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PC 06-04-08 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia June 4, 2008 7:00 P.M. CALL TO ORDER TAB 1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting................................................................ (no tab) 2) April 16, 2008 Minutes.................................................................................................... (A) 3) Committee Reports.................................................................................................. (no tab) 4) Citizen Comments.................................................................................................... (no tab) PUBLIC HEARING 5) Conditional Use Permit #03-08 for James Christian, III, as a Taxidermist. This property is located at 376 Winding Hill Road (Route 674), and is identified with Property Identification Number 22-3-6 in the Gainesboro Magisterial District. Mr. Cheran....................................................................................................................... (B) 6) Urban Development Area (UDA) Boundary Clarification at Stonewall Industrial Park. Relocation of the UDA boundary from its existing location to Route 37 resulting in a reduction of the UDA of approximately 798 acres. Mr. Ruddy........................................................................................................................ (C) 7) Request of Thomas E. Fawcett to remove a parcel totaling 5+/- acres from the South Frederick Agricultural and Forestal District. The parcel is identified as Property Identification Number 61-A-45, located along Cedar Creek Grade (Route 622) in the Back Creek Magisterial District. Mr. Cheran....................................................................................................................... (D) 8) Request of Karl Copp to remove a parcel totaling 10+/- acres from the Double Church Agricultural and Forestal District. The parcel is identified as Property Identification Number 86-A-241, located along Double Church Road (Route 622) in the Opequon Magisterial District. Mr. Cheran....................................................................................................................... (E) FILE COPY PUBLIC MEETING (9) Master Development Plan #04-08 for Snowden Bridge, submitted by Greenway Engineering for a Residential Planned Community on 231 acres zoned R4 (Residential Planned Community) District. The properties are located on the south side of the Old Charles Town Road (Route 761) and Jordan Springs Road (Route 664) and east of Milburn Road (Route 662), and are identified with Property Identification Numbers 44- A-292, 44-A-293 and 44 -A_ -31A in the Stonewall Magisterial District. Mr. Lawrence................................................................................................................... (F) 10) Other C� • • 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 April 16, 2008, PRESENT: June M. Wilmot, Chainnan/Mennber at Large; Roger L. Thomas, Vice Chairman/Opequon District; Richard C. Ours, Opequon District; Christopher M. Mohn, Red Bud District: Gregory S. Kerr, Red Bud District; Gary R. Oates, Stonewall District; Cordell Watt, Back Creek District; Greg L. Unger, Back Creek District; Lawrence R. Ambrogi, Shawnee District; Charles E. Triplett, Gainesboro District; George J. Kriz, Gainesboro District; Gary Lofton, Board of Supervisors Liaison; and Roderick Williams, Legal Counsel. ABSENT: Richard Ruckrnan, Stonewall District; H. Paige Manuel, Shawnee District; STAFF PRESENT: Eric R. Lawrence, Planning Director, Mark R. Cheran, Zoning & Subdivision Administrator; Candice E. Perkins, Senior Planner; and Renee' S. Arlotta. Clerk, CALL TO ORDER & ADOPTION OF AGENDA Chainnan Wilmot called the meeting to order at 7:00 p.m. Upon motion made by Conunissioner Kriz and seconded by Conunissioner Triplett, the Plamning Conunission unanimously adopted the agenda for the April 16, 2008 meeting. MINUTES Upon motion made by Commissioner Kriz and seconded by Commissioner Triplett, the meeting minutes of March 5, 2008 were unanimously approved as presented. COMMITTEE REPORTS SIC - NAICS Work Group Conunissioner Oates reported the SIC-NAICS Group is working on the M1 (Industrial Lunited) District section of the zoning ordinance. He said after lengthy discussion, the group decided to pursue creating a zoning district between B3 and M 1, which is tentatively called OM (Office Manufacturing). Conunissioner Oates said this new zoning district would work well with what is planned for the Route 277 Study. Frederick County Planning Commission Page 2232 Minutes of April 1C,, 2008 �jj l g U Un!f F T -2— Route 277 Triangle & Urban Center Land Use Study — 04/14/08 Mtg. Conunissioner Moh n reported that the conunittee forwarded a recommendation to accept the working group's recommended policies and the land use map. He said the recommended policies and map will be forwarded to the Planning Commission next month. Comprehensive Plans & Programs Subcommittee (CPPS) — 04/14/08 Mtg. Conunissioner Kriz reported that the CPPS recommended approval and fornvarded the Route 277 Triangle & Urban Center Land Use Study. In addition, the CPPS set up the standing conunittees with Community Facilities being chaired by James W. Golladay, Jr., the Comprehensive Plans being chaired by John Light; and the Small Area Studies being chaired by Chris Mol -in. Environmental Subcommittee Chairman Wilmot reported that the Enviroimnental Subconunittee has been meeting every other week since December. She said the subconunittee is anxious to begin reviewing policies and structure for that particular portion of the Comprehensive Policy Plan. Historic Resources Advisory Board (HRAB) — 04/15/08 Mtg. Conmlissioner Oates reported that the HRAB reviewed the final draft of their work for the Comprehensive Policy Plan and members will proofread the final draft and email back to staff, if there are any changes. Otherwise, it will be forwarded to the Comprehensive Plans & Programs Subcoininittee (CPPS) for review and inclusion in the Comprehensive Policy Plan. Conunissioner Oates also reported that Angela Crone, Planning Teclunician, provided a preview of the web page she created for the HRAB and members were pleased with the product. Commissioner Oates said that Ms. Crone will be leaving the County's employment at the end of the month, but Ainber Powers, Planner I, will be appointed to fill the vacancy for the HRAB, beginning in May. City of Winchester Planning Commission (WPC) — 04/15/08 Mtg. Conunissioner Ours reported that the WPC approved a conditional use permit for a nightclub at 932 Berr -ville Avenue. In addition, the WPC approved the rezoning of several properties at 633 Cedar Creek Grade, the office property behind the CVS Pharmacy, which involved both the Corridor Enhancement District and Frederick County Planning Commission Minutes of April 16: 2009 Page 2233 -3- a PUD Overlay, and this rezoning will allow residential to be included with the existing commercial. He conunented that the intended use is residential apartment buildings and luxury condominiums. Coni nissioner Ours said the WPC also approved a text amendment to clarify the zoning ordinance as it pertains to the definition of fences and accessory_ structures with the intent of bringing those structures and fences into compliance with the code. CITIZEN COMMENTS Chairman Wilmot called for public continents on any subject not on the Conunission's agenda this evening. No one came forward to speak. PUBLIC HEARING Conditional Use Permit 901-08 of David Plank for a kennel at 244 Duck Run Lane. This property is zoned RA (Rural Areas) District and is identified with P.I.N. 70-1-40 in the Back Creek Magisterial District. Action — Recommended Denial Zoning and Subdivision Administrator, Mark R. Cheran, reported that kennels are a pennitted use in the RA (Rural Areas) District with an approved conditional use permit (CUP). He said the proposed use N�rill take place on an 1 1.45 -acre parcel with an existing residence. The property is surrounded by RA -zoned properties with natural woodlands and the nearest dwelling is greater than 150 feet from the proposed use. Mr. Cheran reported that the proposed kernel will be for breeding of no more than 25 show dogs which will be housed on the property and within the dwelling. He said the applicant has proposed a 10 -foot by 10 -foot outdoor pen to house the dogs in good weather and has future plans for a ten -run, 28 -foot by 15 -foot indoor kennel. A six-foot high board -on -board fence is plaimed to screen the existing and future kernel runs. Mr. Cheran reported that the majority of kemnel business is handled over the internet and telephone; the applicant will deliver the dogs to the customers off-site; the applicant requests the ability to have no more than three customers per week. Mr. Cheran proceeded to show slides of Mr. Plank's property. He next read a list of revised reconunended conditions for the proposed use. Conunissioner Thomas suggested the word, "indoor," be added to reconunended Condition 44 to clarify that canines shall be confined indoors by 9:00 p.m. Mr. David P. Plank, the applicant; stated that he breeds show dogs. He said the 25 -canine limit will allow for puppies when his breeding female dogs have litters. Mr. Plank: said they generally lnnit therr►selves to ten adult dogs. Coninission members asked the applicant for clarification oflvs kennel business and whetherhe boards or breeds dogs. Mr. Plant: explained this is a hobby kennel showing Gennan Shepherds. He said occasionally, someone he previously sold puppies to will ask him to look after their dog for a few days or an owner will ask him to do companion dog training and he will have their dog on the property for as long as three weeks. Frederick County Plamling Commission Minutes of April 16, 2008 Page 2234 -4 - Commission members asked the applicant if the dogs roamed on neighboring properties. They inquired if the applicant was comfortable with the recommended conditions and if the applicant would have an issue with an additional condition limiting the number of boarded dogs not owned by the applicant. Commssion members asked if the ten existing adult dogs were owned by the applicant. The applicant replied that he owned the ten existing dogs. He said the entire. property is fenced. Mr. Plank said the dogs not inside their home are secured inside a 10 -foot by 10 -foot chain -lint: fence; he said the dogs were too valuable to let roam on someone else's property. Mr. Plank: had no problems with the recommended conditions and he had no objections to the addition of a condition limiting the number of dogs not owned by the applicant that would be boarded on the property. Chairman Wilmot next called for citizen comments and the following persons came forward to speak: Mr. Aaron Mitchell, Il, a resident at 301 Duck Run Lane in the Back Creek District, said his property is 32 feet from Mr. Plank's property and he opposed the kemlel for eight primary reasons, which included: the legality of the conditional use hearing itself; the safety and welfare of the community; the affect on quality of life; the enviroiunental impact to Duck Run and local wildlife; the degenerative affect on property values; road maintenance; infringements on privacy; and the acreage of the applicant's property. Mr. Mitchell proceeded to elaborate on each of the points raised. He said Mr. Plank has been operating his kennel in violation of the County Code and he didn't think: a public hearing for a CUP could be held if the applicant was in violation. Ill regards to safety and welfare, Mr. Mitchell said Mr_ Plank's website seer.7s to indicate the dogs are bred for is family. Mr. Mitchell said he had observed the trainer personal protection and he had safety concerns for h having difficulty controlling the dogs and dogs were roaming before the applicant constructed the additional fence. Mr. Mitchell said he has lived at this location for 35 years and has worked hard to build a home in the country for his family to live safely and enjoy --he did not enjoy being alongside 40 -plus barking dogs. Mr. Mitchell said he and his neighbors have lived at this location for a very long time and the applicants have just recently moved into the area. He had environmental concerns about dog waste being disposed of down the hill towards Duck Run, a native trout stream. He said the Federal Govenunent has gone to great lengths in this area by providing tai: credits and educating farmers about keeping livestock waste away from Duck Run. In regards to road maintenance, Mr. Mitchell said Duck Run Lane is a private road and to his knowledge, over the last ten years only he and his parents have provided the labor and funds for road maintenance. He commented they added speed bumps to slow down the applicant's customers, delivery trucks, and carpenters. Mr. Mitchell noted that although the applicant's plat shows eleven acres, the parcel has only about one -and -three-quarter acres of usable land because of a 50 -degree slope that falls into Duck Run with 100 feet of riparian area on each side. Mr. Mitchell said he lives at the end of Duck Run Lane, past Mr. Plank's house, and he was aggravated with people coming to his house looking for the Planks. He said Mr. Plank's clients are from out of the state and have no respect for his privacy. He said he is weary of hearing dogs barking late into the evening; he gets up at 4:00 a.m. for work and does not want to hear dogs barking at 9:30 or 10:00 p.m. at night. Mr. Mitchell pointed out that the photographs shown by the staff were taken from the road and do not show the kennel from the left side, the portion facing his property. He said there is no screening on his side and he looks into four kennels and two old sheds from his front porch. He convruented that Mr. Plank's dogs bark at him when he is on his own property. Mr. Mitchell said an additional issue that was not addressed by the Planning Department was the retail aspect of this business. He said the applicant sells dog food and puppy supplements and he questioned the number of vehicles coming in to purchase these products. In conclusion, Mr. Mitchell said he was disappointed with the efforts of the Planning Department in presenting this CUP and as a citizen of Frederick County, he felt let down. Mr. Kirby Lloyd, a resident of the Back Creek District, believed the proposed kennel at this location was not in the realm of what a CUP should be_ He said the Star Tannery/ Mt. Falls area is a small hamlet and he was concerned about noise from barking dogs. He also had safety concerns with breeding and housing dogs known for their ferocity in a rural area. Mr. Lloyd was opposed to the CUP. Frederick County Planning Commission Minutes of April 16, 2008 Page 2235 -5 - Mr. Dan Monahan, a resident of the Back Creek District, reiterated the concerns of the previous two speakers regarding noise and the disposal of dog waste. Mr. Monahan was opposed to the CUP. Ms. Brenda Mitchell, adjoining property owner and resident of the Back Creek District, read a letter from Ms. Helen Keller, a resident in this area who could not be present this evening, as follows: "To Whom It May Concern: I wnderstand that a family in the Duck Run subdivision is trying to get a rezoning to raise and sell dogs. I have lived in this subdivision for 27 years. I am 71 years old and I just don't think this should be allowed. The traffic and the noise will disturb everyone concerned. I live in the first house going in. Also, there will be wear and tear on the road and children to be considered. Thank you for your concern in this matter." Mr. Aaron Mitchell, Sr_, a resident at 200 Duck Run Lane in the Back Creek District, said he bordered Mr. Plank's property on the eastern and southern sides, and owned Lots 3, 8, 9, and 10. Both Mr. Mitchell and his wife were opposed to the CUP for a kennel. He said although the County is not bound by restrictive covenants within property deeds, the covenants of Duck Run Estates speak to the intent of the property. He said one of the covenants associated with the lots in Duck Run Estates states that, "... the conveyed property shall be used for residential purposes only and for single-family dwellings." He said allowing a kennel to operate in this rural subdivision would deny the property owners the right to quiet and peaceful enjoyment of their homes and surrownding properties. He believed the continued operation of this business would be inappropriate and granting the CUP would negatively affect the intended use of Duck Run Estates. He said the access to Mr. Plank's properly is by a 40 -foot right-of-way easement which is privately maintained. He said both he and his son are the primary caretakers of that lane and they should not be required to provide road maintenance for Mr. Plank's kennel business. He stated that limiting customers to three per week is not an enforceablecondition_ Mr. Mitchell remarked that businesses create more than' customers; he said there will be deliveries. Mr. Mitchell believed the kennel business would devalue his home and property, as well as that of his neighbors; he said no one will want to live next to the sights, sounds, and smells associated with 25 -plus German shepherds. He was also concerned about safety and said much can be learned about the nature of the kennel by viewing the applicant's web site. He said the website shows the existing facilities and has dog -training videos showing obedience, hold and bark, first bite work, and long attack; he found the contents of the videos disturbing. Because of the dogs next door, his wife no longer feels safe walking on their property with the grandchildren. He said the fence around Mr. Plank's yard is probably 42-48 inches high; he believed the dogs had the ability to go over the top of the fence. Mr. Mitchell asked the Commission to reconnnend denial of the request. In sumnnary, he said approving this CUP for a kernel will violate the intended use of their rural subdivision; it would have a negative impact on property values; it would increase traffic and maintenance requirements of Duck Run Lane; and it would threaten the safety of Duck Run Estates' residents and visitors. No one else wished to speak and Chairman Wilmot closed the public comment portion of the hearing. Mr. Cheran clarified that recommended Condition 42 states that no more than 25 canines (dogs or puppies), owned by either the applicant or others, will be allowed on the property with this CUP. Commissioner Triplett asked if the County Code had a limit on the number of dogs an individual could own. Mr. Cheran said the Frederick Count}; Code has no limitations on the number of dogs an individual can own, either with or without a kennel business. Mr. Cheran's determination was that Mr. Plank was conducting a business and a CUP was required. He said the applicant is boarding and selling dogs for compensation and in the absence of a CUP, he would be in violation. Mr. Cheran said the retail component of the business, selling dog food and supplements, had not been discussed previously with the applicant. Convnissioner Thomas commented that the agenda material refers to the breeding of show dogs. He believed there was a difference between show dogs and those trained for personal protection. Commissioner Thomas questioned if dog training is allowed at kennels and if the ordinance distinguished between show -dog Frederick County Planning Commission Minutes of April 16: 2008 Page 2236 obedience training and attack -dog training. He also asked for clarification on the height of the fence. Mr. Cheran replied that dog training would be pernlitted at a kennel. However, the zoning ordinance does not distinguish between the two types of training. He said the County Code only references vicious dogs and Iicensing of dogs. Comm-lissioner Thomas asked if an internet business, in which customers do not come to the business owners' door, would be considered retail. Mr. Cheran replied that particular situation would be treated as a home occupation in the zoning ordinance. Mr. Cheran pointed out that from the complaints heard this evening, there was more going on with this property than just Internet service. Mr. Plank, the applicant, returned to the podium to answer questions from the Conunission. Commissioner Unger asked Mr. Plank if he sold dog food and accessories from his home. Mr. Plank replied that he orders dog food in bulk and when he sells puppies, he offers the dog food. Mr. Plank said the dog food and supplements would be available from him. He stated that he does not raise personal protection dogs or train attack dogs. Mr. Plank: explained the only training that takes place on his property is basic obedience and he described the training process to the Commission. Chairman Wilmot inquired about the disposal of dog waste. Mr. Plank replied that they use a compost pile. Mr. Plank said that Back Creek is a long way from the bottom of the drop out to the creek. He said the DEQ (Department of Enviromnental Quality) told him as long as waste was not thro\acn into the creek, there should be no issues. Conunissioner Ker- referred the applicant to Condition #3, "All canines kept at the kennel shall be controlled so as not to create a nuisance by any roaming free or barking." Conuiussioner Kerr asked Mr. Plank how he planned to keep 25 dogs from barking or creating a nuisance_ Mr. Plank said he takes the neighbors' concerns seriously and will do whatever he can to prevent the dogs from becoming a nuisance. He added that they were also willing to contribute to the upkeep of the road. Commission members conunented that the deed covenants were a private issue and not enforceable under the County Code. Conunissioner Unger believed the neighborhood would have better control of the applicant's operations if a CUP was granted; he said if the CUP was turned down, the dogs would still be on the property and the issues raised would continue. Commissioner Unger next moved to approve the CUP with the conditions recommended by the staff. This motion was seconded by Commissioner Watt. Commissioner Thomas had concerns with the German Shepherds going over a four -foot high fence; he preferred to see something in the conditions stating the dogs would be in a secure structure with a minimurn six-foot high fence. Commissioner Unger agreed and amended his motion; Conirussioner Watt agreed with his second. Responding to the discussion on the number of dogs on the property, Commissioner Molnn questioned if the business facilitated the number of dogs on the property. He pointed out that the Commission is considering the business, not the number of dogs. Conunissioner Mol -in stated that the fundamental question here is ,vhether or not it is appropriate to conduct this particular business at this location, relative to the impacts. He said he had concerns if this particular business would be appropriate and by approving the CUP, the Commission would be facilitating the continuation of many of the impacts that will be difficult to control. Planning Director, Eric R_ Lawrence, agreed that the Connmission should be considering the business component, which is the breeding, selling, and training of dogs. He said if the CUP is not approved and the business activities continue, then the County could take the property owner to court. He said the County Code does not regulate how many pets an individual can oNvii. Frederick County Planning Com-imission Minutes of April 16, 2008 Page 2237 -7- Conunissioner Kriz asked the Commission's legal counsel if the surrounding property owners within Duck Run Estates have recourse through the covenants to stop the business at this time. The County Attorney, Roderick Williams, replied that the surrounding property owners may indeed need to seek their own private legal counsel to resolve the dispute. Commissioner Unger said he would like to amend his motion to exclude the selling of dog food from the property. Conmussioner Ours inquired about amending Condition #4 to change the word, "inside," to "indoors." Chairman Wilmot asked the applicant if he understood the changes to the recommended conditions as proposed and Mr. Plank: said he did. Conu iissioner Kerr had concerns about how some of the recommended conditions could be policed. Chairman Wilmot called for the vote on Commissioner Unger's motion and Coirunissioner Watt's second to approve the CUP with the amended conditions as stated. The motion was defeated by the following majority vote: YES (TO APPROVE): Ours, Thomas, Ambrogi, Watt, Unger NO: Mohn, Kerr, Triplett, Kriz, Oates, Wilmot (Note: Conunissioners Manuel and Ruckman were absent from the meeting.) A new motion was made b_v Commissioner Triplett and seconded by Corninissioner Kerr to deny the CUP. The motion for denial was passed by a majority vote. BE IT RESOLVED, that the Frederick County Planning Commission does hereby reconunend denial of Conditional Use Pen -nit #01-08 of David Plank for a kennel at 244 Duck Run Lane. The majority vote for denial was: YES (TO DENY): Mol -in, Kerr, Triplett, Kriz, Oates, Thomas, Wilmot NO: Ours, Ambrogi, Watt, Unger (Note: Conunissioners Manuel and Ruckman were absent from the meeting.) PUBLIC MEETING: Master Development Plan 903-08 of Artillery Business Center, submitted by Patton, Harris, Rust & Associates, PC, for industrial uses on 58.7 acres, zoned MI (Eight Industrial). The property is located east and adjacent to Shady Elm Road, approximately 1,500 feet south of Route 37. The property is further identified with P.I.N. 75-A-1 in the Back Creek Magisterial District. Frederick County Planning Commission Minutes of April 16, 2008 Page 2238 mc Action — Recommended Approval Senior Planner, Candice E. Perkins, reported that this master development plan (MDP) application is a proposal to develop 58 acres, which was rezoned to the M 1 (Light Industrial) Zoning District in 2008 with proffers to accommodate industrial land uses. Ms. Perkins said the site will have access off Shady Elm Road at three separate points; the main access point to the developmeni will be from the new collector road. Ms. Perkins proceeded to review the proffers that were offered with the rezoning of the property, which included: the dedication of additional right-of-way along Shady Elm Road, widening of the existing northbound lace along the property's Shady Elm frontage; the design of a future east -west collector road; provision of an 80 -foot tract of land across the adjacent property for the continuation of the east -west collector road; and the provision of a monetary contribution of $250,000 for the design and/or construction of the future collector road or for any other transportation improvements deemed necessary by Frederick County or VDOT. Ms. Perkins next described the proposed buffers along Shady Elm Road and the new collector road. She concluded by stating that the MDP was consistent with the requirements of the zoning ordinance and has addressed all staff's concerns; the MDP was also in conformance with the proffers from the rezoning. A member of the Conunission asked Ms. Perkins if all of staff concerns had been addressed. Ms. Perkins replied yes, she said the MDP was in a form that was administratively approvable. Mr. Patrick Sowers with Patton, Harris, Rust & Associates, Inc., the design and engineering firm representing the applicant, was available to answer questions. Chainnan Wilmot called for citizen comments; however, no one came forward to speak. Chairman Wilmot then closed the public convnent portion of the meeting. No other issues or concerns were raised. Upon motion made by Commissioner Unger and seconded by Commissioner Mohn, BE IT RESOLVED, That the Frederick County Planning Convnission does hereby unanimously reconurnend approval of Master Development Plan 903-08 of Artillery Business Center, submitted by Patton, Hams, Rust & Associates, PC, for industrial uses on 58.7 acres, zoned M1 (Light Industrial)_ (Note: Connmissioners Ruckinan and Manuel were absent from the meeting.) OTHER Committee Appointments Chainnan Wilmot appointed Joe Wilder, Deputy Director of Frederick County Public Works; Patricia Ridgeway, Director of Handley Regional Library; and James Doran, Director of Frederick County Parks & Recreation Department, to the Convnunity Facilities subgroup of the CPPS (Comprehensive Plans & Programs Subcommittee). Chainnan Wilmot also appointed Mr. Evan Wyatt to the Community Area Plans subgroup of the CPPS. Frederick County Plamling Convnission Minutes of April 16, 2008 Page 2239 ■'�•n ADJOURNMENT There being no further business to discuss, the meeting adjourned at 8:15 p -m. by a unanimous vote. Respectfully submitted, June M. Wilmot, Chairman Eric R. Lawrence, Secretary Frederick County Planning Commission Minutes of April 16, 2008 Page 2240 c� r co CONDITIONAL USE PERMIT #03-08 JAMES CHRISTIAN, III A Staff Report for the Planning Commission w Prepared: May 19, 2008 Alm® Staff Contact: Mark R. Cheran Zomn-- Administrator / ll� 3� 7 � 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 request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 06/04/08 Pending Board of Supervisors: 06/25/08 Pending LOCATION: This property is located at 376 Winding Hill Road (Route 674). MAGISTERIAL DISTRICT: Gainesboro PROPERTY ID NUMBER: 22-3-6 PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas) Land Use: ADJOINING PROPERTY ZONING a"L USE: North: RA (Rural Areas) South: RA (Rural Areas) East: RA (Rural Areas) West: RA (Rural Areas) Land Use: Residential Land Use: Vacant Land Use: Residential Land Use: Residential PROPOSED USE: This application is for a proposed taxidermist shop. CUP #03-08, James Christian, III May 19, 2008 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The application for a Conditional Use Permit for this property appears to have a measurable impact on Route 674, the VDOT facility which would provide access to the property. Prior to operation of the business, a commercial entrance must be constructed to our standards to allow for safe egress and ingress of the property. Any work performed on the State's right-of-way must be covered under a land use permit. The permit is issued by this office and requires an inspection fee and surety bond coverage. If the current conditions should change for any reason, the entrance may need additional upgrades. Notify VDOT of any changes. In addition, the following conditions must be met: 1. The lilac bush to the west of the existing entrance must be removed to meet the required sight distance. 2. The masonry mailbox on the west side of the existing entrance must be removed off the right-of-way. 3. The existing entrance needs to be upgraded. Reference the Minimum Standards of Entrances to State Highways, page 23. 4. No pipe is required. Maintain the existing swell in driveway to allow positive drainage across the entrance. 5. Paving the existing entrance is not required. Place crushed stone in the entrance. Frederick County Fire Marshall: Plans approved as submitted. Frederick CoUntV Ins ections: Buildings shall comply with the Virginia Uniform Statewide Building Code and Section 304-13, Business Use Group of the International Building Code/2003. Other Code that applies is ICC/ANSI Al 17.1-03 Accessible and Usable Buildings and Facilities. Conditional Use of 2708 area as taxidermy within existing Residential R5 shall comply with ANSI Al 17 and International Building Code for entrance and parking. Entrance stairs shall conform to IBC Section 1009.3 for rise/run max rise 7" and min tread width is 11". Mechanical venting per IMC if deemed required. Please submit floor plan at time of application for building permit application. Frederick -Winchester Health Department: The taxidermist may have no employees. Oils, shavings, bodily fluids, pickling solutions, acids and all other tanning products may not be disposed of in the septic system that services the home. Proper disposal of the above fluids and body parts/organs are required. Contact the Virginia Department of Environmental Quality for a proper disposal plan. This must be presented in writing to Frederick County Zoning before a conditional use permit can be granted. Mr. Christian wrote, "I spoke with Tim Higgs - Environmental Quality the week of 4/21/08. He said I need to dispose body parts & organs in a compost pile or take to the landfill. Any questions contact him at 540-574-7818. CUP #03-08, James Christian, III May 19, 2008 Page 3 PlanninLF and Zoning The Frederick County Zoning Ordinance allows cottage occupations in the RA (Rural Areas) Zoning District with an approved Conditional Use Permit (CUP). This proposed taxidermist shop qualifies as a cottage occupation. The surrounding properties are wooded and currently zoned RA, and the nearest buildings or dwellings are more than one -hundred (100) feet from this proposed use. This proposed use will be conducted in an accessory structure of approximately 150 square feet, and will have an average customer base of 1-5 customers per week. Animal bones will be disposed of as compost; this proposed use shall follow Section 165-42 of the Frederick County Zoning Ordinance as applied to rendering operations. Based on the limited scale of this proposed use and evaluation of the property, it appears that this use would not have any significant impacts on the adjoining properties. STAFF CONCLUSIONS FOR THE 06/04/08 PLANNING COMMISSION MEETING: Should the Planning Commission find this use appropriate, Staff would recommend the following conditions: 1. All review agency comments and requirements shall be complied with at all times. 2. This use shall be in compliance with Section 165-42 of the Frederick County Zoning Ordinance, with regards to rendering operations. 3. One cottage occupation business sign not to exceed four (4) square foot shall be allowed. 4. No more than five (5) customers per week allowed. 5. Any expansion or modification of this use will require a new Conditional Use Permit. Following the requisite public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors. WV O a ¢� p•\ • e titer ryrya�� ryry �� \ •\. 5� 22 A 89B DORSEY CHAUNCEY F Mar) Document (NIAPlanninn n a na„ni , I - Ul SS HOOCSoN10Fe R4 &g yN4 RTAIS TT A tot VIEHMAN MARGARET P. 22 A 87 QIAN FENG -- - --� -- - = N••• •,•,•,�u,_.,�” - 1/-U0.mxCI) W-I[2UU8--'19:32:08AM Location Map Conditional Use Permit CUP #04-08 Application James Christian III Parcel ID: 22-3-6 Map Features O Hamlets Q Application f3 Lakes/Ponds Streams Location in Surrounding Area Case Planner: Mark - 22 A 74H �Oiy 1� •\`,.� POWELLBASSOCIATES LLC 01 0 it � A01p 03 a ! Fll�l4 \ y �SSOT'/qT 0v /` h e�liPpP r,•. r Isl� •. � lo�y•S1t MAIEK•ZADEk YOUSEfF Ri��IF NRFF�HRYypo TRUSTEE �Kf83..y ;V 4 �— FR< •. NRFT Rq \ y� 12 STOCKRE3 I4f MARK L i J 22 A 74E FREEDOM INVESTMENT GROUP OFVALLC - '•'�ryvh! y ryry V� �� Ty ?.' � � l yi N !F 0 4�0� f+D/NCH/��RD /'• 4,m N � 22 A 74D HUGHES GEORGE B & JANET M ROSSOp2 m`O�5 .'22 A 86 D RSEYCHAUNCEYF O a ¢� p•\ • e titer ryrya�� ryry �� \ •\. 5� 22 A 89B DORSEY CHAUNCEY F Mar) Document (NIAPlanninn n a na„ni , I - Ul SS HOOCSoN10Fe R4 &g yN4 RTAIS TT A tot VIEHMAN MARGARET P. 22 A 87 QIAN FENG -- - --� -- - = N••• •,•,•,�u,_.,�” - 1/-U0.mxCI) W-I[2UU8--'19:32:08AM Location Map Conditional Use Permit CUP #04-08 Application James Christian III Parcel ID: 22-3-6 Map Features O Hamlets Q Application f3 Lakes/Ponds Streams Location in Surrounding Area Case Planner: Mark w, ,l,:. t Aeriat Map Conditional Use Pennit CUP #04-08 Application James Christian III Parcel 1D: ;� ... 22-3-6 � Qo Map Features '.•y ,T ,n ` fes• O Hamlets Application Lakes/Ponds 114 ! Streams - - j+• �• L e._''-•. �: ,l1. �. m"i r •..>�,�f ,'�� x Nay, aa -• M � ��' ,'� �gvlr� ,t ,�rd .t l,�J9r.N, ,I'M/d �. �. 1 [gam r' ii ri ,'-. �wa ',�! ~ '��• 'k �T ..I.v -dl•: ',• a<4.lA� ! i_`rC f w Location in Surrounding Area JA If 4 a �. •, Case Planner: Markt w Map Document: (N:\Planning_And_Development\_1_Locator _Mps\2008\james_christian_ cup0408_051208.mxd) 5112!2008 -- 11:32:08 AM Submittal Deadline 'r[c 51 �tic►� �o� P/C MeetingQ --'r w BOS Meeting APPLICATION FOR CONDITIONAL USE PERMIT FREDERICK COUNTY, VIRGINIA 1. Applicant (The applicant if the owner other) NAME: tj et 01 e j P. � 7 � a -� f fG 1?''� -- ADDRESS: t (I I- r-� ('12 1 I �lC74 TELEPHONE j q( C 6'S - 0- 3 -Z- '`7 2. Please list all owners, occupants, or parties in interest of the property: ,_,� � 1yt L � �f; r � CJ.r i � "i `'7 fT'' ... 1,� �,�. F�� Ef,, �3 •� Gl '�. �� /` , �j ,�: �':-t S, 3. The property is located at: (please give exact directions and include the route number of your road or street) 4 Aqo l I UZI 4. The property has a road frontage of feet and a depth of j 414i feet and consists of acres. (Please be exact) 5. The property is owned by ,as evidenced by deed from // recorded s;/ (previ us owner)„ 1 in deed book no. on page'--�, a orded �n the records of the Clerk of the Circuit Court, County of Frederick. 6. Tax(Parcel)Identification (I . D .) No. Magisterial District R Current Zoning 7. Adjoining Property: USE North L h-^ e e S.e'ie I Gf� Eastz Southo/,t West L ZONING r A 8. The type of use proposed is (consult before completing) - ty,^ G 6 th the W 9. It is proposed that the following buildings will be constructed: ng Dept l 10. The following are all of the individuals, firms, or corporations owning property adjacent to both sides and rear and in front of (across street from) the property where the requested use will be conducted. (Continue on back if necessary.) These people will be notified by mail of this application: NAME �� SIC a y ` ADDRESS 3 =�`�C? �-; o I -� 6 6"' - 3 z6'i � - PROPERTY ID# NAME 6," Cy �~ +el ADDRESS �C Cj z -'qJe j2 i r < / /tf-/f /��/y! GJ PROPERTY ID# ,5- NAME (,L cj,jr (Lrz- ,le-eI el- ADDRESS f el` PROPERTY ID# NAME Wq tmf� / r i�? �1 l a� ADDRESS PROPERTY ID# r NAME � � � ADDRESS PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# NAME PROPERTY ID# ADDRESS ADDRESS ADDRESS IC) 11. Please use this page for your sketch of the property. Show proposed and/or existing structures on the property, including measurements to all property lines. L45-0 1 !lc. 'z C4 J�t-jv Z d I Q2 FROG HOLLOW RaoN N 3792'04' E 30' Rlwl UTE 654 N 370209 E 139109 168.02' Til 22 -((A)) -8d4 �, POST(21.28' IRS(20.05I R� tt LESTER FRANKLIN KING -VO ^ 2 D.B. 869, PG 1759 F WE N 35'.3529 -- POST -_`3i4.09' D 'I OVE WEAO ELEC. - -` a LOT 8 '\AqEl cn o TM 22—((A))-858 N3? E tRs �3 JOE RICHARDS & hJOYCE RICl:G4RDS � Q.B. sss, PG. ss LOT — — 6 `+ Pl, AREA Af7ER �9LV _1 ? g M I 9.0000 ACRS ^� �-' ai �' ;�• � �, C, 50' BRL U1 N ac O IRF w � IRS 287.85' S 336'34' w 2 N 3354'23' E Cd c Shy 202.24'1 STORY 7M 22—J)4 K to CHARLES N. (BEAR, JR. HOUSE SUED "� & PEGGY M. BEELER a J I E SNID D 488, PG 203 x� O I I L fi0' BRL c IS 3308'18' W -----------gEELFR IaINE 60' R/tN 15 0 SEE SHEET 2 F70R NOTES AND LEVEND GRAPHIC SCALE (IN FEET) FINAL PLAT FOR BOUNDARY LINE ADJUSTMENT BEMEEN, THE LAPD -5 Oc / `fH OF f BEELER TRACTS — LOT 6' r BEELER TRACTS — LOT 8 G419ESBORO MAGISTERIAL DISTRICT, FREDERICK COUNTY, WRGIN/A ARREN S. FOLTZ SCALE: 1" = 150' DATE: SEPTEMBER 25, 2001 No.002257 GREENWAY ENGINEERING 1151 WMY ML Engineers 'ARdCHF4fER, VA- 228010 Surveyors TELEPHONE: (540) 882-d8t, FAX: (640) 7Z2-9,WS Founded in 1971 www•groenwayanc.aom 3061 SHEET 3 OF 12. Additional comments, if any: I (we), the undersigned, do hereby respectfully make application and petition the governing body of Frederick County, Virginia to allow the use described in this application. I understand that the sign issued to me when this application is submitted must be placed at the front property line at least seven (7) days prior to the first public hearing and maintained so as to be visible until after the Board of Supervisors, public hearing. Your application for a Conditional Use Permit authorizes any member of the Frederick County Planning Commission, Board of Supervisors or Planning and Development Department to inspect your property where the proposed use will be conducted. Signature of Applicant, Signature of Owner Owners' Mailing Address 326 iVinedi oca Owners' Telephone No. ,.'UG--- 6Z, TO BE COMPLETED BY ZONING ADMINISTRATOR: USE CODE: RENEWAL DATE: i �� :� TO: FROM: RF: DATE: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM Planning Commission Michael T. Ruddy, AICPA Deputy Director —,_-- Public Hearing; Urban Development Area (UDA) Boundary Clarification at Stonewall Industrial Park. May 22, 2008 The Comprehensive Plans and Programs Subcommittee and Planning Commission have been requested by the Board of Supervisors to review and endorse a clarification of the UDA Boundary in the area surrounding the Stonewall Industrial Park. The CPPS provided a positive recommendation of this request at their May 12, 2008 meeting and during the discussion of this item by the Commission on May 21, 2008 the request was also endorsed. Following the required public hearing, a recommendation to the Board of Supervisors on this modification to the UDA boundary of the Comprehensive Policy Plan would be appropriate. Back in September of 2006, the Board of Supervisors approved a series of modifications to the UDA (Urban Development Area) and SWSA (Sewer and Water Service Area) boundaries. The purpose of the modifications to the UDA and SWSA boundaries was to more appropriately reflect the current land use designations of the Comprehensive Policy Plan. At their April 9, 2008 meeting, the Board of Supervisors requested that the UDA be adjusted to reflect the location identified in the accompanying map. It was the belief of members of the Board of Supervisors that this was the appropriate location of the UDA when considering the land use policies of the Comprehensive Plan and the existing and approved land uses in this area. The adjustment in the area of the UDA, as a result of this clarification, would be a reduction in the UDA of approximately 798 acres. There would be no change in the SWSA and there would be no implications for the existing land uses and approved proffered rezonings in this area, including the Russell-Glendobbin Subdivision. Such a clarification would be consistent with the intention of the original adjustment and in line with the thinking of the Board of Supervisors. It is important to reiterate that the existing land uses and zoning entitlements, including the land zoned and master planned as the Stonewall Industrial Park would not be impacted by the adjustment. MTR/bad Attachments 107 North Dent Street, Suite 202 • Wiachester, Virginia 22601-5000 UDA P#",t SLVI MvVall'inclusu idi rzam Aruca 663 � 3+ Sj _ t 4 �, . evxsoxp ,t r f n COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Mark R. Cheran, Zoning Administrator RE: Request to Remove Parcel 61-A-45, owned by Thomas L. Fawcett from the South Frederick Agricultural and Forestal District. DATE: May 19, 2008 Please find attached a letter from Thomas L. Fawcett, Betty Jean Fawcett and Robert Fawcett, dated March 28, 2008. The Fawcetts have requested the removal of one parcel from the South Frederick Agricultural and Forestal District. The South Frederick Agricultural and Forestal District was established in 1980 and has been renewed five times. The most recent renewal of this district occurred in May 2005 for a period of five years. Currently, 6,053+/- acres are contained in this district. Mr. and Mrs. Fawcett desire to remove one parcel totaling 5+/- acres from the South Frederick Agricultural and Forestal District. Section 15.2-4314 of the Code of Virginia 1950 as amended, provides property owners with the ability to request removal of land from an agricultural and forestal district through a public process via the local governing body. The Agricultural District Advisory Committee (ADAC) considered this request during their meeting of May 13, 2008. The ADAC unanimously recommended that 5+/- acres of this 34.971 acre parcel be removed from the South Frederick Agricultural and Forestal District, leaving 29.971 acres. A total of 6,048+/- acres will remain in the South Frederick Agricultural and Forestal District. Staff will present mapping during the Commission Meeting which delineates the location of this acreage and its proximity to other land within the South Frederick Agricultural and Forestal District. MRC/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 March 28, 2008 Mark Cheran Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Removal of 6.003 Acres of TM #61-A-45 from South Frederick Agricultural District Mr. Cheran Please consider this a formal request to remove 6.003 Acres of land from the South Frederick Agricultural District as shown on the attached survey by Artz & Associates. The 6.003 Acres is a portion of the total 35.974 Acre tract that is currently enrolled in this district and is designated as TM #61-A-45 and stands in the names of Thomas L. & Betty Jean S. Fawcett and Robert L. Fawcett as recorded in Deed Book 499, Page 18. Sincerely Thomas L. Fawcett Betty Jean k fawcott Robert L. Fawcett MINOR RURAL SUMMSION of 3W.g7ad ACRES and BOUDARY LINE ADJUSTMENT v✓ith SNAPP PROPERTY Thomas L. & Betty Jean S. Fawcett and Robert L. Fawcett TM #61-A-45 Deed Book 499, Page 18 Joseph D. & Mary V. Snapp TM #61-AA2 Instrument #030002903 - Parcel 3 March 24, 2008 Back Creek District, Frederick County, Virginia VICINITY SKETCH � — v '9 9t Fs. OQ`P� 619 62 09� 1ga tiQj i` ��. Si 1 1 e 3100 — POS �f fC9�F9 A &y�F SURVEYOR'S CERTIFICATE: I, Michael M. Ariz, a duly authorized land surveyor, do hereby certify that the land hereby subdivided, adjusted, and dedicated is in the names of Thomas L_ & Betty Jean S. Fawcett and Robert L. Fawcett and Joseph D. & Mary V. Snapp and was acquired as stated in the Owner's Certificate. I further certify that these tracts are properly and accurately described and are withi the boundaries of the riginal cts. Certified Land Surveyor OWNER'S CERTIFICATE: The undersigned fee simple owners hereby certify that the land herein subdivided, adjusted, and dedicated is all of the land acquired by Thomas L. & Betty Jean S. Fawcett and Robert L. Fawcett by deed dated September 25, 1978 and recorded in Deed Book 499, Page 18; and all of the land described as Parcel conveyed to Joseph D. & Mary V. Snapp by deed dated January 24, 2003 and recorded in Instrument #030002903. Said deeds being of record in the Clerk's Office of Frederick County, Virginia. This Subdivision, Boundary Line Adjustment, and Road Dedication to the County of Frederick as it appears on the accompanying plats is with the free consent and in accordance with the desires of the undersigned owners of said land and the same is hereby confirmed and submitted for record in the Clerk's Office of Frederick County, Virginia. Thomas L. Fawcett NOTARY CERTIFICATE: STATE OF VIRG ; CITY/COUNTY OF Q The fore Hers nsent and di day o 2 My commis, Fawcett f' Robert L. Fawcett Commonwaalth of Virglnla Amanda K Lightner- Notary Public Commission ID: 7023743 14 Commleelon Exp1ma 4/3U2010 N�T�TI OR RJRATL. Si��`Br_ MSION of W.Q-74ACRES and BOIJDARY LINE ADJUSTMENT with SNAPP PROPERTY Thomas L. & Betty Jean S. Fawcett and Robert L. Fawcett TM #61-A-45 Deed Book 499, Page 18 Joseph D. & Mary V. Snapp TM #61-A-42 Instrument #030W2903 — Parcel 3 March 24, 2008 Back Creek District, Frederick County, Virginia ra Jo eph D. Snapp ary V. Snapp OxER ."V, NOTARY CERTIFICATE: STATE OF VIRG . CITY/COUNTY OFi�/¢ to -wit: f/� The foreg wnersLco sent and dedication was acknowledged before me this = A. ''o day of 2008' My commission expires Notary Public Common Rh Vere nle Amanda K. Lig tner- Notary Public Commission ID: 7023743 MyComffda nExpire-417012010 CERTIFICATE OF APPROVAL This Subdivision, Boundary Line Adjustment, and Road Dedication to the County of Frederick is approved by the undersigned in accordance with existing subdivision regulations and may be admitted to record. date Frederick County Subdivision Administrator date Winchester- Frederick County Health Department data( Virginia Department of Transportation Sheet 2 NOTES: 1. BOUNDARY SHOWN HEREON WAS DETERMINED BY A FIELD RUN SURVEY er = REBAR SET UNLESS PERFORMED BY ARTZ & ASSOCIATES ON FEBRUARY 20, 2008- OTHERWISE NOTED 2. THIS PLAT IS SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. O =POINT 3. NO TITLE REPORT FURNISHED. 4. ALL PROPERTIES ZONED RA, UNLESS NOTED OTHERWISE. ADJOINING ACREAGES TAKEN FROM PUBLIC RECORD. 5. TM 61—A-45 IS CURRENTLY IN THE SOUTH FREDERICK AGRICULTURAL DISTRICT TM 61—A-42 IS NOT. BEARING DISTANCE AREA TABULATION N 60'28'57" E 497.01' EXISTING: N 6053"42" E 305.49' TM61—A-42 3rd Parcel 0.505 AC (per deed) 164.10 TM 161—A-45 35.974 AC. 25.03' PROPOSED: S 61'22'16" W 165.48' NEW LOT 5.000 AC. 305.68' TM #61—A-45 29.971 AC. 497.10' DEDICATION 0.737 AC. J TM #61—A-42 0.771 AC. 0� TM #61-A-42 JOSEPH D. & MARY V. SNAPP #030002903 Parcel 2 TM #61 -A -43A R. WAYNE SNAPP ETALS 754/1239 & 413/669 Tract 1 / 25 AC TM #61-A-44 R. ROLAND & ELIZABETH ANN SNAPP 587/906 2.2 AC. UNE BEARING DISTANCE L1 N 60'28'57" E 497.01' L2 N 6053"42" E 305.49' L3 N 61'22' 16" E 164.10 L4 N 25'42'32" W 25.03' L5 S 61'22'16" W 165.48' L6 S 60'53'42" W 305.68' L7 S 60'28'57" W 497.10' 18 S 34707'44" E 25.01' CURVE RADIUS ARC LENGTH CHORD LENGTH CHORD BEARING DELTA ANGLE C1 6870.00' 315.96' 315.93' N 59'09'54" E 2'3806" C2 6895.00' 317.97' 317.95' S 59'09'41" W 2'38'32" TM #61-A-42 JOSEPH D & MARY V. SNAPP #030002903 Parcel 3 0.505 AC N 55"5158 E 1374.55' TM #61 -A -43A R. WAYNE SNAPP ETALS 754/1239 & 413/669 Tract 2 12.5 AC 0.266 ACRE5 (BOUNDARY LINE ADJUSTMENT) L (SEE SHEET 4) a� 4 co ED 29.971 ACRES 0 (RESIDUE) (SEE SHEET 6) 52" WHBE'OAK AT 15.61' 5.000 ACRE5 (NEW LOT) (SEE SHEET 5) C2 L7 Ci L1 CEDAR CREEK GRADE 25' ROAD DEDICATION (VA RTE 622) 0.737 ACRES EXISTING 30 PRESCRIPTIVE EASEMENT HEREBY DEDICATED TO FINAL PLAT THE COUNTY OF FREDERICK MINOR RURAL SUBDIVISION of 35.974 ACRE AND BOUNDARY LINE ADJUSTMENT WITH SNAPP PROPERTY BACK CREEK DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: P' = 300' DATE: MARCH 24, 2008 PRESENT OWNER: THOMAS L. FAWCETT, BETTY JEAN S. FAWCETT & ROBERT L, FAWCETT TM #61-A-45 DB 499, PG 18 JOSEPH D. & MARY V. SNAPP TM #61-A-42 INST. #030002903 - PARCEL 3 PROJECT #22110 L4 025 MILES f TO PERRY ROAD (RTE. 619) �Py-1 H OF 1 R, �4 MICHAEL M. ARTZ v Lic. No/. 15113-8 ��Ho N W N TM #61-3-8 'TERRY J. HANAHAN ' 787/895 rn J REBAR 5.25 AC - FOUND LOT B N 56'45'27" E TM #61-3-5 44.98' STEVEN M. & JANET M. JACKSON 932/1071 i� 5.09 AC CS LOT 5 CS rn �o 1 w � o 0 NI �m TM #61-3-1 N MICHAEL J. & TONYA M. EBERT 791/1695 to 4.996 AC LOT 1 L6 — _ ^ L5 CEDAR CREEK GRADE 25' ROAD DEDICATION (VA RTE 622) 0.737 ACRES EXISTING 30 PRESCRIPTIVE EASEMENT HEREBY DEDICATED TO FINAL PLAT THE COUNTY OF FREDERICK MINOR RURAL SUBDIVISION of 35.974 ACRE AND BOUNDARY LINE ADJUSTMENT WITH SNAPP PROPERTY BACK CREEK DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: P' = 300' DATE: MARCH 24, 2008 PRESENT OWNER: THOMAS L. FAWCETT, BETTY JEAN S. FAWCETT & ROBERT L, FAWCETT TM #61-A-45 DB 499, PG 18 JOSEPH D. & MARY V. SNAPP TM #61-A-42 INST. #030002903 - PARCEL 3 PROJECT #22110 L4 025 MILES f TO PERRY ROAD (RTE. 619) �Py-1 H OF 1 R, �4 MICHAEL M. ARTZ v Lic. No/. 15113-8 ��Ho NOTES: I. BOUNDARY SHOWN HEREON WAS DETERMINED BY A HELD RUN SURVEY PERFORMED BY ARTZ & ASSOCIATES_ ON FEBRUARY 20, 2008- 2- THIS PLAT IS SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. 3. NO TITLE REPORT FURNISHED. 4. ALL PROPERTIES ZONED RA, UNLESS NOTED OTHERWISE. ADJOINING ACREAGES TAKEN FROM PUBLIC RECORD. 5.TM 61-A-45 IS CURRENTLY IN THE SOUTH FREDERK K AGRICULTURAL DISTRICT. TM 61-A-42 IS NOT Vk , TM #61 -A -43A TM #61-A-42 R. WAYNE SNAPP EIALS \\ JOSEPH D. & 754/1239 & 413/669 MARY V. SNAPP Tract 2 \\ #030002903 12.5 AC Parcel 3 (SOUTH FREDERICK 0.505 AC AGRICULTURAL DISTRICT) TM #61 -A -43A \ R- WAYNE SNAPP ETALS 754/1239 & 413/669 Tract 1 'o25 AC. \NX, (SOUTH FREDERICK AGRICULTURAL DISTRICT) TM #61-A-44 R- ROLAND & ELIZABETH ANN SNAPP 587/908 2.2 AC. (SOUTH FREDERICK AGRICULTURAL DISTRICT) I,/ MICHAEL M. ARTZ v Lic. No. 1513—B L,� � 'rn�Nb SUR'l • = REBAR SET UNLESS OTHERWISE NOTED O = POINT 29.971 ACRES (RESIDUE) (SEE SHEET 6) THIS 0-266 ACRE STRIP TO BE ADDED TO EXISTING 0.505 ACRE (PER DEED) PARCEL DESCRIBED AS 3rd. PARCEL IN INST. #030002903. THIS EXISTING 0.505 AC. PARCEL DOES NOT APPEAR TO HAVE ITS' OWN TAX MAP NUMBER AND MAY ALREADY BE INCLUDED IN TAX MAP 61-A-42. THE 0.771 AC. COMBINED TRACTS v. ARE HEREIN CONSOLIDATED AND TO BE TREATED AS ONE FOR ZONING AND SUBDIVISION �>Ts PURPOSES. 1>Ts 'o o�� \ LINE BEARING DISTANCE Lt S 53"26'18" E 42.70' L2 S B6' 16'58" E 15.77' L3 S 57'5937" W 36.87' L4 N 55'51'58" E 10.27' DETAIL SHEET BOUNDARY LINE ADJUSTMENT BETWEEN FAWCETT & SNAPP LANDS BACK CREEK DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: P' =1-00' DATE: MARCH 24, 2008 PRESENT OWNER: THOMAS L. FAWCETT, BETTY JEAN S. FAWCETT & ROBERT L, FAWCETT TM #61-A-45 DB 499, PG 18 JOSEPH D. & MARY V. SNAPP TM #61-A-42 INST. #030002903 - PARCEL 3 PROJECT #22110 SHEET 4 OF 6 5.000 ACRES (NEW LOT) (SEE SHEET 5) NOTE THAT BY EXECUTION & RECORDATION OF THIS SURVEY AND OWNER'S CONSENT, THE 29.971 AC. & 5-000 AC. PARCELS HEREBY RELINQUISH ANY CLAIM TO ANY RIGHT OF INGRESS/EGRESS OVER THE EXISTING GRAVEL ROAD AS SHOWN HEREON. r, �L2 A 52"WHIITEOAK AIr-�AQL G" SF-�p0 G Artz m sociates, PLC A. Subsiey gineeM. PLC LAND SURVEPIANNNG - DE.VELOPMFNT dd8y Street A 22601-4740 TEL FAX 540-667-9188 / TOLL FREE 1-800-755-7320 NOTES: 1. BOUNDARY SHOWN HEREON WAS DETERMINED BY A FIELD RUN SURVEY PERFORMED BY ARTZ & ASSOCIATES ON FEBRUARY 20. 2008. 2. THIS PLAT IS SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. 3. NO TITLE REPORT FURNISHED. 4. ALL PROPERTIES ZONED RA, UNLESS NOTED OTHERWISE. ADJOINING ACREAGES TAKEN FROM PUBLIC RECORD. 5. TM #61-A-45 IS CURRENTLY IN THE SOUTH FREDERICK AGRICULTURAL DISTRICT. TM 61-A-42 IS NOT. TM #61-A-42 JOSEPH D- & MARY V. SNAPP 1030002903 Parcel 3 0-505 AC 29.971 ACRES (RESIDUE) (SEE SHEET 6) 0 = REBAR SET UNLESS OTHERWISE NOTED 0 = POINT !).()oo Aces (NEW LOT) APPROX- �'oo LOCATION OF EX. m� DRAINFIELD gR� 2 -STORY yOp DWELLING " WELL y$Fj1 r�0 TM #61 -A -43A R- WAYNE SNAPP ETALS 754/1239 & 413/669 Tract 1 25 AC. (SOUTH FREDERICK AGRICULTURAL DISTRICT) so_ / m P< N 53'26'18" W / 42.70' — i '6'8"N 5 W 15.77 DETAIL SHEET 5.000 ACRE LOT MINOR RURAL SUBDIVISION of 35.974 BACK CREEK DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: P' =100' DATE: MARCH 24, 2008 PRESENT OWNER: THOMAS L. FAWCETT, BETTY JEAN S. FAWCETT & ROBERT L, FAWCETT TM #61-A-45 DB 499, PG 18 PROJECT #22110 w = o o NeMICHAEL i�a'`TZ L 281.10' Cip R 6895.00' 0=02'20'09" C LEN 281.08' BRG S 59'18'53" W DETAIL SHEET 5.000 ACRE LOT MINOR RURAL SUBDIVISION of 35.974 BACK CREEK DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE: P' =100' DATE: MARCH 24, 2008 PRESENT OWNER: THOMAS L. FAWCETT, BETTY JEAN S. FAWCETT & ROBERT L, FAWCETT TM #61-A-45 DB 499, PG 18 PROJECT #22110 w = o o NeMICHAEL i�a'`TZ ➢-BACRES NOTES_ HELD „ =REBAR SET UNLESS I . BOUNDARY SHOWN HEREON WAS DETERMINED BY A .D RUN SURVEY OTHERWISE NOTED PERFORMED BY ARIZ & ASSOCIATES ON FEBRUARY 20, 2008. 2. THIS PLAT IS SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. p = POINT 3. NO TITLE REPORT FURNISHED. 4. ALL PROPERTIES ZONED RA, UNLESS NOTED OTHERWISE. ADJOINING ACREAGES TAKEN FROM PUBLIC RECORD. 5. TM IS CURRENTLY IN THE SOUTH FREDERICK AGRICULTURAL DISTRICT. TM 161-A-45 61-A-42 IS NOT. TM #61 -A -43A TM #61-A-42 R. WAYNE SNAPP ETALS 754/1239 & 413/669 JOSEPH D. & Trort 2 MARY V. SNAPP 12.5 AC J030002903 (SOUTH FREDERICK Parcel 3 - 0.505 AC AGRICULTURAL DISTRICT) SEE SHEET 4 N 5551'58" E 1364.28' 29.971 ACRES (RESIDUE) 50" LIRE — S 54743'59" W 647.24' 5.000 ACRES (NEW LOT) SEE SHEET 5 200" BRL Z �- 186 38 CEDAR CREEK GRADE S 60.28'57" (VA. RTE. 622) SEE SHEET 3 FOR ROAD DEDICATION � 60" BRL 305.68' N S 60'53'42" W �o� ryoo� DETAIL PLAT 29.971 ACRE MINOR RURAL SUBDIVISION of 35.974 ACRES BACK CREEK DISTRICT, FREDERICK COUNTY, VIRGINIA SCALE:1" = 200' DATE: MARCH 24, 2008 PRESENT OWNER: SHEET 6 OF 6 TM #61-3-8 TERRY J. NANAHAN 787/895 5.25 AC. N � C.J _ 0 _ m Fn REBAR FOUND N 56'45'27" E 44.98' TM #61-3-5 STEVEN M. & JANET M. JACKSON 932/1071 5.09 AC. 165.48' 61'22'16" T — — H OF o MICHAEL M. ARTZ v Lic_ No. 1513—B Suvov-:0 THOMAS L. FAWCETT, BETTY JEAN 5. FAWCETT AS.b and Associates, PLC A nbaidiary of Valley Engineenng, PLC & ROBERT L, FAV!�CETT L AND9 PLANNING NEVELOFM� icxod8ly Street TM #bl-A-45 DB 499, PG 16 YA 22601-47403 FAX 540-667-9188-809-755-7320 PROJECT #22110 ---------- I -f -,--V -- �. I ZI./-,? r-IVI .-, u C� • TO: FROM: RE: DATE: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM Frederick County Planning Commission Mark R. Cheran, Zoning Administrator/:` Request to Remove Parcel 86-A-241, owned by Karl Copp from the Double Church Agricultural and Forestal District. May 19, 2008 Please find attached a letter from Karl Copp and Sally Copp, dated March 17, 2008. The Copps have requested the removal of one parcel from the Double Church Agricultural and Forestal District. The Double Church Agricultural and Forestal District was established in 1980 and has been renewed five times. The most recent renewal of this district occurred in May 2005 for a period of five years. Currently, 924 acres are contained in this district. Mr. and Mrs. Copp desire to remove one parcel totaling 10 acres from the Double Church Agricultural and Forestal District. Section 15.2-4314 of the Code of Virginia, 1950, as amended, provides property owners with the ability to request removal of land from an agricultural and forestal district through a public process via the local governing body. The Agricultural District Advisory Committee (ADAC) considered this request during their meeting of May 13, 2008. The ADAC unanimously recommended that this 10 acre parcel be removed from the Double Church Agricultural and Forestal District. A total of 914 acres will remain in the Double Church Agricultural and Forestal District. Staff will present mapping during the Commission Meeting which delineates the location of this acreage and its proximity to other land within the Double Church Agricultural and Forestal District. MRC/bad 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 MAR 1 7 -2008 o �yGGd a 09 Pn N 7066000 ° NORTH N 7064000 e p p VICINITY MAP _ --- o � SCALE_ 1"=2000' °RG 6 SITE m y N 7062000 0 0 0 0 0 0 0 0 0 0 O N 0 0 d cp ti n n n N 7060000 1 w w w w FAMILY SUBDIVISION PLAT ON THE LAND OF: KARL COPP DEED BOOK 660, PAGE 706 OPEQUON MAGESTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA OWNER'S CERTIFICATE: THE FAMILY SUBDIVISION OF THE LAND SHOWN HEREIN IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNER AND WITH SECTION 15-2-2264 OF THE CODE OF VIRGINIA, AS AMENDED. F�L� BY: DATE: T KARL R. COPP `� G� ......O,L1 STATE OF Vi2n�ntp COUNTY OF ('RAC{ZICK TO WIT: �4RYPU ,O SUBSCRIBED AND SWORN TO BEFORE ME IN MY STATE AND COUNTY MY '0 COMMISSION :Z AFORESAID THIS 81h DAY OF ADRi 1 2011$. _ 0'•. NUMBER : Q 7097517 • NOTARY PUBLICQUJM DJ Nzn / ' ''rllllllll lit`` MY COMMISSION EXPIRES Ma_ _4 a 011 SURVEYOR'S CERTIFICATE: I, HERBERT L. PARSONS III, A DULY LICENSED LAND SURVEYOR IN THE COMMONWEALTH OF VIRGINIA, DO HEREBY CERTIFY THAT THIS FAMILY SUBDIVISION SHOWN ON THIS PLAT IS NOW IN THE NAME OF KARL R. COPP, AS RECORDED IN DEED BOOK 660 AT PAGE 706, AMONG THE LAND RECORDS OF FREDERICK COUNTY, VIRGINIA. APPROVALS: ALTH OF G r DATE: U FR ERICK COUNTY HEALTH DEPARTMENT HERBERT L PARSONS, III _ Lic. No. 2895 ,t -6Z-ZGb't 4 FREDERICK COUNTY SUBDIVISION ADMINISTATOR DATE: �O q� ' !y, t Stantec COf15UIti11g Inc. Date: 408 Church Street, SE Tel: 703.777.0063 Scale: AS SHOWN 11/13/2007 Leesburg, VA 20175-3003 Fax: 703.777.2480 Fld: RHL Tech: MAC Revision Date: 116 North Braddock Street Tel: 540.545.4056 03/14/2008 Winchester, VA 22601-3914 Fax: 540.545.4059 Drwn: MAC Chkd: DEB/ HLP Proj. #: 175410129 2567 University Avenue, Suite 4020 Tel: 304.292.5230 Morgantown, WV 265054503 Fax: 304.292.5008 rstea� Sheet 1 File No.: 4819 www,stantec.com of 4 LINE TABLE LINE BEARING LENGTH L1 S 08'43'00" W 150.00' L2 S 0636'00" W 150.00' L3 N 84'47'32" W 374.84' f� SEE NOTE 2aiR9-71w- I '1Ef'—�— RESIDUE TAX MAP PARCEL 241A 8.3247 Ac ex. • BOUNDARY LINE well N 05'12'28" 299.67' 25' 25' DOUBLETC -L-_PROP_Fj�-', WELL I (- — — Eo---BR-L- — —, I L_ _60' TAX MAP -I CD I PARCEL m I f Winchester, VA 22601-3914 1 J 241 B o Im 2.2693 Ac �I J i PROP_ 74.4' DRAIN- I FIELD 25' 25' DOUBLETC -L-_PROP_Fj�-', WELL X a I L_ _60' r� 116 North Braddock Street Tel: 540.545.4056 Winchester, VA 22601-3914 Fax 540.545.4059 L2 27.7 70.8 �r --- Ll IRF ?CH ROAD — VA STATE ROUTE (50' R/W) GRAPHIC SCALE ,00 o 50 100 200 IN FEET ) I inch = 100 ft. FAMILY SUBDIVISION PLAT ON THE LAND OF: KARL COPP DEED BOOK 660, PAGE 706 OPEQUON MAGESTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA Stantec Consulting Inc. 108 Church Street, SE Tel: 703.777.0063 Q ryo npLd Fax: 703777.2480 116 North Braddock Street Tel: 540.545.4056 Winchester, VA 22601-3914 Fax 540.545.4059 2567 University Avenue, Suite 4020 Tel: 304.292.5230 Morgantown, WV 26505A503 Fax: 304.292.5008 www.stantec.com .o Do m ss_o' ' to p z N- IRF ?CH ROAD — VA STATE ROUTE (50' R/W) GRAPHIC SCALE ,00 o 50 100 200 IN FEET ) I inch = 100 ft. FAMILY SUBDIVISION PLAT ON THE LAND OF: KARL COPP DEED BOOK 660, PAGE 706 OPEQUON MAGESTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA Stantec Consulting Inc. 108 Church Street, SE Tel: 703.777.0063 Leesburg, VA 20175-3003 Fax: 703777.2480 116 North Braddock Street Tel: 540.545.4056 Winchester, VA 22601-3914 Fax 540.545.4059 2567 University Avenue, Suite 4020 Tel: 304.292.5230 Morgantown, WV 26505A503 Fax: 304.292.5008 www.stantec.com LEGEND: AC BRL LINE DB D/F ESMT EX I/E INST IRF N /F No_ PG OHW PROP R/W SF ACRES BUILDING RESTRICTION DEED BOOK DRAINFIELD EASEMENT EXISTING INGRESS/EGRESS INSTRUMENT IRON ROD FOUND NOW OR FORMERLY NUMBER PAGE OVERHEAD WIRES PROPOSED RIGHT—OF—WAY SQUARE FEET *I/E ESMT= PROPOSED DUAI ACCESS INGRES EGRESS EASEMEh, ��PyTH 0 " Dl U HERBERT L PARSONS, III Lic. No_ 2895 Scale: 1" = 100' Date: 11/13/2007 Fld: RHL Tech: MAC Revision Dot N/A Drwn: MACI Chkd: HEP/ Proj. #: 175410129 Sheet 3 of 4 I File No.: 4819 �AZ,TH O D I 0 6 G U ` HERBERT L PARSONS, III Lic. No. 2895 =L5 SEE NOTE 2 Z� 0 I� f9�lFF ROUTE O P3 L6 �I,D L8 R Vj) _y , , 2 100 L7 flood plain v, IL9 o gRLr U I L1 ---,L71 I z o I I N 1 TM P I A DO Im 86—((A))-2411 - RESIQUE V) LO 10.594 Ac, 10 PARCEL 241A 1 I 362,623 SF L — — — IRF IR8.3247 Ac F i ZONE: RA • % L4 1 I co j/ 0 1 r 1 o i CD u; cl I r1 Q) j-'4 1 0� II 11 W� ex 6� I I 1 dwelling 1 ~ ly cn 1 IRF/e • , k-zW �^' 1 building / 10 d- V �� I O Q N 4a ex to G � I I,- IR LOBRL well c•�i n u I NOS"12'28" E i. W `c' F 1 299.67' E I ��\� �►�til 60' BRgS`��, q to I IR 7 _ *I/E i 5P' ESMT PARCEL L1 IRF 241 B 25' DOUBLE CHU 98,852 SF VA STATE ROC" ROAD 2.2693 Ac (50' TE 641 ZONE: RA R/W) FAMILY SUBDIVISION PLAT ON THE LAND OF.- KARL F:KARL COPP DEED BOOK 660, PAGE 706 OPEQUON MAGESTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE 200 0 100 200 400 ( IN FEET ) 1 inch = 200 ft. Stantec Consulting Inc. 108 Church Street, SE Tel: 703.777.0063 Leesburg, VA 20175-3003 Fax: 703-777.2480 116 North Braddock Street Tel: 540.545.4056 Winchester, VA 22601-3914 Fax: 540.545.4059 2567 University Avenue, Suite 4020 Tel: 304.292.5230 Morgantown, WV 26505-4503 Fax: 304.292.5008 Scale: 1' = 200' Date: 11/13/2007 Fld: RHL Tech_ MAC Revision Date: N/A Drwn: MAC Chkd: HEBA Proj. #: 175410129 www.stantec.com I Sheet 4 of 4 I File No.: 4819 LINE TABLE LINE BEARING LENGTH L1 S 08'43'00" W 150.00' L2 S 06'36'00" W 150.00' L3 N 84'47'32" W 374.84' L4 S 02'33'56" E 150.00' L5 N 70'52'01" E 82.01' L6 N 85'27'59" E 63.51' L7 N 66'36'13" E 102.75' L8 N 21'09'12" E 64.35' L9 N 3039'03" E 84.17' L10 N 23'47'03" W 85.45' L11 N 27'40'50" W 114.39' L12 N 00'39'29" W 47.88' �AZ,TH O D I 0 6 G U ` HERBERT L PARSONS, III Lic. No. 2895 =L5 SEE NOTE 2 Z� 0 I� f9�lFF ROUTE O P3 L6 �I,D L8 R Vj) _y , , 2 100 L7 flood plain v, IL9 o gRLr U I L1 ---,L71 I z o I I N 1 TM P I A DO Im 86—((A))-2411 - RESIQUE V) LO 10.594 Ac, 10 PARCEL 241A 1 I 362,623 SF L — — — IRF IR8.3247 Ac F i ZONE: RA • % L4 1 I co j/ 0 1 r 1 o i CD u; cl I r1 Q) j-'4 1 0� II 11 W� ex 6� I I 1 dwelling 1 ~ ly cn 1 IRF/e • , k-zW �^' 1 building / 10 d- V �� I O Q N 4a ex to G � I I,- IR LOBRL well c•�i n u I NOS"12'28" E i. W `c' F 1 299.67' E I ��\� �►�til 60' BRgS`��, q to I IR 7 _ *I/E i 5P' ESMT PARCEL L1 IRF 241 B 25' DOUBLE CHU 98,852 SF VA STATE ROC" ROAD 2.2693 Ac (50' TE 641 ZONE: RA R/W) FAMILY SUBDIVISION PLAT ON THE LAND OF.- KARL F:KARL COPP DEED BOOK 660, PAGE 706 OPEQUON MAGESTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE 200 0 100 200 400 ( IN FEET ) 1 inch = 200 ft. Stantec Consulting Inc. 108 Church Street, SE Tel: 703.777.0063 Leesburg, VA 20175-3003 Fax: 703-777.2480 116 North Braddock Street Tel: 540.545.4056 Winchester, VA 22601-3914 Fax: 540.545.4059 2567 University Avenue, Suite 4020 Tel: 304.292.5230 Morgantown, WV 26505-4503 Fax: 304.292.5008 Scale: 1' = 200' Date: 11/13/2007 Fld: RHL Tech_ MAC Revision Date: N/A Drwn: MAC Chkd: HEBA Proj. #: 175410129 www.stantec.com I Sheet 4 of 4 I File No.: 4819 ,1111F IFI—rI,4'RO .& & Z 6iZA PcRRY Z - 4A, Pc 4106 RA U' Bf,"c/b`= 0,A G? PRRFi Y 9 i;; Pc 179 ZOAIZ.- RA L L IZ G �iQJi Y OB .300, PG 6'44 ZOflc.• Fc4 *I/E ESMT= PROPOSED DUAL ACCESS INGRESS/ EGRESS EASEMENT �AZ,TH O D I 0 6 G U ` HERBERT L PARSONS, III Lic. No. 2895 =L5 SEE NOTE 2 Z� 0 I� f9�lFF ROUTE O P3 L6 �I,D L8 R Vj) _y , , 2 100 L7 flood plain v, IL9 o gRLr U I L1 ---,L71 I z o I I N 1 TM P I A DO Im 86—((A))-2411 - RESIQUE V) LO 10.594 Ac, 10 PARCEL 241A 1 I 362,623 SF L — — — IRF IR8.3247 Ac F i ZONE: RA • % L4 1 I co j/ 0 1 r 1 o i CD u; cl I r1 Q) j-'4 1 0� II 11 W� ex 6� I I 1 dwelling 1 ~ ly cn 1 IRF/e • , k-zW �^' 1 building / 10 d- V �� I O Q N 4a ex to G � I I,- IR LOBRL well c•�i n u I NOS"12'28" E i. W `c' F 1 299.67' E I ��\� �►�til 60' BRgS`��, q to I IR 7 _ *I/E i 5P' ESMT PARCEL L1 IRF 241 B 25' DOUBLE CHU 98,852 SF VA STATE ROC" ROAD 2.2693 Ac (50' TE 641 ZONE: RA R/W) FAMILY SUBDIVISION PLAT ON THE LAND OF.- KARL F:KARL COPP DEED BOOK 660, PAGE 706 OPEQUON MAGESTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA GRAPHIC SCALE 200 0 100 200 400 ( IN FEET ) 1 inch = 200 ft. Stantec Consulting Inc. 108 Church Street, SE Tel: 703.777.0063 Leesburg, VA 20175-3003 Fax: 703-777.2480 116 North Braddock Street Tel: 540.545.4056 Winchester, VA 22601-3914 Fax: 540.545.4059 2567 University Avenue, Suite 4020 Tel: 304.292.5230 Morgantown, WV 26505-4503 Fax: 304.292.5008 Scale: 1' = 200' Date: 11/13/2007 Fld: RHL Tech_ MAC Revision Date: N/A Drwn: MAC Chkd: HEBA Proj. #: 175410129 www.stantec.com I Sheet 4 of 4 I File No.: 4819 - � • � - ------ �----........, ..�.,,�.,.,.. -- �.,,.,..,, , ,Y, / �" r, ! /! � C* �� .��v .i: r �"� . e�'�°�H ! .'^`• _. , i �� ( f,r-r ��(/(t t. i / f' Ap$ForastratDist+tct j f j X P> I 411 ,<= ate. - � , � ' -. lt _ •l� �r � �� - __ \u � F• . J it J P 1 �!J vz ( - �, _ `� � _ , .� � l''-. POs• r _ G \„/P �; � /� �t , �, ,ci 4� Map Document: (N'\Planning_And_Development\_1_Locator_Mps\2008\KarlCopp_AGRM0208_042808.mxd) 4/28/2008 -- 4:05:51 PM Ag District AgDist Removal AGRM#02-08 Application Ka'pCopp Parcel ID: 86-A-241 Map Features O Hamlets Subject Property (a Lakes/Ponds Streams AGF Districts E3" South Frederick District _ Double Church District Red Bud District a f Location in Surrounding Area Y Case Planner: Mark r" 86 A 252 i i 86 A. 239 R s4 j�+ � r+1� • � ,� ' a .,. sem, 254 86 A 250 m d r - •. y t 86 A 2528 86 A 236.. = f A 242 86 A 2s6 DGUble Church 86 A 241 K V Ag & Forestral DisWt _240 -- • " 238' too 86 A:`231 '- ..65 A239'•f"� 86 A 266C e .. 1!6 a a39A ,� ' c0.x,�&•30.LR _ 93 1 •�6w_3 ri�'S. �t�n'��•' +�' _ � •^ .�°' ♦ , .93 A 7K j �f93 9 393 A 79 • r93 1 2 j • o �''^ ,93x1] 93 .A 14C '9311 A 11, 93 A 15 ° Map Document: (N:\Planning_And_Development\_1_Locator_Mps\2008\KarlCopp_AGRM0208_042808.mxd) 4/28/2008 -- 4:05:51 PM Aerial ldap AgDist Removal AGRM # 02 - 08 Application ?`earl Copp Parcel ID: 86-A-241 Map Features O Hamlets w.' Subject Property Lakes/Ponds Streams AGF Districts c :• South Frederick District Double Church District Red Bud District a \ t Location in Surrounding Area Case Planner: Mark �� i. 4"��• 1.1 w. a�211A - M 'A 271 �' " �S{?.r• �' E6 A 269- 9 ifs 4" 86 288 86 A 2s6 DGUble Church 86 A 241 K V Ag & Forestral DisWt _240 -- • " 238' too 86 A:`231 '- ..65 A239'•f"� 86 A 266C e .. 1!6 a a39A ,� ' c0.x,�&•30.LR _ 93 1 •�6w_3 ri�'S. �t�n'��•' +�' _ � •^ .�°' ♦ , .93 A 7K j �f93 9 393 A 79 • r93 1 2 j • o �''^ ,93x1] 93 .A 14C '9311 A 11, 93 A 15 ° Map Document: (N:\Planning_And_Development\_1_Locator_Mps\2008\KarlCopp_AGRM0208_042808.mxd) 4/28/2008 -- 4:05:51 PM Aerial ldap AgDist Removal AGRM # 02 - 08 Application ?`earl Copp Parcel ID: 86-A-241 Map Features O Hamlets w.' Subject Property Lakes/Ponds Streams AGF Districts c :• South Frederick District Double Church District Red Bud District a \ t Location in Surrounding Area Case Planner: Mark �� i. • C� • MASTER DEVELOPMENT PLAN #04-08 SNOWDEN BRIDGE Staff Report for the Planning Commission Prepared: May 23, 2008 Staff Contact: Amber L. Powers, Planning Technician This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 06/04/08 Pending Board of Supervisors: 06/25/08 Pending LOCATION: The subject properties are located on the south side of the Old Charles Town Road (route 76 1) and Jordan Springs Road (Route 664) and east of Milburn Road (Route 662). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 44-A-292, 44-A-293 and 44-A-31 A PROPERTY ZONING & PRESENT USE: Zoned: R4 (Residential Planned Community) District Use: Residential and Undeveloped ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RA Use: Residential & Vacant South: RA Use: Residential & Vacant East: RA Use: Residential & Vacant West: RA Use: Residential & Vacant PROPOSED USE: This MDP proposes a revision to a previously approved Residential Planned Community on 231 acres. MDP #04-08, Snowden Bridge May 23, 2008 Page 2 REVIEW EVALUATIONS: Virstinia Department of Transportation: The revised master development plan for this property appears to have significant measurable impact on Routes 761 and 11, the VDOT facilities which would provide access to the property. The revised master development plan dated February 22, 2008 appears acceptable to VDOT. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E.Trip Generation Manual, Seventh 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. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Please provide a paper copy, as well as an electronic copy, of the revised master development once the County has approved. Frederick County Fire Marshal: Plan approval recommended. Frederick County Public Works: Upon review of the revised plan dated February 22, 2008, all of our previous comments have been addressed. Therefore, we recommend approval of the subject site plan. Frederick County Inspections Department: Comments shall be made at subdivision stage. No comments at this time. Frederick Countv Sanitation Authority: Revision 1 — 1St submittal approved. GIS Department: Valise Way has been approved and added into the system. Structure numbering will be assigned during the permit/construction phase of development. Parks and Recreation: Relative to the Parks and Recreation amenities, please detail all changes or alterations made to the plan since receiving Master Development Plan approval. These changes and/or alterations need to be presented in a summary, specifically addressing Parks and Recreation amenities, clearly illustrating how the revisions are different from what was approved in the Master Development Plan. If the plan includes design elements needing approval, not required at the Master Development phase of the project, please present as such and summarize for review. If there have been no changes or adjustments, the developer will be obligated to meet the Planning Department's final review of the proj ect. Frederick County Public Schools: We offer the following comments: 1. The cumulative impact of this project and other projects in various stages of development in northeastern Frederick County will necessitate future construction of new schools and support facilities to accommodate increased student enrollments. The exact number of the various types of housing in Snowden Bridge is now known at this time, so an example will be used to illustrate the impact of Snowden on Frederick County Public Schools: Based on a buildout of 2,464 total units (exclusive of affordable housing for the elderly) and a split of 30% age -restricted housing, 40% single-family detached, 20% single-family attached, and 10% multifamily, we estimate that this development will house 220 high school students, 187 middle school students, and 354 elementary school students. In order to properly serve these 761 students, Frederic] County Public Schools would outlay $26,936,000 in capital expenditures and $7,774,000 annually ire MDP 90408, Snowden Bridge May 23, 2008 Page 3 operating costs. 2. We acknowledge the cash proffers of $3,925.00 per non. -age -restricted dwelling unit plus the land donation, which equates to $220 per non -age -restricted dwelling unit, for a total of $4,135 per unit. Using the example above, cash and land proffers total $7,137,010. This would defray 26.5% of our capital costs noted above. 3- We acknowledge proffers donating 20 acres of land for a school site, providing access for Snowden Bridge residents to the school site from internal roads, and providing the school access to water and sewer. Frederick County Public Schools is concerned about all land development applications. Both capital expenditures and annual operating costs are significantly increased by each approved residential development, as is illustrated above. PlanninjZ Department: This MDP application which proposes the addition of a right-in/right-out entrance along the major collector road identified as Snowden Bridge Boulevard appears to meet all transportation and design requirements and remains in conformance with all proffers, and zoning ordinance requirements. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the master development plan is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Location The subject site is located east of Milburn Road (Route 662), south of Old Charles Town Road (Route 761), and southwest of Jordan Springs Road (Route 664), approximately 2,000 feet east of Martinsburg Pike (Route 11 North). The parcels comprising the site are located wholly within the Stonewall Magisterial District. Numerous parcels adjoin the 794 acre site, all of which are zoned RA (Rural Areas) and are either undeveloped or established with residential or agricultural land uses. C) Site History The original Frederick County zoning snap (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural 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 properties and all other A-1 and A-2 zoned land to the RA District. On September 24, 2003, the Board of Supervisors approved Rezoning 906-03 which rezoned the 794 acres to R-4 (Residential Planned Community) with proffers. MDP 904-08, Snowden Bridge May 23, 2008 Page 4 D) Site Suitabili & Pro'ect Scope Comprehensive Policy Plan: The Frederick County Comprehensive Policy Plan is an official public document that serves as 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. 14] Land Use Compatibility: The Urban Development Area (UDA) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the county where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. (Comprehensive Policy Plan, p. 6-1, 6-2) The subject properties are located within the boundaries of the Northeast Land Use Plan area. This Plan identifies the future land use as a Planned Urban Development; the present zoning is consistent with this PUD designation. The Northeast Land Use Plan also identifies the approximate path of the future Route 37 corridor. ® The submitted Master Development Plan for Land Bay IIIB does not provide for, or address, the corridor planned for the proposed Route 37 extension. However, the future Master Development Plans for the development of Land Bays IV and V are expected to address the Route 37 extension. Transportation This MDP application proposes the addition of a right-in/right-out entrance along the major collector road identified as Snowden Bridge Boulevard. Previously terminating in a cul-de-sac, the applicant is proposing to extend Dutchman Court to Snowden Bridge Blvd. This revision meets road spacing requirements, and provides a right turn lane to maintain the flow of traffic on Snowden Bridge Blvd. STAFF CONCLUSIONS FOR THE 06/04/08 PLANNING COMMISSION MEETING: The Master Development Plan application for the Snowden Bridge project, which proposes a minor alteration to the road layout as shown in the previously approved MDP #07-05, appears to be in general conformance with the policies of the Comprehensive Policy Plan and the requirements of the Zoning Ordinance. The Planning Commission will note that due to the small scope of the changes proposed as a part of this MDP application, an abridged version of the MDP has been included in the agenda package. A complete, nineteen page set of the revised MDP application is on file at Planning Department office, and is available for review. MDP #04-08, Snowden Bridge May 23, 2008 Page 5 Following the Planning Commission discussion, it would be appropriate to forward a recommendation to the Board of Supervisors regarding this MDP conformance with County codes and review agency comments. All issues and concerns raised by the Planning Commission will be forwarded to the Board of Supervisors for their consideration. Staff is ultimately seeking administrative approval authority of the Master Development Plan. of D EA, tVtl£� OME PARK _ 1 �'Y,Npi LL It Ji RIAL K \\,iyC;.� 0 .. £Y I�Ir+�t$PY1�LIARD / - �J?4. `•�'\ cyyC / 44 A 5 SNIRLEYALLEN LETALS LEFTOWN H£{GN15 I �_' `~ ,-rL -- -- — -- - - - -`Y►Vp ERS 5U8DlVI5YDN -- W\�°ass ggGo — ,� ' l 44 A da s j A^ 61•,. eb J SLAUGHTER JUDITH MANN EDGE"ILL ,.LEEN a; r 'fcc } �� N\ a • •-; II h\ RR nac�AN9 s , tea\ A 29 • _ ,� *G SLAUGHTER JUDITH MCCANN I Q - • • • • SNOWDEN BRIDGE C7 _ [�S.T�.T�.,0y5.m�Qrc�r��i��rQy��rrr�� `'4 � . � i� o - LiL�- i'w'T `•�,. `�anu�u.��ulMC11'A7C5LSJ� —�'-. -. pr Ao R ; 1. _ N Fq 'T ♦ r4J_. T 15 \ �{ NGS 76 f,. t I `� i•{I�- "'._.. kFA'NFBR4 4.�i'IFd � .. SiRBAUGH SAUNIE D. , `x 4'• ! j AITKENGREIGDW DPEQUDN R1DL-C' �^. GrD.54 f yuN, eFgr Ne q.. �"f� ,\ `MgRQNIS BT-B.LF�OQo c �i w MILL t7I,NEPfEF��. .. :5. \\ / 30RDON H .tGNiS ` �ki 1 jt'" t, F . -( /P£QtJON EStht If TER 5A1-7LEF(ELD- t r, Mao DO('llmp-nf- (N'\Planninn A-4 no..vL...... r...tt a 1 .. Location Map Master Development Plan MDP #04-08 Application Snowden wden Bridge Parcel ID: 44 - A - 292,44 - A - 293, 44 -A -31A Map Features O Hamlets - Future Rt37 Bypass •:a Urban Development Area SWSA d Application 95 Lakes/Ponds Streams -- — - ---' — _" —. _..r �• u� �lluyo_Ivlvrv+Ua_uo IJU0.1'rIxa) b/1321JU6 -- 9:32:04AM Location in Surrounding Area 0 0125 02P5iile� ¢yK cDG Case Planner: Amber j� �s 1� :etc SFWt.t KEA \ . '• � /r aa, Si ir�yDttt`4-LT �t'7t."r.4ARD r \" \ '. A 5 �l ' SHIRLEY ALLEN LETALS + 4d A 40 j SLAUGHTER JUDITH MCC NN < 410' ` a°c' 'c 4\ �: ` LEEIOWN HE:GHFa _ \Ge"PO �ao` P NGS 0 e 1� " A 29 i�, •'�f.' SLAUGHTER J DITH MCCANN 1 � a �'► t9(' JGBF4[[frye ^\ HU'VT .. 184 rl• �Bq. ,4 �E[Gge 4� C t GRt3/6ER'� ` m 4 C' f �` l t '''s 'T `• 2 m P r j fER 5A7TLEFIELD � 44 A 293 BROOKFlEL BTEPHENSON vILt.AGBLLC STEPHE 55 7 15 SIRBAUGH SAUNIE D W i.t 3 r f 0 LEtTr; t• /. Qw ST�,��NSDN;HEtGHTS w Y C. 4z 'E . 44 A 2948 KEN GREIG D W .tr* Q \ � N � 4 4tERFE `� kt ` 3DRDDt� 44p1! flit � (iTFQ[1J;a ES1A1 + pj i r Map Document: (N:\Planning_And_Development\_1_Locator_Mps\2008\SnowdenBridge_MDP0408_051308.mxd) 5/13/2008 --9:32:04 AM Zoning Map Master Development PIan MDP#04-08 Application Snowden Bridge Parcel ID: 44 -A -292,44-A-293, 44 -A -31A Map Features Q Application Hamlets - FutUre Rt37 Bypass m4 Urtan Development Area SMSA Lakes/Ponds Streams Zoning B1 ;Business, Neighborhood District) B2 (Business, General Dlstrist) <Ek B3 (Business, Industrial Transition District) EM (Extractive Manufacturing District) QP HE (Higher Education District) ,a M1 (Industrial, Light District) M2 (Industrial, General District) w MH1 (Mobile Home Community District) 'b MS (Medical Support District) R4 (Residential Planned Community District) t+ R5 (Residential Recreational Community District) O RA (Rural Area District) RP (Residential Performance District) Location in Surrounding Area e 0.125 0-IVIiIP= 4�GK CDL Case Planner: Amber a 6` 7 - LL i I70 bTRIAL" a=1.•� � �"s \A �' q q ' ,4�IfpPr. 41 iI ..Y A.s •, !G --RL EY 0..l r,NE iALS ,, \� y n .4.\ ^A• 6.. �t+ 1 \ Y'�c .3r � C �w . 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Y° 1 D�F k LID IA 1 y,r 4� _T Fir . ,: r• Map Document: (N:\PIanning_And_Development\ 1_Locator_Mps\2008\SnowdenBridge_MDP0408_051308.mxd) 5!1312008 -- 9:32:04 AM Aerla. leap Master Development Plan MDP # 04 - 08 Application Snowden Bf dge Parcel ID: 44 - A - 292, 44 - A - 293, 44 -A -31A Map Features 12 Application O Hamlets Future Rt37 Bypass L% Urban Development Area p SWSA si Lakes/Ponds Streams y i Location in Surrounding urea 0 0.125 0 2 IP` ,'. 4tiCK CSG 2 Case Planner. Amber A ,\ lLE OtAE 4ARK Q Tye ; 44 A S r `yv,/1yr,S EY ALLEN L ETALS F r aFA-4a?`rti�"'x:�.. i _ RkAl R c a iID NA� t" \pb i \ is °F o t� 44 A 294A AITKEN GREIG DW lL D4E�t}DN'(:tDG' t. r _ t !r, '.- �- i i LY,£QUON ESTAT `r f Map Document: (N:\Planning_And_Development\_1_Locator_Mps\2008\SnowdenBridge_MDP0408_051308.mxd) 5/13/2008 -- 9:32:04 AM Lana Ue Map Master Development Plan MDP 404-08 Application Srwwdien Bridge Parcel ID: 44 -A -292,44-A-293, 44 -A -31A Map Features Application O Hamlets Future Rt37 Bypass �t Urban Development Area SMSA -akes(Ponds -- Streams Long Range Land Use Rural Community Center Residential Business Industrial � Institutional Recreation X', Historic ® Mixed -Use ® Planned Unit Development d a� Location in Surrounding Area 0 0.125 0.25; !pe 4�K CpG Case Planner: Amber a x f.u_.. `r,�\NGFry ZB��73� tiff r O / SGB T 2 M1w �e _ '� `" SU6UIV15!PN... W\�aNEstE� �'�-Elis It _.. = "m LEt7 7 ED`EHILL\\�,•�`\ / i _ RkAl R c a iID NA� t" \pb i \ is °F o t� 44 A 294A AITKEN GREIG DW lL D4E�t}DN'(:tDG' t. r _ t !r, '.- �- i i LY,£QUON ESTAT `r f Map Document: (N:\Planning_And_Development\_1_Locator_Mps\2008\SnowdenBridge_MDP0408_051308.mxd) 5/13/2008 -- 9:32:04 AM Lana Ue Map Master Development Plan MDP 404-08 Application Srwwdien Bridge Parcel ID: 44 -A -292,44-A-293, 44 -A -31A Map Features Application O Hamlets Future Rt37 Bypass �t Urban Development Area SMSA -akes(Ponds -- Streams Long Range Land Use Rural Community Center Residential Business Industrial � Institutional Recreation X', Historic ® Mixed -Use ® Planned Unit Development d a� Location in Surrounding Area 0 0.125 0.25; !pe 4�K CpG Case Planner: Amber a x f.u_.. `r,�\NGFry ZB��73� tiff 55 i 15 SIRBAllGN SAUNIE D. 4 , O a Y It M,".r Q CFat0 % i! ? S� r - - ``LCR ` ` \- �T\RS<N F •.'`rs jam,,` . ,t �r �'Htai'�1$ iIY C� 4 �, r � i _ RkAl R c a iID NA� t" \pb i \ is °F o t� 44 A 294A AITKEN GREIG DW lL D4E�t}DN'(:tDG' t. r _ t !r, '.- �- i i LY,£QUON ESTAT `r f Map Document: (N:\Planning_And_Development\_1_Locator_Mps\2008\SnowdenBridge_MDP0408_051308.mxd) 5/13/2008 -- 9:32:04 AM Lana Ue Map Master Development Plan MDP 404-08 Application Srwwdien Bridge Parcel ID: 44 -A -292,44-A-293, 44 -A -31A Map Features Application O Hamlets Future Rt37 Bypass �t Urban Development Area SMSA -akes(Ponds -- Streams Long Range Land Use Rural Community Center Residential Business Industrial � Institutional Recreation X', Historic ® Mixed -Use ® Planned Unit Development d a� Location in Surrounding Area 0 0.125 0.25; !pe 4�K CpG Case Planner: Amber a APPLICATION MASTER DEVELOPMENT PLAN Department of Planning and Development Use Only. Date application received Complete. Date of acceptance Incomplete. Date of return Application # 1. Project Title: Snowden Bridge — Master Development Plan 2. Owner's Name Stephenson Assocaites, LC Brookfield Stephenson Village, LLC 3. Applicant: Address: Phone Number: 4. Design Company: Address: Phone Number: Contact Name: (Please list name of all owners or parties in interest) Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering same same Evan Wyatt, AICP 5. Location of Property The property is located on the south side of the Old Charles Town Road, (Rt. 761) and Jordan Springs Road (Rt. 664) and east of Milburn Road (Rt. 662) 6. Total Acreage: 231.0 7. Property Information a) Property Identification Number (PIN) b) Current Zoning: c) Present Use: d) Proposed Uses: e) Adjoining Property Information: Property Identification Numbers North South East West f) Magisterial District: 44 -A -292,44-A-293 and 44 -A -31A R4 - Residential Planned Community Residential and Undeveloped Residential - Planned Community See attached list Property Uses Stonewall 8. Is this an original or amended Master Development Plan? Original ❑ Amended M I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: tua,", a - Date: 8 1 CO) 0 Adjoining.. Property Owners Listing Snow Label Tax Map Number Owner Mailing Addre: A 44 A 148 JENKINS DAVID CALVIN & SCARLET M 879 DICKS HO B 44 A 149 GETTS GERYL S 502 OLD CHAF C. 44 A 150 STULTZ GLENN A. & BETTY A. 518 OLD CHAF D 44 A 151 STULTZ GLENN A. & BETTY A. 518 OLD CHAF E 44 A 153 REDMOND DARLA K 67 REYNOLDS F 44 A 154 VUILLERMET ROBERT EUGENE 550 OLD CHAF G 44 A 155 STROTHER JOHN R. 560 OLD CHAF H 44 . A 156 HOTT R. CHARLES & KAY K. 572 OLD CHAF 1 44 A 157 LOUGH WILLIAM G 582 OLD CHAF J 44 A 158 WILSON ROBERT & MARY BETH 458 DEVILS B) K 44C 2 A ZIRKLE WILLIAM RAY I& HELEN CHRISTINE 1614 OLD CHAF L 44C 2 B JOBE DARIN SCOTT IJOBE JUSTIN CHRISTOPHER 634 OLD CHAF M FAAr. 9 n RI V TERRY I R r r11 mir= C I I. -A a ry n nu n r N 44 A 161 GRAY JEAN K C/O ALLEN GRAY 636 BATTERSI O 44 A 162 GETTS ELLEN ELAINE 660 OLD CHAF P 44 A 163 RITTER JUANITA M 688 OLD CHAF Q 44 A 164 RITTER JUANITA M 688 OLD CHAF R 44 A 165 -RITTER JUANITA M 688 OLD CHAF S. 44 A 139 MCKEE ANNA B & LESTER W 102 FAIRWAY T 44 A 166 RUSSELL ROBERT H ETALS 704 OLD CHAF U 44 A 208 GOLLER ACTRESS I 776 OLD CHAF V 44 A 209 AFFLECK RODNEY L 786 OLD CHAF W 44 A 21 Q JONES WILLIAM C JR & BRENDA L 796 OLD CHAI X 44 A 211 KNUPP RICHARD R & BONNIE R PO BOX 97 Y 44 A 212 HAYES JACK L 734 JORDAN c Z 44 A 218 KRASICH DINAH G & JOHN E 776 JORDAN AA 44 A 213 LAFFOLLETTE ALLEN LEE 744 JORDAN BB 44 A 214 CAMERON ROY C. & MILDREDF. 752 JORDAN CC 44 A 215 AL-SWAITY MANAR 760 JORDAN DD 144 A 216 TYSON BAKER B & SHIRLEY P 768 JORDAN EE 44 A 219 NELSON MICHAEL 784 JORDAN FF 44 A 220 BOHNENKAMP GARY BOHNENKAMP KRISTI 214 LITTLER L GG 44 A 221 TRAVERS GEORGE O. 804 JORDAN! HH 44 A 222 MCGAFFICK ROGER A & MARY S 816 JORDAN 11 44 A 223 MILBURN DONALD L & KIMBERLY M 826 JORDAN JJ 44 A 224 SMITH MITCHELL B 836 JORDAN KK 44 A 225 LINK STEVE A & DENNIS W PO BOX 236 LL 44 A 226 WILLS JERRY MICHAEL & YVONNE 856 JORDAN ; MM 44 A 228 GORDON SHAWN MICHAEL 868 JORDAN NN 44 A 229 ESTEP DONALD L & HELEN L PO BOX 66 00 44 A 231 ESTEP DONALD L & HELEN L PO BOX 66 PP 44 A 231 B FAUVER HARRY S JR 906 JORDAN ; QQ 44 A 230 HEPNER STEPHEN K. 918 JORDAN i RR 44 A 231A FAUVER HARRY S JR 906 JORDAN SS 44 A 232 HEPNER STEPHEN K. .918 JORDAN TT 44 A 233 HEPNER STEPHEN K. 918 JORDAN UU 44 A 234 PEARSON ROBBIE M 962 JORDAN vv 44 A 235 PEARSON ROBBIE M 962 JORDAN,' W W 44 A 236 MERRITT GERALD WRIGHT 976 JORDAN! XX 44 A 286 HEIRS OF DORIS KINES C/O THERESA K GIBBS 1968 FAIRFA> YY 44 A 287 HEIRS OF DORIS KINES C/O THERESA K GIBBS 1968 FAIRFA) ZZ 44 A 288 WALTERS WAYNE E 183 QUIET PL AAA 44 A 289 LOFTHOUSE ELSIE A PO BOX 2256 BBB 44 A 291 WEBB III CONSTRUCTION INC 1386 WRIGHT CCC 45 93 2 HOFFMAN WILLIAM D. & PATSY L. PO BOX 22 DDD 45 93 1 KREER THOMAS IKREER CRIS 11081 JORDAN EEE 44 A 285 FOREMAN RICHARD T I FOREMAN FAY L IPO, BOX 4674 4/2412008 Source: Frederic) 10, Adjoining Property Owners Listing Snow wJJ Label FFF GGG HHH 1 1 1 JJJ KKK LLL MMM Tax Map 44 A 44 A 44 . A: 44 A 144 A 144 A' 44 A 44 A Number 237 236 207 206 .202 205 167 168 Owner ROBERTS CHRISTINE K & EDDIE R SR SHRECK CATHERINE EST. LUDW ICK JAMES L & NANCY L LAKE JAMES T. & HELEN E. BRAGG DAVID L BRAGG DAVID L RIDENOUR ELMER W H .SHANHOLTZER TIMOTHY A & GIBBSTHERESA K& DAVID B RIDENOUR KRIS T INE L SHANHOLTZER LISA E '""""" 1968 FAIP�kX 208 GRE I 779 OLD t,ryAl 771 OLD CHAI PO BOX 174 PO BOX 174 731 OLD CHAI 721 OLD CHAI NNN Opo 44A 169 BUSSERT GERALD & JOAN E. & 707 OLD CHAT PPP 144 A 170C ANDERSON JOHN KENNETH ANDERSON RUBY PEARL PO BOX 27 QQQ 44 A 170 WINCHESTER GUN CLUB INC PO BOX 2012 RRR 44 A 173 ELLIS LEONARD C. JR. C/O ELLIS WAREHOUSE & MINI STG 10487 WASHII SSS 440 1 15 LOUZONIS JOSEPH THOMAS JR 543 OLD CHA'. TTT 44C 1 A COLLETT JOEL A. & DIANE L 527 OLD CHA UUU 44 A 138A O'ROARK NORWOOD T. & LAURA W. 380 OLD CHA V V V 44 A 31 STEPHENSON ASSOCIATES LC PO BOX 2530 WWW 44 A 29 SLAUGHTER JUDITH MCCANN 562 MILBURN XXX 44 A 25 CRIDER & SHOCKEY INC OF WV PO BOX 2530 YYY 44 A 26 .CRIDER & SHOCKEY INC OF WV PO BOX 2530 ZZZ 44 A 29B UNGER KENNETH R. 288 MILBURN AAAA 55 A 6 HULVER JOSEPH F T JR 1023 REDBUC BBBB 55 A 7C OATES GARY K & CONSTANCE J 1071 REDBUE CCCC Iss A 7E OATES GARY K & CONSTANCE J 1071 REDBUE DODD 55 A 8 SCHWARTZMAN BERNARD) 1105 REDBUC EEEE 55 A 9 STOTLER DONALD L 1141 REDBUC FFFF 55 A 10 PENTON E GLENN & BIGGS DAWN R 221 SETTLER GGGG 55 7 13 NICELY DONNA L NICELY PAUL 261 LICK RUN HHHH 55 7 13A MIDDLETON TIMOTHY L & DONNA L 223 LICV III 55- 7 15 SIRBAUGH SAUNIE D, 290 LICK. JJJJ 55 7 14 MEIER WILLIAM G III & BARBARA E 270 LICK RUP KKKK 55 7 14A MEIER WILLIAM G III & BARBARA E 270 LICK RUQ LLLL 44 A 294A AITKEN GREIG DW & WALLACE TONIE M 1160 JORDAN MMI 44 A 294 1.AITKEN GREIG D W & WALLACE TONIE M 11160 JORDAt 4/24/2008 Source: Frederic Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 101 North Tient Street, Suite 202 :Vinchester, Virginia 22601 Facsimile 540-665-6395 Phone 540-665-5651 Know All Men By These Presents: That I (We) (Name) Brookfield Stephenson Village LLC — Richard J. Dengler, Vice President (for Brookfield Washington, LLC Managing Member) (Phone) (703) 270-1409 (Address) 8500 Executive Park Avenue, Suite 300, Fairfax, VA 22031 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 040021293 on Page , and is described as Parcel: 44 Lot: 293 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering, Inc. (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permit ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Variance or Appeal ❑ Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: N/A This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we avj�, her o t (our) hand and seal this 25 day off} rte:1209='8 ® 1 l Signatures) State of Virginia, City/County of Fpr1To-wit: I,Jo can 1 ktM n, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, personally appeared before me and has acknowledged the same-beforeme in the jurisdiction aforesaid this 25 day of {lt ri 1, 200&_. My Commission Expires: #0t ublic Registration #: -703q4112, Snowden Bridge Adjoining Property owners Man V, xxx B 11 Legend Adjoining Parcels Parcel Boundaries Map Data Source. Frederick County, Va. GIS Department, April 2008 Z Z 'Y OWN `0 L 666 .� t i / / + 7 7TCv ` / f % / _ `�`� r it 1 f / i� 1/ /f / «( X A/sILI �N RRR LN N WON s I / , i ' I % \' G QQQ /F V UuU / H MMM PPF, vvv LIN JIla] LILL' JJJ HHH T 3; z N KKK ZA�] LLI LLI v Z(; xN ICC vvv Y -V WWW. z EE_ HH i 4 NN 838 -JJ LL N MM i ,rijQ E x WWW 00 ."TT , '\ I\ 0- >//GGG\ \ FIFF W EEEI UHU) �xx ZZ- — _ I'- W zzz Y AAAA ci ODD ccc CIO Y NASTE.2i -HIDGE, wici RD z W w r! IVIMMM 0 Ir 0 a_ IVIMMM z U) z a. Z z 0 LLLL < KKKK W 660 < LU w HHHH < ODD GGGGU) Z (D Er I U) 660 Z Lu uJ _J / / / FFFF 0> 0 LU cli Zola. j) Z /FFFF LU W(D 0 i / j; / �� ` \� 0 < U LL a, - _J < U) W co Z III CT W C� a) C Feet 0 0U_ 9 _0 OD C: C) U) 0 C\J 1,100 550 0 1,100 2,200 LU� �i� I � 4 % _J =7_7 cc) t cn GENERAL NOTES VDOT GENERAL NOTES LEGEND VICINITY MAP Z EXISTING OrTERf60GTE CONTOUR ..__ ..__.. ,:,:.,, SCALE: C = 2.600' rc 1. Method. mtl mneneis used in the construction of the ' t, herein IheD conform to the current VL_ All work on thio project shall e-- la the current editions of Ind latest revisions to Ue Virginta ..,...._,.„..„-,,,„^ "„„,.-,,,,,..-.yjl: W impraveme, EXISTING INDEX CONTOUR County .... t U., sle,dwd, end spo ffc tivo Ind/er Current VDOT atenderds ond apecilicetiovs Department .1 Trayspo b., (VDOT) Reed end Bridge Spenficeti... and Stenderda, the Vag -ie aE-W. end y` W Sediment Control Regulations. end any other applicable state, federal m Wool regulations. m ca a of a PROPOSED CONTOUR 400 2. Meeawe. to control erosion and silthtino. -dvamg detention ponds aervmg ns silt banns during discrepancy or conflict between the Slend.rds w Specf mottos end Regul,timo the meat nrmgent shtl _ A' - c.natrvctim. must he provided to issuance f the to develo D�fING "GE OF PAYMBLI f '"' - "'' """'"' Z poor o m pment permit The approval of these pima m gOverv' PROP no way -be-. the developer et Ns eg..t of the responsibilities eontmned m the Vmgmi, Ereeion end Sedhneot V2 MInd Health PROPOSED ME OF PAPELLO1T Control Handbo.k, conaweti.n shell comply with the latest U.S-U 3 Oepwlment of Leber. Occupational Safety - Adm;mstretim (OSHA), end yw,ima Occupatroeal Safety & Health (VOSH) Rules and Re,utetiooa 1:IOSTHIG CURB ANO GUTTER - :-' }' Z 3 A periml meat be Obtained from the Mi- o1 the Rende,l Engineer, V;rgima Deperi t of Tre.sp. UU PREP c&G - W 9 V3 When wmkmg wiin thVDOT right -til -way, all tribe control, wbethw permavant or tamporery. .hall be m (VDOT) ond Frederick Comfy prior to .-t-U., m exiting State right of way. "Ni_ COLOR ANO CVITHR accordance with the cwrml edition of vDOT, Work Aree ProteMian Yonuel Furthermore ell ,ra/fic cevtrol CG-fi Q pg_gg 4 Approval of Uta plan doe not g.erantce mlone, of m ontre,ce porion by VDOT when ouch permit n n.,gen must be ..robed in eccordmce w;U Section 104.04(l) of the VDOT Rood end Bndge Specdicetions TMUM ON pgpg N-0 TB mG regwretl miler Stele len V4 The developer shall be responsible for rel ... Ug. It his expmae, eny end ell utilitm, including t.ffm MICTRIG TeuFFRONE WYE -- """"- """"'- i 5. The a act location of ell guard rails will be determined by WET p< hool. 'A joint inspection all be held signal pales. junction boxes. Controlien, to.. owned by VDOT or private /public uUlity compaviee it to Ue ppOPOSN TyAEPHON¢ DNE x utilii facilities or nems Uel m be m con[liM U Me Developer Ct Ind Represented and Repres," flits Of He be nee d. The e - will be sole respon op... of the tleveloper to locate and io-I of y ey r> (VDOT) to determine a and where guard rail and/of paved ditches will De weeded The developer will De nth the -reposed c nswction activity VDOf approve) of these ylena dcev not indemnify the developer I, - ME, Snout SEWER 7 i reaponnble for pronding guardrail Ind paved dachas ea determined by this joint ivpection' Refer la VLAmie line respanmDdity. POOP IS RCP)M W e of ..fel o! traffic be • b W Department of TroneporLetivv (VDGT) Guard Red cod Paved Ditch Specification. VS D.eien f.eturee r IIUIN to hold caneteooL on, regulations, and ... tr 1 y may u jeel PRUPoS® STORY SEWER toeh.g. n deemed naceeeary by VDOT My edditionn .,penes inenrred ea a rsmlt of my field ,melon 6. M approved set of plop ond ell eppbcable permits mon be-ileble It Ue . A-U.e it,. MI., a eDI be the reaponeibilily of the dev<lopm EXISTING SYOTARY MONTH rep, ootetive of the developer noun be evadable It ell limes 7 W.rvt,g o:a.... mark `.,....:...3^. a. .,.:..r. S.... eccordmce on Undorm Traffic V6. Pn.r to mitiatioo .1 work. the cm iter ab.0 be re Ponibls fm acquiring e0 nee -.1 VDOT fond ne PU SEBA .�\ \r PRO SEO 9ANWARY ... � . will the Manuel permits for ony wink within VDOT right Of way t n crawl Deneea ryurcD) - •�,••.�� laT5T9Nc EI1xTYuc 9ERRCR ... ... - B. All un.m-ble materiel sew be -d from Me .amwction bents of the roadway before piacmg V7 U required Dy the local VDOT Rendency Office. a pre em.wetiev cmf..... e obeli be .ranged Intl het, PROP052D ELECTRIC Rm. E i embeiikmevt by Me engineer end/or developer with the attendance of the contractor -li- COonly -go-IM. 1ULty- SITE companies end VDOT poor to ilietiov of work WASTING GAS LINE - - ""... - - a t B All pavement sections on Ue approved ple,s ere beaed on a ninon n CBR value of B CBM values less VB The contrectar shell notify the local VpOT Residency Office whey work o to begin or c<eae far ony pggpp2gp CAR IAT the, 6 will require revised pavement section prepared by Greenway Ego, a og end approved by the owner. undetermined length of time. VDOT requires and ehaU receive 48 hours Idvonce votive poor to any required 10. All ...tltde ditch.. et grade. of mora thea 5% shell be p -d with cement c.nmete to the hoe.todiceted m r,qu,,t,d tnspeetion. PROPERLY UNE ov the pleve end ea required It the field jnpooti.I. V9. The ..nlrector shell be res -ble for I-- to the L I, the d t w ...- -.......- p. Un,t j,io, edequele projec a jecm PIOW Ipig 11. All V Wge ,bell be capped ond Piped to Me oewaet alarm sewer manhole. or curb inlet. The pipe shell be public roadway via a conlru.lion eim..l Uel ie constructed end mete-.ieil in .... Mr p, mth Section ____.__ m-nnum 6' d;emeter entl Cora.rm to VDOT s-vderd SB -1. by of the eelVurbIu. Erosion and 6d th.. t C.otrol Hondbook. Forth. , eC see to ither he l nt. effine ®. FIRMINGIPOWER by thio protect chill be maintained through mnetrvctiay. The Developer ehellwheve, anthm the -vale of the gASTPiC PoWPA Poti �. 12. C.- of v debfia he6 be enotem.,m.d iv .ccoM.- will Me Voginja Illi- Control Act; no leas then eprojoet. ee employee certified by the Vi,gihie DIpIlin.nt of C.e.ervni.n end Hecreettme(VDCR) in E- 1i me .tau be pravidetl et the conawetiov ail.. d Sed;me,t Control who ehlil inspect ...aim d s11tott., control device. entl m "w a on a canljnovua lifter receptacle _._ _ HE be.l. fro Ie pper ito 11NEon entl operation. Deficiencies shell be prompUy rectOjed e®SING TPJERIOXH P®EgtAl. COVERSHEET SET 1 SHEET 2 13. The contractor shell provide ndeq,,t. means or eleanjn, ud frem trucks .,d/Ir other equipment pri toe EXISTING IAIERLINE W/ WE "'"""^' ?'� pys _ REVISIONS SHEET catering public streets. ond it i. the contract.rs responsibility th clean .treats. alley duet. Ind to take h.te-, c 0` Co.-natroclor shell m edequele drainage ie achieved end meiptained m the vile during ond el the and / ADJOINING PROPERTY OWNERS SHEET 3 sere necessary to :nacre that the aceto ere nminteined - e dean. mud ma duet Ire. condition It tl t trvctim. PN6P09® WATgmdN6 W T6E - W -�� PROFFERED GENERALIZED DEVELOPMENT PLAN SHEET 4 time.. Vii. All water end -e, lives within exit -y or proposed VODT right-of-way shell hove a nunloonIn DPG_ EINE gmRANr t8O OVERALL SITE ENVIROMENTAL FEATURES SHEET SFthET 5 14. N.tin-m, ahot] be given la the eppropnnte utility company prior to .-E,noti.v o1 wnler .rid/w a o,, arty-si, (36) ;nchee cave, ono when possible .hall be mkalea on- roadway drainage IecWti . It -Met T M W m A^ DEVELOPMENT AGGREGATE TABULATION SHEET SHEEP 8 sewer lines- 10 --tion should dm be obbn.ed tram the appropriate ..Uority concerning pe ,cul eheety, Point.. EXISTING I'm VALVE """ � DEVELOPMENT BUFFER & EASEMENT PLAN SHEEP 7 end ..... c o.a to ¢slating lines. V12. M cel aub.urface ...ditivva ga, aivkheie., voids, cavae, Its. encu tIled p,,pM wAIBR Y81EI - N -OW'A �- OVERALL INFRASTRUCTURE SKEET Any unn (e.g., unauileble valla, aprin ) SHE 15. All .enithry sewers entl water malas Intl a rtonencee shell be wam[ructed in e< -.... will the current during the .cone of coaatr.Cti..... 11 be immedietely brought to the mention of the engineer end VDOT. U.S. BY. It & OLD CHARLES TOWN ROAD PUBLIC IMPROVEMENTS SHEET 9 PPv Work aheD cane - that vicjnity mM m .deq,,t, dengv cm be determined by the mginewr Ind epprwed atandartl. end .peciOe.Uena of the Frederick County Soniletio, AuOionty. by VDOT_ _- yg. _ j�- OFF-SITE MAJOR COLLECTOR ROAD DETAIL SHEET 10 PpOP0.�D RNIjCm d ROAD CLASSIFICATIONS & REQUIRED LANDSCAPING SHEET SHEET SI 16. The location of existing utltti- shown - these plena ere taken from existtog r orda. It boll be the V13. All fill er s, borrow materiel end undercut .roe. ehaU be inspected end eppraved by I VDOT STOP SON • LAND HAY IIIA - PART A LAND USE PLAN SHEET 12 o. , eltera re.p...ibinty to verify the exert horizontt and vertical location of elI existing chilies I. needed representative poor to plecemmI and fill. Where CBR le,tio, to required, I VDOT repreaentetive ehol be P, ior to a awetion. The contrectar ehaU int.- the engineer of any conflicts ens -g from bis exiting ututy 'sur re PULL BS PFA DAT COUNT TOO LAND BAY DIA - PART A COMM MITT ROAD NAME SHEET SHEET 13 x ven(ication ell Me propoaetl coiuwMiem. present to a the s,nopie obtained i. rep�eaent.tive of the I...tion. When sal aemplea a e,bonitted lir private laboratories for Leativg. the vemplea ha be clearly identified and labeled ea belonging to a project PROPOSED SITUT NAME MGN * LAND BAY IIIA - PART A LAND USE PLAN SHEET 14 � 17. The developer will be re�ponsible for my dame,, to Me emU,g street, end vtibti wideb veevre ee a Io be accepted by VDOT and that lash.8 ahIll be perf.rmed fir accordance with all eppliceble VDOT atenderds jo LAND BAY IIIA - PART A LAND USE PLAN SHEET 15 prole r c n ,coca g g y, and procedures. PROP0660 RY9 w MTOML CAAAG01' ; result of his conw.ti.v M within o v D to the exialin ri hl-M-wa LAND BAY BIN - PART A LAND USE PLAN SHEET 18 18. When grew, Es pwpveed within eaeamente Of uUidtie letter, of per n,,A.n from all ;nvolved componm V14. All oadway fill, hese, aubgrede mteriol. entl Lcekf ll in uMty/storm sewer trenches ,bell be compelled RANDARY MANIUIE MUNTIFl;R 12 LAND BAY ILIA - PART A LAND USE PLAN SHEET 16 a' noun SHEET 17 w be provided to Frederick County _Me works Depertmevt prior lir iaauence of grading end/or Bite in nix (6) inch litte to BSS ed theoreticol maximum density an determined by AASHTO T-88 Method A, within LAND BAY IM - PART A LAND USE PLAN aevelepmeot permle. plea or ..n 2F. of optimum mn.ture for the full width .1 any dedicated street right-efeC ey. At the O PROFFER COMPLLINCE SHEET SHEET 19 re diction of VDOT. den.ity I— .hell be performed by n qualdmd independent agency in a ordenee with "OT Sf61fY IRAN SIRUCYUXE I ENRFER 9 per reaponn on, require Bond end Bndge Epe M-nime. CI,Uti,d copies of twat ,,porta aheD be .ubmit d to VDOT dolly, uml 19. The develo will D. Dle jar the relotellop of ullOties which is d as a result of bis m pr.lect. The relocation ah.ultl be done poor t. tontrvctie,. epecUietl .the,adee. ____� 869gY&!T 1816 O p y ereveai p pro V35. VDOT Standard CD and TIO mderdreina chill be ;totalled where indicetetl on mese piens and/Or n 20. These lana identif the location of el known lea. Crevesitee ancon on Uis len will be tecthd in CIENiBmME -- -- COrde. ce with state Iaw. in the event g-o,o es re discovered during evnslruction, Me owner and eogimoor specified by VDOT. aE�l mint be notified immedietely. VIB. The joatalletinn of my entroncee end molboxe. within any dedicated street right-of-way shall meet EYSINC SpGr MEVABON Go 21. The contrectar is to verif field conditions to and du c y y VDOT no-onum deet,. aEnod-d, end u the reap...ibibty of the tleveloper. 351 rzr y prior ring ovalru.lion end d M Gr'e Engineering PROpOSAD 9Pm BIEVABON X Fq It (540) 662-4165 immediately of ony djacrepenc;es Oetwam eetuei };old c.ndjtiom end the approved pion. V17. Pnor to VDOT e.c.p,enc. of any alr.eta. Ill regewed elreet signage e,d/o, pavement merkinie (hall be s-\ ..-.,,,„,,.v......,.,,• tnalelled by the tleveloper or. It VDGT a uew non. by VDOT .n m ascent receivable bee;, f.Howing the �IIING DOW22. Con.6.Imp LVi6 U M trolled OlO ehaU be compacted to Baximum den.jty determined by method " A' per etondertl If....I On Uinlarn Te.fhe Control Devices. U proMer M3HT0-TDB, ASTM -D688. or VTY-i I , e m IppOcnble. Dmaity obitH be certified by a reginered profs -ol engineer ..d ,.ache submitted to FTedwriek C...ty prior to Pavement c v.lrvc0on. U e geotechnje,I report hoe been prepared, it �h,,Id auper,ede Me requirements in this note. VIE. TDe ... .pw ehaU provide Me VDOT Rendmcy EHve with a Tal ,e ell metwiel .-one prior to , razz E_ b construction. Copies w} ell in -ids for mterPH utaized within any tletlic..k. street ght-til-way Z 23. Contractors shall notify operator, be me- underground Mty O.. to the area of propnaetl a acting est De provided to the local VDOT Residency Dtfice prior th a ceplence of the work. Unit and total prices n or bl,,UM et le.It two (2) w.rk-E days, but not mare Lha, ten (10) -Mog day., Ph- to co ace int of may be obscured. qi vetivn or demolition. Names end telephone numbers of the end operetms underground Minty Iinae VIE. A le base and suhDa.e etne shell be laced w s b de b m ane of a hoobonio,l der. Frederick County app- below. These numbers aholl Nao be need to serve Ln en emergency va 4M... m ggrege pa a gra ,prna Density will be determmed using the density control trip in co donee itheSoetion 304 of the VDOT RoedAd m G 24. All utilities to be located d. Ind d Bridge Spectftceb- end M-10. A Certified comp7etio. technician shell perform tbe.e t eta. Certifwd m m grouv of test rte .hell be .ubmitted to VDOT daily. unle.a _f d otherwise. In eddiLi., to checkin capjea repo ,peen �e g alone depth.. VERIFY representeell be notified d given the opportunity to be presnot during the o truclC .nsion annte,thsh Ind ,estivg of e d density con4ol strip. m m S Water/ Frederick Comty Sanitation A.M.nty Phone: Verizon V20. Aaphnl concrete pavements ehaU be pM od vo ecordmee with S.M;.n 316 of the VDOT Road end Bndge 61 m m N Saver: p.0. Be. 1877 P.O. Be. 17398 Spe.Hjceti.ne. Density ehall be determined using the density c.IErvl atop ee epecified m Section 31fi and Winchester. VA. 22004 Baltim.re, MD 2128 VTY-76. A certified compoction t n.jejan ah.li E+ \ perform thee. ,earn. Certined l be l teat reports athLL be (590) 888-1081 (301) 859-8282 submitted to WOT daily. unless apecifietl OUerwjae. A VDOT rroreaenUUve .hell be no,ljed Ind gjven the P N Power: Allegheny Power Gee: 3heuonde.h G.. Cu. apportunjty be be yreaent during the c.nawcum and letiog of the control strip. P.O. H. 1458 P.O. B.. 2400 V2L - eccordmce with Section 302.03, Me f.und,livm jar pipe Culverts thirty-.tx (36) inches entl larger - Nagerat.wo. YD 21741 Wmcheter. VA 22604 �h.11 be expl.red below the bMthm of the --tin. to determine the Lype cod condition of the f ... detion. j-BOU-654-3317(540) 869 -un U.cantrmtor ah.11 rA,e" finding. of f.o.d.Uon a ploral.ion to the engineer and VDOT for app-.- poor to Virg;nia UtiSty Prote000v Sumne. 1-800-552-7001 piecing pipe. Foundation deaigna chat] Comply with VDOT Roed ond Bndge Standard PB -1. Where soft, yield -g, otherwise v ..iteble f ... dativ, to entered. the foondetion design ond/or need for I ... detian _ alebO;zaoon shell be determmed by the evgi.... entl epproeed by IBM -R. Approval of An- pion. shell expire three (3) yews from the dale of the approval letter. V23. VDOT Stend.ld CG -12 Curb Bonn, shell be -etched where Ivdiceted on these plana and/or as apecifietl u 2 - by VDOP. 04 Vd VDOT Stmderd Guwdrnl sh II be metalled where warrented end/or ea prep...d on the.. plena inE V24. a,donce with VDOT'. in 11,Uon criteria- Fine] approved of the A...&oil layout to be given by WET after "' C7 grading e, ..Uy complete. A (r a > Im I=AN AAY DEVELOPME)JT NARRA 14 W E The d.va.pmml of differevl housing types es permilt.d to occur a .til--noly thruugho tie veninL . oa x F z Bays within Stephenson Village. In o,do, for tlevelopmant to oc.ur�re Mester Development Plon and Subdivinew Oj z Design "I" mut be approved fee the applicable Lend Bey by Fred.rich County, ell required bnpro,ono-to mot a O be bonded and ell .Ereele earring lend uIII mut-be developed to atandwd. acceptable to Me Coonty. Cr] W d CJ TRIP GENERATION DATA FCSA CONSTRUCTION NOTES CLASS USE DWELLING UNITS • TRIP RATE TRIP RATE USE VPD as 1. The A.M.,ity'e Water end Sewer Standards and Specifientiona Iee available It anrw.teea-weler.com O d W 2,465 17,699 2. The water entl -t -sewer penton of these place ere vend /or two- from dot. of FCSA epprovel. Z Fix 0 , PER TIA BY PRR&A 3. Water end .ewer noes we to bo eoneweted in accordance with Me- Plme end -hall meet oll A.Ui.rjty co ul ul DATED 2/7/03 regwremmla. 4. The centred., ,boll c..rdmate with, Ind arrange far mapeettoo by, the A.Uority. 5. The .mo-,.tn, aheD uea. I new ,we, I -e to m enning m,nhnl. by ewe d 11i g trio methal,. PROJECT INFORMATION a. When I xisting weter m o tapped for the inatelati.n of I new Ona OWNERS CERTIFICATE OFNERS CERTIFICATE e) The en a ° ;M rah- ia,N n au leb.r dna melerit. L make appllo.ti. Ind Fey depvait SITE TDCATION - FREDERICK COUNTY SEAL COVER SHEET 2. mala rk Me p I...tiovIOm.: . pARCEL IDENTIFICATN N0. 44 -A -31A, 44-A-292, 44-A-293 Project Ne 3. coordinate m.I.H.U. with the engineeriiig-eanetmt. rrn7C�,,,, ZOHMG R4, RESIDENTIAL ICT SNOWDEN BRID E The foregoing Site Plan of the lend of The Iwegoing Site FT— of the land of 7. Exact I. -ti -e! ,.ter eta ecce, aerncea oo new Hvea ere to be ceerdinetea with the Avthority'a COMMVNITY DISTRICT nepec-r. BROOKFIELD STEPHENSON VILLAGE. LLC STEPHENSON ASSOCIATES, L.C. URR NT USE - RESIDENTIAL/UNDEVELOPED �fTH OppjA Addreea, InrJudiug iep Cade k Telephone Na. with the free covaent end in accordance with the demes i with the free con ant ond in accordance with the de.ire B. The Authority's ma;nlenmce department shell furrdah Ind total el water metiers through 2- in raze. pROpD .D RESIDENTIAL PLANNED COMMUNITY ,agq of the undersigned owners, properties and trustees if any. of the undersigned owners, properties dna tro.t... it my.' EL ss the cmtri,enr'. respari, ib iy Li have the meter box assembly -stalled . wectlY- 6 y °loon" SEE OWNERS CERTIFICATE B,mre a P,rmenent miter ie ;nleuea: a MANE D. SRTfH '' e) The meter box, with iia frame end cover, moat be properly eli,ned with Me coppemetter. b) The frame and ewer .hell be let to final grade. N6-022837 c) The diet ... o between the top of the cave, and Me e,pperaetter shell to be between 18 end 21 90 Developer: 0500 , ..eat Zip Cede A Tdepbave No. }' 8500 Executive Park Avenue !, orches. [NOMN�UAL PARCELINFORMATION S G�'T SYnte 300 d) All conopone,te i/ the meter boa a.sembly chill be in proper working order 9/ORAL � BR0010'IEiD STEPHENSON VILLAGE. LLC Fevlaa, VA 22031 / \. f� ✓� L �- y w B. For caner and sewer .erne. that connect to exiting Unee T.M. 49 -A -31A '1ga 7, I - - 406.5 ACRES (703) 270 1470 ( ` � � �i • 1` e) The I -b- If the se e, lateral o to be c.ordmated will the Authority'. engineering ...istenl. ZONED: R4 w Engineer Certifying plan: Addres., Including by Cade b Telephone No, BROOKFIELD WASHINGTON LLC DATE STE;PHENSON ASSOCIATLS +'C. ' DATE f b) M Appliceuin for Sernce moat be meds d fee. prod belore work will beginPROPOSED USE: RESIDENTIAL/COMMERCLAL 151 Windy Hill lane (MANAGING MEMBER) c) The Authority shall furmah Ind i 11 all 6/6'. 3/4' and I water eernce. T.M. 44-A-292 GREENWAY ENGINEERING Winchester, VA 22(302 (MANAGING MEMBER) ) i d) For ail 1 1/2" Ind 2" water service.. the Authority shat make the lop and bring the piping to the property Roe. The contractor shell f,,W h end -tall the meter vault a 000bly- The Authertty 'frill Ineta 175.5 ACHES (540) 662-41Fb ane .ler- ZDNED: R4 PROFESSIONAL SEAL b SIGNLTM 80 Executive Perk Avenue P.O. BOX 2530 e) The Authority will -tell eO sewer latero.. PROPOSED USE: RESIDENTIAL/SCHOOL/PARK I APPROVAL DATE: 10/24/07 .50 Suite 300 Wmheatw, VA 22604 I0. Any wolw erv�Ce line must hove a backflow prevention assembly (double check valve ar RPZ. T.M. 44-A-293 THESE PLANS ARE IN CONFORMANCE WITH - Feirfi.x. VA 22031 (540) 665-3214 ii required). The aeeembly meet meet an .tend -d No. 1015 or I.S. 213.0 ACRES COUNTY OF FBEDFAICR STANIIAA05 AND I (703) 270-1470 ZONED: R4 0 TTHERINCES. ANY DEVIATION OR CHANGE SCALE. N/A 11. All tine Ijnes shall nave a becWlaw prevmtlon assembly (detector a.uble check valve or RP2, as PROPOSED USE: RESIDENTIAL DI THESE PLANS SHALL BE APPROVED RY FREDERICK COUNTY DIRECTOR OF PUNNING & DEVELOPMENT DATE FIRE MARSHALL'S NOTE requjred). The e.a,mbly anti meet an tenderd Ni. 1048 or IG47. My extwior, privately iwied fire Uve 3.5 ACRE3 ZONEI RA ffAs BEEN BU CON ZONING ADMINISTRATOR FROM TO DESIGNED BY: TEAM eholl els. have I Ore I- meter. Thi. a 000bly ah.D be -.tolled immedietely before the backflow BETWEEN PARCEL 44 -A -31A AND CON3TRUCDON. Fire l�ne�er�ina dna s pre ,U.. mil. Radio m.dw remotes we required. 060016567 My 'No Perking" signs and yeHe. pa -ted web loc.ttons will be msUlled 44-A-29 PER INSTRUMENT # JOB N0. 27800 by Hila ioapeclion It the direction of the Fve Ywehell's Office. 12 FCSA Engine, sh.0 ren w the meeha i.ol drawings contairdng the dome.tic ond foe service meters Nod 6.5 ACRES ZONED R4 HAS BEEN BU FREDERICK COUNTY ADMINISTRATOR DATE SHEET I OF 39 - b.ekH,w prevention dodo.e.enod approve the den na and materials. 44-A-293 PER INSTRUMENT #BETWEEN PARCEL 1070005227 0.4-171A I \ \ rT L> 1101 SFD 6TRAIL STONE DUST or WOOD CHIP PEDESTRIAN TRAII��gll' ITS — DENOTES PRIVATE PEDESTRIAN TRAIL SYSTEM N PEDESTRIAN TRAIL SYSTEM IS TO BE MAINTAINED PRIVATELY BY THE STVILLAGE HOME OWNERS ASSOCIATION. ' SELECTION OF TRAIL MATERIAL LS AT O THE DISCRETION OF THE APPLICANT PROVIDED THEY ARE NOT PART THE SIDEWALK SYSTEM WITHIN THE PUBLIC RIGHT -OF -WAWA Y. THE APPLICANT MAY BE PERMITTO CONSTRUCT THE PRIVATE PEDESTRIAN TRAIL SYSTEMEM USING ASPHALT OR CONCRETE, IF ➢ESIRED. NOTE THS SHEET '1� ` UFFFq . HpusF ^� TOWN rOwRh ' �\ goUSF ® OUSF � Tpli, Q' yell 'SFO SA`O v 1USF \ I tO�HHo 9uFFEP SE V\0_01 APPTAgE SFD ANO HOUSE �` �. GAPpYPO,/ PROPOSED DUTCHMAN CT. ` CONNEGTION TO ` - SEE NOTE - THIS SHEET SNOWDEN BRIDGE BLVD. PARK m SITE HOUSE \: GAHRIAGE E�+I GARRIAOE HOSE � `� CREATI ENTER W/ ARKMG � I ` sFD �'�sg, Ln PTS PTS J-- ` ATS / r- MpNiTy ` ' _ P ' �MBMi►�,\ Ts\ P \ \ Tg A TIVE ADU T ECREATIO \ CENTERr \ rs , i AtP-ATRKING E A LT EATI ER W AGOMMUNITYADLILT9pW►l �i SFD 10' BUFFER — _=PAMCIE�Cr. Dg1BLE ` EVERGREEN 8' MIK UREES 1f11N 4' -TI OTHER ar' SFD HOUSING �, I0'MIN INTERIOR RESIDENTIAL SCREENING NOTE: PUBLIC ACCESS SHALL BE PROVIDED TO PUBLIC SCHOOL AND PARKSITES (LB 1 & LD 11) AT SHOWN LOCATIONS BY WAY OF PEDESTRIAN TRAILS/SIDEWALKS. SFD SFD SFD =,%Pp DATE' IO/24/07 SCALE: NTS DESIGNED BY: TEAM JOB N0. 27608 SHEET 13 OFIB OS -171A Right Turn Only Lane Raised , Island h — — SNOWpEN BRIpGE BDU _LE�ARD 50 15 0 90 60 ALTERNATE RIGHT SCALE: I" = 50' INTERSECTION I I Section 5 I L I I O I ' U I � .c Q I i I CL , I I Z I 0- I I I I Blackford Drive - ----__ I i Dutchman Court shall not be continued to future sections of development or future public park I \\ Privi3+o n n__ I z Qi O G„ er Section 5 , O U i m a E J PROPOSED 4.1 RIGHT IN / RIGHT OUT CONNECTION 9 Future Recreation Area — _ _ _ _ N (Section 7) \ \ 0 -- — — — — — — — —_ T-- — — il _ — BIKE�AB R/gyT T(yA11 2E0: . a Z W W Z a Z W " 0 m a ' m "mU 3 cc m� Z x - Y. W cm mod W CC C S N A a� wm y I DATE: 10/31/07 1 SCALE: 1" = 50' 50 25 O 50 100 DESIGNED BY: KDP SCALE= I" = 50' FMX NO. 2700B SHEET 1 OF 1 }X- )C)(' i I W� t\ Future Recreation Area — _ _ _ _ N (Section 7) \ \ 0 -- — — — — — — — —_ T-- — — il _ — BIKE�AB R/gyT T(yA11 2E0: . a Z W W Z a Z W " 0 m a ' m "mU 3 cc m� Z x - Y. W cm mod W CC C S N A a� wm y I DATE: 10/31/07 1 SCALE: 1" = 50' 50 25 O 50 100 DESIGNED BY: KDP SCALE= I" = 50' FMX NO. 2700B SHEET 1 OF 1 }X- )C)('