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HRAB 02-17-98 Meeting Agenda_bUp; 0904-j-_� COUNTY of FREDERICK Department of Planning and Development MEMORANDUM 540/665-5651 FAX: 540/678-0682 TO: Historic Resources Advisory Board FROM: Jeffrey C. Everett, Planner I I RE: February Meeting DATE: February 9, 1998 The Frederick County Historic Resources Advisory Board (HRAB) will be meeting on Tuesday, February 17, 1998, at 7:30 pm in the First Floor Conference Room of the Frederick County Administration Building, 107 North Kent Street, Winchester, Virginia. A map has been enclosed which details specific directions. AGENDA I. Review of a request to rezone 2.99 acres from RA (Rural Areas) to B-2 (General Business). This parcel is located on Route 522 north of Winchester in Albin, and is the site of the Ridge Country Store. This parcel is within the viewshed of a historic resource recognized as highly significant by the Rural Landmarks Survey Report of Frederick County. This resource, "Long Green", is currently the site of Headley's Auctions, and is located on Long Green Lane. Mr. John Lewis of Painter -Lewis, P.L.C. is representing the applicant and will be present to answer any questions. H. Final review of a request to rezone 95.43 acres of the property known as "Carriebrooke" from RA (Rural Areas) to B-2 (General Business), M-1 (Light Industrial), and RP (Residential Performance). This property is located along Macedonia Church Road (Route 642) at its intersection with Carriebrooke Drive. The property contains two historic resources identified by the County Rural Landmarks Survey: the Carysbrook House and Carysbrook Redoubt. Mr. Steve Gyurisin of Gilbert W. Clifford & Associates is representing the applicant and will be present to answer any questions. III. Final review of a request to rezone 63.58 acres from RA (Rural Areas) to M-1 (Light Industrial). This property is located at the intersection of Shady Elm Road (Route 65 1) and Apple Valley Road (Route 652) and is adjacent to the Kernstown Battlefield. Mr. Steve Patton of Triad Engineering is representing the applicant and will be present to answer any questions. The purpose of this meeting is to generate recommendations that will be forwarded to the Planning Commission and the Board of Supervisors for consideration during their review of each rezoning application. Please contact me if you are unable to attend or if you have any further questions. Attachments 107 North Kent Street • Winchester, Virginia 22601-5000 . Y...,Yi >tt Negative n-0904 DIVISION OF HISTORIC LANDMARKS SURVEY FORM Historicname The SteWnryarly-Purcell Houseommon name Long Green County/ lbwn/ City Rural Frederick County Street address or route number Off of Rt 522 N USGS Quad Winchester Date or period c.1770, c.1800,c.1855 Original owner Joseph Steer, Sr. Architect/builder/craftsmen Original use residential Present owner Mrs. Glynnell Headley Source of name Quarles, Some Old Homes.. Present owner address Source of date Quarles, architectural evidence, owners. Stories 2 Present use residential Foundation and wall const'n Acreage unknUWn Native limestone w/ stone foundation. Roof type Gable w/ slate as cladding. State condition of structure and environs Excellent. State potential threats to structure None Note any archaeological interest Unknown Should be investigated for possible register potential? yes id no ❑ Architectural description (Note significant features of plan, structural system and interior and exterior decoration, laking care to point out aspects not visible or clear from photographs. Explain nature and period of all alterations and additions. List any outbuildings and their approximate ages, cemeteries, etc.) Long Green was built in three sections. The earliest part of the house is the western -most three bays. This portion is constructed of limestone and is assymetrical in its arrangement of opening! It has 6/6 and 9/6 windows and stone jack arches above them. The paneled door has a three light transom above it. This portion of the house sits on a split-level basement w/ 3 -light windows in the basement. It has a gable roof with an interior end stone chimney which opens up into corner fireplaces in the interior of the house. Around 1800, the eastern three bays were added. The roof line continued as a gable. The addition consisted of a door and two windows on the first floor level. Thus, the present front facade of Long Green is 6 bays wide with 2 front doors. The peculiar thing about this addition is that on the north side of the house (the back) it is brick and not stone. Furthermore, the brick is laid in the Flemish bond, not ih--the-more'-common 5 -course American bond. This portion also had an interior end brick chimney and 2,4 -light squat attic windows. (The original portion has these square attic windows in the gable end as well.) The third building campaign of Long Green is the rear 2 story brick kitchen wing. It was constructed arowid 1655. It is of 5 -course American bond and has a shed roof and an interior end brick chimney. It sits on a split-level stone basement. Very few changes have been made to this house. It was "Victorianized" late in the 19th C. when a slate roof was added. Also, the east gable end of the house has started to deteriorate (it is of brick also), so it has been parged over with plaster. Long Green has a fine stone springhouse north of the house. It probably dates to the original construction period of the house. There is also a fine frame bank barn on a stone basement built ,c.1850-1870. This barn is now used for the auction business which the owners of the house run. The other barn on the property was built by the present owners sometime in the 1960s. Mrs. Headley told me that remains of coffins (ie. hardware) were found in a grove of trees about 4 mil SW of the house. This was perhaps once the site of a family cemetery although no other remains have ever been found there. There is a wrought iron fence at the front of the house. (Victorian) The site of Long Green is fantastic. It sits about 2 mile off of Rt. 522N at the head of Babb's Rr.. IItsnsit integrity, unlike many other properties in the area has not yet been affected by a � and development surrounding it. (The interior was briefly inspected.) There is also a frame corn crib that dates--from-the-late 19th C. Historical significance (Chain of title; individuals, families, events, etc., associated with the property.) From Garland Quarles, Some Old Homes...... 1752, 1754- Lord Fairfax to William Rannells 1766 -William Rannells to Joseph Steer(Joseph Steer perhaps built earliest part of Long Green) 1803- Joseph Steer to Alexander Robinson j 1809- Alexander Robinson to Robert Bryarly 1828- Robert Bryarly son, Thomas Bryarly 1855- Thomas Bryarly to John Purcell (at this point Quarles mentions something about the Bryarly graveyard -perhaps this is part of what the Headleys found) 1894- John Purcell to sons Clark H. and J. Perry. Clark Purcell received the house. lie was a successful business man as well as the Sheriff of Frederick County and the manager -editor of the Winchester Times. tie died in 1910 and left the property to the county to be used "for th maintenance and comfort of the poor white women of Frederick County." No money was left and thid wish was impossible to carry out so in 1956 it was sold to the present owners Glynnell Headley and Boyd G. Headley. Long Green 34-100 Interior Analysis: The house has an unusual curing room in the attic with a smoking closet next to the chimney where the meat was smoked. The wooden racks are still evident. The basement has a bake oven. Some of the 1st floor mantles have been embellished with Georgian details. The upstairs wood work is in very original cor-dition, some rooms have original built-in closets. The upstairs wooden paneling is very unique, the owner refers to it as "Washington" paneling. The fireplace in the kitchen was made smaller. The front section was built in 2 sections w/ the seam barely evident. The left 3 bays were built first and the right 3 added. The barn has hand hewn beams with unusual square pegs. _2 � � ter== - �� ��-,'-c-- - .� -z:►: - —r=r __ - �.•`° :^.�- "�.�.,�-� Ljow�6 ti z 77 3 F r 5 ,y ,[ } .,r, s ''F �.�."r`s�'?' > � I.r xy` ty �' `r Jd'+ a.i ; °,.,r .*•f.. `4'�`9"yrfit�s'- 1�'�"`�1. ri7�wC' ..a�w�+i.+l ,� .'i.. j"' •,r'��lik� ."r``'"�.7..•�,r�{r�e .;a._. � ,+,y,�', -a x: c °'�- ! 'F'�y�"�'ti ° W �a- ... ��'t �� '�. �a 'y -a' lY �%' .pr[ �:g,.=-�''.^'�%�+s.£�'"w-rr�»- ° � 4 R' �'•��.s t.� .. l^^' �.- .. +. ♦:+Yycy ,r r "'�'.. ;1} ..4. sw w'- ,+N'r"° it; � �^ ,r ` � y-. � x�++c c r° .J�--i.. �.ri _��r'�"_<`� �.:��-F� � ``=r� � �f�y;�y�-,•�.�(r��,�F r:zr'� t i`r< f 1��€"ii.�' 's�s „�.�.s..i���rik:-. f'S��,'�:; �'�:_ri'wR'.e'ls.k:,3`s_��:�7.''MY'r��5°".�i1'#�3^,..,��:r �+:,...... `"Y < .. �. a. :�•.,: !___. 1�� ., .=3v``_��c�+ `'��ati -�'.. �1 J 900 1 Upper idge '900 ' Cere S� (.73 - o i ^ t ^ $\Cb � 1 a ( 0cp O`673 '. 764 4 ul v gp�..� 'j1 f / , •f� �• - - Lig La 'Jn " ✓ —' n 739' CO . ,. if— ' ? it (;( o > 859 ,r c II LJ ,•' _= , — 750 O If i Boo _ Qld . 11 1A •�• � `.� � II o - t). jfA1�pIP Pii- i � � �' i' � .� -. �1, • idKo Sc P Q 7 I • �4 _ 01 , i! L i ��• Q 1 �� x867. I , \�. -r: 966 {1 (. tines y+l have; i" I K• I•' . QP /r)IP -g I ` Il. ,_ c •••�•1\ •//j ��/.• •�... �ti'�..,/,I i']r IS r FOft •` '• GOI�+' _I •� l /i - - ��(© 1 •s �;"L�, i •��� • • /11 Fi f}g'�hP�ter_If I �,:•--'�, •,f' J+ • r- o � •1 �i il,•• ••i.► 1 p � S x.71 • • ''' _ •- '�l� �`• � . 747` �r,-• T��c •� IMPACT ANALYSIS STATEMENT A PROPOSED REZONING for PARCEL ID - 42-((A))-253 Gainesboro Magisterial District Frederick County, Virginia February 3, 1998 Prepared for: Mr. Rodney Cowley 531 Signal Ridge Lane Winchester, Virginia 22603 Prepared by: PAINTER-LEWIS, P.L.C. 302 South Braddock Street- Suite 200 Winchester, VA 22601 Tel.: (540)-662-5792 Job Number: 9711017 IMPACT ANALYSIS STATEMENT PARCEL 1D: 42-((A))-253 IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS section 1. INTRODUCTION A. SITE SUITABILITY B. SURROUNDING PROPERTIES C. TRAFFIC w�vwr v r- r Hlvur- ANU I HtATMENT E. WATER SUPPLY F. DRAINAGE G. SOLID WASTE DISPOSAL FACILITIES H. HISTORIC SITES AND STRUCTURES I. COMMUNITY FACILITIES J. OTHER IMPACTS APPENDIX Mme I I 2 3 3 3 3 4 4 4 4 5 IMPACT ANALYSIS STATEMENT PARCEL ID: 42-((A))-253 L INTRODUCTION The parcel contains approximately 4.13 acres and is located on US Route 522 near the Village of Albin. Exhibit I shows the location of the parcel. The parcel is the site of the Ridge Country Store. The parcel contains split zoning. The portion containing the Ridge Country Store is zoned B-2, Business General District, and contains 49,708 square feet, 1.14 acres. This area was rezoned in 1986: Frederick County 1D #021-86. The remainder of the parcel, 2.99 acres, is RA -Rural Agricultural. Property adjacent to this 4.1 acres is zoned RA. The owner desires to rezone the remainder of the subject parcel currently zoned RA to B2. Once the parcel is rezoned, the owner desires to subdivide the lot into two tracts in accordance with current subdivision regulations. Please refer to Exhibit 2. Access to the subject parcel is proposed via US Route 522. Interparcel access will be proposed between the Country Ridge Store and the proposed lot. Upon the agreement of all affected parties, an access easement agreement will be executed between the parties to insure interparcel access. The intended purpose for the rezoning of the subject parcel would be to allow the construction of a small commercial establishment which would complement the existing Country Ridge Store. The property contains two drainfields approved by the Lord Fairfax Environmental Health District. One drainfield is developed and currently serves the Ridge Country Store. The second drainfield is undeveloped and has a limited capacity of approximately 10 employees in a commercial establishment working two -eight hour shifts. For this reason, the owner is willing to proffer a limit on the types of uses permitted on the lot. Please refer to the attached Proffer Statement. A. SITE SUITABILITY The majority of the site is well suited for development of a small commercial use. The building site is generally restricted to the eastern and southern portion of the lot. The site is occasionally interrupted by limestone outcrops. Access can be obtained along the Route 522 frontage. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 510063 0105 B shows the parcel is not within designated areas of the 100 year flood. WAT LANDS No wetlands have been identified on the site. STEEP SLOPES The property generally slopes to the northeast. Slopes increase in severity on the northwestern portion of the lot where the topography rises sharply over limestone. Building in this area will likely be too costly to pursue. Some of the slopes in this area exceed 15%. Only limited disturbance of this steep slope area may potentially occur during construction. page I IMPACT ANALYSIS STATEMENT PARCEL ID: 42-((A))-253 MA TURF WOODLANDS The site is generally without mature woodlands. A stand of immature trees exists in the area containing steep slopes. Limited disturbance of woodlands may potentially occur during construction. SOILS According to the Soil Survey of Frederick County, the site contains the following soil types: Frederick-Poplimento loams, 2-7%, (146) and Fred elck-Poplimento foams, very rocky, 7-15%, (16C). These soils are part of the Frederick- Pop limento-Oak Iet association which are gently sloping to very steep, very deep, well drained soils formed in material weathered from limestone. The Unified soil classifications are GM, GC, ML, CL, and SC. Weathered bedrock can be expected at relatively shallow depths below the ground surface. Certain areas of the site are suitable for a sanitary subsurface absorption system. B. SURROUNDING PROPERTIES The site to be rezoned is bordered on the east and south by property used for agricultural purposes and owned by J. P. Good . All of this property is zoned RA. To the north is land used for agricultural purposes and owned by E. B. Barnhart. This land is zoned RA. To the west is the Route 522 right-of-way. Across the right-of-way is property owned by E. B. Barnhart. This land is zoned RA. No adverse impacts from the proposed development of the site are anticipated. The nearest residential dwelling is located approximately 500 feet to the west across the Route 522 right-of-way. The Albin area is a mixture of small businesses, churches, orchards and private residences. Accessibility and visibility from US Route 522 has encouraged the establishment of businesses which include the Virginia Farm Market, Albin Ridge Mini Storage, Reading Landscapes, Ridge Country Store, and Omps Garage. The Frederick County Comprehensive Plan Land use Plan identities Albin as a "potential rural community center". The proposed rezoning would be an addition to the already established private commercial services in the area. C. TRAFFIC According to a 1988 document published by the Virginia Department of Transportation, the average daily traffic volume on Route 522 at the site is 11,225 trips. Route 522 is a divided, four lane road at the site. Access is from the north bound lanes only. The nearest median crossover is located approximately 100 feet south of the southern entrance to the Ridge Country store. Traffic impacts can be estimated by assuming the most intensive usage of the site. In this case, the most intensive usage will be some type of retail activity where vehicle trips experience intermittent peaks during Holidays or merchandise sales. Vehicle trips are estimated using the ITE Trip Generation Manual, Filth Edition for the category of "Specialty Retail Center". Since we know the capacity of the drainfield is limited to twenty employees, we can base the trips on the number page 2 IMPACT ANALYSIS STATEMENT PARCEL 1D: 42-((A))-253 of employees. For the purposes of this report, we will estimate the number of lots based on the following; assumptions: Ar,erage Vehicle Trip Ends -Weekday: 22.36 x 20 = 447 Avercige Vehicle Trip 1,,jrcls-Scauruay: 23.11 x 20 = 462 Traffic will enter and leave the property via direct access to Route 522. The design of the entrance will have to meet the standards of the Virginia Department of Transportation. D. SEWAGE CONVEYANCE AND TREATMENT There are currently no public sewerage facilities available to serve the site. The site has received a permit from the Commonwealth of Virginia Department of Health. The permit stipulates that a drainfield has been identified on the property which would support an estimated water usage of 625 gallons per day. The Health Department estimates that the drainfield can support 10 employees working two -eight hour shifts. Please refer to Exhibit 5. E. WATER SUPPLY There are currently no public water service facilities to serve the site. It is anticipated that an adequate water supply can be obtained from a standard commercial well to be drilled on the site. The well and water supply works will have to meet the standards of the Virginia Department of Health, Office of Water Programs. F. DRAINAGE US Route 522 divides the natural drainage areas which contribute to Parish Run and Babbs Run. The site lies within the Babbs Run watershed. There are no permanent of intermittent streams on or near the site. Babbs Run goes through Lake St. Clair and eventually to Back Creek. An increase in storm water nrnoff can be expected with any development on the parcel. Storm water management will be provided in accordance with the Frederick County Code, Chapter 165. It is anticipated that adequate channels exist or will be created to convey storm water runoff off the site and into existing drainage swales. G. SOLID WASTE DISPOSAL FACILITIES The nearest solid waste transfer facility is located approximately 1/2 mile to the southeast on Route 679, Indian Hollow Road. No additional solid waste disposal facilities will be required for the proposed development. The amount of solid waste generated by a retail development can be estimated based at twenty pounds per day for the entire retail operation. Tipping fees are $35.00 per ton. Collection fees are $25.00 per ton. The annual cost projected to meet waste disposal needs can be estimated by: cost = cost per ton of waste x tonnage page 3 IMPACT ANALYSIS STATEMENT PARCEL 1D: 42-((A))-253 $219.00 = $60.00 x (20 /b+) x (1/2000 !hs/tun) x 365 days/year H. HISTORIC SITES AND STRUCTURES The site contains no known historic sites or structures as listed on the Virginia Landmarks Register and the National Register. According to the Frederick County Comprehensive Plan Battlefield inventory, the property lies outside the commonly accepted limits of tile major civil war battles. The nearest recognized battlefield associated with the Second Battle of Winchester is relatively close to the site. It's limits are to the southeast and across Route 522. The Rural Landmarks Survey Report lists several architecturally or historically significant sites and structures within approximately.one mile of the site. Please refer to Exhibit 3. I. COMMUNITY FACILITIES EDUCA TION No impacts to education facilities are anticipated. EMERGENCY SERVICES Police protection is provided by the Frederick County Sheriff's Department, The nearest fire and rescue facility is the Roundhill Community Fire and Rescue Company No. 15 located approximately 3.0 miles to the southwest on US Route 50. No additional fire and rescue facilities will be required for the area proposed to be rezoned. The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for emergency service facilities attributable to this development is $234.00. PARKS AND RL -,-CRE, A 77ON The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for public park facilities attributable to this development is $0.00. J. OTHER IMPACTS Interviews with county staff indicate that no additional impacts are required to be addressed. page 4 IMPACT ANALYSIS STATEMENT PARCEL ID: 42-((A))-253 IMPACT ANALYSIS STATEMENT APPENDIX EXHIBIT 1 SITE LOCATION item EXHIBIT 2 PROPERTY MAP 1 EXHIBIT 3 HISTORIC STRUCTURES 2 EXHIBIT 4 HEALTH PERMIT 3 EXHIBIT 5 FISCAL IMPACT MODEL 4 EXHIBIT 6 CURRENT TAX STATEMENT 5 EXHIBIT 7 PROFFER STATEMENT 6 EXHIBIT 8 SITE MAP 7 8 page 5 I J SW i3ERKELEY arr,?INrS W, VA 31 Mi. (WHITE HALL) 743 GAINE RO 3.1 bf'. 12'30 _�il 2 1 j !r?2 '.1'. C, -9) R� ,// l.t �, i Ii �. t I,, 1 � .•`/' '�/ U I1' —x'.n- , (• I h -Y11 < L 1111" q4j) If 4. j__ ry ji _ , J" 6PPI!,; d I r IT j 41 liviLhel It (6 64 IV Y 'k3elliql Granki Ea P •,� { I r� (j{ +�,� r '' ► �4!} 111 If Lao U N s' � 1� j F �' �.,'. , f fl i , + 7 /� (�; �` :i • - n I I, ' I_ Ir - - '' • I, I( ,` ° 1'l � L` 1/� % 4j W n ass C) I )r if fIf Y Y, 9f 9f J, ming N\ X 966) A ines 1lC1 le % tl PROJECT-. 1 1,v Tit" I Fll�' �IIIIf DATE. 12-13-97 PAINTER-LEWIS, P.L.C. SITE LOCATION SURVEY, NA .302 South Braddock Street, Suite 200 Winchester. Virginia 22601 A PROPOSED REZONING DRAWN: JCL EXHIBIT. Telephone (540)662-5792SCALE.' I' = 2000' Facsimile (540)662-5793 PARCEL 42-((A))-253 C.I.- no FREDERICK COUNTY, VIRGINIA JOB NO.: 9711017 i • r' T5 Burnt Church � N 63 N�•I� � 9 �911 02 noun his 71 252 � 2pts. a' - 255 93 94 91 301- 2 Rt. t n,: 244 7, 2ss-N4 9e 99 $ a '� 31 2 pts. s tt• is _ 12 tis tts 107 �T 2 109 246 1111 ; 1130 14S.42 1 13 2 132 3 44 215.313 4 112 pis. 133 254 134 �32A 2 302 -424 89. 136 138 381 139 14 �"'� g 2 36 241 �1? 233 176 143 t a 17 .o► � sss �4� � / � ;��� a i PAINTER-LEWIS, P.L.C. PROJECT: PROPERTY MAP -97 302 South Braddock Street. Suite 200 NWAY whcheater, Virginia 22601 A PROPOSED REZONING]J7OATE:12-15-97 Telephone (540)662-5792 100•ExHIBiT:Facsimile (540)662-5793 PARCEL 42-((A)-253FREDERICK COUNTY VIRGINIA2 �7 NUMBER COMMON NAME I 34 533 House, -Route 522 34 534 Solenberger Orchard 34. 535 Reading Landscapes 34 536 House, Route 522 34 537 Davis, G.H. Store and Station 34 538 Janney-Davis-Massey House 34 539 Albin Cash Grocery 34 540 Luttrell, Howard House 11 34 541 Luttrell, Howard House 32 34 542 House, Route 789 34 543 House, Route 789 34 544 Faith Revival Center 34 545 Edwards House 34 546 Greystone Farm 34 547 House, Route 789 34 548 House, Route 789 34 549 Reynolds, Lloyd House 34 550 Howard House 34 551 Ungerse Maple Hill 34 552 Buncutter House 34 553 Hudson House 34 554 Mayes House 34 555 Factory Outlet, The 34 556 House, Route 679 at Route 789 34 557 Judge Tavenner Place 1 34 558 Solenberger-Dove House 34 559 House, Rt. 679 PAINTER-LEWIS, P.L.C. PROJECT: DATE: 302 South Braddock Street. Suite 200 HISTORIC STRUCTURES NA 13-97 Winchester, Virginia 22601 Telephone (540)662-5792 A PROPOSED REZONING DRAWN: JCL Facsimile (540)662-5793 SCALE: 1' - Z�' EXHIBIT: PARCEL 42-((A))-253 _ �Q 3 FREDERICK COUNTY, VIRGINIA O JOB NO.: 9711017 C.1 Commonwealth of Virginia !f Health Department Department of Heal s Identification Number Health Department Map Reference ' !-14--Z';3 General Information New Repair ❑ Expanded ❑ Conditional ❑ FHA ❑ VA ❑ Case No. _ Based on the application for a sewage disposal system construction permit filed in accordance with Section 3.13.01, a cgnstruction permit is hereby issued to: Owner KO 7,Vn L . Cuc,.lui Telephone 6/4 t✓— Address .21 �I:n r'� -?ICK I-iI�S= L.l is t.�.{" �7_1fc�'.3 Fora Type jr Sewage disposal system which is to be constructed on/at �5=- i A.: IV.) -Wk Cor- Subdivision '--' - Section/Block Lot Actual or estimated water use -� ' M1.- Stri yrs DESIGN NOTE: INSPECTION RESULTS Water supply, existing: (describe) WOLL, L_A water supply location: Satisfactory yes ❑ no - S EE 5,7 4 - 3 'T'J - comments G. W. 2 Received: yes ❑ no ❑ not applicable ❑ To be Installed: class cased grouted -- Building 'Per: Building sewer: yes ❑ no ❑ comments I.D. PVC 40, or equivalent. Satisfactory Slone 1.25" perj0' (minimum). ❑ Other O'S 0 4r Septic tank: Capacity /fi b U gals. (minimum). _311447, Pretreatment unit: yes pill, no ❑ comments ❑ Other Satisfactory Inlet-outlet structure: 2 "r"'# % r�css fps. . Inlet-outlet structure: yes no El comments PVC 40, 4 tees or equivalent. Satisfactory El Other Pump and pump station: No Yes ❑ describe and show design. Pump if pump station: yes El no Satisfactory ❑ comments if yes: Gravity mains: 3" or larger I.D., minimum 6" fall per Conveyance method: yes no ❑ comments iq0', 1500 Ib, crush strength ore equivalent. g q Satisfactory ❑ Other Distribution box: -3 - AsxEs ii7Fit. - yam,,,;; Distribution box: Precast concrete with p� orfs. y 7' S' 4 es - yes no ❑ comments Satisfactory ❑ Other 567' .Zn 5 .b'-Lj Li'rca Header lines: Material: 4" I.D. 1500 Ib. crus strength plastic or equiva- Header lines: Syat�isf�a-c—tSatisfactory,yes no E] comments lent from distribution box to 2' intoabsorption trench. �-G ^,.Kswr-fti SY1D Pf-4r 4Cy 41111"G 'TZ� Slope 2" minimum. I1 Other Q/,✓&YL "¢cG F4nyS Percolation lines: Gravity 4" plastic 1000 lb. per foot bearing load or Percolation tinea: yes no ❑ comments Satisfactory equivalent, slope 2" 4" (min. max.) per 100'. ❑ Other � -.7" ,s% 21 , � 70 ,�. r--- ' 'i Absorption trenches: Square ft. required 0 • depth from ground surfpce Absorption trenches: yes no ❑ comments Satisfactory to bottom of trench 1�; aggregate size r Trench bottom slope IZ , ersr. • 0 ' � center to center spacing- `; trench width �� _ Depth 3 Date of aggregate -- _; Inspected and approved by: Trench length_; Number of trenches /.- Sanitarlan Is 202A ROVISed 6/94 „ f I t�tiCd.4 r a a J 3 r Health Department Identification Number SDI l — 391— Schematic drawing of sewage disposal system and topographic features. PAGE Z OF F Show the lot lines of the building lot and building site, sketch of property showing any topographic features which may impact on the design of the system, all existing and/or proposed structures including sewage disposal systems and wells within 100 feet of sewage disposal system and reserve area. The schematic drawing of the sewage disposal system shall show sewer lines. pretreatment unit, pump station, conveyance sys- tem, and subsurface soil absorption system, reserve area, etc. When a nonpublic drinking water supply is to be located on the same lot show all sources of pollution within 100 feet. [5 The Information required above has been drawn on the attached copy of the sketch submitted with the application. Attach additional sheets as necessary to illustrate the design, ,j. 4q' S'ufF P.L. VDOTn[rrrF (Ilofvut►1En�T tri IL 1\ S J `4pp" I� a �N5 rfii_l: 12 - 76 le LljVjFs ¢'31-. Comet / 3 P+sr. Q.xer / filu5T AjA1A%T­i4-lrel ' IVI morin 1 L -n 100' Ft�-L a* rV "LtrvE Fift oiv t v SPS Aox 02 ELSF_ �'+►�iP CJrLt_ IQ� iLE c.iRkD M.c.�sr— B ro' FRa,k j rx'"T"INc, (.JELL .� 7 Z4+1 U Fi,Ft..D PILt_ST 4E Le (nS @LLQ , �J�y J7�(el�� WJ�LLS 15 ��vt2 313. �o3"f ro -to -,+LE Y xSiT-ta` >�f The sewa6 dis sal system is to beonstructed as specified by the permit Vor attached plans and specifications ❑ . This sewage disposal system construction permit Is null and void If (a) conditions are changed from those shown on the application (b) condl- tions are changed from those shown on the construction permit. No part of any Installation shall be covered or used until inspected, corrections made If necessary, and approved, by the local health department or unless expressly authorized by the local health dept. Any part of any Installation which has been covered prior to approval shall be uncov- ered, If necessary, upon the direction of the Department. Date: 6O -2.11-f3 Issued by: •fie L This Construction Sanita a Permit Construction u til Date: 2- + Reviewed by: _ / -- .____.____________„-_„ SupervisorySanl rlan If FHA or VA financing Reviewed by Date C.H.S. 2o2B Awised 634 Supervisory Sanitarian II -24 ORIGINAL Date Regional Sanitarian -------------- OUTPUT MODULE ire Department Rescue Department Elementary Schools Middle Schools High Schools Parks and Recreation TOTAL -------------------------- FIRE AND RESCUE ADDENDUM --------------------------------------------------- Net Credit for Fiscal Taxes to Capital Impact Capital Net Stets Credit C."M Impact S80 $312 SO 5154 S0 SO S113,986 SO SO ia S6.776 SQ $234 -------------------------------------------------- $1,706,040 $121,073 SO New Capital Costs Not 5727.24 Covered by County Contributions ----------------------------------------------------------------- NOTES: Model Run Date 12/16/97 EAW P.I.N. 42-A-253 Rezoning: 2.99 acres assuming: 63,870 sq.ft.retail on 2.99 acres of B2 —,ae to changing conditions associated with development In the County, the results of this Aput Module may not be valid beyond a period of 90 days from the model run date. C. William Orndoff, Jr., CGT County Treasurer December 10, 1997 Painter -Lewis PLC Attn: John Lewis 302 S. Braddock Street Winchester, VA 22601 Dear Mr. Painter: COUNTY of FREDERICK ®Mice of Treasurer P.O. Box 225 Winchester, Virginia 22604-0225 540/665-5607 FAX 540/662-5838 Judith K. Malone Deputy Treasurer R. Wayne Corbett, CGDT Deputy Treasurer for Compliance The real estate taxes on Parcel No. 42-A-253, in the name of Tybrooke, LC, are current as of this date. Sincerely, R. Wayne Corbett Deputy Treasurer/Compliance 107 NORTH KENT STREET • WINCHESTER, VIRGINIA 22601 PROFFER STATEMENT A PROPOSED REZONING for PARCEL 1D - 42-((A))-253 District Frederick County, Virginia February 3, 1998 Prepared for: Mr. Rodney Cowley 531 Signal Ridge Lane Winchester, Virginia 22603 Prepared by: PAINTER-LEWIS, P.L.C. 3.02 South Braddock Street - Suite 200 Winchester, VA 22601 Tel.: (540)-662-5792 Job Number: 9711017 PROFFER STATEMENT PARCEL ID 42-((A)-253 INTRODUCTION The subject parcel contains 4.1 acres and is the site of the Ridge Country Store. The current zoning is B2 and RA. Adjacent property is zoned RA. The owner desires to rezone the entire parcel 132 and subdivide the parcel into two lots. Lot No. 1 will contain the Ridge Country Store. Lot No. 2 will be developed for uses allowed under the B2 zoning. The intended purpose for the rezoning of the subject parcel would be to allow the construction of a small commercial establishment which would complement the existing Country Ridge Store. The proposed lot has a drainfield approved by the Lord Fairfax Environmental Health District. The drainfield is limited by size to approximately 20 employees in a commercial establishment. For this reason, the owner is willing to proffer a limit on the types of uses permitted on the lot. Pursuant to the applicable provisions of the Frederick County Zoning Ordinance, the undersigned applicant proffers that in the event that the Board of Supervisors of Frederick County shall approve Rezoning Application # for the rezoning of 3.0 acres on Parcel 42-((A))-253 from RA to B2, development of this particular 3.0 acres will be in conformity with the terms and conditions set forth in this document. These terms and conditions may be subsequently amended or revised by the owner of the property with permission fi-om the Frederick County Board of Supervisors in accordance with Frederick County codes. These proffers shall be binding on the owner and their legal successors or assigns. PROFFERS The land and any improvements thereto will be expressly not used for the following uses normally permitted under the B2 zoning: ,Automotive dealers and gasoline service •Hotels and motels -Organization hotels and lodging -Car washes -Motion picture theaters -Golf driving ranges and miniature golf courses -Model home sales offices -Commercial batting cages operated outdoors -Adult care residences and assisted living care facilities [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 $234.00 for impacts to fire and rescue services. This sum will be paid upon receipt of a building permit for the proposed use structure. PROFFER STATEMENT PARCEL ID 42-((A)-253 The conditions proffered above shall be binding on the heirs, executors, administrators, assigns, and successors in the interest of the owner. 'In the event that the Frederick County Board of Supervisors grant this rezoning and accepts these proffers, then these proffers shall apply to the land rezoned in addition to the other requirements of the Frederick County Code. Submitted By: Mr. Rodney Cowley Rodney Cowley Date: STATE OF VIRGINIA, AT LARGE COUNTY OF FREDERICK, To -Wit: The foregoing instrument was acknowledged before me this day of by Mr. Rodney Cowley. My commission expires on Notary Public i DRAINFIELD , f ii 1 AREA CURRENTLY ZONED RA 2.99 ACRES [ i 1 ! 1 f PROPOSED SUBDIVISION LINE" Ali PAINTER-LEWIS, P.L.C. 302 South Braddock Street. Suite 200 Winchester, Virginio 22601 Telephone (540)662-5792 Facsimile (540)662-5793 SITE MAP A PROPOSED REZONING PARCEL 42-((A))-253 FREDERICK COUNTY, VIRGINIA DRAINFIELD RIDGE COUNTRY STORE AREA CURRENTLY ZONED 82 DATE: 2-3-9e SURVEY; Marsh do Legge DRAWN: JCL SCALE; 1' . 80• EXHIBIT: G.I.: no 8 JOB NO.: 9711017 Summary of discussion involving Carysbrook Staff briefly discussed the rezoning involving the Carysbrook House and Redoubts with the designer for the applicant. It was stated that the house would definitely be dismantled, but the redoubts would be retained. It was not mentioned if there was to be an access easement to the redoubts. The designer stated that he was currently working on a revised proffer statement that addressed retaining the redoubts. Summary of discussions involving ilerr-nstown Members of the Planning Staff, HRAB, KBA, and Coca-Cola have discussed the proposed rezoning of land adjacent to the Kernstown Battlefield on several occassions since the HR -AB last convened on this topic in December. The proffer statement has been completed for this rezoning, and several of the points discussed have been mentioned in this statement. The following concerns are addressed in the proffer statement: • The applicant proffers that it will provide a full screen earth berm between all developed parts of the subject property and all RA (Rural Areas) and RP (Residential Performance) Zoning Districts, except where entrances are required for the Coca-Cola bottling facility. The top of the berm will be a minimum of six (6) feet higher than Route 652, with a minimum top width of four (4) feet. • The applicant proffers to construct a three (3) space parking area on the south side of Route 652 during the initial construction of the property. The parking area will be across Route 652 from the property currently held by the Middleburg Bank. An ingress/egress easement will be established at the time of the property subdivision to allow access to the parking lot (this would allow visitors to park across from the proposed Kemstown Battlefield Park, in the event it is acquired and developed by the Kernstown Battlefield Association). • The applicant proffers to limit the number of entrances along the south side of Route 652 into this property to a maximum of four (4) entrances. • Although the subjects of building height and roof -top mechanical equipment are not mentioned in the proffer statement, there is currently discussion between the Planning Staff and Coca-Cola about doing so. Currently, these subjects are mentioned in the protective covenants statement, which the County cannot enforce like it can with proffers. Currently, the protective covenant statement states that "The maximum height for all primary and ancillary structures will be sixty (60) feet. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction." In addition, the statement reads "All mechanical equipment that is to be located on the top of any building will be screened from all adjacent properties." REZONING REQUEST PROFFER Property identification Number 63-((A))-58 and 63-((A))59 Back Creek Magisterial. District COCA-COLA BOTTLING FACILITY Preliminary Matters Pursuant to Section 15.2-2296 et.sea., 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 �_ for the rezoning of 63.5052 acres from Rural Area (RA) Zoning District to the Light Industrial (M-1) Zoning District, 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. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors or assigns. General Develooment Plan The development of the subject property, and the submission of any Master Development Plan and Subdivision Plan, shall be in conformance with all pertinent County regulations_ Site Improvements 1. The Applicant proffers that it shall design and construct a realignment to Route 652 at the intersection of Route 651 and Route 652. The realignment shall consist of shifting Route 652 to the southwest to intersect Route 651 at a ninety (90) degree angle and adding turn lanes on Route 652 as required by VDOT. Right-of- way for the realignment of Route 652 will be dedicated to VDOT upon approval of the subdivision of this parcel. 2. The Applicant further agrees to dedicate a thirty-five (35) foot right-of-way along the south side of Route 652 for the entire parcel frontage that is not included in the realignment of REZONING REQUEST PROFFER COCA-COLA BOTTLING FACILITY Page 2 Route 651. Right-of-way for Route 652 will be dedicated to VDOT upon approval of the subdivision of this parcel. 3. The Applicant agrees to dedicate a sixty (60) foot right- of-way along the west side of Route 651 for the entire parcel frontage. Right-of-way for Route 651 will be dedicated to VDOT upon approval of the subdivision of this parcel. 4. The applicant agrees to participate in the signalization at the intersection of Route 11 and Route 652. When requested by VDOT, the applicant will pay twenty thousand (20, 000) dollars or twenty-five (25) percent of the cost of the new traffic signal, whichever is less. S. The applicant agrees to limit the number of entrances along the south side of Route 652 into this property to a maximum of four (4) entrances. Two (2) entrances will be used by the Coca- Cola Bottling facility. One (1) entrance will be used for each separate parcel created by the subdivision of this property with frontages along Route 652. All entrances along Route 652 will be the width required by VDOT for two-way traffic based on the proposed use of the parcel. The entrance for the western parcel of land will be located at least sixty (60) feet east and not more than 250 feet east of the western property line. The entrance for the central parcel of land will be located at least thirty (30) feet west and not more than 200 feet west of the western Coca-Cola Bottling facility property line. 6. The applicant agrees to construct a three (3) space parking area on the south side of Route 652 during the initial construction on the property. The parking area will be across Route 652 from the property currently held by The Middleburg Bank. An ingress/egress easement will be established at the time of the property subdivision to allow access to the parking lot. Landscape Design Features The development of the subject property, and the submission of any Master Development Plan, shall include the following landscape design features provided in these proffers. I. A full screen earth berm will be provided between all developed parts of the subject property and all Rural Area (RA) and Residential Performance (RP) Zoning Districts, except where entrances are required for the Coca-Cola Bottling facility. The top of the berm will be a minimum of six (6) feet higher than Route 652, with a minimum top width of four (4) feet and maximum side slopes of four horizontally to one vertically. During the development of the future parcels of land adjacent to the earth berm, the berm shall only be removed to the extent required to accommodate the new entrance to the site from Route 652. If during construction the berm is REZONING REQUEST PROFFER COCA-COLA BOTTLING FACILITY Page 3 removed in excess of that required to accommodate the entrance, the berm will be replaced to the maximum extent possible by the developer of the parcel of land. 2. Landscape screening shall be provided in accordance with the Frederick County Zoning Ordinance and in conjunction with the full screen earth berm. Landscaping in conjunction with the earth berm will consist of a mixture of evergreen and deciduous trees. At least two thirds (2/3) of the trees shall be evergreens. All trees shall be of the type that will thrive within the Shenandoah Valley. Evergreens shall be at least six (6) feet in height at planting and will reach a minimum height of twenty (20) feet at maturity. Deciduous trees shall be at least four (4) feet in height at planting and will reach a minimum height of six (6) feet at maturity. Covenants and Restrictions The Applicant shall record and include in each deed as well as provide Frederick County with a complete set of Covenants and Restrictions in substantial conformance with the Protective Covenants and Restrictions as submitted with the Impact Analysis Statement and these Proffers. Monetary Contributions to Offset Impact of Development The undersigned, who has a contract to purchase the subject parcel of land, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 63.5052 acre tract, lying on the west side of Route 651 and the south side of Route 652 in the Back Creek Magisterial District of Frederick County, Virginia from Rural Area (RA) Zoning District to the Light Industrial (M-1) Zoning District, the undersigned will pay Frederick County, at the time of the issuance of the next grading permit, the sum of nineteen thousand four hundred forty-four dollars and seventy-four cents ($19,441.74) for Fire and Rescue Emergency Services costs. Respectfully Submitted, CONTRACT OWNERS: I'm Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: REZONING REQUEST PROFFER COCA-COLA BOTTLING FACILITY Page 4 The foregoing instrument was acknowledged before me this day of 1998, by My Commission expires Notary Public PROTECTIVE COVENANTS AND RESTRICTIONS FOR COCA-COLA BOTTLING FACILITY RECITALS Whereas, the contract owner desires to create on the property and any additions thereto an area of mixed business and light industrial uses, and the desire to provide for the preservation and enhancement of the property values, amenities and opportunities within the property and for the maintenance of the real estate and improvements thereon, and to this end desires to subject the property to the covenants, restrictions, easements, charges and liens hereinafter set forth. ARTICLE I PURPOSE It is the purpose of this Declaration to assure the orderly and attractive development of the property in an efficient and harmonious manner, to preserve and enhance property values, amenities and opportunities within the property, to promote the health and safety of the occupants and to maintain a harmonious relationship among the structures and the natural topography thereon. This declaration is designed to complement the Frederick County Zoning Ordinance and other local and state government regulations and ordinances, and where conflicts occur, the more rigid requirement shall prevail. ARTICLE II PERMITTED AND PROHIBITED USES PROHIBITED USES Approval from any public agency notwithstanding, no operation will be permitted which creates objectionable noise, smoke, odor or which in any other way, in the opinion of the Board, will constitute a nuisance or degrade the values of the real estate within or adjacent to the property. No rubbish or debris of any kind shall be placed or permitted to accumulate upon or adjacent to any site, except in approved waste containers. PROTECTIVE COVENANTS AND RESTRICTIONS COCA-COLA BOTTLING FACILITY Page 2 ARTICLE III DEVELOPMENT STANDARDS BUILDING MATERIAL AND DESIGN Exterior walls Exterior wall material shall be either pre -cast concrete, cold storage panels or brick. Building Height The maximum height for all primary and ancillary structures will be sixty (60) feet. Roof top mechanical equipment is not subject to the sixty (60) foot height restriction. Mechanical EcLuir)ment All mechanical equipment that is to be located on the top of any building will be screened from all adjacent properties. TRUCK LOADING AND PARKING All loading docks shall be screened from view from all adjacent Rural Area (RA) or Residential Performance (RP) Zoning Districts. LANDSCAPING Landscape Plan All open areas on each lot not occupied by buildings and paved areas shall be suitably graded and drained and shall be landscaped with lawns, trees, shrubs or ground cover. The landscape plan shall be submitted with the site plan for each planned development within the subdivided parcel and shall show such things as the planting of trees, shrubs, ground cover and grass and the installation of earth berms and screens and optional underground sprinkler systems. Plant material shall be in conformance with American Association of Nurserymen Standards for Nursery Stock, latest edition (ANN). Landscaping, as approved, shall be installed within one planting season of occupancy or within six months of substantial completion of any building, whichever occurs first, provided that an extension may be granted in the event of inclement weather. The date of substantial completion shall mean the date on which the exterior walls and roof have been installed. The installation and maintenance of all landscaping on each site shall be done in a good and workmanlike manner. Maintenance All landscaping on each lot shall be properly maintained by the owner of the lot. Maintenance shall include all necessary PROTECTIVE COVENANTS AND RESTRICTIONS COCA-COLA BOTTLING FACILITY Page 3 cutting, watering, fern li zing, aerating, spraying, pruning and required replacement. Dead or damaged planting material shall be promptly replaced. EXTERIOR LIGHTING All exterior lighting shall be designed, erected, altered and maintained in accordance with the final drawings and specifications as approved by Frederick County. Lighting shall be compatible and harmonious throughout the entire property and shall be in keeping with the specific use of the building. On-site lighting shall be directed away from all uses within the Rural Area (RA) or Residential Performance (RP) Zoning Districts. Light sources shall be screened to reduce visible glare from all adjacent properties and public streets. All outside wiring for exterior lights shall be installed underground. UTILITIES All new utility lines, including electrical and telecommunication lines shall be installed and maintained underground. CONSTRUCTION Once commenced, construction shall be diligently pursued to completion. No construction or building materials, vehicles or mobile buildings shall be located or stored within street rights- of-way. MAINTENANCE DURING CONSTRUCTION During construction the owner shall be responsible for keeping the premises in reasonably neat condition, preventing the accumulation of trash, and shall prevent runoff of soil from the site onto adjacent property or public rights-of-way. MAINTENANCE No building or other improvement on the property shall be permitted by its owner or occupant to fall into disrepair, and each such building and other improvements shall at all times be kept in good condition and repair, properly maintained and adequately painted or otherwise finished, clean and safe. All asphalt or concrete paved surfaces shall be resurfaced or sealed as needed and all potholes shall be promptly repaired. Unimproved sites shall be maintained in a reasonably neat condition, free of debris. STORM DRAINAGE SYSTEMS Property owners will participate in any storm water management program established or to be established for the property by the declarant. Property owners shall contribute to the cost of PROTECTIVE COVENANTS AND RESTRICTIONS COCA-COLA BOTTLING FACILITY Page 4 maintaining a common retention area and other shared storm water management facilities on a contractual basis, as set forth in the written agreements between the owner and the declarant. ENVIRONMENTAL PROTECTION Owners and occupants shall comply with all federal, state and local government statutes, ordinances and regulations relating to environmental protection, in relation to the property.