PC 06-03-98 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
JUNE 3, 1998
7:00 P.M. CALL TO ORDER TAB
1) May 6, 1998 Minutes ................................................ A
2) Bi -Monthly Report .................................................. B
3) Committee Reports ................................................ .(nn tnhl
4) Citizen Comments ................................................ .(no tab)
PUBLIC HEARING
5) Conditional Use Permit #002-98 submitted by Roy R. Beatty, to operate a public garage
with body repair. This property is located at 621 Mines Mill Road, and is identified with
Property Identification Number 84 -A -27C in the Back Creek Magisterial District.
(Mr, Lawrence) .................................................... C
6) Rezoning #009-98 of Allied Wood Products, submitted by Painter -Lewis, P.L. C., to rezone
13.96 acres from RA (Rural Areas) to M1 (Light Industrial) Zoning District. This property
is located at 2546 Martinsburg Pike, and is identified with Property Identification Numbers
44-A-41 and 44-A-42 in the Stonewall Magisterial District.
(Mr. Wyatt) ....................................................... D
PUBLIC MEETING
7) Subdivision Waiver Request by Mr. David Hicks, to allow for the creation of a 2.2 -acre
lot in the RA (Rural Areas) Zoning District. This parcel is identified by Property
Identification Number 20 -A -32A and is located on Light Road (Route 685) in the
Gainesboro Magisterial District.
(Mr. Lawrence) .................................................... E
DISCUSSION ITEM
8) Discussion of the Winchester Area Transportation Study (WATS)
(Mr. Ruddy) ....................................................... F
9) Other
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 May 6, 1998.
PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; John R. Marker, Vice-Chairman/Back
Creek District; John H. Light, Stonewall District; S. Blaine Wilson, Shawnee District; Robert A. Morris,
Shawnee District; Marjorie H. Copenhaver, Back Creek District; W. Wayne Miller, Gainesboro District; Terry
Stone, Gainesboro District; Roger L. Thomas, Opequon District, Richard C. Ours, Opequon District; George
L. Romine, Citizen at Large; and Jay Cook, Legal Counsel.
ABSENT: Robert M. Sager, Board Liaison; and Vincent DiBenedetto, Winchester City Liaison.
STAFF PRESENT: Kris C. Tierney, Director; Evan A. Wyatt, Deputy Director; Eric R. Lawrence, Zoning
Administrator; and Renee' S. Arlotta, Clerk.
CALL TO ORDER
Chairman DeHaven called the meeting to order at 7:00 p.m.
MEETING MINUTES - April 1, 1998 & April 15,1998
Upon motion made by Mr. Romine and seconded by Mr. Thomas, the minutes of April 1, 1998
were unanimously approved as presented.
Upon motion made by Mr. Marker and seconded by Mr. Thomas, the minutes of April 15, 1998
were unanimously approved as presented.
Frederick County Planning Commission
Minutes of May 6, 1998 Page 198
-2 -
BIMONTHLY REPORT
Chairman DeHaven accepted the Bimonthly Report for the Commission's information.
COMMITTEE REPORTS
Development Review & Regulations Subcommittee (DRRS) - 04/23/98 Mtg.
Mr. Thomas reported that the DRRS discussed the new design standards and how to approach
revising the amendment proposal that was not approved. He said the DRRS also discussed the steep slope
requirements and the proposed tree ordinance.
Historic Resource Advisory Board (HRAB) - 04/21/98 Mtg.
Mr. Robert Morris reported that the HRAB reviewed a rezoning request from Allied Wood
Products, located on Old Charles Town Road (Route 76 1) approximately 600' east of Route 11 North and
bordering on the Stephensons Depot area. He said that buffering issues to preserve view sheds were primarily
discussed.
Sanitation Authority (SA) - 04/98 Mtg.
Mrs. Copenhaver reported that the SA will soon be raising connection fees. She also reported
that the SA will be sending bimonthly bills instead of quarterly bills and those will be mailed in letter -sized
envelopes rather than as postcards.
PUBLIC HEARINGS
Rezoning Application #007-98 of IDG, L.C., submitted by Painter -Lewis, P.L.C. to rezone 1.0 acres from
B1 (Neighborhood Business) to B2 (Business General) District, and 2.58 acres from RA (Rural Areas) to
B2 (Business General) District. This property is located on the east side of Front Royal Pike (Rt. 522),
0.72 miles south of Millwood Pike (Rt. 50), and is identified with P.I.N. 64B -A-30 in the Shawnee
Magisterial District.
Action - Recommended Approval
Frederick County Planning Commission
Minutes of Mav 6, 1998 Page 199
-3 -
Mr. Evan A. Wyatt, Deputy Director, read the background information and review agency
comments. He advised that Front Royal Pike has been improved to a five -lane condition in this area to
accommodate additional traffic growth. Mr. Wyatt stated that the applicant has proffered the dedication of land
that will assist in the development of a major collector road to connect Front Royal Pike to Millwood Pike; the
applicant has proffered to develop a buffer along the B 1 District properties that are used for residential purposes;
and, the applicant has proffered a monetary contribution to mitigate the capital costs for the Greenwood Fire and
Rescue Company that is consistent with the results of the Capital Facilities Impact Model. Mr. Wyatt concluded
by stating that the staff believed the request to rezone the 3.58 -acre tract to B2 is appropriate and the applicant
has attempted to mitigate potential impacts through the use of the proffer statement.
Mr. John Lewis with Painter -Lewis, P.L.C., the design engineering firm representing this
application, stated that infrastructure is in place to accommodate the rezoning and 350' of frontage along Route
522 is available for the 3.5 -acre tract. Mr. Lewis believed this would be the first of several rezonings in this area
that will be brought before the Commission.
There were no public comments.
No issues of concern were raised by the Commission.
Upon motion made by Mr. Morris and seconded by Mr. Romine,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Rezoning Application 4007-98 of KDG, L.C., submitted by Painter -Lewis, P.L.C., to rezone 1.0
acres from B1 (Neighborhood Business) to B2 (Business General) and 2.58 acres from RA (Rural Areas) to B2
(Business General) with the proffers submitted and contingent that all review agency comments are addressed.
Rezoning Application #008-98 of Oakcrest Builders, Inc., submitted by G. W. Clifford and Associates, Inc.
to rezone 25 acres from B2 (Business General) to RA (Rural Areas) District. This property is located at
the southwest quadrant of the intersection of Millwood Pike (Route 50) and West Parkins Mill Road
(Route 644); and is identified with P.I.N. 77-A-26 in the Shawnee Magisterial District.
Action - Recommended Approval
Mr. Evan A. Wyatt, Deputy Planning Director, stated that the applicant did not submit a proffer
statement for this rezoning application. Mr. Wyatt said that a proffer statement was submitted with the approval
of Rezoning Application #023-89 of Oak -crest Builders, Inc. on January 10, 1990 which contained eight
conditions. He stated that the County Attorney did not feel any addendums to the previous proffer statement
containing the eight conditions was necessary, based on this proposal. Mr. Wyatt continued, stating that the
purpose of this rezoning is to create a five -acre lot for the existing residential structure. He explained that the
proposal will not create additional impacts from this property because the five acres cannot be further subdivided
for additional residences. He said that staff believes the rezoning is appropriate provided that the dedication of
land along West Parkins Mill Road (Route 644) for future right-of-way improvements, as stated in Condition # 1
of the Rezoning Application #023-89 proffer statement, is provided during the platting process for the future
five -acre lot.
Frederick Countv Planning Commission
Minutes of Mav 6, 1998 Page 200
-4 -
Mr. Stephen M. Gyurisin with G. W. Clifford & Associates, Inc., the design engineering firm
representing this rezoning, was available to answer questions from the Commission.
Commission members inquired if the existing residence had an operative septic system. Mr.
Gyurisin replied that it did. Mr. Gyurisin said that Inspector Doug Dailey of the Health Department inspected
the septic system and found it to be in good operation.
No other areas of concern were raised by the Commission.
There were no public comments.
Upon motion made by Mr. Wilson and seconded by Mr. Morris,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Rezoning Application 4008-98 of Oakcrest Builders, Inc., submitted by G. W. Clifford & Associates,
Inc., to rezone 2.5 acres from B2 (Business General) to RA (Rural Areas) contingent that all review agency
comments are addressed.
PUBLIC MEETING
Master Development Plan #002-98 of the Coca-Cola Bottling Facility, submitted by Central Coca-Cola
Bottling Company, for the development of a 63.5052 -acre tract to operate a bottling facility. This
property is located west of the intersection of Shady Elm Road (Rt. 651) and Apple Valley Road (Route
652) and is identified with P.I.N.s 63-A-58 and 63-A-59 in the Back Creek Magisterial District.
Action - Recommended Approval
Mr. Evan A. Wyatt, Deputy Planning Director, read the background information and review
agency comments. Mr. Wyatt stated that the applicant has proposed to disturb the entire 0.06 acres of man-made
steep slope on this property to accommodate the construction of the regional stormwater management facility and
the earth berm along Apple Valley Road. He said that staff believes the disturbance of this area of steep slope
is necessary and will benefit this site and adjoining properties through enhanced stormwater management, and
staff would encourage the Commission to forward a favorable recommendation of this waiver to the Board. Mr.
Wyatt also stated that the County Engineer has commented that the applicant should provide for stormwater
management easements to accommodate the lots within the second phase during the master development plan
process. He said that staff believes this information could be demonstrated on the drawing or provided in
narrative form, if locations for these easements are not known at this time.
Mr. Steve Patton with Triad Engineering; the engineering firm representing the applicant, was
available to answer questions from the Commission.
Chairman DeHaven called for public comment and the following person came forward to speak:
Mr. Lou Bernard with the Bank of Middleburg, the trustee of the Grim Estate, wanted to be
Frederick County Planning Commission
Minutes of Mav 6, 1995 Page 201
INE
assured that approval of the master development plan would not negate his company's right to review and come
to an agreement on the off-site drainage easement issue.
Members of the Commission inquired if there were discussions regarding the signalization at
Routes 651/652 and whether the applicant would participate financially if signalization was warranted. Mr.
Wyatt responded that according to the proffer statement submitted at rezoning, the signalization issue would be
examined and potentially resolved at the site plan review stage; he said that it was agreed that if signalization was
warranted at the intersection of Route 11 and Route 652, that Coca-Cola Bottling Company would participate
financially.
Mr. Morris, the Planning Commission's liaison to the Historic Resources Advisory Board,
commended the representatives of the Coca-Cola Company for their willingness to work with the HRAB in
discussing issues such as viewsheds and their willingness to work with the HRAB on buffering and screening.
Mr. Morris said that the Coca-Cola Company was very amenable to everything the HRAB suggested.
Upon motion made by Mr. Light and seconded by Mr. Wilson,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Master Development Plan Application #002-98 of the Coca-Cola Bottling Facility, submitted by the
Central Coca-Cola Bottling Company, Inc., for the development of a 63.5052 -acre tract to operate a bottling
facility, with a waiver of the maximum disturbance requirement for steep slopes to accommodate the construction
of the regional storm water management facility and earth berm along Apple Valley Road, that the storm water
management issues be addressed on the site development plan, and that all staff, review agency, Planning
Commission, and Board of Supervisors comments be adequately addressed.
Request for Exemption from the Subdivision Ordinance Requirements, submitted by Benjamin M. Butler,
for the possible exemption of the 50' right-of-way requirement to create a family lot division on Long
Green Lane. The parcel is presently owned by Glynell Little Headley and is identified by P.I.N. 42-A-256
in the Gairesboro Magisterial District.
Action - Recommended Approval
Mr. Wilson said that he would abstain from participation in the discussion and the voting of this
item, due to a possible conflict of interest.
Mr. Eric R. Lawrence, Zoning Administrator, stated that the staff had received a request from
Benjamin Butler, on behalf of Glynnell Little Headley, to gain an exemption to the 50' right-of-way width
requirement of the Subdivision Ordinance. Mr. Lawrence said that Ms. Headley owns approximately 65 acres
just northwest of James Wood High School and she desires to convey 5.36 acres along Long Green Lane to her
granddaughter, Gina Headley Wilson, and son-in-law, Troy Wilson, through a family division lot. Mr. Lawrence
explained that Long Green Lane is a private road with a variable right-of-way.
Mr. Lawrence stated that the Subdivision Ordinance requires that lots be created with a
minimum 50' right-of-way width. He said that as Long Green Lane is an existing 15'-20' right-of-way across
property owned by others, the request asks that the Board of Supervisors exempt this land division from the 50'
Frederick County Planning Commission
Minutes of May 6, 1998 Page 202
-6 -
requirement, so that the existing 15'-20' right-of-way may be utilized. Mr. Lawrence said that based on the
location of this land division, the nature of the surrounding properties, and the fact that it is a family division lot,
the staff feels the request is reasonable.
Mr. Headley was present to answer questions from the Commission. Mr. Headley said that it
was not possible to obtain the required 50' right-of-way from adjoining property owners.
Mrs. Glynnell Little Headley was also present to voice her endorsement of the request.
Planning Commission members stated that the Headleys will be faced with this same issue again
with any future land divisions. The Headleys were willing to include a notification on the deed, warning of the
perpetual consequences of the lack of a right-of-way. Commission members stated that the notification should
state in particular that the road could never be brought up to State standards to be included into the State's
system, in its existing format. The Planning Commission's concern was that if the land would pass out of the
family at some point in the future, a prospective purchaser should be aware of the situation.
Upon motion made by Mr. Light and seconded by Mr. Thomas,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of the request for exemption from the 50' right-of-way requirement of the Subdivision Ordinance in
order to create a family lot division on Long Green Lane by Glynnell Little Headley with the stipulation that a
note be attached to the deed explaining the situation with the right-of-way.
(Note: Mr. Wilson abstained from this vote.)
ADJOURNMENT
unanimous vote.
No further business remained to be discussed and the meeting adjourned at 7:35 p.m. by
Respectfully submitted,
Kris C. Tierney, Secretary
Charles S. DeHaven, Chairman
Frederick Countv Planning Commission
Minutes of Mav 6, 1998 Page 203
BIMONTHLY REPORT OF PENDING APPLICATIONS
(printed May 21, 1998)
A li ca n n
PP
c o ewl
Y
submitted.
REZONING:
Allied Wood Products
(REZ X009-98)
Stonewall
13.96 ac from RA to B2
Location:
Old Charles Town Rd. (Rt. 761), ap2rox. 600' east of Rt. 11.
Submitted:
05/08/98
PC Review:
06/03/98
BOS Review:
07/08/98 - tentatively scheduled
Oakcrest Builders, Inc.
(REZ #008-98)
Shawnee
2.5 acres from B2 to RA for the
creation of a 5 -ac. single-family lot
Location:
Southwest comer of Rt. 50 East & Parkins Mill Rd. (Rt. 644)
Submitted:
04/10/98
PC Review:
05/06/98 - recommended approval
BOS Review: J-
05/27/98
K.D.G., L.C. (REZ #007-98)
Shawnee 1.0 ac. from B1 to B2 &
2.58 ac. from RA to B2
Location:
East side of Route 522, 0.72 miles south of Route 50
Submitted:
03/31/98
PC Review:
05/06/98 - recommended approval w/ proffers
BOS Review:
05/27/98
MASTER DEVELOPMENT PLANS:
Briarwood Estates (MDP 003-98)
Stonewall
1 230 sf dwellings on 90.64 ac. (RP)
Location:
East side of Greenwood Rd. (Rt. 656), midway betwn Senseny &
Valley Mill Rds.
Submitted:
04/21/98
PC Review:
05/20/98 - recommended approval
BOS Review:
06/10/98
11 Subd. Admin. Approved:
Pending
Central Coca-Cola Bottling
Back Creek
Light Industrial use on 63.5052 ac.
Facility (MDP #002-98)
Northwest corner of the Rt. 11N/ Rt. 668 intersection
parcel (pending rezoning approval)
Location:
West of Shady Elm Rd. (Rt. 651) & Apple Valley Rd. (Rt. 652)
04/15/98 - recommended approval
intersection
Submitted:
04/10/98
PC Review:
05/06/98 - recommended approval w/ steep slopes disturbance waiver
& stormwater mgt. issues addressed at site plan stage
BOS Review:
05/13/98 - approved w/ steep slopes disturbance waiver & storm -
water mgt. issues addressed at site plan stage
Admin. Approved:
pending
Zeigler Mechanical
(MDP #001-98)
Stonewall
Mfg./Office on 25.185 ac. (MI)
Location:
Northwest corner of the Rt. 11N/ Rt. 668 intersection
Submitted:
03/23/98
PC Review:
04/15/98 - recommended approval
BOS Review:
05/13/98 -approved
Admin. Approved:
Pending
Bimonthly Report
Printed May 21, 1998
SUBDIVISIONS:
Scully, Ltd. (SUB #009-98)
NO MDP
Opequon
Subd. of 6.4094 ac. into 2 lots
(Bl & B2)
Location:
South side of Rt. 277 approx. 150'+ west of Stickley Drive
Submitted:
04/23/98
PC Review:
05/20/98 - recommended approval
BOS Review:
06/10/98
Subd. Admin. Approved:
Pending 11
Senseny Glen, Sect. III
(SUB #006-98)
Location:
ubdivision of 25.572 ac. For 71 s.f.
Shawnee [detachedurban lots (RP)
Adjacent to Apple Ridge, on Senseny Rd.
Submitted:
03/04/98
MDP #002-91
MDP approved by BOS 05/22/91; MDP admin. approved 06/20/91
Subd. Admin. Approved:
Pending
Mark & Rachelle Repine
(SUB #004-98) NO MDP
Shawnee
Subdivision of 1.3719 ac. into 3 s.f. lots
(RP)
Location:
Heritage Hills Subd.; along the eastern portion of Idlewood Drive
Submitted:
01/26/98
PC Review:
02/18/98 - recommended approval
BOS Review:
03/11/98 - approved
Admin. Approved:
Pending
Woodbrook Village (SUB#016-97)
Back Creek
81 multi- lex lots on 19.56 ac. (RP)
Location:
So. side of O equon Church Lane (Rt. 706)
Submitted:
12/02/97
MDP #004-97:
MDP approved by BOS 09/24/97; Admin. approved 12/10/97
Subd. Admin. Approved:
Pending
Bimonthly Report
Printed May 21, 1998
Chapel Hill Subdivision
(SUB #014-97)
Shawnee
34 S.F. Det. Urban Lots on 14.4214
acres (RP)
Location:
East side of Rt. 522, 0.15 mi. south of Lois croft Rd. (Rt. 785)
Submitted:
10/30/97
MDP #006-96:
Approved by BOS 08/14/96; Admin. Approved on 09/17/96
Subd. Admin. Approved:
Pending
Briarwood Estates (SUB #011-97)
Stonewall
Subdivision of 9.79 acres for 20 S.F.
Det. Traditional Lots (RP)
Location:
East side of Greenwood Rd.(Rt. 656)
Submitted:
09/26/97 (Replaces Subdiv. #001-94)
MDP #005-93
Approved by BOS on 12/8/93
Subd. Admin. Approved:
Pending
Star Fort, Sect. H (SUB #010-97)
Stonewall
Subdivision of 11.6182 ac. for 26 s.f.
detached traditional lots
Location:
U.S. Rt. 522 and VA Rt. 832
Submitted:
09/16/97
MDP #004-94
Approved by BOS 09/14/94; Admin. Approved 04/10/95
Subd. Admin. Approved:
Pending
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:
LPending
Bimonthly Report
Printed May 21, 1998
Dominion Knolls (SUB #005-97)
Stonewall
L75 s.f. zero lot line lots on 20.278 ac.
RP)
Location:
So. west corner of Baker Ln. (Rt. 1200) & Ft. Collier Rd. (Rt. 1322)
Submitted:
05i 16/97
MDP #001-97
Approved by BOS 04/09/97; Admin. Approved 06/30/97
Subd. Admin. Approved:
Pending
Lenoir City Co. of Virginia
(SUB #003-97)
Gainesboro
1 M1 Lot (2.000 acres)
Location:
Stonewall Industrial Pk.; McGhee Rd. (Rt. 861), approx. 700' west
of the McGhee Rd. and Tyson Dr. intersection.
Submitted:
05/15/97
MDP #006-93:
Approved by BOS 07/14/93; Admin. Approved 07/28/93
Admin. Approved:
Pending
Winc-Fred Co. IDC (SUB)
Back Creek
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.
RT&T Partnership (SUB)
Back Creek
1 Lot - 29.6 Acres (132)
Location:
Valley Pike (Rt. 11 So.)
Submitted:
05/17/95
MDP #003-91
Approved by BOS 07/10/91; Admin. Approved 09/03/91
Pending Admin. Approval:
Awaiting submission of signed plat & deed of dedication
Bimonthly Report
Printed Mav 21, 1998
Abrams Point, Phase I (SUB)
Shawnee
1 230 SF Cluster & Urban Lots (RP)
Location:
South side of Rt. 659
Submitted:
05/02/90
PC Review:
06/06/90 - recommended approval
BOS Review:
06/13/90 - approved
Pending Admin. Approval:
Awaiting deed of dedication, letter of credit, and signed plat Ij
Harry Stimpson (SUB)
Opeguon
Two B2 Lots
Location:
Town Run Lane
Submitted:
09/23/94
PC Review:
10/19/94 - recommended approval
BOS Review:
10/26/94 - approved
Pending Admin. Approval:
Awaiting signed plat.
SITE PLANS:
Kentucky Fried Chicken
(SP #032-98)
5Sh XZZ
3,100 s.f. restaurant; 41,468.5 s.f. lot
area disturbed (B2)
Location:
885 Fox Drive
Submitted:
04/30/98
Approved:
pending
Bimonthly Report
Printed May 21, 1998
McElroy Metal Inc. (SP #031-98)
Stonewall
21,080 s.f. addition to existing bldg.;
4.99 ac. parcel (Ml)
Location:
325 McGhee Road
Submitted:
04/28/98
Approved:
Pending
Frederick Plaza (SP #030-98)
Gainesboro
One-story bldg. w/ 7,000 sf retail &
&2,000 sf drive-thr bank; 1.3 ac. (112)
Location:
263 Sunnyside Plaza Circle
Submitted:
04/21/98
Approved:
Pending
7/11 Conven. Store w/ Gas Sales -
Southland Corp. (SP #029-98)
Back Creek
2,808 sf conven. store w/ gas sales; 1.22
ac. to be developed (RA)
Location:
Intersection of Rt. 50 and Ward Avenue
Submitted:
04/24/98
Approved:
Pending
Shenandoah Valley Baptist
Church (SP #028-98)
Opequon a3,463
s.f. school addition; 0.65 ac.
isturbed of a 33.0541 ac. tract (RA)
Location:
4699 Valley Pike
Submitted:
04/20/98
Approved:
[Pending
Schrock Bus Terminal
(SP #027-98)
Stonewall
16,200 s.f. bus terminal; 4 ac.
disturbed on a 9.8 ac. parcel;Ml
Location:
Imboden Drive; Lot 7A, Baker Lane Industrial Park
Submitted:
04/09/98
Approved:
Pending
Bimonthly Report
Printed May 21, 1998
Blue Ridge Grace Brethren
Church (SP #026-98)
Back Creek
Sanctuary Addition; 1.2 ac. developed
1 on a 10 ac. site (RA)
Location:
1025 Cedar Creek Grade
Submitted:
04/01/98
Approved:
Pending
Milam's Landscape & Garden
Center (SP #025-98)
Gainesboro
Landscape Contracting & Garden
Center; < 1.0 ac. disturbed of a
67.0960 ac. site (RA)
Location:
2186 Northwester Pike
Submitted:
Submitted:
04/02/98
Pending
Approved:
05/18/98
Timber Ridge Residential Treat-
ment Center (SP #024-98)
Gainesboro
13,440 s.f. 2 -story bldg.; 0.75 ac.
1 disturbed of a 126.244 ac. site (RA)
Location:
1463 New Hope Road
Submitted:
03/31/98
Approved:
Pending
M.M.&O. Partnership
(SP #023-98)
Stonewall
0.3648 ac. site to be developed for a
storage facility addition (M2)
Location:
812 North Kent Street
Submitted:
03/30/98
Approved:
Pending
D -K Erectors & Maintenance, Inc
(SP #022-98)
Gainesboro
10,524 metal fabric./equip. main. bldg;
1 75,000 sf disturb. on 10.00 ac. site(M2)
Location:
4530 Northwestern Pike
Submitted:
03/25/98
Approved:
Pending
Bimonthly Report
Printed May 21, 1998
Barrett Machine, Inc.
(SP #020-98)
Gainesboro
10,253s.f. mfg.; 1,875 s.f. office; 2.5ac.
of a 2.675 ac. site disturbed (MI)
Location:
Lakeview Circle, Lot 4, Stonewall Industrial Park
Submitted:
03/26/98
Approved:
Pending I
Woodbrook Village (SP #018-98)
Back Creek (RP)
81 multi-plex lots on 19.5938 ac. of a
34.40072 ac. site for retirement comm.
Location:
Opeguon Lane (at Kemstown)
Submitted:
03/09/98
Approved:
Pending
Costco Warehouse (Revised)
(SP #017-98
Shawnee
Gas pump & canopy addition; 0.8 ac.
disturbed on 13.0 ac. site (112)
Location:
251 Front Royal Pike
Submitted:
03/11/98
Approved:
Pending
IIBandit Karts H (SP #015-98)
Shawnee
5,000 s.f. 1 -story metal bldg; 0.60 ac.
of 1.00 parcel to be developed (MI)
Location:
Victory Lane
Submitted:
03/09/98
Approved:
05/14/98
Northwestern Workshop
(SP #012-98)
Stonewall
6,000 s.f. addit. to existing bldg. for
mfg. use on 6.072 ac. site (MI)
Location:
828 Smithfield Avenue
Submitted:
02/24/98
Approved:
pending
Bimonthly Report
Printed May 21, 1998
All Points Warehousing East
(SP #011-98)
Stonewall
Mini -storage on 3.035 ac. (Ml)
Location:
209 Cole Lane
Submitted:
02/18/98
Approved:
Pending
Autumn Wind Apts. (SP #010-98)
Gainesboro
Garden apartments on 7.3 ac. of a
19.06 ac. tract (RP/B2)
Location:
Rt. 522N., 0.8+ mi. southeast of Rt. 37, behind Adelphia. Cable Co.
Submitted:
02/02/98
Approved:
Pending
White Properties at Eastgate
Commerce Cntr. (SP #007-98) 1
Shawnee
1
Warehousing (self -storage) on 5 acres
(B3)
Location:
Corner of proposed Rainville Rd. & Tasker Dr. (Rt. 642)
Submitted:
02/02/98
Approved:
Pending
Westminster -Canterbury
(SP 006-98)
Gainesboro
48 -unit assisted living facility; 1.6 ac.
disturbed on a 49.35 ac. parcel (RP)
Location:
300 Westminster Drive
Submitted:
01/29/98
Approved:
Pending
Southeast Container (SP #001-98)
Stonewall District
Parking Lot; 0.2 ac. Disturbed on a
89.6 ac. Site (Ml)
Location:
Ft. Collier Industrial Park
Submitted:
01/06/98
Approved:
Pending
Bimonthly Report
Printed May 21, 1998 10
Dr. Fairman Veterinary Office
(SP #029-97) 11
Stonewall
4,272 sq ft Veterinary Office on 1.4962
ac ^arcel (E2)
Location:
1092 Hopewell Road
Submitted:
07/25/97
Approved:
Pending
Mobil-Wendys Rt. SOW Conven.
Center (SP #026-97)
Back Creek
Gas-Conven. Cntr.; 3,783 sq ft floor
area; 1.072 ac. site disturbed (RA)
Location:
Rt. 50 West
Submitted:
07/23/97
Approved:
Pending
Agape Christian Fellowship
Church Sanctuary (SP #005-97)
Shawnee
Warehouse on 5 acres (Ml)
Church Expansion; 2.5 ac. to be
developed of a 29.5115 ac. site (RA)
Location:
Past side of Rt.
642; approx. 2,500' so. of the Rt. 37/I-81 Interch .
Submitted:
02/12/97
Approved:
Pending
Shenandoah Bldg. Supply
(SP #056-96)
Gainesboro
Warehouse on 5 acres (Ml)
Location:
195 Lenoir Drive (Stonewall Industrial Park)
Submitted:
12/16/96
Approved:
Pending
Bimonthly Report
Printed May 21, 1998 ��
Stimpson/Rt. 277 Oil & Lube
Service (SP #030-96)
Opequon
Oil & Lube Serv., Car Wash, Drive -
l Thru on 2.97 ac. (132)
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
1 0.916 acre parcel (RA)
Location:
3548 North Frederick Pike
Submitted:
05/08/96
Approved:
Pending
American Legion Post #021
(SP #018-96)
Stonewall
Addition to lodge building on 3.4255
acre site (132)
Location:
1730 Berryville Pike
Submitted:
04/10/96
Approved:
Pending
Wheatlands Wastewater Facility
(SP #047-89)
Opequon
Treatment Facility on 5 Acres (R5)
Location:
So. West of Double Tollgate; adj. &west of Rt. 522
Submitted:
09/12/89
Note:
Being held at applicant's request.
Flex Tech (SP #057-90)
Stonewall
I Ml Use on 11 Ac. (M1)
Location:
East side of Ft. Collier Rd.
Submitted:
10/25/90
Note:
Being held at applicant's request.
Bimonthly Report
Printed May 21, 1998 12
CONDITIONAL USE PERMITS:
VARIANCES:
All Points Warehouse - Joseph E.
Kalbach (VAR #009-98)
Stonewall
25' setback variance for a self -storage
building (M1)
Location:
209 Cole Lane
Submitted:
04/29/98
BZA Review:
Application Withdrawn
Dorothy E. Bolyard
(VAR #007-98)
Stonewall
24' side yd. for addition to existing
dwelling (RA)
Location:
763 Jordon Springs Road
Submitted:
04/24/98
BZA Review:
05/19/98 - approved
Shenandoah Sand, Inc.
(VAR #008-98)
Gainesboro
25' front yd. setback var. for an exist -
ing office & an addition to bldg. (MI)
Location:
275 Lenoir Drive; Stonewall Industrial Park
Submitted:
04/27/98
BZA Review:
05/19/98 - approved
Bimonthly Report
Printed Mav 21, 1998
13
EMaurice C. & Betty Sue McGrew
#006-98)
Opequon
31' side yard setback variance for a 26'
X 26' addition to dwelling (RA)
Location:
1486 Double Church Rd.; Woodside, Lot 2-A, Sect. 1
Submitted:
04/23/98
BZA Review:
05/19/98 - approved a 29' side yard variance
Gary & Diane DeOms
(VAR #005-98)
Back Creek
10' side yd. var. (north) for construc-
1 tion of an addition to house (RA)
Location:
149 Carters Lane
Submitted:
04/10/98
BZA Review:
05/19/98 - approved
Bimonthly Report
Printed May 21, 1998 14
PC REVIEW: 06/03/98
BOS REVIEW: 07/08/98
CONDITIONAL USE PERMIT #002-98
ROY R. BEATTY
Public Garage With Body Repair
LOCATION: This property is located at 621 Klines NO Road.
MAGISTERIAL DISTRICT: B=*f-mo `
PROPERTY ID NUMBER: 84 -A -27C
PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Areas) District; Land Use:
Residential
ADJOINING PROPERTY ZONING & USE: Zoned RA (Rural Areas) District; Land Use:
Agricultural and Residential
PROPOSED USE: Public Garage With Body Repair
REVIEW EVALUATIONS:
r
Virginia De t. 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. In
order to enhance sight distance to the east, the board fence and brush must be removed prior
to operation.
Inspections Department: Areas of the existing buildings to be utilized shall comply with the
Virginia Uniform Statewide Building Code and Section 311, Use Group S (storage) of the
BOCA National Building Code/1996. Other codes that apply are CABO A117.1-92,
Accessible and Usable Buildings and Facilities. Please submit a floor plan of areas and the
adjoining buildings at the time of building permit change of use application.
Fire Marshal: No comment.
Roy R. Beatty CUP #002-98
Page 2
May 26, 1998
Health Department: The Health Department has no objection as long as the owner is the
sole employee of the business and the business remains on the same parcel as the current
residence of the owner. A construction permit from this office will be required if any
additional septic components are to be installed outside of the dwellings or buildings.
Sanitation Authority: No drawing submitted. FCSA does not serve the Middletown area.
Planning and Zoning:
Public garages with auto body repair are permitted in the RA Zoning District with an
approved CUP provided that all repair work takes place entirely within an enclosed structure
and all exterior storage of parts and equipment is fully screened from view from any adjoining
property.
The requested activity will occur within existing buildings; no new buildings are proposed.
The buildings are arranged in a circular fashion, screening any activities from the adjoining
properties. In addition, these buildings are approximately 400+ feet from any adjoining
property.
Staff believes that the establishment of this business would not have a negative impact upon
the surrounding neighborhood.
STAFF RECOMMENDATION FOR 6-3-98 PLANNING COMMISSION MEETING:
Staff recommends approval with the following conditions:
Proposed signs shall satisfy the Cottage Occupation sign requirements.
ry
2 No more than five inoperable vehicles shall be allowed to be stored on the property
at any one time. These 4n8per-able vehicles shall be screened from adjoining
properties. mr '�'
All review agency comments shall be complied with at all times.
4. Any expansion of the business shall require a new Conditional Use Permit,
01AGENDAS\C0MMENiS\3EATI'Y CUP
CUP #002-98 PIN: 84—A -27C
Roy R. Beatty
Produced by Frederick County Planning and Development. 05-19-98
Submittal Deadline
P/C Meeting
BOS Meeting
APPLICATION FOR CONDITIONAL USE PERMIT
FREDERICK COUNTY, VIRGINIA
1. Applicant (The applicant if the owner other)
NAME: �; le- lr--? E"'? -Z �
ADDRESS:
TELEPHONE Ck �<o _21
2. Please list all owners, occupants, or parties in interest of
the property:
3. The property is located at: (please give exact directions and
include the route number of your road or street)
.e
4. The property has a road frontage of ��� ' feet and a
depth of feet and consists of S acres.
(Please be exact)
5. The property is owned by /U. o,'1,c,1 G�61,41, as
evidenced by deed from /-,� - . ✓ recorded
(previous owner)
in deed book no. on page 3(( , as recorded in the
records of the Clerk of the Circuit Court, County of
Frederick.
6. 14 -Digit Property Identification No.
Magisterial District ar. �' re 2 K__
Current Zoning
7. Adjoining Property:
USE
North
East
South
West
ZONING ��
8. The type of use proposed is (consult with the Planning Dept.
before completing)
�� �O� CifL�� ♦n� f�C A� .2
9. It is proposed that the following buildi s will be
constructed: AA0AJ0 — �x�S ,� r? '-:5�-
10. The following are all of the individuals, firms, or
corporations owning property adjacent to both sides and rear
and in front of (across street from) the property where the
requested use will be conducted. (Continue on back if
necessary.) These people will be notified by mail of this
application:
NAME , JMCS
C:r
ADDRESS
PROPERTY ID#
SSL' ,4 07,9
�rU� L14
NAME 1)5V,,-ke
ADDRESS
1.9',41
PROPERTY ID#
SS�L1 07 �'C�-
.�� G4 -2
NAME Y,4�/ %
�2�f9it� �vr�[,c S
ADDRESS
Aver
PROPERTY ID#
NAME `C%G c ��� .�, L��y S
ADDRESS
.7'/C� 13f1/Z /c
PROPERTY ID#//
nGti+
NAME 4� �-) �7�:'l7r
ADDRESS
PROPERTY ID#
NAME
ADDRESS
PROPERTY ID#�i7
NAME /V.
ADDRESS
PROPERTY ID#
85x /V 3
NAME
PROPERTY ID#
ADDRESS
X
x
11. Please use this page for your sketch of the property. Show
proposed and/or existing structures on the property, including
measurements to all property lines.
g� I 4 SGo
t
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t
t
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14 1
3
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.�S Be4,0A��G..-9q.e12
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12. Additional comments, if any:
I (we), the undersigned, do hereby respectfully make application
and petition the governing body of Frederick County, Virginia to
allow the use described in this application. I understand that the
sign issued to me when. this application is submitted must be placed
at the front property line at least seven (7) days prior to the
first public hearing and maintained so as to be visible until after
the Board of Supervisors' public hearing. Your application for a
Conditional Use Permit authorizes any member of the Frederick
County Planning Commission, Board of Supervisors or Planning and
Development Department to inspect your property where the proposed
use will be conducted.
Signature of Applicant
Signature of owner
Owners' Mailing Address
Owners' Telephone No.
TO BE COMPLETED BY ZONING ADMINISTRATOR:
USE CODE:
RENEWAL DATE:
PC REVIEW DATE: 06/03/98
BOS REVIEW DATE: 07/08/98
REZONING APPLICATION #009-98
ALLIED WOOD PRODUCTS
To rezone 13.96 acres from RA (Rural Areas) to M1 (Light Industrial)
LOCATION: This property is located on Old Charles Town Road (Route 761), approximately 500
feet east of the intersection with Martinsburg Pike (Route 11).
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBERS: 44-A-41 and 44-A-42
PROPERTY ZONING & PRESENT USE:
Zoned: RA (Rural Areas) District Land Use: Residential and vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North: Zoned: M-1 (Light Industrial) District
RA (Rural Areas) District
South: Zoned: RA (Rural Areas) District
East: Zoned: RA (Rural Areas) District
West: Zoned: RA (Rural Areas) District
PROPOSED USE: Manufacturing and Storage
REVIEW EVALUATIONS:
Use: Allied Wood Products &
Clearbrook Post Office
Residential &
Winchester Pentecostal
Use: Vacant (Stephenson's Depot)
Use: Vacant; Railroad
Use: Residential; Vacant
Virginia Dept. of Transportation: No objection to the rezoning of this property. Before
development, this office will require a complete set of construction plans detailing entrance designs,
drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Fifth Edition for
review, Any work performed on State rights-of-way must be covered under a land use permit. This
permit is issued by this office and requires an inspection fee and surety bond coverage.
Allied Wood Products, REZ 9009-98
Page 2
May 22, 1998
Sanitation Autuorit-Y: No comment.
Health Department: No objection if the number of employees does not increase and the approved
maximum daily flow of the sewage disposal system is not exceeded. Also, any structures and storage
facilities must be at least 10 feet from all drain fields and septic tanks, and at least 50 feet from all
wells.
Public Works: The County Engineer conditions approval of the rezoning request on the development
of a stormwater management plan to minimize downstream flooding of properties. See attached letter
from Harvey E. Strawsnyder dated April 6, 1998.
Frederick Co. Fire and Rescue: No comment.
Historic Resources Advisory Board: The HRAB recommends a structural height limit of 40 feet,
the maintenance of existing tree lines, and the provision of a landscaped earth berm on parcel 42. See
attached letter from Jeffrey Everett dated April 23, 1998.
County Attorney: Normally, uses are proffered out rather than in. Probably ought to continue to
proffer out uses; otherwise, alright.
Planning & Zonin2:
1) Site History
The applicant obtained the two parcels from Lucy Owens on June 23, 1995, as demonstrated in Deed
Book 840, Page 1261. These properties were originally zoned A2 (Agricultural General) District
when Frederick County adopted zoning. The properties are currently zoned RA (Rural Areas)
District, and have maintained their original acreage.
2) Location
The two parcels are located within the Sewer and Water Service Area (SWSA), and are part of the
acreage within the Route 11 North Corridor Land Use Plan. The Route 11 North Corridor Land Use
Plan recommends business use at the intersection of Martinsburg Pike and Old Charles Town Road,
and industrial use for properties located on the north side of Old Charles Town Road.
The core area of Stephenson's Depot (Second Winchester) is located directly across Old Charles
Town Road from the parcels. Other land uses within the proximity of the two parcels includes
residential (including a rental house on parcel 41), the Allied Wood Products facility, the Clearbrook
Post Office and the Winchester Pentecostal Church.
Allied Wood Products, REZ #009-98
Page 3
May 22, 1998
3) Site Suitability
The properties do not contain areas of steep slopes, woodlands, wetlands or floodplain. One of the
three soil types found on these properties is classified as prime agricultural soil. The Frederick
County Rural Landmarks Survey does not identify any structures of historic significance; however,
the survey does identify both properties as potential candidates for inclusion in a historic district due
to their relationship with the Stephenson's Depot core area.
4) Potential Impacts
a) Traffic:
The applicant prepared a traffic impact analysis assuming the future development of 20,000
square feet of manufacturing and 30,000 square feet of warehousing. This development
scenario would increase traffic from the Allied Wood Products facility by 223 vehicle trips
per day and by 33 vehicle trips per day during a.m. and p.m. peak hours. The applicant has
stated that the additional traffic would have a moderate impact on Route 11 by a 2% increase
in trip ends.
It should be noted that the applicant has not proffered a maximum square footage for this
acreage, nor has the applicant proffered to prohibit entrances onto Old Charles Town Road;
therefore, additional impacts could be realized. The worst case scenario would allow for the
development of 345,500 square feet of manufacturing on this acreage. This scenario would
increase traffic from the Allied Wood Products facility by 1,330 vehicle trips per day and by
269 vehicle trips per day during a.m. and p.m. peak hours. This scenario would increase daily
trip ends on Route 11 by 14% and peak hour trip ends by 3% based on the 1994 traffic count.
Some of these trips could utilize Old Charles Town Road if a future entrance was established.
b) Community Facilities and Services:
The Capital Facilities Impact Model was applied to this rezoning proposal assuming the
development of 345,500 square feet of manufacturing space. The results of this model run
demonstrate a negative fiscal impact to fire and rescue services for capital facilities.
c) Adjoining Properties:
Stephenson's Depot - The core area of Stephenson's Depot (Second Winchester) is located
directly across Old Charles Town Road from the parcels proposed for rezoning. The HRAB
reviewed this proposal and determined that the primary impact from future development
would involve the viewshed. It should be noted that this impact would be from parcel 42 and
a minor portion of parcel 41, as the existing grade along Old Charles Town Road creates a
Allied Wood Products, REZ #009-98
Page 4
May 22, 1998
significant berm as you travel east.
Winchester Pentecostal Church and Residential Uses - The County Engineer has expressed
concerns regarding flooding on adjoining properties. The County Engineer believes that the
development of a stormwater management facility on the Allied Wood Products site would
significantly mitigate this problem.
5) Proffer Statement
The applicant has submitted a proffer statement which has been signed, notarized, and reviewed by
the County Attorney. The applicant has proffered to limit the use of the two parcels, to limit the
heights of all primary and accessory structures on these parcels, to establish a vegetative screen on
parcel 42 along Old Charles Town Road, and to provide a monetary contribution to fire and rescue
services.
STAFF RECOMMENDATION FOR 06/03/98 PLANNING COMMISSION MEETING:
The rezoning proposal is consistent with the policies established in the Route 11 North Corridor Land
Use Plan. The uses that have been proffered by the applicant are consistent with the current Allied
Wood Products operation. The applicant has mitigated the impact to capital facilities for fire and
rescue services by proffering a monetary contribution that is consistent with the results of the Capital
Facility Impact Model. The applicant has attempted to mitigate the impacts to the Stephenson's
Depot historic resource by limiting structural heights and developing a vegetative screen along the
frontage of lot 42. The applicant did not limit access to Old Charles Town Road; however, access
will be severely limited on parcel 41 due to topography constraints from the existing road grade. The
Virginia Department of Transportation and the County Engineer will have the ability to require
upgrades to the existing entrance and site to ensure that access and drainage are improved for the
current site conditions. Staff believes that the applicant has significantly mitigated the impacts that
would occur should this rezoning application be approved by the Board of Supervisors.
O\AGENDAS\I=NDCOM41ENTS%ALLIEDWD.REZ
COUNTY of FREDERICK
Department of Public Works
540/665-5643 `
FAX: 540/678-0682
April 6, 1998
Mr. John Lewis, P.E.
Painter -Lewis P.C.
302 South Braddock Street, Ste. 200
Winchester, VA 22601
RE: Rezoning Request for 15 acres adjacent to
Allied Wood Products Inc.
Dear John:
We grant our approval for the proposed rezoning subject to the implementation of an
approved stormwater management plan. As you are aware, areas downstream of Allied Wood
Products, including Wampler Mobile Homes and several residences along Route 664, are
experiencing severe flooding. Our approval of the subject rezoning and subsequent development
will be contingent upon the implementation of a stormwater management plan which will
minimize this downstream flooding. This plan may include, but not be limited to, the construction
of an oversized detention basin, and/or installation of adequate channels and/or closed conveyance
systems.
Based on our site visit on April 3, 1998, and interviews with one of the downstream
neighbors, it is apparent that the box culvert and associated piping under Route 664 is inadequate.
We will take the initiative to contact VDOT to determine if they can improve these drainage
structures in conjunction with the improvements associated with the Allied Wood Products
expansion_
Copies of your drainage calculations should be forwarded to VDOT as soon as possible so
that they can evaluate the need for new drainage structures under Route 664.
HES/gmp
cc: file
Sincerely,
Harvey trawsnyder, Jr., P.
Director of Public Works
107 North hent Street * Winchester, Virginia 22601-5000
COUNTY of FRF.nFRirw
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
TO: Painter -Lewis, P.L.C.
FROM: Jeffrey C. Everett, Planner I QG�
RE: HRAB Comments for the Allied Wood Products Rezoning
DATE: April 23, 1998
The I-Estoric Resources Advisory Board (HRAB) made several recommendations at their April 21,
1998 meeting in regard to the Allied Wood Products rezoning request for parcels 44-A-41 and 44-A-
42. The HRAB stated that they would like to see the. following reflected in the proffer statement:
1) Forty (40)'foot height limitation on all buildings which are to be built on the subject parcels.
2) No disturbance of existing tree lines on subject parcels.
3) Four (4) foot tall earth berm which is four (4) feet in width to be placed along Old Charles
Town Road on parcel 44-A-42. On top of this berm, the HRAB would like to see landscape
screening that is consistent with Section 165-37 B. (1) of the Frederick County Zoning Ordinance.
In particular, the HRAB recommends that the following language from this section be adhered to:
"There shall be a minimum landscaping density of three (3) plants per ten (10) linear feet, and they
shall beat least four (4) feet in height at n1anting and intended to rearb. a pni_ ,,.., t;eioht of six
(6) feet at maturity. There shall be at least three (3) species of plants, with the majority being
evergreens and at least one-third (113) being deciduous. "
No buffering or screening is recommended for parcel 44-A-41 since the steep elevation of Old
Charles Town Road already achieves that objective'
The HRAB stated that the purpose of the above recommendations is to protect the viewsheds of the
Stephenson's Depot Battlefield.
107 North Kent Street • Winchester, Virginia 22601-000
Rezoning #009-98 PIN: 44—A-41 & 42
Allied Wood Products
Produced by Frederick County Planning and Development, 05-19-98
REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
7`o be completed by. PhvwingStaf}: .
Zo�rung Amendment Number (} -- Datd Recei�redPCH Hearin Date- G-' 3 q' $
y 31. BOS Heanng Date
The following information shall be provided by the applicant:
All parcel identification numbers, deed book and page numbers may be obtained from the Office
of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester.
1. Applicant:
Name�0..�� _�=_w.� -7_ Telephone: (YO�IoG� -579
• • • - - �a
••
Z. Property Owner (if different than above)
Address:
3. Contact person if other than above
Telephone: -ryp) 4,44, - -ly,
Name: `rLr fqNxxcc&nS C -t��a Telephone: �6yo) (tea. - 74;2z-
4. Checklist: Check the following items that have been included with this application.
Location map _Vl*'
Plat _V11,
Deed to property
Verification of takes paid
Agency Comments
Fees
Impact Analysis Statement
Proffer. Statement
cc
7
r
5. The Code of Virgil allows us to request full disclosure of ownership in relation to
rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
6. A) Current Use of the Property:
B) Proposed Use of the Property:�,�������
7. Adjoining Property:
AR EL ID NUMBER
yy-((All -y0
yq - (CA)1 - 38
yam! - (( X-%) - Li -IN
LI 1j ((A)) - y 7
b y - Cl 4')N - y S
Lty - A1\ Y8
yy-((A))-qI
"-((AV\ -5o
`H-(411- 5`1
Ca•.�•.SE.�\
N4 o,cacv�
V 0,e o05'�
vv e_—e-,
�JvS� cvcSS
--QIN
L4 y- ((.k>l - 9 Li A - i -. r- -, � a , C,\;-\ -1q. A
S. Location: The property is located at (give exact location based on nearest road and distance
from nearest intersection. using road names and route numbers):
n� U.L, '��X I-, \\
75
12
.�
Information to be Submitted for Capital Facilities Impact Model
In order for the Planning Staff to use its capital facilities impact model, it is necessary for the
applicant to provide information concerning the specifics of the proposed use. Otherwise, the
planning staff will use the maximum possible density or intensity scenario for the proposed Zoning
District as described on Page 9 of the application package.
9. Parcel Identification/Location: Parcel Identification Number Y41 - �(A�� _ j 1 + y a
Districts
Magisterial:,n\\ High School: _
Fire Service: ��� -4e\ Q,.6Ikbiddle School: _
Rescue Service:C�g,,����yo\ �.�� -elementary School:
CA . --W-vs
10. Zoning Change: List the acreage included in each new zoning category being requested.
Acres
Current Zonin
Zoning Requested
5
�A
,N. \;.: �� -sem,
Total acreage to be rezoned
11. The following information should be provided according to the type of rezoning
proposed :
Number of Units Proposed
Single Family homes: Townhome:
Non -Residential Lots: Mobile Home:
Office:
Retail:
Restaurant:
Square Footage of Proposed Uses
Multi -Family-:
Hotel Rooms:
Service Station:
Nlanufacturing: 4,
Warehouse:p 0M !S
s ` ~13
is .
12. Signature:
I (we), the undersigned, do hereby respectfully make application and petition the Frederick
County Board of Supervisors to amend the zoning ordinance and to change the zoning map
of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the
property for site inspection purposes.
I (we) understand that the sign issued when this application is submitted must be placed at
the front property line at least seven days prior to the Planning Commission public hearing
and the Board of Supervisors' public hearing and maintained so as to be visible from the
road right-of-way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the best of my (our) knowledge.
Applicant(s): Date:
Date:
Owner(s): Date:
Date:
14
Adjoining Property Owners
Rezoning
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, 1071Vorth Kent Street.
Name and Property Identification Number
Name
Property
Name
Pro
pem = 4 y
Namees
Pro erre TM yy _
l -
Ll
Name
—C ,
Pro em .=
-
Name _
Propem
Name \
v
Pro ern L4 q_
A
_ L/
Name�e�
on1 �(lC1�iCC"
Propem- =
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PROFFER STATEMENT
A PROPOSED REZONING
for
PARCEL ID - 44-((A))-41 & 42
Stonewall Magisterial District
Frederick County, Virginia
May 20, 1998
Prepared for: Randall Cutshaw
c/o Allied Wood Products
2546 Martinsburg Pike
Winchester, Virginia 22603
Prepared by: PAINTER-LEWIS, P.L.C.
302 South Braddock Street - Suite 200
Winchester, VA 22601
Tel.: (540)-662-5792
Job Number: 9711021
r
page 1
PROFFER STATEMENT
PARCEL ID 44-((A)-41 &
INTRODUCTION
The subject property consists of two parcels containing a total of approximately 14 acres. The
property- is located on Route 7/06!, Old Charles Town Road, approximately 600 feet east of US
Route 11. The property is zoned RA. Exhibit 1 shows the location of the property. The property
is currently vacant. The property is adjacent to the operations of Allied Wood Products which
manufactures finished wood products. The operations of Allied Wood Products requires
additional space for storage and curing of its finished goods and therefor, the Owner desires to
rezone the entire 13.96 acres to M1, Light Industrial District.
The intended purpose for the rezoning of the subject parcels is to allow the construction of
additional facilities to the current operations of Allied Wood Products. For this purpose, Allied
Wood Products will voluntarily restrict the types of uses allowed in the M 1 zoning by this proffer
statement. In order to preserve the view shed associated with the Battle of Stephenson Depot, the
owner will proffer to limit the height of buildings on both parcels and provide vegetative screening
on Parcel 44-A-42.
Pursuant to the applicable provisions of the Frederick County Zoning Ordinance, the undersigned
applicant proffers that in the event that the Board of Supervisors of Frederick County shall
approve Rezoning Application # for the rezoning of 13.96 acres on Parcels
44-((A))-41 and 42 from RA to M1, development of this particular 13.96 acres will be in
m
confority with the terms and conditions set forth in this document. These terms and conditions
may be subsequently amended or revised by the owner of the property with permission from the
Frederick County Board of Supervisors in accordance with Frederick County codes. These
proffers shall be binding on the owner and their legal successors or assigns.
PROFFERS
1. The land and any improvements thereto will be expressly used for the following uses only.
These uses are normally permitted under the proposed Mi zoning. None of the other
permitted uses listed in Chapter 165 of the Code of the County of Frederick will be
allowed on the subject parcels.
Permitted Uses.-
-Landscape
ses.•Landscape and horticultural services
•Nlanufacturing as follows:
-lumber and wood products, exclding the following: logging, sawmills and planing mills,
wood preserving
-furniture and fixtures
-paperboard containers and boxes
page 2
PROFFER STATEMENT
PARCEL 1D 44-((A)-41 &
-converted paper and paperboard products, except containers and boxes
-fabricated metal products, excluding the following:
-coating, engraving and allied services
-ordnance and accessories
-Wholesale trade
.Accessory retailing
-Business signs
-Directional signs
-Building entrance signs
-Residential uses which are accessory to allowed business uses
-Parks
-Self-service storage facilities
2. The owner of Parcel 44-A-42 will, upon development thereon, provide a vegetative screen
along and continuous with Old Charles Town Road, Route 761. The design of the
vegetative screen shall be accomplished by a registered Landscape Architect or
similarly -qualified individual. The purpose of the vegetative screen is to protect the
viewsheds of the Stephenson's Depot Battlefield.
3. The owner of Parcels 44-A-42 and` 44-A-41 will restrict the height of all primary and
accessory buildings on these parcels to forty feet. This height restriction will not apply to
incidental pollution control structures such as dust collectors, bag houses, etc.
Monetary Contribution to Frederick County Service Organizations
The owner will pay or will cause to be paid to the Treasurer of Frederick County the sum of
$1911.69 for impacts to fire and rescue services. This sum will be paid upon receipt of a building
permit for the first structure to be constructed on the subject parcels.
page 3
PROFFER STATEMENT
PARCEL M 44-((A)-41 &
The conditions proffered above shall be binding on the heirs, executors, administrators, assigns,
and successors in the interest of the owner. In the event that the Frederick County Board of
Supervisors grants this rezoning and accepts these proffers, then these proffers shall apply to the
land rezoned in addition to the other requirements of the Frederick County Code.
Submitted By:
Allied Wood Products
Verlo Cutshaw
Date:
STATE OF VIRGINIA, AT LARGE
COUNTY OF FREDERICK, To -Wit:
The foregoing instrument was acknowledged before me this X day of by
Mr. Verlo Cutshaw.
My commission expires on t01,3i%a0
Loa�''1
Notary Public
page 4
IMPACT ANALYSIS STATEMENT
A PROPOSED REZONING
for
PARCEL ID - 44-((A))-41 & 42
Stonewall Magisterial District
Frederick County, Virginia
May 4, 1998
Prepared for: Randall Cutshaw
c/o Allied Wood Products
2546 Martinsburg Pike
Winchester, Virginia 22603
Prepared by: PAINTER-LEWIS, P.L.C.
302 South Braddock Street, Suite 200
Winchester, VA 22601
Tel.: �(540)-662-5792
Job Number: 9802009
UAPACT ANALYSIS STAT—"/LF-NT
PARCEL ID: 44-((A))-41 & • ,:
IMPACT ANALYSIS STATEMENT
TABLE OF CONTENTS
section
pa --e
i.
INTRODUCTION
1
A.
SITE SUITABILITY
I
B.
SURROUNDING PROPERTIES
2
C.
TRAFFIC
3
D.
SEWAGE CONVEYANCE AND TREATMENT.
4
E.
WATER SUPPLY
4
F.
DRAINAGE
4
G.
SOLID WASTE DISPOSAL FACILITIES
5
H.
HISTORIC SITES AND STRUCTURES
5
I.
COMMUNITY FACILITIES
5
J.
OTHER IMPACTS
5
APPENDIX
6
IMPACT ANALYSIS STAT -"4ENT
PARCEL ID: 44-((A))-41 &
i. INTRODUCTION
The subject property consists of two parcels containing a total of approximately 14 acres. The
property is located on Route 761, Old Charles Town Road, approximately 600 feet east of US
Route 11. The property is zoned RA. Exhibit 1 shows the location of the property. Parcel
44-A-42 is currently vacant. Parcel 44-A-41 is currently used as a residence for an employee of
Allied Wood Products. The property is ajacent to the operations of Allied Wood Products which
manufactures finished wood products. The operations of Allied Wood Products requires
additional space for storage and curing of its finished goods and therefor, the Owner desires to
rezone the entire 13.96 acres to M1, Light Industrial District.
According to the 1997 Frederick County Comprehensive Policy Plan, the property is within the
Sewer and Water Service Area. The proximity of the property to Route 11 and Interstate Route
81 makes it highly desirable for commercial development. The intended purpose for the rezoning
of the subject parcels is to allow the expansion of the existing manufacturing facilities of Allied
Wood Products. The residence on Parcel 44-A-42 would remain in use as a residential use which
is accessory to the proposed M1 use. The owner is willing to restrict the types of development to
be allowed on the subject property throught the use of proffers. Please see the Proffer Statement
contained in the Appendix.
A. SITE SUITABILITY
In many respects, the site is well suited for development. The property has over 1000 feet of
frontage on Route 761 for access. Public water is in place in the Route 11 right-of-way along
other property frontage now owned by Allied Wood Products. The feasibilty of installing public
sewer is currently being studied for the area. The site is immeadiatly adjacent to property
containing the current operations of Allied Wood Products.
100 YEAR FLOOD PLAIN
FIRM Community Panel Number 510063 0110B shows the parcel is not within designated areas
of the 100 year flood.
WETLANDS
No wetlands have been identified on the site. There is no evidence of hydric soils or plants in
significant quantity to warrant delineation of wetlands.
STEEP SLOPES '
The property generally slopes to the northeast. The land is generally very flat with poorly defined
drainageways. Slopes are generally less than 5.0%.
MA TURF WOODLANDS
The site is without mature woodlands.
page 1
IMPACT ANALYSIS STATr-MENT
PARCEL ID: 44-((A))-41 &
SOILS
According to the Soli Survey of Frederick County, the site contains the following soil types:
Carbo-Oaklet-Rock outcrop complex, 2 to 15% slopes, (7C); Frederick Poplimento loams, very
rocky, 7 to 15% slopes, (16B); and Swimley silt loam, 2 to 7% slopes, (39B). These soils are part
of the Oak] et-Carb o -C hilhowie Association which are gently sloping, moderately deep and formed
in material weathered from limestone. The Unified soil classifications are GC, GM, CL -ML, and
CL. Soft bedrock can be expected at relatively shallow depths less than 60 inches below the
ground surface. There are no critical areas on the site. Swimley silt loam (39B) is classified as
prime agricultural soil.
B. SURROUNDING PROPERTIES
The site to be rezoned is bordered on the north by land zoned RA and being used for the
operations of Allied Wood Products and Winchester Pentacostal Church. The adjacent land to the
west contains several parcels: Parcel 50 is zoned M1 and is being ussed for the operations of
Allied Wood Products; Parcel 49 is zoned RA and is currently used for residential purposes,
Parcel 48 is zoned RA and is currently vacant, Parcel 48A is zoned RA and is currently vacant,
Parcel 47 is zoned RA and is currently vacant, and Parcel 43 is zoned RA and is used for
residential purposes. The land to the south is the Route 761 right-of-way. Across the right-of-way
is vacant land zoned RA. This land is generally considered to be a portion of the site of the battle
of Stephenson's Depot. The land to the east is the CSXT Railway right-of-way. Across the
right-of-way there are two parcel; Parcel 38 is zoned RA and is vacant, Parcel 94A is zoned RA
and is used for residential purposes. The adjoining property owner information is listed below.
Parcel ID # 44-((A))-54
Cutshaw Enterprises, Inc
P. O. Box 2337
Winchester, VA 22604
Parcel ID 9 44-((A))-49
Arnold J. Shanholtzer
2518 Martinsburg Pike
Stephenson, VA 22656
Parcel ID 4 44 -((A)) -48A
Edgar L. Jackson
102 Wilkins Drive
Winchester, VA 22602
Parcel ID # 44-((A))-43
Burton Hoover
24556 Martinsbur; Pike
Stephenson, VA 22656
Parcel ID # 44-((A))-38
Robert C. & Alcesta R. Dyke
page 2
Parcel ID 9 44-((A))-50
V. V. & Aileen Cutshaw
P. O. Box 2337
Winchester, VA 22604
Parcel ID 9 44-((A))-48
Janney T. McKee
932 Allen Drive
Winchester, VA 22602
Parcel ID 9 44-((A))-47
Allen R. & Vernie E. Hoover
2482 Martinsburg Pike
Stephenson, VA 22656
Parcel ID 4 44-((A))-40
H. K. Benham, Trustee
P. O. Box 809
Winchester, VA 22604
Parcel ID # 44 -((A)) -94A
Robert C. & Alcesta R. Dyke
IMPACT ANALYSIS STATr-MENT
PARCEL ID: 44-((A))-41 & .-
239 Old Charles Town Road 239 Old Charles Town Road
Stephenson, VA 22656 Stephenson, VA 22656
The subject property is located between low density residential lots, vacant lots, lots used for
agriculture, and lots used for industrial purposes. The intended use for the property is an
expansion of the existing finished wood products business. The area has been recently been added
to the Frederick County Sanitation Authority sewer and water service area.
C. TRAFFIC
The properties to be rezoned are approximately 600 feet from the intersection of Route 761 and
Route 11. There is no access planned from Route 761 at this time. Access to the site will be from
Route 11 through the adjoining properties owned by Allied Wood Products. Route 11 at the site
is a three lane road with a center turn lane. Traffic data from the Virginia Department of
Transportation for a 1994 count records 7,800 trips per day on Route 11 at Route 761. A 1995
count records 2,239 trips per day on Route 761.
Traffic impacts as a result of commercial development of this property can be estimated by
assuming the most intensive usage of the site. In this case, the most intensive usage is the
establishment of 20,000 square feet of manufacturing and 30,000 square feet of warehousing
space on the property. Other, more intensive uses have been restricted by proffer. Please see the
Proffer Statement in the Appendix.
Vehicle trips are estimated using the ITE Trip Generation Manual, Fifth Edition for the category
of "Manufacturing and Warehousing". Traffic impacts can be based on the area -of potential space.
For the purposes of this report, trip ends will be estimated from the ITE Manual as follows:
Manufacturing:
Average Vehicle Trip Ends per 1000 SF -Weekday: 3.85 x 20 = 77
Average Vehicle Trip Ends per 1000 SF-A.M. Peak Hour: 0.78x20 = 16
Average Vehicle Trip Ends per 1000 SF -P.M. Peak Hour: 0.75 x 20 = 15
Warehousing:
Average Vehicle Trip Ends per 1000 SF -Weekday: 4.88 x 30 = 146
Average Vehicle Trip Ends per 1000 SF-A.M. Peak Hour: 0.57 x 30 = 17
Average Vehicle Trip Ends per 1000 SF -P.M. Peak Hour: 0.60 x 30 = 18
Total.-
Average
otal:Average Vehicle Trip Ends per 1000 SF -Weekday: 77 -1 16 = 223
Average G ehicle Trip Ends per 1000 SF-A.Af. Peak Hour: 16 ; 17 = 33
Average Vehicle Trip Ends per 1000 SF -P.M Peak Hour: 15 - 18 = 33
The generation of 223 trips per day from the property would have a moderate impact on traffic
movement at the entrance to the business on Route 11. The Virginia Department of
Transportation has previously identified the need for the upgrade of the northern entrance to the
page 3
IMPACT ANALYSIS STATr''/LENT
PARCEL ID: 44-((A))-41 &
business coincident with further development. This entrance would likely be required to be
reconstructed to meet current commercial entrance standards These issues would have to be
addressed during the site planning process.
D. SEWAGE CONVEYANCE AND TREATMENT
There are currently no public sewerage facilities available to serve the site. The current operation
of Allied Wood Products is served by a small on site subsurface absorption system. The lack of
available sewer service severly restricts the type of development which can be accommodated on
the site. The owner anticipate using the subject property for the expantion of lumber drying and
storing area. This type of expansion will result in little of no additional need for sewage facilities.
E. WATER SUPPLY
There are currently public water facilities available to serve the site. The Frederick County
Sanitation Authority has a 12" diameter water main running parallel with the eastern right-of-way
of Route 11 adjacent to the frontage. As stated under Item D above, the type of expansion
anticipated for the site will not create the need for additional water supply. The Frederick County
Fire Marshal may require the extension of the water line into the subject property for fire fighting
purposes.
F. DRAINAGE
The site is at the high point of a small drainage area which is defined generally by Route 761 and
Route 11. Storm water runoff is generally in the form of sheet flow. There are no well defined
drainage swales evident on the property. The CSXT Railway on the eastern boundary of the site
was constructed in the center of the main drainage swale of the watershed. There are no
permanent or intermittent streams on or near the site. The nearest perennial stream is Hot Run
located approximately 4000 feet to the north.
An increase in storm water runoff can be expected with any development on the property. Storm
water management will be provided in accordance with the Frederick County Code, Chapter 165.
It is anticipated that a storm water detention pond will be constructed at the northeast corner of
Parcel 54 to serve as detention for the site. In addition, an adequate channel will likely be
constructed through the Wampler Mobil Home Park property to receive the discharge from the
pond.
G. SOLID WASTE DISPOSAL FACILITIES
The nearest solid waste transfer facility is located at the Clearbrook Park approximately 2 miles to
the northeast on Route 11. Allied Wood Products contracts with BFI for trash removal. No
additional solid waste disposal facilities will be required for the proposed development. The
amount of solid waste generated by a manufacturing/warehousing development can be estimated
based at 25 pounds per day for the entire site. Tipping fees are $35.00 per ton. Collection fees are
$25.00 per ton. The annual cost projected to meet waste disposal needs can be estimated by -
page 4
IMPACT ANALYSIS STAT"'11ENT
PARCEL ID: 44-((A))-41 &
cost = cost per ton of waste x tonnage
$273.75 = .S60. 00 x (25 lbs) x (1/2000 lbs/ton) x 365 days/year
H. HISTORIC SITES AND STRUCTURES
The site contains no known historic sites or structures as listed on the Virginia Landmarks
Register and the National Register. According to the Frederick County Comprehensive Plan
Battlefield inventory, the property lies within the commonly accepted limits of the Second Battle
of Winchester and Stephenson Depot. The Rural Landmarks Survey Report lists several
architecturally or historically significant sites and structures within approximately one mile of the
site. Please refer to Exhibit 4. The Rural Landmarks Srvey Report identifies the subject properties
as located in a Potential Historic District.
I. COMMUNITY FACILITIES
ED UCA TION
No impacts to education facilities are anticipated.
EMERGENCY SERVICES
Police protection is provided by the Frederick County Sheriffs Department. The nearest fire and
rescue facility is the Clearbrook Fire and Rescue Company No. 13 located approximately 2.0
miles to the northeast on Route 11. No additional fire and rescue facilities will be required for the
area proposed to be rezoned. The Frederick County Capital Facilities Impact Model calculates
that the projected capital cost for emergency service facilities attributable to this development is
$234.74.
PARKS AND RECREA TION
The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for
public park facilities attributable to this development is $0.00.
J. OTHER IMPACTS
Interviews with county staff indicate that no additional impacts are required to be addressed.
pale 5
IMPACT ANALYSIS STAT"°TENT
PARCEL ID: 44-((A))-41 &
IMPACT ANALYSIS STATEMENT
APPENDIX
item
EXHIBIT i LOCATION MAP
1
EXHIBIT 2 PROPERTY MAP
2
EXHIBIT 3 SITE MAP
3
EXHIBIT 4 HISTORIC STRUCTURES
4
EXHIBIT 5 FISCAL IMPACT MODEL
5
EXHIBIT 6 CURRENT TAX STATEMENT -
6
EXHIBIT 7 PROFFER STATEMENT
7
EXHIBIT 8 PROPERTY DEED
8
pale 6
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PAINTER—LEWIS, P.L.C.
PROJEC T.
LOCATION IAP
DATE: 3-5-98
SURVEY: no
302 South Braddock Street. Suite 200
A PROPOSED REZONING
DRAWN: JCL
EXHIBIT -
Winchester, Virginia 22601
Telephone 540)b62-5792
PARCEL 44-((A))-41 & 4 2
1- z000
Face7mfle (540)662-5793
FREDERICK COUNTY VIRGINIA
C.[-
.I.; 10' �
,
JOB NO.: 9802009
44-1-&4
V/LLlAN A. SIRSAIZIL /
44-1-8 47OV/Mir RA
ANV R SlM49VS USE1 RCXlWNrlAL
ILWfAr- RA
USE, RES4XVrIAL
44-1-7
ANr E 0R'tlll6lfL
ZLP
I�'VlA4r RA .
USE•• RESIDENTIAL
44-1-S
EASY LMAC ASrDr7ATES
ION/A0 RA
US£, RESIDENTIAL
I
01e
44 -A -MA
Z W MY hM YARD
ZOVIA0 RA
I&W, RESIDENTIAL
l\\ LIED PROQCTS
44-A-484 �► /
100w LE£ JACXSOry
ZL7VlA* RA / 44-A-49
US£, VACANT AR ,,t Sl,f4+w+e7L TIER
RA \
USE` S!D£NTlAL \
/ 44-A -l7 44-A-48
/ALLEN R. NLrO 14Ae T MC.rEE\
A/RAVr t.1- VAArl RA
USE•• VACANT
44-A-47
ZMAC RA
USE, RESIXNrIAL
MIAL
VfACACT £R PENrAcgr,-A4
Z0VING RA
USC CNURCN
�Es Tp�
Ad
N K. B£NNAN, TRUSTEE
ZLWVlAC- RA
USE VACANT
44-A-50
CUTSh40 V ENTERPRISES, !NC
ZO/VIA40 Xf
USE+ VOOD RAVACTS MAMIFACTURlNG
44-A-54
CUrSAIAV ENrER/'RlSES, INC
IONIA4r RA
USL' VaW AWAC'rS N,4 MACrURING
k�
Vy
4-f-4-38
ROB£Rr C. mr
IONINC• RA
USE•• VACANT
PAINTER-LEWIS, P.L.C.
T96
SITE MAP
SURVEY: NA5
302 South Braddock Street, Suite 200
Winchester, Virginia 22601
A PROPOSED REZONING
DRAWN: JCL
EXHIBIT:
Telephone (540)662-5792
PARCEL 44-((A))-41 & 42
SCALE: '' =zoo'
Facslmrle (540)662-5793
FREDERICK COUNTY VIRGINIA
C -L. no 3
+
JOB NO.: 9802009
22
Pleasant Level (demolished)
94
Abner Hodgson House
113
Kenilworth
403
Riley -Adams -Whitlock House
404
Al Shirley House
703
Helm -McCann Property
939
Shirley Wilson House
940
Emmanuel Methodist Church
941
Ronnie Simkhovitch House
942
Edgar Jackson House
943
Mason -Hoover House
944
Hoover's Auto Exchange
945
Burton Hoover House
947
Pingley-Dyke House
948
Golightly-Dyke House
950
Milburn Chapel & Cemetery
1106
C. J. Owens House
1107
Bayliss-Patton-O'Roark House
1166
Route 644 House
PAINTER-LEWIS, P.L.C.
PROJECT:
HISTORIC STRUCTURES
DATE: 3_5_98
SURVEY: NA
302 South Braddock Street. Suite 200
A PROPOSED REZONING
DRAWN: JCL
EXHIBIT:
Winchester. Virginia 22601
SCALE: 1" = 2000'
Telephone (540)662-5792
PARCEL 44—((A))-41 & 42
C. I.: n 4
Facsimile (540)662-5793
FREDERICK COUNTY, VIRGINIA
JOB NO.. 9802009
------------------------------------------------------
OUTPUT MODULE ( Net
Fiscal
Capital Impact
Credit
Fire Department
Rescue Department
Elementary Schools
Middle Schools
'nigh Schools
Parks and Recreation
TOTAL
--------------------------
FIRE AND RESCUE ADDENDUM
5220
5548
50
5o
s0
5769 $1,706,988
-------------------
---------------------
Credi(
Taxes .o
Capital Net
Costs 1mpsA
$1,127 $0
5120,146 s0
57.142 U
$128,415 $0
---------------
New Capital Costs Not S1,911.69
Covered by County
Contributions
NOTES: Model Run Date 05/07/98 EAW
P.I.N. 44-A-41 & 42 Rezoning: Assumes 345,510 sq.ft. manufacturing on 13.96 acres zoned M1
Due to changing conditions associated with development in the County, the results of this
)utput Module may not be valid beyond a period of 90 days from the model run date.
i
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
TO: Planning Commission Members
FROM: Eric R. Lawrence, Zoning Administrator fl__
SUBJECT.- Request for Variation to the Subdivision Ordinance
DATE: May 22, 1998
Staff has received a request from Mr. David Hicks, Hicks' Contracting, for a variation from the
Subdivision Ordinance's minimum lot size requirement. This request is in regard to Chapter 144,
Section 31.0 of the County Code that requires a minimum lot size of five acres. Chapter 144, Section
five enables the Board of Supervisors to allow for variations to the Subdivision Ordinance
requirements in cases of unusual situations.
The land parcel under consideration is located on Light Road (Route 685) in the Gainesboro
Magisterial District. It is further identified by Property Identification Number (PIN) 20 -A -32A.
The County has traditionally practiced that state roads create a division of land. For example, if a state
road divides a 20 -acre parcel, the County would allow for that 20 acre parcel to be viewed as two
separate lots. The state road essentially divided the 20 -acre parcel in two.
Mr. Hicks purchased 2.2 acres from the 19.775 -acre parent tract based on the understanding that a
state road creates the land division. Staff concurred with this interpretation, as the 2.2 acres was
separated from the remaining 17.57 -acre parent tract by State Route 685. The 17.57 acres is rolling
pasture; the 2.2 acres is densely wooded. The diverse landscape, in addition to the state road, creates
a natural division of this 19.775 -acre parcel.
When utilizing this state road division technique, a 2.2 -acre lot is created. The ordinance requires a
five -acre minimum lot size; therefore, it is necessary to gain the Board of Supervisors' approval for
a variation to this five -acre requirement.
Staff feels that the variation would be appropriate in this situation, and is available to address your
concerns.
ERL/cc
Attachment
U:\ERIC\CO\4MOMSUBDI VIS\HICKS. W AV
107 North Kent Street • Winchester, Virginia 22601-5000
May 20, 1998
I am requesting a variation to the Subdivision Ordinance to enable the creation of a 2.2 acre lot.
The ordinance requires a minimum lot size of 5 acres; due to the location of the land and an
adjoining road, a 5 acre lot is not reasonable.
David Hicks
G� J
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PLOT PLAN .
A PORTION -OF THE LAND OF
JOHN ALAN & MARTHA L. LIGHT
r GAINE580RO DISTRICTr
FREDERICK COUNTY, VIRGINIA
NOTE THE LAND SHOWN HEREON IS ALL OF THE LAND SOUTH OF UGHT ROAD.
FURSTENAU SURVEYING
--11I-SOUTH LOUDOUN STREET
WINCHESTERy VIRGINIA (540)'662-9323
VAtt:APRIL 23, 1998.
SCALU.1- _ 80•
TM 20-A-321
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
TO: Planning Commission
FROM: Michael T. Ruddy, Planner II ,__�
SUBJECT: Winchester Area Transportation Study (WATS) Plan Adoption
DATE: May 26, 1998
The final draft of the Winchester Area Transportation Study (WATS) Year 2020 Transportation Plan has
been reviewed by VDOT and forwarded to Frederick County for local action. Publication of WATS will
then follow upon the inclusion of any appropriate text deemed suitable by the local governing body as a
condition of the local action. For the Planning Commission's review, staff has enclosed a copy of the final
draft. Staff will also present the WATS Study at the Planning Commission's meeting; after which, a
recommendation to the Board of Supervisors would be appropriate.
As you are aware, the WATS transportation plan describes the long-range transportation recommendations
for the Winchester Area. These recommendations are based on a thorough evaluation of existing
transportation conditions, the development and implementation of a computerized model that determines
the transportation impacts of year 2020 projected land use growth, and an analysis of future travel behavior
within the study area.
It is evident that the existing roadway system in the study area does not have sufficient capacity to
accommodate area travel demands in the year 2020. The WATS plan offers many long-range transportation
solutions. It is stars belief that the many transportation issues affecting the County, in particular at the
Route 647/277 intersection, have been suitably addressed and that the resulting plan provides an excellent
framework for future transportation planning in Frederick County. The WATS plan was developed through
a joint effort of the Virginia Department of Transportation and Frederick County, the City of Winchester,
and the Town of Stephens City.
107 North Kent Street - Winchester, Virginia 22601-5000
Year
Proposed
Estimated
Estimated
Length
2020
Typical
Cost 121
ROW 131
Route
Name
From
To
(miles)
ADT
Section 1
(,000)
(feel)
Remarks
81
0.50 miles south of Route 277
Route 37 South
3.50
91,200
16
$21,700
220
Widen to 6 lanes
81
Route 37 South
Routes 17/50
3.43
64,800
16
$22,000
220
Widen to 6 lanes
81
Routes 17/50
Route 7
1.94
98,900
16
$12,400
220
Widen to 6 lanes
81
Route 7
Route 11 North
2.31
93,600
16
$14,800
220
Widen to 6 lanes
81
Route 11 North
0.50 miles north of Route
37 North
1.50
63,700
I6
$8,900
220
Widen to 6 lanes
81
Upgrade interchange at Route
277
-
INT
$10,000
-
81
Upgrade interchange at Route
-
37 South
-
-
INT
$10,000
-
81
Upgrade Interchange at Route
17/50
---
--_
INT
$30,000
__.
81
Upgrade interchange at Route
7
--
-
INT
$30,000
--
81
Upgrade interchange at Route
I1 North \
--
---
INT
$10,000
--
81
Construct new interchange at
Route 37 North
--
INT
$25,000
-
37 East
1-81
Warrior Road
1.07
19,900
R4D
$4,800
180
Construct 4 -lane facility on new
alignment
37 East
Warrior Road
Route 522
0.87
16,500
R4D
$3,900
180
Construct 4 -lane facility on new
alignment
37 East
Route 522
Route 17150
2.42
9,700
R4D
$10,900
180
Construct 4 -lane facility on new
alignment
37 East
Route 17/50
Route 657
2.45
11,300
R4D
$11,000
180
Construe 4 -lane facility on new
alignment
37 East
Route 657
Route 7
1.52
9,100
R4D
$6,800
180
Construct 4 -lane facility on new
alignment
37 East
Route 7
1-81
5.23
3,600
R4D
$23,500
180
Construct 4 -lane facility on new
alignment
37 East
1-81
Route 37 West
2.30
6,500
R4D
$10,400
180
Construct 4 -lane facility on new
alignment
37 East
Construct new interchange at
Warrior Road
_ "
-__
INT
$10,000
-
37 East
Construct new interchange at
Route 522 South
-
"-
INT
$10,000
-
37 East
Construct new interchange at
Route 17150
--
--
INT
$10000
,
---
Year
Proposed
Estimated
Estimated
Length
2020
Typical
Cost 121
ROW 131
Route
Name
From
To
(miles)
ADT
Section (1
(,000)
(feet)
Remarks
37 East
Construct new interchange at
Route 657
–"
---
INT
$10,000
-
37 East
Construct new interchange at
Route 7
"'
–
IN
$10,000
- -
37 East
Construct new interchange at
Route 37 West
-
--"
INT
$20,000
—
37 West
Route 622
Jubal Early Drive
1.10
26,000
R6D
$6,600
200
Widen to 6 lanes
37 West
Jubal Early Drive
Route 50
1.23
47,300
R6D
$7,400
200
Widen to 6 lanes
37 West
Route 50
Winchester Medical Center
0.90
35,200
R6D
$5,400
200
Widen to 6 lanes
37 West
Winchester Medical Center
Route 522
0.80
38,900
R6D
$4,800
200
Widen to 6 lanes
37 West
Remove interchange at Route
11 South
--
—
REM
$500
- -
37 West
Construct new interchange at
Route 651
---
–
INT
$10,000
--
37 West
Construct new interchange at
Jubal Early Drive
--
INT
$10,000
"
37 West
Upgrade interchange at Route
50
_
INT
$5,000
- -
37 West
Construct new interchange at
—
INT
$10000
_
Funds to be provided by
Medical Center
,
Winchester Medical Center
37 West
Upgrade interchange at Route
522
"–
—
INT
$10,000
–"
7
National
Avenue/East Lane
Kent Street
Pleasant Valley Road
0.50
22,000
U4
$4,200
70
Provide for 4 through lanes, plus
center turn lane
11
Valley Avenue
Apple Valley Road (Route 652)
Middle Road (Route 628)
1.88
29,800
U4
$12,600
70
Widen to 4 through lanes, plus
center turn lane
11
Martinsburg Pike
Reconfigure connection at
—
—
_
$2,000
_
Make at -grade connection, plus
existing Route 37 North
improvements to Route 11
11
Martinsburg Pike
9
Route 661 East
1.56 miles north of Route
1.56
20,700
U4
$9,800
70
Widen to 4 through lanes, plus
661 East
center turn lane
17/50
Millwood Avenue
Jubal Early Drive
University Drive
--
—
REM
$20
—
Close roadway as through traffic
connection
17150
Millwood Pike
1-81
Route 522 (Relocated)
0.51
50,800
U611
$4,900
130
Widen to 6 lanes
277
Fairfax Pike
1-81
Route 641
0.68
34,400
U4
$4,600
100
Widen to 4 through lanes, plus
center turn lane
277
Fairfax Pike
Route 641
Route 3401522
3.86
16,600
U4R
$26,600
110
Widen to 4 lanes
21
Year
Proposed
Estimated
Estimated
Length
2020
Typical
Cost 121
ROW 131
Route
Name
From
To
(miles)
ADT
Section f 11
(,000)
(feet)
Remarks
522
Route 522 north of Airport Road
Route 17150
0.83
39,800
U4R
$6,100
110
New, 4 -lane facility
522
Front Royal Pike
At existing intersection with
---
_-_
REM
$20
Remove existing roadway
Route 17150
connection at Route 17/50
522
Fairmont Avenue
Wyck Street
0.20 miles north of
0.55
19,500
U4
$3,700
70
9 Provide for 4 through lanes, plus
Winchester NCL
center turn lane
622
Cedar Creek Grade
Route 621
Winchester WCL
1.42
16,200
U4R
$11,800
110
Widen to 4 lanes, includes
improvements to Route 37
interchange
Weems Lane
Valley Avenue (Route 11)
Loudoun Street
0.51
23,600
U4
$3,400
70
Widen to 4 through lanes, plus
center turn lane
631
Fairfax Street
Route 651 Extended
Route 11
0.95
2,000
U2
$2,600
50
Spot improvements to vertical
and/or horizontal alignment
636
White Oak Road
Route 277
Route 642
1.41
11,400
U2
$3,800
50
Spot improvements to vertical
and/or horizontal alignment
636
White Oak Road
Route 642
Route 522
0.76
9,700
U4R
$5,600
110
New, 4 -lane facility
641
Double Church
Road
128 miles south of Route 277
Route 647
1.96
5,000
U2
$4,700
50
Spot improvements to vertical
and/or horizontal alignment
Route West
Extension on
Route 651 Extension
Route 11
0.55
2,000
R2
R2(24)
$300
110
New, 2 -lane facility
Route 642 West
Extension
Route 11
Route 644 Extension
0.42
3,000
U4R
$5,100
110
New, 4 -lane facility - includes
bridge over 1-81
642
Macedonia Church
Road
Route 644 Extension
Lakeside Drive
0.83
2,000
U4
$5,200
70
New, 4 -lane facility
642
Macedonia Church
Road
Lakeside Drive
Route 522
2.18
3,000
U4
$13,700
70
Widen l0 4 Lanes
Route 644 Extension
Route 642 West Extension
Route 522
3.11
5,700
R2(24)
$1,400
110
New, 2 -lane facility
644
Parkins Milt Road
Route 522
Route 17150
2.31
2,800
R2(24)
$900
110
Spot improvements to vertical
and/or horizontal alignment
Papermill Road
Relocated
Existing Papermill Road
Pleasant Valle Road
y
0.10
31,900
U4
$500
70
New, 4 -lane facility
Papermill Road
Papermill Road Relocated
Weems Lane
0.44
27,500
U4
$3,000
70
Widen to 4 through lanes, plus
center turn lane
Loudoun Street
Weems Lane
Jubal Early Drive
0.43
25,800
U4
$2,900
70
Wden to 4 through lanes, plus
center turn lane
S Pleasant Valley
Road Extension
Battaille Drive
Cedarmeade Avenue
0.49
14,300
U4
$3,300
70
New, 4 -lane facility
Airport Road
Extension
Pleasant Valley Road
1-81 Overpass
0.56
53,500
U4R
$3,900
80
New, 4 -lane facility
Airport Road
Extension
1.81 Overpass
Warrior Road
0.09
51,900
U4R
$2,600
110
New, 4 -lane facility, includes new
s
bridge over 1-81
21
Year
Proposed
Estimated
Estimated
Length
2020
Typical
Cost (2)
ROW (3)
Route
Name
From
To
(miles)
ADT
Section 1 1
(,000)
(feet)
Remarks
Airport Road
Extension
Warrior Road
Route 522
0.41
27,400
U4R
$3,000
110
New, 4-lane facility
645
Airport RoadRoute
522
Winchester Municipal
Airport
0.68
12,900
U4R
$5,000
110
Widen to 4 lanes
647
Aylor RoadRoute
641
Bass-Hoover Elementary
.
044
3000
U2
$1,200
50
Spot improvements to vertical
School
,
and/or horizontal alignment
647
Aylor Road
Route 277
277 miles north of Route
0.26
10,200
U2
$700
50
Construct Route 647 on new
alignment east of current location
647
Aylor Road
At Route 277
---
--
REM
$10
_--
Remove existing roadway
connection at Route 277
651
Route 11 South
Route 642 West Extension
2.59
4,500
R4D
$9,700
150
New, 4-lane facility
651
Route 642 West Extension
Route 652
2.15
18,600
R4D
$8,100
150
Widen existing and extend on new
alignment, 4 lanes
652 (S)
Apple Valley Road
Route 628
Route 651
0.97
3,100
R2(24)
$400
110
Spot improvements to vertical
and/or horizontal alignment
652 (S)
Apple Valley Road
Route 651
Route 11
0.25
16,400
U4R
$1,700
110
Widen to 4 lanes
655
Sulphur Springs
Road
Route 17!50
Route 656
0.79
3,100
U2
$2,100
50
Spot improvements to vertical
and/or horizontal alignment
656
Greenwood Road
Route 655
Route 7
2.98
5,000
U2
$8,100
50
Spot improvements to vertical
and/or horizontal alignment
659
Valley Mill Road
Windcresl Circle
Route 656
0.38
3,600
U2
$1,000
50
Spot improvements to vertical
and/or horizontal alignment
660
Woods Mill Road
Route 7
Route 664
2.13
1,000
R2(24)
$800
110
Spot improvements to vertical
and/or horizontal alignment
664
Jordan Springs
Road
Route 660
Route 761
1.25
1,000
R2(24)
$500
110
Spot improvements to vertical
and/or horizontal alignment
739
Fox Drive
0.34 miles south of Route 522
Route 522
0.34
4,000
U2
$S00
50
Relocated Fox Drive as 2-lane
facility on new alignment
739
Apple Pie Ridge
Route 522 East of Route 37
Canterbury Lane
0.95
7,300
U4
$5,900
Widen to 4 lanes and extend as 4
Road
70
lane facility over Route 37 to Route
-
522
739
Apple
Road Pie Ridge
At Route 522
--
--
REM
$10
__
Remove existing roadway
connection at Route 522
Route Route 651
Connector
Route 651 Extended
Route 11
0.68
2,000
R2
R2(24)
$300
110
New, 2-lane facility
Baltaille Drive
South Pleasant Valley Road
Extension
Shawnee Drive North Cit
(City)
0.29
7,500
U4
$1,900
70
Widen l0 4 lanes
Extense Drive East
Extensionbridge
Shawnee Drive North (City)
Warrior Road
0.17
r14.200
U4
$1,100
70
New, 4-lane facility -- includes new
over 1-81
Year
Proposed
Estimated
Estimated
Length
2020
Typical
Cost [21
ROW 131
Route
Name
From
To
(miles)
ADT
Section Ill
(,000)
(feet)
Remarks
Brooke Road
Extension
Route 522
Route 11
0.52
9,000
U2
$1,500
50
New, 2-lane facility
Harvest Drive
Extension
Orchard Hill Drive
Chelsea Drive
0.10
2,000
U2
$300
50
Upgrade existing and extend on
new alignment
Juba[ Early Drive
Route 37
Meadow Branch Drive
1.14
19,400
U411
$7,900
80
New, 4-lane facility
Legge Boulevard
Airport Road Extension
Millwood Avenue
1.36
12,500
U4
$9,100
70
New, 4-lane facility -- portions
already in place
Meadow Branch
Drive
Jubal Early Drive
Route 50
1.46
3,100
U2
$3,900
50
New, 2-lane facility (portions
already constructed)
Millwood Avenue
Pleasant Valley Road
Kent Street
0.53
17,200
U4
$4,500
70
Provide for 4 through lanes, plus
center turn lane
Millwood-Senseny
Connector
Route 17150
Route 657
1.06
5,700
U2
$2,900
50
New, 2-lane facility
Shawnee Drive
Winchester SCL
Battaille Drive
0.47
10,200
U4
$3,200
70
Widen to 4 lanes
Shawnee Drive
Extended
Route 11
Winchester SCL
0.53
8,100
U4R
$3,900
110
New, 4-lane facility
Valley Avenue
Bellview Avenue
Gerrard Street
0.64
31,600
U4
$5,400
70
Provide for 4 through lanes, plus
center turn lane
Warrior Road
Route 277
Route 644 Extension
2.80
6,000
U4
$17,700
70
New, 4-lane facility
Warrior Road
Route 644 Extension
Route 37
0.13
11,500
U4
$800
70
New, 4-lane facility
Warrior Road
Route 37
Extended lle rive East
1.72
8,000 `
U4
$10,800
70
New, 4-lane facility
Warrior Road
Battaille Drive East Extended
Route 522
1.10
22,000
U4
$6,900
70
New, 4-lane facility
$686,260
WINCHESTER AREA
TRANSPORTATION STUDY
YEAR 2020 TRANSPORTATION PLAN
DEVELOPED BY THE
TRANSPORTATION PLANNING DIVISION
OF'THE
VIRGINIA DEPARTMENT OFTRANSPORTATION
W COOPERATION WITH
THE CITY OF %VrNCHESTER
THE COUNTY OF FREDERICK
THE TOWN OFSTEPIIENS CITY
1998
INTRODUCTION
The WinchmterArea Transportation Studv (vvATS) will developed through ajoint
effort of the Virginia Department of Transpomtion and the City of Winchester.
Frederick County, and the Town of Stephens City. The study area includes the
C" of Winchester. the Town of Stephens Cine and the urbanizing portions of
Frederick County. This vansportarion plan da„mem descnb" the long-range
transportation recommendations for the Winchester ama.
This WATS transportation plan was developed with extensive involvemont from
kxai govemmem offciais ami stall as well as inim from the general public at kev
mdcsto— in the development of the plan.
PURPOSE AND SCOPE OF THE STUDY
Continuing growth and development in the Winch"ter arca will result in increased
demands on the area's transportation system. The WATS planning process was
muuted to develop a comprehensive set of transportation solutions that will
accommodate prolected travel demands to the year 2020. The std, covered
madway. transit, bievele. and pedestrian improvementl. and addressed the
mierucnon of the madwav syslem with truck. rail. and ;fir travel.
it \TS w as developed based on m asessment ol',:xi ting trnnsportauon conditions
through roadway inventories. traffic counts. and travel surveys. Following
—ordination with local government planning agcncics, n computerized
113 --ninon model uta. developed to astertim the transportation impact ofycar
_11'11 - reelcd land use growth. Analysts til' Inure rmsel behavior within the
Muds ,mea pr—ded the basis fir developing this Ione -range transportation plan.
RECOMMENDED ROADWAY IMPROVEMENTS
The existing madwav system in the Winchester study area docs not have sufficient
capacity to accommodate arca travel demands in the year 2020. A number of study
area roadways were also identified as requinng improvements based on existing
geometric. rather than capacity, needs. The long-range madwav improvements
recommended for the Winchester arca include:
I. Upgrading existing facilities through improvement to madwav alignment;
2. Widening existing facilities and
J. Construction of new fhcilities.
Each of the recommended impmvcmeots is shown on the map on the reverse side of
this docvm"L More detailed information on these recommendations is included in
the table below.
OTHER MODES OF TRANSPORTATION
Transit: The City of Winchester has operated and funded the Winchester Transit.
System since the 1950'5. The short-range component of WATS provided a number
of recommendations for improving transit smite and increasing ridership through
improved marketing, as well as enhancements to the flexibility of the smite through
the purchase of smalkr bus" and increased demand -responsive services. sices.
Bicycle Facilities: A separate bicycle plan that includes both short- and long-range
recommendations was developed by the Winch"ter-Frederick County Bicycle Plan
Advisory Committee. All .(the WATS st adv area is included in the area covered by
this bicycle plan. The bicycle plan was developed to provide bicycle system
connectivity to major trip generators and atuactons such as schools, recreational,
historic, ImMil. and government areas,
Pedestrian Facilities: Pedestrian trawl. like bicycle travel, can be encouraged through
the provision of* connected system of safe and attractive facilities. The provision
of sidewalks should be considered as pan of local land use planning by preserving
sufficient rightsol=way along roadways recommended for improvement. At the
desiLn stage, roadway plans should incorporate sidewalks, where possible, in
urbanized areas and in areas adjacent to schools, parks, and ma(or retail areas.
Truck. Rail. and Air Transportation: The WATS roadway improvement
recommendation will increase access and safety for goods movement by truck on
the madwav system, and will provide improved access and safety between the
roadway system and local rail and air facilities. Particular areas of concem noted
through interviews with trucking firms in the Winchester area have been addressed
through the WATS recommendations. WATS recommendations will also provide
impmvcd access to the Winchester Airport and decrease the level of interaction
between =for vehicles and the railroad lines in the study area,
CTTT2EN PARTICIPATION
A Steering Committee consisting of representatives from the City of Winchester,
Frederick County, the Town of Stephens City, and the Virginia Department of
Transportation was formedat the outset of this study. This Committee directed the
development of WATS at the policy level. Technical coordination with local planning
agencies from each local govemmeol. as well as the Virginia Department of
Transportation, was provided by a separate study Technical Committee. Study
Committee meetings were held at key milestone dates and were open to the general
public and the press. A public information meeting was held in June of 1995 and a
final public information meeting was held on January ?0, 1998. Public comments
weresolicited at each of these meetings. with any resulting changes to the WATS
recommendations made with the approval of the Study Committee.
PLAN ADOPTION
The Transportation Plan was adopted by resolution of the Winch"ter City Council
on — The Frederick County Board of Supmisors adopted the Plan on
On , the Town of Stephens City also adopted the
recommendation of WATS.
WINCHESTER AREA TRANSPORTATION STUDY
TABLE OF RECOMMENDED IMPROVEMENTS - YEAR 2020
ADDITIONAL INFORMATION
More details on the development of WATS and the lung -ranee tecommcnduuons
we included in the Winchester Arca T—sporran- Fmhnxal Rcpon. This da:umem
is avmlable m hxal gocemment olfices. It is also acadable mthe b'irc�n�a Depatmrnt
of Transpomtion s local area offices and the Transportation Planning Divtsnon m
Richmond, Virginia. The Bicycle Plan for the City of Winchester and Frederick
County is available in local government o1Lces.
Other technical dim on the development of the computerized transportation model
and analysis methodologies are incorporated in technical reports available in
Richmond. Virginia at the ctntral office of the Virginia Department ofTransportation.
TYPICAL SECTIONS
R6Dil6