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Home My WebLink About10-04 Impact AnalysisRezoning for Impact Analysis Statement Parcel ID 64B- ((A)) -38 Shawnee Magisterial District Frederick County, Virginia August 1, 2003 Revised April 9, 2004 Prepared by Darren S. Foltz, L.S. Foltz Ladd Surveying P.O. Box 23 Stephens City, VA 2265.5 540 868-2963 Fax 540-323-1/1.97 Foltz @visualliul:.co;n Rezoning Impact Analysis Statement Parcel ID N 641 -(('1)) -38 Table of Contents Introduction 3 A. Suitability of Site 3 B. Surrounding Properties 4 C. Traffic 5 D. Sewage Conveyance and Treatment 6 E. Water Supply 6 F. Drainage 7 G. Solid Waste Disposal Facility 7 H. Historical Site and Structure 7 I. Impact of Community Facilities 7 1. Other Impact 7 Exhibit #1 Boundary Survey 8 Exhibit #2 Boundary Survey w/ Rezoning Acreage 9 Exhibit #3 Flood Map 10 Exhibit #4 Soils Map 11 Exhibit #5 FCSA Water Sewer Map 12 Exhibit #6 Frederick County Impact Model 13 Exhibit #7 Current Deed 14 Exhibit #8 Current Tax Statement 15 Exhibit #9 Proffers 16 Page 2 of 16 Rezoning Impact Analysis Statement Page 3 of 16 Parcel U) N 6 411- (191)_38 Introduction This parcel contains 12.6607 acres (see Exhibit 41) and is location on the north side of Route 776, Bufllick Road about 500' east of the intersection with Route 522, Front Royal Pike. The parcel is currently zoned RA and it is the desire of the current owners to rezone the entire parcel, 2.5473 acres to B -1, neighborhood business district and 10.1134 acres to 13-2, Business general district and (see Exhibit 112). The parcel is within the Urban Development Area as shown in the 2000 Frederick County Comprehensive Policy Plan and is shown as an area of proposed business /office on the map of the Route 50 East corridor study. This parcel is located near the Route 50, Interstate 81 interchange and Route 522. It adjoins the Winchester Regional Airport which makes it a desirable location for commercial/business developmen The location of neighborhood business district (B -1) along the existing frontage on Bufllick Road will allow for the transition from the existing uses of homes and small businesses on Bufllick Road to the business general district B-2 which will adjoin the Winchester Regional Airport A. Suitability of the Site The parcel is well suited for conunercial development The land slopes gently from wide hilltops to drainage swales and could be easily graded to maxim ze the commercial potential. 100 -year flood plains No portion of tlis property lies within the 100 -year flood zone as shown on F.LR.M. Panel 1!510063- 0115-13, dated July 17,1978 (see Exhibit #3). Wetlands No wetlands have been identified on the parcel. Some portions of the drainage swales along the eastern boundary line are poorly drained due previous Eum traffic and may show signs of wetlands. However these are not natural and with minimal grading these conditions would cease to exist. Steep slopes (over 50%) No areas of steep slopes have been identified on the parcel. Two small areas which may contain slopes over 15% are highlighted on the Soil Survey of Frederick County, Virginia, Map (see Exhibit 114). Mature Woodlands Some mature trees are located along the north boundary line and around the existing house. The site is generally considered to be without mature woodlands. Prime Agricultural Soils As shown on the Soil Survey of Frederick County, Virginia, Map (see Exhibit 114), the parcel contains the following soil types: 3B Blairton Silt Loam 296 -7% slope 4113 Weikert-Berks (channery silt loam) 2%-7% 41C Weikert- Berks (channery silt loam) 796 -1596 41D Weikert-Berks (charmer)/ silt loam) 1596 -2596 The soils in these categories are generally shallow to moderately deep. Hard shale bedrock is found at a depth of 15" to 30" below the ground surface. There are no known critical areas on the parcel. Rezoning Impact Analysis Statement Parcel 11) K 6413- ((f(/f_,38 B. Surrounding Properties Parcel H Owner Names /Address ADJOINING OIVNERS 6413- ((A)133 Ralplr L. Bearer& Kathleen Ii. Beaver RA 135 Bufllick Road 64B- ((A)) -33A Beverley M. Beaver RA 1400 Opequon Avcnuc 6413- ((A)) -33B Ralph L. Beaver Kathleen 11 Beaver RA 135 Bufllick Road 64B- ((A)) -39 Winchester Regional Airport RA Airport 491 Airport Road 64B- ((A)) -40 Edna S. Rosenberger RA 223 13uf➢ick Road 64B- ((A)) -41 James E. Wisecarver RA 203 Bufllick Road Lone /Use 64- ((A)) -88 Winchester Regional Airport RA Aiipoit 491 Airport Road ACROSSIJUIFLICK ROAD 64B- ((A)) -61 William L. Copcnhaver RA 210 Bufllick Road 64B- ((A)) -62 James E. Wisecarver RA 203I3ufllickRoad Auction Warehouse 648- ((A)) -63 John A. Pearson Donna' 1'. Pearson RA 192 Bufick Road 64B- ((A)) -64 John M. Orndorff RA 399.Windsor Lane 64B- ((A)) -65 John M. Onrdozff RA 399 Windsor Lane 64B- ((A)) -66 John M. OmdorR RA 399 Windsor Lane 64B- ((A)) -67 William J. Frederick RA 160 Bulllick Road I:age 4 of 16 Rezoaing Impact Analysis Statement Parcel ID N 64B ((A))-38 Parcel it 64B- ((A)) -68 64B- ((A)) -69 64B- ((A)) -70 64B- ((A)) -71 (2000) Owner Names /Address ACROSS BUFFLICKROAD (Continued) Lily M. Ashby 154 Bufllick Road Lily M. Ashby 154 Bufflick Road Milford J. Mathison 3920 Northwestern Pike Donald M. Bowen Arlene C. Bowen 2535 I Avenue PAST Traffic Data From Virginia Department of Transportation (2000) Route 522 Between Route 50 and Papcnnill Road 14,000 TPD (1999) Route 776 between Air port and Route 522 490 TPD Route 645 between Route 728 and Route 522 2,000 TPD Page 50!16 Zone/Use RA RA RA RA Body Shop All adjoining properties are identified in the 2000 Comprehensive Policy Plan for Frederick County, Virginia, as proposed Business /Office (as shown on the Route 50 East Corridor Future Land Use Map). C. Traffic PRESENT The parcel is less than one mile from the intersection of Route 50 and Route 522. This intersection is near the Route 50 Interchange with Interstate Route 81 with its frontage on Route 776 Bufflick Road being 500' from the intersection with Route 522. Route 776 Bufflick Road is classified as a local road in the 2000 County Comprehensive Policy Plan (CPP) for Frederick County, Virginia. FUTURE The Eastern Road Plan Map in the 2000 County Comprehensive Policy Plan (CPP) of Frederick County, Virginia, shows a new major collector road crossing Route 522 near the intersection of Route 776. This new major collector continues northeast from Route 522 passing near the northwest comer of this parcel and continues to a new intersection with Route 50. The future traffic unpacts for this proposed commercial development have been estimated using the ITE Trip Generation Manual, Sixth Edition under the category of Mini Warehouse for the B -2 portion of the Rezoning, and the category of General Office for the B -1 portion Rezoning Impact Analysis Statement Parcel ID N 64B-(( -1)1-38 B -1 B -2 150,000 x 2.50/1000 375 150,000 x 0.28/1000 42 150,000 x 0.29/1000 44 150,000 x 2.33/1000 345 150,000 x 1.78/1000 267 Lumber Store Discount Superstore Retail Center Based on Me attached ptcliminary sketch plan, their, will be a maximum of 20,000 square feet max potential building area of B -1 150,000 square feet max potential building area of B -2 Using the information from the ITE Manual 20,000 x 11.01 /1000 220 20,000 x 1.56 /1000 31 20,000 x 1.49 /1000 30 20,000 x 2.37/1000 47 20,000 x 0.98/1000 20 The generation of 595 nips per day front 150,000 sq. Il_ of mini warehouse and 20,000 sq. ft_ of general office space would have a significant impact on traffic along Route 776 Bulflick Road. Improvcutent of road infrasuuctu e upon development of this parcel would be necessary. Improvements will urchtdc pavement widening and taper, conunerccd euuance to site, and right -of-way dedication as shown on attached sketch plan and must meet the requirements and approval of the Virginia Department of Transportation and Frederick County Zoning. Potential Impact frorn high traffic uses allowed in the B -2 zone: Average Vehicle Trips Weekday Average Vehicle trips Weekday Avenge Vehicle trips AM Peak Hr. Avenge Vehicle trips PM Peak Hr. Average Vehicle trips Saturday Average Vehicle trips Sunday Average Vehicle trips Weekday Average Vehicle trips AM Peak l-Ir. Average Vehicle trips PM Peak I-1r. Average Vehicle trips Saturday Average Vehicle nips Sunday 150,000 x 40.67 1000 6100 150,000 x 46.96 1000 7044 150,000 x 39.71 1000 5956 D. Sewage Conveyance and Treatment Sewage Gout this parcel will be treated at the Opequou VVater Reclamation Facility An 8" main is located tlu tic north portion of the parcel and a 12" main is located along die south and east boundary lines (see Exhibit 11 Sewage flows for mini warehouse site are dependent on if there is onsite management. The estimated amount for the 150,000 sq. ft. B -2 area is 500 GPD. The estimated amount for the 20,000 sq. ft. 13 -1 area is 6,000 GPD. Hence, a combined total of 6,500 GPD is estimated. E. Water Supply A 16' water amain currently serves this site. Water is provided by F.C.S.A. Page 6 of 16 J. Rezoning Impact Anal] sis Statement Pal cel /U H 64B- ID-i8 F. Drainage Three natural swales carry the runoff from this parcel. They eventually flow to Sulphur Spring Run. Storm water management will be required if this parcel is developed. During the site plan pr the storm water management will be designed as required by Frederick County code and approved by die Frederick County Public Works Department. G. Solid Waste Disposal Facility The Frederick County Landfill is the nearest solid waste facility_ It is approximately three miles northeast of this parcel. The amount of solid waste generated by the developed parcel has a maximum potential estimated at 200 pounds per day. H. Historical Site and Structure There are no known historical sites or structures as listed on the Virginia Landmarks Register and die National Register. No major battlefield or fortification/entrenchment exist on this parcel as represcitted on the Civil Battlefields Sites Map included in the 2000 County Comprehensive Policy Plan (CPP) li>r Frederick County, Virginia. I. Impact of Community Facilities Education No impact expected Police Protection Minimal impact (Provided by Frederick County Sheriffs Department) Fire Rescue Protection Minimal unpact (New Millwood Fire Stations is within two miles of this parcel) Parks Recreation No impact expected Solid Waste Disposal Minimal impact Other Impact No other significant irnpacis expected. I'age 7of16 Rezoning Impact Analysis Statement VlCIiJIIY MAT SCALE: 1" 2000 TM 64 -((/1))- 88 R'INCIIESTER REGIONAL AIRPORT AUTHORITY 08 423 PG 30 DR 440 PC 837 OR 659 PC 175 552.92' Li EX 20' (INUIT (SAN 08 670 PC 501 CX DIFEL LING O N 59'5203" W IRE OFALINE 7.45' 3 0 b TM 648- ((A)) -38 RICHARD L. NICHOLSON, JR. 1NST`0100IJ568 (2.6607 ACRES EX. 40 UTILITY ESMT.--I 08 670 PC 504 TM 648 -((A)) -334 MARJORIE G. BEAVER INST./030000667 IRE OFFUNE 0.20 TM 64B- ((A)) -J3 RALPH C. DEAVER KATHLEEN H. BEAVER DB 406 PG J18 /RF OFFL /NE (.49' TM 6413-((A)) -338 RALPH L. BEAVER KATHLEEN H. BEAVER 013 404 PB 62J 1500' TO INTX U.S. Rrr. I I LEGEND: IRE IRON REBAR FOUND IRS IRON REBAR SET 36' OAK TREE S 61'11'45 E 110 536.00' I i ORlCK POST RTE. 776 SUFFLUCK ROAD O (7.06' (JO' PRESCRIPTIVE RAVI 0 `T TM 648- ((A)) -39 V I N 0 0 0 0 IRS 0 /500 0 100 700 f TM 646- ((A)) -40 EDNA 5. ROSENBERGER 03 283 PG 68 TM 648-0))-41 JAMES E IYISECARVER DB 240 PG 347 SCNE I' 700 NOTES: 1. NO TITLE REPORT FURNISHED. EASEMENTS 071/ER WAN SHOWN MAY EXIST. 2. NO PORTION OF THIS PROPERTY LIES WITHIN THE 100 YEAR FOOD ZONE AS SHOWN ON F.LR.M. PANEL /510063- 0115 -D DATER JULY (7, 1978. BOUNDARY SURVEY PLAT 12.6607 ACRES STANDING IN THE WANE OF RICHARD L. NICHOLSON, JR. SHAWNEE MAGISTERIAL DISTRIC I FREDERICK COUNTY, VIRGINIA DA 1E: JUNE I1. 2003 I SCALE: I 200' f FILE!: 03 -006 Foltz Land .Surveying, Inc. P.0 Box 23 51ephens Cdy. Y 9; 22655 Phone 1: 510 -323 -1497 Fax 540 -665 -7963 erne: 0Ilx4.isreee rem SHEET 1 OF Page 8 of I6 Parcel /D 4' 64B- (/121-38 Exhibit 111 Boundary Survey Rezoning Impact `lJ1 Stalcinent 717 648- ((A)) -33A MARJORIE G. BEAVER INSTIOJ0000667 'RF 061i1NE 070 TM 648- 0)) -33 RALPH L. BEAVER KATHLEEN It BEAVER 0B 406 PG 318 IRE OFTLINE 1.49' TM 648- ((A)) -JJB RALPH L. BEAVER KATHLEEN H. BEAVER 06 404 PB 62.3 BRICK POST 0 1706' LEGEND: IRF IRON REBAR FOUND IRS IRON REBAR SET 1 cyNO Sua;s .36" OAK TREE 0) 0) m 1500' 10 /NIX. U.S RTE. 71 111 64 4 -85 WINCHESTER REGIONAL AIRPORT 4(11/10RH) 06 423 PC 30 DB 440 PC 937 05 659 PC 175 5 6111'45 E 55292' L IV 20' 1171111' E5'/ 09 670 PC 504 1176 0/72/NE 7 0 b 111 648- ((A)) -J5 RICHARD L NICHOLSON, JR /N51./070073555 176607 ACRES el 6 -2 10.11.34 AC. Ih 5 61'45'05 E 540.42' 6-! 2.5473 AC.. N (6 011670/70 I NI N 5932'0F R' 536.00' 1'766 16 RTE 776 BUFF ROAD (30' PRESCRIPTIVE R/19) /55 Iu 15.00' T1f 648- (01)) -40 11 5. ROSENBERGER LT 283 Pc 68 rV r C.Y. 49' 11411/1" CSM1IL 0H 620 PG 504 0 ti 0 Kr 200 74? 648- ((A1)- 39 14/ 64B-(W1-4I JAMES' E 675ECARVER 05 240 PG 347 SCALE I 100' NOTES: 1. NO TITLE REPORT FURNISHED. EASEMENTS OTHER 7NNJ 5/1071! .i'Ir L e157. 2. NO PORTION OF THIS PROPERTY LIES 11'17/6,7 THE 700 YEAR FLOOD Il'N6 .15 5110110 NH ELR.M. PANEL /5/0063- 0115 -8. DATED JULY 17, 1978 Foltz Land Surveying, Inc. PO Pp. 13 Slrp'ens 01y. R.a:n:c 72655 Phone 5 -323 -1192 Go. 1: 5 -69 -2963 eme r IellzCdsmlrni.[c"' 400 PLAT SI10'1 (NG AREAS TO 136 17E706E0 TAX PARCEL N 6413- ((A)) -38 12.6607 ACRES STANDING IN THE SAN!' of A.P.R. MINI- STORAGE, L.L.C. SHAWNEE MAGISTERIAL DISTRICT. PRLDERq.O 000117'? v!RGGIIA DATE: MARCH 1 2004 I SCALE: I 207 1 17 ER. 0 3 026 SHEET Or 1agr 9of16 1 atrcl ID 6413- ((0-38 Exhibit N2 Boundary Survey Iti/ Rezoning Acreage Rezoning Impact Analysis Statement Pair 10 of 16 0 Paire1II) 6413- (64,9-38 0 WINCHESTER MUNICIPAL AIRPORT PRIVATE flOAD a Exhibit N3 Flood Map Rezonthg Impact Ana/j S wcnx:n[ 1'agc 11 of16 %anrrl lU 6411{(0-33 Exhibit N4 Soils Map Rezoning Impact Analysis Statement for Parcel ID 64B- ((A)) -38 Shawnee Magisterial District Frederick County, Virginia August 1, 2003 Prepared by Darren S. Foltz, L.S. Foltz Land Surveying P.O. Box 23 Stephens City, VA 22655 540- 868 -2963 Fax 540 -323 -1497 foltz @visuallink.coni Rezoning Impart Analysis Stated. 1 :urcl11)16111- ((.9)J -33 Table of Contents Introduction 3 A. Suitability of Site 3 B. Surrounding Properties 4 C. Traffic 5 D. Sewage Conveyance and Treatment 6 E. Water Supply 6 F. Drainage 6 G. Solid Waste Disposal Facility 7 I-I. ]Historical Site and Structure 7 I. Impact of Community Facilities 7 J. Other Impact 7 Exhibit. Il l Boundary Suvey 8 Exhibit /12 Boundary Survey w/ Rezoning Acreage 9 Exhibit H3 Flood Map 10 Exhibit 114 Soils Map 11 Exhibit 115 FCSA Water Sewer Map 12 Exhibit iB Frederick County Impact Model 13 Exhibit 117 Current Deed 14 Exhibit 118 Current T pax Statement 15 Exhibit 119 Proffers 16 Mgt, 2 of16 Rezontiglmpact Analysis State Birccl ID N 646- ((A) )-38 Introduction This parcel contains 12.6607 acres (see Exhibit 01) and is location on the north side of Route 776, Bulllick Road about 500' east of the intersection with Route 522, Front Royal Pike. The parcel is ctntently zoned RA and it is the desire of the current owners to rezone the entire parcel, 2.5473 acres to 11 -1, neighborhood business district and 10.1134 acres to 13 -2, Business general district and (see Exhibit N2). The parcel is within the Urban Development Area as shown in the 2000 Frederick County Comprehensive Policy Plan and is shown as an area of proposed business /office on the map of the Route 50 East corridor study. This parcel is located near the Route 50, Interstate 81 interchange and Route 522. It adjoins the Winchester Regional Airport which makes it a desirable location for commercial /business development. The location of neighborhood business district (11 -1) along the existing frontage on Bulllick Road will allow for the transition from the existing 11505 of homes and small businesses on 11111lick Road to the business general district 13 -2 which will adjoin the Winchester Regional Airport. A. Suitability of the Site The parcel is well suited for conuncrcial development- The karat slopes gently from wide hilltops to drainage swales and could be easily graded to maximize the commercial potential. 100 -year flood plains No portion of this property lies within the 100 -year Ilood zone as shown cm F.1.R.M. Panel 11510063- 0115-13, dated July 17,1978 (see Exhibit f13). Wetlands No wetlands have been identified on the parcel. Some portions of the drainage swales along the eastern boundary Tine are poorly drained clue previous Guar traffic and may shoiv signs of wetlands. However these are not nalmal and with minimal grading these conditions would cease to exist. Steep slopes (over 1596) Two small areas which may contain slopes over 1596 are highlighted on the Soil Surrey of Frederick County, Virginia, Map (see Exhibit 114). Mature Woodlands Some mature trees are located along the north boundary line and around the existing house. The site is generally considered to be without mature woodlands. Prime Agricultural Soils As shown on the Soil Survey of Frederick County, Virginia, Map (see Exhibit 84), the parcel contains the following soil types: 313 13lairton Silt Loam 2% -796 slope 41B Weikert-Berks (cbannery silt loans) 296-7'% 41C Weikert-Becks (charmer) sill loans) 796 -1596 41D Weikert-Berks (channet). silt loam) 1596 -2596 The soils in these categories are generally shallow to moderately deep. Hard shale bedrock is found at a depth of 15" to 30" below the ground soface. There are no known critical areas on the parcel. Page of 16 Rezoning Gnpact Analysis State. 13. Surrounding Properties Parcel 4 64B- ((AD -33 6411- 0A)) -33A 64B -((A)) -3313 64B- ((A)1 -39 64B- ((A)) -40 64B- ((A)) -41 64- ((A)) -88 6413- ((A)) -61 64B- ((A)) -62 6413- 1(A)) -63 64B- ((A)) -64 64B- ((A)) -65 64B- ((A)) -66 6413- ((A)) -67 Ostler Nunes /Address Ralph L. Beaver Kathleen Id. I3eavcr 135 Bulllick Road Beverley M. Beaver 1400 Opequon Avenue Ralph 1.. Beaver Kathleen 11. Beaver 135 Bulllick Road Winchester Regional Airport 491 Airport Road Edna S. Rosenberger 223 Bulllick Road James E. Wisecarver 203 Bulllick Road Winchester Regional Airport 491 Airport Road William L. Cop enhaver 210 Bulllick Road James E. Wisccarver 203 Bulllick Road John A. Pearson Donna T. Pearson 192 13uflick Road John M. On 399 Windsor Lane John M. Omdorff 399 Windsor lane John M. Omdoff 399 Windsor Lane William J. Frederick 160 Bulllick Road A wrat iVC OWNERS ACROSS IJUFFLICti ROAD Page 4 of 16 Parcel 11) N 64B- ((.tU -33 Zone/Use RA RA RA RA Airport RA RA RA Airport RA RA Auction Warehouse RA RA RA RA RA Rezoning Impact Analysis Stateme Farce! ID 6 =113- ((A))-38 Parcel 11 Owner Naives /Address Zone/Use ACROSS IJUFPLICK ROAD (Continued) 64B- ((A)) -68 Lily M. Ashby RA 154 Bufllick Road 64B- ((A)) -69 Lily M. Ashby RA 154Bufllick Road 64B- ((A)) -70 Milford J. Mathison RA 3920 Northwestern Pike 64B- ((A)) -71 Donald M. Bowen Arlene C. Bowen RA Body Shop 2535 I- lockman Avenue All adjoining properties are identified in the 2000 Comprehensive Policy Plan for Frederick County, Virginia, as proposed Business /Office (as shown on the Route 50 East Corridor Future Land Use Map). C. Traffic PRESENT The parcel is Tess tlhan one stile from the intersection of Route 50 and Route 522. This intersection is near the Route 50 Interchange with Interstate Route 81 with its frontage on Route 776 Bulllick Road being 500' from the intersection with Route 522. Route 776 BuIllick Road is classified as a local road in the 2000 County Comprehensive Policy Plan (CPP) for Frederick County, Virginia. PAST Traffic Data From Virginia Department of Transportation (2000) Route 522 Between Route 50 and Papermill Road 14,000 TPD (1999) Route 776 between Airport and Route 522 490 TPD (2000) Route 645 between Route 728 and Route 522 2,000 TPD FUTURE The Eastern Road Plan Map in the 2000 County Comprehensive Policy Plan (CPP) of Frederick County, Virginia, shows a new major collector road crossing Route 522 near the intersection of Route 776. This new major collector continues northeast from Route 522 passing near the northwest comer of this parcel and continues to a new intersection with Route 50. The future traffic intl>acts for this proposed commercial development have been estimated using the ITE Trip Generation Manual, Sixth Edition under the category of Mini Warehouse for the B -2 portion of the Rezoning, and the category of General Office for the 11-1 portion Page 5of16 Rezoning Impact Analysis Staterne• is: Based on the Frederick County uupact model chart the maximum square feet of structure per acre 13-1 13,068 square feet 13 -2 21,361 squats feet Acres rezoning to B -1 2.5473 Acres rezoning to B -2 10.1134 2.5473 x 13,068 33,288 square feet max potential building area of B -1 10.1134 x 21,361 216,032 square feet max potential building area of B -2 Using the information from the ITE Matutal B -1 33,288 x 11.01 /1000 367 33,288 x 1.56/1000 52 33,288 x 1.49 /1000 50 33,288 x 2.37/1000 79 33,288 x 0.98/1000 33 13-2 216,032 x 2.50/1000 540 216,032 x 0.28/1000 60 216,032 x 0.29/1000 63 216,032 x 2.33/1000 503 216,032 x 1.78/1000 385 D. Sewage Conveyance and Treatment F. Drainage Average Vehicle nips Weekday Average Vehicle trips AM Peak Hr. Average Vehicle trips PM Peak Hr. Average Vehicle trips Saturday Average Vehicle trips Sunday Average Vehicle trips Weekday Average Vehicle nips AM Peak Hr. Average Vehicle trips PM Peak Hr. Average Vehicle nips Saturday Average Vehicle trips Sunday The generation of over 900 trips per day from 216,032 sq. ft. of mini warehouse and 33,288 sq. ft. of general office space would have a significant impact on trrllic along Route 776 13ulilick Road. Improvement of road infiastnrcture upon development of this parcel woukl be necessary. Improvements will be addressed dung the site planning process and must meet the requirements and approval of the Virginia Department of Transportation and could include road widening and turn lanes. I$+ge 6 of 16 Sewage from this parcel will be treated at the Opequon Water Reclamation Facility An 8" amain is located through the north portion of the parcel and a 12" main is located along the south and east boundary lines (see Exhibit 145). Sewage (lows for mini warehouse site are dependent on if them is onsite management. The estimated amount for the 216,032 sq. ft. 13-2 area is 500 GPD. The estimated amount for the 33,288 sq. fi. B -1 area is 9,986 GPD. Hence, a combined total of 10,500 GPD is estimated. E. Water Supply A 16 water main currently serves this site. Water is provided by F.C.S.A. Parcel ID 5 64B-M-38 Three natural swales carry the nmoffromn this parcel. They eventually Ilow to Sulphur Sprang Run. Rezoning Impact A nabsrs Staid. Parcel ID N 6, Stone water management will be required if this parcel is developed. I)uring the site plan process the stonn water management will be designed as required by Frederick County code and approved by the Frederick County Public Works Deparvncnt. G. Solid Waste Disposal Facility "I'Ihe Frederick County Landfill is the nearest solid waste facility. It is approximately three miles northeast of this parcel "1'Ihe amount of solid waste generated by the developed parcel has a maximum potential estimated at 200 pounds per day. H. Historical Site and Structure There ate no known historical sites or structures as listed on the Virginia Landmarks Register and the National Register. No major battlefield or fortification/entrenchment exist on this parcel as represented on the Civil Battlefields Sites Map included in the 2000 County Comprehensive Policy Plan (CPP) for Frederick County, Virginia. I. Impact of Community Facilities Education No impact expected Police Protection Minimal impact (Provided by Frederick County Sheriff's Departmen0 Fire Rescue Protection Minimal impact (New Millwood Fire Stations is within two miles of this parcel) Parks Recreation No impact expected Solid Waste Disposal Minimal impact Other Irnpact No other significant impacts expected. Page 7 of 16 Rezoning Impact Analysis State 517 VICINITY MAP SCALE: 1" 2000' \1 4. TM 64B- 0)) -33A MARJORIE G. BEAVER INST./030000667 IRF OFFLINE 0.20 TM 64B- ((A)) -33 RALPH L. BEAVER KATHLEEN H. BEAVER DB 406 PC 318 IRF OFTUNE 1.4 TM 64B-PV-33B -N BEAVER KATHLEEN tL BEAVER DB 404 PB 623 BRICK POST 0 17.06' 36" OAK TREE S 61'11'45" E 552.92' L EX. 20' UTILITY ESAIT. 00 670 PC 504 1500' TO INTX. U.S. RTE. 11 LEGEND: IRF IRON REBAR FOUND IRS IRON REOAR SET TAI 64- ((A)) -88 WINCHESTER REGIONAL AIRPORT AUTHORITY DB 42J PG JO DB 440 PG 877 DB 659 PG 175 IRF OFFLINE 2.48' 3 TM 645- ((A)) -38 RICHARD L. NICHOLSON, JR. INSL/o10013568 12.6607 ACRES EX. 40 UTILITY ESAIL -I 0B 670 PG 504 EX. 011'ELLING O N 59'520J' W 536.00' RTE 776 BUT ROAD (30' PRESCRIPT 8/11) o O b N n h N I7 I I IRE IRF TM 648- ((A)) -39 n TA1 648- ('4)) -40 N EDNA S. ROSENBERGER i OB 283 PG 68 !M 548- ((A)) -41 JAMES E. IVIS£CARVER DB 240 PG 347 IRS 0 15.00' 0 100 200 470 f i SCALE: I" 200' NOTES: 1. NO TITLE REPORT FURNISHED. EASEMENIS 0111ER !HAN SHOWN MAY EXIST. 2. NO PORTION OF 0115 PROPERIY LIES WITHIN THE 100 YEAR FLOOD ZONE AS SHOIVN ON F.LR.M. PANEL /510063- 0115 -B, DAZED JULY 17, 1978. BOUNDARY SURVEY PLAT 12.6607 ACRES STANDING IN TIIE NAME Of RICHARD L. NICHOLSON, JR. SHAWNEE MAGISTERIAL DISTRICT. FREDERICK COUNTY. VIRGINIA DATE: JUNE 11. 2003 SCALE: I" 200' I FILE 03 -006 Foltz Land Surveying, Inc. P.O. Bo. 13 Stephens City. Ynginfo 22655 Phone 540 -323 -1492 Fo. 1: 540- 868 -2963 email: loll zOrif uoline. com SIIEET OF Page8of16 Parcel ID N 64B-((A.1)-38 Exhibit 111 Boundary Survey Y •F Y J 12 S aE r ,,,F 0 is d .I NCIIII I1' MAP SCALE: lI T \r 2000 \w ,rr, n I•r ••1 L IM 64- ((AE -88 WINCHESTER REGIONAL AIRPORT AUTHORITY OB 423 P6 JO OB 440 PG 837 J6. OAK DB 659 PG 175 TREE 5 61'11'45 E IRE TM 649- ((A)) -3J4 AI INST./ 030000667 •t o v N. 2 IRE OFFLINE 0.10 557.91' L EX. 70' U ESAIE 0B 670 PC 504 IRE anther 2.48' 3 V nn t a 10. 1134 ACRES n o TM L. NI C H O L SO8 o RICHARD N 0013 5 68 JR. INL /01001!68 12.6607 ACRES I EX 40' UTILITY CSAIT. 1 00 670 PG 504 I 13 EX. 0 EL ING 1 •g 7 8-1 ACRE 4 N.69'51'3 W j536.001I /J TM 640- ((4) h /RF Iv -39 TM 648- 0)) -JJ RALPH L. BEAVER KATHLEEN It BEAVER OB 406 PG JIB IRE OFRINE 1,49' TM 6484(AP -338 -N RALPH L. BEAVER de KATHLEEN H. BEAVER OB 404 PB 623 TM 648- 0)) -40 N EONA S. ROSENBERGER v 08 283 PG 68 o o TM 64B- ((A)) -41 JAA 09 740 CA C3 RVER f BRILK P057�� RTE. 776 BUTRICK ROAD O 17.06' IRS 0 1500 PRESCRIPME 3500' TO /NIX (JO RA) U.S. ATE. I I LEGEND: o 100 200 4,0 IRF IRON REBAR FOUND IRS IRON REBAR SET SILL Fr r 200' NOTES: I. NO TITLE REPORT FURNISHED. EASEMENTS OTHER THAN 51/OIIN AIRY EXIST. 2. NO PORTION OF THIS PROPERLY LIES WITHIN 1HE 100 YEAR FLOOD ZONE AS SHOWN ON FI.R.M. PANEL /510063- 0115 -B, DATED JULY 17, 1978. '111 r t DARREN S. T• BOUNDARY SURVEY PLAT /2.6607 ACRES STANDING IN THE NAME OF RICHARD L. NICHOLSON JR. SHAWNEE MAGISTERIAL DISTRICT, FREDERICK COUNTY, MGMA 2 OA TE: JUNE II. 7003 I SCALE: 1" 200 I nIEg: 03 -006 NO. 2257 4 470 SU41VC •o•• Foltz Land Surveying. Inc. P Bo. 23 Stephens City. ✓r900 22655 Phone 1: 540 -323 -1497 Fo. 1: 540-868-2963 enrol. Ioll:Oriewl, 1.com SHEET OF I Rezoning Impact Analysis State. l'arcelID N 64B- ((4)) -BS Page9ofIS Exhibit M2 l3oundlary Survey w/ Rezoning Acreage Rezoning Impact Analysis State. Page 10 of 16 Parce111) 648- (641)38 0 0 PRIVATE ROAD WINCHESTER MUNICIPAL AIRPORT Exhibit 113 Flood Map Rezoning Impact Analysis Statc• Tage llo!l6 Parcel ID 6473- ((AD -38 Exhibit 114 Soils Map Rezoning Impact Analysis State. Page 12of /6 Parcel ID 11 64B- ((A)) -38 Exhibit 115 FCSA Water Sewer Map OUTPUT MODULE APPLICANT: FOLTZ Net Fiscal Impact r. LAND USE TYPES I, 82 Code of Imrvrt Cx ft ib m ✓l C cde Take Total Potential Ad)uslmeed For p REAL EST VAL 516,227,365 Required (entered to Cur. Budget Cur. Budget Cap, Future CUP/ Tax Gmdlts Revenue- Nal Capital Net cost Per FIRE RESCUE 6 Capital F.aftl0ies co/ sum only) Oocr Can ouiu Ez .Mx1,M c Tema Other A))paQryg(90) Cat Ratan'.— Facgtt {nn Imnat 12thmlli0a trait t o Fm and Rescue Dopartmenl 5118,571 50 50 5116,573 ERR Z Elementary Schools 50 ill Middle Schools SO SD SO 50 50 SO ERR High Schools SO C Pates and Recrmtim SO 50 SO 50 $0 ERR Public library 50 SO 50 30 SO ERR td Sheriffs Offices SO 59,711 50 SO 59,711 59,711 50 ERR te Administration Building SO SO SO S0 m ERR i Other Miscellaneous Fadleias 50 123,264 525,707 548.991 541,901 50 ERR 8t78TOTAt $116,573 532,905 525,707 SO 558,702 558,702 559.871 ERR LESS: NET FISCAL IMPACT 511.411,542 $11,411.542 511,N 1,542 (515 4 tj,&92j ERB NET CAP. FAGILITIE31MPACT r 30 ERR INDEX: "1.0'11 Cap. Equip Included 1.0 INDEX: '1.0' If Rev—Cost Bat, 'D.0' 8 Ratio to Co Avg: 0.0 Rev -Cmt Bat 1.000 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg 1.342 i v n METHODOLOGY 1. Capita tactmes requiramente are *put to the first column ea calculated In the mend. W 2. Net Fiscal impact NPV from operations calculations is Input In row total al second column (zero if negalvet Included are the onea me ravwcReee for one year only at lull value. 3. NPV N future opercap equip laces paid In Pend column as calculated in fiscal impacts. a 4. NPV d have capital expenditure lams pad In lout cd a utcolated In fiscal impacts 5. NPV of teas hams paid to bring cement coumy up to standard for now facilities, as calculated breach new facility. 6. Cdumns three though five are added as potential credits Keine are calculated caNttl e. facilities requlmmenb. time we adjusted for percent of costa coaled by the revenues Man the prtfect (actual, or as redo to eaO be all t®Idemial development). NOTE Prolfar calculations do nee include include Interest became Ney are cash payments up front Credits do include internal if the projects are debt financed. NOTES: Model Run Date 09x00103 A SK I it Prefect Oe capeiorc Assumes 249,320 so ft n zoned B sexes on 2.55 acres zon 1 District and 10:11 ses zoned 82 District. C n t ti n Pr 0 O t Due to charging conditions associated w h development in the County, the results Of this Output Module may not be valid beyond a period of 90 dale item the model run date. 20021.1 ODEL 7563 -5316 EBY /cmj 0 w N N 030013 0 w THIS DEED, made and dated this 27 day of June, 2003 by and between RICHARD L. NICHJQLSON..IR hereinafter called the Grantor, and A P.R. MINI- STORAGE. I ,J .C., a Virginia Limited Liability Company, hereinafter called the Grantee and LEONA M. MCHOLSON, by her Attorney -in -Fact Richard L. Nicholson, Jr., party of the third part. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid and other valuable consideration, receipt whereof is hereby acknowledged, the Grantor does grant and convey, with General Warranty and with English Covenants of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges improvements thereon and appurtenances thereto belonging, all of the following realty: All that certain lot or parcel of land, together with the improvements thereon, lying and being situate in Shawnee District, Frederick County, Virginia about one and one -half (1 miles Southeast from Winchester, on the North side of the Bufflick Road a short distance East front the Winchester and Front Royal Turnpike, containing fourteen (14) acres, more or less. AND BEING the same property conveyed to Richard L Nicholson, Jr., by deed from Leona M. Nicholson dated October 3, 2001 of record in the aforesaid Clerk's Office as Instrument Number 010013568. Reference is hereby made to the aforesaid instruments and the references contained therein for a further and more particular description of the property conveyed herein. This conveyance is made subject to all legally enforceable restrictive covenants and easements of record affecting the aforesaid realty. The Grantor does hereby covenant that he has the right to convey to the Grantee; that the Grantee shall have quiet and peaceable possession of the said property, free from all liens and encumbrances; and he will grant such further assurances of title as may be requisite. 1 #70-) The party of the third part joins in the execution of this conveyance to relinquish her life estate in the subject property. WITNESS the following signature and seal: /U.&thdh RICHARD L. NICHOLSON, JR. State and jurisdiction aforesaid. Given under my hand this 27" day of June, 2003. My commission expires 12/31/04. 2 Notary Public u E off.. i s p f o �t) n0 6L 1C 1 -e0'/� i 7 1,6 (SEAL) O NA M .NICHOLSON, by her Attorney -in -Fact Wchard L. Nicholson, ?Pn r te% n4/1--ai STATE OF VIRGINIA 4A/in COUNTY OF FREDERICK, To -wit: I, Cathy M. Jewell, a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that Richard L. Nicholson, Jr., whose name is signed to the foregoing Deed, dated this 27' day of June, 2003, has personally appeared before me and acknowledged the same in my (SEAL) ell STATE OF VIRGINIA COUNTY OF FREDERICK, To -wit: I, Cathy M. Jewell, a Notary Public in and for the State and jurisdiction aforesaid, do hereby certify that Leona M. Nicholson, by her Attorney -in -Fact Richard L. Nicholson, Jr., whose name is signed to the foregoing Deed, dated this 27 day of June, 2003, has personally appeared before me and acknowledged the same in my State and jurisdiction aforesaid. Given under my hand this 27t day of June, 2003. My commission expires 12/31/04. ltd btn new was p•p•nd by Edwin Yao Kw/1601A 5obm.oq M[Yso baW,1'1C 111 South Caasro 511•i Wpchme. Vw6W 11501 (560) 661 5.66 c \wruoce \U••6• \•pm.n5 to•g• f•••94 3 Notary Public 0 co 47(c) AFFIDAVIT (Pursuant to Section 11 -9.2 of the Code of Virginia) STATE OF VIRGINIA COUNTY OF FREDERICK, to -wit: This day personally appeared before me the undersigned, a Notary Public in and for the State and jurisdiction aforesaid, Richard L. Nicholson, Jr., (the "Affiant who, after being first duly sworn, deposed and said as follows: 1. That the Affiant is Attorney -in -Fact for Leona Murray Nicholson under Power of Attorney dated October 3, 2001. 2. That at the time of executing and delivering the deed dated June 27, 2003 to A.P.R. Mini- Storage, LLC., the Affiant has not received actual knowledge or actual notice of the revocation of termination of said Power of Attorney by death, disability or otherwise, or notice of any facts indicating same. 3. That the property is one and the same as that parcel known as 171 Bufflick Road, containing 14 acres, more or less in Shawnee District, Frederick County, Virginia. Executed upon oath this 27 day of J Subscribed and sworn to before me this 27 day of June, 2003. My commission expires 12/31/04. VIRGINIA FREDERICK COUNTY, SCT. 1Lis instrument of writing was produced to me on 6'o2 W at V• PA( Id with certificate of acknowledgement thereto annexe( as admitted to record. Tax imposed by Sec 5 8.1-802 of 4 cs .ov and 58.1 -801 have been paid, If assessable (SEAL) ICHARD L NICHOLSON, JR., Attor49 -in -fact for Leona Murray Nicholson Notary C POOL t L d) Rezonigg Impact Analysis SYarc• Parcel ID H 6113- (641) -38 T A X R E C E I P T Y E A R 2 0 0 3 Ticket N:00241790001 aa9 FREDERICK COUNTY Date 5/07/2003 C. WILLIAM ORNDOFF, JR Register: BHH /LM P.O. BOX 225 Trans. ft: 13893 Dept a RE200301 WINCHESTER VA 22604 -0225 ACCT 20327 2003 REAL ESTATE TAXES Previous 14.00 ACRES 64B A 38 Balance 189.80 Acres: 14.00 THE Principal Being Paid 9 189.80 Land: 79000 Imp: 50700 Penalty .00 Interest .00 NICHOLSON, RICHARD L JR Amount Paid 9 189.80 *Balance Due 171 BUFFLICK RD as of 5/07/20039 •00 WINCHESTER, VA 22602 4546 Check 189.90 a 1B 523 Pd by NICHOLSON, RICHARD L JR ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST• (DUPLICATE) Page 15 of 16 Exhibit 118 Current Tax Statement Rezoning Impact Analysis Statemc0 Parcel ID 6413-((c11)-38 Proffer Statement This parcel is known as Parcel ID #64B- ((A)) -38 and contains 12.6607 acres. It is currently zoned RA Rural Area. It is well within the limits of the Urban Development area as shown on the Route 50 East Corridor Study Map that is pail of the 2000 County Comprehensive Policy Plan (CPP) for Frederick County, Virginia. It is also shown on this study trap as havumg a future land use of proposed business /office. So it is the desire of the current owner to rezone 2.5473 areas to B -1, Neighborhood Business District and 10.1134 acres to 13-2 Business General District as per Exhibit 2 of the Rezoning Impact Analysis Statement for Parcel ID k64B- ((A)) -38. Pursuant to the applicable provisions of the code of Frederick County, the undersigned owners proffer that in the event that the Board of Supervisors of Frederick County shall approve Rezoning Application for the rezoning of 2.5473 acres from RA to 13 -1 and 10.1134 acres from RA to B -2, development of this parcel (ID f164B- ((A)) -38) will conform with the terns and conditions as set forth in this document. These terms and conditions may be revised or amended by the owners of said parcel with permission from the Frederick County Board of Supervisors in accordance with the Code of Frederick County. These proffers stated above shall be binding on the owner and their legal successors or assigns. As a provision of this rezoning, Ilene owner is willing to proffer the following: Monetary Contribution to Frederick County Service Organizations The owner will pay or will cause to be paid to the treasurer of Frederick County the sum of for impacts to Frederick County Fire Rescue Department. This sum will be paid upon site plan approval for any portion of this property. Submitted By: A.P.R. Mini Storage, L.L.C. Owner Date STATE OF VIRGINIA, AT LARGE COUNTY OF FREDERICK, To Wit: i J The foregoing instrument was acknowledged before me this day of by i 6 m t l G mr S r 0� My commission expires on (I; as ,y,<7 o- �G Notary Public s \.1 V Page 16 of 16 a e Exhibit N9 Proffers