PC 12-03-97 Meeting AgendaAGENDA
FREDERICK COUNTY PLANNING COMMISSION
The Board Room
Frederick County Administration Building
Winchester, Virginia
DECEMBER 3, 1997
7:00 P.M. CALL TO ORDER TAB
1) Minutes of November 5, 1997 ........................... . ................. A
2) Bi -Monthly Report ...................................................... B
3) Committee Reports ...................................................... C
4) Citizen Comments ..................................................... D
PUBLIC HEARING
5) Conditional Use Permit 9018-97 of Thomas A. and Kim L. Hazard for the manufacture
and assembly of magic props and furniture. The property is located at 949 Canterburg Road
in Stephens City, and is identified with Property Identification Number 92 -A -72B in the
Opequon Magisterial District.
(Mr. Andrews).......................................................... E
6) Rezoning Application #005-97 of C. L. Robinson Corporation to rezone 26.895 acres
from RA (Rural Areas) to RP (Residential Performance). This property is located at the west
side of Merriman's Lane (Rt. 621) at Winchester & Western Railroad crossing and east of
Route 37, approximately 1,100' south of Breckenridge Lane, and is identified with Property
Identification Number 53-A-88 in the Back Creek Magisterial District.
(Mr. Wyatt)............................................................ F
7) Update of the 1998 Frederick County Comprehensive Plan,
(Mr. Wyatt)............................................................ G
DISCUSSION ITEM
8) Discussion Regarding Flex -Tech
(Mr. Lawrence) ......................................................... H
9) Other
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the the Frederick County Administration Building at 107 North Kent Street in
Winchester, Virginia on November 5, 1997.
PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; John R. Marker, Vice-Chairman/Back
Creek District; Robert A. Morris, Shawnee District; Marjorie H. Copenhaver, Back Creek District; S. Blaine
Wilson, Shawnee District; Terry Stone, Gainesboro District; Roger L. Thomas, Opequon District; W. Wayne
Miller, Gainesboro District; George L. Romine, Citizen at Large; Robert M. Sager, Board Liaison; and Jay Cook,
Legal Counsel.
ABSENT: Richard C. Ours, Opequon District; John H. Light, Stonewall District; and Vincent DiBenedetto,
Winchester City Liaison;
STAFF PRESENT: Kris C. Tierney, Director; Andrew D. Evans, Zoning Administrator; Michael T. Ruddy,
Planner II; and Renee' S. Arlotta, Clerk.
CALL TO ORDER
Chairman DeHaven called the meeting to order at 7:00 p.m.
MEETING MINUTES - OCTOBER 1 1997
Upon motion made by Mr. Romine and seconded by Mr. Thomas, the minutes of October 1,
1997 were unanimously approved as presented.
COMMITTEE REPORTS
Development Review & Regulations Subcommittee (DRRS) - 10/30/97 Mtg.
Mr. Thomas reported that the DRRS discussed the proposed revised design standards at their
Frederick County Planning Commission
Minutes of November 5, 1997 Page 106
-2 -
last meeting. Mr. Thomas said that it was a very productive meeting and that representatives from the Top of
Virginia Home Builders, the Industrial Park Association, and numerous area builders were present. He said that
a mutual agreement was reached and it was a good team -building session. Mr. Thomas said that the revisions
will be coming back to the Planning Commission, probably at the next meeting.
Transportation Committee - 11/03/97 Mtg.
Mr. Thorns reported that the Transportation Committee reviewed the Frederick County
Secondary Road Improvement Plan. He said it was approved as submitted and will be coming to the Planning
Commission at their next meeting.
Economic Development Commission (EDC)
Mr. Romine reported that the Industrial Services Directory has been completed and several other
directories, including the Construction Management Directory, are nearing completion.
Joint Frederick County -Stephens City Planning Committee - 10/28/97 Mtg.
Mr. Thomas reported that the Joint Committee discussed general concepts for land use plan
and proposed developments around Stephens Citv. He said that the two Planning Departments are going to meet
together to continue that discussion. Mr. Thomas said the Committee made arrangements to have representatives
from the Commission on Local Government to speak to both bodies of government, Stephens City and Frederick
County, early in December.
PUBLIC HEARING
Conditional Use Permit 4016-97 of Joyce M. Brinklow for a Cottage Occupation/ Bargain Retail Store.
This property is located at 8421 Valley Pike and is identified with P.I.N. 90-A-56 in the Back Creek
Magisterial District.
Action - Recommended Approval with Conditions
Mr. Andrew Evans, Zoning Administrator, read the review agency comments and background
information for this application. Mr. Evans stated that this site is adjacent to the Cedar Creek Battlefield
Visitors' Center. He said that VDOT is recommending a commercial entrance with suitable parking. Mr. Evans
Frederick County Planning Commission
Minutes of November 5, 1997 Page 107
-3 -
explained that the applicant plans to use an existing 14' X 20' building, but has also requested that he be allowed
an outdoor display area.
Mr. Brinklow, the applicant, said that they currently conduct yard sales between three to five
days per week, weather permitting. He said that this has gone so well, it prompted them to pursue the bargain
store inside the building; however, they understood that a permit was required to sell merchandise from a
building. Mr. Brinklow asked for some outdoor display, because of the limited space inside the building.
Members of the Commission were concerned about allowing outdoor display and they felt the
operation might develop into a perpetual yard sale. It was noted that permanent yard sales are not listed as a
permitted use in the ordinance. Commission members raised the point about the high visibility of the site, due
to the adjacent historical properties and visitors center. It was suggested that an additional condition be added
to prohibit the outside display of merchandise. Some members of the Commission pointed out that the size of
Mr. Brink -low's building was not very large and raised the possibility of allowing expansion of the building.
Staff read the section of the Code pertaining to cottage occupation activities and the
interpretation was made that outside activities are prohibited, whether or not the cottage occupation is conducted
within the residential structure or an accessory structure.
There were no public comments.
Mr. Miller made a motion to approve the conditional use permit with the addition of Condition
#6, stating that there will be no outside storage, display, or sales from this location. This motion was seconded
by Mr. Marker.
Mr. Tierney suggested that the Commission may want to entertain the idea of allowing Mr.
Brinklow to expand the size of his building. Members of the Commission were in favor of allowing expansion
of the building up to 100% and they were also in favor of authorizing the administrative staff to approve the
amended conditional use permit, if Mr. Brinklow decided to go ahead with the expansion.
Mr. Miller amended his motion to include authorization for administrative approval of a revised
conditional use permit for expansion of the existing building up to 100% with a minor site plan to be also
administratively approved. This amended motion was seconded by Mr. Romine.
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously approve
Conditional Use Permit #016-97 of Joyce M. Brinklow for a Cottage Occupation/ Bargain Retail Store at 8421
Valley Pike in Middletown with the following conditions:
All review agency comments shall be complied with.
2. A (minor) site plan shall be approved prior to occupancy of the site.
Applicant limited to a single, four-square foot sign.
4. Only members of the household shall be emploved at the facility.
Expansion of the existing building, up to 100% of its existing size, will be allowed with an
Frederick County Planning Commission
Minutes of November 5, 1997 Page 108
-4 -
administratively -approved, revised conditional use permit and submittal of a minor site plan, also to be
administratively approved.
6. No outside storage, display, or sales from this location.
Conditional Use Permit #017-97 of Elizabeth T. Robinson for a Cottage Occupation/ Crafts Instruction,
Decorating Lessons, Cooking Demonstrations, Etc. This property is located at 4468 Middle Road and
is identified with P.I.N. 74-A-2 in the Back Creek District.
Action - Approved with Conditions
Mr. Michael T. Ruddy, Planner Il, read the background information and review agency
comments to the Commission. He stated that the staff received a letter from adjoining property owners, Mr. and
Mrs. Vernon E. West, residents at 4536 Middle Road, who had no objections to the request for a cottage
occupation. Mr. Ruddy said that the group size proposed by Mrs. Robinson is consistent with that established
by the Health Department; he said that the applicant will be required to comply with building code and
accessibility issues determined by the Building Official; and he noted that VDOT has stated that the existing
entrance is sufficient and the driveway is large enough to accommodate parking for the proposed use. He also
noted that the adjoining properties are in orchard and agricultural use.
Mrs. Elizabeth T. Robinson, the applicant, came forward and explained her proposed operation
to the Commission. Mrs. Robinson said that she will be teaching crafts and home-bred occupations such as gift
basket -making, kitchen decorating, gifts from the kitchen, cooking demonstrations for nutritional needs or
beginners, gift packaging, and seasonal craft -making. She said that she will be working with small groups of up
to ten persons and will offer classes to 4-H group leaders, girl scout leaders, church leaders, etc.
There were no public comments.
No issues of concern were raised by members of the Commission. Thev felt that the scale of
the business was incidental to the existing residenceandwould not impact the surrounding area.
Upon motion made by Mr. Marker and seconded by Mr. Romine,
BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend
approval of Conditional Use Permit #017-97 of Elizabeth T. Robinson for a Cottage Occupation for Crafts
Instruction, Decorating Lessons, Cooking Demonstrations. etc. with the following conditions:
All review agency comments must be complied with.
The applicant is to install an area of additional asphalt toward the bottom of the driveway to allow for
vehicle tum -around on the property. A sketch plan should be reviewed by the staff to determine how this
will be accomplished.
Frederick Countv Planning Commission
Minutes of November 5, 1997 Page 109
-5 -
Any expansion of the proposed facility or use will require a new Conditional Use Permit.
4. Only members of the household shall be employed at the facility.
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 County Planning Commission
Minutes of November 5, 1997 Page 110
BIMONTHLY REPORT OF PENDING APPLICATIONS
(printed November 20, 1997)
A
PP
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cation newly e su
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bmi
tied.
REZONING:
MASTER DEVELOPMENT PLANS:
Westminster -Canterbury
(MDP #007-97)
Gainesboro
48 -unit assisted living facility & 18
cottages in 2 phases; 46.35 ac. (3 ac.
revised) (RP)
Location:
Westminster -Canterbury Drive; off of Rt. 522 North
Submitted:
10/24/97
PC Review:
11/19/97 - recommended approval
BOS Review:
12/10/97
Admin. Approved:
Pending
Westridge III (MDP #006-97)
Back Creek
19 S.F. Detached Urban Residential
Lots on 9.81 ac. (RP)
Location:
Adjacent to the Westndge Subd. (Sec. I & II) w/ access from West
View Lane via Middle Road (Rt. 628) in the City.
Submitted:
09/22/97
PC Review:
10/15/97
BOS Review:
11/12/97
Admin. A rovedpending
Woodbrook Village
(MDP #00497)
Back Creek
82 s.f. cluster & 81 multi-plex. units on
1 42.50 acres (RP)
Location:
South side of Opeguon Church Lane at Kernstown
Submitted:
05/09/97
PC Review:
09/03/97 - rec. approval upon resolution of transportation issues.
BOS Review:
09/24/97 - approved
Adminstratively Approved:
Pending completion of review agency comments.
SUBDIVISIONS:
Chapel Hill Subdivision
(SUB #01497)
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 & 133)
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:
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. A roved:
Pending
Star 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 #00494
Approved by BOS 09/14/94; Admits. Approved 04/10/95
Subd. Admin. Approved:
Pendin
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); a rox. 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. A roved:
Pending
City Co. of Virginia
#003-97)
Gainesboro
1 M1 Lot (2.000 acres)
fLenir
tion:
Stonewall Industrial Pk.; McGhee Rd. (Rt. 861), approx. 700' west
of the McGhee Rd. and Tyson Dr, intersection.
itted•
05/15/97
#006-93:
Approved by BOS 07/14/93; Admin. Approved 07/28/93
Admin. A roved:
Pending
Winc-Fred Co. IDC (SUB)
Back Creek
1 2 M1 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
I 1 Lot - 29.6 Acres (B2)
Location:
Valley Pike (Rt. 11 So.)
Submitted:
05117/95
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 Poinr, Phase I (SUIT)
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. Approval:
Awaiting deed of dedication, letter of credit, and signed plat
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.
SM PLANS:
Fertig Cabinet Co. (SP #042-97)
Stonewall
[Heating & A/C Sales in existing bldgs.
5 acres (132)
Location:
706 Baker Lane
Submitted:
11/05/97
Approved:
pending
Negley Mini -Storage, Phase II
(SP #041-97)
Stonewall
Office/ Mini -Storage on 3.57 ac. (133)
Location:
127 Mercedes Court
Submitted:
11/03/97
Approved:
Pending
Children's Services (SP #040-97)
Shawnee 31' X 66' addition (office) to existing
2,590 sq. ft. bldg. (B2)
Location:
301 Airport Road
Submitted:
10/29/97
Approved:
11/17/97
Westview Business Center, Lot 5;
Charles Ricketts (SP #039-97)
Shawnee District
20,600 s.f. warehouse for industrial/
commercial use (Ml); 3.5 ac. of a
3.7220 ac. site
Located:
Independence Drive, Westview Business Center, Lot 5
Submitted:
10/23/97
Approved:
Pending
Butler Const. Rural Sys. Div. of
Butler Mfg. (SP #037-97)
Stonewall
Yard crane addit. for component mfg.
8.3090 ac. develop. of 33.95 ac. site
(Ml)
Location:
276 Woodbine Road, Clearbrook
Submitted:
10/16/97
Approved: 11
11/13/97
Fulton Property
(Minor SP #036-97)
Opequon
3,500 g.s.f. Office Space Addition (M2)
0.50 ac. developed on 14.626 ac. site
Location:
1114 Fairfax Pike, Stephens City
Submitted:
10/16/97
Approved:
Pending
Trex Outdoor Storage
(SP #035-97)
Back Creek
Outdoor Storage; 173,416 S.F. (M2)
Location:
158 Capitol Lane
Submitted:
10-01-97
Approved:
Pending
Valley Cycle Center (SP 1033-97)
Shawnee 16,000 s.f. bldg. for retail sales; 2 ac.
disturbed on a 2.0579 ac. site (B2)
Location:
Westview Business Center; Lot A; Approx. 2 miles east of I-81 on
Rt. 50 at Independence Drive
Submitted •
09/23/97
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
A roved:
Pending
enter (SP #026-97)
obil-Weadys Rt. 50qPending
Back Creek
Gas-Conven. Cntr.; 3,783 sq ft floor
area; 1.072 ac. site disturbed (RA)
cation•
[Approved:
Rt. 50 West
bmitted:07/23/97
07/23/97
Approved:
Pending
Seo Property (SP #025-97)
Shawnee
Video Store in existing bldg.;
2.04 ac. (Bl)
Location:
Front Royal Pike
Submitted:
07/23/97
Approved:
Pending
Ellis Self -Storage (SP #024-97)
Stonewall
3 additional self -storage bldgs; 9.211
ac. parcel disturbed; (Ml)
Location:
Intersection of Routes 761 & 664
Submitted:
07/03/97
Approved:
Pending
Roundball #6 (SP #023-97)
Gainesboro
1,750 s.f. office; 80,500 s.f. warehse
Phase I; 80,500 s.f. warehse Phase 11;
10.0 ac. distrb. of 10.0159 ac. site (MI)
Location:
T son Drive
Submitted:
Submitted:
06/30/97
Approved:
A roved:
Pendia
Agape Christian Fellowship
Church Sanctuary (SP #005-97) 1
Shawnee
Church Expansion; 2.5 ac. to be
1 developed 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:
02112/97
Pendia
Approved:
Pendia
Shenandoah Bldg. Supply
(SP #056-96)
Gainesboro Warehouse on 5 acres (Ml)
Location:
195 Lenoir Drive (Stonewall Industrial Park)
Submitted:
1211 /96
Approved:
Pendia
Stimpson/Rt. 277 Oil & Lube
Service (SP #030-%)
Opequon Oil & Lube Serv., Car Wash, Drive -
Thru on 2.97 ac. (B2)
B2)Location:
Location -
-
152 Fairfax Pk. (behind Red Apple Country Store)
Submitted:
07/03/96
Approved:
Pending
Flying J Travel Plaza(SP #026-
%) l
Stonewall
I
Travel Plaza on 15 acres (B3)
Location:
S.W. corner of the intersection of I-81 & Rt. 669
Submitted:
05/23/96
Approved:
11/17/97
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
ion to lodge building on 3.4255
Lacreite (B2)
Location:
1730 Berryville Pike
Submitted:
04/10/96
A roved:
Pendin
D.K. Erectors & Main=Tce,oro
Inc. (SP #051-95)
Opequon
Indust Sery/Steel Fabrication on a 10 -
acre site (M2)
Location:
rthwestern Pike
Submitted•
09/ 12/89
A roved:
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 ata plicant's request.
Flex Tech
Stonewall
Ml Use on 11 Ac. (Ml)
t#057-90)
Location:East
side of Ft. Collier Rd.
Submitted10/25/90
Note:
Bein held ata licant's re ueSt.
CONDITIONAL USE PERMITS
Elizabeth Robinson
(CUP #017-97)
Back Creek
Cottage Occupation/Crafts, Cooking,
Decorating Instruction) (RA)
Location:
4468 Middle Rd.; 4 mi. W of Middle Rd. & Valley Ave. intersection
Submitted:
10/10/97
PC Review:
11/05/97 - recommended approval w/ conditions
BOS Review:
12/10/97
Joyce M. Brinklow
(CUP #016-97)
Back Creek
Cottage Occupation - Bargain Retail
1 Store in existing bldg. (RA)
Location:
8421 Valley Pike, Middletown
Submitted:
09/22/97
PC Review:
11/05/97 - recommended approval w/ conditions
BOS Review: if
12/10/97
T. P. & Susan Goodman
(CUP #010-97)
Stonewall
Social Center, Outdoor Recreation
Center, Catered Functions, Tours,
Meetings, Etc. (RA)
Location:
534 Redbud Road
Submitted:
06/09/97
PC Review:
09/03/97 - recommended approval with conditions
BOS Review:
10/07/97 tabled until 11/12/97; 11/12/97 - temporary approval until
12/31/97, subject to renewal and/or disposition on 01/14/98
10
BZA VARIANCES:
John E. & Ada E. Bentley
(VAR #016-97)
Shawnee
5' side yd variance for addition to
existing detached garage
12' rear yd. & 6' side yd. for addition
of 2 bedrooms & a 2 -car garage to
existing dwelling
Location:
118 Meadowview Ct.;
Greenwood Heights - Lot 40
Submitted:
10/29/97
BZA Review:
12/16/97
Lloyd & Gail Winters
(VAR #015-97)
Stonewall
5' side yd variance for addition to
existing detached garage
Location:
253 Ruebuck Road, Clearbrook
Submitted:
09/16/97
BZA Review:
10/21/97 - tabled until 11/18/97; 11/18/97 - approved a 4'11" var.
11
PC REVIEW: 12/3/97
BOS REVIEW: 1/14/98
CONDITIONAL USE PERMIT #018-97
THOMAS and KIM HAZARD
Cottage Occupation - Manufacture and Assemble Magic Props and Furniture
LOCATION: This property is located at 949 Canterburg Road in Stephens City.
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NLT-MBER: 92 -A -72B
PROPERTY" ZONING & PRESENT USE: Zoned RA (Rural Areas) District; Land Use:
Residential
ADJOINING PROPERTY ZONLNG & USE: Zoned RA (Rural Areas) District: Land Use. -
Residential
PROPOSED USE: Cottage Occupation - Manufacture and Assemble Magic Props and
Furniture
IiEVTFNN' 1 VAT TTAT10NS..
L lJ 1 1
�„J
Virginia De t. of Transportation: No objection to a conditional use pe=it for this
property. However, prior to operation of the business, a commercial entrance must be
constructed to our minimum standards to allow for safe egress and ingress of the property.
.Any wort: performed on the State's right-of-way must be covered under a land use permit.
The permit is issued by this office and requires an inspection fee and surety bond coverage.
Inspections De artment: Building shall comply with Virginia Uniform Statewide Buildina
Code and Section 306, Use Group F (Factory) of the BOCA National Building Code/1996-
Other
ode/1996Other codes that apply are CABO A117.1-92, Accessible and Useable Buildinos and
Facilities.
Note: Table 31 �.1.� of the BOCA Building Code for fire separation assemble require rents
of the wall connecting= this structure to the existing barn.
The electrical service shown on the existing barn shall be inspected Cor code
Thomas & Kim Hazard - CUP #018-97
Page 2
November 24, 1997
compliance before extending the feeders to the new structure.
Fire Marshal: No comments.
Health Department: The existing sewage disposal system serving the property was
malfunctioning on 10/21/97. The Health Department has no objection to the proposal based
on the condition that the owner file an application for repair and have the repairs completed
as permitted.
Planning and Zoning: The request can be considered as a cottage occupation with an
approved conditional use permit. Mr. Hazard and his wife will manufacture and assemble
magic props and furniture. A 20'x 27' frame addition will be constructed onto an existing
barn building. The application indicates there will be no employees associated with this
permit. The site has high visibility from a number of the adjacent properties, and it is
recommended that all activity and storage associated with the use shall be within the
building. It does not appear that the granting of this conditional use permit would have
negative impact on the neighborhood.
Staff Recommendation for 12/3/97: Staff recommends approval with the following conditions:
All review agency comments shall be complied with at all times.
2. All work shall be accomplished inside of the enclosed building.
No outside storage of materials, props or furniture/fixtures.
4. Hours of operation should be limited to the hours of 7:00 a.m. to 10:00 p.m.
O:\AGENDAS\CO\INTENTS\H A,ZARD CUP
Tax Yap 86
rax Yap YZ Tax Yep 93
CUP #018-97
Hazard, Thoma: & Kim
PIN: 921--A-7-2B
All zoning on thin map is RA
Submittal Deadline
P/C Meeting
BOS Meeting
APPLICATION FOR CONDITIONAL USE PERMIT
FREDERICK COUNTY, VIRGINIA
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1. Applicant (The applicant if the L,,," owner other)
-
NAME: f YI /, in AA %I L1A7 A P n l ,i' � i
ADDRESS :� �7 �,c- v h[.1, r� �.'7�. .
TELEPHONE
2. Please list all owners, occupants, or parties in interest of
the property:
�mA NAMKC�
Kit L, HA -,.4 x D
3. The property is located at: (please give exact directions and
include the route number of your road or street)
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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:
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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 or Supervisors or Planning and
Development Department to inspect your a'
-roper-ty where the proposed
use will be conducted.
Signature c_ ,pp1_ca
Signature off Owner
Owners' Ma»ing Address
Owners' Telephone Nc
TO BE COMPLETED BY ZONING ADMINISTRATOR:
USE CODE:
RENEWAL DATE:
PC REVIEW DATE: 12/3/97
BOS REVIEW DATE: 01/14/98
REZONING APPLICATION #005-97
C. L. ROBINSON
("Merriman Chase")
To Rezone 26.895 Acres from RA (Rural Areas)
to RP (Residential Performance)
LOCATION: This property is located on the west side of Merrimans Lane (Route 621) at
Winchester and Western Railroad crossing and east of Route 37, approximately 1,100' south of
Breckenridge Lane.
Zoned: RA (Rural Areas) District Land Use: Vacant
(North): Zoned: RP, Residential Performance Use: Residential (Merrimans Estates)
(South): Zoned: RA, Rural Areas Use: Vacant
(East): Zoned: RA, Rural Areas Use: Residential; Vacant
(West): Zoned: RA, Rural Areas Use: Agricultural; Residential
PROPOSM Single Family Detached Residential
I IN IA MYA XIM11 R•
Virginia Dept. of Transportation: No objection to rezoning of this property. Before
development, this office will require a complete set of construction plans detailing entrance
C. L. Robinson - REZ #005-97
Page 2
November 21, 1997
designs, drainage features, and traffic flow data from the LT.E. Trip Generation Manual, 5th
Edition, for review. Any work performed on the state right-of-ways must be covered under a
land use permit. This permit is issued by this office and requires an inspection fee and surety
bond coverage. Based on our current traffic counts of 1,177 trips per day on this section of
Route 621, the additional 525 trips projected to generated by this development will have an
impact on adjacent intersections. Also, see attached letter dated November 5,1997 from Robert
Childress.
Frederick Co. Sanitation Authority: The Sanitation Authority has agreed to allow the City to
serve this area. The sewer flow is not to be allocated to the Sanitation Authority.
Public Works: The proposed property contains a portion of the flood plain from Abrams Creek,
as well as corresponding wetlands. Flooding has been a problem along the railroad. These items
should be addressed during the Master Development phase of the project.
Fire and Rescue: The Fire and Rescue Department has raised a concern regarding the net fiscal
impact demonstrated by the Capital Facilities Impact Model. See attached letters from Douglas
Kiracofe dated October 9, 1997 and September 4, 1997.
qtyAtter: Proffers appear to be in acceptable form.
Recreation:Parks and I would recommend that up-to-date proffer model information be
considered when determining the impact of this development.
Frederick Co. PLhlic Schools: The Frederick County Public Schools Administrative Assistant
has raised a concern regarding the impact on current and future school facilities. See attached
letter from Thomas Sullivan dated August 15, 1997.
C4 of Winchester Planni g: The City of Winchester Planning Director has raised a concern
regarding the potential for accidents at the location of Merrimans Lane and Breckinridge Lane.
See attached letter from Timothy Youmans dated November 7, 1997.
Cb of Windieder Public Utilities: The City of Winchester Public Utilities Director has raised
a question regarding the future extension of the eight -inch sewer line. See attached letter from
Jesse Moffett dated April 10, 1996.
C. L. Robinson - REZ #005-97
Page 3
November 21, 1997
1)
91
3)
4)
This 26.895 acre tract was severed from the original 109.61 acre tract during the
development of Route 37 West. The remaining 82.72 acres of the original tract is located
on the west side of Route 37.
The 26.895 acre tract was placed into the Frederick County Urban Development Area
(UDA) during the update of the 1995 Comprehensive Policy Plan. This action occurred
at the Planning Commission level on January 4, 1995 and at the Board of Supervisor level
on January 25, 1995.
The 26.895 acre tract is located in the UDA and the SWSA. The Comprehensive Policy
Plan states that new suburban residential development served by sewer and water has to
be located within the UDA.
The site adjoins the Winchester and Western Railroad along the northern property
boundary with the Merrimans Estate subdivision located directly north of the railroad
tracks. Three residential lots located on Cambridge Place are adjacent to this northern
property boundary, just north of the railroad tracks.
The 26.895 acre tract contains some areas of floodplain associated with Abrams Creek that
are located along the northern property boundary, adjacent to the railroad tracts. The site
also contains some areas of prime agricultural soils and minor areas of steep slope that are
situated along the Route 37 corridor.
The Frederick County Rural Landmarks Survey does not identify structures of historic
significance, nor does it identify this tract as a potential significant historic property.
a) Fiscal Impact - The Capital Facilities Impact Model was applied to this rezoning
proposal based on a proffered condition of 54 single family detached residential
C. L. Robinson - REZ #005-97
Page 4
November 21, 1997
lots. The model demonstrates a negative impact to public schools, parks and
recreation, and fire and rescue services based on the proffered condition.
The Fire and Rescue Department has expressed a concern with the adequacy of the
net fiscal impact generated by the Capital Facilities Impact Model. This concern
is based on the need to update the information within the model. Staff has been
tasked with this issue which is in process. The Director of Parks and Recreation
has also recommended that this new information be utilized when available.
b) Transportation - The future extension of Jubal Early Drive is being studied by the
Virginia Department of Transportation (VDOT). This extension could be linked
with Route 37 West through the development of an interchange. The VDOT will
determine if an additional travel lane will need to be included on Route 37 due to
the distance between the interchanges at Cedar Creek Grade, Jubal Early extended,
and Route 50 West. The location, timing, and funding for this project have not
been determined at this time; however, the VDOT scenario that was discussed with
the Winchester City Council demonstrates a possible impact to the southern limits
of the 26.895 acre tract. If this rezoning is approved, the VDOT may attempt to
design the Jubal Early extension project to avoid this tract. However, if the
location is limited due to design constraints, future impacts to residential lots may
be realized, as well as increased right-of-way costs.
Information from the I.T.E. Trip Generation Manual, 5th Edition, indicates that
the average weekday two-way traffic volume rate is 9.55 trips per day per
household. Therefore, the build out of this site would generate an average of 516
additional trips per day at the proffered density. The 1993 VDOT traffic count for
Merrimans Lane was 1,177 trips per day; therefore, the build out of this site would
increase the traffic volume on Merrimans Lane by 31 %. The applicant conducted
an analysis of this area to determine turning movements at the Breckinridge Lane
intersection, as well as through traffic movements. The majority of the trips are
thru movement to the north, while approximately one-fifth of the trips made
turning movements. The trips to the north proceed along Merrimans Lane to a
signalized intersection at Amherst Street. The VDOT comments recognize that
there will be impacts to adjacent intersections; however, no recommendations are
made that indicate this will decrease the current level of service at this intersection.
C. L. Robinson - REZ #405-97
Page 5
November 21, 1997
JZMTi M W F I p a i ,
The applicant has submitted an impact statement which identifies the potential impact
associated with the Jubal Early Drive extension project. The applicant has provided
information obtained from the VDOT meeting with the Winchester City Council for
review by the Planning Commission and the Board of Supervisors. The applicant has also
stated that sewer and water service will be provided by the City of Winchester Public
Utilities Department. It should be noted that the Frederick County Sanitation Authority
has agreed to this service provision provided that the sewer flow is not allocated to the
authority.
The applicant has submitted a signed proffer statement which has been reviewed by the
County Attorney. The applicant has proffered a monetary contribution which is consistent
with the results of the Capital Facilities Impact Model. The applicant has proffered a
maximum of 54 single family detached residential lots. The applicant also proffered a
General Development Plan which demonstrates a phase plan. This phase plan, as well as
a Consumer Notification Statement, to be placed on all subdivision plats, have been
proffered to alert future lot purchasers to the potential of the Jubal Early Drive extension
proj ect.
In summary, the proposed rezoning conforms to the requirements of the Comprehensive Policy
Plan and the proffered density conforms to the requirements of the Zoning Ordinance. The
applicant has submitted a proffer to mitigate the negative impacts associated with capital costs and
the possible extension of Jubal Early Drive. Staff recommends that the applicant enhance the
language within the proffer statement under the Phasing section. This language is intended to
demonstrate a good faith effort by the applicant to delay construction activity in the area that is
delineated on the General Development Plan to allow for additional information to be collected
on the Jubal Early Drive extension project. Staff feels that the phasing proffer is only beneficial
if the development of the lots within the delineated phase is clearly described. This could be
accomplished by proffering that the approval of subdivision plats or building permits be tied into
a percentage of build out of the other phase, or to a future date.
0:UGENDASIRF,T,pNM0R1NSN.RFZ
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COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
EDINBURG RESIDENCY
DAVID R. GEHR 14031 OLD VALLEY PIKE
COMMISSIONER P.O. BOJ( 278
EDINBURG, VA 22824-0278
November 5, 1997
Mr. Steve Gyurisin
_ C/O G. W. Clifford & Associates, Inc.
200 North Cameron Street
Winchester, VA 22601
Dear Steve:
JERRY A. COPP
RESIDENT ENGINEER
TELE (5401994-5600
FAX (540) 984.5607
Ref: Merrimans Chase Subdivision
Route 621
Frederick County
In light of the recent announcement concerning the possible extension of Jubal Early
Drive and construction of an interchange with Route 37, we would like to add to our
previous comments concerning the proposed rezoning of the referenced property.
As conceptually proposed the extension of Jubal Early Drive, ultimate interchange
location, and resulting widening of Route 37 will have an impact on the property.
Additionally, Route 621 many need to be relocated. These impacts, to include right-of-
way dedication/acquisition, should be considered in the rezoning and subsequent
design development of this project.
If you have any questions, please let me know.
RBC/ rf
xc: Mr. S. A. Melnikoff
Mr. Kris Tierney
Sincerely,
Robert B. Childress
Transportation Engineer
WE KEEP VIRGINIA MOVING
Thomas W. Owens
Director
October 9, 1997
Mr. Steve Guyrisin
C/O G. W. Clifford and Associates
200 N. Cameron St.
Winchester, Virginia 22601
Ref. Robinson Re -Zoning
Dear Mr. Gyurisin,
Douglas A. Kirawt
Fire Marsh:
It is my understanding that you have not received written comments from the Round Hill
Community Fire and Rescue Company, regrding the Robinson Re -Zoning. When I
discussed my letter of September 4th, with the some of the Board of Directors of Round
Hill, they were in agreement with my comments. -
If this does not satisfy the need for comments, please let me know and I will have Round
Hill reply in writing.
Thank you for your attention to this matter.
Sincerely,
Douglas A. Kiracofe
Fire Marshal
cc: Round Hill Fire and Rescue Co.
file
Director (540) 665-5618 a Fire Marshal (540) 665-6350 a Fax (540) 6784739
Thomas W. Owens
Director
September 4, 1997
Mr. Steve Gyurisin
c/o G.W. Clifford and Associates
200 N. Cameron St.
Winchester, Virginia 22601
Dear Mr. Gyurisin,
COUNTY OF FREDERICK, VIRG E
FIRE AND RESCUE DEPARIMEN
107 North Kent Stir
Winchester, VA 226
Douglas A. Kiracoj
Fire Marsh
I have reviewed the request for Re -Zoning of approximately 27 acres, located on
Merriman's Lane, and identified by PIN 53-A-88. The proposed Re -Zoning is for the
creation of 55 single family homes. The proposed Financial Proffer to the Round Hill
Community Fire and Rescue Company, to off -set capital costs, is $12.61 per proposed
lot, or a total of $693.55.
Historically, for the past several years, Fire and Rescue Companies in Frederick County
have responded to emergency calls at a rate of 1 per 9.8 households, annually. At this
rate, this development will generate 5.6 calls per year for the Round Hill Fire and Rescue
Company. The cost per call, for Round Hill, was calculated earlier this year as part of the
on-going Mutual Aid discussions, and was found to be $200.84 per call. This puts the
total cost of service delivery at $1,124.70 per year for this housing development.
Recognizing the fact that much of this amount is "operational" cost, there clearly remains
a disparity between the annual cost of service delivery, and the one time amount being
proffered.
Much of this disparity has to do with the Impact Model being based on outdated
information. The model was developed in 1990, with provisions to update the data on a
yearly basis. Some of the information in the "model" is inaccurate, and some of the
information was a "guess -timate" at the time. Since the information in the model has
been found to be in error, and it has not been updated annually, the amount of money
proffered to the Fire and Rescue companies for capital costs becomes more inadequate
each year. The proffered amounts are not keeping pace with the increasing capital costs,
putting more of a financial burden on our Volunteer companies.
FA
Efforts are underway to correct, and update the "model". The Volunteer Fire and Rescue
Association has a proffer committee that is waiting for the updated "impact model", in
order to review the various input factors. It is the desire of the Association to establish
proffers that are fair and equitable, to the individual companies, as well as the developer.
Director (540) 665-5618 Fire Marshal (540) 665-6350 Fax (540) 678-4739
G.W. Clifford and Associates
page 2
Until the "impact model' reflects current and accurate data, I am of the opinion that the
proffers proposed in this application are inadequate to offset costs associated with the
development Based on that fact, I am recommending denial of the Re -Zoning request.
Should you have any questions on this matter, please do not hesitate to contact me.
Sinc ,
Douglas A. Kiracofe
Fire Marshal
cc: H. Perry Silva, President Frederick County Fire and Rescue Association
Elwood Patterson, President Round Hill Fire and Rescue Company
file
r
1-rederick County Public Schools
1415 Amherst Street
Post Office Box 3508
Winchester, Virginia 22604-2546
Telephone: (540) 662-3888 — FAX (540) 722-2788
Administrative Assistant to the Superintendent
August 15, 1997
Mr. Stephen M. Gyurisin
G. W. Clifford 4 Associates, Inc.
200 N. Cameron Street
Winchester, Virginia 22601
REF: Rezoning Comments
Dear Steve:
I am in receipt of your request for rezoning comments concerning
a parcel of land of approximately twenty-seven acres from the present
zone of RA to RP. It is my understanding the land to be rezoned is
located at the following location:
West side of Merrimans Land (Route 621) adjoining Route 37 and
Winchester a Western Railroad at Abrams Creek.
It is also my understanding that the proposed use of this
property is for the construction of 55 single family residential
units.
We feel this proposal will have an impact on current and future
school facilities. We recommend these concerns be addressed during
the approval process.
If you should have any questions, please do not hesitate to
contact me at your earliest convenience.
Sincerely,
Thomas Sullivan
Administrative Assistant
to the Superintendent
cc: R. Thomas Malcolm, FCPS
CITY OF WINCHESTER, VIRGINIA
Mr. Stephen M. Gyurisin
G.W. Clifford & Associates, Inc.
200 N. Cameron Street
Winchester, Virginia 22601
Rouss City Hall
15 North Cameron Stmt
Winchester, VA 22601
540-667-1815
TDD 540-722-0782
November 7, 1997
SUBJECT: Merriman Chase Rezoning
Dear Steve:
Thank you for forwarding the traffic turn movement analysis for the intersection at Merriman Lane
and Breckinridge Lane situated just north of this rezoning site. As you know, the sight distance just to
the south of this intersection is severely limited by the adjacent vegetation and curvature of the
narrow roadway. While beyond the limits of the subject site, I feel the increased traffic generated by
the greater number of homes permitted with the rezoning will increase the potential for accidents at
this location. You may want to discuss possible means for reducing the hazard in this location with
Gary Lofton, City Public Works Director.
My only other concern with the rezoning and intended single-family residential subdivision is the
potential increased cost of land acquisition associated with the construction of a new interchange on
Route 37 for W. Jubal Early Drive. The preliminary layout presented at our meetings seems to
minimize the impact of the interchange relative to the location of the house lots. Hopefully, the
rezoning of the land proposed for open space and or future right of way will not increase the right-of-
way acquisition cost of the roadway project.
I would anticipate that after the new interchange is operational, the impact at the existing intersection
of Merriman Lane and Breckinridge Lane will be reduced due to more traffic choosing Route 37
instead of Merrimans Lane as a means of access to Route 50.
Thank you for meeting with me prior to my commenting on this project.
Sincere' ,
Timoth A. Youmans
Planning Director
PC: Gary Lofton
.Kris Tierney
"THE APPLE CAPITAL"
MY OF WINCHESTEX • ' .
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April 10, 1996
Mr. Chuck Maddox
G.W. Clifford and Associates
200 North Cameron Street
Winchester, Virginia 22601
RE: C.L. Robinson Properly - Merriman Lane
Dear Chuck:
Rouss City Hall
15 North Cameron Street
Winchester, VA 22601
540-667-1815
FAX: 540-722-3618
TDD: 540-722-0782
In looking at the sewer extension plan provided for the above mentioned project, I
have only two minor comments. One is that because of the flooding in the area where the
proposed manhole is to be set, we would like to see rim elevation of the manhole being
set at 772 along with a watertight frame and lid. '
In addition, you are showing an approximate location of future sewer line.
Considering the line to be installed is only 8 inch, I would be interested in knowing what
the intended service area of this extension would be.
me.
bhm
If you have any questions regarding these comments, please feel free to contact
,y
cerely,
Jesse W. Moffett
Director - Public Utilities
Pv 4 m . 90..... -F t4 n -- 9 v ..
Rezoning #005-J7 c= Rp
�. B--3
C.L. Robinson PIN: 53-A-88 = EM
® Proposed RP
REZONING APPLICATION FORM
FREDERICIC COUNTY, VIRGINIA
To be completed by Planning Staff. '
Zoning Amendment Number - '7Date Received
PC Hearing Date -3 - q7 BOS Hearing Datg
(�ewfafe )
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:
pplicant:Name: G. W. Clifford & Assoc. Inc. Telephone: 540 667-2139
Address: 200 N. Cameron Street 10/1/97
Winchester. VA 22601 c/o Stephen Gygrisin
2- Property Owner (if different than above)
Name: C.L. Robinson Ice & Cold Storage Com Telephone: 662-3869
Address: P.O. Box 2138
Winchester VA 22604
3. Contact person if other than above
Name: Stephen Gylltsin Telephone:
Joe Robinson
4. Checklist: Check the following items that hav
application.
Location map X Agency Comments X
Plat X Fees X
Deed to property X Impact Analysis Statement X
Verifying taxes paid X Proffer Statement X
5. The Code of Virga 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:
C. L. Robinson Ice & Cold Storagg
(see attached deeds)
6. A) Current Use of the Property: Vacant -
B) Proposed Use of the Property: Residential
7. Adjoining Property:
PARCEL ID NUMBER
53-((A))-86
RA
Rural, Agricultural
53-((A))-87
Rural, Agricultural
RA
534M-92
RA
Residential
53 -((A))
Residential
-92B
53-((A))-89
& 89A
53-C-
2 -7 8 9 & 16
USE ZONING
Rural, Agricultural
RA
Rural, Agricultural
RA
Rural, Agricultural
RA
Rural, Agricultural
RA
Residential
RP
Residential
RP
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):
West side of Route 621, Merriman's Lane at Winchester & Western
Rrailroad crossing and east of Route 37. Approximately 1,100' south
of Breckenridge Lane.
Information to be Submitted for Capital Facilities Impact Modell
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 #: 53-((A))-88
Districts
Magisterial District: Back Creek High School: Tames Wood _
Fire Service: Round Hill Middle School: Frederick Co. Middle
Rescue Service: Round Hill Elementary School: Apple Pie Ridge
10. Zoning Change: List the acreage included in each new zoning category being
requested.
Acres
Current Zoning
Zoning Requested
26.895
RA
RP
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: 54 Townhomes Multi -Family:
Non -Residential Lots: Mobile Home: Hotel Rooms:
Square Footage of Pro osed Uses N/A
Office: Service Station:
Retail: Manufacturing:
Restaurant: Warehouse:
Other:
Adjoining Property Onwers
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 propoerty is any property abutting the requested property on
the side or rear or any property directly across a public right-of-way, a private right-
of-way, or a watercourse from the requested property. The applicant is required to
obtain the following information on each adjoining property including the parcel
identification number which may be obtained from the office of the Commissioner
of Revenue. The Commissioner of the Revenue is located on the 2nd floor of the
Frederick County Administrative Building, 107 North Kent Street.
Name and Property Identification Number Address
Name: C.L. Robinson Ice & Cold
P.O. Box 2138
Storage
Winchester, Virginia 22604
Property #: 53 -A -88/53-A-87
Name: Ralph W. Poe
200 Ward Avenue
Property #: 53-A-86
Winchester, Virginia 22602
Name: Willow Grove, L.C.
603 South Loudoun Street
Property #: 53-A-92
Winchester, Virginia 22601
Name: C. Ridgley & Eleanor White
c/o M. Wills
603 South Loudoun Street
Property #: 53 -A -92B
Winchester, Virginia 22601
Name: Malcolm H. & June W.
103 Cheviot Place
Vanderiet
Stephens City, Virginia 22655
Property #: 53 -A -89/53 -A -89A
Name: George W. Glaize, Jr.
11 South Cameron Street
Property #: 53-C-((2))-16
Winchester, Virgiia 22601
Name: Anneliese R. Brechtel
105 Cambridge Place
Property #: 53-C-((2))-7
Winchester, Virginia 22602
Name: James W. & Joyce D. Fogg
107 Cambridge Place
Property #: 53-C-((2))-8
Winchester, Virginia 22602
Name: Dawrrf. Frye
Cambridge Place
Property #: -53-e-((2))--1
Winchester, Virginia 22602
530-2--4
M Signature:
I (we), the undersigned, do hereby respectfully make application and petition the Frederic]
County Board of Supervisors to amend the zoning ordinance and to change the zoning ma
of Frederick County, Virginia. I (we) authorize Frederick County officials to enter th'
property for site inspection purposes.
I (we) understandthat the sign issued when this application is submitted must be placed,,
e ham.=�:
the front property line at least seven days prior to the Planning Commission public
in
and the Board of Supervisors' public hearing and maintained so as to be visible from th
road right-of-way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true an
accurate to the best of my (our) knowledge.
Date: 10-�1
Applicant(s):
Date: _
i U - Date:
14
Rezoning Request Proffer
Property Identification Number 53-((A))-88
C.L. Robinson
P_reliminar j Matters
Pursuant to Section 15.1 - 491.1 et. seq., of the Code of Virginia, 1950, as amended,
and the provisions of the Frederick County Zoning Ordinance with respect to
conditional zoning, the undersigned applicant hereby proffers that in the event
the Board of Supervisors of Frederick County, Virginia shall approve Rezoning
Application #QO;- 97 for the Rezoning of 26.895 acres from RA Zoning District
to RP Zoning District, development of the subject property shall be done in
conformity with the terms and conditions set forth herein, except to the extent
that such terms and conditions may be subsequently amended or revised by the
applicant and such be approved by the Frederick County Board of Supervisors in
these proffers shall be deemed withdrawn and of no effect whatsoever. These
proffers shall be binding upon the applicant and their legal successors or assigns.
General Development Plan
The undersigned, who owns the above described property hereby voluntarily
proffers that if the Board of Supervisors for the County of Frederick, Virginia
approves the rezoning for the 26.895 acre tract, lying on the west side of
Merriman's Lane in Back Creek Magisterial District of Frederick County, Virginia
from -RA to RP, the undersigned will submit a master development plan that
will provide for a street layout connecting with State Route 621 (Merriman"s
Lane) as shown on the attached Addendum "A" - Preliminary Master
Development Plan dated July 29, 1997.
The undersigned voluntarily proffers that the rezoned property shall not be
subdivided into more than fifty-four (54) single family detached houses and
further that no apartments, duplexes or other multi -family buildings shall be
constructed upon the 26.895 acre property.
Phi
The undersigned voluntarily proffers that the final phase of development of the
project is that phase identified on the attached Addendum "A" - Preliminary
Master Development Plan dated July 29, 1997.
Consumer Notification
the undersigned voluntarily proffers that the rezoned property, when
subdivided into lots for sale, shall include a consumer notification attached to
the subdivision plats. The- consumer notification shall state that there is a
possible project that would extend Jubal Early Drive and construct a possible
interchange with Route 37.
Rezoning Request Proffer
Page 2
Monetary Contribution to Offset the Impact of Development
The undersigned, who owns the above described property hereby voluntarily
proffers that if the Board of Supervisors for the County of Frederick, Virginia
approves the rezoning for the 26.895 acre property, lying on the west side of
Marriman's Lane in the Back Creek Magisterial District of Frederick County,
Virginia from RA Zoning District to RP Zoning District, the undersigned will
pay to Frederick County, at the time a building permit is applied for, the sum of
three thousand nine hundred ten dollars and three cents ($3,910.03) per
approved lot ($3,299.91 for Schools and $591.07 for Parks and Recreation plus,
$19.05 for Fire and Rescue).
In essence, the total sum of
cents ($3,910.03) will be paid
application for approval.
three thousand nine hundred ten dollars and three
to Frederick County at the time of building permit
The conditions proffered above shall be binding upon the heirs, executors,
administrators, assigns and successors in interest of the Applicant and Owner. In
the event the Frederick County Board of Supervisors grant said zoning of 26.895
acres from RA Zoning District to RP Zoning District and accepts these conditions,
the proffered conditions shall apply to the property rezoned in addition to other
requirements set forth in the Frederick County Code.
Respectfully submitted,
Property O r
By- Date:
STATE OF VIRGINIA, AT LARGE
CITY OF WINCHESTER, To -wit:
The foregoing instrument was acknowledged b ore me this _� day of
lU 2."arn t ,199" by QcggaA 1O
My Commission expires: &_t. '` 7
AO -p '
Notary Public
Addendum "A"
m'.rrimmn,s Chase Preliminary Master Development Plan
July 21.), 1997
FINAL PHASE OF DEVELOPMENT,
/
-
/
�
'__-_--.......... _----___-~_-- ' .
. ` .
57
/
-
/
�
'__-_--.......... _----___-~_-- ' .
. ` .
Fiscal Impact
The fiscal impacts of the Merriman's Chase rezoning are measured for capital
costs that relate to the improvements necessary for the County to increase the
capacity of public facilities. The amount of the impact for any rezoning and
subsequent land development such as Merriman's Chase depends upon location
and land uses.
Using the rezoning impact model provided by Frederick County Department of
Planning and Development, the total capital cost of requiring new facilities
generated by the Merriman"s Chase rezoning is considered for each local
governmental department for it's respective service area. In this case these
departmental areas include:
- Schools
- Parks and Recreation
- Fire and Rescue
As evidenced by the model forecast, the capital cost is new capital costs calculated
for Schools, Parks and Recreation and Fire and Rescue. The amount for Schools
is $178,196.00; for Parks and Recreation is $31,918.00. New capital costs for Fire
and Rescue not covered by Frederick County contributions is modeled at
$1,028.76.
Merriman's Chase, when rezoned and developed, warrants a credit of $27,375.00
based upon it's overall net fiscal impact due to taxes that will be paid by the
project in future years. Merriman's Chase generates a net negative impact in
accord with the Frederick County Impact Model Report for this rezoning
proposal.
Future credits that go toward funding existing debt service are determined by the
model and applies to School, Fire and Rescue and Parks and Recreation
departments only.
The rezoning impact model for Frederick County does not calculate positive
fiscal impacts associated with non-residential land uses. Instead, only impacts
associated with residential uses are actually shown. In the case of non-residential
uses a zero ($0) value impact amount or value is shown due to large amount of
fiscal impact associated with such commercial or office (non-residential) land
uses.
The Frederick County impact model shows that there is a net impact of $3,910.03
per unit for the Merriman's Chase rezoning. The model impacts reflect a change
of RA to RP for the purposes of calculating impacts.
Impact Model Report
The following impact model report was generated on August 11, 1997 assuming 54
single family homes on 27 acres from RA zoning to RP zoning. A per unit impact
is calculated at $3,910.03.
-----------------------------------------
OUTPUT MODULE
---
------------
Net
-----------------_
Credit for
Fiscal
Taxes to
Capital
Impact
Capital
Net
Costs
Credil
S.s?sL�
Impact
Fire Department
$169
$1,071
SO
". Rescue Department
S142
Elementary Schools
S75,982
Middle Schools
522,640
$24,828
5178,195
High Schools
S104,401
Parks and Recreation
S,394
51.476
S31.918
TOTAL
--------------------------------------------------
$236,728
$0
S27,375
S209,353
FIRE AND RESCUE ADDENDUM
New Capital Costs Not S1,028.76
Covered by County
Contributions
NOTES: Model Run Date 8/11/97 EAW
P.I.N. 53-A-88 Rezoning: Assumes S4 SFD on 27 acres zoned RP from RA
Impact Analysis
Summary
Introduction
Planning Analysis
Site Suitability/Soils
Traffic
Sewage
Water
Drainage
Solid Waste
Historic Sites
Community Facilities
Education
Emergency Services
Parks and Recreation
Environment
Jubal Early Drive Extension/Rt. 37 Interchange
Other
SUMMARY
ROBINSON • MERRIMANS LANE REZONING
IMPACT STATEMENT
The following Impact Analysis Statement has been prepared for the property that
consist of 26.895 acres. The property is currently zoned Rural Area (RA).
The Impact Analysis Statement is prepared as required by the Frederick County
Board of Supervisors for rezoning approval of the property. Proffers have been
provided to mitigate any impacts identified by the Frederick County impact
analysis model prepared by the Frederick County Planning Department for this
property.
There are 54 residential units proposed as part of this rezoning. The property is
planned as residential with RP (Residential Performance) zoning to
accommodate single family residential lots, 12,000 square feet or larger in size
with required open space.
This property is located within the Urban Development Area (UDA).
Community and county -wide planning and planning policies recognize this area
as suitable for development. The property is bound on the north by the
Winchester and Western Rail Road and Abrams Creek. The east and south
property line is Merrimans Lane (Route 621) and to the west is Route 37.
Analysis of environmental and physical characteristics of this property to be
rezoned indicate that there is opportunity for development as envisioned for
single family homes. Along the north property line and along the Winchester
and Western Rail Road line is a floodplain that forms the Abrams Creek. There
are no known other environmental features that limit development of the
property.
Assuming full development of the 26.895 acre rezoned to RP, and assuming an
average development factor using 12,000 square foot lots of 3.2 units per acre
approximately 80 units are permitted. Approximately 54 lots are planned as part
of this project. Revenue in the form of real property taxes, the local share of
retail sales taxes, personal property taxes and business license fees are accounted
for in the Development Impact Model provided by the Frederick County
Planning Office for the lots planned with this development.
The recent announcement of the possible extension of jubal Early Drive and the
construction of our interchange with Route 37 may have an impact.
Summary - Impact Statement
Page Z
Open space location, lot size and phasing and a consumer notification are
provided to mitigate possible impacts.
An impact is projected that requires mitigation for public school and parks and
recreation capital expenditures associated with the development of this project.
These impacts to schools and parks for capital costs are mitigated with a like
payment.
Impacts to fire and rescue capital costs are projected by the Frederick County
Impact Model and mitigated with a like payment.
Public water and sewer are available to the property. Natural gas and electrical
service are available to the property.
The rezoning and master development plan fit within the guidelines of present
planning policy for this area planned as part of the Urban Development Area.
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Impact Analysis
The property requested for rezoning consists of 26.895 acres. This request
is to rezone the entire 26.895 acre from present Rural Area (RA) to
Residential Performance (RP).
The project will consist of single family homes in a suburban setting and
the property is evaluated in light of the proposed single family proposal.
The project is herein called Merriman's Chase.
Merriman's Chase is located on the west side of Va. Route 621, Merriman's
Lane, south of US Route 50 West, and approximately 1,100 feet south of
the Merriman's Lane and Breckenridge Lane intersection. The property is
bound on the north by the Winchester and Western Railroad, on the east
by Merriman's Lane, on the south by a small portion of property owned by
adjoining property owners and Merriman's Lane, and on the west by Va.
Route 37.
The property is identified as tax parcel 55-((A))-88 located in the Back Creek
Magisterial District.
The property is located in the Frederick County Comprehensive Plan
designed Urban Development Area (UDA).
Planning Analysis
sis
The requested rezoning is in conformance with the comprehensive plan
through it's UDA designation. The property has frontage on Va. Route
621, Merriman's Lane, where planned intersecting streets will provide
access. Public sewer and water service is to be provided by the City of
Winchester. An initial planning analysis of the property with zoning and
development constrains indicate that approximately 54 single family
homes can be supported using urban design standards.
Site Suitab lity/Soils
The property to be rezoned has two site specific development limiting
factors. First, the road efficiency buffers required for possible future
expansion of Va. Route 37 limit encroachment of homes and lots along
the existing Va. Route 37 right-of-way. Secondly, the property contains an
identified flood area along the north property line at the Winchester and
Western Railroad right-of-way along Abram's Creek. This flood area
limits the location of homes along the north property line. The property
has no other site specific development limiting factors. The property
appears well suited for all categories of uses in development based on site
evaluations of soils, slopes, wetlands, ponds and lakes, flood plains and
other site suitability and environmental factors.
Developmental impacts are slight on adjacent properties. The primary
impact concern on adjoining properties is the change of use from open,
rural land to an suburban home setting.
Site Suitability - development of the property will have to consider the
site limiting factors of the flood plain along Abram's Creek and the
Winchester and Western Railroad. The property appears well suited for
RP single family homes uses.
Soils - The soils are suitable for site development purposes. The
USDA Soil Conservation Soil Survey for Frederick County
identifies the soils of the property on map sheets 29 and 35 as lehew
channery fine sandy loam, carbo-oaklet silt loams, very rocky and
carbo silt loam.
Prime Agricultural Soils - The property contains some prime
agricultural soils as identified by the Frederick County
Comprehensive Plan and Soil Survey. The portion of the property
that contains the carbo silt loam soil is located in a strip along
Merriman's Lane.
Slopes - There are few identified steeps slopes on this property. The
portion of the property that contains steep slopes in the 7 to 15%
range are located along Va. Route 37. Slopes on this property
generally range from 2 to 7%.
Wetlands - There are no wetlands identified on this property.
Ponds and Lakes - There are no ponds or lakes on this property.
Flood Plain - A portion of the property is located within the HUD
designated flood plain as identified in the US HUD flood maps for
Frederick County. Map Number 5100630115B.
Traffic
Recent traffic counts and traffic study analysis are contained herein for
Merriman's Lane. Special traffic analysis evaluated the turning
movements of the Merriman's Lane and Breckenridge Lane intersection.
Counts for vehicular turning movements at Breckenridge Lane at
Merriman"s Lane located approximately 1,100 feet to the north of the
property are included. This information was provided to VDOT for
evaluation and recommendation as part of this rezoning study process.
The trip generation impact resulting from the proposed rezoning is
estimated at 478 average daily trips at full development of the property.
The PM peak hour increase of trips generated from full development of
the rezoning is 51 trips.
The increase of traffic volume at the Merriman's Lane and Breckenridge
Lane intersection during peak weekday PM hour is 52 trips.
The impact of the proposed rezoning based upon full development of the
27 acres increases the peak weekday PM hour trips to 586 at the
intersection of Merriman's Lane and Breckenridge Lane.
Sewage
There are no sewage conveyance or treatment problems associated with
this property. This property can be serviced by public sewer service.
Sewage service to this property is provided by the City of Winchester via a
12" gravity line.
Water
There are no water supply or transmission problems associated with this
property. The property can be served by City of Winchester public water
service via a 8" line.
Fire protection measures such as the installation of fire hydrants will be
addressed at the site development and subdivision stage. The installation
of fire protection hydrants poses no problems. The installation of fire
hydrants will improve the fire protection means of the surrounding
properties as well as enhancing the protection of the property. Current RA
zoning allows the development of five residential units without fire
protection measures. The fire fighting capabilities of the fire company
covering this area will be enhanced with the proposed rezoning.
Project Name: Mentnans Chas. Lova iom 2 mi. south of US Rte 50
Intersection: Breck_ enridgeP '-rdmans Dates W--kday, 9/6/97
gilbert w. clifford and associates
Revision 1.0 - 10 September 1997
VA Rte 622/ Breckenridge Lane Intersection
Current Weekday Car Volumes
Attachment #1A
Traffic From West
Traffic From South
Traffic From North
on Breckenridge
on Merriman
on Merrimans
Left
Right
Total
Right
Thru
Total
Thru
Left
Total
Total
Time Period
Time
Period
7:00
- 7:15
0
18
18
0
10
10
8
1 11
19
47
7:00
- 7:15
7:15
- 7:30
2
18
20
0
15
15
8
23
31
66
7:15
- 7:30
7:30
- 7:45
1
25
26
5
18
23
5
22
27
76
7:30
- 7:45
7:45
- 8:00
2
30
32
1
19
20
5
25
31
83
7:45
- 8:00
8:00
- 8:15
0
16
16
2
13
15
5
22
27
58
8:00
- 8:15
8:15
- 8:30
3
27
30
1
11
12
3
20
23
65
8:15
- 8.-30
8:30
- 8:45
1
21
22
2
7
9
5
21
26
67
8:30
- 8:45
8:45
- 9:00
6
12
18
1
9
10
3
23
26
54
8:45
- 9-00
9:00
- 9:15
2
27
29
2
6
8
5
29
34
71
9:00
- 9:15
9:15
- 9:30
1
19
20
1
6
7
4
29
33
60
9:15
- 9:30
9:30
- 9.45
0
17 T
17
2
8
10
9
15
24
51
9.30
- 9:45
9:45
- 10:00
0
15
15
1
6
7
6
19
25
47
9:45
- 10:00
10:00
- 10:15
0
17
17
2
6
8
4
13
17
42
10:00
- 10:15
10:15
- 10:30
2
19
21
1
6
7
3
16
19
47
10:15
- 10:30
10:30
- 10:45
2
10
12
3
6
9
6
23
29
50
10:30
- 10:45
10:45
- 11:00
3
18
21
1
6
7
7
21
28
56
10:45
- 11:00
11:00
- 11:15
1
29
30
3
7
10
8
27
35
75
11:00
- 11:15
11:15
- 11:30
4
32
36
3
10
13
6
14
20
69
11:15
- 11:30
11:30
- 11:45
2
19
21
3
6
9
7
32
39
69
11:30
- 11:45
11:45
- 12:00
7
22
29
0
6
6
8
33
41
76
11:45
- 12-00
12:00
- 12:15
3
30
33
3
3
6
11
32
43
82
1200
- 1215
12:15
- 12:30
0
18
is—
2
4
6
10
25
35
59
12:15
- 12-30
12:30
- 12:45
5
25
30
1
6
7
9
39
48
85
12:30
- 1245
12:45
- 13:00
0
22
22
1
9
10
3
19
22
54
12:45
- 13:CC
13:00
- 13:15
1
21
22
1
7
8
10
21
31
61
13:00
- 1315
13:15
- 13:30
3
35
38
5
9
14
12
29
41
93
13:15
- 13:20
13:30
- 13:45
0
30
30
2
16
18
1
16
17
65
13:30
- 13:45
13:45
- 14:00
0
23
23
3
7
10
9
15
24
57'
13:45
- 14-00
14:00 -
14:15
3
25
28
1
9
10
4
14
18
56
14:00
- 14:15
14:15 -
14:30
1
34
35
1
6
7
6
20
26
68
14:15 -
14:3C
14:30 -
14:45
1
30
31
2
5
7
12
27
39
77
14:30 -
14:45
14:45 -
15:00
4
30
34
2
9
11
12
32
44
89
14:45 -
15:CC
15:00 -
15:15
8
25
33
1
2
3
14
39
53
89
15:00 -
15:15
15:15 -
15:30
3
38
41
0
4
4
12
23
35
80
15:15 -
15:30
15:30 -
15:45
4
22
26
2
9
11
6
41
47
84
15:30 -
15:45
15:45 -
16:00
0
29
29
3
10
13
12
30
42
84
15:45 -
16:CC
16:00 -
16:15
5
37
42
2
6
8
11
62
73
123
16:00 -
16-15
16:15 -
16:30
5
48
53
1
8
9
11
47
58
120
16:15 -
16:30
16:30 -
16:45
5
56
61
4
9
13
11
55
66
140
16:30 -
16:45
16:45 -
17:00
10
60
70
6
10
16
11
54
65
151
16:45 -
17:0C
17:00 -
17:15
8
28
36
4
9
13
20
48
68
117
17:00 -
17:15
17:15 -
17:30
4
33
37
8
3
11
19
31
50
98
17:15 -
17:3C
17:30 -
17:45
5
1
18
23
3
5
8
13
29
42
73
17:30 -
17:45
17:45 -
18:00
1
25
26
1
5
6
7
20
27
59
17:45 -
18:00
gilbert w. clifford and associates
Revision 1.0 - 10 September 1997
VA Rte 622/ Breckenridge Lane Intersection
Current Weekday Car Volumes
Attachment #1A
l
VA Rte 622/ Breckenridge Lane Intersection
Hourly Weekday Car Volumes
gilbert w. clifford and associates
Revision 1.0 - 10 September 1997 Attachment #1 B
Counted totals adjusted to hourly volumes
Traffic
From West
Traffic From South
Traffic
From North
on Breckenridge
on Merriman
on Merriman
Total
Left
Right
Total
Right
Thru
Total
Thru
Left
Total
N,S,E,W
Time
Period
Time Perk
7:00
- 8:00
5
91
96
6
62
68
26
82
108
272
7:00
- 8:
7:15
- 8:15
5
89
94
8
65
73
23
93
116
283
7:15
- 8:
7:30
- 8:30
6
98
104
9
61
70
18
90
108
282
7:30
- 8:
7:45
- 8:45
6
94
100
6
50
56
18
89
107
263
7:45
- 8:
8:00
- 9:00
10
76
86
6
40
46
16
86
102
234
8:00
- 9:
8:15
- 9:15
12
87
99
6
33
39
16
93
109
247
8:15
- 9:
8:30
- 9:30
10
79
89
6
28
34
17
102
119
242
8:30
- 9:
8:45
- 9:45
9
75
84
6
29
35
21
96
117
236
8:45
- 9:
9:00
- 10:00
3
78
81
6
26
32
24
92
116
229
9:00
- 1C
9:15
- 10:15
1
68
69
6
26
32
23
76
99
200
9:15
- 1 C
9:30
- 10:30
2
68
70
6
26
32
22
63
85
187
9:30
- 1 C
9:45
- 10:45
4
61
65
7
24
31
19
71
90
186
9:45
- 1 C
10:00
- 11:00
7
64
71
7
24
31
20
73
93
195
10:00
- 14,
10:15
- 11:15
8
76
84
8
25
33
24
87
111
228
10:15
- 11
10:30
- 11:30
10
89
99
10
29
39
27
85
112
250
10:30
- 11
10:45
- 11:45
10
98
108
10
29
39
28
94
122
269
10:45
- 11
11:00
- 12:00
14
102
116
9
29
38
29
106
135
289
11:00
- 12
11:15
- 12:15
16
103
119
9
25
34
32
111
143
296
11:15
- 12
11:30
- 12:30
12
89
101
8
19
27
36
122
158
286
11:30
- 12
11:45
- 12:45
15
95
110
6
19
25
38
129
167
302
11:45
- 12
1200
- 13:00
8
95
103
7
22
29
33
115
148
280
12:00
- 12
12:15
- 13:15
6
86
92
5
26
31
32
104
136
259
12:15
- 12
12:30
- 13:30
9
103
112
8
31
39
34
108
142
293
12:3(
1
12:45
- 13:45
4
108
112
9
41
50
26
85
111
273
12:45
- 1
13:00
- 14:00
4
109
113
11
39
50
32
81
113
276
13:00
- 14
13:15
- 14:15
6
113
119
11
41
52
26
74
100
271
13:15
- 1 c
13:30
- 14:30
4
112
116
7
38
45
20
65
85
246
13:30
- IL
13:45
- 14:45
5
112
117
7
27
34
31
76
107
258
13:45 -
1,-
14:00
- 15:00
9
119
128
6
29
35
34
93
127
290
14:00 -
IE
14:15
- 15:15
14
119
133
6
22
28
44
118
162
323
14:15
- 1!
14:30
- 15:30
16
123
139
5
20
25
50
121
171
335
14:30 -
1E
14:45
- 15:45
19
115
134
5
24
29
44
135
179
342
14:45
- 1E
15:00
- 16:00
15
114
129
6
25
31
44
133
177
337
15:00 -
if
15:15
- 16:15
12
126
138
7
29
36
41
156
197
371
15:15 -
IE
15:30 -
16:30
14
136
150
8
33
41
40
180
220
411
15:30 -
1E
15:45 -
16:45
15
170
185
10
33
43
45
194
239
467
15:45 -
1E
16:00 -
17:00
25
201
226
13
33
46
44
218
262
534
16:00 -
1;
16:15 -
17:15
28
192
220
15
36
51
53
204
257
528
16:15 -
17
16:30 -
17:30
27
177
204
22
31
53
61
188
249
506
16:30 -
17
16:45 -
17:45
27
139
166
21
27
48
63
162
225
439
16:45 -
17
17:00 -
18:00
18
104
122
16
22
38
59
128
187
347
17:00 -
IE
VA Rte 622/ Breckenridge Lane Intersection
Hourly Weekday Car Volumes
gilbert w. clifford and associates
Revision 1.0 - 10 September 1997 Attachment #1 B
Merriman Chase
SUMMARY OF TRIP GENERATION CALCULATION
FOR 55 DWELLING UNITS OF SINGLE FAMILY DWELLINGS
9/10/97
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTRANS
AVERAGE
RATE
STANDARD
DEVIATION
ADJUSTMENT
FACTOR
D),? 1-Vk;
WAY
VOLUM
AVG WKDY 2 -WAY VOL
9.55
3.66
1.00
525
7-9 AM PK HIR
ENTER
0.19
0.00
1.00
11
7-9 AM PK ER
EXIT
0.55
0.0.0
1.00
30
7-9 AM PK HIR
TOTAL
0.74
0.90
1.00
41
4-6 PM PK ER
ENTER
0.66
0.00
1.00
36
4-6 PM PK HR,EXIT
0.35
0.00
1.00
19
4-6 PM PK HR
TOTAL
1.01
1.05
1.00
56
AM GEN PK ER
ENTER
0.20
0.00
1.00
11
AM GEN PK ER
EXIT
0.56
0.00
1.00
31
AM GEN PK ER
TOTAL
0.76
0.91
1.00
42
PM GEN PK ER
ENTER
0.66
0.00
1.00
36
PM GEN PK ER
EXIT
0.36
0.00
1-00
20
PM GEN PK ER
TOTAL
1.02
1.05
1.00
56
SATURDAY 2 -WAY VOL
10.19
3.65
1.00
560
PK HR ENTER
0.52
0.00
1.00
29
PK HR EXIT
0.44
0.00
1.00
24
PK ER TOTAL
0.96
1.00
1.00
53
SUNDAY 2 -WAY
VOL
8.78
3.36
1.00
483
PK HR ENTER
0.44
0.00
1.00
24
PK HR EXIT
0.44
0.00
1.00
24
PK HR TOTAL
0.89
0.96
1.00
49
Note: A zero rate indicates no rate data available
Source: Institute of Transportation Engineers
Trip Generation, 5th Edition, With Feb. 1995 Update.
TRIP GENERATION BY MICROTRANS
Determi-ation of Rezoning Impact
1271
Total to North (turn right) =
1153
91%
Total to South (tum left) =
118
Full Development
Full Development
Proposed Incre
Under Existing Zoning
Under Proposed Zoning
Trips Generat
Total from North (tum left) =
Trips Generated
Trips Generated
Determination of Turn Ratios to/from Merrimans
Development Type
Agricultural (RA)
Residential (RP)
Total to North (thru) =
Area 27
Area 27
Total to East (tum right) =
Lot Size(ac) = 5
Lots - 5.0
Lots - 55.0
-
Trip Rate
Total from North (thru) =
361
75%
Average Daily Trips 9.55
48
525
478
P.M. Peak !-lour Adj. Street 1.01
5
58
51
Determination of Turn Ratios to/from Breckenridge
Associated Percentages
Total trips per day from Breckenridge (to west) =
1271
Total to North (turn right) =
1153
91%
Total to South (tum left) =
118
9%
Total trips per day to Breckenridge (to east) =
1300
Total from South (tum right) =
93
79'0
Total from North (tum left) =
1207
93%
Determination of Turn Ratios to/from Merrimans
Total trips per day from northbound Merriman =
444
Total to North (thru) =
351
79%
Total to East (tum right) =
93
21%
Total trips per day to southbound Merrimans -
479
Total from North (thru) =
361
75%
Total from East (tum left) =
118
25%
gilbert w. clifford and associates
Revision 1.0 - 10 September 1997
VA Rte 6221 Breckenridge Lane Intersection
Tum Movement Ratios
Attachment #2
Peak Hour Analysis
Current Breckenridge/ Va Rts 842 Intersection Volumes
Traffic From West Traffic From South
Breckenridge Merriman
Time Period Left Right Total Left Thru Total
16:00 - 17:00 25 201 226 13 33 46
NOW Zoning Trip Distribution
Trips Generated by 55 Lots Enter Exit
Total
During P.M. Peak Hour 37 19
56
Taps From the North
34
Trips From the South
3
Trips To the North
17
Trips To the South
2
Increase Traffic Volume at Breckenridge Merrfmans Intersection Due to Rezoning
Traffic From West Traffic From South
Breckenridge Menimans
Time Period Left Right Total Right Thru Total
16:00 - 17:00 8 0 8 4 14 17
Impact of Development Based on Proposed Zoning
Traffic From West
Breckenridge
Left Right Total
Time Period
17:00 18:00 33 201 234
gilbert w. clifford and associates
Revision 1.0- 10 September 1997
Traffic From South
Merriman
Left Thru Total
17 47 63
Traffic From North
Merriman Tota
Thru Right Total N,S4
44 218 262 534
Traffic From North
Menimans Total
Thru Left Total N,S,F_V
26 0 26 52
Traffic From North
Merrimans Total
Thru Right ' Total N,S,F—IA
70 218 288 586
VA Rte 5421 US Rte 522 intersection P.M. Peak Hour
Intersection Traffic Volumes
Attachment #3
Proper storm water management planning will result in minimal or no
site drainage impacts. Storm water calculations will be presented with
final subdivision design which show impacts created by the imposition of
the storm water generated from the development of this property on
existing downstream water course. Drainage generally flows toward
Abram's Creek. Pre-development runoff rates will be maintained using
recognized storm water management standards.
Solid Waste
There are no solid collection impacts identified.
Histoidc Sites
This property has no known historic significance. There are no structures
currently located on the property that are of historic significance.
Community Facilitie
Education: This project will generate school age children and will
impact the schools. Capital costs for school age children is
mitigated with a like monetary proffer as suggested by the impact
model.
Emergency Services: This project will result in a capital cost impact for
Fire and Rescue. Capital costs for Fire and Rescue is mitigated with
a like monetary proffer as suggested by the impact model.
Parks and Recreation: This project will result in a capital cost impact
for Parks and Recreation because of it's residential characteristics.
Capital costs for Parks and Recreation is mitigated with a like
monetary proffer as suggested by the impact model.
Environment
There are no known major environmental impacts as associated with the
rezoning of this property. There will be certain minor negative impacts
due to the construction activity including runoff sediment, noise and
construction related 'traffic and traffic movements. These are to be
minimized by proper compliance with local and state laws for
environmental protection. The effects on the down -stream
impoundment and stream are minimal. There is no known loss of
irretrievable resources involved with this project.
There are no know endangered species of fauna, flora or wildlife which
will be effected by this project. Ground water and air quality should be
unaffected.
Jubal Early Drive/Extension/Route 37 Interchange
During the comment period for this rezoning and during the site analysis
for impacts the possible extension of Jubal Early Drive and construction of
an interchange at Route 37 was announced.
Information pertaining to the proposed project follows for review.
Other
This zoning change from RA to RP would create minor fiscal impact as
identified in the Frederick County Impact Model Report that is attached.
These impacts are off -set with a like contribution proffered to Frederick
County for each identified impact. There are no known other impacts.
RECOMMENDED STUDYAL'i ERNATIVE
N I (1J
Y
u soo
low2 � j REMOVE_4
RAMPS __
Oats: Mam" 19" e
li
FUNDS TO BE
PROVIDED BY •
WI4
NCHESTER / r
MEDICAL
CENTER i
NEW �� 4 .
COLLECTOR/ Nnchester'
DISTRIBUTION tf f
ROADWAYS / {
a 4
4 (B)
+ • � if
4
4 ?
\�A
r 1P
N
44 Frederick .C•..::.:= • _c•r.
REMOVE R.... ,
INTERCHANGE
651
w"I". County
_ .a: I LEGEND
4 ry \ STUOY AREA BOl1NOARY
Stephen. •—\ / 4 IMPROVEMENTS ASSUMED
City /tD 4 nOeuLLD PLACE
MAON TIONS
T 2 IMPROVEMENTS TO ROAOWAY ON
EXISTING ALIGNMENT
4� S
i N � ROADWAY ON NEW ALIGNMENT
(C) 5 q XXXXXXXXX ROADWAY REMOVED
j 4-I—ROVEME14T TO CORRECT
rte: 4 EXMTW.- GEOMETRIC OEFICIENC`/
•vw.n.a re.. a m. .�.
641
T34 Nt1MBt" so LANES
I wa,
+a. eo., O..c,n.s I
• NEW INTERCHANGE
RECONSTRUCT INTERCHANGE
• OEF mENT INTERSECTION (A) FIA.L CLOVERLEAF INTERCHANGE
g ( ) SINGLE POINT URBAN
0EF)CMNT SECIENT INTERCHANGE
0-- v^+Mw fi7.�.N , as +. DENOTES SEGMENTS TO 8E REMOVED
F__ caw. FPCM MODELED THOROUGHFARE SYSTEM (C) DW O INTERCHANGfi W,TH
FINE LANE DEcx
ALTERNATIVE 5.0
YEAR 2015 LONG-RANGE ROADWAY IMPROVEMENTS
WINCHESTER AREA TRANSF'ORTATInN STIInY
URBAN SYSTEM
0 Denotes New Project IMPROVEMENT PROGRAM STAUNTON DISTRICT
(!n Thousands of Dollars) URBAN SYSTEM
+ FY 98 THRU FY 03
MUNICIPALITY
ADDIL
/STREET
TYPE IMPROVE
LENGTH
DESCRIPTION
PROJECT NUMBER
ESTIMATED
COST
PREVIOUS
FUNDING
FUNDING
REQUIRED
/FUND
SOURCE
ACTUAL
ALLOCATION'
1997-98
PROJECTED ALLOCATIONS
BALANCE
To
COMPLETE
1998-99
1999-00
2000-01
2001-02
2002-03
Waynesboro
Main Street to
North
Delphine Ave.
4th Street
PE 500
RW 2,000
CN 5,148
4 lane
0340-136-102, PE101
To 7,648
2,157
5,491
526
1,221
1,225
1,259
0
O
1,260
1.Okm/0.6 H
RW201, C501
16446
S
Winchester
Pleasant Valley Rd.
Jubal Early
to Valley Pike
PE 0
Dr.
4 Lane
•
0000-138-102, 0502
RW 0
CH 5,955
To 5,955
5,955
550
495
(Construction
497
Complete)
511
528
547
0.7 Mite
0605
2768
S
Partial Reimbursement
of
ebt Service
or City Bonded
Improvemen
-(Section 33.1-23.38)
Winchester
Ltaorpc-I aFm &P4
Loudoun Street
Featherbed Lane
fo Weems La/)e
PE 20o 480 -
RW 4�oO 928
CN 1,60031-M
5 Lane
D•3 M
�,�-kx►}0.9�i1--
0000-138-105, PE103,
RW203, C503
TO 42005;228
8779
303
4,917
S
391
-304-
9i
f±lt
93/
-391-
127
4-,-05&
/6%
4_r409
/,003
4T89¢
9
Winchester
Meadow Jubnl
Branch A'se.
2 Ili on
4 Lane Rm(
MkoV0.6 M
Ami
lla,p to Dri✓e 00
37
enc aw r. /� �
RW Otr 504-
PE 0
RW 1-}68
CN
To 4300 31 i is
16444
367
2,748
S
9S
n, P�cJtc7`
S7f! ,@
709
900487-
.rA., Con'it
9po
Ojai, w,'�`b
'
x.639
.:•,rx.y r
/OOQ -0
Woodstock
Hughes St. to
South Water
Hieh St. 6..
PE :• 596
-
St.
E. Reservoir Rd. to
Indien'Spring Rd.
RW 1,189
CN 3,004
(Under.Constructton)
275
2 Lane -
0.86 Mite
U000-330-102, PE101,
RW201, C501, D602
TO 4,791
4485
1,729
=3,062
S
251
252
258
266
274
1,486
STAUNTON DISTRICT TOTALS
APPORTIONMENTS NOT ALLOCATED0
ALLOCATIONS
TOTAL
.'•-11,600
11,600
0
10 ,470
10,470
0
10,507
10,507
217
10,572
10,789
1 1,,790 360
11,150
,062
5 5,478
11,540
SIPSTATEWIDEALLOCATION -
.•:500.500
500
500
500
500
•1 F "
l 1
t 1•
1• ';`
•3
'1
p • �LO
:t j� 4
t l� t• ''i' ��t +r 1. J,'7 S :►, •. i �t�, ti. "}'4`1 ••t ��
rr
�,1 1. f ' ,> ; L .•t• . / ,• Y �i': r
1� 'F.lu ,t tt ''i h ;y:t. .•1• ll ,G I•, t +� 11.. •�tS. •t •{::: L'f;:2 't,,*' ••"rr ,Y'./.� :� ae 1+ 1p�.�t C•^
•i� .�.. . 1,1 �'' y•'.f • ..�i. ,, 1��'•'' i.t. .+ •!'•;• � 's d' 1 i +f , 7... ':i•,� +'� �+ . t,. �n . �t r,,,'.�• :•, ,,. ��r'.:.•� .tt.t.. •'?•', :i •a•i, .t,, •/s::
t:+�.
- !i .J,• A '4• •�t ..d ''�: rf.:;ii. „ .,,.}.I,.t� '� 4`'. + °r�' il. � :�.,. /J11;. .��" %i''Jy �' '1 7: .�. +1r .�, '1"� i' �'
. .. ,•. !` ., ,, ,. � . •%. r +.1+:'Q(}� j ;'i. .,.i.. t •' t: � '� ) �:, 1 + t' + 1 1, t �;r tA� �1}t
. /• h •/�1 .f:�r,�l; ,:1:/,.1?.MhF!••w`71r�6�tti�'1�: •'r..t.. t�rFG:';i!1r�.•.. �i'�.•i.•+µl. }`q�.1• t +a}}%:. + .,� .ttit°. 4�•;5'Yli/•'•1• 1 1'i
:�A o 1.• .,u,,r r„r..1, ;+ +• S_ ML DI( t,�i;•�! a•.
Preliminary Cost Estimate
Extend Jubal Early Drive
City of Winchester/ Frederick Co
9/15/97
Item -
-
Section/ —Rte
Section2 _
Location
--- -- --
Description
--Q_____
CN
RW
PE
Total
$367,360
_ $134,400
_ _ _ $2,392,160
- $2,472,000
.... _. _. .. $884,943
$237,888_,488 _
$405,216
$405,216
$500,000
11 to Harvet Dr
4 -lane (construction complete)
Harvest Dr to 0.23m1 W.
2 -lane (construction complete)
Section 3 _
Section 4 —
Section 5
Section 6
Section 7--
Section 8
_—_
Exist. J.E. Dr to Co. Line
Winch/West. RR
Co Line to Rte 37 —
Rte 821/37
Rte 621/37
Construct 2 -lane on 4 -Lane R/W —
At -Grade RR Crossing
Construct 2 -lane on 4 -Lane R/W
New Interchange
$323,000
$120,000
$2,093,000
$2,100,000
$5,600
$0
$48,000
11120,000
- $38,760
$14,400
$251,160
$252,000
$94,815
Widen Exist Bridge to 3 Lane
$790,128
$0
Rte 621/37
Upgrade Deck and Opposite Rail
$212,400
$0
—._
$25
$64,800
_____._..$43,416
$43,416
Rte 622 to Rte 50
Rte 37 SB Bridge at RR
Add? Accel/Decei Lanes
Widen Bridge to 3 lane —
$540,000
$361,800
$12,000
$0
Rte 37 NB Bridge at RR
Widen Bridge to 3 lane----
Utility Relocation__
$361,800
---
$0
$500,000
TOTAL
$685,600
-
$828,255
$8,415,983
$6,902,128
N.
J j
ti 4Ki� Creek
40�
C..0
Hub
3
O
WINCHESTER
so
w
672
522
�'— U '+
X.. .s ..
E•
E
i
t
• a(' .•:'•'• moi000
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Evan A. Wyatt, Deputy Director Itt
RE: 1998 Comprehensive Policy Plan Public Hearing
DATE: November 20, 1997
Included with this memorandum is the information that is proposed for the update of the 1998
Frederick County Comprehensive Policy Plan. This information has been considered by the
Comprehensive Plans and Programs Subcommittee (CPPS) during their past three meetings and has
been unanimously endorsed by this body.
The information proposed for the update of the 1998.Frederick County Comprehensive Policy Plan
includes text and table amendments to Chapter 3: Population and Housing; Chapter 4: Economy;
Chapter 5: Environment; Chapter 6: Land Use; Chapter 8: Community Facilities and Services; and
Chapter 9: Parks and Recreation; the inclusion of the Route 37 West Land Use Plan which was
adopted by the Board of Supervisors on October 7, 1997, and the revision and conversion of all of
the 8" x 10" maps to include current information within an ArcView format. Information that is
proposed to be eliminated has been stricken, while new information has been highlighted.
The Planning Commission had an opportunity to discuss this information during the November 19,
1997 meeting. It was the consensus of the commission that the information presented by staff should
be advertised for public hearing without revisions or additions. Staff asks that the Planning
Commission forward a recommendation to the Board of Supervisors for final resolution of this issue.
Attachments
U:\EVAMCOMMON\COMPPLAN\98UPDATE.PC
107 North Kent Street • Winchester, Virginia 22601-5000
Text and Table Amendments
Refuse Collection, Landfill, and Recycling
Refuse collection service is provided by Frederick County at 12 refuse collection stations. Nine
of these stations consist of hydraulic compactor machines with separable roll -off containers; the
other three sites consist of front end dumpsters. Currently, the County is in the process of
converting dumpster sites to compactor stations when warranted by tonnage levels.
The County should continue to convert dumpster sites to compactor sites as tonnage increases.
Consolidation of sites during the conversion process is also desirable, when practical. The idea
+� curbside pickup is beim studied in the densely populated areas of Frederick' Co that are
Currently served by public water, and sewer.
The Frederick County Landfill is a regional facility that receives refuse from Frederick and Clarke
Counties and the City of Winchester. The landfill is operated by Frederick County as a an
enterprise fund and the landfill operation is fee sustaining. The management and planning of
landfill operations is solely the responsibility of Frederick County, with input from an oversi&
conimittee� comprised of representatives from Frederi6k County,, ClarkeCounty, and the Cityof
Winchester.,
Closure of the older section of the landfill, which opened in 1976, was completed in 1994. A
new 160 acre tract of adjacent land, purchased in 1986, was opened for land filling during 1993.
Approximately 90 acres of this tract has been permitted for land filling under the newly adopted
Subtitle "D" Solid Waste Regulations. Both the close-out of the old section and the construction
of the new section have been carried out in accordance with new state regulations that require
much more sophisticated environmental protection measures, including composite impermeable
liners, a complete leachate collection system, leachate treatment facility, groundwater monitoring
and gas monitoring.
The current landfill was originally estimated to have adequate capacity for 25 years commencing
in October of 1993. The development of a construction debris landfill should extend the life of
the current sanitary landfill approximately eight years, resulting in a life of 33 years. A tract of
land consisting of 109 wooded acres was purchased from Ryland Carper for the future
development of a construction debris landfill. The permitting and design of this new construction
debris landfill was will be completed in +9961997, with the commencement of construction in
the same calendar year.; The County should reevaluate tonnage, revenue, and expenditure trends
every year and set fees accordingly. The County should also continue to evaluate new technologies
for waste reduction that would extend the life of the landfill.
3
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Schools
During the past several decades, student enrollment has increased steadily. In particular, the
decade of the 90's has seen toes
a dramatic increase in student enrollment. In 1990, student
enrollment was 8,223 students. In the fall of +9961'997, student enrollment was 9-,974 I 0
,2151
which represents a 3.5 % i!z=me ftom 1995, and an increase oft x92 students, or
4;% since 1990.
In +996W of the rune .fm elementary schools, five exceed 90 % of capacity: AP* ft $4go
2--%), Bass-Ifoover (i@8%), Indian Hollow (94%),(90. ), Middletown
,Atmel (103%).
and Redbud Run {90%) (92-: . Totaf elementary school enz oliment is 93 % of
capnity. eontirmed growth in student enroilment resulted in the opening of Redbud Rtin
Bementary Sclu56 in the fiH of 1996, renovation and consftetion of an addition to Senseny Road
Eietnent=7 Sciuml, and the CO113tMCtiO1L Of 2t LICW Stonewaff Elementary School which wif! open
in the fall of f 997-.- The new Stpnewall Elethentary. School' O*edI the fall of 1M.
Q**O* of arida ortto zmeland. add etoiwq dementary,,soq* *W be cpmplete by the
be *O* Of
gifimjn' f die 1998 .1999 school .-year. riesbilt m' sed elernenW�
'e
VCT
a' k
pptp Mj the Badl Qe6 Ma&*4�DiIsffid.
elementary sc ..Is
siataci 8-M of qi-.,.n%rlb th, 4999 -2 -OW school year.. "Middki-chool enrollmenvis 5' - 0 d
pe r: e
- . -1. . '. .". 4- . . . , gear: ... . .
high school..p neat ig`.91% 6f
capacity.;
Business Corridors
A project begun in 1993 and continuing into 1994 was the development of land use plans for the
County's commercial and business corridors. The task of developing these plans was assigned to
the County's Comprehensive Plans and Programs Eommittee Subcommittee. The committee
5
met monthly throughout the first part of 1993 to review and evaluate existing
information and formulate an approach for the study. Public meetings were held in the summer
of 1993 to gain citizen input.
The three corridors studied were Route 7 from the interchange with Interstate 81, east to Woods
Mill Road (Route 660); Route 50, from the 81 interchange, east to the eastern edge of Westview
Business Park; and Route 11 South, from the Route 37 interchange, south to Stephens City.
NN%fle there ar "Subcoln- M-1*fteeiSeeogn ed lli.'Ai other corridors within the County which
warrant warranted study; however,. these three were felt to be in the most immediate need for
attentionin the case of1bute 7 and . Route N) new development inaddid.o...n... to the commercial... ... .. ..
development which has been i . .n existence for sometime made the corridors. a high priority. In the
... . .... ..
case of Route 1.1 ft y to participate �in the planning of the
- , 4 request loin the of Stephens Cit A
Route .11 corridor made % "this - a. logical choke for study at that time.- Corridor Plans were
developed as a result of a focused evaluation of the three corridors listed, including careful
consideration of the characteristics of the particular areas and the stated desires of their residents.
The same effor ts mid p -L inciples can, mid should, be applied to other business cot j. idors.
The development of future business corridor land use plans will be undertaken by the
Comprehensive Plans and Programs Subcommittee as directed by the Board of Supervisors.
areas for, study include the extension of the Route .11 North Land Use Plan.,, as well. as
those corridors which are impacted by the construction of the Route? Eastern By�pq;sA.
Handley Library
Library service is provided to Frederick County through the Handley Regional Library,
headqttartered in Winchester, which serves Winchester, Fredeick eounty, andelarke eowftr.
which also serves Clarke County and the City of Winchester. As of August 1996, Currently,
there were more -than 14,820 are 3 active registered library users from card holders in
Frederick County. fnDkuin
the 1997 fiscal year +9%, Frederick County residents borrowed
172,625 213,945 items from the Handley Library, the Clarke County Library branch in
Berryville, and the Bookmobile, an a 2.3.9%. increase of -9 9 % over the previous year. T.he
t-MIM91.11
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7
Parks and Recreation
This 13s 'c t chatgier c>utiul the County's recreational policies and to en#fy
identifies implementation methods for establishing 0*0# 0 ft recreational facilities, programs,
studies, and plans. It is not meant to be a detailed recreation plan, but rather it is a part of the
County's continuing planning process and a guide to decision making.
Facilities
The County currently owns and operates two regional parks. Clearbrook Park, located five miles
north of Winchester on Route 11, consists of approximately 55 acres and Sherando Park, located
two miles east of Stephens City on Route 277, consists of approximately 330 acres. Both regional
parks currently serve the County's population with both active and passive recreational programs
and facilities. In addition to these regional parks, five neighborhood parks have been developed
which serve a more specific group with more limited facilities than those in the regional parks.
The neighborhood parks are located at: Reynolds Store Fire Company and Gainesboro Fire
Company in the Gainesboro District, North Mountain Fire Company and Round Hill Fire
Company in the Back Creek District, and at Frederick Heights subdivision in the Shawnee
District. These neighborhood parks consist primarily of playground equipment for young
children. The exception is the park area at Frede, ick f leights subdivision which is an 11 act e
facility and contains a variety of ecreation facilities.
In 1987, master development plans were adopted for both Clearbrook and Sherando Parks. These
master plans establish development goals for each park, identify unmet recreational needs, provide
unified facility plans, and propose a development program for each park. The master plans for
both Clearbrook and Sherando Parks reflect the recommendations of the County residents and
national standards as outlined in the Virginia Outdoor Plan. These plans emphasize the
development of a swimming pool complex and additional sports, picnic, maintenance, and other
support facilities.
Since the adoption of the master plans, the County has completed the construction of two outdoor
swimming pool complexes, four soccer fields, a maintenance building, one shelter, a two
playground areas, and two sand volleyball courts. and a two field softbafl cornplex with plans to
. The County has also purchased an area to house the maintenance operation
for Clearbrook Park. Additional recreational facilities currently provided are athletic fields,
playground, and picnic areas with a variety of recreational opportunities such as horseshoes,
fishing, paddle boats, and volleyball, open space areas and support facilities. Clearbrook Park,
Sherando Park, and the neighborhood parks are maintained by the Parks Division of the County
Parks and Recreation Department. As a result of a joint operating agreement with the County
School Board, the Parks and Recreation Department has use of the following Sherando High
School facilities when they are not in use by the high school: lighted football field and track,
baseball field, eight outdoor lighted tennis courts, and four outdoor lighted basketball courts. The
Parks and Recreation Department's Community Center, which was built adjoined to Sherando
8
High School, opened in September of 1993 and contains two racquetball courts, a weight room
and a multipurpose room.
The Residential Performance Zoning regulations require the ftW open space be provided in most
types of suburban development. In addition, recreational facilities are required in most-tppes of
. ;any residential deYeicypcnent which contains :Intl saes of less than 5,0(l0
squarefeet. It is required that such open space and facilities be dedicated to homeowners
associations. There is a need to examine recreational and park needs in suburban and urban areas,
spe ...Can y the deve...WO t`of.' bikeway and ha l sysfemR; One need that has been identified
is the development of a bikeway and trail system. To date, the County has committed to the
construction of a 2.45 mile bicycle facility to serve several residential areas east of Stephens City.
This bicycle facility will link those residential areas with Sherando Park and Sherando High
School. Additional trails would provide residents the ability to travel safely from their homes to
schools, stores, work or recreational areas without having to share the overcrowded arterial and
collector roads with automobiles. Also, there is a need to examine Residential Performance
Zoning regulations to insure that the recreational needs are being met by whai is currently being
asked of the developet.
Programs
The Recreation Division of the Frederick County Parks and Recreation Department was created
to provide a comprehensive and accessible program of recreational services and activities for the
residents of Frederick County. A diverse range of recreational and enrichment programs are
provided for all age groups. This broad base of activities includes, but is not limited to,
instructional classes, environmental education programs, sports and athletics, health and fitness
programs, cultural and special events, and trips and excursions.
Programming responsibilities are assigned within the Division's four interest sections --Community
Recreation, Senior Citizens, Aquatics Faeffities, and Sports and Athletics. Staff members work
together to identify, develop and implement those activities which most closely meet the interests
and desires of the community. The Division typically implements programs along age group
stratifications such as preschool, youth, teen, adult and senior adult; however, a shift in
programming emphasis has resulted in the development of broader activities to appeal to family
units. In particular, holiday events are planned to include parent and child in a variety of leisure
opportunities.
The majority of recreation programs offered by the Parks and Recreation Department are held
within the 1 15 public schools in Frederick County and the Parks and Recreation Department's
Community Center. Consequently, a wide variety of recreation offerings has maximized use of
the county school buildings. The joint efforts of the Frederick County School Board and the
Parks and Recreation Commission/Department resulted in the inclusion of recreational facilities
within Sherando High School. The Department's Community Center, which was built adjoined
to Sherando High School, opened in September of 1993.
E
Citizen Participation
Citizen participation and input regarding recreation programs and park development have been
actively solicited on a Mular basis since the creation of the department in 1971.
The Parks and Recreation Commission consists of seven members, including one from each
magisterial district, appointed by the Board of Supervisors for four year terms and two at -large
members recommended by the Commission and appointed by the Board to serve staggered four
year terms.
Future Demands
To help plan for the future leisure service demands, the Parks and Recreation Department has
completed master plans for the County's two regional parks, studied national standards provided
in the Virginia Outdoor Plan, and gathered survey information relating to the provision of leisure
services. Through the utilization of these and any other available resources, it is projected that
the following areas must be addressed if we are to meet future leisure demands:
1. Land acquisition to meet minimum standards
2. Facility development to meet minimum standards
3. Development of recreational centers within our regionaf par
4. Increased programming for special populations
5. Increased programming for teens
6. Great diversity of programming so as to better meet the needs of the entire
community.
7. Establishment of trail systems and bikeways
Area Standards
As suggested by the 4989 :199 Virginia Outdoor Plan, the area standard for local recreation and
park sites in Virginia is ten acres of developed park land per thousand population.
Frederick County has a population of approximately 52,200 53,200 (based on information
provided by the Lord Faftfax Planning Dist 1996 provisional estimate data provided by the
University of V -ir Center for Public services) and currently maintains 404 acres of park land.
Of the 404 acres assigned to the parks, about 240 acres would be considered developed.
By the year 2000, using the population.prolections provided by the Frederick County Planning
..
13eparnneat, an additional 150 acres will be needed and by the year 2010, another 100 150 will
be required if we are to keep pace with the recommended standard of the ten acres per thousand.
It is estimated by the Department of Parks and Recreation that by the year 2020, Frederick County
will need approximately 740 .800. acres of developed park land to adequately serve the County's
population.
10
In meeting the ten -acre per thousand minimum standard for park land, it is recommended by the
Virginia Outdoor Plan to consider the following types of park development:
Size: 5 - 20 acres
Plan at 3 acres/ 1000 Population
Service Area: Approximately 5 - 15 minutes walking distance or one-half mile to one and one-
half miles
Administrative Responsibility: Local Unit of Government or Homeowners Association
Purpose: The primary function of the neighborhood park is to provide limited types of recreation
for the entire family within easy walking distance. Facilities should be provided for all age
groups.
Character: Intensive use and easy access are characteristics of this classification. Ideally, the
site
would have areas that are level to gently rolling to accommodate the intensive use facilities, with
shaded areas for passive recreation.
Location: If possible, the neighborhood park should be located near a school and /or the
neighborhood center and away from railroads, major streets and other hazardous barriers.
Potential Facilities:
*badminton courts
*ball diamond
*basketball courts
*bikeway
*fishing pond
*football/soccer field
*horseshoe courts
*playground
*picnic facilities
*recreation center
*shuffleboard courts
*swimming pool
*tennis courts
*volleyball courts
*walking trails
Play fields usually serve a dual purpose is this type of facility. They provide an area for sports
and running games and also serve as open space. Intensive use areas (the playground area and
hard surfaced courts) are buffered from other activities by passive natural areas and pedestrian
access corridors. Programmed activities such as organized athletics are often suitable in
neighborhood parks. Although limited parking facilities are provided, site design should
encourage pedestrian access to the greatest extent possible.
??ural communities may want to consider deleting neighborhood parks and include their function
in larger community parks which could better serve the needs of widely dispersed local
population. From an economic standpoint, it would be more beneficial for a rural locality to have
11
a few strategically located, well designed, larger facilities than to invest in several small sites and
not have the funds to properly develop and maintain them.
Size: 20 -50 acres
Plan at 3 acres/ 1000 Population
Service Area: Approximately 15 minutes driving time
Administrative Responsibility: Local Unit of Government
Purpose: Community parks should primarily support active recreation activities and be capable
of withstanding intensive use, while still containing a fair amount of open space.
Character: The site usually varies from relatively flat open space to moderately sloping wooded
area. Such a park should be adaptable to a wide variety of recreational activities. Access is
gained by auto, bicycles, or walking.
Location: Locate when possible near the center of the community with good access and serviced
by a public transportation system.
Potential Facilities:
* ball diamonds
* basketball courts
* beach/swimming area
* fishing lake/stream access
* football/soccer fields
* horseshoe courts
* natural areas
* parking area
* picnic facilities
* playgrounds
* recreation center
* shuffleboard courts
* swimming pool
* tennis courts
* trails: walking, hiking,
biking, fitness
* volleyball courts
A multitude of activities must be provided by this intensive -use recreational facility. The
recreation center is often the focal point of the park. Organized activities are grouped in the
surrounding area. Their location is dependent upon the natural terrain, needed for control, and
vehicular access. Any existing natural qualities such as topography, water features, and trees etc.—,
should be preserved and utilized as natural buffers between activity areas as well as to protect the
recreation environment from surrounding, incompatible influences. These natural elements should
also be used to provide a space for more passive forms of recreation such as nature walks,
picnicking, and fishing.
In the rural setting, this park category may take the place of the neighborhood park. It can better
12
serve a widely dispersed population than two or three smaller sites. Community parks, along with
neighborhood parks (where applicable), usually meet most of the close -to -home recreation needs
of most localities.
Size: 50- 150 acres
Plan at 4 acres/ 1000 Population
Service Area: 15 - 25 minutes driving time
5 - 15 miles service radius
Administrative Responsibility: Local Unit of Government
PurPose: They R09 parks should serve the recreational needs of large portions of the local
population. They should contain a wide variety of intensively developed areas for day use
recreation while providing ample open space with generous buffers between activity areas.
Character: The site could vary from flat open space to moderately to steeply sloping topography.
It should be capable of supporting a wide variety of activities with ample buffer and natural areas.
Sitting on a stream or lake is highly desirable. The regional park needs to be accessible by auto
as well as pedestrians and bicycles.
Location: When possible, locate the regional park so that it is near the center of the service area.
It should be on or near amajor street an artenal' ter Maar collector road providing good access to
the facility. In urban or suburban situations, easy access to mass transit is highly desirable. The
site should also be accessible by pedestrians and bicyclists.
Potential Facilities:
*ball diamonds
*basketball courts
*fishing/boating
*football/soccer fields
*golf on large sites with
ample acreage
*horseshoe courts
*lake or stream
*natural area
*parking areas
*picnic facilities
*playgrounds
*recreation centers
13
*shuffleboard courts
*swimming pool or beach
area with swimming
*tennis courts
*trails
*volleyball courts
The recreation center may be found at the neighborhood, community, district, and large w
parks #O&W parks., At the neighborhood level, the recreation center is usually constructed
between 15, 000 and 20,000 square feet. It generally will include multipurpose rooms, an arts
and crafts area, game room, kitchen, lounge and lobby, restrooms, and office. If a gymnasium
is not available in a neighborhood school, the recreation center may also include a gymnasium and
locker room facilities.
The recreation center in a large park that serves a community , district, or city ar will be
considerably larger, from 2E),,OW 40,96A 59 I square feet, and will include several
multipurpose rooms, gymnasium, 10404*OM, shower and locker rooms, game room, arts and
crafts area, an auditorium or areas for performing arts, class or club rooms, kitchen, large meeting
room, restrooms, office, lounge or lobby, and some specialized areas such as a ceramics
workshop or weight room. An important consideration in all recreation facilities is to provide
adequate storage space.
�:.r.. ■ : :■ ii
AM
i
1
i iii ■ :
Currently, the Parks and Recreation Department is responsible for operating and maintaining the
following facilities:
Clearbrook Park, covering 55 acres, is located approximately five miles north of Winchester, on
Route 11. Clearbrook Park is open 365 days a year, from 8:30 a.m. to dark and includes:
*fishing
*fitness court
*horseshoe courts
*lighted athletic complex
*maintenance & operation
of all neighborhood parks
*paddle boats
*passive areas
*picnic shelters, tables, and
grills
*playground
*swimming pool
14
*three -acre lake
*vintage red caboose
*volleyball
Sherando Park is located on Route 277, +-8-miles apprQ:-2, miles east of I-81, near
Stephens City. The park consists of 330 acres, approximately one-half of which is undeveloped.
on die north side of Rout".- . Sherando Park is open 365 days a year, from 8:30 a.m. to dark
and includes:
*community center
facilities
*eight tennis courts
*eighteen -hole disc golf
course
*fishing
*fitness par course
*five -acre lake
*four outdoor basketball
courts
*four soccer fields
*hiking trails
*horseshoe pits
*maintenance of outdoor
areas at Sherando High
School
*paddle boats
*passive areas
*picnic shelters, tables,
and grills
*playground
*radio airplane facility
*swimming pool
*two lighted athletic
complexes
*volleyball
Based on the demand standards established by the 1989 D96 Virginia Outdoor Plan, Frederick
County should use the following recommendations as a guide for future park development.
Table 15:
Facility Needs Based on Minimum Standards Established in the 1989 Virginia Outdoor
Plan
_
Needs Gip
pie" Gap
Nft& mag
E7lg
:teased on
Based vn
Based on
Units/1000
of
Popul atiou
P€tpulatiuil
Population
k9o4fttiiDri
.NBeili a
of 40,(W
Of ..60
Of 80 ' .
0
0
1
1
Archery Range
1/50,000
Baseball Diamond
1/6,000
"4 *7.
3 2
6
9 6
Basketball Court
1/1, e
5
34 5
55 7
75 11
1/5,000
Bicycle Trails
1
0
40
60
80
mile/ 1,000
Soccer Fields
f i6, g
4
3 6
7 g
+0 12
1/5,000
Horseshoes
1/10,000
8
-4
-2
0
Softball
1/3,000
*,*4 **5
9 2
}6 15
23 21
Swimming Pools ***
1/10,000
2
2 5
4
6
15
Tennis Courts
1/2,000
40 23
40 3
20 7
30 17
Park Land
10ac. / 1, 000
404
-4
196
396
Ice Skating
if40,000
13E}0
0
1
+ 2
2
rc ate. )epartmeru o, Ptrxlrs and.,
Mere
* Because these facilities share time with softball, this figure has been Eby -30 %
adjusted apbovc1� to percent of use.
** Because these facilities share time with baseball, this figure has been reduced -by -5091r
gust , t lent of use:
*** Jr. Olympic Pool
Conclusions
As the population of the Winchester -Frederick County area continues to increase, there will
undoubtedly be greater emphasis placed on the County's Parks and Recreation Department. As
indicated by the standards provided in the 1989 1996 Virginia Outdoor Plan, (referred to in this
chapter), there currently exists a need to concentrate on further facility development just to meet
present minimum standards, and a greater need to establish a long range capital improvement
program to insure the provision of the physical amenities required to meet future leisure demands.
At this time, priority should be given to bringing bring our park system up to the recommended
minimum standard, but strong consideration should also be given to the acquisition of park land
to meet future needs while desirable open space is still available at a reasonable cost.
In addition to the facilities that are needed to meet current and future demands, the Parks and
Recreation Department will also need additional professional staff if the County is to accommodate
an already increasing demand for recreational programs.
Recreation Policy
Strateg 1 - Insure that appropriate open space and facilities are provided with new development.
Strategy 2 - Identify the recreational, parks, and open space needs of the County.
Strategy 3 - Make available a wide range of year-round recreational opportunities.
16
Strategy 4 - Seek alternative funding methods for the provision of existing and identified
recreational needs.
Strom 5 - Encourage cooperative efforts with private, semi-public, and public providers of
recreational opportunities.
Implementation Methods:
1. Prepare a County -wide recreation plan which identifies recreational, park, and open
space needs.
2. Continue to solicit public opinion in planning parks and recreation.
3. Continue to encourage the participation and financial support of civic groups,
businesses, and other organizations and individuals for recreational needs.
4. Continue to utilize State and Federal grants and loans for financing and programming
County recreational needs, and especially for major capital projects.
5. Continue to expand our cooperative relationship with the Frederick County School
Board jointly meeting identified County recreational needs.
6. Continue to cooperate with the private sector, the semi-public sector, and other public
providers of recreation in meeting identified recreational needs.
-;. a�%�w to c wiv p the Coumyss regi*t parte as a major source of rec*46�na1
-fwjfives and: cxivrt s.
X 1 - As finances are available, improvements to the Sherando and Clearbrook Parks should
take place according to the adopted master plans.
Implementation Methods:
1. Use the capital improvements planning process to provide improvements to the regional
parks.
2. Seek alternative sources of funding for park improvements.
17
Strategy 1 - Insure that appropriate open space and recreational facilities are provided in
association with new urban development.
Strategy 2 - Provide for suitable recreational opportunities for all portions of the County.
Strategy 3 - Provide for a trail system and bikeway plan.
Implementation Methods:
1. Use a County -wide recreation plan to develop standards for open space and recreational
facilities in new urban developments.
2. Use a County -wide recreation plan to identify the recreational needs of residents in all
portions of the County.
3. Identify recreational needs associated with the Rural Community Centers.
4. Review land development regulations to insure that appropriate standards are provided
for open space and recreational facilities in new developments.
-Provide recreativ l p*.`.activities based miidentified needs and
avculablefundding.
Strategy 1 - Identify recreational program needs.
Strategy 2 - Solicit public opinion on recreational programs to be provided.
Strategy 3 - Coordinate with Frederick County School Board, the public sector, the semi-public
sector, and private organizations for the provision of recreational program funds, services, and
facilities.
Implementation Methods:
1. Prepare a County -wide recreation plan identifying program needs.
2. Develop and maintain citizen participation in the identification of recreational program
18
and facility needs.
3. Actively solicit contributions for the provision of recreational programs and program
facilities, from all segments of the community, both public and private.
4. Structure the provision of all program facilities, such as indoor community centers, to
recognize land use decisions and policies.
5. Actively utilize public, semi-public, and private facilities for the provision of
recreational programs.
Growth in Housing
The number of permits issued for the construction of new homes has varied dramatically,
following the rise and fall of the national housing market. The numbers of permits issued for
new houses each year rose steadily in the early 1970's, but fluctuated in the middle 1970's.
Starting from 1977, a steady decline in permits issued occurred reaching a low of only 212 permits
in 1982. From 1982 to i98 , 1989., permits for new houses increased steadily to an all-time high
of 988 1102 permits in 1988 1989. However, between +989 1990 and 1992, building permits
issued for new residences in the County declined dramatically (es) as a result of a recession in
the national housing market. By 1992, the amount of permits issued decreased to a total of 520
56$ permits. The permits issued in 1993, however, ended this four year decline. Seven hundred
andeleven(7i 1) *ty� (7612) permits were issued for the construction of new homes in 1993.
This totad rose slightly in 1994 and thirty two (732)-. New home construction
permits issued , 995 were --_ _ - -L , _we
pe peaked in 1994; 1993vluIe figures for »J the last three'
have. declined. A decffiie fit panfits issued was appamit in 1995 when five hundied seventy (570)
permits were issued. There were 653 permits issued in 1994; 6111 permits, issued in 1995, and 690
Permits issuedin 1996.
Emergency Services
The Frederick County Fire and Rescue System currently consists of ten volunteer fire and rescue
companies. Of these companies, all ten provide Fire Suppression Services, eight provide
Emergency Medical Ambulance Services, and two provide Medical "First Responder" Service.
The County fire and rescue companies are as follows:
Company 11 - Stephens City Fire and Rescue Company
Company 12 - Middletown Fire and Rescue Company
Company 13 - Clearbrook Fire and Rescue Company
Company 14 - Gore Fire Company
19
Company 15 - Round Hill Community Fire and Rescue Company
Company 16 - Gainesboro Fire and Rescue Company
Company 17 - Star Tannery Fire Company
Company 18 - Greenwood Fire and Rescue Company
Company 19 - North Mountain Fire and Rescue Company
Company 20 - Reynolds Store Fire and Rescue Company
Airport
The Winchester Regional Airport is a 362- 375 acre, all weather, 24-hour general aviation airport
with a 5,500 foot runway located southeast of the Rotite 50 interchang Interstate 81 Exif 313A,.:,
The facility currently has 75 tie down spaces, a 12,000 square foot public common hangar, a two
ten unit, and one 20 -unit, and line twelve.unt T -hangar bindings,: and four private corporate
hangars. These hangars accommodate 493 125 aircraft, including 14 corporate aircraft, ranging
in size from small passenger planes to corporate jets. Services available include 24-hour U.S.
Customs and Immigration.
The Winchester Regional Airport Authority was formed by the Virginia General Assembly on July
1, 1987. The Authority consists of representatives from the City of Winchester, Frederick,
Clarke, Shenandoah, and Warren Counties. Since its formation, the Winchester Regional Airport
Authority has embarked on an extensive airport improvement program to upgrade the facility.
Projects accomplished under this program include updating the master plan and the construction
of a runway extension, taxiway relocation,, new General Aviation Terminal Building, T -hangar
and corporate hangars, FBO/Maintenance hangar, above ground fuel storage facility, and safety
areas at each end of the runway, and security'and perimeter fencing.
Collaborating with Frederick County and the Virginia Department of Transportation, the
Authority has also made improvements to primary access roads to the airport. Sewer and water
service has also been established. To date, more than $10 million dollars has been invested in
Airport capital improvements, equipment, and promotions through Federal, State, and local
funding. Capital improvements have been accomplished in order to comply with federal design
standards. A Precision Instrument Approach is in the process of being implemented to provide
20
better all weather access to the Airport. This requires re' quilt acquisition of additional land and
navigation easements
Land, acqutsit±nndludes ;an area fox a Fredexckrurttr satellite e
ration
station.Future developtimits include btfflding Hiangers, insWfing security and perimeter f6ming. Emd
acquisition wiH include an wea for a Fredefiekeomty satellite fire Through the support
of the member jurisdictions, the Winchester Regional Airport will continue to evolve in into a
modern first class air transportation facility which will benefit and attract new industries and
commercial business to the area. Future plans include bringing commercial air service to the
airport providing. "p' arov* the community alternative modes of transportation.
Sewer and Water Facilities
The location of public sewer and water lines determines where urban development will occur.
The Urban Development Area described by the Frederick County Comprehensive Plan is roughly
the same as the service areas for public sewer and water. Because sewer and water facility
location determines the location of urban development, great care is needed in planning where
such facilities will be provided.
The Frederick County Sanitation Authority has the responsibility for the treatment, transmission,
and distribution of potable water and the collection and transmission of wastewater. Most of the
sewer and water mains and laterals in the County are owned, operated, and maintained by the
Sanitation Authority.
Frederick County and the Sanitation Authority have executed a Facilities Planning Agreement
which sets forth procedures for the planning of sewer and water mains in the County. The
agreement includes provisions for adopting a water and sewer facilities plan as a part of the
Comprehensive Plan, specifying the location of mains over eight inches in size. It also includes
provisions for review and update of the plan and for including sewer and water facilities projects
in the Frederick County Capital Improvements Plan.
The City of Winchester owns and maintains sewer and water lines in portions of the County
adjacent to the City corporate limits. Such lines have been extended into the County following a
previous agreement between the City and the County. A Gravity Flow Sewer Agreement
between the City of Winchester and the Frederick County Sanitation Authority has been adopted
which specifies that either jurisdiction may transmit sewage from the other jurisdiction to the
Opequon Plant if that sewage flows by gravity to the receiving jurisdiction. This agreement
requires that the delivering area be of a minimum size and that the receiving facilities have
sufficient
jurasdction has adequate .collection system, capacity to accorar1odate the
additional flows.. The delivering jurisdiction will be charged for the service provided by the
receiving jurisdiction.
21
Sewage treahnenATt of ;€sater generates! in the County is provided by two sewage
treatment plants: the Opequon Water Reclamation Facility and the Parkins Mills Plant. The
Opequon Plant serves the Abrams Creek drainage area and surrounding drainage areas east and
north of Winchester, and provides sewage treatment for Winchester. The Parkins Mills plant
serves the upper Opequon Creek, Wrights Run, and Stephens Run drainage areas.
Winchester -Frederick County Economic Development Commission
In 1982, the Winchester -Frederick County Economic Development Commission was created by
joint resolution of the City of Winchester and the Frederick County governing bodies. The
Commission is composed of representatives from the County and the City, along with
representation from local industry. The Economic Development Commission is charged with
fostering an efficient and cooperative effort toward economic development for the
Winchester -Frederick County area. The Commission maintains an office and employs a director
who is charged with the coordination of efforts to develop and implement an Economic
Development Strategy for Winchester -Frederick County. Revised annually, the 1996-1997 W-1
strategy addresses four program areas: Existing Industry Development, Travel, Agribusiness
Development, and Business Attraction.
22
CURRENT PROGRAM AREAS
OF THE
WINCHESTER -FREDERICK COUNTY ECONOMIC DEVELOPMENT STRATEGY
Mission: To create an effective business environment which fosters the growth and
prosperity of existing industries and to communicate the availability of supporting
resources.
Objectives:
I t T.-6 assist in 'increasing demand for local prod' is and services.
2. 'o .help reduce the cost of business in order to increase profits and promote
growth.
3. To assist with regulatory requirements.
4. To increase public awareness of the economic impact of the community's industrial
base.
5. To assist in the maintenance of a fully trained, competent workforce.
Mission: To develop a comprehensive plan to attract visitors, which benefit the
community.
Objectives:
1. To increase the number of visitors to the community.
lreisurefgraup travelers
Cd!livgntions
Business travelers
2. To increase the average length of stay for each visitor.
3. To increase expenditures made by visitors.
W
4. To improve the infrastructure which supports the travel effort.
Mission: To create market and product awareness of the communitys diversified
agribusiness industry and to add value to locally grown products through marketing and
education.
Objectives:
1. To expand existing markets and enter new markets (farmers, restaurant, retail).
2. To increase income (profit) for agribusiness operations by adding value to local
products.
Mission: To create66nd4ci a coordinated program to target and attract compatible
business and industry to Winchester -Frederick County.
Objectives:
1. To balance the proportion of commercial and industrial real estate tax base for both
the City and the County.
2. To create jobs, especially those which are non-competitive with existing industry
needs.
3. To assist in the developmen JAIPAPt the quality life through increased income.
4. To assist in diveitsification of diverse the type of business in the economic base
to provide stablizat!m and a broaderof
selection .. employment opportunities for
community. citizens,
5. To increase worker skill to remain competitive as a business location.
6 To build on the existing industry and business base b attracting new companies
;which provide services: ices and productsneeded by the base..
24
Employment Trends
The number of employed people living in Frederick County and Winchester has grown in recent
years despite fluctuations following the rise and fall of the national economy. With the exception
of a slight decrease in 1991, employment within the private sector has steadily increased over the
past decade by an average of 4.3 % per year. This includes both the City of Winchester and
Frederick County. According to the Virginia Employment Commission, total employment within
the private sector was 21,617 in 1983. By 1993, the labor force had increased to 31,980.
Manufacturing continues to play a major role in Frederick County's economy. Employment
within manufacturing has accounted for more than 35 % of total private employment in Frederick
County over the past decade, dropping slightly to 34% in 1995 Sixteen Fifteen percent of the
private labor force ronere was employed in retail trade in +993 1995, and -1.5-% 18% were employed
in service related jobs. Jobs related to finance, insurance, and real estate has experienced the
greatest percent increase. In 1983, jobs within this sector accounted for only 0.6% of Frederick
Couaty's total employment. By +993 1995, the employment in this sector increased to 3.6%,
3.8%.
Table 6: Employment Trends Within Private Sector (Frederick Connty and WiinchPctvr)
F77 SECTm 1985 1987 1989 1991 15193 1995
Winchester -Frederick Total
23,848
27,631
30,244
30,098
31,980
40,042
34,833
Agricultural Services
517
534
491
634
7+3
438
570
Mining
144
172
157
148
155
122
Contract Constriction
1,552
2,001t
2,304
1,772
1,805
2;933
1,947
Manufacturing
7,906
8,962
8,654
8,809
9,679
f$, -3f0
10,013
Transportation and Utilities
1,251
1,291
1,317
1,474
1,219
+36_
1,392
Wholesale Trade
1,770
2,111
2,617
2,222
2,244
2-1- _
2,687
Retail Trade
5,064
6,204
7.399
7,148
7,099$:07-1
1_+7,666
25
Finance,Insurance,Real
Frederick County Total
930
944
966
1,017
1979
Estate
824
404
450
387
323
1;072
Services
4,881
5,467
6,303
7,059
8,135
9689
151
Contract Construction
1,013
1,262
1,447
1,122
9,335
Nonclassifiable
40
4
0
0
0
0
Source: Virginia Employment Commission; Frederick County Department of Planning and Development
Table 7: Employment Trends Within Private Sector (Frederick County)
SECTOR 198 ' 1987 . i 1989 1.991 1993 1995
Frederick County Total
7,962
9,163
11,571
10,060
11,515
12,541
Agricultural Services
404
450
387
323
473
4472
Mining
122
144
172
157
148
151
Contract Construction
1,013
1,262
1,447
1,122
1,126
1,220
Manufacturing
2,473
2,715
3,607
2,908
4,127
41252
Transportation and
Utili ties
727
746
841
944
754
893
Wholesale Trade
848
1,034
1,356
937
857
958
Retail Trade
1,168
1,411
1,911
1,869
1,867
1_,888 I
Finance, Ins urance,Real
Estate
150
163
434
367
418
i
476
Services
1,042
1,237
19416
17433
1,745
27231
Nonclassifiable
Source: Virginia Employment Commission; Frederick County Department of Planning and Development
26
School Capacity and Enrollment for Frederick County 1997-1998
SCHOOLS GRADE1.
LEVELCAPACITY
PRACTICAL
>
1997-1998
ENROLLMENT
OF
PRACTICAL
CAPACITY
.Apple Pie Ridge Elementary
K-5
625
584
930
Armel Elementary
K-5
645
591
92%
Bass -Hoover Elementary
K-5
735
640
87%
Gainesboro Elementary
K-5
260
179
69%
Indian Hollow Elementary
K-5
585
528
90%
Middletown Elementary
K-5
585
592
101%
Redbud Run Elementary
K-5
750
690
92%
Robinson Memorial Elementary
K-5
318
156
49%
Senseny Road Elementary
K-5
570
477
84%
Stonewall Elementary
K-5
550
421
77%
ji TOTAL ELEMENTARY
K-5
5,623
4,858
86%
Obert E. Aylor Middle
6-8
965
754
78%
I
Frederick County Middle
6-8
845
704
830
James Wood Middle
6-8
1,000
936
940
TOTAL MIDDLE
6-8
2,810
2,394
850
James Wood High
9-12
1,670
1,535
92%
Sherando High
9-12
1,550
1,398
900
TOTAL HIGH
9-12
3,220
2,933
910
NREP
Ages 2-21 1
56
30
54 0
TOTAL
K-12
11,709
10,215
87%
Source: Frederick County School Board, September 1997
Please note: Six schools utilize a total of nineteen modular units as follows:
Armel Elementary, 3; Gainesboro Elementary, 2; Robinson Elementary, 1;
Robert E. Aylor Middle, 3; Frederick County Middle, 4; James Wood High, 6.
Route 37 West Land Use Plan
27
Recent land use decisions and development trends have drawn attention to the land within the
Route 37 western by-pass area between Route 50 and Route 522. In 1996, 50 acres adjacent to
Route 37 and Route 50 were rezoned for commercial use, while land adjacent to Route 37 and
Amherst Street within the City of Winchester has continued to develop to accommodate the
Winchester Medical Center and the Shenandoah University Pharmaceutical School. It has been
indicated that build -out of the site within the City of Winchester is inevitable if development
associated with these uses continues at its current rate.
In 1997, Frederick County undertook a study within this area to identify the most desirable land
uses and plans for the future area as a whole. The goal of this study was to balance the economic
development opportunities associated with the existing development activities while limiting
development potential west of Route 37, promoting the continuation of agribusiness activities, and
protecting the pristine landscape of the area.
A study area for the Route 37 West Land Use Plan was identified within the county which
encompassed 645 acres. This area is bounded by Route 522 to the north, Route 37 to the east,
the Round Hill Community Land Use Plan boundary to the south, and a definitive ridge line to
the west. The predominate land use is in orchards and a portion of the study area includes a core
area of the Battle of Second Winchester.
Route 37 West Land Use Plan
Approximately a 120 -acre area located in the southeastern portion of the 645 -acre study area has
been identified as a location for potential business concentrations. It is envisioned that this area
should be planned for an office park type development which complements the medical center and
pharmaceutical school, while providing retail services that cater to these uses and the community
within the proximity of the study area. The remaining 525 acres within this study area should
remain in its present, pristine condition, continuing the present land use of orchards while
preserving the historic integrity of the battlefield, as well as potentially significant properties
identified in the Frederick County Rural Landmarks Survey.
Future road networks are proposed for this study area which link the 120 -acre business and retail
area with Route 37, Route 522, and Route 50. A system of major collector roads are necessary
to promote the safe and efficient movement of traffic through this area. The Winchester Medical
Center is currently working with the Virginia Department of Transportation to develop an
interchange on Route 37 that will provide direct access to the medical center. This plan promotes
the expansion of this interchange to provide access to the west, while linking the 120 -acre business
and retail area to this interchange through the development of a major collector road. The
development of a major collector road system which links the 120 -acre business and retail area
with Route 522 and Route 50 is also necessary to promote an efficient north -south traffic pattern
through this study area and the Degrange property which borders this development pod to the
south.
The Route 37 West Land Use Plan calls for the inclusion of the 120 -acre business and retail area
within the Frederick County Sewer and Water Service Area. This inclusion is necessary prior to
the consideration changes from rural land use to commercial land use. The extension of the
Frederick County Sewer and Water Service Area has been done independently of the Frederick
County Urban Development Area. Therefore, residential development is not proposed or
encouraged for this study area.
29
Mapping Amendments
30
LEGEND
-D Rescue Company
Fire Company
Landfill
FOR Compactor
5 w-1 Container
Regional Park
OCommunity Park
Airport
Cross
dl'�' 411 nctio
q
50'
Irr
Gore
Hayfie
oun,
Hill ..
Wi
37
J
Sal'T � ) '� 7/ , --.
n Fe,
Stephen
City y8 us
N
W Err
`Mif-91 town,',
S
0 2 4 Mi
—'Warren Co.
�,La�ndfilf
Q--
-- ------ - -- -- -- - ---- -- - ------------------- ---------------------- - -
F12EDEPICK COUN*ry, VIRGINIA
Community Facilties and Services
9-29-97
eee.d rema
°.nw� n• .,. d .� s •...• 1 •.� rte• a.
1n
FREDERICK COUNTY, VIRGINIA
DEAARTIMENT OF PLANMNQ AND DEVEL'€ Me T
Community Facilities and Services
Radio Tower
Firs Company
- Rescue Company
- Landfill
- Compactor
-
Container
Paris
eee.d rema
°.nw� n• .,. d .� s •...• 1 •.� rte• a.
1n
FREDERICK COUNTY, VIRGINIA
DEAARTIMENT OF PLANMNQ AND DEVEL'€ Me T
Community Facilities and Services
CIVIL WAR SITES
_;First 3actle of Kerns town
2l First Battle of winchester
31Second Battle of Winchester
4 En a ement at Rutherford's Farm
5 Second Battle of Kernstown
6IThird Battle of Winchester
Battle of Cedar Creek
elstar Fort
91ForC Cullier
LOIParkins Mill Batter
liCar sbrook Redoubt
[119th Corps Line
131Nilanda].e Earthworks/1864-65 Line
141Z-Jg-Zaq Trenches
Battlefield
I
R Ids/~-[ \
tore
Fortification/Entrenchment �Fez 1
Cross f y
Un nctionfdC°
so
Ga a bora \
Gore- Ciearbrdo`k-,
59 ruceto
Hayfield-
�� ✓ "
Ibin
/ /Routs
i HHI
37
/ t
r> ; Stephens :
City
'ffedde(ick,
• ►r
�V+larren Co.�
PREDERICKCOUNTY.VIRGINIA
Civil � Battle elLls and
,Ates
--- D.pa1.e.l of PIA .Ring A.d D...iop... I .� (As Defirred liy the NPS Sla�rarr 1C11(r/7 Valle;, Civil � (IT ,fires Studv
C -Z9-97
I LEGE�T�
I. First Battle of Kerostowo
2. Fust Battle of Kutcbester
3. Second Mattie of %VL acbester
and Stepbmsoo's Depot
s- Engagement at Rutherford's Farm
S. Second Bartle of Kernstowu
& Third Hattie of Wuwbester
7. Butte of Cedar Creek
- FORTIFICATIO\S/E,1TREI;CiII► FITS -
_. Star Fort
9. Fort CuUier
10. Parkas -MM Battery
! 11. Carysbrook Redoubt
M 19th Corer Line
13. Mandale Ear bworiu/186 .- Line
14. Zig-Zag Treoces
FRE EIRICK COUNTY, VIRGINIA
DEPARTMENT OF PLANNiw MIO OEYE'--3P%tEN T
CIVIL GUAR BATTLEFIELDS AND S (� �-
R Ids � . f'
to �f
eer R Y
Cross N
G nction 2 5 ;
R
m �
14
so �
Gainetboro Si -
Gore
7 �Glearhrou-k
es~ riucetown
2 `.
Hayfield
IbIfP z -i
/Rouci
HAI hester,
10 37
6 -
i
7,1
1 � 1
'Star
J�U8 '- fty
,'<7,
w g j` J 3� o
a�dOa�C° j 'T� ddletown s' -
° ✓ s C%
\Fredeciclr�s?; -- i
G E N D
1 Bartonville
2 Brucetown
3 Cedar Creek Battlefield
9 Green SprincT
5 R1143
'o Kernstown Battlefield
7 Kline's Mill
i 8 Maribor Rep
� 9lMiddletown
I I '.0 � Ooeauon
!11jStar
PraaeriCk Gun cv ��nnning 3 Ceve�oprtenr
Possible Historic Districts
Tannery
ll i.
Sterhens City ton re inter)
131Third Winchester Battlefield
.4
White Hall
R Ids � . f'
to �f
eer R Y
Cross N
G nction 2 5 ;
R
m �
14
so �
Gainetboro Si -
Gore
7 �Glearhrou-k
es~ riucetown
2 `.
Hayfield
IbIfP z -i
/Rouci
HAI hester,
10 37
6 -
i
7,1
1 � 1
'Star
J�U8 '- fty
,'<7,
w g j` J 3� o
a�dOa�C° j 'T� ddletown s' -
° ✓ s C%
\Fredeciclr�s?; -- i
G E N D
1 Bartonville
2 Brucetown
3 Cedar Creek Battlefield
9 Green SprincT
5 R1143
'o Kernstown Battlefield
7 Kline's Mill
i 8 Maribor Rep
� 9lMiddletown
I I '.0 � Ooeauon
!11jStar
PraaeriCk Gun cv ��nnning 3 Ceve�oprtenr
Possible Historic Districts
1. White Hall
2. Green Spring J
3. Brucetow•n
4. Marlboro
S. Star Tannery
6. Gravel Springs
7. Opequon �• /
8. Cedar Creek Battlefield
9. Kernstown Battlefield
10. Third Winchester Battlefield
I1. Mine's Mill �
12. BartonsviIle
13. Stephens City (On Register)
14. Middletown
I'
r
r-�
P'— �
f -N
r-rir- it -K '- LAN Ty, VIRGINIA
OE ARTME.NT OF P"MING AM OFVE:..OPNer
POSSIBLE HISTORIC
DIS ICTS
;
DRAINAGE AREAS
1
Abrams Creek
2
Back Creek
3
lBuffalo Lick Run
4
ICedar Creek
5
Clearbrook -Hot Run
6
Duncan Run
7
Hiatt Run
3
IRedbud Run.
9
ISenzeny Area
101
Shenandoah Tributaries
lI
ISleepv Creek
12
IStechens Run
13
Sulnhur Sarin s
14
W12mer Goequon
15
JWrights Run
U�
2�
Imo' u
Watershed Boundary
Sewage Treatment Plant z
aacs ��eeK
50
Gore
5s 2
4
U
Star r
Tannery
7C. V
W E
0
0 2 a -�v
ro
e/ 1
Albino
1
i Chester
`-_
M
1 ~\
5L'•
Parkins Mill
Ste'o�ens Run' T
ro Sr �
Middletow 8 pr .s
�Frederlck Co. ���`/
Wnrren Co.
FREDERICK COUNTY, VIRGINIA
j DeparimealofPta■niajand Be"lopmem Drainage Areas
6 learorook
/ 9rucetfl
:l5
Opa ucn WRF
r
m
Z. Upper Opequcn
J. Redhud Run
4• Wrights Run J
S. Senseny Area
6. Stephens Run f
7. But."alo Lick Run ¢
3. Sulpher Springs ���
9. Claararook-Mot Run w
10. Hiatt Run `
11. Back Creek
12. Shenandoah Tributaries
17. Sleepy creek E°
14. Cadar Creek
Stephens Run
0pequon WR8'
Parkins Mill
J
I It�P y
V4
3 ' +�
ti
�i
�Stc
'Y
%ANN -A4. fD'RE
�N4��1
a A H
FREDERICK COUNTY, VIRGINIA
DEPARTMENT OF PLANN'" AND DEME. ^PMENT
DRAINAGE AREAS
�a \
I�
/� r
/ � 9 1
MiC-11 town
W A R R E N GOUNrY
• r
''r
LEGEND
Valley arul Ridge Fonuations
Limestone / Curbonate Aquifirrs
Martinsburg Slude
-----------------
VV aI l w'
NREDERICKCOUNTY, V111(�INIA pllr `��' t t 7 y� y �7y /'r
Drpa�lwr.■lu(PIaauiataadDtvrloj—,.i Geolq^' c Formations and Agll Jers
,k-- 10-2-97
LEGEND
MAR71NSBURG
'
SHALE
UME3TONE /
_
CARBONATE
AOIAFERS
-VALLEY $ RIDGE
FORMATIONS -
•ti�nw
wnw �m
FREDERICK COUN-7 Y, VIRGINIA
0EPAR7MEh ; OF PLANNING AND DEVELOPMEMT
Geologic Formations and Aquifers
50
4 Winchester
1
A 71 57
37 r ='
i 855
I t�
e.
17(
50
1-
N }
i
W g2-
S — I
mi
PRhDE121CKCOl1Naad VIRGINIA Airport Support Area
DepaiIwealulPlauuin�aadDrvelupmrul Airport L � L
9-26-97
r
i�:nc L'sz
�\moi
� f ��_••z5s+ar
AIRPORT
SUPPORT AREA
Cross
C151, 40' Junction
*�
50 l 4
are
MEU
Hayfield A� i
r
i Rauh
i Hill 1' 2 W
Wi Chester
rbrook
,��
to
{
37
1 Z i 5C
55 Ta nn y' ' �'� — '},.�; - „4 sr r
a ri
v
4 r Step hens,
City 1 3
,
'a ti 27
Shy@ryBrj ,r• `1 `4. G
egan h Co`,; Middletown 6 81
0 2 a m. -
fre
- ----- ----- ---PPME 2ICH COUNTY. G111GINIA
Schools
Drpa� lural ul Plaauia¢ad Dnrrluprrd
9-26-97
--
School
1
_
Apple Pie Ridge 3lementary
2
lArmel Elementar
3
Bass -Hoover Elementary
4
IGainesboro Elementary
5
Indian Hollow Elementar
6
Middletown Elementary
7
IRedbud Run Elementary
8
Robinson Elemental
9
lSenseny Road Elementary
1C
Stonewall Elementary
11
I Frederick County Mldd1=
12
James Wood Middle
13
R.E. A for Middle
14
James Wood Hi2h
15
Sherando Hi h
16
Dowell J. Howard Voc.
17
Northwestern Re Ed. Pro (PIREF;
Cross
C151, 40' Junction
*�
50 l 4
are
MEU
Hayfield A� i
r
i Rauh
i Hill 1' 2 W
Wi Chester
rbrook
,��
to
{
37
1 Z i 5C
55 Ta nn y' ' �'� — '},.�; - „4 sr r
a ri
v
4 r Step hens,
City 1 3
,
'a ti 27
Shy@ryBrj ,r• `1 `4. G
egan h Co`,; Middletown 6 81
0 2 a m. -
fre
- ----- ----- ---PPME 2ICH COUNTY. G111GINIA
Schools
Drpa� lural ul Plaauia¢ad Dnrrluprrd
9-26-97
I. Indian Hollow Elementary
i. Stonewall Elementary
3. Apple Pie Ridge Elementary
4. Senseny Road Elementary
S. Bass -Hoover EIementary
6. Middletown Elementary
7. Atmel EIementary
8. Gainesboro Elementary
9. Frederick Counry Middle
10. R.E. Ayior Middle
11. James Wood Middle
12. lames Wood High
13. Dowell L Howard Voc.
14. Nonbwestern Regional Educ. Pmgrun
IS. Robinson Elemonury
16. Sheando High
17. Redbud Run Elementary
FREDERICK COUNTY, VIRGINIA
DEPARTMENT OF PLANNING AND DEVELOPMENT
SCHOOLS
+vn
NEIGHBORHOODS
ALBIN
ARMEL
ASH HOLLOW
5 GLhARSROOK-BRUCETOWN
6 FREDERICKTOWNE
9 IMIDDLETOWN AREA
10 1 RED BUD RUN
REYNOLDS STORE
ROUND HILL
SENSENY
SHAWNEELAND
STAR TANNERY
STEPHENSON
SUNNYSIDE
MIDDLETOWN
STEPHENS CITY
WHITACRE-CROSS JU
GAINESBORO
WHITEHALL -MAIN
Cgs'
I/,-
----Star
Tannery
0
16 rj N
F
Shy an� Co tv E.
0 mi
Net Change in
Dwelling Units
(1990 to 1994)
C] 1 to 99
100 to 199
200 plus
Re natds
_.
,> 12
rasp
I \
tiw C,�, v 3u 4;UQf5 \
d 1
ID Gore � � Clearbroo0
f
t/
^,Hayfield
17
RcundLs
HillWinchester E '
13
I
--j�
Stephen fl
City i 1
o;
2�°
19
Middletown
4
Frederick Co. Warren Co.
PPEDEPICK COUN'ry. VIP61NIA � r 1
--T-D.p-91 .I-IDl.uumlmudNvvk.j, ..i -_ �( �l eiplzI'Uorhoods
9-29-97
NEIGHBORHOODS
1 Albin
2 Armel
3 Ash Hollow
4 Bufflick
5 Clearbrook / Brucetown
6 Fredericktowne
7 Gore
8 Kernstown.
9 Middletown Area
10 Red Bud Run
11 Reliance
12 Reynolds Store
13 Round Hill
14 Senaeny
15 Shawmeeland
16 Star Tannery
17 Stephenson
IS Sunnyside
19 Middletown
20 Stephens City
21 Whitacre / Cross Junction
Gainesboro
22 White Hall / Nain
Net Change in
Dwelling Units
(1990 TO 1994)
1 to 99
100 to 199
1,8.
200 plus
5
117
.-I COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
TO: Planning Commission
FROM: Eric R. Lawrence, Planner 11(
SUBJECT: Discussion - Draft Flex -Tech Amendment
DATE: November 20, 1997
The Development Review and Regulations Subcommittee (DRRS) has been working on an amendment
to the Zoning Ordinance that would enable development proposals that include aspects of retail,
manufacturing, wholesaling, and warehousing on a single site. This development concept has been
encouraged by the local development community and, in particular, the Winchester -Frederick County
Industrial Parks Association (IPA). This amendment has been termed "Flex -Tech", after its flexible nature
and its ability to accommodate a range of permitted uses.
A definition for flex -tech has been created; flex -tech is "a development concept that accommodates aspects
of retail, manufacturing, wholesale, and warehousing by an individual user. Such development is designed
to accommodate users that require flexibility in their square footage allocation. Typical flex -tech users
might be a small business that initially requires a relatively small square footage but may increase the
business's square footage as the strength of the business improves."
It is believed that the Flex -Tech concept will provide the flexibility necessary to accommodate a growing
population of businesses. Typically, these users are smaller, start-up businesses that initially require
between 1,000 and 10,000 square feet of space. A flex -tech development would also accommodate small
businesses that might otherwise operate as Cottage Occupations.
Understanding that Flex -Tech is intended to allow flexibility in site design and permitted uses, the draft
amendment would permit "flex -tech" in the B2, B3, and Ml Zoning Districts with Performance Standards.
This would enable a user to incorporate elements of a M1 use within the 132 District, and vise -versa.
Performance standards would limit the extent to which an M1 use would be allowed to occupy a building
within the B2 District. Staff will provide further explanations during the Planning Commission meeting
discussion.
The DRRS reviewed this amendment at their meeting on November 13, 1997, and recommended the
amendment be presented to the Commission. The draft amendment is enclosed for your review. Staff will
present additional materials during the discussion.
If the Commission is comfortable with the draft amendment, a public hearing could be scheduled.
L' ',ER1C'.CO,\ L%fC J' DRRS' 12U397PC DIS
107 'North Kent Street • Winchester. Virginia 22601-5000
Page 1
Draft Flex -Tech Amendment
For Planning Commission Discussion
This draft amendment would allow for `flex -tech' development within the B2, B3, and M1
zoning districts of Frederick County. Performance standards will be utilized to guide
appropriate development scale and design.
This draft includes three elements:
Additions of "Flex -Tech" to B2, B3, and M1 as permitted uses;
Addition of "Flex -Tech" to the definition section of the Zoning Ordinance;
Addition of performance standards to the Supplementary Use Regulations
section of the Zcning Ordinance.
Each of these elements will be further discussed on the attached pages.
Page 2
Article X
Business and Industrial Zoning Districts
§165-52 District use regulations.
B. B2 (Business General) District. The intent of this district is to provide large areas for
a variety of business, office and service uses. General business areas are located on
arterial highways at major intersections and at interchange areas. Businesses allowed
involve frequent and direct access by the general public but not heavy truck traffic on
a constant basis other than that required for delivery of retail goods. General business
areas should have -good direct access to major thoroughfares and should be properly
separated from residential areas. Adequate frontage and depth should be provided,
and access should be properly controlled to promote safety and orderly development.
Nuisance factors are to be avoided.
Standard
Industrial
Classification
(SIC)
Allowed Uses
Flex -Tech
C. B3 Industrial Transition District. The intent of this district is to provide for heavy
commercial activities, involving larger scale marketing or wholesaling, in locations
that are separate from but in the vicinity of business and industrial areas. In some
cases, such areas may be transitional, located between business and industrial areas.
In these areas, there will be a mixture of automobile and truck traffic. Some of the
uses in this district will require large ares of land and may have outdoor storage and
display. It is intended that the uses in this district shall not be sources of noise, dust,
smoke or other nuisances. Such industrial transition areas shall be provided with safe
and sufficient access.
Standard
Industrial
Classification
(SIC)
Allowed Uses
Flex -Tech
Page 3
D. M1 Light Industrial District. The intent of this district is to provide for a variety of
light manufacturing, commercial office and heavy commercial uses in well planned
industrial settings. Uses are allowed which do not create noise, smoke, dust, or other
hazards. Uses are allowed which do not adversely affect nearby residential or
business areas. Such industrial areas shall be provided with safe and sufficient access.
Allowed Uses
Flex -Tech
Article XXI
Definitions
§ 165-145. Definitions and word usage.
Standard.
Industrial
Classification
(SIC)
Unless a contrary intention clearly appears, the following words and phrases shall have the
meaning given in this section. All words and terms not defined herein shall be used with a meaning
of standard usage.
FLEX -TECH -- A development concept that accommodates aspects of retail,
manufacturing, wholesale, and warehousing by an individual user within a single
structure. Such development is designed to accommodate users that require
flexibility in their square footage allocation. A typical flex -tech user would be a small
business that initially requires a relatively small square footage, but may increase
the businesses square footage as the strength of the business improves.
Page 4
Article IV
Supplementary Use Regulations
§165-48.7. Flex -Tech uses.
The intent of this section is to ensure that flex -tech development shall be designed
for safe, efficient traffic flow, and to complement its surroundings. The following minimum
standards shall apply to any property in which Flex -Tech developments are located, in
order to promote economic development and mitigate any negative impacts to adjoining
properties:
A. Permitted Uses. All uses allowed in the B2, B3, and M1 Districts will be
permitted in a Flex -Tech development.
1. Primary use. The primary use shall be a use permitted by the zoning
district in which the development is located. The primary use shall
occupy a minimum of seventy-five (75) percent of an establishment,
measured in gross floor area of the unit.
2. Accessory use. The accessory use shall be a use permitted in Flex -
Tech, but not necessarily in the district in which the development is
located.
B. The Flex -Tech development shall only be permitted within approved master
planned developments, the approved master plan shall indicate location of
the Flex -Tech development.
C. All Flex -Tech developments shall adhere to a site plan that has been
approved by the Frederick County Zoning Administrator, and complies with
the requirements set forth in the chapter, and to the following Flex -Tech
design standards:
1. Building requirements.
a. Minimum building size shall be 10,000 square feet.
b. Individual unit size dimensional requirements. Maximum unit
sizes of 20, 000 square feet.
2. Site layout requirements.
a. All loading bays shall be located so that they are not visible
from road right-of-ways. All loading bays shall be screened
from view by the building, landscaping, walls or decorative
fencing. Except during the process of loading or unloading,
trucks and trailers shall not be parked outside the building,
unless parked in screened areas not visible from adjacent road
right-of-ways or properties.
b. Minimum on-site building separation:
Front yard: 30 feet
Page 5
Side yard. 30 feet
Rear yard. 120 feet
C. Entrances onto the site shall clearly separate automobile traffic
from truck traffic. Automobile parking and truck loading areas
shall be clearly separated.
d Parking areas shall be designed to accommodate the most
intensive use of the structures. Parking may be constructed in
phases to reflect required parking for the actual occupying
uses, as determined by the application for a Certificate of
Occupancy and/or change of use permit.
e. All uses shall be conducted entirely within the enclosed
structure.
§ 165-37 Buffer and Screening Requirements.
D. Zoning District Buffers
(9) When flex -tech development is slip by a zoning district line, the Planning
Commission may allow for a reduction of the distance buffer and the
relocation of the screening requirements. Such modifications shall be allowed
at the Commission's discretion, provided that all of the following conditions
are met.
(a) The zoning district boundary line for which the modification is
requested is internal to the land contained within the Master
Development Plan.
(b) The required landscape screen is relocated to the perimeter of the
Flex -Tech development. This relocated landscape screen shall
contain the same plantings that would have been required had the
screen been placed along the zoning district boundary line.
U:IERICICOMMONIDRRSIFLEX-TECIFT-DRAF3. WPD
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/678-0682
MEMORANDUM
TO: Frederick County Planning Commission
FROM: Kris C. Tierney, Planning Director�
SUBJECT: Virginia Certified Planning Commissioners' Program
DATE: November 20, 1997
Attached is registration information for the next Virginia Certified Planning Commissioners' Program.
The program is being offered beginning March 2-3, 1998 with the closing session being held May 14-
15, 1998. If any Commissioners are interested in registering for this program, please contact Renee'
Arlotta at the Planning Department.
KCT/rsa
Attachment
107 North Dent Street • Winchester, Virginia 22601-5000
Virginia
Tech
Virginia Cooperative Extension
A_ricultural and .applied Economics
Community Development
_
117 Hutcheson Hall
Black.sburs.V..A 24061-0401
Phone: f5-1.0) 231-6931
Fax: (540) -3t -?4_'1
TO: Selected Planning Commission Chairmen and Selected Local Planning
Directors
FROM: Michael Chandler, Extension Specialist, Community Development
RE: Twenty - Ninth Class, Virginia Certified Planning Commissioners'
Program March 2-3 through May 14-15, 1998
We are to announce that d -le award winding Virginia Certified Planning
Commissioners' Program will next be offered beginning March 2-3, 1998. The opening
session will be held at the Richmond Hyatt. The closing session will be held May 14-15,
1998 at the Charlottesville Omni.
In order to secure a seat or seats in the class, please complete the enclosed registration
form and return it to Virginia Tech no later than February 2, 1998. A check in the
amount of $300.00 per enrollee should accompany the registration. If your locality will
need more time to process payment, still send the registration form in by February 2 and
note that payment will be forthcoming. Early registration is strongly encouraged.
The registration fee will cover all material costs (program notebook and textbooks), as
well as all breaks and most meals while in Richmond and Charlottesville. Those requiring
lodging for March 1 and/or 2 can call the Richmond Hyatt at (804) 285-1234. The
lodging rate will be $78 single or double. If you make a reservation, please tell the
—Aceprrinm-`-- that yn„ P— with tl+A Yirotnia T�h PlanninG r nwmi�c �n?r' Prnaram
Reservations need to be made no later than February 10, 1998.
Feel free to contact me at (540) 231-6921 if you have any questions. I do hope you will
share this announcement with your planning commission colleagues, and I hope you will
consider joining us beginning March -2-3 in Richmond.
Enclosure
Land -Grant Unlverunes— Ilie Commonrceai'h Is Our Camvus
Extension is a joint vroYram or Virginia rec'h. Virginia State Unmersin. the I S. Department of Agriculture, and state and local qoi ernments.
Vir¢tnia l=oupersuse Extension programs and employment are open io sit. regardless of race. color. religion. sex. age.
.eteran (talus, national ongm. disability. or political at Filiation An equal opportuni[yJaffirmauve action employer.
rpiF
LZ
—
TO: Selected Planning Commission Chairmen and Selected Local Planning
Directors
FROM: Michael Chandler, Extension Specialist, Community Development
RE: Twenty - Ninth Class, Virginia Certified Planning Commissioners'
Program March 2-3 through May 14-15, 1998
We are to announce that d -le award winding Virginia Certified Planning
Commissioners' Program will next be offered beginning March 2-3, 1998. The opening
session will be held at the Richmond Hyatt. The closing session will be held May 14-15,
1998 at the Charlottesville Omni.
In order to secure a seat or seats in the class, please complete the enclosed registration
form and return it to Virginia Tech no later than February 2, 1998. A check in the
amount of $300.00 per enrollee should accompany the registration. If your locality will
need more time to process payment, still send the registration form in by February 2 and
note that payment will be forthcoming. Early registration is strongly encouraged.
The registration fee will cover all material costs (program notebook and textbooks), as
well as all breaks and most meals while in Richmond and Charlottesville. Those requiring
lodging for March 1 and/or 2 can call the Richmond Hyatt at (804) 285-1234. The
lodging rate will be $78 single or double. If you make a reservation, please tell the
—Aceprrinm-`-- that yn„ P— with tl+A Yirotnia T�h PlanninG r nwmi�c �n?r' Prnaram
Reservations need to be made no later than February 10, 1998.
Feel free to contact me at (540) 231-6921 if you have any questions. I do hope you will
share this announcement with your planning commission colleagues, and I hope you will
consider joining us beginning March -2-3 in Richmond.
Enclosure
Land -Grant Unlverunes— Ilie Commonrceai'h Is Our Camvus
Extension is a joint vroYram or Virginia rec'h. Virginia State Unmersin. the I S. Department of Agriculture, and state and local qoi ernments.
Vir¢tnia l=oupersuse Extension programs and employment are open io sit. regardless of race. color. religion. sex. age.
.eteran (talus, national ongm. disability. or political at Filiation An equal opportuni[yJaffirmauve action employer.
TWENTY - NINTH CLASS
VIRGINIA CERTIFIED PLANNING COMMISSIONERS'
PROGRAM
MARCH 2-3, 1998 - RICHMOND HYATT
MAY 14-15,1998 - CHARLOTTESVILLE OMNI
REGISTRATION FORM
Each Person Planning To Attend Must Complete
This Form And Return It To
Virginia Tech
NO LATER THAN FEBRUARY 2, 1998
REGISTRATION FEE: $300.00
MAKE CHECKS PAYABLE TO:
TREASURER, VIRGINIA TECH, CONTINUING EDUCATION
MAIL TO:
Conference Registrar, Virginia Tech
810 University City Blvd., Suite D
Blacksburg, VA 24061 - 0272
PHONE: (540) 231-5182
FAX: (540) 231-3306
PLEASE TYPE OR PRINT
NAME:
SOCIAL SECURITY NUMBER-
HONE
UMBER
HOME ADDRESS:
CITY/TOW-v:
STATE: ZIP:
ARE YOU A PLANNING COMMISSION MEMBER YES NO
IF YES, PLEASE IDENTIFY THE PLANNING COMMISSION YOU SERVE ON:
HOME PHONE: BUSINESS PHONE:
FEDERAL IDENTIFICATION NUMBER:
VIRGINIA CERTIFIED PLANNING COMMISSIONERS'
PROGRAM
INTRODUCTION
As a member of a Planning Commission you will frequently be called upon to make
decisions or recommendations that will affect your community's physical, social and
economic development. The issues which your local planning body will have to address
and the tools and techniques which are at your disposal to guide growth and development
are becoming increasingly complex. To provide you with the knowledge and skills to
perform your responsibilities more effectively the Virginia Certified Planning
CJ+= 3s :,np:c'*ct.cm as created i'.t 19C:. ii. pruir&n has v.ots s"ie and naiionai
awards and continues to receive praise from participants.
The program consists of three separate components which are summarized below:
Classroom Instruction Component - Participants receive fifteen hours of classroom
instruction by practicing planners, lay planning officials, consultants and faculty
members representing Virginia's three APA recognized university planning programs -
The emphasis during this component of the program is on; (1) exposing participants to
the planning process; (2) defining their responsibilities as local planning officials; (3)
providing an overview of the legal framework for planning; and (4) describing the tools
of planning.
Self -Study Component - Participants are required to complete 10 units of self -study.
Texts featured in the course include: The Job of the Planning Commissioner and The Job
of the Practicing Planner, by Albert Solnit; Planners on Planning and Customer Service in
Local Government, by Bruce W. McClendon; Volumes I - VI of the Virginia Community
Planning Series (included in binder); and Leadership in Groups and Organization(s)
prepared by Virginia Cooperative Extension. Each week, participants are required to
complete a set of true/false questions based on the readings as well as selected essays.
neighboring jurisdiction. The emphasis during this phase of the program is on: (1)
reinforcing the concepts introduced during the classroom instruction component of the
program; (2) introducing participants to the interpersonal and leadership skills they will
need; and (3) reviewing techniques for dealing effectively with the public and other
governmental units and star
Workshop Component - The last component requires participants to attend a two day
workshop designed to build on the interpersonal and leadership skills introduced during
the self -study component of the program and to improve skills in areas related to group
dynamics, citizen participation, and meeting management. Presentations and exercises
dealing with the human side of planning, meeting mechanics, personal leadership,
decision making styles and visioning skills are featured over a fifteen hour period.