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HomeMy WebLinkAboutBZA 11-19-02 Meeting AgendaFAC14,Tk"I 01 FREDERICK COUNTY BOARD OF ZONING APPEALS The Board Room Frederick County Administration Building 107 N. Kent Street Winchester, Virginia November- 19, 2002 3:25 p.m. CALL TO ORDER 1) Determination of a Quorum 2) Minutes of August 20, 2002 PUBLIC HEARING 3) Variance #11-02 of David L. Goode, submitted by Greenway Engineering, for a 50 -foot buffer distance variance for the 100 -foot residential buffer required against the Star Fort Estates subdivision; and a 95 -foot buffer distance variance for the 100 -foot residential buffer required against the rear lot lines of the residential parcels located along Lee Avenue. The property is located at 155 Lee Avenue and is identified with Property Identification Number 54-A-34 in the Stonewall Magisterial District. 4) Other FILE COPY • C� • MEETING MINUTES OF THE FREDERICK COUNTY BOARD OF ZONING APPEALS Held in the Board Room of the Frederick County Administration Building, 107 N. Kent Street, Winchester, Virginia, on August 20, 2002. PRESENT: James Larrick, Jr., Chairman, Gainesboro District; Thomas Malcolm, (representing Shawnee District); Dudley Rinker, Back Creek District; Lennie Mather, Red Bud District Robert Perry, Stonewall District; Theresa Catlett, Opequon District and Robert W. Wells, Member -At -Large STAFF PRESENT: Patrick T. Davenport, Zoning Administrator; Carol Huff, BZA Secretary CALL TO ORDER The meeting was called to order by Chairman Larrick at 3:25 p.m. JULY 16, 2002 MINUTES The minutes for the July 16, 2002 meeting were approved by unanimous vote after a motion by Mr. Perry and a second by Mr. Wells. PUBLIC HEARING Variance #11-02 of David L. Goode, submitted by Greenway Engineering, for a 50 -foot buffer _distance variance for the 100 -foot residentia_1 buffer_ required against the_.Star Fort - Estates -subdivision; and a 95 -foot buffer distance variance for the 100 -foot residential buffer required against the rear lot lines of the residential parcels located along Lee Avenue. The property is located at 155 Lee Avenue and is identified with Property Identification Number 54-A-34 in the Stonewall Magisterial District. ACTION - DENIED Mr. Davenport presented the background information. He directed the Board's attention to "Attachment A." He explained about the various buffering requirements for this type of construction, and the variances that the applicant was seeking. He concluded by stating that the undue hardship requirements for granting a variance were not met in this case and denial would be justified. Mr. Davenport reminded the Board that the Code of Virginia states that `to offset the reduced buffers when authorizing a variance, the Board may impose conditions regarding the location, character and Frederick Co. Board of Zoning Appeals Minutes of August 20, 2002 Minutes Book Page I 1 57 features of the proposed structure or use, and may require a bond until such conditions are met.' Mr. Rinker asked what the setbacks would be for single family. There were no other questions for staff by the Board at this time. Mr. Evan A. Wyatt, of Greenway Engineering, was present to represent the applicant, Mr. David L. Goode. Mr. Wyatt gave a Power Point presentation explaining Mr. Goode's proposal for the property located along Lee Avenue, and showing the surrounding property uses. Mr. Wyatt stated that they were willing to present a site plan for formal review by the Planning Commission, which was not customary but which would show the Planning Commission and the surrounding property owners that the landscaping and buffering plan that they were offering would indeed take place. Mr. Wyatt continued by directing the Board's attention to the easel displays which depicted the buildable area and the restrictions presented by the drainage swells, and the proposal for the property. He stated that there was a lack of this type of development in Frederick County and that they felt this was the best use for the property. A question was raised regarding the procedure for the BZA to require that a site plan be submitted to the Planning Commission and whether they had the authority to do so. Mr. Rinker asked for clarification on the specifics of the applicant's landscape buffering proposal, and an additional question was posed regarding the drainage swells. Chairman Larrick asked for anyone in favor of the proposal to come forward. Mr. David L. Goode, applicant and property owner, stated that they bought the property about 15 years ago and has been using this location for his office. He explained his vision for the property, the development potential, and addressed several traffic concerns. Chairman Larrick asked for public comment against the proposal and Mr. Zack Smith, adjoining property owner, and Mr. Martin Gavis, owner of Marty's Used Cars, stated their concerns regarding drainage and stormwater management, backfill problems on the lot over the years, and additional traffic on Lee Avenue. There was also some question regarding the posting of the property. QISGUSStoN— _ Discussion followed on building footprints, the water situation, engineering opportunities for improvement, whether there are any provisions in the County Code for maintaining the screening, homeowners' associations, and traffic. Further discussion involved the possibility of a ten-year bond for the landscaping. Mr. Rinker expressed that there were other options available for this property and there was no actual hardship in this situation. Mr. Rinker offered the motion to deny both portions of the variance; the motion was seconded by Ms. Mather. The motion for denial passed by the following vote: AYES: Mr. Rinker, Mr. Malcolm, Mr. Perry, Chairman Larrick, Ms. Mather NAYES: Mr. Wells, Mrs. Catlett Frederick Co. Board of Zoning Appeals Minutes of August 20, 2002 2 Minutes Book Page 1158 BE IT RESOLVED, THEREFORE, That Variance #11-02 of David L. Goode for a 50 -foot buffer distance variance for the 100 -foot residential buffer required against the Star Fort Estates subdivision; and a 95 -foot buffer distance variance for the 100 -foot residential buffer required against the rear lot lines of the residential parcels located along Lee Avenue, was denied by majority vote. Variances #14-02, #15-02 and #16-02 of Glenn and Hattie Borror, submitted by Greenway Engineering, for a 25' front yard, 40' left side yard and 25' rear yard setback variance to enable the creation of a buildable lot. The property is located at the northern intersection of White Oak Road and Macedonia Church Road (Route 756) and identified with Property Identification Numbers 76-5-63A; 76-5-61; and 76-5-59 in the Shawnee Magisterial District. ACTION - APPROVED Mr. Davenport presented his staff report on all three variances as a whole; however, he noted that the Board may wish to vote separately on each application. He explained the applicant's desire to utilize boundary line adjustments and lot consolidations to create three buildable lots. Staff conclusion was that strict application of the Zoning Ordinance in this case would create an undue hardship, and granting these variances would be justified. Mr. Darren Foltz, of Greenway Engineering, was present to represent the applicant. He concurred with the staff report as given and offered to answer any questions. Mr. Perry asked about the size of the footprint for the proposed houses. Mr. Foltz replied that they intended to place homes consistent in size and style with Canter Estates, and would be approximately 60 feet wide. Mr. Foltz added that if the lots were left as they are, they could [theoretically] place mobile homes on each lot; however, they felt that it would be more equitable to the adjoining property owners (and the neighborhood as a whole) to do the lot consolidations. There were no citizens present to speak against the requests. DISCISSION: Mr. Davenport reminded the Board that these properties were zoned RA (Rural Areas) and that mobile homes are an allowable home type in that Zoning District. There was a brief discussion on the size and shape of the lots and what the allowed development was but for the most part, the Board members commended the applicants for presenting a plan that would be the most suitable for the area and the adjoining property owners. Mr. Perry suggested consolidating the Board's action to include all ofthe requests, and made a motion to grant all three Variances, #14-02, #15-02 and #16-02, with the restriction that any dwelling constructed on these lots will comply with RP (Residential Performance) Zoning District requirements. Mr. Wells made the second, and the motion passed by unanimous vote. BE IT RESOLVED, THEREFORE, That Variances #14-02, #15-02 and #16-02 of Glenn and Hattie Borror, submitted by Greenway Engineering, for a 25' front yard, 40' left side yard and 25' rear yard setback variance to enable the creation of a buildable lot, were unanimously Frederick Co. Board of Zoning Appeals Minutes of August 20, 2002 Minutes Book Page 1 159 3 approved with the restriction that any dwelling constructed on these lots will comply with RP (Residential Performance) Zoning District requirements. OTHER BUSINESS: Mr. Davenport told the Board that he was still trying to get in touch with Michael Chandler regarding the training session for BZA members. To date, Mr. Davenport has not been able to reach him but will continue to try. vote. There being no further business at hand, the meeting adjourned at 5:15 p.m. by unanimous Respectfully submitted, James Larrick, Jr., Chairman Carol L Huff, Secretary Frederick Co. Board of Zoning Appeals Minutes of August 20, 2002 4 Minutes Book Page l 160 • • C7 BZA REVIEW DATE: November 19, 2002 VARIANCE #17-02 DAVID L. GOODE LOCATION: The property is located at 155 Lee Avenue, north of Star Fort Estates at the terminus of Braddock Street and south of the properties located on the south side of Lee Avenue. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 54-A-34 PROPERTY ZONING & USE: Zoned RP (Residential Performance) District; Land use - Vacant ADJOINING PROPERTY ZONING & USE: Zoned RP (Residential Performance) Uses: Residential, Nursing Home, Unimproved and Public Garage; B2 (General Business) District Land Use: Commercial Nursery VARIANCES: 1) A fifty (50) foot buffer distance variance from the 100 -foot residential separation buffer required against the Star Fort Estates Subdivision; 2) A 95 -foot buffer distance variance from the 100 -foot residential separation buffer required against the rear lot lines of the residential parcels located along Lee Avenue. REASON FOR VARIANCE: The zoning ordinance buffer requirements limit the potential to develop the property into (proposed) three two-story apartment buildings. (See numbers 12 and 13 of the application.) STAFF COMMENTS: The Residential Separation buffer requirements of the Zoning Ordinance are defined in §165-37A, B and C (2)(a)(b). The buffer requirements for placing apartment or multiplex housing types adjacent to single- family detached housing types are specified below [§165-37 C(2)(a)]. Screening Provided Inactive Active Total (feet) Full screen 75 25 100 Landscape screen 150 50 200 No screen 350 50 400 Variance #17-02, David L. Goode Page 2 November 4, 2002 § 165-37C (2) (b) states that "Buffers shall be placed between the garden apartment ofmultiplex structures and the lot line of the lots containing the other housing types." The applicant is choosing the full screen option. A full screen includes a landscape screen and a six -foot -high opaque element. A landscape screen contains three plants per 10 linear feet being four feet high at planting. Two-thirds of the trees in the screen are required to be evergreen. The proposed variance is a result of these requirements and the applicant's desire to construct three (3) multifamily housing units on a vacant lot. The applicant has not specified the number of units within each building or total number of units in the development. The applicant proposes this housing type adjacent to existing single-family detached dwellings. The applicant did not submit a proposed development site plan with this apackage.- - p application - ---- Variance #1 is a request for a fifty (50) foot variance from the 100 -foot residential separation buffer that is required against "Star Fort Estates" along the southern property line. The ordinance requires a minimum distance buffer of 100 feet since a full screening element is selected by the applicant. An inactive portion of 75 feet and active portion of 25 feet is required. Chapter 165-37B (1) (2) provides the requirements for screening and planting. A full screen must include a six -foot -high opaque element (berm or fence) and includes three trees per ten linear feet. The resulting variance would retain a 50 -foo* inactive buffer distance adjacent to the Star Fort Estates subdivision. The applicant is proposing to insta. more plants than what is required by the Zoning Ordinance. Variance #2 is a request for a 95 -foot variance for the 100 -foot residential separation buffer that is required against the residential parcels located on the northern side of the property along Lee Avenue. This variance would allow the residential structures to be no closer than 60 feet, and the proposed parking lot to be located no closer than five feet, from the rear property lines of the residences along Lee Avenue. The applicant is proposing to use an opaque fence, new plantings and existing trees to reduce the proximity impact the development may have upon the residences along Lee Avenue. STAFF CONCLUSION: This variance application is consistent with the August 20, 2002 request, which was denied. The Code of Virginia, Section 15.2-2309(2) states that no variance shall be authorized by the Board unless it finds that: a) strict application of the Ordinance would produce an undue hardship approaching confiscation; b) that such hardship is not shared generally by other properties in the same zoning district and the same vicinity; and c) that the authorization of such variance will not be of substantial detriment to adjacent property, and that the character of the district will not be changed by the granting of the variance. The undue hardship provision is not satisfied because of the following two reasons: 1) Other residential housing types (with lower densities) other than apartments and multiplex types are an option. Development of other single-family housing types similar to the existing types (Star Fort Estates) is z option on the property and would not have buffer or screening requirements against the existing homes. Variance #11-02, David L. Goode Page 3 November 4, 2002 2) All multifamily developments within this zoning district that are adjacent to single-family must comply with the buffer requirements. The applicant is able to construct some apartment units at a smaller scale than what is proposed. Since criteria specified in §15.2-2309 (2) have not been met, denial of this variance would be justified. To offset the impact of the reduced buffers, if the variance is to be approved, § 15.2-2309 provides: "In authorizing a variance, the board may impose such conditions regarding the location, character and other features of the proposed structure or use as it may deem necessary in the public interest, and may require a guarantee or bond to ensure that the conditions imposed are being and will continue to be complied with." O:\Agendas\BZA\Staff Repo"\2002\David GoodeNOV_02.wpd 54 A 34 Sia/ �.O e oYP�"P%O iry14 City Of Winchester, Virginia ®- Zoning APPLICATION FOR VARIANCE IN THE COUNTY OF FREDERICK, VIRGINIA Variance Application No. t Submittal Date Fee Paid Yes Sign. Deposit N'A-*es�'- SNr.S Sian, from Dr(or Pft J Submittal Deadline For the meeting of Initials MUST BE TYPED OR FILLED OUT IN INK – PLEASE PRINT 1. The applicant is the owner X other. (Check one) AP_PLICANT:__ OC'CUPANT�if differ_ent). _— NAME: David L. Goode NAME: ADDRESS 155 Lee Avenue ADDRESS Winchester, VA 22601 TELEPHONE (540) 667-9039 TELEPHONE 3, The property is located at (give exact directions and include State Route numbers): The property is located at 155 Lee Avenue (Route 764) which is approximately mile northwest of the Lee Avenue intersection with Martinsburg Pike (U.S. Rte 11). 4. The property has a road frontage of 100 feet and a depth of 321.47 feet and consists of 3.8891 acres. (please be exact) * Note that Pennsylvania Avenue is not constructed to the property; therefore, the road frontage and depth are taken from the Lee Avenue access. Also note that information is taken from most current plat of property recorded on May 8, 2002 and identified as Instrument # 020007545. This plat is attached. 5. The property is owned by David L. Goode as evidenced by deed from Linwood E. Dove; Gilbert Franklin Dove, Jr.; Paul A. Dove; Alfred A. Dove; Marvin N. Dove; Carolee H. Dove; Ethel V. Dove; Robert Lee Dove; Ann Miller Dove; Joyce Ann Dove Birmingham and Andrew Birmingham (previous owner) recorded in Deed Book 669 on Page 845 of the Deed Book of the Clerk of the Court for Frederick County. Attach a copy of the deed 6. Magisterial District: Stonewall 7. 14 -Digit Property Identification No.: 54-((A))-34 8. The existing zoning of the property is: RP (Residential Performance) District 9. The existing use of the property is: Unimproved Page 2 of 6 10. Adjoining Property: USE North Residential; Nursing Home East Residential; Unimproved; Public Garage South Commercial Nurser West Residential (Star Fort Estates ZONING RP (Residential Performance District RP (Residential Performance)_ District B2 (General Business) District RP (Residential Performance) District 11. Describe the variance sought in terms of distance and type. (For example: "A 3.5' rear yard variance for an attached two car garage.") • A 50 -foot buffer distance variance for the 100 -foot residential buffer required against the Star Fort Estates subdivision. The resulting variance would retain a 50' inactive buffer against the Star Fort Estates subdivision. A 95 -foot buffer distance variance for the 100 -foot residential buffer required against the rear lot lines of the residential parcels located along Lee Avenue. The resulting variance would allow the residential structures to be no closer than 60 feet and the parking lot to be no closer than 5 feet from the rear lot lines of the residential parcels located along Lee Avenue. 12. List specific reason(s) why the variance is being sought in terms of- - exceptional narrowness, shallowness, size or shape of property, or - exceptional topographic conditions or other extraordinary situational or condition of property, or - the use or development of property immediately adjacent thereto Mr. Goode is applying for the buffer variances described under item #11 due to the significant constraints that the required buffer distances place on the 3.8891 -acre parcel. Strict application of the required buffer distances creates a maximum buildable area of 0.4439 acres which is a reduction of 88.6% of the total acreage of this parcel. Please refer to Exhibit A to visualize the impact to theparcel.) Approval of the variance would allow for the applicant to make reasonable use of the 3.8891 -acre parcel. The buffer variance described under item #11 would allow for the development of 2.11 acres or 54% of the total project site. Please refer to Exhibit B to visualize the buildable area of the parcel). Page 3 of 6 13. Additional comments, if any: The 3.8891 -acre parcel is zoned RP (Residential Performance) District and is only accessible via the 100 foot frontage located on Lee Avenue. The size and shape of the parcel, as well its' proximity to the City of Winchester is conducive to multifamily housing. Mr. Goode plans to develop this parcel in a manner that is an enhancement to this area of the community. The development plans include the construction of three (3) two-story apartment buildings that are all brick with metal roofs. Furthermore, Mr. Goode plans to enhance the reduced buffer distance area along the Star Fort Estates Subdivision through the provision of a landscape plan containing more plant materials than required by the Frederick County Zoning Ordinance. Mr. Goode plans to enhance the reduced buffer distance along the rear property lines of the parcels fronting on Lee Avenue through the use of opaque fencing, cluster tree and vegetative plantings and existing mature trees on this portion of the property. The landscape plan will be presented to the Frederick County Planning Commission for approval to ensure that all adjacent developments_ are adequately protected and that the project is an enhancement to this area of the community. The applicant is amenable to the Board of Zoning Appeals placing a condition of long-term bonding for the landscaping plan to ensure that this element matures to the satisfaction of Frederick County. Page 4 of 6 14. The following names and addresses are all of the individuals, firms, or corporations owning property adjacent to the property for which the variance is being sought, including properties at the sides, rear and in front of (across street from) the subject property_ (Use additional pages if necessary.) These people will be notified by mail of this application: NAME David L. Goode, Inc. Address 155 Lee Ave. Property ID# 54-A-34 & 40 Winchester, VA 22601 NAME James Lupton Address 191 Lee Ave. Property ID# 54-A-29 Winchester, VA 22601 NAME Winchester Manor, Inc. Address PO Box 4308 Property ID# 54-A-32 Silver Spring, MD 20914 SAME- _ Kenneth Vaugh.Sr Address_ _l87_Lee_Ave._______ -- Property ID# 54-A-35 Winchester, VA 22601 NAME Martin Gavis Address PO Box 284 Property ID# 54-A-36 & 37 Winchester, VA 22604 NAME ZAC, Ltd. Address 396 Gainesboro Road Property ID# 54-A-38 Winchester, VA 22603 NAME Ruby Funkhouser, et als Address 159 Lee Ave. Property ID# 54-A-39 Winchester, VA 22601 NAME Mark Mason Address 143 Lee Ave. Property ID# 54-A-41 Winchester, VA 22601 NAME Michael Weber Address 937 Martinsburg Pike Property ID# 54-A-46,47 & 48 Winchester, VA 22601 NAME Jared Portch Address 116 Star Fort Dr. Property ID# 54A-2-8 Winchester, VA 22601 NAME Steve Evans Address 114 Star Fort Dr. Property ID# 54A-2-9 Winchester, VA 22601 NAME Ruth Eastep Address 112 Star Fort Dr. Property ID# 54A-2-10 Winchester, VA 22601 NAME Michael Hardware Address 110 Star Fort Dr. Property ID# 54A-2-11 Winchester, VA 22601 Page 5 of 6 NAME Robert Stiefel Address 108 Star Fort Dr. Property ID# 54A-2-12 Winchester, VA 22601 NAME Audrey Bairossi Address 106 Star Fort Dr. Property ID# 54A-2-13 Winchester, VA 22601 NAME Charles Renner, Jr. Address 104 Star Fort Dr. Property ID# 54A-2-14 Winchester, VA 22601 NAME Ann Marie Morrison Address 102 Star Fort Dr. Property ID# 54A-2-15 Winchester, VA 22601 NAME Jamie Wade Address 100 Star Fort Dr. Property ID# 54A-2-16 Winchester, VA 22601 NAME Star Fort Estates Address 1625 South Loudoun Street Homeowners Association Property ID# 54A -2-6A Winchester, VA 22601 Page 6 of 6 AGREEMENT VARIANCE #1 2. I (we), the undersigned, do hereby respectfully make application, and petition the Frederick County Board of Zoning Appeals (BZA) to grant a variance to the terms of the Frederick County Zoning Ordinance as described herein. I agree to comply with any conditions for the variance required by the BZA. I authorize the members of the BZA and Frederick County officials to go upon the property for site inspection purposes. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the BZA public hearing and maintained so as to be visible from the road or right-of-way until the hearing. I hereby certify that all of the statements and information contained herein are, to the best of my knowledge, true. SIGNATURE OF APPLICANTDATE I ©h t SIGNATUREOF OWNER o DATE ;cl/I�� Z (if other than applicant) -OFFICE USE ONLY BZA PUBLIC HEARING OF NOV. i QQ ACTION: [—] APPROVAL SIGNED: BZA CHAIRMAN r-] DENIAL DATE: It - 19,02.. cu ID in cu N EXHIBIT A zit C� °i s Z oL N � No i 117 = v , n a At W J u 2x JAIME D. i ° 54-A-3 BELL=ORD 54-A-39 - - ZONED: W N z,ac, M USE: 54 -A -3(o d 3-I LTD. RUBS" EUNKI-IOUSEI�, _• ZONED: et.a I. 54-A-41 MARTIN B. 4 ZONED: RPC' E MICHAEL S. CLAUDETTE H. RP USE: RESID. 5 0 ��, WEBER GAVIS USE: 54-A-35 ZONED: RP USE: NURSERY VACANT ZONED. B2 c� KENNETH S. USE: RESID. VAUGHN, Sid. ZONED: RP USE: RES. Lo L9 r Z�w A az Hz > Q L9 zx ®� 54-A-34 e E- 5 a n Q TOTAL LOT AREA f , x o 0 IT, z Q u Z 3.8891 AC. BUILDABLE AREA �o WITH OUT VARIANCE��wL' O 0.4439 AC. U w t=�a ow DRAINAGE AREA FOR STAR FORT ESTATES 8 cs� 8 w cn � � w � N N 50'25'00" W - E 6-18.92' 54A-2-9 544-2_10 544-2-14 544-2-15 54A-2-16 STAR FORT ESTATES 54A-2-11 4A-2-12 54A-2-13 COMMON AREA 54A-2-8 STEVE A• 4 TONT C. DANTE 4 CHARLES ANN JAMIE N. DATE: ;UY 22, 2002 /X DAIRA J. H MICHAEL M. ONT1 G. J. MARIE J. WADE / TODD S. 4 RUT,-! M. 4UDREY F. TAMARA M. EVANS EASTEP HARDWARE ARRIS RENNER, MORRi5ON � SCALE:1"= e0' SOWER BAIROSSI JR. 4 S T ,4 {� O �' S T ,4 T S TODD O DESIGNED BY: EW PENTON ZONED RP JOB NO. 0880 USE' RES. SHEET I OF I z d- 0 ti 0 N O N _o m 3 w Q L X w 0 00 co O U) L X w z z z Q J d Q m m J Q) O O Cl) O 00 00 O m 0 X EXHIBIT B 9 KENNETH S. USE: RE -51D. -� VAUGHN, SR. ZONED: RP i USE: RES. X20 � I 1 54-A-34 TOTAL LOT AREA 3.8891 AC. 1 1 � 1 BUILDABLE AREA WITH VARIANCE5� 2.11 AC. 1 - 1 DRAINAGE AREA FOR — — — — — — —STAR FORT ESTATES- -1 tll STAR FORT ESTATES COMMON AREA N 50'25'00" W }— o Z H U SCALE: I"= 50' Ot z 54A-2-9 54,4-2-1054A-2-13 54A-2-11 4A-2-12 54A-2-14 54A-2-15 54A-2-5 STEVE A- 4 DAIRA J. TONY C. 4 MICHAEL M. O. G. DANTE 4 CHARLES J. ANN MARIE J. 19 EVANS RUTH M. EASTEP HARDWARE ARRIS AUDREY F BAIROSSI 54-A-41 MORR150N SOWER x JAIME D. JR 54 � N i9 SEL>=ORD F=oR ZAC38 54-A-39 ZONED: f� LTD RU5Y FUNKHOUSER, m USE: R 54-A-364 3l ZONED: et.a1. ZONED: RP USE: RES, 54-A-41 MARTIN B. RF' ZONED= RP � 1° E MI�E�A�LR S. CLAUD ETTE H. USE: USE: RESID. 5 � C�AET 54-A-35 VACANT ZONED: B2 ZONED: RP USE: NURSERY KENNETH S. USE: RE -51D. -� VAUGHN, SR. ZONED: RP i USE: RES. X20 � I 1 54-A-34 TOTAL LOT AREA 3.8891 AC. 1 1 � 1 BUILDABLE AREA WITH VARIANCE5� 2.11 AC. 1 - 1 DRAINAGE AREA FOR — — — — — — —STAR FORT ESTATES- -1 tll STAR FORT ESTATES COMMON AREA 54A-2-10 JAMIE N. WADE us w wU N 50'25'00" W }— o Z H U SCALE: I"= 50' Ot z 54A-2-9 54,4-2-1054A-2-13 54A-2-11 4A-2-12 54A-2-14 54A-2-15 54A-2-5 STEVE A- 4 DAIRA J. TONY C. 4 MICHAEL M. O. G. DANTE 4 CHARLES J. ANN MARIE J. TODD S. 4 TAMARA M. EVANS RUTH M. EASTEP HARDWARE ARRIS AUDREY F BAIROSSI RENNER, MORR150N SOWER x JR 4 ST4R F=oR STr4T�.�- TODD f� PENTON \ ZONED: RP USE: RES, 54A-2-10 JAMIE N. WADE us w wU }— o Z H U SCALE: I"= 50' Ot z v_z DESIGNED BY: EW JOB N0. 0880 !11 SHEET I OF I H W O � H �D zw� x U O f� -4 }— DATE: MAY 22, 2002 SCALE: I"= 50' Ot DESIGNED BY: EW JOB N0. 0880 !11 SHEET I OF I FINAL PLAT FOR DOUIVDARY LINE ADJUSTMEW BETWEEN THE LANDS OF DAVID L. GOODE, INC. STONEWALL MAGISTERIAL DISTRICT, fREDERICK COUNTY, VIRGINIA APRIL 15, 2002 XTX rr L'Tr Sx't s ✓` n alr /t �`t-' i��k � ri . F � / } �✓ r, -.. !� f.l� LN %l r"< ut s � r a.� v.; r � _ y a `,�� i _/�/ ) /n _ ' � 's•;. r✓ rte/ s .✓/° Ki a - i a �+ x s �'>i f r r /�zlx �'Cq///F• c'. 'X �-!0 r'< 1 JI l � �y'�i€j„� 9 ¢ <; `/PSL'! r•,....�/� �ja :S�i �``�'ks;3�� 5i a R' ' i f..f"y.r /'%H'Y8✓I(�i r"- '2000 � 20 k a 3 OWNER'S CER77RWE THE ABOVE AND FOREGOING BOUNDARY UNE ADJUSTMENT BETWEEN 774E LANDS OF DAVID L GOODE, INC. AS APPEARS ON THE ACCOMPANYING PLATS, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS PROPRIETORS, AND TRUSTEES, 1F A COMMON OF W INIA CITY 1(.00 OF rP-ckvi TO WIT.- THE FOREGOING OWNERS CERRF7CCA7F WAS ACKNOWLEDGED BEFORE ME THIS DAY OFMQiI( 2022BY DWid L. QOCdP PyoS;dep-{ MY COMMISSION EXPIRES 29 _ 2004 - SURVEYOR'S CERTIFICATE I HEREBY CER77FY THAT TrlE LAND CONTAINED IN 77 -IIS BOUNDARY LINE ADJUSTMENT SURVEY IS ALL OF THE LAND CONVEYED TO DAVID L GOODS, INC. BY DEEDS DATED JANUARY 4, 1988 AND MARCH 6, 2002 RECORDED IN THE OFF7CE OF THE CLERK OF THE FREDERICK COUNTY CIRCUIT COURT AS DEED BOOK 669 PAGE 845 AND AS INSTRUMENT NO. 02004183. DARREN S FOLTT_,LS. PARENT TAX PARCEL IDSIV 7f7CAT70N DAVID L GOODE, INC. TM. 54-((A))-34 2.7970 ACRES ZONE- RP USE- VACANT DAVID L GOODE, INC T.M. 54-((A))-40 0.3443 ACRES ZONE RP USE} RESDR, APPROVALS: e � FREDERICK COUNTY SUBDIVIS!DN ADMINISTRATOR DATE DARREN S. FO No. 002257 GREENWAY ENGlNfEERlfq`--G- (:,3 COD) 251 F-TRTY =J IBM G Engineers VA- 225CE St F �e��� s 'fi. PTIONE: (5¢Q) 652-4185 _r-A2L- (W) 722-8526 Fau dud in IP71 v.-ne-.greearayeng.com 0880 SHEET 1 OF 3 L4 MON. 11 FORT TES PG. i ( 101 fj O M al PENNSYLVANIA AL ENUE ( 50' Pte") 4976'5 LLL s IRS b \RF 321.47' 2�t 3g 09 )- ',GN SR. 54-((P,S• VP 3�6fsIp. L3 OF 100 0 100 GRAPHIC SCALE IMF (IN FEET) 31 GINVS7,USE R 0 o DB• Rp 0 6 TH 54-((A))-34 m JX591 ACRES z ADJUSTED AREA A. �' - EC rnClz o jM CNK P vSE: R r" \IRFm _z _ (RF N 2 150 OD Gz IRF ® t o 1 \ 5 2r 0.00 ® OF �DS 62'4531" E IRF ® y 50.00' a 9" ) ��Ll OF BRADD®CIC STp.,�7 (50' RIV) Z 253 05' TY. 54-((A))-47 MICHEAL SMITH WEBER DB. 455 PG. 746 ZONED: B2 USE: BUSINESS I IMF TARI F SEE SWEET 3 FOR LEGE' D, MOTES AND ADJQINER TABLE. LINE I BEARING DISTANCE Ll S 3743'26" W 50.18' L2 5 62'4531 " E 100.00' L3 S 21-14'29' W 10.89' L4 5 49'36'51 ' W 00521' FINAL PMT FOR E0Ut4DA;?Y LINE ADJUS77v0'T BETWEEN Y -HE LANDS OF DAKD L. GOODE, PVC STONEWALL Itf,AGISiFRIAL &STRICT, FREDERICK COUNTY, iKIRGINIA SCR -,E: I" = 100' I DATE: APRIL 15, 2002 251 FUMY HML iltIZ' Enngftieers rINCIMSTEP, iJ11- 22572 Surveyors TsI,.`'?r'CNE: (5 7) 552-4185 FAY: (51-3) 722-528 os=dad irc f971 T. -w r.green-ougc_rig.cc= ��g,T Qfi Fla-, DAR.REN S. EOLZ No. 002257 �c,='/b 3 OF OTM. 54A—((2))-9 STELE A. EVANS & DAIRA J. EVANS DB. 827 PG. 814 ZONED: RP USE. RESID. OTM. 54A—((2))-12 ROBERT J. SREFEL, FR. INST #01011172 ZONED: RP USE RESID. O7 TM. 54A—((2))-15 ANN MARIE MORRISON & TODD FENTON DB. 937 PG. 7 721 ZONED: RP USE RESID. 10 TM. 54—((A))-38 ZAC LTD. DB. 576 PG. 382 ZONED: RP USE. RESID. IRS = 1/2" IRON REBAR SET- IRF ETIRF = 1/2- IRON RERAR FOUND R/W = RIGHT OF WAY RESID. = RESIDEN77AL OTM. 54A—((2))-10 TONY C. EASTEP & RUTH M. EASTEP DB. 827 PG. 102 ZONED: RP USE. RESID. OTM. 54A—((2))-13 AUDREY F. BAIROSSI INST. #O1G�0094 ZONED: RP USE. RESID. O7M. 54A—((2))-16 O TM. 54—((A))-41 JAMIE N. WADE & MARK L. MASON AMY R. WADE INST x`01001071 DB. 953 PG. 1340 ZONED: RP USE. RESID. ZONED: RP USE. RESID. 11 STAR FORT ESTATES HOME OWNERS ASSOC. DB. 747 PG. 152 ZONED: RP USE.- VACANT OTM. 54A—((2))-11 MICHEAL M. HARDWARE DB. 946 PG. 991 ZONED: RP USE. RESID. OTM. 54A—((2))-14 CHARLES J. RENNER, JR. DB. 805 PG 462 ZONED: RP USE. RESID. AREA WMA�QIV ORIGINAL AREA T7N. 54—((A))-34 2.7690 ACRES TM. 54—((A))-40 0.3440 ACRES R/W (VACATED) 0.7757 ACRES 3.8891 ACRES ADJUSTED AREA 3.8891 ACRES 0.0000 ACRES 0.0000 ACRES 3.8891 ACRES N®TES.. 1. NO 77TLE REPORT FURNISHED. EASEMENTS OTHER THAN SHOWN MAY EXIST. 2. THE BOUNDARY INFORMATION SHOWN HEREON IS BASED ON A CURRENT FIELD SURVEY BY THIS FIRM. J. THIS PARCEL LIES ENTIRELY WITHIN FLOOD ZONE "C" AREAS OF MINIMAL FLOODING AS PER FLR.M. COMMUNITY PANEL 1510063 01056, DATED JULY 17, 1978. L BEAT FOR BOUNDARY LIME ADJUS77veE� BETWEEN THE LANDS OF �H Op F' f OAS® L. GQO£JE, INC. 14AG15TERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA ccs DARREN S. FOL1Z Naoo22s7 bs 03/L;151 6STONEWALL DATE: APP,IL 15, 2002 ENWAY E I ER� T'MDY i�I.L I4HEEngineers TWUIEQTEP, ��fa. 22502Surveyors 'F�.;sFHORE: (54t2)F'L.: (540) 722-9525 271 T