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PC 05-01-02 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia MAY 1, 2002 7:00 P.M. CALL TO ORDER TAB 1) March 20, 2002 Minutes ................................................ (A) 2) Committee Reports ................................................ (no tab) 3) Citizen Comments ................................................. (no tab) PUBLIC MEETING 4) Waiver Request of Charles and Jolene Orndoff, submitted by GreyWolfe, Inc., for an exception to the Frederick County Subdivision Ordinance, Chapter I 44-17(G) regarding cul- de-sac lengths. The property is identified with Property Identification Number 33 -A -87A in the Stonewall Magisterial District. (Mr. Davenport)......................................................(B) 5) Substantial in Accord Review of the Water and Sewer Facility Plan for the Northeastern Sewer and Water Service Area (SWSA), as submitted by the Frederick County Sanitation Authority, for conformance to the County's Comprehensive Policy Plan. (Mr. Lawrence) .......................................................(C) DISCUSSION ITEMS 6) Request to Expand the Sewer and Water Service Area (SWSA), submitted by Greenway Engineering, to incorporate a 10 -acre site owned by Beverly Shoemaker and identified with Property Identification Number 86-A-81, zoned RA (Rural Areas) District. This property is located on Fairfax Pike (Route 277), east of Double Church Road, in the Opequon Magisterial District. The property is currently utilized as a residence. (Mr. Lawrence) .......................................................(D) 7) Discussion Concerning Proposed Amendments to the Frederick County Zoning Ordinance Pertaining to the Regulation of Nonconforming Uses, Structures, and Signs. The DRRS and staff have drafted the enclosed text amendments for consideration by the Planning Commission and the Board of supervisors. (Mr. Camp) .......................................................... (E) 8) Other • • G WORK SESSION MINUTES OF THE FREDERICK COUNTY PLANNINrG COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North ]Kent Street in Winchester, Virginia on March 20, 2002. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; Roger L. Thomas, Vice Chairman/ Opequon District; Charles E. Triplett, Gainesboro District; George J. Kriz, Gainesboro District; Greg L. Unger, Back Creek District; Cordell Watt, Back Creek District; Robert A. Morris, Shawnee District; William C. Rosenberry, Shawnee District; Richard C. Ours, Opequon District; John H. Light, Stonewall District; Pat Gochenour, Red Bud District; Marie F. Straub, Red Bud District; Gene E. Fisher, Citizen at Large; Sidney A. Reyes, Board Liaison; Jay Cook, Legal Counsel and Vincent DiBenedetto, Winchester City Liaison. STAFF PRESENT: Evan A. Wyatt, Planning Director; Eric R. Lawrence, Deputy Planning Director; Abbe S. Kennedy, Senior Planner; and Renee' S. Arlotta, Clerk. CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. INFORMATIONAL WORK SESSION WITH REPRESENTATIVES OF THE FREDERICK COUNTY SANITATION AUTHORITY AND THE WINCHESTER -FREDERICK COUNTY SERVICE AUTHORITY Mr. James T. Anderson, Chairman of the Frederick County Sanitation Authority, stated that the Sanitation Authority appreciates the opportunity to address the Planning Commission and to provide the information requested by the Commission. Mr. Anderson introduced the speakers for the evening, in the order of their presentations: Mr. Wellington H. Jones, P.E., Engineer -Director of the Frederick County Sanitation Authority; Mr. Earl Sutherland, P.E., with G. W. Clifford & Associates, Inc.; Mr. George E. Harlow, Jr., P.G., Hydrogeologist, with the U.S. Geological Survey (USGS), Virginia District; Mr. Donald C. Hayes, Surface Water Specialist, U.S. Geological Survey, Virginia District; Mr. Michael D. Haufler, P.G., with Science Applications International Corporation (SAIC); and Mr. Jessie Moffett, P.E., with the Winchester - Frederick Service Authority (WFSA). Mr. Wellington H. Jones, P.E., Engineer -Director of the Frederick County Sanitation Authority, defined the four goals set for the evening's presentation: 1) to provide information to give an understanding of the Authority and the Authority's planning process with emphasis on potable water; 2) the hydrologic cycle, which is fundamental to understanding sustainability of water supply, to be explained by USGS, as well as their current appraisal of the County's carbonate aquifer system; 3) the Authority's hydrogeologist from SAIC will discuss their work involving the County's development and use ofgroundwater as a source of supply; and, 4) Mr. Moffett, Executive Director for the WFSA will discuss waste -water Frederick County Planning Commission Minutes of March 20, 2002 Work Session Page 831 -2 - treatment capacities. Mr. Jones stated that the questions forwarded from the Commission members gave the impression that some members advocate that commercial, industrial, and residential construction should be stopped because of a lack of water and sewer capacity. Mr. Jones assured the Commission that this was not the position of the Sanitation Authority. He said the presentation will provide information that clearly shows such actions, based on the availability of water and wastewater, would be inappropriate and unsupportable. He advised that this was not to say that they do not have concerns about the effects of the current severe drought; but those effects will be assessed and, in conjunction with the City of Winchester, may require appropriate conservation measures. Mr. Jones said the Authority is a governmental corporation formed by the Frederick County Board of Supervisors to provide potable water and sanitary sewer service and has been in business for 35 years. Mr. Jones said the Authority is independent of the County; Authority funds are derived from the services it provides to its customers. Mr. Jones explained that the Authority does not use tax funds for operation, nor does it have the power to tax. He said that the Board of Supervisors franchised the Authority for the entire County, but controls the area it provides service through the Comprehensive Plan and more specifically, the area designated in Chapter 8, the Sewer and Water Service Area. He pointed out that this was an important point and the crux of the relationship of responsibilities. He said the Authority looks to the County to determine land use; he added that the Authority is a service provider that supports the County's Comprehensive Plan. He next spoke briefly about the Authority's planning process and its five-year plan. Mr. Earl Sutherland, P.E., with G. W. Clifford & Associates, Inc., next presented his analysis of the historical data and reviewed the projections for water demands and supply into the future. Mr. Sutherland presented handouts of the graphics on display. Mr. George E. Harlow, Jr., P.G., Groundwater Hydrogeologist with the U.S. Geological Survey (USGS), said that the USGS began a cooperative study with Frederick County in October of 2000. Mr. Harlow said the purpose of the study was two -fold: first, to better characterize the aquifer system in the Northern Shenandoah Valley and, secondly, to provide relevant hydrogeologic information that could be used to guide the development and management of this resource. He described the type of rock in our area and then discussed the hydrologic cycle. Mr. Harlow gave the web links that anyone could access for information on water levels, groundwater storage, and much more USGS information: http:/./va.,",ater.usgG.gov/ and htt://water.usgs.gov/oc ti !' . Mr. Donald C. Hayes, Surface Water Specialist with the U.S. Geological Survey (USGS), discussed and defined the different types of drought. Mr. Hayes discussed statistics the USGS has been accumulating over the years on groundwater levels and surface water levels and how they relate to Frederick County's carbonate aquifer. Mr. Michael D. Haufler, P.G., a professional geologist with Science Applications International Corporation (SAIC), said that SAIC is a 3,000 -member team responsible for conducting environmental studies throughout the world. Mr. Haufler said they have been looking at Frederick County's water supply situation for approximately the last eight to ten years_ He gave an overview of how the Sanitation Authority has been developing the water resources for Frederick County's system. Mr. Haufler said that Frederick County is fortunate to have the carbonate rocks, which is one of the best acquifers in the state, and that Frederick County has approximately 200 billion gallons of water in the ground. He spoke about groundwater recharge, Frederick County Planning Commission Minutes of March 20, 2002 Work Session Page 832 -3 - monitoring data used to track how the water tables respond in the area, and he gave the yields of the various quarries and wells in the area. Mr. Haufler went over the results of a water budget they conducted for the Stephens City quarries/Stephens Run/Opequon Creek catchment area which indicated that there are approximately ten billion gallons of groundwater stored within this catchment area. Mr. Jcssic Moffctt, Director of the Winchester -Frederick Service Authority, stated that the Service Authority is a support organization for addressing the wastewater needs of the City of Winchester and the County of Frederick and, in order to accomplish this, the Service Authority is empowered to acquire, finance, construct, operate, and maintain wastewater facilities, main interceptors, and pumping stations, if necessary. Mr. Moffett said the Service Authority is only in business for the City and the County and is prohibited from providing service or contracting with other parties that may desire the services. He said the Service Authority owns two facilities—the Opequon facility, which is operated by the City of Winchester, and the Parkins Mill facility, which is operated by Frederick County,—both of which discharge into the Opequon. Mr. Moffett described the capacities of the wastewater plants and what portions of those capacities are being used by the City and the County; he gave projections for future needed capacities, based on the County's Comprehensive Plan and adopted land use plans. He pointed out that the County's growth trend, over the last four to five years, has been nearly consistent. Mr. Moffett also spoke about an agreement between the City of Winchester and the Frederick County Sanitation Authority, beginning in the Year 2008, when there will be the ability to lease, trade, and sell capacity back and forth between the City and the County, safeguarding each jurisdiction from the possibility of overbuilding or over -investment of capital before it is actually required. He added that about a million -and -a -half gallons are still available at the "break-even" point that can utilized for the unexpected, such as a potential "ideal" industry that the County would want to provide service for. Mr. Moffett believed the Service Authority was in good standing up through the year 2008 for capacity. At this point of the presentation, the speakers answered questions from the Planning Commission. A member of the Commission inquired if all the presenters could submit copies of their presentations and Mr. Jones replied that this would be possible. (Copies of the presentations were mailed to the Planning Commissioners and the Board of Supervisors on April 5, 2002.) On behalf of the entire Commission, Chairman DeHaven thanked Mr. Jones, Mr. Moffett, and all the speakers for the information they provided. ADJOURNMENT unammous vote. No further business remained to be discussed and the meeting adjourned at 9:30 p.m. by Respectfully submitted, Evan A. Wyatt, Secretary Charles S. DeHaven, Jr., Chairman Frederick County Planning Commission Minutes of March 20, 2002 Work Session Page 833 �7 • s COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX- 540/665-5395 MEMORANDUM TO: Planning Commissioners FROM: Patrick T. Davenport, Zoning and Subdivision Administrator RE: Request of Exception- Charles and Jolene Orndoff DATE: April 15, 2002 Attached are two exhibits and a letter dated April 8, 2002, from Mr. Gary Oates of Grey Wolfe, Inc., representing Charles and Jolene Orndoff, owners of an approximately 115.84 -acre tract, zoned RA (Rural Areas) in the Stonewall Magisterial District. Mr. Oats is proposing a rural preservation subdivision of the undeveloped property. Exhibit "A" illustrates the proposed rural preservation subdivision containing 23 "cluster lots" and a 59.32 -acre remaining "rural preservation parcel"on a cul-de-sac length of 3,400'. The proposed subdivision layout is possible only with a waiver to the minimum cul-de-sac length requirement. The subdivision ordinance § 144-17G(1) specifies that: "Culs-de-sac, permanently designed as such, shall not exceed one thousand (1,000) feet in length. The Planning Commission may waive this requirement in cases where extreme topography or other factors make it impractical. In no case shall the street serve no more than twenty five (25) lots. The turnaround provided shall have a right of way radius of not less than fifty feet and a paved radius of not less than forty-five (45) feet. Loop streets are preferred to culs-de-sac, where possible." The subject property is situated at the terminus of Timber Lakes Lane (Route 811) and the proposed preservation parcel, accessed by Thistle Lane (Route F 230), contains frontage along Interstate 81. The attached letter details the reasons for the waiver request. One of the reasons for the waiver request is that the owner wishes to have the preservation parcel encompass the agriculturally productive portion of the property. The proposed lots are located where the property is least suitable for agricultural activities. By approval of this cul-de-sac waiver as requested, a large portion of agricultural land will be permanently preserved which meets the intent of the rural preservation concept. An attached comment sheet provided by Frederick County Fire and Rescue Department contains no negative comments and recommends complying with VDOT requirements for roadway design. Should the Planning Commission determine that this waiver request is appropriate, staff requests that as part of the motion for approval, consideration be given to: 1. Incorporating Fire/Rescue comments into the roadway design plan. 2. Should the proposed layout be altered as a result of inability to obtain health systems, the revised layout will need to be resubmitted for consideration by the Planning Commission. PTD/ch Attachments UAPatrick\Common\S__D Waivers\Ridgeway Estates Omdoff waiver reportwpd 107 north lent Street • Winchester, Virginia 22601-5000 Y" --------- 0. 49.6 Acres -33 A 86 54 Acres 33 A 112 I callon t -CO MI (industrial, Light District) M2 (industrial, General District) 777117117 `\\`C`t `���.: _j MS (Medical Support District) R5 (Residential Recreational Community District) RA (Rural Areas District) RP (Residential Performance District) IV N W a 0 400 800 Feet 033aVa.shp Shp shp rj 3 P...shp Zonecomp.shp BI (Business. Neighborhood District) B2 (Business, General District) B3 (Business, Industrial Transition District) EM (Extractive Manufaicturing District) I callon t -CO MI (industrial, Light District) Note: Created by Frederick County Planning and Development. Data herein is provided without warranty of any kind. L_j AGray, April 18, 2002 M2 (industrial, General District) MHI (Mobile Home Community District) _j MS (Medical Support District) R5 (Residential Recreational Community District) RA (Rural Areas District) RP (Residential Performance District) IV N W a 0 400 800 Feet Note: Created by Frederick County Planning and Development. Data herein is provided without warranty of any kind. L_j AGray, April 18, 2002 it GREYWOLFE., INC. �r 1073 REDBUD ROAD ® WINCHESTER, VA 22503 (540) 545-7823 0 (540) 545-4001 FAX GREYWOLFEINC@AOL.COM Department of Planning and Development Attention: Subdivision Administrator 107 North Kent Street Winchester, VA 22601 Mr. Davenport; April 8, 2002 GreyWolfe is representing Charles and Jolene Orndoff in the interests of Ridgeway Estates. This proposed subdivision is located at the end of Timberlake's Lane on parent tax parcel 33 -((A)) -87A. A boundary survey by this firm has determined the parcel contains 115.84 acres which allows the property to have 23 rural preservation lots with a 40% remainder. We respectfully request a hearing before the Planning Commission on May 1, 2002 to request a waiver of the Subdivision Ordinance 144-17-G-(1). The reasons for this waiver are as follows: 1. Easements and Right of Ways - There are two electric transmission lines with 150' right-of-ways that take up a large portion of land that would have been used for lots. The location of these right-of-ways requires the lots to be created further from the existing State road than would normally be needed. 2. Topography - This portion of the farm has karst topography. The limestone rock outcroppings will make drainfield placement difficult. This same topography is the reason this portion of the farm is not used. It is too rocky to plant crops and the grass created by clearing would not make good pasture. 3. Alternative Streets - A loop street design is not preferred for this development. The additional road required and the location would cause much of the cropland to be developed. The owner prefers to create the lots in the portion of the land unfit for farming and continue growing crops on his good land. Early discussions with VDOT propose the road will be an extension of Timberlake's Lane. The existing road lies on ground that was donated by the owners of this farm many years ago and the owners will dedicate additional land to the state for a 50' right-of-way. Additionally, Timberlake's Lane ends at a collection of driveways without a Cul -De -Sac; this proposed development will create a turnaround for State and Emergency Rescue vehicles to utilize. Thank you, 4— Gary R./Oates, LS President RECENED APR 0 8 2002, DEPT OE i�laVti4�GIGE'iE ; LtilE�ai Gary A. DuBrueler Director COUNTY OF FREDERICK, VIRGINIA MEMORANDUM TO: Patrick Davenport FROM: Tim Welsh SUBJECT: Waiver of Cul-de-sac Length — Ridgeway Estates DATE: April 15, 2002 FIRE AND RESCUE DEPARTMENT 1.07 North Kent Street Winchester, VA 22601 Dennis D. Linaburg Fire Marshal The current Route 811 exceeds 2000 feet without an adequate turnaround for fire department apparatus. The additional 3400 feet creates a "one" mile travel distance to the cul-de-sac turnaround. A review of NFPA 1141, Standard for Fire Protection in Planned Building Groups identifies particular aspects to roadway widths and vertical clearances as they pertain to means of access and fire lanes. I have enclosed a copy of the highlighted sections in question. This standard also refers to NFPA 299, Protection of Life and Property from Wildfire. The same items are addressed as in NFPA 1141 except that "driveways" are considered fire department means of access. The widths and vertical clearances are slightly reduced. A highlighted copy is also attached for your reference. Our opinion would conclude that the proposed extension meet VDOT requirements as well as a 120 feet outside diameter of traveled way at the terminus of roadway "No parking" signs would be required and all driveways from the proposed Timberlake Lane be a minimum of 12 feet in width with a vertical clearance of 14.5 feet. The maintenance thereof would fall on the individual property owner. Attachments Director (540) 665-5618 0 Fire Marshal (540) 665-6350 Fax (540) 678-4739 299-4 PROTECTION OF LIFE AND PROPERTY FROM WILDFIRE NFPA 299 Standard for Protectioli of Life and Property from Wildfire 1997 Edition NOTICE: An asterisk (*) following the number or letter des- ignating a paragraph indicates that explanatory material on. the paragraph can be found in Appendix A. Information on referenced publications can be found in Chapter 11 and Appendix B. Chapter 1 Introduction 1-1 Scope. This standard presents minimum planning, con- struction, maintenance, education, and management ele- ments for the protection of life and property from wildfire. It includes information on safe procedures and practices in areas where life or improved property might be threatened by wildfire. 1-2 Purpose. This standard provides planning, construc- tion, maintenance, education, and management elements to parties responsible for fire protection, land use planning, property development, property maintenance, wildfire safety training, public fire safety education, and others responsible or interested in improving fire and life safety in areas ere wildfire might threaten lives or improved property. Chapter 2 Definitions 2-1 Definitions. Definitions in this standard are intended for use only with the sections of this standard. Definitions set forth in any document referenced by this standard shall be the acceptable definitions for use of that document but not neces- sarily for this document. Words not specifically defined in this standard or other referenced documents shall be interpreted as being ordinary usage of the word as set forth in Webster's Third Nem International Dictionary of the English Language. Accessory Building or Structure. Any building or struc- ture used incidentally to another building or structure. Alternative. A system, condition, arrangement, material, or equipment submitted to the authority having jurisdiction (AHJ) as a substitute for a code requirement. Approved.* Acceptable to the authority having jurisdic- tion. Aspect. Compass direction toward which a slope faces. Authority Having Jurisdiction.* The organization, office, or individual responsible for approving equipment, an instal- lation, or a procedure. Average Daily Traffic. The average daily volume of vehi- s traveling on a given road. Building. Any structure used or intended for supporting any occupancy. 1997 Edition Combustible. Any material that, in the form in which it is used and under the conditions anticipated, will ignite and burn (see Noncombustible). Defensible Space. An area as defined by the AHJ [typi- cally a width of 30 ft (9.14 m) or more], between an improved property and a potential wildfire where the combustibles have been removed or modified with the following intent: (a) To protect life and property from wildfire (b)'To reduce the potential for fire on improved property spreading to wildland fuels (c) To provide a safe working area for firefighters protect- ing life and improved property Driveway. See Fire Service Access. Dry Hydrant. An arrangement of pipe permanently con- nected to a water source other than a piped, pressurized water supply system that provides a ready means of water supply for fire -fighting purposes and that utilizes the drafting (suction) capability of fire department pumpers. Dwelling. One or two living units, each providing com- plete and independent living facilities for one or more per- sons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. Evacuation. The temporary movement of people and their possessions from locations threatened by wildfire. Fire Hydrant. A valved connection on a piped water sup- ply system having one or more outlets that is used to supply hose and fire department pumpers with water. Fine Service Access (Driveway). Vehicular ingress and egress routes that serve no more than two buildings or struc- tures, on one parcel of land, excluding accessory structures and containing no more than a total of three dwelling units. Fuel' Hazard Rating. A measure of the fire behavior and the difficulty of fire control in non -fire -resistive materials. Fuel Loading. The volume of fuel in a given area generally expressed in tons per acre. Fuel Modification. Any manipulation or removal of fuels to reduce the likelihood of ignition or the resistance to fire control. Fuels. All combustible material within the wildland/urban interface or intermix, including vegetation and structures. Greenbelt. An area with fire -resistive vegetation (planted or native), maintained to cause a reduction in fire intensity, and used for other than fire protection (golf course cemetery, park, playground, orchard, etc.). Ground Fuels. All combustible materials such as grass, duff, loose surface litter, tree or shrub roots, rotting wood, leaves, peat, or sawdust that typically support combustion. Hammerhead -T. A roadway that provides a `°T"shaped, three-point turnaround for emergency equipment that is no narrower than the road that it serves. The top of the `°T" shall be a minimum of 40 ft (12.19 m) long (see Turnaround). Hazard. A fuel complex defined by kind, arrangement, volume, condition, and location, that determines the ease of ignition and/or of resistance to fire control. Improved Property. A piece of land or real estate upon which a structure has been placed, a marketable crop is grow- ing (including timber), or other property improvement has been made. 299-6 PROTECTION OF LIFE AND PROPERTY FROM WILDFIRE 3-2.1.6 Access and Evacuation. Fire -safe routes of access for emergency service apparatus and egress for vehicles shall be provided. 3-2.1.7 Additional Factors. Other factors that can affect the risk of ignition or the spread of wildfire on improved property, including the risk of structure fires spreading to vegetation, shall be part of the analysis. These additional factors can be positive (reducing risk) or negative (increasing risk) in the overall rating. 3-3 Review of Rating Assignments. The rating assignments and mitigation programs developed to meet the requirements of this chapter shall be periodically reviewed and updated by the AHJ. In no case shall the period between reviews exceed five years. Chapter 4 Creation of Defensible Space 4-1 General. When the hazard analysis identifies a threat from wildfire, the AHJ shall approve plans for the establish- ment and maintenance of defensible space. The primary means of establishing defensible space shall be the manage- ment of vegetation and other fuels with the following intent: (a) To protect life and property (b) To reduce the potential for fire on improved property spreading to wildland fuels (c) To provide a safe working area for emergency responders 4-2 Fuel Load Reduction. The dimensions of the defensible space shall be based upon the components of the Wildland Hazard Severity Analysis (see Section 3-2)" 4-2.1 Ground Fuel. Ground fuel within the defined defensi- ble space, shall be treated (mowed, mulched, converted to compost, etc.) or removed annually or more frequently as directed by the AHJ. 4-2.2 Thinning and Priming. Live vegetation within the de- fensible space shall have all dead material removed and shall be thinned and pruned to reduce fire intensity and rate of spread. 4-2.3 Dead Trees. Dead trees within the defensible space of buildings shall be removed. 4-2.4 Ladder Fuels. Vegetation under trees, within the de- fined defensible space, shall be maintained at a height that will preclude its functioning as a "ladder" for fire to travel from ground vegetation into the tree crown. 4-3 Landscaping. Where landscaping is desired, the pro- posed vegetation type and/or management practices shall be approved by the AHJ. 411 Greenbelts. If the AHJ determines it is necessary to re- duce the threat of wildfires to life or improved property, fuel modification outside of the defensible space shall be required.! 4-5 Defensible Space Maintenance. The defensible space plan shall include a maintenance element with the responsi- bility for maintenance defined. 4-6 Greenbelt Maintenance. The greenbelt plan shall in- clude a maintenance element with the responsibility for main- tenance defined. 1997 Edition Chapter 5 Means of Access and Evacuation 5-1 General. Access for emergency responders and evacua- tion shall be provided for all buildings. Routes shall provide ingress for fire department apparatus used in establishing a defensive perimeter around building(s) and shall be designed and constructed to allow simultaneous egress. The standard for access and evacuation routes to buildings shall be deter- mined by the AHJ. Access routes shall be deemed fire service access (driveways) or roadways. Fire service access shall be pro- vided when roadways are not required by the AHJ. When the AHJ is not a fire department, the chief fire official shall be con- sulted prior to the issuance of access and evacuation standards for roadways and fire service access. 5-2 Roadways. 5-2.1 Roadways Required. Roadways shall be required when routes of access serve three or more dwellings. Roadways shall be . designed and constructed to allow evacuation simulta- neously with fire department operations. See Section 54 for access to planned building groups. 5-2.2 Width and Vertical Clearance. F Simultaneous access for emergency vehicles and the evacuation of residents shall be provided for by a traveled way of not less than 24 ft (7"32 m) horizontally and 14.5 ft (4.42 m),vertically. If two separate, one-way routes are provided, the width of each route shall not be less than 16 ft (4.88 m). i ti,, l ac- ii 5-2.3 Maximum Grades. Grades on roadways shall be no greater than 10 percent, except that the AHJ shall be permit- ted ermitted to allow steeper grades where it can agree upon mitigation measures. 5-2.4 Minimum Drainage Grades. To prevent pooling of water in the traveled way, roadways shall have a minimum grade to their side of not less than 0.5 percent. Drainage shall be pro- vided to protect a primary road where it intersects with a sec- ondary road. 5-2.5 Curve Radius. No roadways shall be constructed with a curvature radius of less than 100 ft (30.48 m), measured at the center line. 5-2.6 Shoulders. Improved gravel shoulder width shall be a minimum of 4 ft (1.22 m) on each side of the roadway. On roadways with an average daily traffic in excess of 1000 vehicles per day, shoulders shall be constructed to the same specifications as the traveled way. P Vegetation on the shoulder area of all roadways shall be maintained at a length of not more than 4 in. 5.2.7 Dead Ends. Every dead-end roadway more than 300 ft (91.5 m) in length shall be provided with a turnaround at the terminus having no less than 120 ft (36.58 m) outside diame- ter of traveled way. The AHJ shall be authorized to approve, as an alternative, a "hammerhead -T" turnaround to provide emergency vehicles with a three-point turnaround ability. 5-2.8 Parking. Where parking is allowed along the road- way, at least 9 ft (2.74 m) of additional improved width shall be provided. 5-2.9 Gate Openings. All gates shall be located a minimum of 30 ft (9.14 m) from the public right-of-way and shall not open outward. Gate openings shall provide a clear opening of not less than 2 ft (.6 m) wider than the traveled way. a C STRUCTURAL LOCATION, DESIGN, AND CONSTRUCTION 5-2.10 Locking Devices. Fire department personnel shall have ready access to locking mechanisms on any gate restrict- ing estricting access to any roadway. 5-2.11 Roadway Construction. All roadways shall be con- structed of a hard, all-weather surface adequately designed and constructed to support the fire apparatus likely to be operated on the roadway as designated by the AHJ. 5-2.12 Roadway Special Factors. Provision shall be made for factors that could impinge on the minimum width (e.g., drain- age, snow removal, parking, and utilities) . 5.2.13 Easements and Rights -of -Way. Vehicular easements and rights -of --way shall be of sufficient width to accommodate the traveled way, shoulder, parking spaces, vegetation modifi- cation, and other local requirements. Where necessary, ease- ments shall be obtained by the property owner from adjacent property owners. 5-3 Fire Service Access. 5-3.1 Required Fire Service Access. As approved by the AHJ, fire service access or other means of emergency vehicle access shall be required when any point of the building is more than 150 ft (45.75 m) from a roadway. 5-3.2 Width and Vertical Clearance. Fire service access, including bridges, shall be a minimum of 12 ft (3.66 m) in width and have a vertical clearance of at least 14.5 ft (4.42 m) over its full width. The AHJ shall have the authority to require additional width and clearance. 5-3.3 Turns. Fire service access turns shall not restrict access of the largest emergency vehicle, as determined by the AHJ, likely to be operated on the fire service access. 5-3.4 Gate Openings. All gates shall be located a minimum of 30 ft (9.2 m) from the public right-of-way and shall not open outward. Gate openings shall provide a clear opening of not less than 2 ft (.6 m) wider than the traveled way. 5-3.5 Locking Devices. Fire department personnel shall have ready access to locking mechanisms on any gate restrict- ing access. 5.3.6 Construction. All fire service access, including bridges, shall be designed and constructed with an all-weather surface adequate to support the heaviest piece of fire apparatus likely to be operated on the fire service access as designated by the AHJ. 5-3.7 Turnouts. Turnouts shall be spaced so that drivers can see from one turnout to the next This requirement shall be permitted to be waived if the fire service access is 20 ft (6.1 m) or more in width. 5.3.8 Easements and Rights -of -Way. Vehicular easements and rights-of-way shall be of sufficient width to accommodate the traveled way, vegetation modification, and other local require- ments. Where necessary, easements shall be obtained from adjacent property owners to operate emergency vehicles. 5-3.9 Maximum Grades. Grades shall be no greater than 15 percent, except as permitted by the AHJ. 5-3.10 Dead Ends. Every dead-end fire service access road more than 300 ft (91.44 m) in length shall be provided with a turnaround at the terminus having a minimum radius of 50 ft (15.24 m) to the center line. The AHJ shall be authorized to approve, as an alternative, a "hammerhead -T" turnaround to provide emergency vehicles with a three-point turnaround ability. 299-7 5-4 Means of Access and Evacuation for Planned Building Groups. All fire apparatus access and vehicular evacuation routes serving planned building groups shall meet the provi- sions of NFPA 1141, Standard forFire Protection in Planned Build- ing Groups. 5-5 Bridges. 5-5.1 Existing. The AHJ shall assure that the load limit of all bridges be clearly posted at the approaches to each bridge. 5-5.2 Construction. All bridges shall be designed and con- structed of a hard, all-weather surface capable of supporting the heaviest piece of fire apparatus likely to be operated on the bridge as determined by the AHJ. Chapter 6 Signs &1 General. All means of fire service access and all build- ings shall be uniquely designated on signs clearly visible and legible from the roadway on which it is addressed. 6-2 Size of letters, Numbers, and Symbols for Signs. All let- ters, numbers, and symbols shall be a minimum of 4 in. (10.16 cm) in height, with a''/2 -in. (12.7 -mm) stroke, and shall be reflectorized and contrasting with the background color of the sign. 6-3 Height of Signs. Signs shall be mounted 6 ft to 8 ft (1.83 in to 2 m) above the surface of the road, unless local conditions or existing standards prescribe otherwise. 6-4 Names and Numbers. Approved roadways, fire service access, dwellings, and commercial structures shall be identi- fied by a consistent system that provides for sequenced or pat- terned numbering and nonduplicated naming within each jurisdiction. In cases where the AHJ is not a fire department, that fire department shall be consulted prior to the issuance of the name and/or number. 6-5 Special Conditions. Signs identifying pertinent informa- tion such as "dead-end road," "bridge out," and so forth, shall be appropriately placed as designated by the AHJ. 6.6 Water Supply. The location of a fire -fighting water source and each access to that source shall be identified and shall indicate whether it is a fire hydrant, a dry hydrant, or another type of water supply. r'°' Chapter 7 Water Supplies for Fire Fighting 7-1 Minimum Water Supply Requirements. At a minimum, every building shall be provided a water supply for the pur- pose of fire fighting, meeting the requirements of NFPA 1231, Standard on Water Supplies for Suburban and Rural Fire Fighting. Chapter 8 Structural Location, Design, and Construction 8-1 General. All buildings in the wildland/urban interface or intermix shall be designed, located, and constructed to comply with one of the model building codes and with this standard. In case of conflict between the local building code 1997 Edition 1141-4 FIRE PROTECTION IN PLANNED BUILDING GROUPS NFPA 1141 Standard for Fire Protection in Planned Building Groups 1998 Edition NOTICE: An asterisk (*) following the number or letter des- ignating a paragraph indicates that explanatory material on the paragraph can be found in Appendix A. Information on referenced publications can be found in Chapter 10 and Appendixes B and C. Chapter 1 General 1-1 Scope. 1-1.1 This standard applies to planned building groups in sub- urban and rural areas that the authority having jurisdiction determines would be impacted by one or more of the follow- ing ollowing during a fire: limited water supply, limited fire department resources, extended fire department response time, delayed alarms, limited access, hazardous vegetation, unusual terrain, or other unusual characteristics. 1-1.2* This standard does not apply to farms or to mobile home or recreational vehicle parks. 1-2* Purpose. 1-2.1 The purpose of this standard is to reduce the impact of a fire in a planned building group in suburban and rural areas where there might be limited water supply, limited fire depart- ment resources, extended fire department response time, delayed alarms, limited access, hazardous vegetation, unusual terrain, or other unusual characteristics. 1-2.2 This standard shall not be construed as prohibiting bet- ter construction or planning features that will materially improve fire protection. 1-2.3 This standard does not set forth general fire protection features or procedures addressed in other codes or standards. It is anticipated that the authority having jurisdiction shall use recognized fire protection measures to meet local conditions. 1-2.4 When unusual local conditions exist, the authority hav ing jurisdiction shall determine equivalent requirements that provide a level of protection no less than would be afforded by full compliance with this standard. 1-2.5 Where a provision of any other standard, code, law, or regulation recognized by the authority having jurisdiction is in conflict with this standard, the most restrictive provision shall apply. Chapter 2 Definitions 2-1 * Definitions. Alternative. A system, condition, arrangement, material, or equipment submitted for approval to the authority having! jurisdiction and the fire chief as a substitute for a code require- ment. Approved.* Acceptable to the authority having jurisdic- tion. 1998 Edition Authority Havingjurisdiction.* The organization, office, or individual responsible for approving equipment, an installa- tion, or a procedure. Automatic Fire Extinguishing System. Any system that is designed and installed to detect a fire and subsequently dis- charge an extinguishing agent without human activation or direction. Basement. A story with more than 50_percent of its cubic volume below the average adjacent ground level. Curb Cut. Redueed curb height to facilitate vehicle passage over or across a curb. Curb cut can be an abrupt reduction or a tapering reduction for the length of the curb on each side of the means of access. Dry Hydrant. A permanent piping system, normally a draft- ing source, that provides access to a water source other than a municipal -type water system. Dwelling. A single unit providing complete and indepen- dent living facilities for one or more persons, including per- manent provisions for living, sleeping, eating, cooking, and sanitation. Existing Condition. Any situation, circumstance, or physi- cal makeup of any structure, premise, or process that was ongoing or in effect prior to the adoption of this standard. Farms. Those properties that are used primarily for agricul- tural purposes. Fire Department. The governmental or other organization that is responsible for providing fire protection services to an area. Fire Flow. The flow rate of a water supply, measured at 20 psi (137.9 kPa) residual pressure, that is available for fire fighting. Fire Hazard. Any situation, process, material, or condition that, on the basis of applicable data, can cause a fire or an explosion or provide a ready fuel supply to augment the spread or intensity of the fire or explosion and that poses a threat to life or the property of others. Fire Hydrant. A valved connection on a water supply system having one or more outlets and that is used to supply hose and fire department pumpers with water. Fire Lane. A means of access or other passageway desig- nated and identified to provide access for emergency appara- tus where parking is not allowed. Fire Protection. All measures taken to reduce *he burden of fire on the quality of life. Fire protection includes measures such as fire prevention, fire suppression, built-in fire protec- tion systems, and planning and building codes. Fire Protection System. Any fire alarm device or system or fire extinguishing device or system, or their combination, that is designed and installed for detecting, controlling, or extin- guishing a fire or otherwise alerting occupants, or the fire department, or both, that a fire has occurred. Floor Area, Gross. The area of a building under the roof, multiplied by the number of floors, including the basement. Ground Elevation, Adjacent. The reference plane repre- senting the average elevation of the finished ground level measured at a distance of 10 ft (3 m) from all exterior walls of the building. MEANS OF ACCESS Height. As applied to a building, the vertical distance from the adjacent ground elevation to the average elevation of the roof of the highest story. Jurisdiction. Any governmental unit or political division or subdivision including but not limited to township, village, bor- ough, parish, city, county, state, commonwealth, province, freehold, district, or territory over which the governmental unit exercises power and authority. Labeled. Equipment or materials to which has been attached a label, symbol, or other identifying mark of an orga- nization that is acceptable to the authority having jurisdiction and concerned with product evaluation, that maintains peri- odic inspection of production of labeled equipment or mate- rials, and by whose labeling the manufacturer indicates compliance with appropriate standards or performance in a specified manner. Listed.* Equipment, materials, or services included in a list published by an organization that is acceptable to the author- ity having jurisdiction and concerned with evaluation of prod- ucts or services, that maintains periodic inspection of production of listed equipment or materials or periodic eval- uation of services, and whose listing states that either the equipment, material, or service meets identified standards or has been tested and found suitable for a specified purpose. Means of Access. The method by which entry or approach is made by emergency apparatus to, for example, roadways, fire lanes, and parking lots. Municipal -Type Water Systems. A system having water pipes servicing hydrants and designed to furnish, over and above domestic consumption, a minimum of 250 gpm (950 L/min) at 20 psi (137.9 kPa) residual pressure for a 2 -hour duration. Planned Building Groups. Multiple structures constructed on a parcel of land, excluding farmland, under the ownership, control, or development by an individual, a corporation, a partnership, or a firm. Private Street. Any accessway normally intended for vehic- ular use not dedicated as a public street. Public Street. A thoroughfare that has been dedicated for vehicular use by the public. Roadway. Any public or private street, including bridges. Shall. Indicates a mandatory requirement. Should. Indicates a recommendation or that which is advised but not required. Standpipe.* A pipe and attendant hose valves and hose (if provided) used for conveying water to various parts of a build- ing for fire -fighting purposes. Story. That portion of a building between the upper sur- face of the floor and the upper surface of the next floor or roof above. ! Structure. That which is built or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite man- ner. Chapter 3 Plans 3-1* Plans. As a minimum, the authority having jurisdiction shall require anyone proposing to develop a planned building group to submit preliminary, working, and as -built plans. 3-1.1* Preliminary Plans. All preliminary plans, when sub- mitted, shall contain a site plan showing proposed water sup- ply, roadway access, fire department access, and other items pertinent to the specific project. The authority having jurisdic- tion shall make recommendations to the submitter based on the preliminary plans to assist in developing the working plans, which shall then be submitted to the authority having Jurisdiction for approval. 3-1.2 Working Plans. Working plans, drawn to scale and signed by a licensed architect or engineer, shall be accurate and shall illustrate the final design of items required by this standard. 3-1.3 As -Built Plans. Drawings showing items listed in 3-1.1, building floor plans, and fire protection systems, as built, shall be submitted to the fire department having jurisdiction upon completion of the project. Chapter 4 Means of Access 4-1 * General. 4-1.1 Means of access for fire department apparatus shall con- sist of roadways, fire lanes, parking lot lanes, or a combination thereof, and shall be provided to all structures. 4-1.2 Access to the property of the planned building group shall be provided by a minimum of two distinctly separate routes of ingress and egress, each located as remotely from the other as possible. 4-2 Roadways. 4-2.1 Roadways shall be constructed of a hard, all-weather sur- face designed to support adequately the heaviest piece of fire apparatus likely to be operated on the roadway. 4-2.2 Every dead-end roadway more than 300 ft (92 m) in length shall be provided at the closed end with a turnaround having not less than a 120 -ft (37-m) outside diameter of trav- eled way. 4-2.3* Roadways shall have a minimum clearance of 12 ft (3.7 m) for each lane of travel, excluding shoulders and parking. Provisions shall be made for factors that could impinge on the minimum width, for example, drainage, snow removal, parking, and utilities. 4-2.4 Grades shall be not more than 10 percent. Exception: Steeper grades shall be permitted by the authority having jurisdiction where mitigation measures can be agreed upon jointly by the fire and road engineering departments. 4-2.5 Grades shall be not less than 0.5 percent in order to pre- vent pooling of water in a traveled way. 4-2.6* Landscaping or other obstructions placed around structures shall be maintained, in a manner that does not impair or impede accessibility for fire department operations. 1998 Edition 1141-6 FIRE PROTECTION 1N PLANNED BUILDING GROUPS 4-2.7 Any secondary road intersecting with another road shall be sloped 1 to 3 percent down and away from the intersection for a distance of 100 ft (30 m) from the intersection. 4-2.8* At least 13 ft 6 in. (4.4 m) nominal vertical clearance shall be provided and maintained over the full width of all means of access. 4-2.9 Turns in roadways shall maintain the minimum road width. 4-2.10* Turns in publicly owned or privately owned major feed roadways shall be constructed with a minimum radius of 100 ft (30 m) to the centerline. 4-3 Parking Lots. 4-3.1 The minimum lengths of parking lot stalls as measured from the end of the stall and the minimum aisle widths shall be as shown in Table 4-3.1. Table 4-3.1 Parking Lot Stall Dimensions Minimum Minimum Aisle Width Aisle Width Minimum (one-way (two-way Stall Lengths traffic flow) traffic flow) 27.5 ft (8.2 m) for 45 degree parking 16 ft (4.9 m) 24 ft (7.4 m) 23.7 ft (6.6 m) for 60 degree parking 16 ft (4.9 m) 24 ft (7.4 m) 20.9 ft (6.2 m) for 75 degree parking 23 ft (7.0 m) 24 ft (7.4 m) 18.5 ft (5.6 m) for 90 degree parking 26 ft (8.0 m) 26 ft (8.0 m) 4-3.2 Parking lot lanes adjacent to any building shall provide a travel lane with 16 ft (4.9 m) clear width if traffic flow is one- way and 24 ft (7.4 m) clear width if traffic flow is two-way. 4-3.3 The minimum turning radius for parking lot lanes nec- essary for fire department apparatus access shall be deter- mined by the authority having jurisdiction. 4-4* Fite Lanes. 4-4.1 Fire lanes shall be provided as required by the fire department having jurisdiction and in keeping with the requirements of this section. 4-4.2 Fire lanes providing one-way travel shall be a minimum of 16 ft (4.9 m) in width. Fire lanes with two-way travel shall be a minimum of 24 ft (7.4 m) in width. 4-4.3 Turns in fire lanes shall be constructed with a minimum radius of 25 ft (7.6 m) at the inside curb line and a minimum radius of 50 ft (15.2 m) at the outside curb line. 4-4.4 Fire lanes connecting to roadways shall be provided with curb cuts extending at least 2 ft (0.61 m) beyond each edge of - the fire lane. 4-4.5 The designation, design, and maintenance of fire lanes on private property shall be approved by the authority having jurisdiction. 1998 Edition 4-4.6 The clear opening provided through gates shall be 2 ft (0.61 m) wider than the traveled way. 4-4.7 All gates shall be located a minimum of 30 ft (9.2 m) from the public right-of-way and shall not open outward. 4-4.8 Fire department personnel shall.have ready access to locking mechanisms on any gate restricting access to a fire lane. i 4-4.9*. Appropriate no parking signs shall be posted in accor- dance with the instructions of the fire department having jurisdiction, and a method of enforcing such provisions shall be provided. 4-4.10 At Ieast 13 ft 6 in. (4.1 m) nominal vertical clearance shall be provided and maintained over the full width of a fire lane. Chapter 5 Location of Structures + 5-1 Means of Access. 5-1.1 At least one approved means of access shall be provided to each structure or other nonstructural fire hazard within the planned building group. For structures or other nonstructural fire hazards exceeding two stories or 30 ft (9.2 m) in height above average adjacent ground level, riot less than two approved separate means of access shallbe provided. 5-1.2 Structures exceeding 1000 ft2 (102.5 m2) gross floor area shall be required to be within 50 ft ,(15.4 m) of an approved means of access. Exception No. 1 Structures shall be within 200f1 (60 m) of an ap- proved means of access where the structure is less than 30 fl (9.2 m) in height and protected by an automatic sprinkler system installed in ac- cordance with NFPA 13, Standard for the Installation of Sprinkler Systems; NFPA 13D, Standard for the Installation of Sprinkler Sys- tems in One- and Two-Family'Dwellings and Manufactured Homes; or NFPA 13A Standard for the Installation'of Sprinkler Systems in Residential Occupancies up to and IncludingFour Stories in Height. Exception No. 2: Where any combination of private fire protection sys- tems, including but not limited to fire -resistive roofs, fire separation walls, space separation, and automatic fire -extinguishing systems, is provided and approved by the authority having jurisdiction as an ac- ceptable alternative, waivers to the provisions of 5-1.2 shall be permit- ted. /. 5-1.3* Structures exceeding two stories or 30 fl"F(9.2 m) in height above average adjacent ground level shall have at least 25 percent of one side not more than 30 ft (9.2 m) .from an approved means of access. At least 25 percent of one other side shall be not more than 50 ft (15.4 m) from an approved means of access. Both of these sides shall have a means of entry into the structure adjacent to the means of access. 5-2 Structure Separation. If two structures are part of the same planned building group and either of them exceeds two stories or 30 ft (9.2 m) in height above average adjacent ground level, they shall be separated from each other by at least 50 ft (15.4 m) and shall be at least 25 ft (7.6 m) from a property line. All other structures shall be separated by at least 20 ft (6.1 m) from another structure and shall be at least 10 ft (3.0 m) from a property line. f \ PAUL E. GOULD, J4 \ DB 647, PG 295 DB 606% PG 695 USE: RESIDENAAL �\ ZONED., RA I 1 � 33—((A%)-1BE 3J-C(A))-18F I I DOV; L. UNGFR ` DIM L UNCER I g; j4)) -18G I & KIMBERLY M. ATHEY h KIMBERLY M. ATHEY DONAtd L UNCER' Mr:' 010015507 \ INST: 010015507 KIMBERLY M. ATHEY USE: RESIDENTIAL LOT USE.- REWDENRAL LOT INST: 010015507 ZaVED: RA ZONED: RA I USE: RESIDEN17AL LOT -- --�-- --� ZONED: RA DON, L UNGER + KIMBERLY AL ATHEY Lot 17 1NST: 010015507 USE: RE37oENTIAL LOT ZONED: RA F � its � R s(AA)) 4C 223 'f `` f ! F LINESURG A4 A DB 621, PG 59 , NN USE: RESIDENTIAL ♦ O� ot 3'iZONED: RA ♦ . 2.0Lot 2 2.45 Ji \,` Lot 4a 13 �2.47 J ILO 5 .1. J Jot I Lot 7 �1 j' �I 2.31 JtI Lot 8 ,1 3.04 J _ — I Y 47 33 -CCA), I11 ELDON 1 oJ67=AR Sir DB 511, PG 367 �S i J VV ZONED. RA I � 6 oil RURAL PRF RVATtON / BD1VlSION PLA 1. 115.84 ACRES ALLOWS 23 LOTS WITH A MINIMUM ACREAGE OF 2 ACRES EACH. 2. A RURAL PRESERVATION LOT OF 4035 MINIMUM (46.34 ACRES) IS REQUIRED. 3. THE PROPOSED RURAL, PRESERVATION LOT IS 51% OF THE ORIGINAL TRACT. 1 09 33-((A))-89 FRWT HILL ORCHARD ING DB 374 PG 496 USE: AGRICULTURAL / ZONED: RA / / L02! 0 f /� / /. 2.00//! ot 24 Rural P 59 tion Lot Lot 12 / \; 2.00/- Lot j1/ j Charles do Jolene Omdoff 115.84 Acres l DB 577, PG 696 ♦ , Lg / Use: Agriculture l Zoned: RA \ 1 Lot 9 2.93 / /�� ` F �` \Ir \.�`` ` 1 4r Ir )))) MARK A. 9 1, P 1358 ISDN ` ` DB 861, PG 1358 USE AGRICULTURAL ZONED; RA � ti Exhibit "N' / \ 3000 �� p GRAPHIC SCALE (JN FEET) DATE: April 8, 2002 HOR. SCALE•1"=300' JOB N0. .40041 v DA61D K. & BRENDA S ,tam m e tl GRAY \ DB 507, PG 368 a y B 7 0 USE: AGRICULTURAL o ZONED: RA E ,y �$3 9 R£c� ot 24 Rural P 59 tion Lot Lot 12 / \; 2.00/- Lot j1/ j Charles do Jolene Omdoff 115.84 Acres l DB 577, PG 696 ♦ , Lg / Use: Agriculture l Zoned: RA \ 1 Lot 9 2.93 / /�� ` F �` \Ir \.�`` ` 1 4r Ir )))) MARK A. 9 1, P 1358 ISDN ` ` DB 861, PG 1358 USE AGRICULTURAL ZONED; RA � ti Exhibit "N' / \ 3000 �� p GRAPHIC SCALE (JN FEET) DATE: April 8, 2002 HOR. SCALE•1"=300' JOB N0. .40041 • J • COUNTY of FREDERICX Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM TO: Planning Commission FROM: Eric R. Lawrence, Deputy Directeur ' RE: Water and Sewer Facility Plan for the Northeastern Portion of the Sewer and Water Service Area (SWSA) DATE: April 19, 2002 The Frederick County Sanitation Authority has submitted to the County a master plan for water and sewer facilities for the Route 11 North Service Area. This master plan provides the general location of the proposed water transmission mains and the sewer force mains that will facilitate utility services in the northeast portion of the county (Attached). The Code of Virginia (§ 15.2-2232) requires that the public utility facility be substantially in accord with the adopted comprehensive plan; therefore, the proposed facility master plan is being presented to the Planning Commission and the Board of Supervisors for review and determination of its conformance with the County's 2000 Comprehensive Policy Plan. The 2000 Comprehensive Policy Plan was adopted by the Board of Supervisors on September 27, 2000. The Sewer and Water Facility Plan, located on page 8-12 of the 2000 Comprehensive Policy Plan, illustrates the County's Sewer and Water Service Area (SWSA). This Sewer and Water Service Area establishes the limits for service of the water and sewer public service utility. A copy of page 8-12 is attached. A recommendation concerning whether the Sanitation Authority's proposed master plan for the Route 11 North Service Area is substantially in accord with the 2000 Comprehensive Policy Plan would be appropriate. ERL/ch Attachment U- 1Eric\Common\CPPSU232 koview.Northeast SWSA.PC memo.wpd 107 North Dent Street - 'Winchester, Virginia 22601-5000 T 1 I �_=1110 , ,� � UT11 6�, JAMES T. ,1ND?RSOiI, Chairman R()BZR:?T `l. CARPENTER, Vice-chairman RGP1-RT P. `fW E37, Sec-treas.1rer .JGI1 N STL E;iS RICHARD.1. RUCK:r1Ai`i DAR Vii{ S. BRADEN Mr. John R. Riley, Jr. Frederick County Administrator 107 North Kent Street Winchester VA 22601 0 P.O. Pox 1877 Winchester VA 22604-3377 March 15, 2002 REFERENCE: Water and Sewer Facility Plan Northeast SWSA Dear John: Waflineton H. Jones, P.E. Engineer -Director P11. — (540) 863-1061 Fax- — (540) 863-1429 In accordance with the Facilities Planning Agreement, submitted herewith is the master plan for water and sewer facilities for the Route 11 North Service Area. This plan generally involves a 20" diameter water transmission main along the Winchester and Western Railroad from Welltown Pike to Clearbrook and a 12" diameter water transmission main along Route 11 from Clearbrook to Rest. It also involves a sewer force main varying from 6" to 10" in diameter paralleling the water transmission main. Sewer pump stations are planned along the force main generally at the locations shown. To serve the lower Hiatt Run area, the dashed lines show the general location of 10" and 12" water lines and a 6" diameter sewer force main and sewer pump station. The water transmission mains from Clearbrook south are sized to provide a total capacity of 6.0 MGD. The water transmission main from Clearbrook to Rest will provide a -capacity of 1.5 MGD. The sewer force mains are sized to provide a capacity to serve reasonable sewer needs within the SWSA designated on the comprehensive plan. Of these facilities, the Authority desires to construct the water transmission main and sewer force main along the Winchester and Western Railroad staring late this summer. This is in conjunction with the facilities to serve the VDOT I-81 Rest Area that was previously approved by the Board of Supervisors. The Authority will also construct the water and sewer lines to Rest, provided feasible and with the approval of the Board of Supervisors. Should you need additional information, please call me. Ahs enclosure Sincerely yours, W. H. Jones, P. E. Engineer -Director 1iATER AT YOUR SERVICE Frederick County Department of Planning and Development. Wmchester VA SEWER & WATER FACILE PLAN COUNTY of FREDERICK t of Planning and Development MEMORANDUM 540/665-5651 1 19 191 TAX: 540/665-6395 TO: Frederick County Planning Commission ,✓ FROM: Eric R. Lawrence, Deputy Director 1 RE: Discussion - Sewer and Water Service Area (SWSA) Expansion Request, Beverly Shoemaker Property DATE: April 19, 2002 Included within this agenda item is information that has been prepared by Mark Smith of Greenway Engineering. Mr. Smith has requested the expansion of the Sewer and Water Service Area (SWSA) to incorporate a 10.03 -acre parcel in the Opequon Magisterial District. The site is presently in residential use. The property owner intends to ultimately utilize the existing residential structure as an office. The subject site is located on the south side of Fairfax Pike (Route 277), east of Double Church Road. Sewer and water currently exists on the north side of Route 277. The property located immediately east of the subject site is currently zoned B2, and has previously received permission to utilize the public sewer and water system. The Comprehensive Plans and Programs Subcommittee (CPPS) considered this request during their meeting on April 8, 2002. In reviewing this request, the CPPS recognized that the subject property is located on a minor arterial roadway (Fairfax Pike); is located adjacent to a property currently zoned B2 with rights to the public utility; and is adjacent to existing utilities (utilities are available on the north side of Fairfax Pike). Based on these factors, the CPPS felt that it would be appropriate to include the subject property within the County's Sewer and Water Service Area (SWSA). The CPPS also commented that it had recommended that the subject property, as well as other properties located on the south side of Fairfax Pike from Double Church Road to Sherando High School, be included in the SWSA. This recommendation was made last fall during the review of a SWSA request to include residential properties along Hudson Hollow Road in the SWSA. Attached is information and mapping provided by the applicant and staff. The mapping illustrates the location of the existing SWSA and current zoning in the general vicinity of the subject site. This request will be brought to the Commission as a discussion item; therefore, staff will be seeking the Commission's thoughts and suggestions regarding the request. Staff is available to respond to your questions. ERL/ch Attachments U'\COMMITTEES\CPPS\Projects\2002 Projects\Shocmaker SWSA Expansion\PC.Discu sion.wpd 107 North Kent Street • Winchester, Virginia 22601-5000 0]. 0 No a I -i '•aincn• I till Line 4V:i„che iu: v;iginia 22602 February 19, 2002 County of Frederick Department of Planning and Development 107 North Kent Street Winchester, VA 22601 Attn: Eric Lawrence Re: Sewer and Water Service Area Expansion along the Route 277 Corridor J 0,F pI , A(`/0EVP 0jRA7._I T Tax Map 86-((A))-81 Dear Mr. Lawrence: On behalf of our client, Mrs. Beverley Shoemaker, we are requesting an expansion of the sewer and water service area for a proposed office conversion at the existing house owned by Mrs. Shoemaker, which was previously Mr. Jim Bowman's (her father) residence. The existing office that Mr. Bowman occupied was adjacent to the house in a warehousing setting with an existing zoning of M-2. As we have discussed, we are currently processing a rezoning application to convert Mr. Bowman's residence into an office for Shoemaker Development. In order to process the rezoning, we are requesting the sewer and water service area be expanded to include this property (please see the attached exhibit). I am also requesting that this letter be presented to the Frederick County Planning Commission and Board of Supervisors as they move forward in expanding the sewer and water service area on Route 277. I am hopeful this information will assist the Planning Commission and Board in expanding this service area to include all the properties fronting on Route 277 from Hudson Hollow Road to Double Church Road. Thank you for your assistance with this matter. Please contact me with any questions or concerns. Sincerely, Green y geering -_ Mark D. Smith, P.E., LS. President Enclosure Cc: Charles S. Dellaven, Chairman — Frederick County Planning Commission Gene E. Fisher — Frederick County Planning Commission Pat Gochenour — Frederick County Planning Commission George J. Kriz — Frederick County Planning Commission John Light — Frederick County Planning Commission Robert A. Morris — Frederick County Planning Commission Rick C. Ours —Frederick County Planning Commission William C. Rosenberry — Frederick County Planning Commission Marie F. Straub — Frederick County Planning Commission Roger L. Thomas — Frederick County Planning Commission Engineers Surveyors File#3269/MDS/dls telephone 540-662-4185 FAN 540-722-9528 cvww. greenwaveng. co m Charles E. Triplett — Frederick County Planning Commission Gregory L. Unger — Frederick County Planning Commission Cordell Watt — Frederick County Planning Commission Sidney A. Reyes, Frederick County Board of Supervisors Liasion File #3269/MDS/dls COUNTY of FREDERICX Department of Planning and Development 540/565-5651 FAX: 540/665-6395 MEMORANDUM T0: Frederick County Planning Commission FROM: Jeremy F. Camp, Planner II / SUBJECT: Discussion Concerning Proposed Amendments to the Frederick County Zoning Ordinance Pertaining to Nonconforming Uses DATE: April 19, 2002 The attached draft amendments concern modifications to the nonconforming use requirements of Frederick County Zoning Ordinance. These amendments were drafted by staff and the Development Review and Regulations Subcommittee (DRRS). The DRRS unanimously approved the attached amendments during their March 2002 meeting. The text amendments would clarify and increase the County's ability to regulate the sites of legally nonconforming uses, structures, and signs. In general, staff and the DRRS believed that it was prudent to require that the nonconforming elements in the County be brought up to current design standards when an expansion is sought. The problem with the current ordinance is that it only requires that the expanded area meet current design standards. The proposed amendments would go beyond current requirements by taking the entire site into consideration. The amendments allow for a small one time expansion of legally nonconforming uses and structures without having to modernize the entire site. After that, however, the new amendments would require that the entire site be brought into compliance with any future expansion. Several new definitions are also being proposed in order to clarify the meaning of certain language in the Zoning Ordinance. Please review the proposed draft amendments attached with this memorandum for discussion during the May 1, 2002 Planning Commission Meeting. Changes are proposed to Sections 165-148,165-149,165- 150, 65-148,165-149,165- 150, 165-151, 165-152, 165-153, and 165-156 of the Frederick County Zoning Ordinance. All of the sections, other than 165-156, are part of Article XX, Nonconforming Uses. Section 165-156 is the Definitions section of the Zoning Ordinance. JFC/ch Attachments U:'COAiMIT7EES D2RS�PmjecisiNunca forming Uses1PCWFMOnoncot f)rmiug.ivpf 107 North Kent Street a Winchester, Virginia 22601-5000 ARTICLE XX Nonconforming Uses, Structures, and Signs § 165-148. Continuation of preexisting uses, structures, and signs. Any use which does not conform to the requirements of this chapter at the effective adoption date of this chapter may be continued so long as it remains otherwise lawful. Structures and land may continue to be used as they were at the effective adoption date so long as they remain otherwise lawful. Any use, structure, of sign which subsequently becomes nonconforming as a result of amendments to this chapter may continue as it was at the time of the adoption of the amendment, as long as it remains otherwise lawful. Such nonconforming uses, structures, and signs shall conform to all laws in effect at the time when the use, structure, and signs was established. A. If any change of ownership, possession or lease of any legally nonconforming use, structure, or sign occurs, the use, structure, or sign may continue according to the requirements of this article. B. When the boundaries of a district are changed, any uses of land uses, er structures, or signs which become nonconforming as a result of such change shall be subject to the provisions of this article. § 165-149. Discontinuance. A. If any legally nonconforming use or legally nonconforming sign is discontinued for a period exceeding one year after the enactment of this chapter, it shall be deemed to be abandoned, and any use or sign thereafter shall conform to the requirements of this chapter. B. Seasonal legally nonconforming uses that have been in continuous operation for a period of two years or more prior to the adoption of this chapter may be continued. § 165-150. Reestablishing a discontinued legally nonconforming use. Any use that was legally nonconforming under the provisions of this article and that was discontinued due to abandonment may be reestablished by obtaining a conditional use permit. Such conditional use permit shall be granted only for a use that is of equal or lesser nonconformity than the original use in relation to intensity, type of use, dimensional requirements or other requirements. Such requests to reestablish an abandoned use shall be considered following the procedures for conditional use permits in this chapter. § 165-151. Expansion and modifications. A. in fte ease shall any notteonforming landfill, junkyard, trash disposa4 site or automobil Legally nonconforming uses, structures, and signs listed below may not expand. These uses and structures may be modified if the result decreases the degree of nonconformity.. 1, landfills 2. junkyards 3. trash leaps 4. automobile graveyards 5. signs B. All other noneonforming uses may be expanded up -to -50%, Legally nonconforming uses meted below may expand or modify one time if the expansion or modification does not increase the degree of nonconformity and does not expand beyond 3,500 square feet or 50%, whichever is less. Measurements shall be based on gross floor area for structures and total land area for uses. 1. harking lots 2. driveways 3. loading areas 4. outdoor storage and processing areas 5. outdoor display areas C. modification will mt fesult in an increase in the degree of noneonformity. The expanded o modified uses shall. eon-fom to a4l requirements of this ehapter other thwt those ft)r whidh the use or struetme was noneon&rming at the time of the adoption of this chapter this ehapter other than those for wille -naneon&rming at the time of the original, All legally nonconforming uses and structures not specified in §165-151A or §165-151B may expand or modify one time if the expansion or modification does not increase the degree of nonconformity and fives not result in an overall expansion of more than 2,000 square feet or 500%. Measurements shall be based on gross floor area for structures and total land area fbr uses. Legally nonconfbrming residential structures may expand beyond 2,000 square feet or 50% iffy expansion or modification does not increase the degree of nonconformity. The Zoning Administrator niay allow the expansion of legally nonconforming structures and the constriction of new structures with the same setback of the existing legally nonconforming structure provided haat all other conditions of the Frederick County Zoning Ordinance are motet. D. Whenever a nonconforming use is changed to another use, it shall only be changed to a use that is of equal or less nonconformity in terms of the type or intensity of the use. E. A legally nonconforming ises use or structure that is located within the floodplain districts may be expanded one time, provided that they meet the conditions set forth in this article as well as Article XV, § 165-116, of this chapter. [Added 8-12-1992] § 165-152. Legally nonconforming lots of record. Any lot of record at the time of the adoption of this chapter, which is less in area or frontage than the requirements of this chapter, may be used for uses allowed by this chapter when yard and setback requirements are met. The current setbacks for the particular Zoning District in question are to be applied for all lots, unless the most recent legally approved and recorded plat of the property clearly depicts all appropriate terminology and numeric information for different setbacks. § 165-153. Restoration or replacement. If a legally nonconforming use or structure is destroyed or damaged in any manner it may be repaired or restored, proN ided any such repair or restoration is completed within twelve (12) months from the date the legally nonconforming use or structure was destroyed or damaged. The PIanning Commission may approve a waiver to allow an extension up to eighteen (18) months from the date the legally nonconforming use or structure was destroyed or damaged if requested by the owner. All legally nonconforming signs that are destroyed or damaged in any manner may be repaired or restored only if all work is completed within six (6) months from the date the legally nonconforming sign was destroyed or damaged. U:ICOMMITTEESIDRRSIProjectslMonconforming Uses1165-148 thru 165-153Draft.wpd iii Eiji EQ $WVjiEiV.-R NO E., If a legally nonconforming use or structure is destroyed or damaged in any manner it may be repaired or restored, proN ided any such repair or restoration is completed within twelve (12) months from the date the legally nonconforming use or structure was destroyed or damaged. The PIanning Commission may approve a waiver to allow an extension up to eighteen (18) months from the date the legally nonconforming use or structure was destroyed or damaged if requested by the owner. All legally nonconforming signs that are destroyed or damaged in any manner may be repaired or restored only if all work is completed within six (6) months from the date the legally nonconforming sign was destroyed or damaged. U:ICOMMITTEESIDRRSIProjectslMonconforming Uses1165-148 thru 165-153Draft.wpd § 165-156. Definitions. Iraw", E �Mm 01. WN WA 5 0 0: LW j VMMMEML 01 IM W-01HIGUH!'I'VE-110 ift-1-1-ista— LEGALLY NONCONFORMING USE - A use or activity that was lawful prior to the adoption, revision or amendment of the zoning ordinance but that fails by reason of such adoption, revision, or amendment to conform to the present requirements of the zoning district. LEGALLY NONCONFORMING STRUCTURE - A structure, the size, dimensions, or location of which was lawful prior to the adoption, revision, or amendment to the zoning ordinance but that fails byreason of such acloption, revision, or amendment to conform to the present requirements of the zoning district. LEGALLY NONCONFORMING SIGN - Any sign lawfully existing on the effective date of an ordinance, or amendment thereto, that renders such sign nonconforming because it does not conform to all the standards and regulations of the adopted or amended ordinance. SEASONAL USE - Any use which ceases operation for at least 3 months in a year. DISPLAY AREA - A specific area used for the purpose of displaying products and services offered by a business or organization located on the same property or a contiguous property which is appropriately zoned and with an approved site plan. OUTDOOR STORAGE AND PROCESSING - The keeping or processing of goods, junk, material, merchandise or vehicles outside of an enclosed building and in the same place for more than 24 hotffs. (J.-ICOMM17TEESIDRRSIProjectsilVonconforming UsesDejini1ionAna1ysis.ivpd