNED MAJOR COLLECTOR ROAD Included within this agenda item is a letter and information from Mr. Charles E. Maddox, Jr., P.E. of G.W. Clifford Associates, Inc., dated May 20, 2003, on behalf of Mr. George Semples. The Semples property includes approximately 104 acres of land located near the intersection of Route 11 and Rest Church Road, and is in the design process for planned industrial use. In April of 2003, a preliminary rezoning request was submitted regarding this property, at which time VDOT was not satisfied with the transportation proffers. In an effort to mitigate the truck traffic concerns, this proposal is submitted to the CPPS. Due to the short distance between the Interstate 81 northbound on/off ramps intersection and the Route 11 intersection, VDOT has recommended that truck traffic entering the Semples site should turn right on Route 11, left on Woodbine, and enter the site from Woodbine Road Car traffic could enter the site with through movement eastward. Mr. Maddox is requesting the CPPS to consider this routing as the relocation of the major collector road as shown in the Northeast Land Use Plan. The proposal suggests that Woodbine Road be established as a major collector road. The major collector road currently shown in the plan would be deleted from the plan. (Please see attached letter of May 20, 2003 and plans from G. W. Clifford Associates, Inc.) Comprehensive Policy Plan As adopted, the Northeast Land Use Plan shows industrial land use in the location of the proposed collector road change. The plan states that proposed industrial development will necessitate changes in existing roads, as well as require construction of new roads. The NELUP further states that general locations of new collector roads are located throughout the study area for efficient movement to occur, to enhance safety by limiting individual commercial entrances, and to preserve capacities on existing road systems to ensure adequate levels of service. The plan specifically states the following in respect to land use and transportation: Northeast Frederick Land Use Plan "Industrial land uses are proposed adjacent to the Winchester and Western Railroad in the northern portion of the NELUP study area. Proposed industrial land uses should be developed within master planned areas which discourage individual lot access on the Martinsburg Pike (Route 11 North) corridor. Proposed industrial land uses are to be developed with public water and sewer service. Furthermore, proposed industrial and commercial land use development should only occur if impacted road systems function at a Level of Service (LOS) Category C or better. The installation of public water and sewer infrastructure, the development of new road systems and new signalization, and improvements to existing road systems will be the responsibility of private property owners and developers, unless the Board of Supervisors determine that public private partnerships are appropriate [Comprehensive Plan, Northeast Frederick Land Use Plan, Ch. 6- 36.2) Northeast Frederick Land Use Plan Infrastructure Components Transportation: "Proposed industrial and commercial development within land use plan boundary will necessitate improvements to existing road systems and the construction of new road systems. The land use plan provides for the general location of new collector roads and signalized intersections to channel vehicular traffic between key intersections throughout the study area. These collector roads are intended 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 general location of new collector roads and new signalized intersections is depicted on the e land use plan map." "Improvements to existing primary and secondary road systems will be required throughout the study area. To ensure that these road improvements occur, proposed developments should be expected to provide dedicated right of ways and construct all improvements deemed necessary by VDOT. Improvements to the existing primary and secondary road systems include improving Martinsburg Pike (Route 11 North) to a four -land facility, and improving width and geometrics of Rest Church Road (Route 669); Woodbine Road (Route 669); Bransons Spring Road (Route 668); Woodside Road (Route 671); Brucetown Road (Route 672); Stephenson Road (Route 554); and Old Charles Town Road (Route 761)." [Comprehensive Plan, Northeast Frederick Land Use Plan, Ch. 6 -36.2) A recommendation regarding this request is appropriate. Staff is available to respond to your inquiries. AK\ MEMORANDUM TO: Comprehensive Plans and Programs Subcommittee FROM: Abbe S. Kennedy, Senior Planner RE: June Meeting and Agenda DATE: May 29, 2003 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on Monday, June 9, 2003, at 7:30 p.m. in the first floor conference room of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The CPPS will discuss the following agenda items: 1) Proposed amendment to the Northeast Land Use Plan to relocate a major collector road planned in the vicinity of the intersection of Route 11 and Rest Church Road This request has been submitted by G.W. Clifford and Associates subsequent to preparation of a development plan for approximately 104 acres of planned industrial land (currently zoned RA) located in the Stonewall Magisterial District. 2) Proposed amendment to the Northeast Land Use Plan for expansion of the Sewer and Water Service Area (S W SA) to include property located between Redbud Road and Jordan Springs Road, Woods Mill Road and Route 11. This area includes approximately 1900 acres of land (currently zoned RA) in the Stonewall Magisterial District. The request has been submitted by Mr. Glen Penton, representing landowners within this area. 3) Other. AGENDA Please contact our department if you are unable to attend this meeting. Thank you. Access to the County Administration Building for night meetings that do not occur in the Board room will be limited to the back door of the four -story wing. I would encourage committee members to park in the county parking lot located behind the new addition or in the Joint Judicial Center parking lot and follow the sidewalk to the back door of the four -story wing. The door will be locked; therefore, please wait for staff to open the door. m+i a tris Rust le asottate 208 Church Street. S.E. Leesburg, Virginia 20175 To: Sempeles Property File Front John Callow, PBR +A May 9, 2003 Re An Addendum to: A Traffic Impact Analysis of the Sem. eles Pro. erty Phone: 703.777.3616 Fax 703.777.3725 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 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. TRIP ASSIGNMENTS 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. 2012 BUILD -OUT CONDITIONS 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. CONCLUSION The traffic impacts associated with the revised Sempeles Property development are acceptable and manageable. Al] study area intersections maintain levels of service `C' or better for 2012 build -out conditions. An Addendum to: A Tr May 9, 2003 Page 2 of 4 1 pact Analysis of the Sempetes Property h RtA No Scale +f�5�2� 77 (80 7 (8 0) 47) SITE AM Peak Hour(PM Peak Hour) Development Generated Trip Assignments An Addendum to: A Traffic or the Sempeles Property May 9, 2003 Page 3 of 4 P No Scale Res c Roa (34 39)18 0 )4 (8 g)19 g o H est I L 47(2 2 II 3(641 I SITE w Ro AM Peak Hour(PM Peak Hour) �c�ra e�3ails TrS�ts L. 'C --P r Figure 2 2012 Build -out Traffic Conditions An Addendum to A T. 'act Analysis of the Sempelcs Properrn May 9, 2003 Page 4 of 4 No Scale lira Road t SITE U -r Unsignalized Intersection Signalized Intersection LOS C(C) lifts QC) rem AM Peak Hour (PM Peak Hour) Denotes Critical Unsignalized Movement --PHRA 3 2012 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Sempeles Property Located in: Frederick County, Virginia P H R Prepared for: Mr. George Sempeles 331 Woodbine Road Clearbrook, Virginia 22624 Prepared by: Patton Harris Rust Associates, pc Engineers. Surveyors. Planners. Landscape Architects. 208 Church Street, S.E. Leesburg, Virginia 20175 T 701777.3616 F 703.777.3725 December 16, 2002 OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the Sempeles Property development, to be located along Route 11, east of the Rest Church Road/Route 11 intersection, in Frederick County, Virginia. The proposed project is to include 1,197,900 square feet (110-acres at a 0.25 FAR) of industrial land use and 98,000 square feet (9 -acres at a 0.25 FAR) of retail land use with access provided via a single site driveway situated to the east of the existing Rest Church Road/Route 11 intersection. Methodology The traffic impacts accompanying the Sempeles Property development were obtained through a sequence of activities as the narratives that follow document: Assessment of background traffic including other planned projects in the area of impact, Calculation of trip generation for Sempeles Property, Distribution and assignment of Sempeles Property generated trips onto the study area road network, Analysis of capacity and level of service using the newest version of the highway capacity software, HCS -2000, for existing and future conditions. EXISTING CONDITIONS PHR +A conducted AM and PM peak hour manual turning movement counts at the intersections of Rest Church Road/I-81 southbound ramps, Rest Church Road/I -81 northbound ramps and Rest Church Road/Route 11. In order to determine the ADT (Average Daily Traffic), PHR +A assumed a "k" factor (the ratio of PM peak hour traffic volumes to 24 -hour traffic volumes) of 0.10. Figure 1 shows the existing (2002) ADT and AM/PM peak hour traffic volumes at the intersections of Rest Church Road/I-81 southbound ramps, Rest Church Road/I -81 northbound ramps and Rest Church Road/Route 11. Figure 2 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page I No Scale AM Peak Hour(PM Peak Hour) Aeeragej ail} TQiti P Figure 1 Existing Traffic Conditions A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 2 No Scale Unsignalized Intersection AM Peak Hour (PM Peak Hour) Denotes Critical Unsignalized Movement P r Figure 2 Existing Lane Geometry and Levels of Service A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 3 2012 BACKGROUND CONDITIONS Existing traffic volumes were increased along Rest Church Road, the I -81 northbound/southbound ramps and Route 11 using an historic growth rate of 5% per year (compounded annually) through Year 2012. Figure 3 shows the 2012 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 4 shows the respective 2012 background lane geometry and AM/PM peak hour levels of service. HCS -2000 levels of service worksheets are provided in the Appendix section of this report. TRIP GENERATION Using the 6th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR +A prepared Table 1 to summarize the trip generation for the proposed Sempeles Property development. Table 1 Sempeles Property Trip Generation Summary AM Peak Hour PM Peak Hour Code Land Use Amount In Out Total In Out Total ADT 130 Industrial Park 1,197,900 SF 684 150 834 182 685 867 6,693 820 Retail 98,000 SF 96 62 158 297 322 620 6,729 Total Trips 780 212 992 480 1,007 1,487 13,422 TRIP DISTRIBUTION AND TRW ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. PHR +A utilized the trip distribution percentages show in Figure 5 to assign the Sempeles Property trips (Table 1) throughout the study area roadway network. Figure 6 shows the respective development generated AM/PM peak hour trips and ADT assignments at key locations throughout the study area. A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 4 2012 Background Traffic Conditions AM Peak Hour(PM Peak Hour) 'A era lai15 Trii A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 5 Signalized Intersection LOS C(C) 2012 Background Lane Geometry and Levels of Service A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 6 Trip Distribution Percentages A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 7 No Scale Res Church Roa (38 4)624 1 1 (10, 8� SITE AM Peak Hour(PM Peak Hour) AYerage`Daily Trips 4 r P H RA Figure 6 Development Generated Trip Assignments A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 8 2012 BUILD -OUT CONDITIONS Sempeles Property assigned trips (Figure 6) were added to the 2012 background traffic volumes (Figure 3) to obtain 2012 build -out conditions. Figure 7 shows 2012 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 8 shows the respective 2012 build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. CONCLUSION The traffic impacts associated with the Sempeles Property development are acceptable and manageable. All study area intersections maintain acceptable levels of service `C' or better for 2012 build -out conditions. A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 9 No Scale AM Peak Hour(PM Peak Hour) n Ate"rage Dail}' Ira F Figure PHI 7 2012 Build -out Traffic Conditions A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 10 Signalized Intersection LOS C(C) Signalized Intersection LOS C(C) C(C) eite l r SITE J Fi g ure 8 P 2012 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 11 TRIP ASSIGNMENTS CONCLUSION 2012 BUILD -OUT CONDITIONS M fa? emrel ®r 831 ra ILA Brill 298 Church Street, S.E. Leesburg, Virginia 20175 Phone: 703 .777.3616 Fax: 703.777.3725 'To: Sempeles Property File Front John Callow, PHR +A Date: May 9, 2003 Re: An Addendum to A Trafc Impact Analysis of the Sem eles Property 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 "au 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 Traj}!!lmpact Analysis of the Sempeles Property May 9, 2003 Page 2 of 4 No Scale AM Peak Hour(PM Peak Hour) I t i V r era t e —P Figure 1 Development- Generated Trip Assignments PHR An Addendum to: A Tralimpact Analysis of the Sempeles Property May 9, 2003 Page 3 of 4 2012 Build -out Traffic Conditions PHR veraee Dailv<Tripsj An Addendum to: A Trajmpact Analysis of the Sempeles Property May 9, 2003 Page 4 of 4 No Scale Rest Church R oad Unsignalized Intersection (c). Signalized Intersection LOS C(C) c( 0o SITE AM Peak Hour (PM Peak Hour) Denotes Critical Unsignalized Movement P F Figure 3 2012 Build -out Lane Geometry and Levels of Service hRA Frederick County, Virginia IMPACT ANALYSIS STATEMENT AND REZONING APPLICATION MATERIALS FOR REZONING REVIEW AND APPROVAL OF THE SEMPELES PROPERTY ROUTE 11 NORTH REST CHURCH Stonewall Magisterial District February, 2003 Revised January, 2004 Revised March, 2004 Prepared by: Gilbert W. Clifford Associates 117 E. Piccadilly. Street Suite. 200 Winchester, Virginia 22601 p, Phone: 540-667-2131 Fax: 540-665-09493 rfl ft la— MAR 1 2 2004 ,HECK nc: ;s PLANF4hG1 v= I Acres Current Zoning Zoning Requested 9.9997 RA B -2 101.9189 RA M -1 0.3495 RA B -2 (RW Dedication) to be rezoned 112.2681 Total acreage In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density of intensity scenario for the proposed Zoning District as described on page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 34 -A -2, 34 -A -4 Districts Magisterial: Stonewall High School: James Wood Fire Service: Clearbrook Middle School: James Wood Rescue Service: Clearbrook Elementary School: Stonewall 10. Zoning Change: List the acreage included in each new zoning category being requested. 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family Home 0 Townhome 0 Multi- Family 0 Non Residential Lots 0 Mobile Home 0 Hotel Rooms 0 Square Footage of Proposed Uses Office 200,000 SF Service Station 8,000 SF Retail 65,000 SF Manufacturing 500,000 SF Restaurant 25,000 SF Warehouse 500,000 SF Other 3 Sempeles Impact Analysis Statement 11. General Criteria and Summary The 112.2681 acre Sempeles site is ideally situated for Frederick County to capitalize on the rapid industrialization of the I -81 corridor. The site is well suited for highway commercial together with a single large industrial use. As an alternative to a single use the industrial zoned areas can offer great potential for multiple uses as an industrial park. With rail access and direct access to the improved Rest Church Interchange on I -81, the site represents a valuable expansion of inventory to the Frederick County EDC and the Virginia State Partnership marketing for industrial use. Because of this location impact on county citizens are minimal. Where impacts do exist substantial buffering and screening have been proffered in mitigation. Transportation impacts have been reevaluated since this application was presented in February 2003. In response to VDOT concerns regarding the operation of the Rest Church intersection at Route 11, an addendum traffic analysis has proposed revised truck access to this site using Woodbine Road for access with car traffic and all outgoing traffic from this site using the Rest Church intersection directly, This change resulted in the need to revise the County Northeast Land Use Plan which has been accomplished. The proposal for commercial frontage (9.997 acres) on U.S. Route 11 was also considered as a change to the LECUP and approved. Since filing in February 2003, the FCSA and applicant have entered agreement for sewer and water service, the Rest Church sewer and water extension contract for construction has been awarded and work is in progress which will serve this site. Also, since the February 2003 application, VDOT has completed the Rest Church interchange improvements and this road improvement has been completed providing full transportation service access to the Sempeles property in accord with the amended proffer statement. The applicant believes that this rezoning will now result in opportunity for Frederick County to offer important pad available industrial site(s) and highway commercial which expands the tax base and provides a competitive advantage in attracting needed job producing industry to our County Revision 1/04 Sempeles Impact Analysis Statement III. Impact Analysis Site Background and History The site for this proposed rezoning is located in the northern extreme of Frederick County adjacent to U.S. Route 11. The site crosses the West Virginia state line with Virginia with a small area in West Virginia. A total of 112.2681 acres is within Frederick County with 7.2748 acres of the site lying in Berkeley County, West Virginia. The site has frontage on the south on Woodbine Road (S.R 669) and is bounded on the east by the Winchester Western Railroad system. Additional lands owned by the owner to the east of the railroad include his home and surrounding agricultural lands. The principle use of this site has been agricultural, however, with the significant expansion of the interchange on Interstate 81 of Rest Church Road and the extension of water and sewer facilities to this area, attention has been shifted to the potential use of this site for economic development purposes in Frederick County The attached location map and aerial photographs (Figures 1 and 2) show a clear potential for the usability of this site as a major industrial site for Frederick County. Transportation studies have been amended to provide clear feasibility and minimal impacts on the increased traffic utilization of Route 11, Rest Church Road, Woodbine Road and Interstate 81. Although the site offers excellent potential for a single large user it also offers the potential for multiple use industrial park along with a small amount of highway commercial on the U.S. Route 11 frontage. Revision 3/04 Mantel DeHamen Zoned M —1 ti SEMPELES PROPERTY GENERALIZED DEVELOPMENT PLAN FREDERICK COUNTY, WORCINIA PROPOSED ZONING AREA B -2 Zoning Commercial Sites) 9.9997 Ac B -2 Zoning (R/W Dedication) 0.3495 Ac 111-1 Zoning 101.9189 Ac TOTAL AREA 112.2682 Ac Butler Maw tuning Zoned M —r 0.5130 ACRE /N WEST V/RGIN/A ev /7 M no K 470 j Zoned RA S /11 fi gilbert w..clifford associates, inc. Engineers Lena Planners water Quality 117 E. Picadlly St. Winchester, Virginia 22601 VOICE: (540) 667 -2139 FAX: (540) 665 -0493 EIWL gwcamm®earth6ntcom Figure 3A N ctil Monad ttim.en Zoned M -1 re 659 SEMPELES PROPERTY GENERALIZED DEVELOPMENT PLAN FREDERICK COUNTY, IORGINIA Butler Manufacturing Zoned M— PROPOSED ZONING AREA B -2 Zoning Commercial Sites) 9.9997 Ac B -2 Zoning (R/W Dedication) 0.3495 ,4c M -1 Zoning 701.9189 Ac TOTAL AREA 712.2682 Ac 0.5130 ACRE .WEST WRCIRM PAR J4 -4 —.L WPC! It ms ea 750 PC 4A j C Zoned RA 4C(711, J gilbert w. clifford associates, inc. B,dneere Land Planters Water duality 117 E. Rwd11y St. Winchester, Virginia 22601 J 16E: (540) 667 -2139 FAX (540) 665 -0493 EIAAL gwcaram ®eorth6nk.com Figure 38 o S Manuel Del/oven Zoned M -1 1\ REGIONALWATER MAIN EXTE/4 1g 1 PER FCSA CONCEPT FOR REST CHURCH EXTENSION 7 l l A REG/ONat SEWN ExiFT 5 TAfi� R91CH�H EXTENSI N\ r/ JOODefrve RO T E 6' Butler Manufoccturng Zoned M -I l �l o �0 C r' 0 SEMPELES PROPERTY UT /L /T /ES PLAN FREDERICK COUNTY, NRGINIA 1/ I i l l �1 1 l ))/)le y I 6.]6/18 ryCRES y IN WESt RG/NN �l ti I Z /I V �I Ell 2 I i( TEAT P /ROI SED f07• 76/9 b\RF�3' 1 I� 0.51.30 ACRE IN CT NRGINM P.[N NJ S1 rs c as pp' ce RO (A I i l 7 j r Zoned RA i j I ��t r l —i- 1 gilbert w. afford 1 associates, inc. Engineers Land Planners Water Duality 117 E. Picodilly SL Winchester, Virginia 22601 ./010E (540) 667 -2139 FAX: (540) 665 -0493 EEUIE gwcaramlearthlinkcom Figure 7 1 4 d, V- 07648 AC IN WEST rRCINIA V I C 7 2 1 I\ \N` I 125 it I 9 i I I \_/I e 'EROkO. EO4 l MT 1 REDE I i s892C Nona& DeNomm Zoned Y -I SEMPELES PROPERTY DRAINAGE PLAN FREDERICK COUNTY, WRCINMA r gibed w. clifford 0.5IJO ACRE IN WEST VIRGIN/4 ccawr spoors Oft Tee ac !A ;17' Zoned R4 z l 1 r� 7 v associates, inc. Engineers Land Flamers Water Cuddy 117 E Picoddly Si Winchester, Virginia 22601 VOICE (540) 667 -2139 FAX: (540) 665 -0493 E1.WL gwcarom®earth6nIccom Figure 8 County Attorney's Comments Assistant County y- ey' 4 Signature It,, X/ 6 /6 NoticeHto_E ntvAtitrney 6- ease Re 7 F orm to` "the Applicant Rezoning Comments Applicant's Name: Mailing Address: Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA 22601 (540) 665 -6383 Current Zoning. RA RA Frederick County Attorney Gilbert W. Clifford Assoc. c/o C. E. Maddox, Jr. P.E.. VP 117 E Piccadilly Street, Suite 200 Winchester, VA 22601 M -1 Sempeles Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, VA AppLcantlea eses fill out the' County Attorney s of ce vitl location map, proffer stater 'information` .W A- a y a n formationlas accurately s,possible tn'ord q-ias istthe ieir review Attach a copy ofyourapplication form, y pth an mpactanalysis; and yother pertinent.% 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 7 Pout -IN Fax. Note 1671 Date'2 I i tO. 1 Erma Q.\ w% 1`Ictt t. `%%M r a. 'e k nti .ra s Te l Ta [te'S Q, `a C- ikc)cCC r (Fn u05 n,.\"1 Fax VSO t .1s ti m a OUTPUT MODULE APPLICANT; Semldes LAND USE TYPE 1121M1 REAL EST VAL $80,529,363 FIRE e. RESCUE 1 Fire and ffescue Department Elementary Schools Middle Schools High Schools Pa111s and Recreation Public library Shentfs Ogres Administration Building Omer Miscellaneous Facilities Costs al Required Ca9itaLEaQSliles 5468,553 SD 10 50 SO SO 10 S0 10 SUBTOTAL 5468,563 LESS: NET FISCAL IMPACT NET CAP. FACILITIES IMPACT Net Fiscal Impact 11npaU .C274ll (entered in W sum onb') 516,778,982 INDEX; '1.0' If Cap. Equip Included: 1.0 INDEX, '1.0' 8 RevCost Bal.'0.0' it Ratio to Co Avg: PLANNING DEPT PREFERENCES 1.0 Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a penod of 90 days tom the model run dale. 2002MOtaEI CfS15151be. ak Cur. Budget Cur. Budget Cap. Future OP' fleet Cat EqS Expend1I h1.S. Iaxes Otbp; s0 138,131 391,429 5129,560 10 50 5100,944 5100,944 50 0.0 Total Potential Tax Credits (Wmeiusled) SO S O 50 S0 SO SD 50 538,131 538,131 SO S0 1192.373 1192,373 5230,504 518778,982 Rev -Cost Bat 1.0 Ra6310 Co Avg= Adjustment For Revenue- Nel Capital Nei Cost Pe CO R nce Faralittssinp.2s1 Oweeina Unit SO METHODOLOGY 1. Capital facilities requirements am Input to me first column as calculated to the model. 2. Nei Fiscal Impact NPV from operations ml:ulations is input in row Iolal of second column (zero 1 negative); irquded am the On&iime laces'ees for one year only al MI value. 3. NPV of future oper cep equip taxes paid In third column ZS calculated in fiscal Impacts. 4. NPV of future capdat expenditure taxes paid in fourth col as oak:Mated in fiscal 'mamas. 5. NPV el future taxes paid to bring anent county up Ip standard lot new ladlibes, as calculated for each new faulty. 6. Columns three dough hie are added as potential credits against the calculated eapdal facilities requtamenls. These are adjusted for percent 01 coats covered by the revenues fawn Ne projecl (actual, or as ratio to avg. for all resldemiat develapmeet). NOTE Proffer calculations do not Include Include interest use they are cash payments up front. Credits do Include interest it the projects are debt financed. Sn S468,553 5D 5O 10 S0 3D 10 SO SO SO 5230,504 1238,049 516,778,982 1516,718.952 501, 1.000 1.342 ERR ERR ERR ERR ERR ERR ERR ERR Eakl NOTES: Model Run Dale 02F24l03 CMM Project Description: Assumes 200,00D seg. office; 65,000 sq.ft. retail: 25.000 sq.h. restaurant; 5,000 soft. service et al ion; 500,00D sq.h. manufacturing; 503.000 sq tt. warehouse on 94.75 acres ;wed MI DIsldcl and 9.D acres zoned B2 Dist not Preliminary Matters REZONING REQUEST PROFFER Property Identification Number 34 -A -2 and 34-A -4 Stonewall Magisterial District Frederick County, Virginia Sempeles Property Pursuant to Section 15.1 491.1 et. seq.; of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application t/ for the rezoning of 101.9189 acres from Rural Area (RA) Zoning District to Light Industrial (M -1) and 10.3492 acres from Rural Areas (RA) to Business General (B -2) development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. Should this petition for rezoning not be approved by the Board of Supervisors then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. General Development Plan The development of the subject property, and the submission of any Master Development Plan shall be in conformance with all pertinent County regulations and shall be in substantial conformity with the Generalized Development Plan (GDP); dated March 8, 2004, which is attached hereto and incorporated herein by reference. Street Improvements The Applicant shall design and construct an industrial access road including entrance improvements on U.S. Route 11 consistent with the County's adopted North East Land Use Plan for the area, and according to uniform standards established by the Virginia Department of Transportation (VDOT), and as may be provided in these proffers as illustrated on the Generalized Development Plan which is attached hereto and incorporated herein by reference. The road improvements shall include the following: a. Along the property frontage on U.S. Route 11, the applicant shall construct curb and gutter and storm sewer with a 12' or wider lane widening consistent with VDOT commercial entrance standards. The applicant shall dedicate an additional 14' of right of way along property frontage with U.S. Route 11. Two 36' or larger commercial entrances shall be installed in approved locations, one south and one north of the industrial access road intersection. (See 1 on the GDP). The southern commercial entrance shall be right in/out in accordance with VDOT requirements. Page 1 of 5 Revision 3/04 Landscape Design Features On Site Development Rezoning Request Proffer Property Identification Number 34 -A -2 and 34 -A-4 Stonewall Magisterial District b. The applicant shall construct an industrial access road to VDOT standards with centerline intersection equal to the centerline intersection of Rest Church. Road and U.S. Route 11. The industrial access shall connect with Woodbine Road. (See 2 on the GDP). The configuration and location of this collector road addition to the road system shall be adjusted to conform with actual proposed use of the site subject to Frederick County and VDOT approval at the site plan stage of development. The right of way width for this road shall be 80'. c. The applicant shall modify the VDOT proposed stoplight from 3 way to 4 way intersection. (See 3 on the GDP). d. The applicant shall enter into a signalization agreement involving partial cost sharing for the Woodbine Road/Route 11 intersection. Establishment of the signalization agreement will correspond with development of the industrial (Ml) portion of the site, and will therefore occur prior to approval of the first site plan for M1 development. The timing for ultimate signalization of the intersection will be determined by VDOT. e. The applicant agrees to provide a TIA for each industrial (M -1) use at the time of site plan. Additional street improvements suggested by the TIA will be negotiated with VDOT as a part of the land use permit. 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 and as illustrated on the Generalized Development Plan dated March 8, 2004 which is attached hereto and incorporated herein by reference: A twenty foot (20') landscaped green strip along the US Route 11 frontage portion of the site. (See 5 on the GDP). Features within the landscape green strip include a low berm (30" or less) with suitable low profile landscaping that will not conflict with sight distance at entrances. The applicant expects the industrial zoned portion of the site to develop with a minimum of 1 and maximum of 8 end users depending on marketing conditions at the time of sale. Covenants and restrictions of record shall control the standards of construction to include: a. Facade materials of buildings facing street to be concrete masonry (CMU) brick, architectural block, dry vit or other simulated stucco, real or simulated wood or glass. Page 2 of 5 Revision 3/04 Additional Site Proffers Rezoning Request Proffer Property Identification Number 34-A -2 and 34 -A-4 Stonewall Magisterial District b. All buildings within the development on the property shall be constructed using compatible architectural style and materials, and signage for such buildings shall be of a similar style and materials. c. All buildings within the property shall be developed as a cohesive entity, ensuring that building placement, architectural treatment, parking lot lighting, landscaping, trash disposal, vehicular and pedestrian circulation and other development elements work together functionally and aesthetically. In addition to the proffers above, the applicant shall implement the following design standards in construction on this site. a. All utilities to be underground. b. 2" caliper street trees on 50' centers along both sides of industrial access road. c. Stormwater management pond facilities shall be lined with impervious liner materials to preclude groundwater impacts. d. All commercial and industrial structures shall have a geotechnical analysis and study prepared prior to site plan approval. e. Any use involving the retail sale of diesel fuel for trucks shall not be conducted or performed on this site either in the commercial or industrial zones. Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 112.2681 acre site lying on the east side of U.S. Route 11 in the Stonewall Magisterial District of Frederick County, Virginia from RA to M -1 and B -2, the undersigned will pay to Frederick County for the Clearbrook Fire and Rescue Company the sum of $15,000.00, the Sheriff's Office the sum of$3,000.00 and the Administration Building the sum of $2,000.00 for a total payment of $20,000.00, at the time the first building permit is issued. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Page 3 of 5 Revision 3/04 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: Rezoning Request Proffer Property Identification Number 34-A -2 and 34 -A-4 Stonewall Magisterial District Respectfully submitted, PROPERTY 0 By: By: peles Date: 3w�c y Date: My commission expires 4 pi L Notary Public LQ`Y9� is o1 T. Sempeles Th foregoing instrument was acknowledged before me this IZ da of March 2004, by Q or) 4 Coro) l rrpelrs Page 4 of 5 Revision 3/04 0 E qtREARVAI t �N. JI- GEORGE M \r- i 118. ,746 PC../2 S 52.226 AC 4 it.115ELAC1tE5 NOTEJfO4D LOCATION SUBJECT TCTAPJUSTME T R` c USER REOUIR� IEy /fit 's1�, 1' 3 21 /II Igo )I I o 6.1118 A P tit/ C 1 »1.34 -2∎ 1 EORCE A r SEMRELES R\ I Il Da 9909 N 5.{ 1 e 1 2 I I �O.TOJJ M�I I 1 d1 TOTAL.PRT9 Z0 lE -(FRED RI7 IC .00417Y) 1 101.9189 CRRE pI f A 4 n I EMPElES 3T 2 �J J II` 1 on t -ta Mongrel Sefton Zoned M -I. re 669 SEMPELES PROPERTY GENERAL /ZED DEVELOPMENT PLAN FREDERICK COUNTY, VIRG /N14 Butler Munu/actudng Zoned M -I PROPOSED ZONING AREA B -2 Zoning Commercial Sites) 9.9997 Ac B -2 Zoning (R/W Dedication) 0.3495 Ac M -1 Zoning 101.9189 Ac TOTAL AREA 112.2682 Ac N C5130 ACRE IN WEST VIRCINN gilbert w. clifford 7J associates, inc. Engineers Land Planners Water Chatty 117 E. Picadly 51 Winchester, Virginia 22601 VOICE (540) 667 -2139 FAX: (540) 665 -0493 EMAIL grcaram0eorth6ntcom Page 5 of 5 LAW IMBIE NUMBER 2 L3 (5 owtcrlay N 2553 E 51%1J‘07 C /4 °rostra" 5 ivas" t 5 82 C DISTANCE 700 31 324.7' 2250' I.S. ,228 TABLE Number C A COO Ten ReeDus 54.19.55 Aer 70.543 445 GRAPHIC SCALE 0.5130 ACRE IN REST HMS 5 25VY60 N 1699.27' IN 67616 AGM' wsr ~14 Caa Srairm /WOO P.M 34-A-2 CETIRCE IA MOUES G4ROt t SEA1PELES 08. 109 PG 7159 67.3143 ACRES 01303.1 ACRES PROPOSED 41-1 PROPOSED 10' OELVCARON 8-1 ZONE 01497 ACRES PAM 34-A-54 OCOADE IA SEMMES ta 750 PG 470 mantnagit R41 Vo. an, Al.M 34-A-4 CEVRCE 48. 517IPEEIS D& 746 PC. 214 52.2256 ACRES 57.7756 ACRES PROPOSED 41-1 i.% m-r zove 1020188 AMES I P AlEr !thatiesAinvencr: 1 1 -79 8-2 IONE 41-3- oa te ""t vz.,=„rd N 167C5J" C 106.9.55. bESCSIMOS YES: KV:IKE CI sp, Lem... pop.. PHRA PROPOSED DEDICATION, PROPOSED PARCELS AND PROPOSED REZONING SEMPELES PROPERTY STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY. VIRGINIA prani-crywnIna. ni•N Mum RAS 01(00 PAS 1 or 1 out %AS SE10015.0PVE 1 1 1 1 1 III 1 1 IMPACT ANALYSIS 1 1 1 1 1 1 1 1 1 1 1 1 Sempeles Impact Analysis Statement III. Impact Analysis Site Background and History The site for this proposed rezoning is located in the northern extreme of Frederick County adjacent to U.S. Route 11. The site crosses the West Virginia state line with Virginia with a small area in West Virginia. A total of 110.71 acres is within Frederick County with 7.3 acres of the site lying in Berkeley County, West Virginia. The site has frontage on the south on Woodbine Road (S.R. 669) and is bounded on the east by the Winchester Western Railroad system. Additional lands owned by the owner to the east of the railroad include his home and surrounding agricultural lands. The principle use of this site has been agricultural, however, with the significant expansion of the interchange on Interstate 81 of Rest Church Road and the extension of water and sewer facilities to this area, attention has been shifted to the potential use of this site for economic development purposes in Frederick County. The attached location map and aerial photographs (Figures 1 and 2) show a clear potential for the usability of this site as a major industrial site for Frederick County. Transportation studies have been amended to provide clear feasibility and minimal impacts on the increased traffic utilization of Route 11, Rest Church Road, Woodbine Road and Interstate 81. Although the site offers excellent potential for a single large user it also offers the potential for multiple use industrial park along with a small amount of' highway commercial on the U.S. Route 11 frontage. Revision 1/04 Sernpeles Property Scale 1' =2000' Figure 1 1 1 1 1 1 1 �WOOdb $d)t 1kt R °ut SEMPELES PROPERTY LOCATION MAP FREDERICK COUNTY, NRC /N[4 gilbert w. clifford 1 associates, inc. Engineers Land Planters Wider Canny 117 E. Etat St Mrcheder, KrOnia 22601 VOCE: (540) 667 -2136 at (510) 665 -0493 flat: grmm*aatk&am Figure 2 Sempeles Impact Analysis Statement 1 B. Location and Access 1 The Generalized Development Plan (Figure 3A) shows a concept plan for the potential of the site. The property has in excess of 1,100 feet of road frontage on U.S. Route 11 and 1 is directly opposite the intersection of Rest Church Road with U.S. Route 11. There is also in excess of 1,600 feet of road frontage on Woodbine Road which will be restricted in use from large generation industrial facilities except to provide access for incoming 1 trucks to the site. The location in Virginia which is the northernmost right to work state along the I -81 1 corridor, offers excellent feasibility for industrial use. The potential exists for employment opportunities by workers in other states as well as Frederick County. The frontage of the site in which two quadrants of the Rest Church and U S Route 11 1 intersection exists, are ideally suited as pad sites for commercial use. The B -2 use will have access on the industrial access road as well as at two points along U: S. Route 11. 1 3 1 1 1 1 1 1 1 Revision 1/04 1 Zoned 41-1 SEMPELES PROPERTY BwWr Mond= Zoned 41-, ti GENERALIZED DEVELOPMENT PLAN fREDER/CK COUNTY, VIRG/N1/1 PROPOSED ZONING AREA X B -2 ZONING 9.00 Ac M -1 ZONING 101.71 Ac TOTAL ARE4 110.71 Ac AREA IN WEST VIRGINIA 0.52 Acres gilbert w. clifford associates, inc. Engineers Land Flamers Water away 117 E rreaddy St Winchester, Virginia 22601 VOICE: (540) 667 -2139 FAX: 540) 665 -0493 EMAIL: 9ecaa near h&dt.cun Figure 3A Mon LVlc.w1 Zoned M-7 nw MwwlaohMv Zoned M- l I r 7 I i 1 J 1 I V A A Z L 1 r I J I '1 m` CY /BO:t 2 1 2 AREA IN n I l 1 i I 1 1 1 I WEST VIRGINIA ,..0 J I I 1� I n 0.52 Acres I -0 7- i J r i T'' t 1 1 I 1 6t f e 1 M-r 7 A l 1 1 I 0 �1H l l� 1 N v I) e 0 __Z 1 r-- 4 ,'9, g-� f0,, /-7---,____ RIME aw ,n 470 i MOWS s r .e 'cn 1 /i_, I i a o* I, G'/r> -i vc, i 5 5 i r v- 3 1: .7 1/4., ci II/ le SEMPELES PROPERTY GENERALIZED DEVELOPMENT PLAN PREDERICK COUNTY, VIRGINIA O /7 If t� )j 'r s li I /I J �.,r I N PROPOSED ZONING AREA 8 -2 ZONING 9.00 Ac 11-1 ZONING 101.71 Ac TOTAL AREA 110.71 Ac gilbert w. clifford 1, associates, inc. ro,eers Lena Planners Water amny 111 E. FkaSdy St. Winchester, Virginia 22601 11)1cF: (540) 667 -2139 FAX (540) 665-0493 OVA: gumamlearlhMccan Figure 3B 1 1 1 1 1 1 1 1 1 1 1 1 1 Sempeles Impact Analysis Statement C. Site Suitability The site is located within the limestone belt of Frederick County. The site rises from a low of approximately 610 elevation to a high point of 650 with attendant slopes between 2% to 8% and with the majority of slopes between 2% to 4% in the industrial area. This provides an outstanding terrain for industrial and commercial development. Drainage on the site proceeds from west to east and discharges the site at three points all adjacent to the Winchester Western Railroad. Stormwater management techniques employed during design will- preclude impacts of site drainage on adjacent uses. There are existing residential uses along the frontage of U.S. Route 11 on either side of the Rest Church Road intersection with U.S. Route 11. These uses can be substantially buffered and screened from industrial zoned area as shown on the generalized plan. There are no steep slopes, floodplain or other environmental issues as identified as problems on the site. Routine wetlands analysis during design can mitigate any issues involved. Woodlands will be mitigated pursuant to County ordinance. In summary, the site is very suitable to industrial and commercial use and is designated in the County's comprehensive plan for uses shown in 3A and 3B. Figure 4 shows the County Comprehensive Northeast Land Use Plan. This plan has been revised by petition of the applicant to allow the commercial uses on the Route 11 frontage and the road system shown on the GDP (see letter approval in appendix). Revision 1/04 1 'PROJECT SITE Duncan Run LEGEND( Map Features �SYIq'NY BOUMVry 8 4r'.I'i I"oDO!?e SVISA.I RuM CenmiiMy Ceitf'F W Ea FpWU >v e# aeeeeM n.e. NNbrle fYeWee 1 Lind Ilse RaetlelWb Y 1iieyyMl RMeI Nee QQQ Onelo 9amitIve Area:: IMeretete el Second Raade rf ReNoeetr .a4.' h/ Rip sera Re. 37 Ext7len New Carla! Reeds r ;New Slainl®UOn`. ZONIng (&Wr.en. General dnrkt) W M1tlletriI Tatman Bahia) EM Mahan* Wn4c9Wp DIete* Q;t7 Ml aMmebl, G a DSIt) MxPItl.Ge mrel Obvldl W I (t R Area) COflnlyt d (Ibnl Nnl rill RP (Rnilml4 MMmnw GlOil) SEMPELES PROPERTY FREDERICK COUNTY COMPREHENSIVE PLAN FREDERICK COUNTY, NRC /NW gilbert w. clifford associates, inc. Strews Lend Pitmen Water CuaRy 117 E. Madly St *chesty; Ylrginia 22601 VOICE: (540) 667 -2139 FAL (540) 665 -0493 figure 4 Sempeles Impact Analysis Statement 1 1 1 D. Traffic Attached to this section is a traffic analysis performed by PHR &A which analyzed the year 2012 impact of maximum development of this site on existing road systems. Access is concentrated at the Rest Church/U. S. Route 11 intersection with commercial entrances along U.S. Route 11. 1 Significant discussion of the transportation system to this site evolved after the February 2003 agency comment submission and VDOT comment. The concerns prompted an addendum TIA (attached) and discussion with the Comprehensive Plan Committee, Planning Commission and Board of Supervisors regarding a revised transportation proposal. The proposal, approved as an amendment to the County Comprehensive Policy Plan, provides for use of Woodbine Road for incoming truck traffic with the Rest Church intersection with U. S. Route 11 functioning normally for outbound site traffic (cars and trucks). 1 1 1 1 1 1 1 1 1 1 Revision 1/04 ;Patton,Harris Rust &Associate Q' a n cEl ax9 208 Church Street. S.E. Leesburg. Virginia 20175 Phone: 703.7773616 Fax: 703.777.3725 To: Sempeles Property File Front John Callow, PHR +A Date: May 9, 2003 Re: An Addendum to: A Tra clm ap ctAna/ysis o the Sempeles Property 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. TRIP ASSIGNMENTS 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. 2012 BUILD -OUT CONDITIONS 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. CONCLUSION 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. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Figure 1 An Addendum to: A Tra act Analysis of the Sempeles Property May 9, 2003 Page 2 of 4 HRA No Scale AM Peak Hour(PM Peak Hour) Averag EPAtilri Development Generated Trip Assignments 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 An Addendum to: A Traffic *et Analysis of the Sempeles Property May 9, 2003 Page 3 of 4 P Figure 2 2012 Build -out Traffic Conditions PHRA No Scale Res O �ro (6392 (34 0 )46 (88)79y b O ce y N RP 17 6 9 0) eft. 77 3(647 SITE AM Peak Hour(PM Peak Hour) r l we Da ily t ii s An Addendum to: A Trafficeet Analysis of the Sempeles Property May 9, 2003 Page4of4 P Signalized Intersection LOS C(C) No Scale Res Ch h Ro (C)C aysiesA ti aftl y• Unsignalized Intersection (C) Signalized Intersection LOS C(C) *eft, C(q 0 e R SITE AM Peak Hour (PM Peak Hour) Denotes Critical Unsignalized Movement —P 3 2012 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Sempeles Property Frederick County, Virginia Located in: Prepared for: Mr. George Sempeles 331 Woodbine Road Clearbrook, Virginia 22624 Prepared by: Patton Harris Rust Associates, pc Engineers. Surveyors. Planners. Landscape Architects. 208 Church Street, S.E. Leesburg, Virginia 20175 T 703.777.3616 F 703.777.3725 December 16, 2002 1 1 OVERVIEW Report Summary This study considers the traffic impacts associated with the build -out of the Sempeles Property development, to be located along Route 11, east of the Rest Church 1 Road/Route 11 intersection, in Frederick County, Virginia. The proposed project is to include 1,197,900 square feet (110 -acres at a 0.25 FAR) of industrial land use and 98,000 square feet (9 -acres at a 0.25 FAR) of retail land use with access provided via a single site driveway situated to the east of the existing Rest Church Road/Route 11 intersection. Methodology The traffic impacts accompanying the Sempeles Property development were obtained through a sequence of activities as the narratives that follow document: Assessment of background traffic including other planned projects in the area of impact, Calculation of trip generation for Sempeles Property, Distribution and assignment of Sempeles Property generated trips onto the study area road network, Analysis of capacity and level of service using the newest version of the highway capacity software, HCS -2000, for existing and future conditions. 1 EXISTING CONDITIONS PHR +A conducted AM and PM peak hour manual turning movement counts at the intersections of Rest Church Road/I -81 southbound ramps, Rest Church Road/I -81 northbound ramps and Rest Church Road/Route 11. In order to determine the ADT (Average Daily Traffic), PHR +A assumed a "k" factor (the ratio of PM peak hour traffic volumes to 24 -hour traffic volumes) of 0.10. Figure 1 shows the existing (2002) ADT and AM/PM peak hour traffic volumes at the intersections of Rest Church Road/I -81 southbound ramps, Rest Church Road/I-81 northbound ramps and Rest Church Road/Route 11. Figure 2 shows the respective existing lane geometry and AM /PM peak hour levels of service. All traffic count data and HCS -2000 levels of service worksheets are included in the Appendix section of this report. 1 1 A Traffic Impact Analysis of the Sempeles Property P December 16, 2002 1 l Page 1 No Scale AM Peak Hour(PM Peak Hour) Average Dail} <Tripsj P Figure 1 Existing Traffic Conditions A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 2 No Scale Unsignalized Intersection AM Peak Hour (PM Peak Hour) Denotes Critical Unsignalized Movement P Figure 2 Existing Lane Geometry and Levels of Service A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 3 2012 BACKGROUND CONDITIONS Existing traffic volumes were increased along Rest Church Road, the I -81 northbound/southbound ramps and Route 11 using an historic growth rate of 5% per year (compounded annually) through Year 2012. Figure 3 shows the 2012 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 4 shows the respective 2012 background lane geometry and AM /PM peak hour levels of service. HCS -2000 levels of service worksheets are provided in the Appendix section of this report. TRIP GENERATION Using the 6th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report, PHR +A prepared Table 1 to summarize the trip generation for the proposed Sempeles Property development. Table 1 Sempeles Property Trip Generation Summary AM Peak Hour PM Peak Hour Code Land Use Amount In Out Total In Out Total ADT 130 Industrial Park 1,197,900 SF 684 150 834 182 685 867 6,693 820 Retail 98,000 SF 96 62 158 297 322 620 6,729 Total Trips 780 212 992 480 1,007 1,487 13,422 TRW DISTRIBUTION AND TRW ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. PHR +A utilized the trip distribution percentages show in Figure 5 to assign the Sempeles Property trips (Table 1) throughout the study area roadway network. Figure 6 shows the respective development generated AM/PM peak hour trips and ADT assignments at key locations throughout the study area. A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 4 2012 Background Traffic Conditions AM Peak Hour(PM Peak Hour) A� erage Dail}" ttht A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 5 Signalized Intersection LOS C(C) 2012 Background Lane Geometry and Levels of Service A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 6 Trip Distribution Percentages A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 7 P Figure 6 No Scale Rest Church Road AM Peak Hour(PM Peak Hour) Average D Development Generated Trip Assignments A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 8 1 1 2012 BUILD -OUT CONDITIONS 1 Sempeles Property assigned trips (Figure 6) were added to the 2012 background traffic volumes (Figure 3) to obtain 2012 build -out conditions. Figure 7 shows 2012 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 8 shows the respective 2012 build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the 1 Appendix section of this report. CONCLUSION 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. 1 1 1 1 1 1 1 1 l l A Traffic Impact Analysis of t Sempeles Property December 16, 2002 H Page 9 2012 Build -out Traffic Conditions A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 10 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Signalized Intersection LOS C(C) Signalized V Intersection tar LOS C(C) Sti C(C) r e*** r l SITE H Figure 8 P H R 2012 Build -out Lane Geometry and Levels of Service A Traffic Impact Analysis of the Sempeles Property December 16, 2002 Page 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Ml rya orancta.mrpm 208 Church Street. S.E. Leesburg, Virginia 20175 Phone: 701777.3616 Fax: 703.777.3725 To: Sempeles Property File Front John Callow, PHR +A Date: May 9, 2003 Re: An Addendum to: A Traffic Impact Analysis of the Sempeles Prope 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 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. TRIP ASSIGNMENTS 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. 2012 BUILD -OUT CONDITIONS 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. CONCLUSION 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. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 An Addendum to: A Traffic ]lhpact Analysis of the Sempeles Property May 9, 2003 Page 2 of 4 No Scale Res ee S i 4 c of tee 4,03/4.5.621)0Z9 h (go j 3 (64 1) (80 SITE Q 41°0 Road AM Peak Hour(PM Peak Hour) A\;erage Daily ,Trips r PHI I Figure 1 Development Generated Trip Assignments PH1M An Addendum to: A Traffic "pact Analysis of the Sempeles Property May 9, 2003 Page 3 of 4 No Scale at M N ✓x$(1 Z 17(80 rwals ell 17 3(641 SITE 141°°cI e AM Peak Hour(PM Peak Hour) A P -P Figure 2 P H R A 2012 Build -out Traffic Conditions 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 An Addendum to A Tragic impact Analysis of the Sempeles Property May 9, 2003 Page 4 of 4 Signalized Intersection LOS C(C) No Scale Rest Chu h Ro d Signalized Intersection LOS C(C) C(C) pl SITE Unsignalized Intersection btp AM Peak Hour (PM Peak Hour) Denotes Critical Unsignalized Movement F Figure 3 2012 Build -out Lane Geometry and Levels of Service o PHRA Sempeles Impact Analysis Statement 1 E. Sewage Conveyance and Water Supply The Frederick County Sanitation Authority has prepared a concept plan for the extension of water and sewer utilities to the Rest Church interchange area in accordance with water and sewer service area plan contained within the comprehensive plan. Attached as Figure 1 -6 is the overall schematic of the FCSA plan. This rezoning proposal provides a location for a regional pump station in accordance with the FCSA plan and provides extension of gravity sewer service into the site to serve proposed uses. See Figure 7. 1 The FCSA plan likewise provides for the extension of water service along the U.S. Route 11 corridor which is likewise extended into the site. 1 The rezoning of this site will allow for a customer service potential which will improve the cost feasibility of extension of these utilities by FCSA. 1 Sewer service will be limited by the capacity of the Rest Church extension to a maximum for Rest Church of approximately 100,000 gallons per day of generation. This site is being planned for uses generating approximately 35,000 gallons per day of 1 wastewater. This allows a large range of light industrial uses as well as commercial including usage by other customers in the service area. 1 Fire demand will be provided from the FCSA main together with onsite storage and booster capacity built by the industrial user. The possibility of jurisdictional connection with the Berkeley County Service Authority will provide the possibility of regional cooperation in serving the Route 11 corridor between West Virginia and Virginia Authorities. Storage located immediately north of this facility in Berkeley County may have some combined asset to the system. Elevated storage by FCSA is a possibility 1 which could be assessed based on user requirements for this 100 acre site. 1 A construction contract for the needed improvements has been awarded by FCSA and work is in progress for these facilities to be in place and operational during 2004. 1 1 1 Revision 1/04 all MI MN 01 MB IS N— W W a M a n a MAT,. MAIM FREDERICK DoONTY SNSA LINE (ReE WE Land Use Plan) TONRE STEP/IENSGW SERVE£ Area (04 MGO) CLEARB00K PIMP STATION Stl OW AZ 1140 (MA Ana rev- .w 119) FUTURE BRUCETON& SERVCE Areo (02 MGD) MATT RLW PUMP STAPON 810 OW .51m (SS Ave Rs MLol LONER MATT NUN PUMP STAIRw M) CPU .O5 MCD (Sub Area Row a .05 1160) I I I 1 I. I 4 ca m, E=I I ,2' WAIL C' roRce MAN REST MAO/ PUMP STAIKW NQ wl 1m (LA Mac rM .70 Y91 C--.+ p_• To,IRE ,EGe PUMP STA,:W I I cJ LOCATION 10 ft DERRIGNES BY DUNN INTL MAY 2002 e owNm e.. C E N P LOPS BY, APPRORD C.E.M. gilbert w. Clifford associates, inc. Eno-- I nd PI -mm MAler QoaIltj Osiareemeirs M e .M6'N "IN NoI AAA IwNI eAT -N. FREDERICK COUNTY SANITATION AUTHORI ROUTE 11 NORTH SEWER AND WATER SERVICE AREA SWSA Plon FREDERICK COUNTY VIRGINIA r WARM SRICR FIGURE 6 1 1 1 1 1 1 1 1 1 1 1 p e ro SEMPELES PROPERTY UTILITIES PLAN FREDERICK COUNTY, NRCINN 1• J:t l l i� 1 2 I c lr -2 8 l l I l� f /j j I I /c �CE 4 s v �t N---, 1 i. /J i �94 it i l l l v 1 r l i w aD 1 1 J yfO.51-1ACRq. I I l J J .e j7l I Y// o gilbert w. clifford AREA IN WEST VIRGINIA 0.52 Acres ru 1QIiE a IDRIQ OF slo T. AA r associates, inc. .L Engineers Lana Planners wafer °unity 117E Rath Winchester, Vu¢rco 22601 VOCE: (540) 667 -2139 FM: 540) 665 -0493 Ow: g.wran4earth6tun Figure 7 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Sempeles Impact Analysis Statement Sempeles Rezoning Water Use/Wastewater Flow Summary Frederick County, Virginia Amount Land Use Quantity Unit Total Office Park 200,000 SF 4,000 Warehouse 500,000 SF 5,000 Manufacturing 500,000 SF 10,000 Service Station 8,000 SF 4,000 Restaurant 25,000 SF 6,000 Retail 6,500 SF 6,000 35,000 gpd 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Sempeles Impact Analysis Statement Site Drainage Site drainage flows from west to east and discharges the site at three points along the Winchester Western Rail facility. Locations of stormwater management facilities are shown in approximate location to where they will be sited during design. The potential is excellent for this site to meet all the requirements of the Virginia State Erosion Control Manual in Frederick County's stormwater management regulation. Because the potential for groundwater impact exists in the limestone terrain consideration of lined stormwater management ponds is appropriate and proffered. Suitable devices will be installed in the stormwater pond areas to provide separation of pollutant discharge including floatables in accordance with a VPDES permit required at the time of industrial development. Appropriate stormwater management techniques can reduce impacts of site drainage to acceptable and manageable levels. 1 1 1 1 1 1 1 1 1 1 1 1 II o 1 ti `'1 I I I 1 (h I J v c i /N /ANG— -P.� A l ThNs J G �c ..rte r V� /�J� Manuel Bun nrw.., Zoned w-f SEMPELES PROPERTY DRAINAGE PLAN fREVERICK COUNTY, Y/RG/NLI Baler zawur n AREA IN WEST VIRGINIA 0.52 Acres ..N JIM-61 B r SEMIS 750AAP gilberl w. clifford 1 associotes, inc. Engineers Land Flamers water a,aay 117 E PS a S. wach*Wrr. Virginia 22601 VOICE (540) 667-2139 rue (540) 665 -0493 ow: g.cmm,oeatl+hnekam Figure 8 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Sempeles Impact Analysis Statement G. Solid Waste Disposal Facilities Solid waste will be removed from the site using commercial carrier and transported to the Frederick County Landfill. The following chart reflects the projected tonnage of solid waste produced by the proposed uses. It is expected that the capacity exists within the Frederick County Landfill facility to handle the proposed increase. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Sempeles Land Use Sempeles Rezoning Solid Waste Generation Summary Frederick County, Virginia Impact Analysis Statement Amount Unit Value Quantity Unit (GPU) Total Retail 65,000 SF 0.1 /SF 6,500 Restaurant 25,000 SF 0.1 /SF 2,500 Service Station 8,000 SF 0.1 /SF 800 Office Park 200,000 SF 0.05 /SF 10,000 Warehouse 500,000 SF 0.01 /SF 5,000 Manufacturing 500,000 SF 0.01 /SF 5,000 Total 29,800 Estimated Solid Waste 14.9 tons/day 1 Sempeles m p actAnalysis Statement 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Historic Sites and Structures A summary of potential historic sites surrounding this project are shown on Figure 9. Of those identified, #156 "Sasparilla Springs" is the only one named potentially significant. This site is currently the home of Mr. George Sempeles and family, who is the applicant in this rezoning. The structure is being well cared for and does not exist on lands requested for rezoning. Development of the proposed site will have only minimal impact on Sasparilla Springs" primarily due to view shed issues. U.S. Route 11 was the general route of an ancient Indian trail, which during colonization in America, became the Valley Turnpike and was the major route of commerce. Although much travel and activity occurred along the "Valley Pike" including use during the Civil War by both North and South, no events of significance have been associated with the site currently applied for in this rezoning. The impacts on historic resources are found to be acceptable and manageable on this application. No. Rural Potentially Landmark Significant 915 Raymond Shiley House No 916 Smallwood-Swartz House No 917 Smallwood House No 918 Larry Stotler House No 919 House in Rest No 920 Brining-Adams House No 921 Rest United Methodist Church No 922 Schlack House No 923 Abandoned House, Rest No 156 Saspirilla Springs Yes 1 SEMPELES PROPERTY RURAL LANDMARK STUDY FREDERICK COUN7Y, 14RGIN14 Historic Landmark Study 1 gilbert w. clifford 1 4t i associates, inc. &shown Lend Plamero Water amity 117 E Madly St. %Idles* Vurgbia 22601 VOICE: (540) 661-2139 FAX (540) 665-0493 Bit gwafOrnnsinaccm Figure 9 Sempeles Impact Analysis Statement 1, `I I. Impact on Community Facilities There will be a level of impacts on certain community facilities resulting from this project. 1 The expansion of commercial and industrial in this location will have an impact on fire and safety resources. The first responder (Clearbrook Fire and Rescue) will see increased departmental emergency calls as the result of the build out of these facilities. There will be no measurable impact on schools and parks. Solid waste volumes will increase as estimated with payment to the landfill in accordance with disposal requirements (per enterprise fund) There will also be some impacts on County Sheriff and Administrator operations. The facilities to be created are taxable pursuant to County codes and this presents a substantially positive impact as reported in the County Impact Model. Regardless of this finding, the applicant has chosen to provide a cash proffer to the affected CIP agencies as shown in the voluntary proffer, which is a part of this application. The Capital Impact Model provides an estimate of impacts which are partially mitigated by proffers attached. It is proposed that the increased tax generation from the commercial and industrial activities will offset the costs of increased services many times over. 1 1 1 1 1 1 1 t 1 1 1 1 1 1 1° 1 1 1 1 1 1 1 1 IV FREDERICK COUNTY IMPACT MODEL INN a'= i r' J_ i 1 S: i MI I ;NS Mill "Cr OUTPUT MODULE APPLICANT: Senpela5 Nei Fiscal Impact LAND USE TYPE 1321M1 Cosh of Impart Credit' Cdeditsio_be_Tele Total Potential Adjustment For REAL EST VAL 580,529,383 Required (entered in Cur. Budge: Cur. Budget Cap. Future GIP/ Tax Credits Revenue- Net Capital Nei Cost Per FIRE RESCUE 1 crate! Fac>flues col sum only) OgcLCan Faulp Le Tans Other (Uri Bjusled) Cost Marro Families Imp3L1 fin Unit Fire and Rescue Deparenenl 5468,553 50 SO $458,553 ERR Elementary Schools SO Middle Schools 5D SO SO SO 50 10 ERR tUgh Schools SO SO 50 50 SD 'ERR Parks and Recreation 10 Public Library 50 SO SO 50 50 ERR SherdPs Offices SO 538,131 50 SD 538,131 138,131 59 ERR Administration Building SO SO 40 SO SO ERR Other Miscellaneous Facilities 50 391.429 $100,944 5192,373 $192773 50 ERR SUBTOTAL 5468,553 $129,550 5100,944 10 5230,504 4230,504 5235,049 ERR LESS: NET FISCAL IMPACT 516,778,962 515778,982 516,776,982 ERB r NET CAP. FACILITIES IMPACT E INDEX '1.0' I1 Cap. Equip Included 1.0 INDEX: '1.0* if Revel Bal, '0.0' If Ratio to Co Avg: PLANNING DEPT PREFERENCES 1.0 Due to changing condlions associated with development in the County. the insults of this Output Module may not be valid beyond a period of 90 days from Ine model non date. 2002MODEL 0.0 1.0 Rana to Co Avg= Rev-Con Bat 1.000 1.342 METHODOLOGY 1. Capital FadrrIies requirements are Mput to the first column as calculated In eve model. 2. Net Fiscal Impad NPV from operatims calculations Is input in row (oral of second column (zero 4 negative): included are the one -Imre Taaesdees for one year only at full value. 3. NPV of future oiler cap equip taxes paid in Ihed cdumn as calculated n fiscal impeds. 4. NPV of future capital expenditure faxes paid In fount col as calculated in fiscal impacts. 5. NPV d future taxes paid to bring anent county up to standard for new facilities, as calculated for each new fanny. B. Calumny three through five are added as potential credits against the calculated capita) fact es requirements. The are adjusted for percent of oast, covered by the revenues from the proud Waal, or as ratio to avg. for all residential development), NOTE: Proffer calculations do not include ir.dude interest because they are cash payments up from. Coedits do Include Interest If the projects are debt financed. NOTES: Model Run Dole 02724103 CUM Prajled Deccdption: Assumes 200,000 sq.6. office; 65,000 soft retail: 25,000 sq.6. restaurant: item sly It service station; 500,000 sq.0. manufacturing; 500,000 soft. warehouse on 94 75 acres zoned M 1 OL4rid and B.0 axes zoned B2 District New