PC 05-03-00 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
MAY 3, 2000
7:00 P.M. 00R�' CALL TO ORDER TAB
1) April 5, 2000 Minutes ................................................. A
2) Committee Reports.............................................(notab)
3) Citizen Comments.................................................(no tab) 70
PUBLIC HEARING T85 _
4) Conditional Use Permit #07-00 of Gerald Stratford and Patti Burge for a Cottage
Occupation - Antique Storage and Preparation. This property is located at 1196 Hites (L
Road and is identified with Property Identification Number 84-A-31 in the Back Creek
Magisterial District.
(Ms.Lohr)........................................................... B
PUBLIC MEETING
5) Subdivision #04-00 of Dawson and Robann Riggleman for the subdivision of a 9.570 -
acre tract into three lots. The parcel is located at 1187 Longcroft Road and is identified hv
with Property Identification Number 64-A-44 in the Shawnee Magisterial District.
(Mr. Ruddy) .........................................................0
6) Waiver Request, submitted by Painter -Lewis, P.L.C., to permit a waiver of the
minimum driveway spacing requirement on primary and arterial highways, Section 165-29.
A. (4) Motor Vehicle Access, of the Zoning Ordinance. The property is located off of
Route 522 North, in the proximity of Sunnyside Plaza and is identified with Property
Identification Number 42 -A -198G in the Stonewall Magisterial District.
(Ms.Lohr).........................................................D
i
7) Other
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
This meeting was held in the Board Room of the Frederick County Administration Building at 107 North Kent
Street in Winchester, Virginia on April 5, 2000.
PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District, John R. Marker, Vice-Chairman/Back
Creek District; Gregory L. Unger, Back Creek District; John H. Light, Stonewall District; S.
Blaine Wilson, Shawnee District; W. Wayne Miller, Gainesboro District; George J. Kriz,
Gainesboro District; Roger L. Thomas, Opequon District; Richard C. Ours, Opequon
District; Gene E. Fisher, Citizen at Large; Sidney A. Reyes, Board Liaison; Vincent
DiBenedetto, Winchester City Liaison; and Jay Cook, Legal Counsel.
ABSENT: Robert A. Morris, Shawnee District;
STAFF PRESENT: Kris C. Tierney, Planning Director/Secretary; Evan A. Wyatt, Deputy Planning
Director; Michael T. Ruddy, Zoning Administrator; Christopher M. Mohn, Planner I1; Mark R. Cheran,
Planner I; and Renee' S- Arlotta, Clerk.
CALL TO ORDER
Chairman DeHaven called the meeting to order at 7:00 p.m.
MEETING MINUTES - FEBRUARY 15, 2000 and MARCH 1 2000
Upon motion made by Mr. Marker and seconded by Mr. Thomas, the minutes of February 15,
2000 were unanimously approved as presented.
Commissioner Kriz pointed out a correction on Page 486 ofthe March 1, 2000 minutes. Upon
motion made by Mr. Kriz and seconded by Mr. Miller, the minutes of March 1, 2000 were unanimously
approved with the correction.
Frederick County Planning Commission
Minutes of April 5, 2000 Page 494
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APPLICATIONS ACTION SUMMARY
Chairman DeHaven accepted the report for the Commission's information.
COMMITTEE REPORTS
Development Review & Regulations Subcommittee MRS) - 02/23/00 Mtg.
Commissioner Thomas, member of the DRRS, reported that the subcommittee discussed the
ordinance concerning wooded areas and steep slopes.
Transportation Committee - 04/04/00 Mtg.
Commissioner Kriz, Planning Commission's liaison to the Transportation Committee, reported
that the committee endorsed a request from the Sheriff's Department to submit a grant application for highway
safety funds in the amount of $15,000; they recommended the approval of the realignment of Route 522 South
using Alternative B, which is the Prince Frederick Drive connection to Routes 50 and 17; and finally, they will
be receiving two hard -surface road petitions for Ebenezer Church Road in Gainesboro District and Hollow
Road in Back Creek District.
Sanitation Authority (SA)
Commissioner Miller, Planning Commission's liaison to the SA, reported that the SA has
announced negotiation of a 70 -year agreement with Global Chemstone Corporation to extract water from
quarries at Clearbrook, Middletown, and Strasburg. He said that a second meeting was held to announce the
settlement of the Costello suit and, although some concessions were made, all the water in the south quarry is
now available to the citizens of Frederick County.
Winchester Planning Commission
Mr. Vincent DiBenedetto, Winchester City Planning Commission member, reported that the
biggest issue discussed by the Winchester City Planning Commission in the last month or so has been the
Frederick County Planning Commission
Minutes of April 5, 2000 Page 495
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concept of "shared parking" which is generally designed for older downtowns by encouraging the use of older
buildings.
PUBLIC HEARINGS
Conditional Use Permit #02-00 of T. Phillip Wilfong to operate a restoration consultant business. This
property, zoned RA (Rural Areas), is located at 514 Redland Road and is identified with P.I.N.18-A-18A
in the Gainesboro Magisterial District.
Action - Recommended Approval with Conditions
Mr. Mark R. Cheran, Planner I, read the background information and review agency
comments. Mr. Cheran stated that the applicant is currently operating as a home occupation and would like
to expand his business to service customers at this property. He explained that the business will be conducted
wholly within the principal dwelling, however, due to the applicant's desire to have a business sign, approval
as a cottage occupation is necessary.
Mr. T. Phillip Wilfong, President of R. W. Wilfong & Sons, said that his business specializes
in historic restoration. He explained that his office will be at this location but the work is done at other
locations. Mr. Wilfong had no problems with the conditions attached to his permit.
There were no citizen comments.
Based on the limited scale of the proposed operation, the Commission believed that the use
would not have a significant impact on any of the adjoining properties.
Upon motion made by Mr. Miller and seconded by Mr. Kriz,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Conditional Use Permit #02-00 of T. Phillip Wilfong to operate a restoration consultant business
at 514 Redland Road with the following conditions:
All review agency comments shall be complied with at all times.
2. No storage of any equipment associated with this business on the property.
Any proposed business sign shall conform to the cottage occupation sign requirement; the sign shall
not exceed four square feet.
4. Any change of use or expansion of the business will require a new conditional use permit.
Frederick County Planning Commission
Minutes of April 5, 2000 Page 496
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Conditional Use Permit #04-00 of Crystal and Robert Repine to operate an adult care residence in their
home. This property, zoned RP (Residential Performance), is located at 200 Riverdale Circle and is
identified with P.I.N. 56-4-2-8 in the Stonewall Magisterial District.
Action - Recommended Approval with Conditions
Mr. Mark R. Cheran, Planner I, read the background information and review agency
comments. Mr. Cheran stated that Mr. Repine has received a letter from the Department of Environmental
Quality granting a permit for domestic sewage discharge of less than or equal to 1,000 gallons per day and
authorizes discharge under the Virginia Pollutant Discharge Elimination System.
Commenting on the Repine's application whereby they desired to have six qualifying adult
residents, the Commission inquired if the applicants were aware of the major structural changes that are
required by the Building Inspections Department when increasing the number of residents from five to six.
Mr. Robert Repine, the owner and applicant, stated that they had been made aware of these
additional requirements and have decided to stay with a maximum of five qualifying residents, instead of six.
Commission members had numerous questions regarding the sewage disposal system. Mr.
Repine stated that, at this point in time, they are planning to use an engineer -designed system with three sand -
filter tanks which will discharge into a nearby creek. He said the tanks will be located in a wooded area and
only the tops of the tanks will be exposed. He reported that the closest neighbors are approximately 600' or
more from the tanks.
Members of the Commission inquired about the requirements controlling the aesthetic
disturbance of an on-site disposal system, since this is located within a residential district. There were also
concerns about discharge into the creek. The Staff reported that the County has chosen not to regulate the use
of alternative sewage disposal systems within the County and has no regulations that would govern the
aesthetics or operation. Staff reported that the County permits alternative sewage disposal systems and relies
on the State to determine if the system is appropriate and whether or not the site meets the necessary criteria
for installation and discharge. The staff also commented that there are numerous alternative sewage disposal
systems operating throughout the County.
A member of the Commission inquired of Mr. Repine if he was currently operating a
construction business from this site. Mr. Repine replied that he was. Mr. Repine said that he did store a dump
truck and a trailer in the rear of the site, but has since moved those vehicles to another location.
There were no citizen comments.
Mr. Light made a motion to approve the conditional use permit with an amendment to
Condition #3, to reduce the maximum number of qualifying adults from six to five. This motion was seconded
by Mr. Marker. The motion was approved by a majority vote, however, because some of the members still had
concerns about the alternative sewage treatment system.
BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend approval of
Conditional Use Permit #04-00 of Crystal and Robert Repine to operate an adult care residence at 200
Riverdale Circle in the Stonewall Magisterial District with the following conditions:
Frederick County Planning Commission
Minutes of April 5, 2000 Page 497
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All review agency comments shall be complied with at all times.
2. Health Department comments shall be addressed within 90 days of approval.
This assisted living facility shall be permitted to provide for a maximum of five qualifying adults.
4. No business sign will be permitted.
5. The applicant shall satisfy all licensing requirements of the Virginia Department of Social Services
and the County of Frederick.
6. Any change of use or expansion of the business will require a new Conditional Use Permit.
The vote on this recommendation for approval was as follows:
YES (TO APPROVE): Fisher, Kriz, Marker, Light, Unger, DeHaven
NO: Miller, Ours, Thomas, Wilson
Conditional Use Permit 905-00 of Timothy W. Johnson to operate a public garage with body repair.
This property, zoned RA (Rural Areas), is located at 4489 Martinsburg Pike and is identified with P.I.N.
33-A-92 in the Stonewall Magisterial District.
Action - Tabled for 60 Days
Mr. Mark Cheran, Planner I, read the background information and review agency comments.
He stated that the applicant proposes to build a three -bay, 60'X 60' garage to house his business and that all
repair work shall take place entirely within the enclosed structure. Mr. Cheran said that all exterior storage
of parts and equipment must be screened from view of surrounding properties by an opaque fence or screen
at least five feet in height and be adequately maintained.
Commission members had concerns about the number of inoperable vehicles that would be
permitted on the property; however, it was noted that under the Zoning Ordinance, inoperable vehicles are not
permitted in the RA (Rural Areas) Zoning District, unless they are completely screened from adjoining
properties or roadways.
A member of the Commission noted that body repair usually involves painting and this needs
to be environmentally controlled so that paint and fumes do not drift to adjoining properties. Staff replied that
the Fire Marshal and the Building Inspections Department has addressed this issue and it could be further
addressed during the site plan stage of development.
Members of the Commission suggested amendment of Condition #4 by specifying that no more
than five automobiles waiting repair shall be permitted "exterior to the structure." It was noted that the
Frederick County Planning Commission
Minutes of April 5, 2000 Page 498
proposed building was large enough to hold any additional vehicles waiting for repair on the inside, away from
the view of adjoining property owners.
Mr. Timothy W. Johnson, the owner and applicant, said that he was proposing to use an
environmentally -approved spray booth and sprinkler system. Mr. Johnson stated that since the soil consultant
he hired could not find a sufficient perc site, the Health Department recommended that he use a pump and haul
system. Mr. Johnson said that he is proposing a small business, employing his son, himself, and maybe one
other employee.
Commission members inquired if Mr. Johnson had received any comments from the church
and if the proposed operation would conflict with any activities at the church. Mr. Johnson replied that he
spoke with the pastor of the church and they will be using the facility four days a month, usually on Sundays,
and they do not have any other service. Mr. Johnson said that his hours will be from 9:00 a.m. to 5:00 p.m.
weekdays and should not conflict with any activities at the church. Mr. Johnson said that he tried to speak with
all his adjoining property owners about his plans for the business.
Chairman DeHaven called for public comments and the following persons came forward to
speak:
Ms. Darian Hahn, formerly Ms. Darian Brandt, an adjoining property owner at 4469
Martinsburg Pike, raised concerns about screening, ventilation of the spray booth, hours of operation, and
where the garage will be located on the lot.
Mr. Manuel C. DeHaven, an adjoining property owner at 4273 Martinsburg Pike, with his
daughter, Rhonda Lynch, came forward, not to protest the application, but to ask why the applicant was not
proposing to rezone the property instead of applying for a conditional use permit. Mr. DeHaven said that the
whole parcel is surrounded by commercial property. He commented that considering the type of operation
proposed, and the fact that there is no well or septic system, it would be better for the applicant to apply for
a rezoning rather than a conditional use permit.
Mr. Robert Hahn, husband of Ms. Darian Hahn who previously spoke, asked what types of
paints will be sprayed on the property.
Mr. Edward Brandt, resident at 4412 Martinsburg Pike, was concerned about the lack of
sewage capability for the property and fumes emanating from the property.
Mr. Timothy Johnson came back up to the podium and addressed the concerns ofthe adjoining
residents who spoke.
Members of the Commission shared concerns about the water and sewer issues that the
applicant had not yet had an opportunity to address; these issues would need to be addressed before the
operation could begin. Concern was raised about the significant investment the applicant is proposing to make
on the property with, at the moment, no water source and no sewage disposal potential. It was pointed out that
a conditional use permit could be revoked for any number of reasons at any point in time and is not a by -right
use. Commissioners believed there was a good argument for this property being rezoned, as opposed to
attempting this size and scope of operation on a conditional use permit.
Frederick County Planning Commission
Minutes of April 5, 2000 Page 499
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Commissioners asked Mr. Johnson if he would have a problem with a tabling ofthe application
for 60 days until he had an opportunity to address the issues concerning the water source and sewage disposal
and to also give him an opportunity to meet again with some of his neighbors. Mr. Johnson said that he would
not havc any problems with tabling of his application.
In addition, members of the Commission stated that if the conditional use permit is pursued,
a tenth condition should be added to state there will be no application of flammable finishes exterior to the
building and the hours of operation under Condition #7 should be changed to 9:00 a.m. to 5:00 p.m., Monday
through Saturday.
Upon motion made by Mr. Light and seconded by Mr. Wilson,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously table
Conditional Use Permit #05-00 of Timothy W. Johnson for a public garage with body repair for 60 days in
order for the applicant to explore some of the solutions to the issues that have been raised.
Conditional Use Permit #-06-00 of Lawrence W. Wallace, III for a cottage occupation for a gunsmith
shop. This property, zoned (RA) Rural Areas, is located at 1421 Adams Road and is identified with
P.I.N. 12-5-21 in the Gainesboro Magisterial District.
Action - Recommended Approval with Conditions
Mr. Mark R. Cheran, Planner I, read the background information and review agency
comments. Mr. Cheran reported that the business will be conducted in an accessory structure located in the
rear of the property, which is surrounded by natural wooded screening and buffers; the applicant proposes to
have five customers a month and operate three days per week; there will be no sales of firearms at the property;
and the applicant will not be testing any of the fire arms on the property.
Mr. Lawrence W. Wallace, Ill, the owner and applicant, explained that he assembles target
rifles for a regular clientele. Mr. Wallace stated that he is not open to the public and does not want to have a
sign for his business. He added that he does not test the assembled weapons on site.
Chairman DeHaven called for public comments and the following person came forward to
speak:
Mr. William Bowman, a neighbor residing at 1086 Adams Road, spoke highly of Mr. Wallace
and said he had no problems with Mr. Wallace's application for a cottage occupation for a gunsmith shop.
The Planning Commission had no issues with the proposal and based on the limited scale of
the proposed use, they believed it would not impact adjoining properties.
Upon motion made by Mr. Miller and seconded by Mr. Light,
Frederick County Planning Commission
Minutes of April 5, 2000 Page 500
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BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Conditional Use Permit #06-00 of Lawrence W. Wallace, III for a Cottage Occupation for a
gunsmith shop with the following conditions:
All review agency comments shall be complied with at all times.
2. No business sign will be permitted.
3. Any change of use or expansion of the business will require a new Conditional Use Permit.
Rezoning #01-00 of Powell's Plumbing to rezone 3.01 acres from B2 (Business General) to B3 (Industrial
Transition). This property is located on Windy Hill Lane (Rt. 1370), west of Front Royal Pike (Rt. 522),
and is identified with P.I.N. 64 -A -4G in the Shawnee Magisterial District.
Action - Recommended Approval
Mr. Christopher M. Mohn, Planner II, read the background information and the reviewing
agencies' comments. Mr. Mohn pointed out three potential issues associated with the proposed rezoning to 133:
First, the B3 zoning would allow the development of heavy commercial uses on the property which are typically
prohibited within the B2 Districts. Second, the B3 zoning has the potential for generating a greater amount
of truck traffic; and third, the high degree of visibility inherent with the location of the parcel may result in the
use of the site impacting the viewshed of the public right-of-way. Mr. Mohn stated that the zoning ordinance
requires the development of buffers and screening between properties zoned B3 and 132; therefore, the impact
on adjoining properties associated with the allowance of heavy commercial use development could be
adequately mitigated if the rezoning was approved.
Members of the Commission asked the applicant if he was prepared to address the issue of
the visual impacts of the development on the viewshed from the public right-of-ways. Another question raised
was whether or not the property would be impacted by the widening of I-81.
Mr. Jason Thomas with Greenway Engineering, the design -engineering firm representing the
applicant, stated that they were prepared to work with the Planning Staff during the site plan stage of
development in order to address visibility and other issues raised by the staff and Commission. Mr. Thomas
said that they received a response letter from VDOT with six comments, none of which expressed concern
about the I-81 widening. He did not believe VDOT's I-81 plans affected this property.
The Commission believed the proposed rezoning was consistent with the land use policies
described in the Comprehensive Policy Plan and the statement of intent in the Frederick County Zoning
Ordinance.
Upon motion made by Mr. Light and seconded by Mr. Ours,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Rezoning Application #01-00 of Powell's Plumbing to rezone 3.01 acres, identified with P.I.N.
Frederick County Planning Commission
Minutes of April 5, 2000 Page 501
64-A4G, from B2 (Business General) to B3 (Industrial Transition) with the stipulation that the applicant
adequately addresses the issues identified by the staff, in addition to any comments made by the Planning
Commission and Board of Supervisors.
Rezoning Application #02-00 of Adams Family Limited Partnership to rezone 35.396 acres from Ml
(Light Industrial) to RP (Residential Performance). This property is a part of the Airport Business
Center, Section II, and is accessible from Bentley Avenue via Front Royal Pike (Rt. 522) and is identified
by P.I.N. 64-A-40 in the Shawnee Magisterial District.
Action - Recommended Approval
Mr. Evan A. Wyatt, Deputy Planning Director, read the background information and review
agency comments. Mr. Wyatt pointed out several potential impacts associated with the residential development
of this parcel: First, the projected 479 vehicle trips per day generated will be directed through residential
subdivisions and, although VDOT has not indicated that the local street system is incapable of accommodating
the additional traffic, they have suggested that the intersection point may need to be relocated. Second, due
to the comments from the Winchester Regional Airport's Executive Director cautioning that existing flight
patterns will most likely create noise and visual impacts from aircraft, the Executive Director has recommended
that the applicant incorporate a disclosure of this activity within sales literature and property deed information
for future lot purchasers. Third, although the County's Capital Facilities Fiscal Impact Model has
demonstrated a negative fiscal impact for capital facilities needs, the applicant has proffered to limit the
development of the acreage and to provide a monetary contribution for each developed residential lot in an
amount that is consistent with the results of the Impact Model.
Mr, John C. Lewis, P.E. of Painter -Lewis, P.L.C., the design engineer for the project, stated
that this 35 acres is the same acreage referenced as "future residential area" on the original master plan for the
Airport Business Center, which was completed in 1988 and revised in 1996. He said that the applicants believe
this is the best use for this particular parcel.
Ms. Peggy Carter, a representative of the Chapel Hill Subdivision Homeowners Association,
stated that the residents are very concerned about the additional traffic that will be utilizing Bentley Drive and
the fact that VDOT has suggested that the access point through Chapel Hill may have to be relocated. Ms.
Carter said that, in addition, the residents are not happy with the idea of tree removal on the subject parcel
because the trees create a buffer from the noise coming from the airport and the Winchester Speedway.
Commission members were in agreement that the comments of the Winchester Regional
Airport's Executive Director, S. R. Manuel, in her letter of February 24, 2000, recommending that the
applicant incorporate a disclosure in sales literature and property deed information for future lot purchasers,
was indeed something that should be adhered to.
Members of the Commission were also in agreement in their desire to see curb, gutter, and
sidewalks incorporated within the proposed development. It was pointed out that the zoning ordinance requires
12,000 -square -foot lots or less to have curb and gutter; however, if the applicant decided to go with larger lots,
it would not be required. The staff suggested that it may be appropriate for the applicant to consider using the
proffer statement as a mechanism to ensure that the use of curb, gutter, and sidewalks, along with the
Frederick County Planning Commission
Minutes of April 5, 2000 Page 502
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disclosure regarding airport flight patterns, are realized in this development.
Mr. Lewis returned to the podium and stated that they have chosen to use the 12,000 square
foot lots because it is their intention for curb and gutter to be installed. He said that they have no problem
clarifying this in the proffer language. Regarding the concern about additional traffic, Mr. Lewis stated that
he believed Chapel Hill Road was not designed to carry much more traffic than the Chapel Hill subdivision
itself He believed that was the reason, during review of the Morgaine Trace Master Plan, that a note was
added stating access would be allowed to this 35 acres through the Morgaine Trace subdivision. Mr. Lewis
stated that the issue would need to be addressed at the site plan stage.
A member of the Commission commented that using the Capital Facilities Impact Model
calculations, the applicant's proffer covers approximately 60% of the impact per lot. Mr. Wyatt stated that
the Board of Supervisors has directed the staff to implement the model in this manner, which nets out to 50%
of the capital facilities fiscal impacts for public schools and parks and recreation and 100% of all others.
Upon motion made by Mr. Miller and seconded by Mr. Thomas,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Rezoning Application #02-00 of Adams Family Limited Partnership to rezone 35.396 acres from
M 1 (Light Industrial) to RP (Residential Performance) for single-family detached urban residential lots with
the stipulation that the development incorporates curb, gutter, and sidewalks and that a notation is recorded
on the deeds cautioning that existing flight patterns of aircraft using the Winchester Regional Airport will most
likely create noise and visual impacts.
(Note: Mr. Greg Unger abstained from this vote.)
PUBLIC MEETING:
Request for an exemption to the 50' right-of-way requirement of Section 144-31.C(3) of the Frederick
County Subdivision Ordinance by Thomas P. Martin for a two -lot subdivision. This property is located
on Valley View Drive, off Old Bethel Church Road (Rt. 608), and is identified with P.I.N. 41-A-9 in the
Gainesboro Magisterial District.
Action - Recommended Denial
Mr. Michael T. Ruddy, Zoning Administrator, reported that staff has received a request from
Ms. Betty Bowen of Re -Max Realty, on behalf of Mr. Thomas P. Martin, to gain an exemption to the 50' right-
of-way width requirement of the Subdivision Ordinance, Section 144-31.C(3). Mr. Ruddy explained that Mr.
Martin owns a 21.7 -acre parcel within a large -lot subdivision and access to the property is via a private road
system with an existing 30' right-of-way width which is owned by others. Mr. Martin is requesting that this
land division be exempt from the 50' requirement so that the existing right -of --way may be utilized.
Mr. Ruddy continued, stating that the request has not demonstrated that an unusual situation
exists and adherence to the regulations would result in substantial injustice or hardship. He said that the
Frederick County Planning Commission
Minutes of April 5, 2000 Page 502
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applicant has provided two letters from adjoining property owners stating that they are not willing to provide
additional land for the expansion of the right -of --way. Mr. Ruddy stated that the letters are inconsequential as
the ability exists on the Martin property to expand the right-of-way in this area. He added that the existing
right-of-way runs through six additional properties prior to connecting with Old Bethel Church Road.
Chairman DeHaven asked about the status of Upland Road. Mr. Ruddy replied that it is State -
maintained to the intersection with Valley View Drive.
Mr. Elliott Ritchie, Jr., the land surveyor for Mr. Martin, pointed out that Upland Road, which
comes off of Route 608, is a 40' -wide, State -maintained right-of-way. Mr. Ritchie said that a 1990 plat by
BM&G Investments dedicated an additional 30' -wide right-of-way across Lot 2A, (the first lot subdivided) that
adjoins this property; therefore, there exists a stretch from Lot 2A over to Mr. Martin's property, which is
approximately 700' and is a 30' wide right-of-way. He stated that a subdivision plat was approved by the
Countyon December 30, 1997 and, at that time, additional right-of-way across this property was not required.
Mr. Richie said that Mr. Martin is willing to put all of the 50' wide easement on his lot, if necessary; however,
the 30' -wide, 700' strip remains.
Chairman DeHaven called for any other public comments, however, no one came forward to
speak.
The Planning Commission believed that Mr. Martin had not demonstrated any effort to secure
the additional right-of-way across the 700' strip on Lot 2A.
Upon motion made by Mr. Ours and seconded by Mr. Thomas,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby recommend denial of the
request for an exemption to the 50' right -of --way requirement of Section 144-31.C(3) of the Frederick County
Subdivision Ordinance by Thomas P. Martin for a two -lot subdivision.
The vote on this recommendation was as follows:
YES (TO DENY): Light, Marker, Wilson, Thomas, Ours, Miller, Kriz, Fisher
NO: Unger, DeHaven
(Mr. Moms was absent from this meeting.)
Request for an exemption to the access requirements for major rural subdivisions of Section 144-31.B(2)
of the Frederick County Subdivision Ordinance by John E. Folds of Melbourne Properties, Inc. for a ten -
lot major rural subdivision. The proposed subdivision is located adjacent to the West Virginia State line,
in the vicinity of Route 522 North, and is identified with P.I.N. 2 -A -3A in the Gainesboro District.
Action - Tabled for 60 Days at the Applicant's Request
Frederick County Planning Commission
Minutes of April 5, 2000 Page 504
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Mr. Michael T. Ruddy, Zoning Administrator, stated that the staff received a phone call from
the applicant, just prior to this evening's meeting, who is requesting tabling of his request. Mr. Ruddy reviewed
the background information with the Commission.
Upon motion made by Mr. Wilson and seconded by Mr. Kriz,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously table the
above -referenced exemption request, at the applicant's request, for 60 days.
DISCUSSION ITEMS:
Proposed Amendment to the Frederick County Zoning Ordinance to permit Advertising Specialties -
Wholesale (SIC #5199) uses in the B2 (Business General) Zoning District.
No Action - Scheduled for Public Hearing
Mr. Christopher M. Mohn, Planner II, stated that a request has been submitted by Mr. Ralph
Beeman of Greenway Engineering, on behalf of TJC Enterprises (Signet Screen Services and Embroidery) to
amend the Zoning Ordinance to permit Advertising Specialties -Wholesale (SIC #5199) uses in the B2 (Business
General) Zoning District. Mr. Mohn said that the request was considered by the Development Review and
Regulations Subcommittee (DRRS) at their February 23, 2000 meeting, who recommended that this activity
be allowed as a permitted use. The DRRS further recommended that performance standards be adopted to
ensure that the scale and operation of such uses would remain consistent with the intent of the B2 District. Mr.
Mohn proceeded by reviewing the proposed amendment with the Commission.
A representative with Greenway Engineering, Mr. Claus Bader, stated that the proposed use
is a low -traffic generator, consisting mostly of automobiles with minimal truck traffic. The impetus for the
change is that Signet Screen, a local County business, has purchased a piece of property in a B2 District.
Through the site plan review process, it was determined that their use did not fall within the B2 Zoning District.
The Planning Commission believed the request was appropriate. The Commission instructed
the staff to proceed with advertising for public hearing.
OTHER
Committee Appointments - Northeast Land Use Study, CPPS, & DRRS
Chairman DeHaven stated that in light ofthe fact that the Commission has recently authorized
temporary committee members, several local citizens, from the area to be included in the Northeast Land Use
Study, have been invited to participate in the study. Chairman DeHaven formally appointed Mr. Thomas W.
Stephonson and Mr. Mark E. Stivers to the Comprehensive Plans and Programs Subcommittee (CPPS) for the
Frederick County Planning Commission
Minutes of April 5, 2000 Page 505
-13 -
duration ofthe Northeast Land Use Plan. Chairman DeHaven also appointed Ms. Diane S. Kearns as a citizen
member of the CPPS and Mr. Gary W. Dove as a citizen member of the Development Review and Regulations
(DRRS).
Discussion Regarding Revisions to the Wheatlands Master Development Plan #006-89 (tentatively re-
named "Shenandoah").
Mr. Kris C. Tierney, Planning Director, stated that the Dogwood Development Group of
Reston, Virginia has requested time on the Commission's agenda to present a concept for the redesign of the
Wheatlands property in southeastern Frederick County. Mr.Tierney said that the concept to be presented by
the Dogwood Development Group is for an "active adult and primary home community," tentatively to be
known as "Shenandoah." He said that preliminary discussions with the representatives of Dogwood
Development Group indicate that they will be seeking a number of amendments to the County's R5 (Residential
Recreational Community) Zoning, as well as the Subdivision Ordinance. He added that among other aspects
of the proposal, the developer desires to have private roads within a portion of their development, and desires
amendments to certain setback, buffering, and height regulations.
Mr. Charles W. Maddox, Jr. of G. W. Clifford & Associates, Inc., the design -engineering firm
for the Dogwood Development Group, introduced himself and the Dogwood Development Group
representatives, Mr. Ray Smith and Mr. Mark Helmer. Mr. Maddox and Mr. Smith presented the concept of
the development, how they planned to redesign the property, and the proposed road layout.
No action was needed or taken by the Commission at this time_
ADJOURNMENT
No further business remained to be discussed and the meeting adjourned at 10:30 p.m. by
unanimous vote.
Respectfully submitted,
Kris C. Tierney, Secretary
Charles S. DeHaven, Jr., Chairman
Frederick County Planning Commission
Minutes of April 5, 2000 Page 506
PC REVIEW: 05/03/00
BOS REVIEW: 05/24/00
CONDITIONAL USE PERMIT #07-00
GERALD STRATFORD and PATTI BURGE
Cottage Occupation - Antique Storage and Preparation
LOCATION: This property is located at 1196 Hites Road.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 84-A-31
PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas) District; Land Use:
Residential
ADJOINING PROPERTY ZONING & USE: Zoned RA (Rural Areas) Districts; Land Use:
Residential, Orchard, and Vacant
PROPOSED USE: Cottage Occupation - Antique Storage and Preparation
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: No objection to conditional use permit for this property.
Existing entrance is adequate for proposed use. However, should use ever expand in the
future, the entrance may have to be upgraded to VDOT minimum commercial standards.
Inspections Department: Existing building shall comply with the Virginia Uniform
Statewide Building Code and Section 311, Use Group S (Storage) of the BOCA National
Building Code/ 1996. Please submit a floor plan of the structure at the time of Change of Use
permit application. Please show the location of egress doors on the plan. Plumbing facilities
shall be accessible with 500 feet of the building.
Fire Marshal: Maintain emergency vehicle access at all times. Plan approval recommended.
Health Department: The Health Department conducted a walkover of the existing sewage
Stratford & Burge CUP
Page 2
April 21, 2000
disposal system on the property on 3/10/00 and found no problems with the system. As the
proposed use will not increase use on the system, the Health Department has no objection to
the Conditional Use Permit.
Planning and Zoning: This application is a request to allow a cottage occupation within an
accessory structure. Specifically, this cottage occupation would allow the applicants to store
their collection of antiques in an existing outbuilding. Minimal preparation work such as
cleaning and dusting will also be performed within the accessory storage building. Cottage
occupations are a permitted use in the RA (Rural Areas) Zoning District with an approved
conditional use permit.
The applicants buy antique furniture, clocks, and other items with the intention of re -selling
these items at auctions. Occasionally, a large moving van or truck would be utilized to
transport items to antique shows and auctions.
There will be no excessive noise or odor as a result of this cottage occupation. In addition,
there will be no retail element on the site.
Based upon the limited scale of the proposed operation, staff feels that the business could
operate without significant impact on the adjoining properties.
STAFF CONCLUSIONS FOR THE 05-03-00 PLANNING COMMISSION MEETING:
Approval of this conditional use permit would be appropriate with the following conditions:
1. All review agency comments shall be complied with at all times.
2. All storage and preparation work shall be accomplished inside a completely enclosed
structure.
Any expansion ofthe approved cottage occupation shall require anew conditional use permit.
0:\Agendas\COMMENTS\CUP's\2000\Stratford&Burge. CUP. wpd
MCDONALD
M NUE
WOODBINE
SCULLY BROWN
CUP #07-00
Gerald Stratford
& Patti Burge
PIN: 84—A-31
(all zoning is RA)
Produced by Frederick County Planning and Development, 4-20-2000
Submittal Deadline
P/C Meeting
BOS Meeting
APPLICATION FOR CONDITIONAL USE PERMIT
FREDERICK COUNTY, VIRGINIA
D 0
1. Applicant (The applicant if the owner other)
rt IX
ADDRESS: H
TELEPHONE" b-4 e-) 6 7
2. Please list all owners, occupants, or parties in interest of
the property:
t"ioN-)e
3. The property is located at: (please give exact directions and
include the route number of your road or street)
0. 4t.'rl 1,J
J �Y
4. The property has a road frontage of 4/0-6.5 feet and a
depth of i 1 oy, feet and consists of '�, ,�'r% acres.
(Please be exact)
5. The property is owned by mow' f--6 X _ C/k b r
as
evidenced b deed from e
Y �'S �J Y+T �oaa• �_�,r recorded
s (previous owner)
in deed book no. on page 3 L 7 , as recorded in the
records of the Clerk of the Circuit Court, County of
Frederick.
6. 14 -Digit Property Iden tif ication No. -31
Magisterial District
Current Zoning
7. Adjoining Property:
USE ZONING
Northm�
East H d M
South - '
West ,rt5E
8. The type of use propod is (consult with�,the Planping Dept.
before completing)
Sfa to P at
9. It is proposed that the following buildings will be
constructed: Alopj&
1.0. The following are all of the individUals, firms, or
corporations owning property adjacent to both sides and rear
and in front of (across street from) the property where the
requested use will be conducted. (Continue on back if
necessary.) These people will be notified by mail of this
application:
NAME C- I/ E S t.C? , LI,- IV O C L 5�e ADDRESS I L 6 Z 1)17'E2� 44�' _( %d;'IC4�A-)
PROPERTY ID# f7 4 32 -
NAM
2
NAME 5----e, ADDRESS
PROPERTY ID#
NAME (-- L) , �J &/$/7IGe ` ADDRESS
PROPERTY ID# y f -4 / -`:3 T
NAME
ADDRESS t 62 �• C}c�rE'Ii �� Yf
PROPERTY
ID#
NAME � kh�gt L, [I_«,- ADDRESS
PROPERTY IDI -
NAME ADDRESS
PROPERTY ID#
NAME ADDRESS
PROPERTY ID#
NAME ADDRESS
PROPERTY ID#
12. Additional comments,
if any:
y
I (we), the undersigned, do hereby respectfully make application
and petition the governing body of Frederick County, Virginia to
allow the use described in this application. I understand that the
sign issued to me when this application is submitted must be placed
at the front property line at least seven (7) days prior to the
first public hearing and maintained so as to be visible until after
the Board of Supervisors' public hearing. Your application for a
Conditional Use Permit authorizes any member of the Frederick
County Planning Commission, Board of Supervisors or Planning and
Development Department to inspect your property where the proposed
use will be conducted.
Signature of Applicant
Signature of Ownerd!
G�
e
Owners' Mailing Address ji
Owners' Telephone No. - }�(� l --c ll
TO BE COMPLETED BY ZONING ADMINISTRATOR:
USE CODE:
RENEWAL DATE:
,
V
a �
OF Tf�E G ANO OF i`
a
�i'EO GlOiV Ois T- F.4EOER/c',4� CO. L��4.
1✓iz C.SiE�s j' G".-� , f�rq A�/O SUR✓EYOR
1
PC REVIEW: 05-03-00
BOS REVIEW: 05-24-00
Subdivision Application #04-00
DAWSON AND ROBANN RIGGLEMAN
LOCATION: The property is located at 1187 Longcroft Road.
MAGISTERIAL DISTRICT: Shawnee
PROPERTY ID NUMBER: 64-A-44
PROPERTY ZONING & PRESENT USE: RP (Residential Performance) District; Land Use:
Residential
ADJOINING PROPERTY ZONING & USE: MI (Light Industrial) and RP (Residential
Performance) District; Land Use: Residential and Vacant.
SUBDIVISION SPECIFICS: Subdivision of a 9.570 -acre tract into three lots.
REVIEW AGENCY COMMENTS:
Department of Transportation: No objection to the subdivision of this property. Before
development, this office will require a complete set of construction plans for review. Entrances will
have to be constructed to VDOT minimum standards to allow for safe egress and ingress of the
property.
Sanitation Authority: No comment.
Fire Marshal: Plan approval recommended; no additional comments.
County Engineer: We offer no comments at this time. Therefore, we recommend approval of the
subject subdivision plan.
Subdivision #04-00, R.iggleman
Page 2
April 24, 2000
Planning and Zoning:
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.
StaffReview
This land parcel is located immediately south of the Bufflick Heights Subdivision and appears to be
a residual parcel around which the above-mentioned residential area developed. It is also bordered by
property that is zoned M 1 and owned by the Adams Family Limited Partnership. The Adam's property
has a pending rezoning application with Frederick County. As you are aware, the Planning
Commission recommended approval of this rezoning application which would change it to a
Residential Performance classification. At time of press, the Board of Supervisors has yet to consider
this request. Located to the south of the proposed subdivision is the Chapel Hill residential
development.
The application proposes a three -lot subdivision. Two of the proposed lots, lots 1 and 2, comply with
the dimensional requirements of the single family detached traditional housing type, in particular, the
minimum lot size of 15,000 square feet. Lot 3 generally meets the requirements of the single family
rural traditional housing type. In particular, as it is not on public water and sewer. It should be noted
that Lot 3 contains an existing residence. All lots have frontage onto Longroft Road. However, a
private driveway between lots 48 and 49 of the Bufflick Heights subdivision also provides access to
the residence located on Lot 3.
The subdivision as submitted, generally, satisfies the requirements of the Subdivision Ordinance. As
you are aware, the Board of Supervisors, upon recommendation of the Planning Commission, may
allow variations in or exceptions to the provisions of the Subdivision Ordinance in cases of unusual
situations.
STAFF RECOMMENDATION FOR 05/03/00 PLANNING COMMISSION MEETING:
Staff recommends approval of this subdivision application, contingent upon the applicant's satisfying
all review agency comments. In addition, any future subdivision of this property should require a
Master Development Plan.
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PC: 05-03-00
BOS: 05-24-00
APPLICATION AND CHECKLIST
SUBDIVISION
330 /� FREDERICK COUNTY VIRGINIA
Date: ` ` Application #-D4Fee Paid
Applicant/Agent: 1K AfLTZ G FaE7/z
Address: 3rJ 43 �sT �aScR�S �,�1 `3
wincq 01
Phone: S 4-0' ff6 -7' 7jZ
Owners name: 124wSo,J w. SjL,, -4- R pT-.�A PJ4
Address: 11677oN - "F T T. -cm Ari>
W I,Jcht-e-57-�-IZ_. \/A ZZ G o -z-
Phone:
-
Phone: G 6, -7 - 3 28
Please list names of all owners, principals and /or majority
stockholders:
�ft-4.rSo 4 W . 2 t CTCrc G1A
Q�3f�ntrl
C. iz 1 4G-C.�J►'1,4tS
Contact Person: /vIXE- AR -T -Z.
Phone: CDS -7 - '3Z'33
Name of Subdivision: -P1�65Lan4 6 -t-L- frh L
IZI C, 4 LrEA4 4N # I a A G.
R:J CJ -
Number of Lots 3 Total Acreage
G,4107VOP Tt� 04WSo M W,
C�. 5 -/-
Property Location: 1 I $-] Lot i C o FT 7 bA:Q>
(Give State Rt.#, name, distance and direction from intersection)
Magisterial District 5 H A -W N E'E
Property Identification Number (PIN))
0
Property zoning and present use:
t l , re.5 t of es,, c- c,
Adjoining property zoning and use: i2 P ,
Has a Master Development Plan been submitted for this project?
Yes No
If yes, has the final MDP been approved by the Board of
Supervisors?
Yes No
What was the MDP title?
Does the plat contain any changes from the approved MDP?
Yes No
If yes, specify what changes:
Minimum Lot Size (smallest lot) l5, ()q-7
Number and types of housing units in this development:
Number 3
Types StnW lC-
E
REBAR FOUND UNLESS 0 NOTES:
OTHERWISE NOTED
�Q18NT�d'yd�td
I. BOUNDARY SHOWN HEREON WAS DETERMINED BY A FIELD RUN SURVEY
POINT 0 y,Nua 0PERFORMED BY EMU do ASSOCIATES ON OCTOBER 23, 1998.
2. THIS PLAT IS SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
3. LOTS 1 & 2 ARE TO BE SERVED BY COMMUNITY WATER & SEWER.
t C� i` LOT 3 HAS EXISTING SEPTI: & WATER.
4. ALL EXISTING STRUCTURES (NOT SHOWN) MEET SETBACK REGULATIONS
U MICii,�tL.h�I.ISSi REGARDING THE NEW DIVISION LINES.
►1 4. UNDERGROUND UTILITIES, IF ANY, ARE NOT SHOWN.
1
LOf'0511� 5. OTHER RIGHTS—OF—WAYS OR EASEMENTS, IF ANY, ARE NOT SHOWN.
t No. 6. H.U.D. FLOOD ZONE T* — AREA OF MINIMAL FLOODING.
7. BUILDING RESTRICTION LINES FOR LOTS 1 do 2 ARE: 35 FRONT, 25 REAR, 10 SIDE.
097 15,999 fd- 8' TOTAL AREA IS 9.570 ACRES.
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4s 46 47 49 00 SET STONE
1 j 46 FOUND
s
AVAM5 FAMILY
L LIMI>�171'ARTI�RSNI!'
POW J. &
JEAN P. L14MR
64 A -4I05
208/169
VIVI510N of the
I°I2OMRTY COMMYW to
8.Ac:;6 Ae— 64-A-40 826/4-19
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64-A-42 478/ 644
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ROPAN N C, RI66L E� MAN
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5 b1MEr 5-152M000r,1 FIMMt21CK COLINlY,, VIRGINIA
PROJECT J985193
JR, &
Bbert .a id Associates
m IL A= aa. 1N.00lat.. Ltd. Como
em
Um slfaw UM KAMM
35 w BOSUM SREET oEv+a�PiilR
M1NG16R M VA 22e01-4740
YL 0!0 -eel-= FAX Slo-eel-91ae
1011 FREE 1 -e00 -lee -7320
UNE
BEARING
I DISTANCE
L1
N 8T45'Olr
E
92.00'
L2
N 89'45'0
E
50.56-
L3
N 89'45'0
E
3.74'
L4
S 81'45'OT
E
78.30'
L5
S 08'15'0
W
200.00'
LS
S 81'4510
E
508.40'
L7
N 75'5510
E
559.50'
L8
N 51'55'0
E
105.00'
L9
N 12'58'0
E
203.30'
L10
S 38'18'3
E
404.15'
L11
S 5701'5
W
618.97'
L12
N 80`59'007
W
1201.95'
L13
N 00°15'0
W
128.10'
L14
N 89'45'0
E
100.00'
L15
N 00'15'0
W
200.00'
L16
S 08'15'0
W
191.97'
L17
S 80'42'01
W
84.43'
L18
S 0815'0
W
199.45'
L19
S 81'45'0
E
80.00'
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
To: Frederick County Planning Commission
From: Amy M. Lohr, Planner I i#
Subject: Trex Center Office Building One - Minimum Driveway Spacing Waiver Request
Date: April 24, 2000
Nature of request.
The Planning Commission has received a request from Mr. John Lewis, on behalf of the above
referenced development, to permit a waiver of the minimum driveway spacing requirement on primary
and arterial highways, Section 165-29. A. (4) Motor Vehicle Access, of the Zoning Ordinance. This
section specifies that new driveways be placed 200 feet from existing driveways and intersections on
roads with a posted speed limit in excess of 35 m.p.h. Route 522 North is classified as a primary road
on the County's Eastern Road Plan. Additionally, this section of North Frederick Pike has a posted
speed limit of 45 m.p.h. Therefore, a minimum spacing of 200' is required between the proposed Trex
entrance and existing driveways. The proposed Trex entrance is approximately 91' from a residential
driveway to the south. Hence, it is necessary to determine if a waiver of the minimum spacing
requirement is acceptable.
Planning Commission authority:
Pursuant to Section 165-29B(1) of the Zoning Ordinance, the Planning Commission may allow other
means of motor vehicle access which do not meet the requirements of this section. Such means may
involve the use of entrances which physically limit or restrict left turns, methods which ensure one-
way travel, or other methods.
Method of alternative means of access:
The proposed Trex driveway has been aligned with the principal entrance to Sunnyside Plaza. This
107 North Kent Street • Winchester, Virginia 22601-5000
Trex Waiver Request
Page 2
April 24, 2000
crossover alignment is encouraged by the zoning ordinance and provides the most efficient and safe
means of access to and from the site. Additionally, limited median crossovers on this portion of Route
522 make the driveway location a logical choice. Locating the proposed Trex driveway further north
would create excessive U-turns from the existing crossover. Both right- and left-hand turn lanes are
provided to ensure adequate deceleration time approaching the existing crossover.
Staff conclusion:
The Planning Commission has the authority to allow other means of access that do not meet the
requirements of the Zoning Ordinance when methods of controlling motor vehicle access that promote
safe and convenient access to and from the site are implemented. Alignment with the existing
shopping center entrance, coupled with the provision of left-hand turn lanes from 522 South, provides
an alternate means of circulation which is suitable for the site. The proposed driveway configuration
appears to be the safest circulation pattern for vehicles entering the site from both the north and
southbound lanes of Route 522.
UI o
Attachment
UAAmy\Common\PC Memos\Trex Center Office -waiver request.wpd
PAINTER-LEWIS, P.L.C.
CONSULTING ENGINEERS
302 South Braddock Street, Suite 200
Winchester, VA 22601
12 APRIL 2000
Ms. Amy Lohr
Frederick County Department of Planning and Development
107 North Kent Street
Winchester, VA 22601 `
Re: TREX CENTER
Dear Amy:
tel.:
(540)662-5792
fax.:
(540)662-5793
email:
paintlew@mnsinc.com
The site development plans for the Trex Center on Route 522, require the construction of an entrance in
alignment with the entrance to the Sunnyside Plaza. This location is in violation of Section 165-29-A-4,
which requires a separation of driveways of 200 feet on roads with posted speed limits in excess of 35
MPH. The existing driveway entrance to the property directly adjacent and to the south will be
approximately 91 feet from the proposed entrance. The adjacent property is in the name of MPN Realty,
Inc_ By way of this letter, I am requesting a reduction in the driveway spacing from 200 feet to 90 feet.
If you have any questions, please call me.
JobfyC. Lewis, P.E., C.L.A.
Cc: R. Bell
file: 0002004
i
APR 14 2000
DEPT. OF PLAN NING/DEVELOPMENT
PAINTER-LEWIS, P.L.C.
Aw;.
04/24/00 11:03 FAX 15406625793 PAINTER LEWIS
TREX CtNl=ER,
FREDERICK COUfM, VIRGINIA
i
TREX
NOT TO SCALE
PAINTM L , P.LC.
02 5. MMOO= ,1'.. MM 20C
YANCHESTEA, 'ARt INLA 225D1
TELEPHONE540) dal -3792
FACSIMILE 540) C82-5793
r.�
ADARS-NELSON & ASSOCTATES
401 PM&ILM CCURf
MNChESTR, MRCINIA 22M2
AFR1L 21. 2000 TFJ- M7-2+24
VE )
FACMMILE M7-4441