The URL can be used to link to this page

HRAB 02-15-05 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development MEMORANDUM r TO: Historic Resources Advisory Board FROM: Candice E. Perkins, Planner IT RF.: February Meeting Agenda DATE: January 27, 2005 540/665-5651 FAX: 540/665-6395 The Frederick County Historic Resources Advisory Board (HRAB) will be meeting on Tuesday, February 15, 2005, at 7:30 p.m., in the Board of Supervisors' Executive Session Room* in the Frederick County Administration Building, 107 North Kent Street, Winchester, Virginia. The HRAB will discuss the following items: AGENDA Election of Officers 2. Review of the Russell 150 Rezoning proposal, submitted by Greenway Engineering. Discussion on the creation of bylaws for the HRAB. 4. HRAB Submission Requirements. Please contact this office if you will not be able to attend the meeting. Thank you. *PLEASE NOTE MEETING LOCATION Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through the rear door of the Board Rooim I would encourage committee members to park in the county parking lot located behind the new addition (accessible off of Cameron Street). CEP/bad Attachments 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Item # 2 Russell 150 Rezoning Proposal The Historic Resources Advisory Board has been requested to review and provide comment on the Russell 150 rezoning proposal, which has been submitted by Greenway Engineering. The proposal seeks to rezone a 150.28 -acre parcel from RA (Rural Areas) Zoning District to the RP (Residential Performance) and B2 (Business General) Zoning Districts. The property fronts on the west side of Front Royal Pike (Route 522), opposite of Airport Road (Route 645). The Study of Civil War Sites in the Shenandoah Valley published by the National Park Service identifies the Russell 150 rezoning site as being included in the study area for the Second Battle of Kernstown. The study identifies the property as having retained its integrity. The Rural Landmarks Survey Report for Frederick County Virginia identifies the site known as the "Russell Place" (ID#34- 431) as being located on the property. The Rural Landmarks Survey identifies this site as potentially significant. Information from the Virginia Department of Historic Resources file states that this is a "turn of the century farm complex, remarkably intact in the midst of increasing area development" and that is the last intact farm close to Winchester. This site includes a house, springhouse, barn, silo and various sheds and outbuildings (a description of these buildings can be found in the Survey Form included). The survey form also states that this site should be investigated for possible register potential. The applicant has not proposed preservation of any portion of the farm complex. Please find attached for your information: a map of the site; the impact analysis; and, the proffer statement provided by the applicant. Representatives of the applicant will be available at the HRAB meeting to provide additional information on the proposed rezoning. Staff will be seeking comments from the HRAB on the historical elements possibly impacted by proposed development. The comments will be included in the rezoning application package for the North Stephenson rezoning proposal when it is submitted. Information from the Virginia Department of Historic Resources file, the Rural Landmark Survey and the Study of Civil War Sites in the Shenandoah Valley has been provided by staff. U:\COMMITTEES\HRAB\Agendas\2005 Agendas\February.doc IMPACT STATEMENT RUSSELL 150 REZONING Shawnee Magisterial District Frederick County, Virginia TM 64-((A))-10 & 64-((A))-12 150.28 -Acres November 3, 2004 Current Owners: Russell 150, LLC Applicant: Russell 150, LLC Contact Person: Mark Smith, PE LS Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 File #3701/EAW/aje Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 RUSSELL 150 REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a 150.28 -acre subject property identified as Russell 150 and owned by Russell 150, LLC. The subject property consists of two parcels, those being: TM 64- ((A))-10; 29.97 acres, and 64-((A))-12; 120.31 acre. The subject site is located on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645). The property is traversed by the future alignments and intersections of three major thoroughfares. The current zoning is Rural Areas (RA) District. The applicant, Russell 150, LLC proposes to rezone the parcel from Rural Areas (RA) to Business General (B2) District and Residential Performance (RP) District. (Reference Attachment 1. Location and Existing Zoning Exhibit for Russell 150) Basic information Location: Fronting on the west side of Front Royal Pike (Route 522), opposite Airport Road (Route 645) Magisterial District: Shawnee Property ID Numbers: 64-((A))-10 and 64-((A))-12 Current Zoning: Rural Areas (RA) District Current Use: Agricultural, Unimproved Proposed Use: Commercial, Office and Retail Residential, Attached single-family Proposed Zoning: Business General (B2) District and Residential Performance (RP) District Total rezoning area: 150.28 acres Proposed build -out 440,450 square feet commercial retail 264,000 square feet office 294 residential attached single-family units File #3701/EAW/ajc 2 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 COMPREHENSIVE PLAN The subject property is located wholly within the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). No expansion of the SWSA or UDA is required for development of the subject property. The property is also included in the study area boundary of the Route 50 East Corridor Land Use Plan. The Comprehensive Policy Plan 1999, Route 50 East Corridor Land Use Plan states on page 6-19: An area of business/office use is also shown west of the intersection of Airport Road and Route 522. This area would be expected to accommodate a future road connection resulting from the extended of Airport Road, west into the City. Plans at this time would be to connect with road segments which are, at this time, partially in place south of Lowes, extending east from Pleasant Valley Road. This connection is seen as an important link in the overall Winchester Area Transportation Plan. The Comprehensive Policy Plan, Eastern Road Plan, page 7-15 and the Winchester Area Transportation Study (WATS) depict "new major collectors" of Warrior Drive and Airport Road extended crossing and intersecting on the subject property. In further refinements of these plans, VDOT has stated a desire for East Tevis Street to be the through movement in the Warrior Drive intersection, and Airport Road to connect Warrior Drive with a roundabout intersection. The roadways proffered through the generalized development plan are in conformance with these comprehensive planning documents. The Frederick County Bicycle Plan is depicted on page 7-17 of the Comprehensive Policy Plan. The bikeways, discussed further in the Transportation section of this report, and proffered through the generalized development plan, is in substantial conformance with the Comprehensive Policy Plan. The subject property north of Buffalo Lick Run and west of Warrior Drive is to be developed in business/office uses, in complete conformity with the Comprehensive Policy Plan, Route 50 East Corridor Land Use Plan. The Buffalo Lick Run stream valley forms a natural buffer and dividing line between these business/office uses and residential uses to the south. The Comprehensive Policy Plan 1999, Route 50 East Corridor Land Use Plan graphic on page 6- 21 shows exactly that, with a bubble labeled "proposed business/office" above a line identified as "urban development area" and "corridor boundary", corresponding to that labeled Buffalo Lick Run. The single land bay situated south of the Buffalo Lick Run stream valley, between Front Royal Pike (Route 522) to the east and Warrior Drive to the west, is to be developed in a residential use. This residential land bay comprises approximately twenty- five percent of the total project area. The proposed residential use of this land bay is in substantial conformance with the Comprehensive Policy Plan, and is in keeping with principles of good planning. He #3701/EAW/ajc 3 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 1. Urban Development Area Expansion of the Urban Development Area (UDA) beyond its existing boundary is not required by this application. 2. Sewer and Water Service Area Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is not required by this application. A. SUITABILITY OF THE SITE Access The subject site, consisting of tax parcels 64-((A))-10 and 64-((A))-12, is located within a manmade boundary created by Front Royal Pike (Route 522) on the eastern frontage of the property and I-81 along the western side. Access to the various land bays within the subject site will generally be from the planned major thoroughfares of Warrior Drive, Airport Road extended, and East Tevis Street. The subject property has approximately 220 feet of frontage on Front Royal Pike (Route 522). Airport Road extended will create a four-way intersection with Front Royal Pike. The residential land bay will have a single connection to Front Royal Pike, and a single entrance on Warrior Drive. It is noted that no individual commercial lot access is proposed from Front Royal Pike. Safe entrance separation distances from the roundabout and other major thoroughfare intersections will be observed. A Generalized Development Plan (GDP) has been submitted as a proffered exhibit. The GDP identifies the general road layout. (Reference Attachment 4. Generalized Development Plan Exhibit for Russell 150) The conjunction of three major new thoroughfares on this property provides opportunities for this site to be a focal point for alternative modes of transportation. Interconnecting trip loops, with destinations including but not limited to the Winchester Regional Airport, Shenandoah University main campus, south Winchester existing and developing retail and employment uses, the Virginia Employment Commission, and a variety of residential communities could support alternative modes of transportation. These transportation modes include shuttle bus mass transit, bicycle, and pedestrian. The City of Winchester transit system and others involved in regional transportation programs may have an interest in bus stop shelters within this project. Flnnd Plninc The subject property can be found on FEMA NFIP map #510063-0115-B. The bottomland along Buffalo Lick Run and two small areas of branching unnamed tributaries is identified as File #3701/EAW/ajc 4 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 being within the 100 -year floodplain (or "base flood") in designated "Zone A". The remainder of the site is located outside the 100 -year floodplain in designated "Zone C". The land within the 100 -year floodplain (FEMA designated "Zone A") is, and will remain, concurrently designated Frederick County zoning overlay district FP (Floodplain) District with the surrounding base zoning district. Any disturbance of this area will be in conformance with Army Corps of Engineers and Department of Environmental Quality permitting procedures. A Road crossing of Buffalo Lick Run floodplain will be required for Warrior Drive. Except for this Warrior Drive right-of-way, the floodplain will be designated and protected as permanent open space. The main body of the Buffalo Lick Run floodplain will be included in a public park. The park will not only maintain the functioning of the floodplain, but also provide an opportunity to educate the public concerning the value of stream valley ecosystems. Watlnnric There are no designated wetlands on this site. However there is an area that may contain hydrotropic plant species. This area will be included in a detailed wetland study and any wetlands will be included in public parkland. The applicant shall comply with any requirement for Virginia Department of Environmental Quality permits. Soil Types The soil types contained in this tract have been obtained from the Frederick County GIS database. (Reference Attachment 2. Existing Soils Exhibit for Russell Farm) The subject site contains the following eight soil types: 1B Berks channery silt loam 2-7% slope covers approximately 19' of site 3B Blairton silt loam 2-77° slope covers approximately 77' of site 6C Carbo-Oaklet silt loam, very rocky 2-157' slope covers approximately 10/' of site 9B Clearbrook channery silt loam 2-7% slope covers approximately 29% of site 9C Clearbrook channery silt loam 7-15% slope covers approximately 5% of site 14B Frederick-Poplimento loams 2-7% slope covers approximately 9% of site 28 Lobdell silt loam flood plain covers approximately 3% of site 32B Oaklet Silt Loam 2-7% slope covers approximately 1% of site 41C Weikert-Berks channery silt loam 7-15% slope covers approximately 3% of site 41D Weikert-Berks channery silt loam 15-25% slope covers approximately 22% of site 41E Weikert-Berks channery silt loam 25-65% slope covers approximately 19% of site Table 5 on page 123 of The Soil Survey of Frederick County, Virginia, identifies the 3B Blairton Silt loam and 28 Lobdell silt loam soils as prime farmland. The remaining soil types on site are not identified within this table. File #3701 /EAW/ajc 5 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 Other Environmental Features Riparian buffers, measured thirty-five feet from the channel scar line, will be provided along the length of Buffalo Lick Run. For the most part these riparian buffers are within the area also designated floodplain. Although the slopes on the property are not designated by the Frederick County Zoning Ordinance as steep slope ("exceeds 50%"), the applicant recognizes there are slopes adjacent to the stream valley that should be protected and so they are being included in common open space. Likewise, wooded areas within the stream valley and associated slopes will be protected in common open space. The applicant is designing this project to do more than simply protect the environmental features of the site. The design is intended to enhance the community's appreciation of this stream valley ecosystems as surrounding properties urbanize. Should the Winchester - Frederick County Park Authority wish to accept, the applicant would consider proffering the dedication of approximately ten acres of common open space to create a Buffalo Lick Run linear trail Park. B. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: RP (Residential Performance) District B2 (Business General) District South: RA (Rural Areas) District East: RP (Residential Performance) District West: City of Winchester C. TRANSPORTATION Use: Residential Use: Commercial Use: Agriculture Use: Residential Use: I-81/future Commercial This application proposes the proffered rezoning for 440,450 square feet of commercial retail uses, 264,000 square feet of office uses and 294 attached single-family residential units on a 150.28 site. Traffic will primarily access the site via the proffered future alignments and intersections of Warrior Drive, Airport Road extended, and East Tevis Street. These planned major thoroughfares will provide inter -connections to properties located to the north, east, west, and south. The Interstate -81 Flyover for the East Tevis Street and related roadways are being funded through a unique special taxing district. These roadways are addressed in the Proffers and depicted in the Generalized Development Plan. File #3701/EAW/ajc Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 This property is the site of significant portions of the alignment and the intersections of three major planned roadways. These roadways are Warrior Drive, Airport Road extended, and East Tevis Street. In theory, the County could attempt to acquire the necessary rights-of-way for the regional roadways outside of the property -owner initiated land development process. Fortunately instead, there is a willing property owner who will dedicate the necessary right- of-way ight- ofway as a function of a rezoning application. The proffer of these vital transportation links is well timed for the prosperity of local businesses and the traveling public's convenience, in both Frederick County and the City of Winchester. The Winchester Area Transportation Study (WATS) indicates Warrior Drive, the Airport Road extended, and the East Tevis Street should all be four -lane urban design facilities. Portions of these roadways are to be median divided sections, although Warrior Road is to transition to an undivided section at some point near the southern boundary of this property. VDOT has stated the Warrior Drive and East Tevis Street rights -of -ways should be a minimum 120 feet wide. VDOT also would like to have an innovative but land -consuming roundabout at the intersection of Warrior Road and Airport Drive extended. The Warrior Drive stream crossing and East Tevis Street overpass must have adequate width to accommodate bicycle lanes. The applicant is willing to reserve approximately 19.25 acres (approximately 500 linear feet of predominately 120 foot wide right-of-way and a roundabout) of this property for collector and arterial roads. The applicant's dedication of this substantial quantity of land represents a contribution of significant economic value. The establishment of major roadways is one of the more visible forms of public infrastructure that support development on a site such as this. On one hand we acknowledge the presence of these roadways will enhance the value of the subject property. On the other hand, it should be conceded that these roads are, in great part, needed to accommodate existing and planned growth outside of this site. In recognition of the singular opportunity to create community character provided by three new major thoroughfares intersecting on this site, the applicant proffer covenants of key public space design elements. The three major thoroughfares are all to be four -lane divided road sections, with curb, gutter, and storm drains. Four -foot wide sidewalks, separated from the curb by a two -foot grass utility strip, are to be provided on both sides of these streets. The median strips and roundabout are to be landscaped with appropriate street trees. Properties fronting on these streets will be landscaped with corresponding trees along the right-of-way line. The private properties immediately surrounding the roundabout will also be subject to special treatment intended to enhance the visual presence of this road feature. Pedestrian crosswalks in the thoroughfare intersections will be constructed of exposed aggregate concrete. The street lighting will be of a unified architectural style. A Traffic Impact Analysis (TIA) has been prepared for the 150.28 -acre site by Patton Harris Rust and Associates, which is dated November 1, 2004 and is included in the Impact Analysis Statement. The TIA assumes the total build out of 294 attached single-family residential units, 264,000 square feet of office uses, and 440,450 square feet of retail uses by the year 2010. The TIA provides for a Level of Service (LOS) analysis, AM and PM peak hour traffic volumes and Average Daily Trip volumes for existing, background, and build out conditions. The TIA concludes the traffic impacts associated with the proposed Russell 150 File #3701/EAW/ajc 7 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 development are acceptable and manageable. All of the intersections analyzed will operate at levels of service "C" for 2010 background and build -out conditions, except for the Route 522 and I-81 ramp/Route 17/50 intersection which currently operates at levels of service "F". The applicant will provide the dedication of approximately 19.25 acres for major thoroughfares, as well as frontage improvements to Front Royal Pike, to facilitate safe ingress and egress and to mitigate impacts of this development. These improvements are to include a right turn lane on Front Royal Pike. All improvements are incorporated into the proffer statement for this project. Road efficiency buffers of fifty feet will separate the residential lots from Front Royal Pike and Warrior Drive. The Frederick County Bicycle Plan is depicted on page 7-17 of the Comprehensive Policy Plan. The bicycle plan indicates a "proposed designation" of a bicycle route connecting the Front Royal Pike and Airport Road intersection with an alignment that appears to follow the planned Warrior Drive all the way through to Fairfax Pike (Route 277). Due to the fact the Airport Road extended and Warrior Road projects have not yet been engineered, bicycle lanes can be included in the design. Furthermore, the East Tevis Street may be the best chance for establishing an I-81 crossing on the bicycle route system. The applicant proffers bicycle facilities parallel to Warrior Drive, Airport Road extended, and East Tevis Street. D. SEWAGE CONVEYANCE AND TREATMENT The 150.28 -acre property is located within the Urban Development (UDA) and Sewer and Water Service Area (SWSA) boundaries. There are existing 8" sanitary sewer lines serving the adjacent homes on Front Drive and Royal Avenue. There is also an 8" sewer line on the on the east side of Front Royal Pike, running from roughly Airport Road to Buffalo Lick Run. The principle collector lines for the development's sanitary sewer system will probably follow the topography to the Buffalo Lick Run floodplain, then under Front Royal Pike, and on to the 522 Sewage Pumping Station #1. It will be connected to the main in accordance with Frederick County Sanitation Authority (FCSA) regulations. Impacts of the proposed rezoning on the sewage conveyance and treatment system can be projected based on the proffered land uses of 704,450 square feet of combined commercial uses (440,450 square feet of retail and 264,000 square feet of office) and 294 attached single- family dwelling units. The FCSA design figures estimate 500 gallons per day (GPD) per acre of general commercial development, and 225 gallons per day (GPD) per attached single- family dwelling unit. The figures below represent the impact that this project would have to the sewage conveyance system and treatment system at full build -out of 440,450 square feet of commercial: Q = 500 GPD of general commercial development Q = 500 GPD X approximately 96 acres Q = 48,000 GPD projected at total commercial build out File #3701/EAW/ajc 8 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 The figures below represent the impact that this project would have to the sewage conveyance system and treatment system at full build -out of 294 dwelling units: Q = 225 GPD per dwelling unit Q = 225 GPD X 294 dwelling units Q = 66,150 GPD projected at total residential build out COMBINED COMMERCIAL & RESIDENTIAL Q = 114,150 GPD The proposed zoning is projected to increase flows to the public sewage conveyance system and the Opequon Wastewater Treatment Plant by 114,150 GPD at total build out. The design capacity of the treatment plant is 8.4 million GPD, of which approximately 6.4 GPD is currently being utilized. The total build -out of the proffered land uses would require approximately 5.7 percent of the available capacity at the Opequon Waste Water Treatment Plant; therefore, adequate capacity is available for this development. E. WATER SUPPLY The 150.28 -acre property is located within the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) boundaries. There is an existing 20 -inch water main running along the property line (a.k.a. right-of-way line) the subject property shares with Front Royal Pike. This 20 -inch main is a major transmission line from the James Diehl Water Treatment Plant. Impacts of the proposed rezoning on the water supply system can be projected based on the proffered land use of 704,450 square feet of combined commercial uses (440,450 square feet of retail and 264,000 square feet of office) and 294 attached single-family dwelling units. Design figures for comparable projects estimate 125 GPD per 1,000 square feet of commercial, and 275 GPD per attached single-family dwelling unit. The figures below represent the impact that this project would have to the public water system at full build -out of 440,450 square feet of commercial: Q = 125 GPD per 1,000 commercial square foot Q = 125 GPD X 704.45 (1,000 commercial square feet) Q = 88,056.25 GPD projected at total commercial build out The figures below represent the impact that this project would have to the public water system at full build -out of 294 dwelling units: Q = 275 GPD per dwelling unit Q = 275 GPD X 294 dwelling units Q = 80,850 GPD projected at total residential build out The proposed zoning is estimated to draw 168,906.25 gallons per day from the public water supply system. The James Diehl Water Treatment Plant is one of three sources contributing File #3701/EAW/ajc 9 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 to the blended water serving the area of this property. This treatment plant provides approximately 4 million gallons per day of potable water. The projected water usage at build -out would account for less than five percent of this portion of the blended sources. Adequate capacity is available for this development. F. SITE DRAINAGE The 150.28 -acre site generally drains to Buffalo Lick Run and then downstream under Front Royal Pike (Route 522). Preliminary engineering indicates the use of storm water management ponds in the main draws into Buffalo Lick Run. The on-site storm water management facilities will be designed to ensure that the post -development release into Buffalo Lick Run does not exceed the pre -development conditions. Stormwater management design will occur during the site development process, which will require approval by the Frederick County Engineer and Virginia Department of Transportation. The design of the stormwater management facilities will be implemented in a manner that will avoid any disturbance of the existing stream and any associated wetlands. Consideration will be given to the use of oil separators or other BMP's to minimize the impact from parking areas and other impervious surfaces. The natural drainage ways of this site present a superb opportunity for the crafting of an open space amenity. Over the last century or so, those who have farmed the property have been inclined to maintain the stream valley and adjoining slopes in a relatively natural state. Therefore the beauty of a wooded stream, and the wildlife habitat it provides, has been preserved. Now, aided by the statutory protections of designated floodplain, land planners can continue this tradition. The applicant proffers to place this stream valley, from the floodplain to the associated slopes, in approximately ten acres of common open space. G. SOLID WASTE DISPOSAL An estimate of the aggregate impact of the potential commercial and residential uses on solid waste disposal facilities can be projected based upon average annual business and attached single-family residential waste generation. According to the Civil Engineering Reference Manuel, 4th Edition, annual average volume (AV) of business consumption of landfill space is 5.4 cubic yards per 1,000 square feet of structural area. Each household unit has an annual average volume (AV) of 5.4 cubic yards of landfill volume (Civil Engineering Reference Manual, 4th Edition). The following figures show the increase in daily volume based on the proffered density of 440,450 square feet of commercial use and 294 dwelling units. AV = 5.4 cu. yd. per 1,000 sq ft commercial AV = 5.4 cu. yd. X 704.45 units (of 1,000 sq ft commercial) AV = 3,804.03 cu yd at build -out AV = 5.4 cu. yd. per dwelling AV = 5.4 cu. yd. X 294 dwellings AV = 1,587.60 cu. yd. File #3701/EAW/ajc 10 Greenway Engineering November 3, 2004 Russell 150 Rezoning Revised January 24, 2005 The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards (13.1 million cu. yd.), currently being consumed at an average of 200,000 tons per year. This capacity is more than adequate to accommodate the solid waste generated from this project. H. HISTORICAL SITES AND STRUCTURES The Russell Farm, taken as a whole with the farmhouse, outbuildings, and most importantly, the surrounding farmland is identified in the Frederick County Rural Landmarks Survey as a potentially significant property. The property is identified as "Russell Place", file #34-431. The Virginia Division of Historic Landmarks survey form indicates that neither the house nor any of the outbuildings, though all well maintained, are of substantial historic significance individually. Instead the farmland, with the cluster of farm buildings taken in this context, is what is significant. The survey refers to this farm as one of the last examples near Winchester of a sort of land use that was once "typical" all around the city. However, the coming of the road improvements envisioned by the Comprehensive Policy Plan will forever change this farmland context and greatly reduce the property's historic significance. "Russell Place", file #34-431, is the only historic feature in the immediate vicinity inventoried by the Virginia Division of Historic Landmarks. The property is not identified as being within the core area of a Civil War battlefield. We are not aware of any archeological artifacts being found on the site. The application is to be considered by the Historic Resources Advisory Board (HRAB) at their February 15, 2005 meeting. 1. OTHER IMPACTS The Frederick County Capital Facilities Fiscal Impact Model has been applied to the proffered development of 440,450 square feet of commercial retail, 264,000 square feet of office uses and 294 attached single-family dwelling units. The results of this model run indicate that the development of the subject site will result in a positive total net fiscal impact of $93,667 (+$100,449 per square foot of commercial use and -$6,782 per dwelling unit). Although the model run indicates a substantial positive net fiscal impact, the applicant has proffered an additional $10,000 to fire and rescue services. The applicant have proffered a monetary contribution that exceeds that indicated by the results of the fiscal model run in order to assist the first responder company that will provide service to the Russell 150 community. (Reference Attachment 3. Frederick County Capital Facilities Fiscal Impact Model for Russell Farm) The subject property lies within the Winchester Airport five -mile zone of influence and across Front Royal Pike from the airport support area. The applicant support the requirement that no use or structure shall be permitted which obstructs the airspace required for the flight of aircraft in landing or takeoff at such airport or is otherwise hazardous to such landing and takeoff of aircraft. No additional impacts to community facilities are anticipated by this rezoning application. File #3701/EAW/ajc 11 LI 1 r &-t� QGo g J. �l � I I I o :Y2-1 Er rn. � 1 B INTERET " Duso y r� e. Axr +< �y �,�A WARRIOR b I �, : �' _ F i 1 7 - .... • '. ZpFj _.. .. - �' r'* T , ❑ REHTjURI NOF \ _ '%i - x \\ ❑ i 1 - .•• -'- -. ` � � vcNuc� Q,i I ..... � :. j 1 f' O\\)I _ �.PRo erroxs' r.R y p YDO k ASSN N .- j 1 K a � ' LUV f vt xFRED G. VACAN KONI—N T CD w 3 u uArE I,iGA scnit, ar T• ./ 1 - _ — �\ - �' -1 �� t G �_ff�C 05RI E✓ 1 T'��M-Aeae" ASE . IREU FRO,Ki'" GENTERUNE SOF FLLE k0- slol x RO4p5. FREDERICK COUNTY 5 TOPOGRAPHY =HEct 1 Ge s Greenway Engineering October 22, 2004 Russell 150 Rezoning Revised October 27, 2004 RUSSELL 150 REZJ INlrviT Tax Parcels #64-((A))-10 & 64-((A))-12 Shawnee Magisterial District Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicants hereby proffer that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 150.28 -acres from the Rural Areas (RA) District to 96.28 -acres of Business General (B2) District and 54.0 -acres Residential Performance (RP) 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 the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon these applicants and their legal successors, heirs, or assigns. The subject property, identified as Russell 150, and more particularly described as the lands owned by Minnie K. Nesselrodt, et als, being all of Tax Map Parcels 64-((A))-10 and 64-((A))-12 and further as shown on a plat entitled Survey of the Remaining Lands of June H. Russell, by Ebert and Associates dated February 13, 1998. A.) Generalized Development Plan The applicants hereby proffer to develop the 150.28 -acre property in substantial conformance with a Generalized Development Plan approved as part of the rezoning application. The Generalized Development Plan is intended to delineate the systems of major thoroughfares that will traverse the subject property and provide access to the land bays. The Generalized Development Plan identifies the 96.28 -acres Business General (B2) District land bay and the 54.0 -acres Residential Performance (RP) District land bay. B.) Community Development Authority (Agreement to Participate) The applicants hereby proffer to participate fully in the Winchester -Frederick Community Development Authority special taxing district for the purpose of financing the construction of specified infrastructure, briefly described as (1) the Interstate-81/East Tevis Street flyover bridge, (2) the public thoroughfares of Warrior Drive, Airport Road extended, and East Tevis Street within the project, and (3) certain water and sewer capital facilities associated with these public thoroughfares. File #3701/EAW/ajc Greenway Engineering October 22, 2004 Russell 150 Rezoning Revised October 27, 2004 C.) Warrior Drive The applicants hereby proffer to develop the applicable portion of the planned thoroughfare identified as Warrior Drive within Frederick County and Virginia Department of Transportation planning documents. To wit, the applicants shall dedicate right-of-way of a minimum 120 feet in width, and extending from the intersection with East Tevis Street to the southern boundary of the subject property, in an alignment depicted in the Generalized Development Plan. The intersection of Warrior Drive and East Tevis Street shall be configured so as to maintain East Tevis Street as the through movement. The intersection with Airport Road extended shall be in the form of a roundabout. Accommodations for a bicycle route shall be included in the construction of this roadway. D.) Airport Road Extended The applicants hereby proffer to develop the applicable portion of the planned thoroughfare identified as Airport Road extended within Frederick County and Virginia Department of Transportation planning documents. To wit, the applicant shall dedicate right-of-way as required by VDOT, extending from the eastern boundary of the subject property to the intersection with Warrior Drive, in an alignment depicted in the Generalized Development Plan. The applicant shall install full intersection improvements on Front Royal Pike (Route 522) at the entrance to Russell 15096.28 -acres of Business General (B2) District and 54.0 -acres Residential Performance (RP) District, as warranted by VDOT. The intersection with Warrior Drive shall be in the form of a roundabout. E.) East Tevis Street Fly The Frederick County Board of Supervisors has approved a Community Development Authority special taxing district established for the purpose of funding construction of regional infrastructure improvements in the vicinity of the subject property. This special taxing district will fund the construction of the Interstate -81 flyover for the planned thoroughfare identified as East Tevis Street (formerly known as Pleasant Valley Road connector within Frederick County, City of Winchester, and Virginia Department of Transportation planning documents). The applicants hereby proffer to fully participate in this special taxing district. Although the special taxing district is seen as the principle means to fund construction of the Interstate-81/East Tevis Street flyover, it is noted the special taxing district will also contribute to the funding of other infrastructure improvements both within and off-site of the subject property. F.) East Tevis Street The applicants hereby proffer to develop the applicable portion of the planned thoroughfare identified as East Tevis Street (formerly known as Pleasant Valley Road connector within Frederick County and Virginia Department of Transportation planning File #3701/EAW/ajc 2 Greenway Engineering October 22, 2004 Russell 150 Rezoning Revised October 27, 2004 documents). To wit, the applicants shall dedicate right-of-way of a minimum 120 feet in width, and extending from the western boundary of the subject property to the northern boundary of the subject property, in an alignment depicted in the Generalized Development Plan. G.) Bicycle Route The applicants hereby proffer to develop a network of bicycle routes that will parallel the major thoroughfares of Warrior Drive, Airport Road Extended, and East Tevis Street within the subject property. This proffer will provide the applicable portion of the plahned bicycle route identified within Frederick County Comprehensive Policy Plan, as well as connect this system with the City of Winchester. To wit, the applicants shall establish either bicycle lanes adjoining the motor vehicle travel lanes or separate easements with asphalt trails outside the pavement section, either inside or outside the VDOT right-of-way. The applicants shall locate these facilities pursuant the direction of Frederick County and VDOT, and provide bicycle route easements of up to twenty feet in width and asphalt lanes/trails up to ten feet in width. The applicants shall install appropriate barriers and signage at all public road and public sidewalk interfaces. H) Residential Use Restriction The 54 -acres Residential Performance (RP) District land bay shall be developed utilizing one or more permitted forms of residential development, however the applicants hereby proffer to prohibit use of the following forms of subdivision or housing: 1. Single-family detached rural traditional subdivision option 2. Single-family detached traditional subdivision option 3. Garden apartment multi -family housing option I.) Monetary,Contribution to Offset Impact of Development The undersigned owners of the above-described property hereby voluntarily proffer that in the event rezoning application # is approved, the undersigned will pay to the Treasurer of Frederick County, Virginia $10,000 for fire and rescue services. This contribution shall be paid concurrent with issuance of the first building permit for construction on the subject property. It is noted that the Fiscal Impact Model Output Module prepared by the Frederick County Planning Department on October 26, 2004 indicates the combined residential and commercial uses proffered through this rezoning will yield a substantial net fiscal impact gain to Frederick County. This monetary contribution exceeds that indicated by the results of the Fiscal Impact Model Output Module. File #3701/EAW/ajc 3 Greenway Engineering October 22, 2004 Russell 150 Rezoning Revised October 27, 2004 J.) Sigpiatures The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. hi the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: Denver E. Quinnelly, Manager Date Russell 150, LLC Commonwealth of Virginia, City/County of To Wit: The foregoing instrument was acknowledged before me this day of 20 by Notary Public My Commission Expires File #3701/EAW/ajc 4 DIVISION OF HISTORIC LANDMARKS �1 SURVEY FORM Historic name THe Funkhouser/Russell Farm Common name The Russell Place Count /Town/City Frederick Street nddress or route number Route 522 bile no. 34-431 Nc *ative no(s). 9706 USGS Quad Winchester Date or period c. 1870--1890, c. 1905--1910 Original owner Perry Funkhouser Architect/builder/craftsmen Unknown Original use residential/agricultural Present owner Roy Russell Source of name Mr. and Mrs. Roy Russell Present owner address Route 522 Source of date Mr. and Mrs. Roy Russell Stories 2 Present use residential/ agricultural Foundation and wall const 'n Wood frame wall construction Acreage Unknown; land extends from stone foundation. T81 to Route 522 Rooftype Gable w/ standing seam metal State condition of structure and environsAll structures and land remain intact, but industrial developm is surrounding the farm due to the proximity to the Regional Airport and local industrial State potential threats to structure If the present owners' heirs feel pressured to sell farm to indus Note any archaeological interest commercial, or high-density residential developers, this last int Probable. farm close to Winchester would rapidly be destroyed due to its pr location. Should be investigated for possible register potential? yes 6�{ no ❑ Architectural description (Note significant features of plan, structural system and interior and exterior decoration, taking care to poi out aspects not visible or clear from photographs. Explain nature and period of all alterations and additions. List any outbuildings ai their approximate ages, cemeteries, etc.) This turn -of -the -century farm complex, remarkably intact in the midst of increasing area development, features a wood frame, weatherboarded house of two stories over a split-level basement. Four asymmetrically -arranged bays in the front portion reveal, upon closer insx the junction between the original c. 1870--1890 three -bay structure and a single -bay, two - addition several decades later (differences in window trim, and end chimney now in an intE location, the center stair hall's configuration marked by the shifting of the central fror door over to one side, provide visual evidence for the 1905--1910 remodeling that corrobot the current owner's memory). A twelve -bay Colonial Revival porch w/ plain wooden Tuscan columns wraps around three sidE the house's front portion; it also dates from the early twentieth-century renovation and probably replaced a smaller Folk Victorian porch with decorative woodwork similar to that the parlor's mantelpiece. A c. 1905--1910 overmantle with Tuscan columns and mirror decor the fireplace of the single -bay addition for which it was originally chosen. Original decorative exterior doors also remain intact on the house. The two-story rear ell has also been modified; a rear two-story addition was made to it wl the house's other major remodeling efforts took place, and its side porches have been enc: within the past fifty years. Most of the property's outbuildings remain intact to this day. They include a seven-coui American bond brick springhouse on a stone foundation, a German lap sided frame meathouse as house dependencies, and an assortment of farm -related structures. Primarily of frame construction, these structures range from a dairy barn and silo (rebuilt fifteen years ag( a fire), to a smaller barn, various machine sheds, a milk house, car/truck garages and a matching pair of hen houses. The farm retains all of its original acreage, a parcel which extends all the way from its eastern bounds at Route 522 to its western bounds at I- 81. Bufflick Run courses through near the southern edge of this property, and a spring also delivers water near to the hou Interior inspected? Not well enough to comment. Historical significance (Chain of title; individuals, families, events, etc., associated with the property.) erhis property, owned by only two families and continuously operated as a farm since its construction, is especially interesting as a typical example of farms surrounding the cit Winchester. It now serves as an important visual record: for most/all of the other simila farms in the area that have already been subdivided for high-density residential or indus use; it is a lone surviving example of the type in close proximity to Winchester. Its va acreage also provides an open space to relieve the congested "feel" of the surrounding ar VIRGINIA(D DIVISION OF HISTORIC LANDMARKS 1Jegative no(s) HISTORIC DISTRICT/BRIEF SURVEY FORM Lure #3 County Frederick City/Town/Village/Hamlet Rural Route —ri U.S.G.S.Quad wi.nchester Street address or route number Off Route 522 Commonname The Russell pl Historicname The Funkhouser Russcll Farm Building Style Folk Victorian tresentuse P.esi.denti.al/a^riculture guildingDate(s) riginal use Re ' den a 2 1. Construction Materials ® wood frame ❑ brick bond: ❑ English ❑ Flemish ❑ _-course American ❑ stretcher ❑ other ❑ stone ❑ random rubble ❑ coursed rubble ❑ ashlar ❑ dressed ❑ rock -faced ❑ log: ❑ squared ❑ unsquared notching. ❑ V -notch ❑ half dovetail ❑ saddle ❑ full dovetail ❑ square ❑ diamond ❑ concrete block ❑ terra cotta ❑ steel frame ❑ other 2. Cladding Material lO:w,eatherboard ❑ composition siding ❑ vertical siding ❑ stucco ❑ board & batten ❑ aluminum or vinyl siding ❑ shingle: ❑ cast iron ❑ wood ❑ sheet metal ❑ asbestos ❑ enameled metal ❑ asphalt ❑ glass ❑ bricktex ❑ other 3. Stories (number) ®raised basement Ca low basement s lit level 4. Bays (number): front 4 side (church) C1 symmetrical symmetrical X3 asymmetrical 5. Roof Type ❑ hipped ❑ shed' ❑ pipet' C]pyramidal? gable side ❑ mansard ❑ false mansard ❑ pediment? ❑ gambrel ❑ parapet? ❑ flat ❑ clipped end? ❑ parapet? ❑ cross gable? ❑ central front gable? roof not visible ❑ other —� 6. Roofing Material ❑ shingle ❑ composition (asphalt, asbestos, etc.) ❑ wood Q metal [I: standing seam ❑ corrugated ❑ pressed tin (simulated shingles) ❑ the ❑flat ❑ glazed El pantile ❑ slate ❑ not visible 7. Dormers (number): front side ❑ gable ❑ pediment? ❑ shed ❑ hipped 8. Primary Porch style Colonial Revival stories 1 bays 12 levels 1 materials wQQd description and decorative details Wraparound around orch w/influted Tuscan columns; probably re laces a sim ler smaller Folk Victoria h 9. General supplementary description and decoration: Stone foundation, 2 story ell w/2 story addition. 10. Major additions and alterations: 2 -story addition made to re: ell; enclosed side porches; originally porch3-bay ho, w/exterior end chimney sY are 11. Outbuildings: 7 -course American bond springhouse on stone foundation; German lap frame meathouse; associated other. farm structures. 12_ Landscape Features: The farm retains all of its original acreage. Sul 13. Significance: rano maned by only trrolfamilies farn whim yllto Operated as a fare. Typical examp surround the city of ilinchester, most of which leave been subdivided. Date: 1/10/90 Surveyed by: ll, [lackey — Figure 4. Area 3 of the Route 522 project in Frederick County showing previously surveyed buildings/properties and buildings surveyed in this report (USGS:1986, Steph r I y, VA, Quadrangle). [J 1t yy " r 1 -sa . AN OWN 2E� 1-7 -4,ice- �� 6 y; 1H�11 � ; , �—_�,� , - \, � r� ��►� .. ��'�`�'�i . i � ra �.10� Ali e �.. (°- 3� �� KTP � i�� j �>•.f i. E� S,", __ �� aYaii�Yii'L Mr. and Mrs. Roy Husseii Winchester, Virginia 22601 Primary sources (Manuscript documentary or graphic materials; gi-"e location.) eS window, alterations. etc-) ...... .. .. --------- Q'... (I '—fl" n"ll UN-Tuilv oulbuildirtas, dermidenciesan(l significant topographical feature,,;.) Iii ------------------------------------------------------------ II !� J-L-L N11 I lil�!I cilli i;lili�i I illiljil IjijilIlli I i � �I til;,' 'iI II l it ill iiiilljjii filliilll.lil i j I ill j Il �; i l � i i i ,j• i 'j I lilt I M ; i i i ii liljl j i I i I l� , --- l � ;ill l 1, LILUL- l I it I IIiilii; j� ...... .. .. --------- Q'... (I '—fl" n"ll UN-Tuilv oulbuildirtas, dermidenciesan(l significant topographical feature,,;.) Iii IiI II N:une, address I title "I 'C""d" 7/89 -� : " �� 1'� ��t � '� � �_�k.^�� "6°. e� nil '.yy_}s qv '6 ��'S 7 e: Kri.a::iaA.�. �� ft.' = �, �`hC,�•.:, � • 1. a sem' :' r �r1s ✓ �" .st"i-:.,r r � �� y "� �•�Sy4�7`'t - s,- - y ^Fi . i9pp .�t c7. $ S L l� �x'Y.�•5y�fi 5i$, ,�3. .1e �+r w�'' � 9 Y,�� Data File No. Namc Town County Photographer Contents OF MJ, 00 4�}i _�'�� , .i !� � ¢ .ems U „:• ..� f _ / , � ,:fir f " & V ` 1 y _ Q lie INVii,• r.r � r .�(� i°' v, JillAll" tel'-��f� �e,a 'r'-� t ��,'� � � _w/r��•_ �.� �\�n1 � AN an A G�•: I / Al AA - -- � .tee\ � - •.. �J `-o �,�-•� �� i � �� -`. �` - �� `_ o � mom•. � o � l• � / �- J �- � �.• �: DIVISION OF HISTORIC LANDMARKS SURVEY FORM Historic name THe Funkhouser/Russell County/Town/City Frederick Street address or route number Route 522 _ USGS Quad Winchester Original owner Perry Funkhouiser Original use residential/agricultural Farm Common name The Russell Place t ile no. 34-431 Negative no(s). 9706 Date or period e. 1870--1890, c. 1905--1910 Architect/ builder/craftsmen Unknown Present owner Roy Russell Source of name Mr. and Mrs. Roy Russell Present owner address Route 522 Source of date Mr. and Mrs. Roy Russell Stories 2 Present use residential/ agricultural Foundation and wall const'n Wood frame wall construction on Acreage Unknown; land extends from stone foundation. I81 to Routp 522. Roof type Gable w/ standing seam metal State condition of structure and environsAll structures and land remain intact, but industrial development is surrounding the farm due to the proximity to the Regional Airport and local industrial zonin( State potential threats to structure If the present owners' heirs feel pressured to sell farm to industrial' Note any archaeological interest commercial, or high-density residential developers, this last intact Probable. farm close to Winchester would rapidly be destroyed due to its prime location. Should be investigated for possible register potential? yes FXk no El Architectural description (Note significant features of plan, structural system and interior and exterior decoration, taking 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.) This turn -of -the -century farm complex, remarkably.intact in the midst of increasing area development, features a wood frame, weatherboarded house of two stories over a split-level basement. Four asymmetrically -arranged bays in the front portion reveal, upon closer inspectio the junction between the original c. 1870--1890 three -bay structure and a single -bay, two-story addition several decades later (differences in window trim, and end chimney now in an interior location, the center stair hall's configuration marked by the shifting of the central front door over to one side, provide visual evidence for the 1905--1910 remodeling that corroborates the current owner's memory). A twelve -bay Colonial Revival porch w/ plain wooden Tuscan columns wraps around three sides of the house's front portion; it also dates from the early twentieth-century renovation and probably replaced a smaller Folk Victorian porch with decorative woodwork similar to that of the parlor's mantelpiece. A c. 1905--1910 overmantle with Tuscan columns and mirror decorates the fireplace of the single -bay addition for which it was originally chosen. Original decorative exterior doors also remain intact on the house. The two-story rear ell has also been modified; a rear two-story addition was made to it when the house's other major remodeling efforts took place, and its side porches have been enclosed within the past fifty years. Most of the property's outbuildings remain intact to this day. They include a seven -course American bond brick springhouse c,n a stone foundation, a German lap sided frame meathouse as house dependencies, and an assortment of farm -related structures. Primarily of frame construction, these structures range from a dairy barn and silo (rebuilt fifteen years ago afte a fire), to a smaller barn, various machine sheds, a milk house, car/truck garages and a matching pair of hen houses. The farm retains all of its original acreage, a parcel which extends all the way from its eastern bounds at Route 522 to its western bounds at I- 81. Bufflick Run courses through near the southern edge of this property, and a spring also delivers water near to the house. Interior inspected? Not well enough to comment. Historical significance (Chain of title; individuals, families, events, etc., associated with the property.) This property, owned by only two families and continuously operated as a farm since its construction, is especially interesting as a typical example of farms surrounding the city of Winchester. It now serves as an important visual recorc'- for most/all of the other similar farms in the area that have already been subdivided for high-density residential or industrial use; it is a lone surviving example of the type in close proximity to Winchester. Its vast acreage also provides an open space to relieve the congested "feel" of the surrounding area. VIRGINIA File no. 3 �!- 5r3 DIVISION OF HISTORIC LANDMARKS Negative n s . HISTORIC DISTRICT/BRIEF SURVEY FORM #3 County Frederick City/Town/Village/Hamlet Rural Route Structure Street address or route number Off Route 522 U.S.G.S. Quad winches ter Historicnarne The Funkhouser Russell Farm Commonname The Russell Place Present use Res i.denti.al/agr.iculture Building Style Folk Victorian Originaluse esidenti Building Dates) -19OS-1910 1. Construction Materials 3. Stories (number) 2 C$ low basement (3 raised basement split level ®wood frame 4. Bays (number): front 4 side (church) ❑ brick bond: ❑ English ❑ symmetrical Xg asymmetrical ❑ Flemish ❑ -course American ❑ d❑ ❑ stretcher FRoofe pet? ❑ yramidal? other side ❑ mansard ❑ stone pement? ❑false mansard ❑ random rubble ❑ parapet? ❑ gambrel ❑ coursed rubble ❑ ashlar ❑ dressed ❑ clipped end? ❑ flat ❑ ❑ rock-faced ❑ cross gable? parapet? ❑ central front gable? ❑ roof not visible ❑ log: ❑ squared ❑ unsquared ❑ other otching notching- ❑ V-notch ❑half dovetail 0 6. Roofing Material g ❑ saddle ❑ full dovetail ❑ square ❑ diamond C3 shine ❑composition (asphalt, asbestos, etc.) ❑ concrete block ❑ wood ❑ terra cotta C1 metal ❑ steel frame E lstanding seam ❑ other ❑ corrugated ❑ pressed tin (simulated shingles). 2. Cladding Material ❑ the ❑ pantile ❑ flat ❑ glazed fl;weatherboard ❑ composition siding ❑ slate ❑ vertical siding ❑ stucco ❑not visible ❑ board & batten ❑ aluminum or vinyl siding Dormers (number): front side 7. D ❑ shingle: ❑cast iron ❑ wood ❑ sheet metal ❑ gable ❑pediment? ❑ asbestos ❑ enameled metal ❑ shed ❑ asphalt ❑ glass ❑PPS ❑ bricktex ❑ other 8. Primary Porch style Colonial Revival stories 1 1 bays 12 levels materials wood y = description and decorative details Wrap around porch w/influted Tuscan columns; probably replaces a simpler, smaller Folk Victorian f p ' orch, 9. General supplementary description and decoration: f! Stone foundation, 2 story ell w/2 story addition. 10. Major additions and alterations: 2-story addition made to rear ell; enclosed side porches; originally a 3-bay hous w/exterior end chimney - side bay & porch are 11. Outbuildings: 7-course American bond springhouse on stone foundation; German lap frame meathoiise; associated other farm structures. 12. Landscape Features: The farm retains all of: its original } acreage. 13. Significance: Faun armed by only taro families & cOntinuouSly operated as a fain. Typical example of farp..n which lised to mirr_ound the city of Winchester, most of which It, been subdivided. - s .;. Surveyed by: Date: Il. Ilzckey 1/10/90 l 7 r ln� WT End project h 725, mal sch 4t 4 V -`A U3 X771 42:(34-464) Dors vane" 4 1 lIoil I f (34-427) 1 f 1(7 so 40 (34-46 0 -462) 0 2 391(34 38(34 -461) Y. 4 (34-431) ; 3 , " 07 P0 U . , ? �� 37.(34-459) 7/ 1-.- - Wit �Airl f;36(34-460)13 13M1 7 f2 7� 1;, 4 700 1 )IfA(" !hfl S V 723 -,A MIA "(!34-433) 5 GN v (34-432) 61. 151 MILS Shenandoah`, 32 MILS ( Memorial Park -144) 35-04 7jJ .11 11. jj SCALE 1:24000 1 MILE 1000 0 1000 2000 3000 4000 5000 6000 7000 FLET .5 0 1 KILOMETER CONTOUR INTERVAL 10 FEET Figure 4. Area 3 of the Route 522 project in Frederick County showing previously surveyed buildings/properties and buildings surveyed in this report (USGS:1986, I- y, VA, Quadrangle). FA At } . ,+ + z , oil I. 110 io W,�,� ifrl;f ,1%IF, G.rj -�r� • __ .� . f , Ji .- so I... ` .. . Y As Xr— a rA C Ii � j \\�\�~ f� - �� Y �a'Qrll�1� a Dior e[s'ii.> �• ( .. �q c� • C { Published sources ( Books, articles, etc., with niniiographie Baia. )- Mr. and Mrs. Roy Russell Winchester, Virginia 22601 Primary sources (Manuscript documentary or graphic materials; give location.) Plan (Indicate locations of rooms, doorways, windows, alterations, etc.) II I I �I�, I I I �i,�ll �I I I I 1 I I�I'III Il 111 ISI I li�lli�'Illl I IIIIIIIIII II;I III: I'' .I 'Il,illl!li� L I I hill ! 1111 II i'llll{ f u II-; ii IIII II. I III III{I li ! I � Illli:l III I SII III �i 1 I ( I ► II I i � I � I I I I � I I I li I � 1 i I � � i �11;111ii , i li ' !IIII HH'I ,II 11,E 11 Il�i!Ilij I I li�il7�l�ll!i�l��lil I 111( I I i i I ,ifll III i IIII I , Il IIII llllllil �II!111 l I� I ''.i � !li,�llj Ill) I I I ll1 ��Ij I ,` I II I II III I I'! I i,,tzi�I� , Iii a jlli I ill Ili II! II II lillllili j--�I fY11J�fi Ihci��" I I I I ILI I I I S ,. I I I I f f I I I I I I I illlli i � iI 1 iII' I!�1 IIIA II IIII 1 III �� LU -1 IJ I Site plan (Locate and identify outbuildings, dependencies and sifznificarit topographical textures.) �T - - 1 iI i Ili I I I I I I I I �'i i III ii I `ill I I I i I II I I I I! I I I I II'1 I�I I�ji+11 1 I �I I IIII , i ,II 1 1 Ilii ; I I I 11111 I I j I;; j i i t Ir'lk t.1 I 'tci<.i i t i i it I Illlliilill llllilli� �illli�i� i,l��1i111111i44i!�11111I I I CI �1 i I I 1 I II ��ii !I'Itll I jt li I I r ; I Name, address and title of recorder Date 7/89 I I IiI I I. ii Ililll!Ili Ijilllf�! II Illllil! ill j l I;i 11 1 I� � •� - I I 1 I l i l lil�lj;l� a�No I I I I I ,�li VIII � �I i I II! i I IIIli111111 I it 1 l li 1 b.,rrai 11 it}�I I I j I i,,tzi�I� , a I ill Ili II! II II lillllili j--�I fY11J�fi Ihci��" I I I I I I I S ,. I I I I f f I I I I I I I illlli i � iI 1 iII' I!�1 IIIA II IIII 1 III �� I I I I li'Ilil �I III ' i I I I Name, address and title of recorder Date 7/89 JJL&..— - . — C: a[ I -,s- T. "- ...Mm 11W : M -''i Lm z - Date 7 File No. :> Town County �i lid, Photographer Contents hn. (v/ (% , ••• 1, `. ),� Sllene oeh 1 j { �1� q�yibA --rte- - t r tt'• �. �Jj•' .r. r < n .Fr9 ESM •'r I (( imar , gy 1�--/�'�b �r/� i III [" T Cem yt"• ,i// I /v a Y�4..if,' �i�A,S t.•.�' `I•. ,tl• [ � �r� Imo• l � 6M �1• � +�; , w ; � r l ,�, �' iii :' II f �I , ' i�[i � s. - vl • ' • �j wrh, „ yI / , J' c . •{b� - :�� I�� '•il ,INTEIR .moi �� ' •' �I � �- � j.,l ry •� 11 � , jp !'~ F o Ping r ./• {1 vi' . v In jE r '03 1= t • •� f v I� . w , -' r • i - - - - --fir ,38, W VPI '•i ••+Itii imena:Star—..'• r. ,81� I ,� -�'{ [ r. 836 •� Robs son> :e1n�!'ral5ch '725 �o Jj y' -�kj� ��f�" l t �)!ii 700 I �,I ;r.�• �LF 40� V�Ie -mss. /�- - '$ �T •"' qT .�1'4 _ I� .. "/� ._ Y ��'t �� _J ��_��.� �'�n> s(. ri. l�� ,,Ir•'h(rif �l, 7r�, �- �a -.V, I v ��^=.�'•�Kernstown .� ":a 0 ,a: h� '`'$i�� cp :� 4wf• - /) `� l"""�.• ✓ iii ` I. +�o �� .•� P• '� i, 15 726 1 465 ' 6527.3 : Al �'�'I �" � . ry iso �4 •`� >_ 'I __ *�. r\', 1''43 / .'.`\ ` {•, tt Shenandoah // }t �.��. f••�� !d. Memorial Park 4337 ,4N I If�.� J 0 Winche'slei Muilicip3l / 7J 437 650 gly •�� 650 nI. •INTERIOR -GEOLOGICAL SURVEY, RESTON. VIRGINIA -1987 78 7, 1 ! r /.. %• City of Winchester A. Z. t l � Rt. 37 Ex. 80 Ex Frederick Co � 1 • •- ;, �� ,, { ': .'' t� fr .�� I •� U.S. 71 -.....;' ± --- Retained Integrity jl` Stephens City Lost lnteg Ity Study Arear Boundary Core Araa Boundary 3 t-tR16 1 Streams and Rteere County or City Boundary scale milesf MAP 33: SECOND KERNSTOWN INTEGRITY — 1991 (Numbers keyed to battle phases) FREDERICK COUNTYRURAL LANDMARKS SURVEY CHAPTER 3: AGRICULTURE (Fig. 53) These pens are v -notched and differ from other barns surveyed of this type in that they are solid up to about seven feet high, then they become open bays. An inscription of the date 111856" was found on one of the solid boards near the bottom of the northwestern pen. (Fig. 54) The main house dates to this ' period so one can assume that this date is also applicable to the barn. Not all barns from this period are of log construction. The one at Lona Green 34-100 is a post and beam barn with hand-hewn beams and unique pegs that are square, not round, as in most barns of this type. E. FREDERICK COUNTY AND THE CIVIL WAR 1860-1865 The Civil War brought an abrupt end to the development of new farms. The Shenandoah Valley provided Confederate troops with food and grains and became known as the "Breadbasket of the South". Frederick County experienced several barn- and mill -burning campaigns, so that only a limited number of pre -Civil War examples of these resources exist. In addition, many fences were destroyed so that livestock could no longer be confined. No resources were found that were built during this period. F. RECONSTRUCTION AND GROWTH 1865-1914 01 The reconstruction process was slow in the region. The Civil War had destroyed many farms and their productivity 01 was greatly curtailed. If the surviving resources accurately reflect this historical pattern, construction did not resume in the study region until around the 1870s. The number of farms in the Valley increased considerably from 01 1860 to 1910, more than doubling in Frederick County. (Pezzoni,1860-1910, p.3) Farms in the county during this period generally ranged in size from one to 99 acres. 01 (Pezzoni, 1860-1910, p.5) By the turn of the century, steam became an important source of mechanical power and was used alongside the traditional horse. This helped the productivity of farms and allowed greater diversification of products. Frederick County was a leader in corn and wheat production during this period. The wheat yield was about 12 bushels per acre compared to the present yields of about 50 bushels JA per acre. (Pezzoni, 1860-1910,p.7) Fruit production also increased during this period. Cherries and peaches were grown in Frederick, but it was the apple -that was the most important fruit. Apple production grew in the county, especially after 1910. This created the 124 FREDERICK CO UNTY R URAL LANDMARKS SURVEY CILAPTER ; AGRICOLTURE need for fruit packing houses, barrel -making operations and other industries related to apple production. Barns continued to be built as frame bank barns on stone foundations. Terra-cotta the silos, which emerged around 1910, were also found in the county. Several wooden silos were also built in the county during this period. From this period on, the demand for dairy products grew, causing an increase in dairy -oriented barns in the county. The 496 resources identified in the study region include many farms that are still in operation today. A large majority of these are earlier farms which had their agricultural buildings replaced during this period. Evidence suggests that the foundations of barns that were burned during the Civil War were reused with later superstructures. The Pennsylvania bank barn was by far the most common barn form during this period. In addition to a barn, the majority of properties listed also have free- standing corn cribs with a drive-thru central bay, shed - roofed chicken houses, modern concrete silos, frame stables, and frame animal and machine sheds. A very few resources have frame granaries. SITE NAME NUMBER Belle Grove 34-2 Millbank 34-5 Rosedale 34-11 Monte Vista Farm 34-14 Homespun 34-16 Cather-Glaize-French House 34-18 Valley Stream Farm 34-25 Stoney Lonesome Farm 34-27 Neill -Huck House 34-28 Long Meadows 34-31 Richards House 34-32 Birmingham -Madigan House 34-34 Barkow -Felton House 34-36 Tolkson House 34-40 Ewing-Racey House 34-43 Pinetop 34-44 Smith, Aunt Mary House 34-47 Springfields 34-48 House, road to Long Green 34-51 House, Rt. 522N 34-53 Brannon Farm 34-56 House off of Rt. 696 34-59 Zea House 34-65 LaGrange 34-69 Solenberger House 34-72 Ridings-McClunn House 34-73 Cooley House 34-74 Stickley House 34-75 Deerfield Acres 34-76 125 128 '. RURAL LANDMARKS SURVEY FRFDFRICK COUNTY CHAPTER 3: AGRICULTURE NUMBER SITE NAME Routs 604 34-379 House, Himelright, Joseph House 34-380 House, Route 603 34-390 34-392 Brill, James B. House 34-397 Adams Farm 34-401 � Anderson's Tavern 34-415 Baker House Gaylord House 34-415 Dawson, 34-425 Carper Farmhouse 34-429 Farmhouse, Route 633 34-43034-431 Rosenberger Farm Russell Place Macedonia 34-435 House near 34-435 Faulkner House 34-443 "L.J.G.'+ House 34-444 Funkhouser Farm 34-448 Comer House 34-453 Armel Homeplace 34-455 Fort Hill Farm 34-464 Beaver House Log House, Cather's Run _ 475 Smith, Dr. S.J. House 34-480 34-482 Eaton Log House 34-483 Lewis, J.R. House 34-485 Griffin, John House 34-485 Sunrise Tenant House at Brightside 34-487 Old Hoover Place 34-491 34-492 Larrick-Hatcher House 34-494 Homestead, The 34-496 Larrick, Julian House 34-498 Rogers House 34-499 House, Route 600 34-501 Bagent, H.M. House 34-503 House, Route 684 34-511 Whitaker -Owens Home 34-519 Church of Christ Hse.& Barn 34-52734-533 Martin House House, Route 522 34-543 House, Route 789 34-559 House, Rt. 679 34-560 House, Route 522N 34-562 House, Route 522N 34-565 Baker House 34-567 House, Route 693 Route 693 at Route 770 34-569 House, 34-573 Grove Place Braithwte.-Adams-Shanhltz.Farm34-576 -574 Allemong-Shanholtz Place 34-576 Shenk House 34-584 House, Rt. 695 34-585 Bagent-Dick House 128 FREDERICK COUNTYRURAL LANDMARKS SURVEY CHAPTER 15: RECOMMENDATIONS LIST OF POTENTIALLY SIGNIFICANT PROPERTIES NUMBER NAME QUAD NUMBER NAME QUAD 34 5 Millbank Stephenson 34 330 Round Hill Presbyterian Church Winchester 34 9 Opequon Presbyterian Church Winchester 34 335 Wotring House Hayfield 34 16 Homespun Winchester 34 338 Ctowser House Hayfield 34 18 Cather-GLaize-French House White Halt 34 339 Larrick-Legge House Hayfield 34 20 McKay House Stephens City 34 345 Jobe House and Woolen Mill Inwood 34 34 25 Valley Stream Farm 27 Stoney Lonesome Farm Winchester Winchester 34 348 Jenkins -Faulkner House 34 352 Miller's House at Hayfield Hayfield Hayfield 34 28 Neill -Huck House Winchester 34 354 Singhas House Winchester 34 48 Springfields White Nall 34 355 Homestead Hayfield 34 69 LaGrange Stephens City 34 357 House,Route 600 Hayfield 34 70 Bond House Winchester 34 360 Saint John's Lutheran Church Hayfield 34 71 Rice -Robinson House Stephens City 34 369 Fawcett, John House Hayfield 34 75 Stickley House Stephens City 34 371 Mountain View Church Mountain Falls 34 76 Deerfield Acres Middletown 34 378 Zepp, Guy S. House Mountain Falls 34 77 Bauserman House Middletown 34 379 House, Route 604 Mountain Falls 34 78 Marlboro Spring Farm Middletown 34 380 Himelright, Joseph House Mountain Falls 34 79 Spring Hill Middletown 34 385 Schultz House Hayfield 34 81 Green Hill Middletown 34 388 Gravel Srings Mill Mountain Falls 34 82 Heater House Middletown 34 390 House, Route 603 Mountain Falls 34 85 Aspen Shade Winchester 34 401 Anderson's Tavern Gore 34 86 Glass -Rinker House Winchester 34 410 567 Pioneer Drive Stephenson 34 88 Stoney Acres Winchester 34 417 Carper, John House Winchester 34 91 Braddock Heights Winchester 34 420 Carmen House Winchester 34 92 Baker House Winchester 34 421 Greenwood School Stephenson 34 93 Hodgson House Winchester 34 426 Carper's Valley Methodist Church Stephenson 34 94 Hodgson, Abner House Winchester 34 430 Rosenberger Farm Winchester 34 95 Gold House Winchester 34 431 Russell Place Winchester 34 96 Manuel House Winchester 34 433 Evendale School Winchester 34 98 Walnut Grove Winchester 34 443 "L.J.G." House Stephens City 34 104 Barrett House White Hall 34 444 Funkhouser Farm Stephens City 34 108 Valley Mill Farm Stephenson 34 450 Armel School Stephens City 34 109 Highbanks Stephenson 34 455 Fort Hill Farm Stephens City 34 34 112 Carter -Hardesty House 114 Zinn House Stephenson Stephenson 34 480 Smith, Dr. S.J. House 34 485 Griffin, John House Gore Capon Bridge 34 117 Overhill Farm Hayfield 34 487 Tenant House at Brightside Winchester 34 118 Froman, Paul House Middletown 34 492 Larrick-Hatcher House Hayfield 34 120 Jenkins House Hayfield 34 496 Larrick, Julian House Gore 34 121 Hayfield Hayfield 34 500 Madia House Gore 34 122 Selma Hayfield 34 502 Old Gainesboro School Gore 34 129 Shady Oak Stephens City 34 513 Log Complex Route 684 Gore 34 131 Kendrick House Middletown 34 524 Liberty Halt Winchester 34 132 Elm Shade Winchester 34 527 Martin House Winchester 34 133 O'Connell House Winchester 34 534 Solenberger Orchard Winchester 34 135 Godfries-Sempeles House Winchester 34 546 Greystone Farm Winchester 34 136 Waverly Inwood 34 588 Sleepy Creek Farms Ridge 34 138 Vaucluse Middletown 34 591 North Mountain Pines Winchester 34 139 Valerie Hill Middletown 34 593 Dick School Ridge 34 141 Waveland Middletown 34 602 Files Chapel Ridge 34 143 Frederick Hall Stephens City 34 605 Howard's Chapel White Hall 34 144 Sullivan House Stephens City 34 612 Staub, L.N. House White Halt 34 145 Evendale Winchester 34 614 Ridge Quaker Cemetery Winchester 34 149 Barrett -Fries House White Hall 34 615 Pine's Store White Hall 34 150 BaiLey-Fries House White Hall 34 625 Stimmel-Milburn House White Hatt 34 154 Locust Level Inwood 34 630 Gainesboro School Gore 34 155 Pitzer House Inwood 34 631 GLendobbin Winchester 34 156 SaspirilLa Springs Inwood 34 632 Bungalow, Rt. 672 Winchester 34 157 Northwood Inwood 34 639 Foxtrap Farm White Hall 34 172 Gardner House Stephens City 34 643 House, Rt. 739 White Hall 34 181 Stuart, Betty Meade House Stephenson 34 645 Reese House (barn) White Hatt 34 186 Anderson House Gore 34 648 Shady Knoll Farm White Hall 34 188 Richards House Mountain Falls 34 652 White Hall Grocery White Hall 34 189 Smith (Cedar Grove) Mill & house Middletown 34 657 White Hall Methodist Church White Hall 34 192 Fremont Church Hayfield 34 659 White Hall School White Hall 34 193 House, Route 600 Hayfield 34 663 Brown House White Halt 34 194 House at Mountain Falls Mountain Falls 34 664 Smoke's, Dr. House White Hall 34 198 Friendship Church Stephens City 34 667 Conrad, H.F. House White Hall 34 213 Stone House near Belle Grove Middletown 34 669 Cook, C.R. House White Hatt 34 215 Spiggle House Middletown 34 673 Griffith -Ritter House White Hall 34 219 Kiln at Meadow Mills Middletown 34 674 Welltown School White Hall 34 223 Idlewild Middletown 34 676 Wright -Teets House White Hall 34 236 Western View Farm Middletown 34 680 McClure House Inwood 34 237 Dinges House Middletown 34 685 Brucetown Methodist Church Inwood 34 245 Rose Hill Stephens City 34 687 Fraizer-Gteisner House Inwood 34 251 Hite's Chapel Middletown 34 690 GLeisner,Michael Inwood 34 256 Tabb House Hayfield 34 692 Jefferson,Mason House Inwood 34 258 Ridge School White Halt 34 695 Reid House Inwood 34 260 House at Vaucluse Stephens City 34 702 Swimley, Samuel Sr. House Inwood 34 284 House at Kline's Mill Stephens City 34 703 Helm -McCann Property Stephenson 34 34 285 House at Kline's Mill 286 Guard House Stephens City 34 704 Brumley House Stephenson 34 296 Grim, 011ie House Stephens City Stephens City 34 708 Clearbrook Presbyterian Church 34 711 Blue gall Inn Inwood 34 315 Stone House at eartonsvitle Stephens City 34 715 Bruce House Inwood Inwood 34 316 House at BartonsviLLe 319 Stephens City 34 717 Rose Lawn Stephenson 34 34 Carysbrook 320 Carysbrook Redoubt Stephens City Stephens City 34 726 Swarthmore 34 727 Rutherford's Farm Stephenson Winchester 34 328 Dunlap, Donald R. House Capon Springs 34 729 McCann, Thomas House Stephenson 248 BYLAWS FREDERICK COUNTY HISTORIC RESOURCE ADVISORY BOARD HRAB I. Purpose of the HRAB 1.1 Mission Statement - Provide guidance to the Planning Commission and Board of Supervisors on issues concerning the County's historic resources. 1.2 The HRAB was created in 1987 by the Frederick County Board of Supervisors to consider the impact of a rezoning or development on historically and architecturally significant sites and structures. 1.3 The HRAB will make recommendation of applications, either approval, approval with conditions or denial. The recommendation will be based upon the proposed treatment of historic resources as well as the degree of their significance. If conditions are placed on the application, they shall be based on attached document `Formulating Good Recommendations ". II. Membership 2.1 The HRAB consists of nine voting members, one member from each magisterial district and three members at large. In addition to a Planning Commission Liaison, a staff member from the Planning Department, as well as an historic preservation consultant that advises the Board, also attend the meetings. 2.2 Members are appointed by the Board of Supervisors. 2.3 The Chairman and Vice Chairman shall be elected by the HRAB for a term of one year. 2.4 The HRAB will have an annual training session. 2.5 HRAB members will be encouraged to attend outside training sessions and conferences. 2.5 If an HRAB member has a conflict of interest with an application, it is expected that they refrain from making recommendations. III. Meetings 3.1 Meetings are held every third Tuesday of the month from 7:30pm to 9:OOpm as needed, meetings are also open to the public. 3.2 Special meetings may be called for training sessions or if more time is needed for discussion of applications. Special meetings must be voted on by the HRAB and a majority vote must be obtained. 3.3 The staff member for the HRAB is required to make site inspections for all applications. The HRAB members are also encouraged to make site visits. 3.4 Since the HRAB is an advisory Board and only makes recommendations, public hearing and public notices are not required. 3.5 A majority is required for an approval or denial recommendation; however, all recommendations will be recorded. 3.6 The HRAB will be courteous and respectful to each other and all applicants. DMAF� SUBMISSION REQUIREMENTS 1. Projects Requiring Historic Resource Advisory Board Review For all applications and plans subject to HRAB review, the HRAB may require the submission of any or all of the following information and any other materials as may be deemed necessary for the proposals review: 1.1 Copy of Rezoning, Master Development Plan, Conditional Use Permit application and supporting materials, including at a minimum: 1.1.1 Completed land use application 1.1.2 Impact analysis required by Section 165-12 of the Frederick County Zoning Ordinance, including the location of historic structures and sites in relation to the site and impacts on those historic structures and sites 1.1.3 Any conditions proposed by the applicant to preserve historic and archaeological resources on the site pursuant to Section 165-13 of the Zoning Ordinance. 1.2 Description of proposed development or construction project, including proposed uses and general timeframe for development; 1.3 Preliminary Generalized Development Plan, Master Development Plan or conditional use site plan for the property, if available, showing the type and location of proposed new development and the treatment of any historic structures and features on the site; 1.4 Status of any identified historic or archaeological resources on the site (e.g, located in any identified historic area, survey area, or battlefield site or individually listed on a local, state or national historic register) and presence of other historic structures or significant landscape features or archaeological sites; 1.5 Any relevant information on record with the Virginia Department of Historic Resources pertaining to the site or to adjacent historic properties; 1.6 Photographs of the site and adjacent properties showing existing buildings and the relationship of the proposed project to the surrounding streetscape and landscape. 1.7 Photographs of all historic resources on the property, including interior views that identify the character and defining features of the site.