PC 12-19-01 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
DECEMBER 19, 2001
7:00 P.M. CALL TO ORDER TAB
1) November 7, 2001 ...................................................(A)
2) Committee Reports .............................................. (no tab)
3) Citizen Continents ............................................... (no tab)
PUBLIC HEARING
4) Request for Expansion of the Sewer and Water Service Area (SWSA), submitted by
Triad Engineering, Inc., to incorporate approximately four acres which are identified with
Property Identification Number 53-A-92 and owned by Willow Grove, L.C. The site is
bounded by two roads (Route 37 and Merrimans Lane) and the Merrimans Chase subdivision
in the Shawnee Magisterial District.
(Mr. Lawrence) ..................................................... (B)
PUBLIC MEETING
5) Revision to Master Development Plan #02-99 for "The Ravens" (Oakdale III, Raven
Pointe, Raven Oaks and Ravenwing). The revisions would affect the project's phasing plan
and traffic patterns. This project is located north of Route 50 (Millwood Pike), and is
primarily accessed via Inverlee Way. The properties within the project area are identified with
parent tract Property Identification Numbers 64-A-113, 64-A-119, and 64-A-117 in the
Shawnee Magisterial District.
(Mr. Wyatt)........................................................(C)
6) Master Development Plan #03-01 for Shawnee Village, submitted by G. W. Clifford &
Associates, Inc., for 64 single-family detached cluster and/or zero lot line dwellings
and 64 apartments. This property is located north and adjacent to Tasker Road, west and
adjacent to Lakeside Estates and is identified with Property Identification Number 75 -A -86D
in the Shawnee Magisterial District.
(Mr. Camp) ........................................................(D)
7) Master Development Plan #04-01 for Southern Hills for the development of 225 single-
family detached traditional lots. This property is located south of Stephens City, east of
Interstate 81; 0.8 miles south of Route 277 (Fairfax Pike on the east side of Town Run
Lane/Route 1012), and is identified with Property Identification Number 85-A-138 in the
Opequon Magisterial District.
(Mr. Camp) ........................................................ (E)
8) Revision to Master Development Plan #01-01 for Westminster Canterbury, submitted
by Greenway Engineering, for the addition oftwo single-family units. This property is located
at 300 Westminster -Canterbury Drive and is identified with Property Identification Number
53 -A -63A in the Stonewall Magisterial District.
(Mr. Lawrence) ..................................................... (F)
9) Subdivision #24-01 For Stonebrook, L.C., submitted by Greenway Engineering, to
subdivide a 20.8559 -acre tract into three lots, two single-family lots, and one lot retained for
the fitness club. The property is located on the west side of Jones Road (Route 621) ± 500
feet north of the intersection with Stonebrook Road and is identified with Property
Identification Number 62-A-51 in the Back Creek Magisterial District.
(Mr. Davenport) ....................................................(G)
DISCUSSION ITEMS
10) Discussion of Sewer and Water Service Area (SWSA) Expansion South of Fairfax Pike
(Route 277)
(Mr. Lawrence) ..................................................... (H)
11) Other
Page 2
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 November 7, 2001.
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; Richard C.
Ours, Opequon District; Greg L. Unger, Back Creek District; Cordell Watt, Back Creek District; Robert A.
Morris, Shawnee District; John H. Light, Stonewall District; Gene E. Fisher, Citizen at Large; Sidney A.
Reyes, Board Liaison; and Jay Cook, Legal Counsel.
STAFF PRESENT: Evan A. Wyatt, Planning Director; Eric R. Lawrence, Deputy Planning Director;
Patrick Davenport, Zoning & Subdivision Administrator; Rebecca Ragsdale, Planner I; Jeremy Camp, Planner
II; and Renee' S. Arlotta, Clerk.
CALL TO ORDER
Chairman DeHaven called the meeting to order at 7:00 p.m.
MEETING MINUTES - SEPTEMBER 5, 2001 AND OCTOBER 3 2001
Upon motion made by Commissioner Kriz and seconded by Commissioner Ours, the minutes
of September 5, 2001 were unanimously approved as presented.
Upon motion made by Commissioner Kriz and seconded by Commissioner Triplett, the
minutes of October 3, 2001 were unanimously approved as presented.
COMMITTEE REPORTS
Development Review & Regulations Subcommittee (DRRS) - 10/25/01 Mtg.
Commissioner Unger reported that the DRRS discussed the zoning ordinance as it pertained
to loading spaces and whether or not curb and gutter should be required in those areas. He said that
subdivision designs and procedures were also discussed.
Frederick County Planning Commission
Minutes of November 7, 2001 Page 729
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Historic Resources Advisory Board (HRAB) - 10/16/01 Mtg.
Commissioner Morris reported that the HRAB reviewed the application for Jordan Springs
to rezone some RA property to B2 with a Historic District Overlay area.
Economic Development Commission (EDC) - 11/02/01 Mtg.
Commissioner Thomas reported that the EDC discussed their future direction and strategy
for attracting business and industry to the area.
Sanitation Authority (SA) - 10/16/01 Mtg.
Commissioner Fisher said that the SA received a report from Director Wellington Jones who
reported an increase in the purchase of water from the City of Winchester due to the low water levels in the
quarries as a result of low rainfall. Flow rates at the Parkins Mill Plant were also reported. In consideration
of the VDOT rest area projects, the SA reported progress towards obtaining contracts for lines to be run to the
rest areas; and finally, a presentation was given of the Fiscal Year 2001 Audit.
PUBLIC HEARINGS
Continuation or Revocation of Conditional Use Permit 401-01 of Mr. S. Blaine Wilson and Mr. Keith
A. Wilson for a Shale Mining Operation. The properties are located at 881 W. Parkins Mill Road and
identified with P.I.N. 76-A-137 and 76 -A -137A in the Shawnee Magisterial District.
Action - Recommended Continuation with Amendment to Conditions
Chairman DeHaven stated that he would abstain from all discussion and voting on this item
due to a possible conflict of interest. Chairman DeHaven turned the conduction of the meeting over to Vice
Chairman Thomas.
Planning Director Evan A. Wyatt stated that the Frederick County Board of Supervisors
approved Conditional Use Permit (CUP) #01-01 for S. Blaine Wilson and Keith A. Wilson on July 11, 2001
to allow for a shale mining operation with conditions. Director Wyatt reported that staff had received
numerous telephone calls between the dates of October 5, 2001 and October 16, 2001 from citizens within the
proximity of the shale mining operation to file formal complaints against the Wilson Shale Mining Operation.
He said the complaints pertained to the alleged violation of Condition #3 which prohibited commercial mining
operations until an approved VDOT entrance was constructed by the applicants. Director Wyatt reported that
Frederick County Planning Commission
Minutes of November 7, 2001 Page 730
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staff conducted three site inspections on October 9, 2001, October 12, 2001, and October 16, 2001, and
substantiated the complaints by observing trucks hauling shale leaving the Wilson property and proceeding
easternly along Airport Road (Rt. 645) to Millwood Pike (Rt. 50 West).
Director Wyatt continued, by identifying the minimum entrance standards required by VDOT
for this application. Director Wyatt also presented three options that were available to the Commission in the
consideration of this issue and in their recommendation to the Board.
Mr. Ty Lawson, attorney representing the Wilsons, stated that they are trying to maintain this
temporary mining operation that has been ongoing for approximately 14+ years without any incident or
reported accident. Mr. Lawson stated that there have been numerous ongoing discussions with representatives
of VDOT and at least two civil engineering firms regarding ways to fashion an acceptable VDOT commercial
entrance. Mr. Lawson also pointed out that the issue as to whether this is a legally nonconforming use, as
approved by the County in 1987, needs to be resolved and a hearing before Judge Prosser is scheduled for
December 13, 2001. He said the Court's decision may have a significant impact on any decisions made by the
Commission this evening.
Mr. Steve Mehiikoff of VDOT stated that he spoke with two engineering firms regarding the
possibilities and requirements for Mr. Wilson's commercial entrance, however, at this time, he has not received
any real plans on paper that he could officially comment on.
Vice Chairman Thomas called for public comments and the following persons came forward
to speak:
Ms. Tammy Symons of 1937 Airport Road asked that the Commission revoke the Wilson's
CUP. She was primarily concerned with the neighborhood children's safety, especially while boarding and
exiting school buses. Ms. Simons said the road is too narrow for trucks; she said that one school bus driver
reported being run off the road by one of the trucks. Ms. Simons believed it was not likely that Mr. Wilson
would get an approved VDOT entrance because he did not have sufficient sight distance and the adjoining
property owner will not donate the right-of-way.
Mr. Nick Turner of 1810 Airport Road stated that access to the shale pit runs directly through
his property and this is where the VDOT entrance needs to be constructed. Mr. Turner believed the Wilson's
CUP should be revoked. Mr. Turner requested, however, that if the permit continues, that the conditions
include hours of operation. He said that he has witnessed trucks exiting the shale pit at 6:50 a.m. fully loaded.
Also, in the interest of safety, Mr. Turner believed the access point on Rt. 644 is the safest in and out of the
property.
Mr. Herman Fauver of 1915 Airport Road stated that the Board of Supervisors granted Mr.
Wilson's CUP on July 11, 2001 with a condition that no commercial mining operation shall occur until a state -
approved entrance is constructed. Mr. Fauver reported that the entrance has not been constructed, yet he
witnessed trucks hauling shale from October 5, 2001 for 12 days, excluding Saturday and Sunday, and ending
on October 22, 2001. Mr. Fauver stated that Mr. Wilson was in violation of his CUP.
Mr. Chris Fauver of 1919 Airport Road said the shale pit operation is just below his drive.
Mr. Fauver was concerned for the safety of his four children. Mr. Fauver said he would prefer that the
entrance to the shale pit come out on Parkins Mill Road.
Frederick County Planning Commission
Minutes of November 7, 2001 Page 731
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Mr. Bernard Hoogeveen on Airport Road requested that Mr. Wilson's CUP be revoked. Mr.
Hoogeveen was concerned about silt pollution being carried from the shale pit all the way to the Chesapeake
Bay.
Mr. Gary VanMeter, an adjoining property owner at 1544 Airport Road, believed it would
be fine for Mr. Wilson to continue with the shale miring operation, if he would have the trucks go out on
Parkins Mill Road, which is a much wider and safer road.
Ms. Brenda Turner of 1810 Airport Road, stated that it was her driveway that Mr. Wilson was
using. Ms. Turner said that she is involved in the pending civil court case over the use of the driveway and
whether Mr. Wilson has the right to use the driveway for industrial purposes.
Mr. Ty Lawson returned to the podium and stated that the majority of the comments received
pertain to the use and those issues have all been addressed by the approval of the CUP. Mr. Lawson said that
many of the issues will be resolved by the court hearing on December 13. He also noted that this site is
accessed by a recorded right-of-way in favor of the Wilsons alone; the only parties that have the right to use
it are the Wilsons. Mr. Lawson believed the only issue for discussion this evening was the entrance.
Members of the Commission discussed whether an action should be taken in light of the
pending litigation. After some discussion, the Commissioners decided it would be appropriate to make a
recommendation to the Board of Supervisors on the CUP while the court case is pending. Vice Chainman
Thomas believed that in the past, the Commission has let the applicant continue with their business as long as
they were making reasonable progress on the conditions. On the other hand, some of the Commissioners cited
credibility issues regarding the applicant's agreement to comply with the conditions at the time of CUP
approval, the progress being made on the entrance, and the fact that the applicant was a former Planning
Commission member. Another Commissioner didn't believe it would be appropriate to shut a business down,
if the applicant is not legally capable of meeting one of the conditions imposed, which in this case, is
constructing the state entrance.
Members of the Commission discussed the options available to them regarding action. They
focused on a revision to Condition #3 of the permit specifying a time requirement for the installation of the
commercial entrance and to allow for shale mining and hauling to occur in the interim. The Commission agreed
that during that specified time, the Wilsons would have the right to operate off of the property, however, should
the Wilsons fail to comply by a specified date, they would either need to use an entrance off of Rt. 644 or the
CUP would be revoked.
Upon motion made by Mr. Light and seconded by Mr. Unger,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend to the Board
of Supervisors a revision to Condition #3 of CUP #01-01, which currently reads, "No commercial mining
operation shall occur until an approved VDOT entrance is constructed," be replaced with the statement, "An
entrance must be installed, and approved by VDOT, by May 1, 2002; any violation afterwards will result in
automatic recommendation of revocation of CUP #01-01." In addition, during that specified time, the Wilsons
have the right to operate off of the property; however, should the Wilsons fail to comply by May 1, 2002, they
would either need to use an entrance off of Rt. 644 (Parkins Mill Road) or the CUP will be recommended for
revocation.
Frederick County Planning Commission
Minutes of November 7, 2001 Page 732
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The vote on this recommendation was as follows:
YES (TO ALLOW CONTINUATION WITH AMENDMENT TO CONDITIONS): Triplett, Thomas,
L fight, MorPis, 'Unger
NO: Fisher, Kriz, Ours, Watt
ABSTAIN: DeHaven
Vice Chairman Thomas relinquished the conduction of the meeting back over to Chairman DeHaven.
Conditional Use Permit #17-01 of Jordan Springs to establish office space for the County Court
Reporters and Court Reporting Consultants (an office use that is of equal or lesser nonconformity than
the previous use, Shalom et Benedictus Treatment Center). This property, zoned RA, is located at 1160
Jordan Springs Road and is identified with P.I.N. 44-A-294 in the Stonewall Magisterial District.
Action - Recommended Approval with Conditions
Planner Rebecca Ragsdale stated that approval of a conditional use permit on this property
may be granted for a use that is of equal or lesser nonconformity than the original use, Shalom et Benedictus
Treatment Center, in relation to intensity, type of use, or dimensional requirements. Planner Ragsdale
explained that Shalom et Benedictus was the primary user from the early 1970's to 1999 and operated at Jordan
Springs with 30-50 employees and residents. She said that the applicant, County Court Reporters and Court
Reporting Consultants, proposes to relocate their office to Jordan Springs. She explained that 17 employees
ofthe business would relocate to this site and the number of employees is not expected to increase significantly.
Planner Ragsdale continued, stating that there are four buildings on the property which include
the main hotel building, the administration building, the shop building, and the original house, which the
applicant has stated are adequate for the business. Planner Ragsdale reported that the property is served by
a septic tank and lagoon and all appropriate Department of Environmental Quality (DEQ) permits are in good
standing. She noted that there is substantial natural screening on the sides and rear of the property, which
forms a buffer to any future development or agriculture. Planner Ragsdale next read a list of conditions
recommended by the staff, should the Commission find the use to be appropriate.
Mr. Stephen M. Gyurisin with Triad Engineering came forward and introduced himself and
Mr. John Coltin, a representative of the current owners of the property, Missionary Servants of the Most Holy
Trinity, and Mr. Greg Aiken and Ms. Toni Wallace with the County Court Reporters, the applicants. Mr.
Gyurisin stated that the applicants wish to utilize the property and preserve the unique historic setting.
Chairman DeHaven called for public comment and the following persons came
forward to speak:
Frederick County Planning Commission
Minutes of November 7, 2001 Page 733
Mr. Warren Beall, adjoining property owner at 170 Monastery Ridge Road, had
concerns about the age and condition of the existing septic system and lagoon on the property and
he believed the system should be inspected and upgraded as a condition of the permit.
Mr. R. J. Turner, the broker involved with the property transaction, stated that this
property has previously been "exempt" because it was owned by religious organizations for a number
of years; however, it will become a source of tax revenue for the County, if this business is approved.
Mr. David Herd, a resident on Devil's Backbone Overlook, spoke in favor of this use
on this particular property because of the intent for historic preservation and incorporation of the
historic overlay; he also agreed, however, that the septic system should be inspected.
One Commissioner pointed out that a considerable amount of money is being invested
by the applicant to operate on a conditional use permit that could be revoked at any time. The
representative for the applicant said this is a risk the applicant is willing to take because of the interest
in renovating, restoring, and keeping the property intact; he stated that it was the applicant's intention
to pursue the rezoning of the property, with a historic district overlay, as soon as possible.
Commission members inquired if it would be appropriate to fashion an additional
condition to ensure historic preservation of the property until the rezoning and historic overlay could
be accomplished. Mr. Gyurisin, the applicant's representative, noted that Condition Number (8) was
intended to ensure the maintenance of the existing historic resources by way of requiring a site plan
before any construction activities occur on the property. In response to some of the public
comments, Mr. Gyurisin said that the property is currently under an active DEQ permit for the
sewage system and the applicants intend to maintain a good standing with DEQ. The applicants'
representative also concurred with the conditions as recommended by the staff and believed the time
frames established were adequate to meet the conditions of the permit.
Members ofthe Commission decided that any reference to the preservation of historic
structures should be addressed at the time of rezoning and not at the conditional use permit stage.
The Planning Commission had no other outstanding issues of concern and believed the use would not
negatively impact surrounding areas.
Upon motion made by Mr. Light and seconded by Mr. Kriz,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously
recommended approval of Conditional Use Permit # 17-01 of Jordan Springs to establish office space
for the County Court Reporters and Court Reporting Consultants (an office use that is of equal or lesser
nonconformity than the previous use, Shalom et Benedictus Treatment Center) with the following conditions:
1. All review agency comments shall be complied with at all times.
2. Compliance with VDOT's commercial entrance requirements shall occur within 180 days of
CUP approval.
Frederick County Planning Commission
Minutes of November 7, 2001 Page 734
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All parking areas shall be hard surfaced with asphalt and striped. Compliance with these
conditions shall occur within 180 days of CUP approval.
4. All vegetation within close proximity of all travel ways serving access to the structures shall
be maintained to provide a 15 -foot vertical clearance for emergency vehicle access.
All applicable permits shall be obtained from the Department of Environmental Quality for
the use and maintenance of the health system.
6. Land use shall be limited to general office with the exception of residential above the shop
building. Occupants of the shop building shall be limited to maintenance personnel.
7. One business sign shall be permitted. It should be of monument -type construction and
limited to fifty (50) square feet in size or a placard.
A site plan shall be approved by Frederick County for applicable site improvements. Any
future expansion or structural development shall require an amended site plan.
UPDATE OF THE 2002-2003 FREDERICK COUNTY SECONDARY ROAD IMPROVEMENT
PLAN
Action - Recommended Approval
Planning Director Evan A. Wyatt presented the update of the 2002-2003 Frederick County
Secondary Road Improvement Plan, which is reviewed and renewed annually by the County. Director Wyatt
said that the Transportation Committee recommended approval of the plan at their October 2, 2001 meeting.
He then proceeded to review the Secondary Road Improvement Plan with the Commission.
There were no public comments regarding the plan, however, Commissioner Unger advised
staff that a citizen had requested that the segment of Cedar Creek Grade (Rt. 622) between Rt. 37 and Laurel
Grove Road (Rt. 629) be moved up in priority on the Major Road Improvement section of the plan. No other
issues were raised by the Commission.
Upon motion made by Mr. Kriz and seconded by Mr. Ours,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval to the Board of Supervisors for the adoption of the 2002-2003 Frederick County Secondary Road
Improvement Plan.
Frederick County Planning Commission
Minutes of November 7, 2001 Page 735
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Rezoning Application #07-01 of Rutherford's Farm Industrial Park, submitted by Greenway
Engineering, to rezone 5.1 acres of RP (Residential Performance) and 149.3 acres of RA (Rural Areas)
to 116.7 acres of MI (Light Industrial), 23.2 acres of B2 (Business General), and 14.5 acres of B3
(Industrial Transition). This property is bounded by Interstate 81 on the west and Martinsburg Pike on
the east and south, and is identified with P.I.Ns. 43-A-96; 43-A-97; 43-A-98; 43-A-99; and 43-A-111 in
the Stonewall Magisterial District.
Action - Tabled
Chairman DeHaven stated that he would abstain from any discussion and voting on this
application because he is an adjoining property owner and there may be a conflict of interest.
Commissioner Light said that he will also be abstaining from all discussion and voting on this
application because of a possible conflict of interest.
Chairman DeHaven next turned the conduction ofthe meeting over to Vice Chairman Thomas.
Deputy Planning Director Eric R. Lawrence read the background information and review
agency comments. Deputy Director Lawrence stated that the parcels are within the County's Sewer and Water
Service Area (SWSA) and the parcels are a component of the Northeast Land Use Plan and the Rt. 11 North
Corridor Plan. He said the inclusion of the entire 154.4 -acre tract is proposed to be included in the IA
(Interstate Area Overlay) Zoning District. Deputy Director Lawrence pointed out that through the applicant's
proffer statement, efforts have been made to recognize the Developmentally Sensitive Areas (DSA); efforts
have been made to recognize the significance of the Second Battle of Winchester and the Battle of Rutherford's
Farm; various road improvements have been proposed to address projected impacts; and monetary
contributions have been proposed for fire and rescue services. He added that there continues to be a number
of concerns regarding transportation issues, however, that were identified by VDOT and the staff. Deputy
Director Lawrence stated that the staffbelieves the Traffic Impact Analysis was still incomplete and staff was
recommending that action on the rezoning be deferred until the Traffic Analysis is presented to VDOT and the
staff for review.
Mr. Mark Smith of Greenway Engineering came forward to clarify some of the transportation
issues raised. First, he discussed the improvements that were planned for Rt. 11. Second, regarding the delay
oftheir anticipated improvements to the 317 Interchange, Mr. Smith said the applicant is seeking a contribution
for the County to be used for matching funds and since the 317 Interchange is scheduled to be rebuilt, they do
not want to make small improvements that would be demolished in the near future. In conclusion, Mr. Smith
said he was requesting a tabling of the application this evening, in order to allow time to resolve VDOT's two
issues, which were making sure the right -in/ right -out was sufficient and making sure the contribution on 317
was adequate, and he also wanted to get feedback from the public.
Commissioner Morris inquired if any impacts from the development were anticipated to I-81
South. Mr. Smith replied that the entire interchange will be affected and the applicant is analyzing the entire
study and will designate a monetary contribution towards it for the County to use and direct to VDOT.
Vice Chairman Thomas asked for clarification on the transportation proffer dealing with traffic
tabulations and traffic generation exceeding 10,000 vehicles per day (VPD). Mr. Smith explained that they
Frederick County Planning Commission
Minutes of November 7, 2001 Page 736
were proffering to do another study at 10,000 VPD and will bring adjacent roads to a Level of Service (LOS)
"C," if their development was the cause. Mr. Thomas also believed that the monetary contribution for fire and
rescue services was insufficient.
Planning Director Evan A. Wyatt agreed with Vice Chairman Thomas on the transportation
proffer dealing with accumulative traffic tabulations and was not sure how ;t would address the LOS as
development proceeds. Director Wyatt also recommended that the recycling proffer be tied to the building
permits, rather than the certificate of occupancy permits.
Vice Chairman Thomas called for public comments and the following persons came forward
to speak:
Mr. James Stillwell, a resident of the Stephenson area, stated that he was in support of this
rezoning; however, he would like to see all of the surrounding properties that are planned for industrial, such
as the Carroll and Zuckerman properties, submitted collectively as a master -planned concept. Mr. Stillwell
asked the Commission to establish standards that would result in an aesthetically -appealing entrance and
development with better landscaping, better architectural standards and a road network. He said that part of
the argument that occurred this past year was that residents in the Stephenson area were aware that this 250 -
acres of industrial land was available and they were not in favor of having another industrial site (Mid -Atlantic
Industrial & Tech Center) across the street.
Mr. David Herd, a resident on Devil's Backbone Overlook, voiced concerns about the traffic
issues with this development. Mr. Herd said that both he and his neighbors in Stephenson will be voicing their
concerns about the traffic problems long before they reach the LOS "C." He believed that the taxpayers, not
the developer, will be the ones who pay for the road improvements. Mr. Herd said that he was in favor of this
development, but hoped the County would find a way to get developers to pay for improvements that will be
needed in the future as a result of the development they created.
Mr. Mike Weber, a resident of Stonewall District and owner of property across the road from
the proposal, said that he was in favor of the proposed rezoning, but he had numerous issues to bring forward.
Some of Mr. Weber's concerns were the need for improved setbacks; limiting what industries are placed closest
to residential housing; where the land would be acquired from in order to widen and improve the 81
Intersection; maneuvering of tractor -trailer trucks at the intersection; the potential increase of rail traffic across
Welltown Road causing traffic delays on Rt. 11; the need for the County to attract business in order to maintain
its tax base; the negative impact of night-time industrial lighting on his greenhouse business; and the size of
proposed signs.
Mr. R. J. Turner, the broker for this project, said that regarding Mr. Stillwell's comments, he
is working with Mr. Carroll in an attempt to get a buyer interested in the larger property on the west side of
the railroad tracks. Mr. Turner suggested additional B2 zoning in this particular area to accommodate a
shopping mall, which would help the County's tax base. He added that rail -served properties produce higher
tax contributions than non -rail properties.
Ms. Maxine Williamson, an adjacent property owner, spoke about the terrible traffic
congestion that she has been experiencing in this area. Ms. Williamson said that a considerable amount of
traffic moves through this area and all of the proposed traffic lights and lanes are a formula for gridlock. Ms.
Williamson said this rezoning should only be considered after the expansion of I-81 and after all the other road
Frederick County Planning Commission
Minutes of November 7, 2001 Page 737
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improvements are planned. She believed the applicant has dismissed the historic significance of the
Rutherford's Farm; she said that although this is not a pristine site, several historic battles were fought here.
Ms. Williamson said she was opposed to the rezoning.
Mr. Charles Drummons, a future resident of Frederick County, believed this area was a good
location for industrial development and was in favor of the rezoning.
Vice -Chairman Thomas closed the public comments portion of the meeting as there was no
one else who wished to speak.
In response to the applicant's request for tabling, a motion was made by Commissioner Kriz
and seconded by Commissioner Unger to table the rezoning until such time as the staff feels all comments have
been addressed.
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously agree to table
further consideration of Rezoning Application #07-01 of Rutherford's Farm Industrial Park, submitted by
Greenway Engineering, to rezone 5.1 acres of RP (Residential Performance) and 149.3 acres of RA (Rural
Areas) to 116.7 acres of M1 (Light Industrial), 23.2 acres of B2 (Business General), and 14.5 acres of B3
(Industrial Transition) until such time as the staff believes all comments have been addressed.
(Note: Chairman DeHaven and Commissioner Light abstained from voting.)
Rezoning Application #09-01 of the Estate of Naomi Adams Poole, submitted by Triad Engineering, Inc.,
to rezone 7.6 acres from M2 (Industrial General) to B2 (Business General). The parcels are located on
either side of Hood Way, adjacent to Valley Pike (Rt. 11), approximately 2,200' northeast of the
intersection of Rt. 11 and Rt. 37, and are identified with P.I.Ns. 63 -A -86B and 63 -A -86C in the Shawnee
Magisterial District.
Action - Recommended Approval
Deputy Planning Director, Eric R. Lawrence, read the background information and review
agency comments. Deputy Director Lawrence stated that the parcels are within the County's Urban
Development Area (UDA) and Sewer and Water Service Area (SWSA) and the rezoning is consistent with the
Comprehensive Policy Plan and the Statement of Intent in the Zoning Ordinance. He said the result of the
Capital Facilities Impact Model run demonstrated a positive impact to the County and the proffer statement
submitted by the applicant provides for the preparation of detailed traffic studies during the site plan stages;
the prohibition of entrances onto Valley Pike; and provides for necessary right-of-way along Rt. 11 and Hood
Way for road improvements. Deputy Director Lawrence continued, stating that buffers and screening between
properties are required which will mitigate the impact to adjoining properties.
Mr. Stephen M. Gyurisin of Triad Engineering, Inc. was representing the Estate of Naomi
Poole Adams, the owner. Mr. Gyurisin stated that these two properties did not have sewer accessibility until
just recently. He said that adjoining property owner, H. P. Hood, Inc., owner of the H. P. Hood dairy
processing facility, contributed approximately $200,000 to the Frederick County Sanitation Authority for
Frederick County Planning Commission
Minutes of November 7, 2001 Page 738
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implementation of the regional sewer system that would serve this part of the County.
There were no citizen comments regarding the rezoning.
Chairman DeHaven pointed out that although the proffer statement indicates that detailed
traffic studies and analysis will be conducted, it does not offer to take any remedial action. Mr. Gyurisin stated
that at this point in time, they do not know what the proposed uses will be; however, they would work on the
wording of the proffer regarding addressing issues at the site plan stage that may be surfaced by the analysis.
No other issues were raised by Commission members. Upon motion made by Mr. Morns and
seconded by Mr. Unger, the Commission unanimously recommended approval of the rezoning to the Board.
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Rezoning Application #09-01 of the Estate of Naomi Adams Poole, submitted by Triad
Engineering, Inc., to rezone 7.6 acres from M2 (Industrial General) to B2 (Business General), with proffers.
PUBLIC MEETING
WAIVER REQUEST FOR LOTS ABUTTING AND HAVING DIRECT ACCESS TO VDOT
RIGHTS-OF-WAY, SUBMITTED BY SPACE, L.L.C.
Action - Recommended Approval
Zoning and Subdivision Administrator, Patrick T. Davenport, presented a waiver request by
John C. Lewis of Painter -Lewis L.L.C., representing Space L.L.C., the owners of the parcel containing the
Trex Building One, located off North Frederick Pike (Rt. 522N) in the Stonewall Magisterial District.
Administrator Davenport stated that the applicant is requesting the waiver of a Subdivision Ordinance
requirement, in their pursuit to further subdivide their property, which states that, "All lots shall abut and have
direct access to a public street or right-of-way dedicated for maintenance by VDOT."
Administrator Davenport continued, stating that the proposed subdivision would create two
additional lots, Lot 1 and Lot 4; existing Lot 2 is the Bank of Clarke County and Existing Lot 3 is the
Funkhouser property, both of which have been just recently subdivided, and the remaining Lot 5 would
comprise the existing Trex Center Site. He said that Lot 1 would have state road frontage and direct access
as required by the Subdivision Ordinance, however, Lot 4 and Lot 5 would not have the required frontage and
access.
Mr. John C. Lewis of Painter -Lewis, L.L.C., representing the owners, Space, L.L.C., said the
owner desires to market Lots 4 and 5 as separate, legal lots. Mr. Lewis explained the three possibilities
available to them in order to create this subdivision: 1) request a waiver from the subdivision requirement for
those lots to have direct access to a right-of-way; he explained that the lots front on the Rt. 37 right-of-way,
but it's impossible to access that directly; 2) create pipe stem lots within bounds of the ordinance; and 3) to
create a public road or VDOT right-of-way; however, the amount of land lost in the right-of-way and setbacks
would be financially prohibitive in this case. Mr. Lewis said that obtaining the waiver would maximize the
Frederick County Planning Commission
Minutes of November 7, 2001 Page 739
-12 -
utilization and marketability of the parcel. He added that the access easements created would be a minimum
of 27' in width, inside the access easement would be a 24' minimum faced curb of roadway, and the roadways
will be designed to VDOT standards.
Chairman DeHaven called for public comments, but no citizen came forward to speak.
One commissioner asked Mr. Lewis if they were committed to designing the roads to VDOT
standards and Mr. Lewis replied that one road has already been constructed to state standards and the other
is scheduled to be constructed within the next several months. No outstanding issues of concern were raised
by the Commission. Upon motion made by Mr. Thomas and seconded by Mr. Ours, the Planning Commission
unanimously recommended approval of the waiver request for both Lot 4 and Lot 5.
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval for the waiver of Chapter 144-24, Section C, of the Subdivision Ordinance to allow for the
subdivision of Lot 4 and Lot 5, owned by Space, L.L.C.
DISCUSSION OF PLANNING COMMISSION BYLAWS AMENDMENT
Planning Director EvanA. Wyatt said that the Planning Commission's adopted bylaws require
the Commission to consider any potential amendments in November of each year. Mr. Wyatt said that recently,
the County adopted a Freedom of Information Act Policy and staff discovered an anomaly between that
Freedom of Information Act Policy and the Planning Commission's Bylaws. He pointed out that under 8-2-1,
the statement, "the minutes shall not be made available to the public until they are approved by the
Commission," should be replaced by the statement, "the minutes made available to the public prior to formal
approval by the Commission shall be clearly identified as a draft version of the meeting."
The Commission generally agreed this change was appropriate and agreed to act on the
amendment at their first meeting in January.
RESOLUTION OF APPRECIATION -WATER SENSITIVE DESIGN WORKSHOP
Upon motion made by Commissioner Kriz and seconded by Commissioner Triplett, the
Frederick County Planning Commission unanimously adopted a Resolution of Appreciation to the participants
and representatives of the October 17, 2001 Water Sensitive Site Design and Development Workshop.
Frederick County Planning Commission
Minutes of November 7, 2001 Page 740
-13 -
Master Development Plan #02-01 of Red Fox Run II, submitted by G. W. Clifford & Associates, Inc. for
the development of 66 single-family detached urban lots. This property is located northeast and adjacent
to Red Fox Run I, approximately 600' east of Route 522 and 2,400' southwest of Airport Road, and is
identified with P.I.N. 64-A-40 in the Shawnee Magisterial District.
Action - Recommended Approval with Stipulation
Planner Jeremy F. Camp reported that the site is located within the County's Urban
Development Area (UDA), and the Sewer and Water Service Area (SWSA), and is a component of the
Southern Frederick Land Use Plan. He reported that the applicant's proffers provides a monetary contribution
to be allocated to the Fire and Rescue Department, Schools, Parks & Recreation, the Public Library, the
Sheriffs Offices, and the County Administration Building. Planner Camp stated that a part of the request
proposed by the applicant is a waiver to the woodland disturbance requirement, under Section 165-31B(7), to
disturb 50% of the existing woodland areas or 17.70 acres.
Planner Camp continued, stating that there are three major concerns identified by the staff
regarding the Red Fox Run Master Development Plan: 1) possible lot encroachment into the environmental
corridor as designated in the master development plan of the Airport Business Center; 2) who will be
responsible for planting, maintaining, and other specifics regarding the applicant's proposed tree replacement
plan; and 3) the future preservation of the existing environmental corridor to act as a zoning district buffer
between the residential land uses to the south and the light industrial land uses to the north.
Mr. Charles W. Maddox, Jr. of G. W. Clifford & Associates, Inc., representing the owner,
Jeni Company, said that they will remove the specified lots out of the environmental preservation area by
revising the MDP before it is forwarded to the Board of Supervisors. Mr. Maddox reviewed the specifics of
the tree replacement plan, including planting and maintenance responsibility, tree canopy specifications, and
avenues for guarantees and enforcement. He believed the tree replanting plan as a viable solution to the
woodlands removal issue.
Chairman DeHaven called for public comments, but no one was present to speak.
The Planning Commission believed the tree replacement plan (using the tree canopy system)
presented by the applicant was a viable solution to the woodlands removal issue and, if properly executed,
would go a long way towards accomplishing the goals of the ordinance. Members of the commission requested
that the applicant specify that more than one tree species will be used. They were also in favor of allowing the
environmental corridor to serve as the required separation buffer between the residential and light industrial
land uses.
Upon motion made by Commissioner Thomas and seconded by Commissioner Kriz,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Master Development Plan #02-01 of Red Fox Run II, submitted by G. W. Clifford & Associates,
Inc. for Jeni Company, for the development of 66 single-family detached urban lots, contingent on the removal
of all lots from the environmental corridor; with modifications to the tree planting schedule as discussed; and
with the allowance of the environmental corridor to serve as the required separation buffer between the
residential and light industrial land uses.
Frederick County Planning Commission
Minutes of November 7, 2001 Page 741
-14 -
OTHER
APPOINTMENT OF MR. JAMES D. STILI -WELT TO TIDE DEVELOPMENT REVIEW
REGULATIONS SUBCOMMITTEE
Chairman DeHaven formally appointed Mr. James D. Stillwell to serve on the Planning
Commission's Development Review and Regulations Subcommittee. Mr. Stillwell accepted the appointment
and Chairman DeHaven welcomed Mr. Stillwell to the subcommittee.
PLANNING COMMISSION'S MEETING OF NOVEMBER 21, 2001 RESCHEDULED TO
MONDAY, NOVEMBER 19 2001, DUE TO THANKSGIVING HOLIDAY
Director Wyatt pointed out that the Commission's regularly scheduled second meeting of
November (Wednesday, November 21, 2001) falls on the day before the Thanksgiving holiday. The
Commission decided that if applications were submitted that needed to be acted on, they would prefer to have
the meeting on Monday, November 19, 2001. If no applications were submitted, then the meeting should be
canceled.
ADJOURNMENT
unanimous vote.
No further business remained to be discussed and the meeting adjourned at 7:45 p.m. by
Respectfully submitted,
Evan A. Wyatt, Secretary
Charles S. DeHaven, Jr., Chairman
Frederick County Planning Commission
Minutes of November 7, 2001 Page 742
•
C
•
P.O. Box 2397
Winchester, VA 22604
Phone 540-667-9300
FAX 540-667-2260 1L :q Ll
December 18, 2001
Mr. Chuck DeHaven, Chairman
Frederick County Planning Commission
107 North Kent Street
Winchester, VA 22601
RE: Planning Commission Agenda - December 19, 2001 - Item Number 4
Request for Expansion of the Sewer and Water Service Area (SWSA)
Property ID Number 53-A-92, Shawnee Magisterial District
Willow Grove, L. C.
Dear Chuck:
On behalf of the owners of Willow Grove Farm, I would respectfully request that the
Planning Commission table any action for the above referenced item for 90 days or until
your March 2002 meeting.
The owners of Willow Grove Farm would like the opportunity to explore all development
options associated with the proposed Country General Store / Antique Shop / Restaurant
Conditional Use Permit associated with this request to extend sewer and water.
Thank you in advance for accommodating the owner's request.
Happy Holidays.
Sincerely,
Triad Engineering, In .
6
en M. Gyu isin
irecto of Planning nd v lopment
Cc: Mr. Evan Wyatt, Director, Frederick County Planning Department
Mr. Eric Lawrence, Deputy, Frederick County Planning Department
Willow Grove, L.C. - Owners
Triad Engineering; Inc.
Morgantown p St. Albans ., Logan Greensburg Winchester • Harrisonburg,
West Virginia Pennsylvania: Virginia
Department of Planning and Development
MEMORANDUM
TO: Planning Commission
FROM: Eric R. Lawrence, Deputy Director l7"
RE: Public Hearing - Willow Grove, L.C. SWSA Expansion
DATE: December 11
540/665-5651
FAX: 540/665-6395
Staff has received a request from Triad Engineering, agent for Willow Grove, LC., to expand the Sewer
and Water Service Area (SWSA) to incorporate approximately four acres of a 156 -acre parcel that is
located on the west side of Merrimans Lane (Route 621), east of Route 37. The subject site is presently
vacant.
The subject site is bounded by two roads (Route 37 and Merrimans Lane), and the Merrimans Chase
subdivision. The site is significantly lower than both of the adjacent roadways, and contains a drainage
area along the site's northern boundary. Sewer and water service is currently being installed for the
adjacent Merriman's Chase subdivision. Merriman's Chase was included in the Urban Development
Area (UDA) about five years ago, and the development of single-family residences is currently ongoing.
Expansion of the SWSA, rather than the UDA, would enable a business to utilize the public utilities but
prohibit additional residential uses. Staff would also note that the site would be impacted by the
proposed extension of Jubal Early Drive, as planned for in the Winchester Area Transportation Study
(WAIS). The WATS indicates that an interchange for Route 37 and Jubal Early Drive would be located
within the vicinity of the subject site.
This SWSA expansion request was discussed by the Comprehensive Plans and Programs Subcommittee
(CPPS) during their November meeting. The CPPS felt expansion of the SWSA as requested would be
inappropriate in light of the WATS and Comprehensive Policy Plan. The CPPS recommended denial
of the request.
Staff requests that the Planning Commission consider the proposed amendment to the Comprehensive
Policy Plan, and forward a recommendation to the Board of Supervisors for final determination
regarding this matter.
UAEric\Common\CPPS\Willow Grove SWSA Expmsion.PC.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
P -O. Box 23c7 t .:
Winchester, VA 22664'
Phone 540-667-9300
FAX 540-667-2260
October 31, 2001
Mr. Eric Lawrence, Deputy Director of Planning
Frederick County Planning Department
!07 North Kent Street
Winchester, VA 22601
RE: Willow Grove Conditional Use Permit
Tax map 52-A-92
Backcreek Magisterial District, Frederick County, VA
Dear Eric:
,�YralJ 171�n�JIvBV�vV in �� --
Booz
r
As a follow-up to our discussions, please find enclosed material prepared earlier this year
for the conditional use permit to establish a country store on the west side of Merrimans
Lane. It is my understanding that the Urban Development Area (UDA) or the Sewer and
Water Service Area (SWSA) needs to be designated for this property to allow for public
sewer and water.
This property is zoned Rural Area (RA). Sewer and water is immediately adjacent to this
property serving the Menimans Chase subdivision.
To construct a home, an allowed use in the RA zoning district, or continue with the CUP
process public sewer and water is required. Your approval to extend public sewer and
water to this property is requested.
Thank you in advance for you assistance with this matter.
Sincerely,
Triad Engineering, Inc.
en M. Gyurisin
Director of Planning and Development
enclosures: preliminary concept plan, conditional use permit materials, location map
cc: Willow Grove, LC - Mr. White, Manager
Tri,id Fmj neem(; Inc.
0
a
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
MEMORANDUM
TO: Planning Commission
FROM: Evan Wyatt, Director
RE: The Ravens Master Development Plan
Revisions Concerning Traffic Barricades
DATE: December 7, 2001
Staff has received a request from G.W. Clifford & Associates regarding the traffic barricades
associated with the approved master development plan (MDP) for The Ravens development.
Specifically, the applicant has requested a modification to the project's phasing and traffic patterns.
The Ravens Master Development Plan (a.k.a. Oakdale III, Raven Pointe, Raven Oaks &
RavenWing) was approved by the Board of Supervisors at their July 14, 1999 meeting. This
approval enabled the development of 668 single-family lots, and the established phasing and traffic
pattern that would restrict vehicular access to the north ( Senseny Road) until the last phase in the
project is built. Temporary traffic barriers would be placed at three proposed road connections to
restrict the vehicular traffic.
The three traffic barricades provided on the approved Ravens MDP were in response to the concern
of residents in adjoining subdivisions that the roads in their subdivisions would become more
heavily used as a thoroughfare between Senseny Road and Millwood Pike. The barricades were to
be maintained until either the last phase of The Ravens MDP was constructed or Senseny Road was
improved. Once this final phase was constructed, there would be various routes for vehicular
movement minimizing the use of a sole road for cut -through traffic.
The applicant has expressed interest in modifying the phasing and traffic patterns. The MDP
modifications would accommodate larger lot sizes (15,000 sq. ft. rather than the 12,000 sq. ft. lots).
The larger lots would also be built earlier in the project, as opposed to being the final phase. In order
to access these particular lots, the applicant proposes to include the extension of Inverlee Way (a
Comprehensive Policy Plan major collector road) as the primary road access for this phase. Figure
2 illustrates the proposed phasing scheme.
107 North Kent Street • Winchester, Virginia 226011-5000
Revision to MDP #02-99
Page 2
December 7, 2001
Staff has identified a few concerns with this modification request.
1. Removal of the traffic barricades will enable cut -through traffic. The public should have an
opportunity to voice their concerns regarding this MDP modification, as the barriers were
initially included on the MDP to appease adjoining residents concern.
2. The residents who have bought into the development expect all lots to be provided with a
minimum of curb and gutter, and street lights. Additionally, a majority of the project would
also have sidewalks, based on the Zoning Ordinance requirements for lots less than 15,000
square feet. If the lot sizes are increased as requested, these standards would not be required.
One identified benefit of the modifications is that Inverlee Way (a Comprehensive Policy Plan Major
Collector Road) would be extended to the development's boundary when the next phase in the
project is developed.
The requested revisions significantly modify the original development as previously approved by
the Board of Supervisors. Therefore, it would be appropriate for the Planning Commission to
review the proposed revisions, and provide a recommendation to the Board of Supervisors.
EAW/ch
Attachments
O:\Agendas\COMMENTS\MDP's\TheRavensM DP.TrafficBamers. Memo.wpd
bi1bert w. difford & associates, ine
INCORPORATED 1972 ti
Engineers — Land Planners w Water Quality -
'I 1 October 2001
Mr. Eric Lawrence
Frederick County Planning
107 N. Kent Street
Winchester, Virginia 22601
RE: Raven Pointe
Traffic & Phasing Plan Revision
Dear Eric,
Thank you for our several meetings regarding this request.
Board of Directors:
President:
Thomas J. O'Toole, RE -
Vice Presidents:
Charles E. Maddox, Jr., P.E.
Earl R Sutherland, P.E.
Ronald A Mslowsky, P.E.
David J. Saunders, P.E.
Directors:
William L. Wright
Michael A. Hammer
Thomas W. Price
The approved master development plan calls for 3 barricades to remain at points that would restrict through
traffic between Senseny Road and Route 50 until the beginning of the last phase (Phase 9) of development or
when work is begun by VDOT on the Senseny Road corridor. At the present pace of development it is
probable that Section 9 will begin well ahead of improvements to Senseny Road. In planning our project for
the best benefit to our residents and because our mix of housing types desired is now clear, we would like to
propose a change to the approved phasing and traffic pattern.
.",e intent of the barricade requirement was to prevent early extension of the existing streets feeding to
aseny Road, and encourage maturity of the roadways connecting to the Route 50 corridor. This desired
development sequence has occurred. Connections now have extended to U.S. Route 50 via Inverlee Way,
Custer Drive and Ludlow Drive. It is now possible to offer the maximum number of alternative routes between
Senseny Road and Route 50.
We have also determined that a continuing demand exists for the more expensive (Oakdale Crossing) style lots
which must be extended from the Oakdale development to be feasible, Revising the Raven Pointe approved
mix to include 15,000 SF lots on curb and gutter will insure a "higher end" housing product which will benefit
taxable values of the County. If approved, Raven Pointe would revise to become future sections of Oakdale
Crossing.
A tenant of safety in traffic engineering is to adjust traffic patterns gradually, allowing trip counts to increase
overtime and allowing the traveling public to adjust traffic habits gradually. The proposal on Figure 2 allows
for this to happen if all access points are opened at approximately the same time consistent with the opening of
Raven Pointe.
Another benefit we see is that traffic may even be improved in some ways on Senseny Road, since an alternate
traffic route west and south would exist to Oakdale residents as well as to others. This should have a desirable
effect on the Cork Street and Greenwood Road corridors. We are concerned that opening all barricades at one
time, after build out of RavenWing and Raven Pointe, may contribute to a level of chaos in traffic patterns
while traffic adjusts. This "traffic shock" will be much more of an inconvenience than allowing traffic to build
gradually.
117 East Piccadilly Street, Suite 200, Winchester, Virginia 22601
(540) 667-2139 Fax (540) 665-0493 e-mail gwcliff@mnsinc.com
Member American Consulting Engineer.v Council
gilbert w. clifford and associates, inc
Page 2
To implement this plan in Figure 2 we intend to build the remainder of inverlee Way as the first phase of
Raven Pointe_ We will direct construction tranic to this route to eliminate impacts on Oakdale and Underwood
Lane residents. We will maintain the barricades until Phase 5 sitc improvements (roads and utilities) have
been complete. The barricades on Underwood and Summerfield Drive would be removed concurrent with the
beginning of lot sales.
We believe this change is in the best interest of the County and property owners. We therefore request that you
forward our proposal to the Planning Commission and Board of Supervisors, asking to allow administrative
approval of a master plan revision allowing housing type, phasing and the traffic plan suggested by Figure 2.
Sincerely yours,
gilbert w. clifford & associates, inc.
&W
.addox, Jr., oicedent
CEXW
Enclosure
cc_ Glaize Developments
Jeni Company
VDOT, Edinburg Residency
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FIGURE
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OAKDALE CROSSING
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PROPOSED PHASING AND TRAFFIC PLAN
s
117 E AicacRy St Wmdmder, **ia 22601
FREDERICK COUNTY, WROIN/A
Q10VOICE:
(540) 667-2139 FNI: (540) 665-0493 EbWI: gwcGff®mnsinc.can
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•
•
PC REVIEW DATE: 12-19-01
BOS REVIEW DATE: 01-09-02
iT ER DEVELOPMENT PLAN #03-01
SHAWNEE VILLAGE
LOCATION: The property is located north and adjacent to Tasker Road, west and adjacent to Lakeside
Estates
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBERS: 75 -A -86D
PROPERTY ZONING & PRESENT USE:
Zoned: RP (Residential Performance) District Land Use: None
ADJOINING PROPERTY ZONING & PRESENT USE:
North - Zoned: RA (Rural Areas) District
South - Zoned: RP (Residential Performance) District
East - Zoned: RP (Residential Performance) District
West - Zoned: RP (Residential Performance) District
Use: Church and Residential
Use: Vacant (Woodlands)
Use: Residential (townhouses/apartments)
Use: Flood plains and Residential
PROPOSED USE: 64 apartments and 64 single-family detached cluster and/or zero lot line dwellings.
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The preliminary master development plan for this property
appears to have significant measurable impact on Route 642, the VDOT facility which would
provide access to the property. 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, Sixth Edition for review. VDOT reserves the right to comment on all
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.
See attached letter from VDOT to G.W. Clifford & Associates dated 11/26/01. The future need
for a multi -lane highway on Tasker Road may require additional right of way from this
property. VDOT will consider this issue when a detailed plan is provided It is anticipated
MDP #03-01, Shawnee Village
Page 2
December 10, 2001
that at least 30 feet of land will need to be acquired from this property to accommodate a
multi -lane highway.
Sanitation Authority: No comment.
Frederick Coun1y Inspections: No comment required at this time. Shall comment at the time
of site plan review.
Fire Marshal: Parking arrangements do not provide Fire Department access curb cuts with
"Fire Lanes" to access between groups of structures for fire control. Two fire hydrants located
within 300 feet of all portions of structures with six or more dwelling units per structure.
Frederick County Chapter 90. No objection with preliminary plan approval. Layout will need
to be modified prior to final master plan and site plan approval.
Health Department: The Health Department has no objections as long as adequate sewer and
water is provided.
Parks and Recreation: Plan appears to meet open space and recreational requirements..
County Engineer: See attached letter dated November 13, 2001 from H. E. Strawsnyder, Jr.,
Director of Public Works.
Airport Authority: The Winchester Regional Airport Authority has no objections to this plan.
Planning and Zoning:
Location:
The 3 8.8909 acres are located in the Shawnee Magisterial District approximately one mile south
of Exit 310 and a '/z a mile northwest of the Bowman Library. Accessibility is provided by
Tasker Road (Route 642), which is classified as a major collector road. The Opequon Creek and
its flood plain runs along the western edge and northern quarter of the parcel.
Site History:
The original Zoning Map for Frederick County (U.S.G.S. Stephens City Quadrangle) designated
this land in the R-2 (Residential General) District. The land was down -zoned from R2
(Residential General) District to A2 (Agricultural General) District on October 8, 1980. The
current Zoning Map for Frederick County identifies the property as part of the RP (Residential
Performance) Zoning District.
Site Suitability
The 38.8909 acres are located within the County's Urban Development Area (UDA). Sewer ar
water is available to the site. No potentially significant historic resources are identified on thy,
property by the Frederick County Rural Landmarks Survey.
MDP 403-01, Shawnee Village
Page 3
December 10, 2001
Recognized environmental features exist on the site. There are 8.5 acres of flood plains, 9.5
acres of steep slopes, and 7.8 acres of woodlands on the property. The potential development
would disturb 0% of existing flood plains, 25% (2.35 acres) of existing steep slopes, and 25%
(1.95 acres) of existing woodlands. The proposed disturbance would not violate any of the
conditions specified in the Frederick County Zoning Ordinance regarding the preservation of
environmental features; 19.64 acres, or rather 50% of the total site area, is dedicated as open
space on the plan.
Project Scope
The preliminary master development plan of Shawnee Village proposes mixed housing types.
13.00 acres is proposed for single-family detached cluster and/or zero lot line dwellings. An
additional three acres would be for the development of four apartment buildings and associated
parking. 64 dwelling units are proposed for the apartment buildings, bringing the total number
of dwellings to 128. This would create an overall gross density of 3.29 dwellings per acre.
Several buffers and screens are required for this development. First, the mixing of dwelling units
within this development requires an interior residential separation screen between the proposed
apartment buildings and single-family dwellings. An interior separation buffer is a 10 -foot -wide
landscaped easement that includes a double row of evergreen trees planted no more than eight
feet apart. The second required buffer is a road efficiency buffer along the entire Tasker Road
frontage. A full road efficiency buffer is 80 feet wide and includes a single row of evergreen
trees planted no more than eight feet apart. The applicant appears to be proposing a full distance
buffer with a double row of evergreen trees and a berm. The proposed road efficiency buffer
should be extended along the entire portion of Tasker Road for the final master development
plan. The third buffer required for this development is a perimeter residential separation buffer
between the proposed single-family dwellings and the multi -family dwellings located on the
adjoining property to the east. The required buffer distance is 200 feet with a landscape screen
and 100 feet with a full screen. The applicant will be providing a full screen and 100 feet for the
front half of the buffer and a landscape screen and 200 feet for the rear half.
Curb and gutter, sidewalks, and street lights would accompany the proposed development. A
detailed subdivision design plan would be required for the proposed lots and a site plan would
be required for the proposed apartments.
Issues
(A) Residential Lot Location.
In order to provide a thorough review of the proposed master development plan, staff will
need the applicant to clarify the location of all types of single-family lots. Normally, this
is done prior to approval by the Board of Supervisors. However, the Board of
Supervisors has the ability to approve the plan and direct staff to ensure that this issue
is adequately addressed during the review of the final master development plan and the
subdivision design plan.
MDP 903-01, Shawnee Village
Page 4
December 10, 2001
(B) Taster Road Improvements.
Frederick County's Easter Road Plan, which is part of the 2000 Comprehensive Plan,
identifies Tasker Road as an Improved Major Collector Road. Once a detailed plan is
submitted to the Virginia Department of Transportation for review, preparation for right
of way acquisition can begin. At this stage, it would be appropriate to provide a narrative
on the master development plan which describes the intent to dedicate necessary right of
way to VDOT at the Subdivision Design Plan and Site Plan stage.
STAFF CONCLUSIONS FOR 12-19-01 PLANNING COMMISSION MEETING:
The layout of the preliminary master development plan conforms to the requirements of the Frederick
County Zoning and Subdivision Ordinances, and is consistent with the County's Comprehensive Policy
Plan. All proposed dwelling units are appropriate land uses for the RP (Residential Performance) Zoning
District. Several design issues have been identified and should be adequately addressed, along with all
issues identified by the Planning Commission, prior to final administrative approval of this master
development plan. If the Planning Commission has any concerns regarding the development, it would
be appropriate to include them in your recommendation to the Board of Supervisors. .
P:\017 ice\Agendas\COM M ENTSUIDP's\Shawnee Vi l l age. wpd
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
14031 OLD VALLEY PIKE
CHARLES D_ NOTTINGHAM EDINBURG, VA 22824
COMMISSIONER
November 26, 2001
Mr. Ronald r Mislo�,r�sky, P.E., V.P.
G. W. Clifford & Associates, Inc. FAX
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601 2 6 2001
Ref: Shawnee Village MDP
Route 642, Tasker Road
Frederick County
Dear Ron:
JERRY A. COPP
RESIDENT ENGINEER
TELE(540)984-5600
FAX(540)984-5607
A VDOT review has been completed on the revised preliminary master development
plan dated October 26, 2001 for the referenced project.
The revised plan has addressed major VDOT concerns set forth in review comment
letter dated August 21, 2001 and your memo dated October 25, 2001. However, we
reiterate our concern that existing Route 642, Tasker Road, is already over utilized by
current traffic volumes. We need to consider at site plan stage for Shawnee Village, the
necessity to construct adequate road laneage, left and right turn lanes to accommodate
the site traffic volume access to and from Route 642.
If there are any questions, please call.
Si
ncer ,
Barry]. Sweitzer
Trans. Roadway Engineer RECEIVED-
For:
ECEIVE
For: Steven A. Melnikoff NOV 2 7 2001
Transportation Engineer
BJS/rf
117PT, OF PLANNING; DEVELONFAI`
xc: Mr. Dave Heironimus
C i .Evan Wya
WE KEEP VIRGINIA MOVING
COUNTY of FREDERICK
Department of Public Works
540/F ---5643
FAX: 540A. 0682
November 13, 2001
Mr. Charles E. Maddox, Jr., P.E.
Vice President
Gilbert W. Clifford and Associates, Inc.
117 East Piccadilly Street
Winchester, Virginia 22601
RE: Shawnee Village - Preliminary Master Development Plan
Frederick County, Virginia
Dear Chuck:
We have completed our review of the revised preliminary master development plan for
Shawnee Village. Your revisions have addressed a majority of our previous comments especially
those related to wetlands and detailed site plans. You have also eliminated the lower main street
entrance in favor of a secondary commercial entrance into the proposed apartment parking lot.
Even though this secondary entrance will have considerably less traffic than the main
entrance road, Nature Drive, it still represents a potential safety problem. The design of two (2)
steep downhill curves intersecting at a perpendicular angle will definitely be a challenge. The
sight distances should be carefully checked in the field considering the traffic volumes and speeds
associated with Tasker Road. Also, consideration should be given to the fact that this section of
Tasker Road is susceptible to prolonged periods of icing.
We will grant our approval of the revised master plan. However, we reserve the right to
perform a detailed review of the final site plan design. In particular, we will carefully review the
design of the intersection of Caledon Lane and Tasker Road to insure a safe traffic condition.
HES/rls
Sincerely,
tey trawsnyder, Jr., P.E.
Director of Public Works
RECOV,r'--D
M Frederick County Planning and Zoning 6 i
file
A:l4hawneevilmd p.com.wpd
107 North Kent Street • Winchester, Virginia 22601-5000
MDP #03-01
Location May) For:
Shawnee Vi]
PIN:
75 - A - 86D
of Planning and Development, 11101, Agray
Frederick County, Virginia Master Development Plan Application Packare
APPLICATION
MASTED DEVELOPMENT PLAN
1. Project Title: Shawnee Village
2. Owner's Name: _David B. Holliday
205 N. Cameron Street
_ Winchester, VA 22601
(Please list the names of all owners or parties in interest)
3. Applicant: G.W. Clifford & Associates, Inc.
Address c/o Charles E. Maddo Jr.
117 E. Piccadilly Street, Winchester, VA 22601
Phone (540) 667-2139
4. Design Company: G. W. Clifford & Associates, Inc.
Address 117 E. Piccadilly Street
Winchester, VA 22601
Phone Number (540) 667-2139
Frederick County, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTER DE.VE.LOPM NT pi.err
5. Location of Property:
6. Total Acreage:
North and adjacent to Tasker Road, west and
Adjacent to Lakeside Estates.
3 8.89 Acres
7. Property Information:
a) Property Identification Number (PIN)
b) Current Zoning:
c) Present Use:
d) Proposed Use:
e) Adjoining Property Information:
Property Identification
North See attached
South
East
West
f) Magisterial District:
75 -A -86D
RP
Vacant
64 SF Detached Cluster and
Or Zero Lot Line
Apartments
Property Uses
8. Is this an original or amended Master Development Plan?
Original X Amended
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 a plic
Signature: /
Date: 1/-1-13'0 ,/ G o✓e'/��.✓c �vF
Frederick County, Virginia Master Development Plan Aanlication Package
Adjoining Property Owners
MASTER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and
the Board of Supervisors meetings. For the purpose of this application, adjoining
property is any property abutting the requested property on the side or rear or any
property directly across a public right-of-way, a private right-of-way, or a
watercourse from the requested property. The applicant is required to obtain the
following information on each adjoining property including the parcel identification
number which may be obtained from the office of the Commissioner of Revenue. The
Commissioner of the Revenue is located on the 2"d floor of the Frederick County
Administration Building, 107 North Kent Street.
75 -A -78B
Vacant
RP
75-A-78
Vacant
RP
75 -A -78A
Vacant
RP
75 -A -86A
Residential
RA
75 -A -87C
Church
RA
75B -1-1-D
Townhouses
RP
75B -1-1-C
Townhouses
RP
75 -B -1-5-A
Townhouses
RP
75G-15-1
Open Space
RP
75B -1-1A
Open Space
RP
PC REVIEW DATE: 12-19-01
BOS REVIEW DATE: 01-09-02
MASTER DEVELOPMENT PLAN #04-01
SOUTHERN HILLS
LOCATION: The property is located south of Stephens City, east of Interstate 81; 0.8 miles south of
Fairfax Pike (Route 277) on the east side of Town Run Lane (Route. 1012).
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NUMBER: 85-A-138
PROPERTY ZONING & PRESENT USE:
Zoned: RP (Residential Performance) District Use: Residential
ADJOINING PROPERTY ZONING & PRESENT USE:
North - Zoned: RA (Rural Areas) District Use: Town of Stephen's City Lagoons
South - Zoned: RA (Rural Areas) District Use: Residential; Agricultural
East - Zoned: RA (Rural Areas) District Use: Agricultural
West - Zoned: RA (Rural Areas) District Use: Agricultural
PROPOSED USE: 225 single-family detached traditional lots
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The preliminary master plan for this property appears to
have significant measurable impact on Routes 277, 1012 and 1085, the VDOT facility which
would provide access to the property. 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, Sixth Edition for review. VDOT reserves the right to comment on all right-
of-way needs, including right-of-way dedications, traffic signalization, and off-site roadway
improvements and drainage. 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. See attached
letter dated 11/16/01 from Barry J. Sweitzer, Transportation Roadway Engineer.
Sanitation Authority: No comment.
Southern Hills, MDP #04-01
Page 2
December 10, 2001
Frederick County Inspections: No comment required at this time. Shall comment on lots at
the subdivision review stage.
Fire Marshal: Fire lane markings required at all fire hydrants. Plan approval recommended.
Frederick Co. -Winchester Health Department: The Health Department has no objections
as long as adequate and approved public sewer and water is provided for the lots.
County Engineer: See attached letter dated 11/6/01.
Winchester Regional Airport: This development does not pose an impact on operations
at the Winchester Regional Airport. No objections to this plan.
Town of Stephens City: Future I-81 Interchange plan could be impacted by this development
or vice versa. The Town will continue to be impacted by traffic flow that is constricted at the
stoplight. .
Historic Resources Advisory Board: The HRAB offers no comment on, this master
development plan. The development area does not impact properties of historic significance.
Parks and Recreation: Plan appears to meet the recreational needs of this development.
Planning and Zoning:
(1) Location
The 107.069 acres is located in the Opequon Magisterial District and is approximately
3/4 of a mile south of Exit 307 on Interstate 81. The parcel of land is accessible from
Town Run Lane (Route 10 12) via Fairfax Pike (Route 277). Stephens Run, a tributary
of the Opequon River, flows along the eastern boundary of the property.
(2) Site History
The original Zoning Map for Frederick County (U.S.G.S. Stephens City Quadrangle)
designated this land in the A-2 (Agricultural General) Zoning District. The A-2
(Agricultural General) zoning classification was modified to RA (Rural Areas) on
February 14, 1990 during the comprehensive amendment to the county's Zoning
Ordinance. The initial location of the county's Urban Development Area (UDA)
traversed approximately 23 acres of the 107.069 -acre parcel. The applicant submitted
a request to the county to incorporate the entire acreage into the UDA. This request was
recommended favorably by the Planning Commission and approved by the Board of
Supervisors during their October 25, 2000 meeting. The Frederick County Board of
Supervisors approved the rezoning of the property from the RA (Rural Areas) Zonir
District to the RP (Residential Performance) Zoning District on July H, 2001.
detailed proffer statement accompanied this rezoning.
Southern Hills, MDP 404-01
Page 3
December 10, 2001
(3) Site Suitability
The subject property is located within the County's Urban Development Area and
Sewer and Water Service Area (SWSA). As a result of the rezoning approved on July
11, 2001, residential land development of this nature is a permitted use. The
Frederick County Rural Landmarks Survey identifies structures within the proximity
of the 105 -acre parcel. None of these structures are identified as potentially
significant historic resources.
The property contains recognized environmental features such as areas of steep slopes,
floodplains, and woodlands. The plan that has been submitted calls for the
disturbance of 22.31 % of steep slopes, 0% of floodplains, and 82.86% of woodlands.
The Frederick County Zoning Ordinance allows the disturbance of 25% of steep
slopes, 0% of floodplains, and 25% of woodlands. Three and '/2 acres, or 3.269%, of
woodlands exist on the subject property. This area is located at the southern end of
the property.
The 107.069 acres are located in an area which is both rural and residential in nature.
Adjoining properties include large tracts that are utilized for agricultural purposes and
a few large residential lots. Lot .85 -A -139A, just east of the subject property, is
presently within the Double Church Agricultural and Forestry District. Residential
land uses similar to the proposed subdivision exist to the north, toward Fairfax Pike.
(4) Project Scope
The applicant has prepared a preliminary master development plan for the
development of 225 single-family detached traditional lots, with a minimum lot area
of 15,000 square feet. The proposed development would create an overall gross
density of 2.10 dwellings per acre. Unlike the other allowed types of RP (Residential
Performance) subdivisions, curb and gutter is not a requirement for this development,
because the lots will be at least 15,000 square feet in size.
The proffer statement to this property adds a number of conditions and requirements
to the proposed development. One condition of the proffer statement is that a payment
of $4,910.00 will be paid to Frederick County upon receipt of the first building permit
for each lot. The money will be allocated to Schools, Parks and Recreation, Fire and
Rescue, Public Library, Sheriff s Office, and Administration Building as designated
in the proffer statement. The other proffer statements require road improvements to
and along Town Run Lane and Stickley Drive; a maximum density of 250 dwellings
per acre; the establishment of a preservation and buffer easement; the creation of a lot
for the Ewing family cemetery; a statement of notification on all plats and deeds; and
payment of $100,000 to VDOT (Virginia Department of Transportation) for the
construction of a stop light at Stickley Drive and Fairfax Pike.
Southern Hills, MDP #04-01
Page 4
December 10, 2001
The plan is proposed to be developed in three phases. Phase 1 would include 77
dwellings in the center of the parcel. Phase 1 would also include the construction of
the proffered Stickley Drive extension and all required road improvements to Town
Run Lane. The improvements to Town Run Lane were broken -up into two phases in
the associated proffer statement. However, since the applicant is now proposing
Suwanee Drive during phase one, all road improvements to Town Run Lane are
required during the initial phase of development. Phase 2 of the development would
include 67 dwellings on the northern portion of the parcel. Phase 3 would include 81
dwellings located on the southern portion of the parcel.
(5) Issues
(A) Woodland Disturbance
The applicant is requesting a woodland disturbance waiver with this Master
Development Plan. The proposed plan shows the disturbance of 82.86% (2.9 acres)
of all woodlands. The Frederick County Zoning Ordinance only allows the
disturbance of 25% of existing woodlands. In order to compensate for the disturbance
of 82.86% (2.9 acres) of existing woodlands, the applicant is proposing to install four
staggered rows of trees in the 75 foot buffer located along the southeast property lir.
The Frederick County Zoning Ordinance does not provide the possibility for a
woodlands waiver if the total site area is less than 25% wooded. Therefore, the
requested waiver is inappropriate and should not be even considered because it fails
to qualify for a waiver. No more than 25% (.875 acre) of the existing woodlands may
be disturbed. The tree planting plan could be kept but is not required by the Zoning
Ordinance or proffer statement.
STAFF CONCLUSIONS FOR 12-19-01 PLANNING COMMISSION MEETING:
The preliminary master development plan depicts appropriate land uses and is consistent with the overall
gross density provisions of the Zoning Ordinance and the Comprehensive Policy Plan. The preliminary
plan also satisfies the conditions of the proffer statement adequately enough for preliminary approval.
After the preliminary plan is modified to allow no more than 25% woodland disturbance, the layout of
the plan should satisfy all requirements of the Frederick County Zoning and Subdivision Ordinances.
All issues identified by staff in the review of the final master development plan should be adequately
addressed during the review process. Likewise, all comments made by other relevant review agencies
should be responded to in an appropriate fashion. The Planning Commission should determine if there
are additional issues that should be addressed by the applicant when forwarding a recommendation to
the Board of Supervisors.
P I.ORt ,,,:\,e.da,\COMMENTS\NIDI",\So th—, Hill—pd
CHARLES D_ NOTTINGHAM
CON,MfSS10NER
COMMONWEALTH ®f VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
14331 OLD VALLEY" PIKE
EDINBURG, VA 22825
November 16, 2001
Mr. Charles E. Maddox, Jr., P.E., V.P.
G. W. Clifford & Associates, Inc.
117 E. Piccadilly Street, Suite 200
Winchester, VA 22601
Ref: Southern Hills
Master Development Plan
Route 1012, Town Run Road
Frederick County
Dear Mr. Maddox:
JERRY A. COPP
RESIDENT ENGINEER
TELE (540)986 560D
FAX(54C)984 5607
A VDOT review has been completed on the preliminary plan dated July 30, 2001
(received October 19, 2001) for the referenced project.
We have forwarded a County Comment Sheet to your office which indicates general
approval. However, we have several comments which should be addressed prior to
general distribution of the plan.
1. The plan should illustrate a generic chart or typical section for each proposed
roadway with volume driven pavement structures. Examples are shown in red on
the plan sheet.
2. In the General Development Plan section in items numbered 2, 3, and 4 references
in the description go A to B, B to C and C to D in which those lettered items cannot
be found on the plan.
3. The general geometric design classification should be shown as "rural".
A revision to cover the above comments should be made prior to general distribution.
Sinc ,
Barry J. Sweitzer, Trans. Roadway gineer
For: Steven A. Melnikoff, Transportation Engineer
BJS/rf
xc: Mr. Dave Heironimus
Mr. Evan Wyatt WE KEEP VIRGINIA MOVING
November 6, 2001
Mr. Charles E. Maddox, P.E.
G. W. Clifford and Associates, Inc.
117 East Piccadilly Street
Winchester, Virginia 22641
RE: Master Development Plan Comments - Southern Hills
Frederick County, Virginia
Dear Chuck:
COUNTY of FREDERICK
Department of Public Works
540/665-5643
FAX: 540/678-0682
Upon review of the subject master development plan, we offer the following
comments:
1) Label the proposed stormwater pond northeast of Appalachian Drive. Also, a pond
may be required for the drainage basin located between Kalispell Court and Frontier
Court.
2) At the time of the subdivision submittal, the following items shall be addressed:
a) A comprehensive stormwater evaluation shall be performed in conjunction with
the analysis of the 100 -year flood plain associated with Stephens Run. The
existing stream banks located on the property exhibit signs of severe erosion.
Ensure that the bed and banks of Stephens Run located on the property are
improved and that the areas downstream are not impacted. Provide a
comprehensive channel analysis in accordance with minimum standard 19 of the
Virginia Erosion and Sediment Control law.
b) It will be necessary to submit a comprehensive, phased erosion and sediment
control plan at the time of subdivision plan submittal.
c) It will be necessary to perform an overall lot grading plan for the entire
107 North Kent Street • Winchester, Virginia 22601-5000
Southern Hills Comments
Page 2
November 6, 2001
subdivision. The plan shall include finished floor elevations and final grading
elevations for each building lot.
d) It will be necessary to submit an as -built plan of the entire drainage system and
swales prior to obtaining building permits. We will perform a review of the as -
built drawings in conjunction with the overall lot grading plan to ensure
compliance with the approved plan.
e) Ensure that the drainage flowing toward Route 1012 ('Town Run Lane) at
several locations is properly evaluated and that the post -developed stormwater
drainage is properly routed.
f) As a matter of clarification, it will be necessary to obtain a land disturbance
permit prior to clearing any trees or performing timbering operations because
the affected area will not be reforested or used for bonafide agricultural uses.
Once item number one has been addressed, submit two (2) copies of the master plan for
final approval. If you have any questions, do not hesitate to contact me.
Sincerely,
G�✓
Joe C. Wilder
Civil Engineer
JCW/rls
cc: Patrick Davenport, Frederick County Zoning Administrator
file
A:\S0M1ERN111LLSxonLwpd
SEE
� A 131
RITENOUR FARM LP.
A t31
Frederick County, Virizinia Master Development Plan Application Package
APPLICATION
MASTER DEVELOPMENT PLAN
1. Project Title: Southern Hills
2. Owner's Name: David B. Holliday
(Please list the names of all owners or parties in interest)
3. Applicant: G.W. Clifford & Associates, Inc.
Address c/o Charles E. Maddox
117 E. Piccadilly St., Winchester, VA 22601
Phone (540) 667-2139
4. Design Company: G. W. Clifford & Associates, Inc.
Address 200 N. Cameron Street
Winchester_ VA 22601
Phone Number (540) 667-2139
RECEIVED
1, o v 1 9 2001
-OT OF PLAN NINGIDFVELOPNAP%'-
Frederick County, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
Miles south of Route
5. Location of Property: South of Stephens City, east of Interstate 81.0 8
miles south of Route 277 (Fairfax Pike) on the
east side of Route 1012 (Town Run Lane)
6. Total Acreage: 107.0690 Acres
7. Property Information:
a) Property Identification Number (PIN): 85-A-138
b) Current Zoning: RP
c) Present Use: Vacant & Residential
d) Proposed Use: SF -detached
Traditional
e) Adjoining Property Information: 5F -E: Afl7icgt w
Property Identification Property Uses
North
South
East
West
f) Magisterial District:
S. Is this an original or amended Master Development Plan?
Original X Amended
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 plana plica ion-
S,
n_
Signature:
Date:
Frederick County, Virginia Master Development Plan Application Packaee
Adjoining Property Owners
MASTER DEVELOPMENT PLAN
Owners of property adjoining the land will be notified of the Planning Commission and
the Board of Supervisors meetings. For the purpose of this application, adjoining
property is any property abutting the requested property on the side or rear or any
property directly across a public right-of-way, a private right-of-way, or a
watercourse from the requested property. The applicant is required to obtain the
following information on each adjoining property including the parcel identification
number which may be obtained from the office of the Commissioner of Revenue. The
Commissioner of the Revenue is located on the 2"d ,floor of the Frederick County
Administration Building, 107 North Kent Street.
Parcel ID Number
Use
Zonin
85-A-59
Agricultural
RA
85-A-60
Agricultural
RA
85-A-131
A cultural
RA
85-A-137
Residential
RA
85 -A -137D
Residential
RA
85 -A -137E
Residential
RA
85-A-139
Agricultural
RA
85-A-141
Local Government
RA
85-A-142
Local Government
RA
,w -x fS-,+ - iyzA
•
C
C:
COUNTY of FREDERICK
Department of Planning and Development
MEMORANDUM
TO: Planning Commission
FROM: Eric R. Lawrence, Deputy Director �
RE: Westminster Canterbury Master Development Plan Revision
DATE: December 4, 2001
540/665-56511
FAX: 540/665-6395
Staff has received a request to revise the Westminster Canterbury master development plan in order to
relocate two residential cottages. The cottages would be placed closer to adjoining properties than as
identified on the approved master development plan; therefore, staff felt it would be appropriate for the Board
of Supervisors to review the project request.
The current Westminster Canterbury master development plan was approved by the Board of Supervisors
during their May 23, 2001 meeting. This approval enabled the addition of 23 cottages (single and duplex
units). During the site planning process to accommodate the cottages, it was determined that two of the
cottages would be better relocated to a different area on the property; therefore, the two cottages were
removed from the site plan and the site plan was approved for 21 cottages.
The approved master development plan provides for the establishment of a 100 -foot residential separation
buffer. This buffer is located between the Westminster Canterbury cottages and the adjoining single family
properties to the north. The buffer has been established to separate the adjoining properties (single-family
residences) from the proposed duplex cottages (multi -family dwelling units).
The proposed revisions would place two cottages at the terminus of Elderberry Court, near the property's
northern property line. Elderberry Court is currently designed to serve two duplex structures (four
residences), with a cul-de-sac at the end. The proposed revisions would place two single-family cottages
with driveways at the cul-de-sac. The two proposed cottages could be constructed within 15 -feet of the
adjoining property line based on the Zoning Ordinance.
The Zoning Ordinance requires the establishment of Interior Residential Screening between the existing
duplex units and the two proposed single-family units. The required screening includes the establishment
of a 10 -foot easement and the planting of a double row of evergreen trees. The intent of this screening
requirement is too lessen the impact of the planned residential units on one another. This separation
screening has been illustrated on the revised master development plan.
The proposed revisions to the Westminster Canterbury master development plan are in conformance with
the Zoning Ordinance. Staff would encourage the applicant to provide a single row of evergreen trees along
the property line where the 100 -foot buffer presently exists. This additional planting would minimize any
possible impacts generated by the removal of the 100 -foot buffer. Staff requests that the Planning
Commission consider the proposed revisions and forward a recommendation to the Board of Supervisors.
O \AgendasWOMMFNTS\MDP's\WestminsterRevised . wpd
107 North Kent Street • Winchester, Virginia 22601-5000
PC REVIEW: 12/19/01
BOS REVIEW: 01/09/02
SUBDIVISION APPLICATION '7"r12
&4-01
STONEBROOK, L.C.
LOCATION: The property is located on the west side of Jones Road (Route 621) ± 500 feet north
of the intersection with Stonebrook Road.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 62-A-51
PROPERTY ZONING & PRESENT USE: Zoned RP (Residential Performance) District; Land
Use: Fitness Club
ADJOINING PROPERTY ZONING & USE: Zoned RP (Residential Performance) and RA
(Rural Areas) District; Land Use: Residential and Agricultural
SUBDIVISION SPECIFICS: Subdivision of a 20.8559 -acre tract into three lots; Two single-
family lots and one lot retained for the fitness club.
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: The application for subdivision of this property appears
to have little measurable impact on Route 621, the VDOT facility which would provide access
to the property. Before development, you will need to contact Mr. Bill Stover, Maintenance
Superintendent, at our Stephens City Headquarters at (540) 869-1100 to secure the necessary
private entrance permits. Entrances will have to be constructed to VDOT minimum standards
to allow for safe egress and ingress of the property.
Inspections Department: Buildings shall comply with The Virginia Uniform Statewide
Buildin Code and Section 310, Use Group R (Residential) of the BOCA National Building
Code/1996. A site grading plan shall be submitted at the time of permit application. Please
confirm the location of the 100 -year flood plain per FEMA and note Section 3107, Flood -
resistant Construction, if required.
Subdivision #24-01, Stonebrook, L.C.
Page 2
December 7, 2001
Fire Marshal: Water supplies for fire fighting are not readily available, a dry hydrant installed
in Opequon Creek may be beneficial. Plan approval is recommended.
Health Department: No objection to request.
Public Works: At the time of application for building permits, engineered site plans shall
be submitted and a flood plain analysis performed to located the limits of the 100 -year flood
plain.
Planning and Zonin :
Public Meeting Requirement
The Subdivision Ordinance requires that land divisions in the RP (Residential Performance)
Zoning District, without an approved master development plan, be presented to the Board of
Supervisors for final approval (§144-12-B). The Master Development Plan (MDP)
requirement may be waived, and has been waived for this project, when a development
proposal does not include provisions for proposed roads and/or regional stormwater
management facilities. This project contains land zoned RP and does not have an approved
MDP; therefore, Board review and action is necessary.
Staff Review
Stonebrook L.C. owns approximately 20.86 acres of land, zoned RP (Residential
Performance) in the Back Creek Magisterial District along Jones Road. Stonebrook L.C.
wishes to subdivide a portion of their property, creating two new lots of approximately 4.93
acres and 4.15 acres each. The two proposed lots are allowed in the RP District under
Chapter 165-65A of the Zoning Ordinance and are categorized as a "Single Family Detached
Rural Traditional" housing type. This housing type is permitted to be served by well and
septic systems and the applicant has chosen these services for the proposed lots. The
subdivision as submitted, generally, satisfies the requirements of the Subdivision Ordinance.
STAFF CONCLUSIONS FOR 12-19-01 PLANNING COMNUSSION MEETING:
The proposed subdivision plats conform to the requirements of the Subdivision Ordinance.
Should further division of these lots be proposed, the applicant will need to request an
additional waiver to the County's master development plan requirements.
OtWgendaglCOMMENTSISUBDIVISION\Smnebrmk, L,C
ubdivision #24 - 01
ovation Map For:
bnebrook L.L.C.
IN:
!-A-51
of Planning and Development,11/01,
V
31
Date: 8A;(0) f
Appa4e,afrt /Agent :
APPLICATION AND CHECKLIST
SUBDIVISION
FREDERICK COUNTY VIRGINIA
Application J-24-101 Fee Paid lt'155.
0.0
r�- Ft�t-T --L M &.
Address: . L51 W , N (J!J H -L L -L Ll �
bs ( 63 C VA -c -S ie� 2Z G n -z-
Phone:
,
Phone:
Owners name: .f'i'b r,3 u--- l' )ajoOIs- L. C
Address: Z3 (+'L-. AcO-NJ C -S
Phone: Uo Z- _ -7 ,'37 1+Qp
Please list names of all owners, principals and /or majority
stockholders:
% C-%---�N-"c ptlV
Cl?--4=n�YS'T
NOV 1 5 2001
Contact Person:
Phone: `-
(o(Z ^ f iT l S '"DT OF PLANNINGIDEVELQWP"
Name of . Subdivision: S'ID�.3C�iL. • �- .
Number of Lots Total Acreage $S59
Property Location: W IF;;vT 5 t_ OOE ce l— c� o c•12i +�Q l2TE G2.1'
50T.:;. vz6R-T-14 I v Wz
(Gi.ve State Rt.#, name, distance and direction from intersection)
Magisterial District e>f3CC_ is �lZ �. :
Property Identification Number (PIN)) . G2 (( A")) ` 5J
N1
P It /
Property zoning and present use: K 1 T�'J L=Lru
Adjoining property zoning and usec ?p 1
Has a Master Development Plan been submitted for this project?
Yes No V
If yes, has the final MDP been approved by the Board of
Supervisors?
Yes No P/g`
What was the MDP title? NIA,
Does the plat contain any changes from the approved MDP?
Yes NoL
If yes, specify what changes: Al�gr
Minimum Lot size (smallest lot) q7 ? fJ'C-�•�c�
Number and types of housing units in this development:
Number - 12- l D 4N7`1 6-L, Lo 7 s
Types
9
GREENAY ENGINEERING
151 Windy Hill Lane —1 V E D
Winchester, Virginia 22602 N O i J 2 7 2001
Telephone 540-662-4185
FAX 540-722-9528 1E:PT OF P� &�n�Innin,LOPMFn'
MEMORANDUM
TO: FROM:
Patrick Davenport
RE:
Stonebrook
Darren Foltz
DATE:
NOV. 27, 2001
Patrick,
Here is a list of adjoining owners for the Stonebrook Project.
62 -A -51A Thomas A. Mpps 236 E. Piccadilly St. Winc. VA 22601
62-A-52 Joan V. Schroeder 2344 Jones Road, Winc VA 22602
62-A-53 John T. Rudolph 2120 Jones Road, Winc. VA 22602
62A-6-1-11 Stephen G. Lobell 2347 Jones Road, Winc.VA 22602
62A-6-1-12 Robert C. Levi 2327 Jones Road, Winc. VA 22602
62A-6-1-13 James M. Doran 2315 Jones Road Winc. VA 22602
62A-6-1-14 Otto Thillman 2299 Jones Road, Winc. VA 22602
62A-6-1-15 Robert B Grove 2285 Jones Road, Winc. VA 22602
62A-6-1-16 Mac S. Rutherford 2247 Jones Road, Winc. VA 22602
62A-6-1-17 James E. Barnett 101 Launchris Dr., Winc. VA 22602
6213-1-1-1 Margaret F. Hobble 102 Stonebrook Rd. Wmc VA 22602
62B-1-1-2 David F. Taylor 100 Stonebrook Rd. Winc VA 22602
62B-1-2-1 Stephen D. Gray 101 Sharon Dr. Winc. VA 22602
62B-1-2-2 Richard V. Reedy 103 Sharon Dr. Winc. VA 22602
62B-1-2-3 Thomas O. Witt 105 Sharon Dr. Winc. VA 22602
6213-1-5-8 Gerre L. Pittenger 200 Greenfield Ave. Winc. VA 22602
Sincerely, Darren S. Foltz
Engineers Surveyors
Founded in 1971
RECEIVED
NOV 2 7 2001
117PT OF PLANNING/0EVELOPMFr
RML SUMMS/ON PLAT
FOR
STONEBROOK, L. C.
BACK CREEK 'MAGISTERIAL DISTRICT, FREDERICK COUNTY VIRGINIA
AUGUST 6, 2001
7
SIT��
DAY- MAR
VILLAGE
VICINITY MAP
I' = 2000'
OWNER'S CERTIFICATE
THE ABOVE AND FOREGOING SUBDIVISION OF A PORTION OF THE LAND OF
STONEBROOK, LC., AS APPEARS ON THE ACCOMPANYING PLATS, IS WITH THE FREE
CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS,
PROPRIETORSAND TRUSTEES, IF ANY. .
LC__
COMMONWEALTH, OF VIRGINIA
CITY /COUNTY F �ilPCfPr/t`GL TO WIT:
THE FOREGOING OWNER'S CERTIFICATE WAS ACKNOWLEDGED BEFORE ME Tms4iL DAY
OF Dffe n he( , 20,aj BY slni Woomat r ou- cc t'YYt no-aer . �skoQLxmk-.L
NOTARY PUBLIC K--V-YL4.0. h 14e xo/
MY COMMISSION EXPIRES Fe.VAyaaj
SURVEYOR'S CERTIFICATE
HEREBY CERTIFY THAT THE LAND CONTAINED IS SUBDIVISION IS A PORTION
OF THE LAND CONVEYED TO STONEBROOK, L.C., BY DEED DATED DECEMBER 29, 1994,
OF RECORD IN THE FREDERICK COUNTY CIRCUIT CO T CLARK'S 0 DEED BOOK
832 AT PAGE 1120.
DARREN S. FOLTZ, LS.
NOTE: PARENT TAX PARCEL IDENTIFICATION
STONEBROOK, L.C. TM 62-((A))-51 20.855 ACRES ZONE: RP USE: FITNESS CLUB
APPROVALS:
FREDERICK COUN7 SUBDIVISIO ADMINISTRATOR DATE
FREDERICK C HEALTH DEPT' REPRESENTATIVE DATE
GREENWAY ENGIi EEI;I11:+'a
151 Windy Hill Lane
Engineers Winchester, V ginia 22602
Surveyors T& -phone: (540) 662-4185
FAX (540) 722-9528
Founded in 1971 www.greenwayeng.com
TH
r �� �
O
C u ARREN S. FOLTZ
'o,002257
2598H SHEET 1 OF 3
l INF TAR/ F
UNE
RADIUS
ARC LENGTH
CHORD BEARING
CHORD LENGTH
DELTA ANGLE
L2
403.00'
276.30'
S OT07'13" W
270.92'
39'1656"
L4
50:00'
103.72'
N 15'43 37" W
86.10'
118'5127"
[CE4
403.00'
172.41'
S 14'30'18" W
171.10'
24'30 46"
60.00'
110.74'
S 55'0728" W
95.68'
105'45'06"
5
4Q3QQ'
103.88'
S 05'0R'in" F
103.60'
14'46'10"
l INF TAR/ F
UNE
BEARING
DISTANCE
Ll
S 12'2447" E
47.57'
L2
N 53'02'25" W
134.03'
L3
N 772726" W
94.36'
L4
N 4342'28" W
244.08'
LS
N 46'17'45' W
70.00'
L6
N 1J-09'20- E
153.80'
LINE BEARING DISTANCE
L7
N 30'46'14" E
179.43'
L8
N 684349" E
201.85'
L9
N 49'06'03" E
89.24'
L10
N 21'03 23" E
60.06'
L11
1T—J2-J9'.54' E
119.85'
1. NNOT T17LE REPORT FURNISHED. EASEMENTS OTHER THAN SHOWN MAY bOST.
2. A PORTION OF THIS SUBDMS/ON LIES WITHIN THE 100 YEAR FLOOD ZONE; MARKED AS 'ZONE A"
ON F.I.R.M. PANEL 1510063-0100-8, DATED JULY 17, 1978.
3. PERIMETER BOUNDARY INFORMAITON BASED ON SURVEY OF RECORD. SEE DEED
BOOK 565 PAGE 168.
LEGEND
IRS = 1/2" CAPPED REBAR, SET
IRF = IRON REEIAR FOUND
DF = DRAINFIELD
BRL = BUILDING RESTRICTION LINE
® = POINT IN CREEK
LOT 1 = 4.9263 AC.
LOT 2 = 4.1471 AC.
REMAINDER = 11.7825 AC.
TOTAL AREA = 20.8559 AC.
HEALTH DEPARMEW NOTE
This subdivision is approved for individual onsite sewage systems in accordance with the
provisions of the Code of Virginia, and the Sewage Handing and Disposal Regulations (12 VAC
5-610-10 et seq., the Regulations7, (and local ordinances if the locality has authorized the
local health department to accept private evaluations for comprance with local ordinances).
This subdivision was submitted to the Health Department for review pursuant to g 32.1-163.5
of the Code of Virginia which requires the Health Department to accept private soil evaluations
and designs from an Authorized Onsite Soil Evaluator (AOSE) or a Professional Engineer working
in consultation with an AOSE for residential development The Department is not required to
perform a field check of such evaluations This subdivision was certified as being in compliance
with the Board of Health's regulations by Karl Evans /10J This subdivision approval is issued
in reliance upon that certification.
Pursuant to § 360 of the Regulations this approval is not an assurance that Sewage
Disposal System Construction Permits will be issued for any lot in the subdivision unless that lot
is specifically identified as having an approved site for an onsite sewage disposal system, and
unless all conditions and circumstances are present at the time of application for a permit as
are present at the time of this approval. This subdivision may contain lots that do not have
approved sites for onsite sewage systems.
This subdivision approval is issued in reliance upon the certification that approved lots are
suitable for "septic disposal systems , however actual system designs may be different at the time
construction permits are issued.
FINAL SUBDIOSION PLAT
FOR
STONEBROOK, L. C.
r
BACK CREEK MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGiX A U DARREN S. FOLTZ 5
SCALE- NIA I DATE: AUGUST 6, 2001 No.002257
GREEINWAY E N Q I N EEERlNiQj
I
i�
Engineers smchestff, V ginia 226M �qRv
su�'�0�
x suh'eyars Telephone: (540) 662-4.185 000
FAX (540) 722-9528
Fawded in 1971 www.fflvmwaymg.com 2598H SHEET 2 OF 3
TM 62-((A))-53
ELLA JACKSON RUDOLPH &
JOHN T. RUDOLPH
IRF WB 83 PG 396
ZONE RA USE- AGRICULTURE
�� � � B,� `" `755• I
d` N so'60,
r11z_1� l tiO e
O►7s
IRs
F �
!RS
O/RF 5774 70NEHR�K1 La ry�l / i° +WELL
1
��• DB 832 PG 1120 / LOT2''
• `` �: 0 f 1.7825 4.1471 Aa
0 ,pry/
EX.oWELL
4��� � �'
` til°
\
LOT #1 �
IRF 43 �C/ �F9 4.9263 AG
/ P -K
/IRS �Y `�? 227 5 / IRS
o � � 8DF y v
o ao� WELL
IRS GA, IRS
IRS
IRF
N J
Q�^
10(�44
Z N� Qi
a
200 0 200 � ,o ;C�v I,• p �
o=
SCALE- 1 A = 200'
ADJOINING OWNERS:
Q TM 62B-((1))-(2)-1 STEPHEN D. GRAY, ET AL DB 613 PG 754 ZONE RP USE' RES.
7A! 62B-( f)) -(2)-2 RICHARD V. REEDY DB 600 PG 266 ZONE RP USE.• RES.
TM 628- 1 -(2)-3 THOMAS 0. WITT, ET UX DB 727 PG 108 ZONE RP USE. RES.
7M 62B-�1)-(5)-B GERRE L. PITTENGER, ET UX DB 795 PG 901 ZONE: RP USE RES.
F71ML SUMMON PLAT
FOR
STONEBROOK, L. C.
BACK CREEK MAGISTERIAL DISTRICT, FREDERICK COUNTY, ORGIN/A
SCALE- 1- = 200' 1 DATE. • AUGUST 6, 2001
GREEWWAY ENGINEERWO
151 Lindy HE Lam
S= Winchester, Vw0da 22602
Telephone (540) 6624-185
F,4K (540) 722-9528
Founded in 1971 www.greenwayengcom
v DARREN S. FOLTZ G
No.002257
_q d SURA
2598H SHEET J OF J
•
•
i
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
MEMORANDUM
TO: Planning Commission
FROM: Eric R. Lawrence, Deputy Director_
RE: Discussion - Route 277 Area SWSA Expansion
1ATE: November 30, 2001
FAX: 540/665-6395
The Board of Supervisors have directed staff to develop options for the extension of the Sewer and
Water Service Area (SWSA) south of Fairfax Pike (Route 277), in the Sherando Park area. This
extension is intended to enable existing residences, many of whom have claimed to have failing
health systems, to utilize the public water and sewer system.
In recent months the Comprehensive Plans and Programs Subcommittee has reviewed, and the Board
of Supervisors approved, an extension of the SWSA to enable the Pioneer Trailer Park to utilize the
public sewer and water system. As you may recall, Pioneer Trailer Park had made the extension
request as the result of a failing lagoon system. A number of the residential properties in the vicinity
of the Pioneer facility have also expressed concern with the potential for failing health systems.
During the Pioneer Trailer Park discussion, the Board expressed interest in considering the inclusion
of some of the adjoining residences in the SWSA.
Three alternatives for SWSA expansion were presented to the CPPS. The CPPS felt that none of
the three alternative expansions, as presented by staff, were acceptable. The CPPS did respond to
the Board's request with the following recommendation: Expand the SWSA to include Sherando
High School, Sherando Park, Pioneer Trailer Park, residences on the east side of Hudson Hollow
Road, and the Fulton trucking property (Alternative 4). Other than the residences on Hudson Hollow
Road, the other properties are already served by the Frederick County Sanitation Authority.
Staff will present for discussion four possible alternatives to address the Board of Supervisors'
directive. Descriptions of each alternative and maps illustrating the possible expansion areas are
attached.
107 North Kent Street • Winchester, Virginia 22601-5000
Alternative 1: Alternative 1 expands the SWSA by approximately 304 acres, and
encompasses 42 properties. Of the 42 properties, 17 are currently
serviced by public facilities. Staff estimates that 38 structures are located
within the proposed extension area. A majority of the acreage included in.
Alternative 1 is county owned: Sherando High School and Sherando Park.
The proposed expansion would include those properties fronting on Fairfax
Pike and White Oak Road.
Alternative 2: Alternative 2 expands the SWSA by approximately 380 acres, and
encompasses 51 properties. Of these 51 properties, 19 are currently
served by public facilities. Staff estimates that 44 structures are located
within the proposed extension area. A majority of the acreage included in
Alternative 2 continues to county owned: Sherando High School and
Sherando Park. The proposed expansion would include those properties
generally located north of Brandy Lane, and fronting on White Oak Road.
Alternative 3: Alternative 3 expands the SWSA by approximately 1,035 acres, and
encompasses 219 properties. Of the 219 properties, 28 are currently
served by public facilities. Staff estimates that 100 structures are located
within the proposed extension area. The proposed extension area would
include those properties located north of Double Church Road and the Lone
Oak subdivision. The extension would also include a portion of the Forest
Lakes mobile home park.
Alternative 4: Alternative 4, recommended by the CPPS. Expands the SWSA by
approximately 199 acres, and encompasses 15 properties. Of the 15
properties, 5 are currently served, or have been approved for service, by
public facilities. A majority of the acreage included in Alternative 4 is
county owned: Sherando High School and Sherando Park (approximately 170
acres).
U:\COMMITTEES\CPPS\Projects\SWSA Extension.Rt 277.PC.Discussion.wpd
SWSA Extension Alternative 1
(304.182 acres added)
UTRUI (zi ozi r*T@'Wil I w i iT-..Tmrz
; I I A E. A w. o rai NO F. re re Me
*74 (z 11, [.- I i
D35.735 acres added
-SVVSA Extension Alternative 4
(CPPB Recommended
Ism
(199 acres) ��
swsa
•••••• SWSA Expansion