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PC 01-19-00 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia JANUARY 19, 2000 7:00 P.M. CALL TO ORDER TAB I 1) Application Action Summary ........................................... A 2) Committee Reports ............................................... (no tab) 3) Citizen Comments.................................................(no tab) PUBLIC MEETING 4) Request for a Waiver to the Cul -de -Sac Length Requirement, Section 144-17.G(1) of the Subdivision Ordinance, submitted by Artz & Associates, Inc. on behalf of Norman J. Secrist, to permit a cul-de-sac length of 2,500 feet. This property is located on Wright's Road (Rt. 661) and is identified with Property Identification Number 23-A-5 in the Stonewall Magisterial District. (Tabled at the 12/01/99 meeting.) (Mr. Ruddy) ........................................................ B 5) Master Development Plan #01-00, Morgaine Trace Subdivision, submitted by Greenway Engineering, for the development of 88 single-family detached urban residential lots. The property is located at on the east side of Front Royal Pike (Route 522), 1.2 miles south of Airport Road (Route 645), and 0.30 miles north of Paper Mill Road (Route 644), and is identified with Property Identification Number 64-2-C 1 in the Shawnee Magisterial District. (Mr. Wyatt)........................................................ .0 6) Other 0 APPLICATION ACTION WMMARY (printed January 6, 2000) .............. ... . ................ . ....................................... ............. ............ ............................... Application newly submitted. ............ REZONINGS: Manuel C. & Pearl A. Deflaven & W.D. & Dorothy OrndorIT (REZ #10-99) "Mr. Fuel" . Stonewall 1 9.4382 acres from M2 to B3 and .8263 acres from RA to B3; 10.2645 ac. of U Overlay District Location: 500'+ so. of intersection of Rest Church Rd. (Rt. 669) & Martinsburg A. (Rt. 11), betwn Rt. 11 & I-81, & continuing so. to Duncan Run. Submitted: 04/13/99 PC Review: 05/05/99 - recommended approval with proffers BOS Review: 05/26/99 - tabled I MASTER DEVELOPMENT PLANS: Shenandoah University - Revision to MDP #001-91 Shawnee fNew 2,500 seat football stadium & 1 eliminate 500 -unit dormitory E) Location: East side of I-81 adjacent to College Park and Pembridge Heights subdivisions Submitted: 07/30/99 PC Review: 08/18/99 - recommended approval BOS Review: 08/25/99 - approved Admin. Approved: Pending Lexington Court (MDP #04-99) Opequon 26 townhouse units & 3 urban single - I family lots on 4.8635 ac. (RP) Location: Fairfax Pike (Rt. 277) Submitted: 07/14/99 PC Review: 12/15/99 - recommended approval BOS Review: 01/12/00 Admin. Approved: Pendin Oakdale III, Raven Pointe, Raven Oaks, Ravenwin (MDP #02-99) Shawnee 668 residential dwelling units on 247 acres of RP -zoned land Location: North side of Rt. 50, East of Winchester Submitted: 05/11/99 PC Review: 06/02/99 - recommended approval BOS Review: 07/14/99 - approved Admin. Approved: Pendin Applications Action Summary Printed January 6, 2000 SUBDIVISIONS: LCommonwealth Business Center - I -bot 4 (SUB #29-99) Back Creek Subd. of 2 lots: Lot 4A: 1.0000 ac. & Lot 4: 2.9346 ac. (103) Location: On Commonwealth Dr., approx. 661' from intersection w/ Valley Pk. Submitted: 12/15/99 MDP #03-99 MDP approved by BOS 07/14/99; MDP admin. approved 07/19/99 Subd. Admin. Approved: Penn Ralph S. Gregory & Battlefield Partnership (SUB #28-99) Back Creek Subd. of 2 lots & boundary line ad'ustment; 14.1559 ac. 2) Location: Rt. 115. (650'+) north of Marathon Dr., & at end of Sulky Dr. Submitted: 12/01/99 MDP approved by BOS 10/09/91; MDP admim. approved 02/24/98 MDP #001-92 MDP approved by BOS 4/8/92; Rev. MDP admin. approved 10/13/99 Subd. Admin. Approved: Pending Ft. Collier Industrial Park (Win- chester Pasta) SUB #26-99 Stonewall Subdivision of 82.136 acres into two lots - Lot 27A & Lot 27B (MI) Location: SE end of Park Center Dr. (Rt. 1323), approx. 0.15 mi. SE of the Westbrooke Rd. (Rt. 1320) intersection Submitted: 10/13/99 MDP #004-91 MDP approved by BOS 10/09/91; MDP admim. approved 02/24/98 Subd. Admin. Approved: Pending Applications Action Summary Printed January 6, 2000 Adams Family Ltd. Ptnrshp. SUB #25-99) Shawnee ,Subdivision of 26.45 acres into 2 lots 1 Location: Airport Business Center, Parcel 4, Airport Road Submitted: 10/07/99 MDP #009-87 last revision of MDP was admin. approved 06/22/99 Subd. Admin. Approved: Pending Airport Parc Bldg. A (Airport Business Center) (SUB #23-99 Shawnee Subdivision of 64.2 ac. into 2 lots 1 w/ Flex Tech Overlay) Location: Intersection of Airport Road & Admiral Byrd Drive Submitted: 10/05/99 MDP #009-87 MDP approved by BOS 09/23/87; latest MDP revision administratively approved 06/22/99 Subd. Admin. Approved: Pending Prince Frederick Office Park, Phase II (SUB #22-99) Shawnee Subdivision of 49.910 acres into 5 lots 2 Location: 1/4 mi. so. F Rt. 50E., 1/4 mi. east of Rt. 522N., immediately west of Prince Frederick Dr., immediately south of Winchester Reg. Airport Submitted: 09/30/99 MDP #001-93 MDP approved by BOS 04/14/93; MDP admin. approved 06/08/93 Subd. Admin. Approved: Pending Applications Action Summary Printed January 6, 2000 Frank W. Nichols Property (SUB #21-99) NO MDP Opequon 'Subdivision of 2 lots: Lot 1 - 14,742 s.f.; I Lot 2 -14,987 s.f. (RP) Location: 239' northwest of the Montgomery Circle/ Fairfax Dr. intersection Submitted: 09/27/99 PC Review: 10/20/99 - recommended approval w/ sidewalk exception BOS Review: 11/10/99 - approved w/ sidewalk exception Subd. Admin. Approved: Pending RavenWing, Section 1 (SUB #20-99) Shawnee 80 single-family urban lots on 24.5711 acres (RP) Location: North side of Rt. 50 East of Winchester Submitted: 08/27/99 MDP #02-99 MDP Approved by BOS 07/14/99; Admin. Approval is Pending Subd. Admin. Approved: Pending Thomas A. & Helen S. Grove Subdivision (SUB #19-99) NO MDP Shawnee Subdivision of 5.958 acres into 2 lots (Ml) Location: South side of Airport Road (Rt. 645) Submitted: 08/06/99 PC Review: 09/01/99 - recommended approval BOS Review: 09/08/99 - approved Admin. Approved: Pending Applications Action Summary Printed January 6, 2000 Merriman's Chase (SUB #13-99) Back Creek I Subdivision of 26.895 ac. into 48 single - family residential lots (RP) Location: W. side of Merriman Ln. (Rt. 621), along Rt. 37 at Abrams Creek and Winchester & Western Railroad Submitted: 04/26/99 MDP #006-98 (formerly known as Willow Branch) Approved by BOS 01/13/99; Admin. Approved 02/12/99 Subd. Admin. Approved: Pending The Camp/Tasker Rd. (JASBO, Inc. /F. Glaize) (SUB #011-99 Opequon Subd. of 50.52 ac. into 170 single-family residential lots Win 3 sections Location: So.west corner of Tasker Rd. (Rt. 642) & White Oak Rd. (Rt. 636) Submitted: 02/18/99 MDP #004-98 (Tasker Rd. Land Bays) MDP approved by BOS 07/08/98; MDP approved admin. 09/04/98 Subd. Admin. Approved: I Section 1 approved 10/27/99; Sections 2 and 3 are pending Fort Collier - Lot 32 SUB #09-99 Stonewall Subdivision of 1 lot consisting of 4.7374 acres 1 Location: Property fronts the northwest corner of the intersection of Brooke Rd. (Rl. 1322) & West Brooke Rd. (Rt.1320) Submitted: 01/29/99 MDP #004-91 MDP approved by BOS 10/09/91; admin. approved 11/22/91 Subd. Admin. Approved: Pending Applications Action Summary Printed January 6, 2000 Stonewall Industrial Pk. - Lot 32 (SUB #06-99) Gainesboro Subdivision of 24.5524 ac. into 60 lots for single-family det. traditional homes Subdivision of 1 lot consisting of 5.4455 ac. (MI) Location: Corner of Century Ln. (Rt_ 862) & Lenoir Dr. (F-732) Submitted: 01/27/99 Subd. Admin. Approved: MDP #006-93 MDP approved by BOS 07/14/93; MDP admin. approved 07/28/93 Subd. Admin. Approved: Pending Canter Estates - Section I SUB #05-99) Shawnee Subdivision of 24.5524 ac. into 60 lots for single-family det. traditional homes Location: Northwest corner of intersection of White Oak Rd_ (Rt. 636) & Macedonia Church Rd. (Old Rt. 642) Submitted: 02/08/99 MDP #004-98 (Tasker Rd. Land Bays) MDP approved by BOS 07/08/98; MDP admin. approved 09/04/98 Subd. Admin. Approved: Pending Tybrooke, L.C. (SUB #03-99) NO MDP [Gainesboro 2 Lots; TI. Acreage 4.1277 (B2 & RA) Location: Front Royal Pk (Rt. 522) at Albin; 1 mile N. of Winch. B (Rt. 37) Submitted: 01/22/99 PC Review: 03/17/99 - recommended approval BOS Review: 04/12/99 - approved Subd. Admin. Approved:_pending Applications Action Summary Printed January 6, 2000 Autumn Glen, Sect. I SUB #015-98 Opequon .21 lots - duplex & multiplex (52 dwellings) on 14.8 ac. ) Location: South side of Tasker Rd. (Rt. 642), 0.25 mi. East of Rt. 64', Submitted: 06/30/98 MDP#004-98 (Tasker Rd Land Bays) MDP approved by BOS 07/08/98; MDP Pending Admin. Approval Subd. Admin. Approved: Phase I approved on 11/04/98 for 21 dwellings Lenoir City Co. Lot 2; Stonewall Indust. Pk. SUB #007-97) Gainesboro Subdivision of a 2.6584 ac. lot (Ml) Location: McGhee Rd. (Rt. 861); approx. 1,000' from Tyson Dr. intersection Submitted: 07/28/97 MDP #006-93 Approved by BOS 07/14/93; Admin. Approved 07/28/93 Subd. Admin. Approved: Pending Dominion Knolls (SUB #005-97) Stonewall 75 s.f, zero lot line lots on 20.278 ac. Location: So.west corner of Baker Ln. (Rt. 1200) & Ft. Collier Rd. (Rt. 1322) Submitted: 05/16/97 MDP #001-97 Approved by BOS 04/09/97; Admin. Approved 06/30/97 Subd. Admin. Approved: Sect. 1 (25 lots) approved 06/02/98; Sect. 2 approved; Sect. 3 pending Winchester -Fred Co. IDC (SUB) 1 2 Ml Lots (0.552 acres & 20.285 acres Location: Southeast side of Development Lane Submitted: 09/08/95 MDP #003-87: Approved by BOS 07/08/87; Admin. Approved 06/08/88 Pending Admin. Approval Awaiting signed plats. Applications Action Summary Printed January 6, 2000 Abrams Point, Phase I (SUB) Shawnee -230 SF Cluster & Urban Lots (RP) Location: South side of Rt. 659 Submitted: PC Review: 05/02/90 06/06/90 - recommended approval BOS Review: 06/13/90 - approved Pending Admin. A royal: Awaiting deed of dedication, letter of credit, and signed plat Harry Stimpson (SUB) O e uon Two B2 Lots Location: Town Run Lane Submitted: 09/23/94 PC Review: 10/19/94 - recommended approval ROS Review: 10/26/94 - approved Pending Admin. Approval: Awaiting signed plat. SITE PLANS: Dawson Industrial Park SP #65-99 [Back Creek Maintenance Shed; 6.95 ac. site to be developed (MI) Location: Rt. 651 & Dawson Dr., just north of Rt. 37 Submitted: 12/16/99 Approved: Pending Powell's Plumbing (SP #67-99) Shawnee office & storage for bldg. -related con- truction; 1.0366 ac. (MI w/ Flex Tech Location: Muskoka Court, adjacent to Airport Rd.; Airport Business Center, Section 2, Parcel 20 Submitted: 12/06/99 Approved: Lending Applications Action Summary Printed January 6, 2000 Eastern Supply - Revised SP #66-99) Gainesboro Office/Fabrication Shop; 7.200 sq. ft. to 1 be developed on 5.3185 ac. site (Ml) Location: 240 McGhee Rd. Submitted: 12/02/99 Approved: 01/06/00 WN203 Roadway/ Gap Run (Calvin Ritterprop.) SP #65-99 Gainesboro commercial telecommunications tower (RA) Location: Rt. 50W to last driveway before Mahlon Dr.; up drive to quarry site on right of hillside Submitted: 12/01/99 Approved: Pending WN206 Hi -Way (Round Hill Utd. Meth. Churchprop.) (SP #64-99 Gainesboro commercial telecommunications tower (RA) Location: Round Hill United Methodist Church property; 161 Trinity Ln. Submitted: 12/01/99 Approved: Pending WN202 North 522 (James L. Patton property) (SP #63-99) Gainesboro commercial telecommunications tower Location: James L. Patton property; 294 Footstone Ln. Submitted: 12/01/99 Approved: Pending Applications Action Summary Printed January 6, 2000 10 ZM Sheetmetal, Inc. SP #62-99) Gainesboro 20,425 sq. ft. bldg. addition for 1 warehouse/mfg, (MI) Location: 260 Lenoir Drive, Stonewall Industrial Park Submitted: 11/29/99 Approved: pending Truck Parts Unlimited (SP #59-99 Back Creek 3,000 s.f. addition to existing warehouse facility 2 Location: 1410 Valley Pike Submitted: 11/17/99 Approved: Pending Michael G. Prelip, Inc. SP #57-99 Back Creek Construction of an office complex on 1.2180 acres (B3 Location: Commonwealth Court Submitted: 11/03/99 Approved: 01/06/00 Lakeside Library (SP #56-99) Shawnee Library Complex; 5.40 ac. of a 16.0 ac. site to be developed (RP) Location: Macedonia Church Road Submitted: 10/29/99 Approved: P Pending Applications Action Summary Printed January 6, 2000 11 Central Coca-Cola Bottling Co., Inc. (SP #55-99) Back Creek :400,000 s.11 multi -phase mfg. facility; 24.87 ac. site (MI) Location: Intersection of Shady Elm Rd. & Apple Valley Rd. Submitted: 10/21/99 Approved: Pending Kraft Foods Wastewater Treatment Bldg, SP #54-99 Stonewall 2,300 s.f. addition to existing mfg. facility; 20 -acre site 1 Location: 220 Park Center Drive Submitted: 10/12/99 Approved: I Pending Kraft Foods Capri Sun 2000 (SP #52-99 Stonewall 8,727 s.t addition to existing mfg. facility; 20.00 -acre parcel (MI) Location: 220 Park Center Drive Submitted: 10/12/99 Approved: Pending Jim Wilson Warehouse #2 SP #49-99 Stonewall Reconstruct 30,000 s.f. warehouse bldg. On existing foundation 1 Location: Lenoir Drive Submitted: 08/31/99 Approved: Pending Irongate, Inc. (SP #48-99) Opequon Addit. to exist. steel fabrication shop; 0.25 ac. develop. on 1.438 ac. site (Ml) Location: 201 Ridings Lane Submitted: 08/30/99 Approved: Pending Applications Action Summary Printed January G, 2000 12 Park Place Condominiums, Shawnee 88 unit apartment complex; 9.52 ac. of 11 - Section II SP #44-99 McGhee Road; Stonewall Industrial Park ac. parcel developed (RP) 07/30/99 Approved: Location: S.E. corner of 'Valley Mill Rd. (RL. 659) & Br©okland Ln. (Rt. 658) Submitted: 08/18/99 Approved: Pending Stonewall Industrial P=LotsGainesboro 26, 27, & 28 SP #42-9 Opequon 10,450 s.f. office/ 154,325 sf. warehouse; 12.08 ac. parcel (MI) Location: McGhee Road; Stonewall Industrial Park Submitted: 07/30/99 Approved: Pending Shenandoah Valley Baptist Church SP #40-99 Opequon 6 s.f. additions to existing church Ebldg. for storage use (RA) Location: 4699 Valley Pike Submitted: 07/12/99 Approved: Pending Fairfax Court (SP 938-99) Opequon Single-family & Multi -family Residential Use (RP) Location: Fairfax Pike (Rt. 277) Submitted: 07/14/99 Approved: Pending Appleland Sports Center, Inc. SP #37-99 Back Creek Expansion of existing commercial recreation area; RA Location: 4490 Valley Pike Submitted: 07/14/99 Approved: Pendin Applications Action Summary Printed January 6, 2000 13 Kim & Marietta Walls (SP #34-99 Stonewall 7office (132); 1.58 ac. parcel (1.0 ac. in City of Winc.; 0.58 ac. in Fred. Co. Location: 909 North Loudoun St. Submitted: 06/22/99 Approved: Pending Winc.-Fred. Co. Chptr. of the American Red Cross (SP #23-99) Stonewall 1 16,160 sq.ft. office facility on 2.0213 ac. 1 parcel (132 Location: E. side N. Frederick Pk; approx. 1/4 mi. N. of Winc. Corp. limits Submitted: 05/13/99 Approved: Pending Kim Henry Property - Mini Warehouse SP #057-98) Stonewall 1 7,504 s.f. warehouse; 4 ac. developed of 1 a 7.74 ac. site 3 Location: Intersection of Baker Lane & Fort Collier Road Submitted: 08/26/98 Approved: Pending Moffett Property (SP #050-98) Stonewall Metal warehse. addition (4,800 g.s.f.); 1.392 ac. site; 0.465 disturbed (B3 Location: 1154 Martinsburg Pike Submitted: 07/21/98 Approved• Pending T.P. "& Susan Goodman SP #044-98 Stonewall Hackwood/ Minor Site Plan (RA) Location: 534 Redbud Road Submitted: 06/10/98 Approved:-- Pendin Applications Action Summary Printed January 6, 2000 14 Southeast Container (SP #001-98)11 Stonewall District 1 Parking Lot; 0.2 ac. Disturbed on a 89.6 ac. Site (Ml) Location: Ft. Collier Industrial Park Submitted: 01/06/98 Approved: Pending Agape Christian Fellowship Church Sanctuary (SP #005-97) Shawnee Church Expansion; 2.5 ac. to be developed of a 29.5115 ac. site (RA) Location: East side of Rt. 642; approx. 2,500' so. of the Rt. 37/1-81 Interchg. Submitted: 02/12/97 Approved: Pending Shenandoah Bldg. Supply (SP #056-96) Gainesboro Warehouse on 5 acres (M1) Location: 195 Lenoir Drive (Stonewall Industrial Park) Submitted: 12/16/96 Approved: Pending Stimpson/Rt. 277 Oil & Lube Service (SP #030-96) l[ j Opequon Oil & Lube Serv., Car Wash, Drive - Thru on 2.97 ac. (B2) Location: 152 Fairfax Pk. (behind Red Apple Country Store) Submitted: 07/03/96 Approved: Pending AMOCO/House of Gifts (SP #022-96) Gainesboro Gas Pump Canopy 880 sq. ft. area of a 0.916 acre parcel (RA) Location: 3548 North Frederick Pike Submitted: 05/08/96 Approved: Pending Applications Action Summary Printed January 6, 2000 15 American Legion Post #021 (SP #018-96) Stonewall Addition to lodge building on 3.4255 1 acre site (112) Location: 1730 Berryville Pike Submitted: 04/10/96 1 Approved: P Pending CONDITIONAL USE PERMITS: ..................................... ...... ... . ............... ... ..... .. . ........................ ......................... .... ... . ..... ...... ............... . ... ....... ......... .... tu ........ ........ ----------- ......................... ..................... -.-V ...... ... ............. .............. ............. Submitted: ............ ...... . ... ......... . ............ .... ...... ---------- 01105100 - recommended approval w/ conditions BOS Review: 01/26/00 Location: 1521 Cedar Hill Road, Clearbrook Submitted: 12/27/99 PC Review: 02/02/00 BOS Review: 02/23/00 - tentatively scheduled Winchester Motor Service - The Van Man (SP #30-99) Stonewall Public garage w/o body repair (RA) Location: 2372 Berryville Pike Submitted: 12/10/99 PC Review: 01105100 - recommended approval w/ conditions BOS Review: 01/26/00 John C. & Claire A. Bellingham (CUP #29-99) Back Creek Counseling Practice (RP) Location: 200 Crestwood Lane Submitted: 12/01/99 PC Review: 01/5/00 - recommended approval w/ conditions BOS Review: 01/26/00 Applications Action Summary Printed January 7, 2000 16 Stuart M. Perry, Inc. (CUP #27-99) Back Creek Golf Course (RA) Location: 1052 Merrimans Lane Submitted: 10/29/99 PC Review: 12/01/99 - recommended approval w/ conditions BOS Review: 01/12/00 Nanette M. McFarland (CUP #26-99) Back Creek Kennel (inside home) (RA) Location: 3782 Wardensville Grade Submitted: 10/28/99 PC Review: 12/01/99 - recommended approval w/ conditions BOS Review: 01/12/00 SBA, Inc. (Richard Miller Cooley Property) (CUP #03-99) Opequon Commercial Telecommun. Facility: 250' self-supporting lattice tower (RA) Location: 173 Catlett Lane, Middletown Submitted: 03/12/99 PC Review: 04/07/99 - tabled at the applicant's request for 90 days to 07/07/99; 07/07/99 - tabled at the applicant's request for 30 days to 08/04/99 08/04/99 - tabled at the applicant's request indefinitely BOS Review: not yet scheduled VARIANCES: Lawrence Coverstone Estate Stonewall 20' front yd. setbk var.; 35' side yd. (VAR #10-99) setbk var.; & a var. to floor area re rots. applicable to access. dwellin s Location: So. side of High Banks Rd. (Rt. 660), bordering Opeq. Crk., approx. 1,900' west of the Rt. 660/664 intersection. Submitted: 11/23/99 BZA Review: 12/21/99 - tabled until 01/18/00 Applications Action Summary Printed January 6, 2000 17 COUNTY of FREDERICK Department of Plamaing and Development 540/665-5651 FAX: 540/673-0682 M`1�11�D UM To: Frederick County Planning Commission, From: Michael T. Ruddy, Zoning Administrator Subject: Secrist Cul -De -Sac Length Waiver Request Date: January 7, 2000 As you are aware, the Planning Commission received a waiver request from Mike Artz of Artz & Associates to allow a cul-de-sac to extend beyond the maximum length mandated by the Subdivision Ordinance. The Planning Commission tabled the proposal to allow the applicant an opportunity to pursue alternatives to the request. Mr. Secrist has pursued several alternatives. However, it is his desire to seek the waiver as originally requested. The request is to allow a cul-de-sac of 2,200' (north) and 2,500' (south) in length as opposed to the required maximum length of 1000'. A copy of the proposed subdivision and a vicinity map are included for your information. In summary, the Subdivision Ordinance provides the Planning Commission with the ability to waive the 1000' requirement in cases where extreme topography or other factors make it impractical. In no case shall the street serve more than twenty-five (25) lots. The proposed cul-de-sacs will contain thirteen (13) lots. Recently, the Planning Commission approved a request to permit an increase of 160' in the length of a cul-de-sac which contained eleven (11) lots and a request to permit an increase of 2,900' in the length of cul-de-sac which contained twenty-five (25) lots. The Planning Commission should determine ifthey believe the waiver is appropriate in this case. Please contact our department if you need additional information. Enclosure 107 North Dent Street • Winchester, Virginia 22601-5004) Artz * A55ociate5, Inc. 35 West Boscawen Street - Winchester, VA 22601 540-667-3233 540-667-9188 (Fax) Toll free 800-755-7320 mikeartz®shentel.net - October 27, 1999 -_ Frederick County Department of Planning and Development 107 North Kent Street Winchester, VA 22601 _ Attention: Mike Ruddy, Zoning Administrator Dear Mr. Ruddy: This letter is on behalf of my client Norman I Secrist in regards to the proposed subdivision of his Iand located on Wright's Road (Va. Rte 661). The parcel is designated as Map #23-A-5 and is zoned RA: Mr. Secrist is proposing a 13 lot subdivision with the minimum lot size being five acres. A waiver as described in the Subdivision Ordinance Section 144-17-0-1 is requested to allow the proposed cul-de-sacs to extend to a maximum length of 2500' for the souther cul-de-sac and 2200' for the northern cul-de-sac rather than the 1000' existing limit defined in the ordinance. Due to the Iot dimension limitations of the RA zoning district and the configuration of the existing boundary and topography of this site, it is my opinion that a waiver is justified Please place this item on the agenda for the next Planning Commission meeting, Sincerely, Michael M Ariz Artz & Associates 6 8 9 10 78 15 1 14 b E 13 454-29A • 12 D i 11 10 J 8 ST H 5 0 7 6 a 9TF G4En 3 5D A F 2 4 1 ,� 8B 5E 5! 8A 8C 5B 78 79 5F 5H 5C55 2,7 g0 5 51 53 6 5J 82 52 %s $1 51 � 5A � 49 4 5K - 415- 5 4 �3 8 04? 40 83 rtlar+d C;rcle 465 c 5L 46 5N c J7 8687 83 89 ba 9 o 1� CL 5G 69 373-596 25-420 �or I m 9p 9 A ° 68 91 43 @SD 92 42 6,>96 9 93 94 g5 40 ' 66 9 Cou t 8 39 D 66 102 99 100 101 3 Lo 6 70 3 36 104 x105 GS 106 35 334 Oro107 3 109 0'110 ; T)Q n Dr} e 13 3z 70 rn 1 -7s 6� 114 111 112 113 35 y, 0 391 186 _( 2A 1� °A 123 x119 1 � 2 m y9 1 -k �, a -- W 120co 1 11 Rest Ch 0 See 6 ,'1 10,,E 6 A ' RS 66 u a See 4 0� 8A i 1 � � Woodbine ° Church "l F i5 17� 1 244-313 �o Dar�can j � 35 REGES 23 -A -5J GROVE 23 -A -5K SECRIST 23-A 5L ~� 1� SECRIST aQ SVLVPN 23 -A -5K DAVIS 23 -A -5G GANSE 23 -A -5H KIDWELL LOT 1 .W -A -SH 5 AC. LOT 3 5 AC. LOT 4 SECRIST 5 AC. 23 -A -5M LOT 2 LOT 13 5 AC. LOT 5 5 AC. 5 AC. LOT 12 5 AC LOT 11 LOT 6 5 AC 5 AC. LOT 10 5 AC. LOT 7 LEIGHT 5 AC. 33-A-4 LOT 19 LOT 8 5 AC. 5 AC. rML,IMINAIZY ETCH MAr OF 15 It VAN SM;�I N65 VI LA6E� 51'0NEWALL 1?15,TMCT, E(2EMOCK COI W, VIWINIA SCALE: I" — -FOO' .PATE: OC1'OMR 28, 1999; Fm5eN,r OWNEP2: NORMAN J. 5f�CM5T u 'M423-A-57- PROJECT M423A-5PROJECT #995255 PC REVIEW DATE: 01-19-00 BOS REVIEW DATE: 02-08-00 MASTER DEVELOPMENT PLAN #01-00 MORGAINE TRACE SUBDIVISION LOCATION: The property is located on the east side of Front Royal Pike (Route 522), 1,2 miles south of Airport Road (Route 645), and 0.30 miles north of Paper Mill Road (Route 644). MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 64-2-C 1 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) District Land Use: Residential ADJOINING PROPERTY ZONING & PRESENT USE: North - Zoned: RP (Residential Performance) District M1 (Light Industrial) District South - Zoned: RP (Residential Performance) District B2 (Business General District) East - Zoned: RA (Rural Areas) District MI (Light Industrial) District West - Zoned: RP (Residential Performance) District Use: Residential (Chapel Hill) Vacant (Airport Business Center) Use: Residential (Southview) Restaurant Use: Agricultural Vacant (Airport Business Center) Use: Residential PROPOSED USE: 88 Single-family detached urban residential lots REVIEW EVALUATIONS: Virginia Dept. of Transportation: No objection to revised preliminary master plan. 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 rights-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. The designer met Mcrgaine Trace Subdivision, MDP #01-00 Page 2 January 5, 2000 with VDOT on 11/23/99 to discuss design requirements and will submit a site plan including the elements of design resulting from the meeting discussions. Frederick County Inspections: No comments at this time; shall comment at the time of subdivision review. Sanitation Authority: First review - approved. Fire Marshal: Fire hydrants to be installed per Frederick County requirements. Plan approval recommended. County Engineer: A complete review of the development will occur when the subdivision plan is submitted. We recommend approval of the subject master plan. Parks and Recreation: Plan appears to meet open space requirements. Planning and Zoning: Site History The original Zoning Map for Frederick County (U.S. G. S. Winchester Quadrant) depicts the 38.1 -acre parcel as R1 (Residential Limited) District. This parcel was reclassified as RP (Residential Performance) District on September 28, 1983 when this zoning district replaced the R1, R2, R3, and R6 zoning districts. Project Scope The proposed master development plan calls for the development of 88 single-family detached urban residences on lots that are a minimum of 12,000 square feet. The development of 88 residential units would create an overall gross density of 2.31 units per acre which is less than the density permitted by the Zoning Ordinance and is consistent with the recommendations of the Comprehensive Policy Plan. The minimum lot size requires the developer to provide curb and gutter streets, sidewalks on both sides of all streets, and street lights at all street intersections. This proposal is analogous to the Chapel Hill subdivision which is being developed immediately to the north of the 38.1 -acre tract. Site Suitability The 38.1 -acre tract has approximately 885 feet of frontage along Front Royal Pike (Route 522 South) which would allow for the development of a right turn lane for safe ingress and egress. The proposed entrance into this development would align with Westwood Drive, located on the west side of Front Royal Pike. The Frederick County Sanitation Authority has existing water and sewer infrastructure adjacent to this tract which would serve the development, Morgaine Trace Subdivision, MDP #01-00 Page 3 January 5, 2000 The 3 8.1 -acre tract contains several environmentally sensitive features including areas of steep slope, wetlands, a 1.6 -acre pond, and approximately 18 acres of mature woodlands. A drainage swale runs from Front Royal Pike to the 1.6 -acre pond which would serve as a stormwater management pond for approximately 20 acres of this site. The remainder of the site would drain to the south with the majority of this acreage being intercepted by the drop inlets in the proposed street system. The Frederick County Rural Landmarks Survey does not identify significant historic features on the 38.1 -acre tract; however, the Evendale School (#34-433) is identified as a potentially significant historic structure which is located to the southwest of this tract. Tssl I es 1) Access to Adams Parcel The proposed master development plan provides access to the Adams Family Limited Partnership tract through a "T" intersection with Bentley Avenue. Currently, the Adams Family Limited Partnership tract is zoned M1 (Light Industrial) District and is part of the Airport Business Center. The provision of a connection from the Morgaine Trace Subdivision to the Adams Family Limited Partnership tract is appropriate in the event that this tract is rezoned for residential use; therefore, a narrative should be incorporated onto the final master development plan to this effect. The narrative should account for the dedicated right-of-way area for this access, and stipulate that the connection will only be permitted should the adjoining property be developed for residential use. 2) Road Efficiency Buffer The proposed master development plan calls for the development of a 50 -foot road efficiency buffer along Front Royal Pike (Route 522 South). Front Royal Pike is classified as a primary arterial road, therefore, the requirement is for a 100 -foot full road efficiency buffer, or an 80 -foot reduced road efficiency buffer. The road efficiency buffer would allow for the development of a right turn lane on Front Royal Pike within the inactive portion. The final master development plan will need to account for this additional distance and will need to provide a typical section to demonstrate hov, the road efficiency buffer will be developed. 3) Environmental Disturbance The proposed master development plan calls for the disturbance of approximately five acres of environmentally sensitive features. This disturbance is the maximum allowed for areas of steep slopes and woodlands. The final master development plan will need Morgaine Trace Subdivision, MDP #01-00 Page 4 January 5, 2000 to delineate the areas of disturbance for steep slopes and woodlands to ensure consistency with the subsequent subdivision design plan. Furthermore, the final master development plan will need to identify the two acres of environmental features that are being placed into common open space to ensure consistency with the subsequent subdivision design plan. 4) Evendale School The Frederick County Rural Landmarks Survey identifies the Evendale School as a potentially significant historic feature. This structure was a one -room school until 1930 and became a residence in 1934. This structure is located to the southwest of the proposed Morgaine Trace Subdivision, on the opposite side of Front Royal Pike. The required road efficiency buffer should adequately mitigate any potential impacts that the Morgaine Trace Subdivision would have on this structure. STAFF CONCLUSIONS FOR 01-19-00 PLANNING COMMISSION MEETING: The proposed master development plan is consistent with the policies for suburban residential development as specified in the Land Use chapter of the Comprehensive Policy Plan. The overall gross density and general site layout are consistent with the requirements of the Zoning Ordinance and the Subdivision Ordinance. Several issues have been identified by staff which will need to be addressed on the final master development plan. 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. O:\Ag,ndas\COMMENTS\MDP'skMorgaineTmce.MDP.wpd 23 -. 245-161 r+ ! lJ See 21 �7 - ---- - Shenandoah I r+ - - Memorial -- Park c n D 5 l 4 36 ' 136A 258-97 q35 34 33eo B 251-51 A 2 248-205 c 36BI / 37 iviur Yul -UV Morgaine Trace Subdivision PIN: 64--2—C1 Produced by Frederick County Planning and Development, 01-05-00 jb 14 15 W E 18 - - '; . .- 17 :< - ---- -- ------------------ - V. 21 See 23 v -- . iS; ---- 21A ------ Z7 23 -. 245-161 r+ ! lJ See 21 �7 - ---- - Shenandoah I r+ - - Memorial -- Park c n D 5 l 4 36 ' 136A 258-97 q35 34 33eo B 251-51 A 2 248-205 c 36BI / 37 iviur Yul -UV Morgaine Trace Subdivision PIN: 64--2—C1 Produced by Frederick County Planning and Development, 01-05-00 jb Frederick County, Virginia Master Development Plan Application Package 4 APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title • -e'r C" r" MORGAINE TRACE SUBDIVISION ?. Owner's Name: _UIP'C'I in B. mccrij-poE :Se"l ComPPt--y 1),31 k o -T oX A L- 1 R a E. pt CcrgD LLQ- STP r ,v A I-a.6a a ►�, rn�c �rFSz . 1JA 2 aso¢ 3. Applicant Address: Phone Number: 4. Design Company: Address: Phone Number: Contact Name: s'ro-66A-o4-sa- S40— eK;z- 798o (Please list the names of all owners or parties in interest) CLRUS Bf� ��ri2C-�NWRY �NG-3Nc'fKING t5i wrrunv �rru u}� Wln�cHESze�.f (%R �a6oz 540 -4185 SAME as RWpucn/-T Page 11 Frederick County, Virginia Master Development Plan Application Package 5. C ��r AP77PnLICA+TI�ONT►�cont'd MASTL MER DIE"V rLOPMENT PLAN F%P..v+�sT d,'.,,•.;r:..-_ /41�P•�r_T Frt3hJ cjE EiC 5�r. F�� Location of Property: EAsr�o-F R©u.T-E 5aa, l.;t- MILE5 50(A-rH of F-pul-e 645✓ 0.34) rna-Es K;OKTH oV P-OuX 644- M1--- JL,,,1� Total Acreage: 38.1 7. Property Information: a) Property Identification Number (PIN): 64-- ;t - C! b) Current Zoning: R C) Present Use: At-P—JCU�,1VJPgL%kCCSIbEr4'iRL- d) Proposed Uses: RESrpEr�rr�L - 5lNGc� F�mtcY DeTfuHc-D UP -Doti e) Adjoining Property Information: SC -.E RT71<'tP UST oi: �r�o�► rzs� Property Identification Numbers Property Uses North South East West f) Magisterial District: SHRwN E IE S. Is this an original or amended Master Development Pian? 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 application. Signature: Date: Page 12 Frederick County, Virginia Master Development Plan Application Package s 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 2nd floor of the Frederick County Administrative Building, 107 North Kent Street. NAME ADDRESS / PROPERTY NUMBER Name �fl5ep4, 13v a-sk� o- r3Ox 2751 Address 11!,Mc(ory ZZ60 Property 4 'Robevi T. 13esf ef- uX 141 Viae Lc,vte 1nc.ke e ZZ (. p G4- (w)- 7-3 C.N.A- -Fu rncv Zo1 N/1itie LAKE \V1-%Ckesfe.- ZZ( -OZ 64 -((A.)) -D-4 HCArVC �• Crriwt e+- Ux Z1') Vivke Lcloc C C'51 C.- ZZ GO Canwc. i< • 1%Hce of CLIS 247 V-tiC LuNc \V1'AC est ✓ A ZZGOZ (-4T) - (') - ( Z) - ZS Se* ems �• Se�oK,e e� ux 261 Vinr LuHc \1%in ckcs + ,r VA Z:ZGOZ ('4 D- (((.)- (z) - z AIIdr✓ -Sv- e+ vx Z 7 7 V, is c L.« H e XJi c ✓ JJA ZZ 4r -b (Z)- Z3 Page IS Frederick County, Virginia Master Development Plan Application Package Name �OewtOS �- • C3 {�►h �vx Z E S V; LGHC Address 1✓rvec cr VA Z6.0 Property# G4DZZ Lam., l�� 12. 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