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Home My WebLink AboutPC 04-07-99 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia APRIL 7, 1999 7:00 P.M. CALL TO ORDER TAB 1) Application Action Summary .......................................... A 2) Committee Reports ............................................... (no tab) 3) Citizen Comments.................................................(no tab) PUBLIC HEARING 4) Rezoning #08-99 of David R. Madison to rezone 6.18 acres of a 19.6 -acre parcel from RA (Rural Areas) to B2 (Business General). This property is located on the north side of Old Charles Town Road (Rt. 761), approximately 700' west of the intersection with Gun Club Road (Rt. 666), and is identified with Property Identification Number 44-A-13 8 in the Stonewall Magisterial District. (Mr. Wyatt) ....................................................... B 5) Conditional Use Permit #02-99, submitted by SBA, Inc. (Dr. Raymond Fish Property) to erect a 180' self-supporting monopole telecommunication facility. This property is located at the end of Hopewell Road (Route 672) past the AA Mobile Market. The site is identified with Property Identification Number 33-A-164 in the Stonewall Magisterial District. (Mr. Ruddy) ....................................................... C 6) Conditional Use Permit #03-99, submitted by SBA, Inc. (Richard M. Cooley Property) to erect a 250' self-supporting lattice tower telecommunication facility. This property is located at 173 Catlett Lane, and is identified with Tax Map Number 1-6A (Warren County parcel number), a portion of which extends into Frederick County within the Opequon Magisterial District. (Mr. Ruddy) ....................................................... D 2 7) Conditional Use Permit #04-99, submitted by Stephen W. Duncan to have a Cottage Occupation for Antique Restoration. This property is located at 128 White Hall Road, and is identified with Property Identification Number 32-A-61 in the Gainesboro Magisterial District. (Mr.Cheran)...................................................... E 8) Conditional Use Permit #05-99, submitted by Shannon S. Bridges, to re-establish a non -conforming use (dog kennel). This property is located at 1132 Cedar Hill Road, and is identified with Property Identification Number 33-A-62 in the Stonewall Magisterial District. (Mr. Mohn)....................................................... F 9) Other APPLICATION ACTION SUMMARY (printed March 25, 1999) [lIMMMM Application newly submitted. REZONING: 1 Lynnehaven (REZ #007-99) Stonewall 11 81.4 ac. from RA to RP for 203 s.t homes; 1 10.0 ac. from RA to B2 for commercial use Location: West of Beans Pond Ln., 400' from the intersection with Senseny Rd., & adjacent to the Carlisle Heights subdivision -- ---- .... -f, ::-x: ..... . . . . . . . . . . . . . I'll 02/05/99 PC Review: Location: 7 No. side of Rt. 76 1, approx. 700' west of the intersection wl Rt. 666 & not yet scheduled west side of Rt. 666, approx. 400' so. of the intersection w/ Rt, 664 Submitted: 03/12/99 Review: PC Revi 04/07/99 IF................ B07S Review: 04/28/99 - tentatively scheduled 1 Lynnehaven (REZ #007-99) Stonewall 11 81.4 ac. from RA to RP for 203 s.t homes; 1 10.0 ac. from RA to B2 for commercial use Location: West of Beans Pond Ln., 400' from the intersection with Senseny Rd., & adjacent to the Carlisle Heights subdivision Submitted: 02/05/99 PC Review: 03/03/99 - tabled; applicant waived time requirement BOS Review: not yet scheduled Sheppard/ Futral (REZ #006-99) 11 Stonewall 132.70 ac. from RA to RP for 293 1 single-family homes 1 Location: On Eddy's Ln. (Rt. 820), approx, 0.8 mi. from the intersection with Valley Mill Road Submitted: 02105/99 PC Review: 03/03/99 - tabled; applicant waived time requirement BOS Review: not yet scheduled Giles Farm (REZ #005-99) Stonewall 140.2 ac. from RA to RP for 350 s.f. homes; 12.0 ac from RA to B2 for commercial use Location: No. side of Senseny Rd., 850' east of Beans Pond Ln., across from the Burning Knolls & C.M. Lockhart subdivisions, & adj. to the Bedford Village & Apple Ride subdivisions. Submitted: 02/05/99 PC Review: 03/03/99 - tabled; applicant waived time requirement BOS Review: not yet scheduled AMK Products, Inc. Z #004-99 Shawnee 7.354 ac. from RA to MI for industrial/ warehouse use Location: So. side of Airport Rd. (Rt. 645), approx. 300'+ west of the Victory Lane (Rt. 728) intersection Submitted: 02/05/99 PC Review: 03/03/99 - recommended approval with proffers BOS Review: 04/12/99 Aikens & Allen L.P. Z #003-99 Stonewall 0.91 ac. from RP to B2 Location: Ross St., 90' from intersection w/ Berryville Pk. (Rt. 7), & near the Rt. 7/ I-81 intersection Submitted: 02/05/99 PC Review: 03/03/99 - recommended approval BOS Review: 04/12/99 Applications Action Summary Printed March 25, 1999 Tybrooke, L.C. (REZ #02-99) II Stonewall Rezone 2.99 ac. from RA to B2 Location: E. side of N. Frederick Pk. (Rt. 522); 1 mile N. of Rt. 37 —7; Interchange, adjacent to Ridge Country Store Submitted: 01/22/99 PC Review: 03/03/99 - recommended approval with proffers BOS Review: 04/12/99 MASTER DEVELOPMENT PLANS: Oakdale Crossing II (MDP #01-99 Shawnee 49 single family detached homes on 21.49 ac. (RP) Location: S. side of Senseny Rd. (Rt. 657) adjacent to southern boundary of Oakdale Crossing Submitted: 01/25/99 PC Review: 02/17/99 - recommended approval BOS Review: 03/10/99 - approved Admin. Approved: pending SIIBDIVISIONS: Applications Action Summary Printed March 25, 1999 Viola M. Destefano (SUB #010-99) (NO MDP) Shawnee Subdivision of 1 lot consisting of 1 4.7374 acres (MI) Subd. of one 15,000 sq.ft. lot & one 1 29,789 sq. ft. lot (RP) Location: Intersection of Front Royal Rd. (Rt. 522S) & Bentley Ave. Submitted: 02/10/99 MDP approved by BOS 10/09/91; admin. approved 11/22/91 PC Review: 03/03/99 - recommended approval BOS Review: 03/10/99 Subd. Admin. Approved: 03/11/99 Fort Collier - Lot 32 (SUB #009-99) Stonewall Subdivision of 1 lot consisting of 1 4.7374 acres (MI) Location: Property fronts the northwest comer of the intersection of Brooke Rd. (Rt. 1322) & West Brooke Rd. (Rt. 1320) Submitted: 01/29/99 MDP #00491 MDP approved by BOS 10/09/91; admin. approved 11/22/91 Subd. Admin. Approved: Pending Stonewall Industrial Pk. - Lot 32 (SUB #006-99) Gainesboro Subdivision of 1 lot consisting of 5.4455 ac. (Ml) Location: Corner of Century Ln. (Rt. 862) & Lenoir Dr. (F-732) Submitted: 01/27/99 MDP #006-93 MDP approved by BOS 07/14/93; MDP admin. approved 07/28/93 Subd. Admin. Approved: Pending Canter Estates - Section I (SUB #005-99) Shawnee Subdivision of 24.5524 ac. into 60 lots 1 for single-family det. traditional homes Location: Northwest comer of intersection of White Oak Rd. (Rt. 636) & Macedonia Church Rd. (Old Rt. 642) Submitted: 02/08/99 MDP #00498 (Tasker Rd. Land Bays) MDP approved by BOS 07/08/98; MDP admin. approved 09/04/98 Subd. Admin. Approved: Pending Applications Action Summary Printed March 25, 1999 JASBO, Inc. (SUB #004-99) NO AIDP Back Creek Subd. of 45.6727 ac. into 5 lots with dedicated r -o -w Location: West side of Shady Elm Rd. (Rt. 651), so. of Rt. 37 Submitted: 02/08/99 PC Review 03/03/99 - recommended approval BOS Review 03/10/99 Subd. Admin. Approved: Pending Tybrooke, L.C. (SUB #03-99) NO MDP Gainesboro 2 Lots; Tl. Acreage 4.1277 (B2 & RA) Location: Front Royal Pk (Rt. 522) at Albin; 1 mile N. of Winch. Bp (Rt. 37) Submitted: 01/22/99 PC Review: 03/17/99 BOS Review: 04/12/99 - tentatively scheduled Subd. Admin. Approved: pending RT&T Partnership (SUB #02-99) Opequon I 1 Lot (Lot 16); Tl. Acreage 29.6 (B2) Location: Rt. I IS, no. of Horton Nursery across from Miller Honda Dealer- ship; 1/2 mi. so. of Rt. 37 & Rt. I IS Submitted: 01/22/99 MDP#03-91 Wernstown Bus. Pk) MDP approved by BOS 07/10/91; MDP admin. approved 09/03/91 Subd. Admin. Approved: I Pending Autumn Glen, Sect. I (SUB 015-98) Opequon 21 lots - duplex & multiplex (52 dwellings) on 14.8 ac. (RP) Location: South side of Tasker Rd. (Rt. 642), 0.25 mi. East of Rt. 647 Submitted: 06/30/98 MDP#004-98 (Tasker Rd Land Bays) MDP approved by BOS 07/08/98; MDP Pending Admin. Approval Subd. Admin. Approved: Phase I approved on 11/04/98 for 21 dwellings Applications Action Summary Printed March 25, 1999 Briarwood Estates (SUB #01498) Stonewall F 1 184 s.f. lots on 55.7887 ac. (RP) Location: East side of Greenwood Rd. (Rt. 656) midway between Senseny Rd. (Rt. 657) & Valley Mill Rd. (Rt. 659) Submitted: 06/29/98 MDP #003-98 MDP approved by BOS 05/27/98; MDP admin. approved 06/29/98 Subd. Admin. Approved: Pending Mark & Rachelle Repine (SUB #00498) NO MDP Shawnee Subdivision of 1.3719 ac. into 3 s.f. I lots (RP) Location: Heritage Hills Subd.; along the eastern portion of Idlewood Drive Submitted: 01/26/98 PC Review: 02/18/98 - recommended approval BOS Review: 03/11/98 - approved Admin. Approved: Pending Lenoir City Co. Lot 2; Stonewall Indust. Pk. SUB #007-9 rGainesboro Subdivision of a 2.6584 ac. lot (Ml) Location: McGhee Rd. (Rt. 861); approx. 1,000' from Tyson Dr. intersection Submitted: 07/28/97 MDP #006-93 Approved by BOS 07/14/93; Admin. Approved 07/28/93 Subd. Admin. Approved: Pending Dominion Knolls (SUB #005-97) Stonewall 75 s.f. zero lot line lots on 20.278 ac. (RP) Location: So.west corner of Baker Ln. (Rt. 1200) & Ft. Collier Rd. (Rt. 1322) Submitted: 05/16/97 MDP #001-97 Approved by BOS 04/09/97; Admin. Approved 06/30/97 Subd. Admin. Approved: Section 1 (25 lots) approved 06/02/98; Sections 2 & 3 Pendin Applications Action Summary Printed March 25, 1999 Winchester -Fred Co. IDC SUB Back Creek 2 M1 Lots 0.552 acres & 20.285 acres Location: Southeast side of Development Lane 11 Submitted: 09/08/95 MLP x€003-87: .- pproved by BOS 07./08/87; Ad_*pdn. Approved 06/08!88 Pending Admin. Approval affing signed plats. Abrams Point, Phase I SUB 1 230 SF Cluster & Urban Lots Location: South side of Rt. 659 Submitted: 05/02/90 PC Review: 06/06/90 - recommended approval BOS Review: 06/13/90 - approved Pending Admin. Approval: Awaiting deed of dedication, letter of credit, and signed lat Harry Stim son SUB IFopequon Two B2 Lots Location: Town Run Lane Submitted: 09/23/94 PC Review: 10/19/94 - recommended approval BOS Review: 10/26/94 - approved Pending Admin. Approval: Awaiting signed plat. SITE PLANS: Applications Action Summary Printed March 25, 1999 Penske Truck Service Facility (SP #009-99) Gainesboro Truck Rental Depot; 5 ac. to be 1 developed on a 5.4455 ac. site (Ml) Location: Lenoir Drive, Stonewall Industrial Park Submitted: 03/03/99 Approved: Pending Ralph Gregory/Aylor Rd. Site (SP #008-99) Opequon 3,395 s.f. one-story retail/office bldg; 1 .70 ac. developed on .70 ac. site (B2) Location: Between I-81 & Rt. 647 at the intersection of Rt. 647 & Rt. 641 Submitted: 02/11/99 Approved: Pending Applications Action Summary Printed March 25, 1999 8 Food Lion (expansion) (SP #007-99) f. addition to existing shopping Gainesboro EcenterB2) Location: Sunnyside Plaza Submitted: 02/18/99 Approved: Pending Glaize Components (SP #00099) II Shawnee 704 s.f. bldg. addition (MI); 13.350 ac. I site Location: Arbor Court (Rt. 1000) Submitted: 02/19/99 Approved: Pending L.P. Strosnyder, Inc. (SP #004-99) Back Creek Office, Service Bays, Warehouse; 2 ac. site developed (B3) Location: Prosperity Drive, Kernstown Business Park Submitted: 02/03/99 Approved: Pending Monoflo, Inc. (SP #02-99) Stonewall 78,000 sq. ft. addition; 5 ac. developed; (MI) Location: 882 Baker Lane Submitted: 01/15/99 Approved: pending Insulated Building Systems (SP #03-99) [Gainesboro Change of use and parking lot modifications; 2 ac. developed; (MI) Location: 326 McGhee Drive Submitted: 01/15/99 Approved: pending Applications Action Summary Printed March 25, 1999 America House Assisted Living (SP #073-98) Opequou Assisted living facility/4.6 ac. 1 developed on 73.4749 ac. site (RP) Location: South side of Tasker Rd. (Rt. 642); 1,100 feet east of Aylor Rd.(Rt. 647) Submitted: 12/02/98 Approved: Pending VDO-YAZAKI Corp.Stonewall (SP #07298) 2,160 sf warehouse addition; 0.118 ac. developed on 16.927 ac. site (Ml) Location: 188 Brooke Road Submitted: 12/07/98 Approved: Pending Kraft Foods, Inc. (SP #071-98) Stonewall Parking Lot Expansion; entire one - acre parcel to be developed (Ml) Location: 441 Park Center Drive Submitted: 12/03/98 Approved: 03/10/99 J.R.Is Auto Body (SP #070-98) Stonewall 4,000 s.f. bldg. addition; 2.3986 ac. site (B3) Location: Welltown Pike (Rt. 661) Submitted: 11/23/98 Approved: 03/08/99 Applications Action Summary Printed March 25, 1999 10 Jones & Frank (SP #06498) Stonewall Warehouse & office use; 5.0 ac. developed on a 5.0 ac. site (Ml) Location: 150 Fort Collier Road, Fort Collier Industrial Park Submitted: 10/19/98 Approved: J, Pending God's Glory Land (SP #061-98) 111 Back Creek 1 Church Retreat; 26.45 ac. to be developed of a 85.7 ac. site (RA) Location: Back Creek Road Submitted: 10/01/98 Approved: Pending World Wide Automotive (SP #062-98) Stonewall Industrial/Manufacturing; 12.2 ac. to be developed on a 12.203 ac. site (Ml) Location: Fort Collier Industrial Park; West Brooke Road Submitted: 10/01/98 Approved: 03/15/99 Kim Henry Property - Mini Warehouse (SP #057-98) Stonewall 7,504 s.f. warehouse; 4 ac. developed of a 7.74 ac. site (B3) Location: Intersection of Baker Lane & Fort Collier Road Submitted: 08/26/98 Approved: Pending Applications Action Summary Printed March 25, 1999 11 Moffett Property (SP #050-98) Stonewall Metal warehse. addition (4,800 g.s.f.); 1.392 ac. site; 0.465 disturbed (133) Location: 1154 Martinsburg Pike Submitted: 07/21/98 -Approved: Pending T.P. & Susan Goodman (SP #044-98) Stonewall Hackwood/ Minor Site Plan (RA) Location: 534 Redbud Road Submitted: 06/10/98 Approved: Pending Cives Steel Company (SP #042-98) Stonewall Addition of paper storage bldg.; 1,200 s.f. of 18.07 -ac. site (Ml) Location: 210 Cives Lane (behind Shade Equipment Co.) Submitted: 06/17/98 Approved: 03/12/99 Southeast Container (SP #001-98) Stonewall District Parking Lot; 0.2 ac. Disturbed on a 89.6 ac. Site (Ml) Location: Ft. Collier Industrial Park Submitted: 01/06/98 Approved: Pending Applications Action Summary Printed March 25, 1999 12 Agape Christian Fellowship 11 Church Sanctuary SP #005-97) 1 Shawnee Church Expansion; 2.5 ac. to be developed of a 29.5115 ac. site (RA ILocation: East side of Rt. 642; approx. 2,500' so. of the Rt. 37/1-81 Interch . Submitted: 02/12/97 Approved: Approved: Pending Shenandoah Bldg. Supply SP #056-96 Gainesboro Warehouse on 5 acres (M1) Location: 195 Lenoir Drive (Stonewall Industrial Park) Submitted: 12/16/96 Approved: Pending Stimpson/Rt. 277 Oil & Lube Service SP #030-96 Opequon Oil & Lube Serv., Car Wash, Drive - Thru on 2.97 ac. (B2) Location: 152 Fairfax Pk. (behind Red Apple Country Store) Submitted: 07/03/96 Approved: Pending AMOCO/House of Gifts SP #022-96 Gainesboro Gas Pump Canopy 880 sq. ft. area of a 0.916 acre parcel (RA) Location: 3548 North Frederick Pike Submitted: 05/08/96 Approved: Pending American Legion Post #021 SP #018-96) Stonewall Addition to lodge building on 3.4255 1 acre site (B2) Location: 1730 Benyville Pike Submitted: 04/10/96 11 Approved: P Pending Applications Action Summary Printed March 25, 1999 13 CONDITIONAL USE PERMITS: Location: 1132 Cedar Hill Road, Clearbrook Submitted: 03/11/99 PC Review: 04/07/99 BOS Review: 1104/28/99 - tentatively scheduled Applications Action Summary Printed March 25, 1999 14 David L. Shull, Sr. (CUP #01-99) Back Creek I Public Garage w/ body Repair (RA) Location: 7317 Northwestem Pike (Rt. 50) Submitted: 01/25/99 PC Review: 03/17/99 BOS Review: 04/12199 - tentatively scheduled Applications Action Summary Printed March 25, 1999 15 PC REVIEW DATE: 04/07/99 BOS REVIEW DATE: 04/28/99 REZONING APPLICATION #08-99 DAVID R. MADISON To rezone 6.18 acres of a 19.60 -acre parcel from RA (Rural Areas) to B2 (Business General) LOCATION: This property is located on the north side of Old Charles Town Road (Rt. 761), approximately 700' west of the intersection with Gun Club Road (Rt. 666). The property has road frontage on Old Charles Town Road and Gun Club Road. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 44-A-138 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District Land Use: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RA (Rural Areas) District South: Zoned RA (Rural Areas) District East: Zoned RA (Rural Areas) District West: Zoned RA (Rural Areas) District Use: Residential Use: Residential; Agricultural Use: Residential Use: Residential; Agricultural PROPOSED USE: Self-service Storage Facility REVIEW EVALUATIONS: Virginia Dept. of Transportation: No objection to rezoning ofthis property. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip_ Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, David R. Madison REZ #08-99 Page 2 March 26; 1999 traffic signalization and off-site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshal: Recommend plan approval. County Engineer: See letter from Harvey E. Strawsnyder, Director of Public Works, dated 10/29/98. Health Department: No objections to this rezoning as proposed since no sewage will be generated from the subject site. County Attorney: Needs signatures and amount proffered. Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) depicts the zoning for the 19.60 -acre site as A-2 (Agricultural General) District. This zoning classification was modified to RA (Rural Areas) District on February 14, 1990 during the comprehensive amendment to the County's Zoning Ordinance. 2) Location The 19.60 -acre parcel is located outside of the County's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The parcel is located immediately east of the properties that were studied and incorporated into the Route 11 North Land Use Plan; therefore, no future land use recommendation was made for this acreage. The parcel is located within the boundaries of the Stephenson Rural Community Center. The Comprehensive Policy Plan recommends the inclusion of commercial development within this Rural Community Center; however, a land use plan has not been developed for the Stephenson Rural Community Center to date. 3) Site Suitability The 6.18 acres of the 19.60 -acre parcel does not contain areas of floodplain, woodlands, steep slope, or wetlands. The County Engineer has identified soil characteristics which do not drain well and, therefore, contribute to drainage problems within this area. David R. Madison REZ 908-99 Page 3 March 26, 1999 The Rural Landmarks Survey identifies five properties within the proximity of this parcel; however, none are recognized for potential historic significance. The Stephenson Depot Historic District is located on the south side of Old Charles Town Road (Route 76 1) within close proximity of this parcel; however, the 6.18 acres proposed for rezoning would not significantly impact this historic resource. The 19.60 -acre parcel does not contain public water or public sewer. The Frederick County Sanitation Authority (FCSA) provides public water service to properties within the proximity of this site, as water lines exist on the north side of Stephenson Road (Route 664), on the east side of Gun Club Road (Route 666), and on the north side of Old Charles Town Road (Route 761). The 19.60 -acre parcel, as well as the properties that are currently served by public water, are located outside of the Sewer and Water Service Area (SWSA). Representatives of the FCSA advised staff that these lines were installed in 1980, which predates the adoption of the SWSA. The 19.60 -acre parcel is located approximately %2 mile east of Martinsburg Pike (Route 11 North) on the north side of Old Charles Town Road. The parcel contains approximately 800 feet of road frontage along Old Charles Town Road, and approximately 100 feet of road frontage along Gun Club Road. Access to the 6.18 -acre portion of this parcel that is proposed for rezoning is intended to occur on Gun Club Road. 4) Potential Impacts and Issues a) Transportation The applicant has prepared a traffic impact analysis which provides average daily traffic count information for Martinsburg Pike, Old Charles Town Road, Stephenson Road, and Gun Club Road, as well as projected trip generations from residential and self-service storage facility uses, and increased volumes to the various road segments based on traffic splits. The ITE Trip Generation Manuel, 5`t' Edition, projects a slightly lower traffic generation based on the proffered development square footage; however, the results of each study demonstrate a significant increase in traffic volume on Gun Club Road. Staff believes that the average daily traffic increase on Gun Club Road is slightly higher than the applicant's analysis, as all ingress and egress will occur on this road. Gun Club Road is not included in the County's Secondary Road Improvement Plan for major road improvements or incidental construction improvements. David R. Madison REZ #08-99 Page 4 March 26, 1999 b) Adjoining Properties The predominant land use adjoining the 6.18 acres proposed for rezoning is residential. The development of self-service storage facilities could create a negative impact to the residential properties through increased traffic, security lighting, and hours of operation. The applicant proposes to establish a commercial entrance on Gun Club Road (Route 666) to access this parcel. This commercial entrance would be directly across Gun Club Road from an existing residence; therefore, impacts from traffic, particularly from headlights, could be realized from this development. 5) Proffer Statement The applicant has submitted a proffer statement that has been signed, notarized, and reviewed by the County Attorney's Office. The applicant has proffered to restrict all permitted uses in the B2 (Business General) District except for self-service storage facilities, and to limit the FAR (floor -to -area -ratio) to 60,000 square feet of development. STAFF CONCLUSIONS FOR 04/07/99 PLANNING COMMISSION MEETING: The 19.60 -acre parcel is located within the Stephenson Rural Community Center. The Comprehensive Policy Plan recommends future commercial development in this Rural Community Center; however, a land use plan has not been adopted which depicts the areas that are appropriate for commercial use. The 1987 Background Report for Rural Community Centers suggests that industrial and commercial expansions should occur within the Route 11 strip development area in Stephenson, while residential development should occur at rural densities as in -fill near the already developed road frontage lots along Old Charles Town Road (Route 761), Stephenson Road (Route 664) and Gun Club Road (Route 666). The applicant has proffered out all potential uses permitted in the B2 (General Business) District except for self-service storage facilities; therefore, the perpetual effect of a favorable action would be a specific commercial use on this site which is not water and sewer dependent and has a reasonably low average daily traffic count. The proffered FAR of 60,000 square feet can be compared to the existing Albin Ridge Self -Service Storage facility which is accessible from Indian Hollow Road (Route 679) and visible from North Frederick Pike (Route 522 North). The Albin Ridge Self -Service Storage facility is situated on a five -acre parcel and contains 52,500 square feet of building area. The predominant land use surrounding the 6.18 -acre portion of the 19.60 -acre site is residential. Potential negative impacts to the existing land uses would include increased traffic, particularly on David R. Madison REZ #08-99 Page 5 March 26, 1999 Gun Club Road, headlight glare from vehicles exiting the site, dusk -to -dawn security lighting, hours of operation, and commercial signage height and illumination. The applicant's proffer statement does not address any of these issues, nor does it propose to mitigate any impacts to Gun Club Road. The Planning Commission should determine if the limited commercial use is appropriate for this portion ofthe Stephenson Rural Community Center, and ifthe applicant's proffer statement, coupled with the County's performance standards, sufficiently mitigates the impacts to adjoining properties when forwarding a recommendation to the Board of Supervisors for final disposition of this matter. Note: A map of the Stephenson Rural Community Center and a copy of the self-service storage facility performance standards are included with this staff report. 1 N 00 1 § 165-44 ZONING § 165-44 § 165-44. Self-service storage facilities. [Amended 12-11-19961 Where allowed, self-service storage facilities shall meet the following requirements: A. Self-service storage facility operations shall be permitted as a primary or accessory use in all zoning districts in which they are permitted. B. All parking areas, travel aisles and maneuvering areas associated with the self-service storage facility operations shall be paved with asphalt, concrete or similar material to provide a durable hard surface. C. Buildings are permitted that provide interior and exterior accessible units. Individual units within the self-service storage building shall not exceed 1,000 square feet in area. D. Minimum building spacing shall be 30 feet apart. Loading areas shall be delineated to ensure that adequate travel aisles are maintained between buildings. E. Recreational vehicles and boats shall be permitted to be stored within completely enclosed areas of the self-service storage facility, provided that the storage area is separate from the parking areas and travel aisles and is depicted on the approved site development plan. Areas utilized for this purpose shall be exempt from the surface requirements specified under § 165-44B. F. Self-service storage facilities shall meet the following landscaping or screening requirements: (1) Facilities located in the B-2 Business General District shall be completely screened around the perimeter of the property by a double row of evergreen trees that are staggered and planted a maximum of eight feet off center and .are a minimum of six feet in height when planted. (2) Facilities located in the B-3 Industrial Transition District or the M-1 Light Industrial District shall be required to landscape the yard area within the front yard setback to provide for a double row of evergreen trees that are staggered and planted a maximum of eight feet off center. The side and rear yards shall be planted with a single row of evergreen or deciduous trees that are planted a maximum of 40 feet off center. All trees shall be a minimum of six feet in height at the time of planting. 16567 1-10-97 § 165-44 FREDERICK COUNTY CODE § 165-45 (3) Facilities located on parcels that are within a master planned industrial park or office park shall be required to landscape the perimeter of the facility with a single row of evergreen or deciduous trees that are planted a maximum of 40 feet off center. All trees shall be a minimum of six feet in height at the time of planting. (4) _ The required planting of all trees described under this Subsection F shall occur in an area that is between the adjoining property boundary line and the placement of security fencing. The installation of an opaque wall or fence that is a minimum of six feet in height may substitute for required landscaped areas in all zoning districts. G. Self-service storage facility operations shall be designed to accommodate the storage of residential, commercial and industrial items, excluding hazardous, toxic and explosive materials. No use, sale, repair or activity other than storage shall be permitted to occur in self-service storage facility operations. A copy of the lease agreement which describes the requirements of this subsection shall be approved in conjunction with the site development plan for the self-service storage facility operation. § 165-45. Temporary trailers. A. Temporary trailers shall be allowed as a part of construction projects. However, they shall not be used for residential purposes. In addition, temporary trailers shall be removed before a final certificate of occupancy is issued for the use under construction. All such trailers shall meet applicable requirements of the Frederick County Code. In general, the trailers shall remain only where specifically allowed by this chapter and only if all applicable requirements are met. Permits for such trailers will be for a maximum of one (1) year. Applicants for such permits shall furnish an affidavit to the Zoning Administrator, stating that the use shall be limited as required. B. Temporary mobile homes used for residential purposes shall only be allowed in the RA Rural Areas Zoning District. Such temporary mobile homes may be used on a lot where a single-family home is being constructed only if an affidavit is provided to the Zoning Administrator stating that the mobile home will be rsmoved before a final certificate 16568 1-10-97 October 29, 1998 Mr. Mark D. Smith, P.E. Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Madison Rezoning Comments Frederick County, Virginia Dear Mark: COUNTY of FREDERICK Depaa meaat of P ablic Works 540/665-5643 FAX: 540/673-04532 We have completed our review of the proposed rezoning and offer the following comments: 1. The proposed rezoning is surrounded by residential development currently zoned RA. The topography is relatively flat which is somewhat typical of the Martinsburg Shales. These conditions have contributed to the drainage problems which currently exist in this area of Frederick County. These drainage problems include perched water tables during the winter and early spring and isolated flooding during periods of extreme rainfall. Before we can approve a rezoning and the corresponding proposed development, it will be necessary to improve the existing drainage features in addition to constructing on-site stormwater detention facilities_ Therefore, we recommend that off-site drainage improvements be addressed in the impact analysis. 2. The proposed development will have a significant impact on, not only, Route 666 but also, existing residential development surrounding the site. 3. Water is available along Route 761. However, there are not current plans to extend sewer service into this area. Even though the impact statement indicates there will be no sewage generation on the site, there is a possibility that a sales or rental office will be included with the development. Therefore, a septic site or alternative treatment system will be required. This issue should be addressed in more detail in the proposed rezoning request. 107 North lent Street -1 Winchester, Virginia 22601-5000 Madison Rezoning Page 2 October 29, 1998 Please contact me if you have any questions regarding the above comments. Again, we must emphasize that we will not grant our approval for the proposed rezoning and corresponding development until the existing drainage problems are addressed. Sincerely, Harvey E. �Irawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Frederick County Zoning Administrator file Rezoning #008-99 PIN: 44-A- 1-38 David . • • CCCCCCCo: Produced . . • • Development, 03-22-99 ■+i µilii -�■ era REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 2. Property Owner (if different than above) Name: David R. & Rhonda G. Madison Address: 133 Parkins Lane Winchester, VA 22601 3. Contact person if other than above Telephone: (540) 662-4185 Telephone: (540) 667-1814 Name: Mark D. Smith, P.E., L.S., Telephone: (540) 6624185 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments X Plat X Fees X Deed to property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 5. 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: Rhonda G. Madison 6. A) Current Use of the Property: Undeveloped B) Proposed Use of the Property: Self -Service Storage 7. Adjoining Property: PARCEL ID NUMBER Please see attached. USE ZONING 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): North side of Route 761 approximately 700' west of the intersection with Route 666. 12 Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 44-((A))-138 Districts Magisterial: Stonewall High School: James Wood Fire Service: Clearbrook Middle School: James Wood Rescue Service: Clearbrook Elementary School: Stonewall 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 6.18 RA B2 6.18 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed : Single Family homes: Non -Residential Lots: Number of Units Proposed Townhome: Mobile Home: Square Footage of Proposed Uses Multi -Family: Hotel Rooms: Office: Service Station: Retail: Manufacturing: Restaurant: Warehouse: Other: 60,000 sf 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(sj�`--� Owner(s): 14 Date: Date: Date: e�,3 ' 10' `l y Date: Adjoining Property Owners Rezoning Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. 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 public right-of-way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. Name and Property Identification Number Address Name 357 Old Charles Town Road Stephenson, Virginia 22656 Pro erty ;�,: 44-A-32 Zone: RA Use: 2 Name Dyke, Alcesta R. & Robert C 293 Old Charles Town Stephenson, Virginia Road 22656 Propertv Zone: RA Use: 2 Name 420 Stephenson Road Robinson, Rall2h R. Jr. x Stephenson, Virginia 22656 Proem 1 44-A-129 130A Zone: RA Use: 2 Name Robertson, Wilda M. P.O. Box 11 Stephenson, Virginia 22656 Pro err _ 4 4 - A - 1 3 0 Zone: RA Use: 2 LameDavid 505 Old Charles Town Road & Sherri Stephenson, Virginia 22656 Prooem = 44-A-131 Zone: RA Use: 2 Name497 Old Charles Town Road J n n Louis R. & Nob Stephenson, Virginia 22656 Pro ern," 44-A-132 Zone: RA Use: 2 Name Davis Wayne Marshall 487 Old Charles Town Stephenson, Virginia Road 22656 Pro em 1 44-A-13 Zone: RA Use: 2 Name Clifford E. 477 Old Charles Town Road Edwards Stephenson, Virginia 22656 Pro em = 44-A-134 Zone: RA Use: 2 Name Davis William R. & Helen 465 Old Charles Town Road Stphenson, Virginia 22656 Pro em� - 44-A-135 Zone: RA Use: 2 453 Old Charles Town Road Name Ramsey, Rodger R. & Terri Stephenson, Virginia 22656 Propem = 44-A-136 Zone: RA Use: 2 15 Name and Property Identification Number Address Name 443 Old Charles Town Stephenson, Virginia Zone: RA Use: 2 Road 22656 Pro erty # Name O'Roark Norwood T. & Laura 380 Old Charles Town Stephenson, Virginia Zone: RA Use: 2 Road 22656 Pro erty # 44-A-138A Name McKee Lester W. & Anna B. 102 Fairway Drive Winchester, Virginia Zone: RA Use: 2 22602 Pro erty # 44-A-139 Name Scott David & Louise 400 Old Charles Town Stephenson, Virginia Zone: RA Use: 2 Road 22656 Property # 44-A-140 Name Keiter, Ray G. & Ruth J. 410 Old Charles Town Stephenson, Virginia Zone: RA Use: 2 Road 22656 Pro em # 44-A-141 Name Bragg, Betty Lou 420 Old Charles Town Stephenson, Virginia Zone: RA Use: 2 Road 22656 Prooerr # 44-A-142 Name Law Bobby D. 432 Old Charles Town Stephenson, Virginia Zone: RA Use: 2 Road 22656 Pro em # 44-A-143 Parkinson, Robert A. 442 Old Charles Town Stephenson, Virginia Zone: RA Use: 2 Road 22656 Pro erre # 44—A-144 Name Collett Joel A. & Diane L. 527 Old Charles Town Stephenson, Virginia Zone: RA Use: 2 Road 22656 Prooerry # 44C—1—A Name Stotler Lloyd A. 130 Gun Club Road Stephenson, Virginia Zone: RA Use: 2 22656 Prooertv T 44C-1-2 Name Property Name Property # Name Pro em' Name Propertv W REZONE G REQUEST PROFFER Property Identification Number 44-((A))-138 DAVID R. MADISON, et ux Pursuant to Section 15.2 - 2296 Et Seq., of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia shall approve rezoning application # — for the rezoning of approximately 6.18 acres from the Rural Areas (RA) zoning district to the Business General (B2) zoning district, development of the newly rezoned portion of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with said code and zoning ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successors, heirs, or assigns. The subject property is more particularly described as all of the land conveyed to David R. Madison and Rhonda G. Madison by deed from Mae V. Bailey dated October 22, 1993 of record in the Frederick County Court Clerk's Office in Deed Book 807 at Pages 127-128, and more particularly described by a survey by Thomas A. Shockey attached to said deed. AREA ZONED B-2 - 6.18 ACRES 1. ALLOWED USES Use Self-service storage facilities Business signs Directional signs Building entrance signs 2. PROHIBITED USES All other uses shall be prohibited. 3. TOTAL FLOOR AREA The cumulative floor area of all self-service storage units on the subject property shall be limited to 60,000 sf. Respectful-fy; Submitted: David R. Madis6n ' Commonwealth of Virginia X44 onda �. Mid- ison�Dlavid R. Madison, Her Attorney in Fact Cit �CountofTo Wit: The foregoing instrument was acknowledged before me this � � day of My Commission Expires l Omp&(W OUMUIENED4 �AmD DGS Pb MOD M&PODDO9 M mx MODHORM L FPLH9LDu(:DH FDNU'umv � @9 IMM Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Greenway Engineering February 16, 1999 Madison Impact Statement INTRODUCTION This report has been prepared for the purpose of assessing the impact on Frederick County by the proffered rezoning of 6.18 acres out of a 19.60 acre parcel, tax map no. 44-((A))-138. Said property is located on the north side of Route 761 (Old Charles Town Road), approximately 700 feet west of the intersection with Route 666 (Gun Club Road), and lies within the Stephenson Rural Community Center. The current zoning is "RA", and the proposed zoning is "B-2". This report will refer to said parcel as the "subject property", or the "subject site." The area to be rezoned will be referred to as "Parcel A". SITE SUITABILM Flood Plains The subject site is located on FEMA NFIP MAP # 510063-0110-B. The site is located within a "ZONE C" area. No portion of the site is in a 100 year flood plain. Wetlands The National Wetlands Inventory Map does not show any wetlands on the subject site. Mature Woodlands There are no mature woodlands on Parcel A. Soil Types Information for the soil types on this site has been obtained from the Soil Survey of Frederick County, by the USDS Soil Conservation Service. The subject site is located on map sheet nos. 24 and 25, with the soil type on Parcel A listed as Clearbrook Channery Silt Loam. Prime A ricultural Soils The soil in Parcel A is "moderately well suited" to cultivated crops, and is "well suited" to hay and pasture. Steep Slopes There are no steep slopes on Parcel A. Construction Concerns The soil on Parcel A has a seasonal high water table, being within 6" of the ground surface through the winter months. This can affect soil strength, and there is a potential of frost -action. Another consideration is the depth to bedrock, which averages 27". Depth to bedrock is listed in the Soil Survey as a "limitation for community development", but in our consideration presents no serious obstacle to construction. Greenway Engineering February 16, 1999 Madison Impact Statement SURROUNDING PROPERTIES All properties adjoining the subject property are zoned "RA". Please refer to the enclosed portion of tax map 44 (Appendix 1) for the location of all parcels in relation to the subject site. The following table lists the distances from the subject property to residences and other structures on surrounding properties_ DISTANCES TO NEARBY STRUCTURES Distance to Distance to Residences Property Identification No. Outbuildings ft ft 44-A-32 80 --- 44-A-94 -- 250 44 -A -94A --- --- 44-A-129 245 --- 44-A-130A --- 170 44-A-131 60 --- 44-A-132 150 15 44-A-133 175 --- 44-A-134 150 --- 44-A-13 5 150 --- 44-A-136 150 --- 44-A-137 125 --- 44-A-139 70 --- 44-A-140 70 --- 44-A-141 65 --- 44-A-142 65 --- 44-A-143 65 --- 44-A-144 65 --- 44C-1-A 135 -- 44C-1-2 50 --- Under the proposed zoning, a 50' minimum buffer will be required between adjoining properties zoned "RA", and any structure on Parcel A. Taking this into account, all residences on neighboring lots will be at least 75' from any building on this site. BASIS FOR DETERMINING IMPACT RA A part of the 19.60 acre parcel, 13.42 acres, will remain "RA", and will therefore create no additional impact. Greenway Engineering February 16, 1999 Madison Impact Statement The existing "RA" zoning for the 6.18 acres in Parcel A will allow for a maximum density of 1 dwelling unit. B-2, Self -Service Storage The 6.18 acre area designated for self-service storage has been proffered for that use only with a maximum buildout of 60,000 sf. There will be no office on the premises. TRAFFIC ANALYSIS Trip Generation The following table is based on trip data taken from the ITE Trip Generation Manual, 6th Edition. TRIP GENERATION DATA PEAK HOUR TRIPS ADT Zone Use Density AM PM (vehicles/day) RA S/F detached home 1 unit Entering 1 Exitin Entering 1 Exiting 1 10 1 B-2 Self-service Storage 60,000 sf 8 9 10 9 150 The rezoning and development of Parcel A at the maximum density could therefore generate a traffic increase of 140 trips per day. Trak Impact The existing traffic data was supplied by VDOT Office Services Specialist, Vega Ziemer (Edinburg office). Traffic increases were based on the following estimated traffic splits: Traffic Wht 70% of the increased traffic will travel Route 761 west to Route 11 15% will travel Route 761 eastbound 15% will travel along Route 666 to Route 664 VDOT has classified U. S. Route 11 (Martinsburg Pike) and Route 761 (Old Charles Town Road) east of Route 664 (Stephenson Road) as major collectors The following table lists existing traffic counts and expected increases on the local road network: 3 Greenway Engineering February 16, 1999 Madison Impact Statement TRAFFIC COUNTS EXISTING TRAFFIC TRAFFIC INCREASES Road Date of Study ADT Increase Increase vehicles/da) adt Route 761 Westbound, between Route 1995 2239 98 4 11 and Route 666 West. Route 761 Eastbound, between Route 1995 2459 21 1 664 West and Route 666 East Route 664, between Route 11 and 1993 856 21 2 Route 761 Route 666, between Route 664, and 1993 218 119 55 Route 761 West Route 666, between Route 664, and 1993 359 --- --- Route 761 East Route 11 south to I-81 Stephenson 1996 7300 80 1 exit Route 11 north to I-81 Clearbrook exit 1996 5800 39 1 The traffic increase is significant only on Route 666. However, only 750' separate the intersection of Route 666 with Routes 761 and 664, and only this section of the road will have a significant traffic increase. Also, while the percentage increase is high, the number of additional trips is fairly small. SEWAGE CONVEYANCE AND TREATMENT There will be no sewage generation on Parcel A, and therefore no need for sewage conveyance and treatment. WATER SUPPLY The subject property will be served by public water. Water usage for the self service storage facilities will be confined to outdoor spigots and fire service. 4 Greenway Engineering February 16, 1999 Madison Impact Statement DRAINAGE The following calculations estimate the current and proposed storm water runoff from Parcel A for a ten-year flow: Existin Proposed C=0.3 C=0.75 Iio = 5.9 in/hr lio = 5.9 in/hr A = 6.18 acres A= 6.18 acres Qto = 10.9 cfs Qio = 27.3 cfs Development of the subject site at maximum buildout will therefore result in an increased runoff of 16.4 cfs. The terrain in this locality is quite flat. The subject property will be graded so that it will drain toward Route 666. A detention pond will be constructed on the subject property with the outfall flowing into a drainage ditch along Route 666. The stormwater runoff will then flow through a culvert near the intersection with Routes 666 and 664, and travel southeast along Route 664. Approximately 950' from the intersection of Route 666 and 664, stormwater runoff will run through a culvert to the northeast side of Route 664, and will travel northeast to an unnamed intermittent stream that feeds into Opequon Creek. During the agency review process for this rezoning, Mr. H. E. Strosnyder, Director of Engineering for the Frederick County Department of Engineering, recommended that "off-site drainage improvements be addressed in the impact analysis." In response to Mr. Strosnyder's comment, Greenway Engineering, The Frederick County Department of Engineering, and the Virginia Department of Transportation have come to an agreement regarding off-site drainage improvements. The owner of the subject property will regrade the drainage ditch along both Route 666 and Route 664 along the drainage path. The Virginia Department of Transportation will supply new culverts to place under affected driveways, and the owner of the subject property will pay all installation expenses. The improvements in the drainage path will allow the discharge from the subject property to remain within acceptable limits, and will also help with drainage on nearby properties. SOLID WASTE DISPOSAL Using Fairfax County design requirements, the following calculations were made to estimate the maximum impact of solid waste generated on Parcel A. The waste generation rate for self- service storage should be negligible. However, the rate for warehouses has been used to determine the maximum potential impact. waste generation rate= 3,120 lbs 1000 sf/yr 5 Greenway Engineering February 16, 1999 Madison Impact Statement total solid waste = 60,000 sf x 3,120 lbs 1000 sf/yr = 187,200 lbs/yr compaction = 225 lbs/cy total volume = 187,2001bs/yr 225 lbs/cy = 830 cy/yr Therefore, the solid waste generated by the proffered site will not exceed 830 cubic yards annually. HISTORIC SITES AND STRUCTURES The Bayli ss-Patton-O'Ro ark house, identified as a historic structure by the Rural Landmarks Survey Resort for Frederick County, lies across Route 761 and is approximately 195' from the proposed B-2 zone. Other historic homes nearby include the Golightly-Dyke house, the Pingley- Dyke house, and the Charles Keeler house. None of these homes are listed by said survey as being potentially significant, or potentially eligible for the state and national register of historic places. Also, there are no potential historic districts nearby. COMMUNITY FACILITIES The impact on the utilities and infrastructure near the site has been estimated by the Frederick County Capital Facilities Impact Model. Please refer to Appendix 3. OTHER IMPACTS No additional impacts are forseen by the development of the subject property at the proffered density. w4 �6 wee Cii �� 89 G `�, 2 p s. 7�ryti Spring 95 Meadows 2 pts, 0 89A M.H.P. o� 8M 606 BM602 ® a M.H.P.• 2 pts. �.. er �� '� 95 2 Pts. Di Do 8,� o ¢ 90A 121- 94 ti SWam ler's 1 s �' f O ?� 313-446 M.H.P. P East 26ti ' 9 51 94A 41 0 138 T 8 Rt• 38i,�v , 1 37 h 3b12 5-177 n-5-3'58 'fes � 0 39`�ti Old Charleso • own °{ v � n .�► � � I h` �, b ti ey fR I OP Z138B ' •�,w� 8 o Q 13.A C) s• / 40 moo° 2 pts, lbs 637 oc q%- JO rf -1 1 / t nO M. §41PPLttt - \ r.rFIPT. SE43.1 sheet i of 2 1108E#t C. byl(t D. g. 8$ iS - p 290 N 46" 47'41" E — 1348.12' �- N 87° 14' 4s" W — 23713' N �s� �" w - �07�1' 19.603 Ac. 6i N ts° 46' 20"W - 101.49 22� • m f, d W m m 4 ` � s bob 0 'd" r� 5 Ot 1� �� a�� 0 d 2 6, g 2 0 e o$ o° �'tg 00 o�pAOA b • O E ,Q r 0. s 'ago - P. X7+5 p L P. AWN b.9. 768 -P A3� *0 �' GAS LINk b b %92C s' ON cu540 I.P . , Pt 666 IL i s ,L-- - - - - 1271 Boundary Survey t4Nb SuRvriQ* Appendix 2 N. J. bYRt WOE Big oUi ,MODULE ReverKw- Not Capital Net Cost Per (Unadjusted) Cast Balance APPLICANT_ madiscn LAND USE TYPE Rezoning Costs Of Net Fiscal Irnpar t (mp@c Cndit $0 $0.463 ERR REAL EST VAL $4,066,963 FIRE & RESCUE Required {erater�ad ei Creel- ur Cur. Budget C. Budget Cap. -L'be oke —` --- Future CIPi 1 CaAI% :aaltM col sum Only) Op—w CW EqM EgDgndtDebLS Tates• cher Fire and Rescue Department $30,463 $477 $0 ERR 0 Eiernentary Schools $0 ERR •%8 $0 Middle Schools $0 $3.335 $0 $Q $351,519 High Schools $0 E 0 Parks and Recreation $0 Pubic library $a $0 st,er;<rs of $0 $477 so so Adminis4atan Builddng $0 -$0 Otw Misioelianeous FactTttias $0 $1,236 $1,622 $0 SUBTOTAL LESS: NET FISCAL IMPACT $30,463 $357,519 $1,713 $1,ts22 S0 NET CAP. FACILITIES IMPACT Total Patendai Adjusvw" For Tax Credits ReverKw- Not Capital Net Cost Per (Unadjusted) Cast Balance malities Irraoact Qw Cog Unit $0 $0.463 ERR $0 $0 ERR $0 $0 ERR $0 $0 $0 ERR X77 $477 $0 ERR 0 $0 50 ERR •%8 $0 ERR $3•335 $3.335 $27,125 ERR $351,519 53.57,519 357 5i9 E 0 RR INDFX '1.(r tf Cap. Equip Inck ded: 1.4 INDEX '10 if Reny -Cost Bal, '0.0' if Ratio to Co Avg: 0.0 Rev -Cost 8a1= 1.000 PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg = 1,483 IDOLOGY t . Captai lace t es, requirtvnerrtS are i4m to the first O AZM as caicuww in fire model. � - 2. Net Fiawl Impact NPV from operatorrs calculations is %jPLd in row ttottl of second odumdn izero if negative): inckxied are the ane~tirne ianestlees for one, yew only at fui value. 3. NPV of future oper cap egW taaaes paid in third colurnn as calci a in ft ml impacts. 4. NPV of *Awe capital expenditure ta>os, paid in fourth oaf as calc fated in faecal m�paacts- 5. NPV of suture taxes paid to bring ounent county up to standard for new fwAitim. as micucaied for each new hacility. 6. Columns three through five are added as potential credds agaiwt the cWcubW mpdw fadlilim requirements. These arts adjusted for percent of costs covered by the nevemvs from the project {schist, or ars ratio to avg. for all rasidential dw Aopnerrt). NOTE: Pnaffer Calculations do not include inehxie iMarest bemuse they are cash P2Ymw is up f nt Cracks do include hrieaust If 00 Pref aro debt financed. NOTES: A I m 1, Run Date03KMM EAW P.I.N. 44,A-138 Rezoning: Ass rnes 60.000 sq.ft v arehotm on 6.18 acres zoned 82. Due to changing GMKOons aSsOaiAW with drmigm errt in the County, ft78 results of this Output MOdule may not be valid beyond a period of 90 days from the MOW run dab N 46'4l'41" EE 134612' — -- — — — —-- ARE TOTAL AREA 19.60 �'- PARCEL A 6.18 REMAINDER 13.42 DAVID s RHONDA MADISON DB 801/121 TAX NO.: 44-((A))-138 N 85'33'50" W 201.51' N 16'48'20" W 101.49' \ ti N 15'16'15" W- 100.13' N 18'08'00" 5: N 49'55'12" E 56935' N 40'04'48" W� ZONING DISTRICT LINE RA 66.19' ----•� 1 00000 E �0 0 0 Ei� 0 a Ed �--„�- �tormwater iO floe bn Pond 1' S 49'01'34" W 10136' PARCEL A 6.18 ACRES Concept Drawing Appendix 4 q q DATE: 10/13/98 SCALE: NTS DESIGNED BY: RCS JOB NO. 2236 SHEET 01 OF 01 PC REVIEW: 04/07/99 BOS REVIEW: 04/28/99 CONDITIONAL USE PERMIT #02-99 SBA, INCORPORATED (Dr. Raymond L. Fish Property) LOCATION: This property is located adjacent to Interstate 81, to the rear of the remainder of Dr. Fish's property which fronts on Hopewell Road (Rt. 672) and Interstate 81. This is in the southeastern quadrant of the exit 321 interchange of Interstate 81. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 3 3 -A-164 PROPERTY ZONING & PRESENT USE: Zoned B3 (Industrial Transition); Land Use: Vacant ADJOINING PROPERTY ZONING & USE: Zoned B2 (Business General), B3 (Industrial Transition), and RA (Rural Areas); Land Use: Commercial, Agricultural and Vacant PROPOSED USE: Erect a 180' self-supporting monopole telecommunication facility REVIEW EVALUATIONS: Virginia Dent. of Transportation: No objection to conditional use permit for this property. Existing entrance is adequate for proposed use; however, should use ever expand in the future, the entrance may have to be upgraded to VDOT minimum commercial standards. Inspections Department: Structure shall comply with the Virginia Uniform Statewide Building Code and section 312, Use Group U (Utility) of the BOCA National Building Code/1996. All plans submitted for permit shall include the seal for a Virginia License A/E. Please note Chapter 17 of BOCA for special inspection requirements. Fire Marshal: Emergency vehicle access must be maintained. Plan approval recommended. Health Department: No objections; however, structures shall not be placed (constructed) on permitted private wells or drainfields or interfere in the construction of private wells and drainfields. SBA, Inc. (Dr. Fish Property) CUP #02-99 Page 2 March 29, 1999 Sanitation Authority: Currently, we do not serve this area. In October 1997, I reviewed plans that would put a water line in this area. Dr. Raymond Fish submitted them through Greenway Engineering, Inc. The drawings were returned for corrections and have not been resubmitted. From your parcel map, I cannot determine if this line would conflict with the tower site. I do not know if Dr. Fish proposes to continue with the extension of water service to this area. Winchester Regional Airport: See attached letter from Serena R. Manuel, Executive Director, dated 2/23/99. City of Winchester: No comments. Planning and Zoning: Background The applicant proposes to build a 180' monopole Commercial Telecommunication Facility that is designed to accommodate three to five telecommunications carriers depending upon the antenna configuration required by each carrier. The proposed facility will be located on a 4.93 -parcel that is part of the Dr. Raymond Fish Master Development Plan (#005-95). This master developed property is located adjacent to Interstate 81, Hopewell Road, and a Conrail Railroad right-of-way. Zoning Ordinance Requirements Commercial Telecommunication Facilities are permitted in the B3 (Industrial Transition) Zoning District with an approved Conditional Use Permit. Frederick County's Zoning Ordinance specifies that a CUP for a Commercial Telecommunication may be permitted provided that residential properties, land use patterns, scenic areas and properties of significant historic value are not negatively impacted. Furthermore, additional performance standards shall apply to the CUP review in order to promote orderly economic development and mitigate the negative impacts to adjoining properties. Zoning Ordinance Conformance The applicant is a developer of telecommunication infrastructure whose goal is to provide a structure on which the licensed telecommunications providers can locate. With this in mind, the applicant does not want to locate on existing structures. Their objective is to provide a telecommunications facility in an area where there is a demonstrated need for such a facility. It is staff s belief that an inventory of existing telecommunication facilities in the area, the identification of all licensee holders and service providers in the area, and the potential for collocation opportunities on existing structures is information critical when determining the need for additional Commercial Telecommunication Facilities. This information is required by the Zoning Ordinance. The analysis of coverage need and the maps within the application SBA, Inc. (Dr. Fish Property) CUP #02-99 Page 3 March 29, 1999 are insufficient to determine the adequacy of the search area, and the existing coverage and capacity of the licensee holders in the vicinity of the proposed facility. With the exception of the above, and the required setback distances discussed in the following section, the proposed Commercial Telecommunication facility is in conformance with the requirements of the zoning ordinance. Request for setback waiver The Zoning Ordinance requires that towers of 180' in height (as is proposed) be placed a minimum of 195' from the Interstate 81 right-of-way and 160' from the side and rear property lines. Recognizing the setback requirements, and the location of the proposed future road identified in the above mentioned MDP, it would be practically impossible to locate the proposed Commercial Telecommunication Facility on this property in conformance with the setback requirements. The applicant is requesting a waiver of -the setbacks pursuant to Section 165.48.6.(B) l of the Zoning Ordinance as they are proposing to locate the Commercial Telecommunication Facility approximately 40' from both the Interstate 81 right-of-way and the existing northern side yard. The Planning Commission may reduce the required setback distance for Commercial Telecommunication Facilities if it can be demonstrated that the location is of equal or lesser impact. In this case, staff believes that the visual impact, in particular to the approximately 34,000 (1994 traffic count) vehicles driving along this section of the interstate on a daily basis, would be greatly increased by waiving the setback requirements. Further, the property does not contain physical characteristics that are exceptional, unique, and extraordinary in comparison with other properties in the vicinity. Conformance with the requirements of Section 704 of the Telecommunications Act of 1996 The applicant is not a personal wireless service provider and has not demonstrated that this is a personal wireless service providers facility. Therefore, the requirements of the telecommunications act would not be applicable. However, it may be appropriate to evaluate this application in the manner a personal wireless service providers application would be evaluated. The applicant' objective is the same as a personal wireless service provider's and the economic viability of the construction of the tower is dependant upon addressing the needs ofthe personal wireless service industry. The infrastructure developed by this applicant, and other infrastructure developers, may be ofbenefit to the County and the personal wireless service providers should it be clearly demonstrated that there is a need for the infrastructure due to a lack of coverage and capacity in an area of the County. This application has not clearly demonstrated the need for the infrastructure within the area of the County identified. SBA, Inc. (Dr. Fish Property) CUP #02-99 Page 4 March 29, 1999 ] STAFF RECOMMENDATION FOR THE 4/07/99 PLANNING COMMISSION MEETING: Staff believes that this application for a Commercial Telecommunication Facility has not adequately addressed the requirements of the Zoning Ordinance in that a need for this facility, based upon a lack of coverage and capacity in this part ofthe County, has not been demonstrated. In addition, the visual impacts of the proposed facility will be increased due to the requested proximity to the Interstate 81 right-of-way and the many individuals who travel along the Interstate. Should the Planning Commission choose to recommend approval of this application, the following conditions of approval would be appropriate: All Zoning Ordinance requirements and review agency comments shall be addressed and complied with at all times. 2. The tower shall be available for locating personal wireless service providers, at reasonable rates. A minor site plan is approved by the County. 4. The tower shall be removed by the applicant or landowner within twelve (12) months of the abandonment of operation. The tower shall not be constructed until the applicant has demonstrated that a personal wireless service provider will be located on the facility. 4- Submittal Deadline P/C Meeting BOS Meeting APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Applicant (The applicant if the owner x other) NAME: SBA, Inc., c/o Michael Horwatt & Associates, P.C., Counsel for Applicant ADDRESS: 8280 Greensboro Drive, Suite 601, McLean, Virginia 22102 TELEPHONE (703) 749-6062 Michelle A. Rosati, Esq. 2. Please list all owners, occupants, or parties in interest of the property: Raymond L. Fish and Iris Joy Fish -- property owners SBA, Inc. -- applicant/lessee 3. The property is located at: (please give exact directions and include the route number of your road or street) North on I-81 to Exit 321, Route 672 (Hopewell Road) East to first right at Kingdom Farm sign. Follow road to end past AA Mobile Market to site. 4. The property has a road frontage of 170.73 feet and a depth of 770.52 feet and consists of 4.93 acres. (Please be exact) 5. The property is owned by Raymond L. Fish and Iris ,joy Fish as evidenced by deed from E. Lynn Beig tol, Jr. and Greta C. recorded (previous owner) ei.g tol in deed book no. 841 on page 606 , as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 6. 14 -Digit Property Identification No. 33 A 164 Magisterial District Stonewall Current Zoning 7. Adjoining Property: USE ZONING North commercial B2/B.3 East rural unimprove -- RA South rural unimproved B West rural unimproved B 8. The type of use proposed is (consult with the Planning Dept. before completing) 9. It is proposed that the following buildings will be constructed: incidental equipment structures/cabinets not to exceed a 70' by 70' compound, all as shown on the Conditional Use Permit plat filed as part of this application. 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These people will be notified by mail of this application: NAME Cline's Egg Farm L.P. ADDRESS 920 Hopewell Road, Clearbrook, � PROPERTY ID133 A 164 A 174 Warm Springs Road NAME Raymond L. and Iris Joy Fish ADDRESS Clearbrook, VA 22603--2716 PROPERTY ID# 33 A 165 NAME Jack K. Wampler, Sr PROPERTY ID# 33 A 164 D NAME Raymond L. and Iris Joy Fish PROPERTY ID# 33 A 164 C NAME PROPERTY IDI NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# 2648 Martinsburg Pike ADDRESS Stephenson, VA 22656 174 Warm Springs Road ADDRESS Clearbrook, VA 22603-2716 ADDRESS ADDRESS ADDRESS ADDRESS 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. Please refer to the Conditional Use Permit plat filed as part of this application. 12. Additional comments, if any: Please refer to the Statement of Justification and Support filed as part of this application. 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 ti,/Ysq., its Counsel d L. Fish aild Iris Yov -Pi Owners' Mailing Address 174 Warm Springs Road, Clearbrook, VA 22603-2716 Owners' Telephone No. (540) 667-1454 TO BE COMPLETED BY ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: OWNER'S AFFIDAVIT We, Raymond L. Fish and Iris Joy Fish, title owners of the real property located at the South Side of Hopewell Road, Clearbrook, Virginia, also known as, for identification purposes only, Tax Map 33 A 164, hereby consent to the filing of a Conditional Use Permit by SBA, Inc., to allow a commercial telecommunications facility on our property. We also hereby acknowledge that, if such Conditional Use Permit is approved, we may be held responsible for the removal of such commercial telecommunications structure pursuant to § 165-46.6(B.7) of the Frederick County Zoning Ordinance, a copy of which has been sus by the appy ant BA, Inc. Raym d L. Fish Iris Joy Fish MICHAEL HORWATT & ASSOCIATES R C. 8280 GREENSBORO DRIVE. SUITE 601 MICHAEL S. HORWATT MCLEAN, VIRGINIA 22102 MICHELLE A. ROSATI 703 749-6060 ADMITTED IN VIRGINIA AND THE DISTRICT OF COLUMBIA ADMITTED IN VIRGINIA FACSIMILE: 703 749-6063 DIRECT DIAL 703 7496062 DIRECT DIAL 703 749-6061 E-MAIL. MARQHORWATTASSOC COM E-MAIL. MSH®HORWATTASSOC-COM January 28, 1999 Frederick County, Virginia Department of Planning and Development 107 North Kent Street Winchester, Virginia 22601 ATTN: Michael T. Ruddy RE: Conditional Use Permit for a Commercial Telecommunications Facility SBA, Inc., Applicant South Side of Hopewell Road, Clearbrook, Virginia Dear Mr. Ruddy: The following is submitted as justification and support for the above referenced Conditional Use Permit application. I. The Property The subject property, located along Interstate 81 south of Hopewell Road (Route 672) in Clearbrook, Virginia, is owned by Raymond L. and Iris Joy Fish. This 4.93 -acre parcel is identified as 33 A 164 on the Frederick County Tax Map and is zoned 132 and 133, although the portion of the property which is the subject of this application appears to be zoned 133 Industrial Transition District. Although the subject property consists of nearly five acres of land, the area of disturbance which will result from construction of the proposed use is 0.37 acres, of which a 70 ` x 70' tower and equipment compound will be leased and occupied by the applicant. The subject property is vacant and the context of the surrounding property, while mainly farmland, includes retail signage and limited commercial development typical to lands adjacent to an interstate highway. The residential development in the immediate area appears to be minimal. II. Proposed Use The applicant, SBA, Inc. (SBA or Applicant), proposes to construct a commercial telecommunications facility consisting of a one hundred and eighty foot (180') self-supporting monopole, a concrete tower foundation and ancillary equipment structures and cabinets which will be placed within a seventy foot (70') square compound as shown on the Conditional Use Permit Plat. The tower and ancillary equipment will be enclosed by an eight foot security fence with a locking gate as shown on Sheet C5 of the Conditional Use Permit plat. This facility is designed to accommodate between three and five telecommunications carriers depending upon the antenna configuration required by each carrier. Each carrier will install its antennas at different heights on the proposed tower. This multi -carrier tower will further the county's goals for co -location of telecommunications facilities. ADVOCACY ON LINE WWW HORWATTASSOC-COM VASS 4182 Clearbrook The applicant is a national telecommunications infrastructure developer. The applicant's objective is to secure approval for this structure in order to fill a demonstrated need in the telecommunications industry for coverage in the immediate and surrounding area of the site. The applicant's primary goal is to facilitate co -location to the maximum extent of feasible capacity. This goal is motivated by two factors: first, the economic viability of the construction of the tower depends upon leasing the tower space to several telecommunications carriers, and, second, SBA recognizes the community interest in promoting co - location as a means of minimizing the visual impact of towers. In connection with this application, SBA has done an exhaustive study of the need for telecommunications coverage in Frederick County. An Analysis of Coverage Need, including a map keyed to the sites discussed, has been filed as a part of this application. This site is strategically superior and presents an opportunity to fill the needs of a number of the locally active carriers with minimal impact to the surrounding community. The proposed facility will fill a critical need for telecommunications carriers to provide coverage to a significant segment of Interstate 81. Telecommunications carriers must locate antenna sites according to a network design within relatively limited geographic parameters in order to provide uninterrupted coverage. Within the immediate area surrounding the property, there are no existing structures that would provide the needed coverage for the carriers. When carriers cannot locate sites within these geographic parameters, network users will pass through a "dead zone", where the lost signal results in interrupted or "dropped" calls. Such "dead zones" cause serious safety concerns, in the case of dropped emergency calls, as well as compromising the quality of service to the carriers' customers. There is evidence that network users frequently pull over while driving on major roadways to complete their calls before reaching some of these apparently well-known "dead zones." This creates another serious safety problem for the network users and other drivers. III. Compliance with the Zoning Ordinance Commercial telecommunications facilities are permitted by conditional use permit in the B3 Industrial District pursuant to Sections 165-48.6 and 165-82C of the Zoning Ordinance. The proposed facility meets the Standards for Commercial Telecommunications Facilities enumerated in Section 165- 48.6 of the Zoning Ordinance as well as the General Standards for Conditional Use Permit uses enumerated in Section 165-15 of the Zoning Ordinance. Section 165-48.6B(1). The Planning Commission may reduce the required setback distance for commercial telecommunication facilities as required by §165-24B(6) of this chapter if it can be demonstrated that the location is of equal or lesser impact. Commercial telecommunications facilities affixed to existing structures shall be exempt from setback requirements, provided that they are located no closer to the adjoining property line than the existing structure. The applicant is requesting a reduction of the required setback distance required by Section 165- 2413(6) as shown on Sheet C2 of the Conditional Use Permit plat. The proposed placement of the monopole and compound was selected for several reasons. First, the applicant submits that the subject property has the following unique characteristics that justify this request: The subject property is marked by exceptional topographic conditions; specifically, the existence of a small clearing surrounded by significant mature tree cover in the north corner of the property, as well as the existence of a creek transversing the subject property just south of the proposed location; 2. The subject property is marked by an extraordinary condition of the use or development of the property immediately adjacent to it; specifically, the property's immediate proximity to Route 81; and VASS 4182 Clearbrook 3. The subject property is marked by an extraordinary situation or condition; specifically, the existence of substantial stands of mature trees surrounding the clearing on three sides, and also covering a significant part of the property. In selecting the placement for the tower, the applicant chose the clearing in the northern corner of the property in order to preserve the existing mature trees on the site, and to use those mature trees as a natural buffer for the proposed tower. In addition, the selected location is north of a creek which transverses the property. This placement will obviate the necessity to design and construct a means of crossing this creek, and will allow the creek to exist undisturbed. This placement is sensitive to the unique characteristics listed above and helps to achieve the goal of minimizing visual impact. The applicant's selection of the tower placement takes advantage the site's proximity to 1-81 by enhancing the telecommunications coverage that the tower will offer carriers while minimizing the height of the tower. This placement helps to achieve the Ordinance objective of using the shortest structure that will fill the need for the carriers on the tower. In addition to these factors, it should be noted that the applicant has been able to propose a shorter than standard monopole (180 feet as opposed to 200 feet or more) in light of the selected siting's proximity to I-81. Also, the applicant has proposed a smaller than standard compound (70' x 70' rather than 100' x 100') in order to take advantage of this small clearing and to avoid disturbing the creek and existing trees. The applicant submits that this placement will actually result in lesser visual impact than any other placement on the subject property for these reasons. Section 165-48.6B(2). Monopole -type construction shall be required for new commercial telecommunication towers. The Planning Commission may allow lattice -type construction for new telecommunication towers that are located outside the Urban Development Area and are not adjacent to properties that are identified historic sites. While the applicant generally prefers to construct lattice -type towers, which can accommodate a greater number of co -locating carriers, the applicant proposes to construct a 180' monopole on this site in light of the County's policy. The proposed placement of the monopole facilitates the use of a shorter structure to achieve the necessary coverage. In turn, the applicant is able to construct a monopole rather than a lattice -type structure, as the more structurally robust lattice tower is typically used for structures over two hundred feet. Section 165-48.6B(3). Advertising shall be prohibited on commercial telecommunication facilities except for signage providing ownership identification and emergency information. No more than two signs shall be permitted. Such signs shall be limited to 1.5 square feet in area and shall be posted no higher than 10 feet above grade. The applicant will place ownership identification and emergency signage on the fence or within the compound. This signage will comply with the 10 -foot height and 1.5 -foot area limits as required by the Ordinance. VASS 4182 Clearbrook Section 165-48.6B(4). When lighting is required on commercial telecommunication facility towers, dual lighting shall be utilized which provides daytime white strobe lighting and nighttime red pulsating lighting unless otherwise mandated by the Federal Aviation Administration or the Federal Communications Commission. Strobe lighting shall be shielded from ground view to mitigate illumination to neighboring properties. Equipment buildings and other accessory structures operated in conjunction with commercial telecommunication facility towers shall utilize infrared lighting and motion -detector lighting to prevent continuous illumination. The applicant will not light the top of the monopole unless the Federal Aviation Administration requires it. Any lighting of the monopole or of the site will comply with the Zoning Ordinance requirements. Section 165-48.6B(5). Commercial telecommunication facilities shall be constructed with materials of a galvanized finish or painted a noncontrasting blue or gray unless otherwise mandated by the Federal Aviation Administration or the Federal Communication Commission. The tower will be constructed with a galvanized steel finish. The applicant has found that this is the best surface for visual impact purposes because (1) it requires no maintenance, and (2) the galvanized steel finish seems to blend in best with the sky in a variety of conditions from a distance. Section 165-48.6B(6). Commercial telecommunication facilities shall be adequately enclosed to prevent access by persons other than employees of the service provider. Appropriate landscaping and opaque screening shall be provided to ensure that equipment buildings and other accessory structures are not visible from adjoining properties, roads or other rights-of-way. The applicant is fully committed to designing and maintaining a safe site. To this end, the applicant has designed a tower compound with an eight foot security fence with a twelve foot wide double swing gate, as shown on Sheet C5 of the Conditional Use Permit plat. Access to the interior of the compound will be strictly limited to employees of the applicant and of the service providers which lease space on the proposed tower. The equipment compound will be landscaped as shown on Sheet L I of the Conditional.Use Permit plat. Thirty-three Virginia pines will be planted around the periphery of the compound fence in a six-foot wide landscaped buffer. The trees will be five feet tall at planting, and the applicant anticipates that the trees will grow to obscure the equipment compound from view completely with the passage of time. Section 165-48.6B(7). Any antenna or tower that is not operated for a continuous period of twelve (12) months shall be considered abandoned, and the owner of such tower shall remove same within ninety (90) days of receipt of notice from the Frederick County Department of Planning and Development. Removal includes the removal of the tower, all tower and fence footers, underground cables and support buildings. If there are two (2) or more users of a single tower, then this provision shall not become effective until all users cease using the tower. If the tower is not removed within the 90- day period and a lien may be placed to recover expenses. The applicant recognizes that reclamation of abandoned or obsolete towers is becoming a critical issue to communities who fear a proliferation of unnecessary towers. Likewise, the applicant, as a tower builder, has no interest in maintaining a tower that does not support active telecommunications antennas. An abandoned tower does not generate revenue, costs the applicant money to lease and provides only potential liability to the property owner and the applicant. The applicant will agree to a Conditional Use Permit condition requiring the removal of the tower as required by the Ordinance. VASS 4182 Clearbrook The owners of the subject property, Mr. and Mrs. Fish, have executed an affidavit in which they acknowledge the Frederick County reclamation requirement for the tower which the applicant proposes to construct on his property. This affidavit has been filed as a part of this Conditional Use Permit application. Section 165-15A. The conditional use shall not tend to change the character and established pattern of development of the area of the proposed use. The applicant submits that the approval and construction of the proposed use will not change the character and established pattern of development of the area of the proposed use. The proposed tower, ancillary equipment compound and access road will disturb only 0.37 acres of a 4.93 -acre site. This relatively minimal disturbance will not alter or prohibit any permitted use of even the subject property. Moreover, this use will not change the established pattern of development of this area as large rural tracts with minimal commercial or residential density, with typical commercial elements adjacent to Interstate 81, The property is zoned B3, which provides for heavy commercial activities. The proposed use is not inconsistent with uses permitted under this designation. Section 165-15B. The conditional use shall be in harmony with and shall not adversely affect the use and enjoyment of surrounding properties. The approval and construction of the proposed use will be in harmony with and will not adversely affect the use and enjoyment of the properties surrounding the subject site. The visibility of the proposed tower from neighboring properties to the east and southeast of the site will be minimized by the placement of the tower as near to I-81 as possible. The context of the surrounding property, while predominantly rural, is consistent with the presence of a major interstate highways. A number of utility structures are visible against the skyline, and the proposed tower will not intrude upon a pristine or protected scenic vista. The siting of the proposed tower was selected in order to minimize any potentially adverse visual impact upon neighboring properties. In addition, the applicant has chosen to propose a 180' monopole rather than a taller lattice -type tower in order to further mitigate any potential visual impact on the surrounding property. The proposed use, except for the fact that it may be visible from 1-81 and at a limited number of discrete vantagepoints in the area, will have minimal effect upon the surrounding properties. Section 165-15C. The conditional use shall be in accord with the policies expressed in the Comprehensive Plan of the county and with the intent of this chapter. Section 165-15D. The conditional use shall not adversely affect the natural character and environment of the county. These sections are closely related as they both address the impact of the proposed use on the existing character of the surrounding area. Section 165-48.6 of the Zoning Ordinance sets out the Comprehensive Plan policies and intent of the Zoning Ordinance as follows: "The siting of commercial telecommunication facilities is permitted within the zoning districts specified in this chapter, provided that residential properties, land use patterns scenic areas and properties of significant historical value are not negatively impacted." Section 165-82C states that the intent of the B3 Industrial Transition District is to "provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas. In some cases, such areas may be transitional, located between business and industrial areas. In these areas, there will be a mixture of automotive and VASS 4182 Clearbrook truck traffic. Some of the uses in this district will require large areas of land and may have outdoor storage and display. It is intended that the uses in this district shall not be sources of noise, dust, smoke or other nuisances. Such industrial transition areas shall be provided with safe and sufficient access." Section 165-82 lists "Communication facilities and offices, including telephone, telegraph, radio, television and other communications" as an allowed use in the B3 Industrial Transition District. Section 165-48.6 states that the intent of that section is to "ensure that the siting of commercial telecommunications facilities occurs through the conditional use permit public hearing process.." Therefore, the placement of the proposed use in the B3 Industrial Transition District is appropriate and consistent with the nature of the B3 district. The applicant submits that the proposed use is in accord with these statements of policy and intent. The prevailing land use patterns of the surrounding area will not be significantly altered. The proposed use will result in the disturbance of approximately one third of an acre of a nearly five -acre parcel, and will not alter or prohibit the development of any permitted use of even the subject parcel. The development of the surrounding area with large tracts of rural land characterized by minimal residential development and limited commercial development along Interstate 81 will not change. The proposed use will not result in the reduction of existing tree cover, being sited in an open clearing on the subject parcel, and will, in addition, be screened by the planting of thirty-three Virginia pines. While the proposed tower may be visible from I-81, and possibly from a limited number of discrete vantage points in the surrounding area, the proposed use will not impact the residential properties in the surrounding area. This development, as opposed to commercial or denser residential development, will not add traffic or cause other strain on the existing infrastructure of the area. It will not create noise, dust, fumes or other nuisance impact on the neighboring properties. The context of the immediate surrounding area is most markedly characterized by its proximity to a major interstate highway. The area closest to these highways has already been removed from a purely rural appearance by the roads themselves, and the applicant has sited the proposed tower near the highways to minimize the visual change to the landscape and minimize the required height of the tower. In addition, the existence of a number of other utility or transmission structures in the vicinity has given the scenic vista a more modern aspect that has become a part of the existing landscape. Section 165-15E. The conditional use permit shall be approved only if adequate facilities, roads, safe access and drainage are provided. The applicant will provide adequate utility service to the proposed site as shown on Sheets E 1 and E2 of the Conditional Use Permit plat. The proposed telecommunications structure will require electricity and a telephone land line connection, but will not require water, natural gas or any other utilities. The proposed use is an unmanned telecommunications structure with ancillary equipment cabinets or structures. While the site will be visited by maintenance personnel for periodic and emergency maintenance, it is not anticipated that this maintenance will generate any significant vehicular or pedestrian traffic. Therefore, the proposed use will not require dedicated, delineated parking spaces. The access road is designed with a turnaround as shown on the Conditional Use Permit plat, and this turnaround and access road will provide adequate space for short term loading and parking as required during periodic and emergency maintenance. No wastewater, septic or sanitary facilities will be added to the subject property in conjunction with the proposed use. The applicant has performed runoff calculations that are shown on the Conditional Use Permit plat. The anticipated increase in runoff for each storm frequency (2 year, 5 year, 10 year, 25 year, 50 year and 100 year) is less than 0.664 cubic feet per second. This level of increase will create no VASS 4182 Clearbrook adverse downstream impacts, so no new permanent stormwater management facilities will be added to the subject property. During construction, the applicant will employ erosion and sediment control measures, including a silt fence, as shown on sheet C6 of the Conditional Use Permit plat. Section 165-14F The conditional use shall conform with all applicable regulations of the district in which it is located. The proposed use meets the required front, side and rear yard setbacks as established in Section 165-83 of the Zoning Ordinance. The applicant is, however, requesting a waiver of the setbacks required by Section 165-24B(6) of the Zoning Ordinance pursuant to Section 165-48.6, which allows for such waiver "if it can be demonstrated that the location is of equal or lesser impact". The height of the proposed tower exceeds the thirty-five foot maximum height as required by the B3 district, as is the case with all such telecommunication facilities. The subject parcel, nearly five acres, is vacant; in light of the relatively limited area of disturbance, the minimum landscaped area will be amply provided. IV. Conclusion The applicant submits that the proposed use is consistent with the goals and intent of the Frederick County Zoning Ordinance and Comprehensive Plan, and will help to provide a needed service to the community while furthering the county's goals of minimizing the visual impact of that service through co - location. In light of the above, the applicant respectfully requests that the Board of Supervisors grant and approve a Conditional Use Permit for the proposed use. Very truly yours, Michelle A. Rosati MICHAEL HORWATT & ASSOCIATES, P.C. Counsel for SBA, Inc., Applicant VASS 4182 Clearbrook ra6E 05 1!0/27/1998 15:47 540-678-8217 TOP OF VA BKIIi► I PG0606 dated this day of.In (c.�1J 1995, THIS DEED made and by and between E. LYNN D£IGHTf1L, JR. and GRETAC. DFIGIItOL, his i wife, of the one part, hereinafter called tho Grantors, and i; 1`Yv\ RAYFIOND L. FISH and IRIS JOY FTS11, hi wife, of '.he Ot'ar part, " hereinafter called :.nc Grantees. WITNESSETH: That for and in consideration of the su,n Of Ten (sio.00) Dollars, and other good and valuable consideratior.. the receipt of Which is hereby acknowledged, the Grantors do r, hereby grant and convey with general warranty and English �y covenants of title, unto the Grantees, as tenants by the entirety d with the right of survivorship, as at common law, 11 of that ✓✓j certain tract or parcel of land, together with all rights, rights s C o of way and appurtenances thereto belonging, lying and being o c, '^ situate along the Southern side of Virginia State Secondary N Highway No. 672, about nine miles North of Winchester, in ,tA c Stonewall District, Frederick County, Virginia, containing qo 4.93 Acres, morn or less, and being the name property conveyed A Vf w v to F,. Lynn Beightol, Jr. by deed dated June 29, .198/, from C4 E- a E. Lynn Dcightol, Jr. and Scymour J. j-�iulnsky, Tenants in 0 U Partnership Trading la Forecast [nvostments, n Virginia partnership, which deed is of record :n the Clerk's Offica of the Circulc Court of Prcderick County, virginia, in Deni Page 244, to which c2Cud and the• ic(crrnca:ti the rrin, rcrcren,7e is here made Enc a more particular cicc:crihciun. 'Chic conveyance_ ir. n,:cd„ ouhjrc-t. to .111 c:urn,c„r.<, ri�lhcv Of way and f,7AtCit'CSOnH of rcL:ord, it :lily, dl Ccctin,t Clic• :.:chlrct MIIN F, •NOC11nM ra6E 05 1'0./27/ 1998 15: 47 )()IIV F. •NIARSON 540-676-6217 tut MN H8[11P15o607 TOP OF VA WITNESS the following ;ign;tucc L3nd oclls r ` , (SEAL) T.YNN nF. (.lM)L, .TR. (SEAL) CRETA C. I3f IG)IT� STATE OF VIRGINIA AT LARGE: COUNTY OF FREDERICK: The fore g ng instrument was ackno•,ledged before me this �( day of 19`x,- by E. LY -1N UEIGHTOI_, JR. 1 �— C and GRETA C. BE1Gr(TOL, his wife. My commission expires NOTA )MIC 10 l r,J 1 '�rp Hlli�l YIRDIMIAFRCOF:LCK 00VMT'. KT. Tnl In Ir mint -,utnp .aa nQ•o AfJA � �, un •nE All l C]lt� n nl •c�nral�_'1�•n••t I;r•,tt' •nnr •A .aa odmtrti.• •oca�d. In. Lr{:�!�••1 ry '.,6- 110 2 n' $ •cd S�. I.a01 n�. e)L�nn//1p �d �. �, •)ao�r �D'o 4,..l �, • YCw.k I Nk ,sued W. CHICAGO TITLE INSURANCE COMPANY Your Reference � 1 r1 A \ ALTA COMMITMENT FOR TITLE IN/1�URAN 4182/Clearbrook I I..._ i„ Commitment No The following requirements must be met: a e to be insured. (a) Pay the agreed amounts for the Interest in the land and/or the mortg g Schedule B1 9876-50305 (b) Pay us the premiums, fees and charges for the Policy. (c) Documents satisfactorytos creating tingThey the interest in the land and/or the mortgage to be Insured must be signed, delivered anrecorded. Proper Deed of Lease from Raymond L Fish and Ins Joy Fish, vesting LEASEHOLD title to the above described property in SBA Towers, Inc.. (d) You must tell us in writing the ake a name eoan onf an land yone not referred to in this Commitment who will get an interest In the land or who will m WE MAY THEN MAKE ADDITIONAL REQUIREMENTS OR EXCEPTIONS. (e) TAX INF=ORMATION:able. There must be payments of all taxes, charges and assessments which are due and pay Taxes are posted as being paid through the first half of 1998. (See Tax Information Sheet for more detailed information) Tax Map No.: 33-A164 or rials furnishec (f) You must provide us with satisfactory of im rovemnce ents on the there has been land for which performed I en could be filed; or i for renovation, repair or construction o p the alternative, that all charges for such labor, services, or materials for which a lien could be filed if unpaid have been satisfied In full. INFORMATION REGARDING RADIO FREQUENCY EMISSIONS The applicant, SBA, Inc., is a telecommunications infrastructure developer. As such, the applicant will secure approvals for and construct towers on which carriers lease space to install telecommunications antennas. Therefore, the applicant will not own, operate or maintain any equipment which will emit any radio frequency or electromagnetic emissions. The applicant will require each carrier who leases space on the subject structure to agree in its lease to comply with any and all FCC established ANSIAEEE standards for electromagnetic field levels and radio frequency radiation. UA'(�LWA--b9wJ SBA, Inc., Applicant , by Counsel Michelle A. Rosati, Esq. MICHAEL HORWATT & ASSOCIATES, P.C. VASS 4182 Clearbrook MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE. SUITE 601 MICHAEL S. HORWATT McLEAN, VIRGINIA 22102 703 749-6060 ADMITTED IN VIRGINIA AND THE DISTRICT OF COLUMBIA FACSIMILE: 703 749-6063 DIRECT DIAL 703 749-6061 EMAIL: MSH@HORWATTASSOC. COM January 27, 1999 Frederick County Inspections Department 107 North Kent Street 4th I- loor Winchester, Virginia 22601 Fia UPS Overnight Delivery To the Frederick County Inspections Department: MICHELLE A. ROSATI ADMITTED IN VIRGINIA DIRECT DIAL 703 7496062 E-MAIL- MAR@HOR WATTASSOC COM Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW.HORWATTASSOC COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Inspections Department Attn: Building Official 107 North Kent Street Winchester, Virginia 22601 (540) 665-5650 The Frederick County Inspections Department is located at 107 North Kent Street, 4th Floor of the County Administration Building in Winchester, if you prefer to hand deliver this review. Applicant's name, address and phone number: SBA, Inc., c/o Michael Horwatt & Associates, P.C., Coungel for Applicant 8280 Greensboro Drive, Suite 601, McLean, VA 22102 (703) 749-6062 Michelle A. Rosi Name of development and/or description of the request: Commercial Telecommunication Facility Location: North on I-81 to Exit 321, Route 672 (Hopewell Road) East to first right at Kingdom Farm sign. Follow road to end past AA Mobile Market to site. Inspection Department Comments: Structure shall comply with the Virginia Uniform Statewide Building Code and section 312, Use group U (Utility) of the BOCA National Building Code/1996. All plans sutpitted for permit shall include the seal fo a Virginia Lic. A/E Please note Chapter 17 of BOCA for special inspection,reouints. Code Administrator Signature & Date: (NOTICE TO INSPECTIONS DEPT.*PLEASE NOTICE TO APPLICANT ICANT.) It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map and all other pertinent information. MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE, SUITE 601 MICHAEL S, HORWATT MCLEAN, VIRGINIA 22102 MICIIELLEA. ROSATI 703 749-6060 ADMITTED IN VIRGINIA AND THE DISTRICT OF COLUMBIA ADMITTED IN VIRGINIA FACSIMILE 703 749-6063 DIRECT DIAL 703 749-6062 DIRECT DIAL 703 749-6061 E-MAIL- MAR@HORWATTASSOC COM E-MAIL: MSHOHORWATTASSOC.COM January 27, 1999 Frederick County Fire Marshall 107 North Kent Street I51 Floor Winchester, Virginia 22601 Via UPS Overnight Delivery To the Frederick County Fire Marshall: Pursuant to the requirements of Frederick County-, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, �------ Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW.HORWATTASSOC COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Fire Marshal ATTN: Fire Marshal 107 North Kent street Winchester, Virginia 22601 (540) 663-6350 The Frederick County Fire Marshal is located at 107 North Kent Street, 1st floor of the County Administration Building in Winchester, if you prefer to hand deliver this review form. Applicants name, address and phone number: SBA, Inc., c/o Michael Horwatt & Associates, P.C., Counsel for Applicant 8280 Greensboro Drive, Suite 601, McLean, Virginia 22102 (703) 749-6062 Michelle A. Rosati, Esq. Name of development and/or description of the request: Commercial Telecommunication Facility Location: North on I-81 to Exit 321, Route 672 (Hopewell Road) East to first right at Kingdom Farm sign. Follow road to end past AA Mobile Market to site. Fire Marshal Comments: Fire Marshal Signature & Date (NOTICE TO FIRE MARSHAL - PLEA, RE R HIS FORM TO APPLICANT.) 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 application form, location map and any other pertinent information. COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No.CUP99-0002 Date Received 2/2/99 Date Reviewed 3/3/99 Applicant SBA Address 8280 Greensboro Dr. McLean, VA Project Name Communication tower site Phone No. Type of ApplicationCUP Current Zoning 1st Due Fire Co. 13 1st Due Rescue Co. 13 Election District Stonewall Tax I.D. No. 33-A-164 RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System Automatic Fire Alarm SystenKX Other REQUIREMENTS Emergency Vehicle Access Adequate XX Inadequate Not Identified Fire Lanes Required Yes XX No Comments Emergency vehicle access must be maintained. Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes No XX Comments Hydrant Locations Adequate Inadequate Not IdentifiedXX Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Signature Title MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE, SUITE 601 MICHAEL S. HORWATT MCLEAN, VIRGINIA 22102 MICHELLE A. ROSATI 703 749-6060 ADMITTED IN VIRGINIA AND ADMITTED IN VIRGINIA THE DISTRICT OF COLUMBIA FACSIMILE: 703 749-6063 DIRECT DIAL 703 749-6062 DIRECT DIAL 703 749-6061 E-MAIL. MARQHORWATTASSOC COM E-MAIL. MSH®HORWATTASSOC. COM January 27, 1999 Virginia Department of Transportation 1550 Commerce Street Winchester, Virginia 22601 Via UPS Overnight Delivery To the Virginia Department of Transportation: Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, 44f 1 Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW-HOR WATTASSOC.COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Virginia Department of Transportation: Attn: Resident Engineer P.O. Boz 278 Edinburg, Virginia 22824-0278 (540) 984-5600 The local office of the Transportation Department is located at 1550 Commerce St. in Winchester if you prefer to hand deliver this form. Applicant's name, address and phone number: SBA, Inc., c/o Michael Horwatt & Associates, P.C., Counsel for Applicant 8280 Greensboro Drive, Suite 601, McLean, Virginia 22102 (703) 749-6062 Michelle A. Rosati, Esq. - Name of development and/or description of the request: Commercial Telecommunication Facility Location: North on _.I-81 to Exit 321, Route 672 (Hopewell Road) East to first right at Kingdom Farm sign. Follow road to end past AA Mobile Market to site. Va. Dept. of Transportation Comments: No objection to conditional/special use permit for this property. Existing entrance is adequate for proposed use. However, should use ever expand in the future, the entrance may have to beupgraded to VDQT minimum commercial standards. VDOT Signature and Date: U g 9� (NOTICE TO RESIDENT ENGINEER* ASE RETURN THIS FORM TO APPLICANT.) 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 two (2) copies of your application form, location map and all other pertinent information. MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE. SUITE 601 MICHAEL S. HORWATT MCLEAN, VIRGINIA 22102 MICHELLE A. ROSATI 703 749-6060 ADMITTED IN VIRGINIA AND ADMITTED IN VIRGINIA THE DISTRICT OF COLUMBIA FACSIMILE. 703 749-6063 DIRECT DIAL 703 749-6062 DIRECT DIAL 703 749-6061 E-MAIL: MAR@HOR WATTASSOC COM E-MAIL: MSH@HORWATTASSOC.COM January 27, 1999 Winchester Regional Airport 491 Airport Road Winchester, Virginia 22602 ATTN: Executive Director Via UPS Overnight Delivery To the Executive Director: Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, 1't _ Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW HORWATTASSOC.COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, Virginia 22602 (540) 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: SBA, Inc., c/o Michael Horwatt & Associates, P.C., Counsel for Applicant 8280 Greensboro Drive, Suite 601, McLean, VA 22102 (703) 749-6062 Michelle A.Ros� Name of development and/or description of the request: Commercial Telecommunication Facility Location: North on I-81 to Exit 321, Route 672 (Hopewell Road) East to first right at Kingdom Farm sign. Follow road to end past AA Mobile Market to site. Winchester Regional Airports Comments: - Airport Signature and Date:0 A 0 A,1jQ, r,QL_ (NOTICE TO AIRPORT. * PLEABY-RETURN THIS FORM TO APPLICANT. 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 application form, location map, proffer statement, impact analysis, and all other pertinent information. SERVING THE TOP OF VIRGINIA / February 23, 1999 WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 SBA, Incorporated % Michael Horwatt & associates, P.C. 8280 Greensboro Drive, Suite 601 McLean, Virignia 22102 Re: Commercial Telecommunications Facilities 173 Catlett Lane - Middletown, Virginia Raymond Fish Property - Winchester, Virginia Dear Ms. Rosati: After careful review by our engineering firm, it has been determined that the proposed towers should not affect operations at Winchester Regional Airport, however we are reserving final approval contingent upon receiving a favorable response from both the Federal Aviation Administration (FAA) and the Virginia Department of Aviation (VDOA). Based on Paragraph 77.13 of FAR Part 77 surfaces, developers are required to submit to FAA, Form 7460-1 for any tower over 200 feet above ground. Since the Cedar Creek tower is closer to the Front Royal Airport and could possibly have an impact on their operations, I recommend that data concerning this tower be forwarded to that airport for their review. I have enclosed a copy of the 7460-1 form for each tower. FAA will require the location data to be in North American Datum 1983 (NAD83) as provided on your plans. Copies of the completed forms need to be submitted to Winchester Regional Airport at the above address and the VDOA at: Mike Swain Virginia Department of Aviation 5702 Gulfstream Road Richmond International Airport, Virginia 23250-2422 Finally, as both proposed towers will likely exceed the elevation of any other object in their immediate vicinity, it is recommended that both towers be installed and maintained with obstruction lighting in accordance -with FAA Advisory Circular 70/7460-1H. Should you have any questions concerning this matter, please contact my office. Sincerely, Serena R. Manuel Executive Director Enclosures cc: Delta Airport Consultants, Inc. w/o encl. Joe Delia, FAA w/o encl. Evan Wyatt, Planner, Frederick County w/o enc I. MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE, SUITE 601 MICHAEL S. HORWATT MCLEAN, VIRGINIA 22102 MICHELLE A. ROSATI 703 749-6060 ADMITTED IN VIRGINIA AND ADMITTED IN VIRGINIA THE DISTRICT OF COLUMBIA FACSIMILE: 703 749-6063 DIRECT DIAL 703 749-6062 DIRECT DIAL 703 749-6061 E-MAIL. MAF@HORWATTASSOC COM E-MAIL: MSH®HORWATTASSOC.COM January 27, 1999 Winchester -Frederick County Health Department 107 North Kent Street Winchester, Virginia 22601 Via UPS Overnight Delivery To the Winchester -Frederick County Health Department: Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW HORWATTASSOC.COM N1f�A1 QC/C� REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Winchester -Frederick County Health Department 107 North Kent Street; Suite 201 Winchester, Virginia 22601 (540) 722-3480 The Winchester -Frederick County Health Department is located in the County Administration Building at 107 North Kent Street in Winchester, if you prefer to hand delivered this form. Applicant's name, address and phone number: SBA Inc. c/o Michael Horwatt & Associates, P.C., Counsel for Applicant Drive, Suite 601 McLean, VA 22102 (703) 749-6062 Michelle A. Rosati, Esq. Name of development and/or description of the request: Commercial Telecommunication Facility Location: vNorth on I-81 to Exit 321, Route 672 (Hopewell Road) East to first right at Kingdom Farm sign. Follow road to end past A -A Mobile Market to site. Health Department Comments: Signature and Date: NOTICE TO APPLICANT It is your responsibilit�' to complete this form as accurately as possible in order to assist the agency «ith their reviev,. Also, please attach a copy of your application form. location map and all other pertinent information. MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE, SUITE 601 MICHAEL S.IIORWATT MCLEAN, VIRGINIA 22102 MICHELLE A.ROSATI 703 749-6060 ADMITTED IN VIRGINIA AND THE DISTRICT OF COLUMBIA ADMITTED IN VIRGINIA FACSIMILE: 703 749-6063 DIRECT DIAL 703 7496062 DIRECT DIAL 703 749-6061 E MAIL. MAR@HORWATTASSOC COM E-MAIL. MSH@HORWATTASSOC. COM January 27, 1999 Frederick County Sanitation Authority 3 15 Tasker Road Stephens City, Virginia 22655 Via UPS Overnight Delivery To the Frederick County Sanitation Authority: Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW HORWATTASSOC.COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Sanitation Authority Attn: Engineer Director P.O. Boz 1877 Winchester, Virginia 22604 (540) 868-1061 The Frederick County Sanitation Authority is located at 315 Tasker Road in Stephens City, Virginia, if you prefer to hand deliver this review. Applicant's name, address and phone number: SBA, Inc., c/o Michael Horwatt & Associates, P.C., Counsel for Applicant 8280 Greenshorn nr; TP, Sita 601, McLean. VA 22102 (703) 749-6062 Michelle A. Rosati, Esq. Name of development and/or description of the request: -Commercial Telecommunication Facility Location: North on I-81 to Exit 321, Route 672 (Hopewell Road) East to first right at Kingdom Farm sign. Follow road to end past AA Mo i e Market to site. Sanitation Authority Comments: See attached correspondence. Sanitation Authority Signature &Date: (NOTICE TO SANITATION A ORITY *RETURN TFIIS FORM TO APPLICANT.) 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 application form, location map and all other pertinent information. FREDERICK COUNTY SANITATION AUTHORITY POST OFFICE BOX 1877 WINCHESTER, VA 22604-8377 January 28, 1999 SBA, Inc. c/o Michael Horwatt & Associates Ms. Michelle A. Rosati, Esq. 8280 Greensboro Drive - Suite 601 McLean VA 22102 REFERENCE: Commercial Telecommunication Facility Dear Ms. Rosati: Ph. (540) 868-1061 Fax. (540) 868-1429 Currently, we do not serve this area. In October 1997, I reviewed plans that would put a water line in this area. Dr. Raymond Fish submitted them through Greenway Engineering, Inc. The drawings were returned for corrections and have not been re -submitted. From your parcel map, I cannot determine if this line would conflict with the tower site. I do not know if Dr. Fish proposes to continue with the extension of water service to this area. /ths Respectfully, John G. Whitacre Engineer WATER AT YOUR SERVICE MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE, SUITE 601 MICHAEL S. HORWATT McLEAN, VIRGINIA 22102 MICHELLE A. ROSATI 703 749-6060 ADMITTED IN VIRGINIA AND ADMITTED IN VIRGINIA THE DISTRICT OF COLUMBIA FACSIMILE 703 749-6063 DIRECT DIAL 703 749-6062 DIRECT DIAL 703 749-6061 E-MAIL MAR@HORWATTA.SSOC COM E-MAIL: MSH@HORWATTASSOC. COM January 27, 1999 City of Winchester Planning Director 15 North Cameron Street Winchester, VA 22601 Via UPS Overnight Delivery To the Planning Director: Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW HORWATTASSOC.COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS CITY OF WINCHESTER Attn: Planning Director 15 North Cameron St. Winchester, Virginia 22601 (540) 667-1815 The City of Winchester Planning Dept. is located in Rouss City Hall at 15 North Cameron 5t. in Winchester, if you prefer to hand deliver this form. Applicants name, address and phone number: SBA Inc. c/o Michael Ho__ -at & Associates, P.C., Counsel for Applicant 8280 Greensboro Drive, Suite 601, McLean, VA 22102 (703) 749-6062 Michelle A. Rosat Name of development and/or description of the request: Commercial Telecommunication Facility Location: North on I--81 to Exit 321, Route 672 (Hopewell Road) to first right at Kingdom Farm sign. Follow road to end past AA Mobile Market to site. City/ of Winchest/ejr% Comments: Director Signature and Dam: b7 M (NOTICE TO DIRECTOR * PLEASE RETURbf THIS TORM TO THE AP LI)tANT.) It is your responsibility to complete form as accurately as possible in order to assist the agency with their review. Please also attach a copy of your application form, location map, proffer statement, impact analysis, and all other pertinent information. 00 Clearbrook Hopewell Rd (Rif 672) o sO W. y Clearbrook, VA 22624 0. 024 92 i Telecommunications Tower Project Ar RUNOFF CALCULATIONS FOR 2-,S-,10-,25-,50- & 10 YEAR L�� Time of Concentration (Q = 4.0 minutes from nomograph based on: Height of Most Remote Point = 12 ft. Maximum Length of Travel = 600 ft. Use minimum tc = 10 minutes Rainfall Intensities (I, in inches per hour): For Middletown VA with t, = 10 minutes: taken from Rainfall Intensity -Duration - Frequency curves for Frederick County. 2 -Year 5 -Year 10 -Year 25 -Year 50 -Year 100 -Year I = 4.1 4.9 5.5 6.4 7.1 7.8 Area of Developed Land: 0.37 Acres Run-off Coefficients: Undeveloped Land — Sandy Pasture: C = 0.25 Developed Land — Impervious Area (1.8% of Development): C = 1.00 — Concrete (.2% of Development): C = 0.95 — Graveled Area (87% of Development): C = 0.50 — Landscape (11% of Development): C = 0.25 Total Developed Land: C = 0.48 Runoff Volumes (Q, in cubic feet per second, Q = CIA): 2 -Year 5 -Year 10 -Year 25 -Year 50 -Year 100 -Year Undeveloped. 0.379 0.453 0.509 0.592 0.657 0.722 Developed: 0.728 0.870 0.977 1.137 1.261 1.385 Increase: 0.349 0.417 0.468 0.545 0.604 0.664 Conclusion: For each storm frequency, the increase in runoff is less than 1 cfs. Therefore, no detention structures are necessary for this site. The proposed development will not have any adverse effects on the surroundings as it relates to stormwater management and flooding. Post development storm water flows are not channelized. IAPPROVED BY FREDERICK COUNTY ZONING ADMINISTRATOR SIGNATURE SBA SBA, INC. SBA JOB# 1 CLEARBROOK SOUTH SIDE HOPEWELL RD. APPLICATION FOR: CONDITIONAL USE PERMIT COUNTY NOTES CnTTNTY N(1TFC !C(1NT1 I. IT IS THE CONTRACTOR'S RESPONSIBILITY TO EXAMINE ALL PLAN SHEETS AND SPECIFICATIONS AND COORDINATE HIS WORK WITH THE WORK OF ALL OTHER CONTRACTORS TO ENSURE THAT WORK PROGRESSION IS NOT INTERRUPTED. 2. NO NEW DWELLING UNITS WILL BE CONSTRUCTED ON THE PROPERTY IN CONJUNCTION WITH THIS APPLICATION. J. INFORMATION SHOWN ON THESE DRAWINGS WAS OBTAINED FROM A SURVEY ENTITLED 'CLEARBROOK' PERFORMED BY THE ENGINEERING GROUPE AND DATED 11/25/98. 4. NO PARKING SPACES, REFUSE COLLECTION AREAS, OR SIDEWALKS ARE REQUIRED FOR THIS SITE. 5. CONSTRUCTION WASTE MAY NEITHER BE BURNED NOR BURIED AND MUST BE TAKEN TO A STATE APPROVED LANDFILL. 6. NO WASTEWATER SYSTEMS WILL BE INSTALLED DURING THE DEVELOPMENT OF THIS SITE. NO EXISTING WASTEWATER SYSTEMS WILL BE AFFECTED BY THE DEVELOPMENT OF THIS SITE. 7. THIS PIAT B BEING FILED W CONJUNCTION WITH AN APPUGTION FOR CONOTRONAL USE PERMIT PURSUANT TO SECTION 165-48.6 OF THE FREDERICK COUNTY ZONING ORDINANCE. 8. CONSTRUCTION AND DEVELOPMENT IS LIMITED TO ONE (1) UNMANNED AND UNOCCUPIED TELECOMMUNICATIONS TOWER SITE. THE TOWER COMPOUND WILL CONSIST OF ONE (1) 180' MONOPOLE, 12' x 30' EQUIPMENT SHELTER BUILDINGS (AS SHOWN TYP. ON DRAWINGS AND INSTALLED BY OTHERS). THE COMPOUND WILL BE ENCLOSED BY A 8' HIGH CHAIN LINK FENCE TOPPED WITH BARBED WIRE FOR SECURITY. ACCESS TO THE COMPOUND WILL BE PROVIDED BY A 12' WIDE DOUBLE SWING GATE. THE COMPOUND AREA WILL BE COVERED WITH A Cr THICK LAYER OF GRAVEL AND SCREENED WITH A LANDSCAPE STRIP OUTSIDE THE CHAIN LINK FENCE. SPACE WILL BE PROVIDED WITHIN THE TOWER COMPOUND FOR FUTURE TELECOMMUNICATIONS EQUIPMENT AND ANTENNA CO -LOCATION, LIMITING THE NEED FOR FUTURE TOWERS IN THE IMMEDIATE VICINITY. VEHICULAR ACCESS TO THE TOWER SITE WILL BE PROVIDED BY A 10' GRAVEL ACCESS ROAD. TOTAL PROPOSED GROUND FLOOR AREA = 360 SF. FLOOR AREA TO LEASE AREA RATIO (FAR) = 0.077 LOCATION MAP NO SCALE DIRECTIONS 1-66 k 1-81: NORTH ON 1-81 TO EXIT 321 RD) EAST TO IST RIGHT AT KINGDOM FARM TO END PAST AA MOBILE MARKET, INC. TO ROUTE 672 (HOPEWELL SIGN. FOLLOW ROAD SI TE. 10. THE PROPOSED 10' WIDE GRAVEL ACCESS ROAD WILL BE SURFACED FABRI .ITH 6* ONE//T5((U11� STONE PARKI G/TURNAROUNDLINED SPACEGEOTEXTILE FILTER WILL BE PROVIDED THE AND BEAUGNED�P RPENDICUNAROUND PLAREWILL TO THE ACCESS IDE BY ROAD. 20' LONG 11. OUTDOOR LIGHTING WILL BE LIMITED TO ANY SIGNAL LIGHTING REQUIRED BY THE FEDERAL AVIATION ADMINISTRATION AND LOCATED AT THE TOP OF THE TOWER. NO OUTDOOR LIGHTING WILL BE LOCATED AT GROUND LEVEL. 12. LANDSCAPING SHALL CONSIST OF A LANDSCAPE STRIP 6' IN WIDTH SURROUNDING THE FENCED COMPOUND. THE LANDSCAPE STRIP SHALL CONTAIN A SINGLE ROW OF EVERGREEN TREES PLANTED AT INTERVALS OF 8' ON CENTER. THE LANDSCAPE STRIP SHALL BE MULCHED WITH PINE STRAW. THE PERCENTAGE OF THE TOWER COMPOUND THAT WILL BE LANDSCAPED IS 26%. 13. NO AREAS ARE DESIGNATED FOR OUTDOOR STORAGE, DISPLAY OR PROCESSING. 14. NO SPECIFIC STORMWATER MANAGEMENT FACILITIES ARE PROPOSED. RUNOFF CALCULATIONS INDICATE A 0.664 CFS INCREASE IN SURFACE RUNOFF FOR A 100 -YEAR STORM THAT WILL BE EVIDENT AS SHEET FLOW AND NOT AFFECT ANY ADJACENT PROPERTIES OR ENVIRONMENTAL FEATURES. SEE THE ATTACHED CALCULATIONS. 15, THERE ARE NO RECREATIONAL AREAS OR COMMON OPEN SPACE PROPOSED FOR THIS DEVELOPMENT. 16, ALL CONSTRUCTION SHALL COMPLY WITH THE FREDERICK COUNTY FIRE CODE. 17. THE APPLICANT IS REQUESTING A WAIVER OF SETBACKS AS SHOWN PURSUANT TO SECTION 165-48.6(8)1 OF THE FREDERICK COUNTY ZONING ORDINANCE. 18. THIS SITE IS LOCATED F.I.R.M ZONE C AS SHOWN ON COMMUNITY -PANEL NUMBER 510035 0050 B. DATED MARCH 16, 1983. PROJECT INFORMATION TAX MAP: 33 A 164 SITE NAME: CLEARBROOK SITE ADDRESS: SOUTH SIDE HOPEWELL RD CLEARBROOK, VA 22624 LATITUDE 39' 15' 14" LONGITUDE 78' 06' 09' ZONING CLASSIFICATION: B2/B3 INDUSTRIAL ZONING JURISDICTION: FREDERICK COUNTY OCCUPANCY CLASSIFICATION: N/A AREA OF DISTURBANCE: 16,000 SF =.37 ACRES ACREAGE OF PARCEL: 4.93 ACRES LEASE AREA: 70'x 70' ZONING APPLICATION #: PROJECT DIRECTORY OWNER: RAYMOND L. k IRIS JOY FISH 174 WARM SPRINGS RD WINCHESTER, VA 22603-2716 540-667-1454 APPLICANT: SBAINC. 10067 OAKTON TERRACE RD OAKTON, VIRGINIA 22124 703-255-0001 TELEPHONE CO.: ELL ATLANTIC 540) 829-2620 POWER CO.: ALLEGHENY POWER 1-800-255-3443 DRAWING INDEX DRWG. # TITLE REV. ! DATE TI COVER SHEET 1 1/08/99 T1A SURVEY 0 11/25/98 TIB ASSESSMENT MAP 2 1/08/99 Cl GENERAL NOTES, LEGEND k ABBREVIATIONS 0 12/17/98 C2 ENLARGED SITE PLANS 1 1/08/99 C3 STAKING, GRADING, EROSION & SEDIMENT 0 12/17/98 CONTOL PLANS C4 TOWER ELEVATION $ TELEPHONE 0 12/17/98 SLAB DETAIL C5 FENCE k CONSTRUCTION EXIT DETAILS 0 12/17/98 C6 SILT FENCE k ROADWAY DETAILS 0 12/17/98 L1 LANDSCAPING PLANS 0 12/17/98 E1 ELECTRICAL SITE PUN k DETAILS 0 12/17/98 E2 GROUNDING SITE PLN 0 12/17/98 E3 ONE -UNE DIAGRAM 0 12/17/98 ELECTRICAL DETAILS E4 GENERAL NOTES 0 12/17/98 1) NO TITLE REPORT FURNISHEO. 2) PROPERTY IS SUBJECT TO ALL CASEU044TS AND RESTRICTIONS OF RECORD. 3) THE PROPERTY IS LOCATED IN F.LR.M. ZONE _C" AS SHOWN ON COMMUNITY - PANEL NUMBER 510035 DOSO 8, DATED 3-16-83, 4) FLOOD ZONE DETERMINATION IS BASED ON THE FLOOD INSURANCE RATE MAPS AND DOES NOT IMPLY THAT THE PROPERTY HILL OR WILL NOT BE FREE FROM FLOODING OR DAMAGE- 5) AMAGE5) NO SUBSURFACE INVESTIGATION BY THE ENGINEERING 040UPE. INC. 6) MAGNETIC DECLINATION IS COMPUTED AND NOT OBSERVED. 7) NO 1ETLANO3 AREAS RAVE BEEN DELINEATED. 8) TK BOUNDARIES A?e AREAS OF ADJACENT PARCEL 9) "M1 BOUNDARIES MIO -'.SEAS "NOM FZREON ARE COMP%EO. AND DO NO: REFLECT A COiiPt£.i SURVEY OF THE PREMISES. 10) DESCRIPTION OF PARENT PARCEL TAKEN FROM PLAT RECORDED IN DEED BOOK 566 AT PAGE 504. 11) SBA INC WILL USE EXISTING ROUTE 0572 TO ACCESS PROPOSED INGRESS -EGRESS & uTTUTY EASEMENT. I CERTIFY THAT THE LATITUDE OF 143915'11070' AND THE LONGITUDE OF W78MWO7.469' ARE ACCURATE TO WITHIN +/- 10 FEET HORIZONTALLY AND THAT THE TOWER SITE ELEVATION OF 534.1 IS ACCURATE TO MTIAN +/- 3 FEET VERTICALLY. THE HORIZONTAL DATUM (COORDINATES) ARE IN TERMS OF THE NORTH AMERICAN DATUM OF 1983 (NAD 83) AND ARE EXPRESSED AS DEGREES. MINUTES AND SECON(M TO THE NEAREST THOUSANDTH OF A SECOND. THE VERTICAL DATUM OETIIONS) RETIN O NS OFT E TENTH Of A FOOT.NATIONAL TIC VERTICAL DATUM OF 1929 (HCVD 29) AND ARE TBM TABLE CAPPED REBAR NORTHING - 7140096.12 FASTING -115050.5100 ELEVATION - 63160 T.B.M. 02 CAPPED REBAR NORTHING - 7140569.48 EASTING - 11595992.13 ELEVATION - 635.66 L.EOR40 __o_ DENOTES UTILITY POLE —Orn DENOTES OVERHEAD WIRES FREDERICK COUNTY 1) OWNER: RAYMOND L t IRIS J. FISH TAX ID: 33 A 164 O.B.: 841 PC. 606 AREA 4.93 AC. ZONED: 8-2 t 9-3 2) OWNER: RAYMOND L k IRIS J. FISH TAX 10: 33 A 165 O.B.: 853 PG. 1196 AREA: 7.30 AC. ZONED: 8-3 3) OWNER: WAVERLY FAIN C/O MR. KENNETH STILES TAX 10: 33 A 69 0.&: N/A AREA: 303.22 AC. ZONED: RA 4) OWNER: CLINE'S EGG FARM. L.P. TAX RT: 33 A 164 A O.B.: 702 PG. 464 AREA 15.61 AC. ZONED: RA 5) OWNER: RAYMOND L & IRIS J. FISH TAX 10: 33 A 164 C 0.8.: 775 PC, 196 AREA: 13.55 AC. ZONED: 0-2 & 8-3 6) OWNER: JACK K. WAMPLER SR. TAX ID: 33 A 164 D O.B.: 690 PG. 228 AREA: 20.00 AC. ZONED: RA LEASE AWAQESC, COMMENCING AT A POINT ON THE WESTERLY RIGHT -OF -NAY LINE OF CONRAIL RAILWAY SAID POINT OEM COMMON TO THE RAYMOND Lt 86S J. FISH PARCEL A CONTAINING 16 ACNES t AND PARCEL 8 CONTAINING 4.93 ACRES +; THENCE DEPARTING THE SAID WESTERLY RIGHT -OF -WAY LME OF CONRAIL RAILWAY AND RUNNING WITH THE AFOREMENTIONED PARCELS AAB. P447'52D9-W 40029 FEET TO A PONT ; THENCE, S42'07'51'W 6.61 FEET TO THE NORTHEASTERLY CORNER OF A 70'X70' LEASE AREA THENCE WITH THE FOLLOWING FOUR (4) COURSES 1.) 5322731'1: 7000 FEET TO A POINT, Z. N577729'1C70.00 FEET TO A POINT; 1 N32i'Z'31'E.70.00 FEET TO A PONT, 4.7 C5T1Y20'E ]II M FEET TO TRE PONT OF BEGI- CONTAINING 4.900.00 SBFT ON OAA ACRES OF L LES& w"q SPRl,�N�S R (VARiggtE pNRI ROUTE H6 ?? ROA[) 529,}}b2"E GRAPHIC SCALE (dFQY) I L..h- 100 It ISBA111 SBA wr_ 10007 O.Mon Ts Rd OWd^ VMyYr 22124 i 4 s a Vol D.RY wNoeNtob a BWdW4411 r...s a..ts.■ tLTIMI 1M R�hr • d—I N An n�wA lli 4ap--M r w. 1tir t 6�.} 4 r 1a M rr arl 1- 1r Cdr n).H 1rJuu - r Mi aasrrl In ImMa rY-_ Q Q Z O (7 Y W S Q C7 N o z ^ H Of Of � Z m a D w N W O Q j U -1 O Y C) 3 I U W 0 W a- W- U - PARCEL MAP NOT TO SCALE FREDERICK COUNTY 1) OWNER: RAYMOND L. & IRIS J. FISH TAX ID: 33 A 164 D.B.: 841 PG. 606 AREA: 4.93 AC. ZONED: B-2 AND B-3 2) OWNER: RAYMOND L. & IRIS J. FISH TAX ID: 33 A 165 D.B.: 853 PG. 1196 AREA: 7.30 AC. ZONED: B-3 3) OWNER: WAVERLY FARM C/O MR. KENNETH STILES TAX ID: 33 A 69 D.B.: N/A AREA: 303.22 AC. ZONED: RA 4) OWNER: CLINE'S EGG FARM, L.P. TAX 10: 33 A 164 A O.B.: 702 PG. 464 AREA: 15.61 AC. ZONED: RA 5) OWNER: RAYMOND L. & IRIS J. FISH TAX ID: 33 A 164 C D.B.: 776 PG. 196 AREA: 13.55 AC. ZONED: B-2 & B-3 6) OWNER: JACK K. WAMPLER SR. TAX ID: 33 A 164 D D.B.: 690 PG. 228 AREA: 20.00 AC. ZONED: RA ,4**0!®poo � EALTH pFGOo , i c' SIDY N0. 024592 e �00 S 01V L. E��o� SBAE) SBA, Inc- 10007 nc10007 Oaksin Tenam Rd. Oaktan, VKWo 22124 9 s6Tj �co � W 0 k mw A O N O �paa A.a1,n.a. A Hoo. am c..,.... a k— •.... m.k. x..e�.... kWw o...sr. mass H o .1 . s a-. f.• rr...aaa-. s.• c.�ryn two1� wr a (oqw�. M djiY �a.�L 1A: ti r r.r t wokrr ay 6r M W: Pa(�1 Y.MIIr r �r.n/ 1� M.r1 ar RE'A MER -- 99056-1 _GENERAL NOTES 1. THE CONTRACTOR IS RESPONSIBLE FOR MEANS ANO METHODS OF CONSTRUCTION. SAFETY IS THE RESPONSIBILITY OF THE CONTRACTOR. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH OSHA REQUIREMENTS. IF TEMPORARY LIGHTING AND MARKING IS REQUIRED BY THE FEDERAL AVIATION ADMINISTRATION (FAA), R IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN THE NECESSARY LIGHTS, INCLUDING PRONGING THE TEMPORARY POWER, DURING CONSTRUCTION AND NOTIFY THE PROPER AUTHORITIES IN THE EVENT OF PROBLEMS - 2. THE OWNER IS RESPONSIBLE FOR SITE LAYOUT AND CONSTRUCTION STAKING. LOCATION OF EXISTING STRUCTURES, TOPOGRAPHY, AND U11UTIES MUST BE CONFIRMED BY THE CONTRACTOR PRIOR TO BID SUBMITTAL 3. ANY DAMAGE TO ADJACENT PROPERTIES WILL BE CORRECTED AT THE CONTRACTOR'S EXPENSE. 4. ALL WORK SHALL BE ACCOMPLISHED IN ACCORDANCE WITH ALL LOCAL, STATE AND FEDERAL CODES OR ORDINANCES. THE MOST STRINGENT CODE WILL APPLY IN THE CASE OF DISCREPANCIES OR DIFFERENCES IN THE CODE REQUIREMENTS. 5. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING AMPLE NOTICE TO THE BUILDING INSPECTION DEPARTMENT TO SCHEDULE THE REQUIRED INSPECTIONS. A MINIMUM OF 24 HOURS OF NOTICE SHOULD BE GIVEN. 6. SBA WILL CONFIRM FAA APROVAL OF TOWER LOCATION BY ISSUING TOWER RELEASE FORM. NO TOWER SHALL BE CONSTRUCTED UNTIL THE TOWER RELEASE FORM IS ISSUED TO THE CONTRACTOR. 7. THE CONTRACTOR MUST VERIFY ALL DIMENSIONS AND CONDITIONS BEFORE STARTING WORK_ ALL DISCREPANCIES SHALL BE CALLED TO THE ATTENTION OF THE ENGINEER AND SHALL BE RESOLVED BEFORE PROCEEDING WITH THE WORK, ALL WORK SHALL BE PERFORMED IN WORKMANLIKE MANNER IN ACCORDANCE WITH ACCEPTED CONSTRUCTION PRACTICES. 8. IT IS THE INTENTION OF THESE DRAW14GS TO SHOW THE COMPLETED INSTALLATION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TEMPORARY BRACING, SHORING, TIES, FORMWORK, ETC. IN ACCORDANCE WITH ALL NATIONAL. STATE, AND LOCAL ORDINANCES, TO SAFELY EXECUTE ALL WORK. 9. THE COMPLETE BIO PACKAGE INCLUDES THESE CONSTRUCTION DRAWINGS, ALONG WITH SCOPE OF WORK, THE SPECIFICATIONS AND TOWER DRAWINGS. CONTRACTOR IS RESPONSIBLE FOR REVIEW OF TOTAL BID PACKAGE PRIOR TO BID SUBMITTAL 10. CONTRACTOR SHALL VERIFY LOCATION OF ALL EXISTING•UTILTNES WITHIN CONSTRUCTION LIMITS PRIOR TO CONSTRUCTION. 11. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING POSITIVE DRAINAGE ON THE SITE AT ALL TIMES. SILT AND EROSION CONTROL SWILL BE MAINTAINED ON THE SITE AT ALL TIMES. 12. CLEARING OF TREES AND VEGETATION ON THE SITE SHOULD BE HELD TO A MINIMUM. ONLY THE TREES NECESSARY FOR CONSTRUCTION OF THE FACILITIES SHALL BE REMOVED. ANY DAMAGE TO PROPERTY OUTSIDE THE LEASED PROPERTY SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. 13. ALL SUITABLE BORROW MATERIAL FOR BACKFILL OF THE SITE SHALL BE INCLUDED IN THE BID. EXCESS TOPSOIL AND UNSUITABLE MATERIAL SHAM BE DISPOSED OF OFF-SITE AT LOCATIONS APPROVED BY GOVERNING AGENCIES PRIOR TO DISPOSAL 14. THE FOLLOWING ITEMS SHALL BE PROVIDED BY SBA AND INSTALLED BY CONTRACTOR a) ANTENNA TOWER b) ANCHOR BOLTS C) TOWER LIGHTING d) HARK MONITORING SYSTEM 15. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING A NEAT AND ORDERLY SITE, YARD AND GROUNDS. REMOVE AND DISPOSE OFF SITE ALL RUBBISH, WASTE MATERIALS, UTTER, AND ALL FOREIGN SUBSTANCES_ REMOVE PETRO -CHEMICAL SPILLS, STAINS AND OTHER FOREIGN DEPOSITS. RAKE GROUNDS TO A SMOOTH EVEN -TEXTURED SURFACE 16. THE PLANS SHOW SOME KNOWN SUBSURFACE STRUCTURES, ABOVE -GROUND STRUCTURES AND/OR UTILITIES BELIEVED TO EXIST IN THE WORKING AREA. EXACT LOCATION OF WHICH MAY VARY FROM THE LOCATIONS INDICATED. IN PARTICULAR, THE CONTRACTOR IS WARNED THAT THE EXACT OR EVEN APPROXIMATE LOCATION OF SUCH PIPELINES, SUBSURFACE STRUCTURES AND/OR UTILITIES IN THE AREA MAY BE SHOWN OR MAY NOT BE SHOWN; AND IT SHALL BE MS RESPONSIBILITY TO PROCEED WITH GREAT CARE IN EXECUTING ANY WORK. OWNER/CONTRACTOR TO CONTACT 'MISS UTILITY AT 1-800-257-7777 MINIMUM 72 HOURS PRIOR TO THE START OF CONSTRUCTION FOR LOCATION OF EXISTING UNDERGROUND UTILITIES. 17. THE OWNER OR OWNER'S REPRESENTATIVE SHABE NOTIFIED IN WRITING LL OF ANY CONDITIONS THAT VARY FROM THOSE SHOWN ON THE PLANS. THE CONTRACTOR'S WORK SHALL NOT VARY FROM THE PLANS WITHOUT THE EXPRESSED APPROVAL OF THE OWNER OR OWNER'S REPRESENTATIVE. 18. THE CONTRACTOR SHALL RESTORE ALL PUBLIC OR PRIVATE PROPERTY DAMAGED OR REMOVED TO ORIGINAL CONDITION OR BETTER AS DETERMINED BY THE OWNER OR OWNER'S REPRESENTATIVE. 19. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING, AND INCURRING THE COST OF ALL REQUIRED PERMITS. INCLUDING, BUT NOT LIMITED TO, THE BUILDING PERMIT, INSPECTIONS, CERTIFICATES, ETC. 20. THE CONTRACTOR SHALL COMPLY WITH ALL REQUIRED PERMITS, 21. THE CONTRACTOR SHALL PROTECT EXISTING PROPERTY UNE MONUMENTATION. ANY MONUMENTATION DISTURBED OR DESTROYED, AS JUDGED BY THE OWNER OR OWNER'S REPRESENTATIVE SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE UNDER THE SUPERVISION OF A LICENSED LAND SURVEYOR. 22. ALL TRENCH EXCAVATION AND ANY REQUIRED SHEETING AND SHORING SHALL BE DONE IN ACCORDANCE WITH OSHA REGULATIONS FOR CONSTRUCTION. 23. CONTRACTOR SHALL BE RESPONSIBLE FOR DEWATERING AND THE MAINTENANCE OF SURFACE DRAINAGE DURING THE COURSE OF WORK. 24. ALL UTILITY WORK INVOLVING CONNECTIONS TO EXISTING SYSTEMS SHALL BE COORDINATED WITH THE OWNER OR OWNER'S REPRESENTATIVE AND THE UTILITY OWNER. NOTIFY THE OWNER OR OWNER'S REPRESENTATIVE AND THE UTTUTY OWNER BEFORE EACH AND EVERY CONNECTION TO EXISTING SYSTEMS IS MADE 25. MAINTAIN SERVICE FOR ALL EXISTING UTILITIES. 26. ALL SITE BACK FILL SHALL MEET SELECTED FILL STANDARDS LISTED BELOW AS DEFINED BY THE OWNER OR OWNER'S REPRESENTATIVE 27. CONTRACTOR TO GRADE ALL AREAS ON THE SITE TO PROVIDE POSITIVE DRAINAGE AWAY FROM THE EQUIPMENT PAD AND THE TOWER. 28. ALL IMPROVEMENTS TO CONFIRM WITH FREDERICK COUNTY CONSTRUCTION STANDARDS AND SPECIFICATIONS, LATEST EDITION. 29. IRRIGATION SYSTEMS ARE PROHIBITED ON ALL EXISTING AND PROPOSED COUNTY RICHT-OF-WAY AND CONSIDERED TO BE A VIOLATION OF THE COUNTY S ORDINANCE PROHIBITING UNPERMITTED RIGHT-OF-WAY ENCROACHMENTS. EXCAVATION & GRADING NOTES: 1. ALL EXCAVATIONS ON WHICH CONCRETE IS TO BE PLACED SHALL BE SUBSTANTIALLY HORIZONTAL ON UNDISTURBED AND UNFROZEN SOIL AND BE FREE FROM LOOSE MATERIAL AND EXCESS GROUNDWATER. DEWATERING FOR EXCESS GROUNDWATER SHALL BE PROVIDED IF REQUIRED. 2 CONCRETE FOUNDATIONS SHALL NOT BE PLACED ON ORGANIC MATERIAL. IF SOUND SOIL IS NOT REACHED AT THE DESIGNATED EXCAVATION DEPTH, THE UNSATISFACTORY SOIL SHALL BE EXCAVATED TO ITS FULL DEPTH AND EITHER BE REPLACED WITH MECHANICALLY COMPACTED GRANULAR MATERIAL OR THE EXCAVATION BE FILLED WITH CONCRETE OF THE SAME QUALITY SPECIFIED FOR THE FOUNDATION. 3. ANY EXCAVATION OVER THE REQUIRED DEPTH SHALL BE FILLED WITH EITHER MECHANICALLY COMPACTED GRANULAR MATERIAL OR CONCRETE OF THE SAME QUALITY SPECIFIED FOR THE FOUNDATION. CRUSHED STONE MAY BE USED TO STABILIZE THE BOTTOM OF THE EXCAVATION. STONE, IF USED, SHALL NOT BE INCLUDED IN DETERMINING CONCRETE THICKNESS. 4. AFTER COMPLETION OF THE FOUNDATION AND OTHER CONSTRUCTION BELOW GRADE, AND BEFORE BACKFILLING, ALL EXCAVATIONS SHALL BE CLEAN OF UNSUITABLE MATERIAL SUCH AS VEGETATION, TRASH, DEBRIS, AND SO FORTH. 5. BACKFILLING SHALL- -USE APPROVED MATERIALS CONSISTING OF EARTH, SANDY CLAY, SAND AND GRAVEL, OR SOFT SHALE; -BE FREE FROM CLODS OR STONES OVER 2-1/2' MAXIMUM DIMENSIONS -BE PLACED IN 6' LAYERS AND COMPACTED TO 98% STANDARD PROCTOR (ASTM D-698) UNDER STRUCTURES, BUILDING SLABS, STEPS, AND PAVEMENTS, AND AT 95% UNDER WALKWAYS, AND AT 85% IN GRASSED/LANDSCAPED AREAS. 6. FILL PREPARATION: REMOVE ALL VEGETATION, TOPSOIL, DEBRIS, WET AND UNSATISFACTORY SOIL MATERIALS, OBSTRUCTIONS, AND DELETERIOUS MATERIALS FROM GROUND SURFACE PRIOR TO PLACING FILLS. PLOW, STRIP, OR BREAK UP SLOPED SURFACES STEEPER THAN 1 VERTICAL TO 4 HORIZONTAL SO FILL MATERIAL WILL BOND WITH EXISTING SURFACE WHEN SUBGRADE OR EXISTING GROUND SURFACE TO RECEIVE FILL HAS A DENSITY LESS THAN THAT REQUIRED FOR FILL, BREAK UP GROUND SURFACE TO DEPTH REQUIRED, PULVERIZE, MOISTURE -CONDITION OR AERATE SOIL AND RECOMPACT TO REQUIRED DENSITY. 7. PROTECT EXISTING GRAVEL OR PAVEMENT SURFACING AND SUBGRADE IN AREAS WHERE EQUIPMENT LOADS WILL OPERATE. USE PLANKING OR OTHER SUITABLE MATERIALS DESIGNED TO SPREAD EQUIPMENT LOADS. REPAIR DAMAGE TO EXISTING GRAVEL OR PAVEMENT SURFACING OR SUBGRADE WHERE SUCH DAMAGE IS DUE TO THE CONTRACTOR'S OPERATIONS. DAMAGED GRAVEL OR PAVEMENT SURFACING SHALL BE RESTORED TO MATCH THE ADJACENT UNDAMAGED GRAVEL OR PAVEMENT SURFACING AND SHALL BE OF THE SAME THICKNESS. 8. DAMAGE TO EXISTING STRUCTURES AND UTILITIES RESULTING FROM CONTRACTOR'S NEGLIGENCE SHALL BE REPAIRED / REPLACED TO OWNER'S SATISFACTION AT CONTRACTOR'S EXPENSE 9. CONTRACTOR SHALL COORDINATE THE CONSTRUCTION SCHEDULE WITH PROPERTY OWNER SO AS TO AVOID INTERRUPTIONS TO PROPERTY OWNER'S OPERATIONS. 10. ENSURE POSITIVE DRAINAGE DURING AND AFTER COMPLETION OF CONSTRUCTION. 11. ALL CUT AND FILL SLOPES SHALL BE 3 : 1 MAXIMUM, UNLESS OTHERWISE NOTED. REINFORCED CONCRETE NOTES - A80VE GROUND UNE I. CLASSES OF CONCRETE AND O CLASS 28 DAY LOCATION REMARKS CENTER LINE CONC. STRENGTH CONT. (PSI) C.J- A 4500 ALL PRECAST NORMAL WT. 8 3500 CAST IN PLACE NORMAL WT. C 4000 CAST IN PLACE NORMAL WT, 2. REINFORCING STEEL ASTM A615 SUPPLEMENT SI GRADE 60. 3. REINFORCEMENT PROTECTION TYPICAL U.N.D.: MINIMUM COVER, IN. a. CONCRETE PLACED AGAINST EARTH 3- b. CONCRETE PLACED IN FORMS BUT EXPOSED TO WEATHER OR EARTH: 1. BARS /5 AND SMALLER I -I/2' 2 BARS LARGER THAN /5 2' c. PRECAST CONCRETE EXPOSED TO WEATHER OR EARTH: 1. BARS 05 AND SMALLER 1-1/4, 2 BARS LARGER THAN 15 1-1/2- 4. -1/2'4. NO SPLICES OF REINFORCEMENT PERMITTED EXCEPT AS DETAILED OR AUTHORIZED. MACE BARS CONTINUOUS AROUND CORNERS. WHERE PERMITTED, SPLICES MADE BY CONTACT LAPS SHALL BE CLASS '1r TENSION LAPS UNLESS NOTED OTHERWISE 5. DETAIL BARS IN ACCORDANCE WITH 'ACI DETAILING MANUAL - 1994', PUBLICATION SP -66 AND 'BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE, ACI 318-95. 6. READY -MIX CONCRETE SHALL BE OF THE STRENGTH LISTED ABOVE AND SHALL MEET THE REQUIREMENTS OF ASTM C 94. ABBREVIATIONS ACL A80VE GROUND UNE k AND O AT F CENTER LINE CONC. CONCRETE CONT. CONTINUOUS C.J- CONTROL JOINT CMP CORRUGATED METAL PIPE 8 DIAMETER DIA DIAMETER Ems/• ELEVATION E.S. EACH SIDE EW. EACH WAY FT. FEET GALV. GALVANIZED HORIZ. HORIZONTAL IN. INCH MAX MAXIMUM MFR. MANUFACTURER MIN MINIMUM MPH MILES PER HOUR O.C. ON CENTER it PLATE PSI POUNDS PER SQUARE INCH P/T POWER/TELCO PVC POLYVINYL CHLORIDE PIPE PROP PROPERTY UNE RONF. REINFORCED REO'D REQUIRED S.S. STAINLESS STEEL SIM. SIMILAR STD. STANDARD STL STEEL TYR TYPICAL U.N.O. UNLESS NOTED OTHERWISE W/C WATER/CEMENT WT. WEIGHT W/ WITH LEGEN D -- Existing Property Line --------- Lease Line - - - - Easement Line X-- Fence Existing Fence Existing Contour Proposed Contour x MR3,7 Existing Spot Elevation 760.5 Spot Elevation "'-""'-- Existing Edge of Pavement Existing Overhead Utility Line 0 Iron Rod Found Q5 Iron Rod Set 5/8" 101 Utility Pole Guy Anchor ® Water Meter Existing Tree Bench Mark ® Sanitary Sewer Manhole Flow Direction -� Silt Fence -+--�-+ - Tree Protection Fence ��Qeese*sor a� ,IAgLTN o a IL �� G�9G, AV . N . 024592 c,�FS it/? 0r S/ONAL EN r■ r • SBA _E] SBA, Inc 10007 ONAon Tamm O&Won, VkVm 22124 MPMP Amhft ab t ■aala� aav C...� ar.a.v ...a. Lusa. w.r..� Hfgfaa•afff �...aaf.faff C= Ub >tw y wr t ..e...Ar ti r wr•a.. o r rwwrtir.i.r r .h* ...A, ..q �+s <n Z 0 Cn LJ Q O 1all - ()f Z M Ir Q _I W -d U LU 0 0 Z W 0 LJ J omrr.m an (SIC arKacR MHH ,a 99056-1 FOR", SETBACK NOTES: REQU FOR 83 NEED"" ADDITIONAL ACTUAL _ FRONT 35' 145' 6.5' SIDE 15' MIN. 145' 10.0' REAR 15' 145' 106' EXISTING TREE LINE EXISTING CREEK CENTERLINE EXISTING PROPERTY UNE i i /IN z 0 a 160' SIDE SETBACK 0(jW 47.00'± 2 C2 C2 EXISTING PROPERTY LINE ZONED 82/B3 M ENLARGED SITE PLAN ZONED 82/83 _ — C2 C2 SCALE: 1' = I50' — — — — EXISTING FENCE C2 C2 D EXISTING FENCE EXISTING PROPERTY UNE EXISTING GRAVEL DRIVE T�FCC E �, ��ACCESS DRIVE C2 C2 SCALE: 1' = 40' LT FENC CONSTRUCTION EXIT EXISTING ASPHALT PAVMENT EXISTING PROPERTY UNE EXISTING ASPHALT ROAD EXISTING PROPERTY UNE GRAPHIC SCALE 40 0 40 L M 12.2M 0 12.2M SCALE: 1" = 40' 150 0 150 45.8M 0 45.8M SCALE: 1" = 150' Will 1OLTH 0 /, i 9 .o NO. 02459? m 1h, / / ol 6 ANAL E% ram SBAIM SBA, Inc. 10007 Oaklon Twwace Rd. Oaktan, Vkgina 22124 I oomp� A..hh.or A ZnOaom a.A o w ayh. o J03 t C.. W . 9 2 - a4) If 2 T— f f f!4 1 a C�iMI IM M t M AZib I..L ay s....i ti r Mtfr�ti■YYr rf.ar r W..0 a r.h Mwt VW hr."w.N- • • IJ U Ln z 0 - LJ F- Tn 0 L LI 0 CL' g z L.J DESICNm Or: CHC reefcrca MHH 99056-1 T s� 4.5' x 5-0' TELEPHONE PAD 70' x 70' LEASE BOUNDARY k EDGE OF GRAVEL 2' x 3' PROPOSED 'fir PULLBOX. SEE ET. r PROPOSED ELECTRICAL rt BACKBOARD. SEE 3/E3. T 6 THICK ASTM fr C-33 /67 STONE T� GRAVEL SURFACING. SEE NOTES 5 i 6. f 'Tf PROPOSED 180' MONOPOLE PROPOSED 12• x 30' I EQUIPMENT SHELTER PLACED jON ELEVATED PLATFORM k (BY ABOVE ERSG�E " 6' LANDSCAPE STRIP 20' WIDE ACCESS k UTILITY Ei 10' WIDE GRAVEL ACCESS ROM `1 \ f PROPOSED 10' x 20' GRAVEL TURNAROUND GRADING, EROSION & 0 SEDIMENT CONTROL PLAN c' C3 SCALE: 1 - 20' 1... 5 E 1SHEET C6 FOR EROSION k SEDIMENT CONTROL NOTES 2. REFER TO SHEET Cl FOR ADDITIONAL NOTES. 3. ALL ELEVATIONS ARE 'nNISFr GRADE 4. ENSURE POSITIVE DRAINAGE FROM THE SITE AT ALL TIMES. AVOID TRAPPING WATER. 5. PUCE CEOTEXTILE FILTER UNDERNEATH TOWER COMPOUND AND GRAVEL ACCESS ROAD. USE NICOLON MIRAFI 1160N OR APPROVED EQUIVALENT. CATE —SPACE FOR FUTURE CO -LOCATION PROPOSED CHAIN r 1 LINK FENCE C3 CS SILT FENCE (TYP.) 1 Q C6 SF EXISTING TREE LINE EXISTING CREEK CENTERUNE 6. FILTER FABRIC MUST BE PROPERLY PROTECTED FROM PUNCHING OR TEARING DURING INSTALL- ATION. REPAIR ANY DAMAGE BY REMOVING THE GRAVEL AND PLACING ANOTHER PIECE OF FABRIC OVER THE DAMAGED AREA, ALL CONNECTING JOINTS SHOULD OVERLAP A MINIMUM OF 1 FT. IF THE DAMAGE IS EXTENSIVE. REPLACE THE ENTIRE FILTER FABRIC. 2 STAKING PLAN � zo• GRAPHIC SCALE: 20 0 20 5 6.10M01��1��G*� 6.10M ." Al • O CD J rr 3> • Autrz O � N0. 02459 AV � w FSBAM Sea Inr. Lako(l oakbn Toru ton. Virgma 22124 Z Z O Ena O cr J Y W O O O C7 W Z Z cn 0 O Q it J Z U m _Z 0 Y W Q En H 0 Wgoam wt CHC MHH p- 99056-1 '9 ANTENNA CARRIER PROPOSE PROPOSES ON ELEVA. 5' ABOVE PROPOSED r1 - TOWER ELEVATION C4 NOT TO SCALE V-6- 7j - 12 j 120 YAC1-1— T PVC CONDUIT FRONT OF CABINET CONDUIT OPENINGS, TYP. 6x6—W4.0 x W4.0 WWF TURN WWF DOWN T AT WEBS OF FRAME MEMBERS 7 TO END OF MESH TYPICAL ALL 4 SIDES 3/4' CHAMFER (CONTRACTOR'S OPTION) 4000 PSI CONCRETE. NORMAL WEIGHT lim. 1. ALL CONCRETE TO BE 4000 PSI AT 28 DAYS AND IN ACCORDANCE WITH ACI STANDARDS. 2. VERIFY ALL DIMENSIONS PRIOR TO ORDERING CONCRETE 3. VERIFY ALL DIMENSIONS OF CONDUIT OPENINGS WITH FRAME MANUFACTURER. HUB FABRICATING CFL FRAME (FOR PAD MOUNTING P/N 60338 CONCR S BE CAST ON ALL SIDES OF FRAME f� BIN zA 2 CONCRETE TELEPHONE PAQ- �2v SCALE. 1/T - t —O - GRAPHIC SCALE: 2 0 2 0.61M 0 0.61 M SCALE: 1/2" '4f ,N if 0 o A " i ll' v- i J Y WHEATON ,o No. 12726 c�4 Ess/,fiNAl SBAllm SBA, Inc. 10007 Oeldm Tarram OWdor, VkVww 22124 J L Y Z o 0 0 m 1 0 Q Uf m W N w w Of 0 U 3 a 00 J ILLI CISGNM fff: GHC MHH 99056-1 b i m END OR CORNER POST (TYP.) 2' MESH, 9 GAUGE GALV. WIRE 1— 1 1/,C11 BRACE RAIL �j r --FINISH GRADE , SUPPORT ARM W/BARBED WIRE 10'-T MAIC SPACING LINE POST (TYP) RAIL (TYP) 3/8"4 TRUSS ROD WITH TURN BUCKLE 2 1/2. 0_D. POST MAX. T GAP BETWEEN WIRE MESH & FINISHED GRADE CHAIN LINK FENCE NOT TO SCALE ca a EXISTING ASPHALT ROAD —% ` ANTENNA SITE 2• CONC. I{ 1I.I � II11 1 1 i I 17 GAUGE I 111 BOTTOM TENSION WIRE F'--19" '- i'-9' 1U —j 11 IT X IT FOR 111 iIIX LINE PAST �L 41111 1111 �j-•---CONCRETE t L J 1 10-0' MAX. FOOTING CLASS y' TYP. FOR END. SPACING (IYP.) 1 CORNER, & GATE POSTS CONCRETE CHAIN LINK FENCE NOT TO SCALE ca a EXISTING ASPHALT ROAD —% ` ANTENNA SITE 2• CONC. CROWN (TYP.) 1. _.'� m 1 rl I II..I L___3 1 •1 -•I I I �1 •1 I -• I I. 1 Ji l GATE KEEPER 1 I CONCRETE Lj �rH ASTM C-33 157 STONE`•,21 �� ,• GEOTEXTILE ';N � CONSTRUCTION EXIT DETAIL C5 §5LE NOT TO SCALE i 1 1/2"0 PIPE GATE FRAME 1'x . W .30 Z. GALVANIZED GATE STOP / I 12 1�Y GAUGE MESH, 12 GAUGE GALVWIRE 4 POINT BARBED WIRE GATE POST ill�l�0 TRUSS RODUT8H TURN BUCKLE (TYP) Ti NMIPOSTS (TYP) 11,CO PIPE BRACE 3 112-0 PIPE GATE ..�A.. ys�I••�`�I TRUSS ROD 3/8' DIA. MINIMUM 2. POST, BRACES AND GATE FRAMES SHALL BE SCHEDULE 40 STANDARD WEIGH PIPE. SIZES SPECIFIED ARE 3. DOUBLE SWING GATE SHALL BE PROVIDED WITH TUBULAR PLUNGER BAR, 1 LDCK KEEPER, 1 LOCK KEEPER GUIDE. 2 LATCH FORKS 2 FORK CATCHES, 1 CATCH F64 PLUNGER BAR, AND 2 GATE STOPS LOCATED AS DIRECTED BY THE ENGINEER 4. POSTS, CAPS AND OTHER NECESSARY FENCE FITTINGS SHALL BE AS MANUFACTURED BY THE FENCE MANUFACTURER OR EQUAL HINGES SHALL BE OF GALVANIZED STEEL S. POSTS SHALL BE SPACED EQUIDISTANT BUT NOT MORE THAN 10' O.C. ,4880000�� o `atlkLTH OA G, • i S i NO. 024-92 14r i S� NAL E �s®��►.3QAa SBA SBA, Inc 1DD01 Odmn Trrac• Rd OWcbn, V'igm 22124 a a Q�ff �oo as o = °: • mN AmLh-ob A id•tf•.o. s•v C.-.— ■.'.' w.L•.ti �.W JW.• cwrwn,swrt .e.M b ..•At Y ::) N 00 x J N Z m � O p Q U LiJ _I X U w w U Z LJ LL. 0EDC"m .r. GHC .M[Mr MHH -- 99056-1 FINISH GRADE 1. _.'� m 1 rl I L___3 ..LF -.00. I -• I I. 1 GATE KEEPER 1 I CONCRETE 1 J) FOOTING, TYP. 1. t CLASS B 1 � 1 1 I..1 IJ 1 h L 1-9- 12' DOUBLE SWING GATE X 1"-9" CJ CS NOT TO SCALE FENCE NOTES: 1. FENCING MATERIALS SHALL BE OF GALVANIZED STEEL 2. POST, BRACES AND GATE FRAMES SHALL BE SCHEDULE 40 STANDARD WEIGH PIPE. SIZES SPECIFIED ARE 3. DOUBLE SWING GATE SHALL BE PROVIDED WITH TUBULAR PLUNGER BAR, 1 LDCK KEEPER, 1 LOCK KEEPER GUIDE. 2 LATCH FORKS 2 FORK CATCHES, 1 CATCH F64 PLUNGER BAR, AND 2 GATE STOPS LOCATED AS DIRECTED BY THE ENGINEER 4. POSTS, CAPS AND OTHER NECESSARY FENCE FITTINGS SHALL BE AS MANUFACTURED BY THE FENCE MANUFACTURER OR EQUAL HINGES SHALL BE OF GALVANIZED STEEL S. POSTS SHALL BE SPACED EQUIDISTANT BUT NOT MORE THAN 10' O.C. ,4880000�� o `atlkLTH OA G, • i S i NO. 024-92 14r i S� NAL E �s®��►.3QAa SBA SBA, Inc 1DD01 Odmn Trrac• Rd OWcbn, V'igm 22124 a a Q�ff �oo as o = °: • mN AmLh-ob A id•tf•.o. s•v C.-.— ■.'.' w.L•.ti �.W JW.• cwrwn,swrt .e.M b ..•At Y ::) N 00 x J N Z m � O p Q U LiJ _I X U w w U Z LJ LL. 0EDC"m .r. GHC .M[Mr MHH -- 99056-1 k;EiVCRhL CRUJIVIV & SEDIMENT CONTROL NOTES: 1. ADDITIONAL EROSION CONTROL MEASURES WILL BE EMPLOYED WHERE DETERMINED NECESSARY BY ACTUAL SITE CONDITIONS. 2. PRIOR TO COMMENCING LAND DISTURBANCE ACTIVITY. THE LIMITS OF LAND DISTURBANCE SHALL BE CLEARLY AND ACCURATELY DEMARCATED WITH STAKES, RIBBONS. OR OTHER APPROPRIATE MEANS. 3. THE CONSTRUCTION OF THE SITE WILL INITIATE WITH THE INSTALLATION OF EROSION CONTROL MEASURES SUFFICIENT TO CONTROL SEDIMENT DEPOSITS AND EROSION. ALL SEDIMENT CONTROL WILL BE MAINTAINED UNTIL ALL UPSTREAM GROUND WITHIN THE CONSTRUCTION AREA HAS BEEN COMPLETELY STABIUZED. 4. THE LOCATION OF SOME OF THE EROSION CONTROL DEVICES MAY HAVE TO BE ALTERED FROM THAT SHOWN ON THE PLANS IF DRAINAGE PATTERNS DURING CONSTRUCTION ARE DIFFERENT FROM THE FINAL PROPOSED DRAINAGE PATTERNS, ANY DIFFICULTY IN CONTROLLING EROSION DURING ANY PHASE OF CONSTRUCTION SHALL BE REPORTED TO THE ENGINEER IMMEDIATELY. 5. CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES UNTIL GROUND STABILIZATION HAS BEEN ESTABLISHED. CONTRACTOR SHALL INSPECT EROSION CONTROL MEASURES AT THE END OF EACH WORKING DAY TO ENSURE MEASURES ARE FUNCTIONING PROPERLY. 6. THE CONTRACTOR SHALL REMOVE ACCUMULATED SILT WHEN THE SILT IS WITHIN 12" OF THE TOP OF THE SILT FENCE. 7. FAILURE TO INSTALL, OPERATE OR MAINTAIN ALL EROSION CONTROL MEASURES WILL RESULT IN ALL CONSTRUCTION BEING STOPPED ON THE JOB SITE UNTIL SUCH MEASURES ARE CORRECTED. 8. SILT BARRIERS TO BE PLACED AT DOWNSTREAM TOE OF ALL CUT AND FILL SLOPES. 9. ANY DISTURBED AREA LEFT EXPOSED FOR A PERIOD GREATER THAN 7 DAYS SHALL BE STABILIZED WITH SEEDING. 10. TEMPORARY SEEDING: nSBED PREPARATION WHEN USING CONVENTIONAL OR TSEEDHAND-SEEDING, SEEDBED PREPARATION IS NOT REQUIRED IF THE SOIL MATERIAL IS LDOSE AMD NOT SEALED BY RAINFALL - WHEN SOIL HAS BEEN SEALED BY RAINFALL OR CONSISTS OF SMOOTH UNDISTURBED CUT SLOPES, THE SOIL SHALL HAVE PITTED. TRENCHED OR OTHERWISE SCARIFIED TO PROVIDE A PLACE FOR SEED TO LODGE AND GERMINATE SEEDIN : SEPT. 1 - FER 15: APPLY 50-100 LBS/ACRE OF 50/50 MIX OF ANNUAL RYEGRASS (LOLIUM MULTI-FLORUM) & CEREAL (WINTER) RYE (SECALE CEREALE). M. 16 - APR tn: APPLY 60-100 LBS./ACRE OF ANNUAL RYEGRASS SEED (LOLIUM MULTI-FLORUM) MAY 1 - AUG 1: APPLY 50 LBS./ACRE OF GERMAN MILLET (SETARIA ITALICA). APPLY SEED UNIFORMLY BY HAND. CYCLONE SEEDER, DRILL, CULTIPACKER-SEEDER, OR HYDRAULIC SEEDER (SLURRY INCLUDING SEED AND FERTILIZER). DRILL OR CULTIPACKER SEEDERS SHOULD NORMALLY PLACE ON -HALF TO ONE INCH DEEP. MULCHING: APPLY 2.5 TONS OF DRY PINE STRAW PER ACRE OF SEEDED AREA PS PERMANENT SEEDING: -SEEDBED PR PA A11ON AREA TO BE SEEDED SHALL BE LOOSE AND FRIABLE TO A DEPTH OF AT LEAST 3. THE TOP LAYER SHALL BE LOOSENED BY RAKING, DISKING OR OTHER ACCEPTABLE MEANS BEFORE SEEDING OCCURS. IN UEU OF SOIL TEST RESULTS, APPLY 50 LBS. OF DOLOMITIC LIMESTONE AND 25 LBS. OF 10-10-10 FERTIUZER PER 1,000 SQUARE FEET. HARROW OR DISK LIME AND FERTILIZER INTO THE SOIL TO A DEPTH OF AT LEAST 3' ON SLOPES FLATTER THAN 3:1. SEEDIN : MARCH - JULY: APPLY 5-6 LBS. PER 1,000 SQUARE FEET OF BERMUDA. ,BILLY - MARCH: APPLY 2-3 LBS. PER 1,000 SQUARE FEET OF KENTUCKY 31 TALL FESCUE APPLY SEED UNIFORMLY WITH A CYCLONE SEEDED DRILL CULTIPACKER SEEDER OR HYDROSEEDER (SLURRY INCLUDES SEEDS AND FERTILIZER RECOMMENDED ON STEEP SLOPES ONLY) ON A MOIST, FIRM SEEDBED. MAXIMUM SEED DEPTH SHOULD BE 1/2- IN CLAY SOILS AND 1/2" IN SANDY SOILS WHEN USING OTHER THAN THE HYDROSEEDER METHOD. IRRIGATE UNTIL VEGETATION IS FIRMLY ESTABLISHED IF SOIL MOISTURE IS NOT SUFFICIENT TO SUPPORT ADEQUATE GROWTH. MULCHIN : APPLY 2.5 TONS OF DRY PINE STRAW PER ACRE OF SEEDED AREA. 11. CONTRACTOR SHALL REMOVE ALL EROSION & SEDIMENT CONTROL MEASURES AFTER COMPLETION OF CONSTRUCTION AND ESTABLISHMENT OF PERMANENT GROUND COVER. 12. UNLESS OTHERWISE INDICATED. ALL VEGETATIVE AND STRUCTURAL EROSION AND SEDIMENT CONTROL PRACTICES WILL BE CONSTRUCTED AND MAINTAINED ACCORDING TO MINIMUM STANDARDS AND SPECIFICATIONS OF THE YIRGINIA FRO -ION AND t DIMFNT CONTROL HANDRnnr AND VIRGINIA REGULATIONS VR 625-02-00 EROSION AND SEDIMENT CONTROL REGULATIONS. 13. ALL EROSION AND SEDIMENT CONTROL MEASURES ARE TO BE PLACED PRIOR TO OR AS THE FIRST STEP IN CLEARING. U —U NMA. L J L{QTE: FABRIC SHALL RETAIN 85% OF SOIL BASED ON SIEVE ANALYSL% BUT NOT FINER THAN OPENING SIZE 70. (_\,�_slu FENCE ELEVATION �F�g NOT TO SCALE FILTER FABRIC NICOLON MIRAFT 1160 N SEE NOTE 5 ON DWG. C3 10.00• 3:1 MAX ---I I 6" 157 GRAVEL 2% 12" COMPACTED SUBGRADE O 95% STD. PROCTOR 3:1 MAK EXISTING SUBGRADE r31 ROADWAY SECTION DETAIL C2 C6 SCALE: 1/4 . 1'-0" to FOLD & SET FILTER FABRIC INTO SOIL — BACKFILL AND COMPACT THE EXCAVATED 5011 IN TRENCH AND ON BOTH SIDES OF b FILTER FENCE FABRIC \ � n 6" Z' x 47 WOOD POST ALT; STEEL FENCE POSTS �1SILT FENCE DETAIL C6 C6 NOT TO SCALE SBA SBA, Inc 10007 Oakbn Tran Oakton, Wgm 72124 F_ I I GRAPHIC SCALE: 4 0 4 1.22M 0 1.22M SCALE: 1/4" = V-0" rR° LTH o sr r VIL Ira AF P j JO J S � 0. 024592 i 00 SIGNAL00 E� ��• •oaoo� & y mp.n A.rchhaab � Rn�iaava a.w xu.a• x..�... sas f. a W-029.9450 dp.yw ,w�L' ti a CM4 M TY ...■a ab xr+.. ,.4.0 . %... .. Y1.1. r " w~ ► i r .Me 4 M . �1 F.w a N Y -kd --i crLu U 0 m Z LL.LLj Q a J J � v a O EC OES"CD Orr. GK aEV"ER MHH -- 99056-1 NOTE: SET TREE PLUMB PRIOR TO STAKING RUBBER HOSE (2 PLY GREEN) GUY WIRE (DOUBLE STRAND, 2 PLY WIRE) 3" PINESTRAw MULCH �4 REBAR STAKE 6" LENGTH, DRIVE BELOW GRADE—Z SCARIFY BASEy�j OF PLANT PR ROOTBALL PIT TO STAKE EXCEED DIAMETER OF ROOTBALL BY 24' ROOTBALL 120 TYP. GUY WIRE RUBBER HOSE PLAN CULT VA ED SOIL - 24" DIAMETER LARGER THAN ROOT BALL OR CONTAINER ADD EXCAVATED SOIL OOTBALL AS NEEDED TO BRING TREE TO FINISHED GRADE. SECTION TAMP TO PREVENT SETTLING OTREE STAKING AND GUYING U L1 NOT TO SCALE GENERAL PLANTING NOTES 1. ALL PLANTS MUST BE HEALTHY, VIGOROUS MATERIAL. FREE OF PESTS ANDDISEAS E 2. ALL PLANTS MUST BE CONTAINER -GROWN OR BALLED AND BURLAPPED AS SPECIFIED. 3. ALL TREES MUST BE STRAIGHT TRUNKED, FULL HEADED AND MEET ALL REQUIREMENTS SPECIFIED. 4. ALL PLANTS ARE SUBJECT TO THE APPROVAL OF THE OWNER'S REPRESENTATIVE BEFORE, DURING, AND AFTER INSTALLATION. 5. ALL TREES MUST BE GUYED OR STAKED AS SHOWN. 6. ALL PLANTS AND PLANTING AREAS MUST BE COMPLETELY MULCHED AS SPECIFIED. 7. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHAW. BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL AVOID DAMAGE TO ALL UTIUTIES DURING COURSE OF THE WORK THE CONTRACTOR IS RESPONSIBLE FOR REPAIRING ALL DAMAGE TO UTILITIES, STRUCTURES, SITE APPURTENANCES, ETC. WHICH OCCURS AS A RESULT OF THE LANDSCAPE CONSTRUCTION. B. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL QUANTITIES SHOWN ON THESE PLANS BEFORE PRICING THE WORK. 9. THE CONTRACTOR IS RESPONSIBLE FOR FULLY MAINTAINING ALL PLANTING (INCLUDING, BUT NOT LIMITED TO: WATERING. SPRAYING, MULCHING, FERTILIZATION, ETC.) OF PLANTING AREAS AND LAWNS UNTIL THE WORK IS ACCEPTED IN TOTAL BY THE OWNER'S REPRESENTATIVE 10. THE OWNER AGREES TO PERFORM ALL LANDSCAPE MAINTENANCE (INCLUDING WATERING) THROUGHOUT THE ONE YEAR GUARANTEE PERIOD UNLESS OTHERWISE DETERMINED. 11. THE OWNER'S REPRESENTATIVE WILL APPROVE THE STAKED LOCATION OF ALL PLANT MATERIAL PRIOR TO INSTALLATION. 12. AFTER BEING DUG AT THE NURSERY SOURCE, ALL TREES IN LEAF SHALL BE ACCLIMATED FOR TWO (2) WEEKS UNDER A MIST SYSTEM PRIOR TO INSTALLATION. 13. ANY PLANT MATERIAL THAT DIES. TURNS BROWN OR DEFOLIATES (PRIOR TO TOTAL ACCEPTANCE OF THE WORK) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAME SPECIES, QUANTITY, SIZE AND MEETING ALL SPECIFICATIONS. 14. STANDARDS SET FORTH IN 'AMERICAN STANDARD FOR NURSERY STOCK, LATEST EDITION, REPRESENT GUIDELINE SPECIFICATIONS ONLY AND SHALL CONSTITUTE MINIMUM QUALITY REQUIREMENTS FOR PLANT MATERIAL TOTAL AREA OF SITE: COMPOUND AREA 4700 SF - .11 ACRES LANDSCAPE BUFFER 1700 SF = .04 ACRES 6400 SF = .15 ACRES PLANT UST OTY. COMMON NAME BOTANICAL NAME 33 VIRGINIA PINES PINUS VIRGINIA 1700 SF PINE STRAW MULCH A_ SIZE/REMARKS STRAIGHT TRUNK, WELL BRANCHED, 5' MIN HEIGHT AT PLANTING 2' SETTLED LAYER OF CLEAN STRAW lev LANDSCAPE PLAN C3 U SCALE: 1' - 20" 33 VIRGINIA PINES 2 � uu y0. 6' LANDSCAPE BUFFER 1700 SF OF PINE STRAW MULCH , I'LL UNE GRAPHIC SCALE - 20 0 20 6.1OM 0 6.1OM a%% ��LT, pF � 0 o o ��, G�9 i ` O JOFINI ?,rv .024 92 �0 NAL EN 104 SBAMH SBA, Inc. 10007 OaMon Twroce Oakmn, Vrgm 22124 V-0—IN.-P, A-bbmd . a.da..,. (4.4) 62 •4)!f ). •f 1• r...saf.sls• COP" noAnrt da -d ti' til�a�ra, r r+ar ■ .■..a r r.r fy ��1 r1r�w.a■ P*ft pt .w III, w_ ■la. Mrwr OEPO.m a* GBC MHH a. 99056-1 ACCESS AND UTILITY EASEMENT OVERALL ELECTRICAL SITE PLAN Et Et SCALE: 1 = 200' NOTES: (THIS SHEET ONLY) I. COORDINATE EXACT ROUTING WITH UTILITY COMPANIES. STUB UP POWER AND TELEPHONE CONDUITS AND CAP IN RIGHT-OF-WAY OR AS DIRECTED BY UTILITY COMPANIES. 2. FOR CONDUIT AND CONDUCTOR SIZES AND TERMINATIONS, SEE ONE -UNE DIAGRAM (1/E3) 3. PROVIDE OUAZITE COMPOSOLITE PULL BOX OPG2436DA24 (24'W x36"L x24'D) WITH HEAVY DUTY COVER IPG2436HAOO WITH LOGO "TELEPHONE- FOR TELEPHONE CONDUITS. 4. ALL CONDUITS SHALL UTILIZE LONG SWEEPS AT BENDS. 5. PROVIDE FLASH TECHNOLOGY MODEL FTB 312 SERIES - DUAL FLASHING SYSTEM. MECHANICALLY FASTEN CONTROLLER TO TOWER AS DIRECTED BY MANUFACTURER. PROVIDE BEACON AT TOP OF TOWER, AND TWO SIDE MARKER LIGHTS AT TOWER MIDPOINT. SEE 1/E3 FOR POWER CIRCUIT. 6. PROVIDE EMPTY 3/4"C FROM TOWER LIGHT CONTROLLER TO TELEPHONE CABINET. W4,94 ROUS"'?/Al, /6�1 CS R44D LEGEND SYMBOL DESCRIPTION --0 CONDUIT TURNING TOWARDS VIEWER - - - - - - - RACEWAY INSTALLED 24' MIN. BELOW GRADE GROUND 1-47C W/PULLWIRE FOR TELCO PROPOSED TELEPHONE CABINET EQUIPMENT PAD (SEE 2/C4.) PROPOSED TELEPHONE CABINET (PROVIDED BY BELL ATLANTIC) 2-47C W/PULLWIRE r FOR TELCO r f NOTE 3 r , PROPOSED r / POWER SERVICE / SUPPORT FRAME `. NOTE 6 / ACCESS AND UTILITY / / EASEMENT / NOTES 1 h 4/ ✓ ,''2 / � EI E3 , FUTURE r! EQUIPMENT ; (TYP.) PROPOSED EQUIPMENT f r PROPOSED MONOPOLE (NOTE 5) PROPOSED FENCE PARTIAL ELECTRICAL SITE PLAN (NOTES z & 4) (0 Et E1 SCALE: 1 = 20' GRAPHIC SCALES: 20 0 20 Ime� 6.1 OM 0 6.1 OM SCALE: 1" = 20' 200 0 200 61.OM 0 61.OM SCALE: 1" = 200' PAMELA ANTI POSTM No. 0401033280 �ONATIttA ft4u 42. SB SBA, Inc 10007 O.kbn Tania Rd Oalmon. Vvgm 21124 o m aay Amhit-W A Eadffaf sans c.J.� IOHf N*v guars rell" ('0w_ dab (404) 62 s4)af x -alfa n..�saf.f.sa C�fr} iM rfZr �wY.l f1r F -d r w. • .rrts.a..ar6 r YrrW r w1�Y r rW rrMrwar�.r. (n Z Y a o W O 1— cr- U) m Q Q L LJ U J � U W J L LI otsam Wt BCZ WmEwca• pp 99056-1 ABBREVIATIONS A AMPER S FINISREUTEUGU- -AFG ABOVE FlNISHED GRADE At AM IN UPTING YA-57- AWG AM RICAN WIRE GAUL C CONDUIT C.8 CIRCUIT BREAKER G GROUND FI N FA 1 T RR PT R M 0 MAIN I UG ON Y OR PHASE TYgECRWRfTER� rFUL UNLABORATORIE V ATWP WFATHFgpgOoF 1-47C W/PULLWIRE FOR TELCO PROPOSED TELEPHONE CABINET EQUIPMENT PAD (SEE 2/C4.) PROPOSED TELEPHONE CABINET (PROVIDED BY BELL ATLANTIC) 2-47C W/PULLWIRE r FOR TELCO r f NOTE 3 r , PROPOSED r / POWER SERVICE / SUPPORT FRAME `. NOTE 6 / ACCESS AND UTILITY / / EASEMENT / NOTES 1 h 4/ ✓ ,''2 / � EI E3 , FUTURE r! EQUIPMENT ; (TYP.) PROPOSED EQUIPMENT f r PROPOSED MONOPOLE (NOTE 5) PROPOSED FENCE PARTIAL ELECTRICAL SITE PLAN (NOTES z & 4) (0 Et E1 SCALE: 1 = 20' GRAPHIC SCALES: 20 0 20 Ime� 6.1 OM 0 6.1 OM SCALE: 1" = 20' 200 0 200 61.OM 0 61.OM SCALE: 1" = 200' PAMELA ANTI POSTM No. 0401033280 �ONATIttA ft4u 42. SB SBA, Inc 10007 O.kbn Tania Rd Oalmon. Vvgm 21124 o m aay Amhit-W A Eadffaf sans c.J.� IOHf N*v guars rell" ('0w_ dab (404) 62 s4)af x -alfa n..�saf.f.sa C�fr} iM rfZr �wY.l f1r F -d r w. • .rrts.a..ar6 r YrrW r w1�Y r rW rrMrwar�.r. (n Z Y a o W O 1— cr- U) m Q Q L LJ U J � U W J L LI otsam Wt BCZ WmEwca• pp 99056-1 PROPOSED / G TELEPHONE CABINET G EQUIPMENT PAO G F i F I r FUTURF E01 ( F TY PROPOSED MONOPOLE �w \ 'G b� PROPOSED EQUIPMENT GROUNDING KEYNOTES: O1 GROUND RING (MIN 1'-6" FROM OUTSIDE EDGE OF TOWER FOUNDATION) Q CONNECT SERVICE DISCONNECTING MEANS TO GROUND R00. Q3 CONNECT FENCE TO GROUND RING. (TYPICAL FOR 4 PLACES) ® CONNECT TOWER LEG TO GROUND ROD IN TOWER RING (TYP. FOR 3)). CADWELD TO TOWER BASE PLATE OR GROUNDING LUG PROVIDED BY TOWER MANUFACTURER. DO NOT CADWELD TO HOLLOW TUBULAR TOWER LEG. Q CONNECT MAIN REBAR IN TOWER FOUNDATION TO GROUND RING. PROVIDE JUMPER FROM REBAR TO TOWER STEEL. (TYP. AT EACH TOWER LEG) © CONNECT GATE TO GATE POST (TYP. FOR 2) WITH 4/0 WELDING CABLE THAT HAS BEEN CRIMPED ON EACH END WITH A CAP FOR THE CADWELD PROCESS, LENGTH SHALL ALLOW FULL SWING OF GATE. CONNECT GATE POSTS TO GROUND ROD. O7 PROVIDE GROUND CONDUCTOR FROM GROUND RING INTO TELEPHONE EQUIPMENT PAD OPENING. COORDINATE CONNECTION WITH TELEPHONE EQUIPMENT MANUFACTURER. G C OGROUNDING PLAN Et Et SCALE: 1/15- = 1'-D" G PROPOSED FENCE GROUNDING LEGEND ® GROUND ROD INSPECTION WELL 0 5/8"x 10' COPPER CLAD STEEL GROUND ROD /2 SOLID TINNED BARE COPPER GROUND CONDUCTOR G — ALL BELOW GRADE GROUND CONNECTIONS SHALL BE CADWELD. CRISTY BRAND CEMENT TEST WELL WITH FIN COV'RFLUSH WITH SHSGRADE. I4 AWG BCW f1NNED PIGTAIL 8" PVC 1'x4 SLUT IN PVC PIPE — GROUND CONDUCTOR —/ C NNECTION —� DRIVEN COPPER CLAD GROUND ROD 5/8' x 10' 2'-6' OR 6' BELOW FROSTI INE FINISHED GRADE AGROUND ROD INSPECTION WELL E2 NOT TO SCALE r v gyp: r v :J CADWELD LNG GROUND #2 AWG BCW GROUND ROD COPPERWELD 5/8'mxIO'-0" LONG OCOPPER- CLAD STEEL GROUND ROD E2 E2 NOT TO SCALE GRAPHIC SCALE: 16 0 16 4.88M 0 4.88M SCALE: 1/16" = 1-0" * O��EALT�0 , PAMELA ANN POSTMA o NO. 0402033280 2 0 L SBA SBA, Inc. 10007 Oakton Tartaoa Rd Oakton, vxyina 22124 I mpg Amhf)aob ! anate.n. faff c�e..>• sr.aw� a.w flwra x..r..a .) orW (- 0.) .. fOf11 H O / f f a f. 1 f fa !• � f f f f un 4�l Itr M M a M —.& Ili Os.lt i V. 0 )rN Ofi0-W.A 1 LM ..f .i �. f. �.dle ►aiff Mrnlrra.. �.w. .al- AI C.M., wf"�f t -j Yz o a Ln [C _J m 0 Q Of z 1- wE LaJ Z 0 J Z) U 0 EC 0 ocsam sr 8C2 PP 99056-1 TELCO CABINET 3(12-1/2'C. 3/10-3/47C. (CONNECT TO WIP C.B.) TOP VIEW 8-0' PROVIDE 4' x 8' x J/4' PRESSURE TREATED PLYWOOD BOTH SIDES Of FRAME) NOTE 6) AREA LIGHT (NOTE 1) 200A, M.LO._120/24OV/10 PANELBOARD SONE -LINE DIAGRAM (NOTE 9) E1 E3 NOT TO SCALE PROVIDE !i x 6' PRESSURE — TREATED POSTS EMBEDDED IN (TYP. OF 3) b FINISHED GRADE --� I I I I I I N 1'-T DIAMETER CONCRETE PIER. (TYP) POUR DIRECTLY AGAINST r UNDISTURBED EARTH. (DO NOT FORM) P�POWER SERVICE SUPPORT FRAME E1 E3 NOT TO SCALE 2 -GANG METER PACK, 240/129V SINGLE PHASE 3 WIRE, NEMA 3R, 400A BUS, WITH 2-200A METER SOCKETS WITH 2OOA/2P CIRCUIT BREAKERS, AND MINIMUM AIC RATING OF 22KAIC_ CONTRACTOR SHALL VERIFY AVAILABLE FAULT CURRENT WITH POWER COMPANY AND PROVIDE EQUIPMENT SUITABLE FOR AVAILABLE FAULT CURRENT. (NOTE 5) NOTE 3 (TYPICAL FOR 1) 313/0, 116G -YC. )1/0 AWG (NOTE 8) (2) 2 1/Y SPARE CONDUITS W/PULLWIRE (NOTE 7) 313/0, 1I6G-2'C. 2 SETS: 313/0-2 1/2"C. (NOTE 4) TO PROPOSED EQUIPMENT (COORDINATE EXACT LOCATION OF CONDUIT TERMINATION WITH EQUIPMENT MANUFACTURER.) PROVIDE UTILITY MARKER TAPE BURIED 12' BELOW FINISHED GRADE NOTES: _(THIS SHEET ONLY) I=11El 1� 11= tr 9' LAYER OF STONE WHERE REQUIRED UNDISTURBED SOIL COMPACTED BACKFILL C C. FOR TELCO 2 1/2' SPARE POWER CONDUIT 2 1/2' C. FOR POWER 2 CONDUIT SECTION Ei E3 NOT TO SCALE 1. AREA LIGHT, HUBBELL IOL -505-L05 OR APPROVED EQUAL MOUNT UGHT 8'-0' AFG ON BACKBOARD. PROVIDE WEATHERPROOF SWITCH MOUNTED 4'-0' AFG TO BACKBOARD. 2. PROVIDE WEATHERPROOF GFI 20A/125 VOLT RECEPTACLE 4'-0' AFG ON BACKBOARD. 3. WATTHOUR METER SOCKET SHALL BE PROVIDED IN ACCORDANCE WITH POWER COMPANY REQUIREMENTS. 4. PROVIDE SERVICE AS INDICATED IF SERVICE IS PROVIDED FROM PAD -MOUNTED TRANSFORMER F SERVICE IS FROM POLE -MOUNTED TRANSFORMER, ROUTE 2-3'C WITH PULLWIRE FROM METER PACK TO UTILITY POLE AND EXTEND CONDUITS UP POLE AS DIRECTED BY UTILITY COMPANY. POWER COMPANY SHALL PROVIDE CONDUCTORS. 5. MOUNT EQUIPMENT ON BACKBOARD. 6. ALL EQUIPMENT SWILL BE MOUNTED ON ONE SIDE OF POWER FRAME. 7. PROVIDE SPARE CONDUITS AS INDICATED IF SERVICE IS PROVIDED FROM A PAD -MOUNTED TRANSFORMER. F SERVICE IS PROVIDED FROM A POLE -MOUNTED TRANSFORMER, PROVIDE 2-3• CONDUITS WITH PULLWIRES. STUB AND CAP CONDUITS 12' AFG AT ELECTRIC BACKBOARD. 8. GROUND SERVICE IN ACCORDANCE WITH NEC ARTICLE 250-23. 9. CONTRACTOR TO LABEL ELECTRICAL EQUIPMENT ON FRAME WITH APPROPRIATE CARRIER NAMES. NO.0402033280 2 0 17 �- Qg s to AL StAG SBAEJ SRA, Ina 10007 Oakbn Ttrrr Rd Ot1�n, Vinpm 72121 oompraIIy Me6lroo) t En�la.n. H •4) ss a-� •s• r•.�sas.�•a• �+n4� V) J Y Q � O C)Q m Q �Q W U L Z Fx J J F U 1 V W W Z J W O oEDCNm x* BCZ xLMMR PP 99056-1 GENERAL NOTES 1. INSPECTIONS 7. CONDUCTORS A. GENERAL: DURING AND UPON COMPLETION OF THE WORK, ARRANGE AND PAY ALL ASSOCIATED INSPECTION OF ALL ELECTRICAL WORK INSTALLED UNDER THIS CONTRACT IN ACCORDANCE WITH THE CONDITIONS OF THE CONTRACT. INSTALLATION SHALL COMPLY WITH APPLICABLE LAWS AND ORDINANCES, UTILITY COMPANY REQUIREMENTS, AND THE LATEST EDITION OF NEC, NFC, NEMA, OSRk SBC, AND UL B_ INSPECTIONS REQUIRED: AS PER THE LAWS AND REGULATIONS OF THE LOCAL AND/OR STATE AGENCIES HAVING JURISDICTION AT THE PROJECT SITE C. INSPECTION AGENCY: APPROVED BY THE LOCAL AND/OR STATE AGENCIES HAVING JURISDICTION AT THE PROJECT SITE D. CERTIFICATES: SUBMIT ALL REQUIRED INSPECTION CERTIFICATES. Z HANGERS AND SUPPORTS A. MATERIALS: ALL HANGERS, SUPPORTS, FASTENERS AND HARDWARE SHALL BE ZINC COATED OR OF EQUIVALENT CORROSION RESISTANCE BY TREATMENT OR INHERENT PROPERTY, AND SWILL BE MANUFACTURED PRODUCTS DESIGNED FOR THE APPLICATION. PRODUCTS FOR OUTDOOR USE SHALL BE HOT DIP GALVANIZED. B. TYPES: HANGERS, STRAPS, RISER SUPPORTS, CLAMPS, U -CHANNEL, THREADED RODS, ETC. AS INDICATED OR REQUIRED. C. INSTALLATION: RIGIDLY SUPPORT AND SECURE ALL MATERIALS, RACEWAY AND AND EQUIPMENT TO STRUCTURE USING HANGERS, SUPPORTS AND FASTENERS SUITABLE FOR THE USE. MATERIALS AND LOADS ENCOUNTERED. PROVIDE ALL NECESSARY HARDWARE PROVIDE CONDUIT SUPPORTS AT MAXIMUM 5 FT. O.C. D. STRUCTURAL MEMBERS: DO NOT CUT, DRILL. OR WELD ANY STRUCTURAL MEMBER EXCEPT AS SPECIFICALLY APPROVED BY THE ENGINEER. E MISCELLANEOUS SUPPORTS: PROVIDE ANY ADDITIONAL STRUCTURAL SUPPORT STEEL BRACKETS, ANGLES, FASTENERS AND HARDWARE AS REQUIRED TO ADEQUATELY SUPPORT ALL ELECTRICAL MATERIALS AND EQUIPMENT. F. ONE HOLE STRAP SHALL NOT BE USED FOR CONDUITS LARGER THAN 3/4 INCH. I ENCLOSURES A. NEMA 3R 4. HOLES, SLEEVES AND OPENINGS A. GENERAL- PROVIDE ALL HOLES, SLEEVES, AND OPENINGS REQUIRED FOR THE COMPLETION OF WORK AND RESTORE ALL SURFACES DAMAGED TO MATCH SURROUNDING SURFACES. S. CONDUIT PENETRATIONS: SIZE CORE DRILLED HOLES SO THAT AN ANNULAR SPACE OF NOT LESS THAN 1/4' AND NOT MORE THAN " IS LEFT AROUND THE CONDUIT, PIPE, ETC. WHEN OPENINGS ARE CUT IN LIEU OF CORE DRILLED. PROVIDE SLEEVE IN ROUGH OPENING. SIZE SLEEVES TO PROVIDE AN ANNULAR SPACE OF NOT LESS THAN 1/4" AND NOT MORE THAN 1' AROUND THE CONDUIT, PIPE, ETC. PATCH AROUND SLEEVE TO MATCH SURROUNDING SURFACE 5. CUTTING AND PATCHING A. GENERAL.- PROVIDE ALL CUTTING, DRILLING, CHASING, FITTING AND PATCHING NECESSARY FOR ACCOMPLISHING THE WORK. THIS INCLUDES ANY AND ALL WORK NECESSARY TO: UNCOVER WORK TO PROVIDE FOR THE INSTALLATION OF ILL TIMED WORK; REMOVE AND REPLACE DEFECTIVE WORK NOT CONFORMING TO THE REQUIREMENTS OF THE CONTRACT DOCUMENTS; B. REPAIRS: REPAIR ANY AND ALL DAMAGE TO WORK OF OTHER TRADES CAUSED BY CUTTING AND PATCHING OPERATIONS, USING SKILLED MECHANICS OF THE TRADES INVOLVED. 6. RACEWAY SYSTEMS A. ALL ABOVE GRADE CONDUIT AND ALL CONDUIT ELBOWS SHALLBE RIGID GALVANIZED STEEL UNLESS NOTED OTHERWISE ALL BELOW GRADE CONDUIT (EXCEPT ELBOWS) SHALL BE SCHEDULE 40 PVC, TOWER LIGHT CIRCUIT FROM CONTROLLER TO LIGHTS SHALL BE SCHEDULE 40 PVC. RACEWAY BURIAL DEPTH SHALL BE AS PER NEC. USE CLEAN SAND BACKFILL FOR ALL BURIED RACEWAY SYSTEMS. ALL EXPOSED ENDS OF CONDUITS SHALL HAVE WEATHERPROOF CAPS NOT DUCT TAPE. USE 98% CONDUCTIVITY COPPER WITH TYPE XHHW-2 INSULATION, 600 VOLT, COLOR CODED. USE SOLID CONDUCTORS FOR WIRE UP TO AND INCLUDING NO. 8 AWC, STRANDED CONDUCTORS FOR WIRE LARGER THAN NO. 8. USE PRESSURE-TYPE INSULATED TWIST -ON CONNECTORS FOR NO. 10 AWG AND SMALLER, SOLDERLESS MECHANICAL TERMINAL LUGS FOR N0, 8 AWG AND LARGER. 8. ELECTRIC SERVICE A. GENERAL- COMPLY WITH AND COORDINATE ALL REQUIREMENTS OF THE UTILITY COMPANY. B. SHORT CIRCUIT RATINGS: PROVIDE EQUIPMENT WITH HIGHER FAULT CURRENT RATINGS AS NEEDED TO MATCH AVAILABLE FAULT CURRENT. 9. TELEPHONE SERVICE A. GENERAL: INSTALLATION SHALL BE IN ACCORDANCE WITH TELEPHONE UTILITY COMPANY S RULES AND REGULATIONS. 10. GROUNDING SYSTEM A. INSTALLATION: INSTALL AS INDICATED ON THE DRAWINGS AND AS REQUIRED: OWNER'S REPRESENTATIVE WILL INSPECT CAOWELDS AND CONDUCT MEGGER TEXT PRIOR TO BURIAL A MAXIMUM OF 5 OHMS RESISTANCE IS REQUIRED. USE CLEAN SAND AND CLAY BACKFILL FOR BURIED GROUND CONDUCTORS. 11. CHECKOUT, TESTING AND ADJUSTING A. CORRECTION/REPLACEMENT: AFTER TESTING BY CONTRACTOR, OWNER OR ENGINEER, CORRECT ANY DEFICIENCIES AND REPLACE MATERIALS AND EQUIPMENT SHOWN TO BE DEFECTIVE OR UNABLE TO PERFORM AT DESIGN OR RATED CAPACITY. B. POWER CONDUCTORS: CONTRACTOR SHALL CONDUCT A CONTINUITY B INSULATION TEST ON CONDUCTORS BETWEEN SERVICE DISCONNECT SWITCH k POWER CABINET. C. WHEN SITE POWER IS DERIVED FROM 3 PHASE SOURCE LOAD READINGS WILL BE TAKEN AND RECORDED TO MAINTAIN A BALANCED LOAD AT THE PRIMARY SOURCE RECORDS SHALL BE TURNED IN WITH THE OWNER'S REPRESENTATIVE FINAL SUBMITTAL PACKAGE. 0. ELECTRICAL CONTRACTOR SHALL PREPARE AND SUBMIT SCALED, RECUNED DRAWINGS OF .ALL UTILITY INSTALLATIONS, INCLUDING CONDUIT RUNS, WITH FINAL SUBMITTAL PACKAGE e PAMEU ANN POSTMA s $ NO. 0402033280 � s lR CONAL EAG SB -m SBA, Inc 10007 Oekbon T■ rom Rd Oa1mm, Vfyn■ 22124 00mp. A—hh-b t 13■y■faf aaas c....,f fr.s�v wf)...� o�.■r, aea.■ r. .aaa.•.s• C-0-OL )sff b _ • r pt hYtf�.A,F lY V Y � -w �, .. na r.F■ r.+r ■ tirti r rwM ■r�M r). �r�rr �) M t Cif■} ~�� N YLv O 0 O Of Z m J Q Cr Lj Ld J Z U Lu 0 00XKD W` BCZ R[N[' k PP -- 99056-1 PC REVIEW: 04/07/99 BOS REVIEW: 04/28/99 CONDITIONAL USE PERMIT #03-99 SBA, INCORPORATED (Richard M. Cooley) LOCATION: This property is located at 173 Catlett Lane. Catlett Lane is a private road whose access MAGISTERIAL DISTRICT: (Opequon) TAX MAP NUMBER: 1-6A (Warren County) PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas); Land Use: ADJOINING PROPERTY ZONING & USE: Zoned RA (Rural Areas) and A (Warren County Agricultural); Land Use: Interstate Highway and Agricultural PROPOSED USE: Erect a 250' self-supporting lattice tower telecommunication facility REVIEW EVALUATIONS: Virginia Dept. of Transportation: No objection to conditional use permit for this property. Existing entrance is adequate for proposed use; however, should use ever expand in the future, the entrance may have to be upgraded to VDOT minimum commercial standards. Inspections Department: Structure shall comply with the Virginia Uniform Statewide Building Code and section 312, Use Group U (Utility) of the BOCA National Building Code/1996. All plans submitted for permit shall include the seal for a Virginia License A/E. Please note Chapter 17 of BOCA for special inspection requirements. Fire Marshal: Emergency vehicle access must be maintained. Plan approval recommended. Health Department: The Frederick County Health Department has no objection to this proposal since the planned facility will not require sewage disposal facilities. Sanitation Authority: We do not have any water or sewer facilities in this area. We do not serve this area. SBA, Inc. (Richard M. Cooley Property) CUP #03-99 Page 2 March 29, 1999 Winchester Regional Airport: See attached letter from Serena R. Manuel, Executive Director, dated 2/23/99. City of Winchester: No comments. Planning and Zoning: Background The applicant proposes to build an 250' lattice Commercial Telecommunication Facility that is designed to accommodate five to eight telecommunications carriers depending upon the antenna configuration required by each carrier. The proposed facility will be located on a 15.4- acre parcel, part of which is in Frederick County, the remainder is in Warren County. The actual tower will be located wholly within Frederick County. The Cooley property is located adjacent to Interstate 81 and Interstate 66, in the northeastern quadrant of the intersection of these two interstates. Zoning Ordinance Requirements Commercial Telecommunication Facilities are permitted in the RA (Rural Areas) zoning district with an approved Conditional Use Permit. Frederick County's Zoning Ordinance specifies that a CUP for a Commercial Telecommunication facility may be permitted provided that residential properties, land use patterns, scenic areas and properties of significant historic value are not negatively impacted. Furthermore, additional performance standards shall apply to the CUP review in order to promote orderly economic development and mitigate the negative impacts to adjoining properties. Zoning Ordinance Conformance The applicant is a developer of telecommunication infrastructure whose goal is to provide a structure on which the licensed telecommunications providers can locate. With this in mind, the applicant does not want to locate on existing structures. Their objective is to provide a telecommunications facility in an area where there is a demonstrated need for such a facility. It remains staff's belief that an inventory of existing telecommunication facilities in the area, the identification of all licensee holders and service providers in the area, and the potential for collocation opportunities on existing structures is information critical when determining the need for additional Commercial Telecommunication Facilities. This information is required by the Zoning Ordinance. The analysis of coverage need and the maps within the application are insufficient to determine the adequacy of the search area, and the existing coverage and capacity of the licensee holders in the vicinity of the proposed facility. With the exception of the above and the required setback distances and proposed lattice construction type discussed in the following sections, the proposed Commercial Telecommunication facility conforms with the remaining requirements of the Zoning Ordinance. SBA, Inc. (Richard M. Cooley Property) CUP 903-99 Page 3 March 29, 1999 Request for setback waiver The Zoning Ordinance requires that towers of 250' in height (as is proposed) be placed a minimum of 275' from the Interstate 81 and Interstate 66 right-of-ways. The applicant is requesting a waiver of the setbacks pursuant to Section 165-48.6.(B)I of the Zoning Ordinance as they are proposing to locate the Commercial Telecommunication Facility approximately 220' from the Interstate 81 right-of-way. Recognizing the setback requirements on the parcel as a whole, it would be possible to locate the proposed Commercial Telecommunication Facility on this property in conformance with the setback requirements. The Planning Commission may reduce the required setback distance for Commercial Telecommunication Facilities if it can be demonstrated that the location is of equal or lesser impact. In this case, staff believes that the visual impact, in particular to the approximately 34,000 (1994 traffic count) vehicles driving along this section of Interstate 81 on a daily basis, would be greatly increased by waiving the setback requirements. In addition, by moving the tower to the west, it moves closer to the historically significant area south of the Town of Middletown, the Cedar Creek Battlefield, and may become more visible from that location. Further, the property does not contain physical characteristics that are exceptional, unique, and extraordinary in comparison with other properties in the vicinity. Request for construction -type waiver Monopole -type construction is required for all new telecommunication towers. The Planning Commission may allow lattice -type construction for new telecommunication towers that are located outside of the Urban Development Area and are not adjacent to properties that are historic sites. This property is located outside of the Urban Development Area but may be visible from the Cedar Creek Battlefield, approximately 2,500' west of the proposed site. In this case, it may not be appropriate to waive the monopole requirement. Conformance with the requirements of Section 704 of the Telecommunications Act of 1996 The applicant is not a personal wireless service provider and has not demonstrated that this is a personal wireless service providers facility. Therefore, the requirements of the telecommunications act would not be applicable. However, it maybe appropriate to evaluate this application in the manner a personal wireless service providers application would be evaluated. The applicant's objective is the same as a personal wireless service provider's and the economic viability of the construction of the tower is dependant upon addressing the needs ofthe personal wireless service industry. The infrastructure developed by this applicant, and other infrastructure developers, may be ofbenefit to the County and the personal wireless service providers should it be clearly demonstrated that there is a need for the infrastructure due to a lack of coverage and capacity in an area of the County. This application has not clearly demonstrated the need for the infrastructure within the area of the County identified. SBA, Inc. (Richard M. Cooley Property) CUP #03-99 Page 4 March 29, 1999 STAFF RECOMMENDATION FOR THE 4/07/99 PLANNING COMMISSION MEETING: Staff believes that this application for a Commercial Telecommunication Facility has not adequately addressed the requirements of the Zoning Ordinance in that a need for this facility based upon a lack of coverage and capacity in this part of the County has not been demonstrated. In addition, the visual impacts of the proposed facility will be increased due to the requested proximity to the Interstate 81 right-of-way, the many individuals who travel along the Interstate, and the Cedar Creek Battlefield located west of the proposed site. Should the Planning Commission choose to recommend approval of this application, the following conditions of approval would be appropriate: All Zoning Ordinance requirements and review agency comments shall be addressed and complied with at all times. 2. The tower shall be available for locating personal wireless service providers, at reasonable rates. 3. A minor site plan is approved by the County. 4. The tower shall be removed by the applicant or landowner within twelve (12) months of the abandonment of operation. 5. The tower shall not be constructed until the applicant has demonstrated that a personal wireless service provider will be located on the facility. BOARD OF SUPERVISORS CHAIRMAN James McManaway Shenandoah District VICE-CHAIRMAN Matthew Tederick Fork District B. K. Haynes, Jr. North River District ames Jacobson Happy Creek District Stuart Rudacille South River District R. Edward Duncan County Administrator COUNTY Or" 'VIIARREN Department of Planning cit Zoning 22 South Royal Avenue Front Royal, Virginia 22630 (540) 636-9973 Douglas P. Stanley, AICP FAX (540) 636-4698 Planning Director March 23, 1999 Michael T. Ruddy Planner II Director of Planning and Development Frederick County 107 North Kent Street Winchester, VA 22601-5000 RL: Telecommunication Facility Application of SBA, Inc., 173 Catlett Lane. CUP #03-99 Dear Mike: I received the copy of the application you sent me regarding the proposed Conditional Use Permit application (CUP #03-99) for a two hundred and fifty (250) foot telecommunications tower. Please note that Shentel recently constructed a 195' communications tower approximately two miles east of the proposed tower. According to Shentel, this tower has room for additional antennae and could be extended an additional fifty (50) feet (see attached letter). I do not know if the Shentel site can provide adequate space for the carriers in the I -66/I-81 interchange area, however, when combined with the other existing towers, there may be enough tower sites to cover the area without the need for additional towers. At this time, SBA currently has an application filed with Warren County for a similar structure. The proposed location of this tower is just north of I-66 near Route 609 (Ritenour Hollow Road). If you have any additional questions, please feel free to contact tate. RECEIVED MAR 2 4 1999 DPS DEPT, OF PLANNINGIDEVELOPMENT Attachment Sincerely, S as P. Stanley, Planning Director 02/15/1999 08:50 5409843005 SHENANDOAH FCS PAGE 02/0?- , S HENTEL ;r: SHENANDOAH TELECOMMUNICATIONS PU. aox 45� Edinburg, Vlrginla 22824-045Q (540)984-111/1' ��ro�11819�02� Febmary 10, 1949 FF.B 1999 Mr. Doug Stanley, Planning Director Warren County Department of k,9,9,,he OAD of SPIanning &Zoning CD UPERV`SORS22 South Royal AvenueFront Royal, VA 22630 Z Dear her. Stanley: As you are aware the wireless telecommunications business continues to expand throughout the Shenandoah Valley. It is becon-iing increasingly more difficult to find existing structures for the wireless providers to locate on, and even more difficult to have a new tower construction approved by the local governing bodies. Because of this, this tetter is sent as a reminder of Sl�ernandoah Nlobile Company's (SNIC) two (2) existing self-supporting towers located in Warren County; one located at 627 Massanutten Mountain Drive in Front Royal, and the other located at 5438 Long Meadow Road, Middletown, Currently these structures are 19-5 feet tall, and were built to accommodate six (6) telecommunications carriers. Thev are designed to be extended an additional 50 -feet to accommodate future growth. I have included with this correspondence documents from UNR-R0I4\1, Inc., the tower manufacturer, detailing the structural capabilities of the towers. If an additional 50 foot section is added :o each tower, they will be structurally designed to acconaniodate a total of nine (9) carriers at each location. Please be aware, however, that in.the event we raise the tower hei-ht, we will be required by the FAA to appropriately light the tower_ We are also aware that pror approval from Warren County would be required to make these change. S -MC would appreciate your recommending [lies towels for co location in the event you are approached by other wireless providers needing tower space in the Front Royal/Warren County area. Should you have any questions, or would like to discuss any issues regarding these towers, please feel free to contact me at our Edinburg office. v S'erely, I At A � L., Wil iam L. Put Vice President - Operations Enclosures S-4EN NDOAH TELEPHONE COMPAIVY • SHENTEL SERVICE COMPANY - SHENANDOAH CAELE TELEVISION COMPANY SHENANDOAH LCNG DISTANCE COMPANY SHENANDOAH VALLEY LFASJNG COMPANY SH-ENANDOAH MOBILE COMPANY SHENANOOAH NETWORK COMPANY WE MUST SERVE WELL TO PROSPER ::.•WE MUST PROSPER TO SERVE WELL CUP #003-99 PIN: 90—A-60 SBA, Inc. (Richard M. Cooley property) Produced by Frederick County Planning and Development, 03-23-99 Submittal Deadline P/C Meeting BOS Meeting APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Applicant (The applicant if the owner X other) NAME: SRA, Tnc. ADDRESS' c/o Michael Horwatt & Associates, P.C., Counsel for Applicant TELEPHONE (703) 749-6062 Michelle A. Rosati 2. Please list all owners, occupants, or parties in interest of the property: Richard Miller Cooley and Doris A Cooley 3. The property is located at: (please give exact directions and include the route number of your road or street) 173 Catlett Lane, Middletown, Virginia I-81 north to Exit 302, Route 627 (Reliance Road) east to south on Route 842 (Buckton Road), 0.9 mi. to south on Catlett Lane, approx. 1.0 mi. west to site 4. The property has a road frontage of 980.11 feet and a depth of j 114.78 feet and consists of 15.4 acres. (Please be exact) 5. The property is owned by Richard Miller Cooley and Doris A. Cool ays evidenced by deed from Wp and Hazel Cooley and Stanley recorded (previous owner) Stoneburner in deed book no. 108 on page 340 , as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 6. 14 -Digit Property Identification No. 1-6A (Warren) Magisterial District (Opeguon) Current Zoning (RA) 7. Adjoining Property: USE ZONING North highway/agricultural RA East agricultural RA South agricultural tural A (Warren) West highway/agricultural RA 8. The type of use proposed is (consult with the Planning Dept. before completing) Commercial Telecommunications Facilitv 9. It is proposed that the following buildings will be constructed: NONE 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These people will be notified by mail of this application: Robert H. Claytor P.O. Box 39 NAME Kathryn V. Claytor ADDRESS Middletown, Virginia 22645-00- PROPERTY ID# 90-A-40 189 Long Meadows Lane NAME Carolene J. Carper ADDRESS Middletown, Virginia PROPERTY ID# 90-A-50 NAME Richard R. Neff ADDRESS PROPERTY ID# 90 -A -59A NAME WD Cooley Estate PROPERTY ID# 2-1 (Warren) ADDRESS NAME Harold D. Cooley ADDRESS PROPERTY ID# 91-A-31 3850 Valley Pike Winchester, Virginia 22602-245 r/o Richard M. Cooley f73 Catlett Lane --Middletown, ;o'er --22645 449 Catlett Lane Middletown, VA 22645 173 Catlett Lane NAME Richard Miller Cooley _ ADDRESS Middletown, Virginia 22645 PROPERTY ID# 90-A-59 NAME PROPERTY ID# NAME PROPERTY ID# ADDRESS ADDRESS NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# ADDRESS ADDRESS ADDRESS ADDRESS ADDRESS ADDRESS ADDRESS ADDRESS ADDRESS ADDRESS ADDRESS ADDRESS ADDRESS 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. Please refer to the Conditional Use Permit plat filed as part of this application. 12. Additional comments, it any: Please refer to the Letter of Support and Justification and additional materials filed as part of this Conditional Use Permit application. 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 f:fijI&A - Michelle A. Rosati, fsq., Counsel f 9 Applicant Signature of Owner A/r/ . Owners' Mailing Address LIF,L {l ftM294.A1&1Lima) m, A .1 ` Owners' Telephone No. TO BE COMPLETED BY ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: OWNER'S AFFIDAVIT We, Richard Miller Cooley and Doris A. Cooley, title owners of the real property located at 173 Catlett Lane, Middletown, Virginia, also known as, for identification purposes only, Tax ID # 1-6A (Warren County), hereby consent to the filing of a Conditional Use Permit by SBA, Inc., to allow a commercial telecommunications facility on my property. I also hereby acknowledge that, if such Conditional Use Permit is approved, we may be held responsible for the removal of such commercial telecommunications structure pursuant to § 165-46.6(B.7) of the Frederick County Zoning Ordinance, a copy of which has been supplied to us by the applicant, SBA, Inc. K, ichard Miller Cooley 00, VASS 4179 Cedar Creek MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE. SUITE 601 MICHAEL S. HORWATT MCLEAN. VIRGINIA 22102 703 749-6060 ADMITTED IN VIRGINIA AND THE DISTRICT OF COLUMBIA FACSIMILE: 703 7496063 DIRECT DIAL 703 749-6061 E-MAIL: MSH@HORWATTASSOC.COM January 27, 1999 Frederick County, Virginia Department of Planning and Development 107 North Kent Street Winchester, Virginia 22601 Dear Mr. Ruddy: MICHELLE A. ROSATI ADMITTED IN VIRGINIA DIRECT DIAL 703 749-6062 E-MAIL. MAR@HORWATTASSOC COM RE: Conditional Use Permit for a Commercial Telecommunications Facility SBA, Inc., Applicant 173 Catlett Lane, Middletown Tax Map No. 1-6A (Warren County parcel number) The following is submitted as justification and support for the above referenced Conditional Use Permit application. I. The Property The subject property, 173 Catlett Lane in Middletown, is owned by Richard Miller Cooley and Doris A. Cooler This 15.4 -acre parcel is situated east of the intersection of 1-81 and I-66 and is divided by the line between Frederick County and Warren County as shown on Sheet C2 of the Conditional Use Permit Plat filed as part of this application. The proposed use, a commercial telecommunications facility, will be constructed on the Frederick County portion of the subject parcel. Frederick County's Department of Planning and Development has asserted jurisdiction over the zoning approval for the proposed facility for this reason, and the Director of Planning for Warren County has concurred in this assertion in discussions with the applicant. The applicant is relying upon this determination and this concurrence. Therefore, the applicant has treated the parcel as zoned RA, as the surrounding Frederick County parcels are zoned R.A. The applicant has used the entire parcel — which consists of 15.4 acres — for the purposes of area description and for calculating setbacks. This has been done for the purposes of consistency and does not constitute any position or determination by the applicant that the Warren County portion of the parcel is subject to Frederick County's zoning approval jurisdiction. Although the subject property consists of over 15 acres of land, the area of disturbance which will result from construction of the proposed use is 0.35 acres, of which 0.23 acres will be leased and occupied by the applicant. The use of the subject property is agricultural, and the surrounding property is also mainly agricultural in use and in context. I1. Proposed Use The applicant, SBA, Inc. (SBA or Applicant), proposes to construct a commercial telecommunications facility consisting of a two hundred and fifty (250) foot self-supporting lattice tower, a concrete tower foundation and ancillary equipment structures and cabinets which will be placed within a ADVOCACY ON LINE WWW.HORWATTASSOC.COM one hundred (100) foot square compound as shown on the Conditional Use Permit Plat. The tower and ancillary equipment will be enclosed by an eight foot chain link security fence as shown on Sheets C3 and C6 of the Conditional Use Permit Plat. This facility is designed to accommodate from five to eight telecommunications carriers depending upon the antenna configuration required by each carrier. Each carrier will install its antennas at different heights on the proposed tower. This multi -carrier tower will further the county's goals for co -location of telecommunications facilities. The applicant is a national telecommunications infrastructure developer. The applicant's objective is to secure approval for this structure in order to fill a demonstrated need in the telecommunications industry for coverage in the immediate and surrounding area of the site. The applicant's primary goal is to facilitate collocation to the maximum intent of feasible capacity. This goal is motivated by two factors: first, the economic viability of the construction of the tower depends upon leasing the tower space to several telecommunications carriers, and, second, SBA recognizes the community interest in promoting collocation as a means of minimizing the visual impact of towers. In connection with this application, SBA has done an exhaustive study of the need for telecommunications coverage in Frederick County. An Analysis of Coverage Need, including a map keyed to the sites discussed, has been filed as a part of this application. This site is strategically superior and presents an opportunity to fill the needs of a number of the locally active carriers with minimal impact to the surrounding community. The proposed facility will fill a critical need for telecommunications carriers to provide coverage to I-66 and I-81, one of the major interstate highway intersections in the region. Telecommunications carriers must locate antenna sites according to a network design within relatively limited geographic parameters in order to provide uninterrupted coverage. Within the immediate area surrounding the property, there are no existing structures that would provide the needed coverage for the carriers. When carriers cannot locate sites within these geographic parameters, network users will pass through a "dead zone", where the lost signal results in interrupted or "dropped" calls. Such "dead zones" cause serious safety concerns, in the case of dropped emergency calls, as well as compromising the quality of service to the carriers' customers. There is evidence that network users frequently pull over while driving on major roadways to complete their calls before reaching some of these apparently well-known "dead zones." This creates another serious safety problem for the network users and other drivers. III. Compliance with the Zoning Ordinance Commercial telecommunications facilities are permitted by conditional use permit in the RA District. The proposed facility meets the Standards for Commercial Telecommunications Facilities enumerated in Section 16548.6 of the Zoning Ordinance as well as the General Standards for Conditional Use Permit uses enumerated in Section 165-15 of the Zoning Ordinance. Section 165-48.6B(1). The Planning Commission may reduce the required setback distance for commercial telecommunication facilities as required by §165-24B(6) of this chapter if it can be demonstrated that the location is of equal or lesser impact. Commercial telecommunications facilities affixed to existing structures shall be exempt from setback requirements, provided that they are located no closer to the adjoining property line than the existing structure. The applicant is requesting a reduction of the required setback distance required by Section 165- 2413(6) as shown on Sheet C2 of the Conditional Use Permit plat. The proposed placement of the monopole and compound was selected for several reasons. First, the applicant submits that the subject property has the following unique characteristics that justify this request: VASS 4179 Cedar Creek 2 I . The subject property is marked by exceptional topographic conditions; specifically, existence of a rise in the topography slightly north and west of the center of the parcel; and 2. The subject property is marked by an extraordinary condition of the use or development of the property immediately adjacent to it; specifically, the property's immediate proximity to Route 66 and Route 81. The applicant's selection of the tower placement takes advantage the site's proximity to 1-66 and 1-81 by enhancing the telecommunications coverage that the tower will offer carriers while minimizing the height of the tower. Similarly, the use of the higher ground on the parcel allows the applicant to construct a shorter structure to fill the same coverage need. This placement helps to achieve the Ordinance objective of using the shortest structure that will fill the need for the carriers on the tower. The applicant submits that this placement will result visual impact which is equal to or better than any other placement on the subject property for these reasons. Section 165-48.6B(2). Monopole -type construction shall be required for new commercial telecommunication towers. The Planning Commission may allow lattice -type construction for new telecommunication towers that are located outside the Urban Development Area and are not adjacent to properties that are identified historic sites. The applicant carefully considered the feasibility of using a monopole at this site. This site is adjacent to the congruence of two of Virginia's major interstate highways, 1-81 and I-66. The present and future need for telecommunications facilities at this site will be considerable. Applicant is proposing to construct a lattice tower in order to provide for more future collocation capacity. This will minimize the number of sites that the carriers will require in this immediate area in order to provide coverage. Therefore, the construction of a lattice tower at this site as opposed to a monopole will minimize the visual impact of telecommunications structures in this area by limiting the number of structures required to meet the need. Section 165-48.6B(3). Advertising shall be prohibited on commercial telecommunication facilities except for signage providing ownership identification and emergency information. No more than two signs shall be permitted. Such signs shall be limited to 1.5 square feet in area and shall be posted no higher than 10 feet above grade. Applicant proposes to install only ownership identification and emergency information signage on the fence of the compound. These signs will be less than 1.5 square feet in area and shall be posted less than 10 feet above grade. The signs will be placed on the fence surrounding the equipment compound, which is eight feet high. No commercial advertising or other such signage will be allowed on the compound or on the tower. Section 165-48.6B(4). When lighting is required on commercial telecommunication facility towers, dual lighting shall be utilized which provides daytime white strobe lighting and nighttime red pulsating lighting unless otherwise mandated by the Federal Aviation Administration or the Federal Communications Commission. Strobe lighting shall be shielded from ground view to mitigate illumination to neighboring properties. Equipment buildings and other accessory structures operated in conjunction with commercial telecommunication facility towers shall utilize infrared lighting and motion -detector lighting to prevent continuous illumination. VASS 4179 Cedar Creek The applicant will not light the top of the monopole unless the Federal Aviation Administration requires it. Any lighting of the monopole or of the site will comply with the Zoning Ordinance requirements. Section 165-48.6B(5). Commercial telecommunication facilities shall be constructed with materials of a galvanized finish or painted a noncontrasting blue or gray unless otherwise mandated by the Federal Aviation Administration or the Federal Communication Commission. The tower will be constructed with a galvanized steel finish. The applicant has found that this is the best surface for visual impact purposes because (1) it requires no maintenance, and (2) the galvanized steel finish seems to blend in best with the sky in a variety of conditions from a distance. Section 165-48.6B(6). Commercial telecommunication facilities shall be adequately enclosed to prevent access by persons other than employees of the service provider. Appropriate landscaping and opaque screening shall be provided to ensure that equipment buildings and other accessory structures are not visible from adjoining properties, roads or other rights-of-way. The applicant is fully committed to designing and maintaining a safe site. To this end, the applicant has designed a tower compound with an eight foot security fence with a twelve foot wide double swing gate, as shown on Sheet C6 of the Conditional Use Permit plat. Access to the interior of the compound will be strictly limited to employees of the applicant and of the service providers which lease space on the proposed tower. The equipment compound will be landscaped as shown on Sheet L 1 of the Conditional Use Permit plat. Forty-three Virginia pines will be planted around the periphery of the compound fence in a six-foot wide landscaped buffer. The trees will be five feet tall at planting, and the applicant anticipates that the trees will grow to obscure the equipment compound from view completely with the passage of time. Section 165-48.6B(7). Any antenna or tower that is not operated for a continuous period of twelve (12) months shall be considered abandoned, and the owner of such tower shall remove same within ninety (90) days of receipt of notice from the Frederick County Department of Planning and Development. Removal includes the removal of the tower, all tower and fence footers, underground cables and support buildings. If there are two (2) or more users of a single tower, then this provision shall not become effective until all users cease using the tower. If the tower is not removed within the 90- day period a lien may be placed to recover expenses. The applicant recognizes that reclamation of abandoned or obsolete towers is becoming a critical issue to communities who fear a proliferation of unnecessary towers. Likewise, the applicant, as a tower builder, has no interest in maintaining a tower that does not support active telecommunications antennas. An abandoned tower does not generate revenue, costs the applicant money to lease and provides only potential liability to the property owner and the applicant. The applicant will agree to a Conditional Use Permit condition requiring the removal of the tower as required by the Ordinance. The owner of the subject property has executed an affidavit in which he acknowledges the Frederick County reclamation requirement for the tower that the applicant proposes to construct on his property. This affidavit has been filed as a part of this Conditional Use Permit application. VASS 4179 Cedar Creek 4 Section 165-15A. The conditional use shall not tend to change the character and established pattern of development of the area of the proposed use. The applicant submits that the approval and construction of the proposed use will not change the character and established pattern of development of the area of the proposed use. The proposed tower, ancillary equipment compound and access road will disturb only 0.35 acres of a 15.4 -acre site. This relatively minimal disturbance will not alter or prohibit the current use of even the subject property. Moreover, this use will not change the established pattern of development of this area as large rural tracts with minimal commercial or residential density. Section 165-15B. The conditional use shall be in harmony with and shall not adversely affect the use and enjoyment of surrounding properties. The approval and construction of the proposed use will be in harmony with and will not adversely affect the use and enjoyment of the properties surrounding the subject site. The visibility of the proposed tower from neighboring properties to the east and southeast of the site will be minimized by the placement of the tower as near the intersection of 1-81 and 1-66 as possible. The context of the surrounding property, while rural, is consistent with the convergence of two major interstate highways. A number of utility structures, including a telecommunications tower and two microwave towers, are visible against the skyline, and the proposed tower will not intrude upon a pristine or protected scenic vista. The siting of the proposed tower was selected in order to minimize any potentially adverse visual impact upon neighboring properties. The proposed use, except for the fact that it may be visible from 1-81 and 1-66 and at a limited number of discrete vantagepoints in the area, will have minimal effect upon the surrounding properties. Section 165-15C. The conditional use shall be in accord with the policies expressed in the Comprehensive Plan of the county and with the intent of this chapter. Section 165-15D. The conditional use shall not adversely affect the natural character and environment of the county. These sections are closely related as they both address the impact of the proposed use on the existing character of the surrounding area. Section 165-48.6 of the Zoning Ordinance sets out the Comprehensive Plan policies and intent of the Zoning Ordinance as follows: "The siting of commercial telecommunication facilities is permitted within the zoning districts specified in this chapter, provided that residential properties, land use patterns scenic areas and properties of significant historical value are not negatively impacted." The purpose and intent of the Rural Areas District, as stated in Section 165-49, is to "preserve large, open parcels of land, tree cover, scenic views, sensitive environmental areas and prime agricultural and locally significant soils." The applicant submits that the proposed use is in accord with these statements of policy and intent. The prevailing land use patterns of the surrounding area will not be significantly altered. The proposed use will result in the disturbance of approximately one third of an acre of a 15.4 -acre parcel, and will not alter or prohibit the existing use of even the subject parcel. The development of the surrounding area with large tracts of rural land characterized by minimal residential or commercial development density will not change. The proposed use will not result in the reduction of existing tree cover, being sited in an open clearing on the subject parcel, and will, in addition, be screened by the planting of forty-three Virginia pines. While the proposed tower may be visible from 1-81 and 1-66, and possibly from a limited number of discrete vantage points in the surrounding area, the proposed use will not impact the residential properties in the surrounding area. This development, as opposed to commercial or denser residential VASS 4179 Cedar Creek S development, will not add traffic or cause other strain on the existing infrastructure of the area. It will not create noise, dust, fumes or other nuisance impact on the neighboring properties. The context of the surrounding area is most markedly characterized by the convergence of two major interstate highways. The area closest to these highways has already been removed from a purely rural appearance by the roads themselves, and the applicant has sited the proposed tower near the highways to minimize the visual change to the landscape and minimize the required height of the tower. In addition, the existence of a number of other utility or transmission structures in the vicinity has given the scenic vista a more modern aspect that has become a part of the existing landscape. Section 165-15E. The conditional use permit shall be approved only if adequate facilities, roads, safe access and drainage are provided. The applicant will provide adequate utility service to the proposed site as shown on Sheets El and E2 of the Conditional Use Permit plat. The proposed telecommunications structure will require electricity and a telephone land line connection, but will not require water, natural gas or any other utilities. The proposed use is an unmanned telecommunications structure with ancillary equipment cabinets or structures. While the site will be visited by maintenance personnel for periodic and emergency maintenance, it is not anticipated that this maintenance will generate any significant vehicular or pedestrian traffic. Therefore, the proposed use will not require dedicated, delineated parking spaces. The access road is designed with a turnaround as shown on the Conditional Use Permit plat, and this tumaround and access road will provide adequate space for short term loading and parking as required during periodic and emergency maintenance. No wastewater, septic or sanitary facilities will be added to the subject property in conjunction with the proposed use. The applicant has performed runoff calculations that are shown on the Conditional Use Permit plat. The anticipated increase in runoff for each storm frequency (2 year, 5 year, 10 year, 25 year, 50 year and 100 year) is less than 0.600 cubic feet per second. This level of increase will create no adverse downstream impacts, so no new permanent stormwater management facilities will be added to the subject property. During construction, the applicant will employ erosion and sediment control measures, including a silt fence, as shown on sheet C6 of the Conditional Use Permit plat. Section 165-14F The conditional use shall conform with all applicable regulations of the district in which it is located. The proposed use meets the required front, side and rear yard setbacks as established in Section 165-55 of the Zoning Ordinance. The applicant is, however, requesting a waiver of the setbacks required by Section 165-24B(6) of the Zoning Ordinance pursuant to Section 165-48.6, which allows for such waiver "if it can be demonstrated that the location is of equal or lesser impact'. The height of the proposed tower exceeds the thirty-five foot maximum height as required by the RA district, as is the case with all such telecommunication facilities. The subject parcel is over fifteen acres; in light of the relatively limited area of disturbance, in addition to the proposed landscaping, the minimum landscaped area will be amply provided. IV. Conclusion The applicant submits that the proposed use is consistent with the goals and intent of the Frederick County Zoning Ordinance and Comprehensive Plan, and will help to provide a needed service to the VASS 4179 Cedar Creek community while furthering the county's goals of minimizing the visual impact of that service through collocation. In light of the above, the applicant respectfully requests that the Board of Supervisors grant and approve a Conditional Use Permit for the proposed use. Very truly yours, kt —, Michelle A. Rosati MICHAEL HORWATT & ASSOCIATES, P.C. Counsel for SBA, Inc., Applicant VASS 4179 Cedar Creek INFORMATION REGARDING RADIO FREQUENCY EMISSIONS The applicant, SBA, Inc., is a telecommunications infrastructure developer. As such, the applicant will secure approvals for and construct towers on which carriers lease space to install telecommunications antennas. Therefore, the applicant will not own, operate or maintain any equipment which will emit any radio frequency or electromagnetic emissions. The applicant will require each carrier who leases space on the subject structure to agree in its lease to comply with any and all FCC established ANSUIEEE standards for electromagnetic field levels and radio frequency radiation. SBA, Inc., Applicant, by Counsel Michelle A. Rosati, Esq. MICHAEL HORWATT & ASSOCIATES, P.C. VASS 4179 Cedar Creek ,HICAGO TITLE INSURANCE COMPANY Schedule 61 ALTA COMMITMENT FOR TITLE INSURANCE Your Reference: 4179/Cedar Creek Commitment No: 1 9876-50304 The following requirements must be met: (a) Pay the agreed amounts for the interest In the land and/or the mortgage to be insured. (b) Pay us the premiums, fees and charges for the Policy. (c) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded. They are: Proper Deed of Lease from Richard M. Cooley and Doris A. Cooley, vesting LEASEHOLD title to the above described property in SBA Towers, Inc.. (d) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest In the land or who will make a loan on the land. WE MAY THEN MAKE ADDITIONAL REQUIREMENTS OR EXCEPTIONS. (e) TAX INFORMATION: There must be payments of all taxes, charges and assessments which are due and payable. Taxes are posted as being paid through the year 1997. (See Tax Information Sheet for more detailed information) Tax Map No. 1-6A (f) You must provide us with satisfactory evidence that there has been no labor performed or materials furnished for renovation, repair or construction of improvements on the subject land for which a lien could be filed; or in the alternative, that all charges for such labor, services, or materials for which a lien could be filed if unpaid have been satisfied in full. CONTINUED ON NEXT PAGE CM9281 N i C/95 GSI 11/02/98 1041.55 MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE, SUITE 601 MICHAEL_ S. HORWATT MCLEAN, VIRGINIA 22102 MICHELLE A. ROSATI 703 749-6060 ADMITTED IN VIRGINIA ANO ADMITTED IN VIRGINIA THE DISTRICT OF COLUMBIA FACSIMILE: 703 7496063 DIRECT DIAL 703 7496062 DIRECT DIAL 703 7496061 E-MAIL MAROHOR WATTASSOC COM EMAIL MSH@HORWATTASSOC COM January 27, 1999 Winchester Regional Airport 491 Airport Road Winchester, Virginia 22602 ATTN: Executive Director Via UPS Overnight Delivery To the Executive Director: Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW.HORWATTASSOC-COM "90 WINCHESTER REGIONAL AIRPORT 1 sERviNG TME 491 AIRPORT ROAD TOP OF VIRGINIA WINCHESTER, VIRGINIA 22602 (540) 662-2422 February 23, 1999 SBA, Incorporated % Michael Horwatt & associates, P.C. 8280 Greensboro Drive, Suite 601 McLean, Virignia 22102 Re: Commercial Telecommunications Facilities 173 Catlett Lane - Middletown, Virginia Raymond Fish Property - Winchester, Virginia Dear Ms. Rosati: After careful review by our engineering firm, it has been determined that the proposed towers should not affect operations at Winchester Regional Airport, however we are reserving final approval contingent upon receiving a favorable response from both the Federal Aviation Administration (FAA) and the Virginia Department of Aviation (VDOA). Based on Paragraph 77.13 of FAR Part 77 surfaces, developers are required to submit to FAA, Form 7460-1 for any tower over 200 feet above ground. Since the Cedar Creek tower is closer to the Front Royal Airport and could possibly have an impact on their operations, I recommend that data concerning this tower be forwarded to that airport for their review. I have enclosed a copy of the 7460-1 form for each tower. FAA will require the location data to be in North American Datum 1983 (NAD83) as provided on your plans. Copies of the completed forms need to be submitted to Winchester Regional Airport at the above address and the VDOA at: Mike Swain Virginia Department of Aviation 5702 Gulfstream Road Richmond International Airport, Virginia 23250-2422 Finally, as both proposed towers will likely exceed the elevation of any other object in their immediate vicinity, it is recommended that both towers be installed and maintained with obstruction lighting in accordance with FAA Advisory Circular 70/7460-1 H. Should you have any questions concerning this matter,.please contact my office. Sincerelv, •�L�till� (�. Serena R. Manuel 'J-Vo,;Y"L—.1 Executive Director Enclosures cc: Delta Airport Consultants, Inc. w/o encl. Joe Delia, FAA w/o encl. Evan Wyatt, Planner, Frederick County w/o encl. REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Winchester Regional Airport Attn: Executive Director 491 Airport Road Winchester, Virginia 22602 (540) 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: SBA, Inc,. c/o Michael Horwatt & Associates, P.C., counsel for Applicant 8280 Greensboro Drive, Suite 601, McLean, VA 22102 (703) 749-6062 Michelle A. Rosati Name of development and/or description of the request: Commercial Telecommunications Facility Location: 173 Catlett Lane, Middletown, VA 22645 (east of and adjacent to intersection of I-66 and I-81) Winchester Regional Airports Comments: Airport Signature and Date: Pongaik&a31� (NOTICE TO AIRPORT. * PLEASE RETURN THIS FORM TO APPLICANT.) 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 application form, location map, proffer statement, impact analysis, and all other pertinent information. MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE. SUITE 601 MICHAEL S. HORWATT Mc LEAN. VIRGINIA 22102 MICIIELLEA. ROSATI 703 749-6060 ADMITTED IN VIRGINIA AND THE DISTRICT OF COLUMBIA ADMITTED IN VIRGINIA FACSIMILE: 703 7496063 DIRECT DIAL 703 7496062 DIRECT DIAL 703 7496061 EMAIL: MAR@HORWATTASSOC COM E-MAIL. MSHCHORWATTASSOC COM January 27, 1999 Frederick County Fire Marshall 107 North Kent Street I" Floor Winchester, Virginia 22601 Fia UPS Overnight Delivery To the Frederick County Fire Marshall: Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW.HORWATTASSOC.COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Fire Marshal ATTN: Fire Marshal 107 North Kent Street Winchester, Virginia 22601 (540) 665-6350 The Frederick County Fire Marshal is located at 107 North Kent Street, lst floor of the County Administration Building in Winchester, if you prefer to hand deliver this review form. Applicant's name, address and phone number: SBA, InIc., c/o Michael Horwatt & Associates, P.C., counsel forApplicai 8280 Greensboro Drive, Suite 601, McLean, VA 22102 703-749-6062 Rosat Name of development and/or description of the request: Location: Commercial Telecommunications Facility 173 Catlett Lane, Middletown, VA 22645 (east of and adjacent to intersection of I-66 and I-81) Fire Marshal Comments: Fire Marshal Signature & Date (NOTICE TO FIRE MARSHAL - PLFAnE Rf--rUR?l TUIS NOTICE TO APPLICANT RM TO APPLICANT.) It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map and any other pertinent information. COUNTY OF FREDERICK, VIRGINIA FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS Control No.CUP99-0001 Date Received 2/2/99 Date Reviewed 3/3/99 Applicant SBA Inc. Address 8220 Greensboro Dr. Suite 601 McLean, VA 22102 Project Name Communications facility Phone No. Type of ApplicationCUP Current Zoning RA 1st Due Fire Co. 12 1st Due Rescue Co. 12 Election DistrictOpequon Tax I.D. No. 1-6A (Warren) RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System Automatic Fire Alarm SystenKX Other REQUIREMENTS Emergency Vehicle Access Adequate XX Inadequate Not Identified Fire Lanes Required Yes XX No Comments Roadway/Aisleway Widths Adequate XX Inadequate Not Identified Special Hazards Noted Yes No XX Comments Emergency access must be maintained. Hydrant Locations Adequate Inadequate Not IdentifiedXX Siamese Location Adequate Inadequate Not Identified XX Additional Comments Attached? Yes No XX Plan Approval Recommended? Yes XX No Signature Title - /,,Z// MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE, SUITE 601 MICHAEL S. HORWATI' MCLEAN, VIRGINIA 22102 703 749-6060 ADMITTED IN VIRGINIA AND THE DISTRICT OF COLUMBIA FACSIMILE: 703 7496063 DIRECT DIAL 703 749-6061 EMAIL MSH@HORWATTASSOC. COM January 27, 1999 City of Winchester Planning Director 15 North Cameron Street Winchester, VA 22601 Via UPS Overnight Delivery To the Planning Director: MICHELLE A. ROSATI ADMITTED IN VIRGINIA DIRECT DIAL 703 749-6062 EMAILMAR@HORWATTASSOC COM Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW.HOR WATTASSOC.COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS CITY OF WINCHESTER Attn: Planning Director 15 North Cameron St. Winchester, Virginia 22601 (540) 667-1815 The City of Winchester Planning Dept. is located in Rouss City Hall at 15 North Cameron St. in Winchester, if you prefer to hand deliver this form. Applicant's name, address and phone number: SBA, Inc., c/o Michael Horwatt & Associates, Counsel for Applicant 8280 Greensboro Drive, Suite 601, McLkan, VA 22102 (703) 749-6062 Michelle A. Rosati Name of development and/or description of the request: Commercial Telecommunications Facility Location: 173 Catlett Lane, Middletown, VA 22645 (east of and adjacent to intersection of I-66 and I-81) City//of Winchester Comments: Gl n .— Director Signature and Date• j I� (NOTICE TO DIRECTOR * PLEASE RETURN HIS FO TO THE APPL CA T.) NOTICE TO APPLICANT It is your responsibility to complete t�J orm as accurately as possible in order to assist the agency with their review. Please also attach a copy of your application form, location map, proffer statement, impact analysis, and all other pertinent information. MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE, SUITE 601 MICHAEL S. HORWATT McLEAN, VIRGINIA 22102 703 749-6060 ADMITTED IN VIRGINIA AND THE DISTRICT OF COLUMBIA FACSIMILE. 703 749-6063 DIRECT DIAL 703 749-6061 E-MAIL. MSHOHORWATTASSOC. COM January 27, 1999 Virginia Department of Transportation 1550 Commerce Street Winchester, Virginia 22601 Via UPS Overnight Delivery To the Virginia Department of Transportation: MICHELLE A. ROSATI ADMITTED IN VIRGINIA DIRECT DIAL 703 749-6062 EMAIL, MAROHORWATTASSOC COM Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW. HOR WATTASSOC.COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Virginia Department of Transportation Attn: Resident Engineer P.O. Boz 278 Edinburg, Virginia 22824-0278 (540) 984-5600 The local office of the Transportation Department is located at 1550 Commerce St. in Winchester if you prefer to hand deliver this form. Applicant's name, address and phone number: SBA Inc. c/o Michael Horwatt & Associates, P.C., counsel for Applicant 8280 Greensboro Drive, Suite 601 McLean, VA 22102 (703) 749-6062 Michelle A. Rosati Name of development and/or description of the request: cnmmerrsal Telecommunications Facility Location: 173 Catlett Lane, Middletown, VA 22645 (east of and adjacent to intersection of I-66 and 1=331 7r Va. Dept. of Transportation Comments: No objection to conditional/special use permit for this property. Existing entrance is adequate for proposed use. However, should use ever expand in the future, the entrance may have to be upgraded to VDOT minimum commercial standards, VDOT Signature and Date: / 21r%9 9 (NOTICE TO RESIDENT ENGINEER*'PLEASE RETURN THIS FORM TO APPLICANT.) 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 two (2) copies of your application form, location map and all other pertinent information. MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE, SUITE 601 MICHAEL S. HORWATT MCLEAN, VIRGINIA 22102 703 749-6060 ADMITTED IN VIRGINIA AND THE DISTRICT OF COLUMBIA FACSIMILE: 703 749 6063 DIRECT DIAL 703 749-6061 EMAIL MSH@HOR'WATTASSOC. COM January 27, 1999 Frederick County Inspections Department 107 North Kent Street 4th Floor Winchester, Virginia 22601 fru UPS Overnight Deliver, To the Frederick County Inspections Department: MICHELLE A. ROSATI ADMITTED IN VIRGINIA DIRECT DIAL 703 749-6062 E-MAIL: MAR@HORWATTASSOC COM Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW. HOR WATTASSOC.COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Inspections Department Attn: Building Official 107 North Kent Street Winchester, Virginia 22601 (540) 665-5650 The Frederick County Inspections Department is located at 107 North Kent Street, 4th Floor of the County Administration Building in Winchester, if you prefer to hand deliver this review. Applicant's name, address and phone number: SBA, Inc., c/o Michael Hokwatt & Associates, P.C., Counsel for Applicant 8280 Greensboro Drive, Suite 601, McLean, VA 22102 (703)749-6062 Michelle A. Rosat- Name of development and/or description of the request: Commercial Telecommunications Facility Location: 173 Catlett Lane (east of and adjacent to intersection of I-66 and I-81) Inspection Department Comments: Structure shall comply with the Virginia Uniform Statewide Building Code and section 312, Use group U (Utility) of the BOCA National Building Code/1996. All plans submitted for permit shall include the seal of a Virginia Lic. AIF. Please note Chapter 17 of BOCA for special inspect'on r repents. Code Administrator Signature & Date: (NOTICE TO INSPECTIONS DEPT. *PLEASE URN TRIS FORM O PP 2 ANT.) 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 application form, location map and all other pertinent information. MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE, SUITE 601 MICHAEL S. HORWATT MCLEAN, VIRGINIA 22102 MICHELLE A. ROSATI 703 749-6060 ADMITTED IN VIRGINIA AND ADMITTED IN VIRGINIA THE DISTRICT OF COLUMBIA FACSIMILE. 703 749-6063 DIRECT DIAL 703 749-6062 DIRECT DIAL 703 749-6061 EMAIL: MAR@HORWATTASSOC COM E-MAIL. MSN@HORWAT TASSOC. COM January 27, 1999 Winchester -Frederick County Health Department 107 North Kent Street Winchester, Virginia 22601 Via UPS Overnight Delivery To the Winchester -Frederick County Health Department: Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, �!J u'l t_1---, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW.HORWATTASSOC.COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Winchester -Frederick County Health Department 107 North Kent Street, Suite 201 Winchester, Virginia 22601 (540) 722-3480 The Winchester -Frederick County Health Department is located in the County Administration Building at 107 North Kent Street in Winchester, if you prefer to hand delivered this form. Applicant's name, address and phone number: SBA, Inc. c/o Michael Horwatt & Associates, P.C., Counsel for Anpl.icant 8280 Greensboro Drive, Suite 6U1 McLean, VA 22102 (703) 749-6062 Michelle A. Rosati Name of development and/or description of the request: Location: 173 Catlett Lane, Middletown, VA 22645 (east of and adjacent to intersection of 1-66 and 1-81) Health Department Comments: Signature and Date: 9"A' 2 /2 i NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency %pith their re%ie%%. Also, please attach a copy of \our application form, location map and all other pertinent information. MICHAEL HORWATT & ASSOCIATES P.C. 8280 GREENSBORO DRIVE. SUITE 601 MICHAEL S. HORWATT MCLEAN, VIRGINIA 22102 703 749-6060 ADMITTED IN VIRGINIA AND THE DISTRICT OF COLUMBIA FACSIMILE: 703 749-6063 DIRECT DIAL 703 7496061 EMAIL: MSH@HORWATTASSOC COM January 27, 1999 Frederick County Sanitation Authority 315 Tasker Road Stephens City, Virginia 22655 Via UPS Overnight Delivery To the Frederick County Sanitation Authority: MICHELLE A. ROSATI ADMITTED IN VIRGINIA DIRECT DIAL 703 749-6062 E MAIL. MAR@HORWATTASSOC COM Pursuant to the requirements of Frederick County, Virginia for the filing of Conditional Use Permit applications, we have enclosed a request for your comments on an application by our client, SBA, Inc., for a commercial telecommunications facility. We have included a copy of the application, including a set of drawings, as we intend to file it upon securing all required comments. Please do not hesitate to call me at (703) 749-6062 with any questions or requests for more information. Enclosures as noted Very truly yours, Michelle A. Rosati Counsel for Applicant, SBA, Inc. ADVOCACY ON LINE WWW. HOR WATTASSOC. COM REQUEST FOR CONDITIONAL USE PERMIT COMMENTS Frederick County Sanitation Authority Attn: Engineer Director P.O. Box 1877 Winchester, Virginia 22604 (540) 868-1061 The Frederick County Sanitation Authority is located at 315 Tasker Road in Stephens City, Virginia, if you prefer to hand deliver this review. Applicant's name, address and phone number: SBA, Inc. c/o Michael Horwatt & Associates, P.C., counsel for applicant ^gni to Erol ,_ McT.enn, VA 99102 (703) 749-6062 Michelle A. Rosati Name of development and/or description of the request: Commercial Telecommunications Facility Location: 173 Catlett Lane, Middletown, VA 22645 (east of and adjacent to intersection of I-66 and I-81) Sanitation Authority Comments: WIF DD /YO T 114 t/F ~' VV4 TFiQ O,Q 5FWZv , FiIC/L/T/.ES / Y Till/S /jR We- .Do -YoT. 5x--RV/cF 7-1 Sanitation Authority Signature & Date: c% 078 (NOTICE TO SANITATION ORITY *RETURN THIS FORM TO APPLICANT.) 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 application form, location map and all other pertinent information. Cedar Creek 173 Catlett Ln. Middletown, VA 22645 Telecommunications Tower Project RUNOFF CALCULATIONS FOR 2-,5-,10-,25-,50- & 100 -YEAR STORMS Time of Concentration (tr.): Use minimum t�=10 minutes for small sites. Rainfall Intensities (I, in inches per hour): For Middletown VA with t. = 10 minutes: taken from Rainfall Intensity -Duration - Frequency curves for Frederick County. 2 -Year 5 -Year 10 -Year 25 -Year 50 -Year 100 -Year I = 4.1 4.9 5.5 6.4 7.1 7.8 Area of Developed Land: 0.35 Acres Run-off Coefficients:— + s *.,,AsALTH at a Undeveloped Land — Sandy Pasture: C — 0.25 + o �H a Developed Land — Impervious Area (1% of Development): C = 1.00 v -- Concrete (1% of Development): C = 0.95 • 024592 — Graveled Area (84% of Development): C = 0.50 � r — Landscaye (14% of Development): C = 0.25 ��FS /Z f l'�� '��'s Total Developed Land: C = 0.47 goo s� INA,L 0� % 00#++110 Runoff Volumes (Q, in cubic feet per second, Q = CIA): 2 -Year 5 -Year 10 -Year 25 -Year 50 -Year 100 -Year Undeveloped: 0.359 0.429 0.481 0.560 0.621 0.683 Developed: 0.674 0.806 0.905 1.053 1.168 1.283 Increase: 0.315 0.377 0.424 0.493 0.547 0.600 Conclusion: For each storm frequency, the increase in runoff is less than 1 cfs. Therefore, no detention structures are necessary for this site. The proposed development will not have any adverse effects on the surroundings as it relates to stormwater management and flooding. Post development storm water flows are not channelized. ,v-rNUvrU dT rfttULHILK I.UUNIY CUNING ADMINISTRATOR SIGNATURE GATE SBA SBA, INC. SBA JOB #4 CEDAR CREEK 173 CATLETT LANE APPLICATION FOR: CONDITIONAL USE PERMIT COUNTY NOTES --------------- i. T IS THE CONTRACTOR'S RESPONSIBILITY TO EXAMINE ALL PLAN SHEETS AND SPECIFICATIONS AND COORDINATE HIS WORK WITH THE WORK OF ALL OTHER CONTRACTORS TO ENSURE THAT WORK PROGRESSION IS NOT INTERRUPTED. 2. NO NEW DWELLING UNITS WILL BE CONSTRUCTED ON THE PROPERTY IN CONJUNCTION WITH THIS APPLICATION. 3. INFORMATION SHOWN ON THESE DRAWINGS WAS OBTAINED FROM A SURVEY ENTITLED "CEDAR CREEK PERFORMED BY THE ENGINEERING GROUPIE AND DATED +1/4/98. 4. NO PARKING SPACES, REFUSE COLLECTION AREAS, OR SIDEWALKS ARE REQUIRED FOR THIS SITE. 5. CONSTRUCTION WASE MAY NEITHER BE BURNED NOR BURIED AND MUST BE TAKEN TO A STATE APPROVED LANDFILL. 6. NO WASTEWATER SYSTEMS WILL BE INSTALLED DURING THE DEVELOPMENT OF THIS SITE. NO EXISTING WASTEWATER SYSTEMS WILL BE AFFECTED BY THE DEVELOPMENT OF THIS SITE. 7. TNS PLAT 6 BEING FILED IN CONJUNCTION WITH AN APPLICATION FOR CONDITIONAL USE PERMIT PURSUANT TO SECTION 165-48.6 OF THE REDERICK COUNTY ZONING ORDINANCE. 8. CONSTRUCTION AND DEVELOPMENT IS LIMITED TO ONE (1) UNMANNED AND UNOCCUPIED TELECOMMUNICATI(ON)S TOWER SITE. THE TOWER COMPOUND WILL (OWER ATA HEIGHTOF250' AND 112' xE 0' EQUIPMENT SHELTER COMMUNICATIONS GS WILL SHOWN NORA BY LL BEENC ENCLOSED 13Y NINSTALLED OTHERS) COMPOUND IGHCHAINLINKFENCEETOPPED WITH BARBED WIRE FOR SECURITY. ACCESS TO THE COMPOUND WILL BE PROVIDED BY A 12' WIDE DOCBLELAYER OFWING GATE. RAVELTHE ANDCOMPOUND SCREENEED WITH AL LANDSCAPERSTTRIPTOUTSIDE THE CHAIN LINK FENCE. SPACE WILL BE PROVIDED WITHIN THE TOWER COMPOUND FOR FUTURE TELECOMMUNICATIONS EQUIPMENT AND ANTENNA CO -LOCATION, LIMITING THE NEED FOR FUTURE TOWERS IN THE IMMEDIATE VICINITY. VEHICULAR ACCESS TO THE TOWER SITE WILL BE PROVIDED BY A 10' GRAVEL ACCESS ROAD CONNECTING TO CATLETT LANE. 9. TOTAL PROPOSED GROUND FLOOR AREA = 360 SF. FLOOR AREA TO LEASE AREA RATIO (FAR) = 0 036 10. THERE ARE NO SENSITIVE ENVIRONMENTAL FEATURES LOCATED NEAR, OR AFFECTED BY, THE PROPOSED CONSTRUCTION. LOCATION MAP NO SCALE DIRECTIONS 1-66 WEST TO 1-81 NORTH TO EXIT 302 RT. 627 (RELIANCE RD.) EAST TO SOUTH ON BUCKTON RD (RT. 842) 9 MILES TO SOUTH ON CATLETT LANE APPROX. 1 MILE TO WEST TO SITE APPROX. 1 MILE INTO PASTURE. COUNTY NOTES (CONT.) 11. THE PROPOSED 10' WIDE GRAVEL ACCESS ROAD WILL BE SURFACED TEXTILE FILTER WITH ONE ((U11))SPRKING/TURN PARKITONE GRAVEL AND NG/TURNAROUND BE PROVIDED THE AND BE ALIGNED PERPENDICULAROUND ETO ILL THE ACCESS IDE BY ROAD. 20' LONG 12. OUTDOOR LIGHTING WILL BE LIMITED TO ANY SIGNAL LIGHTING REQUIRED BY THE FEDERAL AVIATION ADMINISTRATION AND LOCATED AT THE TOP OF THE TOWER. NO OUTDOOR LIGHTING WILL BE LOCATED AT GROUND LEVEL. 13. LANDSCAPING SHALL CONSIST OF A LANDSCAPE STRIP 6' IN WIDTH SURROUNDING THE FENCED COMPOUND. THE LANDSCAPE STRIP SHALL CONTAIN A SINGLE ROW OF EVERGREEN TREES PLANTED AT INTERVALS OF 8' ON CENTER. THE LANDSCAPE STRIP SHALL BE MULCHED WITH PINE STRAW. THE PERCENTAGE OF THE TOWER COMPOUND THAT WILL BE LANDSCAPED IS 21.47.. 14. NO AREAS ARE DESIGNATED FOR OUTDOOR STORAGE, DISPLAY OR PROCESSING. 15. NO SPECIFIC STORMWATER MANAGEMENT FACILITIES ARE PROPOSED. RUNOFF CALCULATIONS INDICATE A 0.600 CFS INCREASE IN SURFACE RUNOFF FOR A 100 -YEAR STORM THAT WILL BE EVIDENT AS SHEET FLOW AND NOT AFFECT ANY ADJACENT PROPERTIES OR ENVIRONMENTAL FEATURES. SEE THE ATTACHED CALCULATIONS. THIS SITE CONTAINS NO CRITICAL EROSION AREAS. 16. THERE ARE NO RECREATIONAL AREAS OR COMMON OPEN SPACE PROPOSED FOR THIS DEVELOPMENT. 17. ALL CONSTRUCTION SHALL COMPLY WITH THE FREDERICK COUNTY FIRE CODE. 18. THE APPLICANT IS REQUESTING A WAIVER OF SETBACKS AS SHOWN PURSUANT TO SECTION 165-48.6(B)1 OF THE FREDERICK COUNTY ZONING ORDINANCE. 19. THIS SITE tS NOT LOCATED WITHIN THE 100 -YEAR FLOODPLAIN ACCORDING TO F.I.R.M. COMMUNITY PANEL 510035 0050 B. DATED MARCH 16, 1983. PROJECT INFORMATION TAX ID#: 1-6A SITE NAME: CEDAR CREEK SITE ADDRESS: 173 CATLETT LN MIDDLETOWN, VA 22645 LATITUDE 39' 00' 36" LONGITUDE 78' 17' 34" ZONING CLASSIFICATION ZONING JURISDICTION RA FREDERICK COUNTY OCCUPANCY CLASSIFICATION: N/A AREA OF DISTURBANCE: 0.35 ACRES AREA OF PARENT PROPERTY: 15.4 ACRES LEASE AREA: 0.23 ACRES ZONING APPLICATION #: I PROJECT DIRECTORY OWNER: RICHARD MILLER COOLEY 173 CATLETT LN DWG. MIDDLETOWN, VA 22645 REV.# (540) 869-2176 APPLICANT: SBA, INC. 3 10007 OAKTON TERRACE RD T1A OAKTON, VIRGINIA 22124 1 (703) 255-1051 ENGINEER: POND & COMPANY 3 2635 CENTURY PKWY., STE. 800 Cl ATLANTA, GEORGIA 30345 2 (404) 633-8998 TELEPHONE CO.: ELL ATLANTIC 3 540) 829-2620 POWER CO.: ALLEGHENY POWER 2 (800) 255-3443 DRAWING INDEX DWG. # TITLE REV.# DATE T1 COVER SHEET 3 1/8/99 T1A SURVEY 1 1/4/99 TIB ASSESSMENT MAP 3 1/8/99 Cl GENERAL NOES, LEGEND & ABBREVIATIONS 2 1/5/99 C2 OVERALL SITE PLAN 3 1/8/99 C3 STAKING, GRADING, EROSION 2 1/5/99 & SEDIMENT CONTROL PLANS C4 DRIVEWAY PLAN 2 1/5/99 C5 TOWER ELEVATION 2 1/5/99 C6 FENCE & CONSTRUCTION EXIT DETAILS 2 1/5/99 C7 SILT FENCE & ROADWAY DETAILS 2 1/5/99 L1 LANDSCAPE PLAN 2 1/5/99 E1 ELECTRICAL SITE PLANS 2 I/5/99 E2 GROUNDING PLAN & DETAILS 2 1/5/99 E3 ONE -UNE DIAGRAM & ELECTRICAL OETAILS 2 1/5/99 E4 GENERAL NOES 2 1/5/99 ----------I ' 1) NO PELT REPORT C7 ISHEO. / )1 CBA I I) PROPERTY IS SUB.ECT TO ALL EASEMENTS AND RESTRICTIONS OF RECORD. / J 1 r 1 I 3) THE PROPERTY IS LOCATED IN F.I.R.M. ZONE •C• AS SHOWN ON COMMUNITY -PANEL NUMBER / SBA, Inc.I 510053 0175 9, DATED 07-17-7e. S / I 4) FLOOD ZONE DETERMINATION 5 BASED ON THE FLOOD INSURANCE RATE YAPS AND DOES NOT IMPLY 1i^ 10007 061 A, Inc. :e R11. ' 1 THAT THE PROPERTY WILL OR WILL NOT BE FREE FRO' FLOODING OR DAMAGE �`� I Vkgi1122124 ' 5) NO SUBSURFACE INVESTIGATION BY THE ENIINEERINC CROUPS, INC , 6ti9� ( W Oe1d511 1 6) MAGNETIC DECLINATION IS COMPUTED AND N07 OBSERVED. / W ; 7) NO WETLANDS AREAS HAVE BEEN DELINEATED. ' 8) THE BOUNDARIES AND AREAS OF ADJACENT PARCELS ARE BY COYPILATMIL T 9) TK BOUNDARIESSURVEY OF THE PRE�1AgS� SHOWN HEREON ME COMPILED, AND 00 NOT REFLECT A COMPLETE PROPOSED SELF-SUPPORT 1 LAT. N39'00'35.820" I -m 1 11) 13A WI OF PARENT PARCEL TAKEN LA FROM OECD B001L f70 AT PACE ISe. LON. - W78-1733.435 1 I lt) SHA INC.UNG WILL USE EXISTING GTI.E 77 LANE 70 ArrYcc PROPOSED INGRESS -EGRESS k UT1I.UTY NORTHING - 7050924.474 I '� e 1 I EASEMENT, w 1 , EASnNC - 11541845.407 I I I ELEVATION - 693.9 I PROPOSED TOWER HEIGHT - 250' AGL � 1 I 1 CERTIFY THAT ME LATITUDE OF N3900'35.020• AND 111E LITNOlUOE OF W7HT 731433' 1 ARE ACCURATE TO WITHIN a/- 10 FEET HORIZONTALLY AND THAT THE TOWER SITE ELEVATION OF 1 0919 n ACCURATE TO WITHIN ,/- 3 FEET WERTICALY. THE HORIZONTAL DATUM (COORDINATES) I ARE TERMS OF THE NORM AMERICAN DATUM OF 1983 (NAD 03) AND ARE EXPRESSED AS DEGREES. •Fj4' / 1 1 , �� 1 MINUTES AND SECONDS, TO THE NEAREST THOUSANDTH OF A SECOND. THE VERTICAL DATUM r / 1` < 1 1 VA ARE(ELDETERMINED ARE W TERMS RE THE NATIONAL GEODETIC VERTICIL DATUM OF 1929 (NOVO 29) ANO / ME OE WNS) ARE TO THE NEAREST TENTH OF A FOOT. ? j0 ♦ r f// 1 � 1 "LTH OF 1 UA C{1 S ,--- _-•-.wr.-•-•N42PROPOSED `•___---_100' X IGO' !` LEASE AREA l t 1 TBM ISLE � \yV. 584'41'32•E 229.36': f /,,• _- _-__- — m iI __ / Pa Y 1 A4ohR4otf k T:iYIlIf4If ' °�• •� 190' + _ ..-•••- ---------------_- T --- LB.Y. .-r. a1r►4 s-r..y I EASNORTNCc-17050750.11e NAIL SET �- wM..�a o.�d. aof4f I EASTWc - nS417te.173 Q�tF ,$ :py s ---- a r 41 . f a ..... 1 ELEVATION 69219 --- I T.B.Y. 3 i' /' r.-. f a f• f a f I 1 P1�S.OE� 7 ? 1p i 10 —_� , lnf Pry t I NORTHING - 7050995.47 SPED REBM S� �' I EASTMC - 11512335.06 ____—__._____-_ ELEVATION - 607.12 I� +\ /------- ca.f�. a AMr IswM. In i---- -------------------- WARREN rnw1Tr ;, + ` '•' I • 7 7' _-----------• 1) 0014M RICHARD MILLER COOLEY • 7 TAX Ho- 1-6A�— AREA.OA 1 .4 C. \\ AREA ISD, AG r/- 20ME0 A—_J------------- I I 2) OWaErt W. a cootEr EST. TAX 10- ' W.B. ie PG 192 V ` J 20' INGRESS -EGRESS t i _Q I AREA b AG ♦/- COUNTY LINE k UTILITY ET'T. % T Jp 'SITE ZONED= A �RppMATE LOCATION • ' OBICE EX O CS BUCXTON LANE) RO. ! j Z 1 1 ( FREDFRICX CouN Y FREOE38� CpUNTY ��••,- \ \ ! ('J 1 I 3) OWNEtt RICHARD M. k DORIS A. COOLEY WARRf�L3J LLJ Z > ' TAX 1D, 76 t � M M • / , \ 1 •� / ` w Q 1 0.8. 312 PG d •.� _ 1 1 AREA., 29 70 Ac F rNic1I1 EARCEL �6 585.23.22• � ZONED, RA p E 152.6 ' U ~ I D' >•M7�7C�7NIYICIT/1 IWSr 4) OMNER: RICHARD q_ IFF BEGINNING AT A POINT IN THE NORTHEASTERLY RIGHT-OF-WAY LINE OF INTERSTATE /66, (/ �+ C Q J 0 I TAX 5 90-A-S9A SAID POINT ALSO BEING A COMMON CORNER TO THE PROPERTIES NOW OR FORMERLY IN THE �CE. ` Qi U 1 ' NOT TO SCALE 0.8. 307 PG 437 IN THE NAME OF RICHARD MILLER COOLEY: THENCE RUNNING WITH THE LINE OF COOLEY �/ 1 Q - 1 i AREA IRA AG +/- N48'38'45E 1114.78 FEET TO A POINT; THENCE WITH THE UNE OF _COOLEY AND THE PROPERTY l) i ♦ , C) Q Z I I ZONED, RA NOW OR FORMERLY IN THE NAME OF HAROLD O. COOLEY S05'18'28'W 1326.50 FEET TO A POINT; ♦ EX. GRAVEL ROADWAY U U W 1 THENCE WITH THE UNE OF COOLEYINTERSTATE SJT42'28•W 278.56 FEET TO A POINT IN THE NORTHEASTERLY •\ ♦ 1 5) OWNER: CAROLENE A CARPER RICHT-OF-WAY UNE OF IN TERSTAIE /66; THENCE ALONG SAID RIGHT-OF-WAY UNE IN A ♦ Of TAX ID. 90 -A -SO 1 ' 0.8. 1)O PG t0.] NORTHWESTERLY DIRECTION APPROXIMATELY 980 FEET +/- TO THE POINT OF BEGINNING AND ' 1 AREA. a50 AC +/- CONTAINING /5 ACRES, MORE OR LESS. Q ZONED, RA 1 6) OWNERt RICHARD MILLER COOLEY I TAX IR 90-A-59 1 D.B. 320 PG 720 I I 21.66 AG 1 C p�� 1 ZONED' RA LEASE AREA DE9CF�TIOILI FENCE FENCE 9>E 7) OWNER HAROLD 0. COOLEY 11a�cD 1 CORNER 1' CORNER BEGINNING AT A POINT. SAID POINT BEING COMMON CORNER TO THE PROPERTY NOW OR FORMERLY I 1 I IN THE NAME OF RICHARD MILLER COOLEY AND HAROLD D. COOLY; THENCE LEAVING SAID CORNER A[NE'fElt I TAX ID; 9PQ N/ AND RUNNING WITH THE LINE OF RICHARD MILLER COOLEY S48'36"43'W 629.35 FEET TO A POINT; 1 I � 0.0. N/A PG N/A AREA; 59,50 Ac. ♦/_ THENCE LEAVING THE LINE OF COOLEY AND RUNNING THROUGH THE PROPERTY OF RICHARD MILLER '� 11a 99056-4 ' 1 ZONED: RA COOLEY S41.23'17•E 176.92 FEET TO THE POINT OF BEGINNING OF THE 100' X ICO• LEASE AREA; 1 THENCE WITH SAID LEASE AREA THE FOLLOWING COURSES AND DISTANCES: ' S41'52'07'E 100.00 FEET TO A POINT; THENCE I I ' S40'07'53'W 100.00 FEET TO A POINT; THENCE ( 1 N4152'07"W 100.00 FEET TO A POINT; THENCE GRAPHIC SCALE ' N48'0753•E 100.00 FEET TO THE POINT OF BEGINNING OF THE 100' X 100' LEASE AREA AND 1 I VON" MAP CONTAINING 10,000 SQUARE FEET, MORE OR LESS. I ' VON" E IVWT j Nor TO SCALE ► E p , • ri I Tach - 40 RI I ' t I I 1 I ------------------------------- 1 ----------------------------- - - - - -- PARCEL MAP NOT TO SCALE WARREN COUNTY 1) OWNER: RICHARD MILLER COOLEY TAX ID: 1-6A D.B. 108 PG. 340 AREA: 15.4 AC. +/— ZONED: A 2) OWNER: W. 0. COOLEY EST. TAX 10: 2-1 W.B. 28 PG. 192 AREA: 58 AC. +/— ZONED: A FREDERICK COUNTY 3) OWNER: RICHARD M. & DORIS A. COOLEY TAX ID: 91—A-30 D.B. 312 PG. 76 AREA: 29.70 AC. +/— ZONED: RA 4) OWNER: RICHARD R. NEFF TAX ID: 90—A -59A D.B. 503 PG. 457 AREA: 12.06 AC. +/— ZONED: RA 5) OWNER: CAROLENE J. CARPER TAX 10: 90—A-50 D.B. 530 PG. 163 AREA: 0.50 AC. +/— ZONED: RA 6) OWNER: RICHARD MILLER COOLEY TAX ID: 90—A-59 D.B. 520 PG. 720 AREA: 21.66 AC. +/— ZONED: RA 7) OWNER: HAROLD 0. COOLEY TAX ID: 91—A-31 D.B. N/A PG. N/A AREA: 59.50 AC. +/— ZONED: RA 14 ■� 4kEpI.TH pF psi AV Ar e J HN S D e 0. 024 92 e 200:,9/01M • 0 000f 401*4 rt • SBA�Mj SBA, Inc. 10007 Oahbn Tartare RA. Oakbn, Vwgina 72124 otscam ae CHC acr(ctcR MHH 99056-4 �I '-LI{I_I1/1L IVQILJ. 1. THE CONTRACTOR IS RESPONS18LE FOR MEANS AND METHODS OF CONSTRUCTION. SAFETY IS THE RESPONSIBILITY OF THE CONTRACTOR. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH OSHA REQUIREMENTS. IF TEMPORARY LIGHTING AND MARKING IS REQUIRED BY THE FEDERAL AVIATION ADMINISTRATION (FAA), IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN THE NECESSARY LIGHTS, INCLUDING PROVIDING THE TEMPORARY POWER, DURING CONSTRUCTION AND NOTIFY THE PROPER AUTHORITIES IN THE EVENT OF PROBLEMS. 2. THE OWNER IS RESPONSIBLE FOR SITE LAYOUT AND CONSTRUCTION STAKING. LOCATION OF EXISTING STRUCTURES, TOPOGRAPHY, AND UTILITIES MUST BE CONFIRMED BY THE CONTRACTOR PRIOR TO BID SUBMITTAL. 3. ANY DAMAGE TO ADJACENT PROPERTIES WILL BE CORRECTED AT THE CONTRACTOR'S EXPENSE. 4. ALL WORK SHALL BE ACCOMPLISHED IN ACCORDANCE WITH ALL LOCAL. STATE AND FEDERAL CODES OR ORDINANCES. THE MOST STRINGENT CODE WILL APPLY IN THE CASE OF DISCREPANCIES OR DIFFERENCES IN THE CODE REQUIREMENTS. 5- THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING AMPLE NOTICE TO THE BUILDING INSPECTION DEPARTMENT TO SCHEDULE THE REQUIRED INSPECTIONS. A MINIMUM OF 24 HOURS OF NOTICE SHOULD BE GIVEN. 6. SBA WILL CONFIRM FAA APROVAL OF TOWER LOCATION BY ISSUING TOWER RELEASE FORM. NO TOWER SHALL BE CONSTRUCTED UNTIL THE TOWER RELEASE FORM IS ISSUED TO THE CONTRACTOR. 7. THE CONTRACTOR MUST VERIFY ALL DIMENSIONS AND CONDITIONS BEFORE STARTING WORK, ALL DISCREPANCIES SHALL BE CALLED TO THE ATTENTION OF THE ENGINEER AND SHALL BE RESOLVED BEFORE PROCEEDING WITH THE WORK. ALL WORK SHALL BE PERFORMED IN WORKMANUKE MANNER IN ACCORDANCE WITH ACCEPTED CONSTRUCTION PRACTICES. 8. IT IS THE INTENTION OF THESE DRAWINGS TO SHOW THE COMPLETED INSTALLATION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TEMPORARY BRACING, SHORING, TIES, FORMWORK, ETC. IN ACCORDANCE WITH ALL NATIONAL. STATE, AND LOCAL ORDINANCES, TO SAFELY EXECUTE ALL WORK. 9. THE COMPLETE BID PACKAGE INCLUDES THESE CONSTRUCTION DRAWINGS, ALONG WITH SCOPE OF WORK, THE SPECIFICATIONS AND TOWER DRAWINGS. CONTRACTOR IS RESPONSIBLE FOR REVIEW OF TOTAL BID PACKAGE PRIOR TO BID SUBMITTAL 10. CONTRACTOR SHALL VERIFY LOCATION OF ALL EXISTING UTILITIES WITHIN CONSTRUCTION LIMITS PRIOR TO CONSTRUCTION. 11. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING POSITIVE DRAINAGE ON THE SITE AT ALL TIMES. SILT AND EROSION CONTROL SHALL BE MAINTAINED ON THE SITE AT ALL TIMES. 12. CLEARING OF TREES AND VEGETATION ON THE SITE SHOULD BE HELD TO A MINIMUM. ONLY THE TREES NECESSARY FOR CONSTRUCTION OF THE FACILITIES SHALL BE REMOVED. ANY DAMAGE TO PROPERTY OUTSIDE THE LEASED PROPERTY SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. 13. ALL SUITABLE BORRCW MATERIAL FOR BACKFILL OF THE SITE SHALL BE INCLUDED IN THE BID. EXCESS TOPSOIL AND UNSUITABLE MATERIAL SHALL BE DISPOSED OF OFF-SITE AT LOCATIONS APPROVED BY GOVERNING AGENCIES PRIOR TO DISPOSAL 14. THE FOLLOWING ITEMS SHALL BE PROVIDED BY SBA AND INSTALLED BY CONTRACTOR. a) ANTENNA TOWER b) ANCHOR BOLTS c) TOWER LIGHTING d) HARK MONITORING SYSTEM 15. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING A NEAT AND ORDERLY SITE, YARD AND GROUNDS. REMOVE AND DISPOSE OFF SITE ALL RUBBISH, WASTE MATERIALS, UTTER, AND ALL FOREIGN SUBSTANCES. REMOVE PETRO -CHEMICAL SPILLS, STAINS AND OTHER FOREIGN DEPOSITS. RAKE GROUNDS TO A SMOOTH EVEN -TEXTURED SURFACE. 16. THE PLANS SHOW SOME KNOWN SUBSURFACE STRUCTURES, ABOVE -GROUND STRUCTURES AND/OR UTILITIES BELIEVED TO EXIST IN THE WORKING AREA EXACT LOCATION OF WHICH MAY VARY FROM THE LOCATIONS INDICATED. IN PARTICULAR, THE CONTRACTOR IS WARNED THAT THE EXACT OR EVEN APPROXIMATE LOCATION OF SUCH PIPELINES, SUBSURFACE STRUCTURES ANO/OR UTILITIES IN THE AREA MAY BE SHOWN OR MAY NOT BE SHOWN; AND IT SHALL BE HIS RESPONSIBILITY TO PROCEED WITH GREAT CARE IN EXECUTING ANY WORK. OWNER/CONTRACTOR TO CONTACT 'MISS UTILITY AT 1-800-257-7777 MINIMUM 72 HOURS PRIOR TO THE START OF CONSTRUCTION FOR LOCATION OF EXISTING UNDERGROUND UTIUTIES. 17. THE OWNER OR OWNER'S REPRESENTATIVE SHALL BE NOTIFIED IN WRITING OF ANY CONDITIONS THAT VARY FROM THOSE SHOWN ON THE PLANS. THE CONTRACTOR'S WORK SHALL NOT VARY FROM THE PLANS WITHOUT THE EXPRESSED APPROVAL OF THE OWNER OR OWNER'S REPRESENTATIVE. 18. THE CONTRACTOR SHALL RESTORE ALL PUBLIC OR PRIVATE PROPERTY DAMAGED OR REMOVED TO ORIGINAL CONDITION OR BETTER AS DETERMINED BY THE OWNER OR OWNER'S REPRESENTATIVE. 19. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING, AND INCURRING THE COST OF ALL REQUIRED PERMITS, INCLUDING, BUT NOT LIMITED TO, THE BUILDING PERMIT, INSPECTIONS, CERTIFICATES, ETC. 20. THE CONTRACTOR SHALL COMPLY WITH ALL REQUIRED PERMITS. 21. THE CONTRACTOR SHALL PROTECT EXISTING PROPERTY UNE MONUMENTATION. ANY MONUMENTATION DISTURBED OR DESTROYED, AS JUDGED BY THE OWNER OR OWNER'S REPRESENTATIVE SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE UNDER THE SUPERVISION OF A LICENSED LAND SURVEYOR. 22. ALL TRENCH EXCAVATION AND ANY REQUIRED SHEETING AND SHORING SHALL BE DONE IN ACCORDANCE WITH OSHA REGULATIONS FOR CONSTRUCTION. 23. CONTRACTOR SHALL BE RESPONSIBLE FOR DEWATERING AND THE MAINTENANCE OF SURFACE DRAINAGE DURING THE COURSE OF WORK. 24. ALL UTILITY WORK INVOLVING CONNECTIONS TO EXISTING SYSTEMS SHALL BE COOROINATED WITH THE OWNER OR OWNER'S REPRESENTATIVE AND THE UTILITY OWNER. NOTIFY THE OWNER OR OWNER'S REPRESENTATIVE AND THE UTILITY OWNER BEFORE EACH AND EVERY CONNECTION TO EXISTING SYSTEMS IS MADE. 25. MAINTAIN SERVICE FOR ALL EXISTING UTILITIES. 26. ALL SITE BACK FILL SHALL MEET SELECTED FILL STANDARDS LISTED BELOW AS DEFINED BY THE OWNER OR O"ER'S REPRESENTATIVE. 27. CONTRACTOR TO GRADE ALL AREAS ON THE SITE TO PROVIDE POSITIVE DRAINAGE AWAY FROM THE EQUIPMENT PAD AND THE TOWER. 28. ALL IMPROVEMENTS TO CONFIRM WITH FREDERICK COUNTY CONSTRUCTION STANDARDS AND SPECIFICATIONS, LATEST EDITION. 29. IRRIGATION SYSTEMS ARE PROHIBITED ON ALL EXISTING AND PROPOSED COUNTY RIGHT-OF-WAY AND CONSIDERED TO BE A VIOLATION OF THE COUNTY S ORDINANCE PROHIBITING UNPERMITTED RIGHT-OF-WAY ENCROACHMENTS. EXCAVATION & GRADING NOTES: 1. ALL EXCAVATIONS ON WHICH CONCRETE IS TO BE PLACED SHALL BE SUBSTANTIALLY HORIZONTAL ON UNDISTURBED AND UNFROZEN SOIL AND BE FREE FROM LOOSE MATERIAL AND EXCESS GROUNDWATER. DEWATERING FOR EXCESS GROUNDWATER SHALL BE PROVIDED IF REQUIRED. 2. CONCRETE FOUNDATIONS SHALL NOT BE PLACED ON ORGANIC MATERIAL. IF SOUND SOIL IS NOT REACHED AT THE DESIGNATED EXCAVATION DEPTH, THE UNSATISFACTORY SOIL SHALL BE EXCAVATED TO ITS FULL DEPTH AND EITHER BE REPLACED WITH MECHANICALLY COMPACTED GRANULAR MATERIAL OR THE EXCAVATION BE FILLED WITH CONCRETE OF THE SAME QUALITY SPECIFIED FOR THE FOUNDATION, 3. ANY EXCAVATION OVER THE REQUIRED DEPTH SHALL BE FILLED WITH EITHER MECHANICALLY COMPACTED GRANULAR MATERIAL OR CONCRETE OF THE SAME QUALITY SPECIFIED FOR THE FOUNDATION. CRUSHED STONE MAY BE USED TO STABILIZE THE BOTTOM OF THE EXCAVATION. STONE, IF USED. SHALL NOT BE INCLUDED IN DETERMINING CONCRETE THICKNESS. 4. AFTER COMPLETION OF THE FOUNDATION AND OTHER CONSTRUCTION BELOW GRADE, AND BEFORE BACKFILLING, ALL EXCAVATIONS SHALL BE CLEAN OF UNSUITABLE MATERIAL SUCH AS VEGETATION, TRASH, DEBRIS, AND SO FORTH. 5. BACKFILLING SHALL: -USE APPROVED MATERIALS CONSISTING OF EARTH, SANDY CLAY, SAND AND GRAVEL, OR SOFT SHALE; -BE FREE FROM CLODS OR STONES OVER 2-1/2" MAXIMUM DIMENSIONS -BE PLACED IN 6" LAYERS AND COMPACTED TO 98% STANDARD PROCTOR (ASTM D-698) UNDER STRUCTURES, BUILDING SLABS, STEPS, AND PAVEMENTS, AND AT 95% UNDER WALKWAYS, AND AT 85X IN GRASSED/LANDSCAPED AREAS. 6. FILL PREPARATION: REMOVE ALL VEGETATION, TOPSOIL, DEBRIS, WET AND UNSATISFACTORY SOIL MATERIALS, OBSTRUCTIONS, AND DELETERIOUS MATERIALS FROM GROUND SURFACE PRIOR TO PLACING FILLS. PLOW, STRIP, OR BREAK UP SLOPED SURFACES STEEPER THAN 1 VERTICAL TO 4 HORIZONTAL SO FILL MATERIAL WILL BOND WITH EXISTING SURFACE. WHEN SUBGRADE OR EXISTING GROUND SURFACE TO RECEIVE FILL HAS A DENSITY LESS THAN THAT REQUIRED FOR FILL, BREAK UP GROUND SURFACE TO DEPTH REQUIRED, PULVERIZE, MOISTURE -CONDITION OR AERATE SOIL AND RECOMPACT TO REQUIRED DENSITY. REINFORCED CONCRETE NOTES 1. CLASSES OF CONCRETE AGL ABOVE GROUND UNE CLASS 28 DAY LOCATION REMARKS STRENGTH Fence CENTER LINE (PSI) CONCRETE CONT. A 4500 ALL PRECAST NORMAL WT. 8 3500 CAST IN PLACE NORMAL WT. C 4000 CAST IN PLACE NORMAL WT. 2. REINFORCING STEEL- ASTM A615 SUPPLEMENT SI GRADE 60. RENEWED BY: 3. REINFORCEMENT PROTECTION TYPICAL U.N.O.: MINIMUM COVER, IN. a. CONCRETE PLACED AGAINST EARTH 3' b. CONCRETE PLACED IN FORMS BUT EXPOSED TO WEATHER OR EARTH: 1. BARS #5 AND SMALLER 2. BARS LARGER THAN 15 2' c. PRECAST CONCRETE EXPOSED TO WEATHER OR EARTH: 1. BARS 85 AND SMALLER 1-1/4" 2. BARS LARGER THAN /5 4. NO SPLICES OF REINFORCEMENT PERMITTED EXCEPT AS DETAILED OR AUTHORIZED. MAKE BARS CONTINUOUS AROUND CORNERS. WHERE PERMITTED, SPLICES MADE BY CONTACT LAPS SHALL BE CLASS .B. TENSION LAPS UNLESS NOTED OTHERWISE. 5. DETAIL BARS IN ACCORDANCE WITH 'ACI DETAILING MANUAL - 1994% PUBLICATION SP -66 AND 'BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE', ACI 318-95. 6. READY -MIX CONCRETE SHALL BE OF THE STRENGTH LISTED ABOVE AND SHALL MEET THE REQUIREMENTS OF ASTM C 94. ABBREVIATIONS AGL ABOVE GROUND UNE & AND 0 AT Fence CENTER LINE CONC. CONCRETE CONT. CONTINUOUS C.J. CONTROL JOINT CMP CORRUGATED METAL PIPE H OIAMETER OIA. DIAMETER ELEV. ELEVATION E.S. EACH SIDE EW. EACH WAY FT. FEET GALV. GALVANIZED HCRIZ. HORIZONTAL IN. INCH MAX MAXIMUM MFR. MANUFACTURER MIN MINIMUM MPH MILES PER HOUR- O.C. ON CENTER It PLATE PSI POUNDS PER SQUARE INCH P/T POWER/TELCO PVC POLYVINYL CHLORIDE PIPE PROP PROPERTY UNE REINF. REINFORCED REQ'D REQUIRED S.S. STAINLESS STEEL SIM. SIMILAR STD. STANDARD STL. STEEL TYP. TYPICAL U.N.O. UNLESS NOTED OTHERWISE W/C WATER/CEMENT WT. WEIGHT W/ WITH 7. PROTECT EXISTING GRAVEL OR PAVEMENT SURFACING AND SUBGRADE IN AREAS WHERE EQUIPMENT LOADS WILL OPERATE. USE PLANKING OR OTHER SUITABLE MATERIALS DESIGNED TO SPREAD EQUIPMENT LOADS. REPAIR DAMAGE TO EXISTING GRAVEL OR PAVEMENT SURFACING OR SUBGRADE WHERE SUCH DAMAGE IS DUE TO THE CONTRACTOR'S OPERATIONS. DAMAGED GRAVEL OR PAVEMENT SURFACING SHALL BE RESTORED TO MATCH THE ADJACENT UNDAMAGED GRAVEL OR PAVEMENT SURFACING AND SHALL BE OF THE SAME THICKNESS. 8. DAMAGE TO EXISTING STRUCTURES AND UTILITIES RESULTING FROM CONTRACTOR'S NEGLIGENCE SHALL BE REPAIRED / REPLACED TO OWNER'S SATISFACTION AT CONTRACTOR'S EXPENSE. 9. CONTRACTOR SHALL COORDINATE THE CONSTRUCTION SCHEDULE WITH PROPERTY OWNER SO AS TO AVOID INTERRUPTIONS TO PROPERTY OWNER'S OPERATIONS. 10, ENSURE POSITIVE DRAINAGE DURING AND AFTER COMPLETION OF CONSTRUCTION. 11. ALL CUT AND FILL SLOPES SHALL BE 3 : 1 MAXIMUM, UNLESS OTHERWISE NOTED. LEGEND - - Existing Property Line --------- Lease Line - - - - Easement Line X- Fence Existing Fence ^ Existing Contour 7r� Proposed Contour Existing Spot Elevation 760.5 Spot Elevation ............................ Existing Edge of Pavement Existing Overhead Utility Line 0 Iran Rod Found 0 Iron Rod Set 5/8' 10, Utility Pole Guy Anchor ® Water Meter Existing Tree 16 Bench Mork ® Sanitary Sewer Manhole �L Flow Direction Silt Fence - -•- - Tree Protection Fence aa�ea�a® eo "m�,�l�4�TH pF 0 #vsl TIDY o 0245,92 s SB SBA, Inc. low Oakton Taman Rd Oaftn, Vkjna 22124 N Z 0 Y w a W > W L� I Z m U m Q Q Q LTJ -S WW D U 0 Z W 0 W J DEsorED ar. CHC Rr^-Kpt MHH -- 99056-4 vim./ APPROXIMATE LOCATION OF COUNTY LINE— EXISTING BUILDING — EXISTING PROPERTY UNE EXISTING PROPERTY LINE D' OVERALL SITE PLAN C2 C2 SCALE: 1' = 200' REVIEWED BY: SETBACK NOTES, GRAP411C SCALE 200 0 200 61.0M 0 61.0M SCALE: 1" = 200' �eseee ♦ees ■s 1EpLTH 011c.X00 • 0 G�9 AF V0 DY ON 0. 024592 e 000#4+*®AQ SBAEJ SBA, Inc 10007 Oakton Tartam Rd. Oakhon, VIryms 22124 r_ 33� K o< a 2. a i00x� c 0 W y� N N N 0) - w O/ mmp � N O Z mp�ny Amhlboh • Enmtr O�h� L�YI NYO♦�M OwRw 202" H 041.1 s - C�ri�M ifM Hy ! Ca�/ry- N AZY �wL Li mowrvl Y A �► V Iwr t Ok, VA 4 i. r Y�YIY r M.Y M Yw1 iisw.�lrY r . � w M� OESOK0 6r: GBC ac�ccR TNM «o- 99056-4 V� TOTAL REO'O TOWER SETBACK SETBACK5�rl SETBACK SETBACK REO'D PROVIDED EREARADD. 60' 215' 275' 290' PL1E 100' 215' 315' 469' OYPl1E : 100' 215' 315' 220' 95' GRAP411C SCALE 200 0 200 61.0M 0 61.0M SCALE: 1" = 200' �eseee ♦ees ■s 1EpLTH 011c.X00 • 0 G�9 AF V0 DY ON 0. 024592 e 000#4+*®AQ SBAEJ SBA, Inc 10007 Oakton Tartam Rd. Oakhon, VIryms 22124 r_ 33� K o< a 2. a i00x� c 0 W y� N N N 0) - w O/ mmp � N O Z mp�ny Amhlboh • Enmtr O�h� L�YI NYO♦�M OwRw 202" H 041.1 s - C�ri�M ifM Hy ! Ca�/ry- N AZY �wL Li mowrvl Y A �► V Iwr t Ok, VA 4 i. r Y�YIY r M.Y M Yw1 iisw.�lrY r . � w M� OESOK0 6r: GBC ac�ccR TNM «o- 99056-4 V� EDGE OF PROPOSED GRAVEL SURFACING - MIN. 6" THICK ASTM C-33 /67 STONE GRAVEL SURFACING. SEE NOTES 6 & 7. - PROPOSED SELF- SUPPORTING TOWER 6' LANDSCAPE STRIP 10' WIDE GRAVEL ACCESS ROAD 20' WIDE ACCESS do UTILITY EASEMENT IZ,ACCESS EASEMENT I MATCHLINE 'A' CONTINUED ON 1/C4 100' x 100' LEASE BOUNDARY PROPOSED 12' x 30' EQUIPMENT SHELTER (BY OTHERS) SF LINK FENCE PROPOSED PULLBOX. SEE NOTE 3 ON DWG. E1. PROPOSED POWER SERVICE SUPPORT FRAME SEE 3/E3. DOUBLE SWING GATE PROPOSED PRECAST 1 - PROPOSED 10' x 20' GRAVEL TURNAROUND :.I GRADING, EROSION & Qi SEDIMENT CONTROL PLAN SCALE: 1" = 20' 1 I ml MATCHLINE 'A' t M 1 M i M i� CONTINUED ON 1/C4 NOTES 1. SEE SHEET C7 FOR EROSION do SEDIMENT CONTROL NOTES 2. REFER TO SHEET Cl FOR ADDITIONAL NOTES. 3. ALL SPOT ELEVATIONS ARE 'FINISW GRADE. 4. ENSURE POSITIVE DRAINAGE FROM THE SITE AT ALL TIMES. AVOID TRAPPING WATER. 5. HORIZONTAL CURVES ALONG THE DRIVEWAY HAVE A RADIUS OF 50.00', MEASURED AT THE DRIVEWAY CENTERLINE. 6. PLACE GEOTEXTILE FILTER UNDERNEATH TOWER COMPOUND AND GRAVEL ACCESS ROAD. USE NICOLON MIRAR 116ON OR APPROVED EQUIVALENT. 7. FILTER FABRIC MUST BE PROPERLY PROTECTED FROM PUNCHING OR TEARING DURING INSTALL- ATION. REPAIR ANY DAMAGE BY REMOVING THE GRAVEL AND PLACING ANOTHER PIECE OF FABRIC OVER THE DAMAGED AREA ALL CONNECTING JOINTS SHOULD OVERLAP A MINIMUM OF 1 FT. IF THE DAMAGE IS EXTENSIVE, REPLACE THE ENTIRE FILTER FABRIC. 8. PRECAST CONCRETE "CFL FOUNDATION' SLAB FROM HUB FABRICATING COMPANY TO FIT BA .CFL" CABINET. CALL (610) 779-2200 FOR ORDERING INFORMATION. - 100.00' Q 2 STAKING PLAN C2 C3 SCALE: 1' = 30' REVIEWED BY - GRAPHIC SCALES: 20 0 20 6.10M 0 6.10M SCALE: 1" = 20' 30 0 30 9.15M 0 9.15M Sc�Lptf'AQ", 00 o�, G, loop • ♦ NO. 624592 CL -a JF ■ °®� 101VAL t" ti SB SBA, Inc. 10007 0il40n TwTa Rd Oaldun, VIr m 72124 t 3 Q o N rn k' n n z mp- AueM wu k Rfeamf aaa c�.r.s rraaq frw stsa• x..r..r Awr 0.r.fr ma" "046.2, 04f)f •f!• r.a�aaf.f4f• rw.� w M►r �.r. nr rar.r r f. r w• wr;rk..ftmow yr I*"1r+ar r � r WWI .rrrrrMaw ..r r rr. wr a cw� Z Z O g Ln O a- wle L`' o Z Z U O U � Q O z W LLI Z 0 Y LSI L/T st 0cxrm W. CBC REWKk TNM -- 99056-4 1� ofi � �/"71 w\ h \` vh '\N ry\. CE 3 CONSTRUCTION EAT C4 C6 D LE: I" - 2PLAN 0 REVIEWED BY - ;h O 9 oell AMEE 10 COO N��E,iV ��OAD p15� gUCK�ON GRAPHIC SCALE 20 0 20 6.10M 0 6.10M SCALE: 1" = 20' aQ*4® p00° ° ,yy�,LTH pF ° e�OCd�;G'yi • o H W. SSIDY v Flo. 02 592 s °o S�OAlAL �� Qv SBA,jl SBA,Inc 10007 OdOon T.Rd O■khm. Vkgkm 22124 fR Archftmou & R d■fof 1■a/ ck-w� r. -k -W ■.M L■■a 7f■t•w/ AM-- 0—aft f■M■ (101) faf■ff■ !� a� f i f f 1 f■ f� i�dj■ irtil Di frY�rr�..w. omoKm wr GBC awcrcR TNU »� 99056-4 i TOWER ELEVATION NOT TO SCALE 8' X-1-4 8- 71- 4 GROUND 120 VAC 3" 2" PVC CONDUIT FRONT OF CABINET CONDUIT OPENINGS, TYP. 6x6 -W4.0 x W4.0 WWF TURN WWF DOWN T AT WEBS OF FRAME MEMBERS. 2- TO END OF MESH TYPICAL ALL 4 SIDES 3/4' CHAMFER (CONTRACTOR'S OPTION) 4000 PSI CONCRETE, NORMAL WEIGHT Rum - I. ALL CONCRETE TO BE 4000 PSI AT 28 DAYS AND IN ACCORDANCE WITH ACI STANDARDS. 2. VERIFY ALL DIMENSIONS PRIOR TO ORDERING CONCRETE. 3. VERIFY ALL DIMENSIONS OF CONDUIT OPENINGS WITH FRAME MANUFACTURER. 2 CONCRETE TELEPHONE PAD C3 ca SCALE: 1/2" = ,•-0' — HUB FABRICATING CFL FRAME (FOR PAD MOUNTING) P/N 60338 CONCRETE SHALL BE CAST ON ALL SIDES OF FRAME. I YCII 1^ X Z GRADE LEVEL � I REVIM BY: GRAPHIC SCALE: 2 0 2 0.61M 0 0.61M SCALE: 112- 0% /2" oOF G� 4 SILDY i v NO. 024592 e Alm I �r S/ONAL EN r° 000009446 SBA SBA, Inn 10007 Oskbn Twin Rd Oskh)n, VkVm 72134 o -KIS Amhk-u t Endssps ]lss C•�M 1'•r�t�q s.�a. L•�� N�Y�� o -..i. sns•s H a-) ss f ss s• !•. s s s• s 4 s• �k+s nu wr t •r •�+r =71% I" "=P.4- 1. P.4- rYt�i s 6. w MSY M Y�IMYrrAI-M. Y WY sr •sem •gyp. A �`:r Mr t C�s•�. amoftm m: CBC an^acc TNM b. 99056-4 END OR CORNER POST (TYP.) 2" MESH, 9 GAUGE GALV. WIRE o H �L F i 1/4"0 BRACE RAIL 2• � ) CROWN I 1 I ,,�"N,SH GRADE SUPPORT ARM W/BARBED WIRE 10'-0" MAX. SPACING UNE POST (TYP.) RAIL (TYP) 3/eb TRUSS ROD WITH TURN BUCKLE. 2 1/7 O.D. POST MAX. 3' GAP BETWEEN WIRE MESH & FINISHED GRADE 1 1 1 I 1111 17 GAUGE III BOTTOM TENSION WIRE 1 1 1 11 = 18' X 18" FOR _ 11 I I X l' -g 1 1 1 1UNE POST F�!�'/iC�4i 1 � � 1111 1 TUI L _ CONCRETE FOOTING, TYP. 10'-0' MAX. }' TYP. FOR END, SPACING (TYP.). CORNER, & GATE POSTS rf-'WHAIN LINK FENCE C3 C6 NOT TO SCALE EXISTING GRAVEL ROAD —% ` ANTENNA SITE Y CONC. STRETCHER CROWN (TYP.) 3/8"0 TRUSS ROD WITH TURN BUCKLE (TYP) BANDS 16'0_C. BARS I .1 1 •J 1 �, •� 1 I I J 1 1 3 1/2'0 PIPE GATE 11�4"0 l—_tJ REVIEWED BY: 12'-U' 1 1/2"0 PIPE GATE FRAME 1"xl/8" GATE STOP 12 1d2' GAUGE 30 Z. GALVANIZED MESH, 12 GAUGE GALV. WIRE I 4 POINT BARBED WIRE GATE POST STRETCHER STRETCHER 3/8"0 TRUSS ROD WITH TURN BUCKLE (TYP) BANDS 16'0_C. BARS 3 1/2'0 PIPE GATE 11�4"0 POSTS (TYP) PIP BRACE i 1/4-0 PIPE BRACE TRUSS ROD 3/8" DIA MINIMUM FINISH GRADE •1 1. HALF-MOON 12 1 1 i I' 1 14..1"1. GATE KEEPER • 1 b 1 I • CONCRETE 1 I 1 11 FOOTING, TYP. 1 L--tJ 2_ 12' DOUBLE SWING GATE ca s NOT TO SCALE FENCE NOTES: 1. FENCING MATERIALS SHALL BE OF GALVANIZED STEEL. 6" MIN. --J ASTM C-33 1157 STONE GEOTEXTILE UNDERUNER 3 CONSTRUCTION EXIT DETAIL CE C� C6 SCALE NOT TO SCALE 2. POST, BRACES AND GATE FRAMES SHALL BE SCHEDULE 40 (STANDARD WEIGHT) PIPE. SIZES SPECIFIED ARE 3. DOUBLE SWING GATE SHALL BE PROVIDED WITH TUBULAR PLUNGER BAR, 1 LOCK KEEPER, 1 LOCK KEEPER GUIDE, 2 LATCH FORKS, 2 FORK CATCHES, 1 CATCH FOR PLUNGER BAR, AND 2 GATE STOPS LOCATED AS DIRECTED BY THE ENGINEER. 4. POSTS, CAPS AND OTHER NECESSARY FENCE FITTINGS SHALL BE AS MANUFACTURED BY THE FENCE MANUFACTURER OR EQUAL HINGES SHALL BE OF GALVANIZED STEEL S. POSTS SHALL BE SPACED EQUIDISTANT BUT NOT MORE THAN 10' O.C. l RLTHp vs F cif e e r� o s r° ��r I'd v ♦ SSI Y NO. 02 592 Qz AV o� soo /OJ NAL '�: NA� SBA, .110 SBA, Inc 10007 O.kbDn Tw,, Rd] Oaktron, Vhom 22124 W. m -1p Afoexm A Woo..... aaaf e.....� ar.trq arts �fN HW.r. • -•- e...w afs.f H f y; s s a •ass • r. aas.sfaa c�yr nw wr e � Cf�} N �i�Y rrwl WI ro.�ft r h r Wr♦y I �r Y �fr1 Z O F -- Y U LL) J � N � U Z W Oof 0 p LAJ � X W U W U Z W LL omam or. GOC R"cxa TNM 99056-4 v Ll ILi viL I- I\VJIuII & SEDIMENT CONTROL NOTES: I. ADDITIONAL EROSION CONTROL MEASURES WILL BE EMPLOYED WHERE DETERMINED NECESSARY BY ACTUAL SITE CONDITIONS. 2. PRIOR TO COMMENCING LAND DISTURBANCE ACTIVITY, THE LIMITS OF LAND DISTURBANCE SHALL BE CLEARLY AND ACCURATELY DEMARCATED WITH STAKES, RIBBONS, OR OTHER APPROPRIATE MEANS. 3. THE CONSTRUCTION OF THE SITE WILL INITIATE WITH THE INSTALLATION OF EROSION CONTROL MEASURES SUFFICIENT 10 CONTROL SEDIMENT DEPOSITS AND EROSION. ALL SEDIMENT CONTROL WILL BE MAINTAINED UNTIL ALL UPSTREAM GROUND WITHIN THE CONSTRUCTION AREA HAS BEEN COMPLETELY STABILIZED. 4. THE LOCATION OF SOME OF THE EROSION CONTROL DEVICES MAY HAVE TO BE ALTERED FROM THAT SHOWN ON THE PLANS IF DRAINAGE PATTERNS DURING CONSTRUCTION ARE DIFFERENT FROM THE FINAL PROPOSED DRAINAGE PATTERNS. ANY DIFFICULTY IN CONTROLUNG EROSION DURING ANY PHASE OF CONSTRUCTION SHALL BE REPORTED TO THE ENGINEER IMMEDIATELY. 5. CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES UNTIL GROUND STABIUZATION HAS BEEN ESTABUSHED. CONTRACTOR SHALL INSPECT EROSION CONTROL MEASURES AT THE END OF EACH WORKING DAY TO ENSURE MEASURES ARE FUNCTIONING PROPERLY. 6. THE CONTRACTOR SHALL REMOVE ACCUMULATED SILT WHEN THE SILT IS WITHIN 12' OF THE TOP OF THE SILT FENCE. L 7. FAILURE TO INSTALL, OPERATE OR MAINTAIN ALL EROSION CONTROL MEASURES WILL RESULT IN ALL CONSTRUCTION BEING STOPPED ON THE JOB SITE UNTIL SUCH MEASURES ARE CORRECTED. 8. SILT BARRIERS TO BE PLACED AT DOWNSTREAM TOE OF ALL CUT AND FILL SLOPES. 9. ANY DISTURBED AREA LEFT EXPOSED FOR A PERIOD GREATER THAN 7 DAYS SHALL BE STABILIZED WITH SEEDING. 10. TEMPORARY SEEDING: SEEDBED PREPARATION WHEN USING CONVENTIONAL OR TS HAND -SEEDING, SEEDBED PREPARATION IS NOT REQUIRED IF THE SOIL MATERIAL IS LOOSE AMD NOT SEALED BY RAINFALL WHEN SOIL HAS BEEN SEALED BY RAINFALL OR CONSISTS OF SMOOTH UNDISTURBED CUT SLOPES, THE SOIL SHALL HAVE PITTED, TRENCHED OR OTHERWISE SCARIFIED TO PROVIDE A PLACE FOR SEED TO LODGE AND GERMINATE. SEEDIN SEPT. i - FER, 15: APPLY 50-100 LBS/ACRE OF 50/50 MIX OF ANNUAL RYEGRASS (LOLIUM MULTI-FLORUM) & CEREAL (WINTER) RYE (SECALE CEREALE). EEB. 16 - APR_ in: APPLY 60-100 LBS./ACRE OF ANNUAL RYEGRASS SEED (LOLIUM MULTI-FLORUM). MAY 1 - AUG 31: APPLY 50 LBS./ACRE OF GERMAN MILLET (SETARIA ITALICA). APPLY SEED UNIFORMLY BY HAND, CYCLONE SEEDER, DRILL, CULTIPACKER-SEEDER, OR HYDRAULIC SEEDER (SLURRY INCLUDING SEED AND FERTILIZER). DRILL OR CULTIPACKER SEEDERS SHOULD NORMALLY PLACE ONE-HALF TO ONE INCH DEEP. MULCHING: APPLY 2.5 TONS OF DRY PINE STRAW PER ACRE OF SEEDED AREA PERMANENT SEEDING: PS SEEMED PRP RATION• AREA TO BE SEEDED SHALL BE LOOSE AND FRIABLE TO A DEPTH OF AT LEAST 3'. THE TOP LAYER SHALL BE LOOSENED BY RAKING, DISKING OR OTHER ACCEPTABLE MEANS BEFORE SEEDING OCCURS. IN LIEU OF SOIL TEST RESULTS, APPLY 50 LBS. OF DOLOMITIC LIMESTONE AND 25 LBS. OF t0-10-10 FERTILIZER PER 1,000 SQUARE FEET. HARROW OR DISK LIME AND FERTILIZER INTO THE SOIL TO A DEPTH OF AT LEAST 3' ON SLOPES FLATTER THAN 3:1. SEEDIN : MMCH - JVIY: APPLY 5-6 LBS. PER 1,000 SQUARE FEET OF BERMUDA JULY - MARCH: APPLY 2-3 LBS, PER 1,000 SQUARE FEET OF KENTUCKY 31 TALL FESCUE. APPLY SEED UNIFORMLY WITH A CYCLONE SEEDED DRILL CULTIPACKER SEEDER OR HYDROSEEDER (SLURRY INCLUDES SEEDS AND FERTILIZER RECOMMENDED ON STEEP SLOPES ONLY) ON A MOIST, FIRM SEEDBED. MAXIMUM SEED DEPTH SHOULD BE 1/2- IN CLAY SOILS AND 1/2- IN SANDY SOILS WHEN USING OTHER THAN THE HYDROSEEDER METHOD. IRRIGATE UNTIL VEGETATION IS FIRMLY ESTABLISHED IF SOIL MOISTURE IS NOT SUFFICIENT TO SUPPORT ADEQUATE GROWTH. MULCHIN : APPLY 2.5 TONS OF DRY PINE STRAW PER ACRE OF SEEDED AREA- 11. REA11. CONTRACTOR SHALL REMOVE ALL EROSION & SEDIMENT CONTROL MEASURES AFTER COMPLETION OF CONSTRUCTION AND ESTABLISHMENT OF PERMANENT GROUND COVER. 12. UNLESS OTHERWISE INDICATED. ALL VEGETATIVE AND STRUCTURAL EROSION AND SEDIMENT CONTROL PRACTICES WILL BE CONSTRUCTED AND MAINTAINED ACCORDING TO MINIMUM STANDARDS AND SPECIFICATIONS OF THE VIRGINIA EROSION ANn SFDIMFNT CnNTRQL HANDROOI< AND VIRGINIA REGULATIONS VR 625-02-00 EROSION AND SEDIMENT CONTROL REGULATIONS. U. ALL EROSION AND SEDIMENT CONTROL MEASURES ARE TO BE PLACED PRIOR TO OR AS THE FIRST STEP IN CLEARING. I.— _ 6"-U MAX. --' NOTES: 1. FABRIC SHALL RETAIN 85% OF SOIL. BASED ON SIEVE ANALYSIS, BUT NOT FINER THAN OPENING SIZE 70. 2. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL CONFORM TO THE STANDARDS SET FORTH IN THE VIRGINIA EROSION AND SEDIMENT CONTROL HANDBOOK. E01 SILT FENCE ELEVATION 'c C3 NOT TO SCALE GEOTEXTILE FILTER FABRIC SEE NOTES 6 & 7 ON DWG. C3 ROADWAY SECTION DETAIL C4 C7 SCALE: 1/4' = 1'-0' 10 FOLD & SET FILTER FABRIC INTO SOIL - BACKFILL AND COMPACT THE \ EXCAVATED SOIL iN TRENCH AND ON BOTH SIDES OF b FILTER FENCE FABRIC I 10 6' F1o� 7 .\ / b I N Z" r 4' WOOD POST ALT; STEEL FENCE POSTS 2QSILT FENCE DETAIL \C7V NOT TO SCALE GRAPHIC SCALE: 4 0 4 Q � LLQ 1.22M 0 1.22M SCALE: 1/4" = 1'-0" gov��,>, ypLTH �N- O ® � d tin 2 s �l I � r SSID'f s NO. G24592 yaw a "® SS�ONAL E�� vv SBA 'Ej SBA Inc. 10007 OsIdon Tarom Rd Ofkbn,VYglm 22124 3 Z IL rn m W =401 a 0 m—ONSP Amhh.e0. A Reglmr xa ems. f.rr�q s.r.. Lsr. xr.rw.a �t�=� OwW fONf Hft:=, f7s 1. f 1 f f ff.f/ff crnyr naa nr t, r ..rw nr aa..r a. _dP-d a cr. 9. a r r r.r .d r. ar *+/. ,pow .k r..arr . .rrr r r.r w r �flh.k f•1t4 r r.r r /rl.. rfAl .I M t fryr} y � J LTJ Q W W � U p U Z Q � a L J Q U V) O d' ocDc"m n: GBC aavc.aR TNM �« 99056-4 G1 NOTE: SET TREE PLUMB PRIOR TO STAKING ROOTBALL PIT TO STAKE EXCEED DIAMETER OF ROOTBALL BY 24' RUBBER HOSE (2 PLY GREEN) ROOTBALL 120' TYP. GUY WIRE GUY WIRE RUBBER HOSE (DOUBLE STRAND, 2 PLY WIRE) 3• PINESTRAW MULCH PLAN 4 REBAR STAKE 6' LENGTH, -1 BELOW GRADE DE CULTIVATED SOIL - w� 24" DIAMETER LARGER SCARIFY BASE THAN ROOT BALL OF PLANT PIT OR CONTAINER ADD EXCAVATED SOIL OOTBALL AS NEEDED TO BRING TREE TO FINISHED GRADE: TAMP TO PREVENT SETTLING SECTION r21TREE STAKING AND GUYING Lt La NOT TO SCALE GENERAL PLANTING NOTES I. ALL PLANTS MUST BE HEALTHY, VIGOROUS MATERIAL, FREE OF PESTS AND DISEASE. 2. ALL PLANTS MUST BE CONTAINER -GROWN OR BALLED AND BURLAPPED AS SPECIFIED. 3. ALL TREES MUST BE STRAIGHT TRUNKED, FULL HEADED AND MEET ALL REQUIREMENTS SPECIFIED. 4. ALL PLANTS ARE SUBJECT TO THE APPROVAL OF THE OWNER'S REPRESENTATIVE BEFORE, DURING, AND AFTER INSTALLATION. 5. ALL TREES MUST BE GUYED OR STAKED AS SHOWN. 6. ALL PL4NTS AND PLANTING AREAS MUST BE COMPLETELY MULCHED AS SPECIFIED. 7. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL AVOID DAMAGE TO ALL UTIUTIES DURING COURSE OF THE WORK. THE CONTRACTOR IS RESPONSIBLE FOR REPAIRING ALL DAMAGE TO UTILITIES, STRUCTURES, SITE APPURTENANCES, ETC. WHICH OCCURS AS A RESULT OF THE LANDSCAPE CONSTRUCTION. 8. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL QUANTITIES SHOWN ON THESE PLANS BEFORE PRICING THE WORK. 9. THE CONTRACTOR IS RESPONSIBLE FOR FULLY MAINTAINING ALL PLANTING (INCLUDING, BUT NOT LIMITED TO: WATERING, SPRAYING, MULCHING, FERTILIZATION, ETC.) OF PLANTING AREAS AND LAWNS UNTIL THE WORK IS ACCEPTED IN TOTAL BY THE OWNER'S REPRESENTATIVE. 10. THE OWNER AGREES TO PERFORM ALL LANDSCAPE MAINTENANCE (INCLUDING WATERING) THROUGHOUT THE ONE YEAR GUARANTEE PERIOD UNLESS OTHERWISE DETERMINED. It. THE OWNER'S REPRESENTATIVE WILL APPROVE THE STAKED LOCATION OF ALL PLANT MATERIAL PRIOR TO INSTALLATION. 12. AFTER BEING DUG AT THE NURSERY SOURCE, ALL TREES IN LEAF SHALL BE ACCLIMATED FOR TWO (2) WEEKS UNDER A MIST SYSTEM PRIOR TO INSTALLATION. 13. ANY PLANT MATERIAL THAT DIES, TURNS BROWN OR DEFOLIATES (PRIOR TO TOTAL ACCEPTANCE OF THE WORK) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAME SPECIES, QUANTITY, SIZE AND MEETING ALL SPECIFICATIONS. 14. STANDARDS SET FORTH IN 'AMERICAN STANDARD FOR NURSERY STOCK, LATEST EDITION, REPRESENT GUIDELINE SPECIFICATIONS ONLY AND SHALL CONSTITUTE MINIMUM QUALITY REQUIREMENTS FOR PLANT MATERIAL. TOTAL AREA OF SITE: 88' a 88' COMPOUND 7744 SF = .18 ACRES LANDSCAPE BUFFER 2052 SF = .05 ACRES PLANT LIST OTY. COMMON NAME BOTANICAL NAME 43 VIRGINIA PINES PINUS VIRGINIA 2052 SF PINE STRAW MULCH 9796 SF = .23 ACRES SIZE/REMARKS STRAIGHT TRUNK, WELL BRANCHED. 5' MIN HEIGHT AT PLANTING 2' SETTLED LAYER OF CLEAN STRAW DO NOT BLOCK VIEW OF POWER SERVICE SUPPORT FRAME — 100.00' ,` LANDSCAPE PLAN CJ U SCALE: t' - 20' ------ i - f i REVIEWED BY: 2250 SF OF PINE STRAW MULCH 4 43 VIRGINIA PINES 2 LI L1 6' LANDSCAPE BUFFER (TYP.) 13.93'r'^ .............. .• I GRAPHIC SCALE: 20 0 20 6.1OM 0 6.1OM SBA SBA,Ina 10007 ONAon Tene4 ONdon. VkWm 22124 M". Sp Amhibab A 13.d..n. ..r. wr. u..&n A -b- - o—.w aas.a N a 41 d s 3- a 9IV a• .. 1 s f a. a 4 f a l of 'o fm b nr a wrao..�rti.�irr W .� rr Y •./r ►.Fr Wer � �rw.1 r Ib.r Lwl g SCALE: 1 � � 0 � m 4 0 4 0 0 e 0 s ocsokm or. GBC in s �`%Eq�TH pFG/ TNM o �O 4 SSIDY 99056-4 o L' ��' o OPP. ucl l �' C7 b9 Qi�r?� tj 'Y DO NOT BLOCK VIEW OF POWER SERVICE SUPPORT FRAME — 100.00' ,` LANDSCAPE PLAN CJ U SCALE: t' - 20' ------ i - f i REVIEWED BY: 2250 SF OF PINE STRAW MULCH 4 43 VIRGINIA PINES 2 LI L1 6' LANDSCAPE BUFFER (TYP.) 13.93'r'^ .............. .• I GRAPHIC SCALE: 20 0 20 6.1OM 0 6.1OM SBA SBA,Ina 10007 ONAon Tene4 ONdon. VkWm 22124 M". Sp Amhibab A 13.d..n. ..r. wr. u..&n A -b- - o—.w aas.a N a 41 d s 3- a 9IV a• .. 1 s f a. a 4 f a l of 'o fm b nr a wrao..�rti.�irr W .� rr Y •./r ►.Fr Wer � �rw.1 r Ib.r Lwl g SCALE: 1 � � 0 � m 4 0 4 0 0 e 0 s ocsokm or. GBC in s �`%Eq�TH pFG/ TNM o �O 4 SSIDY 99056-4 o L' ��' o OPP. ucl l �' C7 b9 Qi�r?� tj �— ACCESS AND UTILITY EASEMENT i EXISTING BUILDING f --�—� LME f f� �s r f ri10VERALL ELECTRICAL SITE PLAN Et E1 SCALE. 1 = 100' NOTES: (THIS SHEET ONLY) I. COORDINATE EXACT ROUTING WITH UTILITY COMPANIES. STUB UP POWER AND TELEPHONE CONDUITS AND CAP IN RIGHT-OF-WAY OR AS DIRECTED BY UTILITY COMPANIES. 2. FOR CONDUIT AND CONDUCTOR SIZES AND TERMINATIONS, SEE ONE -UNE DIAGRAM (1/E3). 3. PROVIDE OUAZITE COMPOSOLITE PULL BOX JPG2436DA24 (24'W x36"L x24'D) WITH HEAVY DUTY COVER IPG2436HAOO WITH LOGO -TELEPHONE" FOR TELEPHONE CONDUITS. 4. ALL CONDUITS SHALL UTILIZE LONG SWEEPS AT BENDS. 5. PROVIDE FLASH TECHNOLOGY MODEL FTB 312 SERIES - DUAL FLASHING SYSTEM. MECHANICALLY FASTEN CONTROLLER TO TOWER LEG AS DIRECTED BY MANUFACTURER. PROVIDE BEACON AT TOP OF TOWER, AND TWO SIDE MARKER LIGHTS AT TOWER MIDPOINT. SEE 1/E3 FOR POWER CIRCUIT. 6. PROVIDE EMPTY 3/4"C FROM TOWER LIGHT CONTROLLER TO TELEPHONE CABINET. LEGEND SYMBOL DESCRIPTION --a :CONDUIT TURNING TOWARDS VIEWER - - - - - - - EWAY INSTALLED 24" MIN. BELOW GRADE -- I GROUND fes. FUTURE i y QUIPMENT f (TYP.) , PROPOSED \FENCE EQUIPMENT f r PROPOSED LATTICE TOWER (NOTE 5) �— NOTE 3 \ NOTE 6 PARTIAL ELECTRICAL SITE PLAN (NOTES z & 4) E1EI SCALE i 20' GRAPHIC SCALES: 20 0 20 6.1OM 0 6.10M SCALE: 1" = 20' 100 0 100 30.5M 0 30.5M SCALE: 1" = 100' \ACCESS AND' EASEMENT 2-4!C W/PULLWtRE FOR TELCO PROPOSED TELEPHONE CABINET (PROVIDED BY BELL ATLANTIC) — 1-4"C W/PULLWIRE FOR TELCO NOTES 1 do 4 PROPOSED TELEPHONE CABINET EQUIPMENT PAD \ (SEE 2/C5.) PAMELA ANN POSTMA No. 0402033280 11�114/qq SSION la> � AL SBA sea Im 10007 OWk4Dn Tartsw OmMm, VkWm 2212A oompa Arahft-U • Enfl f a.af MS.—c..— n..Y !.b llY� NH—"" aY`�+sa•!!ff orw" tan�J wr f Ca7wF M /ija �a.rl =4k C�rywF Y M �Y M M fr/ t p.% a.0 Tn Z Y d w Wckf W U N � Q W Of U � U W J W oesoam Or. HM nc�+cxx PP ^� 99056-4 11 ABBREVIATIONS A AMPERE S V [SHED AFG ABOVE FINISHED GRADE AJC AM IN U N I AWG AMERICAN wIR GAUGE C CONDUIT C.B CIRCUIT BREAKER G GROUND FI FAU T tNT RR PT R RO NHQUR MLO MAIN LUG ONLY ELECTRIC T N OR PHASE TYP TYPI L UNDERWRITERS LAB RATORIE PROOF fes. FUTURE i y QUIPMENT f (TYP.) , PROPOSED \FENCE EQUIPMENT f r PROPOSED LATTICE TOWER (NOTE 5) �— NOTE 3 \ NOTE 6 PARTIAL ELECTRICAL SITE PLAN (NOTES z & 4) E1EI SCALE i 20' GRAPHIC SCALES: 20 0 20 6.1OM 0 6.10M SCALE: 1" = 20' 100 0 100 30.5M 0 30.5M SCALE: 1" = 100' \ACCESS AND' EASEMENT 2-4!C W/PULLWtRE FOR TELCO PROPOSED TELEPHONE CABINET (PROVIDED BY BELL ATLANTIC) — 1-4"C W/PULLWIRE FOR TELCO NOTES 1 do 4 PROPOSED TELEPHONE CABINET EQUIPMENT PAD \ (SEE 2/C5.) PAMELA ANN POSTMA No. 0402033280 11�114/qq SSION la> � AL SBA sea Im 10007 OWk4Dn Tartsw OmMm, VkWm 2212A oompa Arahft-U • Enfl f a.af MS.—c..— n..Y !.b llY� NH—"" aY`�+sa•!!ff orw" tan�J wr f Ca7wF M /ija �a.rl =4k C�rywF Y M �Y M M fr/ t p.% a.0 Tn Z Y d w Wckf W U N � Q W Of U � U W J W oesoam Or. HM nc�+cxx PP ^� 99056-4 11 fes' i f rr Z JFUTURE EEQUIUI, GMENT r' \ f C c PROPOSED EQUIPMENT PROPOSED FENCF G G N ri GROUNDING PLAN EI Et SCALE: 1 = 20' GROUNDING KEYNOTES: Q GROUND RING (MIN 1'-6' FROM OUTSIDE EDGE OF TOWER FOUNDATION) Q CONNECT SERVICE DISCONNECTING MEANS TO GROUND ROD. Q CONNECT FENCE TO GROUND RING. (TYPICAL FOR 4 PLACES) ® CONNECT TOWER LEG TO GROUND ROD IN TOWER RING ((iYP. FOR 3 . CADWELD TO TOWER BASE PLATE OR GROUNDING LUG P12pVIDEO BY TOWER MANUFACTURER. DO NOT CADWELD TO HOLLOW TUBULAR TOWER LEG. Q CONNECT MAIN REBAR IN TOWER FOUNDATION TO GROUND RING. PROVIDE JUMPER FROM REBAR TO TOWER STEEL (TYP. AT EACH TOWER LEG) © CONNECT GATE TO CATE POST (TYP. FOR 2� WITH 4/0 WELDING CABLE THAT HAS BEEN CRIMPED ON EACH END WITH A CAP OR THE CADWELD PROCESS. LENGTH SHALL ALLOW FULL SWING OF GATE. CONNECT GATE POSTS TO GROUND ROD. (D PROVIDE GROUND CONDUCTOR FROM GROUND RING INTO TELEPHONE EQUIPMENT PAD OPENING, COORDINATE CONNECTION WITH TELEPHONE EQUIPMENT MANUFACTURER. u* CRISTY BRAND CEMENT TEST WELL WITH 4 AWG BCW NNED PIGTAIL 8" PVC 1'x4 SLOT IN PVC PIPE — GROUND CONDUCTOR —/ CADWELD CONNECTION —� DRIVEN COPPER CLAD — GROUND ROD 5/8"x 10' FINISHED GRADE 2 GROUND ROD INSPECTION WELL �)\Z15/ E2 EZ NOT TO SCALE GRADE \ PROPOSED CADWELD POWEP. FRAM ` 2'-6' OR \ FR BELOW RING GROUND OSTLINE /2 AWG BCW — PROPOSED TELEPHONE CABINET EQUIPMENT PAD \ ROUND ROD COPPERWELD 5/8'0x10'-0' LONG 3 COPPER—CLAD STEEL GROUND ROD E2 NOT TO SCALE FBELOW DING LEGEND ® INSPECTION WELL 0 PER CLAD STEEL GROUND ROD G _D BARE COPPER GROUND CONDUCTOR DE GROUND CONNECTIONS SHALL BE GRAPHIC SCALE - 20 0 20 6.10M 0 6.1OM SCALE: 1" = 20' PAMELA ANN POSTMA 0 - No. 0402033280 P S 101VAL FSG SBAIN SHA, Ire ,Dam O.M,t Tensa. OsMM. VNWu 22124 cr 3 ¢ a �C R j= VI N N N Go a a N oom AmWu.0 • EoaJa a.ee. a)ara sx.r..4 -• C.. so~ H e4) as s-af a a ! 4 s 20 . s 4 a a �+n4M nss M nr t Ce.aa�a N e{/ia �rwL >; ae..y Y sa •wy V wrt�.�.r,serr u.r � w a. asa. lyay 11aaRY r tiars� Y ti� a.1 Yralur�rssar ar. Y Z Ld L.Li (if aJ U cr-Z w m z Lei ::) U O ocsa■m ar: HM REIAMP, PIP 99056-4 TELCO CABINET 3112-1/2'C. 3/10-3/47C. (CONNECT TO 3OA/1P ca.) PROVIDE 4' x 8' x 3/4' PRESSURE TREATED PLYWOOD BOTH SIDES OF FRAME) NOTE 6) PROVIDE 6' x 6' PRESSURE TREATED POSTS EMBEDDED IN CONCRETE. (TYP. OF 3) FINISHED GRADE 1'-6* DIAMETER CONCRETE PIER. (TYP) POUR DIRECTLY AGAINST UNDISTURBED EARTH. (DO NOT FORM) Eft TOP VIEW AREA LIGHT (NOTE 1) 200-6MLO. 1201240v/to PANN "OA R0 WITH 1-JQA/IP C.B. B 3-20A 1P C.B'S AND TELCO 20 SPACES. SQUARE D OR EQ AL (NOTE 2) RECEPTACLE CURRENT RACTOWIT}IpOWERCIOMPANY AND PFY AVAILABLE ROVIDE EQUIPMENT SUITABLE FOR AVAILABLE FAULT CURRENT. (NOTE 5) CONTROLLER OWER LIGHTS D / � ONE -LINE DIAGRAM (NOTE 9) El E3 NOT 0 3 POWER SERVICE SUPPORT FRAME EI E3 NOT TO SCALE b 1 b 1 N 2 -GANG METER PACK, 240/120V SINGLE PHASE 3 WIRE, NEMA 3R, 400A BUUS. WITH 2-200A METER SOCKETS WITH 2OOA/2P CIRCUIT BREAKERS, AND MINIMUM AIC OF VERIFY AVAILABLEGFAULT CURRENT WITHPOWER COMPANY AND PROVIDE EQUIPMENT SUITABLE FOR AVAILABLE FAULT CURRENT. (NOTE 5) PROVIDE UTILITY MARKER TAPE BURIED I2' BELOW FINISHED GRADE NOTE 3 (TYPICAL FOR 2) `w 3/3/0, 116G -2-C. IN, J1/0 AWG (NOTE 8) (2) 2 1/2' SPARE CONDUITS W/PULLWIRE (NOTE 7) 3/3/0, 116C -2'C. 2 SETS: 3/3/0-2 1/2'C. (NOTE 4) TO PROPOSED EQUIPMENT (COORDINATE EXACT LOCATION OF CONDUIT TERMINATION WITH EQUIPMENT MANUFACTURER.) NOTES: (THIS SHEET ONLY) 6' 6' 1 6' 6' LAYER OF STONE WHERE REQUIRED UNDISTURBED SOIL COMPACTED BACKFILL t C. FOR TELCO 2 1/2- SPARE POWER CONDUIT 2 1/2' C. FOR POWER O2 CONDUIT SECTION EI E3 NOT TO SCALE 1. AREA LIGHT. HUBBELL /QL-505-LO5 OR APPROVED EQUAL MOUNT LIGHT 8'-D• AFG ON BACKBOARD. PROVIDE WEATHERPROOF SWITCH MOUNTED 4'-0' AFG TO BACKBOARD. 2. PROVIDE WEATHERPROOF GFI 20A/125 VOLT RECEPTACLE 4'-0' AFG ON BACKBQARD. 3. WATTHOUR METER SOCKET SHALL BE PROVIDED IN ACCORDANCE WITH POWER COMPANY REQUIREMENTS. 4. PROVIDE SERVICE AS INDICATED IF SERVICE IS PROVIDED FROM PAD -MOUNTED TRANSFORMER. IF SERVICE IS FROM POLE -MOUNTED TRANSFORMER, ROUTE 2 -SC WITH PULLWIRE FROM METER PACK TO UTILITY POLE AND EXTEND CONDUITS UP POLE AS DIRECTED BY UTILITY COMPANY. POWER COMPANY SHALL PROVIDE CONDUCTORS. 5. MOUNT EQUIPMENT ON BACKBOARD. 6. ALL EQUIPMENT SHALL BE MOUNTED ON ONE SIDE OF POWER FRAME 7. PROVIDE SPARE CONDUITS AS INDICATED IF SERVICE IS PROVIDED FROM A PAD -MOUNTED TRANSFORMER. IF SERVICE IS PROVIDED FROM A POLE -MOUNTED TRANSFORMER, PROVIDE 2-3' CONDUITS WITH PULLWIRES. STUB AND CAP CONDUITS 1Y AFG AT ELECTRIC BACKBOARD. 8. GROUND SERVICE IN ACCORDANCE WITH NEC ARTICLE 250-23. 9- CONTRACTOR SHALL LABEL EQUIPMENT ON POWER SUPPORT FRAME WITH THE APPROPRIATE CARRIER NAMES. gALT,g0 PAMELA ANN POSTM, No. 0402033280 s 1 �" SjoNa T. EAG SBA SBk trr_ low Oelmn T.10= 0&kta4 Vigor 22124 o H N m V". aay Ainhum • 1Sn�rox alas C--. fare.— A.i— ml m Nar�r A.Y.L. �... ,.... McNsss-ffs• r a :. 2 f a 4 0• =tlIIIIII y hie t N 41" arwt ur fed.r r ti r wra 4 r r�r .moi ti.r� r r� ar rwrrYr�l�� r « acsam fi HM xMcxR PP 99056-4 V� 1. INSPECTIONS A. GENERAL DURING AND UPON COMPLETION OF THE WORK, ARRANGE AND PAY ALL ASSOCIATED INSPECTION OF ALL ELECTRICAL WORK INSTALLED UNDER THIS CONTRACT IN ACCORDANCE WITH THE CONDITIONS OF THE CONTRACT. INSTALLATION SHALL COMPLY WITH APPUCABLE LAWS AND ORDINANCES. UTILITY COMPANY REQUIREMENTS, AND THE LATEST EDITION OF NEC, NFC, NEMA, OSHA, SBC, AND UL 8. INSPECTIONS REQUIRED: AS PER THE LAWS AND REGULATIONS OF THE LOCAL AND/OR STATt AGENCIES HAVING JURISDICTION AT THE PROJECT SITE C. INSPECTION AGENCY: APPROVED BY THE LOCAL ANO/OR STATE AGENCIES HAVING JURISDICTION AT THE PROJECT SITE. 0. CERTIFICATES: SUBMIT ALL REQUIRED INSPECTION CERTIFICATES. 2 HANGERS AND SUPPORTS A MATERIALS: ALL HANGERS. SUPPORTS, FASTENERS AND HARDWARE SHALL BE ZINC COATED OR OF EQu1vALENT CORROSION RESISTANCE BY TREATMENT OR INHERENT PROPERTY, AND SHALL BE MANUFACTURED PRODUCTS DESIGNED FOR THE APPLICATION. PRODUCTS FOR OUTDOOR USE SHALT. BE HOT DIP GALVANIZED. B. TYPES: HANGERS, STRAPS, RISER SUPPORTS, CLAMPS, U -CHANNEL, THREADED RODS, ETC. AS INDICATED OR REQUIRED. C. INSTALLATION: RIGIDLY SUPPORT AND SECURE ALL MATERIALS, RACEWAY AND AND EQUIPMENT TO STRUCTURE USING HANGERS, SUPPORTS AND FASTENERS SUITABLE FOR THE USE. MATERIALS AND LOADS ENCOUNTERED. PROVIDE ALL NECESSARY HARDWARE PROVIDE CONDUIT SUPPORTS AT MAXIMUM 5 FT. O.C. 0. STRUCTURAL MEMBERS: DO NOT CUT, DRILL, OR WELD ANY STRUCTURAL MEMBER EXCEPT AS SPECIFICALLY APPROVED BY THE ENGINEER - E. MISCELLANEOUS SUPPORTS: PROVIDE ANY ADDITIONAL STRUCTURAL SUPPORT STEEL BRACKETS, ANGLES, FASTENERS AND HARDWARE AS REQUIRED TO ADEQUATELY SUPPORT ALL ELECTRICAL MATERIALS AND EQUIPMENT. F_ ONE HOLE STRAP SHALL NOT BE USED FOR CONDUITS LARGER THAN 3/4 INCH. 3. ENCLOSURES A. NEMA 3R 4. HOLES, SLEEVES AND OPENINGS A. GENERAL: PROVIDE ALL HOLES, SLEEVES. AND OPENINGS REQUIRED FOR THE COMPLETION OF WORK AND RESTORE ALL SURFACES DAMAGED TO MATCH SURROUNDING SURFACES. B. CONDUIT PENETRATIONS, SIZE CORE DRILLED HOLES SO THAT AN ANNULAR SPACE OF NOT LESS THAN 1/47 AND NOT MORE THAN I- IS LEFT AROUND THE CONDUIT, PIPE, ETC. WHEN OPENINGS ARE CUT IN LIEU OF CORE DRILLED. PROVIDE SLEEVE IN ROUGH OPENING. SIZE SLEEVES TO PROVIDE AN ANNULAR SPACE OF NOT LESS THAN 1/4- AND NOT MORE THAN Y AROUND THE CONDUIT, PIPE ETC. PATCH AROUND SLEEVE TO MATCH SURROUNDING SURFACE 5. CUTTING AND PATCHING A. GENERAL: PROVIDE ALL CUTTING, DRILLING, CHASING, FITTING AND PATCHING NECESSARY FOR ACCOMPLISHING THE WORK. THIS INCLUDES ANY AND ALL WORK NECESSARY TO: UNCOVER WORK TO PROVIDE FOR THE INSTALLATION OF ILL TIMED WORK; REMOVE AND REPLACE DEFECTIVE WORK NOT CONFORMING TO THE REQUIREMENTS OF THE CONTRACT DOCUMENTS; B. REPAIRS: REPAIR ANY AND ALL DAMAGE TO WORK OF OTHER TRADES CAUSED BY CUTTING AND PATCHING OPERATIONS, USING SKILLED MECHANICS OF THE TRADES INVOLVED. 6. RACEWAY SYSTEMS A. ALL ABOVE GRADE CONDUIT AND ALL CONDUIT ELBOWS SHALL BE RIGIO GALVANIZED STEEL UNLESS NOTED OTHERwISE. ALL BELOW GRADE CONDUIT (EXCEPT ELBOWS) SHALL BE SCHEDULE 40 PVC. TOWER LIGHT CIRCUIT FROM CONTROLLER TO LIGHTS SHALL BE SCHEDULE 40 PVC. RACEWAY BURIAL DEPTH SHALL BE AS PER NEC. USE CLEAN SAND BACKFILL FOR ALL BURIED RACEWAY SYSTEMS. ALL EXPOSED ENDS OF CONDUITS SHALL HAVE WEATHERPROOF CAPS NOT DUCT TAPE. 7. CONDUCTORS USE 98% CONDUCTIVITY COPPER WITH TYPE XHHW-2 INSULATION. 600 VOLT, COLOR COOED. USE SOLID CONDUCTORS FOR WIRE UP TO AND INCLUDING NO. 8 AWG. STRANDED CONDUCTORS FOR WIRE LARGER THAN NO. 8. USE PRESSURE-TYPE INSULATED TWIST -ON CONNECTORS FOR NO. TO AWG AND SMALLER, SOLDERLESS MECHANICAL TERMINAL LUGS FOR NO. 8 AWG AND LARGER. & ELECTRIC SERVICE A. GENERAL COMPLY WITH AND COORDINATE ALL REQUIREMENTS OF THE UTILITY COMPANY. B. SHORT CIRCUIT RATINGS: PROVIDE EQUIPMENT WITH HIGHER FAULT CURRENT RATINGS AS NEEDED TO MATCH AVAILABLE FAULT CURRENT. 9. TELEPHONE SERVICE A. GENERAL: INSTALLATION SHALL 13E IN ACCORDANCE WITH TELEPHONE UTILITY COMPANYS RULES AND REGULATIONS_ 10. GROUNDING SYSTEM A INSTALLATION: INSTALL AS INDICATED ON THE DRAWINGS AND AS REQUIRED: OWNER'S REPRESENTATIVE WILL INSPECT CADWELDS AND CONDUCT MEGGER TEXT PRIOR TO BURIAL. A MAXIMUM OF S OHMS RESISTANCE IS REQUIRED. USE CLEAN SAND AND CLAY BACKFILL FOR BURIED GROUND CONDUCTORS. 11- CHECKOUT, TESTING AND ADJUSTING A CORRECTION/REPLACEMENT: AFTER TESTING BY CONTRACTOR, OWNER OR ENGINEER, CORRECT ANY DEFICIENCIES AND REPLACE MATERIALS AND EQUIPMENT SHOWN TO BE DEFECTIVE OR UNABLE TO PERFORM AT DESIGN OR RATED CAPACITY. B. POWER CONDUCTORS: CONTRACTOR SHALL CONDUCT A CONTINUITY k INSULATION TEST ON CONDUCTORS BETWEEN SERVICE DISCONNECT SWITCH k POWER CABINET. C. WHEN SITE POWER IS DERIVED FROM 3 PHASE SOURCE LOAD READINGS WILL BE TAKEN AND RECORDED TO MAINTAIN A BALANCED LOAD AT THE PRIMARY SOURCE RECORDS SHALL BE TURNED IN WITH THE OWNERS REPRESENTATIVE FINAL SUBMITTAL PACKAGE_ D. ELECTRICAL CONTRACTOR SHALL PREPARE AND SUBMIT SCALED. REDLINED DRAWINGS OF ALL UTILITY INSTALLATIONS, INCLUDING CONDUIT RUNS, WITH FINAL SUBMITTAL PACKAGE. r.11vzsTmcm rM. 140.0402033280 i �0. A SBAE) SBA, Im 10007 O.Iftn Tertom Oa10m, YY¢m 7211.4 cc Q � a � m W �^ a — m .y.ataou � 1S.dr.a. sam C... lrri... N 152 2.291-4 r..,aa..s.6.. o.... �rrr~ fm ti wr ll a.riM r r .r. �. r r.r4 •.1r w/iti r1.��Wr i WYEi r�_w wr t oesam sW HM REWOkk PP 99056-4 PC REVIEW: 04/07/99 BOS REVIEW: 04/28/99 CONDITIONAL USE PERMIT #04-99 STEPHEl"ei WAY, i NE Di�N�iAN LOCATION: This property is located at 128 White Hall Road. MAGISTERIAL DISTRICT: Gainesboro PROPERTY IDENTIFICATION NUMBER: 32-A-61 PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas); Land Use: Residential ADJOINING PROPERTY ZONING & USE: Zoned RA (Rural Areas); Land Use: Residential and Vacant PROPOSED USE: Cottage Occupation - Antique Restoration REVIEW EVALUATIONS: Virginia Dept. of Transportation: No objection to conditional use permit for this property. Existing entrance is adequate for proposed use; however, should use ever expand in the future, the entrance may have to be upgraded to VDOT minimum commercial standards. Inspections Department: Existing building shall comply with the Virginia Uniform Statewide Building Code and Section 306, Use Group F (Factory) of the BOCA National Building Code/1996. Other codes that apply are CABO Al 17.1-92 Accessible and Usable Buildings and Facilities. Please submit a floor plan of the existing building at the time of permit application for change of use. Final inspection approval and a Certificate of Use and Occupancy shall be issued. Fire Marshal: Emergency vehicle access must be maintained. All flammable finishes should be kept in listed cabinets. Plan approval recommended. Health Department: No objection as long as drainfield usage does not exceed 450 GPD. No employees other than homeowner; no public restrooms. Stephen W. Duncan CUP #04-99 Page 2 March 24, 1999 Planning and Zoning: This Conditional Use Permit application is in response to a zoning violation complaint that staff received. The applicant was cited for the operation of an illegal business (antique restoration), and obtaining the CUP is an available option to resolve the violation. The Zoning Ordinance allows for Cottage Occupations with a Conditional Use Permit in the RA (Rural Areas) Zoning District. This property is located in the RA district, and the antique restoration business would qualify as a cottage occupation. In adherence to the cottage occupation definition, all activities would be required to occur within structures. Therefore, it appears this proposed use would not have any significant impacts on the adjoining properties. STAFF RECOMMENDATION FOR THE 4/07/99 PLANNING COMMISSION MEETING: Staff feels that the application is in conformance with the surrounding areas, and would recommend approval of this application with the following conditions: All review agency comments shall be complied with at all times. 2. All work shall be accomplished inside of the completely enclosed building. Any proposed business sign shall conform with the Cottage Occupation sign requirements (sign shall not exceed four square feet). O:\Agendas\COMMENTS\CUP's\Duncm.CUP N W -E 00 -J, CYr N y. WHITEHALL ee 22 Green S ring Road 5" yea > 5A Ni 2 A A,A 6-3-J Qtim 6. CUP # 04-99 PIN: 32—A-61 Stephen W. Duncan (All zoning is RA) Produced by Frederick County Planning and Development, 03-25-99 Submittal Deadline P/C Meeting 7 - iIi BOS Meeting -1 APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Applicant (The applicant if the ;,,�'' owner other) NAME: ADDRESS: TELEPHONE 2. Please list all owners, occupants, or parties in interest of the property: il 3. The property is located at: (please give exact directions and include the route number of your roador street) c Lit- K 4. The property has a road frontage of Pc','_ ;r2 feet and a depth of __' 1 , ;'. feet and cons i-sts of , c, 2 ' 7 acres . (Please be exact) 5. The property is owned by as evidenced by deed from J>4 r;.- !, ��;,•{ :, , recorded (previous owndr) 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. - -, Magisterial District Current Zoning, 7. Adjoining Property: USE North East , South West,-,'-;� : r? ZONING r a RECEI M R 111999 DEPT, OF PLANNING/DEVELOPMENT 8. The type of use proposed is (consult with the Planning Dept. before completing) 9. It is proposed that the following buildings will be constructed:- ImI el., o 1'7- 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These people will be notified by mail of this application: NAME��> ..,--..�'� ,�- c;��e ADDRESS PROPERTY ID# 3,2 - A NAME 1 I.., -.. ,, ,� ADDRESS PROPERTY IDI— NAME C1.._�f'_.- ��'j^ z3 ADDRESS PROPERTY ID# — NAME ". �` '` ��.. ADDRESS PROPERTY ID# A NAME ADDRESS PROPERTY ID# NAME ADDRESS PROPERTY ID# NAME PROPERTY ID#, NAME PROPERTY ID# ADDRESS ADDRESS L?1°r,r-,• La<a. 1- 5Z-'3 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. .' w. ` .` �.,�.q. :•. y ;fir 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. Signature of Applicant Signature of Owner Owners' Mailing Address Owners' Telephone No. -5--v C, — L, (, ? ---y / ,� TO BE COMPLETED BY ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: r IN H L- H 1. BOUNOARY LINE AJUSTMENT .BETWEEN THE LRNOS OF B((8 I} pG 0 2 21 STEPHEN W. & ANGELA R. OUNCAN AND VALLEY MORTGAGE & INVESTMENT, CORP. STONEWALL DISTRICT FREDERICK COUNTY, VIRGINIA AREA TABULATION BEFORE ADJUSTMENT DUNCAN 0.5507 ACRES VALLEY MORTGAGE 2.0033 ACRES N 64005'00°W 132.49' IPS AFTER ADJUSTMENT DUNCAN VALLEY MORTGAGE 0.6297 ACRES1.9853 ACRES Q O kua, CD N w9N r Iw !10cn QAYIQ ',t! a Ifl W n 00 W ul 7/a U [t.r Lr W r\ ]C o V• POS -. S4 ini N 74°ll'37, g6•g9 tj r 7 1 0, i7 (c NAIL A�•55 ti M I-- W m V'S LY 4 w = O O M � N cD zi T d Q a v 1 U N w to J M to co l Z 67'17' P9..WPS i» C3 a. -� 0.017g�ACRES o3 mR Iris u- LL- TRANSFERRED F M' Z `� cn ° w r VA MORTG FRO M �cj'' a c`+ DUNCAN AGE TO 21.45c1 a r CV cv T- 10:3 J.' m Z OLD N LINE —� to in 0 G Fo rM til ' to 1 0 co ' A(3210 2 Z IP S -p-5 51°14'I2„ 00 IPF R=322.50 �� 1 ��1��E®®'80' _ A=110,82' .A /i 4� 5 54°06'12"E 100.89' rr.. - OUFI E CAU . SUR'IVEYING DRAM JULY 21, 1997 III SOUTH LOUDOUN STREET *CAL2t I • = 50' WINCHESTER. VIRGINIA (540) 662-9323 aF 3 PC REVIEW: 04/07/99 BOS REVIEW: 04/28/99 CONDITIONAL USE PERMIT #05-99 SHANNON S. BRIDGES Re-establish Nonconforming Use (Dog Kennel) LOCATION: This property is located at 1132 Cedar Hill Road. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 33-A-62 PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas); Land Use: Residential ADJOINING PROPERTY ZONING & USE: Zoned RA (Rural Areas); Land Use: Residential and Agricultural PROPOSED USE: Re-establish nonconforming use (Dog Kennel) REVIEW EVALUATIONS: Virginia Dept. of Transportation: No objection to conditional use permit for this property. However, prior to operation of the business, a commercial entrance must be constructed to our minimum standards to allow for safe egress and ingress of the property. Any work performed on the state's right-of-way must be covered under a land use permit. The permit is issued by this office and requires an inspection fee and surety bond coverage. Inspections Department: All structures are existing; no comment or building permit is required. Fire Marshal: Emergency vehicle access must be maintained. Plan approval recommended. Health Department: Concerns about disposal of animal waste from the kennel should be directed to the Department of Environmental Quality at (540)-828-2595. Shannon S_ Bridges CUP #05-99 Page 2 March 26, 1999 Planning and Zonigg: In accordance wit11'aectlon 165)-137 of the F ede—lick Courity GUIling Ordinance, a legally nonconforming use that was discontinued due to abandonment may be re-established through attainment of a conditional use permit. Approval of the required permit may be granted only for a use that is deemed to be of equal or lesser nonconformity than the original use in terms of intensity, type of use, dimensional standards, or other requirements. According to the applicant, a boarding kennel for dogs was operated on the subject property for approximately 30 years prior to its discontinuation five years ago. Staff inspection of the site confirmed the presence of abandoned kennel facilities consisting of 12 pens and four outdoor runs. The applicant intends to re-establish the kennel operation on the property utilizing these existing facilities, which would support a maximum occupancy of 12 dogs at any given time. The existing kennel facilities are located approximately 150 feet from the nearest residential use. Furthermore, substantial vegetation exists along the property lines that should effectively mitigate impacts associated with the facility's noise and appearance. However, to ensure compliance with applicable screening standards, an opaque fence or similar device at least six feet in height should be installed along the property boundary adjoining the parcel located east (P.I.N. 33 -A -62A) of the proposed use. It should be noted that a kennel is a permitted use in the RA Zoning District with an approved conditional use permit. As the applicant intends only to use existing facilities, the proposed re-establishment of a kennel on the subject property would appear to involve an intensity level consistent with the original nonconforming use. It is, therefore, unlikely that the level of non -conformity would be increased due to approval of this application. Furthermore, upon installation of the required screening and assuming compliance with all review agency requirements, staff believes that the proposed use could operate on the subject property without significant impact on the surrounding community. STAFF RECOMMENDATION FOR THE 4/07/99 PLANNING COMMISSION MEETING: Staff recommends approval of this application with the following conditions: 1. All review agency comments and requirements shall be complied with at all times. 2. In accordance with Cottage Occupation sign requirements, signage for the proposed use may not exceed four (4) square feet in area. 3. No more than twelve (12) dogs shall be boarded within the facility at any given time. 4. All associated materials and supplies shall be stored within an enclosed structure. Shannon S. Bridges CUP #05-99 Page 3 March 26, 1999 All dogs boarded at the kennel must be confined to the property at all times. 6. All dogs boarded at the kennel must be placed inside a building by 9:00 p.m. 7. A board -on -board fence at least six (6) feet in height must be installed to screen all activities associated with the kennel operation from view from the residential use located on the adjoining parcel identified as Property Identification Number (PIN) 33 -A -62A. 8. Any expansion of the kennel shall require approval of a new Conditional Use Permit. O:\Agendas\COMMENTS\CUP's\ShannonBridges.CUP CUP # 05-99 PIN: 33—A-62 Shannon S. Bridges (All zoning is RA) Produced by Frederick County Planning and Development, 03-22-99 40 RECEIVED MAR 111999 Submittal Deadline 2' -/2 -`i I. P/C Meeting r clr BOS Meeting DEPT. OF PLANNINOJDEVELOPMENT APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA y �l 1. Applicant (The applicant if the owner XX other) NAME: Shannon Starliper Bridges (owners' daughter) ADDRESS: 3967 Apple Pie Ridge Road, Winchester, VA 22603 TELEPHONE 510-723-0189 2. Please list all owners, occupants, or parties in interest of the property: Roger F. Starliper, Mrs. Eugene Marie Starliper 3. The property is located at: (please give exact directions and include the route number of your road or street) 1132 Cedar Hill Road, Clear Brook, VA. Off Route 11 north at Clear Brook, turn left onto Route 671 (Cedar Hill Road.) Property is 1.8 mile on left. 4. The property has a road frontage of 380.1 feet and a depth of 330.5 feet and consists of 2.88 acres. (Please be exact) 5. The property is owned by Roger & Eugene Marie Starliper as evidenced by deed from Edith Reimers recorded (previous owner) in deed book no. 299 on page 22 as recorded in the records of the Clerk of the Circuit Court, County of Frederick. 6. 14 -Digit Property Identification No. 3300000000620 (33-A-62) Magisterial District Stonewall Current Zoning RA 7. Adjoining Property: USE ZONING North Residential RA East Residential RA South ResidentialLA;P icultural RA West ResidentialLAgricultural Ra 8. The type of use proposed is (consult with the Planning Dept. before completing) ) } \� 9. It is proposed that the following buildings will be constructed: noa e 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These people will be notified by mail of this application: NAME Terra Lee ADDRESS 1101 Ceder Hill Road Clea-- B oo:L, 7A 2262" PROPERTY ID# 32-3-76 NAME Michael Vhi tehoaze ADDRESS 1131 Cedes,:; Hill Road Clear 3_ec:c, Mk 22621 PROPERTY ID# 33-!k-59 NAME Alley: ROb7 ADDRESS 11U), Cedz-- Ri11 Rows. Cleaz 3rco:L, 7.1 22624 PROPERTY ID# �3-A-62_k NAME Warren Sn ;n ADDRESS 117$ Cedar Rill aoad Clear 3rccl, s7.1 22062')- PROPERTY 20i2?PROPERTY ID# 33--x-63 NAME 1,1=3. Rormie Eelmic : ADDRESS 1141 Codas 8111 Road C'_• eaz 3-_co=z., Mk 22621, PROPERTY ID# 33-A-61 NAME E. Bruce Cleven�zar ADDRESS 21400`,4 el? to ,i i Road Clasr 3roo:c, M� 2262;.1 PROPERTY ID# 32-sA-)_�14 NAME PROPERTY ID# NAME PROPERTY ID# ADDRESS ADDRESS 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. There was no professional plat available. These measurements are as exact as possible. 12. Additional comments, if any: :I nn elI �a- ,� =>�� =ny:; liould be t,,iv''.. a- ( i?) dc33.�L 12 �'� �:lti =3 an be aox.'.:� ed did,--, 37ill ta, ;peau: ed irdoora at ri;tht. 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 Owners' Telephone No. 540-6 8-8931 TO BE COMPLETED BY ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: NRR -26`99 FRI 10:07 I D : MAR. -20' 99 (FRI) 09:63 DEQ-VRO James S. Girmore, III Governor John Paul Woodley, Jr. SCOMrar j of Hatural Rcsour€es Ms. Slxmon S. Bridges 3967 Apple Pic midge Road winohv�-ster, Virginia 22693 Dear Ms. E- idges: TEL HO: TEL:1 540 574 787 MM`' of VjRGjj%1 I EP s 2NT 0FEXrjR0"Z1` TALQUALITY ValleyRegional. office Street address: 4411 Esely Road, Harrisonburg, Virginia 22301 Mailing address: P.0, gag 1129, Hrerrisonburg, VA 22301-1139 Telepbotio (340) 574.71300 Fax (540) 574°7373 li ltp://www, deq.slatc,va,ua March 26, 1999 #.55 P0c joeariio H, �S dw birmor R. Bradley Chownjaq, p. S, Vaney RggiGnal =P TL5 letter is in resp0la tc your letter of March 25, 1999 and our telephmme ccnv@raaticn of ash 2d, 1999. Your letter describes the reopening of~a keel in the iW'inchestzr area which will be smaller than the previous operations, As We diXussed duhng our tdlephonQ conversation, DEQ's primary cone ,a are the protection of surface .and ground water reSOUfces and the pt'oper disposal of solid and liquid `mut@a. As I explmned, VPDES permits are required When there is a point source dischargd of wast;ewat,-rs whicb contain pollutants to surface waters, The solid wastes will be collected and disposed of in the laudhill and the -kennel washwatc r will be land applied around the kennel area. As you described the rope StaProte method o f operation, it appears that there is little probability of hither discharg-to or impact torty at State waters. l34sa-d ors the infOrm4i0" yOu Provided, it appears that a DEQ wastewaterDr pollutant managemejjt permit is not neCgaaaryat this time. However, please be advised that the staff s decision to nOt req :a that an application for a, pe it be submijjcd for this proposed wastewater management activity in no way relieves you of any liability that may arise as a result Of any civil or envlirojime�t�l damage which may be related to this operation. If you bavf!) questions about the rnattom discussed herein, plea3,e day ilea hesitate to confact m d. Sincerely, 3,�a VA -2 A-4, 'William L. Xregloe Environmental Enghjiier Sdnior /oo cc: Corn-sp0nd0nCe File (Frederick Co, Grbjj,:>ral)