HomeMy WebLinkAbout10-06 Applicationro
July 3, 2007
Mark Cheran, Zoning and Subdivision Administrator
Planning Department
County of Frederick
RE: Rezoning Application #10 -06 of Albin Center
Mark,
Please consider this a formal request to withdraw from consideration, Rezoning
Application #10 -06 of Albin Center for David A Linda W. Hicks (TM #42 -A -249).
Sinc
c
v
Michael M. Artz, L.S.
JUL 3 2007 �1
Artz Associates, P.L.C.
16
at Piccadilly Street
Winchester, VA 22601
540 -667 -3233 540 -607 -9 I bb (Fax)
Toll free 500-755-7320
mikeartz @shentel.net
REZONING APPLICATION #I0 -06
ALBIN CENTER
Staff Report for the Planning Commission
Prepared: September 1, 2006
Staff Contact: Susan K. Eddy, Senior Planner
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on this
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report.
Reviewed Action
Planning Commission: September 20, 2006 Pending
Board of Supervisors: October 11, 2006 Pending
PROPOSAL: To rezone 2.07 acres from RA (Rural Areas) District to B2 (General Business) District.
with proffers.
LOCATION: The property is located on the east side ofBryarly Road (Route 789) approximately 800
feet south of the intersection with Burnt Church Road (Route 678).
MAGISTERIAL DISTRICT: Gainesboro
PROPERTY ID NUMBER: 42 -A -249
PROPERTY ZONING: RA (Rural Areas) District.
PRESENT USE: Vacant
ADJOINING PROPERTY ZONING PRESENT USE:
North: RA (Rural Areas)
South: RA (Rural Areas)
East: RA (Rural Areas)
West: RA (Rural Areas)
PROPOSED USES: Commercial use
Use: Residential CUP Cottage Occupati on
for a Hair Salon
Use: Vacant Residential
Use: Undeveloped
Use: Residential
Rezoning #10 -06 Albin Center
September 1, 2006
Page 2
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The documentation within the application to rezone this property
appears to have a measurable impact on Route 789. This route is the VDOT roadway which has been
considered as the access to the property referenced. VDOT is conditionally satisfied that the
transportation proffers offered in the Hicks Office 11 application dated April 10, 2006 addresses
transportation concerns associated with this request. VDOT is satisfied with the proposed entrance to
the subject site from Route 789. VDOT will consider the right out only access point to Route 522
South. After careful consideration of the use of U -turns along a high speed primary route such as Route
522, with the major goal of moving traffic rapidly, VDOT has determined it would not be appropriate to
encourage a situation where vehicles are making a U -turn on the high speed roadway. There is an
acceptable crossover already at Route 789. With some improvements to the decel and storage lanes at
the crossover at the intersection of Route 789, VDOT has determined this is the safest and therefore
preferred method for the traveling public to access this proposed project. If the developer chooses to
accept the primary access to this site to be from Route 789 and the possible right out only onto Route
522, VDOT will support the rezoning. 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 General 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: Plan approval recommended.
Public Works Department: We have completed our review of the proposed rezoning request for the
Hicks' Office II project and offer the following comments: 1. Refer to Traffic Impacts on Page 1:
Explain or clarify the intent of the right in/right out entrance on Bryarly Road. Indicate if this
requirement is intended to prohibit left turns from the site onto Bryarly Road and left turns from Bryarly
Road into the site. 2. Refer to Sewage Conveyance on Page 2: Provide a copy of the Virginia
Department of Health approval letter for our records to verify the adequacy of the soils /drainfield to
support the intended use. 3. Refer to Drainage, Page 2. Stormwater drainage will be an important issue
to developing this site. Offsite drainage improvements may be required depending on the impacts
created by the proposed development. It appears that the existing topography serves as a very large
detention/retention basis significantly minimizing the downstream impacts. Changing the routing and
time of concentrations may adversely impact the downstream areas. The discussion indicates the use of
an underground detention/infiltration facility. Frederick County prohibits the use of infiltration galleries
especially in karst areas. The discussion of the drainage needs to be expanded to address the above
issued. 4. Refer to Water Supply, Page 2: Indicate the proposed location of the well referenced in the
discussion. 5. Refer to the Proffer Statements Under Structural Development. C.1: Under statement
number 1 the applicant proffers to limit development on the parcel to a maximum of 40,000 square feet.
This conflicts with the 23,000 square feet of development referenced under Traffic Impacts, page 1 of
the impact analysis. Resolve this conflict.
Rezoning #10-06 Albin Center
September 1, 2006
Page 3
Frederick Winchester Service Authority: Not serviced by public utilities.
Sanitation Authority: We do not serve this area.
Frederick Winchester Health Department: Health Department has no objection to the rezoning
request as stated.
Frederick County Public Schools: Based on the information provided that states no residential units
will be part of the rezoning, there will be no impact to the school population upon buildout.
Winchester Regional Airport: The proposed rezoning request has been reviewed and it appears that it
will not impact operations at the Winchester Regional Airport.
Frederick County Attorney: It is my opinion that the Proposed Proffer Statement is generally in a
form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia,
subject to the following comments: 1. I would suggest, for uniformity and easy reference purposes, that
the details of the zoning, owners, property, etc., be summarized at the beginning as set forth on the
enclosed format. This format has been used in all recent proffer statements. 2. The staff should review
the list of land uses for which the property is to be limited in Proffer A to confirm that all the uses are
permitted uses in the B2 District. Also note that "general retail" is one of the land uses which would be
permitted. 3. In Proffer C2, it purports to limit the structural height to 60 feet. It is my understanding
that the maximum height permitted in the B2 District is 35 feet. 4. In Proffer C4, which proffers to
develop the structure in "substantial conformance' with a particular rendering, the rendering should be
referenced in the proffer as being attached to the proffer, and the rendering should be attached. 5. A
clerical correction needs to be made in the second line of Proffer D, to correct the beginning of the line
to state "...to two (2)... 6. In Proffer F the timing ofthe payment ofthe proffer should be clarified by
providing that the cash payment will be made at the time of the issuance of the first building permit, in
the event more than one building permit would be required for the development. 7. I note that there is
no Generalized Development Plan referenced in the Proposed Proffer Statement. Therefore, the layout
of improvements on the property and the specific location of entrances is not limited by the proffers. It
should be noted that I have not reviewed the substance of the proffers as to whether the proffers are
suitable and appropriate for the rezoning of this specific property, or whether other proffers would be
appropriate, as it is my understanding that that review will be done by the staff and the Planning
Commission.
Historic Resources Advisory Board: The Frederick County Historic Resources Advisory Board
(HRAB) considered this rezoning proposal during their meeting of June 20, 2006. The HRAB reviewed
information associated with the Frederick County Rural Landmarks Survey Report as well as additional
information associated with a previous site visit by staff, Maral Kalbian and David Edwards of the
Virginia Department of Historic Resources. The subject parcel was the site of one of the older houses
in the Albin Community Center (DHR #34 -543), which as demolished sometime prior to review by the
Historic Resources Advisory Board. The now vacant site is adjacent to another older structure in Albin
(DHR #34 -542) which has been preserved and is not used for commercial purposes through a
conditional use permit which was granted by the County. The site is also in close proximity to the
Rezoning 10 -06 Albin Center
September 1, 2006
Page 4
Edwards House (DHR #34 -545) and the Faith Revival Center (DHR #34 -544). While the structures
adjacent and near the subject site may not be listed individually as "potentially significant it was
determined in April of 2004 that the Albin Rural Community Center is potentially eligible as a historic
district as a whole collection. The application states that the applicant proposes to construct a two story
office building, which would consist of approximately 20,000 square feet (not to exceed 40,000sf) on
this 2.07 acre parcel, which could potentially be as tall as 60 feet. The HRAB feels that this proposed
development is completely incompatible with the character and context of the Albin Rural Community
Center and therefore cannot support the application as submitted. The HRAB recognizes that all of
the adjacent buildings are contributing structures to the potential Albin historic district. If this property
is developed for commercial use, the HRAB suggests the following be considered to mitigate impacts
on historic resources: Building Layout: Given the size of the surrounding structures and all the other
structures in the community, a building that is 20,000 (up to 40,000) square feet in size will be out of
place in this community; a smaller structure (or structures) would be more appropriate. The use of
multiple structures on the site that do not exceed 2,000 square feet is encouraged so that the
development would blend in with the community. Proposed Zoning District: The rezoning
application proposes that the zoning be changed from RA (Rural Areas) to B2 (Business General). The
HRAB believes that the proposed B2 is too intensive for the existing community and recommends that
the application be revised to request the B1 (Neighborhood Business) Zoning District. Building
Schematic: The design concept for "Alban Center" that has been proffered for the site does not fit in
with the surrounding community. A schematic that fits in with the community and utilizes materials
that are found on structures in the community should be designed and utilized. Height of Buildings:
The applicant has proffered a building height of 60 feet, which is what the Zoning Ordinance permits
for offices in the B2. This proposed building height will completely dwarf every structure in the entire
community. The HRAB suggests the applicant consider a building height that is more compatible with
surrounding land uses, such as 25 feet. Archeological Study: Since the site was demolished without
an inventory completed for the historic structure, a Phase I archeological study needs to be done for the
site.
Planning Department: Please see attached letter dated May 12, 2006 from Susan K. Eddy, Senior
Planner.
Planning Zoning:
1) Site History
The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this
property as being zoned A -2 (Agriculture General). The County's agricultural zoning districts
were combined to form the RA (Rural Areas) District upon adoption of an amendment to the
Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the
zoning map resulted in the re- mapping of the subject property and all other A -1 and A -2 zoned
land to the RA District.
2) Comprehensive Policy Plan
The Frederick County Comprehensive Policy Plan is an official public document that serves as
Rezoning #10 -06 Albin Center
September 1, 2006
Page 5
the community's guide for making decisions regarding development, preservation, public
facilities and other key components of community life. The primary goal of this plan is to
protect and improve the living environment within Frederick County. It is in essence a
composition of policies used to plan for the future physical development of Frederick County.
[Comprehensive Policy Plan, p. I -1]
Land Use
The site is located outside of the Urban Development Area (UDA) and Sewer and Water
Service Area (SWSA). The Comprehensive Plan (6 -8) states "though some business and
industrial uses are located outside of the Urban Development Area and the Sewer and Water
Service Area, future proposals for such uses outside of these service areas should be given
careful consideration The Comprehensive Plan (6 -12) further states that "business and
industrial areas need to be served by public sewer and water
The site is in the area generally designated in the Comprehensive Policy Plan as the Albin Rural
Community Center. The Comprehensive Man is not specific on policies for the Albin Rural
Community Center. The Plan (6 -45) speaks to the need to "allow these centers to continue to
serve their traditional functions without spoiling their rural character It calls for more
commercial uses in some rural community centers, but for others, including Albin, the Plan (6-
74) says to "consider proposals for commercial development on an individual basis For the
rural community centers where commercial development is sought, and again Albin is not one
of these, the plan promotes "village commercial development" at a "scale and nature that is
appropriate for each community center
Staff note: A large office building outside of the UDA or SWSA is not consistent with the
Comprehensive Policy Plan. The general policies for the rural community centers allow
consideration of commercial uses in those centers. Typical commercial uses in the rural
community centers include general stores, banks and restaurants. In this case however, the
proposed office use is not designed to primarily serve the local community. Further, an office
building 60 feet in height with 25,000 square feet offloorspace as proposed, will be out of
character with, and overwhelm, its surroundings and will not contribute to the rural
character. Buildings in this area are approximately 25 feet in height with 2,000 square feet
offloorspace (see photo #2). (The office building under construction on Burnt Church Road
(see photo #3) is 35 feet in height with 7,100 square feet offloorspace, and it is much larger
than the surrounding buildings.) The HRAB provided more detailed comments (see above)
on the incompatibility of the proposed design, size, height and use of this building.
The Comprehensive Policy Plan recommends a number of design features for business
properties. These include landscaping, screening and controlling the size and number of signs.
Typical signage in rural areas of the County (non -UDA non -SWSA) is 50 square feet. While
general office buildings in the B2 District are allowed up to 60 feet in height, Section 165
24B(6) of the Zoning Ordinance requires the Planning Commission to review the site
development plan if the building is adjacent to existing residential uses. The Planning
Commission may require increased or additional distance buffers at the site plan stage.
Rezoning #10 -06 Albin Center
September 1, 2006
Page 6
Staff note: The applicant has not proffered any landscaping, screening or buffering above
that which is required by County Ordinance. Approval of the GDP, which shows the
building location, would make it impossible for the Planning Commission to require a larger
buffer at the site plan stage. The applicant has proffered two monument signs, but is seeking
signs 100 square feet in area, the maximum allowed by ordinance, not the 50 square feet
typically found in a rural area.
Transportation
North Frederick Pike (Route 522) is designated as a major arterial road. According to the
Comprehensive Policy Plan, major arterial roads provide for statewide and interstate travel.
Higher speeds and free traffic flows are maintained. Direct access from land uses to arterial
roads should be limited. Access to these roads from private driveways should be discouraged.
For this proposed use to function as part of the Albin Rural Community Center, it should be
accessed from the rural community center, not from Route 522. Access to the site should be
limited to one entrance on Bryarly Road. This is consistent with the recent Old Massey Store
rezoning (REZ #09 -04), the Winchester Equipment rezoning (REZ #04 -01) and the conditional
use permit (CUP #04 -98) for the miniature golf facility in the Gainesboro rural community
center.
Staff note: As stated in the VDOT comment, VDOT was only satisfied with this application if
a full entrance was constructed on Bryarly Road and a right -out only exit constructed on
Route 522. The GDP shows a right -in /right -out entrance on Route 522, contrary to VDOT's
recommendation.
3) Site Suitability /Environment
The site does not contain any environmental features that would either constrain or preclude site
development. In particular, there are no identified areas of steep slopes, floodplain or
wetlands /hydrologic soils on the parcels identified in this application.
The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils
comprising the subject parcel fall under the Frederick Poplimento- Oaklet soil association. The
soil types on the site include Timbervillc silt loam (map symbol 40B), Frederick- Poplimento
loams (map symbol 14B) and Frederick- Poplimento loams very rocky (map symbol 16C).
Frederick- Poplimento loams (map symbol 14B) and Timberville silt loam (map symbol 40B),
are considered prime farmland. The characteristics of this soil type and any implications for site
development are manageable through the site engineering process.
Staff Note: The Public Works Department expressed strong concern with the stormwater
drainage on the site.
Rezoning 10 -06 Albin Center
September 1, 2006
Page 7
4) Potential Impacts
A. Transportation
A full Traffic Impact Analysis (TIA) was not prepared for this project. The traffic impact
analysis prepared for this application assumed a maximum land use intensity of 25,000 square
feet of office use. Using trip generation figures from the I.T.E. Trip Generation Manual 7 111
Edition, the proposed rezoning is projected to generate 200 -300 average daily trips (ADT).
Staff Note: The applicant modeled the traffic for an office use, which does not have a high
traffic count. The proffer statement allows full retail use of the site and retail use would
generate approximately 1,075 average daily trips. A revision to the TIA is required to model
the worst case scenario.
B. Sewer and Water
The area is not served by public water and sewer. The applicant has not provided evidence that
a well and drainfields to support this office development can be provided on -site. In addition,
the soil of the site has been disturbed for many months (see photo #1), which may also impact
the ability of the site to accommodate a primary and reserve drainfield.
C. Community Facilities
In recognition of the impacts that may be realized by the community to the Fire and Rescue
Services, the applicant has proffered a contribution in the amount of $2,000 to Frederick County
for Fire and Rescue purposes. The timing of this contribution is dependant upon a future
building permit.
5) Proffer Statement Dated April 10, 2006 and Revised August 10, 2006
A) Land Use
The applicant is limiting the uses allowed on the site to the following offices, medical
offices, a small restaurant, a sign shop, general retail and video rental.
Staff note: General retail is not a term used in the County Zoning Ordinance. If the
applicant intends to allow, for example, general merchandise stores (SIC #53) this
should be clearly stated. The proffer as written might be construed to mean all uses
in the SIC retail trade grouping (SIC #52 -59), which includes used car dealers. In
addition, a 25,000 square foot retail building would have a different health system
requirement than a 25,000 square foot office building.
B) Generalized Development Plan
The applicant has proffered a Generalized Development Plan (GDP) dated August 10,
2006. It is very detailed and shows the location of a 2 -story (25,000 square foot) office
building. It shows a full entrance on Bryarly Road and a right -out entrance, with the
ability to convert to a right- in/right -out entrance, on North Frederick Pike (Route 522).
It shows a tree reserve area, the drainfield locations, specific buffers, parking spaces,
Rezoning #10 -06 Albin Cente
September 1, 2006
Page 8
and the location of two monument signs.
Staff note: The GDP is unusually detailed. It locks the applicant into a particular
design with specifics that may not be appropriate at a rezoning stage. Staff and
review agencies did not evaluate this GDP as a site plan. Not all aspects of tyre GDP,
including the buffers, meet County Ordinances and these will need to be modified.
The entrance on Route 522 does not conform to the VDOT comments, which
expressly endorse only a right -out onto Route 522. Staff strongly suggests that the
applicant submit a simplified GDP or withdraw the GDP entirely.
C) Site Access
A maximum of two entrances are proposed, one on Bryarly Road (Route 789) and one
on North Frederick Pike (Route 522).
D) Structural Development
The development is limited to 25,000 square feet of structural area. The height is
limited to 60 feet. Similar construction material (brick, vinyl or dry vit) will be used on
all building walls. The roof will be standing seam metal or dimensional shingle
construction. The structure will be developed in substantial conformance with the
perspective rendering entitled Albin Center.
Staff note: Structural area is a vague term. Staff would prefer the word floor area as
that is the term used in the Zoning Ordinance. Two rendering are included with this
application. The proffer statement should therefore refer to the perspective
"renderings
E) Business Signs
Signage on the site will be limited to two freestanding monument signs, not to exceed
twelve feet in height.
Staff note: The text of the proffer states the signs are limited to twelve feet in height,
but the number listed is ten feet. As stated earlier, the applicant is seeking the
maximum sign face allowed by ordinance (100 square feet, 150 square feet if it is a
franchise).
F) Outdoor Storage
Outdoor storage will be prohibited on the site.
G) Monetary Contribution
The applicant has proffered $2,000 to the Fire and Rescue Services.
Rezoning #10-06 Albin Center
September 1, 2006
Page 9
STAFF CONCLUSIONS FOR 09/20/06 PLANNING COMMISSION MEETING:
This application is not consistent with the Frederick County Comprehensive Policy Plan. Large office
buildings should be located in the Urban Development Area (UDA) and Sewer and Water Service Area
(S W SA). Only small scale commercial uses that serve local residents and protect the rural character are
sought in the rural community centers. The size, height, and scale of the proposed building is
incompatible with, and will overwhelm, the surrounding buildings in Albin. In addition. a commercial
use to serve the rural community center should be accessed from the rural community center, and
should not be designed to cater to passing motorists on Route 522. Access to the site should be limited
to Bryarly Road (Route 789).
Following the requirement for a public hearing, a recommendation
by the Planning Commission to the Board of Supervisors concerning this rezoning
application would be appropriate. The applicant should be prepared to adequately
address all concerns raised by the Planning Commission.
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Building Location Map
(42 -A -249)
0 35 50 100
Feet
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rorsed bu for Pk ;n Ce n}e.r
sl it. 0f (he
Fee Amount Paid as
Date Received 5 DA+
BOS Hearing Date
To be completed by Planning Staff
Zoning Amendment Number
PC Hearing Date C?
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: Ar.TZ A<_S oc /A7'E
Address: %a z a sr c c.&A /t-Ly 4rez T
2. Property Owner (if different than above)
i9,Y /o A. e G/nioA
Name: /c/cs
Address: Z. 3 N. ,r E!»ic,C.
h. /ivcf/F'STEJa Vt_
3. Contact person if other than above
Name: M/,eE Agra
Location map
Plat
Deed to property
Verification of taxes paid
1
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
Telephone: C4'd -64 3233
Telephone: 5 -3'3 cl 789
Telephone: 5 O (07 -32
4. Checklist: Check the following items that have been included with this application.
Agency Comments
Fees
Impact Analysis Statement
Proffer Statement
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:
7f v/n A.. gG,e;s
jests
6. A) Current Use of the Property: VACA-A1'T
B) Proposed Use of the Property: 2 Sro,ey Oicp /G€ gel/to/No, 03_Z)
7. Adjoining Property:
PARCEL ID NUMBER
USE ZONING
5e.t Afl cA/ &c z_ /5r 0 P ,c //-/T oc/r5
S. Location: The property is located at (give exact location based on nearest road and distance
from nearest intersection using road names and route numbers):
'41 SCV ARt y 7- 7 6 •47 4 zso y vas
cCf- ftl/Zc
,/./o .E rte. Szz
12
Na
Parcel Number
Owners Name
42 A,252
42,A 244
42 A 90
BARNHART, ELLEN B TRUSTEE
BARNHART, ELLEN TRUSTEE
ASHALLEN PROPERTIES, LC
1MLSON, LEE RITA
42 A 93
5
42 A 91
WRIGHT- SPINKS, FAYE D
6
42 A 92
MULLEN, MARTIN P DOROTHY A
i n-to-co
42A 102
BROWN, EITHA MAE
42 A 101
MICHAEL, WANDA L
42 4_100
MICHAEL, WANDA L
10
403
ROBINSON, JAMES D SHARON V
aa11
42 A 104
DILL, JAMES GLORIA
12
42 A_118
BAGEANT, REBECCA S
13
42A 119
FADELEY, KAREN K
x="°14
42 A 105
KIDWELL, JEREMY M
=15 A 106
BETHEL LUTHERAN PARSONAGE
16
42 A 117
KIDWELL, C ROBERT
17
42_A 116
KIDWELL C ROBERT
sr-18 42A 248
HESTER ROBERT H JR
r.-- 19
42 107
KIDWELL, C ROBERT BARBARA E
20
42A 247
HESTER, ROBERT H JR
21 42 A 253A
LAIL, GURCHARAN
4
22 42 A 108
KIDWELL, C ROBERT BARBARA E
23 42 A 109
FAITH REVIVAL CENTER
24
42 A 246
LINEWEAVER, RONALD L CHERYL A
25
42A 1 5
DAVIS, CHRISTINE ELLEN
26 42 A_2M'"
HICKS, DAVID A
27 42 A 279
ALI, MOHAMMED
4 28 42 A 251
ALI, MOHAMMED
Page 1 of 1
http: /gis.co. frederick. va. us /Freeance /Cl ient /PublicAccessl /printFrame.html 1/27/2006
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.
7Af e tZ Q Zy
9. Parcel Identification/Location: Parcel Identification Number
Magisterial: a /c/A/Es/3coo
Fire Service: G sa c,a o
Rescue Service :,a, /,/w5/s oao
Districts
High School:
Middle School:
Elementary School:
10. Zoning Change: List the acreage included in each new zoning category being requested.
Acres I Current Zoning 1 Zoning Requested
2 ,07
-Z
Total acreage to be rezoned
IvA
AI /A
AVA
11. The following information should be provided according to the type of rezoning
proposed:
Number of Units Proposed
Single Family homes: /VA, Townhome: ///A Multi-Family:
Non Residential Lots: N/A
Mobile Home: A/A Hotel Rooms: A04.
Square Footage of Proposed Uses
Office: 24 000 t Service Station: /y /a
Retail: Manufacturing: c l c
Restaurant: Warehouse: /t
Other: ,3
5 p644, /cc; Ge6A/4
toe PIZZA Shop
13
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): <atJIO ge-g-S
Lives 1 /'f /C.CS
a °A -/-1, s Ai
14
Date: /_6
Date: J`
Date:
Date: t fnVele.e
LINE
BEARING
DISTANCE
L1
S 18'09'25" E
76.62'
L2
N 30'07'12" E
57.55'
L3
S 70'01'23" E
122.33'
L4
S 74'48'00" W
60.39'
L5
N 84'45'39" W
85.93'
L6
N 78'30'53" E
155.26'
L7
N 53'44'24" E
229.79'
L8
N 86'47'00" W
177.37'
L9
S 03'13'00" W
146.09'
L10
S 86'04'42" E
258.68'
L11
N 65'20'46" E
23.19'
L12
5 24'44'04" E
39.87'
L13
S 68'19'24" W
29.09'
L14
N 77'23'50" W
97.35'
L15
N 18'51'15" E
35.70'
L16
5 76'17'40" E
74.87'
L17
5 44'49'18" E
72.51'
L18
5 1603'30" E
38.80'
NOTES:
1. BOUNDARY SHOWN HEREON WAS DETERMINED BY A FELD RUN SURVEY
PERFORMED BY ARE ASSOCIATES ON APRIL 25, 2005.
2. THIS PLAT I5 SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
3. NO TITLE REPORT FURNISHED.
4. CONTOUR INTERVAL IS 1 FOOT. ELEVATIONS ARE ASSUMED.
5. PROPOSED WELL LOCATIONS ARE APPROXIMATE. CONTRACTOR IS RESPONSIBLE FOR
MEETING ALL HEALTH DEPARTMENT REGULATIONS DURING INSTALLATION.
RAILROAD
SPIKE FOUND
Z
w ACRES
Or
J
TM #42 -A -251
ALI MOHAMMED
#050013358
S 76 3 6 50" E 180.94'
2.0475
LA
PROPOSED
GRAINFIELD
L10
REBAR
SET
I
N 77'23'50
TM #42 -A -248
ROBERT H. HESTER Jr.
RITA M.KAMLER- HESTER
843/142
DRAINFIELD LOCATION SURVEY of
2.0475 ACRES
REBAR
FOUND
PROPOSED
CLASS 38
WELL
GAINESBORO DISTRICT FREDERICK COUNTY, VIRGINIA
SCALE: 1 60' DATE: MAY 25, 2006
PRESENT OWNER:
DAVID A. LINDA W. HICKS
TM #42 -A -249 INST.# 050013756
PROJECT #21261
L =2 2.27'
R =5 69.51
A=02'21'10"
C LEN 212.26'
BRG =S 15'37'57" E
COUNTER- CLOCKWISE
POINT
PROPOSED
GRAINFIELD
L t&
LI
n
C
7;_ VIRGINIA
DEPT. OF
CPI HIGHWAYS
MONUMENT
FOUND
cp
O0 C
0"
REBAR
FOUND
SHEET 1 OF 1
Artz and Associates, PLC
A Subsidiary of Valley Engineering, PLC
LANG SLANTING LAND PLANNING DEVELOPMENT
16 East Piaoadly Street
MANCHESTER, VA. 22601 -4740
TEL 540 -667 -3233 FAX 540 -667 -9188
TOLL FREE 1 -000 -755 -7320