PC 05-20-98 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
MAY 20, 1998
7:00 P.M. CALL TO ORDER TAB
1) Bi -Monthly Report ......................................... .... ........ A
2) Committee Reports ..................................................(notab)
3) Citizen Comments ............................. .......(no tab)
PUBLIC HEARING
4) Proposed Amendments to Chapter 165, Zoning, Article IV, Supplemental Use
Regulations, Section 165-48.6 "Commercial Telecommunication Facilities" of the
Frederick County Code. The proposed amendment modifies the existing Commercial
Telecommunication Facilities requirements to require an affidavit confirming the landowner's
responsibility to remove such commercial telecommunication facilities once deemed abandoned.
The amendment also requires that an attempt be made to co -locate commercial
telecommunication facilities prior to requesting a Conditional Use Permit to enable the new
construction of such facilities.
(Mr. Lawrence) ..................... B
PUBLIC MEETING
5) Master Development Plan 4003-98 of Briarwood Estates, submitted by G.W. Clifford and
Associates, Inc., for the development of 230 single-family detached urban residential lots. This
property is located on the east side of Greenwood Road (Rt. 656), midway between Senseny
Road and Valley Mill Road, and is identified with Property Identification Numbers 55-A-1 84A,
55-A-18413, 55 -A -1 84C and 55 -A -1 84D in the Stonewall Magisterial District.
(Mr- Wyatt)............................................................ C
6) Subdivision 9009-98 for Scully, Ltd. submitted by G. W. Clifford and Associates, Inc., for
the development of a new .573 -acre lot. The property is located on the south side of Fairfax Pike
(Rt. 277), approximately 150 feet west of Stickley Drive, and is identified with Property
Identification Number 85 -A -148D in the Opequon Magisterial District.
(Mr. Lawrence) ......................................................... D
7) Other
BIMONTHLY REPORT OF PENDING APPLICATIONS
(printed May 8, 1998)
Application
n
newly
submi
t
ted.
REZONING:
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 corner of Rt. 50 East & Parkins Mill Rd. (Rt. 644)
Submitted:
04/10/98
PC Review:
05/06/98 - recommended approval
BOS Review:
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:
Central Coca-Cola Bottling
Facility (MDP #002-98)
Back Creek Light Industrial use on 63.5052 ac.
1 parcel (pending rezoning approval)
Location:
West of Shady Elm Rd. (Rt. 651) & Apple Valley Rd. (Rt. 652)
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
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
Admin. Approved:
Pending
Bimonthly Report
Printed May 8, 1998
SUBDIVISIONS:
Senseny Glen, Sect. III
(SUB !{006-98)
Shawnee
Subdivision of 25.572 ac. For 71 s.f.
detached urban lots (RP)
Location:
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
Signal Station Associates
(SUB #005-98) NO MDP
Back Creek
2 Lot Subdivision: Lot 1A - 0.9263 ac.
Lot IB - 2.1502 ac. (B2)
Location:
Rt. 50 W.; two miles from Winchester hospital
Submitted:
02/10/98
PC Review:
03/18/98 - recommended approval
BOS Review:
04/08/98 - approved
Subd. Admin. Approved:
05/05/98
rsimontmy xcport
Printed May 8, 1998
Mark & Rachelle Repine
(SUB #004-98) NO MDP
Shawnee
Subdivision of 1.3719 ac. into 3 s.f. lots
(RP)
Location: -7771
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
I--
Woodbrook Village (SUB#016-97)
Back Creek
81 multi- lex lots on 19.56 ac. (RP)
Location:
So. side of Opeguon Church Lane (Rt. 706)
Submitted:
12/02/97
MDP #00497:
MDP approved by BOS 09/24/97; Admin. approved 12/10/97
Subd. Admin. Approved:
Pending
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 Longcroft 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
Dr. Raymond L. Fish
(SUB #012-97)
Stonewall
Subdivision of one lot (1.4962 ac.) (132)
off a 16.00 ac. parent tract (132 & B3)
Location:
Hopewell Rd. & new proposed street, Clearbrook Ln; 160' NW of
existing Winchester & Western 60' right-of-way
Submitted:
10/09/97
MDP #005-95:
Approved by BOS on 01/24/96; Admin. Approved on 07/15/96
Subd. Admin. Approved:
05/04/98
Bimonthly Report
Printed May 8, 1998
Briaiwood 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. A roved:
Pending
IIStar Fort, Sect. II (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:
Pending
Dominion Knolls (SUB #005-97)
Stonewall
75 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:
05/16/97
MDP #001-97
Approved by BOS 04/09/97; Admin. Approved 06/30/97
Subd. Admin. Approved:
Pending
Bimonthly Report
Printed May 8, 1998
Lenoir City Co. of Virginia
(SUB #003-97)
Gainesboro
1 MI 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 MI 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 (B2)
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
Abrams Point, Phase I (SUB)
Shawnee
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. A royal:
Awaiting deed of dedication, letter of credit, and signed plat
Bimonthly Report
Printed May 8, 1998
Harry Stimpson (SUB)
Opeguon
Two B2 Lots
Location:
Town_ Rim Lane
Submitted:
09/23/94
PC Review:
/ 19/94 - recommended approval
BOS Review:
/26/94 - approved
IAiwaiting
Pending Admin. Approval:
signed W.
SITE PLANS:
Printed May 8, 1998
Shenandoah Valley Baptist
Church (SP #028-98)
Opequon
3,463 s.f. school addition; 0.65 ac.
1 disturbed 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
Blue Ridge Grace Brethren
Church (SP #026-98)
Back Creek
Sanctuary Addition; 1.2 ac. developed
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:
04/02/98
Approved.
Pending
Bimonthly Report
Printed May 8, 1998
Timber Ridge Residential Treat-
ment Center (SP #024-98)
Gainesboro 13,440 s.f. 2 -story bldg.; 0.75 ac.
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)
:Gainesboro10,524
metal fabric./equip, main, bldg;
75,000 sf disturb. on 10.00 ac. site(M2)
Location:
4530 Northwestern Pike
Submitted:
03/25/98
Approved:
[Pending
Lenoir City Co. of Virginia
(SP #n21-98)
Gainesboro
i
25,000 s.f. warehouse addition; 1.0 ac.
disturbed on a 6.6358 ac. site (MI)
Location:
Lot 31, Stonewall Industrial Park
Submitted:
03/26/98
Approved:
04/27/98
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
Bimonthly Report
Printed May 8, 1998
Toan & Associates (SP #019-98)
Gainesboro
Revisions to Construction Mgt.
Office/Warehouse Site (MI)
Location:
Corner of McGhee Rd. & future Tyson Dr. in Stonewall Indust. Pk.
Submitted:
03/20/98
Approved:
04/24/98
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 (B2)
Location:
251 Front Royal Pike
Submitted:
03/11/98
Approved:
Pending
Bandit Karts II (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:
Pending
Fellowship Bible Church
(SP #013-98)
Back Creek
overflow parking - 111 additional
standard & 5 addit. handicap. (RA)
Location:
Intersection of Middle Rd. & Apple Valley Rd.
Submitted:
03/02/98
Approved:
04/24/98
Bimonthly Report
Printed May 8, 1998 10
tern Workshop
98)
Stonewall
6,000 s.f. addit. to existing bldg. for
mfg. use on 6.072 ac. site (Ml)
209 Cole Lane
FArov,ned:
828 Smithfield Avenue
:
02/24/98
Pending
pending
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 Aps. (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)
Shawnee
Warehousing (self -storage) on 5 acres
(B3)
Location:
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. arcel(RP)
Location:
300 Westminster Drive
Submitted •
01/29/98
Approved:
Pending
bimontnty Keport
Printed May 8, 1998 �1
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
Dr. Fairman Veterinary Office
(SP #029-97)
Stonewall
4,272 sq ft Veterinary Office on 1.4962
ac. parcel (B2)
Location:
1092 Hopewell Road
Submitted:
07/25/97
Approved:
Pending
Mobil-Wendys Rt. 50W 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 Ideveloped
hurch Expansion; 2.5 ac. to be
of a 29.5115 ac. site (RA)
Location:
East 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 (M1)
Location:
195 Lenoir Drive (Stonewall Industrial Park)
Submitted:
12/16/96
Approved:
Pending
Bimonthly Report
Printed May 8, 1998 12
Stimpson/Rt. 277 Oil & Lube
Service (SP #030-96)
Opequon
Oil & Lube Serv., Car Wash, Drive -
Thru on 2.97 ac. (132)
Location:
152 Fairfax Pk. (behind Red A2ple Country Store)
Submitted:
07/03/96
Approved:
11 ending
AMOCO/House of Gifts (SP
#022-96)
Gainesboro Gas Pump Canopy 880 sq, ft. area of a
0.916 acre parcel(RA)
Location:
3548 North Frederick Pike
Submitted:
05/08/96
Approved:
Pending
American Legion Post #021
(SP #018-96)
Stonewall
Addition to lodge building on 3.4255
1 acre site (B2)
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; ad'. & west of Rt. 522
Submitted:
09/12/89
Note:
Being held at applicant's request.
Flex Tech (SP #057-90)
Stonewall
M1 Use on 11 Ac. (TV11)
Location:
East side of Ft. Collier Rd.
Submitted:
10/25/90
Note:
I . Being held at applicant's request.
Bimonthly Report
Printed May 8, 1998
13
VARIANCES:
Gary & Diane DeOms
(VAR #005-98)
Back Creek
10' side yd. var. (north) for construc-
tion of an addition to house (RA)
Location:
149 Carters Lane
Submitted:
04/10/98
BZA Review:
05/19/98
Bimonthly Report
Printed May 8, 1999 14
I COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
�'AX : 540/ 678-0682
MEMORANDUM
TO: Planning Commission Members
FROM: Eric R. Lawrence, Zoning Administrator T--1 -
SUBJECT: Public Hearing: Proposed Amendments to the Commercial Telecommunication
Facility portion of the Frederick County Zoning Ordinance
DATE: May 11, 1998
The Board of Supervisors, at their April 8, 1998 meeting, directed staff to research and consider amendments
to the Commercial Telecommunication Facility portion of the Zoning Ordinance. In particular, the Board
was interested in more clearly defining methods guaranteeing a tower's removal, and confirmation that a
CUP applicant has made attempts to co -locate on existing towers.
Staff presented the number of proposed amendments to the Development Review and Regulations
Subcommittee (DRRS) at their April 23, 1998 meeting. The four elements that the DRRS was supportive
of include:
1. Permitting commercial telecommunication facilities to locate on existing facilities (towers,
buildings, etc) without gaining Board approval.
2. Requiring an applicant to provide confirmation that an attempt has been made to co -locate
on existing facilities.
3. Requiring a landowner to sign an affidavit acknowledging that removal of a commercial
telecommunication facility may be the responsibility of the landowner.
4. Requiring the removal of a commercial telecommunication facility once the tower has been
abandoned for more than 12 months.
After discussions, the DRRS endorsed these proposed amendments to the current Commercial
Telecommunication Facility requirements of the Zoning Ordinance.
Attached is the existing Zoning Ordinance, the proposed additions, and an extraction. The proposed
amendments have been modeled after a sample ordinance distributed by VACO and utilized in Loudoun
County.
A recommendation to forward to the Board of Supervisors would be appropriate. Staff will be available to
address your concerns.
ERL/cc
Attachment
U:1E RICICOMMONIDRRSITO W ERS\TO W FRAM D. PC
107 North Kent Street • Winchester, Virginia 22601-000
Editorial key: Text presently in the Zoning Ordinance
Proposed Text Additions
Proposed
§165-48.6 Commercial Telecommunication Facilities. [Added 4-9-1997]
The intent of this section is to ensure that the siting of commercial telecommunication facilities
occurs through the conditional use permit public hearing process defined in Article III of this chapter.
Commercial telecommunication facilities that locate on existing structures and towers shall be
exempt from the Conditional Use Permit requirement The siting of commercial telecommunication
facilities is permitted within the zoning districts specified in this chapter, provided that residential
properties, land use patterns, scenic areas and properties of significant historic value are not
negatively impacted.
A. Information required as part of the conditional use permit application shall include,
but not be limited to, the following:
(1) A map depicting the search area used in siting each proposed commercial
communications facility.
(2) Identification of all service providers and commercial telecommunication
facility infrastructure within a proposed search area. The applicant shall
provide confirmation that an attempt to co -locate on an existing
telecommunication facility has been made
(3) Information demonstrating that the commercial telecommunication facility is
in compliance with the Federal Communication Commissions established
ANSUIEEE standards for electromagnetic field levels and radio frequency
radiation.
(4) An affidavit signed by the landowner stating that he/she is aware that
he/she may be held responsible for the removal of the commercial
telecommunications facility as stated in §165-48.6(B.7).
B. The following standards shall apply to any property in which a commercial
telecommunication facility is sited, in order to promote orderly economic development
and mitigate the negative impacts to adjoining properties:
(1) The Planning Commission may reduce the required setback distance for
commercial telecommunication facilities as required by § 165-24B(6) of this
chapter if it can be demonstrated that the location is of equal or lesser impact.
Commercial telecommunication facilities affixed to existing structures shall be
exempt from setback requirements, provided that they are located no closer
to the adjoining property line than the existing structure.
(2) Monopole -type construction shall be required for new commercial
telecommunication towers. The Planning Commission may allow lattice-type
construction for new telecommunication towers that are located outside the
Urban Development Area and are not adjacent to properties that are identified
historic sites.
(3) Advertising shall be prohibited on commercial telecommunication facilities
except for signage providing ownership identification and emergency
information. No more than two signs shall be permitted. Such signs shall be
limited to 1.5 square feet in area and shall be posted no higher than 10 feet
above grade.
(4) When lighting is required on commercial telecommunication facility towers,
dual lighting shall be utilized which provides daytime white strobe lighting and
nighttime red pulsating lighting unless otherwise mandated by the Federal
Aviation Administration or the Federal Communications Commission, Strobe
lighting shall be shielded from ground view to mitigate illumination to
neighboring properties. Equipment buildings and other accessory structures
operated in conjunction with commercial telecommunication facility towers
shall utilize infrared lighting and motion-detector lighting to prevent
continuous illumination.
(5) Commercial telecommunication facilities shall be constructed with materials
of a galvanized finish or painted a noncontrasting blue or gray unless
otherwise mandated by the Federal Aviation Administration or the Federal
Communication Commission.
(6) Commercial telecommunication facilities shall be adequately enclosed to
prevent access by persons other than employees of the service provider.
Appropriate landscaping and opaque screening shall be provided to ensure
that equipment buildings and other accessory structures are not visible from
adjoining properties, roads or other rights-of-way.
(7) Any antenna or tower that is not operated for a continuous period of twelve
(12) months shall be considered abandoned, and the owner of such tower
shall remove same within ninety (90) days of receipt of notice from the
Frederick County Department of Planning and Development. Removal
includes the removal of the tower, all tower and fence footers,
underground cables and support buildings. If there are two (2) or more
users of a single tower, then this provision shall not become effective until
all users cease using the tower. If the tower is not removed within the 90-
day period, the County will remove the facility and a lien may be placed to
recover expenses.
Proposal
§165-48.6 Commercial Telecommunication Facilities. [Added 4-9-1997]
The intent of this section is to ensure that the siting of commercial telecommunication facilities
occurs through the conditional use permit public hearing process defined in Article III of this chapter.
Commercial telecommunication facilities that locate on existing structures and towers shall be exempt
from the Conditional Use Permit requirement. The siting of commercial telecommunication facilities
is permitted within the zoning districts specified in this chapter, provided that residential properties,
land use patterns, scenic areas and properties of significant historic value are not negatively impacted.
A. Information required as part of the conditional use permit application shall include,
but not be limited to, the following:
(1) A map depicting the search area used in siting each proposed commercial
communications facility.
(2) Identification of all service providers and commercial telecommunication
facility infrastructure within a proposed search area. The applicant shall
provide confirmation that an attempt to co -locate on an existing
telecommunication facility has been made.
(3) Information demonstrating that the commercial telecommunication facility is
in compliance with the Federal Communication Commissions established
ANSI/IEEE standards for electromagnetic field levels and radio frequency
radiation.
(4) An affidavit signed by the landowner stating that he/she is aware that he/she
may be held responsible for the removal of the commercial
telecommunications facility as stated in §165-48.6(B.7).
B. The following standards shall apply to any property in which a commercial
telecommunication facility is sited, in order to promote orderly economic development
and mitigate the negative impacts to adjoining properties:
(1) The Planning Commission may reduce the required setback distance for
commercial telecommunication facilities as required by §165-24B(6) of this
chapter if it can be demonstrated that the location is of equal or lesser impact.
Commercial telecommunication facilities affixed to existing structures shall be
exempt from setback requirements, provided that they are located no closer
to the adjoining property line than the existing structure.
(2) Monopole -type construction shall be required for new commercial
telecommunication towers. The Planning Commission may allow lattice -type
construction for new telecommunication towers that are located outside the
Urban Development Area and are not adjacent to properties that are identified
historic sites.
(3) Advertising shall be prohibited on commercial telecommunication facilities
except for signage providing ownership identification and emergency
information. No more than two signs shall be permitted. Such signs shall be
limited to 1.5 square feet in area and shall be posted no higher than 10 feet
above grade.
(4) When lighting is required on commercial telecommunication facility towers,
dual fighting shall be utilized which provides daytime white strobe lighting and
nighttime red pulsating lighting unless otherwise mandated by the Federal
Aviation Administration or the Federal Communications Commission. Strobe
lighting shall be shielded from ground view to mitigate illumination to
neighboring properties. Equipment buildings and other accessory structures
operated in conjunction with commercial telecommunication facility towers
shall utilize infrared lighting and motion -detector lighting to prevent
continuous illumination.
(5) Commercial telecommunication facilities shall be constructed with materials
of a galvanized finish or painted a noncontrasting blue or gray unless
otherwise mandated by the Federal Aviation Administration or the Federal
Communication Commission.
(6) Commercial telecommunication facilities shall be adequately enclosed to
prevent access by persons other than employees of the service provider.
Appropriate landscaping and opaque screening shall be provided to ensure
that equipment buildings and other accessory structures are not visible from
adjoining properties, roads or other rights-of-way.
(7) Any antenna or tower that is not operated for a continuous period of twelve
(12) months shall be considered abandoned, and the owner of such tower shall
remove same within ninety (90) days of receipt of notice from the Frederick
County Department of Planning and Development. Removal includes the
removal of the tower, all tower and fence footers, underground cables and
support buildings. If there are two (2) or more users of a single tower, then
this provision shall not become effective until all users cease using the tower.
If the tower is not removed within the 90- day period and a lien may be placed
to recover expenses.
U:�ERICICOMMOMDRRS',TOWERS\TO WERS. WPD
PC REVIEW DATE: 05-20-98
BOS REVIEW DATE: 06-10-98
MASTER DEVELOPMENT PLAN #003-98
BRIARWOOD ESTATES
LOCA I ION: The property is located on the east side of Greenwood Road (Route 656) midway
between Senseny Road (Route 657) and Valley Mill Road (Route 659).
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBERS: 55 -A -184A, 55 -A -184B, 55 -A -184C and 55 -A -184D
PROPERTY ZONING & PRESENT USE:
Zoned: RP (Residential Performance) District Land Use: Residential & Vacant
ADJOINING PROPERTY ZONING & PRESENT USE:
North - Zoned: RP, Residential Performance District Use: Residential (Carlisle Heights)
South - Zoned: RA, Rural Areas District Use: Residential; Vacant
East - Zoned: RA, Rural Areas District Use: Vacant
West - Zoned: RP, Residential Performance District Use: Residential; Vacant
PROPOSED USE: Single-family detached urban residential lots
REVIEW EVALUATIONS:
Virginia Dent. of Transportation: No objection to the preliminary master plan. Before
making any final comments, this office will require a complete set of site plans, drainage
calculations and traffic flow data from the I.T.E. Trip Generation Manual Sixth Edition for
review. Prior to construction on the State rights-of-way, the developer will need to apply to
this office for issuance of appropriate permits to cover said work.
Sanitation Authority: First review - correct and resubmit seven items.
Fire Marshal: Plan approval recommended.
County Engineer: The County Engineer comments reflect the need for regional stormwater
management and dedicated drainage easements through Carlisle Heights. See attached letter
from Joe G Wilder, Engineering Technician, dated March 26, 1998.
Briarwood Estates, MDP #003-98
Page 2
May 8, 1998
Parks and Recreation: No more than 50% of the required open space shall be within the
following environmental areas: lakes and ponds, wetlands or steep slopes. This plan does not
appear to meet this requirement.
Planning and Zoning:
Proiect Histo
The four tracts totaling 90.64 acres were rezoned from RA (Rural Areas) District to RP
(Residential Performance) District through two rezoning application processes. The Board
of Supervisors approved Rezoning Application 9018-87 on August 26, 1987, for 40.11 acres,
and Rezoning Application #003-98 on April 8, 1998 for 50.53 acres. The latest rezoning
application was approved with proffers as submitted by the applicant.
The Board of Supervisors approved Master Development Plan #005-93 of Greenwood Road
Realty Partnership on December 8,1993. This master development plan provided a general
layout for the 40.11 acres that were rezoned on August 26, 1987. The approved master
development plan called for the development of 87 'single-family detached traditional
dwellings on 15,000 square foot lots, a road efficiency buffer along Greenwood Road, and
the dedication of a ten -foot -wide strip along Greenwood Road for future widening.
The proffer statement which was adopted as a part of Rezoning Application #003-98 calls for
the provision of a new master development plan. This new plan is required to account for the
40.11 acres planned under Master Development Plan #005-93 and the 5 0.5 3 acres rezoned
on April 8, 1998. The new master development plan is required to conform with the General
Development Plan that was part of the adopted proffer statement.
Project Scope
The master development plan calls for the development of 230 single-family detached
residential lots within nine phases. This creates an overall gross density of 2.54 units per acre
for the 90.64 acres which is well below the permitted density of 5.5 units per acre. The
minimum lot size for this development is 12,000 square feet; therefore, curb and gutter,
sidewalks along both sides of all streets, and streetlights at all intersections will be provided.
The applicant has set aside 15%, or 13.60 acres for common open space which meets the
minimum requirements. A road connection is proposed to join this development with Carlisle
Heights. This connection is located at an intersection with Woodrow Road and Charleton
Road, and is proposed to be constructed within the final phase of the development.
Briarwood Estates, MDP #003-98
Page 3
May 8, 1998
Issues
1) Development Phasing:
Rezoning Application #003-98 was approved with a proffered lot platting schedule
which was tied into the completion of the Greenwood Road improvement project.
The applicant proposed to plat no more than 35 lots in addition to the 87 lots which
were approved under the original master development plan. The phasing plan for this
project is inconsistent with the proffer, in that the first five phases account for 126
lots. The phasing plan will need to be modified slightly to meet this proffered
condition.
2) Transportation:
The original master development plan proposed a ten -foot dedicated strip of land
along Greenwood Road to accommodate the future road improvement project;
however, the new master development plan does not reflect this dedication. Staff
discussed this issue with Mr. Steve Melnikoff of the Virginia Department of
Transportation on April 29, 1998, to determine what right-of-way was needed for this
project. Mr. Melnikoff advised staff that the final engineering documents for the
Greenwood Road improvement project reflect a need for twelve feet along the
frontage of this development. Staff believes that the final master development, plan
needs to incorporate a twelve -foot dedicated strip of land along Greenwood Road for
this project.
The future connection with Carlilse Heights should be coordinated with the adjoining
developer to ensure that access is available during the development of the final phase
of Briarwood Estates. The developer of Carlisle Heights has bonded all outstanding
improvements with the county. The construction of a road that is approximately 80
feet in length will need to be provided in Carlisle Heights to connect the two
developments.
3) Road Efficiency Buffer:
Greenwood Road is identified as a major collector road in the Comprehensive Policy
Plan. The Zoning Ordinance requires the development of a full or reduced road
efficiency buffer between major collector roads and residential land uses. The final
master development plan will need to provide this buffer area and depict if it is a full
or reduced road efficiency buffer. The active portion of the required road efficiency
buffer does not permit the placement of structures; therefore, this buffer area should
not be part of the residential lots due to conflicts with accessory structures.
Briarwood Estates, MDP #003-98
Page 4
May 8, 1998
4) Stormwater Management:
The County Engineer has stated that a regional stormwater management facility will
need to be provided during the development of Phase H. The County Engineer has
also required the applicant to obtain dedicated drainage easements through Carlisle
Heights as a condition of master development plan approval. The location of these
easements will need to be provided on the final master development plan, and copies
of the recorded easement plats will need to be submitted prior to final administrative
approval of this plan.
STAFF RECOMMENDATION FOR 05-20-98 PLANNING COMMISSION MEETING:
Staffs recommends approval of this master development plan provided that all staff comments, review
agency comments, Planning Commission comments and Board of Supervisors comments are
adequately addressed on the final plan.
Q\AGENDAS\COMMENCS\BRIAR WOD.MDP
March 26, 1998
Mr. Stephen M. Gyuirsin
Gilbert W. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, Virginia 22601
RE: Briarwood Estates
Master Development Plan Comments
Frederick County, Virginia
Dear Steve:
COUNTY of FREDERICK
Department of Public Works
540/665-5643.,
FAX: 540/678-0682
Upon review of the subject master development plan dated January 29, 1998, we offer the
following comments:
1. Indicate the location of all stormwater management facilities on the master
development plan. As stated in our comments for Briarwood Estates - Phase I,
construction of a regional stormwater management facility will be required as a
part of the Phase II development.
2. All stormwater discharges from Briarwood Estates need to be conveyed within
dedicated drainage easements through Carlisie Heights. Provide "adequate
channel" calculations at the time of submission of the subdivision plan.
3. It will be necessary carefully monitor the stripping of the existing woodland areas
as shown on the plan during the development of Briarwood Esiates.
4. Indicate the scale of the drawing on the master plan.
5. A detailed review of the subdivision design will be addressed at the time of the
subdivision plan submission
6, Frederick County is unable to grant approval of the master plan until such time as
the property is properly zoned as Residential Performance (RP).
107 Ninr0i 16:.-t qa - 4
Briarwood Estates
Page 2
March 26, 1998
Once these comments have been addressed, submit two (2) copies of the master plan for
further review.
Sincerely,
Q- CII
Joe C. Wilder
Engineering Technician
JC W/kch
cc: Frederick County Zoning Administrator
file
MDP #003--98 PINS: 55--A--184A, 184B, 184C, 184D
Briarwood Estates
Produced by Frederick County Planning and Development, 05-04-98
Frederick County, Virginia Master Development Plan Application Package
APPLICATION
MASTER DEVELOPMENT PLAN
1.
2.
3.
4.
Project Title: Briarwood Estates M.D.P.
Owner's Name: SHIHO Inc.
P.O. Box 3276
Winchester, Va. 22604
667-2120
(Please list the name of all owners or parties in interest)
Applicant: G. W. Clifford & Associates - c/o Stephen M Gyurisin
Address: 200 N. Cameron Street
Winchester Va. 22601
Phone Number: 667-2139
Design Company: same as Applicant)
Address:
Phone Number:
March 11, 1998
Frederick County, Virginia Master Development Plan Application Package
APPLICATION cont'd
MASTER DEVELOPMENT PLAN
5. Location of Property: East side of Rt. 656, Greenwood Road mid -way_
between Senseny Road and Valley Mill Road
6. Total Acreage: 90.64
7. Property Information: C p
a) Property Indentification Number (PIN): 55 -A -184B & 55 -A -184C
b) Current Zoning: RP )
c) Present Use: Vacant
d) Proposed Uses: Residential
e) Adjoining Property Information:
Property Identification Numbers Property Uses
North (see attached list of Residential
South adjoining property owners) Vacant
East Vacant/Residential
West Vacant
f) Magisterial District: Stonew
8. Is this an original or amended Master Development Plan:
Original Amended X Original MDP included on 40 acres
I have read the material included in this package and understand what is
required by the Frederick County Department of Planning and Development. I
also understand that the master deveopment plan shall include all contiguous
land under single or common ownership. All required material will be
complete prior to the submission of my master
elopment plan
C
application.
Signature: Aj
wm
Date:
gilbert w® clifford & associates, inc
INCORPORATED 2972
Engineers — Surveyors ~ Land Planners — Water Quality
Briarwood Subdivision
Adjoining Property Owners Within 300 Feet
Tax ID # Proper Owner
55C-1-1 Herbert L. & Betty J. Sluder
55C-1-2 528 Greenwood Road
55C-1-3 Winchester, Virginia 22602
55C-1-4 Barbara A. Keckley
544 Greenwood Road
Winchester, Virginia 22601
55C-1-5 Sue E. Keplinger
552 Greenwood Road
Winchester, Virginia 22602
55C-1-6 Lawrence H. Connell
560 Greenwood Road
Winchester, Virginia 22603
55C-1-7 Donald R. Mencer
586 Greenwood Road
Winchester, Virginia 22602
55C-1-8 Kenneth G. Ashby
576 Greenwood Road
Winchester, Virgiia 22602
551-1-2-1/551-1-3-18
551-1-3-19/551-1-3-20
551-1-3-21/551-1-3-127
551-1-3-130/551-1-3-133
55I-1-3-134
C. C. Longerbeam, Inc.,
P.O. Box 2018
Winchester, Virginia 22604
200 North Cameron Street, Winchester, Virginia 22601
Phone: (540) 667-2139 Fax: (540) 665-0493
Member American Consulting Engineers Council
Briarwood Subdivision
Adjoining Property Owners
Tax ID #
Property Owner
551-1-2-2 Donald C. & Wanda S. Seagroves
102 Woodrow Drive
Winchester, Virginia 22602
55I-1-2-3 James W. & Monica N. Mauck
104 Woodrow Road
Winchester, Virginia 22602
55I-1-2-4 Secretary of Verterns Affairs
210 Franklin Road, SW
Roanoke, Virginia 24011
55I -1-2-5/55I-1-2-7 Ravinder S. & Rita K. Grewal
55I-1-2-9 720 Treys Drive
55I-1-2-10 Winchester, Virginia 22601
55I-1-2-6 Wade A. & Tina R. Noel
110 Woodrow Road
Winchester, Virginia 22602
55I-1-2-8 Dennis .W. & Barbara K. Sieh
114 Woodrow Road
Winchester, Virginia 22602
55I-1-2-11 Claude F. & Betty C. Bender
120 Woodrow Road
Winchester, Virginia 22602
55I-1-2-12 John M. & Mary B Bruton
124 Woodrow Road
Winchester, Virginia 22602
i
55I -1-2-13/55I-1-3-129 Edwin B. Yost, Trustee
55I-1-2-14 4127 Bee Ridge Road
Sarasota, Florida 34233
2
Briarwood Subdieisicn
Adjoining Property Owners
Tax 1D I Property Owner
55I-1-3-122 Thomas F Grimes
138 Woodrow Road
Winhcester, Virginia 22602
55I-1-3-123 Kenneth N. Chamblin
140 Woodrow Road
Winchester, Virginia 22602
55I-1-3-124 Daniel J. & Jodi L. Garzarelli
142 Woodrow Road
Winchester, Virginia 22602
55I-1-3-125 Manuel & Sharon Ordonez
114 Woodrow Road
Winchester, Virginia 22602
55I-1-3-126 Melton D. & Mary Chasteen
200 Woodrow Road
Winchester, Virginia 22602
55I-1-3-128
Michael A. & Tapitha K. Grace
204 Woodrow Road
Winchester, Virginia 22602
55I-1-3-131
Daniel W. & Melanie A. Burrier
210 Woodrow Road
Winchester, Virginia 22602
55I-1-3-132
Glen E. & Judy S. Russell
55I-1-4-182
2619 Woodside Road
55I-1-4-185
Clearbrook, Virginia 22624
55I-1-4-181
Glen W. & Pamela L. Russell
270 Panarama Drive
Winchester, Virginia 22603
3
f
Briarwood Subdivision
Adjoining Property Owners
Tax ID #
Property Owner
55I-1-4-183
John W. & Christina A. Hughes
302 Woodrow Road
Winchester, Virginia 22602
55I-1-4-184
Linnea W. Stopher
304 Woodrow Road
Winchester, Virginia 22603
55I-1-4-186
Gordon R., Jr. & Tammy S. Greer
308 Woodrow Road
Winchester, Virginia 22602
55 -A -184A
Greenwood Road
P.O. Box 2097
Winchester, Virginia 22604
55 -A -184B
Eugene F. & Barbara L. Grove
55 -A -184C
340 West Parkins Mill Road
Winchester, Virginia 22602
55 -A -184D
Greenwood Realty Partnership
P.O. Box 2097
Winchester, Virginia 22604
55-A-185
Elaine B. Longerbeam
P.O. Box 2018
Winchester, Virginia 22604
55-A-206 L. C. Lynnehaven
112 N. CameronStreet
Winchester, Virginia 22601
I'll
4
PC REVIEW: 05/20/98
BOS REVIEW: 06/10/98
Subdivision Application #009-98
SCULLY, LTD.
(Tom Scully)
LOCATION: The property is located on the south side of Fairfax Pike (Route 277), approximately
150 feet west of Stickley Drive,
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NUMBER: 85-A-148
PROPERTY ZONING & PRESENT USE: B2 and B 1 (Business General) District; Land Use:
Shopping Plaza and Vacant}
ADJOINING PROPERTY ZONING & USE: B 1 and B2 (Business General) -District; Land Use:
Restaurant, Motel
SUBDIVISION SPECIFICS: Subdivision of a 6.4094 -acre tract into two lots.
REVIEW AGENCY COMMENTS:
Department of Transportation: No objection to the subdivision of this property. Before
development, this office will require a complete set of construction plans for review.
Entrances will have to be constructed to VDOT minimum standards to allow for safe egress
and ingress of the property.
Public Works/Engineering: Indicate avandble drainage easements. If none exist, indicate
where easements will be required to accommodate on-site runoff. Stormwater management
will be critical on this small site.
Sanitation Authority: This is a subdivision plat; the plat is O.K.
Planning and Zoning:
Scully, Ltd. Subdivision
Page 2
May 8, 1998
Public Meeting_ Requirement
The Subdivision Ordinance requires that land divisions in the B2 (Business General) Zoning
District, without an approved master development plan, be presented to the Board of
Supervisors for final approval. This project is zoned B2, and does not contain an approved
MDP; therefore, Board review and action is necessary.
Staff Review
This parcel presently contains a shopping plaza: Roma's Restaurant and ServiStar Hardware
Store. The site is bordered by Kentucky Fried Chicken, Route 277, Stickley Drive and the
Comfort Inn.
The proposed division would establish two lots: 0.5732 (PIN 85-A-148) and 5.8362 (PIN 85-
A -148D) acres. The 0.5732 acre lot was rezoned to B2 in 1996. At the time of the rezoning,
the applicant proffered to utilize the existing entrance onto Route 277. Therefore, an
easement will be established enabling this 0.5732 acre parcel to utilize the existing entrance.
The presented plat appears to satisfy the Subdivision Ordinance requirements.
Staff Recommendation for 5/20/98: Staff recommends approval of this subdivision application
contingent upon the applicant's satisfying all review agency comments.
ii
0AAGENDASICOMMENTSISCULLY. SUB
LIS
tMAP
oy 1 S I
P N
RI GE
AlaN
APPROVED BY
VIRGINIA DEPARTMENT OF TRANSPORTATION
DATE
FREDERICK COUNTY SANITATION AUTHORITY DATE \
FREDERICK COUNTY PLANNING COMMISSION GATE
SUBDIVISION ADMINISTRATOR DATE
OWNER'S CONSENT
THE ABOVE AND FOREGOING SUBDIVISION OF THE LAND OF SCULLY, LTD., AS APPEARS
IN THE ACCOMPANYING PLAT, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES
OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, IF ANY.
NOTARY PUBLIC
1, , A NOTARY PUBLIC IN AND FOR THE STATE
OF VIRGINIA, AT LARGE. DO CERTIFY THAT
WHOSE NAME IS SIGNED TO THE FOREGOING OWNER'S CONSENT, HAS ACKNOWLEDGED
THE SAME BEFORE ME IN MY STATE.
GIVEN UNDER MY HAND THIS DAY
MY COMMISSION EXPIRES
SURVEYOR'S CERTIFICATE
19
I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS FINAL PLAT OF SUBDIVISION IS THE
LAND CONVEYED TO SCULLY, LTD., BY DEED DATED 29 AUGUST 1983, SAID DEED RECORDED IN
THE OFFICE OF THE CLERK OF THE CIRCUIT COURT OF FREDERICK COUNTY, VIRGINIA IN DEED
BOOK 575 AT PAGE 540.
PIN. 85-A-148 ,, DOUGLAS C. LEGGE, L.S.
ZONED: B1
USE: COMMERCIAL AND VACANT
/ oPLTH p FINAL PLAT HOFLAoUBDIVISION
OF
SCULLY, LTD.
OPEOUON MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
DOUGLAS C L G DATE: MAY 7. 1998 COVER SHEET SHEET I OF 2
No 001197
\ / MAMH & ILEGGE SCULLY"
_Land Surveyors, P.L.C.
E i _
139 North Camerm StStreet Winchester. Virginia 22601
- (540) 667-0468 Far 154(l) 66%-0+59
G RVE TA13LE
CURVE RADIUS I LENGTH I CHORD I BEARING
Cl 1015Fa3' 138.35 138.25 580'1913"E
C2 1015.53' 94.46 94.46 S86'5319'E Oky�'
2
�o�
j
ZygA� H6T00''�"N
EX. ONE STORY PIN 85-A-148
BRICK BUILDING 5.8362 AC.
ZONED: 131
i USE: COMM.
ZONED: 52 ' c m
_ I
EXU11L Tl Y ZONING BOUNDARY--,,,,,, B1
_ ES1A'T
2-1 . . . . . B2 .
i P;;; r=,- _ „R" ZONED: B2
EXISTING I
ALUMINUM STORAGE BUILDING
Cr 5:G-?
2
EXISTING
GRAPHIC SCALE ISI ALUMINUM STORAGE BUILDING
0 w 100 200 !2 i
I
EXISTING
( IN FEET) ALUMINUM STORAGE BUILDING D
1 inch = 100 fL
NOTES
P Rrp) )(j -\r( -Al
I. NO TITLE REPORT FURNISHED.
2. EASEMENTS MAY EXIST THAT ARE
NAGRESS{//'EGRESS
NOT SHOWN ON THIS PLAT.
1{;RR' '.'STI ?SOI:• i::
3. IRON RODS FOUND OR SET AT ALL
Or
PROPERTY CORNERS.
`. — ; `� r
U="= VACANT
4. SEPTEMBER 11, 1996 ZONING PROFFER: ANY
I
�
SHEET 2 OF 2
I
m m S� gft�
EX. ONE STORY
BRICK
- M 85-A-1480
BUILDING
0.5732 ACR
24,968 5(9..
p;;; n=,_ _ •.;n
, " ZONED: B2
USE: VACANT
_
&;R,„,C-R
275
WWII.
Ir �
-SSS loB
wk
USE;
V•11 ��
ZygA� H6T00''�"N
EX. ONE STORY PIN 85-A-148
BRICK BUILDING 5.8362 AC.
ZONED: 131
i USE: COMM.
ZONED: 52 ' c m
_ I
EXU11L Tl Y ZONING BOUNDARY--,,,,,, B1
_ ES1A'T
2-1 . . . . . B2 .
i P;;; r=,- _ „R" ZONED: B2
EXISTING I
ALUMINUM STORAGE BUILDING
Cr 5:G-?
2
EXISTING
GRAPHIC SCALE ISI ALUMINUM STORAGE BUILDING
0 w 100 200 !2 i
I
EXISTING
( IN FEET) ALUMINUM STORAGE BUILDING D
1 inch = 100 fL
NOTES
7P
I. NO TITLE REPORT FURNISHED.
2. EASEMENTS MAY EXIST THAT ARE
NOT SHOWN ON THIS PLAT.
1{;RR' '.'STI ?SOI:• i::
3. IRON RODS FOUND OR SET AT ALL
Or
PROPERTY CORNERS.
`. — ; `� r
U="= VACANT
4. SEPTEMBER 11, 1996 ZONING PROFFER: ANY
DEVELOPMENT OF 85 -A -148D WILL UTILIZE THE
EXISTING ENTRANCE ONTO ROUTE 277.
SHEET 2 OF 2
Op
D GLAS C. LGY
No. 001197
SCALE: 1” = 100' 1 DATE: MAY 7, 1998 F DWG. # SCULLY
G FINAL PLAT OF 5U6DIVI5ION
I� OF THE LAND OF
SCULLY, LTD.
OPEQUON MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
`'710 SUR�Fio,I
MARSH & LEGGE
Land Surveyors, P.L.C.
139 North Cameron Street Winchester. Virginia 22601
(540) 667-0468 Fat: (540) 667-0469