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HomeMy WebLinkAboutPC 08-03-94 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Old Frederick County Courthouse Winchester, Virginia August 3, 1994 7:00 P.M. CALL TO ORDER TAB 1) Bimonthly Report ..................................... A 2) Committee Reports .................................... B 3) Citizen Comments ..................................... C 4) Subdivision application #004-94 of Woodside to establish 66 lots for single family detached housing. This property is located south of the intersection of Route 277 and Route 641, behind the Jamesway Shopping Center, in the Opequon District. (Mr. Miller) .........................................D 5) Preliminary Master Development Plan #004-94 of Star Fort to establish 163 single family detached homes. This property is located adjacent and south of Lauck Drive and adjacent and east of U.S. Route 522N, in the Gainesboro District. (Mr. Tierney) ........................................E 6) Preliminary Master Development Plan #005-94 of Garber Estates to establish 13 acres of commercial retail use. This property is located east and adjacent to U.S. Route 522, 0.25 miles south of the intersection of U.S. Route 50, in the Shawnee District. (Mr. Wyatt) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F 7) Subdivision application #005-94 of Garber Estates to establish 13 ai-re, of commercial retail use. This property is located east and adjacent to U.S. Route 522, 0.25 miles south of intersection of U.S. Route 50, in the Shawnee District. (Mr. Miller) ......................................... G N 8) Discussion regarding a rezoning request by Frank M. Funk to down zone from RP (Residential Performance) to RA (Rural Area) to establish lots for placement of mobile homes. This property is located on the west side of Route 647 in the Opequon District. (Mr. Tierney) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . H 9) Discussion regarding a proposed rezoning of 16 acres (the Wierman property) from RA (Rural Area) to RP (Residential Performance) for general development. This property is located West of Mill Race Estates in the Stonewall District. (Mr. Tierney) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I MISCELLANEOUS 10) Other (attachment) ..................................... J M E M O R A N D U M TO: Frederick County Planning Commission FROM: Robert W. Watkins, Secretary SUBJECT: Bimonthly Report DATE: July 25, 1994 Fac. 9/12/89 Opeq Trmt.facil (1) Rezonin s Pending: dates are submittal dates 10/25/90 Ston Lgt. Industrial Lake Centre C. L. Robinson 3/30/94 BkCk RA to B3 05/24/91 Brown Lovett, Jr. 05/06/94 Ston RA to MI Opeq Burger Busters 06/13/94 Ston M1 to B2 (2) Rezoninas Approved: (dates are BOS meeting dates) None (3) Rezonin s Denied: Adates are BOS meeting dates None (4) Conditional Use Permits Pending: dates are submittal dates Everett Riggs 05/19/94 Opeq Auto Repair w/o body Greg Coverstone 05/23/94 Shaw repair Public Garage w/o Mark E. Lowry 07/13/94 Gaines body repair Public Garage w/o body repair (5) Conditional Use Permits Approved: dates are apvroval dates None (6) Site Plans Pending: 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 2 Shenandoah Gas Co. 04/12/94 Shaw Offices Urgent Care Center 07/07/94 Opeq Medical Facility Exxon 07/07/94 Shaw Convenience/gas Garber 07/21/94 Shaw Retail Carlisle & Anderson 07/25/94 Ston Office use, storage, repair, sales & service (7) Site Pians Approved: (dates are approval dates) Datalux Corp. 06/06/94 Shaw Addition KFC of Stephens City 06/17/94 Opeq Addition Amoco 07/11/94 Ston Addition Fellowship Bible Church 07/11/94 Backcrk Addition (8) subdivisions Pending: dates are submittal dates Briarwood Est. 01/04/94 Stonewall Woodside Estates 07/11/94 Opequon Garber 07/21/94 Shawnee (9) subdivisions Pending Final Admin. Approval: (PIC or BOS aRRrovaj dates Abrams Paint, Phase I 06/13/90 Shawnee Lake Centre 06/19/91 Shawnee Coventry Courts 12/04/91 Shawnee Fredericktowne Est., Sec 8 & 9 10/06/93 Opequon (10) PMDP Pending: (dates are submittal dates) Fieldstone Heights 04/25/94 Stonewall Star Fort 07/11/94 Gainesboro Garber 07/21/94 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 Lake Front Apartments 06/08/94 Shawnee (12) FMDP Administ. Approved (dates are admin approval dates) Woodside Estates 05/24/94 Opequon (13) Board of Zoning Appeals Applications Pendin submit. dates Administrative appeal (Michael Roberts) 07/18/94 Back Creek 3 (14) BZA Applications Approved• (approval dates) Oby B. Mauck 07/19/94 Stonewall (15) BZA Applications Denied• None (16) PLANS RECD. FOR REVIEW FROM CITY OF WINCHESTER None E. PLANNING AND DEVELOPMENT - ACT VTTY REPORT 160 June 15-30 1. corridor Planning Kris Tierney has drafted a text amendment to the Comprehensive plan establishing goals and strategies for the three corridor study areas. It is hoped that the Comprehensive Plans and Programs Subcommittee will finalize the recommended language in August and schedule public meetings on the proposed update of the plan for September/October. 2. Battlefield Preservation and Historic Issues Bob Watkins, Renee' Arlotta, and Mark Lemasters arranged and carried out a tour of Battlefield sites for the Battlefield Task Force. 3. Plan Reviews and Approvals: Evan Wyatt reviewed the revised Fieldstone Heights MDP, the Johnson's Exxon addition SP, the Fellowship Bible Church Classroom addition SP, Preston Place II Apartments preliminary SP, and See's Mercedes Benz SP. Evan approved plans for the Stephens City Kentucky Fried Chicken addition and the Creekside Village Retail Center Building addition. 4. Site Inspections Evan Wyatt conducted Engineering Office Building, the Amoco Foam. 5. Meetings site inspections at the Triad Franklin Mobile Home Park, and Evan Matt had the followin meetings: Met with Gary DeOms to review ACAD maps for the proposed Double Church Road Agricultural District. Met with willzs White to discuss requirements for mini - warehouse storage units. Participated in the County Office Proposal meeting held at Sherando High School. Bob Watkins attended a Corridor H Advisory Committee meeting in Strasburg. On June 20, Kris Tierney met with Guy Tudor and Lee Garvin (the engineer and realtor handling the Taco Bell rezoning) to discuss proffers. Foremost was the need for access to the adjoining Holstmen property. E. PLANNING AND DEVELOPMENT - ACTIVITY REPORT #61 Jul 1-15 1. Corridor Planning The Comprehensive Plans and Programs Committee hopes to have public meetings in September on the update of the Comprehensive Plan. The single most significant element of the update will be the proposed corridor plans. Jean Moore has been assisting Kris Tierney with the Route 7, 11, and 50 corridor studies. 2. Battlef'e d se atio and Histo 'c Issues Bob Watkins participated in an extended radio interview at WINC on Battlefield planning. A Battlefield Task Force meeting was held. The Task Force discussed the planning process with the consultants. 3. GIS/MapRing Evan Wyatt continued work on the proposed Double Church Road Agricultural District mapping. 4. Transportation Evan Wyatt provided information to citizens regarding proposed improvements to Chapel Road. Evan also provided information to citizens who were interested in adding a portion of Canterbury Road to the Secondary Road Improvement Plan. 5. Plan Reviews and Approvals: Jean Moore reviewed the Amoco Foam addition site plan and it was administratively approved on July 11. Jean also made a preliminary review of the Carlyle & Anderson Tractor Sales and Service. Evan Wyatt reviewed site plans for the Fellowship Bible Church Classroom Addition, the Urgent Care Medical Facility, the See's Mercedes Benz Automobile Sales, the Johnson's Exxon/Convenience Store Addition, and a revision to Mobile Chemical Company. 6. Site Inspections Evan Wyatt conducted site inspections at Winchester Countertop, the Salvation Army, and the Stephens City Professional Center. 7. Meetings On July 7, Kris Tierney met with contract owners and design engineers to discuss a proposed RP rezoning along the north side of Valley Mill Road adjacent Mill Race Estates. On July 12, Kris met with VDOT representatives to coordinate details of the Route 642 project. On July 13, a public information meeting was held at the site of the proposed rezoning for the VDOT headquarters on Route 50. A number of Board members were in attendance, along with Kris Tierney, Evan Wyatt, and Bill Bushman and Jerry Copp with VDOT. Evan Wyatt had the following, meetings: Met with Tom Price of G.W. Clifford & Associates to discuss requirements for the Urgent Care Facility. Met with Andrew Boyd, L.S., to discuss site pian requirements for an office site at the Airport Business Center. Met with Ron Mislowski of G.W. Clifford & Associates to discuss requirements for an office building at the AeroCenter complex. Met with Scot Marsh of G.W. Clifford & Associates to discuss requirements for a revision to the Regency Lakes Mobile Home Park. Met with Tim Nolan of Valley Medical Systems to discuss concerns expressed by residents of the Plymn-Owen subdivision regarding the Urgent Care Facility. Participated in a meeting regarding the VDOT rezoning application for a site along Northwestern Pike and Round Hill Road. Met with Sanitation Authority Director, Wendy Jones, Public Services Director, Ed Strawsnyder, and Chuck Maddox of G.W. Clifford & Associates to discuss requirements for a new retail complex located on the Garber tract along Front Royal Pike. Met with Dan Malone of EDC to discuss strategies for the creation of an office absorption database for Winchester/Frederick County. Met with Tim Painter, P.E., to discuss requirements for improvements to the 1st Bank site located at the intersection Martinsburg Pike and Shawnee Drive. 8. Zoning Violations and Complaints Jean Moore is continuing to respond to zoning violations and complaints. 9. Other Jean Moore has been assisting Bob Watkins with coordinating and gathering information for streamlining the site plan review process. Jean has conducted a statistical study of past site plan reviews. Evan Wyatt provided information to HUD to assist with a 202 Application for affordable housing for the elderly. PC REVIEW: 08/03/94 SUBDIVISION APPLICATION 004-94 WOODSIDE 66 Lots LOCATION: West and adjacent to Route 641 approximately 0.25 miles South of the intersection of Route 277 & Route 641 behind the James way Shopping Center MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 86-A-20 PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance) - land use: vacant and residential ADJOINING PROPERTY ZONING & USE: Zoned RA (Rural Areas) - land use: agriculture PROPOSED USE: 66 lots - single family detached houses REVIEW EVALUATION: Virginia Dept. of Trans ortation: See attached letter to G.W. Clifford Associates from Robert Childress, VDOT, dated June 13, 1994 and letter dated April 6, 1994. Inspections Dept.: Buildings shall comply with the Virginia Uniform Statewide Building Code and Section 310, Use Group R (Residential) of the BOCA National Building Code/1993. Need lowest floor elevation established on all lots with major storm drainage easement. Fire Marshal• 1) Relocate hydrant at Big Limb Lane and Driftwood Drive to East side of intersection (onto Lot #48). This will put hydrant within 400' of Lot #1 as required by Chapter 10; 2) Developer must adhere to all construction notes; 3) Approved subject to hydrant change. Parks & Recreation: Residents from this development will use the regional parks as league and program participants. They will participate in classes and tournaments held at the parks. Families will picnic at the shelters, swim at the pools, play on the playgrounds and in the open space provided, paddleboat and fish in the lakes and participate in an array of different non -structured activities. I would suggest that the impact model be used to determine the potential impact that this development may have on the county's park system. Sanitation: 1st review - 51 items correct & resubmit. County Engineer: See attached letter dated July 11, 1994 to Ron Mislowsky of G.W. Clifford Associates from Harvey E. Strawsnyder, County Engineer. LORD FAIRFAX SOIL & WATER CONSERVATION DISTRICT: E&S measures appear to be adequately addressed. Planning & Zoning: This proposed subdivision conforms with the approved Master Development Plan with one exception. This plan shows Barkwood Drive being "stubbed off" where it joins the Stowe property and utilizing a "Y" turnaround. VDOT will not permit this and the designers of this plan are in the process of revising the plan to reflect this. The road efficiency buffer screening detail has not been shown as indicated by the note on the plan. The screening will be required to contain at least 3 species of trees with the majority being evergreens and they must be at least 4' in height vice the 4" as indicated on the master plan. The Building Official has requested that the minimum floor elevation for each lot adjacent to the drainage easement be provided. This would be required for the following lots: 3, 4, 7, 8, 16, 17, 28 thru 38, 47, 48, 49, 58, 59, 60 and 61. VDOT is requiring that the 4' wide sidewalks indicated on the plan be increased to 5' in width. STAFF RECOMMENDATIONS FOR AUGUST 3, 1994: Approval with the condition that all review agency comments be adequately addressed prior to final administrative approval and recordation. APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Date: 4 Application #: Fee Paid Applicant/Agent: jame,5 B wm n & Fr 1 iz IIIG.W. ClaLfford & Assoc. Address: N r n Stephens City. Ya. W' ter, Va _601 Phone: 7 _ 7 7 Owners name: JamesB wm n Fr, gi L 1 'z , III Address: P.Q.x �tephensV 22 55 Phone: 0 Cq_1 Please list names of all owners, principals, and/or majority stockholders: James Bowman Fred.L. Qlaize,III Contact person:-__Zam price r Phone: 7 7-21 Name of Subdivision: Woodside E at Ps Number of Lots: 66 Total Acreage:_ 27.32 Acr _s Property Location: W & A jac_nt to R P 641 approx. 2 mil ou h f h In r c i n of R 277 & R 41 behind the Jamesway shoppincr Center (Give State Rt.#, name, distance and direction from intersection) Magisterial District: Q2eguon Lls+i;. Property Identification Number (PIN): 86-A-20 J tiFU Property zoning and present use: RP (Residential & Vacant) Adjoining property zoning and use: RA (Agriculture Construction Co Church & Residential) RP (Residential) Has a master Development Plan been submitted for this project? Yes X No If yes, has the final MDP been approved by the Board of Supervisors? Yes X No What was the MDP title? Woodside Estates - Does the plat contain any changes from the approved MDP? Yes No_�_ If yes, specify what changes Minimum Lot Size (smallest lot): 10,000 sf Number and types of housing units in this development: Number: 66 Types: Single Family Detached COMMONWEALTH of VIRC,71 TIA DEPARTMENT OF TRANSPORTATION P. O. BOX 278 RAY D. PETHTEL EDINBURG, 22824 COMMISSIONER (703) 984-5611 April 6, 1994 Mr. Charles E. Maddox, Jr., P.E., V.P. G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Chuck: WILLIAM H. BUSHMAN RESIDENT ENGINEER TELE(703)984-4133 FAX(703)984-9761 Ref: Woodside Estates Route 641 Frederick County We are returning your recently submitted site plans dated March, 1994 for the referenced project. The plans are too incomplete to begin a technical site plan review. We have enclosed a copy of our check list of items for subdivision site plans and marked in red some basic information which is missing on the enclosed plans. I would also like to again point out trip generation data, including potential off site development, will need to be furnished in order to support your typical roadway sections and pavement designs. Once these items have been addressed, please resubmit the plans so Nve may begin our review. If you have any questions, please let me know. Sincerely, William H. Bushman Trans. Resident Engineer. By: Robert. B. Childress Hwy. Permits & Subd. Spec. Senior RBC/rf Enclosures xc: N1r. T. L. Jackson Nlr. S. A. Itlelnikoff Mr. R. W. Watkins Mr. John NN"hitacre Mr. Jim Petry TRANSPORTATION FOR THE 21ST CENTURY r s r f 'f .. 1+ .•� � Lam% COMMONW ALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION -- P. O. BOX 278 DAVID R. GEHR EDINBURG, 22824 COMMISSIONER 1.11 �/ WI IAM H. BUSHMAN, P.E. / ' (703) 989•x`6-11 RESIDENT ENGINEER O TELE(703)984.5600 June , 1994 �� FAX (703) 984-5607 Mr. Ronald A. Mislowsky, P.E. G. W. Clifford &Associates, Inc. Ref: Woodside Estates- Route 641 200 North Cameron Street ! J/` Frederick County Winchester, VA 22601 Dear Ron: As requested, we have reviewed the above re erenced project's site plan dated April 13, 1994. Our comments may be found on the enclosed plans marked in red and as follows: 1. The existing buildings and foundations within the Driftwood Drive right-of-way will need to be removed. 2. The throat lengths of Structures No. 19 & 20 should be increased to 6' and the lengths of all others clearly shown. 3. Standard ES -1 end sections will be required on all culvert ends where some other type of treatment is not proposed. 4. The proposed curb cut and paved flume at the end of Stump Court will need to be replaced with a standard drop inlet and pipe stub. 5. Classification is needed on the ditch names as shown. 6. A suggested revised alignment of Pipes C-10, C-11 and C-15 is shown to lessen the impact of the stormsewer system on Lots No. 58 and 59. The top elevation for Structure No. 10 would need to be dropped slightly to drain the sag properly, but is usually not a problem in such long flat sags. 7. Drainage easements are to be revised as noted. 8. Since no on site detention is being proposed, post development runoff could have a tremendous affect on the adjacent Stowe Property. Therefore, a minimum 20' drainage ZD easement should be provided through the Stowe Property to Route 641. The existin" Swale through the Stowe Property and Route 641 side ditch should be analyzed to determine it a constructed channel will he required- The existi110 culvert under Route 641 should ,Iiso he checked for cap;rcity and enlarged if necessary. TRANSPORTATION FOR THE 21 ST CENTURY Mr. Ron Mislowsky Ref: Woodside Estates lune 13, 1994 Page 2 9. The drainage of the Route 641/Driftwood Drive intersection needs to be revised to keep water from flowing across the intersection. The curb & gutter should be extended to tie-in to the existing curb & gutter of the valley Church entrance. Drop inlets should be added as shown. The Swale should be located at the turn lane flow line (26' off centerline, see typical section) not 10' of edge of pavement as shown in the profile on Page 4. An improved design would be to pipe the water from the church entrance drop inlet and eliminate the ditch between Lot No. 1 and Route 641. 10. Standard CD underdrains will be required at the locations noted. 11. A standard "bulb" temporary turnaround will be required at the end of Barkwood Drive. A detail of the proposed barricades should also be included. 12. The trip generation data provided indicates the width of Driftwood Drive will need to be increased from 30' to 36' from face of curb to face of curb. The typical street section will need to be revised to reflect this. 13. The proposed 4' sidewalk will need to be increased to 5'. A 5' width is more desirable for access, our future maintenance and works better with our standard entrance gutter designs & drop inlet structure tops. This issue has been discussed with the County Engineer and he concurs with our assessment. Standard sidewalk underdrains may be required based on actual soil conditions. 14. To meet the requirements of the Americans with Disabilities Act and our recently published L&D Memorandum No. LD -94 (D) 208 (copy enclosed), a standard CG -913 entrance gutter with a 2.5' radius and 8' depth from the flow line to the back of the gutter will be required. This will provide the required 5' entrance slope and 3' wide handicap traversable area. The Proposed sidewalk will also need to be shifted away from the curb & gutter to align with the back edge of the entrance gutters. A detail of the required entrance design is shown on Sheet 4 of 9. The entrances will need to be installed in conjunction with the curb & gutter/sidewalk construction. 15. Lots No. 1 and 51 are to be accessed from Driftwood Drive. Also, a standard entrance gutter will need to be provided for the existing home on Lot No. 2 and the open space access on Driftwood Drive and Barkwood Drive, Iti. Sta, lard C G -i2 handicap ramps are to be provided at all intersections. A copy of Sheet 8 of 12 from our L & D Memorandum LD -93 (D) 55.4 concerning handicap ramp placement at "T" intersections is also enclosed for your use. Mr. Ron Mislowsky Ref: Woodside Estates June 13, 1994 Page 3 17. It appears private sanitary sewer easements could easily be obtained to move the proposed 8" force main off of the Route 641 right-of-way. Please revise and resubmit four (4) Copies for further review. Should any changes be deemed necessary, please design them to meet or exceed the above recommendations. If you have any questions, please let me know, Sincerely, Williain H. Bushman Trans. Resident Engineer By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior RBC/rf Enclosures xc: Mr. T. L, Jackson Mr. S. A. Melnikoff Mr. R. W. Watkins Mr. H. E. Strawsnyder July 11, 1994 Mr. Ronald M. Mislowsky P.E. Gilbert W. Clifford & Associates 200 N. Cameron St. Winchester, VA 22601 RE: Woodside Estates Dear Ron: C(1t"�`TY of FREDERICK HarN'ey E. Strawsnyder, Jr., P.E. Director of Public Works 9 North Loudoun St., 2nd Floo- 703/665-564: We have completed our review of the proposed Woodside Estates subdivision plans and offer the following comments: 1. Correct the invert out elevation for structure #20, shown on sheet 2 of 9. lines2. Provide a typical drainage channel section for the ditch 3. Provide the pertinent information for MH#8 shown on sheet 2 of 9. 4. Provide a stormwater management plan for the proposed subdivision. We understand that an off site stormwater management facility may be proposed. If so, please provide the actual location, pertinent design calculations and any dedicated easements that will be required to convey the storm runoff. 5. Individual site plans will be required for the following lots: 3,4,7 and 8, 29 through 38, 47,48 and 49 and 58 through 61. 6. It appears that the existing pond will remain in place within the designated open space. The adequacy of the existing spillways associated with this structure should be evaluated as part of the stormwater management plan. Fax: 703/678-0682 - P.O. Box 601 - Winchester, Virginia - `'"'6U4 Page 2 July 11, 1994 7. Indicate the location and extent of drainage area "P" on sheet 3 of 9. Please contact me if you have any questions regarding the above comments. Sincerely, Harvey E. Strawsnyder, Jr., P. E. Director of Public Works P/C Review Date: 8/03/94 MASTER DEVELOPMENT PLAN #004-94 STAR FORT LOCATION: South and adjacent to Lauck Drive (Route 832) and East and adjacent of Route 522N MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBER: 54-A-1 PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance) and B2 (Business General); Land Use: vacant, historical, and commercial. ADJOINING PROPERTY ZONING & PRESENT USE• Zoned RP (Residential Performance), B2 (Business General), and M2 (Light Industrial); Land Use: residential, commercial, industrial, and vacant. PROPOSED USE: B2 (commercial) & RP (single family detached) 163 single family detached homes. REVIEW EVALUATIONS: Virginia Dept. of Transportation• See attached letter to G. W. Clifford & Associates from W. H. Bushman dated June 27, 1994 also see attached letter dated July 11, 1994 to G.W. Clifford Associates from Robert Childress. Fire Marshal: 1) Submit impact statement on Fire and Rescue resources as established in Planning Department Program. 2) Comments from Round Hill Community Fire & Rescue Co. are to be addendums to this comment Sanitation Authority: No comment. County Engineer: See attached memorandum to Thomas W Price of G.W. Clifford Associates, from Harvey E. Strawsnyder, County Engineer, dated July 1, 1994. 9 Parks & Recreation: See attached. Planning & Zoning_: The proposed single family development is a permitted use, and of a density acceptable, within the RP zone. Plan Notes The MDP is at a scale of one inch to 200 feet and is difficult to read. The plan should be at a scale of 100 feet to the inch or larger as required by the Zoning Ordinance. The environmental schedule indicates that there are 32 acres of woodland with 250 of this area being disturbed. The woodland area is not clearly shown and no indication of the location of disturbed area is given. It is very difficult to determine the location of designated open space on the plan. Some areas around the fort are labeled as open space, however, the limits are vague. There is no clear distinction between what is the fort, what is open space and what is buffering. These last two items would have been helped by the inclusion of a legend. (Also an item required by the Ordinance.) No new use is shown for the vacant triangle of land in front of Star Fort. If any use is proposed for this land in the future, it will require a formal revision of the Master Development Plan. Ordinance Requirements Buffering is required between RP and B-2 uses. (The ordinance requires an "A" buffer) The plan does not indicate any buffering between the B--2 land fronting on Route 522 and the RP development, nor between the property labeled as Hillcrest Nursing Home and the residential zoning. There is also no indication of what the buffering around the fort is to consist of. The ordinance requires 15% open- space for single family detached residential development; this would be 11.25 acres. The plan indicates that 7 of the required open space acres are to be the Star Fort site itself. The owner of the Star Fort site is not a party to the application, and there is nothing to indicate that they have consented to such an arrangement. 3 Protection of Star Fort The document titled "Notes Applicable to the Preliminary Master Development Plan" lists a process by which property owners will pay an annual assessment which will go toward the preservation and maintenance of the fort. This assessment will start out at $50.00 per lot, for a total annual assessment on 163 lots of $8,150.00. STAFF RECOMMENDATIONS FOR 8103194 PC MTG • Approval; contingent upon satisfactory resolution of the open space issue, provision of required buffers, and compliance with all other staff and review agency comments. APPLICATION MASTER DEVELOPMENT PLAN Frederick County Virginia Date: 6 July19 4 Application # OWNERS NAME: Lester A 1 1 i nrr III Georaip- Smirh Lynn E. Reed Carlin L smith Tr �rPA Address: 525 kion Driv Winchester, Va 22601 Telephone: _(703) 667-74�-O (Please list the name of all owners or parties in interest) APPLICANT: Geo -crtai & >in Smi h Address: .525 Seldon Drive Win h r V -122-GUO1 Phone Number: (703) 667-74 0 AGENT/DESIGNER: Gilbert W Clifford & Address: 200 N Cameron St Win�hPst r Va 22601 Phone Number: _(703 667-213 Contact Name: Tom Pry 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. 1. Development's name: STAR FORT 2. Location of property: Adjacent & South of Lau k Drive (Va Secondary Route 932) and Adiacent & East of U.S Route 522N 3. Total area of property: 87.7856 Acres 4. Property ID #: 54-A-1 5. Property zoning and present use: RP (Vacant and Historic) and 3-2 (Commercial and Vacant) 6. Adjoining property zoning and present use: RP (Vacant & Residential) B-2 (Vacant & Commercial) M-2 (Industrial & Vacant) 7. Proposed Uses: 3-2 (Commercial) & RP (Single Family Detached) 8. Magisterial District: Gainestoro 9. Is this an original or amended Master Development Plan? Original ---,X— Amended General Information: 1. Have the following items been included? North arrow Yes No Scale Yes —X X No Legend Yes—X— No Boundary Survey Yes X No Total Area Yes—X— No Topography Yes�X� No Project Title Yes—k— No Preparation and Revision Date Yes —XC- No Applicant Name Yes —k— No 2. Number of phases proposed? 5 3. Are the proposed phases shown on the Master Development Plan? Yes A No 4. Are the uses of adjoining properties clearly designated? Yes—X— No S. 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: Open Space Total Area o Disturbed Area in Floodplains 0 0 Lakes and ponds 0 0 Natural retention areas 0 0 Steep slopes (150 or more) 0 0 Woodlands =A 15 8 Acres 9. Are the following shown on the master development plan? Street layout Entrances Parking areas Utilities (mains) Yes No Yes _X No Yes _X_ No X Yes_X_ No 10. Has a conceptual stormwater management plan been provided? Yes X No 11. Have all historical structures been identified? Yes_X No_ If the Master Development Plan includes any land zoned RP, (Residential Performance) or any residential uses, the following items should be completed. I. What numbers and types of housing are proposed? 163 SINGLE FAMILY DETACHED (12,000 F) 2. Is a schedule provided describing each of the following in each phase: Open space acreage Yes_X recreational facilities No Acreage in each housing type Yes—X— What No Acreage in streets and right of ways Yes X— No Total acreage Yes—X—_ Yes X No No Number of dwellings of each type Yes—x— No 3. What percentage of the total site is to be placed ir. common open space? 150 4. Are recreational facilities required? Yes No—X- oX5. 5. What types of recreational facilities are proposed? 6. Are separation buffers required? Yes X No 7. Are road efficiency buffers required? Yes No—X— 8. Are landscaping or landscaped screens required? Yes No—X 9. Are required buffers, screens, and landscaping described by the plan with profiles or examples? Yes No—X E -i l lII!J1f - _ i II r)1_1 T I ��I 9 COMMONWEALTH of VIRGINIA. DEPARTMENT OF TRANSPORTATION DAVID R. GEHR P. 0, BOX 278 COMMISSIONEn EDINBURG. 22824 WiLLIAM H. BUSHMAN. P.E. June 27, 1994 RESIDCNT ENGINFFR TELE (703) 484 5000 FAX(703)304-6807 Mr. Tom Price % G. W. Clifford & Associates Ref: Star Fort 200 North Cameron Street Route 522 North Winchester, VA 22601 Frederick County Dear Torn: We have reviewed the referenced project's Preliminary master plan and generalized development plan. Our comrru:nts are as follows: 1. Unless Frederick County requires it for emergency service vehicles, the proposed connection to Routc 832 should he eliminated. This would confine xll access to the property to one location on Route 522 which could be controlled with signalization if necessary. 2. The developer will be required to provide adequate right-of-way and constrnet a cul -do -sac at the end of Route 332 for maintenance/emergency service vehicles and school buses. 3. UlTgrade-s to the existing median crossover opposite the main access may he required hayed on future trip grneracior, data. 4. To reduce. the numhc.r of commercial entrances on Route 522, strong consideration should b.: given to accessing the propo.cd commercial parcels which front Route 522 from internal streets. S. At the incarion the future Fort Collier Road tonne{ tion is shown, a median crossover or turn lanes cmild nm be Constructed due to the grade separation between rhe, north and south hound lanes of Route. 522. As you know, this plan has been forwarded to our District Location & Design Engineer in Staunton f(Ir hip review. Once we receive his comments we will forward same to you. Prior to making any knitj comments on this proposal, we will require a complete set of site plans, dritin;lge calculations anti traffic flow data for review. If you hive any question~ or would like to d1SCIIS.4 any of the ah<Ive items please give mC a call. Sincerely, W. H. Bushir.an, Trans. Resident Enbr. RBC/rt'By: R. B. Childress, Hwy, permits & Suhd. Spec. Sr Attachrtrznt ECiirk { Pe -e 1c I C)I=�T TEL: 1- T-:{;::�i-� - 7 r =_ _+ 1T 1J it 1ia� F 1 REQ!JEST FOR REZ N MASTER PLAN, E Virginia Department of Transportation ATTN: William H. Bushman, Resident Engineer P.O. Box 278, Edinburg, Virginia 22824-0278 (703) 984-4133 The local office of the Transportation Department is located at 1550 Commerce Street, if you prefer to hand deliver this review form. Applicants name, address and phone number: Gegrge Glaizerl' h 525 Spldpri Driyg in h 22601 Actent: G,W. Clifford & Assoc Inc 200 N Camay n Sr. in h st r y 2 1 n• Tom Price7 667-2139 Name of development and/or description of the request: Star Forr Location: Adjacent & south of Lauck Drive (Va. S_condary Boute 832) and Adjacent & East of u,S Route_522N Transportation Department Comments: See attached letc.er dated June 27, 1994 from Mr. W. H. Bushman to Mr. Tom Price. VDOT Signature and Date: 61-Z-7194- (NOTICE TO VDOT - PLEASE RETURN TRIS FORM TO THE AGE T. E TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application fozm, impact analysis, locarion man and all other pertinent information. COMMONWEALTH of VIRQINIA DEPARTMENT OF TRANSPORTATION DAVID R. GEHR P. 0. BOX 278 EDINBURG. 22824 COMMISSIONER (703) 984-5611 July 11, 1994 Mr. Tom Price G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Tom: WILLIAM H. BUSHMAN, P.E. RESIDENT =_%G;�,EER TELE1703,-3.:. 600 FAX 1703, "r_= -5E07 Ref: Star Fort Route 522 North Frederick County As indicated in our earlier review letter of June 27, 1994, our District Office has completed their review of the referenced project's preliminary master plan. Their comments are as follo«vs: 1. It is preferred all traffic use the one proposed entrance on Route 522 and not add traffic to Route 832. 2. If an access is allowed to Route 832, then improvements at the intersection of Route 832/522 may be required depending on traffic generated by the development. 3. The existing median crossover at the main access roadway will need to be improved to provide a minimum 200' storage lane and 200' taper for left turns. A 100' storage lane and 150' taper northbound at the entrance for right turns will also need to be provided. These minimum design requirements will need to be included in your site plan submission for review and approval. 4. To reduce the number of commercial entrances on Route 522, it is preferred all commercial parcels which front Route 522 be accessed from internal streets. If it is not possible to have all commercial parcels bordering Route 522 in the development accessed by internal struts, then it is strongly suggested Lots No. 2, 3, & 4 be accessed by internal streets because of their proximity to the crossover, possibly causing wrong way driving movements. 5. When designing the future Fort Collier Road connection to Route 522 our minimum crossover spacing requirements will need to be considered. 6. The loop road at the northwest corner of the development has a curve with a radius Of 200'±. This should be increased to 260' minimum. A cul-de-sac road at the east edu of the development also has a 200'+ radius curve. This should also be increased to 260' minimum, but may be allowed to remain as is if it will be a permanent dead end cul -d: -sac and the traffic count is low. TRANSPORTATION FOR THE 21 ST CENTURY Mr. Tom Price Ref: Star Fort July 11, 1994 Page 2 7. The existing contours show some potential road grade problems. A. A 20% grade at the north end of the development. Could this section be eliminated? B. A 17% grade near the center of the development. C. An 11 % grade along the entrance road off Route 522. An adequate landing must be provided for the entrance road at Route 522. We have marked several of our comments in red on the enclosed plans for your use. We appreciate the opportunity to review this preliminary plan and look fom-ard to commenting on more detailed site plans once available. If you have any questions, please let me know. Sincerely, William H. Bushman Trans. Resident Engineer By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior RBC/rf Enclosure xc: Mr. C. E. Mattox Mr. J. B. Diamond Mr. S. A. Melnikoff Mr. R. W. Watkins - - -- -- - _ COI\_VY of F1� F-' D F R ICK Harvey E. Strawsnyder, Jr., P.E. Director of public Works 9 North Loudoun St., 2nd Floor 703/665-5643 July 1, 1994 Mr. Thomas W. Price Gilbert W. Clifford & Associates 200 North Cameron Winchester, VA 22601 RE: Star Fort Rezoning and Preliminary Master Development Plan Dear Tom: We have completed our review of the subject preliminary master development plan and offer the following comments: I. The proposed plan indicates a road connection to Lauck Drive. It may be necessary to improve Lauck Drive to accommodate the increased traffic pattern. It should be determined if Lauck Drive is currently maintained by VDOT. If not, it will be necessary to upgrade to their minimum standards. 2. A storm water management facility is shown in the south end of the project adjacent to a natural drainage channel. Extreme storm events have caused flooding in this area. The flooding is primarily due to the relatively flat topographic condition coupled with the existing railroad embankment. During the design phase of the project, it will be necessary to route the 100 year storm through this area and determine its impact on the proposed storm water detention facility. In order to properly evaluate the impact of the 100 year storm, it will be necessary to obtain information relative to the existing railroad embankment and related drainage structures. 3. Several of the existing contours should be labeled so that the contour interval can be determined. 4. Based on the proposed lot size, it is anticipated that curb and gutter will be utilized to convey storm flows. Consequently, it appears that a majority of the storm runoff can be routed to the storm water management facilities. Fax: 703/678-0683 - P.O. Box oo I Winchcstcr. Virginia Johnson Letter Page 2 Based on our reviews o development plan, we grant our our comments during the actual actual contour elevations revised preliminary master ar pl f the proposed preliminary master approval subject to incorporation of design of the subdivision. the e available, we would appreciate an reflecting the contour interval. Sincerely, Harvey Strawsnyder, Jr., P.E. Director of Public Works Parks & Recreation Department Comments: Plan appears to meet open space requirements. Residents from this development will use the regional parks as league and program participants. They will participate in classes and tournaments held at the parks. Families will picnic at the shelters, swim at the pools, play on the playgrounds and in the open space provided, paddleboat and fish in the lakes, and participate in an array of different non -structured activities. I would suggest that the impact model be used to determine the potential impact that this development may have on the county's park system. PC REVIEW: 08/03/94 MASTER DEVELOPMENT PLAN #005-94 BIGGS/GABBER TRACT LOCATION: East and adjacent to Front Royal Pike (U.S. Route 522), 0.25 miles South of the intersection with Millwood Pike (U.S. Route 50) . MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-4 PROPERTY ZONING & PRESENT USE: Zoned B2 (Business General) - Current Land Use: vacant ADJOINING PROPERTY ZONING & USE: Zoned B2 (Business General) - Current Land Use: Delco Plaza Retail Center, Frederick County Sanitation Authority Administrative Office, Prince Frederick Office Park, Winchester Medical Center Storage Facility. PROPOSED USE: Retail/Commercial REVIEW EVALUATION: Virginia Dept. of Transportation: see attached letter from W.H. Bushman dated July 25, 1994 to Mr. Ron Mislowsky. Sanitation Authority: First review (no sewer shown) five items approved as noted. Inspections Dept.: Building shall comply with the Virginia Uniform Statewide Building Code and Section 309 Use Group M (Mercantile) of the BOCA National Building Code/1993. Other Codes that apply are title 28 Code of Federal Regulation, Part 36 Nondiscrimination on the Basis of Disability by Public accommodations and in Commercial Facilities. Will require details for ADA parking and access to the Building at the time of Site plan review. Fire Marshal: See attached memorandum dated July 25, 1994 to Evan A. Wyatt from Douglas Riracofe, Fire Marshal. County Engineer: We do not have any comments regarding the proposed Master Development Plan. However, we do reserve the right to review and comment on the proposed site plan. Planning & Zoning: The Preliminary Master Development Plan proposes retail and commercial development on a 28.86 acre parcel. The proposed uses are permitted in the 3-2, Business General District, and would be consistent with the existing and planned land use within this area. The site does not contain woodlands, steep slopes, or streams; however, a small area located in the southeastern portion of this site is defined as wetlands. The project designer will create an on-site storm water management area at this location, which is consistent with the comments made by the County Engineer. The proposed road is an extension of Costello Drive from the Prince Frederick Office Park. This connection was planned when the Prince Frederick Office Park Master Development Plan was designed, and is consistent with the approved plans. The project designer has met with the review staff on-site, and has had an opportunity to receive comments from the Technical Review Committee. Comments that are noteworthy include those made by VDOT and the Planning Department. These comments reflect the proposed entrances off of Front Royal Pike (Route 522 South). The VDOT comments address the need for turn lanes, traffic signalization, and design consistency with the planned widening of Front Royal Pike. The Planning Department comments regard the proposed entrance that is located just south of the F & M Bank property. The F & M Bank property has an existing entrance that is within 150 feet of the proposed entrance. Therefore, the entrance spacing requirements for arterial roads can not be met unless the project designer reaches an agreement with F & M Bank that is consistent with the proposed design, or if a design is created which restricts left turning movements onto Front Royal Pike and is approved by the Planning Commission. Staff recommends that the project designer include a note on the Final Master Development Plan that describes these two options. One of these options will have to be achieved prior to the approval of the site development plan for this project. STAFF RECOMMENDATIONS FOR AUGUST 3, 1994_: Approval, provided the Final Master Development Plan addresses all review agency comments and all comments and concerns of the Planning Commission and Board of Supervisors. tainnurg Residency ',;DOT TEL> u 25,94 14 23 hJo.u13 F...I_ I m COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION DAVID R. GEHR P. 0. Box 278 COMMISSIONEfi EDINBURG. 22824 WILLIAM H. BUSHMAN, P.E. Jul 25 1994 RESIDENT ENGINEER y TELEI703f384•b6W FAX17031984-5607 Mr. Ron Mislowsky, p.E, Ref: Biggs/Garber Tract % G. W. Clifford & Associates, Inc, 200 North Cameron Street Route 522 south Winchester, VA 22601 Frederick County Dear Ron: This is to follow-up on our meeting of July 21, 1994 to review the proposed 135,000+ sq. ft. retail facility planned for the referenced location. After review of the project's Preliminary concept plan presented at the meeting, we offer the following comments: 1. Our planned improvements to this section of Route 522 are not scheduled to begin until the spring of 1996. You indicated an opening date of February, 1995 was desired. The developer will be required to construct temporary entrance improvements which include but are not limited to right and left turn lanes to accommodate the site's traffic until such time our project improvements have been completed. To avoid unnecessary future costs, You will need to consider our proposed design for this portion of Route 522 when designing your project. �. When considering the size of this retail facility and the future extension of the property's access road onto Prince Frederick Drive, a traffic signal at the access road intersection with Route 522 will be required. You will need to provide us with a detailed traffic analysis of what the retail facility will generate and of what impacts the future access road extension will have on the Route 522 intersection. Whether installation of a traffic signal is needed prior to the operation of the retail facility or at a later date, the developer will be responsible for 100% of the design and installation costs. 3. Any work performed within the Route 522 right-of-way must be covered under a land use permit issued by the Department. A permit fee, surety bond coverage and the salary and expenses of State assigned personnel will be required. 4. Although this comment is not directly related to this parcel, to prevent future turning movement problems, we suggest the proposed access road extension to Prince Frederick Drive be shifted aouthward slightly to align directly with the Corp of Engineer's entrance. Thank you for the opportunity to comment on this preliminary plan. We reserve the right to comment further on this project once more detailed site plans are available. If you have any questions concerning the above comments, please let me know. Sincerely, William H. Bushman Trans. Resident Engineer By: Robert B. Childress -7C/rf Hwy. Permits & Subd. Spec. Senior Mr. J. B. Diamond Mr. T. L. Jackson Mr. R. S. Ryder Mr. S. A. Melnikoff Mr. R. W. Watkins, Attn: Mr. Evan Wyatt TRANSPORTATION FOR THE 21 ST CENTURY A � W � W � F\RE RESCUE VIRGINIA Thomas W. Owens Director TO: FROM: COUNTY OF FREDERICK, VIRGINIA M E M O R A N D U M Evan Wyatt, Planner II Douglas A. Kiracofe, Fire Marshal SUBJECT: Garber Tract DATE: July 25, 1994 FIRE AND RESCUE DEPARTMENT 9 N. Loudoun Street, 2nd Floor Winchester, Virginia 22601 Douglas A. Kiracofe Fire Marshal On Thursday, July 21st, I attended the TRC meeting regarding a proposed retail site on the Garber Tract, Rt. 522 South. Via this memo, the master development plan and subdivision plan are approved by the Fire and Rescue Dept. I wish to reserve comments on the site plan until a more detailed plan for the site is presented. I've discussed Fire and Rescue concerns for the site with Mr. Mislowsky of G. W. Clifford and Associates so no major problems are anticipated; however, access points to the site are still incomplete with VDOT and Delco Plaza. If you have any questions regarding this matter, please let me know. DAK:jlc CC: File DIRECTOR - (703) 665-5618 FIRE MARSHAL - (703) 665-6350 FAX - (703) 678-0682 APPLICATION MASTER DEVELOPMENT PLAN Frederick County Virginia Date: 2Q JULY 1994 Application OWNERS NAME: Alma G. Bia(:rs Patricia G. B Donald Garber Address: c/o Georae Glaize 137 W. Boscawen St_ Winchester Va 2,2,6Q1 Telephone: (703)662-5058 See Above (Please list the name of all owners or parties in interest) APPLICANT: WAssociates, Address: 200 N. Cameron St, Winchester Va 22601 Phone Number: (703) 667-2139 AGENT/DESIGNER: Gilbert W. Clifford & Associates, Inc Address: 2 N. Cameron Win-chester. Va 22601 Phone Number: (703) 667-2139 Contact Name: Ron Mislow ky, 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: GARBER ESTATE 2. Location of property: East & Adjacent to U.S. Rte, 522, 0.25 mile south of Intx. of U.S. Rte 50. 3. Total area of property: 28.86 Acres 4. Property ID #: 64-A-4 5. Property zoning and present use: B-2 (Vacant) 6. Adjoining property zoning and present use: B-2 (Commercial) 7. Proposed Uses: Retail 8. Magisterial District: Shawnee 9. Is this an original or amended Master Development Plan? Original—X– Amended General Information: 1. Have the following items been included? North arrow Yes features: No Scale Yes —X No Legend Yes—X– —X– No Boundary Survey Yes—k– 0 No Total Area Yes _ No Topography Yes—)C- —)C No Project Title YesX 0 N o Preparation and Revision Date Yes_ XT No_ Applicant Name Yes -Y.- No 2. Number of phases proposed? 3. Are the proposed phases shown on the Master Development Plan? Yes No - X - 4. Are the uses of adjoining properties clearly designated? Yes No–X- 5. oX 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 9. Are the following shown on the master development plan? Street layout Entrances Parking areas Utilities (mains) Yes_X—No Yes No Yes _X_ No X Yes—X— No 10. Has a conceptual stormwater management plan been provided? Yes X No 11. Have all historical structures been identified? Yes_X No= Garber Estate Adjoining Property Owners Delco Development (o'+— A _ 4A P.O. Box 334 Lenox Hill Station New York, NY 10021 Shenandoah Production Credit P.O. Box 2700 Winchester, VA 22604 Frederick Group 64 - A -- gi c/o Richard Dick 1400 Millwood Pike Winchester, VA 22602 Janet Ziviello 5 West Gate Lane Setauket, Long Island, NY 11733 Winchester Medical Center 1840 Amherst Street Winchester, VA 22601 Commonwealth of Virginia (4-- 4 — 4C- F&M Bank, Winchester fit+ —A - 4:b 115 N. Cameron Street Winchester, VA 22601 Flying Angels, Inc. P.O. Box 1146 Apopka, FL 32704 PC REVIEW: 08/03/94 SUBDIVISION APPLICATION #005-94 GARBER ESTATE 4 lots LOCATION: East and adjacent to U.S. Route 522, 0.25 miles South of Interstate U.S. Route 50. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-A-4 PROPERTY ZONING & PRESENT USE: Zoned B2 (Business General) - land use: vacant ADJOINING PROPERTY ZONING & USE: Zoned B2 (Business General) - land use: Commercial PROPOSED USE: Retail REVIEW EVALUATION: All review agency comments that were presented with the Master Development Plan for this site are applicable to this subdivision application and were presented as such. No review agency had any comments that might preclude approval of this request. This proposal conforms to the presented master plan and meets all ordinance requirements. STAFF RECOMMENDATION: Approval with the stipulation that final administrative approval will not be given until BOS approval of the Master Development Plan. J;_. 1 APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Date: 2 1 1994 Application #: '� Fee Paid Applicant/Agent: C.W. Clifford ,.& Assoc Address: 200 N Cameron Winchester Va 22601 Phone: (703) 667-2139 Owners name: Alm & Patrirlia G Biggs Donald Garber Address: -c/o QeorcTe Glaize 137 W Boscawen St Win hester Va 22601 Phone Number: (703) 662-505 Please list names of all owners, principals, and/or majority stockholders: Alma Patricia G. Biggs.. Donald r r Contact person: Ron Mislowskv Phone: (-703)667-2139 Name of Subdivision: Garber Estates b ivi ion Number of Lots: 4 Total Acreage: 28_.86 Acres Property Location: East & Adjacent to U.S. Rte. 522, 0.25 mile south of Intx. of U.S. Rte 50 (Give State Rt.#, name, distance and direction from intersection) Magisterial District: Shawnee Property Identification Number (PIN): 64-A-4 Property zoning and present use: -B-2 (Vacant) Adjoining property zoning and use: B-2 (Commercial) Has a master Development Plan been submitted for this project? Yes X No If yes, has the final MDP been approved by the Board of Supervisors? Yes No X What was the MDP title? GARBER ESTATES Does the plat contain any changes from the approved MDP? Yes No If yes, specify what changes Minimum Lot Size (smallest lot): Number and types of housing units in this development: Number: Types: JI ERG74 NGE. Ar, i !� "vPl�l�ltl l�� 0,1 , '0 Ail. SCALE I._2000•_)� APPROVED BY Virginia Department of Transportation Date _ Planning Commission Date Subdivision Administrator Date _ Frederlck County Sanitation Authority Date OWNERS' CERTIFICATE The above and foregoing subdivision of the land of the Trustees of Garber Trust, Ur appears in the accompanying plot, Is with the consent and In accordance with the desires •,! the undersigned owners, proprietors and trustees, If any NOTARY PUBLIC a Notary Public in and for the state of Virginia at large, do certify that whose names are signed to the foregoing Owners' Certlflcate, have acknowledged the some before me in my state. Given under my hand this day of 1994. My commission expires SURVEYOR'S CERTIFICATE l hereby certify that the land contained in this subdivision is the some /and convovr.^. to the Trustees of the Garber Trust by deed dated 27 Moy 1964, said deed recorded in the ''fce of the Clerk of the Circuit Court of Frederick County, V1rginlo in Deed Book 592 of Page 52c1 Douglas C. age, C.L.S TM 64 ((A)) Pci 4 Zoned: 82 Use: Vacant LT H OF ��P f *N. o CERTIFICATE v 1197 CERTIFIED LAND Final Subdivision Plat for Garber Estate Shawnee Magisterial District Frederick County, Virginia DATE: 21 July 1994 1Cover Sheet I Sheet 1 of 2 glibert w. clifford & associates, inc. ENGINEERS — LAND PLANNERS — SURVFYORS 150—C Olde Gre nwlch Drlvs 200 Norin Cam c. cn Strcrt Frederiekeburp, Vlrpinlo 22401 W—heet—, uremia 2261: (703) e9e-2116 '1 �1 667-21 J9 CURVE " RADIUS LENGTH TANGENT CHORD BEARIN. C1 1379.40' 51.99 26.00 51.99' N 4755'4; C2 50.00' 88.64' 61.28 77.48' N 01 '46'45 C3 460.00" 255.93" 131.37' 252.64' S 68-,30'1( C4 460.00" 171.86" 86.94 170.86' N 63'76'1G C5 460.00' 84.07 4215" 83.95' N 79'12'30 C6 540.00 300.44 154.22 296.58' S 68'30'18 C7 50.00 68.44' 40.80 63.22' N 88'13'1 6" E 11 _W E .'1'52'40`' " E '."5'33 U.S. Route 522 (Variable width RIO 13.002 Acres / C1 -1 N 49 00'29" E 171J.J81 Lot 3 �! 16 2.21-- 18J.74 —367.43 � _ C2— Lot 1 So Setback Lk1ie ; 50 Setback Lne N c--- n D' Wafer k Serer I Potomac EALeon R7W 40 13.002 Acres IDB 422s�Pn664 11 1 DB 403 - P 117 y n t; l y 3 ce o N 4-P'00'29" E 1 cn Z 1 1 1.59.00' t7 U, 1 I' 1' N 1 olloo - s �M 0 I 1 1 - N7 jI 1 I 1 w� • N 1 I II n V1 11 1 11 I 668: 111 C41\ S 29 36 1 � I 1\ CJ \ \ Lot 2 CA C5 4.280 A cre Lot 3 ` 5.893 Acres �. o�" i •3/ 730 192• o fid:\ Oto,()59 AREA SUMMARY Lot 1 13.002 Acres Lot 2 4.280 Acres Lot 3 8.893 Acres R/W Lot 1 rtol Area Subdivided 28.879 Acres n 13.002 Acres y n t; l y o M I� 1 s� On 19%va I' 1' olloo n 1 1 \ �M 0 I 1 1 - N7 jI 1 I 1 w� • N 1 I II n V1 11 1 11 I 668: 111 C41\ S 29 36 1 � I 1\ CJ \ \ Lot 2 CA C5 4.280 A cre Lot 3 ` 5.893 Acres �. o�" i •3/ 730 192• o fid:\ Oto,()59 AREA SUMMARY Lot 1 13.002 Acres Lot 2 4.280 Acres Lot 3 8.893 Acres R/W 2.704 Acres rtol Area Subdivided 28.879 Acres -1 H p,, f E DG GLAS( o CERTIFICATE ND. u 1197 n CERTIFIED LAND rrO O 2g1 B 2 f2 oe P 2 oyce CS fedg803'ot of,. 6 - U9e. / 0 100 20 ----- — — 40n Graphic Sccie in Feet 1 "= 200' NOTES: Final Subdivision Plat 1. No title report furnished. 2. Easements may exist that ore not sholvn. for J. Iron rods found or set at a!1 property corners. 11 Garber Estate Shawnee Magisterial District Ederick County, Virginia : 21 July 1994 SCALE_ t"=200' Sheet c' glibert ENGINEERS 150-C Olde Greenwlch Drl s Frederickeburq• Arghlo 22401 (703) 898-2115 w. Clifford & associates, Inc. - LAND PLANNERS - SURVE'ORS 200 .—`.I— I TO: FROM: RE: DATE: COUNTY of FREDERICK Dcpartmcnt of Planning and Dcvclopmcnt 703 / 665-5651 Fax 703 / 678-0682 Planning Commission Members Kris C. Tierney, Deputy Planning Director�G� Informal Discussion, Possible Rezoning From RP to RA on Route 647 July 19, 1994 Attached is a letter to the Commission from Mr. Frank Funk. Mr. Funk is considering applying for the rezoning of two small lots fronting on the west side of Route 647. The lots are presently zoned RP (Residential Performance). In checking on the history of the zoning of this property, we have been able to determine that it was zoned R-2 as far back as the mid -seventies, and has been zoned RP since at least 1986. The purpose for the rezoning would permit Mr. Funk to allow two of his grandchildren to place mobile homes on the lots. Mobile homes are not permitted under the present RP zoning. Mr Funk has stated that he would be willing to limit the use of the property to preclude other uses, such as agricultural activities. The staff feels there are some potential problems with allowing a small piece of RA zoning in the mist of a urban/residential area. This would be similar to allowing a business zoning in the middle of an RA area. There are bound to be potential conflicts in terms of non -compatibility of uses. 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Tierney, Deputy Planning Directo��� RE: Informal Discussion, Wierman Rezoning DATE: July 19, 1994 Attached is a letter from Ron Mislowsky, P.E. with G. W. Clifford and Associates requesting time with the Commission to give a preliminary presentation on a proposed rezoning. The proposal is to rezone 16 acres on the north side of Valley Mill Road (Route 659) just west of Mill Race Estates, from RA (Rural Area) to RP (Residential Performance). The proposal would be to build single family dwellings on relatively large lots. A location map and plan showing the general design proposed is also attached. KCT/dc 1) North LOO OOUn Slrcct P.O. BoK 601 Wing hcstcr, VA 22601 Winchcstcr, VA 22004 (4tL' gilbert w. clifford & associates, inc. INCORPORATED 1972 Engineers Land Planners Surveyors Water Quality Analyses Corporate Office: 150C Olde Greenwich Drive • P. O. Box 781 Fredericksburg, VA 22401 • (703) 898-2115 Winchester Office: 200 North Cameron Street • Winchester, VA 22601 • (703) 667-2139 July 8, 1994 Mr. Kris Tierney Frederick County Planning 9 North Loudoun Street Winchester, Virginia 22601 RE: Wierman Rezoning Dear Kris, As you know from our meeting this afternoon, we are in the process of completing an application for rezoning approximately 16 acres from RA to RP. The tract is located just west of the Mill Race Estates Subdivision. I've attached a copy of the preliminary plan. We would like to make an informal presentation to the Planning Commission at their next scheduled meeting. Please let me know when we will appear on the agenda, and thank you for your assistance. Regards, ion�ald A. Mislowsky, P.E. Gilbert W. Clifford & Associates, Inc. RAM / kf Encl. BOARD OF DIRECTORS OC > Thomas J. O'Toole, P. E. Charles E. Maddox, Jr. P. E. Earl R. Sutherland, P. E. P. Duane Brown, C. L. S. William L. Wright, Laboratory Director 'lit Qj Al. 01 Cy. mull, WON 650 ILI J/1 V 61- Greenwood, 6 C, gh q # 16 1 uz -nin C-) 0 Z, V. Scale 1 2,000' MERMAN RE70NfiNG S 1 t e 7 6S / 1 Parcel 55-180' Nilkins Development ` I Corporation �^ l Zoned: RP \ Use:—Vacant I� Parcel,55- 03 �lue rdge M.H..P V l d: MH tOse: es. Parcel \\ \ 6SO 55-173 \ \ \ 1 William Schuller J Zoned: RA Use: Vacant 3.3 Ae. / A to RP �\ ��8" San. Sewer�� / \ ( Mill Race Dr- X 8' W- ca(I Fjarce( 55-17 > Milt Race) RPJ RA^gym iQ Warman Es Estates' ti to Q-� I / on A-Zoned:IRP Ya t r Use: Residential 1�5/� i Parcel �' �N, \ \N / / Ex. I " San. Sewer �-� 55-178 ExStreet / I . Julee \�1 Minnie Schuller Fist' / Q °f �� ��1 � �� Ex. 8" W M c - Zoned: RA y o I 1 1 N, C7 N o p a \ Parcel 55/175 ° �� Ce, SSS \ J mes & Mary Kr7lough Zoned: RA / Use: Res - 1 em \ — \�Parcel \ \ \\� 55 -175A -z Developer: P cel; MOS Pct 55=175 Mr- Richie Pifer 55-181 ��� Ritchie auglas K. Eastern Frederick ones RA Williams Cambridge Development ��BR Development Corporacion \��Us�\Res- Zoned RA 81 S. Braddock Street \fps Zoned_ RP - — Win cr;ester, Virginia 22601 \�\� oRFEK ant J50 Ph: "F)7-7217_ —, - - Parcel 55-175E- — - Scale: ! =300' Rev -1, 6 ,;uly 1994� -- Mill Race r'ont�n:r In;arvol=l0� June, i994 6V� N,cme U, Association n allDer t Y!. Clifford & associates, inc i. l_G!.l,I _ER -S - LAND F l,�-wNF-RS — SURVEYORS WYERMAN REZONING Sheet ISO- C `Greanwk2 h Drly© Gelid DevelO Fredericksbb urg, ini rgc 2?.}01 20u NmGeneralized North Ca eron S,rect pment Plan of (703) 89Y, >>;� Hfnche,h�r. Virginia 2?601 (703) 66,' 2139 r r=',!c,l .. CGUn L y'- Virgi nia