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HomeMy WebLinkAboutPC 07-06-94 Meeting AgendaviC 4V w. AGENDA FREDERICK COUNTY PLANNING COMMISSION The Old Frederick County Courthouse Winchester, Virginia JULY 6, 1994 7:00 P.M. CALL TO ORDER TAB 1) Meeting Minutes of May 18 and June 1, 1994 .................... A 2) Bimonthly Report ..................................... B 3) Committee Reports .................................... C 4) Citizen Comments ..................................... D 5) Subdivision application #002-94 of Julia F. Carper to establish one lot of 16,927 square feet. This property is located at the end of Capers Drive northeast of North Frederick Pike, in the Stonewall District. (Mr. Miller) ......................................... E 6) Subdivision application #003-94 of Ray Robinson, Jr., to divide one lot, consisting of 1.413 acres, into two lots. This property is located on Apple Valley Road, approximately .04 of a miles west of Valley Pike, in the Back Creek District. (Mr. Miller) ......................................... F 7) Revised Master Development Plan #003-94 of Fieldstone Heights for 169 single family detached, traditional homes. This property is located south and adiacent to Valley Mill Road inthe Stonewall Distrirt (Mr. Wyatt) ................................. .......... G N PUBLIC HEARINGS 8) Conditional Use Permit #003-94 of Everett S. Riggs for automobile repair, without body repair, to be conducted in an attached garage. This property is located at the southeast corner of Hites Road and Cougill Road, in the Opequon District. (Mr. Miller) ............... .......................... H 9) Conditional Use Permit #004-94 of Greg L. Coverstone for a garage for minor motorcycle servicing without body repair. This property is located on Martinsburg Pike, at the intersection of Sulphur Springs Road, in the Shawnee District. (Mr. Miller) ......................................... I 10) Rezoning application #004-94 of Brown Lovett, Jr., to rezone 59.71 acres from RA (Rural Areas) to Ml (Light Industrial) for manufacturing uses. This property is located on Martinsburg Pike, opposite the intersection with Stephenson Road, in the Stonewall District. (Mr. Tierney) ........................................J 11) Rezoning application #005-94 of Burger Busters to rezone .84 of an acre from M1 (Light Industrial) to B2 (Business General) for a restaurant with drive- thru. This property is located on the west side of Welltown Road, north of the intersection of Welltown Road and Martinsburg Pike, in the Stonewall District. (Mr. Tierney) .. ....................................... K MISCELLANEOUS 12) Other (attachment) .................................... L MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Old Frederick County Court House in Winchester, Virginia on May 18, 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; John H. Light, Stonewall District; Robert A. Morris, Shawnee District; Terry Stone, Gainesboro District; Robert M. Sager, Board Liaison; and Vincent DiBenedetto, Winchester City Liaison. ABSENT: S. Blaine Wilson, Shawnee District and George L. Romine, Citizen at Large Planning Staff present were: Robert W. Miller, Zoning Administrator; Evan A. Deputy Planning Director. CALL TO ORDER Watkins, Director/Secretary; W. Wayne Wyatt, Planner II; and Kris C. Tierney, Chairman Golladay called the meeting to order at 7:00 p.m. MINUTES - APRIL 20, 1994 Upon motion made by Mr. Marker and seconded by Mr. Thomas, the minutes of April 20, 1994, were unanimously approved as presented. BIMONTHLY REPORT Chairman Golladay accepted the Bimonthly Report for the Commission's information. 2 COMMITTEE REPORTS Comprehensive Plan Subcommittee - 5/9/94 Mtn, Mrs. Copenhaver reported that the Comprehensive Plan Subcommittee discussed appropriate land uses for the Route 50 and Route 7 areas. Sanitation Auth ri - 5/18/94 Mtg. Mrs. Copenhaver reported that the Stephens City water tower will be painted sky blue with the wording, "Welcome to Frederick County." She also reported that a bid has been submitted to fence the north quarry Cfty of Winchester Mr. DiBenedetto reported that the City of Winchester has determined that the property for the proposed McDonald's Restaurant on Amherst Street was zoned properly and the project will proceed. Historic Resources Advisory Board (HRAB) - 5/17/94 Mtg. Mr. Tierney said that the HRAB discussed the proposal for the Star Fort development. He said the consensus of the HRAB was that issues of concern were being addressed. Mr. Tierney said that the historic plaque program was also discussed and hopefully, the HRAB will have an actual plaque at their next meeting. DISCUSSION REGARDING A REQUEST FROM VDOT TO PERMIT TWO PARCELS ALONG THE WEST_SIDE OF ROUTE 522 SOUTH TO CONNECT TO CENTRAL EWER. Action - Approved Mr. Tierney said that VDOT has requested that Frederick County permit two properties, located along the west side of Route 522 just south of Route 644, to connect to central sewer. Mr. Tierney said that both parcels lie outside of the service area and typically, County policy would prohibit the extension of central sewer outside of the Sewer and Water 3 Service Area. Mr. Tierney said this request comes as a result of planned improvements to Route 522. He said that the widening will take the drainfield of one of the residences and will require the removal of the other dwelling. Suitable replacement drainfield sites do not exist on either parcel. Mr. Tierney said that in an effort to reduce the cost incurred, VDOT is requesting that the County allow the two parcels to hook into the existing sewerline in the area. He said that this will allow for the continued use of the existing dwelling on one tract and for construction of a new dwelling (or relocation of the existing dwelling) on a different portion of the second tract. Mr. Tierney said that if this is not permitted, VDOT will have to purchase both tracts in their entirety. Mr. R. K. Hermanson, Right -of -Way Specialist for VDOT, was present to answer questions from the Commission. Mr. Hermanson said that since the parcels abut the Sewer and Water Service Area, VDOT estimates they would save approximately $200,000 by the connection. The Commissioners were concerned about setting a precedent for other requests for hookups to the sewerline. They felt that under the extenuating circumstances caused by the widening of 522, they could allow the hookups by specifically restricting each hookup to one single-family dwelling per parcel. Upon motion made by Mr. Thomas and seconded by Mr. Light, BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend the approval of public sewer hookups to parcels 93A (016) and 93C (051) with the stipulation that the hook-ups are limited to one single-family dwelling on each of the two parcels. Revised Master Development Plan ##002--94 of Lake Front Apartments (formerly Lake Centre) for 36 apartment units within three structures. This property is identified as PIN 75B -A -80C and 7513-A-801) and is located at the southeast corner of the intersection of Macedonia Church Road (Rt. 642) and Chinkapin Drive, in the Shawnee District. Action - Approved Mr. Charles Maddox, Jr., with G. W. Clifford & Associates, was the representative for this project. Mr. Maddox stated that at a previous meeting, when he received approval .of the Lake Front master plan for apartments, he discussed with the Commission the possibility of expanding the number of apartment units (to 36) without expanding the footprints of the buildings and eliminating the approved conditional use permit for a day care center on the corner parcel. He said that at that time, the Commissioners seemed to be in favor of the substitute plan as long as all the issues were addressed. Mr. Maddox presented that substitute master plan to the Commission. Mr. Morris noted that there was an issue associated with ladder trucks gaining proper access to the apartment complex. Mr. Maddox replied that an all-weather fire lane underlying the grass will be designated on the final master plan and the site plan. Mr. Wyatt said that once the applicant combines the two parcels, the proposed master development plan will contain 36 apartment units on 4.1613 acres. He said that this creates an overall gross density of 8.65 units per acre. This revision increases the density, however, the allowable gross density for this site remains at 10 units per acre. Mr. Wyatt said that the staff believes the applicant should consolidate the two parcels prior to final administrative approval of the master development plan to ensure that the overall gross density requirements are met. Mr. Wyatt added that since the number of multi -family units has increased from 28 to 36, the equivalence of two recreational areas will need to be provided (the zoning ordinance requires one recreational area for 30 multi -family units). He said that the staff also believes that a walkway should be provided along the entire western side of the parking lot that will provide access to adjoining school property, if it is developed as such. There was no public comment. The Planning Commission felt all the outstanding issues had been addressed. Upon motion made by Mr. Shenk and seconded by Mr. Light, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Revised Master Development Plan #002-94 of Lake Front Apartments (formerly Lake Centre), for 36 apartment units within three structures, with the condition that the applicant adequately address all previous review agency comments, all new staff comments, and all comments and concerns of the Planning Commission and Board of Supervisors. Revised Master Development Plan #003-94 of Fieldstone Heights for 1.77 single-family detached traditional homes. This property is located south and adjacent to Route 659 (Valley Mill Road) in the Stonewall District. Action - Tabled for 30 Days Mr. Charles Maddox, Jr., of G. W. Clifford & Associates, was the representative for this master plan. Mr. Maddox said that the original master plan was approved in February of 1988 for a 215 lot subdivision. He said that they would like to modify that plan by lowering the density to 177 lots with a similar road system. Mr. Maddox next presented the plan to the 9 Commission, describing the roads, creek crossing, drainage, etc. The Commissioners felt that a significant portion of the steep sloped areas in the southeastern portions of the site would not be suitable for building lots. It was also noted that VDOT and the County's engineer had questioned the location of the eastern portion of Monterey Drive and the entire location of Sanford Court, due to topography. Mr. Harvey E. Strawsnyder, Jr., County Engineer, said that in order to provide functional building lots and protect future homeowners, his department will require individual site plans for all lots bordering major drainage easements or located in steep terrain. He said that the applicant will also be required to provide slope stability analysis, settlement analysis, drainage studies on individual lots, and grading plans. Mr. Maddox stated that only a small part of the site that is being developed, approximately 12-15 lots, had steep contours. Mr. Maddox felt that some of the lots could be taken care of by shifting the road. He felt that site capability would allow him to make adjustments to the design so that the final master plan addressed the steep slope problems. The Commissioners felt that the best approach was to give the applicant time to make revisions to the master plan and have it brought back to the Planning Commission for review. Upon motion made by Mr. Light and seconded by Mr. Thomas, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously agree to table Revised Master Development Plan #003-94 of Fieldstone Heights for 30 days. Mr. Wyatt next requested that the Commission grant the Zoning Administrator the authority to allow the crossing and disturbance of floodplain and wetland areas as required by the Code. A motion was made by Mr. Light, seconded by Mr. DeHaven and unanimously passed. Discussion-- -Regardinga Request to Allow Public Libraries in the RP Residential Performance) District Mr. Wyatt said the Handley Library has submitted a request to Frederick County to allow public libraries in the RP (Residential Performance) District. Mr. Wyatt said that specifically, this request is to allow public libraries to be placed in areas identified as common open space within residential developments. He said that this would allow the public library to receive land from a developer for the establishment of a new facility and, in turn, allow the developer to maintain the overall density for the residential project. 11 Mr. Wyatt said that representatives of the Handley Library discussed this issue with the DRRS (Development Review & Regulations Subcommittee) at their April meeting. Mr. Morris, a member of the DRRS, said that the Subcommittee members felt that a request of this type should only be entertained at the master development plan stage. Mr. Morris said that potential homeowners would know at the time they purchased property that a library or school was planned there. He stated that the DRRS also wanted to be specific about allowing only schools and libraries so that developers wouldn't give the open space land to any charitable organization in order to obtain tax benefits. The Commissioners felt the library/school location would need to be an important factor when designing the development. They felt the library needed to be located along a reasonably adequate primary road, so that it didn't appear to "belong" to a particular development, and at the same time, prevent additional vehicle trips from traveling through the neighborhood to utilize the facility. The Commission also felt it was important that sufficient landscaping be provided. Chairman Golladay instructed the staff to advertise the amendment for the next available public hearing. Discussion Regarding a Request to Allow Electrical and Plumbing Supply Stores in the B2 Bu ine en r 1 District, Mr. Wyatt said that H. K. Benham, IIT submitted a request to Frederick County to allow electrical supply businesses, limited to 8,000 square feet, in the B2 (Business General) District. Mr. Wyatt said the request is to allow a business of limited size that can sell to both the general public and contractors. Mr. Wyatt said this request was discussed by the DRRS and they agreed the use was compatible with other uses in B2, provided certain performance standards were established. The DRRS also felt that a square footage limitation was needed to ensure that the plumbing or electrical use did not overshadow other retail uses. The Commission agreed with the recommendations given by the DRRS and Chairman Golladay instructed the staff to advertise the amendment for the next available public hearing. ADJOURNMENT There being no further business to discuss, the meeting adjourned at 9:00 p.m. Respectfully submitted, Robert W. Watkins, Secretary James W. Golladay, Jr., Chairman MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Old Frederick County Court House in Winchester, Virginia on June 1, 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; S. Blaine Wilson, Shawnee District; Charles S. DeHaven, Jr., Stonewall District; Robert A. Morris, Shawnee District; and George L. Romine, Citizen at Large. ABSENT: Terry Stone, Gainesboro District; John H. Light, Stonewall District; Robert M. Sager, Board Liaison; and Vincent DiBenedetto, Winchester City Liaison. Planning Staff present were: Evan A. Wyatt, Planner II and Kris C. Tierney, Deputy Planning Director. CALL TO ORDER Chairman Golladay called the meeting to order at 7:00 p.m. MINUTES - MAY 4, 1994 Upon motion made by Mr. Romine and seconded by Mr. Thomas, the minutes of May 4, 1994, were unanimously approved as presented. BIMONTHLY REPORT Chairman Golladay accepted the Bimonthly Report for the Commission's information. E CD—MMITTEE REPORTS DeveloiDment Review & Regulations Su c mmi ee DR R - /24/94 Mtg. Mr. Thomas reported that the DR&RS discussed district use regulations and the recommendations of the Corridor Appearance Task Force. PRESENTATION AND DISOUSSION_ _ REGARDING THE PROPOSED IMPROVEMENTS TQ THE WINCHESTER REGIONAL AIRPORT Mr. Wyatt stated that a representative of Delta Airport Consultants was present to describe improvements to the Winchester Regional Airport. Mr. Wyatt said the improvements reflect a portion of the Phase 1 planning outlined in the Winchester Regional Airport 2012 Master Development Plan. He said the purpose of the presentation is to provide the Planning Commission with an opportunity to discuss these improvements and to address any concerns with the applicant. Mr. Wyatt added that the improvements will require an approved site plan and he asked the Planning Commission to grant administrative approval authority. Mr. Michael D. Kane, P.E., of Delta Airport Consultants, said the project includes relocating the parallel taxiway further away from the existing runway in order to meet current FAA standards, some apron expansion, and dismantling an existing hanger on the southeast side of the airport. Mr. Kane explained that the FAA will fund the dismantling and the airport will procure funding locally or through the state to re -erect the hanger. He anticipated that construction will begin sometime in the middle of July. There were no public comments. The Planning Commission had no problems with the project outlined by Mr. Kane and upon motion by Mr. Shenk and seconded by Mr. Marker, the Planning Commission voted unanimously to allow administrative approval authority by the staff. Rezoning Application #004-94 of Brown Lovett, Jr., to rezone 59.71 acres from RA (Rural Areas) to M1 (Light Industrial) for manufacturing uses. This property is identified as PIN 44-A-75 and, is located on Martinsburg Pike (Rt. 11 North), opposite the intersection with Stephenson Road (Rt. 664), in the Stonewall District. Action - Tabled for 30 Days Chairman Golladay announced that the representative for the applicant, G. W. Clifford & Associates, has requested that this item be tabled for 30 days. Chairman Golladay 3 said that because this item was scheduled for a public meeting, the Commission would take public comments. Mr. Tierney said that the staff had concerns about the traffic impact analysis, VDOT's comments regarding relocation of the entrance, and the Health Department's comments on whether or not septic permits could be obtained. Mr. Tierney said that the applicant wanted to address these issues before coming before the Commission and asked that this item be tabled until July 6. Mr. O. L. Payne, adjoining property owner, felt this was not the proper place for M1 (Industrial) Zoning and Mr. Lovett's intended use. Mr. Payne remarked about the close proximity of neighborhood facilities, stating that Mr. Lovett's property was 2/10 mile from the fairgrounds, 3/10 mile from the Ruritan Club, 4/10 mile from the Stonewall School, and 6/10 mile from Clearbrook Park. He said that most of the people in the area are opposed and he had acquired 400 names on a petition. Mr. Payne said that he has seven wells that adjoin the property in question. He said these wells are tested on a regular basis by the State Health Department and there has not been one bad sample reported. Mr. Payne felt the addition of 100 people next door would certainly contaminate the groundwater. Mr. Payne also said that during the times of 6:30-8:00 a.m. or 4:30-6:00 p.m., the traffic and noise around the L. F. Franklin & Sons, Inc. site is heavy. Mrs. Loretta Shuster, adjoining property owner, commented that Stephenson was a small, peaceful, family-oriented neighborhood. She felt that if industry was permitted here, it would change the character of the neighborhood. Mrs. Shuster felt that the applicant should instead use any of the several industrial parks that were located in the area. She was concerned that the proposed industrial use would produce pollutants, contaminate local wells, cause increased traffic, and threaten the safety of neighborhood children. Mr. Maurice Conner, Jr., adjoining property owner at 2833 Martinsburg Pike, said this particular parcel was previously petitioned for rezoning in September of 1989, but was turned down. He said that most of the concerns raised at that time were the same as for this rezoning. Mr. Conner commented about the numerous limestone ledges in the area. He said in the past, he has experienced his house rock when Frye's Quarry dynamite blasts. He said there are cracks in his basement and in the carport. Mr. Conner felt if blasting takes place to construct the factory, there was a good chance it would open wells and cause structural damage throughout the neighborhood. Ms. Ann H. Wilder, adjoining property owner, was also opposed to industry locating in this area and agreed with the previous comments made. No other citizen comments were made and no discussion was held by the Commission. Upon motion made by Mr. Romine and seconded by Mr. Thomas, 4 BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously agree to table Rezoning Application #004-94 of Brown Lovett, Jr., to rezone 59.71 acres from RA (Rural Areas) to M1 (Light Industrial) for 30 days (July 6, 1994 Meeting). An amendment to the Frederick County Code, Chapter 165, Zoning, Article VI, Residential Performance District, Section 1.65-59, Permitted Uses, Section 165-63, Open Space Requirements, and Article XX, Definitions, to allow public libraries in the Residential Performance District. Action - Recommend Approval Mr. Wyatt said that the Planning Commission held an informal discussion on May 18 to review an amendment to allow public libraries or public schools to be located in the common open space area of a residential subdivision. Mr. Wyatt said the Planning Commission requested that language be provided that would require proposed public schools and public libraries to be depicted on the master development plan for the proposed residential neighborhood. He said that this would allow the Commission to ensure that suitable location and adequate access and buffers were provided for these facilities. Mr. Wyatt said the staff amended the proposed language to reflect that request. The Commissioners were in favor of the concept, but some debate ensued about the wording of the amendment. Members of the DRRS said that their intent was to preclude the open space being dedicated to other facilities or private schools that were not public libraries or public schools. In addition, they wanted it to be allowed only at the initial master development plan stage, so that future purchasers of homes would know up front what was planned for their neighborhood. Ms. Trish Ridgeway, of the Handley Library, was present to answer questions. There were no citizen comments. Upon motion made by Mr. Thomas and seconded by Mr. Morris, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve the amendment to allow public libraries and public schools in the RP (Residential Performance) District, as follows: 165-59B(11) Permitted Uses Libraries 5 165-63 Open Space Requirements A. A minimum percentage of the gross area of any proposed development shall be designated as common open space. This open space shall be for purposes of environmental protection and for the common use of residents of the development. Such open space shall be dedicated to a property owners association or to Frederick County. Open space shall be dedicated to Frederick County only with the approval of the Board of Supervisors. The Planning Commission may allow public libraries and public schools to be located within areas designated as common open space, provided that the proposed facilities are indicated on the original master development plan for the residential development. During the review of the master development plan, the Planning Commission shall ensure that the location of a proposed public library or public school is appropriate, and that adequate buffers, screening, and access are provided to prevent negative impacts to adjoining residential uses. Public libraries and schools shall be dedicated to Frederick County for acceptance by the Frederick County School Board or the Handley Library. Developments which contain any of the following housing types shall provide open space as specified below: An amendment to the Frederick County Code, Chapter 165, Zoning, Article X, Business and Industrial Zoning Districts, Section 165-82B, B2 (Business General) District, and Article IV, Supplementary Use Regulations, Section 165-48.3, to allow electrical and plumbing supply businesses in the Business General District_ Action - Recommend Approval Mr. Wyatt said that the Planning Commission held an informal discussion on May 18 to review the proposed amendment. He said the Commission suggested that staff revise the language specified under Subsection B of the Performance Standards to ensure the uses were limited in size (8,000 square feet), as well as limited in the overall floor area within shopping centers (25%). There were no public comments. The Planning Commission had no problems with the amendment and were satisfied with the wording. Upon motion made by Mr. Romine and seconded by Mr. Wilson, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the amendment to allow electrical and plumbing supply businesses in the B2 (Business General) District, as follows: C. 165-82B B2 Business General District Use Regulations Allowed Uses SIC Electrical Supplies 506 Plumbing Supplies 5074 165-48.3 Electrical and Plumbing Supply Businesses EIectrical and plumbing supply businesses located in the B2 (Business General) District shall meet the following requirements: A. Electrical and plumbing supply businesses shall not exceed 8,000 square feet of total floor area. B. Only twenty-five percent (25%) of the total floor area within a shopping center may contain electrical supply businesses or plumbing supply businesses. C. Electrical and plumbing supply businesses shall not be permitted to have outdoor storage. CANCELLATION OF THE PLANNING COMMISSION'S JUNE 15, 1994 MEETING Chairman Golladay said the only item scheduled for the Planning Commission's June 15 meeting was the Fieldstone Heights MDP and the applicant has indicated that they will not be ready until July 6. Upon motion made by Mr. Light and seconded by Mr. Thomas, the Planning Commission voted unanimously to extend tabling of the Fieldstone Heights MDP to July 6. Upon motion made by Mr. Light and seconded by Mr. Thomas, the Planning Commission voted unanimously to cancel their June 15, 1994 meeting. 7 ADJOURNMENT There being no further business to discuss, the meeting adjourned at 7:45 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: June 22, 1994 (1) Rezonin s Pendin dates are submittal dates Shaw 05/24/91 Ston 04/27/92 C. L. Robinson 3/30/94 BkCk RA to B3 Shaw Brown Lovett, Jr. 05/06/94 Ston RA to M1 Burger Busters 06/13/94 Ston M1 to B2 (2) Rezonin s Approved: dates are BOS meetin dates None (3) Rezonin s Denied: fdates 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 repair Greg Coverstone 05/23/94 Shaw Public Garage w/o body repair (5) Conditional Use Permits Approved: dates are approval dates God's Glory Land 5/24/94 BkCk Church Retreat (6) Site Plans Pending: dates are submittal dates Wheatlands Wastewater Grace Brethren Church Flex Tech Lake Centre Red Star Express Line Freeton 84 Lumber Shenandoah Gas Co. Amoco Foam Fellowship Bible Ch. Fac. 9/12/89 Opeq 6/08/90 Shaw 10/25/90 Ston 05/15/91 Shaw 05/24/91 Ston 04/27/92 Opeq 01/26/94 Ston 04/12/94 Shaw 05/18/94 Ston 05/25/94 BkCk Trmt.facil Church Lgt. Industrial Townhouses Whse. Addition Townhouses Storage Addition Offices Addition Addition 2 (7) Site Plans Approved: (dates are approval dates) Datalux Corp. 06/06/94 Shaw Addition KFC of Stephens City 06/17/94 Opeq Addition (8) Subdivisions Pending: (dates are submittal dates) Briarwood Est. 01/04/94 Stonewall Julia Carper 05/25/94 Stonewall Ray Robinson 05/31/94 Back Creek (9) Subdivisions Pending Final Admin. Approval: (P/C or BOS aoyroval dates Abrams Point, Phase I 06/13/90 Shawnee Lake Centre 06/19/91 Shawnee Coventry Courts 12/04/91 Shawnee Freeton 05/20/92 Opequon Village at Sherando 06/16/93 Opequon Paul Negley 08/11/93 Stonewall Fredericktowne Est., Sec 8 & 9 10/06/93 Opequon (10) PMDP Pending: dates are submittal dates Lake Front Apartments 03/28/94 Shawnee Fieldstone Heights 04/25/94 Stonewall (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) Woodside Estates 05/24/94 Opequon (13) Board of Zoning Appeals Applications Pending•(submit dates) None (14) BZA Applications Approved: (approval dates) Lee J. Ridings 06/21/94 Opeq 23' side/house Michael McMillan 06/21/94 Opeq 18' front/ two-story addition (15) BZA Applications Denied: None E. G EVE P IVITY REPORT #58(May 16-31) 1. Transportation Bob Watkins met with Tim Youmans, Tom Christoffel, and Chuck Johnston to discuss the regional transportation planning program. Evan Wyatt worked with Major Al Johnson of the Frederick County Sheriff's Department to submit a highway safety grant application sponsored by the DMV. Kris Tierney mailed a deed for the transfer of acreage for the right-of-way of realigned Route 642, from Frederick Woods Limited Partnership to Frederick County, to the Evans Company to be signed and returned. Kris also mailed a boundary line adjustment agreement between the Plasters and JASBO, Inc. to the Wachovia Mortgage Company for their review and signature. The Plasters have a mortgage on their property which is held by Wachovia. This transaction will bring us one step closer to the acquisition of another portion of needed right-of-way for the Route 642 realignment. 2. Cor 'dor P annin The Comprehensive Plans and Programs Committee met to review land use scenarios developed by Kris Tierney for the Routes 50 and 7 corridors. The Route 7 corridor study area will be expanded as a result of this discussion. Lanny Bise will be revising maps to reflect the expanded area. A proposed land use scenario will be developed for the Route 11 corridor as well. 3. Battlefield Preservation and Historic Issues Bob Watkins met with June Wilmot and others at the EDC office to discuss battlefield strategies. 4. G.I.S. a in & Graphics Evan Wyatt completed mapping that depicts proposed VDOT improvements to the 1-81/Rt.37/Rt.11 North interchange area. 5. Plan Reviews and -Approvals: Evan Wyatt approved a site plan for the Winchester Countertop addition. Evan also participated in a Technical Review Committee meeting to discuss site plans for the Urgent Care Center on Aylor Road, the John Deere Tractor Sales and Repair on Berryville Pike, and the Holtzman Oil Company for a Burger King, convenience store, and car wash on Martinsburg Pike. 6. Site Inspections Evan W att onducted the following site inspections: Inspected improvements at the L & L Builders site in the Stonewall Industrial Park; inspected an addition to the Veterans Texaco on Fairfax Pike; and inspected site improvements in the Lakeview Townhouse development. 7. Meetings Bob Watkins and Jean Moore attended the quarterly meeting of the Rappahannock Section of the Virginia Chapter of the American Planning Association. Farmland preservation efforts were discussed. Bob Watkins and John Riley met with Jim Longerbeam and, Don Hague to discuss a potential development proposal. Kris Tierney met with Frank Funk to discuss the possibility of rezoning two lots on the west side of Route 647 (Aylor Road) from RP (Residential Performance) to RA (Rural Areas). Mr. Funk may request an informal discussion with the Planning Commission. an Wyatt had the following meetings: Met with various Planning Commissioners to discuss proposed use amendments in the commercial zoning districts. Met with Mike Kane of Delta Associates to continue work on Phase I improvements at the Winchester Regional Airport. Met with Pat Brasher of Delco Plaza to discuss future on- site and corridor improvements. Met with Keith Burr of Greenway Associates to discuss improvements for Johnson's Exxon. Met with Buddy Strawderman to uiscuss improvements for Minute Wok. 8. Professional Development Evan Wyatt attended a GIS symposium sponsored by the Corp of Engineers. 9. Other Evan Wyatt attended a worksession with Gary DeOms and citizens along Double Church Road to begin work on the creation of a new agricultural district for Frederick County. Evan will assist the Extension Service with the creation of a database for this area, he will provide GIS mapping, and he will assist with the public meeting process. Bob Watkins met with students from the Advanced Government Class at Sherando High School. Corridor H and Housing Issues were discussed. E. P ING AND DEVELOPMENT - ACTIVITY REPORT -#59 fJune 1-15 1. TransRgrtation Bob Watkins attended the Lord Fairfax PDC Transportation Technical Committee meeting. District transportation goals were discussed. "Final" (we hope) revisions to the Route 642 realignment plans have been submitted to VDOT. Once a formal approval is obtained, VDOT's right-of-way acquisition people can begin right of way negotiations. Evan Wyatt met with Robert Moore and Bill Bushman of VDOT, and Andy Prince of Urquhart & Company to discuss proposed improvements to the Rt. 37 exit ramp at Kernstown. 2. Corridor Planning The Comprehensive Plans and Programs Committee has reached a consensus on land use plans for the Routes 7, 50, and 11 corridors. The Committee hopes to finalize a proposed text amendment to the Comprehensive Plan and hold public meetings on the recommendations in September. Lanny Bise has been updating the corridor maps for the Route 7, 11S, and 50 East areas that were originally prepared last summer. 3. Battlefield Preservation and Historic Issues Bob Watkins attended the Lord Fairfax PDC Battlefield Committee meeting. Preservation policy was discussed. Bob Watkins and Mark Lemasters surveyed the potential Battlefield Tour route for the June 24 tour. Lanny Bise has been working on natural features maps for the six core battlefield sites for use by the consultant. Lanny Bise organized tours of the Star Fort site on June 1 and 2 for members of the HRAB and the Battlefield Task Force. 4. G.I.S./Mapping & Gra hics Evan Wyatt continued work on the proposed Agricultural District, located south of Fairfax. Pike. 5. Plan Reviews --and Approvals: Evan Wyatt reviewed the site plan for the Stephens City Kentucky Fried Chicken addition. Evan Wyatt approved a site plan for the Datalux addition. 6. Site Inspections Evan Wyatt conducted the following site inspections: Albin Ridge Mini Warehouse Storage, Paramount Pest Control Office site, Southeastern Container Phase IV addition. 7. Meetings Bob Watkins met with Chuck Maddox, of G. W. Clifford & Associates, to discuss a number of development proposals. Monday, June 6, Bob Watkins, Kris Tierney and Mark Lemasters met with John Riley to review ideas for a slide presentation to be given to the public on alternatives considered, and the ultimate selection of, a site for the County offices. The, Planning staff then worked to produce needed elements of the presentation. Thursday, June 2, Kris Tierney met with Ron Mislowski of G. W. Clifford & Associates to discuss a potential rezoning application. Kris Tierney, Wayne Miller, Evan Wyatt, Lanny Bise, and Jean Moore met to discuss possibilities for streamlining the County's Site Plan Review process. Jean Moore will be working on a report to follow up on suggestions made at the meeting. Tuesday, July 2, Kris Tierney met with representatives of various VDOT departments and members of the staff of G. W. Clifford & Associates to coordinate efforts on finalizing the Route 642 realignment plans. Another meeting aimed at coordinating right-of- way acquisition is scheduled for July 12. Thursday, June 9, Kris Tierney met with Duane Brown of G. W. Clifford & Associates in an effort to gather information necessary to obtain the needed right-of-way for Route 642 from the Frederick Woods development. Kri s Tierney met ss'lth Guy Tudor, a pr inc�pul WI 4- ingram- Tudor & Company, P.1.C., to discuss the proposed rezoning of property along Welltown Pike for a Taco Bell. The rezoning will go to the Planning Commission at their meeting on July 6. Evan Wyatt had the following meetings - Met with Construction Management to discuss revised design drawings for a proposed addition to the Minute Wok restaurant. Met with John hash of PHR&A to discuss a proposed revision to the Preston Place Master Development Plan. Met with Wayne Miller, G.W. Clifford & Associates, and Mobile Chemical Company to discuss requirements for outdoor storage of materials and the expansion of a tractor truck staging area. Met with Betty Winslow to discuss proposed improvements to Greenwood Road between Senseny Road and Valley Mill Road. Met with Gary DeOms to discuss strategies for upcoming citizen meetings for the proposed Agricultural District. Met with Dave McClure to discuss a proposed site plan for the expansion of the Macedonia Church. 8. Violations Lanny Bise testified in the Zoning Ordinance violation trial of Andrew Proescher who had an illegal, temporary office trailer on his property. Mr. Proescher was ordered to remove the trailer within 30 days. Lanny also resolved four zoning ordinance violations. 9. Professional Development Evan Wyatt began working with Lanny Bise to learn the Frederick County Impact Model for rezoning applications. 10. Other Lanny Bise completed the Planning Department's revised Rezoning Application. PC REVIEW: 7/06/94 SUBDIVISION APPLICATION #002-94 JULIA F. CARPER 1 Lot LOCATION: At the end of Carpers Drive, at Sunnyside, northeast of North Frederick Pike MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 53A -A-29 PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance) - land use, vacant ADJOINING PROPERTY ZONING & USE: Zoned RP (Residential Performance) - land use - residential PROPOSED USE: Establishing 1 lot of 16,927 square feet (Parcel "B") REVIEW EVALUATION: Virginia Dept, of Transportation• No objection to the subdivision of this property. Access to parcels should be made from existing private streets (Careers Drive or Sunnyside Drive.) A private entrance could be considered at the end of Darlington Drive (Route 1311) to serve a single family home on parcel "A". Carper Drive should not be tied into the end of Darlington Drive. Inspections Dept.: Buildings shall comply with the Virginia Uniform Statewide Building Code. Will comment on Use Group at the time of structural plans review. Fire Marshal: Approved. Sanitation: No comment. County Engineer: We have no comments concerning the proposed subdivision. Planning & Zoning: This application is for the division of an RP zoned tract containing 3.7653 acres into two lots. One lot will be 16,927 (Parcel "B") square feet and the remainder will be 3.3767 acres (Parcel "A"). This property is served by Page 2 J. Carper Subd. public sewer and water, but the streets are private as most of the streets in Sunnyside are. This tract is now served by a right-of-way that is 14' wide just to the south of this tract and then widens to a variable width of from 26.57' to 23.001. This is identified as Parcel "C" on the plats. The situation in Sunnyside with the private streets is not the most desirable situation, but it does not appear that permitting this division will add significantly to the overall problem of the private streets in Sunnyside. Since this lot does not abut and have direct access to a public street or right-of-way dedicated for maintenance by the Virginia Department of Transportation, a waiver to this requirement is necessary to permit this subdivision request to be approved. Approval of this waiver is recommended. STAFF RECOMMENDATIONS FOR JULY 6, 1994: Approval as requested. APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Date: March 28, 1994 Application# �% Fee Paid��, Applicant/Agent: Ritchie Surveys Address: P.O. Box 518 Stephens City, Virginia 22655 Phone: 703-869-5175 Owners name: Address: Phone: Julia F. Carper 1305 Darlington Drive Winchester, VirLyinia 22601 703-667-4750 Please list names of all owners, principals and /or majority stockholders: Julia F. Carper Contact Person: Roy B. Carper, Jr. Phone: 703-662-0744 Name of Subdivision: A Subdivision of the Property of Julia F. Carper Number of Lots 1 Total Acreage 16,927 Sq. Ft. Property Location: End of Carper Drive at Sunnyside 1,103 feet northeast of North Frederick Pike (Route 522) (Give State Rt.#, name, distance and direction from intersection) Magisterial District Stonewall District Property Identification Number (PIN)) 0 53A -A-29 Property zoning and present use: Zoned RP - Use: Vacant Land Adjoining property zoning and use: Zoned: RP Use: Residential Has a Master Development Plan been submitted for this project? Yes No X If yes, has the final MDP been approved by the Board of Supervisors? Yes No What was the MDP title? Does the plat contain any changes from the approved MDP? Yes No If yes, specify what changes: Minimum Lot Size (smallest lot) 16,927 Sq. Ft. Number and types of housing units in this development: Number Types D 1524 4 NIOff BRAO000 SIR JOHN ADDITION --663 WELLINTON ACR S LU 4. RUSSE Uppe dptH 67 3 -PARAD ge 0own t ao 0 650 o %_ir,I i si.-i4-'STON MALL If - Y4C S 3111 0 R jA 739 Il "TRIAL corERBURY t.4 VG, _Ff 0,10 SPRI G LLE OR Xj N RTH Church of es Christ FRE ERICK' 10 of Laster 0&Y, aints J all TERRACE James Il Wood. Apple Pie 724 Ridge Ridge 72 S ES DARVI LLE 4stines Chape 3 (4 q, 522 739 $ny I 3'. 4. 14, Star Fort Site INCFOR . T COL. 4 HESTE , 7/ N DUSTRIAL E U 1�013 SUNNY E $�UARE � V., F 2.090,000 FT Joins Map 20 78,10 00- VA GRID 2.M,000 FT VICINITY MAP SCALE:1"<2,011T NOTES 1. NO TITLE REPORT FURNISHED. 2. THE PROPERTY SHOWN ON THIS PLAT IS LOCATED IN ZONE'C', AS SHOWN ON HUDFLOOD INSURANCE RATE MAP, COMMUNITY -PANEL NUMBER 510DO3 0105 B, EFFECTIVE OF JULY 17,197a. APPROVALS Frederick County Sanitation Authority Date Chairrnan Frederick County Board of Supervisors Date PW -V Date Frederick CorrAy Subdivision Administrator Irate SURVEYOR'S CERTIFICATE: 1, ELLIOTT RITCHIE, JR., A DULY AUTHORIZED LAND SURVEYOR IN THE STATE OF VIRGINIA, DO HEREBY CERTIFY THAT THE LAND EMBRACED IN THIS SUBDIVISION IS A PORTION OF THE SAME PROPERTY ACQUIRED BY ROY B. CARPER AND JULIA F. CARPER, HIS WIFE, BY A DEED DATED AUGUST 24, 1954 AND RECORDED IN THE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY, VIRGINIA IN DEED BOOK 233, PAGE 158 AND THE SAME PROPERTY CONVEYED TO JULIA F. CARPER BY THE WILL OF ROY B. CARPER, SR. AND RECORDED IN WILL BOOK 102, PAGE 1838. GIV�ED�INIDER MY HAND THIS THE 24TH DAY OF FEBRUARY, 1994. ELLIOTT RfTCHIE, JR. C.L.S. S.91318 DATE Op OElliott Ritchie, Jr 't u s LICENSE No 1318 aZ�A PM7C.II.'A' JZONED RP r MSE PIN -53A -A-29 INSERT MAP OWNER'S CERTIFICATE: THIS DIVISION, AS IT APPEARS ON' THIS PLAT, IS WITH FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES AND WISHES OF THE UNDERSIGNED OWNERS, PROPRIETORS AND OR TRUSTEES. JULIA F. CARPER DATE OWNER CONSENT ACKNOWLEDGE BEFORE ME THIS THE _ DAY OF MY COMMISSION EXPIRES NOTARY PUBLIC 1994. FINIAL PLAT OF A SUBDIVISION OF THE PROPERTY OF JULIA F. CARPER PARCELS "A", "B", "C" AND "D" STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA FEBRUARY 24, 1994 RITCHIE SURVEYS STEPHENS CITY, VIRGINIA SHEET t OF 4 W 7 I Z La 129 011 L« 128 Lot 122 J Q IPF IPS W O 10' SEWER ESMT. (0.8.455, P.379 ` N 24° 58' 26" E JULIA F. CARPER in D.8.233, 7.158 y�10' WATER ESMT. (D.B.477, P.873) � �� ZONED RP PARCEL B' 9A �� IPF PIN�53A A 2 + 1 1 Ips I 407.35' IPF CL —JAL VIRGIL L. MILLER, ED.8.847, Pat ' ZONED RP --� � PIN-53A-A�4 IPF�_� 3 IPS MICHAEL J. ANNIBALE D.B.787, P.852 ZONED RP PIN -53A -A-45 Z Z ' 175 ItPF _- DARVILLE Section 2 D.B.385, P.885 PIN -53A-3 ZONED RP / La 121 - 510.25' PARCEL"A" 3.3767 ACRES ZONED RP PIN -53A, \ Lot 120 IPF MABLE M. DE14AVEN ���LTN or D.8.238, PAS ZONED RP y o �yp C% C Elliott Ritchie, Jr ar0$3 70-00 A00 LICENSE No PARCEL"A" L SUR`1E MABLE M. DE14AVEN FINAL PLAT D.8.238, PAS ZONED RP OF A SUBDIVISION OF PIN -53A -A-34 THE PROPERTY OF JULIA F. CARPER PARCEL"A" STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE:1"=100' FEBRUARY 24, 1994 RITCHIE SURVEYS STEPHENS CITY, VIRGINIA 2OF4 DARVILLE t7 SECTION 2 LOT 129 LAWRENCE R. TAYLOR D.B.385, P.885 R Z D.B.888, P.828 ZONED RP PIN -53A-3-129 ZONED RP LAWRENCE R. TAYLOR O LOT 128 PIN -53A-3-129 1 Z PIN -53A-3-128 t 0.8.488, P.81 t v m IPF IPS _- IPF N 24° 58' 26" E - 211.82' V► -� -- t PARCEL"A" CHARLES R. CUNNINGHAM 111 e 1 I OTHER LAND OF DZONED RP 7 3 t � ., —�� ' ' JULIA F. CARPER PARCEL B" , w.s.102. P.1838 PIN -53A -A428 1429 16,927 SQ. M— �w t ' ' ' D ZONED RP ZONED RP m , ' I PIN -53A4-29 " PIN-53A-J429A ' 300` IP—F�n 05' IPF S 25° 4d' 20" W - 219.91' C 4' RER DRIVE IpFI _ _710 SEWER ESMT.(D.B.455, P.378) NV 'PS � PIN -53A -a 59 _ — — PIN -53A -A-60 _ PARCEL _C^_ -111 CAR_PER DRIVE X10' WATER ESMT. (D.B 477, p.6 3� i IPS IPF IPF -' — — — L IPF IPf , ELDON L. CHESSHIRE RENNIE P. COLLETTEET AL i I VIRGIL L. MILLER � t D.B.708. P.492 D.B.874, P.375 MICHAEL J. ANNISALE I D.B.847, P.809 0.8.307, P.388 ZONED RP D.B.787, P.852 ZONED RP PIN -53A -"B D.B.785, P.704 ZONED RP D.B,717, P.502 I PIN -53A -A-44 PIN -53) A 4T D.B.815, P.209 ZONED RP PIN -53A4"5 Minimum Setback Requrcmerits; From Setback • 35' Side Setback • 10' Rear Setback • 25 Q_!4,wLTN pr �' Cr Elliott Ritchie, Jr V O v LICENSE NO wo 13 8 - NO tu10 FINAL PLAT OF A SUBDIVISION OF THE PROPERTY OF JULIA F. CARPER PARCEL"B" STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA SCALER" -50' FEBRUARY 24, 1994 RITCHIE SURVEYS STEPHENS CITY, VIRGINIA SHEET THOMPSON S. WINES D.B.763, P.251 ZONED RP PIN=53A-A4BA RENNIE P. CO VIRGIL L. MILLER, ET AL D.B. , P.375, ET AL D.B.047, P.809 ZONED RRP ZONED RP ( P I ELDON L. CHESSHIRE 1 PIN -53A -A-46 PIN -53A A 44I D.B.706, P.492 D.B.307, P,368 ZONED RP PIN -53A -A-47 CHARLES L. MCINTIRE D.11.316, P.203 ZONED RP MICHAEL J. ANNIBALE — — PIN=53A-I450A D.B.787, P.852 D.B.765, P.704 D.B.717, P.502 i D.B.615, P-209 Z ZONED RP m N PIN -53A -A-45 , IPF N 250 48' 29'• E - 159.99' IPF c o ; SUNNYSIDE DRIVE PARCEL "D"- -- PIN -53A -A.298 2 561 SQ. FT. o tPs S 25° 48' 29" E - 160.1 T IPF m ULYSSES E. VEACHt ULYSSES E. VEACH m D.8.240, P.306 i D.B.241, P.462 ZONED RP I ZONED RP 1 PIN -53A -A-75 PIN -53A4443 I PAR CEL 'A' JULIA F. CARPER W.B.102, PA838 D.8.233, P.158 ZONED RP PIN=53A-A-29 pLTH 0�,y'� uElliott Ritchie. Jr ; LICENSE No �Z:� tip��E FINAL PLAT OF A SUBDIVISION OF THE PROPERTY OF JULIA F. CARPER PARCEL "C" AND PARCEL "D" STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE:1"a50' FEBRUARY 24, 1994 RITCHIE SURVEYS STEPHENS CITY, VIRGINIA 4OF4 CHARLES P. CUNNINGHAM III D.8 643. P.157 PARCEL'B' ZONED RP JULIA F. CARPER PIN -53A-:-28 W.B.102, P.1838 D.B.233, P.158 IPF ZONED RP 1 3'OL), 3 PIN=53A-A-29A ' I -EAR PERDRNEjp� 0j, IPF N 25° 44' 20" W - 404.13- -- IPF >!N-53A-A-59 14' R!W �— - .� P9BCEL •C _ t — PINw53A /480 10' SEWER ESM -r. (D.B.455, P.379) -1 10 010 SBFT_ — — _ CARPER DRI\fE 10' WATER ESMT. (D.B.477, P.873) w , IPS IPF — — — — — — S 250 14' DZ'W - a04.or z IPF THOMPSON S. WINES D.B.763, P.251 ZONED RP PIN=53A-A4BA RENNIE P. CO VIRGIL L. MILLER, ET AL D.B. , P.375, ET AL D.B.047, P.809 ZONED RRP ZONED RP ( P I ELDON L. CHESSHIRE 1 PIN -53A -A-46 PIN -53A A 44I D.B.706, P.492 D.B.307, P,368 ZONED RP PIN -53A -A-47 CHARLES L. MCINTIRE D.11.316, P.203 ZONED RP MICHAEL J. ANNIBALE — — PIN=53A-I450A D.B.787, P.852 D.B.765, P.704 D.B.717, P.502 i D.B.615, P-209 Z ZONED RP m N PIN -53A -A-45 , IPF N 250 48' 29'• E - 159.99' IPF c o ; SUNNYSIDE DRIVE PARCEL "D"- -- PIN -53A -A.298 2 561 SQ. FT. o tPs S 25° 48' 29" E - 160.1 T IPF m ULYSSES E. VEACHt ULYSSES E. VEACH m D.8.240, P.306 i D.B.241, P.462 ZONED RP I ZONED RP 1 PIN -53A -A-75 PIN -53A4443 I PAR CEL 'A' JULIA F. CARPER W.B.102, PA838 D.8.233, P.158 ZONED RP PIN=53A-A-29 pLTH 0�,y'� uElliott Ritchie. Jr ; LICENSE No �Z:� tip��E FINAL PLAT OF A SUBDIVISION OF THE PROPERTY OF JULIA F. CARPER PARCEL "C" AND PARCEL "D" STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA SCALE:1"a50' FEBRUARY 24, 1994 RITCHIE SURVEYS STEPHENS CITY, VIRGINIA 4OF4 PC REVIEW: 7/06/94 SUBDIVISION APPLICATION #003-94 RAY ROBINSON, JR. 2 Lots LOCATION: On Route 652 (Apple Valley Road), approximately .04 miles west of Route 11 South (Valley Pike) MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 63-A-53 and 63B -1-E PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance) - land use, vacant ADJOINING PROPERTY ZONING & USE: Zoned RP (Residential Performance) and B2 (Business General) - land use - residential and bank PROPOSED USE: Division of one lot into two in order to bring the property into compliance. REVIEW EVALUATION: Virginia Dept. of Transportation: No objection to the subdivision of this property. The existing private entrance on Route 652 (Apple Valley Road) will be adequate to serve the two single family homes. Inspections Dept.: structures. Fire Marshal: Approved. No comment required on existing County Engineer: We have no comments concerning the proposed subdivision. However, we recommend that this subdivision be submitted to the Health Department for their review and approval. Health Dept.: This office has on record the permits and inspection results for the sewage disposal systems on the proposed parcels A and B. The systems were inspected and appeared to be functioning properly on 5/26/94. There is no guarantee that the system will function property in the future. City of Winchester: No comment. Planning & Zoning: This proposal had previously been presented to the Commission as a discussion item (3/16/94), and a wavier for the lot that does not have street frontage was approved. There are no review agency comments that need to be addressed and there is no known objection to this proposal. STAFF RECOMMENDATIONS FOR JULY 6, 1994: Approval as presented. APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Date: 5-4-94 Application # 003-94 Fee Paid j32o.00 Applicant/Agent: Ray Robinson, Jr. Address: 112 N. Cameron St., Winchester, Va. Phone: 662-0323 Owners name: Address: Phone: Please list names of all owners, principals and /or majority stockholders: Contact Person: same Phone: Name of Subdivision: Subdivision of Land of Ray Robinson, Jr. Number of Lots 2 Total Acreage 1.413 Ac. Property Location: RT. 652 - Apple Valley Road Approx. 0.04 mile West of RT. 11 Give State Rt.#, name, distance and direction from intersection) Magisterial District Back Creek Property Identification Number (PIN) ) 63-A-53 and 63B -1-E =3 Property zoning and present use: RP - Residential Adjoining property zoning and use: RP - Residential, B2 - Residential and B2 - Bank Has a Master Development Plan been submitted for this project? Yes No X If yes, has the final MDP been approved by the Board of Supervisors? Yes No What was the MDP title? Does the plat contain any changes from the approved MDP? Yes No If yes, specify what changes: Minimum Lot Size (smallest lot) 24,442 Sq. Ft. Number and types of housing units in this development: Number 2 Types Single Family Detached 5] Sheet 1 of 3 FINAL SUBDIVISION PLAT FOR RAY ROBINSON, JR. Back Creek District, Frederick County, Virginia April 29, 1994 Tax Map No: 63-A-53 63B -1-E Zoning RP RP VICINITY MAP 1" = 2000' r� 9 � X Ri. II MN o , APPROVED BY: Va. Dept. of Transportation Date Health Department Date Planning Commission Date Board of Supervisors Date Subdivision Administrator Date OWNER'S CONSENT: The division of land as shown on the plat attached hereto is with the free consent and in accordance with the desires of the undersigned owner or agent. (SEAL) State of , City/County of , TO -WIT: Acknowledged before me in my City/County and State aforesaid this day of , 19 , by Notary Public My Commission Expires SURVEYOR'S 11PTIFICATE: I certify that the land contained within the bounds of � ,,,,1,T11 0f the survey as shown on the plat attached hereto is all of p� fP� the land conveyed to Ray Robinson, Jr. February 27, 1964 0 THOMAS a. SH NEY in Deed Book 297 - Page 350 and November 6, 1979 in Deed/�Z Gti (LICENSE) Book 515 - Page 778. 1271 'z"" 'idn H� L.S. Sheet 2 of 3 PLAINFIELD HEIGHTS SUBDV D. R. 241-P 386 LOT 5 LOT 4 LOT 3 PAUL F HAMMAN CARL W. CARROLL CHARLES P SHOBE,JR. 638-1-5 638-1-4 RP 638-I-3 W N N r m(O 3 STORY O � SIDING m b O j0 O 3 O N f t wI `APPROX. I m m I DRAINFIELD I z N N w a I (SEE NOTE 2)., 1e a O I o _ 40'% DRAINFIE mFt4 EASE �-- z L � o PARCEL Q� N ° 24,442 SQ. FT N (63-A-53) C0 I 5.6 v N CARPORT-'_ N I STORY BRICK 11 142 I 3.7J w 1-- 0 z w I APPROX. I N DRAINFIELD 3 i (SEE NOTE 21- 1 Or m 1 35' _' )I 0 a I 1 m 110 00 a N 00f' 00 00 W R � RI\N ` RT 65 VALLO ROAD APPI-E O XM z -w man N r -am fNN � m � tlI 0 JOSEPH A. STOSSEL D. S. 588 - P. 684 63-A-55 82 N Tr v / / Aj ACCHO I(EL 1211 44NO SURV101 m Parcel "A" 24,442 Sq. Ft. FINAL SUBDIVISION PLAT FOR Parcel "B" 37,130 Sq. Ft. RAY ROBINSON, JR. Total 61,572 Sq. Ft. Back Creek District, Frederick Co_, Va. Scale 1" = 50' April 29, 1994 RP RP I.PS- S 69* 152' 00" E - 231.37' 2 5' �I— w w EQUIPMENT SHED � 3 Qam to3Naa PARCEL „B„ J ON ° o 37,130 SQ. FT w (639-1 -E) I IO' N 122.70' (I.PS. N 69° 42' 14" W TALL PIPE(FOUND) h O N N r m(O 3 STORY O � SIDING m b O j0 O 3 O N f t wI `APPROX. I m m I DRAINFIELD I z N N w a I (SEE NOTE 2)., 1e a O I o _ 40'% DRAINFIE mFt4 EASE �-- z L � o PARCEL Q� N ° 24,442 SQ. FT N (63-A-53) C0 I 5.6 v N CARPORT-'_ N I STORY BRICK 11 142 I 3.7J w 1-- 0 z w I APPROX. I N DRAINFIELD 3 i (SEE NOTE 21- 1 Or m 1 35' _' )I 0 a I 1 m 110 00 a N 00f' 00 00 W R � RI\N ` RT 65 VALLO ROAD APPI-E O XM z -w man N r -am fNN � m � tlI 0 JOSEPH A. STOSSEL D. S. 588 - P. 684 63-A-55 82 N Tr v / / Aj ACCHO I(EL 1211 44NO SURV101 m Parcel "A" 24,442 Sq. Ft. FINAL SUBDIVISION PLAT FOR Parcel "B" 37,130 Sq. Ft. RAY ROBINSON, JR. Total 61,572 Sq. Ft. Back Creek District, Frederick Co_, Va. Scale 1" = 50' April 29, 1994 Sheet 3 of 3 NOTES: 1) The 15' Right of way across Parcel "A' is for the exclusive use of Parcel "B". This proposed private driveway/road is not built according to street specifications of and will not be maintained by the Virginia Department of Transportation or Frederick County. The improvement and maintenance of said driveway/road shall be the sole responsibility of the owners Of lots which are provided with access via the driveway/road. Said driveway/roads will not be considered for inclusion into the state secondary system until they meet the applicable construction standards of the Virginia Department of Transportation. The cost of bringing said driveway/road to acceptable standards shall not be borne by the Virginia Department of Transportation nor by Frederick County. 2) Drainfield locations are approximate and are located as pointed out by Ray Robinson, Jr.. DESCRIPTION: The attached plat is a redivision survey of the two parcels of land conveyed to Ray Robinson, Jr. February 27, 1964 in Deed Book 297 - Page 350 and November 6, 1979 in Deed Book 515 - Page 778. The said land fronts the Northern side of Route 652 and lies in Back Creek District, Frederick County, Virginia. Parcel "A": Beginning at an iron pin(found) in the Property Line of Route 652 and corner to F & M Bank. Thence with Route 652 N 800 00' 00" W - 110.00' to an iron pin(found) corner to Karen A. Rawls; Thence with Rawls N 20° 10' 00" E - 224.89' to an iron pin(found) corner to Judy K. Michael and Parcel "B"; Thence with Parcel "B", a new division line, S 80° 00' 00" E - 110.83' to an iron pin(set) in the line of F & M Bank; Thence, therewith, S 20° 22' 25" W - 225.04' to the point of beginning. Containing - 24,442 Sq. Ft. Parcel "B": Beginning at an iron pin(found) corner to Parcel "A", Karen A. Rawls and Judy K. Michael; Thence with Michael N 20° 10' 00" E - 237.29' to an iron pin(found) in the line of Plainfield Heights; Thence, therewith, S 69° 52' 00" E - 231.37' to an iron pin(set) in the line of Roy W. Walker; Thence with Walker S 19° 41' 17" W - 100.30' to a tall iron pipe(found) in the line of Joseph A. Stossel; Thence with Stossel N 69° 42' 14" W - 122.70' to an iron pin(set); Thence with Stossel and F & M Bank S 20° 22' 25" W - 117.84' to an iron pin(set) corner to Parcel "A"; Thence with Parcel "A", a new division line, N 80° 00' 00" W - 110.83' to the point of beginning. Containing - 37,130 Sq. Ft. ALTH O THOMAS A. SHOCKEY Surveyed - April 29, 1994 883 Back Mountain Rd. Winchester, VA 22602 6) o TIMA. SHOKEY (LICTNSE) No 1211 1411'e41vO SURVO�S1 P/C Review Date: 5/18/94 P/C Review Date: 7/06/94 MASTER DEVELOPMENT PLAN #003-94 FIELDSTONE HEIGHTS (revised) LOCATION: South and adjacent to Route 659 (Valley Mill Road), 2300+ east of the intersection of Route 659 and Route 656 MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 55-A-181 PROPERTY ZONING & PRESENT USE• Zoned RP (Residential Performance) Land Use - vacant ADJOINING PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance) and RA (Rural Areas) - land use, residential and vacant PROPOSED USE: 169 single family detached, traditional homes REVIEW EVALUATIONS: Virginia Dept. of Transportation: See attached letter to G. W. Clifford & Associates from W. H. Bushman dated April 19, 1994. Fire Marshal: Hydrant placement as shown will not comply with Chapter 10 of the Frederick County Code. Hydrants must be within 400' of each dwelling. All other fire related issues will be addressed on site plan. Sanitation Authority• 1st review - 14 items - correct and resubmit. County Engineer• See attached memorandum to Evan Wyatt, Frederick County Planning and Development, from Harvey E. Strawsnyder, County Engineer, dated June 20, 1994. Parks & Recreation: No comments. Planning & Zoning• A master development plan was approved for Fieldstone Heights on February 16, 1988. The approved plan called for the construction of 215 single family detached 2 traditional dwellings, with an average lot size of 12,150 square feet. The applicant has submitted a revised master development plan for this project. This revision calls for 169 single family detached traditional dwelling units, with a minimum lot size of 15,000 square feet. The revised master plan is proposed to have an overall gross density of 1.66 units per acre. The overall allowable gross density for a development of this size is currently four units per acre. Developments with minimum lot sizes of 15,000 square feet require no open space. Staff identified a number of issues that were discussed during the May 18, 1994 Planning Commission meeting. In particular, these issues involved floodplain and wetland disturbance, steep slope easements, storm water management, and the location of roads and building lots in areas of significant steep slope topography. As a result of these issues, the applicant requested that this application be tabled until there was adequate time to address these comments. The applicant has attempted to address the issues identified during the May 18, 1994 meeting as follows: 1) Floodplain and Wetland Disturbance - The Planning Commission permitted the Zoning Administrator to allow for the disturbance of a small portion of area defined as floodplain and wetland as provided under section 165-31B(1) of the Zoning Ordinance. This approval was granted provided that the applicant obtain all required permits from the Department of Environmental Quality (DEQ) and the Army Corps of Engineers prior to the crossing and filling of this area for the proposed entrance road into this site. 2) Steep Slope Easements - The proposed plan calls for portions of individual building lots to be placed in steep slope easements. The plan indicates that these easements will extend from the southern side of Abrams Creek into the development. During the May 18, 1994 meeting, the applicant agreed with staff and stated that the purpose of the steep slope easements would be described in detail in the deed of dedication for this development. 3) Storm Water Management - The County Engineer comments require this development to maintain on-site storm water management. The master development plan has been revised to provide three on-site storm water management areas (the previous plan only indicated one storm water management area). These storm water management areas were provided after a meeting between the applicant and the County Engineer. The County Engineer will have an opportunity to review detailed storm water management plans during the subdivision planning process. 3 4) Roads/Building Lots In Steep Slope Areas - The staff and Planning Commission questioned the ability to create functional roads and building lots in the southeast portion of this site due to significant steep slopes. The applicant has revised the layout of Monterey Drive and Sanford Court to attempt to mitigate some of these concerns. The County Engineer has reviewed this road realignment and recommends that this layout be approved. The County Engineer will require detailed site plans for all building lots in areas of significant steep slopes prior to the issuance of any building permits. This will provide an opportunity to assess the impacts within the steep slope areas and ensure that the building lots are developed properly. It should be noted that the realignment of Monterey Drive eliminates a potential road connection to the Fu-Shep Farm Partnership parcel. Also, there is no road connection to the George W. Giles parcel from this parcel. However, the Fu-Shep parcel has approved connections along the southern property line. These connections are planned to connect to Morning Glory Drive in the Apple Ridge Subdivision, and Canyon Road in the Senseny Glen Subdivision. There are no road connections through existing or planned residential subdivisions to the Giles parcel. However, it should be noted that this parcel has substantial road frontage along Senseny Road. S) Other - The applicant needs to address the comments made by VDOT. In particular, this involves the review and approval of a complete traffic study and the dedication of sufficient right-of-way along Valley Mill Road for future improvements. The applicant needs to update the phasing schedule to include the amount and percent of environmental area disturbance that is proposed for each phase of development. STAFF RECOMMENDATIONS FOR 5/18/94 PC MTG.: Approval, provided that the applicant adequately addresses all staff comments, all required review agency comments, and addresses all comments and concerns of the Planning Commission and the Board of Supervisors. PLANNING COMMISSION RECOMMENDATION OF 5/18/94: Tabled. The Planning Commission tabled the revised master development plan application during the May 18, 1994 meeting. This action was based on concerns regarding the proposed road layout, functional building lots, storm water management, and disturbance of environmentally sensitive areas. The applicant requested that the master development plan application be tabled for thirty days to allow adequate time to address all concerns of the Planning Commission. (Absent: B. Wilson and G. Romine) STAFF RECOMMENDATIONS FOR 7/06/94 PC MTG.: Approval, once the applicant has adequately addressed all review agency comments, as well as all comments and concerns of the Planning Commission and the Board of Supervisors. gilbert w. clifford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 • Fax: 703-665-0493 June 16, 1994 Mr. Bob Watkins Frederick County Planning Dept, 9 N. Loudoun Street Winchester, Virginia 72601 Re: Fieldstone Heights Revised Master Development Plan Dear Bob, In accordance with the Planning Commission request of May 18 we have had the opportunity to take a closer look at the steep slope portions of the plan presented. After close review with your county engineer we have performed the following revisions: 1) Changed location of Stanford Court to a transverse crossing of the swale in lieu of the installation inside the swale as previously shown. 2) Designated lot areas which will definitely require individual lot site plans prior to building permit. This list of lots may be modified or increased at the time of final subdivision plat approval. 3) Designated additional stormwater management areas on the plan. 4) Shifted Monterey Road to provide better building sites on the west side of the road. Also, in keeping with items discussed with your transportation committee regarding the eastern road plan, we have adjusted the main entrance road (Channing Road) to eliminate lot frontage in preparation as a "major collector" designation. We appreciate the opportunity to work with your staff and to improve our planning. We look forward to your approval. Sincerely, C. E. Maddox. Jr., P.E., Vice President Gilbert W. Clifford & Associates, Inc. GRAPHIC SCALE ( IN FEET ) I inch = 400 ft. DO FIELDSTONE SUBDIVISION * Denotes lots requiring Site Grading Plan prior to issuance of building permit. ��� COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION DAVID R. GEHR R O. BOX 278 COMMISSIONER EDINBURG, 22824 WILLIAM H. BUSHMAN (703) 984-5611 RESIDENT ENGINEER TELE (703) 9946600 April 19, 1994 FAX (703) 9845607 Mr. Tom Price C/O G. W. Clifford & Associates Ref: Fieldstone Heights 200 North Cameron Street Route 659 Winchester, VA 22601 Frederick County Dear Tom: We have reviewed the referenced development's master development plan dated January, 1994. Our comments may be found marked on the enclosed plans and as follows: L This development has the potential to significantly increase traffic on Route 659 and to have a high traffic count on proposed Channing Road. A complete traffic study will need to be provided which includes intersection splits in order to determine ultimate right-of- way widths, typical street sections, and pavement designs. This study should also include ultimate traffic counts of the affected roads caused by this development and by potential developments to the south, east and west. 2. Sufficient right-of-way along the south side of the Route 659 across the entire property frontage should be donated for present or future improvements to Route 659. Right turn and/or left turn lanes on Route 659 as part of this project may be needed pending review of the needed traffic study. 3. The typical section shown on Sheet 2 is incomplete and is not shown to which roads the section applies. 4. There may be insufficient room for the Abram's Creek structure with the alignment shown due to the proximity of the Mill Race Estates property. Could permanent easements on this property be obtained? The structure may also need to be wider than what is shown in order to accommodate two lanes. 5. The radius of the two horizontal curves on Channing Road should be kept as large as Possible. The first curve on Highcliffe Drive should be at least a 260' radius. 6. Adequate intersection sight distance is needed at King sly Drive and Channing Road. 7. Sanford Court appears to be a very poor location to build a road, centered along a drainage Swale with 25% side slopes. Its relocation should be seriously considered. TRANSPORTATION FOR THE 21ST CENTURY Mr. Tom Price Ref: Fieldstone Heights April 19, 1994 Page 2 8. The end of Monterey Drive may also be a problem due to topography. 9. It may be more preferable to move the intersection of Channing Road with Route 659 approximately 100'± west provided minimum sight distance can be maintained. This will have to be balanced against other alignment constraints and can be further discussed in conjunction with other comments. A wider right-of-way of Channing Road may be needed at the intersection of Route 659. 10. All items contained in our earlier review letter dated January 18, 1994 to your office concerning the use of the bebo arch structure over Abram's Creek will need to be addressed. Once detailed site plans are available, we would appreciate the opportunity to review such. In the meantime please let me know if you have any questions. Sincerely, William H. Bushman Trans. Resident Engineer By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior RBC/rf Enclosures xc: Mr. T. L. Jackson Mr. J. B. Diamond Mr. S. A. Melnikoff (w/ copy of plan) Mr. R. W. Watkins Mr. H. E. Strawsnyder COUNTY of FREDERICK. Harvey E. Strawsnyder, Jr., P.E. Director of Public Works 9 North Loudoun St., 2nd Floor 703/665-5643 M E M O R A N D U M TO: Evan Wyatt, Frederick County Planning and Development FROM: Harvey E. Strawsnyder, Director of Pubic Workjkj. DATE: June 20, 1994 SUBJECT: Revised Master Development Plan Fieldstone Subdivision Chuck Maddox and I met on June 15, 1994 to review the purposed revisions to the Master Development Plan of the Fieldstone S ubdivision. In particular, we focused our discussion around the proposed revisions to Sanford Court and Monterey Drive. These two areas of the proposed subdivis' ns generated numerous questions and concerns at the Planning Ccm;.�ssion level. As a result of these concerns, G.W. Clifford and Associates revised this area with an emphasis on designing buildable lots. Based on my brief review of the revised road alignment and proposed lot layout, I recommend that the revised master plan be approved. We intend to perform a detailed review of the subdivision plan. It is anticipated that 2 to 4 building lots will be sacrificed to accommodate the revised master plan layout and the proposed stormwater management facilities. The proposed road alignments for Sanford Court and Monterey Drive will result in several lots requiring detailed site plans. It is also anticipated that extensive piping will be required to convey stormwater flows in these areas and provide buildable lots. HES./sak Fax: 703/678-0682 - P.O. Box 601 - Winchester, Virginia 22604 APPLICATION REVISED MASTER DEVELOPMENT PLAN Frederick County Virginia Date: 21 A-Pril 19 4 Application # 003-94 • �- George W. Glaiz Tr B niamin M Butler & Virgil T Brown (Please list the name of all owners or parties in interest) APPLICANT/AGENT: (',jlbeKt WClifford & Associates, In c. Address: 200 N Cameron Winchester., Va 22601 Phone Number: ( 703) 6&7-2139 DESIGNER/DESIGN CoMpANY: same Contact Name: Tom Pri_P REVISED MASTER DEVELOPMENT PLAN CRECXLIST 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. Informati on : 1. Development's name: FIELDSTONE SUBDIVISION 2. Location of property: South & Adjacent to R 6 (valley Mi 11 Road) 23001+ eases of Inti Rt, 65 & Rt, 656 3. Total area of property: 102,11 Acres 4. Property ID #: __55-A-181 5. Property zoning and present use: RP (Vacant) - 6. Adjoining property zoning and present use: RA (Vacant & Residential)_ . RP (Vacant & Residential) 7. Proposed Uses: Single Family Detached - Traditional 8. Magisterial District: Shawnee 9. Is this an original or amended Master Development Plan? Original Amended–X— General Information: I. Have the following items been included? North arrow Scale Legend Boundary Survey Total Area Topography Project Title Preparation and Revision Date Applicant Name Yes No Yes—k— No Yes X' No Yes X— No Yes X' No Yes X— No Yes k— No Yes X— No Yes X No 2. Number of phases proposed? SIX (6) 3. Are the proposed phases shown on the Master Development Plan? Yes—X— No 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: Floodplains Lakes and ponds Natural retention Steep slopes (15% Woodlands Total Area 13.8 areas 0 or more) 31.0 —32.0— % Disturbed 6.0 0 _15.0 —7.0— Area in Open Space -0 0 0 0 0 9. Are the following shown on the master development plan? Street layout Entrances Parking areas Utilities (mains) Yes No -X Yes No _X_ Yes No__ Yes -X- No 10. Has a conceptual stormwater management plan been provided? Yes_X_No 11. Have all historical structures been identified? Yes No_X _ 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? 1.77 SINGLE FAMILY DETACHED TRADITIONA 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 What No Acreage in streets and right of ways Yes -X- No Total acreage Yes -X- No Number of dwellings of each type Yes -X- -X- No 3. What percentage of the total site is to be placed in common open space? 0 4. Are recreational facilities required? Yes No—X-- oX5. 5. What types of recreational facilities are proposed? N/A 6. Are separation buffers required? Yes No-X- oX7. 7. Are road efficiency buffers required? Yes No -X— 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 No—X— ADJOINING PROPERTY OWNERS Owners of property adjoining the land will be notified of the public hearing. For the purpose of this application, adjoining property is any 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: Elaine B. ,ongerheam Address: V a. 22611 Property I . D . ## : 55 -A -182D Name: William H. Schuller, sr. Address: P.O. _Box 897 Berryville, Va 611 Property I . D . ## : A -A -181A Name: —Minnie Schuller. est /o Ken Schuller Address: 2138 Valley Mill Road Winches er Va 22601 Property I . D . ## : _55-&--178 55 -A -178A Name: Kenneth Schuller Address; 2138 Valley Mill Road Win hes Pr Va 22 02 Property I.D.##:5-A-177 Name: GeraldL, & Frances F Ra ev Address: 985 Valley Mill Road Winchester Va 22602 Property I.D.##: 55 -A -176A Name: GecLgia W• P2= est. /0 Richazd_DdIA Address: _ 7 w 77 Property I . D . # : _55_ ALU Name: Address: 227Q V W, V a 226o2 Property I.D.#: 55 -A -175A Name: Mill Race _HOmeown rs Aacnc Address: 817 Dutton 21ae Winch(-St-*er,Va 22601 Property I.D.#: Z5 -A-175>:' Name: Address: 2726 V 411 Raad Property I.D.#: _55-A�16 Name: Lindon D & nidd' ,L, Adams Address: 365 Eddys Lane Win h st ar, Va 22602 Property I,D.#: r5 -A-210 Name: Fu -Sheer Farm On— r hir, Address' 405 aril-armont Dr_ Winrh-sten s� � , Va 22_Ea Property I . D . # : j5-- &-2. Name: Elliot Delivery Service In c. Address: _P.0 Box 110 Win h Star Va 22604 Property I,D.#: 55-A-204 —P.O.B., 2018 winchester,Va1 Property551-1-4-234 thr" 240 Address:_nseny Road _ r.Va 22602 Property I.D.#: P/C Review Date: 7/06/94 CONDITIONAL USE PERMIT 003-94 EVERETT S. RIGGS AUTOMOBILE REPAIR W/O BODY REPAIR LOCATION: At the southeast corner of Hites Road (625) and Cougill Road (634). MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER 84-A--18 PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas) Land use - residential ADJOINING PROPERTY ZONING & PRESENT USE• Zoned RA (Rural Areas), Land use - residential and orchard PROPOSED USE: Automobile repair without body repair conducted in attached garage REVIEW EVALUATIONS: Virginia Department of Transportation: Location is adequate for entrance. Fire Marshal: Access to building must be maintained at all times for emergency vehicles. Potential for combustible and flammable liquids in garage is inherent hazard. Compliance with Mechanical Code for ventilation is required. This occupancy must comply with all applicable code requirements for Use Group S-1, 1993 BOCA Building Code. Open -flame type heating equipment is not permitted. Approved by Fire and Rescue Dept. Inspections Department: Building shall comply with the Virginia Uniform Statewide Building Code and Section 311, Use Group S (Storage) of the BOCA National Building Code/1990. 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. BOCA requires minimum 2 hour fire separation between residential and storage Page 2 use. Health Department: See letter to Mr. Riggs from Doug Daily, Health Department, dated May 16, 1994. Planning Department: Proposed activity is permitted in the RA zoning district with an approved conditional use permit. A visit to this site on June 21, 1994, revealed that two inoperative vehicles were located on this property. Mrs. Riggs was advised that these vehicles would need to be removed from the property. Due to the close proximity to adjoining homes, it will be very important that all repair work is accomplished inside the attached garage, that there is no outside storage of parts or other materials, and that no inoperative vehicles be allowed on the property. The number of vehicles awaiting repair should also be very limited. STAFF RECOMMENDATIONS FOR JULY 6, 1994 PC MEETING: Approval with the following conditions: 1. All repair work shall take place entirely within an enclosed structure. 2. All exterior storage of parts and equipment shall be screened from view of surrounding properties by an opaque fence or screen at least five feet in height. This fence or screen shall be adequately maintained. 3. If more than three vehicles are on premise awaiting repair, they shall be screened from view of the roadway and any adjoining property by an opaque fence or screen of at least five feet in height. 4. Hours of operation shall be restricted to 7:00 AM to 9:00 PM. 5. No inoperative vehicles shall be stored on the property. 6. All review agency comments must be complied with at all times. Lord Fairfax Environmental Health District 800 Smithfield Avenue P. O. Box 2056 Winchester, Virginia 22601 © (703) 722-3480 FAX (703) 722-3479 r 3AB ;°rpmt Counties of Clarke, Frederick, Page, Shenandoah, Warren, and City of Winchester May 16, 1994 Mr. Everett Riggs 595 Cougill Rd. Middletown, Va. Re: Request for Conditional Use Permit Everett Riggs; TM# 84-A-18 Dear Mr. Riggs: The Health Department has no objection to your proposal to operate an automobile repair shop on your property as long as no employees are involved other than you and no industrial waste will be disposed of on site. On May 7, 1994, your septic system appeared to be in a stressed condition. Since that time, at the department's request, you have repaired your distribution box and septic tank. On May 13 the repairs were approved and the system appeared to be functioning properly at that time. At that time , according to you, the dwelling was occupied by only you and your wife. Occupancy should therefore be limited to only two persons unless the existing system can be expanded to accomodate additional occupants. You agreed to these conditions on site. Please contact me with any questions concerning the above. Sincerely, 'grlx� 9-crlllz-� Doug Dailey DD/DD VDHOFE VIRGINIA EALTHNT PrM I -R You and Your EnvinrM l Submittal Deadline P/C Meeting BOS Meeting APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Applicant (The applicant if the �_ owner other) NAME: C 5 ADDRESS: j CO tj t t d� 1, t6 W Y1 TELEPHONE C 3 - Cl -R"at 1-t� 2. Please list all owners, occupants, or parties in interest of the property: 3. The property is located at: (please give exact directions and include the route number of your road or street) 9 4. The property has a road frontage of 160 feet and a depth of -7/ feet and consists of acres. (Please be exact) 5. The property is owned by 1-1 r P , 5 as evidenced by deed from //0 ruc-0- n Or- recorded (previous owner) in deed book no._ on page , as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 6. 14 -Digit Property Identification No. F1/015(Dr -J? Magisterial District. :M f Current Zoning K' 7. Adjoining Property: �?USE , i ZONING North � / -�-d Ada Y'r East ?112 r t.G R X2 South 2 A West <, : P , f{ - 8. The type of use proposed is (consult with the Planning Dept. before completing) V 'AIMAIC.'qeb 9. It is proposed that the following buildings will be constructed: 'ale N,97 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides, rear and in front of (also across street from) the property where requested use will be conducted. (Continue on back if necessary.) These people will be notified by mail of this application: (PLEASE LIST COMPLETE 14 -DIGIT NUMBER.) NAME T7 ff Address Property ID# F410 Address Z/( AC�A r,,xlo fpla' Property ID# Addres s1177., L11-7�-,r Property ID# ", all. r! Address -3 -Z-1 Property ID# Address Property ID# ow, Address Property ID# 11. Please use this page for your sketch of the property. Show proposed and/or existing structures on the property, including measurements to all property lines. I -/f 4 I 12. Additional comments, if any: Ft cLyri mc4 `_e, y;y a V) V� Of Ca c1AL W t I f h Q iv rA- 5 id -a- s l aYcA g"t ,Y,q✓r54PYS j vt_5 �a / ��r/ �� a / l �lilrc� N C -e 5 X,.fs Q10 - Ce e !5A RAI, I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors' public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. Signature of Applicant Signature of Owner Owners' Mailing Address `j �` �'� �� f / �QrJ �%% IF fya,/n Owners' Telephone No. 7 3 FC '� TO BE COMPLETED BY ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: 12 236 a b 38 0 27B ZVI _O O rook <ah 00 e � 17 19 20 S� Orjaer �p�� � IA, 2 9 A.U.P. # 003-94 84 — A — 18 .verett S. Riggs P/C Review Date: 7/06/94 CONDITIONAL USE PERMIT 004-94 GREG L. COVERSTONE PUBLIC GARAGE MINOR MOTORCYCLE SERVICING - BY APPOINTMENT W/O BODY REPAIR LOCATION: On Route 50 East (Millwood Pike) at the intersection of Route 655 (Sulphur Spring Road) MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER 64-A-182 PROPERTY ZONING & PRESENT USE• Zoned RA (Rural Areas) Land use - residential ADJOINING PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas), MH1 (Mobile Home Community), and M1 (Light Industrial), Land use - residential, mobile homes and industrial PROPOSED USE: Minor motorcycle service, by appointment, without body repair REVIEW EVALUATIONS: Virginia Department of Transportation: In accordance with a conversation with the applicant, Mr. Greg L. Coverstone, business activity at this property will be limited to appointments only. Based on this information the existing paved private entrance will be adequate for proposed use. However, should use ever expand in the future, the entrance may have to be upgraded to VDOT standards. In accordance with the laws of the Commonwealth of Virginia, no private advertisement sign can be placed on the State's right-of-way. Fire Marshal: Access to building is required at all times. Shop areas to be used must comply with all sections of the building code for structures open to the public. Request submittal of site plan to evaluate fire department access. No spray painting is allowed unless in an approved spray booth, fully sprinklered as required in the building code. Must comply with mechanical code for ventilation of vapors from combustible Page 2 and flammable liquids. Inspections Department: Building shall comply with the Virginia Uniform Statewide Building Code and Section 311, Use Group S (Storage) 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. Permit required shall be change of use. Health Department: Health Department has no objections as long as no additional wastewater is generated, i.e. no employees or patrons using sanitary facilities. Owner is to use rest room at his residence. Winchester Regional Airport: See attached comments, dated April 13, 1994, by Serena R. Manuel, Acting Manager. Planning Department: The applicant proposes to do motorcycle servicing work on an appointment basis. This activity will take place in an accessory structure that is located adjacent to his house. This is a permitted activity in the RA zoning district with an approved conditional use permit. The residence and adjacent buildings are not visible from any other residence and are up on a hill overlooking Millwood Pike (Route 50 East). The accessory building being used for the business is not visible from Millwood Pike. Although the residence and accessory structure are not visible from the road or adjoining properties, all repair or service work must be done in an enclosed building to meet ordinance requirements. During a visit to this property on June 21, 1994, it was observed that the driveway from the residence and proposed business location is very steep right down to the Millwood Pike right of way. If this request is approved, the applicant should be sure that customers who are not familiar with the location are informed of the danger of the steep driveway and it's quick entrance onto Millwood Pike. STAFF RECOMMENDATIONS FOR JULY 6, 1994 PC MEETING: Approval with the following conditions: 1. All review agency comments shall be complied with. 2. All repair work shall take place entirely within an enclosed structure. 3. All exterior storage of parts and equipment shall be screened from the view of surrounding properties by an opaque fence or screen of at least five feet in height. This fence or screen shall be adequately maintained. 4. No inoperative vehicles shall be stored on the property. REQUEST FOR CONDITIONAL IISE PERMIT COMMENTS ✓ Winchester Regional Airport Attn: Executive Director 491 Airport Road 'Winchester, Virginia 22602 (703) 662-2422 The Winchester Regional Airport is located on Route 645, off of Route 522 South, if you prefer to hand deliver this review form. Applicant's name, address and phone number: 236 I(v--i L` w o 0 V Name of development and/or description of the request: Location: -141.j R, L Winchester Regional Airports Comments: Airport Signature and Date: (NOTICE TO AIRPORT. * Pr.P: �-t M NOTICE 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 plans and/or application form. The owner must be made aware that the Airport will continue to be developed. This will certainly result in increased opera- tional activity by all types of aircraft on a 24-hour basis. To overcome additional noise frequency and sound levels, we strongly recommend that sound proofing be a major consideration when remodeling or expanding existing residential and commercial properties located within or adjacent to the Airport Support Area. The Airport Support Area is defined in the current edition of the Frederick County Comprehensive Plan. Questions concerning noise levels should be directed to the Executive Director, Winchester Regional Airport Authority. 1. NAME: ADDRESS: Submittal Deadline P/C Meeting HOS Meeting APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA ally. (•1•ne applicant if the TELEPHONE �pp� 2. Please list all owners, occupants, or parties in interest of the property: 3. The property is located at: (please give exact directions and include the route number of your road or street) (F� P n /-,I/_ n _�7-) 4. The property has a road frontage ofA�' feet and a depth of-J�Q feet and consists (Please be exact) acres. 5. The property is awned by evidenced by deed from dr r� , r?corded ( revious owner) in deed book no. on pages� / , as recorded in the records of the Cler of the Ca.rcuit Court, Count of Frederick. y 6. 14 -Digit Property ' Identification No. Magisterial District Current Zoning R1 77 7. Adjoining Property: USE North 6, East. o South West v A ZONING S. The type of use proposed is (consult with the Pla411:Linq Dept. before completing) 166 jiG-R .�- w 1 b3_ 9. It is proposed that the fo11� ryq buildings will be constructed: / 1 i 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides, rear and in front of (also requested use will across street from) the property where be conducted.' (Continue on back if necessary.) These people will be notified by mail of this application: (PLEASE LIST COMPLETE 14 -DIGIT NUMBER.) NAME r-9 `D l C Q� Address ' ) -n .. Property IDS Address n G� �T� Poo Property U Q —� � r �4 Address `�.O IDS- =� Property (�U07 /q - Coco - U O U� �--�( LU 1`cJ r�5 Address ro r �v ti Property IDx �. Coo _ _ Q U p _ 00 > U Address R p/ r� Property IDm -CIO() 0- Address O AOX on Property IDT'o C(i � _ 1 NAME bZ 12. Additional comments, if any: I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that. the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors' public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. /1 A Signature of Applicant Signature of Owner Owners' Mailing Address Owners' Telephone No. TO BE COMPLETED BY ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: 11. Please use this page for your sketch of the property. Show proposed and/or existing structures on the property, including measurements to all property lines. cO� X� �p �aC 6D i IA To i� for 7 1 7A IAN + orb A A 7 G s • 3C1-659 8 252-382 8A r r+ ^.h 121 9A 222-550 116 9 122A 129 Rol 280-238 12 ' 122 124A 13B 86 83A ��• 123A r27 333-215 84 �� ,13 12 1N Q2a7-Sa9 314 129 /^ $6A 83 "' 131 73p F. 65 Rd 93 q, 82 82��� YLon* 1 222-233 x >x 2 "273- 377 a 81 ,n$ rD 1'J�23 East Side MHP NO ziti-� ` 1 S T 65C 95 sO ate awe pyo' �S4 344-321 31A 80L 80K � 80F 298-1758 78 800 0 �G 0 79 B.O. 80J � 80D 80H 1P. 79A B.O. O 801 0 79B B.O. O 801 79C 80M ` 159E 00' 79D 80E 79E Winchester 9 79F Airport 80A 6 ¢` ,7 80B 159E BM 712 n ,n U 6, Qj, 159D ' 39 ~� 159H 5 A 212-347 RD°a A 1 2 A ,i U.P. # 004-94 64 — A — 82 eg L. Coverstone �35�0 zo P/C review date: 6/01/94P/C review date: 7/06/94 REZONING APPLICATION #004-94 Y3 (70 BROWN LOVETT , JR Sr To Rezone 59.71 Acres Y� From RA (Rural Areas) G , �y To M1 (Light Industrial)✓ l�3 LOCATION: On Route 11 North (Martinsburg Pike), opposite the intersection with Route 664 (Stephenson Road) in Stephenson MAGISTERIAL DISTRICT: Stonewall 3 7)' PROPERTY ID NUMBER: 44-A-75 PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas), present use - vacant ADJOINING PROPERTY ZONING & PRESENT USE: RA, Rural Areas, M-1 Light Industrial and MH -1 Mobile Home Park zoning and Residential, industrial and vacant land uses. PROPOSED USE: Manufacturing REVIEW EVALUATIONS: Virginia Dept. of Transportation: No overall objections to the rezoning of this property. However, we suggest the proposed entrance roadway be shifted south to intersect Route 11 opposite the existing entrance to the L.F. Franklin & Sons construction business. This should facilitate access to the site. Prior to development, this office will require a complete set of construction site plans detailing entrance designs, drainage features and traffic flow data from the ITE Manual, 4th Edition for review. Any work performed on the State's right-of-way must be covered under a land use permit. Fire Marshal: This application is being returned "not approved" until the impact statement addresses the impacts on fire and rescue resources. The applicant should also contact Clear Brook Fire and Rescue at 1256 Brucetown Road, Clearbrook, regarding fire and rescue proffers. Fire lanes required at all hydrant and siamese connections. Page 2 B. Lovett, Jr. Rezoning County Engineer: The proposed rezoning includes plans for the construction of stormwater management facilities. We will perform a detailed review of these facilities at the time of the site plan submittal. Construction of these facilities will be required at the same time the proposed roads are developed. Health Department: Adequate, approved public sewerage must be provided, or an on-site sewage disposal system which will accommodate the proposed water use must be approved. Applications for on-site systems must include site plans, soil consultant's reports, and completed water mounding studies. The Health Department recommends acquisition of approved, adequate public sewerage for the total project due to the proposed flow and limited availability of suitable soils as indicated by the soil survey of Frederick County. Commonwealth Attorney: Proffers appear to be in acceptable form; paragraph 03 is superfluous and should be deleted. Sanitation Authority: available to this site. PLANNING Water is available, sewer is not Location: The property is located north of the Urban Development Area and the Sewer and Water Service Area. Site Suitability: The property is quite level although there is a low area along the southern and eastern portion which has remained wet throughout most of the spring. The nearest public sewer to this site would be in the Stonewall Industrial Park. Public water is available from a line running up Route 11. The site is roughly one and a quarter miles south of the Clearbrook interchange with interstate 81 and roughly two miles north of the 81/37 north interchange. The property adjoins M-1 zoned land to its south. Potential Impacts: As mentioned above, the property does not have sewer available and will therefore have to utilize subsurface drainfields. The Health Department has issued three septic permits with a maximum capacity totaling 2,034 gallons, or 81 employees. This will obviously place constraints on the time and scale of industrial operations that could locate at the site. Page 3 B. Lovett, Jr. Rezoning Stormwater runoff will need to be addressed at the Master Plan stage Traffic, in particular truck traffic, along Route 11 would be expected to increase as a result of the development of this site. The owner has proffered that the entire 60 acres will be served by a single access as shown on the generalized development plan. VDOT has requested that the entrance to the site be placed opposite the entrance to the L.F. Franklin property. The development plan does not indicate whether or not the entrances line up. The ITE Trip Generation Manual indicates that 60 acre sites of light industrial development generates an average of 3,000 trips per day. This is significantly more than would be generated under the present zoning. The County's Impact Model projects an unfunded expense to the fire and rescue services of $15,476.00 as a result of M-1 zoning on the site. As of the time of this review no proffer had been submitted to address this expense. Conclusion: Though the site adjoins existing M-1 zoning, there has been no information provided to indicate what the resulting traffic conditions would be on Route 11 as a result of the rezoning, nor have the impacts to the fire and rescue service been addressed. STAFF RECOMMENDATIONS FOR 7/6/94 PC MEETING Given that the rezoning request does not address all impacts staff recommends denial of the application. REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA ---------------------------------- To be completed by Planning Staff: Zoning Amendment Number 004-94 Date Received May 6, 1994 Submittal Deadline May 6, 1994 Application Date May 6, 1994 PC Hearing Date June 1, 1994 BOS Hearing Date July 13, 1994 ------------------------------------------------------------------ The following information shall be provided by the applicant: All parcel numbers, tax map numbers, deed book pages and numbers may be obtained from the Office of the Conmi.ssioner of Revenue, 9 Court Square, Winchester. I. Applicant/Owner: Name: Brown Lovett, Jr. Address: 1117 Caroline St. Winchester, Va 22601 Telephone: _(703) 667-1991 2. Owner: same Name: Address: Telephone: In addition, the Code of Virginia allows us to request full dis- closure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be re- zoned: Brown Lovett, Jr. 3. Zoning Change: It is requested that the zoning of the property be changed from RA to M-1 4. Location: The property is located at (give exact directions): LOCATED N U.S. ROUTE 11 NORTH OF WINCHESTER, OPPOSITE INTERSECTION WITH ROUTE 6 4 IN STEPHENSON, VA. (N&xt to Easv Living Mobile,Home Park) 5. Parcel Identification: Tax Parcel Number: 44-A-75 6. Magisterial District: STONEWALL 7. Property Dimensions: The dimensions of the property to be rezoned. Total Area: 59.71 Acres The area of each portion to be rezoned to a different zoning district category should be noted: 59.71 Acres Rezoned to M-1 Frontage: 776 Feet Dept: 1842 Feet 8. Deed Reference: The ownership of the property is referenced by the following deed: Conveyed from: WILLIAM 0. LOVETT Deed Page: 556 Deed Book Number: 797 9. Proposed Use: It is proposed that the property will be put to the following uses. MANUFACTURING 10 -Checklist: Check the following items that have been included with this application. Location map Survey or plat Deed to property Statement verifying taxes Sign receipt Agency Comments Fees Impact Analysis Statement Proffer Statement ll.Signature: I (we), the undersigned, do hereby mak application and petition the governing body to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia and do hereby certify that the application and accompanying materi als are true and accurate to the best of my (ou ) knowledge. X Applicant: Owner: 12.Representation: If the application is being represented by someone other than the owner or application and if questions about the application and if questions about the application should be directed to that representative, please list the following. Representative's Name: CHARLES E. MADDOX, JR - P.E. Representative's Phone Number: (703) 667-2139 Owners of the Property adjoining the land will be notified of the public hearing. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any prop- erty directly across the road from the requested property. The applicant is required to obtain the following information on each adjoining property including the 21 -digit tax parcel identification number which may be ob- tained from the office of the Commissioner of Revenue. Name: Charles H Orndorf f Address: 2897 Mar insh,,r9 Pik ephenson Va 22656 Property I.D.#: 44-A-75 44-A-77 Name: Deborah A Mullins Address: P.O. Box 243 StephQnson, Va 22656 Property I.D.#: 44 -A -76A Name: Ann H. Wilder Address: P O Box 251 Stephenson Va 22656 Property I.D.#: 44 -A -76B Name: Florence H Conard /o Flor n h ust Address: P,0, Box 202 nhan on Va 22656 Property I_D.#: 44 -A -76C Name: �'zeorgp C & Ann R Hiett Address: 2829 Martin b rcr Pike Stephenson Va 22656 Property I.D.#: 44 -A -76D Name: L.F. Franklin SQnIn��. Address: P.O. Box 44 gt�nh nsor. Va 22656 Property I.D.#: 44-A-89 44-A=89 Name: Emmanuel United Methodist c/o S W Es Address: Route 2 Winchester, Va 22601 Property I.D.#: 44-A-68 Name: David B. Grim Address: P.O. Box 38 Stephenson Va 22656 Property I.D.#: 44-A-70 44-A-71 Name: Shirley H. Wilson Address: P.O. Box 93 Stephenson Va 22656 Property I.D.#: 44-A-72 Name: J.k. & Polly J. Wamnler Address: Rt. 2,Box 292 Stephenson Va 22656 Property I.D.#: 44-A-73 Name: O.L.& Ruth B. Pavne Address: Rt. 8, Box 668 Winchester Va 22601 Property I.D.#: 44-1-D Environmental & planning Impacts for Lovett Rezoning January, 1994 Introduction The firm of Gilbert W. Clifford & Associates, Inc. has been commissioned to evaluate the above referenced project in light of several major planning issues, as outlined and required by the Frederick County Board of Supervisors. This document is prepared in support of and in preparation to rezone 60 acres from present Agricultural Performance (RA) to Light Industrial District (M-1). 1) Traffic Impacts This site lies on the west side of the U.S. Route 11 and VA. Route 664 intersection. It is bounded by Interstate 81 on the west. The Winchester and Western Railroad runs through the site parallel to I-81. This development will impact traffic patterns in the area. If the site were developed as residential, the current zoning would allow 11 lots and generate 111 trips per day. The proposed industrial zoning would, of course, generate far more traffic. Using the ITE Trip Generation rate for General Light Industrial (Code 110) of 51.8 trips per weekday per acre of developed land, if fully developed as many 3,100 trips per day could be generated. 2.2 Acres of the site could be developed without generated traffic exceeding the potential trips resulting from the current zoning. We estimate that VA. Route 11 has the capacity to carry the traffic generated from a fully developed site. Environmental & Plannrng Impacts Lovett Rezoning January, 1994 2. Sewage Conveyance and Treatment Impacts: Initial development flows will be treated by an on-site septic system approved by the local Health Department. This facility would be designed, constructed and approved in accordance with the Virginia Department of Health and Lord Fairfax Environmental Health Department requirements. It is estimated that at an employee density of 20 per acre and 35 gallons per day per employee, the fully developed site could generate 42,000 gpd of waste water. These flows would be handled from the extension of central sewer from the Red Bud Run Interceptor. 3. Water Supply Impacts: The project will be served by the existing 10" water main which runs on the east side of U.S. Route 11. Capacities and pressures in this line are sufficient to serve the fully developed site. The project will utilize the same amount of water as projected for wastewater use, or 42,000 gallons per day. 4. Utility Planning (General) The extension of sewer service to Stephenson from the Red Bud Run Interceptor which has located west of I-81 is the main utility planning issue in this area. The developer will be required to participate in a prorata share cost agreement with users in the area to finance the sewer extension. 5. Education Cost: This project will generate no school children and therefore have no effect on educational cost in Frederick County_ Using an assumed FAR of 30% it will generate tax revenues with a net worth of approximately $60.00 per square foot or 2 EnviMnmentai & Planning Impacts Lovett Rezoning January, 1994 a tax base of $47,04-4,800.00 which totals at a tax rate of $.43 per $100.00, approximately $202,300.00 per year of tax revenue. This would be without the need for expenditures other than Sheriff protection and industrial develo ment staff support at the county level. p 6. Parks and Recreation Cost: This project would result in no impact on Parks and Recreation budget. 7. Draina e�i _ Im acts. The development of commercial in lieu of agricultural will increase run Off- It is recommended that either suitable green space be allowed to reduce run Off amounts or that the increased run off peaks be reduced prior to discharge from the site. In view of the above, storm water detention calculations will be presented with final design which show no adverse impacts created by the imposition of this increase storm water on the existing downstream water course. Storm water detention structures will be designed to limit pot- -development development flows to pre -development levels in accordance with state and county regulations. Also, at the time of site plan approval, suitable analysis of run off quality impacts will beerformed so as to mitigate a p � g portion of the impact created by industrial development of the site. S• Emer encu Services Cost: Sheriff protection will be required by this facility. Routine patrols of the Business Park areas should suffice for the majority of time and materials necessary to cover this facility also. Special patrols and activities may include a total of 4 hours per week. Special coverage at $50.00 per hour would involve approximately $10,400.00 per year. There should be no other impacts on emergency services. 3 Environmental & Planning Impact; Lorxtt Rezoning January, 1994 9. Solid Waste Cost: Solid waste will be exported by contract hauler at no cost to the Frederick County Landfill. The present landfill has at least 20_ years of available life at current rates of waste delivery. 10. Environmental Impacts: There will be certain minor negative impacts due to the construction activity including run off of sediment, noise and traffic movements. These are to be minimized by proper compliance with local and state laws for environmental protection. A minor increase in run off quantity and a decrease in quality is probable from this development. The effects on the down -stream properties and stream should be minimal and in accordance with local and state regulations. One hundred foot stream side buffer will be retained bordering the Swale which runs through the south corner of the site, and will provide ample protection to the streams. In addition, detention ponds will be provided to mitigate undesirable impacts. There is no known loss of irretrievable resources involved with this project. There are no known endangered species of fauna, flora or wildlife which will be effected by this project. Ground water and air quality should be unaffected. A minor impact of a negative nature is associated with lighting for security and business use. These should be closely controlled during site planning to minimize the adverse impacts on -any residential structures and impacts on the traveling public. 11. Fiscal Mentioned above is the positive impact on the County financial picture. This project will allow Frederick County to promote economic development in FA Enznronmc'71tal & Plannirtq Impacts LoLrtt Rezoning January. 7994 the northeast, US Rte. 11 corridor. Such can allow the county to capitalize on growth in the Fort Collier and Stonewall Industrial Parks With job sources and commercial services readily available and the proximity of the U.S. Route 11 or I- 81 interchange, good access, efficiency and convenience is realized. 12. Historic Impacts - This project will not involve the loss of historic resources based on a site walkover, a review of literature and with knowledge of studies and evaluations from adjacent areas of the county. Charles E. Maddox, Jr., P.E., Vice President Gilbert W. Clifford & Associates, Inc. Consulting Engineer CEM/ cls AMENDMENT FREDERICK COUNTY ZONING ORDINANCE Planning Commission Board of Supervisors AN ORDINANCE AMENDING THE ZONING DISTRICT MAP #004-94 of BROWN LOVETT, JR. WHEREAS, Rezoning application #004-94 of Brown Lovett. Jr. was submitted to rezone 59.71 acres, located on Route 11 North, (Martinsburg Pike), opposite the intersection with Route 664 (Stephenson Road), in the Stonewall District, and designated by PIN 44-A-75, from RA (Rural Areas) to MI (Light Industrial); and, WHEREAS, the Planning Commission held a public hearing on this application on July 6, 1994; and, WHEREAS, the Board of Supervisors held a public hearing on this application on 1994; and, —' WHEREAS, the Frederick County Board of Supervisors finds this rezoning to be in the best interest of the public health, safety, welfare, convenience, and in good zoning practice; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors, That Chapter 165 of the Frederick County Code, Zoning Ordinance, is amended to revise the Zoning District Map to change 59.71 acres, designated as PIN #44-A-75 from RA (Rural Areas) to M1 (Light Industrial) as described by the application and plat submitted, subject to the following conditions voluntarily proffered in writing by the applicant and property owner: PROFFER LOVETT REZONING REQUEST CASE NO. 004-94 I, the undersigned, Brown Lovett, Jr., sole owner of the land to be rezoned under zoning request number 004-94 , referred to as the Lovett Rezoning and the applicant for said rezoning, hereby voluntarily proffer the following conditions. The conditions proffered shall be binding upon the heirs, executors, administrators, assigns, and successors in interest of the undersigned. In the event the Frederick County Board of Supervisors grants said rezoning to M-1 and accepts these conditions, the following proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code: I. As shown on the attached Generalized Development Plan, access to the property to be developed will be by one 3 lane intersection along U.S. Rte. 11 North. 2. The owner proffers that all access to industrial sites will be to the industrial access road with no direct access to U.S. Route 11. 3. The owner proffers a berm screen with landscaping to include a 6' high berm or (opaque) fence with tree buffers in locations as shown to shield existing residential uses. Brown Lovett, Jr. Date /� This resolution was approved by the following recorded vote: Richard G. Dick Jimmie K. Ellington W. Harrington Smith, Jr. James J. Longerbeam Charles W. Orndoff, Sr. Robert A Sager This ordinance shall be in effect upon its passage. Passed this _th day of , 1994. A Copy Attest John R. Riley, Jr. Frederick County Administrator SKI! zoning # 004--94 44—A--75 Dwn Lovett, Jr. P/C review date: 7/06/94 REZONING APPLICATION 0005-94 BURGER BUSTERS To Rezone .84 Acres From M1 (Light Industrial) To B2 (Business General) LOCATION: On the west side of Welltown Road (Route 661), 200' north of the intersection of Welltown Road and Martinsburg Pike (Route 11 N.) MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 43-2-A PROPERTY ZONING & PRESENT USE: Zoned M1 (Light Industrial), present use - vacant ADJOINING PROPERTY ZONING & PRESENT USE: Zoned B-2 Business General and M-1 (Light Industrial) with a commercial and manufacturing uses. PROPOSED USE: Restaurant (Taco Bell) with drive-thru REVIEW EVALUATIONS• Vir inia De t. of Transportation: No objection to the rezoning of this property. Our comments should in no way be construed to mean this Department is approving any on-site improvements and/or entrance locations. Before development, this office will require a complete set of construction site plans which detail entrance designs, drainage features and traffic flow data from the I.T.E Manual, 4th Edition for review. Due to this project's proximity to and possible involvement with the adjacent Burger King project, VDOT would prefer a joint design/ construction effort between the two developers. Any work performed on the State's right-of-way must be covered under land use permit. This permit is issued by this office and requires a procession fee surety bond coverage and the salary & expense of a state assigned inspector. See also, letter to Robert Watkins from Robert Childress dated June 13, 1994 Page 2 Burger Busters Rezoning Fire Marshal: Fire lane will be required to conform with Chapter 10 and the Uniform Statewide Building Code. Capitol costs to fire and rescue not covered by existing contributions will total $267.38. Specific fire and rescue concerns will be addressed on site plans, including fire lanes and hydrants. David Whitacre, Clearbrook Fire Chief: Maintain fire lanes. Hydrant on site? County Engineer: We have no review comments at this time. A detailed review will be made at the time of the site plan submittal. Sanitation Authority: No comment. PLANNING Location: The site is located within the Urban Development Area and within an interstate interchange area. The intersection of Route 11 and Welltown Road will be affected by VDOT's current proposal for this Route 11/37/Welltown Road interchange area. Site Suitability: The property under consideration is level, and has access to public sewer and water. There appears to be no environmentally sensitive features present on the site. The site has been utilized in various capacities in conjunction with the neighboring manufacturing use in the past. Potential Impacts: The most obvious and significant impact anticipated from the proposed use would be traffic. The proposed fast food restaurant with a drive through window would be anticipated to draw considerable traffic. The ITE Trip Generation Manuel forecasts 1,900 average daily trips for a 3,000 square foot building. VDOT, 1991 traffic counts showed just over 7,000 vehicles per day on Welltown Road. It should be noted that a number of M-1 uses that would be permitted under the present zoning can be significant traffic generators. Given the recent discussions concerning plans for development of the adjoining property to the south (currently the site of the F&M branch office), staff feels that it is important that there be a means of vehicular access between the two sites. This would serve to eliminate at least a small percentage of trips through the light at the intersection of Welltown Road and Route 11. Page 3 Burger Busters Rezoning Conclusion: The applicant has proffered a general plan for the site which shows the location of their entrance on Welltown Road, as well an access to the adjoining F&M site. The requested rezoning is a "down zoning" which would result in less intensive permitted use of the property. The primary concern of staff would be that increased traffic be handled as efficiently as possible. The applicants proffer for access to the adjoining parcel, addresses this concern. STAFF RECOMMENDATIONS FOR 7/6/94 PC MEETING Approval, with the acceptance of proffers. COMMONWEALTH of VIRQ11NIA DEPARTMENT OF TRANSPORTATION DAVID R. GEHR P. O. BOX 278 COMMISSIONER EDINBURG, 22824 (703) 984-5611 June 13, 1994 Mr. Robert W. Watkins, Planning Director Frederick County Dept. of Planning P. 0. Box 601 Winchester, VA 22604 Dear Mr. Watkins: WILLIAM H. BUSHMAN, P.E. RESIDENT ENGINEER TELE(7031984-5600 PAX(703)984-5607 Ref: Route 11/371661 Frederick County We have recently received preliminary development plans for the referenced location. In particular, G. W. Clifford & Associates has submitted a plan for a proposed Burger King Restaurant, Amoco Service Station, carwash and office building on the First Virginia Bank property. Ingram -Tudor &Company has submitted plans for a proposed Taco Bell Restaurant on property owned by Mr. Paul D. Muldowney. Both plans specify an entrance onto Welltown Pike (Route 661) at different locations and appear to conflict with one another. We have had several discussions with Mr. C. E. Maddox, Jr. of G. W. Clifford & Associates over past months about a possible joint entrance/service access road onto Route 661 to serve both properties. A large portion of this service access road would be constructed on VDOT right-of-way due to its width at this location. When considering the current alignment of Route 661 and available frontages of the properties involved, this concept may be the best possible scenario. Both parties of course would have to agree to this concept. I did speak with Mr. Muldowney and Mr. Tudor last week and neither had any knowledge of this joint entrance concept. Knowing the nature of both developers involved and the potential for either project to become "fast tracked", I wanted to write and inform you of the situation. Also of concern is the Route 11/37/661 improvement project. We will be taking a hard look at how our plans will affect these two projects and vice versa. We have just begun our review of these preliminary concept plans and will keep your office apprised of any comments and/or development. If you have any questions or would want to discuss this matter, please let me know. Sincerely, William H. Bushman Trans. Resident °Engineer By: Robert B. Childress Hwy. Permits & Subd. Spec. Senior RBC/rf xc: Mr. J. B. Diamond, Mr. S A. Melnikoff 1 �C �F 1 '�jjfflIo Jr., Mr. Guy Tudor fRANSPORTATI N ORT E S-N�NYUh REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA :. To be completed by Planning Staff: Zoning Amendment Number 005-qL- Date Received Submittal Deadline - 1 3 - q Application Date e, -13 -q 4 PC Hearing Date 7 -c: -q-4 BOS Hearing Date q-,,+-4 q ---------------------------------------------------------------- The following information shall be provided by the applicant: All parcel numbers, tax map numbers, deed book pages and numbers may be obtained from the Office of the Commissioner of Revenue, 9 Court Square, Winchester. 1. Applicant: Name: Burger Busters, Inc. Address: 355 West Rio Road, Suite 204 Charlottesville, Virginia 22901 Telephone: (804) 973-1491 2. Owner: Name: Paul D. Muldowney et Al Address: P.O. Box 478 Hagerstown, MD 21741 Telephone: (301) 739-8215 In addition, the Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Owners - Paul D. Muldcwnev, Louis J. Tiches, Chrysse T. Mayes, III, Lydia T. 1,!avrontatis. _C'.Zarles E. Tiches, II, Stamatios L. Tiches and Alexander L. Tiches 69 3. Zoning Change: It is requested that the zoning of the property be changed from M1 to 22 4. Location: The property is located at (give exact directions): West side of Welltown Road (Rt. 661) 200' north of the intersection of Welltown Road and U.S. Route 11 - _.__(Martinsburg Pike) . 5. Parcel Identification: y3 21 Digit Tax Parcel Number: ((2)) Parcel A 6. Magisterial District: Stonewall District 7. Property Dimensions: The dimensions of the property to be rezoned. Total Area: 0.8400 Acres The area of each portion to be rezoned to a different zoning district category should be noted: 0.840 Acres Rezoned to B2 Acres Rezoned to Acres Rezoned to Acres Rezoned to Frontage: 230 Depth: 220 Feet Feet S. Deed Reference: The ownership of the property is referenced by the following deed: Conveyed from: P.L. & K. Associates (Va Partnership) Deed Page: 664 Deed Book Number: 278 M 9. Proposed Use: It is proposed that the property will be put to the following uses. Restaurant with Drive Thru 10. Checklist: Check the following items that have been included with this application. Location map Survey or plat Deed to property Statement verifying taxes Sign receipt y Agency Comments Fees Impact Analysis Statement Proffer Statement -- 11. Signature: I (we), the undersigned, do hereby make application and petition the governing body to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia and do hereby certify that the application and accompanying materials are true and accurate to the best of my (our) knowledge. Applicant: Burger Busters, Inc. Owner: J.Z. Representation: If the application is being represented by someone other than the owner or application and if questions about the application should be directed to that representative, please list the following. Representative's Name: Ingram -Tudor & Company, P.L.C. Representative Is Phone Number: (703) 828-2778 7 ADJOINING PROPERTY OWNERS Owners of property adjoining the land will be notified of the public hearing. For the purposes of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a road from the requested property. The applicant is required to obtain the fol- lowing information on each adjoining property including the 21 -digit tax parcel identification number which may be obtained from the office of the Commissioner of Revenue. Name Address and Property Identification 1 Winchester North, Inc. Address: 11841 Cannon Blvd. Newport News, VA 23606 Property ID: 43-A-50 2 Exxon Corporation Address: P.O. Box 53 Houston, Texas 77253 Property ID: 43-A-49 3 Bank of Frederick Co. Address: P.O. Box 389 c/o First Va Bank Woodstock, VA 22664 Property ID: 43-3-D 4 Paul D. Muldowney Address: P.O. Box 478 Hagerstown, MD 21740 Property ID: 43-A-51 5 Address: Property ID: 7-i 3 6 Address: Property ID: Address: Property ID: 8 Address: Property ID: 9 Address: Property ID: 10 Address: Property ID: REZONING REQUEST IMPACT STATEMENT PROPOSED TACO BELL RESTAURANT A. Suitability of the site: The site is suitable for the proposed use because of its location close to an y interstate interchange as evidence by the existing business of similar nature. The site is not in a 100 year flood plain, does not contain any wetlands, is relatively level in grade, is not a prime agriculture soil and does not have any soil or bedrock condition that would create construction difficulties or hazards. In the past the site has been used as an office and parking area as part of the cement block manufacturing business. The soil is well compacted from heavy traffic and due to past usage and modification would be classified as an "urban" soil. B. Surrounding Properties: The suitability of this site and location for a proposed restaurant with a drive-thru is evident by the existing uses of the near by business that include a McDonalds restaurant, a Denny's restaurant, Day Inn motel, Econo Lodge motel, Exxon service station, Shell service station, Mobile service station and a First Virginia bank. The site is near an existing Industrial park and is recognized by the county as commercial area. There are no adjacent residences that would be affected by this rezoning. The use would include the normal level of noise, lighting and smell associated with a restaurant business. C. Traffic: The propose use would not likely increase traffic significantiv as the site is served by a major intersection and the northern interchange of interstate for the City of Winchester. The following traffic data was obtained from the I.T.E. Trip Generation Manual from the Harrisonburg VDOT office. It should be noted that the charts have a CAUTION note due to the actual data being somewhat scattered in its distribution_ The following information is based on the gross building area of 2,612 sgft. ITE - Trip Generation Data (Code 834) Fast Food Restaurant w/ Drive thru Window -Weekday 1750 AVTE (Average Vehicle Trips Ends) -Peak Hour Weekday of Adjacent Street Traffic (One Hour Between 7 & 9AM): 150 AVTE -Peak Hour Weekday of Adjacent Street Traffic (One Hour Between 4 & 6 PM): 80 AVTE - AM Peak Hour of Generation: 190 AVTE - PNl Peak Hour of Generation 145 AVTE - Saturday: 1950 AVTE - Peak of Hour of Generator Saturday: 180 AVTE -Sunday: 1450 AVTE - Peak of Hour of Generator Sunday 160 AVTE According to VDOT 1991 figures, Route 11 between the Winchester city limits and Interstate 81 has 16,000 vehicles per day and Welltown road (Va. route 661) northwest of U.S. Route 11 has 7,097 vehicles per day. It should be noted that this site is more likely to intercept the existing traffic rather than generate significant additional traffic. D. Sewage Conveyance and Treatment: The sewage from the site will be pumped from the site to the county system located in the adjacent industrial park The estimated sewage generated by this site according to Table 2 of the Virginia Sewage Regulations for a 90 seat restaurant near interstate is 16,200 gallons per day. This number is extremely high compared to actual water usage for Taco Bell restaurants. The actual peak flow is likely closer to 3,000 gallons per day. The existing county 12" sewer main is located on Lenoir Drive and will be reached by a proposed 1,180 ft. of 2" dia. force main and the existing 8" dia. lateral with currently serves Century Graphics. An alternative solution of tying into the exiting pump station at the Econo Lodge motel is also being considered. E. Water Supply: The site will be served by the county water which has a 12" dia. main along the front of the property. On the basis of water billings of existing Taco Bell restaurants near interstate interchanges a usage should average 46,000 gals. per month. D. Drainage: The site currently drains into a drainage ditch along the state highway in front of the property. The stormwater on the site will be collected by inlets and discharged will be controlled by an underground stormwater detention basin. This impact on the existing stormwater system should be minimal. I. Emergency Services: This site will be served by the Clearbrook Volunteer Fire Co. which is located about 3 miles north on U.S. Route 11. J. Solid Waste Disposal Facilities: The site will be served by two dumpsters, one of which will be used for cardboard wastes of be recycled. The site will be served by commercial trash pickup. K. Historic Sites and Structures: No visible evidence of any historic structures was visible on the site and a review of a County Historical Map gave no indication of historic sites nearby. L. Environment: As this site was previously used as part of an industrial operation, there are no significant environmental features such as woodlands, wetlands, wildlife habitats or other unique natural areas. AMENDMENT FREDERICK COUNTY ZONING ORDINANCE Planning Commission Board of Supervisors AN ORDINANCE AMENDING THE ZONING DISTRICT MAP #005-94 of BURGER BUSTERS, INC. WHEREAS, Rezoning application #005-94 of Burger Busters. Inc was submitted to rezone .84 of an acre, located on the west side of Welltown Road, at the intersection of Welltown Road and Martinsburg Pike, in the Stonewall District, and designated by PIN 43-2-A, from MI (Light Industrial) to B2 (Business General); and, WHEREAS, the Planning Commission held a public hearing on this application on July 6, 1994; and, WHEREAS, the Board of Supervisors held a public hearing on this application on 1994; and, —' WHEREAS, the Frederick County Board of Supervisors Finds this rezoning to be in the best interest of the public health, safety, welfare, convenience, and in good zoning practice; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors, That Chapter 165 of the Frederick County Code, Zoning Ordinance, is amended to revise the Zoning District Map to change .84 of an acre, desi-nated as PIN #43-2-A from Ml (Light Industrial) to B2 (Business General) as described by the application and plat submitted, subject to the following conditions voluntarily proffered in writing by the applicant and property owner: .TiJW ED 1 L3 _ 1 D L Z F4 r -t JIA-2- 94 WED 08;29 SURGERSUS i ER.S FAX NO, 8049 7 47833 F. 02 03/21/83 12:40 C 'x"804 424 0102 F.i�GFR?&FRTF,DE� I�ac�/oo3 PROFFER BURGIRStiSTERS Pe"70NING REQtmST IN TEE N.A19 or j ZQNMG APPLT-CATION SMSER The U4dersigned, Surgerbusters, Inc., the raccessor to the crigi al applicant under razoning appisc�:tian ut,mber Ices hereby vol=tarily Proffer tY4 fol.l.owl.z g condition as hereinafter stated„ The condition Proffered shall, be banding upa= the assigns and Successoro lin interest of the andersigned. Z= the avant the 'Craderiak c6unt� Boyd of Supezvi cars cgrants said rexoni g and accepts the lo -0 -tion Stated herein, the proffered cond�.tion shall apply to t,hp land rezoned Lu addUti.on to other recpi.- �zents met tortlz iu the Frederick County Code; Ftaffer+�d _Canditioa: The undersignecl shall provide access to the adjoini.zg props- ty designated as "N or 3? pirst Virginia Bank Zoned: 2-22 Use: Cammexcial" as Sh"wn On Exhibit -am }��in attached hereto a=d 1=cozrporated hereini by rg ;f erenceia a location substantially as shown = E.Xhibit "A" attacked hereto and ? ncorporated herein by BTFR-,,LRE TEBS, I Q O BY Title: -\ N or F PAUL D. MUL0O WNFE Y , E t AL ZONED. MI USE: MANUFACTURING OW c te�f2 � i61.4i' 3 • 1r � wjp� � 10 F'UAU. SUie: 2W - �sa+}i3'�i 2 OJMJt P,4i1L i 1!V-DOMit{Y iT fl �c _ tyranwoe aa, _ �� _.._ t+are FFA & � Y - BOX 47$ UA"ft V k ba 21741 P ww- ml) -7N-406 & m-r*4 zom - M, 4,WOAQB�fC�ia("}A)J pA&tL A ff'o-o" PWIAX » KW JL4_ N or F PAUL D. MULDOWNEY, ET AL ZONED: M1 USE: VACANT s _ _'T" �YLi•C e rtit 1 N or F FIRST MRGINIA BANK ZONED: B2 USE: COMMERCIAL 0 PROPOSED REZOING FROM: M1 TO 82 FOR A TWO BELL ST4t1}UNT FREDERICK COUNTYt Coo ,VIRG{NIA FIN�GAW - TMR & SresWt�tr�a itwp� . SUM +wire e~ [� 2tS5S- t OF ; A 1p T H Z bl T I.- 3 This resolution was approved by the following recorded vote: Richard G. Dick W. Harrington Smith, Jr. Charles W. Orndoff, Sr. Jimmie K. Ellington James J. Longerbeam Robert M. Sager This ordinance shall be in effect upon its passage. Passed this _th day of , 1994. A Copy Attest John R. Riley, Jr. Frederick County Administrator 09 `Q\ ��� ,)O` �/~ %r tV I �,i��`�• ! �� /\\%� '771/ 0 1 /��'. � \I `� '/� .x775( F- `J ;;^ %! 0 j/�; 1,'�/��n ; 1: '; ) J \ I , i .727 •� '? ; �.J ( i '��;`s 66.E -777 0.! \ / !ir f •• / J '` ae._,' Q. ,� 570 000 % i i ✓ r. 8 .let( 772.y � I /i` : FEET `x=51 ��� r) � t�Q -' � / ,,.• /n r ( — �l .346 fit: •; i If • • \ • O .✓r ,l ` J 1 , ^ �l `r �� X8 9iPJ. � '=�l _ y 4745 V. �.r"� �!` 702 �• , l LTRE'. SITE ,(ti 1\ten .� 1 i _V INT • \'i' v I ERC' UGE 82.'' t) 1 •� r r� I d `� %'1 t Ir i-� o ��7r6 % ` \ `� 1 •O r .,II f^iA'� 0h r/r' `� r �, \.0� � \� _ )• `` r:= � ``)1r� ri ( A 1 327 1'J'('/ �� `' �; ,G Sub ( j%` ` 4744 •1� ir''l ( 1 I \ i �' �" - `CSX 1:Sta 888e<1' :m ` 1l /.%/.' �•!1 ) "J� '�i 1 's� n SBM_ 6 r,/�• n8.. - 1 —661 \. l „ I �� �, ` ' 12'30„ �✓ : /, : l/ ( I\I • / '1 I ;r� ��hr3t "'' �� I = _5� • n� \� '� i /� 6H0 /`' - I //1 iacl�./ ys dea//�, ;/ I j _ ^ ' •. _ i _ I /, i/� / �f /" _o -� l 747 343 TC ,/ ��\Luer' r'. '•. �2/ /\ - / _ 1 / +�'/ / Or/ .4 T4s ��9E Jl� . ( •-..,/'/f,1. � %��1� �.-J �� 1 \ \ 04 17 J IoRad: /tPd)l�`Rrrro INTERC'„ A 3l:_ � �� HIM' _•till Stonr. �1 rJ '�-J�J� '"�. .�1 •�`� - - - - ...grQ.�I W W Ch . �% � , � � \ ,� j���- ,`4 �.. ���- i. Z 2 A �o 1A � 56 67 1 NF) McGhee Road 7VL 53 52 S �D 2 M edes 26-14 (� COO soa 399-427 L) 2�0. See A D �� 3 31 -552 61- 48 B 48 488 �2 C� �o ee �s �� �`�9 4 44A sus 9 8Q o � SCALE IN FEET 38 600 0 boa 1200 98 Burger Busters Rezoning #005-94 PIN 43-2-A MEMORANDUM COUNTY of FREDERICK Dcparuncnt of Planning and Dcvclopmcnt 703 / 065-5651 Fax 703/678-0682 TO: Planning Commission Members FROM: Robert W. Watkins, Planning Director �fC�4,- RE: Public Meeting -- Route 37 DATE: June 23, 1994 Just a reminder, there will be a public meeting on Tuesday, July 12, 1994, regarding the Route 37 project hosted by VDOT and Maguire Associates. The Planning Commission will be expected to make a recommendation on the project at one of their upcoming meetings. Therefore, staff encourages the attendance of as many Commissioners as possible. The meeting will be held at Armel Elementary School from 4:00 pm until 8:00 pm. RWW/slk 9 North 1.OnOUn Sircct P.O. Caoy 001 Winchcslcr, VA 22601 Winchcslcr, VA 22601 COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 MEMORANDUM TO: Robert B. Childress, VDOT Hwy. Permits & Subd. Spec. Senior FROM: Robert Watkins, Director��� SUBJECT: Review of VDOT Subdivision Street Requirements DATE: June 17, 1994 The following is a review the Subdivision Street Requirements as requested. We received the request on June 1, with a June 17 deadline for response. This is not enough time to do a satisfactory review. VDOT needs to provide adequate time for local government involvement, therefore in the future, ample time needs to be given for this type of review. Please relay this concern to those involved. In many residential subdivisions in Virginia, the streets have been over designed. Such over design encourages excessive speed of travel on residential streets. In particular, on many streets the pavement width is excessive. The VDOT regulations require a minimum of two, ten foot travel lanes plus room for on -street parking on curbed streets. Such an approach encourages free travel at excessive speeds, reducing safety. In fact, on local streets subject to minimal trip generation and where there is clear sight distance, it might be appropriate to have widths that require two cars to slow down drastically or even pull over to pass each other. It has been suggested that where the maximum speed is 25 mph and where volume is low, that the travel lane can be reduced to nine feet.' Therefore, I would recommend that 18 foot minimum pavement width be allowed for certain streets where the projected traffic is less than 400 ADT, where shoulders are used, and where the alignment is appropriate. This might involve some expansion from the tertiary street concept. In rural subdivisions in particular where lots are over an acre in size, such a reduction in width would be particularly appropriate. 1 Performance Street, A Concept and Model Standards for Residential Streets, Bucks County Planning Commission, April 1980. 9 Nortlt LOLidoun Sti-ect P.O. Box 601 Winchcs(cr, VA 2601 Winchester, VA 2604 Page 2 June 17, 1994 The 36 to 38 foot width requirement for local residential streets with curbs is excessive and promotes unsafe speeds in most situations. Local zoning requirements provide for off-street parking. In modern single family subdivisions on -street parking that occurs is usually limited. The ITE Guidelines recommend widths between 28 and 36 feet in such cases.' The American Society of Civil Engineers recommends a width of 28 feet where there is on -street parking.' Bucks County, Pennsylvania recommends a width of 26 feet.' I would recommend that widths as little as 28 feet be allowed on low traffic, curbed streets in low density developments. The width standards should also be reduced across the board for other curbed residential streets. Additional., flexibility is needed in allowing alternative curbing design. The possibility of allowing alternative types, including roll types, should be studied. The VDOT requirements for cul-de-sacs speak primarily to the traditional circular turnaround. The ITE Guidelines recommend that hammerhead or t -type turnarounds may be used on very short streets with few houses.' Increasingly on a national basis, quality residential subdivisions are using island cul de sacs with landscaped islands in the turnaround. Such design features contribute greatly to the aesthetics and quality of life in new neighborhoods. VDOT needs to make sure that such designs are possible. The VDOT standards allow the acceptance of sidewalks in VDOT rights-of-way in certain circumstance. Although Frederick County has never had a problem with the acceptance of sidewalks, there is a need to make sure that the standards are broad enough. Sidewalks play a strong role in intermodal transportation. We need to encourage sidewalks in all suburban and urban areas in order to provide alternatives to automobile travel. The incorporation of additional space for bicycle travel in collector and other through streets should be addressed. Such bicycle ways could be provided according to Iocal plans. Again, we were not given enough time to review the regulations in great detail or to examine actual subdivisions in the County in relation to the regulations. We would encourage VDOT to engage in actual field studies and to seek the opinion of design professionals, including architects, landscape architects and planners. An article is attached describing some efforts in 2 Guidelines.__ for Residential Subdivision Street Design, Institute of Transportation Engineers, 1989. 3 Residential Streets, American Society of Civil Engineers, National Association of Home Builders, Urban Land Institute, 1990. 4 Performance Streets, A Concept and Model Standards for Residential Streets, Bucks County Planning Commission, April, 1980. 5 Guidelines for ResidentialSubdivision Street Design, Institute of Transportation Engineers, 1989. Page 3 June 17, 1994 this area. Special consideration should be given to the safety of pedestrians and the residents of neighborhoods. Aesthetic issues should also be considered. Thank you for this opportunity. RWW/slk enclosure cc: Frederick County Planning Commission Members John R. Riley, Jr., County Administrator American Planning kssociation June lyUl 5 moi. P � A -.N N I N G Fortress :\nwrica Ore,on s Takin-s rail"le Computerized zmiffi Boulder linin"s [lack the Nci"hhorh,xal stri, , P L A N N I N G I C 0 N T E N T IS Cover: Green Valley, a gated community outside Las Vegas. Photo's Ray Laskowitz. American Planning Association Vol. 60, No, 6 8 Fortress America David Dillon peeks behind all those locked gates. 13 Oregon's Takings Tangle Dolan v. Tigard started with one store and two exactions. Robin Franzen explains what happened next. 16 In the Digital Zone A Planning Practice report on computerized zoning and permit tracking. By Tovah Redwood. 21 Boulder Brings Back the Neighborhood Street John Fernandez explains how one town revamped its residential street standards. Part of a year-long series on transportation. .fin —di,,; rn..� Iv.,� r. �„ � I ; Y..., r M. d, nl,:ll a,'LL,•a•Prrt1LL�[,- 11..,.... 'lli l'�.,d..,,, ..II Ph.nnrn; I ISSN III II.I - _I.I.II i. I.uhl,.h�•.1 h.� I by .ilnencan Ylann.I,v .1.......nl.... I.i h. •... 5.1 Ih h.. r •, ..111 I\....nn.... lnr Ch-- 111in..r. ..I.dl............... .I IMannlnLL 1. ., r, ... ....I I,,., I. n...,w �. ..� ., , II•. the..... „u.... n.l i.. ,......0 n Inn„ l..l inn: em,nular�.I.nt ...1.., rd,.•.. rl.n c II .nplH� 11011 d.t I .. ..n. .. June 1994 30 5 From the Capitals 27 Tech Streets and sidewalks_ 28 Planning News Chunnel opens. Everglades protection. 30 APA News New board, conference report. 35 From the Board A tough act to 35 Letters Floodplain insurancz. TOAD. 37 Planners Library Greenways, 40 Conference Calendar 40 Consultant Directory 46 In the Works Nleadowlallds ovcrilaui- I3 1 A complete revamp of residential street standards is under way in this Colorado college town. Boulder, Colorado, has a prob- lem shared by cities across the country. Too many of its streets divide rather than integrate. They are single -purpose arteries, em- phasizing cars over people. They c it the environment with their expansive impervious surfaces. They encourage speeding. And they support faceless suburban develop- ment patterns guaranteed to worsen traf- fic congestion. Residential streets are key determi- nants of neighborhood quality. They of- fer a place to walk, to play --and of course to park. Yet ever since the start of the post -World War 11 housing boom, resi- dential streets have become increasingly devoted to traffic movement. The wide lanes required by today's codes lead to higher speeds, more accidents, and greater urban fragmentation. In recent years, many planners -and even some traffic engineers -have begun to question whether wider streets are as functional as their advocates claim. In- creasingly, designers, public officials, and developers -often spurred by neighbor- hood activists -are considering the vir- tues of a hierarchical street classification that would provide for a variety of resi- dential street types, each reflecting dif- ferent traffic conditions. Boulder Brings Back the Neighborhood Street Li history Like many western cities, Boulder was laid out, in 1859, on a grid based on a 400 - foot block and 25 -foot lots, a pattern admirably suited to speculation. It should be noted, however, that the Boulder City Town Company set high rates fur town lots, up to $1,000 for a 50 -by -140 -foot building site. Even then, it appears, Boul- der favored slower growth. The post -World War Il subdivisions disrupted the grid pattern, with larger lots and blocks set along curvilinear streets, and no alleys. In the 1960s and 1970s, more caul -de -sacs appeared, with fewer connections to adjacent development. Today, the city is characterized by a high rate of car ownership (two vehicles for every three people) and a significant jobs - to -housing, imbalance. Boulder s empiov- fIlent-to-populaLion ratio is 0.33. mor)' than 40 percent higher than the figure for the eight-ccounty Denver metrouolitan re - ;ion. If current trends continue, total emplovment will exceed population by 3010. Boulder also has several recent ex- amples of more sensitive residential plan- ning. In 1983, a local developer built the Cotta$es, a 37 -unit affordable housio,, project, on a woonerf-style street, The �.J acre SItZ alJLU5l ItV-ownCd opell space on tilt north side. :\rld in 19-11 allothcr local developer, William C1lhurn, 1511111 WAllllit i [callow, a high -esti 1111111 pruj�ct �'irll.S isllllti 171 nItic V i toriil ll-st\'Ii' htlll,til:.s— with �lt'I.tc'hc�l �ar:lgc.�--,Irra��-,i t11t1n� .in t\-lu��l-Wr, li• tit ri't'I Inst t'. Ltil itl �IubV il loon By John M. Fernandez, A1CP But these projects, both planned unit developments, re- sulted largely from individual initiatives and not from a communitywide vision of what constitutes better urban devel- opment. Moreover, neither would be allowed under the cur- rent regulations. In the past, the city's planning department used the PUD ordinance to vary street standards. But as concerns grew over liability, policy makers were unwilling to grant individual waivers in the absence of new citywide street standards. For the most part, recent new subdivi- sions have complied absolutely with the letter of the Boulder rules, laid down in the zoning code and subdivision regula- tions adopted in 1971. The result: three - car garagescape uniformity, the "loops and lollipops" pattern exhibited so well in the city s expanding northeast quad- rant - In 1992, the planning department, aware of the community's growing unhappi- ness with the look and operation of the new subdivisions, decided to take a more aggressive role in neighborhood design. The staff noted that the city's 1989 trans- portation master plan called for new resi- dential streetguidelines to enhance neigh- borhood safety and livability. As it happened, a large new project had lust been proposed for the northeast ed,c of the city -the 1a0 -acre Four Ntile Creek. The planning department hired Pt_tcr Brown, UCP. an urban designer in I imi-slue, to conduct a design charette 111.1w -o the project entered the devzlop- HIC111 review phase. Brown toured. the I If-ln�, Boulevard Entty Road ( Minor Art Access Lane!2�' Planned Closed Sto treet y'" //ww a{�iQ�• a .a Access Street .. .. ........... ... Motor Cou Residendai ?O Street � �� ,• J Raised i. Crossing / PedestnanlBicycle Paths site and interviewed the developers, a consortium of local builders. Then, working with other team members, he compared construction costs for both a conven- tional subdivision and a neotraditional design, complete with narrow streets and pedestrian paths, and drew sketch plan alternatives. The plan that resulted was then pre- sented to the developers, and they, used many of the neotraditional design ele- ments in their annexation application. (The annexation ordinance was the legal device used to vary the city's street stan- dards.) The 309 -unit project is now under construction. Its gridded street plan in- cludes both boulevards and narrow streets. It also features short blocks; motor courts (oblong cul-de-sacs with central landscap- ing and parking); a raised intersection (road surface matches elevation of cross- walk); traffic circles; and an alley. There is also an extensive bicycle and pedes- trian path network. The Four utile Creek exercise was con- sidered a success in that it convinced the Future Development Pond city to move beyond simply responding to proposals to assuming a leadership role in defining a vision for development. Under the leadership of its new planning director, Will Pleissig, Boulder is now attempting to relate its street design stan- dards to an overall community planning and urban design program. Complete overhaul The vehicle for this new approach is the Residential Access Project (RAPT, which was initiated jointly in the spring of 1992 by the city's planning and public works departments. The impetus was the in- creasing restiveness of neighborhood resi- dents concerned about traffic congestion. At that point, the planning staff proposed to broaden the residential street guide- lines to include the entire movement network in residential areas and to create urban design guidelines. The entire project is being carried out in house, with no special funding except for a small graphics budget. Both the public works staff member—a transpor- tation planner—and I devote about a lift of our time to RAP. We report to an inte departmental steering committee. The first part of the two-phase proje(_ was aimed at devising a statement purpose and a richer menu of street star dards. The project staff has spent the 1a; two years researching standards in othe cities and involving residents in a co laborative planning process. A spino effort, the neighborhood traffic mitig; tion program, will encourage the use , traffic calming measures. In March of this year, the plannin board endorsed the staff's recommendL tion that the city's one -size -fits -all stree standard be replaced. The current star dard requires 12 -foot travel lanes, six foot parking lanes, curb, gutter, and side walk in a 48 -foot right-of-way. The ne,. standards would offer four classification all of them narrower than the currer requirement. The two lowest classifications woul be low -speed (15.20 m.p.h.) "queuing streets. They could be as narrow, = 2 feet, and they would allow on -sire irk 01! fw _ ._^ r/ah.�+-Je • �s �y+mill �. '-r-s r— rT'. i -21!r j� �� �r`i; r�. .. ' � 1_._-11 � i� ♦ e ..: F-. �.. �.4r.. -. fit-•. , _-.-; �r-' -- -, i L % T �._. gip. awb4 j aft L -._�R. 'd r'. c-r—r P — �4; :��lk r W {.: - -1�'�_r �- - --►ems. ing. To mollify fire offi- cials, the standards pro- vide for fire set-up areas (pads long and wide enough to accommodate fire trucks and close enough together so fire hoses can reach the back of all dwellings). The standards would also allow alleys, which are officially discouraged in the current subdivision regulations. The planners noted that Boulder resi- dents consistently rate tra- ditional neighborhoods with alleys as most liv. able. The planning board also endorsed the staff's rec- ommended street pur- poses statement. A clear definition of intent is ex- pected to ;;aide all those involved in administer- ing the new regulations. The final proposal for phase one is to be presented to the planning board this month. The next step is to translate the proposal into an ordinance for consider- ation by the city council. That's expected to be done this summer. Phase two of RAP will address the broader topic of residential -area design, includ- ing the building -street relationship, net- work standards, and "shared" streets such as the Dutch woonerf). A set of perfor- mance-based standards will parallel the new prescriptive standards. The planning department is putting the draft standards to the test in a sub - community plan now being prepared for north Boulder. With 9,200 residents spread over 2,300 acres, 'NoBo" is the least developed of the city's nine subcommu- nities. It was annexed four years ago, and its many vacant and underutilized par- cels are considered ripe for redevelop- ment. At a five-day public charette held the lirst week of May in the National Guard Armory, more than 300 citizens suggested ways of intensifying the movement grid and reconnecting streets. Their recom- mendations included both boulevards and skinny streets. A Miami -based urban de- sign consulting firm, Dover, Kohl & Part- ners, is incorporating their recommenda- tions and many of the RAP concepts into the plan being prepared for city council consideration in July. Searching out models There seemed to be few models when Boulder started this project two sum- mers ago. Most jurisdictions still use some variation of the highway -oriented street standards that arose in the late 1930s with the creation of the Federal Highway Administration and the "Green Book" published by AASHTO, the American Association of State Highway and Trans- portation Officials. Recently, designers associated with the movement coming to be known as "the new urbanism Andres Duany, Anton Nelessen, AICP, Peter Calthorpe, and oth- ers—have received considerable media attention. But most of their work has been on large tracts of raw land, not the infill projects that are typical of places like Boulder. There are other models with broader applicability to the situations in which most planners find themselves: infill, re- development, and fringe -area develop- ment. One such example is an early one, the "performance streets" standard adopted by Bucks County, Pennsylvania, in 1980. It provides a model ordinance that in- cludes a rich hierarchy of street types, although its use as a model is limited by the emphasis on cul-de-sacs and loop streets, and its lack of attention to alter- native modes of travel. The performance streets concept is also the basis of a new set of supplemental standards for residential neighborhoods now being considered by the city of Hous- ton and surrounding Harris County. The city currently has only two types of resi- dential streets: a 28 -foot pavement sec- tion with a 50 -foot or 60 -foot right-of- way. The new standards would create eight street types and allow narrower streets in new subdivisions, with such de- sign elements as "chicanes" (jogs to slow traffic) and flare -outs. The standards were prepared by Peter Brown in coilabora- r tion with Patricia D. Knudson & Associ- ates and Terra Associates, both of Hous- ton. Portland, Oregon's 1991 "skinny streets" ordinance applies to residential blocks where lots are over 5,000 square feet. It allows 20 -foot -wide streets with parking on one side, or 26 -foot -wide streets with parking on both sides—thus overturning the long -entrenched idea that all streets must provide at least two through lanes of traffic. City engineer Terry Bray re- ports that 30 blocks of skinny streets were built in the first two construction seasons. Olympia, Washington's state capital, has approved transportation policies that prohibit new cul-de-sacs- The policies, adopted in 1992, are an outgrowth of a visual preference survey and urban de- sign plan undertaken with the help of New Jersey consultant Anton Nelessen. Nelessen also prepared the urban de- sign guidelines now being reviewed in Santa Fe, New Mexico. The guidelines offer 16 distinct land -use and circulation prototypes. Widths range downwar, 18 feet, sometimes with no building back requirement, and curb radiuse. tight as four feet. Frank Diluzio, the ci newly appointed fire chief, says he s ports the standards provided that n streets "pretty much keep a 20 -foot cl zone," meaning that no parking ru must be strictly enforced. In Squim, Washington, a retirem community on the Olympic Peninsula "block standard" includes a 12 -foot al in a 20 -foot easement. Public works rector Richard Parker says the alleys we well for utility placement and the cit automated garbage collection system. Another model is the west end Vancouver, British Columbia, where traf_ calming measures have proven to be important adjunct to street standarc Street closures and diverters have cr ated a pleasant walking environment it high-rise district flanked by busy she ping streets. But the most promising model is a Australian one: the code for resirienti- development prepared in 199: th planning and housing department in th state of Victoria. This exemplary docs ment covers the entire residential env ronment, from lot orientation to region street networks, and it defines a broa hierarchy of local streets. The Victoria code includes both pe: formance-based and prescriptive standards and is specific about details like deflec tion angles (for speed control). It als( requires that all dwellings be located nc s �•' - .ter ✓`���;._—' - ""` �� _ — rsa�e:u �•..a \inn i1f4 Ni4%i ' _Street RAP is intended to produce a broad network or streets, as shown in this matrix- The narrowest is the access lane (leftl. more than 700 meters (about 2,300 feet and three "junctions," or intersections, from a major street to balance the amount of time motorists are forced to spend in I ow -speed environments. Most important, the code requires de- velopment planners to plot out pedes- rian and bicycle lanes as well as the usual environmental constraints and op- portunities—before the street system is laid out- In this, the Australian planners echo the advice of California architect Christopher ,Alexander, who says that in urban design, pedestrian spaces should be designed first, then the buildings, then the roads. Wendy Morris, the senior urban de- signer in the department's Melbourne offices, described the code in Alexandria, Vir7 �a, last October at the first Con- 3re. i the New Urbanists. She said a 'cey to mak"19 it effective has been inter- 3isciplinary workshops: "We found that o make real change in building patterns, hose who ni tke design, permitting, and ievelopment (Iccisiuns must he involved and retrained." Rcadv for clhangc Back in the U.S., the Florida Department of Community Affairs has undertaken an ambitious project to develop "commu- nity design guidelines" for everything from energy conservation to affordable housing to streets. The project's princi- pal researcher, Reid Ewing, of the Joint Center for Environmental and Urban Prob- lems at Florida Atlantic University/Florida International University in Fort Lauder- dale, says the "overriding rationale is to make the street more livable, less en. ergy-consumptive, and environmentally sound." His team has proposed a 20 -Foot wide standard for all local streets. Ben Starrett, the director of strategic planning and policy coordination for the community affairs department, says he expects the guidelines to be published soon. Even the Institute for Transportation Engineers, long a 1101CI0Ut against alter- native street standards, is hecoming part of the solution. In Feb- ruary, the institute's tech- nical committee on neotraditional town de- sign issued an "informa- tional report" entitled Traffic Engineering for Neotraditional Neighbor- hoods. Frank Spielberg, a traffic engineering con- sultant in Annandale, Virginia, who chairs the Sidewalk committee, says mem- bers hope that ITE will endorse the 'recom- " mended practices," required which include narrower streets in some cases, required for within the next year. more than 10 units As to liability, the bugaboo of city officials, required, one member of the ITE detached from curb committee, Walter Kulash—a traffic engi- �required, neer in Orlando—con- detached tends that "legal obstacles from curb to narrow streets are a ^' red herring." He notes that a 1993 study he co- authored for the National Conference on Tort Li- ability and Risk Man- agement for Surface Transportation concluded that tort cases "invariably have to do with high speed," not street width. Finally, for those ready to change, a few basic reminders: The public interest requires safe, liv- able, and attractive streets that contrib- ute to the urban fabric. Streets should be designed to suit their function. :Many streets, especially local ones, have purposes other than vehicular traffic. Some local residential streets should be designed for speeds of less than 20 m.p.h. Remember that the general popu- lation is aging, with the cohort over 35 growing fastest of all. A hierarchical street network should have a rich variety of types, including bicycle, pedestrian, and transit routes. Reid Ewing believes the "overall sys- tem design has fallen into the cracks between the planning and engineering professions " The entire movement net- work should he considered, with connec- tivity giv �n prominence. Stand.irds should be developed to cn- hancc I()( ;il ,trects u�ntrihutions 10 Lir" ` =;type Volumel (AwrayL- Design Speed Right- of -Way Street Width Parking Curb and - Daily Traffic) Gutter Access %<Lane ==150= �` 15 mplr" 28 ft 20 iti ^allowed --a-x> both sides 777 5 Access: :r Street 350 '` '' '" "20 mpFr'' 36 ft_ 20 ft - t one side _none 36 ft. 22 ft one side required 48 ft. 26 ft both sides required Reser idential Street 500=1,000" -- 25 -mph 48 ft 20 fr none required 26 ft one side 32 ft. both sides 7Residential :-Collector T,000-3,000 25 mptr 50 ft 22 ft none M required" 28 ft one side 34 ft. both sides >sr►Uey - ... - { •`=- 20 ft. - :: 18 ft:: none A (25 -ft utility- tilityeasement) easement) more than 700 meters (about 2,300 feet and three "junctions," or intersections, from a major street to balance the amount of time motorists are forced to spend in I ow -speed environments. Most important, the code requires de- velopment planners to plot out pedes- rian and bicycle lanes as well as the usual environmental constraints and op- portunities—before the street system is laid out- In this, the Australian planners echo the advice of California architect Christopher ,Alexander, who says that in urban design, pedestrian spaces should be designed first, then the buildings, then the roads. Wendy Morris, the senior urban de- signer in the department's Melbourne offices, described the code in Alexandria, Vir7 �a, last October at the first Con- 3re. i the New Urbanists. She said a 'cey to mak"19 it effective has been inter- 3isciplinary workshops: "We found that o make real change in building patterns, hose who ni tke design, permitting, and ievelopment (Iccisiuns must he involved and retrained." Rcadv for clhangc Back in the U.S., the Florida Department of Community Affairs has undertaken an ambitious project to develop "commu- nity design guidelines" for everything from energy conservation to affordable housing to streets. The project's princi- pal researcher, Reid Ewing, of the Joint Center for Environmental and Urban Prob- lems at Florida Atlantic University/Florida International University in Fort Lauder- dale, says the "overriding rationale is to make the street more livable, less en. ergy-consumptive, and environmentally sound." His team has proposed a 20 -Foot wide standard for all local streets. Ben Starrett, the director of strategic planning and policy coordination for the community affairs department, says he expects the guidelines to be published soon. Even the Institute for Transportation Engineers, long a 1101CI0Ut against alter- native street standards, is hecoming part of the solution. In Feb- ruary, the institute's tech- nical committee on neotraditional town de- sign issued an "informa- tional report" entitled Traffic Engineering for Neotraditional Neighbor- hoods. Frank Spielberg, a traffic engineering con- sultant in Annandale, Virginia, who chairs the Sidewalk committee, says mem- bers hope that ITE will endorse the 'recom- " mended practices," required which include narrower streets in some cases, required for within the next year. more than 10 units As to liability, the bugaboo of city officials, required, one member of the ITE detached from curb committee, Walter Kulash—a traffic engi- �required, neer in Orlando—con- detached tends that "legal obstacles from curb to narrow streets are a ^' red herring." He notes that a 1993 study he co- authored for the National Conference on Tort Li- ability and Risk Man- agement for Surface Transportation concluded that tort cases "invariably have to do with high speed," not street width. Finally, for those ready to change, a few basic reminders: The public interest requires safe, liv- able, and attractive streets that contrib- ute to the urban fabric. Streets should be designed to suit their function. :Many streets, especially local ones, have purposes other than vehicular traffic. Some local residential streets should be designed for speeds of less than 20 m.p.h. Remember that the general popu- lation is aging, with the cohort over 35 growing fastest of all. A hierarchical street network should have a rich variety of types, including bicycle, pedestrian, and transit routes. Reid Ewing believes the "overall sys- tem design has fallen into the cracks between the planning and engineering professions " The entire movement net- work should he considered, with connec- tivity giv �n prominence. Stand.irds should be developed to cn- hancc I()( ;il ,trects u�ntrihutions 10 Lir" 0 d Arronaior Sub arterial Requent connexions of collector streets or access streets to the traffic route system - spacings to take into aocount the function of the traffic route _ ban design. That means pay- ing attention to 'sense of enclosure" ratios (on resi- dential streets, the distance between houses should be no more than 80 to 100 feet) , landscaping, parking, set- backs, lot width to depth ratios, block length and pe- rimeter maximums, mate- rials, street furniture, and signs. A useful guide might be the "performance street" concept, which matches street types with adjacent land uses. Creating a street plan based on this model might seem a daunting task, but be assured that control- ling scale what's called "morphological zoning") can go a long way to ensuring the proper mix of urban el- ements. Make the new standards available for infill and re- development, not just fornew development. Where densification is a concern, maintain existing rights-of- way but narrow roadway width. 1. Skm Sub arterial Sub arterial Bus route through the development within 400m of most dwellings, and passing local activity centres Major arterial road Trunk collectors used as required to concentrate traffic to a controlled Intersection Streets should be designed in a laborative, interdisciplinary process. a visual preference survey. Try we shops and charettes. Include your le counsel. After construction, set up w Kulash calls a "robust, simple, and ecutable monitoring system." Don't let cost stop you. We estim: that it will take $1.3 million to reconfig•. Norwood Avenue, a 6,000 -foot -long rc dentia] subcollector in north Boulder. a 20 -Foot -wide street incorporating su traffic -calming measures as raised int sections, berms, a multipurpose pa and neckdowns Iflared curbs constri ing a street entrance). It would take S2 million to build a typical 32-foot-wi street. The reconfiguration design h been approved by the city council and now going through the capital improv, ments programming process. Ideally, putting these ide into effect will lead to a r vival of street -centered s= communities. Vacic' -av( president of the C:. ., R public, put it best in his 19c book, Summer Meditatior "Villages and towns," 1 wrote, "will once again b gin to have their own di tinctive appearance.... ar the environment will becon a source of quiet everyda pleasure for us all." By planning our reside: tial areas at a human scala considering the needs of th most vulnerable among u, and relegating the automc bile to its proper role, w can regain what we hav lost. John Fernandez, director of it formation services for the Bou der Department of Communit, Planning and Development, i the coleader of the Residentia Access Project. He was assiste, in this article by Peter Brown principal of Peter H. Brow Civic Design in Houston.