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HomeMy WebLinkAboutPC 03-03-99 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia MARCH 3, 1999 7:00 P.M. CALL TO ORDER TAB 1) January 6, 1999 and February 3, 1999 Minutes ............................. A 2) Application Action Summary .......................................... B 3) Committee Reports ............................................... (no tab) 4) Citizen Comments.................................................(no tab) PUBLIC HEARING 5) Rezoning #02-99 of Tybrooke, L.C.; submitted by Painter -Lewis, P.L.C., to rezone 2,99 acres from RA (Rural Areas) to B2 (Business General). This property is located on North Frederick Pike (Route 522) at Albin; one mile north of Winchester Bypass (Route 37), and is identified with Property Identification Number 42-A-253 in the Gainesboro Magisterial District. (Mr. Wyatt) ....................................................... C 6) Rezoning #03-99 of Aikens & Allen L.P., L.L.P., submitted by Greenway Engineering, to rezone 0.91 acres from RP (Residential Performance) to B2 (Business General). This property is located on Ross Street, 90 feet from the intersection with Berryville Avenue (Route 7), near the Rt. 7/I-81, Exit 315 interchange, and is identified with Property Identification Numbers 177-2-29B (City of Winchester) and 54G -1-13B in the Stonewall Magisterial District. (Mr. Ruddy) ....................................................... D 2 7) Rezoning #04-99 of AMK Products, Inc., submitted by G.W. Clifford, Inc., to rezone 7.354 acres from RA (Rural Areas) to M1 (Light Industrial). This property is located on the south side of Airport Road (Route 645), approximately 300 feet west ofthe intersection with Victory Lane (Route 728), and is identified with Property Identification Number 64-5- 4 in the Shawnee Magisterial District. (Mr. Wyatt) ....................................................... E ® Rezoning #05-99 of Giles Farm, submitted by Greenway Engineering, to rezone 140.2 acres from RA (Rural Areas) to RP (Residential Performance), and 12.0 from RA (Rural Areas) to B2 (Business General). This property is located on the north side of Senseny Road, 850 feet east of Beans Pond Lane, across from the Burning Knolls and C.M. Lockhart subdivisions, and adjacent to the Bedford Village and Apple Ridge subdivisions, and is identified with Property Identification Number 65-A-39 in the Stonewall Magisterial District. (Mr. Wyatt) ....................................................... F Rezoning #06-99 of Sheppard/Futral, submitted by Greenway Engineering, to rezone 132.70 acres from RA (Rural Areas) to RP (Residential Performance). This property is located on Eddy's Lane (Route 820), approximately 0.8 miles from the intersection with Valley Mill Road and adjacent to the Apple Ridge and Senseny Glen subdivisions, and is identified with Property Identification Numbers 55 -A -209,55-A-211, 55-A-213 and65-A- 40 in the Stonewall Magisterial District. (Mr. Wyatt) ....................................................... G 6� Rezoning #07-99 of Lynnehaven, submitted by Greenway Engineering, to rezone 81.4 acres from RA (Rural Areas) to RP (Residential Performance), and 10.0 acres from RA (Rural Areas) to B2 (Business General). This property is located west of Beans Pond Lane, 400 feet from the intersection with Senseny Road, and adjacent to the Carlisle Heights subdivision, and is identified with Property Identification Numbers 55-A-206, 65-A-3 0 and 65-A-31 in the Stonewall Magisterial District. (Mr. Wyatt) ....................................................... H PUBLIC MEETING Subdivision Application #04-99, submitted by G. W. Clifford & Associates, Inc., for the subdivision of a 45.6727 -acre tract into five lots. The property is located on the west side of Shady Elm Road (Rt. 651), south of Winchester Bypass (Route 37), and is identified with Property Identification Number 63-A-60 in the Back Creek Magisterial District. (Mr -Lawrence) .................................................... I 3 gt�) Subdivision #10-99 of Viola M. Destefano, submitted by Dove & Associates, for the subdivision of a 1.0282 -acre tract into two lots. The property is located at the intersection of Front Royal Pike (Rt. 522) and Bentley Avenue, and is identified with Property Identification Number 64-2-A in the Shawnee Magisterial District. (Mr. Lawrence) .................................................... J 13) Other MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on January 6, 1999. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; John R. Marker, Vice-Chairman/Back Creek District; Robert A. Morris, Shawnee District; Marjorie H. Copenhaver, Back Creek District; Terry Stone, Gainesboro District; Roger L. Thomas, Opequon District; John H. Light, Stonewall District; Richard C. Ours, Opequon District; W. Wayne Miller, Gainesboro District; George L. Romine, Citizen at Large; Robert M. Sager, Board Liaison; and Jay Cook, Legal Counsel. ABSENT: S. Blaine Wilson, Shawnee District; and Vincent DiBenedetto, Winchester City Liaison STAFF PRESENT: Kris C. Tierney, Planning Director; Evan A. Wyatt, Deputy Director; Eric R. Lawrence, Zoning Administrator, Michael T. Ruddy, Planner 11; and Renee' S. Arlotta, Clerk. CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. ELECTION OF OFFICERS & MEETING SCHEDULE FOR 1999 Election of Charles S. DeHaven, Jr., Chairman The Chairman declared nominations open for Chairman. The nomination of Charles S. DeHaven, Jr. for Chairman was made by Mr. Marker and seconded by Mr. Thomas. Motion was made by Mr. Miller, seconded by Mr. Thomas, and unanimously passed to close nominations for Chairman. BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously elect Frederick County Planning Commission Minutes of January 6, 1999 Page 288 -2 - Charles S. DeHaven, Jr. as Chairman of the Planning Commission for the year of 1999. Election of John R. Marker, Vice Chairman Chairman DeHaven declared nominations open for Vice Chairman. The nomination of John R. Marker for Vice Chairman was made by Mrs. Copenhaver and seconded by Mr. Thomas. Motion was made by Mr. Thomas, seconded by Mr. Ours, and unanimously passed to close nominations for Vice Chairman. BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously elect John R. Marker as Vice Chairman of the Planning Commission for the year of 1999. Election of Kris C. Tierney, Secretary Chairman DeHaven declared nominations open for Secretary. The nomination of Kris C. Tierney for Secretary was made by Mr. Marker and seconded by Mr. Thomas. Motion was made by Mrs. Copenhaver, seconded by Mr. Marker, and unanimously passed to close nominations for Secretary. BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously elect Mr. Kris C. Tierney as Secretary of the Planning Commission for 1999. 1999 Meeting Schedule Upon motion made by Mr. Miller and seconded by Mr. Thomas, BE IT RESOLVED, That the Frederick County Planning Commission voted unanimously to have regular monthly meetings on the first and third Wednesdays of each month at 7:00 p.m. and worksessions on the fourth Monday of each month, as needed, at 7:30 p.m. Both the regular meetings and the worksessions will be held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Frederick County Planning Commission Minutes of January 6, 1999 Page 289 -3 - Winchester, Virginia. APPLICATIONS ACTION SUMMARY Chairman DeHaven accepted the Applications Action Summary for the Commission's information. COMMITTEE REPORTS Development Review & Regulations Subcommittee (DRRS): 12/10/98 Mtg. Mr. Roger Thomas, Subcommittee member, reported that the DRRS discussed a proposed amendment to Chapter 165, Supplemental Use Regulations, for humanitarian aid organizations, which is on the Commission's agenda this evening for public hearing. Comprehensive Plans & Programs Subcommittee (CPPS): 01/11/99 Mtg. Mrs. Copenhaver, subcommittee member, reported that the CPPB will be meeting on January 11, 1999, to further discuss the land use study area. She said that a worksession with the Board of Supervisors, Planning Commission, and subcommittee is scheduled for January 27, 1999 at 6:00 p.m. Sanitation Authority (SA): 12/98 Mtg. Mrs. Copenhaver, liaison to the SA, reported that continued discussions were held on the location of the water tank. Frederick County Planning Commission Minutes of January 6, 1999 Page 290 PUBLIC HEARINGS Rezoning Application 9019-98 of Danford Ridge Properties, L. C., submitted by G. W. Clifford & Associates, Inc., to rezone 103.74 acres from RA (Rural Areas) to RP (Residential Performance). This property is located approximately 1,400' south of the intersection of Front Royal Pike (Rt. 522) and W. Parkins Mill Road (Rt. 644), on the west side of Front Royal Pike, and is identified with P.I.N. 76- A-22 and 76-A-23 in the Shawnee Magisterial District. (This item was tabled from the 12/02/98 meeting.) Recommended Approval with Proffers . Mr. Evan A. Wyatt, Deputy Planning Director, stated that at the Commission's December 2, 1998 meeting, the primary concern expressed by the Planning Commission pertained to the applicant's proffered General Development Plan (GDP). Mr. Wyatt said that the GDP provided for the construction of a segment of Parkins Mill Road extended; however, it did not account for the continuation of Warrior Drive from the Wakeland Manor Subdivision. Mr. Wyatt said that in an attempt to address the issue, the applicant distributed a revised proffer statement during that meeting; however, the Commission believed the application should be tabled to allow for adequate time for public review of the revised proffer statement, and to correct the legal advertisement for this application which was in error. Mr. Wyatt continued, stating that the applicant's revised proffer statement appears to satisfy the comments made by VDOT, and it appears to address the impacts to community facilities and services for capital facilities costs, as a result of the Capital Facilities Impact Model run. He said that the revised GDP demonstrates a continuation of Warrior Drive from the Wakeland Manor subdivision through the property. Mr. Wyatt stated that the applicants also included an addendum which would allow for the administrative approval of a new GDP should the applicant and adjoining property owners be able to determine anew appropriate location for Warrior Drive that was satisfactory to Frederick County. Mr. Wyatt concluded by saying that it appears that the revised GDP and proffer statement appear to adequately mitigate the impacts. Chairman DeHaven inquired if the revised proffer statement had been reviewed by the County Attorney and Mr. Wyatt replied that the Commonwealth Attorney had reviewed the revised proffer statement and was comfortable with it. Mr. Wayne Nicholson, resident of College Park subdivision, expressed concerns about the impact that the proposed development would have on the area's schools; he believed that a definite conclusion needed to be arrived at as to where the three proposed roads will be located before any new homes are constructed. He also requested that sidewalks be required in the new development. Mr. Charles W. Maddox, Jr. with G. W. Clifford & Associates, Inc., the design engineers for this rezoning, came forward to address this citizen's concerns. Mr. Maddox said that with regards to the schools, they are proffering the amount specified in the County's Impact Model, which should meet the impact conditions. He said that all of their recent projects, including this one, will have curb and gutter, and sidewalks. With regard to roads, Mr. Maddox stated that the County has developed an Eastern Road Plan, Frederick County Planning Commission Minutes of January 6, 1999 Page 291 -5 - and this project is instrumental in that plan because the major collector roads will be implemented as they pertain to this project. Mr. Maddox further added that the concerns raised are valid, however, he believed the proffers adequately addressed those concenis. Members of the Commission believed that Front Royal Pike (Rt. 522 So.) could adequately handle the additional traffic that would be generated by this proposed development. They also believed that the revised phasing plan, the applicant's proffer to reconcile the final location of Warrior Drive with adjoining property owners prior to the submittal of a master development plan, and the monetary contribution for capital facilities costs for public schools, parks and recreation, and fire and rescue services, would all adequately mitigate the impacts associated with this rezoning. Upon motion made by Mr. Thomas and seconded by Mr. Romine, BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of Rezoning Application 4019-98 of Danford Ridge Properties, L.C. to rezone 103.74 acres from RA (Rural Areas) to RP (Residential Performance) with the revised proffer and GDP by the following majority vote: YES (TO APPROVE): Miller, Stone, Ours, Romine, Thomas, DeHaven, Marker, Copenhaver, Morris NO: Light Rezoning Application #018-98 of Carriebrooke, submitted by G. W. Clifford & Associates, Inc., to rezone 72.7 acres from RA (Rural Areas) to RP (Residential Performance). This property is located along the eastern side of Tasker Road (Rt. 642), south of the intersection with Routes 37 and 1-81, and is identified with P.I.N. 75-A-89 in the Shawnee Magisterial District. (This item was tabled from the 12/02/98 meeting.) Action - Recommended Approval with Proffers Mr. Evan A. Wyatt, Deputy Planning Director, stated that several concerns were expressed by the Commission during the December 2, 1998 meeting which included the impacts of new residential development to the County's public school system and regional park system, as well as the inability of Tasker Road (Rt. 642) to manage the additional traffic that would be generated by 250 new residential units. He said that the Commission felt that the applicant did not adequately address the negative fiscal impacts for community facilities and services, based on what was proffered in the application, and they also believed the applicant should be more specific in how the historic Carysbrooke Redoubt would be protected and made available for public use. Mr. Wyatt said that in an attempt to address the negative fiscal impacts, the applicant distributed a revised proffer statement during the meeting and the Commission tabled the application to allow for adequate public review of the revised statement. Mr. Wyattcontinued, stating that the revised proffer statement provides a phasing plan which Frederick County Planning Commission Minutes of January 6, 1999 Page 292 WON would allow for the development of 120 apartment units and would condition the platting of any of the single family units upon the beginning of construction of Route 37, Phase I; it provides for the placement of the historic Carysbrooke Redoubt within the required open space of the apartment portion of the project and would include an access easement for public use; and, it provides for an increase in the monetary contribution to mitigate the fiscal impacts to community facilities and services for capital facilities costs, which is consistent with the results of the Capital Facilities Impact Model run for 72.74 acres of RP development without credit for the commercial acreage which was rezoned in 1988. Mr. Wyatt further stated that the revised proffer statement appears to mitigate the majority of the impacts, as well as the majority of the concerns raised during the December 2 meeting; however, one concern that is still pending is the ability of Tasker Road to accommodate the additional traffic and to function at an acceptable level of service. Mr. Stephen M. Gyurisin and Mr. Charles W. Maddox, Jr., both with G. W. Clifford & Associates, Inc., the design engineers for this project, were available to talk about the phasing of development and traffic patterns after the new interchanges and intersections are constructed. Chairman DeHaven called for public comment and the following person came forward to speak: Mr. Wayne Nicholson, a resident of College Park subdivision, expressed concern that the planned road network would not be built in time to support the proposed development. Mr. Nicholson inquired whether the units would be marketed as apartments or condominiums and if the phasing statement in the proffers was legally binding. Opinions among Commission members about the timing of this rezoning were split. While some members of the Commission still had tremendous concerns about traffic issues and the uncertainty of whether an interchange on Route 37 would be constructed at all, others believed that the Eastern Road Plan specifically indicated where the road system should go and that this development was a specific link in that road system. They noted that this was a prime location for residential development, and the construction of 250 homes would not occur immediately, but will more likely develop gradually over a 10-15 year period. Commission members stated that the developer had done a good job of addressing the concerns raised during their December 2, 1998 meeting. They noted the importance of the interchange at Warrior Drive and Route 37 and that Carriebrooke Drive would assist in facilitating the need for that interchange in the future. Members of the Commission believed that the wording under the Phasing Section of the revised proffer statement left room for interpretation. The Commission recommended that the words, "issuance of the" be placed before the words "...notice to proceed with the construction of proposed Route 37 is underway." The applicant was amenable to this addendum and advised the Commission that the language would be incorporated into the final proffer statement for approval by the Board of Supervisors. Upon motion made by Mr. Ours and seconded by Mr. Thomas, BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of Rezoning Application #018-98 of Carriebrooke to rezone 72.7418 acres from RA (Rural Areas) to RP (Residential Performance) with the amended proffer and additional wording under the Phasing Section of Frederick County Planning Commission Minutes of January 6, 1999 Page 293 7 - the proffer, by the following majority vote: YES (TO APPROVE): Miller, Stone, Ours, Thomas, Romine, DeHaven NO: Marker, Copenhaver, Light, Morris Proposed Amendments to Chapter 165, Zoning, Article IV, Supplemental Use Regulations, establishing Section 165-48.8; Article V, RA (Rural Areas) District, Section 165-51 "Conditional Uses;" Article XXI, Definitions, establishing "Humanitarian Aid Organizational Office" of the Frederick County Code. The proposed amendments would allow for humanitarian aid organizations to establish offices and operate from the RA (Rural Areas) Zoning District. Performance standards would be applied to the use. The amendment also requires that a Conditional Use Permit be obtained from the Board of Supervisors prior to operating the Humanitarian Aid Organizational Office Use. Action - Recommended Denial Mr. Eric R. Lawrence, Zoning Administrator, stated that the Planning Department received a request in July of 1998 from Mr. Otis Goodwin of Outreach To Asian Nationals (OTAN), which is a non- profit organization that provides equipment, training, and financial support to national church workers within the Asian area. Mr. Lawrence explained that this group presently operates as a cottage occupation located on Route 522 North and they are interested in expanding at this location; however, the Zoning Ordinance does not permit it. Mr. Lawrence stated that the staff has drafted a proposed text which would allow the use in an RA District with a conditional use permit and be subject to supplementary use regulations; also included is a definition for Humanitarian Aid Organizational Offices. Mr. Lawrence further stated that the Development Review & Regulations Subcommittee (DRRS) reviewed this request and believes the use would be inappropriate in the RA Zoning District and unanimously recommended against the amendment. In reference to the proposed definition written by the DRRS, the applicant, Mr. Otis Goodwin of Outreach to Asian Nationals (OTAN), stressed that his organization is not a "humanitarian aid organization," but is a "Christian Mission Board" directly connected to and supported by the local churches in Frederick County. He stated that this is the office and management facility for their organization in ten other countries in Asia. Mr. Goodwin explained that their 20 -year future plan calls for additional buildings on the property, one of which would contain three apartments and two dorms, whereby persons in the field or traveling might come for a short-term stay. In addition, under the proposed Supplementary Use Regulations, Mr. Goodwin requested that the maximum building square footage stated in the amendment be increased to 25,000 square feet instead of the 15,000 square feet recommended by the DRRS. The greatest concern expressed by the Commission was that allowing this type of use in an RA District would create a precedent that could not be controlled. Commissioners were in agreement that OTAN was a worthy organization and the service provided by them was beneficial; however, the Commissioners believed this must be dealt with as a land use and the question of what types of land use are Frederick County Planning Commission Minutes of January 6, 1999 Page 294 appropriate in certain areas needed to be considered. In discussing the proposed definition of the use; members of the Commission objected to narrowing the definition so much that it would exclude another group which provides a valuable service to the community or foreign nations, whether they are religiously affiliated or not, or provided services or supplies, when forthe same outward appearances had the same impacts on the community and is of a similar scale. They felt it would not be appropriate to amend the ordinance to accommodate a particular individual in a specific zone. Upon motion made by Mr. Miller and seconded by Mr. Light, BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend denial of the amendment to allow humanitarian aid organizations to establish offices and operate in the RA (Rural Areas) Zoning District, by the following majority vote: YES (TO DENY): Miller, Stone, Ours, Thomas, Romine, DeHaven, Marker, Copenhaver, Light NO: Morris Request for exemption from the Subdivision Ordinance requirement, submitted by Mr. Lee Ebert on behalf of Kenneth and Ruth Lineberg. The property is located at 505 Rhinehart Lane, and is identified with P.I.N. 27-A-78 in the Gainesboro Magisterial District. Action - Recommended Approval Mr. Eric Lawrence, Zoning Administrator, stated that staff had received a request from Mr. Lee A. Ebert, on behalf of Kenneth and Ruth Lineberg, to gain an exemption to the 50' right-of-way width requirement of the Subdivision Ordinance. Mr. Lawrence explained that the Linebergs own a 62.08 -acre parcel northwest of Gore and some time ago, their son constructed a home on the property and resides there. Mr. Lawrence stated that the Linebergs desire to utilize the "Family Division Lot" provision and convey a lot (with the existing house) to their son. He said that access to the Lineberg's property is via Rhinehart Lane, a private road without a designated right-of-way width. Mr. Lawrence continued, stating that the Subdivision Ordinance requires that lots be created with a minimum 50' right-of-way width and, as access to this parcel is via an existing right-of-way across property owned by others, the request asks that the Board exempt this land division from the 50' requirement so that the existing right-of-way may be utilized. He said that based on the location of this land division, the nature of the surrounding properties, and the fact that a family division lot provision will be utilized, the staff feels that a waiver to allow for use of the existing right-of-way is reasonable. The Planning Commission had no outstanding concerns or issues with the exemption. There Frederick County Planning Commission Minutes of January 6, 1999 Page 295 were no citizen comments. Upon motion made by Mr. Miller and seconded by Mr. Marker BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the request for exemption from the Subdivision Ordinance requirement submitted by Mr. Lee Ebert on behalf of Kenneth and Ruth Lineberg. Sewer and Water Service Area Expansion Request, submitted by Greenway Engineering, to include six tracts totaling 162.32 acres. These properties are located on the south side of Tasker Road (Rt. 642), just east of White Oak Road (Rt. 636) in the Shawnee Magisterial District. No Action Required Mr. Evan A. Wyatt, Deputy Planning Director, stated that the Comprehensive Plans & Programs Subcommittee (CPPS) recently considered a request for additional land, approximately 162 acres, to be added to the County's Sewer and Water Service Area (SWSA). He said that the 162 acres is comprised of six tracts ranging in size from 1.41 acres to 120.73 acres and is owned by six property owners. Mr. Wyatt explained that on April 10, 1991, the Board of Supervisors approved an expansion of the SWSA to incorporate the tracts east of these properties which comprised the Eastgate Commerce Center and the Jouan Global Center; and, it is the staff's understanding that the property owners represented under this application requested to have their properties removed from consideration of inclusion into the SWSA in 1991. Mr. Wyatt said that the CPPS considered this request during their December 7, 1998 meeting and believed the inclusion of the six properties was appropriate and logical based on the existing land use patterns in the area, as well as the ability of these properties to be adequately served by the existing infrastructure. Mr. Wyatt added that the inclusion of these parcels would make the SWSA contiguous in that area, which it currently is not. He further added that land incorporated in the SWSA is limited to commercial and industrial land use; no residential land use would be permitted because the properties are not located in the Urban Development Area (UDA). Members of the Commission had no particular outstanding areas of concern as long as the Sanitation Authority believed they could accommodate the request. Commission members believed the proposal was in appropriate form in its present state and directed the staff to advertise it for public hearing, once the Board of Supervisors endorsed the concept. PROPOSED 1999-2000 CAPITAL IMPROVEMENTS PLAN No Action Required Frederick County Planning Commission Minutes of January 6, 1999 Page 296 -10 - Mr. Evan A. Wyatt, Deputy Planning Director, presented the draft of the 1999-2000 Capital Improvement Plan (CIP) as recommended by the Comprehensive Plans and Programs Subcommittee (CPPS). Mr. Wyatt stated that the CIP consists of 26 total projects, however, only three of those projects are new. Those three are renovations of James Wood Middle School on Amherst Street by the School Board, a new animal shelter forthe Public Works Department, and an apron expansion by the Winchester Regional Airport. Commissioner Light inquired about why there were questions, three to four months ago at the Public Works Committee, about the money included in the CIP; specifically, whether the amount included engineering/excavation costs and what was included in those amounts. Mr. Light wanted to know why there were questions about what costs were covered. Mr. Wyatt responded that the CIP includes costs for construction and renovation and stated that it is not for operational expenditures. Chairman DeHaven added that the CIP is more a long-range planning tool, rather than a hard -numbered spread sheet, and the figures are projected by the departments presenting them. He said that each department should know what was included in their request and in the figures they submitted. The Planning Commission believed that the 26 projects proposed on the 1999-2000 CIP were appropriate and recommended that staff advertise the CIP for public hearing following discussion with the Board. TEA -21 ENHANCEMENT PROJECT (KERNSTOWN BATTLEFIELD SITE) Action - Recommended Approval Mr. Michael T. Ruddy, Planner II, presented the TEA -21 Enhancement Project, the latest version of the ISTEA, to assist further with the acquisition of the remainder of the historic Kemstown Battlefield site. Mr. Ruddy said that the request is in the amount of $1,000,000 and is a continuance of the two previous ISTEA grant applications that were successful in securing funds to acquire a portion of the Kernstown Battlefield. He said that no additional local funds are required for this application. Upon motion made by Mr. Miller and seconded by Mr. Ours, BE IT RESOLVED, That the Frederick County Planning Commission does hereby support the TEA -21 Enhancement Project and unanimously recommends approval of the project to the Board of Supervisors. OTHER Upcoming Meeting - Third Winchester Battlefield Planning Efforts Frederick County Planning Commission Minutes of January 6, 1999 Page 297 -11 - Mr. Kris C. Tierney, Planning Director, reported that a meeting is scheduled for Tuesday, January 19, 1999 at 7:00 p.m. at the Red Bud Run Elementary School cafeteria to discuss planning efforts for the Third Winchester Battlefield. Survey for Proiect Priorities for the 1999 Calendar Year Mr. Kris C. Tierney, Planning Director, presented the Commission with a survey form to rank proposed project activities for the 1999 calendar year. Mr. Tierney said that the survey will assist the staff in creating a work program for the upcoming year. Cancellation of the January 20, 1999 Meeting of the Planning Commission Mr. Kris C. Tierney, Planning Director, reported that there were no pending agenda items for the Commission's January 20, 1999 meeting. Upon motion made by Mr. Miller and seconded by Mr. Thomas, the Planning Commission unanimously voted to cancel the January 20, 1999 meeting of the Commission. ADJOURNMENT at 9:05 p.m. No further business remained to be discussed and the meeting adjourned by unanimous vote Respectfully submitted, Kris C. Tierney, Secretary Charles S. DeHaven, Chairman Frederick County Planning Commission Minutes of January 6, 1999 Page 298 -12- Frederick County Planning Commission Minutes of January 6, 1999 Page 299 MEETING MINUTES OF THE FREDERICK COUNTY PLANNING CO:`.'IMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on February 3, 1999. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; John R. Marker, Vice- Chairman/Back Creek District; Robert A. Morris, Shawnee District; Marjorie H. Copenhaver, Back Creek District; John H. Light, Stonewall District; W. Wayne Miller, Gainesboro District; Terry Stone, Gainesboro District; Richard C. Ours, Opequon District; George L. Romine, Citizen at Large; Robert M. Sager, Board Liaison; Vincent DiBenedetto, Winchester City Liaison; and Jay Cook, Legal Counsel, ABSENT: Roger L. Thomas, Opequon District; and S. Blaine Wilson, Shawnee District. STAFF PRESENT: Kris C. Tierney, Planning Director; Evan A. Wyatt, Deputy Planning Director; Eric R. Lawrence, Zoning Administrator; and Renee' S. Arlotta, Clerk. CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. MEETING MINUTES - DECEMBER 2, 1998 Upon motion made by Mr. Marker and seconded by Mr. Romine, the meeting minutes of December 2, 1998 were unanimously approved as presented. APPLICATIONS ACTION SUMMARY Chairman DeHaven accepted the report for the Commission's information. Frederick County Planning Commission Minutes of February 3, 1999 Page 299 -2 - COMMITTEE REPORTS Development Review & Regulations Subcommittee (DRRS) - 01/28/99 Mtg. Mr. Eric R. Lawrence, Zoning Administrator, reported that the DRRS discussed entrance canopy requirements to allow pedestrian entrance canopies to be closer to the front yard setback. Comprehensive Plans & Programs Subcommittee (CPPS) - 01/27/99 Mtg. Mrs. Copenhaver, subcommittee member, reported that the CPPS held a worksession with the Board of Supervisors on January 27, 1999 concerning the South Frederick Land Use Study Area. Mrs. Copenhaver said the land use study was very well received and Mr. Evan Wyatt, Deputy Planning Director, did an excellent job with the presentation. Transportation Committee - 02/02/99 Mtg. Mr. Evan A. Wyatt, Deputy Planning Director, reported that the Primary Road Plan was presented to the Transportation Committee. He said that it is virtually in the same form as the previous year's plan with some minor modifications to the I-81 project, which is Priority 94. Mr. Wyatt added that the top priority on the Primary Road Plan remains the Route 37 project, as it has been for the past several years. PUBLIC HEARING Rezoning #001-99 of K & M Enterprises, submitted by Greenway Engineering, to rezone 0.60 acres from RP (Residential Performance) to B2 (Business General). This property is located on the west side of Martinsburg Pike (Route 11 North) across from Brooke Road (Route 1328), and is identified with P.I.N. 54-A-50 in the Stonewwall Magisterial District. Action - Recommended Approval with Proffers Mr. Evan A. Wyatt, Deputy Planning Director, stated that the proposal to rezone this property conforms with the recommendations of the Land Use Chapter of the Comprehensive Policy Plan. Mr. Wyatt said that the property can be adequately served by the existing infrastructure and will not create a significant negative impact to adjoining properties. He stated that the applicant's proffer statement mitigates the majority of the impacts identified by staff, however, it is unclear if the proffer to limit access to one commercial entrance is intended to utilize a shared entrance with the adjoining property to the south. Frederick County Planning Commission Minutes of February 3, 1999 Page 300 IFc1E Members ofthe Commission were concerned with how the applicant's proffered commercial entrances would function with existing traffic patterns until future road improvements to Martinsburg Pike (Rt. 11) and the extension of Brooke Road occurred. Mr. Mark Smith with Greenway Engineering, the design engineers for the project, explained that the entrance at the animal hospital would be closed and access would be moved further north, thereby providing them with one entrance on Route 11. The subject of the City's re-evaluation of the FEMA National Flood Plain Maps was raised by Commission members and if the re-evaluation would have any impact on the property in question. Mr. Smith believed that this particular property would not be in any future flood -zoned area. No other issues were raised by the Commission. There were no citizen comments. Upon motion made by Mr. Light and seconded by Mr. Marker, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Rezoning Application 4001-99 of K & M Enterprises, submitted by Greenway Engineering, to rezone 0.60 acres from RP (Residential Performance) to B2 (Business General) with proffers submitted by the applicant. PROPOSED UPDATES TO THE 1999-2000 CAPITAL IMPROVEMENTS PLAN Action - Recommended Approval Mr. Evan A. Wyatt, Deputy Planning Director, presented the 1999-2000 Capital Improvements Plan as recommended by the Comprehensive Plans and Programs Subcommittee. Mr. Wyatt summarized the project requests and the proposed project costs. No areas of concern were raised by Commission members and they endorsed the plan as presented. There were no citizen comments. Upon motion made by Mr. Ours and seconded by Mr. Miller, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of the 1999-2000 Capital Improvements Plan as presented by the staff and recommended by the Comprehensive Plans and Programs Subcommittee. Frederick County Planning Commission Minutes of February 3, 1999 Page 301 -4 - PUBLIC MEETING Subdivision Application #001-99 of Scully, Ltd., submitted by G. W. Clifford & Associates, Inc., to subdivide a 5.8366 -acre parcel into three lots. This property is located on the south side of Fairfax Pike (Rt. 277), along the east side of Stickley Drive (Rt. 1085), and is identified with P.I.N. 85-A-148 in the Opequon Magisterial District. Action - Recommended Approval Mr, Eric R. Lawrence, Zoning Administrator, said that the applicant essentially has requested that the subdivision follow the existing zoning district boundaries and would like to cut off the B2 portion from the B 1 portions. Mr. Lawrence said that there are no outstanding comments from any of the reviewing agencies. He added that because there is no master plan for the property, the request will require Board action with a recommendation from the Commission. Mr. Stephen M. Gyurisin with G. W. Clifford & Associates, Inc., the representative for the applicant, stated that the owner is refinancing; and, as the zoning lines also represent lease lines, they would like to make establish them as lots to satisfy banking requirements. No issues of concern were raised by the Commission. There were no citizen comments. Upon motion made by Mr. Romine and seconded by Mr. Ours, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Subdivision Application 4001-99 of Scully, Ltd., submitted by G. W. Clifford & Associates, Inc., to subdivide a 5.8366 -acre parcel into three lots, contingent on the applicant's satisfying all of the review agency comments. OTHER PRESENTATION OF THE SOUTH FREDERICK LAND USE STUDY Mr. Evan A. Wyatt, Deputy Planning Director, stated that on January 27, 1999, a worksession was held with the Board of Supervisors on the South Frederick Land Use Study which the Comprehensive Plans & Programs Subcommittee is currently working on. Mr. Wyatt gave an overview of what was discussed at that worksession. Frederick County Planning Commission Minutes of February 3, 1999 Page 302 -5 - ADJOURNMENT No further business remained to be discussed and the meeting adjourned at 7:45 p.m.. by unanimous vote. Respectfully submitted, Kris C. Tierney, Secretary Charles S. DeHaven, Jr., Chairman Frederick County Planning Commission Minutes of February 3, 1999 Page 303 APPLICATION ACTION SUMMARY (printed February 22, 1999) Application newly submitted. REZONING: Location: On Eddy's Ln. (Rt. 820), approx. 0.8 mi. from the intersection with 11 Valley Mill Road Submitted: 11 02/05/99 PC Review: II 03/03/99 BOS Review: II 04/14/99 - tentatively scheduled 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 Ridge subdivisions. Submitted: II 02/05/99 PC Review: II 03/03/99 BOS Review: 11 04/14/99 - tentatively scheduled 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 BOS Review: 11 04/14/99 - tentatively scheduled Location:II 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 BOS Review: 11 04/14/99 - tentatively scheduled ---]Tybrooke, L.C. (REZ #02-99) Stonewall 1 Rezone 2.99 ac. from RA to B2 Location: E. side of N. Frederick Pk. (Rt. 522); 1 mile N. of Rt. 37 Interchange, adjacent to Ridge Country Store Submitted: 01/22/99 PC Review: 03/03/99 BOS Review: 04/14/99 - tentatively scheduled K & M EnterprisesStonewall (REZ #01-99) [ Rezone 0.60 ac. from RP to B2 I Location: West side of Martinsburg Pike, across from Brooke Road Submitted: 01/06/99 PC Review. 02/03/99 - recommended approval with proffers BOS Review: 02/24/99 Applications Action Summary Printed February 22, 1999 2 MASTER DEVELOPMENT PLANS: Oakdale Crossing II (MDP #01-99) Shawnee 50 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 Admin. Approved: pending Merrimans Chase (formerly named Willow Branch) (MDP #006- 98) Back Creek 51 s.f. homes on 26.895 ac. (RP) Location: W. side of Merriman's Ln. (Rt. 621) at W&W Railroad, along Rt. 37 Submitted: 10/21/98 PC Review: 12/02/98 - recommended approval with conditions BOS Review: 01/13/99 - approved with conditions Admin. Approved: 02/12/99 Dawson Industrial Park (MDP #005-98) Back Creek Office & Industrial Park on 26.4493 ac. (Ml) Location: NW quadrant of the Shady Elm Rd. (Rt. 65 1) & Rt. 37 intersection Submitted: 09/25/98 PC Review: 12/02/98 - recommended approval with conditions BOS Review: 01/13/99 - approved with conditions Admin. Approved: pending submittal of final plan by applicant Applications Action Summary Printed February 22, 1999 SUBDIVISIONS: Location: Intersection of Front Royal Rd. (Rt. 522S) & Bentley Ave. Submitted: 02/10/99 PC Review: 03/03/99 BOS Review: 03/10/99 Subd. Admin. Approved: Pending Location: No. side of Senseny Rd. (Rt. 657), west of its intersection w/ Williamson Rd. (Rt. 1213), fronting both of said roads. Submitted: 01/29/99 Subd. Admin. Approved: 01/29/99 Location: On West Brooke Rd., 1,250' east of the intersection w/ Brooke Rd. Submitted: 01/14/99 MDP #00491 MDP approved by BOS 10/09/91; MDP admin. approved 11/22/91 Subd. Admin. Approved: 01/14/99 Applications Action Summary Printed February 22, 1999 4 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: 04/14/99 - tentatively scheduled Subd. Admin. Approved: pending Applications Action Summary Printed February 22, 1999 RT&T Partnership (SUB #02-99) Opequon 1 Lot (Lot 16); Tl. Acreage 29.6 (B2) Location: Rt. I IS, no. of Hortons Nursery across from Miller Honda Dealer- ship; 1/2 mi. so. of Rt. 37 & Rt. I IS Submitted: 01/04/99 MDP#03-91 (Kernstown Bus. Pk) MDP approved by BOS 07/10/91; MDP admin. approved 09/03/91 Subd. Admin. Approved: Pending Scully, Ltd. (SUB #01-99) NO MDP Opequon 3 Lots; Tl. Acreage 5.8366 (Bl & B2) Location: So. sd. of Fairfax Pk. (Rt. 277), along the east side of Stickley Dr. (Rt. 1085) Submitted: 01/04/99 PC Review: 02/03/99 - recommended approval BOS Review: 02/24/99 Subd. Admin. Approved: 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 Briarwood Estates (SUB #014-98) FStonewall 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 Applications Action Summary Printed February 22, 1999 Mark & Rachelle Repine (SUB #004-98) NO MDP Shawnee Subdivision of 1.3719 ac. into 3 s.f. 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 #007-97) [Gainesboro 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 #006-93Approved 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 Pending Winchester -Fred Co. IDC (SUB) Back Creek 2 MI Lots (0.552 acres & 20.285 acres) Location: Southeast side of Development Lane Submitted: 09/08/95 MDP #003-87: Approved by BOS 07/08/87; Admin. Approved 06/08/88 Pending Admin. Approval Awaiting signed plats. Applications Action Summary Printed February 22, 1999 Abrams Point, Phase I (SUB) [Shawnee 230 SF Cluster & Urban Lots (RP) 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 plat --]I ---]Harry Stimpson (SUB) Opequon I Two 132 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: Location: 11 Prosperity Drive, Kernstown Business Park Submitted: 11 02/03/99 Applications Action Summary Printed February 22, 1999 8 Monoflo, Inc. (SP #02-99) Stonewall 78,000 sq. ft. addition; 5 ac. developed; (MI) Location: Submitted: Approved: 882 Baker Lane 01/15/99 pending Insulated Building Systems (SP #03-99) LGainesboro Change of use and parking lot modifications; 2 ac. developed; (Ml) Location: 326 McGhee Drive Submitted: 01/15/99 Approved: pending Winchester Countertop (SP #001-99) Stonewall 625 sq. ft. addition; 3.0708 ac. developed; (MI) Location: 183 Imboden Drive Submitted: 01/04/99 Approved: pending America House Assisted Living (SP #073-98) Opequon Assisted living facility/4.6 ac. 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. (SP #072-98) Stonewall 2,160 sf warehouse addition; 0.118 ac. developed on 16.927 ac. site (MI) Location: 188 Brooke Road Submitted: 12/07/98 Approved: Pending Applications Action Summary Printed February 22, 1999 Kraft Foods, Inc. (SP #071-98)Stonewall Parking Lot Expansion; entire one- Location: acre parcel to be developed (_MI) Submitted: 11/23/98 Location: 441 Park Center Drive Submitted: 12/03/98 Approved: Pending J.R.'s 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: Pending Crider & Shockey, Inc. of W.V. (SP #065-98) Stonewall Industrial/Mfg. Use; 9.2467 ac. developed of a 9.2467 ac. site (Ml) Location: West Brooke Road; Ft. Collier Industrial Park Submitted: 10/15/98 Approved: 02/09/99 Jones & Frank (SP #064-98) 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: Pending Raymart, Inc. (SP #063-98) Shawnee 24' X 16' addition for ADA upgrades & exterior improvements Location: 1039 Millwood Pike Submitted: 10/14/98 Approved: 02/12/99 Applications Action Summary Printed February 22, 1999 10 God's Glory Land (SP #061-98) [Back Creek 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: Pending Kim Henry Property - Mini Warehouse (SP #057-98) Stonewall 7,504 s.f. warehouse; 4 ac. developed of a 7.74 ac. site (133) Location: Intersection of Baker Lane & Fort Collier Road Submitted: 08/26/98 Approved: Pending Moffett Property (SP #050-98) Stonewall Metal warehse. addition (4,800 g.s.f.); 1.392 ac. site; 0.465 disturbed (B3) Location: 1154 Martinsburg Pike Submitted: 07/21/98 Approved: Pending Applications Action Summary Printed February 22, 1999 11 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: Pending 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 Agape Christian Fellowship Church Sanctuary (SP #005-97) Shawnee Church Expansion; 2.5 ac. to be developed of a 29.5115 ac. site (RA) Location: East side of Rt. 642; approx. 2,500' so. of the Rt. 37/1-81 Interchg. Submitted: 02/12/97 Approved: Pending 11 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 Applications Action Summary Printed February 22, 1999 12 Stimpson/Rt. 277 Oil & Lube Service (SP #030-96) Opequon Oil & Lube Serv., Car Wash, Drive - Thru on 2.97 ac. (112) Location: 152 Fairfax Pk. (behind Red Apple Country Store) Submitted: 07/03/96 Approved: IP 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 acre site (112) Location: 1730 Berryville Pike Submitted: 04/10/96 Approved: Pending CONDITIONAL USE PERMITS: David L. Shull, Sr. (CUP #01-99) Back Creek Automobile Repair w/ body Repair (RA) Location: 7317 Northwestern Pike (Rt. 50) Submitted: 01/25/99 PC Review: 03/ 17/99 BOS Review: 04/14/99 - tentatively scheduled Applications Action Summary Printed February 22, 1999 13 PC REVIEW DATE: 03/03/99 BOS REVIEW DATE: 04/14/99 REZONING APPLICATION 902-99 TYBROOKE, L.C. To rezone 2.99 acres from RA (Rural Areas) to B2 (Business General) LOCATION: This property is located on North Frederick Pike (Route 522) at Albin; one mile north of the Route 3 7 interchange, adjacent to the northern property boundary of the Ridge Country Store. MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBER: 42-A-253 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 B2 (Business General) District East: Zoned RA (Rural Areas) District West: Zoned RA (Rural Areas) District PROPOSED USE: Commercial or Retail Use REVIEW EVALUATIONS: Use: Vacant Use: Ridge Country Store Use: Agricultural Use: Residential; Vacant 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, traffic signalization and off-site roadway improvements and drainage. Any work performed on the Tybrooke, L.C. REZ #05-99 Page 2 February 19, 1999 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. Also, you should update Page 2 of the analysis to show the average daily traffic volume on Route 522 at the site to be 16,000 trips per 1995 Traffic counts. Fire Marshal: Recommend plan approval. Health Department: See attached letter dated 2/20/98 from John Daily, Environmental Health Specialist County Engineer: Asa condition of our approval, we will require on-site stormwater management. The on-site stormwater management shall be designed to incorporate the existing commercial development. Historic Resources Advisory Board: The HRAB recommends that a screen consisting of evergreens and deciduous trees be planted across the back (eastern portion) of the subject parcel so that the viewshed from the historic property known as "Long Green" is preserved. County Attorney: No objection. Planning & Zoning: 1) Site History 2) The original Frederick County Zoning Map depicts the zoning for the 2.99 -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. Location The 2.99 -acre site is located on the east side of North Frederick Pike (Route 522 North), outside of the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The location of this site could be interpreted as being within the Albin Rural Community Center, although a defined boundary for this community center has not be established to date. 3) Site Suitability The 2.99 -acre site contains no significant environment features, although a small area of steep slope is present on-site. The Frederick County Rural Landmarks Survey identifies the Long Tybrooke, L.C. REZ #05-99 Page 3 February 19, 1999 Green property as a potentially significant historic resource within close proximity of this site. The site has approximately 270 feet of frontage along North Frederick Pike (Route 522 North) with good site distance. Crossovers exist to the north and south ofthe site; therefore, it is unlikely that a new crossover could be established to provide direct access to the property. The State Health Department has verified that the site has an approved drain field and would need to obtain water by a well which would be permitted through their process. 4) Potential Impacts and Issues a) Historic Resources: The Historic Resources Advisory Board (IAB) has identified an impact to the viewshed of the historic Long Green property. The HRAB has recommended that vegetative plantings be provided along the rear property line of this site to mitigate this impact. b) Community Facilities and Services: The Capital Facilities Impact Model was applied to this rezoning proposal. The results of this model run demonstrate a negative fiscal impact to Fire and Rescue Services for capital facilities costs. 5) Proffer Statement The applicant has submitted a proffer statement which has been signed, notarized and reviewed by the County Attorney. The applicant has proffered to restrict specific commercial uses that could be allowed on this site, to provide a vegetative screen containing a mixture of evergreen and deciduous trees along the rear property line to protect the viewshed of the historic Long Green property, and to provide a monetary contribution to mitigate the impacts to Fire and Rescue Services that is consistent with the results of the Capital Facilities Impact Model run. STAFF CONCLUSIONS FOR 03/03/99 PLANNING COMMISSION MEETING: The 2.99 -acre site is located within an area that could reasonably be defined as the Albin Rural Community Center. This area would most likely include properties along North Frederick Pike (Route 522 North) from the intersection with Indian Hollow Road (Route 679) to just south of the intersection of North Frederick Pike and Golds Hill Road (Route 673). The Comprehensive Policy Plan recommends the provision of commercial development within several of the rural community Tybrooke, L.C. REZ 905-99 Page 4 February 19, 1999 centers, including the Albin Rural Community Center. Currently, five properties within close proximity of this site have commercial and industrial zoning designations and include uses such as the Virginia Farm Market, Albin Ridge Self -Service Storage, Omps Garage, the Ridge Country Store and Redding Landscape. The applicant's proffer statement appears to mitigate the impacts identified by the various review agencies and prohibits eight specific uses that would be permitted in the B2 Zoning District. The Planning Commission should determine if the location of this site is appropriate for commercial development that could occur in the B2 (Business General) District. O:Wgendas\COMMENTS\REZONE\Staff ReportXTybrooke.REZ.wpd Lord - vairfax Health Distrik, 150 Commercial Street P. o. Box 2056 Winchester, Virginia 22604 - (540) 722-3470 FAX (540) 722-3475 Counties of Clarke, Frederick, Page, Shenandoah, Warren, and City of Winchester February 20, 1998 John C. Lewis, PE Painter -Lewis, PLC 302 S. Braddock St., Suite 200 Winchester, Va. 22601 RE: Frederick Co. Tax Map # 42-A-253; Health Dept. ID # 98025205, 98025289. Dear Mr. Lewis: The Frederick Co. Health Department has no objection to the proposed rezoning and subdivision of the above referenced property as described in the attached preliminary plat dated 2/12/98 by Marsh and Legge. The proposed 1.1931 acre parcel has an existing drainfield on the property with a design use of 400 gpd. The water supply for this parcel is a private well. This drainfield was installed in 1987 and currently serves the Ridge Country Store. The system appeared to be functioning properly on 2/20/98. This is no guarantee that the drainfield will continue to perform satisfactorily. The owner is responsible for any repairs to the system that might be necessary in the future. The proposed 2.9346 acre parcel has an existing drainfield on the property with a design use of 625 gpd. This system was installed in 1994 and has never been used. Care must be taken during any future construction not to disturb the drainfield area. No vehicles should be allowed on the area. Any building foundations must be a minimum of 10 feet from the drainfield and septic tank (20 feet if the building has a basement) and no parking lots can be constructed over the drainfield site. A permit from the health department will be required before the installation of any additional components (sewer line, pump tank, etc.) needed to utilize this existing drainfield. The water supply for the proposed 2.9346 acre parcel will likely be a well. The construction and testing requirements for this well will vary depending on the proposed use of the property. The owner must contact the Frederick Co. Health Department for a permit prior to drilling the well. Depending on the proposed use, the local health department may refer the owner to the department's Office of Water Programs in Lexington. If you have any questions, call me at (540) 722-3480. Sincerely, n flgv� 0;f V,��, John Dailey /Y Environmental Health Specialist cc: Chester and Rebecca Renner Rodney Cowley VXDHOFVIRGINIA EALTHNT Protecting You and Your Errrinwunent REZONING #02-99 PIN: 42—A-253 Tybrooke, L.C. Produced by Frederick County Planning and Development. 02-09-99 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following information shall be provided by the applicant.- All pplicant: 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. I. Applicant: Name: �a : n 1 �,- - L e `,, , s, P. L. C- Telephone: Address: 2. Property Owner (if different than above) Name:r- /te�,��e� Telephone: pyo- Ida-adk7 Address: I k f f F, e et , c k k rn C h -r s -VC y q- Z I b u 3 3. Contact person if other than above Name: J i��� r l �t �. Telephone:..( 5-t4(,) � G a _ , 7 y .2- 4. Checklist: Check the following items that have been included with this application. Location map i Agency Comments Plat Fees Deed toro ert p P y Impact Analysis Statement Verification of taxes paid Proffer Statement RECEIVED ,JAN 2 Z 1999 11 DEPT, OF PLANNING/DEVELOPMENT 5. The Code of VirginiLallows 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: Mr - Che Si- b e"nr,er 6. A) Current Use of the Property: !moiy( c-lr Ar-ecl C P, N) B) Proposed Use of the Property: Gi-e-v Qrc-I C3- Z) 7. Adjoining Property: PARCEL ID NUMBER q,� - A - A USE �i 3(A4',!1w/C J' 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): v.j--e 5 JL 0, N4 AI bi ,1 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 -q?-- ((A ))-.25.5 District Magisterial: e,r High School: Fire Service: JA. (j G,, M., W.. FY Middle School: Rescue Service:_�Zc„�ti���;1► Co.kywc;„;I-�l Elementary School: 10. Zoning Change: List the acreage included in each new zoning category being requested. 11. The following information should be provided according to the type of rezoning proposed: Single Family homes: Non -Residential Lots: Office: Retail: Restaurant: Townhome: Mobile Home: Square Footage of Proposed Uses. 13 Multi -Family: Hotel Rooms: Service Station: �� Manufacturing: � CEI` , v Warehouse: Other:JAN 2, Z 1999 DEPT. OF PLANNINGJDEVELOPMENT Current Zonin Zonin Re uested 0. rAcrees 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: Office: Retail: Restaurant: Townhome: Mobile Home: Square Footage of Proposed Uses. 13 Multi -Family: Hotel Rooms: Service Station: �� Manufacturing: � CEI` , v Warehouse: Other:JAN 2, Z 1999 DEPT. OF PLANNINGJDEVELOPMENT 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(s): Owner(s): 14 Date: Date: Date: _//d t/99 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. 15 IMPACT ANALYSIS STATEMENT A PROPOSED REZONING for PARCEL ISD - 42-((A))-253 Gainesboro Magisterial District Frederick County, Virginia January 22, 1999 Prepared for: Tybrooke, L.C. Mr. Chester Renner 2118 North Frederick Pike Winchester, VA 22603 Prepared by: PAINTER-LEWIS, P.L.C. 302 South Braddock Street- Suite 200 Winchester, VA 22601 TeLO: (540) 662-5792 Job Number: 9711017 IMPACT ANALYSIS STATEM1""T PARCEL ID: 42-((A))-253 IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS section page L INTRODUCTION I A. SITE SUITABILITY I B. SURROUNDING PROPERTIES 2 C. TRAFFIC 2 D. SEWAGE CONVEYANCE AND TREATMENT 3 E. WATER SUPPLY 3 F. DRAINAGE 3 G. SOLID WASTE DISPOSAL FACILITIES 3 H. HISTORIC SITES AND STRUCTURES 4 I. COMMUNITY FACILITIES 4 J. OTHER IMPACTS 4 APPENDIX 5 IMPACT ANALYSIS STATEMENT PARCEL ID: 42-((A))-253 L INTRODUCTION The parcel contains 4.1277 acres and is located on US Route 522 near the Village of Albin. Exhibit 1 shows the location of the parcel. The parcel is the site of the Ridge Country Store. The parcel contains split zoning. The portion containing the Ridge Country Store is zoned B-2, Business General District, and contains 49,708 square feet, 1.14 acres. This area was rezoned in 1986: Frederick County ID #021-86. The remainder of the parcel, 2.99 acres, is RA -Rural Agricultural. Property adjacent to this 4.1 acres is zoned R.A. Please refer to Exhibit 2. The owner desires to rezone the remainder of the subject parcel currently zoned RA to B2. Once the parcel is rezoned, the owner desires to subdivide the lot into two tracts in accordance with current subdivision regulations. Access to the subject parcel is proposed via US Route 522. Interparcel access will be proposed between the Country Ridge Store and the proposed lot. Upon the agreement of all affected parties, an access easement agreement will be executed between the parties to insure interparcel access. The intended purpose for the rezoning of the subject parcel would be to allow the construction of a small commercial establishment which would complement the existing Country Ridge Store. The property contains two drainfields approved by the Lord Fairfax Environmental Health District. One drainfield is developed and currently serves the Ridge Country Store. The second drainfield is undeveloped and has a limited capacity of approximately 10 employees in a commercial establishment working two -eight hour shifts. For this reason, the owner is willing to proffer a limit on the types of uses permitted on the lot. Please refer to the attached Proffer Statement. A. SITE SUITABILITY The majority of the site is well suited for development of a small commercial use. The building site is generally restricted to the eastern and southern portion of the lot. The site is occasionally interrupted by limestone outcrops. Access can be obtained along the Route 522 frontage. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 510063 0105 B shows the parcel is not within designated areas of the 100 year flood. WETLANDS No wetlands have been identified on the site. STEEP SLOPES The property generally slopes to the northeast. Slopes increase in severity on the northwestern portion of the lot where the topography rises sharply over limestone. Building in this area will likely be too costly to pursue. Some of the slopes in this area exceed 15%. Only limited disturbance of this steep slope area may potentially occur during construction. page 1 IMPACT ANALYSIS STATENF—VT PARCEL ID: 42-((A))-253 MATURE WOODLANDS The site is generally without mature woodlands. A stand of immature trees exists in the area containing. steep slopes. Limited disturbance of woodlands may potentially occur during construction. SOILS According to the Soil Survey of Frederick County, the site contains the following soil types: Frederick-Poplimento loams, 2-7%, (14B) and Fredeick-Poplimento loams, very rocky, 7-15%, (16C). These soils are part of the Frederick-Poplimento-Oaklet association which are gently sloping to very steep, very deep, well drained soils formed in material weathered from limestone. The Unified soil classifications are GM, GC, ML, CL, and SC. Weathered bedrock can be expected at relatively shallow depths below the ground surface. Certain areas of the site are suitable for a sanitary subsurface absorption system. B. SURROUNDING PROPERTIES The site to be rezoned is bordered on the east and south by property used for agricultural purposes and owned by J. P. Good . All of this property is zoned RA. To the north is land used for agricultural purposes and owned by E. B. Barnhart. This land is zoned RA. To the west is the Route 522 right-of-way. Across the right-of-way is property owned by E. B. Barnhart. This land is zoned RA. No adverse impacts from the proposed development of the site are anticipated. The nearest residential dwelling is located approximately 500 feet to the west across the Route 522 right-of-way. The Albin area is a mixture of small businesses, churches, orchards and private residences. Accessibility and visibility from US Route 522 has encouraged the establishment of businesses which include the Virginia Farm Market, Albin Ridge Mini Storage, Reading Landscapes, Ridge Country Store, and Omps Garage. The Frederick County Comprehensive Plan Land use Plan identifies Albin as a "potential rural community center". The proposed rezoning would be an addition to the already established private commercial services in the area. C. TRAFFIC According to a 1995 traffic count conducted by the Virginia Department of Transportation, the average daily traffic volume on Route 522 at the site is 16,000 trips. Route 522 is a divided, four lane road at the site. Access is from the north bound lanes only. The nearest median crossover is located approximately 100 feet south of the southern entrance to the Ridge Country store. Traffic impacts can be estimated by assuming the most intensive usage of the site. In this case, the most intensive usage will be some type of retail activity where vehicle trips experience intermittent peaks during holidays or merchandise sales. Vehicle trips are estimated using the ITE Trip Generation Manual, Fifth Edition for the category of "Specialty Retail Center". Since we know the capacity of the drainfield is limited to twenty employees, we can base the trips on the number page 2 IMPACT ANALYSIS STATEMF' "' PARCEL ID: 42-((A))-253 of employees. For the purposes of this report, we will estimate the number of lots based on the following assumptions.- Average ssumptions: Average Vehicle Trip Ends -Weekday: 22.36 x 20 = 447 Average Vehicle Trip Ends -Saturday: 23.11 x 20 = 462 Traffic will enter and leave the property via direct access to Route 522. The design of the entrance will have to meet the standards of the Virginia Department of Transportation. D. SEWAGE CONVEYANCE AND TREATMENT There are currently no public sewerage facilities available to serve the site. The site has received a permit from the Commonwealth of Virginia Department of Health. The permit stipulates that a drainfield has been identified on the property which would support an estimated water usage of 625 gallons per day. The Health Department estimates that the drainfield can support 10 employees working two -eight hour shifts. According to available records, this drainfield has been installed in anticipation of future development. Please refer to Exhibit 5. E. WATER SUPPLY There are currently no public water service facilities to serve the site. It is anticipated that an adequate water supply can be obtained from a standard commercial well to be drilled on the site. The well and water supply works will have to meet the standards of the Virginia Department of Health, Office of Water Programs. F. DRAINAGE US Route 522 divides the natural drainage areas which contribute to Parish Run and Babbs Run. The site lies within the Babbs Run watershed. There are no permanent of intermittent streams on or near the site. Babbs Run goes through Lake St. Clair and eventually to Back Creek. An increase in storm water runoff can be expected with any development on the parcel. Storm water management will be provided in accordance with the Frederick County Code, Chapter 165. It is anticipated that an on site detention facility will be constructed to serve the proposed development as well as the existing improvements associated with the Ridge Country Store. G. SOLID WASTE DISPOSAL FACILITIES The nearest solid waste transfer facility is located approximately 1/2 mile to the southeast on Route 679, Indian Hollow Road. No additional solid waste disposal facilities will be required for the proposed development. The amount of solid waste generated by a retail development can be estimated based at twenty pounds per day for the entire retail operation. Tipping fees are $35.00 per ton. Collection fees are $25.00 per ton. The annual cost projected to meet waste disposal needs can be estimated by: page 3 IMPACT ANALYSIS STATEMEY ` PARCEL ID: 42-((A))-253 cost = cost per ton of waste x tonnage $219.00 = $60.00 x (20 lbs) x (1/2000 lbs/ton) x 365 (lays/year H. HISTORIC SITES AND STRUCTURES The site contains no known historic sites or structures as listed on the Virginia Landmarks Register and the National Register. According to the Frederick County Comprehensive Plan Battlefield inventory, the property lies outside the commonly accepted limits of the major civil war battles. The nearest recognized battlefield associated with the Second Battle of Winchester is relatively close to the site.. It's limits are to the southeast and across Route 522. The Rural Landmarks Survey Report lists several architecturally or historically significant sites and structures within approximately one mile of the site. Please refer to Exhibit 3, The Rural Landmarks Survey Report recognizes that the subject property is within the viewshed of "Long Green". The original portion of the house was constructed prior to 1800 and is considered a significant historic resource. The Historic Resources Advisory Board recommends that screening be installed along the eastern portion of the property to preserve the viewshed. I. COMMUNITY FACILITIES EDUCATION No impacts to education facilities are anticipated. EMERGENCY SERVICES Police protection is provided by the Frederick County Sheriffs Department. The nearest fire and rescue facility is the Roundhill Community Fire and Rescue Company No. 15 located approximately 3.0 miles to the southwest on US Route 50. No additional fire and rescue facilities will be required for the area proposed to be rezoned. The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for emergency service facilities attributable to this development is $234.00. PARKS AND RECREATION The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for public park facilities attributable to this development is $0.00. J. OTHER IMPACTS Interviews with county staff indicate that no additional impacts are required to be addressed. page 4 IMPACT ANALYSIS STATENIEV— PARCEL ID: 42-((A))-253 IMPACT ANALYSIS STATEMENT APPENDIX item EXHIBIT 1 SITE LOCATION I EXHIBIT 2 PROPERTY MAP 2 EXHIBIT 3 HISTORIC STRUCTURES 3 EXHIBIT 4 HEALTH PERMIT 4 EXHIBIT 5 FISCAL IMPACT MODEL 5 EXHIBIT 6 CURRENT TAX STATEMENT 6 EXHIBIT 7 PROFFER STATEMENT 7 EXHIBIT 8 SITE MAP 8 EXHIBIT 9 PROPERTY DEED REFERENCE 9 page 5 5362 I SW BERKELEY SPRINGS W. VA. 31 ML142 (WHITE HALL) 143 GArNE68 RO 3,1 mi .`-& I2'30' .. , /r ,� •.. �, }i c4' r'.;.;f j r �, 65 rr ,�I IYIf 11 � �c, " , 1 � I , (f i'1Cf qi �r i� ) 1Ff'i ' `�\� 139 / Ir 7fr ( }I� (�' \ �`-� •,I i r ahe .�A�,�/ �� irr34 /� /��ryq• � I) r. �.', 1 f ��� ���;���,� •'u, �l� l ! , `°f. _.r-`:� ..� (I '.lig%%/ /i4 yd �/I��' } I , - q� �, j h f �1 II II � IPI ' 1) � �• • .I�(I I i :. q fI� ,r�lll � �1 �. 3, r 1)�� e��y . ,�'�,la, � ( �,� `( try r+. � l 1 ( '� • � �, I 'r �l 1� A.}r r �� ( ,r n I i r', \l• .o I i(hi • I a /,��! - -,-ir� 1 , ( j '11� '!I '/� // l n I filli ' y / 5 5o,?j; �,r ( ,� r/ '1!f , •jla� i'hr1- ` ,,d' / / �, o // rl , .__ _ ._ /�b .( 11�� •�I !f� , 1 fro. !n,! r�'� _ / •�� /i1��', (' 1Fpe'id /i//I) ' L r/r I�(# ,'•- x - ,1/. I ; i'T •'' lfri '' 1 ( l jl.'r (. l r, �i I. ,l y.. /,g(d Bethel - : , , - (( i - ( I ./ • J f , I. ', 9 h r,i' ��� �� n�+'�(i.''-�_-,� 1u /. /!1`I � 0 6] '(•�/�':,i leo. r' i I r,, ,r 1t( }r ;,1��. IT 0,7 ��7' i�, 1„rl' �•` /,sc ' / rj i; lIj` j��.i�� / (- �I( ` I�t:(ri�' „• 'Beth I GGryan Ci± l ” ( (�' ��•' {� II U, JJJit I� , .;` \ � '- I��'B`S�i�; ,I S 1 I '(Jr I, �! / . r�m ,r� �'I l +. Ir11 .I 4f' i r 1 ,•, �-�� ��.' I r , • �::. r7 �� � ), ,,I '•t.. 11 Ij i I�` ,A. 1 ?' ;+ I --� I I ,4d .•j l� J ' r r r:r � I" .� � lily J�1. I l i r r' r9r�a I(1' ( ( (, • o . i t3 5t ;p�iii /01 if 78 ' ',CEJ 4% } • ' �� I � H � �� ; . r �i r •11t a1 • ! nr, (7,e ,e 1' , I 1 I / ;; J• ' I \ ( , / i � ! it � (: r � � ',� d 1, � .,; � ro _ 1 ! �' 1 1 (I ' y ` is , I I �` ( • "' ` o J f �, t � �� I I \ �1. `I` { I , ,I r /x966 ing ! " ) i n f Stines % ` l \ _:. I ry `� )• I f,_! ,��''lll )�� �� }� �.rl ;�,�I� ��•�:I,l��tlo\ 1 ^1 • "fir. (. .:56 �/� .) .X,994 ILI PROJECT-• DATE: 12-15-97 PAINTER-LEWIS, P.L.C. SITE LOCATION SURVEY; NA 302 South Braddock Street. Suite 200 DRAWN: JCL Winchester, Virginia 22601 A PROPOSED REZONING EXHIBIT: Telephone (540)662-5792 PARCEL 42—((A))-253 c.,: no Facsimile (540)662-5793 FREDERICK COUNTY, VIRGINIA JOB NO.: 9711017 PAINTER-LEWIS, P.L.C. PROPERTY MAP 5R� 12-15-97 REENWAY 302 South Braddock street. Su7te 200 A PROPOSED REZONING DRAWN: JCI. EXHIBIT: Winchester. vrginio 22601 Telephone (540)662-5792 PARCEL 42—((A)-253 SCALE, 1' = 100, 2 Facsimile (540)662-5793 FREDERICK COUNTY, VIRGINIA Q,, no JOB NO.: 9711017 r \W ell NIIMBER COMMON NAME 34 533 House, Route 522 34 534 Solenberger Orchard 34, 535 Reading Landscapes 34 536 House, Route 522 34 537 Davis, G.H. Store and Station 34 538 Janney -Davis -Massey House 34 539 Albin Cash Grocery 34 540 Luttrell, Howard House #1 34 541 Luttrell, Howard House 32 34 542 House, Route 789 34 543 House, Route 789 34 544 Faith Revival. Center 34 545 Edwards House 34 546 Greystone Farm 34 547 House, Route 789 34 548 House, Route 789 34 549 Reynolds, Lloyd House 34 550 Howard House 34 551 Ungerst Maple Hill 34 552 Buncutter House 34 553 Hudson House 34 554 Mayes House 34 555 Factory Outlet, The 34 556 House, Route 679 at Route 789 34 557 Judge Tavenner Place i 34 558 Solenberger-Dove House 34 559 House, Rt. 679 PROJECT_ DATE 12-15-97 PAINTER-LEWIS, P.L.C. HISTORIC STRUCTURES SURVEY_ NA DRAWN: JCL EXHIBIT_ 302 South it Street. Suite zoo A PROPOSED REZONING SCALE 1" = 2000• Winchester. Virginia 22601 Telephone (540)662-5792 PARCEL 42-((A))-253 C.L.no 3 Facsimile (540)662-5793 FREDERICK COUNTY, VIRGINIA JOB No: 9711017 Commonwealth of Virginia +• a Health Department Department of Heal Identification Number S 4o c- I J5 F/u.0-C�' n, Health Department Map Reference Y'-' - — S s 3 C/F!; -- General Information �w Repair ❑ Expanded ❑ Conditional ❑ FHA ❑ VA ❑ Case No. .,ased on the application for a sewage disposal system construction permit filed in accordance with Section 3.13.01, a cQnstruction permit is hereby issued to: , fro 17,Va L. Gus,11-15-Telephone Owner Address .� l ! /i,'ar n f�� E1>c� % -I f( rf,ue _ ,¢ y? tc'_3 For a Type Sewage disposal system which is to be constructed on/at �5a Subdivision Section/Block ,r Lot Actual or estimated water use � C �/►? f'Li+ E5 ? �- t�t�• �eYr aTs DESIGN NOTE: INSPECTION RESULTS Water supply; existing: (describe) -WALL. eLL45? _ Water supply location: Satisfactory yes ❑ no ❑ 3— 3, 5Es- S;) $4: - 311 comments G. W. 2 Received: yes E]no ❑ not applicable ❑ To be installed: class __ - cased grouted Buildinger: w Building sewer: yes F] no C] comments I.D. PVC 40, or equivalent. Satisfactory Slope 1.25" ner 10' (minimum). S 0 LJ ❑ Other ,66 Septic tank: Capacity la b gals. (minimum). Pretreatment unit: yes no ❑ comments ❑ Other Satisfactory Inlet-outlet structure: �'� "+[�rr?�e;'s fps. Inlet-outlet structure: yes no ❑ comments PVC 40, 4" tees or equivalent. Satisfactory ❑ Other Pump and pump station: Pump & pump station: yes ❑ no ❑ comments 10 Yes ❑ describe and show design. Satisfactory ;f yes: Gravity mains: 3" or larger I.D., minimum 6" fall per Conveyance method: yes no ❑ comments 100', 1500 Ib. crush strength or equivalent. Satisfactory ❑ Other Distribution box: 3 - I. Oxt 5 Sf'�+% +i - 1f s Distribution box: yes no ❑ comments Precast concrete with orts. w x as - Satisfactory E] Other SST ini &IJL r'T3 SfC,-f _ Header lines: Header lines: yes &7no ❑ .comments Material: 4" I.D. 1500 Ib. crus strength plastic or equiva- into bsor tion trench. Satisfactory,Sof+n 7N• r i9 GL�^•vG ti lent from distribution box to 2' ��--tt SySi�j"t CPA/ Slope 2" minimum. � �yZ f/1- pgAys Fl Other Percolation lines: Percolation lines: yes no ❑ comments Gravity 4" plastic 1000 Ib. per foot bearing load or Satisfactory equivalent, slope 2" 4" (min, max.) per 1001. ❑ Other • ' " ' '' 10 Absorption'trenches: Absorption trenches: yes no ❑ comments Square ft. required 20,0_: depth from ground surface Satisfactory to bottom of trench -?-Z ; aggregate size Y, Trench bottom slope 1' =��-t3 t. f' 0 2� center to center spacing: trench width Depth of aggregate _ 0 Date Inspected and approved by: sanitarian Trench length 76—; Number of trenches 4.S. 202A Revised 6184 t1-2 Health Department Identification Number Schematic drawing of sewage disposal system and topographic features. PAGE Z OF Z' Show the lot lines of the building lot and building site, sketch of property showing any topographic features which may impact on the design of the system, all existing and/or proposed structures including sewage disposal systems and wells within 700 feet of sewage disposal system and reserve area. The schematic drawing of the sewage disposal syslem shall show sewer lines, pretreatmeni unit, pump station, conveyance sys- tem, and subsurface soil absorption system, reserve area, etc. When a nonpublic drinking water supply is to be located on the same lot show all sources of pollution within 100 feet. [9 The information required above has been drawn on the attached copy of the sketch submitted with the application. Attach additional sheets as necessary to illustrate the design. 4lill. bqV S`pF�r f vpoT ' m�Nwt1 T a N 1250 N S'�rtc 7 a ffli�� S r 'o11�1 i,fflf�27 L f 0.1 " jfV5T _'.c 14 - Lrnr�s /g—.z q " us -r M'41tlT;�liU _(;UNC krrt (aN ctr. l t)v 511L ! rV ' b#O i` SU rrr,,e_ AaX o2 ELS FLL&IP ('1i LL PF_ 61IE .s��c -t�nJK � D .�w£;2 r✓ "�� �nuS7'- fib �l2o.r, xc ST►NCr WiF LL Sri.v i=i��D 'ST 77 CAELL I ,qfjy CIS- w5L-s- soe,,,- 36. L d X, Sri; r' Stns The se4Ldj!PosaI system is to be onstructed as specified by the permit Vor attached plans and specifications ❑ . This sewage disposal system construction permit is null and void it (a) conditions are changed from those shown on the application (b) condi- tions are changed from those shown on the construction permit. No part of any instaliatlon shall be covered or used until inspected, corrections made if necessary, and approved, by the local health department or unless expressly authorized by the local health dept. Any part of any installation which has been covered prior to approval shall be uncov- ered, If necessary, upon the direction of the Department. Date: Ce -Z// -f3 Issued by: '�� � This Construction anita a Permit Va'd until Date: Z S�3evlewed by: _ _ _ _ Supervisory Sanl Han _______ ------------------------------------------------P----y------------------.. ------ -- tf FHA or VA financing Reviewed by Date C.H.S. 2029 Revised 644 Supervisory Sanitarian 11 -?A Date Regional Sanitarian OUTPUT MODULE Department Rescue Department Elementary Schools Middle Schools High Schools Parks and Recreation TOTAL -------------------------- FIRE AND RESCUE ADDENDUM New Capital Costs Not Covered by County Contributions ---------------------------------------- NOTES: Model Run Date 12/16/97 EAW P.I.N. 42-A-253 Rezoning: 2.99 acres assuming: 63,870 sq.ft.retail on 2.99 acres of B2 S727.24 to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. Net Impac $0 Net Credit for Fiscal Taxes to Capital Costs Impact Credit Capital Costs $80 $312 S154 $0 $o $113,986 $0 $Q $6.776 $234 ---------------------------------------- $1,706,040 $121,073 ---------------------------------------- NOTES: Model Run Date 12/16/97 EAW P.I.N. 42-A-253 Rezoning: 2.99 acres assuming: 63,870 sq.ft.retail on 2.99 acres of B2 S727.24 to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. Net Impac $0 PROFFER STATEMENT A PROPOSED REZONING for PARCEL ID - 42-((A))-253 District Frederick County, Virginia January 22, 1999 Prepared for: Tybrooke, L.C. Mr. Chester Renner 2118 North Frederick Pike Winchester, Virginia 22603 Prepared by: PAINTER-LEWIS, P.L.C. 302 South Braddock Street - Suite 200 Winchester, VA- 22601 Tel.: (540) 662-5792 Job Number: 9711017 PROFFER STATEMENT PARCEL ID 42-((A)-253 INTRODUCTION The subject parcel contains 4.1 acres and is the site of the Ridge Country Store. The current zoning is B2 and RA. Adjacent property is zoned RA_ The owner desires to rezone the entire parcel B2 and subdivide the parcel into two lots. Lot No. 1 will contain the Ridge Country Store_ Lot No. 2 will be developed for uses allowed under the B2 zoning. The intended purpose for the rezoning of the subject parcel would be to allow the construction of a small commercial establishment which would complement the existing Country Ridge Store. The proposed lot has a drainfield approved by the Lord Fairfax Environmental Health District. The drainfield is limited by size to approximately 20 employees in a commercial establishment. For this reason, the owner is willing to proffer a limit on the types of uses permitted on the lot. In addition, the owner will install a vegetative screen along the eastern property line to preserve the historic viewshed from Long Green. The screen will consist of a mixture of deciduous and evergreen trees indigenous to the area. Pursuant to the applicable provisions of the Frederick County Zoning Ordinance, the undersigned applicant proffers that in the event that the Board of Supervisors of Frederick County shall approve Rezoning Application # for the rezoning of 3.0 acres on Parcel 42-((A))-253 from RA to B2, development of this particular 3.0 acres will be in conformity with the terms and conditions set forth in this document. These terms and conditions may be subsequently amended or revised by the owner of the property with permission from the Frederick County Board of Supervisors in accordance with Frederick County codes. These proffers shall be binding on the owner and their legal successors or assigns. PROFFERS 1. The land and any improvements thereto will be expressly not used for the following uses normally permitted under the B2 zoning: -Hotels and motels -Organization hotels and lodging -Car washes -Motion picture theaters -Golf driving ranges and miniature golf courses -Model home sales offices -Commercial batting cages operated outdoors -Adult care residences and assisted living care facilities 2. They will install a vegetative screen along the eastern property line to preserve the historic viewshed from Long Green. The screen will consist of a mixture of deciduous and evergreen trees indigenous to the area. Monetary Contribution to Frederick County Service Organizations PROFFER STATEMENT PARCEL ID 42-((A)-253 The owner will pay or will cause to be paid to the Treasurer of Frederick County the sum of $727.24 for impacts to fire and rescue services. This sum will be paid upon receipt of a building permit for the proposed use structure. The conditions proffered above shall be binding on the heirs, executors, administrators, assigns, and successors in the interest of the owner. In the event that the Frederick County Board of Supervisors grant this rezoning and accepts these proffers, then these proffers shall apply to the land rezoned in addition to the other requirements of the Frederick County Code. Submitted By: Mr. Chester Renner Chester Renner Date: STATE OF VIRGINIA, AT LARGE COUNTY OF FREDERICK, To -Wit: The foregoing instrument was acknowledged before me this a.?4d day of by Mr. Chester Renner. My commission expires on Fxplratan Date July 31, 2002 I` / r / D ! f , l \ AREA CURRENTLY ZONED RA i 2.99 ACRES , r i , PROPOSED SUBDNISION LINE ' PAINTER--LEWIS, P.L.C. 302 South Braddock Street, Suite 200 Winchester, Virginia 22601 Telephone (540)662-5792 Facsimile (540)662-5793 SITE MAP A PROPOSED REZONING PARCEL 42-((A))-253 FREDERICK COUNTY, VIRGINIA )RAINFIELD 2j VDGE COUNTRY STORE REA CURRENTLY ZONED 02 DATE: 2--3--98 SURVEY: Marsh ✓¢ Legge DRAWN: JCL EXHIBIT - SCALE. 1" = 80' C.1.: na JOB NO.: 9711017 �.., FINAL PLAT BOUNDARY LINE ADJUSTMENT RODNEY L. AND ELLEN C. COWLEY AND ELLEN B. BARNHART Gainesboro District, Frederick County, Virginia May 7, 1992 �M 255 r-- r 244 1 ~ 2 NG I 3 244 _--� 4 ±101% .—t 254 1 Location Map 1" = 1000' 256/�— �� i0 OWNER'S CERTIFICATE 'PHIS DIVISION, AS IT APPEARS ON THIS PLAT, IS .1..'I'H THE FR'k CONSENT IN ACCORDANCE WITH THE DESIRES OF THE UNE S GNF NE PROPRIETORS AND TRUSTEE, IF ANY. n L. Cow e Ellen C. Cowl Ellen B. Barnhart SURVEYOR'S CERTIFICATE THIS IS TO CERTIFY THAT ']'HE LAND IN 'THIS BOUNDARY LINE ADJUSTMENT IS ALI, THE LAND CONVEYED TO RODNEY L. COWLEY BY DEEDS DATED MAY 19, 1986, DECEMBER 3U, 1988 AND JANUARY 12, 1990 IN DEED BOOK 616, PAGE 758, DEED BOOK 7U2, PAGE 598 AND DEED BOOK 736, PAGE 797 AND A PORTION OF THE LAND CONVEYED TO ELLEN B. BARNHART BY DEE[) DATED OCTOBER 19, IN DEED BOOK 328 A'1' PAGE 177. 196[AW H. Bruce Edens, LS PARCEL NUMBERS: ._ 42 A 253 AND 42 A 244 ZONED RA AND B2 APPROVALS: � O� Subd. Admin. Date HeaYt V Dept. Date BRUCE &EDE1 SCALE 1 " = 100 [)ATE : MAY 7, 1'» 2 �O. (�Q11a _a GREE _$ N WAY INC. RE" JUL >'2.1�2 1104 Baker Lane , Winchesler, Virginia 22601 703-662-4185 H. Bruce Edens,L.S.-President '•lI Stja, SURVEYING -- DESIGNING - PLANNING RESIDENTIAL. AGRICULTURAL- COMMERCIAL- INDUSTRIAL- CONSTRUCTION SHEET ( of Z -ALLEN B. BA,PNf,/A,QT , �. 7ZY P6. /77 VW,,CCz "L Z • /Z. /4 dCoES ,PEit'l/!/rY/�t/G oF�. 7qX ,fEIp,PO .P. S. N G9" 46'45 " E - ' � ¢G7. G� /vZo°i3' O. 571 A Gi�ES ' 50.00', - ' � � -f4q- 44'��F LOT LINE Pf�OPOSEp TO BE UJC'AINFIECD VACATED SITE � 1 / /-- I OB. 7DZ PG. 599 (O.9Z¢ AG. ) pp0 Qb Q, a AV7 : THE 0. 52/ gC,PE re4C7- /5 Ta BE JOiNEO iV17-N 4N0 BECOME q P•4C'7' OF T.Ve�r /. 5¢Z lILXE T•PgCT EOrV!/EYEO JO ,Pf70NEY G. 4AIP EGGEN C. COfYCEY 6Y oEEO OATEO .10111/,4,CY /Z, /990 /NOEEO BdO,or 7Bly 715Y7 FINAL PLAT BOUNDARY LINE ADJUSTMENT RODNEY L. AND ELLEN C. COWLEY AND ELLEN B. BARNHART Gainesboro District, Frederick County, Virginia SCALE = /" = /00 DATE o /v/,4>' -;;;,' /992 G R E E N WAY , 1 NC. 'BEV JUL)e2. `'992 _C -N — 1104 Baker Lane , Winchester, Virginia - 22601 • 703-662-4185 H. Bruce Edens,L.S.-President SURVEYING — DESIGNING — PLANNING RES [DENIAL - AGRICULTURAL- CCMMERCIAL- INDUSTRIAL- CONSTRUCTION �O O Q . BRUCE EDENS No. 00014" �L*b SURVS-�V SHEET 2 o1 Z PC REVIEW DATE: 03/03/99 BOS REVIEW DATE: 04/14/99 REZONING APPLICATION #03-99 AIKENS & ALLEN, L.P., L.L.P. To rezone 0.91 acres from RP (Residential Performance) to B2 (Business General) LOCATION: This property is located on Ross Street, 90 feet from the intersection with Berryville Avenue (Route 7), near the Rt. 7/I-81, Exit 315 interchange. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 177-2-29B (City of Winchester) and 54G -1-13B PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) District Land Use: Vacant (Aikens property) and Sanitary Sewer Pump Station (City of Winchester) ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned: RP District Use: Residential South: Zoned: B2 (City) Use: Commercial East: Interstate 81 Use: Interstate Highway West: Zoned: RP District Use: Residential PROPOSED USE: Commercial (Aikens Property); Sanitary Sewer Pump Station (City of Winchester) REVIEW EVALUATIONS: County Engineer: The proposed rezoning request has adequately addressed the issue of stormwater management. Therefore, we grant our approval of the proposed rezoning. Aikens & Allen L.P., L.L.P.; REZ #03-99 Page 2 February 22, 1999 City of Winchester: The Planning and Development Committee of City Council met on 1/27/99 and recommended approval of the motion authorizing the City Manager to sign a petition to rezone the City parcel. Council will vote on the request on 2/9/99. The City supports rezoning the parcels to B2 without I.A. overlay. Planning & Zoning: 1) Location This rezoning request is for two properties. One is the portion of the Aikens lot that is within Frederick County, the other is wholly within Frederick County and is owned by the City of Winchester. The above properties are located to the rear of a commercial project under development by the Aikens Hotel Group. The majority of this development lies within the City of Winchester, has frontage on Berryville Avenue and Ross Street, and is located adjacent to the Route 7, Interstate 81 interchange. The properties being rezoned abut an unimproved right-of-way known as Betty's Lane. Previously, access to these parcels was from Conway Street_ Conway Street was recently abandoned by the Board of Supervisors. 2) Site History The two properties for which the rezoning is being requested were part ofthe original Shannon Hills Subdivision. The boundary between Frederick County and the City of Winchester runs through this subdivision. Original zoning maps for Frederick County show that the portion of this subdivision lying within Frederick County was zoned R-2. The zoning classification of this property was changed from R-2 to R-3 as part of the 1980 comprehensive rezoning. In 1983, the RP (Residential Performance) zoning district was established. This zoning classification combined the R-1, R-2, and R-3 zoning districts. The properties being rezoned have maintained the RP zoning classification since 1983. 3) Site Suitability The properties contain no environmental features as defined by the Zoning Ordinance, no wetlands identified in the National Wetlands Inventory, and no historical features identified in the Rural Landmarks Survey. Aikens & Allen L.P., L.L.P.; REZ #03-99 Page 3 February 22, 1999 4) Potential Impacts and Issues Existing land uses in the vicinity of these properties include several residences across the Betty's Lane right-of-way and a residence that fronts on Ross Street. Zoning district buffers would be provided to mitigate the impact of any development on the adjacent residences. The remainder of the commercial property within the City is under development as a hotel and conference center. Primarily, the rezoned property within the County would be used for uses accessory to the hotel and conference center, mainly parking. There will be no impact to Frederick County capital facilities. The proposed uses would not generate any impact on Frederick County Schools nor Parks and Recreation, and the property will be served by the City of Winchester Fire and Rescue Services. For this reason, the Capital Facilities Impact Model was not run for this rezoning application. In addition, access to the hotel and conference facility is via Ross Street and Berryville Avenue, both within the City of Winchester. Any impacts to the road infrastructure will be mitigated through the City's site plan review process. STAFF CONCLUSIONS FOR 03/03/99 PLANNING CONMSSION MEETING: This 0.91 -acre rezoning request would not negatively impact Frederick County, and any impacts on adjoining properties are minimal and would be mitigated through the implementation of zoning district buffers. In addition, the City of Winchester has expressed their support of this application. O:Wgenda \COMMENTSUREMNMStaffRepart\Adcem&AUciREZwpd Rezoning #003-99 PIN: 54G-1-13B Aikens & Allen L.P., L.L.P. Produced by Frederick County Planning and Development, 02-09-99 jb REZONING APPLICATION FORINT FREDERICK COUNT', 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 Telephone: (540) 662-4185_ Address: _151 WindHill Lane Winchester, VA 22602 2. Property Owner (if different than above) Name: Aikens & Allen L.P., L.L.P,* Telephone: _ 540 667-3752_ *Also Represented: The City of Winchester Address: P. O. Box 2468 Winchester, VA 22604K =C � I N IE D FEB 0 5 1999 3. Contact person if other than above Name: Mark D. Smith, P.E., L.S. Telephone:(540)6624&Sr OF PLANNINGIQEVELOPMENT 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 5. The Code of Virginia aiiows 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: Aikens and Allen L.P. L.L.P. (0.72 Acres) JCity of Winchester (0.19 Acres) Aikens Property - Vacant 6. A) Current Use of the Property: CitXof Winchester Land -San. Sewer Pump Station Aikens Property - Commercial B) Proposed Use of the Property: City of Winchester Land -San. Sewer Pump Station 7. Adjoining Property: See Attached PARCEL ID NUMBER 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): On Ross Street 90' from the intersection with Berryville Pike (Route 7), and near the Route 7 I-81 intersection. 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. C ify 9. Parcel Identification/Location: Parcel Identification Number 77-((2))-29B) 54G -((1))-13B *When the property was consolidated, all taxation of this parcel was relegated to tSe City of Winchester. Districts Magisterial: Fire Service: Frizgh School: Middle School: Rescue Service: * Elementary School: *Property will be served by the City of Winchester Fire and Rescue Services. 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 0.91 RP B-2 0.91 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: Office: Retail: Restaurant: Number of Units, Proposed To•,&TImme: Mobile Home: Square Footage of Proposed Uses Multi -Family: Hotel Rooms: Service Station: Manufacturing: Warehouse: Other: 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. Date:��� Date: Owner: Aikens & Allen L.P. L.L.P. 4"11 Print: " Si Date: a - Owner: City of Winchester Print: _A e, %e �e Sign: c Date: 2 v *Subject to Approval by City Council, February 9, 1999. Adjoining Property Owners 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 Pifer, Richard W_, et ux 31 S. Braddock Street Winchester, VA 22601 Property # 54G-((1))-13 Zone: RP Use: Residential Name Cookson, Thomas L., et ux 750 Basehoar School Road Littletown, PA 17340 Property # 54G -((1))-13A Zone: RP Use: Residential Name Cookson, Thomas P., et ux 750 Basehoar School Road Littletown, PA 17340 Property# 54G -((1))-B17 Zone: RP Use: Residential Name Lanzetta, Maria et al 201 Twin Hill Circle Winchester, VA 22602 Property# 177 -((2)) -Il Zone: B2 Use: Commercial Name Claytor, Robert W., et al 2150 S. Loudon Street Winchester, VA 22601 Property # 177-((2))-13 Zone: B2 Use: Commercial Name Butcher, James E., et ux 500 Pegasus Court Winchester, VA 22602 Property # 176-((3))-23 Zone: B2 Use: Commercial Name Berry, Desmond L. 1125 Conway Street Winchester, VA 22601 Property # 176-((3))-28A Zone: RP Use: Residential Name Pitcock, Vergie M. C. 627 Ross Street Winchester, VA 22601 Property # 176-((3))-28B Zone: RP Use: Residential Name Brubaker, John C_, Jr. 23 Jigsaw Place Winchester, VA 22601 Property # 176-((3))-28C Zone: RP Use: Residential Name and Property Identification Number Address Name Goodman, T. P. P.O. Box 1325 Winchester, VA 22604 Zone: RP Use: Residential Property # 176-((3))-28E Name Bayliss, Robert W., Jr. 1126 Conway Street Winchester, VA 22601 Zone: RP Use: Residential Property # 176-((3))-32 Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # Name Property # OG PLag4 ,TLa T[E[H[EMCT L UK1Em@ & LnILM , dopo9 [La.p 0 UM @OUU QF NVUHMMumn MOMMOM Lapp[LOQ%UO@H ommaluT 2@9 U )M, Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Greenway Engineering INTRODUCTION .Aikens Impact Statement The subject property is located on Ross Street, is 90' from the intersection with Berryville Pike (Route 7), and abuts the Route 7, I-81 interchange. This rezoning proposal is for one parcel and a portion of another: Total: 0.91 * Parcel A refers to the 0.52 acre portion to be rezoned. Said parcel represents all of the area of 177-((2))-29B that lies within Frederick County. The total area to be rezoned is 0.91 acres. The current zoning is "RP", and the proposed zoning is "B-2". Parcel B is currently used as a sanitary sewer pump station for the City of Winchester. It is expected that this property will continue to be used in this way after the rezoning. This report has been prepared for the purpose of assessing the impact on Frederick County by this rezoning. SITE SUITABILITY Flood Plains The subject site is located on FEMA NFIP MAP # 510063-0115--B. The site is located within a "ZONE C" area. As shown on said map, 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 property. Mature Woodlands There are no mature woodlands on the subject site. Soil Types Information for soil types on this site has been obtained from the Soil Survey of Frederick County, by the USDA Soil Conservation Service. Area to be Parcel Owner Tax mqp no Area (ac) Rezoned Parcel A Aikens & AlIen L.P., L.L.P. city no. 177-((2))-29B 2.06 0.72* & part of 54G -((1))-13B 0.20 0.20 Parcel B I City of Winchester I part of 54G -((I)) -13B 1 0.19 0.19 Total: 0.91 * Parcel A refers to the 0.52 acre portion to be rezoned. Said parcel represents all of the area of 177-((2))-29B that lies within Frederick County. The total area to be rezoned is 0.91 acres. The current zoning is "RP", and the proposed zoning is "B-2". Parcel B is currently used as a sanitary sewer pump station for the City of Winchester. It is expected that this property will continue to be used in this way after the rezoning. This report has been prepared for the purpose of assessing the impact on Frederick County by this rezoning. SITE SUITABILITY Flood Plains The subject site is located on FEMA NFIP MAP # 510063-0115--B. The site is located within a "ZONE C" area. As shown on said map, 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 property. Mature Woodlands There are no mature woodlands on the subject site. Soil Types Information for soil types on this site has been obtained from the Soil Survey of Frederick County, by the USDA Soil Conservation Service. Greenway Engineering Aens Impact Statement The subject site is located on map sheet no. 30, and contains two different soil types. Clearbrook Channery Silt Loam covers the southeastern half of the property, while Weikert-Berks Channery Silt Loam covers the northwestern portion. Prime Agricultural Soils The Clearbrook soil type is listed as "moderately well suited" to cultivated crops, hay and pasture. The Weikert-Berks soil is listed as "poorly suited" to cultivated crops, hay and pasture. Steep Slopes There are no steep slopes on the subject property. Construction Concerns Both the Clearbrook and Weikert-Berks soil types have a shallow depth to bedrock (less than 30"). In addition, the Clearbrook soil has a seasonal high water table, ranging from the surface to 6" below the surface through the winter months. SURROUNDING PROPERTIES Count City DISTANCES TO NEARBY STRUCTURES Property Identification No. Distance to Bldg from Distance to Bldg from Building Type Subject Property (ft) Parcel A (ft) 54G-((1))-13 501 501 House 54G -((1))-13A 131 20'1 House 54G -((1))-B 17 >1001 >100 2 Homes 177-((2))-11 65'1 290 Restaurant 177-((2))-13 881 265 Gas station 176-((3))-23 150 310 Restaurant 176-((3))-28A 65 140 House 176-((3))-28B 65 165 House 176-((3))-28C 65 190 House 176-((3))-28D 65 220 House 176-((3))-28E 65 255 House 176-((3))-32 651 130 House This table shows that there are two homes within 100' of Parcel A. Parcel 54G -1-13A is an adjoining lot. The house on said parcel is bounded on one side by that portion of the Aikens & Allen property which lies within the City of Winchester, is zoned B-2, and is currently being developed as a hotel. It is expected that this rezoning will create a negligible additional impact on said home due to noise, glare, or other nuisance factors. Greenway Engineering Aens Impact Statement Parcel A is intended to be developed as additional parking for the hotel. Hotels generate a low traffic count and are a fairly quiet operation. Therefore, the impact on other homes nearby should be minimal. BASIS FOR DETERMINING IMPACT All impacts for the proposed "B-2" zoning have been calculated using the maximum possible development density, which is 19,440 square feet of "retail space". WATER SUPPLY The subject property will have water service provided by the City of Winchester SEWAGE CONVEYANCE AND TREATMENT The subject property will have sanitary sewer service provided by the City of Winchester. DRAINAGE The runoff from the subject property drains to a 60" cmp culvert under the south bound exit ramp for I-81, thence to Abrams Creek. The following calculations estimate the current and proposed storm water runoff for a ten-year flow: Existing Proposed C=0.3 C=0.80 Iio = 6.8 in/hr Iio = 6.8 in/hr A = 0.91 acres A = 0.91 acres Q10=1.9cfs Qio=5.0cfs Development of the subject site at maximum buildout will therefore result in an increased runoff of 3.1 cfs. During the site plan process for the city portion of the Aikens & Allen property, Greenway Engineering prepared a Drainage and Outfall Study. Said report, included as an addendum to this impact statement, concluded that it was not advisable to provide stormwater management onsite. Also included as an addendum is a supplement to the original report which indicates that the development of Parcels A & B will not adversely impact the storm drainage outfall for the watershed and the conclusions drawn in the report remain valid. Greenway Engineering SOLID WASTE DISPOSAL _ _.kens Impact Statement Using Fairfax County design requirements, the following calculations were made to estimate the maximum impact of solid waste generated on the subject site. waste generation rate = 11,440 lbs 1000 sf/yr total solid waste = 19,440 sf x 11.440 lbs 1000 sf/yr = 222,4001bs/yr compaction = 400 lbs/cy total volume = 222,4001bs/yr 400 lbs/cy = 556 cylyr Therefore, the solid waste generated by the subject site will not exceed 556 cubic yards annually. HISTORIC SITES AND STRUCTURES There are no historicstructures on or near the subject property. The "3rd Battle of Winchester" area, which the subject property is within, is a potential historic district. COMMUNITY FACILITIES This site will be serviced by the City of Winchester, and will therefore create no impact on Frederick County facilities. OTHER IMPACTS No additional impacts are forseen by the development of the subject property. 4 HA' ES 1h e torn\BOO Lt: Re ational S t Lake- Pgr e H U C-3 b4 1E 4.6 f, STR 0 RD 'R C04"Pi, jg� srQ-PIF , Af cc:, �9 Winchester q ay Is P1.4 Mall [ley g n-" -,If f EF V1 4047 FRE I K , `'� V m, ::.<1 AVE j Exit. AVEFull Gospe 31S. ,j QR mbly f Go A A i - Q1 DO .11 659 vftat na "000ST CK Poo CL CL D anieel M rgan INS -c INILL' ILL CIR cc < ALE I -S .. r�vr�'s ',�, 1`©R �.'` MITA Ca 657 L f G IR 00 0 *�ENSEIN D LD e job HEIM VI-Sw Gre 0 RA reff ric LL H e ht ches"( zz CC Location Map bh P Cr C (11,� ler I R Y) *.�,, "o, Appendix I J J P. C c STq --4 Gr C-) 1 C K'� E EX DWELLIN65 TO BE DEMOLISHED P�PZ FORMER LOT 33� R055 ST. LINES HEREBY (50' ") VACATED -�—A p DB_ 41 PG. 519 (CITY) Imo°' N 19"59'54" E 500' INGRESS 24' i EA SIGN ESMT L13ai LHEREBY GRAD i SIGN �L10 \\\�SEMENT�� i -IT HEREBY RESERVED �� ��- S 19'59'54 W 95.07 a J =. U Q 1�LB�_ I N I I EX 10' UTILITY E51 PARCEL L EX 24' INGRESS- W- i ONE 0 w w m D EGRESS, ESI -IT CONSOLIDATED 9 m i D13.206 FG. 998 TAX PARCEL Q _FORMER LOTS DB. 261 F'G. 158 -------- HEREBY VACATED m N ¢ ROBERT UJ. CLAYTOR 4 PARCEL ONE 44., MARIA LANZETTA I L 08-1611 ACRES TAX PARCELD Z) m i m 1-1-1-((2)1-298 N = PARCEL SEVEN AIKENS 4 ALLEN LP, LLP. m s 2e^61a ACRES L n J! w I I CATARINA LANZETfA eI L_ J i DB_ 238 FG. 26 a' 26.51' D5.261 PCs. 158 i 1 PAR--ELTWO IRS N 19"59'54" E 180.-1i' l� I FORMER! LOT _ `o 29.14' ^ 1 N 19'59'54" E 100.64' �11 8 ----- t UNE HEREBY VACATED O ~ W INGRESS 24' i EA SIGN ESMT L13ai LHEREBY GRAD i SIGN �L10 \\\�SEMENT�� i Z HEREBY RESERVED �� ��- S 19'59'54 W 95.07 a J =. U Q 1�LB�_ I N DEDICATED PARCEL L EX 24' INGRESS- W- i ONE 0 w w m D EGRESS, ESI -IT CONSOLIDATED 9 m i D13.206 FG. 998 TAX PARCEL Q _FORMER LOTS U LINE HEREBY VACATED -------- HEREBY VACATED m N ¢ ROBERT UJ. CLAYTOR 4 PARCEL ONE 44., RCONSOLIDATEO EFT OR I O I L 08-1611 ACRES TAX PARCELD Z) m i m 1-1-1-((2)1-298 N = PARCEL SEVEN AIKENS 4 ALLEN LP, LLP. m s 2e^61a ACRES L6 If; IRS a a CK OF BACK URB 2.2' TO BACK OF CURB 10' SAN SEUER 0 -EASEMENT HEREBY O PARCEL ONE DEDICATED 0 FORMER LOT LINE -_----- -------- HEREBY VACATED PARCEL ONE 44., `�' I L RESIDUE OF 15' DRIVEWAY SHENANDOAH HILLS PARTNERSHIP SEE DEED DATED JUNE 29, 1998 NOT A MATTER OF RECORD. DB. 286 FG. 858 DB. 198 PCs. 54 SEE ALSO DB. 49 FIG. 160 NOTES I. IR>= _ %" IRON REBAR FOUND 2. IRS = t,2" IRON REBAR SET 3. NO TITLE REPORT FURNISHED 4. SEE SHEET 5 FOR LINE 1: CURVE DATA i.. — — —F--1 VD" MON FAD 20' EASEMENT CITY OF WINCHESTER DB. 100 FL -s. 511 MINOR SUBDIVISION PLAT of the land of AIKENS & ALLEN L.P. , L.L.P. AND ROBERT W. CLAYTOR & ROBERT H. CLAYTOR Stonewall District, Frederick County & City of Winchester, VA SCALE: I" = 50' DATE: 6/10/98 GRE AY EMINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Surveyors Telephone (540) 6624185 PAX: (540) 722-9528 ibrmdhd Ar 1971 E-mail: greenwayGMsualllnkcom s Boundary Survey Appendix 2 INTERSTATE BI (VARIABLE RAJ) Xi'�TH 0 �o U MARK D. SMITH 9 No.022837 '0 ti %S�'QXAL G SHEET 3 OF 5 O� ROSS ST. 24'`91 P(�" DB. 41 PCs. 519 (CITY) N 19'59'54" E 250100' IRS 20' ACGESS E5NT DB. 209 PCs- 400 D8. 289 PCs. 128 \ 54C -((1))-13A J I {EREESY VACATED\1 Ir /TPCMAS L COOK—"MA PARCEL tiaREE I I MARY I-. COOKSCNJ I ,� \tet DB. 869 ( PCs.) 18 f W (FRED. GOA J _I to _ FORMER__LOT__LINE__--_ I J la 1 3 J 1 m HEREBY VACATED i uJi\� r p I r I.4 wr I I r to i zrw t IIL -ra i w i m PARCEL FOUR I I W GONSOLIDATI=D� I Q I TAX PARCEL E�U-1z I I r �— AIKENS t ALLEN LP., UPa 2-0615 ACRES IRS L5 I IRS I to L15 I Ex 20' DRAINACsE PARCEL CNE / i U1 EASEMENT DB. 598 PCs. 875 1204 i �vy m\ 54Cs-(lU)-138 I OI I DB. 599 PCs. 361 BERRYVILLE AVE. / z i �w CITY CF WINCNESTER� 00 W DB.21ID F's 101 ¢ern m \----------� �/ -- �L o;= WLL � / r � r / r IL t / / /Q —"D 20' EASEMENT J I /14 Q CITY OF WINCHE5TER I DB. 100 Fa 511 y I U/ INTERSTATE 81 \ (VARIABLE RAW MINOR SUBDIVISION PIAT of the land of AIKENS & ALLEN L.P. , L.L.P. AND ROBERT W. CLAYTOR & ROBERT H. CLAYTOR Stonewall District, Frederick County & City of Winchester, VA SCALE: I" = 50' DATE: 6/10/98 Jbuade iln 1971 REENWAY ENGINEEFUNG 151 Windy Hill lane Engineers Winchester, Virginia 22602 Surveyors Telephone: (540) 6624185 PAX: (540) 722-9528 F,mall: greenway®visuaIllnk com Boundary Survey Ap2endix 2 TH OF �`' r �o U MARK D. SMITH No.022837 .O ti �SSICNAL �yCs SWEET 4 OF 5 I INF TABLE NUMBER DIRECTION D15TANGE LI N 36'44'52" W 31.91' L2 S 10'00'06" E 90.00' L3 N 19'59'54" E 99.06' L4 S 69'40'2-1" E 90x00' L5 S 19'59'54" W 98.55' L6 N 19'59'54" E 1.16' GURVE TABLE NUMBER I DELTA RADIUS JARG I TANCxENT GI-IORD GI 26'30'22" 504-00' 210.11' 15 22'23'5-1" W 261.11' 1 GREE5-ECsRESS EASEMENT I INF TART F NUMBER DIRECTICN DISTANCE Ll 5 06'08'09" E 4359' L8 5 19'59'54" W 41.00' 1-9 N 69'32'51" W 2420' Ll0 N 19'59'54" E 4124' LII N 06'08109" W 4359' SIGN EASEMENT LINE TABLE NUMBER DIRECTICN D15TANCE L12 5 65'21'38" E 3120' L13 S 24'3822" W 2430' ACCESS EASEMENT 1 INC TART C NUMBER DIRECTION D15T4NCE L14 5 10'00'06" E 214.16' 1-15 N 59'48'14" E 631' LI6 5 19'59'54" W 29zol LIl N 10'00'06" W 288.16' MINOR SUBDIVISION PLAT of the land of .DyTH OFyj AIKENS & ALLEN L. P., L.L.P. AND+' ROBERT W. CLAYTOR & ROBERT H. CLAYTOR°r Stonewall District, Frederick County & Citjj of Winchester, VA o MARK D. SMITH 9 SCALE: N/A DATE: 6/10/'98 -d No.022837 OREENWAY ENGINEERING �0 151 Windy Hill Lane ~ Bngineem Wwch ester, Virginia 22602 �`�IONAL yCs Surveylom Telephone (540) 6624185 PAX: (540) 722-9528 IixmdEd/n 1971 E-mail: greenwayevizaallink.com SUEET 5 OF 5 Boundary Survey Appendix 2 mepjper, o 191 X33100 T.M. 177-((2))-298 (CITY) AIKENS & ALLEN LP., LLP. DB 910 PG 941 IRF N 19'59 54"E IRF 98.55' 1 � O i I I AlG� I ;; o T.M. 54G-((1))-136 4i I �' 2 I Q O IO 0 l t 8,846 50. FT. 4 I m ' � I I N o m C,� `�' v I O o I � HEREBY LLP. rTO 0 w IRS mepjper, o 191 X33100 T.M. 177-((2))-298 (CITY) AIKENS & ALLEN LP., LLP. DB 910 PG 941 IRF N 19'59 54"E IRF 98.55' 1 � LOT 44 PORTION OF I ;; o T.M. 54G-((1))-136 4i I �' CITY OF WINCHESTER DB 210 PG 101 I l t 8,846 50. FT. 4 I m ' OR 0.2031 ACRE b oLQ �+ N DOT -SHADED AREA DENOTES l O 24' DRAINAGE AND ACCESSE4SEM HEREBY LLP. rTO AIKENS & ALLEN L 1959'54"-W - 98.03' 1 / _ .....................I l _ o RESIDUE OF LOT 45 K'I NCHEST C/ T Y OF b Q,PEX. PORTION OF T.M. 54G -((1))-13B 08 10 CR Eq ^ O CITY OF WINCHESTER O PG SIT �C�Ty� `nQi 210 PG/ 101 WER PUMP STATION l l IRS I O o N•��N 3a NO IRF _ INTI' O gCCESS IRS = 1%FOUND �f�?� 2 IRON RE34R S£T. Sf` pBRi'' NO T17LE REPORT FURNISHED. 60 BOG 8� BOUNDARY INFORUATION SHOWN HEREON IS BASED ?S6 ON A CURRENT FIELD SURVEY BY THIS FIRU. DEED BOOK AND PAGE REFERENCES REFER TO DOCUMENTS OF RECORD AMONG THE LAND RECORDS OF FREDERICK COUNTY, UNLESS OTHERWISE NOTED. DEED OF DEDICATION FOR SHANNON HILL ADDMON AND SUBDIVISION 30 0 3O', PLAT OF RECORD IN DEED BOOK 41, PAGE 519 (CITY). SEE ALSO �9 PLAT AND DEDICATION OF SHANNON HILL OF RECORD IN DEED BOOK GRAPHIC SCALE (IN FEET) 153. PAGE 540. BOUNDARY SURVEY LOT 44 - SHANNON HILL ADDITION THOF�j AND EASEMENT PLAT o 'fir SHOWING EASEMENT TO BE GRANTED OVER LOT 45 STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA MARK D. SMITH SCALE: 1" = 30' DATE: JANUARY 8, 1999 No.002009 GREENWA`f ENGINEERING 151 Windy Hill Lane lq (p4 Hnginem Winchester, Vhglnla 22602 SjjjZV S�'e9'�� Telephone: (540) 6624185 n •,• -kd Ia 1971 FAX (540) 722-9528 SHEET 1 OF 1 E -mall: azeenway®viniallinlLcam Boundary Survey Appendix 2 ROSS ST. (50' RililJ �E¢ \c�1 PG' \D DB. 41 PG- 519 (CITY) per' N 19'59'54" E 250.00' IRS �I 54C-4(110-13Ao TNOMAS L CO 0 MARY P. COOKSON `t I s DB. 869 PG. 118 (FRED. GOA mlIRS �' IRS m 111-!(2))7298 ,n PORTION OF AIKENSL T*-'.' , 052 ACRES.'. ' w CONSOLIDATED Q TAX PARCEL Ill -C(2))-298 AIKENS t ALLEN LP., LLP. _ -0 % 2618 ACRES ° ~ . -'- IRS IRS W (D CV - . I EX 20' DRAINAGE EASEMENT 598 PG. 825 �AIKENS t ALLEN, LP LLP D5.599 FG. 361 dl 02m ACRES -. B SdCs-(fllJ-13 CITY OF WMGN STER 0.19 AG S lrti IRS 3U,��4 TOTAL AREA 3 TO BE REZONED: v Aze 0.91 AGRES PROPOSED ZONE BOUNDARIES PROPERTIES OWNED BY AIKENS & ALLEN, L.P. , L.L.P. & THE CITY OF WINCHESTER Frederick County, VA SCALE. 1"=50' 1 DATE: 1/29/99 1 151 WINDY HILL LANE Engineers WINCHESTER, VA. 22602 Surveyors TELEPHONE: (540) 662-4185 Founded in 1971 FAX: (540) 722-9528 Proposed Zone Boundaries Appendix 3 MARK 0. SMITH 9 No.022837 Ov %'NIVAL ��~ a I9' PWCtIVE &FF'ER pp df 111E r 19`3 Sd• U�5 zWz R Q J f C % 48 LOAD W 6PAGE / aPp PROPOSED LAYOUT PORTION OF PROPERTY OWNED BY �TH OFvt AIKENS & ALLEN L.P., L.L.P. 'rte Frederick County, VA SCALE: 1"=30' DATE: February, 1999 MARK D. SMITH 9 GREENWAY ENGINEERINGNo.022e37 151 WINDY HILL LANE Engineers WINCHESTER, VA, 22602 `s10NAL Surveyors TELEPHONE! (540) 662-4185 Founded in 1971 FAX: (540) 722-9528 Proposed Layout Appendix 4 I GREENWAY Ehd]HEEHING 151 Windv Hill Lane Winchester, Virginia 22602 I Founded in 1971 Aikens Group Hotel Site Drainage and Outfall Study March 3, 1998 Greenway Engineering has performed an analysis of the watershed draining through their site located in the northwest quadrant of the intersection of Route 7 and the south bound exit ramp of Interstate 81. The Rational Method was used to compute the pre and post development runoff from the site and the overall watershed. The findings of our investigation are presented herein. Existing Conditions: The Aikens Group site consists of 2.9 acres in the northwest quadrant of the Route 7/Route 81 intersection and is presently improved with a Texaco Station and two(2) single family dwellings. The remainder of the site is covered with young trees and undergrowth and slopes to the northeast- The Texaco building and the houses are to be demolished as a part of the proposed work on the site. The canopy and has pumps at the Texaco Station are to remain undisturbed during construction. The watershed draining through the subject site is approximately 66 acres. The ground cover within the shed varies from undeveloped to a shopping center. The upper third of the shed drains into two (2) stormwater management ponds behind the Food Lion. The runoff exiting these ponds is assumed to be equal to the pre development runoff rate for the contributing area draining to the ponds. Based on our review of the available information, and taking into account the stormwater management ponds, we have computed a pre development `C' factor for the watershed of 0.40. The entire watershed is drained through an existing 60 inch cmp culvert under the south bound exit ramp for Interstate 81. This culvert has a capacity of 127.8 cfs. The time of concentration (t�)for the watershed was derived utilizing the methods set forth in Technical Release 55 (TR -55). The t, path is about 2,660 feet long. The resulting tc for the watershed, ignoring the delay in the time for peak runoff due to the stormwater management ponds, is 20 minutes. Ignoring the effects of the stormwater management ponds on the t, makes our study more conservative does not affect the outcome of the study. See the attached t� worksheet and the drainage area map. The t,- for the subject site is 5 minutes due to the small size and proximity to the watershed outfall. The rainfall intensity for the ten year storm (I1o) with a 20 minute t� is 3.92 inches/hour and the two year storm intensity (I2) is 2.80 inches/hour. The pre development runoff generated by the watershed for the ten year storm (Qlo) is 103.5 cubic feet per second (cfs) and the two year runoff (Q2) is 73.9 cfs. Engineers Survwpors -telephone 5.10-662-1135 EAX 5.10-722-9523 Proposed Conditions: The development of the 2.9 acre Aiken Group site will result in additional runoff within the watershed. The post development `C' factor for the subject site is about 0.80. This results in an increase in the overall watershed `C' factor to 0.42. The development of the site does not impact the 20 minute tc for the watershed due to the location of the site within the watershed, i.e., the bottom of the shed. Therefore, the post development runoff generated by the watershed for the ten year storm Q10 is 108.7 cfs and the two year storm Q2 is 77.6 cfs. Thus the development of the site results in an increase in runoff of 5.02% for the ten year storm and 5.01% for the two year storm. The t, for the developed site is 5 minutes and tl:e t� for the overall watershed is 20 minutes. This difference in the tic's between the site and the watershed means that the peak runoff generated by the site is passed through the 60 inch culvert that drains the watershed 15 minutes before the peak runoff from the watershed reaches the culvert. Pre and post development culvert computations are included which show that the culvert has the capacity to pass the runoff generated by the site and the watershed. Conclusions: Our review of the 66 acre watershed draining to the existing 60 inch cmp culvert under the south bound exit ramp from Interstate 81 at the Route 7 interchange indicates that the outfall is adequate. The development of the 2.9 acre Aiken Group site will not adversely impact this outfall: The minor increase in runoff for the watershed, 3.7 cfs for the 2 year and 5.20 cfs for the ten year storm represent only a 5 % increase in runoff in the shed, and this minor increase can easily be conveyed through the outfall. In addition, the peak runoff from the site will pass through the culvert 15 minutes before the peak runoff from the watershed reaches the culvert. Furthermore, installing a stormwater management facility on site will only increase the t, which will move the peak t� for the site closer to the peak t� of the watershed which will place an unnecessary burden on the outfall culvert, thus providing stormwater management on this site is not advisable. Therefore based on the results contained herein, the outfall of the watershed is adequate and no adverse impact to the down stream channel or structures is anticipated to result from the development of the Aikens Group Site. f•1GTE'- TI-fl� TG (GN�f S I H EFFEe 9F THE 5vvm P Ni p Worksheet 3: Time of concentration (Tc) or travel time (Tt) project AIKr--NS H6reL-lr-AtNAGCSHEDsy GB Date 3-0-Di3 Location W[tACHCSTEFZ Checked Date Circle one: esenc Developed Circle one: Oc Tc through subarea NOTES: Space for as many as two segments per flow type can be used for each worksheet. Include a nap, schematic, or description of flow segments. Sheet flow (Applicable to Tc only) Segment ID L. Surface description (cable 3-1) ............ 2. :4annirg's roughness coeff., a (cable 3-1) .. 3. Flow length, L (total L C 300 fz) .......... Ec 4. Two -yr Z4 -hr rainfall, ?2 .................. in 5. Land slope, s .............................. f.i_'c 6. T 0.007 (n:)0'3 Car?uce T ...... c ,1 s 0.3 0.4 c Sha'_low ccncencraced "lov Segment M 7. Surface description (paved or unpaved) ..... 8. 'low length, L ............................. ._ 9. '.iatarcourse mope, s ....................... 10. Average velocity, V (Eigure 3-1) ........... fc/s 11. T . L Cor_^uce ...... hr c 36u0 V Channel flow Seamenc :0 12. Cross sectional flow area, a ............... ft' 13. Wetted perimeter, pv ....................... fc 14. Hydraulic radius, r - a Compute r ....... ft PW Ii. Channel slope, s ........................... fc/fc 16. %anniag's roughness coeff., n .............. 1.49 r2/3 s1/2 17. v - Compute V ....... Ft/s n 18. Flow length, L ............................. ft 19. T- L Compuce Tc ...... hr c 3600 V 20. Watershed or subarea Tc or Tc (add Tc in steps 6, 1 0G 1 GD '}Fovea( L!n Ccved -7 17f � 01,�P5 C?. D l �—,z Z.e.1 1 2.1 o.07�-J+�o.Z37 +L and 19) ....... hr 3 3 D (210-VI•TR•33, Second Ed— June 1986) N A O PROJECT: AIKEHS HoTcL STATION CULVERT DESIGN FORM DE3I6NER/DATE: 1 REVIEWER/ DATE : d POSTAEvE(-OPmF—HT SHEET OF . HYDROLOGICAL DATA ROADWAY ELEVATION :1111 ❑ METHOD: --P-A-01&E A. — j ❑ DRAINAGE AREA: ❑ STREAM SLOPE: EL Ad' 1111 f ----------- CHANNEL SHAPE: HWaIaROUTING: ❑ OTHER. JH —-'-'���G� aTA�iyw A€$I4N ElO1��iuAI)=11LIF� ELt iG7.Qi� (ill TALL R.I. IYEARSI FLOWIdgi TW 111) Sa•Sd- FALL/L Ela' -774, 111 S u I o 1Ui.7 o. _ La•- - CULVERT DESCRIPTION: TOTALfLow II£ADWATFR CALCULATI(k1S : E MATERIAL- SHAPE-SIZ-ENTRANCE now FAIL��- INLET CONIflOL OUTLET CONTROL a � u COMMENTS 11W/0 HWI FALL ELnI TW dT Ao Ea N ELAo G (T1i1H GIN Zlua 11 141] a UYW D> "SMP W1 77,c,. •77, 0.7 3J5 O 1.S6 2.S 3.715 4w 0.5 0.05- 7j.zs 71 S• 1x?" e -MP w1 WEADWAL. t toeI7 p,Vl `.SS O 723t- 0.5 . 8 z LE TECHNICAL FOOTNOTES: (41 ELk- HWIs ELIIINVERT OF (6) hs- TW a IdcoO/211 WHICHEVER M GREATER) 111 USE 0/NEI FOR BOX CULVERTS INLET CONTROL SECTION) Iii H - C- ►aa 124.2 L) /RISS VE/2a 121 HWI /0- HW /D OR HWI/O FROM DESIGN CHARTS ESI TW BASED 0" DOWN STREAM Tel ELI,.- EL, t Ha Ao CONI ROLON FLOW DEPTH IN 131 FALL- HWI-tELbd- ELaI) I FALL IS ZERO CHANNEL. FOR CULVERTS Ot OADE SUBSCRIPT DEFINITIONS : APPROXIMATE COMMENTS /DISCUSSION : CULYERT BARREL SELECTED, a. 1 CULVERT FACE S I Z E "' DISION HEADWATER Al. HEADWATER IN INLET CONTROL Is NEAGWATER IN OUTLET CONTROL SHAPE: I. WLEI CCHTROL SECTION a. OUTLET $I STAEAMHED AT CULVERT FACE MATERIAL: R a A ENTRANCE: PROJECT: AiKENS HoTeL- STATION : CULVERT DESIGN FORM rp-e-Pe-ye�vPly emTSHEET OF DESIGNER /DATE: REVIEWER / DATE HYDROLOGICAL DATA EL hd (III ROADWAY ELEVATION _ (III ❑ METHOD:__r�`IIOPIft(� ❑ DRAINAGE AREA: �G❑ STREAM SIDPE: j ----------- — — i❑ CHANNEL SHAPE: NWi ELLI: - 1111 5°: 11 w ❑ ROUTINO: ❑ OTNER._ (AM 6€0 TW IG L`'��� FALL --='�- -QW4i{.._F.LOWILTAI WAT9i�... ELI 1111 R.I. (YEARSI FLOW(CIII TwHII 5..5°- FALL/L° Z- 73.E ¢' o -SD) io CULVERT DESCjNP-n0jL. `OTA 'LOW HEADWATER CALCULAflUiS s r INLET CONTROL OUTLET CONTROL MATERIAL - SHAPE -SIZE -ENTRANCE OW ER J u COMMENTS ow /0 Ilw I FALL EL ht T w a s d D i — h o IA H EL ha A IsI$l Q/N Y W oU=W J 7 5 f p ° Oi w k c -A w W- -) Q.77 3.lio o Z-+ 3. +..o 0.5 b. e 7, 7 1. w NEADvv W- 0.5 35 G 72 --lb j-, 1-7 3,Z- o.S L+5 ,I TECHNICAL FOOTNOTm 141 ELM• NWi1 ELIONVERT OF Nil he -- TW a ia,60/211 WIHCHEVER IS OREATFA) (11 USE WHO FOR Box CULVERTS INLET CONTROL SECTION) ITS Il•�L LA1 1290 Ll /1151 IV=/20 (2) HWI /D- Hw /D OR IIWI/O FROM 0E5ION CHARTS 151 TW BASED ON DOWN STREAM IBI ELI,- EL° 1 Nh° CONTHOLOR FLOW DEPININ 151 FALL- HWI-IELha- ELL111 FALL 15 ZERO CHANNEL. FOR CULYffITS Off 0AOf SUBSCRIPT DEFINITIONS : GOMMER / DISCUS 12HI: CULVEfl_T BARREL SELECTED : APPROXIMATE i CULVERT FAC[ 51 Z E ' Ra. D[[ION N[ADWAT[R ►1. HEADWAUR IN INLET CONTROL. L• HIAOWAfER W OUTLET CONTROL SFIAPE: I. INLET CONTROL SECTION •. OUTL[I LI STRf AM[fo AT CULVERT FAC[ MATERIAL: R ' A ENTRANCE: r/. �., / . / / + 700 / x702 700 T� JJ Ctrl J f /I. rt r •- b,st.,bed 'y 7C4x / / Area o + r4. FS 1 \ /�JJA�Ir 17 eSr �24cxo j� Q o FOA Fo IZ f� ti A It Jr wade 5He O Q Area _ t ea • x 7 Q ti �a,' _• T- - •. _} �=: _ x � \ -� as N `7 cl O X7t79= x7029 _ C3 GET� v r 1-I RRYVlLLE z� �—y �x 9 Q Q� r4 L•t' i} � 'F y :.4 rte- . h `� -— /r I+ z co �� November 24, 1998 Supplement to the Aikens Group Hotel Site Drainage and Outfall Sbidy Dated March 3, 1998 The rezoning and development of the areas identified as Parcels A & B in the Aikens Rezoning Impact Statement will generate an increase in runoff of about 3.1 cfs in a ten year storm event. The time of concentration for this 0.91 acre area is five (5) minutes in the pre and post -developed condition. The time of concentration for the entire watershed remains at 20 minutes. Therefore, the minor increase in runoff generated by the development will have passed through the 60 inch culvert under Interstate 81 fifteen (15) minutes before the peak runoff from the watershed arrives. Based on the minor increase in runoff (3.1 cfs), the 15 minute difference in time to peak flow and the capacity of the 60 inch culvert (108 plus cfs), the outfall is adequate and no adverse impact to the downstream channel or structures will result due to the increase in runoff generated by the develpment of Parcels A and B. PC REVIEW DATE: 03/03/99 BOS REVIEW DATE: 04/14/99 REZONING APPLICATION #04-99 AMK PRODUCTS, INC. To rezone 7.354 acres from RA (Rural Areas) to Ml (Light Industrial) LOCATION: This property is located on the south side of Airport Road (Route 645), approximately 300 feet west of the intersection with Victory Lane (Route 728). MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-5-4 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District Land Use: Residential 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: Winchester Regional Airport Use: Residential Use: Residential Use: Residential PROPOSED USE: Light Industrial, Warehouse, or Distribution REVIEW EVALUATIONS: Virginia Dept. of Transportation: See e-mail transmission from Barry Sweitzer, Transportation Roadway Engineer, dated 1/6/99. Fire Marshal: Recommend plan approval; emergency access must be maintained. AMK Products, Inc.; REZ #04-99 Page 2 February 22, 1999 County Engineer: The proposed rezoning request appears to be acceptable except for a few minor clarifications and modification to the impact statement. The descriptions of the property location and traffic should be amended to reflect the existing conditions with an appropriate reference to future proposed road relocations. Specifically, the property does not currently border or have 450 feet of road frontage on Route 645. This condition may be realized in the future when Route 645 is relocated. Under drainage, the text should be amended to include on-site stormwater management. Please provide us with an amended copy of the impact analysis for our review prior to granting final approval. Sanitation Authority: No comment. Winchester Regional Airport: No objections to this rezoning; however, we request that all development plans be sent to our office for review to ensure that the development is compatible with the Airport. County Attorney: Proffer appears to be in appropriate form. Planning & Zoning: 1) Site History The original Zoning Map for this area (U.S.G.S. Winchester Quadrangle) indicates that parcel 64-5-4 was zoned R1 (Residential Limited) District. The Board of Supervisors rezoned this parcel to A2 (Agricultural General) District on October 8, 1980 during the comprehensive down -zoning of the county. This parcel was reclassified as RA (Rural Areas) District on February 14, 1990 as a component of the comprehensive amendment to the Zoning Ordinance. 2) Location The property is located in the County's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). This property is identified in the Comprehensive Policy Plan as a component of the Route 50 East Corridor Land Use Study. This plan calls for properties within this general area to be developed for future office and industrial use. The property is also identified in the Comprehensive Policy Plan as a component of the Airport Support Area (ASA) The ASA was established to limit residential development in order to protect fly -over and noise sensitive areas. The Comprehensive Policy Plan states that the primary land use within the ASA should be business and industrial development. 3) Site Suitability The 7.354 -acre site does not contain areas of steep slope, floodplain, wetlands, or prime agricultural soils. There are identified areas of mature woodland along the southwestern portion of the property AMK Products, Inc.; REZ #04-99 Page 3 February 22, 1999 in whirh limited di.ctiirhanrP is nPrmitterl h-,, nrdiZnnnr-p The Fre.ierirL (---f— l r —A-1– r.. t---------- -� �-��• vvuuy i�ua ui i.aiiu1110.111J JUl VGy does not identify potentially significant historic structures on or within the proximity of this property, nor does it identify this property as being part of a potential historic district. 1) Potential Impacts and Issues a) Transportation The applicant's Impact Analysis Statement provides average daily traffic count (ADT) information for the development of 15,000 square feet of warehouse space. However, this use and total footage are not a proffered condition; therefore, staff has assumed a worst case development scenario for this site at 182,011 square feet of office space. The ITE Trip Generation Manual, 5' Edition, states that 2,553 ADT would be expected if the site was developed at this square footage. The most recent VDOT traffic data identifies 1,494 ADT between Front Royal Pike (Route 522) and Victory Road (Route 728); therefore, the development of 182,011 square feet of office would increase the ADT on Airport Road to 4,047 trips (or 171%). b) Community Facilities and Services: The Capital Facilities Impact Model was applied to this application assuming a worst case development scenario of 182,011 square feet of office space. The results of this model run demonstrate a negative fiscal impact to Fire and Rescue services for capital costs. 5) Proffer Statement The applicant has submitted a proffer statement which has been signed, notarized and reviewed by the County Attorney. The applicant has proffered a monetary contribution of $0.05 per square foot of building area to mitigate the impacts to Fire and Rescue services. This proffered monetary amount slightly exceeds the impact demonstrated by the results of the Capital Facilities Impact Model. STAFF CONCLUSIONS FOR 03/03/99 PLANNING COMMISSION MEETING: The request to rezone the 7.354 -acre site from RA (Rural Areas) District to M1 (Light Industrial) District is consistent with the policies established in the Comprehensive Policy Plan and is in conformance with the development patterns depicted in the Route 50 East Corridor Land Use Plan and the Airport Support Area. The language within the proffer statement mitigates the impacts that would be realized by the Fire and Rescue services should a change in zoning occur. The impact of additional vehicle trips from this site will not be fully understood until a development application is filed. The application should be prepared to address how they plan to participate in modifications to Airport Road (Route 645) should the impact from their development warrant turn lanes, road widening, signalization or other improvements. Rezoning #004-99 PIN: 64-5-4 AMK Products, Inc., Randolph Rodgers, Jr. property Produced by Frederick County Planning and Development, 02-09-99 46 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: Gilbert W. Clifford & Associates, Inc. Telephone: 667-2139 Address: c/o Stephen M. Gyurisin 200 N. Cameron St., Winchester VA 22601 2. Property Owner (if different than above) Name: Randolph E. Rodgers, Jr_ Telephone: 662-7660 Address: 784 Airport Road Winchester, VA 22601 3. Contact person if other than above Name: Stephen M. Gyurisin Telephone: 667-2139 4. Checklist: Check the following items that have been included with this application. Location map X Plat X Deed to property X Verification of taxes paid X Agency Comments X Pees _X Impact Analysis Statement X Proffer Statement X I 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: Randolph E. Rodgers, Jr. 6. A) Current Use of the Property: Residential B) Proposed Use of the Property: Industrial/Warehouse 7. Adjoining Property: PARCEL ID NUMBER USE ZONING 64-A-78 Airport RA 64-54A Airport RA 64-5-D, D1, D2, D3 Residential RA 64-5-3 Residential RA 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). South side of VA Sec. Route 645, Airport Road, auyroximately 300+/- feet west of the intersection of VA. Sec. Route 728 Victory Lane 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 of intensity scenario for the proposed Zoning District as described on page 9 of the application package. 9. Parcel Identifcatio"ocation: Parcel Identification Number 64-5-4 Districts Magisterial: Shawnee High School: Sherando Fire Service: Greenwood Middle School: James Wood Rescue Service: Greenwood Elementary School: Armel 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 7.354 RA M-1 7.354 Total acreage to be rezoned Ll 11. The following information should be provided according to the type of rezoning proposed: Square Footage of Proposed Uses Office Service Station Retail Manufacturing Restaurant Warehouse Other 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(s): Date: Date: Owner(s): Date: ;2-- 9 AA -t q-91 Date: 14 Adioining Property Owners Tax Map # Name Address 64-(5)-4A Winchester Regional Airport Auth. 491 Airport Rd. Winchester, VA 22602 64-(5)-D Andrew W. & Mable E. Anderson 846 Airport Rd. Winchester, VA 22602 64-(5)-D1 Andrew W., Jr. & Sheila T. Anderson 816 Airport Road Winchester, VA 22602 64-(5)-D2 Carroll Lee & Charlene Anderson 820 Airport Road Winchester, VA 22602 64-(5)-D3 Deborah C. Anderson 818 Airport Road Winchester, VA 22502 64-(5)-3 Keith D. & Robin G. Rodgers 780 Airport Road Winchester, VA 22602 64-(5)-4 Randolph E. Rodgers, Jr. 784 Airport Road Winchester, VA 22602 A PROPOSED REZONING for PARCEL ID — 64-((5))-4 Shawnee District Frederick County, Virginia December 1998 Prepared for: Mr. Randolph E. Rodgers Jr. — Property Owner Mr. Max Kotlowski — AMK Products, Inc. Prepared by: Gilbert W_ Clifford & Associates, Inc. 200 N. Cameron St. Winchester, VA 22601 (540) 667-2139 Impact Analysis Statement Parcel ID_ 64-((5))-4 Fable of Contents Section Application Adjoining Property Owners Location Map Survey Deed Taxes Paid Receipt Comment Sheets Frederick County Attorney Winchester Regional Airport VDOT FCSA Frederick Co. Public Works Frederick Co. Fire Marshal Application Fee Impact Analysis Statement Introduction Site Suitability Surrounding Properties Traffic Sewage Conveyance and Treatment Water Supply Drainage Solid Waste Disposal Facilities Historic Sites and Structures Community Facilities Other Impacts Proffer 2 RC EA/�® FEB 0 8 1999 Impact Analysis Statement Parcel ID: 64-((5))-4 Introduction The subject parcel contains a total of 7.354 acres. The property is located on Route 645, Airport Road near the Winchester Regional Airport in Frederick County, Virginia. The property is currently zoned RA and it is used for residential purposes. The owner desires to rezone the entire 7.354 acre parcel to M-1, Light Industrial District. The intended purpose for the rezoning of the subject parcel is wholesale distributor and offices. The proximity of the parcel to roads, utilities and commercial development creates circumstances favorable for development as allowed under the M-1 zoning category. Site Suitability The site is well suited for development. According to the 1998 Frederick County Comprehensive Policy Plan, the property is within the Urban Development Area. The property is included within the "Airport Support Area". The property is located beside the Winchester Regional Airport. The proximity of the property to Route 522, Route 50/17, Interstate Route 81 and the airport makes it a highly desirable site for AMID Products, Inc. The site is identified for "office/industrial' development in the "Route 50 East Corridor" land use exhibit contained in the Comprehensive Plan. 100 Year Flood Plain Panel Number 510063 01158 shows the parcel is not within designated areas of the 100 year flood. Wetlands No wetlands have been identified on the site_ There is no evidence of hydric soils or plants in significant quantity to warrant delineation of wetlands. Steep Slopes The property generally slopes to the south. The land is situated near the top of a ridge and is gently sloping toward Buffalo Lick Run. Slopes are less than 15.0%. Mature Woodlands The site contains no mature woodlands. Soils According to the Soil Survey of Frederick County, the site contains the following soil types: Wikert-Berks channery silt loam, 2-7%, (41B) and Clearbrook Channery silt loam, (9C). There are no critical soil areas on the site. Impact Analysis Statement Parcel ID: 64-((5))4 Airport District The subject property is within the Airport District — API as defined by the Frederick County Zoning Ordinance. The purpose of this district is to prevent the encroachment of airport hazards. The property is within the "Transitional Zone" which fans perpendicularly from the runway center line and approach surfaces. Height limitations will be applied to structures proposed for this property. A portion of this property has been acquired by the Airport Authority for potential for the relocation of Route 645. 3.274 acres of the original parcel has acquired. Surrounding Properties The site to be rezoned is bordered on the north by the VA Sec. Route 645, Airport Road, right-of-way. Across the right-of-way is land zoned MI which is being used for the operations of the Winchester Regional Airport. The land to the west, east, and south of the property is zoned RA and is used for residential purposes. Traffic The property will have over +/- 450 feet of frontage on Route 645 for access. A 60 foot ingreWegress easement now serves the property. Route 645 serves as a connector between Route 522 and Victory Road. Victory Road runs between Route 645 and Route 50. Route 645 at the site is a two lane road. Traffic data from the Virginia Department of Transportation for a 1993 count records 1,494 trips per day on Route 645 between Route 522 and Route 728, Victory Lane. Sewage Conveyance and Treatment The current residence on the property is served by a public sewer system. Additional sewage facilities may be required in order to accommodate development on this property. The Frederick County Sanitation Authority has a 6" diameter force main in the Route 645 right-of-way of Route 645 adjacent to the property frontage. Water Supply There are currently public water facilities available to serve the site. The Frederick County Sanitation Authority has a 12" diameter water main running parallel with the northern right-of-way of Route 645 adjacent to the property frontage. 4 a) tu OVALS 1` TO BE RELOCATED Tp RWY 3 ■ PAPI RUNWAY SAFETY AREA [� C� R8 ' •`''� '� • �•_ - ,' APRON EXPANSION ROFA % - r • TTTTTTTTTTT1.�- �O1 BE REMOVED -------------- ' . AUTO PAR1Cl�10 - ROAD .......... FIRM ING—AREA ARKM —DET'Ll14rhi t"-' -BASIN ,' COFfpORM ESS'RO/1 RE STATION TE OAD (SA r -•.. Fti ' ► � '' -:' •�• � •! ', ' �• LAND AccursmoR- FEE SIMPLE 1 Q `• . f+a PHASE i 327& ACRES i` _ E AIRPORT-NEr1f �.. e ��; = ='.,'' :;, _ ` �` �• ` '-- FANS APPROVAL t ;'•, � � r � � ;; ,� ACCEPTANCE OF TH �:`\►.��'•\` = ' DURING THE PREL REOUIRED TO RESU AND EXTERIOR Fl OBSTRUCTIONS. 1Mi CONTROLLER VIEW ' WHICH COULD ADVI THE AIRPORT. AMK PRODUCTS Summary of Average Vehicle Trip Generation For 15 Th.Gr.Sq.Ft. of Warehousing February 04, 1999 24 Hour 7-9 AM Pk Hour 4-6 PM Pk Hour Two -Way Volume Enter Exit Enter Exit Average Weekday 405 18 4 4 13 24 hour Peak Hour Two -Way Volume Enter Exit Saturday Sunday 0 0 0 0 0 0 Note: A zero indicates no data available. The above rates were calculated from these equations: 24 -Hr. 2 -Way Volume: T = 3.676(X) + 350.266, R^2 = 0.82 7-9 AM Peak Hr. Total: LN(T) _ .707LN(X) + 1.148 R^2 = 0.79 , 0.82 Enter, 0.18 Exit 4-6 PM Peak Hr. Total: LN(T) _ .754LN(X) + .826 R^2 = 0.69 , 0.24 Enter, 0.76 Exit AM Gen Pk Hr. Total: T = .388(X) + 63.121 R^2 = 0.86 , 0.59 Enter, 0.41 Exit PM Gen Pk Hr. Total: T = .455(X) + 53.116 R^2 = 0.88 , 0.08 Enter, 0.92 Exit Sat. 2 -Way Volume: 0, R^2 = 0 Sat. Pk Hr. Total: 0 Sun. 2 -Way Volume: 0, R^2 = 0 Sun. Pk Hr. Total: 0 R^2 = 0 0 Enter, 0 Exit Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS AMK PRODUCTS Summary of Trip Generation Calculation For 15 Th.Gr.Sq.Ft. of Warehousing February 04, 1999 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2 -Way Volume 4.96 4.05 1.00 74 7-9 AM Peak Hour Enter 0.37 0.00 1.00 6 7-9 AM Peak Hour Exit 0.08 0.00 1.00 1 7-9 AM Peak Hour Total 0.45 0.74 1.00 7 4-6 PM Peak Hour Enter 0.12 0.00 1.00 2 4-6 PM Peak Hour Exit 0.39 0.00 1.00 6 4-6 PM Peak Hour Total 0.51 0.83 1.00 8 AM Pk Hr, Generator, Enter 0.34 0.00 1.00 5 AM Pk Hr, Generator, Exit 0.23 0.00 1.00 3 AM Pk Hr, Generator, Total 0.57 0.84 1.00 9 PM Pk Hr, Generator, Enter 0.05 0.00 1.00 1 PM Pk Hr, Generator, Exit 0.56 0.00 1.00 8 PM Pk Hr, Generator, Total 0.61 0.85 1.00 9 Saturday 2 -Way Volume 1.22 0.00 1.00 18 Saturday Peak Hour Enter 0.08 0.00 1.00 1 Saturday Peak Hour Exit 0.04 0.00 1.00 1 Saturday Peak Hour Total 0.12 0.00 1.00 2 Sunday 2 -Way Volume 0.79 0.00 1.00 12 Sunday Peak Hour Enter 0.04 0.00 1.00 1 Sunday Peak Hour Exit 0.03 0.00 1.00 0 Sunday Peak Hour Total 0.07 0.00 1.00 1 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS AMK PRODUCTS Summary of Trip Generation Calculation For 15 Th.Gr.Sq.Ft. of Warehousing February 04, 1999 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2 -Way Volume 4.96 4.05 1.00 74 7-9 AM Peak Hour Enter 0.37 0.00 1.00 6 7-9 AM Peak Hour Exit 0.08 0.00 1.00 1 7-9 AM Peak Hour Total 0.45 0.74 1.00 7 4-6 PM Peak Hour Enter 0.12 0.00 1.00 2 4-6 PM Peak Hour Exit 0.39 0.00 1.00 6 4-6 PM Peak Hour Total 0.51 0.83 1.00 8 Saturday 2 -Way Volume 1.22 0.00 1.00 18 Saturday Peak Hour Enter 0.08 0.00 1.00 1 Saturday Peak Hour Exit 0.04 0.00 1.00 1 Saturday Peak Hour Total 0.12 0.00 1.00 2 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS AMK PRODUCTS Summary of Trip Generation Rates For 15 Th.Gr.Sq.Ft. of Warehousing February 04, 1999 Note: A zero indicates no data available. The above rates were calculated from these equations: 24 -Hr. 2 -Way Volume: T = 3.676(X) + 350.266, R^2 = 0.82 7-9 AM Peak Hr. Total: LN(T) = .707LN(X) + 1.148 R^2 = 0.79 , 0.82 Enter, 0.18 Exit 4-6 PM Peak Hr. Total: LN(T) = .754LN(X) + .826 R^2 = 0.69 , 0.24 Enter, 0.76 Exit AM Gen Pk Hr. Total: T = .388(X) + 63.121 R^2 = 0.86 0.59 Enter, 0.41 Exit PM Gen Pk Hr. Total: T = .455(X) + 53.116 R^2 = 0.88 0.08 Enter, 0.92 Exit Sat. 2 -Way Volume: 0, R^2 = 0 Sat. Pk Hr. Total: 0 Sun. 2 -Way Volume: 0, R^2 = 0 Sun. Pk Hr. Total: 0 R^2 = 0 , 0 Enter, 0 Exit Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS Avg. Trip Rate Min. Trip Rate Max. Trip Rate Std. Dev. No. of Studies Avg. Weekday 2 -Way Volume 27.03 0.00 0.00 0.00 0 7-9 AM Peak Hour Enter 1.17 0.00 0.00 0.00 0 7-9 AM Peak Hour Exit 0.26 0.00 0.00 0.00 0 7-9 AM Peak Hour Total 1.43 0.00 0.00 0.00 0 4-6 PM Peak Hour Enter 0.28 0.00 0.00 0.00 0 4-6 PM Peak Hour Exit 0.89 0.00 0.00 0.00 0 4-6 PM Peak Hour Total 1.17 0.00 0.00 0.00 0 AM Pk Hr, Generator, Enter 2.71 0.00 0.00 0.00 0 AM Pk Hr, Generator, Exit 1.88 0.00 0.00 0.00 0 AM Pk Hr, Generator, Total 4.60 0.00 0.00 0.00 0 PM Pk Hr, Generator, Enter 0.32 0.00 0.00 0.00 0 PM Pk Hr, Generator, Exit 3.68 0.00 0.00 0.00 0 PM Pk Hr, Generator, Total 4.00 0.00 0.00 0.00 0 Saturday 2 -Way Volume 0.00 0.00 0.00 0.00 0 Saturday Peak Hour Enter 0.00 0.00 0.00 0.00 0 Saturday Peak Hour Exit 0.00 0.00 0.00 0.00 0 Saturday Peak Hour Total 0.00 0.00 0.00 0.00 0 Sunday 2 -Way Volume 0.00 0.00 0.00 0.00 0 Sunday Peak Hour Enter 0.00 0.00 0.00 0.00 0 Sunday Peak Hour Exit 0.00 0.00 0.00 0.00 0 Sunday Peak Hour Total 0.00 0.00 0.00 0.00 0 Note: A zero indicates no data available. The above rates were calculated from these equations: 24 -Hr. 2 -Way Volume: T = 3.676(X) + 350.266, R^2 = 0.82 7-9 AM Peak Hr. Total: LN(T) = .707LN(X) + 1.148 R^2 = 0.79 , 0.82 Enter, 0.18 Exit 4-6 PM Peak Hr. Total: LN(T) = .754LN(X) + .826 R^2 = 0.69 , 0.24 Enter, 0.76 Exit AM Gen Pk Hr. Total: T = .388(X) + 63.121 R^2 = 0.86 0.59 Enter, 0.41 Exit PM Gen Pk Hr. Total: T = .455(X) + 53.116 R^2 = 0.88 0.08 Enter, 0.92 Exit Sat. 2 -Way Volume: 0, R^2 = 0 Sat. Pk Hr. Total: 0 Sun. 2 -Way Volume: 0, R^2 = 0 Sun. Pk Hr. Total: 0 R^2 = 0 , 0 Enter, 0 Exit Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS Impact Analysis Statement Parcel ID: 64-((5))-4 Drainage The site is at the top of a ridge. There are no well defined drainage swales evident on the property. There are no permanent or intermittent streams on or near the site. The nearest stream is Buffalo Lick Run approximately 1500 feet to the south. An increase in storm water runoff can be expected with any development on the property. Storm water management will be provided in accordance with the Frederick County Code, Chapter 165. Solid Waste Disposal Facilities The nearest solid waste transfer facility is located at the Frederick County Landfill approximately 3 miles to the northeast on Sulphur Spring Road. No additional solid waste disposal facilities will be required for the proposed development. Tipping fees are $35.00 per ton. Collection fees are $25.00 per ton. The annual cost project to meet waste disposal needs can be estimated by.- Historic y: Cost = cost per ton of waste x tonnage Historic Sites and Structures The site contains no known historic sites or structures as listed on the Virginia Landmarks Register and the National Register. According to the Frederick County Comprehensive Plan Battlefield inventory, the property lies outside the commonly accepted limits of the major civil war battles. Community Facilities Education No impacts to education facilities are anticipated_ Emergency Services Police protection is provided by the Frederick County Sheriffs Department. The nearest fire and rescue facility is the Greenwood Fire and Rescue Company No. 18 located approximately 4.0 miles to the northeast on Senseny Road. No additional fire and rescue facilities will be required for the area proposed to be rezoned. Parks and Recreation No impacts to parks and recreation facilities are anticipated. Other Impacts No additional impacts are identified. 5 MODULE Net Credit for OUTPUT Fiscal Taxes to Capital Impact Capital Net Costs Credit Costs Impa Fire Department $200 $1,424 $150 Rescue Department $1,374 Elementary Schools $0 Middle Schools $0 $116,140 $0 High Schools $0 Parks and Recreation 19 $6.904 �Q TOTAL $1,574 $1,592,700 $124,468 $0 FIRE AND RESCUE ADDENDUM New Capital Costs Not Covered by County Contributions NOTES: Model Run Date 02/03/99 EAW P.I.N. 64-5-4 Rezoning: Assumes 182,011 sq.ft. office on 7.354 acres of M1. $8,671.28 Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. We will use this impact model run that assumes the greatest impact. ($8,671.28 =182,0011 sq. ft. = .0476 cents sq. ft. — say .05 cents) REZONING REQUEST PROFFER Property Identification Number 644(5))-4 Shawnee Magisterial District PreliminaKy Matters Pursuant to Section 15.2-2296 et. seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 04--99 for the rezoning of 7.354 acres from Rural Area (RA) zoning district Industrial General (M1) zoning district. Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. Monetary Contribution to Offset Impact of Development The undersigned, who owns the above described property hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 7.354 acres, lying south of VA Secondary Route 645, Airport Road in Shawnee Magisterial District of Frederick County, Virginia from RA to M1 the undersigned will pay to Frederick County at the time a building permit is applied for and issued the sum of five cents ($0.05) per square foot of building structure designated for Frederick County Fire and Rescue emergency services. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions; the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. REZONING REQUEST PROFFER Prope9hya dentification Number 64-((5))-4 wnee Magisterial District Page 2 Respectfully submitted, PROPERTY OWNER (Print ,5q// s Date: r,b. 41, /9_qq STATE OF VIRGINIA AT LARGE FREDERICK COUNT, To -wit: The foregoing instrument was acknowled a fore a this day of February 1999 bx M Commission expires Q� VL000 Notary Public PC REVIEW DATE: 03/03/99 BOS REVIEW DATE: 04/14/99 REZONING APPLICATION 905-99 GILES FARM To rezone 140.2 acres from RA (Rural Areas) to RP (Residential Performance), and 12.0 from RA (Rural Areas) to B2 (Business General) LOCATION: This property is located on the north side of Senseny Road, 850 feet east of Beans Pond Lane, across from the Burning Knolls and C.M. Lockhart subdivisions, and adjacent to the Bedford Village and Apple Ridge subdivisions. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 65-A-39 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District Land Use: Agricultural, Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RP (Residential Performance) District South: Zoned RP (Residential Performance) District East: Zoned RP (Residential Performance) District West: Zoned RA (Rural Areas) District PROPOSED USE: Residential and Commercial. Use: Fieldstone Heights (undeveloped) Use: Burning Knolls and Lockhart subdivisions Use: Apple Ridge and Bedford Village subdivisions Use: Residential; Agricultural (Lynnhaven) Giles Farm; REZ 905-99 Page 2 February 24, 1999 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, 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; emergency access must be maintained. County Engineer: See letter from Harvey E. Strawsnyder, Director of Public Works, dated 1/25/99. Sanitation Authority: No comment. Parks & Recreation: If the impact model used for this development reflects current information from the Planning Department, it would appear the proposed proffer will meet the Parks and Recreational needs created by this development. Also, this department would recommend that the trail system be designed to accommodate bicycles and connect with adjacent developments being considered. Frederick Co. Public Schools: See letter from Thomas Sullivan dated 2/4/99. County Attorney: Who will build/pay for the right and left turn lanes on Senseny Road; same with sediment forebays? Otherwise, appears in proper form when signatures affixed. Planning _& Zoning: 1) Site Rstory The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) depicts the zoning for the 152.20 -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 152.20 -acre site is located in the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The site has approximately 2,000 feet of frontage Giles Farm; REZ #05-99 Page 3 February 24, 1999 along the north side of Senseny Road (Route 657). Surrounding properties are primarily residential in nature or are planned for future residential development. 3) Site Suitability The 152.2 -acre site does not contain areas of floodplain; however, areas of steep slope, woodlands, wetlands, and prime agricultural soils exist on the property. The Frederick County Rural Landmarks Survey identifies eight properties within the proximity of this site which contain historic structures; however, none of these structures are identified as potentially significant historic resources. The Frederick County Rural Landmarks Survey does not identify potential historic districts within the proximity of this site. 4) Potential Impacts and Issues a) Transportation: The applicant has prepared a traffic impact analysis utilizing average daily traffic (ADT) counts for various road segments within the proximity of this site as provided by the Virginia Department of Transportation (VDOT), projected new trip generations from the proposed residential and commercial development as specified in the Institute of Transportation Engineers Manual (ITE), and projected traffic splits assuming the development and connectivity of new road segments as required by the Comprehensive Policy Plan's Eastern Road Plan map. It should be noted that the percentages for the projected traffic splits assume a built condition for the various road networks throughout the properties that are part of this rezoning application, as well as the properties that are part of the Lynnhaven and Sheppard/Futral rezoning applications. The results of the applicant's traffic impact analysis statement indicate that the build- out of this acreage would generate 8,213 additional vehicle trips. The projected traffic splits suggest that 60%, or 4,928 of these new vehicle trips would travel to the intersection of Greenwood Road (Route 656) and Senseny Road (Route 657), with 40%, or 3,285 trips continuing west towards the City of Winchester and 20%, or 1,643 trips continuing south towards Millwood Pike (Route 50 East). Based on the ADT counts provided by VDOT, the build -out of this site would increase traffic counts at the intersection of Greenwood Road and Senseny Road from 8,027 trips per day to 12,955 trips per day, or 61%. Traffic counts on Senseny Road continuing to the City of Winchester would increase from 8,027 trips per day to Giles Farm; REZ #05-99 Page 4 February 24, 1999 11,312 trips per day, or 41%. Finally, traffic counts on Greenwood Road and Sulphur Spring Road (Route 655) would increase from 2,522 trips per day to 4,195 vehicle trips per day, or 65%. It should be noted that the proposed road improvements associated with this rezoning proposal are tied into the development of the Lynnhaven and Futral/Sheppard properties. The cumulative impact from these properties at build -out would generate 16,830 additional vehicle trips. Based on the ADT counts provided by VDOT, the build -out of these properties would increase traffic counts at the intersection of Greenwood Road and Senseny Road from 8,027 trips per day to 18,125 trips per day, or 125%. Traffic counts on Senseny Road continuing to the City of Winchester would increase from 8,027 trips per day to 14,759 trips per day, or 84%. Finally, traffic counts on Greenwood Road and Sulphur Spring Road (Route 655) would increase from 2,522 trips per day to 5,888 vehicle trips per day, or 133%. The impacts to the transportation system are significant and will decrease the level of service (LOS) to the road segments described in this section of the staff report. The Frederick County Secondary Road Improvement Plan calls for future improvements to each of these road segments, although they are all listed as unscheduled improvements at this time. The road segments that are proposed to be advertised for improvements go through VDOT fiscal year 2004-2005; therefore, it would be a minimum of six years before any of these road segments would be considered for improvement. These road segments would also need to be reprioritized in the Frederick County Secondary Road Improvement Plan to be considered after VDOT fiscal year 2004-2005. b) Public Schools: The applicant has based the impacts to community facilities and services on the results of the Frederick County Capital Facilities Impact Model as applied to this rezoning request. The applicant has provided a building permit phasing schedule as a part of the proffer statement which calls for the development of 79 new residential units on an annual basis. The following table provides information for the impact that the building permit phasing schedule would create to the public school system: Giles Farm; REZ #05-99 Page 5 February 24, 1999 Proposed Building Permit Phasing Schedule Year Total Building Permits Issued Elementary School Impact @ . 39 Pupils/Dwelling Middle School Impact @. 14 Pupils/Dwelling High School Impact @. 17 Pupils/Dwelling 1999 79 31 12 14 2000 158 62 23 27 2001 237 93 34 41 2002 316 124 45 54 2003 395 155 56 68 2004 474 185 67 81 2005 553 216 78 95 2006 632 247 89 108 2007 711 278 100 121 2008 790 309 111 135 2009 846 330 119 144 The attendance zones established by the Frederick County School Board depict Senseny Road Elementary, James Wood Middle School, and James Wood High School as the current facilities in which student enrollment would occur. The 1998-1999 School Capacity and Enrollment data demonstrate that Senseny Road Elementary has a practical capacity of 570 students with a current enrollment of 463 students, or 81% capacity. James Wood Middle School has a practical capacity of 1,000 students with a current enrollment of 928 students, or 93% capacity. James Wood High School has a practical capacity of 1,670 students with a current enrollment of 1,572 students, or 94% capacity. Therefore, the information in this table suggests that the practical capacity for student enrollment at all three school levels will be exceeded prior to the build -out of these properties. The Frederick County School Board has identified the need for a new elementary school and a new high school in this area to Giles Farm; REZ 905-99 Page 6 . February 24, 1999 address the impacts from this proposal coupled with the existing developments that have not achieved build -out at this time. C) Solid Waste: The County Engineer's comments reflect the inability of the solid waste convenience centers within the proximity of this site to accommodate the additional residential units proposed as a part of this application. The County Engineer does not believe that the existing sites can be expanded; therefore, a new site for a solid waste convenience center would be required. 5. Proffer Statement The applicant has prepared a proffer statement that has been signed by the owner, notarized, and reviewed by the County Attorney. The applicant has proffered specific densities for the properties that are part ofthis proposal, to restrict townhouse and apartment units from being constructed, and to limit the number of building permits that could be issued on an annual basis. The applicant has proffered to participate in the cost of providing traffic signalization at the intersection of Senseny Road (Route 657) and Greenwood Road (Route 656), to develop a phasing schedule for the construction of Channing Drive, to develop right and left turn lanes as warranted by VDOT, and to develop a boulevard street system for the main entrance street into this site. The applicant has proffered to provide a system of pedestrian walkways and sediment forebays throughout the development, as well as a recreational community center that is a minimum of 2,000 square feet in size. The applicant has proffered to restrict specific uses on the portion of the property that is proposed for commercial development, to limit the total amount of developed commercial square footage, and to require an architectural standard for all commercial structures. Finally, the applicant has proffered to dedicate land for a new elementary school site and to provide a monetary contribution per building lot for capital facilities costs to the Frederick County Public Schools, the Parks and Recreation Department, and Fire and Rescue Services. It should be noted that the monetary proffer is only applicable for the Frederick County Public Schools if they decline the dedicated school site. Giles Farm; REZ #05-99 Page 7 February 24, 1999 STAFF CONCLUSIONS FOR 03/03/99 PLANNING COMMISSION MEETING: The proposal to rezone 140.2 acres to the RP (Residential Performance) District and 12 acres to B2 (Business General) District is consistent with the land use patterns for urban and suburban residential development and commercial development identified in the Comprehensive Policy Plan. The general road network layout for the proposed development is consistent with the needs identified in the Comprehensive Policy Plan's Eastern Road Plan Map. The language within the Land Use Chapter of the Comprehensive Policy Plan states that new development should only be approved within the Urban Development Area (UDA) when roads and other infrastructure with sufficient capacity have been provided. Review agency comments from the Frederick County Public Schools and the County Engineer express concern with the impacts that this proposal would create to their facilities, while staff has identified the need to adjust secondary road improvement priorities to fund future improvements to the road systems within the proximity of the properties within this application. The applicant has submitted a proffer statement that provides significant concessions to offset the impacts created by this rezoning proposal; however, staff has concerns regarding the ambiguity of some of the proffered conditions which could make the timing for enforcement difficult. Staffbelieves that many of these issues could be clarified through the submittal of a proffered generalized development plan which ties the proffered conditions for the construction of building lots, road segments, traffic signalization, pedestrian walkways, and other applicable development issues into a specific phasing plan. Staff also believes that the warrants for the timing of these improvements should be at the discretion of Frederick County and the impacted agencies. The Planning Commission should determine ifthe items proffered by the applicant reasonably mitigate the impacts to county services and adjoining properties, as well as the ability of the county to adequately enforce and track the proffered conditions when forwarding a recommendation to the Board of Supervisors for final disposition of this matter. COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 January 25, 1999 Mr. Mark D. Smith, P.E. Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Rezoning Requests for Lynnehaven, L.C. (91.4 Acres) Drs. Sheppard and Futral (132.7 acres) and Giles Farm (152.2 acres) Frederick County, Virginia Dear Mark: Even though these requests were submitted as separate rezonings, we have assumed that they would be combined into one master development plan as implied by the phased construction presented with the proffer statements included with each request. Based on this line of reasoning, we offer the following comments which can be applied to each request: 1. Provide a traffic analysis with each request or an analysis which provides a cumulative impact for the combined rezonings. The analysis should incorporate the Virginia Department of Transportation's latest traffic study for Senseny Road which has evaluated the cumulative impact of existing and proposed subdivisions. The analyses should evaluate the impact on the existing road network. Future roads such as Route 37 should not be considered because of the uncertainties associated with a construction time table. 2. Each proffer statement includes a phased construction plan. The explanation associated with this section needs to be expanded to provide clarification. The reference to "seventy-nine (79) times the number of years since the rezoning approval" is a very confusing statement. The actual development should be tied to road development and traffic intensity. These recommendations can be derived from the traffic analysis referenced in Comment number 1. 3. The proposed rezonings indicate the combined potential for the construction of 846 single family dwellings. Our existing solid waste convenience sites located in the Senseny Road area do not currently have the capacity to accommodate this amount of development. The existing sites cannot be expanded because of 107 North Kent Street • Winchester, Virginia 22601-5000 Lynnehaven Rezoning Comments Page 2 January 25, 1999 property limitations. Therefore, a new site would be required to serve the proposed development. This issue should be included with the phasing proposal as a governing factor in the proposed rezoning request. Please contact me if you have any questions regarding the above comments. Sincerely, A. �. �J— HainrveyyStrawsn der P.E. y Jr., Director of Public Works HES/rls cc: Frederick County Planning Department file I ederYck County Public Scho(.., 1415 Amherst Street Rost Office Sox 3508 Winchester, Virginia 22604-2546 Telephone: (54a) 852-3888 -- FAX (540) 722.2788 kiminiSIM0vi AeaWMIt Ro the Sup®rtntender.t February 4, 1999 Mr. Mark Smith Mr. Ralph Beeman Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 REF: Giles Farm and Lynnehaven Rezoning Dear Maris and Ralph: I am in receipt of your proffer statements for the above referenced rezoning. It is my understanding you Have proposed providing the following proffers to the Frederick County Paiblic Schools: (1) Lynnehaven Regottin (a) Dedication of approximately 12 acres of land at the northernmost part of the property adjacent to the Fieldstone subdivision, with the school division having the right to request such land at any time before September 30, 1999, If and when the Frederick County School Board requests the land, the propaty owner will receive open space credit for the dedicated land. The dedicated land will also result in waiver of all unpaid monetary contributions to Frederick County for public schools and parks and recreation. If acceptance of the 12 acres is declined, there will be no open space credit and a monetary contribution will be paid. (b) Monetary contn'budon of $2,694.1 I per lot if proffered land is not accepted. (2) Giles Rezoning (a) Dedication of approximately 3.0 acres of land on the northwestern corner of the property adjacent to the Fieldstone subdivision and the proposed Channing Drive, with the school division having the right to request such land before September 30, 1999. If and when the Frederick County School Board requests the land, the property owner will receive an open space credit for the dedicated land. (b) Monetary contribution of $2,486.50 per residential lot and $13,814.99 per acre, B-2 designation. In general, when reviewing the proposed rezoning, we have been very impressed with the applicants' willingness to address the impact of rezoning on future school needs. The discussions which have taken place regarding the rezoning request between representatives of the applicants and school personnel have resulted in an awareness and understanding of continued residential gowth on school facilities. Without question, the pace of residential development in this area of Frederick County has increased the need for additional school sites, particularly at the elementary school level. The proffering of a 15 acre site for school purposes is a positive approach to addressing the need for space for an elementary school site. In responding to the proposed proffers for the Lynnhaven and Giles tract, I would offer the following specific comments: (1) You have included the parlor and recreation as part of the proffer of the 12 acres of land. While the school division and the parks and recreation department work closely together in many different ways, I cannot continent on whether this portion of your proffer statement is acceptable to parks and recreation. (2) We will not be able to make a decision regarding acceptance of the 15 acres of land which has been proffered until we can determine its suitability as a school site; When topographic information is provided, we will be able to assess its desirability as a school site within a relatively short time span; however, assuming the 15 acres proves to be acceptable as a school site, a major concern which we feel still needs to be addressed by the applicants, concerns access to the property. Although we understand the applicants have proffered a phasing plan for the development of residential lots, we anticipate a need for additional elementary school space in this area of Frederick County within the next two to three years. The location of the proffered site in the northernmost portion of the property will require construction of a road to serve the school site. We believe the issue of access to the proposed site should be addressed by the applicants. It has been a pleasure to work with your firm on this project. It is our belief the plans which we have reviewed demonstrate a commitment on the part of the applicants to the development of a quality project. If you have any questions, or if you need any additional information, please let me know at your earliest convenience. Sincerely, CVSullivan Administrative Assistant to the Superintendent cc: Dr. William C. Dean, Superintendent, Frederick County Public Schools REZONING APPLICATION FORM GILES FARM 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 En 'nom eering Address: 1.51 Windy Hill Lane Winchester, VA 22602 2. Property Owner (if different than above) Telephone: (540) 662-4185 Name: Robert A. Giles, et als Telephone: (540)667-4460 Address: 2309 Senseny Road RECEIVED Winchester, VA 22602 FEB 0 5 1999 3. Contact person if other than above Name: Mark D. Smith, P.E., L. S., DEPT, OF PLANNING/DEVELOPMENT Telephone: (540) 662-4185 4. Checklist: Check the following items that have been included with this application. Location map X Plat X Deed to property X Verification of taxes paid X Agency Comments X Fees X Impact Analysis Statement 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 al? owners or parties :n interest of the land to be rezoned: Wanda G High 7anita Giles Robert A. Giles Richard F. Giles 6. A) Current Use of the Property: Agricultural, undeveloped 140.2 acres - Residential B) Proposed Use of the Property: 12.0 acres Commercial 7. Adjoining Property: Please see attached PARCEL ID NUMBER 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 Senseny Road 850' east of Beans Pond Lane across from the Burning Knolls & C M Lockhart subdivisions and adjacent to the Bedford Village and Apple Ridge subdivisions 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 65 -(UA) -39 Districts .'4cftzv .1L Magisterial: High School: James Wood Fire Service: Greenwood Vol. Fire Co. Middle School: James Wood Rescue Service: Greenwood Vol. Fire Co. Elementary School: Senseny Road 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 140.2 RA RP 12.0 RA B2 152.2 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Prosed Single Family homes: 350 Townhome: Non -Residential Lots: Mobile Home: Square Footage of Proposed Uses Multi -Family: Hotel Rooms: Office: Service Station: Retail: Manufacturing: Restaurant: Warehouse: Other: 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. 27 A Applicant:(k 7:--- Date: ) // Date: Owner(s): iL Date: Z Date: Date: Date: ( ►way Engineering I DecemC '8,1998 Giles Farm Rezoning Appr pion ' Adjoining Property Owners Parcel First Name Last Name Add'l Address City State Zip Code Zone Use 55-A-180,181 Eastern Frederick Development Co. P.O. Box 2097 Winchester VA 22601 RP 6 55-A-206 Lynnehaven, L.C. 112 N. Cameron Street Winchester VA 22601 RA 5 55-A-208 Martin Bean et ux 561 Beans Pond Road Winchester VA 22602 RA 2 55-A-209 Fu-Shep Farm Partnership 405 Briarmont Drive Winchester VA 22601 RA 6 65-A-30 Lynnehaven, L.C. 112 N. Cameron Street Winchester VA 22601 RA 2 65-A-34 Louella Parsons 2239 Senseny Road Winchester VA 22602 RA 2 65-A-36 Margaret Giles 2251 Senseny Road Winchester VA 22602 RA 2 65-A-37 Richard Giles et ux 2265 Senseny Road Winchester VA 22602 RA 2 65-A-38 Wanda High et als 2283 Senseny Road Winchester VA 22602 RA 2 65-A40 Fu-Shep Farm Partnership 405 Briarmont Drive Winchester VA 22601 RA 6 65134-A-1 Robert Emmons et ux 2366 Senseny Road Winchester VA 22602 RP 2 6513-4-A-2 Charles Mellot et ux 2360 Senseny Road winchester VA 22602 RP 2 65134-A-3 David Adams 1408 281h street Niceville FL 32578 RP 2 65134-A-4,5 Benton Heironimus 98 Dixie Belle Drive Winchester VA 22602 RP 2 65134-A-6 Teresa Bowers 2324 Senseny Road Winchester VA 22602 RP 2 65B -4-A-7, 9 Robert See et ux 2310 Senseny Road Winchester VA 22602 RP 2 65134-A-8 Robert See, Jr 2310 Senseny Road Winchester VA 22602 RP 2 65134-A-10,11 Robert Gilmer et ux 2286 Senseny Road Winchester VA 22602 RP 2 6513-5-1 Irene Jenkins 2374 Senseny Road Winchester VA 22602 RP 2 65B-5-2 John Keeler 2384 Senseny Road Winchester VA 22602 RP 2 6513-5-3 Melvin Kump et ux 2303 Senseny Road Winchester VA 22602 RP 2 6513-54 Charles Nickleson 108 Boad Avenue Winchester VA 22602 RP 2 6513-5-5, 6 Edward Snyder et ux 125 Boad Street Winchester VA 22602 RP 2 6513-5-7 Zane Kerns et ux 401 Three Oaks Road Winchester VA 22603 RP 2 6513-5-8 Elizabeth Mason et al 2444 Senseny Road Winchester VA 22602 RP 2 6513-5-9, 10 Shirley Lambert P.O. Box 362 Berryville VA 22611 RP 2 6511-1-31 Kenneth Williams et ux 428 Maple Avenue Waukesha WI 53188 RA 2 1 Greenway Engineering February 2, 1999 Robert A. Giles, et ra& REZONING REQUEST PROFFER PROPERTY ID NUMBER 65-((A))-39 ROBERTA. GILES, et als 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 #05�qq for the rezoning of approximately 140.20 acres from the Rural Areas (RA) zoning district to the Residential Performance (RP) zoning district, and the rezoning of 12.00 acres from the Rural Areas (RA) zoning district to the Business General (132) zoning district, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with 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 owned jointly by Wanda G. High, Janita Giles, Robert A. Giles, and Richard F. Giles as recorded in Will Book 79, page 317, and in Deed Book 889 at Page 741 and further described by a survey by Curtis L. McAllister dated February 13, 1990 and reported to contain 152.20 acres. The conditions proffered are as follows.- A) ollows: A) AREA ZONED RP - 140.2 ACRES 1. PHASED CONSTRUCTION PLAN This article shall apply to the following parcels: Tax identification no 55-((A))-206 65-((A))-30 55-((A))-209 65-((A))-31 55-((A))-211 65-((A))-39 55-((A))-213 65-((A))-40 Greenway Engineering February 2, 1999 Robert A. Giles eta& The property owners of the above -referenced parcels shall limit the rate of construction on said parcels as a whole. The following phasing schedule shows the total number of residential building permits that may be issued for said parcels by the end of any given year: Year Permits Issued to Date 1999 79 2000 158 2001 237 2002 316 2003 395 2004 474 2005 553 2006 632 2007 711 2008 790 2009 846 2. MAXIMUM DENSITY The total number of lots shall be limited so as not to exceed a 2.5 unit per acre density for the entire subject area. *3. PROHIBITED UNIT TYPES Townhouses, weak -link townhouses, and garden apartments, as defined in the Frederick County Zoning Ordinance, shall not be permitted. 4. RECREATION CENTER A community recreation center shall be included in the master development of the subject site. This recreation center shall have a floor area of at least 2,000 square feet, and shall have a facade of brick or wood product. 5. PEDESTRIAN WALKWAYS Pedestrian walkways shall be provided in the master development plan. These walkways shall consist of concrete sidewalks, asphalt paths, and nature trails. Nature trails shall be established in tandem with the regional stormwater management network. B) AREA ZONED B2 -12.0 ACRES 1. PROHIBITED USES The following uses shall not be permitted on the subject property: 2 Greenway Engineering February 2, 1999 Robert A. Giles, et als Description SIC Automotive dealers 55 Hotels and motels 701 Organization hotels and lodging 704 Golf driving ranges & miniature golf courses 7999 Self-service storage facilities --- Commercial batting cages operated outdoors --- In the B2 area established by this rezoning, the maximum cumulative floor area of all buildings in said B2 area that are primary to the use of a parcel shall not exceed 120,000 square feet. 3. BUILDING FACADES Commercial structures within the proposed B2 area shall be faced with brick, drivet, or architectural block on three (3) sides. C) ENTIRE PARCEL 1. CHANNING DRIVE Channing Drive is a new major collector which will be constructed along the western boundary of the subject property. This thoroughfare will be built in sections as warranted by adjacent development. The following criteria establish when the property owner is required to extend Channing Drive: a) Each site plan for residential housing adjacent to a portion of Channing Drive that has not yet been constructed shall include the construction of the adjacent portion of said drive in the site plan. b) The construction of the first section of Channing Drive, from Senseny Road to the proposed B2 area, shall be included in the first site plan submitted for the B2 area if said road section has not yet been constructed. 2. STREETSCAPE The main entrance road into the residential subdivision established on the Giles Farm property shall have four travel lanes, and shall have a median strip at least 10 feet wide. Said roadway shall be streetscaped with deciduous trees, ground cover and shrubbery as allowed by the Virginia Department of Transportation. 3 Greenway Engineering February 2, 1999 RohertA. tides, et rills 3. TRAFFIC SIGNALS a) The installation of a traffic signal at the intersection of Senseny Road and Channing Drive shall be included in the first site plan submitted for the B2 area, if a traffic signal has not yet been installed at said intersection. b) The owners shall make a $25,000 cash contribution towards the installation of a traffic signal at the intersection of Greenwood Road (Route 656) and Senseny Road (Route 657). This contribution shall be made to the Virginia Department of Transportation upon their request and upon approval by said department for the installation of this traffic signal. 4. TURN LANES AND RIGHT OF WAY DEDICATION Right and left turn lanes shall be constructed on Senseny Road at the intersection with Channing Drive. Right and left turn lanes shall also be constructed on Channing Drive at the intersection with the main entrance road into the Giles Farm subdivision. Right-of-way shall be dedicated to the Virginia Department of Transportation along the entire boundary with Senseny Road so that the right turn lane on Senseny at Channing Drive may be extended at some future time. 5. DRAINAGE AND WETLANDS DEVELOPMENT Sediment forebays shall be constructed upstream of Twin Lakes in order to decrease the siltation of said lake and to settle out man-made impurities. These sediment forebays shall be constructed in such a way as to encourage their development into a wetland with locally indigenous vegetation and wildlife. 6. SCHOOL SITE At the request of the Frederick County School Board, the property owners will dedicate to Frederick County approximately 3.0 acres of land on the northwestern corner of the subject property adjacent to the Fieldstone subdivision and the proposed Channing Drive_ The Frederick County School Board will have the right to request such land at any time before September 30, 1999. If and when the Frederick County School Board does request this land, the property owner will receive an open space credit for said dedicated land. If acceptance is declined, however, there will be no open space credit. 7. MONETARY CONTRIBUTION TO OFFSET IMPACT OF DEVELOPMENT a) The undersigned owners of the above-described property hereby voluntarily proffer that in the event the subject property, parcel no. 65-((A))-39 is approved for rezoning, the undersigned will pay to the Treasurer of Frederick County, Virginia, $3,000.00 per residential lot at the time the initial building permit is issued for said lot. 4 Greenway Engineering February 2, 1999 Robert A. Giles, et als This per lot monetary contribution provides for: $2,486.40 for Frederick County Public Schools $466.20 for Frederick County Parks and Recreation $47.40 for Frederick County Fire and Rescue b) The undersigned owners of the above-described property hereby voluntarily proffer that in the event the subject property, parcel no. 65-((A))-39 is approved for rezoning, the undersigned will pay to the Treasurer of Frederick County, Virginia, $16,668.00 per acre within the B2 -zoned area at the time the initial building permit is issued on said acre. This per acre monetary contribution provides for: $13,814.44 for Frederick County Public Schools $2,590.21 for Frederick County Parks and Recreation $263.35 for Frederick County Fire and Rescue These payments are intended to offset the additional cost to Frederick County due to an increased demand on public services. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: c By: 4GiI Robert Executor Commonwealth of Virginia Cit Count of ����— To Wit: The foregoing instrument was acknowledged before me this by 5 day of Ct 1 t 1999 Greenway Engineering February 2, 1999 Robert A. Giles, et als �I Notary Public My Commission Expires 1 1 U�& WD *Changed February 17, 1999. IMPACT STATEMENT GILE,S' FARM PROPERTY ID NUMBER 65-((A))-39 REZONING APPLICATION January 7,1999 Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Greenway Engineering January 7,1999 ,les Farm Impact Statement INTRODUCTION The subject property, tax map no. 65-((A))-39, is located on the north side of Senseny Road, and is 650' east of Beans Pond Lane. Said property is across from the Burning Knolls and C.M. Lockhart subdivisions, and is adjacent to the Bedford Village and Apple Ridge subdivisions. This site consists of a 152.2 acre parcel and is currently located within a Rural Areas (RA) zoning district. The owners propose to rezone 140.2 acres of this parcel to Residential Performance (RP). The remaining 12.0 acres are proposed to be rezoned to the Business General (B2) zoning district. This report has been prepared for the purpose of assessing the impact on Frederick County by this rezoning. This impact statement will refer to the proposed residential area as "Parcel A". The area proposed for commercial purposes will be designated "Parcel B". SITE SUTTABILTTY The subject property is located within the "Urban Development Area" as defined within the Frederick County Comprehensive Policy Plan. This designation reflects the intention of Frederick County to allow for more intensive development on the subject site. The purpose of this area designation is to direct the expansion and improvement of public utilities and infrastructure to areas that will be intensively developed. Flood Plains The subject site is located on FEMA NFIP map # 510063-0120-B. The site is located within a "ZONE C" area. No portion of the subject site is in a 100 yr. flood plain. The site does include an intermittent stream, as well as a pond. Wetlands The National Wetlands Inventory Map lists two wetland areas on the subject property. These wetlands, cumulatively less than an acre, join the pond on the southwest corner of the property Mature Woodlands Approximately 30% of the 152.2 acre tract is wooded. This estimate is based on aerial mapping, and has not been conclusively verified on the ground. Soil Types Information for soil types on this site has been obtained from the Soil Survey of Frederick County, V_irinia, by the USDS Soil Conservation Service. The subject site is located on map sheet no. 37, and contains eight different soil types. These are Berks, Blairton, Clearbrook, and Weikert-Berks soils at various slopes. Greenway Engineering January 7, 1999 'es Farm Impact Statement Prime Agricultural Soils The Weikert-Berks soil type, which covers approximately 50% of the subject property, is listed as "not suited" or "poorly suited" to cultivated crops, hay or pasture. The remainder of the site is composed of soils that are listed as "moderately well suited" to "fairly well suited" to these agricultural purposes. Steep Slopes The terrain over approximately one third of the site includes slopes greater than 15%. These areas are located along the intermittent stream, and along established drainways. The site will be graded to insure its usability for residential housing, while leaving intact the areas of steep slopes nearest the established drainways, and meeting all zoning requirements.. Construction Concerns There are several aspects of the soils and the geology of the subject site that will need to be addressed in order to establish a residential community on this property. The depth to shale bedrock ranges from 12 to 40 inches. This will present some grading difficulties, requiring more fill to be placed than cut. Some of the shale can be reused as fill, since it is generally friable. The Clearbrook and Blairton soils have seasonal high water tables. Between October and April, the water table in these soils is within two feet of the surface. These soils cover about 10-15% of the subject site. This feature will present only a minor obstacle, which can be surmounted with proper grading and sound geotechnical design. The Weikert-Berks soil type is listed as being a severe erosion hazard. This soil type covers approximately one half of the subject site. All construction on this site, however, will conform to the standards within the Virginia Erosion and Sediment Control Handbook. This will include the placement of silt screens and sediment traps. It will also require reseeding of all disturbed areas after grading has been completed. In conclusion, proper design and construction techniques will be used so that the soil and geology of the subject property will not interfere with the proposed development. SURROUNDING PROPERTIES All of the properties adjoining the subject site are either undeveloped or are single-family homes. Homes on these adjoining lots are generally within 100'-200' of the boundary with the subject site. Rezoning the subject site to "RP" will harmonize well with the surrounding properties, all of which are zoned either "RA" or "RP". The proposed rezoning of a portion of the subject site to B-2 will have the desirable result of allowing for retail stores, grocery stores, service stations, offices, or similar uses within close proximity to residential units. PA Greenway Engineering January 7,1999 es Farm Impact Statement BASIS FOR DETERMINING IMPACT RA - The Pxisting "RA-" honing for the 152.2 acre site will allow fnr a mayiimurn residential density of 30 single family detached units. The density of Parcel A has been limited by proffer to 2.5 dwelling units per acre. This works out to a maximum potential of 350 units. The cumulative total floor area of all primary -use buildings within the proposed B2 zone has been limited by proffer to 120,000 square feet. All impacts created by the proposed B2 zone have been calculated using this proffered maximum area. TRAFFIC ANALYSIS Traffic Data The existing traffic data was supplied by VDOT Office Services Specialist, Vega Ziemer (Edinburg office): 3 Greenway Engineering January 7, 1999 les Farm Impact Statement EXISTING TRAFFIC COUNTS Zone Date of ADT Road Stud vehicles/da Route 655 1993 2,522 between Winchester and 656 Exiting Existing RA Route 656 1995 2,376 between Rte 659S & Rte 7W 20 11 Route 656 1995 4,237 between Rte 657 & Rte 659S 67 202 Route 656 1995 3,041 between Rte 655 & Rte 657 Retail 120,000 Route 657 1993 8,027 between Winchester and 656 5,150 Route 657 1995 4,779 between Routes 656 and 736 Route 657 1995 1,231 between Rte 736 and Clarke Co. Route 659 1995 4,524 between 658 and 656N. Route 659 1993 401 between Rte 656N & Rte 7 Route 7 1996 17,000 between Winchester and Clarke Co. U. S. Route 50 1996 18,000 between Rte 522 & Rte 723W VDOT has classified Route 657 (Senseny Road), Route 659 (Valley Mill Road), Route 656 (Greenwood Road), and Route 655 (Sulpher Springs Road) as major collectors. Trip Generation The following table is based on trip data taken from the ITE Trip Generation Manual, 6h Edition: TRIP GENERATION DATA Zone Use Density PEAK HOUR TRIPS ADT (vehicles/day) AM PM Entering Exiting Entering Exiting Existing RA Single Family Detached 30 6 17 20 11 287 RP Single Family Detached 350 67 202 228 129 3,350 B2 Retail 120,000 75 48 2151 233 5,150 Total increase: 8,213 4 Greenway Engineering January 7, 1999 Les Farm Impact Statement The development of the rezoned site at the maximum density could therefore generate a traffic increase of approximately 8,200 trips per day. Traffic Impact Traffic impacts were determined using the following estimated traffic split: Trafflc Split 5% will travel through Carlisle Heights and the other minor collector road to Rte 656. 40% of the increased traffic will travel Rte 657 into the City of Winchester. 20% will travel Rte 657 to Rte 656, then south to Route 50. 5% will travel Rte 657 east into Clarke County. 5% will travel Rte 659 east to Route 7. 12% will travel Rte 659 west to Rte 656, and then north on Rte 656. 13% will travel Rte 659 west to Route 7, and & I-81. The following table shows the increase in traffic on the local road network as compared to current traffic counts and expected traffic volumes on these roads in 2010. 5 Greenway Engineering January 7, 1999 es Farrar Impact Statement TRAFFIC EMPACT ON LOCAL ROADS Road Traffic Impact from Site Traffic - 1999* Traffic - 2010* (vehicles/day) (vehicles/day) (vehicles/day) Route 655 (Sulpher Springs Rd) 1,643 3,100 4,530 between Winchester & Rte 656 Route 656 (Greenwood Rd) 986 2,726 3,980 between Rte 6595 & Rte 7W Route 656 (Greenwood Rd) 411 4,862 7,098 between Rte 657 & Rte 6595 Route 656 (Greenwood Rd) 1,643 3,490 5,095 between Rte 655 & Rte 657 Route 657 (Senseny Rd) 3,285 9,870 14,400 Winchester & Rte 656 Route 657 (Senseny Rd) 4,928 5,484 8,006 from site west to Rte 656 Route 657 (Senseny Rd) 411 1,413 2,062 from site east to Clarke County Route 659 (Valley Mill Road) 1,068 5,190 7,580 between Rte. 658.. & 656 Route 659 (Valley Mill Road) 2,053 460 720 from site west to Rte 656 Route 659 (Valley Mill Road) 411 460 720 from site east to Rte 7 Route 7 1,396 18,850 27,520 between Winchester & Clarke Co. U.S. Route 50 1,643 19,960 29,140 between Rte 522 & Rte 723W * Projected traffic counts (both year 1999 and year 20 10) were calculated using a 3.5% growth rate. The increases are substantial on Senseny, Greenwood, and Valley Mill, and Sulpher Springs Roads. It is worthy to note, however, that the current traffic count is fairly sparse on Valley Mill Road between Greenwood Road and Route 7. Transportation Improvements The owners of the subject property have made several proffers that will improve traffic flow in the subject area: Channing Drive, a new major collector that will travel along the western border of the subject property, will be built by the owner of the subject property and the adjacent property owner. A Traffic Signal will be installed at the intersection of Channing Drive and Senseny Road. 6 Greenway Engineering January 7,1999 es Farm Impact Statement $25,000 will be contributed by the owner toward a traffic signal at the intersection of Greenwood Road and Senseny Road. Right And Left Turn Lanes will be constructed on Senseny Road and on Channing Drive. The Main Entrance into the Giles Farm subdivision will be a four -lane boulevard. In addition to these proffers, which have a direct impact on improving traffic flow, the owners of the subject property have proffered a 2.5 unit per acre density for the residential area and a 120,000 sf maximum buildout for the commercial area. These proffered reductions substantially reduce the the maximum amount of traffic that could be generated by the subject site. Another bonus for traffic flow is the proffered construction phasing plan. In this proffer, the owners have agreed to limit the number of building permits that will be issued in any one year, which will reduce the rate of traffic increases on the affected roads. Traffic Summary While the increases in traffic are substantial, the concessions that the owners have made to aid traffic flow have been generous, and these concessions are more than is normally proffered, and more than the Virginia Department of Transportation expected. WATER SUPPLY The impact of this proposed development on water supply systems is based on design volumes supplied by the FCSA. The total design consumption can be determined by the following formula: M Consumption per Dwelling Unit = 275 gpd Number of Units = 350 Total Residential Consumption = 350 units x 275 gpd = 96,250 gpd Design Consumption = 250gpd 1000 sf Proffered Maximum Buildout = 120,000 sf Total Commercial Consumption = 120,000 sf x 250gpd 1000 sf 7 Greenway Engineering January 7, 1999 es Farm Impact Statement Total Commercial Consumption = 30,000 gpd Entire Parcel Total_ Consumption = 96,250 gpd + 30,000 gpd = 126,250 gpd Therefore, the total water consumption for the subject property at maximum buildout is 126,250 gpd. There is currently an 8" water main located along Senseny Road, as well as an available connection to an 8" line near the Apple Ridge subdivision. According to Mr. John Whitacre of the FCSA, a water main will have to be looped through the site. SEWAGE CONVEYANCE AND TREATMENT Based on our water consumption, the proposed proffered zoning will add 126,250 gpd to the sewage conveyance system at maximum buildout. Mr. John Whitacre of the Frederick County Sanitation Authority was consulted regarding the sewer design criteria and capacities for the existing sewer system serving this subject site and the neighboring Lynnehaven and Sheppard/Futral properties. The Giles Farm and Lynnehaven properties will be served in two phases. The first phase will be utilization of the existing pump station on Beans Pond Lane. Areas that will naturally flow to this pump station can be developed as long as capacity exists in the pump station. The ultimate phase two sewering of the three project area will be by a regional pump station that is proposed adjacent to Twin Lakes. By this regional concept, gravity sewer lines will drain along the roads and ravines to the proposed pump station. As agreed with the Frederick County Sanitation Authority, construction of the proposed pump station will be the sole responsibility of the parties involved in the three project development. Once in operation and accepted by the Frederick County Sanitation Authority, the ownership and maintenance of the pump station will become the responsibility of said agency. With the completion of the proposed pump station, several other projects will have the ability to connect by gravity into this system, allowing some smaller pump stations, such as the Apple Ridge station, to come off-line. DRAINAGE An unnamed intermittent stream flows along the Northwestern and the Northern portions of the subject property and feeds into Twin Lak4s. The overflow from this lake drains into the Opequon Creek. Approximately 87 acres of the subject site flows directly into this stream via established swales and drainways. Stormwater on the remaining portion of the site (approximately 65 acres) flows into one of three drainways that continue into the neighboring Apple Ridge and Bedford Village subdivisions, and empties into another tributary of the Opequon. 8 Greenway Engineering January 7,1999 es Farm Impact Statement Regional stormwater management will be provided by a stormwater management network. This network will include the existing wet pond known as Twin Lakes. By utilizing this wet pond as the backbone of the stormwater management system, we will then move upstream and develop a series of smaller, dry detention basins, along with sediment forebays to control water quality. The stormwater management network will be developed in tandem with our natural walking trail system. The trail crossings of small tributaries will act as embankments for the sediment forebays. In time, wetlands should develop in these areas which will serve dual purposes of sediment removal and adding a natural wetland that can be observed through the trail system. The majority of the three -project area (Giles Farm, Sheppard/Futral, & Lynnehaven properties) naturally drains to the Twin Lakes facility. However, there is a small area adjacent to Senseny Road and Apple Ridge Subdivision that will require a separate peak reduction as it releases through the storm sewer network of the Apple Ridge Subdivision. With this regional approach, stormwater management for the three -project area will be adequately satisfied. SOLID WASTE DISPOSAL The following calculations were made to estimate the maximum impact of solid waste generated on the subject site: M The impact created by the residential units on Parcel A has been estimated using design criteria in the Civil Engineering Manual, 4h Edition. The design factors are standard for residential units. generation rate in cu yds = (population size(waste in lbm/capita-dax)X(loading factor day compacted density in lbm/cu yd population size = (2.75 persons/household) X (350 dwelling units) = 962 persons waste = 51bm/capita-day loading factor = 1.25 density = 10001bm/cu yd Total residential volume = 6.0 cu yds day Annually, the generated solid waste volume will be: Total residential volume = 6.0 cu yds X 365 days = 2,200 cu yds day yr yr Therefore the maximum waste generated by Parcel A will be 2,200 cu yds per year. IN The solid waste impact for Parcel B has been estimated using the following Fairfax County design requirements. 9 Greenway Engineering January 7,1999 ,s Farm Impact Statement Waste generation rate = 11,440 lbs 1000 sf/yr total solid waste = 120,000 sf x 11,440 lbs 1000 sf/yr = 1,372,8001bs/yr compaction = 400 lbs/cy total volume = 1,372,800 lbs/yr 400 lbs/cy = 3,430 cy/yr Entire Parcel Total waste = 2,200 gpd + 3,430 gpd = 5,630 gpd Therefore, the total solid waste generated by the subject site is estimated to be 5,630 cubic yards annually. HISTORIC SITES AND STRUCTURES The Rural Landmarks Survey Report for Frederick County, Virginia reveals the presence of some historic structures on the subject property. These structures are listed in said survey simply as "Outbuildings, Rte 657." The Braithwaite house is located at the end of Beans Pond Lane on adjoining parcel 55-((A))- 208, and is within 100' of the adjoining boundary. Also, the Carter-Lee- Damron house is on adjoining parcel 55-((A))-209, but is approximately 2,200' from the adjoining boundary. None of these buildings are "potentially significant" as defined by said report. There are no homes nearby that are potentially eligible for the state and national register of historic places. There are also no potential historic districts nearby. COMMUNITY FACILITIES The impact on the utilities and infrastructure near the site will be estimated by the Frederick County Capital Facilities Impact Model. 10 Greenway Engineering January 7,1999 --s Farm Impact Statement OTHER IlWPACT5 No additional impacts are forseen by the development of the subject property at the proffered density_ 11 Al Given under my hand this 22 day of November, I9.13. My commission exrires Yarch 28, I9.14. VI UMIL RITTL•R o ary uo is 7y -A -2R -/.Y SeA. r'' D V ;G �9 I �y b i I The following is a survey of a portion of the Bary L. Braithwaite lands, situate and lying* in Shawnee 1.'aristerial District, Frederick county,I State of Virrinia, about four miles south e::st of the City of 'r+inch ester bounded an the north by a line of the Tom^y Brown Estate lands, on the east by a line of the Carter estate lands, on the south by a line of George T;. Giles former rurchase of a portion i of the glary E. Braithraite lands, on the nest b;• lines of the said 9raithwaite's other imn lands and is more rarticularly described by a survey viz.- BeCinninr at a post corner to the Giles former purchase) running throut-h the Braithwaites lands by the tno folloring courses and distances N i 65 I/2 E 2.1.24 rods to a post corner; thence N 58 E IU0.21 rods to a walnut tree a i corner to the said liraithnaitc's other lands in the Broom estate line;nthence With the last mentioned line S. 67 E 82.0 rods to a set stone a corner to the Brown estate lands and also a corner to the Carter estate lands; thence rith a line of the latter S 25 I/2;Wx!22z92xao W I30.03 rods to triprle oaks a corner to the Giles former rurchase in Holmes Carper's line; thence with a line of the Giles former rurct:ase 1+ 59 I/2 N I20 rods to the point of beginning containing; 74 Acres - 2 Roods - I2 Sq. Po. Surveyed II -2-43 By j'ALK ER UCC. BOND I 9IR UI4 I FRrD'-'RICK CCITT', (SCT. ' This instrument of writin;- was Lroduced to me on the I 9th day of Dec. I944 at I:00 P. M. and rith certificate of acknonledEment thereto I annexed was admitted to record. Boundary Survey Appendix 2 x I � O..ila p/h.re Oak I � I I 1 The following is a survey of a portion of the George C. Braithwaite farm land fronting on the north side of the Senseney Road about 4 miles I east of Winchester, Frederick County, Virginia and is more particularly described as i follows: Beginning at a white oak on the north side of the said road running with the north property line of the Senseney road S 68°20' E 2625 ft. to a double white oak a corner to the Holmes Carper land ins aid highway boundary line; thence with aline ; of said Carper N 21 55' E 1535 ft. to a,riple white oak a corner to Braithwaite's other land in the said Carper!s line; thence by two division lines through the other I lands of Braithwaite N 60'W 1957 ft. to a stake corner to the other land of the said iBraithwaite near the east side of the private road leading from Braithwaite's mansion house to the Senseney road; thence S 47* W 2000 ft. to the point of beginning containing 88.8 acres. I I Survey made August 20, 1940: f WALKER MCC BOIM. I � VIRGINIA FREDERICK COUNTY SCT: I This Instrument of writing was produced to me on the 4th day of Nov. 1940 at 2115Pand with certificate of acknowledgment thereto annexed was admitted to record. I I ,CLERK. I • I i r I I I Boundary Survey Appendix 2 FIRE AND RESCUE ADDENDUM New Capital Costs Not $19,739.28 Covered by County Contributions NOTES: Model Run Date 12/30/98 EAW P.I.N. 65-A-39 Rezoning: Assumes 351 SFD & 120,000 sq.ft. retail on 142.2 acres of RP & 10 acres of B2. �e to changing conditions associated with development in the County, the results of this .iput Module may not be valid beyond a period of 90 days from the model run date. Capital Facilities Model Appendix 3 OUTPUT MODULE Net Credit ff _ Fiscal Taxes to Capital Impact Capita! Net Costs Credit Costs 1mpa Department $1,095 $7,551 $0 Kcscue Department $2,369 Elementary Schools $467,496 Middle Schools $147,160 $375,539 $1,038,540 'nigh Schoois $799,422 Parks and Recreation $217.058 $22,323 $194.735 TOTAL $1,634,600 $2,791,290 $405,412 $0 FIRE AND RESCUE ADDENDUM New Capital Costs Not $19,739.28 Covered by County Contributions NOTES: Model Run Date 12/30/98 EAW P.I.N. 65-A-39 Rezoning: Assumes 351 SFD & 120,000 sq.ft. retail on 142.2 acres of RP & 10 acres of B2. �e to changing conditions associated with development in the County, the results of this .iput Module may not be valid beyond a period of 90 days from the model run date. Capital Facilities Model Appendix 3 Founded in 1971 Engineers Surveyors 1 � / ,01 / 7,p60 / HEPp LpV'YE PROPER ES UT�AL N I� / o 4� NOTE: PROJECTED ADT ARE BASED ON A 35% CsROWTH RATE. PROJECTED TRAFFIC COUNTS - YEAR 2010 FOR THE SENSENY ROAD AREA GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Telephone 540-662-4185 FAX 540-722-9528 E—mail greenway®visuallink.com DATE: 1/7/99 TH opt, r SCALE: 1 MARK D. SMITH 9 No,022837 DESIGNED BY. �SSfONAL MDS ��� SHEET 2 OF 3 Faunded in 1971 Engineers Surveyors SULPHUR SPRINGS RD LEC3END XXXX 1999 ADT- (XXXX )-YEAR ADT -YEAR OF LAST 5TUDY -E5TIMATED TRAFFIC COUNT5 U51NG 3.5g GROLUTP RATE EXISTING TRAFFIC COUNTS FOR THE SENSENY ROAD AREA GREENWAV ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 Telephone 540-662-4185 FAX 540-722-9528 E—mail greenway®visuallink.com MARK D. SMITH v No,o22837 10 41, �jONAL 'yG DATE: 1/7/99 SCALE: 1 "=2000' DESIGNED BY: MDS SHEET 1 OF 3 1 \1 ROUTE 7 ^Y MIIy ROS gO�TS g59 / SENSENY RDR° _ 0 UrE 657 N GI / FA I Pp LYNNE / z I pROpER %s U 1A N IV- �w SULPHUR SPRINGS RD ROUTE 655 / O 00 / zz_ / / / TRIP DISTRIBUTION OUT OF THE SUBJECT PROPERTY GREENWAY ENGINEERING TH OF� DATE: 1/7/99j Windy Hill Lane �p� SCALE: , Founded in. 1971 151 Winchester, Virginia 22602 p v MARK D. SMITH DESIGNED BY: Telephone 540-662-4185 No,022837 p MDS Engineers Surveyors FAX 540-722-9528 E—mail greenway®visuallink.com �sIONAL � SHEET 3 OF 3 PC REVIEW DATE: 03/03/99 BOS REVIEW DATE: 04/14/99 REZONING APPLICATION #06-99 SHEPPARD/FUTRAL To rezone 132.70 acres from RA (Rural Areas) to RP (Residential Performance) LOCATION: This property is located on Eddy's Lane (Route 820), approximately 0.8 miles from the intersection with Valley Mill Road and adjacent to the Apple Ridge and Senseny Glen subdivisions. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 55 -A -209,55 -A -211,55-A-213 and 65-A-40 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District Land Use: Agricultural, Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RA (Rural Areas) District South: Zoned RP (Residential Performance) District East: Zoned RA (Rural Areas) District West: Zoned RA (Rural Areas) District RP (Residential Performance) District PROPOSED USE: Residential REVIEW EVALUATIONS: Use: Residential; Agricultural Use: Residential (Apple Ridge and Senseny Glen subdivisions) Use: Agricultural; Vacant Use: Agricultural; Residential (Giles) Fieldstone Heights (undeveloped) 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 Sheppard/Futral REZ #06-99 Page 2 February 24, 1999 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, 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, emergency access must be maintained. County Engineer: See letter from Harvey E. Strawsnyder, Director of Public Works, dated 1/25199. Sanitation Authority: No comment. Parks & Recreation: If the impact model used for this development reflects current information from the Planning Department, it would appear the proposed proffer will meet the Parks and Recreational needs created by this development. Also, this department would recommend that the trail system be designed to accommodate bicycles and connect with adjacent developments being considered. Frederick Co. Public Schools: See letter from Thomas Sullivan dated 1/6/99. County Attorney: Appear in proper form when signatures affixed. Who constructs/pays for sediment forebays? Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S. G. S. Stephenson Quadrangle) depicts the zoning for the 132.70 -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 132.70 -acre site is located in the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The site is currently accessible from Eddy's Lane (Route 820) which intersects Valley Mill Road (Route 659) near Berryville Pike (Route 7). Surrounding properties are primarily residential in nature or are planned for future residential development. Sheppard/Futral REZ #06-99 Page 3 February 24, 1999 3) Site Suitability The 132.70 -acre site does not contain areas of floodplain; however, areas of steep slope, woodlands, wetlands, and prime agricultural soils exist on the property. The Frederick County Rural Landmarks Survey identifies eight properties within the proximity of this site which contain historic structures; however, none of these structures are identified as potentially significant historic resources. The Frederick County Rural Landmarks Survey does not identify potential historic districts within the proximity of this site. 4) Potential Impacts and Issues a) Transportation: The applicant has prepared a traffic impact analysis utilizing average daily traffic (ADT) counts for various road segments within the proximity of this site as provided by the Virginia Department of Transportation (VDOT), projected new trip generations from the proposed residential and commercial development as specified in the Institute of Transportation Engineers Manual (ITE), and projected traffic splits assuming the development and connectivity of new road segments as required by the Comprehensive Policy Plan's Eastern Road Plan Map. It should be noted that the percentages for the projected traffic splits assume a built condition for the various road networks throughout the properties that are part of this rezoning application, as well as the properties that are part of the Giles and Lynnhaven rezoning applications. The results of the applicant's traffic impact analysis statement indicate that the build- out of this acreage would generate 2,555 additional vehicle trips. The projected traffic splits suggest that 60%, or 1,533 of these new vehicle trips would travel to the intersection of Greenwood Road (Route 656) and Senseny Road (Route 657), with 40%, or 1,022 trips continuing west towards the City of Winchester and 20%, or 511 trips continuing south towards Millwood Pike (Route 50 East). Based on the ADT counts provided by VDOT, the build -out of this site would increase traffic counts at the intersection of Greenwood Road and Senseny Road from 8,027 trips per day to 9,560 trips per day, or 19%. Traffic counts on Senseny Road continuing to the City of Winchester would increase from 8,027 trips per day to 9,049 trips per day, or 13%. Finally, traffic counts on Greenwood Road and Sulphur Spring Road (Route 655) would increase from 2,522 trips per day to 3,033 vehicle trips per day, or 20%. Sheppard/Futral REZ #06-99 Page 4 February 24, 1999 It should be noted that the proposed road improvements associated with this rezoning proposal are tied into the development of the Lynnhaven and Giles properties. The cumulative impact from these properties at build -out would generate 16,830 additional vehicle trips. Based on the ADT counts provided by VDOT, the build -out of these properties would increase traffic counts at the intersection of Greenwood Road and Senseny Road from 8,027 trips per day to 18,125 trips per day, or 125%. Traffic counts on Senseny Road continuing to the City of Winchester would increase from 8,027 trips per day to 14,759 trips per day, or 84%. Finally, traffic counts on Greenwood Road and Sulphur Spring Road (Route 655) would increase from 2,522 trips per day to 5,888 vehicle trips per day, or 133°/x. The impacts to the transportation system are significant and will decrease the level of service (LOS) to the road segments described in this section of the staff report. The Frederick County Secondary Road Improvement Plan calls for future improvements to each of these road segments, although they are all listed as unscheduled improvements at this time. The road segments that are proposed to be advertised for improvements go through VDOT fiscal year 2004-2005; therefore, it would be a minimum of six years before any of these road segments would be considered for improvement. These road segments would also need to be reprioritized in the Frederick County Secondary Road Improvement Plan to be considered after VDOT fiscal year 2004-2005. b) Community Facilities and Services: I) Public Schools: The applicant has based the impacts to community facilities and services on the results of the Frederick County Capital Facilities Impact Model as applied to this rezoning request. The applicant has provided a building permit phasing schedule as a part of the proffer statement which calls for the development of 79 new residential units on an annual basis. The following table provides information for the impact that the building permit phasing schedule would create to the public school system: Sheppard/Futral REZ 906-99 Page 5 February 24, 1999 Proposed Building Permit Phasing Schedule Year Total Building Permits Issued Elementary School Impact @ . 39 Pupils/Dwelling Middle School Impact @. 1 4 Pupils/Dwelling High School Impact @ .17 Pupils/Dwelling 1999 79 31 12 14 2000 158 62 23 27 2001 237 93 34 41 2002 316 124 45 54 2003 395 155 56 68 2004 474 185 67 81 2005 553 216 78 95 2006 632 247 89 108 2007 711 278 100 121 2008 790 309 111 135 2009 846 330 119 144 The attendance zones established bytheFrederick County SchoolBoard depict SensenyRoad Elementary, James Wood Middle School, and Jaynes Wood High School as the current facilities in which student enrollment would occur. The 1998-1999 School Capacity and Enrollment data demonstrate that Senseny Road Elementary has a practical capacity of 570 students with a current enrollment of 463 students, or 81% capacity. James Wood Middle School has a practical capacity of 1,000 students with a current enrollment of 928 students, or 93% capacity. James Wood High School has a practical capacity of 1,670 students with a current enrollment of 1,572 students, or 94% capacity. Therefore, the information in this table suggests that the practical capacity for student enrollment at all three school levels will be exceeded prior to the build -out of these properties. The Frederick County School Board has identified the need for a new elementary school and a new high school in this area to address the impacts from this proposal coupled with the existing developments that have not achieved build -out at this time. Sheppard/Futral REZ 906-99 Page 6 February 24, 1999 C) Solid Waste: The County Engineer's comments reflect the inability of the solid waste convenience centers within the proximity of this site to accommodate the additional residential units proposed as a part of this application. The County Engineer does not believe that the existing sites can be expanded; therefore, a new site for a solid waste convenience center would be required. 5. Proffer Statement The applicant has prepared a proffer statement that has been signed by the owner, notarized, and reviewed by the County Attorney. The applicant has proffered specific densities for the properties that are part of this proposal, to restrict townhouse and apartment units from being constructed, and to limit the number of building permits that could be issued on an annual basis. The applicant has proffered to participate in the cost of providing traffic signalization at the intersection of Senseny Road (Route 657) and Greenwood Road (Route 656), and to provide a system of pedestrian walkways and sediment forebays throughout the development. Finally, the applicant has proffered a monetary contribution per building lot for capital facilities costs to the Frederick County Public Schools, the Parks and Recreation Department, and Fire and Rescue Services. STAFF CONCLUSIONS FOR 03/03/99 PLANNING COMMISSION MEETING: The proposal to rezone the 132.70 -acre site to the RP (Residential Performance) District is consistent with the land use patterns for urban and suburban residential development identified in the Comprehensive Policy Plan. The general road network layout for the proposed development is consistent with the needs identified in the Comprehensive Policy Plan's Eastern Road Plan Map. The language within the Land Use Chapter of the Comprehensive Policy Plan states that new development should only be approved within the Urban Development Area (UDA) when roads and other infrastructure with sufficient capacity have been provided. Review agency comments from the Frederick County Public Schools and the County Engineer express concern with the impacts that this proposal would create to their facilities, while staff has identified the need to adjust secondary road improvement priorities to fund future improvements to the road systems within the proximity of the properties within this application. The applicant has submitted a proffer statement that provides significant concessions to offset the impacts created by this rezoning proposal; however, staff has concerns regarding the ambiguity of Sheppard/Futral REZ #06-99 Page 7 February 24, 1999 some of the proffered conditions which could make the timing for enforcement difficult. Staffbelieves that many of these issues could be clarified through the submittal of a proffered generalized development plan which ties the proffered conditions for the construction of building lots, road segments, traffic signalization, pedestrian walkways, and other applicable development issues into a specific phasing plan. Staff also believes that the warrants for the timing of these improvements should be at the discretion of Frederick County and the impacted agencies. The Planning Commission should determine ifthe items proffered by the applicant reasonably mitigate the impacts to county services and adjoining properties, as well as the ability of the county to adequately enforce and track the proffered conditions when forwarding a recommendation to the Board of Supervisors for final disposition of this matter. January 25, 1999 Mr. Mark D. Smith, P.E. Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 COUNTY of FREDERICK Department of Public Works RE: Rezoning Requests for Lynnehaven, L.C. (91.4 Acres) Drs. Sheppard and Futral (132.7 acres) and Giles Farm (152.2 acres) Frederick County, Virginia Dear Mark: 540/665-5643 FAX: 540/673-0682 Even though these requests were submitted as separate rezonings, we have assumed that they would be combined into one master development plan as implied by the phased construction presented with the proffer statements included with each request. Based on this line of reasoning, we offer the following comments which can be applied to each request: 1. Provide a traffic analysis with each request or an analysis which provides a cumulative impact for the combined rezonings. The analysis should incorporate the Virginia Department of Transportation's latest traffic study for Senseny Road which has evaluated the cumulative impact of existing and proposed subdivisions. The analyses should evaluate the impact on the existing road network. Future roads such as Route 37 should not be considered because of the uncertainties associated with a construction time table. 2. Each proffer statement includes a phased construction plan. The explanation associated with this section needs to be expanded to provide clarification. The reference to "seventy-nine (79) times the number of years since the rezoning approval" is a very confusing statement. The actual development should be tied to road development and traffic intensity. These recommendations can be derived from the traffic analysis referenced in Comment number 1. 3. The proposed rezonings indicate the combined potential for the construction of 846 single family dwellings. Our existing solid waste convenience sites located in the Senseny Road area do not currently have the capacity to accommodate this amount of development. The existing sites cannot be expanded because of 107 North Rent Street • Winchester, Virginia 22601-5000 Lynnehaven Rezoning Comments Page 2 January 25, 1999 property limitations. Therefore, a new site would be required to serve the proposed development. This issue should be included with the phasing proposal as a governing factor in the proposed rezoning request. Please contact me if you have any questions regarding the above comments. Sincerely, Harvie y E. Strawsn der P.E. Y Y Jr., Director of Public Works HES/rls cc: Frederick County Planning Department file Frederick County Public Schools 1415 Amherst Street Post Office Box 3508 Winchester, Virginia 22604-2546 Telephone: (540) 662-3888 — FAX (540) 722-2788 Administrative Assistant to the Superintendent January 6, 1999 Mr. Ralph Beeman Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 REF: Rezoning Comments, Sheppard/Futral Parcel Dear Mr. Beeman: I am in receipt of your request for rezoning comments concerning a parcel of land to be rezoned from RA (Rural Area) to RP (Residential Performance). It is my understanding the proposed rezoning from RA to RP will allow the construction of approximately 293 single family homes. You have also indicated the land to be rezoned is approximately 132.70 acres in size and is at the following location: At the end of Eddy's Lane (Route 820) and adjacent to the Apple Ridge Subdivision. Significant residential development in this portion of Frederick County has resulted in the schools serving this area having student enrollment near or exceeding their design capacity. At this time, long range planning indicates future construction of a third county high school on property owned by the school division in the vicinity of the proposed rezoning. In addition, it may be possible to address the need for increased space for middle school age students by the expansion of current facilities. However, elementary schools serving this area of Frederick County (Senseny Road Elementary School and Redbud Run Elementary School) have, or will in the very near future, reach or exceed their designed capacities. As a result, the cumulative impact of this project, coupled with the number of approved, undeveloped residential lots in this area will necessitate the construction of a new elementary school to accommodate future growth. The impact of the proposed rezoning on current and future school needs should be considered during the approval process. Sincerely, Thomas Sullivan Administrative Assistant to the Superintendent cc: Dr. William C. Dean, Superintendent of Schools, Frederick County Public Schools Mr. Robert Cleaver, Assistant Superintendent for Administration, Frederick County Public Schools REZONING APPLICATION FORINT SHEPPARDIFUTRAL. 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 eering Address: 151 Windy Hill Lane Winchester, VA 22602 2. Property Owner (if different than above) Name: Fu-Shep Farm Partnership - Address: 309 S. Stewart Street Winchester, VA 22601 3. Contact person if other than above Name: Mark D. Smith, P.E.. L.S.. Telephone: (540) 662-4185 Telephone: (540) 667-1359 Telephone: (540) 662-4185 4. Checklist: Check the following items that have been included with this application. Location map X Plat X Deed to property X Verification of taxes paid X Agency Comments X Fees X Impact Analysis Statement 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: Dr. George Sheppard Dr. Allen Futral 6. A) Current Use of the Property: Agricultural, undeveloped B) Proposed Use of the Property: Residential 7. Adjoining Property: Please see attached PARCEL ID NUMBER 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): On Eddy's Lane (Route 820) approximately 0.8 miles from the intersection with Valley Mill Road 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 55-((A))-209, 211, 213 & and 65-((A))-40_ Districts S-tonevnalI. Magisterial: High School: James Wood Fire Service: Greenwood Vol. Fire Co. Middle School: James Wood Rescue Service: Greenwood Vol. Fire Co. Elementary School: Redbud 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 132.70 RA RP 132.70 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed : Number of Units Proposed Single Family homes: 293 Townhome: Non -Residential Lots: Mobile Home: Office: Retail: Restaurant: Square Footage of Proposed Uses Multi -Family: Hotel Rooms: Service Station.- Manufacturing: tation:Manufacturing: Warehouse: Other: 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 twee authorize Frederick Co,,untr 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. Date: 7 z l Date: Date: Date: Date: Date: Greenway Engineering I Decem,...• 18, 1998 Sheppar&Tutral Rezoning. _ _dication. Ai(fl ining Property Owners Parcel First Name Last Name Add'l Address City State Zip Code Zone Use 55-((A))-181 Eastern Frederick P.O. Box 2097 Winchester VA 22604 RP 6 55-((A))-210 Linden Adams et us 310 Eddys Lane Winchester VA 22602 RA 5 55-((A))-212 John Haggerty et al 5 Partridge Lane Lincoln MA 01773 RA 6 65-((A))-39 Wanda High et als 2283 Senseny Rd Winchester VA 22602 RA 6 65-((A))-41 Jasbo Inc. & Fred Glaize III P.O. Box 888 Winchester VA 22604 RP 5 65-((A))-195 Forest Riggleman et ux 2737 Senseny Road Winchester VA 22602 RA 5 65D-((1))-(3)-22 Lewis Strother, Sr. 101 Edgewood Drive Winchester VA 22602 RP 2 65E -((I))-13 David Critchley et ux 105 Wayfaring Drive Winchester VA 22602 RA 2 65E -((I))-14 Franklin Sholes et ux 102 Wayfaring Drive Winchester VA 22602 RA 2 65E-((1))-16 Charles Dawson et ux 129 Morning Glory Drive Winchester VA 22602 RA 2 65E-((1))-17 Dennis Conner et ux 131 Morning Glory Drive Winchester VA 22602 RA 2 65E-((1))-18 Scott Straub et ux 133 Morning Glory Drive Winchester VA 22602 RA 2 65E-((1))-19 Troy Bingman et ux 135 Morning Glory Drive Winchester VA 22+602 RA 2 65E -((I))-20 John Ham, Jr. et ux 137 Morning Glory Drive Winchester VA 22602 RA 2 65E-((1))-21 Steven Jones 139 Morning Glory Drive Winchester VA 22,602 RA 2 65E-((1))-22 Michael Brown et ux 141 Morning Glory Drive Winchester VA 22602 RA 2 65E -((I))-23 Edward Fawns et ux 143 Morning Glory Drive Winchester VA 22602 RA 2 65E -((I))-24 Marilyn Harold 145 Morning Glory Drive Winchester VA 22,502 RA 2 65E -((I))-25 Anne Sendecke 147 Morning Glory Drive Winchester VA 22602 RA 2 65E-((1))-26 Timothy Schock et ux 149 Morning Glory Drive Winchester VA 22602 RA 2 65E-((1))-27 David Hyman et ux 151 Morning Glory Drive Winchester VA 22,502 RA 2 65E-((1))-28, 29 William Machardy et ux 155 Morning Glory Drive Winchester Va 22602 RA 2 65E-((1))-30 Paul Nelson et ux 157 Morning Glory Drive Winchester VA 22,602 RA 2 65E-((1))-31 Kenneth Williams et ux 428 Maple Avenue Waukesha WI 53188 RA 2 65E -((I))-32 Ronald Ladesic et ux 158 Morning Glory Drive Winchester VA 22,602 RA 2 65E-((1))-33 Melco Inc. 609A Cedar Creek Grade Winchester VA 22,601 RA 2 65E -((I))-34 John $wig4rt et ux 105 Primrose Place, Winchester VA 22602 RA 2 165E -((I))-35 ILeonard lWilliamson et ux 107 Primrose Place Winchester VA 22502 RA 2 Greemvay Engineering December 18,1998 Sheppard/Futral Rezoning Application. Adj ining Property Owners Parcel First Name Last Name Add'l Address City State Zip Code Zonel Use 65E-((1))-36 Bonnie Martin 109 Primrose Place Winchester VA 22602 RA 2 65E-((1))-37 Bruce Everett et ux 111 Primrose Place Winchester VA 22602 RA 2 65E-((1))-38 Michael Wade et ux 113 Primrose Place Winchester VA 22602 RA 2 65E-((2))-10 Howard Dunn et ux 115 Bedford Drive Winchester VA 22602 RP 2 65E-((2))-11 Mary Coston 113 Bedford Drive Winchester VA 22602 RP 2 65E-((2))-12 Betty Mullen 111 Bedford Drive Winchester VA 22602 RP 2 65E-((2))-13 Dennis Grubbs 109 Bedford Drive Winchester VA 22602 RP 2 65E-((2))-14 Leslie Hubbard 107 Bedford Drive Winchester VA 22602 RP 2 65E-((2))-15 Paul Miller 3203 Patterson Avenue Richmond VA 23221 RP 2 65E-((2))-16 Michael Swedberg et ux 103 Bedford Drive Winchester VA 22602 RP 2 Greenway Engineering January 15, 1999 REZONING REQUEST PROFFER PROPERTY ID NUMBERS 55-((A))-209,211,213 and 65-((A))-40 Drs. Sheppard & Fatral DRS. GEORGE SHEPPARD & ALAN FUTRAL 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 #06- for the rezoning of approximately 132.70 acres from the Rural Areas (RA) zoning district to the Residential Performance (RP) zoning district, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with 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 owned by Fu-Shep Farm Partnership as recorded in Deed Book 789 at Page 1022 and further described by a survey by Curtis L. McAllister dated February 13, 1990. The conditions proffered are as follows: 1. PHASED CONSTRUCTION PLAN This article shall apply to the following parcels: Tax identification no 55-((A))-206 65-((A))-30 55-((A))-209 65-((A))-31 55-((A))-211 65-((A))-39 55-((A))-213 65-((A))-40 The property owners of the above -referenced parcels shall limit the rate of construction on said parcels as a whole. The following phasing schedule shows the total number of residential building permits that may be issued for said parcels by the end of any given year: Greenway Engineering January 15, 1999 Year Permits Issued to Date 1999 79 2000 158 2001 237 2002 316 2003 395 2004 474 2005 553 2006 632 2007 711 2008 790 2009 846 *2. MAND4LM DENSITY AND PROHIBITED UNIT TYPES Dr& Sheppard & Futral The total number of parcels shall be limited so as not to exceed a 2.2 unit per acre density for the entire collective area for parcels 55-((A))-209, 211, and 213, and a 2.5 unit per acre density for parcel 65-((A))-40. Townhouses, weak -link townhouses, and garden apartments, as defined in the Frederick County Zoning Ordinance, shall not be permitted. 3. TRAFFIC SIGNAL The owners shall make a $25,000 cash contribution towards the installation of a traffic signal at- the tthe intersection of Greenwood Road (Route 656) and Senseny Road (Route 657). This contribution shall be made to the Virginia Department of Transportation upon their request and upon approval by said department for the installation of this traffic signal. 4. PEDESTRIAN WALKWAYS Pedestrian walkways shall be provided in the master development plan. These walkways shall consist of concrete sidewalks, asphalt paths, and nature trails. Nature trails shall be established in tandem with the regional stormwater management network. 5_ DRAINAGE AND WETLANDS DEVELOPMENT Sediment forebays shall be constructed upstream of Twin Lakes in order to decrease the siltation of said lake and to settle out man-made impurities. These sediment forebays shall be constructed in such a way as to encourage their development into a wetland with locally indigenous vegetation and wildlife. 6. MONETARY CONTRIBUTION The undersigned owners of the above-described property hereby voluntarily proffer that in the event rezoning application 906-99 is approved, and the property is subsequently developed 2 Greenway Engineering January 15, 1999 Drs. Sheppard & Futral within an RP zone, the undersigned will pay to the Treasurer of Frederick County, Virginia $4,193.18 per residential lot at the time the initial building permit is issued for said lot. This payment is intended to offset the additional cost to Frederick County due to an increased demand on public services. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By: ���'•��_�// . Ge8rge Sheppad' 00 '-Marge Sheppard' t; Commonwealth of Virginia City/County of .;,y, e,6 To Wit: Alan Futral Betty Futral The foregoing instrument was acknowledged before me this day of , 1999 by Public My Commission Expires 3 IMPACT STATEMENT FOR THE LAND OF PROPERTY ID NUMBERS 55-((A))-209, 211, 213 and 65-((A))-40 REZONING APPLICATION January 7,1999 Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Greenaway :Engineering .January 7, 1999 Sheppara'1 aF I mpart Stateoment INTRODUCTION The subject property, tax map nos. 55-((A))-209, 211, 213, and 65-((A))-40, is a contiguous group of parcels located between Valley Mill Road (Route 659) and Senseny Road (Route 657). Eddy's Lane (Route 820) terminates on the subject site, and the Apple Ridge subdivision borders the property. The total acreage for these parcels is 132.70 acres. The current zoning is Rural Areas (RA), and the proposed zoning is Residential Performance (RP). This report has been prepared for the purpose of assessing the impact on Frederick County by this rezoning. SITE SUITABILI'T'Y The subject property is located within the `Urban Development Area" as defined within the Frederick County Comprehensive Policy Plan. This designation reflects the intention of Frederick County to allow for more intensive development on the subject site. The purpose of this area designation is to direct the expansion and improvement of public utilities and infrastructure to areas that will be intensively developed. Flood Plains The subject site is located on FEMA NFIP map # 510063-0120-13. The site is located within a "ZONE C" area. No portion of the subject site is in a 100 yr. flood plain. The site does include intermittent streams, as well as a natural impoundment known as Twin Lakes. Wetlands Twin Lakes is listed in the National Wetlands Inventory Map as a wetland. Mature Woodlands Approximately 35%of the subject site is wooded. This estimate is based on aerial mapping, and has not been conclusively verified on the ground. Soil Types Information for soil types on this site has been obtained from the Soil Survey of Frederick County. Virginia, by the USDS Soil Conservation Service. Prime Agricultural Soils Only 10% of the subject property contains soils that are suited to cultivated crops or hay. Approximately 35% of the site could be used for pasture. Greenway Engineering January 7, 1999 Sheppard l/ ,at Impact Statement Steep Slopes Approximately 40% of the subject property includes slopes greater than 15%. These areas are located along the intermittent streams, and along established drainways. The site will be graded to insure its usability, for residential housing, While leaving intact the areas of steep slopes nearest the established drainways, and meeting all zoning requirements. Construction Concerns There are several aspects of the soils and the geology of the subject site that will need to be addressed in order to establish a residential community on this property. The depth to shale bedrock ranges from 15 to 30 inches. This will present some grading difficulties, requiring more fill to be placed than cut. Some of the shale can be reused as fill, since it is generally friable. There is a seasonal high water table on roughly 5 acres of the subject site. Between October and April, the water table in these areas is within six inches of the surface. This feature will present only a minor obstacle, which can be surmounted with proper grading and sound geotechnical design. Steep slope is also listed as a limitation to development, but by ordinance only 25% can be developed. In conclusion, proper design and construction techniques will be used so that the soil and geology of the subject property will not interfere with the proposed development. SURROUNDING PROPERTIES All of the properties adjoining the subject site are either undeveloped or are single-family homes, and are zoned either Rural Areas (RA) or Residential Performance (RP). The homes on the adjoining lots in the Apple Ridge subdivision are within 50' of the subject property. All other homes on adjoining parcels are greater than 100' of the adjoining boundary. BASIS FOR DETERMINING ING fWACT RA The subject property is currently zoned "RA". It is expected that the 132.70 acre site could be developed under an RA zone to include 26 dwelling units. 2 Greemvay Engineering, January 7, 1999 S'neppara'i_ ral hnpaet Statement The density of parcels 55-((A))-209, 211, & 213, having a total area of 128.76 acres, have been limited by proffer to 2.2 dwelling units per acre. The density of parcel 65-((A))-40, with 3.94 acres has been limited by proffer to 2,_5 dwelling units per acre This wo ks out to a Maximum potential of 293 units. TRAFFIC ANALYSIS Traffic Data The existing traffic data was supplied by VDOT Office Services Specialist, Vega Ziemer (Edinburg office): EXISTING TRAFFIC COUNTS Date of ADT Road Stud vehicles/da Route 655 1993 2,522 between Winchester and 656 Route 656 1995 2,376 between Rte 6595 & Rte 7W Route 656 1995 4,237 between Rte 657 & Rte 659S Route 656 1995 3,041 between Rte 655 & Rte 657 Route 657 1993 8,027 between Winchester and 656 Route 657 1995 4,779 between Routes 656 and 736 Route 657 1995 1,231 between Rte 736 and Clarke Co. Route 659 1995 4,524 between 658 and 656N. Route 659 1993 401 between Rte 656N & Rte 7 Route 7 1996 17,000 between Winchester and Clarke Co. U. S. Route 50 1996 18,000 between Rte 522 & Rte 723W VDOT has classified Route 657 (Senseny Road), Route 659 (Valley Mill Road), Route 656 (Greenwood Road), and Route 655 (Sulphur Springs Road) as major collectors. Greenway Engineering January 7, 1999 Sheppar&, .rad Impact Mtatement Trip Generation The following table is based on trip data taken from the ITE Trio Generation Manual, 61 Edition: TRIP GENERATION DATA Zone Use Density PEAK HOUR TRIPS AM PM ADT Entering Exiting Entering Exiting (vehicles/day) Existing RA Single Family Detached 26 5 15 17 10 249 RP Single Family Detached 293 56 169 191 108 2,804 Increase: 2,555 The development of the rezoned site at the maximum density could therefore generate a traffic increase of approximately 2,550 trips per day. Traffic Impact Traffic impacts were determined using the following estimated traffic split: Traffic mlit 5% will travel through Carlisle Heights and the other minor collector road to Rte 656. 40% of the increased traffic will travel Rte 657 into the City of Winchester. 20% will travel Rte 657 to Rte 656, then south to Route 50. 5% will travel Rte 657 east into Clarke County. 5% will travel Rte 659 east to Route 7. 12% will travel Rte 659 west to Rte 656, and then north on Rte 656. 13%will travel Rte 659 west to Route 7, and & I-81. The following table shows the increase in traffic on the local road network as compared to current traffic counts and expected traffic volumes on these roads in 2010. M Greenway Engineering January 7, 1999 Sheppard,,- _ral Impact Matement TRAFFIC IMPACT ON LOCAL ROADS Road Traffic Impact from Site Traffic - 1999* Traffic - 2010* (vehicles/day) (vehicles/day) (vehicles/day) Route 655 (Sulpher Spr. Rd) 511 3,100 4,530 between Winchester & Rte 656 Route 656 (Greenwood Rd) 307 2,726 3,980 between Rte 659S & Rte 7W Route 656 (Greenwood Rd) 128 4,862 7,098 between Rte 657 & Rte 6595 Route 656 (Greenwood Rd) 511 3,490 5,095 between Rte 655 & Rte 657 Route 657 (Senseny Rd) 1,022 9,870 14,400 Winchester & Rte 656 Route 657 (Senseny Rd) 1,533 5,484 8,006 from site west to Rte 656 Route 657 (Senseny Rd) 128 1,413 2,062 from site east to Clarke County Route 659 (Valley Mill Road) 332 5,190 7,580 between Rte 658 & 656 Route 659 (Valley Mill Road) 639 460 720 from site west to Rte 656 Route 659 (Valley Mill Road) 128 460 720 from site east to Rte 7 Route 7 434 18,850 27,520 between Winchester & Clarke Co. U.S. Route 50 511 19,960 29,140 between Rte 522 & Rte 723W * Projected traffic counts (both year 1999 and year 2010) were calculated using a 3.5% growth rate. Traffic Summar The traffic increases are fairly substantial on Senseny Road. Although there is a fairly significant increase on Valley Mill Road, from the site west to Greenwood Road, the existing and projected traffic counts are quite low. The owner has limited the density of dwelling units on the subject property, resulting in a maximum buildout of 293 units. The unproffered potential of this property is 530 dwelling units, which would create 81% more traffic from the subject site than the proffered density. Additionally, The proffered construction phasing plan will reduce the rate of traffic increases on the local road network Therefore, while the traffic increases are substantial, the proffers that the owner has made will lessen the impact of this new development on the local road network. 5 Greenway Engineering January 7, 1999 Sheppard._ gyral impact Statement WATER SUPPLY The impact of this proposed development on water supply systems is based on design volumes supplied by the FCSA, and on maximum dwelling units in the proffered zoning. The total design consumption can be determined by the following formula: Consumption per dwelling unit = 275 gpd Number of units = 293 Total Residential Consumption = 293 units x 275 gpd = 80,575 gpd Therefore, the total water consumption for the subject property at maximum buildout is approximately 80,600 gpd. There is currently an 8" water main located along Senseny Road, as well as an available connection to an 8" line near the Apple Ridge subdivision. According to Mr. John Whitacre of the FCSA, a water main will have to be looped through the site. SEWAGE CONVEYANCE ANIS TREATMENT Based on our water consumption, the proposed proffered zoning will add 80,600 gpd to the sewage conveyance system at maximum buildout. Mr. John Whitacre of the Frederick County Sanitation Authority was consulted regarding sewer design criteria for a sewer system serving the subject site and the neighboring Giles Farm and Lynnehaven properties. The ultimate sewering of the three project area will be by a regional pump station that is proposed adjacent to Twin Lakes. By this regional concept, gravity sewer lines will follow the roads and ravines to the proposed pump station. As agreed with the Frederick County Sanitation Authority, construction of the proposed pump station will be the sole responsibility of the parties involved in the three project development. Once in operation and accepted by the Frederick County Sanitation Authority, the ownership and maintenance of the pump station will become the responsibility of said agency. With the completion of the proposed pump station, several other projects will have the ability to connect by gravity into this system, allowing some smaller pump stations, such as the Apple Ridge station, to come off-line. 0 Greenway Engineering• January 7, 1999 Shepparali_ .iraal Impact Statement DRAINAGE There are four intermittent streams on the subject property — three feeding into and one exiting Twin Lakes. Stormwater runoff from the entire site flows into this lake via established swales, drainways, and these intermittent streams. The flow exiting Twin Lakes empties into the Opequon Creek. Twin Lakes will become the backbone of a new, regional stormwater management system. A series of smaller, dry detention basins, along with sediment forebays will be developed upstream of Twin Lakes to reduce peak flows and control water quality. The stormwater management network will be developed in tandem with the nature trail system. The trail crossings of small tributaries will act as embankments for the sediment forebays. In time, wetlands should develop in these areas which will serve dual purposes of sediment removal and adding a natural wetland that can be observed through the trail system. The majority of the three -project area (Giles Farm, Sheppard/Futral, & Lynnehaven properties) naturally drains to the Twin Lakes facility. However, there is a small area adjacent to Senseny Load and the Apple Ridge Subdivision, and also an area near the Carlisle Heights subdivision, that will require a separate peak reduction as it releases through the storm sewer networks of the these subdivisions. With this regional approach, stormwater management for the three -project area will be adequately satisfied. SOLID WAS'T'E IDISPOSAL The following calculations were made to estimate the maximum impact of solid waste generated on the subject site, using design criteria from the Civil Engineering Manual, 4t' Edition. The design factors are standard for residential units. generation rate in cu yds = (population size)X(waste in Ibm/capita-day)X(loading factor day compacted density in lbm/cu yd population size = (2.75 persons/household) X (293 dwelling units) = 806 persons waste = 51bm/capita-day loading factor = 1.25 density = 1000 Ibm/cu yd Total residential volume = 5 cu yd day Annually, the generated solid waste volume will be: Total residential volume = 5 cu yds X 365 dates = 1,825 cu yds day yr yr Therefore, the total solid waste generated by the subject site is estimated to be 1,825 cubic yards annually. 7 Greenway Engineering January 7, 1999 Sheppar&. -tai Impad Statement HISTORIC SITES AND STRUCTURES The Carter-Lee-Damron house is located on the subject property at the end of Route 820. The historic home identified as Tick Hill is located on adjoining parcel 65-((A))-195, approximately 550' from the adjoining boundary. Adams Farm is to the north of the subject property, and is around 400' from the adjoining boundary. The Haggerty house is approximately 600' west of the subject site. There are also some structures on adjoining parcel 65-((A))-39, that are listed in the Rural Landmarks Survey Report simply as "Outbuildings, Rte 657." None of these structures are "potentially significant" as defined by said report. There are no homes nearby that are potentially eligible for the state and national register of historic places. There are also no potential historic districts nearby. COMMITNITY FACILITIES The impact on the utilities and infrastructure near the site will be estimated by the Frederick County Capital Facilities Impact Model. OTHER IMPACTS No additional impacts are forseen by the development of the subject property at the proffered density. !eco 372 ru[ 612 ' �y1� 400' zoo,' 0 too' goo' G5 Tot 1, SCALE /N FEET GORGE W. GILES BROWN 7.5 R-0-W /360,8/ I 2 - N?ems 47z.44 �J • I h . a PAUL CILSS to d o Dd. FUTAAL k Dpi. SIIEPPAiW h Z N 121.11 AC.M W Q o h Q o s_1o9 ti 3 h P.-396 soom-lozZ3 AC.f' DffD PAG f - 13/ �^ � e ��0b2 "W' 19 P �OpN LN 6 df� ODROADQr NoUE v=i�=3�a P rw� �A RT R!P AC.- SA 7 h ot a PATTON d ESKRIDGE t 14 P e' b �h = tsz9s 9 512'„�•ZS w 10 i \` HAGGERTY LAND OF PAUL G /LES /2 /. // A CRY'S LOCATED ABOUT 3 MILES EAST OF WINCHESTER, IN SHAWNEE DISTRICT, FREDERICK COUNTY, i VIRGINIA . ZVE ED� ✓A)X l,j, IS7/ RICHARD U. GOODE CERTIFIED SURVEYOR BERRYVILLE. VIRGINIA Boundary Survey Appendix 2 1 MtTl. ,, OF L,,:.) QF G--1.75 3 .943 A 41:1.T 0*-' '.,,'AY FA;! T1 -1,Ai) (JuAij ;.G- o'17) TO -IhE LA;.i) L'F PAUL Gil. -.:i The above LrixCL Of la:af, loco i.,!o on th,! ;:orth siu4 of Aotm i.o. 657 about 3 milf!3 of 7.iindiu-srtn-, and situate in 3hawnee District, Fredurick :;caunty, lirinia, is counuea. a-, follows: Beginninr at (1) the point. of intersection OfLh,! North line of toad No. 657 with the West line of Ole lana of 1.'.rs. De:i.-Aven; thence with the North line of ao:-oi NO. 657 for that foliowdnj, 2 courses N 64 deg. 30 eon. Cu sec. '.1 0.75 fcat. to (,,) ;a C,,ncr-!ta iiij-,hway karkar; thence 1; 63 U min- W -c- "1 25.32 f.!et. to (3) a point on the No'rth sidL of Roz,d ::o. 557; thence with 2 nm division linus throurh Lht: land of G Porr,.! 'I. t'.ilcs 11 2e dei'. 33 min: 25 sec.E 2291.73 feet to (4) thence 5 ul cig;-.. 26 min. 35 sac. S 75 -CC feet -LI stone at a fence comer, to (5) a.point 75.0 f -!,!t ::Ol --east Of ;l set z;to. said stone b!izit-, the !:rdifla sL Co -TV r of ti -.e ue.11%ven 1;. nd thence with Paul Giles and th..-n wi th bars. Dehavm S 28 dct:.. 33 min. 2) sec,. '.-I 2288.37 feet to the Point of cont;dninr, 3.943 Acres more or lass. u. -ticlard 'j. :;uoi;e, ;;crLified Surveyor, Janu-r; 11, 1-)71. VJIGINA F1ZD---Mc.c cou.;Fy, scr. Sirt I.M. 01 W.-111:lg was PlOducei to mo on th Y.Y aTjALq' . - a I �i 1 21" 19 rn and %V114 ecAi.V) of therato annecs-1 was ad -.-d to r-zoA. Ta:: Sic. j;S-j,',. I of I and kava baca paid, il'aSo.sable. Clesk. Boundary Survey Appendix 2 2 ern 372 ;r.- 627 X9,11 r ,,,rs ,, X00° 400' 8001 rj i . I :200' jAP' SCALE IN FEET 01 'o, GEORGE W. OIL ES 00- 13 35 1 NZ8'J-?'25"E 7 229/. 73° 51 4 56115 001�3 00001VW 75 R- 0- W 1.3 '- '0 8JZ5W zz 755.01 - 500E MRS. DE HAVEN 51 PAUL GILES O MtTl. ,, OF L,,:.) QF G--1.75 3 .943 A 41:1.T 0*-' '.,,'AY FA;! T1 -1,Ai) (JuAij ;.G- o'17) TO -IhE LA;.i) L'F PAUL Gil. -.:i The above LrixCL Of la:af, loco i.,!o on th,! ;:orth siu4 of Aotm i.o. 657 about 3 milf!3 of 7.iindiu-srtn-, and situate in 3hawnee District, Fredurick :;caunty, lirinia, is counuea. a-, follows: Beginninr at (1) the point. of intersection OfLh,! North line of toad No. 657 with the West line of Ole lana of 1.'.rs. De:i.-Aven; thence with the North line of ao:-oi NO. 657 for that foliowdnj, 2 courses N 64 deg. 30 eon. Cu sec. '.1 0.75 fcat. to (,,) ;a C,,ncr-!ta iiij-,hway karkar; thence 1; 63 U min- W -c- "1 25.32 f.!et. to (3) a point on the No'rth sidL of Roz,d ::o. 557; thence with 2 nm division linus throurh Lht: land of G Porr,.! 'I. t'.ilcs 11 2e dei'. 33 min: 25 sec.E 2291.73 feet to (4) thence 5 ul cig;-.. 26 min. 35 sac. S 75 -CC feet -LI stone at a fence comer, to (5) a.point 75.0 f -!,!t ::Ol --east Of ;l set z;to. said stone b!izit-, the !:rdifla sL Co -TV r of ti -.e ue.11%ven 1;. nd thence with Paul Giles and th..-n wi th bars. Dehavm S 28 dct:.. 33 min. 2) sec,. '.-I 2288.37 feet to the Point of cont;dninr, 3.943 Acres more or lass. u. -ticlard 'j. :;uoi;e, ;;crLified Surveyor, Janu-r; 11, 1-)71. VJIGINA F1ZD---Mc.c cou.;Fy, scr. Sirt I.M. 01 W.-111:lg was PlOducei to mo on th Y.Y aTjALq' . - a I �i 1 21" 19 rn and %V114 ecAi.V) of therato annecs-1 was ad -.-d to r-zoA. Ta:: Sic. j;S-j,',. I of I and kava baca paid, il'aSo.sable. Clesk. Boundary Survey Appendix 2 2 raef 372 '41 -624 fool 10, O fool zoo, SCALE /N .FEET MAGNET/CS IM 4 PA UZ •59.7e �E ' 4,ffAM t70_we. i 2 W 2 SKAIDGF 10 PATTON 6 h The above tract of land, located about 3,000 feet North of the Senseney Road, about 31,E miles East of Vi'Winchester, and situate in Shawnee I•:agister'_al bistrict, Frederick County, rginia, is bounded as follows: , Beginning at (1) an iron ;eg by a set stone at a fence corner, acorner between Paul Giles and iiarZerty; thence with 2 new division lines through the land of Patton &•, rskridre S 23 deg. 00 min. 00 sec. W 101.53 feet to (2) an iron peg; thence 11 72 deg. 41 min. 35 sec. W 482.06 feet to (3) an iron peg in the East line of the land of Paul riles; thence with the land of Paul Giles for the fbllowing 2 courses R 26 deg. 17 min. 25 sec. E 198.94 feet to (4) a point in the center of a sprint; a snort distance North of a stream; thence S 00 deg. 59 min. 38 sec. c. 470.85 feet to the point of beginning, co rt aining 1.633 Acc-rres mmore or less. 09 nticharo U. Gooue, Certified Surveyor, January 11, 1971. V.R;ULA F1sJ33ICC CCU,IIY, SCT. T lraraer, writing %vas prod to me on the l� d .y of-aig l9 at . m aad with corl.,i: t of ackao• -rdg.nett therah anneciJ .vis admihed to rscord. Paz 1;n j,.',} of �_c, .iJ-j4.1 of S a 'QD-, and have been paid, if a se.srble. w'Z_61"� Clerk. Boundary Survey Appendix 2 3 1 - , 2 4 W ,• The above tract of land, located about 3,000 feet North of the Senseney Road, about 31,E miles East of Vi'Winchester, and situate in Shawnee I•:agister'_al bistrict, Frederick County, rginia, is bounded as follows: , Beginning at (1) an iron ;eg by a set stone at a fence corner, acorner between Paul Giles and iiarZerty; thence with 2 new division lines through the land of Patton &•, rskridre S 23 deg. 00 min. 00 sec. W 101.53 feet to (2) an iron peg; thence 11 72 deg. 41 min. 35 sec. W 482.06 feet to (3) an iron peg in the East line of the land of Paul riles; thence with the land of Paul Giles for the fbllowing 2 courses R 26 deg. 17 min. 25 sec. E 198.94 feet to (4) a point in the center of a sprint; a snort distance North of a stream; thence S 00 deg. 59 min. 38 sec. c. 470.85 feet to the point of beginning, co rt aining 1.633 Acc-rres mmore or less. 09 nticharo U. Gooue, Certified Surveyor, January 11, 1971. V.R;ULA F1sJ33ICC CCU,IIY, SCT. T lraraer, writing %vas prod to me on the l� d .y of-aig l9 at . m aad with corl.,i: t of ackao• -rdg.nett therah anneciJ .vis admihed to rscord. Paz 1;n j,.',} of �_c, .iJ-j4.1 of S a 'QD-, and have been paid, if a se.srble. w'Z_61"� Clerk. Boundary Survey Appendix 2 3 utt -34-ya MON 12:rOo .�tVERFCK COUNT`.' 1 540678OS82 OUTPUT 410OULE --- Net Credit for Fscai Taxes ;c ` Capital Impact Capital Not Credit 1 MI -0 -ire Depattment $780 $5,635 $0 ,�escue Department $1,457 Elementary Schools $378,259 Middle Schools $119,070 $130,876 $1,013,579 High Schools $646,826 Parks and Recreation j Z5,625 $7,792 TOTAL $1,322,017 $0 $143,972 $1,178,044 FIRE AND RESCUE ADDENDUM Now Capital Costs Not $12,817.97 Covered by County Contributions NOTES: Model Run date 12111/98 EAW P.I.N. 55-A-200; 211; & 213 Rezoning: Assumes 264 SFO on 128.78 acres of €2P. Due to changing conditions asseclated W!1h development in the County, the resuita of this Output Module may not be valid beyorsd a perlod of 90 days from the model run dada. Capital Facilities Model Appendix 3 1 F 02 DEC-14-9aa MON, 12:05 FREDERICK COUNTY 2 54:3�'s39�22 OUTPUT (NODULE Not Credit for Fiscal Taxes to • Capital Impact Capital Not � ag§L5 1u1;=S Fire Department; $27 $198 $0 Rescue Department $51 E!ernentary Schools $13,319 kiddie Schools $4,193 $4,590 $35,869 high Schools $22,776 Parks and Recreation $8,134 ,$273 TOTAL $46,550 $0 $5,069 $41,480 FIRE AND RESCUE ADDENDUM New Capital Costs Not Covered by County Conuibutions NOTES: Model Run Date 12111/98 EAW P.I.N, 85-A40 Rezonirg: Assumes 10 SFD on 3.84 acres of FP. $449.48 Due to onarptng conditions associated with development in the County, the rasults of this Output Module may not be valid beyond a period of 90 days from the model run date. Capital Facilities Model Appendix 3 SULPHUR SPRINGS RD LEGEND XXXX 1999 ADT• (XXXX )-YEAR ADT -YEAR OF LAST STUr)Y •E5TIMATED TRAFFIC COUNTS USING 3.51 GROIIJTN RATE EXISTING TRAFFIC COUNTS FOR THE SENSENY ROAD AREA GREENWAY ENGINEERINGCrMARKD. 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 Telephone 540-662-4185 Engineers FAX ail gre 2-9528 Surveyors E—mail greenway®visuallink.com DATE: 1/7/99 SCALE: 1 "=2000' DESIGNED BY: MDS SHEET 1 OF 3 L 120 Y 1 � / ?A!�, / H PAP LyNNE / PROPER ESU N V/ / �w o/ NOTE: PROJECTED ADT ARE BASED ON A 3.5% GROWTH RATE. PROJECTED TRAFFIC COUNTS - YEAR 2010 FOR THE SENSENY ROAD AREA TH OpD DATE: 1/7/99 GREENW�IY ENGINEERING I �✓� 151 Windy Hill Lane p SCALE: 1 "=2000' Founded in 1971 Winchester, Virginia 22602 U MARK D. SMITH No.022837 DESIGNED BY. Telephone 540-662-4185 O FAX 540-722-9528 MOS Engineers E—mail greenway(@visuallink.com �~ Surveyors ZONAL SHEET 2 OF'3 TRIP DISTRIBUTION OUT OF THE SUBJECT PROPERTY TH pF I,, DATE: 1/7/99 GREENVVAY ENGINEERING 151 Windy Hill Lane SCALE: I"=2000' Founded in 1971 Winchester, Virginia 22602 v MARK D. SMITH 'b No,a22837 DESIGNED BY: Telephone 540-662-4185 A0 ers FAX 540-722-9528 MDS SurrveEngineors E—mail greenway®visuallink. co`rSt �~ Surveyors cornONAL SHEET 3 OF 3 ROUTE 7 c co 0 1 a VALLEY MI LL RpAD / ROUSE g59 I / � O SENSENY RD 1?OUrE ✓ v��/ ` / o GIVES F AND / / A 8�gV LYNNE PROPER ES UTRA N zr' 40 SULPHUR SPRINGS RD O� ROUTE 655 / SP TRIP DISTRIBUTION OUT OF THE SUBJECT PROPERTY TH pF I,, DATE: 1/7/99 GREENVVAY ENGINEERING 151 Windy Hill Lane SCALE: I"=2000' Founded in 1971 Winchester, Virginia 22602 v MARK D. SMITH 'b No,a22837 DESIGNED BY: Telephone 540-662-4185 A0 ers FAX 540-722-9528 MDS SurrveEngineors E—mail greenway®visuallink. co`rSt �~ Surveyors cornONAL SHEET 3 OF 3 PC REVIEW DATE: 03/03/99 BOS REVIEW DATE: 04/14/99 REZONING APPLICATION #07-99 LYNNEHAVEN, L.C. To rezone 81.4 acres from RA (Rural Areas) to RP (Residential Performance), and 10.0 acres from RA (Rural Areas) to B2 (Business General) LOCATION: This property is located west ofBeans Pond Lane, 400 feet from the intersection with Senseny Road, and adjacent to the Carlisle Heights subdivision. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 55 -A -206,65-A-30 and 65-A-31 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) District Land Use: Agricultural, Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoned RP (Residential Performance) District South: Zoned RP (Residential Performance) District RA (Rural Areas) District East: Zoned RA (Rural Areas) District West: Zoned RP (Residential Performance) District RA (Rural Areas) District PROPOSED USE: Residential and Commercial REVIEW EVALUATIONS: Use: Fieldstone Heights (undeveloped) Use: Parkwood Manor subdivision Residential Use: Agricultural; Residential (Giles) Use: Carlisle Estates and Briarwood Estates subdivisions Residential; Vacant Virginia Dept. of Transportation: No objection to rezoning ofthis property. Before development, Lynnehaven, L.C.; REZ #07-99 Page 2 February 24, 1999 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, 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; emergency access must be maintained. County Engineer: neer: See attached letter from Harvey E. Strawsnyder, Director of Public Works, dated 1/25/99. Sanitation Authority: No comment. County Attorney: Who will build/pay for the right and left turn lanes on Senseny Road; same with sediment forebays? Otherwise, appears in proper form when signatures affixed. Planning & Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) depicts the zoning for the 91.4 -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 91.4 -acre site is located in the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The site is currently accessible from Beans Pond Lane which intersects Senseny Road (Route 657) near Parkwood Circle (Route 123 5) and Sunset Drive (Route 812). Surrounding properties are primarily residential in nature or are planned for future residential development. 3) Site Suitability The 91.4 -acre site does not contain areas of floodplain; however, areas of steep slope, woodlands, wetlands, and prime agricultural soils exist on the property. The Frederick County Rural Landmarks Survey identifies eight properties within the proximity of this site which contain historic structures; however, none of these structures are identified as potentially significant historic resources. The Frederick County Rural Landmarks Survey does not Lynnehaven, L.C.; REZ #07-99 Page 3 February 24, 1999 identify potential historic districts within the proximity of this site. 4) Potential Impacts and Issues a) Transportation: The applicant has prepared a traffic impact analysis utilizing average daily traffic (ADT) counts for various road segments within the proximity of this site as provided by the Virginia Department of Transportation (VDOT), projected new trip generations from the proposed residential and commercial development as specified in the Institute of Transportation Engineers Manual (ITE), and projected traffic splits assuming the development and connectivity of new road segments as required by the Comprehensive Policy Plan's Eastern Road Plan map. It should be noted that the percentages for the projected traffic splits assume a built condition for the various road networks throughout the properties that are part of this rezoning application, as well as the properties that are part of the Giles and Sheppard/Futral rezoning applications. The results of the applicant's traffic impact analysis statement indicate that the build- out of this acreage would generate 6,062 additional vehicle trips. The projected traffic splits suggest that 60%, or 3,637 of these new vehicle trips would travel to the intersection of Greenwood Road (Route 656) and Senseny Road (Route 657), with 40%, or 2,425 trips continuing west towards the City of Winchester and 20%, or 1,212 trips continuing south towards Millwood Pike (Route 50 East). Based on the ADT counts provided by VDOT, the build -out of this site would increase traffic counts at the intersection of Greenwood Road and Senseny Road from 8,027 trips per day to 11,664 trips per day, or 45%. Traffic counts on Senseny Road continuing to the City of Winchester would increase from 8,027 trips per day to 10,452 trips per day, or 30%. Finally, traffic counts on Greenwood Road and Sulphur Spring Road (Route 655) would increase from 2,522 trips per day to 3,734 vehicle trips per day, or 48%. It should be noted that the proposed road improvements associated with this rezoning proposal are tied into the development of the Giles and Futral/Sheppard properties. The cumulative impact from these properties at build -out would generate 16,830 additional vehicle trips. Based on the ADT counts provided by VDOT, the build -out of these properties would increase traffic counts at the intersection of Greenwood Road and Senseny Road from 8,027 trips per day to 18,125 trips per day, or 125%. Traffic counts on Senseny Road continuing to the City of Winchester would increase from 8,027 trips per day to 14,759 trips per day, or 84%. Finally, traffic counts on Lynnehaven, L.C.; REZ 907-99 Page 4 February 24, 1999 Greenwood Road and Sulphur Spring Road (Route 655) would increase from 2,522 trips per day to 5,888 vehicle trips per day, or 133%. The impacts to the transportation system are significant and will decrease the level of service (LOS) to the road segments described in this section of the staff report. The Frederick County Secondary Road Improvement Plan calls for future improvements to each of these road segments, although they are all listed as unscheduled improvements at this time. The road segments that are proposed to be advertised for improvements go through VDOT fiscal year 2004-2005; therefore, it would be a minimum of six years before any of these road segments would be considered for improvement. These road segments would also need to be reprioritized in the Frederick County Secondary Road Improvement Plan to be considered after VDOT fiscal year 2004-2005. b) Public Schools: The applicant has based the impacts to community facilities and services on the results of the Frederick County Capital Facilities Impact Model as applied to this rezoning request. The applicant has provided a building permit phasing schedule as a part of the proffer statement which calls for the development of 79 new residential units on an annual basis. The following table provides information for the impact that the building permit phasing schedule would create to the public school system: Proposed Building Permit Phasing Schedule Year Total Building Permits Issued Elementary School Impact @ .39 Pupils/Dwelling Middle School Impact @ .14 Pupils/Dwelling High School Impact @ .17 Pupils/Dwelling 1999 79 31 12 14 2000 158 62 23 27 2001 237 93 34 41 2002 316 124 45 54 2003 395 155 56 68 2004 474 185 67 81 Lynnehaven, L.C.; REZ #07-99 Page 5 February 24, 1999 2005 553 216 78 95 2006 632 247 89 108 2007 711 278 100 121 2008 790 309 111 135 2009 846 330 119 144 The attendance zones established by the Frederick County School Board depict Senseny Road Elementary, James Wood Middle School, and James Wood High School as the current facilities in which student enrollment would occur. The 1998-1999 School Capacity and Enrollment data demonstrate that Senseny Road Elementary has a practical capacity of 570 students with a current enrollment of 463 students, or 81 % capacity. James Wood Middle School has a practical capacity of 1,000 students with a current enrollment of 928 students, or 93% capacity. James Wood High School has a practical capacity of 1,670 students with a current enrollment of 1,572 students, or 94% capacity. Therefore, the information in this table suggests that the practical capacity for student enrollment at all three school levels will be exceeded prior to the build -out of these properties. The Frederick County School Board has identified the need for a new elementary school and a new high school in this area to address the impacts from this proposal coupled with the existing developments that have not achieved build -out at this time. C) Solid Waste: The County Engineer's comments reflect the inability of the solid waste convenience centers within the proximity of this site to accommodate the additional residential units proposed as a part of this application. The County Engineer does not believe that the existing sites can be expanded; therefore, a new site for a solid waste convenience center would be required. 5) Proffer Statement The applicant has prepared a proffer statement that has been signed by the owner, notarized, and reviewed by the County Attorney. The applicant has proffered specific densities for the properties that are part ofthis proposal, to restrict townhouse and apartment units from being constructed, and to limit the number of building permits that could be issued on an annual basis. The applicant has proffered to participate in the cost of providing traffic signalization at the intersection of Senseny Road (Route 657) and Greenwood Road (Route 656), to develop a phasing schedule for the construction of Channing Drive, and to develop right and Lynnehaven, L.C.; REZ #07-99 Page 6 February 24, 1999 left turn lanes as warranted by VDOT. The applicant has proffered to provide a system of pedestrian walkways and sediment forebays throughout the development. The applicant has proffered to restrict specific uses on the portion of the property that is proposed for commercial development, to limit the total amount of developed commercial square footage, and to require an architectural standard for all commercial structures. Finally, the applicant has proffered to dedicate land for a new elementary school site and to provide a monetary contribution per building lot for capital facilities costs to the Frederick County Public Schools, the Parks and Recreation Department, and Fire and Rescue Services. It should be noted that the monetary proffer is only applicable for the Frederick County Public Schools if they decline the dedicated school site. STAFF CONCLUSIONS FOR 03/03/99 PLANNING COAINHSSION MEETING: The proposal to rezone 81.4 acres to the RP (Residential Performance) District and 10 acres to B2 (Business General) District is consistent with the land use patterns for urban and suburban residential development and commercial development identified in the Comprehensive Policy Plan. The general road network layout for the proposed development is consistent with the needs identified in the Comprehensive Policy Plan's Eastern Road Plan Map. The language within the Land Use Chapter of the Comprehensive Policy Plan states that new development should only be approved within the Urban Development Area (UDA) when roads and other infrastructure with sufficient capacity have been provided. Review agency comments from the Frederick County Public Schools and the County Engineer express concern with the impacts that this proposal would create to their facilities, while staff has identified the need to adjust secondary road improvement priorities to fund future improvements to the road systems within the proximity of the properties within this application. The applicant has submitted a proffer statement that provides significant concessions to offset the impacts created by this rezoning proposal; however, staff has concerns regarding the ambiguity of some of the proffered conditions which could make the timing for enforcement difficult. Staffbelieves that many of these issues could be clarified through the submittal of a proffered generalized development plan which ties the proffered conditions for the construction of building lots, road segments, traffic signalization, pedestrian walkways, and other applicable development issues into a specific phasing plan. Staff also believes that the warrants for the timing of these improvements should be at the discretion of Frederick County and the impacted agencies. The Planning Commission should determine ifthe items proffered by the applicant reasonably mitigate the impacts to county services and adjoining properties, as well as the ability of the county to adequately enforce and track the proffered conditions when forwarding a recommendation to the Board of Supervisors for final disposition of this matter. I COUNTY of FREDERICK Department of Public Works 5401665-5643 FAX: 540/678-0682 January 25, 1999 Mr. Mark D. Smith, P.E. Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Rezoning Requests for Lynnehaven, L.C_ (91.4 Acres) Drs. Sheppard and Futral (132.7 acres) and Giles Farm (152.2 acres) Frederick County, Virginia Dear Mark: Even though these requests were submitted as separate rezonings, we have assumed that they would be combined into one master development plan as implied by the phased construction presented with the proffer statements included with each request. Based on this line of reasoning, we offer the following comments which can be applied to each request: 1. Provide a traffic analysis with each request or an analysis which provides a cumulative impact for the combined rezonings. The analysis should incorporate the Virginia Department of Transportation's latest traffic study for Senseny Road which has evaluated the cumulative impact of existing and proposed subdivisions. The analyses should evaluate the impact on the existing road network. Future roads such as Route 37 should not be considered because of the uncertainties associated with a construction time table. 2. Each proffer statement includes a phased construction plan. The explanation associated with this section needs to be expanded to provide clarification. The reference to "seventy-nine (79) times the number of years since the rezoning approval" is a very confusing statement. The actual development should be tied to road development and traffic intensity. These recommendations can be derived from the traffic analysis referenced in Comment number 1. 3. The proposed rezonings indicate the combined potential for the construction of 846 single family dwellings. Our existing solid waste convenience sites located in the Senseny Road area do not currently have the capacity to accommodate this amount of development. The existing sites cannot be expanded because of 107 North Kent Street • Winchester, Virginia 22601-5000 Lynnehaven Rezoning Comments Page 2 January 25, 1999 property limitations. Therefore, a new site would be required to serve the proposed development. This issue should be included with the phasing proposal as a governing factor in the proposed rezoning request. Please contact me if you have any questions regarding the above comments. Sincerely, _j �. k-k�— HainrveyyStrawsn der P.E. Y Jr., Director of Public Works HES/rls cc: Frederick County Planning Department file Frrrlefick County Pubic Schools 1415 Amherst Street Rost Office Box 3508 Winchester, Virginia 22604-2546 Telephone; (540) 662-3888 — FAX (540) 722.2788 Administrative AOOMA'st tp the Superintendent Fe nmry 4, 1999 Mr. Mark Smith Mr. Ralph Beeman Greenway Engineering 151 Windy FBI] Lane Winchester, VA 22602 REF: Giles Farm and Lynnehaven Rezoning Dear Mark and Ralph: I am in receipt of your proffer statements for the above referenced rezoning, it is my understanding you have proposed providing the following proffers to the Frederick County Public Schools: (1) Lynnehaven Rezoning (a) Dedication of approximately 12 acres of land at the northernmost part of the property adjacent to the Fietdstone subdivision, with the school division having the right to request such land at any time before September 30, 1999, If and when the Frederick County School Board requests the land, the property owner will receive open space credit for the dedicated land. The dedicated land will also result in waiver of all unpaid monetary contributions to Frederick County for public schools and parks and recreation. rf acceptance of the 12 acres is declined, there will be no open space credit and a monetary contribution will be paid. (b) Monetary contribution of $2,694.11 per lot if proffered land is not accepted. (2) Giles Rezoning (a) Dedication ofapproximately 3.0 acres of land on the northwestern corner ofthe property adjacent to the Fieldstone subdivision and the proposed Chaatring Drive, with the school division having the right to request such land before September 30, 1999. If and when the Frederick County School Board requests the land, the property owner will receive an open space credit for the dedicated Iand. (b) Monetary contribution of $2,486.50 per residential lot and $13,814.99 per acre, B-2 designation. In general, when reviewing the proposed rezoning we have been very impressed with the applicants' willingness to address the impact of rezoning on future school needs. The discussions which have taken place regarding the rezoning request between representatives of the applicants and school personnel have resulted in an awareness and understanding of continued residential growth on school facilities. Without question, the pace of residential development in this area of Frederick County has increased the need for additional school sites, particularly at the elementary school level. The proffering of a 15 acre site for school purposes is a positive approach to addressing the nerd for space for an elementary school site. In responding to the proposed proffers for the Lynnhaven and Giles tract; I would offer the following specific continents: (1) You have included the parks and recreation as part of the proffer of the 12 acres of land. While the school division and the parks and recreation department work closely together in many different ways, I cannot continent on whether this portion of your proffer statement is acceptable to parks and recreation. (2) We will not be able to make a decision regarding acceptance of the 15 acres of land which has been proffered until we can determine its suitability as a school site. When topographic information is provided, we will be able to assess its desirability as a school site within a relatively short time span; however, assuming the 15 acres proves to be acceptable as $ school site, a major concern which we feet still needs to be addressed by the applicants, concerns access to the property. Although we understand the applicants have proffered a phasing plan for the development of residential tots, we anticipate a need for additional elementary school space in this area of Frederick County within the next two to three years. The location of the proffered site in the northernmost portion of the property will require construction of a road to serve the school site. We believe the issue of access to the proposed site should be addressed by the applicants. It has been a pleasure to work with your firm on this project. It is our belief the plans which we have reviewed demonstrate a cornmitment on the part of the applicants to the development of a quality project. If you have any questions, or if you need any additional information, please let me know at your earliest convenience. Sincerely, C�O- Thomas Sullivan Administrative Assistant to the Superintendent cc: Dr. Willi= C. Dean, Superintendent, Frederick County Public Schools REZONING APPLICATION FORM L 1'NNEHA IWX L. C. 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) Telephone: (540) 6624185 Name: Lynnehaven L. C. Telephone: _(540) 662-0323 Address: 112 N. Cameron Street Winchester, VA 22601 3. Contact person if other than above Name: Mark D. Smith, P.E., L.S.. Telephone: (540) 662-4185 4. Checklist: Check the following items that have been included with this application. Location map X Plat X Deed to property X Verification of taxes paid X Agency Comments X Fees X Impact Analysis Statement X Proffer Statement X RECEIVED FEB 0 5 1999 DEPT. OF PLANNINGJDEVELOPMENT 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: 6. A) Current Use of the Property: Agricultural, undeveloped B) Proposed Use of the Property: 81.4 acres Residential: 10.0 acres Commercial 7. Adjoining Property: Please see attached PARCEL ID NUMBER 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): West of Beans Pond Lane, 400' from the intersection with Senseny Road, and adjacent to the Carlisle Heights subdivision Information to be Submitted for Capital Facilities Impact Model r` In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide :111LUrmatlon 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 55 -(UA)) -206, 65-((A))-30,31 Districts 5✓1,�L�i �ai'iti Magisterial: � High School: James Wood Fire Service: Greenwood Vol. Fire Co. Middle School: James Wood Rescue Service: Greenwood Vol. Fire Co. Elementary School: Senseny Road 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 81.4 RA RP 10.0 RA B2 91.4 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: 203 Townhome: Non -Residential Lots: Mobile Home: Office: Retail: Restaurant: Square Footage of Proposed Uses Multi -Family: Hotel Rooms: Service Station: Manufacturing: Warehouse: Other: 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: �J\, � Date: �� Date: Owner(s): Date: Z Date: Date: Date: Greenr..y Engineering Decemt .8, 1998 Lynnehaven Rezoning a 'cation A(tioining Property Owners Parcel First Name Last Name Add'1 JAddress city State Zip Code Zone Use 55-((A))-181 Eastern Frederick P.O. Box 2097 Winchester VA 22604 6 RP 55 -((A)) -184A Greenwood Road P.O. Box 2097 Winchester VA 22604 5 RP 55 -((A)) -184C Eugene Grove et ux 340 W. Parkins Mill Rd Winchester VA 22602 5 RA 55-((A))-201 Orrick Cemetery Co., Inc 501 S. Braddock Winchester VA 22601 5 RA 55-((A))-208 Martin Bean et ux 561 Beans Pond Lane Winchester VA 22602 2 RA 55I-((1))-4-186 Gordon Greer et ux 308 Woodrow Rd Winchester VA 22602 2 RP 55I-((1))-4-187 Rex Pugh et ux 307 Woodrow Rd Winchester VA 22602 2 RP 55I-((1))-4-188 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-189 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-190 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-191 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 551-((1))-4-192 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-193 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-194 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-195 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-196 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-197 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-198 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-199 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 551-((1))-4-200 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 55I-((1))-4-201 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 551-((1))-4-202 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 551-((1))-4-203 C. C. Longerbeam Inc. P.O. Box 3276 Winchester VA 22604 2 RP 65-((A))-23 Russell Moreland et ux 2105 Senseny Rd Winchester VA 22602 2 RA 65-((A))-24 Sharley Morris 2123 Senseny Rd Winchester VA 22602 2 RA 65-((A))-25 Gary Baker et ux 2135 Senseny Rd Winchester VA 22602 2 RA 65 -((A)) -25A Skip Baker P.O, B,o)� 174 Stephenson VA 22656 2 RA 65 -((A)) -25B IRobert JByers let ux 12159 Senseny Rd 1winchester VA 22602 2 RA Greenway Engineering December 18, 1998 Lynnehaven Rezoning Application Adjoining Property Owners Parcel First Name Last Name Add'l Address city State Zip Code Zone Use 65-((A))-27 Douglas Clark et ux 2044 Senseny Rd Winchester VA 22602 2 RA 65-((A))-28 Douglas Clark et ux 2044 Senseny Rd Winchester VA 22602 2 RA 65-((A))-30 Lynnehaven L. C. 112 N. Cameron St Winchester VA 22601 2 RA 65-((A))-39 Wanda High et als 2283 Senseny Rd Winchester VA 226021 61 RA Greenway Engineering January 15, 1999 Lynnehaven, L. C. REZONING REO UES T PROFFER PROPER TYID NUMBERS 55-((A))-206 & 65-((A))-30,31 L YNNEHA VEN, L. C. 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 #r° for the rezoning of approximately 81.4 acres from the Rural Areas (RA) zoning district to the Residential Performance (RP) zoning district, and the rezoning of 10.0 acres from the Rural Areas (RA) zoning district to the Business General (B2) zoning district, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with 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 properties are more particularly described as all of the land owned by Lynnehaven, L.C. as recorded in Deed Book 843 at Pages 415, 418, and 424 and reported to collectively contain 91.4 acres. The conditions proffered are as follows: A) AREA ZONED RP - 81.4 ACRES 1 _ PHASED CONSTRUCTION PLAN This article shall apply to the following parcels: Tax identification no 55-((A))-206 65-((A))-30 55-((A))-209 65-((A))-31 55-((A))-211 65-((A))-39 55-((A))-213 65-((A))40 Greenway Engineering January 15, 1999 Lynnehaven, L. C. Year Permits Issued to Date 1999 79 2000 158 2001 237 2002 316 2003 395 2004 474 2005 553 2006 632 2007 711 2008 790 2009 846 2. DENSITY The total number of lots shall be limited so as not to exceed a 2.5 unit per acre density for the entire subject area. *3. PROHIBITED UNIT TYPES Townhouses, weak -link townhouses, and garden apartments, as defined in the Frederick County Zoning Ordinance, shall not be permitted. 4. PEDESTRIAN WALKWAYS Pedestrian walkways shall be provided in the master development plan. These walkways shall consist of concrete sidewalks, asphalt paths, and nature trails. Nature trails shall be established in tandem with the regional stormwater management network. B) AREA ZONED B2 -10.0 ACRES 1. PROHIBITED USES The following uses shall not be permitted on the subject property: Description SIC Automotive dealers 55 Hotels and motels 701 Organization hotels and lodging 704 Golf driving ranges & miniature golf courses 7999 Self-service storage facilities --- Commercial batting cages operated outdoors --- M Greenway Engineering January I5, I999 Lynnehaven, L. C. 2. MAXIMUM BUILDOUT In the B2 area established by this rezoning, the maximum cumulative floor area of all buildings in said B2 area that are primary to the use of a parcel shall not exceed 100,000 sq'aar'. feet. 3. BUILDING FACADES Commercial structures within the proposed B2 area shall be faced with brick, drivet, or architectural block on three (3) sides. C) ENTIRE PARCEL 1. CHANNING DRIVE Channing Drive is a new major collector which will be constructed along the western boundary of the subject property. This thoroughfare will be built in sections as warranted by adjacent development. The following criteria establish when the property owner is required to extend Channing Drive: r a) Each site plan for residential hous iig,,adjacent to a portion of Channing Drive that has not yet been constructecT smolt include the construction of the adjacent portion of said drive in the site plan. b) The construction of the first section of Channing Drive, from,Senseny Road to the proposed B2 area, shall be included in the first site plan submitted:for the B2 area if said road section has not yet been constructed. 2. TRAFFIC SIGNALS a) The installation of a traffic signal at the intersection of Senseny Road and Channing Drive -� sh�Ia I be included m the first sit an submitted for the B2 area, if a traffic signal has not ,w yet been ed at said intersection. b) The owners shall make a $25,000 cash contribution towards the installation of a traffic signal at the intersection of Greenwood Road (Route 656) and Senseny Road (Route 657). This contribution shall be made to the Virginia Department of Transportation upon their request and upon approval by said department for the installation of this traffic signal. 3. TURN LANES AND RIGHT OF WAY DEDICATION Right and left turn lanes shall be constructed on Channing Drive at the intersection with the main entrance road into the Lynnehaven subdivision. 3 `r Greenivay Engineering January 15, 1999 Lynnehaven, L. C. 4. DRAINAGE AND WETLANDS DEVELOPMENT o Sediment forebays shall be constructed upstream of Twin Lakes in order decrease the siltation of said lake and settle out man-made impurities. These sediment forebays shall be constructed in such a way as to encourage their development into a wetland with locally indigenous vegetation and wildlife. *5. SCHOOL SITE At the request of the Frederick County School Board, the property owners will dedicate to Frederick County approximately 12.0 acres of land on the northernmost part of the subject property adjacent to the Fieldstone subdivision .The..Frederick County School Board will g q Y P 99$,__ have the right to request such land at an time before September 30, 1 ?? !If and when the Frederick. County School Board does request this land, the property owner will receive an ovens ace credit for said dedicated land. Additionally, this land dedication ���' will result in the waiver of all unpaid monetary contributions to Frederick County for public schools as stated in section C6 of this proffer. If acceptance is decline, there will be no ,b ;✓ open space credit, and stated monetary contributions will be paid. 6. MONETARY CONTRIBUTION The undersigned owners of the above-described property hereby voluntarily proffer that in the event the subject property, parcel nos. 55-((A))-206, and 65-((A))-30,31 are approved for rezoning, the undersigned will pay to the Treasurer of Frederick County, Virginia, $3,294.22 per residential lot at the time the initial building permit is issued for said lot. This per lot monetary proffer provides for: $2,694.11 for Frederick County Public Schools $539.07 for Frederick County Parks and Recreation $61.04 for Frederick County Fire and Rescue The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Greenway Engineering January 15, 1999 Lynnehaven, L. C. Respectfully Submitted: Commonwealth of Virginia U Ci County f �2 D ,� �C' To Wit: r -,O The foregoing instrument was acknowledged before me this day of 1999 by_ _ Notary Public My Commission Expires 5 IMPACT STATEMENT L FA7VEIL 4 VEN, L. C. PROPERTY ID NUMBERS 55-((A))-206 & 65-((A))-30,31 REZONING APPLICATION January 7,1999 Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Greenway Engineering January 7, 1999 _., ,inehaven Imp ul &4 ement INTRODUCTION The subject property, tax map nos. 55-((A))-206 and 65-((A))-30, 31 is a contiguous group of parcels located on the west side of Beans Pond Lane, 150' from the intersection with Senseny Road. Said property is adjacent to the Carlisle heights subdivision. This 91.4 acre site is currently located within a Rural Areas (RA) zoning district. The owners propose to rezone 81.4 acres of this parcel to Residential Performance (RP), and the remaining 10.0 acres to Business General (B2). This report has been prepared for the purpose of assessing the impact on Frederick County by this rezoning. This impact statement will refer to the proposed residential area as "Parcel A". The area proposed for commercial purposes will be designated "Parcel B". SITE SUITABILITY The subject property is located within the "Urban Development Area" as defined within the Frederick County Comprehensive Policy Plan. This designation reflects the intention of Frederick County to allow for more intensive development on the subject site. The purpose of this area designation is to direct the expansion and improvement of public utilities and infrastructure to areas that will be intensively developed. Flood Plains The subject site is located on FEMA NFIP map nos. 510063-0115-B and 510063-0120-B. The site is located within a "ZONE C" area. No portion of the subject site is in a 100 yr. flood plain. The site does include four drainage ways with intermittent flow, and also a pond. Wetlands The National Wetlands Inventory Map lists the small pond on the western edge of the subject property as a wetland. This pond covers approximately 1 acre. Mature Woodlands Approximately 70% of the 91.4 acre tract is wooded. This estimate is based on aerial mapping, and has not been conclusively verified on the ground. Soil Tunes Information for soil types on this site has been obtained from the Soil Survey of Frederick County. Virginia, by the USDS Soil Conservation Service. The subject site is located on map sheet nos. 36, and 37 Greenway Engineering January 7, 1999 u,nnehaven Impact Statement Prime Aaricultural Soils The soils over approximately one-third of the subject property range from being "fairly well suited" to "well suited" to cultivated crops, hay and pasture. The remaining two-thirds of the site is classified as "poorly suited" or "not suited" for these agricultural purposes. Steep Slopes Approximately 30 acres of the subject property includes slopes greater than 15%. These areas are located along the intermittent streams. The site will be graded to insure its usability for residential housing, while leaving intact the areas of steep slopes nearest the established drainways, and meeting all zoning requirements. Construction Concerns There are several aspects of the soils and the geology of the subject site that will need to be addressed in order to establish a residential community on this property. The depth to shale bedrock ranges from 12 to 40 inches. This will present some grading difficulties, requiring more fill to be placed than cut. Some of the shale can be reused as fill, since it is generally friable. There is a seasonal high water table on roughly 2 acres of the subject site. Between October and April, the water table in these areas is within six inches of the surface. This area of seasonal high water is relatively small, however, compared to the overall site, and proper grading and sound geotechnical design will make this area suitable for construction. In conclusion, proper design and construction techniques will be used so that the soil and geology of the subject property will not interfere with the proposed development. SURROUNDING PROPERTIES All of the properties adjoining the subject site are either undeveloped or are single-family homes, and are zoned either Rural Areas (RA) or Residential Performance (RP). The adjoining lots in the Carlisle Heights subdivision have homes that are within 50' of the subject property. Additionally, the homes on 55-((A))-208, and on 65-((A))-30 are within 50-100' feet of the adjoining boundary with the subject property. All other homes on adjoining properties are greater than 150' of the adjoining boundary. Rezoning the subject site to "RP" will harmonize well with the surrounding properties, which are all either zoned "RA', or "RP". The proposed rezoning of a portion of the subject site to B-2 will have the desirable result of allowing for retail stores, grocery stores, service stations, offices, or similar uses within close proximity to residential units. 2 Greenway Engineering January 7, 1999 ..ynnehaven Impact Statement BASIS FOR DETERN MGNG IMPACT Q The subject property is currently zoned "RA". It is expected that Parcel A, with 81.4 acres, could be developed under an RA zone to include 16 dwelling units. The density of Parcel A has been limited by proffer to 2.5 dwelling units per acre. This works out to a maximum potential of 203 units. IM The cumulative total floor area of all primary -use buildings within the proposed B2 zone has been limited by proffer to 100,000 square feet. All impacts created by the proposed B2 zone have been calculated using this proffered maximum area. TRAFFIC ANALYSIS Traffic Data The existing traffic data was supplied by VDOT Office Services Specialist, Vega Ziemer (Edinburg office): 3 Greenway Engineering January 7,1999 —, . mehaven Impact Statement EXISTING TRAFFIC COUNT'S Date of ADT Road Stud vehicles/da Route 655 1993 2,522 between Winchester and 656 Route 656 1995 2,376 between Rte 6595 & Rte 7W Route 656 1995 4,237 between Rte 657 & Rte 659S Route 656 1995 3,041 between Rte 655 & Rte 657 Route 657 1993 8,027 between Winchester and 656 Route 657 1995 4,779 between Routes 656 and 736 Route 657 1995 1,231 between Rte 736 and Clarke Co_ Route 659 1995 4,524 between 658 and 656N. Route 659 1993 401 between Rte 656N & Rte 7 Route 7 1996 17,000 between Winchester and Clarke Co. U. S. Route 50 1996 18,000 between Rte 522 & Rte 723W VDOT has classified Route 657 (Senseny Road), Route 659 (Valley Mill Road), Route 656 (Greenwood Road), and Route 655 (Sulpher Springs Road) as major collectors. Trip Generation The following table is based on trip data taken from the ITE Trip Generation Manual, 6t' Edition: 4 Greenway Engineering January 7, 1999 -,,tnehaven Impact Statement TRIP GENERATION DATA Zone Use Density PEAK HOUR TRIPS AM PM ADT Entering Exiting Entering Exiting (vetdcles/da ) Existing RA Single Family Detached 18 3 10 12 7 172 RP Single Family Detached 203 39 117 133 75 1,943 B2 Retail 100,000 63 40 1801 194 7T292 Total Increase: 6,062 The development of the rezoned site at the maximum density could therefore generate a traffic increase of approximately 6,060 trips per day. Trak Impact Traffic impacts were determined using the following estimated traffic split: 2affic lit 5% will travel through Carlisle Heights and the other minor collector road to Rte 656. 40% of the increased traffic will travel Rte 657 into the City of Winchester. 20% will travel Rte 657 to Rte 656, then south to Route 50. 5% will travel Rte 657 east into Clarke County. 5% will travel Rte 659 east to Route 7. 12% will travel Rte 659 west to Rte 656, and then north on Rte 656. 13% will travel Rte 659 west to Route 7, and & 1-81. The following table shows the increase in traffic on the local road network as compared to current traffic counts and expected traffic volumes on these roads in 2010. Greenway Engineering January 7,1999 .lnehaven Impact Statement TRAFFIC IMPACT ON LOCAL ROADS Road Traffic Impact from Site Traffic -1999* Traffic - 2010* (vehicles/day) (vehicles/day) (vehicles/day) Route 655 (Sulpher Spr. Rd) 1,212 3,100 4,530 between Winchester & Rte 656 Route 656 (Greenwood Rd) 727 2,726 3,980 between Rte 6595 & Rte 7W Route 656 (Greenwood Rd) 303 4,862 7,098 between Rte 657 & Rte 6595 Route 656 (Greenwood Rd) 1,212 3,490 5,095 between Rte 655 & Rte 657 Route 657 (Senseny Rd) 2,425 9,870 14,400 Winchester & Rte 656 Route 657 (Senseny Rd) 3,637 5,484 8,006 from site west to Rte 656 Route 657 (Senseny Rd) 303 1,413 2,062 from site east to Clarke County Route 659 (Valley Mill Road) 788 5,190 7,580 between Rte 658 & 656 Route 659 (Valley Mill Road) 1,516 460 720 from site west to Rte 656 Route 659 (Valley Mill Road) 303 460 720 from site east to Rte 7 Route 7 1,031 18,850 27,520 between Winchester & Clarke Co. U.S. Route 50 1,212 19,960 29,140 between Rte 522 & Rte 723W * Projected traffic counts (both year 1999 and year 20 10) were calculated using a 3.5% growth rate. Transportation Improvements Channing Drive, a new major collector that will travel along the eastern border of the subject property, will be built by the owner of the subject property and the adjacent property owner. This road will improve traffic flow in the region, making it easier to travel between Senseny Road and Valley Mill Road. The owners of the subject properly have proffered a 2.5 unit per acre density for the residential area and a 100,000 sf maximum buildout for the commercial area. These proffered reductions substantially reduce the the maximum amount of traffic that could be generated by the subject site. Another bonus for traffic flow is the proffered construction phasing plan. In this proffer, the owners have agreed to limit the number of building permits that will be issued in any one year, which will reduce the rate of traffic increases on the affected roads. 3 Greenway Engineering January 7, 1999 inehaven Impact Statement Traffic Summary Although the increases are substantial on Senseny, Greenwood, Valley Mill, and Sulpher Springs Roads, the proffers that the owner has made will lessen the impact of this new development on the local road network_ WATER SUPPLY The impact of this proposed development on water supply systems is based on design volumes supplied by the FCSA, and on maximum dwelling units in the proffered zoning. The total design consumption can be determined by the following calculations: Consumption per dwelling unit = 275 gpd Number of units = 203 Total Residential Consumption = 203 units x 275 gpd = 55,825 gpd LOM Design consumption = 250gpd 1000 sf Maximum possible buildout = 100,000 sf Total Commercial Consumption = 25,000 gpd Entire Parcel Total Consumption = 55,825 gpd + 25,000 gpd = 80,825 gpd Therefore, the total water consumption for the subject property at maximum buildout is approximately 80,825 gpd. There is currently an 8" water main located along Senseny Road. According to Mr. John Whitacre of the FCSA, a water main will have to be looped through the site. 7 Greenway Engineering January 7,1999 anehaven Impact Statement SEWAGE CONVEYANCE AND TREATMENT Based on our water consumption, the proposed rezoning will add 80,825 gpd to the sewage conveyance system at maximum buildout. Mr. John Whitacre of the Frederick County Sanitation Authority was consulted regarding the sewer design criteria and capacities for the existing sewer system serving this subject site and the neighboring Giles Farm property. The Giles Farm and Lynnehaven properties will be served in two phases. The first phase will be utilization of the existing pump station on Beans Pond Lane. Areas that will naturally flow to this pump station can be developed as long as capacity exists in the pump station. The ultimate phase two sewering of the three project area (Giles Farm, Sheppard/Futral, and Lynnehaven properties) will be by a regional pump station that is proposed adjacent to Twin Lakes. By this regional concept, gravity sewer lines will follow the roads and ravines to the proposed pump station. As agreed with the Frederick County Sanitation Authority, construction of the proposed pump station will be the sole responsibility of the parties involved in the three project development. Once in operation and accepted by the Frederick County Sanitation Authority, the ownership and maintenance of the pump station will become the responsibility of said agency. With the completion of the proposed pump station, several other projects will have the ability to connect by gravity into this system, allowing some smaller pump stations, such as the Apple Ridge station, to come off-line. DRAINAGE The are four drainage ways with intermittent flow on the subject property, and there is also a pond. The runoff from approximately 86 acres of the subject site flows through these drainage ways and into nearby Twin Lakes. The overflow from this lake drains into the Opequon Creek. Stormwater on the remaining 5 acres, at the northwest comer of the property, drains through the Carlisle Heights subdivision, and empties into a tributary of Abrams Creek. Regional stormwater management will be provided by a stormwater management network. This network will include the existing wet pond known as Twin Lakes. By utilizing this wet pond as the backbone of the stormwater management system, we will then move upstream and develop a series of smaller, dry detention basins, along with sediment forebays to control water quality. The stormwater management network, will be developed in tandem with our natural walking trail system. The trail crossings of small tributaries will act as embankments for the sediment forebays. In time, wetlands should develop in these areas which will serve dual purposes of sediment removal and adding a natural wetland that can be observed through the trail system. The majority of the three -project area (Giles Farm, Sheppard/Futral, & Lynnehaven properties) naturally drains to the Twin Lakes facility. However, there is a small area adjacent to Senseny Road and Apple Ridge Subdivision, and also an area near the Carlisle Heights subdivision, that will require a separate peak reduction as it releases through the storm sewer network of subdivisions. With this regional approach, stormwater management for the three -project area will be adequately satisfied. F Greenway Engineering January 7, 1999 s,,,nehaven Impact Statement SOLID WASTE DISPOSAL The following calculations were made to estimate the maximum impact of solid waste generated on the subject site. RP The impact created by the residential units on Parcel A has been estimated using design criteria in the Civil Engineering Manual, 4t' Edition. The design factors are standard for residential units. generation rate in cu yds = (population size)X(waste - lbm/capita-day)X(loading factor day compacted density - lbm/cu yd population size = (2.75 persons/household) X (203 dwelling units) = 558 persons waste = 51bm/capita-day loading factor = 1.25 density = 10001bm/cu yd Total residential volume = 3.5 cu yds day Annually, the generated solid waste volume will be: Total residential volume = 3.5 cu yds X 365 days = 1,270 cu yds day yr yr Therefore the maximum waste generated by Parcel A will be 1,270 cu yds per year. Im The impact created by all businesses on Parcel B, within the proposed B-2 zone, has been estimated using using Fairfax County design requirements. Waste generation rate = 11,440 lbs 1000 sf/yr total solid waste = 100,000 sf x 11,440 lbs .1000 sf/yr = 1,144,0001bs/yr compaction = 4001bs/cy 011 Greenway Engineering January 7,1999 .nehaven Impact Statement total volume =1,144,000 lbs/vr 400 lbs/cy = 2,860 cy/yr Entire Parcel Total waste = 1,270 gpd + 2+ 8�p = 4,130 gpd Therefore, the total solid waste generated by the subject site is estimated to be 4,130 cubic yards annually. HISTORIC SITES AND STRUCTURES The Rural Landmarks Survey Report for Frederick County, Virginia reveals the presence of two historic structures near the subject property. The Braithwaite house is located at the end of Beans Pond Lane on adjoining parcel 55-((A))-208, and is within 100' of the adjoining boundary. There are also some structures on adjoining parcel 65-((A))-39, that are listed in the Rural Landmarks Survey Report simply as "Outbuildings, Rte 657." Neither these buildings nor the Braithwaite house are "potentially significant" as defined by said report. There are no homes nearby that are potentially eligible for the state and national register of historic places. There are also no potential historic districts nearby. COMMI TY FACILITIES The impact on the utilities and infrastructure near the site will be estimated by the Frederick - County Capital Facilities Impact Model. OTHER EM PACTS No additional impacts are forseen by the development of the subject property at the proffered density. 10 BKA(+3PG0423 WF ELLIOTT DELIVERY SERVICE. INC. S66'44.42 "E - 151.20' A / 0.902 ACRES 08339 - P 849 ?veA qy DOifGLAS C. LEGGE JIIFICAIE ti0. LAND NOTES: h I. No Title Report furnished. N/F r 2. The Properly shown hereon Is KEFiNB +4r delineated Qn Frederick; County h Tax flap 85 ® as Parcel 3o. 3. The properly Is subject to b� easements of record. 0 Ner•4a2s• o1W .f•? 3t.NSENY n0AD (VARIABLE WIDTH rM smm ROUi'E 657 / BOUNDARY SURVEY AND COMPOSITE PLAT OF 0.902 ACRES STANDING IN THE NAME OF :1h Et -L1:. t t and FRANCES FLLiOTT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA MAY 18, 1990 SCALER". 50• gilbert w. cliff-Wit liff- associates, Inc. 6.0..,... t-4 n.... 7.mry.. Boundary Survey Appendix 2 1 GX 8 4 3 PG 0 4 17 E/' ITERNFBADeniCKDBVG 1IGNTCO. !L2 -w `�` OAXTnes WAUAIT7N 63•13'26'E 60403 A -E 076t3„80.11 m a e cd 4q n I 1113 " Iron Hod Sed ti Ine � tvF 111E N hon find found DILEB 11'F iron r1kTl1 Counef // 90,2198 NplL•7 100.524 ACHES / /- I,� �O7p IRs' sir 4 /w q IV eANITARY / 2 I' SEWER EASEWff f 1 A66.13'28•W CS��yI,c / X08.25' NFAL rOnp SETSTC(Jt PMTNERShip Zh �axsa 1f -570 LIFT eTATICN 81TE EASEMENT �ry ORR1cK / ti CEMETERY f a \� \ Co. INC " OILEILEB 15 \`331.17410' S MTARY 181-351 \�\ 6Eti En EABEA4 66' fvw 3 1IIOrIVOLIA(1E 1EAD \' \/.. OVEIV troWEnLINE \ �/ � ' 1 1 ELLiO1tAnt) 51.111!1 _ f 818.72' TT FF /� 1 2 i WNALD_KEIINS POST 88.— 27'49'W -- � 1'OST 7, ®/ e V o / k T¢ -N48°50'25'E l ---~ \ —� —Ine 24'MATEOAKTME BEFISENY �TID (riTE 657j ,5 Net•6r2n•w o � 59.86' ' bou LAS 0. LfaOE. cF rItICATE da 1� COMPOSITE BOUNDARY SURVEY L1Ho S OF THE LAND OF ELLIOTT DELIVERY SERVICE, INC. DEED BOOK 487 -PAGE 431 SIIAWNEE MAGISTERIAL DISTRICT FREDERICK -COUNTY, VIRGINIA TY. SCT - SCALE: 1".600' SURVEYED: APP4L 25 1001 IS, bm Ww'4 Ealcxcou" rad 1 Tn�wrw+«.la..xln...v«�+dw•Na,rn. .wf aMd4W b nrard Tu Y,cmd br SR. 563�.i d Qilberl w. clilr- 233oclSle3. Inc. she/lam` .,asss�4b.� bb�..j�l.-+Je,..e�.��,+,."b4- W1N.1.•l„SII-„«. V ✓' �^ "•���� �7 7w1gs1 CiCPf . 1.....Y1N n, 1f 11.1. 11NI 11.111« 111 f.11 /01 111. Boundary Survey Appendix 2 2 _Eo OK843PG0430 I wF ELLIOTT S41 °06'42"E - 132.58' h: LoT 4 a O0.276 ACRES Z I \ 5 I D8384 -P461 W p � 1 O O 3 :' Y 40 q = _ 3 4242' 6'De"W LOT 3 I W5 I NiF wF KERNS j� KERNS I i� 1a NO1 ES: 1. No Title Report furnished. (.rICIE"ATIFICATE 2.The property. shown hereon Isdeilneated o�n Frederick CountyTax Map 6g`�J as Parcel 31�C� C• LEQQE 3• The proper9 Is 1- N0, J, su sect to �-1 ensernonls of record. j BOUNDARY SURVEY AND PLAT ' OF / 0.276 ACRES STANDWG IN THE NAME OF / LESTER A. ELUOTT and CARUN L. SMIT11 VMGU AFREMICKCO(Ir1TySCT. SlfAWNEE MAGISTERIAL DISTRICT 3 aWrOl wnaodmdbnoonft FREDERICK COUNTY, VIRGINIA sed wkb ta.tt4tutf d sdui5w6mdVmmM Ihwate wuwsad MAY 18, 1990 SCALE:!'- 40' w- "'741.d Io,.= T -s Wwmd bl• S.c. 5464.1 d wd 5451 hart baso !raid , W assoabla. 811ben W. cilffor _ �/:- associates, Inc. LJ' CLERK r.r..... L-,/1�' k_. 7pnM. wr.ru� n ... •.a o... �.. •�""• "Mr ur, Oh .•.au Boundary Survey Appendix 2 3 OUTPUT MODULE Department kescue Department Elementary Schools Middle Schools High Schools Parks and Recreation TOTAL FIRE AND RESCUE ADDENDUM New Capital Costs Not Covered by County Contributions $12,452.40 NOTES: Model Run Date 12/30/98 EAW P.I.N. 55-A-206 Rezoning: Assumes 204 SFD & 100,000 sq.ft. retail on- �E 1,4 acres of RP & 10 acres of B2. to changing conditions associated with development in the County, the results of this .:put Module may not be valid beyond a period of 90 days from the model run date. Capital Facilities Model Appendix 3 Net Credit fo_ Fiscal Taxes to Capital Impact Capital Net Costs Credit Sosts ltt pa $670 $4,536 $0 $1,519 $271,707 $85,529 $272,259 $549,599 $464,621 $126,152 $16.184 J109.970 $950,200 $2,431,521 $292,979 $0 $12,452.40 NOTES: Model Run Date 12/30/98 EAW P.I.N. 55-A-206 Rezoning: Assumes 204 SFD & 100,000 sq.ft. retail on- �E 1,4 acres of RP & 10 acres of B2. to changing conditions associated with development in the County, the results of this .:put Module may not be valid beyond a period of 90 days from the model run date. Capital Facilities Model Appendix 3 SENSENY RD ROTE 7 0 co o"! 9 rl MILL ROAD 3,100 �oG (2522)-1993 m � 9 � 170 460 (401)-1999 G ll,�3l�'995 E1ND HE P Ly�,INE PROPERT ESU R� N SULPHUR SPRINGS RD ROUTE 655 59 RO'JTI; 6i LEGEND XXXX 1999 ADT= (XXXX )-YEAR ADT -YEAR OF LAST STUDY 'ESTIMATED TRAFFIC COUNTS USING 35% GROWTH RATE EXISTING TRAFFIC COUNTS FOR THE SENSENY ROAD AREA GREENWAY ENGINEERINGCNo.02283�7 151 Windy Hill LaneFounded in fs7f Winchester, Virginia 22602 TH Telephone 540-662-4185 Engineers FAX 540-722-9528 Engineers E—mail greenway®visuallink. com DATE: 1/7/99 SCALE: 1"=2000' DESIGNED BY: MDS SHEET 1 OF 3 ROUTE ;7 2-L520 ROAD 0t7 SE 659 NN SENSENY RD 14,410 ROUTR PRAfO IRMA Wfz� TR Z," SULPHUR SPRINGS RD 4,530 ROUTE 655 00 NOTE: PROJEGME) ADT ARE BASED ON A 3.5% GROWTH RAM. PROJECTED TRAFFIC COUNTS - YEAR 2010 FOR THE SENSENY ROAD AREA GREENWAY ENGINEERING TH op DATE: 1/7/99 SCALE: 1 -2000 151 Windy Hill Lane Winchester, Virginia 22602 v MARK D. SMITH Founded in 1971 Telephone 540-662-4185 No.022837 DESIGNED BY Engineers FAX 540-722-9528MDS Surveyors E-mail greenway0visuallink. corn to SHEET 2 OF I L Dl- -6 Founded in 1971 Engineers Surveyors O / F l sHpP Ly�1NE � PROPER E� U ' 40 TRIP DISTRIBUTION OUT OF THE SUBJECT PROPERTY GREENWAY ENGINEERINGCMARKD, 151 Windy Hill LaneWinchester, Virginia 22602 Telephone 540-662-4185 FAX 540—'722-8528E—mail greenway®visuallink.corn DATE: 1/7/99 SCALE: 1 "=2000' DESIGNED BY: MDS SHEET 3 OF 3 P/C REVIEW: 03-03-99 BOS REVIEW: 03-10-99 Subdivision Application #04-99 JASSO, INC. LOCATION: The property is located on the west side of Shady Elm Road (Rt. 651), south of Winchester Bypass (Route 37). MAGISTERIAL DISTRICT: Back Creek PROPERTY ID NUMBER: 63-A-60 PROPERTY ZONING & PRESENT USE: Ml (Light Industrial) District; Land Use: Vacant ADJORING PROPERTY ZONING & USE: RA (Rural Areas) and Ml (Light Industrial) District; Land Use: Agricultural and Residential, and Office and Manufacturing. SUBDIVISION SPECIFICS: Subdivision of a 45.6727 -acre tract into five lots. REVIEW AGENCY COMMENTS: Department of Transportation: No objection to the subdivision of this property. Before development, this office will require a complete set of construction plans for review. Entrances will have to be constructed to VDOT minimum standards to allow for safe egress and ingress of the property. See attached letter from VDOT dated 2/5/99. Sanitation Authority: This area is served with water and sewer by the City of Winchester. City of Winchester: PIannin - no comments. Utilities - City water and sewer is available. Planning and Zoning: Public Meeting Requirement The Subdivision Ordinance requires that land divisions in the M1 (Light Industrial) Zoning District, without an approved master development plan, be presented to the Board of Supervisors for final Subdivision #04-99, Jasbo, Inc. Page 2 February 19, 1999 approval (§ 144-12-B). The Master Development Plan (MDP) requirement may be waived, and has been waived for this project, when a development proposal does not include provisions for proposed roads and/or regional stormwater management facilities. This project contains land zoned Ml, and does not contain an approved MDP; therefore, Board review and action is necessary. Staff Review This 45 -acre parcel is currently used for agricultural purposes. The adjoining properties consist of agricultural and industrial uses. Shady Elm Road (State Route 65 1) and Soldiers Rest Lane provide the southern and western property lines, respectively. Directly south, across Shady Elm Road, is Industrial Lane and an industrial park. The proposed land division would create five lots, each lot approximately eight acres in size with lot frontage onto Shady Elm Road (Route 651). Based on the Winchester Area Transportation Study (WATS), Shady Elm Road is slated to be improved to a four -lane divided roadway. Staff is concerned that additional vehicular access points may result in unsafe conditions. Accordingly, staff would recommend that access to these lots be restricted as follows: 1. Lots 1 and 2 - Utilize a shared entrance (singular point of access) that would be aligned with Industrial Lane. 2_ Lots 3, 4, and 5 - Utilize a shared entrance (singular point of access) that would be aligned with the entrance into the Dawson Investments building parking lot_ This parking lot entrance is approximately 480 -feet south of Industrial Lane. The benefits of restricting entrances is two -fold. First, it minimizes the number of entrances on the future divided roadway, possibly improving traffic safety. Secondly, it increases the possibility for crossovers once the divided roadway is constructed. Absence ofthe crossovers would greatly restrict access to the properties. The entrance concerns could be addressed by establishing access easements on the final plats, in addition to language that addresses the approximate locations for entrances to the property. STAFF RECOMMENDATION FOR 03/03/99 PLANNING COMMISSION MEETING: Staff recommends approval of this subdivision application contingent upon the applicant's satisfying all review agency comments. O:\Agendas\C OMMENf S\ SUSDI V ISIONUasbo, Inc..sub APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Date: 2/05/99 Application #04-99 Fee Paid Application / Agent: Gilbert W. Clifford & Associates Inc. Address: c/o Stephen M. Gyurisin 200 N. Cameron Street, Winchester VA 22601 Phone: (540) 667-2139 Owners name: Jasbo_ Inc. Address: P O Box 888 Winchester, VA 22604 Phone: (540),662-7980 Please list names of all owners, principals and / or majority stockholders: Mr. Jim Bowman Contact Person: Stephen M_ Gyurisin Phone: (540) 667-2139 Name of Subdivision: Jasbo Inc. Subdivision Number of Lots: 5 Total Acreage: 45.6727 Property Location: West Side of Rte 651 Shady Elm Road south of Rt. 37 Magisterial District: Back Creek B 0 8 X999 Property Identification Number (PIN): 63-A-60 DEPT, OF PLANNINC4E1JELCPMENT Property zoning and present use: M-1 Zonin_ iz Vacant Use Adjoining property zoning and use: M-1 & RA Zonine Industrial. Vacant & Agricultural user Has a Master Development Plan been submitted for this project? Yes No x N/A If yes, has the final MDP been approved by the Board of Supervisors? Yes No N/A What was the MDP title? Does the plat contain any changes from the approved MDP? Yes No N/A If yes, specify what changes: n Minimum Lot Size (smallest lot) 8.7653 acres Number and types of housing units in this development: Number: Types: COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION DAVID R. GEHR EDINBURG RESIDENCY COMMISSIONER 14031 OLD VALLEY PIKE P.O. BOX 278 EDINBURG, VA 22824-0278 February 5, 1999 Mr. Stephen M. Gyurisin C/O G. W. Clifford & Associates, Inc. 200 North Cameron Street Winchester, VA 22601 Dear Steve: JERRYA. COPP RESIDENT ENGINEER TELE(540)9845600 FAX(540)984-5607 Ref: JASBO, Inc. Subdivision Route 651 (Shady Elm Road) Frederick County A VDOT review has been completed on the plat dated February 5, 1999 for the referenced project. The plat appears to be satisfactory in addressing VDOT requirements as to additional right-of-way to be dedicated to the Commonwealth of Virginia along Route 651. Therefore, the plat is approved. We are enclosing four signed copies of the plat. Please provide us with a copy of the fully signed recordation plat when available. Should you have any questions, please feel free to call. BJS/rf Enclosure xc: Mr. Dave Heironimus Mr. Kris Tierney Sincerely, Barry J. Sweitzer Trans. Roadway Engineer For: Steven A. Melnikoff Transportation Engineer WE KEEP VIRGINIA MOVING r� V stale e� J r �4O t j 7 4 F � EC gr s y �LIIG J � 1 ayY Exit-31 DALE KERN TQj" b BUS C as b MINI 7Y MAP SCALE: 1 "=2, 000' APPROVED BY FREDERICK COUNTY BOARD OF SUPERWSORS DA TE FREDERICK COUNTY ZONING ADMINISTRA TOR DA 7F t9RGINIA DEPARTMENT 7RANSPORTA 77ON DA 7F CITY OF WINCHESTER DA 7F FREDERICK COUNTY SANITA77ON AUTHORITY DA 7F OWNER'S CONSENT THE ABOVE AND FOREGOING SUBDIHSION OF THE LAND OF ✓ASBO, INC. AS APPEARS IN 77 -IE ACCOMPANYING PLAT, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND 7RUSTFES, IF ANY. NOTARY PUBLIC STATE OF COUNTY OF TO—{HT.• /, A NOTARY PUBIC IN AND FOR THE COUNTY AND STATE AFORESAID, DO HEREBY CER77FY THAT HHOSE NAMES ARE 516NE0 7O THE FOREGOING FFR+/T1N0 DATED HAVE PERSONALLY APPEARED BEFORE ME, IN MY COUNTY AFORESAID, AND ACKNOKOGED 7HE SAME. GIVEN UNDER MY HAND 7HIS DAY OF 19 MY COMM/SSION EXPIRES NOTARY PUBIC TH Ori lrj PLAT SHOWING SUBDI14SION o r OF THE PROPERTY OF JASBO, INC. - DEED BOOK 917 PAGE 1294 C ar a s, r. No. 0019 5 BACK CREEK MAGISTERIAL DISTRICT ✓L FREDERICK COUNTY, WRGINIA -S % DATE- JANUARY 29, 1999 SCALE: 1 "=200' L ¢ 9h'D SURVE�O ✓08 ,¢f 198-835 SHEET 1 OF 3 MARSH & LEGGE SWINCHE TER, VIRGINIAS22601 I Land Surveyors, P.L.C. PH �540) I� FAX 667-0469 A17,JOIAIFRS TAR/ F No. OWNER NOW OR FORMERL Y TAX MAP ID DB/PG ZONE USE 1 7Rl—COUNTY V/RG/N/A OIC 63—A -59D 659 605 Ml LOCAL GOV 2 BRUCE DAWSON 63—A -59B 747 1005 RA RESVENRAL 3 POTOMAC EDISON COMPANY 63—A -59E 72216J5 Ml 0THER 4 POTOMAC EDIS'�r ON COMPANY 62—A -8^ 1 746154J M1 OTHER,,/ 5 D. A�LE,pI CARL E YI E OL -A -OL 7.J 0 j02 B3 COMM IND 6 MEL 14N K. & ANNA LEE SANDY 74—A-83 14191408 RA RESIDENTIAL 7 KITTY HOCKMAN NICHOLAS 74—A -67B 1601728 RA RESIDEN77AL B KI7TY HOCKMAN NICHOLAS 74—A -67A 16101728 RA RESIDEN77AL 9 KITTY HOCKMAN NICHOLAS 74—A-67 175411418 RA AGR/ UNDEV SURVEYOR'S CER17FICA TE / HEREBY CER77FY THAT THE LAND CONTAINED IN THIS FINAL PLAT OF SUBDIVISION IS THE LAND CONVEYED TO JASSO, INC., DESIGNATED AS TAX MAP NO. 63—A-60, INDEED BOOK 917 AT PAGE 1294 RECORDED /N THE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY, VIRGIN/A. ra �' NO TES: 1. NO 777LE REPORT FURNISHED. 2. PROPERTY IDEN77FICA7701V NO. 63—A-60 AND IS ZONED Ml. J. EASEMENTS OTHER THAN SHOWN MAY EXIST. 4. 7R6 — TELEPHONE RISER BOX -O- — U77LITY POLE OHW — OVERHEAD WIRE HMF — HIGHWAY MONUMENT FOUND IRF — REBAR FOUND CMF — CONCRE7F MONUMENT FOUND IRS — REBAR SET IPF — IRON PIPE FOUND WALLS, ✓R. AREA TABULA TION LOT 1 = 8.7760 ACRES LOT 2 = 8.8243 ACRES LOT 3 = 8.8062 ACRES LOT 4 = 8.8174 ACRES LOT 5 = 8.7653 ACRES R/W TO BE DEDICA7FD = 1.6836 ACRES TOTAL AREA = 45.6727 ACRES Z,D PLAT SHOWING TH OF SUBDIOS/ON o G' OF THE PROPERTY OF f JA SBO, INC. ha s, r. DEED BOOK 917 PAGE 1294 No. 0019 BACK CREEK MAGISTERIAL DISTRICT FREDERICK COUNTY VIRGINIA 2--,—q ? DA 7F• JANUARY 29, 1999 SCALE 1 "=200' Z4 D SUF qS' 01 - JOB f 198-835 SHEET 2 OF 3 ^ Dc �? MARSH & LEGGE WINCHESTER, VIRGINIA 22601 560 NORTH IAUDOUN STREET 4� � Land Surveyors, P.L.C. PHFAAX �5401 667-0469 I GRAPHIC SCALE 200 0 100 200 400 I 1 inch = 200 ft. CMF O I O P E. CO." CMF OS 4070'1= 12 4 POND J PROPOSED 50' LOT 1 �I INGRESS -EGRESS 8.7760 ACRES `O EASEMENT /RS IRS IRS N 40'41'42- W 1009.35' N 444022" W ZI°.1 L O T Z 198.73' C Iv 8.8243 ACRES N 1.6836 ACRES TO BE DED/CA TED TO THE COMMONWEAL TH OF WRGIN/A IRS FOR F1/7URE ROAD WIDEN/YI v N 444022" W 1195.47' IRS p w REMAINS OF ------O OLD SHED -0-___ —OHW _''e`- I (n i 1 ----OHW 1� o"W—- LOT 3 sHED tiI�I Z • 8.8062 ACRES O /RS N 444022" W 1186.38' r w VI LOT 4 `^t O h8.8174 ACRES \, of O lRS N 444022" W 1177.21' /PF N Ov IRS v De/to 085147" o i L 0 T 5 Ton 63.59 �! 8.7653 ACRES Rod 820.50 7 TRB Arc 126.92 R RF IRF Chord S 4053'44" W 126.80 /RS ---- --- - Ni40t7157" W 1183.05' GRA VEL /RS - -------- = "..'!..az TRB ROAD ---- — , ----- `---------- O SOLDIERS, REST L 8 GRAva- ROAD-----==-- I 30 R/W O CJ PLAT SHOWINGSUBDIl4SION OF THE PROPERTY OF JASBO, INC.DEED BOOK 917 PAGE 1294 BACK CREEK MAG/STER/AL D/STR/CTFREDERICK COUNTY, VIRGINIADATE• JANUARY29, 1999 SCALE: 1=200' ✓OB # 198-835 SHEET 3 MARSH & LEGGE 5� HEs VIRGHUAS22601 Land Surveyors, P.L.C. PHONE (540) 667-0468 FAX 1540} 867-0489 s Jr P/C REVIEW: 03-03-99 BOS REVIEW: 03-10-99 Subdivision Application #10-99 VIOLA M. DESTEFANO LOCATION: The property is located at the intersection ofFront Royal Pike (Rt. 522) and Bentley Avenue. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-2-A PROPERTY ZONING & PRESENT USE: RP (Residential Performance) District; Land Use: Residential ADJOINING PROPERTY ZONING & USE: RP (Residential Performance) District; Land Use: Residential and vacant SUBDIVISION SPECIFICS: Subdivision of a 1.0282 -acre tract into two lots. REVIEW AGENCY COMMENTS: Department of Transportation: No objection to the subdivision of this property. This section of street is currently not in the State's Secondary Road System. However, all entrance design and drainage features must meet State requirements if the street is to be eligible for acceptance. A complete set of construction plans will be required for review. Sanitation Authority: Water and sewer is available to this property. County Engineer: We offer no comments at this time. We will perform a complete review at the time of building permit application. Fire Marshal: No issues of concern. Subdivision #10-99,Viola Destefano Page 2 February 19, 1999 Planning and Zoning: Public Meeting Requirement The Subdivision Ordinance requires that land divisions in the RP (Residential Performance) Zoning District, without an approved master development plan, be presented to the Board of Supervisors for final approval (§ 144-12-B). The Master Development Plan (MDP) requirement may be waived, and has been waived for this project, based on the scale of the subdivision proposal. This project contains land zoned RP, and does not contain an approved MDP; therefore, Board review and action is necessary. Staff Review This 1.0282 -acre parcel is zoned RP (Residential Performance), and is bounded by Front Royal Pike (Route 5225) and Bentley Avenue. There is an existing residence. Bentley Avenue is the entrance road into the Chapel Hill subdivision. Presently a private street, Bentley Avenue is being constructed to state standards, and will be placed into the state road system in the near future. The applicant of this subdivision is presently constructing Bentley Avenue and the Chapel Hill development. The 1.0282 -acre parcel currently contains one residence; the residence maintains an entrance onto Front Royal Pike. The proposed land division would create two lots; Lot 1 being 29,789 sq. ft. (containing the existing residence), and Lot 2 of 15,000 sq. ft. Lot 1 would maintain an entrance onto Front Royal Pike, while Lot 2 would gain access via Bentley Avenue. Lot 2 would be of comparable dimensions to the lots within the adjacent Chapel Hill subdivision. Based on these lot sizes, no open space and recreational amenities are required. After a review of the agency comments, there do not appear to be any significant concerns regarding this application. STAFF RECOAU ENDATION FOR 03/03/99 PLANNING COMNIISSION MEETING: Staff recommends approval of this subdivision application contingent upon the applicant's satisfying all review agency comments. O: W gendas\COMM ENTS9 SOBDI V ISI ON\Destefano. SUB Subdivision #10-99 PIN: 64-2—A Viola M. Destefano Produced ., and Development,.. .......:::.. APPLICATION AND CHECKLIST SUBDIVISION FREDERICK COUNTY VIRGINIA Date: 2/10/99 Application # 10 — Fee Paid Applicant/Agent: Address: DOVE & ASSOCIATES P.O. BOX 2033 WINCHESTER. VA 22604 Phone: (540) 667 - 1103 EDWARD W. DOVE CONTRACT Owners name: VALLEY DEVELOPMENT GROUP INC. Address: 2055 VALLEY AVENUE WINCHESTER, VA 22601 .F Phone: (540) 722 - 4100 Please list names of all owners, principals and /or majority stockholders: JAMES T. VICKERS GREGG UNGER Contact Person: JAMES T. VICKERS GARY DOVE I Phone: (540) 722 - 4100 MINOR SUBDIVISION ON THE PROPERTY OF Name of Subdivision: VIOLA M. DESTEFANO Number of Lots 2 Total Acreage 1.0282 ACRRES Property Location: INTERSECTION OF FRONT ROYAL RD. ,IIS. RT. 1 522 AND BENTLEY AVENUE (Give -State Rt. #,-name, distance and _direction. _from intersection) Magisterial District SHAWNEE Property Identification Number (PIN)) 64 - 2 -rAre-%M11 IMM 8 FEB 10 1999 ADEPT, OF PLANNING/DEVELOPMENT Property zoning and present use: RP RESIDENTIAL nu j C+ii i.iy^ property zonITLEJ aiiu Use : RF RESTIDE ffTAL AND VACANT Has a Master Development Plan been submitted for this project? Yes No g If yes, has the final MDP been approved by the Board of supervisors? Yes No What was the MDP title? N/A 1{ Does the plat contain any changes from the approved MDP? Yes No If yes, specify what changes: N/A a Minimum Lot Size (smallest lot) 15,000 S.F. Number and types of housing units in this development: Number 2 Types SINGLE FAMILY RECEIVED 9 FEB 10 1999 DEPT, OF PLMNINGIDEVELOPMENT En Imm MINOR SUBDIOS/ON ON THE PROPERTY OF V70LA M. DESTEFANO DEED BOOK J82 PAGE 65 SHAWNEE DIS77?ICT fRED£RICK COUNTY VIRGINIA NOTES. 1) THE PROPERTY DELINEATED ON THIS PLAT /S SHOWN ON TAX ASSESSMENT MAP ,f 64-2-A. 2) CURRENT ZONING OF PARENT TRACT.- RP,- USE• SINGLE FAMIL Y RESIDENTIAL (SUBURBAN) 3) THE PROPERTY SHOWN HEREON IS LOCATED IN FLOOD ZONE C" AS SHOWN ON FEMA. MAP COMMUNITY NO. 510063, PANEL 0100 B, DA7ED 7-17-78. 4) REBAR WILL BE SET AT ALL PROPERTY CORNERS SUBDI VISION ADMINIS7RA TOR DA 7F SANITA77ON AUTHORITY DATE IiDOT DA 7F f7RE MARSHALL DATE COUNTY ENGINEER DA 7F DA 7F.- DECEMBER 21, 1998 SCALE: 1" = 40' THIS PLAT HAS BEEN PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT WO 98467 AND DOES NOT NECESSARILY INDICATE ALL ENCUMBRANCES ON THE PROPERTY. �/ !! ENGINEERS Dwa PLANNERS & ASSOCIATES SURVEYORS 3078 SHAWNEE DRIVE P.O. BOX 2033 SHEET 1 OF 3 WINCHESTER, VIRGINIA 22601 (540)667-1103 kn lop �LY .ter EDWARD W. DOVE 9 CERT. NO. 54-17/-3(A/) 964 OWNER'S CONSENT THE FLA7771VG OF THE PROPERTY SHOWN HEREON FOR BOUNDARY UNE ADJUSTMENT PURPOSES IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNER(S), PROPRIETORS, AND TRUSTEES, IF ANY. Y. n �17r y DATE DA TE STATE OFIfol COUNTY OF �l /� 'f'!:.('Il 1/� l y -.l -1 To-wT- " ` �DF I/ 1 A NOTARY PUBLIC IN AND FOR THE COUNTY AND STATE AFORESAID, DO HEREBY 77FY 7HAT 1- 01 F+ f --- ILe rAn i 7 WHOSE NAMES ARE SIGN® TO THE FOREGOING W 177NG DATED // 7 Jg i HAVE PERSOTVALLY APPEARED BEFORE ME; TN MY COUNTY AFORESAID, AND ACXNOW- •' LEDGED 7N£ SAM . UNDER MY D THIS �� DAY OF 1 GI19% 7�:. e _ NOTARY #JBIX / MY COM SSION EXPIRES STA 7E OF COUNTY OF DO HEREBY CER77FY THAT _ DA7ED LEDGED THE SAME. GIVEN UNDER MY HAND THIS NOTARY PUBLIC MY COMMISSION EXPIRES DATE• DECEMBER 21, 1998 70-Wr.- A NOTARY PUBLIC /N AND FOR THE COUNTY AND STA 7E AFORESAID, WHOSE NAMES ARE SIGNED TO 7HE FOREGOING WRI77NG HAVE PERSCNALLY APPEARID BEFORE ME; IN MY COUNTY AFORESAID, AND AC IVOW- DAY OF 19 - DA 7E- 9 SCALE: f" - 40' IIS PLAT HAS BEEN PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT I {�� 98467 ID DOES NOT NECESSARILY INDICATE ALL ENCUMBRANCES ON THE PROPERTY. ENGINEERS PLANNERS ASSOCIATES SURVEYORS 3078 SHAWNEE DRIVE P.O. BOX 2033 WINCHESTER, VIRGINIA 22601 (540)667-1103 SHEET 2 OF T EDWARD W. DOVE 9 CERT. NO. 54-17-3(A),964 MINOR SUBDIVISION Sz ON / MADE AN ACCURATE SURVEY OF THE PREMISES THE PROPERTY OF '...._. .. Ati `:'lei._i••:'l'=.`......`_,'�'?s•'_ NORTH OF RE -CORD 300A: d'Q0 =3t�`_'.� Y':. CURB 14CLA M. DESTEFANO RS S 05_42_'12" E 151._20' Rs DEED BOOK 382 PAGE 65 p0 40 �T SANITARY ---- " — OO M/H 20' FCSA SAN. SE1S£R 10' BRL EASEMENT PROPOSED 10' — SAN. SEW. E-Wr --7 — — -----------111 — ---- 1 inch = 40 tL DEED BOOK 382 PAGE 65 WALK THIS PLAT HAS BEEN PREPARED WITHOUT THE BENERT OF A TITLE REPORT AND DOES NOT NECESSARILY INDICATE ALL ENCUMBRANCES ON THE PROPERTY. lti OMER: DESIEFANO LOT 2 m GAS �ALTH OF 15, 000 SO. FT.' VA ✓£ Lf I —mIt Cl �F }.r.j II ' BRB_ �� RCP 10 INLET - U a RS EDWARD W. DOVE j Rs154. •��• W N 11:3719 '. 3078 SHAWNEE DRIVEP.O. Q. i. 0i ACRS 25'BRL BOX 2033 SHEET .i of 3 WINCHESTER, VIRGINIA 22601 :^ f!' PA CONC.qz (540)667-1103 RTCiPY i7Pgd/E- o zs l •^ylV� `- No 'rPos7';D h ..'o O 1.5' OIH STOOP i COD j �^ LOT 1 �� GRAPE �^ 29,789 SO. FT. .--� DIV 1 i GAP WALK t i 35' BRL ASPHALT — — D/W RS RCP.• HYDRANT 20' FCSA WA TER O HIRES UP RSA.A EASEMENT N 053836' W 15L1T /NLET i FRONT ROYAL ROAD N U.S. ROU7F 522 (VARIABLE WIDTH R/W) MINOR SUBDIVISION THIS /S TO CER77FY THAT ON DECEMBER 21, 1998 ON / MADE AN ACCURATE SURVEY OF THE PREMISES THE PROPERTY OF SHOWN HEREON, AND THAT THERE ARE NO'EASE- MENTS OR ENCROACHMENTS WSIBLE ON THE 14CLA M. DESTEFANO GROUND OTHER THAN THOSE SHOWN HEREON. DEED BOOK 382 PAGE 65 p0 40 �T BO NOTES- • SHAWWEE D/57R/CT -'�_ L TAX ASSESSMENT MAP NO. 64-2-A FREDERICK COUNTY 14RGINIA - - 2. CURRENT INSTRUMENT IN CHAIN OF 777LE IS 1 inch = 40 tL DEED BOOK 382 PAGE 65 J. RS - REBAR 70 BE SET THIS PLAT HAS BEEN PREPARED WITHOUT THE BENERT OF A TITLE REPORT AND DOES NOT NECESSARILY INDICATE ALL ENCUMBRANCES ON THE PROPERTY. DATE.. DECEMBER 21, 1998 SCALE.' 1' = 40' - OMER: DESIEFANO W.O. / 98467 �ALTH OF FLOOD NO 7E - ZONE: C COMMUNITY NO.• 510063 PANEL- 0115 B DA 7F.- 7-17-78 Lf I —mIt Cl ENGINEERS - U a PLANNERS EDWARD W. DOVE j & ��TES SURVEYORS CERT. NO. 54-17-3(A) 964 3078 SHAWNEE DRIVEP.O. �d BOX 2033 SHEET .i of 3 WINCHESTER, VIRGINIA 22601 SUR��� (540)667-1103