HomeMy WebLinkAboutPC 04-20-94 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Old Frederick County Courthouse
Winchester, Virginia
APRIL 20, 1994
7:00 P.M. CALL TO ORDER TAB
1) Meeting Minutes of March 16, 1994 .......................... A
2) Bimonthly Report ...................................... B
3) Committee Reports .................................... C
4) Citizen Comments ..................................... D
5) Presentation by William H. Bushman, Virginia Department of Transportation,
regarding alternatives that will attempt to alleviate existing traffic
problems in and around the I-81/11 North/Route 37 interchange area.
.................................................E
6) Revised Master Development Plan #002-94 of Lake Front Condos (formerly
Lake Centre) for 28 condominium units within three structures. This
property is located at the southeast corner of the intersection of Route
642 (Macedonia Church Road) and Chinkapin Drive, in the Shawnee District.
(Mr. Bise) .......... F
7) Discussion regarding a proposed rezoning and master development plan for
91 acres surrounding Star Fort.
(Mr. Tierney) ........................................G
2
8) T1;vi-iEcvinn with Mr Friwin F. White rPgarrlino, n request to extend a sewer line
to a 78 acre parcel of land which lies outside of the Urban Development
Area and the Sewer and Water Service Area. This property is located
approximately one half mile east of the Parkins Mill Plant on the south
side of Route 644 (West Parkins Mill Road) in the Shawnee District.
(Mr. Tierney) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . H
9) Discussion with Mr. E. Frank Smith regarding a request to relax the Subdivision
Ordinance regulation pertaining to depth and width ratio requirements.
(Mr. Miller) .........................................
10 Other.
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING f``f11Vf_Iti(_V. NZ flN
Held in the Board Room of the Old Frederick County Court House in Winchester, Virginia on
March 16, 1994.
PRESENT: Planning Commissioners present were: James W. Golladay, Jr., Chairman; John
R. Marker, Vice Chairman/Back Creek District; Marjorie H. Copenhaver, Back
Creek District; Todd D. Shenk, Gainesboro District; Roger L. Thomas, Opequon
District; Charles S. DeHaven, Jr., Stonewall District; George L. Romine, Citizen
at Large; John H. Light, Stonewall District; Robert A. Morris, Shawnee District;
and Robert M. Sager, Board Liaison;
ABSENT: S. Blaine Wilson, Shawnee District; Vincent DiBenedetto, Winchester City Liaison
Planning Staff present were: Robert W. Watkins, Director/Secretary; W. Wayne
Miller, Zoning Administrator; Evan A. Wyatt, Planner II; Lanny C. Bise, II,
Planner I; and Kris C. Tierney, Deputy Planning Director.
CALL TO ORDER
Chairman Golladay called the meeting to order at 7:00 p.m.
BIMONTHLY REPORT
Chairman Golladay accepted the Bimonthly Report for the Commission's
information.
COMMITTEE REPORTS
Comprehensive Plans & Programs Subcommittee (CP&PS) - 3/14/94 Mtg
Mrs. Copenhaver reported that the CP&PS continued their discussion regarding
the sewage problem in the community centers of Round Hill, Clearbrook, and Brucetown. She
said that the Subcommittee concluded that further studies were needed and possibly, the best
approach would be a land use study of those areas.
E
Development Review .& Regulations, Subcommittee (DR&RS) 2/22/94 Mtg_
Mr. Thomas reported that the DR&RS finalized the recommended density
requirements for the revised RP Zoning District. He said that they also discussed ways to
simplify conditional use permits and ways to make them a little less expensive. Mr. Thomas said
that the Subcommittee made a recommendation for two citizen members for the DR&RS.
Economic Development Commission
Mr. Romine reported that the EDC held a retreat on Saturday, March 5, and a
wide range of topics were discussed.
Battlefield Task Force - 3/9/94 Mtg._
Mr. Light reported that the Task Force discussed the Grim Farm. Mr. Watkins
noted that the LFPDC has put together a very good map outlining possible tours for the area.
Mr. Watkins also noted that Frederick County -Winchester is in the process of applying for
another grant from the National Park Service and this one will be for work regarding battlefield
tours.
ITIZEN COMMENTS
Discussion with Mr_ Thomas G. Brubaker, resident of Cedar Creek Grade, regarding the
placement of mobile homes on a 14 -acre parcel owned by Woodbine Farms.
Mr. Thomas G. Brubaker, a resident of Cedar Creek Grade, came forward to
express his objection to Woodbine Farms installing mobile homes for agricultural workers in his
neighborhood. Mr. Brubaker had sent a letter of opposition to John R. Riley, Jr., County
Administrator, signed by 21 Cedar Creek Grade residents. (A copy of the letter and attachments
are included in the Commission's agenda.) He also presented photographs of the 14 -acre parcel
in question, showing an existing house and a mobile home. He felt that the existing house and
trailer were an eyesore. Mr. Brubaker cited Section 165-26 of the Frederick County Code and
he interpreted the Code to state that agricultural accessory uses were only allowed on the same
parcel as the primary use. Mr. Brubaker felt that the mobile homes would have a detrimental
affect on property and home values for himself and other adjacent property owners. He felt the
area was unsuitable for the number of mobile homes that would be permitted and he was also
3
concerned that the mobile home use would become the principal use of this property.
Chairman Golladay explained that in the 19801s, the Planning Commission, after
considerable discussion, endorsed an ordinance amendment to allow agricultural housing as an
accessory use to the primary farming use. Chairman Golladay said that discussion also centered
around whether or not the housing should be located on the actual parcel being farmed or on the
farm in general. He said that because of the various sized parcels owned by those involved in
agricultural production, it was determined that this ruling should apply to the entire acreage and
not just the parcel upon which workers were working at the time. Chairman Golladay said that
as far as this situation is concerned, this is an allowed use.
Mrs. Gloria Brubaker, wife of Mr. Thomas G. Brubaker, also came forward to
speak in opposition to permitting mobile homes on the Woodbine Farms parcel. Mrs. Brubaker
felt that property values would be affected and she had concerns about security and safety issues.
Mr. Ray Evans, a resident of Cedar Creek Grade, said he moved into the
neighborhood in November of 1993. Mr. Evans said that had he known there would be four
mobile homes possibly housing 22 people on the adjacent property, he would not have built his
home at this location.
Chairman Golladay said that since this was a permitted use under the Frederick
County Code, the only other course of action for Mr. and Mrs. Brubaker and Mr. Evans was
to request an ordinance amendment through the Development Review & Regulations
Subcommittee or to seek civil restitution.
PUBLIC MEETING.
Master Development Plan #001-94 of Woodside Estates for single-family detached homes.
This property, zoned RP (Residential Performance), is located west and adjacent to Route
641 (Double Church Road), south of the intersection of Route 277, and is identified as
PIN 86-A-20 in the Opequon District.
Action - Approved
Mr. Charles W. Maddox, Jr., Engineer with G. W. Clifford & Associates,
presented the master development plan (MDP) to the Commission. Some highlights of Mr.
Maddox's presentation were: the development would contain 66 lots at 10,000 square foot each;
curb and gutter will be installed; one connection will be provided to Route 641; stormwater
management will be provided; the MDP meets all of the minimum environmental requirements
of the ordinance; and all of the lots provide 80' frontage.
Mr. Maddox said that the development had been specifically designed to minimize
4
the disturbance of woodlands and no more than 25 % of those areas will be disturbed. Mr.
Maddox noted that water is available at the site and the developer will fund all of the off-site
sewer installation from the existing sewer system on Route 277 to the development.
Mr. Bise said that this MDP meets the 25 % open space requirement and the
ordinance requirement for allowable disturbance of environmental areas. Mr. Bise stated that
the staff would like assurances that no more than 25 % of the woodlands will be disturbed when
lots within the wooded area are developed.
Mr. Bise also stated that the MDP indicates a 50" road efficiency buffer with a
full screen situated on a six-foot high berm north of the subdivision entrance along Route 641.
He said that the plan does not indicate the buffer on the south side of the subdivision entrance.
Mr. Bise said that the species of plants and density needs to be made clear on the plan. Mr. Bise
concluded by saying that the staff was recommending approval, contingent on all staff, review
agency, and Planning Commission comments being adequately addressed.
There were no public comments.
Commissioners were concerned about the adequacy of Double Church Road (Route
641) in light of the number of subdivisions in the area. They felt there was an increasing need
for turn lanes on Route 641. It was noted that road design details would be addressed at the
subdivision stage. The Commissioners were also concerned that no more than 25 % disturbance
of woodlands would take place when lots are developed.
Upon motion made by Mr. Thomas and seconded by Mr. Romine,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend
approval of Master Development Plan #001-94 of Woodside Estates for 66 single-family detached
homes with the stipulation that all staff, review agency, and Planning Commission comments are
adequately addressed.
This resolution was passed by the following majority vote:
YES (TO APPROVE): DeHaven, Shenk, Thomas, Romine, Copenhaver, Marker, Light
NO. Golladay, Morris
Discussion with Delmer Robinson, C_ L. Robinson Corporation, regarding a possible
rezoning of 16 acres from RA (Rural Areas) to B-3 (Industrial Transition) for the
proposed VDOT headquarters. This property is located on the south side of Route 50
West, at the intersection of Route 803, in the Back Creek District.
5
No Action
Mr. Edward Robinson, President of C. L. Robinson, said this site was viewed as
a good and logical location for the new district office of the Winchester Division of the Virginia
Department of Transportation because it is the approximate geographic center of Frederick
County; the site has easy access to Routes 50, 522, 11, 37, and I-81; and the property will be
accessible from Route 803 as well as Route 50.
Mr. Robinson said that VDOT will provide buffering to protect residential areas.
He said that adjacent businesses are conducting similar activities and the site is not currently
being used for agricultural purposes. He said that since this property is located next to Perry's
quarry, they will have access to a gravel supply and therefore, they will not have to store gravel
on their site. Mr. Robinson added that the site will use a well and septic system.
The Planning Commission had no major concerns or objections to the proposal.
Discussion with Ray Robinson, Jr., regarding the possibility of consolidating two lots
(1.13 acres and 12,239 square feet) into one lot and dividing this new lot equally. This
lot, zoned RP, is identified by PIN# 63-A-53 and is located along Apple Valley Road
(Route 652).
No Action
Mr. Miller said this lot is nonconforming because it has two dwellings on one 1.13
acre parcel and does not meet the required RP lot size for lots without public sewer and water.
Mr. Miller said that these dwellings are served by individual septic systems and are both hooked
to public water (from the City of Winchester) coming out of Plainfield Heights subdivision. He
said that Mr. Robinson also owns a small tract of 12,239 square feet that adjoins this property
and he desires to consolidate this tract with the 1.13 acre tract, if it is possible to divide the
larger tract. Mr. Miller said that in order for Mr. Robinson to do this, waivers to two ordinance
requirements would be necessary: Section 165-65 A of the Zoning Ordinance and Section 144-
24 C of the Subdivision Ordinance.
Mr. Ray Robinson, Jr. stated that this action will recognize the existing situation
and place the properties in two separate deeds, which will simplify the handling of his estate by
him or his heirs in the future.
The Commissioners recognized that approval of this request would remove one
nonconforming issue of two dwellings on the same lot, however, it would create another
nonconforming use in that the rear lot would not abut a state -maintained street. It was suggested
that a condition of approval require that the right-of-way to the rear lot be designated as an
exclusive right-of-way for use by this one lot. The Commissioners were in agreement with
C.
the proposal because it would allow the applicant flexibility in the use of the property and would
partially eliminate the nonconforming use.
Mr. Miller noted that this request would need Board of Supervisors approval.
Discussion regarding the Frederick County244 Primary Road Improvement Plan.
Action - Approved
Mr. Wyatt presented the 1994 Primary Road Improvement Plan for Frederick
County. Mr. Wyatt said this plan was identical to last year's plan --it maintains the same priority
for primary road improvements and does not include new projects. He said that the
Transportation Committee reviewed the plan during their regular meeting of February 1 and
unanimously recommended approval.
Mr. Wyatt said that he had received a request from Tom Christoffel of the LFPDC
for an addendum to the plan to include park and ride lots. He said that Mr. Christoffel feels that
the park and ride lots need to be included as a part of the Primary Road Improvement Plan,
rather than the Secondary Road Improvement Plan, before VDOT can proceed with construction.
Mr. Wyatt said that a study conducted by LFPDC specified a need for park and ride lots on
Route 7, Route 54 East of Winchester, and Route 277.
Upon motion made by Mr. Romine and seconded by Mr. Thomas,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
endorse the 1994 Primary Road Improvement Plan for Frederick County with the addendum
including park and ride lots and unanimously recommends approval to the Board of Supervisors.
Discussion regarding an amendment to Chapter 165 of the Frederick County Code,
Zoning, Article VI, RP (Residential Performance) District, Section 165-58 Intent, and
Section 165-62, Gross Density. The proposed amendments pertain to permitted gross
density for multi -family housing types and internal residential separation buffers_
Action - Advertise for April 6 Public Hearing
Mr. Wyatt said that the Board of Supervisors has expressed concern over the
allowable gross density in the RP District, specifically with multi -family housing types. He said
that the Development Review and Regulations Subcommittee (DRRS) met with representatives
of the Top of Virginia Builders Association (TOV) and it was agreed that a new density scale
would be created for the RP District and that language would be created for interior residential
rI
separation buffers.
Mr. Wyatt reviewed the changes with the Commission: Section 165-62 Gross
Densi1y was amended to reflect the reduction in density which was discussed and agreed upon
through worksessions with the TOV. He stated that the existing "sliding scale" provides a gross
density for developments that are 25 acres, 50 acres, and 100 acres. He further stated that the
proposed amendments establish a density of 5.5 units/acre for developments that are between 10
and 100 acres. Mr. Wyatt explained that language was created under Section 165-62.1 Multi-
Amily Housing to establish a maximum percentage of multifamily dwellings that are permitted
within any development. He said that this language permits the 100% multifamily housing
developments on lots that are less than 25 acres in size, 50% multifamily on 25 acres and less
than 50 acres; and 40% multifamily on 50 acres plus. Finally, Mr. Wyatt explained that Section
165-37C was amended and defines the difference between perimeter and interior residential
separation buffers and provides requirements for interior residential separation buffers.
The Commissioners felt that the proposed language would assist in the reduction
of overall gross density for multifamily developments, while still allowing developers the
opportunity to create marketable developments and instructed the staff to advertise the
amendments for their April 6 public meeting.
Discussion of an ISTEA ,Enhancement Pro cp sal,: Civil War Battlefield Tour Network:
Phase I
Mr. Watkins said that the City of Winchester and Frederick County are developing
a proposal to acquire and preserve significant civil war battlefield sites within our area. He said
that the purpose of this proposal is to create an interconnected battlefield tour network that can
be enjoyed by local citizens and tourists to our area. Mr. Watkins said that a critical component
of the tour network involves the capability for various modes of transportation to access these
sites. He said that connecting routes will provide the ability for automotive, mass transit, and
bicycle travel between sites along historic routes. He stated that appropriate signage, pullovers,
and bicycle facility improvements will be part of this process.
Mr. Watkins explained that Phase I of this proposal is to request funding to
acquire the Grim Farm. He said that this property, located in the City of Winchester and
Frederick County, represents a central portion of the First and Second Kernstown Battlefields
and is one of six major battlefield sites identified by the National Park Service.
Mr. Watkins said that this joint City/County proposal will be submitted as an
ISTEA Enhancement Proposal by March 31, 1994.
Upon motion made by Mr. Light and seconded by Mr. Marker,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
endorse the joint proposal for a Civil War Battlefield Tour Network and the submission of the
ISTEA Enhancement Proposal to begin Phase I of the project.
ADJOURNMENT
There being no further business to discuss, the meeting adjourned at 8:50 p.m.
Respectfully submitted,
Robert W. Watkins, Secretary
James W. Golladay, Jr., Chairman
M E M O R A N D U M
TO: Frederick County Planning Commission
FROM: Robert W. Watkins, Secretary
SUBJECT: Bimonthly Report
DATE: April 7, 1994
(1)
Rezonin s Pending:
dates are
submittal
dates
6/08/90
Shaw
Church
Flex Tech
Twin Lakes
4/04/90
Shaw
RA to B2/RP
05/15/91
Negley Construction
2/03/94
Ston
B3 to B2
Ston
Thomas C. Glass
3/14/94
Shaw
B1 to B2
Townhouses
C. L. Robinson
3/30/94
BkCk
RA to B3
(2)
Rezoninas ARProved:
(dates are
BOS meeting dates)
Shenandoah B1dg.Supply
03/01/94
Gain
None
(3)
Rezonin s Denied:
dates are BOS meeting
dates
None
(4)
Conditional Use Permits Pending: dates
are submittal dates
Godfs Glory Land
3/08/94
BkCk
Church Retreat
Boyer Landscaping
3/11/94
Shaw
Expansion of Existing
Business
(5)
Conditional Use Permits Approved: dates
are aRvroval dates
None
(6) Site PlansPending: (dates are submittal dates)
Wheatlands Wastewater
Fac. 9/12/89
Opeq
Trmt.facil
Grace Brethren Church
6/08/90
Shaw
Church
Flex Tech
10/25/90
Ston
Lgt. Industrial
Lake Centre
05/15/91
Shaw
Townhouses
Red Star Express Lines
05/24/91
Ston
Whse. Addition
Freeton
04/27/92
Opeq
Townhouses
84 Lumber
01/26/94
Ston
Storage Addition
Corrigated Container
02/22/94
BkCk
Light Industrial
Shenandoah B1dg.Supply
03/01/94
Gain
Warehouse
2
(7) Site Plans Approved: (dates are approval dates)
None
(8) Subdivisions Pending: dates are submittal dates
Briarwood Est. 01/04/94
Stonewall
(9) Subdivisions Pending Final Admin. Approval: (PIC or BOS approval
dates
Abrams Point, Phase I
Lake Centre
Coventry Courts
Freeton
Village at Sherando
Paul Negley
Fredericktowne Est., Sec 8 & 9
Lake Holiday Sec. 1B
06/13/90 Shawnee
06/19/91 Shawnee
12/04/91 Shawnee
05/20/92 Opequon
06/16/93 Opequon
08/11/93 Stonewall
10/06/93 Opequon
12/08/93 Gainesboro
(10) PMDP Pending: (dates are submittal dates)
Woodside Estates 02/22/94 Opequon
Lake Front Condos 03/28/94 Shawnee
(11) FMDP Pending Administrative Approval: (dates are BOS approval
dates
Battlefield Partnership 04/08/92 Back Creek
James R. Wilkins III 04/14/93 Shawnee
(12) FMDP Administ. Approved (dates are admin. approval dates)
None
(13) Board of Zoning Appeals Applications Pendinq:(submit. dates)
None
(14) BZA Applications Approved: (approval dates)
Done
(15) BZA Applications Denied:
None
(16) PLANS RECID. FOR REVIEW FROM CITY OF WINCHESTER
None
E. PLANNING AND DEVELOPMENT - ACTIVITY REPORT #54 (March 15-31)
1. Transportation Issues
Evan Wyatt compiled the 1994 Primary Road Improvement
Plan for Frederick County.
Evan Wyatt participated in 1994 Preallocation Hearing
held in Augusta County on March 31 with Robert Sager and P. Wendel
Dick.
Evan Wyatt began work to acquire additional funds offered
by the VDOT Revenue Sharing Program for the Macedonia Church Road
(Route 642) realignment project.
2. Battlefield Preservation and Historic Issues
Bob Watkins met with June Wilmot and Anna Thompson of PHW
to discuss a grant application to the National Park Service,
Battlefield Protection Program. The staff prepared a draft
application.
Bob Watkins and Evan Wyatt met with Richard Dick, Dick
Kerns, June Wilmot, John Riley, Jr., Ed Daley, and Tim Youmans to
discuss details of the ISTEA Battlefield Tour Network --Phase I
application. Evan Wyatt prepared the application, with assistance
from Mark Lemasters, Beverly Warren, Denice Cather, and Susie
Keiter.
Bob Watkins met with Dr. Hirshberg to discuss the Cedar
Creek ISTEA enhancement grant application.
Bob Watkins, Kris Tierney, Mark Lemasters, Jim Barnett
and Doug Dolan participated in interviews of consultants to assist
the Task Force in its efforts to prepare a Battlefield Plan.
Lanny Bise finished the land use mapping for the
Battlefield Project.
3. G.I.S./Mapping & Graphics
The staff is producing a street name list for use in the
new Enhanced 911 Service. This street name list combines four
street name lists produced by the Planning Department and will be
used to update the Street Guide Book.
The staff is continuing to work on the conversion of map
files from Autocad to Arc/Info.
Issue Number 4 of the GIS newsletter, On -Line, has been
finalized and will be distributed shortly.
4. Development Review & Regulations Subcommittee - 3/22 Mtg.
Considered a request by H.K. Benham to allow maxed
retail/wholesale facilities in the B-2 (Business General) District.
Began discussion on CUP amendments. Received some of the
CUP surveys.
5. Site Development Meetincts
Bob Watkins met with Dave Sweeny of the Winchester
Medical Center to discuss a possible new urgent care center in the
County.
On March 24, Kris Tierney and Evan Wyatt met with the
designers for a Taco Bell franchise who are interested in locating
on Welltown Road near the intersection with Route 11. It is
anticipated that an application for rezoning will be submitted.
The property is currently zoned M-1 which would permit a
restaurant, however, B-2 zoning would more easily accommodate the
desired site configuration.
On March 29, Kris Tierney and Evan Wyatt met with George
Romine and Trish Ridgeway, of the Handley Library, to discuss the
necessary procedures for getting an amendment to the RP regulations
to allow public libraries as a permitted use in the RP Zone. This
item will be going to the next Development Review and Regulations
Subcommittee meeting.
On March 29, Kris Tierney met with Mr. Ed White to
discuss a possible sewer line extension east of the Parkins Mill
plant to accommodate an RA cluster development. Mr. White intends
to go before the Planning Commission for an informal discussion.
Evan Wyatt met with Tom Christoffel, of LFPDC, to discuss
needs for park and ride facilities within Frederick County.
Evan Wyatt met with Scot Marsh, of G. W. Clifford &
Associates, to discuss revisions to the Regency Lakes Mobile Home
Park Master Development Plan.
Lanny Bise met with Cletus Palmer to discuss site plan
requirements for a church addition.
Lanny Bise met with Brad McCormick, of the McCormick
Company, to discuss M-1 Zoning District regulations.
Evan Wyatt met with Charles Robinson of Sheetz, Inc. to
discuss site plan requirements for a convenience store.
6. Plans Review and Approval
Evan Wyatt approved plans for the Albin Ridge Mini -
Warehouse Storage addition (final phase) and the Franklin Mobile
Home Park
7. Site Inspections
Evan Wyatt conducted site inspections at Aberdeen Acres
Kennel and the Huntington Meadows Townhouse section.
8. violations/Zoning Complaints
Lanny Bise updated the violation database and
investigated several zoning complaints.
9. Planning Staff Personnel
The Planning Staff interviewed applicants for the vacant
planner position and hired Jean Moore from Richmond. Her first day
on the job will be April 11.
10. Professional Development
Evan Wyatt conducted a planning seminar pertaining to
growth management strategies, techniques, and tools.
11. Other
Bob Watkins met with Stan Hough and Jeff Nelson from the
Star to discuss housing trends.
COUNTY of FREDERICK
Department of Planning and Development
703 / 665-5651
Fax 703/678-0682
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Evan A. Wyatt, Planner H � \
RE: Proposed Improvements to the 1-81/11 North/Route 37 Interchange Area
DATE: April 6, 1994
Mr. William H. Bushman, VDOT Resident Engineer, will present a plan during the April 20,
1994 Planning Commission meeting regarding the above referenced interchange area. This
interchange area is currently the second priority on the 1994 Frederick County Primary Road
Improvement Plan and has received funding for preliminary engineering.
Mr. Bushman addressed the Frederick County Transportation Committee during their April
meeting and will make a similar presentation to the Planning Commission. This presentation
will demonstrate alternatives that will attempt to alleviate existing traffic problems in and around
this interchange area.
This item does not require action by the Planning Commission. However, staff encourages the
Planning Commission to suggest appropriate alternatives to this plan, and have Mr. Bushman
address all comments or concerns.
9 North Loudoun Street P.O. Box 601
Winchester, VA 22601 Winchester, VA 22604
P/C Review Date: 4/20/94
MASTER DEVELOPMENT PLAN
#002-94
LAKE FRONT APARTMENTS
LOCATION: Southeast corner of the intersection of State Route 642
(Macedonia Church Road) and Chinkapin Drive (Lakeside Estates)
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 75B -A -80C
PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance)
Land Use - vacant
ADJOINING PROPERTY ZONING & PRESENT USE: Zoned RP (Residential
Performance) - land use, residential and vacant
PROPOSED USE: 28 apartment units within 3 structures
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: No objections to this
revised master development plan. Before making any final
comments this office will require a complete set of site
plans, drainage calculations and traffic flow data from the
ITE Trip Generation Manual, 4th edition for review. Prior to
construction on the State's right-of-way, the developer will
need to apply to this office for appropriate permits to cover
said work.
Fire Marshal: See attached comments from Doug Kiracofe, Fire
Marshal.
Sanitation Authorityl. 1st review - approved
County Engineer: See attached letter to Tom Price, G. W.
Clifford & Associates, from Harvey E. Strawsnyder, County
Engineer, dated March 25, 1994.
E
Parks & Recreation: Plan appears to meet open space and
recreational unit requirements. For final approval, please
provide specifications for playground equipment to be used.
Planning & Zoning: The revised master development plan calls
for the construction of 28 apartment units on 3.4113 acres.
This creates an overall gross density of 8.21 units per acre.
The original master development plan was approved for 23
townhouse units, or 6.74 units per acre. This revision
increases the density; however, the allowable gross density
for this site is 10 units per acre.
The revised master development plan depicts two parcels.
These parcels will contain the proposed garden apartments and
a future day care center. The proposed entrance off of
Chinkapin Drive meets the minimum driveway spacing
requirements. Care should be taken to ensure that the
proposed entrance is aligned with the existing entrance that
serves the townhomes on the north side of Chinkapin Drive.
The preliminary master development plan indicates that a road
efficiency buffer will be created along Macedonia Church Road
(Route 642). The proposed road efficiency buffer meets the
intent and requirements of the Zoning ordinance. The
adjoining property to the south (currently owned by the
Frederick County School Board) is vacant; therefore, a
residential separation buffer is not required. Staff has
suggested that the applicant provide for a future pedestrian
walkway to the school property. This will provide future
access if a public school is constructed on the adjoining
parcel. Staff has also suggested that the recreational
amenities be relocated to the southwestern portion of this
site. The placement of recreational amenities between and
near apartment buildings has created a conflict with residents
who occupy the bottom level in other projects.
Comments made by the County Engineer and the Fire Marshal
should be discussed with the applicant. These comments
pertain to fire protection and access for the proposed 12 unit
apartment building and storm water management, as both of the
8 unit apartment buildings are located in the existing
drainage swale.
STAFF RECOMMENDATIONS FOR 4/20194 PC MTG.: Approval, once the
applicant has adequately addressed all review agency comments, and
all comments or concerns of the Planning Commission and Board of
Supervisors.
COUNTY OF FREDERICK VIRGINIA
FIRE MARSHAL'S OFFICE
LAND DEVELOPMENT COMMENTS r.
Control No. 0223941121 Date Received 022394 Date Reviewed 03`1794
Applicant Name G. W. Clifford & Assoc.
Address 200 N. Cameron Street-
Winchester, Virgtinia
treet-Winchester,Virctinia 22601
Project Name Lake Centre Condos
Phone No. 703-667-2139
Type of Application Rev. Master Plan Current Zoning RP
1st Due Fire Co. 11 1st Due Rescue Co. 11
Election District Shawnee
RECOMMENDATIONS
Automatic Sprinkler System Residential Sprinkler System X
Automatic Fire Alarm System X Other
Emergency Vehicle Access;
Adequate Inadequate X Not Identified
Fire Lanes Required; Yes X No
Comments Posted fire lanes required at all hydrant
locations.
Roadway/Aisleway Widths;
Adequate X Inadequate Not Identified
Special Hazards Noted; Yes X No
Comments The 12 unit condo is too far from traffic lanes
for ladder truck access which will he crucial in the event of
- Continued -
Hydrant Locations; See Notes
Adequate Inadequate X Not Identified
Siamese Connection Location;
Approved Not Approved Not Identified X
Additional Comments: 1 Frederick County Chapter 10 recruires two
hydrants within 300' of multi -dwelling structures. The hydrants
shown are at 300' from the front of the 12 unit condo. Also,
distance from the traffic lane to the rear of the 12 unit condo
exceeds the length of nreconnected hose lines. This will slow
and hamper firefighting efforts in case of fire 2) Burning of
construction debris on site is rohibited in Frederick County.
3) Access for emergency vehicles must be maintained at all times.
Recommend denial of this plan due to fire safety concerns on 12
unit condo.
ZRe T' e .50 hr
Dougl s A. Kiracofe
Fire Marshal
COUNTY of FREDERICK
March 25, 1994
Mr. Tom Price, Project Manager
Gilbert W. Clifford & Associates
200 North Cameron Street
Winchester, Virginia 22601
RE: Revised Master Development Plan
Lake Centre Condos
Dear Tom:
Based on our review of the proposed revised master development
plan, we understand that Mr. Satian plans to construct three (3)
multi -family apartment complexes on the site previously approved for
townhouses. Development of this approximate four (4) acre site will
require the standard erosion and sediment control plan as well as an
on site stormwater management facility. These items will be reviewed
in detail at the time of site plan submittal if the revised master
development plan is approved.
Based on the visual impact of the three (3) story condos on the
single family dwellings fronting Lakeside Drive, we suggest that
strong consideration be given to a dense screening along the south
side of the project.
HES:smb
cc: file
Sincerely,
1
Harvey Strawsnyder, Jr., P.E.
Director of Public Works
9 North Loudoun Si. - f.0. Box 601 - Winchester, Virginia - 22601
REVISED
PRELIMINARY MASTER DEVELOPMENT PLAN
CHECKLIST
The following checklist is intended to assist the applicant in
insuring that -all required information is provided and to -insure
that all information is available to allow review by the County.
This form must be completed by the applicant and submitted with
the master development plan. All required items must be provided
on the master development plan.
Background Information:
1. Development's name: Lake Front Condos
2. Location of property: Southeast corner at Intersection of
State Route 642 & Chinkanin Drive (Lakeside Estates)
3. Total area of property: 4.1613 Acres
4. Property ID #: 75B -A -1F
S. Property zoning and present use: RP Vacant
6. Adjoining property zoning and present use: RP (Vacant &
Townhouses)
7. Proposed Uses: 'Condominiums
8. Magisterial District: Shawnee
9. Is this an original or amended Master Development Plan?
Original Amended—X–
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General Information:
1. Have the following items been included?
North arrow
Yes—X—
% Disturbed
No
Scale
Yes
_X_
No
Legend
Yes_X_
0
No
Boundary Survey
Yes
0
No
Total Area
Yes
_X_
_X_
No
Topography
Yes
0
No
Project Title
Yes_X_
_X
No
Preparation and Revision Date,
Yes
No
Applicant Name
Yes
_X_
X
No
2. Number of phases proposed? One (1)
3. Are the proposed phases shown on the Master Development Plan?
Yes No—
X-
4. Are the uses of adjoining properties clearly designated?
Yes—X— No
5. Is an inset map provided showing the location of the project
and all public roads within 2,000 feet.
Yes—X— No
6. Are all land uses clearly shown? Yes—X— No
7. Are environmental features clearly shown?
Yes—X— No
8. Describe the following environmental features:
Total Area
% Disturbed
Area in
Open Space
Floodplains
0
0
0
Lakes and ponds
0
0
0
Natural retention
areas 0
0
0
Steep slopes (15%
or more) 0
0
0
Woodlands
0
0
0
- .�i.: -
Y,•i".yam
'.1J t.'.....
9. Are the following shown on the master development plan?
Street layout
10 -
Yes
X—
No
Entrances
YesX
_X_
No
Parking areas
Yes—X—
No
Utilities (mains)
Yes
—X—
No -
o
10. Has a conceptual stormwater management plan been provided?
Yes X No
11. Have all historical structures been identified?
Yes -No—X
Residential Uses
If the Master Development Plan includes any land zoned RP,
(Residential Performance) or any residential uses, the following
items should be completed.
1. What numbers and types of housing are proposed?
28 Condominiums
2. Is a schedule provided describing each of the following in
each phase:
Open space acreage
Yes
X—
No
Acreage in each housing type
Yes—X_
No
Acreage in streets and right of ways
Yes—X—
No
Total acreage
Yes
X
No.
Number of dwellings of each type
Yes—X—
No
3_ What percentage of the total site is to be placed in common
open space? 63%
4. Are recreational facilities required? Yes—X— No
5. What types of recreational facilities are proposed?
One (1) Tot Lot
6. Are separation buffers required? Yes No—X-
7.
oX
7. Are road efficiency buffers required? Yes_X_ No;
8. Are landscaping or landscaped screens required?
Yes No—X-
9.
oX
9. Are required buffers, screens, and landscaping described by
the plan with profiles or examples? Yes—X— No
ADJOINING PROPERTY OWNERS
Owners of property adjoining the land will be notified of the
public hearing. For the purpose of this application, adjoining
property isa^y property abutting the requested property on the
side or rear or any property directly across a road from the re-
quested property. The applicant is required to obtain the follow-
ing information on each adjoining property including the 14 digit
tax parcel identification number which may be obtained from the
office of the Commissioner of Revenue.
Name: County School Board of Frederick
Address:. P.O. Box 3276 Winchester Va 22604
Property I.D.#: 75B -A-1
Name: Winifred W. Hack et als
Address: 974 E. Macedonia Church Road Ste hens City, Va
22655
Property I.D.#: - 75#-A-79
Name: Charles W. Buckley Jr
Address: 121 Julee Drive Winchester Va 22602
Property I.D.#: 75-1-2-D
Lakeview Townhouses, Inc.
P.O. Box 3461
Winchester, VA 22604
75B -1-1A
COUNTY of FREDERICK
Department of Planning and Development
703 / 665-5651
Fax 703 / 678-0682
TO: Planning Commission Members
FROM: Kris C. Tierney, Deputy Planning Direct jO
RE: Pre -Application Conference; Star Fort MDP/Rezoning
DATE: April 6, 1994
G.W. Clifford and Associates has requested a pre -application conference to discuss a proposed
rezoning and Master Development Plan for 91 acres surrounding Star Fort. The proposed
rezoning is for 20 acres of Business General (B-2) and 71 acres of Residential Performance
(RP)
A sketch depicting the proposed layout of the development is attached.
KCT/slk
attachment
9 North LOLOOUn Street P.O. Box 601
Winchester, VA 22601 Winchester, VA 22004
star Fort 54-A-1
glkbert w. clifford & a55ociate5, Inc.—
f
PROJECT SUMMARY
TOTAL AREA (RP): 71 ACRES
I ( r
TOTAL AREA (13-2):20 ACRES
RP SUMMARY
TOTAL LOTS: 163
LOT SIZE:12,000 SF I </
AMENITIES: SIDEWALKS &
STREETLIGHTS
ROAD TYPE: ROADSIDE DITCH
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COW'"CInL (8'2) FROM RP
PCOICATION
LD PARK
I gilbert w. clifford vt&
955odatc,5, inc. STAR FORT 5cak1"-400'
Engineers - Land Planners I reliminary Master
150-C Olde Greenwich Drive 200 N. Carneron St. March, 1994
Frederick5burg,Va 22401 Wlnchester,Va 22601 > rederick Count Virginia
(703) 898-2115 (703) 667-2139 y,
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PCOICATION
LD PARK
I gilbert w. clifford vt&
955odatc,5, inc. STAR FORT 5cak1"-400'
Engineers - Land Planners I reliminary Master
150-C Olde Greenwich Drive 200 N. Carneron St. March, 1994
Frederick5burg,Va 22401 Wlnchester,Va 22601 > rederick Count Virginia
(703) 898-2115 (703) 667-2139 y,
COUNTY of FREDERICK
Department of Planning and Development
703 / 665-5651
Fax 703/678-0682
TO: Planning Commission Members
FROM: Kris C. Tierney, Deputy Planning Directl�%�
RE: Informal Discussion with Edwin E. White
DATE: April 6, 1994
Mr. White has requested an informal discussion with the Commission regarding a desired
extension of a sewer line to a 78 acre parcel of land which is zoned Rural Areas (RA) and lies
beyond the limits of both the Urban Development Area and the Sewer and Water Service Area.
The parcel is located approximately one half mile east of the Parkins Mill Plant on the south side
of Route 644, West Parkins Mill Road.
Mr. White has said that he wishes to develop the property under the Rural Preservation Lot
provision within the RA zone. Attached please find a letter from Mr. White discussing his
proposal, a copy of the USGS quad sheet showing the general location of the parcel, and a
design sketch showing the proposed lot layout.
When the rural preservation lot provision was adopted it was seen as preferable to the traditional
five acre lot development style. The difficulty in locating drainfields on the smaller lots, in all
but the best soils, has been a hinderance to the utilization of the cluster provision.
STAFF COMMENTS
The Comprehensive Plan states that:
"The intention is that additional extensions of sewer and water service will reflect
the boundaries of the Urban Development Area. The extension of mains into
areas not included in the sewer and water service areas described by the facilities
plan will require an amendment to the Comprehensive Plan. "
9 North Loudoun Strcet P.O. Bax 601
Wincliestcr, VA 22601 Winchester, VA 22604
Page 2
E. E. White Memo
April 6, 1994
Staff feels that this proposal does not fall within the provisions of the Comprehensive Policy
Plan, as it is currently written.
It is conceivable that the general area of the proposal would be included within the Urban
Development Area at some point in the future. At that point, we could anticipate that the land
would be developed to a typical urban use and/or density. Some factors to consider with this
proposal are whether it would be preferable to have the parcel in question developed at a RA
density now, thereby precluding a more intense development at some point in the future, and
whether it would be preferable to have the proposed lots developed with connections to a central
sewer system or with a series of alternative and conventional treatment systems.
There are obviously a number of policy questions and implications to be addressed if this
proposal is to be given serious consideration. The immediate question to be addressed is
whether the County is willing to consider providing sewer to RA land to accommodate clustered
residential development. If so, we may wish to establish a policy specifically for RA cluster
developments addressing the areas and conditions in which such extensions would be considered.
The staff feels that if the Commission wishes to consider this request, it should be referred to
the Comprehensive Plans and Programs Committee to be considered as part of the annual up-
date of the Comprehensive Policy Plan.
KCT/slk
attachments
March 31, 1994
Mr. Kris Tierney
Deputy Planning Director
County of Frederick
Winchester, Virginia 22601
Dear Mr. Tierney:
With reference to our discussion of March 30, 1994, I request an opportunity
to discuss my proposal with the Planning Commission at the April 20th meeting.
To recap; I own 78 acres of land with 1,090 feet of frontage on West Parkins
Mill Road, approximately 2,200' east of the Parkins Mill sewage treatment plant.
I plan to subdivide this property into 12-15, 2 to 8 acre parcels in accordance
with paragraph 165-54 of the zoning code for Frederick County. No zoning change
requested nor needed.
I presently have approval for 3 alternate facilities, sand filtration or
mechanical for 3 0£ the lots, however, the Health Department, as well as, the
builder would rather I supply a pumping station and high pressure line to the
Parkins Mill Plant. I discussed this with Mr. Wendy Jones, Frederick County
Department of Sanitation and he concurrs subject to Planning Commission
approval. Additionally I have approval from Mr. Eugene Grove, the owner of
the property between the plant and my property.
I recognize that this property is outside of the master development plan,
however, I am not requesting a zoning change. The high pressure line would
follow the Opequon Creek at the back of the property with the required pumping
station as noted on the enclosure.
The houses will range in price from $250,000.00 to 5350,000.00 with a state
approved road, 3 board fencing and entrance decor. If approved, this plan
will greatly enhance the area, create additional tax revenue and be
environmentally friendly with no septic or alternate treatment systems.
Once again, I wish to present and discuss this proposal with the Planning
Commission at their scheduled April 20th meeting.
Very truly your
Edwin E. White
copy: Dave Conrad, Apex Builders
Eugene Grove
STEPHENS CITY QUADRANGLE
VIRGINIA
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NOTE THE INFORMATION SHOWN ON THIS PLAT
HAS BEEN OBTAINED EXCLUSIVELY FROM PUBLIC
RECORD. NO SURVEY HAS BEEN PERFORMED BY
ME ON THE GROUND, AND NO REPRESENTATION
IS MADE AS TO THE ACCURACY OF INFORMATION
SHOWN HEREON,
LAND OF
EDWIN E. WHITE
D.B. 559, P. 673
D.B. 765, P. 691
SHAWNEE DISTRICT
FREDERICK COUNTY
VIRGINIA
JANUARY /994
L ALLEN EBERT
PROFESSIONAL LAND S0W
35 N. BOSCOEN ST.
w7johe iER M ?%G
COUNTY of FREDERICK
Department of Planning and Development
703 / 665-5651
Fax 703/678-0682
MEMORANDUM
TO: Planning Commission
FROM: Wayne Miller, Zoning Administrator W-111\
SUBJECT: Request for Subdivision Ordinance Variance
DATE: April 7, 1994
Mr. E. Frank Smith previously subdivided a portion of his land located along Marple Road
(Route 654) into traditional lots of five acres or more. The lots labeled 169F and 169G on the
attached plats were sold by Mr. Smith and the owners of these two lots desire to purchase
additional land at the rear of these parcels and attach the additional acreage to their lots through
boundary line adjustment. Permitting this would violate our ordinance which requires a
maximum 4:1 depth to width ratio. Appeal of this requirement must be acted on by the Board
of Supervisors with a recommendation from the Planning Commission.
Lot 169F: This lot is 300 feet wide and would be allowed to be 1200 feet deep by the
ordinance. Adding the proposed 4.774 acres to this parcel would make the lot 1600 feet in
depth.
Lot 169G: This lot is 250 feet wide and would be allowed to be 1000 feet deep by the
ordinance. Adding the proposed 3.968 acres to this parcel would make the lot 1575 feet in
depth.
Both the proposed additions to these parcels and the original parcels are woodland. Only one
residence would be allowed on each parcel in either configuration.
Recommendation: Since the proposed addition to these lots is woodland located on a steep
slope, staff recommends approval of this request.
WWM/slk
attachments
9 North Loudoun StreCC P.O. Box 601
Winchester, VA 22601 Winchester, VA 22604
Greenway, Inc.
1104 Baker Lane • Winchester, Virginia 22601
(703) 662-4185 • Fax (703) 722-9528
H. Bruce Edens, L.S., President
April 6, 1994
Mr. Wayne Miller, Subd. Admin.
Frederick County Planning
9 North Loudoun St.
Winchester, Va. 22601
RE: Boundary Line Adjustment Plat
Dear Wayne:
Please find the enclosed proposed sketch plat for a
boundary line adjustment. We realize that this does not
conform to the subdivision ordinance. However, on behalf
of our client, E. Frank Smith, we would appreciate your
consideration for a variance.
Thank You,
i
Lary W. Miller
Project Co ordinator
SURVEYING — DESIGNING — PLANNING
RESIDENTIAL - AGRICULTURAL - COMMERCIAL - INDUSTRIAL - CONSTRUCTION
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AREA TAB; ULATIOFI
PA RC E L I(o°) F 6. 3 1 5
PRop05ED ADDITION 4.77
ADJU4TED AREA 11.08
rAIZCE L 16% G 5.08(0
PROPOSED ADDITION 3.768
ADJUSTED AV -FA
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UyE r E 57 /
ACRES v� r A\ bi- 0
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GAINE9t30R0 DISTIZICT - FREDERICK COUHTY, VIRGINIA
SCALE: 1"= 700' DATE: APRIL 4, 1��¢
GREENWAY, INC.
970 Baker Lane. Winchester, Virginia 22603 703-662-4185
H. Bruce Edens, L.S. - President
SURVEYING - DESIGNING - PLANNING